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PC Resolution 2025-005 LQ Dental Campus CUP 2024-0004 & SDP 2024-0010 Caleo BayPLANNING COMMISSION RESOLUTION 2025 - 005 A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF LA QUINTA, CALIFORNIA, APPROVING A CONDITIONAL USE PERMIT AND SITE DEVELOPMENT PERMIT FOR CONSTRUCTION OF AN APPROXIMATE 16,000 SQUARE -FOOT DENTAL OFFICE BUILDING LOCATED AT 47705 CALEO BAY AND FIND THAT THE PROJECT IS EXEMPT FROM ENVIRONMENTAL REVIEW PURSUANT TO SECTION 15332 IN -FILL DEVELOPMENT PROJECT CASE NUMBERS: CONDITIONAL USE PERMIT 2024-0004 SITE DEVELOPMENT PERMIT 2024-0010 PROJECT: LA QUINTA DENTAL CAMPUS APPLICANT: JOHN GAMLIN; SOFIA INVESTMENTS, INC. WHEREAS, the Planning Commission of the City of La Quinta, California, did, on May 13, 2025, hold a duly noticed Public Hearing to consider a request by Sofia Investments, Inc. for approval of a Conditional Use Permit and a Site Development Permit for the construction of a Dental Office Building on approximately 1.2 acres located at 47705 Caleo Bay, more particularly described as: APNs: 643-200-032 WHEREAS, the Design and Development Department published a public hearing notice in The Desert Sun newspaper on May 2, 2025, as prescribed by the Municipal Code. Public hearing notices were also mailed to all property owners within 500 feet of the site and emailed or mailed to all interested parties who have requested notification relating to the project; and Conditional Use Permit 2024-0004 WHEREAS, at said Public Hearing, upon hearing and considering all testimony and arguments, if any, of all interested persons desiring to be heard, said Planning Commission did make the following mandatory findings pursuant to Section 9.210.020 of the Municipal Code to justify approval of said Conditional Use Permit- 1. The proposed development is consistent with the General Plan land use designation of General Commercial. The City's General Plan policies relating to the General Commercial designation encourages a full range of commercial uses including professional offices such as a dental office building. This project meets the following Goals, Policies, and Programs: PLANNING COMMISSION RESOLUTION 2025-005 CONDITIONAL USE PERMIT 2024-0004 SITE DEVELOPMENT PERMIT 2024-0010 PROJECT: LA QUINTA DENTAL CAMPUS LOCATION: 47705 CALEO BAY ADOPTED: MAY 13, 2025 PAGE 2 OF 4 - Goal LU-4: Maintenance and Protection of existing neighborhoods. The dental office will be compatible with nearby medical and convalescent facilities. The site will include enhanced frontage landscaping, and the building will be positioned on the rear portion of the property, which will buffer the facility from the residential properties across Caleo Bay. - Goal LU-6: A balanced and varied economic base serving both the City's residents and the region. The dental office building includes treatment and surgical suites, providing advanced dental services for the community. 2. The proposed development, as conditioned, is consistent with the development standards of the City's Zoning Code in terms of site plan and landscaping. The Conditional Use Permit is compliant with the Zoning Code's development standards, including standards for setbacks and building height. The applicant provided alternative parking methodologies, permissible under the Zoning Code, to demonstrate sufficient on -site parking. 3. The La Quinta Design and Development Department has determined that this project is exempt from environmental review pursuant to Section 15332 (Class 32) of the California Environmental Quality Act for In -Fill Development since the project consists of an approximate 16,000 square foot building and meets the criteria for infill development since it is less than five acres and is located in an urbanized and built -out area. The project site has no value as habitat for endangered, rare, or threatened species. Approval of the project will not result in any significant effects relating to traffic, noise, air quality, or water quality. The site can be adequately served by all required utilities and public services. 4. Approval of the application will not create conditions materially detrimental to the public health, safety, and general welfare or injurious to or incompatible with other properties or land uses in the vicinity. The project is a local -serving dental practice. Site Development Permit 2024-0010 WHEREAS, at said Public Hearing, upon hearing and considering all testimony and arguments, if any, of all interested persons desiring to be heard, said Planning Commission did make the following mandatory findings pursuant to Section 9.210.010 of the Municipal Code to justify approval of said Site Development Permit: 1. The proposed development is consistent with the General Plan land use designation of General Commercial. The City's General Plan policies relating to the General Commercial designation encourage a full range of commercial uses, including professional offices such as a dental office building. This project meets the following Goals, Policies, and Programs: PLANNING COMMISSION RESOLUTION 2025-005 CONDITIONAL USE PERMIT 2024-0004 SITE DEVELOPMENT PERMIT 2024-0010 PROJECT: LA QUINTA DENTAL CAMPUS LOCATION: 47705 CALEO BAY ADOPTED: MAY 13, 2025 PAGE 3 OF 4 - Goal LU-2: High quality design that complements and enhances the City. The project provides high quality architectural, site, and landscape design that enhances the City. - Policy LU-6.2: The project maintains the commercial development standard in the Zoning Ordinance, including setbacks, height, pad elevation, and other design and performance standards that assure a high quality design. - Program LU-6.1 b: Encourage the integration of a wide range of support services. The project provides a local and community -serving dental office facility. 2. The proposed development, as conditioned, is consistent with the development standards of the City's Zoning Code in terms of site plan and landscaping. The Site Development Permit is compliant with the Zoning Code's development standards, including standards for setbacks, heights, and parking. 3. The La Quinta Design and Development Department has determined that this project is exempt from environmental review pursuant to Section 15332 (Class 32) of the California Environmental Quality Act for In -Fill Development Project since the project consists of an approximate 16,000 square foot building and meets the criteria for infill development since it is less than five acres and is located in an urbanized and built -out area. The project site has no value as habitat for endangered, rare, or threatened species. Approval of the project will not result in any significant effects relating to traffic, noise, air quality, or water quality. The site can be adequately served by all required utilities and public services. 4. The architecture and layout of the project are compatible with, and not detrimental to, the existing surrounding commercial land uses and are consistent with the development standards in the Municipal Code. 5. The site design of the project is compatible with the surrounding development and with the quality of design prevalent in the city. The proposed building is compatible with the surrounding medical and convalescent facilities. 6. The proposed project implements the standards for landscaping and aesthetics established in the General Plan and Zoning Code. The landscape palette is consistent with the City's drought -tolerant landscaping requirements and will enhance the Caleo Bay streetscape. PLANNING COMMISSION RESOLUTION 2025-005 CONDITIONAL USE PERMIT 2024-0004 SITE DEVELOPMENT PERMIT 2024-0010 PROJECT: LA QUINTA DENTAL CAMPUS LOCATION: 47705 CALEO BAY ADOPTED: MAY 13, 2025 PAGE 4 OF 4 NOW, THEREFORE, BE IT RESOLVED by the Planning Commission of the City of La Quinta, California, as follows: SECTION 1. That the above recitations are true and constitute the Findings of the Planning Commission in this case. SECTION 2. That the above project exempt from environmental review pursuant to Section 15332 (Class 32) in -fill development project for compliance with the requirements of the California Environmental Quality Act (CEQA) in that the proposed project involves construction of a 16,000 square -foot, dental office building on a lot less than five acres that can be characterized as in -fill development. SECTION 3. That it does hereby approve Conditional Use Permit 2024-0004, and Site Development Permit 2024-0010 for the reasons set forth in this Resolution and subject to the attached Conditions of Approval [Exhibit A & B]. PASSED, APPROVED, and ADOPTED at a regular meeting of the City of La Quinta Planning Commission, held on May 13, 2025, by the following vote: AYES: Commissioners Guerrero, Hernandez, Hundt, McCune, and Chairperson Hassett NOES: None ABSENT: Commissioner Nieto ABSTAIN: None VACANCY: One DOUG HAS ETT, Chairperson City of La Quinta, California ATTEST: DANNY CASTRO, Design and Development Director City of La Quinta, California PLANNING COMMISSION RESOLUTION 2025-005 EXHIBIT A CONDITIONS OF APPROVAL - APPROVED CONDITIONAL USE PERMIT 2024-0004 PROJECT: LA QUINTA DENTAL CAMPUS ADOPTED: MAY 13, 2025 PAGE 1 OF 1 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 Conditional Use Permit. The City shall have sole discretion in selecting its defense counsel. The City shall promptly notify the applicant of any claim, action, or proceeding and cooperate fully in the defense. 2. Conditional Use Permit 2024-0004 shall comply with all applicable conditions and/or mitigation measures for the following related approvals: • SDP2024-0010 • Tract Map 24230 In the event of any conflict(s) between approval conditions and/or provisions of these approvals, the Planning Manager shall adjudicate the conflict by determining the precedence. 3. The applicant shall comply with all applicable provisions of the La Quinta Municipal Code (LQMC), including LQMC Chapter 9.210.020. 4. Any expansion of this use or substantial modifications, including adding additional hygienists, treatment, and/or surgical suites, change of use of the second floor from storage to office or other use, shall require an amendment of this conditional use permit. Minor modifications to this Conditional Use Permit shall be considered by the Design and Development Director in accordance with LQMC 9.200.090, and may require notification of surrounding property owners prior to such approval. All other amendments shall be processed in accordance with LQMC 9.200.100. A new parking analysis may be required. 5. The City of La Quinta reserves the right to review and monitor the operation of this dental office building and modify conditions of approval regarding hours of operation, occupancy, and other operational conditions. 6. The Conditional Use Permit shall expire on May 13, 2027, 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. PLANNING COMMISSION RESOLUTION 2025-005 EXHIBIT B CONDITIONS OF APPROVAL - APPROVED SITE DEVELOPMENT PERMIT 2024-0010 PROJECT: LA QUINTA DENTAL CAMPUS ADOPTED: MAY 13, 2025 PAGE 1 OF 14 GENERAL 1. The applicant agrees to defend, indemnify, and hold harmless the City of La Quinta ("City"), its agents, officers, and employees from any claim, action, or proceeding to attack, set aside, void, or annul the approval of this Site Development Permit. The City shall have sole discretion in selecting its defense counsel. The City shall promptly notify the applicant of any claim, action, or proceeding and cooperate fully in the defense. 2. Site Development Permit 2024-0010 shall comply with all applicable conditions and/or mitigation measures for the following related approvals: • CUP2024-0004 • Tract Map 24230 In the event of any conflict(s) between approval conditions and/or provisions of these approvals, the Planning Manager shall adjudicate the conflict by determining the precedence. 3. The Site Development Permit shall expire on May 13, 2027, 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. Prior to the issuance of any grading, construction, or building permit by the City, the applicant shall obtain any necessary clearances and/or permits from the following agencies, if required: • Riverside County Fire Marshal • La Quinta Public Works Department (Grading Permit, Green Sheet (Public Works Clearance) for Building Permits, Water Quality Management Plan (WQMP) Exemption Form — Whitewater River Region, Improvement Permit) • La Quinta Design and 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) PLANNING COMMISSION RESOLUTION 2025-005 CONDITIONS OF APPROVAL - APPROVED SITE DEVELOPMENT PERMIT 2024-0010 PROJECT: LA QUINTA DENTAL CAMPUS ADOPTED: MAY 13, 2025 PAGE 2 OF 14 The applicant is responsible for all requirements of the permits and/or clearances from the above -listed agencies. When these requirements include approval of improvement plans, the applicant shall furnish proof of such approvals when submitting those improvement plans for City approval. 5. Coverage under the State of California General Construction 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. 6. The applicant shall comply with applicable provisions of the City's NPDES stormwater discharge permit, LQMC Sections 8.70.010 et seq. (Stormwater Management and Discharge Controls), and 13.24.170 (Clean Air/Clean Water); Riverside County Ordinance No. 457; the California Regional Water Quality Control Board — Colorado River Basin Region Board Order No. R7-2013-0011 and the State Water Resources Control Board's Order No. 2012-0006-DWQ. A. For construction activities including clearing, grading, or excavation of land that disturbs one (1) acre or more of land or that disturbs less than one (1) acre of land but which is part of a construction project that encompasses more than one (1) acre of land, the Permittee shall be required to submit a Storm Water Pollution Protection Plan ("SWPPP") to the State Water Resources Control Board. The applicant or design professional can obtain the California Stormwater Quality Association SWPPP template at www.cabmphandbooks.com for use in their SWPPP preparation. B. The applicant shall ensure that the required SWPPP is available for inspection at the project site at all times, 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. PLANNING COMMISSION RESOLUTION 2025-005 CONDITIONS OF APPROVAL - APPROVED SITE DEVELOPMENT PERMIT 2024-0010 PROJECT: LA QUINTA DENTAL CAMPUS ADOPTED: MAY 13, 2025 PAGE 3 OF 14 D. All erosion and sediment control BMPs proposed by the applicant shall be approved by the City Engineer prior to any onsite or offsite grading, pursuant to this project. E. The SWPPP and BMPs shall remain in effect for the entire duration of project construction until all improvements are completed and accepted by the City Council. F. The provision for the funding, perpetual maintenance, and operation of all post -construction BMPs as required. 7. Developer shall reimburse the City, within thirty (30) days of presentation of the invoice, all costs and actual consultants' fees incurred by the City for engineering and/or surveying consultants to review and/or modify any documents or instruments required by this project. This obligation shall be paid in the time noted above without deduction or offset, and Developer's failure to make such payment shall be a material breach of the Conditions of Approval. PROPERTY RIGHTS 8. Prior to issuance of any permit(s), the applicant shall acquire or confer easements and other property rights necessary for the construction or proper functioning of the proposed development. Conferred rights shall include irrevocable offers to dedicate or grant access easements to the City for emergency services and for maintenance, construction, and reconstruction of essential improvements. Said conferred rights shall also include a grant of access easement to the City of La Quinta for the purpose of graffiti removal by City staff or assigned agent in perpetuity, and agreement to the method to remove graffiti and to paint over to best match the existing. The applicant shall establish the aforementioned requirements in the CC&Rs for the development or other agreements as approved by the City Engineer. 9. Pursuant to the aforementioned condition, conferred rights shall include property rights necessary for construction and proper functioning of the proposed development not limited to access rights over proposed and/or existing parking lot that access public streets and open space/drainage facilities. 10. Direct vehicular access to Washington Street and Caleo Bay Drive is restricted, except for those access points identified on the Site Development Permit, or as otherwise conditioned in these conditions of approval. PLANNING COMMISSION RESOLUTION 2025-005 CONDITIONS OF APPROVAL - APPROVED SITE DEVELOPMENT PERMIT 2024-0010 PROJECT: LA QUINTA DENTAL CAMPUS ADOPTED: MAY 13, 2025 PAGE 4 OF 14 11. 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. 12. The applicant shall cause no easement to be granted or recorded over any portion of the subject property unless such easement is approved by the City Engineer. PARKING LOT and ACCESS POINTS 13. The design of parking facilities shall conform to LQMC Chapter 9.150 and, in particular, the following: A. The parking space, aisle widths, and double hairpin stripe parking space design shall conform to LQMC Chapter 9.150. B. Cross slopes should be a maximum of 2% where ADA accessibility is required, including accessibility routes between buildings. C. Building access points shall be shown on the Precise Grading Plans to evaluate ADA accessibility issues. D. Accessibility routes to public streets and adjacent development shall be shown on the Precise Grading Plan. E. Parking space lengths shall be according to LQMC Chapter 9.150 and be a minimum of 18 feet in length with a 2-foot overhang for all parking spaces or as approved by the City Engineer. One van accessible parking space is required per 6 accessible parking spaces. F. Drive aisles between parking spaces shall be a minimum of 26 feet, with access drive aisles to Public Streets a minimum of 28 feet as shown on the Preliminary Precise Grading Plan or as approved by the City Engineer. Entry drives, main interior circulation routes, corner cutbacks, bus turnouts, dedicated turn lanes, ADA accessibility routes to public streets, and other features shown on the approved construction plans may require additional street widths and other improvements as may be determined by the City Engineer. 14. The applicant shall design street pavement sections using CalTrans' design procedure for 20-year life pavement and the site -specific data for soil strength and anticipated traffic loading (including construction traffic). Minimum structural sections shall be as follows: PLANNING COMMISSION RESOLUTION 2025-005 CONDITIONS OF APPROVAL - APPROVED SITE DEVELOPMENT PERMIT 2024-0010 PROJECT: LA QUINTA DENTAL CAMPUS ADOPTED: MAY 13, 2025 PAGE 5OF14 Parking Lot & Aisles (Low Traffic) 3.0" a.c./4.5" c.a.b. Parking Lot & Aisles (High Traffic) 4.5" a.c /5.5" c.a.b. Loading Areas 6" P.C.C./4" c.a.b. or the approved equivalents of alternate materials. 15. The applicant shall submit current mix designs (less than two years old at the time of construction) for the base, asphalt concrete, and Portland cement concrete. The submittal shall include test results for all specimens used in the mix design procedure. For mix designs over six months old, the submittal shall include recent (less than six months old at the time of construction) aggregate gradation test results confirming that design gradations can be achieved in current production. The applicant shall not schedule construction operations until mix designs are approved. 16. Improvements shall include appurtenances such as traffic control signs, markings, and other devices, raised medians if required, street name signs, and sidewalks. 17. Improvements shall be designed and constructed in accordance with City adopted standards, supplemental drawings, and specifications or as approved by the City Engineer. Improvement plans for streets, access gates, and parking areas shall be stamped and signed by qualified engineers registered in the State of California. IMPROVEMENT PLANS As used throughout these Conditions of Approval, professional titles such as "engineer," "surveyor," and "architect" refer to persons currently certified or licensed to practice their respective professions in the State of California. 18. 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). 19. The following improvement plans shall be prepared and submitted for review and approval by the Development Services Division. 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 that the applicant may be required to prepare other improvement plans not listed here pursuant to improvements required by other agencies and utility purveyors. A. Precise Grading Plan 1" = 30' Horizontal B. PM10 Plan (if disturbed area >_ 1 acre) 1" = 40' Horizontal PLANNING COMMISSION RESOLUTION 2025-005 CONDITIONS OF APPROVAL - APPROVED SITE DEVELOPMENT PERMIT 2024-0010 PROJECT: LA QUINTA DENTAL CAMPUS ADOPTED: MAY 13, 2025 PAGE 6 OF 14 C. Erosion Control Plan (if disturbed area >_ 1 acre) 1" = 40' Horizontal D. WQMP (Plan submitted in Report Form) NOTE: A through D are to be submitted concurrently. (Separate Storm Drain Plans if applicable) Other engineered improvement plans prepared for City approval that are not listed above shall be prepared in formats approved by the City Engineer prior to commencing plan preparation. "On -Site Precise Grading" plan is required to be submitted for approval by the Building Official, Design and Development Director, and the City Engineer. "On -Site Precise Grading" plans shall normally include all on -site surface improvements, including but not necessarily limited to finish grades for curbs & gutters, building floor elevations, parking lot improvements, and accessibility requirements. All On -Site Signing & Striping Plans shall show, at a minimum, Stop Signs, Limit Lines and Legends, No Parking Signs, Raised Pavement Markers (including Blue RPMs at fire hydrants), and Street Name Signs per Public Works Standard Plans and/or as approved by the City Engineer. 20. 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.lag uintaca.gov). Please navigate to the Public Works Department home page and look for the Standard Drawings hyperlink. 21. The applicant shall furnish a complete set of all approved improvement plans on a storage medium acceptable to the City Engineer. 22. 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 that 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 PLANNING COMMISSION RESOLUTION 2025-005 CONDITIONS OF APPROVAL - APPROVED SITE DEVELOPMENT PERMIT 2024-0010 PROJECT: LA QUINTA DENTAL CAMPUS ADOPTED: MAY 13, 2025 PAGE 7 OF 14 "Record Drawing" conditions, the Engineer of Record may submit a letter attesting to said fact to the City Engineer in lieu of mylar submittal. r.RAnINr, 23. The applicant shall comply with the provisions of LQMC Section 13.24.050 (Grading Improvements). 24. 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. 25. To obtain an approved grading permit, the applicant shall submit and obtain approval of all of the following: A. A grading plan prepared by a civil engineer registered in the State of California, B. A preliminary geotechnical ("soils") report prepared by an engineer registered in the State of California, C. A Fugitive Dust Control Plan prepared in accordance with LQMC Chapter 6.16, (Fugitive Dust Control), and D. An Erosion Control Plan, if applicable, showing Best Management Practices prepared in accordance with LQMC Sections 8.70.010 and 13.24.170 (NPDES Stormwater Discharge Permit and Storm Management and Discharge Controls). E. A final WQMP prepared by an appropriate professional registered in the State of California. F. A grading bond in a form acceptable to the City and in an amount sufficient to guarantee compliance with the grading bond requirements. All grading shall conform with the recommendations contained in the Preliminary Soils Report and shall be certified as being adequate by a 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. PLANNING COMMISSION RESOLUTION 2025-005 CONDITIONS OF APPROVAL - APPROVED SITE DEVELOPMENT PERMIT 2024-0010 PROJECT: LA QUINTA DENTAL CAMPUS ADOPTED: MAY 13, 2025 PAGE 8 OF 14 26. The applicant shall maintain all open -graded, undeveloped land in order to prevent wind and/or water erosion of such land. All open -graded, undeveloped land shall either be planted with interim landscaping or stabilized with other erosion control measures approved in the Fugitive Dust Control Plan. 27. Grading within the perimeter setback and parkway areas shall have undulating terrain and conform with the requirements of LQMC Section 9.60.240(F) except as otherwise modified by this condition. The maximum slope shall not exceed 3:1 anywhere in the landscape setback area except for the backslope (i.e., the slope at the back of the landscape lot), which shall not exceed 2:1 if fully planted with ground cover. The maximum slope in the first six (6) feet adjacent to the curb shall not exceed 4:1 when the nearest edge of the sidewalk is within six feet (6) of the curb; otherwise, the maximum slope within the right of way shall not exceed 3:1. All unpaved parkway areas adjacent to the curb shall be depressed one and one- half inches (1.5") in the first eighteen inches (18") behind the curb. 28. Building pad elevation on the precise grading plan submitted for the City Engineer's approval shall conform with pad elevations shown on the preliminary grading plan unless the pad elevations have other requirements imposed elsewhere in these Conditions of Approval or as approved by the City Engineer. 29. Building pad elevations of perimeter lots shall not differ by more than one foot from the building pads in adjacent developments. 30. Prior to any site grading or regrading that will raise or lower any portion of the site by more than plus or minus half of a foot (05) from the elevations shown on the approved Site Development Permit, the applicant shall submit the proposed grading changes to the City Engineer for a substantial conformance review. 31. Prior to the issuance of a building permit for any building lot, the applicant shall provide a lot pad certification stamped and signed by a qualified engineer or surveyor with applicable compaction tests and over excavation documentation. Each pad certification shall list the pad elevation as shown on the approved grading plan, the actual pad elevation, and the difference between the two, if any. Such pad certification shall also list the relative compaction of the pad soil. DRAINAGE 32. Stormwater handling shall conform with the approved hydrology and drainage report for the La Quinta Dental Campus (SDP2024-0010) or as approved by the City Engineer. Nuisance water shall be disposed of in an approved manner. PLANNING COMMISSION RESOLUTION 2025-005 CONDITIONS OF APPROVAL - APPROVED SITE DEVELOPMENT PERMIT 2024-0010 PROJECT: LA QUINTA DENTAL CAMPUS ADOPTED: MAY 13, 2025 PAGE 9 OF 14 Nuisance water shall be retained on site and disposed of via an underground percolation improvement approved by the City Engineer. 33. The applicant shall comply with the provisions of LQMC Section 13.24.120 (Drainage), Retention Basin Design Criteria, Engineering Bulletin No. 06-16 — Hydrology Report with Preliminary Hydraulic Report Criteria for Storm Drain Systems and Engineering Bulletin No. 06-015 - Underground Retention Basin Design Requirements. More specifically, stormwater falling on -site during the 100- year storm shall be retained within the development unless otherwise approved by the City Engineer. The design storm shall be the 1-hour, 3-hour, 6-hour, or 24-hour event producing the greatest total run-off. 34. Nuisance water shall be retained on site. Nuisance water shall be disposed of per approved methods contained in Engineering Bulletin No. 06-16 — Hydrology Report with Preliminary Hydraulic Report Criteria for Storm Drain Systems and Engineering Bulletin No. 06-015 - Underground Retention Basin Design Requirements. 35. In the design of retention facilities, the maximum percolation rate shall be two inches per hour. The percolation rate will be considered zero unless the applicant provides site -specific data indicating otherwise, and as approved by the City Engineer. 36. The project shall be designed to accommodate purging and blowoff water (through underground piping and/or retention facilities) from any on -site or adjacent well sites granted or dedicated to the local water utility authority as a requirement for the development of this property. 37. No fence or wall shall be constructed around any retention basin unless approved by the Planning Director and the City Engineer. 38. For on -site above -ground common retention basins, retention depth shall be according to Engineering Bulletin No. 06-16 — Hydrology Report with Preliminary Hydraulic Report Criteria for Storm Drain Systems. Side slopes shall not exceed 3:1 and shall be planted with maintenance -free ground cover. Additionally, retention basin widths shall be not less than 20 feet at the bottom of the basin. 39. Stormwater may not be retained in landscaped parkways or landscaped setback lots. Only incidental stormwater (precipitation that directly falls onto the setback) will be permitted to be retained in the landscape setback areas. The perimeter setback and parkway areas in the street right-of-way shall be shaped with berms and mounds, pursuant to LQMC Section 9.100.040(B)(7). PLANNING COMMISSION RESOLUTION 2025-005 CONDITIONS OF APPROVAL - APPROVED SITE DEVELOPMENT PERMIT 2024-0010 PROJECT: LA QUINTA DENTAL CAMPUS ADOPTED: MAY 13, 2025 PAGE 10 OF 14 40. The design of the development shall not cause any increase in flood boundaries and levels in any area outside the development. 41. The development shall be graded to permit storm flow in excess of retention capacity to flow out of the development through a designated overflow and into the historic drainage relief route. 42. Storm drainage historically received from adjoining property shall be received and retained or passed through into the historic downstream drainage relief route. 43. The applicant shall comply with applicable provisions for post construction runoff per the City's NPDES stormwater discharge permit, LQMC Sections 8.70.010 et seq. (Stormwater Management and Discharge Controls), and 13.24.170 (Clean Air/Clean Water); Riverside County Ordinance No. 457; and the California Regional Water Quality Control Board — Colorado River Basin (CRWQCB-CRB) Region Board Order No. R7-2013-0011. A. For post -construction urban runoff from New Development and Redevelopment Projects, the applicant shall implement requirements of the NPDES permit for the design, construction, and perpetual operation and maintenance of BMPs per the approved Water Quality Management Plan (WQMP) for the project as required by the California Regional Water Quality Control Board — Colorado River Basin (CRWQCB-CRB) Region Board Order No. R7-2013-0011. B. The applicant shall implement the WQMP Design Standards per (CRWQCB-CRB) Region Board Order No. R7-2013-0011 utilizing BMPs approved by the City Engineer. A project -specific WQMP shall be provided, which incorporates Site Design and Treatment BMPs utilizing first flush infiltration as a preferred method of NPDES Permit Compliance for Whitewater River receiving water, as applicable. C. The developer shall execute and record a Stormwater Management/BMP Facilities Agreement that provides for the perpetual maintenance and operation of all post -construction stormwater BMPs. I ITII ITIF.0, 44. The applicant shall comply with the provisions of LQMC Section 13.24.110 (Utilities). 45. 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 PLANNING COMMISSION RESOLUTION 2025-005 CONDITIONS OF APPROVAL - APPROVED SITE DEVELOPMENT PERMIT 2024-0010 PROJECT: LA QUINTA DENTAL CAMPUS ADOPTED: MAY 13, 2025 PAGE 11 OF 14 telephone stands, to ensure optimum placement for practical and aesthetic purposes. 46. Underground utilities shall be installed prior to overlying hardscape. For installation of utilities in existing improved streets, the applicant shall comply with trench restoration requirements maintained or required by the City Engineer. The applicant shall provide certified reports of all utility trench compaction for approval by the City Engineer. Additionally, grease traps and the maintenance thereof shall be located so as not to conflict with access aisles/entrances. CONSTRUCTION 47. 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. If parking construction in commercial development is initially constructed with partial pavement thickness, the applicant shall complete the final pavement prior to final inspections of the building(s) within the development or when directed by the City, whichever comes first. BUILDING DIVISION 48. Plans shall be prepared for the applicable code at the time of building permit submittal. As of January 1, 2023, these are the 2022 California Building Codes. This includes verifying the portion of abandoned construction for reuse under these standards. Additionally, development impact fees will be assessed at issuance of the new building permit. The amount of the development impact fees will be calculated as provided in Condition #62. 49. Commercial projects are required to be prepared by a Licensed Architect or Engineer. On each sheet of construction documents, provide the preparer's name and telephone number and electronic signature and his/her stamp as prescribed by California Business and Professions Code '5536. 50. Proposed buildings are a Place of Public Accommodation and are required to be accessible to persons with disabilities in accordance with Chapter 11 B of the California Building Code, and other relevant State and Federal Laws. A. At least one accessible route shall connect each story and mezzanine in a multi -story building of a Professional Office of a Health Care Provider. 11 B- 206.2.3 Multi -story buildings and facilities. PLANNING COMMISSION RESOLUTION 2025-005 CONDITIONS OF APPROVAL - APPROVED SITE DEVELOPMENT PERMIT 2024-0010 PROJECT: LA QUINTA DENTAL CAMPUS ADOPTED: MAY 13, 2025 PAGE 12 OF 14 1) The term PROFESSIONAL OFFICE OF A HEALTH CARE PROVIDER applies to the offices of doctors, psychologists, dentists, radiologists, and others certified or licensed by the State to provide physical or mental health care 51. Photovoltaic and Energy Storage System Required. Applies to Grocery, Office, Unleased Tenant Space, Retail, Warehouse, Auditorium, Convention Center, Hotel/Motel, Library, Medical, Restaurant, Theater, Apartments, and Low-rise Residential. Design for all occupancy groups as applicable to the California Energy Code. FIRE DEPARTMENT 52. Fire Hydrants and Fire Flow: Prior to building permit issuance, provide documentation showing the water system is capable of delivering 1,875 GPM at 20 psi for 2 hours. The Office of the Fire Marshal shall confirm that the new public fire hydrant, proposed to be located at the property frontage with Caleo Bay, is operational. Reference 2022 California Fire Code (CFC) 507.5.1. 53. Fire Department Access: Prior to building permit issuance, the Office of the Fire Marshal shall review a fire access site plan showing fire lane marking, access driveways, gates, and the new proposed public fire hydrant. 54. Knox Box and Gate Access: Buildings shall be provided with a Knox Box. The Knox Box shall be installed near the main entrance at a height of 6 feet. All electronically operated gates shall be provided with Knox key switches and automatic sensors for access. Ref. CFC 506.1 and OFM Guideline 01A. 55. Fire Alarm and Detection System: A water flow monitoring system and/or fire alarm system may be required as determined at the time of building plan review. Ref. CFC 903.4, CFC 907.2, and NFPA 72 56. Fire Sprinkler System - All new commercial buildings and structures 3,600 square feet or larger shall be protected by a fire sprinkler system. Plans must be submitted to the Office of the Fire Marshal for review and approval prior to installation. Reference CFC 903.2 as amended by the County of Riverside. 57. Hazardous Materials: Prior to building permit issuance, a hazardous materials inventory statement shall be provided to the Office of the Fire Marshal. Approved chemical classification forms and safety data sheets shall be provided with the hazardous materials inventory statement. Ref. CFC 5001.5.2 PLANNING COMMISSION RESOLUTION 2025-005 CONDITIONS OF APPROVAL - APPROVED SITE DEVELOPMENT PERMIT 2024-0010 PROJECT: LA QUINTA DENTAL CAMPUS ADOPTED: MAY 13, 2025 PAGE 13 OF 14 58. Street address numbers with a minimum numeral height of 12" are required. Numbers shall be internally or externally illuminated to be visible at night. RVC Fire Dept Guideline OFM-01A LANDSCAPE AND IRRIGATION 58.1 The applicant shall comply with LQMC Sections 13.24.130 (Landscaping Setbacks) & 13.24.140 (Landscaping Plans). 58.2. The applicant shall provide landscaping in the required setbacks, retention basins, and common lots. 58.3 All new and modified landscape areas shall have landscaping and permanent irrigation improvements in compliance with the City's Water Efficient Landscape regulations contained in LQMC Section 8.13 (Water Efficient Landscape). 58.4 All rooftop mechanical equipment shall be completely screened from view. Utility transformers or other ground -mounted mechanical equipment shall be fully screened with a screening wall or landscaping and painted to match the adjacent buildings. 58.5 The applicant shall submit the final landscape plans for review, processing, and approval to the Design and Development Department, in accordance with the Final Landscape Plan application process. Design and Development Director approval of the final landscape plans is required prior to issuance of the first building permit unless the Design and Development Director determines extenuating circumstances exist that justify an alternative processing schedule. NOTE: Plans are not approved for construction until signed by the appropriate City official, including the Design and Development Director and/or City Engineer. Prior to final approval of the installation of landscaping, the Landscape Architect of record shall provide the Design and 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 the final landscaping inspection that adjustments are required in order to meet the intent of the Planning Commission's approval, the Design and Development Director shall review and approve any such revisions to the landscape plan. 58.6 The applicant or his agent has the responsibility for proper sight distance requirements per guidelines in the AASHTO "A Policy on Geometric Design of PLANNING COMMISSION RESOLUTION 2025-005 CONDITIONS OF APPROVAL - APPROVED SITE DEVELOPMENT PERMIT 2024-0010 PROJECT: LA QUINTA DENTAL CAMPUS ADOPTED: MAY 13, 2025 PAGE 14 OF 14 Highways and Streets, 5th Edition" or the latest, in the design and/or installation of all landscaping and appurtenances abutting and within the private and public street right-of-way. PUBLIC SERVICES 59. The applicant shall provide public transit improvements if required by SunLine Transit Agency and approved by the City Engineer. MAINTENANCE 60. The applicant shall comply with the provisions of LQMC Section 13.24.160 (Maintenance). 61. The applicant shall make provisions for the continuous and perpetual maintenance of perimeter landscaping up to the curb, common areas, access drives, sidewalks, and stormwater BMPs. FEES AND DEPOSITS 62. The applicant shall comply with the provisions of LQMC Section 13.24.180 (Fees and Deposits). These fees include all deposits and fees required by the City for plan checking and construction inspection. Deposits and fee amounts shall be those in effect when the applicant makes an application for plan check and permits. The applicant will receive a credit for the amount of the DIF and TUMF programs' fees paid in 2019 by the prior applicant for the previously unfinished project. The applicant will be required to pay the amount, if any, of the difference between the 2025 amount and the 2019 amount for the DIF and TUMF programs' fees, with the amount of said difference to be paid at the time when assessment is due pursuant to Condition #48. 63. 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). The amount of the development impact fees will be calculated as provided in Condition #62.