PCRES 2000-053PLANNING COMMISSION RESOLUTION 2000-053
A RESOLUTION OF THE PLANNING COMMISSION OF THE
CITY OF LA QUINTA, CALIFORNIA, APPROVING A
VILLAGE USE PERMIT TO ALLOW THE CONSTRUCTION
OF A TWO-STORY MULTI -TENANT GENERAL OFFICE
BUILDING, LOCATED WEST SIDE OF AVENIDA VILLA,
SOUTH OF CALLE TAMPICO, AND NORTH OF AVENIDA
MONTEZUMA
CASE NO. VILLAGE USE PERMIT 2000-003
CORONEL ENTERPRISES, INC.
WHEREAS, the Planning Commission of the City of La Quinta, California,
did on the 22nd day of August, 2000, hold a duly noticed Public Hearing, at the
request of Coronel Enterprises, Inc, to consider a Village Use Permit for a two-story
multi -tenant general office building, more particularly described as:
LOT 5, BLOCK 124, UNIT NO. 14, SANTA
CARMETLITA AT VALE LA QUINTA;
A.P.N.: 773-075-010
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 findings to justify the approval of said Village Use
Permit:
Consistency with General Plan. As designed and conditioned, the design and
improvements are consistent with the current goals and objectives of the La
Quinta General Plan, and the Village at La Quinta Design Guidelines, in that the
two-story multi -tenant office building meets the policies and goals for small
businesses offering goods and services in the Village Commercial area.
2. Consistency with Zoning Code. As designed and conditioned, the proposal is
consistent with current standards of the Zoning Code in that the existing VC
(Village Commercial) Zoning District provides for approval of certain uses
deemed desirable in the Village downtown for the convenience of residents,
visitors, and businesses but have impacts which must be mitigated by
conditions specific to each proposed use.
3. Compliance with CEQA. This proposed project has been determined to be
exempt from environmental assessment pursuant to Section 15303(C) of the
California Environmental Quality Act which exempts office buildings not
involving the use of significant amounts of hazardous substances and not
exceeding 10,000 square feet in floor area on sites zoned for such use, and
where all necessary public services and facilities are available, and the
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Planning Commission Resolution 2000-053
Village Use Permit 2000-003
August 22, 2000
surrounding area is not environmentally sensitive. Considering the record as a
whole, there is no evidence before the City that the proposed project will have
potential for adverse effect on wildlife resources or the habitat on which the
wildlife depends.
4. Surrounding Uses. As designed and conditioned, the design of the two-story
multi -tenant office building is not likely to cause serious public health problems,
or adversely impact the general public welfare or safety, in that the Fire
Department, Community Development Department, and the City's Building &
Safety Department have reviewed the project for these issues with no
significant concerns identified.
5. Architectural Design. As designed and conditioned, the proposed building
architecture does comply with the architectural guidelines of the adopted Village
at La Quinta Design Guidelines with respect to design, scale, mass, place, and
appropriate architectural detailing including radius corners, the decorative dentil,
wrought iron balustrade, and smooth troweled stucco finish.
6. Site Design. As designed and conditioned, the proposed office building is
consistent with the development standards for the Village Commercial Zoning
District with respect to setbacks, building height of 24' 6", adequate parking
and traffic circulation with access from the service alley, trash facility with
pedestrian gate, location of landscaping planters in the rear parking lot, shading
for parking provided by the carport and the cantilevering of the building, and
required street improvements to the service alley and Avenida Villa.
7. Landscape Design. As designed and conditioned, the proposed project is
consistent with the Village at La Quinta Design Guidelines with respect to the
design of the landscaping for the parking lot, appropriate plant species, and the
two trees in tree -wells in the front sidewalk to provide pedestrian shading and
soften the appearance of the building.
8. Sign Program. As designed and conditioned, the proposed locations and design
for signs provides balance and aesthetic appeal while communicating necessary
information about tenants.
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;
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Planning Commission Resolution 2000-053
Village Use Permit 2000-003
August 22, 2000
2. That it does hereby approve the above described Village Use Permit, 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 22nd day of August, 2000, by the following
vote, to wit:
AYES: Commissioner Abels, Butler, Kirk, Tyler, and Chairman Robbins
NOES: None
ABSENT: None
ABSTAIN: None
ST BOBBINS, Chairman
City of La Quinta, California
ATTEST:
— 'L, a�--
JJER Y HER AN, Community Development Director
Cit of La uinta, California
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PLANNING COMMISSION RESOLUTION 2000-053
CONDITIONS OF APPROVAL - FINAL
VILLAGE USE PERMIT 2000-003
CORONEL ENTERPRISES, INC.
AUGUST 22, 2000
GENERAL CONDITIONS OF APPROVAL
1 . The applicant agrees to defend, indemnify, and hold harmless the City of La
Quinta (the "City"), its agents, officers and employees from any claim, action or
proceeding to attack, set aside, void, or annul the approval of this Village Use
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. Approval of this Village Use Permit is subject to compliance with Sections 9.65
and 9.1 50.050 (D) of the Zoning Code, as applicable.
3. Development of this site shall be in substantial conformance with Exhibits
approved and contained in the file for Village Use Permit 2000-003, unless
amended by the following conditions.
4. The approved Village Use Permit shall be used within two years from City
approval date of August 22, 2000; otherwise, it shall become null and void and
of no effect whatsoever. "Be used" means beginning of substantial construction
as allowed by this approval. A one year time extension may be requested
pursuant to Section 9.200.080(D) of the Zoning Code.
5. Prior to issuance of a grading, construction 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
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)
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 2000-053
CONDITIONS OF APPROVAL - FINAL
VILLAGE USE PERMIT 2000-003
CORONEL ENTERPRISES, INC.
AUGUST 22, 2000
The applicant shall comply with applicable provisions of the City's NPDES
stormwater discharge permit. For projects requiring project -specific NPDES
construction permits, the applicant shall submit a copy of the CWQCB
acknowledgment of the applicant's Notice of Intent prior to issuance of a
grading or site construction permit. The applicant shall ensure that the required
Storm Water Pollution Protection Plan is available for inspection at the project
site.
PROPERTY RIGHTS
6. Prior to issuance of any construction permits, the applicant shall acquire or
confer easements and other property rights required or otherwise necessary for
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.
7. Right of way dedications required of this development include;
A. PUBLIC STREETS
11 Avenida Villa - no dedication required
2) Service Alley - no dedication required
8. The applicant shall furnish proof of easements or written permission, as
appropriate, from owners of any abutting properties on which grading, retaining
wall construction, permanent slopes, or other encroachments are to occur.
IMPROVEMENT AGREEMENT
9. Applicant shall, prior to issuance of a building permit, provide securities for the
costs of the following improvements if not in place or reimburse the City for the
cost of the following improvements if they are in place:
A.) Avenida Villa - curb, gutter, and paving improvements for the west one-
half of the street along the property frontage;
B.) Service Alley - paving improvements for the north one-half of the alley
along the property frontage.
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PLANNING COMMISSION RESOLUTION 2000-053
CONDITIONS OF APPROVAL - FINAL
VILLAGE USE PERMIT 2000-003
CORONEL ENTERPRISES, INC.
AUGUST 22, 2000
GRADING
10. This development shall comply with Chapter 8.11 of the LQMC (Flood Hazard
Regulations). If any portion of any proposed building lot in the development is
or may be located within a flood hazard area as identified on the City's Flood
Insurance Rate Maps, the development shall be graded to ensure that all floors
and exterior fill (at the foundation) are above the level of the project (100-year)
flood and building pads are compacted to 95% Proctor Density as required in
Title 44 of the Code of Federal Regulations, Section 65.5(a) (6). Prior to
issuance of building permits for lots which are so located, the applicant shall
furnish certifications as required by FEMA that the above conditions have been
met.
1 1 . Prior to issuance of a grading permit, the applicant shall furnish a preliminary
geotechnical ("soils") report and an approved grading plan prepared by a
qualified engineer. The grading plan shall conform with the recommendations
of the soils report and be certified as adequate by a soils engineer or engineering
geologist.
A statement shall appear on final maps (if any are required of this development)
that a soils report has been prepared pursuant to Section 17953 of the Health
and Safety Code.
12. Slopes shall not exceed 5:1 within public rights of way and 3:1 in landscape
areas outside the right of way unless otherwise approved by the City Engineer.
13. 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 6.16, LQMC. 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.
14. The applicant shall maintain graded, undeveloped land to prevent wind and
water erosion of soils. The land shall be planted with interim landscaping or
provided with other erosion control measures approved by the Community
Development and Public Works Departments.
15. Prior to issuance of building permits, the applicant shall provide building pad
certifications stamped and signed by qualified engineers or surveyors.
UTILITIES
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PLANNING COMMISSION RESOLUTION 2000-053
CONDITIONS OF APPROVAL - FINAL
VILLAGE USE PERMIT 2000-003
CORONEL ENTERPRISES, INC.
AUGUST 22, 2000
16. The applicant shall obtain the approval of the City Engineer for the location of
all utility lines within the right of way and all above -ground utility structures
including, but not limited to, traffic signal cabinets, electrical vaults, water
valves, and telephone stands, to ensure optimum placement for practical and
aesthetic purposes.
17. Utilities shall be installed prior to overlaying 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 trench compaction for approval of the
City Engineer.
STREET AND TRAFFIC IMPROVEMENTS
18. The applicant shall install the following street improvements to conform with
the General Plan street type noted in parentheses. (Public street improvements
shall conform with the City's General Plan in effect at the time of construction.)
A ON -SITE PUBLIC STREETS
11 Avenida Villa - Construct 12-foot sidewalk adjacent to curb. If the
City has not completed the curb/gutter and street improvements
prior to the building completion, the applicant shall construct only
a 6-foot portion of the sidewalk which is to be located adjacent to
the right-of-way. The construction of the remaining 6-foot portion
of the sidewalk (including tree wells) shall be deferred until the
City has completed the street improvements. The applicant shall
provide financial security to the City to ensure the completion of
the remaining portion of the sidewalk.
19. General access points and turning movements of traffic are limited to the
following;
A. Access is prohibited to Avenida Villa. Property access will be from the
service alley adjacent to south of the property. Note that the service alley
will be restricted to one-way traffic, the direction of which will be
determined by the City at a later date.
LANDSCAPING
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PLANNING COMMISSION RESOLUTION 2000-053
CONDITIONS OF APPROVAL - FINAL
VILLAGE USE PERMIT 2000-003
CORONEL ENTERPRISES, INC.
AUGUST 22, 2000
20. The applicant shall provide landscaping consisting of specimen sized trees in
"tree wells" within the required sidewalk and adjacent to the curb along Avenida
Villa to the satisfaction of the Community Development and Public Works
Departments.
21. Landscape and irrigation plans shall be signed and stamped by a licensed
landscape architect.
The applicant shall submit plans for approval by the Community Development
Department prior to plan checking by the Public Works Department. When plan
checking is complete, the applicant shall obtain the signatures of CVWD and the
Riverside County Agricultural Commissioner prior to submitting for signature by
the City Engineer. Plans are not approved for construction until signed by the
City Engineer.
22. 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 18 inches of curbs along public streets.
23. Prior to issuance of building permits, the final landscaping plan shall include;
a. Two trees planted in tree -wells (60-inches square) with colored cast iron
grates in the front of the building, maintaining a minimum of 4 feet
clearance along the sidewalk for pedestrians between the building and
the tree wells. The location and design of the tree wells shall be subject
to City Engineer's approval.
b. Vine pockets with irrigation shall be constructed below the western
section of the southern elevation. The location, number, and design of
the vine pockets and irrigation to be subject to the City Engineer's
approval.
C. The caliper sizes of all proposed trees shall be a minimum of 1.5 inches
for the 24-inch box size trees and 3/4-inch caliper for the 15-gallon sized
trees, to comply with Section 9.60.300 (1)(4) of the Zoning Code.
MAINTENANCE
24. The applicant shall make provisions for continuous, perpetual maintenance of
all on -site improvements, perimeter landscaping, access drives, and sidewalks.
The applicant shall maintain required public improvements until expressly
released from this responsibility by the appropriate public agency.
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PLANNING COMMISSION RESOLUTION 2000-053
CONDITIONS OF APPROVAL - FINAL
VILLAGE USE PERMIT 2000-003
CORONEL ENTERPRISES, INC.
AUGUST 22, 2000
FEES AND DEPOSITS
25. The applicant shall pay the City's established fees for plan checking and
construction inspection. Fee amounts shall be those in effect when the applicant
makes application for plan checking and permits.
FIRE MARSHAL CONDITIONS:
26. Provide or show there exists a water system capable of delivering 1,750 gpm
for a 2 hour duration at 20 psi residual operating pressure which must be
available before any combustible material is placed on the job site.
27. The required fire flow shall be available from a Super hydrant(s) (6" x 4" x 2 ''/Z"
x 2 %") located not less than 25' or more than 165' from any portion of the
building(s) as measured along approved vehicular travel ways.
28. Blue retro-reflective pavement markers shall be mounted on private streets,
public streets and driveways to indicate location of fire hydrants. Prior to
installation, placement of markers must be approved by the Riverside County
Fire Department.
29. Prior to the issuance of a building permit, applicant/developer shall furnish one
blue line copy of the water system plans to the Fire Department for review.
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".
30. All buildings shall be accessible by an approved all-weather roadway extending
to within 150' of all portions of the exterior wall of the first story.
31. The minimum dimensions for fire apparatus access roads entering and existing
this project shall have an unobstructed width of not less than 20 feet in each
direction and an unobstructed vertical clearance of not less than 13 feet 6
inches.
32. Install Knox Key Lock boxes, Models 4400, 3200, or 1300, mounted per
recommended standard of the Knox Company. Special forms are available from
the Fire Marshall's office for the ordering of the Key Switch, this form must be
authorized and signed by the Fire Marshall's office for the correctly coded
system to be purchased.
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PLANNING COMMISSION RESOLUTION 2000-053
CONDITIONS OF APPROVAL - FINAL
VILLAGE USE PERMIT 2000-003
CORONEL ENTERPRISES, INC.
SEPTEMBER 12, 2000
33. Conditions subject to change with adoption of new codes, ordinances, laws, or
when building permits are not obtained within twelve (12) months.
34. Final conditions will be addressed when building plans are reviewed. A plan
check fee must be paid to the Fire Department at the time building plans are
submitted.
MISCELLANEOUS:
35. Prior to issuance of building permits, the building elevations shall be revised to
indicate that the stucco shall be smooth trowel finished.
36. Prior to issuance of building permits, the final construction plans shall indicate
that all 90-degree corners shall be radius.
37. Prior to issuance -of building permits, the applicant shall revise the elevations to
indicate true divided lites for all windows and glass doors with metal muntins
and mullions.
38. Prior to issuance of building permits, the applicant shall revise the front
staircase to include a decorative wrought iron handrail matching the design of
the balcony balustrade.
39. Prior to final inspection, the applicant shall post traffic directional signs indicting
one-way traffic for the service alley; the number, design, and location of these
signs shall be subject to the City Engineer's approval.
40. Final plans for all exterior lighting fixtures shall be approved by the Community
Development Department prior to issuance of building permit.
41. Prior to issuance of any permit authorizing construction on the subject site, the
developer shall record a reciprocal access easement over the parking lot
passageway to provide access to the north property.
42. Prior to issuance of any permit authorizing construction on the subject site, the
western portion of the south elevation shall be revised to provide additional
design articulation, including the addition of windows with true divided lights
along the western portion of the second floor.
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