PCRES 2005-037PLANNING COMMISSION RESOLUTION 2005-037
A RESOLUTION OF THE PLANNING COMMISSION OF THE
CITY OF LA QUINTA, CALIFORNIA APPROVING
DEVELOPMENT PLANS FOR A MULTI -TENANT RETAIL
STORE CONSISTING OF 23,000 SQUARE FEET, A
MONUMENT SIGN AND BUILDING -MOUNTED SIGNS
CASE NO.: SITE DEVELOPMENT PERMIT 2005-835
APPLICANT: STAMKO DEVELOPMENT CO.
WHEREAS, the Planning Commission of the City of La Quinta, California,
did on the, 241h day of May, 2005 hold a duly noticed Public Hearing and continued
said hearing to the 141h day of June, 2005, the 121h day of July, 2005, and the 13th
day of September, 2005 to review building elevations, site and landscape plans for a
multi -tenant retail store consisting of 23,000 square feet on 2.01 acres; generally
located at the southwest corner of Highway 1 1 1, and Dune Palms Road, more
particularly described as:
PARCEL 1 OF TENTATIVE PARCEL MAP 33588
WHEREAS, the Architectural and Landscaping Review Committee of the
City of La Quinta, California did on the 41h day of May, 2005 hold a public meeting to
review building elevations, site and landscape plans for a multi -tenant retail store
consisting of 23,000 square feet in size on 2.01 acres, and approved the plans by
adoption of Minute Motion 2005-014.
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 a Mitigated Negative
Declaration of environmental impact for the Centre at La Quinta Commercial Center,
Specific Plan 97-029, Amendment No. 3 on December 21, 2004. No changed
circumstances or conditions, nor any 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 to justify approval of
said Site Development Permit 2005-835:
1. The proposed commercial building is consistent with the City's General Plan in
that the property is designated Regional Commercial (RC). 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.
PAReports - PC\2005\9-13-05\Stamko SDP 05-835\9-13 PC RESO SDP 2005-835.doc
Planning Commission Resolution 2005-037
Site Development Permit 2005-835
Stamko Development Co.
Adopted: September 13, 2005
2. The proposed project is consistent with the goals and objectives of the Centre
at La Quinta Specific Plan, Specific Plan 97-029, Amendment No. 3 in that the
project is a permitted use and complies with the development standards and
design guidelines.
3. The proposed building is consistent with the City's Zoning Code in that
development standards and criteria contained in the Centre at La Quinta
Specific Plan 97-029, Amendment No. 3. supplements, replaces, 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 area, and accommodates site generated traffic at area
intersections.
5 The landscape design of the proposed project, as conditioned by the ALRC,
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.
6. The architectural design of the project, as conditioned by the ALRC, is
compatible with surrounding commercial buildings and development in the
general vicinity in that it is similar in scale; the building materials provided are a
durable, aesthetically pleasing, low maintenance, with a blend of surfaces and
textures.
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 2005-835 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 13th day of September, 2005, by
the following vote, to wit:
P:\Reports - PC\2005\9-13-05\Stamko SDP 05-835\9-13 PC RESO SDP 2005-835.doc
Planning Commission Resolution 2005-037
Site Development Permit 2005-835
Stamko Development Co.
Adopted: September 13, 2005
AYES: Commissioners Alderson, Daniels, Quill, and Chairman Kirk
NOES: None
ABSENT: Commissioner Ladner
ABSTAIN: None
TpM,KIRK, Chairman
CiW of La Quinta, California
ATTEST:
DOUGLAS�. EVANS
Community Development Director
City of La Quinta, California
P:\Reports - PC\2005\9-13-05\Stamko SDP 05-835\9-13 PC RESO SDP 2005-835.doc
PLANNING COMMISSION RESOLUTION 2005-037
CONDITIONS OF APPROVAL — ADOPTED
SITE DEVELOPMENT PERMIT 2005-835
STAMKO DEVELOPMENT CO.
ADOPTED: SEPTEMBER 13, 2005
GENERAL
1. The developer agrees to defend, indemnify and hold harmless the City of La
Quinta ("City"), its agents, officers and employees from any claim, action or
proceeding to attack, set aside, void, or annul the approval of this Site
Development Permit, or any Final Map recorded hereunder. The City shall have
sole discretion in selecting its defense counsel.
The City shall promptly notify the developer of any claim, action or proceeding
and shall cooperate fully in the defense.
2. Prior to the issuance of any grading, construction, or building permit by the
City, the developer shall obtain any necessary clearances and/or permits from
the following 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)
• SunLine Transit Agency
• SCAQMD Coachella Valley
Caltrans
The developer is responsible for all requirements of the permits and/or
clearances from the above listed agencies. When the requirements include
approval of improvement plans, the developer shall furnish proof of such
approvals when submitting those improvements plans for City approval.
A project -specific NPDES construction permit must be obtained by the
developer; and who then shall submit a copy of the Regional Water Quality
Control Board's ("RWQCB") acknowledgment of the developer's Notice of Intent
("N0I"), prior to the issuance of a grading or site construction permit by the
City.
PAReports - PC\2005\9-13-05\Stamko SDP 05-835\9-13 PC COA SOP2005-835.DOC
PLANNING COMMISSION RESOLUTION 2005- 037
CONDITIONS OF APPROVAL - ADOPTED
SITE DEVELOPMENT PERMIT 2005-835
STAMKO DEVELOPMENT CO.
ADOPTED: SEPTEMBER 13, 2005
3. The developer shall comply with applicable provisions of the City's NPDES
stormwater discharge permit, Sections 8.70.010 et seq. (Stormwater
Management and Discharge Controls), and 13.24.170 (Clean Air/Clean Water),
LQMC; Riverside County Ordinance No. 457; and the State Water Resources
Control Board's Order No. 99-08-DWQ.
A. For construction activities including clearing, grading or excavation of
land that disturbs one (1) acre or more of land, or that disturbs less than
one (1) acre of land, but which is a part of a construction project that
encompasses more than one (1) acre of land, the Permitee shall be
required to submit a Storm Water Pollution Protection Plan ("SWPPP").
The developer or design professional can obtain the California
Stormwater Quality Association SWPPP template at
www.cabmphandbooks.com for use in their SWPPP preparation.
B. The developer's SWPPP shall be approved by the City Engineer prior to
any on or off -site grading being done in relation to this project.
C. The developer shall ensure that the required SWPPP is available for
inspection at the project site at all times through and including
acceptance of all improvements by the City.
D. The developer's SWPPP shall include provisions for all of the following
Best Management Practices ("BMPs") (8.70.020 (Definitions), LQMC):
1) Temporary Soil Stabilization (erosion control).
2) Temporary Sediment Control.
3) Wind Erosion Control.
4) Tracking Control.
5) Non -Storm Water Management.
6) Waste Management and Materials Pollution Control.
E. All erosion and sediment control BMPs proposed by the developer shall
be approved by the City Engineer prior to any onsite or offsite grading,
pursuant to this project.
F. The approved SWPPP and BMPs shall remain in effect for the entire
duration of project construction until all improvements are completed and
accepted by the City.
P:\Reports - PC\2005\9-13-05\Stamko SDP 05-835\9-13 PC COA SDP2005-835.DOC
PLANNING COMMISSION RESOLUTION 2005- 037
CONDITIONS OF APPROVAL - ADOPTED
SITE DEVELOPMENT PERMIT 2005-835
STAMKO DEVELOPMENT CO.
ADOPTED: SEPTEMBER 13, 2005
4. Permits issued under this approval shall be subject to the provisions of the
Infrastructure Fee Program and Development Impact Fee program in effect at
the time of issuance of building permit(s).
PROPERTY RIGHTS
5. Prior to issuance of any permit(s), the developer shall acquire or confer
easements and other property rights necessary for the 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.
6. The developer shall offer for dedication on the Final Map all public street right-
of-ways in conformance with the City's General Plan, Municipal Code,
applicable specific plans, and/or as required by the City Engineer.
7. No public street right-of-way offers for dedication required for this development.
8. The developer shall create perimeter landscaping setbacks along all public right-
of-ways as follows:
A. Highway 111 (Major Arterial — State Highway) - 50-foot from the R/W-
P/L.
B. Dune Palms Road (Primary Arterial) - 20-foot from the R/W-P/L.
The setback requirements shall apply to all frontages including, but not limited
to, remainder parcels and sites dedicated for utility purposes.
Where public facilities (e.g., sidewalks) are placed on privately -owned setbacks,
the developer shall offer for dedication blanket easements for those purposes on
the Final Map.
9. Direct vehicular access to Dune Palms Road along the Site Development Permit
boundary is restricted, except for those access points identified on the approved
Site Development Permit site plan, or as otherwise conditioned in these
conditions of approval. The vehicular access restriction shall be shown on the
recorded final parcel map.
P:\Reports - PC\2005\9-13-05\Stamko SDP 05-835\9-13 PC COA SDP2005-835.DOC
PLANNING COMMISSION RESOLUTION 2005- 037
CONDITIONS OF APPROVAL - ADOPTED
SITE DEVELOPMENT PERMIT 2005-835
STAMKO DEVELOPMENT CO.
ADOPTED: SEPTEMBER 13, 2005
10. Direct vehicular access to Highway 1 1 1 is prohibited. Ancillary vehicular access
to Highway 111 from this Site Development Permit site shall be through the
signalized intersection at La Quinta Drive and existing access driveways for
Parcel Map No. 30420.
11. The developer shall furnish proof of easements, or written permission, as
appropriate, from those owners of all abutting properties on which grading,
retaining wall construction, permanent slopes, or other encroachments will
occur.
12. The developer shall cause no easement to be granted, or recorded, over any
portion of the subject property between the date of approval of the Site
Development Permit and the date of recording of any Final Map, unless such
easement is approved by the City Engineer.
IMPROVEMENT PLANS
As used throughout these Conditions of Approval, professional titles such as
"engineer," "surveyor," and "architect," refers 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/or architects, as appropriate, and shall comply with the
provisions of Section 13.24.040 (Improvement Plans), LQMC.
14. The following improvement plans shall be prepared and submitted for review
and approval by the Public Works Department. A separate set of plans for each
line item specified below shall be prepared. The plans shall utilize the minimum
scale specified, unless otherwise authorized by the City Engineer in writing.
Plans may be prepared at a larger scale if additional detail or plan clarity is
desired. Note, the developer may be required to prepare other improvement
plans not listed here pursuant to improvements required by other agencies and
utility purveyors.
A.
On -Site Rough Grading Plan
1 "
= 40'
Horizontal
B.
PM10 Plan
1"
= 40'
Horizontal
C.
SWPPP
1 "
= 40'
Horizontal
NOTE: A through C to be submitted concurrently.
P:\Reports - PC\2005\9-13-05\Stamko SDP 05-835\9-13 PC COA SDP2005-835.DOC
PLANNING COMMISSION RESOLUTION 2005- 037
CONDITIONS OF APPROVAL - ADOPTED
SITE DEVELOPMENT PERMIT 2005-835
STAMKO DEVELOPMENT CO.
ADOPTED: SEPTEMBER 13, 2005
I0a
E
Off -Site Street Improvement/Storm Drain Plan
1 " = 40' Horizontal, 1 " = 4' Vertical
Off -Site Signing & Striping Plan 1 " = 40' Horizontal
The Off -Site street improvement plans shall have separate plan sheet(s) (drawn
at 20 scale) that show the meandering sidewalk, mounding, and berming design
in the combined parkway and landscape setback area.
F.
Traffic Signal Modification Plan
1 "
= 20'
Horizontal
G.
Off -Site Median Landscaping Plans
1 "
= 40'
Horizontal
NOTE: D through F to be submitted concurrently. Caltrans approval required for
all work within Highway 111 right of way.
H. Precise Grading Non -Residential Plan 1 " = 30' Horizontal
Other engineered improvement plans prepared for City approval that are not
listed above shall be prepared in formats approved by the City Engineer prior to
commencing plan preparation.
All Off -Site Plan & Profile Street Plans and Signing & Striping Plans shall show
all existing improvements for a distance of at least 200-feet beyond the project
limits, or a distance sufficient to show any required design transitions.
All On -Site Signing & Striping Plans shall show, at a minimum; Stop Signs, Limit
Lines and Legends, No Parking Signs, Raised Pavement Markers (including Blue
RPMs at fire hydrants) and Street Name Signs per Public Works Standard Plans
and/or as approved by the Engineering Department.
"Rough Grading" plans shall normally include perimeter walls with Top Of Wall
& Top Of Footing elevations shown. All footings shall have a minimum of 1-
foot of cover, or sufficient cover to clear any adjacent obstructions.
The developer shall prepare an accessibility assessment on a marked up print of
the building floor plan identifying every building egress and notes the 2001
California Building Code accessibility requirements associated with each door.
The assessment must comply with submittal requirements of the Building &
Safety Department. A copy of the reviewed assessment shall be submitted to
P:\Reports - PC\2005\9-13-05\Stamko SDP 05-835\9-13 PC COA SDP2005-835.DOC
PLANNING COMMISSION RESOLUTION 2005- 037
CONDITIONS OF APPROVAL - ADOPTED
SITE DEVELOPMENT PERMIT 2005-835
STAMKO DEVELOPMENT CO.
ADOPTED: SEPTEMBER 13, 2005
the Engineering Department in conjunction with the Site Development Plan
when it is submitted for plan checking.
"Precise Grading Non -Residential" plans shall normally include all on -site surface
improvements including but not necessarily limited to finish grades for curbs &
gutters, building floor elevations, parking lot improvements and ADA
requirements.
15. The City maintains standard plans, detail sheets and/or construction notes for
elements of construction which can be accessed via the Online Engineering
Library at the City website (www.la-quinta.org). Navigate to the Public Works
Department home page and look for the Online Engineering Library hyperlink.
16. The developer shall furnish a complete set of the AutoCAD files of all approved
improvement plans on a storage media acceptable to the City Engineer. The
files shall be saved in a standard AutoCAD format so they may be fully
retrievable through a basic AutoCAD program.
At the completion of construction, and prior to the final acceptance of the
improvements by the City, the developer shall update the AutoCAD files in order
to reflect the as -built conditions.
Where the improvement plans were not produced in a standard AutoCAD
format, or a file format that can be converted to an AutoCAD format, the City
Engineer will accept raster -image files of the plans.
IMPROVEMENT SECURITY AGREEMENTS
17. Depending on the timing of the development of the Site Development Permit,
and the status of the off -site improvements at the time, the developer may be
required to:
A. Construct certain off -site improvements.
B. Construct additional off -site improvements, subject to the reimbursement
of its costs by others.
C. Reimburse others for those improvements previously constructed that are
considered to be an obligation of this site development permit.
D. Secure the costs for future improvements that are to be made by others.
E. To agree to any combination of these means, as the City may require.
P:\Reports - PC\2005\9-13-05\Stamko SDP 05-835\9-13 PC COA SDP2005-835.DOC
PLANNING COMMISSION RESOLUTION 2005- 037
CONDITIONS OF APPROVAL - ADOPTED
SITE DEVELOPMENT PERMIT 2005-835
STAMKO DEVELOPMENT CO.
ADOPTED: SEPTEMBER 13, 2005
Off -Site Improvements should be completed on a first priority basis. The
developer shall complete Off -Site Improvements in the first phase of
construction.
In the event that any of the improvements on Dune Palms Road required for this
development are constructed by the City or other developer of Tentative Parcel
Map No. 33588, the developer shall, prior to the approval of the issuance of
any permit related thereto, reimburse the City or other developer of Tentative
Parcel Map No. 33588, for the costs of such improvements.
18. Should the developer fail to construct the improvements for the development, or
fail to satisfy its obligations for the development in a timely manner, the City
shall have the right to halt issuance of building permits, and/or final building
inspections, and/or withhold other approvals related to the development of the
project.
GRADING
19. The developer shall comply with the provisions of Section 13.24.050 (Grading
Improvements), LQMC.
20. Prior to occupancy of the project site for any construction, or other purposes,
the developer shall obtain a grading permit approved by the City Engineer.
21. To obtain an approved grading permit, the developer shall submit and obtain
approval of all of the following:
A. A grading plan prepared by a qualified engineer,
B. A preliminary geotechnical ("soils") report prepared by a qualified
engineer,
C. A Fugitive Dust Control Plan prepared in accordance with Chapter 6.16,
(Fugitive Dust Control), LQMC, and
D. A Best Management Practices report prepared in accordance with
Sections 8.70.010 and 13.24.170 (NPDES stormwater discharge permit
and Storm Management and Discharge Controls), LQMC.
All grading shall conform to the recommendations contained in the Preliminary
Soils Report, and shall be certified as being adequate by a soils engineer, or by
an engineering geologist.
P:\Reports - PC\2005\9-13-05\Stamko SDP 05-835\9-13 PC COA SDP2005-835.DOC
PLANNING COMMISSION RESOLUTION 2005- 037
CONDITIONS OF APPROVAL - ADOPTED
SITE DEVELOPMENT PERMIT 2005-835
STAMKO DEVELOPMENT CO.
ADOPTED: SEPTEMBER 13, 2005
The developer shall furnish security, in a form acceptable to the City, and in an
amount sufficient to guarantee compliance with the approved Fugitive Dust
Control Plan provisions as submitted with its application for a grading permit.
22. The developer shall maintain all open graded, undeveloped land in order to
prevent wind and/or water erosion of such land. All open graded, undeveloped
land shall either be planted with interim landscaping, or stabilized with such
other erosion control measures, as were approved in the Fugitive Dust Control
Plan.
23. Grading within the perimeter setback and parkway areas shall have undulating
terrain and shall conform with the requirements of LQMC Section 9.60.240(F)
except as otherwise modified by this condition requirement. The maximum
slope shall not exceed 3:1 anywhere in the landscape setback area, except for
the backslope (i.e. the slope at the back of the landscape lot) which shall not
exceed 2:1 if fully planted with ground cover. The maximum slope in the first
six (6) feet adjacent to the curb shall not exceed 4:1 when the nearest edge of
sidewalk is within six feet (6') of the curb, otherwise the maximum slope within
the right of way shall not exceed 3:1. All unpaved parkway areas adjacent to
the curb shall be depressed one and one-half inches (1.5") in the first eighteen
inches (18") behind the curb.
24. The developer shall abandon any existing wells within the Site Development
Permit boundaries as approved by CVWD and the City Engineer.
25. Building pad elevations on the rough grading plan submitted for City Engineer's
approval shall conform with pad elevations shown on the site development
permit, unless the pad elevations have other requirements imposed elsewhere in
these Conditions of Approval.
26. Prior to any site grading or regrading that will raise or lower any portion of the
site by more than plus or minus three tenths of a foot from the elevations
shown on the approved Site Development Permit, the developer shall submit the
proposed grading changes to the City Staff for a substantial conformance
finding review.
27. Prior to the issuance of a building permit for any building lot, the developer shall
provide a lot pad certification stamped and signed by a qualified engineer or
surveyor.
P:\Reports - PC\2005\9-13-05\Stamko SDP 05.835\9-13 PC COA SDP2005-835.DOC
PLANNING COMMISSION RESOLUTION 2005- 037
CONDITIONS OF APPROVAL - ADOPTED
SITE DEVELOPMENT PERMIT 2005-835
STAMKO DEVELOPMENT CO.
ADOPTED: SEPTEMBER 13, 2005
Each pad certification shall list the pad elevation as shown on the approved
grading plan, the actual pad elevation and the difference between the two, if
any. Such pad certification shall also list the relative compaction of the pad
soil. The data shall be organized by lot number, and listed cumulatively if
submitted at different times.
11YA\I IFAYL49
28. Stormwater falling on site during the 100 year storm shall be retained within the
development or transported to an off -site facility as approved by the City
Engineer. The tributary drainage area shall extend to the centerline of adjacent
public streets. The design storm shall be either the 3 hour, 6 hour or 24 hour
event producing the greatest total run off.
The developer shall design to contain all stormwater in reinforced concrete
underground retention storage within the parking area as approved by the City
Engineer. Additionally, the developer's design professional shall design the
underground retention storage with special consideration to the proposed Gas
Station's underground gasoline storage tanks (Parcel 2 of Parcel Map No.
33588) per Riverside Flood Control and Water Conservation District guidelines
and incorporate necessary BMPs in each design to ensure that gasoline leakage
and spillages do not become entrapped in the underground retention storage.
29. If above ground retention is directed by the City for the site development, the
developer shall design for the retention basins to comply with the provisions of
Section 13.24.120 (Drainage), LQMC, Engineering Bulletin No. 97.03. More
specifically, stormwater falling on site during the 100 year storm shall be
retained within the development, unless otherwise approved by the City
Engineer. Additionally, the 100 year stormwater shall be retained within the
interior street right of way. The tributary drainage area shall extend to the
centerline of adjacent public streets and include any resulting uncaptured
tributary stormwater flows. The design storm shall be either the 3 hour, 6 hour
or 24 hour event producing the greatest total run off.
In design of retention basins, the maximum percolation rate shall be two inches
per hour. The percolation rate will be considered to be zero unless the developer
provides site specific data indicating otherwise.
Nuisance water shall be retained on site or within the boundaries of the Specific
P:\Reports - PC\2005\9-13-05\Stamko SDP 05-835\9-13 PC COA SDP2005-835.DOC
PLANNING COMMISSION RESOLUTION 2005- 037
CONDITIONS OF APPROVAL - ADOPTED
SITE DEVELOPMENT PERMIT 2005-835
STAMKO DEVELOPMENT CO.
ADOPTED: SEPTEMBER 13, 2005
Plan for the subject property and shall be disposed of in a trickling sand filter
and leach field or equivalent system approved by the City Engineer. The sand
filter and leach field shall be designed to contain surges of up to 3 gph/1,000
sq. ft. of landscape area, and infiltrate 5 gpd/1,000 sq. ft. The sand filter and
leach field shall be designed to contain nuisance water surges from landscape
area, residential unit, and off -site street nuisance water. Flow from adjacent
well sites shall be designed for retention area percolation by separate infiltration
system approved by the City Engineer. The sand filter design shall be per La
Quinta Standard 370 with the equivalent of 137.2 gph of water feed per sand
filter to accept the abovementioned nuisance water requirements. Leach line
requirements are 1.108 feet of leach line per gph of flow.
30. Stormwater may not be retained in landscaped parkways or landscaped setback
lots Only incidental storm water (precipitation which directly falls onto the
setback) will be permitted to be retained in the landscape setback areas. The
perimeter setback and parkway areas in the street right-of-way shall be shaped
with berms and mounds, pursuant to Section 9.100.040(B)(7), LQMC.
31. The design of the development shall not cause any increase in flood boundaries,
levels or frequencies in any area outside the development.
32. The development shall be graded to permit storm flow in excess of retention
capacity to flow out of the development through a designated overflow and into
the historic drainage relief route.
33. Storm drainage historically received from adjoining property shall be received
and retained or passed through into the historic downstream drainage relief
route.
UTILITIES
34. The developer shall comply with the provisions of Section 13.24.1 10 (Utilities),
LQMC.
35. The developer shall obtain the approval of the City Engineer for the location of
all utility lines within any right-of-way, and all above -ground utility structures
including, but not limited to, traffic signal cabinets, electric vaults, water valves,
and telephone stands, to ensure optimum placement for practical and aesthetic
purposes.
P:\Reports - PC\2005\9-13-05\Stamko SDP 05-835\9-13 PC COA SDP2005-835.DOC
PLANNING COMMISSION RESOLUTION 2005- 037
CONDITIONS OF APPROVAL - ADOPTED
SITE DEVELOPMENT PERMIT 2005-835
STAMKO DEVELOPMENT CO.
ADOPTED: SEPTEMBER 13, 2005
36. Existing overhead utility lines within, or adjacent to the proposed development,
and all proposed utilities shall be installed underground.
All existing utility lines attached to joint use 92 KV transmission power poles
are exempt from the requirement to be placed underground.
37. Underground utilities shall be installed prior to overlying hardscape. For
installation of utilities in existing improved streets, the developer shall comply
with trench restoration requirements maintained, or required by the City
Engineer.
The developer shall provide certified reports of all utility trench compaction for
approval by the City Engineer.
STREET AND TRAFFIC IMPROVEMENTS
38. The developer shall comply with the provisions of Sections 13.24.060 (Street
Improvements), 13.24.070 (Street Design - Generally) & 13.24.100 (Access for
Individual Properties and Development), LQMC for public streets; and Section
13.24.080 (Street Design - Private Streets), where private streets are proposed.
39. The applicant shall construct the following street improvements to conform with
the General Plan (street type noted in parentheses.)
A. OFF -SITE STREETS
11 Highway 111 (Major Arterial — State Highway; 140' R/W):
Per proposed Street Improvement Plans for Highway 111, the City
of La Quinta will widen the south side of the street along all
frontage adjacent to the Site Development Permit boundary to its
ultimate width on the south side as specified in the General Plan
and as approved by CALTRANS. The south curb face shall be
located fifty eight feet (58') south of the centerline, except at
locations where additional street width is needed to accommodate:
a) A deceleration/right turn only lane on Highway 111 at the
Dune Palms Road intersection per CALTRANS requirements.
Required improvements of this site development permit in the
P:\Reports - PC\2005\9-13-05\Stamko SDP 05-835\9-13 PC COA SDP2005-835.DOC
PLANNING COMMISSION RESOLUTION 2005- 037
CONDITIONS OF APPROVAL - ADOPTED
SITE DEVELOPMENT PERMIT 2005-835
STAMKO DEVELOPMENT CO.
ADOPTED: SEPTEMBER 13, 2005
Highway 111 right or way and/or adjacent landscape setback area
include:
b) Eight -foot wide meandering sidewalk. The meandering
sidewalk shall have an arrhythmic horizontal layout that
utilizes concave and convex curves with respect to the curb
line that either touches the back of curb or approaches
within five feet of the curb at intervals not to exceed 250
feet. The sidewalk curvature radii should vary between 50
and 300 feet, and at each point of reverse curvature, the
radius should change to assist in creating the arrhythmic
layout. The sidewalk shall meander into the landscape
setback lot and approach within 5 feet of the perimeter wall
at intervals not to exceed 250 feet.
c) If development of this Site Development Permit precedes
the City's Highway 111 Improvement project and/or the
Dune Palms Road improvements by the developer of Parcels
2 and 3, the applicant shall modify the existing traffic signal
at the Highway 111 and Dune Palms Road intersection for a
dual left turn for northbound Dune Palms Road traffic to
westbound Highway 111 and any street improvements
required by Caltrans. The traffic signal modification shall be
performed concurrently with street improvements and may
be multi -staged depending on the timing of said
improvements.
2) Dune Palms Road (Primary Arterial; 1 10' R/W option):
The applicant shall pay its pro rated share to the developer of
Parcels 2 and 3 of Parcel Map No. 33588 for street improvements
along the Parcel 1 easterly boundary to include widening the west
side of the street along all frontage adjacent to the Site
Development Permit boundary to its ultimate width on the west
side as specified in the General Plan and the requirements of these
conditions. Rehabilitate and/or reconstruct existing roadway
pavement as necessary to augment and convert it from a rural
county -road design standard to La Quinta's urban arterial design
standard. The west curb face shall be located forty three feet
P:\Reports - PC\2005\9-13-05\Stamko SDP 05-835\9-13 PC COA SDP2005-835.DOC
PLANNING COMMISSION RESOLUTION 2005- 037
CONDITIONS OF APPROVAL - ADOPTED
SITE DEVELOPMENT PERMIT 2005-835
STAMKO DEVELOPMENT CO.
ADOPTED: SEPTEMBER 13, 2005
(43') west of the centerline, except at locations where additional
street width is needed to accommodate:
a) A 250-foot long dual left turn lane for northbound Dune
Palms Road at the Highway 111 intersection. The west
curb face shall be located forty four feet (44') west of the
centerline with a variable transition of 200 feet.
b) A deceleration/right turn only lane on Dune Palms Road at
the Parcel 1 driveway (Driveway #5). The west curb face
shall be located of fifty one (51') west of the centerline and
length to be determined by a traffic study prepared for the
developer by a licensed traffic engineer per Engineering
Bulletin # 03-08 however at a minimum 100 feet long plus
a variable dedication of an additional 50 feet.
c) An 18 - foot wide raised landscaped median along the entire
boundary of the Site Development Permit plus variable
width as needed to accommodate a dual left turn for the
north bound Dune Palms Road traffic turning left to
westbound Highway 111. The length shall be 250 feet with
a 100-foot (50 to 1) taper.
Required improvements of this site development permit in
the Dune Palms Road right or way and/or adjacent
landscape setback area include:
d) 8-foot wide meandering sidewalk. The meandering sidewalk
shall have an arrhythmic horizontal layout that utilizes
concave and convex curves with respect to the curb line
that either touches the back of curb or approaches within
five feet of the curb at intervals not to exceed 250 feet.
The sidewalk curvature radii should vary between 50 and
300 feet and at each point of reverse curvature, the radius
should change to assist in creating the arrhythmic layout.
The sidewalk shall meander into the landscape setback lot
and approach within 5 feet of the perimeter wall at intervals
not to exceed 250 feet.
The developer shall extend improvements beyond the ap rcel boundaries
P:\Reports - PC\2005\9-13-05\Stamko SDP 05-835\9-13 PC COA SDP2005-835.DOC
PLANNING COMMISSION RESOLUTION 2005- 037
CONDITIONS OF APPROVAL - ADOPTED
SITE DEVELOPMENT PERMIT 2005-835
STAMKO DEVELOPMENT CO.
ADOPTED: SEPTEMBER 13, 2005
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).
Entry drives, main interior circulation routes, corner cutbacks, bus
turnouts, dedicated turn lanes and other features shown on the approved
construction plans, may require additional street widths as may be
determined by the City Engineer.
The developer shall design street pavement sections using CalTrans'
design procedure for 20-year life pavement, and the site -specific data for
soil strength and anticipated traffic loading (including construction
traffic). Minimum structural sections shall be as follows:
Parking Lot (Low Traffic Areas)
3.0"
a.c./4.5"
c.a.b.
Parking Lot (High Traffic Areas)
4.5"
a.c /5.5"
c.a.b.
Primary Arterial
4.5"
a.c./6.0"
c.a.b.
or the approved equivalents of alternate materials.
40. The developer 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 developer shall not schedule construction operations
until mix designs are approved.
41. General access points and turning movements of traffic are limited to the
following:
A. The driveway to this Site Development Permit to Dune Palms Road
(approximately 310' south of Highway 1 1 1): Right turn in and right turn
out movements are permitted. Left turn in and left turn movements
prohibited.
42. Improvements shall include appurtenances such as traffic control signs,
markings and other devices, raised medians if required, street name signs and
P:\Reports - PC\2005\9-13-05\Stamko SDP 05-835\9-13 PC COA SDP2005-835.DOC
PLANNING COMMISSION RESOLUTION 2005- 037
CONDITIONS OF APPROVAL - ADOPTED
SITE DEVELOPMENT PERMIT 2005-835
STAMKO DEVELOPMENT CO.
ADOPTED: SEPTEMBER 13, 2005
sidewalks. Mid -block street lighting is not required.
43. Improvements shall be designed and constructed in accordance with City
adopted standards, supplemental drawings and specifications, or as approved
by the City Engineer. Improvement plans for streets, access gates and parking
areas shall be stamped and signed by qualified engineers.
PARKING LOTS and ACCESS POINTS
44. The design of parking facilities shall conform to LQMC Chapter 9.150 and in
particular the following:
A. The parking stall and aisle widths and the double hairpin stripe parking
stall design.
B. ADA accessibility routes shall be a minimum of 4 feet and shall be at 90
and 180 degree angles to adjacent buildings in Parcel Map No. 30420
and public streets.
C. Cross slopes should be a maximum of 2% where ADA accessibility is
required including accessibility routes between buildings.
D. Building access points shall be shown on the Precise Grading Plans to
better evaluate ADA accessibility issues.
Entry drives, main interior circulation routes, corner cutbacks, bus turnouts,
dedicated turn lanes, ADA accessibility route to public streets and other
features shown on the approved construction plans, may require additional
street widths and other improvements as may be determined by the City
Engineer.
CONSTRUCTION
45. The City will conduct final inspections of habitable buildings only when the
buildings have access to publicly -maintained streets. The improvements shall
include required traffic control devices, pavement markings and signage.
LANDSCAPING
46. The developer shall comply with Sections 13.24.130 (Landscaping Setbacks) &
P:\Reports - PC\2005\9-13-05\Stamko SDP 05-835\9-13 PC COA SDP2005-835.DOC
PLANNING COMMISSION RESOLUTION 2005- 037
CONDITIONS OF APPROVAL - ADOPTED
SITE DEVELOPMENT PERMIT 2005-835
STAMKO DEVELOPMENT CO.
ADOPTED: SEPTEMBER 13, 2005
13.24.140 (Landscaping Plans), LQMC.
47. The developer shall provide landscaping in the required setbacks, retention
basins, common lots and parking areas.
48. Landscape and irrigation plans for landscaped lots and setbacks, medians,
retention basins, and parks shall be signed and stamped by a licensed landscape
architect.
49. The developer shall submit the landscape plans for approval by the Community
Development Department (CDD), prior to plan checking by the Public Works
Department. When plan checking has been completed by CDD, the developer
shall obtain the signatures of CVWD and the Riverside County Agricultural
Commissioner, prior to submittal for signature by the City Engineer.
NOTE: Plans are not approved for construction until signed by the City Engineer.
50. Landscape areas shall have permanent irrigation improvements meeting the
requirements of the City Engineer. Use of lawn areas shall be minimized
with no lawn, or spray irrigation, being placed within 18 inches of curbs
along public streets.
QUALITY ASSURANCE
51. The developer shall employ construction quality -assurance measures that meet
with the approval of the City Engineer.
52. The developer shall employ, or retain, qualified engineers, surveyors, and such
other appropriate professionals as are required to provide the expertise with
which to prepare and sign accurate record drawings, and to provide adequate
construction supervision.
53. The developer shall arrange for, and bear the cost of, all measurements,
sampling and testing procedures not included in the City's inspection program,
but which may be required by the City, as evidence that the construction
materials and methods employed comply with the plans, specifications and
other applicable regulations.
54. Upon completion of construction, the developer shall furnish the City with
reproducible record drawings of all improvement plans which were approved by
P:\Reports - PC\2005\9-13-05\Stamko SDP 05-835\9.13 PC COA SDP2005-835.DOC
PLANNING COMMISSION RESOLUTION 2005- 037
CONDITIONS OF APPROVAL - ADOPTED
SITE DEVELOPMENT PERMIT 2005-835
STAMKO DEVELOPMENT CO.
ADOPTED: SEPTEMBER 13, 2005
the City. Each sheet shall be clearly marked "Record Drawing," "As -Built" or
"As -Constructed" and shall be stamped and signed by the engineer or surveyor
certifying to the accuracy and completeness of the drawings. The developer
shall have all AutoCAD or raster -image files previously submitted to the City,
revised to reflect the as -built conditions.
MAINTENANCE
55. The developer shall comply with the provisions of Section 13.24.160
(Maintenance), LQMC.
56. The developer shall make provisions for the continuous and perpetual
maintenance of all private on -site improvements, perimeter landscaping, access
drives, and sidewalks.
FEES AND DEPOSITS
57. The developer shall comply with the provisions of Section 13.24.180 (Fees and
Deposits), LQMC. These fees include all deposits and fees required by the City
for plan checking and construction inspection. Deposits and fee amounts shall
be those in effect when the developer makes application for plan check and
permits.
58. Permits issued under this approval shall be subject to the provisions of the
Infrastructure Fee Program and Development Impact Fee program in effect at
the time of issuance of building permit(s) unless the existing Development
Agreement provisions regarding the Infrastructure Fee Program and
Development Impact Fee program apply to this site.
ARCHITECTURAL AND LANDSCAPE COMMITTEE
59. This Condition has been complied with. Building plans shall eliminate the
horizontal (blue / blue green) metal accent beams.
60. This Condition has been complied with. Provide architectural detailing that
includes deeper window recesses and more substantial canopies/ trellises, and a
trim detail along the edge of the parapet.
P:\Reports - PC\2005\9-13-05\Stamko SDP 05-835\9-13 PC COA SDP2005-835.DOC
PLANNING COMMISSION RESOLUTION 2005- 037
CONDITIONS OF APPROVAL - ADOPTED
SITE DEVELOPMENT PERMIT 2005-835
STAMKO DEVELOPMENT CO.
ADOPTED: SEPTEMBER 13, 2005
61. This Condition has been complied with. Add a wainscot of stacked stone to
add interest to the front elevations.
FIRE MARSHALL
62. Approved super fire hydrants, shall be spaced every 330 feet and shall be
located not less than 25 feet nor more than 165 feet from any portion of the
buildings as measured along outside travel ways.
63. Blue dot reflectors shall be placed in the street 8 inches from centerline to the
side that the fire hydrant is on, to identify fire hydrant locations.
64. The water mains shall be capable of providing a potential fire flow of 2500 gpm
and the actual fire flow from any two adjacent hydrants shall be 1500 gpm for
a 2-hour duration at 20-psi residual operating pressure.
65. City of La Quinta ordinance requires all commercial buildings 5,000 sq. ft. or
larger to be fully sprinkled. NFPA 13 Standard. Sprinkler plans will need to be
submitted to the Fire Department.
66. Fire Department connections (FDC) shall be not less than 25 feet nor more than
50 feet from a fire hydrant and shall be located on the front side of the
buildings. FDC's and PIV's may not be located at the rear of buildings. Note,
also that FDC's must be at least 25 feet from the building and may not be
blocked by landscaping, parking stalls or anything that may restrict immediate
access.
67. Building plans shall be submitted to the Fire Department for plan review to run
concurrent with the City plan check.
68. Water plans for the fire protection system (fire hydrants, fdc, etc.) shall be
submitted to the Fire Department for approval prior to issuance of a building
permit.
69. The required water system, including fire hydrants, shall be installed and
accepted by the appropriate water agency prior to any combustible building
material being placed on an individual lot.
70. Fire Department street access shall come to within 150 feet of all portions of
the 1 st. floor of all buildings, by path of exterior travel. Turning radiuses shall
P:\Reports - PC\2005\9-13-05\Stamko SDP 05-835\9-13 PC COA SDP2005-835.DOC
PLANNING COMMISSION RESOLUTION 2005- 037
CONDITIONS OF APPROVAL - ADOPTED
SITE DEVELOPMENT PERMIT 2005-835
STAMKO DEVELOPMENT CO.
ADOPTED: SEPTEMBER 13, 2005
be no less than 38 feet outside.
71. Any commercial operations that produce grease -laden vapors will require a
Hood/duct system for fire protection (restaurants, drive-thru's, etc.).
72. The applicant or developer shall prepare and submit to the Fire Department for
approval, a site plan designating required fire lanes with appropriate lane
painting and/or signs.
73. Install a KNOX key box on each commercial building and/or suite. (Contact the
Fire Department for an application.)
74. Install portable fire extinguishers as required by the California Fire Code.
75. Any submissions to the fire department are the responsibility of the applicant.,
SHERIFF DEPARTMENT
76. Final conditions will be addressed when building plans are reviewed. Prior to
issuance of a building permit, applicant shall review building plans with the
Sheriff's Department regarding Vehicle Code requirements, defensible space,
and other law enforcement and public safety concerns. All questions regarding
the Sheriff's Department should be directed to the Deputy at (760) 863-895.
COMMUNITY DEVELOPMENT
77. The Community Development Director shall approve trash gate/enclosure wall
design.
78. The applicant shall submit one of following two options
A. A revised design of the monument structure, proposed at 8' x16', by
reducing the overall size by 40% and limiting the number of signs panels
to three tenants for Community Development Director approval, or;
B. A revised sign design which includes Sam's Club and three additional
tenant signs below the Sam's Club sign on a monument structure, as
proposed, at 8' x16'.
79. This Condition has been complied with. The applicant shall submit for
P:\Reports - PC\2005\9-13-05\Stamko SDP 05-835\9-13 PC COA SDP2005-835.DOC
PLANNING COMMISSION RESOLUTION 2005- 037
CONDITIONS OF APPROVAL - ADOPTED
SITE DEVELOPMENT PERMIT 2005-835
STAMKO DEVELOPMENT CO.
ADOPTED: SEPTEMBER 13, 2005
Community Development Director approval, revised elevations showing stacked
stone wainscoting on all columns of the building. In addition the applicant shall
redesign the front elevations to create a pedestrian walkway adding columns
and canopies, increase awning depth, or a combination of architectural elements
to create minimum architectural relief three to seven feet in depth.
P:\Reports - PC\2005\9-13-05\Stamko SDP 05-835\9-13 PC COA SDP2005-835.DOC