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2012 02 28 PCCity of La Quinta Planning Commission Agendas are now available on the City's Web Page @ www.la-guinta.org PLANNING COMMISSION AGENDA A Regular Meeting to be Held at the La Quinta City Hall Council Chamber 78-495'Calle Tampico La Quinta, California FEBRUARY 28, 2012 7:00 P.M. **NOTE** ALL ITEMS NOT CONSIDERED BY 11:00 P.M. WILL BE CONTINUED TO THE NEXT REGULAR MEETING Beginning Resolution 2012-007 Beginning Minute Motion 2012-002 CALL TO ORDER A. Pledge of Allegiance B. Roll Call II. PUBLIC COMMENT This is the time set aside for public comment on any matter not scheduled for public hearing. Please complete a "Request to Speak" form and limit your comments to three minutes. III. CONFIRMATION OF AGENDA IV. CONSENT CALENDAR Approval of the Minutes of the Regular Meeting of February 14, 2012. V. PUBLIC HEARINGS: For all Public Hearings on the Agenda, a completed "Request to Speak" form must be filed with the Executive Secretary prior to the start of the Planning Commission consideration of that item. The Chairman will invite individuals who have requested the opportunity to speak, to come forward at the appropriate time. Any person may submit written comments to the Planning Commission before a public hearing, may appear and be heard in support of, or in opposition to, the approval of the project(s) at the time of the hearing. If you challenge any project(s) in court, you may be limited to raising only those issues you or someone else raised at the public hearing or in written correspondence delivered to the City at, or prior to the public hearing. A. Item ................... ENVIRONMENTAL ASSESSMENT 2011-615, CONDITIONAL USE PERMIT 2011-132, AND SITE DEVELOPMENT PERMIT 2011-919 Applicant........... Lenity Group, LLC Location............ Washington Street, North of Avenue 48 Request ............. Consideration of Development Plans for the La Quinta Memory Care Facility. Action ................. Staff Recommendation for Adoption of Resolutions Recommending Approval, with Conditions - EA 201 1-615 Resolution 2012-, CUP 2011-132 Resolution 2012- and SDP 2011-919 Resolution 2012- VI. BUSINESS ITEMS: VII. CORRESPONDENCE AND WRITTEN MATERIAL: Vill. COMMISSIONER ITEMS: A. Report on City Council meeting of February 21, 2012. B. Commissioner Wright is scheduled to attend the March 6, 2012, City Council meeting. E41111111111111111:1X*]td:i1114rT l X. ADJOURNMENT: This meeting of the Planning Commission will be adjourned to a Regular Meeting to be held on March 13, 2012, at 7:00 p.m. DECLARATION OF POSTING I, Carolyn Walker, Executive Secretary of the City of La Quinta, do hereby declare that the foregoing Agenda for the La Quinta Planning Commission meeting of Tuesday, February 28, 2012 was posted on the outside entry to the Council Chamber, 78-495 Calle Tampico and the bulletin board at the La Quinta Cove Post Office, 51-321 Avenida Bermudas, on Thursday, February 23, 2012. DATED: February 23, 2012 &� 2� CAROLYN WALKER, Executive Secretary City of La Quinta, California Public Notices The La Quinta City Council Chamber, is handicapped accessible. If special equipment is needed for the hearing impaired, please call the City Clerk's office at 777-7123, twenty-four (24) hours in advance of the meeting and accommodations will be made. If special electronic equipment is needed to make presentations to the Planning Commission, arrangements should be made in advance by contacting the City Clerk's office at 777-7123. A one (1) week notice is required. If background material is to be presented to the Planning Commission during a Planning Commission meeting, please be advised that eight (8) copies of all documents, exhibits, etc., must be supplied to the Executive Secretary for distribution. It is requested that this take place prior to the beginning of the 7:00 p.m. meeting. MINUTES PLANNING COMMISSION MEETING A regular meeting held at the La Quinta City Hall 78-495 Calle Tampico, La Quinta, CA February 14, 2012 IV CALL TO ORDER 7:03 p.m. A. A regular meeting of the La Quinta Planning Commission was called to order at 7:03 p.m. by Chairman Alderson. PRESENT: Commissioners Barrows, Chairman Alderson. ABSENT: None Weber, Wilkinson, Wright, and STAFF PRESENT: Planning Director Les Johnson, City Attorney Kathy Jenson, Planning Manager David Sawyer, Principal Engineer Ed Wimmer, Associate Planner Jay Wuu, and Executive Secretary Carolyn Walker. PUBLIC COMMENT: CONFIRMATION OF THE AGENDA: CONSENT CALENDAR: Commissioner Weber noted the following amendment to the minutes of January 24, 2012: Page 14, Paragraph 1, line 3 should read: He commented on the applicant having to share the access point with the Chevron dealership and the difficulties that entails. There being no further comments, or suggestions, it was moved by Commissioners Weber/Barrows to approve the minutes, as amended. Unanimously approved. V. PUBLIC HEARINGS: A. Continued Environmental Assessment 2011-613, Tentative Parcel Map 36421, Conditional Use Permit 201 1-135, and Site Development Permit 201 1-920: a request by the La Quinta Housing Authority & Planning Commission Minutes February 14, 2012 Redevelopment Agency for consideration of rehabilitation and development plans for the Washington Street Apartments located on the southeast corner of Washington Street and Hidden River Road. Associate Planner Wuu presented the staff report, a copy of which is on file in the Planning Department. Chairman Alderson asked if there were any questions of staff. Commissioner Weber asked if the through -units were primarily the new units. Staff responded they were. Commissioner Weber asked if there was anything more that needed to be added to the parking anal`y'sis; even with the addition of the 26 units. Staff responded therb11 as not Commissioner Weber asked if, there v4s a material'"sample of the sheet metal fins Staff said it 1Mwtas 'not included on° the material samples board, but #h eq were included ,on updated slides. General discussion followed oCt,i pilasters, the sheet metal fins and illustratlons'of,the project.„I n Comrtiissioner Weber asked if the main entrance gate would be coming back to the Commission for design finalization. qA Plannt ,g,i,Manager Sawyer'said �there would be a correction of width, but it would not cpme back to"4the Commission. sioner Weber commented about the staff report remarks on bility; as, well as whether the project was being designed to tandard'sand certification. General discussion followed regarding project design versus LEEDs standards/certification; and the emphasis on cost efficiency for the tenants. General discussion followed on the painting of the utility transformers and above -ground mounted equipment; as well as undergrounding the 92KV utility lines. Commissioner Wright asked if Hidden River Road was a private road. IPA Planning Commission Minutes February 14, 2012 Staff responded there are lettered lots defining it and it is private. Chairman Alderson asked if any public comments had been raised since the last meeting. Staff said no. There being no further questions of staff, Chairman Alderson asked if the applicant would like to speak. Mr. Jon McMillen, RSG, 309 West Fourth Street, Santa Ana, CA, 11 Ir. introduced himself and said he was,?riot the architect but would answer the questions about the fins He said, as you are travelling along Washington Street, you will'get the look of fence posts. going by and you will be able to read some kind of Morvement along that edge; to break up the monotony of the long wall. 'The perforated fins are not a single piece of sheet rnetal coming out with sharp edges, but would be bent softly at the edges so that if anybody ,did touch them they would not get cut. Commissioner Weber e6mmented on, the exhibit with the perforated material, which looked si'rriilar,to television pixels, and asked if the pilasters (shown on the]roverhe"' xgxhibit) ,would be made out of that Mr. Mr. McMillen responded to th involved in She Vista, Dunes portion of the project evolved. General discussion followed involves J mcludin`g the extra impact'oKI,If'dture residents. rownish pilasters which were not ut the others, would be made out of earlier LEED discussion saying he was project and explained how the LEED on what LEED standards/certification costs, and paperwork, as well as its Commissioner Wilkinson asked about his previous concerns about vibrations and noise from the suspended air conditioning unit in the chimney area. Mr. McMillen said they would be meeting soon with the Mechanical Heating and Plumbing (MHP) team and would look at the existing conditions and then discuss them with the architect. -3- Planning Commission Minutes February 14, 2012 Commissioner Barrows asked if the fins were straight or angular. Mr. McMillen said they were angular, and did have some form to them as opposed to just a straight fin. Commissioner Weber asked if Mr. McMillen learned anything significant from the Vista Dunes Project that could be applied to this project. Ilia„Iwl',w,;m Mr. McMillen said yes and went system, the thermal chimneys, an carpeting. Commissioner Barrows was, thermal chimneys since she encountered with the ones in ?� Mr. McMillen explalried the electric motor operat&i ,,andii!f dust collecting in the motor had manual cranks with I'll on through lment about the venting surfaces used in place of aboutthe operation of the there were 1some problems Indian Wells nroiect. an Wells project chimneys had an -oblerns.encountered had to do with e Vista'Dunes thermal chimneys all rndles which were cumbersome to be rii'care like a house attic.fan you nically assist the ventilation process I the natural heat that had naturally exhausted by the flip of a fan and e properly. Commissioner, Barro"inns gave anecdotal evidence of her successful experiences with the tliermal chimney concept in her own home. She added there a're challenges with the design, but what has been designed for this project sounds like a potentially very favorable Commission'e'r Wright commented on traffic flow in and out from Hidden River Road on to Washington and how dangerous it had been. He noted since the oleanders had been trimmed, it made a huge difference and in the line of sight. He said the trimming will probably solve the problems we discussed. Chairman Alderson concurred. Planning Commission Minutes February 14, 2012 There being no further questions of staff, or comments from the applicant, Chairman Alderson asked if there was any public comment. There being no public comment, Chairman Alderson closed the public hearing and opened the matter for Commission discussion. Commissioner Weber commented on how well this was designed as well as his concern about pedestrians crossing a six -lane major arterial. He was glad the City addressed each of the issues previously raised by Mr. Bedard. He added he vitas proud of La Quinta for living up to the responsibility of continuing to provide quality low-income housing in spite of the current ecohomic'`impediments. Chairman Alderson stated he would like to make sure the shrubbery would continue to be maintained. Staff responded the property oWhor would"maintain the::shrubbery. There being no further questions or discussion, it was moved and seconded by Commissioners Barrows/Weber to adopt Resolution 2012 003 recommending approval of Environmental Assessment 2011-613'aslbonditioned m the staff, report, -' AYES: Commissioners Barrows, Weber, Wright, ,;and Chairman Alderson. NOES; Commissioner Wilkinson. ABSENT: None.. ABSTAIN: None. G. There bemg';�na further question or discussion, it was moved and seconded by,Commissiol7exs, `Barrows/Wright to adopt Resolution 2012-004 recommerding approval of Tentative Parcel Map 36421 as conditioned in thel staff report. AYES: Commissioners Barrows, Weber, Wright and hairman Alderson. NOES: Commissioner Wilkinson. ABSENT: None. ABSTAIN: None. There ,!,being no, "further questions or discussion, it was moved and seconded',,,',by , Commissioners Barrows/Weber to adopt Resolution 2012-005`recommending approval of Conditional Use Permit 2011- 135 as conditioned in the staff report. AYES: Commissioners Barrows, Weber, Wright, and Chairman Alderson. NOES; Commissioner Wilkinson. ABSENT: None. ABSTAIN: None. There being no further questions or discussion, it was moved and seconded by Commissioners Barrows/Weber to adopt Resolution 2012-006 recommending approval of Site Development Permit 2011 -5- Planning Commission Minutes February 14, 2012 920 as conditioned in the staff report. AYES: Commissioners Barrows, Weber, Wright, and Chairman Alderson. NOES; Commissioner Wilkinson. ABSENT: None. ABSTAIN: None. VI. BUSINESS ITEM: A. None. VII. CORRESPONDENCE AND WRITTEN MATERIA A. None. Vill. COMMISSIONER ITEMS: A. Report of the City Council Meeting of February 7,'2012. B. Commissioner Wilkinson is sch�edule&io!!�rieport back 66, the February 21, 2012, City Council, meeting. C. Chairman Alderson commented, that he; was proud to see that there were four Planning Commissioners in attendance at the Council meeting of February 7`n: D. Commissioner Wright said La Quinta City Museum would be holding an ievent on,,February 17, 2012, from 5:00 to 7:00, which c would inlude discussion on >the History of La Quinta led by some historical figures: Judy Vossler, Tom Kennedy and Barbara Irwin. E: Commissioner Barrows„ invited everyone to join the Wildflower Nature Hike, on the Bear CreekNature Trail, February 18, 2012 at 8:00 a.m. IX: DI A. None. X. ADJOURNMENT: There being no further business, it was moved by Commissioners Wright/Weber to adjourn this regular meeting of the Planning Commission to the next regular meeting to be held on February 28, 2012. This regular meeting was adjourned at 7:48 p.m. on February 14, 2012. Planning Commission Minutes February 14, 2012 Respectfully submitted, Carolyn Walker, Executive Secretary City of La Quinta, California -7- PH #A STAFF REPORT PLANNING COMMISSION DATE: FEBRUARY 28, 2012 CASE NO: ENVIRONMENTAL ASSESSMENT 2011-615 CONDITIONAL USE PERMIT 2011-132 SITE DEVELOPMENT PERMIT 2011-919 APPLICANT: LENITY GROUP, LLC PROPERTY OWNER: JEA SENIOR LIVING ARCHITECT: LENITY GROUP, LLC LANDSCAPE ARCHITECT: LENITY GROUP, LLC ENGINEER: TSD ENGINEERING, INC. REQUEST: CONSIDERATION OF DEVELOPMENT PLANS FOR THE LA QUINTA MEMORY CARE FACILITY LOCATION: WASHINGTON STREET, NORTH OF AVENUE 48 ENVIRONMENTAL CONSIDERATION: 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, IS AN EXISTING URBAN INFILL DEVELOPMENT LOCATED ON A PREVIOUSLY GRADED AND PARTIALLY IMPROVED PARCEL, AND IS CONSISTENT WITH THE CURRENT GENERAL PLAN POLICIES, ZONING REGULATIONS, AND ZONED LAND USE. GENERAL PLAN DESIGNATION: COMMUNITY COMMERCIAL (CC) ZONING DESIGNATION: COMMUNITY COMMERCIAL (CC) P:\Reports - PC\2012\PC_2-28-12\LQ MEMORY CARE FACILITY\i LENITY REPORT.docx Page 1 of 10 SURROUNDING ZONING/LAND USES: NORTH: COMMUNITY COMMERCIAL VACANT, UN -ENTITLED LAND SOUTH: COMMUNITY COMMERCIAL EXISTING RETAIL (WALGREENS) EAST: LOW DENSITY RESIDENTIAL EXISTING RESIDENTIAL COMMUNITY WEST: LOW DENSITY RESIDENTIAL VACANT, UN-ENTITLTED LAND BACKGROUND The La Quinta Memory Care Facility, an approximately 33,000 square foot Alzheimer's/memory care community, is proposed to be located on the east side of Washington Street, north of Avenue 48 (Attachment 1, Sheet A-0). The approximately 3.9-acre project site is currently vacant, with no active entitlements. PROPOSAL Project Overview: The applicant is requesting consideration of the development plans for the La Quinta Memory Care Facility, a 66-bed convalescent home (Attachment 1, Sheet A-1). Located directly to the north of the approximately 4-acre project site is vacant, un- entitled land. An existing single-family residential neighborhood, Lake La Quinta, is located to the east of the project site, across Caleo Bay Drive. Another vacant, un- entitled property is located to the west of the project site, across Washington Street. An existing drug store/pharmacy, Walgreens, is located directly to the south of the project site. The proposed site configuration of the La Quinta Memory Care Facility consists of a single building that contains 66 beds for residents with Alzheimer's disease and other related dementias. In addition to the full-time residents, the facility will also provide adult day care and respite services. A summary of the facility characteristics is as follows (Attachment 1, Sheet A-9): • 38 resident suites (28 double occupancy, 10 single occupancy private units) • Community living/dining areas, activity room, conference room, office space • Commercial kitchen and laundry facilities • Security and communication systems throughout facility P:\Reports - PC\2012\PC_2-28-12\LQ MEMORY CARE FACILITY\t LENITY REPORT.docx Page 2 of 10 Site Design: There are two vehicular access points identified for the proposed facility (Attachment 1, Sheet A-10). Access from the west/south will be from an existing shared driveway connecting to the Walgreens site to the south. Access from the east will be from a driveway on Caleo Bay Drive. This access will serve as the primary access for delivery and service vehicles. Vehicular circulation within the facility consists of a singular drive aisle surrounding the perimeter of the building (Attachment 1, Sheet A-10). The majority of parking stalls for the project are located along this drive aisle, as well as access to the service/delivery area for the building. A total of 55 parking spaces are proposed, including one van space, four ADA-accessible spaces, and 20 covered parking spaces. The illuminated steel carport structures are approximately 7'-6" in height, and will be painted to match the building (Attachment 1, Sheet A-1). The applicant is proposing minimal landscape .lighting throughout the project site (Attachment 1, Sheet A-4). The vehicular drive aisle and parking areas are proposed to be lit with 15-foot tall pole lights (Attachment 1, Sheet A-5). The parking lamps are 100-watt metal halide lamps that are shielded and directed downward. Also included with this proposal are plans for common areas and amenities (Attachment 1, Sheet A-2). These areas include a shaded community courtyard patio area accessible from within the building, and a landscaped garden area to the north of the building (Attachment 1, Sheet A-11). A small water feature within the community courtyard is proposed (Attachment 1, Sheet A-3). The feature incorporates a staggered column rock fountain and a concealed basin covered with pebbles. The landscaped garden area includes meandering decomposed granite walking paths and seating rocks (Attachment 1, Sheet A-2). Architectural Design: Included with this proposal are architectural plans for the main building, which has been designed to reflect a Desert Southwestern theme (Attachment 1, Sheet A-6). This includes architectural elements such as the use of stucco as the primary exterior building material, the use of clay S-tile roofing, and incorporating shades of tan and beige with brown accents. Additionally, patio covers, stacked stone, and other design elements provide architectural articulation to the various building facades. The main building incorporates a single roofline, with the height of the building, averaging approximately 17'-7" in height at the ridgeline, and a roof peak of approximately 22 feet. Including all units, interior circulation areas, and ancillary uses, the main building for the La Quinta Memory Care Facility totals approximately 33,000 square feet (Attachment 1, Sheet A-9). PAReports - PC\2012\PC_2-28-12\LQ MEMORY CARE FACILITY\1 LENITY REPORT.docx Page 3 of 10 Landscaping: Landscaping throughout the project site consists of primarily desert and other low- to moderate -water use plants (Attachment 1, Sheet A-2 — A-3). Mostly utilized around the buildings are various trees and shrubs, with minimal use of turf, which has been limited to pedestrian areas around the perimeter of the building. The proposed tree palette includes Tipu, Citrus, Palo Verdes, as well as California Fan Palms. The shrub palette includes Yucca, Birds of Paradise, and Sage, among others. The landscaped area that runs along Washington Street is an existing condition and will remain. Set back from the Washington Street perimeter, adjacent to the proposed parking spaces, is a landscaped area with numerous trees, shrubs, and groundcover (minimum 24" box trees; minimum 5 gallon shrubs/groundcover). A similar landscaping condition is proposed along the Caleo Bay Drive perimeter. Conditional Use Permit: The applicant has submitted an application for a Conditional Use Permit, per La Quinta Municipal Code (LQMC) Section 9.80.040, which states that convalescent hospitals located within the Community Commercial zoning district require approval of a conditional use permit. In addition to the amenities described above in the Project Overview, the proposed memory care facility also includes a variety of resident programs and a community van for transportation to and from social and recreational activities (Attachment 2). Daily staffing of the facility includes administrators, licensed nurses, caregivers, cooks, housekeeping personnel, and program directors, among others. The facility is a 24-hour facility, with three staff shifts spanning the 24 hour period. ANALYSIS Staff finds the overall design of the proposed La Quinta Memory Care Facility to be generally acceptable. Staff originally had a number of concerns with the site design and architecture; however, the applicant has sufficiently addressed the concerns, as detailed in the analysis below. Site Design: The design of the vehicular access points, internal circulation, and parking areas is generally acceptable. Within the project, all applicable turning radii for large vehicles, loading/unloading areas, and pedestrian connectivity meet the La Quinta Municipal Code development standards. The main drive aisle for the project has a clear separation between vehicular and pedestrian paths of travel. The proposed walkways that run throughout the community are sufficient as they provide connectivity P:\Reports - PC\2012\PC_2-28-12\LQ MEMORY CARE FACILITY\1 LENITY REPORT.docx Page 4 of 10 throughout the project site. Based on the parking requirements in LQMC Section 9.150.060 and the parking analysis done as part of the review process, staff has determined that the proposed parking area design and spaces provided within the La Quinta Memory Care Facility can accommodate the proposed use. The proposal provides for 55 parking spaces, which well exceeds the 17 parking spaces required by the Municipal Code. This excess is desired in order to help with peak periods of parking overlap during shift changes and occasional visitor spikes during holidays. The applicant is comfortable with the proposed parking ratios based on past experience with this type of land use. The proposed on -site lighting is acceptable as well, as the proposed fixtures are consistent with the City's outdoor lighting ordinance. Parking areas will be sufficiently lit by the strategically -placed poles and carport lights. All lighting will be designed and located so as to confine direct light within the community boundaries. The submitted photometric plan confirms that the project will be properly illuminated, with a lack of excess light and no illuminated hotspots. Initially, one item of concern was the applicant's proposal to not develop the approximately one -acre portion of the property located directly to the north of the building/guest parking area. The applicant has indicated that there are ongoing discussions between the applicant and the property owner to the north regarding possible future development plans for the remaining undeveloped area. However, the applicant has not provided any information and/or assurance as to when or how the area would be developed, thus maintaining the likelihood of the area remaining unimproved for an indefinite period of time. In the meantime, the applicant has addressed staff's concern of a partially -developed parcel by proposing the aforementioned garden/walking area. Staff believes the construction of this landscaped area is necessary when looking at the project site as a whole. Architectural Design: The Desert Southwestern architectural style and layout of the project is for the most part compatible with the surrounding land uses. Because the existing buildings near the proposed facility are of a Desert Contemporary and Mediterranean/Spanish architectural style, the Southwestern style does stand out from the surrounding built environment. However, enough architectural articulations enhance the building, and the height, mass, and scale of the building is appropriate for the proposed location. Furthermore, the 22-foot maximum height and a sufficient landscaped buffer minimize the visual impact of the one-story building from the existing residential neighborhood to the east. With regards to the architectural style, staff had some initial concerns with the proposed building. In particular, the monotonous roof ridgeline, subdued brown color palette, and overall lack of architectural expression, was questioned. However, the P:\Reports - PC\2012\PC_2-28-12\LQ MEMORY CARE FACILITY\1 LENITY REPORT.docx Page 5 of 10 applicant recently submitted photographs of another recently constructed memory care facility identical to the proposed facility. The finished product shown in the photographs are of an architectural quality that have alleviated staff's concern regarding the building and allows staff to recommend approval of the project (Attachment 1, Page 1 — 4 Photo Sheets). Staff recommends the Planning Commission discuss the architectural style of the proposed building, focusing on compatibility with the surrounding environment and potential adjustments that could be made (lighter paint color palette, alterations to the roofline, etc.). Landscaping: In general, the proposed landscape palette is acceptable. The assorted species of plants provide diversity and add character to the proposed building. The use of Tipu, Citrus, Palo Verdes, as well as California Fan Palms among others properly reflects the Desert Southwestern architectural style, while providing sufficient screening and accents around the project site, including the parking lot area, pedestrian circulation areas, and outdoor use areas. Minimum open space requirements have been met, even without the inclusion of the landscaped area on the northern portion of the property. Also, the proposed turf installation around the project site is acceptable as it will be utilized in a pedestrian -oriented environment and meets the City's water efficiency ordinance requirements. Conditional Use Permit: Staff analysis has concluded that the La Quinta Memory Care Facility will be able to operate at the proposed location with minimal impacts on the existing surrounding uses. The proposed convalescent hospital is consistent with the land use designation of Community Commercial for the proposed location. Hours of operation, staff shift changes, and the overall use of the property as a residential -like community is expected to have minimal traffic and aesthetic impact on the surrounding existing built environment: Sustainability: The proposed La Quinta Memory Care Facility, as constructed, will be an environmentally sustainable community. The project is designed to maintain access to an existing public transportation stop (SunLine Transit Agency bus stop), as well as provide a community van as an alternative transportation option for residents. The applicant is proposing to construct shading devices that will reduce energy demands on the community. In particular, shade trellis structures on the southern building elevation will help with solar protection. Landscaping will also meet or exceed Coachella Valley Water District water budget requirements. P:\Reports - PC\2012\PC_2-28-12\LQ MEMORY CARE FACILITY\1 LENITY REPORT.docx Page 6 of 10 ALRC Review: On January 4, 2012, the Architectural and Landscaping Review Committee reviewed these site, architectural, and landscaping plans, and unanimously recommended approval of the site development permit, subject to the following staff -recommended conditions of approval (Attachment 3): The applicant shall comply with LQMC Sections 13.24.130 (Landscaping Setbacks) & 13.24.140 (Landscaping Plans). 2. Landscape and irrigation plans for landscaped lots and setbacks, medians, retention basins, and parks shall be signed and stamped by a licensed landscape architect. 3. All new and modified landscape areas shall have landscaping and permanent irrigation improvements in compliance with the City's Water Efficient Landscape regulations contained in LQMC Section 8.13 (Water Efficient Landscape). 4. Lighting plans shall be submitted with the final landscaping plans for a recommendation to the Planning Director for his approval. Exterior lighting shall be consistent with LQMC Section 9.100.150 (Outdoor Lighting). All freestanding lighting shall not exceed 18 feet in height, and shall be fitted with a visor if deemed necessary by staff to minimize trespass of light off the property. The illuminated carports shall be included in the photometric study as part of the final lighting plan submittal. 5. All water features shall be designed to minimize "splash", and use high efficiency pumps and lighting to the satisfaction of the Planning Director. They shall be included in the landscape plan water efficiency calculations per Municipal Code Chapter 8.13. 6. All rooftop mechanical equipment shall be completely screened from view. Utility transformers or other ground mounted mechanical equipment shall be fully screened with a screening wall or landscaping and painted to match the adjacent buildings. 7. The applicant shall submit the final landscape plans for review, processing and approval to the Planning Department, in accordance with the Final Landscape Plan 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 justifies an alternative processing schedule. NOTE: Plans are not approved for construction until signed by the PAReports - PC\2012\PC_2-28-12\LQ MEMORY CARE FACILITY\1 LENITY REPORT.docx Page 7 of 10 appropriate City official, including the Planning Director and/or City Engineer. 8. 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, 5th 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. The ALRC was generally pleased with the site design and project landscaping. Much of the discussion focused on the architectural style and design of the proposed building, supplemental design elements (trellises, window surrounds, etc.), and illumination of pedestrian areas. In addition to staff's recommended conditions of approval, the ALRC recommended the following: • Replace all 15-gallon plants with 24" box trees on the landscape plan • Use a gold tone decomposed granite throughout the site • Extend the width of the proposed trellises, and cover with landscape vines • Add more landscape lighting throughout sidewalk areas The applicant has addressed all of the ALRC's comments and has revised the exhibits to comply with their recommendations where possible (Attachment 1, Page 5 Letter). ENVIRONMENTAL REVIEW 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, is an existing urban infill development located on a previously graded and partially improved parcel, and is consistent with the current General Plan policies, zoning regulations, and zoned land use. AGENCY AND PUBLIC REVIEW Public Agency Review: This request was sent to all applicable City departments and affected public agencies on October 25, 2011. All written comments received are on file and available for review with the Planning Department. All applicable comments have been incorporated in the recommended Conditions of Approval. P:\Reports - PC\2012\PC_2-28-12\LQ MEMORY CARE FACILITY\1 LENITY REPORT.docx Page 8 of 10 Lake La Quinta Neighborhood Meeting: On January 10, 2012, the applicant and the development team for the La Quinta Memory Care Facility presented their proposal at a Lake La Quinta Homeowners Association Board Meeting. Approximately 40 people were in attendance at the meeting. Discussions related to the proposed project primarily focused on the proposed location of the trash enclosure, potential for establishing a four-way stop at the proposed Caleo Bay Drive entrance, and landscaping obstructing sight distance for vehicles exiting the property to the south. With regards to the trash enclosure, staff believes that the design of the project as proposed limits the placement location of the enclosure to the proposed area near Caleo Bay Drive. Also, the location is similar to the locations of many of the existing enclosures along the Caleo Bay Drive trash pick-up route. With regards to the circulation concerns, the City of La Quinta Public Works Department has responded to the residents' concerns as follows: • Concern: All -Way Stop Signs should be installed at the intersection of Caleo Bay and the Lake La Quinta secondary access. Response: The State of California establishes minimum volumes for all -way stop operation and this location would not meet these thresholds. The position of the limit line on the secondary access approach and the location of the travel lanes on Caleo Bay were adjusted to maximize sight distance for westbound drivers exiting Lake La Quinta to address the concerns previously expressed. A request was also sent to Lake La Quinta to trim the vegetation on the northeast corner. • Concern: Landscaping should be eliminated along the La Quinta Memory Care project frontage along Caleo Bay immediately before the "Walgreens driveway" due to sight distance issues. Response: A comment was made on the Memory Care project to limit the vegetation height to no more than 36 inches. Public Notice: This project was advertised in The Desert Sun newspaper on February 17, 2012, and mailed to all property owners within 500 feet of the site. To date, no comments have been received from adjacent property owners. Any written comments received will be handed out at the Planning Commission hearing. PAReports - PC\2012\PC_2-28-12\LQ MEMORY CARE FACILITY\1 LENITY REPORT.docx Page 9 of 10 IdIL1III IJrc�k9 Findings to recommend approval of this request can be made and are contained in the attached Resolutions. RECOMMENDATION 1. Adopt Planning Commission Resolution 201 2-, approving Conditional Use Permit 2011-132, subject to the attached Findings and Conditions of Approval; and, 2. Adopt Planning Commission Resolution 2012- approving Site Development Permit 2011-919, subject to the attached Findings and Conditions of ADDroval. Y WaU, Associate Planner Attachment: 1. La Quinta Memory Care Facility Site Development Permit Packet (Commissioners Only) 2. La Quinta Memory Care Facility Functional Program 3. Minutes of January 4, 2012 ALRC meeting PAReports - PC\2012\PC_2-28-12\LQ MEMORY CARE FACILITY\1 LENITY REPORT.docx Page 10 of 10 PLANNING COMMISSION RESOLUTION 2012- A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF LA QUINTA, CALIFORNIA, APPROVING CONDITIONAL USE PERMIT 2011-132, ALLOWING A CONVALESCENT HOSPITAL KNOWN AS THE LA QUINTA MEMORY CARE FACILITY CASE: CONDITIONAL USE PERMIT 2011-132 APPLICANT: LENITY GROUP, LLC WHEREAS, the Planning Commission of the City of La Quinta, California did, on the 28`" day of February, 2012, hold a duly noticed public hearing to consider a request by Lenity Group, LLC to allow a convalescent hospital per LQMC Section 9.80.040 for the La Quinta Memory Care Facility, generally located on Washington Street, north of Avenue 48, more particularly described as: APN: 643-200-033 WHEREAS, 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, is an existing urban infill development located on a previously graded and partially improved parcel, and is consistent with the current General Plan policies, zoning regulations, and zoned land use; and, WHEREAS, the Planning Department published a public hearing notice in The Desert Sun newspaper on February 17, 2012 as prescribed by the Municipal Code. Public hearing notices were also mailed to all property owners within 500 feet of the site; and, WHEREAS, upon hearing and considering all testimony and arguments, if any, of all interested persons desiring to be heard, said Planning Commission did find the following facts, findings, and reasons to justify approval of Conditional Use Permit 2011-132: 1. The proposed use is consistent with the land use designation of Community Commercial. The City's General Plan Policies relating to Community Commercial encourage land uses such as offices and personal services. Planning Commission Resolution 2012- Conditional Use Permit 2011-132 Lenity Group, LLC Page 2 2. The proposed use is consistent with the provisions of the La Quinta Zoning Code. The use of the site as a memory care facility will have minimal impacts on the surrounding land uses, and will conform to the development standards applicable to the use. 3. Processing of this Conditional Use Permit for the proposed use is in compliance with the provisions of the California Environmental Quality Act. 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, is an existing urban infill development located on a previously graded and partially improved parcel, and is consistent with the current General Plan policies, zoning regulations, and zoned land use. 4. As conditioned, approval of this proposed use will not be a detriment to the public health, safety and general welfare, nor shall it be injurious or incompatible with other properties or uses in the vicinity. 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 'the Planning Commission does hereby approve Conditional Use Permit 2011-132 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 28`" day of February, 2012, by the following vote to wit: AYES: NOES: ABSENT: Planning Commission Resolution 2012- Conditional Use Permit 2011-132 Lenity Group, LLC Page 3 ABSTAIN: ED ALDERSON, Chairman City of La Quinta, California ATTEST: LES JOHNSON, Planning Director City of La Quinta, California PLANNING COMMISSION RESOLUTION 2012- CONDITIONS OF APPROVAL - RECOMMENDED CONDITIONAL USE PERMIT 2011-132 LA QUINTA MEMORY CARE FACILITY FEBRUARY 28, 2012 GENERAL 1. The applicant agrees to indemnify, defend and hold harmless the City of La Quinta, its agents, officers, and employees from any claim, action, or proceeding to attack, set aside, void, or annul the approval of this Conditional Use Permit. The City of La Quinta shall have the right to select its defense counsel at its sole discretion. The City of La Quinta shall promptly notify the applicant of any claim, action, or proceeding and shall cooperate fully in the defense. 2. The applicant shall comply with all applicable provisions of the La Quinta Municipal Code (LQMC), including LQMC Chapter 9.210.020. 3. Conditional Use Permit 2011-132 shall comply with all applicable conditions of approval for the following related approval: • Site Development Permit 201 1-919 In the event of any conflict(s) between approval conditions and/or provisions of these approvals, the Planning Director shall determine precedence. 4. The Conditional Use Permit shall expire two years from the date of Planning Commission approval (February 28, 2014), and shall become null and void in accordance with La Quinta Municipal Code Section 9.210.020, unless a building permit has been issued. 5. Any expansion of this use or substantial modifications to the approved floor plan shall require an amendment of this conditional use permit. Minor modifications to this Conditional Use Permit shall be considered by the Planning Director in accordance with LQMC 9.200.090, and may require notification of surrounding property owners prior to such approval. All other amendments shall be processed in accordance with LQMC 9.200.100. 6. Prior to issuance of any building permit by the City, the applicant shall obtain any necessary permits and/or clearances from the following agencies: Fire Marshal PLANNING COMMISSION RESOLUTION 2012- CONDITIONS OF APPROVAL - RECOMMENDEI CONDITIONAL USE PERMIT 2011-132 LA QUINTA MEMORY CARE FACILITY FEBRUARY 28, 2012 • Sheriff's Department The applicant is responsible for all requirements of the permits and/or clearances from the above -listed agencies. When the requirements include approval of improvement plans, the applicant shall furnish proof of such approvals when submitting those improvement plans for City approval. Contact the City of La Quinta Building & Safety Department (760-777-7012) for more information. PARKING/CIRCULATION 7. The community van parking space shall be located in the eastern parking area, beneath a carport. MISCELLANEOUS 8. Prior to the issuance of any building permit by the City, the applicant shall submit to the Planning Department evidence of appropriate State, County, and local licenses to operate the proposed care facility. PLANNING COMMISSION RESOLUTION 2012- A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF LA QUINTA, CALIFORNIA, APPROVING SITE DEVELOPMENT PERMIT 2011-919, INCLUDING SITE, ARCHITECTURAL, AND LANDSCAPING PLANS FOR THE LA QUINTA MEMORY CARE FACILITY CASE: SITE DEVELOPMENT PERMIT 2011-919 APPLICANT: LENITY GROUP, LLC WHEREAS, the Planning Commission of the City of La Quinta, California did, on the 281h day of February, 2012, hold a duly noticed public hearing to consider a request by Lenity Group, LLC for approval of site, architectural, and landscaping plans for the La Quinta Memory Care Facility, generally located on Washington Street, north of Avenue 48, more particularly described as: APN: 643-200-033 WHEREAS, the Planning Department published a public hearing notice in The Desert Sun newspaper on February 17, 2012 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 Architectural and Landscaping Review Committee of the City of La Quinta, California, did, on the 4Lh day of January, 2012, hold a public meeting to review and discuss site, architectural, and landscape plans, the minutes of said meeting were 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 desiring to be heard, said Planning Commission did make the following mandatory findings pursuant to Section 9.210.010 of the Municipal Code to justify approval of said Site Development Permit: 1 . Consistency with the General Plan The proposed Site Development Permit is consistent with the La Quinta General Plan, as it proposes a convalescent hospital, which is General Plan -designated for CC (Community Commercial) development. 2. Consistency with the Zoning Code The proposed development is consistent with the development standards of the City's Zoning Code in terms of architectural style, building height, Planning Commission Resolution 2012- Site Development Permit 2011-919 Lenity Group, LLC Page 2 building mass, and landscaping. The community is consistent with the La Quinta Zoning Map, as it proposes a convalescent hospital which is General Plan -designated for CC (Community Commercial) development. The site development permit has been conditioned to ensure compliance with the zoning standards of the CC district, and other supplemental standards as established in Title 9 of the La Quinta Municipal Code. 3. Compliance with the California Environmental Quality Act (CEQA) 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, is an existing urban infill development located on a previously graded and partially improved parcel, and is consistent with the current General Plan policies, zoning regulations, and zoned land use; and, 4. Architectural Design The Desert Southwestern architecture and layout of the project is generally compatible with the surrounding land uses. Because the existing buildings near the proposed facility are of a Desert Contemporary and Mediterranean/Spanish architectural style, the Southwestern style does stand out from the surrounding built environment. However, enough architectural articulations enhance the building, and the height, mass, and scale of the building is appropriate for the proposed location. The maximum 22-foot building height and a sufficient landscaped buffer minimize the visual impact of the one-story building from the existing residential neighborhood to the east. Other supplemental design details will make the building compatible with and not detrimental to surrounding development and with the overall design quality prevalent in the City. 5. Site Design The site design aspects of the proposed community, 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 architectural site design elements such as scale, mass, and appearance. The building is properly sized with regards to height and floor area, and is situated at engineer - approved locations with regards to vehicular and pedestrian access. Planning Commission Resolution 2012- Site Development Permit 2011-919 Lenity Group, LLC Page 3 6. Landscape Design The proposed project is consistent.with the landscaping standards and plant palette and implements the standards for landscaping and aesthetics established in the General Plan and Zoning Code. The project landscaping for the community, as conditioned, shall unify and enhance visual continuity of the community with the surrounding development. Landscape improvements are designed and sized to provide visual appeal. The permanent overall site landscaping utilizes various tree and shrub species to blend with the building architecture. 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 the Planning Commission does hereby approve Site Development Permit 2011-919 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 28`h day of February, 2012, by the following vote to wit: AYES: NOES: ABSENT: ABSTAIN: ED ALDERSON, Chairman City of La Quinta, California ATTEST: Planning Commission Resolution 2012- Site Development Permit 2011-919 Lenity Group, LLC Page 4 LES JOHNSON, Planning Director City of La Quinta, California PLANNING COMMISSION RESOLUTION 2012- CONDITIONS OF APPROVAL - RECOMMENDED SITE DEVELOPMENT PERMIT 2011-919 LA QUINTA MEMORY CARE FACILITY FEBRUARY 28, 2012 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, or any Final Map recorded thereunder. 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. Site Development Permit 2011-919 shall comply with all applicable conditions of approval for the following related approval: Conditional Use Permit 2011-132 In the event of any conflict(s) between approval conditions and/or provisions of these approvals, the Planning Director shall adjudicate the conflict by determining the precedence. 3. The Site Development Permit shall be expire two years from the date of Planning Commission approval (February 28, 2014), and shall become null and void in accordance with La Quinta Municipal Code Section 9.210.010, unless a building permit has been issued. A time extension may be requested per LQMC Section 9.200.080. 4. 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 • La Quinta 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) • La Quinta Planning Department • Riverside Co. Environmental Health Department • Desert Sands Unified School District (DSUSD) • Coachella Valley Water District (CVWD) Page 1 of 19 PLANNING COMMISSION RESOLUTION 2012- CONDITIONS OF APPROVAL - RECOMMENDEI SITE DEVELOPMENT PERMIT 2011-919 LA QUINTA MEMORY CARE FACILITY FEBRUARY 28, 2012 • 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 the permits 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. 5. Coverage under the State of California Construction General Permit must be obtained by the applicant; who then shall submit a copy of the Regional Water Quality Control Board's ("RWQCB") acknowledgment of the applicant's Notice of Intent ("NOI") and Waste Discharge Identification (WDID) number to the City prior to the issuance of a grading or building permit. 6. 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; the California Regional Water Quality Control Board - Colorado River Basin Region Board Order No. R7-2008-0001 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 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") to the State Water Resources Control Board. 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)): Page 2 of 19 PLANNING COMMISSION RESOLUTION 2012- CONDITIONS OF APPROVAL - RECOMMENDED SITE DEVELOPMENT PERMIT 2011-919 LA QUINTA MEMORY CARE FACILITY FEBRUARY 28, 2012 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. G. The provision for the funding and 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 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. 9. Developer shall reimburse the City, within thirty (30) days of presentment of the invoice, all 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 in the time noted above without deduction or offset and Developer's failure to make such payment shall be a material breach of the Conditions of Approval. 10. Developer shall reimburse the City, within thirty (30) days of presentment of the invoice, all 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 in the time noted above without deduction or offset and Developer's failure to make such payment shall be a material breach of the Conditions of Approval. Page 3 of 19 PLANNING COMMISSION RESOLUTION 2012- CONDITIONS OF APPROVAL - RECOMMENDEI SITE DEVELOPMENT PERMIT 2011-919 LA QUINTA MEMORY CARE FACILITY FEBRUARY 28, 2012 PROPERTY RIGHTS 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 "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 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. 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) Washington Street (Major Arterial, 120' ROW) - No additional right of way dedication is required. 2) Caleo Bay Drive (Local Street, 60' ROW) - No additional right of way dedication is required. 15. Dedications shall include additional widths as necessary for dedicated right and left turn lanes, bus turnouts, and other features contained in the approved construction plans. Pursuant to this requirement, the Applicant shall include in the submittal packet containing the draft final map submitted for map checking, an offsite street geometric layout, drawn at 1 " equals 40 feet, detailing the following design aspects: median curb line, outside curb line, lane line alignment including lane widths, left turn lanes, Page 4 of 19 PLANNING COMMISSION RESOLUTION 2012- CONDITIONS OF APPROVAL - RECOMMENDEI SITE DEVELOPMENT PERMIT 2011-919 LA QUINTA MEMORY CARE FACILITY FEBRUARY 28, 2012 deceleration lane(s) and bus stop turnout(s). The geometric layout shall be accompanied with sufficient professional engineering studies to confirm the appropriate length of all proposed turn pockets and auxiliary lanes that may impact the right of way dedication required of the project and the associated landscape setback requirement. 16. When the City Engineer determines that access rights to the proposed street rights - of -way shown on the approved Site Development Permit are necessary prior to approval of the improvements dedicating such rights -of -way, the applicant shall grant the necessary rights -of -way within 60 days of a written request by the City. 17. 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. 18. 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. 19. Direct vehicular access to Washington Street and Caleo Bay Drive is restricted, except for those access points identified on the Site Development Permit, or as otherwise conditioned in these conditions of approval. 20. 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. 21. The applicant shall cause no easement to be granted, or recorded, over any portion of the subject property unless such easement is approved by the City Engineer. STREET AND TRAFFIC IMPROVEMENTS 22. 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 Section 13.24.080 (Street Design - Private Streets), where private streets are proposed. 23. 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 0.1'. Unused curb cuts on any lot shall be restored to standard curb height prior to final inspection of permanent building(s) on the lot. Page 6 of 19 PLANNING COMMISSION RESOLUTION 2012- CONDITIONS OF APPROVAL - RECOMMENDEI SITE DEVELOPMENT PERMIT 2011-919 LA QUINTA MEMORY CARE FACILITY FEBRUARY 28, 2012 24. The applicant shall construct the following street improvements to conform with the General Plan (street type noted in parentheses.) A. OFF -SITE STREETS 1) Washington Street (Major Arterial; 120' R/W): No street widening is required for Washington Street. Other required improvements in the Washington Street 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, and signs. 2) Caleo Bay Drive (Local Street, 60' ROW): No street widening is required for Caleo Bay Drive. Other required improvements in the Caleo Bay 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, legends, and signs. 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). The applicant is responsible for construction of all improvements mentioned above. Reimbursement for any improvements which are eligible for reimbursement from the City's Development Impact Fee fund shall be in accordance with policies established for that program. 25. General access points and turning movements of traffic are limited to the following: Caleo Bay Drive: Full turn movements are permitted. 26. 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. 27. Standard knuckles and corner cut -backs shall conform to Riverside County Standard Drawings #801 and #805, respectively, unless otherwise approved by the City Engineer. Page 6 of 19 PLANNING COMMISSION RESOLUTION 2012- CONDITIONS OF APPROVAL - RECOMMENDED SITE DEVELOPMENT PERMIT 2011-919 LA QUINTA MEMORY CARE FACILITY FEBRUARY 28, 2012 PARKING LOTS and ACCESS POINTS 28. 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 26 feet with access drive aisles to Public Streets a minimum of 28 feet as shown on the Preliminary Precise Grading 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. 29. 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) Parking Lot & Aisles (High Traffic) Loading Areas or the approved equivalents of alternate materials. 3.0" a.c./4.5" c.a.b. 4.5" a.c./5.5" c.a.b. 6" P.C.C./4" c.a.b. Page 7 of 19 PLANNING COMMISSION RESOLUTION 2012- CONDITIONS OF APPROVAL - RECOMMENDED SITE DEVELOPMENT PERMIT 2011-919 LA QUINTA MEMORY CARE FACILITY FEBRUARY 28, 2012 30. 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. 31. 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. 32. 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). 33. 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. B. C. D. E. On -Site Rough Grading Plan PM10 Plan WQMP On -Site Precise Grading Plan 1 " = 40' Horizontal 1 " = 40' Horizontal (Plan submitted in Report Form) 1 " = 30' Horizontal On -Site Street Improvements/Signing & Striping/Storm Drain Plan 1 " = 40' Horizontal, 1 " = 4' Vertical NOTE: A through E to be submitted concurrently. Page 8 of 19 PLANNING COMMISSION RESOLUTION 2012- CONDITIONS OF APPROVAL - RECOMMENDED SITE DEVELOPMENT PERMIT 2011-919 LA QUINTA MEMORY CARE FACILITY FEBRUARY 28, 2012 (Separate Storm Drain Plans if applicable) 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. All On -Site Signing & Striping Plans shall show, at a minimum; Stop Signs, Limit Lines and Legends, 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. "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 2010 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. 34. 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- quinta.org). Please navigate to the Public Works Department home page and look for the Standard Drawings hyperlink. 35. The applicant shall furnish a complete set of all approved improvement plans on a storage media acceptable to the City Engineer (currently mylars). 36. Upon completion of construction, and prior to final acceptance of the improvements Page 9 of 19 PLANNING COMMISSION RESOLUTION 2012- CONDITIONS OF APPROVAL - RECOMMENDED SITE DEVELOPMENT PERMIT 2011-919 LA QUINTA MEMORY CARE FACILITY FEBRUARY 28, 2012 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 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 37. Prior to constructing any off -site improvements, the applicant shall deposit securities equivalent to both a Performance and Labor & Material Bonds each valued at 100% of the cost of the off -site improvements, or as approved by the City Engineer. 38. Depending on the timing of the development of this Site Development 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 site development permit. 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. Off -Site Improvements should be completed on a first priority basis. The applicant shall complete Off -Site Improvements in the first phase of construction. In the event that any of the improvements required for this development are constructed by the City, the applicant shall, prior to the issuance of any permit related thereto, reimburse the City for the costs of such improvements. GRADING 39. The applicant shall comply with the provisions of LOMC Section 13.24.050 (Grading Improvements). Page 10 of 19 PLANNING COMMISSION RESOLUTION 2012- CONDITIONS OF APPROVAL - RECOMMENDEI SITE DEVELOPMENT PERMIT 2011-919 LA QUINTA MEMORY CARE FACILITY FEBRUARY 28, 2012 40. 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. 41. 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), 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). E. WQMP prepared by an appropriate professional 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 replenish said security if expended by the City of La Quinta to comply with the Plan as required by the City Engineer. 42. 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. 43. 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 (6') of the curb, otherwise the maximum slope within the right of way shall not exceed 3:1. All Page 11 of 19 PLANNING COMMISSION RESOLUTION 2012- CONDITIONS OF APPROVAL - RECOMMENDEI SITE DEVELOPMENT PERMIT 2011-919 LA QUINTA MEMORY CARE FACILITY FEBRUARY 28, 2012 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. 44. Building pad elevations on the grading plan submitted for City Engineer's approval shall conform with pad elevations shown on the Site Development Permit preliminary plan, unless the pad elevations have other requirements imposed elsewhere in these Conditions of Approval, or as approved by the City Engineer. 45. Building pad elevations of perimeter lots shall not differ by more that one foot higher from the building pads in adjacent developments. 46. The applicant shall minimize the differences in elevation between the adjoining properties and the lots within this development. 47. Prior to any site grading or regrading that will raise or lower any portion of the site by more than plus or minus half of a foot (0.5') from the elevations shown on the approved Site Development Permit, the applicant shall submit the proposed grading changes to the City Engineer for a substantial conformance review. 48. 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 49. Stormwater handling shall conform with the approved hydrology and drainage reports for the La Quinta Memory Care Facility and Lake La Quinta (TM 24230), or as approved by the City Engineer. Nuisance water shall be disposed of in an approved manner. Nuisance water shall be retained onsite and disposed of via an underground percolation improvement approved by the City Engineer. 50. 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 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 Page 12 of 19 PLANNING COMMISSION RESOLUTION 2012- CONDITIONS OF APPROVAL - RECOMMENDED SITE DEVELOPMENT PERMIT 2011-919 LA QUINTA MEMORY CARE FACILITY FEBRUARY 28, 2012 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. 51. 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. 52. 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. 53. The project shall be designed to accommodate purging and blowoff water (through underground piping and/or retention facilities) from any on -site or adjacent well sites granted or dedicated to the local water utility authority as a requirement for development of this property. 54. No fence or wall shall be constructed around any retention basin unless approved by the Planning Director and the City Engineer. 55. For on -site above ground common retention basins, retention depth shall be according to Engineering Bulletin No. 06-16 - Hydrology Report with Preliminary Hydraulic Report Criteria for Storm Drain Systems. Side slopes shall not exceed 3:1 and shall be planted with maintenance free ground cover. Additionally, retention basin widths shall be not less than 20 feet at the bottom of the basin. 56. Stormwater may not be retained in landscaped parkways or landscaped setback lots. Only incidental storm water (precipitation which directly falls onto the setback) will be permitted to be retained in the landscape setback areas. The perimeter setback and parkway areas in the street right-of-way shall be shaped with berms and mounds, pursuant to LOW Section 9.100.040(B)(7). 57. The design of the development shall not cause any increase in flood boundaries and levels in any area outside the development. 58. 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. 59. Storm drainage historically received from adjoining property shall be received and retained or passed through into the historic downstream drainage relief route. 60. The applicant shall comply with applicable provisions for post construction runoff per the City's NPDES stormwater discharge permit, LOW Sections 8.70.010 et seq. Page 13 of 19 PLANNING COMMISSION RESOLUTION 2012- CONDITIONS OF APPROVAL - RECOMMENDED SITE DEVELOPMENT PERMIT 2011-919 LA QUINTA MEMORY CARE FACILITY FEBRUARY 28, 2012 (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. E. 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 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. F. 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. G. The developer shall execute and record a Stormwater Management/BMP Facilities Agreement that provides for the perpetual maintenance and operation of stormwater BMPs. UTII ITIFS 61. The applicant shall comply with the provisions of LQMC Section 13.24.110 (Utilities). 62. 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. 63. Existing overhead utility lines within, or adjacent to the proposed development, and all proposed utilities shall be installed underground. The 92 KV transmission power poles and all existing utility lines attached to joint use 92 KV transmission power poles are exempt from the requirement to be placed underground. 64. 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. Page 14 of 19 PLANNING COMMISSION RESOLUTION 2012- CONDITIONS OF APPROVAL - RECOMMENDEI SITE DEVELOPMENT PERMIT 2011-919 LA QUINTA MEMORY CARE FACILITY FEBRUARY 28, 2012 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. CONSTRUCTION 65. 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. LANDSCAPE AND IRRIGATION 66. The applicant shall comply with LQMC Sections 13.24.130 (Landscaping Setbacks) & 13.24.140 (Landscaping Plans). 67. Landscape and irrigation plans for landscaped lots and setbacks, medians, retention basins, and parks shall be signed and stamped by a licensed landscape architect. 68. All new and modified landscape areas shall have landscaping and permanent irrigation improvements in compliance with the City's Water Efficient Landscape regulations contained in LQMC Section 8.13 (Water Efficient Landscape). 69. Lighting plans shall be submitted with the final landscaping plans for a recommendation to the Planning Director for his approval. Exterior lighting shall be consistent with LQMC Section 9.100.150 (Outdoor Lighting). All freestanding lighting shall not exceed 18 feet in height, and shall be fitted with a visor if deemed necessary by staff to minimize trespass of light off the property. The illuminated carports shall be included in the photometric study as part of the final lighting plan submittal. 70. All water features shall be designed to minimize "splash", and use high efficiency pumps and lighting to the satisfaction of the Planning Director. They shall be included in the landscape plan water efficiency calculations per Municipal Code Chapter 8.13. 71. All rooftop mechanical equipment shall be completely screened from view. Utility transformers or other ground mounted mechanical equipment shall be fully screened with a screening wall or landscaping and painted to match the adjacent buildings. 72. The applicant shall submit the final landscape plans for review, processing and approval to the Planning Department, in accordance with the Final Landscape Plan 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 Page 15 of 19 PLANNING COMMISSION RESOLUTION 2012- CONDITIONS OF APPROVAL - RECOMMENDEI SITE DEVELOPMENT PERMIT 2011-919 LA QUINTA MEMORY CARE FACILITY FEBRUARY 28, 2012 extenuating circumstances exist which justifies an alternative processing schedule. NOTE: Plans are not approved for construction until signed by the appropriate City official, including the Planning Director and/or City Engineer. 73. 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, 5th 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. 74. The applicant shall develop the landscape area north of the proposed building and driveway as identified on the preliminary landscape plan unless said area has been subdivided or a lot line adjustment with the adjacent property to the north is completed prior to building occupancy. Should a subdivision or lot line adjustment be completed prior to building occupancy the applicant shall propose a revision to the preliminary landscape plan that identifies perimeter landscape improvements along the new north property line in accordance with City standards. Said revision shall be reviewed and approved by the Planning Director and be subject to the City's final landscape plan review and approval process. MAINTENANCE 75. The applicant shall comply with the provisions of LQMC Section 13.24.160 (Maintenance). 76. 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 77. 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. FIRE DEPARTMENT 78. 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 Page 16 of 19 PLANNING COMMISSION RESOLUTION 2012- CONDITIONS OF APPROVAL - RECOMMENDED SITE DEVELOPMENT PERMIT 2011-919 LA QUINTA MEMORY CARE FACILITY FEBRUARY 28, 2012 Department for review and approval. 79. 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. 80. The required fire flow shall be available from 3 Super hydrant(s) (6" x 4" x 21 /2" x 21 /2") spaced not more than 450 apart and shall be capable of delivering a fire flow 1625GPM per minute for two hours duration at 20 psi residual operating pressure, which must be available before any combustible material is placed on the construction site. 81. 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. 82. 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 support the additional weight of the sprinkler system. All fire sprinkler risers shall be protected from any physical damage. 83. 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. 84. 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. 85. 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) 86. 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. Page 17 of 19 PLANNING COMMISSION RESOLUTION 2012- CONDITIONS OF APPROVAL - RECOMMENDED SITE DEVELOPMENT PERMIT 2011-919 LA QUINTA MEMORY CARE FACILITY FEBRUARY 28, 2012 87. 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 buildings) 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. 88. 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. 89. 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. 90. Exit designs, exit signs, door hardware, exit markers, exit doors, and exit path marking shall be installed per the 2010 California Building Code. 91. Electrical room doors if applicable shall be posted "ELECTRICAL ROOM" on outside of door. 92. Fire Alarm Control Panel room doors if applicable shall be posted "FACP" on outside of door. 93. Fire Riser Sprinkler room doors if applicable shall be posted "FIRE RISER" on outside of door. 94. Roof Access room door if applicable shall be posted "ROOF ACCESS" on outside of door. 95. Access shall be provided to all mechanical equipment located on the roof as required by the Mechanical Code. 96. 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 CIVIC. PLANNING 97. No signage is included with this site development permit approval. A separate Sign Permit is required through the Planning Department if the applicant proposes signs for the facility. 98. All exterior illumination fixtures (Type S2 and S3) for the carports and front entrance eaves shall be installed at locations that are not directly visible by vehicles or pedestrians. Prior to issuance of Certificate of Occupancy by the City of La Quinta Page 18 of 19 PLANNING COMMISSION RESOLUTION 2012- CONDITIONS OF APPROVAL - RECOMMENDED SITE DEVELOPMENT PERMIT 2011-919 LA QUINTA MEMORY CARE FACILITY FEBRUARY 28, 2012 Building and Safety Department, fixture locations shall be reviewed and approved by the Planning Director. Page 19 of 19 ATTACHMENT 2 FUNCTIONAL PROGRAM LA QUINTA ALZHEIMER'S SPECIAL CARE CENTER LA QUINTA, CALIFORNIA TYPES OF RESIDENTS ADMITTED TO THIS FACILITY: The facility will a 66 bed licensed boarding home and will specialize in caring for residents with Alzheimer's disease and other related demential. In addition to full time residents, the facility will also offer day care and respite stays, with the total number of Residents not to exceed 66. SERVICES OFFERED: The facility will offer dementia care services in a secure environment to residents in all stages of Alzheimer's disease. Attached is a sample Assessment and Negotiated Service Agreement. Services will include: Specially trained staff to meet the unique needs of Alzheimer's residents; assistance with daily living skills, incontinent programs, housekeeping services, assistance with dining needs, therapeutic social and recreational activities; medication management and assistance with mobility and transferring. Adult Day care and Respite services will also be offered. ACTIVITIES PROVIDED: The facility is designed to be a therapeutic environment for those with Alzheimer's disease and related dementias. The programs are individualized, success oriented and focus on maintaining life skills for as long as possible. Our "Meaningful Moments Program" includes multi -sensory experiences, daily exercise, outings, group activities, interaction with children and pets, music therapy, religious services as well as small group socials, games and movies. Although there is an Activity room, programming takes place in all areas of the facility, including the living rooms, dining rooms, resident rooms, outdoor courtyard and the commons areas. TRANSPORTATION: Transportation for social and recreational activities is provided in a 14 passenger, wheelchair accessible van which is owned by the facility. The van will be driven by designated staff members who meet the licensing requirements and Resident's will always be accompanied by Activity and/or care staff. e STAFFING: Daily staffing includes a full ti Director, 24 hours of licensed nursing staff, ratio on days and evenings, two care givers dietary aides, 2 — 3 housekeeping and laund activity assistant, full time front desk/ recep There are three shifts spanning 24 hours. The Administrator and Health Services Dir by cell phone when they are away from the Administrator, an RN Health Services i eight to one care giver (nursing assistant) nights, Dietary Service manager, cooks, personnel, an Program Director and mist and a full time Maintenance director. and Maintenance Director are accessible New employees must have HIV/AIDS, CPR and First Aid training within the first 30 days of their employment. The facility will;ensure that qualified trainers are available and/or will contract with outside sources. ! RESIDENT ROOMS: The facility will provide double beds, mattresses, linens, bedside tables with drawers and lamps. Residents are also encouraged to bring personal furnishings. Each room has an entry door as a primary fire exit into a one hour fire rated corridor which leads to an outside exit. Room windows are sized to be secondary fire exits and meet the Uniform Building Code for emergency rescue. ( The facility is a one story building.) Hot water is supplied to resident rooms by three hot water heaters located in the mechanical room. There are a total of 38 resident rooms of which 10 are private and 28 are double occupancy. Each unit has a private bathroom with a toilet and sink and 20 units have private showers. In addition, each unit has a separate shower room that includes a toilet, sink, roll- in shower and a Mastercare tub. Room #147 has both a shower and a tub to allow for preference. However, in order to provide privacy, it is only used for one resident at a time, with caregiver supervision. The common shower rooms are handicap accessible. All resident rooms are lockable and a lockable area is provided in each room so that personal belongings can be secured. Each resident room has a phone jack and appropriate electrical outlets. TYPES OF ROOMS: In addition to the resident rooms described above, the facility also two living room/ TV rooms with comfortable furnishings and fireplaces, two dining rooms, which are used for resident meals and activities, an activity room with access to an enclosed outdoor courtyard, a commercial kitchen and laundry room, an entry lobby with a public restroom, conference room, a nurses station, med room and offices, an employee lounge and bathroom, and a sun room. The resident common areas are available for, all residents and families, the conference room is used for staff meetings and resident)family care conferences and all secured outdoor areas are accessible to residents and' families. LAUNDRY SERVICE The resident laundry and facility linens will be done by facility staff in a designated Laundry room equipped with a 75 lb. commercial washer -extractor, commercial dryer and residential sized washer and dryers for personal laundry. Separate rooms are designated for soiled and clean laundry. Personal laundry is not co -mingled. A flushing sink is located in the soiled linen room. The laundry is serviced by three hot water tanks located in the mechanical room. There is additional space available in the laundry area to add a second commercial washer and dryer if necessary. FOOD SERVICE: Menus are created using ADA (American Dietitians Association) standards and will follow the guidelines for appropriate nutritional needs. The facility will provide breakfast, lunch and dinner as well as scheduled snacks and hydration therapy. Some modified diets are available for those with special needs. Meals will be prepared in a central commercial kitchen by trained staff, supervised by the Dietary Manager, and served in two dining rooms. Meals will be transported to the second dining room in a closed, insulated cart. Each dining room has a serving area with countertops and a sink to facilitate service. Commercial dishwashers with boosters are used to wash all utensils, dishes, serving and cookware and will be located in the commercial kitchen. There is also a commercial walk in cooler and freezer. MEDICATION STORAGE AND USE: Because the facility is a designated dementia facility, all medications are stored in pharmacy provided locking med carts and/or a designated. medication room which has adequate lighting, countertops, sink and storage cabinets and is located directly behind the nurses station. Residents receive full assistance from Licensed nurses and/or Medication Aids who are supervised by licensed staff. Medications are dispensed out of the locked medication cart. There is a hand washing sink nearby during all medication assistance either in residents rooms or in the dining rooms at mealtime. COMMUNICATION SYSTEM: Staff can be notified of an emergency either by using the pull cords in the bathrooms or the call buttons located in each resident room. Emergency call systems are also located in the common shower rooms. Each wing has a telephone that can be used to call 911 in an emergency. Night shift staff also have access to portable systems that can be used to contact each other. SECURITY SYSTEMS: The building and surrounding area will be secured by a perimeter fence with locking mechanisms that are tied into the locknetic system. Magnetic egress control doors will be installed at each exit in accordance with the Uniform Building Code. The egress control devices at all exits will automatically deactivate upon the activation of the sprinkler system or the smoke detection system / alarms. Automatic deactivation will also occur upon loss of electrical power and can also be controlled by a switch located at the nurses station, or other approved location. The building is protected throughout by approved automatic sprinkler and smoke detection systems. OUTDOOR SPACES: Secured outdoor walking and recreational areas are provided, including a beautiful enclosed courtyard with a covered patio and a raised planting area and fountain. All outdoor furniture is approved and weatherproof and landscaping is approved for residents with dementia. All outdoor walkways and patios are secured by the magnetic egress -controlled fences and gates. OTHER COMPONENTS: All Residents are assessed prior to admission and are re- assessed quarterly and/or upon change of condition. Criminal background and reference checks are done on all staff according to regulations and all receive training in the care of residents with Alzheimer's disease and related dementias. The Health Services Director is responsible for ensuring that all regulations 'related to infection control, resident care and nursing services are met. There is a Safety Committee that meets regularly once a month. ATTACHMENT # 3 MINUTES ARCHITECTURAL & LANDSCAPING REVIEW COMMITTEE MEETING A special meeting held at the La Quinta City Hall 78-495 Calle Tampico, La Quinta, CA January 4, 2012 I. CALL TO ORDER A. This regular meeting of the Architectural Committee was called to order at 10:02 Les Johnson who led the Committee in h ti B. Committee Members Present: Committee Member C. Staff present: Planning Director Les' Wuu, Assistant Planner Eric Ceja, an II. PUBLIC COMMENT: None III. CONFIRMATION QF THE AGEN IV. CONSENT 10:02 a.m. Landscaping Review by Planning Director salute. Rooker ray on, Associate Planner Jay retary Monika Radeva. Staff asked;,if there wer"e arty ctrarges to the Minutes of December 14, 201 1. 'There ',being' ,nocomments or corrections it was moved and seconded by Committee Members Rooker/McCune to approve the minutes as submitted. AYES: Committee Members McCune and Rooker. NOES: None: ABSENT: Coihmitt"ee Member Gray. ABSTAIN: None. A. Site Development Permit 2011-919 has been submitted by Lenity Group, LLC. for consideration of Architectural, Site, and Landscaping Plans for the La Quinta Memory Care Facility located on Washington Street, north of Avenue 48. Associate Planner Jay Wuu presented the information contained in the staff report, a copy of which is on file in the Planning Department. Architectural and Landscaping Review Committee Minutes January 4, 2012 Mr. Greg Elmore, Project Manager with Lenity Group, LLC., 471 High Street SE, Suite #10, Salem, OR, introduced himself and said he was available to answer any questions the Committee might have. Committee Member Rooker asked if there was a practical need for the proposed recreational garden/park area located to the north of the project. He clarified that the windows would have a stucco pop -out as indicated on the submitted photos and a 24 inch overhand around the entire building. Committee Member Rooker said the project',was located in an elite location and a highly visible lot from Washington Street, and he did not feel that the proposed plrojecf " make an man aesthetical contribution to the neighborhood. He suggested the project be enhanced prior to approval. H" Committee Member McCune asked lwhat the built-in outside white units represented. Committee Member Rooker replied those were air conditioning units and explained that though a bit outdated, they were very feasible for the proposed type, of facility as each room could be individually regulated which"' would allow for energy conservation!the m units thati"would not be used at the same time. Committee Member McCune asked the applicant to try to better blend in the air oottdjtloning ,units to the exterior of the building and soften the contrast through the use of paint and landscaping. Committee, Member McCune said he agreed with Committee Member Rooker's comment that the roof line was a bit monotones. However, he believed that it could be adjusted and the lines could be. softened!'=with the appropriate use of landscaping and plant palette He suggested that staff condition the applicant to upsize all proposed trees to a minimum of 24 inch gallon -trunks. Committee Member McCune asked that the applicant be conditioned to enhance the landscape lighting by adding perimeter and accent lighting throughout the project. Committee Member McCune asked if the proposed park area to the north of the project was a shared property with another developer. Staff replied it was owned by the same developer. P:\Reports - ALRC\2012\ALRC_3-7-12\ALRC Min_14-12 Draft.doc 2 Architectural and Landscaping Review Committee Minutes January 4, 2012 Committee Member McCune asked what the walkways in the proposed park area would be covered with besides the identified decomposed granite. Mr. Elmore replied the walkways would be covered in ground cover and explained the several different options that had been available for that lot and why the park was best suitable under the current circumstances. Committee Member McCune said he was not,opposed to having the park, but expressed that he was concerned about the park area becoming a hang out spot for kids afteri!'dark, particularly, due to the lack of lighting. Planning Director Les Johnson said originally the area to the north would have been left undeveloped, but due to staff;s,`concerns and recommendations, the park was an interim measure for" "that parcel until the property was built out. General discussion followed regard Mg1,ihe, size of the two lots and the potential building srie that those lots could accommodate. .d Committee Member McCune asked:,,; where the proposed fencing materials = w©uld,, be used' Mr. Elmore showed on the plans a courtyard area that would Ibe fenced off using those proposed Committee Member McCune said he was pleased with the proposed landscaping plan. ,He asked that the applicant identify the type of granite ta'',te used", on the plans. He suggested a gold tone Committee Member Rooker said he also liked the proposed landscaping palette. He said he would like to see the rooms located on the°inorth side, screened for privacy as much as possible with landscap� m p' g from the parking in the main entry way. Further, he noted he would like to see the trellises identified on the south, east, and west sides to be anywhere from 6 to 8 feet deep with some architecturally decorative columns. Mr. Elmore replied it was the applicant's intent to blend in the air conditioning units with the exterior of the building even though that was not clearly identified on the submitted plans. P:\Reports - ALRC\2012\ALRC_3-7-12\ALRC Min_I-4-12 Draft.doc 3 Architectural and Landscaping Review Committee Minutes January 4, 2012 Committee Member Rooker said the roof to the main entrance at the front elevation on the north side should be enhanced to better indicate that that was in fact the front entrance to the building. Mr. Elmore explained in detail the plans for the entrance area and roof design. General discussion followed regarding the architectural design and layout of the project. There being no further discussion, it was moved and seconded by Committee Members McCune/Rooker to 'adopt Minute Motion 2012-001, recommending approvej, of Site Development Permit 2011-919, as submitted with the1461lbwing recommendations: • Replace all 15-gallo 24" box plants on the landscape plan • Use a gold tone decomposed granite throughout the site • Extend the width of the proposed trellises, and cover with landscape vines�� • Add more landscape lighting throughout sidewalk areas AYES: Committee Members McCune and Rooker. NOES: None. ABSENT: Committee Member,, Gray. ABSTAIN: None. B. Site Development ,Permit 20,T1-922 has been submitted by Robert Riccardi for"" Mega Dealer / Torre Nissan of La Quinta for consideration oflArchitectural, Site, and Landscaping Plans for Torre Nissan Automotive Dealership, including a separate temporary storage site„ Jlocated at the southeast corner of Highway 1 1 1 and Auto Center' Way North / southeast corner of Adams Street and Auto.:Center'Drive. Assistant' Planner Eric Ceja presented the information contained in the staff report, a copy of which is on file in the Planning Department. Committee Member McCune said the use of Tipu tree in the proposed staggered landscaping in 24" and 36" boxes would enhance the area. He asked what the temporary parking lot would be used for. P:\Reports - ALRC\2012\ALRC}-7-12\ALRC Min_1-4-12 Draft.doc 4