CC Resolution 2010-006RESOLUTION NO. 2010 - 006
A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF
LA QUINTA, CALIFORNIA, APPROVING A THIRD TIME
EXTENSION FOR DEVELOPMENT PLANS FOR A SENIOR
RETIREMENT COMMUNITY ON 14± ACRES LOCATED
ON THE NORTHEAST CORNER OF WASHINGTON
STREET AND AVENUE 50
CASE: SITE DEVELOPMENT PERMIT 2003-762,
EXTENSION #3 WEST LIVING, LLC
WHEREAS, the City Council of the City of La Quinta, California did, on the
19' day of January, 2010, hold a duly noticed Public Hearing to consider a request
by West Living, LLC for approval of a one-year extension of time for a Site
Development Permit to allow a senior retirement community complex, on 14±
acres on the northeast corner of Washington Street and Avenue 50, more
particularly described as:
APN 646-070-013
WHEREAS, the City Council of the City of La Quinta, California did, on the
7" day of December, 2004, hold a duly noticed Public Hearing and approve by
adoption of Resolution 2004-153, a request by Westport La Quinta, L.P. for
approval of a Site Development Permit to allow a senior retirement community
complex; and
WHEREAS, the City Council of the City of La Quinta, California did, on the
181" day of September, 2007, hold a duly noticed Public Hearing and approve by
adoption of Resolution 2007-089, a first one-year time extension as requested by
Westport La Quinta, L.P. for the Site Development Permit for the project; and
WHEREAS, the City Council of the City of La Quinta, California did, on the
7`" day of October, 2008, hold a duly noticed Public Hearing and approve by
adoption of Resolution 2008-063, a second one-year time extension as requested
by Westport La Quinta, L.P. for the Site Development Permit for the project; and
WHEREAS, the La Quinta Planning Department has determined that the
request has been assessed in conjunction with Environmental Assessment 2003-
470 prepared for this project for which a Mitigated Negative Declaration was
certified on December 7, 2004. No changed circumstances or conditions are
proposed nor has any new information been submitted which would trigger the
preparation of a subsequent environmental review in accordance with Section
15162 of the Guidelines for Implementation the California Environmental Quality
Act; and
Resolution No. 2010-006
Site Development Permit 2003-762, Extension #3
West Living LLC
Adopted:January 19, 2010
Page 2
WHEREAS, the Planning Department published a public hearing notice for
this request in The Desert Sun newspaper on January 8, 2010, 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 the Public Hearing upon hearing and considering all testimony
and arguments of all interested persons desiring to be heard, said City Council did
make the following Mandatory Findings to justify approving said Site Development
Permit time extension:
The property is designated Medium -High Density Residential which
conditionally permits the senior retirement community. Additionally, the
project as approved provides adequate perimeter landscaping, setbacks and
acceptable architectural design pursuant to image corridor General Plan
policies.
2. The proposed buildings are designed to comply with the Zoning Code and
Specific Plan requirements, including, but not limited to height limits,
parking, setbacks, lot coverage, and signs.
3. The La Quinta City Council has certified Environmental Assessment 2003-
470 and based upon this Assessment the project will not have a significant
adverse effect on the environment provided the mitigation measures are
complied with.
4. The architectural design of the project as approved, including, but not limited
to the architectural style, scale, building mass, materials, colors, architectural
details, roof style, and other architectural elements are compatible with the
development and quality of design prevalent in the City.
5. The site design of the project, including, but not limited to project entries,
interior circulation, pedestrian and bicycle access, pedestrian amenities,
screening of equipment and trash enclosures,, exterior lighting, and other site
design elements are compatible with development and the quality of design
prevalent in the City.
6. Project landscaping, including, but not limited to the location, type, size,
color, texture, and coverage of plant materials has been designed and
conditioned to provide relief, compliment buildings, visually emphasize
prominent design elements and vistas, screen undesirable views, provide a
harmonious transition between adjacent land uses and between development
and open space, provide an overall unifying influence, enhance the visual
continuity of the project, and compliment the surrounding project area,
ensuring lower maintenance and water use.
Resolution No. 2010-006
Site Development Permit 2003-762, Extension #3
West Living LLC
Adopted:January 19, 2010
Page 3
7. The building signs will comply and be consistent with the requirements and
intent of the Zoning Code.
8. The applicant indicates they are continuing to progress towards development
of the project.
NOW, THEREFORE, BE IT RESOLVED by the City Council of the City of La
Quinta, California as follows:
1. That the above recitations are true and correct and constitute the findings
of said City Council in this case; and
2. That it does hereby acknowledge that Environmental Assessment 2003-
470 has determined that no significant effects on the environment have
been identified which cannot be mitigated; and
3. That it does hereby approve a one year time extension to September 18,
2010 for Site Development Permit 2003-762, for the reasons set forth in
this Resolution and subject to the attached Conditions of Approval.
PASSED, APPROVED, and ADOPTED at a regular meeting of the La Quinta
City Council, held on this 19th day of January, 2010, by the following vote:
AYES: Council Members Evans, Franklin, Henderson, Sniff, Mayor Adolph
NOES: None
ABSENT: None
ABSTAIN: None
artw�
DON ADO PH, M or
City of La Quinta, California
Resolution No. 2010-006
Site Development Permit 2003-762. Extension #3
West Living LLC
Adopted:January 19, 2010
Page 4
ATTEST:
VERONICA JIONTECINO, CMC, City Clerk
City of La uinta, California
(SEAL)
4
APPROVED AS TO FORM:
M. KATHERINE JI
City of La Quinta,
Resolution No. 2010-006
Site Development Permit 2003-762, Extension #3
West Living LLC
Adopted:January 19, 2010
Page 5
CONDITIONS OF APPROVAL - FINAL
GENERAL
1. The applicant agrees to defend, indemnify and hold harmless the City of La
Quinta ("City"), its agents, officers and employees from any claim, action or
proceeding to attack, set aside, void, or annul the approval of this Site
Development Permit. The City shall have sole discretion in selecting its
defense counsel.
The City shall promptly notify the applicant of any claim, action or
proceeding and shall cooperate fully in the defense.
2. This Site Development Permit shall comply with the requirements and
standards of Government Code § § 66410 through 66499.58 (the
"Subdivision Map Act"), and Chapter 13 of the La Quinta Municipal Code
("LQMC").
The City of La Quinta's Municipal Code can be accessed on the City's Web
Site at www.la-quinta.org.
3. Prior to the issuance of any grading, construction, or building permit by the
City, the applicant shall obtain any necessary clearances and/or permits from
the following agencies:
• Fire Marshal
• Public Works Department (Grading Permit, 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
• 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.
A project -specific NPDES construction permit must be obtained by the
applicant; and who then shall submit a copy of the Regional Water Quality
Resolution No. 2010-006
Site Development Permit 2003-762, Extension #3
West Living LLC
Adopted:January 19, 2010
Page 6
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, LQMC Sections 8.70.010 et seq. (Stormwater
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. R7-
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 (1) acre or more of land, or that disturbs less
than one (1) acre of land, but which is a part of a construction project
that encompasses more than one (1) acre of land, the Permitee shall
be required to submit a Storm Water Pollution Protection Plan
("SWPPP").
The applicant or design professional can obtain the California
Stormwater Quality Association SWPPP template at
www.cabmphandbooks.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.
5.) Non -Storm Water Management.
6.) Waste Management and Materials Pollution Control.
Resolution No. 2010-006
Site Development Permit 2003-762, Extension #3
West Living LLC
Adopted:January 19, 2010
Page 7
E. All erosion and sediment control BMPs proposed by the applicant shall
be approved by the City Engineer prior to any onsite or offsite grading,
pursuant to this project.
F. The approved SWPPP and BMPs shall remain in effect for the entire
duration of project construction until all improvements are completed
and accepted by the City.
5. Permits issued under this approval shall be subject to the provisions of the
Infrastructure Fee Program and Development Impact Fee program in effect at
the time of issuance of building permit(s).
6. The developer shall reimburse the City, within thirty (30) days of
presentment of the invoice, all costs and actual attorney's fees incurred by
the City Attorney to review, negotiate and/or modify any documents or
instruments required by these conditions, if Developer requests that the City
modify or revise any documents or instruments prepared initially by the City
to effect these conditions. This obligation shall be paid in the time noted
above without deduction or offset and Developer's failure to make such
payment shall be a material breach of the 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 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. 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.
Resolution No. 2010-006
Site Development Permit 2003-762, Extension #3
West Living LLC
Adopted:January 19, 2010
Page 8
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 all public street right-of-ways in
conformance with the City's General Plan, Municipal Code, applicable site
development permit, and/or as required by the City Engineer.
9. The public street right-of-way offers for dedication required for this
development include:
A. PUBLIC STREETS
11 Washington Street (Major Arterial, 120' ROW) — The standard
60 feet from the centerline of Washington Street for a total
120-foot ultimate developed right of way except for:
Additional right of way is required on Washington Street north
of Avenue 50 to provide for the realignment of Washington
Street in order to construct dual left turn lanes for southbound
Washington Street to eastbound Avenue 50 as approved by the
City Engineer in the plan check process.
a) North of Avenue 50, an additional variable right of way
dedication at the proposed primary project entry
measured seventy six feet (76±') east of the centerline
of Washington Street and deceleration length of 248 feet
plus a transition length of 150 feet to accommodate
improvements conditioned under STREET AND TRAFFIC
IMPROVEMENTS
2) Avenue 50 (Primary Arterial, Option B 100' ROW) — The
standard 50 feet from the centerline of Avenue 50 for a total
100-foot ultimate developed right of way except an additional
variable right of way dedication at the Secondary entries and at
the Avenue 50 intersection with Washington Street measured
sixty feet (60±') north of the centerline of Avenue 50 and
deceleration length of 248 feet plus a transition length of 150
feet to accommodate improvements conditioned under STREET
AND TRAFFIC IMPROVEMENTS.
B. The applicant shall dedicate all public street rights -of -way as
conditioned in Conditions 8 and 9. Said dedication shall be made
Resolution No. 2010-006
Site Development Permit 2003-762, Extension #3
West Living LLC
Adopted:January 19, 2010
Page 9
within 60 days following the approval of SDP 2003-762 Extension #3,
except for that required for deceleration lanes. Deceleration lane
dedications shall be at time of project construction, based upon the
approved plans, or as approved by the City Engineer.
10. The applicant shall retain for private use all private street right-of-ways in
conformance with the City's General Plan, Municipal Code, applicable site
development permit, and/or as required by the City Engineer.
11. The private street right-of-ways to be retained for private use required for
this development include:
A. PRIVATE STREETS
The applicant shall redesign private circulation streets measured at
flow line to flow line to have 28 feet of travel width and on -street
parking prohibited, and provided there is adequate off-street parking
for residents and visitors, and the applicant establishes provisions for
ongoing enforcement of the parking restriction in the CC&R's. The
CC&R's shall be reviewed and approved by the Engineering
Department prior to recordation.
12. Dedications shall include additional widths as necessary for dedicated right
and left turn lanes, bus turnouts, and other features contained in the
approved construction plans.
13. Pursuant to these requirements, the Applicant shall include in the submittal
packet containing the rough grading plans submitted for plan checking, an
offsite street geometric layout, drawn at 1 " equals 40 feet, detailing the
following design aspects: median curb line, outside curb line, lane line
alignment including lane widths, left turn lanes, deceleration lane(s) and bus
stop turnout(s). The geometric layout shall be accompanied with sufficient
professional engineering studies to confirm the appropriate length of all
proposed turn pockets and auxiliary lanes that may impact the right of way
dedication required of the project and the associated landscape setback
requirement.
14. When the City Engineer determines that access rights to the proposed street
right-of-ways shown on the approved Site Development Permit are necessary
prior to approval of improvement dedicating such right-of-ways, the applicant
shall grant the necessary right-of-ways within 60 days of a written request
by the City.
15. The applicant shall offer for dedication a ten -foot wide public utility
easement contiguous with, and along both sides of all private streets. Such
Resolution No. 2010-006
Site Development Permit 2003-762, Extension #3
West Living LLC
Adopted:January 19, 2010
Page 10
easement may be reduced to five feet in width with the express written
approval of IID.
16. The applicant shall create perimeter landscaping setbacks along all public
right-of-ways as follows:
A. Washington Street (Major Arterial) - 20-foot from the R/W-P/L.
B. Avenue 50 (Primary Arterial) — A minimum 20-foot from the R/W-P/L.
Additional landscape easement is required along the northerly side of
Avenue 50 between the roadway right of way and the property line.
The setback requirements shall apply to all frontages including, but not
limited to, remainder parcels and sites dedicated for utility purposes.
Where public facilities (e.g., sidewalks) are placed on privately -owned
setbacks, the applicant shall offer for dedication blanket easements for those
purposes.
17. At locations where the onsite finished grade adjacent to the landscaped
setback lot has an elevation differential with respect to the arterial street top
of curb exceeding 11.0 feet, the applicant shall comply with, and
accommodate, the maximum slope gradients in the parkway/setback area
,and meandering sidewalk requirements by either: 1) increasing the landscape
setback size as needed, or 2) installing retaining walls between the sidewalk
and the back of the landscaped area as needed.
18. The applicant shall offer for dedication those easements necessary for the
placement of, and access to, utility lines and structures, drainage basins,
mailbox clusters, park lands, and common areas.
19. Direct vehicular access to Washington Street and Avenue 50 from lots with
frontage along Washington Street and Avenue 50 is restricted, except for
those access points identified on the Site Development Permit, or as
otherwise conditioned in these conditions of approval.
20. 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.
21. The applicant shall cause no easement to be granted, or recorded, over any
portion of the subject property after the date of approval of the Site
Development Permit, unless such easement is approved by the City Engineer.
Resolution No. 2010-006
Site Development Permit 2003-762, Extension #3
West Living LLC
Adopted:January 19, 2010
Page 11
IMPROVEMENT PLANS
As used throughout these Conditions of Approval, professional titles such as
"engineer," "surveyor," and "architect," refers to persons currently certified or
licensed to practice their respective professions in the State of California.
22. 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.
23. The following improvement plans shall be prepared and submitted for review
and approval by the Public Works Department. A separate set of plans for
each line item specified below shall be prepared. The plans shall utilize the
minimum scale specified, unless otherwise authorized by the City Engineer in
writing. Plans may be prepared at a larger scale if additional detail or plan
clarity is desired. Note, the applicant may be required to prepare other
improvement plans not listed here pursuant to improvements required by
other agencies and utility purveyors.
A.
On -Site Rough Grading Plan
1 "
= 40'
Horizontal
B.
PM10 Plan
1"
= 40'
Horizontal
C.
SWPPP
1"
= 40'
Horizontal
D.
Storm Drain Plans
1 "
= 40'
Horizontal
Note: Submittal of A thru D to be concurrent.
E. On -Site Non-Residential/Commercial Precise Grading Plan
1 " = 20'
Horizontal
F. Off -Site Street Plan 1 " = 40' Horizontal, 1 " = 4'
Vertical
G. Off -Site Signing & Striping Plan
1 " = 40' Horizontal
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.
Resolution No. 2010-006
Site Development Permit 2003-762, Extension #3
West Living LLC
Adopted:January 19, 2010
Page 12
H. On -Site Street/Signing & Striping Plan 1 " = 40' Horizontal,
1 " = 4' Vertical
The following plans shall be submitted to the Building and Safety Department
for review and approval. The plans shall utilize the minimum scale specified,
unless otherwise authorized by the Building and Safety Director in writing.
Plans may be prepared at a larger scale if additional detail or plan clarity is
desired. Note, the applicant may be required to prepare other improvement
plans not listed here pursuant to improvements required by other agencies
and utility purveyors.
On -Site Residential Precise Grading Plan 1" = 30' Horizontal
Other engineered improvement plans prepared for City approval that are not
listed above shall be prepared in formats approved by the City Engineer prior
to commencing plan preparation.
All Off -Site Plan & Profile Street Plans and Signing & Striping Plans shall
show all existing improvements for a distance of at least 200-feet beyond
the project limits, or a distance sufficient to show any required design
transitions.
All On -Site Signing & Striping Plans shall show, at a minimum; Stop Signs,
Limit Lines and Legends, No Parking Signs, Raised Pavement Markers
(including Blue RPMs at fire hydrants) and Street Name Signs per Public
Works Standard Plans and/or as approved by the Engineering Department.
"Rough Grading" plans shall normally include perimeter walls with Top Of
Wall & Top Of Footing elevations shown. All footings shall have a minimum
of 1-foot of cover, or sufficient cover to clear any adjacent obstructions.
The applicant shall prepare an accessibility assessment on a marked up print
of the building floor plan identifying every building egress and notes the
2001 California Building Code accessibility requirements associated with
each door. The assessment must comply with submittal requirements of the
Building & Safety Department. A copy of the reviewed assessment shall be
submitted to the Engineering Department in conjunction with the Site
Development Plan when it is submitted for plan checking.
In addition to the normal set of improvement plans, a "Site Development"
plan is required to be submitted for approval by the Building Official and the
City Engineer.
"On -site residential and commercial Precise Grading" plans shall normally
include all on -site surface improvements including but not necessarily limited
Resolution No. 2010-006
Site Development Permit 2003-762, Extension #3
West Living LLC
Adopted:January 19, 2010
Page 13
to finish grades for curbs & gutters, building floor elevations, parking lot
improvements and ADA requirements.
24. The City maintains standard plans, detail sheets and/or construction notes
for elements of construction which can be accessed via the "Plans, Notes
and Design Guidance" section of the Public Works Department at the City
website (www.la-quinta.org). Please navigate to the Public Works
Department home page and look for the Standard Drawings hyperlink.
25. The applicant shall furnish a complete set of the mylars of all approved
improvement plans on a storage media acceptable to the City Engineer.
26. Upon completion of construction, and prior to final acceptance of the
improvements by the City, 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" 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
approved mylars previously submitted to the City, revised to reflect the as -
built conditions. The applicant shall employ or retain the Engineer Of Record
during the construction phase of the project so that the FOR can make site
visits in support of preparing "Record Drawing". However, if subsequent
approved revisions have been approved by the City Engineer and reflect said
"Record Drawing" conditions, the Engineer Of Record may submit a letter
attesting to said fact to the City Engineer in lieu of mylar submittal.
IMPROVEMENT SECURITY AGREEMENTS
27. Improvements to be made, or agreed to be made, shall include the removal
of any existing structures or other obstructions which are not a part of the
proposed improvements; and shall provide for the setting of the final survey
monumentation.
When improvements are phased through a "Phasing Plan," or an
administrative approval (e.g., Site Development Permits), all off -site
improvements including street, traffic signal and storm drain improvements
and common on -site improvements (e.g., backbone utilities, retention basins,
perimeter walls, landscaping and gates) shall be constructed, or secured
through a SIA, prior to the issuance of any permits in the first phase of the
on -site development, or as otherwise approved by the City Engineer.
Improvements and obligations required of each subsequent phase shall either
be completed, or secured through a SIA, prior to the completion of homes or
the occupancy of permanent buildings within such latter phase, or as
otherwise approved by the City Engineer.
Resolution No. 2010-006
Site Development Permit 2003-762. Extension #3
West Living LLC
Adopted:January 19, 2010
Page 14
In the event the applicant fails to construct the improvements for the
development, or fails to satisfy its obligations for the development in a timely
manner, pursuant to the approved phasing plan, the City shall have the right
to halt issuance of all permits, and/or final inspections, withhold other
approvals related to the development of the project, or call upon the surety
to complete the improvements.
28. Depending on the timing of the development of this Site Development
Permit, and the status of the off -site improvements at the time, the applicant
may be required to:
A. Construct certain off -site improvements.
B. Construct additional off -site improvements, subject to the
reimbursement of its costs by others.
C. Reimburse others for those improvements previously constructed that
are considered to be an obligation of this Site Development Permit.
D. Secure the costs for future improvements that are to be made by
others.
E. To agree to any combination of these means, as the City may require.
Off -Site Improvements should be completed on a first priority basis.
In the event that any of the improvements required for this development are
constructed by the City, the applicant shall, prior to issuance of any permit
related thereto, reimburse the City for the costs of such improvements.
29. If the applicant elects to utilize the secured agreement alternative, the
applicant shall submit detailed construction cost estimates for all proposed
on -site and off -site improvements, including an estimate for the final survey
monumentation, for checking and approval by the City Engineer. Such
estimates shall conform to the unit cost schedule adopted by City resolution,
or ordinance.
For items not listed in the City's unit cost schedule, the proposed unit costs
shall be approved by the City Engineer.
Estimates for improvements under the jurisdiction of other agencies shall be
approved by those agencies and submitted to the City, along with the
applicant's detailed cost estimates.
Resolution No. 2010-006
Site Development Permit 2003-762. Extension #3
West Living LLC
Adopted:January 19, 2010
Page 15
Security will not be required for telephone, natural gas, or Cable T.V.
improvements.
GRADING
30. The applicant shall comply with the provisions of Section 13.24.050
(Grading Improvements), LQMC.
31. 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.
32. To obtain an approved grading permit, the applicant shall submit and obtain
approval of all of the following:
A. A grading plan prepared by a qualified engineer,
B. A preliminary geotechnical ("soils") report prepared by a qualified
engineer,
C. A Fugitive Dust Control Plan prepared in accordance with Chapter
6.16, (Fugitive Dust Control), LQMC, and
D. A Best Management Practices report prepared in accordance with
Sections 8.70.010 and 13.24.170 (NPDES stormwater discharge
permit and Storm Management and Discharge Controls), LQMC.
All grading shall conform to the recommendations contained in the
Preliminary Soils Report, and shall be certified as being adequate by a soils
engineer, or by an engineering geologist. As previously submitted soils
information submitted to the Public Works Department regarding loose soil
conditions encountered in the Site Development Permit area, the soils report
shall be revised to address this issue and mitigation measures submitted for
approval by the City Engineer.
A statement shall appear on the applicable improvement plans that a soils
report has been prepared in accordance with the California Health & Safety
Code § 17953.
The applicant shall furnish security, in a form acceptable to the City, and in
an amount sufficient to guarantee compliance with the approved Fugitive
Dust Control Plan provisions as submitted with its application for a grading
permit.
33. The applicant shall maintain all open graded, undeveloped land in order to
prevent wind and/or water erosion of such land. All open graded,
Resolution No. 2010-006
Site Development Permit 2003-762, Extension #3
West Living LLC
Adopted:January 19, 2010
Page 16
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.
34. 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.
35. Building pad elevations on the rough grading plan submitted for City
Engineer's approval shall conform with pad elevations shown on the
tentative map, unless the pad elevations have other requirements imposed
elsewhere in these Conditions. Pursuant to the aforementioned, the
applicant is advised of the Coachella Valley Water District letter dated
September 2, 2008 to the Planning Department requiring the development to
have a finish floor elevation of 50.0 feet MSL.
36. Building pad elevations of perimeter lots shall not differ by more that one
foot higher from the building pads in adjacent developments.
37. Prior to any site grading or re -grading that will raise or lower any portion of
the site by site by more than plus or minus five tenths of a foot (0.5') 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.
38. Prior to the issuance of a building permit for any building lot, the applicant
shall provide a lot pad certification stamped and signed by a qualified
engineer or surveyor. Each pad certification shall list the pad elevation as
shown on the approved grading plan, the actual pad elevation and the
difference between the two, if any. Such pad certification shall also list the
relative compaction of the pad soil. The data shall be organized by lot
number, and listed cumulatively if submitted at different times.
39. This development shall comply with LQMC Chapter 8.11 (Flood Hazard
Regulations). If any portion of any proposed building lot in the development
is or may be located within a flood hazard area as identified on the City's
Flood Insurance Rate Maps, the development shall be graded to ensure that
Resolution No. 2010-006
Site Development Permit 2003-762, Extension #3
West Living LLC
Adopted:January 19, 2010
Page 17
all floors and exterior fill (at the foundation) are above the level of the project
(100-year) flood and building pads are compacted to 95% Proctor Density as
required in Title 44 of the Code of Federal Regulations, Section 65.5(a) (6).
Prior to issuance of building permits for buildings which are so located, the
applicant shall furnish elevation certifications, as required by FEMA, that the
above conditions have been met.
nRAINAGF
40. The tributary drainage area shall extend to the centerline of adjacent public
streets. Nuisance water from landscaping and off and on -site streets shall
be disposed of in a manner approved by the City Engineer.
41. If permitted by CVWD, when an applicant proposes discharge of storm water
directly, or indirectly, into the La Quinta Evacuation Channel, the applicant
shall indemnify the City from the costs of any sampling and testing of the
development's drainage discharge which may be required under the City's
NPDES Permit or other City- or area -wide pollution prevention program, and
for any other obligations and/or expenses which may arise from such
discharge. The applicant is required to construct required discharge
treatment Best Management Practice facilities per the NPDES Permit per
Supplement A but at a minimum shall install a CDS 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 tentative parcel
map 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 HGL shall be at 48 foot elevation + or as determined by
CVWD.
Additionally, the applicant shall submit verification to the City of CVWD
acceptance of the proposed discharge of storm water directly, or indirectly,
into the La Quinta Evacuation Channel with the initial submittal of storm
drain improvement plans.
42. The applicant shall landscape the Coachella Valley Stormwater Channel along
its easterly boundary of the project site as approved by CVWD.
43. If the development is not able to discharge storm or nuisance water from the
project into the La Quinta Evacuation Channel, the applicant shall comply
with the provisions of LQMC Section 13.24.120 (Drainage), Retention Basin
Design Criteria, Engineering Bulletin No. 06-16 — Hydrology Report with
Resolution No. 2010-006
Site Development Permit 2003-762, Extension #3
West Living LLC
Adopted:January 19, 2010
Page 18
Preliminary Hydraulic Report Criteria for Storm Drain Systems and
Engineering Bulletin No. 06-015 - Underground Retention Basin Design
Requirements. 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 design storm shall be either the 1 hour, 3
hour, 6 hour or 24 hour event producing the greatest total run off.
44. 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.
45. In design of retention facilities, the maximum percolation rate shall be two
inches per hour. The percolation rate will be considered to be zero unless
the applicant provides site specific data indicating otherwise.
46. The project shall be designed to accommodate purging and blowoff water
(through underground piping and/or retention facilities) from any on -site or
adjacent well sites granted or dedicated to the local water utility authority as
a requirement for development of this property.
47. No fence or wall shall be constructed around any retention basin unless
approved by the Planning Director and the City Engineer.
48. For on -site above ground common retention basins, retention depth shall be
according to Engineering Bulletin No. 06-16 — Hydrology Report with
Preliminary Hydraulic Report Criteria for Storm Drain Systems. Side slopes
shall not exceed 3:1 and shall be planted with maintenance free ground
cover. Additionally, retention basin widths shall be not less than 20 feet at
the bottom of the basin.
49. 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 LQMC Section
9.100.040(B)(7).
50. The design of the development shall not cause any increase in flood
boundaries, levels or frequencies in any area outside the development.
51. 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.
Resolution No. 2010-006
Site Development Permit 2003-762, Extension #3
West Living LLC
Adopted:January 19, 2010
Page 19
Storm drainage historically received from adjoining property shall be received
and retained or passed through into the historic downstream drainage relief
route.
52. Since the preliminary rough grading plans previously submitted to the Public
Works Department did not demonstrate how storm water would be
adequately discharged into the La Quinta Evacuation Channel during major
storm events resulting in possible flooding of the site, the applicant is hereby
notified that future site modifications may be necessary including, but not
limited to building and street reconfiguration and additional improvements to
the existing drainage facilities. Verification of the proposed storm water
retention system is subject to review and approval by the Coachella Valley
Water District and the City Engineer. The Applicant shall revise what is
currently proposed and make adjustments to the site layout as needed to
accommodate the increased retention/detention or pass through capacity
required to satisfy safety issues of the Public Works Department and CVWD.
Pursuant to the aforementioned, the applicant may be required to construct
additional underground and above ground drainage facilities to convey on
site and off site stormwater as well as stormwater from the adjacent La
Quinta Evacuation Channel that historically flows onto and/or through the
project site.
53. The applicant shall install suitable facilities to prohibit access to the La
Quinta Evacuation Channel along the easterly boundary to prohibit access to
this right of way. Additionally, the applicant shall work with CVWD to
construct a perpetual maintenance access to the La Quinta Evacuation
Channel as required by CVWD and approved by the City Engineer.
UTILITIES
54. The applicant shall comply with the provisions of Section 13.24.110
(Utilities), LQMC.
55. 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.
56. Existing overhead utility lines within, or adjacent to the proposed
development, and all proposed utilities shall be installed, underground.
All existing utility lines attached to joint use 92 KV transmission power poles
are exempt from the requirement to be placed underground.
Resolution No. 2010-006
Site Development Permit 2003-762, Extension #3
West Living LLC
Adopted:January 19, 2010
Page 20
57. Underground utilities shall be installed prior to overlying hardscape. For
installation of utilities in existing improved streets, the applicant shall comply
with trench restoration requirements maintained, or required by the City
Engineer.
The applicant shall provide certified reports of all utility trench compaction
for approval by the City Engineer.
STREET AND TRAFFIC IMPROVEMENTS
58. The applicant shall comply with the provisions of Sections 13.24.060 (Street
Improvements), 13.24.070 (Street Design - Generally) & 13.24.100 (Access
For Individual Properties And Development), LQMC for public streets; and
Section 13.24.080 (Street Design - Private Streets), where private streets
are proposed.
59. The applicant shall construct the following street improvements to conform
with the General Plan (street type noted in parentheses.)
A. OFF -SITE STREETS
1) Washington Street (Major Arterial; 120' R/W):
Widen the east side of the street along all frontage adjacent to the
project boundary to its ultimate width on the east side as specified in
the General Plan and the requirements of these conditions. The east
curb face shall be located fifty-one feet (51') east of the centerline,
except at locations where additional street width is needed to
accommodate:
a) The applicant shall construct a concrete bus stop pad, La
Quinta bus shelter with night lighting equipped with
bench and trash receptacle at the existing bus stop
located on the northeast corner of Washington Street and
Avenue 50. Bus turnout if required by Sunline Transit at
the existing bus stop shall be provided.
b) The deceleration/right turn only lane with bus turnout
incorporated as part of the lane (if approved by SunLine
Transit and the City Engineer) shall be provided on
Washington Street at the north side primary entrance. At
a minimum, the east curb face shall be located sixty four
feet (64') east of the centerline and deceleration length of
248 feet plus a taper transition length of 150 feet or as
approved on the Off -Site Street Improvement Plans.
Resolution No. 2010-006
Site Development Permit 2003-762, Extension #3
West Living LLC
Adopted:January 19, 2010
Page 21
c) A dual left turn lane on southbound Washington Street at
the Avenue 50 intersection. The east curb face shall be
located fifty seven six (56') east from the centerline of
Washington Street and for a length and transition as
approved by the City Engineer.
Other required improvements in the Washington Street right or way
and/or adjacent landscape setback area include:
d) All appurtenant components such as, but not limited to:
curb, gutter, traffic control striping, legends, and signs.
e) 8-foot wide meandering sidewalk. The meandering
sidewalk shall have an arrhythmic horizontal layout that
utilizes concave and convex curves with respect to the
curb line that either touches the back of curb or
approaches within five feet of the curb at intervals not to
exceed 250 feet. The sidewalk curvature radii should
vary between 50 and 300 feet, and at each point of
reverse curvature, the radius should change to assist in
creating the arrhythmic layout. The sidewalk shall
meander into the landscape setback lot and approach
within 5 feet of the perimeter wall at intervals not to
exceed 250 feet.
f) An 18' - foot wide raised landscaped median on
Washington Street north of Avenue 50 along the entire
boundary of the Site Development Permit plus variable
width as needed to accommodate the dual left turn lanes
and installation of a median nose for the southbound
Washington Street traffic turning east on to Avenue 50.
g) Establish a benchmark in the Washington Street right of
way and file a record of the benchmark with the County
of Riverside.
h) Modify the existing traffic signal system at the
Washington Street and Avenue 50 intersection for the
abovementioned improvements. The applicant shall
design and install modification of the existing traffic
signal equipment and appurtenances as needed and
approved by the City Engineer.
2) Avenue 50 (Primary Arterial — Option B; 100' R/W):
Resolution No. 2010-006
Site Development Permit 2003-762, Extension #3
West Living LLC
Adopted:January 19, 2010
Page 22
Widen the north side of the street along all frontages adjacent
to the Site Development Permit boundary to its ultimate width
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 north curb face shall be located thirty eight feet (38') north
of the centerline, except at locations where additional street
width is needed to accommodate:
a) A deceleration/right turn only lane on Avenue 50 at the
Avenue 50/Washington Street intersection. The north
curb face shall be located forty eight feet (48') north of
the centerline of Avenue 50 and deceleration length of
248 feet plus a taper transition length of 150 feet.
b) A deceleration/right turn only lane on Avenue 50 at
access driveway. The north curb face shall be located
forty eight feet (48') north of the centerline of Avenue 50
and deceleration length of 248 feet plus a taper transition
length of 150 feet.
The above condition for a deceleration/right turn only lane at the
Avenue 50 Residential Project Secondary Entry intersection is
contingent on the applicant obtaining the additional right of way
dedication from CVWD for said deceleration/right turn only lane at the
residential project entry on Avenue 50.
Other required improvements in the Avenue 50 right of way and/or
adjacent landscape setback area include:
c) All appurtenant components such as, but not limited to:
curb, gutter, traffic control striping, legends, and signs.
d) 8-foor wide meandering sidewalk. The meandering
sidewalk shall have an arrhythmic horizontal layout that
utilizes concave and convex curves with respect to the
curb line that either touches 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 lit and approach 5 feet of the
perimeter wall at intervals not to exceed 250 feet.
Resolution No. 2010-006
Site Development Permit 2003-762, Extension #3
West Living LLC
Adopted:January 19, 2010
Page 23
e) A 12- foot wide raised landscaped median along the
entire boundary of the Site Development Permit plus
variable width as needed to accommodate for a left turn
lane for the eastbound Avenue 50 traffic at the Project
entry on the north side and for a left turn lane for
westbound Avenue 50 traffic at the intersection of
Washington Street and Avenue 50.
B. PRIVATE STREETS
1) The applicant shall redesign private circulation streets measured
at flow line to flow line to have 28 feet of travel width with on -
street parking prohibited, and provided there is adequate off-
street parking for residents and visitors, and the applicant
establishes provisions for ongoing enforcement of the parking
restriction in the CC&R's. The CC&R's shall be reviewed and
approved by the Engineering Department prior to recordation.
On the north site minimum four -foot wide sidewalks shall be
constructed on the inside of the private circulation streets
adjacent to the main buildings.
2) The primary entry for the north side property and porte cochere
shall be redesigned to accommodate for possible stacking for
functional activities and/or special occasion traffic to prevent
back up onto Washington Street as approved by the City
Engineer. If adequate stacking in the porte cochere is not
achievable, a deceleration lane shall be installed on Washington
Street.
3) The location of driveways of corner lots shall not be located
within the curb return and away from the intersection when
possible.
C. KNUCKLE
1) Construct the knuckle to conform to the lay -out shown in the
Site Development Permit, except for minor revisions as may be
required by the City Engineer.
D. DRIVEWAYS/INTERSECTIONS TO PUBLIC STREETS
1) All right -turn only street intersections shall have a splitter
median island located in the side street that adequately
channelizes the right -turn vehicles turning onto the arterial
street to eliminate illegal left turns. The splitter island shall be
Resolution No. 2010-006
Site Development Permit 2003-762, Extension #3
West Living LLC
Adopted:January 19, 2010
Page 24
designed in conformance with design concepts approved by the
City Engineer.
60. All gated entries shall provide for a three -car minimum stacking capacity for
inbound traffic to be a minimum length of 62 feet from call box to the street;
and shall provide for a full turn -around outlet for non -accepted vehicles.
Where a gated entry is proposed, the applicant shall submit a detailed exhibit
at a scale of 1 " = 10', demonstrating that those passenger vehicles that do
not gain entry into the development can safely make a full turn -around
(minimum radius to be 24 feet) out onto the main street from the gated
entry.
Two lanes of traffic shall be provided on the entry side of each gated entry,
one lane shall be dedicated for residents, and one lane for visitors. The two
travel lanes shall be a minimum of 20 feet of total paved roadway surface or
as approved by the Fire Department.
Entry drives, main interior circulation routes, standard knuckles, corner
cutbacks, bus turnouts, dedicated turn lanes and other features shown on
the approved construction plans, may require additional street widths as may
be determined by the City Engineer.
61. 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:
Residential/Parking Area
Primary Arterial
Major Arterial
3.0" a.c./4.5" c.a.b.
4.5" a.c./6:0" c.a.b.
5.5" a.c./6.5" c.a.b.
or the approved equivalents of alternate materials.
62. 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.
63. General access points and turning movements of traffic are limited to the
following:
Resolution No. 2010-006
Site Development Permit 2003-762, Extension #3
West Living LLC
Adopted:January 19, 2010
Page 25
A. Washington Street:
11 North Facility Entry (Washington Street): Right turn movements
in and out are allowed. Left turn movements in and out are
prohibited.
B. Avenue 50:
1) North Facility Entry (Avenue 50): Right turn in and out and left
turn in movements are allowed. Left turn movements out are
prohibited.
64. 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.
65. 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.
66. Standard knuckles and corner cut -backs shall conform to Riverside County
Standard Drawings #801 and #805, respectively, unless otherwise approved
by the City Engineer.
CONSTRUCTION
67. The City will conduct final inspections of habitable buildings only when the
buildings have improved street and (if required) sidewalk access to publicly -
maintained streets. The improvements shall include required traffic control
devices, pavement markings and street name signs. If on -site streets in
residential developments are initially constructed with partial pavement
thickness, the applicant shall complete the pavement prior to final
inspections of the last ten percent of buildings within the development or
when directed by the City, whichever comes first.
LANDSCAPING AND IRRIGATION
68. The applicant shall comply with Sections 13.24.130 (Landscaping Setbacks)
& 13.24.140 (Landscaping Plans), LQMC.
69. The applicant shall provide landscaping in the required setbacks, retention
basins, common lots and park areas.
Resolution No. 2010-006
Site Development Permit 2003-762. Extension #3
West Living LLC
Adopted:January 19, 2010
Page 26
70. Landscape and irrigation plans for landscaped lots and setbacks, medians,
retention basins, and parks shall be signed and stamped by a licensed
landscape architect.
71. 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 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 ALRC 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.
72. Landscape areas shall have permanent irrigation improvements meeting the
requirements of the Planning Director and the City Engineer. Use of lawn
areas shall be minimized with no lawn, or spray irrigation, being placed
within 24 inches of curbs along public streets.
73. 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, 5t" 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.
PUBLIC SERVICES
74. The applicant shall provide public transit improvements as required by
SunLine Transit Agency and approved by the City Engineer.
MAINTENANCE
75. The applicant shall comply with the provisions of Section 13.24.160
(Maintenance), LQMC.
76. The applicant shall make provisions for the continuous and perpetual
maintenance of all private on -site improvements, perimeter landscaping,
access drives, and sidewalks.
Resolution No. 2010-006
Site Development Permit 2003-762, Extension #3
West Living LLC
Adopted:January 19, 2010
Page 27
FEES AND DEPOSITS
77. 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.
78. 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).
79. Coachella Valley Multiple Species Habitat mitigation fee shall be paid in
accordance with City of La Quinta Ordinance No. 453.
FIRE MARSHAL
80. Approved super fire hydrants, shall be spaced every 330 feet and shall be
located not less than 25 feet nor more than 165 feet from any portion of the
buildings 1 ". floor as measured along outside travel ways.
81. Blue dot reflectors shall be placed in the street 8 inches from centerline to
the side that the fire hydrant is on, to identify fire hydrant locations.
82. The water mains shall be capable of providing a potential fire flow of 4000
gpm and the actual fire flow from any two adjacent hydrants shall be 2000
gpm for a 4-hour duration at 20-psi residual operating pressure.
83. City of La Quinta ordinance requires all commercial buildings 5,000 sq. ft. or
larger to be fully sprinkled. NFPA 13 Standard. Sprinkler plans will need to
be submitted to the Fire Department.
84. Fire Department connections (FDC) shall be not less than 25 feet nor more
than 50 feet from a fire hydrant and shall be located on the front street side
of the buildings. FDC's and PIV's may not be located at the rear of
buildings. Note also that FDC's
must be at least 25 feet from the building and may not be blocked by
landscaping, parking stalls or anything that may restrict immediate access.
85. This project will require a full life safety monitored alarm system. Alarm
plans will need to be submitted to the Fire Department.
86. Building plans shall be submitted to the Fire Department for plan review to
run concurrent with the City plan check.
Resolution No. 2010-006
Site Development Permit 2003-762, Extension #3
West Living LLC
Adopted:January 19. 2010
Page 28
87. Water plans for the fire protection system (fire hydrants, fdc, etc.) shall be
submitted to the Fire Department for approval prior to issuance of a building
permit.
88. 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.
89. Fire Department street access shall come to within 150 feet of all portions of
the 15'. floor of all buildings, by path of exterior travel. Minimum road width
is 20 feet clear and unobstructed with a vertical clearance of 13'% feet clear.
Turning radiuses shall be no less than 38 feet outside.
90. Any commercial operations that produce grease -laden vapors will require a
Hood/duct system for fire protection.
91. The applicant or developer shall prepare and submit to the Fire Department
for approval, a site plan designating required fire lanes with appropriate lane
painting and/or signs. Streets shall be a minimum 20 feet wide with a height
of 13"6" clear and unobstructed.
92. Install a KNOX key box on each commercial building and/or suite. (Contact
the fire department.for an application).
93. Install portable fire extinguishers as required by the California Fire Code.
94. Any submissions to the fire department are the responsibility of the
applicant.
MISCELLANEOUS
95. The Site Development Permit shall be expire on September 18, 2010, and
shall become null and void in accordance with La Quinta Municipal Code
Section 9.210.020, unless a building permit has been issued. A time
extension may be requested per LQMC Section 9.200.080.
96. This facility is approved for use as a senior retirement community with
independent, assisted and skilled nursing components that are licensed by
the State of California. Any change of use where any or all of the above
components are replaced with a market rate rental project must be approved
by the Planning Commission and City Council at public hearings.
97. Sign permit shall be submitted for staff approval for proposed monument
signs specified in Specific Plan 2004-071.
98. Roof tiles shall consist of a least three colors.
Resolution No. 2010-006
Site Development Permit 2003-762, Extension #3
West Living LLC
Adopted:January 19, 2010
Page 29
99. Flat roofs shall be finished in an attractive finish and color to the satisfaction
of the Planning Director.
100. Railings shall be provided with decorative treatment to complement
architectural style of project.
101. Window arches shall be provided over large first floor windows at the ends
of the two story independent living building.
102. Long term easement or other legally binding agreement shall be obtained for
use, landscaping and access over CVWD owned property along east end of
project sites along Avenue 50.
103. The northern -most carports shall be enclosed on the north elevation with
architecturally compatible materials and shall have a sloped or mansard
concrete the roof to the satisfaction of the Planning Director.
104. Roof tiles shall be concrete "S" tile.
105. The perimeter wall along the north property line may be a maximum eight
feet high as measured from the north side. The design of this wall, including
the north -facing finish, demolition, and prevention of dead space between
walls (new and existing) shall be to the satisfaction of the Building Official
and City Engineer.
106. Open wrought iron type fencing in conjunction with masonry walls shall be
allowed along Washington Street and Avenue 50 to the satisfaction of the
Planning Director. Should a sound study or wall be required or desired, the
associated costs for the study and walls shall be borne entirely by the
applicant/operator of the facility. This condition shall be recorded against
the properties to the satisfaction of the City Attorney.
End of conditions