286179 (AR)FIELD OFFICE
DEPARTMENT OF BUILDING & SAFETY
BUILDING PERMIT ,�„ ,
1 F M A M 1 J A S O N D
PERMIT NO79
286 1
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76
77
CONSTRUCTION ESTIMATE
VALUAMON
NO. ELECTRICAL FEES
DST
NO. PLUMBING FEES
1ST FL.
2ND FL.
FOR.
GAR.
CAR P. SQ.
WALL SQ.
ESTIMATED CONSTRUCTION
SQ. FT. @ i $ .
UNITS
,'78
SQ. FT. @ YARD SPKLR SYSTEM
SQ. FT. @ MOBILEHOME SVC. BAR SINK
SQ. FT. @ i POWER OUTLET ROOF DRAINS
SUPP, TO PERMIT
FT. @ DRAINAGE PIPING
N
FT. @ DRINKING FOUNTAIN
SQ. FT. @ URINAL
VALUATION $qaWATER PIPING
NOTE: Not to be used as property tax valuation
I
SWIM POOL, PVT
861
FLOOR DRAIN
79
MICROFILM FEE
MECHANICAL FEES
$
ISWIM POOL, COMM
BOOK PAGE PARC L
WATER SOFTENER
VENT SYSTEM FAN ❑ EVAP. COOL ❑ HOOD
149 11L
SIGN
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USE NO.
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ABSORPTION SYSTEM B.T.U.
TEMP USE PERM SVC
WATER CLOSET
>
COMPRESSOR`S HP
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POLE, TEMP/PERM
LAVATORY
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SHOWER
BOND AMT.
PLAN NO.
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�` INS
SQ.FT. @ a
'
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°
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HOUSE SEWER
BRANCH OFFICE NO LENDINVOLVED
010E
GAS PIPING
ELECTRICAL FEE
DBL
PERMIT FEE
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PERMIT FEE
DBL.
TOTAL S
MOB.Hi .
MICRO FEE
MECH. FEE
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. CK. FEE
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CONST. FEE
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ELECT. FEE
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PLUMB. FEE
1 F M A M 1 J A S O N D
JOB ADDRESS SP NO
OWNER
76
77
COMMUNITY
VALUAMON
DATE
DST
OFFICE
$
,'78
fM H PERMIT FEE
$
USE PERMIT 440d /3 IA?40m FC
SUPP, TO PERMIT
PE MIT
N
I
861
79
MICROFILM FEE
COPIES
$
BOOK PAGE PARC L
LEGAL DESCRIPTION
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MECHANICAL FEE
DBL
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USE NO.
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LOOT SIZE
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BOND AMT.
PLAN NO.
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'
°
-( 1
CONSTRUCTION FEE
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NAME OF CONST. LENDER
BRANCH OFFICE NO LENDINVOLVED
010E
ELECTRICAL FEE
DBL
$
ADDRESS
CITY STATE
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7 !
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bwl
STRONG MOTION
$
OWNER/AGENTS SIGNATURE
C RAC70R
INSTRUMENTATION FEE
SPECIAL INSP
$
ADDRESS
ADDRESS
DEMOLITION
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FEE
REGISTRATION
9.2
PLUMBING FEE
DBL
$
CITY ZIP CODE
CITY ZIP CODE
97
TOTAL FEES
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TEL. NO. AREA
CODE
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RECEIVED BY
TREES REQUIRED
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SHALL BECOME VOID IF WORK IS NOT COMMENCED WITHIN 120 DAYS. CESSATION OFORK 0 DAYS SHALL ALSO CAUSE PERMIT TO BECOME VOID.
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SEWAGE SYSTEM
IHRREE THATALL WORK IN CONNECTION WITH THIS PERMITWILL BE DONE IN ACCORDANCE
T
LL
P
S OF RIVERSIDE COUNTY AND THE STATE OF CALIFORNIA, I ALSO AGREE TO CARRY
PEN ATION INSURANCE UPON MY EMPLOYEES. COMPLIANCE WITH THE LAWS OF THE STATE OF
ALIFORMA COVERING CONTRACTORS IS ALSO GUARANTEED.
I HEREBY CERTIFY THAT THE INDIVIDUAL WHO PREPARED THE PLANS AND SPECIFICATIONS HAS DONE
FORM 2B4-108 IREV. 6-761 SO IN ACCORDANCE WITH SECTION 5541 OF THE BUSINESS AND PROFESSIONS CODE OF THE STATE
OF CALIFORNIA.
TH.
August 3, 2007
Mr. Stephen R. Nieto
South West Concepts
78120 Calle Estado — Suite 206
La Quinta, CA 92253
SUBJECT: VILLAGE. USE PERMIT 2007-037 (SUBMITTED ON 7/6/07)
A&M CONSTRUCTION - 78070 CALLE CADIZ
Dear Mr. Nieto:
Staff has reviewed, for completeness, the application materials and exhibits submitted
for the above referenced project, as required by Government Code Section 65943, and
the City Municipal Code. At this time, the application -is incomplete to begin processing.
The intent of this letter is to provide you with a list of required information necessary to
make the application complete.
CEQA COMPLIANCE
An environmental assessment will not be required, as the project* can be considered a
Categorical Exemption under CEQA Guidelines Section 15332 (In -Fill Development
Projects), in conjunction with provisions for a parking management agreement as
outlined in this letter.
OUTSTANDING REQUIRED INFORMATION
Plot Plan 91-463 was never approved for conversion of the single family use to
office use. A special inspection, as required in ou.r.preliminary review letter to you
dated 4/28/06, shall be conducted by the Building and Safety Department, to
determine if improvements to date were installed according to applicable codes.
Until the special inspection is completed, the Planning Department cannot
complete processing of the application.
2. Provide a copy of a preliminary title report for the property, dated no more than
90 days prior to the date of the application submittal.
3. a 'preliminary grading plan and hydrology%drain age analysis may be required for
the site. Please contact the Public Works Department for their current
requirements. At a
4. Provide 20 copies of the plan set originally submitted on July 6, 2007, along with
20 reduction sets at 11x17 -inches. An existing conditions site plan shall be
provided as an additional sheet to those plans, showing the existing floor plan,
site, ant e%tjrgco�rrler}t4s �'Ao����IEeO��lZ92247-1504
78-495 CALLC TAMPICO • LA QUANTA, CALIFORNIA 92253
(760) 777-7000 -FAX (760) 777-7101. i43
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5. Provide a concept lighting plan for the building, landscaping, pedestrian walkway
and parking areas to be submitted. The .plan must specify lighting types, design,
light sources, height, shielding provisions, and luminaries for all lighting as .
proposed. The plan shall be prepared in accordance with the standards set forth
in Sections 9.100.150 and 9.150.080. K. of the-LQMC.
6. Prior to the project being scheduled for Planning Commission review, provide
one full size rolled set of colored elevation, site and landscape drawings, and one
11x17 -inch reduction set, along with a material and . color sample board(s). In
addition, a CD of all graphics will be required.
DESIGN ISSUES
Based on the plans as submitted, Planning staff would like to schedule a meeting
regarding design of this project. We have several concerns about this area of the
Village and how it will be developed. Please contact the Planning Department so that
we can schedule a time to go over the project submittal.
7. Parking Options — The City currently requires 100% compliance with on-site
parking requirements. The Municipal Zoning Code allows for. consideration of
various options, in any combination, for compliance with these parking
requirements, as follows:
A. Provide adequate on-site parking, or provide a combination of on and off-
site parking pursuant to Section 9.150.030 of the Municipal Zoning Code.
B. Provide sufficient justification as to why the standard number of required
parking spaces does not apply to this project, and specify an. alternative
methodology pursuant to Sections 9.150.050 and/or 9.150.070 of the
Municipal Zoning Code.
C. Request a reduction in parking, through execution of a parking agreement
as detailed in Section 9.150.050.D of the Municipal Zoning Code. Terms
and conditions of the agreement would be subject to conceptual approval
prior to any final action on the proposed project.
Parking Required — The LQMC provides that all required parking be determined
based. on the gross floor area (GFA) of a building, as defined by ordinance.
Based on the information on your plans, the total required parking for the 5,896
square feet of office space is 24 spaces, calculated as general office. Your site
plan provides for 20 spaces, leaving a deficiency of 4 spaces. In addition, the
parking along the front of the building off Calle Cadiz will need to be eliminated or
redesigned, as it is inconsistent with the Village at La Quinta Design Guidelines
for pedestrian accessibility and parking location. The adjacent property to the
west (Galati Enterprises) has also submitted VUP 2007-036 application and is
facing the same issue. It is strongly advised that.. you investigate alternative
parking designs (i.e. shared parking, combining projects) with this applicant.
Based on your proposal and existing site conditions, staff may recommend the
preparation of a development agreement for provision of in -lieu parking fees for
the balance of any deficient spaces, pending any redesign work done based on
the overall direction provided in this letter. The Desert Club Tract #2 map
provides a 50 foot ROW for Calle Cadiz. This street is developed as a 28 -foot
paved roadway as measured from back of curb/gutter flow lines. Under the City
General Plan, on -street parking is prohibited on streets of less than 32 feet in
width. As a result, staff would not support any credit for on -street parking.
8. The parking requirements dictate that a minimum of 8 stalls be fitted with a trellis
or similar. carport structure; the plans as proposed show 3 covered stalls.
Compliance with all parking standards is required, unless specific written request
is made, outlining all proposed variances requested in the design, and
accompanied by the rationale behind the request.
9.. The building pop -out on the west elevation appears to be in conflict with Building
and ' Fire Code requirements for separation and fire protection. This area should
be redesigned based on consultation with Building and Safety, and County Fire.
10. The landscaping plan as provided shall be revised to include type of irrigation to
be used in the landscape layout, and a wall location and detail plan of wall
construction for all walls, such as trash enclosures, privacy,
screening/separation, combination and retaining walls, etc.
11. The City may require ROW cut-outs and Village street light masts on Calle Cadiz.
The applicant would be responsible for all costs associated with this requirement.
A 6 -foot wide sidewalk adjacent to curb along the Calle Cadiz frontage will also
be required.
12. The project as submitted still presents some concerns in relation to pedestrian
connectivity within the Village context.
• The property is walled off and secluded from other properties; there. is no
way to move people between or through the site.
• The alley to the rear should be looked at as an opportunity to accomplish
more than just cycle vehicular traffic. Staff suggests redesigning the
building to a configuration that would allow traffic to flow through, between
Calle Cadiz (one-way access) and the alley (two-way).
• The front parking should be deleted in favor of providing pedestrian
access along Cadiz. There is a possibility that parallel on -street parking
could be designed in conjunction with a pedestrian sidewalk along Cadiz,
with the appropriate revised street improvements, similar to what was
considered for the Main Street/Sun Vista project. All on-site parking needs
to be to the rear of the property, and ADA parking will be required there.
• Place the building closer to Calle Cadiz, to provide more direct access and
association with the pedestrian. Provide street furniture, subtle water and
landscape features, etc. to draw attention. to the overall project and
facilitate a walking village atmosphere that will foster a pedestrian -oriented
streetscape.
Working with the westerly property owner on his proposal may present some
design alternatives to address these concerns.
.r
51
Please be aware that this letter is not all inclusive in terms of identifying. every detailed
review item associated with this project. More detailed review will occur as part of the
responsible agency comment process, to commence once all the outstanding items
previously identified have been received.
Should you have questions regarding the content of this letter, please contact the
undersigned at 760-777-7069 (Fax 760-777-1233), or via e-mail at. wnesbit@la-
quinta.org.
Very truly yours,
Wallace H. Nesbit
Principal Planner
c: Zuilding and Safety Department
Public Works Department
Planning Director
Eric Ceja, Assistant Planner
File; VUP 07-036