PCRES 2006-022PLANNING COMMISSION RESOLUTION 2006-022
A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF LA
QUINTA, CALIFORNIA, APPROVING THE DEVELOPMENT PLANS FOR
8,003 SQUARE FEET OF RETAIL SPACE AND 2,777 SQUARE FEET OF
TENANT STORAGE WITHIN THE ONE ELEVEN LA QUINTA SHOPPING
CENTER
CASE NO.: SITE DEVELOPMENT PERMIT 2006-859
APPLICANT: ONE ELEVEN LA QUINTA, LLC
WHEREAS, the Planning Commission of the City of La Quinta, California,
did on the 23rd day of May, 2006 and continued to the 13T" day of June 2006, 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 Shopping Center located on the east side of Washington Street and north'
of Highway 111, 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 311D day of May, 2006, at a regular meeting, recommend 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 units in this proposed phase of the project is consistent with
the General Plan in that it is designated for 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.
3. The architectural design of the commercial project including, but not limited to
the architectural style, scale, building mass, materials, colors, architectural
Planning Commission Resolution 2006-022
Site Development Permit 2006-859
One Eleven La Quinta, LLC.
Adopted: June 13, 2006
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 units are suitably
designed and conform 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.
I '
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 2006-859 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 13T" day of June, 2006, by the
following vote, to wit:
AYES: Commissioners Barrows, Daniels, and Chairman Quill
NOES: None
ABSENT: Commissioners Alderson and
ABSTAIN: None
FFAUL QUILL, Chairman
City of La Quinta, California
P:\Reports - PC\2006\6-13-06\SDP 06-859\sdp 2006-859 pc res.doc
Planning Commission Resolution 2006-022
Site Development Permit 2006-859
One Eleven La Quinta, LLC.
Adopted: June 13, 2006
ATTEST:
DOUGLA R.EVANS
Community Development Director
City of La Quinta, California
P:\Reports - PC\2006\6-13-06\SDP 06-859\sdp 2006-859 pc res.doc
PLANNING COMMISSION RESOLUTION 2006-022
CONDITIONS OF APPROVAL - ADOPTED
SITE DEVELOPMENT PERMIT 2006-859
SHOVLIN DEVELOPMENT / ONE ELEVEN LA QUINTA, LLC.
ADOPTED: JUNE 13, 2006
/ 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.
PLANNING COMMISSION RESOLUTION 2006-022
CONDITIONS OF APPROVAL - ADOPTED
SITE DEVELOPMENT PERMIT 2006-859
SHOVLIN DEVELOPMENT I ONE ELEVEN LA QUINTA, LLC.
ADOPTED: JUNE 13, 2006
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," refer 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" = 20' Horizontal
B. PM10 Plan Per requirements of Public Works/Engineering Department
Green Sheet (Public Works Clearance) for Building Permits
NOTE: A and B to be submitted concurrently.
P:\Reports - PC\2006\6-13-06\SDP 06-859\SDP 2006-859 PC COA.doc 2
PLANNING COMMISSION RESOLUTION 2006-022
CONDITIONS OF APPROVAL - ADOPTED
SITE DEVELOPMENT PERMIT 2006-859
SHOVLIN DEVELOPMENT / ONE ELEVEN LA QUINTA, LLC.
ADOPTED: JUNE 13, 2006
"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 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.
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.
P:\Reports - PC\2006\6-13-06\SDP 06-859\SDP 2006-859 PC COA.doc 3
PLANNING COMMISSION RESOLUTION 2006-022
CONDITIONS OF APPROVAL - ADOPTED
SITE DEVELOPMENT PERMIT 2006-859
SHOVLIN DEVELOPMENT / ONE,ELEVEN LA QUINTA, LLC.
ADOPTED: JUNE 13, 2006
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,
11
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.
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.
P:\Reports - PC\2006\6-13-06\SDP 06-859\SDP 2006-859 PC COA.doc 4
i u
PLANNING COMMISSION RESOLUTION 2006-022
CONDITIONS OF APPROVAL - ADOPTED
SITE DEVELOPMENT PERMIT 2906-859
SHOWN DEVELOPMENT / ONE ELEVEN LA QUINTA, LLC.
ADOPTED: JUNE 13, 2006
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 to the hydrology and drainage plan for the
ONE ELEVEN/LA QUINTA CENTER 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 for the Coachella Valley Stormwater
Channel shall be assumed at 2 feet beldw 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.
UTILITIES
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.
PAReports - PC\2006\6-13-06\SDP 06-859\SDP 2006-859 PC COA.doc 5
PLANNING COMMISSION RESOLUTION 2006-022
CONDITIONS OF APPROVAL - ADOPTED
SITE DEVELOPMENT PERMIT 2006-859
SHOWN DEVELOPMENT I ONE ELEVEN LA QUINTA, LLC.
ADOPTED: JUNE 13, 2006
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
23.E 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. Access to public streets, public transit facilities and adjacent buildings
shall be provided for this Site Development Permit.
The applicant shall design street pavement sections using CalTrans' design
procedure for 20-year life pavement, and the site -specific data for soil strength
P:\Reports-PC\2006\6-13-06\SDP 06-859\SDP 2006-859 PC COA.doc 6
PLANNING COMMISSION RESOLUTION 2006-622
CONDITIONS OF APPROVAL - ADOPTED
SITE DEVELOPMENT PERMIT 2006-859
SHOVLIN DEVELOPMENT / ONE' ELEVEN LA QUINTA, LLC.
ADOPTED: JUNE 13, 2006
and anticipated traffic loading (including construction traffic). Minimum
structural sections shall be as follows:
/ Parking Areas (Parking and Low Traffic) 3.0" a.c./4.5" c.a.b.
Parking Areas (Truck Traffic) 4.5" a.c./5.5" c.a.b.
or the approved equivalents of alternate materials. The applicant shall match
existing pavement structures of the abutting loading/parking areas at the
northerly portion of the site per the Petco Precise Grading Plan and as approved
by the City Engineer. Additionally, the applicant may be required to reconstruct
the pavement section to the east for anticipated Truck Traffic Load
requirements.
26. 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.
LANDSCAPING
27. The applicant shall comply with Sections 13.24.130 (Landscaping Setbacks) &
13.24.140 (Landscaping Plans), LQMC.
28. Landscape and irrigation plans for landscaped parking lots and planting areas
shall be signed and stamped by a licensed landscape architect.
The applicant shall submit the landscape plans for approval for plan checking to
the Public Works Department. When plan checking has been completed by the
Public Works and Community Development Departments, 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.
29. Landscape areas shall have permanent irrigation improvements meeting the
requirements of the City Engineer.
P:\Reports - PC\2006\6-13-06\SDP 06-859\SDP 2006-859 PC COA.doc 7
PLANNING COMMISSION RESOLUTION 2006-022
CONDITIONS OF APPROVAL - ADOPTED
SITE DEVELOPMENT PERMIT 2006-859
SHOVLIN DEVELOPMENT I ONE ELEVEN LA QUINTA, LLC.
ADOPTED: JUNE 13, 2006
30. Landscaping shall be installed along the storefront and at the eastern side of the
building. Bougainvilleas shall be attached to the front columns and along the
east elevation as a vertical element. Plantings shall be placed between the front
columns.
QUALITY ASSURANCE
31.' The applicant shall employ construction quality -assurance measures that meet
with the approval of the City Engineer.
I '
32. 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.
33. 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.
34. 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
35. The applicant shall comply with the provisions of Section 13.24.160
(Maintenance), LQMC.
36. The applicant shall make provisions for the continuous and perpetual
maintenance of all private on -site improvements, perimeter landscaping, access
drives, and sidewalks.
P:\Reports - PC\2006\6-13-06\SDP 06-859\SDP 2006-859 PC COA.doc 8
PLANNING COMMISSION RESOLUTION 2006-022
CdNDITIONS OF APPROVAL - ADOPTED
SITE DEVELOPMENT PERMIT 2006-859
SHOVLIN DEVELOPMENT I ONE ELEVEN LA QUINTA, LLC.
ADOPTED: JUNE 13, 2006
FEES AND DEPOSITS
37. 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.
38. � 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).
COMMUNITY DEVELOPMENT
39. Trash enclosures shall be relocated along the rear wall of the building so as to
not obstruct adjacent loading zones.
40. All roof top mechanical equipment shall be fully screened as per Section
9.100.050 of the Zoning Ordinance.
41. Tubular -steel "ribbon -type" or other securable, foundation -inset bicycle parking
racks shall be provided, large enough to accommodate at least three 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. Final placement shall be approved by
the Community Development Department.
42. Storage lockers shall be limited for the use of shopping center tenants only.
Loading and unloading of the storage lockers shall be from the rear of the
structure. The eastern storage locker access door shall be for emergency use
only.
43. Focused security lighting, in accord with the Outdoor Lighting Ordinance, shall
be installed along the side and rear of the building. All pedestrian pathways shall
be illuminated with focused and directed lighting. Decorative, lighted bollards
shall be placed along and within the eastern sidewalk to prevent vehicular traffic
and to provide security lighting. Final location and design shall be reviewed and
approved by the Community Development Department.
P:\Reports - PC\2006\6-13-06\SDP 06-859\SDP 2006-859 PC COA.doc 9
PLANNING COMMISSION RESOLUTION 2006-022
CONDITIONS OF APPROVAL -"ADOPTED
SITE DEVELOPMENT PERMIT 2006-859
SHOVLIN DEVELOPMENT / ONE ELEVEN LA QUINTA, LLC.
ADOPTED: JUNE 13, 2006
SHERIFF DEPARTMENT
44. 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.
P:\Reports - PC\2006\6-13-06\SDP 06-859\SDP 2006-859 PC COA.doc 10