CC Resolution 2006-032RESOLUTION NO. 2006-032
A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF
LA QUINTA, CALIFORNIA APPROVING THE DEVELOPMENT
PLANS FOR 218 UNIT MULTI -FAMILY RESIDENTIAL
DEVELOPMENT
CASE NO.: SITE DEVELOPMENT PERMIT 2006-857
APPLICANT: COACHELLA VALLEY HOUSING COALITION
WHEREAS, the City Council of the City of La Quinta, California, did, on
the 4th day of April, 2006, hold a duly -noticed Public Hearing to consider the request
of the Coachella Valley Housing Coalition for Site Development Permit for a 218 unit
multi -family residential development located west of Dune Palms Road and north of
Avenue 48, and more particularly described as:
PARCEL 4 OF PARCEL MAP 33588: and;
WHEREAS, the Planning Commission of the City of La Quinta, California,
did, on the 28th day of March, 2006, hold a duly -noticed Public Hearing to consider
the request of the Coachella Valley Housing Coalition for a Site Development Permit for
a 218 unit multi -family residential development located west of Dune Palms Road and
north of Avenue 48; and,
WHEREAS, said Site Development Permit has complied with the
requirements of "The Rules to Implement the California Environmental Quality Act of
1970" as amended (Resolution 83-68). The City Council certified Environmental
Assessment 2004-524 for Specific Plan 97-01 1, Amendment No. 3 for the Centre at
La Quinta Specific Plan and completed an Addendum to Environmental Assessment
2004-524 for Site Development Permit 2005-824. No changed circumstances or
conditions exist which would trigger the preparation of a subsequent Environmental
Impact Report or environmental review pursuant to Public Resources Code Section
21 166; and,
WHEREAS, the Architecture and Landscape Review Committee, at its'
meeting of March 20th, 2006, did review the architecture and landscape plans for the
proposed project and recommended approval, subject to conditions, to the Planning
Commission; and,
WHEREAS, at said Public Hearing, upon hearing and considering all
testimony and arguments, if any, of all interested persons wanting to be heard, said
Council did make the following Mandatory Findings of approval to justify said Site
Development Permit 2005-857:
Resolution No. 2006-032
Site Development Permit 2006-857
Coachella Valley Housing Coalition
Adopted:_ April 4, 2006
Page 2
A. Compliance with General Plan- The project is in compliance with the goals,
policies and intent of the La Quinta General Plan in that the property to be
developed is designated Regional Commercial and the General Plan Land Use
Element allows High Density Residential development with an affordable
component within the Mixed/Regional Commercial designation if it is more than
600 feet south of Highway 1 1 1.
B. Consistency with the Specific Plan- The design and development of the multi-
family residential project will be consistent with the design guidelines and
development standards provisions of Specific Plan 2.006-078.
C. Compliance with Zoning Code- The design and development of the multi -family
residential project will be consistent with the City's Zoning Code, where
provisions of the Specific Plan do not apply, provided conditions contained
herein are met to ensure consistency with the Zoning Code.
D. Site Design- The site design of the project, including but not limited to project
entries, interior circulation, vehicular, pedestrian and bicycle circulation,
pedestrian and resident amenities, parking, exterior lighting, and other site
design elements are compatible with surrounding development and with the
quality of design prevalent in the City.
E. Architectural Design- The architectural design of the project, including but not
limited to the architectural style, scale, building mass including the stepped -back
buildings concept, materials, colors, architectural details, roof style, and other
architectural elements, are compatible with surrounding development.
F. Landscape Design- Conceptual project landscaping include but not be limited to
the. location, type, size, color, texture, and coverage of plant materials that will
be designed so as to provide relief, complement buildings, visually emphasize
prominent design elements and vistas, screen undesirable views, provide a
harmonious transition between adjacent land uses and between development
and open space, provide an overall unifying influence, enhance the visual
continuity of the project, complement the surrounding project area and as
.conditioned will comply with City and CVWD water efficiency, ensuring efficient
water use.
NOW, THEREFORE, BE IT RESOLVED by the City Council of the City of La �.
Quinta, California, as follows:
Resolution No. 2006-032
Site Development Permit 2006-857
Coachella Valley Housing Coalition
Adopted: April 4, 2006
Page 3
1 . That the above recitations are true and constitute the findings of the City
Council in this case;
2.. That the City Council does hereby approve Site Development Permit 2006-857
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 41h day of April, 2006, by the following vote:
AYES: Council Members Henderson, Kirk, Osborne, Sniff, Mayor Adolph
NOES: None
ABSENT: None
ABSTAIN: None
DON ADOLPH, Oayor
City of La Quinta, California
ATTEST:
I ; LN' �" .- ',8. � . . L ) -
JU . REEK, CMC, Ci erk
City of La Quinta, California
(CITY SEAL)
Resolution No: 2006-032
Site Development Permit 20.06-857
Coachella Valley .Housing Coalition
Adopted: April4, 2006`
Page 4
APPROVED AS TO FORM:
M. KATHERIN JENSON, Git torney
City of La Quinta, California
CITY COUNCIL RESOLUTION NO. 2006-032
CONDITIONS OF APPROVAL - FINAL
SITE DEVELOPMENT PERMIT 2006-857
COACHELLA VALLEY HOUSING COALITION
ADOPTED: APRIL 4, 2006
GENERAL
1. The developer 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 developer 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
developer shall obtain any necessary clearances and/or permits 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
• SCAQMD Coachella Valley
The developer is responsible for all requirements of the permits and/or clearances
from the above listed agencies. When the requirements include approval of
improvement plans, the developer shall furnish proof of such approvals when
submitting those improvements plans for City approval.
A project-specificNPDES construction permit must be obtained by the developer; and
who then shall submit a copy of the Regional Water Quality Control Board's
("RWQCB") acknowledgment of the developer's Notice of Intent ("NOI"), prior to the
issuance of a grading or site construction permit by the City.
Resolution No. 2006-032
Conditions of Approval - Final
Site Development Permit 2006-857
Coachella. Valley Housing Coalition
Adopted: April 4, 2006
Page 2
3. _ .
The developer 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 one. OY acre or more- of. land, or that disturbs less than one- 0) 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").
The developer or design professional can obtain the California Stormwater
Quality Association SWPPP template at www.cabmphandbooks.com for use in
their SWPPP preparation.
B. The developer's SWPPP shall be approved by the City Engineer prior to any on
or off -site grading being done in relation to this project.
C. The developer 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 developer's SWPPP shall include provisions for all of the following Best
Management Practices ("BM.Ps"). (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 erosion and sediment control BMPs proposed by the developer shall be
approved by the City Engineer prior to any onsite or offsite grading, pursuant
to this project.
F. The approved SWPPP and BMPs shall remain in effect for the entire duration of
project construction until all improvements are completed and accepted by the
City.
Resolution No. 2006-032
Conditions of Approval - Final
Site Development Permit 2006-857
Coachella Valley Housing Coalition
Adopted: April 4, 2006
Page 3
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 issuance of any permit(s), the developer 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.
6. The developer shall offer for dedication on the Final Map 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. The public street right-of-way offers for dedication required for this development
include:
A. PUBLIC STREETS
1) Dune Palms Road (Primary Arterial, Option A, 1 10' ROW) - The
standard 55' from the centerline of Dune Palms Road for a total 1 10-
foot ultimate developed .right of way except for:
A) If necessary, an additional right of way dedication for a
deceleration/right turn only lane at the Primary Entry (north end)
of sixty three (631) feet from the centerline and length
conditioned under STREET AND TRAFFIC IMPROVEMENTS, and
B) If necessary, an additional right of way dedication for a
deceleration/right turn only Kane and combined bus turnout at the
Secondary Entry (south end) of sixty three (63') feet from the
centerline and length conditioned under STREET AND TRAFFIC
IMPROVEMENTS.
2) Avenue 48 (Primary Arterial, Option A, 1 10' ROW) - The standard 55
from the centerline of Avenue 48 for a total 110-foot ultimate
developed right of way except for:
Resolution No. 2006-032
Conditions. of Approval -Final
Site Development Permit 2006-857
Coachella Valley Housing Coalition
Adopted: April 4, 2006
Page 4
N
a
A) An additional. right of way dedication for a deceleration/night turn
only lane of sixty three (63') feet from the centerline and length
conditioned under STREET AND TRAFFIC IMPROVEMENTS.
.'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.
Pursuant to this requirement, the Developer shall include in the submittal packet
containing the draft final map submitted for map checking, an offsite street geometric
I:ayout, drawn at 1 " equals 40 feet, detailing the following design aspects: median
curb line, outside curb line, lane line alignment including lane widths, left turn lanes,
deceleration lane(s) and bus stop turnout(s). The geometric layout shall be
accompanied with sufficient professional engineering studies to confirm the
appropriate length of all proposed turn pockets and auxiliary lanes that may impact
the right of way dedication required of the project -and the associated landscape
setback requirement. -
The developer shall create perimeter landscaping setbacks along all public right-of-
ways as follows:
A. Dune Palms Road and Avenue 48 (Primary Arterial)- 20-foot average minimum
from the R/W-P/L.
The setback requirements shall apply to all frontages including, but not limited to,
remainder, parcels and sites dedicated for utility purposes. Additionally, the
abovementioned perimeter landscaping setbacks shall be maintained along all public
rights of,,way where additional right of way .is required per these conditions of
approval.
Where public facilities (e.g.,' sidewalks) are placed on privately -owned setbacks, the
developer shall offer for dedication blanket easements for those purposes on the Final
Map.
10. Direct vehicular access to Dune Palms Road is restricted, except for those access
points identified on the Site Development Permit site plan, or as otherwise
conditioned in these conditions of approval.
11. The developer shall furnish proof of easements, or writtenpermission, as appropriate,
from those owners of all abutting properties on which grading, retaining wall
construction, permanent slopes, or other encroachments will occur.
Resolution No. 2006-032.
Conditions.of Approval - Final
Site Development Permit 2006-857
Coachella Valley Housing .Coalition
Adopted: April 4, 2006
Page 5
12. The developer shall cause no easement to be granted, or recorded, over any portion
of the subject property unless such easement is approved by the City Engineer.
IMPROVEMENT PLANS
As used throughout these Conditions of Approval, professional titles such as "engineer,"
"surveyor," and "architect," refers to persons currently certified or licensed to practice their
respective professions in the State of California.
13. 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.
14. The following improvement plans shall be prepared and submitted for review and
approval by the Public Works 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
developer may be required to prepare other improvement plans not listed here
pursuant to improvements required by other agencies and utility purveyors.
A. On -Site Rough Grading Plan 1 " = 40' Horizontal
B. Precise Grading Non -Residential Plan 1 " = 30' Horizontal
C. PM 10 Plan 1 " = 40' Horizontal
D. SWPPP 1 " = 40' Horizontal
E. Off -Site Street Improvement/Storm Drain Plan
1 " 40' Horizontal, 1 " = 4' Vertical
F. Off -Site Signing & Striping Plan 1 " = 40' Horizontal
G. On -Site Street Improvements/Signing & Striping/Storm Drain Plan
1 " = 40' Horizontal, 1 " = 4' Vertical
The Off -Site street improvement plans shall have 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.
NOTE: A through G to be submitted concurrently.
H. Traffic Signal Modification Plan (if required) 1 " = 20' Horizontal
i. Off -Site Median Landscaping Plans 1 " = 40' Horizontal
Resolution No. 2006-032
Conditions of.Approval - Final
Site Development Permit 2006-857
Coachella Valley Housing Coalition
Adopted: April 4, 2006
Page 6
Other engineered Amprovement 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 fora distance of at least 200-feet beyond the project limits, or
a distance sufficient to show any required design transitions to include all approaches
to the Avenue 48 and Dune Palms Road.
All On -Site 'Signing & Striping Plans shall. show, at a minimum; Stop Signs, Limit
.Lines and Legends, No Parking Signs, Raised Pavement Markers (including Blue
RPMs at fire hydrants) and Street Name Signs per Public Works Standard Plans
and/or as approved by the Engineering Department.
15.
16.
"Rough Grading" plans shall normally 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.
The developer shall prepare an accessibility assessment on a marked up print of the
building floor plan identifying every building egress and notes the' 2001 California
Building Code accessibility requirements associated with each door. The assessment
must comply with submittal requirements of the Building & Safety Department. A
copy of the reviewed assessment shall be submitted to the Engineering Department
in conjunction. with the Site Development Plan when it is submitted for plan checking.
"Precise Grading Non -Residential" 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.
The City maintains standard plans, detail sheets and/or construction notes for
elements of construction which can be accessed via the Online Engineering Library at
the City website (www.la-quinta.or ). Navigate to the Public Works Department
home page and look for the Online Engineering Library hyperlink.
The developer shall furnish a complete set of the AutoCAD files of all 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 developer shall update the AutoCAD files in order to
reflect the as -built conditions.
Resolution No. 2006-032
Conditions of Approval - Final
Site Development Permit 2006-857
Coachella Valley Housing Coalition
Adopted:. April 4, 2006
Page 7
Where the improvement plans were not produced in a standard AutoCAD format, or a
file format that can be converted to an AutoCAD format, the City Engineer will
accept raster -image files of the plans.
IMPROVEMENT SECURITY AGREEMENTS
17. Per the Conditions of Approval for Parcel Map No. 33588, the developer of this Site
Development Permit, shall furnish a fully secured and executed Subdivision
Improvement Agreement ("SIA") guaranteeing the construction of all on and off -site
improvements and satisfy its obligations for same, and the satisfaction of its
obligations for same, or shall agree to any combination thereof, as may be required
by the City. Execution of the required Subdivision Improvement Agreement shall be
completed prior to off -site street improvement plan approval. Pursuant to this
condition, the developer shall have off -site street improvement plans approved prior
to precise grading plan approval.
18. Any Subdivision Improvement Agreement ("SIA") entered into by and between the
developer and the City of La Quinta, for the purpose of guaranteeing the completion
of any improvements related to this Site Development Permit and underlying Parcel
Map No. 33588, shall comply with the provisions of Chapter 13.28 (Improvement
Security), LQMC.
19. Improvements to be made, or agreed to be made, shall include the 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 monumentation.
When improvements are phased through a "Phasing Plan," or an administrative
approval (e.g., Site Development Permits), 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 a SIA, prior to the
issuance of any permits 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 a SIA, prior to the occupancy of permanent buildings
within such latter phase, or as otherwise approved by the City Engineer.
In the event the developer 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 phasing 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.
Resolution, No. 2006-032
Conditions of Approval - Final
Site Development Permit 2006-897.
Coachella Valley.Housing Coalition
Adopted: April 4, 2006
Page 8
.20. Depending on the timing of the development of the Site Development Permit, and the
status of the off -site improvements .at the time, the developer may at the discretion
of the Public Works Director be required to:
A. Construct certain off -site improvements.
B. Construct additional off -site improvements, subject to the reimbursement. of its
costs by others.
C. Reimburse others for those improvements previously constructed that are
considered to be an obligation of this tentative parcel map.
D. Secure the costs for future improvements that areto be made by others.
E. To agree to any combination of these means, as the City may require.
Off -Site Improvements should be completed on a first priority basis. The developer
shall complete Off -Site Improvements in the first phase of construction.
In the event that any of the improvements required for this development are
constructed by the City, the developer shall, prior to the approval of the Final Map, or
the issuance of any permit related thereto, reimburse the City for the costs of such
improvements.
21. The developer shall submit detailed construction cost estimates for all proposed on -
site and off -site improvements, including an estimate for the final survey
monumentation, 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.
Estimates for improvements under the jurisdiction of other agencies shall be approved
by those agencies and *submitted to the City along with the developer's detailed cost
estimates.
22. Security will not be required for telephone, natural gas, or Cable T.V. improvements.
23. Should the developer fail to construct the improvements for the development, or fail
to satisfy its obligations for the development in a timely manner, the City shall have
the right to halt issuance of building permits, and/or final building inspections,
withhold other approvals related to the development of the project, or call upon the
surety to complete the improvements.
Resolution No. 2006-032
Conditions of Approval - Final
Site Development Permit 2006-857
Coachella Valley Housing Coalition
Adopted: April 4, 2006
Page 9
GRADING
24. The developer shall comply with the provisions of Section 13.24.050 (Grading
Improvements), LQMC.
25. Prior to occupancy of the project site for any construction, or other purposes, the
developer shall obtain a grading permit approved by the City Engineer.
26. To obtain an approved grading permit, the developer shall submit and obtain approval
of all of the following:
A. A grading plan prepared by a qualified engineer,
B. A preliminary geotechnical ("soils") report prepared by a qualified engineer,
C. A Fugitive Dust Control Plan prepared in accordance with Chapter 6.161
(Fugitive Dust Control), LQMC, and
D. A Best Management Practices report prepared in accordance with Sections
8.70.010 and 13.24.170 (NPDES stormwater discharge permit and Storm
Management and Discharge Controls), 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 developer 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.
27. The developer 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.
28. 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
Resolution No. 2006-032
Conditions of Approval - Final
Site Development Permit 2006-857
Coachella Valley Housing Coalition
Adopted: April 4, 2006
Page 10
unpaved parkway areas adjacent -to. the curb shall be depressed one and one-half
inches 0.5 "j in the first eighteen inches (18") behind the curb.
29. The .developer shall abandon, any existing wells within the project boundaries as
approved by CVWD and the City Engineer.
30. Building pad elevations on the rough grading plan submitted for City Engineer's
approval shall conform with.pad elevations shown on the tentative parcel map, unless
the pad elevations have other requirements imposed elsewhere in these Conditions of
.Approval.
31. Prior to the. issuance of a building permit, for any building lot, the developer. shall
provide a lot pad certification stamped and signed by a qualified engineer or surveyor.
Each pad certification shall Fist 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.
DRAINAGE
32. As the applicant proposes discharge of storm water directly, or indirectly, into the
Coachella Valley Stormwater Channel, the applicant shall indemnify the City from the
costs of any sampling and testing .of the development's drainage discharge which
may be required under the City's NPDES Permit or other City or area -wide pollution
prevention program, and for any other obligations and/or expenses which may arise
from such discharge. The indemnification shall" be executed and furnished to the City
prior to the issuance of any grading, construction' or :building permit, and shall be
binding on all heirs, executors, administrators, assigns, and successors in interest in
the land within the overlying tentative parcel map and this site development permit
excepting therefrom those portions required.to be dedicated or deeded for public use.
The form of the indemnification shall be acceptable to the City. Attorney. If such
discharge is approved for this development, the applicant shall make provisions in the
final development CC&Rs for meeting these potential obligations. The. tributary
drainage area shall extend to the centerline of adjacent public streets and. include any
resulting uncaptured tributary stormwater flows
33. The applicant shall transport on site and tributary stormwater through underground
storm drainage system as approved by the City Engineer.
Resolution No. 2006-032
Conditions of Approval - Final
Site Development Permit 2006-857
Coachella Valley Housing Coalition
Adopted: April 4, 2006
Page 11
34. 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.
35. Nuisance water shall be retained on site. Nuisance water shall be passed through a
prefilter system comparable to the MaxWell Plus Primary Settling Chamber (or
equivalent) before being disposed in a trickling sand filter and leach field or equivalent
system approved by the City Engineer
If discharge of stormwater to the La Quinta Evacuation Channel is not approved by
CVWD, then the following shall be applicable to this Site Development Permit.
36. The applicant shall revise proposed retention basins to 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.
Additionally, the 100 year stormwater shall be retained within the interior street right
of way. The tributary drainage area shall extend to the centerline of adjacent public
streets and include any resulting uncaptured tributary stormwater flows. The design
storm shall be either the 3 hour, 6 hour or 24 hour event producing the greatest total
run off. Note: If this option is implemented a revised Site Development Permit may
be required
37. Storm drainage historically received from adjoining property shall be received and
retained or passed through into the historic downstream drainage relief route.
38. For properties where sump conditions exist, the applicant must either define a
diversion/overflow strategy or retain upstream stormwater as required for existing as -
built conditions from all off -site tributary flow from the respective high points. The
applicant must provide either on -site retention or alternative facilities of
diversion/pass through, if selected. Historical flow paths should be identified and
routing provided in the hydrology analysis equivalent to historical flow direction. As
local topography allows, tributary areas may exceed limits of property lines adjacent
to public roads. The 100-year storm shall be the governing event in the designer's
evaluation.
39. 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.
Resolution No. 2006-032
Conditions of Approval - Final.
Site Development Permit 2006-857
Coachella Valley Housing Coalition
Adopted: April 4, 2006
Page 12
40. Nuisance water shall be retained on site. Nuisance water shall be passed through a
prefilter system,comparable to the MaxWell Plus Primary Settling Chamber (or
equivalent) before being disposed in a trickling sand filter and leach field or. equivalent
system approved by the City Engineer. A geotechnical study shall confirm the
applicability of sand filter use for the development based on the existing soil
conditions. The sand filter. and leach field or equivalent system 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. The sand filter and leach field shall be designed to contain .nuisance
water sur9es from landscape area, residential unit, and off -site street nuisance water.
Flow from adjacent well sites shall be designed for retention area percolation by
.separate infiltration system approved by the City Engineer. The sand filter design
shall be per La Quinta Standard 370 with the equivalent of 137.2 gph of water feed
per -sand filter to accept the abovementioned nuisance water requirements. Leach line
requirements are 1.108 feet of leach line per gph of flow.
41. No fence or wall .shall be constructed around any retention basin unless approved by
the Community Development Director and the City Engineer.
42. For on -site common retention basins, retention depth shall be according to
Engineering Bulletin 97.03, and side slopes shall not exceed 3:1 and shall be planted
with maintenance free ground cover.
43. 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.
44. The design of the development shall not cause any increase in flood boundaries,
levels or frequencies in any area outside the development.
45.. 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.
46. The Applicant is hereby notified that future site modifications may be necessary -
including, but not limited to lot and street reconfiguration. Verification of the
proposed storm water retention system is subject to review and approval by the
Coachella Valley Water District. If in the event, the proposed retention capacity or
pass through storm water flow is found to be inadequate during final design, the
Applicant shall revise what is currently proposed in the preliminary hydrology study
and make adjustments to the site layout as needed to accommodate the increased
Resolution No. 2006-032
Conditions of Approval - Final
Site Development Permit 2006-857
Coachella Valley Housing Coalition
Adopted: April 4, 2006
Page 13
retention/detention or pass through capacity required to satisfy safety issues of the
Public Works Department and CVWD. Pursuant to the afore mentioned, the applicant
may be required to construct additional underground and aboveground drainage
facilities to convey on site and off site stormwater as well as stormwater from
adjacent mountainous terrain that historically flows onto and/or through the project
site. Any proposed channels that convey stormwater shall be lined to protect against
erosion as required by the Public Works Department and CVWD. Note: If this option
is implemented a revised Site Development Permit may be required.
HT11_ITIFS
47. The developer shall comply with the provisions of Section 13.24.110 (Utilities),
LQMC.
48. The developer 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.
49. 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.
50. Underground utilities shall be installed prior to overlying hardscape. For installation of
utilities in existing improved streets, the developer shall comply with trench
restoration requirements maintained, or required by the City Engineer.
The developer shall provide certified reports of all utility trench compaction for
approval by the City Engineer.
STREET AND TRAFFIC IMPROVEMENTS
51. The developer 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.
52. The applicant shall construct the following street improvements to conform with the
General Plan (street type noted in parentheses.)
Resolution No. 2006-032
Conditions of Approval -Final
Site DevelopmentPermit- 2006-857
Coachella Valley Housing Coalition
Adopted: April 4; 2006
Page 14
A. OFF -SITE STREETS
1) Dune Palms Road (Primary Arterial; 1.10' R/W option):
Widen the west side of the street along all frontage adjacent to the Site
Development Permit boundary to its ultimate width on the west side as
specified in the General Plan and the requirements of these conditions.
Rehabilitate and/or reconstruct exiting roadway pavement as necessary. to
augment and convert it from a rural county -road design standard to La
Quinta's urban arterial design standard. The west curb face shall be located
forty three. feet (43') west of the centerline, except at locations where
additional street width is needed to accommodate:
a) If necessary, a deceleration/right turn only lane on Dune Palm
Road at the Primary Entry to the north. The west curb face shall
be located fifty one feet (51') west of the centerline. and
deceleration length of 250 feet plus a transition length of 150
feet or as approved by the City Engineer.
b) If necessary, a deceleration/right turn only lane and combined bus
turnout on Dune Palm Road.at the Secondary Entry to the south.
The west curb face shall be located fifty one feet (51) west of
the centerline and deceleration and a transition length from the
Primary Entry to the north to the Secondary Entry or as approved.
by the City Engineer.
Other required improvements in the Dune Palms Road right or way and/or.
adjacent landscape setback area .include:
c) All appurtenant components such as, but not limited to: curb,
gutter, traffic control striping, legends, and signs.
d) 8-foot wide meandering sidewalk. The meandering sidewalk shall
have an arrhythmic horizontal layout that utilizes concave and
convex curves with respect to the curb line that either touches
the back of curb or approaches within five feet of the curb at
intervals not to exceed 250 feet. The sidewalk curvature radii
Resolution No. 2006-032
Conditions of Approval - Final
Site Development Permit 2006-857
Coachella Valley Housing Coalition
Adopted: April 4, 2006
Page 15
should vary between 50 and , 300 feet and at each point of
reverse curvature, the radius should change to assist in creating
the arrhythmic layout. The sidewalk shall meander into the
landscape setback lot and approach within 5 feet of the
perimeter wall at intervals not to exceed 250 feet.
e) An 18 - foot wide raised landscapedmedian along the entire
boundary of the Site Development Permit plus variable width as
needed to accommodate a dual left turn for the south bound
Dune Palms Road traffic turning left to eastbound Avenue 48.
The length shall be 2.50 feet with a 150-foot taper or as
approved by the City Engineer.
Additional median openings are required for the following:
Dune Palms Road — North bound Traffic
Left turn movement into Primary Entry with a minimum length of
at least 100 feet plus a 50-foot transition. The length shall be
250 feet with a 150-foot taper or as approved by the City
Engineer. The developer shall design the median opening for
positive restriction of prohibited movements.
Dune Palms Road — South bound Traffic
Left turn movements into the existing two south most driveways
into Desert Sands Unified District Administrative Complex on the
east side of Dune Palms Road located 400' and 1040' north of
Avenue 48. The length shall be 250 feet with a 150-foot taper or
as approved by the City Engineer. The developer shall design the
median opening for positive restriction of prohibited movements.
2) Avenue 48 (Primary Arterial; 1 10' R/W option):
No additional widening of Avenue 48 is required along the Site Development
Permit boundary, except at locations where additional street width is needed
to accommodate:
Resolution M. 2006-032
Conditions of Approval - Final
Site Development Permit 2006-857
Coachella Valley Housing Coalition
. Adopted:.April 4. 2006 .
Page-16
a) A deceleration/right turn only lane on Avenue 48. The north curb
face shall, be- located fifty one feet (51 `) north of the centerline
and -deceleration length of 250 feet plus a transition length of
150 feet or as approved by the City Engineer.
Other. required improvements .in the Avenue 48 right or way and/or adjacent
landscape. setback area include:
b) All appurtenant components such as, but not limited to: curb,
gutter, trafficcontrol striping, legends,. and signs.
c) 8-foot wide meandering sidewalk. The meandering sidewalk shall
have an arrhythmic horizontal layout that utilizes concave and
convex curves with respect to the curb line that either touches
the back of curb or approaches within five feet of the curb at
intervals not to exceed 250 feet. The sidewalk curvature radii
should vary between 50 and 300 feet and at each point of
reverse curvature, the radius should change to assist in creating
the arrhythmic layout. The sidewalk shall meander into the
Landscape setback lot and approach within 5 feet of the
perimeter wall at intervals not to exceed 250 feet.
The developer shall extend improvements beyond the site development permit
boundaries to ensure they safely integrate with existing improvements (e.g.. grading;
traffic control devices and transitions in alignment, elevation or dimensions of streets
and sidewalks).
Reimbursement for any improvements which are eligible for. reimbursement from the
City's.Development Impact Fee fund shalt be in accordance with policies established
for that program.
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.
Resolution No. 2006-032
Conditions of Approval - final
Site Development Permit 2006-857
Coachella Valley Housing Coalition
Adopted: April 4, 2006
Page 17
B. INTERNAL STREETS
1) Construct internal streets per the approved Site Development Permit
Preliminary Grading Exhibit and, as approved by the City Engineer. On -
street parking shall be prohibited except in designated parking stall
areas. The applicant shall make provisions for perpetual enforcement of
the No Parking restrictions.
2) All way stop conditions shall be implemented at the first and third
internal street intersection off of Avenue 48.
53. The developer 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:
Residential Streets/Parking Lot (Low Traffic Areas)
3.0" a.c./4.5" c.a.b.
Parking Lot (High Traffic Areas) 4.5" a.c /5.5" c.a.b.
Primary Arterial
or the approved equivalents of alternate materials.
4.5" a.c./6.0" c.a.b.
54. The developer shall submit current mix designs (less than two years old at the time of
construction) for base, asphalt concrete and Portland cement concrete. The
submittal shall include test results for all specimens used in the mix design procedure.
For mix designs over six months old, the submittal shall include recent (less than six
months old at the time of construction) aggregate gradation test results confirming
that design gradations can be achieved in current production. The developer shall not
schedule construction operations until mix designs are approved.
55. General access points and turning movements of traffic are limited to the following:
A. Dune Palms Road
Primary Entry (north entry): Right turn in, right turn out and left turn in movements
are permitted. Left turn out movement is prohibited. The developer shall design the
median opening for positive restriction of prohibited movements.
Resolution No. 2006-032
Conditions of Approval - Final
Site Develgpment; Permit 2006-857
Coachella Valley Housing Coalition
Adopted: April 4, 2006
Page 18
Secondary Entry. (south entry) : Right turn in and. right turn out movements are
permitted..Left turn in and left turn out movements are prohibited. All right -turn -out,
only driveways shall have a splitter median island. located in the driveway throat that
adequately channelizes the exiting right -turn vehicles turning onto the arterial street
to eliminate illegal left turns. The splitter island- shall be designed in conformance
with design concepts approved by the City Engineer.
B. Avenue 48
Primary Entry: Right turn in and right turn out movements are permitted. Left turn in
and out movement is prohibited..AII right-turn=out only. driveways shall have a splitter
median island located .in the driveway throat that. adequately channelizes the exiting
right -turn vehicles turning onto the arterial street to eliminate illeg.al left .turns. The
splitter island shall be designed in conformance with design concepts approved by
the City Engineer.
.Improvements shallinclude 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. .
56. 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.
PARKING LOTS and ACCESS POINTS
57.
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.
B. ADA accessibility routes between opposite Handicap Stalls shall be a minimum
of 4 feet.
C. Cross slopes should be a maximum of 2% where ADA accessibility is required
including accessibility routes between buildings.
D. Building access .points shall be shown on the Precise Grading Plans to better
evaluate ADA accessibility issues.
Resolution No. 2006-032
Conditions of Approval - Final
Site Development Permit 2006-857
Coachella Valley Housing Coalition
Adopted:; :April 4, 2006
Page 19
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.
CONSTRUCTION
58. The City will conduct final inspections of habitable buildings only when the buildings
have access to publicly -maintained streets..The improvements shall include required
traffic control devices, pavement markings and signage.
LANDSCAPING
59. The developer shall comply with Sections 13.24.130 (Landscaping Setbacks) &
13.24.140 (Landscaping Plans), LQMC.
60. The developer shall provide landscaping in the required setbacks, retention basins,
common lots and parking areas.
61. Landscape and irrigation plans for Landscaped Lots and setbacks, medians, retention
basins, and parks shall be signed and stamped by a licensed landscape architect.
62. The developer 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 developer 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.
63. 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.
QUALITY ASSURANCE
64. The developer shall employ construction quality -assurance measures that meet with
the approval of the City Engineer.
Resolution No..2066-032
Conditions of Approval Final
Site Development Permit 2006-857
Coachella Valley Housing Coalition
Adopted: April 4, 2006
Page 20
65. The developer shall employ; or retain, qualified engineers, surveyors, and such 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.
66. The developer 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.
67. Upon completion. of construction; the developer 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 developer shall have all
AutoCAD or raster -image files previously submitted to the City, revised to reflect the
as -built conditions.
MAINTENANCE
68. The developer shall comply with the provisions of Section 13.24.160 (Maintenance),
LQMC.
69. The developer shall make provisions for the continuous and perpetual maintenance of
all private on -site improvements, perimeter landscaping, access drives, and.
sidewalks.
I- v Ivv vL_ryJI 1 J.
70. The developer 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 shalt be those
in effect when the developer makes application for plan check and permits.
71. 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).
Resolution No. 2006-032
Conditions of Approval - Final
Site Development Permit 2006-857
Coachella Valley Housing Coalition
Adopted: April 4, 2006
Page 21
ARCHITECTURAL AND LANDSCAPING REVIEW COMMITTEE
72. Prior to issuance of a grading permit, applicant shall submit a revised landscape plan,
for the Architectural and Landscaping Review Committee review and Planning
Commission approval, as a business item that includes plant quantities and plant
locations as well as material and color details for the enhanced paving and wail
designs. Prior to issuance of a grading permit, applicant shall submit for Planning
Commission approval as a business item a revised landscape plan that identifies all
trees be a minimum 1.5 inch caliper and a 36 inch box, all trees proposed within 150
feet of the Avenue 48 frontage shall be a minimum 48 inch box, and add additional
hedges and trees to fully screenfrom each view along the west property line. The
applicant shall work with the Watercolors developer to coordinate landscaping, walls
and applicable easements along the west property Line of the subject property.
73. Prior to issuance of a grading permit, applicant shall submit for staff approval a
revised Site Plan creating a traffic calming "choker" design curbing or a speed table
along the main driveway, and add a high quality pedestrian access to DunePalms
Road next to the CVWD well site to be approved by the Public Works Department.
COMMUNITY DEVELOPMENT
74. Prior to issuance of a building permit applicant shall submit, to the Community
Development Director to approve for constuction or defer the design decision to the
Planning Commission for approval' as a business item, a revised Architectural Plans
and a revised Site Plan for residential units and carports.
75. Prior to . issuance of a grading permit, applicant shall submit to the Community
Development Director for approval an additional site section that identifies the
relationship of the proposed grade to the proposed perimeter wall finished grade and
wall height, the parking lot elevation, and the proposed pad height of the proposed
"B" building.
76. Prior to issuance of a building permit, applicant shall submit a Parking Management
Plan for the project for approval by the Community Development Director that
includes but not limited to: verification of vehicle registration, assignment of
designated parking locations, and parking limitations and restrictions.
Resolution No. 2006-032
Conditions of Approval - Final
Site Development Pennit 2006.857
Coachella Valley Housing Coalition
Adopted: ,April 4, 2006
Page 22
77. The project shall comply with all terms and conditions incorporated into the
Disposition and Development Agreement regarding project operation, maintenance,
rental programs, and. all other terms for the Fife of the project. In the event" of a
conflict between these Conditions of Approval and the Disposition and Development
Agreement, the DDA shall prevail