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PCRES 1999-011PLANNING COMMISSION RESOLUTION 99-011 A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF LA QUINTA, CALIFORNIA GRANTING APPROVAL OF SITE DEVELOPMENT PERMIT 98-635 TO ALLOW CONSTRUCTION OF A 24,000 SQUARE FOOT MEDICAL OFFICE BUILDING CASE NO.: SITE DEVELOPMENT PERMIT 98- 635 APPLICANT: SALOK TRUST THE WOODARD GROUP WHEREAS, Architecture and Landscape Review Committee of the City of La Quinta, California, did on the 6T" day of January, 1999 hold a duly noticed Public Meeting to consider the request of the Salok Trust and recommended approval to the Planning Commission for a 24,000 square foot Medical office building on a 1.82 acre site located at 43576 Washington and; WHEREAS, the Planning Commission of the City of La Quinta, California, did on the 26TH day of January, 1999 hold a duly noticed Public Hearing for a 1.82 acre site with a 24,000 square foot Medical office building located at 43576 Washington more particularly described as: APN: BOOK 609-070-029 and 609-070- 028 WHEREAS, said Site Development Permit has complied with the requirements of "The Rules to Implement the California Environmental Quality Act of 1970" as amended (Resolution 83-63) in that the Community Development Department Director has conducted a Mitigated Negative Declaration of Environmental Impact was certified for EA 96-320, on July 9, 1996. An Addendum has been prepared to evaluate the environmental impacts associated with minor changes in the project. The Community Development Department has determined that no significant environmental impacts which cannot be mitigated will result from this project. Therefore, no further environmental documentation is necessary. WHEREAS, at said Public Hearing, upon hearing and considering all testimony and arguments, if any, of all interested persons wanting to be heard, said Planning Commission did make the following mandatory findings of approval to justify a recommendation for approval of said Site Development Permit 98-635. 1. The proposed commercial building is consistent with the City's General Plan in that: A. The property is designated Mixed/Regional Community Commercial (CC). The Land Use Element (Policy 2-4.1) of the 1992 General Plan Update allows office business. The project is consistent with the goals, policies and intent of the La Quinta General Plan Land Use Element (Chapter 2) provided conditions are met. PCRESO.SDP 98-635 Planning Commission Resolution 99-011 Site Development Permit 98-635 January 26, 1999 B. The General Plan Circulation Element identifies Washington Street as a Primary Arterial and Primary Image Corridor; the project will have street improvements with abundant landscaping contiguous to the street right-of- way consistent with Circulation Policy 34.1.2. The landscape setbacks are consistent with Circulation Element Policy 34.1.11. The project, as conditioned, is consistent with the goals, objectives, and policies of the General Plan Circulation Element. 2. The site design of the proposed project is compatible with the high quality of commercial development in the area. 3. The landscape design of the proposed project complements the building and the surrounding commercial area in that it enhances the aesthetic and visual quality of the area and uses a high quality of materials. 4. The architectural design of the project is compatible with surrounding development and establishes a design theme for future development in that it is consistent with the scale of the development in the area; the building materials are a durable, aesthetically pleasing, low maintenance, and a blend of surfaces and textures are provided. 5. The conceptual sign program of the project is consistent with the Zoning Ordinance in that it complies with the requirements of size and materials. NOW, THEREFORE, BE IT RESOLVED by the Planning Commission of the City of La Quinta, California, as follows: 1. That the above recitations are true and constitute the findings of the Commission in this case; 2. That it does approve Site Development Permit 98-635 for the reasons set forth in this Resolution and subject to the attached conditions. PASSED, APPROVED, and ADOPTED at a regular meeting of the La Quinta City Planning Commission, held on this the 2601 day of January, 1999, by the following vote, to wit: PCRESO.SDP 98-635 Planning Commission Resolution 99-011 Site Development Permit 98-635 January 26, 1999 AYES: Commissioners Abels, Butler, Kirk, Robbins and Chairman Tyler. NOES: None ABSENT: None ABSTAIN: None r� Robert T. Tyler, Chairman City of La Quinta, California ATTEST: HERMANj Community Development Director .a Quinta, California PCRESO.SDP 98-635 PLANNING COMMISSION RESOLUTION 99-011 CONDITIONS OF APPROVAL - ADOPTED SITE DEVELOPMENT PERMIT 98-653 THE WOODARD GROUP JANUARY 26,1999 CONDITIONS OF APPROVAL 1. 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. 2. 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. 3. 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 building permits. 4. 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. 5. 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. PC.COA.SDP.98fi35 Planning Commission Resolution 99-011 Conditions of Approval - Adopted Site Development Permit 98-635 - The Woodard Group January 26, 1999 Property rights required of this development include: A. Washington Street - 60' half of 120' right of way Grant deeds shall include additional widths as necessary for dedicated right and left turn lanes, bus turnouts, etc. 6. The applicant shall grant any easements necessary for placement of and access to utility lines and structures. 7. Prior to issuance of a grading permit, the applicant shall furnish proof of easements or written permission, as appropriate, from owners of any abutting properties on which grading, retaining wall construction, permanent slopes, or other encroachments are to occur. 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. 8. Improvement plans shall be prepared by or under the direct supervision of qualified engineers and landscape architects, as appropriate. Plans shall be submitted on 24" x 36" media in the categories of "Rough Grading," "Precise Grading," "Streets & Drainage," and "Landscaping." All plans except precise grading plans shall have signature blocks for the City Engineer. Precise grading plans shall have signature blocks for Community Development Director and the Building Official. Plans are not approved for construction until they are signed. "Streets and Drainage" plans shall normally include sidewalks, bike paths, entryways, and parking lots. "Landscaping" plans shall normally include irrigation improvements, landscape lighting and perimeter walls. Plans for improvements not listed above shall be in formats approved by the City Engineer. 9. 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. PC.COA.SDP.98-635 Planning Commission Resolution 99-011 Conditions of Approval - Adopted Site Development Permit 98-635 - The Woodard Group January 26, 1999 10. 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 (that portion of project street frontage), and property B. Underground installation of existing overhead utilities. 11. 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. 12. 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. 13. 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. 14. The applicant shall comply with the City's flood protection ordinance. 15. 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. PC.COA.SDP.98-635 Planning Commission Resolution 99-011 Conditions of Approval - Adopted Site Development Permit 98-635 - The Woodard Group January 26, 1999 16. 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. 17. 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. 18. 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. 19. 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. 20. Retention basin slopes shall not exceed 3:1 and depth shall not exceed six feet. 21. No fence or wall shall be constructed around retention basins except as approved by the Community Development Director and the City Engineer. 22. 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. 23. Storm drainage historically received from adjoining property shall be received and retained or passed through into the historic downstream drainage relief route. 24. Existing and proposed utilities within or adjacent to the proposed development shall be installed underground. Power lines exceeding 34.5 kv are exempt from this requirement.. PC.COA.SDP.98-635 Planning Commission Resolution 99-011 Conditions of Approval - Adopted Site Development Permit 98-635 - The Woodard Group January 26, 1999 25. 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. 26. The following minimum street improvements shall be constructed to conform with the General Plan street type noted in parentheses (Public street improvements shall conform with the City's General Plan in effect at the time of construction.): 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. This improvement, at the City's option, may be constructed by the applicant or deferred until a later date to be constructed by others as specified in the participatory improvement section herein. 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 practices. 27. 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. 28. Improvements shall include all appurtenances such as traffic signs, channelization markings and street name signs. 29. Street pavement sections shall be based on a Caltrans design for a 20-year life and shall consider soil strength and anticipated traffic loading. The minimum pavement sections shall be as follows: PC. COA. SDP.9"35 Planning Commission Resolution 99-011 Conditions of Approval - Adopted Site Development Permit 98-635 - The Woodard Group January 26, 1999 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. 30. The applicant shall provide public transit amenities as required by Sunline Transit and/or the City Engineer. 31. The applicant shall provide landscape improvements in the perimeter setback areas along Washington Street 32. Landscape and irrigation plans for landscaped lots, landscape setback areas, medians, and retention basins shall be prepared by a licensed landscape architect. Plans will be consistent with applicable Zoning Code requirements in particular Section 9.150.080 (M.) Parking Facility Landscaping; citing tree box sizes and minimum calipers on all plans. 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. 33. Slopes shall not exceed 5:1 within public rights of way and 3:1 in landscape areas outside the right of way. 34. 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 18 inches of curbs along public streets. PC.COA.SDP.98fi35 Planning Commission Resolution 99-011 Conditions of Approval - Adopted Site Development Permit 98-635 - The Woodard Group January 26, 1999 35. The applicant shall ensure that landscaping plans and utility plans are coordinated to provide visual screening of above -ground utility structures. 36. The applicant shall employ construction quality -assurance measures which meet the approval of the City Engineer. 37. 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. 38. The applicant shall arrange and bear the cost of measurement, sampling and testing procedures not included in the City's inspection program but required by the City as evidence that construction materials and methods comply with plans and specifications 39. Upon completion of construction, the applicant shall furnish the City reproducible record drawings of all public improvement 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. 40. 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. 41. Provide or show there exists a water system capable of delivering 2750 g.p.m. for a 4 hour duration at 20 psi residual operating pressure which must be available before any combustible material is placed on the job site. 42. The applicant/developer shall be responsible to submit written certification from the water company noting the location of the existing fire hydrant and that the existing water system is capable of delivering 2750 gpm fire flow for a 4 hour duration at 20 psi residual operating pressure. If a water system currently does not exist, the applicant/developer shall be responsible to provide written certification that financial arrangements have been made to provide them. PC.COA.SDP.98fi35 Planning Commission Resolution 99-011 Conditions of Approval - Adopted Site Development Permit 98-635 - The Woodard Group January 26, 1999 43. A combination of on -site and off -site wet barrel Super fire hydrants (6" x 4" 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 travel ways. The required fire flow shall be available from any adjacent hydrant(s) in the system. 44. Blue retro-reflective pavement markets shall be mounted on private streets, public streets and driveways to indicate location of fire hydrants. Prior to installation, placement of markers must be approved by the Riverside County Fire Department. 45. Prior to the issuance of a building permit, applicant/developer shall furnish one blue line copy of the water system plans to the Fire Department for review. Plans shall conform to the fire hydrant types, location and spacing, and the system shall meet the fire flow requirements. Plans must be signed by a registered Civil Engineer and the 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". 46. The required water system including fire hydrants shall be installed and operational prior to the start of construction. 47. All buildings shall be accessible by an approved all-weather roadway extending to within 150' of all portions of the exterior wall of the first story. Specific site access plans will be required for review and approval. 48. Install a complete fire sprinkler system per NFPA 13 for Light Hazard Occupancy. The post indicator valve and fire department connection shall be located to the front within 50' of a hydrant, and a minimum of 25' from the building. 49. Install a supervised water flow fire alarm system as required by the UBC/Riverside county Fire Department and National Fire Protection association standard 72. All fire sprinkler systems, fixed fire suppression systems and alarm plans must be submitted separately for approval prior to construction. Subcontractors should contact the Planning& Engineering office for submittal requirements. 50. Prior to final inspection of any building, the applicant shall prepare and submit to the Fire Department for approval, a site plan designating required fire lanes with appropriate lane painting and/or signs. 51. Install portable fire extinguishers per NFPA, Pamphlet#10, but not less than 2A10BC in rating. Contact certified extinguisher company for proper placement of equipment. PC.COA.SDP.98-635 Planning Commission Resolution 99- Site Development Permit 98-635 Women's Health Source, Medical Center Conditions of Approval - Recommended January 26, 1999 52. 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. 53. If the building/facility is protected with a fire alarm system, the lock boxes will require " tamper" monitoring. 54. If the facility requires Hazardous Materials Reporting (Material Safety Data sheets) the Knox Haz Mat Data and Key Storage Cabinet, Model 1220 or 1300 with tamper switches shall be used. COMMUNITY DEVELOPMENT DEPARTMENT 55. 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. 56. Construction shall comply with all local and State building codes in effect at the time the building permit is issued. 57. 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. 58. There shall be no exterior exposed roof access ladder provided. The roof access shall be provided from within the structure. 59. Final building, landscaping, and irrigation plans shall be reviewed and approved by the Community Development Department prior to issuance of a building permit. 60. 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. 61. 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. 62. 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. PC.COA.SDP.98-635 Planning Commission Resolution 99- Site Development Permit 98-635 Women's Health Source, Medical Center Conditions of Approval - Recommended January 26, 1999 63. 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). 64. 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. 65. 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. 66. 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. 67. Prior to issuance of building permits, a lot line adjustment shall be recorded by the Community Development Department. 68. Developer agrees to indemnify, defend, and hold harmless the City of La Quinta in the event of any legal claim or litigation arising out of the City's approval of this project. The City of La Quinta shall have the right to select its defense counsel in its sole discretion. PC.COA.SDP.98-635