SDP 2016-0007 Contour Dermatology Medical Office (03.10.2017)March 10, 2017
Mr. John Greenwood
Prest Vuksic Architects, Inc.
44530 San Pablo Avenue, Suite 200
Palm Desert, CA 92260
SUBJECT: SITE DEVELOPMENT PERMIT 2016-0007
CONTOUR DERMATOLOGY
Dear Mr. Greenwood:
This is a correction letter to the February 23, 2017 approval letter for Site Development
Permit 2016-0007 for a dermatology medical office located at 46080 Jefferson Street.
The previous approval letter incorrectly stated that the 15 day appeal period for this
decision ended on Tuesday, March 10, 2017. The end of the appeal period is Friday,
March 10, 2017.
Should you have any questions, please feel free to contact me at (760) 777-7069.
Sincerely,
Gabrie Per z
Planning Manager
Enclosures:
o Approval letter and Staff Report with Conditions of Approval
78-495 Calle Tampico La Quinta, CA 92253 760.777.7000
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- GEM of be DUSERT —
Februray 23, 2017
Mr. John Greenwood
Prest Vuksic Architects, Inc.
44530 San Pablo Avenue, Suite 200
Palm Desert, CA 92260
SUBJECT: SITE DEVELOPMENT PERMIT 2016-0007
CONTOUR DERMATOLOGY
Dear Mr. Greenwood:
The Design and Development Department has reviewed and approved your request
for Site Development Permit 2016-0007 for a dermatology medical office located at
46080 Jefferson Street. The approval is subject to Conditions of Approval attached to
the staff report. The appeal period for this decision is 15 days and will end on
Tuesday, March 10t', 2017.
Should you have any questions, please feel free to contact me at (760) 777-7069.
Sincerely,
Z,/, we, z-,-,7
Carlos Flores
Associate Planner
Enclosures:
o Staff Report with Conditions of Approval
78-495 Calle Tampico La Quinta, CA 92253 760.777.7000
STAFF REPORT
DATE: FEBRUARY 23, 2017
CASE NO: SITE DEVELOPMENT PERMIT 2016-0007, ENVIRONMENTAL
ASSESSMENT 2016-0011
APPLICANT: PREST VUKSIC ARCHITECTS, INC.
PROPERTY OWNER: EJ LA QUINTA, LLC
REQUEST: APPROVE SITE DEVELOPMENT PERMIT 2016-0007 FOR A
5,544 SQUARE FOOT DERMATOLOGIST OFFICE AND FIND
THE PROJECT EXEMPT FROM THE CALIFORNIA
ENVIRONMENTAL QUALITY ACT
CEQA: THE DESIGN AND DEVELOPMENT DEPARTMENT HAS
DETERMINED THAT THIS PROPOSAL IS CATEGORICALLY
EXEMPT FROM ENVIRONMENTAL REVIEW PURSUANT TO
SECTION 15332 (CLASS 32) OF THE CALIFORNIA
ENVIRONMENTAL QUALITY ACT IN THAT THE PROPOSED
PROJECT CAN BE CHARACTERIZED AS IN -FILL DEVELOMENT.
EXECUTIVE SUMMARY
• The applicant proposes a Site Development Permit for the construction of a
5,544 square foot dermatologist office with landscaping and parking
(Attachment 1).
• The proposed plans are consistent with the City of La Quinta General Plan and
Municipal Code.
BACKGROUND
The project site consists of approximately 1.3 acres at the southeast corner of
Jefferson Street and Westward Ho Drive. The site currently has a 3,000 square foot
building which served as a clubhouse, cart facility and snack shack. Current access to
the site is via two driveways, one off Westward Ho Drive and one off Jefferson Street.
PROPOSAL AND ANALYSIS
Overview:
A 5,544 square foot dermatologist medical office is proposed on a 1.3 acre site at the
southeast corner of Jefferson Street and Westward Ho Drive (Attachment 2). The
proposal includes the removal of the existing building on site. The building is located
on the south side of the project site, setback 30' from the property lines to the east
and west. The building will include multiple offices, examination rooms, procedure
rooms, a lounge, storage, and waiting rooms. The building design reflects a modern
architecture building with architectural breaks on all frontages and a simple color
design incorporating light grey, white, and tan colors. The maximum height of the
building is 18' and the building incorporates a flat roof design.
A Traffic Generation Analysis was completed and concluded that the project would
generate significantly less than 50 peak trips per hour (Attachment 3). The applicant
and City staff discussed all possibilities for site access and determined that the most
feasible location for access to the site was off Jefferson Street, as currently proposed.
The entrance off Jefferson Street is an existing entrance that will be improved and the
existing entrance off Westward Ho will be removed and replaced with sidewalk.
The building requires 28 parking spaces and the proposal includes 44 parking spaces,
14 of which will be covered by an 11' high carport. New landscaping is proposed all
throughout the perimeter of the site and the middle of the parking lot (Attachment 2,
Page L-1). The assorted species of plants add character to the proposed development,
are consistent with desert landscaping palettes in the City, and provide sufficient
screening and accents around the vehicular circulation areas.
AGENCY & PUBLIC REVIEW
This request was sent to all applicable City departments and affected public agencies
on August 22, 2016. All written comments received are on file and available for
review with the Design and Development Department. All applicable comments have
been adequately addressed and/or incorporated in the recommend Conditions of
Approval.
A Director's determination was provided by the Airport Land Use Commission on
November 2, 2016 that determined the proposed project is consistent with the
Bermuda Dunes Airport Land Use Compatibility Plan.
ENVIRONMENTAL REVIEW
The 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 in that the proposed project can be characterized as in -fill
development.
Prepared by: Carlos Flores, Associate Planner
Attachments: 1. Project Information
2. Development Plan Set
3. Traffic Generation Analysis
CONDITIONS OF APPROVAL
SITE DEVELOPMENT PERMIT 2016-0007
CONTOUR DERMATOLOGY
APPROVED: FEBRUARY 23, 2017
Page 1 of 11
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 shall
cooperate fully in the defense.
2. 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 Design and Development 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)
The applicant is responsible for all requirements of the permits and/or clearances from
the above listed agencies. When these requirements include approval of improvement
plans, the applicant shall furnish proof of such approvals when submitting those
improvements plans for City approval.
3. Coverage under the State of California Construction General Permit must be obtained by
the applicant; who then shall submit a copy of the Regional Water Quality Control
Board's ("RWQCB") acknowledgment of the applicant's Notice of Intent ("NOI") and
Waste Discharger Identification (WDID) number to the City prior to the issuance of a
grading or building permit.
4. 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
CONDITIONS OF APPROVAL
SITE DEVELOPMENT PERMIT 2016-0007
CONTOUR DERMATOLOGY
APPROVED: FEBRUARY 23, 2017
Page 2 of 11
Region Board Order No. R7-2013-0011 and the State Water Resources Control Board's
Order No. 2009-0009-DWQ and 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 a part of a construction project that encompasses more than
one (1) acre of land, the Permitee shall be required to submit a Storm Water
Pollution Protection Plan ("SWPPP") to the State Water Resources Control Board.
The applicant or design professional can obtain the California Stormwater Quality
Association SWPPP template at www.cabmphandbooks.com for use in their
SWPPP preparation.
B. The applicant shall ensure that the required SWPPP is available for inspection at
the project site at all times through and including acceptance of all
improvements by the City.
C. The applicant's SWPPP shall include provisions for all of the following Best
Management Practices ("BMPs") (LQMC Section 8.70.020 (Definitions)):
1) Temporary Soil Stabilization (erosion control).
2) Temporary Sediment Control.
3) Wind Erosion Control.
4) Tracking Control.
5) Non -Storm Water Management.
6) Waste Management and Materials Pollution Control.
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 applicant shall execute and record an agreement that provides for the
perpetual maintenance and operation of all post -construction BMPs as required.
5. Developer shall reimburse the City, within thirty (30) days of presentment of the invoice,
all costs and actual attorney's fees incurred by the City Attorney to review, negotiate
and/or modify any documents or instruments required by these conditions, if Developer
requests that the City modify or revise any documents or instruments prepared initially
by the City to effect these conditions. This obligation shall be paid in the time noted
CONDITIONS OF APPROVAL
SITE DEVELOPMENT PERMIT 2016-0007
CONTOUR DERMATOLOGY
APPROVED: FEBRUARY 23, 2017
Page 3 of 11
above without deduction or offset and Developer's failure to make such payment shall
be a material breach of the Conditions of Approval.
6. Developer shall reimburse the City, within thirty (30) days of presentment of the invoice,
all costs and actual consultant's 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
7. 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 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 existing.
8. The applicant shall offer for dedication all public street rights -of -way in conformance
with the City's General Plan, Municipal Code, applicable specific plans, and/or as
required by the City Engineer.
9. When the City Engineer determines that access rights to the proposed street rights -of -
way shown on the approved Site Development Permit are necessary prior to approval of
the improvements dedicating such rights -of -way, the applicant shall grant the
necessary rights -of -way within 60 days of a written request by the City.
10. The applicant shall create perimeter landscaping setbacks along all public right-of-ways
as follows:
A. Jefferson Street (Primary Arterial) - 20-foot from the R/W
B. Westward Ho Drive (Secondary Arterial) - 10-foot from the R/W
11. The applicant shall offer for dedication those easements necessary for the placement
of, and access to, utility lines and structures, drainage basins, mailbox clusters, and
common areas.
12. Direct vehicular access is restricted, except for those access points identified on the Site
Development Permit, or as otherwise conditioned in these conditions of approval.
13. 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.
CONDITIONS OF APPROVAL
SITE DEVELOPMENT PERMIT 2016-0007
CONTOUR DERMATOLOGY
APPROVED: FEBRUARY 23, 2017
Page 4 of 11
PARKING LOTS and ACCESS POINTS
14. The design of parking facilities shall conform to LQMC Chapter 9.150 and in particular
the following:
A. The parking stall and aisle widths and the double hairpin stripe parking stall
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 stall 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 stalls or as
approved by the City Engineer. One van accessible handicapped parking stall is
required per 6 handicapped parking stalls.
F. Drive aisles between parking stalls shall be a minimum of 26 feet with access
drive aisles to Public Streets a minimum of 30 feet or as approved by the City
Engineer. A minimum of 20 feet on each side of approach drives shall be
provided where divided by median islands and as approved by the City Engineer.
Entry drives, main interior circulation routes, corner cutbacks, bus turnouts, dedicated
turn lanes, ADA accessibility route 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.
15. 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:
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.
or the approved equivalents of alternate materials.
16. 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
CONDITIONS OF APPROVAL
SITE DEVELOPMENT PERMIT 2016-0007
CONTOUR DERMATOLOGY
APPROVED: FEBRUARY 23, 2017
Page 5 of 11
gradations can be achieved in current production. The applicant shall not schedule
construction operations until mix designs are approved.
17. Improvements shall include appurtenances such as traffic control signs, markings and
other devices, raised medians if required, street name signs and sidewalks.
18. 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 engineers registered in 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.
19. 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).
20. The following improvement plans shall be prepared and submitted for review and
approval by the Design and Development Department. A separate set of plans for each
line item specified below shall be prepared. The plans shall utilize the minimum scale
specified, unless otherwise authorized by the City Engineer in writing. Plans may be
prepared at a larger scale if additional detail or plan clarity is desired. Note, the
applicant may be required to prepare other improvement plans not listed here pursuant
to improvements required by other agencies and utility purveyors.
A. On -Site Precise Grading Plan 1" = 30' Horizontal
B. PM10 Plan
1" = 40' Horizontal
C. WQMP (Plan submitted in Report Form)
D. On -Site Private Water and Sewer Plans 1" = 20' Horizontal
NOTE: A through D 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, Planning Manager and the City Engineer.
CONDITIONS OF APPROVAL
SITE DEVELOPMENT PERMIT 2016-0007
CONTOUR DERMATOLOGY
APPROVED: FEBRUARY 23, 2017
Page 6 of 11
"On -Site Precise Grading" plans shall normally include all on -site surface improvements
including but not limited to finish grades for curbs & gutters, building floor elevations,
wall elevations, parking lot improvements and ADA requirements.
21. The City maintains standard plans, detail sheets and/or construction notes for elements
of construction which can be accessed via the Design and Development "Plans, Notes
and Design Guidance" section of the City website (www.la-quinta.org). Please navigate
to the Design and Development home page and look for the Standard Drawings
hyperlink.
22. The applicant shall furnish a complete set of the mylars of all approved improvement
plans on a storage media acceptable to the City Engineer.
23. Upon completion of construction, and prior to final acceptance of the improvements by
the City, the applicant shall furnish the City with reproducible record drawings of all
improvement plans which were approved by the City. Each sheet shall be clearly
marked "Record Drawing" and shall be stamped and signed by the engineer or surveyor
certifying to the accuracy and completeness of the drawings. The applicant shall have
all approved mylars previously submitted to the City, revised to reflect the as -built
conditions. The applicant shall employ or retain the Engineer of Record during the
construction phase of the project so that the FOR can make site visits in support of
preparing "Record Drawing". However, if subsequent approved revisions have been
approved by the City Engineer and reflect said "Record Drawing" conditions, the
Engineer of Record may submit a letter attesting to said fact to the City Engineer in lieu
of mylar submittal.
GRADING
24. The applicant shall comply with the provisions of LQMC Section 13.24.050 (Grading
Improvements).
25. 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.
26. 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. A Best Management Practices report prepared in accordance with LQMC Sections
8.70.010 and 13.24.170 (NPDES Stormwater Discharge Permit and Storm
Management and Discharge Controls).
CONDITIONS OF APPROVAL
SITE DEVELOPMENT PERMIT 2016-0007
CONTOUR DERMATOLOGY
APPROVED: FEBRUARY 23, 2017
Page 7 of 11
E. A 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 soils engineer, or engineering
geologist registered in the State of California.
A statement shall appear on the plans that a soils report has been prepared in
accordance with the California Health & Safety Code § 17953.
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.
27. Prior to any grading improvements, the applicant shall submit grading performance
security valued at 100% of the cost of the grading improvements in accordance with La
Quinta Municipal Code 8.80.050, or as approved by the City Engineer.
In the event the applicant fails to construct the improvements for the development, or
fails to satisfy its obligations for the development in a timely manner, pursuant to the
approved plan, the City shall have the right to halt issuance of all permits, and/or final
inspections, withhold other approvals related to the development of the project, or call
upon the surety to complete the improvements.
28. 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 such other erosion control
measures, as were approved in the Fugitive Dust Control Plan.
29. Grading within the perimeter setback and parkway areas shall have undulating terrain
and shall conform with the requirements of LQMC Section 9.60.240(F) except as
otherwise modified by this condition requirement. 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 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.
30. Building pad elevations on the precise grading plan submitted for City Engineer's
approval shall conform with pad elevations shown on the Site Development Permit
CONDITIONS OF APPROVAL
SITE DEVELOPMENT PERMIT 2016-0007
CONTOUR DERMATOLOGY
APPROVED: FEBRUARY 23, 2017
Page 8 of 11
Preliminary Grading Plans, unless the pad elevations have other requirements imposed
elsewhere in these Conditions of Approval.
31. 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 (0.5') from the elevations shown on the approved
Site Development Permit, the applicant shall submit the proposed grading changes to
the City Engineer for approval through a substantial conformance review.
32. 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
33. Stormwater handling shall conform with the approved hydrology and drainage report
for SDP 2016-0007, or as approved by the City Engineer. Nuisance water shall be
disposed of in an approved manner.
34. 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
either the 1 hour, 3 hour, 6 hour or 24 hour event producing the greatest total run off.
35. 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.
36. In design of retention facilities, the maximum percolation rate shall be two inches per
hour. The percolation rate will be considered to be zero unless the applicant provides
site specific data indicating otherwise and as approved by the City Engineer.
37. No fence or wall shall be constructed around any retention basin unless approved by
the Planning Manager 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 or as approved by the City Engineer.
CONDITIONS OF APPROVAL
SITE DEVELOPMENT PERMIT 2016-0007
CONTOUR DERMATOLOGY
APPROVED: FEBRUARY 23, 2017
Page 9 of 11
39. Stormwater may not be retained in landscaped parkways or landscaped setback lots.
Only incidental storm water (precipitation which 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).
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 and the State Water Resources Control Board's Order No. 2009-0009-DWQ and
Order No. 2012-0006-DWQ.
A. For post -construction urban runoff from New Development and Redevelopments
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 Stormwater BMPs.
UTTI TTTFS
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
CONDITIONS OF APPROVAL
SITE DEVELOPMENT PERMIT 2016-0007
CONTOUR DERMATOLOGY
APPROVED: FEBRUARY 23, 2017
Page 10 of 11
limited to, traffic signal cabinets, electric vaults, water valves, and telephone stands, to
ensure optimum placement for practical and aesthetic purposes.
46. Existing overhead utility lines within, or adjacent to the proposed development, and all
proposed utilities shall be installed underground.
The 92 KV transmission power poles and all existing utility lines attached tojoint use 92
KV transmission power poles are exempt from the requirement to be placed
underground.
47. 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 as to not conflict with access aisles/entrances.
CONSTRUCTION
48. 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.
LANDSCAPE AND IRRIGATION
49. The applicant shall comply with LQMC Sections 13.24.130 (Landscaping Setbacks) &
13.24.140 (Landscaping Plans).
50. The applicant shall provide landscaping in the required setbacks, retention basins, and
common lots. Landscape and irrigation plans for landscaped lots and setbacks,
medians, and retention basins shall be signed and stamped by a licensed landscape
architect.
51. The applicant shall submit the landscape plans for approval to plan checking by the
Planning Division. When plan checking has been completed by the Planning Division,
the applicant shall obtain the signatures of CVWD and the Riverside County Agricultural
Commissioner, prior to submittal for signature by the Planning Manager and/or the City
Engineer.
NOTE: Plans are not approved for construction until signed by both the Planning
Manager and/or the City Engineer.
52. Landscape areas shall have permanent irrigation improvements meeting the
requirements of the Planning Manager. Use of lawn areas shall be minimized with no
lawn, or spray irrigation, being placed within 18 inches of curbs along public streets.
CONDITIONS OF APPROVAL
SITE DEVELOPMENT PERMIT 2016-0007
CONTOUR DERMATOLOGY
APPROVED: FEBRUARY 23, 2017
Page 11 of 11
53. The applicant or his agent has the responsibility for proper sight distance requirements
per guidelines in the American Association of State Highway and Transportation
Officials (AASHTO) "A Policy on Geometric Design of Highways and Streets" latest
edition, in the design and/or installation of all landscaping and appurtenances abutting
and within the private and public street right-of-way.
MAINTENANCE
54. The applicant shall comply with the provisions of LQMC Section 13.24.160
(Maintenance).
55. The applicant shall make provisions for the continuous and perpetual maintenance of
all private on -site improvements, perimeter landscaping, access drives, sidewalks, and
stormwater BMPs.
56. The applicant acknowledges that the City has formed a City-wide Landscape and
Lighting District and agrees to be included in the District. Any assessments will be done
on a benefit basis, as required by law.
FEES AND DEPOSITS
57. 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 application for plan check and permits.
58. 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).
ATTACHMENT 1
Proiect Information
CASE NUMBER: SITE DEVELOPMENT PERMIT 2016-0007
APPLICANT: PREST VUKSIC ARCHITECTS, INC.
PROPERTY OWNER: EJ LA QUINTA, LLC
REQUEST: APPROVE SITE DEVELOPMENT PERMIT 2016-0007 FOR A
5,544 SQUARE FOOT DERMATOLOGIST OFFICE AND FIND
THE PROJECT EXEMPT FROM THE CALIFORNIA
ENVIRONMENTAL QUALITY ACT
LOCATION: 46080 JEFFERSON STREET
GENERAL PLAN
DESIGNATION: GENERAL COMMERCIAL
ZONING
DESIGNATION: NEIGHBORHOOD COMMERCIAL
SURROUNDING
ZONING/LAND USES: NORTH: CITY OF INDIO/EXISTING RESIDENTIAL
SOUTH: LOW DENSITY RESIDENTIAL/VACANT LAND
EAST: GOLF COURSE
WEST: LOW DENSITY RESIDENTIAL
ATTACHMENT 2
CONTOUR DERMATOLOGY
LA QU I NTA
MEDICAL OFFICE BUILDING
LA QUINTA, CA
PREST • VUKSIC
ARCH ITL CIS
VICINITY MAP
CONTOUR DERMATOLOGY
46080 JEFFERSON STREET, LA QUINTA, CA. 92253
PROJECT INFORMATION
OWNER
EJ LA QUINTA, LLC.
APPLICANT
PREST VUKSIC ARCHITECTS
44-530 SAN PABLO AVE., STE. 200
PALM DESERT, CA 92260
LEGAL DESCRIPTION
APN 600-070-012
A portion of the NW 1/4 of section 28, T5S, R7E, SNM
In the city of La Quinta, County of Riverside, State of California.
PROJECT DESCRIPTION/LOCATION
Medical Office
Property will be assigned with one pad consisting of a 5,544 S.F.
Medical Office Building for Contour Dermatology.
ZONING
EXISTING: GC (GOLF COURSE)
PROPOSED: NC (NEIGHBORHOOD COMMERCIAL)
SURROUNDING: GC (GOLF COURSE), RL (LOW
DENSITY RESIDENTIAL)
AREA DATA
SITE ACREAGE:
BUILDING AREA:
HARDSCAPE AREA:
LANDSCAPE AREA:
:4 IN I1M PYTIVI ;
55,193.5 SF (1.3 a.c.)
5,544 SF 10%
23,448.1 SF 42%
26,201.4 SF 48%
REQUIRED PARKING
MEDICAL OFFICE
5,544 S.F. @ 1/200 = 28 REQUIRED
44 PROVIDED
ADA ACCESSIBLE PARKING REQUIRED
1 ADA PARKING SPACES PROVIDED
1 ADA VAN PARKING SPACE PROVIDED
BUILDING DATA
OCCUPANCY
TYPE OF CONSTRUCTION
SPRINKLED
NO. OF STORIES
GREATEST HEIGHT
B
VB
YES
1
18'-0" A.F.F.
BUILDING AREA TABULATIONS
MEDICAL OFFICE BUILDING
10%
SQUARE FOOTAGE
NAME
MEDICAL OFFICE
S.F.
5,366.5 SF
BIO WASTE
57.7 SF
ELECTRICAL
WATER FEATURE EQUIPT.
52.3 SF
67.5 SF
TOTAL BUILDING AREA
CONSULTANTS
ARCHITECT
PREST VUKSIC ARCHITECTS
44-530 SAN PABLO AVE., STE 200
PALM DESERT, CA 92260
(T) 760.779.5393
LANDSCAPE ARCHITECT
TKD ASSOCIATES, INC.
71-711 SAN JACINTO DR.
RANCHO MIRAGE, CA 92270
(T) 760.776-1751
5,544 SF
CIVIL ENGINEER
ESSI ENGINEERING
77-570 SPRINGFIELD LANE, STE C
PALM DESERT, CA 92211
(T) 760.772.8400
ELECTRICAL
MRC ENGINEERING, INC.
34-300 GATEWAY DRIVE, SUITE 120
PALM DESERT, CA 92211
(T) 760.340.9005
SHEET INDEX
Sheet No.
Sheet Name
A000
COVER SHEET
A001
INDEX / PROJECT INFORMATION
A002
SITE PLAN
A003
SITE DETAILS
CONCEPT PLAN
L-1
E0.01
SITE PHOTOMETRIC ANALYSIS PLAN
E0.02
LIGHT FIXTURE CUTSHEETS
A006
EXTERIOR ELEVATIONS
A007
EXTERIOR ELEVATIONS
A008
COLORED ELEVATIONS
A009
COLORED ELEVATIONS
A010
PERSPECTIVES
A011
OVERALL ROOF PLAN
A012
PARTIAL ROOF PLAN
A013
PARTIAL ROOF PLAN
OVERALL FLOOR PLAN
A014
A015
PARTIAL FLOOR PLAN
A016
PARTIAL FLOOR PLAN
PREST • VUKSIC
ARCHITECT S
44-530 SAN PABLO AVE. STE 200 PALM DESERT, CA
T: 760.779.5393 F: 760.779.5395
INDEX / PROJECT
INFORMATION
Sheet: A001
W
i
� W
-
/
/ :2 E3 i
� v v
- 5
A003
Ln E _ PROPERTY LINE
— — — i — -— — — — — — — Lu Y
o B
_ QU
- _, O 4 0 c) m
n =G = Y -PROPERTY LIi�€ f n N Aoos 107 o w m A /
aY — — — — — — — — — — — ------------------ JU)— �
_ - QU- - — — — — M.-z
W 10 (f)m
S -
�
Z w_
CONTOUR DERMATOLOGY
46080 JEFFERSON STREET, LA QUINTA, CA. 92253
_12" WATER MAIN
—r-�� nn nAwiiTnrw nrlAir-m
SRO ARC
Gti
G.
N 1 Q
0' 8' 16' 32' 64' A�, DA EAL
F �o
OF C p,L�
V01-
/
.ANUbUAFl
SETBACK
1.
I
I
E7I
I22'-10"'._
r;
�N
FSTREET
PREST • VUKSIC
A R C H I T E C T S
44-530 SAN PABLO AVE. STE 200 PALM DESERT, CA
T: 760.779.5393 F: 760.779.5395
KEYNOTES
NO.
DESCRIPTION
101
EXISTING CONCRETE CURB AND
GUTTER, SEE CIVIL
102
EXISTING CONCRETE SIDEWALK,
SEE CIVIL
NEW CONCRETE SIDEWALK TO
103
CONNECT TO EXISTING
SIDEWALK, SEE CIVIL
NEW CONCRETE CURB AND
104
GUTTER TO CONNECT TO
EXISTING, SEE CIVIL
105
NEW CONCRETE DRIVEWAY
APPROACH, SEE CIVIL
NEW ADA WALKWAYS, SEE CIVIL
106
107
NEW RETAINIG WALLS, SEE CIVIL
108
SCREEN C.M.U. WALL, SEE CIVIL
109
CAPORT STRUCTURE
110
TRASH ENCLOSURE
111
MONUMENT SIGN
112
AIR CONDITIONING UNIT
CONCRETE PADS
113
ELECTRICAL TRANSFORMER
114
AC PAVEMENT, SEE CIVIL
116
NEW ADA SIGN
118
ADA PARKING
119
FIRE RISER, SEE CIVIL
120
SITE LIGHTING FIXTURE, SEE
ELECTRICAL
121
LIGHT BOLLARS, SEE ELECTRICAL
122
TRUNCATED DOMES
123
WHEEL STOP
124
NEW 4" WHITE PARKING STRIPE
125
12"X30" CONCRETE SPLASH
BLOCK
127
ACCESSIBLE PATH OF TRAVEL
SIGN
128
EXISTING POWER POLE SHALL BE
UNDERGROUNDED PER IID REQ.
129
NEW CONCRETE PATIO
130
EXISTING POWER POLE TO
REMAIN
131
NEW ADA RAMP
134
1 1/2" DIAMETER PIPE RAIL, PRIME
AND PAINTED
142
PROPOSED POST LOCATION FOR
CARPORT
PARKING DATA
MEDICAL OFFICE
5,544 S.F. @ 1/200 = 28 REQUIRED
44 PROVIDED
ADA ACCESSIBLE PARKING REQUIRED
1 ADA PARKING SPACES PROVIDED
1 ADA VAN PARKING SPACE PROVIDED
SITE PLAN
Sheet: A002
BEAM
PURLINS
FINISH LACE
CARP
8X8X8 PRECISION
BLOCK ORCO BROWN
2 - #4 REBAR HORIZON. CONT.
GROUT ALL CELLS SOLID
8X8X16 CONCRETE PRECISION BLOCK WALL
ORCO BROWN AT TRASH ENCLOSURE
(6X8X16 CONCRETE BLOCK WITH PLASTER
FINISH AT MECHANICAL ENCLOSURES)
#5 REBAR HORIZON @ 24" O.C.
CONCRETE SLAB WHERE OCCURS
#5 REBAR CONT. TYP. FOR 3
CONCRETE FOOTING
TRASH/MECHANICAL ENCLOSURE WALL SCALE: 3
3/4" = 1'4"
SEMI CANTILEVER SYSTEM
TR I KA
ORT DETAIL SECTION SCALE:
N.T.S.
8" C.M.U. (MEDIUMWEIGHT)
SOLID GROUT
MASONARY DESIGN METHOD=ASD
f'm= 1500. psi, Fy= 60000. psi
ORCO BROWN PRECISION BLOCK
#4 @ 8" Vert @ Edge
CONTOUR DERMATOLOGY
46080 JEFFERSON STREET, LA QUINTA, CA. 92253
#4 @ 18" Horiz.
12" C.M.U. (MEDIUMWEIGHT)
SOLID GROUT
MASONARY DESIGN METHOD=ASD
f'm= 1500. psi, Fy= 60000. psi
#4 @ 8" Vert @ Edge
1
II-�VII_
o �IIIIIIIII—III � I I IIIII PT IIII 17 I"I1 I II I I I
- I1 1 11 I I � IIII 1 11 I III1 I I III .III I I —III III- 11
TOE: #4 @ 18" o.c (transverse) -1 I 1—III IIIIIIIIIII 11 1
HEEL: #4 @ 18" o.c (transverse)IIII
KEY: #4 @ 9.26" o.c (transverse)1 11=11I—
#4 & 12" HORIZ. AS SHOWN (longi IIII 11 11 11111 I=IIIIIII 1I 11I 11
fc= 2500. psi, Fy= 60000. psis 11I 1 1I 1=1 1=1 1 - 1I 11I 1I 11=1 1=
� IIIIII—III �.. �� "� ' • IIIIIIII I —III III III111—III
— I I IIII I �IIII � I� 11I 11I 1 I1 111 I II 1 I1 I II 11I 11=11 I-
111111 111 1� I1 I I�F�'=1 I I�r I11111111111 l l l l l l l i � l l l l � l l 1, ,III1 I I=1 I
=1 I IIII1 I I l i i=1 I II �
V-6" 2'-6"
SCALE: RETAINING WALL A 1S= E: 4
8'-0"
�-1" CLR.
4'-0"
r'
'
r
r
r
8'-4"
4'-0"
rr,
,
8" C.M.U. (MEDIUMWEIGHT)
SOLID GROUT
MASONARY DESIGN METHOD=ASD
f'm= 1500. psi, Fy= 60000. psi
ORCO BROWN PRECISION BLOCK
#4 @ 16" Vert @ Edge
#4 @ 18" Horiz.
o
'Il��illl
TOE: #4 @ 18" ox (transverse) i
HEEL: #4 @ 18" o.c (transverse)
KEY: #4 @ 13.89" o.c (transverse)
#4 & 12" HORIZ. AS SHOWN (longitudinal)
fc= 2500. psi, Fy= 60000. psi
A Rc y
P�
G.
N 1 Q
AL
DA E
OF C
4'-0"
,
r
r'
,
1'-8" - 1 - 2'-4"
8'-0"
,-1" CLR.
4'-0"
r'
'
r
,
r'
r'
r
8'-4"
PAINTED STEEL GATE,
DUNN EDWARDS
DE6137 TAN PLAN
STEEL COLUMN,
DUNN EDWARDS
DE6137 TAN PLAN
SCALE:
TRASH ENCLOSURE ELEVATION 1/2"=1'-0'. 2
III o
III
EXIST. 4" DIA. SDR-35
III= GRAVEL WRAPPED W/
MIR FI 140N FILTER
III FA RIC.
�I
�I
RETAINING WALL B SCALE:
1/2" = 1'4' J
PREST • VUKSIC
A R C H I T E C T S
44-530 SAN PABLO AVE. STE 200 PALM DESERT, CA
T: 760.779.5393 F: 760.779.5395
SITE DETAILS
Sheet: A003
PLANT SCHEDULE
if / / , 'ice•• y, TREES s� BOTANICAL NAME / COMMON NAME CONT
15 Gercidium proccox / Sonoran Palo Verde 2411 multi V.
u
�f • 2 Existing Tree / Existing Tree Existing
00
10 Pithecellobium flexicaule / Texas Ebony 24"1 multi tr.
Dasylirion acrotriche Bougainvillea 'Oo La La' Dalea greggii PALM TREES OTY BOTANICAL NAME / COMMON NAME GONT
Smooth Plaster Wall to Screen Utilities g Phoenix doetylifera / Date Palm Ib' BTH
Yucca rostrata Stenocereus marginatus ���NRCRN
SHRUBS OTY BOTANICAL NAME / COMMON NAME SIZE
RIP M
22 Bougainvillea x 'Oo-Lo-La' TM / Oo-Ia-Ia Bougainvillea 5 gal
" ® K D AS C. T ASSOCIATES, IN
12 Larissa m. 'Green Carpet' / Green Carpet Natal Plum 5 gal LAND PIANNINC • LANDSCAPE ARCHnTMRE
v�
. 71•Ttl 5AN 1N,f SUITE C
T S?{T -` ''i 8H Dales copitota Sierra Gold TM / Sierra 6old Dales 5 gal PI a60�n6T51R NIF�X:b60)Tlo-vs3
LR
6{, i - �i `I` • - `°j ,� 15 Dasylirion acrotriche / Toothless Sotol 54301
i ..%
r _ , Desert Gold Crushed Rock Brown Cresta Boulder 2 Dasylirlon Iongissimum / Toothless Desert Spoon 5901 Kole
5 Eremophila moculato 'Volentine' / Spotted Emu Bush 5901
Pithecellobium flexicaule Tipuana Tipu Tecoma stans'Gold Star' Leucophyllum langmaniae'Lynn's Legacy' O 51 Leucophyllum 1. 'Lynn's Legacy' / Borometerbush 5 gal CONTOUR DERMATOLOGY
98 Russells ecjuisetiformis / Firecracker Plant 5901
49 Tecoma stuns 'bold Star'/ Yellow Bells 5901
•°` " , `` t -, "'.;; GAGTI OTY BOTANICAL NAME / COMMON NAME SIZE LA QUINTA CAUEORNIA
51 Agave desmettiana / DworP Century Plant 15901
- "'=4 ��'-' �< 21 Agave tec)uiliono / Blue Agave 15901
•x t W
y
°•) 51 Echinocactus grusonii / 6olden Barrel Cactus 12"-14" Via.
f , t
5 Foucluieria splendens /Ocotillo VI 12 Ganes Min
O10 5tenocereus marginate / Mexican Fence Post 5' Multi
i _
3 Yucca rostrota /Beaked Yucca 3'-5' Multi ucertl[frAAm
Phoenix dactilifera Agave desmettiana Agave tequilana Dasylirion Iongissimum Fouquieria sp endens Echinocactus grusonii Russelia equisetiformis ®® 3'-4" DIa. Brown Crests Boulders p P KN DO 29Pc
Decorative Pebbles
3/4" Desert Sold Crushed Rock in All Planting Areas
Signature I
EXISTING GOLF COURSE J)Nl�4 Date "
E' �pU,
I VACY WALL
y r�
STAINING WALL PER ENGINEER:
EXISTING EXISTING CART PATH r ...1
Cercidium praecox POWER POLE
a•
.'.. _ � ..y. THESE PLANS SPECIFICATIONS AND DESIGNS ARE PROPERTY OF TKD
JF W - 4c \�� ASSOCIATE$INCORPORATEO. THE USE AND EPUBT TRICTATION OFTHESE PLL SITE
�t
�: '�, BE
PHASEF R WHICH
SHALL E RESTRICTEDTE THE ORIGI NALAINS
: _ / i.. WITH THEY THERETO WRITTEN
REMAINS
ee
��� WITH TrcD AssoaATEs. INCORPORATED AND USE wlrrlour THE wRIrrEN
VISUAL TOFTKD CONSTITUTES
NWRPTANCEDIGSTRIE RESTRICTIONS
N rW J suooT�NSTITUTESA� PTANGEOFTHESERESTRI TIONs
LZ
0 {� -- \ \ \- ���LAJ� -- -- -- -- -- -- -- :.:: a LU CONCEPT PLAN
_ { CARPORT SLOPE PLANTING FOR EROSION CONTROL a� } U
DATE PALM
HORTH KALE
HEDGE TO SCREEN PARKING I I ) V 1/16"- e
Q I I
RK G L T CR N 5EYRUE5 `[IID -
Q
J. J J J J J J J J <"
' ^^
a a '.'Q ��: '£•8 ra .. .:,,.� a REVISIONS
NO DATE TYPE BY
LU
I :
NOTE: - " �` PALO VERDE O ` I J ` I
PARKING LOT SCREEN SHRUBS��`'�
LANDSCAPE PLANS COMPLY WITH CITY OF DATE ,0-28-,6
LA QUINTA WATER EFFICIENCY ORDINANCE ISSUED FOR.
AND CVWD LANDSCAPING AND IRRIGATION '" — — — — — — — � K ` EFFECTIVE DATE.
{
•'GA'
t J �/ _
J J DESIGN BY TKD
SYSTEM DESIGN ORDINANCE J
J
DRAWN BY: LO
FILENAME
PARKING LOT AREA PERCENTAGE.
PARKING LOT HARDSCAPE AREA: 18,760 S.F (91%) s HEST NCr
TOTA
LANDSCAPE AREA WITHIN PARKING AREA: 1 820 S.F. (9%) LillTOTAL PARKING LOT AREA: 20,580 S.F. (100 ) DSSSRT ACCENTS JEFFERSON STREET PROPOSED MONUMENT SIGN DESERT ACCENTS SHEETS
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X
12" WATER MAIN
CONTOUR DERMATOLOGY
46080 JEFERSON STREET, LA QUINTA, CA. 92253
V.
e �v
No. E1345
* Exp. 09/30/18
PROFESSIONAL ENGINEERS
& LIGHTING CONSULTANTS
34300 GATEWAY DRIVE, SUITE 120
PALM DESERT, CA 92211
760 340 9005 T
760.340.9100 F
WWW.MRC-E.COM
0
'
SITE LIGHTING RENDERING
DESCRIPTION
SYMBOL
AVERAGE
MAX
MIN
MAX/MIN
AVG/MIN
PARKING
2.Ofc
8.Ofc
0.5fc
16.0:1
3.0:1
WALKWAY
1.2fc
2.6fc
0.3fc
8.0:1
2.7.1
STATISTICS
PREST • VUKSIC
ARCHITECT S
44-530 SAN PABLO AVE. STE PALM DESERT, CA
T: 760.779.5393 F: 760.779.5395
SITE PHOTOMETRIC
ANALYSIS PLAN
Sheet: EO.01
1,
x
1"=20'
Q0
r
O
N
CD
m
w
0
z
Wk,
VIPER Cat.#
Job TypeISERIES Approvals
SMALL VIF)ER LLIMINAIHE
SPECIFICATIONS
Inb nded Use:
7h1e Beacon Viper' lumirasi rs i,a available with a wida
choice of different LED Wedge oonflguratlwe
and Optical distributions dmigned to replace HID
lighting up to 40OW MH or HIMS,
CkmMmiction:
+ Manufactured with die cwt aluminum.
Coated with a polyWe r finish that meets
ASTM E117 oorrosion teals rezlualramerlts
and ASTM 0522 cracking and lose of
si& lion tact requirsments.
Extetral hardware Is oorrmB�on resistant.
One puce optical cartridges ey am cortssie'ting
or an LED englne, LED lampa, optim, gasket
and stainless steel eel.
Cartridge is held tither with Internal brass
stwdofFa scarred to the board so that it
be field replaced as a one piece optical steam,
a Two-piece slllccnet and mltoro-oerliular
potyuarslhana foam gasket arsurea a
weather-proof seal amuund woh Individual LED,
EWrlaah
+ 1 OOV through 27N 50 Hz; to Btu H1 (U , or
347V or 480V input.
Power factor Is ar,90 at full load.
All aH=dcal componanis ars ratted at 50,r
hours at full losd and 25110, ambient oondltlor+$
per MIL- 217F Notilos 2,
Dimming 61vsrs are standard, but must
contact factory to request wiring leads for
purpose of axternal dimming controls.
• Compcnant-tu-compcnsnt wiring within the
luminalre may tarry no rncQ than 80% of
rid load and Is csr-tffled loy UL for use at
500VA0 at 9000 or higher.
Plug disconnects are oartli by UL for use
at 800 VAC,1 SA or high sr: 13A rating
applies to prlm�1�A) slda onl
y.
* Fixture electrical compartment shall oanWn all
LED driver components and shall be provided
with a push-button tanninoal bloc for AC
power connect>ins.
* The housing is designed for asn optioned wrist
lock photo control rascerpta.#er.
* Ambieint'opsrating temperature -4010 to 40*C
Surgs protection - 20KA,
Optloraal 7-pin ANSI 0136.41-2013 twist -lock
photo control receptacle avallabler. Compatibles
with ANSI 01315,41 axteral w1reless, control
devices,
* LH9ahleldrlyl Circuit - Prot&= luminalre from
exosove} tsmperatutrs. Thee dsvAos
shall activate at a apecific, factory -preset
temperature, and progrrivaly raduoa power
over a finite temperature range. Operral on shall
be amooth and undetectable to the eye.
71he�I droult Is designed to "fsJl on',
allowing the lusminai ra to r avart to full power
In the event of art Interrupt Ion of Its power
supply, or faulty wiring oorinection to the
tinwares. The davlos shall to able to oo-exist
with other 0-10V acntrcl dsvi a (oompancy
sersors, external dIrnmersL, ato.).
CE11TIRCATIONSUSTMIGS
C-arrirots/opticna:
Avallable with an optional pesslv¢a Infrared
(PIR) motion senvx capable of distsoting
rrmtatlor-1 35011 around the Iumindr€a. When
no motion Is detected forte sp€►fired tune,
the Motion Response taunt reduces the
wattage to factory presiat Iaval, rerdvoin the
light 44 accordingly. VVtw motion is
datactied by tlh�a PIR sansor-, to lurrInalre
rsturns to full wattags and full light output,
Plea contact Beacon Products If project
requiralments vary from standsrd condgursrtion,
AvaalWk with Enarganl for aptforral set
dirnmirig, timed dlmmin vAth:Wrriple delay, or
timed ;dirwring bassi on time of night
.
In addition, Viper can be speolfledl with
Sltsg�morm vAmleas control systam
for t luotlon In energy and muah tenanes cost
vAhils coptimizingi light quality 24/7'. Sea
ardedrig Information or visit
wvivy. es for
more details,
Ir�tsllelitiran:
Mour ing options for horizontal aarrn, vertical
tenon or traditional arm mountir4available,
Mountirog hardware includerd,
Finlslrc
iFS polyester powder-ooat eiectrD-
statieedly appiled and tharmocarad,
* IFS flnlsh cons[" of a flue stege
pratreaatment regimen with a polymer prlmieer
sealer and top coated with s trormoset
super 7GIC polyester powder coat
finish,
e The finrlsh meets the AAMA 605.12
performance speclfloation which Includes
passing a SOM hour salt apray t€ast for
oflrros lord resistive and rem c,,rsoeing or
lion of adheaion per ASTM D522 and reaista
surfaaos Impacts cf up to 160 Inolh-pounds.
Ustingrrb
* DealgriLights Consortium (DLC) quallfled,
oonsu It DLC wvebaltefor afore details: http:,/i
www.(Jesignlights.org/"0PL
* Listed to .UL1598 and C.SA22.24:250,0.2 4
for welt locations and 4010amblant
temperatures
* 33 rated for ANSI 0136.31 'high vibration
applloaticns with 8172 mounting
* IDA apapmved
'W1lrrsnityz
Five year limited v arwanty for more Information
V481t: _h a�llll�htltl -ern rats ura�a.'va�rrgrrrvi.
PRODUCT IMAGE($)
DIMENSIONS
B
0
A
A B 0 'height: EPA
22,75" 1&75"o 11.261, 15.0 lbs .57 fig
(578 corn) �426 rnrn) (266 mrn) (6.8 kg)
MOUNTING OPTIONS
Tin
n: i
S; P VIPw Back View
RA Rectangular Arm
Accepts
2 3'8" OD
.. t?
tenon, min
4 long.
Side View SP2 �_3/8„ OD Blip Fitter Back View
—18 3/4"
L
PK2 2-3/8" Adjustable Knuckle
—23 3/4"—
T
WB Wall Bracket
5 1 /2" —
1"
Bawn Pmdu+cts ■ 204.1 5MAvelnue 01rda East Bradernan, FL 34203 * Phom: 800-345-4 8 HUBBELL
Me to our continued "Is to irnwm our products, pmduct sp (cations we subjKt to change without note 0e, HueeeLL Lighting
. < �r • 751 �� 7 � M15 8EACIIi� PR�10UM, All Rlahb R rM • for' m= lnrarmaaon vWt �wr %: WWW ueaQQfV0duNptsA0M * Pl�W in M 11PS-SPEC 11 /1a
FIXTURE TYPE 'A'
CONTOUR DERMATOLOGY
46080 JEFERSON STREET, LA QUINTA, CA. 92253
LUMINAIRE SPECIFICATION
ucHnnrG usa
IP65 : Suitable for Wet Locations
I K10: 1 mpact Reslsta nt (Vanda I Resistant)
1�a�2
T
5,97,
h�7.322 1
e3,34"
Mounting detail
Ordetrina Exa ole ; ULH -10833 - l use-30w - W30 -120v
PROD Et;T;
ULH-1 0655
Lightsoft cylindrical bollard LEIS
Haad Of ice, Tel. 503-W-0500
7144 NAM Progresi it Fax: 303-645-8100
Hlllsbor*, Oregon 97124
www.ligmanlightingusa.com
A decorative range of cylindrical and square shape bollards with a symmetrical light distribution
available in two standard heights. Developed to compliment the Lightsoft Wiard and Mini
Lightsoft wall IIg ht. Designed for lighting of entrances and residential areas by providing wide
spread illurninatlon on driveways, pathways anti squares,,The Innovative reflector technology
and (high power LED technology of the Lightsoft bollard guarantees a high degree of efficiency
and optimal visual comfort while fulf lling the dark sky criteria.
The LumInaaire is rated as class I with the high power LED integral driver. Extruded aluminum
bodyand low copper content die-cast aluminurn housing. Stainless steel screws, Durable silicone
PFs 9
rubber gasket and clear vandal resistant Impact resistant UV stabilized polycarbonate lens. Single
cable entry, Housing 1s treated with a chemical chrorn atized protect on before powder coating,
ensuring high corrosion resistance. Anodized high purityalum] nurrl reflector
The luminaires have features such as long life, limited maintenance and constant lifetime
performance, High power LED available In red, blue, yellow, green and white 2700R, 30001C,
4000K. C+onsuit factory for additional colors.
Physical Data
Length: 7,32n
Height: 2162"
W'elght:16.3 lbs
Lamp
❑34w-142SIm - White - LED
LED Color (Please Specify)
❑ W 27 - 2700K
❑ W30 - 3000K
❑ W40 - 4000K
Voltage (Please Specify)
❑ 12>0V
❑ 277V
❑ Other
Options (Please Specify)
Color (Please Specify)
❑01-Black - RAL 9011 ❑02- Dark Grey- RAL 7043
❑03-White - RAL 9003 ❑ 04 - Metal lic Silver - RAL 91306
❑ 05-Matt Silver - RAL 9006 ❑ 07- Custom - RAL
❑ 06-8r>orlme - RAL 6014
Light Shields
asymmetrical ❑ asymmetrical
1 80v emission 90" + 90m emission
Mounting Accessories
r
❑ Anchor Bolt Kit
❑ Specify Custom Height ft
TYPE; QUANTITY; NOTE:
Ugman Lighting USA swerves tha rag ht to chanp spec'rkatiDns without prior notice, please ctx ct factory for latest information.
Dvo to the Inval Imprpv#rn* 1n LED tach+nalogy data any componsum may change without natica.
FIXTURE TYPE 'B'
r �v
El 345
* Exp. 09/30/18
DATE;
1�
❑ asymmetrical
160" emission + lightblade
PROFESSIONAL ENGINEERS
& LIGHTING CONSULTANTS
34300 GATEWAY DRIVE, SUITE 120
PALM DESERT, CA 92211
fAA Llrimaymm L/mvir/riva
PF
FEATURES & SPECIFICATIONS
INTEWED USE —14eal for use in applications where smart, energy-efflcient flAures are desired.
Typical applications lnd0e transit paAing garage, awnings, cold storage, fc+trd processing, docks,
mhouls, hospitals, carwashes, natstorlum; and exterlor environments where Moisture or dust Is a
concelrn. Certain alrborrie contaminants ra n 61irrinish the integrity of aerylk and/or polycarbonate.
hlh►r�-P�Ivsar��idbilt��r t�hl>a fir �ri_tsble_>ua�s,
EOiiSTRUCTION — One-piece 5VA feted fiberglass housing with tategral perimeter channel utilizes
continuous poured -in -place HEMA4 gaskst. Simple two-piece design consists of housing and optical
assern blyto streamline instal latlon process. Polymeric I.atchesposhlv*attachite hlausi rig and keepfrom
becoming a hlndrantediring Install.
OPTICS—Injection-molded,acrylk lens (,08t3` thldt), provides Nigh lmpact-reslstance comparable to
11O96 DR, F1 rated for outdoor use, lenses; resist breaking, yellowIngl orbecomingl brittle overtime UV
stabIlized polycarbDnatedffuseravallable!�.050"thldQ in clear or frostedforaddhlonallmpactstrength.
Polytarbonate lens Is recommend for lower mountIng heights where vandal pmrteection 13 desired,
ELECi'M CAL — Tool- less one place optical assembly ombines LEDs and lens lrrto one component
Cdptitarl assembly easily connects t4 hoausling with plug and play harness, ellrninarting time tonsuming
wiring connections. LED drivers consumes 40lnputwatts maximum and offers R6 dimming standard,
Integral surge protection tested in accordwte with IEEEANSI CUA1,2 to 1 ndustlal stanch rds W/W,
L65 at:54,g>3D htrurs,
INSTALLATION — Two -place design makes Installations faster than ever by slmpllfying wiring
connections. Power torinectilon Is usily accommodated through pre-drIlled holcws at emb end, optional
wetlocation fittingsavallalbleformaxlmulm flexibility.
Stainless steel (016) surfatespring-mouindTigi bracketswlth ball wires standard �21nduded) allow for
cellingl, wail or suspended moint,
5wlvel stem(pmvIded by others) when pendant mounting, Factory Installed junction box option
accoriniodates up to4X4sized brlxesand includes Integrated gasketto maintain 1wet loccatlon listings.
Quick Mount Bracket (QMB) ships installed on fixture and Is recommended for fastest surface mount
installs, Ideal for end to end 1 nstallations:or largerjobs.
LIST1146S — CSA Certified to 1JL and C ItiL standards for ambient temperatures ranging from -400F
�-WQ to 1041(4TQ (sm 0peratlor l Data chart foractual temperature ratingl per lumen page),
F1 raising makes luminalre suitable for wet to atlons wlftut covered ceilings. NEMA 4X rated.
iP rate ngs: IP63 end IP66 reed.1500 PSI hose -down.
NSF listed for Splash Zone IL
Deslgnllgghts Consortlure (DLC) qualified product. Notallversions ofthis product may be DLCqualified.
Pleases chetk the DLC Qualified Produtts List at www designllghts,oOMPL to confirm whith versions
are qulallfied,
WARIl;A1ITY — 5-year limited warranty. Complete warranty terms located at:
via ,,acultybrands.com Cus on°rerR_urcr Ter�r�_nd_eon Itirans,asnx
Arnblrent temperatures that exmJ 1041 I;40'V veil I result In reduced life and will void warranty.
Nate:, Actual performan*:o may differas a result of end -user eavl ron ment and application.
All valuesare design ortypical values, measured under laboratorycondltlons at25 %,
Spectiicatloris subjectto change without notice,
DIMENSIONS
All d (mansions are shown in Inches (centimeters)
unless oterwlse noted.
538
(14,94)
P ROTO ETR IC
Pleases see w'++.let h�rrl;t. cam,
INDII'STRIAL
(ataloo
Number
Notes
Type
FIXTURE TYPE 'C'
PREST • VUKSIC
ARCHITECT S
LEIS Endaje l ana GAsketed
[I SF. L 0 'LEA
LIGHT FIXTURE
C U TS H E ETS
760 340 9005 T
7 6 0 . 3 4 0 . 9 1 0 0 FUM 1 44-530 SAN PABLO AVE. STE PALM DESERT, CA Sheet:
WWW.MRC-E.COM T: 760.779.5393 F: 760.779.5395 EO.02
NTS
D,M`2
CD
N
CD
co
w
m
w
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KEYNOTES
NO. DESCRIPTION
301
7/8' (3 COAT) ACRYLIC STUCCO
533 SAND SMOOTH
STOREFRONT SYSTEM, FRAME
302
COLOR: NATURAL ANODIZED
ALUMINUM
GLASS STOREFRONT DOOR,
303
FRAME COLOR: NATURAL
ANODIZED ALUMINUM
STONE VENEER, STONE
304
REVOLUTION INC. FOSSIL RUSTIC
15"X30"
305
ADDRESS SIGNAGE
HOLLOW METAL DOOR WITH
306
LOUVERS, PAINTED TO MATCH
ADJACENT SURFACE
307
#15 S.M. CONTROL JOINT, WRAP
AROUND CORNERS
W21 X44 STEEL FASCIA,
ARCHITECTURAL GRADE STEEL,
PRIME & PAINT. COLOR TO
308
MATCH CLEAR ANODIZED
STOREFRONT WINDOW FRAMES.
MODERN MASTERS: ME150
SILVER, 1-800-942-3166
310
18GA PAINT-LOC
CLADDED STEEL COLUMN TO
311
MATCH STOREFRONT SYSTEM,
SEE STRUCTURAL
312
FRY REGLET PCS 75-75 (WRAP
AROUND CORNERS)
313
OVERFLOW DRAIN
PAINT LEGEND
NO. DESCRIPTION
P1 MFR: DUNN EDWARDS, COLOR:
DEW383 COOL DECEMBER
P2 MFR: MODERN MASTERS, COLOR:
ME150 SILVER
P3 MFR: DUNN EDWARDS, COLOR:
DE62A ) 1AIM I C1
FIRST FLOOR
0"
CONTOUR DERMATOLOGY
46080 JEFFERSON STREET, LA QUINTA, CA. 92253
0' 2' 4' 8'
16'
A Rc
G.
p �0p)
N 1 Q
AL
DA E
OF
EAST ELEVATION
3 1 /4" = 1'-0"
;, SOUTH ELEVATION
T1 1 /4" = 1'-0"
PREST • VUKSIC
A R C H I T E C T S
44-530 SAN PABLO AVE. STE 200 PALM DESERT, CA
T: 760.779.5393 F: 760.779.5395
FIRST FLOOR �
0° A!
FIRST FLOOR
o„
EXTERIOR
ELEVATIONS
Sheet: A006
co
0
N
N
w
00
w
w
0
KEYNOTES
NO. DESCRIPTION
301
7/8' (3 COAT) ACRYLIC STUCCO
533 SAND SMOOTH
STOREFRONT SYSTEM, FRAME
302
COLOR: NATURAL ANODIZED
ALUMINUM
GLASS STOREFRONT DOOR,
303
FRAME COLOR: NATURAL
ANODIZED ALUMINUM
STONE VENEER, STONE
304
REVOLUTION INC. FOSSIL RUSTIC
15"X30"
305
ADDRESS SIGNAGE
307
#15 S.M. CONTROL JOINT, WRAP
AROUND CORNERS
W21 X44 STEEL FASCIA,
ARCHITECTURAL GRADE STEEL,
PRIME & PAINT. COLOR TO
308
MATCH CLEAR ANODIZED
STOREFRONT WINDOW FRAMES.
MODERN MASTERS: ME150
SILVER, 1-800-942-3166
310
18GA PAINT-LOC
CLADDED STEEL COLUMN TO
311
MATCH STOREFRONT SYSTEM,
SEE STRUCTURAL
312
FRY REGLET PCS 75-75 (WRAP
AROUND CORNERS)
OVERFLOW DRAIN
313
PAINT LEGEND
NO. DESCRIPTION
P1 MFR: DUNN EDWARDS, COLOR:
DEW383 COOL DECEMBER
P2 MFR: MODERN MASTERS, COLOR:
ME150 SILVER
MFR: DUNN EDWARDS, COLOR:
P3 DE6242 WELLS GRAY
FIRST FLO
oil
CONTOUR DERMATOLOGY
46080 JEFFERSON STREET, LA QUINTA, CA. 92253
0' 2' 4' 8'
16'
A Rc
G.
p �0p)
N 1 Q
AL
DA E
OF
WEST ELEVATION
1 /4" = 1'-0"
NORTH ELEVATION
2 ' 1 /4" = 1'-0"
PREST • VUKSIC
A R C H I T E C T S
44-530 SAN PABLO AVE. STE 200 PALM DESERT, CA
T: 760.779.5393 F: 760.779.5395
FIRST FLOOR
o„
FIRST FLOO
0"
EXTERIOR
ELEVATIONS
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CON -TOUR DERMATOLOGY
46080 JEFFERSON STREET; LA QUINTA, CA. 92253
S.W. PERSPECTIVE
4 N.E. PERSPECTIVE
PREST•VUKSIC
A R C H I T E C T S
44-530 SAN PABLO AVE. STE 200 PALM DESERT, CA
T: 760.779.5393 F. 760.779.5395
PERSPECTIVES
Sheet: AO 10
A007 2
MATCHLINE 1 / A
MATCHLINE 1 / P
CONTOUR DERMATOLOGY
46080 JEFFERSON STREET, LA QUINTA, CA. 92253
0' 4' 8' 16'
A006
3
32'
JCHLINE 1 / A012
7HLINE 1 / A013
4 <AO06 '
PREST • VUKSIC
A R C H I T E C T S
44-530 SAN PABLO AVE. STE 200 PALM DESERT, CA
T: 760.779.5393 F: 760.779.5395
OVERALL ROOF PLAN
Sheet: A01 1
co
0
N
ti
N
w
00
w
w
0
T.O.W. 10'-0"
T.0
T.O.P. 17'-0"
T.O.B. 1
(AO07 2
MATCHLINE
CONTOUR DERMATOLOGY
46080 JEFFERSON STREET, LA QUINTA, CA. 92253
A006 '
3
SRO ARC
ti%
G.
Li I Lo
1 Q
0' 2' 4' 8' 16' DA AL
� F
PREST • VUKSIC
A R C H I T E C T S
44-530 SAN PABLO AVE. STE 200 PALM DESERT, CA
T: 760.779.5393 F: 760.779.5395
ABBREVIATIONS
LP.
- LOW POINT
H.P.
- HIGH POINT
B.O.B.
- BOTTOM OF BEAM
T.O.B.
- TOP OF BEAM
T.O.P.
- TOP OF PARAPET
T.O.R.
- TOP OF RIDGE
T.O.S.
- TOP OF SHEATHING
T.O.S.M.
- TOP OF SHEET METAL
T.O.W.
- TOP OF WALL
KEYNOTES
NO.
DESCRIPTION
W21X44 STEEL FASCIA,
ARCHITECTURAL GRADE STEEL,
PRIME & PAINT. COLOR TO
308
MATCH CLEAR ANODIZED
STOREFRONT WINDOW FRAMES.
MODERN MASTERS: ME150
SILVER, 1-800-942-3166
COMBINATION ROOF AND
OVERFLOW DRAIN, OVERFLOW
TO DAYLIGHT TO CURB, DRAIN TO
600
CONNECT TO UNDERGROUND
DRAINAGE SYSTEM, REFER TO
PLUMBING AND CIVIL
FIBERTITE ROOFING SYSTEM
601
602
2X CRICKET
603
30"X36" ROOF ACCESS
m � � m
'CHLINE 1 / A013
1 /2"
4 AC06
PARTIAL ROOF PLAN
Sheet: A012
T.0
MATCHI
(AO07 2
CONTOUR DERMATOLOGY
46080 JEFFERSON STREET, LA QUINTA, CA. 92253
1
A007
SRO ARC
G. ti%
Li I Lo
1 Q
0' 2' 4' 8' 16' DA EAL
OF
PREST • VUKSIC
A R C H I T E C T S
44-530 SAN PABLO AVE. STE 200 PALM DESERT, CA
T: 760.779.5393 F: 760.779.5395
ABBREVIATIONS
LP.
- LOW POINT
H.P.
- HIGH POINT
B.O.B.
- BOTTOM OF BEAM
T.O.B.
- TOP OF BEAM
T.O.P.
- TOP OF PARAPET
T.O.R.
- TOP OF RIDGE
T.O.S.
- TOP OF SHEATHING
T.O.S.M.
- TOP OF SHEET METAL
T.O.W.
- TOP OF WALL
'CHLINE 1 / A012
m � � m 4 <AO)06
1 /2"
T.O.W. 10'-0"
11'-8 1 /2"
KEYNOTES
NO. DESCRIPTION
101
EXISTING CONCRETE CURB AND
GUTTER, SEE CIVIL
W21 X44 STEEL FASCIA,
ARCHITECTURAL GRADE STEEL,
PRIME & PAINT. COLOR TO
308
MATCH CLEAR ANODIZED
STOREFRONT WINDOW FRAMES.
MODERN MASTERS: ME150
SILVER, 1-800-942-3166
COMBINATION ROOF AND
OVERFLOW DRAIN, OVERFLOW
TO DAYLIGHT TO CURB, DRAIN TO
600
CONNECT TO UNDERGROUND
DRAINAGE SYSTEM, REFER TO
PLUMBING AND CIVIL
601
FIBERTITE ROOFING SYSTEM
602
2X CRICKET
603
30"X36" ROOF ACCESS
PARTIAL ROOF PLAN
Sheet: A01 3
MATCHLINE 1 / AO
A007 2
G
MATCHLINE 1 / AC
CONTOUR DERMATOLOGY
46080 JEFFERSON STREET, LA QUINTA, CA. 92253
A006
3
6 5 4 3
10, -0" 35'-0" 15'-0" 24'-0" 10'-0"
ol
0' 4' 8' 16'
32'
SRO ARC
G. '°� ti%
N 1 Q
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A E
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O F C P,
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MATCHLINE 1 / A016
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PREST •
VUKSIC
A R C H I T E C T S
44-530 SAN PABLO AVE. STE 200 PALM DESERT, CA
T: 760.779.5393 F: 760.779.5395
OVERALL FLOOR
PLAN
Sheet: A014
co
0
N
N
w
00
W
w
0
A007 2
MATCHLINE 1 / A016
A006
9 8 6 5 1( 1
3
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loe
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o
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CONTOUR DERMATOLOGY
46080 JEFFERSON STREET, LA QUINTA, CA. 92253
SRO ARC
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0' 2' 4' 8' 16' �� DA EAL
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13'-0"
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T: 760.779.5393 F: 760.779.5395
0
r
c
0
E
F
(� I 4 A006
MATCHLINE 1 / A016
PARTIAL FLOOR PLAN
Sheet:
A01 5
MATCHLINE 1
(AO07 2
CONTOUR DERMATOLOGY
46080 JEFFERSON STREET, LA QUINTA, CA. 92253
SRO ARC
� G. p�
� 1 Q
0' 2' 4' 8' 16' DA EAL
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PREST •
VUKSIC
A R C H I T E C T S
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T: 760.779.5393 F: 760.779.5395
MATCHLINE 1 / A015
4 AC06
PARTIAL FLOOR PLAN
Sheet:
A01 6
ATTACHMENT 3
I�
PR EST •VUKSIC
A R C H I T E C T S
July 22, 2016
RE: Traffic Analysis: 46080 Jefferson St.
Jay Wuu
Principal Planner
78495 Calle Tampico
La Quinta, CA 92253
Dear Jay,
We have been working on several design options for the site located at 46-080
Jefferson St.
Our formal submission involves a single 5,544 SF Medical Office Building for Contour
Dermatology.
The attached Traffic Analysis by RK Engineering was completed for a previous concept
where we were anticipating having a second pad designated for retail use. The analysis
concludes that even with a heavier use than what is being proposed, that the trip
designation generates significantly less than 50 peak trips per hour.
It is my hope that the attached traffic analysis is sufficient and will not need to be
updated for the proposed design.
Please contact me with any questions.
Thank you,
John Greenwood
44530 SAN PABLO AVE SUITE 200 PALM DESERT CA 92260 T. 760 779 5393 F . 760 779 5395
M engineering traffic engineering • transportation planning
group, inc. acoustical engineering • parking studies
air quality & greenhouse gas analysis
April 7, 2016
Mr. John T. Greenwood
PREST VUKSIC ARCHITECTS
44530 San Pablo Avenue, Suite 200
Palm Desert, CA 92260
Subject: 46080 Jefferson Street Project Trip Generation Analysis Memorandum,
City of La Quinta
Dear Mr. Greenwood:
Introduction
RK ENGINEERING GROUP, INC. (RK) is pleased to provide this trip generation analysis for
the proposed 46080 Jefferson Street Project in the City of La Quinta. A location map is
provided in Exhibit A. The project site, located on the southeast corner of the Jefferson
Street / Westward Ho Drive intersection, currently contains a vacant building. The
proposed project is proposed to consist of the following land uses:
4,800 square feet of medical/dental office; and
• 3,000 square feet of office/retail.
Access for the proposed project is planned via one right-in/right-out driveway on Jefferson
Street.
The site plan for the project is shown in Exhibit B.
The City of La Quinta has requested preparation of a trip generation memorandum to
assess whether preparation of a full traffic impact analysis will be required for the proposed
project.
In accordance with the City of La Quinta Traffic Impact Study requirements, projects that
are forecast to generate less than 50 peak hour trips would not require preparation of a
traffic impact study.
Additionally, based on the Riverside County Transportation Department Traffic Impact
Analysis Preparation Guidelines (April 2008), certain projects, because of their size, nature,
or location, are exempt from the requirement of preparing a traffic impact analysis. This
includes any use which can demonstrate, based on the most recent edition of the Trip
Generation Report published by the Institute of Transportation Engineers (ITE) or other
AT: dt/RK11644. doc
JN:2585-2016-01 4000 westerly place, suite 280
newport beach, california 92660
tel 949.474.0809 fax 949.474.0902
www.rkengineer.com
Mr. John T. Greenwood
PRIEST VUKSIC ARCHITECTS
April 7, 2016
Page 2
approved trip generation data, is forecast to generate less than 100 vehicle trips during the
peak hours.
Tria Generation
The proposed project is proposed to consist of the following land uses:
• 4,800 square feet of medical/dental office; and
• 3,000 square feet of office/retail.
Trip generation represents the amount of trips that are produced and attracted by a
development. Trip generation rates are developed by the ITE (Institution of Transportation
Engineers) in their Trip Generation Manual, 9th Edition, 2012. The trip generation rates for
the various land uses planned as part of the proposed project are shown in Table 1.
Table 1
ITE Trip Generation Rates for Proposed Project Land Uses
Land Use (ITE Code)
Units
AM Peak Hour
Trip Rate
PM Peak Hour
Trip Rate
Daily Trip
Rate
In
Out
Total
In
Out
Total
General Office (710)
tsf
1.37
0.19
1.56
0.25
1.24
1.49
1 1 .03
Medical/Dental Office (720)
tsf
1.89
0.50
2.39
1.00
2.57
3.57
36.13
Retail (820)
tsf
0.60
0.36
0.96
1.78
1.93
3.71
42.70
Source: 2012 ITE Trip Generation Manual, 91 Edition.
Note: tsf = thousand square feet.
Since the proposed project is planned to include 3,000 square feet of general office and
retail mix, for the purpose of the trip generation analysis, three different land use
alternatives have been evaluated as follows:
Land Use Alternative 1 (equally allocating the 3,000 square feet between office and retail
use):
• 4,800 square feet of medical/dental office;
• 1,500 square feet of office; and
• 1,500 square feet of retail
Mr. John T. Greenwood
PRIEST VUKSIC ARCHITECTS
April 7, 2016
Page 3
Land Use Alternative 2 (allocating all 3,000 square feet to office use):
• 4,800 square feet of medical/dental office; and
• 3,000 square feet of office.
Land Use Alternative 3 (allocating all 3,000 square feet to retail use):
• 4,800 square feet of medical/dental office; and
• 3,000 square feet of retail.
Table 2 summarizes the peak hour and daily trip generation forecasts for Land Use
Alternative 1 utilizing the ITE trip generation rates shown in Table 1.
Table 2
Forecast Trip Generation of Land Use Alternative 1
Land Use
AM Peak Hour Trips
PM Peak Hour Trips
Daily
Trips
In
Out
Total
In
Out
Total
4.8-tsf of Medical/Dental Office
9
2
11
5
12
17
173
1 .5-tsf of General Office
2
0
2
0
2
2
17
1 .5-tsf of Retail
1
1
2
3
3
6
64
Land Use Alt 1 Trip Generation
12
3
15
8
17
25
254
Note: tsf = thousand square feet.
As shown in Table 2, Land Use Alternative 1 is forecast to generate approximately 254 daily
trips which include approximately 15 AM peak hour trips and 25 PM peak hour trips.
Table 3 summarizes the peak hour and daily trip generation forecasts for Land Use
Alternative 2 utilizing the ITE trip generation rates shown in Table 1.
Mr. John T. Greenwood
PRIEST VUKSIC ARCHITECTS
April 7, 2016
Page 4
Table 3
Forecast Trip Generation of Land Use Alternative 2
Land Use
AM Peak Hour Trips
PM Peak Hour Trips
Daily
Trips
In
Out
Total
In
Out
Total
4.8-tsf of Medical/Dental Office
9
2
11
5
12
17
173
3.0-tsf of General Office
4
1
5
1
4
5
33
Land Use Alt 2 Trip Generation
1 13
3
16
6
16
1 22
1 206
Note: tsf = thousand square feet.
As shown in Table 3, Land Use Alternative 2 is forecast to generate approximately 206 daily
trips which include approximately 16 AM peak hour trips and 22 PM peak hour trips.
Table 4 summarizes the peak hour and daily trip generation forecasts for Land Use
Alternative 3 utilizing the ITE trip generation rates shown in Table 1.
Table 4
Forecast Trip Generation of Land Use Alternative 3
Land Use
AM Peak Hour Trips
PM Peak Hour Trips
Daily
Trips
In
Out
Total
In
Out
Total
4.8-tsf of Medical/Dental Office
9
2
11
5
12
17
173
3.0-tsf of Retail
2
1
3
5
6
11
128
Land Use Alt 3 Trip Generation
11
3
14
10
18
28
301
Note: tsf = thousand square feet.
As shown in Table 4, Land Use Alternative 3 is forecast to generate approximately 301 daily
trips which include approximately 14 AM peak hour trips and 28 PM peak hour trips.
It should be noted the trip generation forecasts shown in Tables 2, 3, and 4 are considered
conservative since they do not account for potential reduction of trips associated with the
any of the following elements:
• Internal trip capture reduction which is applicable when a project site has more than
one destination (such as the proposed project), in which a person visits more than
one destination onsite during the same visit;
• Pass -by trip reduction which is applicable to retail land uses located along busy
arterial highways attracting vehicle trips already on the roadway; and
Mr. John T. Greenwood
PRIEST VUKSIC ARCHITECTS
April 7, 2016
Page 5
• Potential reduction of trips associated with modal split and the proportion of traffic
generated by the project that would use any other type of transportation modes,
namely buses, cars, bicycles, motorcycles, trains, carpools, etc.
The results of the trip generation evaluation and analysis show that all three potential land
use alternatives for the proposed project as currently proposed are projected to generate
significantly less than 50 peak hour trips during the peak hours. Hence, the proposed
project will not require a full traffic impact study, per both the City of La Quinta and the
County of Riverside guidelines.
Conclusions
RK has completed a trip generation analysis for the proposed mixed -use 46080 Jefferson
Street project. The proposed project is proposed to consist of the following land uses:
• 4,800 square feet of medical/dental office; and
• 3,000 square feet of office/retail.
Since the proposed project is planned to include 3,000 square feet of general office and
retail mix, for the purpose of the trip generation analysis, three different land use
alternatives have been evaluated as follows:
Land Use Alternative 1 (equally allocating the 3,000 square feet between office and retail
use):
• 4,800 square feet of medical/dental office;
• 1,500 square feet of office, and
• 1,500 square feet of retail
Land Use Alternative 2 (allocating all 3,000 square feet to office use):
• 4,800 square feet of medical/dental office; and
• 3,000 square feet of office.
Land Use Alternative 3 (allocating all 3,000 square feet to retail use):
• 4,800 square feet of medical/dental office; and
• 3,000 square feet of retail.
Mr. John T. Greenwood
PRIEST VUKSIC ARCHITECTS
April 7, 2016
Page 6
The results of the trip generation evaluation and analysis show that all three potential land
use alternatives for the proposed project as currently proposed are projected to generate
significantly less than 50 peak hour trips during the peak hours. Hence, the proposed
project will not require a full traffic impact study, per both the City of La Quinta
and the County of Riverside guidelines.
RK Engineering Group, Inc. appreciates this opportunity to work with Prest Vuksic
Architects on this project. If you have any questions regarding this study, please do not
hesitate to call us at (949) 474-0809.
Sincerely,
RK ENGINEERING GROUP, INC.
Alex Tabrizi, P.E., T.E.
Associate Principal
Attachments
Jethro Jay Narciso, E.I.T.
Engineer I
Exhibits
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Site Plan
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2585-2016-01 (ExB) engineering
46080 JEFFERSON STREET PROJECT TRIP GENERATION ANALYSIS, City of La Quinta, California group, inc.