CC Resolution 1999-146d_^ RESOLUTION 99-146
A RESOLUTION OF THE CITY COUNCIL OF THE
CITY OF LA QUINTA, CALIFORNIA, APPROVING
THE DEVELOPMENT PLANS FOR CONSTRUCTION
OF A TWO STORY HIGH MEDICAL OFFICE
BUILDING PHASE 1) CONSISTING OF 47,89O+?
SQUARE FEET OF FLOOR AREA
CASE NO.: SITE DEVELOPMENT PERMIT 99-658
APPLICANT: EISENHOWER MEDICAL CENTER AND LA
QUINTA MEDICAL DEVELOPMENT, INC
WHEREAS, the City Council of the City of La Quinta did on the 2ND 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
construction plans for a two story high medical office building Phase One) consisting
of 47,890 i square feet of floor area in the CR zone, located at the northeast corner
of Washington Street and 48th Avenue, more particularly described as:
A Portion of APN 617-200-001 AND 002
WHEREAS, the Planning Commission of the City of La Quinta did on the
28? day of September, 1 999, hold a duly noticed Public Hearing and adopted Planning
Commission Resolution 99-073, recommending approval of Site Development Permit
99-658, subject to conditions; and,
WHEREAS, said Site Development Permit 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
Planning Commission did find the following facts and reasons to justify the approval
of the Specific Plan:
1. The project is consistent with the General Plan and Zoning Code in that the use
is permitted in the CR District and has been designed to comply with the
applicable specific plan, CR District and development standards.
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d_^ResoIutio? No.146
Site Development Permit 99-658
Adopted. November 2, 1999
Page 2
2. Environmental Assessment 99-388 for proposed Site Development Permit 99-
658 has been prepared in compliance with the requirements of the California
Environmental Quality Act of 1 970, as amended. The Community Development
Director has recommended that a Mitigated Negative Declaration of
Environmental Impact be certified.
3. With the recommended conditions of approval, the architectural design of the
project, including but not limited to the architectural style, scale, building mass,
materials, colors, architectural details, roof style, and other architectural
elements are compatible with the surrounding development and with the quality
of design prevalent in the city in that the proposed construction is Spanish in
nature which is compatible with the surrounding residential design, materials
and colors, subject to conditions of approval.
4. The site design of the project, including but not limited to project entries,
interior circulation, pedestrian and bicycle access, pedestrian amenities,
screening of equipment and trash enclosures, exterior lighting, and other site
design elements are compatible with surrounding development and with the
quality of design prevalent in the city in that design elements have been
conditioned and coordinated to ensure compatibility between surrounding
residences, proposed buildings and pedestrian elements. This includes
placement of the long side of the building on a east-west axis to reduce visual
impact on residential uses to the east.
5. With the recommended conditions of approval, project landscaping, including
but not limited to the location, type, size, color, texture, and coverage of plant
materials, will provide relief, complement buildings, visually emphasize
prominent design elements and vistas, screen undesirable views, provide a
harmonious transition between adjacent land uses and between development
and open space, and provide an overall unifying influence, to enhance the
visual continuity of the project in that proposed landscaping has been designed
to complement surrounding planting while enhancing the project area and
ensuring low maintenance and water use.
NOW, THEREFORE, BE IT RESOLVED, by the City Council of the City of
La Quinta, California as follows:
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d_^Resolution No.148
Site Development PermIt 99-658
Adopted: November 2,1999
Psge 3
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 Pei\a
ABSTAIN: None
JOHN J. PENA, yor
City of La Quinta, California
ATTEST:
APPROVED AS TO FORM:
DAWN C. HONEYWELL, City Attorney
City of La Quinta, California
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d_^RESOLUTION 99-146
CONDITIONS OF APPROVAL FINAL
SITE DEVELOPMENT PERMIT 99-658
EISENHOWER MEDICAL CENTER AND LA QUINTA MEDICAL DEVELOPMENT, INC.
NOVEMBER 2, 1999
GENERAL
1. The use of this site shall be in conformance with the approved exhibits
contained in Site Development Permit 99-658, unless otherwise amended by the
following conditions
2. The approved Site Development Permit shall be used within one year of the date
of approval, otherwise, it shall become null and void and of no effect
whatsoever. A time extension may be granted pursuant to Zoning Code
requirements.
3. 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.
4. 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
* 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.
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d_^RESOLUTION NO.99-146
CONDITIONS OF APPROVAL FINAL
SITE DEVELOPMENT PERMIT 99-658
EISENHOWER MEDICAL CENTER AND LA QUINTA MEDICAL DEVELOPMENT, INC.
NOVEMBER 2, 1999
PAGE 2
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.
5. The Phase two building shall be reviewed and approved by the Planning
Commission as an amendment to this Site Development Permit prior to
issuance of a building permit for the Phase Two building.
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.
6. 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.
7. 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.
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d_^ RESOLUTION NO.99-146
CONDITIONS OF APPROVAL FINAL
SITE DEVELOPMENT PERMIT 99-658
EISENHOWER MEDICAL CENTER AND LA QUINTA MEDICAL DEVELOPMENT, INC.
NOVEMBER 2, 1999
PAGE 3
8. 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.
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
9. 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.
10. 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.
11. 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.
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d_^RESOLUTION NO.99-146
CONDITIONS OF APPROVAL FINAL
SITE DEVELOPMENT PERMiT 99-658
EISENHOWER MEDICAL CENTER AND LA QUINTA MEDICAL DEVELOPMENT, INC.
NOVEMBER 2, 1999
PAGE 4
GRADING
1 2. 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.
13. 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.
14. 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.
15. 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.
1 6. 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.
17. 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.
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d_^RESOLUTIoN NO.99-146
CONDITIONS OF APPROVAL FINAL
SITE DEVELOPMENT PERMIT 99-65B
EISENHOWER MEDICAL CENTER AND LA QUINTA MEDICAL DEVELOPMENT. INC.
NOVEMBER 2, 1999
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DRAINAGE
18. Stormwater handling shall Conform with the approved hydrology and drainage
plan for Tentative Tract 24230 Lake La Quinta).
19. Nuisance water shall be disposed of on-site in facilities designed to contain
surges of 3 gph/1 0OO sq. ft. of landscape area) and infiltrate 5 gpd/1 0OO sq.
ft.
UTILITIES
20. 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.
21. 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
22. 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 Drive.
23. General access points and turning movements of traffic are limited to the
following:
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d_^RESOLUTION No.99-146
CONDITIONS OF APPROVAL FINAL
SITE DEVELOPMENT PERMIT 99-658
EISENHOWER MEDICAL CENTER AND LA QUINTA MEDICAL DEVELOPMENT INC.
NOVEMBER 2 1999
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a. Caleo Bay Drive- 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.
24. 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):
Residential & Parking Areas 3.0" a.c./4.50" a.b.
Collector 4.O"/5.00"
Secondary Arterial 4.0"16.00"
Primary Arterial 4.5"/6.00"
Major Arterial 5.5"/6.50"
25. 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
26. The applicant shall provide landscaping in required setbacks, retention basins,
and common areas.
27. Landscape and irrigation plans for landscaped lots and setbacks, medians,
retention basins, and parks shall be signed and stamped by a licensed
landscape architect.
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d_^RESOLUTION NO.99-146
CONDITIONS O? APPROVAL FINAL
SITE DEVELOPMENT PERMIT 99-65B
EISENHOWER MEDICAL CENTER AND LA QUINTA MEDICAL DEVELOPMENT? INC.
NOVEMBER 2, 1999
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Preliminary landscaping and final landscaping, hardscape, and irrigation plans,
substantially conforming to this approval shall be submitted to the Community
Development Department for approval prior to submission of plans to the
Building and Safety Department and 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. The use of Date Palm Trees around pedestrians
areas shall be studied due to crown drop potential, and the use of Ash Trees
in the parking lot shall be studied due to invasive root growth.
28. 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
29. The applicant shall provide public transit improvements as required by Sunline
Transit and/or the City.
QUALITY ASSURANCE
30. The applicant shall employ Construction quality-assurance measures which
meet the approval of the City Engineer.
31. 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.
32. 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.
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d_^RESOLUTION NO.99-146
CONDITIONS OF APPROVAL FINAL
SITE DEVELOPMENT PERMIT 99-658
EISENHOWER MEDICAL CENTER AND LA QUINTA MEDICAL DEVELOPMENT, INC.
NOVEMBER 2, 1999
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33. 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
34. 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
35. 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.
36. Prior to issuance of building permit, the required school mitigation fee shall be
paid.
37. 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
38. All mitigation measures of EA 99-388, on file in the Community Development
Department, shall be complied with as required.
FIRE DEPARTMENT
39. 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.
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d_^ RESOLUTION NO.99-146
CONDITIONS OF APPROVAL FINAL
SITE DEVELOPMENT PERMIT 99-658
EISENHOWER MEDICAL CENTER AND LA QUINTA MEDICAL DEVELOPMENT, INC.
NOVEMBER 2, 1999
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40. 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.
41. 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.
42. 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".
43. The required water system including fire hydrants shall be installed and
operational prior to the start of construction.
44. 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.
45. Install a complete fire sprinkler system per NFPA 13. The post indicator valve
and Fire Department connection shall be located to the front within 50' of a
hydrant, and a minimum of 25' from the building.
46. 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.
47. 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.
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RESOLUTION NO.99-146
CONDITIONS OF APPROVAL FINAL
SITE DEVELOPMENT PERMIT 99-658
EISENHOWER MEDICAL CENTER AND LA QUINTA MEDICAL DEVELOPMENT INC.
NOVEMBER 2, 1999
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48. 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.
49. Install portable fire extinguishers per NFPA, Pamphlet #10, but not less than
2A1OBC in rating. Contact certified extinguisher company for proper
placement of equipment.
50. 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.
51. Install a supervised water flow fire system as required by the UBC/Riverside
County Fire Department and National Fire Protection Standard 72.
LIGHTING
52. Within 100 feet of the Caleo Bay Drive curb west side of the street), all light
poles shall not exceed 18 feet in total height. Other light poles shall not
exceed 24 feet in total height. All lights fixtures shall be recessed into or be
flush with the fixture and be shielded as required. A photometrics parking lot
lighting plan shall be approved by the Community Development Department
prior to issuance of building permit for Phase One construction.
ARCHITECTURAL
53. Final architectural working drawings for all structures, substantially conforming
to this approval, including all revisions required by the permit shall be
submitted to the Community Development Department for approval prior to
submission of plans to the Building and Safety Department.
54. Prior to issuance of a building permit, the following revisions shall be made to
the building elevations, subject to the approval of the Community Development
Director:
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CONDITIONS OF APPRQVAL FINAL
SITE DEVELOPMENT PERMIT 99-65B
EISENHOWER MEDICAL CENTER AND LA QUINTA MEDICAL DEVELOPMENT, INC.
NOVEMBER 2, 1999
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a. The root overhang shall be extended down over the hipped roof
elements on the flanking towers on the north and south sides of the
building with the tile eyebrow awning element removed.
b. Variation in window sizes, shapes, and placement shall be provided.
Wood lintels shall be incorporated above some windows.
C. The south facing parapet wall at the east and west ends shall be
provided with character defining features to provide articulation and
architectural interest.
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