PC Resolution 2012-008PLANNING COMMISSION RESOLUTION 2012-008
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 281" 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 4t' 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 2012-008
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 2012-008
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 201 1-919 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" day of February, 2012, by the
following vote to wit:
AYES: Commissioners Barrows, Weber, Wilkinson, Wright, and Chairman
Alderson
NOES: None
ABSENT: None
ABSTAIN: None
ED ALDERSO , hairman
City of La Quinta, California
Planning Commission Resolution 2012-008
Site Development Permit 2011-919
Lenity Group, LLC
Page 4
JOFi PGON, Planning Director
of ((a Quinta, California
PLANNING COMMISSION RESOLUTION 2012-008
CONDITIONS OF APPROVAL - FINAL
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)
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PLANNING COMMISSION RESOLUTION 2012-008
CONDITIONS OF APPROVAL - FINAL
SITE DEVELOPMENT PERMIT 2011-919
LA QUINTA MEMORY CARE FACILITY
FEBRUARY 28, 2012
e Imperial Irrigation District (IID)
e California Regional Water Quality Control Board (CRWQCB)
e State Water Resources Control Board
e SunLine Transit Agency (SunLine)
e 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 improvement 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 at seq. (Stormwater Management and
Discharge Controls), and 13.24.170 (Clean Air/Clean Water); Riverside County
Ordinance No. 457; the California Regional Water Quality Control Board — Colorado
River Basin Region Board Order No. 1`17-2008-0001 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)):
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PLANNING COMMISSION RESOLUTION 2012-008
CONDITIONS OF APPROVAL - FINAL
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.
D. 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.
E. 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.
F. 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.
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PLANNING COMMISSION RESOLUTION 2012-008
CONDITIONS OF APPROVAL - FINAL
SITE DEVELOPMENT PERMIT 2011-919
LA OUINTA 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,
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PLANNING COMMISSION RESOLUTION 2012-008
CONDITIONS OF APPROVAL - FINAL
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 LOMC 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.
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PLANNING COMMISSION RESOLUTION 2012-008
CONDITIONS OF APPROVAL - FINAL
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.
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PLANNING COMMISSION RESOLUTION 2012-008
CONDITIONS OF APPROVAL - FINAL
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.
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PLANNING COMMISSION RESOLUTION 2012-008
CONDITIONS OF APPROVAL - FINAL
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
PM 10 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.
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PLANNING COMMISSION RESOLUTION 2012-008
CONDITIONS OF APPROVAL - FINAL
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 note 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
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PLANNING COMMISSION RESOLUTION 2012-008
CONDITIONS OF APPROVAL - FINAL
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 Bond 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).
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PLANNING COMMISSION RESOLUTION 2012-008
CONDITIONS OF APPROVAL - FINAL
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
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CONDITIONS OF APPROVAL - FINAL
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 0.51 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 than 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.
r)RAWAr;F
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
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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 LQMC 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, LQMC Sections 8.70.010 at seq.
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(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.
UTILITIES
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.
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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
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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 landscaped open space area north of the proposed
building and driveway as identified on the preliminary landscape plan unless said area
has been subdivided and change of ownership occurs or a lot line adjustment with
the adjacent property to the north is completed prior to building occupancy. Should
the aforementioned 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. Installation
of revised perimeter landscaping shall be installed prior to final occupancy.
The landscaped open space area north of the proposed building and driveway shall be
developed and maintained substantially consistent with the approved preliminary
landscape plan until such time as an alternative development proposal for the area is
approved by the Planning Commission.
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
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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
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-reflector pavement markers shall be located on private streets, public
streets and driveways to indicate location of the fire hydrant per standard number
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
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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.
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 building(s) up to 25' in height. In complexes with alpha designations, letter
size must match numbers. All addressing must be legible, of a contrasting color, and
adequately illuminated to be visible from street at all hours.
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 CSC. No class I, Il or 111A 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
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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
Building and Safety Department, fixture locations shall be reviewed and approved by
the Planning Director.
99. Prior to issuance of a building permit, the applicant shall submit photographic
simulations for review and approval by the Planning Director. The simulations shall
depict the La Quinta Memory Care Facility from different locations; 1) Washington
Street from the northwest, 2) Washington Street from the southwest, and 3) Caleo
Bay Drive from the northeast. The renderings shall include all existing and proposed
perimeter landscaping (including the existing berm), all free-standing architectural
elements (perimeter fence, trellis structures, etc.), and additional color enhancements
to the exterior of the proposed building. Landscaping shall be shown at the
estimated 5-year growth level.
100. A pedestrian walkway shall be installed to directly connect the ADA parking spaces
on the west side of the north primary entrance of the facility with the walking path
located in the landscaped open space area in the northern portion of the property.
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