2014 05 13 PCT4'vl 4 SepQuiKrw
Planning Commission agendas and staff
reports are now available on the City's
web page: www.la-quinta. org
PLANNING COMMISSION
AGENDA
CITY HALL COUNCIL CHAMBERS
78-495 Calle Tampico, La Quinta
REGULAR MEETING on TUESDAY, MAY 13, 2014 AT 7:00 P.M.
Beginning Resolution No. 2014-010
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
Approval of the minutes of April 22, 2014.
PUBLIC HEARINGS
For all Public Hearings on the agenda, a completed "Request to Speak" form must
be filed with the Executive Assistant 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
you challenge a project(s) in court, you may be limited to raising only those issues
PLANNING COMMISSION AGENDA 1 MAY 13, 2014
you or someone else raised at the public hearing or in written correspondence
delivered to the City at, or prior to the public hearing.
Sign Application 2014-1768 submitted by Sign -A -Rama for the consideration
of a sign program for an existing building located at 51-350 Desert Club
Drive.
2. Site Development Permit 2013-932 submitted by David Prest with Prest
Vuksic Architects for the consideration of architectural and landscaping plans
for a 3,400 square -foot, one-story medical/general office building. Project:
Parcel 2 of PM 29889 within La Quinta Professional Plaza. Location: La
Quinta Professional Plaza commercial center at the southeast corner of
Avenue 47 and Washington Street.
BUSINESS SESSION
CORRESPONDENCE AND WRITTEN MATERIAL
COMMISSIONER ITEMS
Report on City Council meeting of May 6, 2014.
2. Commissioner Wilkinson is scheduled to attend the May 20, 2014 City
Council meeting.
DIRECTOR'S ITEMS
ADJOURNMENT
The next regular meeting of the Planning Commission will be held on May 27,
2014 commencing at 7:00 p.m. at the City Hall Council Chambers, 78-495 Calle
Tampico, La Quinta, CA 92253.
DECLARATION OF POSTING
I, Monika Radeva, Executive Assistant 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 1 1 1, and the La Quinta
Cove Post Office at 51-321 Avenida Bermudas, on May 8, 2014.
PLANNING COMMISSION AGENDA 2 MAY 13, 2014
DATED: May 8, 2014
r
MONIKA RADEVA, Executive Assistant
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 Assistant 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 Community Development Department's
counter at City Hall located at 78-495 Calle Tampico, La Quinta, California, 92253, during normal
business hours.
PLANNING COMMISSION AGENDA 3 MAY 13, 2014
PLANNING COMMISSION
MINUTES
TUESDAY, APRIL 22, 2014
CALL TO ORDER
A regular meeting of the La Quinta Planning Commission was called to order at 7:04
p.m. by Chairperson Barrows.
PRESENT: Commissioners Blum, Wilkinson, Vice Chair Wright, and Chairperson
Barrows
ABSENT: Commissioner Weber
STAFF PRESENT: Community Development Director Les Johnson, Planning Manager
David Sawyer, Principal Engineer Ed Wimmer, Consultant Principal
Planner Nicole Criste, Principal Planner Wally Nesbit, and Executive
Assistant Monika Radeva
Vice Chair Wright led the Commission in the Pledge of Allegiance.
PUBLIC COMMENT
CONFIRMATION OF AGENDA
Community Development Director Johnson stated that the item listed under the
Correspondence and Written Material section, submitted by Board Member Rooker,
was withdrawn per his request and will be brought back at a future time.
Agenda confirmed.
APPROVAL OF MINUTES
Motion - A motion was made and seconded by Commissioners Blum/Wright to approve
the Planning Commission Minutes of March 11, 2014 as submitted. AYES:
Commissioners Blum, Wilkinson, Vice Chair Wright, and Chairperson Barrows. NOES:
None. ABSENT: Commissioner Weber. ABSTAIN: None.
PUBLIC HEARINGS
PLANNING COMMISSION MINUTES 1 APRIL 22, 2014
1 . Site Development Permit 2013-934 submitted by T.D. Desert Development LP for
the construction of 39 new single-family homes on 11.21 acres and an
amendment to Final Map 31681-3. Project: Andalusia at Almeria, within the
existing Andalusia at Coral Mountain project. CEQA: reviewed under
Environmental Assessment 2003-483. Location: southeast corner of Madison
Street and Avenue 58.
Consultant Principal Planner Nicole Criste presented the staff report, a copy of
which is on file in the Community Development Department.
Chairperson Barrows declared the PUBLIC HEARNG OPEN at 7:1 1 p.m.
Public Speaker: Mr. Nolan Sparks, Construction Manager with T.D. Desert
Development, L.P., La Quinta, CA - introduced himself, gave a brief presentation
of the project and answered the Commission's questions.
Mr. Sparks requested that the Commission remove Condition of Approval No. 14-
A for the Site Development Permit 2013-934 application in reference to a precise
grading plan as proposed based on the fact that the Public Works Department had
subsequently determined it was not needed.
Principal Engineer Ed Wimmer said the Public Works Department was in support of
the removal of Condition of Approval No. 14-A.
Commissioner Wilkinson inquired about the Architectural and Landscaping Review
Board's comments in regards to the direct pedestrian walkway from the street
leading to the front entry. Staff replied the applicant had indicated that this would
be made available as an option to homebuyers to add if they so desired, rather
than making it a standard feature. Staff noted that currently there were 160
completed homes within the Andalusia project that do not have this feature.
Chairperson Barrows declared the PUBLIC HEARING CLOSED at 7:16 p.m.
Motion - A motion was made and seconded by Commissioners Wilkinson/Wright
to adopt Resolution 2014-007 approving Site Development Permit 2013-934, as
submitted with staff's recommendations and the removal of Condition of Approval
No. 14-A.
AYES: Commissioners Blum, Wilkinson, Vice Chair Wright, and Chairperson
Barrows. NOES: None. ABSENT: Commissioner Weber. ABSTAIN: None.
PLANNING COMMISSION MINUTES 2 APRIL 22, 2014
Motion - A motion was made and seconded by Commissioners Wilkinson/Wright
to adopt Resolution 2014-008 approving an amendment to Final Map 31681-3, as
submitted with staff's recommendations. AYES: Commissioners Blum, Wilkinson,
Vice Chair Wright, and Chairperson Barrows. NOES: None. ABSENT:
Commissioner Weber. ABSTAIN: None.
2. Conditional Use Permit 2014-157 submitted by Shadow Rock Church to establish
a church in an existing 7,840 square -foot building. Project: Shadow Rock Church.
CEQA: exempt from environmental review pursuant to Section 15332 (Infill
Development). Location: La Quinta Valley Plaza commercial center at the
northwest corner of Dune Palms Road and Highway 1 1 1 (79-390 Highway 1 1 1).
Principal Planner Wally Nesbit presented the staff report, a copy of which is on file
in the Community Development Department.
Chairperson Barrows noted that a memorandum from Public Works Director
Timothy Jonasson dated April 22, 2014 was distributed to the Commission prior
to the Planning Commission meeting was called to order requesting revisions to
the recommended Conditions of Approval numbers 4, 6, 8, and 9 for this item.
Staff provided clarification to the proposed revised Conditions of Approval and
answered the Commission's questions.
Chairperson Barrows declared the PUBLIC HEARNG OPEN at 7:27 p.m.
Public Speaker: Mr. Jerry Herman, Project Manager, La Quinta, CA - introduced
himself and gave a brief overview of the project. He stated the applicant
concurred with the requested revisions by the Public Works Department to the
recommended conditions of approval and asked that the Commission amend
Condition of Approval No. 3 extending the expiration date from four to six years,
more specifically from April 22, 2018 to 2020.
Commissioner Blum expressed a concern that a six -year period might be perceived
as a permanent location for the proposed use instead of a temporary one which is
what the intent of the Conditional Use Permit was.
Chairperson Barrows asked if there was any specific reason that would not allow
the Commission to extend the proposed time period of the Conditional Use Permit.
Staff replied there was no reason to prevent future extensions. Staff noted there
was no base time period for Conditional Use Permits as they can be extended in
perpetuity, although, great caution was exercised in doing so.
PLANNING COMMISSION MINUTES 3 APRIL 22, 2014
Discussion followed regarding other Conditional Use Permit approvals for different
types of businesses in the City of La Quinta and their approved time -frames.
Community Development Director Johnson explained that it was not uncommon
for Conditional Use Permits to be granted without an end date. The approvals
were determined on a case -by -case basis and the proposed use.
Chairperson Barrows declared the PUBLIC HEARING CLOSED at 7:35 p.m.
Motion - A motion was made and seconded by Commissioners Wright/Blum to
adopt Resolution 2014-009 approving Conditional Use Permit 2014-157 as
submitted with staff's recommendations, the proposed revisions to the Conditions
of Approval submitted by Public Works Director Jonasson dated April 22, 2014,
and amending Condition of Approval No. 3 by extending the expiration date to
April 22, 2020.
AYES: Commissioners Blum, Wilkinson, Vice Chair Wright, and Chairperson
Barrows. NOES: None. ABSENT: Commissioner Weber. ABSTAIN: None.
BUSINESS SESSION
1. Site Development Permit 2013-933 submitted by Nexus Palm Springs for the
construction of 11 new single-family homes on 9.14 acres. Project: The Orchards
(TR 36279). CEQA: reviewed under Environmental Assessment 2010-608.
Location: southwest corner of Madison Street and Vista Bonita Trail (Avenue 51).
Principal Planner Wally Nesbit presented the staff report, a copy of which is on file
in the Community Development Department.
Speaker: Mr. Chris Pardo, Architect with Elemental Architecture, Palm Springs, CA
- introduced himself, gave a brief description of the project, and answered the
Commission's questions.
Speaker: Mr. Thomas K. Docsi, Landscape Architect and President of TKD
Associates, Inc., Rancho Mirage, CA - introduced himself and answered the
Commission's questions regarding the proposed landscape design for the project.
General discussion followed regarding the intended use of the proposed project,
the proposed architectural style and its compatibility with the surrounding areas.
Staff provided examples of similar uses and architectural style homes currently in
existence within the adjacent areas to the north and west of the project.
PLANNING COMMISSION MINUTES 4 APRIL 22, 2014
Commissioner Blum noted to the Commission that the Architectural and
Landscaping Review Board's recommendation was to deny this project on a 2-1
vote.
Motion - A motion was made and seconded by Commissioners Wright/Wilkinson
to approve Conditional Use Permit 2014-157 as submitted with staff's
recommendations. AYES: Commissioners Wilkinson, Vice Chair Wright, and
Chairperson Barrows. NOES: Commissioner Blum. ABSENT: Commissioner
Weber. ABSTAIN: None.
CORRESPONDENCE AND WRITTEN MATERIAL - None
COMMISSIONER ITEMS
1 . Report on City Council meetings of March 18 and April 1 and 15, 2014.
DIRECTOR'S ITEMS - None
ADJOURNMENT
There being no further business, it was moved and seconded by Commissioners
Wright/Wilkinson to adjourn this meeting at 8:06 p.m. Motion passed unanimously.
Respectfully submitted,
MONIKA RADEVA, Executive Assistant
City of La Quinta, California
PLANNING COMMISSION MINUTES 5 APRIL 22, 2014
PLANNING COMMISSION PH 1
STAFF REPORT
DATE: MAY 13, 2014
CASE NO.: SIGN APPLICATION 2014-1768 — 51350 DESERT CLUB DRIVE
APPLICANT: SIGN-A-RAMA — WILLIAM SIGURDSEN
REQUEST: CONSIDERATION OF A SIGN PROGRAM FOR AN EXISTING
BUILDING AT 51350 DESERT CLUB DRIVE
LOCATION: 51350 DESERT CLUB DRIVE (ATTACHMENT 1)
RECOMMENDED ACTION:
Adopt Minute Motion No. 2014 - , approving Sign Application 2014-1768, as
conditioned, for a Sign Program for the building located at 51350 Desert Club
Drive.
EXECUTIVE SUMMARY:
The proposed sign program is for an existing 5,944 s.f. building approved for
general and medical office uses. The program as proposed is consistent with
Chapter 9.160 (Signs) of the La Quinta Municipal Code.
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 2004, and more than three (3) signs have been permitted
through the individual sign permit process over the years, a comprehensive sign
program was never approved.
The proposed sign program addresses sign design and location. The program allows
for one, 10.5 square foot, non -illuminated sign for each of four suites in the
building. Suite 1 is the fifth building suite, and has an existing approved sign at
1 1 .5 square feet which has been addressed in the sign program. Suite 2 also has a
pre-existing sign for Four Seasons Escrow which does not conform to location and
design provisions of the sign program as proposed. Staff recommends that this
sign, rather than being incorporated into the sign program, be considered a legal
non -conforming sign with respect to the sign program, and that any future tenant
sign for this suite be consistent with the approved sign program.
P:\Reports - PC\2014\PC 5-13-14\PH 1 SA 14-1768\PH 1 (1) SA 14-1768 PC Rpt draft final.doc Page 1 of 2
Signs are located above each tenant entry, except for Suite 1, which is located on
the adjacent wall space. All signs are located on the west elevation only (facing
Desert Club Drive). Sign design will be individual dimensional letters constructed of
1-inch thick exterior grade sign foam or PVC, to be painted bronze. Fonts and sign
layout are optional, with all signs to be bonded to the stucco facing of the building.
All proposed signs are within the sign allowances permitted by the Municipal Code.
A location for one future single -sided monument sign is shown; no detail of that
sign design has been provided, but it would be reviewed as a standard sign
application at the time it is proposed and would require sight distance review
through Public Works. As no design parameters are specified for the monument, it
makes it difficult to ascertain the appropriate location for sight distance purposes at
this time. Staff recommends that the monument sign be removed from the sign
program, and applied for as a stand-alone sign as permitted in the sign code once
the applicant has formalized the type and design of the monument.
AGENCY & PUBLIC REVIEW:
Public Agency Review:
This request was not sent to any other
comment, as the nature of the request
Community Development Department.
City departments or public agencies for
does not warrant transmittal outside the
Public Notice:
This sign program was advertised in The Desert Sun newspaper on May 2, 2014,
and notice of this hearing was mailed to all property owners within 500 feet of the
site. To date, no comments have been received. Any written comments received
will be provided at the Planning Commission hearing.
ENVIRONMENTAL REVIEW
The 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).
Report prepared by: Wallace Nesbit, Principal Planner
Report approved for submission by: Les Johnson, Community Development Director
Attachments:
1 . Project Information
2. Project Area Map
3. Proposed Sign Program
P:\Reports - PC\2014\PC 5-13-14\PH 1_SA 14-1768\PH 1 (1) SA 14-1768_PC Rpt_draft final.doc Page 2 of 2
FINDINGS AND CONDITIONS OF APPROVAL - RECOMMENDED
MINUTE MOTION
SIGN APPLICATION 2014-1768
51350 DESERT CLUB DRIVE
ADOPTED: MAY 13, 2014
Page 1 of 1
FINDINGS:
A. Sign Application 2014-1768 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 2014-1768 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 2014-1768 is harmonious with and visually related to the
subject building as the scale of the signs and letter sizes used do not interfere
with the building design.
D. Sign Application 2014-1768 is harmonious with and visually related to
surrounding development, as it will not adversely affect surrounding land uses or
obscure other adjacent conforming signs.
CONDITIONS OF APPROVAL
1 . Each building suite for 51350 Desert Club Drive shall be limited to signing as set
forth in the approved sign program under SA 2014-1768. All new signs,
including the monument sign, shall require sign permit approval, through the
applicable sign permit review as set forth in Section 9.160.090, LQMC..
2. The monument sign location is not approved as part of this sign program. The
applicant may submit a standard sign permit application for review and approval
by the Community Development Department, at the time the monument sign
type and design has been formalized. The sign program shall be revised to reflect
this requirement.
3. The pre-existing sign for Four Seasons Escrow (Suite 2) shall be permitted to
remain as a non -conforming sign under the sign program. Any future signs for
this suite shall be consistent with the provisions of the approved sign program.
The sign program shall be revised to reflect this requirement.
4. 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.
5. A revised sign program shall be submitted to the Community Development
Department, to incorporate these conditions, and for final review and approval.
ATTACHMENT 1
Proiect Information
CASE NO.: SIGN APPLICATION 2014-1768
APPLICANT: SIGN*A*RAMA - BILL SIGURDSEN
REQUEST: CONSIDERATION OF A SIGN PROGRAM FOR AN
EXISTING BUILDING AT 51350 DESERT CLUB DRIVE
LOCATION: 51350 DESERT CLUB DRIVE
ARCHITECT: SIGN*A*RAMA - BILL SIGURDSEN
OWNER: JEFF FREDERICKS/JDK INDUSTRIES
GENERAL PLAN
DESIGNATION: VILLAGE COMMERCIAL
ZONING
DESIGNATION: VILLAGE COMMERCIAL
SURROUNDING
ZONING/LAND USES:
NORTH:
VILLAGE COMMERCIAL
VACANT
SOUTH:
VILLAGE COMMERCIAL
VACANT
EAST:
LOW DENSITY RESIDENTIAL
SINGLE FAMILY HOME
WEST:
VILLAGE COMMERCIAL
VACANT
BUILDING
INFORMATION: VUP 2003-019 (CONVERT AND EXPAND EXISTING 1,450 S.F.
HOUSE TO 5,944 S.F. COMMERCIAL OFFICE BUILDING)
APPROVED: OCTOBER 17, 2004
MODIFICATION BY APPLICANT 2009-025 APPROVED TO
ALLOW 4,494 S.F. TO BE USED AS MEDICAL OFFICE SPACE
(NO MEDICAL SPACE CURRENTLY EXISTS IN BUILDING)
ATTACHMENT 2
SIGN APPLICATION 2014-1768
JDK INDUSTRIES
51350 DESERT CLUB DRIVE
Project Area
Map N
ATTACHMENT 3
MAR 13 2014
CITY OF LA QUINTA
COMMUNITY [DEVELOPMENT
Sign Program
51350 Desert Club Drive
La Quinta, CA 92253
Page 1 of 5 Rev.: Orig Date: 3-1-14 Prepared by:A 1 1§
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Cover Page THE COACHELLA VALL6V'5 ►ULL S@RVICC Slaty CENTISA
`• 91-04S 6oadwalk, Ste. L. Pd. Daaarl. CA 92211 Ph. 760 776A907
Sign Program: 51350 Desert Club Drive
Fabrication and Installation:
1. Sign design, fabrication and installation must be performed by a professional sign contractor possessing a current valid state license.
5*� 41-945 Boardwalk, Suite L Ph. 760-776-9907
Approved Sign Contractor. �.,a„�.._.....,�. Palm Desert, CA 92211 Fax 760-776-9844
2. Sign materials and construction must be as described in Detailed Requirements. (see page 3)
3. Due to the activity in such a business complex, sign installation personnel shall establish a safety zone around the installation area using
safety cones and caution tape.
4. Upon completion of sign installation, the sign contractor shall remove all debris and clean the installation work area.
5. No changes from approved sign location, design or colors are permitted subsequent to the approval process.
6. Any signs installed which have not been submitted for approval nor permitted by the city, shall be removed or brought into compliance within
15 days of written notification from the Landlord/Property Manager. Failure to comply may result in removal of the sign by the Landlord/
Property Manager at the tenant's expense.
Complex Identification Monument Sign:
A single -sided monument sign may be placed at the front of the property facing Desert Club Drive. This sign is for the purpose of identifying the
property and listing the occupying tenants. Design & Location of monument sign to be submitted at a future date.
Page 2 of 5 Rev.: Orig Date: 3-1-1
Fabrication and Installation.
Monument & Main Business Signs
Prepared by:
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41-845 0—dwdic. SW L. P.Yn 0-0, CA 92211 Ph 760-776-9907
Sign Program: 51350 Desert Club Drive
Tenant Main Business Sign: Detail Requirements
Each tenant shall be permitted one main business sign. (see page 5 for main business sign locations)
Main business signs shall be individual dimensional letters constucted of 1"thick exterior grade sign foam or PVC and shall be painted bronze in
color. Tenants having Federally Registered Trademarks may use such layouts and colors in their main business sign. Fonts and sign layouts are
optional, subject to approval of landlord & City of La Quinta Planning Department. Signs shall be bonded to stucco surface using clear 100% silicone
adhesive. Signs are to be non -illuminated.
Window Signage:
Any graphics applied to the glass of tenant suites, unless otherwise noted in this Sign Program, shall conform with the City of La Quinta
Sign Ordinance. Window graphics and lettering applied to glass shall be oyster colored high performance pressure sensitive vinyl. Window signage
may display business identification, hours of business, credit cards accepted and other such items and shall not exceed a cumulative total of six (6)
square feet. Exposed neon will not be permitted.
Page 3 of 5 Rev.: Orig Date: 3-1-14
Tenant Main Business Sign;
Window Signage
Prepared by:
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41-945 B—dwdh, St.. L. Pk. 0.l.It. CA 92211 Ph. 760-77"907
Unit 5
Sign Program: 51350 Desert Club Drive
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Unit 5
Main Sign
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Main Sign
DESERT CLUB DRI VE
Future Monument Sign
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(Approximate Location)
Page 4 of 5
Rev.: A Date: 3-7-14
Unit Layout and
Sign Locations (Plan View)
Prepared by: ��(//JJr
SIGN*A *
.-..� 7HR COACHlLLA VALLLY'S FULL SINViCR SIGN CENSER
41-945 Boardwalk, Ste. L. Palm Desert, CA 92211 Ph. 760-776-8907
Unit 5
Main Sign
Sign Program: 51350 Desert Club Drive
IL j WEST ELEVATION % Af
Unit 4 Unit 3 Unit 2 Unit 1
Main Sign Main Sign Main Sign Main Sign
(on wall above entry)
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SOUTH ELEVATION (NO SIGNS)
EAST ELEVATION (NO SIGNS)
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NORTH ELEVATION (NO SIGNS)
Overall sign area for Units 2 thru 5 signs
shall not exceed 18 inches tall x 84 inches
wide. Sign area for Unit 1 shall not exceed
30 inches tall x 55 inches wide. Signs shall
be individual dimensional letters contructed
of 1 inch thick exterior grade sign foam or
PVC. Sign shall be painted bronze and shall
be bonded to stucco surface using clear
100% silicone adhesive. Fonts and sign
layouts are optional, subject to approval
of landlord & City of La Quinta Planning
Department. Signs shall be non -illuminated.
STAFF REPORT PH 2
PLANNING COMMISSION
DATE: MAY 13, 2014
CASE NUMBER: SITE DEVELOPMENT PERMIT 2013-932
APPLICANT: DAVID PREST; PREST VUKSIC ARCHITECTS
PROPERTY OWNER: COLIN McDERMOTT
REQUEST: CONSIDERATION OF ARCHITECTURAL AND
LANDSCAPING PLANS FOR A 3,400 SQUARE -FOOT,
ONE-STORY MEDICAL/GENERAL OFFICE BUILDING, IN
THE LA QUINTA PROFESSIONAL PLAZA
LOCATION: PARCEL 2 OF PM 29889 - SOUTH SIDE OF AVENUE 47,
±300 FEET EAST OF WASHINGTON STREET
RECOMMENDED ACTION:
Adopt Planning Commission Resolution 2014 -
determination of the Community Development
Site Development Permit 2013-932, subject
conditions.
EXECUTIVE SUMMARY
, confirming the environmental
Director, and granting approval of
to recommended findings and
The construction of a 3,400 square -foot medical and general office building is
proposed on the last vacant parcel within an existing office complex (Attachment
1). The proposed architectural and landscaping plans conform to the development
standards of the La Quinta General Plan and Municipal Code. A parking analysis
was conducted to address the medical office component, and found that the
existing parking will adequately to serve the proposed medical office use.
BACKGROUND
The 4.9 acre La Quinta Professional Plaza was approved as a 53,500 square -foot
commercial office complex in April 2001 (Attachment 2). The proposed 3,400
gross square foot general and medical office building is sited on the last vacant pad
in the complex., The same building was approved for this site under SDP 2005-849
in January 2006 but has since expired. All site improvements are completed and
only the building itself, and landscaping of the parcel, is part of this review.
Page 1 of 4
PROPOSAL & ANALYSIS
Architecture:
This proposed building incorporates the Desert Modern/Contemporary architectural
theme set forth in the approved La Quinta Professional Plaza Specific Plan
(Attachment 3). The building's highest point at the copper -roofed turret feature on
the east elevation is 21', 8.5" from finish grade. Architectural features and
materials include decorative wall sconces, smooth cement plaster finishes, copper
and two piece clay tile roofing materials, aluminum storefront framing and clay pipe
projections (Attachment 3, Sheet 7 and material board insert). Exterior stucco will
be a smooth trowel and sponge finish, in darker earth tone colors consistent with
the existing buildings in the Plaza.
This proposed building incorporates the general architectural theme set forth in the
approved La Quinta Professional Plaza Specific Plan, and is consistent with the
design of other buildings previously approved for this complex.
Landscaping:
A preliminary landscaping plan for the immediate areas surrounding the building and
existing parking is proposed (Attachment 3, Sheet 6). Limits of the existing turf
along Avenue 47 will be changed, with a slight increase in turf. Two Honey
Mesquites and a Hybrid Mesquite will replace existing Mesquite trees along Avenue
47. The plan will incorporate six existing date palms which will be relocated in the
same general area as they exist now. California Fan Palms will be added along the
north and west sides, which will be supplemented with accent shrubs including
Purple Prickly Pear, Pale Leaf Yucca, Mexican Oregano, Turpentine Bush and
Mexican Bird of Paradise. Three Trichocereus pasacana, a South American cactus
similar in size and shape to Saguaro, will be placed in the northeast corner of the
site at heights of 3.5, 4 and 6 feet. Gray 3/8" gravel will cover remaining planting
areas, and decorative boulders at diameters between 3 and 7 feet are set
throughout the plan limits.
The proposed landscape plan is acceptable, however it is noted that the
Trichocereus pasacana cactus is non-native, with no other examples existing within
the complex. While staff does not have a concern with the use of this species, the
Planning Commission has had ongoing concerns with non-native species and may
want to require a suitable native replacement. The remaining plant species are
compatible with or native to the southwestern desert, and consistent with the
existing landscaping in the complex.
Page 2 of 4
Lighting:
The lighting plan consists of low -intensity building lighting only (Attachment 3,
Sheet 5). Exterior building lighting consists of wall -mounted decorative LED
sconces and recessed canopy lighting at the building entry. A detail sheet for the
sconce lights is in the plan set. The proposed lighting is acceptable and will not
create any significant light wash or other impacts.
Parking:
The proposed building will incorporate 2,240 s.f. of medical office use, and 1,160
s.f. of general office use. The Specific Plan was approved with a total of 214
parking spaces with 211 spaces actually constructed. The original Specific Plan
approval was based on all buildings being general office, however, the Specific Plan
allows for minor amendments approved by the Community Development Director.
Accordingly, the center has developed with a mix of office and non -office uses.
As medical office uses require more intensive parking than general office use, staff
required the applicant to prepare a parking analysis to determine adequacy of
parking for the existing and proposed uses (Attachment 4). The analysis found that
the City's parking requirements for medical and general office are significantly
higher than other referenced sources. Under the city parking code, the building as
general office use requires 14 spaces; with the proposed medical office space it
requires 17.
The La Quinta Professional Plaza center has a mix of banking, restaurant, medical
and office uses with a variety of operating hours that translate into a reduction in
overall parking demand. Based on the City parking code, the proposed medical use
at 2,240 square feet requires 12 spaces. According to the parking demand study,
the Institute of Transportation Engineers (ITE) cites lower parking ratios for medical
office use, ranging from 2.94 to 3.46 spaces per 1,000 square feet. Applying the
more conservative ratio of 3.46 per 1,000 square feet, the proposed medical use
would require 8 spaces, as opposed to the 12 required under the City parking code.
It is also noted that in most parking studies reviewed by staff for various projects,
City parking requirements are more restrictive than other cited data sources. Based
on the parking demand study, staff is comfortable that the current parking facilities
are adequate to support the existing and proposed uses.
COMMISSIONS/BOARD/COMMITTEE RECOMMENDATIONS:
On April 2, 2014 the Architectural and Landscaping Review Board (ALRB) reviewed
the project landscaping and building architecture (Attachment 5). No significant
issues were raised by the Board.The ALRB unanimously recommended approval of
the Site Development Permit as recommended by staff.
Page 3 of 4
AGENCY & PUBLIC REVIEW:
Public Agency Review:
This request was sent to all applicable City departments and affected public
agencies for comment on March 13, 2014. All written comments received are on
file and available for review with the Community Development Department. All
applicable comments have been incorporated into recommended Conditions of
Approval.
Public Notice:
This project was advertised in The Desert Sun newspaper on May 2, 2014, and
notice of this hearing was mailed to all property owners within 500 feet of the site.
To date, no comments have been received. Any correspondence received before
the meeting will be transmitted to the Planning Commission.
ENVIRONMENTAL REVIEW
The Community Development Department has determined that this project is
exempt from environmental review pursuant to Section 15332 (Class 32, Infill
Development).
Report prepared by: Wallace Nesbit, Principal Planner
Report approved for submission by: Les Johnson, Community Development
Director
Attachments:
1 . Project Information
2. Project Area Map
3. Site Development Permit Plan Set
4. Parking Demand Study
5. Draft ALRB Minutes from April 2, 2014
Page 4 of 4
PLANNING COMMISSION RESOLUTION 2014 -
A RESOLUTION OF THE PLANNING COMMISSION OF THE
CITY OF LA QUINTA, CALIFORNIA, APPROVING
DEVELOPMENT PLANS FOR A ONE-STORY, ±3,400
SQUARE FOOT GENERAL AND MEDICAL OFFICE BUILDING
CASE NO.: SITE DEVELOPMENT PERMIT 2013-932
WITH A CLASS 32 CEQA EXEMPTION
APPLICANT: PREST VUKSIC ARCHITECTS
WHEREAS, the Planning Commission of the City of La Quinta, California, did on
the 131" day of May, 2014, hold a duly noticed Public Hearing to consider the request
by Prest Vuksic Architects for a Site Development Permit to allow construction of a
one-story, ± 3,400 square foot general and medical office building located within the
La Quinta Professional Plaza at 79930 Highway 1 1 1, and more particularly described
as,
PARCEL 2 OF PM 29889
WHEREAS, said Site Development Permit 2013-932 is consistent with Specific
Plan 2000-049, as the proposed office uses are permitted under the existing Specific
Plan; and,
WHEREAS, the Community Development Department published the public
hearing notice in the Desert Sun newspaper on the 17th day of January, 2014, 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 of all interested persons desiring to be heard, the Planning Commission
did make the following mandatory findings pursuant to Section 9.210.010 of the
Zoning Code to justify approval of said Site Development Permit:
1 . The proposed Site Development Permit is consistent with the La Quinta General
Plan land use designation of General Commercial. The City's General Plan
Policies relating to General Commercial encourage a wide range of commercial
opportunities and support services.
2. The proposed Site Development Permit is consistent with the La Quinta Zoning
Code, as the project contemplates land uses that are permitted under existing
Community Commercial zoning, and which were previously addressed in the EIR
certified for the La Quinta General Plan, and approved under Specific Plan 2000-
Planning Commission Resolution No. 2014 -
Site Development Permit 2013-932
Parcel 2 of PM 29889 — La Quinta Professional Plaza
Adopted: May 13, 2014
Page: 2
049. Specifically, development of existing CC -zoned land is considered to
implement zoning consistency with the General Plan and said Specific Plan. The
office uses proposed are consistent with the intent and purpose of the La
Quinta Professional Plaza Specific Plan, in that such uses will further said intent
and purpose through provision of a broader inventory of professional office
space.
3. The proposed Site Development Permit complies with the requirements of "The
Rules to Implement the California Environmental Quality Act of 1970" as
amended (City Council Resolution 83-63). The La Quinta Community
Development Department has determined that the request is exempt from CEQA
under Guideline Section 15332; Class 32 (Infill Development), in that the
proposal meets all criteria as stated in said Section 15332.
4. The architectural design aspects of the proposed Site Development Permit will
be compatible with, and not detrimental to, surrounding development in the
Lake La Quinta tract, the approved Specific Plan 2000-049, and with the overall
design quality prevalent in the City.
5. The site design aspects of the proposed Site Development Permit will be
compatible with, and not detrimental to, surrounding development in the Lake
La Quinta tract, the approved Specific Plan 2000-049 and with the overall
design quality prevalent in the City. The building pad, mass and footprint are
consistent with the specific plan approval and with the existing buildings within
the La Quinta Professional Plaza.
6. The project landscaping for the proposed Site Development Permit has been
designed to unify and enhance visual continuity of the proposed project with the
surrounding development, and is consistent with the existing landscape design
for Specific Plan 2000-049.
NOW THEREFORE, BE IT RESOLVED by the Planning Commission of the City of
La Quinta, California, as follows:
SECTION 1. That the above recitations are true and correct, and constitute the
findings of the Planning Commission for this Site Development Permit;
SECTION 2. That it does hereby approve Site Development Permit 2013-932 for the
reasons set forth in this Resolution and subject to the attached Conditions of Approval;
Planning Commission Resolution No. 2014 -
Site Development Permit 2013-932
Parcel 2 of PM 29889 — La Quinta Professional Plaza
Adopted: May 13, 2014
Page: 3
PASSED, APPROVED and ADOPTED at a regular meeting of the La Quinta
Planning Commission held on this 131h day of May, 2014, by the following vote:
AYES:
NOES:
ABSENT:
ABSTAIN:
KATIE BARROWS, Chairperson
City of La Quinta, California
ATTEST:
LES JOHNSON
Community Development Director
City of La Quinta, California
CONDITIONS OF APPROVAL - RECOMMENDED
SITE DEVELOPMENT PERMIT 2013-932
PARCEL 2 - LA QUINTA PROFESSIONAL PLAZA
ADOPTED: MAY 13, 2014
Page 1 of 11
GENERAL
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, or any Final Map recorded thereunder. 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. Site Development Permit 2013-932 shall comply with all applicable conditions
and/or mitigation measures for the following related approval:
• Environmental Assessment 2000-405
• Specific Plan 2000-049
• Tentative Parcel Map 29889
In the event of any conflict(s) between approval conditions and/or provisions of
these approvals, the Community Development Director shall adjudicate the
conflict by determining the precedence.
3. This Site Development Permit shall expire on May 13, 2016, and shall become
null and void in accordance with La Quinta Municipal Code Section 9.200.080,
unless a building permit has been issued. A time extension may be requested
per LQMC Section 9.200.080.
4. Approval of SDP 2013-932 shall constitute approval of a minor change under
Condition 6 of the approved La Quinta Professional Plaza Specific Plan (SP
2000-049), to allow 2,240 square feet of medical office use on Parcel 2, in lieu
of the general office use originally approved for Parcel 2 under said Specific
Plan.
5. 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
CONDITIONS OF APPROVAL - RECOMMENDED
SITE DEVELOPMENT PERMIT 2013-932
PARCEL 2 - LA QUINTA PROFESSIONAL PLAZA
ADOPTED: MAY 13, 2014
Page 2 of 11
(WQMP) Exemption Form - Whitewater River Region, Improvement
Permit►
• La Quinta Community Development Department
• Riverside Co. Environmental Health Department
• 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 improvements plans for City approval.
6. 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.
7. 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. 137-2013-001 1
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
CONDITIONS OF APPROVAL - RECOMMENDED
SITE DEVELOPMENT PERMIT 2013-932
PARCEL 2 - LA QUINTA PROFESSIONAL PLAZA
ADOPTED: MAY 13, 2014
Page 3 of 11
SWPPP template at www.cabmphandbooks.com for 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.The applicant shall execute and record an agreement
that provides for the perpetual maintenance and operation of all post -
construction BMPs as required.
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
specifically identified in the following conditions of approval.
PROPERTY RIGHTS
9. 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.
10. Direct vehicular access to Avenue 47 is restricted, except for those access
points identified on the approved Parcel Map No. 29889. The applicant shall
CONDITIONS OF APPROVAL - RECOMMENDED
SITE DEVELOPMENT PERMIT 2013-932
PARCEL 2 - LA QUINTA PROFESSIONAL PLAZA
ADOPTED: MAY 13, 2014
Page 4 of 11
furnish proof of easements, or written permission, as appropriate, from those
owners of all abutting properties on which grading, retaining wall construction,
permanent slopes, or other encroachments will occur.
IMPROVEMENT PLANS
As used throughout these Conditions of Approval, professional titles such as
"engineer," "surveyor," and "architect," refer to persons currently certified or licensed
to practice their respective professions in the State of California.
11. 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).
12. 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 Precise Grading Plan 1 " = 30' Horizontal
B. PM 10 Plan 1 " = 40' Horizontal
NOTE: A and B to be submitted concurrently.
C. On Site Sewer and Water Improvement Plan 1 " = 40' Horizontal
(Separate Storm Drain Plans if applicable)
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.
"Precise Grading" plans shall normally include perimeter walls with Top Of Wall
& Top Of Footing elevations shown. All footings shall have a minimum of 1-
foot of cover, or sufficient cover to clear any adjacent obstructions.
The applicant shall prepare an accessibility assessment on a marked up print of
the building floor plan identifying every building egress and notes the 2010
California Building Code accessibility requirements associated with each door.
CONDITIONS OF APPROVAL - RECOMMENDED
SITE DEVELOPMENT PERMIT 2013-932
PARCEL 2 - LA QUINTA PROFESSIONAL PLAZA
ADOPTED: MAY 13, 2014
Page 5 of 11
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.
In addition to the normal set of improvement plans, a "Site Development" plan
is required to be submitted for approval by the Building Official, Community
Development Director and the City Engineer. "Site Development" 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.
13. The City maintains standard plans, detail sheets and/or construction notes for
elements of construction which can be accessed via the "Plans, Notes and
Design Guidance" section of the Public Works Department at the City website
(www.la-quinta.org). Please navigate to the Public Works Department home
page and look for the Standard Drawings hyperlink.
14. The applicant shall furnish a complete set of all approved improvement plans on
a storage media acceptable to the City Engineer (currently mylars).
15. 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.
GRADING
16. The applicant shall comply with the provisions of LQMC Section 13.24.050
(Grading Improvements).
CONDITIONS OF APPROVAL - RECOMMENDED
SITE DEVELOPMENT PERMIT 2013-932
PARCEL 2 - LA QUINTA PROFESSIONAL PLAZA
ADOPTED: MAY 13, 2014
Page 6 of 11
17. 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.
18. 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 a professional
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).
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.
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.
19. Prior to the issuance of a building permit, 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.
20. This development shall comply with LQMC Chapter 8.11 (Flood Hazard
Regulations). If any portion of any proposed building lot in the development is or
may be located within a flood hazard area as identified on the City's Flood
Insurance Rate Maps, the development shall be graded to ensure that all floors
and exterior fill (at the foundation) are above the level of the project (100-year)
flood and building pads are compacted to 95% Proctor Density as required in
Title 44 of the Code of Federal Regulations, Section 65.5(a) (6). Prior to
CONDITIONS OF APPROVAL - RECOMMENDED
SITE DEVELOPMENT PERMIT 2013-932
PARCEL 2 - LA QUINTA PROFESSIONAL PLAZA
ADOPTED: MAY 13, 2014
Page 7 of 11
issuance of building permits for lots which are so located, the applicant shall
furnish elevation certifications, as required by FEMA, that the above conditions
have been met.
DRAINAGE
21. Stormwater handling shall conform with the approved hydrology and drainage
report for Parcel Map No. 29889 or as approved by the City Engineer. Nuisance
water shall be disposed of in an approved manner.
22. Storm drainage historically received from adjoining property shall be received
and retained or passed through into the historic downstream drainage relief
route.
UTILITIES
23. The applicant shall comply with LQMC Section 13.24.1 10 (Utilities).
24. 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.
CONSTRUCTION
25. 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
26. The applicant shall comply with LQMC Section 13.24.140 (Landscaping Plans).
All landscape and irrigation plans shall be signed and stamped by a licensed
landscape architect.
27. All new and modified landscape areas shall have landscaping and permanent
irrigation improvements in compliance with the City's Water Efficient Landscape
CONDITIONS OF APPROVAL - RECOMMENDED
SITE DEVELOPMENT PERMIT 2013-932
PARCEL 2 - LA QUINTA PROFESSIONAL PLAZA
ADOPTED: MAY 13, 2014
Page 8 of 11
regulations contained in LQMC Section 8.13 (Water Efficient Landscape).
28. The applicant shall submit the final landscape plans for review, processing and
approval to the Community Development Department - Planning Division, in
accordance with the Final Landscape Plan application process. Community
Development Director approval of the final landscape plans is required prior to
issuance of the first building permit unless the Community Development
Director determines extenuating circumstances exist which justifies an
alternative processing schedule.
NOTE: Plans are not approved for construction until signed by the appropriate
City official(s), including the Community Development Director and/or City
Engineer. Prior to final approval of the installation of landscaping, the
Landscape Architect of record shall provide the Community Development
Department a letter stating he/she has personally inspected the installation and
that it conforms with the final landscaping plans as approved by the City. If
staff determines during final landscape inspection that adjustments are required
in order to meet the intent of the Planning Commission approval, the
Community Development Director shall review and approve any revisions to the
landscape plan.
29. The applicant or his agent has responsibility for proper sight distance
requirements per guidelines in the AASHTO "A Policy on Geometric Design of
Highways and Streets, 5th Edition" or latest, in the design and/or installation of
all landscaping and appurtenances abutting and within the private and public
street right-of-way.
MAINTENANCE
30. The applicant shall comply with LQMC Section 13.24.160 (Maintenance).
31. The applicant shall make provisions for the continuous and perpetual
maintenance of perimeter landscaping up to the curb, access drives, sidewalks,
and stormwater BMPs.
FEES AND DEPOSITS
32. Permits issued under this approval shall be subject to the provisions of the
Development Impact Fee and Transportation Uniform Mitigation Fee programs in
effect at the time of issuance of building permit(s).
CONDITIONS OF APPROVAL - RECOMMENDED
SITE DEVELOPMENT PERMIT 2013-932
PARCEL 2 - LA QUINTA PROFESSIONAL PLAZA
ADOPTED: MAY 13, 2014
Page 9 of 11
33. The applicant shall comply with the applicable 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.
34. Provision shall be made to comply with the terms and requirements of the City's
adopted Art in Public Places program in effect at the time of issuance of
building permits.
35. Permits issued under this approval shall be subject to the Coachella Valley Multi -
Species Habitat Conservation Plan/Natural Community Habitat Conservation
Plan Mitigation Fee, in accordance with LQMC Chapter 3.34.
36. A fee of $50.00, payable to Riverside County, is due to this office within 24
hours of Planning Commission approval. This is required by the County to post
the Notice of Exemption and offset costs associated with AB 3158 (Fish and
Game Code 71 1 .4).
37. A fee of $72.00, payable to City of La Quinta, is due within 24 hours of any
City Council approval. This is required by the City to prepare the Notice of
Exemption.
FIRE DEPARTMENT
38. The required fire flow shall be available from one (1) Super hydrant (6" x 4" x
2'/2" x 21/2") spaced not more than 500 apart and shall be capable of delivering
a fire flow of 1500 GPM per minute for two hours duration at 20 psi residual
operating pressure, before any combustible material is placed on the
construction site.
39. 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.
40. Display street numbers in a prominent location on the address side of building(s)
CONDITIONS OF APPROVAL - RECOMMENDED
SITE DEVELOPMENT PERMIT 2013-932
PARCEL 2 - LA QUINTA PROFESSIONAL PLAZA
ADOPTED: MAY 13, 2014
Page 10 of 11
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.
41. 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.
42. Install a portable fire extinguisher, with a minimum rating of 2A-10BC, for every
3,000 sq. ft. and/or 75 feet of travel distance. Fire extinguishers shall be
mounted 3.5 to 5 ft above finished floor, measured to the top of the
extinguisher. Where not readily visible, signs shall be posted above all
extinguishers to indicate their locations. Extinguishers must have current CSFM
service tags affixed.
43. No hazardous materials shall be stored and/or used within the building, which
exceeds quantities listed in 2013 CBC. No class I, II or IIIA of
combustible/flammable liquid shall be used in any amount in the building.
44. Exit designs, exit signs, door hardware, exit markers, exit doors, and exit path
marking shall be installed per the 2013 California Building Code.
45. Electrical room doors, if applicable, shall be posted "ELECTRICAL ROOM" on
outside of door. Fire Alarm Control Panel room doors, if applicable, shall be
posted "FACP" on outside of door. Fire Riser Sprinkler room doors, if applicable,
shall be posted "Fire Riser" on outside of door. Roof Access room door, if
applicable, shall be posted "Roof Access" on outside of door. Access shall be
provided to all mechanical equipment located on the roof as required by the
Mechanical Code.
46. 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.
47. The required water system, including fire hydrants, shall be installed and
accepted by the appropriate water agency prior to any combustible building
material being placed on an individual lot. Two sets of water plans are to be
CONDITIONS OF APPROVAL - RECOMMENDED
SITE DEVELOPMENT PERMIT 2013-932
PARCEL 2 - LA QUINTA PROFESSIONAL PLAZA
ADOPTED: MAY 13, 2014
Page 11 of 11
submitted to the Fire Department for approval.
48. Applicant/Developer shall mount Blue dot retro-reflectors pavement markers on
private streets, public streets and driveways to indicated location of the fire
hydrant (RCFD 06-05 located at www.rvcfire.org).
49. Dead-end fire apparatus access roads in excess of 150 feet in length shall be
provided with approved provision for the turnaround capabilities of fire
apparatus.
50. 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.
51. 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
(2013 CIVIC).
ATTACHMENT 1
Proiect Information
CASE NUMBER: SITE DEVELOPMENT PERMIT 2013-932
APPLICANT: DAVID PREST; PREST VUKSIC ARCHITECTS
PROPERTY OWNER: COLIN McDERMOTT
REQUEST: REVIEW OF ARCHITECTURAL PLANS FOR A 3,400
SQUARE FOOT, ONE-STORY MEDICAL/GENERAL OFFICE
BUILDING; LA QUINTA PROFESSIONAL PLAZA
ARCHITECT: PREST VUKSIC ARCHITECTS
LANDSCAPE
ARCHITECT: PREST VUKSIC ARCHITECTS
ENGINEER: SAXON ENGINEERING SERVICES, INC.
LOCATION: PARCEL 2 OF PM 29889 —SOUTH SIDE OF AVENUE 47,
±300 FEET EAST OF WASHINGTON STREET
GENERAL PLAN
DESIGNATION: GENERAL COMMERCIAL
DESIGNATION: COMMUNITY COMMERCIAL
SURROUNDING
ZONING/LAND USES:
NORTH: GENERAL COMMERCIAL
VACANT; WASHINGTON SQUARE
SOUTH: GENERAL COMMERCIAL
EXISTING OFFICE COMPLEX
EAST: GENERAL COMMERCIAL
EXISTING OFFICE COMPLEX
WEST: LOW DENSITY RESIDENTIAL
CHURCH; RESIDENTIAL SUBDIVISION
�YI1 3 0 W 61gil1
INFORMATION: PARCEL 2 OF PM 29889 (12 COMMERCIAL LOTS)
APPROVED APRIL 17, 2001 AS PART OF SP 2000-049
SDP 2005-849 PREVIOUSLY APPROVED FOR THIS
BUILDING IN JANUARY 2006
ATTACHMENT 3
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EX. CURB & GUT I ER
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!VA T(,W EXISTING
LANDSCAPE PA LANDSCAPE t
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EX. SE4R LATERAL
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ORE �.� CONS TRUC7TON CONTRACTOR AGREES THAT IN ACCORDANCE 0TN GENERA LL Y ACCEPTED CONSTRUC7TON PRACTICES
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NIS
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PREPARED
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1409_036
SHEET NO. 2 OF 2
G2
ATTACHMENT 4
L J TERRA NOVA PLANNING & RESEARCH, INC.°
RECEIVED
September 27, 2013
Mr. Wallace Nesbit 0 C T 2 3 2013
Principal Planner CITE` OF LA UINTA
City of La Quinta COMMUNITY DEVELOPMENT
78-495 Calle Tampico
La Quinta, CA 92253
RE: Parking Demand Study for Final Building Within the La Quinta Professional Plaza (PM
29889) Located at the Southeast Corner of Washington Street and Avenue 47
Dear Mr. Nesbit:
We have been asked to conduct a parking demand study for the last building to be developed at the La
Quinta Professional Plaza (PM 29889) located at the southeast corner of Washington Street and Avenue
47 in the City of La Quinta. This parking demand study has been prepared at the request of Mr. Colin
McDermott who is owner of the subject remaining pad.
Purpose and Need
The subject building pad is noted as "Building No. 2" on the parcel map and is located along Avenue 47,
immediately east of the bank building which occupies the corner. The subject pad is programed for a
building of 3,395 square feet and is the last building to be constructed within this professional office
subdivision. Based on our data, we calculate that at buildout the project will provide approximately
51,290 gross square feet. All parking associated with this project is common, reciprocal and available to
all tenants and their customers.
The purpose of the subject parking demand analysis is to determine whether the amount of parking
provided for the subject Building No. 2 and its planned uses is sufficient. It is our understanding that
approximately 2,240 square feet of this building will be dedicated to a chiropractor's office and that the
balance (1,1551: s.f.) will be for general office use. The subject analysis is necessary to assure the City
that the final building, as proposed for use, will have sufficient parking.
Resources Used for this Analysis
A variety of resources were consulted in conducting this analysis and include the City Zoning Code Title
9.150 (Parking), "Parking Generation, 4th Edition" prepared by the Institute of Transportation Engineers
(ITE), "Shared Parking, 2nd Edition" prepared by the Urban Land Institute, and the article "Parking
Requirements for Medical Office Buildings" as published in the ITE Journal (2007). Other resources
consulted include "Parking" by Weant and Levinson (1990) and "Internal Trip Capture Estimator for
Mixed -Use Developments" by Bochner and Speery of the Texas Transportation Institute (2007), as well
as others.
42-635 MELANIE PLACE, SUITE 101 PALM DESERT, CA 92211
Terra No, anning & Research, Inc. Page 2
COD VC ALUC Override Memorandum
Parking Analysis
It should first be noted that while all parking within this office subdivision is reciprocal, there are
practical limitations of proximity for what parking can practically serve the subject Building No. 2. For
purposes of this analysis parking located north of the project entrance off of Washington Street seems to
be the logical limit for consideration.
Synergistic and Reciprocal Parking Demand
It is also important to note that in the present case, the subject office plaza provides a mix of uses that
are synergistic, meaning that they complement each other to some degree in terms of internal trip
capture and the time of day when demand for parking is greatest. For instance, the inclusion of banking,
dining and medical services within the same complex results in an overall reduction in parking demand
for the complex as a whole. Also, to the extent the two restaurants located in this complex generate an
evening parking demand, this complements surrounding uses and enhances the reciprocal parking
function.
Medical Office Parking Demand
As noted above, a variety of resources and references were consulted in analysing the parking demand
associated with planned Building No. 2. The City Zoning Code sets forth a parking demand for this land
use category at "1 space per 200 sq. ft. of gross floor area (GFA) for [the] first 2,000 sq. ft. plus 1 space
per each 175 sq. ft. over 2,000". For the planned 2,240 s.f. of GFA to be dedicated to medical office use
the City Zoning Code would require 12 parking spaces. As discussed below, this is higher than all other
references consulted.
For instance, the ITE publication Parking Generation' identified an average peak period demand of 3.20
spaces per 1,000 s.f. or 7.168 spaces, which is 40% lower than the amount of parking required by the
City Zoning Code. Applying the "95% confidence interval" cited in the same ITE publication results in a
peak period parking demand of 2.94 to 3.46 spaces per 1,000 GFA. The most conservative application of
this range generates a peak demand of 7.75 parking spaces.
Office Building Parking Demand
The City Zoning Code sets forth a parking demand for this land use category at "1 space per 250 sq. ft.
of gross floor area (GFA)". For the planned 1,155 s.f. of GFA to be dedicated to general office use the
City Zoning Code would require 4.62 parking spaces. As discussed below, this is higher than all other
references consulted.
The ITE publication Parking Generation identified an average peak period demand of 2.84 spaces per
1,000 s.f. or 3.28 spaces, which is 29% lower than the amount of parking required by the City Zoning
Code. Applying the "95% confidence interval" cited in the ITE publication results in a parking demand
of 2.73 to 2.94 spaces per 1,000 GFA during the peak period. The most conservative application of this
range generates a peak demand of 3.4 parking spaces. Please note that this is based on a very large
sample of 176 study sites specifically located in suburban areas.
Land Use Code 720: Medical -Dental Office Building, "Parking Generation, 4th Edition", published by the Institute of
Transportation Engineers, 2010. Was based on 86 study sites and analysis of average peak period parking demand
versus 1,000 sq, ft. of gross floor area on a weekday.
Land Use Code 701: Office Building, "Parking Generation, 4th Edition", published by the Institute of Transportation
Engineers, 2010. Was based on 176 study sites and analysis of average peak period parking demand versus 1,000 sq.
ft. of gross floor area on a weekdav in a suburban location.
42-635 MELANIE PLACE, SUITE 101 PALM DESERT, CA 92211
Terra No' fanning & Research, Inc. Page 3
COL . • VC ALUC Override Memorandum
Internal Trip Capture and Parking -Demand
While the above discussion refers to reciprocal parking and complementary times of highest parking
demand, a more useful way of looking at this is the potential for internal trip capture. In this
relationship, a mix of uses sufficiently complement one another to keep some trips within the
development.
In the present case, the mix of banking, restaurants, office and medical office are somewhat synergistic
and are expected to yield some level of internal trip capture, which directly translates into a reduction in
parking demand. While we do not attempt to calculate the level of internal trip capture in this analysis,
the Institute of Transportation Engineers have identified internal rates of capture ranging from 25% to
50% depending on the size of the development and mix of uses.
Internal trip capture can be expected to reduce parking demand within the La Quinta Professional Plaza,
and should be a consideration in determining whether the parking currently available for the planned
Building No. 2 project is sufficient.
Available Parking for Building
Parking in the immediate vicinity of the subject Building No. 2 pad includes a 15-space lot to the south,
which includes six covered spaces. As noted, proximity is an important consideration when evaluating
the usefulness of parking. In addition to the 15 parking spaces located immediately adjacent to the
subject building pad, an additional 18 parking spaces located a short distance to the south and east are
also accessible for patrons of Building No. 2.
a Rim - - -
t Avenue 47 v .
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cut
42-635 MELANIE PLACE, SUITE 101 PALM DESERT, CA 92211
Terra Nov nn-ing & Research, Inc. Page 4
COD by VC ALUC Override Memorandum
Summary of Demand and Available Parking
As has been outlines above, a strict adherence to the City Zoning Code with regard to the provision of
parking would require that the subject Building No. 2 provide a minimum of 16.62 parking spaces.
Application of the latest and most conservative parking demand analyses (95% confidence interval)
identified in the Institute of Transportation Engineers parking demand handbook indicates that the
subject building can be expected to generate a demand of approximately 11.15 parking spaces.
The parking module located immediately south of Building No. 2 provides 15 spaces, of which six are
covered. An additional 18 spaces are located in service proximity to the Building No. 2 site and are
expected to be available to meet any excess parking demand. Even assuming the City's parking demand
standards, the parking currently provided appears more than adequate to meet the project's parking
demand. The application of the Institute of Transportation Engineers' most conservative standards shows
that the project will be more than adequately parked with currently available parking.
I hope the above analysis provides useful information, data and analysis to facilitate the City's
consideration of this last building within the La Quinta Professional Plaza. If you have any questions
regarding this analysis or would like additional information please do not hesitate to contact me.
Sin rel
ohn D. Criste, AICP
Principal
cc
Colin McDermott
File
42-635 MELANIE PLACE, SUITE 101 PALM DESERT, CA 92211
ATTACHMENT 5
ARCHITECTURAL AND LANDSCAPING
REVIEW BOARD
MINUTES
WEDNESDAY, APRIL 2, 2014
CALL TO ORDER
A regular meeting of the La Quinta Architectural and Landscaping Review Board was
called to order at 10:00 a.m. by Planning Manager David Sawyer.
Planning Manager Sawyer led the Board into the Pledge of Allegiance.
PRESENT: Board Members Richard Gray, Kevin McCune, and Ray Rooker
ABSENT: None
STAFF PRESENT: Planning Manager David Sawyer, Consultant Planner Nicole
Criste, Principal Planner Wally Nesbit, and Executive Assistant
Monika Radeva
PUBLIC COMMENT - None
CONFIRMATION OF AGENDA - Confirmed
APPROVAL OF MINUTES
Motion - A motion was made and seconded by Board Members Gray/McCune to
approve the Architectural and Landscaping Review Board Minutes of January 15,
2014 as submitted. Motion passed unanimously.
BUSINESS SESSION
Site Development Permit 2013-934 submitted by T. D. Desert Development
LP for consideration of architectural and landscaping plans for Andalusia at
Coral Mountain. The project proposed the construction of 39 new single-
family homes on 1 1 .21 acres and an amendment to Final Map 31681-3 to
widen the lots from 55 to 65 feet to accommodate the newly proposed three
model types. Location: Andalusia at Almeria, within the existing Andalusia at
Coral Mountain project located at the southeast corner of Madison Street and
Avenue 58.
ARCHITECTURAL AND LANDSCAPING APRIL 2, 2014
REVIEW BOARD MINUTES 1
Consultant Planner Nicole Criste presented the information contained in the
staff report, a copy of which is on file in the Community Development
Department.
Mr. Nolan Sparks, Construction Manager with T.D. Desert Development, L.P.,
La Quinta, CA - introduced himself, gave a brief presentation of the project
and answered the Board's questions.
Mr. Marc McAlpine, Sr. Vice President with T.D. Desert Development, L.P., La
Quinta, CA - introduced himself, gave an overview of the project, and
answered the Board's questions.
Board Member Rooker said he would like to condition the applicant to add a
direct walkway from the street to the front door in addition to the existing
driveway access. He stated he felt strongly about incorporating this as a
required condition and if the Board's recommended action to the Planning
Commission did not include it as such, it would result in his inability to vote
for approval of the project.
General discussion followed regarding the proposed driveway access to the
residence.
Motion - A motion was made and seconded by Board Members McCune/Gray
recommending approval of Site Development Permit 2013-934, as submitted
with staff's recommendations. AYES: Board Members Gray and McCune.
NOES: Board member Rooker. ABSENT: None. ABSTAIN: None.
2. Site Development Permit 2013-933 submitted by Nexus Palm Springs for
consideration of architectural and landscaping plans for Tract 36279, The
Orchards. The project proposed the construction of 11 new single-family
homes on 9.14 acres. Location: southwest corner of Madison Street and
Vista Bonita Trail (Avenue 51).
Principal Planner Wally Nesbit presented the information contained in the staff
report, a copy of which is on file in the Community Development Department.
Mr. Steve Turley, Architect with Elemental Architecture, Palm Springs, CA -
introduced himself, gave a brief overview of the projects, and answered the
Board's questions.
Mr. Thomas Doczi, President and Landscape Architect with TKD Associates,
Inc., Rancho Mirage, CA - introduced himself and answered the Board's
questions.
ARCHITECTURAL AND LANDSCAPING APRIL 2, 2014
REVIEW BOARD MINUTES 2
Mr. David Turner, President with Coachella Valley Engineers, Palm Desert, CA
- introduced himself and answered the Board's questions.
Board Member Rooker inquired as to the reason for the selection of the post-
modern architectural style. Mr. Turley replied it was requested by the
applicant and the architectural firm contracted for the development was
renowned for its modern architectural designs.
Board Member Rooker expressed a concern that the predominant architectural
style of the city of La Quinta was much different than the one of Palm
Springs. Particularly the area of the proposed project located directly across
from the Polo grounds and surrounded by traditional haciendas and
Mediterranean stucco -type, tile roof structures. Further, the very light color
palette proposed strongly accentuated the modernistic style and he found the
proposed landscaping to be extremely sparse and rigid. He said the proposed
post-modern architectural design was very well executed; however, he found
it to be inappropriate for the proposed location.
Board Member McCune asked if the homes would be visible from the outside
of the development, with the proposed perimeter landscape and wall design.
Mr. Turley replied they would not be visible outside of the walls of the
development.
Board Member Gray asked what property was located to the south of the
project. Mr. Turley replied it was a separate tract and the development was
called The Orchards.
Board Member McCune asked if the two developments would share an entry
gate. Mr. Turley replied they would not. He added that similar modern
architectural style homes were located within the Madison Club development
located further to the south of the project.
Motion - A motion was made by Board Member McCune recommending
approval of Site Development Permit 2013-933 as submitted with staff's
recommendations.
Motion died from the lack of a second.
Motion - A motion was made and seconded by Board Members Rooker/Gray
recommending denial of Site Development Permit 2013-933 as submitted
with staff's recommendations due to the proposed modernist architectural
style which was perceived to be inappropriate for this location. AYES: Board
Members Gray and Rooker. NOES: Board Member McCune. ABSENT: None.
ABSTAIN: None.
ARCHITECTURAL AND LANDSCAPING APRIL 2, 2014
REVIEW BOARD MINUTES 3
3. Site Development Permit 2013-932 submitted by Prest Vuksic Architects for
consideration of architectural and landscaping plans for a 3,400 square -foot,
one-story medical/general office building, in the la Quinta Professional Plaza
commercial center. Location; Parcel 2 or PM 29889 located on the south side
of Avenue 47, ± 300 feet east of Washington Street.
Principal Planner Wally Nesbit presented the information contained in the staff
report, a copy of which is on file in the Community Development Department.
Mr. Colin McDermott, Owner, Indian Wells, CA - introduced himself, gave a
brief overview of the projects, and answered the Board's questions.
Mr. John Greenwood, Project Manager with Prest Vuksic Architects, Palm
Desert, CA - introduced himself and answered the Board's questions.
Motion - A motion was made and seconded by Board Members Rooker/Gray
recommending approval of Site Development Permit 2013-932 as submitted
with staff's recommendations. Motion passed unanimously.
CORRESPONDENCE AND WRITTEN MATERIAL - None
REPORTS AND INFORMATIONAL ITEMS - None
BOARD MEMBER ITEMS
• Board Member McCune's current term is expiring effective June 30, 2014.
The deadline to submit applications for re-election is June 2, 2014. The
recently updated guidelines for all Boards and Commissions citywide allow for
any Board Member or Commissioner to serve two consecutive three-year
terms to the same Board or Commission.
ADJOURNMENT
There being no further business, it was moved and seconded by Board Members
Gray/Rooker to adjourn this meeting at 11 :31 a.m. Motion passed unanimously.
Respectfully submitted,
MONIKA RADEVA, Executive Assistant
City of La Quinta, California
ARCHITECTURAL AND LANDSCAPING APRIL 2, 2014
REVIEW BOARD MINUTES 4