PCRES 1999-060PLANNING COMMISSION RESOLUTION 99-060
A RESOLUTION OF THE PLANNING COMMISSION OF THE
CITY OF LA QUINTA, CALIFORNIA, RECOMMENDING
APPROVAL OF A SITE DEVELOPMENT PERMIT TO ALLOW
200 RESIDENTIAL APARTMENT UNIT PROJECT
CASE NO.: SITE DEVELOPMENT PERMIT 99-654
APPLICANT: A. G. SPANOS CORPORATION
WHEREAS, the Planning Commission of the City of La Quinta, California,
did on the 271" day of July, 1999, hold a duly noticed Public Hearing to consider the
request of A. G. Spanos Corporation for approval of a 200 residential apartment unit
project in the Regional Commercial Zone, located on the east side of Adams Street and
507-feet north of Avenue 48, more particularly described as:
Portion of Assessor's Parcel No. 649-030-036; S'/z of Section 29,
Township 5 South, Range 6 East, SBBM
WHEREAS, the proposed Site Development Permit is an implementation
action under the La Quinta Redevelopment Plan for Project Area #2. An Environmental
Impact Report (EIR) was certified for this Plan by the City Council (State Clearinghouse
#88041 1 1 1). Pursuant to Public Resources Code 21090, all actions taken to
implement a Redevelopment Plan are deemed a single project and no further
environmental review is necessary beyond analysis of project -specific impacts.
Therefore an Environmental Assessment (Environmental Assessment 99-385) as an
Addendum to the EIR was prepared to determine whether the conditions referenced
in Public Resources Code Section 21166 are present; and,
WHEREAS, the Planning Commission has considered the EIR for
Redevelopment Area #2 and Addendum thereto; and,
WHEREAS, upon hearing and considering all testimony and arguments,
if any of all interested persons desiring to be heard, said Planning Commission did find
the following facts, findings, and reasons to justify approval of Site Development
Permit 99-654:
1 . The project is consistent with the General Plan in that residential units of this
type are permitted in the Regional Commercial designation with adoption of a
Specific Plan.
2. This project has been designed to be consistent with the provisions of the
Specific Plan 99-037.
3. Processing and approval of this project is in compliance with the requirements
of the California Environmental Quality Act in that an Environmental Assessment
has been prepared and EIR Addendum is recommended.
4. The architectural design of the project is compatible with the surrounding
development in that it is of a compatible architectural design, colors, and
materials.
P:\ss\resopcsdp645 - 34
Planning Commission Resolution 99-060
Site Development Permit 99-654 (Spans)
July 27, 1999
5. The site design of the project is attractive and well designed and appropriate for
the area. Parking has been kept around the perimeter of the site to increase the
pedestrian aspect of the project and two parking spaces per unit is provided via
a shared parking plan.
6. The landscape design of the project will utilize plants compatible with existing
and future developments. An emphasis on mature landscaping has been
proposed to reinforce the resort community image and character of the area.
Additional planter islands shall be installed within the perimeter loop drive aisle
to provide additional buffering of two story building complexes.
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 correct and constitute the findings of the
Planning Commission in this case;
2. That the Planning Commission does hereby recommend approval of Site
Development Permit 99-654 for the reasons set forth in this Resolution, subject
to the attached conditions;
3. That it does hereby recommend that the EIR Addendum of Environmental
Impact be certified for this project.
PASSED, APPROVED, and ADOPTED at a regular meeting of the La
Quinta Planning Commission, held on this 27' day of July, 1999, by the following
vote, to wit:
AYES: Commissioners Abels, Butler, Robbins, Tyler and Chairman Kirk
NOES: None
ABSENT: None
ABSTAIN: None
nl-) i A��
KI K, Chairman
City of La Quinta, California
A TTCCT-
PLANNING COMMISSION RESOLUTION 99-060
CONDITIONS OF APPROVAL - ADOPTED
SITE DEVELOPMENT PERMIT 99-654, A.G. SPANOS CORP.
JULY 27, 1999
GENERAL
1 . The development shall comply with the City's Zoning Code, Specific Plan 99-037
(on file in the Community Development Department), the approved exhibits and
the following conditions.
2. Applicant agrees to indemnify, defend and hold harmless the City of La Quinta
in the event of any legal claim or litigation arising out of the City's approval of
this project. The City of La Quinta shall have the right to select its defense
counsel in its sole discretion.
The City shall promptly notify the applicant of any claim, action or proceeding
and shall cooperate fully in the defense.
3. 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 to Section 9.200.080.
4. Prior to issuance of any grading or building permits, or ground disturbance,
mitigation measures as recommended by the Archaeological Assessment for the
site shall be completed at the applicant/developer's expense. This consists of
having an archaeological monitor on site during grading and earth disturbance
operations. A final report shall be submitted for approval prior to issuance of the
Certificate of Occupancy of the first building.
5. Handicap access, facilities and parking shall be provided per State and local
requirements.
6. Prior to any site disturbance being permitted, including construction, preliminary
site work and/or archaeological investigation, the project developer shall submit
and have approved a Fugitive Dust Control Plan (FDCP), in accordance with
Chapter 6.16 of the La Quinta Municipal Code. The plan shall define all areas
proposed for development and shall indicate time lines for phasing of the project,
and shall establish standards for comprehensive control of both anthropogenic
and natural creation of airborne dust due to development activities on site.
Phased projects must prepare a plan that addresses control measures over the
entire build -out of the project (e.g., for disturbed lands pending future
development).
COA PC SDP654 Spanos - 35 Page 1 of 16
Planning Commission Resolution 99-060
Conditions of Approval
Site Development Permit 99-654
July 27, 1999
7. Construction shall comply with all local and State building code requirements as
determined by the Building and Safety Director.
8. Prior to the issuance of a grading permit, the applicant shall prepare and submit
a written report to the Community Development Director demonstrating
compliance with those Conditions of Approval and mitigation measures of SP 99-
037, and EA 99-385. Prior to the issuance of a building permit, the applicant
shall prepare and submit a written report to the Community Development Director
demonstrating compliance with those Conditions of Approval and mitigation
measures of SP 99-037 and EA 99-385. The Community Development Director
may require inspection or other mitigation monitoring measures to assure such
compliance.
9. 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 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. For projects requiring project -specific NPDES
construction permits, the applicant shall submit a copy of the CWQCB
acknowledgment of the applicant's Notice of Intent 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.
COA PC SDP654 Spanos - 35 Page 2 of 16
Planning Commission Resolution 99-060
Conditions of Approval
Site Development Permit 99-654
July 27, 1999
PR9_RERLY__IBWHTS
10. Prior to approval of a grading permit, the applicant shall acquire or confer
easements and other property rights required of these conditions or otherwise
necessary for construction and proper functioning of the proposed development.
11. The applicant shall grant public and private street right of way and utility
easements in conformance with the City's General Plan, Municipal Code, .
applicable specific plans, and as required by the City Engineer.
12, Right of way grants required of this development include:
Adams Street - 55-foot half of a 1 10-foot right of way.
13. Grants shall include additional widths as necessary for dedicated right and left
turn lanes, bus turnouts, and other features contained in the approved
construction plans.
14. If the City Engineer determines that access rights to proposed street rights of
way shown on the tentative map are necessary prior to approval of final maps
dedicating the rights of way, the applicant shall grant the right of way within 60
days of written request by the City.
15. The applicant shall create privately -owned and maintained perimeter setbacks
along public rights of way as follows (listed setback depth is the average depth
if meandering wall design is approved):
Adams Street - 20 feet
The setback requirement applies to all frontage including, but not limited to,
remainder parcels and sites dedicated for utility purposes.
Where public facilities (e.g., sidewalks) are placed on privately -owned setbacks,
the applicant shall dedicate blanket easements for those purposes.
16. The applicant shall grant easements necessary for placement of and access to
utility lines and structures, drainage basins, mailbox clusters, park lands, and
common areas.
COA PC SDP654 Spanos - 35 Page 3 of 16
Planning Commission Resolution 99-060
Conditions of Approval
Site Development Permit 99-654
July 27, 1999
17. 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.
18. 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.
19. If the applicant proposes vacation or abandonment of any existing rights of way
or access easements which will diminish access rights to any properties owned
by others, the applicant shall provide approved alternate rights of way or access
easements to those properties or notarized letters of consent from the property
owners.
IMPRQVEMENTpLAN$
20. 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.
21. 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." Precise grading plans shall
have signature blocks for Community Development Director and the Building
Official. All other plans shall have signature blocks for the City Engineer. 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.
COA PC SDP654 Spanos - 35 Page 4 of 16
Planning Commission Resolution 99-060
Conditions of Approval
Site Development Permit 99-654
July 27, 1999
22. 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 standard plan and/or detail sheets from the City.
23. 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.
24. Portions of the improvements required herein may be defrayed through
participation in the Development Impact Fee program which becomes effective
August 16, 1999.
25. The subdivider may be required to construct improvements, to reimburse others
who construct improvements that are obligations of this development, to secure
the cost of the improvements for future construction by others, or a combination
of these methods.
In the event that any of the improvements required herein are constructed by the
City prior to construction of this development, the Applicant shall, prior to
issuance of grading or building permits, reimburse the City for the cost of those
improvements.
26. 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 grading permit. For secured
agreements, security provided, and the release thereof, shall conform with
Chapter 13, LQMC.
COA PC SDP654 Spanos - 35 Page 5 of 16
Planning Commission Resolution 99-060
Conditions of Approval
Site Development Permit 99-654
July 27, 1999
Improvements to be made or agreed to shall include removal of any existing
structures or obstructions which are not part of the proposed improvements.
27. 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. However, final acceptance of all
required improvements and release of security will not be scheduled for City
Council approval prior to the applicant meeting all requirements for telephone
service to the units created by this development.
28. If the applicant fails to construct improvements or satisfy obligations in a timely
manner or as specified in an approved phasing plan or in an improvement
agreement, the City shall have the right to halt issuance of building permits or
final building inspections, withhold other approvals related to the development of
the project or call upon the surety to complete the improvements.
29. This development shall comply with Chapter 8.11 of the LQMC (Flood Hazard
Regulations)• If any portion of any proposed building lot in the development is
or may be located within a flood hazard area as identified on the City's Flood
Insurance Rate Maps, the development shall be graded to ensure that all floors
and exterior fill (at the foundation) are above the level of the project (100-year)
flood and building pads are compacted to 95% Proctor Density as required in
Title 44 of the Code of Federal Regulations, Section 65.5(a) (6). Prior to
issuance of building permits for lots which are so located, the applicant shall
furnish certifications as required by FEMA that the above conditions have been
met.
30. 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
COA PC SDP654 Spanos - 35 Page 6 of 16
Planning Commission Resolution 99-060
Conditions of Approval
Site Development Permit 99-654
July 27, 1999
Engineer prior to issuance of a grading permit. A statement shall appear on final
maps (if any are required of this development) that a soils report has been
prepared pursuant to Section 17953 of the Health and Safety Code.
31. Slopes shall not exceed 5:1 within public rights of way and 3:1 in landscape
areas outside the right of way unless otherwise approved by the City Engineer.
32. The applicant shall endeavor to minimize differences in elevation at abutting
properties and between separate tracts and lots within this development.
Building pad elevations on contiguous lots shall not differ by more than three feet
except for lots within a tract or parcel map, but not sharing common street
frontage, where the differential shall not exceed five feet. If compliance with this
requirement is impractical, the City will consider and may approve alternatives
which minimize safety concerns, maintenance difficulties and neighboring -owner
dissatisfaction with the grade differential.
33. 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.
34. 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.
35. Prior to issuance of building permits, the applicant shall provide building pad
certifications stamped and signed by qualified engineers or surveyors. For each
pad, the certification shall list the approved elevation, the actual elevation, the
difference between the two, if any, and pad compaction. The data shall be
organized by lot number and listed cumulatively if submitted at different times.
The applicant shall comply with the provisions of Engineering Bulletin No. 97.03 and
the following:
COA PC SDP654 Spanos - 35 Page 7 of 16
Planning Commission Resolution 99-060
Conditions of Approval
Site Development Permit 99-654
July 27, 1999
36. Stormwater falling on site during the peak 24-hour period of a 100-year storm
(the design storm) shall be retained within the development unless otherwise
approved by the City Engineer. The tributary drainage area shall extend to the
centerline of adjacent public streets.
37. Stormwater shall be retained in common retention basins.
38. Storm flow in excess of retention capacity shall be routed through a designated,
unimpeded overflow outlet to the historic drainage relief route.
39. Storm drainage historically received from adjoining property shall be retained on
site or passed through to the overflow outlet.
40, Retention facility design shall be based on site -specific percolation data which
shall be submitted for checking with the retention facility plans. The design
percolation rate shall not exceed two inches per hour.
41. Retention basin slopes shall not exceed 3:1. Maximum retention depth shall be
six feet for common basins and two feet for individual -lot retention.
42. Nuisance water shall be retained on site. In residential developments, nuisance
water shall be disposed of in a trickling sand filter and leachfield approved by the
City Engineer. The sand filter and leechfield shall be designed to contain surges
of 3 gph/1,000 sq. ft. (of landscape area) and infiltrate 5 gpd/1,000 sq. ft.
UTILITIES
43. The applicant shall obtain the approval of the City Engineer for the location of all
utility lines within the right of way and all above -ground utility structures
including, but not limited to, traffic signal cabinets, electrical vaults, water
valves, and telephone stands, to ensure optimum placement for practical and
aesthetic purposes.
44. Existing overhead utility lines and all proposed utilities within or adjacent to the
proposed development shall be installed underground. Power lines exceeding
34.5 kv are exempt from this requirement.
45. Utilities shall be installed prior to overlying hardscape. For installation of utilities
in existing, improved streets, the applicant shall comply with trench restoration
COA PC SDP654 Spmos - 35 Page 8 of 16
Planning Commission Resolution 99-060
Conditions of Approval
Site Development Permit 99-654
July 27, 1999
requirements maintained or required by the City Engineer. The applicant shall
provide certified reports of trench compaction for approval of the City Engineer.
STREET AND TRAEFLC_IMPROVEMEN-T-S
46. The applicant shall install the following street improvements to conform with the
General Plan street type noted in parentheses. (Public street improvements shall
conform with the City's General Plan in effect at the time of construction.)
OFF -SITE STREETS
Adams Street - Construct remainder of 86-foot improvement (travel width,
excluding curbs), six-foot sidewalk. Applicant is responsible for 50% of the
cost of the 18-foot wide landscape median. The applicant may be required
to construct the full median subject to reimbursement of costs for all or
50% thereof depending on whether this development is subject to the
Infrastructure Fee or the Development Impact Fee.
ON -SITE ENTRIES AND DRIVEWAY
Twenty-eight foot travel width on driveway with 100% off-street parking,
except as shown on the Preliminary Grading plan received by the City on
June 21, 1999. North and south entry drive shall be 34 feet. Center entry
shall be 36 feet.
Turn knuckles, corner cutbacks, bus turnouts, and other features contained
in the approved construction plans may warrant additional street widths as
determined by the City Engineer.
47. 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.
48. The applicant may be required to extend improvements beyond development
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).
COA PC SDP654 Spanos - 35 Page 9 of 16
Planning Commission Resolution 99-060
Conditions of Approval
Site Development Permit 99-654
July 27, 1999
49. 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.
50. Culs de sac, knuckle turns and corner cut -backs shall conform with Riverside
County Standard Drawings #800, #801 and #805 respectively unless otherwise
approved by the City Engineer.
51. Streets shall have vertical curbs or other approved curb configurations which
convey water without ponding and provide lateral containment of dust and
residue for street sweeping.
52. General access points and turning movements of traffic are limited to two entry
drives centered approximately 60' and 526' south of the north project boundary.
The southerly entry shall be restricted to left -in and right-in/right-out traffic
movements with an appropriate left -in median opening. The northerly drive shall
be restricted to right-in/right-out movements.
53. The applicant shall design street 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"
54. The applicant shall submit current mix designs (less than two years old at the
time of construction) for base, asphalt concrete and Portland cement concrete.
The submittal shall include test results for all specimens used in the mix design
procedure. For mix designs over six months old, the submittal shall include
recent (less than six months old at the time of construction) aggregate gradation
test results confirming that design gradations can be achieved in current
production. The applicant shall not schedule construction operations until mix
designs are approved.
COA PC SDP654 Spanos - 35 Page 10 of 16
Planning Commission Resolution 99-060
Conditions of Approval
Site Development Permit 99-654
July 27, 1999
55. The City will conduct final inspections of homes and other habitable buildings
only when the buildings have improved access to publicly -maintained streets.
The improvements shall include required traffic control devices and pavement
markings.
56. The applicant shall employ construction quality -assurance measures which meet
the approval of the City Engineer.
57. The applicant shall employ or retain qualified civil engineers, geotechnical
engineers, surveyors, or other appropriate professionals to provide sufficient
construction supervision to be able to furnish and sign accurate record drawings.
58. 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 applicable regulations.
59. Upon completion of construction, the applicant shall furnish the City reproducible
record drawings of all public improvement plans which were signed by the City.
Each sheet shall be clearly marked "Record Drawings," "As -Built" or "As -
Constructed" and shall be stamped and signed by the engineer or surveyor
certifying to the accuracy of the drawings. The applicant shall revise the CAD
or raster -image files previously submitted to the City to reflect as -constructed
conditions.
60. The applicant shall make provisions for continuous, perpetual maintenance of all
on -site improvements, perimeter landscaping, access drives, and sidewalks. The
applicant shall maintain required public improvements until expressly released
from this responsibility by the appropriate public agency.
61. 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.
COA PC SDP654 Spmos - 35 Page 11 of 16
Planning Commission Resolution 99-060
Conditions of Approval
Site Development Permit 99-654
July 27, 1999
62. The applicant shall comply with the terms and requirements of the development
fee program in effect at the time of issuance of building permits. Building permits
issued prior to August 16, 1999 will be subject to the Infrastructure Fee
Program. Beginning August 16, 1999, permits will be subject to the
Development Impact Fee program.
63. 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 99-385.
64. 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
(i.e., State of California School Facilities Financing Act).
65. Prior to issuance of any land disturbance permit, the applicant shall pay the
required mitigation fees for the Coachella Valley Fringe -Toed Lizard Habitat
Conservation Program, as adopted by the City, in the amount of $100 per acre
of disturbed land.
66. 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.
67. The applicant shall ensure that landscaping plans and utility plans are coordinated
to provide visual screening of aboveground utility structures.
68. Once the trees have been delivered to the site for installation, a field inspection
by the Community Development Department is required before planting to insure
they meet minimum size and caliper requirements noted in approved plans. All
trees shall be double staked or guyed to prevent damage from seasonal winds.
COA PC SDP654 Spanos - 35 Page 12 of 16
Planning Commission Resolution 99-060
Conditions of Approval
Site Development Permit 99-654
July 27, 1999
69. Prior to issuance of a Certificate of Occupancy Permit for the first building,
perimeter project walls shall be constructed.
70, Landscaping planter island medians shall be added to the loop driveway at the
northeast and southeast corners of the site without impacting required fire lane
access, subject to approval by the Community Development Director.
71. 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
72. The applicant shall provide public transit improvements as required by Sunline
Transit and/or the City. Improvements shall include a bus turnout location and
passenger waiting shelter along Adams Street.
NNNNNKM11' : ■'
The Fire Department requires the following fire protection measures be provided in
accordance with La Quinta Municipal Code and/or Riverside County Fire Department
protection standards:
73. Provide or show there exists a water system capable of delivering 1,750 g.p.m.
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.
74. 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 1,750 g.p.m. fire flow for a 3 hour
duration at 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.
75. A combination of on -site and off -site Super fire hydrants, on a looped system (6"
x 4" x 21/2" x 21/2") will be located not less than 25' or more than 165' from any
portion of the buildings as measured along approved vehicular travel ways. The
required fire flow shall be available from any adjacent hydrants in the system.
COA PC SDP654 Spanos - 35 Page 13 of 16
Planning Commission Resolution 99-060
Conditions of Approval
Site Development Permit 99-654
July 27, 1999
76. 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.
77. 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".
78. The required water system including fire hydrants shall be installed and
operational prior to the start of construction.
79. All buildings shall be accessible by an approved all-weather roadway extending
to within 150' of all portions of the exterior wall of the first story. Several
buildings shown near the "Putting Course" will require adjustments to meet
standards. Revised plans are required for review and approval by the Fire
Department.
80. Install a complete fire sprinkler system for all structures over 5,000 square feet.
The post indicator valve and fire department connection shall be located to the
front within 50' of a hydrant, and a minimum of 25' from the building.
81. 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.
82. 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.
83. The minimum dimensions for fire apparatus access roads entering and exiting this
project shall have an unobstructed width of not less than 20 feet in each
direction and an unobstructed vertical clearance of not less than 13 feet 6 inches,
subject to the Fire Department approval. Parking is permitted on one side of
roadways with a minimum width of 28 feet. Parking is permitted on both sides
of roadways with a minimum width of 36 feet.
COA PC SDP654 Spanos - 35 Page 14 of 16
Planning Commission Resolution 99-060
Conditions of Approval
Site Development Permit 99-654
July 27, 1999
84. Install portable fire extinguishers per NFPA, Pamphlet #10, but not less than
2A10BC in rating. Contact certified extinguisher company for proper placement
of equipment.
85. 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 street and gates shall be submitted
to the Fire Department for review/approval prior to installation.
86. 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.
N.on Re-siderwaLB-m[dings
87. Install Knox Key Lock boxes, Models 4400, 3200 or 1300, mounted per
recommended standard of the Knox Company. Plans must be submitted to the
Fire Department for approval of mounting location/position and operating
standards. 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.
88. If the building/facility is protected with a fire alarm system or burglar alarm
system, the lock boxes will require "tamper" monitoring.
89. Conditions subject to change with adoption of new codes, ordinances, laws, or
when building permits are not obtained within twelve (12) months.
90. Final conditions will be addressed when building plans are reviewed. A plan
check fee must be paid to the Fire Department at the time building plans are
submitted.
1JGHTING
91. Lighting plans shall be approved by the Community Development Department
Director prior to issuance of building permits. Interior security lighting for carport
structures (i.e., recessed flourescent tubes) shall be mounted to the underside of
the roof.
COA PC SDP654 Spuos - 35 Page 15 of 16
Planning Commission Resolution 99-060
Conditions of Approval
Site Development Permit 99-654
July 27, 1999
92. All agency letters received for this case are made part of the case file documents
for plan checking purposes.
93. A centralized mailbox delivery system shall be used for the project pursuant to
any requirements of the U.S. Postal Service.
94. 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.
95. 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.
96. Garage parking spaces shall measure minimum 10-feet wide by 20-feet deep
inside clear dimension pursuant to Chapter 9.150 of the Zoning Ordinance.
97. Oversized vehicles, recreational vehicles and trailers shall be prohibited in open
or carport spaces. Parking restrictions shall be enforced by the property owner
and/or manager.
98. The developer shall comply with any provisions outlined in Environmental
Assessment 99-385.
99. 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 (135)
of the Zoning Code.
100. The site plan shall be revised to eliminate the middle driveway on Adams Street.
COA PC SDP654 Spmos - 35 Page 16 of 16