PCRES 2007-025PLANNING COMMISSION RESOLUTION 2007-025
RESOLUTION OF THE OF THE PLANNING COMMISSION
OF THE CITY OF LA QUINTA, CALIFORNIA, APPROVING
DEVELOPMENT PLANS FOR A 5,723 SQUARE FOOT
FREESTANDING BUILDING ON THE NORTH SIDE OF
HIGHWAY 111, 1000'± WEST OF JEFFERSON STREET
CASE: SITE DEVELOPMENT PERMIT 2006-868
APPLICANT: REA LA QUINTA, LLC
WHEREAS, the Planning Commission of the City of La Quinta,
California did, on the 12T" day of June, 2007, hold a duly noticed Public Hearing to
consider a request by REA La Quinta, LLC for approval of architectural and
landscaping plans for a 5,723 square foot commercial building in the CR (Regional
Commercial) zone district located on the north side of Highway 111, 1000'± west
of Jefferson Street, more particularly described as:
/J]►1■• . 6 2 . ,1[s1:1ra6314i36110c1
WHEREAS, the Community Development Department published a
public hearing notice in the Desert Sun newspaper on June 2, 2007 as prescribed
by the Municipal Code. Public hearing notices were also mailed to all property
owners within 500 feet of the site; and
WHEREAS, The La Quinta Community Development Department has
determined that the request has been previously assessed in conjunction with
Environmental Assessment 96-325 prepared for Specific Plan 96-027 which was
certified by the City Council. No changed circumstances or conditions are proposed, or
new information has been submitted which would trigger the preparation of a
subsequent Environmental review pursuant to Public Resources Code Section 21166;
and
WHEREAS, at the Public Hearing upon hearing and considering all
testimony and arguments of all interested persons desiring to be heard, said
Planning Commission did make the following Mandatory Findings to justify approval
of said Site Development Permit:
1. The General Plan designates the project area as Regional Commercial. The
proposed commercial building is consistent with this land use designation.
2. The proposed commercial building is designed to comply with the Zoning
Code requirements, including, but not limited to, height limits, parking, and
lot coverage, etc.
PAReports - PC\2007\6-12-07\sdp 2006-868 REA LQ\sdp 2006-868 pc res.doc
Planning Commission Resolution 2007-025
Site Development Permit 2006-868
REA La Quinta, LLC
Adopted: June 12, 2007
Page 2
3. The Community Development Department has determined this project has
previously been assessed with a Negative Declaration of Environmental
Impact certified, and no further environmental review is required.
4. The architectural design of the 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 and with the quality of design prevalent in the City.
5. The site design of the project, including, but not limited to project entries,
interior circulation, pedestrian and bicycle access, pedestrian amenities,
screening of equipment and trash enclosures, exterior lighting, and other site
design elements are compatible with surrounding development and with the
quality of design prevalent in the City.
6. Project conceptual landscaping, including, but not limited to the location,
type, size, color, texture, and coverage of plant materials has been designed
and conditioned to provide relief, compliment buildings, visually emphasize
prominent design elements and vistas, screen undesirable views, provide a
harmonious transition between adjacent land uses and between development
and open space, provide an overall unifying influence, enhance the visual
continuity of the project, and compliment the surrounding project area,
ensuring lower maintenance and water use.
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 correct and constitute the findings of
said Planning Commission in this case; and
2. That it does hereby approve Site Development Permit 2006-868, for the
reasons set forth in this Resolution and subject to the attached Conditions of
Approval.
PASSED, APPROVED, and ADOPTED at a regular meeting of the La
Quinta Planning Commission, held on this 12" day of June, 2007 by the following
vote, to wit:
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Planning Commission Resolution 2007-025
Site Development Permit 2006-868
REA La Quinta, LLC
Adopted: June 12, 2007
Page 3
AYES: Commissioners Alderson, Barrows, Engle and Chairman Quill
NOES: None
ABSENT: Commissioner Daniels
ABSTAIN: None
PAUL QUILL, Chairman
City of La Quinta, California
ATTEST:
&WL�
DOU LAS PV EVANS, Assistant City Manager/
Interim Planning Director
City of La Quinta, California
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Planning Commission Resolution 2007-025
Conditions of Approval - Final
Site Development Permit 2006-868
REA La Quinta, LLC
Adopted: June 12, 2007
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. This Site Development Permit shall comply with the requirements of all Conditions of
Approval for Specific Plan 96-027 and Tentative Parcel Map No. 28573 applicable to
this Site Development Permit.
This site development permit shall expire two years after City Council approval,
unless recorded or granted a time extension pursuant to the requirements of La
Quinta Municipal Code 9.200.080 (Permit expiration and time extensions).
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 (if required):
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
Coachella Valley Water District (CVWD)
Imperial Irrigation District (IID)
California Water Quality Control Board (CWQCB)
SunLine Transit Agency
SCAQMD Coachella Valley
Planning Commission Resolution 2007-025
Conditions of Approval - Final
Site Development Permit 2006-868
REA La Quinta, LLC
Adopted: June 12, 2007
Caltrans
Colorado River Regional Water Quality Control Board (RWQCB)
The applicant is responsible for all requirements of the permits and/or clearances from
the above listed agencies, if applicable. When the requirements include approval of
improvement plans, the applicant shall furnish proof of such approvals when
submitting those improvements plans for City approval.
If previous permits are not applicable or in effect, 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 ("NOI"), 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. The applicant or his design professional shall retrofit the storm drain located
along the easterly boundary of the Site Development Permit to incorporate
Treatment Control BMP's as required by the City Engineer.
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).
6. Approval of this Site Development Permit shall not be construed as approval for any
horizontal dimensions implied by any site plans or exhibits unless specifically
identified in the following conditions of approval.
PROPERTY RIGHTS
7. 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. Said conferred rights shall
also include grant of access easement to the City of La Quinta for the purpose of
graffiti removal by City staff or assigned agent in perpetuity and agreement to the
method to remove graffiti and to paint over to best match existing. The applicant
shall establish the aforementioned requirements in the CC&R's for the development
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Planning Commission Resolution 2007-025
Conditions of Approval - Final
Site Development Permit 2006-868
REA La Quints, LLC
Adopted: June 12, 2007
or other agreements as approved by the City Engineer.
8. The applicant shall offer for dedication on the Final Map all public street rights -of -way
in conformance with the City's General Plan, Municipal Code, applicable specific
plans, and/or as required by the City Engineer.
9. The public street right-of-way offers for dedication required for this development
include:
A. PUBLIC STREETS
1) Highway 111 (Dedication per Parcel Map No. 28573 of 86' from
Highway 111 centerline) — No additional right-of-way is required along
the Site Development Permit boundary on Highway 111 as per the
recorded Parcel Map No. 28573.
10. The applicant shall retain for private use on the Final Map all private access
easements in conformance with the City's General Plan, Municipal Code, applicable
specific plans, and/or as required by the City Engineer.
1 1 . The access easement to be retained for private use required for this development
include:
A. PRIVATE ENTRY DRIVE (DEPOT DRIVE)
1) Depot Drive
a) No additional easement dedication is required of this Site
Development Permit.
12. The required perimeter landscaping setbacks along all public rights -of -way as follows:
A. Highway 111 (per Parcel Map No. 28573) - 17-toot from the R/W-P/L to
match existing perimeter landscape for parcels to the east.
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 on the Final
Map.
13. Direct vehicular access to Highway 111 is restricted, except for those access points
identified on Parcel Map No. 28573, or as otherwise conditioned in these conditions
of approval.
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Planning Commission Resolution 2007-025
Conditions of Approval - Final
Site Development Permit 2006-868
REA La Quinta, LLC
Adopted: June 12, 2007
14. 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.
15. The applicant shall provide reciprocal access easements necessary for the adjoining
parcel(s) for access to proposed parking and access drive associated with this Site
Development Permit. Additionally, the applicant shall enter into a maintenance
agreement with other parcel owners/occupants for the perpetual maintenance of the
parking areas and drive aisles within Parcel Map No. 28573.
STREET AND TRAFFIC IMPROVEMENTS
16. The applicant shall construct the following street improvements to conform with the
General Plan (street type noted in parentheses.)
A. OFF -SITE STREETS
1) Highway 111 (Major Arterial — State Highway; 140'R/W):
The City of La Quinta will widen Highway 111 along the development's
southern boundary as well as design and construct a deceleration/right turn
lane on Highway 111 at Depot Drive with the proposed Highway 111 Corridor
Capital Improvements Project from Adams Street to Jefferson Street to its
ultimate width on the north side as specified in the General Plan. No additional
widening on the north side of the street along all frontage adjacent to this Site
Development Permit is required.
Improvements to be performed by the City of La Quinta in the Highway 111
right-of-way and/or adjacent landscape setback area includes:
a) All appurtenant components such as, but not limited to: curb,
gutter, traffic control striping, legends, and signs.
Improvements required of the applicant in the Highway 111 right-of-way
and/or adjacent landscape setback area include:
b) Construction of an 6-foot meandering sidewalk along its Highway
111 boundary. 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
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Planning Commission Resolution 2007-025
Conditions of Approval - Final
Site Development Permit 2006-868
REA La Quinta, LLC
Adopted: June 12, 2007
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. The design shall minimize back of curb
contact points.
The applicant shall construct a sidewalk to connect the Highway
111 meandering sidewalk to the proposed building as approved
by the City Engineer. Additionally, the applicant shall construct
an ADA path of travel from the store front along the northerly
property line to connect with ADA path of travel to the existing
buildings at the north end of Parcel Maps 28573 and 34123.
c) Relocate the existing monument sign at the northeasterly corner
of Highway 111 and Depot Drive.
B. PRIVATE ENTRY DRIVE (DEPOT DRIVE)
1) Depot Drive — No additional widening of Depot Drive along the westerly
boundary of the Site Development Permit is required for this Site
Development Permit. The Costco Development on the south side of
Highway 111 is obligated to widen Depot Drive on the east side to
accommodate for the ultimate eight phase operation at the existing
signal at the Highway 111 and Deport Drive intersection. Said obligation
of The Costco Development includes:
a) Widen the east side of Depot Drive from Highway 111 to the
east -west drive aisle at the north westerly corner of this Site
Development Permit. The east curb face shall be located
approximately thirty feet (30') east of the westerly property line
of Parcel 2 of Parcel Map No. 28573 to align with the proposed
through/right turn lane proposed at the Komar entry on the south
side of Highway 1 1 1. The City established this requirement to
prohibit a split phase traffic signal at the Highway 111
intersection that would create additional congestion on Highway
1 1 1 . The obligated improvements by The Costco Development
including pavement, curb relocation, signing and striping and
signal modifications are not covered by the City's Highway 111
widening project.
PARKING LOTS and ACCESS POINTS
17. The design of parking facilities shall conform to LQMC Chapter 9.150 (Parking). In
particular, the following are conditioned with this approval.
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Planning Commission Resolution 2007-025
Conditions of Approval - Final
Site Development Permit 2006-868
REA La Quints, LLC
Adopted: June 12, 2007
A. Accessibility routes to public streets and adjacent development shall be shown
on the Precise Grading Plan. Pursuant to this condition, the applicant shall
provide accessibility routes on the east to west drive aisle on the south side
from Depot Drive to the proposed building as well as to the existing
accessibility route to the existing buildings to the east and to the north and as
approved by the City Engineer.
B. Cross slopes should be a maximum of 2% where ADA accessibility is required
including accessibility routes between buildings.
C. Building access points shall be shown on the Precise Grading Plans to better
evaluate ADA accessibility issues.
D. Drive aisles between parking stalls shall be a minimum of 26 feet with egress
drive aisles a minimum of 28 feet or as approved by the City Engineer.
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. Sight distance design
aspects will be reviewed and approved by the City Engineer.
18. General access points and turning movements of traffic to off site public streets are
limited to the access locations approved for Parcel Map No. 28573 and these
conditions of approval.
19. 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 & Aisles (Low Traffic) 3.0" a.c./4.5" c.a.b.
Parking Lot & Aisles (High Traffic) 4.5" a.c./5.5" c.a.b.
Loading Areas 6" P.C.C./4" c.a.b.
or the approved equivalents of alternate materials.
20. 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
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Planning Commission Resolution 2007-025
Conditions of Approval - Final
Site Development Permit 2006-868
REA La Quinta, LLC
Adopted: June 12, 2007
schedule construction operations until mix designs are approved.
21. 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.
22. 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.
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.
23. 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.
24. 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.
PM 10 Plan
1 " =
40'
Horizontal
C.
Storm Water Pollution Prevention Plan
1 " =
40'
Horizontal
NOTE: A and 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.
The applicant shall prepare an accessibility assessment on a marked up print of the
building floor plan identifying every building egress and that notes the most current
California Building Code accessibility requirements associated with each door. The
assessment must comply with submittal requirements of the Building & Safety
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Planning Commission Resolution 2007-025
Conditions of Approval - Final
Site Development Permit 2006-868
REA La Quinta, LLC
Adopted: June 12, 2007
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.
In addition to the normal set of improvement plans, a "Precise Grading" plan is
required to be submitted for approval by the Building Official, Community
Development Director and the City Engineer.
"On -Site Commercial 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.
Precise Grading Plans shall show, at a minimum; Stop Signs, Limit Lines and
Legends, No Parking Signs, and Raised Pavement Markers (including Blue RPMs at
fire hydrants) per Public Works Standard Plans and/or as approved by the City
Engineer. Additionally, grease traps and the maintenance thereof shall be located so
as not to conflict with access aisles/entrances.
25. 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). Please navigate to the Public Works
Department home page and look for the Standard Drawings hyperlink.
26. The applicant shall furnish a complete set of mylars of all approved improvement
plans to the City Engineer.
27. At the completion of construction, and prior to the final acceptance of the
improvements by the City, the applicant shall update the mylars in order to reflect the
as -built conditions.
PRECISE GRADING
28. , The applicant shall comply with the provisions of Section 13.24.050 (Grading
Improvements), LQMC.
29. 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.
30. To obtain an approved grading permit, the applicant shall submit and obtain approval
of all of the following:
A. A precise grading plan prepared by a qualified engineer,
B. A preliminary geotechnical ("soils") report prepared by a qualified engineer,
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Planning Commission Resolution 2007-025
Conditions of Approval - Final
Site Development Permit 2006-868
REA La Quinta, LLC
Adopted: June 12, 2007
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 their application for a grading permit.
31. 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.
32. 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
approved Site Development Permit site plan, the applicant shall submit the proposed
grading changes to the City Staff for a substantial conformance finding review.
33. 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
with applicable compaction tests and over excavation documentation.
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.
DRAINAGE
34. Stormwater handling shall conform with the approved hydrology and drainage report
for Tentative Parcel Map No. 28753 and the Jefferson Plaza 99 Cent Store Precise
Grading and Storm Drain Plans, and as modified for this Site Development Permit.
Nuisance water shall be retained on site. Nuisance water shall be disposed of per
approved methods contained in Engineering Bulletin No. 06-16 — Hydrology Report
with Preliminary Hydraulic Report Criteria for Storm Drain Systems and Engineering
Bulletin No. 06-015 - Underground Retention Basin Design Requirements.
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Planning Commission Resolution 2007-025
Conditions of Approval - Final
Site Development Permit 2006-868
REA La Quinta, LLC
Adopted: June 12, 2007
35. The design of the development shall not cause any increase in flood boundaries,
levels or frequencies in any area outside the development.
36. If permitted by CVWD, when an applicant proposes discharge of storm water
directly, or indirectly, into the Coachella Valley Stormwater Channel, the applicant
shall indemnify the City from the costs of any sampling and testing of the
development's drainage discharge which may be required under the City's NPDES
Permit or other City or area -wide pollution prevention program, and for any other
obligations and/or expenses which may arise from such discharge. The applicant is
required to retrofit the existing storm drain facility on site and construct required
discharge treatment BMP's per the NPDES Permit per Supplement A but at a
minimum shall install a CDS Technologies, Inc. Unit or equal system as approved by
the City Engineer. The indemnification shall be executed and furnished to the City
prior to the issuance of any grading, construction or building permit, and shall be
binding on all heirs, executors, administrators, assigns, and successors in interest in
the land within this tentative parcel map excepting therefrom those portions required
to be dedicated or deeded for public use. The form of the indemnification shall be
acceptable to the City Attorney. If such discharge is approved for this development,
the applicant shall make provisions for meeting these obligations. The 100-year storm
water Hydraulic Grade Line (HGL) shall be as determined by CVWD.
I ITII ITIFS
37. The applicant shall comply with the provisions of Section 13.24.110 (Utilities),
LQMC.
38. 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.
39. Underground utilities shall be installed prior to overlaying 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.
CONSTRUCTION
40. 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.
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Planning Commission Resolution 2007-025
Conditions of Approval - Final
Site Development Permit 2006-868
REA La Quinta, LLC
Adopted: June 12, 2007
LANDSCAPE AND IRRIGATION
41. The applicant shall comply with Sections 13.24.130 (Landscaping Setbacks) &
13.24.140 (Landscaping Plans), LQMC.
42. The applicant shall provide landscaping in the required setbacks, retention basins,
common lots and park areas.
43. Landscape and irrigation plans for landscaped lots and setbacks, medians, retention
basins, and parks shall be signed and stamped by a licensed landscape architect.
Additionally, Lighting bollards shall be installed by the applicant per City of La Quinta
specifications.
44. The applicant shall submit the landscape plans for approval to plan checking by the
Community Development Department. When plan checking has been completed by
the Community Development Department, the applicant shall obtain the signatures of
CVWD and the Riverside County Agricultural Commissioner, prior to submittal for
signature by the Community Development Director.
NOTE: Plans are not approved for construction until signed by the Community
Development Director.
45. Landscape areas shall have permanent irrigation improvements meeting the
requirements of the Community Development Director. Use of lawn areas shall be
minimized with no lawn, or spray irrigation, being placed within 18 inches of curbs
along public streets.
46. The applicant or his agent has the responsibility for proper sight distance
requirements per guidelines in the AASHTO "A Policy on Geometric Design of
Highways and Streets, 5`h Edition or latest, in the design and/or installation of all
landscaping and appurtenances abutting and within the private and public street right-
of-way.
47. Final landscaping and irrigation plans (and precise grading plans relevant to landscape
areas) shall be prepared by a licensed landscape professional and shall be reviewed
by the ALRC and approved by the Community Development Director prior to issuance
of the first building permit. An application for Final Landscape Plan Check shall be
submitted to the Community Development Department for final landscape plan
review. Said plans shall include all landscaping associated with this project, including
perimeter landscaping, and be in compliance with Chapter 8.13 (Water Efficient
Landscaping) of the Municipal Code. The landscape and irrigation plans shall be
approved by the Coachella Valley Water District and Riverside County Agriculture
Commissioner prior to submittal of the final plans to the Community Development
Department.
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Planning Commission Resolution 2007-025
Conditions of Approval - Final
Site Development Permit 2006-868
REA La Quinta, LLC
Adopted: June 12, 2007
NOTE: Plans are not approved for construction until signed by the Community
Development Director.
48. A vine shall be provided on the west side of the trash enclosure.
49. Provide substitute plant for Ocotillo (Fouquieria splendens) on east side of building
because plant requires full sun.
50. Shrubs on north side of building shall have open branching characteristics and
maximum 3' height to ensure traffic visibility.
51. The Chilean Mesquites shall be replaced with an alternate deep rooting canopy tree
appropriate for parking lots.
52. Sod rather than stolons shall be used in turf areas. The turf at the east end of the
perimeter area shall be shaped to blend in with any turf to the east.
QUALITY ASSURANCE
53. The applicant shall employ construction quality -assurance measures that meet with
the approval of the City Engineer.
54. 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.
55. 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.
56. 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
mylars previously submitted to the City, revised to reflect the as -built conditions.
MAINTENANCE
57. The applicant shall comply with the provisions of Section 13.24.160 (Maintenance),
LQMC.
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Planning Commission Resolution 2007-025
Conditions of Approval - Final
Site Development Permit 2006-868
REA La Quinta, LLC
Adopted: June 12, 2007
58. 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
59. 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.
60. 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).
FIRE DEPARTMENT
61. Provide or show there exists a water system capable of delivering a fire flow 2500
gallons per minute for a two hours duration at 20 psi residual operating pressure,
which must be available before any combustible material is placed on the
construction site.
62. Approved accessible on site fire hydrants shall be located not to exceed 330 feet
apart in any direction as measured by an approved route around the complex, exterior
of the facility or building, and no portion of a building further than 165 feet from a
fire hydrant. Fire hydrants shall provide the required fire flow.
63. Prior to building plan approval and construction, applicant/developer shall furnish two
copies of the water system fire hydrant plans to Fire Department for review and
approval. Plans shall be signed by a registered civil engineer, and shall confirm
hydrant type, location, spacing, and minimum fire flow. Once plans are signed and
approved by the local water authority, the originals shall be presented to the Fire
Department for review and approval.
64. Prior to issuance of building permits, the water system for fire protection must be
provided as approved by the Fire Department and the local water authority.
65. Applicant/Developer shall mount blue dot retro-reflectors pavement markers on
private streets, public streets and driveways to indicated location of the fire hydrants.
It should be 8 inches from centerline to the side that the fire hydrant is on, to identify
fire hydrant locations.
66. Access lanes will not have an up, or downgrade of more than 12%. Access will not
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Planning Commission Resolution 2007-025
Conditions of Approval - Final
Site Development Permit 2006-868
REA La Quints, LLC
Adopted: June 12, 2007
be less than 20 feet in width and have an unobstructed vertical clearance not less
than 13 feet and 6 inches. Access lanes will be designed to withstand the weight of
80 thousand pounds over 2 axles. Access will have a tuning radius capable of
accommodating fire apparatus. Access lane shall be constructed with a surface so
as to provide all weather driving capabilities.
67. Driveway loops, fire apparatus access lanes and entrance curb radius should be
designed to adequately allow access of emergency fire vehicles. The applicant or
developer shall prepare and submit to the Fire Department for approval; a site plan
designating required fire lanes with appropriate lane printing and/or signs.
68. An approved Fire Department access key lock box (Minimum Knox Box 3200 series
model) shall be installed next to the approved Fire Department access door to the
building. If the buildings are protected with an alarm system, the lock box shall be
required to have tampered monitoring. Required order forms and installation
standards may be obtain at the Fire Department.
69. Display street numbers in a prominent location on the address side of building(s)
and/or rear access if applicable. Numbers and letters shall be a minimum of 12" in
height for building(s) up to 25' in height. In complexes with alpha designations,
letter size must match numbers. All addressing must be legible, of a contrasting
color, and adequately illuminated to be visible from street at all hours.
70. A rapid entry Knox Box shall be installed on the outside of the building. If the
building/facility is protected with a fire alarm or burglar alarm system, the lock box
will require "tamper" monitoring. Special forms are available from this office for
ordering the Knox Box.
71. Install a complete commercial fire sprinkler system (per NFPA 13 1999 Edition). Fire
sprinkler systems(s) with pipe sizes in excess of 4" in diameter will require the
project Structural Engineer to certify with a "wet signature", that the structural
system is designed to support the seismic and gravity loads to support the additional
weight of the sprinkler system. All fire sprinkler risers shall be protected from any
physical damage. The PIV and FCD shall be located to the front, within 25 to 50 feet
of hydrant, and a minimum of 25 feet from the building(s). Sprinkler riser room must
have indicating exterior and/or interior door signs. AC- 16 licensed contactor must
submit plans, along with current $307.00 deposit based fee, to the Fire Department
for review and approval prior to installation. Guideline handouts are available for the
Fire Department.
72. Install an alarm monitoring system for fire sprinkler system(s) with 100 or more
heads (20 or more in Group I, Division 1.1 and 1 .2 occupancies)• Valve monitoring,
water -flow alarm and trouble signals shall be automatically transmitted to an
approved central station, remote station or proprietary monitoring station in
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Planning Commission Resolution 2007-025
Conditions of Approval - Final
Site Development Permit 2006-868
REA La Quinta, LLC
Adopted: June 12, 2007
accordance with 2001 CBC, Sec. 904.3.1 . An approved audible sprinkler flow alarm
shall be provided on the exterior in an approved location and also in the interior in a
normally occupied location. A C-10 licensed contractor must submit plans designed
in accordance with NFPA 72, 1999 Edition, along with the current $192.00 deposit
based fee, to the Fire Department for review and approval prior to installation.
Guideline handouts are available from the Fire Department.
73. Install a portable fire extinguisher, with a minimum rating of 2A-10BC, for every
3,000 sq. ft. and/or 75 feet of travel distance. Fire extinguishers shall be mounted
3.5 to 5 ft above finished floor, measured to the top of the extinguisher. Where not
readily visible, signs shall be posted above all extinguishers to indicate their locations.
Extinguishers must have current CSFM service tags affixed.
74. A UL 300 hood/duct fire extinguishing system must be installed over the cooking
equipment. The extinguishing system must automatically shut down gas and/or
electricity to all cooking appliances upon activation. A C-16 licensed contractor must
submit plans, along with the current permit fee, to the Fire Department for review
and approval prior to installation. Alarm system supervision is only required if the
building has an existing fire alarm system.
75. No hazardous materials shall be stored and/or used within the building, which
exceeds quantities listed in UBC Table 3-D and 3-E. No class I, II or IIIA of
combustible/flammable liquid shall be used in any amount in the building.
76. Exit designs, exit signs, door hardware, exit markers, exit doors, and exit path
marking shall be installed per the 2001 California Building Code.
77. Electrical room doors if applicable shall be posted "ELECTRICAL ROOM" on outside
of door.
78. Access shall be provided to all mechanical equipment located on the roof as required
be the Mechanical Code.
79. Air handling systems supplying air in excess of 2000 cubic feet per minute to
enclosed spaces within buildings shall be equipped with an automatic shutoff. Ref
CIVIC 609.0
80. Nothing in our review shall be construed as encompassing structural integrity.
Review of this plan does not authorize or approve any omission or deviation from all
applicable regulations. Final approval is subject to field inspection. All questions
regarding the meaning to the code requirements should be referred to Fire
Department at 760-863-8886
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Planning Commission Resolution 2007-025
Conditions of Approval - Final
Site Development Permit 2006-868
REA La Quinta, LLC
Adopted: June 12, 2007
MISCELLANEOUS
81. Bollard lighting shall be provided along the Highway 111 meandering sidewalk per
City specifications and requirements. Plan for fixtures and lighting shall be approved
by the Community Development Director prior to issuance of building permit.
82. If the existing monument sign is damaged to the extent that the repair costs is 50%
or more of its value, said sign shall be re -designed with the new design approved by
the Community Development Director.
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