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2013 04 09 PCc&tit 4 4 Qum& Planning Commission agendas and staff reports are now available on the City's web page: www.fa-guinta.org PLANNING COMMISSION AGENDA CITY HALL COUNCIL CHAMBERS 78-495 Calle Tampico, La Quinta REGULAR MEETING on TUESDAY, APRIL 9, 2013 AT 7:00 P.M. Beginning Resolution No. 2013-002 Minute Motion No. 2013-001 CALL TO ORDER 1. Roll Call 2. Pledge of Allegiance PUBLIC COMMENT At this time members of the public may address the Planning Commission on any matter not listed on the agenda. Please complete a "Request to Speak" form and limit your. comments to three minutes. CONFIRMATION OF AGENDA APPROVAL OF MINUTES 1. Approval of the minutes of February 12, 2013 PUBLIC HEARINGS For all Public Hearings on the agenda, a completed "Request to Speak" form must be filed with the Secretary prior to consideration of that item. A person may submit written comments to the Planning Commission before a public hearing or appear in support or opposition to the approval of a project(s). If PLANNING COMMISSION AGENDA 1 APRIL 9, 2013 you challenge a 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. 1. Zone Change 2012-142 and Conditional Use Permit 2012-146 submitted by Rock N Roll Mini Golf, LLC. proposing to rezone and convert an existing 15,933 square -foot building into an indoor miniature golf recreational facility. Location: Southwest corner of Dune Palms Road and Corporate Center Drive. 2. Sign Application 2013-1686 submitted by Sign -A -Rama proposing to establish a sign program for Figue Mediterranean Restaurant. Location: Northeast corner of Washington Street and Lake La Quinta Drive (47-474 Washington Street.) 3. Conditional Use Permit 2012-147 submitted by Cable Engineering Services to allow for the placement of a seventy-two (72) foot tall monopalm tower for AT&T and an equipment enclosure within Storquest Self Storage. Location: Northeast corner of Adams Street and Corporate Center Drive (46- 600 Adams Street.) BUSINESS SESSION CORRESPONDENCE AND WRITTEN MATERIAL COMMISSIONER ITEMS 1. Report on City Council meetings of February 12, March 5 and 19, and April 2, 2013. 2. Vice Chairman Wright is scheduled to attend the April 16, 2013, City Council meeting. DIRECTOR'S ITEMS ADJOURNMENT The next regular meeting of the Planning Commission will be held on April 23, 2013, commencing at 7:00 p.m. at the City Hall Council Chambers, 78-495 Calle Tampico, La Quinta, CA 92253. PLANNING COMMISSION AGENDA 2 APRIL 9, 2013 DECLARATION OF POSTING I, Monika Radeva, Secretary of the City of La Quinta, do hereby declare that the foregoing Agenda for the La Quinta Planning Commission meeting was posted on the inside of the north entry to the La Quinta Civic Center at 78-495 Calle Tampico, and the bulletin boards at 78-630 Highway 111, and the La Quinta Cove Post Office at 51-321 Avenida Bermudas, on April 4, 2013. DATED: April?, 2013 r MONIKA RADE A, Se tart' 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 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 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 meeting. Any writings or documents provided to a majority of the Commission regarding any item(s) on this agenda will be made available for public inspection at the Planning Department's counter at City Hall located at 78-495 Calls Tampico, La Quinta, California, 92253, during normal business hours. PLANNING COMMISSION AGENDA 3 APRIL 9, 2013 PLANNING COMMISSION MINUTES TUESDAY, FEBRUARY 12, 2013 CALL TO ORDER A regular meeting of the La Quinta Planning Commi 7:01 p.m. by Chairperson Barrows. PRESENT: Commissioners Alderson, Barrows. ABSENT: Vice Chairman Wright STAFF PRESENT: Community DevelopmA, Manager David Sawyer, Secretary Mogjk, ,Radeva. Chairperson Barrows led the Co BLIC COMMENT - M apprpVyf , fhe PlanniKOW, om AYES£ mmissior NOES: N rule, ABS PUBLIC rm called to order at and Chairperson Les JohnsMr Planning Planner Jay Wuu, and lance. and seconded by Commissioners Weber/Alderson to on Minutes of November 27, 2012, as submitted. loft;` Weber, Wilkinson, and Chairperson Barrows Chairman Wright ABSTAIN: None 1. Consideration f Zoning Ordinance Amendment 2013-112 — Certain Amendments to the La Quinta Municipal Code; Chapter 9.60.300, Compatibility Review for Partially Developed Subdivision. Location: City-wide. Associate Planner Jay Wuu presented the staff report, a copy of which is on file in the Community Development Department. Chairperson Barrows asked if there were any questions of staff. PLANNING COMMISSION MINUTES 1 FEBRUARY 12. 2013 Commissioner Weber asked staff to clarify why the proposed threshold of 10% for the code amendment was appropriate and how it compared to the neighboring cities. Associate Planner Wuu answered the question. Commissioner Wilkinson asked how the 10% deviation in plans would affect the final product aesthetically. Associate Planner Wuu said the deviation only affected the square footage of the proposed development plans, not the architectural style. Chairperson Barrows declared the PUBLIC HEARIN, ; 17, at 7:14 p.m. Public Speaker: Mr. Jim Thompson, Newporrteach Thompson spoke of his past experiences as a developer with' a ltphe City of La �ta, the recent changes in the housing market and thet sect on unfinished e lopments; he spoke about the proposed code amend"', t, and exo.t.essed his suet for it. General discussion followed regarding located at the southwest corniwfwWes Community Development amendment was not site s code amendment t compatibility re) that if a de\ development pq and go through 1 -21s h" Gen dis a�- ioval process Thee being no the PU6tC HEA Motion — v Alderson/Wilk Zoning Ordina was i1q";rested applipfon with Ward Shadows development nd Roudel Lane. noted athat the proposed code theOcity Council, this zoning dev" s with a mechanism for code did not allow for. He explained y would still need to submit a site ,Community Development Department regarding the proposed amendment and the questions or discussion, Chairperson Barrows declared .OSED at 7:32 p.m. _6 on was made and seconded by Commissioners 1 to adopt Resolution 2013-001 recommending approval of Amendment 2013-1 12 as submitted. AYES: Commissioners Alderson, Weber, Wilkinson, and Chairperson Barrows NOES: None ABSENT: Vice Chairman Wright ABSTAIN: None BUSINESS SESSION — None PLANNING COMMISSION MINUTES 2 FEBRUARY 12, 2013 CORRESPONDENCE AND WRITTEN MATERIAL - None COMMISSIONER ITEMS 1. Report on City Council meetings of December 4 and 18, 2012, January 2 and 15, 2013, and February 5, 2013. The following items were reviewed as discussed by the City Council. 2 General Plan Update (GPU) Service Delivery Option Reorganization One Stop Permit Center Go Request Short -Term Vacation Rentals Outdoor Storage and Display Housing Element Update City's Development Impact Mitigation Fee (TUMF) programs Draft Environmental -1 act RE TS E f Festival k Composting Cal Blomlllik cl Discussion foll and perimeter dollars to hell maintenance Com Genei down Upcoming CoUbI 2012, Chairwoman scheduled meeting January 15, 2013. Uniform Coachella Music City's jurisdiction rb on maintenance park fees the City is using General Fund being collected as the cost for endemmunity Development Director Johnson ss the Cal Biomass issue and mentioned that the the direction to move forward if necessary with regarding the Cal Biomass facility, its benefits and s of having a facility like that was acknowledged. leeting attendance: Commissioner Alderson — December 4, Barrows — December 18, 2012, Commissioner Weber — Re - date, January 2, 2013, and Commissioner Wilkinson — Chairperson Barrows thanked staff for its efforts and said the Commission regretted to hear about the loss of staff and realized the extra responsibilities that were shifted onto the remaining staff. PLANNING COMMISSION MINUTES 3 FEBRUARY 12, 2013 PLANNING STAFF ITEMS — None ADJOURNMENT There being no further business, it was moved and seconded by Commissioners Alderson/Wilkinson to adjourn this meeting at 8:07 p.m. AYES: Commissioners Alderson, Weber, Wilkinson, and Chairwoman Barrows. NQES: None ABSENT: Vice Chairman Wright. ABSTAIN: None. Aft Respectfully submitted, MONIKA RADEVA, Secretary City of La Quinta, California PLANNING COMMISSION MINUTES 4 FEBRUARY 12, 2013 DATE: CASE NUMBER: APPLICANT: PROPERTY OWNER: PLANNING COMMISSION STAFF REPORT APRIL 9, 2013 ZONE CHANGE 2012-142 CONDITIONAL USE PERMIT 2012-146 ROCK N ROLL MINI GOLF, LLC DESERT PALM MANAGEMENT GROUP, LLC PH#1 REQUEST: CONSIDERATION OF A ZONE CHANGE AND CONDITIONAL USE PERMIT TO REZONE AND CONVERT AN EXISTING 15,933 SQUARE FOOT BUILDING INTO AN INDOOR MINIATURE GOLF RECREATIONAL FACILITY LOCATION: 46-805 DUNE PALMS ROAD ENVIRONMENTAL CONSIDERATION: THE LA QUINTA COMMUNITY DEVELOPMENT DEPARTMENT HAS DETERMINED THAT THE PROPOSED PROJECT IS EXEMPT FROM ENVIRONMENTAL REVIEW UNDER THE CALIFORNIA ENVIRONMENTAL QUALITY ACT (CEQA) PURSUANT TO CHAPTER 2.6, SECTION 21080 OF THE PUBLIC RESOURCES CODE, CALIFORNIA ENVIRONMENTAL QUALITY ACT STATUTES, AND SECTION 15061(B)(3), REVIEW FOR EXEMPTIONS OF THE CEQA GUIDELINES, AND PURSUANT TO SECTION 15301 (CLASS 1) IN THAT THE PROPOSED USE IS WITHIN AN EXISTING FACILITY, AND THE CHANGE OF ZONE WILL NOT RESULT IN AN INTENSIFICATION OF LAND USE ON THE APPROXIMATELY ONE -ACRE PARCEL GENERAL PLAN DESIGNATION: GENERAL COMMERCIAL EXISTING ZONING DESIGNATION: COMMERCIAL PARK (CP) PROPOSED ZONING DESIGNATION: REGIONAL COMMERCIAL (CR) PAReports - PC\2013\PC 4-9-13\RnR MINI GOLF\1_ZC 12-142+CUP 12-146_PC Staff Rpt 4-9-13.docx Page 1 of 5 SURROUNDING ZONING/LAND USES: NORTH: COMMERCIAL PARK (CP) EXISTING COMMERCIAL OFFICES SOUTH: REGIONAL COMMERCIAL (CR) EXISTING GAS STATION EAST: REGIONAL COMMERCIAL (CR) VACANT, UN -ENTITLED LAND WEST: REGIONAL COMMERCIAL (CR) EXISTING COMMERCIAL CENTER RECOMMENDED ACTION: Adopt Planning Commission resolutions recommending to the City Council: • Approval of Zone Change 2012-142 • Approval of Conditional Use Permit 2012-146 EXECUTIVE SUMMARY: The applicant is requesting a Zone Change and Conditional Use Permit to allow Rock In Roll Mini Golf, an indoor miniature golf recreational facility and family entertainment center. The facility is proposed to be located at 46-805 Dune Palms Road, within an existing commercial building in the La Quinta Valley Plaza. Only interior tenant improvements are required for the facility, and no significant alterations to the building exterior and site are proposed. BACKGROUND/ANALYSIS: The RadioActive building was approved by the City Council in 2003 (SDP 2002- 756). The approval consisted of an approximately 16,000 square foot commercial retail building located on a one -acre parcel with 43 parking spaces within the La Quinta Valley Plaza (Attachment 1). The Radio Active business closed in 2011, and the building has been vacant since then. Conditional Use Permit: The applicant has submitted an application for a Conditional Use Permit, per La Quinta Municipal Code Section 9.80.040, which states that miniature golf/recreation centers located within the Regional Commercial zoning district require approval of a conditional use permit. The applicant is proposing to convert the Radio Active building into Rock n Roll Mini Golf, an indoor miniature golf recreational facility and family entertainment PAReports - PC\2013\PC 4-9-13\RnR MINI GOLF\7_ZC 12-142+CUP 12-146_PC Staff Rpt 4-9-13.docx Page 2 of 5 center (Attachment 2). The facility would include a rock 'n roll-themed 18-hole black -light miniature golf course, arcade, snack bar, and party rooms (Attachment 3). The business is proposed to be open Tuesday through Sunday, and closed on Monday except for holidays. Hours of operation range from 10:00 am to midnight. Occasionally, private parties, corporate events, field trips, and other family gatherings may take place during normal business hours. Staff has concluded that the Rock 'n Roll Mini Golf will be able to operate at the proposed location within the La Quinta Valley Plaza with minimal impacts on the other existing surrounding uses. The proposed use is consistent with the General Plan land use designation of General Commercial for the proposed location, as well as the permitted land uses stated in the approved Specific Plan for the La Quinta Valley Plaza. The hours of operation is anticipated to be complementary to the existing surrounding uses as the most intensive uses of the business would take place during periods when many of the other uses on the site are closed (weeknights and weekends). Some businesses, neighboring restaurants in particular, could likely benefit from the increased number of visitors to the commercial plaza. La Quinta Municipal Code Section 9.150.060 Spaces Required by Use requires that miniature golf courses provide three parking spaces per hole, plus the spaces required for additional uses on the site: Current existing uses within the La Quinta Valley Plaza include medical offices, a vocational school, and a variety of other restaurant, retail, and service uses. The medical offices close by 5:00pm weekdays, the vocational school closes at 7:00pm on weeknights and 5:00pm on Saturday, and most of the retail and service uses close during the late afternoon hours. Furthermore, a shared parking study was completed for the La Quinta Valley Plaza in 2011, which analyzed the plaza's parking requirements based on the City's zoning code, and compared the requirements to the Urban Land Institute's Shared P:\Reports- PC\2013\PC 4-9-13\RnR MINI GOLF\1_ZC 12-142+CUP 12-146_PC Staff Rpt 4-9-13.docx Page 3 of 5 Parking and the Institute of Traffic Engineers' Parking Generation. The study identified that at peak parking demand for the plaza, 1:00pm on weekday afternoons, a surplus of 11 spaces existed. During the peak operating hours of the Rock n Roll Mini Golf establishment, after 4:00pm, a surplus of nearly 60 parking spaces existed. As a result of the peak/off-peak relationship of operating hours between the Rock n Roll Mini Golf business and the existing businesses, an ample amount of parking spaces exist within the La Quinta Valley Plaza to accommodate Mini Golf customers and employees on any given day of the week, while also leaving sufficient parking for the other neighboring businesses. Therefore, based on the parking analysis above, staff has determined that the 43 existing parking spaces located on the Rock n Roll Mini Golf parcel combined with the surplus of parking spaces available within the La Quinta Valley Plaza can accommodate the proposed use. General Plan Amendment/Zone Change: The property is currently zoned Commercial Park, which prohibits miniature golf/recreation centers. The applicant is proposing to change the zone to Regional Commercial, which permits miniature golf/recreation centers with approval of a conditional use permit (Attachment 4). A General Plan Amendment is not needed as the City Council recently adopted the La Quinta General Plan, which changed the General Plan Land Use Designation of the parcel from Commercial Park to General Commercial, which is consistent with the Regional Commercial zoning designation. AGENCY AND PUBLIC REVIEW: Public Agency Review: This request was sent to all applicable City departments and affected public agencies on December 5, 2012. All written comments received are on ,file and available for review with the Community Development Department. All applicable comments have been incorporated in the recommended Conditions of Approval. Public Notice: This project was advertised in The Desert Sun newspaper on March 29, 2013, and mailed to all property owners within 500 feet of the site. To date, no comments have been received from adjacent property owners. Any written comments received will be handed out at the Planning Commission hearing. PAReports - PC\2013\PC 4-9-13\RnR MINI GOLF\1_ZC 12-142+CUP 12-146_PC Staff Rpt 4-9-13.docx Page 4 of 5 ENVIRONMENTAL REVIEW The La Quinta Community Development Department has determined that the proposed project is exempt from environmental review under the California Environmental Quality Act (CEQA) pursuant to Chapter 2.6, Section 21080 of the Public Resources Code, California Environmental Quality Act Statutes, and Section 15O61(b)(3), Review for Exemptions of the CEQA Guidelines, and pursuant to Section 15301 (Class 1) in that the proposed use is within an existing facility, and the change of zone will not result in an intensification of land use on the approximately one -acre parcel. Respectfully submitted, wL", -------------- -- - - ---------- JAY WUU, Associate PI nner Attachments: 1. Vicinity Map 2. Rock n Roll Mini Golf Conditional Use Permit Packet 3. Rock n Roll Mini Golf Business Plan 4. Proposed Zone Change Exhibit PAReports - PC\2013\PC 4-9-13\RnR MINI GOLF\t_ZC 12-142+CUP 12-146_PC Staff Rpt 4-9-13.docx Page 5 of 5 PLANNING COMMISSION RESOLUTION 2013- A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF LA QUINTA, CALIFORNIA, RECOMMENDING TO THE CITY COUNCIL APPROVAL OF ZONE CHANGE 2012- 142, APPROVING A CHANGE IN ZONING DESIGNATION FOR THE ROCK N ROLL MINI GOLF BUILDING CASE: ZONE CHANGE 2012-142 APPLICANT: ROCK N ROLL MINI GOLF, LLC WHEREAS, the Planning Commission of the City of La Quinta, California did, on the 91" day of April, 2013, hold a duly noticed public hearing to consider a request by Rock n Roll Mini Golf, LLC to consider a change in zoning from Commercial Park to Regional Commercial, generally located on the southwest corner of Dune Palms Road and Corporate Centre Drive, more particularly described as: APN: 600-390-023 WHEREAS, the La Quinta Community Development Department has determined that the proposed project is exempt from environmental review under the California Environmental Quality Act (CEQA) pursuant to Chapter 2.6, Section 21080 of the Public Resources Code, California Environmental Quality Act Statutes, and Section 15061(b)(3), Review for Exemptions of the CEQA Guidelines, and pursuant to Section 15301 (Class. 1) in that the proposed use is within an existing facility, and the change of zone will not result in an intensification of land use on the approximately one -acre parcel; and, WHEREAS, the Planning Department published a public hearing notice in The Desert Sun newspaper on March 29, 2013 as prescribed by the Municipal Code. Public hearing notices were also mailed to all property owners within 500 feet of the site; and, WHEREAS, at said public hearing, upon hearing and considering all testimony and arguments, if any, of all interested persons wanting to be heard, said Planning Commission did make the following mandatory findings recommending approval of said Zone Change: Finding A: Consistency with General Plan The zone change is consistent with the goals, objectives and policies of the general plan, which are not being amended. The purpose of the change in land use designation is to bring the appropriate land use designation into conformance with the proposed project. Planning Commission Resolution 2013- Zone Change 2012-142 Rock n Roll Mini Golf, LLC Page 2 Finding B: Public Welfare Approval of the zone change will not create conditions materially detrimental to the public health, safety and general welfare in that the proposed change will not result in a substantial change to an existing recreational area, will not result in the loss of existing wildlife habitat, nor will it have an effect on the conditions of the existing surrounding neighborhood. The proposed zone change will not result in any changed conditions to the exterior of the building and will therefore have no effect on the health, safety, and welfare of the community or surrounding natural environment. Finding C: Land Use Compatibility The new zoning is compatible with the zoning on adjacent properties because the proposed miniature golf recreation center use is compatible with the surrounding existing restaurants, medical offices, and commercial retail businesses. The zone change will bring the property into conformance with the proposed project and will have no effect on adjacent existing land uses Finding D: Property Suitability The new zoning is suitable and appropriate for the subject property in that the property is within an existing commercial shopping center and is adjacent to similarly zoned properties. Finding E: Changes in Circumstance Approval of the zone change is warranted because the situation and the general conditions of the property have substantially changed since the existing zoning was imposed. The La Quinta Valley Plaza, which incorporates both Regional Commercial and Commercial Park zoning along with a Specific Plan, has developed through the years primarily with uses consistent with the Regional Commercial land use/zoning. This is due to the fact that the development abuts two highly -traveled roadways, Highway 111 and Dune Palms Road. When Corporate Centre Drive is developed to its full capacity, the plaza, including the proposed Rock n Roll Mini Golf parcel, would have the visibility and functions of a regional commercial center on three road frontages. Thus, a change in zoning from Commercial Park to Regional Commercial for the subject parcel would be compatible with the surrounding properties, land uses, and commercial functions, which are already designated Regional Commercial. Furthermore, with the recent adoption of the updated General Plan, the land use designation of the property changed from Commercial Park to General Commercial. A variety of uses that were prohibited in the Commercial Park zone are now Planning Commission Resolution 2013- Zone Change 2012-142 Rock n Roll Mini Golf, LLC Page 3 available as part of the Regional Commercial zone. These uses, including dry cleaners, professional and medical offices, and restaurants, among others, are more in line with the uses and development patterns of the La Quinta Valley Plaza. Many of the uses that were permitted in the Commercial Park zone but are now prohibited as part of the proposed Regional Commercial zone are industrial -related uses, which are inconsistent with the development of the plaza, and are also subject to additional restrictions in the La Quinta Valley Plaza Specific Plan. 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 correct and constitute the findings of the Planning Commission. 2. That it does hereby recommend to the City Council approval of Zone Change 2012-142 for the reasons set forth in this Resolution. PASSED, APPROVED and ADOPTED at a regular meeting of the La Quinta Planning Commission held on this gth day of April, 2013, by the following vote to wit: AYES: NOES: ABSENT: ABSTAIN: KATIE BARROWS, Chairperson City of La Quinta, California ATTEST: LES JOHNSON, Community Development Director City of La Quinta, California PLANNING COMMISSION RESOLUTION 2013- A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF LA QUINTA, CALIFORNIA, RECOMMENDING TO THE CITY COUNCIL APPROVAL CONDITIONAL USE PERMIT 2012-146, PERMITTING A MINIATURE GOLF/FAMILY RECREATION CENTER CASE: CONDITIONAL USE PERMIT 2012-146 APPLICANT: ROCK N ROLL MINI GOLF, LLC WHEREAS, the Planning Commission of the City of La Quinta, California did, on the 91h day of April, 2013, hold a duly noticed public hearing to consider a request by Rock n Roll Mini Golf, LLC to allow the conversion of an existing 15,933 square foot building into an indoor miniature golf recreational facility, generally located on the southwest corner of Dune Palms Road and Corporate Centre Drive, more particularly described as: APN: 600-390-023 WHEREAS, the La Quinta Community Development Department has determined that the proposed project is exempt from environmental review under the California Environmental Quality Act (CEQA) pursuant to Chapter 2.6, Section 21080 of the Public Resources Code, California Environmental Quality Act Statutes, and Section 15061(b)(3), Review for Exemptions of the CEQA Guidelines, and pursuant to Section 15301 (Class 1) in that the proposed use is within an existing facility, and the change of zone will not result in an intensification of land use on the approximately one -acre parcel; and, WHEREAS, the Planning Department published a public hearing notice in The Desert Sun newspaper on March 29, 2013 as prescribed by the Municipal Code. Public hearing notices were also mailed to all property owners within 500 feet of the site; and, WHEREAS, upon hearing and considering all testimony and arguments, if any, of all interested persons desiring to be heard, said Planning Commission did find the following facts, findings, and reasons to justify approval of Conditional Use Permit 2012-146: Finding A: Consistency with General Plan The land use is consistent with the General Plan land use designation of General Commercial. The City's General Plan policies relating to General Commercial encourage a full range of retail, office, resort, and institutional businesses within the City, and the proposed use maintains those policies. Planning Commission Resolution 2013- Conditional Use Permit 2012-146 Rock n Roll Mini Golf, LLC Page 2 Finding B: Consistency with Zoning Code With approval of the proposed zone change, the use is consistent with the provisions of the zoning code. As conditioned, the use of the site as miniature golf recreation center will have minimal impacts on the surrounding land uses as the use is contained within the existing building, and will conform to the development standards applicable to the use. Finding C: Compliance with CEQA Processing of this Conditional Use Permit for the proposed use is in compliance with the provisions of the California Environmental Quality Act. The La Quinta Planning Department has determined that this project is exempt from environmental review pursuant to Section 15332 (Class 32) of the California Environmental Quality Act in that the proposed project is less than five acres, is an existing urban infill development located on a previously graded and partially improved parcel, and is consistent with the current General Plan policies, zoning regulations, and zoned land use. Finding D: Surrounding Uses As conditioned, approval of the application rwill not create conditions materially detrimental to the public health, safety and general welfare or injurious to or incompatible with other properties or land uses in the vicinity. The proposed use is completely contained within an existing building, there is adequate parking available for the use, and the other properties within the commercial center have been developed with similar commercial retail uses. 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 recommend to the City Council approval Conditional Use Permit 2012-146 for the reasons set forth in this Resolution and subject to the attached Conditions of Approval. PASSED, APPROVED and ADOPTED at a regular meeting of the La Quinta Planning Commission held on this g`" day of April, 2013, by the following vote to wit: Planning Commission Resolution 2013- Conditional Use Permit 2012-146 Rock n Roll Mini Golf, LLC Page 3 AYES: NOES: ABSENT: ABSTAIN: KATIE BARROWS, Chairperson City of La Quinta, California ATTEST: LES JOHNSON, Community Development Director City of La Quinta, California PLANNING COMMISSION RESOLUTION 2013- CONDITIONS OF APPROVAL - RECOMMENDED CONDITIONAL USE PERMIT 2012-146 ROCK N ROLL MINI GOLF APRIL 9, 2013 GENERAL 1. The applicant agrees to indemnify, defend and hold harmless the City of La Quinta, its agents, officers, and employees from any claim, action, or proceeding to attack, set aside, void, or annul the approval of this Conditional Use Permit. The City of La Quinta shall have the right to select its defense counsel at its sole discretion. The City of La Quinta shall promptly notify the applicant of any claim, action, or proceeding and shall cooperate fully in the defense. 2. The applicant shall comply with all applicable provisions of the La Quinta Municipal Code (LQMC), including LQMC Chapter 9.210.020. 3. Any expansion of this use or substantial modifications to the approved floor plan shall require an amendment of this conditional use permit. Minor modifications to this Conditional Use Permit shall be considered by the Community Development Director in accordance with LQMC 9.200.090, and may require notification of surrounding property owners prior to such approval. All other amendments shall be processed in accordance with LQMC 9.200.100. 4. Prior to issuance of any building permit by the City, the applicant shall obtain any necessary permits and/or clearances from the following agencies: • Fire Marshal • Sheriff's Department 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 improvement plans for City approval. PARKING/CIRCULATION 5. No on -street public parking outside the Rock n Roll Mini Golf parcel and La Quinta Valley Plaza parking lot may be reserved for customer parking. All on -street public parking areas shall remain available for public use. PLANNING COMMISSION RESOLUTION 2013- CONDITIONS OF APPROVAL - RECOMMENDED CONDITIONAL USE PERMIT 2012-146 ROCK N ROLL MINI GOLF APRIL 9. 2013 6. Roadways/traffic aisles to structures and activities in and around the business shall be maintained accessible to emergency vehicles at all times. SCELLANEOUS 7. No signage is included in this Conditional Use Permit approval. A separate Sign Permit is required through the Community Development Department if the applicant proposes signs for the business. The applicant shall comply with the Radio Active Sign Program, unless a letter of request to annul the Program is submitted. 8. Hours of operation shall occur only on the days and times specified in the Conditional Use Permit, which are based on the Business Plan provided to the City by the applicant. Changes to these hours that do not conflict with normal business hours of the other tenants in the La Quinta Valley Plaza may be approved by the Community Development Director. 9. The City of La Quinta reserves the right to review and monitor the operation of this facility and modify Conditions of Approval regarding hours of operation, occupancy, and other operational conditions. ATTACHMENT # 1 t 1•i� Y ' n �f�' 1.R�- a--.a...:'."� �xS � ( %.. hewn �h �`L IN�&��� CORPS ay '64 Wald • s+ sI F f 4 V 1 K a - Project die "a .ly.� rG. y �� � vb� II �.. al ;`� � L I � •• 8 I" � '� `��.'..e�i �i �•t�� � :7' I � �1 I � 1, O��i� '1C � i�� f'�� a'� I 4F 1! �'Y ry J Dr A A R11R � t�� �••%� 0'" D A u T .N,L � _.. � '',� }y✓ � �! b . ' � LTA;. � .:r'l�T p Mal VO WN Q4 g K p� �oN•�• '��• V�,L ,.:rt �e�'�a �9���.V __o --_yy' �Y�3����_`.i '�'� - • S C h •k., .. #��. � .• S. K. ��_'t r ��' �'. u w :_e�{:"Y. ` i �: ii} ..r'i:+•.3' �r41 ' � `�.._ -4. N F— z W U Q �11 \J -iC ULL �O mz v� z 2 c ATTACHMENT # 2 Fr RO V s ar Jill:g a ro C J EIIIFri tf a E9 -'� 11 aA I li F It 0 a a 0 P ATTACHMENT # 3 r I BUSINESS PLAN Rock IN' Roll Mini Golf The Business Rock `N' Roll Mini Golf is a Family Entertainment Center featuring an indoor miniature golf course with a Rock and Roll theme. Including video games, redemption games, private party/function rooms and other activities. Host birthday parties, corporate/teambuilding events, field trips and other family gatherings. Family Entertainment is a highly profitable industry that has been growing rapidly over the past several years. This is due largely to a trend within the country to return to family values. The initial profit centers will be the miniature golf course, video arcade and party rooms. Marketing There are over 500,000 fiill time permanent residents in The Coachella Valley. One of the interesting facts about the miniature golf business is the breadth of the customer base. While families with children may act as an anchor, seniors teens, and corporate customers add significant income. In addition the Desert Resorts within the Coachella Valley experiences a large increase in seasonal population most are aware of the golfing opportunities here. A variety of fun promotions will keep the business profitable year round. Management Managing Member. Hal -La -Rae Gallagher Ms. Gallagher is an Executive with Fantasy Springs Casino. She works in tourism, marketing and promotions. Previously she had overseen the department of floor gaming, machine operations as well as guest hospitality. Member. Jody Erdahl Mr. Erdahl is an Electrical Contractor. Operating his own company with an expertise in animatronics since 1995. Golf Consultant: Glen McGihon Mr. McGihon is the Golf Pro Emeritus at The Vintage and The Reserve Country Clubs and serves as the consultant on all golf related operations. Keys to Success A high trafficked site near the center of the population. Friendly, happy employees providing a superior golf experience. A safe, clean environment the community will be proud of. Having fun while delivering a quality product. Company Summary Rock 'N' Roll Mini Golf is a Family Entertainment Center with a world class Rock and Roll Themed design and layout. Miniature golf is not golf in miniature. However, miniature golf does have a lot in common with regulation golf. To be interesting miniature golf holes must have the contour changes found on a regulation green, which cause the ball to break and turn as it rolls toward the cup. Undulations and banking give the game an element of challenge and fun. The anchor of Rock `N' Roll Mini Golf is Polystyrene Fabrication and Polystyrenes Mold Casting of several Rock `N' Roll graphics and design. Unlike miniature golf course of old windmills and standing bears are not found on these custom themed Mini Golf course. Modem Miniature golf courses are visually appealing with graphic art and Animatronics. The golf course is being designed and built by Art Attack. They are experienced experts in miniature course design, theming, course construction and installation. They will also be supplying Rock `N' Roll Mini Golf all the required golfing clubs, golf balls and inventory. Hours of Operation: Tuesday -Thursday noon- IOpm Friday - noon -midnight Saturday loam -midnight Sunday l0am-10pm Monday- closed except for holidays Number of Employees: 6 Products and Services Miniature Golf. The primary attraction is the world class 18-hole miniature golf course, where participants have fun for only $9.00 per round The challenge in miniature golf is to make the course interesting to play. Interesting shots bring repeat business. Undulations, banking, the size of the greens, the position of the cups, the intermixing of easier holes with more difficult holes to prevent back-up on the course and hundreds of other little refinements, which come only from experience. On a well -designed course, a player is rewarded for a good putt without being overly penalized for a poor putt. If you hit the putt correctly it will go in the cup. If you hit it poorly it may take two or three putts to get it in the cup, but you are not "out of play" or holding up the group behind you. Players take about one hour to complete a round of golf. The course can easily accommodate up to 100 player; per hour during peak times. These numbers are common on weekend evenings during the "season". Video Arcade: The video arcade has a mix of popular games for children of all ages. The games vary in type and skill level. Some are physically oriented; others focus on hand eye coordination. The most profitable games issue tickets that may be redeemed for prizes. The arcade will be operated on a 50 — 50 split with a regional arcade company. In a national survey of Family Entertainment Companies "FEC" operators, respondents reported coin -operated games, both redemption / skill and video, were the second top attraction and revenue source, behind birthday parties. While FEC operator; may have different attractions, all of them have video and/or redemption games. Food Service: A small snack bar will serve fountain drinks, hot dogs, chips, and other related items. The food area will also provide space for birthdays and other private events. We have contracted with an outside source for Food Services and Catering. Customers will walk thro2h the food service area to and from the miniature golf course. As the customers walk off the 18 hole they will find hot dogs, chips, other snacks and fountain drinks, as shown above awaiting them The food service is a profitable portion of the business. Market Segmentation Our market segmentation scheme is fairly straight forward. The Miniature Golf Club of America and the Association of Fun and Relaxation both have excellent market research and have highlighted the following target audiences. Individuals: There are over 500,000 people living within the Coachella Valley. The typical miniature golf customer ranges in age from six to sixty-four, with a family income over $39,900. This large swath of society provides a broad customer base in Riverside County. Families: With young children enjoy the outings. Miniature golf is one of the few activities teenagers find acceptable to do with parents. This is demonstrated in research, which shows that children 5 to 18 years old, with at least one adult, represent the largest single audience at 36.9%. (According to the Association of Fun and Relaxation annual report). Teens and Young Adults: age 15 to 24, will make outings a date or a group event. We note here that teens fit into two separate market segments. They may enjoy an outing as part of a family unit or independently as part of a peer group. Adults: Age 25 to 54, find the recreation enjoyable, with or without children or grandchildren. Seniors: Age 55 to 74, find the gentle form of recreation refreshing, whether alone or with grandchildren. There is literally no age limit to our golf demographic. Private Groups: Using FEC's range from children's birthday parties to gamily get togethers. Groups are particularly desirable because they can be scheduled in advance, guests of the party may decide they would like to hold the same event themselves and groups are low cost, high profit events that require little or no additional staffing. Organizations: Using the centers may be Church Groups, Civic Organizations, Office get togethers, Customer Appreciation Events or Corporate Parties. While the prime time for individual customers is evening and weekend, the wide group customer base allows Rock `N' Roll Mini Golf to schedule available hours for maximum facility utilization particularly during the "season". The goal is to get the customer in the door, keep them entertained and get them to come back! Competition Direct competition for identical facilities is not found in the Coachella Valley. While there are competitive miniature golf courses in the Los Angeles and Bakersfield area, they are well outside the Rock `N' Roll Mini Golf market. There is one local miniature golf course in Palm Springs however it is outdoors and in our opinion does not qualify as competition. History has proven there are two types of businesses that thrive in depressed economic times. These two categories of businesses are alcohol and family entertainment. As far back as the depression of the early 1930's, the family entertainment industry has performed well in prosperous times and in economic downturns. Marketing Rock 'N' Roll Mini Golf will be positioned as a relaxing worry -free environment where friends and families enjoy time together. This unique new facility will draw return visitors to the attractive, clean, safe setting. Carefully designed advertising and promotions will accurately target the target market segments. While fim and excitement are the main draws that bring customers in the door, the value pricing and excellent location are also important factors. Rock `N' Roll Mini Golf pricing is designed to appeal to all levels of the economic spectrum. A game of miniature golf will only be $9.00 per person Children under 5 free with an adult. This price is lover than a movie and the experience lasts as long. As well we provide "event or party" settings. The arcade games will operate with tokens. Free tokens can be given to each participant at a birthday parties, corporate event, each golf game, or other marketing promotions at our location or anywhere within the community at large. Tokens are also available for sale. ATTACHMENT A 4 PROPOSED ZONING: REGIONAL COMMERCIAL (CR) ffi10"Ww0vMEMwMM NONRESIDENTIAL DISTRICTS FaTI Regional Commercial Community Commercial cN Neighborhood Commercial F—CT-1 Tourist Commercial �i Industrial Office Commercial 0 Major Community Facilities 0 Commercial Park PLANNING COMMISSION PH # 2 STAFF REPORT DATE: APRIL 9, 2013 CASE NO.: SIGN APPLICATION 2013-1686 — FIGUE RESTAURANT APPLICANT: SIGN*A*RAMA — CHAD ADDINGTON REQUEST: CONSIDERATION OF A SIGN PROGRAM FOR THE EXISTING BUILDING AT 47-474 WASHINGTON STREET LOCATION: 47-474 WASHINGTON STREET — FIGUE RESTAURANT (ATTACHMENT 1) ENVIRONMENTAL DETERMINATION: THE LA QUINTA COMMUNITY DEVELOPMENT DEPARTMENT HAS DETERMINED THAT THIS SIGN APPLICATION IS CATEGORICALLY EXEMPT FROM ENVIRONMENTAL REVIEW PURSUANT TO PROVISIONS OF SECTION 15311 (CLASS 1 1(a) ON -PREMISE SIGNS) OF THE CALIFORNIA ENVIRONMENTAL QUALITY ACT (CEQA) RECOMMENDED ACTION: Adopt Planning Commission Minute Motion No. 2013 - , approving Sign Application 2013-1686, as conditioned, for a Sign Program for the site located at 47-474 Washington Street. EXECUTIVE SUMMARY: The proposed sign program is for the building located at 47-474 Washington Street, which has recently changed ownership and is re -opening with a new restaurant (Attachment 2). The new restaurant will operate on the first floor with office space on the second floor. The sign program proposal contains the following sign requests: • Reface the existing monument sign along Washington Street for the new restaurant (complete); • One twenty-two (22) square -foot, illuminated building -mounted sign, on the buildings' northern elevation for the restaurant; PAReports - PC\2013\PC 4-9-13\SA 13-1686_Figue Sing Prgrm\SA 13-1686_PC Rpt Final_4-9-13.doc Page 1 of 4 • One thirteen (13) square -foot, cabinet sign, located on the building's northeast corner for the second floor office tenant; • One ten (10) square -foot, illuminated building -mounted sign, on the building's east elevation, for the restaurant; • One forty (40) square -foot monument sign along Caleo Bay Drive for the new restaurant. BACKGROUND/ANALYSIS: La Quinta Municipal Code, Section 9.160.030, requires a sign program be prepared for all sites with three (3) or more permanent signs. Although the building was originally approved in 2002, and more than three (3) signs have been permitted through the individual sign permit process, a comprehensive sign program was never approved. Based on the previously approved sign permits, staff recently approved replacement and refacing of those signs for the current tenants. In addition to the previously approved signs, the applicant is proposing an additional monument sign along Caleo Bay Drive. For this reason a sign program has been submitted in order to authorize the new monument sign and formalize the existing signs' size, style, and location. A total of ninety-six (96) square feet of building mounted signs and a single, thirty-five (35) square -foot, monument sign have been approved by staff. The following is a breakdown of the approved signs at this site: • One, twenty-three (23) square -foot building -mounted identification sign for the restaurant tenant on the building's west elevation; • Two building -mounted cabinet signs for the second floor office tenant, on the building's north and east facing elevations, ranging in size from thirteen (13) square feet and twenty-eight (28) square feet; • One, thirty-five (35) square -foot monument sign for the restaurant tenant, located along Washington Street; and • One, thirty-two (32) square -foot, non -illuminated building -mounted sign for the restaurant tenant on the building's south -facing elevation. The proposed sign program addresses sign design and location. The locations of the building -mounted signs match the sign locations previously approved by staff. The proposed building -mounted signs have been reduced from a total of four (4) signs (previously approved by Staff) to three (3) signs for a total of forty-five (45) square feet; a 50% reduction from the previously approved building -mounted sign area. All proposed building -mounted signs are within the sign allowances permitted by the Municipal Code. The proposed monument sign along Caleo Bay Drive is of the same design and size as the existing monument sign along Washington Street. The sign is approximately four and one-half (4.5) feet in height and is setback twelve (12) feet behind the PAReports - PC\2013\PC 4-9-13\SA 13-1686_Figue Sing Prgrm\SA 13-1686_PC Rpt_Final_4-9-13.doc Page 2 of 4 curb. The monument sign size and location generally comply with the sign provisions listed in L.Q.M.0 Section 9.160. However, the monument sign's final location will need to be reviewed to ensure proper sight distance along Caleo Bay Drive. Staff has conditioned the applicant to receive final approval of the monument sign location from the City Engineer prior to installation of the sign. FINDINGS: The following findings can be made in support of Sign Application 2013-1686: A. Sign Application 2013-1686, as recommended, is consistent with the purpose and intent of Chapter 9.160,'in that it does not conflict with the standards as set forth in said Chapter. B. Sign Application 2013-1686, as recommended, is harmonious with and visually related to all signs as proposed under the Sign Program, due to the common use of letter type and size, color and location of signs. C. Sign Application 2013-1686, as recommended, is harmonious with and visually related to the subject buildings as the scale of the signs and letter sizes used do not impede on the building design. D. Sign Application 2013-1686, as recommended, is harmonious with and visually related to surrounding development, as it will not adversely affect 'surrounding land uses or obscure other adjacent conforming signs. PUBLIC NOTICE: This request was published in the Desert Sun newspaper on March 29, 2013. To date, no comments have been received. Comments were not requested from any public agencies or City Departments other than those identified above, due to the scope of the amendment and perceived unlikelihood that these changes will affect any other departments or agencies. RECOMMENDATION: Adopt Minute Motion No. 2013-1 approving Sign Application 2013-1686, based on the findings and analysis included in the April 9, 2013, Planning Commission Staff Report for Sign Application 2013-1686, and subject to the following condition: 1. The applicant shall work with City staff on the final placement of any monument sign proposed along Caleo Bay Drive. Prior to the placement of the monument sign, the applicant shall obtain approval from the City Engineer. PAReports - PC\2013\PC 4-9-13\SA 13-1686_Figue Sing Prgrm\SA 13-1686 PC Rpt_Final_4-9-13.doc Page 3 of 4 2. The applicant is limited to a maximum area of fifty (50) square feet for all building -mounted signs, and is limited to the areas identified for sign placement in the Sign Program, as approved by the Planning Commission. 3. Any changes to the sign program, including sign size, sign placement and/or sign design, will require a sign program amendment application to be filed with the Community Development Department. Prepared by: Eric Ceja Assistant Planner Attachments: 1. Location 2. Sign Program PAReports - PC\2013\PC 4-9-13\SA 13-1686_Figue Sing Prgrm\SA 13-1686_PC Rpt_Final 4-9-13.doc Page 4 of 4 ATTACHMENT # 2 z LU _ .� qtr., W ry :i 0 a i � v 4. Ln z < W c C'4 O ON 0 � 6 O > a V ^O CL O C u C 40 Z 0 a ryo LL m Q E ° v Q R A °R. 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LLJ cr to J LJJ LL 3AINa V.LNInO VI DIVI �peR = ZQ is @ Q �s Z � LA W y4f Z Q W i M Q C Ln O w rnrn G Q ~Lu q N SQ2/� Y W V Z j ^ a �g LL —i j 6 W Z T) O Z x O O J G jN O X N ctJ O 12'-Do j Face f Curb Co W L Z � ZQ I it ,n O i i O F > 0 W W x Wvi Q Z W W PLANNING COMMISSION P H # 3 STAFF REPORT DATE: APRIL 9, 2013 CASE NO.: CONDITIONAL USE PERMIT 2012-147 APPLICANT: CABLE ENGINEERING SERVICES - KORINA ARVIZU REQUEST: CONSIDERATION TO ALLOW THE PLACEMENT OF A SEVENTY-TWO (72) FOOT TALL MONOPALM TOWER AND EQUIPMENT ENCLOSURE WITHIN THE STORQUEST SELF - STORAGE PARKING LOT LOCATION: 46-600 ADAMS STREET - STORQUEST SELF STORAGE (ATTACHMENT 1) PROPERTY OWNER: LA QUINTA-SPC, LLC GENERAL PLAN: GENERAL COMMERCIAL (GC) ZONING: COMMERCIAL PARK (CP) ENVIRONMENTAL DETERMINATION: THE LA QUINTA PLANNING DEPARTMENT HAS DETERMINED THAT THIS PROPOSAL IS CATEGORICALLY EXEMPT FROM ENVIRONMENTAL REVIEW PURSUANT TO PROVISIONS OF SECTION 15332 (CLASS 32) OF THE CALIFORNIA ENVIRONMENTAL QUALITY ACT (CEQA), IN THAT THIS IS AN IN -FILL PROJECT SURROUNDED BY URBAN SERVICES AND EXISTING IMPROVEMENTS SURROUNDING ZONING: NORTH: FLOODPLAIN (FP) SOUTH: REGIONAL COMMERCIAL (CR) EAST: COMMERCIAL PARK (CP) WEST: REGIONAL COMMERCIAL (CR) P:\FILES\CUP\12\147 StorQuest RS0391\CUP 2012-147 PC Staff Report - FINAL.doc Page 1 Of 5 SURROUNDING LAND USES: NORTH: WHITEWATER RIVER/COACHELLA VALLEY STROMWATER CHANNEL SOUTH: POST OFFICE/OFFICE/SERVICE USES EAST: OFFICE/SERVICE USES WEST: ADAMS STREET/RETAIL USES BACKGROUND: The La Quinta StorQuest facility is located on eight (8) acres at the northeast corner of Adams Street and Corporate Center Drive (Attachment 1). In 2001, the Planning Commission approved the placement of a sixty-eight (68) foot tall monopalm tower at the StorQuest site. In addition, in 2009, the Commission approved the co -location of antennas on the existing tower (Attachment 2). REQUEST: Cable Engineering Services is requesting to install a seventy-two (72) foot tall monopalm tower, three (3) antenna arrays each with four (4) antennas, and an equipment enclosure within the StorQuest self -storage parking lot and adjacent to the existing sixty-eight (68) foot tall monopalm tower and equipment enclosure illustrated in Attachments 3 and 4. Please note, the attached illustrations incorrectly depict -both the existing and proposed towers at the same height (72'), to correct this, the applicant has been asked to provide corrected exhibits for presentation at the Planning Commission meeting. The monopalm tower is designed to resemble a "fan" palm. The proposed tower will include a dense covering of faux palm fronds intended to screen the antenna and arrays. Each palm frond is approximately eight (8) feet in length and is attached securely to the top of the tower. The monopalm tower can accommodate three (3) antenna arrays, with each array capable of accommodating up to four panel antennas, for a total of twelve (12) panel antennas. Each antenna is approximately eight (8) feet in length and is attached to the tower at a height of sixty-three (63) feet. Behind each antenna are two (2) radio remote units (RRU). All antennas and arrays will be painted to match the faux palm fronds. The proposed antennas will increase service options in and around this portion of the City (Attachment 4).. In addition to the placement of the monopalm tower, the applicant has proposed to construct an unmanned equipment shelter at the site (Attachment 3, pg. A-2). The equipment shelter will be approximately 675 square feet in area and will be located adjacent to the existing equipment enclosure. The equipment shelter will be P:\FILES\CUP\12\147 StorQuest RS0391 \CUP 2012-147 PC Staff Report - FINAL.doc Page 2 of 5 enclosed by a six (6) foot high CMU block wall which will screen all the proposed mechanical and electrical equipment associated with the tower and antennas. In addition, the applicant has proposed to plant a single palm tree in close proximity to the tower to help screen and blend the tower into the background. r1Vr11WMkV Chapters 9.170 of the Zoning Code, regulates the use of Communication Towers and Equipment. This section establishes setbacks and operational standards for newly proposed towers and collocation of existing towers. The applicant has met the intent of this code section and has complied with the setback, operations and screening requirements set forth in this section. The location of the proposed equipment enclosure will eliminate a single thru- parking stall at the site. The thru-parking stall is used for on -site vehicle storage and is not required as part of the customer parking at StorQuest. The loss of this parking stall to accommodate the equipment enclosure is not expected to impact parking availability and circulation at the site. The applicant has proposed the six (6) foot high CMU wall to ensure security and screening of all equipment within the enclosure. Per Section 9.100.030 (Non- residential Fences and Walls) the maximum wall height within the buildable area of a site is twelve (12) feet. The proposed wall is in compliance with the design and height requirements set in this section. Staff has conditioned that the CMU wall receive a paint treatment to match the existing CMU wall at the site. The proposed monopalm tower is designed to resemble a palm tree. The design of the monopalm improves the aesthetic appearance of the tower and attempts to mimic the existing monopalm tower at the site. The existing monopalm tower has two fan palm trees planted in close proximity to help soften the towers' appearance. The applicant has agreed to install one additional palm tree adjacent to the new tower. In review of this application, staff found that the previously approved monopalm tower required the plantings of two (2) live palm trees. Staff feels that requirement should be carried over to the new proposal and is recommending a condition that the applicant plant two new palm trees at the facility, for a total of four (4) live palm trees between the two towers. Additionally, staff is recommending both of the two additional palm trees be a minimum of 50' in height. The intent of the plantings is to balance the visual elements of the site and thus improve the aesthetics of the facility. The Municipal Code contains provisions for new towers to first explore opportunities for co -location as a means of maximizing existing tower facilities and minimizing the number of new towers in the City. The applicant has prepared a justification letter (Attachment 6), which provides an alternative site analysis P:\FILES\CUP\12\147 StorQuest RS0391\CUP 2012-147 PC Staff Report - FINAL.doc Page 3 of 5 justifying why a new tower is necessary versus locating on the existing monopalm tower at the site. Because the existing monopalm tower already serves two telecommunication carriers it is unable to accommodate a third carrier, and therefore; Cable Engineering Services has proposed a new facility. The new monopalm tower is capable of accommodating future co -location opportunities and is incompliance with L.Q.M.0 Section 9.170 for operational and design standards. The proposed height of the antennas is designed so as not to cause significant radio frequency (RF) interference with the existing and approved telecommunication services of the adjacent tower and surrounding area. The proposed antennas will increase service options for customers within this portion of the community. Attachment 5 provides visual representation of how services are expected to increase; green areas show the greatest amount of service improvement, while yellow and red shows area expected to receive marginal service improvements. Sheet 3 of Attachment 5 shows how the new tower will increase telecommunication services in the vicinity. Public Notice This request was published in the Desert Sun newspaper on March 29, 2013, and mailed to all affected property owners within 500 feet of site as required by Section 9.200.110 of the La Quinta Municipal Code. Public Agency Review A copy of this request has been sent to all applicable public agencies and City Departments on February 25, 2013. All written comments received are on file with the Planning Department. Applicable comments received have been included in the recommended Conditions of Approval. CEQA: The proposed Conditional Use Permit is categorically exempt from environmental. review pursuant to provisions of Section 15332 (Class 32) of the California Environmental Quality Act, in that this is an in -fill project surrounded by urban services and existing improvements. STATEMENT OF MANDATORY FINDINGS: Findings to approve this request per Section 9.210.020.F of the City of La Quinta Zoning Code can be made and are contained in the attached Resolution. P:\FILES\CUP\12\147 StorGuest RS0391\CUP 2012-147 PC Staff Report - FINAL.doc Page 4 of 5 RECOMMENDATION: Adopt Planning Commission Resolution 2013-_1 approving Conditional Use Permit 2012-147, for the placement of a seventy-two (72) foot tall monopalm tower, three antenna arrays each with four (4) antennas, twenty-four (24) radio remote units, and an equipment enclosure for Cable Engineering Services, at the La Quinta StorQuest site subject to the recommended Conditions of Approval. Prepared by: ERIC C JA, Assistant Planner Attachments: 1. Location 2. Improvement Plans 3. Photo Simulations 4. Property Owner Approval 5. FCC Approval 6. RF Coverage Map 7. Justification Letter PAFILES\CUP\12\147 StorQuest RS0391\CUP 2012-147 PC Staff Report - FINAL.doc Page 5 of 5 PLANNING COMMISSION RESOLUTION 2013- A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF LA QUINTA, CALIFORNIA, APPROVING A CONDITIONAL USE PERMIT FOR THE PLACEMENT OF A SEVENTY-TWO (72) FOOT TALL MONOPALM TOWER AND EQUIPMENT ENCLOSURE WITHIN THE LA QUINTA STORQUEST PARKING LOT CASE NO.: CONDITIONAL USE PERMIT 2012-147 APPLICANT: CABLE ENGINERRING SERVICES WHEREAS, the Planning Commission of the City of La Quinta, California, did, on the 9te day of April 2013, held a duly noticed Public Hearing to consider a request by Cable Engineering Services, to allow the placement of a seventy-two (72) foot tall monopalm tower and equipment enclosure within the La Quinta StorQuest parking lot, located at 46-600 Adams Street, in the CP (Commercial Park) district, more particularly described as: APN: 600-390-01 1 WHEREAS, on the 25th day of February, 2013, the Planning Department mailed case file material to all affected agencies for their review and comment, with all written comments received on file with the Planning Department; and WHEREAS, the Planning Department published the public hearing notice in the Desert Sun newspaper on the 29' day of March, 2013, for the 9th day of April, 2013, Planning Commission meeting as prescribed by Section 9.200.110 (Public Notice Procedure) of the Zoning Code, and by mailing a copy of said public hearing notice to all property owners and residents within 500 feet of the site; and WHEREAS, the placement of the monopalm tower near an existing monopalm site and surrounding live palm trees, and the placement of additional palm trees, will minimize adverse visual effects of the antennas and equipment on the surrounding area; and WHEREAS, the telecommunication facility will improve telecommunication service options within the northern portion of the City of La Quinta; and Planning Commission Resolution 2013- Conditional Use Permit 2012-147: Cable Engineering Services April 9, 2013 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 Section 9.210.020 of the Zoning Code to justify approval of said Conditional Use Permit: 1. Consistency with the General Plan: As conditioned, the design and improvements of the proposed monopalm tower and equipment enclosure are consistent with La Quinta General Plan (Chapter 7) that requires utilities and communication facilities to blend in with the surrounding improvements and insures residents have access to reliable services such as wireless telephones. The placement of the monopalm tower at this site will have a negligible impact on the surrounding public thoroughfares and land uses. 2. Consistency with the Zoning Code: As conditioned, the placement of the monopalm tower and equipment enclosure are consistent with current standards of the Zoning Code (Chapter 9.90 and 9.170) in that the potential adverse visual effects have been mitigated, and all perimeter setback requirements have been met. 3. Compliance with CEQA: The placement of the monopalm tower and equipment enclosure have been determined to be exempt from CEQA, under Guidelines Section 15332 (Infill Development), in that the site is developed as a private storage facility that is surrounded by urban infrastructure improvements (e.g., roads, water, sanitation, etc.). 4. Compatibility with Surrounding Uses: The proposed improvements are located on an existing built site. The proposed monopalm and equipment enclosure are consistent with the surrounding architectural theme and public facility improvements. 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 correct and constitute the findings of the Planning Commission for this Conditional Use Permit; 2. That it does hereby approve Conditional Use Permit 2012-147 for the reasons set forth in this Resolution and subject to the attached Conditions of Approval; Planning Commission Resolution 2013- Conditional Use Permit 2012-147: Cable Engineering Services April 9, 2013 PASSED, APPROVED and ADOPTED at a regular meeting of the La Quinta Planning Commission held on this 9th day of April, 2013, by the following vote, to wit: AYES: NOES: ABSENT: ABSTAIN: KATIE BARROWS, Chairperson City of La Quinta, California ATTEST: LES JOHNSON Community Development Director City of La Quinta, California PLANNING COMMISSION RESOLUTION 2013- CONDITIONAL USE PERMIT 2012-147 CONDITIONS OF APPROVAL - RECOMMENDED APRIL 9, 2013 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 Conditional Use 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 Conditional Use 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"). The City of La Quinta's Municipal Code can be accessed on the City's Web Site at www.la-quinta.org. 3. This permit shall expire on April 9, 2015, unless a one-year time extension is - applied for and granted by the Planning Commission pursuant to Section 9.200.080 of the Zoning Code. 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 Building and Safety Department for Building Permits • La Quinta Planning Department • Riverside Co. Environmental Health Department • Coachella Valley Water District (CVWD) • Imperial Irrigation District (IID) • Federal Communication Commission • Federal Aviation Administration PLANNING COMMISSION RESOLUTION 201.3- CONDITIONAL USE PERMIT 2012-147 CONDITIONS OF APPROVAL - RECOMMENDED APRIL 9, 2013 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. 5. Approval of this Conditional Use Permit shall not be construed as approval for any horizontal dimensions implied by site plans .or exhibits unless specifically identified in the conditions of approval. 6. 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 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. PROPERTY RIGHTS 7. 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. PLANNING COMMISSION RESOLUTION 2013- CONDITIONAL USE PERMIT 2012-147 CONDITIONS OF APPROVAL - RECOMMENDED APRIL 9, 2013 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. 8. 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). 9. The submitted preliminary plans appear to propose no or minimal grading and may not require a grading permit (see exceptions in Municipal Code Section 8.80.040). If a grading permit is required, a precise grading plan prepared by a Civil Engineer registered in California and a Soils Report prepared by a professional registered in California must be approved by the City Engineer prior to the commencement of grading. 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. Unless otherwise waived, the applicant shall prepare an accessibility assessment on a marked up print of the building floor plan identifying every building egress and note the 2010 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 Public Works Department in conjunction with the Site Development Plan when it is submitted for plan checking. "On -Site Precise Grading" plans shall normally include all on -site surface improvements including but not necessarily limited to finish grades for curbs & gutters, building floor elevations, parking lot improvements, and ADA requirements including ADA accessibility from Corporate Center Drive to the proposed equipment. Building plans and structural calculations shall be submitted for review and approval by the Building and Safety Department. PLANNING COMMISSION RESOLUTION 2013- CONDITIONAL USE PERMIT 2012-147 CONDITIONS OF APPROVAL - RECOMMENDED APRIL 9, 2013 10. 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. 101:741 J LTN: 11. Stormwater handling shall conform with the approved hydrology and drainage report for the Store Quest Self Storage project. Nuisance water shall be disposed of in an approved manner. MAINTENANCE 12. The applicant shall comply with the provisions of LQMC Section 13.24.160 (Maintenance). 13. Any disturbed areas including landscaping shall be replaced in -kind. PLANNING 14. The applicant is permitted to install a single seventy-two (72) foot tall monopalm tower consistent with the plans on file as part of this Conditional Use Permit application. The monopalm tower is permitted for three (3) antenna arrays, attached to the tower at a height of sixty-three (63) feet. Each array shall accommodate up to four (4) panel antennas and eight (8) radio remote units. The monopalm tower's faux palm fronds shall extend a five (5) feet above the top of any antenna unit. 15. The panel antennas shall not exceed a length of eight (8) feet and shall be mounted securely to the monopalm tower. All antennas and antenna arrays PLANNING COMMISSION RESOLUTION 2013- CONDITIONAL USE PERMIT 2012-147 CONDITIONS OF APPROVAL - RECOMMENDED APRIL 9, 2013 shall be painted to match the faux palm fronds and shall be shielded from view by the tower's faux palm fronds. 16. The applicant shall install two (2) palm trees, each at a minimum height of fifty (50) feet tall, in close proximity to the monopalm tower. The applicant shall submit a landscape plan showing irrigation improvements and plant schedule prior to issuance of a building permit. 17. The equipment enclosure shall be enclosed by a CMU block wall painted to match the existing block wall at the adjacent monopalm tower site. The wall height shall not exceed six (6) feet in height. The wall enclosure shall conform to the plans on file as part of this application. The gate installation shall match the existing gate for the adjacent monopalm tower lease space. 18. The applicant shall negotiate in good faith for shared use by third parties; an owner generally will negotiate in the order in which requests for information are received, except an owner generally will negotiate with a party who has received an FCC license or permit before doing so with other parties. 19. Cable Engineering Services shall have a continuing obligation to respond to and resolve any and all complaints associated with any potential interference with frequencies related to residential and/or life safety communications and operations. Response shall be within 48 hours of receipt of notice of any such complaints. 20. The placement of the pole shall not interfere with the existing infrastructure and improvements at this location. The pole shall not be placed on a public paths -of -travel and must be located in the proposed lease enclosure. 21. The entire facility shall be maintained in a condition consistent with the conditions of this approval and, if the facility is not so maintained this approval is subject to revocation or other correcting actions as determined appropriate by the City. ATTACHMENT # 1 CUP 12-147 Site !` 1� � �.�< �. ��� �puvcnvea.vev®eewrnvwa. I • � �-.:. I Lys X IT ,N r" orate enter .� •. tin• t �•^ lit �, t � ..►.ram %��F,�r1u La Qu i nta Sto rQu est M ab F- z w U Q Q ATTACHMENT # 3 `••e. essasw rounrron g�ya E ay, 3NN(I N31N3031VNO 1OL aL p mans OIHdVa•JOdOl - �t , • r�t li ilb F p g a a a goo i MAN.� ^ 37Y MUG Wp � < W• ol I R A � ICI a a i l H S I G 1• ( IK s o p I w , IR i R 1 � �-•�j-Ijq- YO.6LNY'HfV st,, gig 3 ges: 5�3o gg 3 € A 4 �}¢:�Q3�@�sa parse X•uBa�Y��3�a•aF. �4E PPPc22� ?aQ'-0 5 � k 6 � £ � R S L � ? e G `+. - anuamf aaa„ucum 3NL�tl1N3�E3iN30 YLNIfgM 31tlNCFlHO�OZt6[ a r3 E u &A j= i ZF T i •� *0 � o a� L L-�--- - _ l J gg�� 7"9ggg Fs3 'Sniffi,3 �e "aoSC?agiaaa�2 al :B44�E'�Sads�i � a f � r g s = �r as n' F ai e ssi 7 5, $6� v 3 9aa�_c E i a3zla6Fr eeikr45vv.. B r> • e -- R$-9 i•,a i•,a •®a s' �a li I_ i I I ��-------------� a ,ne 5 N o 5��3 i�; a \\ 3�. kr�Ej� �e• ��51 °�J8'8 "v� .. �r; 'E e T. I 4 9 I YS.,i w W e Y J < � I 3 a it A > fi( a� { �a F{{ttF1144� � fE' �` � o'�"a en W �Sr ag t:_; 7. e VV � � kSk`4 - 6� - Yj� ; b a d ad f i yy�:y ky§.y 19I', 6'�"g aIy 2� �d a� a�d� ,� �� a�eld� 2�ad i S C 1 I I� � � i � � Ki � � � �' a� 2 s l a s t° z �a � � � I J 1 i` i i i i i i s:r �, � , ,l �• � ,� r ay: 'R� � 4._ v. � x T..: � ii i x �5 d �f �� �V a e 1 I �/' i" �' � � �g "� i 5 4 "� f' ty� 4: 05 ; e � 4/ i� �� 5 e� A E iY 6k d j�7 � 5"� �Sy= tgo t.�8 n !'4 513 �•� 5� 6i ie w ! c ggt ad :d �d d�d id I I � _ tl� � i l 22��2 Irs £ WA R4| 6 ATTACHMENT #5 O L O �L d `I H .E OE rl m 's " +� a cm �o L d cm > O ci = 0 .� O O— ca IL 41 s 0. �a c c (P 4w c Q w 0 0 0 0 W N O J U M O ul ce m U) Z i ATTACHMENT # 6 February 22, 2012 City of La Quinta Eric Ceja, Assistant Planner 78-495 Calle Tampico La Quinta, CA 92253 Re: Conditional Use Permit 2012-147: New Telecommunication Facility (67'-4" monopalm) at 46600 Adams Street (79120 Corporate Center Drive) RS0391 Mr. Eric Ceja, Please find below project information and justification for AT&T's CUP application as outlined in La Quinta's Municipal Code, Chapter 9.170.070 & 9.170.090. Project Location: 79120 Corporate Center Drive, La Quinta CA 92253 Contact information: Korina Arvizu Assistant Planner Cable Engineering Services 10640 Sepulveda Boulevard, Suite 1 Mission Hills, CA 91345 Office: (818) 898-2352 Fax: (818) 898-9186 Mobile: (818)489-2157 korina. arvizuc&cableeng. com Project Description AT&T proposes to build a new co -locatable monopalm pole structure adjacent to an existing collocated monopalm within the parking area of StorQuest. AT&T proposes to place a new live palm to match existing two live palms per city requirements. AT&T proposes to build a 673 sq.ft. outdoor enclosure for placement of equipment. Project Objective: Fill a significant gap in coverage as identified in the attached RF map exhibit and to provide additional capacity for the area. Alternate Site Analysis The existing 72' monopalm is not a viable option due to the limited available height. There are presently two carriers located at 67' and 58', the available height of approximately 39' after separation guidelines, is not sufficient to meet AT&T's needs (please reference the attached RF maps). Collocation below the existing antenna array will not provide adequate coverage to close the significant gap in coverage or provide sufficient capacity optimization. *able oepinoarin8 PRE: +sr"O" NS INC. 10 MISSION HILLS, GA 913450 RS0391 Justification AT&T Mobility was sensitive in selecting a site that will minimize any detrimental impact on the surrounding property. This facility will not impair the use of enjoyment of, or be otherwise injurious to, property in the immediate vicinity. To the contrary, enhanced wireless communications will have a positive influence on personal, business, governmental and other existing uses in the area Wireless telecommunications antennas operate on line -of -site technology and must therefore be placed at certain heights in order to function properly and meet coverage objectives. The proposed height of the pole is a function of the geographic area which needs to be served, as affected by the topography and other factors. Any reduction in the height of AT&T Mobility's antennas is forecasted to result in significant gaps in AT&T Mobility's coverage. Findings The proposed wireless facility is consistent with the La Quinta 2035 General Plan goals, objectives and policies as follows; Chapterl, Administration-: Guiding Principles, A Full Service Community Ensure that streets, Water and sewer systems, storm drains, and other infrastructure is maintained in good working order and This site will assist local residents during emergencies and catastrophic events in their ability to contact emergency services and first responders in providing coordinated services. Policy GEO---1.6 The City shall coordinate and cooperate with public and quasi ---public agencies to ensure that major utilities continue to be functional in the event of a major earthquake. Program GE0---1.6.a: The city shall maintain working relationships and strategies between the public works department, utility providers, and other appropriate agencies to strengthen or relocate utility facilities and take other appropriate measures to safeguard major utility distribution systems. The city's approval of the application is consistent with this goal to assisting the carrier in the effort to improve their regional communications network. Chapter V, Public Infrastructure & Services Policy ES--1.8 the city should maintain an emergency response program consistent with State law, and coordinate with surrounding cities, Riverside County and other emergency service providers. Program ES---1.8.b: Coordinate all emergency preparedness and response plans with neighboring cities, the County of Riverside, local health care providers and utility purveyors, and the California Emergency Management Agency (CaIEMA). Wireless Telecommunication is a significant element of local state and regional emergency response programs within the state. 040me anglnnnring PRE: +nMo+ NS INC. 10640 SEPULVEDA BOULEVARD SUITE 1• MISSION HILLS, CA RS0391 Approval of the wireless telecommunication facility will not create conditions materially detrimental to the public health, safety and general welfare; Section 704 of Title 7 of the Federal Telecommunications Act of 1996 (effective February 8, 1996), contains the following language: "IV. No State or local government or instrumentality thereof may regulate the placement, construction, and modification of personal wireless service facilities on the basis of environmental effects of radio frequency emissions to the extent that such facilities comply with the Commission's regulations concerning such emissions." Any concerns regarding health risks for this proposed facility should be directed to the Federal Communications Commission — Office of Engineering and Technology — 445 12'" Street S.W. — Washington, DC 20554 — (202) 418-2464 — Toll free number 1-888-CALL FCC, www.fcc.gov/oet/rfsafety. The proposed wireless telecommunication facility minimizes adverse visual impacts by means of its placement on private property, not accessible to the general public, in addition to being placed in a location where a wireless facility is in existence. The proposed facility's design mimics the existing wireless facility in its monopalm design and has additionally proposed to add an additional palm for a balanced aesthetic presentation to the public. The proposed wireless telecommunication facility is designed at the minimal height to achieve the service objectives for coverage within this portion of the community as shown in our application and supported in the exhibits provided. The proposed wireless telecommunication facility is necessary to fill a significant gap in coverage and to add need capacity for current and future growth as shown in our application and supported in the exhibits provided. The proposed site would provide a service to the expanding 31.6% American households relying exclusively on wireless services and the 16.4% of Americans who receive all or most of their calls on wireless telephones despite having a landline.' The proposed facility will upgrade the deficiency within the target area and will fill the significant gap in coverage. In the absence of the proposed facility, AT&T Mobility will be precluded from completing the network deployment and their customers will continue to experience unacceptable levels of service. AT&T Mobility respectfully requests that the Conditional Use Permit be approved. If you have questions regarding this application, please contact me. I may be reached at 818.489.2157, or by email at korina.arvizu@cableeng.com. Respectfully, Korina Arvizu, Assistant Planner ' Wireless Substitution: Early Estimates From the National Health Interview Survey, January -June 2011, Department of Health and Human Services, National Center for Health Statistics, December 2011 engi angfnsaring PRE: +8#w4k+ NS INC. 1U64U SEPULVEDA BOULEVARD SUITE 19 MISSION HILLS, GA 91345e RS0391