PCRES 2004-090PLANNING COMMISSION RESOLUTION 2004-090
A RESOLUTION OF THE PLANNING COMMISSION OF
THE CITY OF LA QUINTA, CALIFORNIA,
RECOMMENDING TO THE CITY COUNCIL APPROVAL
OF DEVELOPMENT PLANS FOR A SENIOR
RETIREMENT COMMUNITY ON 21 ± ACRES LOCATED
ON THE NORTHEAST AND SOUTHEAST CORNERS OF
WASHINGTON STREET AND AVENUE 50
CASE: SITE DEVELOPMENT PERMIT 2003-762
PACIFIC RETIREMENT SERVICES AND WESTPORT LA QUINTA, L.P.
WHEREAS, the Planning Commission of the City of La Quinta,
California did, on the 9th day of November, 2004, hold a duly noticed Public
Hearing to consider a request by Pacific Retirement Services and Westport La
Quinta, L.P. for approval of a Site Development Permit to allow a senior retirement
community complex, on 21 ± acres on the northeast and southeast corners of
Washington Street and Avenue 50, more particularly described as:
APN'S 646-070-013 and 770-040-012
WHEREAS, the Community Development Department published a
public hearing notice in the Desert Sun newspaper on October 30, 2004, as
prescribed by the Municipal Code. Public hearing notices were also mailed to all
property owners within 500 feet of the site; and
WHEREAS, the La Quinta Community Development Department has
completed Environmental Assessment 2003-470 and based upon this Assessment,
with Mitigation Measures the project will not have a significant adverse effect on
the environment; therefore, a Mitigated Negative Declaration of environmental
impact is recommended; and
WHEREAS, at the Public Hearing upon hearing and considering all
testimony and arguments of all interested persons desiring to be heard, said
Planning Commission did make the following Mandatory Findings to justify
recommending to the City Council approval of said Site Development Permit:
1. The property is designated Medium and Medium High Density Residential
which conditionally permits the senior retirement community. Additionally,
the project provides adequate perimeter landscaping, setbacks and
acceptable architectural design pursuant to image corridor General Plan
policies.
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Planning Commission Resolution 2004-090
Site Development Permit 2003-762
Pacific Retirement Services and Westport La Quinta, L.P.
Adopted: November 9, 2004
2. The proposed commercial buildings are designed to comply with the Zoning
Code and Specific Plan requirements, including, but not limited to, height
limits, parking, setbacks, lot coverage, and signs.
3. The La Quinta Community Development Department has completed
Environmental Assessment 2003-470 and based upon this Assessment, with
Mitigation Measures the project will not have a significant adverse effect on
the environment.
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
development and quality of design prevalent in the City.
5. 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 development and 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 and
conditioned 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.
7. The building signs will comply and be consistent with the requirements and
intent of the Zoning Code.
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 said Planning Commission in this case; and
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Planning Commission Resolution 2004-090
Site Development Permit 2003-762
Pacific Retirement Services and Westport La Quinta, L.P.
Adopted: November 9, 2004
2. That it does hereby acknowledge that Environmental Assessment 2003-
470 has determined that no significant effects on the environment have
been identified and mitigation measures are being imposed; and
3. That it does hereby recommend approval of Site Development Permit
2003-762, for the reasons set forth in this Resolution and subject to the
attached Conditions of Approval.
PASSED, APPROVED, and ADOPTED at a regular meeting of the La Quinta
Planning Commission, held on this 9th day of November, 2004, by the following
vote, to wit:
AYES: Commissioners Daniels, Krieger, Ladner, and Vice -Chairman Quill
NOES: None
ABSENT: Chairman Kirk
ABSTAIN: None
PAUL QUILL, Vice -Chairman
City of La Quinta, California
ATTEST:
OSCAR ORCI, Interim
Community Development Director
City of La Quinta, California
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PLANNING COMMISSION RESOLUTION 2004-090
CONDITIONS OF APPROVAL — ADOPTED
SITE DEVELOPMENT PERMIT 2003-762
PACIFIC RETIREMENT SERVICES AND WESTPORT LA QUINTA LP
ADOPTED: NOVEMBER 9, 2004
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 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. This Site Development Permit shall comply with the requirements and standards of
Government Code § § 66410 through 66499.58 (the "Subdivision Map Act"), and
Chapter 13 of the La Quinta Municipal Code ("LQMC").
The City of La Quinta's Municipal Code can be accessed on the City's Web Site at
www.la-quinta.org.
3. Prior to the issuance of any grading, construction, or building permit by the City, the
applicant shall obtain any 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
SCAQMD Coachella Valley
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.
A project -specific NPDES construction permit must be obtained by the applicant; and
who then shall submit a copy of the Regional Water Quality Control Board's
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PLANNING COMMISSION RESOLUTION 2004-090
CONDITIONS OF APPROVAL - ADOPTED SITE DEVELOPMENT PERMIT 2003-762
PACIFIC RETIREMENT SERVICES AND WESTPORT LA QUINTA LP
ADOPTED: NOVEMBER 9, 2004
("RWQCB) acknowledgment of the applicant's Notice of Intent ("NOI"), prior to the
issuance of a grading or site construction permit by the City.
4. 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 one (1) acre or more of land, or that disturbs less than one (1) acre of
land, but which is a part of a construction project that encompasses more
than one (1) acre of land, the Permitee shall be required to submit a Storm
Water Pollution Protection Plan ("SWPPP").
The applicant or his/her designer can obtain the California Stormwater Quality
Association SWPPP template at www.cabmphandbooks.com for use in their
SWPPP preparation.
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.
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PLANNING COMMISSION RESOLUTION 2004-090
CONDITIONS OF APPROVAL - ADOPTED
SITE DEVELOPMENT PERMIT 2003-762
PACIFIC RETIREMENT SERVICES AND WESTPORT LA QUINTA LP
ADOPTED: NOVEMBER 9, 2004
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.
5. 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
6. 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.
7. The applicant shall offer for dedication all public street right-of-ways in conformance
with the City's General Plan, Municipal Code, applicable site development permit,
and/or as required by the City Engineer.
8. The public street right-of-way offers for dedication required for this development
include:
A. PUBLIC STREETS
11 Washington Street (Major Arterial, 120' ROW) — The standard 60 feet
from the centerline of Washington Street for a total 120-foot ultimate
developed right of way.
An additional variable right of way dedication at the proposed north side
entry for a deceleration/right turn only lane. The additional right of way
dedication shall be measured 72' east of the Washington Street
Improvement centerline and of a length to be determined by a traffic
study prepared for the applicant by a licensed traffic engineer per
Engineering Bulletin # 03-08. As a minimum, the required right of way
shall be for a length of 150 feet plus a variable dedication of an
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PLANNING COMMISSION RESOLUTION 2004-090
CONDITIONS OF APPROVAL - ADOPTED
SITE DEVELOPMENT PERMIT 2003-762
PACIFIC RETIREMENT SERVICES AND WESTPORT LA QUINTA LP
ADOPTED: NOVEMBER 9, 2004
additional 50 feet to accommodate improvements conditioned under
STREET AND TRAFFIC IMPROVEMENTS.
Additional right of way is required on Washington Street north and
south of Avenue 50 to provide for the realignment of Washington
Street in order to construct dual left turn lanes for southbound
Washington Street to eastbound Avenue 50 and a deceleration/right
turn only lane for northbound Washington Street to eastbound Avenue
50.
a) North of Avenue 50, a minimum right of way dedication of a
total of 60 feet from the Washington Street Improvement
centerline along the Specific Plan boundary to accommodate
improvements conditioned under STREET AND TRAFFIC
IMPROVEMENTS.
b) South of Avenue 50, an additional variable right of way
dedication on Washington Street at the Avenue 50 intersection
to accommodate the Washington Street realignment and a
deceleration/right turn only lane for a total of 72 feet from the
Washington Street Improvement centerline (a minimum of 24
feet east of the existing curb face) and a length to be determined
by a traffic study prepared for the applicant by a licensed traffic
engineer per Engineering Bulletin # 03-08 and approved by the
City Engineer. As a minimum, the required right of way shall be
for a length of 150 feet plus a variable dedication of an additional
90 feet to accommodate improvements conditioned under
STREET AND TRAFFIC IMPROVEMENTS.
Additionally, the applicant shall make a good faith effort to
acquire right of way from CVWD for sidewalk and landscape
improvements from the southerly boundary of the project to the
La Quinta Evacuation Channel Bridge.
2) Avenue 50 (Primary Arterial, Option B 100' ROW) — The standard 50
feet from the centerline of Avenue 50 for a total 100-foot ultimate
developed right of way except for an additional right of way dedication
at the Secondary entries of 62 feet from the centerline and a length to
be determined by a traffic study prepared for the applicant by a licensed
traffic engineer per Engineering Bulletin # 03-08 and approved by the
City 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
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PLANNING COMMISSION RESOLUTION 2004-090
CONDITIONS OF APPROVAL - ADOPTED
SITE DEVELOPMENT PERMIT 2003-762
PACIFIC RETIREMENT SERVICES AND WESTPORT LA QUINTA LP
ADOPTED: NOVEMBER 9, 2004
accommodate improvements conditioned under STREET AND TRAFFIC
IMPROVEMENTS.
The applicant shall enter into a licensed agreement with the City of La
Quinta for construction and perpetual maintenance of the golf tunnel
proposed under Avenue 50.
9. The applicant shall retain for private use all private street right-of-ways in
conformance with the City's General Plan, Municipal Code, applicable site
development permit, and/or as required by the City Engineer.
10. The private street right-of-ways to be retained for private use required for this
development include:
A. PRIVATE STREETS
The applicant shall redesign private circulation streets measured at flow line to
flow line to have 28 feet of travel width and on -street parking prohibited, and
provided there is adequate off-street parking for residents and visitors, and the
applicant establishes provisions for ongoing enforcement of the parking
restriction in the CC&R's. The CC&R's shall be reviewed and approved by the
Engineering Department prior to recordation.
11. 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.
12. Pursuant to these requirements, the Applicant shall include in the submittal packet
containing the rough grading plans submitted for plan checking, an offsite street
geometric layout, drawn at 1 equals 40 feet, detailing the following design aspects:
median curb line, outside curb line, lane line alignment including lane widths, left turn
lanes, deceleration lane(s) and bus stop turnout(s). The geometric layout shall be
accompanied with sufficient professional engineering studies to confirm the
appropriate length of all proposed turn pockets and auxiliary lanes that may impact
the right of way dedication required of the project and the associated landscape
setback requirement.
13. When the City Engineer determines that access rights to the proposed street right-of-
ways shown on the approved Site Development Permit are necessary prior to
approval of improvement dedicating such right-of-ways, the applicant shall grant the
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PLANNING COMMISSION RESOLUTION 2004-090
CONDITIONS OF APPROVAL - ADOPTED
SITE DEVELOPMENT PERMIT 2003-762
PACIFIC RETIREMENT SERVICES AND WESTPORT LA QUINTA LP
ADOPTED: NOVEMBER 9, 2004
necessary right-of-ways within 60 days of a written request by the City.
14. The applicant shall offer for dedication a ten -foot wide public utility easement
contiguous with, and along both sides of all private streets. Such easement may be
reduced to five feet in width with the express written approval of IID.
15. 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. Avenue 50 (Primary Arterial) — A minimum 20-foot from the R/W-P/L.
Additional landscape easement is required along the northerly and southerly
sides of Avenue 50 between the roadway right of way and the property line.
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.
16. At locations where the onsite finished grade adjacent to the landscaped setback lot
has an elevation differential with respect to the arterial street top of curb exceeding
11.0 feet, the applicant shall comply with, and accommodate, the maximum slope
gradients in the parkway/setback area and meandering sidewalk requirements by
either: 1) increasing the landscape setback size as needed, or 2) installing retaining
walls between the sidewalk and the back of the landscaped area as needed.
17. 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.
18. Direct vehicular access to Washington Street and Avenue 50 from lots with frontage
along Washington Street and Avenue 50 is restricted, except for those access points
identified on the Site Development Permit, or as otherwise conditioned in these
conditions of approval. _
19. 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.
20. The applicant shall cause no easement to be granted, or recorded, over any portion
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PLANNING COMMISSION RESOLUTION 2004-090
CONDITIONS OF APPROVAL - ADOPTED
SITE DEVELOPMENT PERMIT 2003-762
PACIFIC RETIREMENT SERVICES AND WESTPORT LA QUINTA LP
ADOPTED: NOVEMBER 9, 2004
of the subject property after the date of approval of the Site Development Permit,
unless such easement is approved by the City Engineer.
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.
21. 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.
22. The following improvement plans shall be prepared and submitted for review and
approval by the Public Works Department. 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 Rough Grading Plan 1" = 40' Horizontal
B. PM10 Plan 1" = 40' Horizontal
C. SWPPP 1 " = 40' Horizontal
D. Storm Drain Plans 1 " = 40' Horizontal
Note: Submittal of A thru D to be concurrent.
E. On -Site Commercial Precise Grading Plan
F. Off -Site Street Plan
Vertical
G. Off -Site Signing & Striping Plan
1 " = 30' Horizontal
1 " = 40' Horizontal, 1 " = 4'
1 " = 40' Horizontal
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7
PLANNING COMMISSION RESOLUTION 2004-090
CONDITIONS OF APPROVAL - ADOPTED
SITE DEVELOPMENT PERMIT 2003-762
PACIFIC RETIREMENT SERVICES AND WESTPORT LA QUINTA LP
ADOPTED: NOVEMBER 9, 2004
The Off -Site street improvement plans shall have 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.
H. On -Site Street/Signing & Striping Plan 1 " = 40' Horizontal, 1 " = 4' Vertical
The following plans shall be submitted to the Building and Safety Department for
review and approval. The plans shall utilize the minimum scale specified, unless
otherwise authorized by the Building and Safety Director 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.
On -Site Residential Precise Grading 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.
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.
All On -Site Signing & Striping Plans shall show, at a minimum; Stop Signs, Limit
Lines and Legends, No Parking Signs, Raised Pavement Markers (including Blue RPMs
at fire hydrants) and Street Name Signs per Public Works Standard Plans and/or as
approved by the Engineering Department.
"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.
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PLANNING COMMISSION RESOLUTION 2004-090
CONDITIONS OF APPROVAL - ADOPTED
SITE DEVELOPMENT PERMIT 2003-762
PACIFIC RETIREMENT SERVICES AND WESTPORT LA QUINTA LP
ADOPTED: NOVEMBER 9, 2004
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.
"On -site residential and commercial Precise Grading" 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.
23. The City maintains standard plans, detail sheets and/or construction notes for
elements of construction on the Public Works Online Engineering Library at
http://www.la-guinta.org/publicworks/tractl/z onlinelibrary/0 intropage.htm.
24. 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
25. Improvements to be made, or agreed to be made, shall include the removal of any
existing structures or other obstructions which are not a part of the proposed
improvements; and shall provide for the setting of the final survey monumentation.
When improvements are phased through a "Phasing Plan," or an administrative
approval (e.g., Site Development Permits), all off -site improvements including street,
traffic signal and storm drain improvements and common on -site improvements (e.g.,
backbone utilities, retention basins, perimeter walls, landscaping and gates) shall be
constructed, or secured through a SIA, prior to the issuance of any permits in the
first phase of the on -site development, or as otherwise approved by the City
Engineer.
Improvements and obligations required of each subsequent phase shall either be
completed, or secured through a SIA, prior to the completion of homes or the
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PLANNING COMMISSION RESOLUTION 2004-090
CONDITIONS OF APPROVAL - ADOPTED
SITE DEVELOPMENT PERMIT 2003-762
PACIFIC RETIREMENT SERVICES AND WESTPORT LA QUINTA LP
ADOPTED: NOVEMBER 9, 2004
occupancy of permanent buildings within such latter phase, or as otherwise approved
by the City Engineer.
In the event the applicant fails to construct the improvements for the development,
or fails to satisfy its obligations for the development in a timely manner, pursuant to
the approved phasing plan, the City shall have the right to halt issuance of all
permits, and/or final inspections, withhold other approvals related to the development
of the project, or call upon the surety to complete the improvements.
26. Depending on the timing of the development of this Site Development Permit, and
the status of the off -site improvements at the time, the applicant may be required to:
A. Construct certain off -site improvements.
B. Construct additional off -site improvements, subject to the reimbursement of
its costs by others.
C. Reimburse others for those improvements previously constructed that are
considered to be an obligation of this Site Development Permit.
D. Secure the costs for future improvements that are to be made by others.
E. To agree to any combination of these means, as the City may require.
Off -Site Improvements should be completed on a first priority basis.
In the event that any of the improvements required for this development are
constructed by the City, the applicant shall, prior to issuance of any permit related
thereto, reimburse the City for the costs of such improvements.
27. If the applicant elects to utilize the secured agreement alternative, the applicant shall
submit detailed construction cost estimates for all proposed on -site and off -site
improvements, including an estimate for the final survey monumentation, for
checking and approval by the City Engineer. Such estimates shall conform to the
unit cost schedule adopted by City resolution, or ordinance.
For items not listed in the City's unit cost schedule, the proposed unit costs shall be
approved by the City Engineer.
Estimates for improvements under the jurisdiction of other agencies shall be approved
by those agencies and submitted to the City along with the applicant's detailed cost
estimates.
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PLANNING COMMISSION RESOLUTION 2004-090
CONDITIONS OF APPROVAL - ADOPTED
SITE DEVELOPMENT PERMIT 2003-762
PACIFIC RETIREMENT SERVICES AND WESTPORT LA QUINTA LP
ADOPTED: NOVEMBER 9, 2004
Security will not be required for telephone, natural gas, or Cable T.V. improvements.
GRADING
28. The applicant shall comply with the provisions of Section 13.24.050 (Grading
Improvements), LQMC.
29. 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.
30. 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
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 applicable improvement plans 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.
31. 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.
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PLANNING COMMISSION RESOLUTION 2004-090
CONDITIONS OF APPROVAL - ADOPTED
SITE DEVELOPMENT PERMIT 2003-762
PACIFIC RETIREMENT SERVICES AND WESTPORT LA QUINTA LP
ADOPTED: NOVEMBER 9, 2004
32. 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 feet (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.
33. 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.
34. Building pad elevations of perimeter lots shall not differ by more that one foot higher
from the building pads in adjacent developments.
35. 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 Site Development Permit, the applicant shall submit the proposed grading
changes to the City Staff for a substantial conformance finding review.
36. 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.
nRAINAGF
37. The tributary drainage area shall extend to the centerline of adjacent public streets.
Nuisance water from landscaping and off and on -site streets shall be disposed of in a
manner approved by the City Engineer.
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PLANNING COMMISSION RESOLUTION 2004-090
CONDITIONS OF APPROVAL - ADOPTED
SITE DEVELOPMENT PERMIT 2003-762
PACIFIC RETIREMENT SERVICES AND WESTPORT LA QUINTA LP
ADOPTED: NOVEMBER 9, 2004
38. The applicant shall discharge storm water directly, or indirectly, into the La Quinta
Evacuation 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 project site 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. The applicant shall make improvements for discharge into
the La Quinta Evacuation Channel prior to on -site construction.
Additionally, the applicant shall submit verification to the City of CVWD acceptance
of the proposed discharge of storm water directly, or indirectly, into the La Quinta
Evacuation -Channel with the initial submittal of storm drain improvement plans.
39. The applicant shall landscape the Coachella Valley Stormwater Channel adjacent to
and facing the easterly boundary of the project site as approved by CVWD.
40. If the development is not able to discharge storm or nuisance water from the project
into the La Quinta Evacuation Channel, the applicant or design professional shall
retain all storm water and nuisance water on site and the following conditions shall
be applicable. The 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. Additionally, the 100
year stormwater shall be retained within the interior street right of way. 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.
41. 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.
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
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PLANNING COMMISSION RESOLUTION 2004-090
CONDITIONS OF APPROVAL - ADOPTED
SITE DEVELOPMENT PERMIT 2003-762
PACIFIC RETIREMENT SERVICES AND WESTPORT LA QUINTA LP
ADOPTED: NOVEMBER 9, 2004
City Engineer. The sand filter and leach field shall be designed to contain nuisance water
surges from landscape area, residential unit, and off -site street nuisance water. Flow from
adjacent well sites shall be designed for retention area percolation by a separate infiltration
system approved by the City Engineer. The sand filter design shall be per La Quinta
Standard 370 with the equivalent of 137.2 gph of water feed per sand filter to accept the
abovementioned nuisance water requirements. Leach line requirements are 1.108 feet of
leach line per gph of flow.
42. 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.
43. No fence or wall shall be constructed around any retention basin unless approved by
the Community Development Director and the City Engineer.
44. 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.
45. 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.
46. The design of the development shall not cause any increase in flood boundaries,
levels or frequencies in any area outside the development.
47. 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.
48. Storm drainage historically received from adjoining property shall be received and
retained or passed through into the historic downstream drainage relief route.
UTILITIES
49. The applicant shall comply with the provisions of Section 13.24.110 (Utilities),
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_ PLANNING COMMISSION RESOLUTION 2004-090
CONDITIONS OF APPROVAL - ADOPTED
SITE DEVELOPMENT PERMIT 2003-762
PACIFIC RETIREMENT SERVICES AND WESTPORT LA QUINTA LP
ADOPTED: NOVEMBER 9, 2004
LQMC.
50. 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.
51. 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.
52. 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
53. 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
13.24.080 (Street Design - Private Streets), where private streets are proposed.
54. The applicant shall construct the following street improvements to conform with the
General Plan (street type noted in parentheses.)
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 project
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) The applicant shall construct a concrete bus stop pad, La Quinta
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PLANNING COMMISSION RESOLUTION 2004-090
CONDITIONS OF APPROVAL - ADOPTED
SITE DEVELOPMENT PERMIT 2003-762
PACIFIC RETIREMENT SERVICES AND WESTPORT LA QUINTA LP
ADOPTED: NOVEMBER 9, 2004
bus shelter with night lighting, bench and trash receptacle at the
existing bus stop located on the northeast corner of Washington
Street and Avenue 50. Bus turnout if required by Sunline Transit
at the existing bus stop shall be provided.
A deceleration /right turn lane only with bus turnout incorporated
as part of the lane (if approved by Sunline transit) shall be
provided on Washington Street at the north side primary
entrance. At a minimum, the east curb face shall be located at
least 12 feet from the street property line.
b) A deceleration/right turn only lane on Washington Street at the
intersection of Avenue 50. The east curb face shall be located
sixty-three feet (63') east of the centerline and length to be
determined by a traffic study prepared for the applicant by a
licensed traffic engineer per Engineering Bulletin # 03-08. As a
minimum, the storage length shall be 150 feet long plus a
variable dedication of an additional 90 feet transition.
c) A dual left turn lane at Washington Street and Avenue 50
intersection. The east curb face shall be located fifty-one feet
(51') east of the centerline along the entire project boundary.
Other required improvements in the Washington Street right or 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.
e) 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.
f) An 18' - foot wide raised landscaped median on Washington
Street north of Avenue 50 along the entire boundary of the Site
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PLANNING COMMISSION RESOLUTION 2004-090
CONDITIONS OF APPROVAL - ADOPTED
SITE DEVELOPMENT PERMIT 2003-762
PACIFIC RETIREMENT SERVICES AND WESTPORT LA QUINTA LP
ADOPTED: NOVEMBER 9, 2004
Development Permit plus variable width as needed to
accommodate the dual left turn lanes and installation of a median
nose for the southbound Washington Street traffic turning east
on to Avenue 50.
g) Establish a benchmark in the Washington Street right of way and
file a record of the benchmark with the County of Riverside.
h) Modify the existing traffic signal system at the Washington
Street and Avenue 50 intersection for the abovementioned
improvements. The applicant shall design and install modification
of the existing traffic signal equipment and appurtenances as
needed and approved by the City Engineer.
2) Avenue 50 (Primary Arterial — Option B; 100' R/W):
Widen the north and south sides of the street along all frontage adjacent to
the Site Development Permit boundary to its ultimate width on the north and
south sides as specified in the General Plan and the requirements of these
conditions. The north and south curb faces shall be located thirty eight feet
(38') north and south of the centerline, except at locations where additional
street width is needed to accommodate:
a) A deceleration/right turn only lane on Avenue 50 at both
secondary entrances. The north and south curb faces shall be
located forty feet (40') north and south of the centerline and
length to be determined by a traffic study prepared for the
applicant by a licensed traffic engineer per Engineering Bulletin #
03-08. 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.
Other required improvements in the Washington Street right or way and/or
adjacent landscape setback area include:
_ b) All appurtenant components such as, but not limited to: curb,
gutter, traffic control striping, legends, and signs.
c) 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
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PLANNING COMMISSION RESOLUTION 2004-090
CONDITIONS OF APPROVAL - ADOPTED
SITE DEVELOPMENT PERMIT 2003-762
PACIFIC RETIREMENT SERVICES AND WESTPORT LA QUINTA LP
ADOPTED: NOVEMBER 9, 2004
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.
d) 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 eastbound traffic
at north side entry and a left turn lane for westbound traffic at
the south side entry as approved by the City Engineer.
B. PRIVATE STREETS
11 The applicant shall redesign private circulation streets measured at flow
line to flow line to have 28 feet of travel width with on -street parking
prohibited, and provided there is adequate off-street parking for
residents and visitors, and the applicant establishes provisions for
ongoing enforcement of the parking restriction in the CC&R's. The
CC&R's shall be reviewed and approved by the Engineering Department
prior to recordation.
Minimum four -foot wide sidewalks shall be constructed on both sides of
the private circulation streets to provide access from adjacent buildings
within the development.
2) The primary entry for the north side property and porte cochere shall be
redesigned to accommodate for possible stacking for functional
activities and/or special occasion traffic to prevent back up onto
Washington Street as approved by the City Engineer. If adequate
stacking in the porte cochere is not achievable, a deceleration lane shall
be installed on Washington Street.
3) The location of driveways of corner lots shall not be located within the
curb return and away from the intersection when possible.
D. KNUCKLE
11 Construct the knuckle to conform to the lay -out shown in the Site
Development Permit, except for minor revisions as may be required by
the City Engineer.
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PLANNING COMMISSION RESOLUTION 2004-090
CONDITIONS OF APPROVAL - ADOPTED
SITE DEVELOPMENT PERMIT 2003-762
PACIFIC RETIREMENT SERVICES AND WESTPORT LA QUINTA LP
ADOPTED: NOVEMBER 9, 2004
E. DRIVEWAYS/INTERSECTIONS TO PUBLIC STREETS
1) All right -turn only street intersections shall have a splitter median island
located in the side street that adequately channelizes the right -turn
vehicles turning onto the arterial street to eliminate illegal left turns. The
splitter island shall be designed in conformance with design concepts
approved by the City Engineer.
F. GOLF CART TUNNEL
1) The applicant shall sign the proposed golf cart tunnel under Avenue 50
for access for golf carts only and restriction of pedestrian traffic.
2) The golf tunnel shall have lighting provided for all hours of the day and
night for safety reasons.
55. All gated entries shall provide for a three -car minimum stacking capacity for inbound
traffic to be a minimum length of 62 feet from call box to the street; 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 (minimum radius to be 24
feet) 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. The two travel lanes shall be
a minimum of 20 feet of total paved roadway surface or as approved by the Fire
Department.
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.
56. The applicant shall design street pavement sections using CalTransdesign 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 Area 3.0" a.c./4.5" c.a.b.
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PLANNING COMMISSION RESOLUTION 2004-090
CONDITIONS OF APPROVAL - ADOPTED
SITE DEVELOPMENT PERMIT 2003-762
PACIFIC RETIREMENT SERVICES AND WESTPORT LA QUINTA LP
ADOPTED: NOVEMBER 9, 2004
Primary Arterial
Major Arterial
4.5" a.c./6.0" c.a.b.
5.5" a.c./6.5" c.a.b.
or the approved equivalents of alternate materials.
57. The applicant shall submit current mix designs (less than two years old at the time of
construction) for base, asphalt concrete and Portland cement concrete. The
submittal shall include test results for all specimens used in the mix design
procedure. For mix designs over six months old, the submittal shall include recent
(less than six months old at the time of construction) aggregate gradation test results
confirming that design gradations can be achieved in current production. The
applicant shall not schedule construction operations until mix designs are approved.
58. General access points and turning movements of traffic are limited to the following:
A. Washington Street:
1) North Facility Entry (Washington Street): Right turn movements in and
out are allowed. Left turn movements in and out are prohibited.
2) South Facility Emergency Only Entry (Washington Street): Right turn
movements in and out are allowed. Left turn movements in and out
are prohibited.
B. Avenue 50:
11 North Facility Entry (Avenue 50): Right turn in and out and left turn in
movements are allowed. Left turn movements out are prohibited.
2) South Facility Entry (Avenue 50): Right turn in and out and left turn
in movements are allowed. Left turn movements out are prohibited.
59. 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.
60. 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.
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PLANNING COMMISSION RESOLUTION 2004-090
CONDITIONS OF APPROVAL - ADOPTED
SITE DEVELOPMENT PERMIT 2003-762
PACIFIC RETIREMENT SERVICES AND WESTPORT LA QUINTA LP
ADOPTED: NOVEMBER 9, 2004
61. Standard knuckles and corner cut -backs shall conform to Riverside County Standard
Drawings #801 and #805, respectively, unless otherwise approved by the City
Engineer.
CONSTRUCTION
62. 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
63. The applicant shall comply with Sections 13.24.130 (Landscaping Setbacks) &
13.24.140 (Landscaping Plans), LQMC.
64. The applicant shall provide landscaping in the required setbacks, retention basins,
common lots and park areas. Additionally, the applicant shall landscape and maintain
the additional landscape easement required along the northerly and southerly sides of
Avenue 50 between the roadway right of way and the property line.
65. Landscape and irrigation plans for landscaped lots and setbacks, medians, retention
basins, and parks shall be signed and stamped by a licensed landscape architect.
66. 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.
67. 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
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PLANNING COMMISSION RESOLUTION 2004-090
CONDITIONS OF APPROVAL - ADOPTED
SITE DEVELOPMENT PERMIT 2003-762
PACIFIC RETIREMENT SERVICES AND WESTPORT LA QUINTA LP
ADOPTED: NOVEMBER 9, 2004
68. The applicant shall provide public transit improvements as required by SunLine
Transit Agency and approved by the City Engineer.
QUALITY ASSURANCE
69. The applicant shall employ construction quality -assurance measures that meet with
the approval of the City Engineer.
70. 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.
71. 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.
72. 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
73. The applicant shall comply with the provisions of Section 13.24.160 (Maintenance),
LQMC.
74. 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
75. 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
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PLANNING COMMISSION RESOLUTION 2004-090
CONDITIONS OF APPROVAL - ADOPTED
SITE DEVELOPMENT PERMIT 2003-762
PACIFIC RETIREMENT SERVICES AND WESTPORT LA QUINTA LP
ADOPTED: NOVEMBER 9, 2004
plan checking and construction inspection. Deposits and fee amounts shall be those
in effect when the applicant makes application for plan check and permits.
76. 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).
FIRE MARSHAL
77. 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 1 ". floor
as measured along outside travel ways.
78. 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.
79. The water mains shall be capable of providing a potential fire flow of 4000 gpm and
the actual fire flow from any two adjacent hydrants shall be 2000 gpm for a 4-hour
duration at 20-psi residual operating pressure.
80. 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.
81. 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.
82. This project will require a full life safety monitored alarm system. Alarm plans will
need to be submitted to the Fire Department.
83. Building plans shall be submitted to the Fire Department for plan review to run
concurrent with the City plan check.
84. 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.
85. 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
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PLANNING COMMISSION RESOLUTION 2004-090
CONDITIONS OF APPROVAL - ADOPTED
SITE DEVELOPMENT PERMIT 2003-762
PACIFIC RETIREMENT SERVICES AND WESTPORT LA QUINTA LP
ADOPTED: NOVEMBER 9, 2004
on an individual lot.
86. Fire Department street access shall come to within 150 feet of all portions of the 1st.
floor of all buildings, by path of exterior travel. Minimum road width is 20 feet clear
and unobstructed with a vertical clearance of 13% feet clear. Turning radiuses shall
be no less than 38 feet outside.
87. Any commercial operations that produce grease -laden vapors will require a Hood/duct
system for fire protection.
88. 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.
89. Install a KNOX key box on each commercial building and/or suite. (Contact the fire
department for an application).
90. Install portable fire extinguishers as required by the California Fire Code.
91. Any submissions to the fire department are the responsibility of the applicant.
MISCELLANEOUS
92. The approved Site Development Permit shall be used within two years of the
effective date of approval, otherwise, it shall become null and void and of no effect
whatsoever.
"Used" means the issuance of a building permit for the project. A time extension for
this Conditional Use Permit may be requested as permitted in Municipal Code Section
9.200.080 D.
93. Developer agrees to indemnify, defend, and hold harmless the City of La Quinta in
the event of any legal claim or litigation arising out of the City's approval of this
project. The City of La Quinta shall have the right to select its defense counsel in its
sole discretion.
The City shall promptly notify the developer of any claim, action or proceeding and
shall cooperate fully in the defense.
94. This facility is approved for use as a senior retirement community with independent,
assisted and skilled nursing components that are licensed by the State of California.
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PLANNING COMMISSION RESOLUTION 2004-090
CONDITIONS OF APPROVAL - ADOPTED
SITE DEVELOPMENT PERMIT 2003-762
PACIFIC RETIREMENT SERVICES AND WESTPORT LA QUINTA LP
ADOPTED: NOVEMBER 9, 2004
Any change of use where any or all of the above components are replaced with a
market rate rental project must be approved by the Planning Commission and City
Council at public hearings.
95. Sign permit shall be submitted for staff approval for proposed monument signs
specified in Specific Plan 2004-071.
96. Roof tiles shall consist of a least three colors.
97. Flat roofs shall be finished in an attractive finish and color to the satisfaction of
the Community Development Department.
98. Railings shall be provided with decorative treatment to complement architectural
style of project.
99. Window arches shall be provided over large first floor windows at the ends of the
two story independent living building on the north site.
100. Long term easement or other legally binding agreement shall be obtained for use,
landscaping and access over CVWD owned property along east end of project sites
along Avenue 50.
101. The northern -most carports located of the north site shall be enclosed on the north
elevation with architecturally compatible materials and shall have a low profile clay
tile roof.
102. Roof tiles shall be clay "S" the or single mission tile.
103. The perimeter wall along the north property line of the north site may be a maximum
seven feet high as measured from the north side.
104. On the south site, vehicular access to Washington Street shall be "emergency only",
if deemed appropriate by City Engineer.
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