PCRES 2014-010PLANNING COMMISSION RESOLUTION 2014 - 010
A RESOLUTION OF THE PLANNING COMMISSION OF THE
CITY OF LA QUINTA, CALIFORNIA, APPROVING
DEVELOPMENT PLANS FOR A ONE-STORY, ±3,400
SQUARE FOOT GENERAL AND MEDICAL OFFICE BUILDING
CASE NO.: SITE DEVELOPMENT PERMIT 2013-932
WITH A CLASS 32 CEQA EXEMPTION
APPLICANT: PREST VUKSIC ARCHITECTS
WHEREAS, the Planning Commission of the City of La Quinta, California, did on
the 131h day of May, 2014, hold a duly noticed Public Hearing to consider the request
by Prest Vuksic Architects for a Site Development Permit to allow construction of a
one-story, ± 3,400 square foot general and medical office building located within the
La Quinta Professional Plaza at 79930 Highway 1 1 1, and more particularly described
as,
PARCEL 2 OF PM 29889
WHEREAS, said Site Development Permit 2013-932 is consistent with Specific
Plan 2000-049, as the proposed office uses are permitted under the existing Specific
Plan; and,
WHEREAS, the Community Development Department published the public
hearing notice in the Desert Sun newspaper on the 17th day of January, 2014, as
prescribed by the Municipal Code. Public hearing notices were also mailed to all
property owners within 500 feet of the site; and,
WHEREAS, at said Public Hearing, upon hearing and considering all testimony
and arguments of all interested persons desiring to be heard, the Planning Commission
did make the following mandatory findings pursuant to Section 9.210.010 of the
Zoning Code to justify approval of said Site Development Permit:
The proposed Site Development Permit is consistent with the La Quinta General
Plan land use designation of General Commercial. The City's General Plan
Policies relating to General Commercial encourage a wide range of commercial
opportunities and support services.
2. The proposed Site Development Permit is consistent with the La Quinta Zoning
Code, as the project contemplates land uses that are permitted under existing
Community Commercial zoning, and which were previously addressed in the EIR
Planning Commission Resolution No. 2014 - 010
Site Development Permit 2013-932
Parcel 2 of PM 29889 — La Quinta Professional Plaza
Adopted: May 13, 2014
Page: 2
certified for the La Quinta General Plan, and approved under Specific Plan 2000-
049. Specifically, development of existing CC -zoned land is considered to
implement zoning consistency with the General Plan and said Specific Plan. The
office uses proposed are consistent with the intent and purpose of the La
Quinta Professional Plaza Specific Plan, in that such uses will further said intent
and purpose through provision of a broader inventory of professional office
space.
3. The proposed Site Development Permit complies with the requirements of "The
Rules to Implement the California Environmental Quality Act of 1970" as
amended (City Council Resolution 83-63). The La Quinta Community
Development Department has determined that the request is exempt from CEQA
under Guideline Section 15332; Class 32 (Infill Development), in that the
proposal meets all criteria as stated in said Section 15332.
4. The architectural design aspects of the proposed Site Development Permit will
be compatible with, and not detrimental to, surrounding development in the
Lake La Quinta tract, the approved Specific Plan 2000-049, and with the overall
design quality prevalent in the City.
5. The site design aspects of the proposed Site Development Permit will be
compatible with, and not detrimental to, surrounding development in the Lake
La Quinta tract, the approved Specific Plan 2000-049 and with the overall
design quality prevalent in the City. The building pad, mass and footprint are
consistent with the specific plan approval and with the existing buildings within
the La Quinta Professional Plaza.
6. The project landscaping for the proposed Site Development Permit has been
designed to unify and enhance visual continuity of the proposed project with the
surrounding development, and is consistent with the existing landscape design
for Specific Plan 2000-049.
NOW THEREFORE, BE IT RESOLVED by the Planning Commission of the City of
La Quinta, California, as follows:
SECTION 1. That the above recitations are true and correct, and constitute the
findings of the Planning Commission for this Site Development Permit;
SECTION 2. That it does hereby approve Site Development Permit 2013-932 for the
reasons set forth in this Resolution and subject to the attached Conditions of Approval;
Planning Commission Resolution No. 2014 - 010
Site Development Permit 2013-932
Parcel 2 of PM 29889 - La Quinta Professional Plaza
Adopted: May 13, 2014
Page: 3
PASSED, APPROVED and ADOPTED at a regular meeting of the La Quinta
Planning Commission held on this 13th day of May, 2014, by the following vote:
AYES: Commissioners Blum, Weber, Wilkinson, Wright, and Chairperson Barrows
NOES: None
ABSENT: None
ABSTAIN: None
KATI E BARRO , Chairperson
City of La Quinta, California
0
JeHNSON
mmunity Development Director
ity of La Quinta, California
PLANNING COMMISSION RESOLUTION 2014-010
CONDITIONS OF APPROVAL - ADOPTED
SITE DEVELOPMENT PERMIT 2013-932
PARCEL 2 - LA QUINTA PROFESSIONAL PLAZA
ADOPTED: MAY 13, 2014
Page 1 of 11
GENERAL
The applicant agrees to defend, indemnify and hold harmless the City of La
Quinta ("City"), its agents, officers and employees from any claim, action or
proceeding to attack, set aside, void, or annul the approval of this Site
Development Permit, or any Final Map recorded thereunder. The City shall have
sole discretion in selecting its defense counsel. The City shall promptly notify
the applicant of any claim, action or proceeding and shall cooperate fully in the
defense.
2. Site Development Permit 2013-932 shall comply with all applicable conditions
and/or mitigation measures for the following related approval:
• Environmental Assessment 2000-405
• Specific Plan 2000-049
• Tentative Parcel Map 29889
In the event of any conflict(s) between approval conditions and/or provisions of
these approvals, the Community Development Director shall adjudicate the
conflict by determining the precedence.
3. This Site Development Permit shall expire on May 13, 2016, and shall become
null and void in accordance with La Quinta Municipal Code Section 9.200.080,
unless a building permit has been issued. A time extension may be requested
per LQMC Section 9.200.080.
4. Approval of SDP 2013-932 shall constitute approval of a minor change under
Condition 6 of the approved La Quinta Professional Plaza Specific Plan (SP
2000-049), to allow 2,240 square feet of medical office use on Parcel 2, in lieu
of the general office use originally approved for Parcel 2 under said Specific
Plan.
5. Prior to the issuance of any grading, construction, or building permit by the
City, the applicant shall obtain any necessary clearances and/or permits from
the following agencies, if required:
• Riverside County Fire Marshal
• La Quinta Public Works Department (Grading Permit, Green Sheet (Public
Works Clearance) for Building Permits, Water Quality Management Plan
PLANNING COMMISSION RESOLUTION 2014-010
CONDITIONS OF APPROVAL - ADOPTED
SITE DEVELOPMENT PERMIT 2013-932
PARCEL 2 - LA QUINTA PROFESSIONAL PLAZA
ADOPTED: MAY 13, 2014
Page 2 of 11
(WQMP) Exemption Form - Whitewater River Region, Improvement
Permit►
• La Quinta Community Development Department
• Riverside Co. Environmental Health Department
• Desert Sands Unified School District (DSUSD)
• Coachella Valley Water District (CVWD)
• Imperial Irrigation District (IID)
• California Regional Water Quality Control Board (CRWQCB)
• State Water Resources Control Board
• SunLine Transit Agency (SunLine)
• South Coast Air Quality Management District Coachella Valley
(SCAQMD)
The applicant is responsible for all requirements of the permits and/or clearances
from the above listed agencies. When these requirements include approval of
improvement plans, the applicant shall furnish proof of such approvals when
submitting those improvements plans for City approval.
6. Coverage under the State of California Construction General Permit must be
obtained by the applicant; who then shall submit a copy of the Regional Water
Quality Control Board's ("RWQCB") acknowledgment of the applicant's Notice
of Intent ("NOI") and Waste Discharger Identification (WDID) number to the City
prior to the issuance of a grading or building permit.
7. The applicant shall comply with applicable provisions of the City's NPDES
stormwater discharge permit, LQMC Sections 8.70.010 et seq. (Stormwater
Management and Discharge Controls), and 13.24.170 (Clean Air/Clean Water);
Riverside County Ordinance No. 457; the California Regional Water Quality
Control Board - Colorado River Basin Region Board Order No. R7-201 3-0011
and the State Water Resources Control Board's Order No. 2009-0009-DWQ and
Order No. 2010-0014-DWQ.
A. For construction activities including clearing, grading or excavation of
land that disturbs one (1) acre or more of land, or that disturbs less than
one (1) acre of land, but which is a part of a construction project that
encompasses more than one (1) acre of land, the Permitee shall be
required to submit a Storm Water Pollution Protection Plan ("SWPPP") to
the State Water Resources Control Board. The applicant or design
PLANNING COMMISSION RESOLUTION 2014-010
CONDITIONS OF APPROVAL - ADOPTED
SITE DEVELOPMENT PERMIT 2013-932
PARCEL 2 - LA QUINTA PROFESSIONAL PLAZA
ADOPTED: MAY 13, 2014
Page 3 of 11
professional can obtain the California Stormwater Quality Association
SWPPP template at www.cabmphandbooks.com for use in their SWPPP
preparation.
B. The applicant shall ensure that the required SWPPP is available for
inspection at the project site at all times through and including
acceptance of all improvements by the City.
C. The applicant's SWPPP shall include provisions for all of the following
Best Management Practices ("BMPs") (LQMC Section 8.70.020
(Definitions)):
1) Temporary Soil Stabilization (erosion control).
2) Temporary Sediment Control.
3) Wind Erosion Control.
4) Tracking Control.
5) Non -Storm Water Management.
6) Waste Management and Materials Pollution Control.
E. All erosion and sediment control BMPs proposed by the applicant shall be
approved by the City Engineer prior to any onsite or offsite grading,
pursuant to this project.
F. The SWPPP and BMPs shall remain in effect for the entire duration of
project construction until all improvements are completed and accepted
by the City Council.The applicant shall execute and record an agreement
that provides for the perpetual maintenance and operation of all post -
construction BMPs as required.
8. Approval of this Site Development Permit shall not be construed as approval for
any horizontal dimensions implied by any site plans or exhibits unless
specifically identified in the following conditions of approval.
PROPERTY RIGHTS
9. Prior to issuance of any permit(s), the applicant shall acquire or confer
easements and other property rights necessary for the construction or proper
functioning of the proposed development.
PLANNING COMMISSION RESOLUTION 2014-010
CONDITIONS OF APPROVAL - ADOPTED
SITE DEVELOPMENT PERMIT 2013-932
PARCEL 2 - LA QUINTA PROFESSIONAL PLAZA
ADOPTED: MAY 13, 2014
Page 4 of 11
10. Direct vehicular access to Avenue 47 is restricted, except for those access
points identified on the approved Parcel Map No. 29889. The applicant shall
furnish proof of easements, or written permission, as appropriate, from those
owners of all abutting properties on which grading, retaining wall construction,
permanent slopes, or other encroachments will occur.
IMPROVEMENT PLANS
As used throughout these Conditions of Approval, professional titles such as
"engineer," "surveyor," and "architect," refer to persons currently certified or licensed
to practice their respective professions in the State of California.
11. Improvement plans shall be prepared by or under the direct supervision of
qualified engineers and/or architects, as appropriate, and shall comply with the
provisions of LQMC Section 13.24.040 (Improvement Plans).
12. The following improvement plans shall be prepared and submitted for review
and approval by the Public Works Department. A separate set of plans for each
line item specified below shall be prepared. The plans shall utilize the minimum
scale specified, unless otherwise authorized by the City Engineer in writing.
Plans may be prepared at a larger scale if additional detail or plan clarity is
desired. Note, the applicant may be required to prepare other improvement
plans not listed here pursuant to improvements required by other agencies and
utility purveyors.
A. On -Site Precise Grading Plan 1 " = 30' Horizontal
B. PM 10 Plan 1 " = 40' Horizontal
NOTE: A and B to be submitted concurrently.
C. On Site Sewer and Water Improvement Plan 1 " = 40' Horizontal
(Separate Storm Drain Plans if applicable)
Other engineered improvement plans prepared for City approval that are not
listed above shall be prepared in formats approved by the City Engineer prior to
commencing plan preparation.
"Precise Grading" plans shall normally include perimeter walls with Top Of Wall
& Top Of Footing elevations shown. All footings shall have a minimum of 1-
foot of cover, or sufficient cover to clear any adjacent obstructions.
PLANNING COMMISSION RESOLUTION 2014-010
CONDITIONS OF APPROVAL - ADOPTED
SITE DEVELOPMENT PERMIT 2013-932
PARCEL 2 - LA QUINTA PROFESSIONAL PLAZA
ADOPTED: MAY 13, 2014
Page 5 of 11
The applicant shall prepare an accessibility assessment on a marked up print of
the building floor plan identifying every building egress and notes the 2010
California Building Code accessibility requirements associated with each door.
The assessment must comply with the submittal requirements of the Building &
Safety Department. A copy of the reviewed assessment shall be submitted to
the Public Works Department in conjunction with the Site Development Plan
when it is submitted for plan checking.
In addition to the normal set of improvement plans, a "Site Development" plan
is required to be submitted for approval by the Building Official, Community
Development Director and the City Engineer. "Site Development" plans shall
normally include all on -site surface improvements including but not limited to
finish grades for curbs & gutters, building floor elevations, wall elevations,
parking lot improvements and ADA requirements.
13. The City maintains standard plans, detail sheets and/or construction notes for
elements of construction which can be accessed via the "Plans, Notes and
Design Guidance" section of the Public Works Department at the City website
(www.la-quinta.org). Please navigate to the Public Works Department home
page and look for the Standard Drawings hyperlink.
14. The applicant shall furnish a complete set of all approved improvement plans on
a storage media acceptable to the City Engineer (currently mylars).
15. Upon completion of construction, and prior to final acceptance of the
improvements by the City, the applicant shall furnish the City with reproducible
record drawings of all improvement plans which were approved by the City.
Each sheet shall be clearly marked "Record Drawing" and shall be stamped and
signed by the engineer or surveyor certifying to the accuracy and completeness
of the drawings. The applicant shall have all approved mylars previously
submitted to the City, revised to reflect the as -built conditions. The applicant
shall employ or retain the Engineer Of Record during the construction phase of
the project so that the FOR can make site visits in support of preparing "Record
Drawing". However, if subsequent approved revisions have been approved by
the City Engineer and reflect said "Record Drawing" conditions, the Engineer Of
Record may submit a letter attesting to said fact to the City Engineer in lieu of
mylar submittal.
PLANNING COMMISSION RESOLUTION 2014-010
CONDITIONS OF APPROVAL - ADOPTED
SITE DEVELOPMENT PERMIT 2013-932
PARCEL 2 - LA QUINTA PROFESSIONAL PLAZA
ADOPTED: MAY 13, 2014
Page 6 of 11
GRADING
16. The applicant shall comply with the provisions of LQMC Section 13.24.050
(Grading Improvements).
17. Prior to occupancy of the project site for any construction, or other purposes,
the applicant shall obtain a grading permit approved by the City Engineer.
18. To obtain an approved grading permit, the applicant shall submit and obtain
approval of all of the following:
A. A grading plan prepared by a civil engineer registered in the State of
California,
B. A preliminary geotechnical ("soils") report prepared by a professional
registered in the State of California,
C. A Fugitive Dust Control Plan prepared in accordance with LQMC Chapter
6.16, (Fugitive Dust Control), and
D. A Best Management Practices report prepared in accordance with LQMC
Sections 8.70.010 and 13.24.170 (NPDES Stormwater Discharge Permit
and Storm Management and Discharge Controls).
All grading shall conform with the recommendations contained in the Preliminary
Soils Report, and shall be certified as being adequate by soils engineer, or
engineering geologist registered in the State of California.
The applicant shall furnish security, in a form acceptable to the City, and in an
amount sufficient to guarantee compliance with the approved Fugitive Dust
Control Plan provisions as submitted with its application for a grading permit.
Additionally, the applicant shall replenish said security if expended by the City
of La Quinta to comply with the Plan as required by the City Engineer.
19. Prior to the issuance of a building permit, the applicant shall provide a lot pad
certification stamped and signed by a qualified engineer or surveyor with
applicable compaction tests and over excavation documentation. Each pad
certification shall list the pad elevation as shown on the approved grading plan,
the actual pad elevation and the difference between the two, if any. Such pad
certification shall also list the relative compaction of the pad soil.
20. This development shall comply with LQMC Chapter 8.11 (Flood Hazard
PLANNING COMMISSION RESOLUTION 2014-010
CONDITIONS OF APPROVAL - ADOPTED
SITE DEVELOPMENT PERMIT 2013-932
PARCEL 2 - LA QUINTA PROFESSIONAL PLAZA
ADOPTED: MAY 13, 2014
Page 7 of 11
Regulations). If any portion of any proposed building lot in the development is or
may be located within a flood hazard area as identified on the City's Flood
Insurance Rate Maps, the development shall be graded to ensure that all floors
and exterior fill (at the foundation) are above the level of the project (100-year)
flood and building pads are compacted to 95% Proctor Density as required in
Title 44 of the Code of Federal Regulations, Section 65.5(a) (6). Prior to
issuance of building permits for lots which are so located, the applicant shall
furnish elevation certifications, as required by FEMA, that the above conditions
have been met.
107:791NIeTd9
21. Stormwater handling shall conform with the approved hydrology and drainage
report for Parcel Map No. 29889 or as approved by the City Engineer. Nuisance
water shall be disposed of in an approved manner.
22. Storm drainage historically received from adjoining property shall be received
and retained or passed through into the historic downstream drainage relief
route.
UTILITIES
23. The applicant shall comply with LQMC Section 13.24.1 10 (Utilities).
24. The applicant shall obtain the approval of the City Engineer for the location of
all utility lines within any right-of-way, and all above -ground utility structures
including, but not limited to, traffic signal cabinets, electric vaults, water valves,
and telephone stands, to ensure optimum placement for practical and aesthetic
purposes.
CONSTRUCTION
25. The City will conduct final inspections of habitable buildings only when the
buildings have improved street and (if required) sidewalk access to publicly -
maintained streets. The improvements shall include required traffic control
devices, pavement markings and street name signs.
PLANNING COMMISSION RESOLUTION 2014-010
CONDITIONS OF APPROVAL - ADOPTED
SITE DEVELOPMENT PERMIT 2013-932
PARCEL 2 - LA QUINTA PROFESSIONAL PLAZA
ADOPTED: MAY 13, 2014
Page 8 of 11
LANDSCAPE AND IRRIGATION
26. The applicant shall comply with LQMC Section 13.24.140 (Landscaping Plans).
All landscape and irrigation plans shall be signed and stamped by a licensed
landscape architect.
27. All new and modified landscape areas shall have landscaping and permanent
irrigation improvements in compliance with the City's Water Efficient Landscape
regulations contained in LQMC Section 8.13 (Water Efficient Landscape).
Irrigation plans shall provide for an appropriately designed deep watering system
for all tree wells.
28. The applicant shall submit the final landscape plans for review, processing and
approval to the Community Development Department - Planning Division, in
accordance with the Final Landscape Plan application process. Community
Development Director approval of the final landscape plans is required prior to
issuance of the first building permit unless the Community Development
Director determines extenuating circumstances exist which justifies an
alternative processing schedule.
NOTE: Plans are not approved for construction until signed by the appropriate
City official(s), including the Community Development Director and/or City
Engineer. Prior to final approval of the installation of landscaping, the
Landscape Architect of record shall provide the Community Development
Department a letter stating he/she has personally inspected the installation and
that it conforms with the final landscaping plans as approved by the City. If
staff determines during final landscape inspection that adjustments are required
in order to meet the intent of the Planning Commission approval, the
Community Development Director shall review and approve any revisions to the
landscape plan.
29. The applicant or his agent has responsibility for proper sight distance
requirements per guidelines in the AASHTO "A Policy on Geometric Design of
Highways and Streets, 5th Edition" or latest, in the design and/or installation of
all landscaping and appurtenances abutting and within the private and public
street right-of-way.
30. The landscape planting plan shall be revised to replace the Hybrid and Honey
Mesquite trees with a suitable lower maintenance species (Desert Museum Palo
PLANNING COMMISSION RESOLUTION 2014-010
CONDITIONS OF APPROVAL - ADOPTED
SITE DEVELOPMENT PERMIT 2013-932
PARCEL 2 - LA QUINTA PROFESSIONAL PLAZA
ADOPTED: MAY 13, 2014
Page 9 of 11
Verde, Tipuana Tipu or similar).
MAINTENANCE
31. The applicant shall comply with LQMC Section 13.24.160 (Maintenance).
32. The applicant shall make provisions for the continuous and perpetual
maintenance of perimeter landscaping up to the curb, access drives, sidewalks,
and stormwater BMPs.
FEES AND DEPOSITS
33. Permits issued under this approval shall be subject to the provisions of the
Development Impact Fee and Transportation Uniform Mitigation Fee programs in
effect at the time of issuance of building permit(s).
34. The applicant shall comply with the applicable provisions of LQMC Section
13.24.180 (Fees and Deposits). These fees include all deposits and fees
required by the City for plan checking and construction inspection. Deposits
and fee amounts shall be those in effect when the applicant makes application
for plan check and permits.
35. Provision shall be made to comply with the terms and requirements of the City's
adopted Art in Public Places program in effect at the time of issuance of
building permits.
36. Permits issued under this approval shall be subject to the Coachella Valley Multi -
Species Habitat Conservation Plan/Natural Community Habitat Conservation
Plan Mitigation Fee, in accordance with LQMC Chapter 3.34.
37. A fee of $50.00, payable to Riverside County, is due to this office within 24
hours of Planning Commission approval. This is required by the County to post
the Notice of Exemption and offset costs associated with AB 3158 (Fish and
Game Code 711.4).
38. A fee of $72.00, payable to City of La Quinta, is due within 24 hours of any
City Council approval. This is required by the City to prepare the Notice of
Exemption.
PLANNING COMMISSION RESOLUTION 2014-010
CONDITIONS OF APPROVAL - ADOPTED
SITE DEVELOPMENT PERMIT 2013-932
PARCEL 2 - LA QUINTA PROFESSIONAL PLAZA
ADOPTED: MAY 13, 2014
Page 10 of 11
FIRE DEPARTMENT
39. The required fire flow shall be available from one (1) Super hydrant (6" x 4" x
21/2" x 2'/z")spaced not more than 500 apart and shall be capable of delivering
a fire flow of 1500 GPM per minute for two hours duration at 20 psi residual
operating pressure, before any combustible material is placed on the
construction site.
40. Prior to building plan approval and construction, applicant/developer shall furnish
two copies of the water system fire hydrant plans to Fire Department for review
and approval. Plans shall be signed by a registered civil engineer, and shall
confirm hydrant type, location, spacing, and minimum fire flow. Once plans are
signed and approved by the local water authority, the originals shall be
presented to the Fire Department for review and approval.
41. Display street numbers in a prominent location on the address side of building(s)
and/or rear access if applicable. Numbers and letters shall be a minimum of 12"
in height for building(s) up to 25' in height. In complexes with alpha
designations, letter size must match numbers. All addressing must be legible, of
a contrasting color, and adequately illuminated to be visible from street at all
hours.
42. An approved Fire Department access key lock box (Minimum Knox Box 3200
series model) shall be installed next to the approved Fire Department access
door to the building. If the buildings are protected with an alarm system, the
lock box shall be required to have tampered monitoring. Required order forms
and installation standards may be obtained at the Fire Department.
43. Install a portable fire extinguisher, with a minimum rating of 2A-10BC, for every
3,000 sq. ft. and/or 75 feet of travel distance. Fire extinguishers shall be
mounted 3.5 to 5 ft above finished floor, measured to the top of the
extinguisher. Where not readily visible, signs shall be posted above all
extinguishers to indicate their locations. Extinguishers must have current CSFM
service tags affixed.
44. No hazardous materials shall be stored and/or used within the building, which
exceeds quantities listed in 2013 CBC. No class I, II or IIIA of
combustible/flammable liquid shall be used in any amount in the building.
PLANNING COMMISSION RESOLUTION 2014-010
CONDITIONS OF APPROVAL - ADOPTED
SITE DEVELOPMENT PERMIT 2013-932
PARCEL 2 - LA QUINTA PROFESSIONAL PLAZA
ADOPTED: MAY 13, 2014
Page 11 of 11
45. Exit designs, exit signs, door hardware, exit markers, exit doors, and exit path
marking shall be installed per the 2013 California Building Code.
46. Electrical room doors, if applicable, shall be posted "ELECTRICAL ROOM" on
outside of door. Fire Alarm Control Panel room doors, if applicable, shall be
posted "FACP" on outside of door. Fire Riser Sprinkler room doors, if applicable,
shall be posted "Fire Riser" on outside of door. Roof Access room door, if
applicable, shall be posted "Roof Access" on outside of door. Access shall be
provided to all mechanical equipment located on the roof as required by the
Mechanical Code.
47. Prior to issuance of building permits, the water system for fire protection must
be provided as approved by the Fire Department and the local water authority.
48. The required water system, including fire hydrants, shall be installed and
accepted by the appropriate water agency prior to any combustible building
material being placed on an individual lot. Two sets of water plans are to be
submitted to the Fire Department for approval.
49. Applicant/Developer shall mount Blue dot retro-reflectors pavement markers on
private streets, public streets and driveways to indicated location of the fire
hydrant (RCFD 06-05 located at www.rvcfire.org).
50. Dead-end fire apparatus access roads in excess of 150 feet in length shall be
provided with approved provision for the turnaround capabilities of fire
apparatus.
51. Any portion of the facility or of an exterior wall of the first story of the building
shall not be located more than 150 feet from fire apparatus access roads as
measured by an approved route around the complex, exterior of the facility or
building.
52. Air handling systems supplying air in excess of 2000 cubic feet per minute to
enclosed spaces within buildings shall be equipped with an automatic shutoff
(2013 CIVIC).