PCRES 2002-090PLANNING COMMISSION RESOLUTION 2002-090
A RESOLUTION OF THE PLANNING COMMISSION OF THE
CITY OF LA QUINTA, CALIFORNIA, RECOMMENDING TO
THE CITY COUNCIL APPROVAL OF THE DELETION OF
SIGN PROGRAM PROVISIONS FROM THE SPECIFIC PLAN
FOR THE COMMERCIAL CENTER AT THE NORTHWEST
CORNER OF WASHINGTON STREET AND HIGHWAY 111
CASE NO. SPECIFIC PLAN 2000-043, AMENDMENT NO. 2
MADISON/P.T.M. LA QUINTA, L. L C.
WHEREAS, the Planning Commission of the City of La Quinta, California,
did, on the 3rd day of September, 2002 hold a duly -noticed Public Hearing and
continued said Public Hearing to the 24`h day of September, 2002, to consider
deleting provisions of the Specific Plan relating to building signs. The project area is
located at the northwest corner of Highway 111 and Washington Street, more
particularly described as:
PARCEL MAP 29736
WHEREAS, said Specific Plan 2000-043 has complied with the
requirements of the California Environmental Quality Act of 1970 (as amended),
pursuant to the adoption of Resolution 83-68 by the City Council. The Community
Development Director has determined that a Mitigated Negative Declaration (EA 2000-
395) was certified by the City Council for "Point Happy Specific Plan" (SP 2000-043)
under Resolution No. 2000-47 on May 16, 2000 and an Environmental Addendum was
certified on by the City Council for "Point Happy Specific Plan" (SP 2000-043,
Amendment No. 1) under Resolution No. 2002-58 on April 16, 2002, and that there
are no changed circumstances, conditions, or new information which would trigger the
preparation of a subsequent Environmental Assessment pursuant to Public Resources
Code 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
a recommendation for approval of said Specific Plan:
1. That the proposed Specific Plan Amendment is consistent with the goals and
policies of the La Quinta General Plan in that the property is designated
Community Commercial which allows the uses proposed for the property.
2. That the proposed Specific Plan Amendment will not create conditions
materially detrimental to the public health, safety, and welfare in that the
P:1PC Reso & COATC RESO SP 2000-043, Amd. No.2.wpd
Planning Commission Resolution 2002-090
Specific Plan 2000-043, Amendment No. 2
Madison/P.T.M. La Quinta, L. L C.
Adopted September 24, 2002
Page 2
resulting changes will require Planning Commission review and approval of
future signs, which will ensure adequate review.
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
the Commission in this case;
2. That it does hereby recommend approval of the above -described Specific Plan
Amendment request 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 24`h day of September, 2002, by the
following vote, to wit:
AYES: Commissioners Abels, Kirk, Robbins, Tyler, and Chairman Butler
ABSENT: None
ABSTAIN: None
a v
RI HARD BUTLER, Chairman
City of La Quinta, California
ATTEST:
J RY H MAN, Community Development Director
CT y of La Quinta, California
P:\PC Reso & COA\PC RESO SP 2000-043, Amd. No.2.wpd
PLANNING COMMISSION RESOLUTION 2002-090
CONDITIONS OF APPROVAL - ADOPTED
SPECIFIC PLAN 2000-043, AMENDMENT NO. 2
MADISON/P.T.M. LA QUINTA, LLC
SEPTEMBER 24, 2002
GENERAL
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 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.
P:\PC Reso & COA\PC COA SP 2000-043, AMD. No. 2 .wpd Page 1 of 11
Planning Commission Resolution 2002-090
Conditions of Approval - Adopted
Specific Plan 2000-043, Amendment No. 2
Madison/P.T.M. La Quinta LLC
September 24, 2002
PROPERTY RIGHTS
4. Prior to issuance of a grading or building permit, the applicant shall acquire or confer
easements and other property rights necessary for construction or proper functioning
of the proposed development.
5. 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.
6. 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.
7. 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.
8. The applicant shall create perimeter setbacks along public rights of way as follows:
A. Highway 1 1 1 - 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.
9. The applicant shall dedicate easements necessary for placement of and access to
utility lines and structures.
10. The applicant shall vacate abutter's rights of access to public streets from all frontage
except access points described herein.
11. 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.
12. 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
P:\PC Reso & COA\PC COA SP 2000-043, AMD. No. 2 .wpd Page 2 of 11
Planning Commission Resolution 2002-090
Conditions of Approval - Adopted
Specific Plan 2000-043, Amendment No. 2
Madison/P.T.M. La Quinta LLC
September 24, 2002
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.
13. 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.
14. 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.
15. 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.
P:\PC Reso & COA\PC COA SP 2000-043, AMD. No. 2 .wpd Page 3 of 11
Planning Commission Resolution 2002-090
Conditions of Approval - Adopted
Specific Plan 2000-043, Amendment No. 2
Madison/P.T.M. La Quinta LLC
September 24, 2002
IMPROVEMENT AGREEMENT
16. Depending on the timing of development of the lots or parcels created by this map and
the status of off -site improvements at that time, the subdivider may be required to
construct improvements, to construct additional improvements subject to
reimbursement by others, to reimburse others who construct improvements that are
obligations of this map, to secure the cost of the improvements for future construction
by others, or a combination of these methods.
In the event that any of the improvements required herein are constructed by the City
after the date of approval of the original conditions of approval for this property, the
Applicant shall, at the time of approval of a map or other development or building
permit, reimburse the City for the cost of those improvements.
17. 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.
18. 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.
19. If improvements are phased with multiple final maps or other administrative approvals
(e.g., Site Development Permits), off -site improvements and common improvements _
(e.g., access drives, traffic signal improvements & perimeter landscaping) shall be
constructed or secured prior to approval of the first phase unless otherwise approved
by the City Engineer.
P:\PC Reso & COA\PC COA SP 2000-043, AMD. No. 2 .wpd Page 4 of 11
Planning Commission Resolution 2002-090
Conditions of Approval - Adopted
Specific Plan 2000-043, Amendment No. 2
Madison/P.T.M. La Quinta LLC
September 24, 2002
20. 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.
[el:� 7nCe]
21. 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.
22. 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.
22. 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.
23. 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 and wind control measures soil stabilizing binders approved by the
Community Development and Public Works Departments.
24. 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
25. 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
PAPC Reso & COATC COA SP 2000-043, AMD. No. 2 .wpd Page 5 of 11
Planning Commission Resolution 2002-090
Conditions of Approval - Adopted
Specific Plan 2000-043, Amendment No. 2
Madison/P.T.M. La Quinta LLC
September 24, 2002
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.
26. 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.
27. Nuisance water shall be retained on site and disposed of in facilities approved by the
City Engineer.
UTILITIES
28. 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.
29. 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.
30. 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
31. 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
P:\PC Reso & COA\PC COA SP 2000-043, AMD. No. 2 .wpd Page 6 of 11
Planning Commission Resolution 2002-090
Conditions of Approval - Adopted
Specific Plan 2000-043, Amendment No. 2
Madison/P.T.M. La Quinta LLC
September 24, 2002
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.
If a hotel use is selected as described in Alternative Use #2, the a applicant
shall construct a right turn lane for south bound traffic from Washington
Street onto Highway 111, including necessary modifications to the existing
traffic signal, curbs and gutters, traffic signs and traffic markings. The
design of the right turn lane shall be subject to Caltrans and the City
Engineer's approval.
Additional right of way may be required to accommodate the approved right
turn lane design and shall be dedicated to the City and the State as
necessary.
3) Bike path- Pay pro-rata share of Bike Path adjacent to project site. Prorate
share shall not exceed $3O per lineal foot of 8-foot wide PCC bike path.
32. 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).
33. 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.
34. 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.
P:\PC Reso & COA\PC COA SP 2000-043, AMD. No. 2 .wpd Page 7 of 11
Planning Commission Resolution 2002-090
Conditions of Approval - Adopted
Specific Plan 2000-043, Amendment No. 2
Madison/P.T.M. La Quinta LLC
September 24, 2002
Collector 4.0"/5.00"
Secondary Arterial 4.0"/6.00"
Primary Arterial 4.5"/6.00"
Major Arterial 5.5"/6.50"
35. 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.
36. 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.
B. Washington Street
1) Full -access drive at existing traffic signal at the northeast corner of this
property.
LANDSCAPING
37. The applicant shall provide landscape improvements in landscape setbacks and in on -
site areas as designated in the landscape plan for this Specific Plan.
38. 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
P:1PC Reso & COATC COA SP 2000-043, AMD. No. 2 .wpd Page 8 of 11
Planning Commission Resolution 2002-090
Conditions of Approval - Adopted
Specific Plan 2000-043, Amendment No. 2
Madison/P.T.M. La O.uinta LLC
September 24, 2002
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.
39. 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
40. The applicant shall provide an improved bus turnout with a City approved Bus Shelter
design on Highway 111 as required by Sunline Transit and approved by the City
Engineer and Community Development Director.
The applicant shall provide an improved bus turnout with a City approved Bus Shelter
design on Washington Street between the Coachella Valley Storm Water Channel and
Washington Street, if needed by Sunline Transit and approved by the City Engineer
and Community Development Director.
The applicant shall install electric power connection to provide electricity to bus shelter
on Highway 111. The electric power may be connected to an existing circuit owned
by the City if there is one conveniently available in the vicinity, or at applicant's
expense request IID to install a new electric meter to power the circuit.
The City will accept the electric meter and power circuit when completed.
QUALITY ASSURANCE
41. The applicant shall employ construction quality -assurance measures which meet the
approval of the City Engineer.
42. 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.
43. 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.
PAPC Reso & COATC COA SP 2000-043, AMD. No. 2 .wpd Page 9 of 11
Planning Commission Resolution 2002-090
Conditions of Approval - Adopted
Specific Plan 2000-043, Amendment No. 2
Madison/P.T.M. La. Quinta LLC
September 24, 2002
44. 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
45. 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
46. 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
48. All water mains and fire hydrants providing required fire flows shall be constructed in
accordance with the appropriate sections of the water district, subject to the approval
by the Riverside County Fire Department.
49. Automatic fire sprinklers providing required fire flows shall be constructed in
accordance with La Quinta City Ordinance 8.08.090.
50. All interior fire apparatus access roads shall be a minimum of 20 feet unobstructed
width and ab unobstructed vertical clearance of 13 feet 6 inches. Any portion of an
exterior wall of the first story of any building shall be located within 150 feet from
apparatus access as measured by an approved route around the exterior of the
building.
P:\PC Reso & COA\PC COA SP 2000-043, AMD. No. 2 .wpd Page 10 of 11
Planning Commission Resolution 2002-090
Conditions of Approval - Adopted
Specific Plan 2000-043, Amendment No. 2
Madison/P.T.M. La Quinta LLC
September 24, 2002
MISCELLANEOUS
51. Prior to issuance of a Site Development Permit , the final Conditions of Approval shall
be incorporated in the Final Specific Plan document. Applicant shall work with staff
to correct internal document inconsistencies prior to final publication of five copies of
the Specific Plan document.
52. Prohibit Date Palms trees in high use activity locations including pedestrian corridors
and courtyards.
53. Allow a street name change to "Point Happy Drive" on the east side of the property
on Washington Street into the One Eleven La Quinta Shopping Center; a street name
change to "Point Happy Drive" at the signal on Highway 111 at the south driveway
into the property shall be allowed only after obtaining the express written permission
land presented to the City) from the La Quinta Plaza Shopping Center owners (the
shopping center on the south side of Highway 111.
54. Within 90 days, applicant shall complete the approved revised bus shelter design plan
for the Highway 1 1 1 bus shelter that is limited to additional sidewalk paving behind
the shelter for transit user access, a landscaping plan (consistent with the Highway
1 1 1 Design Guidelines) that includes at least three additional shade trees and boulders
appropriately placed for safety, and a color sample that matches the buildings in the
Point Happy commercial center to be used to re -paint the bus shelter.
P:\PC Reso & COA\PC COA SP 2000-043, AMD. No. 2 .wpd Page 11 of 11