PCRES 2003-096PLANNING COMMISSION RESOLUTION 2003-096
A RESOLUTION OF THE PLANNING COMMISSION OF THE
CITY OF LA QUINTA, CALIFORNIA, APPROVING
DEVELOPMENT PLANS TO ALLOW A 224 UNIT
APARTMENT COMPLEX AND ANCILLARY FACILITIES ON
A 14.54 ACRE SITE LOCATED AT THE NORTHEAST SIDE
OF WASHINGTON STREET AND PALM ROYALE DRIVE
CASE NO.: SITE DEVELOPMENT PERMIT 2003-792
APPLICANT: WHITECO RESIDENTIAL, LLC
WHEREAS, the Planning Commission of the City of La Quinta, California,
did, on the 251" day of November, 2003, hold a duly noticed Public Hearing to consider
a request by Whiteco Residential, LLC, for approval of development plans to allow a
224 unit apartment complex and ancillary facilities on a 14.54 acre site, generally
located at the northeast corner of Washington Street and Palm Royale Drive, more
particularly described as follows:
APNs: 609-051-010
WHEREAS, said Site Development Permit application has complied with
the requirements of "The Rules to Implement the California Environmental Quality Act
of 1970" as amended (Resolution 83-68), in that the Community Development
Department has prepared an Initial Study (EA 2003-487) and has determined that
although the proposed project could have a significant adverse impact on the
environment, there would not be a significant effect in this case because appropriate
mitigation measures were made a part of the assessment, and therefore, a Mitigated
Negative Declaration of Environmental Impact should be filed; and,
WHEREAS, at said Public Hearing, upon hearing and considering all
testimony and arguments, if any, of all interested persons desiring to be heard, said
Planning Commission did make the following mandatory findings pursuant to Section
9.210.010 of the Zoning Code to justify approval of said Site Development Permit:
Consistency with the General Plan: The project as proposed is consistent with
the goals and policies of the General Plan in that the high density uses are
allowed under the High Density Residential (HDR) Land Use designation.
2. Consistency with the Zoning Code: The proposed project is consistent with the
High Density Residential (RH) Zoning District, in that the project meets the
- development standards including, but not limited to, setbacks, architecture,
building heights, building mass, exterior lighting, parking, circulation, open
space and landscaping.
PC Reso SDP 2003-792.doc
Planning Commission Resolution 2003-
Site Development Permit 2003-792
Whiteco Residential, LLC
November 25, 2003
3. Compliance with the California Environmental Quality Act (CEQA): The
proposed project complies with the requirements of CEQA in that Environmental
Assessment 2003-487 was prepared for this project with imposed mitigation
measures to reduce impacts to less than significant levels. A Mitigated
Negative Declaration of environmental impact was certified.
4. Architectural Design: The architectural design of the proposed buildings,
including, but not limited to, architectural style, scale, building mass, materials,
colors, architectural details, roof style, and other architectural elements, are
compatible with surrounding development and quality of design prevalent in the
City. The buildings mass has been reduced due to the articulation, exterior
stucco finish, desert tone colors and different pitched tile roofs. In addition, the
proposed buildings are adequately set back with multiple wall planes so as to
minimize the appearance of a large structural mass.
5. Site Design: The site design of the proposed project, including but not limited
to, project entries, interior circulation, pedestrian access, pedestrian amenities,
screening of equipment, trash enclosures, exterior lighting, and other site design
elements such as scale, mass, appearance, and amount of landscaping are
compatible with the quality of design prevalent in the City in that the proposed
project meets the development standards of the Site Development Permit.
6. Landscape Design: The landscaping for the proposed project, including but not
limited to, the location, type, size, color, texture, and coverage of plant
materials, has been designed to provide visual relief, complement the buildings,
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 drought tolerant plants, trees and shrubs, 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:
1. That the above recitations are true and correct and constitute the findings of
the Planning Commission for this Site Development Permit;
2. That it does hereby approve Site Development Permit 2003-792 for the reasons
set forth in this Resolution and subject to the Conditions of Approval attached
hereto;
PC Reso SDP 2003-792.doc
Planning Commission Resolution 2003-
Site Development Permit 2003-792
Whiteco Residential, LLC
November 25, 2003
PASSED, APPROVED and ADOPTED at a regular meeting of the La Quinta
Planning Commission held on this 25`h day of November 2003, by the following vote,
to wit:
AYES: Commissioners Abels, Daniels, Quill, Tyler, and Chairman Kirk
NOES: None
ABSENT: None
ABSTAIN: None
RK, Chairman
La Quinta, California
ATTEST:
1Y HPMAN -
mu ity Development Director
of La Quinta, California
PC Reso SDP 2003-792.doc
PLANNING COMMISSION RESOLUTION 2003-096
CONDITIONS OF APPROVAL — FINAL
SITE DEVELOPMENT PERMIT 2003-792 — MONTE VISTA APARTMENTS
ADOPTED: NOVEMBER 25, 2003
GENERAL
1. The applicant agrees to defend, indemnify and hold harmless the City of La Quinta
("City"), its agents, officers and employees from any claim, action or proceeding to
attack, set aside, void, or annul the approval of this recorded thereunder. 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 any grading, construction, or building permit by the City, the
applicant shall obtain the necessary clearances and/or permits from the following
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)
SunLine Transit Agency
The applicant is responsible for all requirements of the permits and/or clearances
from the above listed agencies. When the requirements include approval of
improvement plans, the applicant shall furnish proof of such approvals when
submitting those improvements plans for City approval.
3. The applicant shall comply with applicable provisions of the City's NPDES
stormwater discharge permit, Sections 8.70.010 et seq. (Stormwater Management
and Discharge Controls), and 13.24.170 (Clean Air/Clean Water), LQMC; Riverside
County Ordinance No. 457; and the State Water Resources Control Board's Order
No. 99-08-DWQ .
A. For construction activities including clearing, grading or excavation of land that
disturbs five (5) acres or more of land, or that disturbs less than five (5) acres
of land, but which is a part of a construction project that encompasses more
than five (5) acres of land, the Permitee shall be required to submit a Storm
Water Pollution Protection Plan ("SWPPP").
P:\PC Reso & COA\November 25, 2003\SDP 03 792 COA Final.doc
PLANNING COMMISSION RESOLUTION 2003-096
CONDITIONS OF APPROVAL — FINAL
SITE DEVELOPMENT PERMIT 2003-792 — MONTE VISTA APARTMENTS
ADOPTED: NOVEMBER 25, 2003
B. The applicant's SWPPP shall be approved by the City Engineer prior to any on
or off -site grading being done in relation to this project.
C. The applicant shall ensure that the required SWPPP is available for inspection
at the project site at all times through and including acceptance of all
improvements by the City.
D. The applicant's SWPPP shall include provisions for all of the following Best
Management Practices ("BMPs") (8.70.020 (Definitions), LQMC):
1) Temporary Soil Stabilization (erosion control).
2) Temporary Sediment Control.
3) Wind Erosion Control.
4) Tracking Control.
5) Non -Storm Water Management.
6) Waste Management and Materials Pollution Control.
E. All erosion and sediment control BMPs proposed by the applicant shall be
approved by the City Engineer prior to any onsite or offsite grading, pursuant
to this project.
F. The approved SWPPP and BMPs shall remain in effect for the entire duration
of project construction until all improvements are completed and accepted by
the City.
4. 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).
PROPERTY RIGHTS
5. Prior to issuance of any permit(s), the applicant shall acquire or confer easements
and other property rights necessary for the 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.
SDP 03 792 COA Final.doc 2
PLANNING COMMISSION RESOLUTION 2003-096
CONDITIONS OF APPROVAL — FINAL
SITE DEVELOPMENT PERMIT 2003-792 — MONTE VISTA APARTMENTS
ADOPTED: NOVEMBER 25, 2003
6. The applicant shall offer for dedication all public street right-of-ways in conformance
with the City's General Plan, Municipal Code, applicable specific plans, and/or as
required by the City Engineer.
7. The public street right-of-way offers for dedication required for this development
include:
A. PUBLIC STREETS
1) Washington Street (Major Arterial, 120' ROW) — No additional right of
way is required except for an additional right of way dedication at the
Palm Royale Drive intersection for a total of 66 feet from the centerline
and 200 feet long plus a variable dedication of an additional 230 feet to
accommodate improvements conditioned under STREET AND TRAFFIC
IMPROVEMENTS.
2) Palm Royale Drive (Pursuant to Parcel Map No. 27131, 72' ROW) — No
additional right of way is required except for an additional right of way
dedication at the Washington Street intersection for a total of 44 feet
from the centerline and approximately 270 long including variable
dedication of an additional 50 feet to accommodate improvements
conditioned under STREET AND TRAFFIC IMPROVEMENTS.
3) Darby Road (Local Street, 60' ROW) — No additional right of way is
required.
8. Dedications shall include additional widths as necessary for dedicated right and left
turn lanes, bus turnouts, and other features contained in the approved construction
plans.
9. The applicant shall create perimeter landscaping setbacks along all public right-of-
ways as follows:
A. Washington Street (Major Arterial) - 20-foot from the R/W-P/L.
B. Palm Royale Drive (Collector) - 10-foot from the R/W-P/L.
The listed setback depth shall be the average depth where a meandering wall design
is approved.
SDP 03 792 COA Final.doc 3
PLANNING COMMISSION RESOLUTION 2003-096
CONDITIONS OF APPROVAL — FINAL
SITE DEVELOPMENT PERMIT 2003-792 — MONTE VISTA APARTMENTS
ADOPTED: NOVEMBER 25, 2003
The setback requirements shall apply to all frontages 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 offer for dedication blanket easements for those purposes on the Final
Map.
10. The applicant shall offer for dedication those easements necessary for the placement
of, and access to, utility lines and structures, drainage basins, mailbox clusters, park
lands, and common areas on the improvement plans.
11, As proposed, there is no direct vehicular access to Washington Street from lots with
frontage along Washington Street. .
Direct vehicular access to Palm Royale Drive from lots with frontage along Palm
Royale Drive is restricted as conditioned herewith. The Primary Entry shall be located
as shown on the approved Site Development Permit Plan and as approved by the
Public Works Department. —
12. Direct vehicular access to Darby Road from lots with frontage along Darby Road is
restricted, except for those access points identified on the approved Site
Development Permit Plan, or as otherwise conditioned in these conditions of
approval.
13. The applicant shall furnish proof of easements, or written permission, as appropriate,
from those owners of all abutting properties on which grading, retaining wall
construction, permanent slopes, or other encroachments will occur.
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/or architects, as appropriate, and shall comply with the provisions of
Section 13.24.040 (Improvement Plans), LQMC.
15. The following improvement plans shall be prepared and submitted for review and
approval by the City. A separate set of plans for each line item specified below
shall be prepared. The plans shall utilize the minimum scale specified, unless
otherwise authorized by the City Engineer in writing. Plans may be prepared at a
larger scale if additional detail or plan clarity is desired. Note, the applicant may be
SDP 03 792 COA Final.doc 4
PLANNING COMMISSION RESOLUTION 2003-096
CONDITIONS OF APPROVAL — FINAL
SITE DEVELOPMENT PERMIT 2003-792 — MONTE VISTA APARTMENTS
ADOPTED: NOVEMBER 25, 2003
required to prepare other improvement plans not listed here pursuant to
improvements required by other agencies and utility purveyors.
A. Off -Site Street Plan:
1 " = 40' Horizontal,
1 " = 40' Vertical
The street improvement plans shall include permanent traffic control and
separate plan sheet(s) (drawn at 20 scale) that show the meandering sidewalk,
mounding, and berming design in the combined parkway and landscape
setback area.
B. On -Site Rough Grading Plan
C. Site Development Plan
D. Traffic Signal Plan
1 "
= 40'
Horizontal
1 "
= 30'
Horizontal
1 "
= 20'
Horizontal
Other engineered improvement plans prepared for City approval that are not listed
above shall be prepared in formats approved by the City Engineer prior to
commencing plan preparation.
All Off -Site Plan & Profile Street Plans and Signing & Striping Plans shall show all
existing improvements for a distance of at least 200-feet beyond the project limits, or
a distance sufficient to show any required design transitions.
"Rough Grading" plans shall normally include perimeter walls with Top Of Wall & Top
Of Footing elevations shown. All footings shall have a minimum of 1-foot of cover,
or sufficient cover to clear any adjacent obstructions.
The applicant shall prepare an accessibility assessment on a marked up print of the
building floor plan identifying every building egress and notes the 2001 California
Building Code accessibility requirements associated with each door. The assessment
must comply with submittal requirements of the Building & Safety Department. A
copy of the reviewed assessment shall be submitted to the Engineering Department
in conjunction with the Site Development Plan when it is 'submitted for plan
checking.
In addition to the normal set of improvement plans, a "Site Development" plan and a
"Site Utility" plan are required to be submitted for approval by the Building Official
and the City Engineer.
SDP 03 792 COA Final.doc 5
PLANNING COMMISSION RESOLUTION 2003-096
CONDITIONS OF APPROVAL — FINAL
SITE DEVELOPMENT PERMIT 2003-792 — MONTE VISTA APARTMENTS
ADOPTED: NOVEMBER 25, 2003
"Site Development" plans shall normally include all on -site surface improvements
including but not necessarily limited to finish grades for curbs & gutters, building
floor elevations, parking lot improvements and ADA requirements.
16. The City maintains standard plans, detail sheets and/or construction notes for
elements of construction. For a fee, established by City Resolution, the applicant
may purchase such standard plans, detail sheets and/or construction notes from the
City.
17. The applicant shall furnish a complete set of the AutoCAD files of all approved
improvement plans on a storage media acceptable to the City Engineer. The files
shall be saved in a standard AutoCAD format so they may be fully retrievable through
a basic AutoCAD program.
At the completion of construction, and prior to the final acceptance of the
improvements by the City, the applicant shall update the AutoCAD files in order to
reflect the as -built conditions.
Where the improvement plans were not produced in a standard AutoCAD format, or
a file format that can be converted to an AutoCAD format, the City Engineer will
accept raster -image files of the plans.
IMPROVEMENT SECURITY AGREEMENTS
18. Should the applicant fail to construct the improvements for the development, or fail
to satisfy its obligations for the development in a timely manner, the City shall have
the right to halt issuance of building permits, and/or final building inspections,
withhold other approvals related to the development of the project, or call upon the
surety to complete the improvements:
GRADING
19. The applicant shall comply with the provisions of Section 13.24.050 (Grading
Improvements), LQMC.
20. Prior to occupancy of the project site for any construction, or other purposes, the
applicant shall obtain a grading permit approved by the City Engineer.
21. To obtain an approved grading permit, the applicant shall submit and obtain approval
of all of the following:
A. A grading plan prepared by a qualified engineer,
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PLANNING COMMISSION RESOLUTION 2003-096
CONDITIONS OF APPROVAL - FINAL
SITE DEVELOPMENT PERMIT 2003-792 - MONTE VISTA APARTMENTS
ADOPTED: NOVEMBER 25, 2003
B. A preliminary geotechnical ("soils") report prepared by a qualified engineer,
C. A Fugitive Dust Control Plan prepared in accordance with Chapter 6.16,
(Fugitive Dust Control), LQMC, and
D. A Best Management Practices report prepared in accordance with Sections
8.70.010 and 13.24.170 (NPDES stormwater discharge permit and Storm
Management and Discharge Controls), LQMC.
All grading shall conform to the recommendations contained in the Preliminary Soils
Report, and shall be certified as being adequate by a soils engineer, or by an
engineering geologist.
A statement shall appear on the Final Map that a soils report has been prepared in
accordance with the California Health & Safety Code § 17953.
The applicant shall furnish security, in a form acceptable to the City, and in an
amount sufficient to guarantee compliance with the approved Fugitive Dust Control
Plan provisions as submitted with its application for a grading permit.
22. The applicant shall maintain all open graded, undeveloped land in order to prevent
wind and/or water erosion of such land. All open graded, undeveloped land shall
either be planted with interim landscaping, or stabilized with such other erosion
control measures, as were approved in the Fugitive Dust Control Plan.
23. Grading within the perimeter setback and parkway areas shall have undulating terrain
and shall conform with the requirements of LQMC Section 9.60.240(F) except as
otherwise modified by this condition requirement. The maximum slope shall not
exceed 3:1 anywhere in the landscape setback area, except for the backslope (i.e.
the slope at the back of the landscape lot) which shall not exceed 2:1 if fully planted
with ground cover. The maximum slope in the first six (6) feet adjacent to the curb
shall not exceed 4:1 when the nearest edge of sidewalk is within six (6) of the curb,
otherwise the maximum slope within the right of way shall not exceed 3:1. All
unpaved parkway areas adjacent to the curb shall be depressed one and one-half
inches (1.5") in the first eighteen inches (18") behind the curb.
24. Prior to the issuance of a building permit for any building lot, the applicant shall
provide a lot pad certification stamped and signed by a qualified engineer or surveyor.
Each pad certification shall list the pad elevation as shown on the approved grading
plan, the actual pad elevation and the difference between the two, if any. Such pad
SDP 03 792 COA Final.doc 7
PLANNING COMMISSION RESOLUTION 2003-096
CONDITIONS OF APPROVAL — FINAL
SITE DEVELOPMENT PERMIT 2003-792 — MONTE VISTA APARTMENTS
ADOPTED: NOVEMBER 25, 2003
certification shall also list the relative compaction of the pad soil. The data shall be
organized by lot number, and listed cumulatively if submitted at different times.
nRAINACiF
25. The applicant shall revise proposed retention basins to comply with the provisions of
Section 13.24.120 (Drainage), LQMC, Engineering Bulletin No. 97.03. More
specifically, stormwater falling on site during the 100 year 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. The
design storm shall be either the 3 hour, 6 hour or 24 hour event producing the
greatest total run off.
26. In design of retention facilities, the maximum percolation rate shall be two inches per
hour. The percolation rate will be considered to be zero unless the applicant provides
site specific data indicating otherwise.
27. Nuisance water shall be retained on site. In residential developments, nuisance water
shall be disposed of in a trickling sand filter and leach field or equivalent system
approved by the City Engineer. The sand filter and leach field shall be designed to
contain surges of up to 3 gph/1,000 sq. ft. of landscape area, and infiltrate 5
gpd/1,000 sq. ft.
28. The project shall be designed to accommodate purging and blowoff water (through
underground piping and/or retention facilities) 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.
29. No fence or wall shall be constructed around any retention basin unless approved by
the Community Development Director and the City Engineer.
30. For on -site common retention basins, retention depth shall be according to
Engineering Bulletin 97.03, and side slopes shall not exceed 3:1 and shall be planted
with maintenance free ground cover. For retention basins on individual lots, retention
depth shall not exceed two feet.
31. Stormwater may not be retained in landscaped parkways or landscaped setback lots
Only incidental storm water (precipitation which directly falls onto the setback) will
be permitted to be retained in the landscape setback areas. The perimeter setback
and parkway areas in the street right-of-way shall be shaped with berms and
SDP 03 792 COA Final.doc 8
PLANNING COMMISSION RESOLUTION 2003-096
CONDITIONS OF APPROVAL — FINAL
SITE DEVELOPMENT PERMIT 2003-792 — MONTE VISTA APARTMENTS
ADOPTED: NOVEMBER 25, 2003
mounds, pursuant to Section 9.100.040(B)(7), LQMC.
32. The design of the development shall not cause any increase in flood boundaries,
levels or frequencies in any area outside the development.
33. The development shall be graded to permit storm flow in excess of retention capacity
to flow out of the development through a designated overflow and into the historic
drainage relief route.
34. Storm drainage historically received from adjoining property shall be received and
retained or passed through into the historic downstream drainage relief route.
I JTI1 ITIFS
35. The applicant shall comply with the provisions of Section 13.24.110 (Utilities),
LQMC.
36. The applicant shall obtain the approval of the City Engineer for the location of all
utility lines within any right-of-way, and all above -ground utility structures
including, but not limited to, traffic signal cabinets, electric vaults, water valves,
and telephone stands, to ensure optimum placement for practical and aesthetic
purposes.
37. Existing overhead utility lines within, or adjacent to the proposed development, and
all proposed utilities shall be installed underground.
All existing utility lines attached to joint use 92 KV transmission power poles are
exempt from the requirement to be placed underground.
38. Underground 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 all utility trench compaction for
approval by the City Engineer.
STREET AND TRAFFIC IMPROVEMENTS
39. The applicant shall comply with the provisions of Sections 13.24.060 (Street
Improvements), 13.24.070 (Street Design - Generally) & 13.24.100 (Access For
Individual Properties And Development), LQMC for public streets; and Section
SDP 03 792 COA Final.doc 9
PLANNING COMMISSION RESOLUTION 2003-096
CONDITIONS OF APPROVAL — FINAL
SITE DEVELOPMENT PERMIT 2003-792 — MONTE VISTA APARTMENTS
ADOPTED: NOVEMBER 25, 2003
13.24.080 (Street Design - Private Streets), where private streets are proposed.
40. The applicant shall construct the following street improvements to conform with the
General Plan.
A. OFF -SITE STREETS
11 Washington Street (Major Arterial; 120' R/W):
Widen the east side of the street along all frontage adjacent to the Site
Development Permit boundary to its ultimate width on the east side as
specified in the General Plan and the requirements of these conditions. The
east curb face shall be located fifty one feet (51') east of the centerline,
except at locations where additional street width is needed to accommodate:
a) Bus turnout and bus shelter (per City design standards) (if
required by Sunline Transit)
b) A dual left turn lane at the Palm Royale Drive intersection. The
east curb face shall be located fifty seven feet (57') and 200 '
long plus a variable widening of an additional 230' east of the
centerline.
Other required improvements in the Washington Street right or way and/or
adjacent landscape setback area include:
a) All appurtenant components such as, but not limited to: curb,
gutter, traffic control striping, legends, and signs.
b) 8-foot wide meandering sidewalk. The meandering sidewalk shall
have an arrhythmic horizontal layout that utilizes concave and
convex curves with respect to the curb line that either touches
the back of curb or approaches within five feet of the curb at
intervals not to exceed 250 feet. The sidewalk curvature radii
should vary between 50 and 300 feet, and at each point of
reverse curvature, the radius should change to assist in creating
the arrhythmic layout. The sidewalk shall meander into the
landscape setback lot and approach within 5 feet of the
perimeter wall at intervals not to exceed 250 feet.
c) A County of Riverside benchmark in the Washington Street right
SDP 03 792 COA Final.doc 10
PLANNING COMMISSION RESOLUTION 2003-096
CONDITIONS OF APPROVAL — FINAL
SITE DEVELOPMENT PERMIT 2003-792 — MONTE VISTA APARTMENTS
ADOPTED: NOVEMBER 25, 2003
of way established by a licensed surveyor.
d) The applicant shall install the traffic signal at the Washington
Street and Palm Royale Drive intersection when warrants are
met. Applicant is responsible for 50 % of the cost to design and
install the traffic signal. The applicant shall enter upon an
agreement with the Desert Sands Unified School District for the
remaining obligation. Applicant shall enter into a SIA to post
security for 50 % of the cost to design and install the traffic
signal prior to issuance of an on -site grading permit and the
security shall remain in full force and effect until the signal is
actually installed by the applicant or the Desert Sands Unified
School District.
2) Palm Royale Drive - Pursuant to Parcel Map No. 27131, 72' ROW
Construct the north half of the street along all frontage adjacent to the Site
Development Permit boundary to its ultimate width on the north side as
specified in the General Plan and the requirements of these conditions. The
north curb face shall be located twenty four feet (24') north of the centerline,
except at locations where additional street width is needed to accommodate:
a) Bus turnout and shelter (pursuant to City design standards) (if
required by Sunline Transit).
b) A right turn only deceleration for the Washington Street
intersection between Washington Street and the Primary Entry on
Palm Royale Drive. The north curb face shall be located thirty
four feet (34') north of the centerline and transition to twenty
four feet (241. The length of the right turn only deceleration lane
with transitions shall be approximately 270 feet in length.
c) An additional street widening of fourteen feet (14') south of the
centerline to accommodate east bound traffic from Washington
Street to east of Darby Road.
Other required improvements in the Palm Royale Drive right of way and/or
adjacent landscape setback area include:
d) All appurtenant components such as, but not limited to: curb,
gutter, traffic control striping, legends, and signs.
SDP 03 792 COA Final.doc 11
PLANNING COMMISSION RESOLUTION 2003-096
CONDITIONS OF APPROVAL — FINAL
SITE DEVELOPMENT PERMIT 2003-792 — MONTE VISTA APARTMENTS
ADOPTED: NOVEMBER 25, 2003
An 8-foot sidewalk shall be constructed along the north side of
Palm Royale Street adjacent to the curb.
3) Darby Road — Local Street, 60' ROW
Widen the north side of the street along all frontage adjacent to the Site
Development Permit boundary to its ultimate on the north side as specified in
the General Plan and the requirements of these conditions. The north curb face
shall be located eighteen feet (18') north of the centerline, except at locations
where additional street width is needed to accommodate:
a) An additional street widening of fourteen feet (14') south of the
centerline to accommodate east bound traffic from Palm Royale
Drive to the existing Darby Road.
The City shall process vacation of the existing Darby Road as part of this Site Development
Permit.
41. All gated entries shall provide for a three -car minimum stacking capacity for inbound
traffic; and shall provide for a full turn -around outlet for non -accepted vehicles.
Where a gated entry is proposed, the applicant shall submit a detailed exhibit at a
scale of 1 " = 10', demonstrating that those passenger vehicles that do not gain
entry into the development can safely make a full turn -around out onto the main
street from the gated entry.
Two lanes of traffic shall be provided on the entry side of each gated entry, one lane
shall be dedicated for residents, and one lane for visitors.
Entry drives, main interior circulation routes, standard knuckles, corner cutbacks, bus
turnouts, dedicated turn lanes and other features shown on the approved
construction plans, may require additional street widths as may be determined by the
City Engineer.
42. The applicant shall design street pavement sections using CalTrans' design procedure
for 20-year life pavement, and the site -specific data for soil strength and anticipated
traffic loading (including construction traffic). Minimum structural sections shall be
as follows:
Residential/Parking Facilities 3.0" a.c./4.5" c.a.b.
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PLANNING COMMISSION RESOLUTION 2003-096
CONDITIONS OF APPROVAL — FINAL
SITE DEVELOPMENT PERMIT 2003-792 — MONTE VISTA APARTMENTS
ADOPTED: NOVEMBER 25, 2003
Collector/Local
Secondary Arterial
Major Arterial
4.0" a.c./5.0" c.a.b.
4.0" a.c./6.0" c.a.b.
5.5" a.c./6.5" c.a.b.
or the approved equivalents of alternate materials.
43. 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.
44. General access points and turning movements of traffic are limited to the following:
A. Primary Entry (Palm Royale Drive): Full turn movements are permitted.
B. Secondary Entry (Darby Road): Full turn movements are permitted.
45. 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.
46. Improvements shall be designed and constructed in accordance with City adopted
standards, supplemental drawings and specifications, or as approved by the City
Engineer. Improvement plans for streets, access gates and parking areas shall be
stamped and signed by qualified engineers.
ONSTRUCTION
47. The City will conduct final inspections of 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 in residential developments 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
development or when directed by the City, whichever comes first.
LANDSCAPING
SDP 03 792 COA Final.doc 13
PLANNING COMMISSION RESOLUTION 2003-096
CONDITIONS OF APPROVAL — FINAL
SITE DEVELOPMENT PERMIT 2003-792 — MONTE VISTA APARTMENTS
ADOPTED: NOVEMBER 25, 2003
48. The applicant shall comply with Sections 13.24.130 (Landscaping Setbacks) &
13.24.140 (Landscaping Plans), LQMC.
49. The applicant shall provide landscaping in the required setbacks, retention basins,
common lots and park areas.
50. Landscape and irrigation plans for landscaped lots and setbacks, medians, retention
basins, and parks shall be signed and stamped by a licensed landscape architect.
51. The applicant shall submit the landscape plans for approval by the Community
Development Department (CDD), prior to plan checking by the Public Works
Department. When plan checking has been completed by CDD, the applicant shall
obtain the signatures of CVWD and the Riverside County Agricultural Commissioner,
prior to submittal for signature by the City Engineer.
NOTE: Plans are not approved for construction until signed by the City Engineer.
52. Landscape areas shall have permanent irrigation improvements meeting the
requirements of the City Engineer. Use of lawn areas shall be minimized with no
lawn, or spray irrigation, being placed within 18 inches of curbs along public
streets.
PUBLIC SERVICES
53. The applicant shall provide public transit improvements as required by SunLine
Transit Agency and approved by the City Engineer.
QUALITY ASSURANCE
54. The applicant shall employ construction quality -assurance measures that meet with
the approval of the City Engineer.
55. The applicant shall employ, or retain, qualified engineers, surveyors, and such other
appropriate professionals as are required to provide the expertise with which to
prepare and sign accurate record drawings, and to provide adequate construction
supervision.
56. The applicant shall arrange for, and bear the cost of, all measurements, sampling and
testing procedures not included in the City's inspection program, but which may be
required by the City, as evidence that the construction materials and methods
employed comply with the plans, specifications and other applicable regulations.
SDP 03 792 COA Final.doc 14
PLANNING COMMISSION RESOLUTION 2003-096
CONDITIONS OF APPROVAL — FINAL
SITE DEVELOPMENT PERMIT 2003-792 — MONTE VISTA APARTMENTS
ADOPTED: NOVEMBER 25, 2003
57. Upon completion of construction, the applicant shall furnish the City with
reproducible record drawings of all improvement plans which were approved by the
City. Each sheet shall be clearly marked "Record Drawing," "As -Built" or "As -
Constructed" and shall be stamped and signed by the engineer or surveyor certifying
to the accuracy and completeness of the drawings. The applicant shall have all
AutoCAD or raster -image files previously submitted to the City, revised to reflect the
as -built conditions.
MAINTENANCE
58. The applicant shall comply with the provisions of Section 13.24.160 (Maintenance),
LQMC.
59. The applicant shall make provisions for the continuous and perpetual maintenance of
all private on -site improvements, perimeter landscaping, access drives, and
sidewalks.
FEES AND DEPOSITS
60. The applicant shall comply with the provisions of Section 13.24.180 (Fees and
Deposits), LQMC. These fees include 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 plan check and permits.
61. 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).
COMMUNITY DEVELOPMENT DEPARTMENT:
62. The applicant shall comply with all mitigation measures included in the Mitigation
Monitoring Plan associated with the project.
SDP 03 792 COA Final.doc 15