PC Resolution 2012-001PLANNING COMMISSION RESOLUTION 2012-001
A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF
LA QUINTA, CALIFORNIA, APPROVING SITE DEVELOPMENT PERMIT
2011-922, INCLUDING ARCHITECTURAL, SITE AND LANDSCAPING
PLANS FOR TORRE NISSAN AUTOMOTIVE DEALERSHIP, AND SITE
AND LANDSCAPE IMPROVEMENTS FOR A SEPARATE TEMPORARY
STORAGE LOT
CASE NO.: SITE DEVELOPMENT PERMIT 2011-922
APPLICANT: RICHARD RICCARDI - ARCHITECT
WHEREAS, the Planning Commission of the City of La Quinta,
California, did, on the 24 day of January, 2012, hold a duly noticed Public Hearing
to consider a request by Robert Riccardi - Architect, for approval of site,
architectural and landscaping plans for proposed expansion and improvements to
the existing Torre Nissan automotive dealership, located on the southeast corner of
Highway 111 and Auto Center Way North, and for site and landscape
improvements to a vacant lot to be used for temporary storage, located on the
southeast corner of Adams Street and Auto Center Drive, more particularly
described as:
APN: 600-020-018; 600-340-018
WHEREAS, the La Quinta Planning Department has determined that
environmental impacts associated with the proposed uses have been reviewed
under Environmental Assessment 1997-337 for Specific Plan 1997-029 (Centre at
La Quinta) in compliance with the requirements of the California Environmental
Quality Act of 1970, as amended, in which an environmental impact report (EIR)
was prepared and approved (State Clearinghouse 97011055). The proposed
improvements to the site will not have a significant adverse impact on the
environment because mitigation measures incorporated into the project approval
will mitigate or reduce any potential impacts to a level of non -significance; and,
WHEREAS, the Architecture and Landscape Review Committee of the
City of La Quinta, California, did, on the 5th day of January, 2012, hold a public
meeting to review the site, architecture and landscape plans for said projects and at
said meeting did recommend to the Planning Commission approval of said plans
subject to certain conditions of approval; and,
WHEREAS, at said Public Hearing, upon hearing and considering all
testimony and arguments, if any, of all interested persons desiring to be heard, said
Planning Commission did make the following mandatory findings pursuant to
Planning Commission Resolution 2012-001
Page 1 of 4
Planning Commission Resolution 2012-001
Site Development Permit 2011-922
Torre Nissan Expansion
January 24, 2012
Section 9.210.010 of the Zoning Code to justify approval of said Site Development
Permit:
1. Consistency with the General Plan: The proposed Site Development Permit
is consistent with the La Quinta General Plan, as it proposes an expansion of
an existing automotive dealership and the temporary use of a storage lot at a
location which is designated by the General Plan as Regional Commercial
(RC).
2. Consistency with the Zoning Code: The proposed project, as conditioned, is
consistent with the City's Zoning Map, in that the site is zoned Regional
Commercial (CR) and the Zoning Code lists automotive and motorcycle sales
and rentals as an allowed use in the Regional Commercial (CR) zone.
Furthermore, the proposed project is consistent with the Zoning Code's
development standards in that the project does not exceed the maximum
building height limitation and that the building complies with all setbacks
from surrounding property lines. The proposed project is consistent with the
approved specific plan (SP 19997-029) for the Centre at La Quinta, in that
the improvements comply with the development standards set forth in that
document. The Site Development Permit has also been conditioned to ensure
compliance with the zoning standards of the CR district, and other
supplemental standards as established in Title 9 of the LQMC.
3. Compliance with the California Environmental Quality Act (CEQA): The La
Quinta Planning Department has determined that environmental impacts
associated with the proposed use have been reviewed under Environmental
Assessment 1997-337 for Specific Plan 1997-029 (Centre at La Quinta), in
which Environmental Impact Report (EIR) was prepared and approved (State
Clearinghouse #97011055). The proposed improvements to the sites are not
substantive enough to trigger review of an environmental assessment.
4. Architectural Design: As conditioned, the architectural design of the project,
including but not limited to the architectural style, scale, building mass,
materials, colors, architectural details, roof style and other architectural
elements are compatible with surrounding development and with the quality
of design prevalent in the city. Enhanced architectural materials and
architectural elements on the building are generally consistent with the
approved requirements of Specific Plan 1997-029 and are compatible with
existing architecture along the Highway 1 1 1 corridor.
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Planning Commission Resolution 2012-001
Site Development Permit 2011-922
Torre Nissan Expansion
January 24, 2012
5. Site Design: As conditioned, the site design aspects of the project, including
but not limited to project entries, interior circulation, pedestrian and bicycle
access, pedestrian amenities, screening of equipment and trash enclosures,
exterior lighting, and other site design elements consistent with the Specific
Plan 1997-029 and are compatible with surrounding development and with
the quality of design prevalent in the city.
6. Landscape Design: As conditioned, the project landscaping, including but
limited to the location, type, size, color, texture and coverage of plant
materials, has been designed so as to provide visual relief, complement
buildings, visually emphasize prominent design elements and vistas, screen
undesirable views, provide a harmonious transition between adjacent land
uses and between development and open space, 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 the Planning Commission does hereby approve Site Development Permit
201 1-922 for the reasons set forth in this Resolution, subject to the attached
Conditions of Approval.
PASSED, APPROVED and ADOPTED at a regular meeting of the La
Quinta Plarining Commission held on this 24 day of January, 2012, by the
following vote to wit:
AYES: Commissioners Barrows, Weber, Wilkinson, Wright, and Chairman
Alderson
NOES: None
ABSENT: None
ABSTAIN: None
Planning Commission Resolution 2012-001
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Planning Commission Resolution 2012-001
Site Development Permit 2011-922
Torre Nissan Expansion
January 24, 2012
ATTEST:
SON, Planning Dii
Quinta, California
ED ALDERSON, Chairman
City of La Quinta, California
Planning Commission Resolution 2012-001
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PLANNING COMMISSION RESOLUTION 2012-001
CONDITIONS OF APPROVAL - FINAL
SITE DEVELOPMENT PERMIT 2011-922
TORRE NISSAN
JANUARY 24, 2012
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 is valid for two years from the date of approval of
this Site Development Permit 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. This Site Development Permit shall comply with the requirements and standards
of Government Code § § 66410 through 66499.58 (the "Subdivision Map Act"),
and Chapter 13 of the La Quinta Municipal Code ("LQMC") and approved
conditions of approval for Tentative Parcel Map 28525 and Specific Plan 1997-
029.
The City of La Quinta's Municipal Code can be accessed on the City's Web Site
at www.la-quinta.org.
4. 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
La Quinta Public Works Department (Grading Permit, Green Sheet (Public
Works Clearance) for Building Permits, Water Quality Management
Plan(WQMP) Exemption Form — Whitewater River Region, Improvement
Permit)
• La Quinta Planning Department
Riverside Co. Environmental Health Department
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• Desert Sands Unified School District (DSUSD)
• Coachella Valley Water District (CVWD)
• Imperial Irrigation District (IID)
• California Regional Water Quality Control Board (CRWQCB)
• State Water Resources Control Board
• SunLine Transit Agency (SunLine)
• South Coast Air Quality Management District Coachella Valley
(SCAQMD)
The applicant is responsible for all requirements of the permits and/or clearances
from the above listed agencies. When these requirements include approval of
improvement plans, the applicant shall furnish proof of such approvals when
submitting those improvement plans for City approval.
5. Coverage under the State of California Construction General 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") and Waste Discharger Identification (WDID) number to the City
prior to the issuance of a grading or building permit.
6. 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. 2009-0009-DWQ and
Order No. 2010-0014-DWQ.
A. For construction activities including clearing, grading or excavation of
land that disturbs one (1) acre or more of land, or that disturbs less than
one (1) acre of land, but which is a part of a construction project that
encompasses more than one (1) acre of land, the Permitee shall be
required to submit a Storm Water Pollution Protection Plan ("SWPPP") to
the State Water Resources Control Board.
The applicant or design professional can obtain the California Stormwater
Quality Association SWPPP template at www.cabmphandbooks.com for
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use in their SWPPP preparation.
B. 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.
C. The applicant's SWPPP shall include provisions for all of the following
Best Management Practices ("BMPs") (LQMC Section 8.70.020
(Definitions)):
1) Temporary Soil Stabilization (erosion control).
2) Temporary Sediment Control.
3) Wind Erosion Control.
4) Tracking Control.
5) Non -Storm Water Management.
6) Waste Management and Materials Pollution Control.
E. All erosion and sediment control BMPs proposed by the applicant shall be
approved by the City Engineer prior to any onsite or offsite grading,
pursuant to this project.
F. The SWPPP and BMPs shall remain in effect for the entire duration of
project construction until all improvements are completed and accepted
by the City Council.
G. The provision for the funding and perpetual maintenance and operation of
all post -construction BMPs is required.
7. 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)•
8. Approval of this Site Development Permit shall not be construed as approval for
any horizontal dimensions implied by any site plans or exhibits unless
I specifically identified in the following conditions of approval.
9. Developer shall reimburse the City, within thirty (30) days of presentment of the
invoice, all costs and actual attorney's fees incurred by the City Attorney to
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review, negotiate and/or modify any documents or instruments required by
these conditions, if Developer requests that the City modify or revise any
documents or instruments prepared initially by the City to effect these
conditions. This obligation shall be paid in the time noted above without
deduction or offset and Developer's failure to make such payment shall be a
material breach of the Conditions of Approval.
10. Developer shall reimburse the City, within thirty (30) days of presentment of the
invoice, all costs and actual consultant's fees incurred by the City for
engineering and/or surveying consultants to review and/or modify any
documents or instruments required by this project. This obligation shall be paid
in the time noted above without deduction or offset and Developer's failure to
make such payment shall be a material breach of the Conditions of Approval.
PROPERTY RIGHTS
11. 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. 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 and execute an "AUTHORIZATION TO REMOVE
GRAFFITI FROM PRIVATE PROPERTY" form located at the Public Works
Department Counter prior to Certificate of Occupancy.
12. Pursuant to the aforementioned condition, conferred rights shall include property
rights necessary for construction and proper functioning of the proposed
development not limited to access rights over proposed and/or existing private
streets that access public streets and open space/drainage facilities.
13. The applicant shall offer for dedication on the Final Map all public street rights -
of -way in conformance with the City's General Plan, Municipal Code, applicable
specific plans, and/or as required by the City Engineer.
14. The public street right-of-way offers for dedication required for this development
include:
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A. PUBLIC STREETS
1) Highway 1 1 1 (Major Arterial - formerly State Highway, 140'
ROW) - No additional right of way is required for the standard 70
feet from the centerline of Highway 111 for a total 140-foot
ultimate developed right of way.
2) Adams Street (Primary Arterial - Option A, 110' ROW) - No
additional right-of-way is required for the standard 55 feet from
the centerline of Adams Street for a total 110-foot ultimate
developed right-of-way.
3) Auto Centre Drive (Collector Road, 74' ROW) - No additional right
of way is required for the 37 feet from the centerline of Auto
Centre Drive for a total 74-foot ultimate developed right of way.
4) Auto Centre Way South (Collector Road, 74' ROW) - No additional
right of way is required for the 37 feet from the centerline of Auto
Centre Way South for a total 74-foot ultimate developed right of
way.
15. When the City Engineer determines that access rights to the proposed street
rights -of -way shown on the approved Site Development Permit are necessary
prior to approval of the improvements, the applicant shall grant the necessary
rights -of -way within 60 days of a written request by the City.
16. The applicant shall provide the following perimeter landscaping setbacks along
all public rights -of -way as shown on Parcel Map 28525-1 and 28525-2:
A. Adams Street (Primary Arterial) - 20-foot from the R/W-P/L.
B. Auto Centre Drive and Auto Centre Way South (Collector Street) - 16-
feet 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.
17. The applicant shall offer for dedication those easements necessary for the
placement of, and access to, utility lines and structures, drainage basins,
I mailbox clusters, park lands, and common areas.
18. Direct vehicular access to Highway 1 1 1, Adams Street, Auto Centre Drive, and
Auto Centre Way South from the proposed Site Development Permit 201 1-922
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site with frontage along Highway 111, Adams Street, Auto Centre Drive, and
Auto Centre Way South is restricted, except for those access points identified
on the site plan, or as otherwise conditioned in these conditions of approval.
19. 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.
20. The applicant shall cause no easement to be granted, or recorded, over any
portion of the subject property unless such easement is approved by the City
Engineer.
STREET AND TRAFFIC IMPROVEMENTS
21. The applicant shall comply with the provisions of LOMC Sections 13.24.060
(Street Improvements), 13.24.070 (Street Design - Generally) & 13.24.100
(Access For Individual Properties And Development) for public streets.
22. Streets shall have vertical curbs or other approved curb configurations that will
convey water without ponding, and provide lateral containment of dust and
residue during street sweeping operations. If a wedge or rolled curb design is
approved, the lip at the flowline shall be near vertical with a 1 /8" batter and a
minimum height of 0.1'. Unused curb cuts on any lot shall be restored to
standard curb height prior to final inspection of permanent building(s) on the lot.
23. The applicant shall construct the following street improvements to conform with
the General Plan (street type noted in parentheses).
A. OFF -SITE STREETS
No additional widening is required along the frontages of the following
streets adjacent to the proposed Site Development Permit 201 1-922
boundaries to their ultimate widths as specified in the General Plan:
1) Highway 1 1 1 (Major Arterial — formerly State Highway, 140' R/W)
2) Adams Street ((Primary Arterial — Option A, 1 10' ROW)
3) Auto Centre Drive (Collector Road, 74' ROW)
4) Auto Centre Way South (Collector Road, 74' ROW)
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B. Other required improvements in the Auto Centre Drive and Auto Centre
Way South right-of-way and/or adjacent landscape setback area include:
a) All appurtenant components such as, but not limited to: curb,
gutter, curb ramps, sidewalk, traffic control striping, legends, and
signs.
The applicant shall extend improvements beyond the site boundaries to
ensure they safely integrate with existing improvements (e.g., grading;
traffic control devices and transitions in alignment, elevation or
dimensions of streets and sidewalks).
PARKING LOTS AND ACCESS POINTS
24. The design of parking facilities shall conform to LQMC Chapter 9.150 and in
particular the following:
A. The parking stall and aisle widths an the double hairpin stripe parking stall
design shall conform to LQMC Chapter 9.150.
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 so
that ADA accessibility issues can be evaluated.
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
stalls and 18 feet with a 2-foot 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.
I 25. General access points and turning movements of traffic to the site are limited to
the access locations approved for this Site Development Permit 201 1-922 and
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these conditions of approval.
26. The applicant shall design street pavement sections using CalTrans, design
procedure for 20-year life pavement, and the site -specific data for soil strength
and anticipated traffic loading (including construction traffic). 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 or as approved by the City
Engineer.
27. The applicant shall submit current mix designs (less than two years old at the
time of construction) for base, asphalt concrete and Portland cement concrete.
The submittal shall include test results for all specimens used in the mix design
procedure. For mix designs over six months old, the submittal shall include
recent (less than six months old at the time of construction) aggregate gradation
test results confirming that design gradations can be achieved in current
production. The applicant shall not schedule construction operations until mix
designs are approved.
28. Improvements shall include appurtenances such as traffic control signs,
markings and other devices, raised medians if required, street name signs and
sidewalks.
29. 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 engineers registered in California.
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.
30. 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).
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31. 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 Commercial Precise Grading Plan 1" = 20' Horizontal
B. PM 10 Plan 1 " = 40' Horizontal
C. WQMP (Plan submitted in Report Form)
D. On -Site Storm Drain Plan
1 " = 40' Horizontal, 1 " = 4'
Vertical
NOTE: A through D to 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.
The applicant shall prepare an accessibility assessment on a marked up print of
the building floor plan identifying every building egress and notes the 2010
California Building Code accessibility requirements associated with each door.
The assessment must comply with the submittal requirements of the Building &
Safety Department. A copy of the reviewed assessment shall be submitted to
the Public Works Department in conjunction with the Site Development Plan
when it is submitted for plan checking.
Precise Grading plans shall normally include all on -site surface improvements
including but not limited to finish grades for curbs & gutters, building floor
elevations, wall elevations, parking lot improvements and ADA requirements.
32. 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
I (www.la-quinta.org). Please navigate to the Public Works Department home
page and look for the Standard Drawings hyperlink.
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33. The applicant shall furnish a complete set of all approved improvement plans on
a storage media acceptable to the City Engineer (currently mylars).
34. 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 of all improvement plans which were approved by the City.
Each sheet shall be clearly marked "Record Drawing" 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 approved mylars previously
submitted to the City, revised to reflect the as -built conditions. The applicant
shall employ or retain the Engineer Of Record during the construction phase of
the project so that the FOR can make site visits in support of preparing "Record
Drawing". However, if subsequent approved revisions have been approved by
the City Engineer and reflect said "Record Drawing" conditions, the Engineer Of
Record may submit a letter attesting to said fact to the City Engineer in lieu of
mylar submittal.
PRECISE GRADING
35. The applicant shall comply with the provisions of LQMC Section 13.24.050
(Grading Improvements).
36. 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.
37. 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 civil engineer registered in the State of
California,
B. A preliminary geotechnical ("soils") report prepared by an engineer
registered in the State of California,
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).
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All grading shall conform with the recommendations contained in the Preliminary
Soils Report, and shall be certified as being adequate by soils engineer, or
engineering geologist registered in the State of California.
A statement shall appear on the precise grading plan that a soils report has been
prepared in accordance with the California Health & Safety Code § 17953.
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.
Additionally, the applicant shall replenish said security if expended by the City
of La Quinta to comply with the Plan as required by the City Engineer.
38. 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.
39. 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. 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.
40. Building pad elevations on the precise grading plan submitted for City Engineer's
approval shall conform with pad elevations shown on the Site Development
Permit site plan, unless the pad elevations have other requirements imposed
elsewhere in these Conditions of Approval.
41. The applicant shall minimize the differences in elevation between adjoining
properties.
I 42. Prior to any site grading or regrading that will raise or lower any portion of the
site by more than plus or minus half of a foot (0.51 from the elevations shown
on the approved Site Development Permit site plan, the applicant shall submit
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the proposed grading changes to the City Engineer for approval.
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.
Each pad certification shall list the pad elevation as shown on the approved
grading plan, the actual pad elevation and the difference between the two, if
any. Such pad certification shall also list the relative compaction of the pad
soil. The data shall be organized by lot number, and listed cumulatively if
submitted at different times.
44. The applicant is required to provide ADA access between existing and proposed
buildings as required and approved by the City Engineer.
DRAINAGE
45. Stormwater handling shall conform with the approved hydrology and drainage
report for the Torre Nissan project, SDP 201 1-922, or as approved by the City
Engineer. Nuisance water shall be disposed of in an approved manner.
46. 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 during the
100 year storm shall be retained within the development, unless otherwise
approved by the City Engineer. The design storm shall be either the 1 hour, 3
hour, 6 hour or 24 hour event producing the greatest total run off.
47. 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.
48. 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.
49. The project shall be designed to accommodate purging and blowoff water
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(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.
50. No fence or wall shall be constructed around any retention basin unless
approved by the Planning Director and the City Engineer.
51. For on -site above ground common retention basins, retention depth shall be
according to Engineering Bulletin No. 06-16 - Hydrology Report with
Preliminary Hydraulic Report Criteria for Storm Drain Systems. Side slopes shall
not exceed 3:1 and shall be planted with maintenance free ground cover.
Additionally, retention basin widths shall be not less than 20 feet at the bottom
of the basin.
52. 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).
53. The design of the development shall not cause any increase in flood boundaries
and levels in any area outside the development.
54. 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.
55. Storm drainage historically received from adjoining property shall be received
and retained or passed through into the historic downstream drainage relief
route.
56. The applicant shall comply with applicable provisions for post construction
runoff per the City's NPDES stormwater discharge permit, LQMC Sections
8.70.010 at 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. R7-2008-001.
A. For post -construction urban runoff from New Development and
I 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
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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.
B. 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. A project specific WQMP shall be
provided which incorporates Site Design and Treatment BMPs utilizing
first flush infiltration as a preferred method of NPDES Permit Compliance
for Whitewater River receiving water, as applicable.
C. The developer shall execute and record a Stormwater Management/BMP
Facilities Agreement that provides for the perpetual maintenance and
operation of stormwater BMPs.
UTILITIES
57. The applicant shall comply with the provisions of LQMC Section 13.24.110
(Utilities).
58. 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.
59. Existing overhead utility lines within, or adjacent to the proposed development,
and all proposed utilities shall be installed underground.
The 92 KV transmission power poles and all existing utility lines attached to
joint use 92 KV transmission power poles are exempt from the requirement to
be placed underground.
60. 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.
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CONSTRUCTION
61. The City will conduct final inspections of habitable buildings only when the
buildings have improved street and (if required) sidewalk access to publicly -
maintained streets. The improvements shall include required traffic control
devices, pavement markings and street name signs.
LANDSCAPE AND IRRIGATION
62. The applicant shall comply with LQMC Sections 13.24.130 (Landscaping
Setbacks) & 13.24.140 (Landscaping Plans).
63. Landscape and irrigation plans for landscaped areas shall be signed and stamped
by a licensed landscape architect.
64. The applicant shall only disturb the area within the proposed temporary
automobile storage site (PM 28525-2 Parcel 1) to construct the temporary
parking lot and retention basin and shall keep in place as much of the existing
landscaping and natural vegetation as is feasible and to be approved by the
Planning Director.
65. The applicant shall submit final landscape plans for review processing and
approval to the Planning Department. Planning Director approval of the final
landscape plans is required prior to issuance of the first building permit unless
the Planning Director determines extenuating circumstances exist which justifies
an alternative processing schedule. NOTE: Plans are not approved for
construction until signed by both the Planning Director and/or the City Engineer.
Final landscape plans for on -site planting shall be reviewed by the ALRC and
approved by the Planning Director prior to issuance of first building permit. Final
plans shall include all landscaping associated with this project.
NOTE: Plans are not approved for construction until signed by both the Planning
Director and/or the City Engineer.
66. 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.
I 67. The applicant or his agent has the responsibility for proper sight distance
requirements per guidelines in the AASHTO "A Policy on Geometric Design of
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Highways and Streets" latest edition, in the design and/or installation of all
landscaping and appurtenances abutting and within the private and public street
right-of-way.
MAINTENANCE
68. The applicant shall comply with the provisions of LQMC Section 13.24.160
(Maintenance).
69. The applicant shall make provisions for the continuous and perpetual
maintenance of perimeter landscaping up to the curb, access drives, sidewalks,
and storm water BMPs.
FEES AND DEPOSITS
70. 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.
PLANING DEPARTMENT
72. All wall -pack lighting shall be consistent throughout the site. All exterior lighting
shall be fully -shielded to prevent light pollution from encroaching on surrounding
properties and public streets.
73. No additional site lighting is permitted for the main automotive dealership site. in
addition, no lighting is permitted on the temporary storage lot. All existing pole -
mounted lighting shall remain in place and no color or other changes to the pole -
lighting is permitted.
74. The applicant shall improve the existing landscape strip on the north side of the
existing screen wall, north of the expanded repair bays. The landscape strip
shall include Mexican fan palms and other columnar plantings and shrubs to
soften the direct view of the service bay door and repair areas from Highway
111.
75. The applicant's landscape architect shall work with Planning Department staff
to better transition the existing landscape at the corner Adams Street to the
new landscape along Auto Centre Drive including but not limited to the
placement of additional plant materials.
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76. The applicant shall improve the existing perimeter landscaping along Auto
Centre Way North by planting a minimum of two (2) palms trees, to match
existing palms along the street.
77. All existing perimeter and interior landscape areas shall be cleaned -up by
appropriate trimming and maintenance of materials and plants.
78. The applicant shall ensure there is an ADA compliant pedestrian connection
between the dealership customer entry and surrounding streets.
79. No signs are approved with this permit. The applicant shall submit a separate
sign application with the Planning Department for review of any new signs,
including relocation of existing building -mounted signs.
80. Per the approved application, the applicant shall remove all parking stall
stripping not identified for customer parking at the Nissan dealership site. The
removal of the parking stall stripping will better delineate parking areas for
customers and the display of for -sale vehicles.
81. The temporary storage lot is permitted during the construction of the main
dealership site and is permitted to operate for a maximum of six (6) months
following the Torre Nissan dealership site receiving a Certificate of Occupancy
from the La Quinta Building and Safety Department.
82. Upon discontinuing the use of the temporary storage lot, the applicant shall
remove both temporary driveways into the storage lot and shall provide
landscaping along the auto Center Drive frontage consistent with the adjacent
landscaping and as approved by the Planning Director.
83. The temporary parking lot is restricted for use solely by Torre Nissan of La
Quinta for the storage of vehicles to be sold at the Torre Nissan La Quinta site.
No on or off loading of vehicles shall occur on the temporary storage lot or on
Auto Centre Drive west of the round -a -bout. No customer or other dealership
vehicle parking is permitted.
84. The temporary storage lot is limited to the improvements identified on the plans
submitted as part of this application. No pole -lighting, buildings, curbing, or
other improvements are permitted without approval from the Planning
I Commission.
85. Grading of the temporary storage lot is limited to the areas identified on the
plans submitted as part of this application. The applicant shall ensure minimal
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impact to the existing vegetation and land in the areas outside of the approved
improvement areas. Specifically, the applicant shall ensure that existing native
vegetation remains in place and is protected from all grading and storage
equipment. Failure to comply with this condition will mandate that the applicant
take additional measures to ensure dust control and proper screening of the
temporary storage lot, which may include but not be limited to the construction
of a perimeter block wall.
FIRE DEPARTMENT
86. The required fire flow shall be available from 4 Super hydrant(s) (6" x 4" x 21/20,
x 21/2") spaced not more than 350 apart and shall be capable of delivering a fire
flow 2125 GPM per minute for two hours duration at 20 psi residual operating
pressure, which must be available before any combustible material is placed on
the construction site.
87. The minimum dimension for gates is 20 feet clear and unobstructed width and a
minimum vertical clearance of 13 feet 6 inches in height. Any gate providing
access from a road shall be located at least 35 feet setback from the roadway
and shall open to allow a vehicle to stop without obstructing traffic on the road.
Where a one-way road with a single traffic lane provides access to a gate
entrance, a 38-foot turning radius shall be used.
88. 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.
89. 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.
90. Blue dot retro-reflectors pavement markers on private streets, public streets and
driveways to indicated location of the fire hydrant.
91. 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
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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.
92. 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.
93. Display street numbers 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.
94. Install a complete commercial fire sprinkler system. 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.
95. The PIV and FCD shall be located to the front of building within 50 feet of
approved roadway and within 200 feet of an approved hydrant. 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
96. 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.
97. 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
I extinguisher. Where not readily visible, signs shall be posted above all
extinguishers to indicate their locations. Extinguishers must have current CSFM
service tags affixed.
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98. No hazardous materials shall be stored and/or used within the building, which
exceeds quantities listed in 2010 CBC. No class I, II or IIIA of
combustible/flammable liquid shall be used in any amount in the building.
99. Exit designs, exit signs, door hardware, exit markers, exit doors, and exit path
marking shall be installed per the 2010 California Building Code.
100. Electrical room doors if applicable shall be posted "ELECTRICAL ROOM" on
outside of door.
101. Fire Alarm Control Panel room doors if applicable shall be posted "FACP" on
outside of door.
102. Fire Riser Sprinkler room doors if applicable shall be posted "Fire Riser" on
outside of door.
103. Roof Access room door if applicable shall be posted "Roof Access" on outside
of door.
104. Access shall be provided to all mechanical equipment located on the roof as
required by the Mechanical Code.
105. 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.
2010 CIVIC
106. 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.
107. Nothing in our review shall be construed as encompassing structural integrity.
Review of this plan does not authorize or approve any omission or deviation
from all applicable regulations. Final approval is subject to plan review and field
inspection. All questions regarding the meaning of the code requirements should
be referred to Fire Department at 760-863-8886.
108. 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
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109. 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 access roads as
measured by an approved route around the complex, exterior of the facility or
building,
110. 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.
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