CC Resolution 2023-007 Jefferson St. Apts - SDP Time Extension 1CITY COUNCIL RESOLUTION 2023 - 007
A RESOLUTION OF THE CITY COUNCIL OF THE CITY
OF LA QUINTA, CALIFORNIA, APPROVING A FIRST
EXTENSION OF TIME FOR THE JEFFERSON STREET
APARTMENTS PROJECT UNDER SITE DEVELOPMENT
PERMIT 2020-0001, LOCATED AT THE SOUTHEAST
CORNER OF JEFFERSON STREET AND PALM CIRCLE
DRIVE
CASE NUMBERS:
SITE DEVELOPMENT PERMIT 2023-0002
EXTENSION NO. 1 FOR SITE DEVELOPMENT PERMIT NO. 2020-0001
APPLICANT: JIM SNELLENBERGER
WHEREAS, the City Council of the City of La Quinta, California did, on April 4,
2023, consider a request by Jim Snellenberger for approval of an extension of time of
Site Development Permit 2020-0001 for the Jefferson Street Apartments, a forty unit
residential apartment project, generally located at the southeast corner of Jefferson
Street and Palm Circle Drive, more particularly described as:
Assessor Parcel Numbers 600-080-041, 600-080-042,
and 600-080-001 through 600-080-009
WHEREAS, the City Council of the City of La Quinta, California did, on February
16, 2021, hold a duly noticed Public Hearing to consider a request by Jim Snellenberger
for approval of the Jefferson Street Apartments, a forty (40)-unit residential apartment
project, generally located at the southeast corner of Jefferson Street and Palm Circle
Drive, and approved said applications; and
WHEREAS, the Design and Development Department has determined that the
request has been assessed in conjunction with Environmental Assessment 2020-0001
prepared for this project for which a Mitigated Negative Declaration and associated
Mitigation Monitoring Program was adopted on February 16, 2021. No changed
circumstances or conditions are proposed, nor has any new information been submitted
which would trigger the preparation of a subsequent environmental review pursuant to
Public Resources Code Section 21166; and
WHEREAS, upon hearing and considering all testimony and arguments, if any, of
all interested persons desiring to be heard, said City Council did make the finding that
the extension of time is justified by the circumstances of the project, pursuant to Section
9.200.080(D) of the Municipal Code; and
Council Resolution No. 2023-007
Site Development Permit 2023-0002 — Extension No 1 for SDP 2020-0001
Project: Jefferson Street Apartments
Adopted: April 4, 2023
Page 2 of 3
WHEREAS, said extension of time is consistent with the findings of Site
Development 2020-0001.
NOW, THEREFORE, BE IT RESOLVED by the City Council of the City of La
Quinta, California, as follows:
SECTION 1. That the above recitations are true and constitute the Findings of
the City Council in this case.
SECTION 2. That the Site Development Permit extension is consistent with the
Mitigated Negative Declaration and associated Mitigation Monitoring Program
(Environmental Assessment 2020-0001) for the project, adopted on February 16, 2021,
and no changed circumstances or conditions are proposed, nor has any new
information been submitted, which would trigger the preparation of a subsequent
environmental review pursuant to Public Resources Code Section 21166.
SECTION 3. That it does hereby approve Site Development Permit 2023-0002
and grant a first extension of time to February 16, 2025, for Site Development Permit
2020-0001, for the reasons set forth in this Resolution and subject to the attached
Conditions of Approval, included as Exhibit A, and incorporated herewith by this
reference.
PASSED, APPROVED, and ADOPTED at a regular meeting of the City of La
Quinta City Council, held on April 4, 2023, by the following vote:
AYES: Councilmembers Fitzpatrick, McGarrey, Pena, Sanchez, and Mayor
Evans
NOES: None
ABSTAIN: None
ABSENT: None
_sl f
LINDA EVANS, Mayor
City of La Quinta, California
Council Resolution No. 2023-007
Site Development Permit 2023-0002 — Extension No 1 for SDP 2020-0001
Project: Jefferson Street Apartments
Adopted: April 4, 2023
Page 3 of 3
ATTEST:
-A4t�2
1
MONIKA RADE A, Cit lerk
City of La Quinta, Calikl4iia
APPROVED AS TO FORM:
kAA
fLLIAM H. IHRK , City Attorney
City of La Quinta, California
COUNCIL RESOLUTION 2023-007 EXHIBIT A
CONDITIONS OF APPROVAL - RECOMMENDED
SITE DEVELOPMENT PERMIT 2020-0001, EXTENSION NO. 1 (SDP 2023-0002)
PROJECT: JEFFERSON STREET APARTMENTS
ADOPTED: APRIL 04, 2023
PAGE 1 OF 17
GENERAL
1. The applicant agrees to defend, indemnify and hold harmless the City of La Quinta
("City"), its agents, officers and employees from any claim, action or proceeding to
attack, set aside, void, or annul the approval of this 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 2020-0001 shall comply with all applicable conditions
and/or mitigation measures for the following related approvals:
Environmental Assessment 2020-0001
Tentative Parcel Map 37891 (TPM2020-0001)
In the event of any conflict(s) between approval conditions and/or provisions of
these approvals, the Design and Development Director shall adjudicate the conflict
by determining the precedence.
3. The Site Development Permit shall expire twenty four months after approval
(February 16, 2025) 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 Planning Division
• 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)
COUNCIL RESOLUTION 2023-007
CONDITIONS OF APPROVAL - RECOMMENDED
SITE DEVELOPMENT PERMIT 2020-0001, EXTENSION NO. 1 (SDP 2023-0002)
PROJECT: JEFFERSON STREET APARTMENTS
ADOPTED: APRIL 04, 2023
PAGE 2OF17
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 General Construction Permit must be
obtained by the applicant; who then shall submit a copy of the Regional Water
Quality Control Board's ("RWQCB") acknowledgment of the applicant's Notice of
Intent ("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. 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 Permittee 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.
4) Tracking Control.
5) Non -Storm Water Management.
6) Waste Management and Materials Pollution Control.
D. All erosion and sediment control BMPs proposed by the applicant shall be
COUNCIL RESOLUTION 2023-007
CONDITIONS OF APPROVAL - RECOMMENDED
SITE DEVELOPMENT PERMIT 2020-0001, EXTENSION NO. 1 (SDP 2023-0002)
PROJECT: JEFFERSON STREET APARTMENTS
ADOPTED: APRIL 04, 2023
PAGE 3 OF 17
approved by the City Engineer prior to any onsite or offsite grading,
pursuant to this project.
E. 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.
F. The provision for the funding and perpetual maintenance and operation of
all post -construction BMPs as required; and the applicant shall execute and
record an agreement that provides for the perpetual maintenance and
operation of all post -construction BMPs is 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. 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.
9. 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
10. 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.
11. 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.
COUNCIL RESOLUTION 2023-007
CONDITIONS OF APPROVAL - RECOMMENDED
SITE DEVELOPMENT PERMIT 2020-0001, EXTENSION NO. 1 (SDP 2023-0002)
PROJECT: JEFFERSON STREET APARTMENTS
ADOPTED: APRIL 04, 2023
PAGE 4 OF 17
12. The public street right-of-way offers for dedication required for this development
include:
A. PUBLIC STREETS
1) Jefferson Street (Major Arterial) — 64 feet from the centerline of
Jefferson Street for a total 128-foot ultimate developed right of way.
13. 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.
14. 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.
15. Where public facilities (e.g., sidewalks) are placed on privately -owned setbacks,
the applicant shall offer for dedication blanket easements for those purposes.
16. 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.
17. Direct vehicular access to Jefferson Street is restricted, except for those access
points identified on the Site Development Permit, or as otherwise conditioned in
these conditions of approval.
18. 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
19. 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.
20. 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.
COUNCIL RESOLUTION 2023-007
CONDITIONS OF APPROVAL - RECOMMENDED
SITE DEVELOPMENT PERMIT 2020-0001, EXTENSION NO. 1 (SDP 2023-0002)
PROJECT: JEFFERSON STREET APARTMENTS
ADOPTED: APRIL 04, 2023
PAGE 5 OF 17
21. The applicant shall remove the No U-Turn sign on Jefferson Street at Vista Grande
for southbound left turn traffic to allow residents at this project to make turn
arounds.
22. The applicant shall design 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.
or the approved equivalents of alternate materials per the City Engineer.
23. 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.
24. 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.
25. 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 qualified engineers.
26. 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 and ACCESS POINTS
27. The design of parking facilities shall conform to LQMC Chapter 9.150 and in
particular the following:
A. The parking space and aisle widths and the double hairpin stripe parking
space design shall conform to LQMC Chapter 9.150.
COUNCIL RESOLUTION 2023-007
CONDITIONS OF APPROVAL - RECOMMENDED
SITE DEVELOPMENT PERMIT 2020-0001, EXTENSION NO. 1 (SDP 2023-0002)
PROJECT: JEFFERSON STREET APARTMENTS
ADOPTED: APRIL 04, 2023
PAGE 6 OF 17
B. Cross slopes should be a maximum of 2% where accessibility is required
including accessibility routes between buildings.
C. Building access points shall be shown on the Precise Grading Plans to
evaluate accessibility issues.
D. Accessibility routes to public streets and adjacent development shall be
shown on the Precise Grading Plan.
E. Parking space 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
spaces and 18 feet with a 2-foot overhang for accessible parking space or
as approved by the City Engineer. One van accessible parking stall is
required per 8 accessible parking stalls.
F. Drive aisles between parking spaces shall be a minimum of 26 feet or as
approved by the City Engineer.
Entry drives, main interior circulation routes, corner cutbacks, bus turnouts,
dedicated turn lanes, 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.
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.
28. 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).
29. The following improvement plans shall be prepared and submitted for review and
approval by the Development Services Division. 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. Precise Grading Plan 1" = 20' Horizontal
B. PM10 Plan 1" = 40' Horizontal
COUNCIL RESOLUTION 2023-007
CONDITIONS OF APPROVAL - RECOMMENDED
SITE DEVELOPMENT PERMIT 2020-0001, EXTENSION NO. 1 (SDP 2023-0002)
PROJECT: JEFFERSON STREET APARTMENTS
ADOPTED: APRIL 04, 2023
PAGE 7 OF 17
C. Erosion Control Plan 1" = 40' Horizontal
D. Final WQMP (Plan submitted in Report Form)
NOTE: A through D 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.
"On -Site Precise Grading" plans shall normally include all on -site surface
improvements including but not limited to finish grades for curbs & gutters, building
floor elevations, wall elevations, parking lot improvements and accessibility
requirements.
30. 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.
31. The applicant shall furnish a complete set of all approved improvement plans on a
storage media acceptable to the City Engineer (currently mylars).
32. 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
COUNCIL RESOLUTION 2023-007
CONDITIONS OF APPROVAL - RECOMMENDED
SITE DEVELOPMENT PERMIT 2020-0001, EXTENSION NO. 1 (SDP 2023-0002)
PROJECT: JEFFERSON STREET APARTMENTS
ADOPTED: APRIL 04, 2023
PAGE 8 OF 17
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
33. Prior to constructing any off -site improvements, the developer shall deposit
securities in accordance with Engineering Bulletin 09-02 or as approved by the
City Engineer.
34. 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.
35. Depending on the timing of the development of this Tentative Tract Map, and the
status of the off -site improvements at the time, the applicant may be required to:
A. Construct certain off -site improvements.
B. Construct additional off -site improvements, subject to the reimbursement of
its costs by others.
C. Reimburse others for those improvements previously constructed that are
considered to be an obligation of this tentative tract map.
D. Secure the costs for future improvements that are to be made by others.
E. To agree to any combination of these actions, as the City may require.
In the event that any of the improvements required for this development are
constructed by the City, the applicant shall, prior to the approval of the Final Map,
or the issuance of any permit related thereto, reimburse the City for the costs of
such improvements.
36. Should the applicant fail to construct the improvements for the development, or fail
to satisfy its obligations for the development in a timely manner, the City shall have
the right to halt issuance of building permits, and/or final building inspections,
withhold other approvals related to the development of the project, or call upon the
surety to complete the improvements.
GRADING
37. The applicant shall comply with the provisions of LQMC Section 13.24.050
(Grading Improvements).
COUNCIL RESOLUTION 2023-007
CONDITIONS OF APPROVAL - RECOMMENDED
SITE DEVELOPMENT PERMIT 2020-0001, EXTENSION NO. 1 (SDP 2023-0002)
PROJECT: JEFFERSON STREET APARTMENTS
ADOPTED: APRIL 04, 2023
PAGE 90F17
38. 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.
39. 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, and
F. A grading bond in a form acceptable to the City, and in an amount sufficient
to guarantee compliance with the grading bond requirements.
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.
40. 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.
41. 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
COUNCIL RESOLUTION 2023-007
CONDITIONS OF APPROVAL - RECOMMENDED
SITE DEVELOPMENT PERMIT 2020-0001, EXTENSION NO. 1 (SDP 2023-0002)
PROJECT: JEFFERSON STREET APARTMENTS
ADOPTED: APRIL 04, 2023
PAGE 10 OF 17
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.
42. Building pad elevations on the precise grading plan submitted for City Engineer's
approval shall conform with pad elevations shown on the preliminary grading plan,
unless the pad elevations have other requirements imposed elsewhere in these
Conditions of Approval, or as approved by the City Engineer.
43. Building pad elevations of perimeter lots shall not differ by more than one foot
higher from the building pads in adjacent developments.
Where compliance within the above stated limits is impractical, the City may
consider alternatives that are shown to minimize safety concerns, maintenance
difficulties and neighboring -owner dissatisfaction with the grade differential.
44. 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 a substantial conformance review.
45. 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.
DRAINAGE
46. Stormwater handling shall conform with the approved hydrology and drainage
report for the Jefferson Apartments project (TPM2020-0001 and SDP2020-0001),
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.
47. 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
COUNCIL RESOLUTION 2023-007
CONDITIONS OF APPROVAL - RECOMMENDED
SITE DEVELOPMENT PERMIT 2020-0001, EXTENSION NO. 1 (SDP 2023-0002)
PROJECT: JEFFERSON STREET APARTMENTS
ADOPTED: APRIL 04, 2023
PAGE 11 OF 17
Design Requirements. More specifically, stormwater falling on site during the 10
year storm in the Village area shall be retained within the development, unless
otherwise approved by the City Engineer. The design storm shall be the 1 hour, 3
hour, 6 hour or 24 hour event producing the greatest total run off.
48. 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.
49. 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.
50. 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.
51. No fence or wall shall be constructed around any retention basin unless approved
by the Planning Manager and the City Engineer.
52. 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.
53. 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).
54. The design of the development shall not cause any increase in flood boundaries
and levels in any area outside the development.
55. The development shall be graded to permit storm flow in excess of retention
capacity to flow out of the development through a designated overflow.
56. Storm drainage historically received from adjoining property shall be received and
retained or passed through into the historic downstream drainage relief route.
COUNCIL RESOLUTION 2023-007
CONDITIONS OF APPROVAL - RECOMMENDED
SITE DEVELOPMENT PERMIT 2020-0001, EXTENSION NO. 1 (SDP 2023-0002)
PROJECT: JEFFERSON STREET APARTMENTS
ADOPTED: APRIL 04, 2023
PAGE 12 OF 17
57. If permitted by the City Engineer, when an applicant proposes discharge of storm
water directly, or indirectly, into the Coachella Valley Stormwater Channel, the
applicant shall execute an indemnification instrument as approved by the City
Engineer and City Attorney. Additionally, the applicant shall pay for all costs of
sampling and testing associated with the development's drainage discharge which
may be required under the City's NPDES Permit or other City or area -wide
pollution prevention program, and for any other obligations and/or expenses which
may arise from such discharge. The indemnification shall be executed and
furnished to the City prior to the issuance of any grading, construction or building
permit, and shall be binding on all heirs, executors, administrators, assigns, and
successors in interest in the land within this site development permit excepting
therefrom those portions required to be dedicated or deeded for public use. If such
discharge is approved for this development, the applicant shall make provisions
for meeting these obligations.
58. 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. R7-2013-0011.
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. R7-2013-0011.
B. The applicant shall implement the WQMP Design Standards per
(CRWQCB-CRB) Region Board Order No. R7-2013-0011 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.
l ITII ITIF4
59. The applicant shall comply with the provisions of LQMC Section 13.24.110
COUNCIL RESOLUTION 2023-007
CONDITIONS OF APPROVAL - RECOMMENDED
SITE DEVELOPMENT PERMIT 2020-0001, EXTENSION NO. 1 (SDP 2023-0002)
PROJECT: JEFFERSON STREET APARTMENTS
ADOPTED: APRIL 04, 2023
PAGE 13 OF 17
(Utilities).
60. 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.
61. 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.
62. 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
63. 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
64. The applicant shall comply with LQMC Sections 13.24.130 (Landscaping
Setbacks) & 13.24.140 (Landscaping Plans).
65. Landscape and irrigation plans for landscaped lots and setbacks, medians,
retention basins, and parks shall be signed and stamped by a licensed landscape
architect.
66. All new and modified landscape areas shall have landscaping and permanent
COUNCIL RESOLUTION 2023-007
CONDITIONS OF APPROVAL - RECOMMENDED
SITE DEVELOPMENT PERMIT 2020-0001, EXTENSION NO. 1 (SDP 2023-0002)
PROJECT: JEFFERSON STREET APARTMENTS
ADOPTED: APRIL 04, 2023
PAGE 14 OF 17
irrigation improvements in compliance with the City's Water Efficient Landscape
regulations contained in LQMC Section 8.13 (Water Efficient Landscape).
67. Lighting plans shall be submitted with the final landscaping plans for a
recommendation to the Planning Manager for his approval. Exterior lighting shall
be consistent with LQMC Section 9.100.150 (Outdoor Lighting). All freestanding
lighting shall not exceed 18 feet in height, and shall be fitted with a visor if deemed
necessary by staff to minimize trespass of light off the property. The illuminated
carports shall be included in the photometric study as part of the final lighting plan
submittal.
68. All water features shall be designed to minimize "splash", and use high efficiency
pumps and lighting to the satisfaction of the Community Development Director.
They shall be included in the landscape plan water efficiency calculations per
Municipal Code Chapter 8.13.
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 Design and Development Department, in accordance with the Final
Landscape Plan application process. Planning Manager approval of the final
landscape plans is required prior to issuance of the first building permit unless the
Planning Manager determines extenuating circumstances exist which justifies an
alternative processing schedule.
NOTE: Plans are not approved for construction until signed by the appropriate City
official, including the Planning Manager and/or City Engineer.
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. The final design of the perimeter landscaping, particularly the perimeter wall, shall
be included with the Final Landscape Plan submittal.
CONSTRUCTION DRAWINGS
73. Plans shall be prepared to the applicable code at the time of submittal for building
permit. As of January 1, 2020, these are the 2019 California Building Codes.
COUNCIL RESOLUTION 2023-007
CONDITIONS OF APPROVAL - RECOMMENDED
SITE DEVELOPMENT PERMIT 2020-0001, EXTENSION NO. 1 (SDP 2023-0002)
PROJECT: JEFFERSON STREET APARTMENTS
ADOPTED: APRIL 04, 2023
PAGE 15 OF 17
74. Provide Means of Egress Analysis detailing the Exit Access, the Exit and the Exit
Discharge, including dimensioning widths and paths of egress travel, door
hardware, occupant loads, rated construction, and accessible egress signage.
75. Provide Fire -Resistance Rating for Building Elements Table showing how the
proposed construction will comply with Table 601 and 602 for building elements
and exterior wall ratings, and Table 705.8 for opening protection requirements.
CBC 601, 602 and 705.
76. Provide accessibility matrix demonstrating compliance with Chapter 11A for
Covered Multifamily Housing Accessibility. Plans shall also be prepared for both
interior and exterior accessibility features as required by Chapter 11A but also
Federal Design Standards such as Fair Housing Act.
77. Photovoltaic Requirements. All low-rise residential buildings shall have a
photovoltaic (PV) system meeting the minimum qualification requirements as
specified in Joint Appendix JA11, with annual electrical output equal to or greater
than the dwelling's annual electrical usage as determined by Equation 150.1-C of
Section 150.1(c)(14) under the prescriptive approach or Section 150.1(b)(1) under
the performance approach compliance method's.
78. LOW-RISE RESIDENTIAL BUILDING is a building, other than a hotel/motel that is
Occupancy Group R-2, multifamily, with three habitable stories or less.
79. The provisions of California Green Building Standards Code outline planning,
design and development methods that include environmentally responsible site
selection, building design, building siting and development to protect, restore and
enhance the environmental quality of the site and respect the integrity of adjacent
properties, please provide compliance information on plans as applicable. Include
planning and design requirements of division 4.1, and the applicable water
efficiency and conservations and the material conservation and resource efficiency
for exterior items of division 4.3, and 4.4 respectfully, and environmental quality
division 4.5.
80. Additional comments may be required based on further information being provided
for review. Although this is not a complete review for building permit, these items
are being offered to help expedite the review and approval of your project during
the permitting stage.
81. Fire Hydrants and Fire Flow: Provide water system plans to show there exists or
proposed improvements of fire hydrant(s) capable of delivering the minimum fire
flow, per CFC Appendix B Table B105.1 and Table B105.2 as amended by LQMC,
within 400 feet to all portions around the proposed structure. Minimum fire hydrant
COUNCIL RESOLUTION 2023-007
CONDITIONS OF APPROVAL - RECOMMENDED
SITE DEVELOPMENT PERMIT 2020-0001, EXTENSION NO. 1 (SDP 2023-0002)
PROJECT: JEFFERSON STREET APARTMENTS
ADOPTED: APRIL 04, 2023
PAGE 16 OF 17
location and spacing shall comply with the CFC and NFPA 24. Reference 2016
California Fire Code (CFC) 507.5.1.
a. Transportation Hydrants: Where new water mains are extended along
streets where hydrants are not needed for protection of structures or
similar fire problems, fire hydrants shall be provided at spacing not to
exceed 1,000 feet to provide for transportation hazards. (CFC Table
C102.1 ft nt c.)
82. Fire Department Access: Access roads shall be provided to within 150 feet to all
portions of all buildings and shall have an unobstructed width of not less than 24-
feet exclusive of curb -side parking, bike lanes and other roadway features. The
construction of the access roads shall be all weather and capable of sustaining
40,000 lbs. over two axles for areas of residential development and 60,000 lbs.
over two axels for commercial developments. Ref. CFC 503.1.1 and 503.2.1 as
amended by the City of La Quinta. a. Fire Lane marking: Identification and marking
of fire lanes, including curb details and signage shall be in compliance with
Riverside County Fire Department Standards.
83. Requests for installation of traffic calming designs/devices on fire apparatus
access roads shall be submitted and approved by the Office of the Fire Marshal.
Ref. CFC 503.4.1
84. Phased Construction Access: If construction is phased, each phase shall provide
approved access for fire protection prior to any construction. Ref. CFC 503.1
85. Fire Sprinkler System: All Residential buildings, and buildings with an area of 3,600
square feet or larger are required to have an approved Automatic Fire Sprinkler
System installed by the CA Building and Fire Codes. System type and design
requirements shall be in compliance with applicable codes and NFPA standards.
86. Fire Alarm and Detection System: A water flow monitoring fire alarm system will be
required. Ref. CFC 903.4, CFC 907.2 and NFPA 72 7.
87. Knox Box and Gate Access: Buildings shall be provided with a Knox Box for
service/utility areas. The Knox Box shall be installed in an accessible location
approved by the Office of the Fire Marshal. All gates shall be provided with Knox
access. Electronically operated gates shall be provided with Knox key devices and
automatic sensors for access. Ref. CFC 506.1
88. Addressing: A building and unit numbering plan shall be submitted for review by
Building and Fire. *This may be the sample 4'x4' Facility Map noted in comment
COUNCIL RESOLUTION 2023-007
CONDITIONS OF APPROVAL - RECOMMENDED
SITE DEVELOPMENT PERMIT 2020-0001, EXTENSION NO. 1 (SDP 2023-0002)
PROJECT: JEFFERSON STREET APARTMENTS
ADOPTED: APRIL 04, 2023
PAGE 17 OF 17
2.b. **May be addressed during construction permitting. These comments are
preliminary and further review will occur upon receipt of construction plans.
Additional requirements may be required based upon the adopted codes at the
time of submittal.
PUBLIC SERVICES
89. The applicant shall provide public transit improvements if required by SunLine
Transit Agency and approved by the City Engineer.
MAINTENANCE
90. The applicant shall comply with the provisions of LQMC Section 13.24.160
(Maintenance).
91. The applicant shall make provisions for the continuous and perpetual maintenance
of perimeter landscaping up to the curb, common areas, access drives, sidewalks,
and stormwater BMPs.
FEES AND DEPOSITS
92. 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.