PCRES 2004-084PLANNING COMMISSION RESOLUTION 2004-084
A RESOLUTION OF THE PLANNING COMMISSION OF THE
CITY OF LA QUINTA, CALIFORNIA, APPROVING
DEVELOPMENT PLANS FOR A ±23,760 SQUARE FOOT
COMMERCIAL OFFICE BUILDING, SUBJECT TO CONDITIONS
CASE NO: SITE DEVELOPMENT PERMIT 2004-814
APPLICANT: ENTIN FAMILY TRUST
WHEREAS, the Planning Commission of the City of La Quinta,
California, did on the 9`h day of November, 2004, hold a duly noticed Public
Hearing to consider a request to approve Site Development Permit 2004-814,
development plans for a ±23,760 square -foot commercial/office building on a 1.82
acre site, located on the east side of Washington Street, ±960 feet north of Fred
Waring Drive, more particularly described as:
BEING A PORTION OF PARCELS 25 & 26 OF IRS 015/032
WHEREAS, the Architecture and Landscape Review Committee, did on
the 61h day of October, 2004 at a regular meeting, recommended approval of the
architectural plans by adoption of Minute Motion 2004-029 on a 3-0 vote; and,
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 has prepared Environmental Assessment 2004-525, and has
determined that there are no significant impacts that cannot be mitigated that will
result from the approval and development of this project; therefore a Mitigated
Negative Declaration has been prepared, per the Guidelines for Implementation of
CEQA; and,
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 find the following facts and reasons to justify approval of
said Site Development Permit pursuant to Section 9.210.010 of the Zoning Code:
1. Consistency with General Plan. The proposed 23,760 sq. ft. office building
is in a Community Commercial designated area that encourages retail and
office uses in close proximity to arterial thoroughfares and residential
neighborhoods. This office use, as designed, complies with the overall
development concepts of the City's General Plan Land Use guidelines.
P:\Reports - PC\11-9-2004\SDP 814\resopcsdp814.doc
Planning Commission Resolution 2004-084
Site Development Permit 2004-814
Entin Family Trust
November 9, 2004
2. Consistency with Zoning Code. The proposed office building is consistent
with the development standards of the Community Commercial Zoning
District with regard to setbacks, building height, and parking requirements
based on the proposed Conditions of Approval.
3. Architectural Design. The proposed architectural design of the two-story
building incorporates design elements consistent with past approvals for
similar types of commercial structures and uses.
4. Site Design. As conditioned, the proposed project will not be contrary to the
existing design policies or standards established by the city of La Quinta.
5. Landscape Design. The project landscaping designed for the proposed Site
Development Permit will provide an exemplary basis from which to extend a
visual continuity of the proposed project into future surrounding
developments.
7. Infrastructure. There are adequate existing provisions for water, sanitation,
and public utilities to ensure that the proposed building will not be
detrimental to public health and safety.
NOW, THEREFORE, BE IT RESOLVED by the Planning Commission of
the City of La Quinta, California, as follows:
1. That the above recitations are true and constitute the findings of the
Planning Commission in this case;
2. That it does hereby approve Site Development Permit 2004-814 for the
reasons set forth in this Resolution, subject to the Conditions attached
hereto.
PASSED, APPROVED, and ADOPTED at a regular meeting of the La
Quinta City Planning Commission, held on the 9th day of November, 2004, by the
following vote, to wit:
AYES: Commissioners Daniels, Krieger, Ladner, and Vice Chairman Quill
NOES: None
PAReports - PC\11-9-2004\SDP 814\resopcsdp814.doc
Planning Commission Resolution 2004-084
Site Development Permit 2004-814
Entin Family Trust
November 9, 2004
ABSENT:
Chairman Kirk
None
PAUL QUILL, Vice Chairman
City of La Quinta, California
ATTEST:
OSCAR W. ORCI, Interim
Community Development Director
City of La Quinta, California
P:\Reports - PC\11-9-2004\SDP 814\resopcsdp814.doc
PLANNING COMMISSION RESOLUTION 2004-084 EXHIBIT A
CONDITIONS OF APPROVAL - FINAL
SITE DEVELOPMENT PERMIT 2004-814
ENTIN FAMILY TRUST
NOVEMBER 9, 2004
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 Site
Development 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. Prior to the issuance of any grading, construction, or building permit by the
City, the applicant shall obtain the necessary clearances and/or permits from
the following agencies:
• Fire Marshal
• Public Works Department (Grading Permit, Improvement Permit)
• Building and Safety Department
• Community Development Department
• Riverside Co. Environmental Health Department
• Desert Sands Unified School District (DSUSD)
• Coachella Valley Water District (CVWD)
• Imperial Irrigation District (IID)
• California Water Quality Control Board (CWQCB)
• Sunline Transit Agency
• South Coast Air Quality Management District (SCAQMD)
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 improvement plans for City approval.
3. The applicant shall comply with applicable provisions of the City's NPDES
stormwater discharge permit, Sections 8.70.010 et seq. (Stormwater
Management and Discharge Controls) and 13.24.170 (Clean Air/Clean
Water), LQMC; Riverside County Ordinance No. 457; and the State Water
Resources Control Board's Order No. 99-08-DWQ.
P:\Reports - PC\11-9-2004\SDP 814\coapcsdp814fina1.doc
Planning Commission 2004-084
Conditions of Approval - FINAL
Site Development Permit 2004-814
Entin Family Trust
November 9, 2004
Page 2
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").
B. The applicant's SWPPP shall be approved by the City Engineer prior to
any on or off -site grading being done in relation to this project.
C. The applicant shall ensure that the required SWPPP is available for
inspection at the project site at all times through and including
acceptance of all improvements by the City.
D. The applicant's SWPPP shall include provisions for all of the following
Best Management Practices ("BMPs") (8.70.020 (Definitions), LQMC):
1) Temporary Soil Stabilization (erosion control).
2) Temporary Sediment Control.
3) Wind Erosion Control.
4) Tracking Control.
5) Non -Storm Water Management.
6) Waste Management and Materials Pollution Control.
4. 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.
A. The approved SWPPP and BMP's shall remain in effect for the entire
duration of project construction until all improvements are completed
and accepted by the City.
P:\Reports - PC\11-9-2004\SDP 814\coapcsdp814final.doc
Planning Commission 2004-084
Conditions of Approval - FINAL
Site Development Permit 2004-814
Entin Family Trust
November 9, 2004
Page 3
PROPERTY RIGHTS
5. Prior to issuance of any permit(s), the applicant shall acquire or confer
easements and other property rights necessary for the construction or proper
functioning of the proposed development. Conferred rights shall include
irrevocable offers to dedicate or grant access easements to the City for
emergency services and for maintenance, construction and reconstruction of
essential improvements.
6. The applicant shall offer for dedication public street right-of-ways in
conformance with the City's General Plan, Municipal Code, applicable
specific plans, and/or as required by the City Engineer.
7. The public street right-of-way offers for dedication required for this
development include:
A. PUBLIC STREETS
1) Washington Street (Major Arterial, 120' ROW) — The standard
60 feet from the centerline of Washington Street for a total
120-foot ultimate developed right of way except for an
additional variable right of way dedication at the proposed entry
measured seventy two feet (72') east of the centerline of
Washington Street and length to be determined by a traffic
study prepared for the applicant by a licensed traffic engineer
per Engineering Bulletin # 03-08. As a minimum, the required
right of way shall be for a length of 100 feet plus a variable
dedication of an additional 50 feet to accommodate
improvements conditioned under STREET AND TRAFFIC
IMPROVEMENTS.
8. Dedications shall include additional widths as necessary for dedicated right
and left turn lanes, bus turnouts, and other features contained in the
approved construction plans.
9. The applicant shall create perimeter landscaping setbacks along all public
right-of-ways as follows:
PAReports - PC\11-9-2004\SDP 814\coapcsdp814fina1.doc
Planning Commission 2004-084
Conditions of Approval - FINAL
Site Development Permit 2004-814
Entin Family Trust
November 9, 2004
Page 4
A. Washington Street (Major Arterial, 120' ROW) - 20-foot from the R/W-
P/L as conditioned under this Site Development Permit especially 8A
above.
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.
10. The applicant shall offer for dedication those easements necessary for the
placement of, and access to, utility lines and structures, drainage basins,
mailbox clusters, park lands, and common areas.
11. Direct vehicular access to Washington Street is restricted, except for the
access point identified on the approved Site Development Permit, or as
otherwise conditioned in these conditions of approval.
12. 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.
IMPROVEMENT PLANS
As used throughout these Conditions of Approval, professional titles such as
"engineer," "surveyor," and "architect," refers to persons currently certified or
licensed to practice their respective professions in the State of California.
13. Improvement plans shall be prepared by or under the direct supervision of
qualified engineers and/or architects, as appropriate, and shall comply with
the provisions of Section 13.24.040 (Improvement Plans), LQMC.
14. 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
P:\Reports - PC\11-9-2004\SDP 814\coapcsdp814fina1.dcc
Planning Commission 2004-084
Conditions of Approval - FINAL
Site Development Permit 2004-814
Entin Family Trust
November 9, 2004
Page 5
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.
B.
C.
D.
E.
F
On -Site Commercial Precise Grading Plan
PM10 Plan
SWPPP
Storm Drain Plans
Off -Site Street Plan
Vertical
Off -Site Signing & Striping Plan
1 " = 20' Horizontal
1 " = 40' Horizontal
1 " = 40' Horizontal
1 " = 40' Horizontal
1 " = 40' Horizontal, 1 " = 4'
1 " = 40' Horizontal
The Off -Site street improvement plans shall have separate plan
sheet(s) (drawn at 20 scale) that show the meandering sidewalk,
mounding, and berming design in the combined parkway and
landscape setback area.
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 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.
"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, retaining and perimeter walls, etc. ADA accessibility to public
streets and handicap parking shall be shown on the Precise Grading Plans at
a scale to be determined by the Public Works Department.
P:\Reports - PC\11-9-2004\SDP 814\c0apcsdp814fina1.doc
Planning Commission 2004-084
Conditions of Approval - FINAL
Site Development Permit 2004-814
Entin Family Trust
November 9, 2004
Page 6
15. The City maintains standard plans, detail sheets and/or construction notes
for elements of construction. For a fee, established by City Resolution, the
applicant may purchase such standard plans, detail sheets and/or
construction notes from the City.
16, The applicant shall furnish a complete set of the AutoCAD files of all
approved improvement plans on a storage media acceptable to the City
Engineer. The files shall be saved in a standard AutoCAD format so they may
be fully retrievable through a basic AutoCAD program.
At the completion of construction, and prior to the final acceptance of the
improvements by the City, the applicant shall update the AutoCAD files in
order to reflect the as -built conditions.
Where the improvement plans were not produced in a standard AutoCAD
format, or a file format that can be converted to an AutoCAD format, the
City Engineer will accept raster -image files of the plans.
IMPROVEMENT SECURITY AGREEMENTS
17. 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
r,RAnING
18. The applicant shall comply with the provisions of Section 13.24.050
(Grading Improvements), LQMC.
19. 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.
20. To obtain an approved grading permit, the applicant shall submit and obtain
approval of all of the following:
P:\Reports - PCO 1-9-2004\SDP 814\coapcsdp814fina1.doc
Planning Commission 2004-084
Conditions of Approval - FINAL
Site Development Permit 2004-814
Entin Family Trust
November 9, 2004
Page 7
A. A grading plan prepared by a qualified engineer or architect,
B. A preliminary geotechnical ("soils") report prepared by a qualified
engineer,
C. A Fugitive Dust Control Plan prepared in accordance with Chapter
6.16, (Fugitive Dust Control), LQMC, and
D. A Best Management Practices report prepared in accordance with
Sections 8.70.010 and 13.24.170 (NPDES stormwater discharge
permit and Storm Management and Discharge Controls), LQMC.
All grading shall conform to the recommendations contained in the
Preliminary Soils Report, and shall be certified as being adequate by a soils
engineer, or by an engineering geologist.
The applicant shall furnish security, in a form acceptable to the City, and in
an amount sufficient to guarantee compliance with the approved Fugitive
Dust Control Plan provisions as submitted with its application for a grading
permit.
21. The applicant shall maintain graded, undeveloped land to prevent wind and
water erosion of soils. The land shall be planted with interim landscaping or
provided with other erosion control measures approved by the Community
Development and Public Works Departments.
22. Grading within the perimeter setback and parkway areas shall have
undulating terrain and shall conform with the requirements of LQMC Section
9.60.240(F) except as otherwise modified by this condition requirement.
The maximum slope shall not exceed 3:1 anywhere in the landscape setback
area, except for the backslope (i.e. the slope at the back of the landscape
lot) which shall not exceed 2:1 if fully planted with ground cover. The
maximum slope in the first six (6) feet adjacent to the curb shall not exceed
4:1 when the nearest edge of sidewalk is within six feet (6') of the curb,
otherwise the maximum slope within the right of way shall not exceed 3:1 .
All unpaved parkway areas adjacent to the curb shall be depressed one and
one-half inches (1.5") in the first eighteen inches (18") behind the curb.
P:\Reports - PC\11-9-2004\SDP 814\coapcsdp814fma1.doc
Planning Commission 2004-084
Conditions of Approval - FINAL
Site Development Permit 2004-814
Entin Family Trust
November 9, 2004
Page 8
23. Prior to any site grading or regrading that will raise or lower any portion of
the site by more than plus or minus three tenths of a foot from the
elevations shown on the Preliminary Grading Plan submitted with this Site
Development Permit, the applicant shall submit the proposed grading
changes to the City Staff for a substantial conformance finding review.
24. Prior to the issuance of a building permit for any building lot, the applicant
shall provide a lot pad certification stamped and signed by a qualified
engineer or surveyor.
DRAINAGE
25. The applicant's proposed underground stormwater field shall comply with the
provisions of Section 13.24.120 (Drainage), LQMC, Engineering Bulletin No.
97.03. The City Engineer shall approve the design of the proposed
underground stormwater field. More specifically, stormwater falling on site
during the 100-year storm shall be retained within the development, unless
otherwise approved by the City Engineer. Additionally, the 100-year
stormwater shall be retained within the interior street right of way. The
tributary drainage area shall extend to the centerline of adjacent public
streets. The design storm shall be either the 3 hour, 6 hour or 24 hour
event producing the greatest total run off.
26. The project shall be designed to accommodate purging and blowoff water
(through retention facilities approved by the City Engineer) 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.
27. In design of retention facilities, the maximum percolation rate shall be two
inches per hour. The percolation rate will be considered to be zero unless the
applicant provides site specific data indicating otherwise.
28. 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 Section
9.10O.O40(B)(7), LQMC.
P:\Reports - PC\11-9-2004\SDP 814\coapcsdp814final.doc
Planning Commission 2004-084
Conditions of Approval - FINAL
Site Development Permit 2004-814
Entin Family Trust
November 9, 2004
Page 9
29. The design of the development shall not cause any increase in flood
boundaries, levels or frequencies in any area outside the development.
30. Stormwater from building roof drains shall not be directed to flow over
walkways or planter areas but be directed to parking lot or drainage facilities
via a drainage system.
UTILITIES
31. The applicant shall obtain the approval of the City Engineer for the location
of all utility lines within any right-of-way, and all above -ground utility
structures including, but not limited to, traffic signal cabinets, electric vaults,
water valves, and telephone stands, to ensure optimum placement for
practical and aesthetic purposes.
32. Existing overhead utility lines within, or adjacent to the proposed
development, and all proposed utilities shall be installed underground.
33. All existing utility lines attached to joint use 92 KV transmission power poles
are exempt from the requirement to be placed underground.
34. 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 trench
compaction for approval of the City Engineer.
STREET AND TRAFFIC IMPROVEMENTS
35. The applicant shall comply with the provisions of Sections 13.24.060 (Street
Improvements), 13.24.070 (Street Design - Generally) & 13.24.100 (Access
For Individual Properties And Development), LQMC for public streets; and
Section 13.24.080 (Street Design - Private Streets), where private streets
are proposed.
36. The applicant shall construct the following street improvements to conform
with the General Plan street type noted in parentheses.
A. OFF -SITE STREETS
P:\Reports - PC\11-9-2004\SDP 814\coapcsdp814fina1.doc
Planning Commission 2004-084
Conditions of Approval - FINAL
Site Development Permit 2004-814
Entin Family Trust
November 9, 2004
Page 10
1) Washington Street (Major Arterial — 120' R/W):
No widening of the east side of the street along all frontage
adjacent to the Site Development Permit is required for its
ultimate width as specified in the General Plan and the
requirements of these conditions except at locations where
additional street width is needed to accommodate:
a) A deceleration/right turn only lane on Washington Street
at the entry drive. The east curb face shall be located
sixty (60') east of the centerline of Washington Street
and length to be determined by a traffic study prepared
for the applicant by a licensed traffic engineer per
Engineering Bulletin # 03-08. The required right of way
shall be for a length of 100 feet plus and additional
length required by the above mentioned traffic study and
a variable dedication of an additional 50 feet to
accommodate improvements conditioned.
Other required improvements in the right or 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.
c) 8-foot wide meandering sidewalk. The meandering
sidewalk shall have an arrhythmic horizontal layout that
utilizes concave and convex curves with respect to the
curb line that either touches the back of curb or
approaches within five feet of the curb at intervals not to
exceed 250 feet. The sidewalk curvature radii should
vary between 50 and 300 feet, and at each point of
reverse curvature, the radius should change to assist in
creating the arrhythmic layout. The sidewalk shall
meander into the landscape setback lot and approach
within 5 feet of the perimeter wall at intervals not to
exceed 250 feet.
37. The applicant shall design street pavement sections using CalTrans' design
P:\Reports - PC\11-9-2004\SDP 814\coapcsdp814final.doc
Planning Commission 2004-084
Conditions of Approval - FINAL
Site Development Permit 2004-814
Entin Family Trust
November 9, 2004
Page 11
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 Lots and accessways 3.0" a.c./4.5" c.a.b.
Major Arterial 5.5" a.c./6.5" c.a.b.
or the approved equivalents of alternate materials.
38. The applicant shall submit current mix designs (less than two years old at
the time of construction) for base, asphalt concrete and Portland cement
concrete. The submittal shall include test results for all specimens used in
the mix design procedure. For mix designs over six months old, the submittal
shall include recent (less than six months old at the time of construction)
aggregate gradation test results confirming that design gradations can be
achieved in current production. The applicant shall not schedule construction
operations until mix designs are approved.
39. General access points and turning movements of traffic are limited to the
following:
Primary Entry (Washington Street): Right turn movements in and out are
allowed. Left turn movements in and out are prohibited.
40. 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.
41. 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 LOT AND ACCESSWAYS
42. The design of parking facilities shall conform to LQMC Chapter 9.150;
especially the parking stall and aisle widths and the parking stall striping
design.
P:\Reports - PC\11-9-2004\SDP 814\coapcsdp814fina1.doc
Planning Commission 2004-084
Conditions of Approval - FINAL
Site Development Permit 2004-814
Entin Family Trust
November 9, 2004
Page 12
A. Wheel stops shall be provided where parking stall areas are double
stacked.
B. Parking stall striping shall be the City of La Quinta double -striped
hairpin design (Section 9.150.080.B.7).
C. All entry doorways shall be ADA accessible and shall be approved in
the precise grading plan process.
D. The location of carport support posts shall comply with Section
9.150.080(B5) of the Zoning Code. Light fixtures, meeting the
requirements of Section 9.100.150 (Outdoor Lighting) may be
mounted to the underside of the carport roofing for nighttime security
needs. Weather resistant materials shall be used to construct carport
structures (e.g., metal, glu-lams or para-lams, etc.).
43. All right -turn -out only driveways shall have a splitter median island located in
the driveway throat that adequately channels the exiting right -turn vehicles
turning onto the arterial street to eliminate illegal left turns. The splitter
island shall be designed in conformance with design concepts approved by
the City Engineer.
CONSTRUCTION
44. 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.
FIRE DEPARTMENT
45. Approved super fire hydrants, shall be spaced no more than every 330 feet
and shall be located not less than 25 feet or more than 165 feet from any
portion of the buildings as measured along outside travel ways.
46. Blue dot reflectors shall be placed in the street 8 inches from centerline to
the side that the fire hydrant is on, to identify fire hydrant locations.
47. The water mains shall be capable of providing a potential fire flow of 2500
P:\Reports - PC\11-9-2004\SDP 814\coapcsdp814fina1.doc
Planning Commission 2004-084
Conditions of Approval - FINAL
Site Development Permit 2004-814
Entin Family Trust
November 9, 2004
Page 13
GPM and the actual fire flow from any two adjacent hydrants shall be 1500
GPM for a 3-hour duration at 20-PSI residual operating pressure.
48. City of La Quinta ordinance requires all commercial buildings 5,000 sq. ft. or
larger to be fully sprinkled. NFPA 13 Standard. Sprinkler plans will need to be
submitted to the Fire Department.
49. Fire Department connections (FDC) shall be not less than 25 feet nor more
than 50 feet from a fire hydrant, and shall be located on the front street side
of the building. FDC's and PIV's may not be located at the rear of buildings.
Note also that FDC's must be at least 25 feet from the building and may not
be blocked by landscaping, parking stalls or anything that may restrict
immediate access.
50. Building plans shall be submitted to the Fire Department for plan review to
run concurrent with the City plan check.
51. Water plans for the fire protection system (fire hydrants, fdc, etc.) shall be
submitted to the Fire Department for approval prior to issuance of a building
permit.
52. The required water system, including fire hydrants, shall be installed and
accepted by the appropriate water agency prior to any combustible building
material being placed on an individual lot.
53. Fire Department street access shall come to within 150 feet of all portions of
the 151 floor of all buildings, by path of exterior travel. Minimum road width is
20 feet clear and unobstructed with a vertical clearance of 13.5 feet clear.
Turning radii shall be no less than 38 feet.
54. The applicant or developer shall prepare and submit to the Fire Department
for approval, a site plan designating required fire lanes with appropriate lane
painting and/or signs. Roads shall be a minimum 20 feet wide with a height
of 13"6" clear and unobstructed.
55. Install a KNOX key box on each commercial building and/or suite (Contact
the Fire Department for an application).
P:\Reports - PC\11-9-2004\SDP 814\ccapcsdp814fina1.doc
Planning Commission 2004-084
Conditions of Approval - FINAL
Site Development Permit 2004-814
Entin Family Trust
November 9, 2004
Page 14
56. Install portable fire extinguishers as required by the California Fire Code.
57. Any submissions to the Fire Department are the responsibility of the
applicant.
QUALITY ASSURANCE
58. The applicant shall employ construction quality -assurance measures that
meet with the approval of the City Engineer.
59. 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.
60. 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.
61. 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 AutoCAD or raster -image files previously
submitted to the City, revised to reflect the as -built conditions.
MAINTENANCE
62. The applicant shall make provisions for continuous, perpetual maintenance of
all on -site improvements, perimeter landscaping, access drives, and
sidewalks. The applicant shall maintain required public improvements until
expressly released from this responsibility by the appropriate public agency.
63. The applicant shall comply with the provisions of Section 13.24.160
(Maintenance), LQMC.
P:\Reports - Ml 1-9-2004\SDP 814\coapcsdp814fina1.doc
Planning Commission 2004-084
Conditions of Approval - FINAL
Site Development Permit 2004-814
Entin Family Trust
November 9, 2004
Page 15
PUBLIC SERVICES
64. The applicant shall provide public transit improvements as may required by
SunLine Transit Agency and approved by the City Engineer.
LANDSCAPING
65. The applicant shall comply with Sections 13.24.130 (Landscaping Setbacks)
& 13.24.140 (Landscaping Plans), LQMC.
66. The applicant shall provide landscaping in required setbacks, common lots,
and park areas. Landscape and irrigation plans for landscaped lots and
setbacks, medians, retention basins, and parks shall be signed and stamped
by a licensed landscape architect.
The applicant shall submit plans for approval by the Community
Development Department prior to plan checking by the Public Works
Department. Landscape and irrigation plans (three copies) shall be signed and
stamped by a licensed landscape architect, or professional landscape
designer, subject to the rules and regulations of Chapter 8.13 of the
Municipal Code. When plan checking is complete, the applicant shall obtain
the signatures of CVWD and the Riverside County Agricultural Commissioner
prior to submitting for signature by the City Engineer. Plans are not approved
for construction until signed by the City Engineer.
67. Landscape areas shall have permanent irrigation improvements meeting the
requirements of the City Engineer. Use of lawn areas shall be minimized with
no lawn, or spray irrigation, being placed within 18 inches of curbs along
public streets. The Chilean Mesquite trees shall be replaced with a more
durable tree type.
FEES AND DEPOSITS
68. The applicant shall comply with the provisions of Section 13.24.180 (Fees
and Deposits), LQMC. These fees include all deposits and fees required by
the City for plan checking and construction inspection. Deposits and fee
P:\Reports - PC\11-9-2004\SDP 814\coapcsdp814final.doc
Planning Commission 2004-084
Conditions of Approval - FINAL
Site Development Permit 2004-814
Entin Family Trust
November 9, 2004
Page 16
amounts shall be those in effect when the applicant makes application for
plan check and permits.
69. 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).
70. The applicant/developer shall pay the required mitigation fees for the
Coachella Valley Fringe -Toed Lizard, as in effect at the time of issuance of
any grading or other land disturbance permit.
COMMUNITY DEVELOPMENT
71. The building area as approved under Site Development Permit 2004-814
shall be limited to general commercial office uses in order to maintain
adequate parking.
72. The location of trash enclosures and recycling plan shall be approved by
Waste Management of the Desert, subject to the provisions of Section
9.100.200 of the Zoning Code. The recycling plan shall include a description
of the anticipated materials and volumes to be recycled and a description of
the facilities to be provided for collecting general refuse and recyclable
materials. Written proof shall be provided to the Community Development
Department during plan check consideration.
73. A qualified archaeological monitor shall be on site during all excavation, earth
moving and grading activities on the site. The monitor shall be empowered to
stop or redirect activities should resources be identified. The archaeologist
shall also be required to submit to the Community Development Department,
for review and approval, a written report on all activities on the site within
60 days of completion of grading activities. Applicant shall submit a copy of
the executed monitoring contract prior to any final authorization for a grading
permit.
74, A master sign program (10 copies) shall be submitted to the Community
Development Department for review and approval by the Planning
Commission pursuant to Section 9.160.090(D) of the Zoning Code. The
sign program shall be submitted during, or before, review of the final
construction plans.
P:\Reports - PC\11-9-2004\SDP 814\coapcsdp814fina1.doc
Planning Commission 2004-084
Conditions of Approval - FINAL
Site Development Permit 2004-814
Entin Family Trust
November 9, 2004
Page 17
75. The final exterior lighting plan shall be submitted to the Community
Development Department for approval, to include specific details of the
fixtures for all landscape, parking and exterior security lighting, including
photometric drawings pursuant to Section 9.150.080(K) of the Zoning Code.
Pole -mounted parking lot lighting, no higher than 18 feet, shall be adequately
shielded to prevent glare from being cast onto adjacent properties and placed
so that tree growth does not interfere with the lighting needs of the site.
76. Prior to issuance of a building permit, the following items shall be submitted
or shown on the appropriate plan:
A. The final exterior lighting plan shall be submitted to the Community
Development Department for approval that includes specific details of
the fixtures for the landscape lighting and exterior security lighting,
including photometric drawings pursuant to Section 9.150.080(K) of the
Zoning Code. Pole -mounted parking lot lighting, no higher than 18 feet,
shall be adequately shielded to prevent glare from being cast onto
adjacent properties and placed so that tree growth does not interfere
with the lighting needs of the site.
B. Roof structure and/or parapets shall screen all roof mounted mechanical
equipment so that they cannot be viewed from adjacent properties. Prior
to occupancy of the proposed building complex, a visual inspection shall
be made by the Community Development Department from all sides of
the building from a distance of 800 feet to confirm that the parapets
conceal any roof mounted equipment.
P:\Reports - PC\11-9-2004\SDP 814\coapcsdp814fina1.doc