PCRES 2002-085PLANNING COMMISSION RESOLUTION 2002-085
A RESOLUTION OF THE PLANNING COMMISSION OF THE
CITY OF LA QUINTA, CALIFORNIA, APPROVING THE
DEVELOPMENT PLANS FOR CONSTRUCTION OF A
SECOND CHURCH HALL ON A 2.39 ACRE SITE
CASE NO.: SITE DEVELOPMENT PERMIT 2001-702, AMENDMENT #1
APPLICANT: LA QUINTA CONGREGATIONS OF JEHOVAH'S WITNESSES
WHEREAS, the Planning Commission of the City of La Quinta, California,
did on the 3RD day of September, 2002, hold a duly noticed Public Hearing, to consider
the request of the La Quinta Congregations of Jehovah's Witnesses to approve the
development plans for a 4,280± square foot church hall in the RL zoning district,
located on the east side of Dune Palms Drive, south of Westward Ho Drive, more
particularly described as:
APN 649-040-013
WHEREAS, the Architecture and Landscaping Review Committee, on the
seventh day of August, 2002, at a regular meeting, adopted Minute Motion 2002-033,
recommending approval of the architectural plans for the new building, subject to
conditions; 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. The General Plan designates the project area as Low Density Residential and a
Conditional Use Permit has been approved to permit the use on the property.
2. The proposed building is designed to comply with the Zoning Code requirements
including, but not limited to, height limits, setbacks and size.
3 The La Quinta Community Development Department has determined that the
request is categorically exempt from the California Environmental Quality Act
(Section 15303 New Construction or Conversion of Small Structures).
4. The architectural design of the project including, but not limited to, the
architectural style, scale, building mass, materials, colors, architectural details,
roof style, and other architectural elements are compatible with the surrounding
development and with the quality of design prevalent in the city. The building
is well designed with articulation on the front and rear elevations. The project
p:\stan\sdp 2001-702 amend #1 pc res.wpd
Planning Commission Resolution 2002-085
Site Development Permit 2001-702, Amendment #1
La Quinta Congregations of Jehovah's Witnesses
Adopted: September 3, 2002
uses architectural features, colors, and materials to be compatible with the first
hall approved.
5. The previously approved site design of the project including, but not limited to,
project entries, interior circulation, pedestrian amenities, screening of equipment
and trash enclosures, exterior lighting, and other site design elements are
compatible with surrounding development and with the quality of design
prevalent in the city.
6. Project landscaping including, but not limited to, the location, type, size, color,
texture, and coverage of plant materials has been designed so as to provide
relief, complement buildings, visually emphasize prominent design elements and
vistas, screen undesirable views, provide a harmonious transition between
adjacent land uses and between development and open space, provide an
overall unifying influence, enhance the visual continuity of the project, and
complement the surrounding project area, ensuring lower maintenance and
water use.
7. The one building sign will be consistent with the intent of the Zoning Code and
will be in harmony and visually related to the proposed buildings, with approval.
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 hereby approve Site Development Permit 2001-702, Amendment
#1 for the reasons set forth in this Resolution, subject to the attached c
conditions.
PASSED, APPROVED, and ADOPTED at a regular meeting of the La
Quinta Planning Commission, held on the 3RD day of September, 2002, by the
following vote, to wit:
AYES: Commissioners Abels, Kirk, Robbins, Tyler, and Chairman Butler
NOES: None
ABSENT: None
ABSTAIN: None
p:\stan\sdp 2001-702 amend #1 pc res.wpd
Planning Commission Resolution 2002-085
Site Development Permit 2001-702, Amendment #1
La Quinta Congregations of Jehovah's Witnesses
Adopted: September 3, 2002
I ARD BUTLER, Chairman
City of La Quinta, California
ATTEST:
iY HE Community Development Director
of La Uinta, California
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PLANNING COMMISSION RESOLUTION 2002-085
CONDITIONS OF APPROVAL - FINAL
SITE DEVELOPMENT PERMIT 2001-702, AMENDMENT #1
LA QUINTA CONGREGATIONS OF JEHOVAH'S WITNESSES
SEPTEMBER 3, 2002
GENERAL
1. 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
development application or any application thereunder. 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.
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)
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.
PROPERTY RIGHTS
3. 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.
4. Right of way dedications required of this development include:
PUBLIC STREETS
5. Dunes Palm Road (Secondary Arterial) - 44-foot half of 88-foot right of way.
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PLANNING COMMISSION RESOLUTION 2002-085
CONDITIONS OF APPROVAL - FINAL
SITE DEVELOPMENT PERMIT 2001-702, AMENDMENT #1
LA QUINTA CONGREGATIONS OF JEHOVAH'S WITNESSES
SEPTEMBER 3, 2002
6. 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. Dune Palms Road (Secondary Arterial) - 10-feet
Where public facilities (e.g., sidewalks) are placed on privately -owned setbacks,
the applicant shall dedicate blanket easements for those purposes.
7. The applicant shall dedicate easements necessary for placement of and access
to utility lines and structures, drainage basins, mailbox clusters, and common
areas.
8. The applicant shall furnish proof of easements or written permission, as
appropriate, from owners of any abutting properties on which grading, retaining
wall construction, permanent slopes, or other encroachments are to occur.
9. 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.
10. 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.
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PLANNING COMMISSION RESOLUTION 2002-085
CONDITIONS OF APPROVAL - FINAL
SITE DEVELOPMENT PERMIT 2001-702, AMENDMENT #1
LA QUINTA CONGREGATIONS OF JEHOVAH'S WITNESSES
SEPTEMBER 3, 2002
Plans for improvements not listed above shall be in formats approved by the
City Engineer.
11. 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.
12. 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
13. Applicant shall correct discrepancies in pad elevations and contour lines using
correct elevations, based on known datum elevations.
14. Prior to issuance of a grading permit, the applicant shall furnish a preliminary
geotechnical ("soils") report and an approved 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.
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.
15. 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.
16. 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
P:\PC Reso & COA\sdp 2001-702 amend #1 pc coa.wpd
PLANNING COMMISSION RESOLUTION 2002-085
CONDITIONS OF APPROVAL - FINAL
SITE DEVELOPMENT PERMIT 2001-702, AMENDMENT #1
LA QUINTA CONGREGATIONS OF JEHOVAH'S WITNESSES
SEPTEMBER 3, 2002
a form acceptable to the city, in an amount sufficient to guarantee compliance
with the provisions of the permit.
17. 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.
18. 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.
110:L\I�I_[elq
The applicant shall comply with the provisions of Engineering Bulletin No. 97.03 and
the following:
19. Stormwater shall normally be retained in common retention basin(s). Individual -
lot basins shall meet the provisions of Chapter 13.24, LQMC.
20. Storm flow in excess of retention capacity shall be routed through a designated,
unimpeded overflow outlet to the historic drainage relief route.
21. Storm drainage historically received from adjoining property shall be retained on
site or passed through to the overflow outlet.
22. 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.
23. 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 parking lot. No
fence or wall shall be constructed around basins unless approved by the
Community Development Director and the City Engineer.
P:\PC Reso & COA\sdp 2001-702 amend #1 pc coa.wpd
PLANNING COMMISSION RESOLUTION 2002-085
CONDITIONS OF APPROVAL - FINAL
SITE DEVELOPMENT PERMIT 2001-702, AMENDMENT #1
LA QUINTA CONGREGATIONS OF JEHOVAH'S WITNESSES
SEPTEMBER 3, 2002
24. If the applicant proposes discharge of stormwater directly or indirectly to the
Coachella Valley Stormwater Channel, the applicant shall indemnify the City
from the costs of any sampling and testing of the development's drainage
discharge 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. The indemnification shall be
executed and furnished to the City prior to issuance of any grading,
construction or building permit and shall be binding on all heirs, executors,
administrators, assigns, and successors in interest in the land within this
tentative map excepting therefrom those portions required to be dedicated or
deeded for public use. The form of the indemnification shall be acceptable to
the City Attorney. If such discharge is approved for this development, the
applicant shall make provisions in the CC&Rs for meeting these potential
obligations.
25. The tract shall be designed to accommodate purging and blowoff water from
any on -site or adjacent well sites granted or dedicated to the local water utility
authority as a requirement for development of this property.
UTILITIES
26. 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.
27. 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.
28. 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.
STREET AND TRAFFIC IMPROVEMENTS
29. The applicant shall install an 8-foot sidewalk after the City improves Dune
Palms.
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PLANNING COMMISSION RESOLUTION 2002-085
CONDITIONS OF APPROVAL - FINAL
SITE DEVELOPMENT PERMIT 2001-702, AMENDMENT #1
LA QUINTA CONGREGATIONS OF JEHOVAH'S WITNESSES
SEPTEMBER 3, 2002
30. Parking lot design shall comply with the LQMC Chapter 9.150
31. 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)•
32. 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.
33. 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" c.a.b.
34. 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.
35. 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. If on -site streets
are initially constructed with partial pavement thickness, the applicant shall
complete the pavement prior to final inspections of the last ten percent of
homes within the tract or when directed by the City, whichever comes first.
LANDSCAPING
36. The applicant shall provide landscaping in required setbacks, retention basins,
common lots, and park areas.
PAPC Reso & COA\sdp 2001-702 amend #1 pc coa.wpd
PLANNING COMMISSION RESOLUTION 2002-085
CONDITIONS OF APPROVAL - FINAL
SITE DEVELOPMENT PERMIT 2001-702, AMENDMENT #1
LA QUINTA CONGREGATIONS OF JEHOVAH'S WITNESSES
SEPTEMBER 3, 2002
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.
39. Landscaping of varying heights shall be provided on the sides of the rear hall to
provide a breakup of the building wall expanses.
PUBLIC SERVICES
40, The applicant shall provide public transit improvements as required by Sunline
Transit and approved by the City Engineer.
QUALITY ASSURANCE
41. The applicant shall employ construction quality -assurance measures which meet
the approval of the City Engineer.
42. 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.
43. 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.
44. Upon completion of construction, the applicant shall furnish the City
reproducible record drawings of all improvement plans which were signed by
PAPC Reso & COA\sdp 2001-702 amend #1 pc coa.wpd
PLANNING COMMISSION RESOLUTION 2002-085
CONDITIONS OF APPROVAL - FINAL
SITE DEVELOPMENT PERMIT 2001-702, AMENDMENT #1
LA QUINTA CONGREGATIONS OF JEHOVAH'S WITNESSES
SEPTEMBER 3, 2002
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
45. 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.
FEES AND DEPOSITS
46. 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.
47. Prior to completion of any approval process for modification of boundaries of
the property or lots subject to these conditions, the applicant shall process a
reapportionment of any bonded assessment(s) against the property and pay the
cost of the reapportionment.
COMMUNITY DEVELOPMENT DEPARTMENT
48. Prior to issuance of a building permit, the building shall be moved outside the
20-foot frontyard setback.
49. Windows shall be provided on the western, northern, and southern elevations
of the front building. The accent bands around each window shall be raised
from the wall surface a minimum of 4 inches. The north side of the rear
building shall be provided with architectural articulation through use of real or
false windows or other similar treatment.
50. Landscaping within the parking lot shall be equal to or greater than 5% of the
— total parking lot area. This shall be demonstrated on the final landscaping plan.
51. Berms ranging from three to four feet in height shall be included in the western
and northwestern landscaping islands.
PAPC Reso & COA\sdp 2001-702 amend #1 pc coa.wpd
PLANNING COMMISSION RESOLUTION 2002-085
CONDITIONS OF APPROVAL - FINAL
SITE DEVELOPMENT PERMIT 2001-702, AMENDMENT #1
LA QUINTA CONGREGATIONS OF JEHOVAH'S WITNESSES
SEPTEMBER 3, 2002
52. Final landscaping and irrigation plans shall be prepared and signed by a
landscape architect licensed in the state of California.
53. An archaeological monitor shall be on site during all grading and trenching
activities. The monitor shall be empowered to halt or redirect activities should
an artifact be located. The monitor shall collect all resources in a manner
prescribed by the City's Municipal Code. A final report shall be submitted to the
Historic Preservation Commission for approval prior to issuance of a certificate
of occupancy for the first building.
54. The applicant shall work with staff to reduce the height of the light poles to be
similar to those recently approved for projects such as the Omri and Boni
Restaurant.
FIRE DEPARTMENT
55. Minimum fire flow shall be 1750 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.
56, The required fire flow shall be available from a Super fire hydrant (6"X
4"X2.5"X2.5") located not less than 25' or more than 165' from any portion
of the building as measured along approved vehicular travel ways.
57. Blue dot reflectors shall be placed in the street 8 inches from centerline to the
side that the fire hydrant is on, to identify fire hydrant locations.
58. Prior to the issuance of a building permit, applicant shall furnish one blue line
copy of the water system plans to the Fire Department for review. 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."
59. Install portable fire extinguishers per NFPA, pamphlet #10, but not less than
2A10BC in rating. Travel distance between fire extinguishers may not exceed
75 feet.
60. Install a KNOX key lock box, model 4400, 3200 or 1300. Key lock box is to be
installed, to the right side of the front door, six feet from top of box to finished
grade.
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