PCRES 2006-006 Griffin Ranch SDP 2005-848PLANNING COMMISSION RESOLUTION 2006-006
A RESOLUTION OF THE PLANNING COMMISSION OF THE
CITY OF LA QUINTA, CALIFORNIA, APPROVING THE
DEVELOPMENT PLANS FOR A GUARD HOUSE BUILDING,
ACCESS GATES, AND PERIMETER LANDSCAPING FOR
THE GRIFFIN RANCH PROJECT
CASE NO.: SITE DEVELOPMENT PERMIT 2005-848
APPLICANT: TRANSWEST HOUSING, INC.
WHEREAS, the Planning Commission of the City of La Quinta, California,
did on the 24'h day of January, 2006, hold a duly noticed Public Hearing to consider
the request of Transwest Housing, Inc. to approve development plans for a guard
house building, access gates, and perimeter landscaping for the Griffin Ranch project,
located on the south side of Avenue 54, east side of Madison Street, north side of
Greg Norman course project and t'/4 mile west of Monroe Street, more particularly
described as:
PORTIONS OF THE NORTH 1/2 OF SECTION 15, T67S R7E, S.B.B.M
WHEREAS, said Site Development Permit has complied with the
requirements of "The Rules to Implement the California Environmental Quality Act of
1970" as amended (Resolution 83-63) in that the La Quinta Community Development
Department has determined the Site Development Permit is within Specific Plan 2004-
074 and is exempt from the California Environmental Quality Act of 1970, as
amended, per Public Resources Code Section 65457(a). A Negative Declaration
(Environmental Assessment 2004-526) was certified on January 4, 2005, by the City
Council for Specific Plan 2004-074. No changed circumstances or conditions exist
which would trigger the preparation of a subsequent Environmental Impact Report or
environmental review pursuant to Public Resources Code Section 21 166; and,
WHEREAS, the Architecture and Landscaping Review Committee, did on
the 4'" day of January 2006, at a regular meeting, recommend approval of the
development plans, 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 improvements contemplated under SDP 2005-848 are consistent with the
General Plan, in that the property is designated for residential development. The
proposed improvements are related uses to the private residential development
as approved under the Griffin Ranch project.
peresosdp848.doc
Planning Commission Resolution 2006-006
Site Development Permit 2005-848
Transwest Housing, Inc.
January 24, 2006
2. The guard house building, access gates, and perimeter landscaping
improvements as conditioned, are designed to comply with City Zoning Code
requirements and are in compliance with Specific Plan 2004-074, as approved
for the Griffin Ranch project.
3. The architectural design of the guard house building and entry gate as
conditioned, including but not limited to the architectural style, scale, building
mass, materials, colors, architectural details, roof style, and other architectural
elements is compatible with the surrounding development and with the quality
of design prevalent in the city. The guard house building and entry gate are well
designed and implement the design theme as approved for the Griffin Ranch
project.
4. The site design of the project as conditioned, including but not limited to project
entries, interior circulation, pedestrian and bicycle access, pedestrian amenities,
screening of equipment, exterior lighting, and other site design elements are
compatible with surrounding development and with the quality of design
prevalent in the city. The entry for the guard house and gate will enhance the
surrounding PGA West, Greg Norman and other development areas proximate to
the Griffin Ranch project.
5. Project landscaping as conditioned, including but not limited to the location,
type, size, color, texture, and coverage of plant materials, has been designed in
a manner that will provide relief, complement buildings, visually emphasize
prominent design elements and vistas, screen undesirable views, provide a
harmonious transition between adjacent land uses and between development
and open space, and provide an overall unifying influence to enhance the visual
continuity and implement design concepts of the approved Griffin Ranch
project.
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 2005-848 for the reasons
set forth in this Resolution, subject to the Conditions attached hereto as Exhibit
A.
peresosdp848.doc
Planning Commission Resolution 2006-006
Site Development Permit 2005-848
Transwest Housing, Inc.
January 24, 2006
PASSED, APPROVED, and ADOPTED at a regular meeting of the La
Quinta City Planning Commission, held on the 24" day of January, 2006, by the
following vote, to wit:
AYES: Commissioners Alderson, Daniels, Ladner, Quill, and Chairman Kirk
NOES: None
ABSENT: None
ABSTAIN: None
RK, Chairman
La Quinta, California
ATTEST:
DOUGLAS . VANS
Community Development Director
City of La Quinta, California
peresosdp848.doc
PLANNING COMMISSION RESOLUTION 2006-006
CONDITIONS OF APPROVAL — ADOPTED
SITE DEVELOPMENT PERMIT 2005-848
TRANSWEST HOUSING, INC.
JANUARY 24, 2006
Planning Commission changes shown in legislative format
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. Prior to the issuance of any grading, construction, or building permit by the
City, the applicant shall obtain the applicable 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
• Coachella Valley Unified School District
• Coachella Valley Water District (CVWD)
• Imperial Irrigation District (IID)
• California Water Quality Control Board (CWQCB)
• SunLine Transit Agency
• South Coast Air Quality Management District, 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.
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; the State Water Resources
Control Board's Order No. 99-08-DWQ and the approved SWPPP for Tentative
Tract Map No. 33076.
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Planning Commission Resolution 2006-006
Conditions Of Approval - ADOPTED
Site Development Permit 2005-848
Transwest Housing, Inc.
January 24, 2006
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_cabmi)han-dbo-oks_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.
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.
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. 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; the State Water Resources
Control Board's Order No. 99-08-DWQ and the approved SWPPP for Tentative
Tract Map No. 33076.
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Planning Commission Resolution 2006-006
Conditions Of Approval - ADOPTED
Site Development Permit 2005-848
Transwest Housing, Inc.
January 24, 2006
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).
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.
6. 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.
7. 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. Precise Grading Plan 1 " = 30' Horizontal
B. Landscape Plans 1 " = 40' Horizontal
C. PM10 Plan (if applicable) 1" = 40' Horizontal
D. SWPPP (if applicable) 1" = 40' Horizontal
NOTE: A through D to be submitted concurrently.
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.
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 2006-006
Conditions Of Approval - ADOPTED
Site Development Permit 2005-848
Transwest Housing, Inc.
January 24, 2006
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.
PRECISE GRADING
8. The applicant shall comply with the provisions of Section 13.24.050 (Grading
Improvements), LQMC.
9. 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.
10. 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 or architect,
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.
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.
11. 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.
DRAINAGE
12. Stormwater handling shall conform to the applicable approved hydrology and
drainage report for Griffin Ranch development, Tentative Tract Map No. 32879
or as modified for this Site Development Permit. Nuisance water shall be
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Planning Commission Resolution 2006-006
Conditions Of Approval - ADOPTED
Site Development Permit 2005-848
Transwest Housing, Inc.
January 24, 2006
disposed of through a Maxwell Plus System or equivalent system approved by
the City Engineer.
13. 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.
14. The design of the development shall not cause any increase in flood
boundaries, levels or frequencies in any area outside the development.
15. The applicant shall 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 and include any resulting uncaptured tributary stormwater flows.
The design storm shall be either the 3 hour, 6 hour or 24 hour event producing
the greatest total run off.
16. Storm drainage historically received from adjoining property shall be received
and retained or passed through into the historic downstream drainage relief
route.
17. 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.
18. 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.
19. No fence or wall shall be constructed around any retention basin unless
approved by the Community Development Director and the City Engineer.
20. 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
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Planning Commission Resolution 2006-006
Conditions Of Approval - ADOPTED
Site Development Permit 2005-848
Transwest Housing, Inc.
January 24, 2006
planted with maintenance free ground cover. For retention basins on individual
lots, retention depth shall not exceed two feet.
UTILITIES
21. 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.
22. 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.
23. The applicant shall provide certified reports of all utility trench compaction for
approval by the City Engineer.
ENTRY DRIVE AND GATEHOUSE PARKING
24. The applicant may be required to reconfigure the parking facilities and provide
additional parking to conform with requirements of the LQMC Chapter 9.150
(Parking) and/or applicable ADA requirements as prescribed in International
Building Code Section 1129E — Accessible Parking Required.
25. Entry drives, main interior circulation routes, corner cutbacks, 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.
26. 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. Pursuant to. said condition, there
shall be a minimum of twenty feet width provided at the turn -around opening
provided.
27. 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.
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Planning Commission Resolution 2006-006
Conditions Of Approval — ADOPTED
Site Development Permit 2005-848
Transwest Housing, Inc.
January 24, 2006
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.
28. The applicant or his design professional shall check and if necessary modify the
intersection sight triangle for adequate sight distance at both the Madison
Street and Avenue 54 Entry Drive intersections.
29. Per Condition 74 of the Conditions of Approval for Tentative Tract Map No.
32879, the minimum dimension for access roads and gates is 20 feet clear
unobstructed width and a minimum vertical clearance of 13 feet, 6 inches in
height. In order to assure compliance with this condition, the gatehouse
design, especially the Porte Cochere segments, shall be approved by the City
Engineer and the Fire Marshal.
MULTI -PURPOSE TRAILS
30. The applicant shall construct a multi -use trail per La Quinta Standard 260 as
proposed by this Site Development Permit along all frontage within the
landscaped setback. The location and design of the trail shall be approved by
the City. A split rail fence shall be constructed to separate the multi -purpose
trail from the pedestrian sidewalk, where applicable, in accordance with
Section 9.140.060 (Item E, 3a) of the Zoning Ordinance. Applicant may modify
the fencing detail for aesthetic purposes subiect to approval by Public Works
and Community Development Departments Any modified design of the fencing
shall incorporate appropriate transitions at project boundaries with existing and
ultimate fencing improvements. Bonding for the fence to be installed shall be
posted prior to final map approval. At grade intersection crossings shall be of a
medium and design and location as approved by the Engineering Department
on the street improvement plan submittal. Pursuant the aforementioned
condition, the design of the multi -purpose trails shall be modified to be located
at curb ramp locations at all intersections.
31. The HOA shall be responsible for the perpetual maintenance of the off site
multi -purpose trail along Avenue 54. The City shall be responsible for the
perpetual maintenance of the off -site multi -purpose trail along Madison Street
Said maintenance shall be established in the CC&R's and transmitted to the
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Planning Commission Resolution 2006-006
Conditions Of Approval - ADOPTED
Site Development Permit 2005-848
Transwest Housing, Inc.
January 24, 2006
Public Works Department for approval prior to Final Map apDroval.
LANDSCAPING
32. The applicant shall comply with Sections 13.24.130 (Landscaping Setbacks) &
13.24.140 (Landscaping Plans), LQMC.
33. The applicant shall provide landscaping in the required setbacks, retention
basins, common lots and park areas.
I
34. 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 plan checking to the Public
Works Department, for review by Public Works and the Community
Development Department (CDD). When plan checking has been completed by
these Departments, the applicant shall obtain the signatures of CVWD and the
Riverside County Agricultural Commissioner, prior to submittal for final
approval by the City Engineer and CDD.
35. Landscape areas shall have permanent irrigation improvements meeting the
requirements of the City Engineer.
36. Additional tree stands shall be placed at the perimeter areas of the main entry,
consistent with the tree pattern as identified in the preliminary landscape plan.
The areas designated "Pasture" on the approved preliminary plans shall be
allowed to remain as designed, provided that turf area is reduced in other
common areas where turf is designated.
37. The turfed area at the Avenue 54 entry and the Avenue 64/Mad'SOR StFeet
eef+aeFshall be minimized, and replaced with native desertscape materials from
the landscape palette. Secondary entry gates on Avenue 54 shall be consistent
in design and materials to the main entry gate as approved under this Site
Development Permit.
UTILITIES
38. The applicant shall comply with the provisions of Section 13.24.110 (Utilities),
LQMC.
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Planning Commission Resolution 2006-006
Conditions Of Approval - ADOPTED
Site Development Permit 2005-848
Transwest Housing, Inc.
January 24, 2006
39. 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.
40. 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.
41. 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.
QUALITY ASSURANCE
42. The applicant shall employ construction quality -assurance measures that meet
with the approval of the City Engineer.
43. 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.
44. 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.
45. 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
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Planning Commission Resolution 2006-006
Conditions Of Approval - ADOPTED
Site Development Permit 2005-848
Transwest Housing, Inc.
January 24, 2006
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
46. The applicant shall comply with the provisions of Section 13.24.160
(Maintenance), LQMC.
47. 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
48. 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.
49. 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).
MISCELLANEOUS
50. Pursuant to Zoning Code Section Code Section 9.210.010.H, this Site
Development Permit is valid for one year from its effective date. Issuance of a
building permit is considered use of said permit.
51. Comments from the Sheriff's Department for SDP 2005-848, on file in the
Community Development Department, shall be considered during plan check
and implemented where feasible.
52. Use of concrete S the roofing for the gatehouse structure shall be mudded
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