CC Resolution 1998-137d_W RESOLUTION 98-137
A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF
LA QUINTA, CALIFORNIA, APPROVING SITE
DEVELOPMENT PERMIT 97-603, AMENDMENT #1 FOR
THE DEVELOPMENT PLANS FOR THREE AUTOMOBILE
DEALERSHIPS
CASE NO.: SITE DEVELOPMENT PERMIT 97-603, AMENDMENT #1
APPLICANT: STAMKO DEVELOPMENT CO.
WHEREAS, the City Council of the City of La Quinta, California, did on
the 1 7th day of November, 1 998, hold a duly noticed Public Hearing to review the
amended development plans for three auto dealerships located at the southeast corner
of Adams Street and Highway 111; and
WHEREAS, the Planning Commission of the City of La Quinta, California,
did on the 1 3th day of October, and 1 0th day of November, 1 998, hold a duly noticed
Public Hearing to review the amended development plans for three auto dealerships
located at the southeast corner of Adams Street and Highway 111, more particularly
described as:
A PORTION OF THE SOUTHWEST AND NORTHWEST
1/4 SECTION OF 29, T5S, R7E
WHEREAS, the City Council of the City of La Quinta, California did on the
1 5th day of July, 1997, under Resolution 97-66 approve and adopt the development
plans for five auto dealerships located at the southeast corner of Adams Street and
Highway 111; and,
WHEREAS, said amended Site Development Permit has complied with the
requirements of The Rules to Implement the California Environmental Quality Act of
1 970" as amended Resolution 83-63). The Community Development Department
completed Environmental Assessment 97-337 for the original project. An
Environmental Impact Report, State Clearinghouse No.97011 055 was certified by the
City Council in 1 997, for this project. A Supplemental EIR has been prepared for the
proposed Specific Plan, Site Development Permit and Development Agreement
amendments; and,
WHEREAS, at said Public Hearing, upon hearing and considering all
testimony and arguments, if any, of all interested persons wanting to be heard, said
City Council did make the following mandatory findings of approval to justify approving
said Site Development Permit 97-603, Amendment #1:
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d_WCity Council Resolution 98-137
Adopted: 11/17/98
Psge 2
1. The proposed car dealerships are consistent with the City's General Plan in that
the property is designated Mixed/Regional Commercial MIRC). The Land Use
Element Policy 2-3.1) of the 1992 General Plan Update allows automobile
sales/services as a conditional use. The project is consistent with the goals,
policies and intent of the La Quinta General Plan Land Use Element Chapter 2)
provided conditions are met.
2. The proposed auto dealerships are consistent with the goals and objectives of
the La Quinta Centre Specific Plan in that the project is a permitted use and will
comply with the development standards and design guidelines provided
conditions are met.
3. The development of auto dealerships will be consistent with the City's Zoning
Code and the La Quinta Centre Specific Plan provided conditions are met.
4. The site design of the proposed project is compatible with the high quality of
commercial development on Highway 111 provided conditions are met.
5. The landscape design along Highway 111 will conform with the City's Highway
111 Landscape Design Guidelines, subject to conditions. The Adams Street
landscape setback is also of a high quality landscape design provided conditions
are met.
6. The architectural design of the project is compatible with development on
Highway 111 in that it is a similar scale of other developments in the area; the
building materials will be aesthetically pleasing, and provide a blend of varied
surfaces and variety of textures, provided conditions are met.
7. The sign design of the project will provide building identity using common
elements of size, color, and materials.
NOW, THEREFORE, BE IT RESOLVED by the City Council of the City of
La Quinta, California, as follows:
1. That the above recitations are true and constitute the findings of the City
Council in this case;
2. That it does hereby approve Site Development Permit 97-603, Amendment #1
for the reasons set forth in this Resolution and subject to the attached
conditions.
PASSED, APPROVED and ADOPTED at a regular meeting of the La Quinta
City Council, held on the 1 71h day of November, 1 998, by the following vote, to wit:
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d_W City Council Resolution 98-137
Adopted: 11117198
Page 3
AYES: Council Members Adolph, Henderson, Perkins, Sniff
NOES: None
ABSENT: Mayor Pena
ABSTAIN: None
JOHN J. PENA,ayor
City of La Quinta, California
ATTEST:
%(.
/SAUNDRA L. JUHOLA, City Clerk
City of La Quinta, California
APPROVED AS TO FORM:
DAWN C. HONEYWE1L?, City Attorney
City of La Quinta, California
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d_W CITY COUNCIL RESOLUTION 98-137
CONDITIONS OF APPROVAL FINAL
SITE DEVELOPMENT PERMIT 97-603, AMENDMENT #1
THREE AUTO DEALERSHIPS
NOVEMBER 17,1998
GENERAL CONDITIONS OF APPROVAL
1. The development shall comply with the La Quinta Centre Specific Plan, Specific
Plan Amendment #1 97-029 on file in the Community Development Department),
the approved exhibits and the following conditions, which shall take precedence in
the event of any conflicts with the provisions of the Specific Plan.
2. Exterior lighting for the project shall comply with the City's Dark Sky" Lighting
Ordinance. Lighting Plans shall be approved by the Community Development
Department Director prior to issuance of building permits. All exterior lighting shall
be down-shining and provided with shielding to screen glare from adjacent streets
and residential property to the west and south, to the satisfaction of the Community
Development Department Director. Parking lot light standards shall be a maximum
of 24-feet in height. All parking lot lights shall be shielded along the west property
line Parcels 5, 6, & 7) and landscape lighting shall be installed adjacent to Adams
Street.
Prior to the issuance of building permits, the site plan shall be modified to show the
relocation of the light poles along the regular display areas adjacent to Highway 111
has been moved to the interior corners of the special display areas as shown on the
marked up Exhibit dated November 17, 1998.
3. Provide adequate trash and recycling areas for each phase for approval by the
Community Development Department Director prior to issuance of the first building
permit per phase. The plan will be reviewed for acceptability by applicable trash
company prior to review by the Community Development Department Director.
4. Prior to issuance of any grading or building permits, or ground disturbance,
mitigation measures as recommended by the Archaeological Assessment for the
site shall be completed at the applicant/developer's expense. This consists of
having an archaeological monitor on site during grading and earth disturbance
operations. A final report shall be submitted for acceptance by the Historic
Preservation Commission prior to issuance of the Certificate of Occupancy of the
first building.
5. Handicap access, facilities and parking shall be provided per Federal, State, and
local requirements.
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d_WCity Council Resolution 98-137
Conditions of Approval Recommended
Site Development Permit 97-603, Amendment #1
November 17.1998
Page 2
6. Prior to any site disturbance being permitted, including construction, preliminary site
work and/or archaeological investigation, the project developer shall submit and
have approved a Fugitive Dust Control Plan FDCP), in accordance with Chapter
6.16 of the La Quinta Municipal Code. The plan shall define all areas proposed for
development and shall indicate time lines for phasing of the project, and shall
establish standards for comprehensive control of both anthropogenic and natural
creation of airborne dust due to development activities on site. If the project is
phased a plan shalt be prepared that addresses control measures over the entire
build-out of the project e.g., for disturbed lands pending future development).
7. Construction shall comply with all local and State building code requirements as
determined by the Building and Safety Director.
8. Prior to issuance of any land disturbance permit, the applicant shall pay the required
mitigation fees for the Coachella Valley Fringe-Toed Lizard Habitat Conservation
Program, as adopted by the City, in the amount of $600 per acre of disturbed land.
9. Prior to the issuance of a grading permit, the applicant shall prepare and submit a
written report to the Community Development Director demonstrating compliance
with those Conditions of Approval and mitigation measures of Site Development
Permit, Amendment #1 97-603, and Environmental Assessment 97-337. Prior to
the issuance of a building permit, the applicant shall prepare and submit a written
report to the Community Development Director demonstrating compliance with
those Conditions of Approval and mitigation measures of SDP, Amendment #1 97-
603 and EA 97-337. The Community Development Director may require inspection
or other mitigation monitoring measures to assure such compliance.
10. All roof and wall mounted mechanical-type equipment shall be installed or screened
with architecturally compatible material so as not to be visible from surrounding
properties and streets to the satisfaction of the Community Development Director
and/or Planning Commission. Working drawings showing all proposed equipment
and how they will be screened shall be submitted and approved prior to issuance
of a building permit.
GENERAL
11. Upon their approval by the City Council, the City Clerk is directed to file these
Conditions of Approval with the Riverside County Recorder for recordation against
the properties to which they apply.
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d_W City Council Resolution 98-137
Conditions of Approval Recommended
Site Development Permit 97-603. Amendment #1
November 17, 1998
Page 3
12. The applicant shall comply with all Conditions of Approval of the underlying
Tentative Parcel Map 28525 which conditions are included herein by reference. As
expressly modified by Specific Plan 97-029.
13. Unless otherwise provided herein, these conditions shall apply to development of
both the overall site and to individual sites within the auto mall and commercial
center
14. Prior to the issuance of grading, improvement or building permits, the applicant
shall obtain permits and/or clearances from the following public agencies:
Fire Marshal
Public Works Department Grading Permit, Improvement Permit)
Community Development Department
Riverside County Environmental Health Department
Desert Sands Unified School District
Coachella Valley Water District CVWD) Water & Sewer)
Imperial Irrigation District lID) Electricity)
California Regional Water Quality Control Board NPDES Permit)
Caltrans
The applicant is responsible for any requirements of the permits or clearances from
those jurisdictions. If the requirements include approval of improvement plans,
applicant shall furnish proof of said approvals prior to obtaining City approval of the
plans.
For projects requiring NPDES construction permits, the applicant shall include a
copy of the application for the Notice of Intent with grading plans submiffed for plan
checking. The applicant shall make Storm Water Pollution Protection Plan available
at the construction site for review by City representatives.
IMPROVEMENT PLANS
15. Project improvement plans submitted to the City for plan checking shall be
submitted on 24" x 36" media in the categories of Rough Grading, Precise
Grading," Streets & Drainage," and Landscaping." All plans except precise
grading plans, shall have signature blocks for the City Engineer. Precise grading
plans shall have signature blocks for the Community Development Director and the
Building Official. Plans are not approved unless, and until, they are signed.
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d_WCity Council Resolution 98-137
Conditions of Approval Recommended
Site Development Permit 97-603 Amendment #1
November 17, 1998
Page 4
Street and Drainage" plans shall normally include signals, sidewalks, bike paths,
gates and entryways, and parking lots. If water and sewer plans are included on
the street and drainage plans, the plans shall have an additional signature block
for the CVWD. The combined plans shall be signed by CVWD prior to their
submittal for the City Engineer's signature.
Landscaping" plans shall normally include landscape improvements, irrigation,
lighting. and perimeter walls.
Plans for improvements not listed above shall be in formats approved by the City
Engineer.
16. Individual site improvement plans not including street or public facility construction)
shall be submitted on 24" x 36" media. Plans for individual site improvements may
be combined on a single plan provided excess clutter doesn't affect readability.
Individual site plans shall include all hardscape, drainage and landscape
improvements. Plans for parking areas and interior circulation routes shall include
traffic striping and pavement markings, signing, pedestrian facilities, trash
receptacles, and other features which may affect the safe flow of vehicles and
pedestrians.
All plans except precise grading plans, if separate) shall have signature blocks for
the City Engineer. Precise grading plans shall have signature blocks for Community
Development Director and the Building Official. Plans are not approved for
construction until they are signed.
17. The City may maintain standard plans, details and/or construction notes for
elements of construction. For a fee established by City Resolution, the applicant
may acquire standard plan and/or detail sheets form the City.
IMPROVEMENT AGREEMENT
18. Improvements to be made or agreed upon, shall include removal of any existing
structures or obstructions which are not part of the proposed improvements.
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d_WCity Council Resolution 98-137
Con ditions of Approval Recommended
Site Development Permit 97-603, Amendment #1
November 17. 1998
Page 5
GRADING
19. Prior to occupation of the project site or any individual site for construction
purposes, the applicant shall submit and receive approval of a Fugitive Dust Control
Plan prepared in accordance with Chapter 6.16, LQMC. In accordance with said
Chapter, the applicant shall furnish security, in a form acceptable to the City, in an
amount sufficient to guarantee compliance with the provisions of the permit.
20. Graded, undeveloped land shall be maintained to prevent dust and blowsand
nuisances. The land shall be planted with interim landscaping or provided with
other wind and water erosion control measures approved by the Community
Development and Public Works Departments.
21. Prior to issuance of building permits, the applicant shall provide a separate
document, bearing the seal and signature of a California registered civil engineer
or surveyor, that lists actual building pad elevations for the building lots. The
document shall list the pad elevation approved on the grading plan, the as-built
elevation, and the difference between the two, if any. The data shall be organized
by lot number and shall be listed cumulatively if submitted at different times.
DRAINAGE
The applicant shall comply with the provisions of Engineering Bulletin No. 96.03 and the
following:
22. Stormwater falling on site during the peak 24-hour period of a 100-year storm shall
be retained within the development unless otherwise approved by the City Engineer.
The tributary drainage area shall include streets within the development and extend
to the centerline of public streets adjacent to the development. Adams Street run
off may not be retained in the landscape setback. 40% of the stormwater runoff
from Parcels 1, 2, and 3 shall be allowed within the Highway 111 setback. All other
drainage shall be retained on site.
23. In design of retention facilities, the maximum percolation rate shall be two inches
per hour. The percolation rate will be considered to be zero unless the applicant
provides site-specific data indicating otherwise.
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d_WCity Council Resolution 98-137
Conditions of Approval Recommended
Site Development Permit 97-603, Amendment #1
November 17, 1998
Pege 6
24. Retention basin slopes shall not exceed 3:1 on private property, 5:1 on public
property. Retention depth shall not exceed six feet on private property, two feet on
public property.
25. The design of the development shall not cause any increase in flood boundaries,
levels or frequencies in any area outside the development.
26. The development shall be graded to permit storm flow in excess of retention
capacity to flow out of the development through a designated overflow outlet and
into the historic drainage relief route.
27. Storm drainage historically received from adjoining property shall be received and
retained or passed through into the historic downstream drainage relief route.
28. If the applicant proposes drainage of stormwater to off-site locations, the applicant
may be required to design and install first-flush storage, oil/water separation
devices, or other screening or pretreatment method(s) to minimize conveyance of
contaminants to off-site locations. If the drainage will directly or indirectly enter
public waterways, the applicant and, subsequently, the Property Owners
Association, shall be responsible for any sampling and testing of effluent which may
required under the City's NPDES Permit, or other City- or area-wide pollution
prevention program and for any other obligations and/or expenses which may arise
from such discharge of the development's stormwater or nuisance water. The CC
& Rs for the development shall reflect the existence of this potential obligation.
29. For individual auto sales & service sites and other sites where stormwater
contaminants are typically produced or deposited, all washdown water and runoff
from service, and fueling shall be routed through oil/water separation devices
approved by the City prior to disposal in retention/percolation facilities. The
applicant and, eventually, the Property Owner's Association, shall schedule regular
inspections of the separation devices to ensure that accumulations of petroleum
products and contaminated runoff are pumped from the devices and disposed of in
accordance with Coachella Valley Water District.
STREETS AND TRAFFIC
30. All new streets in this development shall be constructed to their full width including
curb, guffer, and sidewalk on both sides with the exception of the sidewalk along the
south side of Auto Center Drive and the east side of La Quinta Drive.
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d_WCity Council Resolution 98-137
Conditions of Approval Recommended
Site Development Permit 97-603. Amendment #1
November 17, 1998
Page 7
31. The geometry of the round about proposed at the intersection of Auto Centre Drive
and Auto Centre North shall be approved by the City Engineer including crosswalk
locations.
LANDSCAPING
32. Landscape and irrigation plans for landscaped lots, landscape setback areas,
medians, and retention basins shall be prepared by a licensed landscape architect.
Landscape and irrigation plans shall be approved by the Community Development
Department. Landscape and irrigation construction plans shall be submifted to the
Public Works Department for review and approval by the City Engineer. The plans
are not approved for construction until they have been approved and signed by the
City Engineer, the Coachella Valley Water District, and the Riverside County
Agricultural Commissioner.
33. Slopes shall not exceed 5:1 within public rights of way and 3:1 in landscape areas
outside the right of way.
34. Landscape areas shall have permanent irrigation improvements meeting the
requirements of the City Engineer. Use of lawn shall not have spray irrigation along
five feet of curbs on public streets.
35. The applicant shall ensure that landscaping plans and utility plans are coordinated
to provide visual screening of above-ground utility structures.
36. The applicant shall provide landscape improvements in the perimeter setback areas
along Highway 111 and on the east side of Adams Street from Highway 111 to 47th
Avenue. Undulating mounding shall be a minimum of one to three feet in height
including the setback along the CVWD well site as submifted by the applicant on
November 17,1998. The applicant's landscape design plans shall delete any plant
material not listed within the City's Highway 111 Landscape Design Guidelines. All
trees proposed within the Highway 111 setback area shall be four inches in
diameter, eight feet tall, with a six foot spread at the time of installation. If any tree
dies within the Highway 111 setback area it shall be replaced within 14 days. No
pruning of the trees within the Highway 111 setback area shall be allowed within
four feet of the grade. Specify that all one gallon plants shall be planted three foot
on center and five gallon plants used as appropriate within the Highway 111
setback area. All other plant material non-trees) must comply with the Highway
111 Landscape Guidelines.
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Conditions of Approval Recommended
Site Development Permit 97-603, Amendment #1
November 17.1998
Page 8
37. Prior to issuance of a building permit the landscaping plans shall be modified as
submitted by the applicant on November 17,1998.
QUALITY ASSURANCE
38. The applicant shall employ construction quality-assurance measures which meet
the approval of the City Engineer.
39. The applicant shall employ or retain California registered civil engineers,
geotechnical engineers, or surveyors, as appropriate, who will provide, or have their
agents provide, sufficient supervision and verification of the construction to be able
to furnish and sign accurate record drawings.
FEES AND DEPOSITS
40. The applicant shall pay all deposits and fees required by the City for plan checking
and construction inspection. Deposit and fee amounts shall be those in effect when
the applicant applies for plan checking and permits.
FIRE MARSHAL
41. Schedule E" fire protection approved Super fire hydrants, 6" x 4" x 21A" x 21A") will
be located at each street intersection spaced not more than 330 feet apart in any
direction with any portion of any frontage more than 165 feet from a fire hydrant.
42. The water mains shall be capable of providing a potential fire flow of 5000 g.p.m.
and an actual fire flow available from any two hydrant shall be 2500 g.p.m. for a 2-
hour duration at 20 p.s.i. residual operating pressure.
43. Prior to recordation of the final map, applicant/developer will furnish one blueline
copy of the water system plans to Fire Department for review/approval. Plans will
conform to the fire hydrant types, location and spacing, and the system will meet the
fire flow requirements. Plans will be signed/approved by a registered civil engineer
and the local water company with the following certification: I certify that the
design of the water system is in accordance with the requirements prescribed
by the Riverside County Fire Department."
44. The required water system including fire hydrants will be installed and accepted by
the appropriate water agency prior to any combustible building material being
placed on an individual lot.
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d_W City Council Resoluton 98-137
Conditions of Approvel Recommended
Site Development Permit 97-603, Amendment #1
November 17,1998
Page 9
BUILDINGS/FACILITIES
45. Install Knox Key Lock boxes, Models 4400, 3200 or 1300, mounted per
recommended standard of the Knox Company. Plans must be submitted to the Fire
Department for approval of mounting location/position and operating standards.
Special forms are available from the Riverside County Fire Department for ordering
the Key Switch. This form must be authorized and signed by that office for the
correctly coded system to be purchased.
MAINTENANCE
46. The applicant shall make provisions for continuous maintenance of drainage,
landscaping and on-site improvements.
MISCELLANEOUS
47?* Prior to issuance of building permits the building elevations shall be modified as
follows:
A. Torre Nissan:
1 Insert the window on the north elevation as shown on the floor plans.
B. All dealerships shall add or expand landscape planters, or provide building
upgrades such as tile insets along the north building elevations.
48. Developer or property owner) agrees to indemnify, defend and hold harmless the
City of La Quinta in the event of any legal claim or litigation arising out of the City's
approval of this project. The City of La Quinta shall have the right to select its
defense counsel in its sole discretion.
49. In the event of a conflict between the conditions listed herein and the provisions of
the Development Agreement between the applicant and the City, the provisions of
the Development Agreement shall prevail unless such action or interpretation would
result in violation of any applicable local, State, or federal law.
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