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PC Resolution 2016-014PLANNING COMMISSION RESOLUTION 2016 — 014 A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF LA QUINTA, CALIFORNIA, APPROVING A SITE DEVELOPMENT PERMIT AND CONDITIONAL USE PERMIT FOR CONSTRUCTION OF A 37,776 SQUARE FOOT FITNESS CENTER ON APPROXIMATELY 5.7 ACRES OF THE JEFFERSON SQUARE COMMERCIAL CENTER, AND FIND THE PROJECT CONSISTENT WITH ENVIRONMENTAL ASSESSMENT 2002-462 CASE NUMBER: SITE DEVELOPMENT PERMIT 2016-0001 CONDITIONAL USE PERMIT 2016-0002 APPLICANT: R & R DEVELOPMENT COMPANY, LLC WHEREAS, the Planning Commission of the City of La Quinta, California did, on the 13th day of September, 2016, hold a duly noticed Public Hearing to consider a request by R & R Development Company, LLC, for approval of a fitness center, generally located on the southwest corner of Jefferson Street and Fred Waring Drive at the Jefferson Square shopping center, more particularly described as: APN: 604-521-011, -013, -014 WHEREAS, the Design and Development Department published a public hearing notice in The Desert Sun newspaper on September 2, 2016 as prescribed by the Municipal Code. Public hearing notices were also mailed to all property owners within 500 feet of the site; and, Site Development Permit 2016-0001 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: Consistency with General Plan The land use is consistent with the General Plan land use designation of General Commercial. The City's General Plan policies relating to General Commercial encourage a full range of retail, office, resort, and institutional businesses within the City, and the proposed use maintains those policies. 2. Consistency with Zoning Code Planning Commission Resolution 2016 - 014 Conditional Use Permit 2016-0002 Fitness Center (R & R Development Company, LLC) Adopted: September 13, 2016 Page 2 of 4 The proposed development, as conditioned, is consistent with the development standards of the City's Zoning Code. The Site Development Permit has been conditioned to ensure compliance with the zoning standards of the Neighborhood Commercial zoning district and other supplemental standards as established in Title 9 of the La Quinta Municipal Code. 3. Compliance with California_ Environmental_ Quality Act (CEQA). The Design and Development Department has determined that this project is consistent with Environmental Assessment 2002-462 of the Jefferson Square Specific Plan and no further environmental review is required. 4. Architectural Design The architectural design of the project, including, but not limited to, the architectural style, scale, building mass, materials, colors, architectural details, roof style are compatible with the architectural guidelines of the Jefferson Square Specific Plan and the quality of design prevalent in the city. 5. Site Desian The site design of the project, including, but not limited to, project entries, interior circulation, pedestrian and bicycle access, pedestrian amenities, screening of equipment and trash enclosures, exterior lighting, and with the quality of design prevalent in the city. 6. Landscape Design Project landscaping, including, but not limited to, the location type, size, color, texture and coverage of plant materials, has been designed so as to provide visual relief, complement buildings, visually emphasize prominent design elements and vistas, screen undesirable views, provide a harmonious transition between adjacent land uses and between development and open space, and provide an overall influence to enhance the visual continuity of the project. The landscape design will be consistent with the established landscape guidelines for the Jefferson Square shopping center. Conditional Use Permit 2016-0002 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 9.210.020 of the Municipal Code to justify approval of said Conditional Use Permit: Planning Commission Resolution 2016 - 014 Conditional Use Permit 2016-0002 Fitness Center (R & R Development Company, LLC) Adopted: September 13, 2016 Page 3 of 4 7. Consistency with General Plan The land use is consistent with the General Plan land use designation of General Commercial. The City's General Plan policies relating to General Commercial encourage a full range of retail, office, resort, and institutional businesses within the City, and the proposed use maintains those policies. 8. Consistency with Zoning Code The proposed development, as conditioned, is consistent with the development standards of the City's Zoning Code. The Conditional Use Permit has been conditioned to ensure compliance with the zoning standards of the Neighborhood Commercial zoning district and other supplemental standards as established in Title 9 of the La Quinta Municipal Code. 9. Compliance with California Environmental Quality Act CE A The Design and Development Department has determined that this project is consistent with Environmental Assessment 2002-462 of the Jefferson Square Specific Plan and no further environmental review is required. 10. Surrounding Uses As conditioned, approval of the application will not create conditions materially detrimental to the public health, safety and general welfare or injurious to or incompatible with other properties or land uses in the vicinity. New proposed outdoor activity areas are screened and buffered by existing and proposed building. There is adequate parking available for the use, and the other properties within the commercial center have been developed with commercial retail uses. NOW, THEREFORE, BE IT RESOLVED by the Planning Commission of the City of La Quinta, California, as follows: SECTION 1. That the above recitations are true and constitute the findings of the Planning Commission in this case. SECTION 2. That the above project be determined by the Planning Commission to be consistent with Environmental Assessment 2002-462. Planning Commission Resolution 2016 - 014 Conditional Use Permit 2016-0002 Fitness Center (R & R Development Company, LLC) Adopted: September 13, 2016 Page 4 of 4 SECTION 3. That it does hereby approve Site Development Permit 2016-0001, for the reasons set forth in this Resolution and subject to the attached Conditions of Approval. SECTION 3. That it does hereby approve Conditional Use Permit 2015-0002, 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 City of La Quinta Planning Commission, held on this the 13th day of September, 2016, by the following vote: AYES: Commissioners Blum, Fitzpatrick, Quill, Wright and Chairperson Bettencourt NOES: None ABSENT: None ABSTAIN: None 2�3 PHILIP F. ETTENCOURT, Chairperson City of La Quinta, California ATTEST: GABRIEL ft REZ,;P anning Manager City of La Quinta, California PLANNING COMMISSION RESOLUTION 2016 - 014 CONDITIONS OF APPROVAL - ADOPTED SITE DEVELOPMENT PERMIT 2016-0001 JEFFERSON SQUARE FITNESS CENTER, R & R DEVELOPMENT COMPANY LLC ADOPTED: SEPTEMBER 13, 2016 Page 1of14 GENERAL 1. The applicant agrees to defend, indemnify and hold harmless the City of La Quinta ("City"), its agents, officers and employees from any claim, action or proceeding to attack, set aside, void, or annul the approval of this Site Development Permit. The City shall have sole discretion in selecting its defense counsel. The City shall promptly notify the applicant of any claim, action or proceeding and shall cooperate fully in the defense. Site Development Permit 2016-0001 shall comply with all applicable conditions and/or mitigation measures for the following related approval: Tentative Parcel Map 36241 Site Development Permit 2007-898 In the event of any conflict(s) between approval conditions and/or provisions of these approvals, the Design and Development Director shall adjudicate the conflict by determining the precedence. 3. Prior to the issuance of any grading, construction, or building permit by the City, the applicant shall obtain any necessary clearances and/or permits from the following agencies, if required: • Riverside • Fire Marshal ■ La Quinta Public Works Development Division (Grading Permit, Green Sheet (Public Works Clearance) for Building Permits, Water Quality Management Plan(WQMP) Exemption Form - Whitewater River Region, Improvement Permit) ■ Design & Development Department • Riverside Co. Environmental Health Department • Desert Sands Unified School District • Coachella Valley Water District (CVWD) ■ Imperial Irrigation District (IID) ■ California Water Quality Control Board (CWQCB) ■ SunLine Transit Agency PLANNING COMMISSION RESOLUTION 2016 - 014 CONDITIONS OF APPROVAL - ADOPTED SITE DEVELOPMENT PERMIT 2016-0001 JEFFERSON SQUARE FITNESS CENTER, R & R DEVELOPMENT COMPANY LLC ADOPTED: SEPTEMBER 13, 2016 Page 2 of 14 SCAQMD Coachella Valley 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. 4. 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 Discharger Identification (WDID) number to the City prior to the issuance of a grading or building permit. 5. The applicant shall comply with applicable provisions of the City's NPDES stormwater discharge permit, LQMC Sections 8.70.010 et seq. (Stormwater Management and Discharge Controls), and 13.24.170 (Clean Air/Clean Water); Riverside County Ordinance No. 457; the California Regional Water Quality Control Board - Colorado River Basin Region Board Order No. R7-2013-0011 and the State Water Resources Control Board's Order No. 2009-0009-DWQ and Order No. 2012-0006-DWQ. A. For construction activities including clearing, grading or excavation of land that disturbs one (1) acre or more of land, or that disturbs less than one (1) acre of land, but which is a part of a construction project that encompasses more than one (1) acre of land, the Permitee shall be required to submit a Storm Water Pollution Protection Plan ("SWPPP"). The applicant or design professional can obtain the California Stormwater Quality Association SWPPP template at www.cabmphandbooks.com for use in their SWPPP preparation. B. The applicant's SWPPP shall be approved by the City Engineer prior to any on or off-site grading being done in relation to this project. C. The applicant shall ensure that the required SWPPP is available for inspection at the project site at all times through and including acceptance of all improvements by the City. PLANNING COMMISSION RESOLUTION 2016 - 014 CONDITIONS OF APPROVAL - ADOPTED SITE DEVELOPMENT PERMIT 2016-0001 JEFFERSON SQUARE FITNESS CENTER, R & R DEVELOPMENT COMPANY LLC ADOPTED: SEPTEMBER 13, 2016 Page 3 of 14 D. The applicant's SWPPP shall include provisions for all of the following Best Management Practices ("BMPs") (LQMC Section 8.70.020 (Definitions)): 1) Temporary Soil Stabilization (erosion control). 2) Temporary Sediment Control. 3) Wind Erosion Control. 4) Tracking Control. 5) Non -Storm Water Management. 6) Waste Management and Materials Pollution Control. E. All erosion and sediment control BMPs proposed by the applicant shall be approved by the City Engineer prior to any onsite or offsite grading, pursuant to this project. F. The SWPPP and BMPs shall remain in effect for the entire duration of project construction until all improvements are completed and accepted by the City. G. The inclusion in the Conditions, Covenants, and Restrictions (CC&Rs), a requirement for the perpetual maintenance and operation of all post - construction BMPs as required; and the applicant shall execute and record an agreement that provides for the perpetual maintenance and operation of all post -construction BMPs is required. PROPERTY RIGHTS 6. 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. 7. The applicant shall furnish proof of easements, or written permission, as PLANNING COMMISSION RESOLUTION 2016 - 014 CONDITIONS OF APPROVAL - ADOPTED SITE DEVELOPMENT PERMIT 2016-0001 JEFFERSON SQUARE FITNESS CENTER, R & R DEVELOPMENT COMPANY LLC ADOPTED: SEPTEMBER 13, 2016 Page 4 of 14 appropriate, from those owners of all abutting properties on which grading, retaining wall construction, permanent slopes, or other encroachments will occur. PARKING LOTS and ACCESS POINTS 8. 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 so that ADA accessibility issues can be evaluated. 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 18 feet in length with a 2 -foot overhang for all parking stalls or as approved by the City Engineer. One van accessible handicapped parking stall is required per 6 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 30 feet or as approved by the City Engineer. A minimum of 20 feet on each side of approach drives shall be provided where divided by median islands and as approved by the City Engineer. 9. The applicant shall design street pavement sections using CalTrans' design procedure for 20 -year life pavement, and the site-specific data for soil strength and anticipated traffic loading (including construction traffic). Minimum structural sections shall be as follows: Parking Lot & Aisles (Low Traffic) 3.0" a.c./4.5" c.a.b. PLANNING COMMISSION RESOLUTION 2016 - 014 CONDITIONS OF APPROVAL - ADOPTED SITE DEVELOPMENT PERMIT 2016-0001 JEFFERSON SQUARE FITNESS CENTER, R & R DEVELOPMENT COMPANY LLC ADOPTED: SEPTEMBER 13, 2016 Page 5 of 14 Parking Lot & Aisles (High Traffic) 4.5" a.c./5.5" c.a.b. Loading Areas 6" P.C.C./4" c.a.b. or the approved equivalents of alternate materials. 10. 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. 11. Improvements shall include appurtenances such as traffic control signs, markings and other devices, raised medians if required, street name signs and sidewalks. 12. Improvements shall be designed and constructed in accordance with City adopted standards, supplemental drawings and specifications, or as approved by the City Engineer. Improvement plans for streets, access gates and parking areas shall be stamped and signed by qualified engineers. IMPROVEMENT" PLANS As used throughout these Conditions of Approval, professional titles such as "engineer," "surveyor," and "architect," refers to persons currently certified or licensed to practice their respective professions in the State of California. 13. 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). 14. The following improvement plans shall be prepared and submitted for review and approval by the Design and Development 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 PLANNING COMMISSION RESOLUTION 2016 - 014 CONDITIONS OF APPROVAL - ADOPTED SITE DEVELOPMENT PERMIT 2016-0001 JEFFERSON SQUARE FITNESS CENTER, R & R DEVELOPMENT COMPANY LLC ADOPTED: SEPTEMBER 13, 2016 Page 6 of 14 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. PM10 Plan B. Final WQMP 1" = 40' Horizontal (Plan submitted in Report Form) C. On -Site Commercial Precise Grading 1" = 20' Horizontal NOTE: A through C to be submitted concurrently. (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. "On -Site Commercial Precise Grading" plan is required to be submitted for approval by the Building Official, Planning Manager and the City Engineer. "On -Site Commercial Precise Grading" plans shall normally include all on-site surface improvements including but not necessarily limited to finish grades for curbs & gutters, building floor elevations, parking lot improvements and ADA requirements. 15. The City maintains standard plans, detail sheets and/or construction notes for elements of construction which can be accessed via the Public Works "Plans, Notes and Design Guidance" section of the City website (www.la-quinta.org). Please navigate to the Public Works home page and look for the Standard Drawings hyperlink. 16. The applicant shall furnish a complete set of the mylars of all approved improvement plans on a storage media acceptable to the City Engineer. 17. Upon completion of construction, and prior to final acceptance of the improvements by the City, the applicant shall furnish the City with reproducible record drawings of all improvement plans which were approved by the City. Each sheet shall be clearly marked "Record Drawing" and shall be stamped and signed by the engineer or surveyor certifying to the accuracy and completeness PLANNING COMMISSION RESOLUTION 2016 - 014 CONDITIONS OF APPROVAL - ADOPTED SITE DEVELOPMENT PERMIT 2016-0001 JEFFERSON SQUARE FITNESS CENTER, R & R DEVELOPMENT COMPANY LLC ADOPTED: SEPTEMBER 13, 2016 Page 7 of 14 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 EOR 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. GRADING 18. The applicant shall comply with the provisions of LQMC Section 13.24.050 (Grading Improvements). 19. 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. 20. 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 a professional 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), and E. A WQMP prepared by an authorized professional registered in the State of California, and F. A grading bond in a form acceptable to the City, and in an amount sufficient to guarantee compliance with the grading bond requirements. 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 PLANNING COMMISSION RESOLUTION 2016 - 014 CONDITIONS OF APPROVAL - ADOPTED SITE DEVELOPMENT PERMIT 2016-0001 JEFFERSON SQUARE FITNESS CENTER, R & R DEVELOPMENT COMPANY LLC ADOPTED: SEPTEMBER 13, 2016 Page 8 of 14 sufficient to guarantee compliance with the approved Fugitive Dust Control Plan provisions. 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. 21. 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. 22. Grading within the perimeter setback and parkway areas shall have undulating terrain and shall conform with the requirements of LQMC Section 9.60.240(F) except as otherwise modified by this condition requirement. The maximum slope shall not exceed 3:1 anywhere in the landscape setback area, except for the backslope (i.e. the slope at the back of the landscape lot) which shall not exceed 2:1 if fully planted with ground cover. The maximum slope in the first six (6) feet adjacent to the curb shall not exceed 4:1 when the nearest edge of sidewalk is within six feet (6') of the curb, otherwise the maximum slope within the right of way shall not exceed 3:1. All unpaved parkway areas adjacent to the curb shall be depressed one and one-half inches (1.5") in the first eighteen inches (18") behind the curb. 23. Building pad elevations on the precise grading plan submitted for City Engineer's approval shall conform with pad elevations shown on the Site Development Permit Preliminary Grading Plans, unless the pad elevations have other requirements imposed elsewhere in these Conditions of Approval. 24. Prior to any site grading or regrading that will raise or lower any portion of the site by more than plus or minus five tenths of a foot (0.5') from the elevations shown on the Site Development Permit Preliminary Grading Plans, the applicant shall submit the proposed grading changes to the City Staff for a substantial conformance finding review. 25. 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 PLANNING COMMISSION RESOLUTION 2016 - 014 CONDITIONS OF APPROVAL - ADOPTED SITE DEVELOPMENT PERMIT 2016-0001 JEFFERSON SQUARE FITNESS CENTER, R & R DEVELOPMENT COMPANY LLC ADOPTED: SEPTEMBER 13, 2016 Page 9 of 14 any. Such pad certification shall also list the relative compaction of the pad soil. DRAINAGE 26. Stormwater handling shall conform with the approved hydrology and drainage report for Jefferson Square, Parcel Map No. 36241 / SDP 2007-898. Nuisance water shall be disposed of in an approved manner. 27. 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 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. 28. 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. 29. No fence or wall shall be constructed around any retention basin unless approved by the Planning Manager and the City Engineer. 30. 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 or as approved by the City Engineer. 31. 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). PLANNING COMMISSION RESOLUTION 2016 - 014 CONDITIONS OF APPROVAL - ADOPTED SITE DEVELOPMENT PERMIT 2016-0001 JEFFERSON SQUARE FITNESS CENTER, R & R DEVELOPMENT COMPANY LLC ADOPTED: SEPTEMBER 13, 2016 Page 10 of 14 32. The applicant shall comply with applicable provisions for post construction runoff per the City's NPDES stormwater discharge permit, LQMC Sections 8.70.010 et seq. (Stormwater Management and Discharge Controls), and 13.24.170 (Clean Air/Clean Water); Riverside County Ordinance No. 457; and the California Regional Water Quality Control Board - Colorado River Basin (CRWQCB-CRB) Region Board Order No. R7-2013-0011 and the State Water Resources Control Board's Order No. 2009-0009-DWQ and Order No. 2010- 0014-DWQ. A. For post -construction urban runoff from New Development and Redevelopments Projects, the applicant shall implement requirements of the NPDES permit for the design, construction and perpetual operation and maintenance of BMPs per the approved Water Quality 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. R7-2013-0011. B. The applicant shall implement the WQMP Design Standards per (CRWQCB-CRB) Region Board Order No. R7-2013-0011 utilizing BMPs approved by the City Engineer. A project specific WQMP shall be provided which incorporates Site Design and Treatment BMPs utilizing first flush infiltration as a preferred method of NPDES Permit Compliance for Whitewater River receiving water, as applicable. C. The developer shall execute and record a Stormwater Management/BMP Facilities Agreement that provides for the perpetual maintenance and operation of stormwater BMPs. UTILITIES 33. The applicant shall comply with the provisions of LQMC Section 13.24.110 (Utilities). 34. 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. PLANNING COMMISSION RESOLUTION 2016 - 014 CONDITIONS OF APPROVAL - ADOPTED SITE DEVELOPMENT PERMIT 2016-0001 JEFFERSON SQUARE FITNESS CENTER, R & R DEVELOPMENT COMPANY LLC ADOPTED: SEPTEMBER 13, 2016 Page 11 of 14 35. Underground utilities shall be installed prior to overlying hardscape. For installation of utilities in existing improved streets, the applicant shall comply with trench restoration requirements maintained, or required by the City Engineer. The applicant shall provide certified reports of all utility trench compaction for approval by the City Engineer. Additionally, grease traps and the maintenance thereof shall be located as to not conflict with access aisles/entrances. CONSTRUCTION 36. The City will conduct final inspections of habitable buildings only when the buildings have parking lot improvements 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 37. The applicant shall comply with LQMC Sections 13.24.130 (Landscaping Setbacks) & 13.24.140 (Landscaping Plans). 38. The applicant shall provide landscaping in the required setbacks, retention basins, and common lots. Said landscaping shall be constantly maintained by the center owner with damaged, dead or dying plant material immediately replaced with healthy plant material of equivalent size. 39. Landscape and irrigation plans for landscaped lots and setbacks, medians, retention basins, and parks shall be signed and stamped by a licensed landscape architect. 40. The applicant shall submit the landscape plans for approval to plan checking by the Planning Division. When plan checking has been completed by the Planning Division, the applicant shall obtain the signatures of CVWD and the Riverside County Agricultural Commissioner, prior to submittal for signature by the Planning Manager and the City Engineer. NOTE: Plans are not approved for construction until signed by both the Planning Manager and the City Engineer. PLANNING COMMISSION RESOLUTION 2016 - 014 CONDITIONS OF APPROVAL - ADOPTED SITE DEVELOPMENT PERMIT 2016-0001 JEFFERSON SQUARE FITNESS CENTER, R & R DEVELOPMENT COMPANY LLC ADOPTED: SEPTEMBER 13, 2016 Page 12 of 14 41. Landscape areas shall have permanent irrigation improvements meeting the requirements of the Planning Manager. Use of lawn areas shall be minimized with no lawn, or spray irrigation, being placed within 18 inches of curbs along public streets. 42. 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. MAINTENANCE, 43. The applicant shall comply with the provisions of LQMC Section 13.24.160 (Maintenance). 44. The applicant shall make provisions for the continuous and perpetual maintenance of all private on-site improvements, perimeter landscaping, access drives, sidewalks, and stormwater BMPs. FEES AND DEPOSITS 45. 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. 46. Permits issued under this approval shall be subject to the provisions of the Development Impact Fee and Transportation Uniform Mitigation Fee programs in effect at the time of issuance of building permit(s). FIRE DEPARTMENT 47. An approved Fire Department access Knox box shall be installed next to the approved Fire Department access door to the building. If the buildings are protected with an alarm system, the lock box shall be required to have tampered monitoring. Required order forms and installation standards may be PLANNING COMMISSION RESOLUTION 2016 - 014 CONDITIONS OF APPROVAL - ADOPTED SITE DEVELOPMENT PERMIT 2016-0001 JEFFERSON SQUARE FITNESS CENTER, R & R DEVELOPMENT COMPANY LLC ADOPTED: SEPTEMBER 13, 2016 Page 13 of 14 obtained at the Fire Department. 48. 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. All lettering shall be to Architectural Standards. 49. 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. 50. Install a complete commercial fire sprinkler system, along with current permit fees, to the Fire Department for review and approval prior to installation. 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. 51. 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. 52. Exit designs, exit signs, door hardware, exit markers, exit doors, and exit path marking shall be installed per the CBC. 53. Applicable room door(s) shall be posted "ELECTRICAL", "FACP", "FIRE RISER" and "ROOF ACCESS" on the outside of the door so it is visible and in a contracting color. 54. Access shall be provided to all mechanical equipment located on the roof as required by the CMC. 55. Nothing in our review shall be construed as encompassing structural integrity. Review of this plan does not authorize or approve any omission or deviation from all applicable regulations. Final approval is subject to plan review and field inspection. All questions regarding the meaning of the code requirements should be referred to Fire Department at 760-863-8886. PLANNING COMMISSION RESOLUTION 2016 - 014 CONDITIONS OF APPROVAL - ADOPTED SITE DEVELOPMENT PERMIT 2016-0001 JEFFERSON SQUARE FITNESS CENTER, R & R DEVELOPMENT COMPANY LLC ADOPTED: SEPTEMBER 13, 2016 Page 14 of 14 MISCELLANEOUS 56. No signage is included in this Site Development Permit approval. A separate Sign Permit is required through the Design and Development Department if the applicant proposes signs for the business. 57. The City of La Quinta reserves the right to review and monitor the operation of this facility and modify Conditions of Approval regarding hours of operation, occupancy, and other operational conditions. 58. Washingtonia Robusta Palm Trees shall be planted in the landscape area along the east building elevation. 59. Prior to issuance of a building permit, a revised lighting plan shall be submitted for review and approval by the Design and Development Department. The revised lighting plan shall include an updated photometric plan that incorporates zero foot-candles along the project perimeter, updated lighting fixtures along the perimeter (fully -shielded, angle -adjusted, visor -shielded if necessary), and foot-candle measurement that includes shade trees.. 60. Any new outdoor lighting that is installed shall be hooded or shielded as to prevent either spillage of lumens or reflection into the sky. 61. The Notice of Airport Vicinity shall be provided to all potential purchasers of the property and tenants of the existing and proposed building thereon. 62. The applicant shall obtain a building permit for each structure prior to construction from the Design and Development Department - building division. All plans shall conform to the requirements of the current edition of the California building standards codes in effect at the time of submittal of the building permit application. 63. Any alteration to the site plan, including expansion, reduction, and reconfiguration shall be reviewed by the Design and Development Department. Alterations deemed minor by the Department may be processed through a Modification by Applicant. Alterations deemed major by the Department may require an amendment to Site Development Permit 2016-0001 or a new Site Development Permit. PLANNING COMMISSION RESOLUTION 2016 - 014 CONDITIONS OF APPROVAL - ADOPTED CONDITIONAL USE PERMIT 2016-0002 FITNESS CENTER AT JEFFERSON SQUARE, R & R DEVELOPMENT COMPANY LLC ADOPTED: SEPTEMBER 13, 2016 Page 1ofI GENERAL The applicant shall comply with all applicable provisions of the La Quinta Municipal Code (LQMC), including LQMC Chapter 9.210.020. 2. 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 Design and Development 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. MISCELLANEOUS I No signage is included in this Conditional Use Permit approval. A separate Sign Permit is required through the Community Development Department if the applicant proposes signs for the business. 4. Hours of operation shall occur only on the days and times specified in the Statement of Operations provided to the City by the applicant. Changes to these hours may be approved by the Director of Design and Development. 5. The City of La Quinta reserves the right to review and monitor the operation of this facility and modify Conditions of Approval regarding hours of operation, occupancy, and other operational conditions.