PC Resolution 2012-006PLANNING COMMISSION RESOLUTION 2012-006
A RESOLUTION OF THE PLANNING COMMISSION OF THE
CITY OF LA QUINTA, CALIFORNIA, APPROVING SITE
DEVELOPMENT PERMIT 2011-920, INCLUDING SITE,
ARCHITECTURAL, AND LANDSCAPING PLANS FOR THE
WASHINGTON STREET APARTMENTS
CASE: SITE DEVELOPMENT PERMIT 2011-920
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 for approval of site, architectural, and landscaping plans for
the rehabilitation and development of an apartment community, 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 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, the Architectural and Landscaping Review Committee of
the City of La Quinta, California, did, on the 14`h day of December, 2011, hold a
public meeting to review and discuss site, architectural, and landscape plans, the
minutes of said meeting were included in the staff report for consideration by the
Planning Commission; 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 Municipal 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 a multi -unit residential community, which is
General Plan -designated for HDR (High Density Residential) development.
Planning Commission Resolution 2012-006
Site Development Permit 2011-920
La Quinta Housing Authority & Redevelopment Agency
Page 2
2. Consistency with the Zoning Code
The proposed structures, as conditioned and with approval of Conditional
Use Permit 2011-135 for Density Bonus concessions, are consistent with
the development standards of the City's Zoning Code in terms of
architectural style, building height, building mass, and landscaping. The
community is consistent with the La Quinta Zoning Map, as it proposes a
multi -unit residential community which is General Plan -designated for
HDR (High Density Residential) development. The site development
permit has been conditioned to ensure compliance with the zoning
standards of the HDR district, and other supplemental standards as
established in Title 9 of the La Quinta Municipal Code.
3. Compliance with the California Environmental Quality Act (CEQA)
The La Quinta Planning Department has prepared Environmental
Assessment 2011-613 for this project, in compliance with the
requirements of the California Environmental Quality Act (CEQA). The
Planning Director has determined that the project will not have a
significant adverse impact on the environment, and therefore, is
recommending that a Negative Declaration of environmental impact be
adopted.
4. Architectural Design
The architectural design aspects of the proposed community provide
interest through use of varied roof elements, enhanced building and
facade treatments, and other design details that will be compatible with,
and not detrimental to, surrounding development, and with the overall
design quality prevalent in the City.
5. Site Design
The site design aspects of the proposed community, as conditioned, will
be compatible with, and not detrimental to, surrounding development,
and with the overall design quality prevalent in the City, in terms of
interior circulation, pedestrian access, and other architectural site design
elements such as scale, mass, and appearance. The apartment units and
common buildings are properly sized with regards to height and floor
area, and are situated at engineer -approved locations with regards to
vehicular and pedestrian access.
6. Landscape Design
The proposed project is consistent with the landscaping standards and
plant palette and implements the standards for landscaping and aesthetics
Planning Commission Resolution 2012-006
Site Development Permit 2011-920
La Quinta Housing Authority & Redevelopment Agency
Page 3
established in the General Plan and Zoning Code. The project landscaping
for the community, as conditioned, shall unify and enhance visual
continuity of the community with the surrounding development.
Landscape improvements are designed and sized to provide visual appeal.
The permanent overall site landscaping utilizes various tree and shrub
species to blend with the building architecture.
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 the Planning Commission does hereby approve Site Development
Permit 2011-920 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 141" 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
ED ALDERSON, Chairman
City of La Quinta, California
ATTEST:
i0i f MSON, Planning Director
of Ca Quinta, California
PLANNING COMMISSION RESOLUTION 2012-006
CONDITIONS OF APPROVAL — FINAL
SITE DEVELOPMENT PERMIT 2011-920
WASHINGTON STREET APARTMENTS
FEBRUARY 14, 2012
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.
10. 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
11. 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.
12. 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.
13.' 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.
14. 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 (551 from the centerline,of Washington Street for a total
1 10-foot developed right of way.
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PLANNING COMMISSION RESOLUTION 2012-006
CONDITIONS OF APPROVAL — FINAL
SITE DEVELOPMENT PERMIT 2011-920
WASHINGTON STREET APARTMENTS
FEBRUARY 14, 2012
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.
15. 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 turnout(s). The
geometric layout shall be accompanied with sufficient professional engineering
studies to confirm the appropriate length of all proposed turn pockets and
auxiliary lanes that may impact the right of way dedication required of the project
and the associated landscape setback requirement.
16. When the City Engineer determines that access rights to the proposed street
rights -of -way shown on the approved Site Development Permit are necessary
prior to approval of the improvements dedicating such rights -of -way, the applicant
shall grant the necessary rights -of -way within 60 days of a written request by the
City.
17. 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.
18. The applicant shall offer for dedication those easements necessary for the
placement of, and access to, utility lines and structures, drainage basins, mailbox
clusters, park lands, and common areas on the Final Map.
19. Direct vehicular access to Washington Street and Hidden River Road is restricted,
except for those access points identified on the Site Development Permit, or as
otherwise conditioned in these conditions of approval. The vehicular access
restriction shall be shown on the recorded final parcel map.
20. The applicant shall furnish proof of easements, or written permission, as
appropriate, from those owners of all abutting properties on which grading,
retaining wall construction, permanent slopes, or other encroachments will occur.
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PLANNING COMMISSION RESOLUTION 2012-606
CONDITIONS OF APPROVAL — FINAL
SITE DEVELOPMENT PERMIT 2011-920
WASHINGTON STREET APARTMENTS
FEBRUARY 14, 2012
21. 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
22. 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.
23. 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.
24. 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; 110' R/W):
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.
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
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PLANNING COMMISSION RESOLUTION 2012-006
CONDITIONS OF APPROVAL — FINAL
SITE DEVELOPMENT PERMIT 2011-920
WASHINGTON STREET APARTMENTS
FEBRUARY 14, 2012
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 Site Development Permit
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.
25. 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.
26. General access points and turning movements of traffic are limited to the
following:
Hidden River Road: Full turn movements are permitted.
27. 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.
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PLANNING COMMISSION RESOLUTION 2012-006
CONDITIONS OF APPROVAL — FINAL
SITE DEVELOPMENT PERMIT 2011-920
WASHINGTON STREET APARTMENTS
FEBRUARY 14, 2012
28. 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
29. 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
shown on the approved construction plans, may require additional street widths
and other improvements as may be determined by the City Engineer.
30. 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 (includingconstruction traffic). Minimum structural
sections shall be as follows:
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PLANNING COMMISSION RESOLUTION 2012-006
CONDITIONS OF APPROVAL — FINAL
SITE DEVELOPMENT PERMIT 2011-920
WASHINGTON STREET APARTMENTS
FEBRUARY 14, 2012
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.
31. 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.
32. 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
33. 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.
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.
34. 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)•
35. 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
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PLANNING COMMISSION RESOLUTION 2012-006
CONDITIONS OF APPROVAL — FINAL
SITE DEVELOPMENT PERMIT 2011-920
WASHINGTON STREET APARTMENTS
FEBRUARY 14, 2012
specified, unless otherwise authorized by the City Engineer in writing. Plans may
be prepared at a larger scale if additional detail or plan clarity is desired. Note,
the applicant may be required to prepare other improvement plans not listed here
pursuant to improvements required by other agencies and utility purveyors.
A. • On -Site Rough Grading Plan 1 " = 40' Horizontal
B. PM10 Plan 1" = 40' Horizontal
C. 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.
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
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PLANNING COMMISSION RESOLUTION 2012-006
CONDITIONS OF APPROVAL — FINAL
SITE DEVELOPMENT PERMIT 2011-920
WASHINGTON STREET APARTMENTS
FEBRUARY 14, 2012
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.
36. 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.
37. The applicant shall furnish a complete set of all approved improvement plans on a
storage media acceptable to the City Engineer (currently mylars).
38. 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
39. Prior to constructing any off -site improvements, the applicant shall deposit
securities equivalent to both a Performance and Labor & Material Bonds each
valued at 100% of the cost of the off -site improvements, or as approved by the
City Engineer.
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PLANNING COMMISSION RESOLUTION 2012-006
CONDITIONS OF APPROVAL — FINAL
SITE DEVELOPMENT PERMIT 2011-920
WASHINGTON STREET APARTMENTS
FEBRUARY 14, 2012
40. 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.
41. 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, 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, 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.
42. Depending on the timing of the development of this Site Development Permit, and
the status of the off -site improvements at the time, the applicant may be required
to:
A. Construct certain off -site improvements.
B. Construct additional off -site improvements, subject to the reimbursement of
its costs by others.
C. Reimburse others for those improvements previously constructed that are
considered to be an obligation of this tentative tract map.
D. Secure the costs for future improvements that are to be made by others.
E. To agree to any combination of these 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.
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PLANNING COMMISSION RESOLUTION 2012-006
CONDITIONS OF APPROVAL — FINAL
SITE DEVELOPMENT PERMIT 2011-920
WASHINGTON STREET APARTMENTS
FEBRUARY 14, 2012
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.
43. The applicant shall submit detailed construction cost estimates for all proposed
on -site and off -site improvements, including an estimate for the final survey
monumentation, for checking and approval by the City Engineer. Such estimates
shall conform to the unit cost schedule as approved by the City Engineer.
Estimates for improvements under the jurisdiction of other agencies shall be
approved by those agencies and submitted to the City along with the applicant's
detailed cost estimates. Security will not be required for telephone, natural gas,
or Cable T.V. improvements.
GRADING
44. The applicant shall comply with the provisions of LQMC Section 13.24.050
(Grading Improvements).
45. 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.
46. 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,
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.
Page 13 of 22.
PLANNING COMMISSION RESOLUTION 2012-006
CONDITIONS OF APPROVAL — FINAL
SITE DEVELOPMENT PERMIT 2011-920
WASHINGTON STREET APARTMENTS
FEBRUARY 14, 2012
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.
47. 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.
48. 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.
49. 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.
50. Building pad elevations of perimeter lots shall not differ by more that one foot
higher from the building pads in adjacent developments.
51. The applicant shall minimize the differences in elevation between the adjoining
properties and the lots within this development.
52. 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
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PLANNING COMMISSION RESOLUTION 2012-006
CONDITIONS OF APPROVAL — FINAL
SITE DEVELOPMENT PERMIT 2011-920
WASHINGTON STREET APARTMENTS
FEBRUARY 14, 2012
approved Site Development Permit, the applicant shall submit the proposed
grading changes to the City Engineer for a substantial conformance review.
53. 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
54. 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.
55. 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 the 1 hour, 3 hour, 6 hour or 24
hour event producing the greatest total run off.
56. 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.
57. 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.
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PLANNING COMMISSION RESOLUTION 2012-006
CONDITIONS OF APPROVAL — FINAL
SITE DEVELOPMENT PERMIT 2011-920
WASHINGTON STREET APARTMENTS
FEBRUARY 14, 2012
58. 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.
59. No fence or wall shall be constructed around any retention basin unless approved
by the Planning Director and the City Engineer. .
60. 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.
61. 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).
62. The design of the development shall not cause any increase in flood boundaries
and levels in any area outside the development.
63. 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.
64. Storm drainage historically received from adjoining property shall be received and
retained or passed through into the historic downstream drainage relief route.
65. 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
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.
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
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PLANNING COMMISSION RESOLUTION 2012-006
CONDITIONS OF APPROVAL - FINAL
SITE DEVELOPMENT PERMIT 2011-920
WASHINGTON STREET APARTMENTS.
FEBRUARY 14, 2012
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
66. The applicant shall comply with the provisions of LQMC Section 13.24.110
(Utilities).
67. 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.
68. 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.
69. 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.
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PLANNING COMMISSION RESOLUTION 2012-006
CONDITIONS OF APPROVAL — FINAL .
SITE DEVELOPMENT PERMIT 2011-920
WASHINGTON STREET APARTMENTS
FEBRUARY 14, 2012
CONSTRUCTION
70. 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
71. The applicant shall comply with LQMC Sections 13.24.130 (Landscaping
Setbacks) & 13.24.140 (Landscaping Plans).
72. Landscape and irrigation plans for landscaped lots and setbacks, medians,
retention basins, and parks shall be signed and stamped by a licensed landscape
architect.
73. All new and modified landscape areas shall have landscaping and permanent
irrigation improvements in compliance with the City's Water Efficient Landscape
regulations contained in LQMC Section 8.13 (Water Efficient Landscape).
74. Lighting plans shall be submitted with the final landscaping plans for a
recommendation to the Planning Director for his approval. Exterior lighting shall be
consistent with LQMC Section 9.100.150 (Outdoor Lighting). All freestanding
lighting shall not exceed 18 feet in height, and shall be fitted with a visor if
deemed necessary by staff to minimize trespass of light off the property. The
illuminated carports shall be included in the photometric study as part of the final
lighting plan submittal.
75. All water features shall be designed to minimize "splash", and use high efficiency
pumps and lighting to the satisfaction of the Planning Director. They shall be
included in the landscape plan water efficiency calculations per Municipal Code
Chapter 8.13.
76. All rooftop mechanical equipment shall be completely screened from view. Utility
transformers or other ground mounted mechanical equipment shall be fully
screened with a screening wall or landscaping and painted to match the adjacent
buildings.
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PLANNING COMMISSION RESOLUTION 2012-006
CONDITIONS OF APPROVAL — FINAL
SITE DEVELOPMENT PERMIT 2011-920
WASHINGTON STREET APARTMENTS
FEBRUARY 14, 2012
77. The applicant shall submit .the final landscape plans for review, processing and
approval to the Planning Department, in accordance with the Final Landscape Plan
application process. Planning Director approval of the final landscape plans is
required prior to issuance of the first building permit unless the Planning Director
determines extenuating circumstances exist which justifies an alternative
processing schedule.
NOTE: Plans are not approved for construction until signed by the appropriate City
official, including the Planning Director and/or City Engineer.
78. 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, 5th 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.
79. The final design of the perimeter landscaping, particularly the perimeter wall, shall
be included with the Final Landscape Plan submittal.
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.
FIRE DEPARTMENT
84. The required fire flow shall be available from Super hydrant(s) (6" x 4" x 21 /2" x
21 /2") spaced not more than 450 apart and shall be capable of delivering a fire
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PLANNING COMMISSION RESOLUTION 2012-006
CONDITIONS OF APPROVAL — FINAL
SITE DEVELOPMENT PERMIT 2011-920
WASHINGTON STREET APARTMENTS
FEBRUARY 14, 2012
flow 1500 GPM per minute for two hours duration at 20 psi residual operating
pressure, which must be available before any combustible material is placed on
the construction site.
85. The minimum dimension for gates is 20 feet clear and unobstructed width and a
minimum vertical clearance of 13 feet 6 inches in height. Any gate providing
access from a road shall be located at least 35 feet setback from the roadway
and shall open to allow a vehicle to stop without obstructing traffic on the road.
Where a one-way road with a single traffic lane provides access to a gate
entrance, a 38-foot turning radius shall be used.
86. Prior to building plan approval and construction, applicant/developer shall furnish
two copies of the water system fire hydrant plans to Fire Department for review
and approval. Plans shall be signed by a registered civil engineer, and shall
confirm hydrant type, location, spacing, and minimum fire flow. Once plans are
signed and approved by the local water authority, the originals shall be presented
to the Fire Department for review and approval.
87. Prior to issuance of building permits, the water system for fire protection must be
provided as approved by the Fire Department and the local water authority.
88. Blue dot retro-reflectors pavement markers on private streets, public streets and
driveways to indicated location of the fire hydrant. 06-05 (located at
www.rvcfire.org)
89. Fire Apparatus access road shall be in compliance with the Riverside County Fire
Department Standard number 06-05 (located at www.rvcfire.org). Access lanes
will not have an up, or downgrade of more than 15%. Access roads shall have an
unobstructed vertical clearance not less than 13 feet and 6 inches. Access lanes
will be designed to withstand the weight of 60 thousand pounds over 2 axles.
Access will have a turning radius capable of accommodating fire apparatus.
Access lane shall be constructed with a surface so as to provide all weather
driving capabilities.
90. An approved Fire Department access key lock box (Minimum Knox Box 3200
series model) shall be installed next to the approved Fire Department access door
to the building. If the buildings are protected with an alarm system, the lock box
shall be required to have tampered monitoring. Required order forms and
installation standards may be obtained at the Fire Department.
91. Display street numbers in a prominent location on the address side of building(s)
and/or rear access if applicable. Numbers and letters shall be a minimum of 12"
in height for building(s) up to 25' in height. In complexes with alpha designations,
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PLANNING COMMISSION RESOLUTION 2012-006
CONDITIONS OF APPROVAL — FINAL
SITE DEVELOPMENT PERMIT 2011-920
WASHINGTON STREET APARTMENTS
FEBRUARY 14, 2012
letter size must match numbers. All addressing must be legible, of a contrasting
color, and adequately illuminated to be visible from street at all hours.
92. Install a complete fire sprinkler system. Fire sprinkler system(s) with pipe sizes in
excess of 4" in diameter will require the project Structural Engineer to certify with
a "wet signature", that the structural system is designed to support the seismic
and gravity loads to support the additional weight of the sprinkler system. All fire
sprinkler risers shall be protected from any physical damage.
93. The FCD and PIV shall be located to the front of building within 50 feet of
approved roadway and within 200 feet of an approved hydrant. Sprinkler riser
room must have indicating exterior and/or interior door signs. A C-16 licensed
contractor must submit plans, along with current permit fees, to the Fire
Department for review and approval prior to installation
94. Install an alarm monitoring system for fire sprinkler system(s) with 20 or more
heads, along with current permit fees, to the Fire Department for review and
approval prior to installation.
95. Install a portable fire extinguisher, with a minimum rating of 2A-10BC, for every
3,000 sq. ft. and/or 75 feet of travel distance. Fire extinguishers shall be
mounted 3.5 to 5 feet above finished floor, measured to the top of the
extinguisher. Where not readily visible, signs shall be posted above all
extinguishers to indicate their locations. Extinguishers must have current CSFM
service tags affixed.
96. No hazardous materials shall be stored and/or used within the building, which
exceeds quantities listed in 2010 CBC. No class I, II or IIIA of
combustible/flammable liquid shall be used in any amount in the building.
97. Exit designs, exit signs, door hardware, exit markers, exit doors, and exit path
marking shall be installed per the 2010 California Building Code.
98. Electrical room doors if applicable shall be posted "ELECTRICAL ROOM" on
outside of door.
99. Fire Alarm Control Panel room doors if applicable shall be posted "FACP" on
outside of door.
100. Fire Riser Sprinkler room doors if applicable shall be posted "Fire Riser" on outside
of door.
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PLANNING COMMISSION RESOLUTION 2012-006
CONDITIONS OF APPROVAL — FINAL
SITE DEVELOPMENT PERMIT 2011-920
WASHINGTON STREET APARTMENTS
FEBRUARY 14, 2012
101. Roof Access room door if applicable shall be posted "Roof Access" on outside of
door.
102. Access shall be provided to all mechanical equipment located on the roof as
required by the Mechanical Code.
PLANNING DEPARTMENT
103. If buried cultural materials are encountered during construction activities, the
Planning Department shall be notified immediately, and all work in that area
should be halted or diverted until a qualified archaeologist can evaluate the nature
and significance of the finds.
104. No signage is permitted with this approval. A separate permit from the Planning
Department is required for any temporary or permanent signs.
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