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PCRES 2005-009PLANNING COMMISSION RESOLUTION 2005-009 A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF LA QUINTA, CALIFORNIA, APPROVING ARCHITECTURAL AND LANDSCAPING PLANS FOR THREE NEW SINGLE-FAMILY PROTOTYPE RESIDENTIAL UNITS WITH THREE DIFFERENT ELEVATIONS FOR TENTATIVE TRACT 31202, LOCATED AT THE SOUTHWEST CORNER OF AVENUE 52 AND MONROE STREET. CASE NO.: SITE DEVELOPMENT PERMIT 2004-819 APPLICANT: EHLINE COMPANY WHEREAS, the Planning Commission of the City of La Quinta, California, did, on the 81" day of February, 2005, held a duly noted Public Hearing to consider a request by Ehline Company, for approval of architectural and landscaping plans for three new single-family prototype residential unit plans with three different elevations for Tentative Tract 31202, located at the southwest corner of Avenue 52 and Monroe Street, more particularly described as follows: APNs: Lots 122 thru 125 of Tract 31202 WHEREAS, the Architecture and Landscaping Review Committee of the City of La Quinta, California, did, on the 2nd day of February, 2005, hold a public meeting to review and recommend approval of architecture and landscape plans for three new single-family prototype residential unit plans with three different elevations for Tract 31202 and recommended approval by adoption of Minute Motion 2005-004; and, WHEREAS, a Mitigated Negative Declaration (EA 2003-472) was certified by the City Council for Tentative Tract Map 31202 under Resolution No. 2003-048. There are no changed circumstances, conditions, or new information, which would trigger the preparation of a subsequent environmental analysis pursuant to Public Resources Code Section 21166. WHEREAS, at said Public Hearing, upon hearing and considering all testimony and arguments, if any, of all interested persons desiring to be heard, said Planning Commission did make the following mandatory findings pursuant to Section 9.210.010 of the Zoning Code to justify approval of said Site Development Permit: 1. Consistency with the General Plan: The project, as proposed, is consistent with the goals and policies of the General Plan in that the residential land uses are consistent with the Low Density Residential designation. 2. Consistency with the Zoning Code: The proposed project, as conditioned, is consistent with the development standards of the City's Zoning Code, in terms of architectural style, building heights, building mass, parking, and landscaping. Planning Commission Resolution 2005 -009 Site Development Permit 2004-819 - Ehline Company Recommended: February 8, 2005 3. Compliance with the California Environmental Quality Act (CEQA): This project has complied with the requirements of the California Environmental Quality Act in that a Mitigated Negative Declaration (EA 2003-472) was certified by the City Council for Tentative Tract Map 31202 under Resolution No. 2003-048. There are no changed circumstances, conditions, or new information, which would trigger the preparation of a subsequent environmental analysis pursuant to Public Resources Code Section 21166. 4. Architectural Design: The proposed project complies with the Zoning Code and is compatible with existing single-family residential development in the area. 5. Site Design: The proposed project complies the site design in terms of interior circulation, pedestrian access, and other site design elements such as scale, mass, and appearance. 6. Landscape Design: The proposed project is consistent with the landscaping standards and plant palette and implements the standards for landscaping and aesthetics established in the General Plan and 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 the Planning Commission for this Site Development Permit. 2. That it does hereby approve Site Development Permit 2004-819, subject to conditions, for the reasons set forth in this Resolution. PASSED, APPROVED and ADOPTED at a regular meeting of the La Quinta Planning Commission held on this 81" day of February, 2005, by the following vote, to wit: AYES: Commissioners Alderson, Ladner, Quill, and Chairman Kirk NOES: None ABSENT: Commissioner Daniels ABSTAIN: None C:\Documents and Settings\cwalker\Local Settings\Temporary Internet Files\0LK7\PC RESO SDP 04-819.doc Planning Commission Resolution 2005 -009 Site Development Permit 2004-819 - Ehline Company Recommended: February 8, 2005 RK, Chairman La Quinta, California ATTEST: DOUGLAS .EVANS Community Development Director City of La Quinta, California C:\Documents and Settings\cwalket\Local Settings\Temporary Internet Files\OLK7\PC RESO SDP 04-819.doc PLANNING COMMISSION RESOLUTION 2005-009 SITE DEVELOPMENT PERMIT 2004-819 EHLINE COMPANY CONDITIONS OF APPROVAL -ADOPTED FEBRUARY 8, 2005 f;FNFRAI 1. The implementation of this project shall be in conformance with the approved exhibits contained in Site Development Permit 2004-819 unless otherwise amended by the following conditions. 2. The approved Site Development Permit shall be used within two years of approval, otherwise, it shall become null and void and of no effect whatsoever. 3. "Used" means the issuance of a building permit. A time extension may be requested as permitted in Municipal Code Section 9.200.080 (D). 4. 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. 5. 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. 6. 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 PLANNING COMMISSION RESOLUTION 2005-009 SITE DEVELOPMENT PERMIT 2004-819 EHLINE COMPANY CONDITIONS OF APPROVAL -ADOPTED FEBRUARY 8, 2005 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. If a previous permit is not in effect for Tract 31202, 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 ("RWQCB") acknowledgment of the applicant's Notice of Intent ("NOI"), prior to the issuance of a grading or site construction permit by the City. 7. 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 design professional can obtain the California Stormwater Quality Association SWPPP template at www.cabmphandbooks.corn 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. PLANNING COMMISSION RESOLUTION 2005-009 SITE DEVELOPMENT PERMIT 2004-819 EHLINE COMPANY CONDITIONS OF APPROVAL -ADOPTED FEBRUARY 8, 2005 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. 8. 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 9. 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 PLANNING COMMISSION RESOLUTION 2005-009 SITE DEVELOPMENT PERMIT 2004-819 EHLINE COMPANY CONDITIONS OF APPROVAL -ADOPTED FEBRUARY 8, 2005 emergency services and for maintenance, construction and reconstruction of essential improvements. 10. 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. 11. The applicant shall enter into a written encroachment/and or access agreements across and through abutting parcels and submit such documentation to with the City of La Quinta prior to occupancy. 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. 12. 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. 13. 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 Temp. Parking Lot Precise Grading Plan 1 " = 40' Horizontal PLANNING COMMISSION RESOLUTION 2005-009 SITE DEVELOPMENT PERMIT 2004-819 EHLINE COMPANY CONDITIONS OF APPROVAL -ADOPTED FEBRUARY 8, 2005 B. On -Site Street Improvements/Signing & Striping/Storm Drain Plan 1 " = 40' Horizontal, 1 " = 4' Vertical "On -Site Temp. Parking Lot Precise Grading" plans shall normally include all temporary and permanent on -site surface improvements including but not necessarily limited to finish grades for curbs & gutters, parking lot improvements and ADA requirements up to the Sales Office (including Sales Office Pad and , retaining and perimeter walls, etc. 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. 14. 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. A. On -Site Residential Precise Grading Plan (Model Homes) 1 " = 30' Horizontal 15. 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-guinia.org/publicworks/tractl/z onlinelibrary/0 intropage.htm. 16. 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. PLANNING COMMISSION RESOLUTION 2005-009 SITE DEVELOPMENT PERMIT 2004-819 EHLINE COMPANY CONDITIONS OF APPROVAL -ADOPTED FEBRUARY 8, 2005 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. GRADING 17. The applicant shall comply with the provisions of Section 13.24.050 (Grading Improvements), LQMC. 18. 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. 19. 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 applicable improvement plans that a soils report has been prepared in accordance with the California Health & Safety Code § 17953. PLANNING COMMISSION RESOLUTION 2005-009 SITE DEVELOPMENT PERMIT 2004-819 EHLINE COMPANY CONDITIONS OF APPROVAL -ADOPTED FEBRUARY 8, 2005 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. 20. 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. 21. Building pad elevations on the rough grading plan submitted for City Engineer's approval shall conform with pad elevations shown on the Site Development Permit Plan, unless the pad elevations have other requirements imposed elsewhere in these Conditions of Approval. 22, 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. 23. 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. STREET AND TRAFFIC IMPROVEMENTS 24. 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 PLANNING COMMISSION RESOLUTION 2005-009 SITE DEVELOPMENT PERMIT 2004-819 EHLINE COMPANY CONDITIONS OF APPROVAL -ADOPTED FEBRUARY 8, 2005 are proposed. PLANNING COMMISSION RESOLUTION 2005-009 SITE DEVELOPMENT PERMIT 2004-819 EHLINE COMPANY CONDITIONS OF APPROVAL -ADOPTED FEBRUARY 8, 2005 25. The applicant shall construct the following street improvements to conform with the General Plan or as conditioned by this permit. A. ON -SITE STREETS TO PROVIDE ACCESS TO MODEL HOME COMPLEX (If not constructed prior to Building Permit approval.) 1) Construct full 36-foot wide travel width improvements as shown on the approved Street Improvement Plans for Map No. 31202-1 measured from gutter flow line to gutter flow line within the approved right-of-way where the residential streets are double loaded. 2) Construct Entry Drive off of Avenue 52 and street improvements on Avenue 52 necessary to provide ingress and egress to the model home complex as required by the City Engineer. 26. Minimum structural sections shall be as follows: Residential 3.0" a.c.14.5" c.a.b. PARKING LOTS and ACCESS POINTS 27. The design of parking facilities shall conform to LQMC Chapter 9.150 (Parking). In particular the access driveway width, drive aisle widths and parking striping design shall conform to the aforementioned LQMC requirement. 28. Minimum structural sections shall be as follows: Temporary Parking Lot 2.5" a.c. over native soil compacted to 95 % or the approved equivalents of alternate materials. LANDSCAPING 29. The applicant shall comply with Sections 13.24.130 (Landscaping Setbacks) & 13.24.140 (Landscaping Plans), LQMC. PLANNING COMMISSION RESOLUTION 2005-009 SITE DEVELOPMENT PERMIT 2004-819 EHLINE COMPANY CONDITIONS OF APPROVAL -ADOPTED FEBRUARY 8, 2005 30. The applicant shall provide landscaping in the required setbacks, retention basins, common lots and park areas. 31. Landscape and irrigation plans for landscaped lots and setbacks, medians, retention basins, and parks shall be signed and stamped by a licensed landscape architect. 32. The applicant shall submit the landscape plans to the Public Works Department for approval by the Public Works Department. Landscaping plans for the units shall comply with the City's Water Efficient Landscaping Ordinance (Chapter 8.13 of the Municipal Code). Said landscaping plans shall include a complete irrigation system showing location and size of water lines, valves, clock timer, type of sprinkler, etc. The applicant shall obtain the signatures of Coachella Valley Water District (CVWD) and the Riverside County Agricultural Commissioner, prior to final mylar submittal for signature by the City Engineer. NOTE: Plans are not approved for construction until signed by the City Engineer. 33. Front yard landscape plans for the three model unit are approved as presented to the Planning Commission. All subsequent front yard landscape plans for the production units shall be approved by the Director of the Community Development Department. 34. The applicant shall adhere to the requirements and Conditions of Approval of the Specific Plan (SP 03-064) with respect to the front yard landscape plans and with respect to the City's Water Efficient Landscaping Ordinance (Chapter 8.13 of the Municipal Code) for the model home complex. 35. Once the model home complex use has ceased the homes will have to comply with the Conditions of Approval of the Specific Plan. QUALITY ASSURANCE 36. The applicant shall employ construction quality -assurance measures that meet with the approval of the City Engineer. PLANNING COMMISSION RESOLUTION 2005-009 SITE DEVELOPMENT PERMIT 2004-819 EHLINE COMPANY CONDITIONS OF APPROVAL -ADOPTED FEBRUARY 8, 2005 37. 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. 38. 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. MAINTENANCE 39. The applicant shall comply with the provisions of Section 13.24.160 (Maintenance), LQMC. 40. 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 41. 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. 42. 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). COMMUNTY DEVELOPMENT DEPARTMENT 43. The applicant shall post a $1000.00 deposit for each unit that is used as a sales office. After the sales office(s) is/are converted back to a residence, PLANNING COMMISSION RESOLUTION 2005-009 SITE DEVELOPMENT PERMIT 2004-819 EHLINE COMPANY CONDITIONS OF APPROVAL -ADOPTED FEBRUARY 8, 2005 the Community Development Department shall inspect the site(s) for compliance before releasing the deposit back to the applicant. 44. Any front, side, or rear walls shall be of masonry or other non -wood construction and conform to development regulations of the Zoning Code. 45. The applicant shall meet comply with the interior dimension requirements for the garages on all units.