PC Resolution 2011-001PLANNING COMMISSION RESOLUTION 2011-001
A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF
LA QUINTA, CALIFORNIA, APPROVING SITE DEVELOPMENT PERMIT
2010-914, INCLUDING SITE AND LANDSCAPING PLANS FOR THE
ALLOWANCE OF A PRIVATE DOG PARK WITHIN RANCHO LA
QUINTA
CASE NO.: SITE DEVELOPMENT PERMIT 2010-914
APPLICANT: RANCHO LA QUINTA MASTER ASSOCIATION
WHEREAS, the Planning Commission of the City of La Quinta,
California, did, on the 111h day of January hold a duly noticed Public Hearing to
consider a request by the Rancho La Quinta Master Association for approval of site
and landscaping plans to allow a private dog park within the Rancho La Quinta
private community, located at the southeast corner of Mission Drive West and
Orchard Lane, within the Rancho La Quinta private community, more particularly
described as:
APN: 602-250-024
WHEREAS, the La Quinta Planning Department has determined that
environmental impacts associated with the proposed use have been assessed in
conjunction with addendums to the originally certified environmental assessment
2001-421, prepared for Specific Plan 1984-004, Amendment #4, certified by the
City Council on June 5, 2001. No changed circumstances or conditions are
proposed which would trigger the preparation of subsequent environmental analysis
pursuant to Public Resources Code Section 21166 since this project implements
approved Specific Plan 1984-004, Amendment #4; and,
WHEREAS, at said Public Hearing, upon hearing and considering all
testimony and arguments, if any, of all interested persons desiring to be heard, said
Planning Commission did make the following mandatory findings pursuant to
Section 9.210.010 of the Zoning Code to justify approval of said Site Development
Permit:
1. Consistency with the General Plan: The proposed Site Development Permit
is consistent with the La Quinta General Plan, as it proposes to increase
recreational opportunities within the City.
2. Consistency with the Zoning Code: The proposed project, as conditioned, is
consistent with the City's Zoning Map, in that the site is zoned residential
low density (RL) and the Zoning Code lists parks and open space as a
permitted use in the Residential Low Density (RL) zone. Further more, the
Planning Commission Resolution 2011-001 Page 1 of 3
Planning Commission Resolution 2011-001
Site Development Permit 2010-914
RANCHO LA QUINTA
JANUARY 11, 2011
proposed project is consistent with Zoning Code's development standards in
that the project does not exceed the maximum building height limitation and
that the proposed site improvements comply with all setbacks from
surrounding property lines. The proposed project is consistent with the
approved specific plan (SP 1984-004) for Rancho La Quinta, in that the
improvements comply with the development standard set forth in that
document. The Site Development Permit has also been conditioned to ensure
compliance with the zoning standards of the RL district, and other
supplemental standards as established in Title 9 of the LQMC.
3. Compliance with the California Environmental Quality Act (CEQA): The La
Quinta Planning Department has determined that environmental impacts
associated with the proposed use have been assessed in conjunction with
addendums to the originally certified environmental assessment 2001-421,
prepared for Specific Plan 1984-004, Amendment #4, certified by the City
Council on June 5, 2001. No changed circumstances or conditions are
proposed which would trigger the preparation of subsequent environmental
analysis pursuant to Public Resources Code Section 21166 since this project
implements approved Specific Plan 1984-004, Amendment #4.
4. Site Design: As conditioned, the site design aspects of the project, including
but not limited to project entries, interior circulation, pedestrian and cart
access, pedestrian amenities, screening of equipment, exterior lighting, and
other site design elements consistent with the Specific Plan 1984-004 and
are compatible with surrounding development and with the quality of design
prevalent in the city.
5. Landscape Design: As conditioned, the project landscaping, including but
not limited to the location, type, size, color, texture and coverage of plant
materials, has been designed so as to provide visual relief, complement the
surrounding development, visually emphasize prominent design elements and
vistas, screen undesirable views, provide a harmonious transition between
adjacent land uses and between development and open space, and provide
an overall unifying influence to enhance the visual continuity of the project.
NOW, THEREFORE, BE IT RESOLVED by the Planning Commission of
the City of La Quinta, California, as follows:
1. That the above recitations are true and constitute the findings of the Planning
Commission in this case;
Planning Commission Resolution 2011-001 Page 2 of 3
Planning Commission Resolution 2011-001
Site Development Permit 2010-914
RANCHO LA QUINTA
JANUARY 11. 2011
2. That the Planning Commission does hereby approve Site Development Permit
2010-916 for the reasons set forth in this Resolution, subject to the attached
Conditions of Approval.
PASSED, APPROVED and ADOPTED at a regular meeting of the La
Quinta Planning Commission held on this 11 th day of January, by the following vote
to wit:
AYES: Alderson, Barrows, Quill, Wilkinson
NOES: None
ABSENT: Weber
ABSTAIN: None
ED ALDERSON, Chairman
City of La Quinta, California
ATTEST:
E-S JohrNSON, Planning Director
ity of a Quinta, California
Planning Commission Resolution 2011-001 Page 3 of 3
PLANNING COMMISSION RESOLUTION 2011-001
CONDITIONS OF APPROVAL - APPROVED
SITE DEVELOPMENT PERMIT 2010-914
RANCHO LA QUINTA MASTER ASSOCIATION
JANUARY 11, 2011
GFNFRAL
1. The applicant agrees to defend, indemnify and hold harmless the City of La Quinta
("City"), its agents, officers and employees from any claim, action or proceeding to
attack, set aside, void, or annul the approval of this Site Development Permit. The
City shall have sole discretion in selecting its defense counsel.
The City shall promptly notify the applicant of any claim, action or proceeding and
shall cooperate fully in the defense.
2. This Site Development Permit shall comply with the requirements and standards of
Government Code § § 66410 through 66499.58 (the "Subdivision Map Act"), and
Chapter 13 of the La Quinta Municipal Code ("LQMC").
The City of La Quinta's Municipal Code can be accessed on the City's Web Site at
www.la-quinta.org.
3. Prior to the issuance of any grading, construction, or building permit by the City, the
applicant shall obtain any necessary clearances and/or permits from the following
agencies, if required:
Riverside County Fire Marshal
• Public Works Department (Grading Permit, Green Sheet (Public Works
Clearance) for Building Permits, Water Quality Management Plan(WQMP)
Exemption Form — Whitewater River Region, Improvement Permit►
• Planning Department
• Riverside Co. Environmental Health Department
• Desert Sands Unified School District (DSUSD)
• Coachella Valley Water District (CVWD)
Imperial Irrigation District (IID)
California Regional Water Quality Control Board (CRWQCB)
• State Water Resources Control Board
• South Coast Air Quality Management District Coachella Valley (SCAQMD)
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The applicant is responsible for all requirements of the permits and/or clearances from
the above listed agencies. When these requirements include approval of
improvement plans, the applicant shall furnish proof of such approvals when
submitting those improvements plans for City approval.
4. The applicant shall comply with applicable provisions of the City's NPDES
stormwater discharge permit, LQMC Sections 8.70.010 et seq. (Stormwater
Management and Discharge Controls), and 13.24.170 (Clean Air/Clean Water);
Riverside County Ordinance No. 457; the California Regional Water Quality Control
Board — Colorado River Basin Region Board Order No. R7-2008-0001 and the State
Water Resources Control Board's Order No. 2009-0009-DWQ.
The inclusion in the Master HOA Conditions, Covenants, and Restrictions (CC&Rs), a
requirement for the perpetual maintenance and operation of all post -construction
BMPs as required.
5. Permits issued under this approval shall be subject to the provisions of the
Infrastructure Fee Program and Development Impact Fee program in effect at the time
of issuance of building permit(s).
6. Approval of this Site Development Permit shall not be construed as approval for any
horizontal dimensions implied by any site plans or exhibits unless specifically
identified in the following conditions of approval.
7. 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
8. 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.
9. Prior to issuance of any permit(s), the applicant shall acquire and submit to the city
the approved agreement between Coachella Valley Water District and applicant
showing CVWD approval to allow the applicant use of their property.
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
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public streets and open space/drainage facilities of the master development.
11. 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.
PARKING LOTS and ACCESS POI
12. 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. Project access points shall be shown on the Precise Grading Plans to evaluate
ADA accessibility issues.
D. Accessibility routes to public parking and adjacent development (if applicable)
shall be shown on the Precise Grading Plan.
E. Parking stall lengths shall be according to LQMC Chapter 9.150 and be a
minimum of 17 feet in length with a 2-foot overhang for standard parking
stalls and 18 feet with a 2-foot overhang for handicapped parking stall or as
approved by the City Engineer. One van accessible handicapped parking stall is
required per 8 handicapped parking stalls.
F. Drive aisles between parking stalls shall be a minimum of 26 feet with access
drive aisles to Public Streets a minimum of 30 feet as shown on the Site
Development Plan site plan or as approved by the City Engineer.
Entry drives, main interior circulation routes, corner cutbacks, bus turnouts, dedicated
turn lanes, ADA accessibility route to public streets and other features shown on the
approved construction plans, may require additional street widths and other
improvements as may be determined by the City Engineer.
13. The applicant shall design street pavement sections using CalTrans' design procedure
for 20-year life pavement, and the site -specific data for soil strength and anticipated
traffic loading (including construction traffic). Minimum structural sections shall be
as follows:
Parking Lot & Aisles (Low Traffic) 3.0" a.c./4.5" c.a.b.
Parking Lot & Aisles (High Traffic) 4.5" a.c./5.5" c.a.b.
Loading Areas 6" P.C.C./4" c.a.b.
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or the approved equivalents of alternate materials.
14. 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.
15. Improvements may include appurtenances such as traffic control signs, markings and
other devices if required.
16. Improvements shall be designed and constructed in accordance with City adopted
standards, supplemental drawings and specifications, or as approved by the City
Engineer. Improvement plans for streets, access gates and parking areas shall be
stamped and signed by engineers registered in California.
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.
17. 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).
18. 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. PM10 Plan 1" = 40' Horizontal
B. SWPPP 1 " = 40' Horizontal
The submitted preliminary site plan appears to propose minimal grading and may not
require a grading permit (see exceptions in Municipal Code Section 8.80.040). If a
grading permit is required,- a precise grading plan prepared by a Civil Engineer
registered in California must be approved by the City Engineer prior to the
commencement of grading.
NOTE: A & B shall be submitted concurrently.
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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.
The applicant shall prepare an accessibility assessment on a marked up print of the
project plan identifying every project egress and notes the 2010 California Building
Code accessibility requirements associated with each door or gate. The assessment
must comply with submittal requirements of the Building & Safety Department. A
copy of the reviewed assessment shall be submitted to the Public Works Department
in conjunction with the Precise Grading Plan when it is submitted for plan checking.
"Precise Grading" plans shall normally include all on -site surface improvements
including but not limited to finish grades for curbs & gutters, building floor elevations,
wall elevations, parking lot improvements and ADA requirements.
19. 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.
PRECISE GRADING
20. If a grading permit is required, the applicant shall comply with the provisions of
LQMC Section 13.24.050 (Grading Improvements).
21. If a grading permit is required, 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. Regardless of whether the applicant is required to obtain a grading permit, the
applicant shall submit and obtain approval of all of the following:
A. A Fugitive Dust Control Plan prepared in accordance with LQMC Chapter 6.16,
(Fugitive Dust Control), and
B. 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 Controls).
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. 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.
23. The applicant shall uphold 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
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measures, as were approved in the Fugitive Dust Control Plan.
DRAINAGE
24. Stormwater handling shall conform to the approved hydrology and drainage report of
"Rancho La Quinta" the underlying development. Nuisance water shall be retained
onsite and disposed of via an underground percolation improvement approved by the
City Engineer.
25. The design of the development shall not cause any increase in flood boundaries and
levels in any area outside the development.
26. Storm drainage historically received from adjoining property shall be received and
retained or passed through into the historic downstream drainage relief route.
UTILITIES
27. 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. Additionally, grease traps and the maintenance thereof
shall be located as to not conflict with access aisles/entrances.
LANDSCAPE AND IRRIGATION
28. The applicant shall comply with LQMC Sections 13.24.130 (Landscaping Setbacks)
& 13.24.140 (Landscaping Plans).
29. The applicant shall provide landscaping in the park areas. All project landscaping shall
be shown on the Precise Grading Plans.
30. Landscape and irrigation plans for parks shall be signed and stamped by a licensed
landscape architect.
31. The applicant shall remove the remaining exterior turf areas around the expanded
parking apron and drive -isle. The turf areas shall be replaced with a drought -tolerant
landscape and decomposed granite.
32. The applicant shall submit a Final Landscape Plan to the Planning Department for
review and approval by the Planning Director.
33. 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 the design and/or installation of all
landscaping and appurtenances abutting and within the private and public street
right-of-way.
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MAINTENANCE
34. The applicant shall comply with the provisions of LQMC Section 13.24.160
(Maintenance).
35. The applicant shall make provisions for the continuous and perpetual maintenance of
access drives and stormwater BMPs if applicable.
FEES AND DEPOSITS
36. 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 in
effect when the applicant makes application for plan check and permits.
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