PCRES 2001-014PLANNING COMMISSION RESOLUTION 2001- 014
A RESOLUTION OF THE PLANNING COMMISSION OF THE
CITY OF LA QUINTA, CALIFORNIA GRANTING APPROVAL
DEVELOPMENT PLANS FOR TWO RETAIL BUILDINGS
CASE NO.: SITE DEVELOPMENT PERMIT 2000-688
APPLICANT: MADISON DEVELOPMENT
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 review
building elevations, site and landscape plans for two commercial buildings, 6,400 and
7,220 square feet, on 1.37 acres generally located at the northwest corner of
Highway 111 and Washington Street; and
WHEREAS, the Architectural and Landscaping Review Committee of the
City of La Quinta, California did on the 71h day of February, 2001 hold a public meeting
to review building elevations, site and landscape plans for two commercial buildings,
6,400 and 7,220 square feet, on 1.37 acres generally located at the northwest corner
of Highway 1 1 1 and Washington Street, more particularly described as:
PARCEL MAP 29736, PARCEL NO.S 4 & 5
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 City Council certified Environmental
Assessment 2000-395 for Specific Plan 2000-043, Point Happy Commercial Center.
No changed circumstances or conditions and no new information is proposed which
would trigger the preparation of a subsequent environmental assessment pursuant to
Public Resources Code Section 21166.
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
approval of said Site Development Permit 2000-688.
1 . The proposed commercial building is consistent with the City's General Plan in
that the property is designated Community Commercial (CC). The Land Use
Element (Policy 2-3.1) of the 1992 General Plan Update allows retail business.
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 project is consistent with the goals and objectives of the Point
Happy Specific Plan in that the project is a permitted use and complies with the
development standards and design guidelines.
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PLANNING COMMISSION RESOLUTION 2001- 014
SITE DEVELOPMENT PERMIT 2000-688
FEBRUARY 13, 2001
3. The proposed commercial buildings are consistent with the City's Zoning Code
in that development standards and criteria contained in the Point Happy Specific
Plan 2000-043 supplement, replace or, are consistent with those in the City's
Zoning Code.
4. The site design of the proposed project is compatible with the commercial
development in the in the area, and accommodates site generated traffic at area
intersections.
5 The landscape design of the proposed project complements the building and the
surrounding commercial area in that it enhances the aesthetic and visual quality
of the area and uses a high quality of materials.
7. The architectural design of the project is compatible with surrounding
development and development in the area in that it is similar in scale to the
development in the area; the building materials are a durable, aesthetically
pleasing, low maintenance, and a blend of surfaces and textures are provided.
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
Commission in this case;
2. That it does approve Site Development Permit 2000-688 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 this the 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
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PLANNING COMMISSION RESOLUTION 2001- 014
SITE DEVELOPMENT PERMIT 2000-688
FEBRUARY 13 , 2001
STEVE ROBBINS, Chairman
City of La Quinta, California
ATTEST:
HER AN, Community Development Director
La uinta, California
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PLANNING COMMISSION RESOLUTION 2001- 014
CONDITIONS OF APPROVAL - ADOPTED
SITE DEVELOPMENT PERMIT 2000-688
FEBRUARY 6, 2001
GENERAL
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 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. 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)
• Caltrans
• 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.
3. This development shall be subject to the Infrastructure Fee Program and Development
Impact Fee program in effect at the time of permit approval.
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PROPERTY RIGHTS
4. The applicant may be required by Caltrans to furnish additional Highway 111 right of
way to accommodate the proposed bus turnout and dedicated right -turn -in lane. If
so, the right of way shall be deeded to the City in fee simple.
5. If the applicant cannot obtain permission from CVWD for location of the bikepath
(required below) within the Coachella Valley Stormwater Channel, the applicant shall
grant an easement across the north end of this property for that purpose.
6. The applicant shall dedicate or deed cross -access easements to all private lots or
parcels existing or created on this property. The easements shall cover all parking
and circulation areas and routes within the development.
7. The applicant shall create perimeter setbacks along public rights of way as follows:
A. Highway 111 - 50 feet.
B. Washington Street - 20 feet.
Where public facilities (e.g., sidewalks) are placed on privately -owned setbacks, the
applicant shall dedicate blanket easements for those purposes.
8. The applicant shall dedicate easements necessary for placement of and access to
utility lines and structures.
9. The applicant shall vacate abutter's rights of access to public streets from all frontage
except access points described herein.
10. 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.
11. Prior to placement of any privately -owned buildings or other costly structures in the
City's drainage easement along Washington Street, the applicant shall obtain an
encroachment permit for that purpose. The permit will require that in the event the
City finds it necessary to construct, reconstruct or maintain facilities therein, the
applicant shall indemnify the City from expenses exceeding those which would have
been incurred with hardscape or landscaping.
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.
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12. 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.
13. 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.
14. When final plans are approved by the City, the applicant shall furnish accurate
AutoCad files of the complete, approved plans for any public street improvements 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
1 5. 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.
16. If improvements are phased, off -site improvements and common improvements (e.g.,
access drives, traffic signal improvements & perimeter landscaping) shall be
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constructed or secured prior to approval of the first phase unless otherwise approved
by the City Engineer.
17. 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
18. 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.
19. 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.
20. 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.
21. Prior to issuance of building permits, the applicant shall provide building pad
certifications stamped and signed by qualified engineers or surveyors. For each pad,
the certification shall list the approved elevation, the actual elevation, the difference
between the two, if any, and pad compaction. The data shall be organized by lot
number and listed cumulatively if submitted at different times.
DRAINAGE
22. If the applicant proposes discharge of stormwater directly or indirectly to the
Coachella Valley Stormwater Channel, the applicant shall indemnify the City from the
costs of any sampling and testing of the development's drainage discharge which
may be 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 such discharge. The indemnification shall be executed and furnished to the City
prior to issuance of any grading, construction or building permit and shall be binding
on all heirs, executors, administrators, assigns, and successors in interest in the land
within this tentative map excepting therefrom those portions required to be dedicated
or deeded for public use. The form of the indemnification shall be acceptable to the
City Attorney. If such discharge is approved for this development, the applicant shall
make provisions in the CC&Rs for meeting these potential obligations.
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23. If the applicant does not discharge stormwater to the Coachella Valley Stormwater
Channel, stormwater shall be retained on -site and disposed of in facilities approved
by the City Engineer.
24. Nuisance water shall be retained on site and disposed of in facilities approved by the
City Engineer.
25. If development is phased, applicant shall submit a phasing plan to show how
stormwater attributable to the phased development will be handled.
26. If required by the applicant's NPDES permit, a Storm Water Pollution Prevention Plan
(SWPPP) shall be kept on file at the job -site at all times.
UTILITIES
27. 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.
28. Existing aerial lines within or adjacent to the proposed development and all proposed
utilities shall be installed underground. Power lines exceeding 34.5 kv are exempt
from this requirement.
29. 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.
STREET AND TRAFFIC IMPROVEMENTS
30. 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. OFF -SITE STREETS AND BIKEPATH
1) Highway 1 1 1 - Complete construction of north side of the street.
Construct eight -foot sidewalk/bikepath. Modify traffic signal, median,
traffic signs, and traffic markings at the west access drive to accommodate
a fourth leg on the intersection.
2) Washington Street (Major Arterial) - Construct eight -foot sidewalk/bike
path. Modify traffic signal, median, traffic signs, and traffic markings at
the north access drive to accommodate a fourth leg on the intersection.
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3) Coachella Valley Stormwater Channel - Construct eight -foot bikepath along
the top bank of the channel from Washington Street to the west end of this
development. If the applicant is unable to obtain permission from CVWD
for placement of this improvement, the bikepath shall be constructed on
the applicant's property and the applicant shall grant an appropriate
easement to the City.
31. 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)•
32. 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.
33. 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.
Collector 4.0"/5.00"
Secondary Arterial 4.0"/6.00"
Primary Arterial 4.5"/6.00"
Major Arterial 5.5"/6.50"
34. 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.
35. General access points and turning movements of traffic are limited to the following:
A. Highway 111
1) Full -access drive at existing traffic signal at the southwest corner of this
property.
2) Right-in/Right-out drive centered approximately 435 feet east of the
centerline of the westerly drive.
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B. Washington Street
1) Full -access drive at existing traffic signal at the northeast corner of this
property.
35. If development is phased, applicant shall submit a phasing plan to address the parking
and circulation requirements of the phased approach.
LANDSCAPING
36. The applicant shall provide landscape improvements in landscape setbacks and in on -
site areas as designated in the landscape plan for this Specific Plan.
37. 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.
38. 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.
PUBLIC SERVICES
39. The applicant shall provide an improved bus turnout and shelter on Hwy. 111 as
required by Sunline Transit and approved by the City Engineer.
ALITY ASSURANCE
40. The applicant shall employ construction quality -assurance measures which meet the
approval of the City Engineer.
41. 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.
42. 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.
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43. Upon completion of construction, the applicant shall furnish the City reproducible
record drawings of all improvements constructed within City or Caltrans' right of way.
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
44. 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.
FEES AND DEPOSITS
45. 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 MARSHALL
47. 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. All
questions regarding Fire Marshall conditions should be directed to the Fire Department
Planning & Engineering staff at (760) 863-8886.
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