PCRES 2001-114PLANNING COMMISSION RESOLUTION 2001-114
A RESOLUTION OF THE PLANNING COMMISSION OF THE
CITY OF LA QUINTA, CALIFORNIA, APPROVING
CONSTRUCTION OF A PERMANENT CONSTRUCTION
GUARDHOUSE AND GATE AT TRADITION, LOCATED ON
THE SOUTH SIDE OF AVENUE 52, EAST OF THE
INTERSECTION WITH WASHINGTON STREET.
CASE NO. SITE DEVELOPMENT PERMIT 2001-710
CODY & BRADY, ARCHITECTS
WHEREAS, the Planning Commission of the City of La Quinta, California, did
on the 11th day of September, 2001, hold a duly noticed Public Hearing, at the request of
Cody & Brady, Architects, to consider approval of a guardhouse and gate located on the
South side of Avenue 52, East of the intersection with Washington Street, more particularly
described as:
APN: 770-230-011
WHEREAS, the Architecture and Landscape Review Committee
recommended approval of Site Development Permit No. 2001-710 at its meeting of
September 5, 2001 under Minute Motion 2001-034; and,
WHEREAS, at the Public Hearing upon hearing and considering all testimony
and arguments of all interested persons desiring to be heard, said Planning Commission
did make the following findings to justify the approval of said Site Development Permit:
1. Consistency with General Plan As designed and conditioned, the design and
improvements are consistent with the current goals and objectives of La Quinta
General Plan, in that the guardhouse meets the policies and goals for gated
residential neighborhoods.
2. Consistency with Zoning Code, As designed and conditioned, the proposal is
consistent with most current standards of the Zoning Code in that the existing RL
(Low Density Residential) Zoning District provides for approval of certain uses in
conjunction with a gated residential neighborhood, such as a guardhouse to serve
the security of the residents.
3. Compliance with CEQA This proposed project has been determined to be exempt
from environmental assessment pursuant to Section 15303 of the California
Environmental Quality Act which exempts buildings not involving the use of
significant amounts of hazardous substances and not exceeding 10;000 square feet
in floor area on sites zoned for such use, and where all necessary public services
and facilities are available, and the surrounding area is not environmentally
sensitive. Considering the record as a whole, there is no evidence before the City
that the proposed project will have potential for adverse effect on wildlife resources
or the habitat on which the wildlife depends.
September 6, 2001 Page 1
PLANNING COMMISSION RESOLUTION 2001.114
SITE DEVELOPMENT PERMIT 2001-710
CODY 8 BRADY, ARCHITECTS
SEPTEMBER 11, 2001
4. Architectural Design As designed and conditioned, the proposed building
architecture does conform with the architecture of the surrounding buildings,
including that of the historic Hacienda del Gato in that the materials used (clay tile
roofing, stucco finish, and multi -pane windows and doors) are consistent with those
found on existing structures located in Tradition.
5. Site Design As designed and conditioned, the proposed guardhouse is consistent
with those used for emergency and maintenance vehicles. However, access to
residents and guests is prohibited due to the lack of a vehicle turnaround on the
outside of the gate.
6. Landscape Design. As designed and conditioned, the proposed project does
provide adequate landscape with respect to the design of the landscaping for the
area surrounding the guardhouse and gate to soften the appearance of the building.
7. Sign Program. As designed and conditioned, the proposed sign does conform to
the architecture of the proposed guardhouse. In addition, the sign conveys the
necessary information while blending into the surrounding environment.
NOW, THEREFORE, BE IT RESOLVED by the Planning Commission of the
City of La Quinta, California, as follows:
That the above recitations are true and correct and constitute the findings of said
Planning Commission in this case;
2. That it does hereby approve the above described Site Development Permit, for the
reasons set forth in this Resolution and subject to the attached Conditions of
Approval.
PASSED, APPROVED, AND ADOPTED at a regular meeting of the La Quinta
Planning Commission, held on this 11" day of September, 2001, by the following vote, to
wit:
AYES: Commissioners Butler, Robbins, Tyler, and Chairman Abels
NOES: None
ABSENT: None
ABSTAIN: Commissioner Kirk
September 6, 2001 Page 2
PLANNING COMMISSION RESOLUTION 2001-114
SITE DEVELOPMENT PERMIT 2001.710
CODY & BRADY, ARCHITECTS
SEPTEMBER 11, 2001
ABELS, Chairman
Quinta, California
ATTEST:
RX-TERMAN,ommunity Development Director
of 4 Quinta, California
September 6, 2001 Page 3
PLANNING COMMISSION RESOLUTION 2001.114
CONDITIONS OF APPROVAL - ADOPTED
SITE DEVELOPMENT PERMIT 2001-710
CODY & BRADY, ARCHITECTS
SEPTEMBER 11, 2001
[exam �
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 to any claim, action, or proceeding and
shall cooperate fully in the defense.
2. 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
• 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.
September 6, 2001 Page 1
PLANNING COMMISSION RESOLUTION 2001-114
CONDITIONS OF APPROVAL -ADOPTED
SITE DEVELOPMENT PERMIT 2001-710
CODY & BRADY, ARCHITECTS
SEPTEMBER 11, 2001
3. Permits issued under this approval shall be subject to the provisions of the
Infrastructure Fee Program and Development Impact Fee program in effect at the
time of issuance of building permit(s).
4. The project access proposed is for the exclusive use of emergency vehicles and for
the maintenance facility (per Condition 44 (B) and (D) of the approved Conditions
for Tentative Tract 28470). Vehicular access for residential use is not permitted.
5. Prior to issuance of any permit(s), the applicant shall acquire or confer easements
and other property rights necessary for construction or proper functioning of the
proposed development. Conferred rights shall include irrevocable offers to dedicate
or grant access easements to the City for emergency services and for maintenance,
construction, and reconstruction of essential improvements.
6. The 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.
Right of way dedication required of this development include:
A. PUBLIC STREETS
1) Avenue 52 (major arterial) - none required.
B. PRIVATE STREETS
1) The applicant shall provide proof of rights of access, either by
recorded easement or through processing a lot line adjustment
between Lot 91 and Lot G of Tract No. 28470-1.
8. Right of way geometry for knuckle turns and corner cut -backs shall conform with
Riverside County Standard Drawings #801 and #805 respectively unless otherwise
approved by the City Engineer.
9. 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.
September 6, 2001 Page 2
PLANNING COMMISSION RESOLUTION 2001-114
CONDITIONS OF APPROVAL -ADOPTED
SITE DEVELOPMENT PERMIT 2001.710
CODY & BRADY, ARCHITECTS
SEPTEMBER 11, 2001
10. 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):
A. Avenue 52 - 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.
11. 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.
12. 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, drainage facilities, drainage acceptance or other encroachments
are to occur.
13. 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.
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.
14. 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.
September 6, 2001 Page 3
PLANNING COMMISSION RESOLUTION 2001-114
CONDITIONS OF APPROVAL -ADOPTED
SITE DEVELOPMENT PERMIT 2001.710
CODY & BRADY, ARCHITECTS
SEPTEMBER 11, 2001
"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.
15. 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.
16. 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.
GRADING
17. 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.
18. 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.
19. 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.
20. 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.
September 6, 2001 Page 4
PLANNING COMMISSION RESOLUTION 2001.114
CONDITIONS OF APPROVAL -ADOPTED
SITE DEVELOPMENT PERMIT 2001-710
CODY & BRADY, ARCHITECTS
SEPTEMBER 11, 2001
=T• MM
The applicant shall comply with the provisions of Engineering Bulletin No. 97.03 and the
following:
21. Stormwater handling shall conform with the approved hydrology and drainage plan
for The Tradition. Nuisance water shall be disposed of in an approved method.
22. Storm drainage historically received from adjoining property shall be retained on site
or passed through to the overflow outlet.
23. 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.
24. Existing aerial lines within or adjacent to the proposed development and all
proposed utilities shall be installed underground. Power lines exceeding 34.5 kv are
exempt from this requirement.
25. 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.
26. 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.)
A. OFF -SITE STREETS
1) Avenue 52 (major arterial) - Construct "right turn only" lane.
B. PRIVATE STREETS
1) None required.
September 6, 2001 Page 5
PLANNING COMMISSION RESOLUTION 2001-114
CONDITIONS OF APPROVAL -ADOPTED
SITE DEVELOPMENT PERMIT 2001.710
CODY & BRADY, ARCHITECTS
SEPTEMBER 11, 2001
Entry drives, main interior circulation routes, turn knuckles, corner cutbacks, bus
turnouts, dedicated turn lanes, and other features contained in the approved
construction plans may warrant additional street widths as determined by the City
Engineer.
27. 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.
28. 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).
29. 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.
30. Knuckle turns and corner cut -backs shall conform with Riverside County Standard
Drawings #801 and #805 respectively unless otherwise approved by the City
Engineer.
31. 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. If a wedge or rolled curb design is approved, the lip at the flowline shall
be vertical (1/8" batter) and a minimum of 0.1' in height. Unused curb cuts on any
lot shall be restored to normal curbing prior to final inspection of permanent
building(s) on the lot.
32. 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
3.0" a.c./4.50" c.a.b.
Collector
4.075.00"
Secondary Arterial
4.0"/6.00"
Primary Arterial
4.5"/6.00"
Major Arterial
5.5"/6.50"
September.6, 2001 Page 6
PLANNING COMMISSION RESOLUTION 2001-114
CONDITIONS OF APPROVAL - ADOPTED
SITE DEVELOPMENT PERMIT 2001.710
CODY & BRADY, ARCHITECTS
SEPTEMBER 11, 2001
33. 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.
34. The City will conduct final inspection of the guard building only when the building
has 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. If on -site streets are initially constructed with partial
pavement thickness, the applicant shall complete the pavement prior to final
inspection.
35. General access points and turning movements of traffic are limited to the following:
A. Avenue 52 - all turning movements are restricted to right turn movements
only.
LANDSCAPING
36. The applicant shall provide landscaping in required setbacks, retention basins,
common lots, and park areas.
37. Landscape and irrigation plans for landscaped lots and setbacks, medians, retention
basins, and parks 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.
38. 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.
0 -.
39. The applicant shall employ construction quality -assurance measures which meet the
approval of the City Engineer.
September 6, 2001 Page 7
PLANNING COMMISSION RESOLUTION 2001-114
CONDITIONS OF APPROVAL -ADOPTED
SITE DEVELOPMENT PERMIT 2001.710
CODY & BRADY, ARCHITECTS
SEPTEMBER 11, 2001
40. 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.
41. 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.
42. Upon completion of construction, the applicant shall furnish the City reproducible
record drawings of all 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
43. 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.
44. 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.
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45. Prior to issuance of building permits, the plans for the building elevations shall be
revised to indicate the following:
A. the exterior stucco on the building shall be a smooth trowel finish
B. the roof tile shall be randomly mudded.
46. Prior to issuance of building permits, the landscape plan shall be redrawn to indicate
that the existing landscape materials will be replanted near the site.
September 6, 2001 Page 8
PLANNING COMMISSION RESOLUTION 2001.114
CONDITIONS OF APPROVAL -ADOPTED
SITE DEVELOPMENT PERMIT 2001.710
CODY & BRADY, ARCHITECTS
SEPTEMBER 11, 2001
47. Prior to issuance of a sign permit, the monument sign shall be reduced to a
maximum of 24 square feet in size. The revised sign shall be approved by the
Community Development Department prior to permit issuance or fabrication of the
sign, whichever occurs first.
48. Gates shall be at least two feet wider than the width of the traffic lanes serving that
gate. Any gate providing access from a road to an entrance shall be located at least
thirty-five feet setback from the roadway to allow a vehicle to stop without
obstructing traffic.
49. Gates shall be equipped with a rapid entry system (KNOX).
50. Automatic gate pins shall be rated with a shear pin force not to exceed thirty foot-
pounds.
51. Gates activated by the rapid entry system shall remain open until closed by the rapid
entry system.
52. At least one 2A10BC fire extinguisher shall be located in the gatehouse.
September 6, 2001 Page 9