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2008 08 06 ALRCARCHITECTURE AND LANDSCAPING REVIEW COMMITTEE AGENDA A Regular Meeting to be held at the La Quinta City Hall — Study Session Room 78-495 Calle Tampico, La Quinta, California AUGUST 6, 2008 10:00 A.M. Beginning Minute Motion 2008-016 CALL TO ORDER A. Pledge of Allegiance B. Roll Call II. PUBLIC COMMENT This is the time set aside for public comment on any matter not scheduled for public hearing. Please complete a "Request to Speak" form and limit your comments to three minutes. III. CONFIRMATION OF AGENDA IV. CONSENT CALENDAR: Approval of the Minutes of July 2, 2008. V. BUSINESS ITEMS: A. Item ........................ FINAL LANDSCAPING PLANS 2008-032 Applicant ................ Steve Olshan, Project Architect Location .................. Northeast corner of Calle Tampico and Desert Club Drive Request .................. Review of Final Landscaping Plans for the Plaza at Calle Tampico Action .................... Minute Motion 2008_ ARCHITECTURE AND LANDSCAPING REVIEW COMMITTEE August 6, 2008 B. Item ........................ FINAL LANDSCAPING PLANS 2008-034 Applicant ................ RGA Landscape Architects, Inc. (Rob Parker) for Eisenhower Medical Center (Ali Tourkaman) Location .....................Southeast Corner of Washington Street and Seeley Drive within the Centre Pointe project area. Request .................. Review of Final Landscaping Plans for the Eisenhower Ambulatory Care Center. Action .................... Minute Motion 2008 VI. CORRESPONDENCE AND WRITTEN MATERIAL: 1. Attendance Update VII. COMMITTEE MEMBER ITEMS: Vill. PLANNING STAFF ITEMS: 1. Planning Commission Update IX. ADJOURNMENT This meeting of the Architecture and Landscape Review Committee will be adjourned to a Regular Meeting to be held on September 3, 2008 at 10:00 a.m. DECLARATION OF POSTING I, Carolyn Walker, Executive Secretary of the City of La Quinta, do hereby declare that the foregoing Agenda for the La Quinta Architectural and Landscaping Review Committee Regular Meeting of Wednesday, August 6, 2008, was posted on the outside entry to the Council Chamber, 78-495 Calle Tampico, and the bulletin board at the La Quinta Post Office, 78-630 Highway 1 1 1, on Friday, August 1, 2008. DATED: August 1, 2008 � GtJ CAROLYN ALKER, Executive Secretary City of La Quinta, California P:\Reports - ALRC\2008\8-6-08\Agenda.d0c MINUTES ARCHITECTURE & LANDSCAPING REVIEW COMMITTEE MEETING A regular meeting held at the La Quinta City Hall 78-495 Calle Tampico, La Quinta, CA July 2, 2008 10:00 a.m. CALL TO ORDER A. This regular meeting of the Architecture and Landscaping Review Committee was called to order at 10:03 a.m. by Planning Manager David Sawyer who led the Committee in the flag salute. B. Committee Members present: Jason Arnold, Ronald Fitzpatrick, and Ray Rooker. Planning Manager Sawyer welcomed new Committee Member Ray Rooker. C. Staff present: Planning Manager David Sawyer, Principal Planner Jay Wuu, and Executive Secretary Carolyn Walker. II. PUBLIC COMMENT: None. III. CONFIRMATION OF THE AGENDA: Confirmed IV. CONSENT CALENDAR: Staff asked if there were any changes to the Minutes of June 4, 2008. It was moved and seconded by Committee Members Fitzpatrick/Arnold to approve the minutes as submitted. Committee Member Rooker abstained. V. BUSINESS ITEMS: Site Development Permit 2008-902; a request of Highway 111 Partners, LLC for consideration of architectural and landscaping plans for Madison Square, an approximately 92,000 square foot commercial development including retail space, a health club, and a drive -through restaurant, at the northeast corner of Highway 111 and Dune Palms Road. Architecture & Landscape Review Committee Minutes July 2, 2008 Associate Planner Jay Wuu presented the information contained in the staff report, a copy of which is on file in the Planning Department. Planning Manager David Sawyer asked the applicant's representatives to introduce themselves. Those attending were Dave Prest, Prest Vuksic, 44-530 San Pablo Avenue, Suite 220, Palm Desert CA 92260, Walter Deissler, In-N-Out, 13502 Hamburger Lane, Baldwin Park CA 92706-5855, Brad Sobel, Highway 111 Partners, LLC, 420 S. Beverly Drive #200, Beverly Hills CA 90210, and Steve Sherrill, Landscape Development, Inc., 1874 Tandem Way, Norco CA 92860. Committee Member Fitzpatrick asked about the steps in the approval process. Staff explained the application would go on to the Planning Commission. Committee Member Fitzpatrick asked if this was the Committee's last opportunity to look at this project. Staff replied if conditions were established the Committee would get the final landscaping plan. Committee Member Fitzpatrick asked if a construction schedule had been established. Brad Sobel replied there wasn't a fixed schedule, but they planned to start grading as soon as possible. He then described the planned schedule of building phases and their expected tenant occupation date target of the third/fourth quarter of 2009. Committee Member Fitzpatrick asked if every developer contributed to the Art in Public Places program and how the artwork was selected. Planning Director Les Johnson explained the Community Service Department is responsible for the Arts in Public Places Program and he gave a brief overview of the program. Committee Member Fitzpatrick had a question about restrictions on drive-throughs. Staff said there was no restriction on drive-throughs on Highway 111. It was added that the Planning Commission had historically taken the position to add screening on drive-throughs for aesthetic reasons. Committee Member Fitzpatrick commented on screening in a residential area. Staff explained the restrictions on screened drive- throughs of neighborhood commercial districts versus Highway 111. Committee Member Fitzpatrick asked if there would be a monument sign to identify the project. Staff said there would be a sign program which would be approved by the Planning Commission. Committee F) Architecture & Landscape Review Committee Minutes July 2, 2008 Member Fitzpatrick asked if the ALRC would be reviewing the sign program and staff explained that was the responsibility of the Planning Commission. Committee Member Fitzpatrick asked if there were standards for bollard lighting. Staff said yes and added staff could make available a copy of those standards if he wished. There was a brief discussion of the lighting at The Pavillion project versus the current standards. Committee Member Fitzpatrick said a lot of'. the; conditions and recommendations seemed to relate more to landscaping than architecture. He asked if an architect h'td (gn the plans. Staff replied the engineer and architect stamps were.;i(tdustry standards handled through the Public Works and'liitlirig Departments. Committee Member Fitzpatrick ae'lkad.,if the"landscaper arrdfor design project person had to be licensed. Wf' - State law requires the project has to be addressed by a licdftd architect. (Referring to Landscape Development, ' ft) Historically City had not required a landscape architect to sigrY,, -but the news Appjications have added language requiring it. Committee M, 6>>Fitzpatrick imment 'on the lack of a licensed architect sigMture t'the plans.,'',,Staff replied Mr. Sobel's project was represeny, a licensed arch ed. The new applications would include this re a V- Committee Member 'Fitzpatrick said it is essential a scaled down Iversion of what would, be presented to the Planning Commission also be",�presented "to the ALRC. Mr. Prest said there would not be ad[dttional elevations and models presented to the Planning l ComMi0sion. Comm ittee,Mambar Fitzpatrick asked about green space on Highway 111 and, ie" particular, this project. Mr. Sobel replied a park area would not be financially viable in a commercial development. He suggested that might be a City function. Planning Director Les Johnson suggested the Committee Members focus on the current project and defer the discussion of future Highway 111 plans for another meeting. He further noted the project 3 Architecture & Landscape Review Committee Minutes July 2, 2008 being discussed complies with City requirements with regard to percent of landscaped area. Staff went over some of the conditions and the applicant's compliance with those conditions. Committee Member Fitzpatrick said he was looking for a summary of pedestrian -friendly areas. He added, a lot of commercial projects did not include enjoyment of the shopping center in their overall plans. He suggested a plaza, streetscape, or open space could be included. He went on to mention bicycle parking spaces and'.the possibility of a public fountain. Committee Member Fitzpatrick commentederfi ItOIA Fitness building. Mr. Prest said there was no one at; tha, meetiq representing LA Fitness, but he went over the datai ' f.,Ae buildin,He included information that their buildings usul6lly have an ener' management y. system. They use lighting, motif ,`and d ight sensors Os- well as other energy saving features in other,\ar 6f their buildings. The project has to meet California stan Mr. Prest added the landscaping was designe4 from a drougRt-t larant standpoint and the waste bins included recycli;. '- Committee Member Fitzpatrick as d-him-w at his feelings were on solar energy.. ft, Prest said ha: Feft that :Up to the owner. Mr. Sobel replied they did not;#tave any puns for the addition of solar energy at this time. 40 said it domes down tka_cost versus benefits. Committee Mem1ber Fioo ftinked the applicant for a professional presentation. He' .,iced about pedestrian access to the building housing In-N--Out B'` tand a paving treatment to the exercise building since staff had Suggested a proposed link. Staff showed a diagram to the Committee Members and pointed out where a proposed crosswalk would be placed. Committee Member Rooker asked if there was a building entrance on the north side of In-N-Out. Mr. Sobel replied there was. Committee Member Rooker said there was a unique architectural situation between Buildings 2 and 3. He asked if there was some intent for that area; such as a small park or a shaded area. Mr. Prest pointed out, on the plans, where they were going to link that area with some type of architectural structure. He said there was a wall with some holes in it and pedestrians would walk under it. He pointed to area portion of the adjacent building where there might be a 4 Architecture & Landscape Review Committee Minutes July 2, 2008 restaurant and, noted in the future, this location could include a shaded area where shoppers could eat. Committee Member Rooker asked if they would consider a water feature there. Dave Prest said the design would evolve as new tenants arrive. There was the possibility of more things happening in the future. Committee Member Rooker said looking at Building 2, and the southwest exposure, there were only a couple of trees. He suggested more trees. Mr. Sherill went to the landscaping chart and said there could be more trees included. Committee Member Rooker said the plan showed employee parking near Buildings two and three, as well as on the east side. He added the elevations showed palm trees, but the site plan showed nothing. Mr. Sherrill said there was currently nothing there. Mr. Sobel said the area is directly adjacent to the Dunes Center. It is not an exposed side of the building, as there happens to be a building built there so that exposure is blocked. The other exposure is blocked by the wash. He mentioned the trees in the front and said visibility is everything to the tenants and shop owners. It has to do with the ability to gain tenants. They,W lose tenants if there is no visibility. Committee 1 ember Rooker said it was a sensitive point. He was just referring to 'otW6 Wlldings on Highway 111. He suggested large pottettpients be d."cl- ti' 0f ijp all the stucco and concrete. Staff reRfied they did ntrt call out for additional landscaping in that area, ,(Building twd 'becau ' k�etween the trees there was actually an iitectural f"inure v ich included a radius overhang with an avar�sdig. He porrytad out where the arch was located on an exhibit in the Committee N nbers' packet. Committee Member Rooker said he understbod,aftef:-seeing the exhibit. Committee,::Member Rooker had a question with regard to the setback along Dune Palms. He had a topographical map that showed some berms. He said he would like to see that slightly bermed. Mr. Sherrill said the topographical map was correct and it would be rolling topography. Committee Member Rooker commented on how visitors believe we live in an Oasis. He pointed out the amount of green grass on Highway 111 and how it makes you feel as though you're in an oasis. He said 5 Architecture & Landscape Review Committee Minutes July 2, 2008 there was no lawn on the entrances and suggested a little bit of green on each side of the driveway. Mr. Sherill went to the exhibits to clarify what area Mr. Rooker was referring to. Mr. Sherill said, because of special requirements, it might be possible on one side, but not the other. Committee Member Arnold asked if that would change their CVWD requirements. Mr. Sherrill said no. Committee Member Arnold said the project lookedgreat. He had a few concerns, but they had been addressed"by the other members. He asked if it was a requirement that the 06rif in the parking lots be 6 x 6 . Staff said yes.`, \ Committee Member Arnold commuted on the hybrid" rIaes being of a type he had never heard of and J*-.lheo to Iq them up. -, Mr. Sherrill asked about his position on the mesiq�Os a td'date palms.; Committee Member Arnold said he did not have -a Oroblem with date palms or mesquites but that it does(O#ed to be notddll hat both have some long- term term maintenance issues.. Committee Member Arnold told of a r0opr)t situation in which the whole crown; of 0 date palm es in th#' middle of Highway 111, pointing out4he pds ble danger improperly cared for. Committee er' l keer said;�ptaff had asked the Committee to discuss p�edestri arn'64 W, the crosswalk. He asked if it had bean' adtfrtss0d p?o rly. Planning Director Johnson said staff had supplied (corAJ1 on) IetlgtgVe with regards to the bicycle racks and all pedestrien accesses and pedestrian amenities. Items 10, 1 1, an in the, staff " report suggested conditions noted for the Com ee's cortfderation. Committee tuber Fitzpatrick asked if the Committee should review the placerrlant and the location of the bicycle racks. Staff said the ALRC has the option to discuss where the bike racks can go. At present they were only needed in front of the LA Fitness site. Planning Director Johnson said the Committee Members could include their recommendation as a condition or their interest could be addressed to the applicant. He added, the City of La Quinta was becoming more concerned about the economy and sensitive to the needs of the M Architecture & Landscape Review Committee Minutes July 2, 2008 community. This is an auto -oriented area of the community, but we want to make sure there is the convenience and ease of connection for those who choose to use bicycles. Planning Manager Sawyer noted the Committee Members had said they had some suggestions and asked if they wanted to include them as recommendations. He added they should keep in mind that their recommendations will go to the Planning Commission as conditions and suggestions would not. The applicant, oftentimes, will take their suggestions and conditions and, if they have,,k, will amend the actual site plan before it goes to the Planningmmission. Committee Member Fitzpatrick asked if the recorrttnendations would show on the plans before the Planning° Commiss ioh,, Staff said they would if the applicant chooses tor;include them. If it 'was made a condition it would be included instaff report. Committee Member Fitzpatrick a if there were any recommendations the applicant did not agr with. Mr. Sobel said he didn't have a problem with arty of the current conditions. He did ask about the type of bicycle racks. Committeeember Fitzpatrick said he just needed one that bolts to the sidewalk. Mr. Sobel said he didn't have any problem with that. Committee Member Arnold added you could add a professional bike rack for $250. Mr. Sobel discussed the addition of adding grass. Committee Member Rooker said he would prefer to make this a suggestion; not a recommended condition. Mr. Sobel had issues with adding a specific design to the specific location (corner of the building). He would prefer to have it be tenant - driven. Committee Member Rooker said the recommendation was very general including the pedestrian amenities. Mr. Sobel said he understood. Staff made the suggestion to change the condition language to read "in proximity to". Committee Member Arnold asked if the applicant planned to include any boulders in the landscape. Mr. Sherrill said not at the moment, but it would be a nice site use. Architecture & Landscape Review Committee Minutes July 2, 2008 Committee Member Fitzpatrick said it was a very nice project, and very good visually. However, he would like to see a more pedestrian friendly design. There being no further questions, it was moved and seconded by Committee Members Fitzpatrick/Rooker to adopt Minute Motion 2008- 015, recommending approval of Site Development Permit 2008-902. Unanimously approved. VI. CORRESPONDENCE AND WRITTEN MATERIAL: Attendance Update: There was a discussion of rules of at eri6ance and an explanation to new Committee Member Rooker. X , Commission Minutes: Written directions were`; istributed to` (-�*,rnmittee Members with information on how to local t l rpmittee/Cottiimission minutes on the City of La Quinta website (vvv:fe _.irlta.org).; VII. COMMITTEE MEMBER ITEMS:'f 6he Vill. PLANNIW- 1 FF IT IIS: 1.EMninq 66M, nissfe Planning Mana -David Sawyer said staff would be giving the Committae''updatos, at each meeting, of items that had gone on to the Plarq€ng Commission or City Council. He also referenced \0W, inforrri€ation on how to print out Commission Minutes as sTVWn above. He went over the directions as printed and distributed and discussed alternative ways of searching. He directed Committee Members to contact staff with any further questions. Committee Member Arnold asked if they would be able to look up Council comments about projects recommended by the ALRC. Staff replied they would be included in the Council minutes. 8 Architecture & Landscape Review Committee Minutes July 2, 2008 Committee Member Fitzpatrick wanted to know how far in advance of the meeting he could look at the agendas/minutes. Staff explained the procedures on posting documents on the City's website. 2. Brown Act and Ethics Update: Committee Members were advised they would be going through a training session put on by the City M, r S office, planned for some time this fall. Staff said ,may would be formally notified of the date, time, and locatiod of the, training. 3. Classes and Seminars: Staff said they would proAdavpdate$,on classes and, seminars which would be available for Co6"J *, '6Vembers. ! IX. ADJOURNMENT There being no further business, &'w6s,; ,Fpd andsoconded by Committee Members Fitzpatrick/Arnold to adjo0n, tt -mina-of the Architectural and Landscaping Review G wimnittee to a`;F�gular Nl ting to be held on August 6, 2008. This mee' rig wba adjourned 6.X 1 1:11 a.m. on July 2, 2008. P d Respectfully submit; CAROLYN WALKER Executive;Secretary y 1, U 4 #029mr6i oti oy F 'Z � S CE'y OF Tth� ARCHITECTURE AND LANDSCAPE REVIEW COMMITTEE DATE: AUGUST 6, 2008 CASE NO: FINAL LANDSCAPING PLANS (FLP) 2008-034 APPLICANT: RGA LANDSCAPE ARCHITECTS, INC. (ROB PARKER) FOR EISENHOWER MEDICAL CENTER (ALI TOURKAMAN) LANDSCAPE ARCHITECT: RGA LANDSCAPE ARCHITECTS, INC. (ROB PARKER) REQUEST: REVIEW OF FINAL LANDSCAPING PLANS FOR THE EISENHOWER AMBULATORY CARE CENTER LOCATION: SOUTHEAST CORNER OF WASHINGTON STREET AND SEELEY DRIVE PURPOSE OF REVIEW: The purpose of the Architectural and Landscape Review Committee's (ALRC) review of the Final Landscape Plan is to verify that the submitted plan is consistent with the project's approved Preliminary Landscape Plan and that it is in compliance with the project's landscape related conditions of approval. The ALRC's review culminates in a recommendation to the Planning Director who has responsibility for approval of the Final Landscape Plans, BACKGROUND: The medical center project site is within the Centre Pointe Specific Plan 2001-055, Amendment #2 area (Attachment 1). The specific plan area extends east to the existing single-family residences, north to Miles Avenue, west to Washington Street and south to the Whitewater Storm Channel. The balance of the specific plan property will be developed with two restaurants to the northwest, casitas units to the northeast and residential uses to the east. A Homewood Suites hotel and several adjacent residential villas have been completed to the north across Seeley Drive. p\reports-a1rc\2008\8-6-08\f1p 08-034 emc alrc rpt.doc The 14.5 acre medical center project site is located at the southeast corner of Washington Street and Seeley Drive immediately north of and adjacent to the Whitewater Storm Channel. The project consists of a three story medical office building with approximately 89,700 square feet of floor area. This building is Phase 1 of a complex that is approved as part of the specific plan for up to 195,000 square feet of floor area. The future phase of this complex is not yet approved. The building is a desert contemporary design, utilizing multi -level flat roofs. Two shades of earth tone plaster, tan terra cotta tile, some painted metal, and several aluminum metal wall panels with a flat light grey finish are proposed for the building exterior (Attachment 2). These panels are used on all sides of the building as panels or window overhangs. Over the front door entry and circular vehicle drop off area facing Seeley Drive is a partially open, white freeform fabric tent structure. A half circular stone fountain will be provided in the center of the drop off area. Landscaping is designed to complement the building, will be provided on a drip system and consist of desert and other low water use plant material. Planter areas are topped with gravel, cobble, or boulders. Development plans for this project were reviewed by the Architectural and Landscape Review Committee (ALRC) on June 6, 2007 and recommended for approval with conditions. The Planning Commission (PC) approved the plans (SDP 2008-887) on July 24, 2007, with the City Council on August 8, 2007 accepting the PC approval action. The approval included the following project -specific landscape -related conditions of approval: 1. The applicant shall comply with LQMC Sections 13.24.130 (Landscaping Setbacks) & 13.24.140 (Landscaping Plans). 2. The applicant shall provide for the perpetual maintenance of all landscaping along Washington Street and Seeley Drive as required by LQMC Section 9.100.040 and requirements of the Development Agreement and Disposition and Development Agreement for the Centre Pointe Development including Amendments and applicable Amendments to the Purchase and Sale Contract. 3. The applicant shall provide landscaping in the required setbacks, retention basins, common lots and park areas. 4. Landscape and irrigation plans for landscaped lots and setbacks, medians, retention basins, and parks shall be signed and stamped by a licensed landscape architect. 5. Final landscaping and irrigation plans (and precise grading plans relevant to landscape areas) shall be prepared by a licensed landscape professional and shall 2 p\reports-alrc\2008\8-6-08\flp 08-034 emc alrc rpt.doc be reviewed by the ALRC 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 be in compliance with Chapter 8.13 (Water Efficient Landscaping) of the Municipal Code. The landscape and irrigation plans shall be approved the Coachella Valley Water District and Riverside County Agriculture Commissioner prior to submittal of the final plans to the Planning Department. The applicant shall submit the landscape plans for approval by the Planning Department and green sheet sign off by the Public Works Department. Landscape plans for landscaped median on public streets shall be approved by the both the Planning Director and the City Engineer. Where City Engineer approval is not required, the applicant shall submit for a green sheet approval by the Public Works Department. NOTE: Plans are not approved for construction until signed by both the Planning Director and/or the City Engineer. 6. Landscape areas shall have permanent irrigation improvements meeting the requirements of the Planning Director. Use of lawn areas shall be minimized with no lawn, or spray irrigation, being placed within 18 inches of curbs along public streets. 7. 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`" 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. 8. Along Washington Street frontage and the Whitewater Storm Channel to the well site, evenly spaced Date Palm Trees with canopy trees planted between them shall be provided. A view corridor shall be maintained along the storm channel. A hedge of shrubs adjacent to Washington Street and Seeley Drive, if berming is not adequate, shall be provided adjacent to the parking lot edge adjacent to public streets to screen cars from street view. 9. The turf adjacent to the building entry/drop-off area shall be removed and replaced with shrubs and ground cover, and hardscape (next to seat wall). PROPOSAL: The applicants have prepared final irrigation and planting plans for the project (Attachment 3)• The trees provided include 24' high Mexican Fan Palms lining the driveway aisles coming in from the westerly Seeley Drive entry and the south side of 3 p\reports-alrc\2008\8-6-08\flp 08-034 emc alrc rpt.doc the building. Twenty to thirty foot high Date Palm trees are provided at the westerly driveway entry and continue west along Washington Street and the Whitewater Storm Channel along the south. Canopy Trees are planted throughout the site for parking lot shading and decorative purposes. Shrubs and groundcovers include desert and other low water use plants. All planter areas will be provided with decorative gravel, cobble and boulders. During the initial ALRC review the landscape perimeter along Seeley Drive was a minimum of 80' in depth, because phase 1 of the project did not include all of the future parking adjacent to Seeley Drive. Since the approval, the Planning Director, at the applicants formal request for a Minor Modification, approved a small addition to the building adding a pharmacy and drive-thru pick up lane. Also, the future parking was approved to be installed as part of Phase 1, thus reducing this perimeter landscaping to that shown on the final landscaping plans. The resulting landscaping area exceeds minimum landscaped setback requirements. Previously, during the initial ALRC review a small amount of turf was shown near the entry. It has been removed from the plan as required by Condition #9 above. Evenly spaced Date Palm trees were recommended by the ALRC and required by the Planning Commission along the Washington Street frontage and Whitewater stormwater Channel (Condition #8)• The plans show the palm trees at approximately 40' spacing along Washington Street and 100' spacing along the channel. Canopy trees are planted between the Palm trees with occasional view corridors provided. Screening of cars from view of Washington Street and Seeley Drive by berming or a shrub hedge is also required (Condition #8). Along Washington Street the site is considerably higher than the adjacent street. This provides a view barrier from the adjacent street of the parking lot. Along Seeley Drive the westerly end of the street is lower than the site and daylights as the street goes west. Most of the easterly half of the Seeley Drive frontage is provided with 1' to 3' of berming. To screen the other frontage areas, including Washington Street, the plan shows spreading shrubs in a non -linear pattern that will provide screening from the street provided they are not trimmed extensively. Adjacent to the northeast corner of the building, a small outside seating area with a small reflection pond, playground area and putting green with artificial turf previously shown have been removed to allow the pharmacy addition and drive-thru lane. Several concrete benches will be provided near Seeley Drive. As required, the plans have been approved by the Riverside County Agricultural Commissioner (RCAC) and the Coachella Valley Water District (CVWD)• ANALYSIS: Compliance with Approved Preliminary Landscape Plan 2 p\reports-a1rc\2008\8-6-08\f1p 08-034 emc alrc rpt.doc The proposed landscaping plans are in conformance with the approved conceptual landscaping plans previously reviewed by the ALRC and the Planning Commission based on the Modification by Applicant application subsequently approved by the Planning Director. The fountain near the entry was approved by the Planning Commission as part of the Site Development Permit application. Compliance with Approved Conditions of Approval The applicants have satisfied all conditions of approval and submitted a plan that is desert appropriate and attractive. They made changes required pertaining to removing turf, providing Date Palm trees, and screening the parking areas. Compliance with Standard Code Requirements The Final Landscape Plan meets the requirements of the City's Water Efficiency Ordinance and has been approved by both the Coachella Valley Water District and the Riverside County Agricultural Commissioner (as stamped on the submitted plan sheets). RECOMMENDATION: Staff recommends the Architectural and Landscape Review Committee adopt a minute motion recommending to the Planning Director approval of Final Landscape Plan 2008- 034 for Site Development Permit (SDP) 2007-887, as the plans are consistent with the Preliminary Landscape Plan submitted as part of the SDP, and are in compliance with the landscape related conditions of approval adopted by Planning Commission Resolution 2007-032. Attachments: 1. Location map 2. Approved architectural plans 3. Final irrigation and planting plans Prepared by: Stan Sawa Principal Planner 5 p\reports-alrc\2008\8-6-08\flp 08-034 emc alrc rpt.doc ATTACHMENT 1 ,l LOCATION MAP FLIP 2008-034 H a.. U) Z g - LU - U T F LL 4 � Q Lry1 �i W a r W O Q .( Z m z ww cr C T N U I' I I, C) CD 0 co �C L W L � t O 3 0 z C O oo N fA m n` W W LL 7 0 v 0 I i 1 i6 P �1 i � 1 1 10 d I, V h A. 11 4 12 Ix T IL 0 z u 13 470FTWC)e) ARCHITECTURE AND LANDSCAPE REVIEW COMMITTEE DATE: AUGUST 6, 2008 CASE NO: FINAL LANDSCAPING PLANS FLP 08-032 APPLICANT: STEVE OLSHAN, PROJECT ARCHITECT LANDSCAPE ARCHITECT: LAND IMAGES LANDSCAPE ARCHITECTURE REQUEST: REVIEW OF FINAL LANDSCAPING PLANS FOR THE PLAZA AT CALLE TAMPICO LOCATION: NORTHEAST CORNER OF CALLE TAMPICO AND DESERT CLUB DRIVE PURPOSE OF REVIEW The purpose of the Architectural and Landscape Review Committee's (ALRC) review of the Final Landscape Plan is to verify that the submitted plan is consistent with the project's approved Preliminary Landscape Plan and that it is in compliance with the project's landscape related conditions of approval. The ALRC's review culminates in a recommendation to the Planning Director who has responsibility for approval of the Final Landscape Plans. BACKGROUND: The project consists of three buildings zoned Village Commercial, located adjacent to an existing commercial office center at the northeast corner of Calle Tampico and Desert Club Drive. Major 1, located on the corner, will be a 13,969 square foot specialty grocery store known as Fresh and Easy. Shops 1, located along Calle Tampico east of Major 1, is a 6,275 square foot building with up to four tenants. Shops 2, located at the rear of the site, will be a 12,025 square foot building with up to seven tenants. All of the buildings have a Spanish Contemporary architectural style, consisting of a smooth cement plaster finish painted white with Spanish tile highlights, sage green trim and canopies, and vertical plant trellises with bougainvillea, Halls Honeysuckle, Cat's Claw, and Star Jasmine. The project includes a landscaped pedestrian plaza with a water feature along Calle Tampico between Major 1 and Shops 1, which may be utilized by a potential restaurant tenant for outdoor seating. Architecture and landscaping plans for Village Use Permit 2006-035, the Plaza at Calle Tampico, were recommended by the ALRC on August 1, 2007. The ALRC action included recommendations of the following project -specific landscape -related conditions of approval: 1. 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, shall be certified to comply with the 50% parking lot shading requirement, and be in compliance with Chapter 8.13 (Water Efficient Landscaping) of the Municipal Code. 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. 2. The final landscaping plans shall identify and accommodate the 50% landscape shading requirement in the parking lot. 3. All roses shall be planted away from high -traffic pedestrian areas. 4. The center plaza shall eliminate a row of Blue Oat Grass from each side of the water feature and shall identify benches, tables, or similar outdoor seating. Should a future tenant utilize this area for outdoor seating, final designs shall be reviewed and approved by the Planning Director. 5. Trellis landscaping used for screening shall consist of larger and more mature specimens with significant foliage and be at least a 15 gallon size. 6. All Green Screen brand or similar vertical trellises shall be painted to match the green color identified on the approved color palate. During their meeting held on October 9, 2007, the Planning Commission concurred with the recommendations of the ALRC and added the following landscaping -related conditions of approval: 1. Mature Bougainvillea landscaping with significant foliage shall be provided along the entire length of the screening wall adjacent to the loading dock. 2. Final design of the water feature identified in the central plaza shall be approved by the Planning Director. 3. Blue Palo Verde trees identified within the central plaza shall consist of a minimum 36 inch box size. 4. The applicant shall provide an additional four landscaped columns along Calle Tampico along the south face of Shops 1. PROPOSAL The applicants have prepared desert appropriate landscaping plans highlighted with California Fan Palms along Calle Tampico and a portion of Desert Club Drive, and Blue Palo Verde, Australian Willow, and Heritage Live Oak trees within the interior. Landscaping will be accentuated with the use of columns, overhead trellises, and vertical trellises incorporated into the building architecture. Ground cover will consist of a Desert Gold and Indian Gold crushed rock base. No turf has been proposed for the project. The plans identify in note 9 on page L-5.0 (Attachment 1) that they will be able to meet the 50% shading requirement for parking, as identified in section 9.150.080 of the Municipal Code. Carports will also be constructed at the northeast corner of the project site to replace those removed from the existing adjacent office building. At the center of the project site, the applicants are proposing a plaza with a small center water feature, trellised archway, and trellised wall with an entry leading to Calle Tampico. The center of the court will consist of four Palo Verde trees surrounding a small water feature. This area is intended to be used for outdoor seating by future adjacent tenants. Through the use of vertical trellises, landscaping elements have been directly incorporated into the project's architectural features. Calle Tampico will feature a row of columns with raised planters containing Dasylidon berlandied (Blue Twister Sotol, an agave type plant) wrapped with Cat's Claw climbing vines. Bougainvillea, Cats Claw, Halls Honeysuckle, and Star Jasmine have been incorporated into walls and building elevations, as well as the loading dock wall and trellised wall separating the center plaza from Calle Tampico. ANALYSIS: Compliance with Approved Preliminary Landscape Plan The proposed landscaping plans are in conformance with the approved conceptual landscaping plans previously reviewed by the ALRC and the Planning Commission. The applicants have satisfied all conditions of approval, removed climbing rose altogether, and substituted Blue Oat Grass for Russellia equisetiformis (Coral Fountain), a grass- like specimen with a firecracker -like flower. The small water feature was approved as a part of the Site Development Permit prior to the current landscaping ordinance taking effect. Compliance with Approved Conditions of Approval The applicants have satisfied all conditions of approval and submitted a plan that is desert appropriate and attractive. They have revised the final landscaping plans to meet all of the conditions of approval, including a 36 inch box size for the Palo Verde trees and the planting of Bougainvillea along the loading dock. Compliance with Standard Code Requirements The Final Landscape Plan meets the requirements of the City's Water Efficiency Ordinance and has been approved by both the Coachella Valley Water District and the Riverside County Agricultural Commissioner (as stamped on the submitted plan sheets). RECOMMENDATION: Staff recommends the Architectural and Landscape Review Committee adopt a minute motion recommending to the Planning Director approval of Final Landscape Plan 2008- 032 for Village Use Permit 2006-035, the Plaza at Calle Tampico, as the plans are consistent with the Preliminary Landscape Plan submitted as part of Village Use Permit 2006-035, and are in compliance with the landscape related conditions of approval adopted by Planning Commission Resolution 2007-033. Attachments: 1. Location Map 2. Final Landscaping and Irrigation Plans 3. Final Conditions of Approval 4. Approved building elevations Prepared by: An J. Mogensen P ' cipal Planner Attachment 1 I ATTACHMENT 3 PLANNING COMMISSION RESOLUTION 2007-042 CONDITIONS OF APPROVAL - FINAL VILLAGE USE PERMIT 2006-035 FORWARD ARCHITECTURE/ HIGHLAND DEVELOPMENT OCTOBER 9, 2007 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 Village Use 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. This Village Use Permit shall comply with the requirements and standards of Government Code § § 66410 through 66499.58 (the "Subdivision Map Act"), Chapter 13 of the La Quinta Municipal Code ("LQMC") and Conditions of Approval for Tentative Parcel Map 27109. The City of La Quints's Municipal Code can be accessed on the City's Web Site at www.la-quinta.org. 3. This Village Use Permit is valid for two years, 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. Village Use Permit 2006-035 shall comply with all applicable conditions and/or mitigation measures for the following approvals: • Duna La Quinta Specific Plan 94-024 • Parcel Map 27109 5. 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: • Fire Marshal • Public Works Department (Grading Permit, Green Sheet (Public Works Clearance) for Building Permits, Improvement Permit) • Planning Department PLANNING COMMISSION RESOLUTION 2007-042 CONDITIONS OF APPROVAL - FINAL VILLAGE USE PERMIT 2006-035 FORWARD ARCHITECTURE/ HIGHLAND DEVELOPMENT OCTOBER 9, 2007 • 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) • 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, the applicant shall furnish proof of such approvals when submitting those improvements plans for City approval. A project -specific NPDES construction permit must be obtained by the applicant; who then shall submit a copy of the Regional Water Quality Control Board's ("RWQCB") acknowledgment of the applicant's Notice of Intent ("N01"), prior to the issuance of a grading or site construction permit by the City. 6. The applicant shall comply with applicable provisions of the City's NPDES stormwater discharge permit, LQMC Sections 8.70.010 at seq. (Stormwater Management and Discharge Controls), and 13.24.170 (Clean Air/Clean Water); 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. PLANNING COMMISSION RESOLUTION 2007-042 CONDITIONS OF APPROVAL - FINAL VILLAGE USE PERMIT 2006-035 FORWARD ARCHITECTURE/ HIGHLAND DEVELOPMENT OCTOBER 9, 2007 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") (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. 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. 7. Permits issued under this approval shall be subject to the provisions of the Infrastructure Fee Program and Development Impact Fee program in effect at the time of issuance of building permit(s). 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. Conferred rights shall include PLANNING COMMISSION RESOLUTION 2007-042 CONDITIONS OF APPROVAL - FINAL VILLAGE USE PERMIT 2006-035 FORWARD ARCHITECTURE/ HIGHLAND DEVELOPMENT OCTOBER 9, 2007 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, 9. The applicant shall offer for dedication all public street rights -of -way in conformance with the City's General Plan, Municipal Code, applicable specific plans, and/or as required by the City Engineer. 10. The public street right-of-way offers for dedication required for this development include: A. PUBLIC STREETS 11 Calle Tampico (Primary Arterial, Option B - 100' ROW) - The standard 50 feet right of way from the centerline of Calle Tampico for. a total 100-foot ultimate developed right of way has been dedicated by Parcel Map No. 27109. 2) Desert Club Drive (Collector Option B, 64' ROW) - The standard 32 feet from the centerline of Desert Club Drive for a total 64-foot ultimate developed right of way. 11. Dedications shall include additional widths as necessary for bus turnouts, and other features contained in the approved construction plans. 12. When the City Engineer determines that access rights to the proposed street rights -of -way shown on the approved Village Use Permit are necessary prior to approval of the Precise Grading Plan, the applicant shall grant the necessary rights -of -way within 60 days of a written request by the City. 13. The applicant shall create perimeter landscaping setbacks along all public rights - of -way as follows: A. Calle Tampico (Primary Arterial, Option B) - 20-foot from the R/W-P/L. PLANNING COMMISSION RESOLUTION 2007-042 CONDITIONS OF APPROVAL - FINAL VILLAGE USE PERMIT 2006-035 FORWARD ARCHITECTURE/ HIGHLAND DEVELOPMENT OCTOBER 9, 2007 B. Desert Club Drive (Collector Option B) — 10-foot from the R/W-P.L. The setback requirements shall apply to all frontages including, but not limited to, remainder parcels and sites dedicated for utility purposes. Where public facilities (e.g., sidewalks) are placed on privately -owned setbacks, the applicant shall offer for dedication blanket easements for those purposes. 14. Direct vehicular access to Calle Tampico and Desert Club Drive from lots with frontage along Calle Tampico and Desert Club Drive is restricted, except for those access points identified on the Village Use Permit site plan, or as otherwise conditioned in these conditions of approval. As access easements had been previously approved on Parcel Map No. 27109, the applicant is required to provide necessary exhibits for the abandonment of those easements to the City of La Quinta. 15. 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. 16. The applicant shall cause no easement to be granted, or recorded, over any portion of the subject property between the date of approval of the Village Use Permit, unless such easement is approved by the City Engineer. 17. As Preliminary Precise Grading Plans, Preliminary Hydrology Report or Traffic Study have not been provided and/or approved for this Village Use Permit, the applicant agrees to construct additional infrastructure including but not limited to curb, gutter, sidewalk, pavement and traffic signals as required by the City Engineer. STREET AND TRAFFIC IMPROVEMENTS 18. The applicant shall construct the following street improvements to conform with the General Plan (street type noted in parentheses.) A. OFF -SITE STREETS 1) Calle Tampico (Primary Arterial; Option B 100' R/W): PLANNING COMMISSION RESOLUTION 2007-042 CONDITIONS OF APPROVAL - FINAL VILLAGE USE PERMIT 2006-035 FORWARD ARCHITECTURE/ HIGHLAND DEVELOPMENT OCTOBER 9, 2007 No additional widening is required on the north side of the street along all frontage adjacent to the Village Use Permit boundary to its ultimate width on the north side as specified in the General Plan and the requirements of these conditions. a) Increase the curb radius at the northeast corner of Calle Tampico and Desert Club Drive to accommodate larger Q delivery vehicles as required and approved by the City Engineer. Other required improvements in the Calle Tampico right-of-way and/or adjacent landscape setback area include: b) All appurtenant components such as, but not limited to: curb, gutter, traffic control striping, legends, and signs and as required and as approved by the City Engineer. c) Modify the existing traffic signal equipment and appurtenances at the intersection of Calle Tampico and Desert Club Drive as required by the City Engineer to include relocation of the traffic signal equipment and appurtenances at the north east corner of Calle Tampico and Desert Club required by the proposed increased radius requirements mentioned above and if required to include new traffic signal poles, pull boxes, conduit and conductors and other appurtenances as approved by the City Engineer. Said modification may extend to the other corners of Calle Tampico and Desert Club Drive as approved by the City Engineer. d) Striping and signing as required for any of the aforementioned improvements and as approved by the City Engineer. e) Any additional street improvements per the approved Traffic Report for this Village Use Permit and as approved by the City of La Quinta and/or the City Engineer . 2) Desert Club Drive (Collector Option "B", 64' R/W): PLANNING COMMISSION RESOLUTION 2007-042 CONDITIONS OF APPROVAL - FINAL VILLAGE USE PERMIT 2006-035 FORWARD ARCHITECTURE/ HIGHLAND DEVELOPMENT OCTOBER 9, 2007 No additional widening is required on the east side of the street along all frontage adjacent to the Village Use Permit boundary to its ultimate width on the east side as specified in the General Plan and the requirements of these conditions: Other required improvements in the Desert Club Drive right-of-way and/or adjacent landscape setback area include: a) All appurtenant components such as, but not limited to: curb, gutter, traffic control striping, legends, and signs as required and approved by the City Engineer. b) Reconstruct the existing 6-foot wide meandering sidewalk as approved by the City Engineer. The applicant shall extend improvements beyond the Village Use Permit 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). Entry drives, main interior circulation routes, standard knuckles, corner cutbacks, bus turnouts, and other features shown on the approved construction plans, may require additional street widths as may be determined by the City Engineer. 19. 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: Collector 4.0" a.c /5.0" c.a.b. Primary Arterial 4.5" a.c./6.0" c.a.b. or the approved equivalents of alternate materials. 20. 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 PLANNING COMMISSION RESOLUTION 2007-042 CONDITIONS OF APPROVAL - FINAL VILLAGE USE PERMIT 2006-035 FORWARD ARCHITECTURE/ HIGHLAND DEVELOPMENT OCTOBER 9, 2007 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. 21. Improvements shall include appurtenances such as traffic control signs, markings and other devices, raised medians if required, street name signs and sidewalks. Mid -block street lighting is not required. 22. 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. PARKING LOTS and ACCESS POINTS 23. As Preliminary Precise Grading Plans, Preliminary Hydrology Report or Traffic Study have not been provided and/or approved for this Village Use Permit, the parking lot or any access points may be required as approved the City Engineer after said approval of this Village Use Permit. 24. The design of parking facilities shall conform to LQMC Chapter 9.150 and in particular the following: A. The parking stall and aisle widths and the double hairpin stripe parking stall design. B. Cross slopes should be a maximum of 2% where ADA accessibility is required including accessibility routes between buildings. C. Building access points shall be shown on the Precise Grading Plans to better evaluate ADA accessibility issues. D. Accessibility routes to public streets and adjacent development shall be shown on the Precise Grading Plan. E. Parking stall lengths shall be according to LQMC Chapter 9.150 and be a ,minimum of 17 feet in length with a 2-foot overhang for standard parking stalls and 18 feet with a 2-foot overhang for handicapped parking stall or PLANNING COMMISSION RESOLUTION 2007-042 CONDITIONS OF APPROVAL - FINAL VILLAGE USE PERMIT 2006-035 FORWARD ARCHITECTURE/ HIGHLAND DEVELOPMENT OCTOBER 9, 2007 as approved by the City Engineer. One van accessible handicapped parking stall is required per 8 handicapped parking stalls. F. Drive aisles between parking stalls shall be a minimum of 26 feet with access drive aisles to Public Streets a minimum of 30 feet as shown on the Village Use Permit site plan and Parcel Map No. 27107 or as approved by the City Engineer. Entry drives, main interior circulation routes, corner cutbacks, bus turnouts, ADA accessibility route to public streets, and other features shown on the approved construction plans, may require additional street widths and other improvements as may be determined by the City Engineer. 25. General access points and turning movements of traffic are limited to the following: A. Calle Tampico (existing access adjacent to Parcel 1 of Parcel Map No. 27109) 11 Right turn in and out movements are permitted. Left turn out and in are restricted. (Existing raised landscape median). B. Desert Club Drive 2) Primary South Entry: Full turn movements will be permitted as approved by the City Engineer. 3) Secondary North Entry: Full turn movements will be permitted as approved by the City Engineer. 26. The applicant shall design street pavement sections using CalTrans' design procedure for 20-year life pavement, and the site -specific data for soil strength and anticipated traffic loading (including construction traffic). Minimum structural sections shall be as follows: Parking Lot & Aisles (Low Traffic) 3.0" a.c./4.5" c.a.b. Parking Lot & Aisles (High Traffic) 4.5" a.c./5.5" c.a.b. Loading Areas 6" P.C.C./4" c.a.b. PLANNING COMMISSION RESOLUTION 2007-042 CONDITIONS OF APPROVAL - FINAL VILLAGE USE PERMIT 2006-035 FORWARD ARCHITECTURE/ HIGHLAND DEVELOPMENT OCTOBER 9, 2007 or the approved equivalents of alternate materials. 27. 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. 28. Improvements shall include appurtenances such as traffic control signs, markings and other devices, raised medians if required, street name signs and sidewalks. 29. 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. 30. The property owner of this Village Use Permit shall enter into and record on title a reciprocal access and parking easement agreement for the purpose of permitting the parcel owner(s) and their successors and assign reciprocal access to and across all access drives and parking aisles within Parcel Map 27109, and granting all parcel owner(s) and their successors and assign the reciprocal right to use all parking stalls located within Parcel Map 27109. These reciprocal parking and access easement rights shall not be modified or amended in any way without prior written consent and approval of the Public Works Director & Planning Director. The reciprocal access and parking easement agreement shall be submitted to the City Attorney for review and approval prior to approval of any building plans for the project. IMPROVEMENT PLANS As used throughout these Conditions of Approval, professional titles such as "engineer," "surveyor," and "architect," refer to persons currently certified or licensed to practice their respective professions in the State of California. 31. Improvement plans shall be prepared by or under the direct supervision of PLANNING COMMISSION RESOLUTION 2007-042 CONDITIONS OF APPROVAL - FINAL VILLAGE USE PERMIT 2006-035 FORWARD ARCHITECTURE/ HIGHLAND DEVELOPMENT OCTOBER 9, 2007 qualified engineers and/or architects, as appropriate, and shall comply with the provisions of LQMC Section 13.24.040 (Improvement Plans). 32. 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. On -Site Commercial Precise Grading/Storm Drain Plan B. PM 10 Plan 1 " = 20' Horizontal 1" = 40' Horizontal C. SWPPP 1" = 40' Horizontal D. Off -Site Street Improvement/Storm Drain Plan 1 " = 40' Horizontal, 1 " = 4' Vertical E. Off -Site Signing & Striping Plan 1 " = 40' Horizontal F. Traffic Signal Modification Plan 1 " = 20' Horizontal NOTE: A through F to be submitted concurrently. The Off -Site street improvement plans shall have separate plan sheet(s) (drawn at 20 scale) that show the relocated sidewalk, curb ramp reconstruction and landscape setback area. The following plans shall be submitted to the Building and Safety Department for review and approval. The plans shall utilize the minimum scale specified, unless otherwise authorized by the Building and Safety Director 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 PLANNING COMMISSION RESOLUTION 2007-042 CONDITIONS OF APPROVAL - FINAL VILLAGE USE PERMIT 2006-035 FORWARD ARCHITECTURE/ HIGHLAND DEVELOPMENT OCTOBER 9, 2007 utility purveyors. Other engineered improvement plans prepared for City approval that are not listed above shall be prepared in formats approved by the City Engineer prior to commencing plan preparation. All Off -Site Plan & Profile Street Plans and Signing & Striping Plans shall show all existing improvements for a distance of at least 200-feet beyond the project limits, or a distance sufficient to show any required design transitions. All On -Site Signing & Striping Plans shall show, at a minimum; Stop Signs, Limit Lines and Legends, No Parking Signs, Raised Pavement Markers (including Blue RPMs at fire hydrants) and Street Name Signs per Public Works Standard Plans and/or as approved by the Engineering Department. The applicant shall prepare an accessibility assessment on a marked up print of the building floor plan identifying every building egress and notes the 2001 California Building Code accessibility requirements associated with each door. The assessment must comply with submittal requirements of the Building & Safety Department. A copy of the reviewed assessment shall be submitted to the Engineering Department in conjunction with the Village Use Permit when it is submitted for plan checking. On -Site Commercial Precise Grading plans are to be submitted for approval by the Building Official, Planning Director 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 ADA requirements. 33. 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-guinta.org). Please navigate to the Public Works Department home page and look for the appropriate hyperlink under the Design Guidance Section. 34. The applicant shall furnish a complete set of the mylars of all approved improvement plans on a storage media acceptable to the City Engineer. PLANNING COMMISSION RESOLUTION 2007-042 CONDITIONS OF APPROVAL - FINAL VILLAGE USE PERMIT 2006-035 FORWARD ARCHITECTURE/ HIGHLAND DEVELOPMENT OCTOBER 9, 2007 IMPROVEMENT SECURITY AGREEMENTS 35. Should the applicant fail to construct the improvements for the development, or fail to satisfy its obligations for the development in a timely manner, the City shall have the right to halt issuance of building permits, and/or final building inspections, withhold other approvals related to the development of the project, or call upon the surety to complete the improvements. COMMERCIAL PRECISE GRADING 36. As Preliminary Precise Grading Plans, Preliminary Hydrology Report and Traffic Study have not been provided and/or approved for this Village Use Permit, the applicant may have to construct additional improvements as approved by the City Engineer. 37. The applicant shall comply with the provisions of LQMC Section 13.24.050 (Grading Improvements). 38. 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. 39. To obtain an approved grading permit, the applicant shall submit and obtain approval of all of the following: A. A grading plan prepared by a qualified engineer, B. A preliminary geotechnical ("soils') report prepared by a qualified engineer, C. A Fugitive Dust Control Plan prepared in accordance with LQMC Chapter 6.16, (Fugitive Dust Control), and D. A Best Management Practices report prepared in accordance with LQMC Sections 8.70.010 and 13.24.170 (NPDES stormwater discharge permit and Storm Management and Discharge Controls). 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. PLANNING COMMISSION RESOLUTION 2007-042 CONDITIONS OF APPROVAL - FINAL VILLAGE USE PERMIT 2006-035 FORWARD ARCHITECTURE/ HIGHLAND DEVELOPMENT OCTOBER 9, 2007 A statement shall appear on the Precise Grading Plan that a soils report has been prepared in accordance with the California Health & Safety Code § 17953. The applicant shall furnish security, in a form acceptable to the City, and in an amount sufficient to guarantee compliance with the approved Fugitive Dust Control Plan provisions as submitted with its application for a grading permit. 40. 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. 41. The final pad elevations shall not deviate from the attached exhibit elevations by more than 0.5 feet. 42. Prior to the issuance of a building permit for any building pad, 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. The data shall be organized by lot number, and listed cumulatively if submitted at different times. 43. This development shall comply with LQMC Chapter 8.11 (Flood Hazard Regulations). If any portion of any proposed building lot in the development is or may be located within a flood hazard area as identified on the City's Flood Insurance Rate Maps, the development shall be graded to ensure that all floors and exterior fill (at the foundation) are above the level of the project (100-year) flood and building pads are compacted to 95% Proctor Density as required in Title 44 of the Code of Federal Regulations, Section 65.5(a) (6). Prior to issuance of building permits for lots which are so located, the applicant shall furnish elevation certifications, as required by FEMA, that the above conditions have been met. PLANNING COMMISSION RESOLUTION 2007-042 CONDITIONS OF APPROVAL - FINAL VILLAGE USE PERMIT 2006-035 FORWARD ARCHITECTURE/ HIGHLAND DEVELOPMENT OCTOBER 9, 2007 DRAINAGE 44. Nuisance water shall be retained on site. Nuisance water shall be disposed of per approved methods contained in Engineering Bulletin No. 06-16 — Hydrology Report with Preliminary Hydraulic Report Criteria for Storm Drain Systems and Engineering Bulletin No. 06-015 - Underground Retention Basin Design Requirements. 45. 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). 46. The project shall be designed to accommodate purging and blowoff water (through underground piping and/or retention facilities) from any on -site or adjacent well sites granted or dedicated to the local water utility authority as a requirement for development of this property. 47. The design of the development shall not cause any increase in flood boundaries, levels or frequencies in any area outside the development. 48. The development shall be graded to permit storm flow in excess of retention capacity to flow out of the development through a designated overflow and into the historic drainage relief route. 49. Storm drainage historically received from adjoining property shall be received and retained or passed through into the historic downstream drainage relief route. 50. As Preliminary Precise Grading Plans and Preliminary Hydrology Report have not been provided and/or approved for this Village Use Permit, the applicant shall have the option of the following Scenarios for stormwater handling for the site. 51. The Planning Director shall review any proposed plan modifications due to drainage and hydrology to determine if the proposed modification is minor, will not result in significant changes in the project, and complies with the spirit and intent of the original approving action. If the director determines the modification may result in a significant change in the project, the Director shall PLANNING COMMISSION RESOLUTION 2007-042 CONDITIONS OF APPROVAL - FINAL VILLAGE USE PERMIT 2006-035 FORWARD ARCHITECTURE/ HIGHLAND DEVELOPMENT OCTOBER 9, 2007 refer the change to the Planning Commission. Scenario No. 1 — On -Site Storm Water Directed Off -Site to New Catch Basins constructed by the applicant on Desert Club Drive and Calle Tampico 52. The applicant will be allowed to utilize acceptable surface drainage facility designs to drain stormwater from the site on to Desert Club Drive. The applicant shall construct catch basins and underground storm drain system to pipe water to the existing system along Desert Club Drive. In addition, the applicant shall construct catch basins along Calle Tampico to collect storm water to transport it to the existing system in Calle Tampico and Desert Club Drive as approved by the City Engineer. Scenario No. 2 — On -Site Storm Water Captured On -Site and Directed Off -Site Through On -Site Underground Storm Drainage System to Existing Off -Site Underground Drainage System 53. The applicant shall be allowed to direct stormwater from the Village Use Permit site through the on -site underground drainage network to the existing storm drain system off site as approved by the City Engineer. 54. Pursuant to all scenarios listed above, the Applicant is hereby notified that future site modifications may be necessary including, but not limited to building layouts and parking lot and drive aisle configuration. If, in the event, the proposed retention capacity or pass through storm water flow is found to be inadequate during final design, the applicant shall make adjustments to the site layout as needed to accommodate the increased retention/detention or pass through capacity required to satisfy safety issues. Pursuant to the afore mentioned, the applicant may be required to construct additional underground and aboveground drainage facilities to convey on site and off site stormwater through the project site. UTILITIES 55. The applicant shall comply with the provisions of LQMC Section 13.24.110 (Utilities). 56. The applicant shall obtain the approval of the City Engineer for the location of all utility lines within any right-of-way, and all above -ground utility structures PLANNING COMMISSION RESOLUTION 2007-042 CONDITIONS OF APPROVAL - FINAL VILLAGE USE PERMIT 2006-035 FORWARD ARCHITECTURE/ HIGHLAND DEVELOPMENT OCTOBER 9, 2007 including, but not limited to, traffic signal cabinets, electric vaults, water valves, and telephone stands, to ensure optimum placement for practical and aesthetic purposes. 57. Existing overhead utility lines within, or adjacent to the proposed development, and all proposed utilities shall be installed underground. All existing utility lines attached to joint use 92 KV transmission power poles are exempt from the requirement to be placed underground. 58. Underground utilities shall be installed prior to overlying hardscape. For installation of utilities in existing improved streets, the applicant shall comply with trench restoration requirements maintained, or required by the City Engineer. The applicant shall provide certified reports of all utility trench compaction for approval by the City Engineer. Additionally, grease traps and the maintenance thereof shall be located as to not conflict with access aisles/entrances. CONSTRUCTION 59. The City will conduct final inspections of habitable buildings only when the buildings have improved street and (if required) sidewalk access to publicly - maintained streets. The improvements shall include required traffic control devices, pavement markings and street name signs. 60. Any building mounted mechanical equipment shall be fully screened from view by an architectural feature, wall, or parapet of sufficient height to fully screen such equipment above its horizontal plane. 61. All trellises shall be constructed of a metal material painted to match the approved color palate. 62. All trellises identified on the south face (front) of Shops 2 shall extend a minimum of six feet from the building and be designed with a lattice pattern capable of providing shade. 63. Final carport design and color shall be approved by the Planning Director. 64. All trash and grocery cart enclosures shall have a white color and finish PLANNING COMMISSION RESOLUTION 2007-042 CONDITIONS OF APPROVAL - FINAL VILLAGE USE PERMIT 2006-035 FORWARD ARCHITECTURE/ HIGHLAND DEVELOPMENT OCTOBER 9, 2007 consistent with the buildings. 65. The applicant shall provide a contrasting color to the treatment to the parapet caps. LANDSCAPE AND IRRIGATION 66. The applicant shall comply with LQMC Sections 13.24.130 (Landscaping Setbacks) & 13.24.140 (Landscaping Plans). 67. The applicant shall provide landscaping in the required setbacks, retention basins, common lots and park areas. 68. Landscape and irrigation plans for landscaped lots and setbacks, medians, retention basins, and parks shall be signed and stamped by a licensed landscape architect. 69. 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, shall be certified to comply with the 50% parking lot shading requirement, and be in compliance with Chapter 8.13 (Water Efficient Landscaping) of the Municipal Code. 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. 70. 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, 51h 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. 71. Mature Bougainvillea landscaping with significant foliage shall be provided along the entire length of the screening wall adjacent to the loading dock. PLANNING COMMISSION RESOLUTION 2007-042 CONDITIONS OF APPROVAL - FINAL VILLAGE USE PERMIT 2006-035 FORWARD ARCHITECTURE/ HIGHLAND DEVELOPMENT OCTOBER 9, 2007 72. All climbing landscaping utilized for vertical trellises shall consist of mature specimens with significant foliage from a minimum 15 gallon size container. 73. 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. 74. All Roses identified on the final landscaping plans shall be planted away from high -traffic pedestrian areas. 75. Should any future tenants utilize any sidewalks and/or the central plaza for outdoor seating, the final seating and any modifications to the landscaping shall be reviewed and approved by the Planning Director. 76. The applicant shall provide bicycle parking and bench seating within or around the central plaza. Final location and design of said improvements shall be approved by the Planning Director. 77. Final design of the water feature identified in the central plaza shall be approved by the Planning Director. 78. Blue Palo Verde trees identified within the central plaza shall consist of a minimum 36 inch box size. 79. The applicant shall provide an additional four landscaped columns along Calle Tampico along the south face of Shops 1. OUTDOOR LIGHTING 80. Exterior lighting shall comply with Section 9.100.150 (Outdoor Lighting) of the La Quinta Municipal Code. An exterior lighting plan with photometric study and manufacturers cut sheets shall be approved by the Planning Director prior to issuance of first building permit for project. 81. Freestanding outdoor lighting within the parking lot shall be turned off or dimmed to a level approved by the Planning Director one hour following store closing hours. PLANNING COMMISSION RESOLUTION 2007-042 CONDITIONS OF APPROVAL - FINAL VILLAGE USE PERMIT 2006-035 FORWARD ARCHITECTURE/ HIGHLAND DEVELOPMENT OCTOBER 9, 2007 QUALITY ASSURANCE 82. The applicant shall employ construction quality -assurance measures that meet with the approval of the City Engineer. 83. The applicant shall employ, or retain, qualified engineers, surveyors, and such other appropriate professionals as are required to provide the expertise with which to prepare and sign accurate record drawings, and to provide adequate construction supervision. 84. The applicant shall arrange for, and bear the cost of, all measurements, sampling and testing procedures not included in the City's inspection program, but which may be required by the City, as evidence that the construction materials and methods employed comply with the plans, specifications and other applicable regulations. 85. Upon completion of construction, 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," "As -Built" or "As -Constructed" 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 As Built drawings. However, if subsequent approved revisions have been approved by the City Engineer and reflect said "As -Built" conditions, the Engineer Of Record may submit a letter attesting to said fact to the City Engineer in lieu of mylar submittal. MAINTENANCE 86. The applicant shall comply with the provisions of LQMC Section 13.24.160 (Maintenance). 87. The applicant shall make provisions for the continuous and perpetual maintenance of all private on -site improvements, perimeter landscaping, access drives, and sidewalks. PLANNING COMMISSION RESOLUTION 2007-042 CONDITIONS OF APPROVAL - FINAL VILLAGE USE PERMIT 2006-035 FORWARD ARCHITECTURE/ HIGHLAND DEVELOPMENT OCTOBER 9, 2007 FEES AND DEPOSITS 88. 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. 89. Permits issued under this approval shall be subject to the provisions of the Infrastructure Fee Program and Development Impact Fee program in effect at the time of issuance of building permit(s). 90. Prior to completion of any approval process for modification of boundaries of the property or lots subject to these conditions, the applicant shall process a reapportionment of any bonded assessment(s) against the property and pay the cost of such reapportionment. FIRE DEPARTMENT 91. Provide or show there exists a water system capable of delivering a fire flow 1500 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. 92. Approved accessible on -site fire hydrants shall be located not to exceed 330 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 as measured by an approved route around the complex, exterior of the facility or building, and no portion of a building further than 165 feet from a fire hydrant. Fire hydrants shall provide the required fire flow. 93. 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. 94. Prior to issuance of building permits, the water system for fire protection must PLANNING COMMISSION RESOLUTION 2007-042 CONDITIONS OF APPROVAL - FINAL VILLAGE USE PERMIT 2006-035 FORWARD ARCHITECTURE/ HIGHLAND DEVELOPMENT OCTOBER 9, 2007 be provided as approved by the Fire Department and the local water authority. 95. 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. 96. 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 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. 97. 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 98. 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. 99. 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. 100. Display street numbers in a prominent location on the address side of buildingls) 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. 101. Install a complete commercial fire sprinkler system (per NFPA 13 1999 Edition). PLANNING COMMISSION RESOLUTION 2007-042 CONDITIONS OF APPROVAL - FINAL VILLAGE USE PERMIT 2006-035 FORWARD ARCHITECTURE/ HIGHLAND DEVELOPMENT OCTOBER 9, 2007 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 $307.00 deposit based fee, to the Fire Department for review and approval prior to installation. Guideline handouts are available for the Fire Department. 102. 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. 103. Install a portable fire extinguisher, with a minimum rating of 2A-10BC, for every 3,000 sq. ft. and/or 75 feet of travel distance. Fire extinguishers shall be mounted 3.5 to 5 ft above finished floor, measured to the top of the extinguisher. Where not readily visible, signs shall be posted above all extinguishers to indicate their locations. Extinguishers must have current CSFM service tags affixed. 104. 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. 105. 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 1, 11 or IIIA of PLANNING COMMISSION RESOLUTION 2007-042 CONDITIONS OF APPROVAL - FINAL VILLAGE USE PERMIT 2006-035 FORWARD ARCHITECTURE/ HIGHLAND DEVELOPMENT OCTOBER 9, 2007 combustible/flammable liquid shall be used in any amount in the building. 106. Exit designs, exit signs, door hardware, exit markers, exit doors, and exit path marking shall be installed per the current California Building Code. 107, Electrical room doors if applicable shall be posted "ELECTRICAL ROOM" on outside of door. 108. Access shall be provided to all mechanical equipment located on the roof as required be the Mechanical Code. 109. 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. 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