2011 04 26 PCCity of La Quinta
Planning Commission Agendas are now
available on the City's Web Page
Ism., @ www.la-guinta.org
OF Tl D
PLANNING COMMISSION
AGENDA
A Regular Meeting to be Held at the
La Quinta City Hall Council Chamber
78-495 Calle Tampico
La Quinta, California
APRIL 26, 2011
7:00 P.M.
**NOTE**
ALL ITEMS NOT CONSIDERED BY 11:00 P.M. WILL BE CONTINUED TO THE NEXT
REGULAR MEETING
Beginning Resolution 201 1-004
Beginning Minute Motion 2011-001
CALL TO ORDER
A. Pledge of Allegiance
B. Roll Call
II. PUBLIC COMMENT
This is the time set aside for public comment on any matter not scheduled for
public hearing. Please complete a "Request to Speak" form and limit your
comments to three minutes.
III. CONFIRMATION OF AGENDA
IV, CONSENT CALENDAR
Approval of the Minutes of the Regular Meeting of March 8, 2011.
V. PUBLIC HEARINGS:
For all Public: Hearings on the Agenda, a completed "Request to Speak" form must
be filed with the Executive Secretary prior to the start of the Planning Commission
consideration of that item. The Chairman will invite individuals who have
requested the opportunity to speak, to come forward at the appropriate time.
Any person may submit written comments to the Planning Commission before a
public hearing, may appear and be heard in support of, or in opposition to, the
approval of the project(s) at the time of the hearing. If you challenge any project(s)
in court, you may be limited to raising only those issues you or someone else raised
at the public hearing or in written correspondence delivered to the City at, or prior
to the public hearing.
There are no public hearing items for this meeting.
V. BUSINESS ITEM:
A. Item ................... FINAL LANDSCAPING PLAN 2010-053
Applicant........... Levitan Development
Location............ 43-632 Washington Street.
Request ............. Consideration of Final Landscaping Plans for the Desert
Express Car Wash.
Action ................. Staff Recommendation for Adoption of Minute Motion
Recommending Approval, with Conditions - Minute
Motion 2011 -
VI. CORRESPONDENCE AND WRITTEN MATERIAL:
A. Planners' Institute thank you letter (Chairman Alderson).
Vill. COMMISSIONER ITEMS:
A. Report on City Council meetings of March 15, 2011, April 5, 2011,
and April 19, 2011.
B. Commissioner Barrows is scheduled to attend the May 3, 2011, City
Council meeting.
IX. DIRECTOR ITEMS:
X. ADJOURNMENT:
This meeting of the Planning Commission will be adjourned to a Regular Meeting to be
held on May 10, 2011, at 7:00 p.m.
DECLARATION OF POSTING
I, Carolyn Walker, Executive Secretary of the City of La Quinta, do hereby declare that
the foregoing Agenda for the La Quinta Planning Commission meeting of Tuesday, April
26, 2011 was posted on the outside entry to the Council Chamber, 78-495 Calle
Tampico and the bulletin board at the La Quinta Cove Post Office, 51-321 Avenida
Bermudas, on Thursday April 21, 2011.
DATED: April 21, 2011
&/-�* 0"&,
CAROLYN WALKER, Executive Secretary
City of La Quinta, California
Public Notices
The La Quinta City Council Chamber is handicapped accessible. If special equipment is
needed for the hearing impaired, please call the City Clerk's office at 777-7123, twenty-
four (24) hours in advance of the meeting and accommodations will be made.
If special electronic equipment is needed to make presentations to the Planning
Commission, arrangements should be made in advance by contacting the City Clerk's
office at 777-7123. A one (1) week notice is required.
If background material is to be presented to the Planning Commission during a Planning
Commission meeting, please be advised that eight (8) copies of all documents, exhibits,
etc., must be supplied to the Executive Secretary for distribution. It is requested that this
take place prior to the beginning of the 7:00 p.m. meeting.
MINUTES
PLANNING COMMISSION MEETING
A regular meeting held at the La Quinta City Hall
78-495 Calle Tampico, La Quinta, CA
March 8, 2011 7:04 P.M.
CALL TO ORDER
A. A regular meeting of the La Quinta Planning Commission was called to
order at 7:04 p.m. by Chairman Alderson.
PRESENT: Commissioners Barrows, Quill, Weber, Wilkinson, and
Chairman Alderson.
ABSENT: None
STAFF PRESENT: Planning Director Les Johnson, Planning Manager
David Sawyer, Assistant Planner Yvonne Franco,
and Executive Secretary Carolyn Walker.
II. PUBLIC COMMENT: None
III. CONFIRMATION OF THE AGENDA: 'Confirmed
IV. CONSENT CALENDAR:
There being no comments, or suggestions, it was moved by Commissioners
Barrows/Wilkinson to approve the minutes of February 8, 2011 as
submitted. Unanimously approved.
V. PUBLIC HEARINGS:
A. Conditional Use Permit 2003-075, Amendment No. 2; a request by
Gary Yasuda for Milan Institute of Cosmetology for consideration of a
Conditional Use Permit Amendment to increase the square footage and
number of students per session for a beauty school within the
Regional Commercial (RC) District at Dune Palms Plaza located at 47-
120 Dune Palms Road, Suites C & D; located on the east side of Dune
Palms Road, approximately 300 feet south of Highway 11 1 .
Planning Commission Minutes
March 8, 2011
Assistant Planner Yvonne Franco presented the staff report, a copy of
which is on file in the Planning Department.
Chairman Alderson asked if there were any questions of staff.
Commissioner Wilkinson asked if the applicant was agreeable to the
reduction in parking spaces.
Staff responded they preferred to have 65.
Commissioner Wilkinson asked if any alternative parking solutions had
been suggested.
Staff responded nothing was in writing from the applicant or property
owner, then explained the center's layout and parking.
General discussion followed on the available parking in the center and
surrounding areas.
Commissioner Weber referenced page 5 of the staff report, where it
states "...It is probable that not every student has their own vehicle
and estimating that up to ten of them will either rideshare or get
dropped off..." and asked whose estimate that was.
Associate Planner Franco responded it was staff's estimate.
General discussion followed on how staff had arrived at that figure.
Commissioner Weber asked if there was sufficient restroom space.
Staff responded that would be the decision of the Building & Safety
Department who received copies of the plans and had not made any
comments. Staff then explained the procedures followed in routing the
plans to Building and Safety and the Tenant Improvement Permitting
process.
Chairman Alderson asked for a definition of "paying customers" since
the application was for a school for cosmetology.
Assistant Planner Franco explained that the students had to spend a
certain portion of their training time with the public and it was
necessary to set aside parking for those customers.
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Planning Commission Minutes
March 8, 2011
There being no further questions of staff, Chairman Alderson opened
the public hearing portion of the meeting and asked if the applicant
would like to speak.
Ms. Betty Weber, Dean of Education, Milan Institute of Cosmetology,
41-760 Jamaica Sands Drive, Bermuda Dunes CA (applicant's
representative)- introduced herself and said the estimate of 10 ride -
sharing students was actually very low. She added that about two-
thirds of their students either shared a ride, or were dropped off by
parents or family members and about one-third of them rode the bus.
She explained who their students were and that most of them were
young and could not afford cars. She did not think that the request to
allow 65 students was a problem as the parking lot was empty most
of the day; even on their busiest days. She commented on the nearby
businesses and the generally available parking in the center.
Chairman Alderson asked if there were any questions of the applicant.
Commissioner Wilkinson asked if Ms. Weber could more clearly define
the number of students needing parking spaces.
Ms. Weber replied she thought about two-thirds of the students were
dropped off by parents or family members on their way to work.
Commissioner Wilkinson asked staff to explain how they arrived at the
parking figures.
Planning Director Johnson responded staff had been very generous in
defining the parking for this applicant since they would be occupying
over half the building. He also commented on the lowered use of the
parking lot by other patrons. He said this was a Conditional Use
Permit, issued in perpetuity, and no one could predict whether the
student demographics or other tenant changes could increase the
demand for parking spaces. He concluded that what occurred today
could change in the future and if there were any reservations on the
part of the Commission, staff would be more than willing to work with
them and/or the applicant to re -visit this use permit at a later date.
However, at this point in time, staff did not feel comfortable
recommending more students than what was currently recommended.
3-
Planning Commission Minutes
March 8, 2011
Commissioner Wilkinson asked if staff had any information on the
landlord's position.
Planning Director Johnson responded he had not recently spoken with
the landlord, but in the past she had been very supportive of Milan
being there. He than asked his staff if they had spoken with the
landlord. Staff responded the landlord had received a copy of the
report and had not made any comments.
Commissioner Barrows commented that because two-thirds of the
students were dropped off they would not need parking spaces.
Ms. Weber said she did not see the need for the restriction since most
students did not drive and the clients would be parking out front.
General discussion followed on:
• The photographs presented, who took them and when.
o Sensitivity of parking available for paying customers.
o The parking north of the site.
• The parking calculations for this building.
Commissioner Weber asked if Ms. Weber was okay with the
restriction on overlapping the sessions.
Ms. Weber responded that would pose a problem and explained how
the training sessions were determined, the number of hours needed to
obtain an adequate amount of training and why and how hard it would
be to expand the program and fill classroom vacancies if the hours
were extended.
Chairman Alderson asked if she had heard of the condition prior to the
meeting.
Ms. Weber said she had not, but the applicant might have been aware
of it.
Commissioner Quill commented on the possibility of having enough
parking spaces if the two classes did not overlap.
Planning Commission Minutes
March 8, 2011
Ms. Weber clarified the salon was not open to clients between 5:00
and 6:30. The salon floor was closed. The students worked on
theory (book work) during that time.
Commissioner Weber asked if Ms. Weber would be agreeable to
having a time limitation placed on the conditional use permit; in order
to assess the situation at a later date.
Ms. Weber said she would be agreeable if it was for the 65 stations.
Commissioner Quill asked how many students were currently
attending.
Ms. Weber said 20.
Chairman Alderson asked about the staff's determination of Code -legal
parking spaces.
Staff explained their determination and how they applied the "drop
off" credit.
General discussion followed regarding security lighting and the
applicant's cooperation in the past.
There being no further questions of staff, or comments from the
applicant, Chairman Alderson asked if there was any public comment.
There being no public comment, Chairman Alderson closed the public
hearing and opened the matter for Commission discussion.
Commissioner Quill said this was an appropriate location for clientele
who would be utilizing mass transit or ride -sharing. He said the
parking would be under-utilized and the conditional use permit should
be allowed with the 65 as requested by the applicant.
Commissioner Wilkinson agreed with Commissioner Quill's comments
and then asked for clarification of building percentage the applicant
would be occupying.
Staff did not have an exact number since the proposed expansion had
not be utilized yet and commented on the current lessees, and
vacancies, in the building.
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Planning Commission Minutes
March 8, 2011
General discussion followed regarding amount of vacant space
currently available, as well as the possibility of shared parking
agreements with the owner of the parcel to the north of the applicant.
General discussion followed on the Municipal Code standards for
determining the parking ratio for a specific use, and the fact that this
parcel had a 1:400 parking ratio versus 1:200, which had been
established with their specific plan.
Staff then presented the Commission with several options to allow
them to the opportunity to revisit this item at a future date of their
choice.
Commissioner Wilkinson expressed concern about the cost to the
applicant if the improvements were done in two phases.
Staff explained it would be a similar environment to what was there
currently with over 40 stations but only 20 students per class.
Commissioner Barrows went over some of the previously mentioned
concerns such as 1) why the parking standards were 1:400 versus
1:200, 2) the fact that the building that had been almost empty for
quite some time, and 3) there was a business that wanted to occupy a
significant piece of that space and they should be accommodated.
She added that there didn't appear to be a problem with parking and
the Commission should allow them to have more students, possibly
for a specific time period. She was okay with the parking because it
appeared to be adequate.
Chairman Alderson re -opened the public hearing and asked Ms. Weber
to come back to answer additional questions.
Chairman Alderson asked Ms. Weber for her thoughts about doing the
tenant improvements in two phases.
Ms. Weber responded she did not make those decisions as she was
the Dean of Education. She did say, as a former salon owner, that it
cost more money to come in little and then try to make it big, rather
than to have extra stations that are not used.
6Z
Planning Commission Minutes
March 8, 2011
Chairman Alderson asked her if the improvements had to be done in
two phases, would that cause her to scale down her proposed tenant
improvements.
Ms. Weber responded she would probably not, but would probably
look for another spot. She emphasized that was her comment and not
that of the corporation and she was not suggesting that would happen
here.
Chairman Alderson asked if the Commissioners had additional
questions. The Commissioners had no further questions and he closed
the public hearing portion of the meeting and returned to
Commissioner comments.
Commissioner Weber commented that it would make more sense for
the applicant to build out to their maximum capability. He suggested
if the application were approved for 65 it would be better to come
back sooner rather than later to re -visit the parking. He added it
would also make sense for the applicant to explore a shared parking
agreement with their neighbors to the north to help mitigate the
problem.
Chairman Alderson asked if he would support 48 with a reassessment
in one-year.
Commissioner Weber said he might even support 65 with a short time
frame to review what the impact is.
General discussion followed on the occupied and vacant square
footage of the building and the layout of the parcel; including Bob's
Soccer Shop, Milan, other occupants and vacant space.
Commissioner Quill asked Ms. Weber for the next session starting
date.
Ms. Weber responded she did not have it but could get back to staff
with that information.
Discussion followed on the when the sessions would start and stop.
Also, since this was a school, why the parking requirements differed
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Planning Commission Minutes
March 8, 2011
from any other school, i.e., high schools; which are actually exempt
from Municipal provisions.
Commissioner Wilkinson echoed Commissioner Weber's comment on
possibly seeking a shared parking agreement. He added that he was
surprised that the landlord didn't have any response to the parking
comments.
Staff said the landlord approved the application when it was submitted
and three weeks prior to the meeting the property owner responded,
in writing, that they were okay with the proposal.
Chairman Alderson expressed his concerns about the parking, and said
he would support the 48, to come back in 6 months, or 65 right now
and to deny the request to add Condition 10.
General discussion followed clarifying the Commission's position
before making a motion.
There being no further questions or discussion, it was moved and
seconded by Commissioners Barrows/Quill to adopt Resolution 2011-
003 recommending approval of Conditional Use Permit 2003-075,
Amendment No. 2 as conditioned in the staff report, with the
following amendments:
1. Condition No. 6 to be revised to read —
Each session shall have no more than 65 students, at any time, in
order to mitigate parking impacts on the property.
2. Condition No. 10 shall be deleted.
3. The Conditional Use Permit is to be re -visited to make sure the
designated parking is adequate and has not impinged upon any of
the neighboring retail businesses. This review shall occur in 18
months from the date of April 18, 2011, which is the beginning of
the next class cycle.
Unanimously approved
VI. BUSINESS ITEMS: None.
Planning Commission Minutes
March 8, 2011
VII. CORRESPONDENCE AND WRITTEN MATERIAL: None.
Vill. COMMISSIONER ITEMS:
A. Report of the City Council Meeting of February 15, 2011 by Chairman
Alderson. (Commissioner Barrows thanked Chairman Alderson for
covering the February 15, 2011, Council meeting on her behalf.)
B. Report of the City Council meeting of March 1, 2011 by
Commissioner Quill. Report included a brief recap of the discussion of
budget, Public Works, and redevelopment items
C. Chairman Alderson requested the addition of discussion on the
following March 1, 2011, Public Hearing Item:
Consideration of an Ordinance Amending Municipal Code Section
9.60.030 to Permit Review of Alternative Fence Materials Not
Currently Identified in the Code, and Section 9.120.010 "Table of
Permitted Uses" to Add the Sale of Golf Carts as a Conditionally
Permitted Use in the Golf Course Zoning District.
Chairman Alderson stated the Council did not accept the Planning
Commission's recommendation on these items and asked staff to
outline the reasons for the Council's action. Staff summarized the
Council's comments.
D. Chairman Alderson noted Commissioner Weber was scheduled to
report back on the March 15, 2011 Council meeting.
E. General discussion followed on:
• The bridge at Adams and Whitewater.
• The Whitewater Trail
• The Avenue 52/Jefferson Roundabout
• Utilization of the Planning Commissioners' expertise.
IX: DIRECTOR ITEMS:
A. General discussion on the California Planners' Institute.
Planning Commission Minutes
March 8, 2011
X. ADJOURNMENT:
There being no further business, it was moved by Commissioners
Quill/Weber to adjourn this regular meeting of the Planning Commission to
the next meeting to be held on March 22, 2011. This meeting was adjourned
at 8:31 p.m. on March 8, 2011.
Respectfully submitted,
Carolyn Walker, Executive Secretary
City of La Quinta, California
-10-
BI # A
STAFF REPORT
PLANNING COMMISSION
DATE: APRIL 26, 2011
CASE NO: FINAL LANDSCAPE PLAN 2010-053
REQUEST: REVIEW OF FINAL LANDSCAPE PLANS FOR THE DESERT
EXPRESS CARWASH
LOCATION: 43-632 WASHINGTON STREET
APPLICANT: LEVITAN DEVELOPMENT
PROPERTY OWNER: LEVITAN DEVELOPMENT
LANDSCAPE
ARCHITECT: PAUL STURWOLD ASSOCIATES, ASLA
ENVIRONMENTAL
REVIEW: THE CITY OF LA QUINTA PLANNING DEPARTMENT
DETERMINED THAT THE ORIGINAL REQUEST FOR THE
CARWASH (SDP 2009-057; EA 2008-598) WAS
CATEGORICALLY EXEMPT FROM ENVIRONMENTAL REVIEW
PURSUANT TO PROVISIONS OF SECTION 15303 (CLASS C)
OF THE CALIFORNIA ENVIRONMENTAL QUALITY ACT
(CEQA). THIS FINAL LANDSCAPE PLAN IS COVERED UNDER
THE PREVIOUSLY -ADOPTED CEQA ACTION.
ZONING: COMMUNITY COMMERCIAL (CC)
GENERAL PLAN
DESIGNATION: COMMUNITY COMMERCIAL (CC)
SURROUNDING
ZONING/LAND USE: NORTH: COMMUNITY COMMERCIAL (CC)
EXISTING OFFICE BUILDING
SOUTH: COMMUNITY COMMERCIAL (CC)
APPROVED SHOPPING CENTER
EAST: MAJOR COMMUNITY FACILITIES (MC)
COLONEL MITCHELL PAIGE MIDDLE SCHOOL
WEST: WASHINGTON STREET
RESIDENTIAL USES (CITY OF PALM DESERT)
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PURPOSE OF REVIEW
The purpose of a Final Landscape Plan (FLP) is to provide review of a project's final
detailed landscape and irrigation plan for consistency with the project's previously -
approved preliminary landscape plan and any specific landscape -related conditions of
approval. Typically, the Architecture and Landscape Review Committee (ALRC) reviews
this type of application and provides the Planning Director with feedback and a
recommendation prior to his review and approval of the plan. However, in this instance,
Condition of Approval #60 of Site Development Permit 2008-905 requires that the FLP
for this particular project be submitted to the Planning Commission for review and
approval. To assist the Planning Commission in this review, the following background
and analysis is provided.
BACKGROUND
In 2009, the City Council approved Site Development Permit 2008-905, which permitted
the construction of the Desert Express Carwash, a 4,924 square foot express/self-service
carwash (Attachment 1). The facility, located on Washington Street approximately 800
feet north of Fred Waring Drive, consists of a carwash tunnel structure and exterior
vacuuming areas (Attachment 2).
On June 16, 2009, the City Council reviewed and approved the project subject to the
following select landscaping -related conditions of approval (Attachment 3):
57. The applicant shall comply with LQMC Sections 13.24.130 (Landscaping
Setbacks) & 13.24,140 (Landscaping Plans). Tree quantities for the
approved landscape plan (with tunnel on north side of site) shall be the
same as the landscape plan dated 3-1 1-09 with the tunnel on the south side
of the site.
58. The applicant shall provide landscaping in the required setbacks, and
common areas.
59. Landscape and irrigation plans for landscaped areas and setbacks, and
medians shall be signed and stamped by a licensed landscape architect.
60. The applicant shall submit the irrigation and planting plans to the Planning
Department for approval. When plan checking has been completed by the
Planning Department, the applicant shall obtain the signatures of CVWD and
the Riverside County Agricultural Commissioner. The plans shall then be re-
submitted to the Planning Department for review and approval by the
Planning Commission, and signature by the Planning Director. However,
landscape plans for landscaped medians on public streets shall be approved
by the both the Planning Director and the City Engineer. Where City
Engineer approval is not required, the applicant shall submit for a green
sheet approval by the Public Works Department.
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Final landscape plans for on -site planting shall be approved prior to issuance
of building permit. Final plans shall include all landscaping and equipment
such as vacuums/trellises, walls, etc., associated with this project.
NOTE: Plans are not approved for construction until signed by both the
Planning Director and/or the City Engineer.
61. Landscape areas shall have permanent irrigation improvements meeting the
requirements of the Planning Director. Use of lawn areas shall be minimized
with no lawn, or spray irrigation, being placed within 24 inches of curbs
along public streets.
62. The applicant or his agent has the responsibility for proper sight distance
requirements per guidelines in the AASHTO "A Policy on Geometric Design
of Highways and Streets, 5th Edition" or latest, in the design and/or
installation of all landscaping and appurtenances abutting and within the
private and public street right-of-way.
63. Bougainvillea vines shall be provided on all trellises facing the vacuuming
area.
64. The two 36" box size Mediterranean Fan Palms shown in the two landscape
parking lot fingers adjacent to the car wash building shall be changed to 15'
bth (brown trunk height) Washingtonia filifera (California fan palm)•
65. All trees proposed in the landscape areas adjacent to Washington Street
shall have a minimum trunk caliper of two inches measured at least 12
inches from the ground.
94. Exterior lighting shall be consistent with Section 9.100.150 (Outdoor
Lighting) of the La Quinta Municipal Code. All freestanding lighting shall not
exceed 20 feet in height, shall be fitted with a visor if deemed necessary by
staff, and be turned off or reduced to a level deemed appropriate by the
Planning Director within one hour following closing hours. Lighting plans
shall be submitted with the final landscaping plans for a recommendation to
the Planning Director for his approval.
105. A six-foot high masonry sound wall shall be installed in the landscaping area
along the exit drive from the carwash structure and along the north property
line. The exact design, location and length of the wall shall be worked out
with staff and shown on the final landscaping plans.
On April 11, 2011, the Planning Director approved a Modification by Applicant that
permitted the elimination of stone veneer and metal wall trellises along the north building
elevation, installation of gates on the east and west edges of the building between the
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northern property line and the carwash, and the addition of a canopy system above the
point of sale area (MBA 2011-035).
PROPOSAL
The landscape plan identifies the various trees, shrubs, and groundcover throughout the
carwash site (Attachment 4). The tree palette includes Willows, Sweet Acacias, Palo
Verdes, African Sumacs, California Fan Palms, and Mediterranean Fan Palms. Shrubs are
desert and other low water use plants. Groundcover consists of Lantana and decomposed
granite.
Trees are shown around the perimeter of the site, with a heavy concentration near the
car wash tunnel exit near Washington Street for screening. Bougainvillea vines are
shown on trellises throughout the site.
The landscape plan provides for variation in plant types, plant heights, and plant textures
and colors. The overall landscape design is compatible with new perimeter landscapes in
the City of La Quinta.
ANALYSIS
Compliance with Approved Preliminary Landscape Plan
The proposed final landscaping plans are in conformance with the approved preliminary
landscaping plans previously reviewed by the ALRC, Planning Commission and City
Council as part of Site Development Permit 2008-905. The proposed landscaping palette
and design, including irrigation, lighting, and wall design, are consistent with all prior
approvals, with exceptions to the ones listed below.
The applicant has requested that the planter area between the carwash structure and the
northern property line be amended so that there is minimal landscaping installed. As the
walls of the carwash structure have already been constructed, it has become apparent
that the trees required by the landscape plans (Sweet Acacia) cannot be reasonably
installed and maintained (Attachment 5). As part of the previously -approved Modification
by Applicant, decomposed granite or other suitable groundcover was conditioned to be
installed in the planter area as a result of the removal of the landscaping in the area.
Compliance with Approved Conditions of Approval
The proposed final landscaping plans have satisfied all relevant conditions of approval,
including providing landscaping in all required setback, retention, and common areas, and
providing permanent irrigation improvements.
Condition of Approval #62 requires proper sight -distance standards to be met. In order to
meet these standards, the applicant will relocate the trees south of the driveway off of
Washington Street further to the east.
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Conditions of Approval #63, #64, and #65 require additional landscaping (Bougainvillea
and California Fan Palms) to be installed at various locations within the project site and
require specific minimum measurements for trees planted along Washington Street.
These requirements have been satisfied as shown as part of this Final Landscape Plan.
Site lighting, specifically parking lot lighting, was not reviewed as part of the initial
entitlement process. Thus, Condition of Approval #94 requires that the lighting plan for
the project be submitted with the Final Landscape Plan (Attachment 4, Sheet E-1 — E-8).
The lighting plan for the site includes exterior wall -mounted fixtures and parking lot
lighting (Attachment 4 Sheet E-1 — E-2)• The parking lot lights are shoe -boxes with
recessed light sources, no greater than 20-feet in height, with a bronze -finished pole and
fixture (Attachment 6). Landscape lighting for the site includes minimal use of spot lights
(Attachment 4, Sheet L-1 a).
Condition of Approval #96 requires that all parking areas be screened from view. The
required landscaped berm, decorative masonry wall, and landscaped hedges along
Washington Street shown on the attached Final Landscape Plan as well as on the
approved grading plan for the site satisfy this condition.
Conditions of Approvals #98 and #105 require the review of the masonry sound wall
along the northern property line and near the carwash exit drive. The design, layout,
color, and finish (smooth plaster finish, painted to match the building) are shown on the
attached Final Landscape Plan as well as on the approved grading plan for the site
(Attachment 4, Sheet L-2). The exit drive wall will incorporate a foam accent cap along
the edge of the wall, consistent with the foam accents on the walls on the southern
building elevation. The perimeter wall will incorporate a rounded top, and not include any
architectural wall craps.
Compliance with Standard Code Requirements
The plans have been stamped approved and signed by a certified landscape architect, the
Riverside County Agricultural Commissioner, and the Coachella Valley Water District, and
are in compliance with water efficiency standards set by the CVWD and stated in LQMC
Section 8.13 Water Efficient Landscaping.
ENVIRONMENTAL REVIEW
The City of La Quinta Planning Department determined that the original request for the
carwash (SDP 2009-057; EA 2008-598) was Categorically Exempt from environmental
review pursuant to provisions of Section 15303 (Class C) of the California Environmental
Quality Act (CEQA). This Final Landscape Plan is covered under the previously -adopted
CEQA action.
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RECOMMENDATION
Staff recommends the Planning Commission adopt a minute motion recommending to the
Planning Director approval of Final Landscaping Plan 2010-053 for the Desert Express
Carwash, as the plans are consistent with the preliminary landscaping plans submitted as
part of Site Development Permit 2008-905, and are in compliance with all conditions of
approval as adopted byCity Council on June 16, 2009, and subject to the conditions of
approval specified in odification by Applicant 2011-035.
Prepared by:
Assir6iate Planner
Attachments:
1 . Vicinity Map
2. SDP 08-905 Carwash Facility Site Plan
3. SDP 08-905 Conditions of Approval
4. Carwash Final Landscape Plan
5. Northern Property Line Planter Area Photographs
6. Parking Lot Light Details
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ATTACHMENT 9
N 0
ATTACHMENT 3
Planning Commission Resolution 2009-015
Site Development Permit 2008-905
Leslie Lippich Architect and Associates
Conditions of Approval - Final
Adopted: April 28, 2009
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. This Site Development Permit invalid for two years from April 28, 2009, unless an
extension is applied for and granted by the Planning Commission pursuant to Section
9.200.080 of the La Quinta Municipal Code.
3. Prior to the issuance of any grading, construction, or building permit by the City, the
applicant shall obtain any necessary clearances and/or permits from the following
agencies, if required:
• Riverside County Fire Marshal
• Public Works Department (Grading Permit, Green Sheet (Public Works
Clearance) for Building Permits, Improvement Permit)
• Planning Department
• Riverside Co. Environmental Health Department
• Desert Sands Unified School District
OR
• Coachella Valley Unified School District
• Coachella Valley Water District (CVWD)
• Imperial Irrigation District (IID)
• California Water Quality Control Board (CWQCB)
• SunLine Transit Agency
• South Coast Air Quality Management District Coachella Valley
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Planning Commission Resolution 2009-015
Site Development Permit 2008-905
Leslie Lippich Architect and Associates
Conditions of Approval - Final
Adopted: April 28, 2009
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.
A project -specific NPDES construction permit must be obtained by the applicant; who
then shall submit a copy of the Regional Water Quality Control Board's ("RWQCB")
acknowledgment of the applicant's Notice of Intent ("NOI"), prior to the issuance of a
grading or site construction permit by the City.
4. The applicant shall comply with applicable provisions of the City's NPDES stormwater
discharge permit, LQMC Sections 8.70.010 et seq. (Stormwater Management and
Discharge Controls), and 13.24.170 (Clean Air/Clean Water); Riverside County
Ordinance No. 457; the California Regional Water Quality Control Board - Colorado
River Basin Region Board Order No. R7-2008-0001 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 Permittee shall be required to submit a Storm Water
Pollution Protection Plan ("SWPPP").
The applicant or design professional can obtain the California Stormwater
Quality Association SWPPP template at www.cabmphandbooks.com for use in
their SWPPP preparation.
B. The applicant'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 applicant 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 applicant's SWPPP shall include provisions for all of the following Best
Management Practices ("BMPs") (LQMC'Section 8.70.020 (Definitions)):
11 Temporary Soil Stabilization (erosion control).
2) Temporary Sediment Control.
3) Wind Erosion Control.
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Page 2 of 21
Planning Commission Resolution 2009-015
Site Development Permit 2008-905
Leslie Lippich Architect and Associates
Conditions of Approval — Final
Adopted: April 28, 2009
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 applicant 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.
Additionally, the applicant shall comply with applicable provisions for post
construction runoff per the City's NPDES stormwater discharge permit, LQMC
Sections 8,70.010 et seq. (Stormwater Management and Discharge Controls), and
13.24.170 (Clean Air/Clean Water); Riverside County Ordinance No. 457; and the
California Regional Water Quality Control Board - Colorado River Basin (CRWQCB-
CRB) Region Board Order No. 137-2008-001.
G. For post -construction urban runoff from New Development and
Redevelopments Projects, the applicant shall implement requirements of the
NPDES permit for the design, construction and perpetual operation and
maintenance of BMPs per the approved Water Quality Management Plan
(WQMP) for the project as required by the California Regional Water Quality
.Control Board - Colorado River Basin (CRWQCB-CRB) Region Board Order No.
R7-2008-001.
H. The applicant shall implement the WQMP Design Standards per (CRWQCB-
CRB) Region Board Order No. R7-2008-001 utilizing BMPs approved by the
City Engineer.
5. Approval of this Site Development Permit shall not be construed as approval for any
horizontal dimensions implied by any site plans or exhibits unless specifically
identified in the following conditions of approval.
PROPERTY RIGHTS
6. 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 and shall make a good faith effort to acquire easements or
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Page 3 of 21
Planning Commission Resolution 2009-015
Site Development Permit 2008-905
Leslie Lippich Architect and Associates
Conditions of Approval - Final
Adopted: April 28, 2009
other property rights for the adjacent project's deceleration lane transition curb
reconstruction. 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. Said conferred rights shall
also include grant of access easement to the City of La Quinta for the purpose of
graffiti removal by City staff or assigned agent in perpetuity and agreement to the
method to remove graffiti and to paint over to best match existing. The applicant
shall establish the aforementioned requirements in the CC&R's for the development
or other agreements as approved by the City Engineer. Pursuant to the
aforementioned, the applicant shall submit an "AUTHORIZATION TO REMOVE
GRAFFITI FROM PRIVATE PROPERTY" form located at the Public Works Department
Counter prior to Certificate of Occupancy.
7. The applicant shall offer for dedication or other development application 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. Dedication of Right
of Way and Landscape setbacks shall utilize contracts, approved by the City
Attorney, for perpetual maintenance, as applicable.
8. The public street right-of-way offers for dedication required for this development
include:
A. PUBLIC STREETS
1. Washington Street (Major Arterial, 120' ROW) - Per the General Plan, the
standard 60 feet from the centerline of Washington for a total 120-foot
ultimate developed right of way.
2. Deceleration Lane on Washington - An additional right of way dedication
along the project measuring Sixty -Eight (68) feet east of the centerline of
Washington Street per the Site Plan dated April 17, 2009.
3. Right of Way Extension along the Deceleration Lane Transition on
Washington Street at the La Quinta Business Center (SDP No. 2004-814) -
The applicant shall put forth a good faith effort" to attain Right of Way
dedication from the adjacent property measuring Sixty -Eight (68) feet east
of the centerline of Washington Street per the Site Plan dated April 17,
2009.
9. Right-of-way geometry for standard knuckles and property line corner cut -backs at
curb returns shall conform to Riverside County Standard Drawings #801, and #805,
respectively, unless otherwise approved by the City Engineer.
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Page 4 of 21
Planning Commission Resolution 2009-015
Site Development Permit 2008-905
Leslie Lippich Architect and Associates
Conditions of Approval - Final
Adopted: April 28, 2009
10. Dedications shall include additional widths as necessary for turn lanes, bus turnouts,
and other features contained in the approved construction plans.
11. The applicant shall create perimeter landscaping setbacks along all public rights -of -
way as follows:
A. Washington Street (Major 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
applicant shall offer for dedication blanket easements.
12. The applicant shall offer for dedication those easements necessary for the placement
of, and access to, utility lines and structures, and drainage basins.
13. Direct vehicular access to Washington Street shall be the access point identified on
the Site Plan dated April 17, 2009, or as otherwise conditioned in these conditions of
approval.
14. 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.
STREET AND TRAFFIC IMPROVEMENTS
15. The applicant shall construct the following street improvements to conform with the
General Plan
A. OFF -SITE STREETS
1) Washington Street (Major'Arterial; 120' R/W):
Widen the east side of the street to its ultimate width on the east side as
specified in the General Plan and the requirements of these conditions. Per the
General Plan, the east curb face shall be located fifty one feet (51') east of the
centerline, except at locations where additional street width is needed. to
accommodate:
a) Bus turnout (if required by Sunline Transit)
b) A twelve foot (12') deceleration/right turn only lane at
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Page 5 of. 21
Planning Commission Resolution 2009-015
Site Development Permit 2008-905
Leslie Lippich Architect and Associates
Conditions of Approval - Final
Adopted: April 28, 2009
Washington Street Entry. The east curb face shall be located
sixty feet (60') east of the centerline. The required deceleration'
lane shall be for the entire length of the project site.
c) At the La Quinta Business Center, SDP No. 2004-814,
reconstruct the deceleration lane transition curb to match the
curb face found in the deceleration lane (60' east of centerline)
as shown on Plan Set Number 06079 Sheet 2 of 5. All
construction work on Washington Street shall be approved by the
City Engineer.
Other required improvements in the Washington Street right-of-way and/or
adjacent landscape setback area include:
a) All appurtenant components such as, but not limited to: curb,
gutter, traffic control striping, legends, and signs, at the entrance
for pedestrian safety.
b) Provide lighting sufficient for school zone and pedestrian safety
along the ADA pathway.
c) Eight (8) foot wide meandering sidewalk.
d) Reconstruct and realign the sidewalk at The La Quinta Business
Center (SDP No. 2004-814) caused by demolition from the
proposed reconstruction and realignment of the curb along the
deceleration lane transition per Site Plan dated April 17, 2009.
e) If required, modify the half width of a fourteen foot (141 wide
raised landscaped median along the entire boundary of the
project as approved by the City Engineer.
16. The applicant shall construct all offsite improvements prior to Building Occupancy.
17. 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). Minimum structural sections shall be
as follows:
Major Arterial 5.5" a.c./6.5" c.a.b.
or the approved equivalents of alternate materials.
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Page 6 of 21
Planning Commission Resolution 2009-015
Site Development Permit 2008-905
Leslie Lippich Architect and Associates
Conditions of Approval - Final
Adopted: April 28, 2009
18. 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.
19. General access points and turning movements of traffic are limited to the following:
Washington Street
1. Primary Access Drive: Right turn movements in and out are permitted. Left
turn movements in and out are prohibited.
20. Improvements shall include appurtenances such as traffic control signs, markings and
other devices, raised medians if required, street name signs and sidewalks.
21. 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
22. 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. Cross slopes should be a maximum of 2% where ADA accessibility is required
including accessibility routes between buildings.
C. Building access points shall be shown on the Precise Grading Plans to better
evaluate ADA accessibility issues.
D. Accessibility routes to public streets and adjacent development shall be shown
on the Precise Grading Plan.
E. Parking stall lengths shall be according to LQMC Chapter 9.150 and be a
minimum of 17 feet in length with a 2-foot overhang for standard parking
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Page 7 of 21
Planning Commission Resolution 2009-015
Site Development Permit 2008-905
Leslie Lippich Architect and Associates
Conditions of Approval - Final
Adopted: April 28, 2009
stalls and 18 feet with a 2-toot overhang for handicapped parking stall or as
approved by the City Engineer. One van accessible handicapped parking stall is
required per 8 handicapped parking stalls.
F. Drive aisles between parking stalls shall be a minimum of 26 feet with access
drive aisles to Public Streets a minimum of 30 feet as shown on the Site
Development Plan site plan or as approved by the City Engineer.
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.
23. General access points and turning movements of traffic to off site public streets are
limited to the access locations approved for Site Plan dated 04-17-09, and these
Conditions of Approval.
24. 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). Minimum structural sections shall be
as follows:
Parking Lot & Aisles (Low Traffic) 3.0" a.c./4.5" c.a.b.
Parking Lot & Aisles (High Traffic) 4.5" a.c./5.5" c.a.b.
Loading Areas 6" P.C.C./4" c.a.b.
or the approved equivalents of alternate materials.
25. 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.
26. Improvements shall include appurtenances such as traffic control signs, markings and
other devices, raised medians if required, street name signs and sidewalks.
27. Improvements shall be designed and constructed in accordance with City adopted
standards, supplemental drawings and specifications, or as approved by the City
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Page 8 of 21
Planning Commission Resolution 2009-015
Site Development Permit 2008-905
Leslie Lippich Architect and Associates
Conditions of Approval - Final
Adopted: April 28, 2009
Engineer. Improvement plans for streets, access gates and parking areas shall be
stamped and signed by qualified engineers.
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.
28. 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
LQMC Section 13.24.040 (Improvement Plans).
29. 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
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 Rough Grading Plan (Optional) 1 " = 40' Horizontal
B. PM10 Plan 1" = 40' Horizontal
C. SWPPP 1" = 40' Horizontal
D. WQMP (Plan submitted in Report Form)
E. Off -Site Street Improvement/Storm Drain Plan/Meandering Sidewalk
1 " = 40' Horizontal, 1 " = 4' Vertical
F. 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 sidewalk, mounding, and berming design in the
combined parkway and landscape setback area.
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Planning Commission Resolution 2009-015
Site Development Permit 2008-905
Leslie Lippich Architect and Associates
Conditions of Approval - Final
Adopted: April 28, 2009
G. On -Site Precise Grading Plan 1" = 30' Horizontal
The Precise Grading plan shall include: Storm Drain/Underground Retention.
NOTE: A through G shall be submitted concurrently.
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.
The Precise Grading 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 applicant shall prepare an accessibility assessment on a marked up print of the
building floor plan identifying every building egress and notes the 2007 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.
In addition to the normal set of improvement plans, a "Site Development" plan is
required to be submitted for approval by the Building Official, Planning Director and
the City Engineer.
"Site Development" 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.
30. The City maintains standard plans, detail sheets and/or construction notes for
elements of construction which can be accessed via the "Plans, Notes and Design
Guidance" section of the Public Works Department at the City website (www.la-
quinta.org). Please navigate to the Public Works Department home page and look for
the Standard Drawings hyperlink.
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Page 10 of 21
Planning Commission Resolution 2009-015
Site Development Permit 2008-905
Leslie Lippich Architect and Associates
Conditions of Approval - Final
Adopted: April 28, 2009
31. The applicant shall furnish a complete'set of the mylars of all approved improvement
plans on a storage media acceptable to the City Engineer.
32. Upon completion of construction, and prior to final acceptance of the improvements
by the City, the applicant shall furnish the City with reproducible record drawings or
equal according to Engineering Bulletin 09-01.
IMPROVEMENT SECURITY AGREEMENTS
33. Prior to constructing any off -site improvements on Washington Street, the developer
shall deposit securities equivalent to both a Performance and Labor & Material Bonds
each valued at 100% of the cost of the offsite improvements required on Washington
Street.
34, Should the applicant 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,
withhold other approvals related to the development of the project, or call upon the
surety to complete the improvements.
35. Depending on the timing of the development of this Site Development Permit, and the
status of the off -site improvements at the time, the applicant may be required to:
A. Construct all 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.
In the event that .any of the improvements required for this development are
constructed by the City, the applicant shall reimburse the City for the costs of such
improvements.
36. If the applicant elects to utilize the secured agreement alternative, the applicant shall
submit detailed construction cost estimates for all proposed on -site and off -site
improvements, including an estimate for the final survey monumentation, for
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Page 11 of 21
Planning Commission Resolution 2009-015
Site Development Permit 2008-905
Leslie Uppich Architect and Associates
Conditions of Approval - Final
Adopted: April 28, 2009
checking and approval by the City Engineer. Such estimates shall conform to the unit
cost schedule adopted by City resolution, or ordinance.
For items not listed in the City's unit cost schedule, the proposed unit costs shall be
approved by the City Engineer.
Estimates for improvements under the jurisdiction of other agencies shall be approved
by those agencies and submitted to the City along with the applicant's detailed cost
estimates.
Security will not be required for telephone, natural gas, or Cable T.V. improvements.
GRADING
37. The applicant shall comply with the provisions of LQMC Section 13.24-050
(Grading Improvements).
38. 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.
39. 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,
B. A preliminary geotechnical ("soils") report prepared by a qualified engineer,
C. A Fugitive Dust Control Plan prepared in accordance with LQMC Chapter 6.16,
(Fugitive Dust Control), and
D. A Best Management Practices report prepared in accordance with LQMC
Sections 8.70.010 and 13.24.170 (NPDES stormwater discharge permit and
Storm Management and Discharge Controls).
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.
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Planning Commission Resolution 2009-015
Site Development Permit 2008-905
Leslie Lippich Architect and Associates
Conditions of Approval - Final
Adopted: April 28, 2009
40. The applicant shall maintain all opengraded, 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.
41. 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.
42. Building pad elevation shall not differ by more that one foot higher from the building
pads in adjacent developments, or the applicant shall minimize the differences in
elevation between the adjoining properties and the lots within this development.
Where compliance within the above stated limits is impractical, the City may consider
alternatives that are shown to minimize safety concerns, maintenance difficulties and
neighboring -owner dissatisfaction with the grade differential.
43. 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 with applicable compaction tests and over excavation documentation.
The 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.
DRAINAGE
44., The applicant shall comply with the provisions of LQMC Section 13.24.120
(Drainage), Retention Basin Design Criteria, Engineering Bulletin No. 06-16 —
Hydrology Report with Preliminary Hydraulic Report Criteria for Storm Drain Systems
and Engineering Bulletin No. 06-015 - Underground Retention Basin Design
Requirements. More specifically, stormwater falling on site and adjacent tributary '/_
street area during the 100 year storm shall be retained within the development,
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Page 13 of 21
Planning Commission Resolution 2009-015
Site Development Permit 2008-905
Leslie Lippich Architect and Associates
Conditions of Approval - Final
Adopted: April 28, 2009
unless otherwise approved by the City Engineer. The design storm shall be the 1
hour, 3 hour, 6 hour or 24 hour event producing the greatest total run off. The
required volume of the underground retention system was estimated to be equal to
12,004 cubic feet per the Preliminary Hydrology and Drainage Report for La Quinta
Hand Car Wash Commercial Site dated June 3, 2008 and Revised August 22,
2008. The; vault design shall be approved by the City Engineer.
45, Nuisance water shall be retained on site. Nuisance water shall be disposed of per
approved methods contained in Engineering Bulletin No. 06-16 - Hydrology Report
with Preliminary Hydraulic Report Criteria for Storm Drain Systems and Engineering
Bulletin No. 06-015 - Underground Retention Basin Design Requirements.
46. In design of retention facilities, the maximum percolation rate shall be two inches
per hour. The percolation rate will be considered to be zero unless the applicant
provides site specific data indicating otherwise and as approved by the City
Engineer.
47. The project shall be designed to accommodate purging and blowoff water (through
underground piping and/or retention facilities) from any on -site or adjacent well sites
granted or dedicated to the local water utility authority as a requirement for
development of this property.
48. No fence or wall shall be constructed around any retention basin unless approved by
the Planning Director and the City Engineer.
49. 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 LQMC Section 9.100.040(B)(7).
50. The design of the development shall not cause any increase in flood boundaries and
levels in any area outside the development.
51. 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.
52. Storm drainage historically received from adjoining property shall be received and
retained or passed through into the historic downstream drainage relief route.
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Page 14 of 21
Planning Commission Resolution 2009-015
Site Development Permit 2008-905
Leslie Lippich Architect and Associates
Conditions of Approval - Final
Adopted: April 28, 2009
UTILITIES
53. 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.
54. 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.
55. 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.
The applicant shall provide certified reports of all utility trench compaction for
approval by the City Engineer. Additionally, grease traps and the maintenance
thereof shall be located as to not conflict with access aisles/entrances.
CONSTRUCTION
56. The City vvill conduct final inspections of the habitable building only when the
building has improved parking lot and (if required) sidewalk access to publicly -
maintained streets. The improvements shall include required traffic control devices
and pavement markings.
LANDSCAPE AND IRRIGATION
57. The applicant shall comply with LQMC Sections 13.24.130 (Landscaping Setbacks)
& 13.24.140 (Landscaping Plans). Tree quantities for the approved landscape plan
(with tunnel on north side of site) shall be the same as the landscape plan dated 3-
11-09 with the tunnel on the south side of the site.
58. The applicant shall provide landscaping in the required setbacks, and common areas.
59. Landscape and irrigation plans for landscaped areas and setbacks, and medians shall
be signed and stamped by a licensed landscape architect.
60. The applicant shall submit the irrigation and planting plans to the Planning
Department for approval. When plan checking has been completed by the Planning
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Planning Commission Resolution 2009-015
Site Development Permit 2008-905
Leslie Lippich Architect and Associates
Conditions of Approval - Final
Adopted: April 28, 2009
Department, the applicant shall obtain the signatures of CVWD and the Riverside
County Agricultural Commissioner. The plans shall then be re -submitted to the
Planning Department for review and approval by the Planning Commission. And
signature by the Planning Director. However landscape plans for landscaped
medians on public streets shall be approved by the both the Planning Director and
the City Engineer. Where City Engineer approval is not required, the applicant shall
submit for a green sheet approval by the Public Works Department.
Final landscape plans for on -site planting shall be approved prior to issuance of
building permit. Final plans shall include all landscaping and equipment such as
vacuums/trellises, walls, etc., associated with this project.
NOTE: Plans are not approved for construction until signed by both the Planning
Director and/or the City Engineer.
61. Landscape areas shall have permanent irrigation improvements meeting the
requirements of the Planning Director. Use of lawn areas shall be minimized with no
lawn, or spray irrigation, being placed within 24 inches of curbs along public streets.
62. The applicant or his agent has the responsibility for proper sight distance
requirements per guidelines in the AASHTO "A Policy on Geometric Design of
Highways and Streets, 51h Edition" or latest, in the design and/or installation of all
landscaping and appurtenances abutting and within the private and public street
right-of-way.
63. Bougainvillea vines shall be provided on all trellises facing the vacuuming area.
64. The two 36" box size Mediterranean Fan Palms shown in the two landscape parking
lot fingers adjacent to the car wash building shall be changed to 15' bth
Washingtonia filifera (California fan palm).
65. All trees proposed in the landscape areas adjacent to Washington Street shall have a
minimum trunk caliper of two inches measured at least 12 inches from the ground.
PUBLIC SERVICES
66. The applicant shall provide public transit improvements as required by SunLine
Transit Agency and approved by the City Engineer.
MAINTENANCE
67. The applicant shall comply with the provisions of LQMC Section 13.24.160
(Maintenance).
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Page 16 of 21
Planning Commission Resolution 2009-015
Site Development Permit 2008-905
Leslie Lippich Architect and Associates
Conditions of Approval - Final
Adopted: April 28, 2009
68. The applicant shall make provisions for the continuous and perpetual maintenance of
perimeter landscaping up to the curb, access drives, and sidewalks.
FEES AND DEPOSITS
69. The applicant shall comply with the provisions of LQMC Section 13.24.180 (Fees
and Deposits). 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.
70. 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).
71. The applicant shall pay the Coachella Valley Multi -Species Habitat Conservation
Plan/Natural Community Habitat Conservation Plan Mitigation Fee, in accordance
with Chapter 3.34 of the Municipal Code unless modified by the City Council.
FIRE MARSHAL
72. Provide or show there exists a water system capable of delivering a fire flow 8000
gallons per minute for four hours duration at 20 psi residual operating pressure,
which must be available before any combustible material. is placed on the
construction site.
73. Approved accessible on -site super fire hydrants shall be located not to exceed 200
feet apart in any direction. Any portion of the facility or of an exterior wall of the
first story of the building shall not be located more than 150 feet from fire apparatus
as measured by an approved route around the complex, exterior of the facility or
building, and no portion of a building further than 400 feet from afire hydrant. Fire
hydrants shall provide the required flow.
74. Prior to building plan approval and construction, applicant/developer shall furnish
two copies of the water system fire hydrant plans to Fire Department for review and
approval. Plans shall be signed by a registered civil engineer, and shall confirm
hydrant type, location, spacing, and minimum fire flow. Once plans are signed and
approved by the local water authority, the originals shall be presented to the Fire
Department for review and approval.
75. Prior to issuance of building permits, the water system for fire protection must be
provided as approved by the Fire Department and the local water authority.
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Page 17 of 21
Planning Commission Resolution 2009-015
Site Development Permit 2008-905
Leslie Lippich Architect and Associates
Conditions of Approval - Final
Adopted: April 28, 2009
76. Blue dot retro-reflectors pavement markers on private streets, public streets and
driveways to indicated location of the fire hydrant. 06-05 (located at
www.rvefire.org)
77. Fire Apparatus access road shall be in compliance with the Riverside County Fire
Department Standard number 06-05 (located at www.rvcfire.org). Access lanes will
not have an up, or downgrade of more than 15%. Access roads shall have an
unobstructed vertical clearance not less than 13 feet and 6 inches. Access lanes will
be designed to withstand the weight of 60 thousand pounds over 2 axles. Access
will have a turning radius capable of accommodating fire apparatus. Access lane
shall be constructed with a surface so as to provide all weather driving capabilities.
78. Dead-end fire apparatus access roads in excess of 150 feet in length shall be
provided with approved provision for the turn around capabilities of fire apparatus
79. Driveway loops, fire apparatus access lanes and entrance curb radius should be
designed to adequately allow access of emergency fire vehicles. The applicant or
developer shall include in the building plans the required fire lanes and include the
appropriate lane printing and/or signs.
80. An approved Fire Department access key lock box (Minimum Knox Box 3200 series
model) shall be installed next to the approved Fire Department access door to the
building. If the buildings are protected with an alarm system, the lock box shall be
required to have tampered monitoring. Required order forms and installation
standards may be obtained at the Fire Department.
81. Street numbers shall be displayed in a prominent location on the address side of
building(s) and/or rear access if applicable. Numbers and letters shall be a minimum
of 12" in height for building(s) up to 25' in height. In complexes with alpha
designations, letter size must match numbers. All addressing must be legible, of a
contrasting color, and adequately illuminated to be visible from street at all hours.
82. Install a complete commercial fire sprinkler system (per NFPA 13 2002 Edition). Fire
sprinkler system(s) with pipe sizes in excess of 4" in diameter will require the project
Structural Engineer to certify with a "wet signature", that the structural system is
designed to support the seismic and gravity loads to support the additional weight of
the sprinkler system. All fire sprinkler risers shall be protected from any physical
damage, The PIV and FCD shall be located to the front of building and a minimum of
25 feet from the building(s). Sprinkler riser room must have indicating exterior and/or
interior door signs. A C-16 licensed contactor must submit plans, along with current
permit fees, to the Fire Department for review and approval prior to installation.
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Page 18 of 21
Planning Commission Resolution 2009-015
Site Development Permit 2008-905
Leslie Lippich Architect and Associates
Conditions of Approval - Final
Adopted: April 28, 2009
83. Install an alarm monitoring system for fire sprinkler system(s) with 20 or more
heads, along with current permit fees, to the Fire Department for review and
approval prior to installation.
84. Install a portable fire extinguisher, with a minimum rating of 2A-10BC, for every
3,000 sq. ft. and/or 75 feet of travel distance. Fire extinguishers shall be mounted
3.5 to 5 ft above finished floor, measured to the top of the extinguisher. Where not
readily visible, signs shall be posted above all extinguishers to indicate their
locations. Extinguishers must have current CSFM service tags affixed.
85. No hazardous materials shall, be stored and/or used within the building, which
exceeds quantities listed in 2007 CBC. No class I, II or IIIA of
combustible/flammable liquid shall be used in any amount in the building.
86. Exit designs, exit signs, door hardware, exit markers, exit doors, and exit path
marking shall be installed per the 2007 California Building Code.
87. Electrical room doors if applicable shall be posted "ELECTRICAL ROOM" on outside
of door.
88. Fire Alarm Control Panel room doors if applicable shall be posted "FACP" on outside
of door.
89. Fire Riser Sprinkler room doors if applicable shall be posted "Fire Riser" on outside
of door.
90. Roof Access room door if applicable shall be posted "Roof Access" on outside of
door.
91. Access shall be provided to all mechanical equipment located on the roof as required
by the Mechanical Code.
92. Air handling systems supplying air in, excess of 2000 cubic feet per minute to
enclosed spaces within buildings shall be equipped with an automatic shutoff. 2007
CIVIC
93. Gate(s) shall be automatic or manual operated. Install Knox key operated switches,
with dust cover, mounted per recommended standard of the Knox Company.
Building plans shall include mounting location/position and operating standards for
Fire Department approval.
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Planning Commission Resolution 2009-015
Site Development Permit 2008-905
Leslie Lippich Architect and Associates
Conditions of Approval - Final
Adopted: April 28, 2009
MISCELLANEOUS
94. Exterior lighting shall be consistent with Section 9.100.150 (Outdoor Lighting) of the
La Quinta Municipal Code. All freestanding lighting shall not exceed 20 feet in height,
shall be fitted with a visor if deemed necessary by staff, and be turned off or reduced
to a level deemed appropriate by the Planning Director, within one hour following
closing hours. Lighting plans shall be submitted with the final landscaping plans for a
recommendation to the Planning Director for his approval.
95. Signage is not a part of this approval. All signs shall comply with the requirements of
Zoning Code Chapter 9.160.
96. All parking areas shall be screened from view through the means of a landscaped
berm, a three foot high decorative masonry wall, landscaped hedges or bushes with
significant foliage, or a combination of all three methods. All screening shall be
reviewed and approved by the Planning Director.
97, No ancillary uses such as detailing, window tinting, etc. shall be conducted on the
property unless specifically approved in writing by the Planning Director.
Additionally, no temporary structures such as tents, covers, etc. shall be placed on
the property.
98. Design, color and finish of the proposed six (6) foot high sound walls shall be
approved by the Planning Director prior to issuance of a building permit.
99. All rooftop mechanical equipment shall be completely screened from view behind the
parapet. Utility transformers or other ground mounted mechanical equipment shall be
fully screened with a screening wall or landscaping and painted to match the adjacent
buildings.
100. The site shall be monitored during on- and off -site trenching and rough grading by
qualified archaeological monitors, including a Native -American monitor. Proof of
retention of monitors shall be given to the City prior to issuance of the first earth -
moving or clearing permit. The monitor shall be empowered to temporarily halt or
divert equipment to allow for City notification and analysis.
101. The final report on the monitoring shall be submitted to the Planning Department prior
to the issuance of a Certificate of Occupancy for the project.
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Page 20 of 21
Planning Commission Resolution 2009-015
Site Development Permit 2008-905
Leslie Lippich Architect and Associates
Conditions of Approval - Final
Adopted: April 28, 2009
102 Collected archaeological resources shall be properly packaged for longterm curation,
in polyethylene self -seal bags, vials, or film cans as appropriate, all within acid -free,
standard sire, comprehensively labeled archive boxes and delivered to the City prior
to issuance of first Certificate of Occupancy for the property.
Materials shall be accompanied by descriptive catalogue, field notes and records,
primary research data, and the original graphics.
103. If prehistoric or historic resources are discovered during monitoring or the subsequent
construction phase, the Planning Department shall be notified immediately.
104. A program and system for recycling of used car wash water shall be implemented
and approved by the Planning Director.
105. A six foot high masonry sound wall shall be installed in the landscaping area along
the exit drive from the carwash structure and along the north property line. The
exact design, location and length of the wall shall be worked out with staff and
shown on the final landscaping plans.
106 The project shall be developed per the site plan dated April 17, 2009, and associated
plans showing the car wash tunnel on the north half of the subject site.
107. The vehicular access, as shown on the approved plans, providing ingress and egress
with the adjacent property to the south, shall be installed as part of this project. The
access shall be designed in a manner that provides a temporary barrier to such
access until improvements, facilitating such access, on the property to the south are
completed and a reciprocal access agreement between both property owners is fully
executed and recorded. At such time, the owner of the subject site shall cause the
barrier to be removed and full access, as designed, shall be provided. The design of
the temporary barrier shall include landscaping and shall be approved by the Planning
Director and the City Engineer prior to installation.
108. Miscellaneous equipment used in conjunction with this facility (i.e., pay machines,
menu boards, vacuums and associated trellis, trash cans, light fixtures, etc.) shall be
primarily. earth tone in color. The exact colors shall be approved by the Planning
Director prior to installation.
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CORRESPONDENCE
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WRITTEN MATERIAL
MAR 23 ');i',?
March 22, 2011
City of La Quinta
78 495 Calle Tampico
La Quinta, Calif.
92247
Council Members:
On behalf of the Planning Commission, please consider this a belated thank
you for your generosity in sending us to the League Of Cities Planners
Institute this year. We especially appreciate the effort in these fiscally
challenging times.
This years conference in Pasadena, included several particularly educational
lectures. More specifically John Huston's opening speech on the Southern
California economy and it's future. Also a unique lecture with statistics on
"Medical Marijuana". The Palm Springs City Manager related some
interesting facts about his cities attempts at trying out the "Medical
Marijuana" program.
On a lesser note, I was disappointed in the attendance this year. I was told
there were only approximately 324 paying attendees. A far cry from years
past.
Ed Alderson
Planning Commission Chairman