2010 01 26 PCT
City of La Quinta
Planning Commission Agendas are now
available on the City's Web Page
@ www.la-guinta.org
5
C�1 OF T19�
PLANNING COMMISSION
AGENDA
A Regular Meeting to be Held at the
La Quinta City Hall Council Chamber
78-495 Calle Tampico
La Quinta, California
JANUARY 26, 2010
7:00 P.M.
**NOTE**
ALL ITEMS NOT CONSIDERED BY 11:00 P.M. WILL BE CONTINUED TO THE NEXT
REGULAR MEETING
Beginning Resolution 2010-002
Beginning Minute Motion 2010-002
I. CALL TO ORDER
A. Pledge of Allegiance
B. Roll Call
II. PUBLIC COMMENT
This is the time set aside for public comment on any matter not scheduled for
public hearing. Please complete a "Request to Speak" form and limit your
comments to three minutes.
III. CONFIRMATION OF AGENDA
IV. CONSENT CALENDAR
Approval of the Minutes of the Regular Meeting of January 12, 2009.
V
PUBLIC HEARINGS:
VI
For all Public Hearings on the Agenda, a completed "Request to Speak" form must
be filed with the Executive Secretary prior to the start of the Planning Commission
consideration of that item. The Chairman will invite individuals who have
requested the opportunity to speak, to come forward at the appropriate time.
Any person may submit written comments to the Planning Commission before a
public hearing, may appear and be heard in suppori e4, eN iH eppesitien te, thQ
approval of the project(s) at the time of the hearing. If you challenge any project(s)
in court, you may be limited to raising only those issues you or someone else raised
at the public hearing or in written correspondence delivered to the City at, or prior
to the public hearing.
A. Item .................. SITE DEVELOPMENT PERMIT 2006-866, TIME
EXTENSION NO. 2
Applicant........... Trans West Housing, Inc.
Location............ East Side of Monroe Street, '/4 Miles South of Avenue 54
Request ............. Consideration of a Second One -Year Time Extension for
Site Development Permit 2006-866, for the Construction
of an Equestrian Facility.
Action ............... Resolution 2010-
BUSINESS ITEM:
A. Item .................. GENERAL PLAN CONSISTENCY FINDING
Applicant........... City of La Quinta
Location............ Southeast of the Intersection of Dune Palms Road
and Westward Ho Drive (APN: 600-030-005).
Request ............. Consideration of a Finding of General Plan
Conformity for the City of La Quinta's Potential
Acquisition of Property for Approximately 0.90
Acres of Land for the Construction and Operation
of an Affordable Housing Project.
Action ............... Resolution 2010-
VII. CORRESPONDENCE AND WRITTEN MATERIAL:
Vill. COMMISSIONER ITEMS:
A. Report on City Council meeting of January 19, 2010 by Commissioner
Quill.
B. Commissioner Weber is scheduled to attend the February 2, 2010,
City Council meeting.
IX. DIRECTOR ITEMS:
X. ADJOURNMENT:
This meeting of the Planning Commission will be adjourned to a Regular Meeting to be
held on February 9, 2010, at 7:00 p.m.
DECLARATION OF POSTING
I, Carolyn Walker, Executive Secretary of the City of La Quinta, do hereby declare that
the foregoing Agenda for the La Quinta Planning Commission meeting of Tuesday,
January 26, 2010 was posted on the outside entry to the Council Chamber, 78-495 Calle
Tampico and the bulletin board at the La Quinta Cove Post Office, 51-321 Avenida
Bermudas, on Friday, January 22, 2010.
DATED: January 22, 2010
CAROLYN IWLKER, Executive Secretary
City of La Quinta, California
Public Notices
The La Quinta City Council Chamber is handicapped accessible. If special equipment is
needed for the hearing impaired, please call the City Clerk's office at 777-7123, twenty-
four (24) hours in advance of the meeting and accommodations will be made.
If special electronic equipment is needed to make presentations to the Planning
Commission, arrangements should be made in advance by contacting the City Clerk's
office at 777-7123. A one (1) week notice is required.
If background material is to be presented to the Planning Commission during a Planning
Commission meeting, please be advised that eight (8) copies of all documents, exhibits,
etc., must be supplied to the Executive Secretary for distribution. It is requested that this
take place prior to the beginning of the 7:00 p.m. meeting.
MINUTES
PLANNING COMMISSION MEETING
A regular meeting held at the La Quinta City Hall
78-495 Calle Tampico, La Quinta, CA
January 12, 2010 7:00 P.M.
CALL TO ORDER
A. A regular meeting of the La Quinta Planning Commission was called to
order at 7:03 p.m. by Chairman Ed Alderson.
PRESENT: Commissioners Barrows, Quill, Weber, Wilkinson, and
Chairman Alderson
ABSENT: None
STAFF PRESENT: Planning Director Les Johnson, Assistant City
Attorney Michael Houston, Planning Manager David
Sawyer, Principal Planner Andrew Mogensen,
Assistant Planner Eric Ceja, and Executive
Secretary Carolyn Walker.
II. PUBLIC COMMENT: None
III. CONFIRMATION OF THE AGENDA: Confirmed
IV. CONSENT CALENDAR: It was moved by Commissioners Barrows/
Wilkinson to approve the minutes of December 8, 2009, amending a portion
of Page 3, Paragraph 1, to read "proposed was within La Quinta's allowable
lighting and decibel limits... Unanimously approved.
V. PUBLIC HEARINGS:
A. Continued - Conditional Use Permit 2008-116; a request by the City of
La Quinta for consideration of a Conditional Use Permit to allow for
the use of lighted play fields, located in the Colonel Mitchell Paige
Middle School at the southeast corner of Washington Street and Palm
Royale Drive (43-395 Palm Royale Drive).
Principal Planner Andrew Mogensen presented the staff report.
Chairman Alderson asked if there were any questions of staff.
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Commissioner Wilkinson asked about the cost of the lighting. Staff
deferred the question to Community Director Edie Hylton.
Planning Director Johnson noted the addendum presented and stated
he and Director Hylton had met and discussed the proposal with the
Palm Desert staff resulting in the Attachment 2 letter. He pointed out
the concern of pole height and explained the impacts as referenced in
the memo and letter presented.
Community Service Director Hylton responded the lighting would cost
approximately $240,000 and explained what that included. She
confirmed Director Johnson's comments about lighting impacts and
confirmed that the lighting was appropriate for the level of activity.
Commissioner Wilkinson asked about studies on traffic distractions.
Staff said they did not know of any definitive study but this level of
traffic activity was not uncommon.
Commissioner Wilkinson asked for comparable examples, which staff
provided.
Commissioner Weber asked Director Hylton asked if the lighting
engineer's (Ralph Raya) study indicated that the lighting quality was
sufficient for this use and if that was in accommodation to the City of
Palm Desert's previous comments. He also asked about the type of
shielding being used. Community Services Director Hylton said the
shielding was specifically designed for sports -type equipment and was
adequate for this use.
Commissioner Weber asked staff if the City of Palm Desert had
provided studies on lumens and decibel levels. Staff responded they
received the letters which the Commissioners now had. Staff did add,
in the second letter, the focus was on minimizing the pole height.
After staff's discussion and research, it was concluded the Palm
Desert noise and lighting standards were comparable to the City's.
Commissioner Weber asked about studies for the Palm Desert High
School lumens. Staff responded school districts are not required to
adhere to city standards.
Commissioner Weber asked about the school district's position on this
project's system. Director Hylton said the school responded positively
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and referenced the Memorandum of Understanding (MOU) that the
City and School District will enter into for the shared use of the lights
and field.
Chairman Alderson asked if the field was to be used for soccer only or
could it be used all year long. Director Hylton said it would initially be
used for soccer, but could be used for additional youth sports
throughout the year, if needed.
Chairman Alderson invited Ralph Raya, MRC Engineering, Palm Desert
CA to address the Commission.
Chairman Alderson asked about the lowering of the poles and asked if
public safety would be compromised in any way. Mr. Raya said no.
Chairman Alderson asked about the light pollution. Mr. Raya
explained about the shielding of the lighting and its affect upon the
field and the neighbors. He then went over the items included in the
memo and letter provided to the Commissioners.
Commissioner Quill requested an explanation of the photometric
sheets which Mr. Raya provided.
Commissioner Weber requested information on the foot candles and
light spillover comparisons which Mr. Raya provided.
Chairman Alderson asked if the City would save on costs in reducing
the poles from 90 to 75 feet. Mr. Raya said yes.
There being no further questions of the staff and the applicant being
the City of La Quinta, Chairman Alderson asked if there was any
public comment.
Michele Lawrence — 43-100 Palm Royale Drive #1621, La Quinta CA
(resident of Mediterra Apartments). She said she was aware of the
concerns and explained the amount and types of noises she hears.
She explained she was a former AYSO coach and was acutely aware
of the need for fields in the City. She fully supported the move to
more and better fields. She added this was a very good field.
Tony Bagato, Principal Planner for the City of Palm Desert, 73-510
Fred Waring Drive, Palm Desert CA 92260, wanted to thank the
Commission for allowing them to continue to work with the staff. He
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explained the reason for their request and the fact they understood the
need for recreational facilities within the community. He gave a
comparison of light spill from Hovley Soccer Park and said they were
comfortable with the request and the 90 foot pole height but happy to
hear the 75 foot poles met the recreational needs and lowered the
light spill. He stated they also had requested the opportunity to
review noise impacts and understood there would be less activity in
the evening compared to other times and usages and believed that
even though there would be a slight increase it would not have a
significant impact.
Commissioner Weber asked if it was correct that Mr. Bagato did not
believe there was going to be a negative impact to the Palm Desert
residents. Mr. Bagato said he did not believe there would be.
Kathleen Fitzpatrick, 81-824 Contento, La Quinta CA — (a
Commissioner for Community Services) was in full support of this
project. She said had gone by the La Quinta Park to see how
impacted it was. She said it was overwhelmed with kids in the late
afternoon and into the evening and this project was really needed.
Andy Spirtos, 53-415 Avenida Obregon, La Quinta CA — (a
Commissioner for Community Services) said this is project was in
concert with the master plan, but more importantly she was
concerned about the safety of our young people. She added lighting
at Colonel Mitchell Paige would be a short term solution and pointed
out how many AYSO students played on those fields, most of them at
La Quinta Park. She also visited the park and confirmed Commissioner
Fitzpatrick's comments. She commented on the overuse of the fields
and the possibility of young people being hurt. She also added the
consideration of obesity in children today and the City's opportunity to
help with recreational activities. She said this was a good short-term
solution and she supported it.
Mr. Andrew Nielson, 78-900 Galaxy Drive, La Quinta CA — on the
Commission for AYSO, La Quinta, and a school neighbor. He gave the
background of his work and his family and said his primary concern
was overuse of the La Quinta Park. He gave examples of the overuse
of the park and the number of children/teams using it. He also
commented on the parking being out of control. He added the lighting
at the Colonel Mitchell Paige field would allow 400 children to move
immediately from the La Quinta Park for practice during the week and
Saturday games. He said this was a significant space, not for
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expanding the league, but to alleviate the burden currently existing at
the park. He explained what this additional space could mean to the
recreational needs of the soccer league. He added they had an
agreement with the City that there would always be a board member
there to provide oversight and they have executive board members
who make sure the lights are turned off as soon as possible in order to
be good neighbors. He was in support of the approval.
Chairman Alderson asked when the program could be implemented, if
approved. Mr. Nielson said they could implement it next season and
explained the dates for the upcoming soccer season.
There being no further public comment, Chairman Alderson closed the
public participation portion of the meeting and opened the matter for
Commission discussion.
Commissioner Weber commented he was a former AYSO Coach and
had first-hand experience of the overcrowding issue.
There was no further discussion and it was moved and seconded by
Commissioners Quill/Weber to approve Resolution 2010-001
approving Conditional Use Permit 2008-116 as submitted.
Unanimously approved.
B. Conditional Use Permit 2009-122; a request by WFI, Inc. for Sprint for
consideration to allow for the co -location of three panel antennas,
three microwave antennas and one equipment cabinet for an existing
telecommunication monopalm tower located at 77-865 Avenida
Montezuma; Desert Recreation District — La Quinta Community Park.
Assistant Planner Eric Ceja explained that the City received last-minute
correspondence from the property owner, Desert Recreation District,
who asked for a continuance while the lease agreement was
negotiated.
Chairman Alderson asked if there were any questions of staff. There
being none, he opened the public hearing and invited Mr. Stan Ford to
speak.
Stan Ford —Desert Recreation District, 45-305 Oasis Street, Indio CA,
introduced himself and explained why he had received a late notice of
the meeting. He then gave his reasons for requesting the continuation;
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as outlined in Director Johnson's memo as presented to the
Commission. Mr. Ford then detailed his concerns.
Chairman Alderson commented on Mr. Ford's concerns regarding the
maintenance agreement and the current lease. Mr. Ford clarified why
these were concerns and requested additional time to work on
resolution of these items.
Commissioner Quill made an ex parte disclosure stating he had a
telephone conversation earlier that day with the Desert Recreation
District attorney regarding this matter and the need for the
continuance.
Mr. Ford also commented he was not familiar with the Commission
and its process and stated he would like to spend a little more time
with staff on clarification of this and any future items.
Chairman Alderson asked if the equipment would be placed on a new
pole or the current pole. Staff responded it would go on the existing
pole.
Commissioner Weber expressed concern regarding the plantings in the
area, their maintenance and the need for any remaining plants to blend
in. Staff said they would follow up with Mr. Ford on that and other
maintenance issues at that location.
Chairman Alderson and Commissioner recommended representatives
from Sprint and TowerCo be present at the next meeting. Staff said
they would pass that information on.
Chairman Alderson commented on the addition of conditions and staff
responded if there were condition changes, they would work with Mr.
Ford to make sure they were properly addressed and brought forward
to the Commission.
Chairman Alderson asked if there was any public comment.
Mr. Leonard Jensen representing Wireless Facilities, Inc. as agent for
Sprint/Clearwire (WFI), 6170 Cornerstone Court East, Suite 200, San
Diego CA 92121 introduced himself and said he had been working
with staff and was unaware there were any problems.
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Chairman Alderson clarified some of the issues for Mr. Jensen and
said he would have an opportunity to work on their resolution.
Mr. Jensen asked if the whole project was going to be tabled for two
weeks. Assistant City Attorney explained this would be continued to a
date certain, not tabled, if that was the Commissions' direction.
Chairman Alderson asked if Mr. Jensen understood the request for
continuance and he responded that he did.
There being no further public comment, Chairman Alderson closed the
public participation portion of the meeting and opened the matter for
Commission discussion.
Commissioners Wilkinson and Quill were concerned about the
ownership of the tower, as well as the original design. Mr. Jenson
gave an explanation of the tower design and explained it had been
sold to TowerCo, a tower management company, which was
independent of Sprint. He said Sprint/Nextel owned everything on the
ground, in the equipment shelter, the cabling, and antennas.
Mr. Ford commented on TowerCo being the company they were
having difficulty reaching.
Commissioner Quill asked if Sprint/Nextel had any responsibility for
the tower. Mr. Jensen said they did not, other than to forward
information to TowerCo and encourage them to correct the problems
since a building permit cannot be issued until all these items are
addressed.
Commissioner Wilkinson asked if there would now be three users. Mr.
Jensen explained that Clearwire was a subsidiary of Sprint, but was
owned separately.
Commissioner Wilkinson was concerned about a situation that had
previously occurred with a tower having to put wires on the outside
due to lack of space inside.
Planning Director Johnson explained the situation and the fact that
they were adding a microwave dish and there would be no issues with
exterior wiring. Mr. Jensen confirmed that and explained how many
and what type of antennas/dishes would be included and their
mounting.
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Commissioner Wilkinson said he was also concerned about
weight/strength and whether the pole was designed for this capacity.
Mr. Jensen said the structural analysis allowed this use.
Commissioner Wilkinson also asked about studies of power output and
negative impacts on the surrounding areas. Mr. Jensen explained the
FCC website, test levels and studies. He added there was no danger
to anyone on the ground, but tower climbers should exercise caution.
Chairman Alderson asked about possible improved reception in the
cove area. Mr. Jenson explained why this would be of benefit in the
long-term, when the network was completed.
Chairman Alderson and Commissioner Quill expressed their interest
that the representatives of the various companies are in attendance at
the next meeting.
Chairman Alderson asked Mr. Ford how much time he needed to work
on resolution of these issues. Mr. Ford said he would prefer four
weeks. Chairman Alderson asked Mr. Jensen if he had a problem with
that and he did not.
There was no further discussion and it was moved and seconded by
Commissioners Quill/Weber to continue Conditional Use Permit 2009-
122 the February 9, 2010 meeting. Unanimously approved.
C. Continued — 2008 La Quinta Housing Element; a request by the City
of La Quinta for consideration of a recommendation for adoption of
the proposed draft of the 2008 La Quinta Housing Element Update
document.
Principal Director Les Johnson explained the continuing problems with
State approval and requested a continuance of this item to February
9tn
Chairman Alderson asked, after reading the staff report, that would be
the last request for continuance. Staff said yes.
Chairman Alderson asked if there were any questions from the
Commissioners.
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The Commissioners discussed the City's successful affordable housing
programs and their concern about the delays for approval.
Staff explained the changes in State law, the City's move towards
build -out and the push to maximize densities on certain properties.
Examples of density districts and what the state was requesting were
given and it was noted staff was consistently dialoging with the State.
There being no further questions or comments by the Commissioners,
it was moved and seconded by Commissioners Barrows/Weber to
continue this item to the February g`h meeting. Unanimously
approved.
VI. BUSINESS ITEMS:
A. Consideration to Become a Healthy Eating Active Living City; a
request by staff for the consideration of a recommendation to
encourage the City Council to adopt the League of California Cities
Healthy Eating Active Living City (HEAL) Program.
Planning Director Les Johnson presented the staff report.
Chairman Alderson asked if there were any questions of staff.
Chairman Alderson commented the Planning Commission was already
following the Planning Related Policies and asked about direct costs.
Staff responded this campaign would be in partnership with the
League of California Cities; of which the City is a member. Also, there
did not appear to be any direct costs but there would be some indirect
costs for additional capital improvements to emphasize and strengthen
the walkability of La Quinta, as well as additional services through the
Community Services Department.
Commissioner Quill asked if that could include trails. Planning Director
Johnson said that was one example.
Commissioner Quill asked about the impact of this resolution on
businesses and his concern about mandates. Staff explained the
changes this program could bring about, especially with new
development.
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Commissioners
City dictating
organizations.
Quill and Weber expressed their concern about the
ie types of foods and activities planned by outside
Staff explained the sample resolution did not mandate anything from a
food or service standpoint. The only potential mandates could be to
add requirements for certain amenities and features to be established
into future developments and those would have to be approved by
Council.
Commissioner Quill said that was what the Commission had wanted.
Staff said the City is already doing a lot of this, but this was just
reinforcing that. Staff commented on the appropriateness of the
timing, if Council supported the resolution, as the General Plan is being
updated.
Commissioner agreed Weber with Chairman Alderson's previous
reference, but echoed some of the concerns by Commissioner Quill,
on mandates. He had questions/concerns on some resolution points
dealing with 1) the commitment to decrease the rate of obesity and
the implementation of laws to create healthier work, school and
neighborhood environments; 2) the appropriateness of the promotion
of the California Children's Outdoor Bill of Rights; 3) zoning to support
community gardens; and 3) the City's pledge to implement an
employee wellness program and Community Services involvement
because this was a part of their financial model. He was in support of
the concept of healthy living, but wanted to make sure the
Commissions' concerns were addressed.
Commissioner Barrows spoke on behalf of the Community Services
Department's efforts on some of these issues and explained the
California Children's Outdoor Bill of Rights which had been promoted
by the City. She also commented on 1) walkability; 2) possible
revisions to the General Plan; and 3) zoning for community gardens.
Chairman Alderson pointed out the resolution was only a sample and
suggested staff pass on the Commissions' comments.
Planning Director Johnson said he and Community Services Director
Hylton would be crafting the resolution, for Council's approval, and
their would be considering the Planning Commission and Community
Services Department concerns in that process.
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There was no further discussion and it was moved and seconded by
Commissioners Weber/Wilkinson to approve Minute Motion 2010-001
recommending approval of the League of California Cities Healthy
Eating Active Living City (HEAL) Program adding comments from the
Planning Commission. Unanimously approved.
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Vill. COMMISSIONER ITEMS:
A. Reports on City Council Meetings of December 15, 2009, and January
5, 2010, from Chairman Alderson; along with additional comments
from Commissioner Weber. Commissioner Barrows thanked them for
their attendance on her behalf.
B. Chairman Alderson noted Commissioner Quill was scheduled to report
back on the January 19, 2010, Council meeting.
C. Quarterly Attendance Report
IX: DIRECTOR ITEMS:
A. Planning Director Johnson gave a brief update of the League of
California Cities, 2010 Planner's Institute, March 24 - 26, 2010,
Monterey, CA. All Commissioners had responded and three would be
attending the conference.
X. ADJOURNMENT:
There being no further business, it was moved and seconded by Chairman
Alderson/Commissioner Barrows to adjourn this regular meeting of the Planning
Commission to the next regular meeting to be held on January 26, 2010. This
regular meeting was adjourned at 8:37 p.m. on January 12, 2010.
Respectfully submitted,
Carolyn Walker, Executive Secretary
City of La Quinta, California
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:.1
PLANNING COMMISSION
STAFF REPORT
DATE: JANUARY 26, 2010
CASE NUMBERS: SITE DEVELOPMENT PERMIT 2006-866, TIME EXTENSION
NO. 2
APPLICANT &
PROPERTY OWNER: TRANS WEST HOUSING, INC.
REQUEST: CONSIDERATION OF A SECOND ONE-YEAR TIME EXTENSION
FOR SITE DEVELOPMENT PERMIT 2006-866, FOR THE
CONSTRUCTION OF AN EQUESTRIAN FACILITY
LOCATION: EAST SIDE OF MONROE STREET, N MILE SOUTH OF AVENUE
54
ENVIRONMENTAL
CONSIDERATION: SITE DEVELOPMENT PERMIT 2006-866 WAS PREVIOUSLY
ASSESSED IN CONJUNCTION WITH ENVIRONMENTAL
ASSESSMENT 2006-574, WHICH WAS CERTIFIED BY THE
PLANNING COMMISSION ON SEPTEMBER 26, 2006. 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 21166.
ZONING: RL (LOW DENSITY RESIDENTIAL) W/ EQUESTRIAN OVERLAY
GENERAL PLAN: LDR (LOW DENSITY RESIDENTIAL)
SURROUNDING
ZONING AND
LAND USES: NORTH: RVL / GRIFFIN RANCH / RURAL RESIDENCE
SOUTH: RL / LA QUINTA ESTATES
EAST: MONROE STREET / CITY LIMITS / RURAL
FARMLAND
WEST: RL / GRIFFIN RANCH / RESIDENTIAL
BACKGROUND:
The Griffin Ranch Saddle Club facility (Attachment 1) was approved by the Planning
Commission on September 29, 2006 under Conditional Use Permit 06-099 and Site
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Development Permit 06-866. Although the Saddle Club was not included as a part of
the Griffin Ranch Specific Plan or associated tentative tract map approvals, it has been
designed to be used in conjunction with the adjacent residential project. The Saddle
Club will primarily serve Griffin Ranch residents but allows use by outside individuals.
Griffin Ranch Specific Plan 04-074 and Tentative Tract Map 32879 were originally
approved by the City Council on January 4, 2004 for 303 single-family lots over
approximately 199 acres. The project was later enlarged by 90 lots on 45 acres under
Specific Plan Amendment #1 and Tentative Tract 34642, which were approved by the
City Council on April 17, 2007.
On February 12, 2008, the Planning Commission reviewed and approved Modification
by Applicant (MBA) 08-008, which involved a street improvement phasing proposal
from the applicant for the Monroe Street improvements associated with the Saddle
Club. The conditions from that MBA approval were incorporated into the conditions of
the previously approved Time Extension No. 1, which was approved by the Planning
Commission on November 12, 2008, and the same conditions are also included in this
proposed second time extension.
The applicant filed for this second time extension request on September 24, 2009,
two days prior to the project's expiration date of September 26, 2009. Approval of
this second time extension would grant the applicant a one-year extension, expiring on
September 26, 2010.
PROJECT DESCRIPTION:
The Griffin Ranch Saddle Club consists of an equestrian boarding facility for the use of
Griffin Ranch residents and the general public. All of the buildings are intended to be
metal paneled, steel -framed structures designed for agricultural uses. Two existing
residential buildings located on site will be incorporated into the project for use as an
office/clubhouse and second caretaker's residence.
Project Layout
Main entry to the Saddle Club will be via Monroe Street. The interior roads will consist
of decomposed gravel or other similar material stabilized for dust control. A second
entry will be provided at the northwest corner of the site and will be for the use of
Griffin Ranch residents. The interior drive will be designed to accommodate large
vehicles as the trash, recycling, manure, chips, and hay storage areas are located in
the northwest corner of the site. The drive along the south property line, immediately
south of the covered stalls, will be blocked via gates and will only available for
occasional oversized vehicles and emergency use. The primary fencing used along
Monroe Street, the Griffin Ranch residential perimeter, and the turn out pastures and
pens will consist of white split -rail fencing. The southern perimeter adjacent to the
existing residences currently has a six foot block wall with some sections having an
additional two feet of blocks added.
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Turnout pastures located along the northeast portion of the site have been leased from
the adjoining property owner who also lives adjacent to the property. The hot walker
and circular pen have been placed at the northwest portion of the site, distanced from
the southern properties, and in close proximity to the stables. Horse trails are
proposed between the barns, stalls, covered arena, exercise pen, outdoor arena, and
turnout pastures.
Landscaping
The Saddle Club Site Development Permit includes a conceptual landscaping plan with
an extensive plant palate (Attachment 2)., The primary ground cover throughout the
project will be turf, necessary for both equestrian functions and dust control. Monroe
Street and the main entry road are identified to be lined with canopy trees. The gated
entry has been identified to be planted with perennials and identifies a small water
feature which the applicants have since proposed to delete from the final landscaping
plans. Another focal point of the project site is the landscaped center turnaround
adjacent to the covered arena and barns. Although the original Site Development
Permit plans identify this center turnaround to have a flower bed and water fountain,
the applicant has proposed to delete this feature and replaced it with a statue of
horses. The cover page of Attachment 1 identifies the conceptual landscaping plan
without the water features. Landscaping along the southern property boundary is
limited due to an existing Coachella Valley Water District (CVWD) easement which
restricts all trees except palms due to potential root interference with water lines.
The applicant will be utilizing Bureau of Reclamation water from the All -American
Canal to provide landscaping irrigation and dust control. An automated water cannon
system will be used to spray down the entire site. The existing pastures have been
irrigated with, and will continue to utilize, flood irrigation methods.
Proposed Buildings
Covered Riding Arena with Attached Stalls - At the center of the Saddle Club, the
applicants are proposing to construct a 37,500 SF covered riding arena. The 24'6"
tall covered arena will be open -sided with the exception of the north and south sides
flanked by covered stalls. The roof material will consist of 26 gauge zincaiume steel
with a light tan ("light -stone") colored, baked enamel coating. The roofline fascia will
consist of green painted aluminum trim. The attached covered stalls will also be
constructed of the same roofing material, but will consist of sidewalls manufactured
from steel -sided plywood, coated with a similar baked enamel material as the roofing,
colored a slightly darker tan than the roofing material. The wall beams identified in the
colored elevations will be a darker tan color than the adjacent wall paneling. The
closest point from the covered stalls to the southern property line will be 56 feet.
Horse Barns - The project will include two inward -facing, elongated, horse barns
consisting of 20 stalls each. The roof line of the barns will be 15'3" in height and will
be constructed from the same materials and utilize the same color scheme as the
SDP 06-866 Planning Commission Staff Report 1/26/10 Page 3 of 6
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covered arena and stalls. The center aisle will be constructed with paver flooring.
Each stall will be connected to a 12' x 12' run with an exit gate. The horse barns will
be 60 feet to the northern property line and approximately 350 feet from the southern
property line.
Accessory Buildings - Accessory buildings will be constructed of the same materials
and color scheme as the other structures. The site will have four accessory buildings:
a manure storage building, wood shaving storage building, hay storage building, and
maintenance building.
The manure storage building will be the smallest of the four structures, 14' x 26' in
size (364 SF) and 17' in height, designed to fully enclose a single roll -off waste hauler
which is proposed to be removed of manure every other day. Staff has recommended
the manure building be installed with a fly -spray system and odor control blocks and
that the roll -off containers be covered or enclosed when removed from the site. The
manure storage building will be 25 feet from the northern property line, 64 feet from
the western property line, and 307 feet from the southern property line.
The wood shaving and hay storage buildings will each be identical in size and height,
40' x 75' in size (3,000 SF) and 21'6" in height at the peak of their roofline. These
two buildings are proposed to be open on one side. These two buildings are
respectively 32 and 34 feet from the eastern property line. The wood shavings
storage building is 235 feet and the hay storage building is 185 feet from the southern
property line.
An enclosed maintenance building will also be included to house machinery, and will be
24' x 50' in size (1,200 SF) and 17' 6" in height. The maintenance building will be 30
feet from the eastern property line and 120 feet from the southern property line.
Caretaker's Residences - At the southwest corner of the site, the applicants are
proposing a 999 SF caretaker's residence (The site plan on the last page of
Attachment 1 erroneously cites 1,400 SF). The 14' 2 7/8" high, three bedroom,
ranch -style home will have a concrete tile roof, stucco walls, wood trim and columns,
and a carport. The applicants have stated the proposed caretaker's residence will be
painted with the same color scheme as the adjacent accessory structures. A second,
additional caretaker's residence for the manager will occupy one of the two existing
residences.
ANALYSIS:
The applicants are requesting a second one-year time extension for the construction of
the equestrian buildings approved under Site Development Permit 2006-866. No
changes are proposed to the Site Development Permit by the applicant. This time
extension request will grant the developer one additional year to renew their building
permits and begin construction on the buildings approved under Site Development
Permit 2006-866 and incorporates all of the conditions approved by the Planning
SDP 06-866 Planning Commission Staff Report 1/26/10 Page 4 of 6
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Commission from their previous time extension.
Only three conditions of approval have been modified from the prior time extension and
one additional condition of approval has been added. The three proposed changes to
the original conditions of approval generally involve updated references to the Public
Works Engineering Bulletin, related to storm water discharge and drainage. In addition,
Public Works has added a condition for the applicant to reimburse the City for any
potential legal review costs. The applicant has reviewed the proposed changes to the
Conditions of Approval and has accepted them.
It should be noted that the final landscaping plans submitted for this Site Development
Permit will be required to meet the new water -efficient landscaping standards, which
may result in minor changes to the landscaping such as the a reduction in turf along
the perimeter and within non -recreational areas. The Planning Commission has the
ability to impose a condition of approval to review the final landscaping plans as a
business item, once they are submitted.
As the Saddle Club has an established use as an equestrian center, currently boarding
horses on -site, no time extension was deemed necessary for Conditional Use Permit
2006-099, which was approved by the Planning Commission with the original Site
Development Permit on September 29, 2006. This Site Development Permit requires a
time extension because construction activities approved through that entitlement have
not commenced within the previous year.
The applicant recently met with staff to discuss the potential development of a
reduced scale Saddle Club facility with reduced size barns and fewer service buildings.
Such a proposal would require application for an Amended Site Development Permit
following this time extension approval. Any future amendments to the Saddle Club
Site Development Permit would be reviewed and approved by the Planning
Commission, would be required to meet the conditions of the active Conditional Use
Permit for the facility, and would need to comply with all current codes and regulations
in effect at the time of application.
PUBLIC NOTICE AND COMMENT:
This proposal was advertised in the Desert Sun newspaper and posted on January 15,
2010. All property owners within 50 —feet of the site were mailed a copy of the
public hearing notice. No public or agency comments were received by staff at the
time of the filing of this report.
RECOMMENDATION:
Adopt Planning Commission Minute Motion 2010- approving a one-year time
extension for Site Development Permit 2006-866, to expire on September 26, 2010,
pursuant to the applicant's acceptance of the attached Conditions of Approval.
SDP 06-866 Planning Commission Staff Report 1 /26/10 Page 5 of 6
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Prepared by:
Inew J. Mogensen, AICP
al Planner
Attachments:
1. Saddle Club Vicinity Map and Exhibits
2. Saddle Club Plant Palette
.SDP 06-866 Planning Commission Staff Report 1/26/10 Page 6 of 6
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PLANNING COMMISSION MINUTE MOTION 2010-
CONDITIONS OF APPROVAL — RECOMMENDED
SDP 2006-866, TIME EXTENSION NO. 2
GRIFFIN RANCH SADDLE CLUB
TRANS WEST HOUSING
JANUARY 26, 2010
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 time extension shall grant the Site Development Permit an additional one-
year period of validity, expiring on September 26, 2009 2010.
Prior to the issuance of any grading, construction, or building permit by the
City, the applicant shall obtain the necessary applicable clearances and/or
permits from the following agencies:
Fire Marshal
Public Works Department (Grading Permit, Green Sheet (Public Works
Clearance) for Building Permits, Improvement Permit)
Planning Department
Riverside County Environmental Health Department
Coachella Valley Unified School District
Coachella Valley Water District (CVWD)
Imperial Irrigation District (IID)
California Water Quality Control Board (CWQCB)
South Coast Air Quality Management District Coachella Valley
The applicant is responsible for all requirements of the permits and/or clearances
from the above listed agencies. When the requirements include approval of
7
PLANNING COMMISSION MINUTE MOTION 2010-
CONDITIONS OF APPROVAL — RECOMMENDED
SDP 2006-866, TIME EXTENSION No. 2
GRIFFIN RANCH SADDLE CLUB
TRANS WEST HOUSING
JANUARY 26, 2010
improvement plans, the applicant shall furnish proof of such approvals when
submitting those improvements plans for City approval.
3. A project -specific NPDES construction permit must be obtained by the applicant;
and who then shall submit a copy of the Regional Water Quality Control Board's
("RWQCB") acknowledgment of the applicant's Notice of Intent ("NOI"), prior to
the issuance of a grading or site construction permit by the City.
4.
Speeifie Plan 2003 066, Sete Development Permit 2004 807-
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Page 2 of 25
PLANNING COMMISSION MINUTE MOTION 2010-
CONDITIONS OF APPROVAL — RECOMMENDED
SDP 2006-866, TIME EXTENSION No. 2
GRIFFIN RANCH SADDLE CLUB
TRANS WEST HOUSING
JANUARY 26, 2010
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4. The applicant shall comply with applicable provisions of the City's NPDES
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Page 3 of 25
PLANNING COMMISSION MINUTE MOTION 2010-
CONDITIONS OF APPROVAL - RECOMMENDED
SDP 2006-866, TIME EXTENSION No. 2
GRIFFIN RANCH SADDLE CLUB
TRANS WEST HOUSING
JANUARY 26, 2010
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 and
Construction General Permit 2009-0009-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.
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PLANNING COMMISSION MINUTE MOTION 2010-
CONDITIONS OF APPROVAL — RECOMMENDED
SDP 2006-866, TIME EXTENSION No. 2
GRIFFIN RANCH SADDLE CLUB
TRANS WEST HOUSING
JANUARY 26, 2010
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.
5. Approval of this Site Development Permit shall not be construed as approval for
any horizontal dimensions implied by any site plans or exhibits unless
specifically identified in the following conditions of approval.
PROPERTY RIGHTS
6. Prior to issuance of any permit(s), the applicant shall acquire or confer
easements and other property rights necessary for the construction or proper
functioning of the proposed development. Conferred rights shall include
irrevocable offers to dedicate or grant access easements to the City for
emergency services and for maintenance, construction and reconstruction of
essential improvements. Said conferred rights shall also include grant of access
easement to the City of La Quinta for the purpose of graffiti removal by City
staff or assigned agent in perpetuity and agreement to the method to remove
graffiti and to paint over to best match existing. The applicant shall establish the
aforementioned requirements in the CC&R's for the development or other
agreements as approved by the City Engineer. Pursuant to the aforementioned,
the applicant shall submit an executed "AUTHORIZATION TO REMOVE
GRAFFITI FROM PRIVATE PROPERTY" form located at the Public Works
Department Counter prior to Certificate of Occupancy.
7. The applicant shall offer for dedication of all public street rights -of -way in
conformance with the City's General Plan, Municipal Code, applicable specific
plans, and/or as required by the City Engineer.
8. The public street right-of-way offers for dedication required for this development
include:
PUBLIC STREETS
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PLANNING COMMISSION MINUTE MOTION 2010-
CONDITIONS OF APPROVAL — RECOMMENDED
SDP 2006-866, TIME EXTENSION No. 2
GRIFFIN RANCH SADDLE CLUB
TRANS WEST HOUSING
JANUARY 26, 2010
A. Monroe Street (Primary Arterial, Option A, 1 10' ROW) — The standard 55
from the centerline of Monroe Street for a total 110-foot ultimate
developed right of way except for an additional right of way dedication at
the Primary Entry of 67 feet from the centerline and 248 feet long plus a
transitional taper dedication of an additional 150 feet to accommodate
improvements conditioned under the STREET AND TRAFFIC
IMPROVEMENTS section of these conditions of approval.
9. The applicant shall retain for private use all private street rights -of -way in
conformance with the City's General Plan, Municipal Code, applicable specific
plans, and/or as required by the City Engineer.
10. The private street rights -of -way to be retained for private use required for this
development include:
PRIVATE STREETS
A. Circulation Road. The typical street section shall be as shown on the site
plan and to be a minimum 24 feet right-of-way except for areas where
parking stalls are provided. The applicant may be required to provide
additional roadway width to accommodate turnaround, unloading and
loading of horse transport vehicles as required by the City Engineer or
Planning Director.
B. Emergency and Oversized Vehicles Turnaround " Loop" Road. The typical
street section shall be as shown on the site plan and to be a minimum 20
feet roadway except for additional roadway as required by the Fire
Marshal. The emergency and oversized vehicle turnaround road along the
southerly boundary shall conform to the shape shown on the site map
except for minor revisions as may be required by the City Engineer or
Planning Director.
11. Direct vehicular access to Monroe Street is restricted, except for those access
points identified on the Site Plan, or as otherwise conditioned in these
conditions of approval.
12. The applicant shall create perimeter landscaping setbacks along all public right-
of-ways as follows:
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PLANNING COMMISSION MINUTE MOTION 2010-
CONDITIONS OF APPROVAL — RECOMMENDED
SDP 2006-866, TIME EXTENSION No. 2
GRIFFIN RANCH SADDLE CLUB
TRANS WEST HOUSING
JANUARY 26, 2010
A. Monroe Street (Primary Arterial) - 20-foot from the R/W-P/L.
The 20-foot perimeter landscaping setback shall be maintained along the
deceleration and acceleration lanes proposed at the entrance and in addition
to the roadway parkway. The multi -purpose trail and perimeter landscaping
shall be adjusted accordingly.
13. The applicant shall furnish proof of easements, or written permission, as
appropriate, from those owners of all abutting properties on which grading,
retaining wall construction, permanent slopes, or other encroachments will
occur.
IMPROVEMENT PLANS
As used throughout these Conditions of Approval, professional titles such as
"engineer," "surveyor," and "architect," refer to persons currently certified or licensed
to practice their respective professions in the State of California.
14. Improvement plans shall be prepared by or under the direct supervision of
qualified engineers and/or architects, as appropriate, and shall comply with the
provisions of Section 13.24.040 (Improvement Plans), LQMC.
15. The following improvement plans shall be prepared and submitted for review
and approval by the Public Works Department. A separate set of plans for
each line item specified below shall be prepared. The plans shall utilize the
minimum scale specified, unless otherwise authorized by the City Engineer in
writing. Plans may be prepared at a larger scale if additional detail or plan
clarity is desired. Note, the applicant may be required to prepare other
improvement plans not listed here pursuant to improvements required by other
agencies and utility purveyors.
A. On -Site Rough Grading Plan 1 " = 40' Horizontal
B. PM10 Plan 1" = 40' Horizontal
C. SWPPP 1 " = 40' Horizontal
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PLANNING COMMISSION MINUTE MOTION 2010-
CONDITIONS OF APPROVAL — RECOMMENDED
SDP 2006-866, TIME EXTENSION No. 2
GRIFFIN RANCH SADDLE CLUB
TRANS WEST HOUSING
JANUARY 26, 2010
NOTE: A through C to be submitted concurrently.
D. On -Site Precise Grading Plan
E. Storm Drain Plans
F. Off -Site Street Plan
Vertical
1 " = 30' Horizontal
1 " = 40' Horizontal
1 " = 40' Horizontal, 1 " = 4'
G. On -Site Street Plans 1 " = 40' Horizontal, 1 " = 4'
Vertical
NOTE: D through G to be submitted concurrently.
Other engineered improvement plans prepared for City approval that are not
listed above shall be prepared in formats approved by the City Engineer prior to
commencing plan preparation.
All Off -Site Plan & Profile Street Plans shall show all existing improvements for
a distance of at least 200-feet beyond the project limits, or a distance sufficient
to show any required design transitions.
The Off -Site street improvement plans shall have separate plan sheet(s) (drawn
at 20 scale) that show the meandering sidewalk, mounding, and berming design
in the combined parkway and landscape setback area.
"Precise Grading" plans shall normally include all on -site surface improvements
including but not necessarily limited to finish grades for curbs & gutters,
building floor elevations, parking lot improvements and ADA requirements,
retaining and perimeter walls, etc. ADA accessibility to public streets, adjacent
buildings and existing handicap parking shall be shown on the Precise Grading
Plans at a scale to be determined by the Public Works Department.
All On -Site Signing & Travel Surface Delineation Plans shall show, at a
minimum; Stop Signs, Limit Line and Parking Stall Delineation, No Parking Signs,
Fire Hydrant delineation as approved by the Fire Marshal and Street Name Signs
per Public Works Standard Plans and/or as approved by the Engineering
Department.
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PLANNING COMMISSION MINUTE MOTION 2010-
CONDITIONS OF APPROVAL — RECOMMENDED
SDP 2006-866, TIME EXTENSION No. 2
GRIFFIN RANCH SADDLE CLUB
TRANS WEST HOUSING
JANUARY 26, 2010
16. The City maintains standard plans, detail sheets and/or construction notes for
elements of construction which can be accessed via the Online Engineering
Library at the City website (www.la-quinta.org). Navigate to the Public Works
Department home page and look for the Standard Drawing hyperlink.
17. The 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.
The applicant shall furnish a complete set of the mylars of all approved
improvement plans on a storage media acceptable to the City Engineer.
Upon completion of construction, and prior to the final acceptance of
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," "As -Built" or "As -
Constructed" and shall be stamped and signed by the engineer or surveyor
certifying to the accuracy and completeness of the drawings. The applicant
shall have all 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 EOR. can
make site visits in support of preparing As Built drawings. However, if
subsequent approved revisions have been approved by the City Engineer and
reflect said "As -Built" conditions, the Engineer Of Record may submit a letter
attesting to said fact to the City Engineer in lieu of mylar submittal.
IMPROVEMENT SECURITY AGREEMENT
18. Should the applicant fail to construct the improvements for the development, or
fail to satisfy its obligations for the development in a timely manner, the City
shall have the right to halt issuance of building permits, and/or final building
inspections, withhold other approvals related to the development of the project,
or call upon the surety to complete the improvements.
19. Depending on the timing of this Site Development Permit, and the status of the
off -site improvements at the time, the applicant may be required to:
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PLANNING COMMISSION MINUTE MOTION 2010-
CONDITIONS OF APPROVAL — RECOMMENDED
SDP 2006-866, TIME EXTENSION No. 2
GRIFFIN RANCH SADDLE CLUB
TRANS WEST HOUSING
JANUARY 26, 2010
A. Construct certain off -site improvements. Pursuant to the aforementioned
condition, the applicant shall submit detailed construction cost estimates
for all proposed off -site improvements, for checking and approval by the
City Engineer. Such estimates shall be approved by the City Engineer.
B. Construct additional off -site improvements, subject to the reimbursement
of its costs by others.
C. Reimburse others for those improvements previously constructed that are
considered to be an obligation of this tentative tract map.
D. Secure the costs for future improvements that are to be made by others.
E. To agree to any combination of these means, as the City may require.
Off -Site Improvements should be completed on a first priority basis. The
applicant shall complete Off -Site Improvements in the first phase of
construction.
GRADING
20. The applicant shall comply with the provisions of Section 13.24.050 (Grading
Improvements), LQMC.
21. Prior to occupancy of the project site for any construction, or other purposes,
the applicant shall obtain a grading permit approved by the City Engineer.
22. To obtain an approved grading permit, the applicant shall submit and obtain
approval of all of the following:
A. A grading plan prepared by a qualified engineer or architect,
B. A preliminary geotechnical ("soils") report prepared by a qualified
engineer,
C. A Fugitive Dust Control Plan prepared in accordance with Chapter 6.16,
(Fugitive Dust Control), LQMC, and
D. A Best Management Practices report prepared in accordance with
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PLANNING COMMISSION MINUTE MOTION 2010-
CONDITIONS OF APPROVAL — RECOMMENDED
SDP 2006-866, TIME EXTENSION No. 2
GRIFFIN RANCH SADDLE CLUB
TRANS WEST HOUSING
JANUARY 26, 2010
Sections 8.70.010 and 13.24.170 (NPDES stormwater discharge permit
and Storm Management and Discharge Controls), LQMC.
All grading shall conform to the recommendations contained in the Preliminary
Soils Report, and shall be certified as being adequate by a soils engineer, or by
an engineering geologist.
The applicant shall furnish security, in a form acceptable to the City, and in an
amount sufficient to guarantee compliance with the approved Fugitive Dust
Control Plan provisions as submitted with its application for a grading permit.
23. The applicant shall maintain all open graded, undeveloped land in order to
prevent wind and/or water erosion of such land. All open graded, undeveloped
land shall either be planted with interim landscaping, or stabilized with such
other erosion control measures, as were approved in the Fugitive Dust Control
Plan.
24. Grading within the perimeter setback and parkway areas shall have undulating
terrain and shall conform with the requirements of LQMC Section 9.60.240(F)
except as otherwise modified by this condition requirement. The maximum
slope shall not exceed 3:1 anywhere in the landscape setback area, except for
the backslope (i.e. the slope at the back of the landscape lot) which shall not
exceed 2:1 if fully planted with ground cover. The maximum slope in the first
six (6) feet adjacent to the curb shall not exceed 4:1 when the nearest edge of
sidewalk is within six (6) of the curb, otherwise the maximum slope within the
right of way shall not exceed 3:1 . All unpaved parkway areas adjacent to the
curb shall be depressed one and one-half inches (1.5") in the first eighteen
inches 0 8") behind the curb.
25. Prior to any site grading or regrading that will raise or lower any portion of the
site by more than plus or minus three tenths of a foot from the elevations
shown on the Preliminary Grading Plan submitted with this Site Development
Permit, the applicant shall submit the proposed grading changes to the City
Staff for a substantial conformance finding review.
26. Prior to the issuance of a building permit for any building lot, the applicant shall
provide a pad elevation and geotechnical certification stamped and signed by a
qualified engineer or surveyor, as applicable.
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TRANS WEST HOUSING
JANUARY 26, 2010
DRAINAGE
27. The applicant shall comply with the provisions of LQMC Section 13.24.120
(Drainage), and Retention Basin Design Criteria, 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. Retention basin freeboard shall be 1 foot or alternatively,
25 % of the total retention basin volume for the dressage arena and open arena.
More specifically, stormwater falling on site during the 100 year storm shall be
retained within the development, unless otherwise approved by the City
Engineer. The tributary drainage area shall extend to the centerline of adjacent
public streets. The design storm shall be either the 1 hour, 3 hour, 6 hour or 24
hour event producing the greatest total run off.
28. 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. As proposed by the applicant, nuisance water shall be disposed
of in Maxwell Systems approved by the City Engineer. The proposed
aforementioned system shall be designed to contain nuisance water surges from
landscape areas, commercial units, and off -site and on -site street nuisance
water. Flow from adjacent well sites shall be designed for retention area
percolation by separate infiltration system approved by the City Engineer.
29. Storm drainage historically received from adjoining property shall be received
and retained or passed through into the historic downstream drainage relief
route.
30. For properties where sump conditions exist, the applicant must either define a
diversion/overflow strategy or retain upstream stormwater as required for
existing as -built conditions from all off -site tributary flow from the respective
high points. The applicant must provide either on -site retention or alternative
facilities of diversion/pass through, if selected. Historical flow paths should be
identified and routing provided in the hydrology analysis equivalent to historical
flow direction. As local topography allows, tributary areas may exceed limits of
property lines adjacent to public roads. The 100-year storm shall be the
governing event in the designer's evaluation.
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TRANS WEST HOUSING
JANUARY 26, 2010
31. For on -site common retention basins, retention depth shall be according to
Engineering Bulletin 97.03, and side slopes shall not exceed 3:1 .
32. Stormwater may not be retained in landscaped parkways or landscaped setback
lots. Only incidental storm water (precipitation which directly falls onto the
setback) will be permitted to be retained in the landscape setback areas. The
perimeter setback and parkway areas in the street right-of-way shall be shaped
with berms and mounds, pursuant to Section 9.100.040(B)(7), LQMC.
33. The design of the development shall not cause any increase in flood boundaries,
levels or frequencies in any area outside the development.
UTILITIES
34. The applicant shall comply with the provisions of Section 13.24.1 10 (Utilities),
LQMC.
35. The applicant shall obtain the approval of the City Engineer for the location of all
utility lines within any right-of-way, and all above -ground utility structures
including, but not limited to, traffic signal cabinets, electric vaults, water valves,
and telephone stands, to ensure optimum placement for practical and aesthetic
purposes.
36. Existing overhead utility lines within, or adjacent to the proposed development,
and all proposed utilities shall be installed underground. Service lines required for
this development shall be underground.
All existing utility lines attached to joint use 92 KV transmission power poles
are exempt from the requirement to be placed underground.
37. Underground utilities shall be installed prior to overlying hardscape. For
installation of utilities in existing improved streets, the applicant shall comply
with trench restoration requirements maintained, or required by the City
Engineer.
The applicant shall provide certified reports of all utility trench compaction for
approval by the City Engineer.
STREET AND TRAFFIC IMPROVEMENTS
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GRIFFIN RANCH SADDLE CLUB
TRANS WEST HOUSING
JANUARY 26, 2010
38. The applicant shall comply with the provisions of Sections 13.24.060 (Street
Improvements), 13.24.070 (Street Design - Generally) & 13.24.100 (Access
For Individual Properties And Development), LQMC for public streets.
39. The applicant shall construct the following street improvements to conform with
the General Plan street type noted in parentheses.
A. OFF -SITE STREETS
1) Monroe Street (Primary Arterial — Option A; 1 10' R/W):
Widen the west side of the street along all frontage adjacent to the Site
Development Permit boundary to its ultimate width on the west side as
specified in the General Plan and the requirements of these conditions.
Rehabilitate and/or reconstruct existing roadway pavement as necessary
to augment and convert it from a rural county -road design standard to La
Quinta's urban arterial design standard. The west curb face shall be
located forty three feet (43') west of the centerline, except at locations
where additional street width is needed to accommodate:
a) A deceleration/right turn only lane and acceleration lane at
Monroe Street Primary Entry. The west curb face shall be
located fifty five feet (55') west of the centerline. As a
minimum, the required right of way shall be for a length of
248 feet plus a transitional taper dedication of an additional
150 feet.
Other required improvements in the Monroe Street right or way and/or
adjacent landscape setback area include:
b) All appurtenant components such as, but not limited to:
curb, gutter, traffic control striping, legends, and signs.
c) Half width of an 18 - foot wide raised landscaped median
along the entire boundary of the Site Development Permit.
An AC curb shall be installed along the centerline of Monroe
Street as approved by Riverside County and the City
Engineer in order to segment the median.
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GRIFFIN RANCH SADDLE CLUB
TRANS WEST HOUSING
JANUARY 26, 2010
d) Establish a benchmark in the Monroe Street right of way
and file a record of the benchmark with the County of
Riverside.
e) A 10-foot wide Multi -Purpose Trail. The applicant shall
construct a multi -use trail per La Quinta Standard 260 along
the Site Development Permit frontage within the landscaped
setback. Multi -Purpose Trail boundaries shall be delineated
by a 4-inch wide concrete or similar approved inflexible
border between the trail and adjacent landscaping. The
location and design of the trail shall be approved by the
City. A split rail fence shall be constructed along the
roadway side of the multi -purpose trail in accordance with
Section 9.140.060 (Item E, 3a) of the Zoning Ordinance. At
grade intersection crossings shall be of a medium and
design and location as approved by the Engineering
Department on the street improvement plan submittal.
A maintenance easement dedication in favor of the City
shall be offered for Multi -Purpose Trails. Auxiliary Multi -
Purpose Trails, beyond those required by General Plan and
related Equestrian Overlay, will be maintained by the
Developer or HOA as applicable and not offered for
maintenance dedication. However, pursuant to this
requirement, the Developer or HOA shall enter into an
agreement with the City for the perpetual maintenance of
the Auxiliary Multi -Purpose Trail.
The applicant shall extend improvements beyond the subdivision boundaries to
ensure they safely integrate with existing improvements (e.g., grading; traffic
control devices and transitions in alignment, elevation or dimensions of streets
and sidewalks).
B. PRIVATE STREETS
1) Circulation Road - Construct full 24-foot wide travel width
improvements per the Saddle Club Site Plan Section B-B except for
areas where parking stalls are provided. The applicant shall provide
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GRIFFIN RANCH SADDLE CLUB
TRANS WEST HOUSING
JANUARY 26, 2010
additional street widening to accommodate turnaround, unloading
and loading of horse transport vehicles as required by the City
Engineer. Where on -street parking is prohibited, the applicant shall
make provisions for perpetual enforcement of the No Parking
restriction.
2) Emergency Turnaround and Oversized Vehicle "Loop" Road —
Construct full 20-foot wide travel width improvements per the
Saddle Club Site Plan Section A -A to conform to the lay -out
shown on the Site Development Permit site plan, except for
revisions as may be required by the City Engineer and the Fire
Department.
3) Main Entry — The applicant shall increase the entry paving as
identified in the Site Development Permit to 200 feet from the
proposed Monroe Street curb face. Should it later be determined
that the required entry paving is insufficient to control the
collection of track out debris onto the right-of-way, entry paving
shall be increased to a length which can adequately prevent track
out debris from entering the right-of-way.
Curve radii for curbs at all private street intersections and the Monroe Street entrance
shall not be less than 55 feet to accommodate larger tractor trailers. Truck turning
routes shall confirm absence of conflict with the opposing traffic lane.
40. The Monroe Street gated entry shall provide for a one trailer truck minimum
stacking capacity for inbound traffic to be a minimum length of 70 feet from call
box to the street; and shall provide for a full turn -around outlet for non -accepted
vehicles.
Where a gated entry is proposed, the applicant shall submit a detailed exhibit at
a scale of 1 " = 10', demonstrating that those passenger vehicles that do not
gain entry into the development can safely make a full turn -around (minimum
radius to be 24 feet) out onto the main street from the gated entry. Pursuant to
said condition, there shall be a minimum of twenty feet width provided at the
turn -around opening provided.
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TRANS WEST HOUSING
JANUARY 26, 2010
Two lanes of traffic shall be provided on the entry side of the main gated entry,
one lane shall be for members and one lane for visitors. The two travel lanes
shall be a minimum of 20 feet of total paved roadway surface or as approved by
the Fire Department.
Entry drives, main interior circulation routes, standard knuckles, corner
cutbacks, bus turnouts, dedicated turn lanes and other features shown on the
approved construction plans, may require additional street widths as may be
determined by the City Engineer.
41. The applicant shall design street pavement sections using CalTrans' design
procedure for 20-year life pavement, and the site -specific data for soil strength
and anticipated traffic loading (including construction traffic). Minimum
structural sections shall be as follows:
Primary Arterial 4.5" a.c./6.0" c.a.b.
or the approved equivalents of alternate materials.
The applicant proposes the use of a decomposed granite and crushed aggregate
base for the on -site street system. The on -site street section shall be as
approved by the City Engineer in the plan review process.
42. The applicant shall submit current mix designs (less than two years old at the
time of construction) for base, asphalt concrete and Portland cement concrete.
The submittal shall include test results for all specimens used in the mix design
procedure. For mix designs over six months old, the submittal shall include
recent (less than six months old at the time of construction) aggregate gradation
test results confirming that design gradations can be achieved in current
production. The applicant shall not schedule construction operations until mix
designs are approved.
A. Improvements shall include appurtenances such as traffic control signs,
markings and other devices, raised medians if required, street name signs
and sidewalks.
43. Improvements shall be designed and constructed in accordance with City
adopted standards, supplemental drawings and specifications, or as approved by
the City Engineer. Improvement plans for streets, access gates and parking
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TRANS WEST HOUSING
JANUARY 26, 2010
areas shall be stamped and signed by qualified engineers.
44. General access points and turning movements of traffic are limited to the
following:
Primary Entry (Monroe Street): Right turn movements in and out and left turn in
movements are permitted. Left turn movements out are prohibited.
CONSTRUCTION
45. The City will conduct final inspections of habitable buildings only when the
buildings have improved street and (if required) sidewalk access to publicly -
maintained streets. The improvements shall include required traffic control
devices, pavement markings and street name signs.
LANDSCAPING AND SCREENING
46. The applicant shall comply with Sections 13.24.130 (Landscaping Setbacks) &
13.24.140 (Landscaping Plans), LQMC.
47. The applicant shall provide landscaping in the required setbacks, retention
basins, common lots and park areas.
48. Landscape and irrigation plans for landscaped lots and setbacks, medians,
retention basins, and open space shall be signed and stamped by a licensed
landscape architect.
49. The applicant shall submit the Final landscape plans for approval to plan
checking by the Planning Department. When plan checking has been completed
by the Planning Department and the Public Works Department, the applicant
shall obtain the signatures of CVWD and the Riverside County Agricultural
Commissioner, prior to submittal for signature by the Planning Director and the
City Engineer.
NOTE: Plans are not approved for construction until signed by both the Planning
Director and the City Engineer.
50. Landscape areas shall have permanent irrigation improvements meeting the
requirements of the Planning Director and the City Engineer. Use of lawn areas
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GRIFFIN RANCH SADDLE CLUB
TRANS WEST HOUSING
JANUARY 26, 2010
shall utilize spray irrigation being placed within 18 inches of curbs along public
streets.
51. The applicant or his agent has the responsibility for proper sight distance
requirements in the design and/or installation of all landscaping and
appurtenances abutting and within the private and public street right-of-way to
confirm with the latest edition of the AASHTO Geometric Design of Highways
and Streets.
52. The applicant shall bond for half of the median landscape improvements until
the completion of the full landscaped median width at which time the developer
or successor shall pay it's pro rata share of said improvements.
53. Oleanders and any other plant species deemed poisonous to horses and people
shall be removed from the approved landscaping plant list. Any existing plant
species deemed poisonous shall be removed from the project site.
54. Measures shall be taken to replace and repair any landscaping or irrigation
equipment which is damaged or eaten by horses.
55. The applicants shall plant a hedge such as Carolina Cherry (Prunus Caroliniana)
or similar material approved by the Planning Department, in order to provide a
screening buffer within the Coachella Valley Water District easement along the
southern property boundary. Hedge material suitable for screening shall provide
significant foliage and shall be permitted to grow and be maintained at a
minimum of 8 feet in height.
56. Non -turf ground cover within landscaping areas shall contain a surface
treatment for erosion and dust control purposes. Non -turf landscaping areas
shall be maintained and included in the overall dust control program.
57. The Monroe Street perimeter shall be redesigned to more closely match the City
of La Quinta standard multi -purpose trail detail in order to allow for a minimum
of 3' to 4' feet of additional landscaped space between the trail and sidewalk in
order to provide separation of equestrian trail users from the street and
sidewalk.
58. Enhanced landscape screening consisting of additional trees and shrubs with
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TRANS WEST HOUSING
JANUARY 26, 2010
significant foliage shall be planted along Monroe Street. Enhanced landscape
screening shall be reviewed and approved by the Planning Department during
the landscaping plan check process.
59. The applicants shall provide a gated pedestrian/equestrian connection at the end
of the on -site horse trail between the turnout pastures and the multi -purpose
trail along Monroe Street.
60. A solid concrete, Tiex brand, or similar type of inflexible edging material shall be
installed along the edges of all on -site and perimeter equestrian and multi-
purpose trails.
61. The applicants shall provide enhanced landscape screening between the
southern face of the covered arena stalls and the access road, to be reviewed
and approved by the Planning Department during the landscaping plan check
process.
62. The applicants shall provide enhanced landscape screening between the manure
storage building, accessory buildings, and their adjacent perimeter, to be
reviewed and approved by the Planning Department during the landscaping plan
check process.
63. Any ground -mounted mechanical equipment shall be screened by a wall,
landscaping, or combination of the two, of a sufficient height and/or density to
fully screen such equipment above its horizontal plane.
64. Any building mounted mechanical equipment shall be fully screened from view
by an architectural feature, wall, or parapet of sufficient height to fully screen
such equipment above its horizontal plane.
65. Permanent, immovable, or fixed location water cannons utilized for irrigation and
dust control shall be placed or mounted to a decorative column, pilaster, or
foundation approved by the Planning Director. Landscaped screening of said
water cannons shall be provided if deemed necessary.
MAINTENANCE
66. The applicant shall comply with the provisions of Section 13.24.160
(Maintenance), LQMC.
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TRANS WEST HOUSING
JANUARY 26, 2010
67. The applicant shall make provisions for the continuous and perpetual
maintenance of all private on -site improvements, perimeter landscaping, access
drives, and sidewalks.
68. The applicant shall be responsible for the cleaning and removal of tracked out
gravel and dirt on to the adjacent public right-of-way.
FEES AND DEPOSITS
69. 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.
70. 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).
71. The applicant shall pay the Coachella Valley Multi -Species Habitat Conservation
Plan/Natural Community Habitat Conservation Plan Mitigation Fee, in accord
with Chapter 3.34 of the Municipal Code.
FIRE DEPARTMENT
72. For any buildings with public access i.e. recreational halls, clubhouses, etc. or
buildings with a commercial use i.e. gatehouses, maintenance sheds, etc.
Super fire hydrants are to be placed no closer than 25 feet and not more than
165 feet from any portion of the first floor of said building following approved
travel ways around the exterior of the building. Minimum fire flow for these
areas would be 1500 GPM for a 2-hour duration at 20 PSI.
73. Gates may be automatic or manual and shall be equipped with a rapid entry
system (KNOX). Plans shall be submitted to the Fire Department for approval
prior to installation. Automatic gate pins shall be rated with a shear pin force,
not to exceed 30 pounds. Gates activated by the rapid entry system shall
remain open until closed by the rapid entry system. Automatic gates shall be
provided with backup power.
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TRANS WEST HOUSING
JANUARY 26, 2010
74. The required water system, including fire hydrants, shall be installed and
accepted by the appropriate water agency prior to any combustible building
material being placed on an individual lot. Two sets of water plans are to be
submitted to the Fire Department for approval.
75, The applicant or developer shall prepare and submit to the Fire Department for
approval, a site plan designating required fire lanes with appropriate lane signs.
76. Final conditions shall be reviewed and approved by the Fire Marshall during the
plan check stage.
MODIFICATION BY APPLICANT (MBA 08-008)
77. The construction of all Monroe Street improvements including frontage
landscaping, the construction of the raised center aisle -way barns, and the
construction of one storage building may be delayed for a one year period
following occupancy of the first phase of the Saddle Club development. Any
additional time extension requests beyond this one year period shall be
submitted in writing by the applicant for review and approval by the Planning
Director. Should the applicant fail to obtain a time extension, then the use of the
Saddle Club shall cease and desist until all required improvements are
completed.
78. All horse trailers and service vehicles shall access the Saddle Club during the
one-year temporary phasing period from the temporary construction entrance
located on Avenue 54, and proceed to the Saddle Club via the temporary access
road at the location of Ardennais Drive. The temporary Avenue 54 entry shall be
manned by a security guard and include temporary signage to direct horse
trailers and service vehicles to this temporary entry point. All other Saddle Club
traffic shall access the site via the existing Griffin Ranch main entry and proceed
to the Saddle Club via Mery Griffin Way and Macbeth Street.
79. The applicant and patrons of the Saddle Club agree to indemnify, defend and
hold harmless the City of La Quinta, its agents, officers, and employees from
any claim, action, or proceeding to attack, set aside, void, or annul the approval
of this phasing plan. The City of La Quinta shall have the right to select its
defense counsel at its sole discretion.
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GRIFFIN RANCH SADDLE CLUB
TRANS WEST HOUSING
JANUARY 26, 2010
The City of La Quinta shall promptly notify the applicant of any claim, action, or
proceeding and shall cooperate fully in the defense.
80. All persons using the Saddle Club during the temporary phasing period shall be
required to sign and submit to the City of La Quinta a "hold harmless" indemnity
agreement which shall clearly state that the City of La Quinta shall not be held
liable for any damage or other incidents related to the use of and access to the
site via unimproved access roads.
81. Temporary emergency access to the Saddle Club shall be provided from Monroe
Street and the construction entrance on Avenue 54.
82. The applicant shall install and have all pest, odor, sanitation, and dust control
measures operational prior to occupancy of the riding arena and attached
stables.
83. As the applicant proposes not to construct off -site improvements on Monroe
Street abutting the Site Development Permit 2006-866 site during the first
phase of the development, the applicant shall furnish security guaranteeing the
construction of such improvements and the satisfaction of its obligations as
conditioned in Site Development Permit 2006-866 for same. The security
amount shall be $25,000 for Faithful Performance and 100% of the cost of the
improvements for Labor and Material. The security's form shall be approved by
the City Attorney and the City Engineer. The applicant shall construct all
improvements conditioned within Site Development Permit 2006-866 within
one year of occupancy of the first phase of development unless an extension is
granted by the Planning Director.
84. Pursuant to the aforementioned condition, the applicant shall submit detailed
construction cost estimates for all proposed off -site improvements, 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.
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TRANS WEST HOUSING
JANUARY 26, 2010
85. Staff shall conduct a review of the applicant's PM-10 dust control plans for
Griffin Ranch involving the South Coast Air Quality Management District, Public
Works, and a representative of the La Quinta Estates Homeowner's Association.
Dust control measures shall be reviewed and approved by staff prior to the
issuance of a grading permit for the Saddle Club.
PUBLIC WORKS
86. 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.
87. The applicant shall comply with applicable provisions for post construction
runoff per the City's NPDES stormwater discharge permit, LQMC Sections
8 70 010 at seg. (Stormwater 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. R7-2008-001.
A. For post -construction urban runoff from New Development and
Redevelopments 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.
B. The applicant shall implement the WQMP Design Standards per
(CRWQCB-CRB) Region Board Order No. R7-2008-001 utilizing BMPs
approved by the City Engineer. A project specific WQMP shall be
provided which incorporates Site Design and Treatment BMPs utilizing
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JANUARY 26, 2010
first flush infiltration as a preferred method of NPDES Permit Compliance
for Whitewater River receiving water, as applicable.
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ATTACHMENT # 2
SADDLE CLUB
PLANT PALETTE
Botanical Name
Trees
Acacia smallii
Acacia salicina
Acacia stenophylla
Cercidium 'Desert Musem'
Cercidium floridum
Cercidium praecox
Chilopsis linearis
Citrus
Eucalypus microtheca
Ficus retusa 'Nitida'
Fraxinus uhdei'Majestic Beauty'
Geijera parvifolia
Jacaranda mimosifolia
Lysiloma thornberi
Olea Europe'Wilsoni' or 'Swan Hill'
Prosopis glandulosa
Quercus virginiana 'Heritage'
Rhus lancea
Schinus molle
Thevetia peruviana
Palms
Brahea armata
Butia capitata
Chamerops humilis
Cocos plumose
Cycas revoluta
Phoenix dactylifera
Phoenix roebelenii
Washingtonia hybrid
Common Name
Sweet Acacia
Willow Acacia
Shoestring Acacia
Palo Verde
Blue Palo Verde
Sonoran Palo Verde
Desert Willow
Citrus Tree
Coolibah
Indian Laurel Fig
Evergreen Ash
Australian Willow
Jacaranda
Feather Bush
Olive
Texan Honey Mesquite
Heritage Live Oak
African Sumac
California Pepper
Yellow Oleander
Mexican Blue Palm
Pindo Palm
Mediterranean Fan Palm
Queen Palm
Sago Palm
Date Palm
Pigmy Date Palm
California Fan Palm
1-
32
Shrubs
Bougainvi Ilea '00 LA LA'
Shrub Bougainviliea
Buxus microphylla japonica
Japanese Boxwood
Caesalpina gilliesii
Mexican Bird of Paradise
Caesalpina pulcherrima
Red Bird of Paradise
Callistemon viminalis 'Little John'
Dwarf Weeping Bottlebrush
Carissa macrocarpa'boxwood beauty'
Natal Plum
Carissa macrocarpa 'Tuttlei'
Natal Plum
Cassia nemophila
Bushy Senna
Cassia phyllodenia
Silver Leaf Cassia
Dodonea viscosa
Hopseed Bush
Encelia farinosa
Brittle Bush
Euryops p. 'Viridis'
Green -leaf Euryops
Ilex vomitoria 'Stokes'
Stokes Holly
Justicia spicigera
Mexican Honeysuckle
Leucophyllum f. 'Rio Bravo'
Texas Ranger
Leucophyllum f. 'Sierra Banquet'
Texas Ranger
Ligustrum j. 'Texanum'
Texas Privet
Myrtus communis 'Compacts'
Dwarf Myrtle
Muhlenbergia lindheimeri 'Regal Mist'
Deer Grass
Nandina domestica 'Compacta'
Compact Heavenly Bamboo
Nandina domestica 'Harbor Dwarf'
Dwarf Heavenly Bamboo
Nandina domestica 'Nana'
Dwarf Heavenly Bamboo
Nerium oleander'Petite Pink'
Dwarf Oleander
Rhaphiolepis I. 'Ballerina'
Indian Hawthorn
Rhaphiolepis I. 'Springtime'
Indian Hawthorn
Photinia fraseri
Fraser's Photinia
Pittosporum tobira 'Variegate'
Variegated Mock Orange
Pittosporum tobira 'Wheeleri'
Dwarf Mock Orange
Salvia g. 'Sierra Linda'
Red Sage
Salvia Leucantha
Mexican Bush Sage
Thevetia peruviana
Yellow Oleander
Xylosma congestum
Shiny Xylosma
Xylosma c. 'Compacta'
Dwarf Xylosma
Groundcover
Annual Color
Seasonal Flowers
Acacia r. 'Desert Carpet'
Trailing Acacia
Baccharis p. 'Centennial'
Coyote Bush
Carissa macrocarpa 'Green Carpet'
Natal Plum
Dalea greggii
Prostrate Indigo Bush
Gazania'Mitsua Orange'
Gazania
Gazania 'Mitsua Yellow'
Gazania
Gazania rigens leucolaena
Trailing Gazania
Lantana montevedensis
Purple Prostrate Lantana
Lantana m. 'New Gold'
Yellow Prostrate Lantana
Rosmarinus o. 'Lockwood de Forest'
Dwarf Rosemary
Santolina virens
Green Santolina
Verbena peruviana
Verbena
Verbena p.'Starfire'
Verbena
Verbena rigida
Verbena
2_ 33
Esaaliers & Vines
Bougainvillea 'Barbara Karst'
Bougainvillea
Bougainvillea 'Lavender Queen'
Bougainvillea
Calliandra inequilatera
Pink Powder Puff
Ficus pumila
Creeping Fig
Gelsemium sempervirens
Carolina Jessamine
Macfadyena unguis-cati
Cat's Claw Vine
Tecomaria capensis
Cape Honeysuckle
Accents
Agave Americana
Century Plant
Aloe variegate
Partridge Breast Aloe
Dasylirion wheeled
Desert Spoon
Hesperaloe parvifiora
Red Yucca
Yucca pendula
Yucca
-3- 34
B I #A
PLANNING COMMISSION
STAFF REPORT
DATE: JANUARY 26, 2010
REQUEST: FINDINGS OF GENERAL PLAN CONFORMITY WITH THE LA
QUINTA GENERAL PLAN FOR THE LA QUINTA
REDEVELOPMENT AGENCY'S POTENTIAL ACQUISITION OF
APPROXIMATELY 0.90 ACRES OF LAND
UZde1111AIs] ld
APPLICANT:
ZONING:
GENERAL PLAN
DESIGNATION:
BACKGROUND:
SOUTHEAST OF THE INTERSECTION OF DUNE PALMS ROAD
AND WESTWARD HO DRIVE (APN: 600-030-005)
LA QUINTA REDEVELOPMENT AGENCY
MEDIUM DENSITY RESIDENTIAL (RM)
MEDIUM DENSITY RESIDENTIAL (MDR)
California Government Code Section 65402 requires that a jurisdictions planning
agency (i.e. Planning Commission) review and report upon whether a proposed
acquisition of real property for public purposes is consistent with the adopted
General Plan.
PROPOSED PROJECT:
The La Quinta Redevelopment Agency desires to acquire approximately 0.90 acres
of vacant property pursuant to an Agreement for Purchase and Sale and Escrow
Instructions. The property is located southeast of the intersection of Westward Ho
Drive and Dune Palms Road (Attachments 1 and 2). The acquisition would allow
the subject property to be combined with other properties for the future
construction and operation of an affordable housing project.
GENERAL PLAN CONFORMITY FINDINGS:
The Planning Commission is required to determine whether the proposed
acquisition of property for public purposes is consistent with the La Quinta General
Plan. Several current General Plan policies are applicable and are referred to the
Planning Commission for conformance determination as follows:
Planning Commission Staff Report — Finding of General Plan Conformity for Simo Property Page 1 of 3
P:\Reports - PC\2010\1-26-10\Simo GPC\SIMO GPC Staff Report.doc
LAND USE ELEMENT:
This General Plan Land Use Element designates the site and surrounding properties
as Medium Density Residential (MDR), which permits residential development up to
eight dwelling units per acre as well as affordable housing that services the local
and regional population. The Element indicates the need to maintain compatible
high quality land uses. This project will not alter the surrounding land use
designations, and is consistent with the Element.
CIRCULATION ELEMENT:
This Element identifies the need to establish and maintain a transportation and
circulation network that efficiently, safely and economically moves people,
vehicles, and goods using facilities that meet the current demands and projected
needs of the City, while maintaining and protecting its residential resort character.
This project will improve the existing circulation network and will facilitate safe,
efficient traffic circulation in that vicinity in that Dune Palms Road, a Secondary
Arterial, will be built to its ultimate designation per the General Plan. Westward Ho
Drive, designated a Collector Street, will not be changed.
OPEN SPACE ELEMENT:
No General Plan policies are applicable nor issues identified for this Element.
PARK AND RECREATION ELEMENT:
No General Plan policies are applicable nor issues identified for this Element.
ENVIRONMENTAL CONSERVATION ELEMENT:
No General Plan policies are applicable nor issues identified for this Element.
NATURAL RESOURCES:
This General Plan Element provides several policies and programs designed to
protect and preserve the unique and/or valuable resources, including biological
resources. Though vacant, the subject property has been previously disturbed. To
the extent applicable, this project will be subject to the requirements of the Multi -
Species Habitat Conservation Plan.
INFRASTRUCTURE AND PUBLIC SERVICES ELEMENT:
No General Plan policies are applicable nor issues identified.
ENVIRONMENTAL HAZARDS ELEMENT:
This Element indicates that the site is within an area that is susceptible to wind-
blown sand, collapsible soils, potential liquefaction hazard, and seismically induced
settlement. If the property is acquired, the construction of any affordable housing
project will meet all applicable engineering requirements, and the street,
landscaping, building and other site improvements will reduce the potential for blow
sand in the vicinity of the subject property.
Planning Commission Staff Report — Finding of General Plan Conformity for Simo Property Page 2 of 3
P:\Reports - PC\2010\1-26-10\Simo GPC\SIMO GPC Staff Report.doc
CULTURAL RESOURCES ELEMENT:
No General Plan policies are applicable nor issues identified.
RECOMMENDATION:
Adopt Planning Commission Resolution 2010-_, confirming findings of conformity
with the La Quinta General Plan for a potential acquisition, construction and
operation of affordable housing on the property located near the southeast
intersection of Westward Ho Drive and Dune Palms Road.
Prepared by:
Planning Director
ATTACHMENT:
1 . Vicinity/Site Map
2. Aerial Map
Planning Commission Staff Report — Finding of General Plan Conformity for Simo Property Page 3 of 3
PAReports - PC\2010\1-26-10\Simo GPC\SIMO GPC Staff Report.doc
PLANNING COMMISSION RESOLUTION 2010-
A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF LA
QUINTA, CALIFORNIA, CONFIRMING FINDINGS OF CONFORMITY WITH
THE LA QUINTA GENERAL PLAN FOR A POTENTIAL ACQUISITION OF
0.9 ACRES OF PROPERTY LOCATED ON WESTWARD HO DRIVE IN THE
CITY OF LA QUINTA, CALIFORNIA
APPLICANT: LA QUINTA REDEVELOPMENT AGENCY
WHEREAS, California Government Code Section 65402 requires that a
jurisdiction's planning agency (i.e. Planning Commission) review and report upon
whether a proposed acquisition of real property for public purposes is consistent with
the adopted General Plan; and
WHEREAS, the La Quinta Redevelopment Agency, as a local agency as
defined under Government Code section 65402, is considering acquiring approximately
0.9 acres of property located on Westward Ho Drive, pursuant to an Agreement for
Purchase and Sale and Escrow Instructions; and
WHEREAS, at this time it is contemplated that a portion of the property
would be used for the construction and operation of affordable housing; and
WHEREAS, the Planning Commission of the City of La Quinta, California,
(the "Planning Commission") did on the 26" day of January, 2010, consider whether
the proposed acquisition of real property for public purposes conforms with the
adopted General Plan; and
WHEREAS, at said Planning Commission meeting, upon hearing and
considering all testimony and arguments, if any, of all interested persons wanting to be
heard, the Planning Commission did make the following findings of approval to confirm
conformity with the La Quinta General Plan:
1. The proposed acquisition is consistent with the objectives, policies, general land
uses and programs of the City of La Quinta General Plan for the reasons stated
in the staff report.
2. The proposed acquisition conforms with public convenience and the general
welfare by providing for extensive public improvements, conforms to good land
use practice by encouraging a long-range, comprehensive approach to the
development of major services and conforms to the City's obligation to provide
affordable housing in compliance with its RHNA allocation.
M
Planning Commission Resolution 2010-_
General Plan Conformance Review
January 26, 2010
NOW, THEREFORE, BE IT RESOLVED by the Planning Commission of the
City of La Quinta, California, as follows:
1. That the above recitations are true and constitute the findings of the Planning
Commission in this case;
2. That it does determine that the potential acquisition of the property conforms to
the City's General Plan for the reasons set forth in this Resolution.
PASSED, APPROVED, and ADOPTED at a regular meeting of the La
Quinta City Planning Commission, held on the 26th day of January, 2010, by the
following vote, to wit:
AYES:
NOES:
ABSENT:
ABSTAIN:
ED ALDERSON, Chairman
City of La Quinta, California
ATTEST:
LES JOHNSON, Planning Director
City of La Quinta, California
5
ATTACHMENT # I
Attachment 1: Dune Palms Road Corridor Acquisition Status Map
Acquired Parcels
Purchase Agreement Initiated
® Previously Not Sought