The URL can be used to link to this page

SDP 2020-0002 Dutch Bros Coffee (08.07.2020) August 7, 2020 Ryan Ramey Cole Valley Partners 3519 NE 15th Avenue Suite 251 Portland, OR 97212 SUBJECT: SITE DEVELOPMENT PERMIT 2020-0002 DUTCH BROS COFFEE Dear Mr. Ramey: The Design and Development Department has reviewed and approved your request for Site Development Permit 2020-0002 for an 862 square foot drive through coffee shop located at 44-175 Jefferson Street. The approval is subject to Conditions of Approval attached to the staff report. The appeal period for this decision is 15 days and will end on Monday, August 24th, 2020. Should you have any questions, please feel free to contact me directly at (760) 777- 7086 and/or at sfernandez@laquintaca.gov . Sincerely, Sijifredo Fernandez Associate Planner Enclosures: • Staff Report with Conditions of Approval City of La Quinta DIRECTOR’S DECISION: August 7, 2020 STAFF REPORT AGENDA TITLE: SITE DEVELOPMENT PERMIT 2020-0002 AND ENVIRONMENTAL ASSESSMENT 2020-0002 PROPOSING AN 862 SQUARE-FOOT DOUBLE DRIVE-THROUGH DUTCH BROS COFFEE SHOP LOCATION: SOUTHWEST CORNER OF FRED WARING DRIVE AND WASHINGTON STREET. PROJECT INFORMATION PROJECT: DUTCH BROS COFFEE SHOP APPLICANT: COLE VALLEY PARTNERS OWNER: CV THE FIFTH DB, LLC CEQA: THE DESIGN AND DEVELOPMENT DEPARTMENT HAS DETERMINED THAT THE PROPOSED PROJECT IS CONSISTENT WITH THE MITIGATED NEGATIVE DECLARATION APPROVED FOR ENVIRONMENTAL ASSESSMENT 2002-462 APPROVED ON JANUARY 20, 2004. LOCATION: 300 FEET SOUTH OF THE SOUTHWEST CORNER OF FRED WARING DRIVE AND WASHINGTON STREET LEGAL: APN 604-521-011 EXECUTIVE SUMMARY • The Jefferson Square Shopping Center (Center) was approved in January 20, 2004 via Jefferson Square Specific Plan (SP 2002-062) and Environmental Assessment 2002-462 (EA 2002-462) for a 113,173 square-foot (sf) shopping center on 10.7 acres, consisting of a supermarket, drugstore with drive-through and various other smaller shops. • Two specific plan amendments have been approved for the site, in November 2005 and in May 2008. • The applicant proposes to construct an 862 square foot drive-through Dutch Bros Coffee Shop building with an outdoor patio within the existing center on one of the remaining vacant pads (Attachment 1). BACKGROUND/ANALYSIS The SP 2002-062 was approved in January 2004 for a 113,173 sf commercial shopping center on 10.7 acres at the southwest corner of Jefferson Street and Fred Waring Drive, consisting of a supermarket, drugstore with drive-through, gasoline service station, three freestanding buildings, ancillary facilities and parking. The project proposes to develop one of the remaining vacant pads with an 862 square-foot coffee shop with a double drive-through, for a branded Dutch Bros Coffee Shop. The vacant project site was previously approved for a 4,500 sf drive-through bank through the Specific Plan. Site Development Permit The applicant requests Site Development Permit (SDP) approval for the new 862 sf double drive-through Dutch Bros Coffee Shop. SDP approval is requested for landscaping and architectural design (Attachment 2). Site Design The building will consist of a Dutch Bros Coffee Shop with an outdoor patio and double drive-through facility. The building reflects a design similar to and compatible with the surrounding buildings within the Center: flat roofs with tower elements, exterior plaster, and metal awnings and will also incorporate stone veneer and a light tan and brown color palette (Attachment 3). The design of the architecture is modeled after the branded logo design and incorporates similar colors of the existing Specific Plan color palette. The proposed coffee shop will not provide indoor dining but will provide for walk up services. The double drive-through for vehicles will provide an escape lane for patrons who receive their order prior to the person ahead of them, in order to reduce drive through congestion. The building meets all development standards of the Neighborhood Commercial (CN) zone, including setbacks, floor area ratio, and heights for structures within 150 feet of Jefferson Street. The maximum structure height is 22 feet, with an allowance of 10% of the building mass to extend up to 36 feet. The height of the proposed building reaches a maximum of 20 feet, with a tower parapet reaching 24 feet. The building requires nine (9) parking stalls and the proposal includes twelve (12) parking spaces on site. Nine of the twelve parking stalls are existing, with three new stalls proposed with this project. Along with this, the rest of Jefferson Square has parking stalls within close vicinity. The applicant prepared a traffic memo to analyze impacts the new building and drive-through facility could have on surrounding streets, to the satisfaction of the City Engineer and City Traffic Engineer (Attachment 4). The daily trips generated from the bank was estimated at 292, while the coffee shop is projected to produce 190 daily trips. The drive-through configuration meets the drive-through standards of the City’s Municipal Code. Landscaping and Lighting New landscaping is proposed within the project site (Attachment 2, Page L1.0). The landscaping along the Jefferson Street perimeter will remain as is. The assorted species of plants and trees, including palo verde, Mediterranean fan palm, and red yucca, add character to the proposed development, are consistent with desert landscaping palettes, and provide sufficient screening and accents around the vehicular circulation areas. The proposed shrubs and existing screen wall along the drive-through stacking area provide sufficient screening and complements the existing center. A single light post will be added to match the existing light posts throughout Jefferson Square, which will remain in place. Modern outdoor sconces will be used as building mounted lights, located well below the roof line (Attachment 2, Page A6.0). The photometric plan provided meets the City’s parking lot lighting standards. AGENCY AND PUBLIC REVIEW Public Agency Review This request was sent to all applicable City departments and affected public agencies on April 29, 2020. All written comments received are on file and available for review with the Design and Development Department. All applicable comments have been adequately addressed and/or incorporated in the recommended Conditions of Approval. ENVIRONMENTAL REVIEW The Design and Development Department has determined that the proposed project is consistent with the Mitigated Negative Declaration approved under Environmental Assessment 2002-462 for Specific Plan 2002-062, on January 20, 2004. The original approval included a shopping center with a build out of 113,173 sf of commercial space. Subsequent amendments reduced this to 90,441 square feet, the current configuration. The approvals also included approval of a 4,500 square foot drive-through bank on the currently proposed project site. This proposal decreases the square footage of this pad to 826 square feet, well under the original 4,500 square feet analyzed by the currently approved Specific Plan. The applicant prepared a traffic memo, on file with the Design and Development Department, that demonstrates no significant impacts from the drive-through facility. Prepared by: Sijifredo Fernandez, Associate Planner Reviewed by: Cheri Flores, Planning Manager Approved by: Danny Castro, Design and Development Director Attachments: 1. Project Information 2. Site Development Permit Plan Set 3. Color and Material Board 4. Traffic Memo FINDINGS AND CONDITIONS OF APPROVAL SITE DEVELOPMENT PERMIT 2020-0002 DUTCH BROS COFFEE APPROVED: AUGUST 7, 2020 Page 1 of 15 FINDINGS 1. Consistency with General Plan The proposed development is consistent with the General Plan land use designation of General Commercial. The City’s General Plan policies relating to General Commercial encourage a full range of commercial uses within the City, and the proposed use maintains those policies. • Goal LU-6 and ED-1 as it will contribute to a balanced and varied economic base which provides fiscal stability to the City and provide a broad range of goods and services to its residents and region. • Goal LU-2 as the project consists of high-quality design that complements and enhances the City. The design of the project incorporates the existing architectural elements within the commercial center and enhances it with modern architectural style. • Program CIR-1.12.a: Locate land uses that provide jobs and housing near each other to allow the use of alternative modes of travel and produce shorter work commutes. The project will be developed with existing adjacent residential development, immediately to the north, south, and west, providing an opportunity for jobs and housing near each other. • Program SC-1.5c: New development projects shall include vehicular, pedestrian and bicycle connections to the greatest extent possible, both through the project and connecting to adjacent projects. The project is designed to reduce internal congestion by providing an abundance of stacking spaces and the project will meet ADA compliance to provide safe pedestrian access. A minimum of five (5) bicycle parking spaces will be provided on site. • Policy ED-1.2 as it will support and assist in the retention of existing businesses and the recruitment of new businesses. This proposal is for Dutch Bros to construct a new building in an existing center. Drive-throughs are an attractive use in facilitating the recruitment of new businesses. 2. Consistency with Zoning Code FINDINGS AND CONDITIONS OF APPROVAL SITE DEVELOPMENT PERMIT 2020-0002 DUTCH BROS COFFEE APPROVED: AUGUST 7, 2020 Page 2 of 15 The proposed development, as conditioned, is consistent with the development standards of the City’s Zoning Code, the purpose and intent of the Neighborhood Commercial District, and the Jefferson Square Specific Plan. The Neighborhood Commercial district is intended to meet the daily needs of a neighborhood area. The project site is in an area that serves multiple neighborhoods as it abuts existing residential developments, is in close proximity to Interstate 10 and residential homes west of Washington Street. Director’s Decision Site Development Permits are authorized by the Zoning Code and the proposed Site Development Permit is consistent with the purpose and intent of Chapter 9.210.010. The Jefferson Square Specific Plan allows for a drive-through establishment within the project site, and the proposed development is consistent with the Zoning Code. 3. Compliance with CEQA The Design and Development Department has determined that the proposed project is consistent with the Mitigated Negative Declaration approved under Environmental Assessment 2002-462 for Specific Plan 2002-062, on January 20, 2004. The original approval included a shopping center with a build out of 113,173 sf of commercial space. Subsequent amendments reduced this to 90,441 square feet, the current configuration. The approvals also included approval of a 4,500 square foot drive-through bank on the currently proposed project site. This proposal decreases the square footage of this pad to 826 square feet, well under the original 4,500 square feet analyzed by the currently approved Specific Plan. The applicant prepared a traffic memo, on file with the Design and Development Department, that shows that the proposed project would generate 102 less daily trips than the drive- through bank that is currently approved on this pad; demonstrating no significant impacts from the drive-through facility. The project shall comply with all applicable mitigation measures. 4. Architectural Design The architecture and layout of the project is compatible with, and not detrimental to, the existing surrounding commercial land uses, the existing commercial buildings within the shopping center, and is consistent with the development standards in the Municipal Code. The design is modeled after the branded logo design and incorporates similar colors to the existing Specific Plan. The proposed building contains flat FINDINGS AND CONDITIONS OF APPROVAL SITE DEVELOPMENT PERMIT 2020-0002 DUTCH BROS COFFEE APPROVED: AUGUST 7, 2020 Page 3 of 15 roofs with tower elements, exterior plaster, and metal awnings and will also incorporate stone veneer which is consistent with the existing center. 5. Site Design The site design of the project is compatible with surrounding development and with the quality of design prevalent in the City. The double drive-through design provides seventeen (17) stacking spaces which exceeds the municipal code requirement of seven (7) spaces. The additional stacking will reduce any potential impacts to the circulation of the shopping center. The double drive-through will provide an escape lane, for patrons who receive their order prior to the person ahead of them, in order to reduce drive-through congestion. The drive-through lane is oriented in a way so that even in the unlikely scenario that queues extend beyond the available stacking space, traffic will not overflow onto public streets. The building requires nine (9) parking stalls and the proposal includes twelve (12) parking spaces on site. Nine of the twelve parking stalls are existing, with three new stalls proposed with this project. Along with these stalls, the rest of Jefferson Square has parking stalls within close vicinity. The screening of equipment and trash enclosures, exterior lighting, and other site design elements are compatible with the existing development. 6. Landscape Design The proposed project is consistent with the landscaping standards and plant palette and implements the standards for landscaping and aesthetics established in the General Plan and Zoning Code. Landscape improvements are designed and sized to provide visual appeal. The permanent overall site landscaping utilizes various tree and shrub species to enhance the building architecture, be compatible with existing landscaping surrounding the building, and helps provide adequate screening for the double drive-through. FINDINGS AND CONDITIONS OF APPROVAL SITE DEVELOPMENT PERMIT 2020-0002 DUTCH BROS COFFEE APPROVED: AUGUST 7, 2020 Page 4 of 15 CONDITIONS OF APPROVAL 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 2020-0002 shall comply with all applicable conditions and/or mitigation measures for the following related approval: Specific Plan 2002-062 Environmental Assessment 2002-462 Tentative Parcel Map 36241 Site Development Permit 2007-898 In the event of any conflict(s) between approval conditions and/or provisions of these approvals, the Design and Development Director shall adjudicate the conflict by determining the precedence. 3. For the purposes of this Site Development Permit, the City waives condition of approval #110 from SP2002-0062 Amendment #2 to the extent said condition may be applicable. The City’s waiver applies only as long as the development to be established is a drive-through coffee shop as approved under this permit. Any subsequent change in use from a drive-through coffee shop (or similar, limited coffee/non-alcoholic beverage quick-serve facility with a drive-through) shall require either compliance with said condition or a specific plan amendment for SP2002- 0062. 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 FINDINGS AND CONDITIONS OF APPROVAL SITE DEVELOPMENT PERMIT 2020-0002 DUTCH BROS COFFEE APPROVED: AUGUST 7, 2020 Page 5 of 15 • 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 Planning Division • Riverside Co. Environmental Health Department • Desert Sands Unified School District (DSUSD) • Coachella Valley Water District (CVWD) • Imperial Irrigation District (IID) • California Regional Water Quality Control Board (CRWQCB) • State Water Resources Control Board • SunLine Transit Agency • South Coast Air Quality Management District Coachella Valley (SCAQMD) The applicant is responsible for all requirements of the permits and/or clearances from the above listed agencies. When these requirements include approval of improvement plans, the applicant shall furnish proof of such approvals when submitting those improvements plans for City approval. 5. The applicant shall comply with applicable provisions of the City’s NPDES stormwater discharge permit, LQMC Sections 8.70.010 et seq. (Stormwater Management and Discharge Controls), and 13.24.170 (Clean Air/Clean Water); Riverside County Ordinance No. 457; the California Regional Water Quality Control Board – Colorado River Basin Region Board Order No. R7-2013-0011 and the State Water Resources Control Board’s Order No. 2012-0006-DWQ. A. The applicant shall include provisions for all of the following Best Management Practices (“BMPs”) (LQMC Section 8.70.020 (Definitions)): 1) Temporary Soil Stabilization (erosion control). 2) Temporary Sediment Control. 3) Wind Erosion Control. 4) Tracking Control. 5) Non-Storm Water Management. 6) Waste Management and Materials Pollution Control. FINDINGS AND CONDITIONS OF APPROVAL SITE DEVELOPMENT PERMIT 2020-0002 DUTCH BROS COFFEE APPROVED: AUGUST 7, 2020 Page 6 of 15 B. The BMPs shall remain in effect for the entire duration of project construction until all improvements are completed. 6. Developer shall reimburse the City, within thirty (30) days of presentment of the invoice, all costs and actual attorney’s fees incurred by the City Attorney to review, negotiate and/or modify any documents or instruments required by these conditions, if Developer requests that the City modify or revise any documents or instruments prepared initially by the City to effect these conditions. This obligation shall be paid in the time noted above without deduction or offset and Developer’s failure to make such payment shall be a material breach of the Conditions of Approval. 7. Developer shall reimburse the City, within thirty (30) days of presentment of the invoice, all costs and actual consultant’s fees incurred by the City for engineering and/or surveying consultants to review and/or modify any documents or instruments required by this project. T his obligation shall be paid in the time noted above without deduction or offset and Developer’s failure to make such payment shall be a material breach of the Conditions of Approval. PROPERTY RIGHTS 8. Prior to issuance of any permit(s), the applicant shall acquire or confer easements and other property rights necessary for the construction or proper functioning of the proposed development. 9. 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 parking lot that access public streets and open space/drainage facilities of the master development. 10. 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, or other encroachments will occur. PARKING LOTS and ACCESS POINTS 11. The design of parking facilities shall conform to LQMC Chapter 9.150 and FINDINGS AND CONDITIONS OF APPROVAL SITE DEVELOPMENT PERMIT 2020-0002 DUTCH BROS COFFEE APPROVED: AUGUST 7, 2020 Page 7 of 15 in particular the following: A. The parking spaces and aisle widths and the double hairpin stripe parking space design shall conform to LQMC Chapter 9.150. B. Cross slopes should be a maximum of 2% where accessibility is required including accessibility routes between buildings. C. Building access points shall be shown on the Precise Grading Plans so that accessibility issues can be evaluated. D. Accessibility routes to public streets and adjacent development shall be shown on the Precise Grading Plan. E. Parking space lengths shall be according to LQMC Chapter 9.150 and be a minimum of 18 feet in length with a 2-foot overhang for all parking spaces or as approved by the City Engineer. One van accessible parking space is required per 6 accessible parking spaces. F. Drive aisles between parking spaces shall be a minimum of 26 feet with access drive aisles to Public Streets a minimum of 30 feet or as approved by the City Engineer. 12. The applicant shall design street pavement sections using CalTrans' design procedure for 20-year life pavement, and the site-specific data for soil strength and anticipated traffic loading (including construction traffic). Minimum structural sections shall be as follows: Parking Lot & Aisles (Low Traffic) 3.0" a.c./4.5" c.a.b. Parking Lot & Aisles (High Traffic) 4.5” a.c./5.5” c.a.b. or the approved equivalents of alternate materials. 13. 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 d esigns 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 FINDINGS AND CONDITIONS OF APPROVAL SITE DEVELOPMENT PERMIT 2020-0002 DUTCH BROS COFFEE APPROVED: AUGUST 7, 2020 Page 8 of 15 gradations can be achieved in current production. The applicant shall not schedule construction operations until mix designs are approved. 14. Improvements shall include appurtenances such as traffic control signs, markings and other devices, raised medians if required, street name signs and sidewalks. 15. Improvements shall be designed and constructed in accordance with City adopted standards, supplemental drawings and specifications, or as approved by the City Engineer. Improvement plans for streets, access gates and parking areas shall be stamped and signed by qualified engineers. IMPROVEMENT PLANS 16. As used throughout these Conditions of Approval, professional titles such as “engineer,” “surveyor,” and “architect,” refers to persons currently certified or licensed to practice their respective professions in the State of California. 17. 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). 18. 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. Final WQMP (Plan submitted in Report Form) B. On-Site Commercial Precise Grading 1" = 20' Horizontal NOTE: A through B to be submitted concurrently. (Separate Storm Drain Plans if applicable) FINDINGS AND CONDITIONS OF APPROVAL SITE DEVELOPMENT PERMIT 2020-0002 DUTCH BROS COFFEE APPROVED: AUGUST 7, 2020 Page 9 of 15 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. “On-Site Commercial Precise Grading” plan is required to be submitted for approval by the Building Official, Planning Manager and the City Engineer. “On-Site Commercial Precise Grading” plans shall normally include all on- site surface improvements including but not necessarily limited to finish grades for curbs & gutters, building floor elevations, parking lot improvements and accessibility requirements. 19. The City maintains standard plans, detail sheets and/or construction notes for elements of construction which can be accessed via the Public Works Development “Plans, Notes and Design Guidance” section of the City website (www.laquintaca.gov). Please navigate to the Design and Development Department home page and look for the Standard Drawings hyperlink. 20. The applicant shall furnish a complete set of the mylars of all approved improvement plans on a storage media acceptable to the City Engineer. 21. Upon completion of construction, and prior to final acceptance of the improvements by the City, the applicant shall furnish the City with reproducible record drawings of all improvement plans which were approved by the City. Each sheet shall be clearly marked "Record Drawing" and shall be stamped and signed by the engineer or surveyor certifying to the accuracy and completeness of the drawings. The applicant shall have all approved mylars previously submitted to the City, revised to reflect the as-built conditions. The applicant shall employ or retain the Engineer of Record during the construction phase of the project so that the EOR can make site visits in support of preparing "Record Drawing". However, if subsequent approved revisions have been approved by the City Engineer and reflect said "Record Drawing" conditions, the Engineer of Record may submit a letter attesting to said fact to the City Engineer in lieu of mylar submittal. GRADING 22. The applicant shall comply with the provisions of LQMC Section 13.24.050 FINDINGS AND CONDITIONS OF APPROVAL SITE DEVELOPMENT PERMIT 2020-0002 DUTCH BROS COFFEE APPROVED: AUGUST 7, 2020 Page 10 of 15 (Grading Improvements). 23. 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. A. To obtain an approved grading permit, the applicant shall submit and obtain approval of all of the following: B. A grading plan prepared by a civil engineer registered in the State of California, C. A preliminary geotechnical (“soils”) report prepared by a professional registered in the State of California, D. A Fugitive Dust Control Plan prepared in accordance with LQMC Chapter 6.16, (Fugitive Dust Control), and E. A WQMP prepared by an authorized professional registered in the State of California, and All grading shall conform with the recommendations contained in the 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. 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. 24. The applicant shall maintain all open graded, undeveloped land in order to prevent wind and/or water erosion of such land. All open g raded, 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. 25. Building pad elevations on the precise grading plan submitted for City Engineer’s approval shall conform with the pad elevation shown on the Site Development Permit Preliminary Grading Plans, unless the pad elevations have other requirements imposed elsewhere in these FINDINGS AND CONDITIONS OF APPROVAL SITE DEVELOPMENT PERMIT 2020-0002 DUTCH BROS COFFEE APPROVED: AUGUST 7, 2020 Page 11 of 15 Conditions of Approval. 26. Prior to any site grading or regrading that will raise or lower any portion of the site by more than plus or minus five tenths of a foot (0.5’) from the elevations shown on the Site Development Permit Preliminary Grading Plans, the applicant shall submit the proposed grading changes to the City Staff for a substantial conformance finding review. 27. 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 28. Stormwater handling shall conform with the approved hydrology and drainage report for Jefferson Square, SDP 2020-0002, or as approved by the City Engineer. 29. Stormwater may not be retained in landscaped parkways or landscaped setback lots. 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 9.100.040(B)(7). 30. The applicant shall comply with applicable provisions for post construction runoff per the City’s NPDES stormwater discharge permit, LQMC Sections 8.70.010 et seq. (Stormwater Management and Discharge Controls), and 13.24.170 (Clean Air/Clean Water); Riverside County Ordinance No. 457; and the California Regional Water Quality Control Board – Colorado River Basin (CRWQCB-CRB) Region Board Order No. R7-2013-0011. A. For post-construction urban runoff from New Development and Redevelopments Projects, the applicant shall implement requirements of the NPDES permit for the design, construction and FINDINGS AND CONDITIONS OF APPROVAL SITE DEVELOPMENT PERMIT 2020-0002 DUTCH BROS COFFEE APPROVED: AUGUST 7, 2020 Page 12 of 15 perpetual operation and maintenance of BMPs per the approved Water Quality Management Plan (WQMP) for the project as required by the California Regional Water Quality Control Board – Colorado River Basin (CRWQCB-CRB) Region Board Order No. R7- 2013-0011. B. The applicant shall implement the WQMP Design Standards per (CRWQCB-CRB) Region Board Order No. R7-2013-0011 utilizing BMPs approved by the City Engineer. A project specific WQMP shall be provided 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 all post-construction stormwater BMPs. UTILITIES 31. The applicant shall comply with the provisions of LQMC Section 13.24.110 (Utilities). 32. 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 cabi nets, electric vaults, water valves, and telephone stands, to ensure optimum placement for practical and aesthetic purposes. 33. 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. RIVERSIDE COUNTY FIRE MARSHAL FINDINGS AND CONDITIONS OF APPROVAL SITE DEVELOPMENT PERMIT 2020-0002 DUTCH BROS COFFEE APPROVED: AUGUST 7, 2020 Page 13 of 15 32. At time of Building Department Permit submittal, include a Fire Flow Report from CVWD confirming that a minimum fire flow of 1,500 gpm @ 20 psi residual is provided from the nearest/existing fire hydrant. 33. Requests for installation of traffic calming designs/devices on fire apparatus access roads shall be submitted and approved by the Office of the Fire Marshal. Ref. CFC 503.4.1 34. Submittal of construction plans to the Office of the Fire Marshal for development, construction, installation and operational use permitting will be required. Final fire and life safety conditions will be addressed when the Office of the Fire Marshal reviews these plans. These conditions will be based on occupancy, use, California Building Code (CBC), California Fire Code, and related codes, which are in effect at the time of building plan submittal. 35. All commercial buildings shall display street numbers in a prominent location on the address side and additional locations as required. Ref. CFC 505.1 and County of Riverside Office of the Fire Marshal Standard #07-01 CONSTRUCTION 34. Plans shall be prepared to the applicable code at the time of submittal for building permit. As of January 1, 2020, these are the 2019 California Building Codes. 35. Any building, structure, facility, complex or improved area, or portions thereof, which are used by the general public shall be provided barrier free design to ensure that these improvements are accessible to and usable by persons with disabilities. Plans shall fully detail how the proposed facility complies with the California Accessibility Standards defined in Title 24 Chapter 11B and Federal ADA Regulations. a. The parallel curb ramp design as currently shown from building to accessible parking space will require a warning curb per CBC 11B-303.5 for abrupt changes in level exceeding 4 inches in a vertical dimension. b. Walk Up Sale and Service Counter required to comply with CBC 11B-227 / 904.4. FINDINGS AND CONDITIONS OF APPROVAL SITE DEVELOPMENT PERMIT 2020-0002 DUTCH BROS COFFEE APPROVED: AUGUST 7, 2020 Page 14 of 15 c. Protruding objects, including a projecting sale or service counter, shall comply with CBC 11B-307. 36. The provisions of California Green Building Standards Code outline planning, design and development methods that include environmentally responsible site selection, building design, building siting and development to protect, restore and enhance the environmental quality of the site and respect the integrity of adjacent properties, please provide compliance information on plans as applicable. Include planning and design requirements of division 5.1, and the applicable water efficiency and conservations and the material conservation and resource efficiency for exterior items of division 5.3, and 5.4 respectfully. 37. The City will conduct final inspections of habitable building only when the buildings have parking lot improvements and (if required) sidewalk access to publicly-maintained streets. The improvements shall include required traffic control devices, pavement markings and street name signs. LANDSCAPE AND IRRIGATION 38. The applicant shall comply with LQMC Sections 13.24.130 (Landscaping Setbacks) & 13.24.140 (Landscaping Plans). 39. The applicant shall provide landscaping in the required setbacks, retention basins, and common lots. Said landscaping shall be constantly maintained by the center owner with damaged, dead or dying plant material immediately replaced with healthy plant material of equivalent size. 40. Landscape and irrigation plans for landscaped lots and setbacks, medians, retention basins, and parks shall be signed and stamped by a licensed landscape architect. 41. All new and modified landscape areas shall have landscaping and permanent irrigation improvements in compliance with the City’s Water Efficient Landscape regulations contained in LQMC Section 8.13 (Water Efficient Landscape). 42. Lighting plans shall be submitted with the final landscaping plans for a recommendation to the Planning Manager for his approval. Exterior FINDINGS AND CONDITIONS OF APPROVAL SITE DEVELOPMENT PERMIT 2020-0002 DUTCH BROS COFFEE APPROVED: AUGUST 7, 2020 Page 15 of 15 lighting shall be consistent with LQMC Section 9.100.150 (Outdoor Lighting). All freestanding lighting shall not exceed 18 feet in height, and shall be fitted with a visor if deemed necessary by staff to minimize trespass of light off the property. The illuminated carports shall be included in the photometric study as part of the final lighting plan submittal. 43. All water features shall be designed to minimize “splash”, and use high efficiency pumps and lighting to the satisfaction of the Planning Manager. They shall be included in the landscape plan water efficiency calculations per Municipal Code Chapter 8.13. 44. All rooftop mechanical equipment shall be completely screened from view. Utility transformers or other ground mounted mechanical equipment shall be fully screened with a screening wall or landscaping and painted to match the adjacent buildings. 45. The applicant shall submit the final landscape plans for review, processing and approval to the Design and Development Department, in accordance with the Final Landscape Plan application process. Planning Manager approval of the final landscape plans is required prior to issuance of the first building permit unless the Planning Manager determines extenuating circumstances exist which justifies an alternative processing schedule. NOTE: Plans are not approved for construction until signed by the appropriate City official, including the Planning Manager and/or City Engineer. 46. The applicant or his agent has the responsibility for proper sight distance requirements per guidelines in the AASHTO “A Policy on Geometric Design of Highways and Streets, 5th Edition” or latest, in the design and/or installation of all landscaping and appurtenances abutting and within the private and public street right-of-way. MAINTENANCE 47. The applicant shall comply with the provisions of LQMC Section 13.24.160 (Maintenance). FINDINGS AND CONDITIONS OF APPROVAL SITE DEVELOPMENT PERMIT 2020-0002 DUTCH BROS COFFEE APPROVED: AUGUST 7, 2020 Page 16 of 15 48. The applicant shall make provisions for the continuous and perpetual maintenance of all private on-site improvements, perimeter landscaping, access drives, sidewalks, and stormwater BMPs. FEES AND DEPOSITS 49. The applicant shall comply with the provisions of LQMC Section 13.24.180 (Fees and Deposits). These fees include all deposits and fees required by the City for plan checking and construction inspection. Deposits and fee amounts shall be those in effect when the applicant makes application for plan check and permits. 50. 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). PROJECT INFORMATION CASE NUMBER: SITE DEVELOPMENT PERMIT 2020-0002 ENVIRONMENTAL ASSESSMENT 2020-0002 APPLICANT: COLE VALLEY PARTNERS PROPERTY OWNER: CV THE FIFTH DB, LLC REQUEST: APPROVE SITE DEVELOPMENT PERMIT 2020-0002 FOR AN 862 SQUARE FOOT DRIVE-THROUGH COFFEE SHOP AND FIND THE PROJECT CONSITENT WITH THE PREVIOUSLY ADOPTED MITIGATED NEGATIVE DECLARATION PREPARED UNDER THE CALIFORNIA ENVIRONMENTAL QUALITY ACT. LOCATION: 300 FEET SOUTH OF THE SOUTHWEST CORNER OF FRED WARING STREET AND WASHINGTON STREET APN: 604-521-011 GENERAL PLAN DESIGNATION: GENERAL COMMERCIAL ZONING DESIGNATION: NEIGHBORHOOD COMMERCIAL SURROUNDING ZONING/LAND USES: NORTH: LOW DENSITY RESIDENTIAL ESPLANADE COMMUNITY SOUTH: LOW DENSITY RESIDENTIAL MONTICELLO COMMUNITY WEST: LOW DENSITY RESIDENTIAL MONTICELLO PARK AND COMMUNITY EAST: CITY OF INDIO/EXISITING COMMERCIAL ATTACHMENT 1 INDEX SHEETG0.0““”“””SHEET NAME:SHEET NUMBER:DESCRIPTION:DATE:REV:Project No: CA3703 Dutch Bros Coffee - New Freestanding Store DB2040-A2 SOUTH OF SWC OF JEFFERSON ST & FRED WARING DR. LA QUINTA, CA 92253 APN: 604-521-011c ARMET DAVIS NEWLOVE &ASSOCIATES, AIA ARCHITECTS1330 OLYMPIC BLVD.SANTA MONICA, CALIFORNIA 90404PH 310 452-5533 FAX 310 450-4742DATE: 4/10/20DUTCH BROS COFFEENEW FREESTANDING BUILDINGCA 3703SWC JEFFERSON ST. &FRED WARING DR.LA QUINTA, CA. 92253DRAWING INDEX:G0.0COVER SHEET/ GENERAL INDEX1 OF 1ALTA SURVEYSP1.0ARCHITECTURAL SITE PLAN1 OF 3PRELIMINARY GRADING PLANL-1CONCEPTUAL LANDSCAPE PLANA1.0EQUIPMENT PLANA4.0ROOF PLANA6.0EXTERIOR ELEVATIONS VICINITY MAPSITEPROJECT DATA: 01/12/2020 JEFFERSON STREETGMPROPOSEDDUTCH BROS862 SF123458777910101112131415161719202122232525252626262626276181924““”“””SHEET NAME:SHEET NUMBER:DESCRIPTION:DATE:REV:Project No: CA3703 Dutch Bros Coffee - New Freestanding Store DB2040-A2 SOUTH OF SWC OF JEFFERSON ST & FRED WARING DR. LA QUINTA, CA 92253 APN: 604-521-011c ARMET DAVIS NEWLOVE &ASSOCIATES, AIA ARCHITECTS1330 OLYMPIC BLVD.SANTA MONICA, CALIFORNIA 90404PH 310 452-5533 FAX 310 450-4742DATE: 4/10/20SITE PLANSITE PLANSP1.01.WALK-UP SERVICE WINDOW2.ADA VAN PARKING STALL - SEE DETAIL 2/SP2.0 SIM.3.PARKING STALL, TYPICAL (18' X 9')4.TRASH ENCLOSURE, WITH LOCKING GATES AND SITE LIGHTREFER TO SHEET A9.0 FOR DETAILSCOORDINATE W/ LOCAL TRASH COMPANY FOR MIN.REQUIREMENTS AND CLEARANCES.5.PEDESTRIAN ACCESS FROM SIDEWALK - MAX. 5% SLOPE IN DIRECTION OF TRAVEL,MAX 2% CROSS SLOPE6.MONUMENT / POLE SIGN FACING MAIN STREET. REFER TO SP-1.1 FOR REFERENCE7.STATIC BACKLIT LED MENU BOARD, POLE MOUNTED FURNISH POWER AND DATAAND WATER PROOF J BOX FOR POWER. PROVIDE 2" CONDUIT WITH PULL STRINGFROM ELECTRICAL ROOM TO MENU BOARD LOCATION FOR FUTURE UPGRADE.8.DIRECTIONAL PAINT - TYP. - SEE DETAIL 15/SP2.09.SIDEWALK FOR RUNNERSDRIVER'S SIDE OF AISLE, 5' WIDE MIN.10.PAINT STRIPING, BEFORE AND AFTERCONCRETE DIVIDER. PAINT STRIPS 4" WIDE,12" O.C. SAFETY YELLOW11.MIN. 5' WIDE DIVIDING MEDIAN12.TRASH LOADING ZONE, COORDINATE APPROACH AND ORIENTATION OFENCLOSURE WITH SERVICE PROVIDER.13.SAFETY PULL OUT - PAINTED STRIPES 4" WIDE, 12" O.C. SAFETY WHITE14.CONCRETE AT DRIVE THRU WINDOW - SEE CIVIL PLANS.15.6" BOLLARD W/ DB BOLLARD COVERS. BOLLARD LOCATIONS VARY FOR INDIVIDUALSTORE DESIGNS. SEE FLOOR PLANS. - SEE DETAIL 16/SP2.016.CONCRETE FLATWORK. SEE CIVIL PLANS17.ADA PARKING ONLY SIGN - SEE DETAIL 6/SP2.018.SHORT TERM & LONG TERM BIKE PARKING. LONG TERM TO BE DURABIKE DL2LOCKER OR APPROVED EQUAL. IF REQUIRED BY CITY - SEE DETAIL 17/SP2.019.TOPICAL BLACK CONCRETE STAIN AT DRIVE-THRU AND TRASH ENCLOSURE20.NEW SITE LIGHTS. SEE CIVIL & ELECTRICAL PLANS.DETAIL 10/SP2.021.PROPOSED GAS METER LOCATION. SEE PLUMBING PLANS.22.CLEARANCE BAR, BY SIGNAGE VENDOR. N.I.C.23."CHOOSE SHORTEST LANE" SIGN, BY SIGNAGE VENDOR. N.I.C.24.UNAUTHORIZED PARKING SIGNAGE. SEE DETAIL 12/SP 2.025.MAX 5% SLOPE IN DIRECTION OF TRAVEL AND MAX 2% CROSS SLOPE.26.EXISTING LIGHT STANDARD27.RELOCATED LIGHT STANDARDSITE PLAN PARAMETERS KEYNOTESVICINITY MAPSITE HARIYA LLC CITY OF LA QUINTA O Exp. 6-30-2021 TTA ES NROFACLIF AINo. 46771 R EETGN GSILORPDE REFO M NGY U NEIENLAOINSSE NG ER. VIC I L APPROVED BY: CITY OF LA QUINTA BENCHMARK: PRELIMINARY GRADING AND BASIS OF BEARING VICINITY MAP SITE JEFFERSON STREETDUTCH BROS. COFFEE GM PROPOSED DUTCH BROS 862 SF 6" THICK CONC. SLAB POURED 1.5' MIN. STANDARD GRATE INLET ( by NYLOPLAST 24" WIDE CURB INLET WITH 24" SQUARE 24" DRAIN BASIN WITH CURB & GRATE INLET 6" THICK ¾ - 2 INCH WASHED CRUSHED ANGULAR STONE IN WOVEN (POROUS) FILTERFABRIC. 12" HDPE PIPE (866) 888-8479 OR EQUIVALENT WITH TRASH MONOLITHICALLY WITH CURB24" DRAIN BASIN EXIST. 30" RCP PIPE GRADE BASKET INSERT ON-SITE SEWER/WATER PLAN ADA TILE INSET RAISED TRUNCATED DOME SCALE: 1/2" = 1'-0"ENLARGED COOLER PLAN2SCALE: 3/8" = 1'-0"EQUIPMENT PLAN10'4'2'GENERAL NOTES1.THIS DRAWING IS FOR EQUIPMENT LAYOUT PURPOSES ONLY.PLEASE SEE FLOOR PLAN FOR FULLY DIMENSIONED PARTITIONLOCATIONS AND ASSEMBLIES.2.NOTE: PLEASE SEE SHEET G1.0, COVER SHEET, FOR CODESUMMARY, BUILDING DATA AND EXIT ACCESS REQUIREMENTS.3.G.C. TO VERIFY ALL DIMENSIONS IN THE FIELD BEFORECOMMENCING CONSTRUCTION.4.ALL FIRE EXTINGUISHERS SHALL BE STATE CERTIFIED. ALL FIREEXTINGUISHERS SHALL BE BE PROPERLY MOUNTED AT THEHEIGHT REQUIREMENTS OF NO HIGHER THAN 4'-6" A.F.F. TO THETOP OF THE EXTINGUISHER AND AT LEAST 6" FROM FLOOR TOTHE BOTTOM OF EXTINGUISHER. (NFPA 10: 6.1.3.8)5.ALL PROPERLY MOUNTED FIRE EXTINGUISHERS SHALL NOTEXCEED 75' OF TRAVEL DISTANCE APART. (NFPA 1: 6.1)6.FIRE EXTINGUISHERS SHALL BE CONSPICUOUSLY LOCATEDWHERE THEY ARE READILY ACCESSIBLE AND IMMEDIATELYAVAILABLE IN THE EVENT OF FIRE. (NFPA 10: 6.1.3)7.FIRE EXTINGUISHERS SHALL BE LOCATED ALONG NORMALPATHS OF TRAVEL, INCLUDING EXITS FROM AREAS. (NFPA 10:6.1.3)8.FIRE EXTINGUISHERS SHALL NOT BE OBSTRUCTED OROBSCURED FROM VIEW. (NFPA 10: 6.1.3.3)7.TACTILE SIGNAGE SHALL BE PROVIDED AT ALL EXIT DOORS TOMEET THE FOLLOWING CRITERIA:A. TACTILE SIGNAGE SHALL BE LOCATED AT EACH EXIT DOORREQUIRING AN EXIT SIGN;B. TACTILE SIGNAGE SHALL READ AS FOLLOWS: “EXIT”;C. TACTILE SIGNAGE SHALL COMPLY WITH ICC/ANSI A117.1COOLER GENERAL NOTES1.COOLER INSULATION VALUES FOR WALLS, CEILING, AND DOORSSHALL BE MIN. R-252.AUTOMATIC DOOR CLOSERS SHALL BE PROVIDED THAT FULLYCLOSE WALK-IN DOORS THAT HAVE BEEN CLOSED TO WITHIN 1INCH OF FULL CLOSURE3.DOORWAYS SHALL HAVE STRIP DOORS, CURTAINS,SPRING-HINGED DOORS OR OTHER METHOD OF MINIMIZINGINFILTRATION WHEN DOORS ARE OPEN4'-0"2" AIR GAP MIN.8'-7"1'-0"1'-0"2'-0"7"8'-0"3'-0"12'-0"MILK CRATES BY OWNER(3) 2'-0" x 6'-0" GLASS DOORSBY COOLER BOX MANUFACTURERPRE-FAB INSULATEDCOOLER BOX PANELS,BY MANUFACTURER.3'-0" x 6''-8" DOORBY COOLER BOXMANUFACTURER.1'-0"VERIFY WALL DIMENSIONSAT COOLER DOOR;ADJUST FOR COOLER DOORHINGE LOCATION AND CLEARANCES.EVAPORATOR COIL, ABV.A1.0EQUIPMENT PLAN/ENLARGED PLANS““”“””SHEET NAME:SHEET NUMBER:DESCRIPTION:DATE:REV:Project No: CA4101 Dutch Bros Coffee - New Freestanding Store DB2040-A2 SOUTH OF SWC OF JEFFERSON ST & FRED WARING DR. LA QUINTA, CA 92253 PARCEL 4 PM 36241, P.M.B. 235/1-7c ARMET DAVIS NEWLOVE &ASSOCIATES, AIA ARCHITECTS1330 OLYMPIC BLVD.SANTA MONICA, CALIFORNIA 90404PH 310 452-5533 FAX 310 450-4742DATE: 3/20/20 SCALE: 1/4" = 1'-0"ROOF PLAN1GENERAL NOTES:1.COORDINATE WITH PLUMBING, MECHANICAL, AND ELECTRICALDRAWINGS FOR LOCATION AND NUMBER OF OTHER ROOFPENETRATIONS (IE: VENT STACKS VENT PIPES, CONDUITPENETRATIONS, ETC.). FLASH ALL PENETRATIONS WEATHER TIGHT.2.SLOPE ALL CRICKETS AS SHOWN AT A MINIMUM SLOPE OF 1/4" PERFOOT FROM HORIZ. PLANE, UNLESS NOTED OTHERWISE.3.PROVIDE BUILT-UP TAPERED INSULATION ROOF CRICKETS AT ALL CURBLOCATIONS TO ALLOW POSITIVE DRAINAGE AND PREVENT PONDING.4.ALL METAL ROOF FLASHING DETAILS SHALL BE PER SMACNA ANDMANUFACTURERS RECOMMENDATIONS AND REVIEWED BY THEARCHITECT FOR DESIGN INTENT.5.PROVIDE ROOF INSULATION SYSTEM BELOW ROOFING MEMBRANE, PERTHE ROOFING ASSEMBLIES SPECIFIED IN DIVISION 07 SECTIONS"THERMOPLASTIC POLYOLEFIN ROOFING" AND "APPLIEDFIREPROOFING".6.PROVIDE SUPPLEMENTAL INSULATION OVERBUILDS WHERE INDICATEDFOR ROOF SLOPE CONTINUATION.SCALE: 3" = 1'-0"TYPICAL 4" ROOF DRAIN & OVERFLOW -DURO-LAST3SUSPENDED ALUMINUM AWNING DETAILSCALE: 1" = 1'-0"2SCALE: 3" = 1'-0"SINGLE PLY SYSTEM ASSEMBLY11SCALE: 3" = 1'-0"TYPICAL ROOF TO PARAPET12SCALE: 3" = 1'-0"SELF-FLASHING CURB13SCALE: 3" = 1'-0"CURB DETAIL - DURO-LAST4SCALE: 3" = 1'-0"MECHANICAL LINES PENETRATION -DURO-LAST5SCALE: 3" = 1'-0"ROOF ACCESS HATCH - DURO-LAST6SCALE: 3" = 1'-0"MECHANICAL UNIT SLEEPER - DURO-LAST7SCALE: 3" = 1'-0"PARAPET CAP W/ CONT. CLEAT -DURO-LAST8SCALE: 3" = 1'-0"TWO-WAY AIR VENT - DURO-LAST9ROOF OVERFLOW - DURO-LASTSCALE: 1 1/2" = 1'-0"10SCALE: 1 1/2" = 1'-0"METAL SIDING BLOCKING DETAIL14+10'-6"B.O. CANOPYPRE-FINISHED METAL FLASHING6"X6"X3/8" ALUMINUM PLATEWITH (4) 5/8" Ø THRU BOLTS5/8" ZINC PLATED STEEL RODAT 48" O.C. MAX4"X4"X3/8" AL. CLEVIS PLATE,W/ 5/8" Ø BOLT.PRE-FINISHEDMETAL FLASHINGLAG BOLT PERSTRUCTURAL6" ALUMINUM CHANNEL, TYP.,PRIME & PAINT FINISH,PER MANUFACTURER..090 ALUMINUM SHEET DECK,ATTACH TO EA. ANGLE W/ 1/4" TEKSCREWS AT 9" O.C. MAX. SLOPE TOBUILDING.RAIN GUTTER, WHERE OCCURSOVER ENTRY WALKS. SLOPE TO DOWNSPOUT& STORM SEWER S YSTEMPER RCP - A3.0PRE-FINISHED METAL FLASHINGBLOCKING PER STRUCTURALBLOCKING PER STRUCTURALDURO-LAST MEMBRANE,MUST EXTEND BEYOND THEINSIDE OF THE CLAMPING RING.THE HOLE IN THE MEMBRANEMUST BE LARGER THANTHE DRAIN PIPE DIAMETER.CLAMPING RINGDURO-LAST APPROVEDSEALANT (1/2 TUBE MIN.)FERNCO FITTINGDRAIN BODYCLAMPING BOLTFILLER(MINIMAL EXPANDINGSPRAY FOAM OR SIMILAR)ROOF SHEATHING,PER STRUCTURAL1/4" DENSDECKPRIME ROOF BOARD2" HIGH WATER DAM COLLAR ATOVERFLOW DRAIN, AS OCCURS8" MIN.DURO-LAST CUSTOM-FABRICATEDCURB FLASHINGDURO-LAST APPROVEDPLATES/ FASTENERS1 1/4" ROOFING NAILS,SPACED 6" O.C.RECTANGULARPENETRATIONFIELD WELD,MIN. 1 1/2" WIDE.ROOF SHEATHING,PER STRUCTURAL1/4" DENSDECKPRIME ROOF BOARDDURO-LAST MEMBRANESDURO-LAST APPROVEDSEALANT (1/2 TUBE MIN.)DURO-LASTCUSTOM-FABRICATEDSTACK FLASHINGFIELD WELD,MIN. 1 1/2" WIDE.2" MIN.ONE PAIR OF COMPOSITEDRAIN RINGS (CDR) PLACEDAT THE BOTTOM OF THESTACK FLASHINGAPPROVED DURO-LASTFASTENERS,MIN. ONE PER DRAINROOF SHEATHING,PER STRUCTURAL1/4" DENSDECKPRIME ROOF BOARDFIELD WELD,MIN. 1 1/2" WIDE.DURO-LASTTWO-WAYAIR VENTROOF SHEATHING,PER STRUCTURALDURO-LAST MEMBRANE1/4" DENSDECKPRIME ROOF BOARDCOPING CAP,WITH HEXHEAD SCREWSAND NEOPRENE WASHERAT 24" O.C., MAX.DBL. TOP PLATE,PER PLAN1 1/4" ROOFING NAILS,SPACED 12" O.C., MAX.METAL CLEATSHEATHING,PER PLANDURO-LAST ROOFINGMEMBRANE, PER PLANDURO-LAST MEMBRANECURB FLASHINGDURO-LAST APPROVEDPLATES/ FASTENERSROOF HATCH,PER PLANFIELD WELD,MIN. 1 1/2" WIDE.ROOF SHEATHING,PER STRUCTURAL1/4" DENSDECKPRIME ROOF BOARDFIELD WELD,MIN. 1 1/2" WIDE.DURO-LAST CUSTOM-FABRICATEDCURB FLASHINGDURO-LAST ROOF TRAK IIIWALKWAY PADAPPROVED DURO-LAST CAULKMECHANICAL UNIT, PER PLAN;ATTACH MECH. UNIT TO SLEEPERPER MANUFACTURER'S INSTRUCTIONS.DURO-LAST APPROVED SEALANTROOF SHEATHING,PER STRUCTURAL1/4" DENSDECKPRIME ROOF BOARD4" MIN.MECHANICAL LINESAPPROVED DURO-LAST CAULK,WATER MUST NOT BE ALLOWEDTO POND W/IN PITCH PAN.1/2" MIN.FIELD WELD,MIN. 1 1/2" WIDE.FILLER(MINIMAL EXPANDINGSPRAY FOAM OR SIMILAR)VINYL-COATED METAL PITCH PANW/ DURO-LAST MEMBRANE SKIRTENSURE APPROVED DURO-LAST SEALANTIS LEVEL W/ TOP OF CURB AND COVER W/APPROVED DURO-LAST CAULK, SLOPE TOOUTSIDE OF PITCH PAN.ROOF SHEATHING,PER STRUCTURAL1/4" DENSDECKPRIME ROOF BOARDMETAL PANEL SYSTEM- SEE WALL TYPE Z1METAL CLOSURE STRIP- TYP. (4) SIDESCONT. SEALANT - TYP.BLOCKING PERSTRUCTURALROD & CLEVIS BY CANOPYMANUFACTURERMETAL PANEL SYSTEM- SEE WALL TYPE Z1METAL CLOSURE STRIP- (4) SIDESPREFAB AWNINGMOUNTING PER AWNINGBLOCKING PER STRUCT.CONT. BACKER ROD &SEALANT - TYP.CONTINUOUS APPROVEDTERMINATION BARSINGLE-PLY MEMBRANE FLASHING4" MIN. LAP OVER SEAMPLATE. FASTENER @ 12" O.C.GASKETED FASTENER @ 12" O.C. MAX4"CONTINUOUS BEAD OF SEALANTRTUINSULATED METAL CURBSINGLE-PLY ROOFING,MECHANICALLY ATTACHED,OVER 1/2" DENSDECK OVERROOF SHEATHING PERSTRUCTURALWELDED SPLICESINGLE-PLY ROOFING,MECHANICALLY ATTACHED,OVER 1/2" DENSDECK OVERROOF SHEATHING PERSTRUCTURALEXTERIOR SHEATHING PERSTRUCTURALFULLY ADHERE SINGLE-PLYMEMBRANE TO SHEATHING4" MIN. LAP OVER SEAMPLATE. FASTENER @ 12" O.C.2X WOOD FRAMING4"LAP & SEAL SINGLE-PLY ROOFINGMEMBRANE OVER SEAM PLATEWELDED SPLICE8" MAX 4" CANT STRIP4" MIN. LAP OVER SEAM PLATESINGLE-PLY ROOFINGOVER 1/2" DENSDECKFASTENERS @ 12" O.C.PRE-ENGINEEREDTAPERED TRUSSROOF SHEATHING PERSTRUCTURAL4" 14" PER 1'-0"BUILDINGPARAPET 2ROOF MOUNTEDHVAC EQUPMENT;COORD. W/MECHANICAL 14"PER 1'-0" 14" PER 1'-0" 14"PER 1'-0"CRICKET 12"PER 1'-0" 14" PER 1'-0"ROOF MOUNTEDICE MACHINECONDENSING UNIT,COORD. WITHMECHANICAL;INSTALLED ONSLEEPERS.ROOF MOUNTEDWALK-IN COOLERCONDENSING UNIT,COORD. WITH MECHANICAL;INSTALLED ON SLEEPERS.METALAWNINGBELOWMETALAWNINGBELOWMETALAWNINGBELOWMETALAWNINGBELOW 14" PER 1'-0"ROOFACCESSHATCHSLOPED RIGIDINSULATION CRICKETBUILDINGPARAPET 1BUILDINGPARAPET 2PARAPET 3 ROOF DRAIN, WITH OVERFLOW.DRAIN & DAYLIGHT ONTO PARAPET 2 ROOF.DAYLIGHT OVERFLOW ABOVE GRADE.PARAPET 2 ROOF DRAIN WITH OVERFLOW.DRAIN PARAPET 2 ROOF TO DAYLIGHTTO NEAREST LANDSCAPE OR STORM SEWER.DAYLIGHT OVERFLOW ABOVE GRADE. 14" PER 1'-0" 14"PER 1'-0"5A8.05A8.014A8.014A8.014A8.014A4.02A4.02A4.02A4.02A4.02A4.013A4.013A4.036"x36"KEYED ACCESS,BY G.C.AWNING DRAIN TO DOWNSPOUTS,DAYLIGHT THOUGH CURB-O-LET TONEAREST ASPHALT.AWNING DRAIN TO DOWNSPOUTS,DAYLIGHT TO DRIVE-THRU AISLE.AWNING DRAIN TO DOWNSPOUTS,DAYLIGHT THOUGH CURB-O-LET TONEAREST ASPHALT.AWNING DRAIN TO DOWNSPOUTS,DAYLIGHT THOUGH CURB-O-LET TONEAREST ASPHALT.AWNING DRAINTO DOWNSPOUTS,DAYLIGHT THOUGHCURB-O-LET TONEAREST ASPHALT.PARAPET 1 ROOF DRAINWITH OVERFLOW. CONNECT TOPARAPET 2 DRAIN AND DAYLIGHTTO NEAREST LANDSCAPEOR STORM SEWER.DAYLIGHT OVERFLOWABOVE GRADE.DURO-LAST - ROOF TRAK III PADS-(GC TO VERIFY IN THE FIELD)-60"x60" PADS-60"x30" PADS3'-4"9 1/2"CRICKETCRICKET7A4.010A8.0BUILDINGPARAPET 38A4.0SIM.8A4.0P-8P-8P-86A4.06A4.06A4.06A4.0A4.0ROOF PLAN/ ROOFDETAILS““”“””SHEET NAME:SHEET NUMBER:DESCRIPTION:DATE:REV:Project No: CA4101 Dutch Bros Coffee - New Freestanding Store DB2040-A2 SOUTH OF SWC OF JEFFERSON ST & FRED WARING DR. LA QUINTA, CA 92253 PARCEL 4 PM 36241, P.M.B. 235/1-7c ARMET DAVIS NEWLOVE &ASSOCIATES, AIA ARCHITECTS1330 OLYMPIC BLVD.SANTA MONICA, CALIFORNIA 90404PH 310 452-5533 FAX 310 450-4742DATE: 3/20/20 ELEVATION - DRIVE-THRU WINDOWSCALE: 1/4" = 1'-0"REAR ELEVATIONSCALE: 1/4" = 1'-0"ELEVATION - WALK-UP WINDOWSCALE: 1/4" = 1'-0"FRONT ELEVATIONSCALE: 1/4" = 1'-0"1243EXTERIOR FINISH SCHEDULEID TAGMATERIALMANUFACTURERMODELREMARKSZONE 1 (BODY) COLOR: DB BLUE OR LIGHT BROWN1AEXTERIOR CEMENTPLASTERSHERWIN WILLIAMSGP-0624DB BLUE; MEDIUM SAND/CEMENTPLASTER1BEXTERIOR CEMENTPLASTERPPG INDUSTRIESPPG1020-4 EL CAPITANLIGHT BROWN; MEDIUM SAND/CEMENTPLASTERZONE 2 (TOWER) (Z2) COLOR: REDWOOD2COMPOSITE SIDINGNICHIHAVINTAGE WOOD: REDWOODORIENTATION: HORIZONTALZONE 3 (3' BASE) (Z3) COLOR: SIOUX FALLS3WAINSCOTCORONADO STONEHONEY LEDGE: SIOUX FALLSORIENTATION: HORIZONTAL1A7.0STAINLESS STEEL SERVICE TRAY,DUTCH BROS FURNISHED,CONTRACTOR INSTALLED.PRE-FINISHED PARAPETCAP FLASHING,COLOR: LIGHT BROWN6" STEEL PIPE BOLLARD WITHPLASTIC SLEEVE,COLOR: DUTCH BROS BLUELED MENU BOARDEQ14METAL AWNING,SEE DETAIL 2/A4.03A7.02A7.0PRE-FINISHED PARAPET CAP FLASHING,COLOR: LIGHT BROWN4A7.06" STEEL PIPE BOLLARDWITH PLASTIC SLEEVE,COLOR: DUTCH BROS. BLUEPRE-FINISHED PARAPETCAP FLASHING,COLOR: LIGHT BROWNNICHIHA HORIZONTAL COMPOSITESIDING VINTAGE WOODCOLOR: REDWOOD 2METAL AWNING,SEE DETAIL 2/A4.02.5"x7.5"x.5" THIN BRICK TILE 3PRE-FINISHED PARAPETCAP FLASHING,COLOR: DUTCH BROS BLUEMETAL CANOPY,SEE DETAIL 2/A4.05A7.0NICHIHA HORIZONTAL COMPOSITESIDING VINTAGE WOODCOLOR: REDWOOD 2PRE-FINISHED PARAPETCAP FLASHING,COLOR: LIGHT BROWNPRE-FINISHED PARAPETCAP FLASHING,COLOR: LIGHT BROWNT.O. PARAPET 3+24'-0"T.O. PARAPET 2T.O. CAP+3'-0"T.O. SLAB+0'-0"METAL AWNING,SEE DETAIL 2/A4.0METAL AWNING,SEE DETAIL 2/A4.0WALL MOUNTEDLIGHT FIXTURE1A7.0LIGHTED SIGN,INSTALLED BY SIGN CONTRACTOR,COORDINATE WITH ELECTRICALJ-BOX AND BLOCKING REQUIREMENTSPRE-FINISHED PARAPETCAP FLASHING,COLOR: LIGHT BROWNPRE-FINISHED PARAPETCAP FLASHING,COLOR: LIGHT BROWNMETALAWNING2A7.0STUCCOCOLOR: DB BLUE1A+24'-0"T.O. PARAPET 3T.O. PARAPET 2B.O AWNING+10'-6"T.O. PARAPET 1+11'-0"T.O. CAP+3'-0"T.O. SLAB+0'-0"T.O. PARAPET 3T.O. PARAPET 2T.O. CAP+3'-0"T.O. SLAB+0'-0"T.O. PARAPET 3T.O. PARAPET 2T.O. CAP+3'-0"T.O. SLAB+0'-0"METAL AWNING,SEE DETAIL 2/A4.078" EXTERIOR CEMENT PLASTERW/ MEDIUM SAND FINISH, TYP.COLOR: DB BLUE1AB.O AWNING+10'-6"T.O. PARAPET 1+11'-0"B.O AWNING+10'-6"B.O AWNING+10'-6"T.O. PARAPET 1+11'-0"1B4A7.05A7.01AOVERFLOW DOWNSPOUT,COORD. W/ PLUMBING.OVERFLOW DOWNSPOUT,COORD. W/ PLUMBING.WEATHERPROOFUSB OUTLET+20'-10 1/2"+20'-10 1/2"+24'-0"+20'-10 1/2"+20'-10 1/2"+24'-0"PRE-FINISHED PARAPETCAP FLASHING,COLOR: DB BLUE2.5"x7.5"x.5" THIN BRICK TILE 32.5"x7.5"x.5" THIN BRICK TILE 3SCONCE LIGHTS,8'-0" B.O. FIXTURESSCONCE LIGHTS,8'-0" B.O. OF FIXTURES21680ADDRESS NUMBERS:-12" ARIAL FONT-2" STROKE-SATIN ALUM. FINISH-VERIFY FINAL LOCATIONPRE-FINISHED PARAPETCAP FLASHING,COLOR: DUTCH BROS. BLUELED MENU BOARDEQ14SCONCE LIGHTS,8'-0" B.O. FIXTURES19'-8"78" EXTERIOR CEMENT PLASTERW/ MEDIUM SAND FINISH, TYP.COLOR: LIGHT BROWN1BFREEZE PROOFHOSE BIB, COORD.W/ PLUMINGEXTERIOR DOOR, PAINTED,LIGHT BROWN2.5"x7.5"x.5" THIN BRICK TILE 378" EXTERIOR CEMENT PLASTERW/ MEDIUM SAND FINISH, TYP.COLOR: LIGHT BROWN1BLIGHTED SIGN,INSTALLED BY SIGN CONTRACTOR,COORDINATE WITH ELECTRICALJ-BOX AND BLOCKINGREQUIREMENTSLIGHTED SIGN, INSTALLED BY SIGNCONTRACTOR, COORDINATE WITHELECTRICAL J-BOX AND BLOCKINGREQUIREMENTSLIGHTED SIGN, INSTALLED BYSIGN CONTRACTOR,COORDINATE WITH ELECTRICALJ-BOX AND BLOCKING REQUIREMENTS78" EXTERIOR CEMENT PLASTERW/ MEDIUM SAND FINISH, TYP.COLOR: DB BLUE1A78" EXTERIOR CEMENT PLASTERW/ MEDIUM SAND FINISH, TYP.COLOR: DB BLUE1A78" EXTERIOR CEMENT PLASTERW/ MEDIUM SAND FINISH, TYP.COLOR: DB BLUE1A78" EXTERIOR CEMENT PLASTERW/ MEDIUM SAND FINISH, TYP.COLOR: LIGHT BROWN1BNICHIHA HORIZONTAL COMPOSITESIDING VINTAGE WOODCOLOR: REDWOOD 2A6.0BUILDING ELEVATIONS““”“””SHEET NAME:SHEET NUMBER:DESCRIPTION:DATE:REV:Project No: CA3703 Dutch Bros Coffee - New Freestanding Store DB2040-A2 SOUTH OF SWC OF JEFFERSON ST & FRED WARING DR. LA QUINTA, CA 92253 APN: 604-521-011c ARMET DAVIS NEWLOVE &ASSOCIATES, AIA ARCHITECTS1330 OLYMPIC BLVD.SANTA MONICA, CALIFORNIA 90404PH 310 452-5533 FAX 310 450-4742DATE: 4/10/20 JEFFERSON STREETGM PROPOSED DUTCH BROS 862 SF Existing light standard Relocated light standard New light standard to match existing ARMET DAVIS NEWLOVE ARCHITECTS PHONE: 310-773-7772 Paint Color (Main Building): "Dutch Bros Blue" (Custom) Awning Paint Color: "Dutch Bros Gray" (Custom) Tower Finish Material: Nichiha Vintage Wood Fiber Cement Panels Color: "Redwood" Stone Veneer Wainscot: Coronado Honey Ledge Color: Sioux Falls Dutch Bros Coffee SWC Fred Waring Dr.& Jefferson St. La Quinta, CA. Paint Color (Main Building) : "El Capitan" PPG1020-4 translutions, inc. 17632 Irvine Boulevard, Suite 200, Tustin, California 92780 Phone (949)656-3131 Fax (949)445-3131 solutions@ translutions.com the transportation solutions com pany... March 19, 2020 Mr. Ryan Ramey, Project Manager Cole Valley Partners 3519 NE 15th Ave, Suite 251 Portland, Oregon 97212 (via email) Subject: Jefferson Square Coffee Shop – Trip Generation Analysis Dear Ryan: Translutions, Inc. (Translutions) is pleased to provide this letter report evaluating the trip generation for Pad A of the Jefferson Square project in the City of La Quinta, The purpose of this letter report is to identify if the proposed project is likely to result in more impacts than the approved project. APPROVED PROJECT The approved Jefferson Square planned for approximately 90,000 square feet of retail use, of which Pad A was considered as a drive through bank of approximately 4,500 square feet. Translutions prepared a trip generation analysis for Pad A using rates for Land Use: 912 - "Drive-in Bank" from the Institute of Transportation Engineers’ (ITE), Trip Generation, 10th Edition. Table A (all tables attached) shows the trip generation for Pad A if it were developed as a bank. As shown in Table A, the bank use is forecast to generate 43 trips in the a.m. peak hour, 93 trips in the p.m. peak hour, and 450 daily trips. Banks, shopping centers and fast food uses will typically draw some of its trips from the adjacent street traffic, so that some of the project trips are not actually “new” trips to the adjacent circulation system. These trips are referred to as “pass-by” trips. Pass-by trips are trips that are on the roadway immediately adjacent to the retail center which make intermediate stops on the way from an origin to a primary trip destination without route diversion. Therefore, pass-by trips only occur at the driveways of all shopping centers. Based on the ITE Trip Generation, pass-by trips account for 29% of the a.m. peak hour trips and 35% of the p.m. peak hour trips for drive through banks. ITE Trip Generation does not provide daily pass-by rates, but to present a conservative analysis, we have applied the higher pass by rates to minimize trips for the baseline scenario. For the proposed project, pass-by trips are forecast to be 12 trips during the a.m. peak hour, 33 trips during the p.m. peak hour, and 158 daily trips. After taking credit for pass-by trips, the net new trip generation for the proposed project is forecast to be 31 trips during the a.m. peak hour, 60 trips during the p.m. peak hour, and 292 daily trips. PROPOSED PROJECT The proposed project proposes a drive through coffee shop with no indoor seating. The coffee shop will be 862 square feet in size and provides two drive-through lanes. Figure 1 shows a schematic site plan for the proposed project. The trip generation analysis for Pad A were developed using rates for Land Use: 938 - "Coffee/Donut Shop with Drive-Through Window and No Indoor Seating” from the ITE Trip Generation, 10th Edition. Table B shows the trip generation for Pad A for the proposed project. As shown in Table B, the bank use is forecast to generate 291 trips in the a.m. peak hour, 72 trips in the p.m. peak hour, and 1,754 daily trips. Pass-by trips also occur for coffee shops. Based on the ITE Trip Generation, pass-by trips account for approximately 89% of trips for all analysis hours. For the proposed project, pass-by trips are forecast to be 291 trips during the a.m. peak hour, 64 trips during the p.m. peak hour, and 1,534 daily trips. After taking credit for pass-by trips, the net new trip generation for the proposed project is forecast to be 32 trips during the a.m. peak hour, 8 trips during the p.m. peak hour, and 190 daily trips. The project proposes two drive-through lanes with stacking for 19 vehicles, which is a very conservative for coffee shops. The drive- through lane is oriented in a way so that even in the unlikely scenario that queues extend beyond the available stacking space, traffic will not overflow onto public streets. 3/19/2020 (\\TRANSLUTIONS\Projects\CVP - La Quinta\Trip Gen Memo.docx) 2 the transportation solutions company... DISCUSSION & CONCLUSION Based on discussion with City staff, if the project trip generation for a modification to an existing use results in similar trip generation, impacts to adjacent roadways are unlikely to be worse. Table C shows the comparison of net trips generated by the planned and proposed project. As seen on Table C, the proposed project is anticipated to generate 1 more trip during the a.m. peak hour, 52 fewer trips during the p.m. peak hour, and 102 fewer daily trips. Based on the above discussion, it is our professional opinion that the proposed project will not result in additional impacts than those disclosed in the environmental documents for the approved project. We hope you will find this information helpful. Should you have any questions, please don’t hesitate to call or email us. Sincerely, translutions, Inc. Sandipan Bhattacharjee, P.E., T.E., AICP, ENV SP Principal Attachments: 1. Table A - Approved Project (Bank) Trip Generation 2. Table B - Project Trip Generation 3. Table C - Change in Trip Generation 4. Figure 1 – Site Plan the transportation solutions com pany... Land Use In Out Total In Out Total Daily Bank with Drive Through Trip Generation Rates 1 4.75 4.75 9.50 10.23 10.23 20.45 100.03 Trip Generation 4.500 TSF 21 22 43 46 47 93 450 Pass By Trips 2 29% AM & Daily/35% PM (6) (6) (12) (16) (17) (33) (158) Total Net Trips 15 16 31 30 30 60 292 Total Net Trip Generation 15 16 31 30 30 60 292 1 2 Pass-By rates based on rates for Land Use: 912 - "Drive-in Bank" from ITE Trip Generation Handbook (3rd Edition). Table A - Approved Project (Bank) Trip Generation A.M. Peak Hour P.M. Peak Hour Units Notes: TSF = Thousand Square Feet Trip generation based on rates for Land Use: 912 - "Drive-in Bank" from Institute of Transportation Engineers' (ITE) Trip Generation (10th Edition). Project Trips.xlsx\Trip Gen Bank the transportation solutions com pany... Land Use In Out Total In Out Total Daily Coffee Shop with No Indoor Seating Trip Generation Rates 1 168.52 168.52 337.04 41.67 41.67 83.33 2000 Trip Generation 0.862 TSF 145 146 291 36 36 72 1,724 Pass By Trips 2 89%(AM, PM, Daily) (129) (130) (259) (32) (32) (64) (1,534) Total Net Trips 16 16 32 4 4 8 190 Total Net Trip Generation 16 16 32 4 4 8 190 1 2 Pass-By rates based on rates for Land Use: 938 - "Coffee/Donut Shop with Drive-Through Window and No Indoor Seating" from ITE Trip Generation Handbook (3rd Edition). Trip generation based on rates for Land Use: 938 - "Coffee/Donut Shop with Drive-Through Window and No Indoor Seating" from Institute of Transportation Engineers' (ITE) Trip Generation (10th Edition). Table B - Project Trip Generation A.M. Peak Hour P.M. Peak Hour Units Notes: TSF = Thousand Square Feet Project Trips.xlsx\Trip Gen Coffee the transportation solutions com pany... Land Use In Out Total In Out Total Daily Coffee Shop with No Indoor Seating 0.862 TSF 16 16 32 4 4 8 190 Bank with Drive Through 4.50 0 15 16 31 30 30 60 292 Change in Trip Generation 1 0 1 -26 -26 -52 -102 Table C - Change in Trip Generation A.M. Peak Hour P.M. Peak Hour Units Notes: TSF = Thousand Square Feet Project Trips.xlsx\Change FIGURE 1Jefferson Plaza Coffee Site Planthe transportation solutions company...\\TRANSLUTIONS\Projects\CVP - La Quinta\Z30 Site Plan.xlsx (3/19/2020)