PCRES 2006-033PLANNING COMMISSION RESOLUTION 2006-033
A RESOLUTION OF THE PLANNING COMMISSION OF THE
CITY OF LA QUINTA, CALIFORNIA, APPROVING THE
DEVELOPMENT PLANS FOR AN EQUESTRIAN FACILITY TO
BE LOCATED '/4 MILE SOUTH OF AVENUE 54 ON MONROE
STREET
CASE NO.: SITE DEVELOPMENT PERMIT 2006-866
APPLICANT: TRANS WEST HOUSING
WHEREAS, the Planning Commission of the City of La Quinta, California,
did on the 26TR day of September, 2006, hold a duly noticed Public Hearing to consider
the request of TRANS WEST HOUSING to approve the development plans for an
equestrian facility which includes a covered riding arena, stables, two caretaker's
residences, outdoor pens, pastures, and related accessory buildings located '/4 mile
south of Avenue 54 on the west side of Monroe Street, more particularly described as:
APN 767-320-006 & 767-320-007; AND
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 83-68), in that the La Quinta Community Development
Department has completed Environmental Assessment (EA) 2006-574. The
Community Development Director has determined that the project will not have a
significant adverse impact on the environment and therefore, recommends a Mitigated
Negative Declaration of environmental impact be certified; and
WHEREAS, the Architecture and Landscaping Review Committee did on
the 4" day of October, 2006, at a regular meeting, recommended approval of the
development plans, subject to conditions; and,
WHEREAS, the Community Development Department published a
public hearing notice in the Desert Sun newspaper on the 26`h day of August, 2006, as
prescribed by the Municipal Code. Public hearing notices were also mailed to all
property owners within 500 feet of the site; 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 equestrian center and related structures are consistent with the City's
PAReports - PC\2006\9-26-06\Griffin Ranch Saddle Club\SDP 2006-866 Reso.doc
Planning Commission Resolution 2006-033
Site Development Permit 2006-866
Trans West Housing Saddle Club
Adopted: October 26, 2006
General Plan in that the property is designated Very Low Density Residential
(VLDR). The uses are consistent with the goals, policies and intent of the La
Quinta General Plan Land Use Element (Chapter 2).
2. The equestrian facility is consistent with the Very Low Density Residential
Zoning designation and is a permitted use located within an existing Equestrian
Overlay district.
3. The architectural design of the equestrian facility including, but not limited to
the architectural style, scale, building mass, materials, colors, architectural
details, roof style, and other architectural elements are compatible with the
surrounding development and with the quality of design prevalent in the city.
The equestrian center is well designed and will conform to the equestrian theme
for the project.
4. The site design of the project including, but not limited to project entries,
interior circulation, pedestrian amenities, multi -purpose trails, exterior lighting,
pastures, and other site design elements are compatible with surrounding
development and with the quality of design prevalent in the city.
5. Project landscaping including, but not limited to the location, type, size, color,
texture, and coverage of plant materials, with conditions, has been designed so
as to 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 of the
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 2006-866 for the reasons
set forth in this Resolution, subject to the Conditions, attached hereto;
P:\Reports - PC\2006\9-26-06\Griffin Ranch Saddle Club\SDP 2006-866 Reso.doc
Planning Commission Resolution 2006-033
Site Development Permit 2006-866
Trans West Housing Saddle Club
Adopted: October 26, 2006
PASSED, APPROVED, and ADOPTED at a regular meeting of the La
Quinta City Planning Commission, held on the 26th day of October, 2006, by the
following vote, to wit:
AYES: Commissioners Alderson, Barrows, Daniels, Engle, and Chairman Quill
NOES: None
FA**1ktkLl rem
ABSTAIN: None
AUL QUILL, Chairman
City of La Quinta, California
ATTEST:
DOUGLAS .EVANS
Community Development Director
City of La Quinta, California
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PLANNING COMMISSION RESOLUTION 2006-033
CONDITIONS OF APPROVAL — FINAL
SDP 2006-866, GRIFFIN RANCH SADDLE CLUB
TRANS WEST HOUSING
SEPTEMBER 26, 2006
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 necessary applicable clearances and/or
permits from the following agencies:
• Fire Marshal
• Public Works Department (Grading Permit, Green Sheet (Public Works
Clearance) for Building Permits, Improvement Permit)
• Community Development Department
• Riverside County Environmental Health Department
• Coachella Valley Unified School District
• Coachella Valley Water District (CVWD)
• Imperial Irrigation District (IID)
• California Water Quality Control Board (CWQCB)
• 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.
PLANNING COMMISSION RESOLUTION 2006-033
CONDITIONS OF APPROVAL — FINAL
SDP 2006-866, GRIFFIN RANCH SADDLE CLUB
TRANS WEST HOUSING
SEPTEMBER 26, 2006
3. 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.
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 conditions of Specific Plan 2003-066 and
Site Development Plan 2004-807.
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.cabmphandbool<s.com for use in
their SWPPP preparation.
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.
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.
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.
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PLANNING COMMISSION RESOLUTION 2006-033
CONDITIONS OF APPROVAL — FINAL
SDP 2006-866, GRIFFIN RANCH SADDLE CLUB
TRANS WEST HOUSING
SEPTEMBER 26, 2006
5) Non -Storm Water Management.
6) Waste Management and Materials Pollution Control.
a) 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.
b) 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. Approval of this Site Development Permit shall not be construed as approval for
any horizontal dimensions implied by any site plans or exhibits unless
specifically identified in the following conditions of approval.
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. Said conferred rights shall also include grant of access
easement to the City of La Quinta for the purpose of graffiti removal by City
staff or assigned agent in perpetuity and agreement to the method to remove
graffiti and to paint over to best match existing. The applicant shall establish
the aforementioned requirements in the CC&R's for the development or other
agreements as approved by the City Engineer, if applicable.
7. The applicant shall offer for dedication of all public street rights -of -way in
conformance with the City's General Plan, Municipal Code, applicable specific
plans, and/or as required by the City Engineer.
8. The public street right-of-way offers for dedication required for this development
include:
PUBLIC STREETS
A. Monroe Street (Primary Arterial, Option A, 1 10' ROW) — The standard 55
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PLANNING COMMISSION RESOLUTION 2006-033
CONDITIONS OF APPROVAL — FINAL
SDP 2006-866, GRIFFIN RANCH SADDLE CLUB
TRANS WEST HOUSING
SEPTEMBER 26, 2006
from the centerline of Monroe Street for a total 110-foot ultimate
developed right of way except for an additional right of way dedication at
the Primary Entry of 67 feet from the centerline and 248 feet long plus a
transitional taper dedication of an additional 150 feet to accommodate
improvements conditioned under the STREET AND TRAFFIC
IMPROVEMENTS section of these conditions of approval.
9. The applicant shall retain for private use all private street rights -of -way in
conformance with the City's General Plan, Municipal Code, applicable specific
plans, and/or as required by the City Engineer.
10. The private street rights -of -way to be retained for private use required for this
development include:
PRIVATE STREETS
A. Circulation Road. The typical street section shall be as shown on the site
plan and to be a minimum 24 feet right-of-way except for areas where
parking stalls are provided. The applicant may be required to provide
additional roadway width to accommodate turnaround, unloading and
loading of horse transport vehicles as required by the City Engineer or
Community Development Director.
B. Emergency and Oversized Vehicles Turnaround " Loop" Road. The typical
street section shall be as shown on the site plan and to be a minimum 20
feet roadway except for additional roadway as required by the Fire
Marshal. The emergency and oversized vehicle turnaround road along the
southerly boundary shall conform to the shape shown on the site map
except for minor revisions as may be required by the City Engineer or
Community Development Director.
11. Direct vehicular access to Monroe Street is restricted, except for those access
points identified on the Site Plan, or as otherwise conditioned in these
conditions of approval.
12. The applicant shall create perimeter landscaping setbacks along all public right-
of-ways as follows:
A. Monroe Street (Primary Arterial) - 20-foot from the R/W-P/L.
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PLANNING COMMISSION RESOLUTION 2006-033
CONDITIONS OF APPROVAL — FINAL
SDP 2006-866, GRIFFIN RANCH SADDLE CLUB
TRANS WEST HOUSING
SEPTEMBER 26, 2006
The 20-foot perimeter landscaping setback shall be maintained along the
deceleration and acceleration lanes proposed at the entrance and in addition
to the roadway parkway. The multi -purpose trail and perimeter landscaping
shall be adjusted accordingly.
13. The applicant shall furnish proof of easements, or written permission, as
appropriate, from those owners of all abutting properties on which grading,
retaining wall construction, permanent slopes, or other encroachments will
occur.
IMPROVEMENT PLANS
As used throughout these Conditions of Approval, professional titles such as
"engineer," "surveyor," and "architect," refer to persons currently certified or licensed
to practice their respective professions in the State of California.
14. Improvement plans shall be prepared by or under the direct supervision of
qualified engineers and/or architects, as appropriate, and shall comply with the
provisions of Section 13.24.040 (Improvement Plans), LQMC.
15. The following improvement plans shall be prepared and submitted for review
and approval by the 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.
PM 10 Plan
1 "
= 40'
Horizontal
C.
SWPPP
1 "
= 40'
Horizontal
NOTE: A through C to be submitted concurrently.
D. On -Site Precise Grading Plan
1" = 30' Horizontal
E. Storm Drain Plans 1 " = 40' Horizontal
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PLANNING COMMISSION RESOLUTION 2006-033
CONDITIONS OF APPROVAL — FINAL
SDP 2006-866, GRIFFIN RANCH SADDLE CLUB
TRANS WEST HOUSING
SEPTEMBER 26, 2006
F. Off -Site Street Plan 1 " = 40' Horizontal, 1 " = 4'
Vertical
G. On -Site Street Plans 1 " = 40' Horizontal, 1 " = 4'
Vertical
NOTE: D through G 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.
All Off -Site Plan & Profile Street 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.
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.
"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,
retaining and perimeter walls, etc. ADA accessibility to public streets, adjacent
buildings and existing handicap parking shall be shown on the Precise Grading
Plans at a scale to be determined by the Public Works Department.
All On -Site Signing & Travel Surface Delineation Plans shall show, at a
minimum; Stop Signs, Limit Line and Parking Stall Delineation, No Parking Signs,
Fire Hydrant delineation as approved by the Fire Marshal and Street Name Signs
per Public Works Standard "Plans and/or as approved by the Engineering
Department.
16. The City maintains standard plans, detail sheets and/or construction notes for
elements of construction which can be accessed via the Online Engineering
Library at the City website (www.la-quinta.org). Navigate to the Public Works -
Department home page and look for the Standard Drawing hyperlink.
17. The applicant shall furnish a complete set of the AutoCAD files of all approved
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PLANNING COMMISSION RESOLUTION 2006-033
CONDITIONS OF APPROVAL — FINAL
SDP 2006-866, GRIFFIN RANCH SADDLE CLUB
TRANS WEST HOUSING
SEPTEMBER 26, 2006
improvement plans on a storage media acceptable to the City Engineer. The
files shall be saved in a standard AutoCAD format so they may be fully
retrievable through a basic AutoCAD program.
At the completion of construction, and prior to the final acceptance of the
improvements by the City, the applicant shall update the AutoCAD files in order
to reflect the as -built conditions.
Where the improvement plans were not produced in a standard AutoCAD
format, or a file format that can be converted to an AutoCAD format, the City
Engineer will accept raster -image files of the plans.
IMPROVEMENT SECURITY AGREEMENTS
18. Should the applicant fail to construct the improvements for the development, or
fail to satisfy its obligations for the development in a timely manner, the City
shall have the right to halt issuance of building permits, and/or final building
inspections, withhold other approvals related to the development of the project,
or call upon the surety to complete the improvements.
19. Depending on the timing 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 tentative tract map.
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. The
applicant shall complete Off -Site Improvements in the first phase of
construction.
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PLANNING COMMISSION RESOLUTION 2006-033
CONDITIONS OF APPROVAL — FINAL
SDP 2006-866, GRIFFIN RANCH SADDLE CLUB
TRANS WEST HOUSING
SEPTEMBER 26, 2006
GRADING
20. The applicant shall comply with the provisions of Section 13.24.050 (Grading
Improvements), LQMC.
2.1. 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.
22. 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.
All grading shall conform to the recommendations contained in the Preliminary
Soils Report, and shall be certified as being adequate by a soils engineer, or by
an engineering geologist.
The applicant shall furnish security, in a form acceptable to the City, and in an
amount sufficient to guarantee compliance with the approved Fugitive Dust
Control Plan provisions as submitted with its application for a grading permit.
23. 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.
24. 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
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PLANNING COMMISSION RESOLUTION 2006-033
CONDITIONS OF APPROVAL — FINAL
SDP 2006-866, GRIFFIN RANCH SADDLE CLUB
TRANS WEST HOUSING
SEPTEMBER 26, 2006
slope shall not exceed 3:1 anywhere in the landscape setback area, except for
the backslope (i.e. the slope at the back of the landscape lot) which shall not
exceed 2:1 if fully planted with ground cover. The maximum slope in the first
six (6) feet adjacent to the curb shall not exceed 4:1 when the nearest edge of
sidewalk is within six (6) of the curb, otherwise the maximum slope within the
right of way shall not exceed 3:1. All unpaved parkway areas adjacent to the
curb shall be depressed one and one-half inches (1.5") in the first eighteen
inches (18") behind the curb.
25. 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 Preliminary Grading Plan submitted with this Site Development
Permit, the applicant shall submit the proposed grading changes to the City
Staff for a substantial conformance finding review.
26. Prior to the issuance of a building permit for any building lot, the applicant shall
provide a pad elevation and geotechnical certification stamped and signed by a
qualified engineer or surveyor, as applicable.
DRAINAGE
27. Proposed retention basins shall comply with the provisions of Section
13.24.120 (Drainage), LQMC and Engineering Bulletin No. 97-03. Retention
basin freeboard shall be 1 foot or alternatively, 25% of the total retention basin
volume for the dressage arena and open arena. Additionally, drainage shall
follow guidelines found in Engineering Bulletin — Hydrology Report with
Preliminary Hydraulic Report Criteria for Storm Drain Systems and Engineering
Bulletin - Underground Retention Basin Design Requirements as applicable. More
specifically, stormwater falling on site during the 100 year storm shall be
retained within the development, unless otherwise approved by the City
Engineer. The tributary drainage area shall extend to the centerline of adjacent
public streets. The design storm shall be either the 3 hour, 6 hour or 24 hour
event producing the greatest total run off.
28. Nuisance water shall be retained on site. As proposed by the applicant,
nuisance water shall be disposed of in Maxwell Systems approved by the City
Engineer. The proposed aforementioned system shall be designed to contain
nuisance water surges from landscape area, commercial units, and off -site and
on -site street nuisance water. Flow from adjacent well sites shall be designed
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PLANNING COMMISSION RESOLUTION 2006-033
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for retention area percolation by separate infiltration system approved by the
City Engineer.
29. Storm drainage historically received from adjoining property shall be received
and retained or passed through into the historic downstream drainage relief
route.
30. For properties where sump conditions exist, the applicant must either define a
diversion/overflow strategy or retain upstream stormwater as required for
existing as -built conditions from all off -site tributary flow from the respective
high points. The applicant must provide either on -site retention or alternative
facilities of diversion/pass through, if selected. Historical flow paths should be
identified and routing provided in the hydrology analysis equivalent to historical
flow direction. As local topography allows, tributary areas may exceed limits of
property lines adjacent to public roads. The 100-year storm shall be the
governing event in the designer's evaluation.
31. For on -site common retention basins, retention depth shall be according to
Engineering Bulletin 97.03, and side slopes shall not exceed 3:1.
32. 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.
33. The design of the development shall not cause any increase in flood boundaries,
levels or frequencies in any area outside the development.
UTILITIES
34. The applicant shall comply with the provisions of Section 13.24.1 10 (Utilities),
LQMC.
35. 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.
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PLANNING COMMISSION RESOLUTION 2006-033
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SEPTEMBER 26, 2006
36. Existing overhead utility lines within, or adjacent to the proposed development,
and all proposed utilities shall be installed underground. Service lines required
for this development shall be underground.
All existing utility lines attached to joint use 92 KV transmission power poles
are exempt from the requirement to be placed underground.
37. 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 IMPROVEM
38. 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.
39. The applicant shall construct the following street improvements to conform with
the General Plan street type noted in parentheses.
A. OFF -SITE STREETS
1) Monroe Street (Primary Arterial — Option A; 1 10' R/W):
Widen the west side of the street along all frontage adjacent to the Site
Development Permit boundary to its ultimate width on the west side as
specified in the General Plan and the requirements of these conditions.
Rehabilitate and/or reconstruct existing roadway pavement as necessary
to augment and convert it from a rural county -road design standard to La
Quinta's urban arterial design standard. The west curb face shall be
located forty three feet (43') west of the centerline, except at locations
where additional street width is needed to accommodate:
a) A deceleration/right turn only lane and acceleration lane at
Monroe Street Primary Entry. The west curb face shall be
located fifty five feet (55') west of the centerline. As a
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PLANNING COMMISSION RESOLUTION 2006-033
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SEPTEMBER 26, 2006
minimum, the required right of way shall be for a length of
248 feet plus a transitional taper dedication of an additional
150 feet.
Other required improvements in the Monroe 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) Half width of an 18 - foot wide raised landscaped median
along the entire boundary of the Site Development Permit.
An AC curb shall be installed along the centerline of Monroe
Street as approved by Riverside County and the City
Engineer in order to segment the median.
d) Establish a benchmark in the Monroe Street right of way
and file a record of the benchmark with the County of
Riverside.
e) A 10-foot wide Multi -Purpose Trail. The applicant shall
construct a multi -use trail per La Quinta Standard 260 along
the Site Development Permit frontage within the landscaped
setback. Multi -Purpose Trail boundaries shall be delineated
by a 4-inch wide concrete or similar approved inflexible
border between the trail and adjacent landscaping. The
location and design of the trail shall be approved by the
City. A split rail fence shall be constructed along the
roadway side of the multi -purpose trail in accordance with
Section 9.140.060 (Item E, 3a) of the Zoning Ordinance. 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.
A maintenance easement dedication in favor of the City
shall be offered for Multi -Purpose Trails. Auxiliary Multi -
Purpose Trails, beyond those required by General Plan and
related Equestrian Overlay, will be ,maintained by the
Developer or HOA as applicable and not offered for
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maintenance dedication. However, pursuant to this
requirement, the Developer or HOA shall enter into an
agreement with the City for the perpetual maintenance of
the Auxiliary Multi -Purpose Trail.
The applicant shall extend improvements beyond the subdivision boundaries to
ensure they safely integrate with existing improvements (e.g., grading; traffic
control devices and transitions in alignment, elevation or dimensions of streets
and sidewalks).
B. PRIVATE STREETS
11 Circulation Road - Construct full 24-foot wide travel width
improvements per the Saddle Club Site Plan Section B-B except for
areas where parking stalls are provided. The applicant shall provide
additional street widening to accommodate turnaround, unloading
and loading of horse transport vehicles as required by the City
Engineer. Where on -street parking is prohibited, the applicant shall
make provisions for perpetual enforcement of the No Parking
restriction.
2) Emergency Turnaround and Oversized Vehicle "Loop" Road —
Construct full 20-foot wide travel width improvements per the
Saddle Club Site Plan Section A -A to conform to the lay -out
shown on the Site Development Permit site plan, except for
revisions as may be required by the City Engineer and the Fire
Department.
3) Main Entry — The applicant shall increase the entry paving as
identified in the Site Development Permit to 200 feet from the
proposed Monroe Street curb face. Should it later be determined
that the required entry paving is insufficient to control the
collection of track out debris onto the right-of-way, entry paving
shall be increased to a length which can adequately prevent track
out debris from entering the right-of-way.
Curve radii for curbs at all private street intersections and the Monroe Street entrance
shall not be less than 55 feet to accommodate larger tractor trailers. Truck turning
routes shall confirm absence of conflict with the opposing traffic lane.
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CONDITIONS OF APPROVAL — FINAL
SDP 2006-866, GRIFFIN RANCH SADDLE CLUB
TRANS WEST HOUSING
SEPTEMBER 26, 2006
40. The Monroe Street gated entry shall provide for a one trailer truck minimum
stacking capacity for inbound traffic to be a minimum length of 70 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. Pursuant to
said condition, there shall be a minimum of twenty feet width provided at the
turn -around opening provided.
Two lanes of traffic shall be provided on the entry side of the main gated entry,
one lane shall be for members 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.
41. The applicant shall design street pavement sections using CalTrans' design
procedure for 20-year life pavement, and the site -specific data for soil strength
and anticipated traffic loading (including construction traffic). Minimum
structural sections shall be as follows:
Primary Arterial 4.5" a.c./6.0" c.a.b.
or the approved equivalents of alternate materials.
The applicant proposes the use of a decomposed granite and crushed aggregate
base for the on -site street system. The on -site street section shall be as
approved by the City Engineer in the plan review process.
42. 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
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_ PLANNING COMMISSION RESOLUTION 2006-033
CONDITIONS OF APPROVAL — FINAL
SDP 2006-866, GRIFFIN RANCH SADDLE CLUB
TRANS WEST HOUSING
SEPTEMBER 26, 2006
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.
A. Improvements shall include appurtenances such as traffic control signs,
markings and other devices, raised medians if required, street name signs
and sidewalks.
43. Improvements shall be designed and constructed in accordance with City
adopted standards, supplemental drawings and specifications, or as approved
by the City Engineer. Improvement plans for streets, access gates and parking
areas shall be stamped and signed by qualified engineers.
44. General access points and turning movements of traffic are limited to the
following:
Primary Entry (Monroe Street): Right turn movements in and out and left turn in
movements are permitted. Left turn movements out are prohibited.
CONSTRUCTION
45. 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.
LANDSCAPING AND SCREENING
46. The applicant shall comply with Sections 13.24.130 (Landscaping Setbacks) &
13.24.140 (Landscaping Plans), LQMC.
47. The applicant shall provide landscaping in the required setbacks, retention
basins, common lots and park areas.
48. Landscape and irrigation plans for landscaped lots and setbacks, medians,
retention basins, and open space shall be signed and stamped by a licensed
landscape architect.
49. The applicant shall submit the landscape plans for approval to plan checking by
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PLANNING COMMISSION RESOLUTION 2006-033
CONDITIONS OF APPROVAL — FINAL
SDP 2006-866, GRIFFIN RANCH SADDLE CLUB
TRANS WEST HOUSING
SEPTEMBER 26, 2006
the Community Development Department. When plan checking has been
completed by the Community Development Department and the Public Works
Department, the applicant shall obtain the signatures of CVWD and the
Riverside County Agricultural Commissioner, prior to submittal for signature by
the Community Development Director and the City Engineer.
NOTE: Plans are not approved for construction until signed by both the
Community Development Director and the City Engineer.
50. Landscape areas shall have permanent irrigation improvements meeting the
requirements of the Community Development Director and the City Engineer.
Use of lawn areas shall utilize spray irrigation being placed within 18 inches of
curbs along public streets.
51. The applicant or his agent has the responsibility for proper sight distance
requirements in the design and/or installation of all landscaping and
appurtenances abutting and within the private and public street right-of-way to
confirm with the latest edition of the AASHTO Geometric Design of Highways
and Streets.
52. The applicant shall bond for half of the median landscape improvements until
the completion of the full landscaped median width at which time the developer
or successor shall pay it's pro rata share of said improvements.
53. Oleanders and any other plant species deemed poisonous to horses and people
shall be removed from the approved landscaping plant list. Any existing plant
species deemed poisonous shall be removed from the project site.
54. Measures shall be taken to replace and repair any landscaping or irrigation
equipment which is damaged or eaten by horses.
55. The applicants shall plant a hedge such as Carolina Cherry (Prunus Caroliniana)
or similar material approved by the Community Development Department, in
order to provide a screening buffer within the Coachella Valley Water District
easement along the southern property boundary. Hedge material suitable for
screening shall provide significant foliage and shall be permitted to grow and be
maintained at a minimum of 8 feet in height. ^
56. Non -turf ground cover within landscaping areas shall contain a surface
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PLANNING COMMISSION RESOLUTION 2006-033
CONDITIONS OF APPROVAL — FINAL
SDP 2006-866, GRIFFIN RANCH SADDLE CLUB
TRANS WEST HOUSING
SEPTEMBER 26, 2006
treatment for erosion and dust control purposes. Non -turf landscaping areas
shall be maintained and included in the overall dust control program.
57. The Monroe Street perimeter shall be redesigned to more closely match the City
of La Quinta standard multi -purpose trail detail in order to allow for a minimum
of 3' to 4' feet of additional landscaped space between the trail and sidewalk in
order to provide separation of equestrian trail users from the street and
sidewalk.
58. Enhanced landscape screening consisting of additional trees and shrubs with
significant foliage shall be planted along Monroe Street. Enhanced landscape
screening shall be reviewed and approved by the Community Development
Department during the landscaping plan check process.
59. The applicants shall provide a gated pedestrian/equestrian connection at the end
of the on -site horse trail between the turnout pastures and the multi -purpose
trail along Monroe Street.
60. A solid concrete, Trex brand, or similar type of inflexible edging material shall be
installed along the edges of all on -site and perimeter equestrian and multi-
purpose trails.
61. The applicants shall provide enhanced landscape screening between the
southern face of the covered arena stalls and the access road, to be reviewed
and approved by the Community Development Department during the
landscaping plan check process.
62. The applicants shall provide enhanced landscape screening between the manure
storage building, accessory buildings, and their adjacent perimeter, to be
reviewed and approved by the Community Development Department during the
landscaping plan check process.
63. Any ground -mounted mechanical equipment shall be screened by a wall,
landscaping, or combination of the two, of a sufficient height and/or density to
fully screen such equipment above its horizontal plane.
64. Any building mounted mechanical equipment shall be fully screened from view
by an architectural feature, wall, or parapet of sufficient height to fully screen
such equipment above its horizontal plane.
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PLANNING COMMISSION RESOLUTION 2006-033
CONDITIONS OF APPROVAL — FINAL
SDP 2006-866, GRIFFIN RANCH SADDLE CLUB
TRANS WEST HOUSING
SEPTEMBER 26, 2006
65. Permanent, immovable, or fixed location water cannons utilized for irrigation
and dust control shall be placed or mounted to a decorative column, pilaster, or
foundation approved by the Community Development Director. Landscaped
screening of said water cannons shall be provided if deemed necessary.
QUALITY ASSURANCE
66. The applicant shall employ construction quality -assurance measures that meet
with the approval of the City Engineer.
67. 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.
68. 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.
69. 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
70. The applicant shall comply with the provisions of Section 13.24.160
(Maintenance), LQMC.
71. The applicant shall make provisions for the continuous and perpetual
maintenance of all private on -site improvements, perimeter landscaping, access
drives, and sidewalks.
72. The applicant shall be responsible for the cleaning and removal of tracked out
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PLANNING COMMISSION RESOLUTION 2006-033
CONDITIONS OF APPROVAL — FINAL
SDP 2006-866, GRIFFIN RANCH SADDLE CLUB
TRANS WEST HOUSING
SEPTEMBER 26, 2006
gravel and dirt on to the adjacent public right-of-way.
FEES AND DEPOSITS
73. 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.
74. 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 DEPARTMENT
75. For any buildings with public access i.e. recreational halls, clubhouses, etc. or
buildings with a commercial use i.e. gatehouses, maintenance sheds, etc.
Super fire hydrants are to be placed no closer than 25 feet and not more than
165 feet from any portion of the first floor of said building following approved
travel ways around the exterior of the building. Minimum fire flow for these
areas would be 1500 GPM for a 2-hour duration at 20 PSI.
76. Gates may be automatic or manual and shall be equipped with a rapid entry
system (KNOX). Plans shall be submitted to the Fire Department for approval
prior to installation. Automatic gate pins shall be rated with a shear pin force,
not to exceed 30 pounds. Gates activated by the rapid entry system shall
remain open until closed by the rapid entry system. Automatic gates shall be
provided with backup power.
77. The required water system, including fire hydrants, shall be installed and
accepted by the appropriate water agency prior to any combustible building
material being placed on an individual lot. Two sets of water plans are to be
submitted to the Fire Department for approval.
78. The applicant or developer shall prepare and submit to the Fire Department for
approval, a site plan designating required fire lanes with appropriate lane signs.
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PLANNING COMMISSION RESOLUTION 2006-033
CONDITIONS OF APPROVAL — FINAL
SDP 2006-866, GRIFFIN RANCH SADDLE CLUB
TRANS WEST HOUSING
SEPTEMBER 26, 2006
79. Final conditions shall be reviewed and approved by the Fire Marshall during the
plan check stage.
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