PC Resolution 2012-004PLANNING COMMISSION RESOLUTION 2012-004
A RESOLUTION OF THE PLANNING COMMISSION OF THE
CITY OF LA QUINTA, CALIFORNIA, APPROVING
TENTATIVE PARCEL MAP 36421, SUBDIVIDING
APPROXIMATELY 12 ACRES INTO TWO RESIDENTIAL
PARCELS FOR THE WASHINGTON STREET APARTMENTS
CASE: TENTATIVE PARCEL MAP 36421
APPLICANT: LA QUINTA HOUSING AUTHORITY AND REDEVELOPMENT AGENCY
WHEREAS, the Planning Commission of the City of La Quinta,
California did, on the 14`h day of February, 2012, hold a duly noticed public
hearing, as continued from the regularly -scheduled Public Hearing on January 10,
2012, to consider a request by the La Quinta Housing Authority and
Redevelopment Agency to subdivide approximately 12 acres into two parcels,
generally located on the southeast corner of Washington Street and Hidden River
Road, more particularly described as:
APN: 609-040-028, 609-040-023, 609-040-007
WHEREAS, the Planning Department has prepared Environmental
Assessment 2011-613 for Tentative Parcel Map 36421 in compliance with the
requirements of the California Environmental Quality Act of 1970, as amended, and
has determined that the proposed project will not have a significant adverse impact
on the environment; and,
WHEREAS, the Planning Department published a public hearing notice
in The Desert Sun newspaper on December 30, 2011 as prescribed by the
Municipal Code. Public hearing notices were also mailed to all property owners
within 500 feet of the site; and,
WHEREAS, upon hearing and considering all testimony and arguments,
if any, of all interested persons desiring to be heard, said Planning Commission did
find the following facts, findings, and reasons to justify approval of Tentative
Parcel Map 36421:
A. The proposed Tentative Parcel Map 36421 is consistent with the City's
General Plan, with the implementation of Conditions of Approval. The
project density of approximately 16 units per acre is consistent with the
adopted High Density Residential land use designation of up to 16
dwelling units per acre, as set forth in the General Plan.
Planning Commission Resolution 2012-004.
Tentative Parcel Map 36421
La Quints Housing Authority & Redevelopment Agency
Page 2
B. The design and improvements of the proposed Tentative Parcel Map
36421 are consistent with the City's General Plan, to provide for
adequate storm water drainage, and other infrastructure improvements
with the implementation of recommended conditions of approval to
ensure proper street widths, perimeter walls, storm drainage facilities,
and timing of their construction.
C. The La Quinta Planning Department has prepared Environmental
Assessment 2011-613. Based on this Assessment, the Planning Director
has conducted an Initial Study (Environmental Assessment 2011-613)
and has determined that the project will not have a significant impact on
the environment, and that a Negative Declaration of environmental should
be adopted.
D. The design of Tentative Parcel Map 36421 and type of improvements are
not likely to cause serious public health problems, in that this issue was
considered in Environmental . Assessment 201 1-613, in which no
significant health or safety impacts were identified for the proposed
project.
E. The site of the proposed Tentative Parcel Map 36421 is physically
suitable for the type of development and density of the development.
The proposed development plans for the site are rehabilitation plans for
an existing community.
F. The proposed Tentative Parcel Map 36421 is consistent with all
applicable provisions of the La Quinta Zoning Ordinance and Subdivision
Regulations, including, but not limited to, minimum lot area requirements,
any other applicable provisions of the La Quinta Municipal Code, and the
Subdivision Map Act.
G. As conditioned, the design of Tentative Parcel Map 36421 will not
conflict with easements, acquired by the public -at -large, for access
through, or use of property within the proposed subdivision.
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 2012-004
Tentative Parcel Map 36421
La Quinta Housing Authority & Redevelopment Agency
Page 3
2. That the Planning Commission does hereby approve Tentative Parcel Map
36421 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 14" day of February, 2012, by the
following vote to wit:
AYES: Commissioners Barrows, Weber, Wright, and Chairman Alderson
NOES: Commissioner Wilkinson
ABSENT: None
ABSTAIN: None
ATTEST:
SON, Planning Director
Quinta, California
ED AL ERSON, Chairman
City of La Quinta, California
PLANNING COMMISSION RESOLUTION 2012-004
CONDITIONS OF APPROVAL - FINAL
TENTATIVE PARCEL MAP 36421
WASHINGTON STREET APARTMENTS
FEBRUARY 14, 2012
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 Tentative Parcel Map, or
any Final Map recorded thereunder. 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 Tentative Parcel Map, and any Final Map recorded thereunder, 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. This Tentative Parcel Map shall expire on February 14, 2014, two years from the
date of Planning Commission 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).
4. Tentative Parcel Map 36421 shall comply with all applicable conditions and/or
mitigation measures for the following related approvals:
Environmental Assessment 201 1-613
Site Development Permit 201 1-920
Conditional Use Permit 2011-135
In the event of any conflict(s) between approval conditions and/or provisions of
these approvals, the Planning Director shall adjudicate the conflict by determining
the precedence.
5. 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
• La Quinta Public Works Department (Grading Permit, Green Sheet (Public
Works Clearance) for Building Permits, Water Quality Management
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PLANNING COMMISSION RESOLUTION 2012-004
CONDITIONS OF APPROVAL - FINAL
TENTATIVE PARCEL MAP 36421
WASHINGTON STREET APARTMENTS
FEBRUARY 14, 2012
Plan(WQMP) Exemption Form — Whitewater River Region, Improvement
Permit)
• La Quinta 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
• SunLine Transit Agency (SunLine)
• South Coast Air Quality Management District Coachella Valley (SCAQMD)
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.
6. Coverage under the State of California General 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 ("NO[") and Waste Discharger Identification (WDID) number to the City
prior to the issuance of a grading or building permit.
7. 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. 137-2008-0001 and
the State Water Resources Control Board's Order No. 2009-0009-DWQ and Order.
No. 2010-0014-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
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PLANNING COMMISSION RESOLUTION 2012-004
CONDITIONS OF APPROVAL - FINAL
TENTATIVE PARCEL MAP 36421
WASHINGTON STREET APARTMENTS
FEBRUARY 14, 2012
Storm Water Pollution Protection Plan ("SWPPP") to the State Water
Resources Control Board.
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 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.
C. The applicant's SWPPP shall include provisions for all of the following Best
Management Practices ("BMPs") (LQMC Section 8.70.020 (Definitions)):
1) Temporary Soil Stabilization (erosion control).
2) Temporary Sediment Control.
3) Wind Erosion Control.
4) Tracking Control.
5) Non -Storm Water Management.
6) Waste Management and Materials Pollution Control.
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 SWPPP and BMPs shall remain in effect for the entire duration of
project construction until all improvements are completed and accepted by
the City Council.
G. 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.
8. 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).
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PLANNING COMMISSION RESOLUTION 2012-004
CONDITIONS OF APPROVAL - FINAL
TENTATIVE PARCEL MAP 36421
WASHINGTON STREET APARTMENTS
FEBRUARY 14, 2012
9. Approval of this Tentative Parcel Map 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.
10. 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.
11. Developer shall reimburse the City, within thirty (30) days of presentment of the
invoice, all costs and actual consultant's fees incurred by the City for engineering
and/or surveying consultants to review and/or modify any documents or
instruments required by this project. 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
12. 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.
13. 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.
14. The applicant shall offer for dedication on the Final Map 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.
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PLANNING COMMISSION RESOLUTION 2012-004
CONDITIONS OF APPROVAL - FINAL
TENTATIVE PARCEL MAP 36421
WASHINGTON STREET APARTMENTS
FEBRUARY 14, 2012
15. The public street right-of-way offers for dedication required for this development
include:
A. PUBLIC STREETS
1) Washington Street (Non -conforming Major Arterial, 1 10' ROW) —
Additional 15-foot right of way dedication along the east side of
Washington Street at the southwest corner of the project for fifty-
five feet (55') from the centerline of Washington Street for a total
1 10-foot developed right of way.
2) Hidden River Road (Local Street, 60' ROW) — No additional right of
way dedication is required for the standard 30 feet from the
centerline of Hidden River Road for a total 60-foot ultimate
developed right of way.
16. Dedications shall include additional widths as necessary for dedicated right and
left turn lanes, bus turnouts, and other features contained in the approved
construction plans.
Pursuant to this requirement, the Applicant shall include in the submittal packet
containing the draft final map submitted for map checking, an offsite street
geometric layout, drawn at 1 " equals 40 feet, detailing the following design
aspects: median curb line, outside curb line, lane line alignment including lane
widths, left turn lanes, deceleration lane(s) and bus stop turnouts►. The
geometric layout shall be accompanied with sufficient professional engineering
studies to confirm the appropriate length of all proposed turn pockets and
auxiliary lanes that may impact the right of way dedication required of the project
and the associated landscape setback requirement.
17. When the City Engineer determines that access rights to the proposed street
rights -of -way shown on the approved Tentative Parcel Map are necessary prior to
approval of the Final Map dedicating such rights -of -way, the applicant shall grant
the necessary rights -of -way within 60 days of a written request by the City.
18. Where public facilities (e.g., sidewalks) are placed on privately -owned setbacks,
the applicant shall offer for dedication blanket easements for those purposes on
the Final Map.
19. 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 on the Final Map.
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PLANNING COMMISSION RESOLUTION 2012-004
CONDITIONS OF APPROVAL - FINAL
TENTATIVE PARCEL MAP 36421
WASHINGTON STREET APARTMENTS
FEBRUARY 14, 2012
20. Direct vehicular access to Washington Street and Hidden River Road is restricted,
except for those access points identified on the tentative parcel map, or as
otherwise conditioned in these conditions of approval. The vehicular access
restriction shall be shown on the recorded final parcel map.
21. 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.
22. The applicant shall cause no easement to be granted, or recorded, over any
portion of the subject property between the date of approval of the Tentative
Parcel Map and the date of recording of any Final Map, unless such easement is
approved by the City Engineer.
STREET AND TRAFFIC IMPROVEMENTS
23. The applicant shall comply with the provisions of LQMC 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.
24. 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. If a wedge or rolled curb design is
approved, the lip at the flowline shall be near vertical with a 1 /8" batter and a
minimum height of 0.1'. Unused curb cuts on any lot shall be restored to
standard curb height prior to final inspection of permanent building(s) on the lot.
25. The applicant shall construct the following street improvements to conform with
the General Plan (street type noted in parentheses.)
A. OFF -SITE STREETS
1) Washington Street, (Non -conforming Major Arterial; 1 10' WWI:
No street widening is required for Washington Street.
Other required improvements in the Washington Street right-of-way and/or
adjacent landscape setback area include:
a) All appurtenant components such as, but not limited to: curb,
gutter, traffic control striping, legends, and signs.
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PLANNING COMMISSION RESOLUTION 2012-004
CONDITIONS OF APPROVAL - FINAL
TENTATIVE PARCEL MAP 36421
WASHINGTON STREET APARTMENTS
FEBRUARY 14, 2012
b) 8-foot wide meandering sidewalk as approved by the Public
Works Director/City Engineer and Planning Director
The applicant shall extend improvements beyond the project 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).
The applicant is responsible for construction of all improvements mentioned
above. Reimbursement for any improvements which are eligible for
reimbursement from the City's Development Impact Fee fund shall be in
accordance with policies established for that program.
B. INTERNAL STREETS
1) Construct internal streets per the approved Tentative Parcel Map
Preliminary Grading Plan and/or as approved by the City Engineer.
Minimum street width shall be 26 feet except at the entry
accessway. On -street parking shall be prohibited except in
designated parking stall areas. The applicant shall make provisions
for perpetual enforcement of the "No Parking" restrictions.
26. All gated entries shall provide for a three -car minimum stacking capacity for
inbound traffic to be a minimum length of 62 feet from call box to the street; and
shall provide for a full turn -around outlet for non -accepted vehicles or as approved
by the City Engineer.
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 five feet width provided at the
turn -around opening provided.
Two lanes of traffic shall be provided on the entry side of each gated entry, one
lane shall be dedicated for residents and one lane for visitors. The two travel
lanes shall be a minimum of 20 feet of total paved roadway surface or as
approved by the Fire Department.
Entry drives, main interior circulation routes, standard knuckles, corner cutbacks,
bus turnouts, dedicated turn lanes and other features shown on the approved
construction plans, may require additional street widths as may be determined by
the City Engineer.
Page 7 of 19
PLANNING COMMISSION RESOLUTION 2012-004
CONDITIONS OF APPROVAL - FINAL
TENTATIVE PARCEL MAP 36421
WASHINGTON STREET APARTMENTS
FEBRUARY 14, 2012
27. General access points and turning movements of traffic are limited to the
following:
Hidden River Road: Full turn movements are permitted.
28. 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.
29. Standard knuckles and corner cut -backs shall conform to Riverside County
Standard Drawings #801 and #805, respectively, unless otherwise approved by
the City Engineer.
PARKING LOTS and ACCESS POINTS
30. 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 shall conform to LQMC Chapter 9.150.
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
evaluate ADA accessibility issues.
D. Accessibility routes to public streets and adjacent development shall be
shown on the Precise Grading Plan.
E. Parking stall lengths shall be according to LQMC Chapter 9.150 and be a
minimum of 17 feet in length with a 2-foot overhang for standard parking
stalls and 18 feet with a 2-foot overhang for handicapped parking stall or
as approved by the City Engineer. One van accessible handicapped parking
stall is required per 8 handicapped parking stalls.
F. Drive aisles between parking stalls shall be a minimum of 26 feet with
access drive aisles to Public Streets a minimum of 28 feet as shown on the
Preliminary Precise Grading 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
Page 8 of 19
PLANNING COMMISSION RESOLUTION 2012-004
CONDITIONS OF APPROVAL - FINAL
TENTATIVE PARCEL MAP 36421
WASHINGTON STREET APARTMENTS
FEBRUARY 14, 2012
shown on the approved construction plans, may require additional street widths
and other improvements as may be determined by the City Engineer.
31. The applicant shall design street pavement sections using CalTrans' design
procedure for 20-year life pavement, and the site -specific data for soil strength
and anticipated traffic loading (including construction traffic). Minimum structural
sections shall be as follows:
Parking Lot & Aisles (Low Traffic) 3.0" a.c./4.5" c.a.b.
Parking Lot & Aisles (High Traffic) 4.5" a.c./5.5" c.a.b.
Loading Areas 6" P.C.C./4" c.a.b.
or the approved equivalents of alternate materials.
32. 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.
33. 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.
FINAL MAPS
34. Prior to the City's approval of a Final Map, the applicant shall furnish accurate
mylars of the Final Map that were approved by the City's map checker on a
storage media acceptable to the City Engineer. The Final Map shall be 1 " = 40'
scale.
PROVEMENT 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.
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PLANNING COMMISSION RESOLUTION 2012-004
CONDITIONS OF APPROVAL - FINAL
TENTATIVE PARCEL MAP 36421
WASHINGTON STREET APARTMENTS
FEBRUARY 14, 2012
35. 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 LQMC Section 13.24.040 (Improvement Plans).
36. 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. PM 10 Plan 1 " = 40' Horizontal
C. WQMP (Plan submitted in Report Form)
D. On -Site Precise Grading Plan 1 " = 30' Horizontal
E. On -Site Street Improvements/Signing & Striping/Storm Drain Plan
1 " = 40' Horizontal, 1 " = 4' Vertical
NOTE: A through E to be submitted concurrently.
(Separate Storm Drain Plans if applicable)
Other engineered improvement plans prepared for City approval that are not listed
above shall be prepared in formats approved by the City Engineer prior to
commencing plan preparation.
All Off -Site Plan & Profile Street Plans and Signing & Striping Plans shall show all
existing improvements for a distance of at least 200-feet beyond the project
limits, or a distance sufficient to show any required design transitions.
All On -Site Signing & Striping Plans shall show, at a minimum; Stop Signs, Limit
Lines and Legends, No Parking Signs, Raised Pavement Markers (including Blue
RPMs at fire hydrants) and Street Name Signs per Public Works Standard Plans
and/or as approved by the. Engineering Department.
"Rough Grading" plans shall normally include perimeter walls with Top Of Wall &
Top Of Footing elevations shown. All footings shall have a minimum of 1-foot of
cover, or sufficient cover to clear any adjacent obstructions.
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PLANNING COMMISSION RESOLUTION 2012-004
CONDITIONS OF APPROVAL - FINAL
TENTATIVE PARCEL MAP 36421
WASHINGTON STREET APARTMENTS
FEBRUARY 14, 2012
The applicant shall prepare an accessibility assessment on a marked up print of
the building floor plan identifying every building egress and notes the 2010
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
Public Works 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 limited to finish grades for curbs & gutters, building floor
elevations, wall elevations, parking lot improvements and ADA requirements.
37. 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.
38. The applicant shall furnish a complete set of all approved improvement plans on a
storage media acceptable to the City Engineer (currently mylars).
39. Upon completion of construction, and prior to final acceptance of the
improvements by the City, the applicant shall furnish the City with reproducible
record drawings of all improvement plans which were approved by the City. Each
sheet shall be clearly marked "Record Drawing" and shall be stamped and signed
by the engineer or surveyor certifying to the accuracy and completeness of the
drawings. The applicant shall have all approved mylars previously submitted to
the City, revised to reflect the as -built conditions. The applicant shall employ or
retain the Engineer Of Record during the construction phase of the project so that
the FOR can make site visits in support of preparing "Record Drawing". However,
if subsequent approved revisions have been approved by the City Engineer and
reflect said "Record Drawing" conditions, the Engineer Of Record may submit a
letter attesting to said fact to the City Engineer in lieu of mylar submittal.
IMPROVEMENT SECURITY AGREEMENTS
40. Prior to approval of any Final Map, the applicant shall construct all on and off -site
improvements and satisfy its obligations for same, or shall furnish a fully secured
and executed Subdivision Improvement Agreement ("SIA") guaranteeing the
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PLANNING COMMISSION RESOLUTION 2012-004
CONDITIONS OF APPROVAL - FINAL.
TENTATIVE PARCEL MAP 36421
WASHINGTON STREET APARTMENTS
FEBRUARY 14, 2012
construction of such improvements and the satisfaction of its obligations for
same, or shall agree to any combination thereof, as may be required by the City.
41. Any Subdivision Improvement Agreement ("SIA") entered into by and between
the applicant and the City of La Quinta, for the purpose of guaranteeing the
completion of any improvements related to this Tentative Parcel Map, shall
comply with the provisions of LQMC Chapter 13.28 (Improvement Security).
42. Improvements to be made, or agreed to be made, shall include the removal of any
existing structures or other obstructions which are not a part of the proposed
improvements; and shall provide for the setting of the final survey
monumentation.
43. When improvements are phased through a "Phasing Plan," or an administrative
approval (e.g., Site Development Permits), all off -site improvements and common
on -site improvements (e.g., backbone utilities, retention basins, perimeter walls,
landscaping and gates) shall be constructed, or secured through a SIA, prior to
the issuance of any permits in the first phase of the development, or as otherwise
approved by the City Engineer. ,
Improvements and obligations required of each subsequent phase shall either be
completed, or secured through a SIA, prior to the completion of homes or the
occupancy of permanent buildings within such latter phase, or as otherwise
approved by the City Engineer.
In the event the applicant fails to construct the improvements for the
development, or fails to satisfy its obligations for the development in a timely,
manner, pursuant to the approved phasing plan, the City shall have the right to
halt issuance of all permits, and/or final inspections, withhold other approvals
related to the development of the project, or call upon the surety to complete the
improvements.
44. Depending on the timing of the development of this Tentative Parcel Map, and the
status of the off -site improvements at the time, the applicant may be required to:
A. Construct certain off -site improvements.
B. Construct additional off -site improvements, subject to the reimbursement of
its costs by others.
C. Reimburse others for those improvements previously constructed that are
considered to be an obligation of this tentative parcel map.
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PLANNING COMMISSION RESOLUTION 2012-004
CONDITIONS OF APPROVAL - FINAL
TENTATIVE PARCEL MAP 36421
WASHINGTON STREET APARTMENTS
FEBRUARY 14, 2012
D. Secure the costs for future improvements that are to be made by others
E. To agree to any combination of these actions, 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
or by the issuance of the 20 % Building Permit.
In the event that any of the improvements required for this development are
constructed by the City, the applicant shall, prior to the approval of the Final Map,
or the issuance of any permit related thereto, reimburse the City for the costs of
such improvements.
45. If the applicant elects to utilize the secured agreement alternative, the applicant
shall submit detailed construction cost estimates for all proposed on -site and off -
site improvements, including an estimate for the final survey monumentation, for
checking and approval by the City Engineer.
At the time the applicant submits its detailed construction cost estimates for
conditional approval of the Final Map by the City Council, the applicant shall also
submit one copy each of an 8-1 /2" x 11 " reduction of each page of the Final
Map, along with a copy of an 8-1 /2" x 11 " Vicinity Map.
Estimates for improvements under the jurisdiction of other agencies shall be
approved by those agencies and submitted to the City along with the applicant's
detailed cost estimates.
Security will not be required for telephone, natural gas, or Cable T.V.
improvements.
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46. The applicant shall comply with the provisions of LQMC Section 13.24.050
(Grading Improvements).
47. 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.
48. 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 civil engineer registered in the State of
California,
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B. A preliminary geotechnical ("soils") report prepared by an engineer
registered in the State of California,
C. A Fugitive Dust Control Plan prepared in accordance with LQMC Chapter
6.16, (Fugitive Dust Control), 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 Controls).
E. WQMP prepared by an appropriate professional registered in the State of
California.
All grading shall conform with the recommendations contained in the Preliminary
Soils Report, and shall be certified as being adequate by soils engineer, or
engineering geologist registered in the State of California.
A statement shall appear on the Final Map that a soils report has been prepared in
accordance with the California Health & Safety Code § 17953.
The applicant shall furnish security, in a form acceptable to the City, and in an
amount sufficient to guarantee compliance with the approved Fugitive Dust
Control Plan provisions as submitted with its application for a grading permit.
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.
49. 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.
50. 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. The maximum slope shall not
exceed 3:1 anywhere in the landscape setback area, except for the backslope (i.e.
the slope at the back of the landscape lot) which shall not exceed 2:1 if fully
planted with ground cover. The maximum slope in the first six (6) feet adjacent
to the curb shall not exceed 4:1 when the nearest edge of sidewalk is within six
feet (61 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.
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51. Building pad elevations on the rough grading plan submitted for City Engineer's
approval shall conform with pad elevations shown on the tentative map, unless
the pad elevations have other requirements imposed elsewhere in these
Conditions of Approval, or as approved by the City Engineer.
52. Building pad elevations of perimeter lots shall not differ by more than one foot
higher from the building pads in adjacent developments.
53. The applicant shall minimize the differences in elevation between the adjoining
properties and the lots within this development.
54. Prior to any site grading or regrading that will raise or lower any portion of the site
by more than plus or minus half of a foot (0.5') from the elevations shown on the
approved Tentative Parcel Map, the applicant shall submit the proposed grading
changes to the City Engineer for a substantial conformance review.
55. Prior to the issuance of a building permit for any building lot, the applicant shall
provide a lot pad certification stamped and signed by a qualified engineer or
surveyor with applicable compaction tests and over excavation documentation.
Each pad certification shall list the pad elevation as shown on the approved
grading plan, the actual pad elevation and the difference between the two, if any.
Such pad certification shall also list the relative compaction of the pad soil. The
data shall be organized by lot number, and listed cumulatively if submitted at
different times.
DRAINAGE
56. Stormwater handling shall conform with the approved hydrology and drainage
report for the Washington Street Apartment, or as approved by the City Engineer.
Nuisance water shall be disposed of in an approved manner.
Nuisance water shall be retained onsite and disposed of via an underground
percolation improvement approved by the City Engineer.
57. The applicant shall comply with the provisions of LQMC Section 13.24.120
(Drainage), Retention Basin Design Criteria, Engineering Bulletin No. 06-16 -
Hydrology Report with 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.
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58. 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.
59. 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.
60. The project shall be designed to accommodate purging and blowoff water
(through underground piping and/or retention facilities) from any on -site or
adjacent well sites granted or dedicated to the local, water utility authority as a
requirement for development of this property.
61. No fence or wall shall be constructed around any retention basin unless approved
by the Planning Director and the City Engineer.
62. 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.
63. Stormwater may not be retained in landscaped parkways or landscaped setback
lots. Only incidental storm water (precipitation which directly falls onto the
setback) will be permitted to be retained in the landscape setback areas. The
perimeter setback and parkway areas in the street right-of-way shall be shaped
with berms and mounds, pursuant to LQMC Section 9.100.040(B)(7).
64. The design of the development shall not cause any increase in flood boundaries
and levels in any area outside the development.
65. 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.
66. Storm drainage historically received from adjoining property shall be received and
retained or passed through into the historic downstream drainage relief route.
67. 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
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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. 137-2008-001.
E. 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.
F. 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 first flush infiltration
as a preferred method of NPDES Permit Compliance for Whitewater River
receiving water, as applicable.
G. The developer shall execute and record a Stormwater Management/BMP
Facilities Agreement that provides for the perpetual maintenance and
operation of stormwater BMPs.
UTILITIES
68. The applicant shall comply with the provisions of LQMC Section 13.24.110
(Utilities).
69. 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.
70. Existing overhead utility lines within, or adjacent to the proposed development,
and all proposed utilities shall be installed underground.
The 92 KV transmission power poles and all existing utility lines attached to joint
use 92 KV transmission power poles are exempt from the requirement to be
placed underground.
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71. 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.
CONSTRUCTION
72. The City will conduct final inspections of habitable buildings only when the
buildings have improved street and (if required) sidewalk access to publicly -
maintained streets. The improvements shall include required traffic control
devices, pavement markings and street name signs. If on -site streets in
residential developments are initially constructed with partial pavement thickness,
the applicant shall complete the pavement prior to final inspections of the last ten
percent of homes within the development or when directed by the City,
whichever comes first.
LANDSCAPE AND IRRIGATION
73. The applicant shall comply with LQMC Sections 13.24.130 (Landscaping
Setbacks) & 13.24.140 (Landscaping Plans).
74. The applicant shall provide landscaping in the required setbacks, retention basins,
common lots and park areas.
75. Landscape and irrigation plans for landscaped lots and setbacks, medians,
retention basins, and parks shall be signed and stamped by a licensed landscape
architect.
76. The applicant shall submit all landscape plans for approval by the Planning
77. Department with 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.
Landscape plans for landscaped, medians 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 approval by the Public
Works Department.
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Final landscape plans for on -site planting shall be reviewed by the ALRC and
approved by the Planning Director prior to issuance of first building permit. Final
plans shall include all landscaping associated with this project.
NOTE: Plans are not approved for construction until signed by both the Planning
Director and/or the City Engineer.
78. 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.
79. 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" latest edition, in the design and/or installation of all
landscaping and appurtenances abutting and within the private and public street
right-of-way.
PUBLIC SERVICES
80. The applicant shall provide public transit improvements if required by SunLine
Transit Agency and approved by the City Engineer.
MAINTENANCE
81. The applicant shall comply with the provisions of LQMC Section 13.24.160
(Maintenance).
82. The applicant shall make provisions for the continuous and perpetual maintenance
of perimeter landscaping up to the curb, access drives, sidewalks, and
stormwater BMPs.
FEES AND DEPOSITS
83. 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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