PCRES 1999-050PLANNING COMMISSION RESOLUTION 99-050
A RESOLUTION OF THE PLANNING COMMISSION
OF THE CITY OF LA QUINTA, CALIFORNIA,
GRANTING APPROVAL OF SITE DEVELOPMENT
PERMIT 99-652 APPROVING THE DESIGN PLANS
OF A 13,400 SQUARE FOOT MAINTENANCE
FACILITY AND EMPLOYEE PARKING LOT ON 2.93
ACRES
CASE NO.: SITE DEVELOPMENT PERMIT 99-652
APPLICANT: T.D. DESERT DEVELOPMENT L.P.
(RANCHO LA QUINTA)
WHEREAS, the Planning Commission of the City of La Quinta, California,
did on the 22nd day of June, 1999, hold a duly noticed Public Hearing and, for a 2.93
acre site with a 13,400 square foot Maintenance facility and employee parking lot
generally south of Avenue 48 and east of Dune Palms Road within Rancho La Quinta,
more particularly described as:
Parcel 18, Parcel map 20469, PMB 14095-100
WHEREAS, the Architecture and Landscape Review Committee, at its
meeting of June 2ND , 1999, did review the architecture and landscape plans for the
proposed project and recommended approval, subject to conditions.
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) in that an Addendum to Environmental Impact
Report (State Clearinghouse #79020846) was certified by the City Council on
November 6,1984 (Resolution 84-77) for Specific Plan 84-004. The project is exempt
from the California Environmental Quality Act (CEQA) per public resources code
section 65457(a)• No substantive changes exists which would require the preparation
of additional environmental documentation. Therefore, no further Environmental
Assessment is necessary pursuant to Public Resources code 21166.
WHEREAS, at said Public Hearing, upon hearing and considering all
testimony and arguments, if any, of all interested persons wanting to be heard, said
Commission did make the following Mandatory Findings of approval to justify said Site
Development Permit 99-652:
A. Site Development Permit 99-633 is consistent with the goals, policies and intent
of the La Quinta General Plan and Specific Plan 84-004, Amendment No. 3
provided conditions contained herein are met to ensure consistency with the
General Plan, Specific Plan and mitigation of environmental consequences
pursuant to Final Environmental Impact Report No. 90 (addendum). The project
is a Golf Course accessory use as identified in the 1992 General Plan Update;
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Planning Commission Resolution 99-050
SDP 99-652
therefore provisions of Land Use Element (Chapter 2) and Open Space Element
(Chapter 6) shall be met. Specific Plan 84-004, Amendment No. 3 designates
the site as Golf Course which permits the proposed use.
B. The design and development of the maintenance facility will be consistent with
the Rancho La Quinta Specific Plan and the City's Zoning Code provided
conditions are met.
C. The site design of the proposed project is compatible with the development
quality in the area accommodates site generated traffic, and is isolated and
screened by the surrounding uses: CVWD well site, La Quinta Evacuation
Channel and Avenue 48 and the street landscape setback.
D. 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 golf course
mounding, and uses a high quality of plant materials.
E. The architectural design of the project is compatible with the surrounding
development in that is a similar scale, massing and building height of other
development in the area; it is not compatible with the Specific Plan Residential
Design Criteria; the building materials will be durable and low maintenance,
provided conditions are met.
NOW, THEREFORE, BE IT RESOLVED by the Planning Commission of the
City of La Quinta, California, as follows:
1. That the above recitations are true and constitute the findings of the Planning
Commission in this case;
2. That it does approve Site Development Permit 99-652 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 Planning Commission, held on this the 22nd day of June, 1999, by the
following vote, to wit:
AYES: Commissioners Abels, Butler, Kirk, Robbins, and Chairman Tyler
NOES: None
ABSENT: None
ABSTAIN: None
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Planning Commission Resolution 99-050
SDP 99-652
Robert T. Tyler, Chairman
City of La Quinta, California
ATTEST:
iY HERMAN
munity Development Director
of La Quinta, California
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PLANNING COMMISSION RESOLUTION 99-050
CONDITIONS OF APPROVAL - FINAL
SITE DEVELOPMENT PERMIT 99-652
JUNE 22, 1999
GENERAL
Upon Planning Commission approval, a memorandum noting that City Conditions
of Approval for development applications exist and are available for review at City
Hall, shall be recorded against the property with the Riverside County Recorder's
office.
2. The subdivider agrees to defend, indemnify, and hold harmless the City of La Quinta
(the "City"), its agents, officers and employees from any claim, action or proceeding
to attack, set aside, void, or annul the approval of this permit. The City shall have
sole discretion in selecting its defense counsel.
The City shall promptly notify the subdivider of any claim, action or proceeding and
shall cooperate fully in the defense.
3. Prior to the issuance of a grading, construction or building permit, the applicant shall
obtain permits and/or clearances from the following public agencies:
• Fire Marshal
• Public Works Department (Grading Permit, Improvement Permit)
• Community Development Department
• Riverside Co. Environmental Health Department
• Coachella Valley Water District (CVWD)
• Imperial Irrigation District (IID)
• California Water Quality Control Board (CWQCB)
The applicant is responsible for any requirements of the permits or clearances from
those jurisdictions. If the requirements include approval of improvement plans,
applicant shall furnish proof of said approvals prior to obtaining City approval of the
plans.
The applicant shall comply with applicable provisions of the City's NPDES
stormwater discharge permit. 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.
4. The applicant shall comply with the terms and requirements of the infrastructure fee
program in effect at the time of issuance of building permits.
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IMPROVEMENT PLANS
5. 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.
5. Improvement plans shall be prepared by or under the direct supervision of qualified
engineers and landscape architects, as appropriate. Plans shall be submitted on 24"
x 36" media in the categories of "Rough Grading," "Precise Grading," "Streets &
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 paths,
entry drives, gates, and parking lots. "Landscaping" plans shall normally include
irrigation improvements, landscape lighting and entry monuments. "Precise Grading"
plans shall normally include perimeter walls.
Plans for improvements not listed above shall be in formats approved by the City
Engineer.
GRADING
6. This project shall comply with Chapter 8.11 of the LQMC (Flood Hazard
Regulations)• The project shall be graded to ensure that all floors and exterior fill
at building foundations are above the level of the project (100-year) flood. If the
property on which buildings are to be constructed was below the project flood
elevation on the date of the then -current Flood Insurance Rate Map, all fill under
proposed building pads shall be compacted to 95% Proctor Density (44 CFR
§65.5(a) (6)) and the applicant shall submit a completed elevation certificate for the
property or for individual buildings on the property prior to issuance of certificates
of occupancy for the buildings.
7. 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.
8. 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.
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9. 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 lot number and shall be listed
cumulatively if submitted at different times.
DRAINAGE
10. Stormwater water handling shall conform with the approved hydrology and drainage
plan for the Rancho La Quinta development. Nuisance water shall be disposed of
with no flow to the La Quinta Evacuation Channel.
11. If the applicant proposes discharge of stormwater directly or indirectly to the La
Quinta Evacuation Channel, the applicant shall be responsible for any sampling and
testing of the development's effluent 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. If such
discharge is approved for this development, the applicant shall make provisions in
the CC&Rs for meeting these potential obligations.
UTILITIES
12. The applicant shall obtain the approval of the City Engineer for the location of all
above -ground utility structures located in areas visible from adjacent public streets
including, but not limited to, traffic signal cabinets, electrical vaults, water valves,
and telephone stands, to ensure optimum placement for aesthetic as well as
practical purposes.
13. Existing and proposed wire and cable utilities within or adjacent to the proposed
development shall be installed underground. Power lines exceeding 34.5 kv are
exempt from this requirement.
14. 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
15. Prior to final inspection and issuance of a certificate of occupancy for any building
within the project area, and prior to the opening of the entry to the maintenance
facility parking lot, the applicant shall modify the traffic signal at the Ave 48/Dune
Palms Road intersection as required by the City Engineer to accommodate the
parking lot entry as the fourth leg of the intersection. This improvement is eligible
for 50% cost participation by the City which will be issued as a credit against the
applicant's remaining obligations for reimbursement of the cost of Avenue 48
improvements.
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16. General access points and turning movements of traffic are limited to the following:
A. Maintenance Facility Parking Lot - This drive shall align with Dune Palms Road.
Full -turn access is allowed once signal modifications are complete.
B. Maintenance Facility Entrance - Right-in/right-out only.
17. 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.
18. 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 parking areas and on -site circulation
routes shall be stamped and signed by qualified engineers.
19. The applicant shall design pavement sections using Caltrans' design procedure (20-
year life) and site -specific data for soil strength and anticipated traffic loading
(including construction traffic). Minimum structural sections shall be as follows (or
approved equivalents for alternate materials):
Residential & Parking Areas 3.0" a.c./4.50" a.b.
Collector 4.0"/5.00"
Secondary Arterial 4.0"/6.00"
Primary Arterial 4.5"/6.00"
Major Arterial 5.5"/6.50"
LANDSCAPING
20. The applicant shall provide landscaping and a six-foot meandering sidewalk in the
perimeter setback along Ave 48. The portion west of the La Quinta Evacuation
Channel shall be completed with the adjacent landscaping to the west. The portion
within the channel and abutting the maintenance facility shall be an obligation of the
first residential, resort or recreational approval abutting Avenue 48 east of the
Channel and constructed with the perimeter landscaping for that approval or when
directed by the City Engineer, whichever is earlier.
21. Landscape and irrigation plans shall be signed and stamped by a licensed landscape
architect.
The applicant shall submit plans for approval by the Community Development
Department prior to plan checking by the Public Works Department. When plan
checking is complete, the applicant shall obtain the signatures of CVWD and the
Riverside County Agricultural Commissioner prior to submitting for signature by the
City Engineer. Plans are not approved for construction until signed by the City
Engineer.
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22. Landscape areas shall have permanent irrigation improvements meeting the
requirements of the City Engineer. Use of lawn shall be minimized with no lawn or
spray irrigation within 18 inches of curbs along public streets.
PUBLIC SERVICES
23. The applicant shall provide public transit improvements as required by Sunline
Transit and/or the City.
QUALITY ASSURANCE
24. The applicant shall employ construction quality -assurance measures which meet the
approval of the City Engineer.
25. The applicant shall arrange and bear the cost of measurement, sampling and testing
procedures not included in the City's inspection program but required by the City
as evidence that construction materials and methods comply with plans,
specifications and regulations.
MAINTENANCE
26. The applicant shall make provisions for continuous, perpetual maintenance of the
perimeter landscaping.
FEES AND DEPOSITS
27. 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.
FIRE MARSHALL
28. Provide or show there exists a water system capable of delivering 2,000 gpm for
a 3 hour duration at 20 psi residual operating pressure which must be available
before any combustible material is placed on the job site.
29. The required fire flow shall be available from a Super hydrant(s) (6" x 4" x 21/2" x
2'/2") located not less than 25' or more than 165' from any portion of the
building(s) as measured along approved vehicular travel ways.
30. The applicant/developer shall be responsible to submit written certification from the
water company noting the location of the existing fire hydrant and that the existing
water system is capable of delivering 2,000 gpm fire flow for a 3 hour duration at
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Planning Commission Resolution 99-050
Site Development Permit 99-652
Rancho La Quinta
20 psi residual operating pressure. If a water system currently does not exist, the
applicant/developer shall be responsible to provide written certification that financial
arrangements have been made to provide them.
31. Blue retro-reflective pavement markers shall be mounted on private streets, public
streets and driveways to indicate location of fire hydrants. Prior to installation,
placement of markers must be approved by the Riverside County Fire Department.
32. Prior to the issuance of a building permit, applicant/developer shall furnish one blue
line copy of the water system plans to the Fire Department for review. Plans shall
conform to the fire hydrant types, location and spacing, and the system shall meet
the fire flow requirements. Plans must be signed by a registered Civil Engineer and
the local water company with the following certification: "I certify that the design
of the water system is in accordance with the requirements prescribed by the
Riverside County Fire Department".
33. The required water system including fire hydrants shall be installed and operational
prior to the start of construction.
34. All buildings shall be accessible by an approved all-weather roadway extending to
within 150 feet of all portions of the exterior wall of the first story.
35. Install a complete fire sprinkler system per NFPA 13. The post indicator valve and
fire department connection shall be located to the front within 50feet of a hydrant,
and a minimum of 25 feet from the building.
36. System plans must be submitted to the Fire Department for review, along with a
plan/inspection fee. The approved plans, with Fire Department job card must be at
the job site for all inspections.
37. Install a supervised water flow fire alarm system as required by the UBC/Riverside
County Fire Department and National Fire Protection Association Standard 72.
38. Prior to final inspection of any building, the applicant shall prepare and submit to the
Fire Department for approval, a site plan designating required fire lanes with
appropriate lane painting and/or signs.
39. Install portable fire extinguishers per NFPA, Pamphlet #10, but not less than
2A10BC in rating. Contact certified extinguisher company for proper placement of
equipment.
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Planning Commission Resolution 99-050
Site Development Permit 99-652
Rancho La Quinta
BUILDINGS/FACILITIES
40. Install Knox Key Lock boxes, Models 4400, 3200 or 1300, mounted per
recommended standard of the Knox Company. Special forms are available from this
office for the ordering of the Key Switch, this form must be authorized and signed
by this office for the correctly coded system to be purchased.
41. If the building/facility is protected with a fire alarm system or burglar alarm system,
the lock boxes will require "tamper" monitoring.
42. If the facility requires Hazardous Materials Reporting (Material Safety Data sheets)
the Knox Haz Mat Data and Key Storage Cabinet, Model 1220 or 1300 with tamper
switches shall be used.
Gate Power Operated (driveway/road with powered gates).
43. Install Knox key operated switches, series KS-2P with dust cover, mounted per
recommended standard of the Knox Company. Special forms are available from this
office for the ordering of the Key Switch. This form must be authorized and signed
by this office for the correctly coded system to be purchased.
44. Operation of the Knox key switch shall simultaneously open and control the gates
for both directions of travel.
45. Gate openings shall be not less than 16 feet in width. All gates shall be located at
least 40' feet from the roadway and shall open to allow a vehicle to stop without
obstructing traffic on the road. Gates shall have either a secondary power supply
or an approved manual means to release mechanical control of the gate in the event
of loss of primary power.
MISCELLANEOUS
46. The landscape planting plan shall be approved by the Community Development
Department for consistency with the existing planting in the landscape setback on
Avenue 48; landscape planting plan shall provide a six foot wide pedestrian on -site
sidewalk connecting the employee parking lot to the maintenance facility; the
landscape planting plan is required to identify all tree calipers and provide adequate
site screening of the facility; landscape planting plan shall provide a wrought iron
fence across the La Quinta Storm Water Channel at Avenue 48.
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