PC Resolution 2010-017PLANNING COMMISSION RESOLUTION 2010-017
A RESOLUTION OF THE PLANNING COMMISSION OF THE
CITY OF LA QUINTA, CALIFORNIA, RECOMMENDING
APPROVAL OF A SITE DEVELOPMENT PERMIT TO ALLOW
THE CONSTRUCTION OF A CHURCH PARKING LOT AT 43-
225 WASHINGTON STREET.
CASE NO.: SITE DEVELOPMENT PERMIT 2006-860
APPLICANT: PREST VUKSIC ARCHITECTS
WHEREAS, the Planning Commission of the City of La Quinta, California,
did, on the 25`" day of May, 2010, hold a duly noticed Public Hearing to consider the
request of Prest Vuksic Architects for Site Development Permit 2006-860, located on
the west side of Washington Street between Avenues 47 and 48, more particularly
described as:
APN: 643-090-026
WHEREAS, said Environmental Assessment complies with the
requirements of "The Rules to Implement the California Environmental Quality Act of
1970" as amended (Resolution 83-63), in that the Planning Director has conducted an
Initial Study (Environmental Assessment 2006-564) and has determined that although
the proposed Project could have a significant effect on the environment, there will not
be a significant effect from this case because mitigation measures incorporated into
the project approval will mitigate or reduce any potential impacts to a level of non-
significance, and that a Mitigated Negative Declaration of environmental impact and
Mitigation Monitoring Program should be adopted; and,
WHEREAS, the Architecture and Landscaping Review Committee reviewed
the proposed project during their meeting held on May 13, 2010, and recommended
approval of the proposed project with conditions; and
WHEREAS, at said Public Hearing, upon hearing and considering all
testimony and arguments of all interested persons desiring to be heard, the Planning
Commission did make the following mandatory findings to justify approval of said Site
Development Permit:
Finding A - Site Development Permit 2006-860 is consistent with the La Quinta
General Plan, in that the project site is designated as Low Density Residential which
permits the existing church and religious land use. The proposed parking lot
replaces an existing lot and does not involve an expansion of use. As a result, the
Site Development Permit is consistent with the goals, objectives and policies of the
General Plan.
Planning Commission Resolution 2010-017
Site Development Permit 2006-860
St. Francis Church Parking Lot
Adopted May 25, 2010
Finding B - Site Development Permit 2006-860 is consistent with the La Quinta
Zoning Code in that it is a permitted conditional use under the Low Density
Residential (RL) zoning designation. The parking lot complies with the development
standards of the RL zoning district and other Zoning Code requirements such as
parking, setbacks, and landscaping. The proposed parking lot does not involve an
expansion of an existing use and will replace an existing temporary parking facility
that serves an existing church.
Finding C - Processing of this Site Development Permit for the proposed parking
lot is in compliance with the provisions of the California Environmental Quality Act.
The La Quinta Planning Department has conducted an Initial Study (Environmental
Assessment 2006-564) and has determined that although the proposed Project
could have a significant effect on the environment, there will not be a significant
effect in this case because mitigation measures incorporated into the project
approval will mitigate or reduce any potential impacts io a level of non-significance,
and that a Mitigated Negative Declaration of environmental impact should be
adopted.
Finding D - The site design of Site Development Permit 2006-860, including, but
not limited to project entries, interior circulation, pedestrian amenities, sidewalks,
crosswalks, and other site design elements will be compatible with surrounding
development and with the quality of design prevalent in the City.
Finding E - Site Development Permit 2006-860 landscaping, including but not
limited to the location, type, size, color, texture, and coverage of plant materials is
designed and conditioned so as to provide relief, complement the existing church
buildings, visually emphasize prominent design elements and vistas, screen
undesirable views, and provide a harmonious transition between adjacent land uses.
Water-efficient irrigated landscaping will be installed with the project that will
improve dust control over what currently exists on site and a retention basin will be
constructed to improve local stormwater conditions. The project will serve to
establish an overall unifying influence, enhance the visual continuity of the project,
complement the surrounding project area and comply with both City and CVWD
water efficiency requirements, ensuring efficient water use.
Finding F - Approval of this Site Development Permit will not be a detriment to
the public health, safety and general welfare, nor shall it be injurious .or
incompatible with other properties or uses in the vicinity. The project will not result
in a change in land use from the property's current use as a church parking lot and
will not generate additional traffic or significant emissions. As a result, the
PLANNING COMMISSION RESOLUTION 2010-017
CONDITIONS OF APPROVAL -ADOPTED
SITE DEVELOPMENT PERMIT 2006-860
ST FRANCIS PARKING LOT
MAY 25, 2010
GFNFRAI_
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. Site Development Permit 2006-860 shall expire on June 15, 2012,
two years after City Council approval, unless recorded or granted a
time extension pursuant to the requirements of La Quinta Municipal
Code 9.200.080 (Permit expiration and time extensions).
3. Site Development Permit 2006-860 sha-1 comply with all mitigation
and monitoring measures for Environmental Assessment 2006-564
and all applicable conditions of approval for Conditional Use Permit
2006-097.
4. Prior to the issuance of any grading, construction, or building permit
by the City, the applicant shall obtain any necessary clearances and/or
permits from the following agencies, if required:
• Riverside County Fire Marshal
• Public Works Department (Grading Permit, Green Sheet (Public
Works Clearance) for Building Permits, Improvement Permit)
• Planning Department
• Riverside Co. Environmental Health Department
• Coachella Valley Water District (CVWD)
• Imperial Irrigation District (IID)
PLANNING COMMISSION RESOLUTION 2010.017
CONDITIONS OF APPROVAL -ADOPTED
SITE DEVELOPMENT PERMIT 2006-860
ST FRANCIS PARKING LOT
MAY 25, 2010
• The Gas Company
• California Water Quality Control Board (CWQCB)
• SunLine Transit Agency
• South Coast Air Quality Management District Coachella Valley
The applicant is responsible for all requirements of the permits and/or
clearances from the above listed agencies. When the requirements
include approval of improvement plans, the applicant shall furnish
proof of such approvals when submitting those improvements plans
for City approval.
A project-specific NPDES construction permit must be obtained by the
applicant; who then shall submit a copy of the Regional Water Quality
Control Board's ("RWQCB") acknowledgment of the applicant's Notice
of Intent 1"NOI"), prior to the issuance of a grading or site
construction permit by the City.
5. The applicant shall comply with applicable provisions of the City's
NPDES stormwater discharge permit, LQMC Sections 8.70.010 et seq.
(stormwater Management and Discharge Controls), and 13.24.170
(Clean Air/Clean Water); Riverside County Ordinance No. 457; the
California Regional Water Quality Control Board -Colorado River Basin
Region Board Order No. R7-2008-0001 and the State Water
Resources Control Board's Order No. 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.
2
SDP 2006-860 PC Conditions
PLANNING COMMISSION RESOLUTION 2010-017
CONDITIONS OF APPROVAL -ADOPTED
SITE DEVELOPMENT PERMIT 2006-860
ST FRANCIS PARKING LOT
MAY 25, 2010
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)):
11 Temporary Soil Stabilization (erosion control).
2) Temporary Sediment Control.
31 Wind Erosion Control.
4) Tracking Control.
5) Non-Storm Water Management.
6) Waste Management and Materials Pollution Control.
E. All erosion and sediment control BMPs proposed by the
applicant shall be approved by the City Engineer prior to any
onsite or offsite grading, pursuant to this project.
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.
6. 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 permitls).
7. 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.
3
SDP 2006-860 PC Conditions
PLANNING COMMISSION RESOLUTION 2010-017
CONDITIONS OF APPROVAL -ADOPTED
SITE DEVELOPMENT PERMIT 2006-860
ST FRANCIS PARKING LOT
MAY 25, 2010
8. Developer shall reimburse the City, within thirty (30) days of
presentment of the invoice, all costs and actual attorney's fees
incurred by the City Attorney to review, negotiate and/or modify any
documents or instruments required by these conditions, if Developer
requests that the City modify or revise any documents or instruments
prepared initially by the City to effect these conditions. This
obligation shall be paid in the time noted above without deduction or
offset and Developer's failure to make such payment shall be a
material breach of the Conditions of Approval.
PROPERTY RIGHTS
9. 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 and execute an
"AUTHORIZATION TO REMOVE GRAFFITI FROM PRIVATE
PROPERTY" form located at the Public Works Department Counter
prior to Certificate of Occupancy or final landscaping approval.
10. Pursuant to the aforementioned condition, conferred rights shall
include approvals from the master developer or the HOA over
easements and other property rights necessary for construction and
proper functioning of the proposed development not limited to access
rights over proposed and/or existing private streets that access public
streets and open space/drainage facilities of the master development.
1 1. The applicant shall offer for dedication 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.
SDP 2006-860 PC Conditions 4
PLANNING COMMISSION RESOLUTION 2010-017
CONDITIONS OF APPROVAL -ADOPTED
SITE DEVELOPMENT PERMIT 2006-860
ST FRANCIS PARKING LOT
MAY 25, 2010
12. The public street right-of-way offers for dedication required for this
development include:
A. PUBLIC STREETS
1) Washington Street (Augmented Major Arterial, 132'
ROW) - No additional right of way is required for the
standard 66 feet from the centerline of Washington
Street for a total 132-foot ultimate developed right of
way.
2) Frontage Road (Old Marshall Road) - No additional right
of way is required of this Site Development Permit.
13. The applicant shall offer for dedication those easements necessary for
the placement of, and access to, utility lines and structures, drainage
basins, mailbox clusters, park lands, and common areas.
14. No direct vehicular access to Washington Street is permitted for this
Site Development Permit. Access to Washington Street shall be via
those access points to the Frontage Road and as approved by the City
Engineer. No direct vehicular access to the Frontage Road except for
those access points identified on the Site Development Permit site
plan, or as otherwise conditioned in these conditions of approval.
15. 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.
STREET AND TRAFFIC IMPROVEMENTS
16. The applicant shall comply with the provisions of LOMC Sections
13.24.060 (Street Improvements), 13.24.070 (Street Design -
Generally) & 13.24.100 (Access For Individual Properties And
Development) for public streets; and Section 13.24.080 (Street
Design -Private Streets), where private streets are proposed.
SDP 2006-860 PC Conditions 5
PLANNING COMMISSION RESOLUTION 2010-017
CONDITIONS OF APPROVAL -ADOPTED
SITE DEVELOPMENT PERMIT 2006-860
ST FRANCIS PARKING LOT
MAY 25, 2010
17. Streets shall have vertical curbs or other approved curb configurations
that will convey water without ponding, and provide lateral
containment of dust and residue during street sweeping operations.
18. General access points and turning movements of traffic -are limited to
the following:
Primary Entry/Existing Church Driveway (Frontage Road): Right turn
in and out are permitted. Left turns in and out are permitted.
Secondary Entry (Frontage Road1: Right turn in and out and left turn
out are permitted. Left turn in is restricted.
19. Improvements shall include appurtenances such as traffic control signs,
markings and other devices, raised medians if required, street name
signs and sidewalks. Mid-block street lighting is not required.
20. Improvements shall be designed and constructed in accordance with
City adopted standards, supplemental drawings and specifications, or
as approved by the City Engineer. Improvement plans for streets,
access gates and parking areas shall be stamped and signed by
qualified engineers.
PARKING LOTS and ACCESS POINTS
21. The design of parking facilities shall conform to LQMC Chapter 9.150
and in particular the following:
A. The parking stall and aisle widths and the double hairpin stripe
parking stall design.
B. Cross slopes should be a maximum of 2% where ADA
accessibility is required including accessibility routes between
buildings.
C. Building access points shall be shown on the Precise Grading
Plans to better evaluate ADA accessibility issues.
D. Accessibility routes to public streets and adjacent development
shall be shown on the Precise Grading Plan.
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SDP 2006-860 PC Conditions
PLANNING COMMISSION RESOLUTION 2010-017
CONDITIONS OF APPROVAL -ADOPTED
SITE DEVELOPMENT PERMIT 2006-860
ST FRANCIS PARKING LOT
MAY 25, 2010
E. Parking stall lengths shall be according to LOMC Chapter 9.150
and be a minimum of 17 feet in length with a 2-foot overhang
for standard parking stalls and 18 feet with a 2-foot overhang
for handicapped parking stall or as approved by the City
Engineer. One van accessible handicapped parking stall is
required per 8 handicapped parking stalls.
F. Drive aisles between parking stalls shall be a minimum of 26
feet with access drive aisles to Public Streets a minimum of 30
feet as shown on the Site Development Plan site plan or as
approved by the City Engineer.
Entry drives, main interior circulation routes, corner cutbacks, bus
turnouts, dedicated turn lanes, ADA accessibility route to public
streets and other features shown on the approved construction plans,
may require additional street widths and other improvements as may
be determined by the City Engineer.
22. General access points and turning movements of traffic to on site
private streets are limited to the access locations approved for the Site
Development Permit site plan and these conditions of approval.
23. 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
trafficl. Minimum structural sections shall be as follows:
Parking Lot & Aisles ILow Traffic) 3.0" a.c./4.5" c.a.b.
Parking Lot & Aisles (High Traffic) 4.5" a.c./5.5" c.a.b.
Temporary Parking Lot 4.0" crushed aggregate gravel
or the approved equivalents of alternate rnaterials.
24. 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
SDP 2006-660 PC Conditions 7
PLANNING COMMISSION RESOLUTION 2010-017
CONDITIONS OF APPROVAL -ADOPTED
SITE DEVELOPMENT PERMIT 2006-860
ST FRANCIS PARKING LOT
MAY 25, 2010
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.
25. Improvements shall include appurtenances such as traffic control signs,
markings and other devices, raised medians if required, street name
signs and sidewalks.
26. Improvements shall be designed and constructed in accordance with
City adopted standards, supplemental drawings and specifications, or
as approved by the City Engineer. Improvement plans for streets,
access gates and parking areas shall be stamped and signed by
qualified engineers.
27. Applicant shall demonstrate compliance with the current edition of the
California Building Code, Chapter 11 B, regarding the provision of
accessible parking by submitting a comprehensive plan showing all .
parking spaces on the site. Because the proposed parking lot adjoins
existing parking areas, all required accessible parking spaces may
occur in the existing parking areas. However, any existing accessible
space for which compliance credit is sought must comply with current
accessible space dimensions, layout, signage, and access. The
applicant's civil engineer is encouraged to prepare a preliminary
drawing and schedule a site visit with the Building & Safety
Department to establish the extent of remediation required to bring
existing accessible spaces into compliance.
28. Prior to approval of any grading permits, the Applicant shall submit to
the Planning and Public Works department a temporary parking plan to
identify the locations and scheduling for alternative parking locations
during grading and construction of the parking areas.
IMPROVEMENT PLANS
As used throughout these Conditions of Approval, professional titles such as
"engineer," "surveyor," and "architect," refers to persons currently certified
or licensed to practice their respective professions in the State of California.
SDP 2006-860 PC Conditions
PLANNING COMMISSION RESOLUTION 2010-017
CONDITIONS OF APPROVAL -ADOPTED
SITE DEVELOPMENT PERMIT 2006-860
ST FRANCIS PARKING LOT
MAY 25, 2010
29. 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 LOMC Section 13.24.040 (Improvement
Plans.
30. The following improvement plans shall be prepared and submitted for
review and approval by the Public Works Department. A separate set
of plans for each line item specified below shall be prepared. The
plans shall utilize the minimum scale specified, unless otherwise
authorized by the City Engineer in writing. Plans may be prepared at a
larger scale if additional detail or plan clarity is desired. Note, the
applicant may be required to prepare other improvement plans not
listed here pursuant to improvements required by other agencies and
utility purveyors.
A. On-Site Precise Grading Plan 1" = 40'
Horizontal
B. PM10 Plan 1" = 40'
Horizontal
C. SWPPP 1" = 40'
Horizontal
D. WOMP (Plan submitted in Report Form)
NOTE: A through D to be submitted concurrently.
E.
Off-Site Street Improvement/Storm Drain Plan
1 " = 40' Horizontal, 1 " = 4' Vertical
F
Off-Site Signing & Striping Plan 1 " = 40' Horizontal
The Off-Site street improvement plans shalt have separate plan
sheetls) (drawn at 20 scale) that show the meandering sidewalk,
mounding, and berming design in the combined parkway and
landscape setback area.
SDP 2006-860 PC Conditions 9
PLANNING COMMISSION RESOLUTION 2010-017
CONDITIONS OF APPROVAL -ADOPTED
SITE DEVELOPMENT PERMIT 2006-860
ST FRANCIS PARKING LOT
MAY 25, 2010
G. On-Site Non-Residential/ Commercial Precise Grading Plan
1 " = 20' Horizontal
Other engineered improvement plans prepared for City approval that
are not listed above shall be prepared in formats approved by the City
Engineer prior to commencing plan preparation.
All Off-Site Plan & Profile Street Plans and Signing & Striping Plans
shall show all existing improvements for a distance of at least 200-
feet beyond the project limits, or a distance sufficient to show any
required design transitions.
"Rough Grading" plans shall normally include perimeter walls with Top
Of Wall & Top Of Footing elevations shown. All footings shall have a
minimum of 1-foot of cover, or sufficient cover to clear any adjacent
obstructions.
The applicant shall prepare an accessibility assessment on a marked
up print of the building floor plan identifying every building egress and
notes the 2007 California Building Code accessibility requirements
associated with each door. The assessment must comply with
submittal requirements of the Building & Safety Department. A copy
of the reviewed assessment shall be submitted to the Engineering
Department in conjunction with the Site Development Plan when it is
submitted for plan checking. ,
In addition to the normal set of improvement plans, a "Site
Development" plan is required to be submitted for approval by the
Building Official, Planning Director and the City Engineer.
"Site Development" plans shall normally include all on-site surface
improvements including but not necessarily limited to finish grades for
curbs & gutters, building floor elevations, parking lot improvements
and ADA requirements.
31. 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
SDP 2006-860 PC Conditions ~
PLANNING COMMISSION RESOLUTION 2010-017
CONDITIONS OF APPROVAL -ADOPTED
SITE DEVELOPMENT PERMIT 2006-860
ST FRANCIS PARKING LOT
MAY 25, 2010
to the Public Works Department home page and look for the Standard
Drawings hyperlink.
32. The applicant shall furnish a complete set of the mylars of all approved
improvement plans on a storage media acceptable to the City Engineer.
33. Upon completion of construction, and prior to final acceptance of the
improvements by the City, the applicant shall furnish the City with
reproducible record drawings of all improvement plans which were
approved by the City. Each sheet shall be clearly marked "Record
Drawing" and shall be stamped and signed by the engineer or surveyor
certifying to the accuracy and completeness of the drawings. The
applicant shall have all approved mylars previously submitted to the
City, revised to reflect the as-built conditions. The applicant shall
employ or retain the Engineer Of Record during the construction phase
of the project so that the FOR can make site visits in support of
preparing "Record Drawing". However, if subsequent approved
revisions have been approved by the City Engineer and reflect said
"Record Drawing" conditions, the Engineer Of Record may submit a
letter attesting to said fact to the City Engineer in lieu of mylar
submittal.
PRECISE GRADING
34. The applicant shall comply with the provisions of LQMC Section
13.24.050 (Grading Improvements).
35. 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.
36. To obtain an approved grading permit, the applicant shall submit and
obtain approval of all of the following:
A. A grading plan prepared by a qualified engineer,
B. A preliminary geotechnical ("soils") report prepared by a
qualified engineer,
SDP 2006-860 PC Conditions 11
PLANNING COMMISSION RESOLUTION 2010-017
CONDITIONS OF APPROVAL -ADOPTED
SITE DEVELOPMENT PERMIT 2006-860
ST FRANCIS PARKING LOT
MAY 25, 2010
C. A Fugitive Dust Control Plan prepared in accordance with LQMC
Chapter 6.16, (Fugitive Dust Controq, and
D. A Best Management Practices report prepared in accordance
with LQMC Sections 8.70.010 and 13.24.170 (NPDES
stormwater discharge permit and Storm Management and
Discharge Controlsl.
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 fora grading permit. Additionally, the applicant shall
replenish said security if expended by the City of La Quinta to comply
with the Plan as required by the City Engineer.
37. 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.
38. 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 16) feet
adjacent to the curb shall not exceed 4:1 when the nearest edge of
sidewalk is within six feet (6') of the curb, otherwise the maximum
slope within the right of way shall not exceed 3:1. All unpaved
parkway areas adjacent to the curb shall be depressed one and one-
half inches (1.5") in the first eighteen inches (18") behind the curb.
39. Prior to any site grading or regrading that will raise or lower any
portion of the site by more than plus or minus five tenths of a foot
SDP 2006-860 PC Conditions 12
PLANNING COMMISSION RESOLUTION 2010-017
CONDITIONS OF APPROVAL -ADOPTED
SITE DEVELOPMENT PERMIT 2006-860
ST FRANCIS PARKING LOT
MAY 25, 2070
(0.5') from the elevations shown on the approved Site Development
Permit, the applicant shall submit the proposed grading changes to the
City Staff for a substantial conformance finding review.
40. The applicant shall provide a 4-inch thick crushed aggregate gravel
surface over the proposed temporary parking lot or as approved by the
City Engineer. Said surface shall conform to requirements for traffic
and fugitive dust stabilization.
I~RAINAGF
41. Stormwater handling shall conform with the approved hydrology and
drainage report for (the "St. Francis of Assisi Preliminary Hydrology"
for this Site Development Permit prepared by Watson Engineering
dated December 9, 2009 and as approved by the City Engineer.
Nuisance water shall be disposed of in an approved manner.
42. The applicant shall comply with the provisions of LQMC Section
13.24.120 (Drainagel, 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. More
specifically, stormwater falling on site during the 100 year storm shall
be retained within the development, unless otherwise approved by the
City Engineer. The design storm shall be either the 1 hour, 3 hour, 6
hour or 24 hour event producing the greatest total run off.
43. 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.
44. In design of retention facilities, the maximum percolation rate shall be
two inches per hour. The percolation rate will be considered to be
zero unless the applicant provides site specific data indicating
otherwise and as approved by the City Engineer.
45. The project shall be designed to accommodate purging and blowoff
water (through underground piping and/or retention facilities) from any
SDP 2006-860 PC Conditions 13
PLANNING COMMISSION RESOLUTION 2010-017
CONDITIONS OF APPROVAL -ADOPTED
SITE DEVELOPMENT PERMIT 2006-860
ST FRANCIS PARKING LOT
MAY 25, 2010
on-site or adjacent well sites granted or dedicated to the local water
utility authority as a requirement for development of this property.
46. No fence or wall shall be constructed around any retention basin
unless approved by the Planning Director and the City Engineer.
47. For on-site above ground common retention basins, retention depth
shall be according to Engineering Bulletin No. 06-16 -Hydrology
Report with Preliminary Hydraulic Report Criteria for Storm Drain
Systems. Side slopes shall not exceed 3:1 and shall be planted with
maintenance free ground cover. Additionally, retention basin widths
shall be not less than 20 feet at the bottom of the basin.
48. 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 LOMC Section 9.100.040(6)171.
49. The design of the development shall not cause any increase in flood
boundaries and levels in any area outside the development.
50. The development shall be graded to permit storm flow in excess of
retention capacity to flow out of the development through a
designated overflow and into the historic drainage relief route.
51. Storm drainage historically received from adjoining property shall be
received and retained or passed through into the historic downstream
drainage relief route.
52. The applicant shall comply with applicable provisions for post
construction runoff per the City's NPDES stormwater discharge permit,
LOMC Sections 8.70.010 et seq. (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.
SDP 2006-660 PC Conditions 14
PLANNING COMMISSION RESOLUTION 2010-017
CONDITIONS OF APPROVAL -ADOPTED
SITE DEVELOPMENT PERMIT 2006-860
ST FRANCIS PARKING LOT
MAY 25, 2010
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 WOMP 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 first flush infiltration as a preferred method of
NPDES Permit Compliance for Whitewater River receiving water,
as applicable.
UTILITIES
53. 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.
54. 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.
55. The applicant shall provide certified reports of all utility trench
compaction for approval by the City Engineer. Additionally, grease
traps and the maintenance thereof shall be located as to not conflict
with access aisles/entrances.
LANDSCAPE AND IRRIGATION
56. The applicant shall comply with LQMC Sections 13.24.130
(Landscaping Setbacks) & 13.24.140 (Landscaping Plans).
SDP 2006-860 PC Conditions 15
PLANNING COMMISSION RESOLUTION 2010-017
CONDITIONS OF APPROVAL -ADOPTED
SITE DEVELOPMENT PERMIT 2006-860
ST FRANCIS PARKING LOT
MAY 25, 2010
57. The applicant shall provide landscaping in the required setbacks,
retention basins, common lots and park areas.
58. Landscape and irrigation plans for landscaped lots and setbacks,
medians, retention basins, and parks shall be signed and stamped by a
licensed landscape architect.
59. The applicant shall submit the landscape plans for approval by the
Planning Department and green sheet sign off by the Public Works
Department. When plan checking has been completed by the Planning
Department, the applicant shall obtain the signatures of CVWD and
the Riverside County Agricultural Commissioner, prior to submittal for
signature by the Planning Director, however landscape plans for
landscaped median on public streets shall be approved by the both
the Planning Director and the City Engineer. Where City Engineer
approval is not required, the applicant shall submit for a green sheet
approval by the Public Works Department.
Final landscape plans for on-site planting shall be reviewed and
approved by the Planning Director. Said review and approval shall
occur prior to issuance of first building permit unless the Planning
Director determines extenuating circumstances exist which justify an
alternative processing schedule. Final plans shall include all
landscaping associated with this project. Irrigation design and water
use shall comply with the efficiency requirements of Chapter 8.13 of
the Municipal Code.
NOTE: Plans are not approved for construction until signed by both the
Planning Director and/or the City Engineer.
60. Landscape areas shall have permanent irrigation improvements
meeting the requirements of the Planning Director. Use of lawn areas
shall be minimized with no lawn, or spray irrigation, being placed
within 24 inches of curbs along public streets.
61. The applicant or his agent has the responsibility for proper sight
distance requirements per guidelines in the AASHTO "A Policy on
Geometric Design of Highways and Streets, 5`" Edition" or latest, in
16
SDP 2006-860 PC Conditions
PLANNING COMMISSION RESOLUTION 2010-017
CONDITIONS OF APPROVAL -ADOPTED
SITE DEVELOPMENT PERMIT 2006-860
ST FRANCIS PARKING LOT
MAY 25, 2010
the design and/or installation of all landscaping and appurtenances
abutting and within the private and public street right-of-way.
62. The applicant shall revise the plans to identify that all trees have a
minimum 2.5 inch caliper trunk size. Staff shall work with the
applicant to select and install shrubs of an appropriate size.
63. The applicant shall work with Planning and Public Works staff to
reduce the square footage of turf within the retention basin.
64. The applicant shall include in the final landscaping plan six (6) hybrid
Washingtonia Filifera palm trees to be planted along the Washington
Street frontage.
65. The applicant shall work with staff to replace some shrubbery with
native Coachella Valley species.
FEES AND DEPOSITS
66. The applicant shall comply with the provisions of LQMC Section
13.24.180 (Fees and Deposits). These fees include all deposits and
fees required by the City for plan checking and construction inspection.
Deposits and fee amounts shall be those irl effect when the applicant
makes application for plan check and permits.
67. 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 permitls).
68. Permits issued under this approval shall be subject to the Coachella
Valley Multi-Species Habitat Conservation Plan/Natural Community
Habitat Conservation Plan Mitigation Fee, in accordance with LQMC
Chapter 3.34.
ARCHAEOLOGICAL MONITORING
69. The site shall be monitored during on- and off-site trenching and rough
grading by qualified archaeological monitors, one of which shall be a
Native American tribal member. The monitor shall be empowered to
stop and redirect earth moving activities as necessary to identify and
SDP 2006-660 PC Conditions 1 7
PLANNING COMMISSION RESOLUTION 2010-017
CONDITIONS OF APPROVAL -ADOPTED
SITE DEVELOPMENT PERMIT 2006-860
ST FRANCIS PARKING LOT
MAY 25, 2010
study any identified resource. A signed contract for archaeological
monitoring shall be submitted to both Planning and Public Works
Departments prior to issuance of any grading permits. The final report
of monitoring activities shall be submitted to the Planning Department
prior to the issuance of a Certificate of Occupancy and/or final
landscaping approval.
70. Collected archaeological resources shall be properly packaged for long
term curation, in polyethylene self-seal bags, vials, or film cans as
appropriate, all within acid-free, standard size, comprehensively
labeled archive boxes and delivered to the City prior to issuance of
Certificate of Occupancy for the property.
Materials shall be accompanied by descriptive catalogue, field notes
and records, primary research data, and the original graphics.
SDP 2006-660 PC Conditions ~ $
Planning Commission Resolution 2010-017
Site Development Permit 2006-860
St. Francis Church Parking Lot
Adopted May 25, 2010
proposed land use is compatible with- adjacent land uses and will not have an
impact on health and safety.
NOW, THEREFORE, BE IT RESOLVED by the Planning Commission of the
City of La Quinta, California, as follows:
1. That the above recitations are true and constitute the Findings of the
Planning Commission in this case.
2. That it does hereby recommend to the City Council approval of Site
Development Permit 2006-860 for the reasons set forth in this Resolution,
and subject to the attached Conditions of Approval.
PASSED, APPROVED, and ADOPTED at a regular meeting of the La
Quinta Planning Commission, held on this the 25"' day of May, 2010 by the following
vote, to wit:
AYES: Commissioners Barrows, Quill, Weber, Wilkinson, and Chairman Alderson
NOES: None
ABSENT: None
ABSTAIN: None
ED ALDERSON, Chairman
City of La Quinta California
ATTEST:
Planni~ Director
City of La Quinta, California