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PC Resolution 2024-002 Mixed-Use Residential & McQuaid Studio for Art/Glass-blowing SDP 2023-0004PLANNING COMMISSION RESOLUTION 2024 - 002 A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF LA QUINTA, CALIFORNIA, APPROVING A SITE DEVELOPMENT PERMIT FOR A NEW MIXED-USE RESIDENTIAL AND ART/GLASSBLOWING STUDIO LOCATED AT 78095 CALLE CADIZ CASE NUMBERS: SITE DEVELOPMENT PERMIT 2023-0004 APPLICANT: KEN PARSONS ARCHITECT INC WHEREAS, the Planning Commission of the City of La Quinta, California did, on January 9, 2024, hold a duly noticed Public Hearing to consider a request by Ken Parsons for a new mixed-use residential and art/glassblowing studio located at 78095 Calle Cadiz, more particularly described as: APN 770-153-002 WHEREAS, the Design and Development Department published a public hearing notice in The Desert Sun newspaper on December 29, 2023, 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 desiring to be heard, said Planning Commission did make the following mandatory findings pursuant to Section 9.210.010 of the Municipal Code to justify approval of said Site Development Permit: 1. Consistency with General Plan The proposed development is consistent with the General Plan land use designation of Village Commercial. The City's General Plan policies relating to the Village encourage the development of a mix of uses to create an integrated, walkable community that blends residential and commercial development. This project meets the following Goals, Policies, and Programs: - Goal LU -7 Innovative land uses in the Village. The project proposes a new mixed use project within the Village, blending commercial with residential development. - Policy LU -7.1 Encourage the use of mixed-use development in appropriate locations. The proposed project encourages mixed use development in the Village area which is an appropriate area for mixed use. - Program CIR-1.12b Encourages mixed use development to provide optimum internal connections between uses. The project transitions PLANNING COMMISSION RESOLUTION 2024-002 SITE DEVELOPMENT PERMIT 2023-0004 PROJECT: MCQUAID STUDIO LOCATION: 78095 CALLE CADIZ ADOPTED: JANUARY 9, 2024 Page 2 of 3 between the commercial and residential uses, connected with a common drive aisle. - Program AQ -1.3f Facilitate mixed use development concepts in specific identified areas to allow a combination of residential and non-residential uses, such as live -work -shop designs. The project consists of a mixed use development and facilitates these concepts. 2. Consistency with Zoning Code The proposed development, as conditioned, is consistent with the development standards of the City's Zoning Code in terms of site plan and landscaping. The Site Development Permit is compliant with the Zoning Code's development standards, including standards for setbacks, heights, and parking. 3. Compliance with California Environmental Quality Act The La Quinta Design and Development Department has determined that this request has been previously assessed in conjunction with Environmental Assessment 2016-0012 which was prepared for The Village Build -out Plan. 4. Architectural Design The architectural design of the project, including, but not limited to, the architectural style, scale, building mass, materials, colors, architectural details, roof style and other architectural elements are compatible with surrounding development and with the quality of design prevalent in the Village area. The contemporary style architecture is enhanced with architectural features such as balconies and varied roof lines to avoid monotony. 5. Site Design The site design of the project, including project entries, circulation, screening, exterior lighting, and other site design elements are compatible with surrounding development and with the quality of design prevalent in the Village area and the City. 6. Landscape Design The proposed project is consistent with the landscaping standards and plant palette and implements the standards for landscaping and aesthetics, including drought tolerant desert landscaping, established in the General Plan and Zoning Code. The landscape proposed adds to the overall architecture of the building. NOW, THEREFORE, BE IT RESOLVED by the Planning Commission of the City of La Quinta, California, as follows: PLANNING COMMISSION RESOLU I IUN 2014-002 SITE DEVELOPMENT PERMIT 2023-0004 PROJECT: MCQUAID STUDIO LOCATION: 78095 Cl�LLE CADIZ ADOPTED: January 9112024 Page 3of3 SECTION 1. That the above recitations are true and constitute the Findings of the Planning Commission in this case. SECTION 2. That the Planning Commission finds the above project consistent with the previously adopted environmental impact report which was prepared for the Village Build- out Plan (EA2016-0012). SECTION 4. That it does hereby approve Site Development Permit 2023-0004, for the reasons set forth in this Resolution and subject to the attached Conditions of Approval [Exhibit A]. PASSED, APPROVED, and ADOPTED at a regular meeting of the City of La Quinta Planning Commission, held on January 9, 2024, by the following vote: AYES: Commissioners Guerrero, Hassett, Hernandez, McCune, Tyerman, and Chairperson Nieto NOES: None ABSENT: Commissioner Caldwell ABSTAIN: None STEPHEN T. NIETO, Chairperson City of La Quinta, California ATTEST: DC-'&" Ce--2� DANNY CASTRO, Design and Development Director City of La Quinta, California PLANNING COMMISSION RESOLUTION 2024-002 EXHIBIT A CONDITIONS OF APPROVAL - ADOPTED SITE DEVELOPMENT PERMIT 2023-0004 PROJECT: MCQUAID STUDIOS LOCATION: 78095 CALLE CADIZ ADOPTED: JANUARY 9, 2024 PAGE 1 OF 9 '!ld\1NEWIN 1. The applicant agrees to defend, indemnify, and hold harmless the City of La Quinta ("City"), its agents, officers and employees from any claim, action or proceeding to attack, set aside, void, or annul the approval of this Site Development Permit. The City shall have sole discretion in selecting its defense counsel. The City shall promptly notify the applicant of any claim, action or proceeding and shall cooperate fully in the defense. 2. The Site Development Permit shall expire on January 9, 2026, 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. 3. Prior to the issuance of any grading, construction, or building permit by the City, the applicant shall obtain any necessary clearances and/or permits from the following agencies, if required: • Riverside County Fire Marshal • La Quinta Development Services Division (Grading Permit, Green Sheet (Public Works Clearance) for Building Permits, Water Quality Management Plan(WQMP) Exemption Form — Whitewater River Region, Improvement Permit) • La Quinta Design and 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 for 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. 4. The applicant shall comply with applicable provisions of the City's NPDES stormwater discharge permit, LQMC Sections 8.70.010 et seq. (Stormwater Management and Discharge Controls), and 13.24.170 (Clean Air/Clean Water); PLANNING COMMISSION RESOLUTION 2024-002 CONDITIONS OF APPROVAL - ADOPTED SITE DEVELOPMENT PERMIT 2023-0004 PROJECT: MCQUAID STUDIOS LOCATION: 78095 CALLE CADIZ ADOPTED: JANUARY 9, 2024 PAGE 2 OF 9 Riverside County Ordinance No. 457; the California Regional Water Quality Control Board — Colorado River Basin Region Board Order No. R7-2013-0011 and the State Water Resources Control Board's Order No. 2012-0006-DWQ. 5. 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). 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. 7. Developer shall reimburse the City, within thirty (30) days of presentment of the invoice, all costs and actual consultant's fees incurred by the City for engineering and/or surveying consultants to review and/or modify any documents or instruments required by this project. This obligation shall be paid in the time noted above without deduction or offset and Developer's failure to make such payment shall be a material breach of the Conditions of Approval. PROPERTY RIGHTS 8. 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. 9. The applicant shall offer for dedication all public street rights-of-way in conformance with the City's General Plan, Municipal Code, applicable specific plans, and/or as required by the City Engineer. 10. The public street right-of-way offers for dedication required for this development include: A. PUBLIC STREETS 1) Calle Cadiz — No additional right of way dedication is required. PLANNING COMMISSION RESOLUTION 2024-002 CONDITIONS OF APPROVAL - ADOPTED SITE DEVELOPMENT PERMIT 2023-0004 PROJECT: MCQUAID STUDIOS LOCATION: 78095 CALLE CADIZ ADOPTED: JANUARY 9, 2024 PAGE 3 OF 9 11. The applicant shall offer for dedication those easements necessary for the placement of, and access to, utility lines and structures, drainage basins, mailbox clusters, park lands, and common areas. 12. Direct vehicular access to Calle Cadiz is restricted, except for those access points identified on the Site Development Permit, or as otherwise conditioned in these conditions of approval. 13. The applicant shall furnish proof of easements, or written permission, as appropriate, from those owners of all abutting properties on which grading, retaining wall construction, permanent slopes, or other encroachments will occur. STREET AND TRAFFIC IMPROVEMENTS 14. The applicant shall comply with the provisions of LQMC Sections 13.24.060 (Street Improvements), 13.24.070 (Street Design - Generally) & 13.24.100 (Access for Individual Properties and Development) for public streets; and Section 13.24.080 (Street Design - Private Streets), where private streets are proposed. 15. No street improvements are required. PARKING 16. The design of parking facilities shall conform to LQMC Chapter 9.150 and in particular the following: A. The parking space and aisle widths and the double hairpin stripe parking space design shall conform to LQMC Chapter 9.150. B. Cross slopes should be a maximum of 2% where accessibility is required including accessibility routes between buildings. C. Building access points shall be shown on the Precise Grading Plans to evaluate accessibility issues. D. Accessibility routes to public streets and adjacent development shall be shown on the Precise Grading Plan. E. Parking space lengths shall be according to LQMC Chapter 9.150 and be a minimum of 17 feet in length with a 2 -foot overhang for standard parking spaces and 18 feet with a 2 -foot overhang for accessible parking space or as approved by the City Engineer. One van accessible parking space is required per 8 accessible parking spaces. PLANNING COMMISSION RESOLUTION 2024-002 CONDITIONS OF APPROVAL - ADOPTED SITE DEVELOPMENT PERMIT 2023-0004 PROJECT: MCQUAID STUDIOS LOCATION: 78095 CALLE CADIZ ADOPTED: JANUARY 9, 2024 PAGE 4 OF 9 17. The applicant shall submit current mix designs (less than two years old at the time of construction) for base, asphalt concrete and Portland cement concrete. The submittal shall include test results for all specimens used in the mix design procedure. For mix designs over six months old, the submittal shall include recent (less than six months old at the time of construction) aggregate gradation test results confirming that design gradations can be achieved in current production. The applicant shall not schedule construction operations until mix designs are approved. 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. 18. 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). 19. The following improvement plans shall be prepared and submitted for review and approval by the Development Services Division. 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. Precise Grading Plan 1" = 20' Horizontal 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 all on-site surface improvements including but not limited to finish grades for curbs & gutters, building pad and floor elevations, wall elevations, parking improvements and accessibility requirements. 20. 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.laquintaca.gov). Please navigate to the Public Works Department home page and look for the Standard Drawings hyperlink. PLANNING COMMISSION RESOLUTION 2024-002 CONDITIONS OF APPROVAL - ADOPTED SITE DEVELOPMENT PERMIT 2023-0004 PROJECT: MCQUAID STUDIOS LOCATION: 78095 CALLE CADIZ ADOPTED: JANUARY 9, 2024 PAGE 5 OF 9 21. Improvements shall be designed and constructed in accordance with City adopted standards, supplemental drawings and specifications, or as approved by the City Engineer. Improvement plans for parking areas shall be stamped and signed by qualified engineers. 22. The applicant shall furnish a complete set of all approved improvement plans on a storage media acceptable to the City Engineer. 23. 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 EOR 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. IMPROVEMENT SECURITY 24. Prior to constructing any off-site improvements, the applicant shall deposit securities equivalent to both a Performance and Labor & Material Bonds each valued at 100% of the cost of the off-site improvements, or as approved by the City Engineer. GRADING 25. The applicant shall comply with the provisions of LQMC Section 13.24.050 (Grading Improvements). 26. 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. 27. To obtain an approved grading permit, the applicant shall submit and obtain approval of all of the following: A. A precise grading plan prepared by a civil engineer registered in the State of California, B. A preliminary geotechnical ("soils") report prepared by an engineer registered in the State of California, PLANNING COMMISSION RESOLUTION 2024-002 CONDITIONS OF APPROVAL - ADOPTED SITE DEVELOPMENT PERMIT 2023-0004 PROJECT: MCQUAID STUDIOS LOCATION: 78095 CALLE CADIZ ADOPTED: JANUARY 9, 2024 PAGE 6 OF 9 C. A Fugitive Dust Control Plan prepared in accordance with LQMC Chapter 6.16, (Fugitive Dust Control), and 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. 28. The applicant shall maintain all open graded, undeveloped land in order to prevent wind and/or water erosion of such land. All open graded, undeveloped land shall either be planted with interim landscaping, or stabilized with such other erosion control measures, as were approved in the Fugitive Dust Control Plan. 29. Building pad elevation on the precise grading plan submitted for City Engineer's approval shall conform with pad elevations shown on the preliminary grading plan, unless the pad elevations have other requirements imposed elsewhere in these Conditions of Approval, or as approved by the City Engineer. 30. Prior to any site grading or regrading that will raise or lower any portion of the site by more than plus or minus half of a foot (0.5') from the elevations shown on the approved Site Development Permit, the applicant shall submit the proposed grading changes to the City Engineer for a substantial conformance review. 31. Prior to the issuance of a building permit for any building lot, the applicant shall provide a lot pad certification stamped and signed by a qualified engineer or surveyor with applicable compaction tests and over excavation documentation. DRAINAGE 32. Stormwater handling shall conform with the approved hydrology and drainage report for the Art Studio (SDP2023-0004), or as approved by the City Engineer. Nuisance water shall be disposed of in an approved manner. Nuisance water shall be retained onsite and disposed of via an underground percolation improvement approved by the City Engineer. 33. The applicant shall comply with the provisions of LQMC Section 13.24.120 (Drainage), Retention Basin Design Criteria, Engineering Bulletin No. 06-16 — Hydrology Report with Preliminary Hydraulic Report Criteria for Storm Drain PLANNING COMMISSION RESOLUTION 2024-002 CONDITIONS OF APPROVAL - ADOPTED SITE DEVELOPMENT PERMIT 2023-0004 PROJECT: MCQUAID STUDIOS LOCATION: 78095 CALLE CADIZ ADOPTED: JANUARY 9, 2024 PAGE 7 OF 9 Systems and Engineering Bulletin No. 06-015 - Underground Retention Basin Design Requirements. More specifically, stormwater falling on site during the 10 - year storm shall be retained within the development, unless otherwise approved by the City Engineer. The design storm shall be the 1 hour, 3 hour, 6 hour or 24 hour event producing the greatest total run off. 34. In design of retention facilities, the maximum percolation rate shall be two inches per hour. The percolation rate will be considered to be zero unless the applicant provides site specific data indicating otherwise and as approved by the City Engineer. 35. The design of the development shall not cause any increase in flood boundaries and levels in any area outside the development. 36. The development shall be graded to permit storm flow in excess of retention capacity to flow out of the development through a designated overflow and into the historic drainage relief route. 37. Storm drainage historically received from adjoining property shall be received and retained or passed through into the historic downstream drainage relief route. 38. The applicant shall comply with applicable provisions for post construction runoff per the City's NPDES stormwater discharge permit, LQMC Sections 8.70.010 et seq. (Stormwater Management and Discharge Controls), and 13.24.170 (Clean Air/Clean Water); Riverside County Ordinance No. 457; and the California Regional Water Quality Control Board — Colorado River Basin (CRWQCB-CRB) Region Board Order No. R7-2013-0011. UTILITIES 39. The applicant shall comply with the provisions of LQMC Section 13.24.110 (Utilities). 40. 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. 41. Existing overhead utility lines within, or adjacent to the proposed development, and all proposed utilities shall be installed underground. PLANNING COMMISSION RESOLUTION 2024-002 CONDITIONS OF APPROVAL - ADOPTED SITE DEVELOPMENT PERMIT 2023-0004 PROJECT: MCQUAID STUDIOS LOCATION: 78095 CALLE CADIZ ADOPTED: JANUARY 9, 2024 PAGE 8 OF 9 The 92 KV transmission power poles and all existing utility lines attached to joint use 92 KV transmission power poles are exempt from the requirement to be placed underground. 42. Underground utilities shall be installed prior to overlying hardscape. For installation of utilities in existing improved streets, the applicant shall comply with trench restoration requirements maintained, or required by the City Engineer. The applicant shall provide certified reports of all utility trench compaction for approval by the City Engineer. LANDSCAPE AND IRRIGATION 43. The applicant shall comply with LQMC Sections 13.24.130 (Landscaping Setbacks) & 13.24.140 (Landscaping Plans). 44. Landscape and irrigation plans for landscaped lots and setbacks, medians, retention basins, and parks shall be signed and stamped by a licensed landscape architect. 45. All new and modified landscape areas shall have landscaping and permanent irrigation improvements in compliance with the City's Water Efficient Landscape regulations contained in LQMC Section 8.13 (Water Efficient Landscape). 46. Lighting plans shall be submitted with the final landscaping plans for a recommendation to the Planning Manager for his approval. Exterior lighting shall be consistent with LQMC Section 9.100.150 (Outdoor Lighting). All freestanding lighting shall not exceed 18 feet in height and shall be fitted with a visor if deemed necessary by staff to minimize trespass of light off the property. The illuminated carports shall be included in the photometric study as part of the final lighting plan submittal. 47. All rooftop mechanical equipment shall be completely screened from view. Utility transformers or other ground mounted mechanical equipment shall be fully screened with a screening wall or landscaping and painted to match the adjacent buildings. 48. The applicant shall submit the final landscape plans for review, processing, and approval to the Community Development Department, in accordance with the Final Landscape Plan application process. Planning Manager approval of the final landscape plans is required prior to issuance of the first building permit unless the Planning Manager determines extenuating circumstances exist which justifies an alternative processing schedule. PLANNING COMMISSION RESOLUTION 2024-002 CONDITIONS OF APPROVAL - ADOPTED SITE DEVELOPMENT PERMIT 2023-0004 PROJECT: MCQUAID STUDIOS LOCATION: 78095 CALLE CADIZ ADOPTED: JANUARY 9, 2024 PAGE 9 OF 9 NOTE: Plans are not approved for construction until signed by the appropriate City official, including the Planning Manager and/or City Engineer. 49. The applicant or his agent has the responsibility for proper sight distance requirements per guidelines in the AASHTO "A Policy on Geometric Design of Highways and Streets, 5th Edition" or latest, in the design and/or installation of all landscaping and appurtenances abutting and within the private and public street right-of-way. 50. The final design of the perimeter landscaping, particularly the perimeter wall, shall be included with the Final Landscape Plan submittal. MAINTENANCE 51. The applicant shall comply with the provisions of LQMC Section 13.24.160 (Maintenance). 52. The applicant shall make provisions for the continuous and perpetual maintenance of perimeter landscaping up to the curb, common areas, access drives, sidewalks, and stormwater BMPs. FEES AND DEPOSITS 53. The applicant shall comply with the provisions of LQMC Section 13.24.180 (Fees and Deposits). These fees include all deposits and fees required by the City for plan checking and construction inspection. Deposits and fee amounts shall be those in effect when the applicant makes application for plan check and permits. ejI9\I\I10FL9 54. The east elevations of Buildings A and B, and the west elevation of Building C shall vary the materials to provide more architectural articulation along the elevations, between the first second floors and to incorporate the exterior building fagade materials used for the interior facing elevations and carry them out to the east and west facing building elevations to the satisfaction of the Planning Manager. 55. Additional glazing shall be provided on the east elevation of Building C to the satisfaction of the Planning Manager.