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PCRES 1999-009PLANNING COMMISSION RESOLUTION 99-009 A RESOLUTION OF THE PLANNING COMMISSION, CITY OF LA QUINTA, CALIFORNIA, RECOMMENDING APPROVAL TO THE CITY COUNCIL OF SITE DEVELOPMENT PERMIT 98.631 FOR THE DEVELOPMENT PLANS FOR A 160 MULTI -FAMILY UNITS IN A HIGH DENSITY RESIDENTIAL ZONE DISTRICT CASE NO.: SITE DEVELOPMENT PERMIT 98-631 APPLICANT: MAINIERO, SMITH AND ASSOC., INC. FOR A. G. SPANOS CORP. WHEREAS, the Planning Commission of the City of La Quinta, California, did on the 24' day of November, 1998, and 26' day of January, 1999, hold a duly noticed Public Hearings to review the building elevation and development plans for a 160-unit project on 10.17 acres located at the southwest corner of Adams Street and 470, Avenue, more particularly described as: A PORTION OF THE SOUTHEAST ONE QUARTER OF SECTION 30, TSS, R7E SBBM WHEREAS, the City's Architecture and Landscaping Review Committee, did on the 20"' day of November, 1998, hold a public meeting and recommended to the Planning Commission approval of the 160-unit project subject to minor plan changes being made prior to building permit issuance; 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 83-63). The Community Development Department has prepared a Mitigated Negative Declaration under Environmental Assessment 98-369 for this project which states the project will not have a significant impact on the environment based on mitigation measures; and WHEREAS, at said Public Hearings, upon hearing and considering all testimony and arguments, if any, of all interested persons wanting to be heard, said Planning Commission did make the following mandatory findings of approval to justify a recommendation for approval to the City Council of said Site Development Permit 98-631: 1. The proposed multi -family development is consistent with the City's General Plan in that the property is designated High Density Residential. The Land Use Element of the General Plan (Policy 2-1.1.8) allows attached residential houses up to 16 units per acre as a permitted use. A density of 15.7 is requested. Therefore, the project is consistent with the goals, policies and intent of the La Quinta General Plan Land Use Element (Chapter 2) provided conditions are met. ResopcSMpanos- 28 Planning Commission Resolution 99-009 Site Development Permit 98-631 January 26, 1999 2. The units are consistent with the goals and objectives of the Zoning Ordinance (RH Zoning District) in that the project is a permitted use and will comply with the development standards and design guidelines provided conditions are met. 3. One- and two -bedroom units are proposed with ancillary parking and open space. The site design of the proposed project is compatible with the high quality of residential development in the immediate area. 4. The existing Oleander hedge on Dulce Del Mar will be retained to screen the two story project from surrounding single story buildings. Common open space has been provided throughout the site, creating internal and external areas for active and passive recreation. Active recreation areas are located at the northeast corner of the project away from existing Lake La Quinta houses to reduce noise impacts. The perimeter landscape design is in conformance with existing Lake La Quinta landscaping. 5. The building materials will be aesthetically pleasing, and provide a blend of varied surfaces and variety of textures, provided conditions are met as recommended by the City's Architecture and Landscaping Review Committee. The proposed landscape screening, setbacks and building orientations lessen the visual impact of the two story structures, provided conditions are met. 6. Parking for the project will consist of garages, carports and open parking stalls as required by the Chapter 9.150 of the Zoning Ordinance. Enclosed parking is recommended along the south property boundary to be architecturally compatible with the Lake La Quinta development. Shared parking is proposed and consists of two parking spaces per unit, exceeding a general parking standard of 1.6 spaces per unit pursuant to Urban Land Institute (ULI) research studies. 7. Exterior project lighting is proposed for common areas and parking as required by Chapter 9.150 (Parking) of the Zoning Ordinance. Light fixtures shall be hooded to eliminate glare. Lighting adjacent to existing residential houses shall be low level not exceed eight feet in height to be consistent with Section 9.60.160 of the Zoning Ordinance. 8. The sign design of the project will provide project identity using common elements of size, color, and materials. NOW, THEREFORE, BE IT RESOLVED by the Planning Commission of the City of La Quinta, California, as follows: ResopcSDPSpanos- 28 Planning Commission Resolution 99-009 Site Development Permit 98-631 January 26, 1999 1. That the above recitations are true and constitute the findings of the Planning Commission in this case; and 2. That it does recommend to the City Council approval of Site Development Permit 98-631 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 Planning Commission, held on the 26"' day of January, 1999, by the following vote, to wit: AYES: Commissioners Abels, Butler, Kirk, Robbins and Chairman Tyler. NOES: None ABSENT: None ABSTAIN: None �v D ROBERT T. TYLER, Chairman City of La Quinta, California ATTEST: HERgAN, Community Development Director a-Q nta.-California ResopeSDPSpanos- 28 PLANNING COMMISSION RESOLUTION 99-009 CONDITIONS OF APPROVAL - ADOPTED SITE DEVELOPMENT PERMIT 98-631 JANUARY 26, 1999 CONDITIONS OF APPROVAL GENERAL 1. Upon their approval by the City Council, the City Clerk. is directed to file these Conditions of Approval with the Riverside County Recorder for recordation against the properties to which they apply (Assessor's Parcel Number: 643- 090-014). 2. The Site Development Permit shall expire within one year from approval, unless building permits are issued pursuant to Section 9.210.010 of the Zoning Ordinance. Time extensions may be granted pursuant Section 9.200.080. 3. The applicant shall comply with all applicable Conditions of Approval of the underlying tract map (Tract Map 24230). 4. The property owner agrees to defend, indemnify, and hold harmless the City of La Quinta (the "City"), its agents, officers and employees from any claim, action or proceeding to attack, set aside, void, or annul the approval of this tentative map or any final map thereunder. The City shall have sole discretion in selecting its defense counsel. 5. Prior to the issuance of any grading, construction or building permit, the applicant shall obtain permits and/or clearances from the following public agencies: • Fire Marshal • Public Works Department (Grading Permit, Improvement Permit) • Community Development Department • Riverside Co. Environmental Health Department Desert Sands Unified School District • Coachella Valley Water District (CVWD) • Imperial Irrigation District (IID) • California Water Quality Control Board (CWQCB) The applicant/developer is responsible for any requirements of the permits or clearances from those jurisdictions. If the requirements include approval of CondSDP Spanos-29 Pluming Commission Resolution 99-009 Site Development Permit 98-631 January 26, 1999 improvement plans, the applicant shall furnish proof of said approvals prior to obtaining City approval of the plans. The applicant shall comply with applicable provisions of the City's NPDES stormwater discharge permit. For projects requiring project -specific NPDES construction permits, the applicant shall submit a copy of the Notice of Intent received from the CWQCB prior to issuance of a grading or site construction permit. The applicant shall ensure that the required Storm Water Pollution Protection Plan is available for inspection at the project site. PROPERTY RIGHTS 6. The applicant shall dedicate easements necessary for placement of and access to utility lines and structures and common areas. 7. The applicant shall vacate abutter's rights of access to public streets and properties from all frontage along the streets and properties except access points shown on the approved site plan. 8. The applicant shall furnish proof of easements or written permission, as appropriate, from owners of any abutting properties on which grading, retaining wall construction, permanent slopes, or other encroachments are to occur. 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. 9. Improvement plans shall be prepared by or under the direct supervision of qualified engineers, surveyors and landscape architects, as appropriate. Plans shall be submitted on 24" x 36" media in the categories of "Rough Grading," "Precise Grading," "Streets & Drainage," and "Landscaping." All plans except precise grading plans shall have signature blocks for the City Engineer. Precise grading plans shall have signature blocks for Community Development Director and the Building Official. Plans are not approved for construction until they are signed. "Streets and Drainage" plans shall normally include signals, sidewalks, bike Planning Commission Resolution 99-009 Site Development Perntil 98.631 January 26, 1999 paths, gates and entryways, and parking lots. "Landscaping" plans shall normally include landscape improvements, irrigation, lighting, and perimeter walls. Plans for improvements not listed above shall be in formats approved by the City Engineer. 10. The City may maintain standard plans, details and/or construction notes for elements of construction. For a fee established by City resolution, the applicant may acquire the standard materials. 11. When final plans are approved by the City, the applicant shall furnish accurate AutoCad files of the complete, approved plans on storage media acceptable to the City Engineer. The files shall utilize standard AutoCad menu items so they may be fully retrieved into a basic AutoCad program. At the completion of construction and prior to final acceptance of improvements, the applicant shall update the files to reflect as -constructed conditions. If the plans were not produced in AutoCad or a file format which can be converted to AutoCad, the City Engineer may accept raster -image files of the plans. IMPROVEMENT AGREEMENT 12. The applicant shall construct improvements and/or satisfy obligations, or furnish an executed, secured agreement to construct improvements and/or satisfy obligations required by the City prior to issuance of a building permit. Improvements to be made or agreed to shall include removal of any existing structures or obstructions which are not part of the proposed improvements. 13. If improvements are secured, the applicant shall provide estimates of improvement costs for checking and approval by the City Engineer. Estimates shall comply with the schedule of unit costs adopted by City resolution or ordinance. For items not listed in the City's schedule, estimates shall meet the approval of the City Engineer. Estimates for utilities and other improvements under the jurisdiction of other agencies shall be approved by those agencies. Security is not required for telephone, gas, or T.V. cable improvements. Planning Commission Resolution 99-009 Site Development Permit 98.631 January 26, 1999 14. If improvements are phased, off -site and perimeter improvements shall be constructed or secured prior to approval of the first phase unless otherwise approved by the City Engineer. Improvements and obligations required of each phase shall be completed and satisfied prior to occupancy of permanent buildings within the phase and subsequent phases unless a construction phasing plan is approved by the City Engineer. 15. If the applicant fails to construct improvements or satisfy obligations in a timely manner or as specified in an approved phasing plan, the City shall have the right to halt issuance of building permits or final building inspections or otherwise withhold approvals related to the development of the project until the applicant makes satisfactory progress on the improvements or obligations or has made other arrangements satisfactory to the City. 16. The applicant shall pay cash or provide security for applicant's required share of improvements which have been or may be constructed by others (participatory improvements). Participatory improvements for this development include: A. Adams Street landscape median - 50% of total cost for the length of the applicant's frontage. The applicant's obligations for all or a portion of the participatory improvements may, at the City's option, be satisfied by participation in a major thoroughfare improvement program if this development becomes subject to such a program. GRADING 17. The applicant shall furnish a preliminary geotechnical ("soils") report and a grading plan prepared by a qualified engineer. The grading plan shall conform with the recommendations of the soils report and be certified as adequate by a soils engineer or engineering geologist. The plan must be approved by the City Engineer prior to issuance of a grading permit. 18. The applicant shall endeavor to minimize differences in elevation at abutting properties and within this development. Building pad elevations on contiguous lots shall not differ by more than three feet except for lots within a project, but not sharing common street frontage, where the differential shall not exceed five feet. If compliance with this requirement is impractical, the City Plazming Commission Resolution 99-009 Site Development Permit 98-631 January 26, 1999 will consider and may approve alternatives which minimize safety concerns, maintenance difficulties and neighboring -owner dissatisfaction with the grade differential. 19. Prior to occupation of the project site for construction purposes, the applicant shall submit and receive approval of a fugitive dust control plan prepared in accordance with Chapter 6.16, LQMC. The Applicant shall furnish security, in a form acceptable to the city, in an amount sufficient to guarantee compliance with the provisions of the permit. 20. The applicant shall maintain graded, undeveloped land to prevent wind and water erosion of soils. The land shall be planted with interim landscaping or provided with other erosion control measures approved by the Community Development and Public Works Departments. 21. Prior to issuance of building permits, the applicant shall provide building pad certifications stamped and signed by a civil engineer or surveyor. The certifications shall list approved pad elevations, actual elevations, and the difference between the two, if any. The data shall be organized by building number and shall be listed cumulatively if submitted at different times. DRAINAGE 22. Stormwater and nuisance water handling shall conform with the approved hydrology and drainage plan for the Lake La Quinta development and as follows: A. The applicant shall install oil/water separators on subsurface storm drain lines exiting the south end of the property. _ B. The applicant shall make provisions for perpetual maintenance of the oil/water separators and of the drainage Swale along the west property boundary to ensure free flow of storm runoff and prevent migration of debris and pollutants to the Lake La Quinta development. C. The applicant shall deed or dedicate to the City drainage easements over the drainage Swale along the west property boundary and the drainage line from Adams Street to Dulce Del Mar. The easements shall include the right of access through the site for maintenance, construction and Planning Comatission Resolution 99-009 Site Development Permit 98-631 January 26, 1999 reconstruction of these facilities. UTILITIES 23. Existing and proposed utilities within or adjacent to the proposed development shall be installed underground. Power lines exceeding 34.5 kv are exempt from this requirement. 24. Underground utilities shall be installed prior to overlying hardscape. The applicant shall provide certified reports of trench compaction for approval of the City Engineer. STREET AND TRAFFIC IMPROVEMENTS 25. The City is contemplating adoption of a major thoroughfare improvement program. Any property within this development which has not been subdivided in accordance with this tentative map 60 days after the program is in effect shall, at the City's option, be subject to the program. 26. General access points and turning movements of traffic are limited to the following: A. Avenue 47 - Sixty -foot -wide primary access centered approximately 335 feet west of the centerline of Adams Street. B. Avenue 47 - Alternate access for emergency vehicles only near the west end of this development. 27. Improvements shall be designed and constructed in accordance with the --LQMC, adopted standards, supplemental drawings and specifications, and as approved by the City Engineer. Improvement plans for streets, access gates and parking areas shall be stamped and signed by qualified engineers. 28. The applicant shall design pavement sections using Caltrans' design procedure (20-year life) and site -specific data for soil strength and anticipated traffic loading (including construction traffic). The minimum structural section for streets and parking areas is 3.0" a.c./4.50" a.b. or equivalent. 29. The applicant shall submit current mix designs (less than two years old at the time of construction) for base, asphalt concrete and Portland cement concrete. Planning Commission Resolution 99-009 Site Development Permit 98-631 January 26, 1999 The submittal shall include test results for all specimens used in the mix design procedure. For mix designs over six months old, the submittal shall include recent (less than six months old at the time of construction) aggregate gradation test results confirming that design gradations can be achieved in current production. The applicant shall not schedule construction operations until mix designs are approved. 30. The City will conduct final inspections of homes and other habitable buildings only when the buildings have improved street access to publicly -maintained streets. The improvements shall include required traffic control devices, pavement markings and street name signs. QUALITY ASSURANCE 31. The applicant shall employ construction quality -assurance measures which meet the approval of the City Engineer. 32. The applicant shall arrange and bear the cost of measurement, sampling and testing procedures not included in the City's inspection program but required by the City as evidence that construction materials and comply with plans and specifications. FEES AND DEPOSITS 33, The applicant shall pay the City's established fees for plan checking and construction inspection. Fee amounts shall be those in effect when the applicant makes application for plan checking and permits. 34. The --applicant _..shall comply with the terms and requirements of the Infrastructure Fee program in effect at the time of issuance of building permits. 35. Within 24 hours after review by the City Council, the property owner/developer shall submit to the Community Development Department two checks made out to the County of Riverside in the amount of $78.00 and $1,250.00 to permit the filing and posting of the Notice of Determination for EA 98-369. 36. Prior to building permit issuance, the developer shall pay school mitigation fees to the Desert Sands Unified School District based on the State imposed fee in effect at that time. The school facilities' fee shall be established by Resolution Planning Commission Resolution 99-009 Site Development Permit 9M31 January 26, 1999 (i.e., State of California School Facilities Financing Act). .37. Prior to the issuance of a grading , permit or building permit, the applicant/developer shall prepare and submit a written report to the Community Development Director demonstrating compliance with those Conditions of Approval and mitigation measures of SDP 98-631 and EA 98- 369. The Community Development Director may require inspection or other mitigation monitoring measures to assure such compliance. LANDSCAPING AND PERIMETER 38. Landscape and irrigation plans shall be prepared by a licensed landscape architect, and approved by the Community Development Department pursuant to Chapter 8.13 of the Municipal Code. Prior to submission of the plans to the City, the developer shall obtain approval by the Coachella Valley Water District and the Riverside County Agricultural Commissioner. The plans are not approved for construction until they have been approved and signed by each approval agency. 39. The applicant shall ensure that landscaping plans and utility plans are coordinated to provide visual screening of aboveground utility structures. 40. Date palm trees shall not be installed in close proximity to the common area pool. 41. Mature evergreen trees, measuring 10-feet high, shall be installed along the west and south property lines to provide privacy screening (i.e., 40' wide spacing). Once the trees have been delivered to the site for installation, a field inspection 6y fhe-Community Develop"menu-Department is required before planting. 42. A six-foot high wall or five-foot high wall on a three-foot berm shall be constructed along Dulce Del Mar to the north of the existing Oleander hedge to the satisfaction of the Community Development Department. The height of the six-foot high wall is to be measured from the top of curb height on the project's perimeter street. The wall shall be constructed to match the existing Lake La Quinta perimeter wall. The wall and/or fence along 47"' Avenue shall be 6' in height. Planning Commission Resolution 99-009 Site Development Pemtit 98-631 January 26, 1999 43. Landscaping shall be added within the terraced planter areas adjacent to the project entry signs. FIRE MARSHAL 44. Fire hydrants in accordance with CVWD Standard W-33 shall be located at each street intersection spaced not more than 330 feet apart in any direction with no portion of any lot frontage more than 165 feet from a fire hydrant. Minimum fire flow shall be 1500 g.p.m. for a 2-hour duration at 20 p.s.i. Blue dot reflectors shall be mounted in the middle of the streets directly in line with fire hydrants. 45. Applicant/developer will provide written certification from the appropriate water company that the required fire hydrants(s) are either existing or that financial arrangements have been made to provide them. 46. Note on plans: "All buildings, other than Group R, Division 3 occupancies, will be equipped with an automatic fire sprinkler system approved by the Fire Department." Prior to the issuance of building permits, system plans will be submitted for approval. 47. Prior to building permit issuance, applicant/developer will furnish one blueline copy of the water system plans to Fire Department for review/approval. Plans will conform to the fire hydrant types, location and spacing, and the system will meet the fire flow requirements. Plans will be signed/approved by a registered civil engineer and the local water company with the following certification: "/ certify that the design of the water system is in accordance with the requirements prescribed by the Riverside County Fire Department." 48. The required water system including fire hydrants will be installed and accepted by the appropriate water agency prior to any combustible building material being placed on the site. 49. A temporary water supply for fire protection may be allowed for the construction of the model units only. Plans for a temporary water system must be submitted to the Fire Department for review prior to issuance of building permits. 50. Gates installed to restrict access shall be power operated and equipped with a Fire Department override system consisting of Knox Key Operated switches, series KS-2P with dust cover, mounted per recommended standard of the Knox Company. Improvement plans for the entry streets and gates shall be submitted to the Fire Department for review/approval prior to installation. 51. If public use type buildings are to be constructed, additional fire protection Planning Commission Resolution 99-009 Site Development Permit 9M31 January 26, 1999 may be required. Fire flows and hydrant locations will be stipulated when building plans are reviewed by,the Fire Department. 52. Gate entrances shall be at least two feet wider than the width of the traffic lane(s) serving that gate. All gates providing access from a road to the driveway shall be located at least 30' from the roadway and shall open to allow a vehicle to stop without obstructing traffic on the public road. Where a one-way road with a single traffic lane provides access to a gate entrance, a 40' turning radius shall be used. MAINTENANCE 53. The applicant shall make provisions for continuous maintenance of drainage, landscaping and on -site improvements. HTIN 54. Lighting plans shall be approved by the Community Development Department Director prior to issuance of building permits. Freestanding pole mounted lighting for parking and common areas shall not exceed eight feet in height above finished grade pursuant to Section 9.60.170 of the Zoning Ordinance. Exterior lighting for the project shall comply with Sections 9.60.160 and 9.100.150 of the Zoning Ordinance. 55. Interior security lighting for carport structures (i.e., recessed flourescent tubes) shall be mounted to the underside of the roof. ARCHITECTURAL/SITE DESIGN 56. Prior to issuance of building permits, subject to the Community Development Department approval, the building elevations shall be modified as follows: A. Remove the middle gable eave-end from the garage elevations; B. Modify eave mounted architectural popouts on side building elevations of Buildings 6, 7, 9 and 10 so as to appear functional; C. Install decorative colored concrete (or pavers) for the main entrance (circular turnaround area) and 20-foot wide entrance lanes; D. Submit construction plans for detached garage structures ensuring tile, hip roofs will be used; E. Carport structures located adjacent to Dulce Del Mar shall be enclosed on three sides with parapet walls clad in stucco to match other on -site buildings; and F. The overall height of the recreation building will be reduced to 22-feet to comply with Section 9.50.020 of the Zoning Ordinance. Planning Commission Resolution 99-009 Site Development permit 9M31 January 26, 1999 57. A minimum of one disabled parking space shall be located at the southeast corner of the project to insure proper parking coverage is achieved. 58. Trash enclosures shall be located a minimum distance of 80-feet from west and south property boundaries. MISCELLANEOUS 59. All agency letters received for this case are made part of the case file documents for plan checking purposes. 60. A centralized mailbox delivery system shall be used for the project pursuant to any requirements of the U.S. Postal Service. 61. Prior to building permit issuance, trash and recycling areas for the project shall be approved by the Community Development Department pursuant to Section 9.60.220 of the Zoning Ordinance. The plan will be reviewed for acceptability by applicable trash company prior to review by the Community Development Department. 62. Permanent identification signs for the development shall be lit by an indirect source as required by Chapter 9.160 (Signs) of the Zoning Ordinance. Temporary and permanent signs for the development shall be approved by the City prior to installation. 63. A Minor Use Permit is required to establish temporary sales facilities and/or construction trailers for the project (i.e., Section 9.60.250 of the Zoning Ordinance). 64. Each housing unit shall be allocated one garage parking space for vehicle storage measuring 10-feet wide by 20-feet deep inside clear dimension. All carport and open parking spaces shall- be unassigned and -open for use by residents and guests of the development. Oversized vehicles, recreational vehicles and trailers shall be prohibited. Parking restrictions shall be enforced by the property owner and/or manager. 65. Vertical support poles for carport structures shall be mounted within the first 6' of the front of the stall (including overhang) pursuant to Section 9.150.080 (B5) of the Zoning Code. 66. Prior to building permit issuance, proposed street names shall be submitted to the Community Development Department for review and approval unless a building numbering plan with common address is utilized (e.g., 78-705 47th Avenue, Building #1 (Units 1-8), etc.). Three names shall be submitted for each proposed private street. Street signs shall be installed by the developer.