PCRES 1996-026PLANNING COMMISSION RESOLUTION 96-026
A RESOLUTION OF THE PLANNING COMMISSION
OF THE CITY OF LA QUINTA, CALIFORNIA,
CERTIFYING A MITIGATED NEGATIVE
DECLARATION OF ENVIRONMENTAL IMPACT
FOR ENVIRONMENTAL ASSESSMENT 96-320
PREPARED FOR PLOT PLAN 96-579
ENVIRONMENTAL ASSESSMENT 96-320
WOODARD GROUP/SALOK TRUST
WHEREAS, the Planning Commission of the City of La Quinta, California, did on the
9th day of July, 1996, hold a duly noticed Public Hearing to consider Environmental Assessment 96-
320 and Plot Plan 96-579; and,
WHEREAS, said application has complied with the requirements of" The Rules to
Implement the California Environmental Quality Act of 1970" (as amended; Resolution 83-68
adopted by the La Quinta City Council) in that the Community Development Department has
prepared an Initial Study (EA 96-320), and
WHEREAS, the Community Development Director has determined that said Plot Plan
will not have a significant adverse effect on the environment and that a Mitigated Negative
Declaration of environmental impact 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,
findings, and reasons to justify certification of said Environmental Assessment:
I. The proposed Plot Plan will not be detrimental to the health, safety, or general welfare of the
community, either indirectly or directly, in that no significant impacts have been identified,
and less than significant or potentially significant impacts can be addressed by the
incorporated mitigation measures.
2. The proposed Plot Plan does not have the potential to degrade the quality of the environment,
substantially reduce the habitat of a fish or wildlife population to drop below self sustaining
levels, threaten to eliminate a plant or animal community, reduce the number or restrict the
range of rare or endangered plants or animals or eliminate important examples of the major
periods of California history or prehistory, due to the lack of any such factors existing on the
site, or near the existing facility.
The proposed Plot Plan does not have the potential to achieve short-term environmental
goals, to the disadvantage of long-term environmental goals, with implementation of the
monitoring program.
4. The proposed Plot Plan will not result in impacts which are individually limited or
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Planning Commission Resolution 96-026
cumulatively considerable when considering planned or proposed development in the
immediate vicinity. The site is located on an urbanizing arterial corridor, with infrastructure
to support such development already in place.
5. The proposed Plot Plan will not have environmental effects that will adversely affect the
human population, either directly or indirectly, with implementation of the recommended
mitigation measures.
NOW, THEREFORE, 13E IT RESOLVED by the Planning Commission, of the City
of La Quinta, California as follows:
I. That the recitations are true and correct and constitute the findings of the Planning
Commission for this Environmental Assessment.
2. That it does hereby certify Environmental Assessment 96-320 for the reasons set forth in this
Resolution and as stated in the Environmental Assessment Checklist and Addendum, and on
file in the Community Development Department.
PASSED, APPROVED, AND ADOPTED at a regular meeting of the La Quinta
Panning Commission held on this 9th day of July, 1996, by the following vote, to wit:
AYES: Commissioners Anderson, Butler, Gardner, Newkirk, Tyler and Chairman Abels
NOES: None
ABSENT: None
ABSTAIN: None
ABELS, Chairman
Quinta, California
ATTEST:
FERRY HE"AN, Community Development Director
City of La Quinta, California
J
resoea.320
PLANNING COMMISSION RESOLUTION 96-026
PLOT PLAN 96-579 - LA QUINTA MEDICAL CENTER
CONDITIONS OF APPROVAL - ADOPTED
JULY 9, 1996
GENERAL CONDITIONS OF APPROVAL
The development of this site shall be in conformance with the exhibits on file in the
Community Development Department for Plot Plan 96-579, unless otherwise amended by the
following conditions.
The approved plot plan shall be used within two years of the Planning Commission approval.
"Be used" means the beginning of substantial construction which is allowed by this approval,
not including grading which is begun within one year and thereafter diligently pursued to
completion. A time extension as allowed by the Municipal Code may be requested 30-days
prior to expiration.
Upon their approval by the City Council, the City Clerk is authorized to file these Conditions
of Approval with the Riverside: County Recorder for recordation against the properties to
which they apply.
4. Prior to the issuance of a grading, improvement or building permit, the applicant shall obtain
permits and/or clearances from the following public agencies:
- Fire Marshal
- Public Works Department (Grading Permit, Improvement Permit)
- Community Development Department
- Riverside Co. Environmental Health Department
Desert Sands Unified School District
Coachella Valley Water District
Imperial Irrigation District
The applicant is responsible for any requirements of the permits or clearances from those
jurisdictions. If the requirements include approval of improvement plans, applicant shall
furnish proof of said approvals prior to obtaining City approval of the plans.
5. Provisions shall be made to comply with the `terms and requirements of the C'ity's adopted
Infrastructure Fee program and Art in Public Places program in effect at the time of issuance
of building permits.
COMMUNITY DEVELOPMENT DEPARTMENT
A final exterior lighting plan for the building and outdoor area which shows all :fixture details
shall be approved by the Community Development Department prior to issuance of a building
permit.
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Construction shall comply with all local and State building codes in effect at the time the
building permit is issued.
Prior to the fabrication and/or installation of the building signs, final plans including colors,
materials, and size shall be reviewed and approved by the Planning Commission.
4. There shall be no exterior exposed roof access ladder provided. The roof access shall be
provided from within the structure.
5. Final building, landscaping, and irrigation plans shall be reviewed and approved by the
Community Development Department prior to issuance of a building permit.
6. Final landscaping and irrigation plans shall be reviewed and approved by the Agricultural
Commissioner and Coachella Valley Water District prior to issuance of a building permit.
Any required utility boxes, pads, meters, etc., shall be shown on the final landscaping plans
to ensure that they are property treated and screened. Compliance with the utility company
safety distance shall also have to be complied with.
8. Should any of the landscaping be provided in the perimeter street right-of-way, the
Engineering Department approval shall also be required prior to issuance of a building permit.
Prior to issuance of a building permit, the applicant/developer shall meet with the Community
Development Department to determine what solid waste materials can be recycled. Upon that
determination, recycling areas sufficient in capacity, number, and distribution, to serve the
project shall be provided. Enclosures shall comply with the requirements of the City and
Waste Management of the Desert (i.e., solid metal doors, mounted on metal poles and
embedded in concrete, 8-inch interior curb provided within the enclosure, and a concrete floor
and pad).
10. The site plan shall be modified as required by Code, there shall be 120 parking spaces with
five handicapped accessible spaces. A site plan adjustment to the building square: footage or
landscape area will be required to achieve all required parking prior to issuance of a building
permit.
11. Mitigation fees will be required to be paid for the Coachella Valley Fringe Toed Lizard
(CVFTL) as part of any grading permits issued for the site.
12. During grading activities, the project site shall be monitored by a professionally qualified
archaeological monitor. The monitor is authorized to temporarily divert or stop equipment
in order to investigate exposed cultural deposits.
13. Prior to issuance of occupancy certificate, the project archaeologist shall submit a final report
(2 copies) to the Community Development Department. The final report shall follow the
report format contained in Preservation Planning Bulletin, No. 4(a), December 1989 (OHP).
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The final report shall be reviewed by the Historic Preservation Commission for completeness
and acceptability. Acceptance of the final report by the Commission signifies completion of
the archaeological mitigation program.
14. Prior to issuance of a demolition permit for the building on the site, the appropriate
documentation shall be filed with the Building and Safety Department, concerning the extent
of asbestos levels and any measures necessary during demolition activities to contain or
otherwise minimize such levels to required standards.
15. Prior to issuance of building permits, a lot line adjustment shall be recorded by the
Community Development Department.
FIRE MARSHAL
1. Provide or show there exists a water system capable of delivering 2250gpm for a 2 hour
duration at 20 psi residual operating pressure which must be available before any combustible
material is placed on the job site.
2. Install a manual pull, smoke detection and voice evacuation fire alarm system as required by
the Uniform Building Code/Riverside County Fire Department and National Fire Protection
Association Standards 72.
3. Install panic hardware exit signs as per Chapter 33 of the Uniform Building Code
4. Install portable fire extinguishers per NFPA, Pamphlet #10, but not less than 2A1OBC in
rating. Contact certified extinguisher company for proper placement of equipment.
5. Install a Hood/Duct automatic fire extinguishing system. System plans must be submitted,
along with a plan check/inspection fee, to the Fire Department for review.
6. Install Knox Key Lock boxes, Models 4400, 3200 or 1300, mounted per recommended
standard of the Knox Company. Plans must be submitted to the Fire Department for approval
of mounting location/position and operating standards. Special forms are available from this
office for the ordering of the Key Switch, this form must be authorized and signed by this
office for the correctly coded system to be purchased.
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. Contact should be
made with the office of the (State Fire Marshal (818) 960-6641 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.
8. Final conditions will be addressed when building plans are submitted.
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ENGINEERING DEPARTMENT
Property Rights
All required easements, rights of way and other property rights shall be granted prior to
issuance of a grading, improvement or building permit for this development.
2. The applicant shall grant public and private street right of way and utility easements in
conformance with the City's General Plan, Municipal Code, applicable specific plans, and as
required by the City Engineer.
Property rights required of this development include:
a. Washington Street - 60' half of a 120' right of way
Grant deeds shall include additional widths as necessary for dedicated right and le-fi: turn lanes,
bus turnouts, etc.
The applicant shall grant any easements necessary for placement of and access to utility lines
and structures, drainage basins, mailbox clusters, park lands, and common areas.
Improvement Plans
4. Improvement plans submitted to the City for plan checking shall be submitted on 24" x 36"
media. On -site plans shall be submitted in the categories of"Grading, Paving and Drainage"
and "Precise Grading and Plot Plan." Off -site improvements shall be submitted in the
categories of "Grading," "Streets & Drainage," and "Landscaping." The "Precise Grading and
Plot Plan" shall have signature blocks for the Community Development Director and the
Building Official. All other plans shall have signature blocks for the City Engineer. Plans are
not approved for construction until they are signed.
"Streets and Drainage" plans shall normally include signals, sidewalks, bike paths, gates and
entryways, and parking lots. If water and sewer plans are included on the street and drainage
plans, the plans shall have an additional signature block for the Coachella Valley Water
District (CVWD). The combined plans shall be signed by CVWD prior to their submittal for
the City Engineer's signature.
"Landscaping" plans shall normally include landscape improvements, irrigation, lighting, and
perimeter walls.
Plans for improvements not listed above shall be in formats approved by the City Engineer.
5. The City may maintain standard plans, details and/or construction notes for elements of
construction. For a fee established by City resolution, the applicant may acquire standard plan
and/or detail sheets from the City.
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6. When final plans are approved by the City, and prior to issuance of grading, improvement or
building permits, the applicant shall furnish accurate computer files of the complete, approved
off -site improvement plans on storage media and in a program format acceptable to the City
Engineer. At the completion of construction and prior to final acceptance of improvements,
the applicant shall update the files to reflect as -constructed conditions including approved
revisions to the plans.
Improvement Agreement
Prior to issuance of a grading, improvement or building permit, the applicant shall pay cash
or enter into a secured agreement for the applicant's share of the cost of off -site
improvements required of this development but which have been or will be constructed by
others (participatory improvements). Security provided, and the release thereof, shall
conform with Chapter 13, LQMC.
This development is responsible for the following participatory improvements
a. Raised landscape median on Washington Street, and
b. Underground installation of existing overhead utilities.
8. The applicant shall provide approved estimates of participatory improvement costs. Estimates
shall comply with the schedule of unit costs adopted by City resolution or ordinance. For
items not listed in the City's schedule, estimates shall meet the approval of the City Engineer.
Gradin
Graded, undeveloped land shall be maintained to prevent dust and blowsand nuisances. The
land shall be planted with interim landscaping or provided with other wind and water erosion
control measures approved by the Community Development and Public Works ]Departments.
10. Prior to occupation of the project site for construction purposes, the Applicant shall submit
and receive approval of a fugitive dust control plan prepared in accordance with Chapter 6.16,
LQMC. In accordance with said Chapter, the Applicant shall furnish security, in a form
acceptable to the city, in an amount sufficient to guarantee compliance with the provisions of
the permit.
11. The applicant shall comply with the City's flood protection ordinance
12. The applicant shall conduct a thorough preliminary geological and soils engineering
investigation and shall submit the report of the investigation ("the soils report:") with the
grading plan.
13. A grading plan, which may be combined with the on -site paving and drainage plan, shall be
prepared by a registered civil engineer and must meet the approval of the City Engineer prior
to issuance of a grading permit. The grading plan shall conform with the recommendations
of the soils report and shall be certified as adequate by a soils engineer or an engineering
geologist.
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14. Prior to issuance of building permits, the applicant shall provide a separate document, bearing
the seal and signature of a California registered civil engineer or surveyor, that lists actual
building pad elevations. The document shall list the pad elevation approved on the grading
plan, the as -built elevation, and the difference between the two, if any.
Drainaae
15. Stormwater falling on site during the peak 24-hour period of a 100-year storm shall be
retained within the development unless otherwise approved by the City Engineer. The
tributary drainage area shall extend to the centerline of adjacent public streets.
16. Stormwater and nuisance water shall be retained in retention basins or other approved
retention/infiltration systems. In design of retention facilities, the soil percolation rate shall
be considered to be zero unless the applicant provides site -specific data that indicates
otherwise.
17. If retention is in an open basin, a trickling sand filter and leachfield of a design approved by
the City Engineer shall be installed to percolate nuisance water. The sand filter and leach field
shall be sized to percolate 22 gallons per day per 1,000 square feet of drainage area.
18. Retention basin slopes shall not exceed 3:1 and depth shall not exceed six feet.
19. No fence or wall shall be constructed around retention basins except as approved by the
Community Development Director and the City Engineer.
20. The development shall be graded to permit storm flow in excess of retention capacity to flow
out of the development through a designated overflow outlet and into the historic drainage
relief route.
21. Storm drainage historically received from adjoining property shall be received and retained
or passed through into the historic downstream drainage relief route.
Utilities
22. All existing and proposed utilities within or adjacent to the proposed development shall be
installed underground. High -voltage power lines which the power authority will not accept
underground are exempt from this requirement.
23. In areas where hardscape surface improvements are planned, underground utilities:shall be
installed prior to construction of surface improvements. The applicant shall provide certified
reports of utility trench compaction tests for approval of the City Engineer.
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Street and Traffic Improvements
24. The following minimum street improvements shall be constructed to conform with the
General Plan street type noted in parentheses:
a. Washington Street - Major Arterial - Half of 102' (curbface-to-curbface)
improvement plus sidewalk. The improvement shall include half of a 14' landscaped
center median which will be constructed by others.
Bus turnouts, acceleration/deceleration lanes, and/or other features contained in the approved
construction plans may warrant additional street widths, raised medians or other mitigation
measures as determined by the City Engineer.
The City Engineer may require improvements extending beyond development boundaries such
as, but not limited to, pavement elevation transitions, street width transitions, or other
incidental work which will ensure that newly constructed improvements are safely integrated
with existing improvements and conform with the City's standards and practice!;.
25. Access points and turning movements of traffic shall be restricted as follows:
a. Two 26'-wide drives, at the north and south ends of the Washington Street frontage -
right-in/right-out only.
26. Improvements shall include all appurtenances such as traffic signs, channelization markings
and street name signs.
27. Street pavement sections shall be based on a Caltrans design for a 20-year life and shall
consider soil strength and anticipated traffic loading (including site and building construction
traffic). The minimum pavement sections shall be as follows:
Residential & Parking Areas
3.0" a.c./4.50" a.b.
Collector
4.0"/5.00"
Secondary Arterial
4.0"/6.00"
Primary Arterial
4.5"/6.00"
Major Arterial
5.5"/6.50"
The applicant shall submit mix designs for road base, portland cement concrete and asphalt
concrete, including complete mix design lab results, for review and approval by the City.
Construction operations shall not be scheduled until mix designs are approved.
28. The applicant shall provide public transit amenities as required by Sunline Transit and/or the
City Engineer.
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Landscaping
29. The applicant shall provide landscape improvements in the perimeter setback areas along
Washington Street
30. Landscape and irrigation plans for landscaped lots, landscape setback areas, medians, and
retention basins shall be prepared by a licensed landscape architect.
Landscape and irrigation plans shall be approved by the Community Development Department.
Landscape and irrigation construction plans shall be submitted to the Public Works Department
for review and approval by the City Engineer. The plans are not approved for construction
until they have been approved and signed by the City Engineer, the Coachella 'Valley Water
District, and the Riverside County Agricultural Commissioner.
31. Slopes shall not exceed 5:1 within public rights of way and 3:1 in landscape areas outside the
right of way.
32. Landscape areas shall have permanent irrigation improvements meeting the requirements of the
City Engineer. Use of lawn shall be minimized with no lawn or spray irrigation within 5-feet
of curbs along public streets.
33. The applicant shall ensure that landscaping plans and utility plans are coordinated to provide
visual screening of above -ground utility structures.
Quality Assurance
34. The applicant shall employ construction quality -assurance measures which meet the approval
of the City Engineer.
35. The applicant shall employ or retain California registered civil engineers, geotechnical
engineers, or surveyors, as appropriate, who will provide, or have their agents provide,
sufficient supervision and verification of the construction to be able to furnish and sign accurate
record drawings.
36. Upon completion of construction, the applicant shall furnish the City reproducible record
drawings of all plans which were signed by the City Engineer. Each sheet of the drawings shall
have the words "Record Drawings," "As -Built" or "As -Constructed" clearly marked on each
sheet and be stamped and signed by the engineer or surveyor certifying to the accuracy of the
drawings. The applicant shall revise the improvement plan computer files previously submitted
to the City to reflect the as -constructed condition.
Fees and Deposits
37. The applicant shall pay all deposits and fees required by the City for plan checking and
construction inspection. Deposit and fee amounts shall be those in effect when the applicant
makes application for plan checking and permits.
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