PCRES 2008-014PLANNING COMMISSION RESOLUTION 2008-014
A RESOLUTION OF THE PLANNING COMMISSION OF THE
CITY OF LA QUINTA, CALIFORNIA, APPROVING TWO
7,045 SQUARE FOOT OFFICE BUILDINGS WITHIN THE
VILLAGE COMMERCIAL DISTRICT
CASE NO.: VILLAGE USE PERMIT 2007-039
APPLICANT: PREST VUKSIC ARCHITECTS
WHEREAS, the Planning Commission of the City of La Quinta, California,
did on the 22nd day of April, 2008, hold a duly noticed Public Hearing to consider the
request of Prest Vuksic Architects for a Village Use Permit to allow the construction of
landscaping and architecture for two 7,045 . square foot office buildings on the
northeast corner of Avenue 52 and Desert Club Drive more particularly described as:
LOT 90 OF TR. 28470-1 AND LOTS 2, 3, AND 4,
BLOCK 2, OF DESERT CLUB DRIVE TRACT UNIT NO.1,
SOUTH HALF OF SECTION 6, T6S R7E, S.B.M
WHEREAS, said Village Use Permit has complied with the requirements
of the "Rules to Implement the California Environmental Quality Act of 1970" as
amended (Resolution 83-63), in that the Planning Department has determined that the
proposed Village Use Permit is exempt from CEQA review under Guidelines Section
15332 (Infill Development); and,
WHEREAS, the Planning Department published the public hearing notice
in the Desert Sun newspaper on the 11 th day of April, 2008, as prescribed by the
Municipal Code. Public hearing notices were also mailed to all property owners within
500 feet of the site; and,
WHEREAS, at said Public Hearing, upon hearing and considering all
testimony and arguments of all interested persons desiring to be heard, the Planning
Commission did make the following mandatory findings to justify approval of said
Village Use Permit:
Finding A - Consistency with the General Plan:
The proposed Village Use Permit is consistent with the General Plan, in that the
proposed general office uses are permitted in the General Plan for within the Village
Commercial land use designation. The property is designated Village Commercial which
allows a variety of uses including office commercial and general business. The Land
Use Element of the General Plan encourages commercial developments throughout the
Planning Commission Resolution 2007-014
Village Use Permit 2007-039
Arnold Palmers Office Buildings
Adopted: April 22, 2008
City. This project is consistent with the goals, policies and intent of the La Quinta
General Plan.
Finding B - Consistency with the Zoning Code:
The proposed Village Use Permit is consistent with the requirements of the Zoning
Code, in that it will provide uses consistent with those permitted in the Village
Commercial district, and meets the development standards of this district. All plans for
buildings will be consistent with the provisions of the Zoning Code in effect at the time
building permits are acquired. The development of the project, as conditioned, will be
compatible with the surrounding area.
Finding C - Compliance with the California Environmental Quality Act:
The proposed Village Use Permit complies with the requirements of the "Rules to
Implement the California Environmental Quality Act of 1970," as amended (City
Council Resolution 83-63), insofar as it has been determined that the project is exempt
from CEQA review under Section 15332, Infill Development, and a Notice of
Exemption will be filed.
Finding D - Public Health, Safety, and Welfare:
Approval of the proposed Village Use Permit will not create conditions materially
neither detrimental to the public health, safety and general welfare, nor injurious to or
incompatible with other properties or land uses in the vicinity, insofar as adjacent
properties are in the Village Commercial, Low Density Residential, and Medium Density
Residential districts. The project will not contribute to a decline of the existing health
and safety conditions and has been designed and conditioned to provide safe and
adequate paths of travel, appropriate safety and security lighting, and protect and
retain on -site stormwater. The project has been reviewed by the appropriate
responsible agencies for health, welfare, and safety issues, with none identified.
Finding E - Architectural Design:
The architectural design aspects of the proposed Village Use Permit, including, but not
limited to architectural style, scale, building mass, building height, materials, colors,
architectural detailing, roof style and other elements are compatible with surrounding
development, and quality of design illustrated in the Village at La Quinta Design
Guidelines, and with the overall design quality found in the City in that it incorporates a
desert modern theme with architectural features such as clay tile, decorative pavers,
Planning Commission Resolution 2007-014
Village Use Permit 2007-039
Arnold Palmers Office Buildings
Adopted: April 22, 2008
stone fagades, and stucco painted with a desert compatible palate.
Finding F - Site Design:
The site design aspects of the proposed Village Use Permit, including, but not limited
to project entries, parking provisions, interior circulation, vehicular access, pedestrian
and bicycle access, pedestrian amenities, screening, outdoor lighting, and other
elements, are compatible with surrounding development and quality of design
illustrated in the Village at La Quinta Design Guidelines, and with the overall quality of
design found in the City. The proposed project is suitable for the proposed site as
designed in that adequate provisions have been made such as rooftop utility wells to
screen mechanical equipment, pedestrian connectivity between buildings, landscaping
to screen undesirable views, and sufficient vehicular circulation to access and
accommodate the intended uses.
Finding G - Landscaping Design (Water -Efficient Landscaping):
The project landscaping for the proposed Village Use Permit including, but not limited
to location, size, type and coverage of plant materials, has been designed to provide
visual relief, unify and enhance visual continuity of the site with the surrounding
developments, compliment the project and existing restaurant, improve water
efficiency, and be consistent with the concepts in the Village at La Quinta Design
Guidelines.
Finding H - Suitability of the Parking Management Program:
With the conditions of approval for the shared parking and access easement agreement
and recorded covenant for the shared day -night use of the facility between the office
buildings and restaurant, the proposed Village Use Permit will not result in a significant
impact on parking and traffic within the project site or the surrounding area.
NOW, THEREFORE, BE IT RESOLVED by the Planning Commission of
the City of La Quinta, California, as follows:
1. That the above recitations are true and constitute the findings of the Planning
Commission in this case.
2. That it does hereby approve Village Use Permit 2007-039 for the reasons set
forth in this Resolution and subject to the attached conditions of approval.
Planning Commission Resolution 200$,014
Village Use Permit 2007-039
Arnold Palmers Office Buildings
Adopted: April 22, 2008
PASSED, APPROVED, and ADOPTED at a regular meeting of the La
Quinta Planning Commission, held on this the 22n0 day of April, 2008 by the following
vote, to wit:
AYES: Commissioners Quill, Wilkinson, Barrows, and Chairman Alderson
NOES: None
ABSENT: None
ABSTAIN: None
ED AL ERSON, Chairman
City of La Quinta California
Planning Director
City of La Quinta, California
PLANNING COMMISSION RESOLUTION 2008-014
CONDITIONS OF APPROVAL - FINAL
VILLAGE USE PERMIT 2007-039
PREST VUKSIC ARCHITECTS
APRIL 22, 2008
GENERAL
1. The applicant agrees to defend, indemnify, and hold harmless the City of La
Quinta (the "City"), its agents, officers and employees from any claim, action or
proceeding to attack, set aside, void, or annul the approval of this Village Use
Permit. The City shall have sole discretion in selecting its defense counsel. The
City shall promptly notify the developer of any claim, action or proceeding and
shall cooperate fully in the defense.
2. This Village Use Permit shall comply with the requirements of the La Quinta
Municipal Code, Village Use Permit VUP 00-004, and Tentative Parcel Map
35900.
The City of La Quinta's Municipal Code can be accessed on the City's Web Site
at www.la-guinta.org.
3. This Village Use Permit is valid for two years from the April 22, 2008 date of
approval, expiring on April 23, 2010 unless an extension is applied for and
granted by the Planning Commission pursuant to Section 9.200.080 of the La
Quinta Municipal Code.
4. Prior to the issuance of any permit by the City, the applicant shall obtain the
applicable permits and/or clearances from the following agencies:
• Fire Marshal
• Public Works Department (Grading Permit, Green Sheet (Public Works
Clearance for Building Permit), Improvement Permit)
• Planning Department
• Riverside Co. Environmental Health Department
• Desert Sands Unified School District
• Coachella Valley Water District (CVWD)
• Imperial Irrigation District (IID)
• California Water Quality Control Board (CWQCB)
1
PLANNING COMMISSION RESOLUTION 2008-014
CONDITIONS OF APPROVAL - FINAL
VILLAGE USE PERMIT 2007-039
PREST VUKSIC ARCHITECTS
APRIL 22, 2008
• SunLine Transit Agency
• South Coast Air Quality Management District Coachella Valley
The applicant is responsible for all requirements of the permits and/or clearances
from the above listed agencies. When the requirements include approval of
improvement plans, applicant shall furnish proof of such approvals when
submitting the improvement plans for City approval.
5. The applicant shall comply with applicable provisions of the City's NPDES
stormwater discharge permit, Sections 8.70.010 at seq. (Stormwater
Management and Discharge Controls), and 13.24.170 (Clean Air/Clean Water),
LQMC; Riverside County Ordinance No. 457; and the State Water Resources
Control Board's Order No. 99-08-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").
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's SWPPP shall be approved by the City Engineer prior to
any on or off -site grading being done in relation to this project.
C. 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.
D. The applicant's SWPPP shall include provisions for all of the following
Best Management Practices ("BMPs") (8.70.020 (Definitions), LQMC):
1) Temporary Soil Stabilization (erosion control).
2) Temporary Sediment Control.
3) Wind Erosion Control.
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CONDITIONS OF APPROVAL - FINAL
VILLAGE USE PERMIT 2007-039
PREST VUKSIC ARCHITECTS
APRIL 22, 2008
4) Tracking Control.
5) Non -Storm Water Management.
6) Waste Management and Materials Pollution Control.
E. 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.
F. The approved SWPPP and BMPs shall remain in effect for the entire
duration of project construction until all improvements are completed and
accepted by the City.
PROPERTY RIGHTS
6. 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.
7. The applicant shall offer for dedication those easements necessary for the
placement of, and access to, utility lines and structures, drainage basins,
mailbox clusters, and common areas.
8. The applicant shall offer for dedication all public street right-of-ways in
conformance with the City's General Plan, Municipal Code, applicable specific
plans, and/or as required by the City Engineer.
A. PUBLIC STREETS
1) Avenue 52 (Primary Arterial, 1 10' ROW) — No additional right of
way is required from standard 55 feet from the centerline of
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CONDITIONS OF APPROVAL - FINAL
VILLAGE USE PERMIT 2007-039
PREST VUKSIC ARCHITECTS
APRIL 22, 2008
Avenue 52 for a total 1 10-foot ultimate developed right of way.
Future additional right of way may be required for deceleration
lane/s if necessary due to a future expansion of use, to be
determined by a traffic study prepared for the applicant by a
licensed traffic engineer per Engineering Bulletin # 06-13.The
traffic study shall include all buildings (preexisting restaurant and
proposed office buildings) as shown on the Tentative Parcel Map
35900.
2) Desert Club Drive (Local Street, 60' ROW) - No additional right of
way is required from standard 30 feet from the centerline of
Desert Club Drive for a total 60-foot ultimate developed right of
way.
9. 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.
10. The applicant shall cause no easement to be granted, or recorded, over any
portion of the subject property between the date of approval of this Village Use
Permit and the date of final acceptance of the on -site and off -site improvements
for this Village Use Permit, and as applicable under Tentative Parcel Map No.
35900, unless such easements are approved by the City Engineer.
11. The applicant shall create perimeter landscaped setbacks along all public rights -
of -way as follows:
a. Avenue 52 (Primary Arterial) - 20 feet from the right-of-way/property line.
The setback requirement shall apply to all frontages including, but not limited to,
reminder parcels, right-of-way reversions, 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.
12. The applicant shall provide for reciprocal access with all parcel owners within
this Village Use Permit across all access drives and parking aisles and stalls.
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CONDITIONS OF APPROVAL - FINAL
VILLAGE USE PERMIT 2007-039
PREST VUKSIC ARCHITECTS
APRIL 22, 2008
13. The applicant and property owner shall submit for review and approval by the
City Attorney and Planning Director, the following covenant, which the
applicant shall put into a recordable instrument and record on title to the
property prior to approval of final occupancy for any building in the event that
Parcel Map 35900 is not recorded. These limitations shall run with the land and
bind successive owners and assigns:
A. Buildings A and B are limited to general professional and medical office
uses that are open during normal daytime business hours. No primary
uses that are open during nighttime hours on a routine and regular basis
shall be permitted.
B. Parcel 1 is limited to weekends, weekday evenings, or on special
occasions with prior written consent of the City.
14. Any future modification to the operational covenants shall require the applicant
to submit a parking and traffic study identifying and demonstrating that
sufficient parking and access is available for such increased use. The Planning
Director shall approve the modifications prior to recording and have the
discretion to defer approval to the Planning Commission.
15. Uses other than general offices and medical offices are not permitted within the
proposed office buildings. Any proposed tenant uses which require
interpretation shall be reviewed and approved by the Planning Director.
16. The applicant shall comply with all Parking Lots and Access Driveway
Improvement conditions as specified in the approval for Tentative Parcel Map
No. 35900. In the event that said Tentative Parcel Map is invalidated, those
conditions shall continue to be valid and applicable for this Village Use Permit.
IMPROVEMENT PLANS
17. As used throughout these Conditions of Approval, professional titles such as
"engineer," "surveyor," and "architect" refer to persons currently certified or
licensed to practice their respective professions in the State of California.
18. Improvement plans shall be prepared by or under the direct supervision of
qualified engineers and/or architects, as appropriate, and shall comply with the
provisions of Section 13.24.040 (Improvement Plans), LQMC.
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CONDITIONS OF APPROVAL - FINAL
VILLAGE USE PERMIT 2007-039
PRIEST VUKSIC ARCHITECTS
APRIL 22, 2008
19. The following improvement plans shall be prepared and submitted for review
and approval by the City. 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. On -Site Precise Grading/Storm Drain Plan 1" = 30'
Horizontal (at the discretion of the City Engineer, a Scale of 1" = 20' shall be
provided)
B. On -Site Sewer and Water Plan 1 " = 30'
Horizontal
C. PM10 Plan 1" = 40' Horizontal
D. SWPPP 1 " = 40'
Horizontal
E. Off -Site Signing & Striping Plan 1 " = 40'
Horizontal
NOTE: A through E to be submitted concurrently.
F. Off -Site Street Improvement/Storm Drain Plan 1" = 40' Horizontal
and 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.
Precise grading plans shall include perimeter walls with Top of Wall, Top of
footing, and finish grade (both sides of wall) elevations shown. All footing 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 2007
California Building Code accessibility. The assessment must comply with
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VILLAGE USE PERMIT 2007-039
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APRIL 22, 2008
submittal requirements of the Building & Safety Department. A copy of the
reviewed assessment shall be submitted t the Engineering Department in
conjunction with the On -Site Precise Grading Plan when it is submitted for plan
checking.
On -Site Precise Grading plans shall include all on -site surface improvements
including but not necessarily limited to finish grades for curbs & gutters,
building floor elevations, parking lot improvements, and ADA accessible design.
20. The City maintains standard plans, detail sheets and/or construction notes for
elements of construction which can be accessed via the Online Engineering
Library at the City website (www.la-quinta.org). Please navigate to the Public
Works Department home page and look for the Standard Drawings hyperlink.
21. The applicant shall furnish a complete set of the mylars of all approved
improvement plans on a storage media acceptable to the City Engineer.
At the completion of construction, and prior to the final acceptance of the
improvements by the City, the applicant shall update the mylars in order to
reflect the as -built conditions.
GRADING
22. The applicant shall comply with the provisions of Section 13.24.050 (Grading
Improvements, LQMC.
23. The applicant shall comply with all grading improvement conditions as specified
in the approval for Tentative Parcel Map No. 35900. In the event that said
Tentative Parcel Map is invalidated, those conditions shall continue to be valid
and applicable for this Village Use Permit.
24. Prior to occupancy of the project site for any construction, or other purposes,
the applicant shall obtain a precise grading permit approved by the City
Engineer.
25. To obtain an approved grading permit, the applicant shall submit and obtain
approval of all of the following:
A. A precise grading plan prepared by a qualified engineer or architect,
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VILLAGE USE PERMIT 2007-039
PREST VUKSIC ARCHITECTS
APRIL 22, 2008
B. A preliminary geotechnical ("soils") report prepared by a qualified
engineer, and
C. A Fugitive Dust Control Plan prepared in accordance with Chapter 6.16
(Fugitive Dust Control), LQMC.
D. A Best Management Practices report prepared in accordance with
Sections 8.70.010 and 13.24.170 (NPDES stormwater discharge permit
and Storm Management and Discharge Controls), LQMC.
All grading shall conform to the recommendations contained in the
Preliminary Soils Report, and shall be certified as being adequate by a soils
engineer, or by an engineering geologist.
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 submitted with its application for a grading
permit.
26. 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.
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.
DRAINAGE
28. The applicant shall comply with all drainage improvement conditions as specified
in the approval for Tentative Parcel Map No. 35900. In the event that said
Tentative Parcel Map is invalidated, those conditions shall continue to be valid
and applicable for this Village Use Permit.
29. Nuisance water shall be retained on site and disposed of in a manner acceptable
to the City Engineer.
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VILLAGE USE PERMIT 2007-039
PREST VUKSIC ARCHITECTS
APRIL 22, 2008
UTILITIES
30. The applicant shall comply with the provisions of Section 13.24.1 10 (Utilities),
LQMC.
31. 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.
32. Existing overhead utility lines within, or adjacent to the proposed development,
and all proposed utilities shall be installed underground.
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.
STREET AND TRAFFIC IMPROVEMENTS
34. The applicant shall comply with all Street and Traffic Improvement conditions as
specified in the approval for Tentative Parcel Map No. 35900. In the event that
said Tentative Parcel Map is invalidated, those conditions shall continue to be
valid and applicable for this Village Use Permit.
35. The applicant shall comply with the provisions of LQMC Sections 13.24.060
(Street Improvements), 13.24.070 (Street Design - Generally) & 13.24.100
(Access for Individual Properties and Development) for public streets; and
Section 13.24.080 (Street Design - Private Streets), where private streets are
proposed.
36. The applicant shall construct the following street improvements to conform with
the General Plan (street type noted in parentheses.)
A. OFF -SITE STREETS
a) A deceleration/right turn only lane at Avenue 52 Primary
Entries may be necessary in the event of any future
expansion of use, if determined by a traffic study prepared
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APRIL 22, 2008
for the applicant by a licensed traffic engineer per
Engineering Bulletin # 06-13. The traffic study shall include
all buildings (preexisting restaurant and proposed office
buildings) as shown on the Tentative Parcel Map 35900.
Other improvements in the Avenue 52 right-of-way and/or adjacent
landscape setback area may include:
b) All appurtenant components such as, but not limited to:
strip traffic control striping, re -striping Class II Bike Lane,
legends, and signs.
c) Class I Golf Cart Path as needed.
37. 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:
Local Streets 3.0" a.c./4.5" c.a.b.
Primary Arterial 4.5" a.c./6.0" c.a.b.
Or the City Engineer approved equivalents of alternate materials.
38. The applicant shall submit current mix designs (less than two years old at the
time of construction) for base, asphalt concrete and Portland cement concrete.
The submittal shall include test results for all specimens used in the mix design
procedure. For mix designs over six months old, the submittal shall include
recent (less than six months old at the time of construction) aggregate gradation
test results confirming that design gradations can be achieved in current
production. The applicant shall not schedule construction operations until mix
designs are approved.
39. General access points and turning movements of traffic are limited to the
following:
A. Avenue 52
Existing drive entrance to Restaurant. Right turn in and out movements
are permitted. Left in and out are not permitted.
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PREST VUKSIC ARCHITECTS
APRIL 22, 2008
Existing easterly drive entrance (may be relocated +/- 70 feet east).
Right turn in and out are permitted; however, left turns in and out are
prohibited.
B. Desert Club Drive
1) Primary Entry: Full turn movements are permitted.
The applicant shall extend improvements beyond the subdivision boundaries
to ensure they safely integrate with existing improvements (e.g., grading;
traffic control devices and transitions in alignment, elevation or dimensions of
streets and sidewalks).
40. 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.
41. The turf area located at the corner of Desert Club Drive and Avenue 52 shall
either be replaced with desert appropriate landscaping or artificial turf, as
approved by the Planning Director.
42. The applicant shall comply with Sections 13.24.130 (Landscaping Setbacks),
13.24.140 (Landscaping Plans), & Section 8.13 (Water -Efficient Landscaping),
LQMC.
43. The applicant shall provide landscaping in the required setbacks and perimeter
areas.
44. Landscape and irrigation plans for landscaped lots, perimeter areas and setbacks
shall be signed and stamped by a licensed landscape architect.
45. Final landscaping and irrigation plans shall be prepared by a licensed landscape
professional, shall be reviewed by the ALRC and Public Works Director, and
approved by the Planning Director prior to issuance of the first building permit.
An application for Final Landscape Plan Check shall be submitted to the Planning
Department for final landscape plan review. Said plans shall include all
landscaping associated with this project, including perimeter landscaping, and
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APRIL 22, 2008
be in compliance with Chapter 8.13 (Water Efficient Landscaping) of the
Municipal Code and the Coachella Valley Water District's Landscaping and
Irrigation Design Ordinance. The landscape and irrigation plans shall be approved
by the Coachella Valley Water District and Riverside County Agriculture
Commissioner prior to submittal of the final plans to the Planning Department.
Landscape areas shall have permanent irrigation improvements meeting the
requirements of the Planning Director.
Note: Final landscaping plans are not approved for construction until approved
and signed by the Planning Director.
46. Landscape areas shall have permanent irrigation improvements meeting the
requirements of Section 8.13 LQMC. Use of lawn areas shall be minimized with
no lawn, or spray irrigation, being placed within 24 inches of curbs along public
streets.
47. 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, 5`h 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.
48. Mechanical equipment shall be screened by a wall, landscaping with significant
foliage, or combination of the two, of a sufficient height and/or density to fully
screen such equipment. Final design of all screening shall be reviewed and
approved by the Planning Director.
49. Should any landscaping utilized for screening purposes be deemed insufficient
by the Planning Director following an initial period of growth, the applicant shall
replace or provide additional landscaping with significant foliage.
OUTDOOR LIGHTING
50. Exterior lighting shall comply with Section 9.100.150 (Outdoor Lighting) of the
La Quinta Municipal Code. A bulb refractor or dimmer shall be utilized with the
proposed lantern fixtures if deemed necessary by staff. All relocated
freestanding lighting within the parking lot shall not exceed the height of
existing fixtures and shall be re -fitted with a visor if deemed necessary by staff.
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PLANNING COMMISSION RESOLUTION 2008-014
CONDITIONS OF APPROVAL - FINAL
VILLAGE USE PERMIT 2007-039
PREST VUKSIC ARCHITECTS
APRIL 22, 2008
51. All outdoor lighting fixtures shall be fitted with a visor or shield to reflect
lighting away from adjacent residences. Final outdoor lighting design shall be
reviewed and approved by the Planning Director.
CONSTRUCTION
52. The City will conduct final inspections of buildings only when the buildings have
improved street and (if required) sidewalk access to publicly -maintained streets.
The improvements shall include but not limited too required traffic control
devices, pavement markings and street name signs. If Onsite Street and/or
parking construction in commercial development is initially constructed with
partial pavement thickness, the applicant shall complete the final pavement prior
to final inspections of the building/s within the development or when directed by
the City, whichever comes first.
53. All rooftop air conditioning/mechanical equipment shall be completely screened
from view within the rooftop well.
54. The design of the carports shall be submitted to, and approved by, the Planning
Director and shall be consistent with the design elements of the restaurant and
office buildings.
MAINTENANCE
The applicant shall comply with the provisions of Section 13.24.160 (Maintenance),
LQMC.
55. The applicant shall comply with the provisions of Section 13.24.160
(Maintenance), LQMC.
56. The applicant shall make provisions for the continuous and perpetual
maintenance of all private on -site improvements, perimeter landscaping, access
drives, and sidewalks.
FEES AND DEPOSITS
57. The applicant shall comply with the provisions of Section 13.24.180 (Fees and
Deposits), LQMC. These fees include all deposits and fees required by the City
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PLANNING COMMISSION RESOLUTION 2008-014
CONDITIONS OF APPROVAL - FINAL
VILLAGE USE PERMIT 2007-039
PREST VUKSIC ARCHITECTS
APRIL 22, 2008
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 PROTECTION
58. Provide or show there exists a water system capable of delivering a fire flow
4000 gallons per minute for a two hours duration at 20 psi residual operating
pressure, which must be available before any combustible material is placed on
the construction site.
59. Approved accessible on -site fire hydrants shall be located not to exceed 500
feet apart in any direction and within any portion of the facility or of an exterior
wall of the first story of the building is located more than 150 feet from fire
apparatus access roads measured by an approved route around the complex,
exterior of the facility or building, and no portion of a building further than 600
feet from a fire hydrant. Fire hydrants shall provide the required fire flow.
60. 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.
61. 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.
62. Applicant/Developer shall mount blue dot retro-reflectors pavement markers on
private streets, public streets and driveways to indicated location of the fire
hydrant. It should be 8 inches from centerline to the side that the fire hydrant is
on, to identify fire hydrant locations.
63. 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 80 thousand pounds
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PLANNING COMMISSION RESOLUTION 2008-014
CONDITIONS OF APPROVAL - FINAL
VILLAGE USE PERMIT 2007-039
PREST VUKSIC ARCHITECTS
APRIL 22, 2008
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.
64. Dead-end fire apparatus access roads in excess of 150 feet in length shall be
provided with approved provision for the turn around capabilities of fire
apparatus.
65. 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.
66. 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 obtain at the Fire Department.
67. 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.
68. Install a complete commercial fire sprinkler system (per NFPA 13 1999 Edition).
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. The PIV and FCD shall be located
to the front, within 25 to 50 feet of hydrant, and a minimum of 25 feet from
the building(s). Sprinkler riser room must have indicating exterior and/or interior
door signs. A C-16 licensed contactor must submit plans, along with current
$3O7.00 deposit based fee, to the Fire Department for review and approval prior
to installation. Guideline handouts are available for the Fire Department.
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PLANNING COMMISSION RESOLUTION 2008-014
CONDITIONS OF APPROVAL - FINAL
VILLAGE USE PERMIT 2007-039
PREST VUKSIC ARCHITECTS
APRIL 22, 2008
69. Install an alarm monitoring system for fire sprinkler system(s) with 100 or more
heads (20 or more in Group I, Division 1.1 and 1.2 occupancies). Valve
monitoring, water -flow alarm and trouble signals shall be automatically
transmitted to an approved central station, remote station or proprietary
monitoring station in accordance with 2001 CBC, Sec. 904.3.1. An approved
audible sprinkler flow alarm shall be provided on the exterior in an approved
location and also in the interior in a normally occupied location. A C-10 licensed
contractor must submit plans designed in accordance with NFPA 72, 1999
Edition, along with the current $192.00 deposit based fee, to the Fire
Department for review and approval prior to installation. Guideline handouts are
available from the Fire Department.
70. Install a portable fire extinguisher, with a minimum rating of 2A-1 OBC, 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. A UL 300 hood/duct fire extinguishing system must be installed over the
cooking equipment. The extinguishing system must automatically shutdown
gas and /or electricity to all cooking appliances upon activation. A C-16
licensed contractor must submit plans, along with the current permit fee, to the
Fire Department for review and approval prior to installation. Alarm system
supervision is only required if the building has an existing fire alarm system.
72. No hazardous materials shall be stored and/or used within the building, which
exceeds quantities listed in UBC Table 3-D and 3-E. No class I, II or IIIA of
combustible/flammable liquid shall be used in any amount in the building.
73. Exit designs, exit signs, door hardware, exit markers, exit doors, and exit path
marking shall be installed per the 2001 California Building Code.
74. Electrical room doors if applicable shall be posted "ELECTRICAL ROOM" on
outside of door.
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PLANNING COMMISSION RESOLUTION 2008-014
CONDITIONS OF APPROVAL - FINAL
VILLAGE USE PERMIT 2007-039
PREST VUKSIC ARCHITECTS
APRIL 22, 2008
75. Access shall be provided to all mechanical equipment located on the roof as
required be the Mechanical Code.
76. 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.
Ref CMC 609.0
77. Gate(s) shall be automatic or manual operated. Install Knox key operated
switches, series KS-2P 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. Special forms are available
from this office for ordering the Key Switch.
POLICE DEPARTMENT
78. The applicant shall provide a fence with locked gate to store all building
materials during construction. This area shall be shown on the Fugitive Dust
Control Plan.
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