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MA 2014-0008City bf Ga Quinta 78-495 Calle Tampico La Quinta, California 92253 PHONE:760.777.7125 FAX:760.777.1233, Office Use Only Case Number Accepted' Assigned 30-Day B Deadline i -- F MINOR ADJUSTMENT "APPLICATION R El VEC ED OCT 31 2014 ' CITY OF LA QUINTA COMMUN ynp L MENT OCT 3 g 2014 CITY OF IA QUINTA COMMUNITY DEVELOPMENT DEPARTMENT Finance Stamp Sections A, B and C are to be completed by the applicant in their entirety and shaY..'be accompanied by all listed plans, studies, reports and exhibits listed in Section'D unless specifically waived by the appropriate City'staff member and noted thereon. " , , R . SECTION A- PROJECT INFORMATION Project Name. La Quinta Square - Aldi Requested Adjustment: Minor adjustment to encroachment at south setback to allow for 2ft building pop-outuse as architectural elements o create depth to south elevation,. see attache exhibit APN #(s): 643-220-007 - Parcel 1 M I Site Address/ 78-611 Highway 111, La Quinta, CA 92253- Location: General Plan: Zoning: CR --Regional Commercial Specific. Plan: Proposed Use: Proposed Phases Related. Cases: •r Minor Adjustment Application M1 . Page 1 of 7 City of La Quints • Planning Department ■ 760.777.7125 05.20.13 PAApplication Submittal Forms\Applicatio6s\MA\MA Application - 0 10.13.doc SECTION B - STATEMENT OF FINDINGS The purpose of this form is to provide a detailed statement addressing the required findings that must be made in order for a minor adjustment to be granted. Please use a separate sheet if needed. Surrounding Uses. Why will approval of the variance 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? "Pop -outs" are well protected from public right -away side walks by over 20ft of landscaping and they .are out of public access. Other properties do not a butt where this encroachment takes place. SECTION C - APPLICANT/OWNER INFORMATION Applicant: Owner(s): Architect: Prest Vuksic Architects - David Drake, Senior Project Manager '-j��,�� .1. 5yt3 (Name) (Phone) 44530 San Pablo, Palm Desert CA 92260 davidd@pvarch.com (Mailing Address) (Email) ACM La Quinta IV-B LLC Kevin Staley / Marin Slusser (Name) (Phone) 44530 San Pablo, Palm Desert CA 92260 davidd@pvarch.com (Mailing Address) (Email) Prest Vuksic Architects - John Vuksic (Name) (Phone) 44530 San Pablo, Palm Desert CA 92260 johnv@pvarch.com (Mailing Address) (Email) C-19210 (California State License #) Applicant Certification I certify that I have read this application packet in its entirety and understand the City's submittal and review process and the requirements for this application. I further certify that each application item submitted as part of this application is consistent with the minimum required contents for that item as described in Section D of this application. 1 understand and agree that if during the processing of the application, it is determined the information does not strictly meet such standards or contains errors or omissions, clarification and/or supplemental information may be required and the preparation of such information may be considered, in the Planning Director's judgment, an unreasonable delay and will result in a �sio�pkcessing time limits in accordance with the California Code of Re- ulagi ns, 1 e 1 Se n 15109. Applicant's Signature: Print Name: David Drake, PVA Senior Project Manager Date: ,34 Minor Adjustment Application Page 2 of 7 City of La Quinta - Planning Department - 760.777.7125 05.20.13 P:\Application Submittal Forms\Applications\MA\MA Application - 05.20.13.doc Owner Certification I certify under the penalty of the laws of the State of California that 1 am the property owner of the property that is the subject matter of this application and I am authorizing and hereby do consent to the riling of this applicatio a acknowledge that the final approval by the City of La Quinta, if any, may result 'n r s rictfons, limitations and construction obligations being Imposed on this real prop Owner/Authorized Agent Signature": Date: Print Name(s): `An authorized agent for the owner must attach a n arized letter of authorization from the legal property owner. Any off -site work identified on the plans must be accompanied by a statement of authorization with a notarized signature of the subject property owner. SECTION D - APPLICATION SUBMITTAL REQUIREMENTS Additional information may be required based on review of the project description. Submittal waivers may be obtained through staff consultation, a pre -submittal meeting, or a preliminary review application. No apalications will be accepted by mail. APPLICATION SUBMITTAL REQUIREMENTS — INITIAL TO BE COMPLETED BY CITY STAFF Each of the following items is required for submittal unless a waiver is granted by City Staff. Any waiver # of E- m 'a must be confirmed by initialing of this form by the # of copies Waiver person granting the waiver prior to submittal. Please see paper in PDF OK'd by M Section D for the description and completion copies loormat n CD- (initials) v� requirements of each item. FS=Full Size / R=Reduced to 11 x17- ROM) FILING FEES ' ❑ ❑ Filing Fees Receipt 1 NA APPLICATION INFORMATION ❑ ❑ Application w/Statement of Findings 1 .1 NA ❑ ❑ Site Photographs 1 1 PLAN SET ❑ ❑ Index Sheet 5FS/10R 1 NA ❑ ❑ Site Plan 5FS/10R 1 NA ❑ ❑ Floor Plan 5FS/10R 1 PRIMARY REPORTSISTUDIESiEXHiBiTS ❑ 1 ❑ Preliminary Title Report 1 1 Minor Adjustment Application Page 3 of 7 City of La Quinta - Planning Department - 760.777.7125 05.20.13 PAApplication Submittal Forms\ApplicationsWAWA Application - 05.20.13.doc OCT 31 2014 C0 o=�aQUiYTA _ • D �iMUN1iY EVEi AIEN7 DEPP,R7�,E,�T Date Paid: Friday, October 31, 2014 Paid By: ACM LA QUINTA IV B Cashier: AZA Pay Method: CHECK 1030 Printed: Friday, October 31, 2014 8:24 AM 1 of 1 �YCTFA::C SFILE Cp'y December 11, 2014 Mr. David Drake Prest Vuksic Architects 44-530 San Pablo Avenue Palm Desert, CA 92260 SUBJECT: ENVIRONMENTAL ASSESSMENT 2014-1002; TENTATIVE PARCEL MAP 2014- 1003 (TPM 36791); SITE DEVELOPMENT PERMIT 2014-1005; MINOR ADJUSTMENT 2014-0008; MINOR ADJUSTMENT 2014-0009; SIGN PERMIT APPLICATION 2014-1001 LA QUINTA SQUARE PLANNING COMMISSION ACTION Dear Mr. Drake: The City of La Quirita Planning Commission, at its meeting of December 9, 2014, adopted Resolution Number 2014-034 approving the La Quinta Square project, subject to the attached Conditions of Approval. This' action is final unless appealed by you or another person to the City Council within 15 days of the action. Please contact our department should you wish to appeal. If you have ,any questions, please contact me at (760) 777-7067. Singe`rely;.; UU, AICP Associate Planner, 78-495 Calle Tampico I La Quinta I California 92253 1 760.777.7000 1 www.La-Quinta.org 0 PLANNING COMMISSION RESOLUTION 2014 - 034 CONDITIONS OF APPROVAL - FINAL TENTATIVE PARCEL MAP 36791 LA QUINTA SQUARE (PREST VUKSIC ARCHITECTS) DECEMBER 9, 2014 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 Tentative Parcel Map, or any Final Map recorded thereunder. The City shall have sole discretion in selecting its defense counsel. The City shall promptly notify the applicant of any claim, action or proceeding and shall cooperate fully in the defense. 2. This Tentative Parcel Map, and any Final Map recorded thereunder, shall comply with the requirements and standards of Government Code § § 66410 through 66499.58 (the "Subdivision Map Act"), and Chapter 13 of the La Quinta Municipal Code ("LQMC"). The City of La Quinta's Municipal Code can be accessed on the City's Web Site at www.la-quinta.org. 3. This Tentative Parcel Map shall expire on December 9, 2016, two years from the date of Planning Commission approval, unless recorded or granted a time extension pursuant to the requirements of La Quinta Municipal Code 13.12.160 (Extensions of time for tentative maps). 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 Community Development Department • Riverside Co. Environmental Health Department • Desert Sands Unified School District (DSUSD) • Coachella Valley Water District (CVWD) • Imperial Irrigation District .(IID) • California Regional Water Quality Control Board (CRWQCB) • State Water Resources Control Board PLANNING COMMISSION RESOLUTION 2014 - 034 CONDITIONS OF APPROVAL - FINAL TENTATIVE PARCEL MAP 36791 LA QUINTA SQUARE YPREST VUKSIC ARCHITECTS) DECEMBER 9, 2014 PAGE 2 OF 16 • SunLine Transit Agency (SunLine) • .South Coast Air Quality Management District Coachella Valley (SCAQMD) The applicant is responsible for all requirements of the permits and/or clearances from the above listed agencies. When these requirements include approval of improvement plans, the applicant shall furnish proof of such approvals when submitting those improvement plans for City approval: 5. Coverage under the State of California Construction General Permit must be obtained by the applicant, who then shall submit a copy of the Regional Water Quality Control Board's ("RWQCB") acknowledgment of the applicant's Notice of Intent ("NOI") and Waste Discharge 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. 137-2013-001 1 and the State Water Resources Control Board's Order No. 2009-0009-DWQ and Order No. 2010- 0014-DWQ A. For construction activities including clearing, grading or excavation of land that disturbs one (1) acre or..more of land, or that disturbs less than one (1) acre of land, but which is a part of a construction project that encompasses more than one (1) acre of land, the Permitee shall be required to. submit a Storm Water Pollution Protection Plan ("SWPPP.) to the State Water Resources Control Board. The applicant or design professional can obtain the California Stormwater Quality Association SWPPP template at www.cabmphandbooks.com for use in their SWPPP preparation. I . 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). PLANNING COMMISSION RESOLUTION 2014 - 034 CONDITIONS OF APPROVAL - FINAL TENTATIVE PARCEL MAP 36791 LA QUINTA SQUARE (PREST VUKSIC ARCHITECTS) DECEMBER 9, 2014 PAGE 3 OF 16 2) Temporary Sediment Control. 3) Wind Erosion Control. 4) Tracking Control. 5) Non -Storm Water Management. 6) Waste Management and Materials Pollution Control. D. All erosion and sediment control BMPs proposed by the applicant shall be approved by the City Engineer prior to any onsite or offsite grading, pursuant to this project. E. 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. F. The inclusion in the Homeowners' Association (HOA) Conditions, Covenants, and Restrictions (CC&Rs), a requirement for the perpetual maintenance and operation of all post -construction BMPs as required and the applicant shall execute and record an agreement that provides 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 Tentative Parcel Map 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 presentment of the invoice, all costs and actual attorney's fees incurred by the City Attorney to review, negotiate and/or modify any documents or instruments required by these conditions, if Developer requests that the City modify or revise any documents or instruments prepared initially by the City to effect these conditions. This obligation shall be paid in the time noted above.without deduction or offset and Developer's failure to make such payment shall be a material breach of the Conditions of Approval. 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 0. 0 PLANNING COMMISSION RESOLUTION 2014 - 034 CONDITIONS OF APPROVAL -.FINAL TENTATIVE PARCEL MAP 36791 LA QUINTA SQUARE (PREST VUKSIC ARCHITECTS) DECEMBER 9, 2014 PAGE 4 OF 16 and/or surveying consultants to review and/or modify any documents or instruments required by this project. This obligation shall be paid in the time noted above without deduction or offset and Developer's failure to make such payment shall be.a material breach.of the Conditions of Approval. PROPERTY RIGHTS 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. Said conferred rights shall also include grant of access 'easement to the City of La Quinta for the purpose of graffiti removal.by City staff or assigned agent in perpetuity and agreement to the method to remove graffiti and to paint.over to best match existing. The applicant shall establish the aforementioned requirements in the CC&R's for the development or other agreements as • approved by the City Engineer. Pursuant to the aforementioned, the applicant shall submit and execute an "AUTHORIZATION TO REMOVE GRAFFITI FROM PRIVATE PROPERTY" form located at the Public Works Department Counter prior to Certificate of Occupancy. 12. Pursuant to the aforementioned condition, conferred rights shall include approvals from the master developer or the HOA over easements,and other property rights necessary for 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. The applicant shall offer for dedication on the Final Map 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.. 14. 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. Pursuant to this requirement; the Applicant shall include .in the submittal packet containing. the draft final map submitted for map checking, an offsite street geometric layout, drawn at 1 " equals 40 feet, detailing the following design aspects: median curb line, outside curb line, lane line alignment including lane widths, left. turn lanes, deceleration lane(s) and bus stop turnout(s). The geometric layout shall, be accompanied with sufficient professional engineering studies to confirm the PLANNING COMMISSION RESOLUTION 2014 - 034 CONDITIONS OF APPROVAL - FINAL TENTATIVE PARCEL MAP 36791 LA QUINTA SQUARE (PREST VUKSIC ARCHITECTS) DECEMBER 9, 2014 PAGE 5 OF 16 appropriate length of all proposed turn pockets and auxiliary lanes that may impact the right.of way dedication required of the project and the associated landscape setback requirement. 15. When the City Engineer determines that access rights to the proposed street rights - of -way shown on the approved Tentative Parcel Map are'necessary prior to approval of the Final Map dedicating such rights -of -way, the 'applicant shall grant the necessary rights -of -way within 60 days of a written request by the City. 16. The applicant shall create perimeter landscaping setbacks along all public rights -of - way as follows: A. Hwy 1 1 1 - 50-foot from the R/W-P/L. B. Simon Drive - 10-foot from the R/W-P/L. The listed setback depth shall be the average depth where a meandering wall design is approved. The setback requirements shall apply to all frontages including, but not limited to, remainder parcels and sites dedicated for utility purposes. Where public facilities (e.g., sidewalks) are placed on privately -owned setbacks, the applicant shall offer for dedication blanket easements for those purposes on the Final Map. 17. 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 on the Final Map. 18. Direct vehicular access to Highway 1 1 1 and Simon Drive is restricted, except for those access points identified on the tentative parcel map., or as otherwise conditioned in these conditions of approval. The vehicular access restriction shall be shown on the recorded final parcel map. 19. 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. 20. The applicant shall cause no easement to be granted, or recorded, over any portion of the subject property between the date of approval of the Tentative Parcel Map and the date of recording of any Final Map, unless such easement is approved by the City 0 PLANNING COMMISSION RESOLUTION 2014 - 034 CONDITIONS OF APPROVAL - FINAL TENTATIVE PARCEL MAP 36791 LA QUINTA SQUARE (PREST VUKSIC ARCHITECTS) DECEMBER 9, 2014 PAGE 6 OF 16 Engineer. STREET AND TRAFFIC IMPROVEMENTS 21. The applicant shall construct the following street improvements to conform with the General Plan: A. OFF -SITE STREETS 1) Highway 111 _ The applicant should provide an eastbound right -turn deceleration .at the Highway 111 project access drive as specified by the traffic impact study. B. FUTURE PROJECT FAIR -SHARE IMPROVEMENTS 1) Highway 111 and Simon Drive - The applicant shall pay his fair -share (5.07% calculated in the traffic impact study) .towards restriping the northbound and southbound approaches and completing a traffic signal modification to provide exclusive left -turn lanes in both directions at the intersection of Highway 111 and Simon Drive. The amount of the applicant's fair share for the above mentioned improvements shall be as approved by the City Engineer. The applicant shall pay to the City of La Quinta his fair share prior to final map recordation. 2) Washington Street and Miles Avenue - The applicant shall pay his fair - share (1.88% calculated in the traffic impact study) towards adding an'' exclusive westbound right -turn lane -and associated .right -turn overlap phase at the intersection of Washington Street and Miles Avenue. The amount of the applicant's fair share for the above mentioned improvements shall be as approved by the City Engineer. The applicant shall pay to the City of La Quinta his fair share prior to final map recordation: 22. Improvements shall include appurtenances such as traffic control signs, markings and other devices, raised medians if required, street name signs and sidewalks. 23. General access points and turning movements of traffic are limited to the following: A. Highway 111: Right turn in, right turn out are permitted. Left turn movements in and out are prohibited. B. Simon. Drive -Right turn in, right turn out, left turn in and left turn out PLANNING COMMISSION RESOLUTION 2014 - 034 CONDITIONS OF APPROVAL - FINAL TENTATIVE PARCEL MAP 36791 LA QUINTA SQUARE (PREST VUKSIC ARCHITECTS) DECEMBER 9, 2014 PAGE 7 OF 16 movements are permitted. 24. Improvements shall include appurtenances such as traffic control signs, markings and other devices, raised medians if required, street name signs and sidewalks. Mid - block street lighting is not required. 25. Standard knuckles and corner cut -backs shall conform to Riverside County Standard Drawings #801 and #805, respectively, unless otherwise approved by the City Engineer. 26. 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 engineers registered in California. PARKING LOTS and ACCESS POINTS 27. The design of parking facilities shall conform to LQMC Chapter 9.150 and in particular the following: A. The parking stall and aisle widths and the double hairpin stripe parking stall 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 so that ADA accessibility issues can be evaluated. D. Accessibility routes to public streets and adjacent development shall be shown on the Precise Grading Plan. E. Parking stall 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 stalls and 18 feet with a 2-foot overhang for handicapped parking stall or as approved by the City Engineer. One van accessible handicapped parking stall is required per 8 handicapped parking stalls. F. Drive aisles between parking stalls shall be a minimum of 26 feet with access drive aisles to public streets a minimum of 30 feet as shown on the grading plan or as approved by the City Engineer. PLANNING COMMISSION RESOLUTION 2014 - 034 CONDITIONS OF APPROVAL - FINAL TENTATIVE PARCEL MAP 36791 LA'QUINTA SQUARE (PREST VUKSIC ARCHITECTS) DECEMBER 9, 2014 PAGE 8 OF 16 Entry drives, main interior circulation routes, corner cutbacks, bus turnouts, dedicated turn lanes, ADA accessibility route 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. 28. 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. Unused curb cuts on any lot shall be restored to standard curb height prior to final inspection of permanent building(s) on the lot. 29. 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. Loading Areas 6" P.C.C./4" c.a.b. or the approved equivalents _of alternate materials. 30. The applicant shall submit current mix designs (less than two years old at the time of construction) for base, asphalt concrete and Portland cement concrete. The submittal shall include test results for all specimens used in the mix design procedure. For mix designs.over six months old, the submittal shall include recent (less than six months old at the time of construction) aggregate gradation test results confirming that design gradations can be lachieved in current production. The applicant shall not schedule construction operations until mix designs are approved. 31.. Improvements shall include appurtenances such as traffic control signs, markings and other devices, and sidewalks.. 32. 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 engineers registered in California. FINAI MAPS 33. Prior to the City's approval of a Final Map, the applicant shall furnish accurate mylars • 0 PLANNING COMMISSION RESOLUTION 2014 - 034 CONDITIONS OF APPROVAL - FINAL TENTATIVE PARCEL MAP 36791 LA QUINTA SQUARE (PREST VUKSIC ARCHITECTS) DECEMBER 9, 2014 PAGE 9 OF 16 of the Final Map. The Final Map shall be 1 " = 40' scale. 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. 34. 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). 35. The following improvement plans shall be -prepared and submitted for review and approval by the Public Works Department. A separate set of plans for each line item specified below shall be prepared. The plans shall utilize the minimum scale specified, unless otherwise authorized by the City Engineer in writing. Plans may be prepared at a larger scale if additional detail or plan clarity is desired. Note, the applicant may be required to prepare other improvement plans not listed here pursuant to improvements required by other agencies and utility purveyors. A. Precise Grading Plan (Commercial) 1 " = 20' Horizontal B. PM 10 Plan 1 " = 40' Horizontal C. WQMP (Plan submitted in Report Form) NOTE: A through C to be submitted concurrently. D. Off -Site Signing & Striping Plan 1 " = 40' Horizontal E. On Site Sewer and Water Improvement Plan 1 " = 40' Horizontal Separate Storm Drain Plans if applicable 1 " = 40' Horizontal, 1 " = 4' Vertical 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. All Off -Site Plan & 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. PLANNING COMMISSION RESOLUTION 2014 - 034 CONDITIONS OF APPROVAL - FINAL TENTATIVE PARCEL MAP 36791 LA QUINTA SQUARE (PREST VUKSIC ARCHITECTS) DECEMBER 9, 2014 PAGE 10 OF 16 All On -Site Signing & Striping Plans shall show, at a minimum; Stop Signs, Limit Lines and Legends, No Parking Signs, Raised Pavement Markers (including Blue RPMs at fire hydrants) and Street Name Signs per Public Works Standard Plans and/or as approved by the Engineering Department. "Precise Grading" plans shall normally include perimeter walls with Top Of Wall & Top Of Footing elevations shown. All footings shall have a minimum of 1-foot of cover, or sufficient cover to clear any adjacent obstructions. The applicant shall prepare an accessibility assessment on a marked up print.of the building floor plan identifying every building egress and notes the 2013 California Building Code accessibility requirements associated with each door. The assessment must comply with the submittal requirements of the Building & Safety Division. A copy of the reviewed assessment shall be submitted to the Public Works Department in conjunction with the tentative parcel map when it is submitted for plan checking. In addition to the normal set of improvement plans, a "precise grading" plan is required to be submitted for approval by the Building Official, Community Development Director and the City Engineer: "Precise Grading" plans shall normally include all on -site surface improvements including but not limited to finish grades for curbs & gutters, building floor elevations, wall elevations,. parking lot improvements and ADA requirements. 36. 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 websi.te (www.la- quinta.org). Please navigate to the Public Works Department home page and look for the Standard Drawings hyperlink. 37. The applicant shall furnish a complete set of all approved improvement plans on a storage media 'acceptable to the City Engineer (currently mylars). 38. Upon completion of construction, and prior to final acceptance of the improvements by the City, the applicant shall furnish the City with reproducible record drawings of all improvement plans which were approved by the City.. Each sheet shall be clearly marked "Record Drawing and shall be stamped and signed by the engineer or surveyor certifying to the accuracy and completeness of the drawings. The applicant shall have all approved mylars previously submitted to the City, revised to reflect the as -built conditions. The applicant shall employ or retain the Engineer Of. Record during the construction phase of the project so that the FOR can. make site visits in PLANNING COMMISSION RESOLUTION 2014 - 034 CONDITIONS OF APPROVAL - FINAL TENTATIVE PARCEL MAP 36791 LA QUINTA SQUARE (PREST VUKSIC ARCHITECTS) DECEMBER 9, 2014 PAGE 11 OF 16 support of preparing "Record Drawing". However, if subsequent approved revisions have been approved by the City Engineer and reflect said "Record Drawing" conditions, the Engineer Of Record may submit a letter attesting to said fact to the City Engineer in lieu of mylar submittal. IMPROVEMENT SECURITY AGREEMENTS 39. Prior to approval of any Final Map, the applicant shall construct all on and off -site improvements and satisfy its obligations for same, or shall furnish a fully secured and executed Subdivision Improvement Agreement ("SIA") guaranteeing the construction of such improvements and the satisfaction of its obligations for same, or shall agree to any combination thereof, as may be required by the City. 40. Any Subdivision Improvement Agreement ("SIA") entered into by and between the applicant and the City of La Quinta, for the purpose of guaranteeing the completion of any improvements related to this Tentative Parcel Map, shall comply with the provisions of LQMC Chapter 13.28 (Improvement Security). 41. 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. When improvements are phased through a "Phasing Plan," or an administrative approval (e.g., Site Development Permits), all off -site improvements and common on - site improvements (e.g., backbone utilities, retention basins, perimeter walls, landscaping and gates) shall be constructed, or secured through a SIA, prior to the issuance of any permits in the. first phase of the development, or as otherwise approved by the City Engineer. Improvements and obligations required of each subsequent phase shall either be completed, or secured through a SIA, prior to the completion of homes or the occupancy of permanent buildings within such latter phase, or as otherwise approved by the City Engineer. In the event the applicant fails to construct the improvements for the development, or fails to satisfy its obligations for the development in a timely manner, pursuant to T the approved phasing plan, the City shall have the right to halt issuance of all permits, and/or final inspections, withhold other approvals related to the development of the project, or call upon the surety to complete the improvements. 42. Depending on the timing of the development of this Tentative Parcel Map, and the PLANNING COMMISSION RESOLUTION 2014'- 034 CONDITIONS OF APPROVAL - FINAL TENTATIVE PARCEL MAP 36791 LA QUINTA SQUARE (PREST VUKSIC ARCHITECTS) DECEMBER 9, 2014 PAGE 12 OF 16 status of the off -site improvements at the time, the applicant may be required to: A. Construct certain off -site improvements. B. Constructadditional off -site improvements, subject to the reimbursement of its costs by others. C. Reimburse others for those improvements previously constructed that are considered to be an obligation of this tentative parcel map. 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 or by the issuance of the 20% Building. Permit. In the event that any of the improvements required for this development are constructed by the City, the applicant shall, prior to the approval of,the Final Map, or the issuance of any permit related thereto, reimburse the City for the costs of such improvements. 43. If the applicant elects to utilize the secured agreement alternative, the applicant shall submit detailed construction cost estimates for all proposed on -site and off -site improvements, including an estimate for the final survey monumentation, for checking and approval by the City Engineer. Such estimates shall conform to the unit cost'schedule as approved by the City Engineer. ` At the time the applicant submits its detailed construction cost estimates for conditional approval of the Final Map by the City Council, the applicant shall also submit one copy each of an 8-1 /2" x 11 " reduction of each page .of. the Final Map, along with a copy of an 8-1 /2" x 11 " Vicinity Map. Estimates for improvements under the jurisdiction of other agencies shall be approved by those agencies and submitted to the City along with the applicant's detailed cost estimates. 44. 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 issuance of building. permits, and/or final building inspections, withhold other approvals related to the development of the project,'or call upon the PLANNING COMMISSION RESOLUTION 2014 - 034 CONDITIONS OF APPROVAL - FINAL TENTATIVE PARCEL MAP 36791 LA QUINTA SQUARE WREST VUKSIC ARCHITECTS) DECEMBER 9, 2014 PAGE 13 OF 16 surety to complete the improvements. GRADING 45. The applicant shall comply with the provisions of LQMC Section 13.24.050 (Grading Improvements). 46.- 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. 47. To obtain an approved grading permit, the applicant shall submit and obtain approval of all of the following: A. A grading plan prepared by a civil engineer registered in the State of California, B. A preliminary geotechnical ("soils") report prepared by a professional registered in the State of California, C. A Fugitive Dust Control Plan prepared in accordance with LQMC Chapter 6.16, (Fugitive Dust Control), and D. A Best Management Practices report prepared in accordance with LQMC Sections 8.70.010 and 13.24.170 (NPDES Stormwater Discharge Permit and Storm Management and Discharge Controls). E. A WQMP prepared by an authorized professional registered in the State of California. All grading shall conform with the recommendations contained in the Preliminary Soils Report, and shall be certified as being adequate by soils engineer, or engineering geologist registered in the State of California. A statement shall appear on the Final Map that a soils report has been prepared in accordance with the California Health & Safety Code § 17953. 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. 48: The applicant shall maintain all open graded, undeveloped land in order to prevent • PLANNING COMMISSION RESOLUTION 2014 - 034 CONDITIONS OF APPROVAL - FINAL TENTATIVE PARCEL MAP 36791 LA QUINTA SQUARE (PREST VUKSIC ARCHITECTS) DECEMBER 9, 2014 PAGE 14 OF 16 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. 49.. Grading within the perimeter setback and parkway areas shall have undulating terrain and shall 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 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 (1.57) in the first eighteen inches (18") behind the curb. 50. Building pad elevations on the precise grading plan submitted for City Engineer's approval shall conform with pad elevations shown on the tentative map, unless the pad elevations have other requirements imposed elsewhere in these Conditions of Approval. 51. Building pad elevations of perimeter lots shall not differ by more that one foot higher from the building pads in adjacent developments. 52. The applicant shall minimize the differences in elevation between the adjoining properties and the lots within this development. Where compliance within the above stated limits is impractical, the City may consider alternatives that are shown to minimize safety concerns, maintenance difficulties and neighboring -owner dissatisfaction with -the grade differential. 53. Prior to any site grading or regrading that will raise or lower any portion of the site by more than plus or minus half of a foot (0.5') from the elevations shown on the approved Tentative Parcel Map', the applicant shall submit the proposed grading changes to the City Engineer for a substantial conformance review. 54.. 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 PLANNING COMMISSION RESOLUTION 2014 - 034 CONDITIONS OF APPROVAL - FINAL TENTATIVE PARCEL MAP 36791 LA QUINTA SQUARE WREST VUKSIC ARCHITECTS) DECEMBER 9, 2014 PAGE 15 OF 16 certification shall also list the relative compaction of the pad soil. The data shall be organized by lot number, and listed cumulatively if submitted at different times. UTII ITIFS 55. The applicant shall comply with the provisions of LQMC Section 13.24.110. . (Utilities). 56. 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. 57. Existing overhead utility lines within, or adjacent to the proposed development, and all proposed utilities shall be installed underground. All existing utility lines attached to joint use 92 KV transmission power poles are exempt from the requirement to be placed underground. 58. Underground utilities shall be installed prior to overlying hardscape. For installation of utilities in existing improved streets, the applicant shall comply with trench restoration requirements maintained, or required by the City Engineer. The applicant shall provide certified reports of all utility trench compaction for approval by the City Engineer. , 59. 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 on -site streets in residential developments are initially constructed with partial pavement thickness, the applicant shall complete the pavement prior to final inspections of the last ten percent of homes within the development or when directed by the City, whichever comes first. PUBLIC SERVICES 60. The applicant shall provide public transit improvements as required by SunLine Transit Agency and as approved by the City Engineer. PLANNING COMMISSION RESOLUTION 2014 - 034 CONDITIONS OF APPROVAL - FINAL TENTATIVE PARCEL MAP 36791 LA QUINTA SQUARE (PREST'VUKSIC ARCHITECTS) DECEMBER 9, 2014 PAGE 16 OF 16 MAINTENANCE 61. The applicant shall comply with the provisions of LQMC Section 13.24.160 (Maintenance). 62. The applicant shall make provisions for the continuous and perpetual maintenance of common areas, perimeter landscaping up to the curb, access drives, sidewalks, and storm.water BMPs. FEES AND DEPOSITS 63. The applicant shall comply with the provisions of LQMC Section 13.24:180 (Fees and Deposits). These fees include all deposits arrd fees required by the City for,plan checking and construction inspection. Deposits and fee amounts shall be those in effect when the applicant makes application for plan check and permits. r PLANNING COMMISSION RESOLUTION 2014 - 034 CONDITIONS OF APPROVAL - FINAL SITE DEVELOPMENT PERMIT 2014-1005 LA QUINTA SQUARE (PREST VUKSIC ARCHITECTS) DECEMBER 9, 2014 PAGE 1 OF 18 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 shall cooperate fully in the defense. 2. Site Development Permit 2014-1005 shall comply with all applicable conditions and/or mitigation measures for the following related approval: Tentative Parcel Map 36791 In the event of any conflict(s) between approval conditions and/or provisions of these approvals, the Community Development Director shall adjudicate the conflict by determining the precedence. 3. The Site Development Permit shall expire on December 9, 2016 and shall become null and void in accordance with La Quinta Municipal Code Section 9.200.080, unless a building permit has been issued. A time extension may be requested per LQMC Section 9.200.080 4. 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 Community Development Department Riverside Co. Environmental Health Department • Desert Sands Unified School District (DSUSD) Coachella Valley Water District (CVWD) • Imperial Irrigation District (IID) • California Regional Water Quality Control Board (CRWQCB) • State Water Resources Control Board 0 . 0 PLANNING COMMISSION RESOLUTION 2014 - 034 CONDITIONS OF APPROVAL - FINAL SITE DEVELOPMENT PERMIT 2014-1005 LA QUINTA SQUARE (PREST VUKSIC ARCHITECTS) DECEMBER 9, 2014 PAGE 2 OF 18 i • SunLine Transit Agency (SunLine) • South Coast Air Quality Management District Coachella Valley (SCAQMD) The applicant is responsible for all requirements of the permits and/or clearances from the above listed agencies. When these requirements include approval of improvement plans, the applicant shall furnish proof of such approvals when submitting those improvement plans for' City approval. 5. Coverage under the State of California Construction General Permit must be obtained by the applicant, who then shall submit a copy of the Regional Water Quality Control Board's ("RWQCB") acknowledgment of the applicant's Notice of Intent ("NOI") and Waste Discharge 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 8.7.0.010 et seq. (Stormwater Management and Discharge Controls), and 13.24.170 (Clean Air/Clean Water); Riverside County Ordinance No. 457; the California Regional Water Quality Control Board — Colorado River Basin Region Board Order No. 137-2013-001 1 and the State Water Resources Control Board's Order No. 2009-0009-DWQ and Order No. 2010= ,0014-DWQ. A. For construction activities including clearing, grading or excavation of land that disturbs one (1) acre or more of land, or that disturbs less than'one (1) acre of land, but which is a part of a construction project that encompasses more than one (1) acre of land, the Permitee shall be required to -submit a Storm Water Pollution Protection Plan ("SWPPP") to the State Water Resources Control Board. The applicant or design professional can obtain the California Stormwater Quality Association SWPPP template at www.cabmphandbooks.com for use in their SWPPP preparation. B. The applicant shall ensure that the required SWPPP is. available for inspection at the project site at all times through and including acceptance of all improvements by the City. C. The applicant's SWPPP shall include provisions for all of the following Best Management. Practices ("BMPs") (LQMC Section 8.70.020' (.Definitions)): 1) Temporary Soil Stabilization (erosion control). PLANNING COMMISSION RESOLUTION 2014 - 034 CONDITIONS OF APPROVAL - FINAL SITE DEVELOPMENT PERMIT 2014-1005 LA QUINTA SQUARE (PREST VUKSIC ARCHITECTS) DECEMBER 9, 2014 PAGE 3 OF 18 2) Temporary Sediment Control. 3) Wind Erosion Control. 4) - Tracking Control. 5) ` Non -Storm Water Management. 6) Waste Management and Materials Pollution Control. D. All erosion and sediment control BMPs proposed by the applicant shall be approved by the City Engineer prior to any onsite or offsite grading, pursuant to this project. E. 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.. F. The applicant shall execute and record an agreement that provides 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 presentment of the invoice, all costs and actual attorney's fees incurred by the City Attorney to review, negotiate and/or modify any documents or instruments required by these conditions, if Developer requests that the City modify or revise any documents or instruments prepared initially by the City to effect these conditions. This obligation shall be paid in the time noted above without deduction or offset and Developer's failure to make such payment shall be a material breach of the Conditions of Approval. 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 time noted above without PLANNING COMMISSION RESOLUTION 2014 - 034 CONDITIONS OF APPROVAL - FINAL SITE DEVELOPMENT PERMIT 2014-1005 LA QUINTA SQUARE (PREST VUKSIC ARCHITECTS) DECEMBER 9, 2014 PAGE 4 OF 18 deduction or offset and 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. Said conferred rights shall also include grant of access easement to the City of La, Quinta for the purpose of graffiti removal by City staff or assigned agent in perpetuity and agreement to the method to remove graffiti and to paint over to best match existing. The applicant shall establish the aforementioned requirements in the.CC&R's for the development or other agreements as approved by the City Engineer.. Pursuant to the -aforementioned, the applicant shall submit and execute an "AUTHORIZATION TO REMOVE GRAFFITI FROM PRIVATE PROPERTY" form located at the Public Works Department Counter prior to Certificate of Occupancy. 12. Pursuant to the aforementioned condition, conferred rights shall include approvals from the master developer over easements and other property rights necessary for 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. 'Direct vehicular access to Highway 1 1 1 and Simon Drive are restricted, except for those access points identified on the approved Site Development Permit. 14. The applicant shall furnish proof of easements; or written permission, as appropriate, from those owners of all abutting properties on which grading, retaining wall construction, permanent slopes, or other encroachments will occur. STREET AND TRAFFIC IMPROVEMENTS 15. , The applicant shall construct the following street improvements to conform with the General Plan (street type noted in parentheses.) A. OFF -SITE STREETS 1) Highway. 111 — The applicant should provide an eastbound righvturn deceleration at the Highway 1 1 1 project access drive as specified by PLANNING COMMISSION RESOLUTION 2014 - 034 CONDITIONS OF APPROVAL - FINAL SITE DEVELOPMENT PERMIT 2014-1005 LA QUINTA SQUARE (PREST VUKSIC ARCHITECTS) DECEMBER 9, 2014 PAGE 5 OF 18 the traffic impact study. B. FUTURE PROJECT FAIR -SHARE IMPROVEMENTS 1) Highway 111 and -Simon Drive - The applicant shall pay his fair -share (5.07% calculated in the traffic impact study) towards restriping the northbound and southbound approaches and completing a traffic signal modification to provide exclusive left -turn lanes in both directions at the intersection of Highway 111 and Simon Drive. The amount of the applicant's fair share for the above mentioned improvements shall be as approved by the City Engineer. The applicant shall pay to the City of La Quinta his fair share prior to recordation of Final Map 36791. 2) Washington Street and Miles Avenue - The applicant shall pay his fair - share (1.88% calculated in the traffic impact study) towards adding an exclusive westbound right -turn lane and associated right -turn overlap phase at the intersection of Washington Street and Miles Avenue. The amount of the applicant's fair share for the above mentioned improvements shall be as approved by the City Engineer. The applicant shall pay to the City of La Quinta his fair share prior to recordation of Final Map 36791. 16. Improvements shall include appurtenances such as traffic control signs, markings and other devices, raised medians if required, street name signs and sidewalks. 17. Standard knuckles and corner cut -backs shall conform to Riverside County Standard Drawings #801 and #805, respectively, unless otherwise approved by the City Engineer. PARKING LOTS and ACCESS POINTS 18. The design of parking facilities shall conform to LQMC Chapter 9.150 and in particular the following: A. The parking stall and aisle widths and the double hairpin stripe parking stall 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. 0 �. 0 PLANNING COMMISSION RESOLUTION 2014 - 034 CONDITIONS OF APPROVAL - FINAL SITE DEVELOPMENT PERMIT 2014-1005 LA QUINTA SQUARE WREST VUKSIC ARCHITECTS) DECEMBER 9, 2014 PAGE 6 OF 18 C. Building access points shall be shown on the Precise Grading Plans so that ADA accessibility issues can be evaluated. D. Accessibility routes to public streets and adjacent development shall be shown on the Precise Grading Plan. E. Parking stall 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 stalls and 18 feet with a 2-foot overhang for handicapped parking stall or as approved by the City Engineer. One van accessible handicapped parking stall is required per 8 handicapped parking stalls. F. Drive aisles between parking stalls shall be a minimum of 26 feet with access drive aisles to public streets a minimum of 30 feet as shown on the Site Development Plan site plan or as approved by the City Engineer. Entry drives, main interior circulation routes, corner cutbacks, bus turnouts, dedicated turn lanes, ADA accessibility route 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. 19. 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. Unused curb cuts on any lot shall be restored -to standard curb height prior to final inspection of permanent buildings) on the lot. 20. The applicant. shall design street pavement sections using CalTrans' design procedure. for 207year 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. Loading Areas 6" P.C.C.'/4" c.a.b. or the approved equivalents of alternate materials. 21. The applicant shall submit current mix designs (less than two years old at the time of construction) for base, asphalt concrete and Portland cement concrete. The submittal shall include test results for all specimens used in the mix design 0 r PLANNING COMMISSION RESOLUTION 2014 - 034 CONDITIONS OF APPROVAL - FINAL SITE DEVELOPMENT PERMIT 2014-1005 LA QUINTA SQUARE (PREST VUKSIC ARCHITECTS) DECEMBER 9, 2014 PAGE 7 OF 18 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. 22.. Improvements shall include appurtenances such as traffic control signs, markings and other devices, and sidewalks: 23. 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 engineers registered in 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. 24. 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). 25. The following improvement plans shall be prepared and submitted for review and approval by the Public Works Department. A separate set of plans for each line item specified below shall be prepared. The plans shall utilize the minimum scale specified, unless otherwise authorized by the City Engineer in writing.. Plans may be prepared at a larger scale if additional detail or plan clarity is desired. Note, the applicant may be required to prepare other improvement plans not listed here pursuant to improvements required by other agencies and utility purveyors. A. Precise Grading Plan (Commercial) 1 " = 20' Horizontal B. PM 10 Plan 1 " = 40' Horizontal C. WQMP (Plan submitted in Report Form) NOTE: A and C to- be submitted concurrently. D'. Off -Site Signing & Striping Plan 1 " = 40' Horizontal E. On Site Sewer and Water Improvement Plan 1 " = 40' Horizontal • PLANNING COMMISSION RESOLUTION 2014 - 034 CONDITIONS OF APPROVAL - FINAL SITE DEVELOPMENT PERMIT 2014-1005 LA QUINTA SQUARE (PREST VUKSIC ARCHITECTS) DECEMBER 9, 2014 PAGE 8 OF 18 Separate Storm Drain Plans if applicable 1 " = 40' Horizontal, 1 = 4' Vertical 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. All Off -Site Plan & 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. All On -Site Signing & Striping Plans shall show, at a minimum; Stop Signs, Limit Lines and Legends, No Parking Signs, Raised Pavement Markers (including Blue RPMs at fire hydrants) and Street Name Signs per Public Works Standard,Plans and/or as approved by the Engineering Department. "Precise Grading" plans shall normally include perimeter walls with Top Of Wall & Top Of Footing elevations shown. All. footings shall have a minimum of. 1-foot of cover, or sufficient cover to clear any adjacent obstructions. The applicant shall prepare an accessibility assessment on a marked up print of the building floor plan identifying every building egress and notes the 2013 California Building Code accessibility requirements associated with each door. The assessment must comply with the submittal requirements of the Building & Safety Division. A copy of the reviewed assessment shall be submitted to the Public Works Department in conjunction .with the Site Development Plan when it is submitted for plan checking. In addition to the normal set of improvement plans, a "Precise Grading" plan is required to be submitted for approval by the Building Official, Community*_ 'Development Director and the City Engineer. "Precise Grading" plans shall normally include all on -site surface improvements including but not limited to finish grades for curbs & gutters, building floor elevations, wall elevations, parking ,lot improvements .and ADA requirements.. 26. 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 webs)te (www.la- quinta.org). Please navigate to the Public Works Department home page and look for the Standard Drawings hyperlink. PLANNING COMMISSION RESOLUTION 2014 - 034 CONDITIONS OF APPROVAL - FINAL SITE DEVELOPMENT PERMIT 2014-1005 LA QUINTA SQUARE WREST VUKSIC ARCHITECTS) DECEMBER 9, 2014 PAGE 9 OF 18 27. The applicant shall furnish a complete set of all approved improvement plans on a .storage media acceptable to the City Engineer. (currently mylars). 28. Upon completion of construction, and prior to final acceptance of the improvements by the City, the applicant shall furnish the City with reproducible record drawings of all improvement plans which were approved by the City. Each sheet shall be clearly marked "Record Drawing" , and shall be stamped and signed by the' engineer or surveyor certifying to the accuracy and completeness of the drawings. The applicant shall have all approved mylars previously submitted to the City, revised to reflect.the as -built conditions. The applicant shall employ or retain the Engineer Of Record during the construction phase of the project so that the FOR can make site visits in support of preparing "Record Drawing". However, if subsequent approved revisions have been approved by the City Engineer and reflect said "Record Drawing" conditions, the Engineer Of Record may submit a letter attesting to said fact to the City Engineer in lieu of mylar submittal. GRADING 29. The applicant shall comply with the provisions of LQMC Section 13.24.050 (Grading Improvements). 30. 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. 31. To obtain an approved grading permit, the applicant shall submit and obtain approval of all of the following: A. A grading plan prepared by a civil engineer registered in the State of California, B. A preliminary geotechnical ("soils") report prepared by a professional registered in the State of California, C. A Fugitive Dust Control Plan prepared in accordance with LQMC Chapter 6.16, .(Fugitive Dust Control), and D. A Best Management Practices report prepared in accordance with LQMC Sections 8.70.010 and 13.24.170 (NPDES Stormwater Discharge Permit and Storm Management and Discharge Controls). E. A WQMP prepared by an authorized professional registered in the State of California. PLANNING COMMISSION RESOLUTION 2014 - 034 CONDITIONS OF APPROVAL - FINAL SITE DEVELOPMENT PERMIT 2014-1005 LA QUINTA SQUARE WREST VUKSIC ARCHITECTS) DECEMBER 9, 2014 PAGE 10 OF 18 All grading shall conform with the recommendations contained in the Preliminary Soils Report, and shall be certified as being adequate by soils engineer,.or engineering geologist registered in the State of California. The applicant shall furnish security, in a form acceptable to the City, and in an amount sufficient to guarantee compliance with the approved Fugitive Dust Control Plan provisions as submitted with its application for a grading permit. Additionally, the applicant shall replenish said security if expended by the City of La Quinta to comply with the Plan as required by the City Engineer. 32. Prior to any grading improvements, the applicant shall submit grading performance security valued at 100% of the cost of the grading improvements in accordance with La Quinta Municipal Code 8.80.050, or as approved by the City Engineer. In the event the applicant fails to construct the improvements for the. development, or fails to satisfy its obligations for the development in a timely manner, pursuant to the approved plan, the City shall have the right to halt issuance of all permits, and/or final inspections, withhold other approvals related to the development of the project, or call upon the surety to complete the improvements. 33. 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. 34. Grading within the perimeter setback and parkway areas shall have undulating terrain and shall 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 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. 35. Prior to any site grading or regrading that will raise or lower any portion of the site by more than plus or minus half of a foot '(0.5') from the elevations shown on the approved Site Development Permit, the applicant shall submit the proposed grading 1. changes to the City Engineer for a substantial conformance review. PLANNING COMMISSION RESOLUTION 2014 - 034 CONDITIONS OF APPROVAL - FINAL SITE DEVELOPMENT PERMIT 2014-1005 LA QUINTA SQUARE WREST VUKSIC ARCHITECTS) DECEMBER 9, 2014 PAGE 11 OF 18 36. 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 37. Stormwater handling shall conform with the approved hydrology and drainage report for La Quinta Square, SDP 2014-1005 / Parcel Map 36791, or as approved by the City Engineer. Nuisance water shall be disposed of in an approved manner. 38. 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 10 year storm shall be retained within the development, unless otherwise approved by the City Engineer. The design storm shall be the 3 hour event. 39. 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. 40. In design of retention facilities, the maximum percolation rate shall be two inches per hour. The percolation rate will be considered to be zero unless the applicant provides site specific data indicating otherwise and as approved by the City Engineer. 41. 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 development of this property. 42. Stormwater may not be retained in landscaped parkways or landscaped setback lots unless approved by the City Engineer. Only incidental storm water (precipitation which 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 PLANNING COMMISSION RESOLUTION 2014 - 034 CONDITIONS OF APPROVAL - FINAL SITE DEVELOPMENT PERMIT 2014-1005 LA QUINTA SQUARE (PREST VUKSIC ARCHITECTS) DECEMBER 9, 2014 PAGE 12 OF 18 9.100.040(B)(7). 43. The design of the development shall not cause any increase in flood boundaries and levels in any area outside the development. 44. 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. 45. Storm drainage historically received' from adjoining property shall be received and retained or passed through into the historic downstream drainage relief route. 46. 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. R7-201 3-0011 and the State Water Resources Control Board's Order No. 2009- 0009-DWQ and Order No. 2010-0014-DWQ. 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. R7-2013-001 1. .;B. The applicant shall implement the. WQMP Design Standards per (CRWQCB- CRB) Region Board Order. No. R7-2013-001 1 utilizing BMPs approved by the City Engineer. A project specific WQMP shall be provided which 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. UTILITIES PLANNING COMMISSION RESOLUTION 2014 - 034 CONDITIONS OF APPROVAL - FINAL SITE DEVELOPMENT PERMIT 2014-1005 LA QUINTA SQUARE (PREST VUKSIC ARCHITECTS) DECEMBER 9, 2014 PAGE 13 OF 18 47. The applicant shall comply with the provisions of LQMC Section 13.24.110 (Utilities). 48. 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. 49. Existing overhead utility lines within, or adjacent to the proposed development, and all proposed utilities shall be installed underground. All existing utility lines attached to joint use 92 KV transmission power poles are exempt from the requirement to be placed underground. 50. Underground utilities shall be installed prior to overlying hardscape. For installation of utilities in existing improved streets, the applicant shall comply with trench restoration requirements maintained, or required by the City Engineer. The applicant shall provide certified reports of all utility trench compaction for approval by the City Engineer. Additionally, grease traps and the maintenance thereof shall be located as to not conflict with access aisles/entrances. LANDSCAPE AND IRRIGATION 51. The applicant shall comply with LQMC Sections 13.24.130 (Landscaping Setbacks) & 13.24.140 (Landscaping Plans) 52. Landscape and irrigation plans shall be signed and stamped by a licensed landscape architect. 53. All new 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). 54. All landscaping shall consist of, at minimum, 2.5 inch caliper trunk measured three feet up from grade level after planting), 5-gallon shrubs, and groundcover. Double lodge poles (two-inch diameter) shall be used to brace and stake trees. 55. 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 as a minor final landscape plan. Community Development Director approval of the final landscape plans is required prior to PLANNING COMMISSION RESOLUTION 2014 - 034 CONDITIONS OF APPROVAL - FINAL SITE DEVELOPMENT PERMIT 2014-1005 LA aUINTA SQUARE (PREST VUKSIC ARCHITECTS) DECEMBER 9, 2014 PAGE 14 OF 18 issuance of the first building permit unless the Community Development Director 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 Community Development Director and/or City Engineer. Prior to final approval of the installation of landscaping, the Landscape Architect of record shall provide the Community Development Department a letter stating he/she has personally inspected the installation, and that it conforms. with the final landscaping plans as approved by the City. If staff determines during final landscaping inspection that adjustments are required in order to meet the intent of the Planning Commission's approval, the Community Development Director shall review and approve any such revisions to the landscape plan. 56. If a building permit for the future development pad has not been issued within two years of the Planning Commission's approval, the applicant shall submit a Final Landscaping plan .to the Community Development Department for review and approval of temporary landscaping. Plant palette and placement shall be compatible with the overall site's perimeter landscaping and as determined to be appropriate by the Community Development Director. MAINTENANCE 57. The applicant shall comply with the provisions of LQMC Section 13.24.160 (Maintenance). 58. The applicant shall make provisions for the continuous and perpetual maintenance of perimeter landscaping up to the curb, access drives, sidewalks, and stormwater BMPs. FEES AND DEPOSITS 59. The applicant'shall comply with the provisions of_LQMC Section 13.24.1.80 (Fees and Deposits). These fees include all deposits and fees required by the City for plan checking and construction inspection. Deposits and .fee amounts shall be those in effect when the applicant makes application for plan check and permits. FIRE DEPARTMENT • 0 PLANNING COMMISSION RESOLUTION 2014 - 034 CONDITIONS OF APPROVAL - FINAL SITE DEVELOPMENT PERMIT 2014-1005 LA QUINTA SQUARE' (PREST VUKSIC ARCHITECTS) DECEMBER 9, 2014 PAGE 15 OF 18 60. The required fire flow shall be available from 4 Super hydrant(s) (6" x 4" x 21 /2" x 21/2") and shall be capable of delivering a fire flow 3.500 GPM per minute fo.r three hours duration at 20 psi residual operating pressure, which must be available before any combustible material is placed on the construction site. 61. Prior to building plan approval and construction, applicant/developer shall furnish two copies of the water system fire hydrant plans to Fire Department for review and approval. Plans shall be signed by a registered civil engineer, and shall confirm hydrant type, location, spacing, and minimum fire flow. Once plans are signed and approved by the local water authority, the originals shall be presented to the Fire Department for review and approval. 62. Prior to issuance of building permits, the water system for fire protection must be provided as approved by the Fire Department and the local water authority. (Submit separate underground plans showing FDC,PIV,four hydrants and fire risers,etc... ) 63. Blue dot retro-reflectors pavement markers on private streets, public streets and driveways to indicated location of the fire hydrant. 06-05 (located at www.rvcfire.org) 64. Fire Apparatus access road shall be in compliance with the Riverside County Fire Department Standard number 06-05 (located at www.rvcfire.org). Access lanes will not have an up, or downgrade of more than 15%. Access roads shall have an unobstructed vertical clearance not less than 13 feet and 6 inches. Access lanes will be designed to withstand the weight of 75 thousand pounds over 2 axles. Access will have a turning radius capable of accommodating fire apparatus. Access lane shall be constructed with a surface so as to provide all weather driving capabilities. 65. An approved Fire Department access key lock box (Minimum Knox Box 3200 series model) shall be installed next to the approved Fire Department access door to the building. If the buildings are protected with an alarm system, the lock box shall be. required to have tampered monitoring. Required order forms and installation standards may be obtained at the Fire Department. 66. Display street numbers in a prominent location on the address side of building(s) and/or rear access if applicable. Numbers and letters shall be a minimum of 12" in height for building(s) up to 25' in height. In complexes with alpha designations, letter size must match numbers. All addressing must be legible, of a contrasting color, and adequately illuminated to be visible from street at all hours. PLANNING COMMISSION RESOLUTION 2014 - 034 CONDITIONS OF APPROVAL - FINAL SITE DEVELOPMENT PERMIT 2014-1005 LA QUINTA.SQUARE (PREST VUKSIC ARCHITECTS) DECEMBER 9, 2014 , PAGE 16 OF 18 67. Install a complete commercial fire sprinkler system. Fire sprinkler system(s) with pipe sizes in excess of 4" in diameter.will require the project Structural Engineer to certify with a "wet signature", that the structural system is designed to support the seismic and gravity loads to support the additional weight of the sprinkler system. All fire sprinkler risers shall be protected from any physical damage. 68. The PIV and FCD shall be located to the front of building within 50 feet of approved roadway and within 200 feet of an approved hydrant. Sprinkler riser room must have indicating exterior and/or interior door signs. A C-16 licensed contactor must submit plans, along with current permit fees, to the Fire Department for review and approval prior to installation 69. Install an alarm monitoring system for fire sprinkler system(s) with 20 or more'heads, along with current,permit fees, to the Fire Department for review and approval prior to installation. 70. Install a portable fire extinguisher, with a minimum rating of 2A-10BC, for every 3,000 sq. ft. and/or 75 feet of travel distance. Fire extinguishers shall be mounted 3.5 to 5 ft'above finished floor, measured to the top of the extinguisher. Where not . readily visible, signs shall be posted above all extinguishers to indicate their locations. Extinguishers must have current CSFM service tags affixed. 71. No hazardous materials shall be stored and/or used within the building, which exceeds quantities listed in 2013 CBC. No class I, II or IIIA of combustible/flammable liquid shall be used in any amount*in the building. 72. Exit designs, exit signs, door hardware, exit markers., exit doors, and exit path - marking shall be installed per, the 20,13 California Building Code. 73. Electrical room doors, if applicable, shall be posted "ELECTRICAL ROOM" on outside of door. 74. Fire Alarm Control Panel room doors, if applicable, shall be posted "FACP" on outside of door. 75. Fire Riser Sprinkler room doors, if applicable, shall be posted "FIRE RISER" on outside of door. 76. Roof Access.room door, if applicable, shall be posted "ROOF.ACCESS" on outside of. door. PLANNING COMMISSION RESOLUTION 2014 - 034 CONDITIONS OF APPROVAL - FINAL SITE DEVELOPMENT PERMIT 2014-1005 LA QUINTA SQUARE (PREST VUKSIC ARCHITECTS) DECEMBER 9, 2014 PAGE 17 OF 18 77. Access shall be provided to all mechanical equipment located on the roof as required by the. Mechanical Code. 78. Driveway loops, fire apparatus access lanes and entrance curb radius should be designed to adequately allow access of emergency fire vehicles. The applicant or developer shall include in the building plans the required fire lanes and include the appropriate lane printing and/or signs 79. Air handling systems supplying air in excess of 2000 cubic feet per minute to enclosed spaces within buildings shall be equipped with an automatic shutoff. 2013 CIVIC 80. This building has not been reviewed or approved for high pile/rack storage. Prior to such use, building(s) shall be approved for high -piled storage (materials in closely packed piles or on pallets, or in racks where the top of storage exceeds 12 feet in height, 6 feet for Group A plastics and/or certain other high hazard commodities) or aerosols products. High -piled and aerosol stock shall be approved prior to materials being stored on site. A licensed Fire Protection Engineer or a Fire Department approved consultant must prepare plans for high -piled storage or aerosol storage in accordance with the California Fire Code and adopted standards. 81. Nothing in our review shall be construed as encompassing structural integrity. Review of this plan does not authorize or approve any omission or deviation from all applicable regulations. Final approval is subject to plan review and field inspection. All questions regarding the meaning of the code requirements should be referred to Fire Department at 760-863-8886. 82. The minimum dimension for gates is 20 feet clear and unobstructed width and a minimum vertical clearance of 13 feet 6 inches in height. Any gate providing access from a road shall be located at least 35 feet setback from the roadway and shall open to allow a vehicle to stop without obstructing traffic on the road. Where a one- way road with a single traffic lane provides access to a gate entrance, a 38-foot turning radius shall be used. 83. Gate(s) shall be automatic or manual operated. Install Knox key operated switches, with dust cover, mounted per recommended standard of the Knox Company. Building plans shall include mounting location/position and operating standards for Fire Department approval. PLANNING COMMISSION RESOLUTION 2014 - 034 CONDITIONS OF APPROVAL - FINAL SITE DEVELOPMENT PERMIT 2014-1005 LA QUINTA SQUARE (PREST VUKSIC ARCHITECTS) DECEMBER 9, 2014 PAGE 18 OF 18 '84. Any portion of the facility or of an exterior wall of the first story of the building shall not be located more than 150 feet from fire apparatus access roads as measured. by an approved route around the complex, exterior of the facility or building. 0 i PLANNING COMMISSION RESOLUTION 2014 - 034 CONDITIONS OF APPROVAL - FINAL SIGN PERMIT APPLICATION 2014-1001 LA QUINTA SQUARE (PREST VUKSIC ARCHITECTS) DECEMBER 9, 2014 PAGE 1 OF 1 GENERAL The development proposal for the future commercial building shall include an exhibit depicting sign locations and consistency with the La Quinta Square Sign Program. PH 3 PLANNING COMMISSION STAFF REPORT DATE: DECEMBER 9, 2014 CASE NUMBER: ENVIRONMENTAL ASSESSMENT 2014-1002- . TENTATIVE PARCEL MAP 2014-1.003 (TPM 36791) SITE DEVELOPMENT PERMIT 2014-1005 MINOR ADJUSTMENT 2014-0008 MINOR ADJUSTMENT 2014-0009 SIGN PERMIT APPLICATION 2014-1001 APPLICANT.: PREST VUKSIC ARCHITECTS PROPERTY OWNER: ACM LA QUINTA IV-B, LLC REQUEST: ADOPT A RESOLUTION TO APPROVE A MITIGATED NEGATIVE DECLARATION, A TENTATIVE PARCEL MAP, SITE DEVELOPMENT 'PERMIT, MINOR ADJUSTMENTS, AND SIGN PROGRAM FOR A NEW COMMERCIAL RETAIL CENTER, INCLUDING A MARKET AND DRIVE -THROUGH RESTAURANT, AND A COMMERCIAL PAD FOR FUTURE DEVELOPMENT CEQA: A MITIGATED NEGATIVE DECLARATION OF ENVIRONMENTAL. IMPACT AND ASSOCIATED MITIGATION MONITORING PROGRAM PER CALIFORNIA ENVIRONMENTAL QUALITY ACT GUIDELINES HAS BEEN PREPARED FOR THE PROJECT LOCATION: 78-611 HIGHWAY 111 RECOMMENDED ACTION Adopt a resolution approving a Mitigated Negative Declaration of environmental impact and associated Mitigation Monitoring Program and further approving a Tentative Parcel Map, Site Development Permit, two Minor Adjustments, and a Sign Permit Application for the La Quinta Square project. EXECUTIVE SUMMARY The La Quinta Square commercial retail center is proposed, which includes the construction of a market, drive -through restaurant, and retail pad for .future Page 1 of 8 development (Attachment 1). As conditioned, and with exception to signage as .represented below, the proposal complies with the development standards and design guidelines of the La Quinta General Plan and Municipal Code. The proposed signage does not comply with Municipal Code standards. However, Planning Commission has historically granted signage that deviated from Code requirements for developments along the Highway- 1 1 1 commercial corridor via a planned sign program with appropriate findings, which the applicant is -requesting. BACKGROUND The project site is,a former automobile dealership located on the, south side of Highway 1 1 1, north and west of Simon Drive (Attachment 2). The dealership was constructed and in operation prior to the city's incorporation, but closed in the late 2000s.. Other than occasional temporary/seasonal sales, the site has remained vacant. PROPOSAL & ANALYSIS Overview: The proposal includes the demolition of the existing structures and construction of a 17,020 square foot market (ALDI), a 3,750 square :foot drive -through restaurant (In- n -Out Burger), and, an 8,500 square foot commercial pad for future commercial development (Attachment 3). The 3.9-acre project site is bounded by an existing commercial center to the northwest, Highway 111 to the northeast, and Simon Drive to the southeast and southwest. Site Design: The market is located along the western portion of the site, the restaurant near the eastern corner of the site, and the future development pad: near the southern corner of the site (Attachment 3, Sheet A1.01). The future pad will require a separate development permit once tenants are determined (Attachment 3, Sheet C-6). :The remainder of the site is designed for parking and pedestrian access. Three vehicular access points are identified; one to the northeast on Highway 1 1 1, and two on Simon Drive to the southeast and southwest. .The Highway 1 1 1 *and southwest. Simon Drive entrances are. connected. by a primary drive aisle that bisects the project site. Decorative paving and speed tables will be installed along this drive aisle to emphasize pedestrian access throughout. the site. Aside from the perimeter sidewalks, no pedestrian or vehicular connection with the existing commercial development to the northwest is. proposed. The Municipal Code requires 152 parking spaces; 155 stalls are proposed, including seven ADA-accessible spaces. A reciprocal access and parking agreement Page 2 of 8 between all parcels within La Quinta Square will be required, and is reflected in the proposed tentative parcel map. Bicycle parking will be provided near the.entrances to the market and restaurant,. and will be required with the future development pad. A trash enclosure is proposed within the parking area of the restaurant site, (Attachment 3, Sheet A2-50). Including the shade trellis, the enclosure measures approximately eleven feet in height, and. will be painted to complement the buildings. The market utilizes a rolling. dumpster that is located at the bottom of the loading dock, which will be screened from public view. An additional enclosure located near the eastern site entrance will be reviewed as part of .the future development pad (Attachment 3, Sheet L1.00). The proposed on -site lighting is acceptable as the proposed. fixtures are consistent with the City's outdoor lighting ordinance. Pedestrian walkways and parking areas will be adequately lit using decorative wall --mounted fixtures and parking lot lighting. The photometric plan confirms that the project will be properly illuminated, without excess light and no illuminated hotspots (Attachment 3, .Sheet E0..1 - E0.3). Architectural Design: The architectural plans for the restaurant .have been designed to . reflect a "Desert Contemporary" architectural theme (Attachment 3, Sheet A2.0). This .includes the use of cement plaster with an acrylic finish as the .primary. exterior building finish, a vibrant color palette consistent with the restaurant's established corporate colors (red and yellow), and stone veneer accents. . The building's facades also include strategically -placed joints, numerous projections and pop -outs, and incorporate. a combination of flat roofs, overhangs,,and columns. The roof height varies between. 20 to 26 feet in height. Architectural plans for the market have also been designed to reflect' a "Desert Contemporary" architectural theme (Attachment 3, Sheet A3.0). This includes the use of stucco as the primary exterior building finish with a color palette incorporating varying earth tones, and stone veneer accent walls. The building also incorporates aluminum panels consistent with the market's standard corporate design, a number of pop -puts, faux windows, and steel awnings. The building .is approximately 22 feet in height, with an approximately 30-foot tower/parapet. The architectural plans for the third building will be reviewed at a later date under a separate site development. permit. Building design, including architecture, color palette, and landscaping, will be consistent with the market and restaurant buildings. An existing wireless telecommunications facility is currently located on the existing building. The facilities will be replaced with new, equipment, designed to Page 3 of 8 complement the proposed development. However, this review will be under separate permit, and is not a part of the current La .Quinta Square entitlement request. The. architecture and layout of La Quinta Square is compatible with the existing surrounding commercial land uses, and with two exceptions, Js consistent with the development. standards in the Municipal Code. The buildings.•are-appropriate at the proposed locations, and supplemental design elements appropriately enhance the architecture of the buildings. The proposed perimeter landscaping and screen wall will reduce the aesthetic impact of the drive -through, especially as the trees mature. The Municipal Code requires a twenty foot building setback along Simon Drive. The market building does not meet the building setback requirement due to a two -foot encroachment. The Code also has an.Image Corridor requirement that limits the maximum structure height to 22 feet for all buildings within 150 feet of Highway 111. The restaurant building falls within the Image Corridor, and multiple architectural projections, with a maximum height of 25'-6", do not meet the maximum height requirement. Minor Adjustments are permitted to provide for minor deviations from certain development standards. The applicant has proposed two Minor Adjustments to address the two encroachments. With Planning Commission approval of the Minor Adjustments, the proposal will meet all Municipal Code development standards.. Landscaping: Landscaping throughout the project site consists of primarily desert and other drought -tolerant plants (Attachment 3, Sheet L1.00 - Sheet L4.00). The (proposed tree palette includes Mexican Fan Palms, Acacia, Palo Verde, and Mesquite trees. The shrub palette includes Agave, Fountain Grass, and Red Yucca, among others. The future building pad will be treated with soil stabilizer. The perimeter areas along Highway 111 and Simon Drive are proposed to be landscaped with numerous trees, shrubs, and groundcover (minimum 36" box trees; minimum 5 . gallon shrubs/groundcover). In order to .adequately screen the drive -through, a block wall is proposed along the project frontage. The proposed landscape plan is acceptable. The .assorted species of plants add character to the proposed buildings while providing sufficient screening and accents around the project site. The combination of landscaping and screen. wall sufficiently screens the drive -through along Highway. 111 and Simon Drive. A condition of approval has been. recommended that requires the applicant to landscape the future development pad if no building permit has been issued within two years of Planning Commission approval. . Tentative Parcel Map: Tentative Parcel Map 36791 proposes to subdivide " the approximately 3.90-acre Page 4 of 8 project site into three parcels which range in size from approximately 0.75 acres to 1.79 acres (Attachment 3, ,Sheet C-1). Parcel 1 includes the market building and parking lot. Parcel 2 includes the restaurant building and parking lot. Parcel 3 is the future site of a commercial. retail building: A reciprocal access agreement is required as part of the Final Map process for the shared driveways and parking spaces within. the commercial center. The design of Tentative Parcel Map 36791, as conditioned, conforms to the design guidelines and standards of the City of La Quinta General Plan and Municipal Code. The proposed site design is in compliance with applicable General Plan goals, policies, ' and development standards, and will provide adequate circulation, infrastructure, and utilities. The purpose and design of the proposed map is consistent with this plan as it is proposed in order to facilitate the construction and operation of a commercial retail center and potential sale of the individual parcels. Sign Program: The applicant has applied for a sign program consisting of monument signs, specific signage for the restaurant and market, and sign guidelines for the future commercial pad (Attachment 3, Sheet SP 1). The double -sided monument signs are proposed to be placed along Highway 111 and. Simon Drive within the perimeter landscaping setback, near the three entrances, to the center (Attachment 3, Sheet SP.4A - SP 5). The primary monument signs consist'of illuminated tenant panels atop a stone base, totaling approximately 50 square feet. The secondary monument sign consists of the center's logo and. address mounted on an aluminum panel, totaling approximately 15 square feet. Four building -mounted signs are proposed for the restaurant building (IWWOUT) (Attachment 3, Sheet 'SP 8 - SP 9B). The signs are placed at prominent locations on all four building elevations, and consist of individual internally -illuminated channel letters. The sign faces are red and yellow, consistent with the signs installed at In-n-Out outlets nationwide. At the highest and widest dimensions, the signs.are approximately 4`-5" in height and 7'-5" wide, totaling approximately 34 square feet (135 square feet building aggregate). Five building -mounted signs are proposed for the market building, three primary signs (ALDI) and twosecondary signs (FOOD MARKET) (Attachment 3, Sheet SP 10 - SP 11.). The primary signs consist of internally -illuminated panels, and are placed on the towers on the northern, southern, *and eastern building elevations. Two of the signs are approximately 12 feet in height and 10 feet wide, totaling approximately 1.20 square feet each; a smaller primary sign on the southern elevation is approximately 42 square feet. The secondary signs are located on the northern and eastern building elevations. The signs consist of internally -illuminated channel letters. The signs are approximately 2'-6" in height and 24' wide, totaling Page 5 of 8 approximately 60 square feet each. Sign guidelines for the future commercial' building are included- in the sign program, and are typical for in -line . commercial tenants (Attachment. 3, Sheet SP 2D). Sample building elevations depicting signage have not been included as the building has not been designed. Consistency. with this sign program will be evaluated once the development permit is requested. The proposed signs do not meet Municipal Code requirements: YY signage Type s F 14, Code Requirement � .: , v�proposed `signage % F ' Iq� Freestanding signs for multi - building shopping centers 100 square feet aggregate 115 square feet In-n-Out: � ` 4 signs. 135 square feet aggregate 2 signs, but no more than Building -mounted signs for 1 per each side of building; ALDI: individual commercial buildings 5 signs 50'square feet aggregate 2 signs on side of building 400 square feet aggregate. Future Building (single tenant): 4 signs However, the Municipal Code allows for signage adjustments provided certain findings can be made. The applicant proposes that the following findings apply to the proposed sign program: • To overcome a disadvantage as a result of an exceptional setback between the street and the sign or orientation of -the sign location; • To achieve an effect which is essentially architectural, sculptural or graphic art; • To allow a sign compatible with other conforming signs in the vicinity; Staff believes that the signage program can be approved subject to the above findings. The proposed signs are appropriate for the building locations and are proportionate to. the building elevations. Similar to most of the existing big box retailers along Highway 1 1 1, the ALDI market building is set back quite some distance from Highway 1 1 1 (over 300 feet), and would 'benefit from additional signage. The In-n-Out Burger restaurant signs, combined with the vibrant building color palette, achieve an architectural affect. Most other sign programs in neighboring commercial centers allow for similar signage requirements as the proposed La Quinta Square program. Page 6 of 8 • Major retail tenants along .the. Highway 1 1 1 commercial corridor have historically applied for larger business identification signs, and have traditionally deviated from Municipal Code maximums. Approvals were granted based on sign size, location, proportionality to the building, as well as compliance with any applicable sign program. The applicant has submitted a letter of explanation for the Jncreased signage (Attachment 4). Staff recommends that the Planning Commission review and discuss the proposed signage. Sustainability: The proposed commercial center is designed to result in an environmentally - sustainable building, including use of LED light fixtures throughout; a specialized trash. and recycling program for the market, and water -efficient building fixtures. The center will comply with California. Green Building Standards. Landscaping will also meet or exceed Coachella Valley Water District water budget requirements. COMMISSIONS/BOARD/COMMITTEE RECOMMENDATIONS On November 19, 2014, the Architectural and Landscaping Review Board reviewed and recommended approval of the project as proposed and subject to the staff recommended conditions of approval. (Attachment 5). The Board discussed architecture, project phasing, and connectivity, and was very supportive of the project. No further recommendations were made to the Planning Commission. AGENCY & PUBLIC REVIEW Public Agency Review: This request was sent to all applicable City departments and affected public agencies on September 11, 2014. All written comments received are on file and available for review with the Community Development Department. All applicable comments have been adequately addressed and/or incorporated in the recommended Conditions of Approval. 0 Public Notice: This project was advertised in The Desert Sun newspaper on November 28, 2014, and mailed to all property owners within 500 feet of the site. To date, no comments have been received. Any written comments received will be handed out at the Planning Commission hearing. ENVIRONMENTAL'REVIEW The Community Development Department has prepared Environmental Assessment 2014-1002 for this project, in compliance with the requirements of the California Environmental Quality Act (CEQA). The Community Development Director has Page 7 of 8 determined that although the proposed project could have a significant effect -on the environment, there will not be a significant effect because revisions . in the project have been made by or .agreed to by the project proponent and mitigation measures have been incorporated. Therefore, the Community. Development Director is recommending that a Mitigated Negative Declaration of environmental impact and associated Mitigation. Monitoring Program be: adopted. The La Quinta Planning Commission will. consider this determination. at the.Hearing.. Report prepared by: Jay Wuu, Associate Planner Report approved for submission by: Les Johnson, Community Development Director Attachments: 1. Project Information 2. -Project Area Site Map 3. Washington Park Phase 4 Site Development Permit Plan Set 4. SignProgram Explanation 5. Minutes of November 19, 2014 ALRB meeting Page 8 of 8 , F 9F.� I 1 I r � 1 y.. o .c r a4 y,�A.�,.y.,`i ru, ..a ,.{r ,,t u'.t4.1.17 {1r, ."Ci72970'±dL•yry rnJrti• ►r � 'a'' 1 j`� - 1 .ALDI.,s. MARKET. o lip, ,s ❑ f f. oif'3 .,� Rz4' hu 4 e f BSL---------------- ---- -------------------------- ----------1 1.------ -- • CV - 1• .011 j ; LEGEND ' - STREET CENTER LINE -� SIMON DRIVE - - - PROPERTY LINE j /' • e---------- BUILDING SETBACK LINE (BSL) 0 ENCROACHED AREA ��y�0''ARoy�" P R EST - V U'KS I C ENCROACHMENT .LA QU I NTA SQUARE o �� EXHIBIT 78-611 Highway 111, La Quinta, CA 92253 t --- 2 ARCHITECTS Scale:,-=,0' DATE: OCTOBER 28, 2014 are O� 44-530 SAN PABLO AVE. STE PALM DESERT, CA 0' S 10' 20' Op C AL�� T: 760.779.5393 F: 760.779.5395