PCRES 1999-076PLANNING COMMISSION RESOLUTION 99-076
A RESOLUTION OF THE PLANNING COMMISSION OF THE
CITY OF LA QUINTA, CALIFORNIA, PROVIDING
DEVELOPMENT PLANS FOR A PRESCHOOL FACILITY AT
THE NORTHEAST CORNER OF MILES AVENUE AND ADAMS
STREET
CASE NO.: SITE DEVELOPMENT PERMIT 99-655
APPLICANT: MARK & DOROTHY HASTINGS (FIRST SCHOOL OF THE DESERT)
WHEREAS, the Planning Commission of the City of La Quinta, California,
did on the 261' day of October, 1999, hold a duly noticed Public Hearing at the request
of Mark and Dorothy Hastings to consider approval of architectural and landscaping
plans for a preschool facility to be constructed at the northeast corner of Miles Avenue
and Adams Street, more particularly described as:
A Portion of A.P.N.: 604-071-005
WHEREAS, the Architecture and Landscaping Review Committee of the
City of La Quinta, California, did on the 7`h day of October, 1999, hold a duly -noticed
public meeting to consider approval of architectural and landscape plans for a
preschool facility to be constructed on Miles Avenue, and did, by Minute Motion 99-
019, recommend approval of the request subject to conditions; and,
WHEREAS, Environmental Assessment 99-382 was prepared for Site
Development Permit 99-655 with a recommendation for certification of a Mitigated
Negative Declaration of Environmental Impact; 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
Planning Commission did find the following facts and reasons to justify approval of
said Site Development Permit:
1 . Consistency with General Plan. The proposed preschool facility is consistent
with the goals and policies of the General Plan in that the use's design, low
height, scale, and mass is compatible with the Low Density Residential (LDR)
designation of the surrounding properties, and the project is required to provide
meandering sidewalks of 6-feet width along Miles Avenue (a primary arterial
with Class II bike route) and 8-feet width along Adams Street (a secondary
arterial with Class III bike route) pursuant to the General Plan Circulation System
Policy Diagram and the Bike Route Plan.
2. Consistency with Zoning Code. With the implementation of the recommended
conditions of approval, the proposed preschool project is consistent with the
P: \peresS D P99-655 H a sti ngs 10-26-99.wpd
Planning Commission Resolution 99-076
Site Development Permit 99-655
October 26, 1999
development standards of the Low Density Residential (RL) Zoning District
including, but not limited to building heights, setbacks, parking, landscape
design, and exterior lighting.
3. Consistency with CEQA. The proposed project is consistent with the
requirements of the California Environmental Quality Act, in that Environmental
Assessment 99-382 was prepared for this project with a recommendation for
certification of a Mitigated Negative Declaration of Environmental Impact.
4. Architectural Design. The architectural design of the proposed preschool
building, including but not limited to the architectural style, scale, building mass,
materials, colors, architectural details, roof style, and other architectural
elements, is compatible with existing surrounding development, in that it.lacks
the bulky mass of a commercial building due to the articulation, has stucco
exterior finish, trim colors, and post and beam window shade structures; the
proposed building is adequately setback with multiple wall planes so as to
minimize the appearance of a large structural mass.
5. Site Design. The site design of the proposed preschool, including but not
limited to project enteries, interior circulation, pedestrian and bicycle access,
pedestrian amenities, screening of equipment and trash enclosures, exterior
lighting, and other site design elements such as scale, mass, appearance, and
amount of landscaping are compatible with surrounding development and
quality of design prevalent in the City.
6. Landscape Design. As conditioned, the proposed landscaping, including the
location, type, size, color, texture, and coverage of plant materials, has been
designed to provide visual relief, complement the building, visually emphasize
prominent design elements and vistas, screen undesirable views, provide a
harmonious transition between adjacent land uses and between development
and open space, and provide an overall unifying influence to enhance the visual
continuity of the project. The proposed landscaping is compatible with the
surrounding area in that the variety of the plant palette, placement of shade
trees and decorative plantings, provide an aesthetically pleasing and well -
functioning use of landscaping space.
NOW, THEREFORE, BE IT RESOLVED by the Planning Commission of the
City of La Quinta, California, as follows:
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Planning Commission Resolution 99-076
Site Development Permit 99-655
October 26, 1999
1 . That the above recitations are true and constitute the findings of the Planning
Commission in this case;
2. That it does hereby approve Site Development Permit 99-655 for the reasons
set forth in this Resolution, subject to the Conditions of Approval attached
hereto;
PASSED, APPROVED, and ADOPTED at a regular meeting of the La
Quinta City Planning Commission, held on the 26`h day of October, 1999, by the
following vote, to wit:
AYES: Commissioners Butler, Robbins, Tyler and Chairman Kirk
NOES: None
ABSENT: None
ABSTAIN: None
T M IRK; Chairman
City of La Quinta, California
ATTEST:
HERMAN, Community Development Director
La Quinta, California
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PLANNING COMMISSION RESOLUTION 99-076
CONDITIONS OF APPROVAL - ADOPTED
SITE DEVELOPMENT PERMIT 99-655
MARK & DOROTHY HASTINGS - FIRST SCHOOL OF THE DESERT
OCTOBER 26, 1999
The applicant agrees to defend, indemnify, and hold harmless the City of La Quinta
(the "City"), its agents, officers and employees from any claim, action or proceeding
to attack, set aside, void, or annul the approval of this Site Development Permit. The
City shall have sole discretion in selecting its defense counsel.
The City shall promptly notify the applicant of any claim, action or proceeding and
shall cooperate fully in the defense.
2. Prior to the issuance of an improvement or building permit, the applicant shall obtain
permits and/or clearances from the following public agencies:
• Fire Marshal
• Public Works Department
• Community Development Department
• Riverside County Environmental Health Department
• Desert Sands Unified School District
• Imperial Irrigation District
• Coachella Valley Water District
• 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.
3. Development of this site shall be in substantial conformance with Exhibits approved
and contained in the file for Site Development Permit 99-655, unless amended by
the following conditions.
4. This approval of Conditional Use Permit shall be used within one year; otherwise,
it shall become null and void and of no effect whatsoever. "Be used" means
beginning of substantial construction as allowed by this approval.
Page 1 of 10
Planning Commission Resolution 99-076
Site Development Permit 99-655 - Adopted
First School of the Desert
October 26, 1999
5. This Site Development Permit shall be effective in conjunction with Conditional Use
Permit 99-044.
Prior to the issuance of a grading permit, final landscape plans shall be revised to
include:
a. a three foot landscape berm along Miles Avenue and Adams Street.
b. minimum 10-foot tall tree sizes (1.5-inch to 2-inch caliper measuring
6-inches from ground level).
C. additional trees in the vicinity of the southwest corner and along
Adams Street for appearance and to comply with parking lot shading
requirements;
d. a step in the height of the northern end of the perimeter garden wall
down to 30-inches.
Prior to issuance of a grading permit, the sidewalk along Miles Avenue and Adams
Street shall be redesigned per City standards.
8. Prior to issuance of a building permit, the material and method of construction of the
parapet screen wall shall be provided to the Community Development Department.
FIRE DEPARTMENT CONDITIONS:
9. Provide or show there exists a water system capable of delivering 2,000 gpm for a
2 hour duration at 20 psi residual pressure which must be available before any
combustible material is placed on the job site.
10. The required fire flow shall be available from a Super hydrant(s) (6" x 4" x 2'/2" x 2
Yz') located not less than 25' or more than 165' from any portion of the building(s)
as measured along approved vehicular travel ways.
11. 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 2 hour duration at 20
psi 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.
12. 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.
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Planning Commission Resolution 99-076
Site Development Permit 99-655 - Adopted
First School of the Desert
October 26, 1999
13. 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".
14. The required water system including fire hydrants shall be installed and operational
prior to the start of construction.
15. 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.
16. Install a complete fire sprinkler system per NFPA 13. The post indicator valve and
fir department connection shall be located to the front width 50' of a hydrant, and a
minimum of 25' from the building.
17. Install a supervised water flow fire alarm system as required by the UBC/Riverside
County Fire Department and National Fire Protection Association Standard 72.
18. All fire sprinkler systems and alarm plans must be submitted separately for approval
prior to construction. Subcontractors should contact the Planning & Engineering
office for submittal requirements.
19. Install a fire alarm system as required by the Uniform Building Code for the
appropriate occupancy classification and designed according with National Fire
Protection Association Standard 72.
20. Prior to final inspection of any building, the applicant shall prepare and submit to the
Fire Department for approval, a site plan designating required fir lanes with
appropriate lane painting and/or signs.
21. In accordance with LA Quinta Municipal Code and/or Riverside County Fire
Department protection standards, install portable fire extinguisher(s) per NFPA,
Pamphlet #10, but not less than 2A10BC in rating. Contact certified extinguisher
company for proper placement of equipment.
22. Install Knox Key Lock boxes, Models 440, 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.
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Planning Commission Resolution 99-076
Site Development Permit 99-655 - Adopted
First School of the Desert
October 26, 1999
23. If the building/facility is protected with a fire alarm system or burglar alarm system,
the lock boxes will require "tamper" monitoring.
Conditions subject to change with adoption of new codes, ordinances, laws, or when
building permits are not obtained within twelve (12) months. Final conditions will be
addressed when building plans are reviewed. A plan check fee must be paid to the Fire
Department at the time building plans are submitted. All questions regarding the meaning
of these conditions should be referred to the Fire Department Planning & Engineering staff
at (760) 863-8886.
1 1 ' •
24. The applicant shall pay all deposits and fees required by the City for plan checking
and construction inspection. Deposits and fee amounts shall be those in effect when
the applicant makes application for the plan checks, permits, and inspections.
25. Within three days after Planning Commission approval, the applicant shall submit
to the Community Development Department a check payable to the County of
Riverside for $78.00. This fee shall be forwarded to the Riverside County Clerk's
Office for payment of the State -required Fish and Game de minimus impact Fees
and administrative handling fee.
26. The applicant shall comply with the terms and requirements of the infrastructure fee
program in effect at the time of issuance of building permits.
27. The applicant shall dedicate or 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.
28. Right of way geometry for culs de sac, knuckle turns and corner cut -backs shall
conform with Riverside County Standard Drawings #801 and #805 respectively
unless otherwise approved by the City Engineer.
29. The applicant shall dedicate ten -foot public utility easements contiguous with and
along both sides of all private streets. The easements may be reduced to five feet
with the express concurrence of IID.
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Planning Commission Resolution 99-076
Site Development Permit 99-655 - Adopted
First School of the Desert
October 26, 1999
30. The applicant shall create perimeter setbacks along public rights of way as follows
(listed setback depth is the average depth if meandering wall design is approved):
Miles Avenue - 20 feet
Adams Street - 10 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.
31. The applicant shall dedicate easements necessary for placement of and access to
utility lines and structures, drainage basins, mailbox clusters, park lands, and
common areas.
32. 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.
33. 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.
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.
34. 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.
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Planning Commission Resolution 99-076
Site Development Permit 99-655 - Adopted
First School of the Desert
October 26, 1999
"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.
35. 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.
36. 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.
37. The applicant shall construct perimeter improvements (landscaping and sidewalk)
prior to final inspection or occupancy of any permanent building on the parcel. If the
parcel is further subdivided, the improvements shall be constructed as required in
the conditions of approval for that subdivision.
GRADING
38. 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. 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.
39. 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.
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Planning Commission Resolution 99-076
Site Development Permit 99-655 - Adopted
First School of the Desert
October 26, 1999
40. 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.
The limits given in this condition are not an entitlement and more restrictive limits
may be imposed in the public hearing or plan checking process. If compliance with
the limits is impractical, however, the City will consider alternatives which minimize
safety concerns, maintenance difficulties and neighboring -owner dissatisfaction with
the grade differential.
41. 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.
42. 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.
43. 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.
DRAINAGE
The applicant shall comply with the provisions of Engineering Bulletin No. 97.03 and the
following:
44. 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.
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Page 7 of 10
Planning Commission Resolution 99-076
Site Development Permit 99-655 - Adopted
First School of the Desert
October 26, 1999
45. Stormwater shall normally be retained in common retention basins. Individual -lot
basins or other retention schemes may be approved by the City Engineer for lots 2'/z
acres in size or larger or where the use of common retention is impracticable. If
individual -lot retention is approved, the applicant shall meet the individual -lot
retention provisions of Chapter 13.24, LQMC.
46. Storm flow in excess of retention capacity shall be routed through a designated,
unimpeded overflow outlet to the historic drainage relief route.
47. Storm drainage historically received from adjoining property shall be retained on site
or passed through to the overflow outlet.
48. 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.
49. 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.
50. 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 leachfield shall be designed to contain surges of
3 gph/1,000 sq. ft. (of landscape area) and infiltrate 5 gpd/1,000 sq. ft.
51. In developments for which security will be provided by public safety entities (e.g., the
La Quinta Safety Department or the Riverside County Sheriff's Department),
retention basins shall be visible from adjacent street(s). No fence or wall shall be
constructed around basins unless approved by the Community Development
Director and the City Engineer.
UTILITIES
52. 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.
53. Existing aerial 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.
54. Utilities shall be installed prior to overlying hardscape. For installation of utilities in
existing, improved streets, the applicant shall comply with trench restoration
requirements maintained or required by the City Engineer. The applicant shall
provide certified reports of trench compaction for approval of the City Engineer.
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Planning Commission Resolution 99-076
Site Development Permit 99-655 - Adopted
First School of the Desert
October 26, 1999
STREETS AND TRAFFIC IMPROVEMENTS
55. Public access shall be limited to a single driveway at the north end of the parcel.
56. 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.4.c./5.00" a.b.
Collector
Secondary Arterial 4.0"/6.00"
Primary Arterial 4.5"/6.00"
Major Arterial 5.5"/6.50"
57. 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.
58. The City will conduct final inspections of homes and other habitable buildings only
when the buildings have improved street and (if required) sidewalk access to
publicly -maintained streets. The improvements shall include required traffic control
devices, pavement markings and street name signs.
LANDSCAPING
59. The applicant shall provide landscaping in required setbacks, retention basins,
common lots, and park areas.
60. bas ns aand parks shallll bel s gned land stampedtby adlicensed lands cape 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.
61. 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. page 9 of 10
Planning Commission Resolution 99-076
Site Development Permit 99-655 - Adopted
First School of the Desert
October 26, 1999
PUBLIC SERVICES
62. The applicant shall provide public transit improvements as required by Sunline
Transit and/or the City.
QUALITY ASSURANCE
63. The applicant shall employ construction quality -assurance measures which meet the
approval of the City Engineer.
64. 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.65.
65. 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.
66. 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.
MAINTENANCE
67. 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.
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