PCRES 2001-013PLANNING COMMISSION RESOLUTION 2001-013
A RESOLUTION OF THE PLANNING COMMISSION
OF THE CITY OF LA QUINTA, CALIFORNIA,
APPROVING EXTERIOR REMODELING PLANS AND
A NEW VALET PARKING LOT FOR A RESTAURANT
CASE NO.: VILLAGE USE PERMIT 2001-006
DESERT SAGE II, LLC
WHEREAS, the Planning Commission of the City of La Quinta, California,
did on the 13`h day of, February, 2001, hold a duly noticed Public Hearing to consider
the request of Desert Sage II, LLC, for approval of a Village Use Permit to allow
exterior remodeling and construction of s valet parking lot for a restaurant, located at
78-085 Avenida La Fonda, more particularly described as:
APN's 770-122-002 through -008
WHEREAS, said Village Use Permit has complied with the requirements
of "The Rules to Implement the California Environmental Quality Act of 1970" as
amended (Resolution 83-63) in that the Community Development Department has
determined this Village Use Permit request is categorically exempt from further
environmental review pursuant to Section 15301, Class 1 and Section 15311, Class
11 of the Guidelines for Implementation of the California Environmental Quality Act,
as amended (Resolution 83-63), 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 justify approval of
said Village Use Permit:
A. The project is consistent with the General Plan and Zoning Code in that the use
is permitted in the VC District and has been designed to comply with the
applicable VC District development standards, guidelines, and provisions.
B. This project has been determined to be categorically exempted from California
Environmental Quality Act requirements under Section 15301, Class 1 and
Section 15311, Class 11 of the Guidelines for Implementation.
C. The project will not create conditions materially detrimental to the public health,
safety, and general welfare in that the use is contained in an existing structure
and parking lot that complies with applicable requirements provided the lots are
merged, and the use will operate in conformance with all applicable
requirements.
n:\stan\vup 2001--006.wpd
Planning Commission Resolution 2001-013
Village Use Permit 2001-006
February 13, 2001
D. The architectural design of the building with the remodeling, is compatible with
the surrounding uses and quality of design illustrated in the Village at La Quinta
Design Guidelines, provided the recommended exhaust hood screen is provided
to the building as recommended.
E. The site design of the project including entries, circulation, screening, is
compatible with the surrounding project, provided the recommended drive aisle
is provided as recommended.
F. The landscaping plans provide an attractive appearance surrounding the existing
building and new parking lot provided additional trees are installed between the
double row of parking to comply with the tree shading requirements of the
Zoning Code as recommended.
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 Village Use Permit 2001-006 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 13`h day of February, 2001, by the following
vote, to wit:
AYES: Commissioners Abels, Butler, Kirk, Tyler, and Chairman Robbins
NOES: None.
ABSENT: None.
ABSTAIN: None.
STEVE ROBBINS, Chairman
City of La Quinta, California
ATTEST:
l
�RY HE AN, Community Development Director
it of La uinta, California
nAstan\vuo 2001-006 pc res.wpd
Planning Commission Resolution 2001-013
Conditions of Approval - Adopted
Village Use Permit 2001-006
Desert Sage II, LLC
February 13, 2001
GENERAL
1. Upon conditional approval by the Planning Commission of this development
application, the City Clerk shall prepare and record, with the Riverside County
Recorder, a memorandum noting that conditions of approval for development of
the property exist and are available for review at City Hall.
2. 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 tentative map
or any final map thereunder. 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.
3. Prior to the 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.
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.
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Planning Commission Resolution 2001-013
Conditions of Approval - Adopted
Village Use Permit 2001-006
Desert Sage II, LLC
February 13, 2001
PROPERTY RIGHTS
4. The applicant shall vacate abutter's rights of access to public streets and
properties from all frontage along the streets and properties except access points
shown on the approved plans.
5. 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.
6. If the applicant proposes vacation or abandonment of any existing rights of way
or access easements which will diminish access rights to any properties owned
by others, the applicant shall provide approved alternate rights of way or access
easements to those properties or notarized letters of consent from the property
owners.
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.
7. Improvement plans shall be prepared by or under the direct supervision of
qualified engineers and landscape architects, as appropriate. Plans shall be
submitted on 24" x 36" media in the categories of "Rough Grading," "Precise
Grading," "Streets & Drainage," and "Landscaping." Precise grading plans shall
have signature blocks for 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 normally include signals, sidewalks, bike
paths, entry drives, gates, and parking lots. "Landscaping" plans shall normally
include irrigation improvements, landscape lighting and entry monuments.
"Precise Grading" plans shall normally include perimeter walls.
Plans for improvements not listed above shall be in formats approved by the City
Engineer.
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Planning Commission Resolution 2001-013
Conditions of Approval - Adopted
Village Use Permit 2001-006
Desert Sage II, LLC
February 13, 2001
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.
9. When final plans are approved by the City, the applicant shall furnish accurate
AutoCad files of the complete, approved plans on storage media acceptable to
the City Engineer. The files shall utilize standard AutoCad menu items so they
may be fully retrieved into a basic AutoCad program. At the completion of
construction and prior to final acceptance of improvements, the applicant shall
update the files to reflect as -constructed conditions.
If the plans were not produced in AutoCad or a file format which can be
converted to AutoCad, the City Engineer may accept raster -image files of the
plans.
IMPROVEMENT AGREEMENT
10. The applicant shall construct improvements and/or satisfy obligations, or furnish
an executed, secured agreement to construct improvements and/or satisfy
obligations required by the City prior to approval of a final map or parcel map or
issuance of a certificate of compliance for a waived parcel map. For secured
agreements, security provided, and the release thereof, shall conform with
Chapter 13, LQMC.
Improvements to be made or agreed to shall include removal of any existing
structures or obstructions which are not part of the proposed improvements.
11. If improvements are secured, the applicant shall provide estimates of
improvement costs for checking and approval by the City Engineer. Estimates
shall comply with the schedule of unit costs adopted by City resolution or
ordinance. For items not listed in the City's schedule, estimates shall meet the
approval of the City Engineer.
Estimates for improvements under the jurisdiction of other agencies shall be
approved by those agencies. Security is not required for telephone, gas, or T.V.
cable improvements. However, development -wide improvements shall not be
agendized for final acceptance until the City receives confirmation from the
telephone authority that the applicant has met all requirements for telephone
service to lots within the development.
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Planning Commission Resolution 2001-013
Conditions of Approval - Adopted
Village Use Permit 2001-006
Desert Sage II, LLC
February 13, 2001
12. If the applicant fails to construct improvements or satisfy obligations in a timely
manner or as specified in an approved phasing plan or in an improvement
agreement, the City shall have the right to halt issuance of building permits or
final building inspections, withhold other approvals related to the development
of the project or call upon the surety to complete the improvements.
GRADING
13. 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.
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 6.16, 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.
15. 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.
DRAINAGE
16. Nuisance water shall be retained on site and disposed of in an approved manner.
UTILITIES
17. The applicant shall coordinate with Imperial Irrigation District for the removal or
relocation of the power pole and guy wire conflicting with the westernmost
entrance to the valet parking facility from the alley.
18. 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 trench compaction for approval of the City Engineer.
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Planning Commission Resolution 2001-013
Conditions of Approval - Adopted
Village Use Permit 2001-006
Desert Sage II, LLC
February 13, 2001
STREET AND TRAFFIC IMPROVEMENTS
19. Improvements shall include removal of two approaches from Ave. La Fonda and
construction of two new approaches from Ave. La Fonda. Improvements to
agree and match with planned improvements as part of the Improvement District
plans for Ave. La Fonda.
20. The applicant may be required to extend improvements beyond development
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).
21. Improvements shall be designed and constructed in accordance with the LQMC,
adopted standards, supplemental drawings and specifications, and as approved
by the City Engineer. Improvement plans for streets, access gates and parking
areas shall be stamped and signed by qualified engineers.
22. The applicant shall design street pavement sections using Caltrans' design
procedure (20-year life) and site -specific data for soil strength and anticipated
traffic loading (including construction traffic)• Minimum structural sections shall
be as follows (or approved equivalents for alternate materials):
Residential & Parking Areas 3.0" a.c./4.50" c.a.b.
23. 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.
24. The City will conduct final inspections of homes and other habitable buildings
only when the buildings have improved street 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 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 tract or when directed by the City, whichever comes first.
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Planning Commission Resolution 2001-013
Conditions of Approval - Adopted
Village Use Permit 2001-006
Desert Sage II, LLC
February 13, 2001
25. General access points and turning movements of traffic are limited to the
following:
A. Westernmost Access off Ave. La Fonda - Right in, right out.
B. Easternmost Access off Ave. La Fonda - Right in, Right out. Applicant's
engineer to review the turning radius requirements for this access in
conjunction with the plans for the Ave. La Fonda improvements, and make
adjustments if appropriate, subject to the approval of the City Engineer.
QUALITY ASSURANCE
26. The applicant shall employ construction quality -assurance measures which meet
the approval of the City Engineer,
27. The applicant shall employ or retain qualified civil engineers, geotechnical
engineers, surveyors, or other appropriate professionals to provide sufficient
construction supervision to be able to furnish and sign accurate record drawings.
28. The applicant shall arrange and bear the cost of measurement, sampling and
testing procedures not included in the City's inspection program but required by
the City as evidence that construction materials and methods comply with plans,
specifications and applicable regulations.
29. Upon completion of construction, the applicant shall furnish the City reproducible
record drawings of all improvement plans which were signed by the City. Each
sheet shall be clearly marked "Record Drawings," "As -Built" or "As -Constructed"
and shall be stamped and signed by the engineer or surveyor certifying to the
accuracy of the drawings. The applicant shall revise the CAD or raster -image
files previously submitted to the City to reflect as -constructed conditions.
MAINTENANCE
30. 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 2001-013
Conditions of Approval - Adopted
Village Use Permit 2001-006
Desert Sage II, LLC
February 13, 2001
FEES AND DEPOSITS
31. 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.
MISCELLANEOUS
32. Prior to final inspection by the Building and Safety Department and Community
Development Department of the construction authorized by this approval, the lots
used for the driveways and parking lot shall be merged (approved by the City and
recorded by the Riverside County Recorder) with the restaurant site.
33. Prior to issuance of a grading permit for the new parking lot, a parking lot lighting
plan, with a photometrics study, shall be submitted to the Community
Development Department for approval. The plan shall utilize downshining
fixtures with standards (poles) only high enough to meet footcandle
requirements.
34. Prior to beginning of work authorized by this approval, final working drawings
shall be approved by the Community Development Department and include the
following revision:
A. A screen shall be provided around the new exhaust hood on the roof near
the rear of the building, and shall use stucco sides to match the building.
B. The plans shall indicate a parapet around the new walk-in cooler at the rear
of the building.
35. The parking lot shall be revised to provide a 20 foot wide drive aisle between the
two north -south rows of parking at the south end of the parking lot, unless the
power pole and guy wire adjacent to the westerly driveway to the alley is
relocated or removed pursuant to Condition #17.
36. The final landscaping and irrigation plans have shall be submitted to the
Community Development Department prior to the parking lot improvement plans
being approved by the Public Works Department and include the following
revision:
A. Provide minimum 24" box size trees (1.5-2.5" caliper) in parking lot tree
wells between double row of parking.
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