PCRES 2007-032PLANNING COMMISSION RESOLUTION 2007-032
A RESOLUTION OF THE PLANNING COMMISSION OF THE
CITY OF LA QUINTA, CALIFORNIA, APPROVING THE
DEVELOPMENT PLANS FOR CONSTRUCTION OF A THREE
STORY MEDICAL BUILDING
CASE NO.: SITE DEVELOPMENT PERMIT 2007-887
APPLICANT: EISENHOWER MEDICAL CENTER
WHEREAS, the Planning Commission of the City of La Quinta, California,
did on the 24th day of July, 2007, hold a duly noticed Public Hearing, to consider the
request of Eisenhower Medical Center, to approve the development plans for a three-
story medical building in the Office Commercial zoning district, located on the
southeast corner of Washington Street and Seeley Drive, more particularly described
as:
Parcel Map 31116, Parcel No. 6 & 7
WHEREAS, the Architecture and Landscaping Review Committee did on
the 6th day of June, 2007, at a regular meeting, adopted Minute Motion 2007-013,
recommending approval of the development plans for the project, 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 General Plan and Specific Plan designates the project area as Office
Commercial. The proposed medical project is consistent with this land use
designation and will provide facilities to serve the medical needs of the City.
2. The proposed building is designed to comply with the Zoning Code and Specific
Plan requirements, including, but not limited to, design, parking, setbacks and
land use.
3. The La Quinta Planning Department has determined that this Site Development
Permit has been assessed in conjunction with an Addendum to Environmental
Assessment 2001-436 prepared for Specific Plan 2001-055, Amendment No.
1, which was certified on June 3, 2003 and Amendment No. 2 certified on
October 11, 2005. No changed circumstances or conditions are proposed
which would trigger the preparation of subsequent environmental analysis
pursuant to Public Resources Code Section 21 166 since this project implements
approved Specific Plan 2001-055, Amendment Nos. 1 and 2.
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Planning Commission Resolution 2007-032
Site Development Permit 2007-887
Eisenhower Medical Center
Adopted: July 24, 2007
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 and in
compliance with the architectural standards in the Specific Plan.
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 future and existing surrounding
development and with the quality of design prevalent in the City.
6. Project landscaping, including, but not limited to the location, type, size, color,
texture, and coverage of plant materials conforms to those designated in the
Specific Plan and has been designed so as 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.
7. The monument and building signs will have to comply and be consistent with
the intent of the Zoning Code and Specific Plan.
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 2007-887 for the reasons
set forth in this Resolution, subject to the attached conditions.
PASSED, APPROVED, and ADOPTED at a regular meeting of the La
Quinta City Planning Commission, held on the 24th day of July, 2007, by the
following vote, to wit:
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Planning Commission Resolution 2007-032
Site Development Permit 2007-887
Eisenhower Medical Center
Adopted: July 24, 2007
AYES: Commissioners Barrows, Daniels, Engle, and Chairman Alderson
NOES: None
ABSENT: Commissioner Quill
/A1.1-1 M 111Miq OM
2L%L���
ED ALDERSON, Chairman
City of La Quinta, California
ATTEST:
Jos Joor
>dion, Planning Director
City of -La Quinta, California
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PLANNING COMMISSION RESOLUTION 2007-032
CONDITIONS OF APPROVAL - FINAL
SITE DEVELOPMENT PERMIT 2007-887
EISENHOWER MEDICAL CENTER
ADOPTED: JULY 24, 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 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 applicable Conditions of Approval for
Specific Plan 2001-055 and Amendments No. 1 and 2, and Tentative Parcel Map No.
31116.
The City of La Quinta's Municipal Code can be accessed on the City's Web Site at
www.la-guinta.org.
3. This Site Development Permit is valid for two years, unless an extension is applied for
and granted by the Planning Commission pursuant to Section 9.200.080 of the La
Quinta Municipal Code.
4. Prior to the issuance of any grading, construction, or building permit by the City, the
applicant shall obtain any applicable 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)
• Planning 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 2007-032
CONDITIONS OF APPROVAL - FINAL
SITE DEVELOPMENT PERMIT 2007-887
EISENHOWER MEDICAL CENTER
ADOPTED: JULY 24, 2007
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.
Unless one exists and is currently in force at the time of the start of construction for
this Site Development Permit, 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.
5. The applicant shall comply with applicable provisions of the City's NPDES stormwater
discharge permit, LQMC Sections 8.70.010 et seq. (Stormwater Management and
Discharge Controls), and 13.24.170 (Clean Air/Clean Water); 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 (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").
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") (LQMC 8.70.020 (Definitions))
11 Temporary Soil Stabilization (erosion control)
2) Temporary Sediment Control.
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PLANNING COMMISSION RESOLUTION 2007-032
CONDITIONS OF APPROVAL - FINAL
SITE DEVELOPMENT PERMIT 2007-887
EISENHOWER MEDICAL CENTER
ADOPTED: JULY 24, 2007
3) Wind Erosion Control.
4) Tracking Control.
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.
6. 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).
7. 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
8. 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 maintenance agreements for
the development or other agreements as approved by the City Engineer.
9. The applicant shall offer for dedication of 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.
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PLANNING COMMISSION RESOLUTION 2007-032
CONDITIONS OF APPROVAL - FINAL
SITE DEVELOPMENT PERMIT 2007-887
EISENHOWER MEDICAL CENTER
ADOPTED: JULY 24, 2007
10. The public street right-of-way offers for dedication required for this development
include:
A. PUBLIC STREETS
1) Washington Street (Major Arterial, 120' ROW) - No additional right-of-
way is required. Variable right-of-way has been dedicated per Parcel
Map No. 31116 along the Site Development Permit boundary measured
32 feet east of the existing curb face constructed under CIP Project 98-
07 except for an additional variable right-of-way dedication for a
deceleration/right turn only lane at the Seeley Drive intersections of 44
feet per the recorded Parcel Map No. 31 1 16.
2) Seeley Drive (Non -conforming Collector Street, 80' ROW) - No
additional right-of-way is required of this Site Development Permit.
Eighty feet (80') right-of-way has been dedicated for a total 80-foot
ultimate developed right-of-way along the Site Development Permit
boundary per Parcel Map No. 31 1 16.
11. The applicant shall create perimeter landscaping setbacks along all public rights -of -
way as follows:
A. Washington Street (Major Arterial) - The perimeter landscaping setback of 20
feet required by the General Plan has been retained by the City of La Quinta
Redevelopment Agency along the Washington Street right of way per Parcel
Map 31116. No additional landscape setback is required along Washington
Street for this Site Development Permit.
B. Seeley Drive (Non -conforming Collector Street, 80' ROW) - 20-foot from the
R/W-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.
12. 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.
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PLANNING COMMISSION RESOLUTION 2007-032
CONDITIONS OF APPROVAL - FINAL
SITE DEVELOPMENT PERMIT 2007-887
EISENHOWER MEDICAL CENTER
ADOPTED: JULY 24, 2007
13. Direct vehicular access to Washington Street and Seeley Drive from lots with
frontage along Washington Street and Seeley Drive is restricted, except for those
access points identified on Parcel Map No. 31116, or as otherwise conditioned in
these conditions of approval.
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.
STREET AND TRAFFIC IMPROVEMENTS
15. The applicant shall comply with the provisions of LQMC Sections 13.24.060 (Street
Improvements), 13.24.070 (Street Design - Generally) & 13.24.100 (Access For
Individual Properties And Development) for public streets; and LQMC Section
13.24.080 (Street Design - Private Streets), where private streets are proposed.
16. The applicant shall construct the following street improvements to conform with the
General Plan (street type noted in parentheses.)
1) Washington Street (Major Arterial; 120' R/W):
No additional street widening or street improvements are required of this Site
Development Permit pursuant to Conditions of Approval for Parcel Map No.
31116. Pursuant to said Parcel Map No. 31116, construction of a
deceleration/right turn only lane to the Hotel parcel is pending evaluation and
negotiation between CP Development La Quinta LLC and the City of La Quinta.
2) Seeley Drive — Non -Conforming Collector Street, 80' ROW.
No additional street widening of Seeley Drive from Washington Street to Miles
Avenue to its ultimate 56-foot width pursuant to Conditions of Approval for
Parcel Map No. 31116.
17. A Traffic Analysis required for this site development permit has determined that the
traffic signal conditioned of Parcel Map No. 31116 will be required at project
opening. Therefore, the applicant shall not be granted Certificate of Occupancy until
said traffic signal is operational as required by the City Engineer.
18. The applicant is conditioned to provide a heavy maintenance vehicle access road as
approved by the Coachella Valley Water District and the City Engineer for access to
the Coachella Valley Storm Water Channel to the south of the Site Development
Permit site.
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PLANNING COMMISSION RESOLUTION 2007-032
CONDITIONS OF APPROVAL - FINAL
SITE DEVELOPMENT PERMIT 2007-887
EISENHOWER MEDICAL CENTER
ADOPTED: JULY 24, 2007
PARKING LOTS AND ACCESS POINTS
19. The design of parking facilities shall conform to LQMC Chapter 9.150 (Parking). In
particular, the following are conditioned with this approval.
A. Accessibility routes to public streets and adjacent development shall be shown
on the Precise Grading Plan.
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. Parking stall lengths shall be according to LQMC Chapter 9.150 and be a
minimum of 17 feet in length with a 2-foot overhang for standard parking
stalls and 18 feet for with a 2-foot overhang handicapped parking stall or as
approved by the City Engineer. One van accessible handicapped parking stall is
required per 8 handicapped parking stalls.
E. Drive aisles between parking stalls shall be a minimum of 26 feet with access
drive aisles to Seeley Drive a minimum of 30 feet as shown on the site plan 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. The applicant shall
construct an ADA accessible path from the proposed Site Development Permit
building to the south side of Seeley Drive.
20. General access points and turning movements of traffic to off site public streets are
limited to the access locations approved for Parcel Map No. 31116, Specific Plan
2001-055, Amendment No. 2 and these conditions of approval.
A. Primary Entry (Seeley Drive, approximately 450 feet east of Washington
Street) — Right turn in and out movements are permitted. Full turn movements
are permitted upon ultimate street improvement construction per City of La
Quinta Plan Set Number 06021 and 06022 and as determined by the City
Engineer.
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PLANNING COMMISSION RESOLUTION 2007-032
CONDITIONS OF APPROVAL - FINAL
SITE DEVELOPMENT PERMIT 2007-887
EISENHOWER MEDICAL CENTER
ADOPTED: JULY 24, 2007
The applicant shall construct two (2) lane striping for a right turn only
movements at the entrance and possible future right turn lane trap striping and
signage as approved by the City Engineer.
B. Secondary Entry (Seeley Drive, approximately 850 feet east of Washington
Street) — Right turn in and out movements are permitted. Left turn movements
in and out are restricted.
The applicant shall construct striping and signing improvements for said left
turn movement restrictions as approved by the City Engineer.
21. 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.
22. 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.
23. 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.
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PLANNING COMMISSION RESOLUTION 2007-032
CONDITIONS OF APPROVAL - FINAL
SITE DEVELOPMENT PERMIT 2007-887
EISENHOWER MEDICAL CENTER
ADOPTED: JULY 24, 2007
24. 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," refers to persons currently certified or licensed to practice their
respective professions in the State of California.
25. 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
the LQMC Section 13.24.040 (Improvement Plans).
26. 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.
PM10 Plan
1"
= 40'
Horizontal
C.
SWPPP
1 "
= 40'
Horizontal
NOTE: A through C to be submitted concurrently.
D. Seeley Drive Off -Site Street Improvements/Signing & Striping Plan *
1 " = 40' Horizontal, 1 " = 4' Vertical
* Per Condition 19 above.
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PLANNING COMMISSION RESOLUTION 2007-032
CONDITIONS OF APPROVAL - FINAL
SITE DEVELOPMENT PERMIT 2007-887
EISENHOWER MEDICAL CENTER
ADOPTED: JULY 24, 2007
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 Signing & Striping and Precise Grading Plans shall show, at a minimum;
Stop Signs, Limit Lines and Legends. Signing and Striping, No Parking Signs, Raised
Pavement Markers (including Blue RPMs at fire hydrants) and Street Name Signs per
Public Works Standard Plans and/or as approved by the Engineering 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 Site Development Plan when it is submitted for plan checking.
In addition to the normal set of improvement plans, an "On -Site Commercial Precise
Grading" plan is required to be submitted for approval by the Building Official,
Planning 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.
27. 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.
28. The applicant shall furnish a complete set of the mylars of all approved improvement
plans on a storage media acceptable to the City Engineer.
29. 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.
GRADING
30. The applicant shall comply with the provisions of LQMC Section 13.24.050 (Grading
Improvements).
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PLANNING COMMISSION RESOLUTION 2007-032
CONDITIONS OF APPROVAL - FINAL
SITE DEVELOPMENT PERMIT 2007-887
EISENHOWER MEDICAL CENTER
ADOPTED: JULY 24, 2007
31, 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.
32. 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 LQMC Chapter 6.16,
(Fugitive Dust Control), and
D. A Best Management Practices report prepared in accordance with LQMC
Sections 8.70.010 and 13.24.170 (NPDES stormwater discharge permit and
Storm Management and Discharge Controls).
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 the Rough Grading Plan 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.
33. 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.
34. Grading within the perimeter setback and parkway areas shall have undulating terrain
and shall conform with the requirements of LQMC Section 9.60.240(F) except as
otherwise modified by this condition requirement. The maximum slope shall not
exceed 3:1 anywhere in the landscape setback area, except for the backslope (i.e.
the slope at the back of the landscape lot) which shall not exceed 2:1 if fully planted
with ground cover. The maximum slope in the first six (6) feet adjacent to the curb
shall not exceed 4:1 when the nearest edge of sidewalk is within six feet (6') of the
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PLANNING COMMISSION RESOLUTION 2007-032
CONDITIONS OF APPROVAL - FINAL
SITE DEVELOPMENT PERMIT 2007-887
EISENHOWER MEDICAL CENTER
ADOPTED: JULY 24, 2007
curb, otherwise the maximum slope within the right of way shall not exceed 3:1 . All
unpaved parkway areas adjacent to the curb shall be depressed one and one-half
inches (1.5") in the first eighteen inches (18") behind the curb.
35. 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
site plan, unless the pad elevations have other requirements imposed elsewhere in
these Conditions of Approval.
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.
36. Prior to any site grading or regrading that will raise or lower any portion of the site by
more than plus or minus five tenths of a foot (0.5') 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.
37. 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
38. Stormwater handling shall conform to the approved hydrology and drainage report for
the Centre Pointe Development, Specific Plan 2001-055 and Amendments No. 1 and
2, and Parcel Map No. 31116 and Storm Drain Improvement Plans, Phase I as
modified for this Site Development Permit. Nuisance water shall be disposed of in an
approved manner.
39. The design of the development shall not cause any increase in flood boundaries,
levels or frequencies in any area outside the development.
40. Storm drainage historically received from adjoining property shall be received and
retained or passed through into the historic downstream drainage relief route.
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PLANNING COMMISSION RESOLUTION 2007-032
CONDITIONS OF APPROVAL - FINAL
SITE DEVELOPMENT PERMIT 2007-887
EISENHOWER MEDICAL CENTER
ADOPTED: JULY 24, 2007
41. 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 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 Parcel Map No. 31116 excepting there from 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 potential obligations. The 100-
year storm water HGL shall be 3 feet below the channel lining and 2 feet below the
Project Storm HGL.
Certificate of Occupancy shall not be permitted for this Site Development Permit until
channel lining for the Coachella Valley Stormwater Channel is installed along Parcel
Map No. 31116 as approved by the Coachella Valley Water District and the City
Engineer.
HTll ITIFS
The applicant shall comply with the provisions of LQMC Section 13.24.110 (Utilities).
42. 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.
43, Existing overhead utility lines within, or adjacent to the proposed development, and
all proposed utilities shall be installed underground.
All existing utility lines attached to joint use 92 KV transmission power poles are
exempt from the requirement to be placed underground.
44. 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.
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PLANNING COMMISSION RESOLUTION 2007-032
CONDITIONS OF APPROVAL - FINAL
SITE DEVELOPMENT PERMIT 2007-887
EISENHOWER MEDICAL CENTER
ADOPTED: JULY 24, 2007
The applicant shall provide certified reports of all utility trench compaction for
approval by the City Engineer. Additionally, grease traps and the maintenance thereof
shall be located as to not conflict with access aisles/entrances.
LANDSCAPE AND IRRIGATION
45. The applicant shall comply with LQMC Sections 13.24.130 (Landscaping Setbacks)
& 13.24.140 (Landscaping Plans).
46. The applicant shall provide for the perpetual maintenance of all landscaping along
Washington Street and Seeley Drive as required by LQMC Section 9.100.040 and
requirements of the Development Agreement and Disposition and Development
Agreement for the Centre Pointe Development including Amendments and applicable
Amendments to the Purchase and Sale Contract.
47. The applicant shall provide landscaping in the required setbacks, retention basins,
common lots and park areas.
48. Landscape and irrigation plans for landscaped lots and setbacks, medians, retention
basins, and parks shall be signed and stamped by a licensed landscape architect.
49. 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 Planning Director prior to issuance of the first
building permit. An application for Final Landscape Plan Check shall be submitted to
the Planning 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 the Coachella Valley Water
District and Riverside County Agriculture Commissioner prior to submittal of the final
plans to the Planning Department.
The applicant shall submit the landscape plans for approval by the Planning
Department and green sheet sign off by the Public Works Department. Landscape
plans for landscaped median on public streets shall be approved by the both the
Planning Director and the City Engineer. Where City Engineer approval is not required,
the applicant shall submit for a green sheet approval by the Public Works
Department.
NOTE: Plans are not approved for construction until signed by both the Planning
Director and/or the City Engineer.
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PLANNING COMMISSION RESOLUTION 2007-032
CONDITIONS OF APPROVAL - FINAL
SITE DEVELOPMENT PERMIT 2007-887
EISENHOWER MEDICAL CENTER
ADOPTED: JULY 24, 2007
50. Landscape areas shall have permanent irrigation improvements meeting the
requirements of the Planning Director. Use of lawn areas shall be minimized with no
lawn, or spray irrigation, being placed within 18 inches of curbs along public streets.
51. 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`" 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.
52. Along Washington Street frontage and the Whitewater Storm Channel to the well
site, evenly spaced Date Palm Trees with canopy trees planted between them shall
be provided. A view corridor shall be maintained along the storm channel. A hedge
of shrubs adjacent to Washington Street and Seeley Drive, if berming is not
adequate, shall be provided adjacent to the parking lot edge adjacent to public streets
to screen cars from street view.
53. The turf adjacent to the building entry/drop-off area shall be removed and replaced
with shrubs and ground cover, and hardscape (next to seat wall).
QUALITY ASSURANCE
54. The applicant shall employ construction quality -assurance measures that meet with
the approval of the City Engineer.
55. 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.
56. 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.
57. 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
approved mylars previously submitted to the City, revised to reflect the as -built
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PLANNING COMMISSION RESOLUTION 2007-032
CONDITIONS OF APPROVAL - FINAL
SITE DEVELOPMENT PERMIT 2007-887
EISENHOWER MEDICAL CENTER
ADOPTED: JULY 24, 2007
conditions. The applicant shall have all approved mylars previously submitted to the
City, revised to reflect the as -built conditions. However, if subsequent approved
revisions have been approved by the City Engineer and reflect said "As -Built"
conditions, the Engineer Of Record may submit a letter attesting to said fact to the
City Engineer in lieu of mylar submittal.
MAINTENANCE
58. The applicant shall comply with the provisions of LQMC Section 13.24.160
(Maintenance).
59. 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
60. The applicant shall comply with the provisions of LQMC Section 13.24.180 (Fees
and Deposits). 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.
61. 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)•
MISCELLANEOUS
62. Signs shall be approved as part of a sign program under a separate submittal.
63. The flagpole height shall not exceed 45'.
64. All applicable conditions and requirements of the Disposition and Development
Agreement (DDA) and Development Agreement (DA) for Centre Pointe shall be
complied with prior to issuance of a building permit or as determined by the Planning
Director.
65. Parking lot lights shall be dimmed (or turned off in areas where safety is not
compromised) within one hour of closing. Dimmed lights shall be at a level to
maintain safety.
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PLANNING COMMISSION RESOLUTION 2007-032
CONDITIONS OF APPROVAL - FINAL
SITE DEVELOPMENT PERMIT 2007-887
EISENHOWER MEDICAL CENTER
ADOPTED: JULY 24, 2007
66. East of the loading zone, the "pointed" end of the adjacent planter shall be cut back
to allow easier truck exiting to the east.
67. Provide some carports in the parking lot area west of the building. These may be
relocated or additional carports.
68. Within the large landscape area, located between the driveways abutting Seeley
Drive, provide seating convenient to the adjacent parking lot to the south.
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