CC Resolution 2002-082RESOLUTION NO. 2002-82
A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF
LA QUINTA, CALIFORNIA, APPROVING THE DESIGN
PLANS FOR A 149 UNIT APARTMENT COMPLEX
CASE NO.: SITE DEVELOPMENT PERMIT 2002-730
APPLICANT: CLUBHOUSE ASSOCIATES, L.L.C.
WHEREAS, the City Council of the City of La Quinta, California, did on
the 16th day of April, 2002, hold a duly -noticed and continued said Public Hearing to
the 41h day of June, 2002 to consider the request of Clubhouse Associates, L. L.C. for
a Site Development Permit as shown on Exhibit A., and more particularly described
as:
A.P.N.: 772-300-002 & 772-300-003 and;
WHEREAS, the Planning Commission of the City of La Quinta, California,
did, on the 26th day of March, 2002, hold a duly -noticed Public Hearing and continued
said Public Hearing to the 23'd day of April and subsequently continued said Public
Hearing to the 14th day May to consider the request of Clubhouse Associates, L. L.C.
for a Site Development Permit and;
WHEREAS, the Architecture and Landscape Review Committee, at its
meeting of March 13th, 2002 did review the architecture and landscape plans for the
proposed project and recommended approval.
WHEREAS, at said Public Hearing, upon hearing and considering all
testimony and arguments, if any, of all interested persons wanting to be heard, said
City Council did make the following mandatory findings of approval to justify said Site
Development Permit 2002-730 :
A. Site Development Permit 2002-730 is consistent with Goal 2 of the residential
goals, policies, and programs and intent of the La Quinta General Plan which
states: "A broad range of housing types and choices for all residents of the
City" in that the proposed housing is not extensively available in the City.
B. Site Development Permit 2002-730 is consistent with the allowed density of up
to 16 units per acre and stated purpose to allow multi -family housing (Table
2.1) for the High Density Residential (HDR) land use designation in that the
proposed density for the project is 14.9 units per acre and the project provides
multi -unit residential buildings.
Resolution No. 2^02-82
Site Development Permit 2002-730
Clubhouse Apartments, L.LC.
Adopted June 4, 2002
Page 2
C. The design and development of the apartment complex will be consistent with
the City's Zoning Code provided conditions contained herein are met to ensure
consistency with the General Plan and mitigation of environmental
consequences pursuant to Environmental Assessment 2002-443.
D. The site design of the proposed project is compatible with the development
quality in the area and accommodates site generated traffic.
E. The landscape design of the proposed project complements the building and
surrounding development in that it enhances the aesthetic and visual quality of
the area, provides adequate visual buffering with trees and mounding, and uses
a high quality of plant materials.
E. The architectural design of the project is compatible with the surrounding
development in that it is a similar scale, massing and building height of other
planned development in the area; the building materials will be high quality,
durable and low maintenance, provided conditions are met.
G. The architectural design of the project is consistent with the Zoning Code in
that land use and circulation considerations, scale, massing and building height
of the facility are met.
NOW, THEREFORE, BE IT RESOLVED by the City Council of the City of
La Quinta, California, as follows:
1. That the above recitations are true and constitute the findings of the City
Council in this case;
2. That it does approve of Site Development Permit 2002-730 for the reasons set
forth in this Resolution and subject to the attached conditions
PASSED, APPROVED, and ADOPTED at a regular meeting of the La
Quinta City Council, held on this the 4th day of June, 2002, by the following vote, to
wit:
Resolution No. 2002-82
—_ Site Development Permit 2002-730
Clubhouse Apartments, L.LC.
Adopted June 4, 2002
Page 3
AYES: Council Member Henderson, Perkins, Sniff, Mayor Pena
NOES: Council Member Adolph
ABSENT: None
ABSTAIN: None
JOHN�.) PENAV MNayor
City of a Quinta, California
ATTEST:
JONV4. GREEK, CMC, ity Clerk
City of La Quinta, California
(City Seal)
APPROVED AS TO FORM:
M. XATHERINE JENPS9N, City Attorney
City of La Quinta, C lfornia
RESOLUTION NO. 2002-82
CONDITIONS OF APPROVAL - FINAL
SITE DEVELOPMENT PERMIT 2002-730
CLUBHOUSE APARTMENTS, L.L.C.
ADOPTED JUNE 4, 2002
GENERAL
1 . The applicant 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 Site
Development Permit. The City shall have sole discretion in selecting its defense
counsel.
The City shall promptly notify the developer of any claim, action or proceeding
and shall cooperate fully in the defense.
2. Prior to the issuance of any permit by the City, the applicant shall obtain the
necessary permits and/or clearances from the following 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 (IID)
• California Water Quality Control Board (CWQCB)
• SunLine Transit Agency
The applicant is responsible for all requirements of the permits and/or clearances
from the above listed agencies. When the requirements include approval of
improvement plans, applicant shall furnish proof of such approvals when
submitting the improvement plans for City approval.
(FOR ALL CONSTRUCTION SITES FIVE (5) ACRES OR MORE: A project -specific
NPDES construction permit must be obtained by the applicant; and who then shall
submit a copy of the Regional Water Quality Control Board's ("RWQCB")
acknowledgment of the applicant's Notice of Intent ("NOI"), prior to the issuance of
a grading or site construction permit by the City.)
Resolution No. 2002-82
Conditions of Approval - Final
Site Development Permit 2002-730
Clubhouse Apartments, L.LC.
Adopted June 4, 2002
3. The applicant shall comply with applicable provisions of the City's NPDES
stormwater discharge permit, Sections 8.70.010 et seq. (Stormwater
Management and Discharge Controls), and 13.24.170 (Clean Air/Clean Water),
LQMC; Riverside County Ordinance No. 457; and the State Water Resources
Control Board's Order No. 99-08-DWQ .
A. For construction activities including clearing, grading or excavation of land
that disturbs five (5) acres or more of land, or that disturbs less than five
(5) acres of land, but which is a part of a construction project that
encompasses more than five (5) acres of land, the Permitee shall be required
to submit a Storm Water Pollution Protection Plan ("SWPPP").
B. The applicant's SWPPP shall be approved by the City Engineer prior to any
on or off -site grading being done in relation to this Site Development Permit.
C. 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.
D. The applicant's SWPPP shall include provisions for all of the following Best
Management Practice ("BMPs"), 8.70.020 (Definitions), LQMC:
1) Temporary Soil Stabilization (erosion control).
2) Temporary Sediment Control.
3) Wind Erosion Control.
4) Tracking Control.
5) Non -Storm Water Management.
6) Waste Management and Materials Pollution Control.
E. All of applicant's erosion and sediment control BMPs shall be approved by
the City Engineer prior to any on or off site grading being done in relation
to this project.
F. All approved project BMPs shall be maintained in their proper working order
throughout the course of construction, and until all improvements have been
accepted by the City.
Resolution No. 2002-82
_ Conditions of Approval - Final
Site Development Permit 2002-730
Clubhouse Apartments, L.LC.
Adopted June 4, 2002
4. Permits issued under this approval shall be subject to the provisions of the
Infrastructure Fee Program and Development Impact Fee program in effect at the
time of issuance of building permit(s).
PROPERTY RIGHTS
5. Prior to the issuance of any permit(s), the applicant shall acquire, or confer, those
easements, and other property rights necessary for the construction and/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 the maintenance, construction and reconstruction
of essential improvements.
6. The applicant shall offer for dedication all public street right-of-ways in
conformance with the City's General Plan, Municipal Code, applicable specific
plans, and/or as required by the City Engineer.
7. Unless the ultimate developed right-of-way can be documented, the public street
right-of-way offers for dedication required for this development include:
A. PUBLIC STREETS
1) Avenue 52 (Primary Arterial) 110 foot ultimate developed right of way,
55 feet on the south side.
8. Right-of-way geometry for property line corner cut -backs at curb returns shall
conform to Riverside County Standard Drawing #805, unless otherwise approved
by the City Engineer.
9. Dedications shall include additional widths as necessary for dedicated right and
left turn lanes, bus turnouts, and other features contained in the approved
construction plans.
10. The applicant shall create perimeter landscaping setbacks along all public right-of-
ways as follows:
A. Avenue 52 (Major Arterial) - 20-foot from the Right of Way/Property Line.
Resolution No. 2002-82
Conditions of Approval - Final
Site Development Permit 2002-730
Clubhouse Apartments, L.LC.
Adopted June 4, 2002
The listed setback depth shall be the average depth where a meandering wall
design is approved.
The setback requirements shall apply to all frontages including, but not limited to,
remainder parcels and sites dedicated for utility purposes.
Where public facilities (e.g., sidewalks) are placed on privately -owned setbacks,
the applicant shall offer for dedication blanket easements for those purposes.
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, park lands, and common areas shown on the Site Development Permit.
12. The applicant shall vacate all abutter's right -of -access to public streets and
properties from all frontages along such public streets and properties, excepting
those access points shown on the Site Development Permit.
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, ingress/egress, or other
encroachments will occur.
14. When an applicant proposes the vacation, or abandonment, any existing right-of-
way, or access easement, which will diminish the access rights to any properties
owned by others, the applicant shall provide an alternate right-of-way or access
easement, to those properties, or shall submit notarized letters of consent from
the affected property owners.
15. The applicant shall cause no easement to be granted, or recorded, over any
portion of the subject property between the date of approval of this Site
Development Permit and the date of final acceptance of the on and off -site
improvements for this Site Development Permit, unless such easement is
approved by the City Engineer.
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.
Resolution No. "02-82
—__ Conditions of Approval - Final
Site Development Permit 2002-730
Clubhouse Apartments, L.LC.
Adopted June 4, 2002
16. 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 Section 13.24.040 (Improvement Plans), LQMC.
17. The following improvement plans shall be prepared and submitted for review and
approval by the Engineering 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. Off -Site Street Plan: 1 " = 40' Horizontal, 1 " = 4' Vertical
The street improvement plans shall include permanent traffic control
and separate plan sheet(s) (drawn at 20 scale) that show the
-- meandering sidewalk, mounding, and berming design in the combined
parkway and landscape setback area.
B. Off -Site Street Median Landscape Plan: 1 " = 20'
C. Perimeter Landscape Plan: 1 " = 20'
D. On -Site Rough Grading Plan: 1 " = 40' Horizontal
E. On -Site Precise Grading Plan: 1 " = 30' Horizontal
F. On -Site Utility Plan: 1 " = 40' Horizontal
G. On -Site Landscape Plan: 1 " = 20' Horizontal
The plans shall be submitted a minimum of 8 to 10 weeks prior to the issuance
of construction permits to allow adequate time for plan check and revisions.
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.
All Off -Site Plan & Profile Street Plans and Signing & Striping Plans shall show
all existing improvements for a distance of at least 200-feet beyond the project
limits, or a distance sufficient to show any required design transitions.
"Site Development" plans shall normally include all on -site surface improvements
-- including but not necessarily limited to finish grades for curbs & gutters, building
floor elevations, parking lot improvements and ADA requirements; and show the
existing street improvements out to at least the center lines of adjacent existing
streets.
Resolution No. 2002-82
Conditions of Approval - Final
Site Development Permit 2002-730
Clubhouse Apartments, L.LC.
Adopted June 4, 2002
"Site Utility" plans shall normally include all sub -surface improvements including
but not necessarily limited to sewer lines, water lines, fire protection and storm
drainage systems.
"Rough Grading" plans shall include perimeter walls with Top Of Wall & Top Of
Footing elevations shown. All footings shall have a minimum of 1-foot of cover,
or sufficient cover to clear any adjacent obstructions.
18. The City maintains standard plans, details and/or construction notes for elements
of construction. For a fee, established by City resolution, the applicant may
purchase such standard plans, detail sheets and/or construction notes from the
City.
19. The applicant shall furnish a complete set of the AutoCAD files of all complete,
approved improvement plans on a storage media acceptable to the City Engineer.
The files shall be saved in a standard AutoCAD format so they may be fully
retrievable through a basic AutoCAD program.
At the completion of construction, and prior to the final acceptance of the
improvements by the City, the applicant shall update the AutoCAD files in order
to reflect the as -built conditions.
Where the improvement plans were not produced in a standard AutoCAD format,
or a file format which can be converted to an AutoCAD format, the City Engineer
will accept raster -image files of the plans.
OFF -SITE IMPROVEMENT SECURITY AGREEMENTS
20. Prior to the conditional approval of this Site Development Permit, or the issuance
of any permit(s), the applicant shall construct all off -site improvements and
satisfy its obligations for same, or shall furnish a fully secured and executed Off -
Site Improvement Agreement ("OSIA") guaranteeing the construction of such
improvements and the satisfaction of its obligations for same, or shall agree to
any combination thereof, as may be required by the City.
21. Improvements to be made, or agreed to be made, shall include removal of any
existing structures or other obstructions which are not a part of the proposed
improvements; and shall provide for the setting of the final survey monuments.
Resolution No. 2002-82
Conditions of Approval - Final
Site Development Permit 2002-730
Clubhouse Apartments, L.LC.
Adopted June 4, 2002
22. When improvements are to be secured through an OSIA, and prior to any permits
being issued by the City, the applicant shall submit detailed construction cost
estimates for all proposed off -site improvements for checking and approval by the
City Engineer. Such estimates shall conform to the unit cost schedule adopted
by City resolution, or ordinance.
For items not listed in the City's unit cost schedule, the proposed unit costs shall
be approved by the City Engineer.
At the same time the applicant submits its detailed construction cost estimates
for the security determination of the OSIA, the applicant shall also submit one
copy of an 8-1 /2" x 11 " reduction of the Site Development Plan, along with one
copy of an 8-1 /2" x 11 " Vicinity Map.
Estimates for improvements under the jurisdiction of other agencies shall be
-- approved by those agencies and submitted to the City along with the applicant's
detailed cost estimates for its own on and off -site improvements.
Cost estimates for the security of telephone, natural gas, or Cable T.V.
improvements will not be required.
23. When improvements are phased through an administrative approval (e.g., Phasing
Plan, Site Development Permits, etc.), all off -site improvements and common on -
site improvements (e.g., backbone utilities, retention basins, perimeter walls,
landscaping and gates) shall be constructed, or secured through an OSIA, prior
to the occupancy of any permanent buildings in the first phase of the
development, or as otherwise approved by the City Engineer.
Improvements and obligations required of each subsequent phase shall either be
completed, or secured through an OSIA, prior to the occupancy of permanent
buildings within such latter phase, or as otherwise approved by the City Engineer.
The same submittal criteria shall apply to all subsequent phases as required for
the first phase submittal. (E.g. detailed cost estimates, 8-1 /2" x 11 " reductions,
etc.)
Resolution No. 1002-82
Conditions of Approval - Final
Site Development Permit 2002-730
Clubhouse Apartments, L.LC.
Adopted June 4, 2002
24. In the event the applicant fails to construct improvements for the development,
or fails to satisfy its obligations for the development in a timely manner, pursuant
to the approved phasing plan, or other phasing method, 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.
GRADING
25. The applicant shall comply with the provisions of Section 13.24.050 (Grading
Improvements), LQMC.
26. 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.
27. 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 qualified engineer or architect,
B. A preliminary geotechnical ("soils") report prepared by a qualified engineer,
and
C. A Fugitive Dust Control Plan prepared in accordance with Chapter 6.16
(Fugitive Dust Control), LQMC.
All grading shall conform to the recommendations contained in the Preliminary
Soils Report, and shall be certified as being adequate by a soils engineer, or by
an engineering geologist.
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 submitted with its application for a grading permit.
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.
Resolution No. 2002-82
Conditions of Approval - Final
Site Development Permit 2002-730
Clubhouse Apartments, L.LC.
Adopted June 4, 2002
29. 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.
The applicant shall minimize the differences in elevation between the adjoining
properties and the pads within this development. The existing approved SDP 2001-
71 1 is located immediately west of the subject property and has proposed grades at
the southerly end approximately 6 feet lower than the proposed parking grade for the
subject project. The applicant shall provide a workable design which either minimizes
the grade difference between the two projects or design and construct a retaining
wall/garden wall system in accordance with the City's standards to accommodate the
grade differential.
Building pad elevations on contiguous interior lots shall not differ by more than
three feet except for lots that do not share a common street frontage, where the
differential shall not exceed five feet.
— Where compliance within the above stated limits is impractical, the City may
consider alternatives that are shown to minimize safety concerns, maintenance
difficulties and neighboring -owner dissatisfaction with the grade differential.
30. Prior to any site grading or regrading that will raise or lower any building pads
within the project site by more than plus or minus three tenths of a foot from the
elevations shown on the approved Site Development Permit, the applicant shall
submit the proposed grading changes to the City Staff for a substantial
conformance finding review.
31. Prior to the issuance of a building permit for any building lot, the applicant shall
provide a lot pad certification stamped and signed by a qualified engineer or
surveyor.
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. The
data shall be organized by lot number, and listed cumulatively if submitted at
different times.
Resolution No. 2002-82
Conditions of Approval - Final
Site Development Permit 2002-730
Clubhouse Apartments, L.LC.
Adopted June 4, 2002
DRAINAGE
32. The applicant shall comply with the provisions of Section 13.24.120 (Drainage),
LQMC, Engineering Bulletin No. 97.03. 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 tributary drainage area shall
extend to the centerline of adjacent public streets. The design storm shall be
either the 3 hour, 6 hour or 24 hour event producing the greatest total run off.
33. In design of retention facilities, the maximum percolation rete shall be two inches
per hour. The percolation rate will be considered to be zero unless the applicant
provides site specific data indicating otherwise.
34. Nuisance water shall be retained on site. In residential developments, nuisance
water shall be disposed of in a trickling sand filter and leach field approved by the
City Engineer. The sand filter and leach field shall be designed to contain surges
of up to 3 gph/1,000 sq. ft. of landscape area, and infiltrate 5 gpd/1,000 sq. ft.
35. The project shall be designed to accommodate purging and blowoff water
(through underground piping and/or retention facilities) from any on -site or
adjacent well sites granted or dedicated to the local water utility authority as a
requirement for development of this property.
36. No fence or wall shall be constructed around any retention basin unless approved
by the Community Development Director and the City Engineer.
37. For on -site common retention basins, retention depth shall not exceed six feet
and side slopes shall not exceed 3:1.
38. 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 Section 9.100.040(B)(7), LQMC.
39. The design of the development shall not cause any increase in flood boundaries,
levels or frequencies in any area outside the development.
Resolution No. 2002-82
Conditions of Approval - Final
Site Development Permit 2002-730
Clubhouse Apartments, L.LC.
Adopted June 4, 2002
40. 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.
41. Storm drainage historically received from adjoining property shall be received and
retained or passed through into the historic downstream drainage relief route.
UTILITIES
42. The applicant shall comply with the provisions of Section 13.24.1 10 (Utilities),
LQMC.
43. The applicant shall obtain the approval of the City Engineer for the location of all
utility lines within any right-of-way, and all above -ground utility structures
including, but not limited to, traffic signal cabinets, electric vaults, water valves,
and telephone stands, to ensure optimum placement for practical and aesthetic
purposes.
44. Existing overhead utility lines within, or adjacent to the proposed development,
and all proposed utilities shall be installed underground.
All existing utility lines attached to joint use 92 KV transmission power poles are
exempt from the requirement to be placed underground.
45. 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.
STREET AND TRAFFIC IMPROVEMENTS
46. The applicant shall comply with the provisions of Sections 13.24.060 (Street
Improvements), 13.24.070 (Street Design - Generally) & 13.24.100 (Access For
Individual Properties And Development), LQMC for public streets; and Section
13.24.080 (Street Design - Private Streets), where private streets are proposed.
Resolution No. 2002-82
Conditions of Approval - Final
Site Development Permit 2002-730
Clubhouse Apartments, L.LC.
Adopted June 4, 2002
47. Streets shall have vertical curbs or other approved curb configurations that will
convey water without ponding, and provide lateral containment of dust and
residue during street sweeping operations. Unused curb cuts on any lot shall be
restored to standard curb height prior to final inspection of permanent building(s)
on the lot.
48. The applicant shall construct the following street improvements to conform with
the General Plan street type noted in parentheses.
A. PUBLIC STREETS
1) Avenue 52 (Primary Arterial) 110 foot Right of Way Option
Widen the south side of Avenue 52 along the project frontage. Rehabilitate
and/or reconstruct existing roadway pavement as necessary to augment and
convert it from a rural county road design standard to La Quinta's urban arterial
design standard. Street widening improvements shall include all appurtenant
components such as, but not limited to, curb, gutters, cross gutters and
spandrels, traffic control striping, legends, marking and signs. Other significant
new improvements required for installation in, or adjacent to the subject right of
way include:
a) 6 foot wide meandering sidewalk
b) 18 foot wide landscaped median from the westerly property line to the
easterly project limits. Necessary transitions and tapers into the
existing bridge at the All American Canal will need to be designed and
is subject to approval by the City Engineer.
The pavement rehabilitation/reconstruction and landscape median
improvements are eligible for reimbursement from the City's Development
Impact Fee fund in accordance with policies established for that program.
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:
Resolution No. 2002-82
Conditions of Approval - Final
Site Development Permit 2002-730
Clubhouse Apartments, L.LC.
Adopted June 4, 2002
Residential
3.0" a.c./4.50" c.a.b.
Collector
4.0"/5.00"
Secondary Arterial
4.0"/6.00"
Primary Arterial
4.5"/6.00"
Major Arterial
5.5"/6.50"
or the approved equivalents of alternate materials.
51. Improvements shall include appurtenances such as traffic control signs, markings
and other devices, raised medians if required, street name signs and sidewalks.
Mid -block street lighting is not required.
52. Improvements shall be designed and constructed in accordance with City adopted
standards, supplemental drawings and specifications, or as approved by the City
Engineer. Improvement plans for streets, access gates and parking areas shall
be stamped and signed by qualified engineers.
53. Standard knuckles and corner cut -backs shall conform to Riverside County
Standard Drawings #801 and #805, respectively, unless otherwise approved by
the City Engineer.
54. The applicant shall extend improvements beyond the subdivision boundaries to
ensure they safely integrate with existing improvements.
PARKING LOTS and ACCESS POINTS
55. The design of parking facilities shall conform to LQMC Chapter 9.150 (Parking).
Entry drives, main interior circulation routes, corner cutbacks, bus turnouts,
dedicated turn lanes and other features shown on the approved construction
plans, may require additional street widths as may be determined by the City
Engineer.
56. General access points and turning movements of traffic are limited to the
following:
Resolution No. 2002-82
Conditions of Approval - Final
Site Development Permit 2002-730
Clubhouse Apartments, L.LC.
Adopted June 4, 2002
A. Primary Entry (Avenue 52) at the Westerly Property Line. This driveway
shall be a shared access drive/road with the adjacent landowner (See SDP
2001-71 1) and shall be centered on the westerly property line. This
driveway shall have right in, right out and left in turning movements. The
median improvements shall accommodate a left in, only, design. The
shared access drive/road layout shall be designed to the satisfaction of the
City Engineer. The security gate for this project shall be located away from
the property line a sufficient distance with the following access road design
features: adequate stacking, a rejection turnaround feature, and a separate
lane for guests. Nothing in this condition requires the adjacent landowner
to pay for sufficient improvements to implement the shared access
requirements in a manner that serves the development proposed by SDP
2002-730. However, reasonable cooperation by the adjacent landowner
does include granting of reciprocal cross -access easements between the
two landowners that facilitate construction of improvements necessary to
implement the shared access concept on both properties in a manner that
precludes unnecessary reconstruction of the improvements in the future.
B. Secondary Entry (Avenue 52) approximately 740 feet east of the westerly
property line. This driveway shall have right in, right out and left in turning
movements. The median improvements shall be designed for left in only
turning movements. The location of this proposed driveway shall take into
account the proposed entry for the Mountain View Country Club on the
north side of Avenue 52. The Mountain View Country Club entrance will
also have a left in only turn lane design. The driveway for SDP 2002-730
may need to shift easterly to provide adequate separation from the
Mountain View Country Club Entrance to accommodate the proposed left
in only turn lane designs for both projects. The location of the driveway
and median design is subject to City Engineer's approval.
C. Secondary Entry (Avenue 52) approximately 240 feet east of the westerly
property line. This driveway shall be a right in/right out driveway.
57. Pursuant to Section 9.150.080(A)(8)(b) (Parking), LQMC, the applicant shall
provide 30-foot uninterrupted driveway throats into the parking lot, or
alternatively provide a combination of a dedicated right turn deceleration lane and
the drive throat that will equal a total of 30-feet.
Resolution No. 2^02-82
Conditions of Approval - Final
Site Development Permit 2002-730
Clubhouse Apartments, L.LC.
Adopted June 4, 2002
CONSTRUCTION
58. The applicant shall submit current mix designs (less than two years old at the
time of construction) for base, asphaltic concrete and Portland cement concrete.
The submittal shall include the test results for all specimens used in the mix
design procedure. For mix designs over six months old, the submittal shall
include the most recent (less than six months old at the time of construction)
aggregate gradation test results confirming that the design gradations can be
achieved in current production. The applicant shall not schedule construction
operations until mix designs have been approved.
59. The City will conduct final inspections of habitable buildings only when the
buildings have improved street and (if required) sidewalk access to publicly -
maintained streets. The improvements shall include required traffic control
devices, pavement markings and street name signs. If on -site streets in
residential developments are initially constructed with partial pavement thickness,
the applicant shall complete the pavement prior to final inspections of the last ten
percent of homes within the development or when directed by the City,
whichever comes first.
LANDSCAPING
60. Prior to issuance of a Grading Permit, a revised Landscape Plan shall be submitted
to the Community Development Department for approval which shall identify an
average three foot mounding within the Avenue 52 landscape setback to screen
the parking lot.
61. Prior to issuance of a Grading Permit, a revised Landscape Plan shall be submitted
to the Community Development Department for approval which shall not use
Queen Palms on -site in an organized pattern as this tree will not provide the
intended effect.
62. Prior to issuance of a Grading Permit, a revised Landscape Plan shall be submitted
to the Community Development Department for approval which shall eliminate
the use of Date Palms trees along pedestrian corridors and courtyards and
substitute it with another palm tree type such as a California Fan Palm or a
Mexican Fan Palm.
Resolution No. 2002-82
Conditions of Approval - Final
Site Development Permit 2002-730
Clubhouse Apartments, L.LC.
Adopted June 4, 2002
63. Prior to issuance of a Grading Permit, a revised Landscape Plan shall be submitted
to the Community Development Department for approval which provides vines
on all perimeter walls/fences; and eliminates plant material from the perimeter
landscape setback adjacent to parking.
64. The applicant shall comply with Sections 9.90.040 (Table of Development
Standards) & 9.100.040 (Landscaping), LQMC.
65. The applicant shall provide landscaping in the required setbacks, retention basins,
common lots and park areas.
66. Landscape and irrigation plans for landscaped lots and setbacks, medians,
retention basins, and parks shall be signed and stamped by a licensed landscape
architect.
The applicant shall submit the landscape plans for approval by the Community
Development Department (CDD), prior to plan checking by the Public Works
Department. When plan checking has been completed by CDD, the applicant
shall obtain the signatures of CVWD and the Riverside County Agricultural
Commissioner, prior to submittal for signature by the City Engineer.
NOTE: Plans are not approved for construction until signed by the City Engineer.
67. Landscape areas shall have permanent irrigation improvements meeting the
requirements of the City Engineer. Use of lawn areas shall be minimized with no
lawn, or spray irrigation, being placed within 18 inches of curbs along public
streets.
68. Only incidental storm water 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 Section
9.100.040(B)(7), LQMC.
QUALITY ASSURANCE
69. The applicant shall employ construction quality -assurance measures that meet
with the approval of the City Engineer.
Resolution No. 2002-82
Conditions of Approval - Final
Site Development Permit 2002-730
Clubhouse Apartments, L.LC.
Adopted June 4. 2002
70. The applicant shall employ, or retain, qualified engineers, surveyors, and such or
other appropriate professionals as are required to provide the expertise with
which to prepare and sign accurate record drawings, and to provide adequate
construction supervision.
71. The applicant shall arrange for, and bear the cost of, all measurements, sampling
and testing procedures not included in the City's inspection program, but which
may be required by the City, as evidence that the construction materials and
methods employed comply with the plans, specifications and other applicable
regulations.
72. Upon completion of construction, 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," "As -Built" or
"As -Constructed" 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 AutoCAD or raster -image files previously submitted to the City, revised
to reflect the as -built conditions.
MAINTENANCE
73. The applicant shall comply with the provisions of Section 13.24.160
(Maintenance), LQMC.
74. The applicant shall make provisions for the continuous and perpetual maintenance
of all private on -site improvements, perimeter landscaping, access drives, and
sidewalks.
FEES AND DEPOSITS
75. The applicant shall comply with the provisions of Section 13.24.180 (Fees and
Deposits), LQMC. 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.
Resolution No. 2^02-82
Conditions of Approval - Final
Site Development Permit 2002-730
Clubhouse Apartments, L.LC.
Adopted June 4, 2002
FIRE MARSHALL
76. Final conditions will be addressed when building plans are reviewed. A plan
check fee must be paid to the Fire Department at the time building plans are
submitted. All questions regarding Fire Marshall conditions should be directed
to the Fire Department Planning & Engineering staff at (760) 863-8886.
SHERIFF DEPARTMENT
77. Final conditions will be addressed when building plans are reviewed. Prior to
issuance of a building permit, applicant shall review building plans with the
Sheriff's Department regarding vehicle code requirements, defensible space, and
other law enforcement and public safety concerns. All questions regarding the
Sheriff Department should be directed to the Senior Deputy at (760) 863-8950.
MISCELLANEOUS
78. Prior to issuance of a Building Permit, applicant shall provide a minimum of six
spaces in close proximity to the Clubhouse facility to be signed and striped for
apartment managers and prospective renters only.
79. Prior to issuance of a Grading Permit, applicant shall redesign of the Monument
Signs, consistent with Section 9.160.040 of the Zoning Code, to be submitted
to the Community Development Director for review and approval.
80. Prior to issuance of a Grading Permit, applicant shall provide a 6 foot high block
wall design consistent with Section 9.60.030 and Section 9.150.080 (Parking
Facility Design Standards) to be submitted to the Community Development
Director for review and approval.
81. Prior to issuance of a Grading Permit, applicant shall submit a revised Illumination
study to the Community Development Department for review and approval which
provides driveways with illumination to allow overall site illumination to achieve
an average of two footcandle or less.
82. Prior to issuance of a Building Permit, applicant shall record a Parcel Merger for
A.P.N.'s 772-300-002 & 772-300-003.
Resolution No. 2002-82
Conditions of Approval - Final
Site Development Permit 2002-730
Clubhouse Apartments, L.LC.
Adopted June 4, 2002
83. All roof mounted mechanical equipment shall be screened by roof parapets so
that they cannot be viewed from adjacent properties. Prior to occupancy of the
proposed building complexes, a visual inspection shall be made by the
Community Development Department to confirm that parapets conceal any roof
mounted equipment.