PCRES 2004-009PLANNING COMMISSION RESOLUTION 2004-009
A RESOLUTION OF THE PLANNING COMMISSION OF THE
CITY OF LA QUINTA, CALIFORNIA, APPROVING THE
DEVELOPMENT PLANS FOR CONSTRUCTION OF A HOTEL
AND CASITAS PROJECT
CASE NO.: SITE DEVELOPMENT PERMIT 2003-793
APPLICANT: CP DEVELOPMENT LA QUINTA, LLC
WHEREAS, the Planning Commission of the City of La Quinta, California,
did on the 24th day of February, 2004, hold a duly noticed Public Hearing, to consider
the request of CP Development, LLC to approve the development plans for a three
story hotel with casitas units in the Tourist Commercial zoning district, located on the
southeast corner of Washington Street and Miles Avenue, more particularly described
as:
Portions of APN's 604-040-012, -013, -023, and -037
WHEREAS, the Architecture and Landscaping Review Committee did on
the 4th day of February, 2004, at a regular meeting, adopted Minute Motion 2004-
005, recommending approval of the development plans for the project, 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 Tourist Commercial. The
proposed hotel/casitas project is consistent with this land use designation and
will provide facilities to serve the tourist trade visiting the City.
2. The proposed buildings are designed to comply with the Zoning Code and
Specific Plan requirements, including, but not limited to, design, parking,
setbacks and land use.
3. The La Quinta Community Development Department has determined that this
Site Development Permit has been assessed in conjunction with an Addendum
to Environmental Assessment 2001-436 prepared for Specific Plan 2001-055,
Amendment #1, which was certified on June 3, 2003. No changed
circumstances or conditions are proposed which would trigger the preparation
of subsequent environmental analysis pursuant to Public Resources Code
Section 21166 since this project implements Specific Plan 2001-055,
Amendment #1 .
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Planning Commission Resolution 2004-009
Site Development Permit 2003-793
CP Development, LLC
Adopted: February 24, 2004
3. 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 and in
compliance with the architectural standards in the Specific Plan.
4. The site design of the project, including, but not limited to project entries,
interior circulation, pedestrian and bicycle access, pedestrian amenities,
screening of equipment and trash enclosures, exterior lighting, and other site
design elements are compatible with future and existing surrounding
development and with the quality of design prevalent in the City.
5. Project landscaping, including, but not limited to the location, type, size, color,
texture, and coverage of plant materials conforms to those designated in the
Specific Plan and has been designed so as to provide relief, compliment
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 compliment the
surrounding project area, ensuring lower maintenance and water use.
6. The monument and building signs will have to comply and be consistent with
the intent of the Zoning Code and Specific Plan.
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 2003-793 for the reasons
set forth in this Resolution, subject to the attached conditions.
PASSED, APPROVED, and ADOPTED at a regular meeting of the La
Quinta City Planning Commission, held on the 24th day of February, 2004, by the
following vote, to wit:
P:\PC Reso & COA\Feb 24, 2004\sdp 2003-793 pc reso.doc
Planning Commission Resolution 2004-009
Site Development Permit 2003-793
CP Development, LLC
Adopted: February 24, 2004
AYES: Commissioners Daniels, Quill, Tyler
NOES: None
ABSENT: Commissioner Abels
ABSTAIN: None
RK, Chairman
La Quinta, California
ATTEST:
SCAR ORCI, Interim
Community Development Director
City of La Quinta, California
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Planning Commission Resolution 2004-009
Conditions of Approval - Final
Site Development Permit 2003-793 CP Development La Quinta, LLC
Adopted: February 24,2004
GENERAL
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 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 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").
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.
Planning Commission Resolution 2004-009
Conditions of Approval - Final
Site Development Permit 2003-793 CP Development La Quinta, LLC
Adopted: February 24, 2004
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. _
6. The applicant shall offer for dedication on the Final Map 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.
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Planning Commission Resolution 2004-009
Conditions of Approval — Final
Site Development Permit 2003-793 CP Development La Quinta, LLC
Adopted: February 24, 2004
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:
a) An additional right of way dedication at the Miles Avenue intersection
for a variable distance of 12 feet from the curb face to accommodate
existing improvements constructed under CIP Project 98-07,
b) An additional right of way dedication at the proposed Seeley Drive
intersection for a total of 75 feet from the centerline and length to be
determined by a traffic study prepared for the applicant by a licensed
traffic engineer. As a minimum, the required right of way shall be for
a length of 100 feet plus a variable dedication of an additional 50
feet to accommodate improvements conditioned under STREET
AND TRAFFIC IMPROVEMENTS, and
c) An additional right of way dedication at the proposed primary entry
for a total of 75 feet from the centerline and length to be determined
by a traffic study prepared for the applicant by a licensed traffic
engineer. As a minimum, the required right of way shall be for a
length of 100 feet plus a variable dedication of an additional 50 feet
to accommodate improvements conditioned under STREET AND
TRAFFIC IMPROVEMENTS
2) Miles Avenue (Primary Arterial, Option A, 110' ROW) — No additional right
of way is required except for a variable distance of 12 feet from the curb
face to accommodate existing improvements constructed under CIP Project
98-07.
3) Seeley Drive (Pursuant to Specific Plan 2001-055, Amendment No. 1, 80'
ROW) — Forty feet (40') from the centerline of Seeley Drive for a total 80-
foot ultimate developed right of way from Washington Street to the easterly
property line.
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.
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Planning Commission Resolution 2004-009
Conditions of Approval — Final
Site Development Permit 2003-793 CP Development La Quinta, LLC
Adopted: February 24, 2004
B. Miles Avenue (Primary Arterial, Option A) - 20-foot from the R/W-P/L.
The listed setback depth shall be the average depth where a meandering wall design is
approved.
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 Final Map.
11. Direct vehicular access to Washington Street from this site is restricted, except for those
access points identified on the approved Site Development Permit Plan, or as otherwise
conditioned in these conditions of approval. The vehicular access restriction shall be
shown on the recorded final tract map.
12. Direct vehicular access to Miles Avenue from this site 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. Direct vehicular access to Seeley Drive from this site is restricted, except for those access
points identified on the approved Site Development Permit Plan, or as otherwise
conditioned in these conditions of approval.
14. 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.
15. The applicant shall cause no easement to be granted, or recorded, over any portion of the
subject property between the date of approval of the Site Development Permit, unless
such easement is approved by the City Engineer.
IMPROVEMENT PLANS
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Planning Commission Resolution 2004-009
Conditions of Approval - Final
Site Development Permit 2003-793 CP Development La Quinta, LLC
Adopted: February 24, 2004
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.
16. 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.
17. 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 required to prepare other improvement
plans not listed here pursuant to improvements required by other agencies and utility
purveyors.
A.
On -Site Street Plan
1"
= 40'
Horizontal
B.
On -Site Rough Grading/Drainage Plans
1"
= 40'
Horizontal
C.
Site Development Plan
1"
= 30'
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.
"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 is required
to be submitted for approval by the Building Official and the City Engineer.
"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.
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Planning Commission Resolution 2004-009
Conditions of Approval - Final
Site Development Permit 2003-793 CP Development La Quinta, LLC
Adopted: February 24, 2004
18. 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.
19. 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
20. 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
21. The applicant shall comply with the provisions of Section 13.24.050 (Grading
Improvements), LQMC.
22. 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.
23. 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,
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
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Planning Commission Resolution 2004-009
Conditions of Approval - Final
Site Development Permit 2003-793 CP Development La Quinta, LLC
Adopted: February 24, 2004
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.
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.
24. 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.
25. 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.
26. Building pad elevations on the rough grading plan submitted for City Engineer's approval
shall conform with pad elevations shown on the tentative map, unless the pad elevations
have other requirements imposed elsewhere in these Conditions of Approval.
27. Prior to any site grading or regrading that will raise or lower any portion of the site by
more than plus or minus three tenths of a foot from the elevations shown on the approved
Tentative Tract Map, the applicant shall submit the proposed grading changes to the City
staff for a substantial conformance finding review.
28. 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 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.
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Planning Commission Resolution 2004-009
Conditions of Approval - Final
Site Development Permit 2003-793 CP Development La Quinta, LLC
Adopted: February 24, 2004
DRAINAGE
29. 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 mounds,
pursuant to Section 9.100.040(B)(7), LQMC.
30. The design of the development shall not cause any increase in flood boundaries, levels or
frequencies in any area outside the development.
31. 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.
32. Storm drainage historically received from adjoining property shall be received and
retained or passed through into the historic downstream drainage relief route.
"Stormwater handling shall conform with the approved hydrology and drainage report for
the Centerpoint Project. Nuisance water shall be disposed of in an approved manner."
When an applicant proposes discharge of storm water directly, or indirectly, into 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 the
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 parcel 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 final development CC&Rs for meeting these potential obligations.
UTILITIES
33. The applicant shall comply with the provisions of Section 13.24.110 (Utilities), LQMC.
34. The applicant shall obtain the approval of the City Engineer for the location of all utility
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Planning Commission Resolution 2004-009
Conditions of Approval - Final
Site Development Permit 2003-793 CP Development La Quinta, LLC
Adopted: February 24, 2004
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.
35. 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.
36. 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
37. 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), LOMC for public streets; and Section 13.24.080 (Street
Design - Private Streets), where private streets are proposed.
38. The applicant shall construct the following street improvements to conform with the
General Plan.
A. OFF -SITE STREETS
1) Washington Street (Major Arterial; 120' R/W):
No additional street widening is required except at locations where additional
street width is needed to accommodate:
a) Bus turnout as shown on the Site Development Permit and as approved by
the SunLine Transit Agency.
b) A right turn only/deceleration lane at the proposed Seeley Drive
intersection. The east curb face shall be located sixty five feet (65') east of
the centerline.
C) A right turn only/deceleration lane at the proposed Site Development Permit
entry located approximately 800 feet south of Miles Avenue. The east curb
face shall be located sixty-five feet (65') east of the centerline.
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Planning Commission Resolution 2004-009
Conditions of Approval — Final
Site Development Permit 2003-793 CP Development La Quinta, LLC
Adopted: February 24, 2004
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 of
way established by a licensed surveyor.
2) Miles Avenue (Primary Arterial; Option A - 1 10'R/W):
No additional street widening is required except at locations where additional
street width is needed to accommodate:
a) Bus turnout (if required by SunLine Transit Agency).
Other required improvements in the Miles Avenue right of 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.
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Planning Commission Resolution 2004-009
Conditions of Approval - Final
Site Development Permit 2003-793 CP Development La Quinta, LLC
Adopted: February 24, 2004
3) Seeley Drive - Pursuant to Specific Plan 2001-055, 80' ROW
Construct the street along all frontage adjacent to the Site Development Permit
boundary to its ultimate width on the north side as specified in Specific Plan 2001-
055 and the requirements of these conditions. The north curb face shall be
located twenty eight feet (28') north of the centerline, except at locations where
additional street width is needed to accommodate:
a) Full width of a 12 - foot wide raised landscaped median along the
entire boundary of the Site Development Permit. plus variable width
as needed to accommodate a left turn lane for the east bound traffic
and full movements at the entry.
b) An additional street widening of fourteen feet (14') south of the
centerline to accommodate east bound traffic from Washington
Street to the Seeley Drive entry.
Other required improvements in the Seeley Drive 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.
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.
39. 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:
Parking Facilities 3.0" a.c./4.5" c.a.b.
or the approved equivalents of alternate materials.
40. 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
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Planning Commission Resolution 2004-009
Conditions of Approval — Final
Site Development Permit 2003-793 CP Development La Quinta, LLC
Adopted: February 24, 2004
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.
41. General access points and turning movements of traffic are limited to the following:
A. Seeley Drive (Washington Street): Right turn in and out movements are permitted.
Left turn in and out movements are prohibited.
B. Primary Entry (Washington Street): Right turn in and out movements are permitted.
Left turn in and out movements are prohibited.
C. Secondary Entry (Seeley Street): Full turn movements are permitted.
D. Secondary Entry (Miles Avenue): Right turn in and out movements are permitted.
Left turn in and out movements are prohibited.
42. 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.
43. 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 and parking areas shall be stamped and signed
by qualified engineers.
PARKING LOTS and ACCESS POINTS
44. The design of parking facilities shall conform to LQMC Chapter 9.150 (Parking).
Entry drives, main interior circulation routes, corner cutbacks, bus turnouts, dedicated
turn lanes, ADA accessibility route to public streets and other features shown on the
approved construction plans, may require additional street widths and other
improvements as may be determined by the City Engineer.
45. 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
gradations can be achieved in current production. The
construction operations until mix designs are approved.
results confirming that design
applicant shall not schedule
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Planning Commission Resolution 2004-009
Conditions of Approval - Final
Site Development Permit 2003-793 CP Development La Quinta, LLC
Adopted: February 24, 2004
CONSTRUCTION
46. 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 hotel or casitas units, whichever occurs first within the development or
when directed by the City, whichever comes first.
LANDSCAPING
47. The applicant shall comply with Sections 13.24.130 (Landscaping Setbacks) & 13.24.140
(Landscaping Plans), LQMC.
48. The applicant shall provide landscaping in the required setbacks, retention basins,
common lots and park areas.
49. 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 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.
50. 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
51. The applicant shall provide public transit improvements as required by SunLine Transit
Agency and approved by the City Engineer.
QUALITY ASSURANCE
52. The applicant shall employ construction quality -assurance measures that meet with the
approval of the City Engineer.
53. The applicant shall employ, or retain, qualified engineers, surveyors, and such other
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Planning Commission Resolution 2004-009
Conditions of Approval - Final
Site Development Permit 2003-793 CP Development La Quinta, LLC
Adopted: February 24, 2004
appropriate professionals as are required to provide the expertise with which to prepare
and sign accurate record drawings, and to provide adequate construction supervision.
54. 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.
55. 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
56. The applicant shall comply with the provisions of Section 13.24.160 (Maintenance),
LQMC.
57. 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
58. 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.
59. 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
60. Bicycle racks shall be provided in a minimum of three areas around the project to the
satisfaction of the Community Development Department.
61. Pedestrian walkways (sidewalks) shall be installed to provide convenient access from
the project site to the surrounding streets as required in the specific Plan.
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Planning Commission Resolution 2004-009
Conditions of Approval - Final
Site Development Permit 2003-793 CP Development La Quinta, LLC
Adopted: February 24, 2004
62. Pursuant to Specific Plan 2001-055, Amendment #1 public art shall be provided in
Land use area I (project site) with fees generated by this development.
63. Noise mitigation studies and measures shall be provided as required in Environmental
Assessment 2001-436, Amendment #1 adopted by the City Council under Resolution
2002-007.
64. The park improvements shall conform to Exhibit "D" contained in the approved and
recorded Development Agreement by and between City of LA Quinta and CP
Development La Quinta, LLC. The plan shall be approved by the Community
Development, Public Works and Community Services Departments.
65. Unless determined not to be needed by the Community Development Department due
to grading or other factors, screening of parking lots shall be provided as required in
Specific Plan 2001-055, Amendment #1. Screening shall be included along Seeley
Drive.
66. A sign program for all monument, building and miscellaneous exterior signs shall be
submitted to the Planning Commission for approval prior to final inspection of hotel or
casitas units, whichever occurs first.
67. An exterior lighting plan (parking, walkway, building, landscaping) shall be submitted
to the Community Development Department for approval prior to issuance of first
building permit for project. A photometrics study for the parking lot shall be included
with the lighting plan complying with Zoning Code Section 9.100.150.
68. Preliminary plans for all landscaping and walls, including retaining walls shall be
submitted to the Community Development Department for approval prior to issuance
of first building permit. All walls shall be decorative and be no higher than needed.
69. All applicable requirements of Specific Plan 2001-055, Amendment #1 and the
recorded Development Agreement between the applicant and City of La Quinta shall
be met as stipulated.
70. Review and implement, where practicable, the comments of the La Quinta Police
Department as noted in their letter dated November 30, 2003, on file in the
Community Development Department.
FIRE MARSHAL
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Planning Commission Resolution 2004-009
Conditions of Approval - Final
Site Development Permit 2003-793 CP Development La Quinta, LLC
Adopted: February 24, 2004
71. Approved super fire hydrants, shall be spaced every 330 feet and shall be located not
less than 25 feet nor more than 165 feet from any portion of the buildings as
measured along outside travel ways.
72. 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.
73. Fire Department connections (FDC) shall be not less than 25 feet nor more than 50
feet from a fire hydrant and shall be located on the front street side of the buildings.
FDC's and PIV's may not be located at the rear of buildings. Note also that FDC's
must be at least 25 feet from the building and may not be blocked by landscaping,
parking stalls or anything that may restrict immediate access.
74. Building plans shall be submitted to the Fire Department for plan review to run
concurrent with the City plan check.
75. Water plans for the fire protection system (fire hydrants, fdc, etc.) shall be submitted
to the Fire Department for approval prior to issuance of a building permit.
76. City of La Quinta ordinance requires all commercial buildings 5,000 sq. ft. or larger to
be fully sprinkled. NFPA 13 Standard. Sprinkler plans will need to be submitted to
the Fire Department.
77. The required water system, including fire hydrants, shall be installed and accepted by
the appropriate water agency prior to any combustible building material being placed
on an individual lot.
78. Fire Department street access shall come to within 150 feet of all portions of the 1 "
floor of all buildings, by path of exterior travel. Minimum road width is 20 feet clear
and unobstructed with a vertical clearance of 13Y2 feet clear. Turning radiuses shall
be no less than 45 feet outside.
79. Any commercial operation that produces grease -laden vapors will require a Hood/duct
system for fire protection. (Restaurants, drive-thru's, etc.)
80. The applicant or developer shall prepare and submit to the Fire Department for
approval, a site plan designating required fire lanes with appropriate lane painting
and/or signs. Streets shall be a minimum 20 feet wide with a height of 13"6" clear
and unobstructed.
81. Install a KNOX key box on each commercial building. (Contact the fire department for
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Planning Commission Resolution 2004-009
Conditions of Approval — Final
Site Development Permit 2003-793 CP Development La Quinta, LLC
Adopted: February 24, 2004
an application)
82. Install portable fire extinguishers as required by the California Fire Code.
83. Any submissions to the Fire Department are the responsibility of the applicant.
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