2015 09 22 PCN
Planning Commission agendas and
staff reports are now available on the
City's web page: www.la-quinta.orq
PLANNING COMMISSION
AGENDA
CITY HALL COUNCIL CHAMBERS
78-495 Calle Tampico, La Quinta
REGULAR MEETING on TUESDAY, SEPTEMBER 22, 2015 AT 7:00 P.M.
CALL TO ORDER
1. Roll Call
2. Pledge of Allegiance
PUBLIC COMMENT
At this time members of the public may address the Planning Commission on any
matter not listed on the agenda. Please complete a "Request to Speak" form and limit
your comments to three minutes.
CONFIRMATION OF AGENDA
APPROVAL OF MINUTES
1. Approval of the minutes of July 28, 2015.
PUBLIC HEARINGS
For all Public Hearings on the agenda, a completed "Request to Speak" form must be
filed with the Executive Assistant prior to consideration of that item.
A person may submit written comments to the Planning Commission before a public
hearing or appear in support or opposition to the approval of a project(s). If you
challenge a project(s) in court, you may be limited to raising only those issues you or
someone else raised at the public hearing or in written correspondence delivered to
the City at, or prior to the public hearing.
PLANNING COMMISSION AGENDA 1 SEPTEMBER 22, 2015
Beginning Resolution No. 2015-008
1. Environmental Assessment 2015-0001, Specific Plan 2015-0001 (SP 2002-058,
Amendment 1), and Village Use Permit 2015-0001 submitted by Marvin
Investments, Inc. proposing the development of Phase One of a mixed -use
project including 40 condominium units and 13,000 square feet of commercial
space on approximately 1.68 acres. Project: Villas at Old Town - Phase One.
CEQA: exempt from environmental review pursuant to Section 15332 (Class 32)
In -Fill Development. Location: southeast corner of Calle Tampico and Desert
Club Drive.
2. Site Development Permit 2015-0003 (SDP 2013-926, Extension 1) submitted by
the La Quinta Housing Authority requesting a first two-year time extension for
development plans of 72, one -bedroom apartment units on approximately 4.7
acres of land. Project: Washington Street Apartments final phase. CEQA:
previously reviewed under Environmental Assessment 2013-627; no further
analysis required pursuant to Public Resources Code Section 21166. Location:
southeast corner of Washington Street and Hidden River Road.
BUSINESS SESSION - NONE
COMMISSIONER ITEMS
1. Report on City Council meetings of August 4 and September 15, 2015.
2. Vice Chairperson Bettencourt is scheduled to attend the October 6, 2015, City
Council meeting.
DIRECTOR'S ITEMS - NONE
ADJOURNMENT
The next regular meeting of the Planning Commission will be held on October 13,
2015, commencing at 7:00 p.m. at the City Hall Council Chambers, 78-495 Calle
Tampico, La Quinta, CA 92253.
DECLARATION OF POSTING
I, Monika Radeva, Executive Assistant of the City of La Quinta, do hereby declare that
the foregoing Agenda for the La Quinta Planning Commission meeting was posted on
the inside of the north entry to the La Quinta Civic Center at 78-495 Calle Tampico,
and the bulletin boards at 78-630 Highway 111, and the La Quinta Cove Post Office at
51-321 Avenida Bermudas, on September 17, 2015.
PLANNING COMMISSION AGENDA 2 SEPTEMBER 22, 2015
DATED: September 16, 2015
MONIKA RADEVA, Executive Assistant
City of La Quinta, California
PUBLIC NOTICES
The La Quinta City Council Chamber is handicapped accessible. If special equipment is needed for the
hearing impaired, please call the City Clerk's office at 777-7123, twenty-four (24) hours in advance of
the meeting and accommodations will be made.
If special electronic equipment is needed to make presentations to the Commission, arrangements
should be made in advance by contacting the City Clerk's office at 777-7123. A one (1) week notice is
required.
If background material is to be presented to the Commission during a Planning Commission meeting,
please be advised that eight (8) copies of all documents, exhibits, etc., must be supplied to the
Executive Assistant for distribution. It is requested that this take place prior to the beginning of the
meeting.
Any writings or documents provided to a majority of the Commission regarding any item(s) on this
agenda will be made available for public inspection at the Community Development Department's
counter at City Hall located at 78-495 Calle Tampico, La Quinta, California, 92253, during normal
business hours.
PLANNING COMMISSION AGENDA 3 SEPTEMBER 22, 2015
PLANNING COMMISSION
MINUTES
TUESDAY, JULY 28, 2015
CALL TO ORDER
A regular meeting of the La Quinta Planning Commission was called to order at 7:02 p.m.
by Commissioner Wright.
PRESENT: Commissioners Blum, Fitzpatrick, and Wright
ABSENT: Commissioner Bettencourt and Chairperson Wilkinson
STAFF PRESENT: Planning Manager Gabriel Perez, Principal Engineer Bryan McKinney,
and Executive Assistant Monika Radeva
Commissioner Fitzpatrick led the Commission in the Pledge of Allegiance.
PUBLIC COMMENT - None
CONFIRMATION OF AGENDA - Confirmed
APPROVAL OF MINUTES
Motion - A motion was made and seconded by Commissioners Fitzpatrick/Blum to approve
the Planning Commission Minutes of July 14, 2015, as submitted. AYES: Commissioners
Blum, Fitzpatrick, and Wright. NOES: None. ABSENT: Commissioner Bettencourt and
Chairperson Wilkinson. ABSTAIN: None. Motion passed.
PUBLIC HEARINGS - None
PRESENTATIONS
1. Saxony Group - The Grand La Quinta.
Mr. Narendra Patel, Owner of Patel Architecture Inc., Palm Desert, CA - introduced
himself and gave a detailed presentation of The Grand La Quinta extended stay
apartment project.
Mr. Martin Dolemo, Owner of Saxony Group, Palm Desert, CA - introduced himself and
explained in further detail the concepts and ideas behind creating the proposed
project.
PLANNING COMMISSION MINUTES 1 JULY 28, 2015
General discussion followed regarding the project with regards to architectural style,
height limitation, the use of water features, parking, amenities, accommodations,
etc. The Commission expressed general support for the project.
BUSINESS SESSION
1. Appointment of two Commissioners to serve on the Development Code Tune Up
Ad -hoc Committee.
Motion - A motion was made and seconded by Commissioners Fitzpatrick/Blum to
appoint Commissioner Wright and Vice Chairperson Bettencourt to serve on the
Development Code Tune Up Ad -hoc Committee, and Commissioner Blum as
alternate. AYES: Commissioners Blum, Fitzpatrick, and Wright. NOES: None. ABSENT:
Commissioner Bettencourt and Chairperson Wilkinson. ABSTAIN: None. Motion
passed.
COMMISSIONER ITEMS
1. Report on City Council meeting of July 21, 2015.
2. Chairperson Wilkinson is scheduled to attend the August 4, 2015, City Council
meeting.
3. The Commission is scheduled to be dark during the month of August, 2015.
DIRECTOR'S ITEMS
1. Verbal update on recent California Water Commission action updating State Model
Water Efficient Landscape Ordinance regulations.
ADJOURNMENT
There being no further business, it was moved and seconded by Commissioners
Fitzpatrick/Blum to adjourn this meeting at 8:47 p.m. AYES: Commissioners Blum,
Fitzpatrick, and Wright. NOES: None. ABSENT: Commissioner Bettencourt and Chairperson
Wilkinson. ABSTAIN: None. Motion passed.
Respectfully submitted,
MONIKA RADEVA, Executive Assistant
City of La Quinta, California
PLANNING COMMISSION MINUTES 2 JULY 28, 2015
PLANNING COMMISSION
STAFF REPORT
DATE: SEPTEMBER 22, 2015
CASE NUMBER: ENVIRONMENTAL ASSESSMENT 2015-0001
SPECIFIC PLAN 2015-0001 (SP 2002-058 AMENDMENT 1)
VILLAGE USE PERMIT 2015-0001
APPLICANT: MARVIN INVESTMENTS, INC.
PROPERTY OWNER: OLD TOWN LA QUINTA, LLC/CITY OF LA QUINTA
REQUEST: ADOPT A RESOLUTION RECOMMENDING CITY COUNCIL
APPROVAL OF SPECIFIC PLAN AMENDMENT AND VILLAGE
USE PERMIT FOR REVISIONS TO THE OLD TOWN LA QUINTA
SPECIFIC PLAN AND PHASE ONE OF THE VILLAS AT OLD
TOWN, A MIXED -USE PROJECT INCLUDING 40
CONDOMINIUMS, 13,000 SQUARE FEET OF COMMERCIAL
SPACE ON APPROXIMATELY 1.68 ACRES., AND FIND THE
PROJECT EXEMPT FROM THE CALIFORNIA ENVIRONMENTAL
QUALITY ACT
CEQA: THE COMMUNITY DEVELOPMENT DEPARTMENT HAS
DETERMINED THAT THIS PROJECT IS EXEMPT FROM
ENVIRONMENTAL REVIEW PURSUANT TO SECTION 15332
(CLASS 32) OF THE CALIFORNIA ENVIRONMENTAL QUALITY
ACT IN THAT THE PROPOSED PROJECT CAN BE
CHARACTERIZED AS IN -FILL DEVELOPMENT.
LOCATION: SOUTH OF CALLE TAMPICO BETWEEN AVENIDA BERMUDAS
AND THE LA QUINTA CIVIC CENTER
RECOMMENDED ACTION
The applicant requests a continuance to the October 13, 2015 Planning Commission
meeting to allow additional time to address project requirements.
Page 1 of 1
DATE:
CASE NUMBER:
APPLICANT:
PROPERTY OWNER:
REQUEST:
LOCATION:
RECOMMENDED ACTION
PH 2
PLANNING COMMISSION
STAFF REPORT
SEPTEMBER 22, 2015
SITE DEVELOPMENT PERMIT 2015-0003
(SDP 2013-926, EXTENSION 1)
LA QUINTA HOUSING AUTHORITY
LA QUINTA HOUSING AUTHORITY
FIRST TIME EXTENSION FOR DEVELOPMENT PLANS FOR THE
FINAL PHASE OF THE WASHINGTON STREET APARTMENTS
SOUTHEAST CORNER OF WASHINGTON STREET AND HIDDEN
RIVER ROAD
Adopt a resolution approving Site Development Permit 2015-0003.
EXECUTIVE SUMMARY
• The approved project consists of the construction of 42 new apartment units
and project improvements for the undeveloped portion of the Washington
Street Apartments.
• The applicant is requesting the first time extension for a period of two -years.
• Staff -recommended revisions to the conditions of approval are minimal and
have been accepted by the applicant.
BACKGROUND/ANALYSIS
The project was originally approved by the Planning Commission on June 25, 2013,
and included a Conditional Use Permit and Site Development Permit. On June 18,
2015, the applicant applied for the first time extension, and is requesting a two-year
extension. This extension, if approved, will extend the approval of the Site
Development Permit to June 25, 2017. The Conditional Use Permit does not have an
expiration date.
There are no changes proposed to the project. The staff -recommended revisions to
the conditions of approval are minimal and limited to updates based on changes in
codes, procedures, and other requirements. All referenced conditions relate to their
Page 1 of 2
renumbered format, as reflected in the recommended conditions. The applicant
accepts the updated Conditions of Approval.
Project Description:
The Washington Street Apartments consists of 72 one -bedroom apartment units
located on approximately 4.7 acres of land. Up until 2007, the community was
located within unincorporated Bermuda Dunes. In 2007, the City of La Quinta
purchased and annexed the community, along with surrounding vacant parcels. The
City's Housing Authority is the current owner of the properties.
The approved project includes the construction of 42 new apartment units and project
improvements such as parking areas, a commons building, a laundry/maintenance
building, and retention/recreation areas (Attachment 1).
AGENCY & PUBLIC REVIEW
Public Agency Review:
This request was sent to all applicable City departments and affected public agencies
on June 24, 2015. All written comments received are on file and available for review
with the Community Development Department. All applicable comments have been
incorporated in the recommended Conditions of Approval.
Public Notice:
This project was advertised in The Desert Sun newspaper on September 11, 2015, and
mailed to all property owners within 500 feet of the site. To date, no comments have
been received from adjacent property owners. Any written comments received will be
handed out at the Planning Commission hearing.
4ZLTJCIT91Z181Q1kIF_14:7141 ATITA
The Community Development Department has determined that the time extension
request has been previously assessed in conjunction with Environmental Assessment
2013-627 prepared for this project. No changed circumstances or conditions are
proposed which would trigger the preparation of subsequent environmental analysis
pursuant to Public Resources Code Section 21166.
Report prepared by: Jay Wuu, AICP, Principal Planner
Report approved for submission by: Gabriel Perez, Planning Manager
Attachment:
1. Previously -approved Washington Street Apartments development plan
Page 2 of 2
PLANNING COMMISSION RESOLUTION 2015 -
A RESOLUTION OF THE PLANNING COMMISSION OF THE
CITY OF LA QUINTA, CALIFORNIA, APPROVING A FIRST
TIME EXTENSION FOR DEVELOPMENT PLANS FOR THE
FINAL PHASE OF THE WASHINGTON STREET APARTMENTS
LOCATED ON THE SOUTHEAST CORNER OF WASHINGTON
STREET AND HIDDEN RIVER ROAD
CASE NUMBER:
SITE DEVELOPMENT PERMIT 2015-0003 (SDP 2013-926 EXTENSION 1)
APPLICANT:
LA QUINTA HOUSING AUTHORITY
WHEREAS, the Planning Commission of the City of La Quinta, California did, on
the 22nd day of September, 2015, hold a duly noticed Public Hearing to consider a
request by the La Quinta Housing Authority for approval of a first extension of time for
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 Planning Commission of the City of La Quinta, California, did on
the 25th day of June, 2013, hold a duly noticed Public Hearing and approved by
adoption of Resolution Numbers 2013-008, -009, and -010, a request by the La Quinta
Housing Authority for approval of a Site Development Permit; and,
WHEREAS, the applicant, on the 18th day of June, 2015, applied for a first time
extension; and,
WHEREAS, the Community Development Department published a public
hearing notice for this request in The Desert Sun newspaper on September 11, 2015, as
prescribed by the Municipal Code. Public hearing notices were also mailed to all
property owners within 500 feet of the site; and,
WHEREAS, at said Public Hearing, upon hearing and considering all testimony
and arguments of all interested persons desiring to be heard, the Planning
Commission did make the following mandatory findings to justify approval of the Site
Development Permit time extension:
Planning Commission Resolution 2015-
Site Development Permit 2015-0003 (SDP 2013-926 Extension 1)
Washington Street Apartments (La Quinta Housing Authority)
Adopted: September 22, 2015
Page 3 of 4
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.
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 Community Development Department has determined that the time
extension request has been previously assessed in conjunction with
Environmental Assessment 2013-627 prepared for this project. No changed
circumstances or conditions are proposed which would trigger the
preparation of subsequent environmental analysis pursuant to Public
Resources Code Section 21166.
4. Architectural Design
The architectural design aspects of the proposed community provide
interest through use of varied roof elements, enhanced building and fagade
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
Planning Commission Resolution 2015-
Site Development Permit 2015-0003 (SDP 2013-926 Extension 1)
Washington Street Apartments (La Quinta Housing Authority)
Adopted: September 22, 2015
Page 3 of 4
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 it does hereby approve a first time extension to June 25, 2017, for
Site Development Permit 2015-0003 (SDP 2013-926 Extension 1), for the reasons set
forth in this Resolution and subject to the attached Conditions of Approval (Exhibit A).
PASSED, APPROVED and ADOPTED at a regular meeting of the La Quinta
Planning Commission held this 22nd day of September, 2015, by the following vote:
AYES:
NOES:
ABSENT:
ABSTAIN:
ROBERT WILKINSON, Chairperson
City of La Quinta, California
Planning Commission Resolution 2015-
Site Development Permit 2015-0003 (SDP 2013-926 Extension 1)
Washington Street Apartments (La Quinta Housing Authority)
Adopted: September 22, 2015
Page 3 of 4
ATTEST:
GABRIEL PEREZ, Planning Manager
City of La Quinta, California
PLANNING COMMISSION RESOLUTION 2015-
CONDITIONS OF APPROVAL - RECOMMENDED EXHIBIT A
SITE DEVELOPMENT PERMIT 2015-0003 (SDP 2013-926 EXTENSION 1)
WASHINGTON STREET APARTMENTS (LA QUINTA HOUSING AUTHORITY)
SEPTEMBER 22, 2015
Page 1 of 21
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 Extension 1 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 expire on June 25, 2017 and shall become null
and void in accordance with La Quinta Municipal Code Section 9.200.080, 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)
Page 1 of 21
PLANNING COMMISSION RESOLUTION 2015-
CONDITIONS OF APPROVAL - RECOMMENDED
SITE DEVELOPMENT PERMIT 2015-0003 (SDP 2013-926 EXTENSION 1)
WASHINGTON STREET APARTMENTS (LA QUINTA HOUSING AUTHORITY)
SEPTEMBER 22, 2015
Page 2 of 21
• South Coast Air Quality Management District Coachella Valley (SCAQMD)
The applicant is responsible for all requirements of the permits and/or clearances
from the above listed agencies. When these requirements include approval of
improvement plans, the applicant shall furnish proof of such approvals when
submitting those improvements plans for City approval.
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. R7-2013-0011 and the State
Water Resources Control Board's Order No. 2009-0009-DWQ and Order No. 2012-
0006-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.
Page 2 of 21
PLANNING COMMISSION RESOLUTION 2015-
CONDITIONS OF APPROVAL - RECOMMENDED
SITE DEVELOPMENT PERMIT 2015-0003 (SDP 2013-926 EXTENSION 1)
WASHINGTON STREET APARTMENTS (LA QUINTA HOUSING AUTHORITY)
SEPTEMBER 22, 2015
Page 3 of 21
3) Wind Erosion Control.
4) Tracking Control.
5) Non -Storm Water Management.
6) Waste Management and Materials Pollution Control.
E. All erosion and sediment control BMPs proposed by the applicant shall be
approved by the City Engineer prior to any onsite or offsite grading,
pursuant to this project.
F. The SWPPP and BMPs shall remain in effect for the entire duration of project
construction until all improvements are completed and accepted by the
City Council.
G. The 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.
Page 3 of 21
PLANNING COMMISSION RESOLUTION 2015-
CONDITIONS OF APPROVAL - RECOMMENDED
SITE DEVELOPMENT PERMIT 2015-0003 (SDP 2013-926 EXTENSION 1)
WASHINGTON STREET APARTMENTS (LA QUINTA HOUSING AUTHORITY)
SEPTEMBER 22, 2015
Page 4 of 21
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 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.
Page 4 of 21
PLANNING COMMISSION RESOLUTION 2015-
CONDITIONS OF APPROVAL - RECOMMENDED
SITE DEVELOPMENT PERMIT 2015-0003 (SDP 2013-926 EXTENSION 1)
WASHINGTON STREET APARTMENTS (LA QUINTA HOUSING AUTHORITY)
SEPTEMBER 22, 2015
Page 5 of 21
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
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.
Page 5 of 21
PLANNING COMMISSION RESOLUTION 2015-
CONDITIONS OF APPROVAL - RECOMMENDED
SITE DEVELOPMENT PERMIT 2015-0003 (SDP 2013-926 EXTENSION 1)
WASHINGTON STREET APARTMENTS (LA QUINTA HOUSING AUTHORITY)
SEPTEMBER 22, 2015
Page 6 of 21
PARKING LOTS and ACCESS POINTS
25. 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. 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) 3.0" a.c./4.5" c.a.b.
Parking Lot & Aisles (High Traffic) 4.5" a.c./5.5" c.a.b.
Page 6 of 21
PLANNING COMMISSION RESOLUTION 2015-
CONDITIONS OF APPROVAL - RECOMMENDED
SITE DEVELOPMENT PERMIT 2015-0003 (SDP 2013-926 EXTENSION 1)
WASHINGTON STREET APARTMENTS (LA QUINTA HOUSING AUTHORITY)
SEPTEMBER 22, 2015
Page 7 of 21
Loading Areas 6" P.C.C./4" c.a.b.
or the approved equivalents of alternate materials.
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. 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
Page 7 of 21
PLANNING COMMISSION RESOLUTION 2015-
CONDITIONS OF APPROVAL - RECOMMENDED
SITE DEVELOPMENT PERMIT 2015-0003 (SDP 2013-926 EXTENSION 1)
WASHINGTON STREET APARTMENTS (LA QUINTA HOUSING AUTHORITY)
SEPTEMBER 22, 2015
Page 8 of 21
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 2013
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
Page 8 of 21
PLANNING COMMISSION RESOLUTION 2015-
CONDITIONS OF APPROVAL - RECOMMENDED
SITE DEVELOPMENT PERMIT 2015-0003 (SDP 2013-926 EXTENSION 1)
WASHINGTON STREET APARTMENTS (LA QUINTA HOUSING AUTHORITY)
SEPTEMBER 22, 2015
Page 9 of 21
Guidance" section of the Public Works Department at the City website (www.la-
guinta.orq). 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).
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.
Page 9 of 21
PLANNING COMMISSION RESOLUTION 2015-
CONDITIONS OF APPROVAL - RECOMMENDED
SITE DEVELOPMENT PERMIT 2015-0003 (SDP 2013-926 EXTENSION 1)
WASHINGTON STREET APARTMENTS (LA QUINTA HOUSING AUTHORITY)
SEPTEMBER 22, 2015
Page 10 of 21
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:
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
Page 10 of 21
PLANNING COMMISSION RESOLUTION 2015-
CONDITIONS OF APPROVAL - RECOMMENDED
SITE DEVELOPMENT PERMIT 2015-0003 (SDP 2013-926 EXTENSION 1)
WASHINGTON STREET APARTMENTS (LA QUINTA HOUSING AUTHORITY)
SEPTEMBER 22, 2015
Page 11 of 21
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 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 orderto 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
Page 11 of 21
PLANNING COMMISSION RESOLUTION 2015-
CONDITIONS OF APPROVAL - RECOMMENDED
SITE DEVELOPMENT PERMIT 2015-0003 (SDP 2013-926 EXTENSION 1)
WASHINGTON STREET APARTMENTS (LA QUINTA HOUSING AUTHORITY)
SEPTEMBER 22, 2015
Page 12 of 21
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.
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.
DRAINAGE
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.
Page 12 of 21
PLANNING COMMISSION RESOLUTION 2015-
CONDITIONS OF APPROVAL - RECOMMENDED
SITE DEVELOPMENT PERMIT 2015-0003 (SDP 2013-926 EXTENSION 1)
WASHINGTON STREET APARTMENTS (LA QUINTA HOUSING AUTHORITY)
SEPTEMBER 22, 2015
Page 13 of 21
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. 06-015 - Underground Retention Basin Design Requirements.
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
Page 13 of 21
PLANNING COMMISSION RESOLUTION 2015-
CONDITIONS OF APPROVAL - RECOMMENDED
SITE DEVELOPMENT PERMIT 2015-0003 (SDP 2013-926 EXTENSION 1)
WASHINGTON STREET APARTMENTS (LA QUINTA HOUSING AUTHORITY)
SEPTEMBER 22, 2015
Page 14 of 21
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. R7-2008-001 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.
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.
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
Page 14 of 21
PLANNING COMMISSION RESOLUTION 2015-
CONDITIONS OF APPROVAL - RECOMMENDED
SITE DEVELOPMENT PERMIT 2015-0003 (SDP 2013-926 EXTENSION 1)
WASHINGTON STREET APARTMENTS (LA QUINTA HOUSING AUTHORITY)
SEPTEMBER 22, 2015
Page 15 of 21
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 tojoint
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.
CONSTRUCTION
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
Page 15 of 21
PLANNING COMMISSION RESOLUTION 2015-
CONDITIONS OF APPROVAL - RECOMMENDED
SITE DEVELOPMENT PERMIT 2015-0003 (SDP 2013-926 EXTENSION 1)
WASHINGTON STREET APARTMENTS (LA QUINTA HOUSING AUTHORITY)
SEPTEMBER 22, 2015
Page 16 of 21
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 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
Page 16 of 21
PLANNING COMMISSION RESOLUTION 2015-
CONDITIONS OF APPROVAL - RECOMMENDED
SITE DEVELOPMENT PERMIT 2015-0003 (SDP 2013-926 EXTENSION 1)
WASHINGTON STREET APARTMENTS (LA QUINTA HOUSING AUTHORITY)
SEPTEMBER 22, 2015
Page 17 of 21
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
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.rvcfre.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
Page 17 of 21
PLANNING COMMISSION RESOLUTION 2015-
CONDITIONS OF APPROVAL - RECOMMENDED
SITE DEVELOPMENT PERMIT 2015-0003 (SDP 2013-926 EXTENSION 1)
WASHINGTON STREET APARTMENTS (LA QUINTA HOUSING AUTHORITY)
SEPTEMBER 22, 2015
Page 18 of 21
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 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
Page 18 of 21
PLANNING COMMISSION RESOLUTION 2015-
CONDITIONS OF APPROVAL - RECOMMENDED
SITE DEVELOPMENT PERMIT 2015-0003 (SDP 2013-926 EXTENSION 1)
WASHINGTON STREET APARTMENTS (LA QUINTA HOUSING AUTHORITY)
SEPTEMBER 22, 2015
Page 19 of 21
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 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.
Page 19 of 21
PLANNING COMMISSION RESOLUTION 2015-
CONDITIONS OF APPROVAL - RECOMMENDED
SITE DEVELOPMENT PERMIT 2015-0003 (SDP 2013-926 EXTENSION 1)
WASHINGTON STREET APARTMENTS (LA QUINTA HOUSING AUTHORITY)
SEPTEMBER 22, 2015
Page 20 of 21
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.
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 Pat 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
Page 20 of 21
PLANNING COMMISSION RESOLUTION 2015-
CONDITIONS OF APPROVAL - RECOMMENDED
SITE DEVELOPMENT PERMIT 2015-0003 (SDP 2013-926 EXTENSION 1)
WASHINGTON STREET APARTMENTS (LA QUINTA HOUSING AUTHORITY)
SEPTEMBER 22, 2015
Page 21 of 21
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.
Page 21 of 21
Washington Street Apartments Phase II, La Quinta
Legal Description
APN: 609-040 028
Le al Descn ton Refer to Title R pdf ,ul e al decn Lon
The lantl ,dent to ine b '1 din the City 0 La Ountp,
County of R'vemd, Stet of Ifend :de—ithedesfcll—
A port on of the South heir & thi, S U half of IM1e Nonh M quads,
(S 1/2 NW 1A) of Seel on 18, Townsh'p 5 S-h, Range 1 East of
IM1e San Bernah— Meridian, antl that portion of Parce1,1 and 2 of
Parcel Map 12323 a: per map reodry d.d in Book 56 page 27, Coun
of Rive,side. Stale of -nomia
Vicinity Map
Project Data
EA:sl g General Plan Designaton: Mod—d-igh Density Resid,ntial
Existing Zoning Designation: High Density Residenllal
E' 99 5 ( PI D s na NIA
E-rLeaD v m
'--d LdU 'M ll f—ly Resdent al
T IGms Site A 224932 s1(515 saes)
T tat Net Sri. A 2.,—ef(116 acres)
Total St. Bu Itl ng Area: Approx 33.404 of (14 9% of Net SU Area)
Total Parking Area: Approx 1&,295 d in 1%of Net Site Area)
Total Parking Area Lendscaping = 4,5145f (24,96 % of t-1 parking area)
Total L-d—ped A,,,: Approx 101,252 sf (411 % of Net Site Area)
Greatest Number of Skinea:Ona
Proposatl Builtling O Floor Area: Approx. 4,975 sf
Proposetl Builtling P Floor Area: Approx 5,655 sf
Pmposetl Building O Floor Area: Approx 4,283,f
".PO:atl Builtling R Floor Area: Approx 5,655 sf
Proposed Builtling S Floor Nea'. Approx 4.263 sf
P .PO:atl Building T Floor Area: Approx. 4,975 If
L... dylMelmenanoe Building Floor Area:Approx 1,098 sf
Commons Builtling Floor Area: App.. 2,480 of
Typical Proposed 1-Betl Unit: Average 683 sf
Greatest Building Height: 26'-0"
Occupancy Cla.sin-ton: R-2, A-3, B
Chri't—tion Type: V-B
Unit Count 42 units
Parking Data
Parking Ratld Required: 1 ]spaces per unit including guest spaces
Parking Ratio Provided: 1 4 spaces Dar unit
%k'k, Re uretl 12s aces
g q P
Park'Provided 515 aces total
9 p
Access Ole Parking Required: 3 spaces (5 0 of total parking provided)
Accessble PeMing Prov tled 5 total sp...o (nciud'ng 1 van space)
Covered Parking PrvAd.d 51 spaces 1ota1
- 52 standard space.
-5acc eine,paws
Project Team
0.-
City M... g,NCiy of la Qpi.0
18-495 cane Tampico
PO BOX 1504
La Ou rile CA 92253
Tel 760 /1/ /108
Contact'. Les JOM1nson
Architect:
gYp[A
UI
2258 1st Avenue
San(ri l9) CA 922
Tel: (66 235-9262
Fax: (619) 235 D—
Conlacl Eno Naslund
Civil Engineer',
The Altura Group
13-710 Fred Waring Drive, Sun, 219
Palm 13—d, CA 9-1)
Tel. (160)346-4]50
Conlacl: James B....
Lend ... pe Architect:
RGA Lend... eArchgects, Inc.
73061 El P.... N210
Palm Doren, CA 92260
TO (760)568-3624
Contact: Ron Gregory
Electrical Engineer:
Electrical 13.egn, Inc.
9565 Waples Street, Suite 205
San Diego, CA 9212,
Tel: (a5B)869-8141
Contact: Eddie —d
ATTACHMENT 1
AP.oRGVED I `.° PU,%!� r;„lu C4A' : ! a: ,E i
ON
BY 3- \ DATE
PESOIla
RECEIVED
MAY 3 0 2013
14TA 'I
COMMUYr11W D OF LAVELOPMUfif
Sheet Index
T51 Index Sheet
C11 Site lrn
CT2 Precl G d'9 PI
9
C13 Preci G tl' PI
11 S Ie Lighting Pl
E 2 S' P '1e Ph 1lan
E 3 Light F'xture Cutr1v—
L-501 Planting Plan
L-5.02 Planting Plan
At EMenor El—tions-Buildings 0 & T
At 3 Ext,dm Elevations-Guilding: P & R
A14 Exledor Elevations-Builtling. P&R
A1.5 Exterior Elevations-Buildinit Q&S
A1fi Ex led., Elevelidns-Builtlings0&S
A18 Exterior Elevations- Common: Builtling
At9 Exterior Elevations -Commons Building
A1.10 Eatenor Eleven- Accessory Structures
Al 11 Rendering
A2.1 Roof Plan - Buildings 0 & T
A22 Roof Plan -Buildings P&ft
A23 Roof Plen-Buildings085
A24 Roof Plan-
Laundry Builtling
A25 Roof Plan- Commons Building
A32 Floor Plan-Buil6ing:P&R
A,S Floor Plan-Builtling.0&S
A A Floor Plan- Laundry Building
A- Floor Plan- Commons Building
L
r-+
Q
a
a�
a�
CIO
c
0
is 2
C: U
1 5192359252 F 6-350522
a�ra,ar_ enen.�em,u �D�)
I
Washington 7�
Street Apts,
Phase II
-r-1 11-1 m
City Managed Clty of
L. Ouinla
Wont -loop
Title Sheet -
Index Sheet
TS1
�4
L • ■. SLY ®!1
i Ni - IR 1[9Y r�YY �
w
--a--aat-
Y�a[�w,aaa�s�ss
.seas
R° V'Y
1P
pwpt=
R
/eAW 9M' i
*PORN
JF
e¢
b.
*PO
mw
P-qu .
K
MUM
r � aLLe a� �rF iwaG l4-atll+
fw�l tlR�i�4�1
�r,.C41JF]Per
�tlreay'. '��
qtl tlr�ltliY p. P! �!Yft
fnR TrF•iQ
9
�Tl -A'RAP ^�[!F!�
rm
IFtl9lbnr
tl tl eYelL RA1 Ri ef[adlG A "M Y �rrr � 11� eitli
S +t
iWIN" UOP
eeeae>n �,Jy
A 9 C 0 149 Q T S
22SI F+r Ar A.AP.o
m M�Ca am
�.r.>b.ar.nv>•_o x. w
z
Imp
waym e�swa wu� � io 4�F taa
iso rwa �® sr fir.} srt
�nra�s y� �Aly
rri � .ei rr pf� iMlW+1�
S xi'y,r = p1idYSi
�ca�m ix+r
g.
STUDIU I
a■4. n. 9 g(. r1
yr4+p`C.rAyf�
TERXBmrmqgmm
LIM
02uwswa 4m --��
O i 4
y. avw pu aa4 sm�m�malf
pi�pipp!
�� uaea• �eaan w� mY f� ��
�o�n, rocs a warn IrrF �fMa
ai.11n9t a _- Ia�PF aa•�
w�ca .c x �• cvu� �+o<xc¢
Al
DJ6RT
STUDIO E
9a� D�po-��al9�
i m9saa m FMUMC4
COLiLY WrrH THE FOLLOYAO LECBD
1. LA QUINT A MUNICIPAL CODE 9.60.160: 25OW HIGH-PRESSURE SODIUM LIGHT
OUTDOOR LIGHTING FIXTURE ON 30" HIGH CONCRETE
2. LA QUINTA MUNICIPAL CODE 9,150.080: I� F1 BASE AND 18' POLE, DARK BRONZE
PARKING FACILITY DESIGN STANDARDS T FINISH. (U.5. ARCHITECTURAL
GHTING
VRS-II-250HPS-MT-I-RALS019-T)
100W HIGH-PRESSURE SODIUM LIGHT
SITE LIGHTING PLAN 0 15' 30' 60' go'
IS
SCALE: 1" = 30'-0" 1" = 30, - O"
STUDIO E
A R C H I T E C T 5
2258 First Avenue
6bn Dlego California 92101
rrpil®3h,tlias�rd�iiectsmm
T 6192359X2 F61925M
(� N
i�ei °eaba,:i,"
Washington
Street Apts,
Phase II
La ruin. Housing
Authority
,e Dolma, cnsxwv�
LIGHTING
t—1
LUMINAIRE SCHEDULE
S,— qy or as 0.
x e'VERSAIU% O VRS2-25S.iw —9 S S. 295 F, a VRS-11,25oRPs RE iArvcULAR PRESSURE CLI H11H
Sq.
STATISTICS
es 1- Symbol Avg n
Ic—.10 + 2a is ,3.5Ic otfc ,a5.01 2a0t
SITE PHOTOMETRIC PLAN 0 15' 30' 60' go'
SCALE: 1" = X-C 1" = 30, — 0"
STUDIO E
A R C H I T E C T S
2258 Fi,,t Avenue
Sbn DIPgo California 92101
rtoil(�Rtutllomrtltliects.mm
T 61924922 F6192MO522
W
LL
^fir
S.i
^W
W
L
VJ
(� eDl
Washington
Street Apts,
Phase II
La Win. Housing
Aumoriry
PHOTOMETRIC
t-1
FIXTURE TYPE "F1"
FIXTURE TYPE "F4"
MO
FIXTURE TYPE "F2"
=awe,
FIXTURE TYPE "F3"
STUDIO E
A F G H I T E C T S
2258 Fi,,t Avenue
6 , Ul , Calitmla 921C7
T 61RM9262 F6192SW22
LL
y-+
L
C
O m
+r c
w
S- m
U
U
Lu
6DI
�ortssp�
ewc�R s
FOF cnu,� �
SttsreetAp�9,ts,"
Phase II
La Q.m. Housing
Authority
raw==
FIXTURE
L.—I)
AREA TABULATIONS
roTAL r>AOBB anE AREA-zzga3z soFr.
LANDSCAPE AREA - APPRox Nn,zsz wFr.
PAPKNG LOT. -1S, 286 fD.FT.
PARNVD LOT FI.AMNG AREA NCLIDNG GREEN eCREC;I WN.L • A58080FT.
IRRIGATION NOTE:
LANOBCPPE 6 A WATEfi OEFICBif OE9rYl TIE INtlOAIION 8Y81EM FOR THS DEFION
WLL USE DRIP FigAl10N ON ALL 9iNB8 AND TREES AND WAIM EFRCBR ROTARY
NOBLES FCR THE LAWN AREAS,
NOTE
SEE SHEETL-5.02 FOR PLANT LEGEND
DECOMPOSED GRANITE NOTES:
T ALL oo TRAL AREAB To BB arAe�®oEcapo®aRANte s/r t�L�s wm+ra Prate,
NETT® AID ROLL®TO A Y OBM1L
2 DECOWOBED GRAMS 3/F IttlIB VAIN n%FINK WETTED AND ROLLED TO A Y DBRL
TO BE PLACED N ALL PLANING AREAS ExGBr LAWK DO SRABB® AREAS AND COBBLE AREAS.
TREE NOTE
ALL lfff8 TO BB BNOI.E IEPDER LOW ER4Npf101VIf1180E 6RANCINO
TO RTAW1 PER ARQCNA NURBBBY BTANDAfDB.
NOTE:
TREE$ PLANE. WALL$ 80EWALKB AID PHNINENr 81NJCTREB OF MA' NW
fAiPLL NOT BB PLANTED, NBTALLED OR NILT N CWN MD USBi EASENENf
OR PoOHf-OFWAY NTRgVf Fi1Hf OBTNfMa AN BICROACIA81f FSiOIA CWD.
NORTH
SCALE: 1" = 30'-0"
GRAPHIC SCALE
CVWD LANDSCAPE APPROVAL
,PaiER `n')"ane P""mn aaanmmpeme'"n woman m.
i�iw �'v lciry"r u�umy).
vq C—
D- RESNauACEr T D—T—Tr oEeAaT—T
STUDIO E
ARCHITECTS
2258 Fl-t Avenue
S.Dbg.Caf�.B21m
noYoeh.10-tibd—
T011252MI'SI
0
Washington
Street
Apartments
Ros—S"e ...k
wave UPaunns
n.
COMMONS
BUILDINGIRETENTION
BASIN
ENLARGEMENT
L-5.01
tll P
�
S' rg
m m
MINNA
i5 •��
ftiMks i
�
anttA
t
wa
IN
AREA TABULATIONS:
TOTAL GROBB S TE AIEA 122119 SOFT.
LANDSCAPE AREA - AP K 10 02 SOFT.
PARY:NO LOT. - T., m SOFT.
PAFKND LOT PLlJIINO AfEA NCLIID.ki tlEEt18CIEHJ WALL - 45&t SOFT.
DECOMPOSED GRANITE NOTES
t ALL DO TR D AFEAB TO BE BrABIR® DECOkPOBED OAANIE3/B' LfNUB WITH ra FTEd
NETT® AND figl®TO A Y OEPM
2 DECOMPOSED GRANITE 31W WM NTIFI 32 MaB. Y rrED AND RDLLFD TO A Y DEPTIR
TO Be RACED IN ALL RANiNO AIEAB E%CEPT LAWN, oo STABI AREAS AID COBBLE AIEA6
TREE NOTE
ALL TIgB ro � BNOLE 1EA094 LOW &WICINO WITH 8DE 6RANCINO
ro TEMAN Fri AIRONA NIlgBHN' erAlDAfDB.
NOTE:
�& RANI, WPIJ$ SCEWALK9 AID PBWVJEM SRWCMiEH of ANY K.D
SNNl NOT SE RAM®. NSrALL® Oq &1LT N CWD AlD IkEN EABEAEITI'
OR TtltlGbFWAY WIRIWf FiRSf OBfAlP1O AN BICIDACFNENf FRCIA CWVD.
PLANT SCHEDULE
l' i-
4
®
®®®®®
IRRIGATION NOTE:
LMDBCAPE 6 A WAIEIi DERCEM OELiW, iTE.NI(LAIKIN 8Y81B1 WR TIiB OE810N
WLL U✓£ DTP RiGATpN ON ALL SHPIlB6 A`O T SAID WATHi EFF10ENf gdfARY
NOZZLES FOP THE LAWN AREAS.
CVWD LANDSCAPE APPROVAL
w>TER
NtoFrTi�I ":""�r..,ob, a wwo
SCALE: i"=30'-0"
GRAPHIC SCALE
— W
Al
sp ,r o
STUDIO E
ARCHITECTS
2268 Fl-t Avenue
S.DTeg.Cdfv .82101
-11,11,fill dibdamm
T61825M FBI
0
Washington
Street
Apartments
R..,— S"e ...k
Group, Inc.
COMMONS
BUILDINGIRETENTION
BASIN
ENLARGEMENT
L-5.02
Few-.
_
�1•!"3T.P�
I+�
_1F—
rm�®
&Aii- 11C ca�-...-.
9®a". ice'
him
AF-1"iI P ..
Mom—
oe...e...:.re+er.w
+b.
n ..
MV
•
•-
- r � "- �
aeaa.v�F
a
_ _
is
�LSY f
r4a
e
-'1'w.i4�T` +irw`a+.r
�4iir
ea
P ruRWi'+�1=re�Y1
ii Jrlr..
�r�
Ib W.. • �_
l9erAaiu YMialeWl>�9
PI.f.._
�...
.�
-
iWlbmAe
STUDI7 E
9O
too* " a"+....
• I
llAPoirrlM
AI
r�
'I
t►Mw[R'ii!
ID
E
CL
iy.rtr,ri �u
t
r-+
e
to
i#iYAY m
;rgeet
►rGPrtm+e+rli
PraS�fM
�fYw�
r;�arawr 5GL[
Pr used Building Y5': Norih Elwation �Bulksing'T' Slm-)
Proposed Bulldi1g V- S+aulh Elevation (6trilding T Slm.)
—1— 4
OF
40
fir
to rr"S'y
7 1 i f IF
7 Proposed Buiclag '0Y: East Elevation (EuNdrrg T Sim.)
Proposed Build�ng V- West Elevation (BuRdiN T Sin)
STUDIO I
WHaNrloom
$best A&t&
LPt6W u
ons.k
EJdkr4or
RL.Ong A 3. 7
Al .2
q �a.�r Fr. �.a �,lrRe��.�. �� oR!•�
j Pmpased 9ulWInq'P: North Elevation (Building'R Sian.)
t
AW
W OL
vi
CL
a)
c
C)
P RIPVLI �*
0
Nl
ST1��110 �
r tl,R.ial�e e�,mi
T e�atur r name
Paamr Ip
r a r r x _,R
a; u - Z_
�uu ff���r
ExWWW
EaoVall m -
Al .3
T.O. Thermal
20'-
T.O.Rl&-HL�h_46
1�63 fl13T IF
TO. P
J,
Ground L-1
Proposed Building'P': East Elevation (Building 'R' Sim.)
�1�1/4- = 1-0-
TO. Thermal T�
2MH�-
T.O. Roof- High ot�
16'3 T-1 13 2
T 0 r 0
it
Proposed Building'P': West Elevation (Building R Sim.)
IF
ol 2' 4' 81 16,
Note:
A—, ladder hooks W b, provided at each thermal tower.
Two ladders are W ba stored on site for —,!� w,d—m located in the M.—I t—,
Proposed Building'Q': North Elevation (Building IS' Sim.)
14"=,'-0"
T.O. Thermal Tor ,
TO Th... I T., d,
n Proposed Building'Q': South Elevation (Building'S' Sim.) n F7 I
Note:
Access lI dder hooks W be provided at each thermal Wwer.
Two ladders are W be stored on site br arressiN Wm, en.m located in the Wermal,ower.
uuay mon;
f�l Proposed Building 'Q': East Elevation (Building 'S' Sim.)
111=111.
T.O. Thermal To
T.O. Roof -High.
16'-3 11132' Y
T.O_PI e h
3
T.O. The al To
_ T.O. Roof -HI h
16'-371132"
T.O_Pla. to h
it
e•. uqn cn•u w.0 uartYmm; tir.b*
P6uibhq's
wt Mmaanawsat.a Mean putraa metroayazentMM
nProposed Building'Q': West Elevation (Building'S' Sim.) n i I
0' 2' 4' 8' 16'
Note:
Access ladder hooks to be provided at each thermal tower.
Two ladders are to ba stored on site for araessitt0 condensers located in the thermal tower.
Proposed Laundry Builclpnsg. NDrth Elevation
4 Proposed Laundry Building: South Elewafion
Proposed Laundry Building. East Elovabon
Proposed Laundry SuilldiN- West Elevation
�— --
OL
F
W
m I
3;
4 14 PP 0 9 0 c I t
--
0�0
W09NOOOM
s4reMt A&t&
Pt6W 11
cft Clva
ewmD" -
LMM*Y
AU
1 Proposed Commons Building: Narh EVevaiton
2 �rc posed Commons Building: ScFulh Elewakion
T 6 {ra.rti
rr
TDB
�T
.a. 4•n a+ e.� b tlwp
" -V.
E4
Iwi�•+lwM
Pmposed Coormons Bullding: East EkNEUm
Ta C.w+a•,
i Ta
ir.a
14Vfe jL
Iw�+rcew s �sw�
16 is 1111��Y
�rcrwiti��E 7
TO Q
—a-$
lr.6 s
Proposed GomniDrxs BLulding: West Elevalion
a r r •a
w,.
.a. 4•n a+ e.� b tlwp
n Typical Metal Fence Elevation
U vz^=ru^
Trash Enclosure: Drive Aisle Elevation
n Living Screen Section
ire^ = 1•A••
Typical Pedestrian Gate Elevation
vz^ = r-o^
do
. . .........
.113
Oz
Metal gutter to match fascia
M
0 Note:
Access lI dder hooks to be provided at each thermal tower.
Two ladders are to be stored on site for accassiig condensers located in the thermal tower.
n Proposed Building 'O': Roof Plan (Building 'T' Sim.) I 1 F� I
a• r a• e• ts•
O�
Metal gale, to match fascia
O Nde:
Access lI dder hooks ro be provided at each thermal rower.
Two ladders are to be stored on site b, accessing condensers located in the thermal tower.
0 Proposed Building 'P': Roof Plan (Building 'R' Sim.) n ��
v<�="
a• z a• e• ,e•
WWI gutter ro match fascia 8' high CMU wall below
0
Concrete seat wall below, ryp.
Painted metal fence below
�.:........r..m..
F I
Line of wall b.1-
-------
I
-- ----
---------
----
W
cu
a_
�r
Q
lv
U)
O
H C
0
c
C7
J
STUDIO E
A R C H I T E C T S
2288 First Avenue
an, Ui California 92101
�i�udi�r�tta�a�m
T 69059M F6190505V
r-r-
'fix.*
Line of wall Below
IF —_____nl _________________________41 ______________III
rr -1r 1r 1r 7 r - 7r-
L— _ — _ — _ —IJ — _ _ _ — _ — _ _ _ _ _JJ _ — _ _ — _ — ----IL - _ — _ — _ — _
I II II II II II II
II
Washington
II II II II II II
Street Apts,
Phase II
CMU wall below In.. wall below Metal gutter ro match fascia Outline of possible A, —solar panels JeC to tzlia
City Manager l City f
O La OuiMa
Note: remgm
Access lI dder hooks ro be provided at each thermal tower.
Two ladders are ro be stored on site for accessing condensers located in the thermal tower. to Roof Pla�aof Pla ass
n -
Proposed Building 'Q': Roof Plan (Building 'S' Sim.) n �� i Building Q & S
h. 2' d' 8' i6' An. 3
I0
Living screen per Land—pe
Scupper to downspout ---
Roof parapet
Roafcricket
"0 membane roof;
Color; whRe
II
I
I 6tantlln9 seam memleraof
Color: champagne tallic
I T
I � I
I
I \
I /
I
I I /
I / '
I i /
I /
'
/ I
: <
s — — — — — — — — — — — — — — -
I\/
Sanding seam metal roof
Color. champagne metallic
Outline of possible future solar panels
Rain chain or copper to planting ar a
Roof valley
Building wallb 1b
O
Note:
Access Iadder hooks to be p—ded at each thermal chimney.
Two ladders am to ba stored on site for accessing condensers located in the thermal chimneys.
n Proposed Laundry Building: Roof Plan n �� I rl�
17= r-6
g' Y d' 8' 16'
0
standing seam metal wa11 to match roof '
li I li
site wall per Landscape be� III
I I I I
auilding wall below
I I I
I I I
Outline of possible WWre solar panels II I I
I I I
I I
Condensers screened by
II I removable louvers
Rain chain or scupper to planting area Il\ Louvered ihemal tower,
26-0 A.F.F.
I
I I
� I
I I
Roof v.Hy \ \
I
II
\ I
I I
I I
\\ I
I I
\ Standing seam metal roof;
r\ Colar: champagne merallic�
� I I
i
I� I
�\ I
I '
I � I
I I I
I �
Standing seam metal roof; r
- - - -
Color: champagne metallic — _ _
----------------------------------------
� Rain chain or scupper to planting area
Fence below O
living screen per Landscape
fO
Note:
Access ladder hooks W be provided at each thermal tower.
Two ladders are W be stored on site br accessiig condensers located in the thermal tower.
Proposed Commons Building: Roof Plan��ICommons Building: Roof Plan
I
17= r-o
6' z d' 8• 16•
STUDIO E
A R C H I T E C T S
2258 First Avenue
van Qego California 92101
�i�adip�rphhe�a.rem
T 69059M F6190505V
O
Washington
Street Apts,
Phase II
r•Aen.— 121141
City Manager I City of
La Oui:
rersscelle remgm
Roof Plan -
Commons
A2.5
E/ Z
0
�— PamW —i —
} ------
- ------
Batlmom
CI
T� Betlroom
CL
T� Betlroom
CL
Betlroom
CC
Cy
Betlroom
CG
Cl
N
T�
T�
Batlmom
N
TN
Bedroom
/
7
,[\ Batrtroom
ICJ Hell
C4
,(1 Bathroom
ST "V HaII
CL
./1 Bathroom
ST YCJ Hall
CI:
.C1 Bathroom
Hall
CI'.
Hall
Hall
CI:
Hall
C4
ST
Cli
h.
ST
ST
,/1 BaMroam
rCJ
ST
ST
c Bahroom
'C/
NB,Nroom
Kitchen
¢ Kitchen
4 Kitchen
p Kitchen
p Kttchen
rc Kitchen`s:
rc Kitchen
I_______
Dinin 4
O O
-. r ______
Dining
O O
a __—
Dinin 8
0 0
r _______
Dnln 9
O O
Dinin g
O O
.
Dm ig
,. 0 0
Olnin 9
0 0
Mach.
00
ri
Mach.
Livl R
1-BD
UNIT
00
cli
LNi R
Ni
1-BD
UNIT
00
cµ
Livl R
N 4
1-BD
UNIT
00
cQ !
Livi R
N�
Y
1-BD
UNIT
00,00
Thermal
tower
above
c4
Li�'�''r R
N u �'I
1-BD
UNIT '�I
cli
Livi Ro
N 4
1-BD
UNIT
00
Uv R
N'ii
1-BD
UNIT
N
Entry
Entry
Entry
f Fntry
�� Enhy
Entry
�' Entry
Porch
Porch
Lino of roof above
Poroh
Porch
18' hgh stainetl
ncrete seat walls, ryp.
Pomh
8' high CMU wall
Porch
Porch
Paintetl metal screen
O
n Proposed Building 'O': Floor Plan (Building 'T Sim.) n �� I %J�
1 114-1'-o.
9' Y d' S' 1.
O
C
0
0
n Proposed Building 'P': Floor Plan (Building 'R' Sim.) n F`� I
a• r a• e• s•
0=
Proposed Building'Q': Floor Plan (Building 'S'Sim.)
9' Y a' 8. 1.
STUDIO E
A R C H I T E C T S
2258 First Avenue
53n CI yo California 92101
ireil�t W io�rchReris.mm
T 69059M F6190505V
O
Washington
Street Apts,
Phase II
�.�.mn., 121141
City Manager I City of
La Oui:
remgm
Floor Plan -
Building Q R S
A3.3
L,mg screen per Landscape
Maintenance Room
e
Outdoor Lounge
0
m
Line of roof above
Rain Main or scupper to planfing area
Painted steel columns, typ,
Proposed Laundry Building: Floor Plan�Proposed Laundry Building: Floor Plan nn g' Y d' 8' i6'
Standing seam metal mil to match roof
- - - - - - - - - - - - - - - - -
- - - - - - - - - - - - - - - - -
Grolto
OW—
Sh—.,
El ITO Ofice
S.— —11 —
FM—
R,im chain or scupper t, plant,
En
-- --------
/// Thermal lower above �
walkways per Landscape
W1,111, MI"', -1h,lll MIHIo...
cmu —11
Kitchen
L 18- high-md wncrete Plumbing/
seat MR, typ. Flre
Outdoor Area :TV
�Meedn9 Room
El E-1
ID
q
Rain chain o .... pp,,Wp),,ti,g,,,
-----------------------------------
--------------
-----------
P.WW stew .1—, typ. ------
----------------- ------------
Planting areas and walkways
p., Land —pa
0 p Proosed Commons Building: Floor Plan
Proposed IF]Ed i
1. z 4' 8. W
cu
_rZ
a_
U)
c:
0
E
0) —0
E 0
U) 0
co
STUDIO I
A R C H I T E C T S
2258 First Avenue
San Diyo Cal iforma 92101
T619059MF6190505V