PCRES 2009-016PLANNING COMMISSION RESOLUTION 2009-016
RESOLUTION OF THE OF THE PLANNING COMMISSION
OF THE CITY OF LA QUINTA, CALIFORNIA, APPROVING A
ONE YEAR EXTENSION OF DEVELOPMENT PLANS FOR A
5,723 SQUARE FOOT FREESTANDING BUILDING ON THE
NORTH SIDE OF HIGHWAY 111, 1000'± WEST OF
JEFFERSON STREET
CASE: SITE DEVELOPMENT PERMIT 2006-868,
EXTENSION #1
APPLICANT: REA LA QUINTA, LLC
WHEREAS, the Planning Commission of the City of La Quinta,
California did, on the 9T" day of June, 2009, hold a duly noticed Public Hearing to
consider a request by REA La Quinta, LLC for approval of a one year extension of
time for architectural and landscaping plans for a 5,723 square foot commercial
building in the CR (Regional Commercial.) zone district located on the north side of
Highway 111, 1000'± west of Jefferson Street, more particularly described as:
APN: 600-010-023
WHEREAS, the Planning Commission of the City of La Quinta,
California did, on the 121" day of June, 2007, adopt Resolution 2007-025,
approving this Site Development Permit, subject to Conditions; and
WHEREAS, the Planning Department published a public hearing notice
in the Desert Sun newspaper on May 29, 2009 as prescribed by the Municipal
Code. Public hearing notices were also mailed to all property owners within 500
feet of the site; and
WHEREAS, The Planning Department has determined that, the request
has been previously assessed in conjunction with Environmental Assessment 96-325
prepared for Specific Plan 96-027 which was certified by the City Council. No
changed circumstances or conditions are proposed, or new information has been
submitted which would trigger the preparation of a subsequent Environmental review
pursuant to Public Resources Code Section 21 166; and
WHEREAS, at the Public Hearing upon hearing and considering all
testimony and arguments of all interested persons desiring to be heard, said
Planning Commission did make the following Mandatory Findings to justify approval
a one year extension of said Site Development Permit:
1. An extension of time is warranted because the findings as noted below can
still be made and apply to this request.
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Planning Commission Resolution 2009-016
Site Development Permit 2006-868, Extension #1
REA La Quints, LLC
Adopted: June 9, 2009
Page 2
2. The General Plan designates the project area as Regional Commercial. The
proposed commercial building is consistent with this land use designation.
3. The proposed commercial building is designed to comply with the Zoning
Code requirements, including, but not limited to, height limits, parking, and
lot coverage, etc.
4. The Planning Department has determined this project has previously been
assessed with a Negative Declaration of Environmental Impact certified, and
no further environmental review is required.
5. The architectural design of the project, including, but not limited to the
architectural style, scale, building mass, materials, colors, architectural
details, roof style, and other architectural elements are compatible with the
surrounding development and with the quality of design prevalent in the City.
6. The site design of the project, including, but not limited to project entries,
interior circulation, pedestrian and bicycle access, pedestrian amenities,
screening of equipment and trash enclosures, exterior lighting, and other site
design elements are compatible with surrounding development and with the
quality of design prevalent in the City.
7. Project conceptual landscaping, including, but not limited to the location,
type, size, color, texture, and coverage of plant materials has been designed
and conditioned to provide relief, compliment buildings, visually emphasize
prominent design elements and vistas, screen undesirable views, provide a
harmonious transition between adjacent land uses and between development
and open space, provide an overall unifying influence, enhance the visual
continuity of the project, and compliment the surrounding project area,
ensuring lower maintenance and water use.
NOW, THEREFORE, BE IT RESOLVED by the Planning Commission of
the City of La Quinta, California as follows:
1. That the above recitations are true and correct and constitute the findings of
said Planning Commission in this case; and
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Planning Commission Resolution 2009-016
Site Development Permit 2006-868, Extension #1
REA La Quinta, LLC
Adopted: June 9, 2009
Page 3
2. That it does hereby approve a one year extension of time for Site
-- Development Permit 2006-868, for the reasons set forth in this Resolution
and subject to the attached Conditions of Approval.
PASSED, APPROVED, and ADOPTED at a regular meeting of the La
Quinta Planning Commission, held on this 9th day of June, 2009 by the following
vote, to wit:
AYES: Commissioners Barrows, Quill, Weber, Wilkinson, and Chairman
Alderson
NOES: None
ABSENT: None
ABSTAIN: None
1%
ED ALDERSON, Chairman
City of La Quinta, California
ATTEST:
JOF^50N, Planning Director
of La Quinta, California
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Planning Commission Resolution 2009-016
Conditions of Approval - Final
Site Development Permit 2006-868, Extension #1
REA La Quinta, LLC
Adopted: June 16, 2009
GENERAL
1. The applicant agrees to defend, indemnify and hold harmless the City of La Quinta
("City"), its agents, officers and employees from any claim, action or proceeding to
attack, set aside, void, or annul the approval of this Site Development Permit. The
City shall have sole discretion in selecting its defense counsel.
The City shall promptly notify the applicant of any claim, action or proceeding and
shall cooperate fully in the defense.
2. This Site Development Permit shall comply with the requirements of all Conditions of
Approval for Specific Plan 96-027 and Tentative Parcel Map No. 28573 applicable to
this Site Development Permit.
This site development permit shall expire on June 12, 2010.
3. Prior to the issuance of any grading, construction, or building permit by the City, the
applicant shall obtain any necessary clearances and/or permits from the following
agencies (if required):
Fire Marshal
Public Works Department (Grading Permit, Green Sheet (Public Works
Clearance) for Building Permits, Improvement Permit)
Planning Department
Riverside Co. Environmental Health Department
• Desert Sands Unified School District
Coachella Valley Water District (CVWD)
Imperial Irrigation District (IID)
California Water Quality Control Board (CWQCB)
SunLine Transit Agency
SCAQMD Coachella Valley
Colorado River Regional Water Quality Control Board (RWQCB)
Planning Commission Resolution 2009-016
Conditions of Approval - Final
Site Development Permit 2006-868, Extension #1
REA La Quinta, LLC
Adopted: June 9, 2009
The applicant is responsible for all requirements of the permits and/or clearances from
the above listed agencies, if applicable. 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 previous permits are not applicable or in effect, 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 storm
water discharge permit, LQMC Sections 8.70.010 et seq. (Storm Water Management
and Discharge Controls), and 13.24.170 (Clean Air/Clean Water); Riverside County
Ordinance No. 457; the California Regional Water Quality Control Board — Colorado
River Basin Region Board Order No. 137-2008-0001 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 (11 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 Permittee shall be required to submit a Storm Water
Pollution Protection Plan ("SWPPP").
The applicant or design professional can obtain the California Storm Water
Quality Association SWPPP template at www.cabmphandbooks.com for use in
their SWPPP preparation.
B. The applicant's SWPPP shall be approved by the City Engineer prior to any on
or off -site grading being done in relation to this project.
C. The applicant shall ensure that the required SWPPP is available for inspection
at the project site at all times through and including acceptance of all
improvements by the City.
D. The applicant's SWPPP shall include provisions for all of the following Best
Management Practices ("BMPs") (LQMC Section 8.70.020 (Definitions)):
1) Temporary Soil Stabilization (erosion control).
2) Temporary Sediment Control.
3) Wind Erosion Control.
4) Tracking Control.
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Planning Commission Resolution 2009-016
Conditions of Approval - Final
Site Development Permit 2006-868, Extension #1
REA La Quinta, LLC
Adopted: June 9, 2009
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.
Additionally, the applicant shall comply with applicable provisions for post
construction runoff per the City's NPDES storm water discharge permit, LQMC
Sections 8.70.010 et seq. (Storm Water Management and Discharge Controls), and
13.24.170 (Clean Air/Clean Water); Riverside County Ordinance No. 457; and the
California Regional Water Quality Control Board — Colorado River Basin (CRWQCB-
CRB) Region Board Order No. 137-2008-001.
G. For post -construction urban runoff from New Development and Redevelopment
Projects, the applicant shall implement requirements of the NPDES permit for
the design, construction and perpetual operation and maintenance of BMPs per
the approved Water Quality Management Plan (WQMP) for the project as
required by the California Regional Water Quality Control Board — Colorado
River Basin (CRWQCB-CRB) Region Board Order No. R7-2008-001. The
applicant shall document and establish required association maintenance
responsibilities within the recorded CC&R's.
H. The applicant shall implement the WQMP Design Standards per (CRWQCB-
CRB) Region Board Order No. 137-2008-001 utilizing BMPs approved by the
City Engineer.
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).
6. 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
7. 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
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Planning Commission Resolution 2009-016
Conditions of Approval - Final
Site Development Permit 2006-868, Extension #1
REA La Quints, LLC
Adopted: June 9, 2009
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. Pursuant to the
aforementioned, the applicant shall submit an "AUTHORIZATION TO REMOVE
GRAFFITI FROM PRIVATE PROPERTY" form located at the Public Works Department
Counter prior to Certificate of Occupancy.
8. The applicant shall offer for dedication or other development application 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. Dedication of Right
of Way and Landscape setbacks shall utilize contracts, approved by the City
Attorney, for perpetual maintenance, as applicable. The applicant shall offer for
dedication those easements necessary for the operation and maintenance of Depot
Drive and placement of, and access to, utilities, landscaping, structures, drainage
basins and other improvements including modifications for WQMP requirements.
9. The public street right-of-way offers for dedication required for this development
include:
A. PUBLIC STREETS
1) Highway 111 (Dedication per Parcel Map No. 28573 of 86' from
Highway 111 centerline) — No additional right-of-way is required along
the Site Development Permit boundary on Highway 111 as per the
recorded Parcel Map No. 28573.
10. The applicant shall retain for private use on the Final Map all private access
easements in conformance with the City's General Plan, Municipal Code, applicable
specific plans, and/or as required by the City Engineer.
11. The access easement to be retained for private use required for this development
include:
A. PRIVATE ENTRY DRIVE (DEPOT DRIVE)
1) Depot Drive
a) No additional easement dedication is required of this Site
Development Permit.
12. The required perimeter landscaping setbacks along all public rights -of -way as follows:
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Planning Commission Resolution 2009-016
Conditions of Approval - Final
Site Development Permit 2006-868, Extension #1
REA La Quints, LLC
Adopted: June 9, 2009
A. Highway 111 (per Parcel Map No. 28573) - 17-foot from the R/W-P/L to
match existing perimeter landscape for parcels to the east.
The setback requirements shall apply to all frontages including, but not limited to,
remainder parcels and sites dedicated for utility purposes.
Where public facilities (e.g., sidewalks) are placed on privately -owned setbacks, the
applicant shall offer for dedication blanket easements for those purposes on the Final
Map.
13. Direct vehicular access to Highway 111 is restricted, except for those access points
identified on Parcel Map No. 28573, or as otherwise conditioned in these conditions
of approval.
14. The applicant shall furnish proof of easements, or written permission, as appropriate,
from those owners of all abutting properties on which grading, retaining wall
construction, permanent slopes, or other encroachments will occur.
15. The applicant shall provide reciprocal access easements necessary for the adjoining
parcel(s) for access to proposed parking and access drive associated with this Site
Development Permit. Additionally, the applicant shall enter into a maintenance
agreement with other parcel owners/occupants for the perpetual maintenance of the
parking areas and drive aisles within Parcel Map No. 28573.
STREET AND TRAFFIC IMPROVEMENTS
16. The applicant shall construct the following street improvements to conform with the
General Plan (street type noted in parentheses.)
A. OFF -SITE STREETS
1) Highway 111 (Major Arterial — State Highway; 140'R/W):
The City of La Quinta will widen Highway 111 along the development's
southern boundary as well as design and construct a deceleration/right turn
lane on Highway 111 at Depot Drive with the proposed Highway 111 Corridor
Capital Improvements Project from Adams Street to Jefferson Street to its
ultimate width on the north side as specified in the General Plan. No additional
widening on the north side of the street along all frontage adjacent to this Site
Development Permit is required.
Improvements to be performed by the City of La Quinta in the Highway 111
right-of-way and/or adjacent landscape setback area includes:
a) All appurtenant components such as, but not limited to: curb,
gutter, traffic control striping, legends, and signs.
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Planning Commission Resolution 2009-016
Conditions of Approval - Final
Site Development Permit 2006-868, Extension #1
REA La Quints, LLC
Adopted: June 9, 2009
Improvements required of the applicant in the Highway 111 right-of-way
and/or adjacent landscape setback area include:
b) Construction of an 8-foot meandering, bollard lighted sidewalk
along its Highway 111 boundary. The meandering sidewalk shall
have an arrhythmic horizontal layout that utilizes concave and
convex curves with respect to the curb line that either touches
the back of curb or approaches within five feet of the curb at
intervals not to exceed 250 feet. The sidewalk curvature radii
should vary between 50 and 300 feet and at each point of
reverse curvature, the radius should change to assist in creating
the arrhythmic layout. The sidewalk shall meander into the
landscape setback lot and approach within 5 feet of the
perimeter wall at intervals not to exceed 250 feet. The design
shall minimize back of curb contact points.
The applicant shall construct a sidewalk to connect the Highway
111 meandering sidewalk to the proposed building as approved
by the City Engineer. Additionally, the applicant shall construct
an ADA path of travel from the store front along the northerly
property line to connect with ADA path of travel to the existing
buildings at the north end of Parcel Maps 28573 and 34123.
c) Relocate the existing monument sign at the northeasterly corner
of Highway 111 and Depot Drive.
B. PRIVATE ENTRY DRIVE (DEPOT DRIVE)
1) Eliminate the existing split phase Depot Drive signal configuration and
reconfigure the Depot Drive signal for optimized eight phase Highway
111 coordination and install related appurtenances, including but not
limited to curb extensions and restriping, as required and as approved
by the City Engineer.
The applicant shall construct all offsite improvements prior to Building Occupancy.
Improvements shall include appurtenances such as traffic control signs, markings and
other devices, raised medians if required, street name signs and sidewalks.
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 engineers registered in California.
PARKING LOTS and ACCESS POINTS
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Planning Commission Resolution 2009-016
Conditions of Approval - Final
Site Development Permit 2006-868, Extension #1
REA La Quints, LLC
Adopted: June 9, 2009
17. The design of parking facilities shall conform to LQMC Chapter 9.150 (Parking) and in
particular the following:
A. The parking stall and aisle widths and the double hairpin stripe parking stall
design.
B. Cross slopes should be a maximum of 2% where ADA accessibility is required
including accessibility routes between buildings.
C. Building access points shall be shown on the Precise Grading Plans to better
evaluate ADA accessibility issues.
D. Accessibility routes to public streets and adjacent development shall be shown
on the Precise Grading Plan.
E. Parking stall lengths shall be according to LQMC Chapter 9.150 and be a
minimum of 17 feet in length with a 2-foot overhang for standard parking
stalls and 18 feet with a 2-foot overhang for handicapped parking stall or as
approved by the City Engineer. One van accessible handicapped parking stall is
required per 8 handicapped parking stalls.
F. Drive aisles between parking stalls shall be a minimum of 26 feet with access
drive aisles to Public Streets a minimum of 30 feet as shown on the Site
Development Plan site plan or as approved by the City Engineer.
Entry drives, main interior circulation routes, corner cutbacks, bus turnouts, dedicated
turn lanes, ADA accessibility route to public streets and other features shown on the
approved construction plans, may require additional street widths and other
improvements as may be determined by the City Engineer.
18. General access points and turning movements of traffic to off site public streets are
limited to the access locations approved for Parcel Map No. 28573 and these
conditions of approval.
19. The applicant shall design street pavement sections using CalTrans' design procedure
for 20-year life pavement, and the site -specific data for soil strength and anticipated
traffic loading (including construction traffic). Minimum structural sections shall be
as follows:
Parking Lot & Aisles (Low Traffic) 3.0" a.c./4.5" c.a.b.
'Parking Lot & Aisles (High Traffic) 4.5" a.c./5.5" c.a.b.
Loading Areas 6" P.C.C./4" c.a.b.
or the approved equivalents of alternate materials.
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Planning Commission Resolution 2009-016
Conditions of Approval - Final
Site Development Permit 2006-868, Extension #1
REA La Quinta, LLC
Adopted: June 9, 2009
20. The applicant shall submit current mix designs (less than two years old at the time of
construction) for base, asphalt concrete and Portland cement concrete. The
submittal shall include test results for all specimens used in the mix design procedure.
For mix designs over six months old, the submittal shall include recent (less than six
months old at the time of construction) aggregate gradation test results confirming
that design gradations can be achieved in current production. The applicant shall not
schedule construction operations until mix designs are approved.
21. Improvements shall include appurtenances such as traffic control signs, markings and
other devices, raised medians if required, street name signs and sidewalks. Mid -block
street lighting is not required.
22. 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.
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.
23. 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.
24. 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 Precise Grading Plan 1 " = 30' Horizontal
B. PM10 Plan 1" = 40' Horizontal
C. Storm Water Pollution Prevention Plan 1 " = 40' Horizontal
D. WQMP (Plan submitted in Report Form)
The Precise Grading Plan shall include: Storm Drain/Underground Retention.
NOTE: A and D to be submitted concurrently.
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Planning Commission Resolution 2009-016
Conditions of Approval - Final
Site Development Permit 2006-868, Extension #1
REA La Quinta, LLC
Adopted: June 9, 2009
Other engineered improvement plans prepared for City approval that are not listed
above shall be prepared in formats approved by the City Engineer prior to
commencing plan preparation.
All Off -Site Plan & Profile Street Plans and Signing & Striping Plans shall show all
existing improvements for a distance of at least 200-feet beyond the project limits, or
a distance sufficient to show any required design transitions.
The Precise Grading Plans shall show, at a minimum; Stop Signs, Limit Lines and
Legends, No Parking Signs, Raised Pavement Markers (including Blue RPMs at fire
hydrants) and Street Name Signs per Public Works Standard Plans and/or as
approved by the Engineering Department.
"Rough Grading" plans shall normally include perimeter walls with Top of Wall & Top
of Footing elevations shown. All footings shall have a minimum of 1-foot of cover,
or sufficient cover to clear any adjacent obstructions.
The applicant shall prepare an accessibility assessment on a marked up print of the
building floor plan identifying every building egress and that notes the 2007 California
Building Code accessibility requirements associated with each door. The assessment
must comply with submittal requirements of the Building & Safety Department. A
copy of the reviewed assessment shall be submitted to the Engineering Department
in conjunction with the Site Development Plan when it is submitted for plan checking.
In addition to the normal set of improvement plans, a "Site Development' plan is
required to be submitted for approval by the Building Official, Planning Director and
the City Engineer.
"Site Development" plans shall normally include all on -site surface improvements
including but not necessarily limited to finish grades for curbs & gutters, building
floor elevations, parking lot improvements and ADA requirements.
25. 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). Please navigate to the Public Works
Department home page and look for the Standard Drawings hyperlink.
26. The applicant shall furnish a complete set of mylars of all approved improvement
plans to the City Engineer.
27. Upon completion of construction, and prior to the final acceptance of the
improvements by the City, the applicant shall furnish the City with reproducible
record drawings or equal according to Engineering Bulletin 09-01 .
PRECISE GRADING
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Planning Commission Resolution 2009-016
Conditions of Approval - Final
Site Development Permit 2006-868, Extension #1
REA La Quinta, LLC
Adopted: June 9, 2009
28. The applicant shall comply with the provisions of Section 13.24.050 (Grading
Improvements), LQMC.
29. Prior to occupancy of the project site for any construction, or other purposes, the
applicant shall obtain a grading permit approved by the City Engineer.
30. To obtain an approved grading permit, the applicant shall submit and obtain approval
of all of the following:
A. A precise 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.
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 their application for a grading permit.
31. The applicant shall maintain all open graded, undeveloped land in order to prevent
wind and/or water erosion of such land. All open graded, undeveloped land shall
either be planted with interim landscaping, or stabilized with such other erosion
control measures, as were approved in the Fugitive Dust Control Plan.
32. Prior to any site grading or regrading that will raise or lower any portion of the site by
more than plus or minus five tenths of a foot from the elevations shown on the
approved Site Development Permit site plan, the applicant shall submit the proposed
grading changes to the City Staff for a substantial conformance finding review.
33. 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
with applicable compaction tests and over excavation documentation.
Each pad certification shall list the pad elevation as shown on the approved grading
plan, the actual pad elevation and the difference between the two, if any. Such pad
certification shall also list the relative compaction of the pad soil. The data shall be
organized by lot number, and listed cumulatively if submitted at different times.
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Planning Commission Resolution 2009-016
Conditions of Approval - Final
Site Development Permit 2006-868, Extension #1
REA La Quinta, LLC
Adopted: June 9, 2009
34. If not completed, grading within the perimeter setback and parkway areas shall have
undulating terrain and shall conform with the requirements of LQMC Section
9.60.240(F) except as otherwise modified by this condition requirement. The
maximum slope shall not exceed 3:1 anywhere in the landscape setback area, except
for the backslope (i.e. the slope at the back of the landscape lot) which shall not
exceed 2:1 if fully planted with ground cover. The maximum slope in the first six (6)
feet adjacent to the curb shall not exceed 4:1 when the nearest edge of sidewalk is
within six feet (6') of the curb, otherwise the maximum slope within the right of way
shall not exceed 3:1 . All unpaved parkway areas adjacent to the curb shall be
depressed one and one-half inches (1.5") in the first eighteen inches (18") behind the
curb.
IIRAINAGF
35. Stormwater handling shall conform with the approved hydrology and drainage report
for Tentative Parcel Map No. 28753 and the Jefferson Plaza 99 Cent Store Precise
Grading and Storm Drain Plans, and as modified for this Site Development Permit.
Nuisance water shall be retained on site. Nuisance water shall be disposed of per
approved methods contained in Engineering Bulletin No. 06-16 — Hydrology Report
with Preliminary Hydraulic Report Criteria for Storm Drain Systems and Engineering
Bulletin No. 06-015 - Underground Retention Basin Design Requirements.
36. The design of the development shall not cause any increase in flood boundaries,
levels or frequencies in any area outside the development.
37. If permitted by CVWD, when an applicant proposes discharge of storm water
directly, or indirectly, into the Coachella Valley Stormwater Channel, the applicant
shall indemnify the City from the costs of any sampling and testing of the
development's drainage discharge which may be required under the City's NPDES
Permit or other City or area -wide pollution prevention program, and for any other
obligations and/or expenses which may arise from such discharge. The applicant is
required to retrofit the existing storm drain facility on site and construct required
discharge treatment BMP's per the NPDES Permit per Supplement A but at a
minimum shall install a CDS Technologies, Inc. Unit or equal system as approved by
the City Engineer. The indemnification shall be executed and furnished to the City
prior to the issuance of any grading, construction or building permit, and shall be
binding on all heirs, executors, administrators, assigns, and successors in interest in
the land within this Site Development Permit excepting therefrom those portions
required to be dedicated or deeded for public use. The form of the indemnification
shall be acceptable to the City Attorney. If such discharge is approved for this
development, the applicant shall make provisions for meeting these obligations. The
100-year storm water Hydraulic Grade Line (HGQ shall be as determined by CVWD.
38. Nuisance water shall be retained on site. Nuisance water shall be disposed of per
approved methods contained in Engineering Bulletin No. 06-16 — Hydrology Report
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Planning Commission Resolution 2009-016
Conditions of Approval - Final
Site Development Permit 2006-868, Extension #1
REA La Quints, LLC
Adopted: June 9, 2009
with Preliminary Hydraulic Report Criteria for Storm Drain Systems and Engineering
Bulletin No. 06-015 - Underground Retention Basin Design Requirements.
39. Storm water 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 LQMC Section 9.100.040(B)(7).
40. The development shall be graded to permit storm flow in excess of retention capacity
to flow out of the development through a designated overflow and into the historic
drainage relief route.
41. Storm drainage historically received from adjoining property shall be received and
retained or passed through into the historic downstream drainage relief route.
UTILITIES
42. The applicant shall comply with the provisions of Section 13.24.110 (Utilities),
LQMC.
43. 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.
44. Underground utilities shall be installed prior to overlaying 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. Additionally, grease traps and the maintenance
thereof shall be located so as to not conflict with access aisles/entrances.
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.
LANDSCAPE AND IRRIGATION
46. The applicant shall comply with Sections 13.24.130 (Landscaping Setbacks) &
13.24.140 (Landscaping Plans), LQMC.
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Planning Commission Resolution 2009-016
Conditions of Approval - Final
Site Development Permit 2006-868, Extension #1
REA La Quinta, LLC
Adopted: June 9, 2009
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 parks shall be signed and stamped by a licensed landscape architect.
Additionally, Lighting bollards shall be installed by the applicant per City of La Quinta
specifications.
49. The applicant shall submit the landscape plans for approval by the Planning
Department and green sheet sign off by the Public Works Department. When plan
checking has been completed by the Planning Department, the applicant shall obtain
the signatures of CVWD and the Riverside County Agricultural Commissioner, prior to
submittal for signature by the Planning Director. However landscape plans for
landscaped median on public streets shall be approved by the both the Planning
Director and the City Engineer. Where City Engineer approval is not required, the
applicant shall submit for a green sheet approval by the Public Works Department.
Final landscape plans for on -site planting shall be reviewed by the Architectural and
Landscaping Review Committee and approved by the Planning Director. Said review
and approval shall occur prior to issuance of first building permit unless the Planning
Director determines extenuating circumstances exist which justify an alternative
processing schedule. Final plans shall include all landscaping associated with this
project. Irrigation design and water use shall comply with the efficiency requirements
of Chapter 8.13 of the Municipal Code.
NOTE: Plans are not approved for construction until signed by both the Planning
Director and/or the City Engineer.
50. Landscape areas shall have permanent irrigation improvements meeting the
requirements of the Planning Director. Use of lawn areas shall be minimized with no
lawn, or 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 per guidelines in the AASHTO "A Policy on Geometric Design of
Highways and Streets, 51h Edition or latest, in the design and/or installation of all
landscaping and appurtenances abutting and within the private and public street right-
of-way.
52. A vine shall be provided on the west side of the trash enclosure.
53. Provide substitute plant for Ocotillo (Fouquieria splendens) on east side of building
because plant requires full sun.
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Planning Commission Resolution 2009-016
Conditions of Approval - Final
Site Development Permit 2006-868, Extension #1
REA La Quinta, LLC
Adopted: June 9, 2009
54. Shrubs on north side of building shall have open branching characteristics and
maximum 3' height to ensure traffic visibility.
55. The Chilean Mesquites shall be replaced with an alternate deep rooting canopy tree
appropriate for parking lots.
56. Sod rather than stolons shall be used in turf areas. The turf at the east end of the
perimeter area shall be shaped to blend in with any turf to the east.
MAINTENANCE
57. The applicant shall comply with the provisions of Section 13.24.160 (Maintenance),
LQMC.
58. 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
59. 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.
60. 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
61. Provide or show there exists a water system capable of delivering a fire flow 2500
gallons per minute for a two hours duration at 20 psi residual operating pressure,
which must be available before any combustible material is placed on the project site.
62. Approved accessible on site fire hydrants shall be located not to exceed 330 feet
apart in any direction as measured by an approved route around the complex, exterior
of the facility or building, and no portion of a building further than 165 feet from a
fire hydrant. Fire hydrants shall provide the required fire flow.
63. Prior to building plan approval and construction, applicant/developer shall furnish two
copies of the water system fire hydrant plans to Fire Department for review and
approval. Plans shall be signed by a registered civil engineer, and shall confirm
hydrant type, location, spacing, and minimum fire flow. Once plans are signed and
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Planning Commission Resolution 2009-016
Conditions of Approval - Final
Site Development Permit 2006-868, Extension #1
REA La Quints, LLC
Adopted: June 9, 2009
approved by the local water authority, the originals shall be presented to the Fire
Department for review and approval.
64. Prior to issuance of building permits, the water system for fire protection must be
provided as approved by the Fire Department and the local water authority.
65. Applicant/Developer shall mount blue dot retro-reflectors pavement markers on
private streets, public streets and driveways to indicated location of the fire hydrants.
It should be 8 inches from centerline to the side that the fire hydrant is on, to identify
fire hydrant locations.
66. Access lanes will not have an up, or downgrade of more than 12%. Access will not
be less than 20 feet in width and have an unobstructed vertical clearance not less
than 13 feet and 6 inches. Access lanes will be designed to withstand the weight of
80 thousand pounds over 2 axles. Access will have a tuning radius capable of
accommodating fire apparatus. Access lane shall be constructed with a surface so
as to provide all weather driving capabilities.
67. Driveway loops, fire apparatus access lanes and entrance curb radius should be
designed to adequately allow access of emergency fire vehicles. The applicant or
developer shall prepare and submit to the Fire Department for approval; a site plan
designating required fire lanes with appropriate lane printing and/or signs.
68. An approved Fire Department access key lock box (Minimum Knox Box 3200 series
model) shall be installed next to the approved Fire Department access door to the
building. If the buildings are protected with an alarm system, the lock box shall be
required to have tampered monitoring. Required order forms and installation
standards may be obtain at the Fire Department.
69. Display street numbers in a prominent location on the address side of building(s)
and/or rear access if applicable. Numbers and letters shall be a minimum of 12" in
height for building(s) up to 25' in height. In complexes with alpha designations,
letter size must match numbers. All addressing must be legible, of a contrasting
color, and adequately illuminated to be visible from street at all hours.
70. A rapid entry Knox Box shall be installed on the outside of the building. If the
building/facility is protected with a fire alarm or burglar alarm system, the lock box
will require "tamper" monitoring. Special forms are available from this office for
ordering the Knox Box.
71. Install a complete commercial fire sprinkler system (per NFPA 13 1999 Edition). Fire
sprinkler systems(s) with pipe sizes in excess of 4" in diameter will require the
project Structural Engineer to certify with a "wet signature", that the structural
system is designed to support the seismic and gravity loads to support the additional
weight of the sprinkler system. All fire sprinkler risers shall be protected from any
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Planning Commission Resolution 2009-016
Conditions of Approval - Final
Site Development Permit 2006-868, Extension #1
REA La Quinta, LLC
Adopted: June 9, 2009
physical damage. The PIV and FCD shall be located to the front, within 25 to 50 feet
of hydrant, and a minimum of 25 feet from the building(s). Sprinkler riser room must
have indicating exterior and/or interior door signs. AC- 16 licensed contactor must
submit plans, along with current $307.00 deposit based fee, to the Fire Department
for review and approval prior to installation. Guideline handouts are available for the
Fire Department.
72. Install an alarm monitoring system for fire sprinkler system(s) with 100 or more
heads (20 or more in Group I, Division 1.1 and 1.2 occupancies). Valve monitoring,
water -flow alarm and trouble signals shall be automatically transmitted to an
approved central station, remote station or proprietary monitoring station in
accordance with 2001 CBC, Sec. 904.3.1. An approved audible sprinkler flow alarm
shall be provided on the exterior in an approved location and also in the interior in a
normally occupied location. A C-10 licensed contractor must submit plans designed
in accordance with NFPA 72, 1999 Edition, along with the current $192.00 deposit
based fee, to the Fire Department for review and approval prior to installation.
Guideline handouts are available from the Fire Department.
73. Install a portable fire extinguisher, with a minimum rating of 2A-10BC, for every
3,000 sq. ft. and/or 75 feet of travel distance. Fire extinguishers shall be mounted
3.5 to 5 ft above finished floor, measured to the top of the extinguisher. Where not
readily visible, signs shall be posted above all extinguishers to indicate their locations.
Extinguishers must have current CSFM service tags affixed.
74. A UL 300 hood/duct fire extinguishing system must be installed over the cooking
equipment. The extinguishing system must automatically shut down gas and/or
electricity to all cooking appliances upon activation. A C-16 licensed contractor must
submit plans, along with the current permit fee, to the Fire Department for review
and approval prior to installation. Alarm system supervision is only required if the
building has an existing fire alarm system.
75. No hazardous materials shall be stored and/or used within the building, which
exceeds quantities listed in UBC Table 3-D and 3-E. No class I, II or IIIA of
combustible/flammable liquid shall be used in any amount in the building.
76. Exit designs, exit signs, door hardware, exit markers, exit doors, and exit path
marking shall be installed per the 2001 California Building Code.
77. Electrical room doors if applicable shall be posted "ELECTRICAL ROOM" on outside
of door.
78. Access shall be provided to all mechanical equipment located on the roof as required
be the Mechanical Code.
79. Air handling systems supplying air in excess of 2000 cubic feet per minute to
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Planning Commission Resolution 2009-016
Conditions of Approval - Final
Site Development Permit 2006-868, Extension #1
REA La Quints, LLC
Adopted: June 9, 2009
enclosed spaces within buildings shall be equipped with an automatic shutoff. Ref
CMC 609.0
80. Nothing in our review shall be construed as encompassing structural integrity.
Review of this plan does not authorize or approve any omission or deviation from all
applicable regulations. Final approval is subject to field inspection. All questions
regarding the meaning to the code requirements should be referred to Fire
Department at 760-863-8886.
IMPROVEMENT SECURITY AGREEMENTS
81. Prior to constructing any off -site improvements on Highway 1 1 1, the developer shall
deposit securities equivalent to both a Performance and Labor & Material Bonds each
valued at 100% of the cost of the offsite improvements required on Highway 111.
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.
Depending on the timing of the development of this Site Development Permit, and the
status of the off -site improvements at the time, the applicant may be required to:
A. Construct all off -site improvements.
B. Construct additional off -site improvements, subject to the reimbursement of its
costs by others.
C. Reimburse others for those improvements previously constructed that are
considered to be an obligation of this Site Development Permit.
D. Secure the costs for future improvements that are to be made by others.
E. To agree to any combination of these means, as the City may require.
In the event that any of the improvements required for this development are
constructed by the City, the applicant shall reimburse the City for the costs of
such improvements.
If the applicant elects to utilize the secured agreement alternative, the applicant shall
submit detailed construction cost estimates for all proposed on -site and off -site
improvements, including an estimate for the final survey monumentation, for
checking and approval by the City Engineer. Such estimates shall use unit costs
approved by the City Engineer.
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Planning Commission Resolution 2009-016
Conditions of Approval - Final
Site Development Permit 2006-868, Extension #1
REA La Quinta, LLC
Adopted: June 9, 2009
Estimates for improvements under the jurisdiction of other agencies shall be approved
by those agencies and submitted to the City along with the applicant's detailed cost
estimates.
Security will not be required for telephone, natural gas, or Cable T.V. improvements.
MISCELLANEOUS
82. Bollard lighting shall be provided along the Highway 111 meandering sidewalk per
City specifications and requirements. Plan for fixtures and lighting shall be approved
by the Planning Director prior to issuance of building permit.
83. If the existing monument sign is damaged to the extent that the repair costs is 50%
or more of its value, said sign shall be re -designed with the new design approved by
the Planning Director.
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