PCRES 2005-028PLANNING COMMISSION RESOLUTION 2005-028
A RESOLUTION OF THE PLANNING COMMISSION OF
THE CITY OF LA QUINTA, CALIFORNIA, APPROVING
DEVELOPMENT PLANS FOR A ±36,000 SQUARE FOOT
MEDICAL OFFICE BUILDING, SUBJECT TO CONDITIONS
CASE NO: SITE DEVELOPMENT PERMIT 2005-830
APPLICANT: JOHN GARRISON — GSR ANDRADE ARCHITECTS
WHEREAS, the Planning Commission of the City of La Quinta,
California, did on the 14" day of June, 2005, hold a duly noticed Public Hearing to
consider a request to approve Site Development Permit 2005-830, development
plans for a ±36,000 square -foot medical office building on a 2.92 acre site,
located on the east side of Washington Street, ±400 feet south of Avenue 47,
more particularly described as:
BEING PARCELS 7 OF PM 27892
WHEREAS, the Architecture and Landscape Review Committee, on the
4" day of May, 2005, at a regular meeting, recommended approval of the
architectural plans by adoption of Minute Motion 2005-018 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 determined that this proposal is exempt from review under the
Guidelines for Implementation of the California Environmental Quality Act (CEQA)
per Section 15332 (Infill Development); 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 36,000 sq. ft. medical 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 medical use, as designed, complies with the
overall development concepts of the City's General Plan Land Use guidelines.
2. Consistency with Zoning Code. The proposed medical 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.
Planning Commission Resolution 2005-028
Site Development Permit 2005-830 - GSR Andrade Architects
Adopted: June 14,2005
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. As conditioned, the project landscaping designed for the
proposed Site Development Permit will provide a 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 2005-830 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 14" day of June, 2005, by the
following vote, to wit:
AYES: Commissioners Alderson, Daniels, Ladner, Quill, and Chairman Kirk
NOES: None
ABSENT: None
ABSTAIN: None
TbMXIRK, Chairman
City of La Quinta, California
P:\Reports - PC\2005\6-14-05\GSR Medical off\resopcsdp830.doc
Planning Commission Resolution 2005-028
Site Development Permit 2005-830 - GSR Andrade Architects
Adopted: June 14,2005
ATTEST:
DOU LAS . EVANS,
Community Development Director
City of La Quinta, California
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PLANNING COMMISSION RESOLUTION 2005-028 EXHIBIT A
CONDITIONS OF APPROVAL - FINAL
SITE DEVELOPMENT PERMIT 2005-830
LA QUINTA M.O.B. LP
JUNE 14, 2005
REVISED BY PLANNING COMMISSION - COA 67, 73
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.
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Planning Commission No. 2005-028
Conditions of Approval - FINAL
Site Development Permit 2005-830
La Quinta M.O.B. LP
June 14, 2005
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.
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
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Planning Commission No. 2005-028
Conditions of Approval - FINAL
Site Development Permit 2005-830
La Quinta M.O.B. LP
June 14, 2005
Page 3
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 (Augmented Major Arterial, 132' ROW) -
The standard 66 feet from the centerline of Washington Street
for a total 132-foot ultimate developed right of way. The
existing 20-foot wide landscape setback owned by the
Commercial Property Owners Association shall be maintained
along the Site Development Permit boundary.
2) Caleo Bay (Collector Street, 60' ROW) - No additional right of
way dedication is required.
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:
A. Washington Street (Augmented Major Arterial, 132' ROW) - The
landscape setback shall be reconfigured as needed to reflect the new
right of way configuration.
B. Caleo Bay (Collector, 60' ROW) - 10-foot from the RAN-P/L.
The setback requirements shall apply to all frontages including, but not
limited to, remainder parcels and sites dedicated for utility purposes.
Where public facilities (e.g., sidewalks) are placed on privately -owned
setbacks, the applicant shall offer for dedication blanket easements for those
purposes.
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Planning Commission No. 2005-028
Conditions of Approval - FINAL
Site Development Permit 2005-830
La Quinta M.O.B. LP
June 14, 2005
Page 4
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. Vehicular access
to Washington Street shall be through the joint access from the existing
driveway for Parcel Map No. 29889 to the north.
12. Direct vehicular access to Caleo Bay is restricted, except for those access
points identified on the approved Site Development Permit, or as otherwise
conditioned in these conditions of approval.
13. 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.
14. 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.
15, The following improvement plans shall be prepared and submitted for review
and approval by the Public Works Department. A separate set of plans for
each line item specified below shall be prepared. The plans shall utilize the
minimum scale specified, unless otherwise authorized by the City Engineer in
writing. Plans may be prepared at a larger scale if additional detail or plan
clarity is desired. Note, the applicant may be required to prepare other
improvement plans not listed here pursuant to improvements required by
other agencies and utility purveyors:
A. On -Site Commercial Precise Grading Plan 1 " = 20' Horizontal
B. PM1O Plan
1 " = 40' Horizontal
C. SW PPP 1 " = 40' Horizontal
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Planning Commission No. 2005-028
Conditions of Approval - FINAL
Site Development Permit 2005-830
La Quinta M.O.B. LP
June 14, 2005
Page 5
D. Storm Drain Plans
E. Off -Site Street Plan
F. Off -Site Signing & Striping Plan
1 " = 40' Horizontal
1 " = 40' Horizontal, 1 " = 4' Vertical
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, adjacent buildings and existing handicap parking shall be shown on
the Precise Grading Plans at a scale to be determined by the Public Works
Department.
The applicant shall prepare an accessibility assessment on a marked up print
of the building floor plan identifying every building egress and notes the
2001 California Building Code accessibility requirements associated with
each door. The assessment must comply with submittal requirements of the
Building & Safety Department. A copy of the reviewed assessment shall be
submitted to the Engineering Department in conjunction with the Precise
Grading Plan when it is submitted for plan checking.
16. 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.
17. The applicant shall furnish a complete set of the AutoCAD files of all
approved improvement plans on a storage media acceptable to the City
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Planning Commission No. 2005-028
Conditions of Approval — FINAL
Site Development Permit 2005-830
La Quinta M.O.B. LP
June 14, 2005
Page 6
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
18. 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
GRADING
19. The applicant shall comply with the provisions of Section 13.24.050
(Grading Improvements), LQMC.
20. 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.
21. To obtain an approved grading permit, the applicant shall submit and obtain
approval of all of the following:
A. A grading plan prepared by a qualified engineer 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.
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Planning Commission No. 2005-028
Conditions of Approval - FINAL
Site Development Permit 2005-830
La Quinta M.O.B. LP
June 14; 2005
Page 7
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.
22. 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.
23. Grading within the perimeter setback and parkway areas shall have
undulating terrain and shall conform with the requirements of LQMC Section
9.6O.24O(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 (61 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 0.5") in the first eighteen inches (18") behind the curb.
24. 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.
25. 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
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Planning Commission No. 2005-028
Conditions of Approval — FINAL
Site Development Permit 2005-830
La Quinta M.O.B. LP
June 14, 2005
Page 8
Stormwater handling shall conform with the approved hydrology and drainage
report for Lake La Quinta Drainage Report or as modified for this Site Development
Permit. The tributary drainage area shall extend to the centerline of adjacent public
streets except that tributary drainage flow from Washington Street shall be handled
along the Site Development Permit westerly boundary within a retention basin/dry
well system as approved by the City Engineer. Nuisance water shall be disposed of
in a trickling sand filter and leach field or equivalent system approved by the City
Engineer. The sand filter and leach field shall be designed to contain first flush
storm water and nuisance water surges from landscape area, commercial activity
and off -site street nuisance water. The sand filter design shall be per La Quinta
Standard 370 with the equivalent of 137.2 gph of water feed per sand filter to
accept the abovementioned nuisance water requirements. Leach line requirements
are 1.108 feet of leach line per gph of flow.
26. 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
9.100.040(B)(7), LQMC.
27. 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
9.100.040(B)(7), LQMC.
28. The design of the development shall not cause any increase in flood
boundaries, levels or frequencies in any area outside the development.
29. 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
30. 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,
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Planning Commission No. 2005-028
Conditions of Approval — FINAL
Site Development Permit 2005-830
La Quinta M.O.B. LP
June 14, 2005
Page 9
water valves, and telephone stands, to ensure optimum placement for
practical and aesthetic purposes.
31. Existing overhead utility lines within, or adjacent to the proposed
development, and all proposed utilities shall be installed underground.
32. All existing utility lines attached to joint use 92 KV transmission power poles
are exempt from the requirement to be placed underground.
33. 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
34. 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.
35. The applicant shall construct the following street improvements to conform
with the General Plan street type noted in parentheses.
A. OFF -SITE STREETS
1) Washington Street (Augmented Major Arterial — 132' RAN):
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) Reconstructing the existing deceleration/right turn only
lane on Washington Street to Parcel Map No. 29889 to
the north. The east curb face shall be located sixty feet
(60') east of the centerline of Washington Street and
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Planning Commission No. 2005-028
Conditions of Approval — FINAL
Site Development Permit 2005-830
La Quinta M.O.B. LP
June 14, 2005
Page 10
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.
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.
2) Caleo Bay (Collector — 60' R/W Option):
No widening of the west side of the street along all frontage
adjacent to the Site Development Permit is required.
Other required improvements in the right or way and/or adjacent
landscape setback area include:
a) The applicant shall contribute fair share cost for the
recent restriping of Caleo Bay along the easterly property
line to accommodate the left turn lane at the driveway.
36. The applicant shall design street pavement sections using CalTrans' design
procedure for 20-year life pavement, and the site -specific data for soil
strength and anticipated traffic loading (including construction traffic).
Minimum structural sections shall be as follows:
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Planning Commission No. 2005-028
Conditions of Approval - FINAL
Site Development Permit 2005-830
La Quinta M.O.B. LP
June 14, 2005
Page 11
Parking Lots and accessways
3.0"
a.c./4.5"
c.a.b.
Collector
4.0"
a.c /5.0"
c.a.b
Major Arterial
5.5"
a.c./6.5"
c.a.b.
or the approved equivalents of alternate materials.
37. 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.
38. General access points and turning movements of traffic are limited to the
following:
A. Washington Street - Shared Access at existing driveway to Parcel Map
No. 29889: Right turn in and out movements are permitted. Left turn
in and out movements are prohibited.
B. Caleo Bay (Primary Entry) - Full turn movements are permitted.
The applicant shall extend improvements beyond the subdivision boundaries
to ensure they safely integrate with existing improvements (e.g., grading;
traffic control devices and transitions in alignment, elevation or dimensions
of streets and sidewalks).
39. 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.
40. 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
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Planning Commission No. 2005-028
Conditions of Approval - FINAL
Site Development Permit 2005-830
La Quinta M.O.B. LP
June 14, 2005
Page 12
41. The parking area design shall incorporate provisions for pedestrian circulation
to allow ingress and egress to the site from surrounding areas, as well as
internal site circulation. At a minimum, pathways into the site shall be
provided from Washington Street and Caleo Bay Drive, with connections to
the main building footprint. The applicant shall work with the City and
Sunline Transit in addressing the common issues as identified by Sunline
transit in their letter dated 6/1 /05.
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.
A. Parking stall striping shall be the City of La Quinta double -striped
hairpin design (Section 9.150.080.B.7).
B. Building access points shall be shown on the Precise Grading Plans to
better evaluate ADA accessibility issues.
C. 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.).
CONSTRUCTION
43. 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. If on -site streets in
residential developments are initially constructed with partial pavement
thickness, the applicant shall complete the pavement prior to final
inspections of the last ten percent of homes within the development or when
directed by the City, whichever comes first.
FIRE DEPARTMENT
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Planning Commission No. 2005-028
Conditions of Approval - FINAL
Site Development Permit 2005-830
La Quinta M.O.B. LP
June 14, 2005
Page 13
44. 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.
45. 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.
46. The water mains shall be capable of providing a potential fire flow of 2,625
GPM and the actual fire flow from any two adjacent hydrants shall be 1500
GPM for a 2-hour duration at 20-PSI residual operating pressure.
47. 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.
48. 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.
49. Building plans shall be submitted to the Fire Department for plan review to
run concurrent with the City plan check.
50. 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.
51. 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.
52. Fire Department street access shall come to within 150 feet of all portions of
the 1' 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.
53. The applicant or developer shall prepare and submit to the Fire Department
for approval, a site plan designating required fire lanes with appropriate lane
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Planning Commission No. 2005-028
Conditions of Approval - FINAL
Site Development Permit 2005-830
La Quinta M.O.B. LP
June 14, 2005
Page 14
painting and/or signs.
54. Install a KNOX key box on each commercial building and/or suite (Contact
the Fire Department for an application).
55. Medical buildings with surgical suites and/or storage of medical gases
exceeding exempt amounts as detailed in the 2001 California Building and
Fire codes may require additional plan checks and inspections.
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
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Planning Commission No. 2005-028
Conditions of Approval — FINAL
Site Development Permit 2005-830
La Quinta M.O.B. LP
June 14, 2005
Page 15
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.
PUBLIC SERVICES
64. The applicant shall provide public transit improvements as may required by
SunLine Transit Agency and approved by the City Engineer, and shall consult
with Sunline in regard to their comment letter dated 6/1 /05.
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 revised plans for approval by the Community
Development Department, prior to plan checking by the Public Works
Department, to be consistent with the revised site plan as approved by the
Planning Commission on 6/14/05. 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 or private parking areas. The Date PalmtFees shown at thee
vvest Imo...,: _at'., shall be .,1....ed • ith a ate shade tFee1..1
P:\Reports - PC\2005\6-14-05\GSR Medical otf\coapcsdp830.doc
Planning Commission No. 2005-028
Conditions of Approval - FINAL
Site Development Permit 2005-830
La Quinta M.O.B. LP
June 14, 2005
Page 16
68, A 30 to 36 inch shrub line shall be provided generally along the north and
south sections of the west parking area, in order to screen views from
Washington Street into the parking area, with the location and plant type to
be reviewed and approved as part of the overall landscape plans submitted
for plan checking.
FEES AND DEPOSITS
69. 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
amounts shall be those in effect when the applicant makes application for
plan check and permits.
70. 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).
COMMUNITY DEVELOPMENT
71. The building area as approved under Site Development Permit 2005-830
shall be limited to medical office uses in order to maintain adequate parking.
The parking required for this use is 205 spaces, inclusive of handicapped
stalls, which shall be the total required parking count to be developed with
this use. A minimum of 62 of these spaces shall be covered by carport,
trellis, or similar structures. Separate plans for the proposed porte-cochere
and all other carport/trellis structures for covered parking purposes shall be
reviewed during the plan check process.
72. The final location of trash enclosures and recycling provisions shall be
approved and accepted 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. Building plans submitted for plan checking shall incorporate the following
revisions to the building materials and architectural elements:
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Planning Commission No. 2005-028
Conditions of Approval - FINAL
Site Development Permit 2005-830
La Quinta M.O.B. LP
June 14, 2005
Page 17
A. Building exterior shall employ a smooth trowel plaster finish.
B. Roof tile shall be a mission clay ±'� tile, using a mudded 2-piece clay
barrel tile edge finish.
C. Metal porte-cochere, wrought iron and other metal railings shall be
painted in a contrasting color, consistent with the building color
scheme. Plans and details shall be submitted for plan checking for the
porte-cochere cover.
D. Provide more architectural detailing around the building.
E. Provision of more extensive solar treatment to window areas,
particularly with respect to recessing of the main entry at the south
elevation. The anodized aluminum storefront/window mullions shall be
a bronze or other color, consistent with the building's overall color
scheme.
74. Prior to issuance of a building permit, the following items shall be submitted
or shown on the appropriate plan:
A. An 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.
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