PCRES 1992-023PLANNING COMMISSION RESOLUTION 92-023
A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY
OF LA QUINTA, CALIFORNIA, ANNOUNCING FINDINGS AND
APPROVING A CONDITIONAL USE PERMIT TO ALLOW
CONSTRUCTION OF A MEDICAL OFFICE BUILDING.
CONDITIONAL USE PERMIT 92-003
WHEREAS, the Planning Commission of the City of La Quinta, California
did on the 9th day of June, 1992, hold a duly noticed Public Hearing to consider the
request of the EISENHOWER MEDICAL CENTER and the LA QUINTA MEDICAL
DEVELOPMENT, INC. for approval of a Conditional Use Permit to allow construction
of a three story medical office building in the C-P-S Zone located at the northeast
corner of 48th Avenue and Washington Street, more particularly described as:
A PORTION OF THE SOUTH HALF OF SECTION 30, T5S, R7E,
S.B.B.M.
WHEREAS, said Conditional Use Permit has complied with the
requirements of "The Rules to Implement the California Environmental Quality Act
of 1970" (County of Riverside, Resolution 82-213, adopted by reference in City of
La Quinta Ordinance 5), in that the Planning Director has determined that after an
initial study, the project will not have an significant adverse effect on the
environment and that a Negative Declaration should be filed; and,
WHEREAS, upon hearing and considering all testimony and arguments,
if any, of all interested persons desiring to be heard, said Planning Commission did
find the following facts and reasons to justify approval of said Conditional Use
Permit:
1. The proposed use will not be detrimental to the health, safety, or general
welfare of the community.
The Conditional Use Permit, as conditioned, is consistent with the approval
and conditions of Tract 24230, of which this site is a part of.
3. The Conditional Use Permit, as conditioned, is consistent with the zoning
requirements and intent of the C-P-S zone and Washington Street Specific
Plan.
4. That the environmental impacts associated with the development of this project
can be mitigated through the approval conditions imposed upon it.
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 correct and constitute the findings of
the Commission in this case.
RESOPC.078
2. That it does hereby approve Conditional Use Permit 92-003 for the reasons set
forth in this Resolution and subject to the attached conditions, labeled Exhibit
"An
PASSED, APPROVED, and ADOPTED at a regular meeting of the La
Quinta Planning Commission, held on this 9th day of June 1992, by the following
vote, to wit:
AYES: Commissioners Mosher, Ellson, Marrs, Chairwoman Barrows
NOES: None
ABSENT: Commissioner Ladner
ABSTAIN: None
ATTEST:
Quinta, California
KATIE BARROWS, Chairwoman
City of La Quinta, California
RESOPC.078 2
CONDITIONS OF APPROVAL - ADOPTED EXHIBIT "A"
CONDITIONAL USE PERMIT 92-003
EISENHOWER MEDICAL CENTER
JUNE 9, 1992
PLANNING & DEVELOPMENT DEPARTMENT
The development shall comply with the approved exhibits and the following conditions,
which shall take precedence in the event of any conflicts.
The approved conditional use permit shall be used within one year of the approval date;
otherwise, it shall become null and void and no effect whatsoever. "Be used" means the
beginning of substantial construction which is contemplated by this approval, not
including grading, which is begun within the one-year period and is therefore diligently
pursued to completion. Extensions of time may be requested prior to expiration pursuant
to Municipal Code requirements. The expiration date shall be June 9, 1993.
Outside lighting shall be shielded and directed so as not to shine directly upon
surrounding adjoining property or public rights -of -way. Lighting plans including light
pole heights (10-25 feet) and light types shall be reviewed and approved by the Planning
Director prior to issuance of a building permit. Lighting shall comply with the Outdoor
Lighting Control Ordinance.
4. Plan for adequate trash provisions for each phase as constructed shall be approved by the
Planning and Development Department prior to issuance of building permits. Plan to be
reviewed for acceptability by applicable trash company prior to City review.
5. Comprehensive sign program for center (business identification, directional and
monument signs, etc.) shall be approved by the Design Review Board prior to issuance
of a building permit. Included in the program shall be applications for any adjustments
if necessary.
6. Prior to the issuance of a building permit for construction of any building or use
contemplated by this approval, the Applicant shall obtain permits and/or clearances from
the following public agencies:
o City Fire Marshal
o City of La Quinta Public Works Department
o Planning and Development Department, & Building & Safety Department
o Coachella Valley Water District
o Desert Sands Unified School District
o Imperial Irrigation District
o Riverside County Health Department
CONAPRVL.058
Conditions of Approval
Conditional Use Permit 92-003-Eisenhower Medical Center
June 9, 1992
Evidence of said permits or clearances from the above -mentioned agencies shall be
presented to the Building Division at the time of the application for a building permit for
the use contemplated herewith.
7. Provisions shall be made to comply with the terms and requirements of the City's
adopted Infrastructure Fee program in effect at the time of issuance of a building permit.
8. Prior to issuance of any building permits, the Applicant shall submit to the Planning and
Development Department for review and approval by the Design Review Board, a
preliminary plan (or plans) showing the following:
a. Landscaping, including plan types, sizes, spacing, locations, and irrigation system
for all landscape areas. Desert or native plant species, drought resistant planting
materials, and drip emitter irrigators shall be incorporated into the landscape plan.
b. Location and design detail of any proposed and/or required walls.
Preparation of the detailed landscape and irrigation plans shall be in substantial
conformance with the approved conceptual landscape plan on file with the Planning and
Development Department. The final plans submitted shall include the acceptance
stamps/signatures from the Riverside County Agricultural Commissioner's Office and
Coachella Valley Water District (CVWD).
9. Screening of parking lot surface and cars shall be provided from all adjacent streets
through the use of a combination of berming, landscaping and short (3.5 feet) decorative
walks.
10. Handicap access, facilities and parking shall be provided per Federal, State and local
requirements.
11. Prior to issuance of any grading permits, the Applicant shall submit to the Planning and
Development Department an interim landscape program for the entire site which shall be
for the purpose of wind erosion and dust control. The land owner shall institute blowsand
and dust control measures during grading and site development. These shall include but
not be limited to:
a. The use of irrigation during any construction activities;
b. Planting of cover crops or vegetation upon graded but undeveloped portions of
the site; and
CONAPRVL.058 2
Conditions of Approval
Conditional Use Permit 92-003-Eisenhower Medical Center
June 9, 1992
12. Future development area shall be planted with perennial wildflowers and
irrigation as needed within a minimum of 100 feet of perimeter streets.
13. Construction shall comply with all local and State building code requirements
as determined by the Building and Safety Director.
14. A noise study shall be prepared by a qualified acoustical engineer to be
submitted to the Planning and Development Department for review and
approval prior to submission of building plans for plan check or issuance of
grading permit, whichever comes first. The study shall concentrate on noise
impacts on building interior areas from perimeter streets, and impacts on the
proposed and existing surrounding residential uses and provide mitigation of
noise as required in the General Plan. The study shall recommend alternative
mitigation measures for incorporation into the project design. Study shall
consider use of building setbacks, engineering design, building orientation,
noise barriers, (berming, landscaping, and walls, etc.) and other
techniques.
15. Prior to the issuance of a grading permit or building permit, whichever comes
first, the Applicant shall prepare and submit a written report to the Planning
and Development Director demonstrating compliance with those Conditions of
Approval and mitigation measures of CUP 92-003 and EA 92-235 which must be
satisfied prior to the issuance of a grading permit. Prior to the issuance of
a building permit, the Applicant shall prepare and submit a written report to
the Planning and Development Director demonstrating compliance with those
Conditions of Approval and mitigation measures of EA 92-235 and CUP 92-003
which must be satisfied prior to the issuance of a building permit. Prior to
final building inspection approval, the Applicant shall prepare and submit a
written report to the Planning and Development Director demonstrating
compliance with all remaining Conditions of Approval and mitigation measures
of EA 92-235 and CUP 92-003. The Planning and Development Director may
require inspection or other monitoring to assure such compliance.
16. The drop-off area shall be provided with directional stripping as needed in
order to insure that no traffic hazards are created. Drop-offs shall only be
provided in a one way direction.
17. Adjacent to vehicular entries along Caleo Bay, landscaping shall be designed
in a manner so that no visual obstructions are created which may hinder
visibility.
18. All parking lot development standards, including minimum planter width for
trees and bicycle parking, shall be complied with.
19. The Applicant or property owner shall make and provide provisions for a
childcare facility in the future development area, if deemed necessary by the
City at the time of application for new development.
CONAPRVL.058 3
Conditions of Approval
Conditional Use Permit 92-003-Eisenhower Medical Center
June 9, 1992
ENGINEERING DEPARTMENT:
20. Applicant shall vacate vehicle access rights to Washington Street. Access to
the project shall be restricted to Via Florence Drive and the proposed
driveway accessing Caleo Bay.
The driveway access location into the project shall be approximately 340 feet
north of 48th Avenue & Caleo Bay intersection, (as shown on the revised plot
plan dated 6/l/92).
21. Applicant shall have street improvement plans prepared by a registered civil
engineer. Street improvements shall be designed and constructed for Via
Florence Drive as required by these Conditions of Approval with the alignment
subject to City Engineer's approval. All street improvements shall be
designed and constructed in accordance with the LQMC and adopted Standard
Drawings, and City Engineer and shall include all appurtenant components
required by same, except mid -block street lighting, such as but not limited
to traffic signs and channelization markings, street name signs, sidewalks,
and raised medians with landscape improvements where required by the City
General Plan.
Street design shall take into account the soil strength, anticipated traffic
loading, and design life. The minimum structural section for streets shall be
3" AC over 4" Class 2 Base.
22. Miscellaneous incidental improvements and enhancements to existing
improvements where joined by the newly required improvements shall be
designed and constructed as required by the City Engineer to assure the new
and existing improvements are appropriately integrated to provide a finished
product that conforms with City standards and practices. This includes, but
is not limited to relocation of drainage structures, curb & gutter tie-in, and
traffic striping. Ample sight distance meeting Caltrans design standards shall
be maintained at all times.
The following specific street widths shall be constructed to conform with the
General Plan street type noted therewith:
a. ON -SITE STREETS, Via Florence Drive - full width Local Street, 32 feet
wide, refer to Std Dwg #106;
23. Stripe Caleo Bay to provide a left turn bay at 48th Avenue. Striping subject
to Caltrans standards, and approval of the City Engineer.
24. A geological and soils engineering update report shall be submitted for review
along with grading plan. The report recommendations shall be incorporated
into the grading plan design prior to grading plan approval. The soils
engineer and/or the engineering geologist must certify to the adequacy of the
grading plan.
CONAPRVL.058
Conditions of Approval
Conditional Use Permit 92-003-Eisenhower Medical Center
June 9, 1992
25. The grading plan shall be prepared by a registered civil engineer and
approved by the City Engineer prior to issuance of a grading permit.
26. Pad elevation(s) shall be approved by the City to satisfy the City's intent to
promote and ensure community acceptance and satisfaction with the proposed
project.
27. The project shall be graded in a manner that permits storm flow to drain into
Lake La Quinta through a designated outlet.
28. Storm water run-off produced in 24 hours by a 100-year storm shall be
discharged to Lake La Quinta per the approved Hydrology & Hydraulics
report.
29. The parking lot paving plan shall include all elevations and grades necessary
for construction as well as parking lot striping and signage. Handicap
parking stall size and quantity shall comply with the Americans with
Disabilities Act Accessibility Guidelines.
30. Landscape and irrigation plans shall be prepared by a licensed landscape
architect for the landscaped setback areas. The plans and proposed
landscaping improvements shall be in conformance with requirements of the
Planning Director, City Engineer, and Coachella Valley Water District and the
plans shall be signed these officials prior to construction. Nuisance water
shall not be allowed to flow into the street.
31. Applicant shall submit a copy of the proposed grading, landscaping and
irrigation plans to the Coachella Valley Water District for review and approval
with respect to the District's Water Management Program.
32. Applicant shall maintain the existing landscaped setback areas and right-of-
way between the curb and property line, unless otherwise provided by a
property owner's association.
33. All existing and proposed electric power lines with 2,500 volts or less, and are
adjacent to the proposed site or on -site, shall be installed in underground
facilities unless provided by others.
34. All underground utilities shall be installed, with trenches compacted to City
standards, prior to construction of any street improvements. A soils engineer
retained by Applicant shall provide certified reports of soil compaction tests
for review by the City Engineer.
35. Applicant shall pay all fees charged by the City as required for processing,
plan checking and construction inspection. The fee amount(s) shall be those
which are in effect at the time the work is undertaken and accomplished by the
City.
CONAPRVL.059
Conditions of Approval
Conditional Use Permit 92-003-Eisenhower Medical Center
June 9, 1992
36. Applicant shall retain a California registered civil engineer, or designate one
who is on Applicant's staff, to exercise sufficient supervision and quality
control during construction of the grading and improvements to certify
compliance with the plans, specifications, applicable codes, and ordinances.
The engineer retained or designated by the Applicant to implement this
responsibility shall provide the following certifications and documents upon
completion of construction:
a. The engineer shall sign and seal a statement placed on the "as built"
plans that says "all (grading and grades) (improvements) on these
plans were properly monitored by qualified personnel under my
supervision during construction for compliance with the plans and
specifications and the work shown hereon was constructed as approved,
except where otherwise noted hereon and specifically acknowledged by
the City Engineer".
b. Prior to issuance of any building permit, the engineer shall provide a
separate document, signed and sealed, to the City Engineer that
documents the building pad elevation(s). The document shall state the
pad elevation approved on the grading plan, the as built elevation, and
clearly identify the difference, if any.
c. Provide to the City Engineer a signed set of "as built" reproducible
drawings of the site grading and all improvements installed by the
Applicant.
FIRE MARSHAL
37. Provide or show there exists a water system capable of delivering 3500 gpm for
a three hour duration at 20 psi residual operating pressure which must be
available before any combustible material is placed on the job site.
38. A combination of on -site and off -site super fire hydrants (6" X 4" X 2 1/2" X
2 1 / 2") will be located not less than 25 feet or more than 165 feet from any
portion of the building(s) as measured along approved vehicular travelways.
The required fire flow shall be available from any adjacent hydrant(s) in the
system.
39. Prior to issuance of a building permit the Applicant/Developer shall furnish
on blueline copy of the water system plans to the Fire Department for
review/approval. Plans shall conform to fire hydrant types, location and
spacing, and the system shall meet the fire flow requirements. Plans shall be
signed/approved by a registered civil engineer and local water company with
the following certification: "I certify that the design of the water system is
in accordance with the requirements prescribed by the Riverside County Fire
Department.
CONAPRVL.058
Conditions of Approval
Conditional Use Permit 92-003-Eisenhower Medical Center
June 9, 1992
40. Install a complete fire sprinkler system per NFPA 13. The pose indicator
valve and fire department connection shall be located to the front within 50
feet of a hydrant, and a minimum of 25 feet from the buildings. System plans
must be submitted to the Fire Department for review, along with a
plan/inspection fee. The approved plans, with Fire Department Job Card
must be at the job site for all inspections. A statement that the building(s)
will be automatically fire sprinklered must be included on the title page of the
building plans.
41. Install portable fire extinguishers per NFPA, Pamphlet #10, but not less than
2AIOBC in rating. Contact certified extinguisher company for proper
placement of equipment.
42. Install panic hardware and exit signs as per Chapter 33 of the Uniform
Building Code.
43. Certain designated areas will be required to be maintained as fire lanes.
44. Provide valve supervision and 24 hour monitoring of the water flow alarm at
the automatic fire sprinkler system. Provide a manual and automatic fire alarm
system per NFPA 72.
45. Approved building numbers on address shall be placed in such a position as
to be plainly visible and legible from the street or road. Said numbers shall
contract with their background.
46. This project may require licensing and/or review by State agencies.
Applicant should prepare a letter of intent detailing his proposed usage to
facilitate case review. Contract should be made with the Office of the State
Fire Marshal (818) 960-6441, for an opinion and a classification of occupancy
type. This information and a copy of the letter of intent should be submitted
to the Fire Department so that proper requirements may be specified during
the review process.
47. Final conditions will be addressed when building plans are reviewed. A plan
check fee must be paid to the Fire Department at the time building plans are
submitted.
UTILITIES
48. All conditions of the Coachella Valley Water District in their letter dated April
20, 1992, shall be met.
CONAPRVL.058