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2025 02 25 PCPLANNING COMMISSION AGENDA Page 1 of 5 FEBRUARY 25, 2025 PLANNING COMMISSION AGENDA CITY HALL COUNCIL CHAMBER 78495 Calle Tampico, La Quinta TUESDAY, FEBRUARY 25, 2025, AT 5:00 P.M. Members of the public may listen to this meeting by tuning-in live via www.laquintaca.gov/livemeetings. CALL TO ORDER Roll Call: Commissioners: Guerrero, Hernandez, Hundt, McCune, Nieto, Tyerman, and Chair Hassett PLEDGE OF ALLEGIANCE PUBLIC COMMENT ON MATTERS NOT ON THE AGENDA At this time, members of the public may address the Commission on any matter not listed on the agenda pursuant to the “Public Comments – Instructions” listed at the end of the agenda. The Commission values your comments; however, in accordance with State law, no action shall be taken on any item not appearing on the agenda unless it is an emergency item authorized by the Brown Act [Government Code § 54954.2(b)]. CONFIRMATION OF AGENDA ANNOUNCEMENTS, PRESENTATIONS AND WRITTEN COMMUNICATIONS – NONE CONSENT CALENDAR PAGE 1. APPROVE MEETING MINUTES DATED NOVEMBER 12, 2024 6 BUSINESS SESSION - NONE Planning Commission agendas and staff reports are now available on the City’s web page: www.laquintaca.gov PLANNING COMMISSION AGENDA Page 2 of 5 FEBRUARY 25, 2025 PUBLIC HEARINGS – 5:00 p.m. or thereafter For all Public Hearings on the agenda, a completed “Request to Speak” form must be filed with the Commission Secretary prior to consideration of that item; comments are limited to three (3) minutes (approximately 350 words). Any person may submit written comments to the Planning Commission prior to the public hearing and/or may appear and be heard in support of or opposition to the project(s) at the time of the public hearing. If you challenge a project(s) in court, you may be limited to raising only those issues you or someone else raised at the public hearing or in written correspondence delivered to the City at or prior to the public hearing. PAGE 1. CONSIDER ADOPTING A RESOLUTION TO APPROVE CONDITIONAL USE PERMIT 2024-0003 AND SITE DEVELOPMENT PERMIT 2024-0004 FOR EXPANSION OF AN EXISTING MARKET AND EXISTING FUEL STATION CEQA: THIS PROJECT IS EXEMPT FROM ENVIRONMENTAL REVIEW PURSUANT TO SECTION 15301 (CLASS 1) EXISTING FACILITIES AND SECTION 15332 (CLASS 32) IN-FILL DEVELOPMENT PROJECT LOCATION; 77985 AVENIDA MONTEZUMA 14 STUDY SESSION – NONE STAFF ITEMS 1. GENERAL PROJECT UPDATE COMMISSIONERS’ ITEMS ADJOURNMENT ********************************* The next regular meeting of the La Quinta Planning Commission will be held on March 11, 2025, commencing at 5:00 p.m. at the La Quinta City Hall Council Chamber, 78495 Calle Tampico, La Quinta, CA 92253. DECLARATION OF POSTING I, Tania Flores, Secretary of the Planning Commission of the City of La Quinta, do hereby declare that the foregoing Agenda for the Commission meeting of February 25, 2025, was posted on the City’s website, near the entrance to the Council Chamber at 78495 Calle Tampico and the bulletin board at 51321 Avenida Bermudas, on February 20, 2025. PLANNING COMMISSION AGENDA Page 3 of 5 FEBRUARY 25, 2025 DATED: February 20, 2025 Tania Flores, Commission Secretary City of La Quinta, California Public Notices  Agenda packet materials are available for public inspection: 1) at the Clerk’s Office at La Quinta City Hall, located at 78495 Calle Tampico, La Quinta, California 92253; and 2) on the City’s website at https://www.laquintaca.gov/business/boards-and- commissions/planning-commission, in accordance with the Brown Act [Government Code § 54957.5; AB 2647 (Stats. 2022, Ch. 971)].  The La Quinta City Council Chamber is handicapped accessible. If special equipment is needed for the hearing impaired, please contact the Commission Secretary at (760) 777-7023, 24 hours in advance of the meeting, and accommodations will be made.  If background material is to be presented to the Commission during a Commission meeting, please be advised that 10 copies of all documents, exhibits, etc., must be supplied to the Commission Secretary for distribution. It is requested that this take place prior to the beginning of the meeting. PUBLIC COMMENTS – INSTRUCTIONS Members of the public may address the Commission on any matter listed or not listed on the agenda as follows: WRITTEN PUBLIC COMMENTS can be provided either in-person during the meeting by submitting 10 copies to the Commission Secretary, it is requested that this takes place prior to the beginning of the meeting; or can be emailed in advance to TFlores@LaQuintaCA.gov, no later than 12:00 p.m., on the day of the meeting. Written public comments will be distributed to the Commission, made public, and will be incorporated into the public record of the meeting, but will not be read during the meeting unless, upon the request of the Chair, a brief summary of public comments is asked to be reported. If written public comments are emailed, the email subject line must clearly state “Written Comments” and should include: 1) full name, 2) city of residence, and 3) subject matter. PLANNING COMMISSION AGENDA Page 4 of 5 FEBRUARY 25, 2025 VERBAL PUBLIC COMMENTS can be provided in-person during the meeting by completing a “Request to Speak” form and submitting it to the Commission Secretary; it is requested that this takes place prior to the beginning of the meeting. Please limit your comments to three (3) minutes (or approximately 350 words). Members of the public shall be called upon by the Chair to speak. In accordance with City Council Resolution No. 2022-028, a one-time additional speaker time donation of three (3) minutes per individual is permitted; please note that the member of the public donating time must: 1) submit this in writing to the Commission Secretary by completing a “Request to Speak” form noting the name of the person to whom time is being donated to, and 2) be present at the time the speaker provides verbal comments. Verbal public comments are defined as comments provided in the speakers’ own voice and may not include video or sound recordings of the speaker or of other individuals or entities, unless permitted by the Chair. Public speakers may elect to use printed presentation materials to aid their comments; 10 copies of such printed materials shall be provided to the Commission Secretary to be disseminated to the Commission, made public, and incorporated into the public record of the meeting; it is requested that the printed materials are provided prior to the beginning of the meeting. There shall be no use of Chamber resources and technology to display visual or audible presentations during public comments unless permitted by the Chair. All writings or documents, including but not limited to emails and attachments to emails, submitted to the City regarding any item(s) listed or not listed on this agenda are public records. All information in such writings and documents is subject to disclosure as being in the public domain and subject to search and review by electronic means, including but not limited to the City’s Internet website and any other Internet Web-based platform or other Web-based form of communication. All information in such writings and documents similarly is subject to disclosure pursuant to the California Public Records Act [Government Code § 7920.000 et seq.]. TELECONFERENCE ACCESSIBILITY – INSTRUCTIONS Teleconference accessibility may be triggered in accordance with AB 2449 (Stats. 2022, Ch. 285), codified in the Brown Act [Government Code § 54953], if a member of the Commission requests to attend and participate in this meeting remotely due to “just cause” or “emergency circumstances,” as defined, and only if the request is approved. In such instances, remote public accessibility and participation will be facilitated via Zoom Webinar as detailed at the end of this Agenda. *** TELECONFERENCE PROCEDURES – PURSUANT TO AB 2449*** APPLICABLE ONLY WHEN TELECONFERENCE ACCESSIBILITY IS IN EFFECT PLANNING COMMISSION AGENDA Page 5 of 5 FEBRUARY 25, 2025 Verbal public comments via Teleconference – members of the public may attend and participate in this meeting by teleconference via Zoom and use the “raise your hand” feature when public comments are prompted by the Chair; the City will facilitate the ability for a member of the public to be audible to the Commission and general public and allow him/her/they to speak on the item(s) requested. Please note – members of the public must unmute themselves when prompted upon being recognized by the Chair, in order to become audible to the Commission and the public. Only one person at a time may speak by teleconference and only after being recognized by the Chair. ZOOM LINK: https://us06web.zoom.us/j/82853067939 Meeting ID: 828 5306 7939 Or join by phone: (253) 215 – 8782 Written public comments – can be provided in person during the meeting or emailed to TFlores@LaQuintaCA.gov any time prior to the adjournment of the meeting, and will be distributed to the Commission, made public, incorporated into the public record of the meeting, and will not be read during the meeting unless, upon the request of the Chair, a brief summary of any public comment is asked to be read, to the extent the Committee can accommodate such request. PLANNING COMMISSION MINUTES Page 1 of 8 NOVEMBER 12, 2024 PLANNING COMMISSION MINUTES TUESDAY, NOVEMBER 12, 2024 CALL TO ORDER A regular meeting of the La Quinta Planning Commission (Commission) was called to order at 5:00 p.m. by Chairperson Hassett. PRESENT: Commissioners Guerrero, Hernandez, Hundt, McCune, Nieto, Tyerman, and Chairperson Hassett ABSENT: None STAFF PRESENT: Design and Development Director Danny Castro, Public Works Director Bryan McKinney, Planning Manager Cheri Flores, Senior Planner Scott Nespor, Associate Planner Siji Fernandez, City Attorney William Ihrke, and Commission Secretary Tania Flores PLEDGE OF ALLEGIANCE Commissioner Nieto led the audience in the Pledge of Allegiance. PUBLIC COMMENT ON MATTERS NOT ON THE AGENDA – None. CONFIRMATION OF AGENDA Commissioner Nieto said he would recuse himself from discussion and vote on Public Hearing Item No. 3 due to a potential conflict of interest stemming from a business relationship as his employer, the Altum Group, had consulted with this applicant on another unrelated project. MOTION – A motion was made and seconded by Commissioners Tyerman/Guerrero to confirm the agenda as published. Motion passed unanimously. ANNOUNCEMENTS, PRESENTATIONS, AND WRITTEN COMMUNICATIONS – None. CONSENT CALENDAR 1.APPROVE MEETING MINUTES DATED SEPTEMBER 10, 2024 2. APPROVE MEETING MINUTES DATED OCTOBER 8, 2024 CONSENT CALENDAR ITEM NO. 1 6 PLANNING COMMISSION MINUTES Page 2 of 8 NOVEMBER 12, 2024 MOTION – A motion was made and seconded by Commissioners Guerrero/Nieto to approve the Consent Calendar as presented. Motion passed unanimously. BUSINESS SESSION – None. PUBLIC HEARINGS 1. CONSIDER A RESOLUTION RECOMMENDING CITY COUNCIL APPROVAL OF A LANDMARK DESIGNATION 2024-0001 FOR A SINGLE-FAMILY RESIDENCE LOCATED AT 51407 AVENIDA VELASCO; CEQA: THE DESIGN AND DEVELOPMENT DEPARTMENT HAS DETERMINED THAT THIS PROJECT IS EXEMPT FROM CALIFORNIA ENVIRONMENTAL QUALITY ACT REVIEW PURSUANT TO SECTION 15301, CLASS 1 EXISTING FACILITIES OF THE CALIFORNIA ENVIRONMENTAL QUALITY ACT; LOCATION: 51407 AVENIDA VELASCO DECLARATIONS OF COMMISSION PUBLIC CONTACT OR CONFLICTS: Commissioners Guerrero, Hundt, and Nieto said they toured the property with the property owner. Associate Planner Fernandez presented the staff report, which is on file in the Design and Development Department. The Commission discussed the ability to use landmark designated properties as short- term vacation rentals (STVR); previously requested or designated properties; property lot size; identifying this landmark designation via placard or monument; landmark designation benefits, as well as constraints and reporting requirements; Mills Act participation and contracts; historic district designations; and the minimum age requirements for historic landmarks designations. CHAIRPERSON HASSETT DECLARED THE PUBLIC HEARING OPEN AT 5:29 P.M. PUBLIC SPEAKER: Michael Paganelli, Applicant/Co-Owner – introduced himself and provided a background of his experience with the property; reasons and intentions for seeking a landmark designation of his property; answered the Commission’s questions about existing internal/external upgrades and retrofitting of the property, including new floor tiles, plumbing and piping; and the insurability of the property should a landmark designation be approved. Commission Secretary Flores said that the City received one written comment in support of approving the landmark designation from Linda Williams, President of the La Quinta Historical Society, which was distributed to the Commission prior to the meeting and would be included in the public record of this meeting. CHAIRPERSON HASSETT DECLARED THE PUBLIC HEARING CLOSED AT 5:39 P.M. 7 PLANNING COMMISSION MINUTES Page 3 of 8 NOVEMBER 12, 2024 Commission discussion followed regarding the preservation of the history and culture of La Quinta using landmark designations on properties with distinctive qualities of historical significance; qualifying characteristics of this property despite renovations and updates, and the features that would need to remain intact for landmark designation; adopting and participating in the Mills Act in the near future to further incentivize property owners to apply for landmark designations of qualifying properties; landmark designation process and applicable fees; and adding that the existing encasement windows as a distinctive physical characteristic of the property to protect this feature from future modifications. MOTION – A motion was made and seconded by Commissioner Guerrero/Chairperson Hassett to adopt Planning Commission Resolution No. 2024-016 to recommend City Council approval of Landmark Designation 2024-0001 and find the project exempt from environmental review pursuant to California Environmental Quality Act Section 15301 Class 1, Existing Facilities, as amended to include identifying the existing window encasements as a distinctive feature for the landmark designation, as noted in the discussion above: A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF LA QUINTA, CALIFORNIA, RECOMMENDING THAT THE CITY COUNCIL APPROVE A LANDMARK DESIGNATION FOR 51407 AVENIDA VELASCO, LOCATED WEST OF AVENIDA VELASCO BETWEEN AVENIDA MONTEZUMA AND CALLE HIDALGO CASE NUMBER: LANDMARK DESIGNATION 2024-0001 PROJECT: 51407 AVENIDA VELASCO LANDMARK DESIGNATION APPLICANT: MICHAEL CHANCO AND MICHAEL PAGANELLI Motion passed unanimously. 2. CONSIDER A REQUEST FOR CONTINUANCE OF THE PUBLIC HEARING FOR CONDITIONAL USE PERMIT 2024-0001 FOR THE CONSTRUCTION OF A WIRELESS TELECOMMUNICATION FACILITY (MONOPALM); CEQA: THE PROJECT IS EXEMPT FROM CALIFORNIA ENVIRONMENTAL QUALITY ACT PURSUANT TO SECTION 15303, NEW CONSTRUCTION OR CONVERSION OF SMALL STRUCTURES; LOCATION: WEST SIDE OF MANDARINA BETWEEN POMELO AND SANDIA, WITHIN CITRUS GOLF CLUB Chairperson Hassett said that this item was scheduled to be considered for continuation and that the members of the public could elect to hold their comments for the future public hearing when this item would be considered by the Commission. City Attorney Ihrke stated that the applicant had requested a continuation to an unspecified date with the intent to identify an alternate location, and, therefore, no decision will be made on this item at this meeting. He further advised that public comment could be received at this time, but the item would be publicly noticed again in 8 PLANNING COMMISSION MINUTES Page 4 of 8 NOVEMBER 12, 2024 accordance with state and city laws in the future and that the opportunity for public comment would be available at that later scheduled public hearing. Commission waived the presentation of the staff report, which is on file in the Design and Development Department. CHAIRPERSON HASSETT DECLARED THE PUBLIC HEARING OPEN AT 6:02 P.M. PUBLIC SPEAKER: Greg Macias, representing the applicant, SmartLink – introduced himself and stated that the previously identified site would no longer be considered for this project and that SmartLink would bring the project forward at a future date with an alternate site coordinated with Citrus Golf Course management. PUBLIC SPEAKER: John Roach, La Quinta – questioned the public hearing noticing for this project and referenced a previously approved monopalm installation unrelated to this project. PUBLIC SPEAKER: Shana Roach, La Quinta – questioned the maintenance yard referenced by Mr. Macias as a possible alternative site location and the City’s public notice procedures for public hearings. PUBLIC SPEAKER: Jackie Thibault, La Quinta – expressed concerns regarding the public noticing procedures and timing due to her seasonal residence near the project site. PUBLIC SPEAKER: Scott Crystal, La Quinta – questioned the project under consideration and what would have been considered if the continuance hadn’t been requested; expressed concern over the lack of communication and public noticing by the Citrus Golf Course owners and management. PUBLIC SPEAKER: Daniel Herns, La Quinta – questioned public noticing procedures as the project site is near the entrance, which would impact all residents of the Citrus Club. Staff and City Attorney Ihrke explained the state and local regulations regarding public noticing procedures in response to the public comments received. The Commission suggested that residents of the Citrus Club request additional communication from their homeowners association (HOA) to be more informed of future projects within their community; and for the applicant to continue public outreach regarding this project and the future public hearing. Commission Secretary Flores said that the City received nine written comments opposed to the project that were distributed to the Commission prior to the start of the meeting, which would be included in the public record of this meeting. 9 PLANNING COMMISSION MINUTES Page 5 of 8 NOVEMBER 12, 2024 CHAIRPERSON HASSETT DECLARED THE PUBLIC HEARING CLOSED AT 6:20 P.M. MOTION – A motion was made and seconded by Chairperson Hassett/Commissioner Guerrero to continue the public hearing regarding Conditional Use Permit 2024-0001 to a date uncertain. Motion passed unanimously. CHAIRPERSON HASSETT CALLED FOR A BRIEF RECESS AT 6:22 P.M. CHAIRPERSON HASSETT RECONVENED THE COMMISSION MEETING AT 6:38 P.M. WITH ALL MEMBERS PRESENT 3. CONSIDER A RESOLUTION RECOMMENDING CITY COUNCIL APPROVAL OF A SITE DEVELOPMENT PERMIT 2024-0001 TO CONSTRUCT 14 SINGLE- FAMILY RESIDENTIAL UNITS AND A DEVELOPMENT AGREEMENT 2024-0001 TO ESTABLISH THE RESPONSIBILITIES OF THE DEVELOPER FOR BRAVO ESTATES (TTM 31852); CEQA: THE DESIGN AND DEVELOPMENT DEPARTMENT HAS DETERMINED THAT THE PROJECT IS CONSISTENT WITH ENVIRONMENTAL ASSESSMENT 2003-495; LOCATION: NORTHWEST CORNER OF AVENUE 52 AND MADISON STREET COMMISSIONER NIETO RECUSED HIMSELF FROM DISCUSSION AND VOTE ON PUBLIC HEARING ITEM NO. 3 DUE TO A POTENTIAL CONFLICT OF INTEREST STEMMING FROM A BUSINESS RELATIONSHIP AS HIS EMPLOYER, THE ALTUM GROUP, HAD CONSULTED WITH THIS APPLICANT ON ANOTHER UNRELATED PROJECT; AND LEFT THE DIAS AT 6:40 P.M. DECLARATIONS OF COMMISSION PUBLIC CONTACT OR CONFLICTS: Commissioner McCune said that he was familiar with the landscape architect on the project, but there were no conflicts; Commissioner Tyerman noted that he had visited the Bravo Estates site in the city of Indio but that there were no conflicts. Associate Planner Fernandez presented the staff report, which is on file in the Design and Development Department. The Commission discussed Title 24 compliance and solar energy equipment installation; total number of bedrooms included in the development, parking standards and additional parking availability to accommodate the expected number of guests; traffic plan and off-site improvements including those required for ingress and egress to the development; public comment received from surrounding neighbors; correspondence received by the City from Sean M. Sherlock, esq. with Snell & Wilmer, legal counsel representing the common area lot owner within the project site, dated November 11, 2024, listing concerns regarding CEQA considerations, easements, current conditions, and protections for the City through title insurance; the fiscal impact analysis and expected revenue generation from the project; proposed Development 10 PLANNING COMMISSION MINUTES Page 6 of 8 NOVEMBER 12, 2024 Agreement (DA) as compared to recently approved DAs within the city including STVR allowances; and the proposed performance schedule, annual DA review, and repercussions or enforcement procedures in the case of non-compliance. CHAIRPERSON HASSETT DECLARED THE PUBLIC HEARING OPEN AT 7:21 P.M. APPLICANT REPRESENTATIVES: Daniel Olivier, legal counsel for the Applicant, Rodolfo Lizarde, Project Manager, and Hector Ayala, Property Manager – introduced themselves, provided project information and details, and answered Commission questions regarding Title 24 compliance and solar collector locations; Imperial Irrigation District applications and energy capacity availability; intention of single- or multiple- tenant occupancy for each unit; garage and driveway parking availability; on-site security and management of the development; lettered lots property owner access and possible uses of the common area lots; neighboring property impacts; code compliance and complaints on the Bravo development in Indio; tenant regulations and policies on noise, minimum age requirements, parking and car limitations, expected occupancy levels, perimeter landscaping timeline; background of property management; average rental duration and minimum stay; clientele and security during the Coachella and Stagecoach concert events; and street parking availability. APPLICANT REPRESENTATIVE: Ray Martin, Landscape Architect for the project – provided additional comments on perimeter landscaping design, amenities, and pool equipment locations. Commission Secretary Flores said that the City received one written comment from Sean Sherlock, esq., with Snell & Wilmer, representing the common area lot owner, opposing the project, which was distributed to the Commission prior to the start of the meeting and would be included in the final record of the meeting. CHAIRPERSON HASSETT DECLARED THE PUBLIC HEARING CLOSED AT 7:45 P.M. Commission discussion followed regarding exclusive STVR development; site location compatibility; on-site management and code compliance record; experience of property manager with like projects; and appropriate zoning land use. CHAIRPERSON HASSETT DECLARED THE PUBLIC HEARING RE-OPENED AT 7:51 P.M. APPLICANT REPRESENTATIVES: Hector Ayala, Applicant - answered questions about public outreach to surrounding property owners. CHAIRPERSON HASSETT DECLARED THE PUBLIC HEARING CLOSED AT 7:52 P.M. 11 PLANNING COMMISSION MINUTES Page 7 of 8 NOVEMBER 12, 2024 Commission discussion continued regarding the project use being strictly for STVR; site location appropriateness and single-family residence use as STVR per City’s regulations. MOTION – A motion was made and seconded by Chairperson Hassett/Commissioner McCune to approve Planning Commission Resolution No. 2024-017 to recommend City Council approve Site Development Permit 2024-0001 and Development Agreement 2024-0001, and find the project is consistent with the previously adopted Mitigated Negative Declaration, prepared for Tract Map 31852 under Environmental Assessment 2003-495, as presented: A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF LA QUINTA, CALIFORNIA, RECOMMENDING THAT THE CITY COUNCIL APPROVE A SITE DEVELOPMENT PERMIT AND DEVELOPMENT AGREEMENT TO CONSTRUCT 14 SINGLE-FAMILY RESIDENTIAL UNITS LOCATED ON THE NORTHWEST CORNER OF AVENUE 52 AND MADISON STREET AND FIND THAT THE PROJECT IS CONSISTENT WITH ENVIRONMENTAL ASSESSMENT 2003-495 CASE NUMBERS: SITE DEVELOPMENT PERMIT 2024-0001; DEVELOPMENT AGREEMENT 2024-0001 PROJECT: BRAVO ESTATES APPLICANT: DESERT LUXURY PROPERTIES, LLC Motion passed: ayes – 6, noes – 0, absent – 1 (Neito), abstain – 0. COMMISSIONER NIETO RETURNED TO THE DAIS AT 7:58 P.M. FOR THE REMAINDER OF THE MEETING STUDY SESSION – None. STAFF ITEMS 1. GENERAL PROJECT UPDATE Planning Manager Flores provided project updates on the City’s Sphere of Influence and possible annexation, and the Highway 111 Corridor Specific Plan draft; projects scheduled for Council consideration, including Jefferson Square and code updates; recently approved projects, including La Quinta Landing, a Gymnastic Training Facility, The Golf Bar, and the Madison Club Comfort Station; projects under construction including Chick-fil-A, QuickQuack Car Wash, PGA Superstore, and Jefferson Street Apartments; recently completed projects including Five Below and The Grove at La Quinta Resort; and city projects including new sidewalk near the current Best Buy at the north side of Highway 111. COMMISSIONER ITEMS – None. ADJOURNMENT 12 PLANNING COMMISSION MINUTES Page 8 of 8 NOVEMBER 12, 2024 There being no further business, a motion was made and seconded by Commissioner Guerrero/Chairperson Hassett to adjourn this meeting at 8:06 p.m. Motion passed: ayes – 7, noes – 0, absent – 0, abstain – 0. Respectfully submitted, TANIA FLORES, Commission Secretary City of La Quinta, California 13 PUBLIC HEARING ITEM NO. 1 City of La Quinta PLANNING COMMISSION MEETING: February 25, 2025 STAFF REPORT AGENDA TITLE: CONSIDER ADOPTING A RESOLUTION TO APPROVE CONDITIONAL USE PERMIT 2024-0003 AND SITE DEVELOPMENT PERMIT 2024-0004 FOR EXPANSION OF AN EXISTING MARKET AND EXISTING FUEL STATION CEQA: THIS PROJECT IS EXEMPT FROM ENVIRONMENTAL REVIEW PURSUANT TO SECTION 15301 (CLASS 1) EXISTING FACILITIES AND SECTION 15332 (CLASS 32) IN-FILL DEVELOPMENT PROJECT LOCATION; 77985 AVENIDA MONTEZUMA RECOMMENDATION  Consider a resolution to approve Conditional Use Permit 2024-0003 and Site Development Permit (SDP) 2024-0004. EXECUTIVE SUMMARY  Village Use Permit 2012-045 was approved by the Planning Commission on September 24, 2013, for the expansion of the existing market. The project site (Site) is located on the southwest corner of Avenida Montezuma and Avenida Bermudas (Attachment 1).  The applicant proposes a Conditional Use Permit (CUP) to allow for two more gasoline pumps and the relocation of the existing fuel stations and architecture and landscaping plans for approval under a Site Development Permit (SDP) to expand the current market.  In order to make a recommendation for approval of the project, the Planning Commission must: 1) Determine that this project is exempt from environmental review pursuant to Section 15301 (Class 1) existing facilities and Section 15332 (Class 32) in-fill development project for compliance with the requirements of the California Environmental Quality Act (CEQA) in that the proposed project involves minor expansion to an existing market and can be characterized as in-fill development. 2) Make findings and apply Conditions of Approval (COAs) in support of the SDP relating to architectural and site design and landscape design and find the project consistent with the City’s zoning and General Plan and make findings and apply COAs in support of the CUP (Attachment 2). 14 BACKGROUND/ANALYSIS A Village Use Permit was issued by the Planning Commission on September 24, 2013, for the last remodel of Tower Market, formerly known as “Village Market.” Two buildings were demolished and replaced with an approximately 4,700 square-foot building, and no changes were made to the existing fuel station. Tower Market now proposes to expand the existing market and fueling station use located at 77985 Avenida Montezuma, which consists of two parcels approximately 39,389 square feet in size (Attachment 3). The post office is located at 51321 Avenida Bermudas on the southerly parcel and would be demolished. Approximately 2,379 square-feet would be added to the existing market, and the existing fueling stations will be shifted south with two additional fuel pumps proposed to be added, resulting in six fuel pumps, and a new 4,300 square-foot fuel canopy is proposed. Site Development Permit (SDP) The architectural design of the market expansion is consistent with the existing Mediterranean Revival style architecture. The new building area will include an additional retail area, break room, storage area, and food prep area/kitchen. The elevations incorporate a decorative arch with hand-crafted decorative ceramic tile and metal trellises to provide visual breaks. The exterior building material is comprised of three coat cement plaster and precast colored concrete border. The roof material utilizes the same Redland, two-piece clay tile with a four-color blend. The maximum height of the market addition is approximately 16 ft 10 in. The project proposes to increase the number of available parking spaces from 11 to 25, not inclusive of the parking in front of each pump. A new 4,300 square foot metal fuel canopy is also being proposed. The metal fuel canopy includes decorative steel haunches, decorative precast concrete columns, and decorative shaped foam (Attachment 4). Landscaping Landscaping is proposed throughout the Site and described within the Preliminary Landscape Plan. Some of the existing plants will be preserved which is out lined on the Preliminary Landscape Plan but overall several new plants will be introduced to enhance the overall aesthetic. The proposed preliminary landscaping plant palette incorporates typical desert-compatible species and various shrubs such as Red Bird of Paradise, Varieties of Agave, Beaked Yucca, Desert Ruellia, Regal Mist, Pygym Palms, Sago Palms and Date Palms. Traffic Site access will be provided along Avenida Montezuma, Avenida Navarro, and two access points along Avenida Bermudas. A traffic memo was prepared, and it determined that the additional pumps and the expansion of the market would generate less than 100 peak hour trips which would not significantly impact the traffic operations of the area. In addition, based on the City’s Guidelines, the proposed project also does not require a Vehicle Miles Traveled (VMT) analysis as it is a local serving project and, therefore, is presumed to result in an overall reduction in VMT (Attachment 5). 15 Conditional Use Permit A CUP is required to increase the number of fueling stations. The proposed project proposes to add two gasoline pumps (four fueling stations) to the existing four pumps for a total of six gasoline pumps (12 fueling stations). The proposed configuration will relocate the fuel stations to the southeast portion of the site. The market and fuel stations will operate between the hours of 5:00 a.m. to 11:30 p.m. similar to their current hours of 5:00 a.m. to 11:00 p.m.(Attachment 6). AGENCY AND PUBLIC REVIEW Public Agency Review All written comments received are on file and available for review with the Design and Development Department. All applicable comments have been adequately addressed and/or incorporated in the recommended COAs. Public Hearing Notice This public hearing for this Project was publicized in The Desert Sun newspaper on February 14, 2025, and distributed to properties within 500 feet of the Site. At the time of publication, Staff received no written comments. ENVIRONMENTAL REVIEW The La Quinta Design and Development Department has determined that this project is exempt from environmental review pursuant to Section 15301 (Class 1) and Section 15332 (Class 32) of the California Environmental Quality Act for Existing Facilities and In-Fill Development since the project consists of a minor addition of 2,379 square foot to an existing facility and meets the criteria for infill development since it is in an urbanized and built-out area. The project site has no value as habitat for endangered, rare, or threatened species. Approval of the project will not result in any significant effects relating to traffic, noise, air quality, or water quality since the traffic volumes are not expected to change. The site can be adequately served by all required utilities and public services, and the project is less than a 5 acre site. Prepared by: Sijifredo Fernandez, Associate Planner Approved by: Cheri Flores, Planning Manager Attachments: 1. Vicinity Map 2. Findings for Approval 3. Project Information 4. Plan Set 5. Traffic Memo 6. Statement of Operations 16 PLANNING COMMISSION RESOLUTION 2025 - XXX A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF LA QUINTA, CALIFORNIA, APPROVING A CONDITIONAL USE PERMIT AND SITE DEVELOPMENT PERMIT FOR THE EXPANSION OF AN EXISTING MARKET AND EXISTING FUEL STATION LOCATED ON THE SOUTHWEST CORNER OF AVENIDA MONTEZUMA AND AVENIDA BERMUDAS AND FIND THAT THE PROJECT IS EXEMPT FROM ENVIRONMENTAL REVIEW PURSUANT TO SECTION 15301 EXISTING FACILITIES AND SECTION 15332 IN-FILL DEVELOPMENT PROJECT CASE NUMBERS: CONDITIONAL USE PERMIT 2024-0003 SITE DEVELOPMENT PERMIT 2024-0004 PROJECT: TOWER MARKET EXPANSION APPLICANT: JOHN MCFARLAND; RTM ENGINEERING WHEREAS, the Planning Commission of the City of La Quinta, California, did, on February 25, 2025, hold a duly noticed Public Hearing to consider a request by RTM Engineering for approval of a Conditional Use Permit and a Site Development Permit for the expansion of an existing market and existing fuel station on approximately 0.9 acres located on the southwest corner of Avenida Montezuma and Avenida Bermudas, more particularly described as: APNs: 773-104-037 AND 773-104-039 WHEREAS, the Design and Development Department published a public hearing notice in The Desert Sun newspaper on February 14, 2025, as prescribed by the Municipal Code. Public hearing notices were also mailed to all property owners within 500 feet of the site and emailed or mailed to all interested parties who have requested notification relating to the project; and Conditional Use Permit 2024-0003 WHEREAS, at said Public Hearing, upon hearing and considering all testimony and arguments, if any, of all interested persons desiring to be heard, said Planning Commission did make the following mandatory findings pursuant to Section 9.210.020 of the Municipal Code to justify approval of said Conditional Use Permit: 1. The proposed development is consistent with the General Plan land use designation of Village Commercial. The City’s General Plan policies relating to 17 PLANNING COMMISSION RESOLUTION 2025-XXX SITE DEVELOPMENT PERMIT 2024-0004 DEVELOPMENT AGREEMENT 2024-0003 PROJECT: TOWER MARKET EXPANSION LOCATION: SOUTHWEST CORNER OF AVENIDA MONTEZUMA AND AVENIDA BERMUDAS ADOPTED: PAGE 2 OF 5 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-2 High quality design that complements and enhances the City. The project provides a high quality architectural, site, and landscape design that enhances the Village and City. - Goal ED-1 A balanced and varied economic base serving both the City’s residents and the region. Tower Market is the only fuel station in the immediate area and also provides various types of retail and food services to residents of Cove and nearby communities. 2. 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 Conditional Use Permit is compliant with the Zoning Code’s development standards, including standards for setbacks, heights, and parking. 3. The La Quinta Design and Development Department has determined that this project is exempt from environmental review pursuant to Section 15301 (Class 1) and Section 15332 (Class 32) of the California Environmental Quality Act for Existing Facilities and In-Fill Development since the project consists of a minor addition of 2,379 square foot addition to an existing facility and meets the criteria for infill development since it is in an urbanized and built-out area. The project site has no value as habitat for endangered, rare, or threatened species. Approval of the project will not result in any significant effects relating to traffic, noise, air quality, or water quality since the traffic volumes are not expected to change. The site can be adequately served by all required utilities and public services, and the project is less than a 5 acre site. 4. Approval of the application will not create conditions materially detrimental to the public health, safety, and general welfare or injurious to or incompatible with other properties or land uses in the vicinity. The project is a minor expansion of the existing use. Site Development Permit 2024-0001 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. The proposed development is consistent with the General Plan land use 18 PLANNING COMMISSION RESOLUTION 2025-XXX SITE DEVELOPMENT PERMIT 2024-0004 DEVELOPMENT AGREEMENT 2024-0003 PROJECT: TOWER MARKET EXPANSION LOCATION: SOUTHWEST CORNER OF AVENIDA MONTEZUMA AND AVENIDA BERMUDAS ADOPTED: PAGE 3 OF 5 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-2 High quality design that complements and enhances the City. The project provides a high quality architectural, site, and landscape design that enhances the Village and City. - Policy LU-6.2 The project maintains the commercial development standard in the Zoning Ordinance, including set backs, height, pad elevation and other design and performance standards that assure a high quality design. - Program LU-6.1b The project provides a local serving convenience retail shop. The additional retail space will provide the community with access to a variety of goods. 2. 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. The La Quinta Design and Development Department has determined that this project is exempt from environmental review pursuant to Section 15301 (Class 1) and Section 15332 (Class 32) of the California Environmental Quality Act for Existing Facilities and In-Fill Development Project since the project consists of a minor addition of 2,379 square foot addition to an existing facility and meets the criteria for infill development since it is in an urbanized and built-out area. The project site has no value as habitat for endangered, rare, or threatened species. Approval of the project will not result in any significant effects relating to traffic, noise, air quality, or water quality since the traffic volumes are not expected to change. The site can be adequately served by all required utilities and public services, and the project is less than a 5 acre site. 4. The architecture and layout of the project are compatible with, and not detrimental to, the existing surrounding commercial land uses and are consistent with the development standards in the Municipal Code. 5. The site design of the project is compatible with surrounding development and with the quality of design prevalent in the city. The expansion continues the current design of the building. 6. The proposed project is consistent with the landscaping standards and plant 19 PLANNING COMMISSION RESOLUTION 2025-XXX SITE DEVELOPMENT PERMIT 2024-0004 DEVELOPMENT AGREEMENT 2024-0003 PROJECT: TOWER MARKET EXPANSION LOCATION: SOUTHWEST CORNER OF AVENIDA MONTEZUMA AND AVENIDA BERMUDAS ADOPTED: PAGE 4 OF 5 palette and implements the standards for landscaping and aesthetics established in the General Plan and Zoning Code. The landscape palette is consistent with the City’s drought-tolerant landscaping requirements and continues the current landscape design. 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 constitute the Findings of the Planning Commission in this case. SECTION 2. That the above project exempt from environmental review pursuant to Section 15301 (Class 1) existing facilities and Section 15332 (Class 32) in-fill development project for compliance with the requirements of the California Environmental Quality Act (CEQA) in that the proposed project involves minor expansion to an existing market and can be characterized as in-fill development. SECTION 3. That it does hereby approve Conditional Use Permit 2024-0003, and Site Development Permit 2024-0004 for the reasons set forth in this Resolution and subject to the attached Conditions of Approval [Exhibit A & B]. PASSED, APPROVED, and ADOPTED at a regular meeting of the City of La Quinta Planning Commission, held on February 25, 2025, by the following vote: AYES: NOES: ABSENT: ABSTAIN: DOUG HASSETT, Chairperson City of La Quinta, California 20 PLANNING COMMISSION RESOLUTION 2025-XXX SITE DEVELOPMENT PERMIT 2024-0004 DEVELOPMENT AGREEMENT 2024-0003 PROJECT: TOWER MARKET EXPANSION LOCATION: SOUTHWEST CORNER OF AVENIDA MONTEZUMA AND AVENIDA BERMUDAS ADOPTED: PAGE 5 OF 5 ATTEST: DANNY CASTRO, Design and Development Director City of La Quinta, California 21 PLANNING COMMISSION RESOLUTION 2025-XXX EXHIBIT A CONDITIONS OF APPROVAL - RECOMMENDED CONDITIONAL USE PERMIT 2024-0003 PROJECT: TOWER MARKET EXPANSION ADOPTED: PAGE 1 OF 16 GENERAL 1. The applicant agrees to defend, indemnify, and hold harmless the City of La Quinta (“City”), its agents, officers, and employees from any claim, action, or proceeding to attack, set aside, void, or annul the approval of this Site Development Permit. The City shall have sole discretion in selecting its defense counsel. The City shall promptly notify the applicant of any claim, action, or proceeding and cooperate fully in the defense. 2. Conditional Use Permit 2024-0003 shall comply with all applicable conditions and/or mitigation measures for the following related approvals:  SDP2024-0004  VUP2012-045 In the event of any conflict(s) between approval conditions and/or provisions of these approvals, the Planning Manager shall adjudicate the conflict by determining the precedence. 3. The Conditional Use Permit shall expire on February 25, 2027, 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. Prior to the issuance of any grading, construction, or building permit by the City, the applicant shall obtain any necessary clearances and/or permits from the following agencies, if required:  Riverside County Fire Marshal  La Quinta Public Works Department (Grading Permit, Green Sheet (Public Works Clearance) for Building Permits, Water Quality Management Plan (WQMP) Exemption Form – Whitewater River Region, Improvement Permit)  La Quinta 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) 22 PLANNING COMMISSION RESOLUTION 2025-XXX CONDITIONS OF APPROVAL - RECOMMENDED CONDITIONAL USE PERMIT 2024-0003 PROJECT: TOWER MARKET EXPANSION ADOPTED: PAGE 2 OF 16 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 improvement plans for City approval. 5. Coverage under the State of California General Construction Permit must be obtained by the applicant who then shall submit a copy of the Regional Water Quality Control Board’s (“RWQCB”) acknowledgment of the applicant’s Notice of Intent (“NOI”) and Waste Discharger Identification (WDID) number to the City prior to the issuance of a grading or building permit. 6. The applicant shall comply with applicable provisions of the City’s NPDES stormwater discharge permit, LQMC Sections 8.70.010 et seq. (Stormwater Management and Discharge Controls), and 13.24.170 (Clean Air/Clean Water); Riverside County Ordinance No. 457; the California Regional Water Quality Control Board – Colorado River Basin Region Board Order No. R7-2013-0011 and the State Water Resources Control Board’s Order No. 2012-0006-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 part of a construction project that encompasses more than one (1) acre of land, the Permittee shall be required to submit a Storm Water Pollution Protection Plan (“SWPPP”) to the State Water Resources Control Board. The applicant or design professional can obtain the California Stormwater Quality Association SWPPP template at www.cabmphandbooks.com for 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. 23 PLANNING COMMISSION RESOLUTION 2025-XXX CONDITIONS OF APPROVAL - RECOMMENDED CONDITIONAL USE PERMIT 2024-0003 PROJECT: TOWER MARKET EXPANSION ADOPTED: PAGE 3 OF 16 D. 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. E. The inclusion in the Conditions, Covenants, and Restrictions (CC&Rs) is a requirement for the perpetual maintenance and operation of all post- construction BMPs as required. 7. 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). 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. 9. Developer shall reimburse the City, within thirty (30) days of presentation 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 affect these conditions. This obligation shall be paid at the abovementioned time without deduction or offset. Developer’s failure to make such payment shall be a material breach of the Conditions of Approval. 10. Developer shall reimburse the City, within thirty (30) days of presentment of the invoice, all costs and actual consultant’s fees incurred by the City for engineering and/or surveying consultants to review and/or modify any documents or instruments required by this project. This obligation shall be paid in the abovementioned time without deduction or offset. Developer’s failure to make such payment shall be a material breach of the Conditions of Approval. PROPERTY RIGHTS 11. Prior to issuance of any permit(s), the applicant shall acquire or confer easements and other property rights necessary for the construction or proper functioning of the proposed development. Conferred rights shall include irrevocable offers to dedicate or grant access easements to the City for emergency services and for maintenance, construction, and reconstruction of essential improvements. 24 PLANNING COMMISSION RESOLUTION 2025-XXX CONDITIONS OF APPROVAL - RECOMMENDED CONDITIONAL USE PERMIT 2024-0003 PROJECT: TOWER MARKET EXPANSION ADOPTED: PAGE 4 OF 16 12. Pursuant to the aforementioned condition, conferred rights shall include approvals from the master developer over easements and other property rights necessary for the construction and proper functioning of the proposed development, not limited to access rights over proposed and/or existing private streets that access public streets and open space/drainage facilities of the master development. 13. Prior to precise grading plan approval, lot line adjustment to remove the property line through the building shall be approved and recorded. 14. 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. 15. The public street right-of-way offers for dedication required for this development include: A. PUBLIC STREETS 1) Avenida Montezuma – No additional right-of-way dedication is required. 2) Avenida Bermudas – No additional right-of-way dedication is required. 3) Avenida Navarro – No additional right-of-way dedication is required. 16. Dedications shall include additional widths as necessary for dedicated right and left turn lanes, bus turnouts, and other features contained in the approved construction plans. 17. When the City Engineer determines that access rights to the proposed street rights-of-way shown on the approved Site Development Permit are necessary prior to approval of the improvements dedicating such rights-of-way, the applicant shall grant the necessary rights-of-way within 60 days of a written request by the City. 18. Where public facilities (e.g., sidewalks) are placed on privately-owned setbacks, the applicant shall offer for dedication blanket easements for those purposes. 19. 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. 20. Direct vehicular access is restricted, except for those access points identified on the Site Development Permit or as otherwise conditioned in these conditions of approval. 21. 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. 25 PLANNING COMMISSION RESOLUTION 2025-XXX CONDITIONS OF APPROVAL - RECOMMENDED CONDITIONAL USE PERMIT 2024-0003 PROJECT: TOWER MARKET EXPANSION ADOPTED: PAGE 5 OF 16 STREET AND TRAFFIC IMPROVEMENTS 22. 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. 23. Streets shall have vertical curbs or other approved curb configurations that will convey water without ponding and provide lateral containment of dust and residue during street sweeping operations. 24. The applicant shall construct the following street improvements to conform with the General Plan (street type noted in parentheses.) A. OFF-SITE STREETS 1) Avenida Montezuma (Modified Local Street): No additional street widening along all the frontage adjacent to the Village Use Permit boundary is required. 2) Avenida Bermudas (Local Street): No additional street widening along all the frontage adjacent to the Village Use Permit boundary is required. 3) Avenida Navarro (Local Street): No additional street widening along all the frontage adjacent to the Village Use Permit boundary is required. Other required improvements in the Avenida Montezuma, Avenida Bermudas, and Avenida Navarro right-of-way and/or adjacent landscape setback area include: a) All appurtenant components such as, but not limited to, curb, gutter, traffic control striping, legends, signs, sidewalk, catch basin, driveways, and curb ramps The applicant is responsible for the construction of all improvements mentioned above. The applicant shall extend improvements beyond the project boundaries to ensure they safely integrate with existing improvements (e.g., grading, traffic control devices, and transitions in alignment, elevation, or dimensions of streets and sidewalks). PARKING LOT and ACCESS POINTS 26 PLANNING COMMISSION RESOLUTION 2025-XXX CONDITIONS OF APPROVAL - RECOMMENDED CONDITIONAL USE PERMIT 2024-0003 PROJECT: TOWER MARKET EXPANSION ADOPTED: PAGE 6 OF 16 25. The design of parking facilities shall conform to LQMC Chapter 9.150 and in particular, the following: A. The parking space, aisle widths, and double hairpin stripe parking space design shall conform to LQMC Chapter 9.150. B. Cross slopes should be a maximum of 2% where ADA accessibility is required, including accessibility routes between buildings. C. Building access points shall be shown on the Precise Grading Plans to evaluate ADA 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 handicapped parking space or as approved by the City Engineer. One van-accessible parking space is required for every 8 accessible parking spaces. F. Drive aisles between parking spaces shall be a minimum of 26 feet, with access drive aisles to Public Streets a minimum of 30 feet or as approved by the City Engineer. Entry drives, main interior circulation routes, corner cutbacks, bus turnouts, dedicated turn lanes, ADA accessibility routes to public streets, and other features shown on the approved construction plans may require additional street widths and other improvements as may be determined by the City Engineer. 26. The applicant shall design street pavement sections using CalTrans' design procedure for 20-year life pavement and the site-specific data for soil strength and anticipated traffic loading (including construction traffic). Minimum structural sections shall be as follows: Parking Lot & Aisles (Low Traffic) 3.0" a.c./4.5" c.a.b. Parking Lot & Aisles (High Traffic) 4.5" a.c /5.5" c.a.b. or the approved equivalents of alternate materials per the City Engineer. 27. The applicant shall submit current mix designs (less than two years old at the time of construction) for the 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 27 PLANNING COMMISSION RESOLUTION 2025-XXX CONDITIONS OF APPROVAL - RECOMMENDED CONDITIONAL USE PERMIT 2024-0003 PROJECT: TOWER MARKET EXPANSION ADOPTED: PAGE 7 OF 16 results confirming that design gradations can be achieved in current production. The applicant shall not schedule construction operations until mix designs are approved. 28. Improvements shall be designed and constructed in accordance with City adopted standards, supplemental drawings, and specifications or as approved by the City Engineer. Improvement plans for streets, access gates, and parking areas shall be stamped and signed by qualified engineers registered in the State of California. IMPROVEMENT PLANS As used throughout these Conditions of Approval, professional titles such as “engineer,” “surveyor,” and “architect” refer to persons currently certified or licensed to practice their respective professions in the State of California. 29. 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). 30. 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 on a larger scale if additional detail or plan clarity is desired. Note that 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” = 30’ Horizontal B. PM10 Plan (if disturbed area ≥ 1 acre) 1” = 40’ Horizontal C. Erosion Control Plan (if disturbed area ≥ 1 acre) 1” = 40’ Horizontal D. WQMP (Plan submitted in Report Form) NOTE: A through D are to be submitted concurrently. (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. 28 PLANNING COMMISSION RESOLUTION 2025-XXX CONDITIONS OF APPROVAL - RECOMMENDED CONDITIONAL USE PERMIT 2024-0003 PROJECT: TOWER MARKET EXPANSION ADOPTED: PAGE 8 OF 16 All Off-Site Plans, Profile Street Plans, and Signing & Striping Plans shall show all existing improvements for a distance of at least 200 feet beyond the project limits or a distance sufficient to show any required design transitions. 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 lot improvements, and accessibility requirements. 31. 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. 32. The applicant shall furnish a complete set of all approved improvement plans on a storage media acceptable to the City Engineer. 33. 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 that 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 plans 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. IMPROVEMENT SECURITY AGREEMENTS 34. Prior to constructing any offsite 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. 35. Improvements to be made or agreed to be made shall include the removal of any existing structures or other obstructions that are not a part of the proposed improvements and shall provide for the setting of the final survey monumentation. 36. Depending on the timing of the development of this Site Development Permit and the status of the off-site improvements at the time, the applicant may be required to: 29 PLANNING COMMISSION RESOLUTION 2025-XXX CONDITIONS OF APPROVAL - RECOMMENDED CONDITIONAL USE PERMIT 2024-0003 PROJECT: TOWER MARKET EXPANSION ADOPTED: PAGE 9 OF 16 A. Construct certain off-site improvements. B. Construct additional off-site improvements, subject to reimbursement of costs by others. C. Reimburse others for those improvements previously constructed that are considered to be an obligation of this Site Development Permit. D. Secure the costs for future improvements that are to be made by others. E. To agree to any combination of these actions, as the City may require. Off-site improvements should be completed on a first-priority basis. The applicant shall complete Off-Site Improvements in the first phase of construction. In the event that any of the improvements required for this development are constructed by the City, the applicant shall reimburse the City for the costs of such improvements. 37. Should the applicant fail to construct the improvements for the development or fail to satisfy its obligations for the development in a timely manner, the City shall have the right to halt the issuance of building permits and/or final building inspections, withhold other approvals related to the development of the project, or call upon the surety to complete the improvements. GRADING 38. The applicant shall comply with the provisions of LQMC Section 13.24.050 (Grading Improvements). 39. 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. 40. To obtain an approved grading permit, the applicant shall submit and obtain approval of all of the following: A. A grading plan prepared by a civil engineer registered in the State of California, B. A preliminary geotechnical (“soils”) report prepared by an engineer registered in the State of California, C. A Fugitive Dust Control Plan prepared in accordance with LQMC Chapter 6.16 (Fugitive Dust Control), and 30 PLANNING COMMISSION RESOLUTION 2025-XXX CONDITIONS OF APPROVAL - RECOMMENDED CONDITIONAL USE PERMIT 2024-0003 PROJECT: TOWER MARKET EXPANSION ADOPTED: PAGE 10 OF 16 D. An Erosion Control Plan, if applicable, showing Best Management Practices prepared in accordance with LQMC Sections 8.70.010 and 13.24.170 (NPDES Stormwater Discharge Permit and Storm Management and Discharge Controls). E. A final WQMP prepared by an appropriate professional registered in the State of California. F. A grading bond in a form acceptable to the City and in an amount sufficient to guarantee compliance with the grading bond requirements. All grading shall conform with the recommendations contained in the Preliminary Soils Report and shall be certified as being adequate by a 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. 41. 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. 42. Grading within the perimeter setback and parkway areas shall have undulating terrain and conform with the requirements of LQMC Section 9.60.240(F) except as otherwise modified by this condition. The maximum slope shall not exceed 3:1 anywhere in the landscape setback area, except for the backslope (i.e., the slope at the back of the landscape lot), which shall not exceed 2:1 if fully planted with ground cover. The maximum slope in the first six (6) feet adjacent to the curb shall not exceed 4:1 when the nearest edge of the sidewalk is within six feet (6’) of the curb; otherwise, the maximum slope within the right of way shall not exceed 3:1. All unpaved parkway areas adjacent to the curb shall be depressed one and one- half inches (1.5") in the first eighteen inches (18") behind the curb. 43. Building pad elevation on the precise grading plan submitted for the 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. 44. 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 31 PLANNING COMMISSION RESOLUTION 2025-XXX CONDITIONS OF APPROVAL - RECOMMENDED CONDITIONAL USE PERMIT 2024-0003 PROJECT: TOWER MARKET EXPANSION ADOPTED: PAGE 11 OF 16 approved Site Development Permit, the applicant shall submit the proposed grading changes to the City Engineer for a substantial conformance review. 45. Prior to the issuance of a building permit for any building lot, the applicant shall provide a lot pad certification stamped and signed by a qualified engineer or surveyor with applicable compaction tests and over-excavation documentation. Each pad certification shall list the pad elevation as shown on the approved grading plan, the actual pad elevation, and the difference between the two, if any. Such pad certification shall also list the relative compaction of the pad soil. DRAINAGE 46. Stormwater handling shall conform with the approved hydrology and drainage report for the Tower Market Expansion project (SDP2024-0004), or as approved by the City Engineer. Nuisance water shall be disposed of in an approved manner. Nuisance water shall be retained on site and disposed of via an underground percolation improvement approved by the City Engineer. 47. The applicant shall comply with the provisions of LQMC Section 13.24.120 (Drainage), Retention Basin Design Criteria, Engineering Bulletin No. 06-16 – Hydrology Report with Preliminary Hydraulic Report Criteria for Storm Drain Systems and Engineering Bulletin No. 06-015 - Underground Retention Basin Design Requirements. More specifically, stormwater falling on-site during the 100- year storm shall be retained within the development unless otherwise approved by the City Engineer. The design storm shall be the 1-hour, 3-hour, 6-hour, or 24-hour event producing the greatest total run-off. 48. Nuisance water shall be retained on site. Nuisance water shall be disposed of per approved methods contained in Engineering Bulletin No. 06-16 – Hydrology Report with Preliminary Hydraulic Report Criteria for Storm Drain Systems and Engineering Bulletin No. 06-015 - Underground Retention Basin Design Requirements. 49. In the design of retention facilities, the maximum percolation rate shall be two inches per hour. The percolation rate will be considered zero unless the applicant provides site-specific data indicating otherwise and as approved by the City Engineer. 50. The project shall be designed to accommodate purging and blowoff water (through underground piping and/or retention facilities) from any on-site or adjacent well sites granted or dedicated to the local water utility authority as a requirement for the development of this property. 32 PLANNING COMMISSION RESOLUTION 2025-XXX CONDITIONS OF APPROVAL - RECOMMENDED CONDITIONAL USE PERMIT 2024-0003 PROJECT: TOWER MARKET EXPANSION ADOPTED: PAGE 12 OF 16 51. Stormwater may not be retained in landscaped parkways or landscaped setback lots. Only incidental storm water (precipitation that directly falls onto the setback) will be permitted to be retained in the landscape setback areas. The perimeter setback and parkway areas in the street right-of-way shall be shaped with berms and mounds, pursuant to LQMC Section 9.100.040(B)(7). 52. The design of the development shall not cause any increase in flood boundaries and levels in any area outside the development. 53. 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. 54. Storm drainage historically received from adjoining property shall be received and retained or passed through into the historic downstream drainage relief route. 55. 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. A. For post-construction urban runoff from New Development and Redevelopments Projects, the applicant shall implement requirements of the NPDES permit for the design, construction, and perpetual operation and maintenance of BMPs per the approved Water Quality Management Plan (WQMP) for the project as required by the California Regional Water Quality Control Board – Colorado River Basin (CRWQCB-CRB) Region Board Order No. R7-2013-0011. B. The applicant shall implement the WQMP Design Standards per (CRWQCB-CRB) Region Board Order No. R7-2013-0011 utilizing BMPs approved by the City Engineer. A project-specific WQMP shall be provided that incorporates Site Design and Treatment BMPs utilizing first flush infiltration as a preferred method of NPDES Permit Compliance for Whitewater River receiving water, as applicable. C. The developer shall execute and record a Stormwater Management/BMP Facilities Agreement that provides for the perpetual maintenance and operation of stormwater BMPs. 33 PLANNING COMMISSION RESOLUTION 2025-XXX CONDITIONS OF APPROVAL - RECOMMENDED CONDITIONAL USE PERMIT 2024-0003 PROJECT: TOWER MARKET EXPANSION ADOPTED: PAGE 13 OF 16 UTILITIES 56. The applicant shall comply with the provisions of LQMC Section 13.24.110 (Utilities). 57. 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. 58. Utility easements shall be clear of any obstructions, including buildings, other permanent structures, and overhead obstructions, unless the utility has given non- interference notice. 59. Existing overhead utility lines within or adjacent to the proposed development and all proposed utilities shall be installed underground, unless otherwise determined by the City Engineer. The 92 KV transmission power poles and all existing utility lines attached to joint use 92 KV transmission power poles are exempt from the requirement to be placed underground. 60. Underground utilities shall be installed prior to the overlying hardscape. For the installation of utilities in existing improved streets, the applicant shall comply with trench restoration requirements maintained or required by the City Engineer. 61. The applicant shall provide certified reports of all utility trench compaction for approval by the City Engineer. Additionally, grease traps and the maintenance thereof shall be located so as not to conflict with access aisles/entrances. CONSTRUCTION 62. 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. If parking construction in commercial development is initially constructed with partial pavement thickness, the applicant shall complete the final pavement prior to final inspections of the building(s) within the development or when directed by the City, whichever comes first. BUILDING DIVISION 34 PLANNING COMMISSION RESOLUTION 2025-XXX CONDITIONS OF APPROVAL - RECOMMENDED CONDITIONAL USE PERMIT 2024-0003 PROJECT: TOWER MARKET EXPANSION ADOPTED: PAGE 14 OF 16 63. Plans shall be prepared according to the applicable code at the time of submittal for a building permit. As of January 1, 2023, these are the 2022 California Building Codes. 64. Lot line adjustment is required to remove the lot line through the building. 65. Separate Demolition Permit required, including asbestos analysis and abatement, and notification to SCAQMD. See Demolition Check List in Attachments. 66. Provide proof of approval from all state and regional regulating agencies as applicable for the proposed fueling station, including the underground storage tank removal and installation. 67. Provide written evidence from Riverside County Health Department, approving the proposed addition and alterations for this Project. Contact the Health Department directly at (760) 863-7000. 68. When private buildings of public accommodation undergo alterations, structural repairs, or additions, an accessible path of travel must be provided, or the elements of an existing accessible path of travel that serve the area(s) of alteration or addition must be upgraded, in accordance with the 2022 California Building Code (CBC) Section 11B-202.4. The path of travel includes parking areas, accessible paths to the building entrance, and other parts of the facility, as well as the toilet and bathing facilities, telephones, drinking fountains, and signs serving the area of work specifically in alterations. It is the design professional’s responsibility to verify the existing path of travel is in compliance with current standards. FIRE DEPARTMENT 69. Prior to building permit issuance, the Office of the Fire Marshal shall review the fuel canopy construction plan. Additional fire and life safety conditions may be determined during this review. 70. Installation and modification to a fuel dispensing operation will require a permit from the Office of the Fire Marshal. Underground work will require a permit from the Riverside County Environmental Health Department – Hazardous Materials Division. LANDSCAPE AND IRRIGATION 71. The applicant shall comply with LQMC Sections 13.24.130 (Landscaping Setbacks) & 13.24.140 (Landscaping Plans). 72. Landscape and irrigation plans for landscaped lots and setbacks, medians, retention basins, and parks shall be signed and stamped by a licensed landscape 35 PLANNING COMMISSION RESOLUTION 2025-XXX CONDITIONS OF APPROVAL - RECOMMENDED CONDITIONAL USE PERMIT 2024-0003 PROJECT: TOWER MARKET EXPANSION ADOPTED: PAGE 15 OF 16 architect. 73. 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). 74. 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. 75. All water features shall be designed to minimize “splash” and use high-efficiency pumps and lighting to the satisfaction of the Design and Development Director. They shall be included in the landscape plan water efficiency calculations per Municipal Code Chapter 8.13. 76. 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. 77. 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 justify an alternative processing schedule. NOTE: Plans are not approved for construction until signed by the appropriate City official, including the Planning Manager and/or City Engineer. 78. 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. 79. The final design of the perimeter landscaping, particularly any perimeter wall, shall be included with the Final Landscape Plan submittal. 36 PLANNING COMMISSION RESOLUTION 2025-XXX CONDITIONS OF APPROVAL - RECOMMENDED CONDITIONAL USE PERMIT 2024-0003 PROJECT: TOWER MARKET EXPANSION ADOPTED: PAGE 16 OF 16 PUBLIC SERVICES 80. The applicant shall provide public transit improvements if required by SunLine Transit Agency and approved by the City Engineer. MAINTENANCE 81. The applicant shall comply with the provisions of LQMC Section 13.24.160 (Maintenance). 82. 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 83. 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 an application for plan check and permits. 37 PLANNING COMMISSION RESOLUTION 2025-XXX EXHIBIT B CONDITIONS OF APPROVAL - RECOMMENDED SITE DEVELOPMENT PERMIT 2024-0004 PROJECT: TOWER MARKET EXPANSION ADOPTED: PAGE 1 OF 16 GENERAL 1. The applicant agrees to defend, indemnify, and hold harmless the City of La Quinta (“City”), its agents, officers, and employees from any claim, action, or proceeding to attack, set aside, void, or annul the approval of this Site Development Permit. The City shall have sole discretion in selecting its defense counsel. The City shall promptly notify the applicant of any claim, action, or proceeding and cooperate fully in the defense. 2. Site Development Permit 2024-0004 shall comply with all applicable conditions and/or mitigation measures for the following related approvals: CUP2024-0003 VUP2012-045 In the event of any conflict(s) between approval conditions and/or provisions of these approvals, the Planning Manager shall adjudicate the conflict by determining the precedence. 3. The Site Development Permit shall expire on February 25, 2027, 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. Prior to the issuance of any grading, construction, or building permit by the City, the applicant shall obtain any necessary clearances and/or permits from the following agencies, if required: Riverside County Fire Marshal La Quinta Public Works Department (Grading Permit, Green Sheet (Public Works Clearance) for Building Permits, Water Quality Management Plan (WQMP) Exemption Form – Whitewater River Region, Improvement Permit) La Quinta 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) 38 PLANNING COMMISSION RESOLUTION 2025-XXX CONDITIONS OF APPROVAL - RECOMMENDED SITE DEVELOPMENT PERMIT 2024-0004 PROJECT: TOWER MARKET EXPANSION ADOPTED: PAGE 2 OF 16 The applicant is responsible for all requirements of the permits and/or clearances from the above-listed agencies. When these requirements include approval of improvement plans, the applicant shall furnish proof of such approvals when submitting those improvement plans for City approval. 5. Coverage under the State of California General Construction Permit must be obtained by the applicant, who then shall submit a copy of the Regional Water Quality Control Board’s (“RWQCB”) acknowledgment of the applicant’s Notice of Intent (“NOI”) and Waste Discharger Identification (WDID) number to the City prior to the issuance of a grading or building permit. 6. The applicant shall comply with applicable provisions of the City’s NPDES stormwater discharge permit, LQMC Sections 8.70.010 et seq. (Stormwater Management and Discharge Controls), and 13.24.170 (Clean Air/Clean Water); Riverside County Ordinance No. 457; the California Regional Water Quality Control Board – Colorado River Basin Region Board Order No. R7-2013-0011 and the State Water Resources Control Board’s Order No. 2012-0006-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 part of a construction project that encompasses more than one (1) acre of land, the Permittee shall be required to submit a Storm Water Pollution Protection Plan (“SWPPP”) to the State Water Resources Control Board. The applicant or design professional can obtain the California Stormwater Quality Association SWPPP template at www.cabmphandbooks.com for 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, 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. 39 PLANNING COMMISSION RESOLUTION 2025-XXX CONDITIONS OF APPROVAL - RECOMMENDED SITE DEVELOPMENT PERMIT 2024-0004 PROJECT: TOWER MARKET EXPANSION ADOPTED: PAGE 3 OF 16 D. 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. E. The inclusion in the Conditions, Covenants, and Restrictions (CC&Rs) is a requirement for the perpetual maintenance and operation of all post- construction BMPs as required. 7. 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). 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. 9. Developer shall reimburse the City, within thirty (30) days of presentation of the invoice, all costs and actual attorney 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 affect these conditions. This obligation shall be paid at the abovementioned time without deduction or offset. Developer’s failure to make such payment shall be a material breach of the Conditions of Approval. 10. Developer shall reimburse the City, within thirty (30) days of presentment of the invoice, all costs and actual consultant’s fees incurred by the City for engineering and/or surveying consultants to review and/or modify any documents or instruments required by this project. This obligation shall be paid in the abovementioned time without deduction or offset. Developer’s failure to make such payment shall be a material breach of the Conditions of Approval. PROPERTY RIGHTS 11. Prior to issuance of any permit(s), the applicant shall acquire or confer easements and other property rights necessary for the construction or proper functioning of the proposed development. Conferred rights shall include irrevocable offers to dedicate or grant access easements to the City for emergency services and maintenance, construction, and reconstruction of essential improvements. 40 PLANNING COMMISSION RESOLUTION 2025-XXX CONDITIONS OF APPROVAL - RECOMMENDED SITE DEVELOPMENT PERMIT 2024-0004 PROJECT: TOWER MARKET EXPANSION ADOPTED: PAGE 4 OF 16 12. Pursuant to the aforementioned condition, conferred rights shall include approvals from the master developer over easements and other property rights necessary for the construction and proper functioning of the proposed development, not limited to access rights over proposed and/or existing private streets that access public streets and open space/drainage facilities of the master development. 13. Prior to precise grading plan approval, lot line adjustment to remove the property line through the building shall be approved and recorded. 14. 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. 15. The public street right-of-way offers for dedication required for this development include: A. PUBLIC STREETS 1) Avenida Montezuma – No additional right-of-way dedication is required. 2) Avenida Bermudas – No additional right-of-way dedication is required. 3) Avenida Navarro – No additional right-of-way dedication is required. 16. Dedications shall include additional widths as necessary for dedicated right and left turn lanes, bus turnouts, and other features contained in the approved construction plans. 17. When the City Engineer determines that access rights to the proposed street rights-of-way shown on the approved Site Development Permit are necessary prior to approval of the improvements dedicating such rights-of-way, the applicant shall grant the necessary rights-of-way within 60 days of a written request by the City. 18. Where public facilities (e.g., sidewalks) are placed on privately-owned setbacks, the applicant shall offer for dedication blanket easements for those purposes. 19. The applicant shall offer for dedication those easements necessary for the placement of, and access to, utility lines and structures, drainage basins, mailbox clusters, parklands, and common areas. 20. Direct vehicular access is restricted, except for those access points identified on the Site Development Permit or as otherwise conditioned in these conditions of approval. 21. 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. 41 PLANNING COMMISSION RESOLUTION 2025-XXX CONDITIONS OF APPROVAL - RECOMMENDED SITE DEVELOPMENT PERMIT 2024-0004 PROJECT: TOWER MARKET EXPANSION ADOPTED: PAGE 5 OF 16 STREET AND TRAFFIC IMPROVEMENTS 22. 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. 23. Streets shall have vertical curbs or other approved curb configurations that will convey water without ponding and provide lateral containment of dust and residue during street sweeping operations. 24. The applicant shall construct the following street improvements to conform with the General Plan (street type noted in parentheses.) A. OFF-SITE STREETS 1) Avenida Montezuma (Modified Local Street): No additional street widening along all the frontage adjacent to the Village Use Permit boundary is required. 2) Avenida Bermudas (Local Street): No additional street widening along all the frontage adjacent to the Village Use Permit boundary is required. 3) Avenida Navarro (Local Street): No additional street widening along all the frontage adjacent to the Village Use Permit boundary is required. Other required improvements in the Avenida Montezuma, Avenida Bermudas, and Avenida Navarro right-of-way and/or adjacent landscape setback area include: a) All appurtenant components such as, but not limited to, curb, gutter, traffic control striping, legends, signs, sidewalk, catch basin, driveways, and curb ramps The applicant is responsible for the construction of all the improvements mentioned above. The applicant shall extend improvements beyond the project boundaries to ensure they safely integrate with existing improvements (e.g., grading, traffic control devices, and transitions in alignment, elevation, or dimensions of streets and sidewalks). 42 PLANNING COMMISSION RESOLUTION 2025-XXX CONDITIONS OF APPROVAL - RECOMMENDED SITE DEVELOPMENT PERMIT 2024-0004 PROJECT: TOWER MARKET EXPANSION ADOPTED: PAGE 6 OF 16 PARKING LOT and ACCESS POINTS 25. The design of parking facilities shall conform to LQMC Chapter 9.150 and in particular, the following: A. The parking space, aisle widths, and double hairpin stripe parking space design shall conform to LQMC Chapter 9.150. B. Cross slopes should be a maximum of 2% where ADA accessibility is required, including accessibility routes between buildings. C. Building access points shall be shown on the Precise Grading Plans to evaluate ADA 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 handicapped parking space or as approved by the City Engineer. One van-accessible parking space is required for every 8 accessible parking spaces. F. Drive aisles between parking spaces shall be a minimum of 26 feet, with access drive aisles to Public Streets a minimum of 30 feet or as approved by the City Engineer. Entry drives, main interior circulation routes, corner cutbacks, bus turnouts, dedicated turn lanes, ADA accessibility routes to public streets, and other features shown on the approved construction plans may require additional street widths and other improvements as may be determined by the City Engineer. 26. The applicant shall design street pavement sections using CalTrans' design procedure for 20-year life pavement and the site-specific data for soil strength and anticipated traffic loading (including construction traffic). Minimum structural sections shall be as follows: Parking Lot & Aisles (Low Traffic) 3.0" a.c./4.5" c.a.b. Parking Lot & Aisles (High Traffic) 4.5" a.c /5.5" c.a.b. or the approved equivalents of alternate materials per the City Engineer. 27. The applicant shall submit current mix designs (less than two years old at the time of construction) for the base, asphalt concrete, and Portland cement concrete. The 43 PLANNING COMMISSION RESOLUTION 2025-XXX CONDITIONS OF APPROVAL - RECOMMENDED SITE DEVELOPMENT PERMIT 2024-0004 PROJECT: TOWER MARKET EXPANSION ADOPTED: PAGE 7 OF 16 submittal shall include test results for all specimens used in the mix design procedure. For mix designs over six months old, the submittal shall include recent (less than six months old at the time of construction) aggregate gradation test results confirming that design gradations can be achieved in current production. The applicant shall not schedule construction operations until mix designs are approved. 28. Improvements shall be designed and constructed in accordance with City adopted standards, supplemental drawings, and specifications or as approved by the City Engineer. Improvement plans for streets, access gates, and parking areas shall be stamped and signed by qualified engineers registered in the State of California. IMPROVEMENT PLANS As used throughout these Conditions of Approval, professional titles such as “engineer,” “surveyor,” and “architect,” refer to persons currently certified or licensed to practice their respective professions in the State of California. 29. 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). 30. 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 that 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” = 30’ Horizontal B. PM10 Plan (if disturbed area ≥ 1 acre) 1” = 40’ Horizontal C. Erosion Control Plan (if disturbed area ≥ 1 acre) 1” = 40’ Horizontal D. WQMP (Plan submitted in Report Form) NOTE: A through D are to be submitted concurrently. (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. 44 PLANNING COMMISSION RESOLUTION 2025-XXX CONDITIONS OF APPROVAL - RECOMMENDED SITE DEVELOPMENT PERMIT 2024-0004 PROJECT: TOWER MARKET EXPANSION ADOPTED: PAGE 8 OF 16 All Off-Site Plans & Profile Street Plans and Signing & Striping Plans shall show all existing improvements for a distance of at least 200 feet beyond the project limits or a distance sufficient to show any required design transitions. 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 lot improvements, and accessibility requirements. 31. 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. 32. The applicant shall furnish a complete set of all approved improvement plans on a storage media acceptable to the City Engineer. 33. 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 that 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 plans 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. IMPROVEMENT SECURITY AGREEMENTS 34. 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. 35. Improvements to be made, or agreed to be made, shall include the removal of any existing structures or other obstructions which are not a part of the proposed improvements and shall provide for the setting of the final survey monumentation. 36. Depending on the timing of the development of this Site Development Permit and the status of the off-site improvements at the time, the applicant may be required to: 45 PLANNING COMMISSION RESOLUTION 2025-XXX CONDITIONS OF APPROVAL - RECOMMENDED SITE DEVELOPMENT PERMIT 2024-0004 PROJECT: TOWER MARKET EXPANSION ADOPTED: PAGE 9 OF 16 A. Construct certain off-site improvements. B. Construct additional off-site improvements, subject to reimbursement of costs by others. C. Reimburse others for those improvements previously constructed that are considered to be an obligation of this Site Development Permit. D. Secure the costs for future improvements that are to be made by others. E. To agree to any combination of these actions, as the City may require. Off-site improvements should be completed on a first-priority basis. The applicant shall complete Off-Site Improvements in the first phase of construction. In the event that any of the improvements required for this development are constructed by the City, the applicant shall reimburse the City for the costs of such improvements. 37. Should the applicant fail to construct the improvements for the development or fail to satisfy its obligations for the development in a timely manner, the City shall have the right to halt the issuance of building permits and/or final building inspections, withhold other approvals related to the development of the project, or call upon the surety to complete the improvements. GRADING 38. The applicant shall comply with the provisions of LQMC Section 13.24.050 (Grading Improvements). 39. 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. 40. To obtain an approved grading permit, the applicant shall submit and obtain approval of all of the following: A. A grading plan prepared by a civil engineer registered in the State of California, B. A preliminary geotechnical (“soils”) report prepared by an engineer registered in the State of California, C. A Fugitive Dust Control Plan prepared in accordance with LQMC Chapter 6.16, (Fugitive Dust Control), and 46 PLANNING COMMISSION RESOLUTION 2025-XXX CONDITIONS OF APPROVAL - RECOMMENDED SITE DEVELOPMENT PERMIT 2024-0004 PROJECT: TOWER MARKET EXPANSION ADOPTED: PAGE 10 OF 16 D. An Erosion Control Plan, if applicable, showing Best Management Practices prepared in accordance with LQMC Sections 8.70.010 and 13.24.170 (NPDES Stormwater Discharge Permit and Storm Management and Discharge Controls). E. A final WQMP prepared by an appropriate professional registered in the State of California. F. A grading bond in a form acceptable to the City and in an amount sufficient to guarantee compliance with the grading bond requirements. All grading shall conform with the recommendations contained in the Preliminary Soils Report and shall be certified as being adequate by a 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. 41. 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 other erosion control measures approved in the Fugitive Dust Control Plan. 42. Grading within the perimeter setback and parkway areas shall have undulating terrain and conform with the requirements of LQMC Section 9.60.240(F) except as otherwise modified by this condition. The maximum slope shall not exceed 3:1 anywhere in the landscape setback area except for the backslope (i.e., the slope at the back of the landscape lot), which shall not exceed 2:1 if fully planted with ground cover. The maximum slope in the first six (6) feet adjacent to the curb shall not exceed 4:1 when the nearest edge of the sidewalk is within six feet (6’) of the curb; otherwise, the maximum slope within the right of way shall not exceed 3:1. All unpaved parkway areas adjacent to the curb shall be depressed one and one- half inches (1.5") in the first eighteen inches (18") behind the curb. 43. Building pad elevation on the precise grading plan submitted for the 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. 44. 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 47 PLANNING COMMISSION RESOLUTION 2025-XXX CONDITIONS OF APPROVAL - RECOMMENDED SITE DEVELOPMENT PERMIT 2024-0004 PROJECT: TOWER MARKET EXPANSION ADOPTED: PAGE 11 OF 16 approved Site Development Permit, the applicant shall submit the proposed grading changes to the City Engineer for a substantial conformance review. 45. Prior to the issuance of a building permit for any building lot, the applicant shall provide a lot pad certification stamped and signed by a qualified engineer or surveyor with applicable compaction tests and over-excavation documentation. Each pad certification shall list the pad elevation as shown on the approved grading plan, the actual pad elevation, and the difference between the two, if any. Such pad certification shall also list the relative compaction of the pad soil. DRAINAGE 46. Stormwater handling shall conform with the approved hydrology and drainage report for the Tower Market Expansion project (SDP2024-0004) or as approved by the City Engineer. Nuisance water shall be disposed of in an approved manner. Nuisance water shall be retained on site and disposed of via an underground percolation improvement approved by the City Engineer. 47. The applicant shall comply with the provisions of LQMC Section 13.24.120 (Drainage), Retention Basin Design Criteria, Engineering Bulletin No. 06-16 – Hydrology Report with Preliminary Hydraulic Report Criteria for Storm Drain Systems and Engineering Bulletin No. 06-015 - Underground Retention Basin Design Requirements. More specifically, stormwater falling on-site during the 100- year storm shall be retained within the development unless otherwise approved by the City Engineer. The design storm shall be the 1-hour, 3-hour, 6-hour, or 24-hour event producing the greatest total run-off. 48. Nuisance water shall be retained on site. Nuisance water shall be disposed of per approved methods contained in Engineering Bulletin No. 06-16 – Hydrology Report with Preliminary Hydraulic Report Criteria for Storm Drain Systems and Engineering Bulletin No. 06-015 - Underground Retention Basin Design Requirements. 49. In the design of retention facilities, the maximum percolation rate shall be two inches per hour. The percolation rate will be considered zero unless the applicant provides site-specific data indicating otherwise and as approved by the City Engineer. 50. The project shall be designed to accommodate purging and blowoff water (through underground piping and/or retention facilities) from any on-site or adjacent well sites granted or dedicated to the local water utility authority as a requirement for the development of this property. 48 PLANNING COMMISSION RESOLUTION 2025-XXX CONDITIONS OF APPROVAL - RECOMMENDED SITE DEVELOPMENT PERMIT 2024-0004 PROJECT: TOWER MARKET EXPANSION ADOPTED: PAGE 12 OF 16 51. Stormwater may not be retained in landscaped parkways or landscaped setback lots. Only incidental storm water (precipitation that directly falls onto the setback) will be permitted to be retained in the landscape setback areas. The perimeter setback and parkway areas in the street right-of-way shall be shaped with berms and mounds, pursuant to LQMC Section 9.100.040(B)(7). 52. The design of the development shall not cause any increase in flood boundaries and levels in any area outside the development. 53. 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. 54. Storm drainage historically received from adjoining property shall be received and retained or passed through into the historic downstream drainage relief route. 55. 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. A. For post-construction urban runoff from New Development and Redevelopments Projects, the applicant shall implement requirements of the NPDES permit for the design, construction, and perpetual operation and maintenance of BMPs per the approved Water Quality Management Plan (WQMP) for the project as required by the California Regional Water Quality Control Board – Colorado River Basin (CRWQCB-CRB) Region Board Order No. R7-2013-0011. B. The applicant shall implement the WQMP Design Standards per (CRWQCB-CRB) Region Board Order No. R7-2013-0011 utilizing BMPs approved by the City Engineer. A project-specific WQMP shall be provided that incorporates Site Design and Treatment BMPs utilizing first flush infiltration as a preferred method of NPDES Permit Compliance for Whitewater River receiving water, as applicable. C. The developer shall execute and record a Stormwater Management/BMP Facilities Agreement that provides for the perpetual maintenance and operation of stormwater BMPs. 49 PLANNING COMMISSION RESOLUTION 2025-XXX CONDITIONS OF APPROVAL - RECOMMENDED SITE DEVELOPMENT PERMIT 2024-0004 PROJECT: TOWER MARKET EXPANSION ADOPTED: PAGE 13 OF 16 UTILITIES 56. The applicant shall comply with the provisions of LQMC Section 13.24.110 (Utilities). 57. 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. 58. Utility easements shall be clear of any obstructions, including buildings, other permanent structures, and overhead obstructions, unless the utility has given non- interference notice. 59. Existing overhead utility lines within or adjacent to the proposed development and all proposed utilities shall be installed underground, unless otherwise determined by the City Engineer. The 92 KV transmission power poles and all existing utility lines attached to joint use 92 KV transmission power poles are exempt from the requirement to be placed underground. 60. Underground utilities shall be installed prior to the overlying hardscape. For the installation of utilities in existing improved streets, the applicant shall comply with trench restoration requirements maintained or required by the City Engineer. 61. The applicant shall provide certified reports of all utility trench compaction for approval by the City Engineer. Additionally, grease traps and the maintenance thereof shall be located so as not to conflict with access aisles/entrances. CONSTRUCTION 62. 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. If parking construction in commercial development is initially constructed with partial pavement thickness, the applicant shall complete the final pavement prior to final inspections of the building(s) within the development or when directed by the City, whichever comes first. 50 PLANNING COMMISSION RESOLUTION 2025-XXX CONDITIONS OF APPROVAL - RECOMMENDED SITE DEVELOPMENT PERMIT 2024-0004 PROJECT: TOWER MARKET EXPANSION ADOPTED: PAGE 14 OF 16 BUILDING DIVISION 63. Plans shall be prepared according to the applicable code at the time of submitting a building permit. As of January 1, 2023, these are the 2022 California Building Codes. 64. Lot line adjustment is required to remove the lot line through the building. 65. Separate Demolition Permit required, including asbestos analysis and abatement, and notification to SCAQMD. See Demolition Check List in Attachments. 66. Provide proof of approval from all state and regional regulating agencies as applicable for the proposed fueling station, including the underground storage tank removal and installation. 67. Provide written evidence from Riverside County Health Department, approving the proposed addition and alterations for this Project. Contact the Health Department directly at (760) 863-7000. 68. When private buildings of public accommodation undergo alterations, structural repairs, or additions, an accessible path of travel must be provided, or the elements of an existing accessible path of travel that serve the area(s) of alteration or addition must be upgraded, in accordance with the 2022 California Building Code (CBC) Section 11B-202.4. The path of travel includes parking areas, accessible paths to the building entrance, and other parts of the facility, but also includes the toilet and bathing facilities, telephones, drinking fountains, and signs serving the area of work specifically in alterations. It is the design professional’s responsibility to verify the existing path of travel is in compliance with current standards. FIRE DEPARTMENT 69. Prior to building permit issuance, the Office of the Fire Marshal shall review the fuel canopy construction plan. Additional fire and life safety conditions may be determined during this review. 70. Installation and modification to a fuel dispensing operation will require a permit from the Office of the Fire Marshal. Underground work will require a permit from the Riverside County Environmental Health Department – Hazardous Materials Division. LANDSCAPE AND IRRIGATION 71. The applicant shall comply with LQMC Sections 13.24.130 (Landscaping Setbacks) & 13.24.140 (Landscaping Plans). 51 PLANNING COMMISSION RESOLUTION 2025-XXX CONDITIONS OF APPROVAL - RECOMMENDED SITE DEVELOPMENT PERMIT 2024-0004 PROJECT: TOWER MARKET EXPANSION ADOPTED: PAGE 15 OF 16 72. Landscape and irrigation plans for landscaped lots and setbacks, medians, retention basins, and parks shall be signed and stamped by a licensed landscape architect. 73. 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). 74. Lighting plans shall be submitted with the final landscaping plans for a recommendation to the Planning Manager for 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. 75. All water features shall be designed to minimize “splash” and use high-efficiency pumps and lighting to the satisfaction of the Design and Development Director. They shall be included in the landscape plan water efficiency calculations per Municipal Code Chapter 8.13. 76. 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. 77. 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 justify an alternative processing schedule. NOTE: Plans are not approved for construction until signed by the appropriate City official, including the Planning Manager and/or City Engineer. 78. 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. 79. The final design of the perimeter landscaping, particularly any perimeter wall, shall be included with the Final Landscape Plan submittal. 52 PLANNING COMMISSION RESOLUTION 2025-XXX CONDITIONS OF APPROVAL - RECOMMENDED SITE DEVELOPMENT PERMIT 2024-0004 PROJECT: TOWER MARKET EXPANSION ADOPTED: PAGE 16 OF 16 PUBLIC SERVICES 80. The applicant shall provide public transit improvements if required by SunLine Transit Agency and approved by the City Engineer. MAINTENANCE 81. The applicant shall comply with the provisions of LQMC Section 13.24.160 (Maintenance). 82. 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 83. 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 an application for plan check and permits. 53 Vicinity Map CUP2024-0003 SDP2024-0004 Tower Market Expansion ATTACHMENT 1 54 ATTACHMENT 2 FINDINGS Conditional Use Permit 2024-0003 1. 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-2 High quality design that complements and enhances the City. The project provides a high quality architectural, site, and landscape design that enhances the Village and City. -Goal ED-1 A balanced and varied economic base serving both the City’s residents and the region. Tower Market is the only fuel station in the immediate area and also provides various types of retail and food services to residents of Cove and nearby communities. 2. 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 Conditional Use Permit is compliant with the Zoning Code’s development standards, including standards for setbacks, heights, and parking. 3. The La Quinta Design and Development Department has determined that this project is exempt from environmental review pursuant to Section 15301 (Class 1) and Section 15332 (Class 32) of the California Environmental Quality Act for Existing Facilities and In-Fill Development since the project consists of a minor addition of 2,379 square foot addition to an existing facility and meets the criteria for infill development since it is in an urbanized and built-out area. The project site has no value as habitat for endangered, rare, or threatened species. Approval of the project will not result in any significant effects relating to traffic, noise, air quality, or water quality since the traffic volumes are not expected to change. The site can be adequately served by all required utilities and public services, and the project is less than a 5 acre site. 4. Approval of the application will not create conditions materially detrimental to the public health, safety, and general welfare or injurious to or incompatible with other properties or land uses in the vicinity. The project is a minor expansion of the existing use. Site Development Permit 2024-0004 1. 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 55 project meets the following Goals, Policies, and Programs: -Goal LU-2 High quality design that complements and enhances the City. The project provides a high quality architectural, site, and landscape design that enhances the Village and City. -Policy LU-6.2 The project maintains the commercial development standard in the Zoning Ordinance, including set backs, height, pad elevation and other design and performance standards that assure a high quality design. -Program LU-6.1b The project provides a local serving convenience retail shop. The additional retail space will provide the community with access to a variety of goods. 2. 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. The La Quinta Design and Development Department has determined that this project is exempt from environmental review pursuant to Section 15301 (Class 1) and Section 15332 (Class 32) of the California Environmental Quality Act for Existing Facilities and In-Fill Development Project since the project consists of a minor addition of 2,379 square foot addition to an existing facility and meets the criteria for infill development since it is in an urbanized and built-out area. The project site has no value as habitat for endangered, rare, or threatened species. Approval of the project will not result in any significant effects relating to traffic, noise, air quality, or water quality since the traffic volumes are not expected to change. The site can be adequately served by all required utilities and public services, and the project is less than a 5 acre site. 4. The architecture and layout of the project are compatible with, and not detrimental to, the existing surrounding commercial land uses and are consistent with the development standards in the Municipal Code. 5. The site design of the project is compatible with surrounding development and with the quality of design prevalent in the city. The expansion continues the current design of the building. 6. The proposed project is consistent with the landscaping standards and plant palette and implements the standards for landscaping and aesthetics established in the General Plan and Zoning Code. The landscape palette is consistent with the City’s drought-tolerant landscaping requirements and continues the current landscape design. 56 ATTACHMENT 3 PROJECT INFORMATION CASE NUMBER: CONDITIONAL USE PERMIT 2024-0003 SITE DEVELOPMENT PERMIT 2024-0004 REQUEST: CONSIDER ADOPTING A RESOLUTION TO APPROVE CONDITIONAL USE PERMIT 2024-0003 AND SITE DEVELOPMENT PERMIT 2024-0004 FOR EXPANSION OF AN EXISTING MARKET AND EXISTING FUEL STATION LOCATION: APNs: 773-104-037 AND 773-104-039 CEQA: THE LA QUINTA DESIGN AND DEVELOPMENT DEPARTMENT HAS DETERMINED THAT THIS PROJECT IS EXEMPT FROM ENVIRONMENTAL REVIEW PURSUANT TO SECTION 15301 (CLASS 1) AND SECTION 15332 (CLASS 32) OF THE CALIFORNIA ENVIRONMENTAL QUALITY ACT GUIDELINES FOR EXISTING FACILITIES AND IN-FILL DEVELOPMENT GENERAL PLAN DESIGNATION: VILLAGE COMMERCIAL ZONING DESIGNATION: VILLAGE COMMERCIAL SURROUNDING ZONING/ LAND USES: NORTH: VILLAGE COMMERCIAL / CITY PARKING LOT SOUTH: VILLAGE COMMERCIAL / EXISTING ART STUDIO EAST: VILLAGE COMMERCIAL / EXISTING SMOKE SHOP AND VACANT BANK WEST: VILLAGE COMMERCIAL / VACANT CITY LOT 57 Sheet Number: TITLE SHEET T1.1 La Quinta, California February 2024 TOWER MARKET 912ADDITION EAST ELEVATION1 VICINITY MAP2 N Sheet Title: Drawn: ALL RIGHTS RESERVED BY: FULLERTON ARCHITECTS P.C. DO NOT COPY OR REPRODUCE WITHOUT WRITTEN PERMISSION C Date: Checked: Project Number RevisionDateNo. 23-103 TOWER MARKET #912 ADDTION ML, SS, ES February 4, 2025 DS, NF ------ P.O. Box 2770, Bigfork, MT 59911 Ph: 406-837-1550 F: 406-837-2476 E-MAIL: nfa@nfullerton.com 77-985 AVENIDA MONTEZUMALA QUINTA, CA 92253 S : \ N F A 2 0 2 3 \ T O W E R M A R K E T 9 1 2 - E X P A N S I O N 2 3 - 1 0 3 \ 3 W O R K I N G D R A W I N G S \ T 1 T I T L E S H E E T . D W G ( 0 2 - 0 4 - 2 5 9 : 1 1 : 1 3 A M ) PR O G R E S S P R I N T - N O T F O R C O N S T R U C T I O N PROJECT SITE A2.2 CANOPY LAYOUT DRAWING INDEX ARCHITECTURAL T1.1 TITLE SHEET A1.1 SITE PLAN A3.1 A3.2 EXTERIOR ELEVATIONS CANOPY ELEVATIONS & DETAILSA3.3 A2.1 FLOOR PLAN EXTERIOR ELEVATIONS ROOF PLANA7.2 A1.2 TRASH ENCLOSURE PLAN & DETAILS L1.1 CONSTRUCTION PLAN L2.1 CONSTRUCTION DETAILS L3.1 IRRIGATION PLAN LANDSCAPING L4.1 L4.2 L4.3 L5.1 L6.1 L6.2 L7.1 IRRIGATION NOTES AND PLANT EMITTER SCHEDULE IRRIGATION DETAILS IRRIGATION SPECIFICATIONS PLANTING PLAN PLANTING DETAILS PLANTING SPECIFICATIONS LIGHTING PLAN ATTACHMENT 4 58 NO PA R K I N G EV C H A R G I N G ON L Y K-2031GREENWICHLAVATORYVITREOUS CHINA K-2031GREENWICHLAVATORYVITREOUS CHINA K-4321 PRIMARYC_TOILETS VITREOUS CHINA K-4321 PRIMARYC_TOILETS VITREOUS CHINA FS FD FD FS LO W HI G H 3'-2" R.O. ST O R A G E S H E L V E S 18 " x 3 6 " E A C H . MA X . H T . = 5 ' - 9 " FS K-2031GREENWICHLAVATORYVITREOUS CHINA 6' - 9 1 / 2 " ST O R A G E S H E L V E S 18 " x 3 6 " E A C H . MA X . H T . = 5 ' - 9 " ST O R A G E S H E L V E S 18 " x 3 6 " E A C H . MA X . H T . = 5 ' - 9 " K-2031GREENWICHLAVATORYVITREOUS CHINA I.T. I.T. ADDITION 2,379 SQ.FT WORK AREA JANITOR CHECK-OUT SALES WALK-IN COOLER MEN WOMEN 61'-6" ADDITION 39 ' - 2 " EXISTING 4 YD4 YD NE W B U I L D I N G 3 8 ' - 8 " A D D I T I O N EX I S T I N G B U I L D I N G 8 3 ' - 0 " 60 0 A EL E C . SE R V I C E PLANTING PL A N T I N G 3'-0" 2'-0" PL A N T I N G PL A N T I N G 6'-0" 10 ' - 1 0 " 15 ' - 8 " 59 ' - 4 " 8' - 0 " 30 ' - 0 " 18 ' - 0 " 3' - 0 " 6' - 0 " 3' - 0 " NEW SWITCH VAULT NEW POWER POLE 26'-6" * EXISTING POWER POLES SHALL BE LOCATED UNDERGROUND SLAB BELOW CANOPY ABOVE 18 ' - 0 " 30 ' - 0 " SCALE:"=1 10'-0"1 SITE PLAN N PLAN NORTH Sheet Title: Drawn: ALL RIGHTS RESERVED BY: FULLERTON ARCHITECTS P.C. DO NOT COPY OR REPRODUCE WITHOUT WRITTEN PERMISSION C Date: Checked: Project Number RevisionDateNo. 23-103 TOWER MARKET #912 ADDTION ML, SS, ES February 4, 2025 DS, NF ------ P.O. Box 2770, Bigfork, MT 59911 Ph: 406-837-1550 F: 406-837-2476 E-MAIL: nfa@nfullerton.com 77-985 AVENIDA MONTEZUMALA QUINTA, CA 92253 S : \ N F A 2 0 2 3 \ T O W E R M A R K E T 9 1 2 - E X P A N S I O N 2 3 - 1 0 3 \ 3 W O R K I N G D R A W I N G S \ A 1 S I T E P L A N . D W G ( 0 2 - 0 5 - 2 5 1 0 : 1 2 : 2 1 A M ) PR O G R E S S P R I N T - N O T F O R C O N S T R U C T I O N Sheet Number: A1.1 SITE PLAN 59 9 8X8X16 CONCRETE BLOCK, SKIM COAT STUCCO, PAINT TO MATCH STORE, DECORATIVE PRE-CAST COLORED CONCRETE CAP 12 ' - 0 " 4' - 0 " 5 3 10 11 6 5 5 10 8 SCALE:"=2 1'-0"1/4 ENCLOSURE ELEVATIONS 6' - 0 " 12'-0" 17'-0" TRASH ONLY RECYCLING ONLY RECYCLING ONLY TRASH ONLY REFLECTORIZED PORCELAIN ENAMELED STEEL SIGN WITH 1" HIGH BLACK LETTERS ON A WHITE BACKGROUND, TYP. TRASH ONLY RECYCLING ONLY 2 1/2"4"7'-6"4"7'-6"4" 8' - 1 0 " 2 1 6' - 6 " 3' - 0 " 4" 2'-0"∅ 4x4 TS SUPPORT COLUMNS3. 4x6 TS BEAM2. 1.4x6 TS PURLIN 4. 5. NOTE: SEE STRUCTURAL FOR ADDITIONAL INFORMATION ALTERNATIVE MATERIALS REQUEST SHALL BE SUBMITTED AND APPROVED PRIOR TO INSTALLATION, AS PER 2016 CBC 104.11 6" CONCRETE SLAB, 2% MIN. - 4% MAX. SLOPE 6. 6" CONCRETE CURB (WHEEL STOP), TYPICAL AT INSIDE PERIMETER 7. 1/4" STEEL PLATE WITH SLIDE BOLT PER CITY STANDARDS - SEE DETAIL 8. 3 2 1 9 7 7 1'-6" 1' - 0 " 1'-0" 17'-8" 13'-8" 7'-6" 1' - 0 " 6" 3 2 1 4 4 METAL ROOFING 3 4 5 7' - 0 " 6' - 6 " INTERIOR WALLS AND FLOORS OF ENCLOSURE TO BE SEALED WITH EPOXY SEALER 999 17'-0" 6' - 0 " 3' - 0 " 4" 2'-0"∅ 9 6" 7' - 9 " 10 8 5 2 1 3 4 SCALE:"=1 1'-0"1/4 RECYCLING ENCLOSURE PLAN SCALE:"=T 1'-0"1/4 ENCLOSURE SECTION B A C T A1.2 ELEVATION A ELEVATION B ELEVATION C 6"6" 1'-0"1'-0" SOLID WASTE AND KEY NOTES 10. METAL HINGE, CONTINUOUSLY WELDED TO GATE AND JAMB TUBE 11. SIGNAGE NOTES T A1.2 3 A1.2 11 11 11 11 4" 4 A1.2 7 A1.2 9 A1.2 9 A1.2 9 A1.29 A1.2 SIM 12 1/4 CANE BOLT PER CITY STANDARDS WITH METAL GROUND RECEPTOR SLEEVE - SEE DETAIL 9. WOOD INFILL METAL GATES WITH 2" X 2" X 1/4" STEEL ANGLE IRON FRAME AND DIAGONAL BRACING. CONTINUOUS WELD ALL JOINTS. 9 6" CURB SOLID WASTE RECYCLE WASTE 8 A1.2 6 A1.2 9 A1.2 SIM 3'-9 1/4" 2 1/2"2 1/2" 3 A1.2 SIM.5 A1.2 3'-4" ORGANIC 2 5/8" SCALE:"=3 TRASH ENCL. JAMB 1-1/2 1'-0" 2" 8" CONCRETE BLOCK WALL SOLID GROUT CONCRETE BLOCK WITH REINFORCING - SEE STRUCTURAL ENCLOSURE DOOR HINGE CONTINUOUSLY WELDED TO GATE AND TUBE SUPPORT COLUMN 2"2" 3 1/2" X 2 1/2" TUBE COLUMN - SEE STRUCTURAL ENCLOSURE DOOR 4" X 4" TUBE COLUMN - SEE STRUCTURAL 2 5/8" 2" SCALE:"=4 TRASH ENCL. JAMB 1-1/2 1'-0" HINGE CONTINUOUSLY WELDED TO GATE AND TUBE SUPPORT COLUMN SCALE:"=5 TRASH ENCL. JAMB 1-1/2 1'-0" 8" CONCRETE BLOCK WALL SOLID GROUT CONCRETE BLOCK WITH REINFORCING - SEE STRUCTURAL ENCLOSURE DOOR HINGE CONTINUOUSLY WELDED TO GATE AND TUBE SUPPORT COLUMN 3 1/2" X 2 1/2" TUBE COLUMN - SEE STRUCTURAL SCALE:"=6 BASE OF WALL DETAIL 1-1/2 1'-0" 3 1/2" X 2 1/2" TUBE COLUMN - SEE STRUCTURAL 4" X 4" TUBE COLUMN - SEE STRUCTURAL CONCRETE BLOCK, SKIM COAT STUCCO, PAINT TO MATCH STORE STUCCO WEEP SCREED 6" CONCRETE SLAB ON GRADE 2% MIN. - 4% MAX. SLOPE CONCRETE BLOCK, SKIM COAT STUCCO, PAINT TO MATCH STORECONCRETE BLOCK, SKIM COAT STUCCO, PAINT TO MATCH STORE 1'-0" 1' - 0 " 3" 1'-0" 12 1/4 PRE-FINISHED STANDING SEAM METAL ROOFING 4X6 TUBE STEEL PERLIN WITH CLOSED ENDS 4X6 TUBE STEEL BEAM WITH CLOSED ENDS SCALE:"=7 ROOF DETAIL 1-1/2 1'-0" 4X4 TUBE STEEL SUPPORT COLUMN AND STEEL PLATE - SEE STRUCTURAL DECORATIVE PRE-CAST COLORED CONCRETE CAP CONCRETE BLOCK, SKIM COAT STUCCO, PAINT TO MATCH STORE 1'-0" SCALE:"=8 ROOF DETAIL 1-1/2 1'-0" DECORATIVE PRE-CAST COLORED CONCRETE CAP CONCRETE BLOCK, SKIM COAT STUCCO, PAINT TO MATCH STORE 4"2 5/8" 4X4 TUBE STEEL SUPPORT COLUMN AND STEEL PLATE - SEE STRUCTURAL 3 1/2" X 2 1/2" TUBE COLUMN - SEE STRUCTURAL SCALE:"=11 TRASH ENCL. DOOR SECTION 3 1'-0" SCALE:"=12 TRASH ENCL. DOOR SECTION 3 1'-0" OUTSIDE FACE INSIDE FACE OPENING IN ANGLE AT TOP OF DOOR FOR INSERTING 2X6 VERTICAL WOOD MEMBERS 2X6 WITH ROUGH SAWN FACE 1/4" X 2" STEEL PLATE BRACING 2"X2"X1/4" STEEL CHANNEL FRAME OUTSIDE FACEINSIDE FACE 2X6 WITH ROUGH SAWN FACE 1/4" X 2" STEEL PLATE BRACING EACH SIDE 2"X2"X1/4" STEEL CHANNEL FRAME THROUGH BOLT FASTENERS 1/4" X 2" STEEL PLATE BRACING 5 1/2" SCALE:"=9 CANE BOLT GROUND SLEEVE 3 1'-0" 7" 1/2" DIAM. CANE BOLT STOP PIN 1/2" DIAM. CANE BOLT 3/4" I.D. FLANGED STEEL SLEEVE WITH OPEN BOTTOM FOR DRAINAGE3" 2 - 1/2" DIAM. X 1/4" STEEL ROD WELDED TO STEEL SLEEVE TO PREVENT PULL OUT 1' - 0 " CONCRETE SLAB - SEE CIVIL DRAWINGS 1 1/2" DRAIN ROCK COMPACTED EARTH - SEE CIVIL DRAWINGS 4 1 / 4 " 12 A1.2 SCALE:"=10 1'-0"1/2 DOOR ELEVATIONS TYPICAL DOOR - INSIDE FACE 12 A1.2 TYPICAL DOOR - OUTSIDE FACE METAL HINGE, CONTINUOUSLY WELDED TO GATE AND SUPPORT COLUMN, TYP. (2) 2X6 VERTICAL WOOD MEMBERS WITH ROUGH SAWN FACE 1/4" PLATE X 2" STEEL DIAGONAL BRACING (2) 1/4" X 2" WELDED STEEL PLATES AT BOTTOM OF DOOR FRAME 11 A1.2 2" X 2" X 1/4" WELDED STEEL CHANNEL DOOR FRAME THROUGH BOLT FASTENERS 11 A1.2 1/4" METAL PLATE WITH SLIDE BOLT ASSEMBLY WELDED IN PLACE - SEE DETAIL Sheet Title: Drawn: ALL RIGHTS RESERVED BY: FULLERTON ARCHITECTS P.C. DO NOT COPY OR REPRODUCE WITHOUT WRITTEN PERMISSION C Date: Checked: Project Number RevisionDateNo. 23-103 TOWER MARKET #912 ADDTION ML, SS, ES February 4, 2025 DS, NF ------ P.O. Box 2770, Bigfork, MT 59911 Ph: 406-837-1550 F: 406-837-2476 E-MAIL: nfa@nfullerton.com 77-985 AVENIDA MONTEZUMALA QUINTA, CA 92253 S : \ N F A 2 0 2 3 \ T O W E R M A R K E T 9 1 2 - E X P A N S I O N 2 3 - 1 0 3 \ 3 W O R K I N G D R A W I N G S \ A 1 S I T E P L A N . D W G ( 0 2 - 0 4 - 2 5 8 : 5 9 : 3 3 A M ) PR O G R E S S P R I N T - N O T F O R C O N S T R U C T I O N Sheet Number: A1.2 TRASH ENCLOSURE PLAN & DETAILS 60 EXISTING WALK-IN COOLER SCALE:"=1 1'-0"1/4 FLOOR PLAN N PLAN NORTH BREAK ROOM K-2031GREENWICHLAVATORYVITREOUS CHINAK-2031GREENWICHLAVATORYVITREOUS CHINA K-4321PRIMARYC_TOILETS VITREOUS CHINA K-4321PRIMARYC_TOILETS VITREOUS CHINA FS FDFD FS (4) DOORFREEZER(4) DOOR FREEZER (4) DOOR FREEZER RE G I S T E R RE G I S T E R AT M LO T T O LOW HIGH EXISTING ELEC. PANEL CIGARETTE MERCH.CIGARETTE MERCH.CIGARETTE MERCH.CIGARETTE MERCH.LIQUOR CHECK-OUT SALES EXIST. MEN'SEXIST. WOMEN'S EXIST. JANITOR 12 ' - 0 " 49 ' - 6 " 61 ' - 6 " 20'-11"17'-9" 14'-0"8"3'-2"1'-8"5'-6"14'-2" 39'-2" 38'-8" 8' - 0 " 3' - 2 " 10 " 1' - 2 " 3'-5" 83'-0" EXISTING BUILDING WORK AREA PI Z Z A P R E P . CONVECTION OVEN FD FD 3' - 2 " R. O . 60x54 ADA CLR. SPACE SH E L F A B O V E FS FS FRY KETTLE BREADING TABLE HO O D 3- C O M P . S I N K FRY KETTLE FS STORAGE SHELVES 18"x36" EACH. MAX. HT. = 5'-9" FS PREP. SINK OIL CADDY COOLING RACK CART BINS K-2031GREENWICHLAVATORYVITREOUS CHINA SY R U P RA C K HA N D SI N K ELECTRIC RANGE 6'-9 1/2" STORAGE SHELVES 18"x36" EACH. MAX. HT. = 5'-9" STORAGE SHELVES 18"x36" EACH.MAX. HT. = 5'-9"FS FS K-2031GREENWICHLAVATORYVITREOUS CHINA FS FS 4-TIER EE LOCKERS 18"x18" COFFEE COUNTER(SEE EQUIP. PLAN) 69" HIGH WALL COFFEE COUNTERTOP HEIGHT TO BE 28"-34" DA I R Y / D E L I C A S E MI C R O . SH E L F A B V . DA I R Y / D E L I C A S E CUP DISP. HA N D SI N K ICEE SO D A / I C E DI S P . 30x48 ADA CLR. SPACE OP E N A I R C O O L E R CIGARETTE MERCH.CIGARETTE MERCH. SC A L E HO T C A S E HO T C A S E PI Z Z A 6' - 5 1 / 2 " IC E M A K E R IC E M A K E R 3'-10"4'-0"6'-6" ELECTRICAL I. T . TELECOM I. T . BLUE PANELFUEL & EQUIPMENT IC E M A K E R (4) DOOR FREEZER (4) DOOR FREEZER 60 x 5 4 A D A CL R . S P A C E Sheet Title: Drawn: ALL RIGHTS RESERVED BY: FULLERTON ARCHITECTS P.C. DO NOT COPY OR REPRODUCE WITHOUT WRITTEN PERMISSION C Date: Checked: Project Number RevisionDateNo. 23-103 TOWER MARKET #912 ADDTION ML, SS, ES February 4, 2025 DS, NF ------ P.O. Box 2770, Bigfork, MT 59911 Ph: 406-837-1550 F: 406-837-2476 E-MAIL: nfa@nfullerton.com 77-985 AVENIDA MONTEZUMALA QUINTA, CA 92253 S : \ N F A 2 0 2 3 \ T O W E R M A R K E T 9 1 2 - E X P A N S I O N 2 3 - 1 0 3 \ 3 W O R K I N G D R A W I N G S \ A 2 F L O O R P L A N . D W G ( 0 2 - 0 4 - 2 5 8 : 5 9 : 3 1 A M ) PR O G R E S S P R I N T - N O T F O R C O N S T R U C T I O N Sheet Number: A2.1 FLOOR PLAN 61 INTEGRAL COLORED BLACK CONCRETE FUEL CANOPY PROPOSED 50' x 86' FUEL ISLAND CANOPY 30 ' - 0 " 30 ' - 0 " 13 ' - 0 " 13 ' - 0 " 13'-1"23'-10"13'-1" 50'-0" 90 ' - 0 " 86 ' - 0 " 60'-0" SCALE:"=1 1'-0"1/4 CANOPY PLAN N PLAN NORTH Sheet Title: Drawn: ALL RIGHTS RESERVED BY: FULLERTON ARCHITECTS P.C. DO NOT COPY OR REPRODUCE WITHOUT WRITTEN PERMISSION C Date: Checked: Project Number RevisionDateNo. 23-103 TOWER MARKET #912 ADDTION ML, SS, ES February 4, 2025 DS, NF ------ P.O. Box 2770, Bigfork, MT 59911 Ph: 406-837-1550 F: 406-837-2476 E-MAIL: nfa@nfullerton.com 77-985 AVENIDA MONTEZUMALA QUINTA, CA 92253 S : \ N F A 2 0 2 3 \ T O W E R M A R K E T 9 1 2 - E X P A N S I O N 2 3 - 1 0 3 \ 3 W O R K I N G D R A W I N G S \ A 2 F L O O R P L A N . D W G ( 0 2 - 0 4 - 2 5 8 : 5 9 : 3 3 A M ) PR O G R E S S P R I N T - N O T F O R C O N S T R U C T I O N Sheet Number: A2.2 CANOPY LAYOUT 62 C A REDLAND, TWO-PIECE CLAY, FOUR COLOR BLEND - COLOR SANDCAST EXTERIOR FINISH SCHEDULE B PLASTER OVER FORMED FOAM MEDIUM MORTAR, 20% BOOST, RANDOM SET HORIZONTAL AS WELL AS VERTICAL PAINTED EXTERIOR 3 COAT CEMENT PLASTER D HOLLOW METAL DOOR PAINTED TO MATCH PRE-CAST COLORED CONCRETE E F PROVIDE 26-GAUGE MINIMUM GALVANIZED WEEP SCREED AT OR BELOW THE FOUNDATION PLATE LINE. WEEP SCREED SHALL BE PLACED A MINIMUM OF 4 INCHES ABOVE THE EARTH OR 2 INCHES ABOVE PAVED AREAS. PRE-CAST COLORED CONCRETE METAL TRELLISG I HAMMERED IRON WORK H NATURAL COLOR WOOD J HANDCRAFTED CERAMIC SOLID COLOR TILE BY MEXICAN TILE ·4 1/4" x 4 1/4" SPECIAL BLUE MEXICAN TILE, ITEM #10816 ·12" x 12" MEXICAN WHITE TILE, ITEM #10800 Sheet Title: Drawn: ALL RIGHTS RESERVED BY: FULLERTON ARCHITECTS P.C. DO NOT COPY OR REPRODUCE WITHOUT WRITTEN PERMISSION C Date: Checked: Project Number RevisionDateNo. 23-103 TOWER MARKET #912 ADDTION ML, SS, ES February 4, 2025 DS, NF ------ P.O. Box 2770, Bigfork, MT 59911 Ph: 406-837-1550 F: 406-837-2476 E-MAIL: nfa@nfullerton.com 77-985 AVENIDA MONTEZUMALA QUINTA, CA 92253 S : \ N F A 2 0 2 3 \ T O W E R M A R K E T 9 1 2 - E X P A N S I O N 2 3 - 1 0 3 \ 3 W O R K I N G D R A W I N G S \ A 3 E L E V A T I O N . D W G ( 0 2 - 0 4 - 2 5 8 : 5 9 : 3 6 A M ) PR O G R E S S P R I N T - N O T F O R C O N S T R U C T I O N Sheet Number: A3.1 ELEVATIONS 63 124567 2'-0"2'-0" EXISTINGADDITION SCALE:"=2 1'-0"1/4 EAST ELEVATION ABCDE SCALE:"=1 1'-0"1/4 EXISTING NORTH ELEVATION DD F G F G EE II Sheet Title: Drawn: ALL RIGHTS RESERVED BY: FULLERTON ARCHITECTS P.C. DO NOT COPY OR REPRODUCE WITHOUT WRITTEN PERMISSION C Date: Checked: Project Number RevisionDateNo. 23-103 TOWER MARKET #912 ADDTION ML, SS, ES February 4, 2025 DS, NF ------ P.O. Box 2770, Bigfork, MT 59911 Ph: 406-837-1550 F: 406-837-2476 E-MAIL: nfa@nfullerton.com 77-985 AVENIDA MONTEZUMALA QUINTA, CA 92253 S : \ N F A 2 0 2 3 \ T O W E R M A R K E T 9 1 2 - E X P A N S I O N 2 3 - 1 0 3 \ 3 W O R K I N G D R A W I N G S \ A 3 E L E V A T I O N . D W G ( 0 2 - 0 4 - 2 5 8 : 5 9 : 3 8 A M ) PR O G R E S S P R I N T - N O T F O R C O N S T R U C T I O N Sheet Number: A3.1 ELEVATIONS 64 16 ' - 1 0 " A D D I T I O N C A REDLAND, TWO-PIECE CLAY, FOUR COLOR BLEND - COLOR SANDCAST EXTERIOR FINISH SCHEDULE B PLASTER OVER FORMED FOAM MEDIUM MORTAR, 20% BOOST, RANDOM SET HORIZONTAL AS WELL AS VERTICAL PAINTED EXTERIOR 3 COAT CEMENT PLASTER D HOLLOW METAL DOOR PAINTED TO MATCH PRE-CAST COLORED CONCRETE E F PROVIDE 26-GAUGE MINIMUM GALVANIZED WEEP SCREED AT OR BELOW THE FOUNDATION PLATE LINE. WEEP SCREED SHALL BE PLACED A MINIMUM OF 4 INCHES ABOVE THE EARTH OR 2 INCHES ABOVE PAVED AREAS. PRE-CAST COLORED CONCRETE METAL TRELLISG I HAMMERED IRON WORK H NATURAL COLOR WOOD J HANDCRAFTED CERAMIC SOLID COLOR TILE BY MEXICAN TILE ·4 1/4" x 4 1/4" SPECIAL BLUE MEXICAN TILE, ITEM #10816 ·12" x 12" MEXICAN WHITE TILE, ITEM #10800 EX I S T I N G B U I L D I N G H E I G H T Sheet Title: Drawn: ALL RIGHTS RESERVED BY: FULLERTON ARCHITECTS P.C. DO NOT COPY OR REPRODUCE WITHOUT WRITTEN PERMISSION C Date: Checked: Project Number RevisionDateNo. 23-103 TOWER MARKET #912 ADDTION ML, SS, ES February 4, 2025 DS, NF ------ P.O. Box 2770, Bigfork, MT 59911 Ph: 406-837-1550 F: 406-837-2476 E-MAIL: nfa@nfullerton.com 77-985 AVENIDA MONTEZUMALA QUINTA, CA 92253 S : \ N F A 2 0 2 3 \ T O W E R M A R K E T 9 1 2 - E X P A N S I O N 2 3 - 1 0 3 \ 3 W O R K I N G D R A W I N G S \ A 3 E L E V A T I O N . D W G ( 0 2 - 0 4 - 2 5 8 : 5 9 : 3 9 A M ) PR O G R E S S P R I N T - N O T F O R C O N S T R U C T I O N Sheet Number: A3.2 ELEVATIONS 65 +100'-0" TOP OF SLAB +111'-4" TOP OF BEARING 2'-0" ADDITION 1 2 4 5 7 2'-0" EXISTING ADDITION SCALE:"=2 1'-0"1/4 WEST ELEVATION SCALE:"=1 1'-0"1/4 SOUTH ELEVATION GG FFEE J B Sheet Title: Drawn: ALL RIGHTS RESERVED BY: FULLERTON ARCHITECTS P.C. DO NOT COPY OR REPRODUCE WITHOUT WRITTEN PERMISSION C Date: Checked: Project Number RevisionDateNo. 23-103 TOWER MARKET #912 ADDTION ML, SS, ES February 4, 2025 DS, NF ------ P.O. Box 2770, Bigfork, MT 59911 Ph: 406-837-1550 F: 406-837-2476 E-MAIL: nfa@nfullerton.com 77-985 AVENIDA MONTEZUMALA QUINTA, CA 92253 S : \ N F A 2 0 2 3 \ T O W E R M A R K E T 9 1 2 - E X P A N S I O N 2 3 - 1 0 3 \ 3 W O R K I N G D R A W I N G S \ A 3 E L E V A T I O N . D W G ( 0 2 - 0 4 - 2 5 8 : 5 9 : 3 8 A M ) PR O G R E S S P R I N T - N O T F O R C O N S T R U C T I O N Sheet Number: A3.2 ELEVATIONS 66 SCALE:"=2 1'-0"1/4 FUEL CANOPY END ELEVATION SCALE:"=3 1'-0"1/4 FUEL CANOPY SIDE ELEVATION 6' - 8 " 4' - 4 " 5' - 0 " 1' - 0 " 1' - 0 " NOTE: FUEL CANOPY STRUCTURE BY OTHERS UNDER SEPARATE PERMIT. DETAILS INCLUDED HERE ARE COSMETIC TO BE ADDED TO THE STEEL CANOPY. METAL FASCIA PANELS BY CANOPY MANUFACTURER CANOPY SIGNAGE BY OTHERS DECORATIVE SHAPED FOAM TO BE ADDED TO CANOPY, SEE DETAILSCANOPY SIGNAGE BY OTHERS DECORATIVE STEEL HAUNCH TO BE ADDED TO CANOPY, SEE DETAILS DECORATIVE PLASTER COLUMN TO BE ADDED AROUND STRUCTURAL STEEL POST, SEE DETAILS DECORATIVE PRE-CAST CONCRETE COLUMN TO BE ADDED AROUND STRUCTURAL STEEL POST, SEE DETAILS 7 A3.3 5 A3.3 6 A3.3 9 A3.3 8 A3.3 16 ' - 0 " 1'-0" CANOPY SIGNAGE BY OTHERS DECORATIVE SHAPED FOAM TO BE ADDED TO CANOPY, SEE DETAILS METAL FASCIA PANELS BY CANOPY MANUFACTURER 7 A3.3 4'-0" 4"x4" TUBE STEEL, PAINTED BLACK 2"x2" TUBE STEEL, PAINTED BLACK 1'-0"3'-0" R 2 ' - 6 " 2" 1' - 1 " 10" STEEL CANOPY FASCIA PANEL FAUX STONE FINISHED CEMENT PLASTER OVER SHAPED FOAM. ADHERE TO METAL FASCIA PANELS PER MANUFACTURER'S RECOMMENDATIONS 2" 2" 5" 4" R3 1 / 2 " R2 1/2"R 2 " 4"6" 4"1 1/2" METAL SOFFIT PANELS BY CANOPY MANUFACTURER 1'-10" 1' - 8 " 1' - 1 0 " 4 1/8"1'-1 3/4"4 1/8"2'-4" 2' - 4 " 5 1/2" 2" 11 1 / 8 " 5' - 0 " 2' - 0 " 2' - 8 " 4" 2X4 STUDS @ 16" O.C. 1/2" PLYWOOD SHEATHING SPACER BEHIND HAUNCH 7/8' CEMENT PLASTER TO MATCH PLASTER ON CONVENIENCE STORE ADD 2X6 BLOCKING INSIDE CANOPY FRAMING STEEL SUPPORT COLUMN, SEE CANOPY DRAWINGS PRE-CAST STONE CAP BELOW 7/8" CEMENT PLASTER OVER PAPER BACKED METAL LATH 2X4 FRAMING SPACER UNDER STEEL HAUNCH STEEL HAUNCH STEEL SUPPORT COLUMN, SEE CANOPY DRAWINGS 1" 1 1/2" THICK PRE-CAST CONCRETE PANELS, ADHERE TO PLYWOOD BACKER PER MANUFACTURER'S RECOMMENDATIONS 2X6 FRAMING STEEL SUPPORT COLUMN, SEE CANOPY DRAWINGS WATERPROOFING UNDERLAYMENT 7/8" CEMENT PLASTER OVER PAPER BACKED METAL LATH 1 1/2" THICK PRE-CAST CONCRETE PANELS, ADHERE TO PLYWOOD BACKER PER MANUFACTURER'S RECOMMENDATIONS PRE-CAST CONCRETE CAP, ADHERE PER MANUFACTURER'S RECOMMENDATIONS 1" 2X4 FRAMING 2X6 FRAMING 6" 2' - 2 " 1'-4"2'-2" 1' - 0 " 5/8" dia. x 8 1/2" LAG BOLTS INTO (2) 2X6 BLOCKING, TYP. FOR FIVE LOCATIONS SCALE:"=2 1'-0"1/4 STEEL HAUNCH DETAIL SCALE:"=2 1'-0"1/4 DETAIL SCALE:"=2 1'-0"1/4 DETAIL SCALE:"=2 1'-0"1/4 DETAIL SCALE:"=2 1'-0"1/4 DETAIL Sheet Title: Drawn: ALL RIGHTS RESERVED BY: FULLERTON ARCHITECTS P.C. DO NOT COPY OR REPRODUCE WITHOUT WRITTEN PERMISSION C Date: Checked: Project Number RevisionDateNo. 23-103 TOWER MARKET #912 ADDTION ML, SS, ES February 4, 2025 DS, NF ------ P.O. Box 2770, Bigfork, MT 59911 Ph: 406-837-1550 F: 406-837-2476 E-MAIL: nfa@nfullerton.com 77-985 AVENIDA MONTEZUMALA QUINTA, CA 92253 S : \ N F A 2 0 2 3 \ T O W E R M A R K E T 9 1 2 - E X P A N S I O N 2 3 - 1 0 3 \ 3 W O R K I N G D R A W I N G S \ A 3 E L E V A T I O N . D W G ( 0 2 - 0 4 - 2 5 8 : 5 9 : 3 9 A M ) PR O G R E S S P R I N T - N O T F O R C O N S T R U C T I O N Sheet Number: A3.3 CANOPY ELEVATIONSAND DETAILS 67 Sheet Title: Drawn: ALL RIGHTS RESERVED BY: FULLERTON ARCHITECTS P.C. DO NOT COPY OR REPRODUCE WITHOUT WRITTEN PERMISSION C Date: Checked: Project Number RevisionDateNo. 23-103 TOWER MARKET #912 ADDTION ML, SS, ES February 4, 2025 DS, NF ------ P.O. Box 2770, Bigfork, MT 59911 Ph: 406-837-1550 F: 406-837-2476 E-MAIL: nfa@nfullerton.com 77-985 AVENIDA MONTEZUMALA QUINTA, CA 92253 S : \ N F A 2 0 2 3 \ T O W E R M A R K E T 9 1 2 - E X P A N S I O N 2 3 - 1 0 3 \ 3 W O R K I N G D R A W I N G S \ A 3 E L E V A T I O N . D W G ( 0 2 - 0 4 - 2 5 8 : 5 9 : 4 0 A M ) PR O G R E S S P R I N T - N O T F O R C O N S T R U C T I O N Sheet Number: A3.4 REFERENCEPHOTOS SCALE:2 NONE NORTH WEST ELEVATION SCALE:1 NONE EAST ELEVATION SCALE:4 NONE WEST ELEVATION SCALE:3 NONE NORTH ELEVATION REFERENCE ELEVATION - EXISTING 68 T . O . P A R A P E T 11 6 ' - 6 " EX I S T I N G PA R A P E T 2'-0" 2' - 0 " 2'-0" 2' - 0 " EXISTINGADDITION EXISTINGADDITION 4: 1 2 SL O P E 4: 1 2 SL O P E 4:12 SLOPE 1/4:12 SLOPE Sheet Title: Drawn: ALL RIGHTS RESERVED BY: FULLERTON ARCHITECTS P.C. DO NOT COPY OR REPRODUCE WITHOUT WRITTEN PERMISSION C Date: Checked: Project Number RevisionDateNo. 23-103 TOWER MARKET #912 ADDTION ML, SS, ES February 4, 2025 DS, NF ------ P.O. Box 2770, Bigfork, MT 59911 Ph: 406-837-1550 F: 406-837-2476 E-MAIL: nfa@nfullerton.com 77-985 AVENIDA MONTEZUMALA QUINTA, CA 92253 S : \ N F A 2 0 2 3 \ T O W E R M A R K E T 9 1 2 - E X P A N S I O N 2 3 - 1 0 3 \ 3 W O R K I N G D R A W I N G S \ A 7 R O O F - R E F L . . D W G ( 0 2 - 0 4 - 2 5 8 : 5 9 : 4 0 A M ) PR O G R E S S P R I N T - N O T F O R C O N S T R U C T I O N Sheet Number: ROOF PLAN A7.2 1 2/19/14 1st CITY REVIEW SCALE:"=1 1'-0"1/4 PROPOSED ROOF PLAN N PLAN NORTH 69 70 NO PA R K I N G EV C H A R G I N G ON L Y ir ir ir ir ir ir X TF W W ir ir E ir ir STST ir E W E TF AV E N D A N A V A R R O AVENIDA MONTEZUMA AV E N I D A B E R M U D A S of Sheet No. Job No. North Sc a l e : Dr a w n B y : Da t e : no . re v i s i o n s da t e Ap p r o v e d B y : by TO W E R E N E R G Y G R O U P VI L L A G E M A R K E T # 9 1 2 VI L L A G E M A R K E T 99-10-05 UNDERGROUND SERVICE ALERT A PUBLIC SERVICE BY BEFORE YOU DIG TOLL FREE DIAL TWO WORKING DAYS BEFORE 1-800-227-2600 YOU DIG 77 - 9 8 5 A V E N I D A M O N T E Z U M A LA Q U I N T A , C A 9 2 2 5 3 N G I S E D G R O U P P. O . B o x 1 0 6 9 0 7 6 0 . 3 4 1 . 1 5 1 5 t e l e Pa l m D e s e r t , C A 9 2 2 5 5 7 6 0 . 7 7 3 . 9 3 1 5 f a x CO N S T R U C T I O N P L A N L1.1 71 of Sheet No. Job No. North Sc a l e : Dr a w n B y : Da t e : no . re v i s i o n s da t e Ap p r o v e d B y : by TO W E R E N E R G Y G R O U P VI L L A G E M A R K E T # 9 1 2 VI L L A G E M A R K E T 99-10-05 UNDERGROUND SERVICE ALERT A PUBLIC SERVICE BY BEFORE YOU DIG TOLL FREE DIAL TWO WORKING DAYS BEFORE 1-800-227-2600 YOU DIG 77 - 9 8 5 A V E N I D A M O N T E Z U M A LA Q U I N T A , C A 9 2 2 5 3 N G I S E D G R O U P P. O . B o x 1 0 6 9 0 7 6 0 . 3 4 1 . 1 5 1 5 t e l e Pa l m D e s e r t , C A 9 2 2 5 5 7 6 0 . 7 7 3 . 9 3 1 5 f a x CO N S T R U C T I O N D E T A I L S L2.1 72 NO PA R K I N G EV C H A R G I N G ON L Y ir ir ir ir ir ir X TF W W ir ir E ir ir STST ir E W E TF AV E N D A N A V A R R O AVENIDA MONTEZUMA AV E N I D A B E R M U D A S NO PA R K I N G EV C H A R G I N G ON L Y ir ir ir ir ir ir X TF W W ir ir E ir ir STST ir E W E TF AV E N D A N A V A R R O AVENIDA MONTEZUMA AV E N I D A B E R M U D A S ± ± ± ± of Sheet No. Job No. North Sc a l e : Dr a w n B y : Da t e : no . re v i s i o n s da t e Ap p r o v e d B y : by TO W E R E N E R G Y G R O U P VI L L A G E M A R K E T # 9 1 2 VI L L A G E M A R K E T 99-10-05 UNDERGROUND SERVICE ALERT A PUBLIC SERVICE BY BEFORE YOU DIG TOLL FREE DIAL TWO WORKING DAYS BEFORE 1-800-227-2600 YOU DIG 77 - 9 8 5 A V E N I D A M O N T E Z U M A LA Q U I N T A , C A 9 2 2 5 3 N G I S E D G R O U P P. O . B o x 1 0 6 9 0 7 6 0 . 3 4 1 . 1 5 1 5 t e l e Pa l m D e s e r t , C A 9 2 2 5 5 7 6 0 . 7 7 3 . 9 3 1 5 f a x IR R I G A T I O N P L A N L3.1 73 of Sheet No. Job No. North Sc a l e : Dr a w n B y : Da t e : no . re v i s i o n s da t e Ap p r o v e d B y : by TO W E R E N E R G Y G R O U P VI L L A G E M A R K E T # 9 1 2 VI L L A G E M A R K E T 99-10-05 UNDERGROUND SERVICE ALERT A PUBLIC SERVICE BY BEFORE YOU DIG TOLL FREE DIAL TWO WORKING DAYS BEFORE 1-800-227-2600 YOU DIG 77 - 9 8 5 A V E N I D A M O N T E Z U M A LA Q U I N T A , C A 9 2 2 5 3 N G I S E D G R O U P P. O . B o x 1 0 6 9 0 7 6 0 . 3 4 1 . 1 5 1 5 t e l e Pa l m D e s e r t , C A 9 2 2 5 5 7 6 0 . 7 7 3 . 9 3 1 5 f a x IR R I G A T I O N N O T E S L4.1 & P L A N T E M I T T E R S C H E D U L E 74 75 76 NO PA R K I N G EV C H A R G I N G ON L Y AV E N D A N A V A R R O AVENIDA MONTEZUMA AV E N I D A B E R M U D A S of Sheet No. Job No. North Sc a l e : Dr a w n B y : Da t e : no . re v i s i o n s da t e Ap p r o v e d B y : by TO W E R E N E R G Y G R O U P VI L L A G E M A R K E T # 9 1 2 VI L L A G E M A R K E T 99-10-05 UNDERGROUND SERVICE ALERT A PUBLIC SERVICE BY BEFORE YOU DIG TOLL FREE DIAL TWO WORKING DAYS BEFORE 1-800-227-2600 YOU DIG 77 - 9 8 5 A V E N I D A M O N T E Z U M A LA Q U I N T A , C A 9 2 2 5 3 N G I S E D G R O U P P. O . B o x 1 0 6 9 0 7 6 0 . 3 4 1 . 1 5 1 5 t e l e Pa l m D e s e r t , C A 9 2 2 5 5 7 6 0 . 7 7 3 . 9 3 1 5 f a x PL A N T I N G P L A N L5.1 77 78 79 NO PA R K I N G EV C H A R G I N G ON L Y ir ir ir ir ir ir X TF W W ir ir E ir ir STST ir E W E TF AV E N D A N A V A R R O AVENIDA MONTEZUMA AV E N I D A B E R M U D A S NO PA R K I N G EV C H A R G I N G ON L Y ir ir ir ir ir ir X TF W W ir ir E ir ir STST ir E W E TF AV E N D A N A V A R R O AVENIDA MONTEZUMA AV E N I D A B E R M U D A S of Sheet No. Job No. North Sc a l e : Dr a w n B y : Da t e : no . re v i s i o n s da t e Ap p r o v e d B y : by TO W E R E N E R G Y G R O U P VI L L A G E M A R K E T # 9 1 2 VI L L A G E M A R K E T 99-10-05 UNDERGROUND SERVICE ALERT A PUBLIC SERVICE BY BEFORE YOU DIG TOLL FREE DIAL TWO WORKING DAYS BEFORE 1-800-227-2600 YOU DIG 77 - 9 8 5 A V E N I D A M O N T E Z U M A LA Q U I N T A , C A 9 2 2 5 3 N G I S E D G R O U P P. O . B o x 1 0 6 9 0 7 6 0 . 3 4 1 . 1 5 1 5 t e l e Pa l m D e s e r t , C A 9 2 2 5 5 7 6 0 . 7 7 3 . 9 3 1 5 f a x LI G H T I N G P L A N L7.1 80 e ROOF TILE ewooo Redland, two piece cl�, four color blend, col:>�= sandcaet e PAINTED EXTERIOR CEMENT PLASTER e WINDOW AND DOORS Aluminum Clad, Dark. Bronze TOWER MARKET -MATERIAL SOARD ewooD Ce.It� e A6T STONE 81 NO PA R K I N G EV C H A R G I N G ON L Y ir ir ir ir ir ir ir ir X TF W W ir ir E ir ir STST ir E W E TF 40001 43.880 FD 1.5IN BRASS CAP LS 6298 40004 46.334 FD 1.5IN BRASS CAP LS 6298 AV E N I D A N A V A R R O AVENIDA MONTEZUMA (P) BUILDING ADDITION AVE N I D A V I L L A AV E N I D A B E R M U D A S (E) TOWER MARKET LEGEND EASEMENT NOTES: VICINITY MAP ABBREVIATIONS UTILITY PROVIDERS: OWNER/APPLICANT: CIVIL ENGINEER: SOILS ENGINEER: ASSESSORS PARCEL NUMBER: PROJECT AREA: PARKING REQUIREMENTS: ARCHITECT: SURVEYOR: TOPOGRAPHIC AND BOUNDARY SURVEY: FEMA FLOOD DATA SHEET INDEX EXISTING GENERAL PLAN DESIGNATION: REVISIONS:PREPARED BY (ENGINEER):TOWER MARKET #912 EXPANSION CITY OF LA QUINTA CONDITIONAL USE PERMIT APPLICANT: 2 rtm engineering consultants rtm engineering consultants 1 CITY OF LA QUINTA CONDITIONAL USE PERMIT NO. 2024-0003 TOWER MARKET #912 EXPANSION SITE MAP 1"=30' 1 INCH = 30 FEET 0 30 601530 INDEX SHEET EARTHWORK LEGAL DESCRIPTION: EXISTING ZONING DESIGNATION: LAND USE: OCCUPANCY TYPE: 2/5/2025 82 NO PA R K I N G EV C H A R G I N G ON L Y ir ir ir ir ir ir ir ir X TF W W ir ir E ir ir STST ir E W E TF 4 5 45 45 45 44 4 6 46 46 46 46 4 6 46 4 6 46 46 46 4 7 47 47 47 47 47 47 48 48 48 48 48 48 AVENIDA MONTEZUMA AV E N I D A B E R M U D A S AV E N I D A N A V A R R O (E) TOWER MARKET ℄ ℄ ℄ ℄ ℄ ℄ (4,700) SF (47.57) FF (47.10) PAD (P) FUEL ISLAND 4,300 SF (P) TOWER MARKET 2,379 SF 47.57 FF 47.10 PAD AVE N I D A V I L L A LEGEND EASEMENT NOTES CUP GRADING NOTES 1 INCH = 20 FEET 0 20 401020 REVISIONS:PREPARED BY (ENGINEER):TOWER MARKET #912 EXPANSION CITY OF LA QUINTA CONDITIONAL USE PERMIT APPLICANT: 2 rtm engineering consultants rtm engineering consultants 2 SITE PLAN 2/5/2025 83 9841 Irvine Center Drive, Suite 200 | Irvine, California 92618 | t: (949) 878-3509 www.tjwengineering.com April 4, 2024 Mark Vasey TOWER ENERGY GROUP 1983 W 190th St, #100 Torrance, CA 90504 SUBJECT: Tower Market 912 Trip Generation Analysis and VMT Screening, City of La Quinta Dear Mr. Vasey, TJW Engineering, Inc. (TJW) is pleased to submit this Trip Generation Analysis and VMT Screening for the proposed project, Tower Market 912, located at the southwest corner of Avenida Navarro and Avenida Montezuma in the City of La Quinta. The proposed project is to add two gasoline pumps, or four fueling stations, and an additional 2,379 square feet to the existing convenience store. A site plan is attached for reference. The purpose of this memorandum is to summarize the project Trip Generation Analysis and VMT Screening. Proposed Project The proposed site is located at the southwest corner of Avenida Navarro and Avenida Montezuma in the City of La Quinta. The proposed project is to add two gasoline pumps, or four fueling stations, and an additional 2,379 square feet to the existing convenience store. Site access will be provided via four existing driveways, the first along Avenida Montezuma, the second along Avenida Navarro, and the third and fourth along Avenida Bermudas. Of note, the northerly driveway on Avenida Bermudas will be moved approximately 15 feet south of its current location. Trip Generation Analysis Projected trip generation for the proposed project was developed based on the City of La Quinta Traffic Impact Study Guidelines (City Guidelines) (August 1, 2022). The City Guidelines state that a traffic impact study should be prepared for all new developments generating more than 100 or more peak hour trips. The trip generation for the proposed project was determined using the Institute of Transportation Engineers (ITE) Trip Generation Manual (11th Edition). The projected trip generation was determined ATTACHMENT 5 84 Mr. Vasey Tower Market 912 Trip Gen and VMT Screening April 4, 2024 Page 2 TJW Engineering, Inc. TEG24001 Tower Market Trip Gen & VMT Screen 040420244 using the ITE Land Use category, Convenience Store/Gas Station. The proposed project is projected to generate 26 total AM peak hour trips, 32 total PM peak hour trips, and 466 total daily trips. Table 1 Trip Generation Proposed Land Use1 ITE Code Qty Unit2 Daily AM Peak Hour PM Peak Hour Rate Volume Rate In:Out Split Volume Rate In:Out Split Volume In Out Total In Out Total Convenience Store/Gas Station, GFA (2-4k), VFP (2-8) 945 4 VFP 265.12 1,060 16.06 50:50 32 32 64 18.42 50:50 37 37 74 Pass-By Trips (0.56 Daily, 0.6 AM, 0.56 PM)3 -597 -19 -19 -38 -21 -21 -42 Net Total 466 13 13 26 16 16 32 1: Trip generation rates from ITE Trip Generation Manual (11th Edition, 2021). 2: VFP = Vehicle Fueling Positions. 3: Pass-By Trips are trips for which the land use project is not the end destination and, thus, are not generated by the land use project. Based on the City Guidelines, a traffic impact analysis is not required for the proposed project as it generates less than 100 peak hour trips. Vehicle Miles Traveled (VMT) Screening Senate Bill (SB) 743 was adopted in 2013 requiring the Governor’s Office of Planning and Research (OPR) to identify new metrics for identifying and mitigating transportation impacts within the California Environmental Quality Act (CEQA). For land use projects, OPR has identified Vehicle Miles Traveled (VMT) as the new metric for transportation analysis under CEQA. The regulatory changes to the CEQA guidelines that implement SB 743 were approved on December 28th, 2018, with an implementation date of July 1st, 2020, as the new metric. Consistent with the metric of VMT for analysis of transportation impacts, this analysis follows the City Guidelines VMT guidelines which follow those set forth by Section 15064.3 of the CEQA Guidelines. The City Guidelines indicate that for land use projects, any local-serving projects, including gas stations and retail projects less than 50,000 square feet, are screened from VMT analysis as they are determined to shorten non-discretionary trips by putting goods and services closer to residents, resulting in an overall reduction in VMT. As the proposed project is a local-serving gas station and the convenience store addition is less than 50,000 square feet, the project is presumed to result in an overall reduction of VMT and, therefore, is screened from a VMT analysis. Summary This memorandum provides an overview of the trip generation analysis for the proposed project. Based on the City of La Quinta Traffic Impact Study Guidelines (City Guidelines) (August 1, 2022), the proposed 85 Mr. Vasey Tower Market 912 Trip Gen and VMT Screening April 4, 2024 Page 3 TJW Engineering, Inc. TEG24001 Tower Market Trip Gen & VMT Screen 040420244 project does not require a traffic impact study as it generates less than 100 peak hour trips. In addition, based on the City Guidelines the proposed project also does not require a VMT analysis as it is a local- serving project and, therefore, is presumed to result in an overall reduction in VMT. Please contact us at (949) 878-3509 if you have any questions regarding this analysis. Sincerely, Gene Kim, PE, TE David Chew, PTP Project Engineer Transportation Planner Registered Civil Engineer #83175 Registered Traffic Engineer #2684 Travis Yokota Assistant Transportation Planner 86 NO PA R K I N G EV C H A R G I N G ON L Y SIGN K-2031GREENWICHLAVATORYVITREOUS CHINA K-2031GREENWICHLAVATORYVITREOUS CHINA K-4321 PRIMARYC_TOILETS VITREOUS CHINA K-4321 PRIMARYC_TOILETS VITREOUS CHINA FS FS FD FD FS LOW HIGH FS ST O R A G E AI R C U R T A I N AB O V E FS PIZZA PREP. CO N V E C T I O N OV E N FDFD 3'-2" R.O. 60 x 5 4 A D A CL R . S P A C E SHELF ABOVE FSFS FR Y K E T T L E BR E A D I N G TA B L E HOOD 3-COMP. SINK FR Y K E T T L E FS ST O R A G E S H E L V E S 18 " x 3 6 " E A C H . MA X . H T . = 5 ' - 9 " FSPR E P . S I N K OI L CA D D Y CO O L I N G RA C K C A R T BI N S K-2031GREENWICHLAVATORYVITREOUS CHINA SYRUP RACKHAND SINK EL E C T R I C RA N G E 6' - 9 1 / 2 " ST O R A G E S H E L V E S 18 " x 3 6 " E A C H . MA X . H T . = 5 ' - 9 " ST O R A G E S H E L V E S 18 " x 3 6 " E A C H . MA X . H T . = 5 ' - 9 " ADDITION 2,379 SQ.FT WORK AREA JANITOR CHECK-OUT SALES WALK-IN COOLER MEN WOMEN 61'-6" 39 ' - 2 " (EXISTING) 4 YD4 YD NE W B U I L D I N G 3 8 ' - 8 " EX I S T I N G B U I L D I N G 8 3 ' - 0 " 2' - 0 " 6' - 0 " 20 ' - 0 " 60 0 A EL E C . SE R V I C E PLANTING PL A N T I N G 3'-0" 2'-0" PL A N T I N G PL A N T I N G 6'-0" SCALE: "= 1 10'-0"1 SITE PLAN N PLAN NORTH Sheet Title: Drawn: ALL RIGHTS RESERVED BY: FULLERTON ARCHITECTS P.C. DO NOT COPY OR REPRODUCE WITHOUT WRITTEN PERMISSION C Date: Checked: Project Number RevisionDateNo. 23-103 TOWER MARKET #912 ADDTION FOR REVIEW ML, SS March 19, 2024 DS, NF ------ P.O. Box 2770, Bigfork, MT 59911 Ph: 406-837-1550 F: 406-837-2476 E-MAIL: nfa@nfullerton.com 77-985 AVENIDA MONTEZUMA LA QUINTA, CA 92253 Sheet Number: A1.1 SITE PLAN 87 To: City of La Quinta – Planning Department From: Tower Energy Group Date: 4/15/2024 RE: Tower Market La Quinta Expansion - Statement of Operations The Tower Market expansion project at 77985 Montezuma, La Quinta, CA 92253 proposes to expand POWER POINTS PLANNING COMMISSION MEETING FEBRUARY 25, 2025 2/25/2025 1 Planning Commission Meeting February 25, 2025 Staff Item: Project Updates Planning Commission Meeting February 25, 2025 PH1 – Tower Market Expansion Conditional Use Permit 2024-0003 Site Development Permit 2024-0004 1 2 2/25/2025 2 Background • Project Location: – Southwest corner of Avenida Bermudas and Avenida Montezuma – Village Use Permit 2012-045 was approved on September 24, 2013 Vicinity Map 3 4 2/25/2025 3 Current Site Photographs Current Site Photographs 5 6 2/25/2025 4 Proposal • 2,379 square foot addition • Two new fuel pumps and relocation of the existing fuel pumps • Demolition of the existing Post Office Site Plan 7 8 2/25/2025 5 Elevations Elevations 9 10 2/25/2025 6 Elevations Floor Plan 11 12 2/25/2025 7 Elevations 13 14 2/25/2025 8 Preliminary Landscape Plan Conditional Use Permit • Two additional fuel pumps for a total of 6 fuel pumps • Hours of operation 5:00 a.m. to 11:30 p.m. • Other agency permits required: • Riverside County Division of Weights & Measures • Riverside County Department of Environmental Health • State of California Department of Alcohol Beverage Control • South Coast Air Quality Permit 15 16 2/25/2025 9 CEQA • The project is exempt from environmental review pursuant to Section 15301 existing facilities and Section 15332 in-fill development project in that the proposed project involves minor expansion to an existing market and can be characterized as in-fill development. Findings PC must make findings that: – The project is exempt from CEQA – CUP and SDP are consistent with Zoning Code and General Plan and consider the architecture, landscaping, and site design and apply COA 17 18 2/25/2025 10 Recommendation Adopt a resolution to approve Conditional Use Permit (CUP) 2024-0003 and Site Development Permit (SDP) 2024-0004 and find the project exempt from environmental review pursuant to Section 15301 (Class 1) existing facilities and Section 15332 (Class 32) in-fill development project 19 20 2/25/2025 11 Upcoming Projects • La Quinta Dental Campus • Highway 111/Adams Drive Thru • PGA West Infill Lots • Cell Tower extensions • Club at Coral Mountain Golf Course Recently Approved Projects • Bravo Estates • Calle Estado Mixed Use – Building plan check • McQuaid Studio Mixed Use – Building plan check 21 22 2/25/2025 12 Projects Under Construction • Chick Fil A & Quick Quack • Daiso (retail store) • Rancho La Quinta Fitness Center • Oasis (60 th & Madison) • Grading • Jefferson St Apt Recently Completed La Quinta Resort Adult Pool Remodel Point Happy 23 24 2/25/2025 13 Sphere of Influence • City Council directed staff to continue community outreach • Study Session planned for March • Master Planning process • Further community outreach efforts Highway 111 Corridor Specific Plan • Specific Plan, Code and Mitigated Negative Declaration being prepared • Series of presentations to public in March • Anticipated hearings in April or May 25 26 2/25/2025 14 27