PC Resolution 2013-010PLANNING COMMISSION RESOLUTION 2013-010
A RESOLUTION OF THE PLANNING COMMISSION OF
THE CITY OF LA QUINTA, CALIFORNIA, APPROVING
SITE DEVELOPMENT PERMIT 2013-926, INCLUDING
SITE, ARCHITECTURAL, AND LANDSCAPING PLANS
FOR THE WASHINGTON STREET APARTMENTS
CASE: SITE DEVELOPMENT PERMIT 2013-926
APPLICANT: LA QUINTA HOUSING AUTHORITY
WHEREAS, the Planning Commission of the City of La Quinta, California did,
on the 251" day of June, 2013, hold a duly noticed public hearing to consider a
request by the La Quinta Housing Authority for approval of site, architectural, and
landscaping plans for the 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
WHEREAS, the Community Development Department published a public
hearing notice in The Desert Sun newspaper on June 14, 2013 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 51h day of June, 2013, 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 Medium/High Density Residential
development.
Planning Commission Resolution 2013-010
Site Development Permit 2013-926
La Quinta Housing Authority
Page 2
2. Consistency with the Zoning Code
The proposed structures, as conditioned and with approval of Conditional
Use Permit 2013-151 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 Community Development Department prepared
Environmental Assessment 2013-627 for this project, and the Planning
Commission on June 25, 2013 certified a Mitigated Negative Declaration
of environmental impact and associated Mitigation Monitoring Program for
the project determining that although the proposed project could have a
significant effect on the environment, there will not be a significant effect
in this case because revisions in the project had been made by or agreed
to by the project proponent and appropriate mitigation measures to
reduce any potentially -significant impacts to a less -than -significant level
had been incorporated in the Mitigation Monitoring Program.
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
Planning Commission Resolution 2013-010
Site Development Permit 2013-926
La Quinta Housing Authority
Page 3
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
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:
SECTION 1 . That the above recitations are true and constitute the findings of the
Planning Commission in this case;
SECTION 2. That the Planning Commission does hereby approve Site Development
Permit 2013-926 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 251" day of June, 2013, by the following vote to
wit:
AYES: Commissioners Alderson, Wright, and Chairperson Barrows
NOES: Commissioner Wilkinson
ABSENT: Commissioner Weber
ABSTAIN: None
KATIL BARRO , Chairperson
City of La Quinta, California
Planning Commission Resolution 2013-010
Site Development Permit 2013-926
La Quinta Housing Authority
Page 4
A
HNSON, Community Development Director
City of La Quinta, California
PLANNING COMMISSION RESOLUTION 2013-010
CONDITIONS OF APPROVAL - FINAL
SITE DEVELOPMENT PERMIT 2013-926
WASHINGTON STREET APARTMENTS
JUNE 25, 2013
Page 1 of 20
(,FNFRAI
1 . The applicant agrees to defend, indemnify and hold harmless the City of La Quinta
("City"), its agents, officers and employees from any claim, action or proceeding to
attack, set aside, void, or annul the approval of this Site Development Permit. The
City shall have sole discretion in selecting its defense counsel.
The City shall promptly notify the applicant of any claim, action or proceeding and
shall cooperate fully in the defense.
2. Site Development Permit 2013-926 shall comply with all applicable conditions and/or
mitigation measures for the following related approval(s):
Environmental Assessment 2013-627
In the event of any conflict(s) between approval conditions and/or provisions of these
approvals, the Community Development Director shall adjudicate the conflict by
determining the precedence.
3. The Site Development Permit shall be expire two years from the date of Planning
Commission approval (June 25, 2015), and shall become null and void in accordance
with La Quinta Municipal Code Section 9.210.020, unless a building permit has been
issued. A time extension may be requested per LQMC Section 9.200.080.
4. Prior to the issuance of any grading, construction, or building permit by the City, the
applicant shall obtain any necessary clearances and/or permits from the following
agencies, if required:
• Riverside County Fire Marshal
• La Quinta Public Works Department (Grading Permit, Green Sheet (Public
Works Clearance) for Building Permits, Water Quality Management Plan
(WQMP) Exemption Form — Whitewater River Region, Improvement Permit)
• La Quinta Community Development 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)
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PLANNING COMMISSION RESOLUTION 2013-010
CONDITIONS OF APPROVAL - FINAL
SITE DEVELOPMENT PERMIT 2013-926
WASHINGTON STREET APARTMENTS
JUNE 25, 2013
Page 2 of 20
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.
5. Coverage under the State of California Construction General 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 ("NOI") and
Waste Discharger Identification (WDID) number to the City prior to the issuance of a
grading or building permit.
6. The applicant shall comply with applicable provisions of the City's NPDES
stormwater discharge permit, LQMC Sections 8.70.010 et seq. (Stormwater
Management and Discharge Controls), and 13.24.170 (Clean Air/Clean Water);
Riverside County Ordinance No. 457; the California Regional Water Quality Control
Board — Colorado River Basin Region Board Order No. R7-2008-0001 and the State
Water Resources Control Board's Order No. 2009-0009-DWQ 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 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.
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PLANNING COMMISSION RESOLUTION 2013-010
CONDITIONS OF APPROVAL - FINAL
SITE DEVELOPMENT PERMIT 2013-926
WASHINGTON STREET APARTMENTS
JUNE 25, 2013
Page 3 of 20
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 applicant shall execute and record an agreement that provides for the
perpetual maintenance and operation of all post -construction BMPs as
required.
7. Permits issued under this approval shall be subject to the provisions of the
Development Impact Fee and Transportation Uniform Mitigation Fee programs in
effect at the time of issuance of building permit(s).
8. Approval of this Site Development Permit shall not be construed as approval for any
horizontal dimensions implied by any site plans or exhibits unless specifically
identified in the following conditions of approval.
9. 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.
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
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PLANNING COMMISSION RESOLUTION 2013-010
CONDITIONS OF APPROVAL - FINAL
SITE DEVELOPMENT PERMIT 2013-926
WASHINGTON STREET APARTMENTS
JUNE 25, 2013
Page 4 of 20
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 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. 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.
15. 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.
16. Where public facilities (e.g., sidewalks) are placed on privately -owned setbacks, the
applicant shall offer for dedication blanket easements for those purposes.
17. 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.
18. Direct vehicular access is restricted, except for those access points identified on the
Site Development Permit, or as otherwise conditioned in these conditions of
approval.
19. The applicant shall furnish proof of easements, or written permission, as appropriate,
from those owners of all abutting properties on which grading, retaining wall
construction, permanent slopes, or other encroachments will occur.
STREET AND TRAFFIC IMPROVEMENTS
20. 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
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PLANNING COMMISSION RESOLUTION 2013-010
CONDITIONS OF APPROVAL - FINAL
SITE DEVELOPMENT PERMIT 2013-926
WASHINGTON STREET APARTMENTS
JUNE 25, 2013
Page 5 of 20
Individual Properties and Development) for public streets; and Section 13.24.080
(Street Design - Private Streets), where private streets are proposed.
21. 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.
22. 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.
23. 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.
24. 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
25. The design of parking facilities shall conform to LQMC Chapter 9.150 and in
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PLANNING COMMISSION RESOLUTION 2013-010
CONDITIONS OF APPROVAL - FINAL
SITE DEVELOPMENT PERMIT 2013-926
WASHINGTON STREET APARTMENTS
JUNE 25, 2013
Page 6 of 20
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. 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.
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.
26. 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)
Parking Lot & Aisles (High Traffic)
Loading Areas
3.0" a.c./4.5" c.a.b.
4.5" a.c./5.5" c.a.b.
6" P.C.C./4" c.a.b.
or the approved equivalents of alternate materials.
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PLANNING COMMISSION RESOLUTION 2013-010
CONDITIONS OF APPROVAL - FINAL
SITE DEVELOPMENT PERMIT 2013-926
WASHINGTON STREET APARTMENTS
JUNE 25, 2013
Page 7 of 20
27. 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.
28. Improvements shall be designed and constructed in accordance with City adopted
standards, supplemental drawings and specifications, or as approved by the City
Engineer. Improvement plans for streets, access gates and parking areas shall be
stamped and signed by engineers registered in California.
IMPROVEMENT PLANS
As used throughout these Conditions of Approval, professional titles such as "engineer,"
"surveyor," and "architect," refer to persons currently certified or licensed to practice their
respective professions in the State of California.
29. Improvement plans shall be prepared by or under the direct supervision of qualified
engineers and/or architects, as appropriate, and shall comply with the provisions of
LQMC Section 13.24.040 (Improvement Plans).
30. The following improvement plans shall be prepared and submitted for review and
approval by the Public Works Department. A separate set of plans for each line item
specified below shall be prepared. The plans shall utilize the minimum scale
specified, unless otherwise authorized by the City Engineer in writing. Plans may be
prepared at a larger scale if additional detail or plan clarity is desired. Note, the
applicant may be required to prepare other improvement plans not listed here
pursuant to improvements required by other agencies and utility purveyors.
A.
B.
C.
D.
E.
On -Site Rough Grading Plan
PM 10 Plan
WQMP
On -Site Precise Grading Plan
1 " = 40' Horizontal
1 " = 40' Horizontal
(Plan submitted in Report Form)
1 " = 30' Horizontal
On -Site Street Improvements/Signing & Striping/Storm Drain Plan
1 " = 40' Horizontal, 1 " = 4' Vertical
NOTE: A through E to be submitted concurrently.
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PLANNING COMMISSION RESOLUTION 2013-010
CONDITIONS OF APPROVAL - FINAL
SITE DEVELOPMENT PERMIT 2013-926
WASHINGTON STREET APARTMENTS
JUNE 25, 2013
Page 8 of 20
(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 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, Community
Development 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.
31. The City maintains standard plans, detail sheets and/or construction notes for
elements of construction which can be accessed via the "Plans, Notes and Design
Guidance" section of the Public Works Department at the City website (www.la-
quinta.org). Please navigate to the Public Works Department home page and look for
the Standard Drawings hyperlink.
32. The applicant shall furnish a complete set of all approved improvement plans on a
storage media acceptable to the City Engineer (currently mylars).
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PLANNING COMMISSION RESOLUTION 2013-010
CONDITIONS OF APPROVAL - FINAL
SITE DEVELOPMENT PERMIT 2013-926
WASHINGTON STREET APARTMENTS
JUNE 25, 2013
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33. Upon completion of construction, and prior to final acceptance of the improvements
by the City, the applicant shall furnish the City with reproducible record drawings of
all improvement plans which were approved by the City. Each sheet shall be clearly
marked "Record Drawing" and shall be stamped and signed by the engineer or
surveyor certifying to the accuracy and completeness of the drawings. The applicant
shall have all approved mylars previously submitted to the City, revised to reflect the
as -built conditions. The applicant shall employ or retain the Engineer Of Record during
the construction phase of the project so that the FOR can make site visits in support
of preparing "Record Drawing". However, if subsequent approved revisions have
been approved by the City Engineer and reflect said "Record Drawing" conditions,
the Engineer Of Record may submit a letter attesting to said fact to the City Engineer
in lieu of mylar submittal.
IMPROVEMENT SECURITY AGREEMENTS
34. 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.
35. 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.
36. 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.
37. 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:
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PLANNING COMMISSION RESOLUTION 2013-010
CONDITIONS OF APPROVAL - FINAL
SITE DEVELOPMENT PERMIT 2013-926
WASHINGTON STREET APARTMENTS
JUNE 25, 2013
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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 site development permit.
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 issuance of any permit
related thereto, reimburse the City for the costs of such improvements.
38. 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
39. The applicant shall comply with the provisions of LQMC Section 13.24.050 (Grading
Improvements).
40. 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.
41. 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
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PLANNING COMMISSION RESOLUTION 2013-010
CONDITIONS OF APPROVAL - FINAL
SITE DEVELOPMENT PERMIT 2013-926
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JUNE 25, 2013
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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.
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.
42. 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.
43. 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 (6') of the curb,
otherwise the maximum slope within the right of way shall not exceed 3:1 . All
unpaved parkway areas adjacent to the curb shall be depressed one and one-half
inches (1.5") in the first eighteen inches (18") behind the curb.
44. Building pad elevations on the rough grading plan submitted for City Engineer's
approval shall conform with pad elevations shown on the site development permit,
unless the pad elevations have other requirements imposed elsewhere in these
Conditions of Approval, or as approved by the City Engineer.
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JUNE 25, 2013
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45. Building pad elevations of perimeter lots shall not differ by more that one foot higher
from the building pads in adjacent developments.
46. The applicant shall minimize the differences in elevation between the adjoining
properties and the lots within this development.
47. 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 Site Development Permit, the applicant shall submit the proposed grading
changes to the City Engineer for approval through a substantial conformance review.
48. 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.
I)RAINAGF
49. 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.
50. 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.
51. 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. 06-01 5 - Underground Retention Basin Design Requirements.
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52. 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.
53. 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.
54. No fence or wall shall be constructed around any retention basin unless approved by
the Community Development Director and the City Engineer.
55. 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.
56. 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).
57. The design of the development shall not cause any increase in flood boundaries and
levels in any area outside the development.
58. 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.
59. Storm drainage historically received from adjoining property shall be received and
retained or passed through into the historic downstream drainage relief route.
60. The applicant shall comply with applicable provisions for post construction runoff per
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; and the California Regional Water
Quality Control Board - Colorado River Basin (CRWQCB-CRB) Region Board Order
No. 137-2008-001 and the State Water Resources Control Board's Order No. 2009-
0009-DWQ and Order No. 2010-0014-DWQ or the most current order that is in
effect.
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SITE DEVELOPMENT PERMIT 2013-926
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A. For post -construction urban runoff from New Development and
Redevelopments Projects, the applicant shall implement requirements of the
NPDES permit for the design, construction and perpetual operation and
maintenance of BMPs per the approved Water Quality Management Plan
(WQMP) for the project as required by the California Regional Water Quality
Control Board - Colorado River Basin (CRWQCB-CRB) Region Board Order No.
R7-2008-001 or the current order that is in effect.
B. The applicant shall implement the WQMP Design Standards per (CRWQCB-
CRB) Region Board Order No. R7-2008-001 or the current order that is in
effect 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.
C. The developer shall execute and record a Stormwater Management/BMP
Facilities Agreement that provides for the perpetual maintenance and operation
of stormwater BMPs.
11T11 ITIFS
61. The applicant shall comply with the provisions of LQMC Section 13.24.110
(Utilities).
62. 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.
63. 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.
64. 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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SITE DEVELOPMENT PERMIT 2013-926
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65. 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
66. The applicant shall comply with LQMC Sections 13.24.130 (Landscaping Setbacks)
& 13.24.140 (Landscaping Plans)
67. Landscape and irrigation plans for landscaped lots and setbacks, medians, retention
basins, and parks shall be signed and stamped by a licensed landscape architect.
68. 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).
69. 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.
70. The applicant shall submit the final landscape plans for review, processing and
approval to the Community Development Department, in accordance with the Final
Landscape Plan application process. Community Development Director approval of
the final landscape plans is required prior to issuance of the first building permit
unless the Community Development 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 Community Development Director and/or City Engineer.
Prior to final approval of the installation of landscaping, the Landscape Architect of
record shall provide the Community Development Department a letter stating he/she
has personally inspected the installation and that it conforms with the final
landscaping plans as approved by the City.
If staff determines during final landscaping inspection that adjustments are required
in order to meet the intent of the Planning Commission's approval, the Community
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SITE DEVELOPMENT PERMIT 2013-926
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Development Director shall review and approve any such revisions to the landscape
plan.
71. 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.
72. All trees shall have a minimum trunk caliper of 2.5 inches and height of 10 feet.
PUBLIC SERVICES
73. The applicant shall provide public transit improvements if required by SunLine Transit
Agency and approved by the City Engineer.
MAINTENANCE
74. The applicant shall comply with the provisions of LQMC Section 13.24.160
(Maintenance).
75. 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
76. 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
77. 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 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.
78. 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
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approved by the local water authority, the originals shall be presented to the Fire
Department for review and approval.
79. 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.
80. 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)
81. 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.
82. 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, 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.
83. 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.
84. 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 contactor must submit
plans, along with current permit fees, to the Fire Department for review and approval
prior to installation
85. 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.
86. 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 ft above finished floor, measured to the top of the extinguisher. Where not
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SITE DEVELOPMENT PERMIT 2013-926
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JUNE 25, 2013
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readily visible, signs shall be posted above all extinguishers to indicate their locations.
Extinguishers must have current CSFM service tags affixed.
87. 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.
88. Exit designs, exit signs, door hardware, exit markers, exit doors, and exit path
marking shall be installed per the 2010 California Building Code.
89. Electrical room doors if applicable shall be posted "ELECTRICAL ROOM" on outside
of door.
90. Fire Alarm Control Panel room doors if applicable shall be posted "FACP" on outside
of door.
91. Fire Riser Sprinkler room doors if applicable shall be posted "Fire Riser" on outside of
door.
92. Roof Access room door if applicable shall be posted "Roof Access" on outside of
door.
93. Access shall be provided to all mechanical equipment located on the roof as required
by the Mechanical Code.
94. Nothing in our review shall be construed as encompassing structural integrity.
Review of this plan does not authorize or approve any omission or deviation from all
applicable regulations. Final approval is subject to plan review and field inspection.
All questions regarding the meaning of the code requirements should be referred to
Fire Department at 760-863-8886.
95. Dead-end fire apparatus access roads in excess of 150 feet in length shall be
provided with approved provision for the turn around capabilities of fire apparatus.
96. 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.
97. Gate(s) shall be automatic or manual operated. Install Knox key operated switches,
with dust cover, mounted per recommended standard of the Knox Company.
Building plans shall include mounting location/position and operating standards for
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SITE DEVELOPMENT PERMIT 2013-926
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Fire Department approval.
98. 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.
99. Driveway loops, fire apparatus access lanes and entrance curb radius should be
designed to adequately allow access of emergency fire vehicles. The applicant or
developer shall include in the building plans the required fire lanes and include the
appropriate lane printing and/or signs.
AIRPORT LAND USE COMMISSION
100. Any outdoor lighting installed shall be hooded or shielded to prevent either the
spillage of lumens or reflection into the sky. Outdoor lighting shall be downward
facing.
101. The following uses shall be prohibited:
A. Any use which would direct a steady light or flashing light of red, white,
green, or amber colors associated with airport operations toward an aircraft
engaged in an initial straight climb following takeoff or toward an aircraft
engaged in a straight final approach toward a landing at an airport, other than
an FAA -approved navigational signal light or visual approach slope indicator.
B. Any use which would cause sunlight to be reflected towards an aircraft
engaged in an initial straight climb following takeoff or towards an aircraft
engaged in a straight final approach towards a landing at an airport.
C. Any use which would generate smoke or water vapor or which would attract
large concentrations of birds, or which may otherwise affect safe air
navigation within the area. (Such uses include landscaping utilizing water
features, aquaculture, production of cereal grains, sunflower, and row crops,
artificial marshes, recycling centers containing putrescible wastes, and
construction and demolition debris facilities.)
D. Any use which would generate electrical interference that may be detrimental
to the operation of aircraft and/or aircraft instrumentation
102. The "Notice of Airport in Vicinity" shall be provided to all potential tenants and
purchasers.
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SITE DEVELOPMENT PERMIT 2013-926
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103. Any new retention basins on the site shall be designed so as to provide for a
maximum 48-hour detention period following the conclusion of the storm event for
the design storm (may be less, but not more), and to remain totally dry between
rainfalls. Vegetation in and around the retention basin(s) that would provide food or
cover for bird species that would be incompatible with airport operations shall not be
utilized in project landscaping.
104. The maximum elevation of Buildings 0 and P at top point shall not exceed 151 feet
above mean sea level. The maximum elevation of Building Q at top point shall not
exceed 149 feet above mean sea level. The maximum elevation of all other buildings
shall not exceed 146 feet above mean sea level.
COMMUNITY DEVELOPMENT DEPARTMENT
105. If buried cultural materials are encountered during construction activities, the
Community Development 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.
106. No signage is permitted with this approval. A separate permit from the Community
Development Department is required for any temporary or permanent signs.
107. In order to test for feasibility, safety, and noise impacts, the applicant shall construct
a single full test version of the proposed thermal chimney with working HVAC
condenser unit for inspection by City of La Quinta Community Development
Department (Planning and Building & Safety). Inspection and approval of the working
thermal chimney/HVAC design shall be obtained prior to construction/installation of
chimney/HVAC features on residential units.
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