PCRES 2005-040PLANNING COMMISSION RESOLUTION 2005-040
A RESOLUTION OF THE PLANNING COMMISSION OF THE
CITY OF LA QUINTA, CALIFORNIA, APPROVING THE
DEVELOPMENT PLANS FOR A 15,257 SQUARE FOOT PET
SHOP, SUPPLY, AND GROOMING RETAIL COMMERCIAL
BUILDING WITHIN THE ONE ELEVEN LA QUINTA
COMMERCIAL CENTER
CASE NO.: SITE DEVELOPMENT PERMIT 2005-840
APPLICANT: ONE ELEVEN LA QUINTA, LLC
WHEREAS, the Planning Commission of the City of La Quinta, California,
did on the 27T" day of September 2005, hold a duly noticed Public Hearing to consider
the request of ONE ELEVEN LA QUINTA, LLC approving the construction of a portion
of a retail shopping center in the ONE ELEVEN LA QUINTA commercial center located
on the east side of Washington Street and north of Highway 1 1 1, more particularly
described as:
PARCEL 4 OF PARCEL MAP #31047
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 83-68). The City Council certified Environmental
Assessment 96-319 Specific Plan 89-014 Amendment No. 2 for the One Eleven La
Quinta Specific Plan. No changed circumstances or conditions exist which would
trigger the preparation of a subsequent Environmental Impact Report or environmental
review pursuant to Public Resources Code Section 21 166; and,
WHEREAS, the Architecture and Landscaping Review Committee, did on
the 71" day of September, 2005, at a regular meeting, recommended approval of the
development plans, subject to conditions; and,
WHEREAS, at said Public Hearing, upon hearing and considering all
testimony and arguments, if any, of all interested persons wanting to be heard, said
Planning Commission did find the following facts and reasons to justify approval of
said Site Development Permit:
1. The commercial unit in this proposed phase of the project is consistent with the
General Plan in that it is designated regional commercial uses.
2. The commercial project has been designed to be consistent with the applicable
provisions of the City Zoning Code, or amended as allowed in compliance with
Specific Plan 89-014 Amendment No.2.
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Planning Commission Resolution 2005-040
Site Development Permit 2005-840
One Eleven La Quinta, LLC.
Adopted: September 27, 2005
3. The architectural design of the commercial project including, but not limited to
the architectural style, scale, building mass, materials, colors, architectural
details, roof style, and other architectural elements, are compatible with the
surrounding development, previous approved and constructed phases, and with
the quality of design prevalent in the City. The commercial unit is suitably
designed and conforms to the established theme of the project.
4. The site design of the project including, but not limited to project entries,
interior circulation, pedestrian and bicycle access, pedestrian amenities,
screening of equipment, exterior lighting, and other site design elements are
compatible with previous approved and constructed phases, surrounding
development, and with the quality of design prevalent in the City.
5. Project landscaping, including but not limited to the arrangement, variety, size,
color, texture, and coverage of plant materials, with conditions, has been
designed so as to provide relief, complement buildings, visually emphasize
prominent design elements, screen undesirable views, provide a harmonious
transition between adjacent land uses, and provide an overall unifying influence
to enhance the visual continuity of the project.
NOW, THEREFORE, BE IT RESOLVED by the Planning Commission of the
City of La Quinta, California, as follows:
1. That the above recitations are true and constitute the findings of the Planning
Commission in this case;
2. That it does hereby approve Site Development Permit 2005-838 for the reasons
set forth in this Resolution, subject to the Conditions, attached hereto;
PASSED, APPROVED, and ADOPTED at a regular meeting of the La
Quinta City Planning Commission, held on the 271" day of September, 2005, by the
following vote, to wit:
AYES: Commissioners Alderson, Daniels, Ladner, Quill, and Chairman Kirk
NOES: None
ABSENT: None
ABSTAIN: None
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Planning Commission Resolution 2005-040
Site Development Permit 2005-840
One Eleven La Quinta, LLC.
Adopted: September 27, 2005
KIRK, Chairman
of La Quinta, California
DOUGLASdK.EVANS
Community Development Director
City of La Quinta, California
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PLANNING COMMISSION RESOLUTION 2005-040
CONDITIONS OF APPROVAL - FINAL
SITE DEVELOPMENT PERMIT 2005-840
ONE ELEVEN LA QUINTA, LLC.
ADOPTED: SEPTEMBER 27, 2005
GENERAL
1. The applicant 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. 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 any grading, construction, or building permit by the
City, the applicant shall obtain the necessary clearances and/or permits from the
following agencies:
• Fire Marshal
• Public Works Department (Grading Permit, Green Sheet (Public Works
Clearance) for Building Permit, Improvement Permit)
• Community Development Department
• Riverside Co. Environmental Health Department
• Desert Sands Unified School District
• Coachella Valley Water District (CVWD) Encroachment Permit, Stormwater
Discharge Fee, Other Fees
• Imperial Irrigation District (IID)
• California Water Quality Control Board (CWQCB)
• SunLine Transit Agency
• South Coast Air Quality Management District, Coachella Valley
The applicant 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 applicant shall furnish proof of such approvals when
submitting those improvements plans for City approval.
3. The applicant 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.
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PLANNING COMMISSION RESOLUTION 2005-040
CONDITIONS OF APPROVAL - FINAL
SITE DEVELOPMENT PERMIT 2005-840
ONE ELEVEN LA QUINTA, I.I.C.
ADOPTED: SEPTEMBER 27, 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 applicant 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 applicant 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.
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.
7. 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.
8. The following improvement plans shall be prepared and submitted for review
and approval by the City. 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
applicant may be required to prepare other improvement plans not listed here
pursuant to improvements required by other agencies and utility purveyors.
A.
On -Site Precise Grading Plan
1"
= 30'
Horizontal
B.
PM 10 Plan
1 "
= 40'
Horizontal
NOTE: A and B to be submitted concurrently.
PAReports - PC\2005\9-27-05\SDP 05-840 Petco\PC COA SDP 2005-840.doc 2
PLANNING COMMISSION RESOLUTION 2005-040
CONDITIONS OF APPROVAL - FINAL
SITE DEVELOPMENT PERMIT 2005-840
ONE ELEVEN LA QUINTA, LLC.
ADOPTED: SEPTEMBER 27, 2005
"On -Site Precise Grading" 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, retaining and perimeter walls, etc. ADA accessibility to public
streets, adjacent buildings and existing handicap parking shall be shown on the
Site Development Plans at a scale to be determined by the Public Works
Department.
The applicant 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
the Engineering Department in conjunction with the Site Development Plan
when it is submitted for plan checking.
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.
9. The City maintains standard plans, detail sheets and/or construction notes for
elements of construction. For a fee, established by City Resolution, the
applicant may purchase such standard plans, detail sheets and/or construction
notes from the City.
10. The applicant 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 applicant 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.
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PLANNING COMMISSION RESOLUTION 2005-040
CONDITIONS OF APPROVAL - FINAL
SITE DEVELOPMENT PERMIT 2005-840
ONE ELEVEN LA QUINTA, LLC.
ADOPTED: SEPTEMBER 27, 2005
PRECISE GRADING
11. The applicant shall comply with the provisions of Section 13.24.050 (Grading
Improvements), LQMC.
12. Prior to occupancy of the project site for any construction, or other purposes,
the applicant shall obtain a grading permit approved by the City Engineer.
13. To obtain an approved grading permit, the applicant shall submit and obtain
approval of all of the following:
A. A grading plan prepared by a qualified engineer or architect,
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.
The applicant 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.
14. The applicant 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.
15. 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 site plan, the applicant shall
submit the proposed grading changes to the City Staff for a substantial
conformance finding review.
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PLANNING COMMISSION RESOLUTION 2005-040
CONDITIONS OF APPROVAL - FINAL
SITE DEVELOPMENT PERMIT 2005-840
ONE ELEVEN LA QUINTA, LLC.
ADOPTED: SEPTEMBER 27, 2005
16. Prior to the issuance of a building permit for any building lot, the applicant shall
provide a lot pad certification stamped and signed by a qualified engineer or
surveyor as approved by the City Engineer.
DRAINAGE
17. Stormwater handling shall conform with the approved hydrology and drainage
plan for ONE ELEVEN/LA QUINTA CENTER and as modified for this Site
Development Permit. Storm and nuisance water shall be conveyed into a
drywell or other approved filtration system prior to being discharged into the
Coachella Valley Stormwater Channel. All nuisance water shall be contained
within the approved system. The applicant shall submit to the Public Works
Department the aforementioned modified Hydrology Report for approval.
18. The 100-year stormwater flow HGL shall be assumed at 2 feet below the 500
year Project Storm Design.
19. When an applicant proposes discharge of storm water directly, or indirectly, into
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 the 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 parcel 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 final development
CC&Rs for meeting these potential obligations.
UTII ITIFS
20. The applicant 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.
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PLANNING COMMISSION RESOLUTION 2005-040
CONDITIONS OF APPROVAL - FINAL
SITE DEVELOPMENT PERMIT 2005-840
ONE ELEVEN LA QUINTA, LLC.
ADOPTED: SEPTEMBER 27, 2005
21. Underground 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.
22. The applicant shall provide certified reports of all utility trench compaction for
approval by the City Engineer.
PARKING LOTS AND LOADING DOCKS
23. The design of parking facilities shall conform to LQMC Chapter 9.150 (Parking).
Entry drives, main interior circulation routes, corner cutbacks, 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.
24. 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.
25. The design of parking facilities and loading docks shall conform to LQMC
Chapter 9.150 (Parking) and as approved by the Department of Public Works. In
particular, the following are conditioned with this approval.
A. Cross slopes should be a maximum of 2% where ADA accessibility is
required including accessibility routes between buildings.
B. Building access points shall be shown on the Precise Grading Plans to
better evaluate ADA accessibility issues.
C. Parking stalls shall be restriped to the City of La Quinta double striped
hairpin design.
D. A minimum 26-foot wide aisle shall be afforded along the northerly
loading dock/trash enclosure area.
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PLANNING COMMISSION RESOLUTION 2005-040
CONDITIONS OF APPROVAL - FINAL
SITE DEVELOPMENT PERMIT 2005-840
ONE ELEVEN LA QUINTA, LLC.
ADOPTED: SEPTEMBER 27, 2005
E. Access to public streets, public transit facilities and adjacent buildings
shall be provided for this Site Development Permit.
F. The applicant may be required to modify the existing Big 5 employee
parking area to the westerly back of the building and as approved by the
Public Works Department with the Precise Grading Plan submittal.
26. The applicant 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). Minumum
structural sections shall be as follows:
Parking Areas (Parking and Low Traffic) 3.0" a.c./4.5" c.a.b.
Parking Areas (High Traffic) 4.5" a.c./5.5" c.a.b.
Loading Dock and Trash Enclosure Service Area 6.0" p.c.c.
or the approved equivalents of alternate materials.
27. 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.
28. 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.
QUALITY ASSURANCE
29. The applicant shall employ construction quality -assurance measures that meet
with the approval of the City Engineer.
30. The applicant 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.
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PLANNING COMMISSION RESOLUTION 2005-040
CONDITIONS OF APPROVAL - FINAL
SITE DEVELOPMENT PERMIT 2005-840
ONE ELEVEN LA QUINTA, LLC.
ADOPTED: SEPTEMBER 27, 2005
31. The applicant 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.
32. Upon completion of construction, the applicant shall furnish the City with
reproducible record drawings of all improvement plans which were approved by
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 applicant
shall have all AutoCAD or raster -image files previously submitted to the City,
revised to reflect the as -built conditions.
MAINTENANCE
33. The applicant shall comply with the provisions of Section 13.24.160
(Maintenance), LQMC.
34. The applicant shall make provisions for the continuous and perpetual
maintenance of all private on -site improvements, perimeter landscaping, access
drives, and sidewalks.
FEES AND DEPOSITS
35. The applicant 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 applicant makes application for plan check and
permits.
36. 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).
LANDSCAPING
37. The applicant shall comply with Sections 13.24.130 (Landscaping Setbacks) &
13.24.140 (Landscaping Plans), LQMC.
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PLANNING COMMISSION RESOLUTION 2005-040
CONDITIONS OF APPROVAL - FINAL
SITE DEVELOPMENT PERMIT 2005-840
ONE ELEVEN LA QUINTA, LLC.
ADOPTED: SEPTEMBER 27, 2005
38. Landscaping shall be installed along the storefront. Bougainvilleas shall be
attached to the front columns as a vertical element. Plantings shall be placed
between the front columns.
39. Landscape and irrigation plans for landscaped lots and setbacks, medians,
retention basins, and parks shall be signed and stamped by a licensed landscape
architect.
40. The applicant 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 applicant
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.
41. Landscape areas shall have permanent irrigation improvements meeting the
requirements of the City Engineer.
COMMUNITY DEVELOPMENT
42. Trash enclosures shall be relocated to be parallel to the truck loading well.
43. All roof top mechanical equipment shall be fully screened per Section
9.100.050 of the Zoning Ordinance.
44. Tubular -steel "ribbon -type" or other securable, foundation -inset bicycle parking
racks shall be provided, large enough to accommodate five bicycles. Bicycle
racks shall be placed in shaded locations, out of the way of pedestrian flows
and shopping cart storage and shall be provided with a mechanism which
permits locking a bicycle onto the rack.
FIRE DEPARTMENT
45. Prior to issuance of a building permit, applicant shall review building plans with
the Fire Department. Fire Department plan check is to run concurrent with the
City plan check. Specific fire protection measures will be determined at the
time of plan check.
46. 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
building as measured along outside travel ways.
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PLANNING COMMISSION RESOLUTION 2005-040
CONDITIONS OF APPROVAL - FINAL
SITE DEVELOPMENT PERMIT 2005-840
ONE ELEVEN LA QUINTA, LLC.
ADOPTED: SEPTEMBER 27, 2005
47. Blue dot reflectors shall be placed in the street eight inches from centerline to
the side that the fire hydrant is on, to identify fire hydrant locations.
48. 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.
49. 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.
50. Building plans shall be submitted to the Fire Department for plan review to run
concurrent with the City plan check.
51. 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.
52. 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.
53. Install a KNOX key box on each commercial building and/or suite. (Contact the
Fire Department for an application)
54. Install portable fire extinguishers as required by the California Fire Code.
55. Any submissions to the Fire Department are the responsibility of the applicant.
SHERIFF DEPARTMENT
56. 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) 863-8950.
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