CC Resolution 1999-145d_^ RESOLUTION NO.99-145
A RESOLUTION OF THE CITY COUNCIL OF THE
CITY OF LA QUINTA, CALIFORNIA, APPROVING
SPECIFIC PLAN DEVELOPMENT PRINCIPALS AND
GUIDELINES FOR A 76,669i SQUARE FOOT
MEDICAL COMPLEX
CASE NO.: SPECIFIC PLAN 99-038
APPLICANT: EISENHOWER MEDICAL CENTER AND
LA QUINTA MEDICAL DEVELOPMENT, INC
WHEREAS, the City Council of the City of La Quinta did on the 2N0 day
of November, 1 999, hold a duly noticed public hearing to consider the request of
Eisenhower Medical Center and La Quinta Medical Development, Inc., for approval of
development principals and guidelines for a 76,669 i square foot medical complex for
a Specific Plan, located at the northeast corner of Washington Street and 48? Avenue,
more particularly described as:
APN 617-200?01 AND 002
WHEREAS, the Planning Commission of the City of La Quinta did on the
28?? day of September, 1999, hold a duly noticed Public Hearing and adopted Planning
Commission Resolution 99-072? recommending approval of Specific Plan 99-038?
subject to conditions; and,
WHEREAS, said Specific Plan has complied with the requirements of he
Rules to Implement the California Environmental Quality Act of 1 970" as amended
Resolution 83?68), in that the Community Development Department has conducted
an Initial Study Environmental Assessment 99-388), and determined that the
proposed Specific Plan will not have a significant impact on the environment and a
Mitigated Negative Declaration of Environmental Impact has been certified; 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
City Council did find the following facts and reasons to justify the approval of the
Specific Plan:
1. The Specific Plan, as proposed, is consistent with the goals and policies of the
La Quinta General Plan in that the property is designated for mixed regional
commercial uses, including medical and professional offices, and is under the
floor area ratio maximum of 35.
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d_^Resolution No. 99-14?
Specific PIsn 99-038
Adopted: November 2, 1999
Page 2
2. The Specific Plan, subject to conditions will not create conditions materially
detrimental to the public health, safety, and general welfare in that
development allowed under the Specific Plan is compatible with existing uses
and development standards contained in the Specific Plan will ensure high
quality development. Adequate parking, even with a 3 + % reduction, will be
provided as well as additional landscaping around the Phase One construction.
3. The Specific Plan will provide land use compatibility with zoning on adjacent
properties in that the project principles and guidelines ensure that the proposed
adjacent residential uses will not be negatively impacted and may service those
uses.
4. The Specific Plan project is suitable and approp?iate for the project in that it
easily assessable to surrounding neighborhoods, is adjace?nt to two arterial
streets, and is designed in a compatible manner.
NOW, THEREFORE, BE IT RESOLVED, by the City Council of the City of
La Quinta, California as follows:
1. That the above recitations are true and correct and constitute the findings of
the City Council in this case.
2. That it does hereby approve the above-described request for the reasons set
forth in this Resolution, subject to the attached conditions.
PASSED, APPROVED and ADOPTED at a regular meeting of the La
Quinta City Council held on this 2ND day of November, 1 999, by the following vote,
to wit:
AYES: Council Members Adolph, Henderson, Perkins, Sniff
NOES: None
ABSENT: Mayor Pena
ABSTAIN: None
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d_^ Resolution No.99-145
specific Plan 99-03B
Adopted: November 2 1999
Page 3
JOHN PEN Mayor
City of La Quinta, California
ATTEST:
APPROVED AS TO FORM:
J/4?;A?
DAWN C. HONEYWELL, City Attorney
City of La Quinta, California
C \MYDATA\WPDOCS\Resalutions\99-038.wpd
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d_^RESOLUTION 99-145
CONDITIONS OF APPROVAL FINAL
SPECIFIC PLAN 99-038
EISENHOWER MEDICAL CENTER AND
LA QUINTA MEDICAL DEVELOPMENT, INC.
NOVEMBER 2, 1999
GENERAL
1. The subdivider agrees to defend, indemnify, and hold harmless the City of La
Quinta the City"), its agents, officers and employees from any claim, action or
proceeding to attack, set aside, void, or annul the approval of this tentative map
or any final map thereunder. The City shall have sole discretion in selecting its
defense counsel.
The City shall promptly notify the subdivider of any claim, action or proceeding
and shall cooperate fully in the defense.
2. Prior to the issuance of a grading, construction or building permit, the applicant
shall obtain permits and/or clearances from the following public agencies:
* Fire Marshal
9 Public Works Department Grading Permit, Improvement Permit)
* Community Development Department
* Riverside Co. Environmental Health Department
* Desert Sands Unified School District
* Coachella Valley Water District CVWD)
* Imperial Irrigation District lID)
* California Water Quality Control Board CWQCB)
The applicant is responsible for any requirements of the permits or clearances
from those jurisdictions. If the requirements include approval of improvement
plans, applicant shall furnish proof of said approvals prior to obtaining City
approval of the plans.
The applicant shall comply with applicable provisions of the City's NPDES
stormwater discharge permit. For projects requiring project-specific NPDES
construction permits, the applicant shall submit a copy of the CWQCB
acknowledgment of the applicant's Notice of Intent prior to issuance of a
grading or site construction permit. The applicant shall ensure that the required
Storm Water Pollution Protection Plan is available for inspection at the project
site.
3. Up to four additional parking spaces may be removed, if needed for access to
the delivery/loading space.
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d_^RESOLUTION 99-145
CONDITIONS OF APPROVAL FINAL
SPECIFIC PLAN 99-O3B
EISENHOWER MEDICAL CENTER AND LA QUINTA MEDICAL DEVELOPMENT. INC.
NOVEMBER 2, 1999
PAGE 2
4. Prior to issuance of first grading permit or building permit, whichever comes
first, the specific plan shall be revised to incorporate all conditions of approval.
Conditions shall be placed in applicable section of the text and not just listed.
Five Copies of the approved revised plan shall be submitted to the Community
Development Department.
IMPROVEMENT PLANS
As used throughout these conditions of approval, professional titles such as engineer,"
1surveyor," and architect" refer to persons currently certified or licensed to practice
their respective professions in the State of California.
5. Improvement plans shall be prepared by or under the direct supervision of
qualified engineers and landscape architects, as appropriate. Plans shall be
submitted on 24" x 36" media in the categories of Rough Grading," Precise
Grading," Streets and Parking Areas) & Drainage," and Landscaping."
Precise grading plans shall have signature blocks for Community Development
Director and the Building Official. All other plans shall have signature blocks for
the City Engineer. Plans are not approved for construction until they are
signed.
Streets and Drainage" plans shall normally include signals, sidewalks, bike
paths, entry drives, gates, and parking lots. Landscaping" plans shall normally
include irrigation improvements, landscape lighting and entry monuments.
Precise Grading" plans shall normally include perimeter walls.
Plans for improvements not listed above shall be in formats approved by the
City Engineer.
6. The City may maintain standard plans, details and/or construction notes for
elements of construction. For a fee established by City resolution, the applicant
may acquire standard plan and/or detail sheets from the City.
7. When final plans are approved by the City, the applicant shall furnish accurate
AutoCad files of the complete, approved plans for public improvements on
storage media acceptable to the City Engineer. The files shall utilize standard
AutoCad menu items so they may be fully retrieved into a basic AutoCad
program. At the completion of construction and prior to final acceptance of
improvements, the applicant shall update the files to reflect as-constructed
conditions.
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d_^RESOLUTION 99?145
CONDITIONS OF APPROVAL FINAL
SPECIFIC PLAN 99-038
EISENHOWER MEDICAL CENTER AND LA QUINTA MEDICAL DEVELOPMENT, INC.
NOVEMBER 2, 1999
PAGE 3
If the plans were not produced in AutoCad or a file format which can be
converted to AutoCad, the City Engineer may accept raster-image files of the
plans.
IMPROVEMENT AGREEMENT
8. Depending on the timing of development of the lots or parcels and the status
of off-site improvements at that time, the subdivider may be required to
construct improvements, to reimburse others who construct improvements that
are obligations of this development, to secure the cost of the improvements for
future construction by others, or a combination of these methods.
In the event that any of the improvements required herein are constructed by
the City prior to their construction by the applicant, the applicant shall reimburse
the City for the cost of those improvements prior to issuance of a grading or
construction permit.
9. The applicant shall construct improvements and/or satisfy obligations or furnish
an executed, secured agreement to construct improvements and/or satisfy
obligations required by the City prior to issuance of a grading permit. For
secured agreements, security provided, and the release thereof, shall conform
with Chapter 13, LQMC.
10. If the applicant fails to construct improvements or satisfy obligations in a timely
manner or as specified in an approved phasing plan or in an improvement
agreement, the City shall have the right to halt issuance of building permits or
final building inspections, withhold other approvals related to the development
of the project or call upon the security provided for those improvements.
GRADING
11. The applicant shall furnish a preliminary geotechnical soils'?) report and a
grading plan prepared by a qualified engineer. The grading plan shall conform
with the recommendations of the soils report and be certified as adequate by
a soils engineer or engineering geologist. The plan must be approved by the
City Engineer prior to issuance of a grading permit. A statement shall appear
on final maps if any are required of this development) that a soils report has
been prepared pursuant to Section 1 7953 of the Health and Safety Code.
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CONDITIONS OF APPROVAL FINAL
SPECIFIC PLAN 99-03B
EISENHOWER MEDICAL CENTER AND LA QUINTA MEDICAL DEVELOPMENT, INC.
NOVEMBER 2, 1999
PAGE 4
on final maps if any are required of this development) that a soils report has
been prepared pursuant to Section 1 7953 of the Health and Safety Code.
12. Slopes shall not exceed 5:1 within public rights-of-way and 3:1 in landscape
areas outside the right of way unless otherwise approved by the City Engineer.
13. The applicant shall endeavor to minimize differences in elevation at abutting
properties. Building pad elevations on contiguous lots shall not differ by more
than three feet. If compliance with this requirement is impractical, the City will
consider and may approve alternatives which minimize safety concerns,
maintenance difficulties and neighboring-owner dissatisfaction with the grade
differential.
14. Prior to occupation of the project site for construction purposes, the applicant
shall submit and receive approval of a Fugitive Dust Control plan prepared in
accordance with Chapter 6.16, LQMC. The applicant shall furnish security, In
a form acceptable to the city, in an amount sufficient to guarantee compliance
with the provisions of the permit.
15. The applicant shall maintain graded, undeveloped land to prevent wind and
water erosion of soils. The land shall be planted with interim landscaping or
provided with other erosion control measures approved by the Community
Development and Public Works Departments.
1 6. Prior to issuance of building permits, the applicant shall provide building pad
certifications stamped and signed by qualified engineers or surveyors. For each
pad, the certification shall list the approved elevation, the actual elevation, the
difference between the two, if any, and pad compaction. The data shall be
organized by lot number and listed cumulatively if submitted at different times.
DRAINAGE
17. Stormwater handling shall conform with the approved hydrology and drainage
plan for Tentative Tract 24230 Lake La Quinta).
18. Nuisance water shall be disposed of on-site in facilities designed to contain
surges of 3 gph/1 O00 sq. ft. of landscape area) and infiltrate 5 gpdll 000 sq.
ft.
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d_^ RESOLUTION 99-145
CONDITIONS OF APPROVAL FINAL
SPECIFIC PLAN 99-038
EISENHOWER MEDICAL CENTER AND LA QUINTA MEDICAL DEVELOPMENT, INC.
NOVEMBER 2, 1999
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UTILITIES
1 9. The applicant shall obtain the approval of the City Engineer for the location of
all utility lines within the right-of-way and all above-ground utility structures
including, but not limited to, traffic signal cabinets, electrical vaults, water
valves, and telephone stands, to ensure optimum placement for practical and
aesthetic purposes.
20. 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 trench compaction for approval of the City Engineer.
STREET AND TRAFFIC IMPROVEMENTS
21. The applicant shall install the following street improvements to conform with
the General Plan street type noted in parentheses. Public street improvements
shall conform with the City's General Plan in effect at the time of construction.)
a. Traffic Signals Participate in the cost of traffic signals at the Caleo Bay
intersections with Avenue 47 and Avenue 48 proportionate to this
property's share of the Regional Commercial-zoned property abutting
Caleo Bay.
22. General access points and turning movements of traffic are limited to the
following
a. Caleo Bay One 26-foot drive located approximately 325 feet north of
the north curblme of Avenue 48 full turn access allowed.
b. Avenue 48 One 28-foot right-turn-only drive centered approximately
318 feet east of the east curblme of Washington Street.
23. The applicant shall design pavement sections using Caltrans? design procedure
20-year life) and site-specific data for soil strength and anticipated traffic
loading including construction traffic). Minimum structural sections shall be as
follows or approved equivalents for alternate materials):
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d_^RESOLUTION 99-145
CONDITIONS OF APPROVAL FINAL
SPECIFIC PLAN 99-038
EISENHOWER MEDICAL CENTER AND LA QUINTA MEDICAL DEVELOPMENT, INC.
NOVEMBER 2, 1999
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Residential & Parking Areas 3.0" a.c./4.50" a.b.
Collector 4.O"/5.00"
Secondary Arterial 4.0'?/6.00"
Primary Arterial 4.5'?/6.00"
Major Arterial 5.5"16.50"
24. The applicant shall submit current mix designs less than two years old at the
time of construction) for base, asphalt concrete and Portland cement concrete.
The submittal shall include test results for all specimens used in the mix design
procedure. For mix designs over six months old, the submittal shall include
recent less than six months old at the time of construction) aggregate
gradation test results confirming that design gradations can be achieved in
current production. The applicant shall not schedule construction operations
until mix designs are approved.
LANDSCAPING
25. The applicant shall provide landscaping in required setbacks, retention basins,
and common areas.
26. Landscape and irrigation plans for landscaped lots and setbacks, medians,
retention basins, and parks shall be signed and stamped by a licensed
landscape architect.
The applicant shall submit plans for approval by the Community Development
Department prior to plan checking by the Public Works Department. When
plan checking is complete, the applicant shall obtain the signatures of CVWD
and the Riverside County Agricultural Commissioner prior to submitting for
signature by the City Engineer. Plans are not approved for construction until
signed by the City Engineer.
27. Landscape areas shall have permanent irrigation improvements meeting the
requirements of the City Engineer. Use of lawn shall be minimized with no
lawn or spray irrigation within 18 inches of curbs along public streets.
PUBLIC SERVICES
28. The applicant shall provide public transit improvements as required by Sunline
Transit and/or the City.
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CONDITIONS OF APPROVAL FINAL
SPECIFIC PLAN 99-038
EISENHOWER MEDICAL CENTER AND LA QUINTA MEDICAL DEVELOPMENT, INC.
NOVEMBER 2.1999
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QUALITY ASSURANCE
29. The applicant shall employ construction quality-assurance measures which
meet the approval of the City Engineer.
30. The applicant shall employ or retain qualified civil engineers, geotechnical
engineers, surveyors, or other appropriate professionals to provide sufficient
construction supervision to be able to furnish and sign accurate record
drawings.
31. The applicant shall arrange and bear the cost of measurement, sampling and
testing procedures not included in the City's inspection program but required
by the City as evidence that construction materials and methods comply with
plans, specifications and applicable regulations.
32. Upon completion of construction, the applicant shall furnish the City
reproducible record drawings of all public improvement plans which were
signed by the City. Each sheet shall be clearly marked Record Drawings,"
As-Built" or As-Constructed" and shall be stamped and signed by the
engineer or surveyor certifying to the accuracy of the drawings. The applicant
shall revise the CAD or raster-image files previously submitted to the City to
reflect as-constructed conditions.
MAINTENANCE
33. The applicant shall make provisions for continuous, perpetual maintenance of
all on-site improvements, perimeter landscaping, access drives, and sidewalks.
The applicant shall maintain required public improvements until expressly
released from this responsibility by the appropriate public agency.
FEES AND DEPOSITS
34. The applicant shall pay the City's established fees for plan checking and
construction inspection. Fee amounts shall be those in effect when the
applicant makes application for plan checking and permits.
35. Prior to issuance of building permit, the required school mitigation fee shall be
paid.
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CONDITIONS OF APPROVAL FINAL
SPECIFIC PLAN 99-038
EISENHOWER MEDICAL CENTER AND LA QUINTA MEDICAL DEVELOPMENT, INC.
NOVEMBER 2,1999
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36. The applicant shall comply with the terms and requirements of the
infrastructure fee program in effect at the time of issuance of building permits.
ENVIRONMENTAL
37. All mitigation measures of EA 99-388, on file in the Community Development
Department, shall be complied with as required.
FIRE DEPARTMENT
38. Provide or show there exists a water system capable of delivering 3000 gpm
for a 4 hour duration at 20 psi residual operating pressure which must be
available before any combustible material is placed on the job site.
39. 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' or more than 165'
from any portion of the buildings as measured along approved vehicular travel
ways. The required fire flow shall be available from any adjacent hydrants in
the system.
40. Blue retro-reflective pavement markers shall be mounted on private streets,
public streets and driveways to indicate location of fire hydrants. Prior to
installation, placement of markers must be approved by the Riverside County
Fire Department.
41. Prior to the issuance of a building permit, if any, applicant/developer shall
furnish one blue line copy of the water system plans to the Fire Department for
review. Plans shall conform to the fire hydrant types, location and spacing,
and the system shall meet the fire flow requirements. Plans must be signed 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".
42. The required water system including fire hydrants shall be installed and
operational prior to the start of construction.
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CONDITIONS OF APPROVAL FINAL
SPECIFIC PLAN 99-03B
EISENHOWER MEDICAL CENTER AND LA QUINTA MEDICAL DEVELOPMENT, INC.
NOVEMBER 2, 1999
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43. All buildings shall be accessible by an approved all-weather roadway extending
to within 1 50' of all portions of the exterior wall of the first story. Scaled
drawings shall be submitted fro review and approval by the Fire Department.
44. Install a complete fire sprinkler system per NFPA 1 3. The post indicator valve
and Fire Department connection shall be located to the front within 50' of a
hydrant, and a minimum of 25' from the building.
45. All fire sprinkler systems, fixed fire suppression systems and alarm plans must
be submitted separately for approval prior to construction. Subcontractors
should contact the Planning and Engineering Office for submittal requirements.
46. Install hood/duct automatic fire extinguishing system. System plans must be
submitted, along with a plan check/inspection fee, to the Fire Department, for
review.
47. Install Knox Key Lock boxes, Models 4400, 3200 or 1300, mounted per
recommended standard of the Knox Company. Special forms are available
from this office for the ordering of the Key Switch, this form must be
authorized and signed by this office for the correctly coded system to be
purchased.
48. Install portable fire extinguishers per NFPA, Pamphlet #10, but not less than
2A10BC in rating. Contact certified extinguisher company for proper
placement of equipment.
49. Final conditions will be addressed when the building plans are reviewed. A
plan check fee must be paid to the Fire Department at the time building plans
are submitted.
50. Install a supervised water flow fire system as required by the UBC/Riverside
County Fire Department and National Fire Protection Standard 72.
LIGHTING:
51. Within 100 feet of the Caleo Bay Drive curb west side of the street), all light
standards shall not exceed 1 8 feet in total height. All lights fixtures shall be
recessed into or be flush with the fixture and be shielded as required by the
Community Development Department.
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