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PP 1991-465CITY OF LA QUINT' PLANNING t DEVELOPMENT DEPARTMENT ff ,; 78 -105 CALLE ESTADO LA QUINTA, CALIFORNIA 92253 JUG 7 Urr UA R , , .ENTIAL and �LANNONO dEV�IOP PLOT Case I& Date Received: COMMERCIAL FEE PLAN APPLICATION In order to process your application in a timely manner, please complete and sign this form. The information which is required to be shown on the plans and submitted with the application is stated on the back of this form. Failure to provide the required information is justification for rejection of the application. , THIS APPLICATION MIST BE ACCOMPANIED BY A NON- REFUNDABLE FILING FEE OF $ '✓ 3 E ? -- AND. COPIES OF THE COMPLETE AND ACCURATE PLOT PLAN, LANDSCAPE PLAN AND ELEVATIONS. Name of Applicant DlseQ,� ~Phone 32.3- blZ.3 Mailing Address j LST N, TNkA�,/ L qt, ppj h SP,-oW 1i g 2Zb 3 Street City Zip Code Legal Owner AS4 Dh f4 L4 � R-opbr Address Z(op0 M,cN ,0 t-5, j fl1z �P I�� JJV -tk-c 15 Proposed Use M 4210 (LA A�JD iC.t � b S e2di Lf ( r RQpn►Z2Zi G04f&vi f &-4 _J� r� 7-c h L'l d Stl �i i 4"x 5 7SZ13 The net and gross square footage for each proposed use and building. *- ge 4ya- 9 P O U co L0 �1 M b 4-) w r-I rn N •.-I N cc N -P r-I �c �. IANU0)U O R •ri N O W •4 V ar-♦ 9: !~ a) o •', � � akiO4 w4 04 M 44 a hD�Ha The square footage allocated for sideway sT 7,:- i parking, landscaping, and building. - � 1 14 835.00 Location of Property (Address if known) W4 3,64 0f- W AS►+ir-444 54Wi ` Qajws,# J AV -LNa•l 1-4-1 Arrmio Ay4N+N+ 4R Assessor's Parcel Number w0,QAAa-,10j QOn►+An% dT b0 -t70 -0 7-3 Legal Description of Property (give exact legal descriptio as recorded in the office of the County Recorder) -- (may be attached) 1 f 0AS0 Nv,,,ge4 LS-71L �i *44 vzX( at- (A6?%A)% r► I n r_ I r II Signature of Owner .� I I f &—t OcW o f Sato fdr,ti•�/ 17• I l a :� �' - \ -o� ql- 037 cz• 91 5 �_– CITY OF I1 QUMA yoF �� dS ENVIRONMENTAL CRECKLIST FORM I. BACKGROUND 1. A , Name of Proponent: D�rr tp/t� r� . l GC �,OV* 2. and Phone Number of Pro onent: 0 /N Address 3. Date of Checklist: 4. Agency Requiring Checklist: 444• S. Name of Proposal, if applicable: II. ENVIROhT1ENTAL IMPACTS Z�Q /s (Explanation of all "Yes" and "MOM ansf is required on attached sheets.) 1. Earth. Will the proposal result in: Yes Maybe No a. Unstable earth conditions or in changes in geologic substructures? b. Disruptions, displacements, compaction or overcovering of the soil? _ c. Change in topography or ground surface relief features? Pool' Po d. The destruction, covering or modification of any unique geologic or physical features? _ e. Any increases in wind or water erosion of soils, either on or off the site? f. Changes in deposition or erosion of beach, sands, or changes in siltation, deposition or erosion which may modify the channel of a river or stream or the bed of the ocean or any bay, inlet or lake? g. Exposure of people or property to geologic ha :ards such as earthquakes, landslides, mud- slides, ground failure, or similar hazards? 2. Air. Will the proposal result in: a. Substantial air emissions or deterioration of a.-bient air quality? _ Ae — b. T`.e creation of objectionable odors? WOO' c. A:teration of air movement, moisture or te=e-ature, or any change in climate, e:::-ler locally or regionally? 3. Water. Will the proposal result in: a. Changes in currents, or the course or direction of water movements, in either marine or fresh eaters? b. a anges in absorption rates, drainage patterns, or the rate and amount of surface water runoff' c. Alterations to the course of flow of flood / waters? i0 d. Change in the amount of surface water in any water body? _ ii e. Discharge into surface waters, or in any alteration of surface water quality, in- cluding but not limited to temperature, ✓ dissolved oxygen or turbidity? _ f. Alteration of the direction or rate of flow • / of ground waters? — I� _ g. Change in the quantity of ground waters, either through direct additions or with- drawals, or through interception of an / aquifer by cuts or excavations? _ r is 34 (3) (4) 3� Yes Maybe 1:o h. Substantial reduction in the amount of water otherwise available for public water supplies? i. Exposure of people or property to water related hazards such as flooding or tidal waves? 4. Plant Life. Will the proposal result in: a. Change in the diversity of species, or number of any species of plants (including trees, shrubs, grass, crops, microflora and aquatic plants)? — b. Reduction of the numbers of any unique, rare or endangered species of plants? c. Introduction of new species of plants into an area, or result in a barrier to the / normal replenishment of existing species? d. Reduction in acreage of any agricultural crop? S. Animal Life. Will the proposal result in: a. Change in the diversity of species, or numbers of any species of animals (birds, land animals, including reptiles, fish and shellfish, benthic organisms, insects or microfauna)? b. Reduction of the numbers of any unique, rare, or endangered species of animals? L c. Introduction of new species of animals into an area, or result in a barrier to the migration or movement of animals? d. Deterioration to existing fish or wildlife / habitat? 6. Noise. Will the proposal result in: a. Increases in existing noise levels? b. Exposure of people to severe noise levels? — 7. Light and Glare. Will the proposal produce new light or glare? S. Land Use. Will the proposal result in a substantial alteration of the present or planned land use of an / area? 9. 'natural ;esources. Kill the proposal result in: a. Increase in the rate of any use of any natural resources? b. Substantial depletion of any renewable natural resource? 10. Risk of Upset. Docs the proposal involve a risk of an explosion or the release of hazardous sub- stances (including, but not limited to, oil, pesticides, chemicals or radiation) in the event / of an accident or upset conditions? i 11. Potion. Will the proposal alter the location, istd ribution, density, or growth rate of the human population of an area? Wool _ 12. Housing. Will the proposal affect existing housing, or create a demand for additional housing? i 13. Transportation /Circulation. Will the proposal result in: a. Generation of substantial additional vehicular movement? _ _Aeoo, _ b. Effects on existing parking facilities, or L demand for new parking? — (4) 3� s (5) 36 r Yes Mavbe No c. Substantial impact upon existing transportation systems? d. Alterations to present patterns of circulation or movement of people and /or goods? e. Alterations to waterborne, rail or air traffic ?. f. Increase in traffic hazards to motor vehicles, bicyclists or pedestrians? — 14. Public Services. Will the proposal have an effect upon, or result in a need for new or altered govern- mental services in any of the following areas: a. Fire protection? — WOO' _ b. Police protection? C. Schools? d. Parks or other recreational facilities? _ _&00.1.1 e. Maintenance of public facilities, including roads? ✓ f. Other governmental services? 15. Energy. Will the proposal result in: a. Use of substantial amounts of fuel or energy? b. Substantial increase in demand upon existing sources of energy, or require the development WOO new sources of energy? 16. Utilities. Will the proposal result in a need for new systems, or substantial alterations to the following utilities: a. Power or natural gas? b. Comm-=i cations systems? c. Water? d. Sewer or septic tanks? e. Storm water drainage? f. Solid waste and disposal? _ 17. Human Health. Will the proposal result in: a. Creat ::- of ar.v health hazard or potential health hazard (excluding mental health)? b. Exias_-e of people to potential `wealth ha:a -ds? 18. Aesthetics. Will tt,e proposal result in the obstruction of any scenic vista or view open to the public, or will the proposal result in the creation of an aesthetically offensive site open to public view? _ 1� 19. Recreation. Will the proposal result in an impact upon the q::ality or quantity of existing recrea- tional opportunities? 20. Archeological /Historical. Will the proposal result in an alteration of a significant archeological / or historical site, structure, object or building? _ Po 21. Mandatory Finding of Significance. a. Does the project have the potential to degrade the quality of the environment, substantially re -. duce the habitat of a fish or wildlife species, cause a fish or wildlife population to drop below self sustaining levels, threaten to eliminate a plan or animal community, reduce the number or restrict the range of a rare or endangered plant or animal or eliminate important examples of the major periods of California history or prehistory? _.. (5) 36 Yes Haybe No b. Does the project have the potential to achieve short -term, to the disadvantage of long -term, en- vironmental goals? (A short -term impact on the environment is one which occurs in a relatively brief, definitive period of time while long -term / impacts will endure well into the future.) _ W c. Does the project have impacts which are indi- vidually limited, but cumulatively considerable? (A project may impact on two or.more separate resources where the impact on each resource' is relatively small, but where the effect of the total of those impacts on the environment is / significant.) _ _ d. Does the project have environmental effects which will cause substantial adverse effects on human beings, either directly or indirectly? III. DISCUSSION OF ENVIRONMENTAL EVALUATION IV. DETERMINATION Date (To be completed by the Lead Agency) On the basis of this initial evaluation. _ I find the proposed project COULD NOT have a significant effect on the environment, and a NEGATIVE DECLARATION will be prepared. jeoi find that although the proposed project could have a significant effect on the environment, there will not be a significant effect in this case because the mit'- gation measures described on an attached sheet have been added to the project. A NEGATIVE DECL4RATION WILL BE PREPARED. I _find the proposed project MAY have a significant effect on tae er.vircarent, and an EMIR-N ?E NTAL IWr" R:-PORT is required. 37 h L• :,n R NOTICE OF EXWnaq 10: Office of Planning and Research FROM: CITY OF LA QUINTA 1400 Tenth Street P. 0. BOX 1504 Sacramento, CA 95814 La Quinta, CA 92253 _.y_. County Clerk County of Riverside - Clerk's Oft. 3470 12th Street Riverside, CA 92501 Project Title Vesting Tentative Tract Map 27031 (Minor Change) Amendment #1 >rofeat Location - Specific South of Highway 111, north of 47th Avenue, east of Washington Street and west of Adams Street. Project Location - City Project Location - County City of La Quinta Riverside Description of Nature, Purpose, and Beneficiaries of Project Request to revise the approved lotting pattern for a previously approved tentative tract map. The map was approved in 1991. Name of Public Agency Approving Project CITY OF LA QUINTA Name of Person or Agency Carrying Out Pro ect Appiicantf Hirtcher, Lee Redmond III Exempt Status: Check One) - - - Ministerial (Sec. 21080(b)(1); 15268); Declared Emergency (Sec. 21080(b)(3); 15269(x)); Emergency Project (Sec. 21080(b)(4); 15269(b)(c)). �— 15305, Class 5a Reasons why project is exempt: Minor lot line adjustments for a previously approved tentative tract map, an eight lot subdivision. Contact Person Area Code Telephone Extension Greg Trousdell 610- 564 -2246 If filed W applicant: 1. Attach certified document of exemption finding. 2. Has a notice of exemption been filed by the public agency approving the pro j t? Yes x No Date ,"ivepfor Filing: --1� -- Associate Planner Revised March 1986 0 0 .-- '% Notice of Determilition To: Ofrxe of Planning and Research 1400 Tenth Street, Room 121 Sacramento, CA 95814 County Clerk County of Riverside P. 0. Box 431 Riverside, CA 92502 Appendix M from: (Public Agency) CITY OF LA QURM P. 0. Box 1504 La Quinta, CA 92253 !- iie- I a t; Subject. Filing of Notice of Determination in cornpllance with Section 21108 or 21152 of the Public Resources Code. PLOT PLAN 91 -473, Desert Hospital (Phase I) Project Title State Clearinghouse Number Of submined to Clesrv+ghouse) Greg Trousdell Lead Agency Contact Person 619-564-2246, 2 0 Northeast corner of 47th Avenue & Washington Street, Riverside County Project Location (include county) ztension Project Description: Request to develop a 3 story medical outpatient office facility on 19 acres in a CPS Zone, at the northeast corner of Washington Street & 47th Avenue. The property is governed by Specific Plan 87 -011 (Amendment #1) and Vesting Tentative Tract Map 27031. This is io advise that the City of La Quin to has WDyed the above dt=W proms on. IM lead ,dmq p Rapcwa& l4=q February 11, 1992 and has made fotlowing determir>aoons regarding ft above described projem 3 February 18, 1992 City Council C O U O U (6 r i-) 1. The project Q�wW Qwill w) have a signrtxant etiect on the envrronment fo a, 0 i � 2. Q An Environmental Impact Repot was prepared for this project pursuant to the provisions of CEQA. s * ® A Negative Declaration was prepared foe this project pursuant to the provisions of CEQA. 0 3 3. Litigation measuraa were Qwm roil made a condition of ft approval of LM project;. 4. A statement of Overriding Considerations U:jwas was oal adapted for this projem fa 0 S. Findings JMwere w were not) made pursuant to the provisions of CEQA. M a * A Master Environmental Study was conducted for this site (EA91 -207) in 1991 and aZ s_ o Tttis is to certif rthat the final EIR with comments and responses and record of project approval is available to the General Pubtk at Agemy) Date received for filing at OPR: Associate Planner rrre Revised October 1989 .ace of Determinaon Appendix H x A351 To: Office of Planning and Research 1400 Tenth Street. Room 121 Sacramento, CA 95814 -j�x County Cleric County of Riverside P. 0. Box 431 Riverside, CA 92502 From: (Public Agency) CITY OF LA QUWM P. 0. Box 1504 La Quinta, CA 92253 Subject. Filing of Notice of Determination In compliance with Section 21108 or 21152 of the Public Resources Code. Specific Plan 87 -011, Amendment #1 & Vesting Tentative Tract 27031; Birtcher Project Title N/A - Stan B. Sawa 619 - 564 -2246 State Clearinghouse Number Lead Agency Area Code(Nlephonaxtension Of submiaed to Clearinghouse) Contact Person Area bounded by Highway 111, Adams Street (future), 47th Avenue, Washington Street & Simon Project Location (include county) Drive in the City of La Quinta, County of Riverside. Project Description: Mixed use development consisting of retail, office, commercial service, entertainment & restaurants on 65.4 acres. This is to advise that the City of La Quinta has approved the above described project on July 16, 1991 )(2 Lz*d A&-icy ORupcusibk Atawy and has made the following determinations regarding the above descnbed project: (Dare) 1. The project [Qwill nwill not) have a significant effect on the environmenL 2. ❑ An Environmental Impact Report was prepared for this project pursuant to the provisions of CEQ4. 6A Negative Declaration was prepared for this project pursuant to the provisions of CEQA. 3. Mitigation measures (were [3were not) made a condition of the approval of the projecL 4. A statement of Overriding Considerations [j]was ®was not] adopted for this project 5. Findings (owere (]were not) made pursuant to the provisions of CEQA. This is to certify that the final EIR with comments and responses and record of project approval is available to the General Public at CCU N-ly C,'F.K City of La Quinta 78- 1tbgWy MW La Quifti'tay s Elt ��mi�: on (Public Agency) Date received for filing at OPR: Date POSTED ^ litte tember 3, 1991 1=gfrincipal Planner W�ILUAt�M1E. CONERLY County of Rhtertiderstate o m1a 9C f `Y • 7 _ County a1 R; 15ide, Revised Octoba 1989 s • PROPONENT: icy 4 ,t�4Q�,..,rw EA No. CASE No. NEGATIVE DECLARATION DESCRIPTION OF PROPOSAL: LOCATION OF PROPOSAL: SECTION /TOWNSHIP /RANGE:. ASSESSOR'S PARCEL NUMBER: THRESHOLD DETERMINATION: MITIGATION MEASURES: LEAD AGENCY: 91 -210 GPA 91 -037 CZ 91 -065 PP 91 -465 Desert Hospital Develope out - patient medical care facility and Day Care complex on 30 acres. West of Washington Street at Avenida Marquessa South half of Section 30, T5S, R7E 617 - 070 -023 (north portion) The Lead Agency for this proposal has determined that it does not have a probable significant ad- verse impact upon the environ- ment. An Environmental Impact Statement is not required. This decision was made after review by the Lead Agency of a completed Environmental Checklist and other information on file with the Lead Agency. This information is available to the public on request. ( xx were) ( were not) made a condition of approval of the project. CITY OF LA QUINTA DATE OF ISSUE• September 3, 1991 Envi; onme al Review Officer ;F -+ 4f Lead Agency County/lit A e Project Title: Project Applicant: STATE OF CALIF-T'HE RES�DURCES AGENCY DEPART'` LNT OF FISH AND GAME f-10 1 2 3 3 4 CHECK APPLICABLE FEES: ( ) Environmental Impact Report $850.00 ( ) Negative Declaration $1,250.00 ( ) Application Fee Water Diversion (water Resources Control Board only) $850.00 ( ) Projects Subject to Certified Regulatory Programs (DFG & CDFOnly) $850.00 County Administrative Fee $25.00 (' ) roject that requires fee, not paid (enter amount due) $ Project that is exempt from f TOTAL RECEIVED Signature of person receiving FIRST COPY - PROJECT J�. , t�'. y,. r + '. �; ' -F t �r -• ��5�6 �. �i otice of Determination - , ...,.��g��� Appendix M TO: Office of Planning and Research 1400 Tenth Street, Room 121 Sacramento, CA 95814 County Cleric County of Riverside P. 0. Box 431 Riverside, CA 92502 N, From: (Public Agency) CITY OF LA QUn► P. 0. Box 1504 La Quinta, CA 92253 m) •1 Subject: Filing of Notice of Determination In compliance with Section 21108 or 21152 of the Public Resources Code. PLOT PLAN 91 -473, Desert Hospital (Phase I) Project Title State Clearinghouse Number (If submitted to Clearinghouse) Greg Trousdell Lead Agency Contact Person 619-564-2246. 2 Northeast corner of 47th Avenue & Washington Street, Riverside County Project Location (include county) Project Descrlptlon: Request to develop a 3 story medical outpatient office facility on 19 acres in a CPS Zone, at the northeast corner of Washington Street & 47th Avenue. The property is governed by Specific Plan 87 -011 (Amendment #1) and Vesting Tentative Tract Map 27031. This is to advise that the City of La Qu i nta has approved the above described project on. Lad Aiaw7 C3 "OUQ�o A4=7 w >-, February 11, 1992 and has made following determinations regarding the above descnbod project 3 February,18, 1992 (City Council) c o U ov r0 r 4-) 1. The project C( will f Dwill not) have a signiricant effect on the environment (z C' +' 2. ) An F- nvironmental impact Report was prepared for this project pursuant to ft provisions of CEQA.. V a * A Negative Declaration was prepared for this project pursuant to the provisions of CEQA. 0 3 3. Mitigadon measures JMwere )were not) made a condition of the approval of the project C, 4. A statement of Overriding Considerations () sideratiowas eras tot) adopted for this project. > C' I •r � l0 � i I S. Findings fiMwem )were notj made pursuant to the provisions of CEQA. 0 a * A Master Environmental Study was conducted for this site, (EA91 -207) in 1991 and aZ i ° This is to certify that the final EIR with comments and responses and record of project approval is available to the General Public at a'I�2 Neg CSCiaratfonlNtc DeCOrmination Filed per P.R.C. 21152 ��✓ Z / PMTED Associate Planner 3ttna blic Agency) nil 1 a 114,44 ME.-0 ,C N LERK _of-R Date received for /filing at O er e, St toot R =mava�.APR '1 - X992 By: R HAWOR r?qpc County of Rl%fe!side, State of Califom =a Title Revised October 1989 . �- .7 ,.,r�..,��`�'`'` �s 119 �`� --�..� i ��• -� � PR o � 19y`� �� �. A is ..�,'. J �' r �, �.. —' :'3 STATE OF CALIFORNIA -THE RESOURCES AGENCY DEPAR-?TVENT OF FISH AND GAME N4 1 2 3 9 2 / ENVIRONM ENVIRONMENT L UMENT APPLICATION /FILING FEE CASH RECEIPT Lead Agenc Date County/41bw Agency: Document No. @'a Project Title: qn' Cf / . Project Applicant: CHECK APPLICABLE FEES: ce � ( ) Environmental Impact Report $850.00 $ ( ) Negative Declaration $1,250.00 $ ( ) Application Fee Water Diversion (Water Resources Control Board Only) $850.00 $ Projects Subject to Certified Regulatory Programs (DFG & CDF only) $850.00 $ _ County Administrative Fee $25.00 $ 4 roject that requires fee, not paid enter a ount due) $ Project that is exempt from fees TOTAL RECEIVED $6j Signature of person receivingpaymen i FIRST COPY - PROJECT APPLI SEC D COPY -DFG /C IRD COPY -LEAD AGENCY FOURTH COPY - COUNTY I Notice of Determin -ition 1-92004 ADDerdx N To: OtTxt of Planning and Rcsamb 190 Tcndh Stmt, Room 121 Sa nmato. CA 95814 .� County Cleft County of Riverside P. 0. Box 131 Riverside, CA 92502 From: (Public Agency) CITY OF LA Quin+ P. Q. Box 1504 La Quinta, CA 92253 w� Sub jeCt. Filing of Notice of Oetermination in compttance with Section 21108 or 21152 of the Public Resources Code. PLOT PLAN 91 -473, Desert Hospital (Phase I) Project Title Greg Trousdell 619- 564 -2246 1 v5k} Stan Ckaringhouse Number t.ad Agency Arm Codtifckphonaxitrusion Of subrriU4 to Otwinshmm) Contact Persoo r Northeast corner of 47th Avenue & Washington Street, Riverside County Project Location (include county) Pt*Ct Oescriptiort: Request to develop a 3 story medical outpatient office facility on t 19 acres in a CPS Zone, at the northeast corner of Washington Street & 47th Avenue. The property is governed by Specific Plan 87 -011 (Amendment #1) and Vesting Tentative Tract Map 27031. M is ao advise U ttto City of La Qu i n to appro%,od the above deacnbcd projcct on . Uad A4meY C1Cc -Milk A4mq February 11, 1992 rJhm mb& he fotlowing determirta6ots regarding the above dcsxrlod pmject 3 z t Planning Commission /February 18, 1992 -City Council /and February 28, 1992 PC appeal dead- c ° v line. �„ 1. The PM*t �ll a W(I Rive a sipirk-aru efrett on the envimerry -K ,� t Im 2. C M Dvironmental impact Repot wu pr p=d for this project pursuant to k provisions of CEQA. U 4J 4A * � A !�eQativc Oatararioa e� prepared for this project putsuartt t0 tRc provisiats of CEQA. o ; ,-- 3. Kdtadon meastau Owen C>= "I made a cccd6co of the approval of the PmIem e. A ua2rr=t of Overriding C c6dmdom C>-u ootj 0o9tcd for this project S. Findings acre Cwere notj ma& purst= to ft provisions of CEQA. >� � i 1 to O O� * A Master Environmental Study was conducted for this QAA9 -207) in 1991 and i� L o This is to certify that the final EIIt arith uses and record Rjt ap}e to the Gcncral Public ac "W11101 F tMUIR% v; , r Aa :�1�it9� �O D�+��.IIYA'�I �Y!�'f /Cf �iiSti�'.1 r, .• ' Ace of Determina in appendix N l' ��1351 To: Office of Planning and Research 1400 Tenth Street, Room 121 Sacramento, CA 95814 County Clerk County of Riverside P.''0.1 Box 431 Riverside, CA 92502 From: (Public Agency) CITY OF LA QUINTA P. 0. Box 1504 t La Quinta, CA 92253 Subject. Filing of Notice of Determination In compliance with Section 21108 or 21152 of the Public Resources Code. Specific Plan 87 -011, Amendment rl & Vesting Tentative Tract 27031; Birtcher Project Title N/A Stan B. Sawa 619- 564 -2246 State Clearinghouse Number Lead Agency Area Code/Telephonaxtension If submined to Clev-i)&house) Contact Person Area bounded by Highway 111, Adams Street (future), 47th Avenue, Washington Street & Simon Project Location (include county) Drive in the City of La Quinta, County of Riverside. Project Description: Mixed use development consisting of retail, office, commercial service, entertainment & restaurants on 65.4 acres. This is to advise that the City of La Quinta has approved the above described project on July 16, 1991 )(2 Lead Agency C] Rtspcwtbtc Agency and has made the following determinations regarding the above dascnbed project: (Dare) 1. The project [j]will nwW not] have a significant effect on the environment 2. ❑ An Environmental Impact Report was prepared for this project pursuant to the provisions of C;—:QA. 15A Negative Declaration was prepared for this project pursuant to the provisions of CEQA. 3. Mitigation measures Gwen ❑were not] made a condition of the approval of the project 4. A statement of Overriding Considerations (Qwas t3was not] adopted for this project 5. Findings Cowen: Qwere not) made pursuant to the provisions of CEQA. This is to certify that the final EIR with comments and responses and record of project approval is available to the General Public at City of La Quinta Signature (Public Agency) Date received for filing at OPR: � I L CCUti Ty PJ F F.K La Quittt3;'�,�t:t928��!rr:!_on Date POSTED- -_ rtle September 3, 1991 t; ] ^_ f ri nci pal Planner WILUAM E. CONERLY C Couny set O RY State 199 tomta �._ -iov f Co_nty of R. !fide Cu Revised October 1989 , !,a �' .3 �jl APR 09 t99 1 'A ul t -i ;.i- GENERAL PLAN AMENDMENT (Text Amendment) EXHIBIT B OFFICE /MEDICAL COMMERCIAL: Office /medical facilities are often found to be located along major arterial streets which can be close to heavy commercial areas and areas with planned or developed residential population centers. This classification is intended to replace existing areas which are designated General Commercial or other categories which are not acceptable for residential development. The primary intent of this land use designation is to insure that City residents are provided necessary urban services to accommodate both their livelihood and living needs and recreational pursuits. Medical facilities which provide temporary urgent care should be encouraged. This category should be used as a supplement to the other categories of the City. This Land Use provision would be beneficial to areas along Washington Street, Highway. 111, Jefferson Street and Eisenhower because these thoroughfares are the main arterial of the City which support transportation movement throughout the City. IMPLEMENTATION POLICY: Policy 6.3.9 The development of office /medical facilities should be encouraged in areas of the city which are located abutting major streets in the City and close to existing or planned residential population centers. The primary focus of this category should be to establish medical facilities for the City commensurate with demographic needs of the community. Health facilities should be within 2 miles of urban areas of the City to assure adequate travel response times . in case of an emergency. Land uses which can supplement this category shall be encouraged. .10'7 DOCGT.001 /CS -1 PLANNING COMMISSION RESOLUTION 91- A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF LA QUINTA, CALIFORNIA, RECOMMENDING TO THE CITY COUNCIL APPROVAL OF CHANGE OF ZONE 91- 065 CASE NO. CZ 91 -065 - DESERT HOSPITAL WHEREAS, the Planning Commission of the City of La-Quinta, California, did, on the 24th day of September, 1991, hold a duly notice Public Hearing to consider the request of Desert Hospital for a Change of Zone from R -1 Single Family to Office /Medical and related services (OMS) on +20 acres, located on the west side of Washington Street at Via Marquessa, more particularly described as: BEING A PORTION OF THE SOUTH 1/2 OF SECTION 30, T.6.S., R.7.E., S.B.B.M. WHEREAS, said Change of Zone request has complied with the requirements of the California Environmental Quality Act of 1970 (as amended), and adopted by City Council Resolution 83 -68, in that the Planning and Development Department has completed an Environmental Assessment/ Negative Declaration, which has been reviewed and considered by the Planning Commission of the City of La Quinta. 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 find the following facts and reasons to justify the recommendation for approval of said Change of Zone . 1. The proposed Change of Zone, as requested, is consistent with the goals and policies of the La Quinta General Plan. 2. The proposed zoning is consistent with the La Quinta General Plan and the Land Use Plan in, accordance with the recommended amendment for GPA 91- 037. 3. The proposed OMS (Office, Medical and related services) zoning is consistent and compatible with surrounding land use and zoning designations. Approval of this proposal will not result in a significant adverse impact on the environment due to mitigation measures contained in the proposed Negative Declaration. NOW, THEREFORE, BE IT RESOLVED by the Planning Commission of the City of La Quinta, California as follows: 1. That the above recitations are true and correct and constitute the findings of the Commission in this case; RESOPC.048 1 1 ♦ O 8 � 2. That it does hereby recommend adoption of the Negative Declaration by the La Quinta Planning Commission pursuant to the attached Environmental Assessment . 3. That it does hereby recommend to the City Council approval of Change of Zone 91 -065 for the reasons set forth in this Resolution and as illustrated in the map labeled Exhibit "A ", attached hereto. PASSED, APPROVED, and ADOPTED at a regular meeting of the La Quinta Planning Commission, held on this 24th day of September, 1991, by the following vote, to wit: . AYES: NOES: ABSENT: ABSTAIN: KATIE BARROWS, Chairwoman City of La Quinta, California ATTEST: JERRY HERMAN, Planning Director City of La Quinta, California RESOPC.048 2 ♦ O n L 1 .7 PLANNING COMMISSION RESOLUTION 91- A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF LA QUINTA, CALIFORNIA, RECOMMENDING TO THE CITY COUNCIL CONCURRENCE WITH ENVIRONMENTAL ASSESSMENT 91 -210 AND APPROVAL OF GENERAL PLAN AMENDMENT 91 -037, A REQUEST TO AMEND THE LA QUINTA GENERAL PLAN LAND USE MAP FROM LOW DENSITY RESIDENTIAL TO OFFICE /MEDICAL COMMERCIAL AND TO AMEND THE CITY'S .GENERAL PLAN TEXT. CASE NO. GPA 91 -037 - DESERT HOSPITAL WHEREAS, the Planning Commission of the City of La Quinta, California did on the 24th day of September, 1991, hold a duly noticed Public Hearing to consider the request of Desert Hospital to amend the La Quinta General Plan Land Use Map from Low Density Residential to Office /Medical Commercial for a portion of the site totaling 30 gross acres, located on the west side of Washington Street, north of 48th Avenue, and south of 47th Avenue, more particularly described as: APN 617- 070 -022 AND A PORTION OF 617- 070 -023 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 find the following facts and reasons to justify recommending the approval of said General Plan Amendment: 1. Traffic impacts caused by the implementation of General Plan Amendment 91- 037 can be mitigated to a large degree. 2. The request for Office /Medical Commercial land use is. consistent with the intent of the La Quinta General Plan. 3. This General Plan Amendment application complies with the requirements of "The Rules to Implement the California Environmental Quality Act of 1970" (as amended) and adopted by City Council Resolution 83 -68. Mitigation measures can be generated to reduce the impact of General Commercial land uses on the subject property. NOW, THEREFORE, BE IT RESOLVED by the Planning Commission of the City of La Quinta, California as follows: 1. That the above recitations are true and correct and constitute the findings of the Commission in this case; 2. That the Planning Commission does hereby recommend to the City Council approval of General Plan Amendment 91 -037 consisting of a Land Use Map Amendment as described in Exhibit "A ", attached hereto. REsopc.029 - 104 3. That the Planning Commission does hereby recommend to the. City Council, approval of the General PIan Text Amendment as described in Exhibit "B ", attached hereto. PASSED, APPROVED AND ADOPTED at a regular meeting of the La Quinta Planning Commission, held on this 24th day of September, 1991, by the following vote, to wit: AYES: NOES: ABSENT: ABSTAIN: KATIE BARROWS, Chairwoman City of La Quinta, California ATTEST: JERRY HERMAN, Planning Director City of La Quinta, California RESOPC.029 2 100 PLANNING COMMISSION RESOLUTION 91- A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF LA QUINTA, CALIFORNIA APPROVING THE ENVIRONMENTAL ANALYSIS AND GRANTING APPROVAL OF TENTATIVE PARCEL MAP 27267 TO ALLOW THE TWO DEVELOPMENT LOTS. CASE NO. TPM 27267 - DESERT HOSPITAL WHEREAS, the Planning Commission of the City of La Quinta, California, did on the 24th day of September, hold a duly noticed Public Hearing to consider the resubdivision of 30 acres into 2 lots, generally located on the west side of Washington Street -at Via Marquessa, more particularly described as: PORTION OF THE SOUTH 1/2 SECTION 30, T.6.S., R.7.E., S.B.B.M. WHEREAS, said tentative map has complied with the requirements of the "The Rules to Implement the California Environmental Quality Act of 1970" (as amended) and adopted by City Council Resolution 83 -68, in that the Planning Director conducted an initial study, and has determined that the proposed tentative parcel map will not have a significant adverse impact on the environment; and, WHEREAS, mitigation of various physical impacts have been identified and will be incorporated into the approval conditions for Tentative Parcel Map 27267 thereby retaining that monitoring of those mitigation measures be undertaken to assure compliance with them; 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 find the following facts to justify the approval of said tentative parcel map: 1. That Tentative Parcel Map 27267, as conditionally approved, is generally consistent with the goals, policies, and intent of the La Quinta General Plan for land use, circulation requirements, zoning district development standards, and.design requirements of the Subdivision Ordinance. 2. That the subject site is vacant. - The proposed circulation design and lot layouts are consistent with City standards and the project has been conducted accordingly, therefore, suitable for the proposed land division. 3. That the design of Tentative Parcel Map 27267 will not cause substantial environmental damage or injury to the wildlife habitat of the Coachella Valley Fringe -Toed Lizard. 4. That the design of the subdivision, as conditionally approved, will not impact the existing public sewers and water improvements, and therefore, is not likely to cause serious public health problems. RESOPC.046 1 1.21 Planning Commission Resolution 91- Conditions of Approval September 24, 1991 5. That the design of Tentative Parcel Map 27267 will not conflict with easements acquired by the public at large for access through the project, since alternate easements for access and for use have been provided that are substantially equivalent to those previously acquired by the public. 6. That the proposed Tentative Parcel Map 27267, as conditioned, provides for adequate maintenance of the landscape buffer areas and provides storm water retention . 7. That general impacts from the proposed tentative parcel map were considered within the MEA prepared and adopted in conjunction with the La Quinta General Plan. WHEREAS, in the review of this Tentative Parcel Map, the Planning Commission has considered the effect of the contemplated action of the housing needs of the region for purposes of balancing the needs against the public service needs of the residents of the City of La Quinta and its environs with available fiscal and environmental resources. NOW, THEREFORE, BE IT RESOLVED by the Planning Commission of the City of La Quinta, California as follows: 1. That the above recitations are true and correct and constitute the findings of the Commission in this case; 2. That it does hereby confirm the conclusion of Environmental Assessment ( Categorical Exemption 15315, Class 15) relative to the environmental concerns of this Tentative Parcel Map; 3. That it does hereby approve the subject Tentative Parcel Map 27267 for the reasons set forth in this Resolution and subject to the attached conditions. PASSED, APPROVED AND ADOPTED at a regular meeting of the La Quinta Planning Commission, held on this 24th day of September, 1991, by the following vote, to wit: AYES: NOES: ABSENT: ABSTAIN: RESOPC.046 2 � 12 2 Planning Commission Resolution 91- Conditions of Approval September 24, 1991 KATIE BARROWS, Chairman City of La Quinta, California ATTEST: JERRY HERMAN, Planning Director City of La Quinta, California RESOPC. 046 3 123 PLANNING COMMISSION RESOLUTION 91- CONDITIONS OF APPROVAL - PROPOSED TENTATIVE PARCEL MAP 27267 - DESERT HOSPITAL SEPTEMBER 24, 1991 GENERAL CONDITIONS OF APPROVAL 1. Tentative Parcel Map 27267, marked Exhibit "A ", shall comply with the requirements and standards of the State Subdivision Map Act and the City of La Quinta Land Division Ordinance, unless otherwise modified by the following conditions. Provisions for rights -of -way and frontage road to be as noted in Plot Plan 91-465. 2. This Tentative Parcel Map approval shall expire two years after the approval by the La Quinta City Council unless approved for extension pursuant to the City of La Quinta Land Division Ordinance. 3. Prior to issuance of any grading permits, the Applicant shall submit to the Planning and Development Department an interim landscape program for the entire map, which shall be for the purpose of wind erosion and dust control. The land owner shall institute blowsand and dust control measures during the grading and site development. These shall include, but not be limited to: a. The use of irrigation during any construction activities. b . Planting of cover crop or vegetation upon previously graded but undeveloped portions of the site. C. Provision of wind breaks or wind rows, fencing, and /or landscaping to reduce the effects upon adjacent properties and property owners. The land owner shall comply with requirements of the Director of Public Works and Planning and Development. All construction and graded areas shall be watered at least twice daily while being used to prevent the emission of dust and blowsand. 4. Graded but undeveloped land shall be maintained in a condition so as to prevent a dust and blowsand nuisance and shall be either planted with interim landscaping or provided with other wind and water erosion control measures as approved by the Planning and Development and Public Works Departments. 5. Owner shall execute and record a "Declaration of Dedication" in a form acceptable to the City and offering the dedication of drainage retention basin(s) and landscape buffer areas to the City for future acceptance and maintenance. In the interim, the owners shall maintain the basin(s) and perimeter landscaping and provide bond assurance accordingly prior to final map approval. 6. The subdivider shall make provisions for maintenance of all landscape buffer and storm water retention areas via one of the following methods prior to final map approval: RESOPC.046 4 '124 Planning Commission Resolution 91 Conditions of Approval September 24, 1991 a. Subdivider shall consent to the formation of a maintenance district under Chapter 26 of the Improvement Act of 1911 ( Streets and Highways Code, Section 5820, et seq.) or the Lighting and Landscaping Act of 1972. (Streets and Highways Code 22600, et seq. ) to implement maintenance of all improved landscape buffer and storm water retention areas. It is understood and agreed that the Developer/ Applicant shall pay all costs of maintenance for said improved areas until such time as tax revenues are received from assessment of the real property. b . The Applicant shall submit to the Planning and Development Department a Management and Maintenance Agreement, to be entered into with the unit /lot owners of this land division, in order to insure common areas and facilities will be maintained, with an unqualified right to assess the owners of the individual units for reasonable maintenance costs. The association shall have the right to lien the property of any owners who default in the payment of their assessments. The common facilities to be maintained are as follows: (1) Storm water retention system. (2) Perimeter parkway lot along Washington Street. (3) All common area landscaping. (4) All streets, including all street medians. 7. The appropriate Planning approval shall be secured prior to establishing any of the following uses: a. Temporary construction facilities including their appurtenant signage. 8. If buried remains or artifacts are encountered during development (including grading), work. shall be stopped and a qualified archaeologist shall be contacted immediately at Applicant's expense and appropriate mitigation measures shall be taken. ENGINEERING DEPARTMENT: 9. Applicant shall provide private street right of way and utility easements in conformance with the city's General Plan, Municipal Code, applicable Specific Plans if any, and as required by the City Engineer and purveyors of utility services, as follows: a. Right of way geometry for cul -de -sacs, knuckle turns and corner cut -backs shall conform with Riverside County Standard Drawings #800, #801, and #805 respectively unless otherwise approved by the City Engineer. b. 10 -foot wide public utility easement behind curbline on the Washington Street frontage road. RESQPC.046 5 125 Planning Commission Resolution 91 -_ Conditions of Approval September 24, 1991 10. Applicant shall vacate vehicle access rights to Washington Street. Access to the site shall be restricted to the Washington Street frontage road extension, as approved by Plot Plan 91-465. 11. Applicant shall have street improvement plans prepared by a registered civil engineer. Street improvements shall be designed and constructed for all streets within the proposed subdivision and for off -site streets as required by these conditions of approval. All street improvements shall be designed and constructed in accordance with the LQMC and adopted Standard Drawings, and City Engineer and shall include all appurtenant components required by same, except mid -block street lighting, such as but not limited to traffic signs and channelization markings, street name signs, sidewalks, and raised medians where required by city General Plan. Street design shall take into account the soil strength, anticipated traffic loading, and design life. The minimum structural section for residential streets shall be 3" AC over 4" Class 2 Base. Miscellaneous incidental improvements and enhancements to existing improvements where joined by the newly required improvements shall be designed and constructed as required by the City Engineer to assure the new and existing improvements are appropriately integrated to provide a finished product that conforms with city standards and practices. This includes tapered off -site street transitions that extend beyond tract boundaries and join the widened and existing street sections. The following specific street widths shall be constructed to conform with the General Plan street type noted therewith: a. WASHINGTON STREET 1. Install 1/2 width Major Arterial, refer to La Quinta General Plan, Figure VII -2. b. ON -SITE STREETS - WASHINGTON STREET FRONTAGE ROAD 1. Lot A -1 - full width Local Street, 36 feet wide, refer to Std Dwg #106; 12. Applicant shall construct, or enter into agreement to construct, the site grading, off-site public improvements and utilities, and on -site common area improvements before the final map is recorded. Applicant shall pay cash, in lieu of and equivalent to the respective fair -share construction cost, for those improvements that the Applicant has partial cost responsibility and construction must be deferred until the full complement of funding is available. Payment of cash may be deferred to a, future date mutually agreed by Applicant and City, provided security for said future payment is posted by Applicant. RESOPC.046 6 126 Planning Commission Resolution 91 -_ Conditions of Approval September 24, 1991 13. A thorough preliminary engineering, geological, and soils engineering investigation shall be conducted with a report submitted for review along with grading plan. The report recommendations shall be incorporated into the grading plan design prior to grading plan approval. The soils engineer and /or the engineering geologist must certify to the adequacy of the grading plan. A statement shall appear on the final subdivision map that a soils report has been prepared for the tract pursuant to Section 17953 of the Health and Safety Code. 14. The map grading plan shall be prepared by a registered civil engineer and approved by the City Engineer prior to final map approval. 15. The map shall be designed and graded in a manner so the difference in building pad elevations between contiguous lots that share a common street frontage or join lots with adjoining existing tracts or approved tentative tracts does not exceed three (3.0) feet. The pad elevations of contiguous lots within the subject tract that do not share a common street shall not exceed five (5.0) feet. If Applicant is unable to comply with the pad elevation differential requirement, the city will consider and may approve other alternatives that satisfy the city's intent to promote and ensure community acceptance and buyer satisfaction with the proposed development. 16. The parcel map shall be graded in a manner that permits storm flow in excess of the retention basin capacity to now out of the map through a designated emergency overflow outlet and into the historic drainage relief route. Similarly, the map shall be graded in a manner that anticipates receiving storm flow from adjoining property at locations that has historically received flow. 17. Storm water run -off produced in 24 hours by a 100 -year storm shall be retained on site in landscaped retention basin designed for a maximum water depth not to exceed six feet or directed to an approved water retention area. If a retention basin is constructed, the basin slopes shall not exceed 3:1. The percolation rate shall be considered to be zero inches per hour unless Applicant provides site - specific data that indicates otherwise. Other requirements include, but are nQt limited to, a grassed ground surface with permanent irrigation improvements, and appurtenant structural drainage amenities all of which shall be designed and constructed in accordance with requirements deemed necessary by the City Engineer. The tributary drainage area for which the Applicant is responsible shall extend to the centerline of any public street contiguous to the site. RESOPC.046 7 127 Planning Commission Resolution 91 -_ Conditions of Approval September 24, 1991 18., Landscape and irrigation plans shall be prepared by a licensed landscape architect for the landscaped lots. The plans and proposed landscaping improvements shall be in conformance with requirements of the Planning Director, City Engineer, and Coachella Valley Water District and the plans shall be signed these officials prior to construction. 19. Applicant shall submit a copy of the proposed grading, landscaping and irrigation plans to the Coachella Valley Water District for review and approval with respect to the District's Water Management Program. 20. Applicant shall maintain the landscaped areas of the map such as the landscaped lot and retention basin until accepted by the City Engineer for maintenance by the homeowner's association of the subdivision. 21. All existing and proposed electric power lines with 12,500 volts or less, and are adjacent to the proposed site or on -site, shall be installed in underground facilities. 22. All underground utilities shall be installed, with trenches compacted to city standards, prior to construction of any street improvements. A soils engineer retained by Applicant shall provide certified reports of soil compaction tests for review by the City Engineer. 23. Applicant shall cause no easements to be granted or recorded over any portion of this property between the date of approval by the City Council and the date of recording of the final map without the approval of the City Engineer. 24. Applicant shall pay all fees charged by the city as required for processing, plan checking and construction inspection. The fee amounts) shall be those which are in effect at the time the work is undertaken and accomplished by the city. 25. Applicant shall retain a California registered civil engineer, or designate one who is on Applicant's staff, to exercise sufficient supervision and quality control during construction of the map grading and improvements to certify compliance with the plans, specifications, applicable codes, and ordinances. The engineer retained or designated by the Applicant to implement this responsibility shall provide the following certifications and documents upon completion of construction: a. The engineer shall sign and seal a statement placed on the "as built" plans that says "all (grading and grades) (improvements) on these plans were properly monitored by qualified personnel under my supervision during construction for compliance with the plans and specifications and the work shown hereon was constructed as approved, except where otherwise noted hereon and specifically acknowledged by the City Engineer". RESOPC.046 8 128 Planning Commission Resolution 91 -_ Conditions of Approval September 24, 1991 b. Prior to issuance of any building permit, the engineer shall provide a separate document, signed and sealed, to the City Engineer that documents the building pad elevations . The document shall, for each lot in the map, state the pad elevation approved on the grading plan, the as built elevation, and clearly identify the difference, if any. The data shall be organized by tract phase and lot number and shall be cumulative if the data is submitted at different times. C. Provide to the City Engineer a signed set of "as built" reproducible drawings of the site grading and all improvements installed by the Applicant. GENERAL 29. Approval of this map is subject to final approval of General Plan Amendment 91 -037, Change of Zone 91 -065, and Plot Plan 91 -465. RESOPC.046 9 129 II o� CITY OF L QUINT- r s JLE COM CITY COUNCIL OF rr'° NOTICE OF PUBLIC HEARING NOTICE IS HEREBY GIVEN that the City of La Quinta City Council will hold a PUBLIC HEARING on October 21, 1991, at 7:00 p.m. in the La Quinta City Council Chambers, 78 -105 Calle Estado, on the following items: ITEMS: GENERAL PLAN AMENDMENT 91 -037 CHANGE OF ZONE 91 -065 PLOT PLAN 91 -465 APPLICANT: DESERT HOSPITAL LOCATION: WEST SIDE OF WASHINGTON STREET AT VIA MARQUESSA (GENERALLY SOUTH OF HIGHLAND PALMS /47TH AVENUE & NORTH OF 48TH AVENUE. REQUEST: GENERAL PLAN AMENDMENT 91 -037; AMEND THE CITY'S GENERAL PLAN TEXT AND GENERAL PLAN LAND USE ELEMENT FROM LOW DENSITY RESIDENTIAL (2 -4 DWELLING UNITS /ACRE) TO OFFICE /MEDICAL COMMERCIAL OR ANY OTHER DESIGNATION DEEMED ACCEPTABLE BY THE CITY COUNCIL FOR 20 ACRES OF PROPERTY FRONTING WASHINGTON STREET. CHANGE OF ZONE 91 -065; REDESIGNATE THE PROPERTY FROM R -1 SINGLE FAMILY RESIDENTIAL TO OFFICE /MEDICAL OR ANY OTHER DESIGNATION DEEMED ACCEPTABLE BY THE CITY COUNCIL. PLOT PLAN 91 -465; DEVELOP A +_79,000 SQUARE FOOT MULTIPLE STORY MEDICAL OUT - PATIENT FACILITY (PHASE 1) WITH +360 ON -SITE PARKING SPACES, AN ON -SITE RETENTION BASIN FOR FLOOD WATER DETENTION, RELATED ON -SITE LANDSCAPING & HELI -PAD. LEGAL: APN: 617 - 070 -023 PORTION SOUTHWEST 1/4 OF SECTION 30, T5S, R7E, SSBM The La Quinta Planning and Development Department has completed Environmental Assessment 91 -210 on the proposed project. Based upon this assessment, the development will not have a significant adverse effect on the environment; therefore, a Negative Declaration has been prepared. The La Quinta City Council will consider a recommendation for the adoption of the Negative Declaration along with the above stated cases at the Hearing. Any person may submit written comments regarding this proposal to the Planning and Development Department prior to the Hearing and /or may appear and be heard in support of or opposition to the recommendation regarding the proposed applications at the time of the Hearing. If you challenge the decision of the City Council in court, you may be limited to raising only those issues that you or someone else raised either at the Public Hearing or in written correspondence delivered to the Planning and. Development Department, at or prior to the Public Hearing. The proposed applications and draft environmental documents may be viewed by the public Monday through Friday from 8:00 a.m. until 5:00 p.m. at the Planning and Development Department, La Quinta City Hall, 78 -099 Calle Estado, La Quinta, California. DO NOT PRINT BELOW THIS LINE PUBLISH ONCE SEPTEMBER 28, 1991 0 0 ,tt PH 2 RRT PLANNING STAFF MEETING FRE p p p w DATE: OCTOBER 8, 1991, (CONTINUED FROM SEPTEMBER 24, 1991) PROJECT: GENERAL PLAN AMENDMENT 91 -037 CHANGE OF ZONE AMENDMENT 91 -065 PLOT PLAN 91 -465 TENTATIVE PARCEL MAP 27267 APPLICANT: DESERT HOSPITAL, C/O MR. PETER BERGMANN, EL MIRADOR MEDICAL COMPLEX OWNER: ASH, DANKO, HODGE AND COMPANY ARCHITECT: MR. GERALD C. GENRICH, HDR (HENNINGSON, DUCKAM, & RICHARDSON, INC.) TRAFFIC CONSULTANT: ASL ENGINEERING /BARTON- ASCHMANN ASSOCIATES, INC., C/O MR. GAROLD B. ADAMS, RCE, TE. REPRESENTATIVE: MR. JEFF P. SOBCZYK, MEDIPLEX MEDICAL BUILDING CORP. REQUEST: A PLOT PLAN TO PERMIT A THREE STORY MEDICAL /OFFICE COMPLEX (78,557 SQUARE FEET /PHASE I) WITH HELI -PAD ON A PORTION OF A 30 ACRE.SITE LOCATED ON THE WEST SIDE OF WASHINGTON STREET AT VIA MARQUESSA. TEN ACRES OF THE SITE ARE LOCATED IN THE SANTA ROSA MOUNTAINS RESPECTIVELY. TO AMEND THE CITY'S GENERAL PLAN LAND USE ELEMENT FROM LOW DENSITY RESIDENTIAL TO OFFICE /MEDICAL COMMERCIAL; A CHANGE OF ZONE FROM R -1, SINGLE FAMILY RESIDENTIAL TO OFFICE /MEDICAL AND RELATED SERVICES (OMS); AND TENTATIVE PARCEL MAP REQUEST TO SUBDIVIDE 30 ACRES INTO TWO PARCELS. LOCATION: WEST SIDE OF WASHINGTON STREET AT VIA MARQUESSA (GENERALLY NORTH OF 48TH AVENUE AND SOUTH OF 47TH AVENUE /HIGHLAND PALMS DRIVE, A SIGNALIZED INTERSECTION) . BACKGROUND: See the attached Planning Commission Staff report of September 24th. PCST.016 1 001 �„� ,,� c�; �P""+ .; Public testimony was received at the previous meeting of September 24, 1991. There was both recommendations for and against the project which were presented orally or in writing prior to the meeting. However, due to the complexity of the project, and to the last minute receipt of two of the supplemental studies proposed by the Applicant, Staff requested the continuance to October 8th. NEW INFORMATION FROM DESERT HOSPITAL: The Applicant has submitted to Staff new correspondence which is attached. The first letter which was received on October 1st, outlines the Desert Hospital's long range hospital plan for approximately 100 acute beds and between 15 -20 additional beds for post - operative recovery. The second letter which was received on October 3rd, summarizes the existing Valley hospitals and their existing facilities. CITY ENGINEER DEPARTMENT REVIEW: The City's Engineering Department has reviewed the project and has had time to examine the Developer prepared draft traffic study and hydrology report which were required by Staff. An Engineering Department representative will be present at the meeting to present their findings and recommendations and further information will be presented at the October 7th Study Session. In addition, their updated Conditions of Approval are attached to this report. DAY CARE PROPOSAL: The Developer has been reviewing. with Mr. & Mrs. Bangerter the possibility of having the La Quinta Little School (childcare center) in their project. It is Staff's understanding that the facility proposed would be consistent with that which was submitted to the Design Review Board and Planning Commission recently (i.e., +230 students) on Date Palm Drive and Sagebrush. The plans have not been submitted but the Developer would like the Planning Commission to conceptually agree to the location as depicted on the site plan. If this type of approval was granted, it would allow the future Day -Care Facility to be reviewed as a plot plan application without requiring another public hearing. Staff is not opposed to the facility being on this property or with the request of the Applicant if the Planning Commission is comfortable with this request. LAND USE DISCUSSION: The City presently has an over abundance of commercially zoned property in the City. However, the city does not have any property devoted to strictly Office /Medical related services. With the implementation of Zone Ordinance Amendment 91 -020, the City would be in a position to consider rezoning properties to the OMS category and /or perhaps redesignating this property. Positive traits for this site are: 1.) the site is less than one mile south of the City prime commercial property (Washington/ Highway 111) and across from existing commercially zoned property; and 2. ) it would be located in the center of the City with immediate access to various major or primary north /south and east /west corridor streets; and 3. ) the property to the north is presently developed with the St. Francis of Assisi Church, a non - residential use. PCST.016 2 The site is well suited for development since it is fairly flat, vacant and it fronts a major City arterial street. Development in the area has been toward low density, however, heavy commercial zoned areas exist in the immediate area (east side of Washington Street; Washington Square and Lake La Quinta projects), but areas south of 48th Avenue are generally residential in nature. A copy of the City's Zoning Map exhibit for this area is attached to the Change of Zone Resolution. Staff is not opposed to the development of this site for office /medical purposes provided the City limits the future potential of the site to uses which do not conflict or impede development of the C -P -S properties. STAFF COMMENTS: No new communications have been received by Staff from the general public on this case. Therefore, we would recommend approval of the subject case(s) subject to the attached revised documents. FINDINGS: Findings necessary to justify a recommendation for approval can be made and are attached to the draft resolutions for your use. RECOMMENDATION: Staff recommends: 1. That the Planning Commission adopt Resolution 91- , recommending to the City Council approval of General Plan and Text Amendment 91 -037, and confirmation of the Environmental Determination. 2. That the Planning Commission adopt Resolution 91- recommending to the City Council approval of Change of Zone 91 -065, from R -1 Single Family Residential to Office /Medical and related services (OMS) . 3. That the Planning Commission by Minute Motion 91- approve Plot Plan 91- 465, subject to the attached conditions. 4. That the Planning Commission adopt Planning Commission Resolution 91- approving Tentative Parcel Map 27267, subject to the attached conditions as noted in the Planning Commission Resolution. Attachments: 1. Letters from Desert Hospital (October 1st and October 3rd) 2. Previous Planning Commission Staff Report dated September 24, 1991 (without resolutions) 3. Draft Planning Commission Resolution recommending GPA 91 -037 4. Draft Planning Commission Resolution recommending CZ 91 -065 5. Draft Conditions of Approval for PP 91 -465. 6. Draft Resolution approving TPM 27267 PCST.016 3 U4 3 CONDITIONS OF APPROVAL PLOT PLAN 91 -465 - ADOPTED OCTOBER 8, 1991 DESERT HOSPITAL GENERAL 16 -1-11 1. The development of the property shall be generally be in conformance with the exhibits contained in the file for PP 91 -465, unless amended otherwise by the following conditions. 2. The approved plot plan shall be used within one year of the final approval date; otherwise it shall become null and void and of no effect whatsoever. "Be used" means the beginning of substantial construction which is contemplated by this approval, not including grading which is begun within the one year period and is thereafter diligently pursued until completion. A one year time extension may be requested as permitted by Municipal Code. 3. Approval of this plot plan shall be subject to final approval of General Plan Amendment 91 -037 and Change of Zone 91 -065. 4. There shall be no outdoor storage or sales displays without specific approval of the Planning Commission. 5. All exterior lighting shall be shielded and directed so as not to shine directly on surrounding adjoining properties or public rights -of -way. All parking lot lighting plans utilizing light pole standards shall be a maximum 20 feet and shall be submitted to the Planning Director for review and approval prior to issuance of a building permit. Light standard type with recessed light source shall also be reviewed and approved by the Planning Director. Exterior lighting shall comply with Outdoor Light Control Ordinance and off - street parking requirements. 6. Adequate trash enclosures shall be provided for all structures and provided with opaque metal doors. Plans for trash enclosures to be reviewed and approved by the Planning Director prior to issuance of a building permit. Applicant shall contact local waste management company to insure that enclosure size is adequate. 7. Decorative enclosures may be required by the City around any retention basins depending on site grading requirements and the color, location, and placement of said fence shall be approved by the Planning and Development Department. 8.. Future expansion of the property shall be subject to Planning Commission review. Parking demand shall be reviewed at that time to insure adequate parking is provided. 9. Handicapped parking spaces and facilities shall be provided per Municipal Code and State requirements. CONAPRVL.029 1 Conditions of Approval Plot Plan 91 -465 October 8, 1991 10. As required by the General Plan, Applicant shall provide noise study by qualified engineer to determine impacts on surrounding residential zones and uses. The noise study shall suggest mitigation measures which the City can require concerning the development of Phase I. 11. Screen wall height adjacent to loading areas shall be determined by required noise study. Should noise problems from use of loading areas arise, Planning Commission shall retain the right to limit the hours of loading and unloading. Surrounding property owners and residents which could be affected by noise shall be notified of Planning Commission consideration of limitations on delivery hours. 12. The project shall comply with all existing off street parking requirements including but not limited to shading of parking lot areas and bicycle parking spaces. 13: Decorative screen walls (i.e., berms with landscaping, masonry walls, etc.) provided adjacent to street shall be high enough to screen parking lot surfaces and a majority of parked cars from view of the street. Determination of height of walls shall be made after review of landscaping and grading plans by City. 14. Landscaping planters along the north, south and east property lines shall be provided at maximum width possible with all unusable areas adjacent to property lines provided in landscaping. 15. The project shall comply with applicable Arts in Public Places Ordinance. 16. The City shall retain a qualified archaeologist, with the Developer to pay costs, to prepare a mitigation and monitoring plan for artifact location and recovery. Prior to archaeological studies for this site as well as other unrecorded information, shall be analyzed prior to the preparation of the plan. The plan shall be submitted to the Coachella Valley Archaeological Society (CVAS) for a two -week review and comment period. At a minimum, the plan shall: 1) identify the means for digging test pits; 2) allow sharing the information with the CVAS; and 3) provide. for further testing if the preliminary result show significant materials are present. The final plan shall be submitted to the Planning and Development Department for final review and approval. Prior to the issuance of a grading permit, the Developer shall have retained a qualified cultural resources management firm and completed the testing and data recovery as noted in the plan. The management firm shall monitor the grading activity as required by the plan or testing results. CONAPRVL.029 Conditions of Approval Plot Plan 91 -465 October 8, 1991 A list of the qualified archaeological monitor(s), cultural resources management firm employees, and any assistants) /representative(s), shall be submitted to the Planning and Development Department. The list shall provide the current address and phone number for each monitor. The designated monitors may be changed from time to time, but no such change shall be effective unless served by registered or certified mail on the Planning and Development Department. The designated monitors or their authorized representatives shall have the authority to temporarily divert, redirect or halt grading activity to allow recovery of resources. In the event of discovery or recognition of any human remains, there shall be no further grading, excavation or disturbance of the site or any nearby areas reasonably suspected to overlie adjacent human remains until appropriate mitigation measures are completed. Upon completion of the data recovery, the Developer shall cause three copies of the final report containing the data analysis to be prepared and published and submitted to the Planning and Development Department. 17. Prior to issuance of a building permit for construction of any building or use contemplated by this use, the Applicant shall obtain permits or clearances from the following agencies: o City Fire Marshal o City of La Quinta Public Works Department o City of La Quinta Planning & Development Department o Coachella Valley Water District o Desert Sands Unified School District o Imperial Irrigation District Evidence of said permits or clearances from the above mentioned agencies shall be presented to the Building Department at the time of application for a building permit for the proposed project. 18. Provisions shall be made to comply with the terms and requirements of the City adopted infrastructure fee program in affect at the time of issuance of building permits. 19. Final landscaping plans shall include approval stamps and signatures from the Riverside County Agricultural Commissioners.office and Coachella Valley Water District. 20. A bus waiting shelter shall be provided as requested by Sunline Transit on the Washington Street and turn out lane when street improvements are installed. Pedestrian crosswalks and traffic safety devices shall be installed as required CONAPRVL.029 Conditions of Approval Plot Plan 91 -465 October 8, 1991 21. Prior to issuance of any grading permits, the Applicant shall submit to the Planning and Development Department an interim landscape program for the entire site which shall be for the purpose of wind and erosion and dust control. The land owner shall institute blow sand and dust control measures during grading and site development. These shall include but not be limited to: a.) use of irrigation during construction and grading activities; b . ) areas not constructed on during first phase shall be planted in temporary ground cover or wildflowers and provided with temporary irrigation system; and c.) provision of wind breaks or wind rolls, fencing, and or landscaping to reduce the effects upon adjacent properties and property owners. The landowner shall comply with requirements of the Directors of Public Works and Planning and Development. All construction and graded areas shall be watered at least twice daily while being used to prevent emission of dust and blow sand. 22. Construction shall comply with all local and State Building Code requirements in affect at time of issuance of building permit as determined by the Building Official. 23. Prior to issuance of a grading permit, the Applicant shall prepare and submit a written report to the Planning and Development Director demonstrating compliance with those conditions of approval which must be satisfied prior to issuance of a building permit. Prior to a final building inspection approval, the Applicant shall prepare and submit a written report demonstrating compliance with all remaining conditions of approval and mitigation measures. The Planning and Development Director may require inspection or other monitoring to assure such compliance. 24. A parking lot striping plan including directional arrows, stop signs, no parking areas, and parking spaces shall be approved by Planning and Development and Engineering Departments prior to issuance of a building permit. All roof equipment shall be screened from view by parapet walls of building or other architecturally matching materials. 25. All compact spaces shall be clearly marked "compact cars only". 26. That all conditions, of the Design Review Board shall be complied with as follows: A. A detailed complete sign program shall be approved by the Design Review Board prior to issuance of first sign permit. Sign program shall include any center identification signs. B . Cement plaster texture used on building shall be of a decorative natural and approved by the Planning Department prior to issuance of a building permit. The color scheme shall reflect the native colors of the Santa Rosa Mountain range. CONAPRVL.029 4 Conditions of Approval Plot Plan 91 -465 October 8, 1991 C. Along the street perimeters, the amount of turf utilized shall be reduced (i.e., eliminate on back sides of slopes, and between sidewalk and curb areas) . D. A preliminary landscaping plan indicating specific trees, shrubs, and ground covers, and irrigation system type shall be reviewed and approved by the Design Review Board prior to preparation of final landscaping plans. E. Water efficient irrigation system including bubblers and emitters shall be utilized wherever possible. F. Landscaping adjacent to north and south property lines shall be heavily planted to provide screening and buffering with adjacent properties. G . All planting materials shall be water efficient to maximum extend feasible. H. The Applicant should examine covered parking spaces for 10 percent of the proposed on -site parking spaces. The covered trellises should be either wood or metal and spaces should be interspersed throughout the site. I. All trash and loading area facilities should be located so that they cannot be seen from any public thoroughfare. The areas should be screened by using masonry wall enclosures and landscaping. J. All windows on the second and third floor should be recessed into the building envelope (approximately 6 to 18 inches) and sunshade canopies should be used to reduce the sun exposure on the areas which are . susceptible to mid- afternoon heating. 27. The courtyard areas as shown on the approved site plan shall be developed into shaded lounging areas with permanent seating provided. Said plans to be approved by the City at the time of landscaping plan review. CITY FIRE MARSHAL 28. Provide or show there exists a water system capable of delivering 3500 gpm for a 3 hour duration at 20 psi residual operating pressure which must be available before any combustible material is placed on the job site. 29. A combination of on -site and off -site Super fire hydrants, on a looped system (6" X 4" X 2-1/211 X 2-1/211), will be located not less than 25 feet or more than 165 feet from any portion of the building(s) as measured along approved vehicular travelways . The required fire flow shall be available from any adjacent hydrant (s) in the system. CONAPRVL.029 Conditions of Approval Plot Plan 91 -465 October 8, 1991 30. Prior to issuance of building permit Applicant/ Developer shall furnish one blueline copy of the water system plans to the Fire Department for review /approval. Plans shall conform to the fire hydrant types, location and spacing, and the system shall meet the fire flow requirements. Plans shall be signed /approved by a registered civil engineer and the local water company with the following certification: "I certify that the design of the water system is in accordance with the requirements prescribed by the Riverside County Fire Department." The required water system including fire hydrants shall be installed and operational prior to start of construction. 31. Install a complete fire sprinkler system per NFPA 13. The post indicator valve and fire department connection shall be located to the front, within 50 feet of a hydrant, and a minimum of 25 feet from the building(s) . System plans must be submitted with a plan check /inspection fee to the Fire Department for review. A statement that the building(s) will be automatically fire sprinklered must be included on the title page of the building plans. 32. Install portable fire extinguishers per NFPA, Pamphlet #10, but not less than 2A10BC in rating. Contact certified extinguisher company for proper placement of equipment. 33. Install Panic Hardware and Exit signs as per Chapter 33 of the Uniform Building Code. 34. Certain designated areas will be required to be maintained as fire lanes. 35. Provide fire apparatus road to within 150 feet of any portion of the exterior wall of the first floor. Such road shall have a minimum of 20 feet of unobstructed width and a minimum of 13 feet 6 inches of vertical clearance. 36. Center divider in entrance way shall be set back a minimum of 20 feet from curb line. 37. Provide valve supervision and 24 hour monitoring of the waterflow alarm at the automatic fire sprinkler system. 38. Approved building numbers or address shall be placed in such a position as to be plainly visible and legible from the street or road. Said numbers shall contrast with their background. 39. This project may require licensing and /or review by State agencies. Applicant should prepare a letter of intent detailing his proposed usage to facilitate case review. Contact should be made with the Office of the State CONAPRVL.029 6 Conditions of Approval Plot Plan 91 -465 October 8, 1991 Fire Marshal (818) 960 -6441 for an opinion and classification of occupancy to the type. This information and a copy of the letter of intent should be submitted to the Fire Department so that property requirements may be specified during the review process. ENGINEERING DEPARTMENT: 40. Applicant shall dedicate public street right of way and utility easements in conformance with the city's General Plan, Municipal Code, applicable Specific Plans if any, and as required by the City Engineer, as follows: A. Washington Street - Major Arterial, 60 -foot half width between north and south project boundaries; 41. Applicant shall provide a fully improved landscaped setback area of noted minimum width adjacent to the following street right of way: A.) Washington Street 20 -feet wide; 42. Applicant shall vacate vehicle access rights to Washington Street from the project site except for one location as proposed by the Applicant and shown on the Access Scheme #1 drawing. 43. Applicant shall have street improvement plans prepared by a registered civil engineer. Street improvements shall be designed and constructed for all streets within the proposed subdivision and for off -site streets as required by these conditions of approval. All street improvements shall be designed and constructed in accordance with the LQMC and adopted Standard Drawings,and City Engineer and shall include all appurtenant components required by same, except mid -block street lighting, such as but not limited to traffic signs and channelization markings, street name signs, sidewalks, and raised medians with landscape improvements where required by city General Plan. Street design shall take into account the soil strength, anticipated traffic loading, and design life. Miscellaneous incidental improvements and enhancements to existing improvements where joined by the newly required improvements shall be designed and constructed as required by the City Engineer to assure the new and existing improvements are appropriately integrated to provide a finished product that conforms with city standards and practices. This includes tapered off -site street transitions that extend beyond tract boundaries and join the widened and existing street sections. The following specific street widths shall be constructed to conform with the General Plan street type noted therewith: CONAPRVL.029 7 Conditions of Approval Plot Plan 91 -465 October 8, 1991 A. OFF -SITE STREETS 1. Washington Street (limits are north and south site boundaries) Install half width Major Arterial improvements, refer to General Plan Figure VII -2; 44. Applicant is responsible for the cost to design and construct traffic signals at the following locations. A. Washington Street at Via Marquessa 100% fair share responsibility; B. All electrical hardware which is required to connect the traffic light to Washington Street at 47th Avenue and Washington Street at 48th Avenue shall be installed by the Developer at his expense. 45. Applicant shall construct, or enter into agreement to construct, the site grading, off -site public improvements and utilities, and on -site common area improvements before the grading permit is issued. Applicant shall pay cash, in lieu of and equivalent to the respective fair -share construction cost, for those improvements that the Applicant has partial cost responsibility and construction must be deferred until the full complement of funding is available. Payment of cash may be deferred to a future date mutually agreed by Applicant and City, provided security for said future payment is posted by Applicant. 46. A thorough preliminary engineering, geological, and soils engineering investigation shall be conducted with a report submitted for review along with grading plan. The report recommendations .shall be incorporated into the grading plan design prior to grading plan approval. The soils engineer and /or the engineering geologist must certify to the adequacy of the grading plan. 47. The tract grading plan shall be prepared by a registered civil engineer and approved by the City Engineer prior to issuance of a grading permit. The site shall be designed and graded in a manner so the difference in building pad elevations between contiguous lots that share a common street P� frontage does not exceed three (3.0) feet. The pad elevations of contiguous qv- lots that do not share a common street shall not exceed five (5.0) feet. If Applicant is unable to comply with the pad elevation differential requirement, the city will consider and may approve other alternatives that satisfy the city's intent to promote and ensure community acceptance and buyer satisfaction with the proposed development. 49. The site shall be graded in a manner that permits storm flow in excess of the retention basin capacity to flow out off the site through a designated emergency overflow outlet and into the historic drainage relief route. CONAPRVL.029 8 Conditions of Approval Plot Plan 91 -465 October 8, 1991 Similarly, the site shall be graded in a manner that anticipates receiving storm flow from adjoining property at locations that has historically received flow. 50. Storm water run -off produced on -site in 24 hours by a 100 -year storm shall be retained on site in landscaped retention basins designed for a maximum water depth not to exceed six feet. Off -site water that flows onto the site may outfall to the historic drainage routes provided the discharge does not encroach on the Washington Street or frontage road traveled ways. The basin slopes shall not exceed 3:1. The percolation rate shall be considered to be zero inches per hour unless Applicant provides site - specific data that indicates otherwise. Other requirements include, but are not limited to, a grassed ground surface with permanent irrigation improvements, and appurtenant structural drainage amenities all of which shall be designed and constructed in accordance with requirements deemed necessary by the City Engineer. The City will consider and may approve other ground cover /slope stabilization plant life in lieu of grass on a case by case basis. The tributary drainage area for which the Applicant is responsible shall extend to the centerline of Washington Street. 51. Landscape and irrigation plans shall be prepared by a licensed landscape architect for the landscaped setback area and frontage road separation island. The plans and proposed landscaping improvements shall be in conformance with requirements of the Planning Director, City Engineer, and Coachella Valley Water District and the plans shall be signed these officials prior to construction. 52. Applicant shall submit a copy of the proposed grading, landscaping and irrigation plans to the Coachella Valley Water District for review and approval with respect to the District's Water Management Program. 53. Applicant shall landscape and maintain the landscaped setback area and right of way between the curb and property line. 54. Applicant shall construct an eight -foot wide meandering bike path on Washington Street. 54. All existing and proposed telecommunication, television cable, and electric power lines with 12,500 volts or less, that are adjacent to the proposed site or on -site, shall be installed in underground facilities. 55. Underground utilities that lie directly under street improvements or portions thereof shall be installed, with trenches compacted to city standards, prior to installation of that portion of the street improvement. A soils engineer retained by Applicant shall provide certified reports of soil compaction tests for review by the City Engineer. CONAPRVL.029 9 Conditions of Approval Plot Plan 91 -465 October 8, 1991 56. Applicant shall pay all fees charged by the city as required for processing, plan checking and construction inspection. The fee amount(s) shall be those which are in effect at the time the work is undertaken and accomplished by the city. 57. Applicant shall retain a California registered civil engineer, or designate one who is on Applicant's staff, to exercise sufficient supervision and quality control during construction of the tract grading and improvements to certify compliance with the plans, specifications, applicable codes, and ordinances. The engineer retained or designated by the Applicant to implement this responsibility shall provide the following certifications and documents upon completion of construction: A. The engineer shall sign and seal a statement placed on the "as built" plans that says "all (grading and grades) (improvements) on these plans were properly monitored by qualified personnel under my supervision during construction for compliance with the plans and specifications and the work shown hereon was constructed as approved, except where otherwise noted hereon and specifically acknowledged by the City Engineer". B . prior to issuance of any building permit, the engineer shall provide a separate document, signed and sealed, to the City Engineer that documents the building pad elevations. The document shall, for each lot in the tract, state the pad elevation approved on the grading plan, the as built elevation, and clearly identify the difference, if any. The data shall be organized by tract phase and lot number and shall be cumulative if the data is submitted at different times: C . provide to the City Engineer a signed set of "as built" reproducible drawings of the site grading and all improvements installed by the Applicant. 58. The project shall meet all requirements of Zone Ordinance Amendment 91 -020. 59. The Environmental Fees of the State Fish and Game Department and the County of Riverside shall be paid within 24 hours after review of the proposed by the Planning Commission and /or City Council. 60. The final working drawings shall be reviewed by the Design Review Board and Planning Commission prior to building permit issuance. Said plans shall include landscaping, irrigations, signing, addressing, street, 57echanical, lighting, utility plans and materials. 61. All required improvements shall be completed prior to site occupancy of the proposed development. CONAPRVL.029 10 Conditions of Approval Plot Plan 91 -465 October 8, 1991 62. Reciprocal access agreements shall be prepared and approved by the City Engineering and Director of Planning and Development which secures common on -site access systems between the property and the abutting properties to the north and south. 63. A day -care facility. of 180 children (plus infant care) shall be permitted. The Applicant shall file a separate plot plan application which shall be reviewed, as required by Chapter 9482 of the Municipal Zoning.Code. The item will be a non - hearing application. 64. Fringe -Toed Lizard fees shall be paid at the time the grading permit is issued. 65. All mitigation measures of Environmental Assessment 91 -210 shall be complied with. CONAPRVL.029 11 STAFF REPORT PLANNING COMMISSION MEETING DATE: SEPTEMBER 24, 1991 PROJECT: GENERAL PLAN AMENDMENT 91 -037 CHANGE OF ZONE AMENDMENT 91 -065 PLOT PLAN 91 -465; DESERT HOSPITAL TENTATIVE PARCEL MAP 27267 PH -3 R� E Cap w APPLICANT: DESERT HOSPITAL, C/O MR. PETER BERGMANN, EL MIRADOR MEDICAL COMPLEX OWNER: ASH, DANKO, HODGE AND COMPANY ARCHITECT: MR. GERALD C. GENRICH, HDR (HENNINGSON, DUCKAM, & RICHARDSON, INC.) TRAFFIC CONSULTANT: ASL ENGINEERING /BARTON- ASCHMANN ASSOCIATES, INC., C/O MR. GAROLD B. ADAMS, RCE, TE. REPRESENTATIVE: MR. JEFF P. SOBCZYK, MEDIPLEX MEDICAL BUILDING CORP. REQUEST: A PLOT PLAN TO PERMIT A THREE STORY MEDICAL /OFFICE COMPLEX (78,557 SQUARE FEET /PHASE I) WITH HELI -PAD ON A PORTION OF A 30 ACRE SITE LOCATED ON THE WEST SIDE OF WASHINGTON STREET AT VIA MARQUESSA. TEN ACRES OF THE SITE ARE LOCATED IN THE SANTA ROSA MOUNTAINS RESPECTIVELY. • TO AMEND THE CITY'S GENERAL PLAN LAND USE ELEMENT FROM LOW DENSITY RESIDENTIAL TO OFFICE /MEDICAL COMMERCIAL; A CHANGE OF ZONE FROM R -1, SINGLE FAMILY RESIDENTIAL TO OFFICE /MEDICAL AND RELATED SERVICES (OMS); AND TENTATIVE PARCEL MAP REQUEST TO SUBDIVIDE 30 ACRES INTO TWO PARCELS. LOCATION: WEST SIDE OF WASHINGTON STREET AT VIA MARQUESSA (GENERALLY NORTH OF 48TH AVENUE AND SOUTH OF 47TH AVENUE /HIGHLAND PALMS DRIVE, A SIGNALIZED INTERSECTION) . LAND AREA: 30 ACRES (20 DEVELOPABLE) BUILDING AREA: +78,559 SQUARE FEET (PHASE I) - MEDICAL CENTER PCST.016 1 001 -- ��� ��� ; � �.l � :i 3 „L.� SURROUNDING ZONING AND LAND USE: NORTH: SOUTH: EAST: WEST: R -1 -AND HC /HILLSIDE CONSERVATION; ST. FRANCIS OF ASSISI CHURCH SAME; VACANT R -1 RESIDENTIAL /C -P -S VACANT; LAKE LA QUINTA DEVELOPMENT HILLSIDE CONSERVATION (HC) ; VACANT HILLSIDE. PARKING PROVIDED: +370 SPACES PARKING RATIO: ONE SPACE PER 208 (WITHOUT DAY CARE) SQUARE FEET DESCRIPTION OF SITE: The proposed 30 acre site is a portion of a 42 acre property. The Desert Hospital Group is in escrow on the.30 acre property contingent on the approval of this development plan. The westerly portion of the site, approximately 10 acres, is in the Santa Rosa Mountain range. The remaining 20 acres has frontage along Washington Street. The property has 1, 000 feet of frontage along Washington Street and is 1, 275 feet in depth. The parcels) are vacant at this time and the area outside the mountainous portion contains native vegetation and an accumulation of migrated sand fines which have formed ten to fifteen foot high sand dunes along the rear portion of the site against the mountain. The site elevation along Washington Street is approximately 59 feet and at the toe of the mountain it is approximately 105 feet. The highest westerly - most point on the site is roughly 325 feet. The site is partially- improved with new street paving along Washington Street, but the site does not have curb, gutter or sidewalk improvements. A raised median island which exists on Washington Street was installed by the City in 1989. Further, the existing frontage road (along the frontage of the Saint Francis of Assisi Church and northerly) terminates at the northeast corner of the property emptying onto the southbound lanes of Washington Street. APPLICATIONS UNDER CONSIDERATION: Plot Plan 91 -465; this plot plan application would permit the construction of the proposed three story medical complex. (The day care center is not a part of this review.) General'Plan Amendment 91 -037; this application is to change the General Plan Land Use designation from Low Density Residential and Open Space to Office /Medical Commercial and Open Space. The change is required in order for the Applicant to construct the proposed medical complex on this site. PCST.016 2 r] �' 0 Change of Zone 91 -065; this Change of Zone is to allow the zoning to be changed from the present residential R -1 to Office /Medical Commercial as requested by the Applicant. This zoning category is necessary to construct the proposed medical center. 4. Tentative Parcel Map 27267; a request to subdivide 30 acres into two lots to correspond with the Hospital's Phase I building plan. GENERAL PLAN AMENDMENT/ CHANGE OF ZONE AMENDMENT: In order for the plot plan application to become effective for this site, the property must be redesignated from residential to another land use designation. Initially, the Applicant thought they would pursue a Commercial General Plan category with C -P -S Commercial Zone District provision. However, the project proponent indicated that the C -P -S category was not truly appropriate for their needs since they do not want to examine, for example: a laundromat, gas station, department store, pool hall, hotel /motel, theater, car dealership, equipment rental yard, etc. In summary, Zone Ordinance Amendment 91 -020 is being examined in conjunction with this multiple application submittal and would create a zone geared towards professional office and medical uses. SITE DESIGN: The proposed ( Phase I) three story medical building has been positioned in the center of the lot with proposed parking encircling the building. The proposed plan, as presented, will include: medical offices, pharmacy, and urgent care facilities for approximately 45,000 square feet of the building complex. The remaining portion of the building will be devoted to diagnostic imaging, clinical laboratories and out- patient surgery. LANDSCAPING/ SCREENING: The landscape setback along the frontage of the site is approximately 100 -120 feet, and a meandering sidewalk is shown along Washington Street. The sidewalk along Washington Street, a major arterial, should be eight feet wide to allow pedestrian and bikeway travel. The plans are drawn at a small scale (1" = 50' & 60') and it is hard to clarify this matter, however, Staff believes that the Applicant is meeting this requirement of the City in their design submittal. A concept landscape plan was submitted on August 21, 1991, and the plan is attached. The preliminary concept is to rough to comment on but latter on in the report a recommendation has been drafted concerning this matter. The Applicant has not submitted cross - section drawings of the site, or a .parkway plan (street view elevation showing landscaping features) , therefore, Staff is not able to comment fully on this submittal. However, these type of final construction details should be reviewed by the Design Review Board if the project is approved by the Planning Commission and City Council. PCST.016 L- 03 ARCHITECTURAL DESIGN: Medical Complex The three story building is 300 feet from Washington Street and is designed to allow easy access from the abutting parking lot areas into the first floor common waiting area. The proposed Spanish style design motif is indicative of this region (e.g., tile roof, rough stucco exterior, large glass windows, etc..) . Preliminary discussions with the architect have indicated the building will be painted white with the balconies and wood trim painted green. The design group has stated that they will bring the finalized color board to the meeting for review/ consideration. A covered arcade is proposed for the perimeter of the building around the first floor and the architect has included textured paved areas to define the public spaces. Planters are also interspersed along the pedestrian areas to add additional character to the entry into the proposed facility. The proposed building meets the design parameters of the City. STAFF & DESIGN REVIEW BOARD COMMENTS: The Design Review Board met on September 4, 1991, and concurred with Staff comments on the project which were: The Applicant should prepare a preliminary landscape plan which would identify all proposed plant materials which would be installed at the site. A parkway plan should be done separately, and it should be drawn to a scale not less than 1" = 20' and include all hardscape and softscape features along Washington Street within 120 feet of the proposed street curbing. The landscape plan shall include an eight foot wide meandering pedestrian /bike trail. The plan should be reviewed by the Design Review Board prior to submission of the final landscape plan by the Applicant/ Developer. 2. The landscape program for Washington Street should include a variation of planting materials, such as Palm trees, accent shade trees, lawn, shrubs, and groundcover. Consideration should be given to maintaining existing mountain vistas. This can be achieved by plant spacing and selective tree groupings. The design should consider using a more open type tree, such as the California Pepper, Australian Willow and Mesquite. Native (low water use) plants should be used, and the landscape architect should consult with the Coachella Valley Water District's plant materials list prior to designing their proposal. Uplighted trees or palms should be considered along Washington Street. Incandescent light fixtures will be required (less than 160 watts) . 3. The proposed retention areas on -site should be landscaped with materials which will support growth even though they are accepting water run -off from paved surfaces. A meandering eight foot wide sidewalk should be installed along Washington Street along the frontage of the site, and an on -site easement shall be offered if the sidewalk is to be located on a portion of private property. 5. The proposed parking lot lighting plan should be reviewed by the Design Review Board prior to building plan check. A photometric study should be developed with analysis of the lighting pattern on the project and meets the PCST.016 4 �� 04 City's Lighting Ordinance provisions as explained in Chapter 9.210. The height of the light poles should not exceed 20 feet in height, and the lighting contractor should try to reduce this height if physically possible during review of the project. 6. The Developer should consider using dark rust colors for all portions of the building in order to make the complex blend in with its rocky surroundings. 7. Should the Applicant wish to provide public art on the site, the center of the project facing Washington Street (at Avenida Marquessa) in the landscaped areas would be an ideal location since it is visible to public and will not be blocked from view by existing or future buildings. 8. All future buildings will be subject to further study by the Design Review Board and Planning Commission through Plot Plan applications. 9. The Applicant should examine covered parking spaces for 10 percent of the proposed on -site parking spaces. The covered trellises should be either wood or metal and spaces should be interspersed throughout the site. 10. All trash and loading area facilities should be located so that they cannot be seen from any public thoroughfare. The areas should be screened by using masonry wall enclosures and landscaping. 11. All windows on the second and third floor should be recessed into the building envelope (approximately 6 to 18 inches) and sunshade canopies should be used to reduce the sun exposure on the areas which are susceptible to mid- afternoon heating. 12. The overall height of the facility (to roof ridge) should not exceed 3 stories as determined by the Planning Commission. 13. A master sign program should be reviewed /approved by the Design Review Board prior to the issuance of any permits for permanent signs at this location. 1.1. Design measures should be examined to minimize the exposure of the proposed parking lot(s) as they relate to Washington Street, a public thoroughfare. The landscape plan submittal should include provisions for both planter hedges and masonry screen walls along the property frontage. 15. The finished pad height of this phase and any other phases should be as low as possible to reduce the overall height of the building structures as they relate to the surrounding elements (e.g., existing St. Francis of Assisi Church, Santa Rosa Mountains, etc.) . HELI -PAD ISSUE: The helicopter pad is a new element to the Phase I development plan which was added after the initial application. Staff did not address this feature in the environmental assessment, and the Applicant has not provided a noise study to address the impacts of the proposal on abutting neighbors. At the Design Review Board meeting the Applicant stated that the heli-pad is not necessary for their initial first phase, PCST.016 t- - 0 5 therefore, Staff would prefer to not address this matter during this review stage. A condition has been imposed which eliminates this feature from the Phase I approval. TRAFFIC STUDY: Staff has requested as part of the submission of the project that the Applicant prepare a traffic study which analyzes the off -site traffic impacts this development would have on streets within the area. The purpose of the study was to examine: 1) whether or not the City should pursue the extension of the Washington Street frontage road southerly from Highland Palms /47th Avenue to 48th Avenue along the frontage of the parcel; 2) whether direct access to Washington Street should be permitted with or without the extension of the frontage road; or 3) whether the frontage road was necessary at all. The developer contracted with ASL Consultants, Inc. and Barton - Aschmann Associates, Inc. , to perform this task and a copy of the study is in your environmental assessment. Staff believes that the site should not be permitted direct access to Washington Street and that' the further extension of the Washington Street frontage road is appropriate for this site because if access is allowed a traffic signal would probably be necessary since a median.island break was also requested by the Applicant. A traffic signal at the proposed entry to Washington Street would be at a 1/4 mile interval and the General Plan and City Council has discouraged mid -block signals unless they are at 1/2 mile intervals along Washington Street. The project to the east, Lake La Quinta, has also requested a signal at Via Marquessa, but the Council has not approved their request. The traffic report has indicated that- the plan as prepared by the Developer, with signalized access to Washington Street without the extension. of the frontage road is, from a traffic safety and traffic movement scenario, an acceptable or preferred alternative to that recommended by City Staff. The consultant, however, did recommend that the City require a cul -de -sac for the frontage road at the northerly end of the site and further provide reciprocal access to the abutting private property owners for cross traffic on -site traffic movement. The Engineering Department has tentatively reviewed the traffic study document, and they concur that the alternative recommended in the study is functional. However, their feeling is that the City should maintain their standard of eliminating access driveways on major thoroughfares even if they are right -in /right -out driveways and not allow traffic signals at 1/4 mile intervals. The Engineering Department will be at the meeting to elaborate on the final traffic study because the document was not received until September 19th. Further, it is the Engineering Department's contention that the change in land use designation from Low Density Residential to Office /Medical dictates that the developer should be required to improve both Washington Street and the Washington Street frontage road for their frontage and south of their site to 48th Avenue because of their added burden to City services. With this in mind, conditions have been included which require no direct access to Washington Street, and extend frontage road improvements in front of site and southerly to 48th Avenue. PCST.016 6 L- 06 LAND USE DISCUSSION: The City presently has an over abundance of commercially zoned property in the City. However, the city does not have much property devoted to strictly Office /Medical related services. With the implementation of Zone Ordinance Amendment 91 -020, the City would be in a position to consider rezoning commercial properties to the OMS category and /or perhaps redesignating this property. Positive traits for this site are: 1) the site is less than one mile south of the City prime commercial property (Washington/ Highway 111); and 2) it would be located in the center of the City with immediate access to various major or primary north /south east /west corridor streets. The site is well suited for development since it is fairly flat and vacant at this time, and it fronts a major City arterial street. Development in the area has been toward low density development, however, heavy commercial zoned areas exist in the immediate area (east side of Washington Street; Washington Square and Lake La Quinta projects) , but areas south of 48th Avenue are generally residential in nature. A copy of the City's Zoning Map exhibit for this area is attached to the Change of Zone Resolution. Staff is not opposed to the development of this site for office medical purposes provided the City limits the future potential of the site to uses which do not conflict or impede development of the C -P -S properties. FINDINGS: Findings necessary to justify a recommendation for approval can be made and are attached to the draft resolution for your use. RECOMMENDATION: Staff recommends: 1 . That the Planning Commission adopt Resolution 91- , recommending to the City Council approval of General Plan and Text Amendment 91 -037, and confirmation of the Environmental Determination. 2. That the Planning Commission adopt Resolution 91- recommending to the City Council approval of Change of Zone 91 -065, from R -1 Single Family Residential to Office /Medical and related services (OMS) . 3. That the Planning Commission by Minute Motion 91- approve Plot Plan 91- 465, subject to the attached conditions. 4. That the Planning Commission adopt Planning Commission Resolution 91- approving Tentative Parcel Map 27267, subject to the attached conditions as noted in the Planning Commission Resolution. PCST.016 7 07 L CONDITIONS OF APPROVAL PLOT PLAN 91 -465 - PROPOSED SEPTEMBER 24, 1991 DESERT HOSPITAL GENERAL 1. The development of the property shall be generally be in conformance with the exhibits contained in the file for PP 91 -465, unless amended otherwise by the following conditions. 2. The approved plot plan shall be used within one year of the final approval date; otherwise it shall become null and void and of no effect whatsoever. "Be used" means the beginning of substantial construction which is contemplated by this approval, not including grading which is begun within the one year period and is thereafter diligently pursued until completion. A one year time extension may be requested as permitted by Municipal Code. 3. Approval of this plot plan shall be subject to final approval of General Plan Amendment 91 -037 and Change of Zone 91 -065. 4. There shall be no outdoor storage or sales displays without specific approval of. the Planning Commission. 5. All exterior lighting shall be shielded and directed so as not to shine directly on surrounding adjoining properties or public rights -of -way. All parking lot lighting plans utilizing light pole standards shall be a maximum 20 feet and shall be submitted to the Planning Director for review and approval prior to issuance of a building permit. Light standard type with recessed light source shall also be reviewed and approved by the Planning Director. Exterior lighting shall comply with Outdoor Light Control Ordinance and off - street parking requirements. 6. Adequate trash enclosures shall be provided for all structures and provided with opaque metal doors. Plans for trash enclosures to be reviewed and approved by the Planning Director prior to issuance of a building permit. Applicant shall contact local waste management company to insure that enclosure size is adequate. 7. A colored vinyl coated six foot high chain link fence shall be provided adjacent to the west property line and provide protection to the Medical Center should rock fractioning occur in the mountainous areas behind the facility. Decorative enclosures may be required by the City around any detention basins depending on site grading requirements, color, location, and placement of fence shall be approved by the Planning and Development Department. 8. Future expansion of the property shall be subject to Planning Commission review. Parking demand shall be reviewed at that time to insure adequate parking is provided. CONAPRVL.029 1 1 1 1 L Conditions of Approval Plot Plan 91 -465 September 24, 1991 9. Handicapped parking spaces and facilities shall be provided per Municipal Code and State requirements. 10. As required by the General Plan, Applicant shall provide noise study by qualified engineer to determine impacts on surrounding residential zones and uses. The noise study shall suggest mitigation measures which the City can require concerning the development of Phase I. 11. Screen wall height adjacent to loading areas shall be determined by required noise study. Should noise problems from use of loading areas arise, Planning Commission shall retain the right to limit the hours of loading and unloading. Surrounding property owners and residents which could be affected by noise shall be notified of Planning Commission consideration of limitations on delivery hours . 12. The project shall comply with all existing off street parking requirements including but not limited to shading of parking lot areas and bicycle parking spaces. 13. Decorative screen walls provided adjacent to street shall be high enough to screen parking lot surface and majority of parked cars from view of street. Determination of height of walls shall be made after review of landscaping and grading plans. by City. 14. Landscaping planters along the north, south and east property lines shall be provided at maximum width possible with all unusable areas adjacent to property lines provided in landscaping. 15. The project shall comply with applicable Arts in Public Places Ordinance. 16. The City shall retain a qualified archaeologist, with the Developer to pay costs, to prepare a mitigation and monitoring plan for artifact location and recovery. Prior to archaeological studies for this site as well as other unrecorded information, shall be analyzed prior to the preparation of the plan. The plan shall be submitted to the Coachella Valley Archaeological Society ( CVAS) for a two -week review and comment period. At a minimum, the plan shall: 1) identify the means for digging test pits; 2) allow sharing the information with the. CVAS; and 3) provide for further testing if the preliminary result show significant materials are present. The final plan shall be submitted to the Planning and Development Department for final review and approval. Prior to the issuance of a grading permit, the Developer shall have retained a qualified cultural resources management firm and completed the testing and data recovery as noted in the plan. The management firm shall monitor the grading activity as required by the plan or testing results. CONAPRVL.029 2 1 12 Conditions of Approval Plot Plan 91 -465 September 24, 1991 A list of the qualified archaeological monitor(s) , . cultural resources management firm employees, and any assistant(s) /representative (s) , shall be submitted to the Planning and Development Department. The list shall provide the current address and phone number for each monitor. The designated monitors may be changed from time to time, but no such change shall. be effective unless served by registered or certified mail on the Planning and Development Department. The designated monitors or their authorized representatives shall have the authority to temporarily divert, redirect or halt grading activity to allow recovery of resources. In the event of discovery or recognition of any human remains, there shall be no further grading, excavation or disturbance of the site or any nearby areas reasonably suspected to overlie adjacent human remains until appropriate mitigation measures are completed. Upon completion of the data recovery, the Developer shall cause three copies of the final report containing the data analysis to be prepared and published and submitted to the Planning and Development Department. 17. Prior to issuance of a building permit for construction of any building or use contemplated by this use, the Applicant shall obtain permits or clearances from the following agencies: o City Fire Marshal o City of La Quinta Public Works Department o City of La Quinta Planning & Development Department o Coachella Valley Water District o Desert Sands Unified School District o Imperial Irrigation District Evidence of said permits or clearances from the above mentioned agencies shall be presented to the Building Department at the time of application for a building permit for the proposed project. 18. Provisions shall be made to comply with the terms and requirements of the City adopted infrastructure fee program in affect at the time of issuance of building permits. 19. Final landscaping plans shall include approval stamps and signatures from the Riverside County Agricultural Commissioners office and Coachella Valley Water District. 20. A bus waiting shelter shall be provided as requested by Sunline Transit on the Washington Street frontage road when street improvements are installed. 21. Prior to issuance of any grading permits, the Applicant shall submit to the Planning and Development Department an interim landscape program for the entire site which shall be for the purpose of wind and erosion and dust CONAPRVL.029 3 13 Conditions of Approval Plot Plan 91 -465 September 24, 1991 control. The land owner shall institute blow sand and dust control measures during grading and site development. These shall include but not be limited to: a.) use of irrigation during construction and grading activities; b.) areas not constructed on during first phase shall be planted in temporary ground cover or wildflowers and provided with temporary irrigation system; and c.) provision of wind breaks or wind rolls, fencing, and or landscaping to reduce the effects upon adjacent properties and property owners. The landowner shall comply with requirements of the Directors of Public Works and Planning and Development. All construction and graded areas shall be watered at least twice daily while being used to prevent emission of dust and blow sand. 22. Construction shall comply with all Iocal and State Building Code requirements in affect at time of issuance of building permit as determined by the Building Official. 23. Prior to issuance of a grading permit, the Applicant shall prepare and submit a written report to the Planning and Development Director demonstrating compliance with those conditions of approval which must be satisfied prior to issuance of a building permit. Prior to a final building inspection approval, the Applicant shall prepare and submit a written report demonstrating compliance with all remaining conditions of approval and mitigation measures. The Planning and Development Director may require inspection or other monitoring to assure such compliance. 24. A parking lot striping plan including directional arrows, stop signs, no parking areas, and parking spaces shall be approved by Planning and Development and Engineering Departments prior to issuance of a building permit. All roof equipment shall be screened from view by parapet walls of building or other architecturally matching materials. 25. All compact spaces shall be clearly marked "compact cars only". 26. That all conditions of the Design Review Board shall be complied with as follows: A. A detailed complete sign program shall be approved by the Design Review Board prior to issuance of first sign permit. Sign program shall include any center identification signs. B . Cement plaster texture used on building shall be of a decorative natural and approved by the Planning Department prior to issuance of a building permit. The color scheme shall reflect the native colors of the Santa Rosa Mountain range. C. Along the street perimeters, the amount of turf utilized shall be reduced (i.e., eliminate on back sides of slopes, and between sidewalk and curb areas) . CONAPRVL.029 4 114 t Conditions of Approval Plot Plan 91 -465 September 24, 1991 D. A preliminary landscaping plan indicating specific trees, shrubs, and ground covers, and irrigation system type shall be reviewed and approved by the Design Review Board prior to preparation of final landscaping plans. E. Water efficient irrigation system including bubblers and emitters shall be utilized wherever possible. F. Landscaping adjacent to south and east property lines shall be heavily planted to provide screening and buffering with adjacent residentially zoned properties. G . All planting materials shall be water efficient to maximum extend feasible. H . The Applicant should examine covered parking spaces for 10 percent of the proposed on -site parking spaces. The covered trellises should be either wood or metal and spaces should be interspersed throughout the site. I. All trash and loading area facilities should be located so that they cannot be seen from any public thoroughfare. The areas should be screened by using masonry wall enclosures and landscaping. J. All windows on the second and third floor should be recessed into the building envelope (approximately 6 to 18 inches) and sunshade canopies should be used to reduce the sun exposure on the areas which are susceptible to mid- afternoon heating. 27. The courtyard areas as shown on the approved site plan shall be developed into shaded lounging areas with permanent seating provided. Said plans to be approved by the City at the time of landscaping plan review. CITY FIRE MARSHAL 28. Provide or show there exists a water system capable of delivering 3500 gpm for a 3 hour duration at 20 psi residual operating pressure which must be available before any combustible material is placed on the job site. 29. A combination of on -site and off -site Super fire hydrants, on a looped system (6" X 4" X 2-1/2" X 2-1/2"), will be located not less than 25 feet or more than 165 feet from any portion of the building(s) as measured along approved vehicular travelways. The required fire flow shall be available from any adjacent hydrant(s) in the system. 30. Prior to issuance of building permit Applicant/ Developer shall furnish one blueline copy of the water system plans to the Fire Department for review/ approval. Plans shall conform to the fire hydrant types, location and CONAPRVL.029 5 115 Conditions.of Approval Plot Plan 91 -465 September 24, 1991 spacing, and the system shall meet the fire flow requirements. Plans shall be signed /approved by a registered civil engineer and the local water company with the following certification: "I certify that the design of the water system is in accordance with the requirements prescribed by the Riverside County Fire Department." The required water system including fire hydrants shall be installed and operational prior to start of construction. 31. Install a complete fire sprinkler system per NFPA 13. The post indicator valve and fire department connection shall be located to the front, within 50 feet of a hydrant, and a minimum of 25 feet from the building(s) . System plans must be submitted with a plan check/ inspection fee to the Fire Department for review. A statement that the building(s) will be automatically fire sprinklered must be included on the title page of the building plans. 32. Install portable fire extinguishers per NFPA, Pamphlet #10, but not less than 2Al0BC in rating. Contact certified extinguisher company for proper placement of equipment. 33. Install Panic Hardware and Exit signs as per Chapter 33 of the Uniform Building Code. 34. Certain designated areas will be required to be maintained as fire lanes. 35. Provide fire apparatus road to within 150 feet of any portion of the exterior wall of the first floor. Such road shall have a minimum of 20 feet of unobstructed width and a minimum of 13 feet 6 inches of vertical clearance. 36. Center divider in entrance way shall be set back a minimum of 20 feet from curb line. 37. Provide valve supervision and 24 hour monitoring of the waterflow alarm at the automatic fire sprinkler system. 38. Approved building numbers or address shall be placed in such a position as to be plainly visible and legible from the street or road. Said numbers shall contrast with their background. 39. This project may require licensing and / or review by State agencies. Applicant should prepare a letter of intent detailing his proposed usage to facilitate case review. Contact should be made with the Office of the State Fire Marshal (818) 960 -6441 for an opinion and classification of occupancy to the type. This information and a copy of the letter of intent should be submitted to the Fire Department so that property requirements may be specified during the review process. ENGINEERING DEPARTMENT: CONAPRVL . 029 6 �' " Conditions of Approval Plot Plan 91 -465 September 24, 1991 40. The Applicant shall dedicate public street right -of -way and utility easements in conformance with the City's General Plan, Municipal Code, applicable Specific Plans if any, and as required by the City Engineer, as follows: c A. Washington Street - Major Arterial, 60 foot half width; the Washington Street Specific Plan applies; B. Washington Street frontage road - local street, 1010" foot half width. 41. The Applicant shall vacate vehicle access rights to Washington Street from the site. 42. Access locations to the site shall be limited to the Washington Street frontage road. 43. The Applicant shall provide a fully improved landscaped setback lot of noted width adjacent to the following street right -of- way(s) : A. Washington Street, 20 feet wide. B. Washington Street frontage road, 10 feet wide. 44. Landscape and irrigation plans for the landscaped lot (s) _ shall be prepared in conformance with the requirements of the Planning Director, and City Engineer, and approved by same officials prior to construction. 45. Applicant shall construct, or enter into agreement to construct, the site grading, off -site public improvements and on -site common area improvements before the issuance of a site grading permit. Applicant shall pay cash, in lieu of and equivalent to the respective construction cost, for those improvements which involve fair -share responsibility that must be deferred until the full complement of. funding is available. Payment of cash in lieu of construction may be deferred to a future date mutually agreed by the Applicant and City Engineer, provided security for said future payment is posted by Applicant. 46. The on -site grading plan shall be prepared by a register civil engineer and approved by the City Engineer prior to issuance of the grading permit. 47. The Applicant shall retain a California registered civil engineer, or designate one who is on the Applicant's staff, to exercise sufficient supervision and quality control during grading of the site and construction of the improvements to insure compliance with the plans s, specifications, applicable codes, and ordinances. The engineer retained or designated by the Applicant and charged with the compliance responsibility shall make the following certifications upon completion of construction: CONAPRVL.029 7 ` 117 Conditions of Approval Plot Plan 91 -465 September 24, 1991 A. All grading and improvements were properly monitored by qualified personnel during construction for compliance with the plans, specifications, applicable codes, and ordinances and thereby certify the grading to be in full compliance with those documents. B . The finished building pad elevations conform with the approved grading plans. 48. Storm water run -off produced in 24 hours by a 100 year storm shall be retained on site in landscaped retention basin(s) designed for a maximum water depth not to exceed six feet. The basin slopes shall not exceed 3:1. The percolation rate shall be considered to be zero inches per hour unless the Applicant provides site - specific data that indicates otherwise. Other requirements include, but are not limited to, a grassed ground surface with permanent irrigation improvements, and appurtenant structural drainage amenities all of which shall be designed and constructed in accordance with requirements deemed necessary by the City Engineer. 49. The Applicant shall have a focused master drainage plan prepared by a registered civil engineer to determine what storm water disposal facilities are needed to protect the site. from flooding by off site storm water. If the drainage study recommends the construction of off site storm water disposal facilities, the Applicant shall participate in the cost of the facilities, on a fair share basis. The tributary area to be studies includes all tributary land south of the La Quinta Evacuation Channel, east of the Bear Creek Channel and west of Washington Street. 50. Applicant shall install a trickling sand filter and leach field in the retention basin to percolate nuisance water in conformance with requirements of the City Engineer. The sand filter and leach field shall be sized to percolate 160 gallons per day per 5000 s . f . of landscaping. 51. A thorough preliminary engineering, geological, and soils engineering investigation shall be conducted with a report submitted for review along with grading plan. The report recommendations shall . be incorporated into the grading plan design prior to grading plan approval. The soils engineer and /or the engineering geologist must certify to the adequacy of the grading plan. A statement shall appear on the final subdivision map that a soils report has been prepared for the tract pursuant to Section 17953 of the Health and Safety Code. 52. The Applicant shall participate in the cost of the designing and installing street improvements. All street improvements shall be designed and constructed in accordance with the La Quinta Municipal Code and adopted Standard Drawings, and City Engineer and shall include all appurtenant components required by same, except mid -block street lighting, such as but not limited to traffic signs and channelization markings, street name signs, sidewalks, and raised medians where required by City General Plan. Street CONAPRVL.029 8 1 1 Conditions of Approval Plot Plan 91 -465 September 24, 1991 design shall take into account the soil strength, anticipated traffic loading, and design life. Miscellaneous incidental improvements and enhancements to existing improvements where joined by the newly required improvements shall be designed and constructed as required by the City Engineer to assure the new and existing improvements are appropriately integrated to provide a finished product that conforms with City standards and practices. This includes tapered off site street transitions that extend beyond project site boundaries and join the widened and unwidened street sections. The following specific street widths shall be constructed to conform with the General Plan street type noted therewith: A. OFF -SITE STREETS 1. Washington Street - Install half -width Major Arterial, refer to La Quinta General Plan Figure VII -2. 2. Washington Street frontage road - Install 36'0" wide (curb to curb right -of -way) refer to La Quinta General Plan Figure VII -2 with 10' easement on westerly side of street. The Applicant shall be required to extend the frontage road southerly of the proposed site to 48th Avenue. The Developer shall be entitled to request reimbursement from the City for costs incurred for this off -site improvement. The City Council shall determine the cost - sharing percentage for which the City might sponsor or that the Developer will be reimbursed for by abutting benefiting property owners. 53. Street right -of -way for Washington Street from the northerly portion of the site to 48th Avenue shall be dedicated to the City prior to the issuance of a building permit. 54. The Applicant shall participate in the cost, noted as follows, of designing and installing traffic signals at the following locations: A. Washington Street at 48th Avenue, 25% cost participation. 55. The Applicant shall construct meandering sidewalk in the parkway and landscaped setback lot along Washington Street (8 feet wide) . , A non - meandering 5'0" sidewalk shall be installed on the west side along Washington Street frontage road. 56. The Applicant shall provide a blanket easement that covers the entire landscaped setback lots for the purpose of a meandering public sidewalk. CONAPRVL.029 9 119 Conditions of Approval Plot Plan 91 -465 September 24, 1991 57. The Applicant shall submit a copy of the proposed grading, landscaping and irrigation plans to the Coachella Valley Water District for review and comment with respect to the District's Water Management Program. 58. All existing and proposed electric power lines with 12,500 volts or less, and are adjacent to the proposed site or on -site, shall be installed in underground facilities. 59. All underground utilities shall be installed, with trenches compacted to City standards, prior to construction of any street improvements. A soils engineer retained by the Applicant shall provide certified reports of soil compaction tests for review by the City Engineer. 60. The site shall be graded in a manner that permits storm flow in excess of the retention basin capacity, caused by a storm event greater than the 100 year 24 .hour event, to flow out of the tract through a designated emergency overflow outlet and into the historic drainage relief route. Similarly, the tract shall be graded in a manner that anticipates receiving storm now from adjoining property at locations that have historically received flow for those occasions when a storm greater than the 100 year 24 hour event occurs. 61. The Applicant shall pay all fees charged by the City as required for processing, plan checking and construction inspection. The fee amount(s) shall be those which are in effect at -the time the work is undertaken and accomplished by the City. 62. The heli-pad site and its operation are not approved pursuant to the review of Phase 1. The developer shall submit a noise study for review and approval by the Planning Commission separately for this feature. 63. The project shall meet all requirements of Zone Ordinance Amendment 91 -020. 64. The Environmental Fees of the State Fish and Game Department and the County of Riverside shall be paid within 24 hours after review of the proposed by the Planning Commission and /or City Council. 65. The final working drawings shall be reviewed by the Design Review Board and Planning Commission prior to building permit issuance. Said plans shall include landscaping, irrigations, signing, addressing, street, mechanical, lighting, utility plans and materials. 66. All required improvements shall be completed prior to site occupancy of the proposed development. 67. Reciprocal access agreements shall be prepared and approved by the City Engineering and Director of Planning and Development which secures common on -site access systems between the property and the abutting properties to the north and south. CONAPRVL.029 10 120 CITY OF LA QU{INTA -fLANNING COMMISSIONFIE COd TICE OF PUBLIC HEARING NUTICE IS HEREBY GIVEN that the City of La Quinta Planning Commission will hold a PUBLIC HEARING on September 24,. 1991, at 7:00 p.m. in the La Quinta City Hall Council Chambers, 78 -105 Calle Estado, on the following item: - Saint Francis of Assissi Church ITEM: GENERAL PLAN AMENDMENT 91-037 . ...... CHANGE OF • :; •...❖.•....•..• • .• ..... ❖....• .. .• . HOSPITAL APPLICANT: DESERT ...•...... ❖. ..... •.....•.............❖ ..................... LOCATION: WASHINGTON S TRE ET ..................... ••::.....•.. o.•... o. ❖.❖ .. ,...........•. ❖.• Marquessa AT VIA MARQUESSA (GENERALLY .. .................. s�. ❖............, .... SOUTH OF a ... .. . i REQUEST: GENERAL PLAN AMENDMENT 91 -037; AMEND THE CITY'S GENERAL PLAN LAND USE ELEMENT FROM LOW DENSITY RESIDENTIAL (2 -4 DWELLING UNITS /ACRE) TO OFFICE /MEDICAL COMMERCIAL OR ANY OTHER DESIGNATION DEEMED ACCEPTABLE BY THE PLANNING COMMISSION FOR 20 ACRES OF PROPERTY FRONTING WASHINGTON STREET. CHANGE OF ZONE 91 -065; REDESIGNATE THE PROPERTY FROM R -1 SINGLE FAMILY RESIDENTIAL TO OFFICE /MEDICAL OR ANY OTHER DESIGNATION DEEMED ACCEPTABLE BY THE PLANNING COMMISSION. PLOT PLAN 91 -465; DEVELOP A +79,000 SQUARE FOOT MULTIPLE STORY MEDICAL OUT - PATIENT FACILITY (PHASE 1) WITH 360 ON -SITE PARKING SPACES, AN ON -SITE RETENTION_ .� BASIN FOR FLOOD WATER DETENTION, RELATED ON -SITE LANDSCAPING & HELI -PAD. LEGAL: APN: 617- 070 -023 PORTION SOUTHWEST 1/4 OF SECTION 30, T5S, R7E, SSBM The La Qiiinta Planning and Development Department has completed Environmental Assessment 91 -210 on the proposed project. Based upon this assessment, the development will not have a significant adverse effect on the environment; therefore, a Negative Declaration has been prepared. The La Quinta Planning Commission will consider a recommendation for the adoption of the Negative Declaration along with the above stated cases at the Hearing. Any person may submit written comments regarding this proposal to the Planning and Development Department prior to the Hearing anti /or may appear and be heard in support of or opposition to the recommendation regarding the proposed applications at the time of the Hearing. If you challenge the decision of the Planning Commission in court, you may be limited to raising only those issues that you or someone else raised either at the Public Hearing or in written correspondence delivered to the Planning and Development Department, at or prior to the Public Hearing. The proposed applications and draft environmental documents may be viewed by the public Monday through Friday from 8:00 a.m. until 5:00 'p.m. at the Planning and Development Department, La Quinta City Hall, 78 -099 Calle Estado, La Quinta, California. DO NOT PRINT BELOW THIS LINE PUBLISH ONCE SEPTEMBER 3, 1991 � i i Design Review Board Minutes June 3, 1992 3. Boardmember Harbison suggested the Applicant use a different type of tree. Staff stated that they had recommended a front trellis with.a rough sawn or sandblasted texture. 4. There being no further discussion, it was moved by Chairman Llewelly and seconded by Planning Commissioner Barrows to recommend to the Planning Commission approval of Plot Plan 92- 484 subject to Staff's conditions and approval as amended by Boardmember Anderson's written comments. D. Plot Plan 92 -485; a request of DoDco Construction to convert an existing single family home into a chiropractic office at 51 -289 Desert Club Drive on 0.24 acres in a Commercial Village "The Core" Zone District located at the northeast corner of Desert Club Drive and Calle Fortuna. 1. Principal Planner Stan Sawa presented the information contained in the Staff report, a copy of which is on file in the Planning and Development Department. 2. Mr. Dan Featheringill, applicant spoke briefly concerning the conditions he wanted revised: 1.) asked that he be given two years to complete the wall; 2.) asked for clarification on what Staff wanted for the decorative texture exterior; 3.) that he be allowed to do the street improvements when the City did; and 4.) requested to use the Palo Verde tree rather than the Pepper tree. 3. Discussion followed relative to Mr. Featheringill's requests. There being no further discussion, it was moved by Boardmember Harbison and seconded by Boardmember Curtis to recommend to the Planning Commission approval of Plot Plan 92- 485 subject to conditions and Staff approval of the requested changes. Unanimously approved. E. Plot Plan 91 -473; a request of Desert Hospital for a preliminary plan check submittal. 1. Principal Planner Stan Sawa presented the information contained in the Staff report, a copy of which is on file in the Planning and Development Department. 2. Mr. Jeff Sobczek, representing the Applicant stated they had no objections to Staff's recommendations but would like to have the ability to alter some of the landscaping plans. Boardmembers stated they had no objections to the changes. DRBM6 /3 3 ,�_ -Z� l ,r 1' .. Design Review Board Minutes June 3, 1992 3. Mr. Peter Bergman, representing Desert Hospital, stated they were planning an art competition to determine the art work for the Art in Public Places requirement. In addition they were hoping to use more drip irrigation for the landscaping. Planning Commissioner Barrows expressed her desire to see more of the Blue Palo Verde tree used. 4. Boardmember Harbison expressed his concern that the Applicant's choice of plants would not look attractive year round. He suggested they break up the landscaping and not mass the bougainvillea. Discussion followed regarding alternatives. 5. Following the discussion, it was moved by Chairman Llewellyn and seconded by Boardmember Curtis to recommend to the Planning Commission approval of Plot Plan 91 -473 subject to the staff recommendations and approval by Staff of the landscaping changes. Unanimously approved. F. Sign Application 91 -159; a request of Simon Plaza to install a shopping center identification sign, directional signs, and multiple building signs for a future/ commercial facility planned on five and one have acres. 1. Principal Planner Stan Sawa presented the information contained in the Staff report, a copy of which is on file in the Planning and Development Department. 2. Mr. Skip Berg, DGI, representing the Applicant asked for clarification on signs #7, #5, #3, #12, #2, #14.C. 3. Boardmember Harbison asked Staff if they felt there was too much signage at the corner of Highway 111 and Washington. 4. Following discussion relative to the different signs, it was moved by Boardmember Curtis and seconded by Planning Commissioner Barrows to continue the application to the next Design Review Board meeting of July 1, 1992. Unanimously approved. The Applicant was to supply copies of the perspective plans for Boardmembers use. IV. CONSENT CALENDAR A . Chairman Llewellyn asked if there were any corrections to the Minutes of March 4, and May 6, 1992. Boardmember Harbison seconded the motion and it carried unanimously. IV. ADJOURNMENT It was moved by Chairman Llewellyn and seconded by Planning Commissioner Barrows to adjourn to a regular meeting of the Design Review Board on July 1, 1992, at 5:30 P.M. This meeting of the La Quinta Design Review Board was adjourned at 6:54 P.M., June 3, 1992. DRBM6 /3 4 .j DATE: SUBJECT: REQUEST: ARCHITECT: BACKGROUND: 1w, � E DESIGN REVIEW BOARD STAFF REPORT JUNE 3, 1992 PLOT -PLAN 91 -473 DESERT HOSPITAL /EL MIRADOR PRELIMINARY PLAN CHECK SUBMITTAL HDR, INC. (MR. PHIL TAYLOR) The Planning Commission and City Council reviewed the request of Desert Hospital to construct a 3 story medical office building on a portion of a 19 acre site generally located on Washington Street, north of 47th Avenue. The site is governed by Specific Plan 87 -011 (Amendment #1) . The City Council approved the project on February 18, 1992. PROPOSAL: Based on the Conditions of Approval, the applicant is required to have Design Review Board approval of their on -site lighting plan, landscaping and signing program reviewed by the Board prior to building permit issuance. Please see the attached documents stamp dated May 20, 1992. MINOR SITE PLAN CHANGES: In the initial submittal, the City approved a right -in /right -out driveway along Washington Street. The access lanes were 110 -feet in length before cross traffic was allowed within the on -site parking lot. The new request proposes a 65 -foot long lane before cross traffic is permitted. This modification enlarged the applicant's drop -off lane in front of the building entrance. The Engineering Department has evaluated the change and have no problem with the new proposal because of right -turn movements. LIGHTING PROGRAM: The lighting plan is on sheets E02 & E03. The plan proposes single pole parking lot lights which are on 18 -foot high poles. Each fixture is 150 watts (high pressure sodium). The lights will be spaced at 60 to 80 feet intervals. The average ground level illumination is 1.0 footcandle. DRB.001 /CS 1 � 3 :i i Staff Comments: The type of light fixture proposed is a reflector "bowl" style unit which casts light upward to the aluminum roof and then downward to the ground through a polycarbonate panel lens. Chapter 9.210 (Outdoor Light Control) requires all high pressure sodium lights to be "fully shielded ". The code defines fully shielded as "those fixtures shall be shielded in such a manner that light rays emitted by the fixture, either directly from the lamp or indirectly from the fixture, are projected below a horizontal plane running through. the lowest point on the fixture where light is emitted, thus preventing the emission of light above the horizontal ". Therefore, the subject lights might not meet the provisions of the Municipal Code. We recommend that the applicant either examine a new type of light which is either incandescent (less than 160 watts) or have. his contractor verify in writing that the fixture meets the "fully shielded" requirements. Further more, the light fixtures must not "glare" at the single family residents to the west. PUBLIC ART OBJECTS: The applicant is working with the City's Art in Public Places committee to design and /or purchase two art pieces for their center islands adjacent to the Washington Street entrance. At this time, Staff is unavailable to present any information on this topic with the Design Review Board. PARKING LOT DESIGN MODIFICATIONS: Minor changes have been made to the parking lot areas, but tzese changes will not adversely affect circulation movement on the sate. LANDSCAPING: The Washington Square Specific Plan is the governing document for this site. Excerpts from the document are attached. Staff Comments A. Parkway Landscaping - The applicant should verify the type of materials to be used between the street curb and the 8 -foot pedestrian sidewalk. We recommend the combined use of native spreading groundcover and crushed rock. B. The parking lot light standards should be moved as necessary so that they do not interfere with the future growth of the parking lot trees. DRB.001 /CS 2 1 V) t 4 N C. Plant sizing should be as follows: Trees = 24 -inch box (minimum) Shrubs = 5 gallon (minimum) Date Palms = 20 -feet high (minimum) within 200 -feet of a public street Mediterranean Fan Palms = 24 -inch to 48 -inch box D. The Via El Mirador Road should be lined with a double -row of Date Palm Trees at Washington Street as required by the adopted Specific Plan. Via El Mirador is defined as a major project entryway (see Fig V1 -3 -A of the Specific Plan). E. The applicant's plant palette is similar to Table V1 -1 of the Specific Plan text except for the following plant material ( common name) : Trees - Sweet Acacia, Desert Willow, Fruitless Olive, Sonoran Palo Verde & Eucalyptus Palms - Pindo Palm, Dwarf Fan Palm, Sago Palm & Mexican Fan Palm Cacti /Shrubs - Desert Cassia, Green Hop Bush, Heavenly Bamboo, Firethorn, Blue Ruellia, Pendulous Yucca & Company Xylosma Goundcover /Vines - Desert Marigold, Creeping Fig, South African Daisy, Giant Lily Turf, Prostrate Myoporum, Cat's Claw, Prostrate Rosemary & Moss Verbena F. Sweet Acacia Trees are proposed for the plant islands at the end of each 90- degree parking lot. Staff would recommend that the City require African Sumac or California Pepper instead in this planting area. G. Palm Tree uplighting should be used at all main or secondary entrances into the project. The lights should be mounted to the palm tree trunk and directed toward the crown of the palm tree. H. The parking lots shall be shielded by landscape /berming to a minimum height of 42- inches as measured from the street curb to screen the parking lot from public view. I. The future expansion areas of the site which are not part of the initial development of the site should be planted with either wildflowers or hydroseeded with ryegrass to control blowsand. DRB.001 /CS 3 J. Palm Springs Fines should be used in the parking lot finger planters and in the parkway landscape program. FOUNTAIN: A decorative water fountain was originally proposed at the main entry plaza into the medical complex. However, this element has been deleted from this submittal. Staff Comment - The fountain would accentuate the entry into the project but if the Medical Center wishes to eliminate this feature from the project, we will not oppose its removal since two possible public art sites are proposed. TRASH ENCLOSURE: A trash enclosure is proposed in the rear of the building in the delivery service area. Staff Comment - The number and type of trash receptacles should be evaluated by Waste Management of the Desert, the City's trash collection agency. The project should include recycling facilities as well as standard above - ground enclosures. SERVICE AREA: The design of the loading and delivery corridor in the rear of the building has been modified and the abutting parking spaces have been changed to accommodate this revision. In the original plan, the service area had an exit lane going northwesterly in the parking lot. In the new plan, the service lane has been made into a dead end loading space for an MRI unit. Staff Comment - Staff does not oppose provided a screen wall is built around th e its future use as a delivery area for requirements of the future Noise Study. ON-SITE SIGN GRAPHICS: the change in the plans loading space to conceal supplies, etc., per the Graphic Systems has prepared an 8 1/2" x 11" pamphlet which is attached so the large set of drawings which details the miscellaneous sign graphics which are needed by the clinic to direct clients and doctors to various areas of the project. The package includes handicap signs, designated parking areas, enter /exit locations, and other supplemental directory type signs. DRB.001 /CS 4 Staff Comment - Overall, the directory program is effective and easy to understand. Staff would like to see the clinics freestanding "El Mirador Medical Plaza" graphic in an elevation style format. We anticipate the 12 -inch letters to be mounted on the entry wall on Washington Street, but we are unclear at this time as to where it is to be placed. We are also not certain if the sign program is an illuminated program or unilluminated. The existing sign code states that directional type signs shall not exceed 3 square feet and 3 -feet in overall height. The attached plan exceeds this maximum standard. However, a sign adjustmen- can be issued by the Planning Commission of the applicant cannot meet the Sign Code requirements. In summary, the sign program will require approval by the Planning Commission because multiple signs are proposed. Overall Staff is fairly comfortable with the program provided the sign contractor can provide Staff with additional details. It would be helpf-.:l if the signs were plotted on one of the 1 -inch = 40 -feet site p=ans, and if all signs were depicted in elevation form. HANDICAP PARKING: Handicap parking spaces are proposed on the north and south :ides of the building to accommodate disabled patrons. Staff Comments - The project should be required to mee= the American's with Disabilities Act (A.D.A.) Standards. This will include provisions for van accessible parking spaces for the medical complex. Please see the attached information packet. The size of a van parking space is 9 -feet x 18 -feet with and 8 -foot wide ramp. VIA EL MIRADOR AND WASHINGTON STREET: This intersection is classified as a "main" entry into the Washington Square Specific Plan. BUS SHELTER: A bus shelter is proposed along Washington Street between 47th Avenue and the main entrance into the medical facility. Staff Comments - Plans and specifications for the shelter should be submitted during final plan check review. The design of the shelter should be consistent with the architectural style of the project (e.g. stucco with tile roof) . We would also recommend that the facility be lighted and include a public pay phone for transit users. Included within this packet is a bus shelter design which might be used for the site. DRB.001 /CS 5 GENERAL COMMENTS: A. The two -way travel lanes within the parking lot shall be 26 -feet 0- inches wide. B. Wheel stops should be used in close proximity to the building to insure that the pedestrian sidewalks serving the medical complex are unobstructed by car bumpers. C. Bicycle parking areas should be installed abutting the building. CONCLUSION: The proposed plan is generally consistent with the design standards of the City and the adopted Specific Plan for this area. Staff is supportive of the conceptual plan. RECOMMENDATION• The Design Review Board should review the plans in light of the above Staff comments and recommendations. Should the Design Review Board feel revisions are needed, conditions requiring review by Staff or the Design Review Board before submission to the Building and Safety Department. Attachments: 1. Approved Site Plan sketch 2. Excerpts from the Washington Square Specific Plan 3. Bus shelter diagram 4. Trash enclosure details 5. A.D.A. standards 6. Design Review Board Minutes from February 5, 1992 DRB.001 /CS 6 1 . 1 I 1 I I 1 1 Y Q i wiwve AwiA Ail 'Otte • 'i • &; I'OttM od 1 4 « w 5� M / I • 1 1 r � I � : i •..r...«r.. •ww I I '��� ... •M HASE 1 •TATIOTIC/ _ A� aL 1• em; _ w AwwN 411 CARS ' - - w CELL WOG : DOG° WCDOC z%L (9 E[K` MIM o o N C" V- LCIP 2 Q Q� 1 A� 1 �M < V 1 1 r � I � : i •..r...«r.. •ww I I '��� ... •M HASE 1 •TATIOTIC/ _ A� aL 1• em; _ w AwwN 411 CARS ' - - w CELL WOG : DOG° WCDOC z%L (9 E[K` MIM o o N C" V- LCIP 2 Q 3. ON -SITE LANDSCAPING Criteria have also been established for landscaping of on -site areas. This landscaping will be the responsibility of individual parcel owners and will be reviewed and approved by the City as part of the development site plan approval process. Planting requirements for public rights -of -way, especially the quantity of trees, shall not be used to fulfill on -site planting requirements (see Figure V1 -4 -A & VI -4 -B, On -Site Landscape Treatments). These landscaped areas will include building and parking setbacks, parking areas, buffers, and areas directly adjacent to buildings. All City standards regarding on -site construction of landscaping and irrigation systems shall be followed. A recommended plant palette has been provided offering a variety of plant materials which do well in this climate (see Table VI -1). However, since the water requirements of plant materials may vary extensively, attention should be given to selecting plants with similar water requirements in particular planting areas. Attention also should be given to installing irrigation systems that can regulate water requirements as needed. Minimum sizes for tree plant material shall be 24 -inch box; minimum sizes for shrub plant material shall be 5 gallons. Smaller container -size plant material must be approved by the City of la 9uinta. WASHINGTON SQUARE SPECIFIC PLAN August 7, 1991 W5 The quantity and actual placement of trees, shrubs, groundcover and turf shall be adequate to screen and soften buildings and their associated loading and parking areas from adjacent public streets. Such landscaping shall be designed with consideration given to parcel size and the intended building use. To minimize exterior water use, the following shall be incorporated into project design within the project area, where feasible: • The use of drought tolerant plants, extensive use of mulch in landscaped areas, installation of drip irrigation systems where appropriate, and minimization of impervious areas. SPICIFIC PLAN M _J,� -10 X\4 W a N 0 1• • WASHINGTON SQUARE COMMERCIAL MULTI -USE CENTER LA 9UINTA, CALIFORNIA BIRTCHER 12120 MonuloClurug Rd, S"le K Tnousond Polms. CA 92276 Tel: 619 343.2330 Fox: 619 343 -0025 HIGHWAY 111 / WASHINGTON & ADAMS STREETS LANDSCAPE SIMON DRIVE / AVENUE 47 LANDSCAPE AVENUE 47 LANDSCAPE MAJOR CORNER LANDSCAPE PEDESTRIAN SEATING AREA LANDSCAPE MAIN ENTRY SECONDARY ENTRY SOURCE: tandsoapo Concoo Hon, Ronald Gr.pory Assoebsw, hWuay 11, MI. Z d t3. L" Z O U W G. a U N 0 2 a J a ■oN��o n•�oonr 0 300 ' (D 1111, \�Vtl� \ER�(7RX SS. 6' HT. /PALM SPRINGS GOLD FINES TOUNDCOVER TYP. /PROPERTY LINE WALL �ACCEN' f E ERGS REEK SCREEN TREES FLOWERING / ACCENT 1 NINES 111 FLOWERIN HRUBS 1 0 LARGE EVERGREEN SHRUBS EXISTING 6' WIDE AVENUE 47 CONCEPTUAL SCREEN PLANT' CURBSIDE SIDEWALK DATE PALMS TYP. MULTI•TRUNK DESERT /BOULDERS TYP. 1 FLOWERING SHRUB CANOPY TREES TYP. SHRUBS, PALM - - - - - -� _ r`J �• i ti •� W;) G� - AI DROU� yrH�OIERANT� pROUNDCOVER ACCENT BERMING EXISTING SIMON DRIVE /AVENUE 47 SIDEWALK CONCEPTUAL LANDSCAPE DATE PALMS TYP,.) PALM SPRINGS DESERT rMULTI-TRUNK rFLOWERII. ( GROUNDCO`V_ERR S• /TYP. GOLD FINES- CANOPY TREES elkh /l � ' � � / • � �`��•t �'� / � /_`� � - � X11 ("' BOULDERS TYP LAWN i �`•� LAWN L.•��_ �? ACCENT SHRUB$ —,< t • G�f \ - `rid �; DROUGHT ` .� �,✓ TOLERANT �-- GROUNDCOVER ACCENT BERMING� 6' WIDE MEANDERING HIGHWAY 111 / WASHINGTON / ADAMS S- SIDEWALK TYP. CONCEPTUAL LANDSCAPE MMANCED PAVEMENT TYP. MULTI•TRUNK CANOPY TREES WIANNUAL COLOR (UPLIGHT) K., DATE PALMS TYP. (UPLIGMT) J� —EVERGREEN SHRUGS TYP. d GROVNOCOVER /* -EVERGREEN SHRUGS TYP. MULIT•TRUNK CANOPY TREES (UPLIGHT) �ANHUAL ANNUAL COLOR COLOR C HT. MONUMENT WALL TYP. LAWN AWN I- WIDE MEANDERING SIDEWALK TYP. MAIN ENTRY CONCEPT W►SH I G T �C. S 0 MA A DATE PALMS MULTI TRUNK CANOPY TREES EVEP:',REEN SHF WASHINGTON SQUARE MAIN ENTRY CONCEPT ELEVATION N07 70 SCALE, -MULTI TRUNK CANOPY TREES 4* MT. MONUMENT WALL ANNUAL COLOR_ LAWN j W►SH I G T �C. S 0 MA A DATE PALMS MULTI TRUNK CANOPY TREES EVEP:',REEN SHF WASHINGTON SQUARE MAIN ENTRY CONCEPT ELEVATION N07 70 SCALE, E PALMS TYP. 120' MT.1 x'11 I i;`i "" • �--- GROVNOCOvlR h v. �� FLOWERING sMRUns TYP. y ^fff11��1 FO�OR P SL` , ,Y i-. ULTI -TRUNK CANOPY TREE )UPLIGHT) '�� % •" - GROUNOCOvER I' �tINU�i ENMANCED•• . UA COLOR PAVEMENT... C�0 \L \OR .' MT. MONUMENT WALL .q�- ___ I i ter- -�T LAWN •LAWN I' WIDE MEANDERING SIDEWALK TYP. SECONDARY ENTRY CONCEPT 4* HT MONUMENT WALL ANNUAL COLOR LAWN ASMINGTON SOUAI)F r N✓ DATE PALM MULTI TRUNK CANOPY TREES FLOWERING SMRUIS 6R SOU A R6./i.� -�"� SECONDARY ENTRY CONCEPT ELEVATION NOT TO SCALEO DATE PALM IN TREE WELL TYP. (UPUGHT) • EVERGREEN SHRUB • ' ' • ANNUAL COLORS ANNUAL COLOR_' • I • �_!' WIDE MEANDERING WALK TYP. GROUNDCOVER--___ � I �� DATE PALM TYP. (UPUGHT) `' ENHANCED PAVEMENT TYP,-'- FLOWERING SHRUBS LAWN ANNUAL COLOR HT. WALL WIMONUMENT SIGN ID-1, STREET MAJOR CORNER CONCEPTUAL PLAN 4' HT MOI MAJOR CORNER CONCEPT ELEVATION Elm M ING SHRUBS ENHANCED PAVEMENT TYP.- --DATE PALMS 16' HT. (UPLIGHT) LOW SHRUBS l�• ! � �� _ - GROUNDCOVER & ANNUAL COLOR 4' HT. RAISED PLANTER W; 1B' HT. SEATWALL I 1 TIERED PLANTER W/ SE.ATWALL PEDESTRIAN SEATING AREA CONCEPT N07 70 SCALE EVERGREEN CONCEPTUAL PARKING LOT PLANTING (60• PARKING W /6'SO. TREE PLANTERS) TREE WELLS ARE SHOWN AS A MINIMUM STANDARD, ADDITIONAL LANDSCAPING (I.E. PLANTER STRIPS) WOULD BE PERMITTED EVERGREEN CANOPY TREE TYP WIN is, WIDE GRAVEL STRIP FLOWERING SHRUB! � I I i I CONCEPTUAL PARKING LOT PLANTING (90 PARKING W'6' WIDE PLANTER STRIP) OR (90 PARKING W/ 6 SO. TREE PLANTERS) IES PALM SPRINGS GOLD FINES I I r NOT TO SCALE Table VI -1 Proposed Plant Palette tlolanlcal Name Common Nam Site Palms: Chamaerops Humiits Phoenix Dactyllfera Trees: Chllopsis Linearis Brochychiton Populneus Jacaranda Acutifolia Prosopsis Chilensis RhusLancea Schinus Molle Shrubs: Bougainvillea 'La Jolla' Coesalpinla Gllllesll Caesalpinla Pulcherrima Cassia Artemisioldes Cassia Wlllzenll Dodonea V. 'Purpuraea' Encelia Fartnosa Larrea Tridentata leucophyllum F. 'Green Cloud' Nerium Oleander 'Pettte Pink' Pennisetum S. 'Cupreum' Salvia Greggil Cocci: Echlnococtus Gnlsonli Fououterla Splendens Hesperaloe Parviflora Yucca Pendula Espaliers: Bougalnvillea 'San Diego Red' Gelsemlum Sempervirens Grewla Caffra Groundcover: Annual Color Bacchorb P. 'Centennial' Doles Greggll Lantana C. 'Dwarf Yellow' Palm Springs Gold Fines Verbena P. 'Starfire' WASHINGTON SQUARE SPECIFIC PLAN August 7, 1991 Mediterranean Fan Palm Date Paim Desert Willow Bottle Tree ,Jacaranda Chilean Mesquite African Sumac California Pepper Clumping Bougainvillea Mexican Bird of Paradise Red Bird of Paradise Feathery Cassia Shrubby Senna Hopseed Bush Brttrie Bush Creosote Bush Texas Ranger Dwarf Oleander Purple Fountain Grass Sage Golden Barrel Cactus Ocotillo Red Yucca Sort leaf Yucca BougairrAllea Carolina Jessamine lavender Star Flower Seasonal Flowers Baocharis Trailing indigo Bush Dwarf Lantana LTZ-VAM—M-2- 24' - 48' Box 16'- 20' His 24' - 36' Box 24' - 36' Box 24' - 48' Box 24' - 48' Box 24' - 36' Box 24' - 36' Box 5 Gal 5 Gal 5 Gal 5 Gal 5 Gal 5 Gal 5 Gal 5 Gal 5 Gal 5 Gal 5 Gal 5 Gail 10'- 14'Oia 5'- 61-11s, 6-8 Cane N 5 Gal 5 Gal 5 Gall 5 Gal 5 Gal Flats Q 9' O.C. 5 Gal 5 Gal 5 Gall 5 Gal VI -13 WASHINGTON SQUARE SPECIFIC PLAN August 7, 1 991 VI -14 D. Ughting 1. PUBLIC LIGHTING 2 SITE LIGHTING Public lighting refers primarily to street lights. Street lights shall conform, both in type and location, to the Standards of the City of La 9uinto at the time of Installation. The City shall provide for the maintenance and energy costs of street lighting. Site lighting refers to illumination of on -site areas for purposes of safety, security, and nighttime ambience. This includes lighting for parking areas, pedestrian walkways, graphics and signage, architectural and landscape features, shipping and loading areas, and any additional exterior areas. The concept for on -site lighting is intended to be low -key. Overall high levels of illumination are not required; intensity should be no greater than required for automobile and pedestrian safety. Illumination for parking areas shall be minimum of 1 foot- candle not to exceed 3 foot - candles, and all other lighting shall not exceed .05 foot - candles. Within these parameters, light sources should convey a sense of safety, direction, and movement. Al lighting fixtures shall be from the same family of fixtures with respect to design, materials, color, fixture, and color of light. Lighting sources shall be shielded, diffused or indirect to avoid glare to pedestrians and motorists. Lighting fixtures shall be selected and located to confine the area of illumination to within the site boundaries. To minimize the total number of freestanding light standards, wall mounted lights shall be utilized. WASHINGTON SQUARE SPECIFIC PLAN August 7, 1991 Vt-15 Au Inuminoted Areas should be Confined to the she. Along pedestrian movement corridors, the use of low mounted bollard height standards which reinforce pedestrian scale shall be encouraged. Parking areas should be lit with shielded, lower intensity light fixtures. Pedestrian walkway lighting shall not exceed an overall height of sixteen feet (161. Steps, ramps, and seatwolls should be illuminated, wherever possible, with built -in light fixtures. Shields provided for security lights shall be painted to match the surface to which the fixture is attached. These fixtures shall not project above the facia or roof lines of the adjacent buildings. Dderior lights should be used to accent entrances and special features. Al illumination elements shall have controls to allow their selective use as an energy conservation measure. WASHINGTON SQUARE SPECIFIC PLAN August 7, 1991 W16 .uvs UGC }'1 - - - -------- -121-K I C"d lw-ky-14: � -4—q e-ee 4- F41 19 ws 1. �j I f, L Pe- coc,s -1 -Pf FE 6w--5 P L, A Ll -,(-",K I5' 4W (-AA4 15E:AA 1 7 PLAS JAN 1 0 V, ENGINEERING T I Design Review Board Minutes February 5, 1992 D. Plot Plan 91 -473 - Desert Hospital; a request of Desert Hospital, El Mirador Medical Complex and Birtcher to permit a three story medical /office complex on a portion of a 65.4 acre site located on the east side of Washington Street north of 47th Avenue. 1. Boardmember Walling withdrew due to a possible conflict of interest. 2. Associate Planner Greg Trousdell presented the information contained in the Staff report, a copy of which is on file in the Planning and Development Department. 3. Boardmember Rice stated his approval of the architectural elevations. 4. Boardmember Curtis inquired if a traffic study had been done. Staff stated that a study was being prepared and it would be submitted shortly. Discussion followed regarding traffic circulation, median cuts and emergency access availability. Mr. Jeff Sobczyk, representative for the project architect, gave a review of the project. 6. Planning Commissioner Ellson inquired of the 47th Avenue access in relation to the location of the medical /office center. Discussion followed regarding access points. 7. Boardmember Curtis asked if the Applicant had a time frame for build out of the entire project. Mr. Peter Bergman, Desert Hospital, stated the project would be built on a demand driven time schedule which would probably be 10 to 15 years. Boardmember Curtis asked if the vacant land would be planted. Mr. Bergman stated it would be. Mr. Bergman then stated a issue of the signal at Simon Drive would be dictated by traffic warrants and was not being requested by them. It was further stated that Sunline Transit had requested a signal at Via El Mirador to handle the bus traffic. 8. Planning Commissioner Ellson asked what the square footage would be at build out. Mr. Bergman stated it would be approximately 320,000 square feet. 9. Boardmember Curtis questioned the need for Staff's recommendation for Design Review Board review of final working drawings. Discussion followed regarding what the Design Review Board's participation should be. It was decided the plans would only come back if Staff felt there was a need. DRBM2 /5 3 Design Review Board Minutes February 5, 1992 10. Mr. Jeff Sobczyk questioned Staff recommendation #10 regarding windows being recessed. 11. Mr. Phil Taylor, Medi -Plex Medical Building Corporation, discussed with the Board the materials being used in the window treatment. 12. Mr. Sobczyk asked if Staff Recommendation #8, covered parking, could be accomplished at the end of the project build out as the entire project would have a parking structure which would be more than the requested. Discussion followed regarding covered parking and trees being used for parking shading. 13. Chairman Llewellyn inquired if there would be employee designated parking. Mr. Taylor stated there probably would be. Boardmember Harbison asked if employees would fall under AQMD for car pooling. Mr. Bergman stated they would as they would be considered Desert Hospital employees. 14. Boardmember Anderson asked Staff if their recommendation for covered parking spaces were Code requirements. Staff stated the covered trellis parking structures were not required by the Zoning Code, but were recommended by Staff. 15. Mr. Sobczyk asked if the Board could delete a Condition of Approval from the Specific Plan relating to a wall being required on 47th Avenue. Discussion followed. 16. There being no further discussion, it was moved by Boardmember Curtis to adopt Minute Motion 92 -004 approving Plot Plan 91 -473 subject to Staff recommendations with the deleting of Condition #16. Commissioner Ellson seconded the motion. Boardmember Anderson moved to amend the motion by deleting Condition #8 (approved by Staff instead) and modifying Condition #10. Commissioner Ellson seconded the amendment and it carried unanimously. V. OTHER - None VI ADJOURNMENT It was moved by Boardmember Anderson and seconded by Boardmember Harbison to adjourn to a regular meeting of the Design Review Board on March 4, 1992, at 5:30 P.M. This meeting of the La Quinta Design Review Board was adjourned at 6:37 P.M., February 5, 1992. DRBM2 /5 4 Process. (See "Zoning Reports" on page 4.) The report offers guidance for making public meetings accessible to people with hearing, visual, and/or mobility impairments. Santa Monica received a 1989 award from the California Department of Rehabilitation for a planning program called "Access Santa Monica." Audrey Parker, the city's disabili- ties coordinator, worked with city staff to create PEN, a public electronic network, which allows residents to com- ment on a specific issue or direct a question to a particular Accessible Parking Spaces (Required Minimum) Total Parking Accessible Spaces In Lot Spaces 1 to 25 1 .26 to 50 2 51 to 75 3 76 to 100 4 101 to 150 5 151 to 200 6 200 to 300 7 301 to 400 8 401 to 500 9 501 to 1,000 2` 1001 and over 20" Title III: Public Accommodations and Commercial Facilities The ADA accessibility guidelines apply to the design and construction of new facilities and, when alterations are made, to existing facilities. The law requires all goods and services to be available in a way that does not exclude persons with disabilities. Places such as restaurants, hotels, theaters, laundromats, museums, day care centers, and all city meeting rooms are covered by the law as public accommodations. I.yTeT: 3' MIN. 8. MULTIPLE SPACES REQUIRED Source: Parking, September 1991 sv s TWO CURB SPACES REQUIRED B. 8. 8' 'Percent of total. **Plus one space for each 100 In dwe al ruling, many of the National ParkingA.%i6 over 1,000. comments. were adopted Accessible spaces are requ" .8'0'!,Wde; with an a4i"ent access aisle 5'0 W&L..O every eight accessible spaces shall have an access *,aid's.' while (rather than 5') and shall be signed �►aln arceesio »'r•.ii:�c+�' ,cLiiaxu d. iId' o. �.k:.:. .b...,.. ✓s'4:16,..'�r�ii:Jt4.. t.;a..:r1t yk.. ..i6 v z a 0 city staff member. The system works through personal Cities must have ordinances in place to control new computers and computers located in schools, libraries, and development for accessibility or must be able to show that a city hall. Any citizen can use the computer program to good -faith effort is being made. Zoning officials are to write comment on -mch :v� :1 ,.,,,.,t,;, ,t ,t,t:.. ... 1 ...... . r .. . TEM T" STAFF REPORT CUP DESIGN REVIEW BOARD DATE: SEPTEMBER 4, 1991 PROJECT: PLOT PLAN 91 -465; DESERT HOSPITAL GENERAL PLAN AMENDMENT 91 -037 ZONE CHANGE AMENDMENT 91 -065 APPLICANT: DESERT HOSPITAL, EL MIRADOR MEDICAL COMPLEX OWNER: ASH, DANKO, HODGE AND COMPANY REQUEST: A PLOT PLAN DEVELOPMENT PLAN TO PERMIT A THREE STORY MEDICAL /OFFI.CE COMPLEX (78,557 SQUARE FEET /PHASE I) WITH HELI -FAD ON A PORTION OF A 30 ACRE SITE LOCATED ON THE WEST SIDE OF WASHINGTON STREET AT VIA MARQUESSA. TEN ACRES OF THE SITE ARE LOCATED IN THE SANTA ROSA MOUNTAINS RESPECTIVELY. TO AMEND THE CITY'S GENERAL PLAN LAND USE ELEMENT FROM LOW DENSITY RESIDENTIAL TO GENERAL COMMERCIAL; A CHANGE OF ZONE FROM R -1, SINGLE FAMILY RESIDENTIAL TO MEDICAL /OFFICE COMMERCIAL; LOCATION: WEST SIDE OF WASHINGTON STREET AT VIA MARQUESSA (GENERALLY NORTH OF 48TH AVENUE AND SOUTH OF 47TH AVENUE /HIGHLAND PALMS DRIVE, A SIGNALIZED INTERSECTION) . SURROUNDING ZONING AND LAND USE: NORTH: R -1 -HC /HILLSIDE CONSERVATION; ST. FRANCIS OF ASSISI CHURCH SOUTH: SAME; VACANT EAST: R -1 RESIDENTIAL /C -P -S VACANT; LAKE LA QUINTA DEVELOPMENT WEST: HILLSIDE CONSERVATION (HC); VACANT HILLSIDE (CITY OF INDIAN WELLS) . TOUCHES SITE AT NORTHWEST CORNER. LAND AREA: 30 ACRES (20 DEVELOPABLE) BUILDING AREA: 78,559 SQUARE FEET (PHASE I) - MEDICAL CENTER PARKING PROVIDED: 370 SPACES PARKING RATIO: 208 (WITHOUT DAY CARE) PER SQUARE FEET DRBST.010 1 � Y DESCRIPTION OF SITE: The proposed 30 acre site is a portion of a 42 acre property. The Desert Hospital Group is in escrow on the 30 acre property contingent on the approval of this development plan. The westerly portion of the site, approximately 10 acres, is in the Santa Rosa Mountain range. The remaining. 20 acres has frontage along Washington Street. The property has 1, 000 feet of frontage along Washington Street and is 1, 275 feet in depth. The parcel(s) are vacant at this time and the area outside the mountainous portion contains native vegetation and an accumulation of migrated sand fines which have formed ten to fifteen foot high sand dunes along the rear portion of the site. The site elevation along Washington Street is approximately 59 feet and at the toe of the mountain it is approximately 105 feet. The highest westerly -most point on the site is roughly 325 feet. The site is partially improved with new street improvements along Washington Street, but the site does not have curb, gutter or sidewalk improvements. A raised median island exists on Washington Street and it was installed by the City in 1989. Further, the existing frontage road (along the frontage of the Saint Francis of Assisi Church and northerly) terminates at the northeast corner of the property. APPLICATIONS UNDER CONSIDERATION: 1. Plot Plan 91 -465; this plot plan application would permit the construction of the proposed three story medical complex. (The day care center is not a part of this review. ) 2. General Plan Amendment 91 -037; this application is to change the General Plan Land Use designation from Low Density Residential and Open Space to Commercial and Open Space. The change is required in order for the Applicant to construct the proposed medical complex on this site. 3. Change of Zone 91 -065; this Change of Zone is to allow the zoning to be changed from the present residential R -1 to Medical /Office Commercial as requested by the Applicant. This zoning category is necessary to construct the proposed medical center. SITE DESIGN: The proposed Phase I three story medical building has been positioned in the center of the lot with proposed parking encircling the building. LANDSCAPING/ SCREENING: The landscape setback along the frontage of the site is approximately 100 -120 feet, and a meandering sidewalk is shown along Washington. Street. The sidewalk along Washington Street, a major arterial, should be eight feet wide to allow pedestrian and bikeway travel. The plans are drawn at a small scale (1" = 50' & 601) and it is hard to clarify this matter, however, Staff believes that the Applicant is meeting a requirement of the City in their design submittal. DRBST.010 '. . a' \^ / i A concept landscape plan was submitted on August 21, 1991, and the plan is attached. The preliminary concept is to rough to comment on but latter on in the report a recommendation has been drafted concerning this matter. The Applicant has not submitted cross - section drawings of the site, or a parkway plan ( street view elevation showing landscaping features) , therefore, Staff is not able to comment fully on this submittal. However, these type of final construction details should be reviewed by the Design Review Board if the project is approved by the Planning Commission and City Council in the future. ARCHITECTURAL DESIGN: Medical Complex The three story building is 300 feet from Washington Street and is designed to allow easy access from the abutting parking lot areas into the first floor common waiting area. The proposed Spanish style design motif is indicative of this region (e. g. , the roof, rough stucco exterior, large glass windows, etc.) . Preliminary discussions with the architect have indicated the building will be painted white with the balconies and wood trim painted blue. The design group has stated that they will bring the finalized color board to the meeting for review/ consideration. A covered arcade is proposed for the perimeter of the building around the first floor and the architect has included textured paved areas to define the public spaces. Planters are also interspersed along the pedestrian areas to add additional character to the entry into the proposed facility. The proposed building meets the design parameters of the City. STAFF COMMENTS: 1. The Applicant should prepare a preliminary landscape plan which would identify all proposed plant materials which would be installed at the site. A parkway plan should be done separately, and it should be drawn to a scale not less than 1" = 20' and include all hardscape and softscape features along Washington Street within 120 feet of the proposed street curbing. The landscape plan shall include an eight foot wide meandering pedestrian /bike trail. The plan should be reviewed by the Design Review Board prior to submission of the final landscape plan by the Applicant/ Developer. 2. The landscape program for Washington Street should include a variation of planting materials, such as Palm trees, accent shade trees, lawn, shrubs, and groundcover. Consideration should be given to maintaining existing mountain vistas. This can be achieved by plant spacing and selective tree groupings. The design should consider using a more open type tree, such as the California Pepper, Australian Willow and Mesquite. Native (low water use) plants should be used, and the landscape architect should consult with the Coachella Valley Water District's plant materials list prior to designing their proposal. Uplighted trees or palms should be considered along Washington Street. Incandescent light fixtures will be required (less than 160 watts). 3. The proposed retention areas on -site should. be landscaped with materials which will support growth even though they are accepting water run -off from paved surfaces. DRBST.010 3 �� v r \ \�•, 4. A meandering eight foot wide sidewalk should be installed along Washington Street along the frontage of the site, and an on -site easement shall be offered if the sidewalk is to be located on a portion of private property. 5. The proposed parking lot lighting plan should be reviewed by the Design Review Board prior to building plan check. A photometric study should be developed with analysis of the lighting pattern on the project and meets the City's Lighting Ordinance provisions as explained in Chapter 9.210. The height of the light poles should not exceed 20 feet in height, and the lighting contractor should try to reduce this height if physically possible during review of the project. 6. The Developer should consider using dark rust colors for all portions of the building in order to make the complex blend in with its rocky surroundings. 7. Should the Applicant wish to provide public art on the site, the center of the project facing Washington Street (at Avenida Marquessa) in the landscaped areas would be an ideal location since it is visible to public and will not be blocked from view by existing or future buildings. 8. All future buildings will be subject to further study by the Design Review Board through Plot Plan applications. 9. The Applicant should examine covered parking spaces for 10 percent of the proposed on -site parking spaces. The covered trellises should be either wood or metal and spaces should be interspersed throughout the site. 10. All trash and loading area facilities should be located so that they cannot be seen from any public thoroughfare. The areas should be screened by using masonry wall enclosures and landscaping. 11. All windows on the second and third floor should be recessed into the building envelope (approximately 6 to 18 inches) and sunshade canopies should be used to reduce the sun exposure on the areas which are susceptible to mid- afternoon heating. 12. The overall height of the facility (to roof ridge) shall not exceed 35 feet as measured from the finished pad height of the structure. Staff has discussed this element of the plan with the project architect and they state that they will meet this requirement but they would also like Staff to allow the entry tower at the front of the site to be higher than 35 feet (current C -P -S zoning standards used as a reference) to compliment the architectural design of the building. The Zoning Regulations will allow appendage type elements (e. g. , chimneys, flag . poles, etc.), to be higher than allowed by the Zoning Ordinance if it can be found that the feature will not add additional leasable square footage to the proposed structure. With this in mind, Staff is receptive to this design feature provided the tower is strictly a design element of the building and not additional commercial/ office space. 13. A master sign program should be reviewed /approved by the Design Review Board prior to the issuance of any permits for permanent signs at this location. DRBST.010' 4 14. Design measures should.be examined to minimize the exposure of the proposed parking lot(s) as they relate to Washington Street, a public thoroughfare. The landscape plan submittal should include provisions for both planter hedges and masonry screen walls along the property frontage. RECOMMENDATION: The Design Review Board should review the plans in light comments. Should the Design Review Board feel revisions are requiring review by the Staff or Design Review Board befor e Building and Safety Department can be imposed or revisions ca to Planning Commission action on this request. Attachments: 1. Location Map 2. Vicinity Map 3. Excerpts from the Master 4. Large Development Plans 5. Reduced Plans DRBST.010 Development Package (2 sets) of the above Staff needed, conditions submission to the n be required prior r. ' `�1�. 4 OMS - ZONE CHAPTER 5.41 OFFICF, MEDICAL, AND RELATED SERVICES TOMS) 5,41 .01 GENER AL DE PTI This zone is intended to provide areas for prof essional 'ija.(io;lbusin,ess�'lrof'Agopamd related activities that require separate buildings and building groups surrounded by landscaped yards and open areas. The intent herein is to provide centralized, compact locations for business offices, clinics, medical, and dental offices near residential neighborhoods. 5.41.02 USES PERMITTER The following uses shall be permitted In the Office, Medical, and Related Services Zone; A. Any use permitted and as regulated in the General Residential Zone, except that height shall be as regulated in 5,41.09. B. Professional and business offices in which no activity is carried on catering to retail trade with the general public, and no stock of goods is maintained for sale to customers. These shall include, but not be limited to, offices for lawyers, architects, engineers, insurance; real estate agents and beauty shops. C. Hospital, clinics, and medical and dental offices. D. Undertaking establishments and funeral homes. E. Hotels, motels, (including dining room facilities) excepting those containing retail sales for other than the convenience of guests in the building, E, Private clubs and lodges. G. Art gallery and museums. H. Business colleges. I. Public and private schools and colleges with student residence and dormitories associated therewith. J, Commercial parking lot or garage. K. Accessory buildings, facilities, and uses customarily Incidental subordinate to permitted uses and structures. L. Recreational uses associated with and maintained primarily for the uses permitted above and for the benefit and use of the occupants and their families. M. Establishments rendering business service associated with the uses listed above including but not limited to the sale of office supplies and business forms and machines. 0MS- Z0NE:LAQUINTA:5790 1 07/17/1991 N, Nameplate and signs relating only to the principal use as regulated in the LaOuinta sign ordinance and city statutes. 0. Other uses similar In character to those enumerated above, and which in the opinion of the Planning Commission will not be injurious to the zone. 0 A, Heliports B. Underground Storage Tanks C. Other uses considered accessory to the building function. 5,41.04 ARFA REGULATIONS The following requirements shall apply to all uses permitted In this zone: 5.41.05 FRONT YARD All buildings shall set back from the street right -of -way line to provide a front yard having not less than fifty (50) feet in depth. 5.41,06 51DE YAK Side yard requirements for residential uses shall be the same as required in specific residential zones, Where a side yard is adjacent to a residential zone, no non = residential building shall be located closer than twenty (20) foot to the side lot line. In all other cases no building shall be located closer than fifteen (15) feet to the side lot line. 5.41.07 HEAR YARD No building shall be located closer than twenty (20) feet to the rear lot line. A, The maximum lot area which may be covered by residential structures shall be the same as required in the residential zoning restrictions. B, Other main and accessary buildings shall cover not more than thirty -five (35) percent of the lot area, 5.41.09 HEIGHT REQULATIONS No building or structure shall exceed 4 stories or fifty -five (55) feet In height, except: A height up to seventy -five (75) feet may be permitted under provisions of Chapter 9,192, A, The Planning Commission may approve, as a 'Use Permitted on Review ", an Increase In height above fifty -five (55) feet and may, as a condition of such approval, require an increase in setback and /or yard requirements where appropriate, B. All roof - mounted mechanical equipment shall be screened from the ground elevation view to a minimum sight distance of one thousand three hundred twenty feet. (Ord. 5, § 1 (part), 1982: county Ordinance 348 49.58), As regulated in Chapter 9,160, except that parking shall not be located in the required front yard. oMS- ZONE:LAQUINTA:5780 2 07/17/1991 5.41,11 5PbCIFIC KAN REQLJ1HUD A. Notwithstanding any other provisions of this chapter, no building or use shall be constructed on a parcel that Is fifteen acres In size or greater, and no permits or approvals shall be issued by any department of the city for such construction, unless the applicant has applied for, and received final approval of, a specific plan pursuant to the provisions of Government Code Section 65450, et seq. and Section 9.16.030 et seq: of this title. A proposed commercial use shall not be broken into smaller units to avoid the requirement to file an application for a commercial specific plan, and an application for a plot plan may be denied on the basis that It is part of a larger commercial proposal that requires the applicant to file an application for a specific plan, B. A Commercial specific plan shall comply with all the standards required for approval of a commercial plot plan. In addition thereto, no commercial specific plan shall be approved unless It is found that there will be no adverse effect upon the public health, safety and welfare of the general community, including such factors as the availability of employees and affordable housing for such employees and a demonstrated need for a commercial center. The following additional standards of development shall apply to those projects subject to the commercial specific plan requirement; A minimum fifteen percent of the site shall be landscaped and automatic Irrigation shall be installed. 2. A minimum fifty foot building setback shall be required on any boundary where the commercial property abuts residential zoned property. Twenty feet of the setback shall be landscaped unless a tree screen Is Included, wherein the landscaping may be reduced to ten feet. The balance of the setback may be used for automobile parking, driveways, or landscaping. Block walls, or other appropriate fencing, may also be required. 3. All outside storage, and all trash, loading and service areas, shall be screened by structures or landscaping and located to minimize noise or odor nuisance. C. Whenever a comprehensive commercial specific plan or phase thereof has been approved and is in effect, the requirement far . a subsequent plot plan or conditional use permit for certain uses may be modified or waived. This determination shall be made as part of the approval of a specific plan, provided that a detailed site plan and all required development standards are included as a part of the final approval of a specific plan. OMS- ZONE:LAGUINTA:5790 3 07/17/1991 General Off- Street parking Regulations. A. Off - street parking requirements shall apply to erected or established, When the Intensity of use changed or increased providing additional dwelling capacity or any other measurable unit which governs required, the amount of additional parking required increased activity of the use shall be provided. .all buildings and uses of land of any building or premises is units, gross floor area, seating the amount of off - street parking as a result of the change or B. To determine if proposed parking areas provide the required number of spaces, the following procedure shall be used: 1, A plan shall be submitted to the Codes Administrator showing the location of parking spaces which meet the requirements, 2. In large parking areas, where the layout of parking stalls Is not determined or is subject to modification, after It has been demonstrated that the required number of parking spaces can be provided as in A. above, the layout of parking stalls may be varied from time to time provided that the parking area contains at least an aggregate of three hundred (300) square feet per required space inclusive of driveways and /or maneuvering space, 3. Off - street parking, not required by paragraph A. above, but voluntarily provided for existing buildings or uses of land need not comply with the required number of parking spaces, but shall comply with all other requirements with regard to location, construction and size, 4. Off - street parking already in use or established hereafter, which serves or Is to serve an existing building or use of land, shall not be reduced In any manner except where such off - street parking may be in excess of the amount required. In no case, shall off - street parking be reduced below the minimum. 5, Off= street parking In Districts residential zoned districts shall be limited to passenger vehicles only. No trucks shall be parked in said district, except a. For deliveries, and b. Any truck which has a length of twenty (20) feet or less and which is used primarily as the owner's personal means of transportation and which Is licensed for a gross weight of not more than 12,000 pounds. C. Parking Stall Size, 1. . All parking stalls shall accommodate a standard -sized car as hereinafter provided; however, the Codes Administrator may approve the use of stalls for smaller cars provided sufficient evidence is presented showing the need for such or if the number of spaces for small cars does not exceed fifty percent (50 %) until 1992 and one hundred percent (100 %) thereafter. Such space identity shall be shown on a parking plan, 2. The following design specifications shall be used as guidelines for parking stalls: l a. Slbe m of ._ Spaces. All off - street parking facilities established to satisfy the off - street parking requirements of these Regulations should accommodate standard and small cars. Parking spaces for the handicapped shall be provided if required by any federal, state, or local law, Applicants should submit estimates of the ratios of standard and small car sizes to the Codes Administrator, along with any supporting information or documentation. The design of the parking facility may accommodate these sizes of cars in any of the following ways: I, All spaces may be designed to the standards for standard -sized cars. ii, A mixture of space sizes may be used which provides areas exclusively fo'r each size of car, iii. A design may be used which allows flexibility in parking space sizes. This may or may not Involve attendant parking, Iv. A method Involving a combination of any of the above arrangements or other techniques may be used. b. The standards for parking space dimensions are as follows: L Angled parking shall provide the following in length and width for space: Length (L) Width IWl Standard 18 feet 9 feet Small 16 feet 8 feet Handicapped 18 feet 12 feet ii, Aisle widths for access to parking spaces shall provide a minimum as follows: One Way Aisles Width of Aisle Width of Aisle Angle of for Standard for Small Parkins Sire Cars Size Carr, Parallel 10 feet 10 feet 30(1 10 feet 10 feet 450 14 feet 12 feet 600 18 feet 16 feet 90° 22 feet 18 feet Tyyo )Npv Aisles Width of Aisle Width of Aisle Angle of for Standard for Small Parkins Size Cars Size Parallel and 3011 21 feet 17 feet 46.0 - 23 feet 19 feet 600 & 900 26 feet 21 feet In either situation, an aisle serving two (2) or morn angles of parking or size of spaces shall comply with the greater width required. Computation of Specific Off- Street Parking Regulations, A, Off- street parking shall be provided in the amount as enumerated below for the following uses unless the zoning district requires a different amount. For method of computing, see paragraph B. below; ILU Banks, business offices, Homes for the aged; sanatoriums, convalescent or nursing home One (1) space per three hundred (300) square feet of .usable floor area plus one (1) per each three (3) employees, One (1) space for each four (4) patient beds; plus one (1) space for each staff doctor, plus one (1) space for each two (2) employees Including nurses, Hospitals One (1) space per three (3) patients beds, exclusive of bassinets, plus one (1) space for each staff doctor, plus one (1) space for each two (2) employees including nurses on the maximum working shift, plus adequate parking for emergency vehicles, Medical clinics Three (3) patient's parking spaces per staff doctor, plus two (2) per three (3) employees, plus one (1) per staff doctor. Professional, medical and dental One (1) space per two hundred and fifty offices (250) square feet of usable or rentable office space. Ii-M Desert Hospital PP 91 -465 GPA 91 -037, ZC 91 -065 ADDITIONAL CASE INFORMATION/ DEVELOPER REQUEST: The Developer has also asked that Staff work with them to develop a new Zoning District for their property in order to establish development standards for this proposal. They are asking the City to develop an office /medical type district which would both compliment the City and meet their site needs. The Desert Hospital representatives have stated that the City's existing categories could meet their needs but they do not want to be designated as a heavy commercial use. This first phase development plan will include outpatient services such as: diagnostic imaging, laboratory, pharmacy, oncology, etc. Physicians offices (both private/group spaces) will comprise half of the total building space proposed. Staff is presently working on a draft ordinance (ZOA 91 -020) which will be submitted for review to the Commission as part of their review of this case either in September or October. If a new district should be created, it could be used in other areas of the City as well. CIRCULATION /PARKING City Staff has requested that the Applicant examine alternative access plans to the site in order to examine the most appropriate way to access the facility since it is abutting Washington Drive, a Primary Arterial (6 lanes of travel with divided median) . The Applicant's preferred site access plan is Alternative 1. The plan requests that the City allow them direct access to Washington Street by way of a signalized intersection. The plan proposes a major entry driveway (two -way) for the site at the intersection of Via Marquessa and Washington. The on -site two -way driveway will have a separating median which will assist on -site traffic movement and reduce vehicular queuing onto Washington Street. The divided landscape median is 170 feet in length from the proposed street curbing on Washington. It should be noted that the project across the street (La Quinta Lakes) has been pursuing direct access (with traffic signal) on Washington but the City Council, to date, has not made a determination as to whether or not they will permit cross traffic turning movements. Staff has recommended against the proposed mid -block traffic signal pocket because it will impede traffic flows and not be consistent with the City's General Plan. The proposed initial phase of construction would provide paved parking areas to the east of the proposed three story building and the proposed parking lots would be approximately 110 feet from north /south traffic lanes which will permit easy on -site traffic movement and allow necessary public safety response vehicles adequate maneuverability in case of an emergency. This north /south driveway is show} to connect to the existing church to the north and also provide future access to the vacant property to the south (owned by the Applicant), A convenient drop -off loop has been provided at the easterly side of the building to permit either walk -in emergency treatment or accessibility for handicapped patrons. The drop -off area has access to the 60 foot wide north/ south driveway. In summary, the proposed on and off -site circulation programs are well designed and they take into consideration both patron /employee needs and, further, emergency personnel accessibility. Staff does not have any major problems with the proposed design layout at this time. FRONTAGE ROAD DISCUSSION: One issue that has surfaced is the relationship of this project to the existing terminus of the City's frontage road to the north of this subject site. The roadway is approximately 30 -50 feet wide and is presently built from Highland Palms Drive /47th Avenue north to Simon Drive (approximately 2, 600 feet) , and it currently serves as a buffer between the single family homes and Washington Street, a major north /south thoroughfare. Staff has been reviewing the possibility of requiring this development to extend this existing divided roadway southerly along the frontage of this site and thereby continue the system to the 48th Avenue. In summary, Staff is recommending that we not allow direct access to Washington Street, and the Engineering Department has recommended adoption of Alternative 3. SITE GRADING: A topographic map and preliminary concept grading plan has been prepared. The topography map indicates that the site rise from Washington Street is 60 to 95 feet to the toe of the mountain. The mountain top elevation is approximately 325 feet in overall height. The preliminary plan, as prepared on August 21st, is to develop an average building pad of about 75 feet for the main structure and the day care facility. `This type of recontouring is acceptable and appropriate for this large development plan and it will be consistent with the church property to the north. However, the Applicant has not shown how they will accommodate on -site water retention in this submittal. The Applicant has stated that they are still working on the hydrology study, and therefore they are not able to present their ideas at this time, but informally they have stated they will be examining on -site retention areas along the front of the site depending on how the project is conditioned concerning site access. They are also looking to establish basins along the toe of the slope for A geotechnical report submitted on August 27th is forthcoming which will identify the problems as to what type of mitigation measures will be needed to assure rock fracturing does not impact any structure, etc. , along the base of the Santa Rosa Mountains. The Applicants preliminary results indicated that no structures should be placed within 30 feet of the base of the mountain. The area should be fenced and a basin should be built to catch any falling debris. 4. A bus turnout should be developed along Washington Street at the center of the property in a location approved by the City Engineer and Sunline Transit. A bus shelter should be installed by the Developer at no cost to the City. The shelter shall be lighted for night usage and meet the design standards of both Sunline Transit (serving agency) and the City. The shelter design should be consistent with the proposed design theme of the medical center. The shelter should be located in the City's right -of -way if possible. 5. The existing frontage road located to the north of this site should be extended southerly along the frontage of this site so that it will eventually provide a through connection from 47th Avenue /Highland Palms to 48th Avenue. The City Engineer is presently examining all the proposed alignment plans, and at this time, the City is partial toward Alternative 3. The roadway shall be 32 feet wide and be designed so that it is approximately 15 to 20 feet westerly of the future street curb on Washington Street. 8. Grading along the toe of the Santa Rosa Mountain Range should be minimized where possible. However, minor work along this area will be permitted provided the Applicant can meet the provisions of the Hillside Ordinance. A grading plan will have to outline and depict graphically the measures needed to either modify the base of the mountains or reconstruct the mountain to meet their needs. 9. The on -site parking provision of the Zoning Ordinance shall be maintained. This should include: guest spaces, service area loading,, pedestrian drop off areas, handicap spaces, etc. The following parking ratio needs to be maintained: Handicap spaces 1:40 Commercial loading spaces 1: The City currently does not have a parking provision for medical office facilities, but Staff considers a ration of 1:300 square feet at this time is appropriate. The Applicant is proposing 1: 220 (excluding discussions on the other future facilities) . The Planning Commission and City Council will have to consider this matter as part of the Zoning Text Amendment. 10. Measures should be taken, based on a professionally prepared geotechnical report, to assure that rock slides will not impact the development proposal. Safety area setbacks should be established which do not permit development to occur within certain distances to the mountain and these defined areas should be fenced in order to prevent pedestrian or vehicle access. The fenced area should have a gate and be designed to allow maintenance accessibility. A chain link fence or other type of wall should be required, and chain link might be a better solution for this development because this type of fence is simple to repair, is easy to see through, and will tend to remain intact when pressure is exerted on it without collapsing. 11. A lot line adjustment application should be completed which will redefine the property lines to meet the Applicant's proposed project boundaries. 16. Reciprocal access agreement should be developed between the property owner and the abutting neighbors to provide common (internal) on -site accessways. i I � �, E EO EL MIRA D OR MED/CA L PL A ZA LA OUINTA., CALIFORNIA HYDROLOGY / HYDRAULICS STUDY SEPTEMBER, 1991 , Of"ROFESS /0,�' _ d?oy-,eu.4 9- /3 -4/ * • N0. 13515 fgT CM` FQF CAL\E% I1 255 N. El Cielo Road • Suite 315 • Palm Springs, California 92262 • (619) 325 -2245 • (619) 325 -9426 • FAX (619) 3255130 bANIiUIiN /WtBB, ING. PAGE OF SUBJECT t EC Mi ?A,9 OR N1Ct7ICq C..'PC!4Z9'. DATE 1 L'A::C�UIi�TA, - A C f, T WORK -ORDER- 113Y , CHK. BY 9 DATE 100 YC-4 R, 5rOfZM F,eE¢ UE'AICY...CA LCUGA.T/ONS. 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T MIN. E T REMARKS CO M 6 /IVG %Llit� S 663 Q ICX, = ZDG : G O 3 q, 55x 61,33 3,08' = 41, 70 C F5 5C - Tc _ac vc-�T 1=)20 A2rA l3 TU Vic- A!/ LIS 2411(' 51ti' 7/ B e ND l?ip� 5 c: C 6- 7- A - comp4- 6,4.7 6,76 0,67 2, 7 5,U T = S,UM/N, 2, 76 Z% l8„ 73 �O / I% goof- 0,30 6,61 /,00 5, 35 5, _ 8.11. 2% 18`0 16,2 /ZO 0,Z (7 A -Com14 0,13 x,56, 0,0' 1103 y3 9,14 Z U/ l3 "¢ In z 70 a, / 1� r G,32 �,4y o,�7 1,81 S� 10 195 Z % l8 110 l4, 'd 0,/ h, 7Z x.42 0,37 4,62 5 5 2 /v l8 11,5 70 0.1 5 6 21 „ 1.17 5,82 J,87 5,92 6,5 7,_ 51,11Al L =240' 5,92 Z 01 15 "0 9,3 //O 0,2 20 01&0 57Z 0,87 2.q9 6�7 r rn 0 N R C FC 81 W C D HYDROLOGY _J\iJANUAL RATIONAL METHOD CALCULATION FORM PROJECT __C-_L MiF -4yoe A4,- Oic.4L cENTC2 LA (PC/I"7A,c!4 FREQUENCY L0 Y2 Sheol No. 3 of _Sheets I Calculated by a �T� - Chocked by -� -�- DRAINAGE AREA 'Mom • . . mm 2 u C, 1." m C, 1.11 3 44 C, 10.44 u IC, Ito N C, 11.11 4 11 IC, II.0 n C, 13.74 5 u 1c, u.1 N C, 1411 °rb IC 11.1 6 100 44 177 —ETF 7 -44 4I C,• 9.67 8 9 10 11 12 13 14 15 16 17 18 19 20 21 22 23 ' w... :24 w CO, 9.47 H N,1 1.11 25 4 M, 4.14 1 X, IJI 26 27 28 29 30 31 32 > 4n 33 W) ?. 34 0 W F 35 aZ o z 36 �a Sft7— • 4 S, ..jCTURAL ENGINEERING DESIGN GUIDE NUMBER 1.10 DESIGN STORM DRAINAGE PAGE 28 GUIDES DATE 6 -77 r 2 3 4 5 6 7 8 9 10. 11 12 13 14 15 16 17 18 19 20 21 22 23 2t 25 gr » �a o0 I, -- OI ' I - -. __ oL.- V)' , Li, q _Z 'AEI ( Q i ..— � L �' i �I j ` fl Nl J I i co I � O I ; I ni W o i I i } ^ J. 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DATE, 44 L 2 0( 1?0'-AC- x' 6t WORK ORDER, �7 Z12' L x 4,,'l co T-6 T4 L IAZU/41�1-T' 14,47 A &,J, 300, 9C--7-L--N7-1001 54SW MO 12414GOrT3 By CHK:BY 12Z-7-FI,17-101i 01d.5Ml V, DATE PETE 2 kI V6L U)--i E 0F."; PCTC la"- 9EQL r 7-6 7A6 R,fr T0,1,7-10 Al eLI:-:A1 DF R-oc< - -77TP' r, D`.50t -22('6- 41c-, 0'/ 84- Al2 L---A: OF 501L 100 YEA 12 24 HO U.2 STOP-1-1 4, 7 //1/ 0, 7(a OL-) YC-4p . 6 HC)uP-I 5 -jt72.141 -'121175VAI 7"Iic /00 Yf--/42 * 3 HOCIR 6 iT9 M = 2;2 1AI REF11 7 V66 OMC- OF 6Ac x o,64 4, 7 7, 44 A C— FT- 2 0( 1?0'-AC- x' 6t 0, 2? L x 4,,'l co T-6 T4 L IAZU/41�1-T' 14,47 A &,J, 300, 9C--7-L--N7-1001 54SW MO 12414GOrT3 ,2F7r--07-Iot/ OA:5141 Ali) 2 12Z-7-FI,17-101i 01d.5Ml V, R E TE-Al 7-10 A 04 SIAI /,/,0,,5 -7413 7-6 7A6 R,fr T0,1,7-10 Al ..70 61, 100 FT- 3 C-75 F16 77A7 aW) 100 YEA 12 24 HO U.2 STOP-1-1 4, 7 //1/ f-0 IVI--:IC T24; 770 L1. 5C0 OL-) YC-4p . 6 HC)uP-I 5 -jt72.141 -'121175VAI 7"Iic /00 Yf--/42 * 3 HOCIR 6 iT9 M = 2;2 1AI REF11 P�46E / 5 PLATE D -4.5 3.5- 3.5 3 3 W 2.5 2 2.5 U Z Z = 2 F-- 2 CL W J Q 1.5 li — 1.5 / z AII -1 5 .5 0 0 2 5 l0 25 50 100 RETURN PERIOD IN YEARS NOTE; I. For intermediate return periods plot 2 -year and 100 -year one hour values from maps,then connect points and read value for desired return period. For example given 2 -year one hour= .50 and 100 - year one hour =1.60",25-year one hour = 1.18" Reference :NOAA Atlas 2,volume31- California, 1973. RAINFALL DEPTH VERSUS R C FC a W C D RETURN PERIOD FOR HYDROLOGY 1 \ /IANUAL PARTIAL DURATION SERIES PLATE D -4.5 CITY OF LA QUINTA INITIAL ENVIRONMENTAL STUDY CASE NO. GPA 91 -037, CZ 91 -065, PP91 -465 (EA91 -210) DESERT HOSPITAL GENERAL DESCRIPTION: The proposed three story office /medical center is located on the west side of Washington Street, north of 48th Avenue and south of 47th Avenue. The proposed 78,000 square foot facility will be designed to care for out - patient services and the center will be located on a portion of the 30 acre property. The applicant has also designated a small portion of the site toward the development of a (future) child care facility on the westerly side of the site (the approximate size is 5,000 sqaure feet). Twenty acres are buildable and the remaining 10 acres are located in the Santa Rosa Mountain Range. In addition, the applicant has requested a change in the land use plan for this area to support the center; they are requesting a commerical designation versus the present designation. of single family residential. ------------------------------------------------------------------- ------------------------------------------------------------------- ENVIRONMENTAL IMPACTS EXPLANATION OF "YES" AND "MAYBE" QUESTIONS AND MITIGATION MEASURES 1. EARTH: The soil on this property has been classified as Myoma Fine Sand. This type of soil has rapid permeability and it can be used for crop production or homesite development. The site has been vacant (never developed) but the applicant is desirous to pursue development of the site with urban services (i.e. medical complex). The front portion of the site is flat, but the rear portion of the site includes a portion of the Santa Rosa Mountains. The slope of the mountains in this area is approximately 20 percent or greater. The recontouring of the earth to support the project will be done as part of the grading plan, and no on -site work shall be done until a study has been prepared which identifies the cut and fill needs of the site. The general elevation of the site is approximately 60 feet above sea level but the mountainous areas are approximately 350 feet above sea level. The site is in a Zone 3 Seismic /Geologic Hazard area as noted by the County of Riverside Planning Department (1983). A Zone 3 is an area with moderate shaking qualities but less severe than a Zone 12 (highest level). It is categorized as: "effect on people: felt by most people indoors. Some can estimate duration of shaking. But many may not recognize shaking of building as caused by an earthquake, the shaking is like that caused by the passing of light trucks (Riverside County Manual)." Although earthquake damage should not be a major problem at the site, landslides can be considered a problem at this location since it abuts a steep section of the Santa Rosa Mountain Range. The fracturing of rock can produce hazards for this area. Therefore, L- 38 it is important that the Civil Engineer and a Geologist examine the natural forms of the site to determine areas that are subject to seismically generated landslides. MITIGATION MEASURES: 1) . Grading of the site shall occur pursuant to the approval of the future grading plan as specified by the City's Engineering Department. All work shall be conducted in a manner so that it does not disturb other abutting properties unless off -site agreements have been made and /or approved. The grading quantities have not been submitted, it is assumed that most of the earth moving at the site (contouring) will occur on the premises and limited importation will occur. 2). No disruption to the Santa Rosa Mountain range shall occur unless approved by the City as part of the grading review stage. At this time, it is anticipated that the project proponent will. perform minor excavation work at the toe of the mountain to develop a portion of their on -site parking lot but any related construction work which is done, and effects the mountain, shall meet all the requirements of the City's Hillside Conservation Ordinance. 3). Provisions shall be made which will reduce any impacts associated with falling (fractured) rocks from the abutting hillside area. The design solution could include: concrete substructures, earthen basins, chain link fencing, or other facilities which will protect people from the unknown landslides which might occur in this section of the Santa Rosa Mountain Range. 4). All recommendations of the Buena Engineering Report, La Quinta Health Center, dated April 17, 1991 (Report B7- 3091 -P1) shall be met. This will include: site grading, building foundations, landslide design measures, building construction design methods, and all the other noted mitigation measures which are noted herein. The report is attached. 5). The site shall meet the provisions of Uniform Building Code Section 2312 (d) 2 because the projectd lies within a Seismic Zone 4. It is recommended that all structures be designed according to current Uniform Building Code requirements. 2. AIR: The project site is located within the Southeast Desert Air, Basin (SEDAB) and is under the jurisdiction of the South Coast Air Quality Management District (SCAQMD). With the proposed construction, there may be air pollutant sources which may deteriorate ambient air quality. These sources are stationary and mobile sources. Stationary source considerations include emission from on -site construction activities and natural gas combustion. Mobile source consideration include exhaust emissions resulting from short term construction activities and long term generation associated with the project. It could be anticipated that with the construction of the proposed U- 39. project there will be a reduction in the overall mobile emission releases because the medical complex would provide a convenient service to local residents of this area. Presently, no medical facilities of this magnitude exist in this area, therefore, the closest facilities of this caliber are in Indio (JF Kennedy Memorial Hospital - approximately 4 miles) or Rancho Mirage (Eisenhower Medical Center - approximately 10 miles). However, there are other smaller immediate care clinic at the area bu: none are as large as the one proposed. MITIGATION MEASURES: 1) . Adequate watering techniques shall be employed to partially mitigate the impact of the construction generated dust. 2). Areas graded but not immediately constructed on shall be planted with a temporary ground cover to reduce the amount of open space subject to wind erosion. 3). Grading and construction shall comply with all applicable City Ordinances and the requirements of the Air Quality Management Plan. 4). The operator of the facility should devise a car or vanpool plan which can be reviewed by the City to assure employees and doctors of the site are actively involved with reducing vehicle trips to and from this facility. 3. WATER: With the proposed construction it can be expected that there will be a change in the absorption. rate (due to impervious surfaces)-, drainage patterns and amount and rate of surface water run -off. The project proponent will provide an on or of: -site retention /detention basin (off -site if approved by the City Engineer) for the collection of storm water and nuisance water run- off and, special measures will be needed to divert mountain area run -off around the buildings into the proposed detention bas_zs. The applicant has prepared a preliminary hydrology report (Sanborn /Webb Engineering stamp dated 9- 18 -91) which is attached. The applicant has analyzed the project and has made recommendations to the developer and the City concerning on -site water retention. This area is not subject to liquefaction (similar to the problems of the Downtown area). Liquefaction is the term which is used when the ground water table is very close to the surface, and during an earthquake the ground has a tendency to vibrate building structures from their respective foundations and, thus causing failure and other adverse side - effects. MITIGATION MEASURES: 1. The project shall comply with all applicable City requirements regarding storm water and nuisance water. The developer shall complete a hydrology study, prepared by a licensed Civil Engineer, which identifies the increased water run -off quantities which will L 40 be generated at the site by analyzing the assumed quantities in an undeveloped state and factoring this against the development proposal. Based on this study the project engineer shall design the necessary on or off -site drainage basins (retention /detention) which will maintain storm water run -off from the property and allow gradual dissipation of the water into the ground. The above - cited hydrology study is presently being reviewed by the City's Engineering Department and further information will be provided at the public hearing. 2. Diversion channels should be established which will funnel run- off from the hillside area into manageable storm water areas (as noted above). 4. PLANT LIFE: The subject site is presently vacant and void of any significant plant life. The site has existing desert shrubbery intertwined amongst the fifteen foot high sand dunes, which are at the base of the mountains, were probably formed by drifting sand over the past few hundred years or longer. No impact is anticipated by the development of this site. MITIGATION MEASURES: None required. 5. Animal Life: The subject site is located in an area defined as a Fringed -Toed Lizard Habitat area (a Federally protected species) and it has been determined that a mitigation fee shall be paid to the City of La Quinta if the site is developed. The City is required to contribute the money to the Valley's Nature Conservancy, and the Conservancy is required to use the money at their Thousand Palms preserve (1300 acres) to protect and maintain this endangered species. All the valley cities contribute to this preserve through contractual arrangements which were made in the early 1980's and, although all properties in the City do not pay toward this fund at such time as they are developed, this project is required to contribute funds toward the continued preservation of this federally protected species since the property is designated as property that might have (or currently is) supported refuge for the lizard in the past. Another type of species which might be seen in this area is the Black- tailed Gnatcatcher and the Carissal Thrasher. These two birds are native to the Southern California area but they are not listed as a species which is rare or endangered at this time. It can be assumed that the development of this small property will not impede their continued survival since they are native to the Southern California region, and they usually thrive in areas with adequate water or arid scrub. This site has a marginal supply of desert scrub and no known existing source of surface water. Therefore, until these wildlife species are Federally protected it is assumed that they will migrate to ,other areas which are not developed in order to find safe areas to bred based on the assumption that adequate vegetation is available. �� 4i MITIGATION MEASURES: 1). The applicant /developer shall contribute at the time a building permit is issued money in the amount of $600.00 per acre which shall be used by the Nature Conservancy to mitigate the development of this parcel to an urban use. 6. NOISE: Because of the proposed construction and subsequent operation of the medical center, it can be expected that there will be some increase in the existing noise levels on the site. Most of the noise generated will be from motorized traffic coming to the site for medical care, and it is assumed that no noise will be generated by the primary users of the site (doctors, nurses, etc.) because it will be operated similar to an office complex in that no internal noise will be projected externally outside of the building mass. MITIGATION MEASURES: 1). As required by the General Plan, this project shall prepare a noise analysis to minimize noise impacts on surrounding land uses. The City's General Plan Guidelines for indoor and outdoor noise shall be meet. 7. LIGHT AND GLARE: It is anticipated that the building(s) and /or parking lot /landscaping will include lighting. However, at this time, much of the material has not been submitted to staff but it is assumed that during the plan check process of this case in the future the applicant will be required to gain approval of this material from the City's Design Review Board and the Planning and Building Department prior to construction permit issuance. MITIGATION MEASURES: 1). All lighting will have to comply with the City's "Dark Sky Ordinance ". Additionally, light sources shall be shielded to eliminate light glare and off -site spillage onto abutting vacant or developed properties. 2). A lighting plan shall be submitted for the on -site parking lot and the plan shall include a photometric study of the lighting which analyzes the necessary footcandle light intensity as well as identifies the height of the light poles, spaces of the poles, type of lighting fixtures, and any other pertinent information which is necessary to assure compliance with the City's Off- street Parking Ordinance and the Dark Sky Ordinance. 8. LAND USE(S): The General Plan has designated the property as Low Density Residential (2 -4 units per acres) and Open Space and the existing zoning of the site is Single Family and Hillside Conservation. The 20 acres fronting Washington Street is the residentially zoned portion of the site and the remaining 10 acres in the rear (mountainous hills) is designated open space. L- 42 The proposed land use is commercial which will necessitate a General Plan /Zone Change Amendment. Applications for this change have been submitted as part of the development plan application, and they will be reviewed by the Planning Commission and City Council as to their merit in the next few months. The City Council action is final unless the matter is appealed to the State Court System. MITIGATION MEASURES: 1) . None is required. However, it is necessary that the City Council approve the land use designation change in order for the applicant to develop the proposed medical complex. If this does not occur, the site is to remain vacant until other land use plans can be reviewed and be determined to meet the intent of the City's existing General Plan and Zoning Code. 9. NATURAL RESOURCES: No major adverse impacts are anticipated with by the construction of this project. MITIGATION MEASURES: None required. However, the applicant shall meet all necessary requirements of the local serving agencies as outlined in the attached agency comments or as mandated during construction plan implementation. Building energy conservation will largely be achieved by compliance with Title 20 and 24 of the California Administrative Code. These standards are handled by the Building and Safety Department during construction plan check review. 10. RISK OF UPSET: No adverse impact is anticipated due to explosion or release of hazardous substances. MITIGATION MEASURES: None required. However, all construction activities whether or not they are permanent or temporary shall meet all necessary safety standards of the Federal, State and local government requirements. 11. POPULATION: It is not anticipated that the proposed project will have an adverse or significant impact on population distribution, density or growth rate in the area. MITIGATION MEASURES: None required. 12. HOUSING: With the proposed project there may be an incremental demand for additional housing for employees of the development. However, due to the size of the medical center any demand would be insignificant because the City presently has an overabundance of land either vacant at this time (but slated for residential development) or developed with existing housing units. Single family housing is the primary type of housing at this time, however, multiple family housing projects will be forthcoming in the City's high density areas in the future. . MITIGATION MEASURES: None are proposed. L- 43 13. TRANSPORTATION /CIRCULATION: With the proposed project it can be anticipated that there will be a generation of additional vehicular traffic movement in the immediate area. The project is fronting on an existing partially developed major arterial (the median island is already installed) which provides both access to Interstate 10 and Highway 111 (State roadway systems) and, access to the City',s downtown and other residential areas. Washington Street is also serviced by the Sunline Transit bus system. The site is bounded on the east by Washington Street and generally located south of 47th Avenue and north of 48th Avenue, at the Via Marquessa intersection. The Washington Street frontage road dead ends at the northerly edge of the project site. The City has determined that they would like the existing Washington Street frontage road to continue southerly of its present location so that it will ultimately connect (Simon Plaza Motors area) with 48th Avenue. The continued development of the frontage road will eliminate the need for the project to have direct Washington Street access, and the development of the frontage road will both provide development access and reduce off -site traffic problems. The applicant's preliminary traffic report is attached. MITIGATION MEASURES: 1) . Compliance with all applicable City requirements regarding street improvements of adjacent street(s). 2). The project shall provide adequate on -site parking to accommodate the proposed use of the property. 3). The Washington Street frontage road, west of Washington Street, shall be extended southerly along the frontage of the site. The project will be allowed access to this new frontage street system, but the development will not be permitted access to Washington Street, a major arterial. 4). A traffic signal should not be allowed for this project since the proposed light would be located 1/4 mile from the existing traffic light at 47th Avenue and Washington Street. This would be contradictory to the City' Circulation Element which states traffic signals should be located at 1/2 mile intervals on major arterials. However, the developer should contribute to the signal costs and /or maintenance of the future traffic signal at 48th Avenue and Washington Street. The City Engineer is reviewing the alternative access plans as prepared in the developer's traffic study, therefore, further recommendations will be presented at the upcoming public hearings which are tentatively scheduled for September and October. 5). Sidewalk and bikeway paths shall be provided on Washington Street (major arterial), and a sidewalk shall be proposed along one side of the future extension of the Washington Street frontage road. 44 6). The developer shall offer reciprocal access rights to the abutting neighbors so that in the future cross traffic vehicular access can occur between this property and either the Saint Francis of Assisi Church (to the north) and the vacant property to the south. 7). A bus stop and shelter shall be install along the frontage of the site on the proposed Washington Street frontage road in a location approved by Sunline Transit and the City Engineering Department. The bus turn -out shall not affect traffic movement. It is recommended that the bus lane be recessed either within the parkway or located on -site. Alternative forms of transportation should be pursued by the medical complex for its employees (e.g. car and vanpooling). 8. Street improvements shall be commensurate to the magnitude of the project. 16. 'UTILITIES: Except for storm water drainage facilities, no significant impacts are anticipated in the area of utilities which include natural gas, communication systems, water, sewer, and solid waste. MITIGATION MEASURES: All necessary infrastructure improvements has mandated by the City or any other public agency shall be met as part of the development of this site. As mentioned before, the site will be required to install appropriate drainage facilities which will house storm water run -off during seasonal rain storms or to contain nuisance water from both irrigation and surfaced areas (i.e. parking lots, buildings, etc.). 14. PUBLIC SERVICES: The project may create a need for additional fire protection, police protection and maintenance. of public roads in the area. However, it. is anticipated that any increases in this area will be incremental, and further, s`:ould only have negligible impacts on existing personnel or services. The location of this facility will decrease the number of miles (response time minutes) public safety personnel might have to travel to take an injured person to a medical facility for additional treatment. MITIGATION MEASURES: 1) . Prior to the issuance. of a• building permit the applicant will be required to pay an infrastructure fee of $6,000.00 per acre. This fee will help mitigate impacts as noted above. 2). The project shall comply with all requirements of the Fire and Riverside County Sheriffs Department and, further, the School District's mitigation fees shall be paid. 3). Water, sewer, and electric service provisions shall be made and secured prior to securing building permits. �- 45 17. HUMAN HEALTH: The facility is designed to provide a care treatment center for short and long term health problems, and it anticipated that the medical facility will generate various low - level hazardous materials which will require special handling and /or disposal (e.g. used needles, blood, human tissue, radioactive material, etc.) for any or all materials which are deemed hazardous. The on -site containment and off -site transport of such material shall be done in a professional manner so that life- safety hazards will not be problem either on -site personnel or off -site City residents. MITIGATION MEASURES: 1) . The disposal of various low -level waste products shall be done as required by the State and Federal Licensing requirements and, further, contractual arrangements shall be made with the City's Disposal Agency (Palm Desert Disposal or other licensed Contractor) so that special care is taken to dispose of any and all materials which are classified as hazardous by the medical profession, State of California, Federal Government, or City of La Quinta. The materials shall be identified and disposed of in either approved landfill areas or incinerated if permitted by law. At this time, staff is. unaware of any provision by the medical operator to incinerate some waste products on -site. 2). No adverse impacts are contemplated and it is assumed that this proposed center will assist the City of La Quinta in providing additional medical services which will broaden the scope of services the City can provide for their existing and future residents. 18. AESTHETICS: The site is presently vacant, the construction of buildings will disrupt the site and change the existing viewing views of the Santa Rosa Mountains. However, in order to reduce this impact the developer has placed the buildings to the rear portion of the site so that the view from abutting residential properties to the east are not drastically affected as they would have been had the developer placed the building(s) along Washington Street. The applicant has proposed the multiple story building approximately 200 feet from Washington Street in order to reduce the impact of any associated view lose, plus the developer has proposed large landscape areas to create a pedestrian scale along is major north /south thoroughfare. The building masses have been separated (detached), thereby, creating interest to the development and maintaining view corridors. MITIGATION MEASURES: 1). The height of the building shall not exceed the requirements of the City's Zoning Code and the buildings shall be designed to accentuate the natural mountain terrain to the west of the site. Measures should be taken so that the no scaring of the mountains occurs which would affect the future enjoyment of the residents of this community while the project is under construction or any time 46 in the future without City approval. 2). The development of the on and off -site landscaping program should take into consideration the unique setting of this property as it relates to the Santa Rosa Mountain Range. The developer should consider vertical type plant material (Palm trees, etc.) and the use of accent type trees (Jacarandas, etc.) which will create view "windows" into the project but accentuate the mountains to the west of the proposed buildings. Native landscaping should be pursued and accent lighting on the landscaping should be encouraged. Parking lot lighting should be discouraged wherever possible without sacrificing pedestrian security. The building complex should blend in with the mountainous setting to the west and parking areas should be nonvisible is possible. 3). Earthen building colors should be used to.downplay the building mass, thus accenting the desert environment to the west. 19. RECREATION: No significant adverse impacts are anticipated in this area. MITIGATION MEASURES: None required but it is assumed that the medical complex will provide therapeutic recreation for its clients as part of its operation (e.g. cardiac, podiatry, etc.) on a pay - for- service plan. 20. ARCHEOLOGICAL /HISTORICAL: Due to the historical nature of the City, there may be an adverse impact created by the construction of the project. A copy of the applicant's preliminary site survey is attached. MITIGATION MEASURES: 1). An archaeological survey of the city by qualified archaeologists will need to be completed prior to activities which would disturb the site (i.e. site grading). Compliance with the results of the archaeological survey will be required. 21. MANDATORY FINDINGS: It is not anticipated that there will be any adverse impacts by the project in the areas of plant and animal life, long term environmental goals, cumulative impacts, or impacts on human beings. Attached: Agency Comments Preliminary Hydrology Study Preliminary Traffic Report Preliminary Geotechnical Report L, . 47 p DESERT .HOSPITAL City of La Quinta Post Office Box 1504 La Quinta, California 92253 Attention: Jerry Herman City Planner September 23_1991 RE: Proposed LaQuinta Facility of Desert Hospital Dear Mr. Herman: This letter serves to address your questions about the hazardous' and biological waste generated by a facility of the type proposed by Desert Hospital for La Quinta. A consultation with the Safety Officer and the Director of Environmental Services at the Hospital provided me with some answers that may be of assistance to you. The La Quinta facility will generate a small amount of waste, roughly estimated at approximately one hundred fifty pounds (150 lbs.) per pick up period, which is once a week. This figure is based upon the Hospital's historical production of waste from the following departments: laboratory, doctor's office facilities, pharmacy, surgery, radiology, MRI, CAT Scan and nuclear medicine. By industry standards, the anticipated waste generated by the La Quinta facility is a minimal amount. Should you have any further questions or comments, please do not hesitate to direct them to me. I look forward to hearing from you soon. Sihberel PEITER BERrAVN Chief Fin n dial Officer PB /lmk Eleven Fifty North Indian Avenue, P.O. Box 1627, Palm Springs, California 92263 (619) 323 -6511 O <<> MIRADOR MEDICAL PLAZA L A 0 U I N T A COACHELLA VALLEY HOSPITALS -------------------- - - - - -- BEDS PERSONNEL MEDICAL STAFF MEMBERS SERVICES INTENSIVE CARE UNIT COMMUNITY HEALTH EDUC. OCCUPATIONAL HEALTH SERVICES OUTPATIENT SERVICES PEDIATRIC INPATIENT OBSTETRICS NEONATAL INTENSIVE CARE UNIT (NICU) CANCER PROGRAM (RADIATION THERAPY) .CARDIAC SERVICES REHABILITATION INPATIENT OUTPATIENT DIALYSIS HOME CARE HOSPICE SKILLED NURSING FACILITY (SNF) EMERGENCY DEPT TRAUMA CENTER PSYCHIATRIC CHEMICAL DEPENDENCY OFFICE SPACE (USEABLE SQ. FT.) OCT 0 3 9999 D PLANNING DEPARTMENT DESERT EISENHOWER JOHN F. HOSPITAL ---- - - - - -- MEDICAL CTR. ------ - - - - -- KENNEDY ---- - - - - -- 350 239 131 1600 1500 450 243 210 66 X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X 160,000 185,500 93,500 1 150 NORTH INDIAN CANYON DRIVE ♦ PALM SPRINGS ♦ CALIFORNIA 92262 ♦ (619) 323 -1234 UNIVERSITY OF CALIFORNIA, RIVERSIDE BERlELEY DAVIS IRVINE LOS ANGELES RIVERSIDE SAN DIEGO SAN FRANCISCO � C � +a ARCHAEOLOGICAL RESEARCH UNIT (714) 787 -3885 Jeffrey P. Sobczyk Vice President, Development MEDIPLEX 100 S. Sunrise Way Suite 358 Palm Springs, CA 92262 SANTA BARBARA • Slk\TA CRUZ RIVERSIDE. CALIFORNIA 92521 July 29, 1991 (ARU #1134) Re: Archaeological Data Recovery at the E1 Mirador Professional Plaza Site Dear Jeff: This is to inform you that our program of data recovery at archaeological sites CA -Riv -2199 and -4168 has been completed. Both sites appear to have been areas of occupation on the shoreline of ancient Lake Cahuilla. Most of the cultural deposit was located near the surface, but some deeper cultural deposit was encountered. Our work included the excavation of ten 2 x 2 -m units, to depths ranging from 70 to 210 cm, with further trenching below these levels to rule out deeper deposits. Generally, the cultural materials recovered indicate that the area was used on a temporary basis. Eolian activity has resulted in a geomorphically active environment over the years, with repeated episodes of sand deposition and deflation. Materials recovered from both sites were very similar and include small and large mammal bone, fish and reptile bone, freshwater mussel shell, milling stone fragments, ceramic sherds (in one case, about 205 fragments of one vessel), a large n.umber of unfired clay fragments, a quartz crystal fragment, flakes of a variety of lithic materials, a Desert Side - notched projectile point, and historic and modern artifacts. The cultural deposits at sites CA -Riv -2199 and -4168 have been thoroughly investigated by a comprehensive program of archaeological data recover, and their research value has, for the most part, been exhausted. Therefore, it is deemed that the adverse impacts that will result from development of the area have been mitigated. It is further recommended that grading activities on the subject property be monitored by a qualified archaeologist. This will entail the presence of an archaeologist during initial grading of the entire parcel. If, during the monitoring phase, a cross - sectional profile of the dunes composing the archaeological sites is exposed, the archaeologist should observe and record (by drawing and measurement) the structure of the dunes in order to supplement the data gathered during Phase III. The purpose of archaeological monitoring is to 058 Jeffrey P. Sobctyk July 29, 1991 Page 2 continue searching for any buried deposits that may exist within the general area. If any cultural remains are found, these locations will be immediately examined, and all significant materials will be recovered in the most expeditious way. If any human remains are encountered, all work will cease in that area (as is required by law) until appropriate action can be taken. Our fee for monitoring is $250 /day. Cataloging and laboratory analysis of the recovered cultural materials from both sites is in progress. The results of the analysis will be presented in our final report on the archaeology of the project area. Yours truly, Joan S. Schneider Acting Director JS /k 057 Buena L.jlgineers, Inc. �rAN wrn SvVtW$.0 Q MWANT 79.8118 COUNTRY CLUB DRIVE - BERMUDA DUNES, CALIFORNIA 92201 • PHONE (619) 345•1s88 • FAX (619) 345.7315 Apra 17, 1991 Desert Hospital Corporation c/o Mediplex Medical Building Corporation 14126 Sherman Way, Suite 573 Van Nuys, California 91405 Attention: Jeffrey P. Sobczyk Project: Lo Quinta Health Center La Quinta, California Subject: Geotechnical Engineering Report B7-3091-PI 91-04 -758 Presented herewith is our Geotechnical Engineering Report prepared for the proposed Health Center to be located in the City of La Quinta, California. This report incorporates the tentative information supplied to our office and in accordance with the request, recommendations for general site development and foundation design ore provided. This report was prepared to stand as a whole, and no part of the report should be excerpted or used to exclusion of any other part. This report completes our scope of services in accordance with our agreement. Other services which may be required, such as plan review and grading observation are additional services and will be billed according to the Fee Schedule in effect at the time services are provided. It FESsi Please contact the undersigned if there are any questions cone +h` 4 report or the recommendations included herein. 4 , Respectfully submitted, ` AGE 11?n1RJ o BUENA ENGINEERS, INC. Re and A;D. R. Layne Richins <ichard V Beard Staff Geologist QPpFESSJO,1, Geotechnical Engineer �voF9`�YF�c r y Brett L. nderson, P. E. UJ No. 0045389 Mooney Exp. 9-30.91 y �j CW% p C OF tAU�� PAUL E. MOON':`.' 'HD /SER No 1227 * CERTIFIED ENGtNEERMG �- N GEOLOGIST _ �'�? Copies: 6 - Desert Hospital Corporation OPT\ • VTA File cA` TABLE OF CONTENTS INTRODUCTION.............. ......................:................................. .......................... ....1 PURPOSE AND SCOPE WORK .......................................... ..............................1 SITEDESCRIPTION ....................................................................... ..............................2 FIELDEXPLORATION .................................................................... .........................:....2 LABORATORYTESTING ................................................................ ..............................3 SOILCONDITIONS ....................................................................... ..............................3 GROUNDWATER........................................................................... ..............................4 REGIONALGEOLOGY ................................................................ ..............................4 LOCALGEOLOGY ....................................................................... ..............................4 GEOLOGICHAZARD& ..............................5 ................................................................ Primary................................................................................... ..............................5 Secondary........................................................................... ..............................6 Non- Seismic ......................................................................... ..............................7 CONCLUSIONS AND RECOMMENDATIONS ....................... ..............................1 SITE DEVELOPMENT AND GRADING ....................................... ..............................8 Site Development - Grading ........................................ ............................._9 Site Development - General ........................................ .............................10 Excavatb- s ..............................:.......................................... .............................11 TrafficAreas. ......................................................................... .............................11 Utility Trenches,. ......... ..: ........................................................ ...........................12 .. STRUCTURES................................................................................. .............................12 Foundations....................................................................... .............................12 Slabson Grade ................................................................. .............................14 Settlement Considerations ............................................. .............................14 Frictional and Lateral Coefficients ............................... .............................15 RetainingWalls ................................................................... .............................15 SlopeStability ..................................................................... .............................15 Expansion........................................................................... .............................16 Additional Services ........................................................... .............................16 LIMITATIONS AND UNIFORMITY OF CONDITIONS .............. .............................16 REFERENCES.............................................................:.................. .............................18 APPENDIX A Site and Vicinity Map Logs of Borings APPENDIX B Summary of Test Results Table 2 APPENDIX C Standard Grading Specifications APPENDIX D Site Period Investigation 82 April 17, 1991 -1- 137- 3091 -P1 91 -04 -758 INTRODUCTION This Geotechnical Engineering Report has been prepared for the proposed health center to be located in the City of to Quints, California. A It is assumed that the structure will be of three story steel frame construction. It is assumed that the building will be supported by normal continuous or pad footings. B. Structural considerations for building column loads of up to 180 kips and a maximum wall loading of 3.0 kips per linear foot were used as a basis for recommendations related to the construction of the steel frome buildings. C. These are estimated values provided by Mediplex Medical Building Corporation. If design loading is to exceed these assumed values, it will be necessary to reevaluate the given recommendations. D. All loading is assumed to be dead plus reasonable live load. The purpose of our services was to evaluate the site soil conditions, and to provide conclusions and recommendations relative to the site and the proposed development. The scope of work Includes the following: A A general reconnaissance of the site. B. Shallow subsurface exploration by drilling. C. Laboratory testing of selected soil samples obtained from the exploratory borings drilled for this project. D. Review of selected technical literature pertaining to the site. E. Evaluation of field and laboratory data relative to soil conditions. F. Engineering analysis of the data obtained from the exploration and testing programs. G. A summary of our findings and recommendations in written report. Contained In This Report Are: A Discussions on regional and local geologic and soil conditions. B. Graphic and /or tabulated results of laboratory tests and field studies. t. 83 April 17, 1991 -2- B7- 3091 -P1 91 -04 -758 C. Discussions and recommendations relative to allowable foundation bearing capacity,- recommendations for foundation design, estimated total and differential settlements, lateral earth pressures, site grading criteria, geologic and seismic, hazards. Not Contained In This Report: A Our scope of services did not include any environmental assessment or investigation to determine the presence of hazardous or toxic materials In the soil, surface water, groundwater or air, on, below or around this site. SITE DESCRIPTION The proposed project is located on the west side of Washington Street north of Eisenhower Street in the City of La Quinta, California. A The site is vacant with scattered desert brush, weeds and debris. B. The eastern portion of the site is fairly level but the site slopes upward to the west along the base of the Santa Rosa Mountains which form the west edge of the site. C. There are existing utilities along Washington Street.. D. The exisfing St. Francis of Assisi church is directly north of the site. Exploratory borings were drilled for observing the . soil profile and obtaining samples for further analysis. A Ten (10) borings were drilled for soil profiling and sampling to a maximum depth of sixty -one (61) feet below the existing ground surface. The borings were drilled on March 25, 1991,, using on eight (8) inch diameter hollow -stem ouger powered by a CME 45-8 drilling rig. The approximate boring locations as indicated on the attached plan in Appendix A, were determined by pacing and sighting from existing streets and topographic features. The boring locations should be considered accurate only to the degree implied by the method used. B. Samples were secured within the borings with a two and one -half (2.5) inch inside diameter ring sampler (ASTM D 3550, shoe similar to ASTM D 1586). The samples were obtained by driving the sampler with a one hundred forty (140) pound hammer, dropping thirty (30) inches. The number of blows required to drive the sampler one foot was recorded. Recovered soil samples were sealed in containers and retumed to the laboratory for further classification and tesfing. C. Bulk disturbed samples of the soils were obtained from cuttingi.- - 84 developed during excavation of the test borings. The bulk samples April 17, 1991 -3- B7 -309.1 -P1 91 -04 -758 were secured for classification purposes and represent a mixture of soils within the noted depths. D. The final logs represent our interpretation of the contents of the field logs, and the results of the laboratory observations and tests of the field samples. The final logs are included in the appendix A of this report. The stratification lines represent the opproximate boundaries between soil types although the transitions may be gradual. After a visual and tactile classification in the field, .samples were returned to the laboratory, classifications were checked, and a testing program was established. A Samples were reviewed along with field logs to determine which would be further analyzed. Those chosen were considered as representative of soil which would be exposed and /or used in grading and those deemed within building influence. B. In -situ moisture content and unit dry weights for the core samples were developed in accordance with ASTM D 2937. C. Settlement and hydroconsolidation potential was evaluated from the results of consolidation tests performed in occordance with ASTM 2435. D. Classification testing consisted of Hydrometer Analysis (Colifomia Test Method 203). E. . Expansion Index (UBC Standard No. 29 -2), Maximum Density - Optimum Moisture (ASTM D 1557) and Direct Shear Testing ASTM D 3080 was performed previously for adjacent projects. F. Refer to Appendix B for tabular and graphic representation of the test results. As determined by the borings, site soils were found to consist primarily of fine windblown sands with interbedded silt and clay layers. The boring logs in Appendix A contain a more detailed description of the soils encountered. A The soils were found to be fairly loose near the surface but blowcounts and ring samples indicate that density generally increases with depth. The soils were found to be quite dry throughout. B. Thin interbedded silt and clay layers were encountered in most of the borings. 85 April 17, 1991 -4- B7.3091 -P1 91 -04 -758 C. Consolidation testing indicates that the site soils are susceptible to settlements or expansion due to the Introduction of water. D. Clay and silt contents of the soils exhibit low plasticity. Expansion tests indicate the sandy soils to be In the 'very low' expansion category In accordance with Table 2 In Appendix B of this report. The clay layers were found to be in the 'high' expansion category. Refer to section B of the structures. section for specific explanations and requirements dealing with expansive soil. E. Soils should be readily cut by normal grading equipment. Free groundwater was not encountered in any of the borings. The depth to groundwater in the area is generally in excess of one hundred (100) feet. Fluctuations in groundwater levels may occur due to variations in rainfall, temperature and other factors. The project site Is located in the southern Coachella Valley near the base of the Santa Rosa Mountains. The Coachella Valley 4 port of the tectonically active Salton Basin which is o closed, internally draining trough that has been filled with a complex series of continental clostic materials . during Pleistocene and Holocene lime Nan de Camp, 1973). The San Andreas rift zone dominates the geology of the Coachella Volley. The Banning and Mission Creek faults, which are parts of the San Andreas system are responsible for earthquakes recently felt in the Coachella Volley. Other regional faults that have produced events felt in the Coachella Valley are the San Jacinto, Imperial and Elsinore faults (see figures 1 & 2). Based upon the historical and prehistorical record, the Coachella Valey segment of the Son Andreas fault system is likely to generate a magnitude seven (7.0) or greater earthquake within the next fifty (50) years. The potential for a magnitude seven (7.0) earthquake within the next fifty (50) years is estimated by Seih (1985) as 'High' (50% -90X). Lithologic units observed on site are described as follows: Gray. well sorted (poorly graded) medium sand deposited by aeolian process. 86 N\ N + 3I• lk oil Pow it 2 3 ± \ 2 Isc��t t s 11 GAS •!( �3RlOfR �� Eokt< <N � Saw Tt�� �iS�tt`ocroo t.1�0 T + 33• lows EiG PINE � 't' lt�uatr t,,,o SAME/ Vtnl ✓• 1 T.tef 0=41: Son berro•Ity �' t Soma b�+ — r �� + ►C 0 SO ao+e Sony• Cr <•if Wt b. 1l.^'y.a ♦ •ti0 SIT �y� oA C •wt S ✓^4t �4�'. Cal �•. •S PL 0 '"•� Ocert�e Srrpc r• s=� (1C: -.3 at �! Q� 120• C K Nt o I ` [i C.-a•• �s Son 0 <po Toc% s ctCl titJ► + , } 32' ty• + (�tt•eco ,f 30 YX G.df 0t♦ cob(. Ease rap of, southern California region with rajor faults Fault Hap of Southern California Figure $1 L - 8 BUENA ENGINEERS, INC. * From. Nileman et al (1973) , DATE: ,5-/7- 9/ FILE NO: B7 -3�-Pl fronisloiec 1927 16) •B shop • \ i •\ �. \Cone Pine \ ti • • Tu /ort C � 1 94 6 (6.3) . \ •Chino Co" Bakers lit /d• ��/ 195217.7,6.4,6.1 6.1) •Baker Mojore 1947 (6 2) _ =•• •Son/o /Aorio 1916 (6) °Borslo,\ onto �Dor— o — Po/m dole �N 1941(6.0) `, \ 198 5.9) 1925 (6J) 1971 •'Son Bernord,no _ osAnpe/es _• 1948(6.5) 1923 l6' /4l .,San 4ndreos 41r: 19t8(6.8) �4.'r/nd' • 1933(6.3) 193716.0) c A, SITE O 1968 (6.4) BO // q0• growler 192(6.5) `\ • ;9x0(671 1915(6'/4,6'/4 N ScnD epo _ �'• lumo Meriroh :934(O.SJ ,• �� •1934 (7.1) I 1915 (7.11 / 1935(6 Ol 0 /00 Miles Enser.cc. ji956(68.61.6.3,b4) O /OD .1X Kms. • 940(60)1/ 19:C(63 60) :966(6.3 Earth Quakes of magnitude 5.9 and greater in the Southern California Region, 1912 — 1972 (including the North Pale Springs Earthquake). From Hileman ct al (1973) Seismic Epicenter Hap of Southern California p Figure 2 L - • 88 Buena Engineers, Inc. GATE: S— /7— 9/ 1 FILE NO.:W- 3CA1-P1 ' So of et �� ~' jam'/, �/• io Z iF cn to all )IJ to. 4-5 C^ Ul c:o Lp Zi � Al, wl **.:,. .71 I L) Zlh 74 To 46 it April 17, 1991 -6- B7- 3091 -P1 91- 04.758 b. Because of the relatively thin alluvial sedimentary nature of the soils on site, ground shaking characteristics are expected to include very high amplification of high frequencies and low amplification of low and intermediate frequencies. Duration of shaking could be from fifteen (15) to thirty -six (36) seconds. The project area is mopped in Ground Shaking Zone III E as designated by the County of Riverside, California. Ground Shaking Zones ore based on distance from causative faults and soil types. See Appendix 'D' for results of our site period investigation. c. The project is mopped near the Riverside County Liquefaction Study Zone, however, no groundwater was observed in our borings. Orin Secondary seismic geologic hazards that may affect the project site area include settlement, liquefaction, down slope movement of rock and ground lurching. 1. Settlement, whether seismically related or not, is considered a potential hazard in this area. Historic records report episodes of settlement in the Coachella Volley area due to seismic forces and /or heavy rain fall and flooding. 2 Uquefaction is the loss of soil strength as a result of an increase in pore water pressure due to. cyclic seismic loading. Conditions for liquefaction include relatively high water table (within 40' of surface), low relative densities of the saturated soils and susceptibility of the soil to liquefy based on grain size. No free groundwater was encountered in our exploratory borings. 3. The rock slopes on the project ore littered with loose cobbles and boulders. Development odjocent to the rock slopes could be impacted by down slope movement of said rocks. In addition, grading may disturb or expose more cobbles and boulders, thus increasing the potential hazard of downslope rock movement. 4. Ground lurching is generally associated with fault rupture and liquefaction. Because of the sites distance from any known 'active' faults, the possibility of ground lurching affecting the site is considered low. 5 Other secondary seismic geologic hazards that may result from an earthquake include tsunamis (tidal waves) and seiches (waves oscillating in an enclosed area, i.e., storage tanks, lakes). Based on the project sites geologic location and - 90 topography, it is our opinion that the probability of the above hazards affecting the property are negligible. April 17, 1991 -7- B7- 3091 -P1 91 -04 -758 ► 0 .• • • Other geologic hazards that could affect the project site include down slope movement of rock, flooding and erosion. Evidence of post downslope movement of rock was observed at the site. These rock movements were in the form of rock topple and debris movement on the slopes of the granitic rock outcrops. Rocks that hod fallen down the slope were observed on the Quaternary sediments at the toe of the outcrop slopes. 2 Flooding and erosion are always o consideration in grid regions. On -site, the erosion rote is affected by the relatively soft rock units, sparse vegetation and seasonal rains. 3. The Coachella Valley averages four (4) inches of rain per year. When large amounts of rain occur suddenly, the surface alluvium becomes saturated and prevents further infiltration of the rains. The result is surface runoff and sheet flow drainage on slopes toward gullies and washes. 4. Generally, erosion in the desert can be reduced by minimizing soil disturbances and diverting seasonal runoff from areas of high potential erosion. On -site erosion may be reduced by diverting runoff from the hill area and the large drainages to the north of the project. The following is a summary of our conclusions and professional opinions based on the data obtained from a review of technical literature and the site investigation. A The primary geologic hazard relative to site development is severe ground shaking from earthquakes originating on nearby faults. The site is located in Southern California which is an active seismic area. In our opinion, a major seismic event originating on the San Andreas fault zone would be the most likely cause of significant earthquake activity at the site within the estimated design life of the proposed development.. B. Settlement due to seismic factors or flooding is a potential hazard in the Coachella Valley area. C. Areas-of alluvial soils may be susceptible to erosion. Preventative measures to minimize seasonal flooding and erosion should be incorporated into site grading plans. D. Down slope movement of rock is a potential hazard fd development adjacent to native rock slopes. This hazard can be substantially mitigated by the following recommendations. 91 April 17, 1991 -8• B7.3091•P1 91 -04 -758 1. Establishing a set bock zone of a minimum of NY between the toe of native slopes and habitable structures. 2. Construction of a brow ditch at the toe of the natural rock slope. The ditch should be a minimum of 10' wide and slope at 2 to 1 (horizontal to vertical) back into the rock outcrops. E. Fluvial or aeolian erosion may affect the site during construction. F. Other geologic hazards including liquefaction, lurching, landslides, tsunamis and seiches are considered negligible. G. It Is our opinion that the upper native soil will not provide uniform or adequate support for the proposed structures without the recommended sitework. To decrease the potential for consolidation and to provide a more uniform and firm bearing support for the proposed structures, we recommend constructing recompacted soil mats beneath all foundations and slobs -on- grade. H. The project site is in seismic Zone 4 as defined in Section 2312 (d) 2. of the Uniform Building Code. I. It is further recommended that any permanent structure constructed on the site be designed by a qualified professional who is aware of the seismic hazards that may affect the site. J. Adherence to the following grading recommendations should limit potential settlement problems due to seismic forces, heavy rainfall, flooding and the weight of the intended structure. K. It is recommended that Buena Engineers, Inc. be retained to provide Geotechnical Engineering services during site development; excavation, grading, and foundation construction phases of the work. This is to observe compliance with the design concepts, specifications and recommendations, and to allow design changes in the event that subsurface conditions differ from those anticipated prior to the start of construction. L. Plans and specifications should be provided to Buena Engineers. Inc. prior to grading. Plans should include the grading plans, foundation plans, and foundation details. Preferably, structural roods should be shown on the foundation plans. MadMMIN612MUMM •�� Prior to any construction operations, areas to be graded should be cleaned of vegetation and other deleterious moterials. Appendix C, 'Standard Grading Specifications' contains specific suggestions for removal and disposal of deleterious substances and, as such, forms a part of these Site Development and Grading Recommendations. t. - 92 April 17, 1991 -9• 137- 3091 -P1 91.04 -758 Site grading and the bottom of all excavations should be observed by a representative of Buena Engineers, Inc. prior to placement of fill. Local variations in soil conditions may warrant increasing the depth of recompaction and /or overexcavation. 1. Prior to site grading any existing structures, stumps, roots, foundations, pavements, leachfields, uncompacted fill, trash piles, and any abandoned underground utilities should be removed from the proposed building and paving areas. The top surface should be stripped of all organic growth and non- complying fill which, along with other debris, should be removed from the site. 2 Depressions resulting from these removals should have. debris and loose soil removed and be filled with suitable f+ll soils compacted os recommended herein. No compacted fill should be placed unless the underlying soil has been observed by Buena Engineers, Inc. 3. In order to help minimize potential settlement problems associated with structures supported on a non - uniform thickness of compacted fill, Buena Engineers, Inc. should be consulted for site grading recommendations relative to backfilling large and /or deep depressions resulting from removal under item one (1) above. 4. It is our understanding that the westem portion of the site will be lowered in elevation and the eastern portion of the site will be raised. To control differential settlement and produce a more uniform bearing condition we recommend that the structure be supported' by a recompacted soil mat. Once the building layout and location is determined, the following grading recommendations should be re- evaluated. 5. Because substantial cuts and fills are proposed for the building • areas, the recommended grading will vary dependent on location. In general we recommend that the building be supported by a recompacted soil mat a minimum of one footing width thick. In the cut areas along the western portion of the site, which are composed primarily of fine windblown sands, we anticipate that compaction could be obtained to a depth of three (3) or four (4) feet by watering and compacting from the surface. In the fill areas along the eastern portion of the site, overexcavation may be necessary. The recommended compacted soil mat can be composed of any combination of compacted in place native soil, recompacted native soil or compacted fill material. The intent is to have at least one footing width of soil compacted to a minimum of ninety (90) percent of maximum density compose the building p d beneath the footings. Compaction Is to be verified by testing- ` 6. These grading recommendations apply to building areas and 93 April 17, 1991 -10- 137-3091-P1 91 -04 -758 7. Auxiliary structures including freestanding or retaining walls should have the existing soils beneath the structure processed as per items five (5) and six (6), above. The grading requirements apply to three (3) feet beyond the face of the walls. If plans for auxiliary structures and walls are provided for our review, these recommendations may be revised. 8. It is anticipated that during grading a loss of approximately one tenth (.1) of a foot due to stripping, and a shrinkage factor of about fifteen (15) to twenty (20) percent for the upper three (3) feet of soil, may be used for quantity calculations. This is based on compoctive effort needed to produce on average degree of compaction of approximately ninety -three (93) to ninety -four (94) percent and may vary depending on contractor methods. Subsidence is estimated between one - tenths (.1) to three - tenths 0) of a foot. Site Development - General 1. The following general recommendations listed in this section ore In addition to those listed in the 'Grading' section A above. 2 All rocks larger than eight (8) inches in greatest dimension should be removed from fill or backfill material. 3. Import soil used to raise site grades should be equal to or better than on -site soil in strength, expansion, and compressibility characteristics. Import soil will not be prequalified by Buena Engineers, Inc. Comments on the characteristics of import will be given after the material is on the project, either in- place or in stockpiles of adequate quantity, to complete the project. 4. Areas around the structures should be graded so that drainage is positive and away from the structures. Gutters and down spouts should be considered as a way to convey water out of the foundation area. Water should not be allowed to pond on or near pavement sections. 5. Added moisture within previously compacted fill could result in a number of reactions at the surface depending upon the amount of moisture increase, the in -place density of the soil, in- situ moisture content and soil type. Although the soil could in reality be expanding, collapsing, moving laterally due to the phenomenon 'creep', the result is usually movement and will most likely manifest itself visually in structural slobs and street areas as cracks, (horizontal, lateral or vertical displacement). 6. The apparent cure to the problem is to not introduce exc6ss moisture into fill material once in place. To help minimize increased moisture into the fill material, site drainage and April 17, 1991 •11 • B7-3091-Pi 91 -0a -758 landscape Is critical. Site drainage should be in the form of roof gutter, concrete brow ditcher, ribbon gutters and gutters, storm drain and other drainage devices. landscaping should be such that water is not allowed to pond. Additionally, care should be taken so as not to over water landscaped areas. 7. The Recommended Grading Specifications Included In Appendix C are general guidelines only and should not be Included directly into project specifications without first incorporating the site specific recommendations contained in the Site Development - Grading section of this report. Chapter 70 of the Uniform Building Code contains specific considerations for grading and is considered a part of the general guidelines. 8. It is recommended that Buena Engineers, Inc., be retained to provide soil engineering services during construction of the grading, excavation, and foundation phases of the work. This is to observe compliance with the design concepts, specifications or recommendations and to allow design changes in the event that subsurface conditions differ from those anticipated prior to start of construction. C. Excavations 1. All excavations should be made in accordance with applicable regulations. From our site exploration and knowledge of the general area, we feel there is a potential for construction problems involving caving of relatively deep site excavations (i.e. utilities, etc.). Where such situations are encountered, lateral bracing or appropriate cut slopes should be provided. 2. No surcharge loads should be allowed within a horizontal distance measured from the top of the excavation slope, equal to the depth of the excavation. D. Traffic Areas 1. Curbs and streets should be provided with one (1). foot of subgrade compacted to ninety (90) percent of maximum density. 2. On -site parking should be provided with one (1) foot of subgrade compacted to ninety (90) percent of maximum density. 3. Sidewalks should be provided with one (1) foot of subgrade compacted to ninety (90) percent of maximum density. 4. The surface soil was sampled and tested for R- Value, per 90 California Test Method 301. The testing resulted in an R -Value of 61. The following pavement design sections are based on a design R -Value of 60. April 17, 1991 .12- B7-3091-PI 91.04.758 Traffic Index = 6. use 3.0' of Asphaltic Concrete or 4.0' Class II Base Traffic Index = 7.5 use 3.5' of Asphaltic Concrete on 5.0' Class II Base Traffic Index = 8.5' use 4.0' of Asphaltic Concrete on 6.0' Class II Base These design sections are based on paved areas being confined on two (2) sides. If the minimum requirements of the City of la Quinto exceed the design sections listed above, the City requirements will become the bass for design. E. Utility Trenches 1. Backfill of utilities within rood right -of -way should be placed in istrict conformance with the requirements of the governing agency (Water District, Road Department, etc.). i 2. Utility trench backfill within private property should be.ploced in strict conformance with the provisions of this report relating to minimum compaction standards. In general, service lines extending inside of property may be backfilled with native soils compacted to a minimum of ninety (90) percent of maximum density. 3. Backfill operations should be observed and tested by Buena Engineers, Inc., to monitor compliance with these recommendations. STRUCTURES Based upon the results of this evaluation, it is our opinion that the structure foundation can be supported by compacted soils placed as recommended above. The recommendations that follow are based on, 'very low' expansion category soils. A Foundations It is anticipated that foundations will be placed on firm compocted soils as recommended elsewhere in this report. The recommendations that follow are based on 'very low' expansion category soils. 1. Table 2 gives specific recommendations for width, depth and reinforcing. Other structural considerations may be more stringent and would govern in any case. A minimum footing depth of twelve (12) inches below lowest adjacent grade �qr_ one (1) story structures, eighteen (18) inches for two (2) story 1 structures and twenty four (24) inches for three (3) story structures should be maintained. M, April 17, 1991 -13- 87- 3091 -P1 91 -04 -758 2. Conventional Foundations: Estimated bearing values are given below for foundations on recompacted soils, assuming import fill (if required) to be equal to or better than site soils: a. Continuous foundations of one (1) foot wide and twelve (12) inches below grade: i. 1500 psf for dead plus reasonable live loads. ii. 2000 psf for wind and seismic considerations. b. Isolated pad foundations 2' x 2' and bottomed twelve (12) inches below grade: i. 1800 psf for dead plus reasonable live loads. 1. 2400 psf for wind and seismic considerations. 3. Allowable increases of 200 psf per one (1) foot of additional footing width and 300 psf for.each additional six (6) inches of footing depth may be used. The maximum allowable bearing will be 3000 psf. The allowable bearing values indicated have been determined based upon anticipated maximum loads indicated in the 'Introduction' section of this report. It the Indicated loading is exceeded then the allowable bearing values and the grading requirements must be reevaluated by the soil engineer. 4. Although footing reinforcement may not be required per Table 2; nominal reinforcement should be considered to reduce the potential problem related to cracking due to temperature and shrinkage stresses and in order to span surface imperfections. Other requirements that are more stringent due to structural loads will govern. 5. Soils beneath footings and slabs should be premoistened prior to placing concrete. 6. Lateral loads may be resisted by soil friction on floor slabs and foundations and by passive resistance of the soils acting on foundation stem walls. Lateral capacity is based partially on the assumption that any required backfill adjacent to foundations and grade beams is properly compacted. 7. Foundation excavations should be visually observed by the soil engineer during excavation and prior to placement of reinforcing steel or concrete. Local variations in conditions may warrant deepening of footings. 97 8. Allowable bearing values are net (weight of footing and soil surcharge may be neglected) and are applicable for dead plus reasonable live loads. April 17, 1991 _ -14- 137- 3091 -P1 91 -04 -758 C. Concrete slobs -on -grode should be supported by compacted structural fill placed in accordance with applicable sections of this report. 2 In areas of moisture sensitive floor coverings, an appropriate vapor barrier should be installed in order to minimize vapor transmission from the subgrode soil to the slab. We would suggest that the floor slobs be underlain by a four (4) inch thick layer of gravel or by on impermeable membrane as a capillary break. A suggested gradation for the grovel layer would be as follows: Sieve Size Percent Passing 314m 90-100 No.4 0-10 No. 100 0 - 3 If a membrane is used, a low -slump concrete should be used to help minimize shrinkage. The membrane should be covered with two (2) inches of sand to help protect it during construction. The sand should be lightly moistened just prior to placing the concrete. 3. Reinforcement of slab -on -grode is contingent upon the structural engineers recommendations and the expansion index of the supporting soil. Since the mixing of fill soil with native soil could change the expansion index, additional tests should be conducted during rough grading to determine the expansion index of the subgrode soil. Additional reinforcement due to the expansion index of the site soil should be provided as recommended in section G below. Additional reinforcement may also be required by the structural engineer. A It is recommended that the proposed perimeter slobs (sidewalks, patios, etc.) be designed relatively independent of foundation stems (free - floating) to help mitigate crocking due to foundation settlement and /or expansion. Settlement Considerations Estimated settlement, based on footings founded on firm soils as recommended, should be less than one (1) inch. Differential settlement between exterior and interior bearing members should be less than one -half (1/2) inch. 2 The majority of settlement should occur during construction. 98 April 17, 1991 -15- B7- 3091 -P 1 91 -04 -758 'ja ! 1. Resistance to lateral loading may be provided by friction acting on the base of foundations, a coefficient of friction of .46 may be used for dead load forces. 2. Passive resistance acting on the sides of foundation stems equal to 300 pcf of equivalent fluid weight, may be included for resistance to lateral loading. 3. Passive resistance of soils against grade beams and the frictional resistance between the floor slobs and the supporting soils may be combined in determining the total lateral resistance, however the friction factor should be reduced to .33 iof dead load forces. 4. A one -third (1/3) increase in the quoted passive value may be used for wind or seismic loods. 1. For cantilever retaining wails backfilled with compacted native soils, it is recommended that an equivalent fluid pressure of thirty -five (35) pcf be used for well drained level bockfill conditions. 2. The lateral earth pressure to be resisted by the retaining walls or similar structures should be increased to allow for surcharge loods. The surcharge considered should include the foods from any structures or temporary loads that would influence the wall design. 3. A backdrain or on equivalent system of backfill drainage should be incorporated into the retaining wall design. Bockfill immediately behind the retaining structure should be a fee - draining granular material. Alternately, the bock of the wall could be lined with a geodrain system. 4. Compaction on the retained side of the wall within a horizontal distance equal to one (1) wall height should be performed by hand - operated or other light weight compoction equipment. This is intended to reduce potential 'locked -in' lateral pressures caused by compoction with heavy grading equipment. 5. Water should not be allowed to pond near the top of the wall. To accomplish this the final backfill site grade should be such that all water is diverted away from the retaining wall. Slope stability calculations were not performed due to the 99 anticipated minimal slope height (less that 10'). If slopes exceed ten April 17, 1991 -16- 137-3091-P1 91- 04.758 (10) feet, engineering calculations should be performed to substantiate the stability of slopes steeper than 2 to 1. Fill slopes should be overfilled and trimmed back to competent material. The design of foundations should be based on the weighted expansion index (UBC Standard No. 29 -2) of the soil. As stated in the soil properties section, the expansion index the majority of the surface soil is in the 'very low' (0 -20) classification, however, some 'high' (91 -130) expansion category soils were encountered. During site preparation, If the soil is thoroughly mixed and additional fill is added, the expansion index may change. Therefore, the expansion Index should be evaluated after the site preparation has been completed, and the final foundation design adjusted accordingly. This report is based on the assumption that an adequate program of client consultation, construction monitoring and testing will be performed during the final design and construction phases to check compliance with these recommendations. Maintaining Buena Engineers, Inc., as the soil engineering firm from beginning to end of the project will help assure continuity of services. Construction monitoring and testing would be additional services provided by our firm. The costs of these services are not Included in our present fee arrangements. The recommended tests and observations include, but are not necessarily limited to the following: 1. Consultation during the final design stages of the project. 2. Review of the building plans to observe that recommendations of our report have been properly implemented into the design. 3. Observation and testing during site preporation, grading and placement of engineered fill. 4. Consultation as required during construction. The analysis and recommendations submitted in this report are based in part upon the data obtained from the ten (10) borings performed on the site. The nature and extent of variations between the borings may not become evident until construction. If variations then appear evident, It will be necessary to reevaluate the recommendations of this report. Findings of this report are valid as of this date. However, changes in conditions of a property can occur with passage of time whether they be due to natural processes or works of man on this or adjacent properties In addition, changes in applicable or appropriate standards occur whether they result from legislation or broadening of knowledge. Accordingly, findings of this report may be invalidated wholly or partially 10-0 1 April 17, 1991 _ -17- 137- 3091 -P1 91- 04.758 by changes outside our control. therefore, this report Is subject to review and should not be relied upon after a period of eighteen (18) months. In the event that any changes In the nature, design or location of the building are planned, the conclusions and recommendations contained in this report shall not be considered valid unless the changes are reviewed and conclusions of this report modified or verified in writing. This report is issued with the understanding that it is the responsibility of the owner, or of his representative, to Insure that the information and recommendations contained herein are called to the attention of the architect and engineers for the project and are Incorporated Into the plans and specifications for the project. it is also the owners responsibility, or his representative, to Insure that the necessary steps are taken to see that the general contractor and all subcontractors carry out such recommendations in the field. It is further understood that the owner or his representative Is responsible for submittal of this report to-the appropriate governing agencies. Buena Engineers, Inc., has prepared this report for the exclusive use of the client and authorized agents. This report has been prepared In occordonce with generally accepted soil and foundation engineering practices. No other warranties, either expressed or implied, are mode as the professional advice provided under the terms of this agreement, and included in the report. It is recommended that Buena Engineers, Inc., be provided the opportunity for a general review of final design and specifications in order that earthwork and foundation recommendations may be properly interpreted and implemented in the design and specifications. If Buena Engineers, Inc., Is not accorded the privilege of making this recommended review, we can assume no responsibility for misinterpretation of our recommendations. Our scope of services did not include any environmental assessment or investigation to determine the presence of hazardous or toxic materials in the soil, surface waiter, groundwater or air, on, below or around this site. Prior to purchase or development of this site, we suggest that on environmental assessment be conducted which addresses environmental concerns. END OF TEXT Appendices 101 I April 17, 1991 -18- B7- 3091 -P1 91-04 -758 1. Envicom, Riverside County, 1976, Seismic Safety Element. 2. Greensfelder, Roger W., 1974, Maximum Credible Rock Accelerations from Earthquakes in California, CDMG Map Sheet 23. 3. Krinitzsky, E.L., Chang, F.K., Magnitude - Related Earthquake Ground Motions; Bulletin of the Association of Engineering Geologists Vol. )=, No. 4, 1988, Pgs. 399 -423. 4. Ploessel, M. R. and ' Slosson, J. E., 'Repeatable High Ground Accelerations from Earthquakes', 1974 California Geology, Vol. 27, No. 9, Pgs. 195 -199. 5, Seed, H. B. and Idriss, I. M., 1982, Ground Motions and Soil Liquefaction During Earthquakes. 6. Seih, Kerry, 1985, 'Earthquake Potentials Along The San Andreas- Fault', Minutes of The National Earthquake Prediction Evaluation Council, March 29-30,1985, USGS Open File Report 85 -507. 7. Van de Camp, P. C., 'Holocene Continental Sedimentation in the Salton Basin, California: A Reconnaissance'. Geological Society of America, Vol 84, March 1973. �- 102 W.O. 91 -201 LAND DESCRIPTION IN THE CITY OF LA QUINTA COUNTY OF RIVERSIDE The North 1050.00 feet of Parcel 2, Parcel Map Number 15772 as per map recorded in Parcel Map Book 79, Pages 58 and 59 of Maps in the office of the County Recorder of said County, more particularly described as follows: BEGINNING at the Northeast corner of said Parcel 2; THENCE along the East line of said Parcel 2, the following three courses South 01 °38137" West 395.53 feet to the beginning of a tangent curve concave Easterly and having a radius of 14655.00 feet; THENCE along said curve through a central angle of 1 °58110" and an arc distance of 503.74 feet; THENCE South 00 °19133" East 151.12 feet; THENCE South 89 °31101" West a distance of 1251.38 feet to a point on the West line of said Parcel 2; THENCE North 00 °16134" West a distance of 1050.00 feet to the Northwest corner of said Parcel 2; THENCE North 89 °31101" East 1272.72 feet to the TRUE POINT OF BEGINNING; Containing 30.327 AC. It V JUL 17 i °C' CITY 0�7 LA r UINTA 'TANNING & DEVELOPMENT DEPT. " A. McGILLVRAY O' NO. LS3561 Ei,P _ 6/30/92 �All 11 V0 "Mal %W' ..- I SANBORN / - BB, INC . DATE. 06/25/91 DYNAMIC.COGO MODULE PAGE 0001 PROJECT FILE =91139 FROM BEARING DISTANCE N COORD E COORD PT# 9999.555 9947.252 15 15 S 01 38 37 w 395.530 9604.188 9935.907 -16 9604.188 9935.907 16 16 S 88 21 23 E 14655.000 9183.837 24584.878 17 CA= 1 58 10 ARC= 503.743 RAD= 14655.000 CB= S 00 39 32 w CHD= 503.718 TAN= 251.896 17 S 89 40 27 w 14655.000 9100.504 9930.115 18 18 s oo 19 33 E 151.121 8949.385 9930-974 55 55 S 89 31 01 w 1251.381 8938.835 8679.637 56 56 N 00 16 34 w 1050.003 9988.825 8674.577 14 14 N 89 31 01 E 1272.720 9999.555 9947.252. 15 AREA= 1321028.070 SQ.FT. OR 30.32663 ACRES f. ATLANTA IRVINE AUSTIN LONDON BRUSSELS NEW YORK CHICAGO PARIS CLEVELAND PITTSBURGH COLUMBUS RIYADH DALLAS SAN FRANCISCO FRANKFURT TAIPEI GENEVA TOKYO HONG KONG WASHINGTON 5709- psm -289lz 745440 - 008 -001 VIA TELECOPY JONES, DAY, REAVIS & POGUE SUITE 4600 555 WEST FIFTH STREET LOS ANGELES. CALIFORNIA 90013-1025 December 14, 1992 Marc E. Empey, Esq. Best, Best & Krieger 39700 Bob Hope Drive, Suite 312 Rancho Mirage, CA 92270 Dear Marc: TELEPHONE: 213- 489 -3939 TELEX: 181439 CABLE: JONES DAY LOS ANGELES FACSIMILE: 213.243 -2539 DIRECT DIAL NUMBER: DEC 1 6 19S? ' �I Re: The Desert Hospital La Quinta Pro-iect This letter will respond to your December 7, 1992 letter to Jerry Herman, Planning Director of the City of La Quinta. For the reasons set forth below; the purported concerns raised in your letter are unfounded or moot. Additionally, as you must be aware, your firm has a number of conflicts which, under the Code of Ethics, raise questions concerning your representation of John F. Kennedy Memorial Hospital ("JFK") in this matter. Accordingly, we trust that your firm will take no further action to disrupt Desert Hospital's development in La Quinta. In your December 7, 1992 letter, you complain that a noise study has not been submitted to the Planning Department. In fact, a noise study for the project has been submitted to the Planning Department. As a result, the purported concerns raised in your letter are moot. In any event, we question whether your firm should be making such complaints on JFK's behalf. As you are aware, Michael Harris, a partner in your firm, sat on Desert Hospital's Board of Directors and, both publicly and privately, discussed the project at issue in his capacity as an attorney /director of the Hospital. Although we trust that, from the outset, you have taken all appropriate steps to wall Mr. Harris off from any discussion or involvement in this matter -- and anticipate your prompt assurance that such steps • 1 Marc E. Empey, Esq. JONES, DAY, REAVIS & POGUE December 14, 1992 Page 2 have been taken -- Mr. Harris' past involvement with the La Quinta development raises serious questions as to whether your firm should now attack this project from the other side of the fence. Our concerns are only heightened by the fact that your firm apparently also has represented no less than five of the current owners of the land which will house the La Quinta development. While we are not privy to the specific details of your firm's representations, the potential for conflicts is obvious. Accordingly, please be advised that Desert Hospital expressly reserves the right to seek disqualification of your firm and does not consent to your firm's representation of JFK. Finally, we are disappointed at your firm's continued efforts to insinuate Mayor Pena into this process. As you know, Mayor Pena is a director of JFK and, as a result of his conflict, has recused himself regarding this matter. Desert Hospital appreciates Mayor Pena's sensitivity to this ethical issue. Desert Hospital is disappointed, however, that you fail to show the same sensitivity. In sum, the purported concerns raised in your December 7, 1992 letter are without foundation and we expect that they will not be raised again. If further efforts are made to disrupt this project, we trust that, given your firm's many conflicts, they will be made by someone else. Finally, no matter who represents JFK, Desert Hospital, just as it did in quashing your unsuccessful CEQA suit, vigorously will oppose any further efforts to disrupt the development of this project, which will benefit the community and enhance the delivery of important medical services. Very truyours, j; �[ 1 14_ Fr-e erick L. McKnight VIA TELECOPY cc: Mr. Jerry Herman Dawn Honeywell, Esq. Michael P. Appelhans, Esq. 1 • s. ))EC- 2 -92 WED 15-. O'7 .. RO'1AAL-D GREGORY ASSOCIATE P. 01 ,F RONALD GREGORY ASSOCIATES) INC. 74020 ALESSANDRO, SUITE E PALM. DESERT, CA 92260 (619) $68 -3624 (619) 773 -5615 - FAX FAX COVER SHEET , �� °iAIX 4 TO: City of La Quinta ATTN, GrefM ...ousds'�l�L DATE: 12/2/92 PROJECT: Desert Hospital, La Quinta PROJECT NUMBER: 9257 We are faxing .four aheets to you (including this corer sheet'). Should there be any Problem with the transmission, please contact our office. Greg - Please call me after reviewing. Thanks, Ken ,Al,peratein Froject Manager Cdr 3 ,., � .Y.1. " f 1, a � . .� � � ;,.� y ._l �. `, i l �, I DEC— 2 -92 WED 15:06 ROtIALD GREGORY ASSOCIATE P.02 4 TEL Dec 2,92 11 :47 No.012 P.02 F, , PEMNARiF r:Aal ALUIMINUM HOOF WITH SAFLIY CHAIN,. CI FAR V.V. STAUIL IZED 501C-W lPpl.YC;Aret`I0NATE PANELS,.. U.V. STABILIZED CI,AS —p Rl,f IRArTttt: 80WL- -____ (H) QM$ ALLIMIPNUM PORt.'PAIN :iOCKLf (I,AMr' OV 0MV?$) -- MU ALUMINUM SAI.t tg ENCLOSURE WITH SLIDE Out TAY r. FAC I O RY P%WIRED ANU -'� I TE I w r�ALl,nsr 3" ',D. yt P 1'II U- HEICif: 3< I LTAINLESS YEF1 I'n!;II,NLIaS -. o WIDTH; ti;, ". I� f A V� 0 r 100 CrOny ►,0. lks i!C Lttl � o ..ivw �....�t..�,. iaua 1vw. M14�twr�.i \. DEC— 2 -92 WED 15:98 RONALD GREGORY ASSOCIATE P.03 , TEL: Oe c 2 , 92 11:47 No-012 P . 03 100� Arlchitextwol Series 4601, 4602 V41r♦�V ughting by HA O ocrogon \ 4601 VM (MOrcuiy vapor )100, 175, 250 wort lJ� CIS (Rgh Pieswmi• Solt vm) 70, 100, 150, 250 wort VH wetal Holude) 175, 250 Won 4602 VM (Morcury vapor) 75, 100'.0 VS (H,gh Pres;urc 5 xtium) 35, 50, 70, 100 on Designed for use with many of today's ArcKreoorol Styles, the Octagon utillzes on easily accessible sWe'ovt bo lost compartment, along with the lotest in opticoi agcmbiies, SPECIFICATION FEATURES DURABLE corroilon resistonr aluminum construction wlrh srainiess creel faSreners. Removable roof with safety chain. 51HATTER RESISTANT non yellowing ocrylic poneis are removable for easy cleaning. IN srabilized polycorbonote ponels olso ovolloble, ALL ELECTRICAL COMPONENT$ shall be UL approved and be on inre. grai part of the Urve, The fixture will bear the lls;ing mark of Under. writers' Loborvorles, Fixtures suitable for use in wet locations, Socker will be glozed porcetoin mogul bclse, (15W MV, 35W HP5 Medium Dose), plated screw shell with spring loaded center concoct. All bollosrs are regulating with power focror batter Thon 0.90 (HPF), Bolio$rs shall provtde t 5% lamp power regwiorion and t 10% Input volrpcgt' regulation, WEATHERPROOF FINISH CRAFTCOAT thermoset pt3lyVr�thgnLa prrrde; coot finish prorects ogoinsr fading, peeling, and chipping, Refer to inside front cove for spL:�cification derails. r ALL ALUMWUM CONSTRUrT*N pfMpvcJ3lc AdQf V! ;eft tY OWN stNrslcss sTSr� F�STENEAS t k*z OUr POW — '' sacv�r,1 nL�a,�ra�M U:4MA SYSTEM PORCELA N MOUvr. SOCKV AUMNUM KKKET <OVO gAOVAth� aALAST MAY MoM �{ M Dorf kaf nov. lh77AN,J, 5UP FjrTeR FOr1 fd� n ba1411 nay, I ti [� 1, f DEC - i ' 2 -92 WED 15:09 RONALD GREGORY ASSOCIATE P.04 TEL) D9c 2,92 11:47 No.012 P,04 ORDERING GUIDE SERIES 4601, 4602 Catalog Number Exomple VM 4601 N i R 5 N E I E Check Poge 65 I for proper past item # 9 2 3 4 5 6 7 selection 4601 (Windload Class H) (1) ModeUsedois (4) Modal.- Serfas (5) Photo Control VM— Mercury Vopor N —No VS —Hlgn Pressvre 5wlclm Y —Yes VK —Merol wa(ide (6) ballast Wonoge (2) Finish Mercury Vapor A- -diock C -100 N— Durnlshed Dronze 0 -175 (3) Panels E -250 Stondurd Wigh Pr(-ywre Sod+ven K —Cloor Acrylic H--70 (5 -63 Lamp) L —Opol Acrylic J -100 (5.54 Lamp) fl- Donzo Acrylic U -150 (5.55 LOmp) T- -Cieor PQYy orbonate L-250 (5 -50 Larr)p) W —Opot Polycorbonote Metal Halide Y— FVatex Acrylic P -175 (4) Ught Dlstrlbution ©--250 0- 5ymrricidc (7) voltage HPF 5— Symmetric w/f',rirlr000r E -120 2— Asymmetric w/Refmctor F -208 L—Louvered Oprics G--240 4.-27/ Dotlovs oto dodo-"d br - 201F. ironing lamperotutas. Caution M10 Luminaires should be operated on grounded syvorns. 4602 (Windload Class E) (1) ModeUsedois (6) 00"Ost Wottoge VM— Mercury Vow Mercury Vapor YS —High kcssLm Sodium 8 -75 (2) Finish C -100 A-- -0lock High PfoisurcL wium N— Durni5hed Dronze 'X -35 (5-% Romp) (3) Ponds E -17 Medium Dose Star+dord V -50 (5-66 Limp) K— Clear ACryDC E -17 Modlum Base 1. —Opol Acrylic H -70 (5.621 amp) R— Oronxa Acrylic E -17 Medium Base T — Clear J --.100 (5.54 Lamp) W -0, Lnl Polycorborve E -17 Mydiym Bow Y —Flutex ACrylit (7) Voltages RPF (4) Light Distrlbutlon E --120 0— Symmeldc r -2Q8 5-symmetric W"Rehovor G -240 r1— Louvoiod Optics H —'271 (5) Photo Control t1 —No '(No( Ovalle-ble In 100 wort mercury vapor) 'Avc$ztb v In 120Y qny. Photometric Data SY ETRIC DIS�'RIDUPON LAMP; }l; w, H. ?.5. ,L►,r4Nt h .(1GDD IF I.5E' �t QZk 5"PrC , CLA PANELS 00nud -410T • r / Yirncn, yr fjn tin %) 7. r .......... rrr �I~ 6 . 5. D .; + , SYMMETRIC DISTRIBUTION LAMP; 150w H, A S. LAMP LUMENS: 16.000 PANEL; TYPL V REFfkAc7Qn, BLEAR PANCL5 MQVNTiNG HT. 10' 40144 cuNV sh wl 161*1lwnrn utfliiolion %In L7 7 LLJ0 5 ANCE MOUNTING HVGkT MULTIPOER FOR 15OLUK \ MT . R.) I..&- 4' 10' 11' 17' t co"14110h 1,e 4 1.2 $.o 87 ea so ►ACTOR 1G �84 M 50 SR .40 20 a 10 O L: 1 1 ran i i 1 ni 111 1 1 1! 1 1 I.LLI 11iLJS1] Q 0 1 2 3 4 5 OSS HOUSE I STH64l $IDE AAT10 _ D STANCE ACROS'; GHT 96UNTING HEIGHT LAMP AND WATTAGE CONVCkVON FOR, ISOLUK LAMP 17Sw, 7SOVr. 100w: 177w, 45ow, t00w, t00w,'L ^so- , MCtt, MGR, MG, M,N, M.M. 7Y1,K, M.P,'. �H,D,;, if j MV:TIr+UCR ,54� .7S 1.� .67 f.3 7,7 ,a0 f.0 t,7 t a0 4 � r r °� 10 2 •10 � t m LLJ0 5 ANCE MOUNTING HVGkT MULTIPOER FOR 15OLUK \ MT . R.) I..&- 4' 10' 11' 17' t co"14110h 1,e 4 1.2 $.o 87 ea so ►ACTOR 1G �84 M 50 SR .40 20 a 10 O L: 1 1 ran i i 1 ni 111 1 1 1! 1 1 I.LLI 11iLJS1] Q 0 1 2 3 4 5 OSS HOUSE I STH64l $IDE AAT10 _ D STANCE ACROS'; GHT 96UNTING HEIGHT LAMP AND WATTAGE CONVCkVON FOR, ISOLUK LAMP 17Sw, 7SOVr. 100w: 177w, 45ow, t00w, t00w,'L ^so- , MCtt, MGR, MG, M,N, M.M. 7Y1,K, M.P,'. �H,D,;, if j MV:TIr+UCR ,54� .7S 1.� .67 f.3 7,7 ,a0 f.0 t,7 t 0 PROJECT RECORD Date: Project: Project No.: Subject: From: Distribution: J., Nov 0 4 199`1. CIS IFLA( Ihsirs 11/2/92 Pl�4�;st�a [)£ AIAT�AEP3T Desert Hospital - La Quinta RONALD GREGORY A S S O C VA T E S L A N D S C A P E A R C H I T E C T S 9257 Meeting Ken Alperstein ` William Persefield Jerry Herman Greg Trousdale Ron Gregory Bill Kortsch Per Peter Bergman's request, I met with City of La Quinta Planning Department to review the proposed planting plans for tho'new Desert Hospital, La Quinta project. In attendance were Jerry Herman, Director of Planning, Stan Sawa and Greg Trousdale, Staff Planners. The following items were discussed: 1. A new ordinance does not allow lawn along the parkway landscaping; howev- er, all projects along Washington Street to the south have 90% lawn. The City will allow Desert Hospital La Quinta to be a transition zone and allow us to use a minimum amount of lawn. The City Planning Staff and I removed some, small areas of lawn from the proposed planting plans in the areas that were long and narrow. 2. The City Staff's project review of the preliminary landscape design by HDR stated that the corner landscape treatment of Washington Street and Via El Mirador had to have a formal planting of Date Palms. The City has reviewed our informal planting of Mexican Fan Palms in this area, and have approved this new design and rescinded the previous request. N 74020 Alessandro, Suite E • Palm Desert, CA 92260 • 619.568.3624 • FAX•619- 773.5615 655 Fourth Avenue, Suite 54 • San Diego, CA 92121 • 619.531.0884 • FAX-619.232.7(351 CA Lic. # 1532 • AZ Lic. #13754 • NV Lic. #94 • NM Lic. #213 PROJECT. RECORD (CON'T) PAGE _2 DESERT HOSPITAL - LA QUINTA 11/2/92 3. The Staff's report also requested all plant material be a minimum of 5 gallon size. At this .meeting, I explained that all the plant material specified is of a desert variety. These plants grow so fast that the one gallon shrub will out grow a.5 gallon sub - tropical shrub in size within six months. The City will take our proposed plant palette into consideration upon enforcing the 5 gallon requirement: The City requested that we provide a list of pro - posed quantities and sizes of all shrubs. The City did request 5 gallon plant material at all. entries and adjacent to the building. H E C I T Y 0 La guinta 1982 - 1992 Ten Carat Decade June 8, 1992 Mr. Gerald Genrich Senior Vice President 12700 Hillcrest Road Suite 125 Dallas, TX 75230 -2096 SUBJECT: DESERT HOSPITAL - PLOT PLAN 91 -473 (PRELIMINARY PLAN CHECK) Dear Gerald: The Design Review Board met on June 3, 1992, to review your preliminary plan check submittal for the Desert Hospital project at Washington Street and 47th Avenue. A copy of the report that was submitted to the Board is attached. The Design Review Board felt the plans were adequate. However, they voted to have Staff process the final plans per the comments which were in the June 3rd report and to consider bougainvillea changes. If you have any questions, please contact the undersigned. Very truly yours, Y HWAN NINd I& DEVELOPMENT DIRECTOR 'Greg- �Trousdell Associate Planner Attachment GT:ccs cc: Peter Bergman; Desert Hospital City of La Ouinta Post Office Box 1504 � 78 -105 Calle Estado La Quinta, California 92253 Phone (619) 564 -2246, Fax (619) 564 -5617 LTRGT . 1 1 6 / CS Design 8 Production Mark Palmer Design 619 -346 -0772 ,, � �� � '� �� � � r { a ,�#y H E C I T Y FIE CUR inta La p 1982 - 1992 Ten Carat Decade February 18, 1992 Mr. Peter Bergmann Desert Hospital 1150 N. Indian Avenue PO Box 2739 Palm Springs, CA 92263 SUBJECT: PARCEL-MAP 27399, VESTING TENTATIVE TRACT 27031 & PLOT PLAN--91-4731 Dear Mr. Bergmann: �SY On February 18, 1992, the City Council reviewed the above mentioned case applications. The City Council voted to approve your request to revise your Vesting Tentative Tract Map 27031 and accepted the Planning Commission's action on your two other related cases. t If you have any questions, please contact the undersigned. Very truly yours, JERRY HERMAN PLANNIN i& DEVELOPMENT DIRECTOR —, Greg Trousdell Associate Planner GT:ccs cc: Gerald Genrich; HDR " Jeff Sobczyk; Mediplex Steve Robbins; ESCO Jamie L. Davidson 10 Lee Redmond; Birtcher 1 P�Ga. City of La Quinta Post Office Box 1504 • 78 -105 Calle Estado La Quinta, California 92253 p Phone (619) 564 -2246, Fax (619) 564 -5617 LTRGT • 0 8 3 / CS Design & Production: Mark Palmer Design, 619- 346 -0772 _.,, �� �Mr�'t f _ .i -. Can 78 -105 CALLE ESTADO — LA QUINTA, CALIFORNIA 92253 - (619) 564 -2246 FAX (619) 564 -5617 February 13, 1992 Mr. Peter Bergmann Desert Hospital 1150 N. Indian Avenue PO Box 2739 Palm Springs, CA 92263 SUBJECT: PARCEL MAP 27399, VESTING TENTATIVE TRACT 27031 & PLOT PLAN 91 -473 Dear Mr. Bergmann: On February 11, 1992, the Planning Commission approved the above cited case applications. Your cases will now be forwarded to the City Council for their upcoming meeting of February 18, 1992. Since your items are not Public Hearing items, the City Council will review your project at their 3:00 p.m. Study Session. A copy of the City Council Report and Agenda will be mailed to you by the City Clerk's office on Friday. If you should desire to appeal the Planning Commission action of February 11, 1992, please contact our office so that we can assist you in this process. If you have any questions, please contact the undersigned. Very truly yours, JERRY HE PL ING & DEVELOPMENT DIRECTOR r� Greg Trousdell Associate Planner GT:ccs cc: Gerald Genrich; HDR Jeff Sobczyk; Mediplex Steve Robbins; ESCO Jamie L. Davidson Lee Redmond; Birtcher MAILING ADDRESS - P.O. BOX 1504 - LA QUINTA, CALIFORNIA 92253 LTRGT.079 /CS ,L ;Y C 78 -105 CALLE ESTADO — LA- QUINTA, CALIFORNIA -92253 - (619) 564 -2246 FAX (619) 564 -5617 October 24, 1991 Mr. Peter Bergmann - - - - - Chief Financial Officer - - -- - -- Desert Hospital - -- 1150 N. Indian Avenue Palm Springs, CA 92263 SUBJECT: PLOT PLAN 91 -465, CHANGE OF ZONE 91 -065, GENERAL PLAN AMENDMENT 91 -037, AND TENTATIVE PARCEL MAP 27267 Dear Mr. Bergmann: The City Council reviewed your project at their meeting of October 21, 1991. The Council had a split vote (2 to 2) with one abstention. Therefore, the General Plan Amendment and Change of Zone were denied. This action canceled the Planning Commission approvals for both of your other concurrent cases (Plot Plan 91 -465 and Tentative Parcel Map 27267) . If you have any questions concerning the above, please contact the undersigned. Very truly yours, - JERRY HE WAN PIS NNIN DEVELOPMENT DIRECTOR �AOUSDELL to Planner GT : bja cc: Ash, Danko, Hodge & Company Jeff Sobczyk, Medi -plex - LTRGT.002 MAILING ADDRESS - P.O. BOX 1504 - LA QUINTA, CALIFORNIA 92253 v 1� 10/18/91 09,53 '2619 561 3489 C%Qffi__ fto ?Members of the City Council City of La Quinta City Hall 78 -105 Calle Estado La Quinta, CA 92253 Dear City Council Members: SIMON MOTPRS 004 TC%UCKS October 17, 1991 A couple of days ago ►_received devastating news regarding Desert Hospital building near the Catholic Church on Washington Street in the City of La Quinta. The Planning Commission has approved, by a vote of 3 to 2, the rezoning of residential property to commercial zoning and approved a General Plan Amendment which permits a- 80,000 square foot office building to be built by Desert Hospital. This decision, subject to City Council approval, has a most disastrous affect on commercial property values along Washington Street and Highway 111. Prospective buyers and developers of commercial property have had their property values downQ aded to a serious extent. The decision will allow prospective developers to search for residential or agricultural land zoning and then appeal to the City to have- the property rezoned for cozz>zn.ercial use- This move by the Planning Commission affects all commercial property values in the City of La Quinta. The impact has been immediately felt when prospective buyers state that they are no longer interested in looking at commercially zoned property because they can locate residential property which the City has set a criteria that they are willing to rezone for commercial use; thereby invoking a monumental loss for 'those of us who have purchased commercial property at commercial prices. The commercial property has suffered serious losses by such a decision if approved by the City Council. I strongly urge the consequences of strong opposition to property and as the all members of the City Council to consider going along with this decision. I express my this practice as a landowner of commercial second largest taxpayer in the City of La Quinta. `The Horne of Personal Service" Respectfully, P. 4. Box 14-61, 79-611 Highway 111, La Quinta, Califomia 922$3 (619) 346 -2345 10/18/1991 15:02 * * ** PANAFAX OF -600 * * ** October 16, 1991 liar: Commercial. Property Owner Conrrercial business Owner Home /Property Owner Re: Plot Plan: 91 -465 General Plan Amendment: 91037 Zone Change: 91 -065 Environmental. Assessment: 91:210 Applicant: Desert Hospital 14704268 P.02 The City or La Quinta City Council will be making a decision regarding a General Plan Amendment and Zone Change requested by Desert. hospital. This request would up -zcne 30 acres of Residential 11 -1 land to 20 acres of Comnercial/Medical Office on Washington Street, next to St. Francis of Assisi Church. As a land owner /business owner, you are no doubt aware that the City of La Quints posscssos over 800 acres of Commercially zone land. This mcve to up -zone this 30 acre parcej would dilute your efforts to market a:1d sell your land. Why look at Commercially Zoned land if you can find cheaper residential land to up -zone? In addition, Desert Hospital's plan is to build a 110 bed Hospital at their site: on Washington, as well as Medical /Ol;fice Buildings. 'Ibis Hospital will employ over 750 persons providing xxruiueded traffic congestion and hazards to an already burdened Washington Street. This Hospital project could be built on existing comearcial property. Finally, the City Staff does not think it is necessary to rcxx.iru an Environmental 17peict Report (EIR) on this massive project, instead they have chosen a far less standard for reporting. Please join me in opposing this General Plan Amendment and Zone Change. As a City we .need to support our existing Commercial property. Enclosed is a form letter for your signature or fax. Write or fax the City of La Quinta by October 21, 1991. Tate responses will be accepted for later public hearings. CITY OF LA QUIT`TI'A P.O. Box 1504 La Quinta, California 92253 Main Telephone Number: (619) 564 -2246 Fax Number: (619) 564 -5617 sin y, r � -r Q,iarrd Crockett La Quinta Properties owner /13rokor 78480 Via Melodia le Qointa, CA 92253 (619) 564 -0864 l 10/18/1.991 15 :03 * ** PANAFAX OF -600 * * ** Honorable Mayor and City Council_: 14704268 P.03 I/Wo wish to protest the proposed General Plan Ameint: 91 -0371 Zone Change -: 91 -065, Environmental Assessment: 91 -210. Our reasons for opposing these land use issues are: 1. Where is abundant Conmercial land available at other sites in tho City of I,a Quinta for this project. 2. The location of the zone change will increase traffic and other hazards on Washington Street. 3. A full BIR needs to be commissioned in order to assess the true impact• of this project on the Comr,dty. 5inoerely, (Name appearing on property rolls) ( La Quinta property or a4are8s ) (Actual mailing address) Ahhh'� Wilma October 14, 1991 The Honorable Mayor City of La Quinta 78 -105 Calle Estado La Quinta, CA 92253 OCT 1 6 ]991 i L) John Pena and Council Members Re: Washington Street Median Break at Via Marquessa Dear Mr. Pena and Council Members: In accordance with General Plan Amendment 90 -032 and as the owner of tract 26152 adjacent to the above referenced location, Wilma Pacific, Inc. hereby formally requests full circulation by means of the installation of a signalized intersection at Washington Street and Via Marquessa. In connection with this request, we are of the understanding that the planning commission, at its regularly scheduled meeting on October 8, 1991, approved the proposed E1 Mirador Medical Plaza located on the west side of Washington Street adjacent to our property. Be advised that we are in support of this project and feel that it will be beneficial to our development efforts as well as the community in general. Do not hesitate to contact me should you have any questions. Sincerely, WILMA PACIFIC, INC. David F. Hauck Project Manager rp cc: Mr. Peter Bergman Chief Financial Officer f Desert Hospital OCT J7_- �99i PfoAf"N'NG 10,4PTMEMT Wilma Pacific, Inc. 1301 Dove Street, Suite 300, Newport Beach, California 92660 Tel: (714) 851 -141 1 , FAX: (714) 851 -1439 FIF CUPW 78 -105 CALLE ESTADO - -LA QUINTA, CALIFORNIA 92253 - (619) 564 -2246 FAX (619) 564 -5617 October 14, 1991 Mr. Peter Bergmann Chief Financial Officer Desert Hospital 1150 N. Indian Avenue Palm Springs, CA 92264 SUBJECT: PLOT PLAN 91 -465, CHANGE OF ZONE 91 -065, GENERAL PLAN 91 -037 AND TENTATIVE PARCEL MAP 27267 Dear Mr. Bergmann: The Planning Commission approved your cases at their meeting of October 8, 1991. They also approved companion case Zone Ordinance Amendment 91 -020. The City Council will review your case(s) at their meeting of October 21, 1991. The meeting will begin at 7:00 p.m. and if you have any questions about this meeting, please contact Ms. Saundra Juhola, Director of Administrative Services. Very truly yours, JERRY PLMNING & DEVELOPMENT DIRECTOR rousdell Associate Planner GT:ccs cc: Mediplex Medical; Jeff Sobczyk Ash, Danko, Hodge & Company ASL Consultants, Inc.; William Pennet Sanborn /Webb Inc.; Peter Ringeis MAILING ADDRESS - P.O. BOX 1504 - LA QUINTA, CALIFORNIA 92253 LTRGT.032 /CS j �' � . {t !, lac b 3 «. ti .. ., ASSOCIATION CALIFORNIA HOSPITAL DISTRICTS 1100 11th Street Suite 205 Sacramento, CA 95814 916 441. 3838 916 448. 5313 Fax BOARD OF DIRECTORS Leo Haggarty, Chair Pioneers Memorial Hospital Jerry Hammond Hazel Hawkins Hospital Dorothy Bizzini Bloss Memorial Hospital Sandy McKeon Oak Valley Hospital Robert Edwards Palomar Pomerado Health System Tom Avery Del Puerto Hospital October 11, 1991 City of La Quinta 78105 Calle Estado La Quinta, California 92253 RE: Plot Plan 91 -645 (et al.) El Mirador Medical Plaza - La Quinta Proposal Submitted by Desert Hospital Members of the City Council: The Association of California Hospital Districts is pleased to endorse and support Desert Hospital's application to provide health care services through their proposed facility in La Quinta. Desert Hospital District was formed in 1948 and has been providing comprehensive, high quality health care access to the greater Coachella Valley longer than any other provider. Joe Adait We believe that it is appropriate that im roved access to services be Tulare Hospi[al p provided to the rapidly expanding eastern valley and would urge the City Bettye Cash Brookside Hospital it to approve the Desert Hospital application referenced above. Ray Down Lompoc District Hospital eerely, Fred Groverman Petaluma VaUey Hospital Curt Kelly Grossmont Hospital Ruth Knoch Ron Youngren Mayers Memorial Hospital PIesldent /CEO Duke Kosslyn Desert Hospital RY:br Barbara Pratt Muroc Hospital District Billy Russell El Camino Hospital RonYoungren, President /CEO ACHD :tcka.^ r 0 C T 9 7 9999 G±T' of L, CON, PLANINM (DEPARTMENT GOVERNMENT/LEGISLATIVE STRATEGIES HEALTH BENEFITS PROGRAM WORKER'S COMP PROGRAMS . ti. � . t i :�'.. .t � • � t '. �: � . > �: � „} .. Y�. '8 j �, CQ T44 4 QamrA F1 r CUP 7 78 -105 CALLE ESTADO — LA QUINTA, CALIFORNIA 92253 - (619) 564 -2246 FAX (619) 564 -5617 September 30, 1991 Mr. Jeff Sobczyk, Vice President Development Mediplex Building Corp. 100 S. Sunrise Way, Suite 35.8 Palm Springs, CA 92262 SUBJECT: DESERT HOSPITAL PROJECT Dear Jeff: We have been requested to acquire the following information prior to your upcoming meeting of October 8, 1991. 1. Radius map labels of the Highland Palms area (Tracts 2117, 2043) and the Laguna De La Paz subdivision; both developments are north /south of your proposed project site. We would like 3 sets of labels by October 3rd. 2. A summary sheet of the existing major hospital facilities in the valley (i.e. John F. Kennedy, Desert & Eisenhower). The table should include: office space, hospital beds (acute or otherwise), number of full and part -time staff, number of physicians and any other information which would benefit your case. 3. Front & side view elevations should 'be prepared depicting the building and future buildings as they would relate to the Santa Rosa Mountains (to the west) and St. Francis of Assisi Church (to the north). The drawings can be line drawings which need only reflect the building shape(s) and /or mountain outline. The drawings need to be done to scale. It might be helpful to do the drawings at a scale of 1" = 10 -feet. We would like the drawings by October 3rd, so that they can be delivered to the Commission on October 4th. MAILING ADDRESS - P.O: BOX 1504 - LA QUINTA, CALIFORNIA 92253 LTRGT.028 /CS ' -1- i� t•; Cj _ 3 r. We are sorry for this last minute request, but we want to be sure the Planning Commission has adequate information and that they don't request a continuance until November 12th. If you have any questions, please contact the undersigned. Very truly yours, JERRY HERMAN PLANNING"`& DEVELOPMENT DIRECTOR Greg Trousdell Associate Planner GT:ccs LTRGT.028 /CS -2- r RUPERT E. YESSAYIAN Box 251 LA QUINTA, CA 92253 October 8, 1991 Planning Commission City of La Quinta Re: Agenda item 2; Plot Plan 91 -465, General Plan Amendment 91 -037, Change of Zone Amendment 91 -065, Tentative Parcel Map 27267. Commission Members: I, and other "Downtown Village" property owners protest the abovementioned changes. . First, it would seem that anybody that can acquire cheap land comes before the Planning Commission or City Council and is able to obtain rezoning to commercial designation. This is not proper because there is ample commercial land already in place. In fact there is proof that there is already too much commercial land, based on city financed stud- ies. (i.e. the Specific Plan for the Village at La Quinta) Additionally, the property in question is among the most scenic in all of La Quinta. For those of you Commissioners who have not done so, I suggest you take a look at the beauty that will be destroyed. The land should be kept low density residential with restrictions that will not change the basic environ- mental aspects.it now possesses. Sin eyy Rupersayian E 9999 UII.T6c n7t {E�lT . TO: HONORABLE CHAIRWOMAN AND PLANNING COMMISSION MEMBERS FROM: PLANNING AND DEVELOPMENT DEPARTMENT DATE: SEPTEMBER 24, 1991 SUBJECT: PARKING CODE SURVEY CITY MEDICAL OFFICE /CLINIC HOSPITAL RANCHO MIRAGE 1 Sp /200 sq. ft. GFA 3 /Bed (Acute) 3 /Room (Out patient) INDIO 5 /Doctor or 1/200 sq. ft. GFA (which ever is greater) PALM SPRINGS ** 1 Sp /150 sq. ft. GFA CATHEDRAL CITY * 5 /Doctor or 1 /150 sq. ft. GFA (which ever is greater) PALM DESERT * 1 Sp /250 sq. ft. less than 2200 sq. ft. 1 Sp /200 sq. ft. over 2200 sq. ft. 1 /Bed 2 /Bed + 1 /vehicle owned by Hospital 1 /Bed 1 -3/4 / Bed DESERT HOT ** 1 Sp /150 sq. ft + 1 /employee 1 /Bed SPRINGS COUNTY OF * See Hospital 1 Sp /2Beds + RIVERSIDE 1 /Vehicle owned by Hospital /Clinic + 1 /Staff Member * NOTE: Used City Library material ** Parking Standards might be less for research areas. RECOMMENDATION: After further research it might be more appropriate for the City to consider: 1 .space per 150 square feet GFA (Gross Floor Area) of gross floor area for the first 10,000 square feet; 1 space per 200 square feet GFA over 10,000 square feet up to 100,000 square feet; 1 space per 250 square feet GFA over 100,000 square feet. MFmnC.T _ 0 0 6 / CS 09124/91 12:49 $31.9 F989761 FIDELITY DEV. Y FIDELITY DEVELOPMENT COMPANY September 24, 1991 Mr. Jerry Herman Planning Director City of La QuInta P.O. Box, 1904 La Quinta, CA 92293 Dear Mr. Herman, I am writing to express my opposition to G. P. Amendment 91 -037 and the change of zone amendment 91 -065 for parcel map 27257. I am opposed to the changes due to the fact that a significant amount of commercial zoned property is available -for this project without spot zoning R- 1-property to commercial.. Sincerely,, Danavon Horn President P.O. Box 3958 0 Palm Desert, Calif. • 92261 a (619) 568 -1048 2002, ® DESERT HOSPITAL CITY OF LA QUINTA MEMBERS OF THE CITY COUNCIL MEMBERS OF THE PLANNING COMMISSION Re: Plot Plan 91 -645 (Et. Al) E1 Mirador Medical Plaza - La Submitted by Desert Hospital Quinta Proposal Desert Hospital and its physician partners are proud to sponsor the El Mirador Medical Plaza project in La Quinta, the first comprehensive healthcare facility to be introduced to the City. This project synopsis is presented to supplement the reports prepared by City staff and provide some background information for the Planning Commission and City Council. DESERT HOSPITAL STRATEGY Desert Hospital is the only community- supported healthcare provider in the Coachella Valley. The hospital's Palm Springs campus provides a full range of services to Valley residents. Many services such as trauma, rehabilitation, etc. are only available at Desert Hospital. Desert Hospital's strategic plan has focused on development of centers of excellence, such as geriatrics, women /childrens' services, rehabilitation, oncology, trauma, cardiac programs and psychiatry. This focus is complemented by area demand for development of a comprehensive network for healthcare delivery and a corresponding demand for managed care (contract) programs. The El Mirador Medical Plaza all of these strategic goals. Coachella Valley will be grea service health center. This commitment to provide quality of the Valley. (EMMP) project in La Quinta meets Healthcare access in the eastern tly enhanced by a convenient, full access is key to Desert Hospital's healthcare access to all residents Many individuals and employers are presently feeling the pinch of escalating health care costs. The short term answer to these pressures is provided through managed care contracting arrangements such as health maintenance organizations (HMOs) and preferred provider organizations (PPOs). Desert Hospital currently provides all - inclusive health coverage to Landmark and other major employers in the Valley, but desires to expand access and be proactive in meeting the diverse geographical requirements of the patients it serves. The proposed La Quinta location meets these requirements and will permit expanded availability of cost - effective healthcare options to the City and its residents. Eleven Fifty North Indian Avenue, P.O. Box 2739, Palm Springs, California 92263 (619) 323 -6511 SITE LOCATION AND MEDICAL ZONING Prior to selection of the site, (located on the west side of Washington avenue adjacent to St. Francis of Assisi Church), Desert Hospital conducted an exhaustive review of potential locations in La Quinta. Primary concerns were access, life /safety matters, physician /patient convenience, control over adjacent development, a city vs. county location, traffic mitigation potential and zoning. Cost of the site, while always important, was not a factor in this decision. The most significant factors influencing location were the first three listed above. The Washington site provides superior access to patients. Additionally, life /safety considerations are maximized by the Washington and Highway 111 links to Desert, Eisenhower and JFK hospitals. Lastly, the site is convenient for patients, and to physicians who are frequently called to hospitals on an emergency basis. Due to the lack of depth on the site, we believe that our site is unlikely to ever be developed for residential use. Therefore, Desert Hospital proposes to provide the City of La Quinta with a "highest and best use" alternative for the site by proposing that the site by rezoned for medical use. La Quinta does not have presently a medical zoning ordinance, but one has been prepared by City Staff and is concurrently being presented for adoption. This ordinance is highly restrictive and is proposed in the absence of a suitable and appropriately zoned site in La Quinta. MASTER PLANNING In order to fulfil its duty as a responsible partner with the City in this development, Desert Hospital has completed all required studies, some which exceed developer requirements. For example, after selection of the Washington Avenue site, a master plan was commissioned to ensure that all pertinent development aspects of this 20 acre medical campus were considered. Too frequently issues such as parking, site circulation, support services, traffic mitigation and aesthetics are handled piecemeal as future phases are developed. The proposed development (estimated to be 320,000 square feet at full buildout) considers all of these factors through the cooperative efforts of Desert Hospital, Henningson, Durham and Richardson (architects), Mediplex Medical Building Corporation (Phase I consultants) and our engineering and design consultants. -2- COMMUNITY RELATIONS One important planning consideration has been the constant pursuit of a "good neighbor" policy during the planning process. Since site identification in April, we have been in steady communication with representatives of St. Francis of Assisi Church, the A.G. Spanos company, Wilma Pacific and private landowners who own a site on the corner of Highland Palms and Washington Avenue. Each has been kept appraised of project developments, and their comments have been incorporated into our planning. As a result, we have agreed to provide unlimited parking to St. Francis during non - business hours, and have proposed a grading plan that would place our buildings and the church at approximately the same elevation. Structures would also approximate the same height as the church, and conform with a complementary Spanish style and architectural vocabulary. For the benefit of all adjacent sites, our buildings are rotated 45% from parallel with Washington Street so that they provide indirect vistas from physician offices rather than facing any adjacent development directly. This presentation is also effective in lowering the solar sensitivity of the building and provides enhanced architectural interest from Washington Avenue. NO REQUEST FOR A MODIFICATION TO THE DEVELOPMENT PLAN RECEIVED TO DATE FROM ANY ADJACENT LANDOWNER HAS BEEN DENIED. BENEFITS TO THE CITY The cost of developing the first of four planned phases is approximately $14.5 million, which will be subject to real and personal property tax and will generate taxable sales from medical retail businesses (pharmacy, durable medical equipment, medical supplies, etc). First year Phase I revenues are projected at approximately $6 million, increasing to $14.2 within ten years. The project will initially have capacity for approximately 25 physicians, 17 of whom have made written and financial commitments to date. The project will initially employ approximately 100 individuals, many of whom will be professionals, medical technicians and administrative staff members. La Quinta's broad range of available housing and other benefits may capture a significant share of these physicians and employees as community residents. In addition, the proximity to downtown La Quinta will undoubtedly stimulate daytime commerce. Full buildout of the campus is dependent upon demand and is projected to have real and personal property expenditures of approximately $85 million with a related increase in employees to roughly 1,000. -3- The City and its small business participants will also benefit through the availability of lower cost, higher quality healthcare alternatives. Desert Hospital is presently the only Valley hospital with a fully insured, A.M. Best -rated insurance product for employers with between two and seventy -four employees. Employers which fall within this range typically have a difficult time obtaining affordable coverages because of the small population over which their risk is spread. Desert Hospital will actively work with local employers to fill that void. One additional benefit to the City will be a highly visible, quality development that will begin immediately after approval is granted. As indicated before, physician interest is strong, the building space is presently 80 percent reserved, permanent financing for the real property and a permanent equipment loan have been secured, and negotiations have begun for construction financing. These customary concerns have halted development throughout much of the Valley during the current economic uncertainty, but are not a factor for this project. DEVELOPMENT ISSUES Desert Hospital believes that despite the magnitude of this project, the list of concerns is minimal and limited to: 1. Zoning change request Some concerns have been raised over the proposed conversion of residential property to a medical /commercial designation. As previously indicated, this request is only being pursued due to the lack of an appropriate, alternatively zoned site. Speculation that cost is a factor is also unfounded - due to the uneven terrain and mountainous backdrop on the proposed site, significant site development costs will cause the final land costs to match or exceed commercially zoned land. The commitment to this site is so strong that the first phase of development is in the center of the 20 buildable acre parcel. 2. Traffic and request for a signal A traffic study contemplating volumes at full buildout was completed. The study indicates that while the traffic impact is not insignificant, traffic issues are mitigable. The study suggests that the proximity to Avenues 47 and 48, Highway 111 and Washington Avenue provide strong East /West as well as North /South accesses. As Avenue 48 is completed through to Indio and becomes the "local alternative" to Highway 111, even greater diminishment of the traffic impact will occur. Also the development of the La Quinta downtown retail area will reduce traffic flow northbound on Washington. QC Due primarily to life /safety and emergency vehicle access considerations, and further substantiated by volume increases as subsequent phases are developed, Desert Hospital proposes that a signalized intersection be provided at Via Marquessa, between Avenues 47 and 48. While recognizing that the City wishes to minimize signals along the Washington street corridor, we believe that the site use and future volumes deem such a solution as appropriate. In order to offset any increase in the number of currently approved signals, it is recommended that consideration be given to moving the light already approved for Avenue 48 and Washington down to the proposed location. We believe that this proposal impacts all the adjacent developments favorably, and solves the important life /safety issues. 3. Helicopter pad proposal Desert Hospital does not believe that a helicopter pad is required for early phases of the development; in fact a helipad may not be required in the future. Plans have been submitted with a helipad in order to responsibly identify potential future requirements, which may be legislated or mandated for licensure outside the control of the applicant. SUMMARY Desert Hospital and its physician partners are pleased to sponsor the introduction of direct access, high quality, comprehensive health care services to La Quinta. Few cities offer the comprehensive healthcare availability proposed for the El Mirador Medical Plaza. We believe that the direct and indirect benefits of this project to La Quinta are substantial, and that concerns raised to date are surmountable in every respect. On that basis, we respectfully request approval of our project so that, in partnership with the City, we can introduce a new level of healthcare services for residents of La Quinta and the eastern Coachella Valley. -5- FIDELITY DEVELOPMENT COMPANY September 24, 1991 Mr. Jerry Herman Planning Director City of La Quinta P.O. Box 1504 . La Quinta, CA 92253 Dear Mr. Herman, I am writing to express my opposition to G.P. Amendment 91 -037 and the change of zone amendment 91 -065 for parcel map 27267. I am opposed to the changes due to the fact that a significant amount of commercial zoned property is available for this project without spot zoning R -1 property to commercial. Sincerely, Danavon Horn President P.O. Box 3958 a Palm Desert, Calif. • 92261 • (619) 568 -1048 .. _, 'i September 23, 1991 staanci's ��ssisc � Catholic Church P.O. Box 1503 • La Quinta, California 92253 (619) 564 -1255 City of La Quinta Director of Planning and Development 78 -105 Calle Estado La Quinta, California Re: General Plan Amendment 91 -037 Change of Zone 91 -065 Plot Plan 91 -465 Dear Sir: We have reviewed a proposed complex of approximately 240,000 southern boundary of our church p Desert Hospital has been most coo to address our concerns relative have provided parking spaces with be most beneficial to our church. proposed is complimentary to ours willingness of the applicants to as they planned the proposal you are generally supportive of the c proposed we do object to certain concerns on the following element ° M CI- CE EINJPAP N T D project and site plan for a sq. Ft. to be located on the roperty. Mr. Peter Bergman of perative at this stage to try to this proposal. The applicants access from our site which would The applicants architecture as and is another example of the alleviate and mitigate our concerns are now considering. While we oncept of the project as it is elements and have unansewered S. 1.) Traffic: The current traf public leaving our driveway to go first going north along the access traffic signal at Singing Palms Ro provides no northbound Washington other than driving south from the by directing exiting traffic to go approximately 50 feet from our dri north along the frontage road. We traffic plan or any project requir plan which would in anyway increas frontage road or eliminate our abi way and access Washington Avenue. fic plan will not allow the south towards the cove without road and passing through the ad. The current proposal access from the Medical complex main exit and turning around, or to an auxillary entrance /exit veway and directing traffic object to any changes in the ing changes in the traffic e the volume of traffic on the lity to go south from our drive- , -I.- Page 2. 2.) Proposed Uses:As presented to the St. Francis advisory board, the project would provide for outpatient procedures and another separate building in a later phase for some possible inpatient services. We object to any provision of outpatient or inpatient treatments without restriction. We are also opposed to the Heliport planned to allow Helicopter landings on the site. We would like to avoid the possibility of Helicopter landings and low altitude overflight and request that this use be rejected. 3.) General: We are concerned that the approval of this large scale development so close to established neighborhoods along what is currently becoming a very congested Washington Street would detract from the quite enjoyment of our property. It is our opinion that a site which could provide access along the front of the project and additional access from a street intersecting the front street would be superior by not requiring all traffic entering or exiting the project to pass through one single entrance. During the construction of subsequent phases construction traffic would need to use the main entrance to the project, causing additional safety and traffic concerns. Desert Hospital has worked to eliminate our problems with the proposal and we appreciate the openess and willingness to compromise which has been demonstrated to date. We would like to see better provision for entry and exit and traffic circulation before we could fully support the current proposal. Sincerely, e f e Franke i c r Operations cc: Peter Berman Desert Hospital iq„ ® DESERT HOSPITAL September 19, 1991 Mr. Jerry Herman Mr. Greg Trousdell Planning and Development Department City of La Quinta 78 -105 Calle Estado La Quinta, CA 92253 Gentlemen: FrPLACCINIIING 9991 UiNT A RTMENT In response to your letter of September 6, 1991, I am pleased to confirm that the master plan which we have completed for the proposed medical facility on Washington contemplates approximately 100 general acute care beds. In addition, either on an interim or permanent basis, we are considering 15 -20 postoperative recovery center beds. This bed classification permits longer recovery observation from minor surgeries to be completed in the proposed surgery center. These beds also require less rigorous licensing and architectural requirements than acute care beds, and will likely be housed in medical office buildings such as our proposed Phase II and III developments. I appreciate your continuing interest in the project, and look forward to the Planning Commission meetings next week. Kind regards, Peter D. B r ann Chief Finan 'al Officer Eleven Fifty North Indian Avenue, P.O. Box 2739, Palm Springs, California 92263 (619) 323 -6511 SB1. BY: I DESERT HOSPITAL September 19, 1991 19 -91 1: 07PY Mr. Jerry Herman Mr. Greg Trousdell Planning and Development Department City of La Quinta 78 -105 Calle Estadc La Quinta, CA 92253 Gentlemen: !; - S54 561' : SEP 19 I'M t,;I-I r ur Lm QuINTA a"ihc, 9 9EVRnPMFRT CEP, In response to your letter of September 6, 1991, I am pleased to confirm that the master plan which we have completed for the proposed medical facility on Washington contemplates approximately .100 general acute care beds. In addition, either on an interim or permanent basis, we are considering 15 -20 postoperative recovery center beds. This bed classification permits longer recovery observation from minor surgeries to be completed in the proposed surgery center. These beds also require less rigorous licensing and architectural requirements than acute care beds, and will likely be housed in medical office buildings such as our proposed Phase II and III developments. I appreciate your continuing interest is the project, and look forward to the Planning Commission meetings next week. Kind regards, r Peter D rg ann Chief Finan al Officer 058 Heven l -illy Willi lndilu Avenue. P.U. Box 27,19, Palm Springs, California 4226'1 (019) 3234,511 a TA-ty 4 4Q" 78 -105 CALLE ESTADO — LA QUINTA, CALIFORNIA 92253 - (619) 564 -2246 September 6, 1991 Mr. Jeffrey P. Sobczyk Vice President of Development Mediplex Medical 100 S. Sunrise Way, Suite 358 Palm Springs, CA 92262 SUBJECT: PLOT PLAN 91 -465 (ET. AL.) EL MIRADOR MEDICAL CENTER Dear Mr. Sobczyk: FAX (619) 564 -5617 The Design Review Board approved your project at their meeting of September 4, 1991, pursuant to our Staff Report recommendations. However, the Board did request that the building pads should be as low as possible in order to keep the height of the 3 story project to a minimum and /or consistent with the existing St. Francis of Assisi Church to. the north of your site. Your case(s) will be on the Planning Commission meeting of September 24th at 7:00 p.m. and it is anticipated that the City Council will review your project on October 21st. Our Staff would appreciate a letter from either your organization or from Desert Hospital stating how many hospital beds would be proposed at-this site. We have heard it could be 100 (or possibly 250). We have decided to expand the public property owner noticing mail out to include all single family property owner's to the north of the existing St. Francis of Assisi Church because we feel they might be .impacted by any changes which are proposed for the Washington Street frontage road (south of 47th Avenue) and to make sure all of our bases are - covered as we move forward to your required public hearing on September 24, 1991. We would like 3 sets of the gummed addressed labels in our office by September 13, 1991. MAILING ADDRESS - P.O. BOX 1504 - LA QUINTA, CALIFORNIA 92253 LTRGT.021 /CS -1- At the Design Review Board meeting of September 4, 1991, Mr. Bergman (Desert Hospital) stated that they had contacted all the abutting property owner's and all the owner's were in support of the project. If you have written documents to this effect, please send me a copy for our files. If you have any questions, please contact the undersigned. Very truly yours, JERRY HERMAN 3LOPMENT DIRECTOR Associate Planner GT:ccs cc: Ash, Danko, Hodge & Company Mr. Phillip Taylor; HDR Architect, Engineering, Planning Mr. Peter Bergman; Desert Hospital LTRGT.021 /CS -2- .. �l j Dennis G. Danko Ash, Danko, Hodge & Co. 2600 Michelson Drive Suits 1130 °� a Irvine, CA 92715 V SEP 03 1991 01-V 0- Lb quNTA 1LANNING & DEVELOPMENT DEPT. September 3, 1991 Mr. Peter D. Bergmann Vice president, Finance Chief Financial Officer Desert Hospital Corporation 1150 N. Indian Avenue P.O. Box 1627 Palm springs, California 92253 Dear Peter: With respect to Desert Hospital's proposed purchase of our property generally described as the northerly 1050 feet of Parcel 2 of Parcel Map 15772, in the City of La Quinta, County. of Riverside, State of California as per map recorded in book 79, pages 58 and 59 of parcel maps, in the office or the County Recorder of said County, this letter shall serve as "Owner's Letter of Authorization" in order to permit Desert Hospital Corporation to proceed with the processing through the City of La Quinta of the requisite development entitlements for its proposed healthcare facility. It is our understanding that the development entitlements may include a general plan amendment, zoning charge, lot line adjustment, commercial plot plan and /or environmental assessment for the development of the proposed h althc facility. ra +] nt -^ t}%o *a -ma ..p *}.a 7►aIMAh.w/+..�` e�igneciween our parrieraiip and Desert Hospital, we hereby authorize you to seek and diligently pursue all the requisite development entitlements and governmental approvals necessary, provided that you understand that All costs and fees associated with the application and processing of those developmental approvals shall be borne solely by Desert Hospital Corporation. DGD /cak �e & Co. O 00 LE MIRADOR MEDICAL PLAZA L A Q U I N T A August 28, 1991 Ronald L. Kiedrowski City of La Quinta P.O. Box 1504 78 -105 Calle Estado La Quinta, CA 92253 Dear Ron: ILI: �ti� #.-%„G AUG 2 8199i f i tl 1 • i Ci!Y C." CITY t>�APdAi,ER'S C�PT�� 'A; AUG 9 9 1991 0-1 V ur Lt' QUINTA PLAN NG' 8 DEVELOPMENT DEPT. Thank you for the opportunity to meet and discuss the El Mirador Medical Plaza - La Quinta. Desert Hospital and its physician partners are pleased to propose a healthcare program for La Quinta and surrounding communities which is based on quality, service and a focussed commitment to image and public health. We believe that our site is conducive to realization of this mission and meets highest /best use criteria for the City. Several comments have been received to date regarding the project. Our approach to concerns raised by City staff, the community and other interested parties has been to fully mitigate those concerns to the extent it is possible to do so. Careful site development and planning, coupled with a responsible approach to traffic issues have addressed substantially all of the questions raised to date. Z appreciate your interest in our project, and promise to keep you informed as we continue on this aggressive approval track. Based upon the current status of.our program and a review of the upcoming Committee schedules, the City Council will probably be considering our application in early November. Assuming that approval is granted, it is our intention to pull permits as soon as possible thereafter and be under construction in order to open the facility in early 1993. Should any issues or concerns regarding our project come to your attention, please call me at 323 -6523 so that we can immediately take action to conform the project to meet City and other community needs. Kind regards, DESERT HOSPITAL CORPORATION Peter D. Beroa n Chief Financlal Officer cc: Howard Wiefels David Seeley Donald Lorack 1 150 NORTH INDIAN CANYON DRIVE ♦ PALM SPRINGS ♦ CALIFORNIA 92262 ♦ (619) 323 -1234 CHAMBER OF COMMERCE GEM OF THE DESERT City of L_a Quinta Planning Department Att: Greg Trousdell Assoc. Planner Re:Plot Plan 91 -465 et.al. The La Quinta Chamber of Commerce Planning and Development Review Committee has examined the proposed project submitted by Desert Hospital. We have the following comments: 1.) The site is not now commercially zoned for the intended use. The Chamber feels that this additional zoning designation may adversely affect existing Commercially Zoned land. In addition, the Washington Street Corridor was not intended to support major commercial projects. Recently the Desert Sun reported that Desert Hospital was considering building a 100 bed Acute Care Facility at this site. Any General Plan Amendment should consider the original intent of the Washington Street Specific Plan and Desert Hospital's future use. 2.) The site is situated next to an existing up -scale housing project that is impacted by this site plan. The three story structure may intrude upon the privacy that home owners of the housing project expected when they bought their homes. 3.) The site is located next to the St. Frances of Assisi Church which presently has traffic and parking difficulties. This project may further complicate the traffic circulation issues at this location. 4.) The Chamber would suggest that a study of the impact of a fully developed Medical Center be undertaken by the Developer prior to approval. Eisenhower Medical Center has had extensive traffic circulation and parking problems that developed on -site as EMC grew. Similar problems have arisen from other planned Medical Complexes throughout the State. Their on -site problems have often spilled over into the surrounding community. Sincerely,,' Mark Moran, Chairman AUG 59991 Plan. &' Devel . Review Sub - Committee l;ffv U�7 LA yU0KTA La Quinta Chamber of Commerce 'LANNING & DEVELOPMENT nEPT. POST OFFICE BOX 255.51 -351 AVENIDA BERMUDAS • LA QUINTA, CALIFORNIA 92253 • (619) 5643199 <:, ... MEMBER AGENCIES Cathedral City Coachella Desert Hot Springs Indian Wells Indio La Duinta Palm Desert Palm Springs Rancho Mirage Riverside County August 2, 1991 Mr. Greg Trousdell Associate Planner CITY OF LA QUINTA P.O. Box 1504 La Quinta, CA 92253 RE: PLOT PLAN 91 -465 Dear Mr. Trousdell: 1n H AUG 6 199, lobe Y ur- ILA quWTA PLANNING & DEVELOPMENT DEPT. Thank you for allowing SunLine Transit Agency to review the plans for the El Mirador Medical Complex. As you know, SunLine Transit Agency operates Line 4 past this site. Beginning September 1991, this service will operate on a 30 minute headway during peak hours. Usually, SunLine Transit Agency carries a large number of people to medical complexes. Therefore, we request that in the plans for the E1 Mirador Medical Complex that a bus stop be included. Since this location is on a major arterial, we recommend that a bus turn -out be used for the bus stop. We recommend that the bus turn- out be located on Washington far -side of the main entrance -way, but as close to the main entrance -way as is feasible. In addition, we suggest that a sidewalk be provided from the bus stop area into the complex. We do request that a passenger waiting shelter be included at the site. SunLine Transit Agency has suggested standards for bus turn -outs and passenger waiting shelters. Please feel free to give me a call to discuss these comments. Yours very truly, S LINE TRANSI AGENCY 6e—bra. Astin Director of Planning DA /dy cc: File 32 -505 Harry Oliver Trail -Thousand Palms, CA 92276 • (619) 343 -3456 • FAX (619) 343 -3845 A Public Agency MEMORANDUM TO: GREG TROUSDELL, ASSOCIATE PLANNER FROM: STAN SAWA, PRINCIPAL PLANNER DATE: JULY 26, 1991 SUBJECT: GENERAL PLAN AMENDMENT 91 -037, CHANGE OF ZONE 91 -065, AND PLOT PLAN 91 -465 - DESERT HOSPITAL As a result of our Development meeting with Ron K. the following comments need to be considered in the processing of this application: 1. The frontage road which exists to the north in front of the Church should be extended across the frontage of this property and to 48th Avenue. Since development of this property is only for a portion of the area between the Church and 48th Avenue, the applicants would deadend the frontage road at their south property line. 2. The City's recommendation will be that there is no median break at Via Marquessa and that access be right turn in and out only at this point. MEMOSS.045 78 -105 CALLE ESTADO — LA QUINTA, CALIFORNIA 92253 - (619) 564 -2246 July 26, 1991 FAX (619) 5645617 Mr. Jeffrey P. Sobczyk, Vice President Development Department Mediplex Building Corporation 12225 Greenville Avenue, Suite 830 Dallas, TX 75243, SUBJECT: PLOT PLAN 91 -465, EL MIRADOR MEDICAL CENTER Dear Mr. Sobczyk: Our staff has been analyzing your proposed development. application for your medical complex development on Washington Street, and at this time we are preparing to put together a preliminary staff report for your future Design Review Board meeting.- However, our Department still has not received your architectural elevations for your three story medical facility, and we would like to have your exterior building architectural plans (15 copies folded) by August 5, 1991, just in case one of the Development Review Committee members should happen to ask to see them at their meeting on August 8th. We would also appreciate cross - section views of the building which further defines the internal structural design concept for this large medical office facility. All plans which are submitted must be folded and include one 8 1/2" x 11" reduced version of the plan. The reduced copies should be legible and be able to be reproduced by our Xerox copier. One issue that has recently surfaced is the matter of the existing frontage road on the west side of Washington.Street, which terminates on the north side of your 30 acre site. The City would like to continue the existing frontage road south of 47th Avenue to 48th Avenue. Discussion has ensued amongst the City Departments and it has been determined that we would like ASL Engineering of Irvine, your traffic consultant, to redesign this project so that no access to Washington Street is shown. Access would only be permitted to the future frontage road. The frontage road should be a minimum of 50 feet from Washington Street and traffic geometrics should be reviewed to assure north and south -bound traffic movement on the frontage road is not impeded by the curvature of the road south from its present location. If your traffic consultant has other design alternatives which they believe are pertinent to the development of this site, (and will not compromise existing MAILING ADDRESS - P.O. BOX 1504 - LA QUINTA, CALIFORNIA 92253 and future traffic movement the Engineering Department ideas. The plans should be that they are consistent in would like 15 folded copies they become available in this area), -our Department and would be interested in your design prepared at a 1" = 40 foot scale so size to your topographic maps. We of the proposed plan as soon as We have spoken wih Ms. Debra Astin with the Sunline Transit Agency and she has requested a bus shelter and turn -out area along the frontage of the property. The bus turn -out lane should be designed so that it will not affect south -bound traffic movement, and the inset lane should be 12 -feet wide and 60 -feet long not including angled curb tapers. Please contact Sunline Transit should you have any questions regarding this (619- 343 - 3456). Lastly, we would greatly appreciate it if you would have the Desert Hospital Group put together a detailed summary of their proposed operational plan. The plan should include a description of the proposed medical uses in each prospective construction phase, the number of employees, type of Doctors which will work there which are either contract or rent space from Desert Hospital, the assumed number of clients to be serviced on a daily basis, any type of hazardous waste which might be used or disposed of at this site, and any other information which would be beneficial to our staff, Planning Commission and City Council during the City's review period. The hazardous waste information is'important because we will need to submit this information to the Riverside County Health Department for their review prior to consideration of your case by the Planning commission and, we will need to include this material in our required Environmental Assessment Form /Negative Declaration filing requirements as noted in the California Environmental Quality Act. We are required to post our environmental documentation a minimum of 21 days prior to the posted public hearing thereby allowing public comment on your case prior to formal action by the Commission. Property owner noticing also occurs at this time, therefore, it is critical that we examine this material as soon as it is available. Delay in the receipt of this information can affect the scheduling of the hearings. If you have any questions, please contact the undersigned. Very truly yours, JERRY HEWN P NNING DEVELOPMENT DIRECTOR g Trousdell Associate Planner GT:ccs cc: Mr. Peter Bergman, Desert Hospital LTRGT.005 /CS -2- cf vF dS 78-105 CALLE ESTADO -- LA DUINTA. CAUFORNIA 92263 - (419) 664 -224+ FAX (6 19) 684681' FROM: PLANNING i DEVELOPMENT DIVISION DATE: Juibt Manager I .Waste Management �incipal ic Works /Engineering a eral Telephone P1 er(s) Marshal a r Cable Vision sociate ding i Safety unline Transit Planner(s) ber of Commerce Caltrans (District II) Assistant Agricultural Commission P er rial Irrigation City of Indian Wells lanning hern California Gas i y of Indio Director rt Sands School Dist. S Postal Service Coachella Valley School Dist. Riverside County: CV Archaeological Society Planning Department Property Environmental Health Owner's Association :6eriff's Department LA QUINTA CASE NO(S): '� y�`• �i9 9/- 637 =tc 9/ - 6.5- ,444 �� -1�7 • PROJECT DESCRIPTION: ���� �s % % /f c;Z 7,?, S%% k • Off' r . ,�a, � � -�p. l� S{a /res � o,c! /� �2Tco�✓ � � �e ��E SiT� . PYROJECT LOCATION: `! gs r The City of La Quinta Development Review Committee is conducting an initii environmental study pursuant to the California Environmental Quality Act (CEQA) for the above referenced project(s). Attached is the information submitted by the project proponent. Your comments are requested with respect to: 1. Physical impacts the project presents on public resources, facilities, and /or services; 2. Recommended conditions: a) that you or your agency believe would miti- gate any potential adverse effects; b) or should apply to the project design; c) or improvements to satisfy other regulations and concerns which your agency is responsible; and 3. If you find that the identified impacts effects on the environment which cannot please recommend the scope and focus of may be helpful. Please send your response by maps /plans if not needed for your fi es. DEVELOPMENT REVIEW COMMITTEE meeting at La will have significant adverse be avoided through conditions, additional study(ies) which K qq ' and return th, You Kre invited to attend th Quinta City Hall scheduled for Date: �vq. U�, IRS I Time: 4S 0 Contact Per son %� ,, Title: %�04f_ .TIE Comments made by: (/ � /� Title: Date: Phonel`- �Z- Agency /Division � ATEp '01STR►c.1 k ESTABLISHED IN 1918 AS A PUBLIC AGENCY COACHELLA VALLEY WATER DISTRICT POST OFFICE BOX 1058 - COACHELLA, CALIFORNIA 92236 - TELEPHONE (619) 398-2651 DIRECTORS OFFICERS TELLIS CODEKAS, PRESIDENT THOMAS E. LEVY, GENERAL MANAGER -CHIEF ENGINEER RAYMOND R. RUMMONDS, VICE PRESIDENT BERNARDINE SUTTON, SECRETARY JOHN W. McFADDEN July 24, 1991 OWEN MCCOOK ASSISTANT GENERAL MANAGER DOROTHY M. NICHOLS REDWINE AND SHERRILL, ATTORNEYS THEODORE J. FISH RECEIVE- CITY Off- LA QUINTA Planning Commission �I- ANNINC, & DEVELOPMOTOEPT City of La Quinta Post Office Box 1504 La Quinta, California 92253 Gentlemen: File: 0163.1 Subject: Plot Plan 91 -465, General Plan Amendment 91 -037, Change of Zone 91 -065, Lot Line Adjustment 91 -147, Portion of Southwest Quarter, Section 30, Township 5 South, Range 7 East, San Bernardino Meridian This area is protected from stormwater flows by the Whitewater River Stormwater Channel and may be considered safe from stormwater flows except in rare instances. This area is designated Zone X on Federal Flood Insurance rate maps which are in effect at this time. The district will furnish domestic water and sanitation service to this area in accordance with the current regulations of this district. These regulations provide for the payment of certain fees and charges by the subdivider and said fees and charges are subject to change. This area shall be annexed to Improvement District No. 55 of Coachella-Valley Water District for sanitation service. TRUE CONSERVATION USE WATER WISELY . A .,-A Planning Commission -2- July 24, 1991 Plans for grading, landscaping, and irrigation systems shall be submitted to Coachella Valley Water District for review. This review is for ensuring efficient water management. If you have any questions please call Bob Meleg, stormwater engineer, extension 264. Yours very truly, Tom Levy General Manager -Chief Enginee RF:dr /eng7 cc: Don Park Riverside County Department of Public Health 79 -733 Country Club Drive, Suite D Bermuda Dunes, California 92201 COACHELLA VALLEY WATER DISTRICT ceity,,, 4 4Q" z�l�!i copw 78 -105 CALLE ESTADO — LA QUINTA, CALIFORNIA 92253 - (619) 564 -2246 July 24, 1991 Mr. Jeffrey Sobczyk, Vice President of Development C/O Mediplex Medical Building Corp. 12225'Greenville Avenue, Suite 830 Dallas, TX 75243 G FAX (619) 564 -5617 SUBJECT: GENERAL.PLAN AMENDMENT 91 -037, CHANGE OF ZONE 91 -065, PLOT PLAN 91 -465, LOT LINE ADJUSTMENT 91 -147, & ENVIRONMENTAL ASSESSMENT 91 -210 Dear Mr. Sobczyk: Thank you for submitting your development application to our Department on July 18, 1991. However, your application is incomplete pursuant to Government Section 65943 and we will need the following information from your company to proceed with your application: 1) 300 foot radius map property ownership labels (three sets) 'prepared by a licensed firm (e.g. title company or other agency) , 2) colored plans, 3) lot line adjustment exhibit prepared by a licensed surveyor or Civil Engineer, and 4) materials, and color board. In the interim, our Staff has scheduled your case for general discussion by the City's Development Review committee on August 8, 1991, at 2:45 P.M. If you have a problem with this meeting date, please contact me and I will try to reschedule your case to another date and /or time. It would be extremely helpful if you could make sure that all your Development Staff is available for questioning on August 8th because you will be meeting with our Staff and possible other public agency Staff. We have not scheduled your case for review by the Design Review Board or with the Planning Commission. However, we will set these dates and times once we have the Development Review Committee meeting, and all materials have been received by our Department. MAILING ADDRESS - P.O. BOX 1504 - LA QUINTA, CALIFORNIA 92253 LTRGT.002 /BJ -1- 1 J If you have any questions, please contact the undersigned. Very truly yours, JERRY HERMAN PLANNING(& DEVELOPMENT DIRECTOR Greg Trousdell Associate Planner GT:ccs cc: Mr. Peter Bergman, Desert Hospital Ash, Danko, Hodge & Company LTRGT.002 /BJ -2- ._ �, :, � � � ;t r GLEN J. NEWMAN FIRE CHIEF To: City of La Quinta Planning Division Attention: Greg Trousdell RIVERSIDE COUNTY FIRE DEPARTMENT 210 WEST SAN JACINTO AVENUE • PERRIS, CALIFORNIA 92370 (714) 657 -3183 July 22, 1991 Re: Plot Plan 91 -465 El Mirador Medical Complex With respect to the condition of approval regarding the above referenced Plot Plan, the Fire Department requires the following fire protection measures be provided in accordance with La Quinta Municipal Code and /or recognized fire protection standards: 1. Provide or show there exists a water system capable of delivering 3500 gpm for a 3 hour duration at 20 psi residual operating pressure which must be available before any combustible material is placed on the job site. 2. A combination of on -site and off -site Super fire hydrants, on a looped system (6" x 4" x 21" x 2} "), will be located not less than 25' or more than 165' from any portion of the building(s) as measured along approved vehicular travelways. The required fire flow shall be available from any adjacent hydrant(s) in the system. 3. Prior to issuance of building permit applicant /developer shall furnish one blueline copy of the water system plans to the Fire Department for review /approval. Plans shall conform to the fire hydrant types, location and spacing, and, the system shall meet the fire flow requirements. Plans shall be signed /approved by a registered civil engineer and the local water company with the following certification: "I certify that the design of the water system is in accordance with the requirements prescribed by the Riverside County Fire Department." The required water system including fire hydrants shall be installed and operational prior to the start of construction. 4. Install a complete fire sprinkler system per NFPA 13. The post indicator valve and fire department connection shall be located to the front, within 50 feet of a hydrant, and a minimum of 25 feet from the building(s). System plans must be submitted with a plan check /inspection fee to the Fire Department for review. A statement that the building(s) will be automatically fire sprinklered must be included on the title page of the building plans. 5. Install portable fire - extinguishers per NFPA, Pamphlet X610, but not less than 2A10BC in rating. Contact certified extinguisher company for proper placement of equipment. PLANNING DIVISION J�kJNDIO OFFICE ❑ TEMECULA OFFICE 79.733 Country Club Drive, Suite F, Indio, CA 92201 41002 County Center Drive, Suite 225, Temecula, CA 92390 (619) 3424i886 • FAX (619) 7752072 (714) 694 -5070 • FAX (114) 694 -5076 ❑ RIVERSIDE OFFICE 3760 12th Street, Riverside, CA 92501 (714) 275.4777 • FAX (714) 369.7451 printed on recycled paper To: 'City of La Quinta 7/22/91 Re: PP 91 -465 Page 2. El Mirador Med. Complex 6. Install Panic Hardware and Exit signs as per Chapter 33 of the Uniform Building Code. 7. Certain designated areas will be required to be maintained as fire lanes. 8. Pr.bvide-fire apparat..us- "road= to..within 150 feet of any portion of the exterior wall.of the first floor. Such road shall have a minimum of 20 feet of unobstructed width and a minimum of 13 feet 6 inches of vertical clearance. 9. Comply with Section 801.2,of Riverside County Ordinance 546, Life Safety Support System. 10. Center divider in entrance way shall be set back a minimum of 20 feet from curb line. 11., Provide valve supervision and 24 hour monitoring of the waterflow alarm at the automatic fire sprinkler system. 12. Approved building numbers or address shall be placed in such a position as to be plainly visible and legible from the street or road. Said numbers shall contrast with their background.. 13. This project may require licensing and /or review by State agencies. Applicant should prepare a letter of intent detailing his proposed usage to facilitate case review. Contact should be made with the Office of the State Fire Marshal (818- 960 -6441) for an opinion and a classification of occupancy type. This information and a copy of the letter of intent should be submitted to the Fire Department so that proper requirements may be specified during the review process. Final conditions will be addressed when building plans are reviewed. A plan check fee must be paid to the Fire Department at the time building plans are submitted. All questions regarding the meaning of these conditions should be referred to the. Fire Department Planning & Engineering Staff at (619) 342 -8886. Sincerely, RAY REGIS Chief Fiiree Department Planner By Tom Hutchison Fire Safety Specialist to B -7 RIVERSIDE COUNTY COIS BYRD, SHERIFF • Mr. Greg Trousdell Associate Planner Ca=tty of La Quinta 78;;`105 Calle Estado La Quinta CA 92253 Dear Mr. Trousdell: A I Sheriff 1 82 -695 DR. CARREON BLVD. • INDIO, CA 92201 • (619) 342 -8990 July 22, 1991 r—Foo' i JUL 2. 4 Toro ,I] Y Vr LA VUINTA 'LANNING & DEVELOPMENT DEPT. RE: PP 91 -465; GPA 91 -037; IC 91 -065; LLA 91 -147; EA -91 =2 The Sheriff's Department has no objection in concept to this development. However, when the plans become available we would appreciate reviewing them. Thank you. Sincerely, COIS BYRD, SHERIFF 7� onald F. Dye, Lieutenant Indio Station CB: RD: gt r� CHICA GO T -.L ,LE 3880 Lemon Street Riverside, CA 92501 DESERT HOSPITAL 1150 N. INDIAN AVENUE PALM SPRINGS, CA. 92263 ATTENTION: PETER BERGMANN ENCLOSURES: DATE: July 12, 1991 REF. NO.: ORDER NO.: 525060 -07 PRELIMINARY TITLE REPORT DATED AS OF JULY 8, 1991 AT 7:30 A.M. JUL 7 i0Q' TA ell y Qv- r owl 'LAMMING & DEVEWRENT DEPT. WE PRECIAT IS PORTUNITY TO SERVE YOU. TITLE OFFIC STEVE GALL ER N Issuing Office: CHICAGO Title Company 3880 Lemon.Street Riverside, CA 92501 DESERT HOSPITAL 1150 N. INDIAN AVE. P.O. BOX 1627 PALM SPRINGS, CALIFORNIA 92263 Attention: PETER BERGMANN Dated as of July 8, 1991 at 7:30 A.M. Your Ref: Loan Ref: DESERT HOSPITAL Order No: 525060 `07 In response to the above referenced application for a policy of title insurance, CHICAGO TITLE COMPANY hereby reports that it is prepared to issue, or cause to be issued, as of the date hereof, a Policy or Policies of Title Insurance describing the land and the estate or interest therein hereinafter set forth, insuring against lose which may be sustained by reason of any defect, lien or encumbrance not shown or referred to as an Exception in Schedule B or not excluded from coverage pursuant to the printed Schedules, Conditions and Stipulations of said Policy forms. The printed Exceptions and Exclusions from the coverage of said Policy or Policies are set forth in Exhibit A attached. Copies of the Policy forms should be read. They are available from the office which issued this report. THIS REPORT (AND ANY SUPPLEMENTS OR AMENDMENTS HERETO) IS ISSUED SOLELY FOR THE PURPOSE OF FACILITATING THE ISSUANCE OF A POLICY OF TITLE INSURANCE AND NO LIABILITY IS ASSUMED HEREBY. IF IT IS DESIRED THAT LIABILITY BE ASSUMED PRIOR TO THE ISSUANCE OF A POLICY OF TITLE INSURANCE, A BINDER OR COMMITMENT SHOULD BE REQUESTED. The form of policy of title insurance contemplated by this report is: California Land Title Association Standard Coverage Policy American Land Title Association Owner's Policy A.L.T.A. Residential Title Insurance Policy American Land Title Association Loan Policy Oth6r. Title Off c r, STEVE' GHER PRaMFP - 11/29/86 Standard Coverage F-1 F1 Extended Coverage IN] 0 El LENDERS SUPPLEMENTAL REPORT Dated as of: July 8, 1991 at 7:30 A. M. Title Officer STEVE GALLAGHER Issuing Office: CHICAGO TITLE COMPANY 3880 Leman Street Riverside, CA 92501 Your Ref: DESERT HOSPITAL Order No: 525060 The above numbered report (including any supplements or amendments thereto) is hereby modified and /or supplemented in order to reflect the following additional items relating to the issuance of an American Land Title Association Loan Form Policy of Title Insurance: Order No: 525060 -07 SCHEDULE A 1. The estate or interest in the land hereinafter described or referred to covered by this report is: A FEE 2. Title to said estate or interest at the date hereof is vested in: ASH, ACKERSON, HODGE AND COMPANY - A GENERAL PARTNERSHIP 3. The land referred to in this report is situated in the State of California, County of RIVERSIDE and is described as follows- SEE ATTACHED DESCRIPTION �. _ � rl, , i Order No: 525060 -07 1 PARCEL A: DESCRIPTION PARCEL 2 OF PARCEL MAP 15772, AS PER MAP RECORDED IN BOOK 79, PAGES 58 AND 59 OF PARCEL MAPS, IN THE OFFICE OF THE COUNTY RECORDER OF SAID COUNTY. PARCEL B:- THE SOUTH HALF OF THE SOUTH HALF OF LOT 1 OF THE SOUTHWEST QUARTER, AND THE SOUTHEAST QUARTER OF LOT 2 OF THE SOUTHWEST QUARTER OF SECTION 30, TOWNSHIP 5 SOUTH, RANGE 7 EAST, SAN BERNARDINO MERIDIAN, ACCORDING TO THE OFFICIAL PLAT THEREOF. EXCEPTING THEREFROM THAT PORTION DESCRIBED AS FOLLOWS: COMMENCING AT THE NORTHEAST CORNER OF THE SOUTH HALF OF THE SOUTH HALF OF SAID LOT; THENCE SOUTH ON THE EASTERLY LINE OF SAID LOT 1, 50 FEET; THENCE WEST, AT RIGHT ANGLES AND PARALLEL WITH THE SOUTH LINE OF SAID LOT 1, 150 FEET; THENCE NORTH AT RIGHT ANGLES AND PARALLEL WITH THE EASTERLY LINE OF SAID LOT 1, 50 FEET TO THE NORTH LINE OF SAID SOUTH HALF OF THE SOUTH HALF OF LOT 1; THENCE EAST ON THE NORTH LINE OF THE SOUTH HALF OF THE SOUTH HALF OF SAID LOT 1, 150 FEET TO THE POINT OF BEGINNING. PARCEL C: THAT PORTION OF THE SOUTH ONE -HALF OF THE SOUTH ONE -HALF OF LOT 1 IN THE SECTION 30, TOWNSHIP 5 SOUTH, RANGE 7 EAST, SAN BERNARDINO MERIDIAN, ACCORDING TO THE OFFICIAL PLAT THEREOF, DESCRIBED AS FOLLOWS: COMMENCING AT THE NORTHEAST CORNER OF SAID SOUTH ONE -HALF OF THE SOUTH ONE -HALF OF LOT 1 THENCE SOUTH ON THE EAST LINE OF SAID LOT, 50 FEET; THENCE AT RIGHT ANGLES WESTERLY AND PARALLEL WITH THE SOUTH LINE OF SAID LOT 1, 150 FEET; THENCE NORTH AT RIGHT ANGLES AND PARALLEL WITH THE EAST LINE OF SAID LOT, 50 FEET, TO A POINT IN THE NORTH LINE OF SAID SOUTH ONE -HALF OF THE SOUTH ONE -HALF OF LOT 1; THENCE EAST ON THE NORTH LINE OF THE SOUTH ONE -HALF OF THE SOUTH ONE -HALF OF SAID LOT, 150 FEET, MORE OR LESS, TO THE TRUE POINT OF BEGINNING. S J +t � � , ,. .. ... .' � �. .. 1 i. � � .. � � . 1 t ii Order No: 525060 -07 Page 1 A B C D E F G H I SCHEDULE B At the date hereof exceptions to coverage in addition to the printed Exceptions and Exclusions in the policy form designated on the face page of this Report would be as follows: 1. GENERAL AND SPECIAL TAXES FOR THE FISCAL YEAR 1991 -92, NOW A LIEN, NOT YET DUE OR PAYABLE. 2. THE LIEN OF SUPPLEMENTAL TAXES, IF ANY, ASSESSED PURSUANT TO THE PROVISIONS OF CHAPTER 3.5 (COMMENCING WITH SECTION 75) OF THE REVENUE AND TAXATION CODE OF THE STATE OF CALIFORNIA. 3. RIGHTS OF THE PUBLIC IN AND TO THE PORTION OF THE HEREIN DESCIRBED LAND LYING WITHIN 40TH STREET. AFFECTS: PARCEL B 4. RIGHT OF THE PUBLIC IN AND TO THAT PORTION OF THE HEREIN DESCRIBED LAND LYING WITHIN WASHINGTON STEET. AFFECTS: PARCELS B AND C 5. THE FACT THAT THE OWNERSHIP OF SAID LAND DOES NOT INCLUDE RIGHTS OF ACCESS TO OR FROM THE STREET OR HIGHWAY ABUTTING SAID LAND, SUCH RIGHTS HAVING BEEN RELINQUISHED BY THE MAP OF SAID TRACT. AFFECTS: PARCEL A EXCEPT FOR ACCESS POINTS AS SHOWN ON SAID MAP. 6. THE REQUIREMENT THAT THE SPOUSES OF MARILYN BODGE, JAMES F. ASH, ROBERT C. ASH, AND CHARLES E. ASH, JOIN IN THE EXECUTION OF ANY INSTRUMENT CONVEYING OR ENCUMBERING SAID REAL PROPERTY. 7. A DEED OF TRUST TO SECURE AN INDEBTEDNESS IN THE AMOUNT SHOWN BELOW, AND ANY OTHER OBLIGATIONS SECURED THEREBY; AMOUNT: $200,000.00 DATED: DECEMBER 30, 1983 TRUSTOR: ASH, ACKERSON, HODGE AND COMPANY, A GENERAL PARTNERSHIP TRUSTEE: CONTINENTAL AUXILIARY COMPANY, A CALIFORNIA CORPORATION BENEFICIARY: BANK OF AMERICA NATIONAL TRUST AND SAVINGS AMERICAN SECURITIES COMPANY, A NATIONAL BANKING ASSOCIATION RECORDED: JANUARY 18, 1984 IN BOOK 1984 PAGE 10446, OFFICIAL RECORDS } v :.. .. :+ ,� <' � ,• .� ,. � - 3t: Order No: 525060 -07 Page 2 SCHEDULE B (continued) J AFFECTS: PARCELS B AND C K 8. AN EASEMENT FOR THE PURPOSE SHOWN BELOW AND RIGHTS INCIDENTAL THERETO AS SET FORTH IN A DOCUMENT GRANTED TO: COACHELLA VALLY WATER DISTRICT, OF COACHELLA CALIFORNIA, A PUBLIC AGENCY PURPOSE: UNDERGROUD PIPELINE RECORDED: MAY 17, 1984 AS INSTRUMENT NO. 104261, OFFICIAL RECORDS AFFECTS: PARCELS B AND C L RESTRICTIONS ON THE USE, BY THE OWNERS OF SAID LAND, OF THE EASEMENT AREA AS SET OUT IN SAID EASEMENT DOCUMENT. END OF SCHEDULE B N NOTE NO. 1: IF THIS COMPANY IS REQUESTED TO DISBURSE FUNDS IN CONNECTION WITH THIS TRANSACTION, CHAPTER 598, STATUTES OF 1989 MANDATES HOLD PERIODS FOR CHECKS DEPOSITED TO ESCROW OR SUB - ESCROW ACCOUNTS. THE MANDATORY HOLD PERIOD FOR CASHIER'S CHECKS, CERTIFIED CHECKS AND TELLER'S CHECKS IS ONE BUSINESS DAY AFTER THE DAY DEPOSITED. OTHER CHECKS REQUIRE A HOLD PERIOD FROM THREE TO SEVEN BUSINESS DAYS AFTER THE DAY DEPOSITED. NOTE NO. 2: IF A 1970 ALTA OWNER'S OR LENDER'S OR 1975 ALTA LEASEHOLD OWNER'S OR LENDER'S POLICY FORM HAS BEEN REQUESTED, THE POLICY, WHEN APPROVED FOR ISSUANCE, WILL BE ENDORSED TO ADD THE FOLLOWING TO THE EXCLUSIONS FROM COVERAGE CONTAINED THEREIN: LOAN POLICY EXCLUSION: ANY CLAIM, WHICH ARISES OUT OF THE TRANSACTION CREATING THE INTEREST OF THE MORTGAGEE INSURED BY THIS POLICY, BY REASON OF THE OPERATION OF FEDERAL BANKRUPTCY, STATE INSOLVENCY OR SIMILAR CREDITORS' RIGHTS LAWS. OWNER'S POLICY EXCLUSION ANY CLAIM, WHICH ARISES OUT OF THE TRANSACTION VESTING IN THE INSURED, Order No: 525060 -07 Page 3 0 P 0 R SCHEDULE B (continued) THE ESTATE OR INTEREST INSURED BY THIS POLICY, BY REASON OF THE OPERATION OF FEDERAL BANKRUPTCY, STATE INSOLVENCY OR SIMILAR CREDITORS' RIGHTS LAWS. NOTE NO. 3: IF THE LAND REFERRED TO IN THIS REPORT CONTAINS A ONE -TO -FOUR FAMILY RESIDENTIAL STRUCTURE OR CONDOMINIUM UNIT, ONE FORM OF COVERAGE AVAILABLE IS THE AMERICAN LAND TITLE ASSOCIATION RESIDENTIAL POLICY. IF THE AMERICAN LAND TITLE ASSOCIATION RESIDENTIAL POLICY IS REQUESTED, THE POLICY, WHEN ISSUED, WILL CONTAIN THE FOLLOWING EXCEPTIONS IN PART I OF SCHEDULE B. "PART I SOMEONE ELSE IS CLAIMING AN INTEREST IN YOUR LAND BY REASON OF: A. EASEMENTS NOT SHOWN IN THE PUBLIC RECORDS B. BOUNDARY DISPUTES NOT SHOWN IN THE PUBLIC RECORDS C. IMPROVEMENTS OWNED BY YOUR NEIGHBOR PLACED ON YOUR LAND." NOTE NO. 4: FOR PRORATION PURPOSES, GENERAL AND SPECIAL TAXES FOR THE FISCAL YEAR SHOWN BELOW ARE: FISCAL YEAR: 1990 -91 FIRST INSTALLMENT: $1,008.13 SECOND INSTALLMENT: $1,008.13 EXEMPTION: NONE CODE AREA: 020043 ASSESSMENT NO.: 617 - 070 -023 -6 NOTE NO. 5: FOR PRORATION PURPOSES, GENERAL AND SPECIAL TAXES FOR THE FISCAL YEAR SHOWN BELOW ARE: FISCAL YEAR: FIRST INSTALLMENT: SECOND INSTALLMENT: EXEMPTION: CODE AREA: ASSESSMENT NO.: AFFECTS: 1990 -91 $8.53 $8.53 NONE 020043 617 - 070 -025 -8 PARCEL C NOTE NO. 6: FOR PRORATION PURPOSES, GENERAL AND SPECIAL TAXES FOR THE FISCAL YEAR SHOWN BELOW ARE: J i 1 i i !' i Order No: 525060 Page 4 S -07 FISCAL YEAR: FIRST INSTALLMENT: SECOND INSTALLMENT: EXEMPTION: CODE AREA: ASSESSMENT NO.: SG /BS SCHEDULE B (continued) 1990 -91 $867.95 $867.95 NONE 020043 617 - 070 -026 -9 020-003 010-024 016-043 PA R. r - 5 EX. �2& oA @ rRA /1 /0 AC. 010 /4 80 AC Nf 020 ,047 04? I Y �. O� n 1.1jo is' AAV 00, L.1 100 LS 0 U4 Offx. 0 owo ..r 14161) 1.63Ar. "I 11x PA#. Z t 3 ILAAXP qb 81 82 1k J00 jr IV YA LN toy it 7/07x• 25 (80 T 26 r t �� cc )A ff 310 79­1-1—wpk Z: A AL -AL pw.79158-59 Parcel Map 15772 M. B. 227177-76' rroct No. 26152' Z• tL OA Us RIS 719Z, 914, 9198, 25173, 40170, 41130 60'R /J. po".0 mo 64.0 P4.Ar 32697 4159 ASSESSOR'S MAP 8K. 617 PS.07 Ad& 24169-82 rr,?4,?30 AVVERSIDE- COUATY, CAZJF- 1967 - _ _ � , - �' :� r - �� � ,: __ -.. LIST OF PRINTED EXCEPTIONS AND EXCLUSIONS CALIFORNIA LAND TITLE ASSOCIATION STANDARD COVERAGE POLICY - 1990 EXCLUSIONS FROM COVERAGE The following matters are expressly excluded from the coverage of this policy and the Company will not pay loss or damage, costs, attorneys' fees or expenses which arise by reason of: 1. (a) Any law, ordinance or governmental regulation (including but not limited to building and zoning laws, ordinances, or regulations) restricting, regulating, prohibiting or relating to (i) the occupancy, use, or enjoyment of the land; (ii) the character, dimensions or location of any improvement now or hereafter erected on the land; (iii) a separation in ownership or a change in the dimensions or area of the land or any parcel of which the land is or was a part; or (iv) environmental protection, or the effect of any violation of these laws, ordinances or governmental regulations, except to the extent that a notice of the enforcement thereof or a notice of a defect, lien or encumbrance resulting from a violation or alleged violation affecting the land has been recorded in the public records at Date of Policy. (b) Any governmental police power not excluded by (a) above, except to the extent that a notice of the exercise thereof or a notice of a defect, lien or encumbrance resulting from a violation or alleged violation affecting the land has been recorded in the public records at Date of Policy. Rights of eminent domain unless notice of the exercise thereof has been recorded in the public records at Date of Policy, but not excluding from coverage any taking which has occurred prior to Date of Policy which would be binding on the rights of a purchaser for value without knowledge. Defects, liens, encumbrances, adverse claims or other matters: (a) whether or not recorded in the public records at Date of Policy, but created, suffered, assumed or agreed to by the insured claimant; (b) not known to the Company, not recorded in the public records at Date of Policy, but known to the insured claimant and not disclosed in writing to the Company by the insured claimant prior to the date the insured claimant became an insured under this policy; (c) resulting in no loss or damage to the insured claimant; (d) attaching or created subsequent to Date of Policy; or (e) resulting in loss or damage which would not have been sustained if the insured claimant had paid value for the insured mortgage or the estate or interest insured by this policy. Unenforceability of the lien of the insured mortgage because of the inability or failure of the insured at Date of Policy, or the inability or failure of any subsequent owner of the indebtedness, to comply with applicable doing business laws of the state in which the land is situated. Invalidity or unenforceability of the lien of the insured mortgage, or claim thereof, which arises out of the transaction evidenced by the insured mortgage and is based upon usury or any consumer credit protection or truth -in- lending law. Any claim, which arises out of the transaction vesting in the insured the estate or interest insured by this policy or the transaction creating the interest of the insured lender, by reason of the operation of federal bankruptcy, state insolvency or similar creditors' rights laws. EXCEPTIONS FROM COVERAGE This policy does not insure against loss or damage (and the Company will not pay costs, attorneys' fees or expenses) which arise by reason of: 1. Taxes or assessments which are not shown as existing liens by the records of any taxing authority that levies taxes or assessments on real property or by the public records. Proceedings by a public agency which may result in taxes or assessments, or notices of such proceedings, whether or not shown by the records of such agency or by the public records. 2. Any facts, rights, interests or claims which are not shown by the public records but which could be ascertained by an inspection of the land or which may be asserted by persons in possession thereof. 3. Easements, liens or encumbrances, or claims thereof, which are not shown by the public records. 4. Discrepancies, conflicts in boundary lines, shortage in area, encroachments, or any other facts which a correct survey would disclose, and which are not shown by the public records. 5. (a) Unpatented mining claims; (b) reservations or exceptions in patents or in Acts authorizing the issuance thereof; (c) water rights, claims or title to. water, whether or not the matters excepted under (a), (b) or (c) are shown by the public records. Reorder Form No. 12599 �i � � � 'a Issuing Office: SOBCZYK, JEFF JUL 1 7 i o o 14126 SHERMAN WAY, 1573 -g VAN NUYS, CALIFORNIA 914CN V Oy° L, j, gdM)T A PLANNING & DEVELOPMENT DEPT. Attention: Dated as of April 1, 1991 at 7:30 A.M. CHICAGO Title Company 3880 Leman Street Riverside, CA 92501 Your Ref: Loan Ref: Order No: C525060 -23 In response to the above referenced application for a policy of title insurance, CHICAGO TITLE COMPANY hereby reports that it is prepared to issue, or cause to be issued, as of the date hereof, a Policy or Policies of Title Insurance describing the land and the estate or interest therein hereinafter set forth, insuring against loss which may be sustained by reason of any defect, lien or encumbrance not shown or referred to as an Exception in Schedule B or not excluded from coverage pursuant to the printed Schedules, Conditions and Stipulations of said Policy forms. The printed Exceptions and Exclusions from the coverage of said Policy or Policies are set forth in Exhibit A attached. Copies of the Policy forms should be read. They are available from the office which issued this report. THIS REPORT (AND ANY SUPPLEMENTS OR AMENDMENTS HERETO) IS ISSUED SOLELY FOR THE PURPOSE OF FACILITATING THE ISSUANCE OF A POLICY OF TITLE INSURANCE AND NO LIABILITY IS ASSUMED HEREBY. IF IT IS DESIRED THAT LIABILITY BE ASSUMED PRIOR TO THE ISSUANCE OF A POLICY OF TITLE INSURANCE, A BINDER OR COMMITMENT SHOULD BE REQUESTED. The form of policy of title insurance contemplated by this report is: California Land Title Association Standard Coverage Policy American Land Title Association Owner's Policy A.L.T.A. Residential Title Insurance Policy American Land Title Association Loan Policy Other• Title offic r, STEVE G LA HER PRECS P - ti /e /ea Standard Coverage El Extended Coverage FEW t ■ t t J� 4 S 1 .. � A�., ... r. .. � .. ... ,.. ,1'. . ., .. .1, �. _.. Order No: C525060 -23 SCHEDULE A 1. The estate or interest in the land hereinafter described or referred to covered by this report is: A FEE 2. Title to said estate or interest at the date hereof is vested in: ASH, ACKERSON, HODGE AND COMPANY, A GENERAL PARTNERSHIP 3. The land referred to in this report is situated in the State of California, County of RIVERSIDE and is described as follows: PARCEL 2 OF.PARCEL MAP 15772, IN THE CITY OF LA QUINTA, COUNTY OF RIVERSIDE, STATE OF CALIFORNIA, AS PER MAP RECORDED IN BOOK 79, PAGES 58 AND 59 OF PARCEL MAPS, IN THE OFFICE OF THE COUNTY RECORDER OF SAID COUNTY. I Order No: C525060 -23 Page 1 A B C D E SCHEDULE B At the date hereof exceptions to coverage in addition to the printed Exceptions and Exclusions in the policy form designated.on the face page of this Report would be as follows: 1. GENERAL AND SPECIAL TAXES FOR THE FISCAL YEAR 1991 -92, NOW A LIEN, NOT YET.DUE OR PAYABLE. 2. THE LIEN OF SUPPLEMENTAL TAXES, IF ANY, ASSESSED PURSUANT TO THE PROVISIONS OF CHAPTER 3.5 (COMMENCING WITH SECTION 75) OF THE REVENUE AND TAXATION CODE OF THE STATE OF CALIFORNIA. 3. GENERAL AND SPECIAL TAXES FOR THE FISCAL YEAR 1990 -91 SECOND INSTALLMENT: $1,008.13 CODE AREA: 020043 ASSESSMENT NO.: 617- 070 -023 -6 EXEMPTION: NONE 4. THE FACT THAT THE OWNERSHIP OF SAID LAND DOES NOT INCLUDE RIGHTS OF ACCESS TO OR FROM THE STREET OR HIGHWAY ABUTTING SAID LAND, SUCH RIGHTS HAVING BEEN RELINQUISHED BY THE MAP OF SAID TRACT.- AFFECTS: ABUTTING WASHINGTON STREET NOTE: EXCEPT FOR A 60.00 FOOT ACCESS OPENING, AS DISCLOSED ON THE MAP. HEREIN. END OF SCHEDULE B G NOTE NO. 1: IF THIS COMPANY IS REQUESTED TO DISBURSE FUNDS IN CONNECTION WITH THIS TRANSACTION, CHAPTER 598, STATUTES OF 1989 MANDATES HOLD PERIODS FOR CHECKS DEPOSITED TO ESCROW OR SUB - ESCROW ACCOUNTS. THE MANDATORY HOLD PERIOD FOR CASHIER'S CHECKS, CERTIFIED CHECKS AND TELLER'S CHECKS IS ONE BUSINESS DAY AFTER THE DAY DEPOSITED. OTHER CHECKS REQUIRE A HOLD PERIOD FROM THREE TO SEVEN BUSINESS DAYS AFTER THE DAY DEPOSITED. NOTE NO. 2: IF A 1970 ALTA OWNER'S OR LENDER'S OR 1975 ALTA LEASEHOLD OWNER'S OR LENDER'S POLICY FORM HAS BEEN REQUESTED, THE POLICY, WHEN APPROVED FOR ISSUANCE, WILL BE ENDORSED TO ADD THE FOLLOWING TO THE t;r- .. � - . (. .., � .. r � �... � arts � � • . .-w . ... • .. .� P i i� �'. ; r �� � � 1', (:.� i' 'a� .s.,: r! `''>.t � .. '} wr, i. •I 7 !,_..,. .t , �� .,•� t, � Y. li!_ . "'; •. 1.; •� ��� t Order No: C525060 •23 Page 2 SCHEDULE B (continued) EXCLUSIONS FROM COVERAGE CONTAINED THEREIN:. IRAN POLICY EXCLUSION: ANY CLAIM, WHICH ARISES OUT. OF THE TRANSACTION CREATING THE INTEREST OF THE MORTGAGEE INSURED BY THIS POLICY, BY .REASON OF THE OPERATION OF FEDERAL BANKRUPTCY, STATE INSOLVENCY OR SIMILAR CREDITORS' RIGHTS LAWS. OWNER'S POLICY EXCLUSION ANY CLAIM, WHICH ARISES OUT OF THE TRANSACTION VESTING IN THE INSURED, THE ESTATE OR INTEREST INSURED BY THIS POLICY, BY REASON OF THE OPERATION OF FEDERAL BANKRUPTCY, STATE INSOLVENCY OR SIMILAR CREDITORS' RIGHTS LAWS. NOTE NO. 3: IF THE LAND REFERRED TO IN THIS REPORT CONTAINS A ONE -TO -FOUR FAMILY RESIDENTIAL STRUCTURE OR CONDOMINIUM UNIT, ONE FORM OF COVERAGE AVAILABLE IS THE AMERICAN LAND TITLE ASSOCIATION RESIDENTIAL POLICY. IF THE AMERICAN LAND TITLE ASSOCIATION RESIDENTIAL POLICY IS REQUESTED, THE POLICY, WHEN ISSUED, WILL CONTAIN THE FOLLOWING EXCEPTIONS IN PART I OF SCHEDULE B. "PART I SOMEONE ELSE IS CLAIMING AN INTEREST IN YOUR LAND BY REASON OF: ' A. EASEMENTS NOT SHOWN IN THE PUBLIC RECORDS B. BOUNDARY DISPUTES NOT SHOWN IN THE PUBLIC RECORDS C. IMPROVEMENTS OWNED BY YOUR NEIGHBOR PLACED ON YOUR LAND." H NOTE NO. 4: THE CHARGES FOR THIS TITLE REPORT ARE FOR SERVICES TO DATE ONLY. ANY ADDITIONAL WORK REQUESTED IN REGARDS TO THIS REPORT WILL INCUR ADDITIONAL CHARGES. 1 SG /GKC ' t 1 ,< ' . ..'A j � I 7 ' r,. t � .. r. ,. ,� w.. ' .,. .._ ,.._.1 � t i .: ` _ .... �r � 5 � I� ` .� r � � �'4 � .. !� t � i � �' ` � �t �;, i' r � F; t r � rPl Str • JL EI � 1 f n < � S' A t 1, � �' � 1 / I �. I ' 1 r i '.• r + _.. is �r � ' 1 � . � � � � 1 � ; _ ,r � r 7 1 � � � it r� � � r •. � J � 1 j 1, j � ' Y �. ..,. .. .. .. � , � J � �' r s ' t ... 1 -r. - � � . i i.` I. �s. 'i� �L j 1 � r i � J :# �. • e � i .r %'s � I ' i r ,ar t,i. r. . ,_.. -. ,.x ,. , { ' 1 ., i) r�• � �ti �� � r .. '. F it r � 1/. � .. _ f ' � 1 ; 01 t �j' • ' 1 ! r � �i r j t � �' �! _ �- Y �'j. .'` � � ) A j' 1 � 1 :( �.�` f- ! .. ! l .. _ r d r a / � ti � 1 � 7 r n� iT IN THE COUNTY Of RIV[OfIO[ / ...ur l o/ i •rl•M PARCEL MAP NO�.n.15772 �✓ - / J.1le r••,v.i Iiirvi.. p rir..l.wl / W i I✓i caiJwcla NJ[VLR wA/o wasociwrws • /� iaw � o %J•S �1' II/ YG Ie �wi ✓� .•rr .V y Iq' ?.', IOM I .V' /V. :(? MN/' TO- "J /.-17 r -��i �1 ti. I.-ll. -i• . .i CA'O•..'.I "..• •M•.1 .v i0 Wl /••I1• -..•� •r. 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M//•i/ . u1l i ✓../ ,/• w<ci..MOr iw .OI.M.00 . kOR IS IT A PART Of THE REPORT OR pOLICY � ✓.•..... -e, alb •1 +..� «..•.. •.- .� -•I)] ' TO WHICH IT MAY BE ATTACHED. TICOR TITLE INSURANCE COMPANY Of CALIFORNIA _q `iii.l ._.. __ .. .. � 't. �. ., .,`.:fir `L i,... ra .. : ' ... x_15 'c •' `' `_}y qo .: '1 i0 ��; ;71j7 �+ •i•'.,. 'a. t! k.. _ .ti: .. .. :fie:: .� •� it. ...,. ... - .. .. � S. �:1 .. ' � ,.,. ... .. .. -. � - . � -.t *s . e.i. t� .. ` r_ o� 617-07 r. C. A. 016 -002 020 -00Z S //2 SEC. 30, T•5S, R. 7E .sscss., S MAIPw:vs[A00 020 -003 020- 021 016-043 �1 �t f,• I I POW aw • am. ti /tI /!B/ of G)1 tl' — _ nay M t.&" t • •• P.tA. / n _ I . 3a�ar a G1 �� ♦ 'j� vF v � f• ---at .♦' •sat �� / • OZo a /I.B© .NI �a 1 OZO -0� .f .r' • y 84 = +. ' • „�'�.�� '1 ' �•• t - ea J a !NA •a.1a' .' _ ~ aye J • .w.au �: �-t .r e�-m►: `1Si o o last / ,/t 1 �'• ,r If /6Jae.•lriP _ .rw.aa• ' !�, j t S I I r 83 11'01 O PAR.l t /7 ♦ ,i• i _� 1 n r . f� f\ I� . L.P .K B6 aet a 1' S j • _ t tsa..? �. • ,Ir . 1's j ' I 'a ,.♦ •\ 4L,Co A�.nt. r I BK. � q t i ��.� � w�' ►• Q..l ..ir .. � 1 � 623 !� i '• r, .+ .� B� /3 tt I I �, �; • :r f V 82 � • i\ r� WOO 1 �a��� �r i i � � � � � i t ..: •1 err av e. .v'r lo. t i r • 1 ( t �, ,.,� a+sn i s -w- r ®: 1 i 11074a - y a .F\ a r• a I i ~• BO • r =il . ' Q174• � O L rte• :� .ti i r n• aa'� RAC 79150-59 PO--CN Atop 15772 7O ,••• •, r• "• ” A[Q 2h/69 -82 nao► Na 24230 Z zjr tG oAmirls r /jr. fir, som, 2.i/T7. 40/70, 4113I 60'AVa Aw,.gr w "'„ rt 401r -6tl, ~sri -F se o iur ussr /�s A e SSn"rS AW Br, 6/7 Mo7 APA /C /967 i:r- ;tl*t is toryour aid in kx ating your land with reference h's plat is f oryour aid in locating your land with reference 'o ,,4.. and ottwr mrcelr. it is not a survey. While this 3,r. -tits and other psrc. Ss. if is not a survey. While this (:O'r�'C!, the �JS1i'£!nt' b89UmeS nC, a �8 t 91b•,:eVV.G ,o t' ? cClr!gct, the Co+npany gAwmes no ,•:�:c +:;y r., nnn c� r- i.inca therecn." cr:,.;�r ; tt y reasor cf ry!lnnce thereon... '.�lY i_ ,'C:'.^v !� :1t:'JR: \N::f: JiPA ►IY f� i.i f. a. a s _ t R, LIST OF PRINTED EXCEPTIONS AND EXCLUSIONS CALIFORNIA LAND TITLE ASSOCIATION STANDARD COVERAGE POLICY - 1990 EXCLUSIONS FROM COVERAGE The following matters are expressly excluded from the coverage of this policy and the Company will not pay loss or damage, costs, attorneys' fees or expenses which arise by reason of: 1. (a) Any law, ordinance or governmental regulation (including but not limited to building and zoning laws, ordinances, or regulations) restricting, regulating, prohibiting or relating to (i) the occupancy, use, or enjoyment of the land; (ii) the character, dimensions or location of any improvement now or hereafter erected on the land; (iii) a separation in ownership or a change in the dimensions or area of the land or any parcel of which the land is or was a part; or (iv) environmental protection, or the effect of any violation of these laws, ordinances or governmental regulations, except to the extent that a notice of the enforcement thereof or a notice of a defect, lien or encumbrance resulting from a violation or alleged violation affecting the land has been recorded in the public records at Date of Policy. (b) Any governmental police power not excluded by (a) above, except to the extent that a notice of the exercise thereof or a notice of a defect, lien or encumbrance resulting from a violation or alleged violation affecting the land has been recorded in the public records at Date of Policy. Rights of eminent domain unless notice of the exercise thereof has been recorded in the public records at Date of Policy, but not excluding from coverage any taking which has occurred prior to Date of Policy which would be binding on the rights of a purchaser for value without knowledge. Defects, liens, encumbrances, adverse claims or other matters: (a) whether or not recorded in the public records at Date of Policy, but created, suffered, assumed or agreed to by the insured claimant; (b) not known to the Company, not recorded in the public records at Date of Policy, but known to the insured claimant and not disclosed in writing to the Company by the insured claimant prior to the date the insured claimant became an insured under this policy; (c) resulting in no loss or damage to the insured claimant; (d) attaching or created subsequent to Date of Policy; or (e) resulting in loss or damage which would not have been sustained if the insured claimant had paid value for the insured mortgage or the estate or interest insured by this policy. Unenforceability of the lien of the insured mortgage because of the inability or failure of the insured at Date of Policy, or the inability or failure of any subsequent owner of the indebtedness, to comply with applicable doing business laws of the state in which the land is situated. Invalidity or unenforceability of the lien of the insured mortgage, or claim thereof, which arises out of the transaction evidenced by the insured mortgage and is based upon usury or any consumer credit protection or truth -in- lending law. Any claim, which arises out of the transaction vesting in the insured the estate or interest insured by this policy or the transaction creating the interest of the insured lender, by reason of.the operation of federal bankruptcy, state insolvency or similar creditors' rights laws. EXCEPTIONS FROM COVERAGE This policy does not insure against loss or damage (and the Company will not pay costs, attorneys' fees or expenses) which arise by reason of: . 1. Taxes or assessments which are not shown as existing liens by the records of any taxing authority that levies taxes or assessments on real property or by the public records. Proceedings by a public agency which may result in taxes or assessments, or notices of such proceedings, whether or not shown by the records of such agency or by the public records. 2. Any facts, rights, Interests or claims which are not shown by the public records but which could be ascertained by an inspection of the land or which may be asserted by persons in possession thereof. 3. Easements, liens or encumbrances, or claims thereof, which are not shown by the public records. 4. Discrepancies, conflicts in boundary lines, shortage in area, encroachments, or any other facts which a correct survey would disclose, and which are not shown by the public records. S. (a) Unpatented mining claims; (b) reservations or exceptions in patents or in Acts authorizing the issuance thereof; (c) water rights, claims or title to water, whether or not the matters excepted under (a), (b) or (c) are shown by the public records. Reorder Form No. 12599 fWAj,j MAJOR I WA 20' R.O.W. RIAt (P0� PRIMARY ARTERIAL, y` 100 -110' R.O.W. SECONDARY ARTERIAL 88' R.O.W. COLLECTOR 64 -72' R.O.W. r � I CASE NO.� AUG 2 1 Lea Vuoi - TA pLANHImG & DEVEWMEOT DEPI WALL SECTION -- 2 V <3?> MIRADOR MEDICAL PLAZA AUG 21 19�' Cl-fY & DEL qUINTA DEVELOPMENT D P . MANNING EXHIBIT s ff�,CASE N 44 SOUTH -WEST ELEVATION n SOUTH-EAST ELEVATION im GiO MIRADOR MEDICAL PLAU o. air�pucw � I I :� 0 A- An, iN%iuriar ir / /rrr /Ir u / - iiurrrrar+rrS!rSanru pr/r/pprlr:paaru �.u.+ +++rrrr +r +troy/ + ICI ICI I.�I .wi�iw wl� . ■ ■ ■ - nninu wiu i �nuun inmu c�uni loom umm mum uuuc maul umm: nnni. , II ■II I ■I I■ �III�II I■ � >: ■ ■ ■I I ■I ■ III NORTH —EAST ELEVATION Y r j_ _ n Mill 111 A Fm 7979 n� NORTH —WEST ELEVATION ! 1 AUG 21 19y'� VJj Y U - LA VUIU "FA ,LANNING & DEVELOPMENT DEPT. �/ CASE N®.VL - ,4f__ a WRADOR Mial[J1L /U12A I r j_ _ n Mill 111 A Fm 7979 n� NORTH —WEST ELEVATION ! 1 SCHEME -1 -/ tCfl2 f - NK .3y AUG 21 19c:' UTY W- LA 4uIm,rA "ANNING & DEVELOPMENT DEPT - IT - �ASE NO-&--Al R AYOdD • Will ll �7- PTT FTFF (:Lu �-Lu f SCHEME # 2 A&N E: I - -- VF/ IAUG 21 CITIV U- )-A VolffrA '3LANN NG & DEVELOPMENT DEPT. ! oul CASE NO. MIRADOR MEDIGL PLAZA 7- AUG 2 1 1.9--1 V ()�- I � iohar.A MT DEPT Mob"% WV ejl M. mice '0 !-- --. - — 2 i hv-R I � LA u i P\ITA DEVELOPMENT DEPT. CASE NAY' :t�" 1111 t I1 I II it t GRADING PLAN uwcw LANDSCAPE PLAN -NS = .w. rLysyv � f Y' hR (AUG 21 ; CITY 0� Lz,� k; i'rA �=.Af NING & DEVELOPMENT DEPT_ EX IBIT CASE NO.9 /5 WtADOR MEDICAL RAZA i C I 11 .. w,oao f it i I i o UTY W- LA fVuoM-rA CASE NO.qLf ELAW:, la 77 -4 v BUILDING SECTION oil — - -- - ----- WORKSHOP *3 g[EPT-REM. M - ' -), '14)91 BUILDING VIEWS � L W 0 n � P (D Qo W FED � Z°� L IP L � � L% 0 0 ec- h u a m,s 00 ED) � `va Wc';'(ojdgmo MmborjOng 0p oop[pCwtnT@)R / MM 0 la(Adk"Eo PNIRR@P4� DRYVIT TRHN r Ank.- EXTERIOR MATERIALS MI. a 3 I V a 11 Pill iiiiiii� i ANdW I --- S7 FRA G CATHOLIC CHURCH MIR^DOR MEDICAL. PLAZA LEGEND LANDSCAPE ZME A LANDSCAPE ZOAE B LANDSCAPE ZONE C LA140SCAPE ZOW 0 LANDSCAPE ZOAC E LANDSCAPE ZOAC F LANDSCAPE ZOW G I --- S7 FRA G CATHOLIC CHURCH MIR^DOR MEDICAL. PLAZA I i**, 10 ,, �} �. ': t fi' 4 �� W�a j �a �m !° ��:�, �� � � i� l 4 7-11 42.8 0 10 p. uj ACRE BUILDABLE PARCEL 40* LOW POINT 777 1: X� �T..op tr Yr 0 O o wod'a[P94K wsd6omu HDR o Nod'oomo puwnnl�g'a ES AVE Spanos Development Washington & Miles 1,053 Units O a M, AVE 47 HIGHLAND PALMS �p INDIAN CHURCH z WELLS 0 z SITE Lake La Qufnta VIA 291 units MARQUESSA EISENHOWER N S 0 The Pyramids O 1,500 Units z N 1 ParC La QUinta .1 WASAMIONSTREft , PROPOSED WOCAL PLAZA ,AWPOsEvoApcARE,crNmft SECTION A: EAST TO WEST THROUGH PROPOSED BUILDING AND SITE —4 :S4 SECTION B EAST TO WEST THROUGH EXISTING CHURCH PLAN QA 'ARE f£Nt,R 6MD.4; CHURCH LHE 4CCESS '70.0 WAS HH,,,,R, Sr.PF, 41ILN 1W MMADOR 5i, MEDICAL PtA�A SEPTEMAM W Wl - - - �, , - - 1 - „ _ =.emu v V f j r , ,- ', \ �\_ _ _ j _ TUD . . -I - J 8£00'- E - _ I " - � I I,- 1. �' -- \ T t l - - , -_ 11 % - 'k I, _ ' , 11 I- - - -------- �_�_� I I I � , '' _ ,;� - „ • - i t 4 I" I - - � -1 � , _l , -_ - 1_/ I � 1-�31­ -,;I-,- I,- ,��,\_,N I r ., ­ , /,,-- . _ - , , , ��, , -- - - , ; '1 � " \__11 - � - � I ��✓ t :I. :I - \ - V -1 ,,�, I !. � - .lf - - - Uy ', , - S t , , _ - " „I --f � '' - - - - - I-,- -1 ” h r,� I I -11 __ __ v , - . .a. ;' I �1 I I I I I __ - I Q ���jt , , ;, a . . 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PERSEFIELD GENRICH Design V. ELLWOOD Structural Mechanical Electrical Drawn By J. FOR D hest Number I % R. k I I 11 E 0 N M E D I P L E- X MEDICAL BUILDING CORPORATION frc, tit 2, tm-ja - r EX ------ CASE N IiU �91 'Wlvlr� Gav GY LA -111NIA 4�v PLAMWNG DEPATMENT Henningson, Durham & Richardson, Inc. 'BUILDING SECTION SCALE: 1/8' = f-0" 0 ., A Project Number 07253-002-032 Date 9-9-91 Project Manager W. PERSEFIELD" G. GENRICH Design M.TANGNEY Structural Mechanical Electrical Drawn By C. DAVIS Revisions Sheet Number Alk -4 r-1 r� ep re Alk 1�I�TH - ��T ���u�Tict-4 y e 1 Z;�. 1 — ©'l ; fl �ot�TN - 1,.��T ���vr� -noN M E D IT L E X MEDICAL BUILDING CORPORATION pt Henningson, Durham & Richardson, Inc. EL MIRADOR MEDICAL PLAZA L,A 0 U I N T A EXTERIOR ELEVATIONS Project Number - - OT25J- 002- 032 Date - 10/7/91, Project Manager , GERRY -GtHRICH Architectural Coordinator VEL I SSA --VA; Q-k Design MIKE TANGNEY Structural STEVE PUNCH rinecrianicai JAY WINSLOW Electrical' MERL E HAWK INS Drawn By Shoot Number A2 -2 r-1 r� ep re 1�I�TH - ��T ���u�Tict-4 y e 1 Z;�. 1 — ©'l ; fl �ot�TN - 1,.��T ���vr� -noN M E D IT L E X MEDICAL BUILDING CORPORATION pt Henningson, Durham & Richardson, Inc. EL MIRADOR MEDICAL PLAZA L,A 0 U I N T A EXTERIOR ELEVATIONS Project Number - - OT25J- 002- 032 Date - 10/7/91, Project Manager , GERRY -GtHRICH Architectural Coordinator VEL I SSA --VA; Q-k Design MIKE TANGNEY Structural STEVE PUNCH rinecrianicai JAY WINSLOW Electrical' MERL E HAWK INS Drawn By Shoot Number A2 -2 I % C) I M E D I P L E X MEDICAL BUILDING CORPORATION F IG ESC OCT SIT 0 -AF A PUMNT A M MG Henningson, Durham & Richardson, Inc. r-:�77 I -T- PL"-� "n < 51E= I > MIRADOR MEDICAL PLAZA LA 0 'U I N'T A E X T E R I O R "' ELEVATIONS Project Number 07253-002-032 Date 10/7/91 Project i;rl—"ager GERRY GENRICH, �,ch,t,,,Ltwal CoordinaWr' MELISSA KEATON Shoat Number A2 -1 I r' i m D n D r, D z z m r m x 3 m �a �n �D it C r a z n 0 0 D 0 z a r W �imbk M- I I IFIA all tc 0 Ln Pi A A; r c5 1 I] �i r o� 0 I m z D r■ D N D IML rm 3 D v 0 m a n D r n m z m ,C,� 11, it 0 n� 3 O G7 0 0 E1111]1mh 11F 0 n� o� 0 0 �D -z ,3 3 m a n ID r r D z z m m a r m x m n� 91 C r O Z G7 n' 0 0 D i z 1311 ` � o ®' r z a r 0 0 I • m 0 z D r D N D D ONWOM m v n D r n m z m G 19 a i i I 1 ' t 1 !i I t i lJ I m DO j D 0 ( t t I i I i i I i I i I I s i I i y 1 I j I 1 � j 1 t I i ; f 1 i y 1 I i f I f a f 1 e ` s 1 � i 1 t JI { 1 I i f I 1 1 I f i I t I i i S 1 � ' I I ttl ' + I I 3 i j f + I I/1 t 1 i I 1 i IL t rr �..�too 7 s 00 ® N V N ®s i O cn e w co j m tv i rr— M m v CA) z� N •mod 1 i IL t rr �..�too a was 7 Z 1 a m I r-: r.3. 0 r �v z O b a rn H .t X x 00 ® N V N ®s i O cn e w co j m tv i rr— M m v CA) z� N O—° m n n, v =m r v a was 7 Z 1 a m I r-: r.3. 0 r �v z O b a rn H .t X x 00 ® N V N ®s i O cn e w co j O tv i 0 CA) N a was 7 Z 1 a m I r-: r.3. 0 r �v z O b a rn H .t X x 0 3 C L 1\ O `1 3 C n a z qa Z a� o- y TO DAYCARg A7 m y D`dti - I L o a11 1 o Dom' n I a 10, V,', co ma ?r+s ouo -- o Ace�r i < o •-c" .,A I I _ � i s c cnMIHO e� t r x _ e os� } �-- __---- 1-- _----- _— _ +--- _-- - - - - *s ,..,�,,-�'u1D�_.:- —+s oNOnrr ways •^;.i Imo Oft46 o CLLR D I } § I `a, a° AwNEE nop, A DI 7'I H 6i I qAU[ M ZATLAN O 1 i rAY pp o I to •� .Q ;DRS � m v ao� �ro y ma l EDRol CIR O — 9, _ —_H6E e °; Iz z ��a s 1 r 9nl" a E ,� a° is P s 5 O.ac A 11d �� i eI qai 1 vd I ° VW 0 Nb§ N9Qn' ii !y I 11 ll/ + :.,on d1 2 4 Dk C 2 ly —11 VS —TA III LL oo', 5T' cn o L M ca neooa 5d� I 9` _ im A a �c M - l' 1T_J I. 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