PCRES 2005-041PLANNING COMMISSION RESOLUTION 2005-041
A RESOLUTION OF THE PLANNING COMMISSION OF THE
CITY OF LA QUINTA, CALIFORNIA, APPROVING THE
DEVELOPMENT PLANS FOR A 27,225 SQUARE FOOT
RETAIL COMMERCIAL BUILDING FEATURING ONE SUB -
MAJOR UNIT AND MULTIPLE MINOR UNITS WITHIN THE
WASHINGTON PARK COMMERCIAL CENTER
CASE NO.: SITE DEVELOPMENT PERMIT 2005-838
APPLICANT: WASHINGTON 111, LTD
WHEREAS, the Planning Commission of the City of La Quinta, California,
did on the 27T" day of September 2005, hold a duly noticed Public Hearing to consider
the request of WASHINGTON 1 1 1, LTD to approve the construction of a portion of a
retail shopping center in the Washington Park commercial center located on the east
side of Washington Street, south of Highway 111, more particularly described as:
Parcel Map #32683-3
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 83-68). The City Council certified Environmental
Assessment 2002-072 for Specific Plan 89-01 1 Amendment No. 4, Washington Park
Commercial Center. No changed circumstances or conditions exist which would
trigger the preparation of a subsequent Environmental Impact Report or environmental
review pursuant to Public Resources Code Section 21166; and,
WHEREAS, the Architecture and Landscaping Review Committee, did on
the 71h day of September, 2005, at a regular meeting, recommended approval of the
development plans, subject to conditions; 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:
1 . The commercial units in this proposed phase of the project are consistent with
the General Plan in that they are designated for regional commercial uses.
2. The commercial project has been designed to be consistent with the applicable
provisions of the City's Zoning Code, or amended as allowed in compliance with
Specific Plan 89-011 Amendment No.4.
PAReports - PC\2005\9-27-05\SDP 05-838 Washington Park\sdp 2005-838 pc res.doc
Planning Commission Resolution 2005-041
Site Development Permit 2005-838
Washington 111, LTD
Adopted: September 27, 2005
3. The architectural design of the commercial project, including, but not limited to,
the architectural style, scale, building mass, materials, colors, architectural
details, roof style, and other architectural elements, are compatible with the
surrounding development, previously approved and constructed phases, and
with the quality of design prevalent in the City. The commercial center is
suitably designed and conforms to the established theme of the project.
4. The site design of the project, including but not limited to project entries,
interior circulation, pedestrian and bicycle access, pedestrian amenities,
screening of equipment, exterior lighting, and other site design elements are
compatible with previously approved and constructed phases, surrounding
development, and with the quality of design prevalent in the City.
5. Project landscaping, including but not limited to the arrangement, variety, size,
color, texture, and coverage of plant materials, with conditions, has been
designed so as to provide relief, complement buildings, visually emphasize
prominent design elements, screen undesirable views, provide a harmonious
transition between adjacent land uses, and provide an overall unifying influence
to enhance the visual continuity of the project.
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 2005-838 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 27' day of September, 2005, by the
following vote, to wit:
AYES: Commissioners Daniels, Ladner, Quill, and Chairman Kirk
NOES: None
P:\Reports - PC\2005\9-27-05\SDP 05-838 Washington Park\sdp 2005-838 pc res.doc
Planning Commission Resolution 2005-041
Site Development Permit 2005-838
Washington 111, LTD
Adopted: September 27, 2005
ABSENT: Commissioner Alderson
ABSTAIN: None
TOM -NW Chairman
City of La Quinta, California
ATTEST:
DOUGLAS R VANS
Community Development Director
City of La Quinta, California
P:\Reports - PC\2005\9-27-05\SDP 05-838 Washington Park\sdp 2005-838 pc res.doc
PLANNING COMMISSION RESOLUTION 2005-041
CONDITIONS OF APPROVAL - ADOPTED
SITE DEVELOPMENT PERMIT 2005-838
WASHINGTON PARK 111, LTD. — SUBMAJOR 5 & SHOPS 4
ADOPTED: SEPTEMBER 27, 2005
GFNFRAI_
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. This Site Development Permit shall comply with the requirements and standards
of Government Code § § 66410 through 66499.58 (the "Subdivision Map Act"),
and Chapter 13 of the La Quinta Municipal Code ("LQMC").
The City of La Quinta's Municipal Code can be accessed on the City's Web Site
at www.la-guinta.org.
3. Prior to the issuance of any grading, construction, or building permit by the
City, the applicant shall obtain any necessary clearances and/or permits from
the following agencies:
Fire Marshal
• Public Works Department (Grading Permit, Green Sheet (Public Works
Clearance) for Building Permits, Improvement Permit)
• 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, Coachella Valley
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 improvements plans for City approval.
PAReports - PC\2005\9-27-05\SDP 05-838 Washington Park\PC COA SDP 2005-838 FINAL.doc
PLANNING COMMISSION RESOLUTION 2005-041
CONDITIONS OF APPROVAL - FINAL
SITE DEVELOPMENT PERMIT 2005-838
WASHINGTON PARK 111, LTD. - SUBMAJOR 5 & SHOPS 4
ADOPTED: SEPTEMBER 27, 2005
If previous permits are not in effect for Specific Plan 87-01 1, Amendment No.
4, Parcel Map No. 30903 or Parcel Map No. 32683, a project -specific NPDES
construction permit must be obtained by the applicant; and who then shall
submit a copy of the Regional Water Quality Control Board's ("RWQCB")
acknowledgment of the applicant's Notice of Intent ("N01"), prior to the
issuance of a grading or site construction permit by the City.
4. 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.
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 (11 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").
The applicant or design professional can obtain the California Stormwater
Quality Association SWPPP template at www.cabmphandbooks.com for
use in their SWPPP preparation.
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):
11 Temporary Soil Stabilization (erosion control).
2) Temporary Sediment Control.
3) Wind Erosion Control.
4) Tracking Control.
PAReports - PC\2005\9-27-05\SDP 05-838 Washington Park\PC COA SDP 2005-838 FINAL.doc 2
PLANNING COMMISSION RESOLUTION 2005-041
CONDITIONS OF APPROVAL - FINAL
SITE DEVELOPMENT PERMIT 2005-838
WASHINGTON PARK 111, LTD. - SUBMAJOR 5 & SHOPS 4
ADOPTED: SEPTEMBER 27, 2005
5) Non -Storm Water Management.
6) Waste Management and Materials Pollution Control.
E. 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.
F. The approved SWPPP and BMPs shall remain in effect for the entire
duration of project construction until all improvements are completed and
accepted by the City.
5. 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).
PROPERTY RIGHTS
6. 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.
7. The applicant shall offer for dedication all public street right-of-ways in
conformance with the City's General Plan, Municipal Code, Specific Plan 87-
01 1, Amendment No. 4, Parcel Map No. 30903 or Parcel Map No. 32683, and
as required by the City Engineer.
A. No additional right of way dedication is required for public streets for this
Site Development Permit.
8. 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.
9. The applicant shall enter into a written encroachment/and or access agreements
across and through abutting parcels and submit such documentation to with the
City of La Quinta prior to occupancy.
P:\Reports - PC\2005\9-27-05\SDP 05-838 Washington Park\PC COA SDP 2005-838 FINAL.doc 3
PLANNING COMMISSION RESOLUTION 2005-041
CONDITIONS OF APPROVAL - FINAL
SITE DEVELOPMENT PERMIT 2005-838
WASHINGTON PARK 111, LTD. - SUBMAJOR 5 & SHOPS 4
ADOPTED: SEPTEMBER 27, 2005
10. The applicant shall be a member of a Commercial Business Owners Association
(or City approved equal) formed by all Parcel Owners of Parcel Map No. 32683
for the perpetual maintenance of the common parking areas.
11. Prior to issuance of a building permit, applicant shall provide written evidence of
a Reciprocal Parking Agreement.
IMPROVEMENT PLANS
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.
12. 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.
13. 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"
= 30'
Horizontal
B.
PM10 Plan
1"
= 40'
Horizontal
C.
SWPPP
1 "
= 40'
Horizontal
Note. A thru C to be submitted concurrently.
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.
P:\Reports - PC\2005\9-27-05\SDP 05-838 Washington Park\PC COA SDP 2005-838 FINAL.doc 4
PLANNING COMMISSION RESOLUTION 2005-041
CONDITIONS OF APPROVAL - FINAL
SITE DEVELOPMENT PERMIT 2005-838
WASHINGTON PARK 111, LTD. - SUBMAJOR 5 & SHOPS 4
ADOPTED: SEPTEMBER 27, 2005
The applicant shall prepare an accessibility assessment on annotated 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 Site Development Plan
when it is submitted for plan checking.
"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 and proposed handicap parking shall be shown on the
Precise Grading Plans at a scale to be determined by the Public Works
Department. Precise Grading Plans shall also require approval by the Community
Development and Building and Safety Departments.
14. The City maintains standard plans, detail sheets and/or construction notes for
elements of construction which can be accessed via the Online Engineering
Library at the City website (www.la-quinta.org). Navigate to the Public Works
Department home page and look for the Online Engineering Library hyperlink.
15. 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
16. 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
P:\Reports - PC\2005\9-27-05\SDP 05-838 Washington Park\PC COA SDP 2005-838 FINAL.doc 5
PLANNING COMMISSION RESOLUTION 2005-041
CONDITIONS OF APPROVAL - FINAL
SITE DEVELOPMENT PERMIT 2005-838
WASHINGTON PARK 111, LTD. - SUBMAJOR 5 & SHOPS 4
ADOPTED: SEPTEMBER 27, 2005
inspections, withhold other approvals related to the development of the project,
or call upon the surety to complete the improvements.
GRADING
17. The applicant shall comply with the provisions of Section 13.24.050 (Grading
Improvements), LQMC.
18. 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.
19. 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,
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.
A statement shall appear on applicable improvement plans that a soils report
has been prepared in accordance with the California Health & Safety Code §
17953.
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.
PAReports - PC\2005\9-27-05\SDP 05-838 Washington Park\PC COA SDP 2005-838 FINAL.doc 6
PLANNING COMMISSION RESOLUTION 2005-041
CONDITIONS OF APPROVAL - FINAL
SITE DEVELOPMENT PERMIT 2005-838
WASHINGTON PARK 111, LTD. - SUBMAJOR 5 & SHOPS 4
ADOPTED: SEPTEMBER 27, 2005
20. The applicant shall maintain all open graded, undeveloped land in order to
prevent wind and/or water erosion of such land. All open graded, undeveloped
land shall either be planted with interim landscaping, or stabilized with such
other erosion control measures, as were approved in the Fugitive Dust Control
Plan.
21. Building pad elevations on the rough grading plan submitted for City Engineer's
approval shall conform with pad elevations shown on the Site Development
Permit Plan, unless the pad elevations have other requirements imposed
elsewhere in these Conditions of Approval.
22. The applicant shall minimize the differences in elevation between the adjoining
properties and the lots within this development.
Building pad elevations on contiguous interior lots shall not differ by more than
three feet except for lots that do not share a common parking lot frontage,
where the differential shall not exceed five feet.
Where compliance within the above stated limits is impractical, the City may
consider alternatives that are shown to minimize safety concerns, maintenance
difficulties and neighboring -owner dissatisfaction with the grade differential.
23. Prior to any site grading or re -grading 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 approved Tentative Tract Map, 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.
Each pad certification shall list the pad elevation as shown on the approved
grading plan, the actual pad elevation and the difference between the two, if
any. Such pad certification shall also list the relative compaction of the pad
soil. The data shall be organized by lot number, and listed cumulatively if
submitted at different times.
P:\Reports - PC\2005\9-27-05\SDP 05-838 Washington Park\PC COA SDP 2005-838 FINAL.doc 7
PLANNING COMMISSION RESOLUTION 2005-041
CONDITIONS OF APPROVAL - FINAL
SITE DEVELOPMENT PERMIT 2005-838
WASHINGTON PARK 111, LTD. - SUBMAJOR 5 & SHOPS 4
ADOPTED: SEPTEMBER 27, 2005
DRAINAGE
25. Stormwater handling shall conform to the approved hydrology and drainage
report for Parcel Map No. 32683 and be modified for this Site Development
Permit. Therefore, the applicant shall submit a modified Hydrology Report to the
City of La Quinta Department of Public Works as required by the Memorandum
of Understanding entered into on May 3, 2005 between Washington 111, LTD
and the City of La Quinta to the Public Works Department for approval as part
of the plan check process for this Site Development Permit. Also, pursuant to
the aforementioned requirement, the applicant is required to construct drainage
improvements on Washington Street as required by the Memorandum of
Understanding concurrent with this Site Development Permit. The tributary
drainage area shall extend to the centerline of adjacent public streets and in
particular to stormwater handling for Washington Street.
26. The applicant shall provide proposed retention basins to comply with the
provisions of Section 13.24.120 (Drainage), LQMC, Engineering Bulletin No.
97.03. More specifically, stormwater falling on site during the 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 and include any resulting uncaptured tributary stormwater flows.
The design storm shall be either the 3 hour, 6 hour or 24 hour event producing
the greatest total run off. The Memorandum of Understanding of May 3, 2003
shall supersede any conflicting provisions found in Engineering Bulletin No.
97.03.
27. 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. The Memorandum of Understanding of May 3, 2003 allows drywell
installation in retention basin No. 4 for nuisance water disposal.
P:\Reports - PC\2005\9-27-05\SDP 05-838 Washington Park\PC COA SDP 2005-838 FINAL.doc 8
PLANNING COMMISSION RESOLUTION 2005-041
CONDITIONS OF APPROVAL - FINAL
SITE DEVELOPMENT PERMIT 2005-838
WASHINGTON PARK 111, LTD. - SUBMAJOR 5 & SHOPS 4
ADOPTED: SEPTEMBER 27, 2005
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 9.100.040(B)(7), LQMC.
29. The design of the development shall not cause any increase in flood boundaries,
levels or frequencies in any area outside the development.
30. The development shall be graded to permit storm flow in excess of retention
capacity to flow out of the development through a designated overflow and into
the historic drainage relief route.
31. Storm drainage historically received from adjoining property shall be received
and retained or passed through into the historic downstream drainage relief
route. The Memorandum of Understanding of May 3, 2003 shall supersede any
conflicting provisions in regards to historical pass -through on adjacent sites.
UTILITIES
32. The applicant shall comply with the provisions of Section 13.24.110 (Utilities),
LQMC.
33. 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.
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 all utility trench compaction for
approval by the City Engineer.
P:\Reports - PC\2005\9-27-05\SDP 05-838 Washington Park\PC COA SDP 2005-838 FINAL.doc 9
PLANNING COMMISSION RESOLUTION 2005-041
CONDITIONS OF APPROVAL - FINAL
SITE DEVELOPMENT PERMIT 2005-838
WASHINGTON PARK 111, LTD. - SUBMAJOR 5 & SHOPS 4
ADOPTED: SEPTEMBER 27, 2005
TRAFFIC IMPROVEMENTS
35. Ancillary access points and turning movements of traffic are limited to the
following:
A. Washington Street
1) Primary South Entry — Right turn movements in and out and left
turn movements in are permitted. Left turn movements out are
prohibited.
2) Secondary North Entry — Right turn movements in and out are
permitted. Left turn movements in and out are prohibited.
B. Simon Drive
1) Westerly Entry — Full turn movements are permitted.
2) Easterly Entry — Right turn movements in and out are permitted.
Left turn movements in and out are prohibited.
The applicant shall extend the driving aisle from the southeastern portion
of the Site Development Permit to provide access to La Quinta Center
Drive and Avenue 47, as cited for a latter phase in the specific plan,
ahead of schedule. This temporary road, paved with 3" AC on native
base, shall be completed prior to any certificate of occupancy approval.
Final conditions concerning the improvements of this driving aisle will be
addressed when building plans are reviewed.
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:
Parking Lot Areas (except high traffic areas) 3.0"a.c / 4.5" c.a.b.
Parking Lot Areas (High traffic Areas) 5.5" a.c./6.5" c.a.b.
or the approved equivalents of alternate materials.
P:\Reports - PC\2005\9-27-05\SDP 05-838 Washington Park\PC COA SDP 2005-838 FINAL.doc 10
PLANNING COMMISSION RESOLUTION 2005-041
CONDITIONS OF APPROVAL - FINAL
SITE DEVELOPMENT PERMIT 2005-838
WASHINGTON PARK 111, LTD. - SUBMAJOR 5 & SHOPS 4
ADOPTED: SEPTEMBER 27, 2005
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. 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.
39. The applicant shall construct a temporary 65' radius truck turnaround paved
with 3" AC on native, to be located at the end of the driving aisle serving the
Shops 4 side loading area.
PARKING LOTS and ACCESS POINTS
40. The design of parking facilities shall conform to LQMC Chapter 9.150 (Parking).
In particular, the following are conditioned with this approval.
A. 4-foot clearance for ADA accessibility across all sidewalk areas shall be
provided excluding 2-foot overhang for parked vehicle. Wheel stops are
not permitted.
B. Parking spaces at the end of parking aisles against curb or wall shall be
widened by two additional feet.
C. Accessibility routes to other buildings and public streets shall be shown
on the precise grading plan.
D. Cross slopes should be a maximum of 2% where ADA accessibility is
required including accessibility routes between buildings.
E. Building access points shall be shown on the Precise Grading Plans to
better evaluate ADA accessibility issues.
P:\Reports - PC\2005\9-27-05\SDP 05-838 Washington Park\PC COA SDP 2005-838 FINAL.doe 11
PLANNING COMMISSION RESOLUTION 2005-041
CONDITIONS OF APPROVAL - FINAL
SITE DEVELOPMENT PERMIT 2005-838
WASHINGTON PARK 111, LTD. - SUBMAJOR 5 & SHOPS 4
ADOPTED: SEPTEMBER 27, 2005
F. If flush curbs are proposed for the proposed buildings, truncated domes
shall be installed where required.
Entry drives, main interior circulation routes, corner cutbacks, bus turnouts,
dedicated turn lanes, ADA accessibility route to public streets and other
features shown on the approved construction plans, may require additional
street widths and other improvements as may be determined by the City
Engineer.
SITE LAYOUT
41. Based on Drainage requirements, the applicant shall provide a Final Building
Layout reconfigured or modified based on the aforementioned requirements or
other requirements conditioned in this Site Development Permit to the
Community Development and Public Works Department for approval.
CONSTRUCTION
42. 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.
LANDSCAPING
43. The applicant shall comply with Sections 13.24.130 (Landscaping Setbacks) &
13.24.140 (Landscaping Plans), LQMC.
44. The applicant shall provide landscaping in the required setbacks, retention
basins, common lots and park areas.
45. Landscape and irrigation plans for landscaped lots and setbacks, medians,
retention basins, and parks shall be signed and stamped by a licensed landscape
architect.
P:\Reports - PC\2005\9-27-05\SDP 05-838 Washington Park\PC COA SDP 2005-838 FINAL.doe 12
PLANNING COMMISSION RESOLUTION 2005-041
CONDITIONS OF APPROVAL - FINAL
SITE DEVELOPMENT PERMIT 2005-838
WASHINGTON PARK 111, LTD. - SUBMAJOR 5 & SHOPS 4
ADOPTED: SEPTEMBER 27, 2005
46. The applicant shall submit the landscape plans for approval by the Community
Development Department (CDD), prior to plan checking by the Public Works
Department. When plan checking has been completed by CDD, the applicant
shall obtain the signatures of CVWD and the Riverside County Agricultural
Commissioner, prior to submittal for signature by the City Engineer.
NOTE: Plans are not approved for construction until signed by the City Engineer.
47. Landscape areas shall have permanent irrigation improvements meeting the
requirements of the City Engineer.
48. Landscaped areas adjacent to parking spaces that have not been widened as per
condition 40(13) shall include an 18" inch concrete strip to prevent damage from
passengers exiting vehicles.
49. Additional landscaping shall be planted along the entire rim of the retention
basin, including the rear of the structure and the side loading area.
QUALITY ASSURANCE
50. The applicant shall employ construction quality -assurance measures that meet
with the approval of the City Engineer.
51. 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.
52. 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.
PAReports - PC\2005\9-27-05\SDP 05-838 Washington Park\PC COA.SDP 2005-838 FINAL.doc 13
PLANNING COMMISSION RESOLUTION 2005-041
CONDITIONS OF APPROVAL - FINAL
SITE DEVELOPMENT PERMIT 2005-838
WASHINGTON PARK 111, LTD. - SUBMAJOR 5 & SHOPS 4
ADOPTED: SEPTEMBER 27, 2005
53. 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
54. The applicant shall comply with the provisions of Section 13.24.160
(Maintenance), LQMC.
55. The applicant shall make provisions for the continuous and perpetual
maintenance of all private on -site improvements, perimeter landscaping, access
drives, and sidewalks.
FEES AND DEPOSITS
56. 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.
57. 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).
WASTE MANAGEMENT
58. Final conditions will be addressed when building plans are reviewed. Prior to
issuance of a building permit, applicant shall review building plans with Waste
Management. The trash enclosures shall be revised to Waste Management
specifications with consideration to the proposed side loading area.
P:\Reports - PC\2005\9-27-05\SDP 05-838 Washington Park\PC COA SDP 2005-838 FINAL.doc 14
PLANNING COMMISSION RESOLUTION 2005-041
CONDITIONS OF APPROVAL - FINAL
SITE DEVELOPMENT PERMIT 2005-838
WASHINGTON PARK 111, LTD. - SUBMAJOR 5 & SHOPS 4
ADOPTED: SEPTEMBER 27, 2005
COMMUNITY DEVELOPMENT
59. Details concerning the rear loading area designed for Shops 3 shall be included
in the building plans to ensure conformance with the proposed Sub -major 5
loading area.
60. The proposed Sub -major 5 structural overhang at the retention basin shall be
eliminated and modified to a stem wall in order to prevent stormwater retention
below the proposed building.
61. Items cited on the building plans shall include a citation that they are consistent
with materials used in the previously approved phases of the Washington Park
Center.
62. Shade trellises shall be designed with double the number of cross -beams spaced
no less than one and a half feet apart in order to provide additional shade cover.
63. All roof top mechanical equipment shall be fully screened from view, as per
Section 9.100.050 of the Zoning Ordinance.
64. Pedestrian benches shall be provided at landscape -shaded intervals along the
front portions of the project and underneath the trellis around the center water
feature.
65. The water feature shall be approved by the Community Development
Department concurrently with the landscape plan review.
66. Tubular -steel "ribbon -type" or other securable, foundation -inset bicycle parking
racks shall be provided, large enough to accommodate five bicycles. Bicycle
racks shall be placed in shaded locations, out of the way of pedestrian flows
and shopping cart storage and shall be provided with a mechanism which
permits locking a bicycle onto the rack.
67. Color and design enhancements including, but not limited to, the addition of
pilasters, shall be made to the rear of the structure to the specifications and
approval of staff.
PAReports - PC\2005\9-27-05\SDP 05-838 Washington Park\PC COA SDP 2005-838 FINAL.doc 15
PLANNING COMMISSION RESOLUTION 2005-041
CONDITIONS OF APPROVAL - FINAL
SITE DEVELOPMENT PERMIT 2005-838
WASHINGTON PARK 111, LTD. - SUBMAJOR 5 & SHOPS 4
ADOPTED: SEPTEMBER 27, 2005
FIRE DEPARTMENT
68. Approved super fire hydrants, shall be spaced every 330 feet and shall be
located not less than 25 feet nor more than 165 feet from any portion of the
buildings as measured along outside travel ways.
69. Blue dot reflectors shall be placed in the street eight inches from centerline to
the side that the fire hydrant is on, to identify fire hydrant locations.
70. The water mains shall be capable of providing a potential fire flow of 2500 gpm
for a 2-hour duration at 20-psi residual operating pressure.
71. 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.
72. 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 side of the
buildings. 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.
73. Building plans shall be submitted to the Fire Department for plan review to
run concurrent with the City plan check.
74. 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.
75. 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.
76. Fire Department street access shall come to within 150 feet of all portions of
the 1st. floor of all buildings, by path of exterior travel. Turning radiuses shall be
no less than 38 feet outside.
PAReports - PC\2005\9-27-05\SDP 05-838 Washington Park\PC COA SDP 2005-838 FINAL.doc 16
PLANNING COMMISSION RESOLUTION 2005-041
CONDITIONS OF APPROVAL - FINAL
SITE DEVELOPMENT PERMIT 2005-838
WASHINGTON PARK 111, LTD. - SUBMAJOR 5 & SHOPS 4
ADOPTED: SEPTEMBER 27, 2005
77. Any commercial operations that produce grease -laden vapors will require a
Hood/duct system for fire protection. (Restaurants, drive-thru's, etc.)
78. 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.
79. Install a KNOX key box on each commercial building and/or suite. (Contact
the fire department for an application)
80. Install portable fire extinguishers as required by the California Fire Code.
81. Any submissions to the fire department are the responsibility of the
applicant.
SHERIFF DEPARTMENT
82. Final conditions will be addressed when building plans are reviewed. Prior to
issuance of a building permit, applicant shall review building plans with the
Sheriff's Department regarding Vehicle Code requirements, defensible space,
and other law enforcement and public safety concerns. All questions regarding
the Sheriff's Department should be directed to the Deputy at (760) 863-8950.
P:\Reports - PC\2005\9-27-05\SDP 05-838 Washington Park\PC COA SDP 2005-838 FINAL.doc 17