PC Resolution 2011-015PLANNING COMMISSION RESOLUTION 2011-015
A RESOLUTION OF THE PLANNING COMMISSION OF THE
CITY OF LA QUINTA, CALIFORNIA, APPROVING A
VILLAGE USE PERMIT TO CONSTRUCT AN 8,752
SQUARE FOOT VETERINARY OFFICE
CASE NO: VILLAGE USE PERMIT 2008-042
APPLICANT: DR. KATHRYN CARLSON, VILLAGE PARK ANIMAL HOSPITAL
WHEREAS, the Planning Commission of the City of La Quinta,
California did, on the 27" day of September, 2011, hold a duly -noticed Public
Hearing to, consider a request by Dr. Kathryn Carlson, Village Park Animal Hospital,
for approval of architectural, site, and landscaping plans for an 8,752 square foot
veterinary office, located at 51230 Eisenhower Drive, more particularly described
as:
LOTS 9, 10, 11, & 12 ELK 128 MB 018/082 SANTA CARMELITA AT
VALE LA QUINTA NO 14, APN 773-072-019
WHEREAS, said Village Use Permit has complied with the
requirements of "The Rules to Implement the California Environmental Quality Act
of 1970" as amended (Resolution 83-63) in that the La Quinta Planning
Department has reviewed this project in compliance with the requirements of the
California Environmental Quality Act of 1970, as amended. The La Quinta Planning
Department has determined that this project is exempt from environmental review
pursuant to Section 15332 (Class 32) of the California Environmental Quality Act
in that the proposed project is less than five acres and is consistent with existing
General Plan policies and Zoning regulations; and
WHEREAS, the Architecture and Landscape Review Committee of the
City of La Quinta, California, did, on the 2nd day of December, 2009, hold a public
meeting to review and discuss architecture, site, and landscape plans, with the
minutes of said meeting being included in the staff report for consideration by the
Planning Commission; 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 Village Use Permit:
1. Consistency with the General Plan - The proposed Village Use Permit
2008-042 is consistent with the La Quinta General Plan, as it proposes a
Planning Commission Resolution 2011-015
Village Use Permit 2008-042
Village Park Animal Hospital
September 27, 2011
veterinary hospital which is consistent with the General Plan designation
for VC (Village Commercial) development.
2. Consistency with the Zoning Code- The proposed Village Use Permit is
consistent with the requirements of the La Quinta Zoning Code, in that it
will provide uses consistent with those permitted in the Village
Commercial district, and meets the standards of this district.
3. Compliance with the California Environmental Quality Act (CEQA) - The
proposed Village Use Permit complies with the requirements of the "Rules
to Implement the California Environmental Quality Act of 1970," as
amended (City Council Resolution 83-63), insofar as it has been
determined that the project is exempt from CEQA review under Section
15332, Infill Development.
4. Architectural Design — The architectural design aspects of the proposed
project provides interest through use of varied building design treatments
and details which will be compatible with, and not detrimental to,
surrounding development, and with the overall design quality prevalent in
the City. The Mission Contemporary architectural style and layout of the
project site is compatible with the surrounding land uses and complies
with the Village Design Guidelines. Architectural elements such as a
traditional three -tone clay tile roof supported by treated and stained
wooden beams, tiered massing, varying rooflines, and decorative
wrought -iron fencing and railings enhance the architectural style of the
project by providing an appropriate articulation, while also enhancing
distinction of the project design from the surrounding structures.
5. Site Design - The site design aspects of the proposed project, as
conditioned, will be compatible with, and not detrimental to, surrounding
development, and with the overall design quality prevalent in the City, in
terms of interior circulation, pedestrian access, and other related site
design elements . such as scale, mass, and appearance. The project is
readily accessible to pedestrians, bicyclists, golf carts, and vehicles,
providing multi -modal access.
6. Landscape Design - The proposed project is consistent with the City's
landscaping standards of the General Plan and Municipal Code. The use
of the plant palette in the landscape plans properly reflects the Mission
Planning Commission Resolution 2011-015
Village Use Permit 2008-042
Village Park Animal Hospital
September 27, 2011
architectural style, while providing sufficient screening and accents
around the project site, including the parking lot areas, pedestrian
circulation areas, and outdoor use areas.
7. Health and Safety - Approval of the proposed Village Use Permit will not
create conditions materially detrimental to the public health, safety and
general welfare, nor injurious to or incompatible with other properties or
land uses in the vicinity, insofar as adjacent properties are in the Village
Commercial district.
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 the Planning Commission does hereby approve Village Use Permit
2008-042, 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 271h day of September, 2011 by the
following vote, to wit:
AYES: Commissioners Barrows, Weber, Wilkinson, Wright, and Chairman
Alderson.
NOES: None
ABSENT: None
ABSTAIN: None
ED ALDERSON, Chairman
City of La Quinta, California
Planning Commission Resolution 2011-015
Village Use Permit 2008-042
Village Park Animal Hospital
September 27, 2011
ATTEST:
EES JWNSON, Planning Director
City of La Quinta, California
PLANNING COMMISSION RESOLUTION 2011-015
CONDITIONS OF APPROVAL- FINAL
VILLAGE USE PERMIT 08-042
VILLAGE PARK ANIMAL HOSPITAL
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 Village
Use 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 Village Use Permit shall comply with the requirements and standards of
the La Quinta Municipal Code ("LQMC"), Village Use Permit VUP 08-042,
Right of Way Vacation ROW 2008-016, and Development Agreement DA
1 1-022.
The City of La Quinta's Municipal Code can be accessed on the City's Web
Site at www.la-guinta.org.
3. This Village Use Permit approval shall expire on September 27, 2013, two
years after its effective date, pursuant to Section 9.200.060 (C) of the
Zoning Code, unless extended pursuant to the provisions of Section
9.200.080.
4. It is understood by the Applicant that the Village Animal Hospital has
formally requested to enter into a Development Agreement (DA 2011-042)
for the purpose of providing compensation via in -lieu fees for the parking
shortage associated with this approval. It is also understood that the
applicant has requested a vacation of a portion of public right of way (ROW
08-016) in order to accommodate the project. This Village Use Permit shall
not be effective unless and until both the Right of Way Vacation and
Development Agreement have been approved by the City Council and
recorded; the applicant further understands that the City Council may choose
to reject entering the Development Agreement or modify its contents. While
this approval will not be effective until such time as a Development
Agreement may become effective, the time limits associated with approval
of VUP 2008-042 shall be in effect with respect to expiration, as stated
under Condition #3.
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5. 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:
• Riverside County Fire Marshal
• Public Works Department (Grading Permit, Green Sheet (Public Works
Clearance) for Building Permits, Water Quality Management Plan (WQMP)
Exemption Form - Whitewater River Region, Improvement Permit)
• Planning Department
• Riverside Co. Environmental Health Department
• Desert Sands Unified School District (DSUSD)
• Coachella Valley Water District (CVWD)
• Imperial Irrigation District (IID)
California Regional Water Quality Control Board (CRWQCB)
• State Water Resources Control Board
• SunLine Transit Agency (SunLine)
• South Coast Air Quality Management District Coachella Valley
(SCAQMD)
The applicant is responsible for all requirements of thepermits and/or
clearances from the above listed agencies. When these requirements include
approval of improvement plans, the applicant shall furnish proof of such
approvals when submitting those improvements plans for City approval.
6. The applicant shall comply with applicable provisions of the City's NPDES
stormwater discharge permit, LQMC Sections 8.70.010 at seq. (Stormwater
Management and Discharge Controls), and 13.24.170 (Clean Air/Clean
Water); Riverside County Ordinance No. 457; the California Regional Water
Quality Control Board - Colorado River Basin Region Board Order No. R7-
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2008-0001 and the State Water Resources Control Board's Order No. 2009-
0009-DWQ and Order No. 2010-0014-DWQ.
A. For construction activities including clearing, grading or excavation of
land, the Permitee may be required to submit a Storm Water Pollution
Protection Plan ("SWPPP") to the State Water Resources Control
Board if required by the Building Official.
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 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.
C. The applicant's SWPPP shall include provisions for all of the following
Best Management Practices ("BMPs") (LQMC Section 8.70.020
(Definitions)):
1) Temporary Soil Stabilization (erosion control).
2) Temporary Sediment Control.
3) Wind Erosion Control.
4) Tracking Control.
5) Non -Storm Water Management.
6) Waste Management and Materials Pollution Control.
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 SWPPP and BMPs shall remain in effect for the entire duration of
project construction until all improvements are completed and
accepted by the City Council.
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G. The inclusion -in the Master HOA Conditions, Covenants, and
Restrictions (CC&Rs), a requirement for the perpetual maintenance and
operation of all post -construction BMPs as required.
7. 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).
8. Approval of this Village Use 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.
9. Developer shall submit a cash deposit- to the City to cover the costs and
actual attorney's fees incurred by the City Attorney to review, negotiate
and/or modify any documents or instruments required by these conditions, if
Developer requests that the City modify or revise any documents or
instruments prepared initially by the City to effect these conditions. This
obligation shall be paid prior to any review and any remaining deposit will be
returned to the Developer.
10. Developer shall submit a cash deposit to the City to cover the costs and
actual consultant's fees incurred by the City for engineering and/or surveying
consultants to review and/or modify any documents or instruments required
by this project. This obligation shall be paid prior to any review and any
remaining deposit will be returned to the Developer.
PROPERTY RIG
11. 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 or other agreements as approved by the City Engineer.
Pursuant to the aforementioned, the applicant shall submit and execute an
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"AUTHORIZATION TO REMOVE GRAFFITI FROM PRIVATE PROPERTY" form
located at the Public Works Department Counter prior to Certificate of
Occupancy.
12. Pursuant to the aforementioned condition, conferred rights shall include
approvals from the master developer or the HOA over easements and other
property rights necessary for construction and proper functioning of the
proposed development not limited to access rights over proposed and/or
existing private streets that access public streets and open space/drainage
facilities of the master development.
13. The applicant shall offer for dedication 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.
14. The public street right-of-way offers for dedication required for this
development include:
A. PUBLIC STREETS
1) Eisenhower Drive (Primary Arterial, 100' ROW) — No additional
right of way is required from the standard 50 feet from the
centerline of Eisenhower Drive for a total 100-foot ultimate
developed right of way.
21 Avenida Martinez (Local Street, 60' ROW) — No additional right
of way dedication is required for the standard 30 feet from the
centerline of Avenida Martinez for a total 60-foot ultimate
developed right of way.
3) Avenida Montezuma (Modified Local Street (One Way), 80'
ROW) — No additional right of way dedication is required for the
standard 40 feet from the centerline of Avenida Montezuma for
a total 80-foot ultimate developed right of way.
15. When the City Engineer determines that access rights to the proposed street
rights -of -way shown on the approved Village Use Permit site plan are
necessary prior to the certificate of occupany, the applicant shall grant the
necessary rights -of -way within 60 days of a written request by the City.
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16. 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 shown on the Village Use
Permit.
17. Direct vehicular access to Eisenhower Drive, Avenida Montezuma, and
Avenida Martinez is restricted, except for those access points identified on
the conceptual grading plan of the Village Animal Park for the Village Use
Permit, or as otherwise conditioned in these conditions of approval.
18. 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.
19. The applicant shall cause no easement to be granted, or recorded, over any
portion of the subject property between the date of approval of this Village
Use Permit and the date of final acceptance of the on -site and off -site
improvements for this Village Use Permit, unless such easement is approved
by the City Engineer.
20. This project relies on the vacation of current city right-of-way. Right-of-way
vacation is on the northeast corner of Eisenhower Drive and Avenida
Montezuma as shown on the Village Animal Park Conceptual Grading Plan.
This right-of-way vacation must be completed prior to any additional
discretionary City permits.
STREET AND TRAFFIC IMPROVEMENTS
21. 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.
22. Streets shall have vertical curbs or other approved curb configurations that
will convey water without ponding, and provide lateral containment of dust
and residue during street sweeping operations. If a wedge or rolled curb
design is approved, the lip at the flowline shall be near vertical with a 1 /8"
batter and a minimum height of OX. Unused curb cuts on any lot shall be
restored to standard curb height prior to final inspection of permanent
building(s) on the lot.
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23. The applicant shall construct the following street improvements to conform
with the General Plan (street type noted in parentheses.)
A. OFF -SITE STREETS
1) Eisenhower Drive (Primary Arterial, 100' ROW):
No additional right of way is required from the standard 50
feet from the centerline of Eisenhower Drive for a total
100-foot ultimate developed right of way. Additionally, the
developer shall dedicate sufficient right of way for the
construction of a future traffic signal at the intersection of
Eisenhower Drive and Avenida Montezuma. The City will
design a preliminary traffic signal layout that may require a
portion of the Right -Of -Way that is requested to be
vacated.
Other required improvements in the Eisenhower Drive right-
of-way and/or adjacent landscape setback area include:
a. All appurtenant components such as, but not limited to:
curb, gutter, traffic control striping, signs, sidewalk,
installing curb ramps, and removing curb ramps
2) Avenida Montezuma (Modified Local Street (One Way), 80'
ROW):
No additional right of way dedication is required for the
standard 40 feet from the centerline of Avenida
Montezuma for a total 80-foot ultimate developed right of
way. Additionally, the developer shall dedicate sufficient
right of way for the construction of a future traffic signal at
the intersection of Eisenhower Drive and Avenida
Montezuma. The City will design a preliminary traffic signal
layout that may require a portion of the Right -Of -Way that
is requested to be vacated.
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Other required improvements in the Avenida Montezuma
right-of-way and/or adjacent landscape setback area
include:
a. All appurtenant components such as, but not limited to:
curb, gutter, traffic control striping, legends, signs,
sidewalk, catch basin, driveways, installing curb ramps,
and removing curb ramps
3) Avenida Martinez (Local Street, 60' ROW):
No additional widening on the south side of the street
along all frontage adjacent to the Village Use Permit
boundary is required as specified in the General Plan and
the requirements of these conditions. Rehabilitate and/or
reconstruct existing roadway pavement as necessary to
augment and convert it from a rural county -road design
standard to La Quinta's urban arterial design standard.
Other required improvements in the Avenida Martinez right-
of-way and/or adjacent landscape setback area include:
a. All appurtenant components such as, but not limited
to: curb, gutter, traffic control striping, signs,
sidewalk, catch basin, driveways, installing curb
ramps, and removing curb ramps
The applicant shall extend improvements beyond the project boundaries to
ensure they safely integrate with existing improvements (e.g., grading; traffic
control devices and transitions in alignment, elevation or dimensions of
streets and sidewalks).
24. General access points and turning movements of traffic are limited to the
proposed access driveways on Avenida Montezuma and Avenida Martinez.
Right turn in and right turn out movements are permitted on Avenida
Montezuma. All turn movements are permitted on Avenida Martinez.
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PARKING LOTS and ACCESS POINTS
25. The design of parking facilities shall conform to LQMC Chapter 9.150 and in
particular the following:
A. The parking stall and aisle widths and the double hairpin stripe parking
stall design shall conform to LQMC Chapter 9.150.
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
evaluate ADA accessibility issues.
D. Accessibility routes to public streets and adjacent development shall
be shown on the Precise Grading Plan.
E. 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 with a 2-foot overhang for handicapped
parking stall or as approved by the City Engineer. One van accessible
handicapped parking stall is required per 8 handicapped parking stalls.
F. Drive aisles between parking stalls shall be a minimum of 16 feet with
access drive aisles to Public Streets a minimum of 20 feet as shown
on the Village Use Permit 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.
26. The applicant shall design pavement sections using CalTrans' design
procedure for 20-year life pavement, and the site -specific data for soil
strength and anticipated traffic loading (including construction traffic).
Minimum structural sections shall be as follows:
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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.
27. 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.
28. 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 engineers registered in
California.
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.
29. 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 LQMC Section 13.24.040 (Improvement Plans).
30. 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.
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A. On -Site Rough Grading Plan (Optional) 1 " = 40'
Horizontal
B. Precise Grading Plan (Commercial Development) 1" = 20'
Horizontal
C.
D.
E.
F.
The Precise Grading plan shall include: Storm Drain/Underground
Retention.
On -Site Sewer and Water Plan
PM 10 Plan
WQMP
1 " = 30' Horizontal
1 " = 40' Horizontal
(Plan submitted in Report Form)
Off -Site Street Improvement/Storm Drain Plan/ Sidewalk
1 " = 40' Horizontal, 1 " = 4' Vertical
G. Off -Site Signing & Striping Plan 1 " = 40' Horizontal
The Off -Site street improvement plans shall have separate plan sheet(s)
(drawn at 20 scale) that show the meandering sidewalk, mounding, and
berming design in the combined parkway and landscape setback area.
NOTE: A through G 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.
All Off -Site Plan & Profile Street Plans and Signing & Striping Plans shall
show all existing improvements for a distance of at least 200-feet beyond
the project limits, or a distance sufficient to show any required design
transitions.
Precise grading plans shall normally include all on -site surface improvements
including but not limited to finish grades for curbs & gutters, sidewalks,
building floor elevations, wall elevations, parking lot improvements, ADA
requirements, stop signs, limit lines, and legends, no parking signs, raised
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pavement markers, and street name signs per Public Works Standard Plans
and/or as approved by the Engineering Department.
"Rough Grading" plans shall normally include perimeter walls with Top Of
Wall & Top Of Footing elevations shown. All footings shall have a minimum
of 1-foot of cover, or sufficient cover to clear any adjacent obstructions.
The applicant shall prepare an accessibility assessment on a marked up print
of the building floor plan identifying every building egress and notes the
current 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 Public Works Department in conjunction with the Site
Development Plan when it is submitted for plan checking.
In addition to the normal set of improvement plans, a "Site Development"
plan is required to be submitted for approval by the Building Official, Planning
Director and the City Engineer.
"Site Development" plans shall normally include all on -site surface
improvements including but not limited to finish grades for curbs & gutters,
building floor elevations, wall elevations, parking lot improvements and ADA
requirements.
31. The City maintains standard plans, detail sheets and/or construction notes
for elements of construction which can be accessed via the "Plans, Notes
and Design Guidance" section of the Public Works Department at the City
website (www.la-guinta.org). Please navigate to the Public Works
Department home page and look for the Standard Drawings hyperlink.
32. The applicant shall furnish a complete set of all approved improvement plans
on a storage media acceptable to the City Engineer (currently mylars).
33. Upon completion of construction, and prior to final acceptance of the
improvements by the City, 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" 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 conditions. The applicant shall employ or retain the Engineer Of Record
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during the construction phase of the project so that the FOR can make site
visits in support of preparing "Record Drawing". However, if subsequent
approved revisions have been approved by the City Engineer and reflect said
"Record Drawing" conditions, the Engineer Of Record may submit a letter
attesting to said fact to the City Engineer in lieu of mylar submittal.
IMPROVEMENT SECURITY AGREEMENTS
34, Prior to constructing any off -site improvements, the developer shall deposit
securities in accordance with Engineering Bulletin 09-02 or as approved by
the City Engineer.
35. Improvements to be made, or agreed to be made, shall include the removal
of any existing structures or other obstructions which are not a part of the
proposed improvements.
36. Depending on the timing of the development of this Village Use Permit, and
the status of the off -site improvements at the time, the applicant may be
required to:
A. Construct certain off -site improvements.
B. Construct additional off -site improvements, subject to the
reimbursement of its costs by others.
C. Reimburse others for those improvements previously constructed that
are considered to be an obligation of this entitlement.
D. Secure the costs for future improvements that are to be made by
others.
E. To agree to any combination of these actions, as the City may require.
In the event that any of the improvements required for this development are
constructed by the City, the applicant shall reimburse the City for the costs
of such improvements.
37. 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
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building inspections, withhold other approvals related to the development of
the project, or call upon the surety to complete the improvements.
GRADING
38. The applicant shall comply with the provisions of LQMC Section 13.24.050
(Grading Improvements).
39. 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.
40. 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 civil engineer registered in the State of
California,
B. A preliminary geotechnical ("soils") report prepared by an engineer
registered in the State of California,
C. A Fugitive Dust Control Plan prepared in accordance with LQMC
Chapter 6.16, (Fugitive Dust Control),
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),
and
E. WQMP prepared by an engineer registered in the State of California.
All grading shall conform with the recommendations contained in the
Preliminary Soils Report, and shall be certified as being adequate by
soils engineer, or engineering geologist registered in the State of
California.
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. Additionally, the applicant shall
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replenish said security if expended by the City of La Quinta to comply
with the Plan as required by the City Engineer.
41. 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.
42. 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. The maximum
slope shall not exceed 3:1 anywhere in the landscape setback area, except
for the backslope (i.e. the slope at the back of the landscape lot) which shall
not exceed 2:1 if fully planted with ground cover. The maximum slope in
the first six (6) feet adjacent to the curb shall not exceed 4:1 when the
nearest edge of sidewalk is within six feet (61 of the curb, otherwise the
maximum slope within the right of way shall not exceed 3:1. All unpaved
parkway areas adjacent to the curb shall be depressed one and one-half
inches (1.5") in the first eighteen inches (18") behind the curb.
43. 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
44. Nuisance water shall be retained onsite and disposed of via an underground
percolation improvement approved by the City Engineer.
45. The applicant shall comply with the provisions of LQMC Section 13.24.120
(Drainage), Retention Basin Design Criteria, Engineering Bulletin No. 06-16 -
Hydrology Report with Preliminary Hydraulic Report Criteria for Storm Drain
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Systems and Engineering Bulletin No. 06-015 - Underground Retention Basin
Design Requirements. 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 design storm shall be either
the 1 hour, 3 hour, 6 hour or 24 hour event producing the greatest total run
off.
46. 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.
47. In design of retention facilities, the maximum percolation rate shall be two
inches per hour. The percolation rate will be considered to be zero unless
the applicant provides site specific data indicating otherwise and as approved
by the City Engineer.
48. The design of the development shall not cause any increase in flood
boundaries and levels in any area outside the development.
49. 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.
50. Storm drainage historically received from adjoining property shall be received
and retained or passed through into the historic downstream drainage relief
route.
51. The applicant shall comply with applicable provisions for post construction
runoff per the City's NPDES stormwater discharge permit, LQMC Sections
8.70.010 at seq. (Stormwater Management and Discharge Controls), and
13.24.170 (Clean Air/Clean Water); Riverside County Ordinance No. 457;
and the California Regional Water Quality Control Board — Colorado River
Basin (CRWQCB-CRB) Region Board Order No. R7-2008-001.
A. For post -construction urban runoff from New Development and
Redevelopments Projects, the applicant shall implement requirements
of the NPDES permit for the design, construction and perpetual
operation and maintenance of BMPs per the approved Water Quality
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Management Plan (WQMP) for the project as required by the California
Regional Water Quality Control Board — Colorado River Basin
(CRWQCB-CRB) Region Board Order No. R7-2008-001.
B. The applicant shall implement the WQMP Design Standards per
(CRWQCB-CRB) Region Board Order No. R7-2008-001 utilizing BMPs
approved by the City Engineer. A project specific WQMP shall be
provided which incorporates Site Design and Treatment BMPs utilizing
first flush infiltration as a preferred method of NPDES Permit
Compliance for Whitewater River receiving water, as applicable.
C. The developer shall execute and record a Stormwater
Management/BMP Facilities Agreement that provides for the perpetual
maintenance and operation of stormwater BMPs.
I ITII ITIFS
52. 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.
53. 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.
54. 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. Additionally, grease traps and the
maintenance thereof shall be located as to not conflict with access
aisles/entrances.
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55. The City will conduct final inspections of habitable buildings only when the
buildings have improved street and (if required) sidewalk access to publicly -
maintained streets. The improvements shall include required traffic control
devices, pavement markings and street name signs. If parking construction
in commercial development is initially constructed with partial pavement
thickness, the applicant shall complete the final pavement prior to final
inspections of the building(s) within the development or when directed by
the City, whichever comes first.
56. A smooth finish for the building shall be used rather than sand finish.
SCREENING AND OUTDOOR LIGHTING
57. All rooftop mechanical equipment shall be completely screened from view.
Utility transformers and other ground mounted mechanical equipment shall
be fully screened by screening walls or landscaping, and painted to match
the adjacent buildings.
58. Exterior lighting shall be consistent with Section 9.100.150 (Outdoor
Lighting) of the La Quinta Municipal Code. All freestanding lighting shall not
exceed 20 feet in height, shall be fitted with a visor or bulb refractor if
deemed necessary by staff, and shall be turned off or reduced to a level
deemed appropriate during night time hours by the Planning Director.
LANDSCAPE AND IRRIGATION
59. The applicant shall comply with LQMC Sections 13.24.130 (Landscaping
Setbacks), 13.24.140 (Landscaping Plans), and 8.13 (Water Efficient
Landscape).
60. The applicant shall provide landscaping in the required setbacks, retention
basins, common lots, park areas, and perimeter areas.
61. Landscape and irrigation plans for landscaped lots, perimeter areas,
setbacks, and retention basins shall be signed and stamped by a licensed
landscape architect.
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62. The applicant shall submit final landscape plans for review, processing and
approval to the Planning Department, in accordance with the Final Landscape
Plan (FLP) application process. Planning Director approval of the final
landscape plans is required prior to issuance of the first building permit
unless the Planning Director determines extenuating circumstances exist
which justify an alternative processing schedule.
When plan checking has been completed by the Planning Department, the
applicant shall obtain the signatures of CVWD and the Riverside County
Agricultural Commissioner, prior to re -submittal for signature by the Planning
Director. Final plans shall include all landscaping associated with this project.
NOTE: Plans are not approved for construction until signed by the Planning
Director and/or the City Engineer.
63. 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 24 inches of curbs
along public streets.
64. 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" latest edition, in the design and/or installation of
all landscaping and appurtenances abutting and within the private and public
street right-of-way.
65. Final field inspection of all landscaping materials, including all vegetation,
hardscape and irrigation systems is required by the Planning Department
prior to final project sign -off by the Planning Department. Prior to any field
inspection, written verification by the project's landscape architect of record
stating that all vegetation, hardscape and irrigation systems have been
installed in accordance with the approved final landscape plans shall be
submitted to the Planning Department.
66. The size of the trees in the parking lot shall be increased to 36- from 24-inch
(minimum diameter calipers) boxes in the landscaping area.
67. Add additional dog relief area into the landscaping someplace for waiting
animal patients.
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68. The landscaping plan shall replace Fruitless Olive trees with Palo Verde trees.
MAINTENANCE
69. The applicant shall comply with the provisions of LQMC Section 13.24.160
(Maintenance).
70. The applicant shall make provisions for the continuous and perpetual
maintenance of perimeter landscaping up to the curb, access drives,
sidewalks, and stormwater BMPs.
FEES AND DEPOSITS
71. 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.
72. Applicant shall pay the fees as required by the Desert Sands Unified School
District, as in effect at the time requests for building permits are submitted.
FIRE DEPARTMENT
73. Approved accessible on -site super fire hydrants shall be located not to
exceed 400 feet apart in any direction. Any portion of the facility or of an
exterior wall of the first story of the building shall not be located more than
150 feet from fire apparatus access roads as measured by an approved route
around the complex, exterior of the facility or building.
74. All Fire Department Appliances such as, FDCs and PIVs shall be located on
the front access side of the building. PIV and FDC appliances shall not less
than 40' from the building and within 50' of an approved roadway and no
more than 200' from an approved hydrant.
75. Install a complete commercial fire sprinkler system (per NFPA 13). Fire
sprinkler system(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
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support the additional weight of the sprinkler system. All fire sprinkler risers
shall be protected from any physical damage.
76. 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.
77. An approved Fire Department access key lock box shall be installed next to
the approved Fire Department access door to the building. Required order
forms and installation standards may be obtained at the Fire Department.
78. 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.
79. Install an alarm monitoring system for fire sprinkler system(s) with 20 or
more heads, along with current permit fees, to the Fire Department for
review and approval prior to installation.
80. No hazardous materials shall be stored and/or used within the building,
which exceeds quantities listed in 2010 CBC. No class I, II or IIIA of
combustible/flammable liquid shall be used in any amount in the building.
81. Exit designs, exit signs, door hardware, exit markers, exit doors, and exit
path marking shall be installed per the 2010 California Building Code.
82. Electrical room doors if applicable shall be posted "ELECTRICAL ROOM" on
outside of door.
83. Fire Alarm Control Panel room doors if applicable shall be posted "FACP" on
outside of door.
84. Fire Riser Sprinkler room doors if applicable shall be posted "Fire Riser" on
outside of door.
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85. Roof Access room door if applicable shall be posted "Roof Access" on
outside of door.
86. Access shall be provided to all mechanical equipment located on the roof as
required by the Mechanical Code.
87. 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, 2010 CMC.
88. Blue dot retro-reflectors pavement markers on private streets, public streets
and driveways to indicated location of the fire hydrant. 06-05 (located at
www.rvcfire.org)
89. Fire Apparatus access road shall be in compliance with the Riverside County
Fire Department Standard number 06-05 (located at www.rvcfire.org).
Access lanes will not have an up, or downgrade of more than 15%. Access
roads shall have an unobstructed vertical clearance not less than 13 feet and
6 inches. Access lanes will be designed to withstand the weight of 60
thousand pounds over 2 axles. Access will have a turning radius capable of
accommodating fire apparatus. Access lane shall be constructed with a
surface so as to provide all weather driving capabilities.
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