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Prepared for:
WEST
WSL La Quinta, LLC
5796 Armanda Drive, Suite 300
Carlsbad, California 92008
(760)602-5769
Prepared by:
MSA Consulting, Inc.
34200 Bob Hope Drive
Rancho Mirage, California 92270
(760)320-9811
APPPOVED V CITY COUNCIL
ons vvo
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RES044_ - / �� .-.
CASE NO. OjA L� j
LA PALO MA
Specific Plan FILE COPY
City of La Quinta
Specific Plan No. 2004-071 Amendment No -1
Adopted July 19, 2011
Resolution Number 2011-061
Resolution Number 2011-062
Prepared For:
W ESTI ivi ng
WEST SENIOR LIVING LA QUINTA, LLC
6005 Hidden Valley Road, Suite 215
Carlsbad CA 92011
(760) 496-7440
Prepared By:
MSA CONSULTING, INC.
34200 Bob Hope Drive
Rancho Mirage, California 92270
(760) 320-9811
LA PALOMA
Specific Plan 2004-071
Amendment N0.1
Table of Contents
INTRODUCTION —I
Purpose...........................................................................................1
Executive Summary .........................................................................2
TheProcess.....................................................................................3
Relationship to Other Agencies.......................................................3
Relationship to General Plan...........................................................4
II. SPECIFIC PLAN
Project Description.........................................................................14
Art in Public Places........................................................................15
Infrastructure Phasing....................................................................16
GradingConcept............................................................................16
ErosionControl..............................................................................16
SWPPP / NPDES / PM 10.............................................................17
Hydrology.......................................................................................19
FloodControl.................................................................................19
On Site Storm Water Design..........................................................19
Nuisance Water.............................................................................19
Utilities...........................................................................................20
III.LAND USE PLAN
LandUse.......................................................................................25
Development Standards................................................................25
Residential Development Standards..............................................26
Deviations requested from Zoning Ordinance................................27
Additional Development Standards................................................28
Specific Plan Minor Modifications..................................................28
Specific Plan Amendment..............................................................29
Modifications to Approved Grading Plan........................................29
Parking..........................................................................................29
Carports.........................................................................................30
Fencingand Walls.........................................................................30
Lighting..........................................................................................30
Adopted July 19, 2011
IV. CIRCULATION
Overview........................................................................................ 33
Off Site Circulation.........................................................................33
On Site Circulation.........................................................................33
Public Transportation.....................................................................33
V. LANDSCAPE
Landscape Concepts.....................................................................36
Signage.........................................................................................36
General Architectural Theme.........................................................36
Adopted July 19, 2011
LIST OF EXHIBITS
Exhibit1
Vicinity Map................................................................................... 5
Exhibit 2
Aerial Photograph........................................................................... 6
Exhibit3
USGS Map..................................................................................... 7
Exhibit4
Site Plan......................................................................................... 8
Exhibit 5
City Zoning Map............................................................................. 9
Exhibit 6
City General Plan Map...................................................................10
Exhibit 7A
Site Photos 1..................................................................................11
Exhibit7B
Site Photos II.................................................................................12
Exhibit8
FEMA Map....................................................................................13
Exhibit 9
Preliminary Grading Plan.............................................................18
Exhibit 10
Preliminary Hydrology Plan..........................................................22
Exhibit 11
Existing Utilities............................................................................23
Exhibit 12
Preliminary Water and Sewer.......................................................24
Exhibit 13
Wall Fence and Monument Exhibit..............................................31
Exhibit 14
Lighting Plan................................................................................32
Exhibit 15A
Washington Street Cross Sections...............................................34
Exhibit 15B
Avenue 50 Street Cross Sections................................................35
Exhibit16
Plant Palette................................................................................37
Exhibit 17
Overall Landscape Plan...............................................................38
Exhibit 18
Typical Cottage Landscape..........................................................39
Exhibit 19
Washington Street Plan View Landscape....................................40
Exhibit 20
Avenue 50 Plan View Landscape................................................41
Exhibit 21
Architectural Perspective.............................................................42
Exhibit 22
Main Building Floor Plan 15' Floor................................................43
Exhibit 23
Main Building Floor Plan 2nd Floor................................................44
Exhibit 24
Main Building Elevations..............................................................45
Exhibit 25
Cottage Al Floor Plan and Elevation...........................................46
Exhibit 26
Cottage A2 Floor Plan and Elevation...........................................47
Exhibit 27
Cottage B Floor Plan and Elevation.............................................48
Exhibit 28
Monument and Directional Sign...................................................49
iii Adopted July 19, 2011
APPENDIX
Appendix One .......................................................... General Plan Analysis
Appendix Two ......................... Previously Adopted Resolutions/Ordinances
Appendix Three...........................................................Adopted Resolutions
Resolution Number 2011-061
Resolution Number 2011-062
iv Adopted July 19, 2011
La Paloma Specific Plan 2004-071 _ City of La Quinta
Amendment No.1
SECTION I INTRODUCTION
PIIRPngF
The purpose of this Specific Plan is to set forth the detailed development
principles, guidelines, and programs to facilitate the development of a 14 +/- acre
site located at the northeast corner of Washington Street and Avenue 50 in the
City of La Quinta. (Exhibit 1 — Vicinity Map). The project is designed and will be
managed as a multi -unit premier senior community. The community will consist
of independent living, assisted living and memory care units. Approval for the La
Paloma development on a 20 acre site has been acquired pursuant to the
adoption of Resolution 2004-152 for Specific Plan 2004-071 on December 7,
2004, This Specific Plan Amendment proposes development standards only for
the northerly 14 acre site and removing the south 7 acre site of Avenue 50 from
the Specific Plan. The project as previously approved will remain as a senior
retirement community. The south parcel will revert to the underlying standards
for the Residential Medium (RM) zoning. The owner/applicant is not the owner of
the south parcel and has no control or influence with respect to what may be
proposed or developed in the future.
This Specific Plan is intended to meet the requirements for a Specific Plan as set
forth in State law and City of La Quinta regulations. The State authorizes cities
and counties to adopt Specific Plans as appropriate in implementing their
General Plans. Such a plan is to include the detailed regulations, conditions,
programs, and any proposed legislation that is necessary for the systematic
implementation of the General Plan. The Specific Plan provides the linkage
between the General Plan (and the general goals and policies of the City) and
the detailed implementation of that plan with tools such as zoning ordinances,
subdivision ordinances, and the like. The Government Code (Section 65451)
sets forth the minimum requirements of a Specific Plan and states:
"A Specific Plan shall include a text and diagram or diagrams which
specify all of the following in detail:
1. The distribution, location and extent of the uses of land, including
open space, within the area covered by the plan.
2. The proposed distribution, location and extent an intensity of major
components of public and private transportation, sewage, water,
drainage, solid waste disposal, energy, and other essential
facilities proposed to be located within the area covered by the
plan and needed to support the land uses described by the plan.
3. Standards and criteria by which development will proceed, and
standards for the conservation, development, and utilization of
natural resources, where applicable.
- 1 - Adopted July 19, 2011
La Paloma Specific Plan 2004-071 City of La Quinta
Amendment No.1
4. A program of implementation measures including regulations,
programs, public works projects, and financing measures
necessary to carry out paragraphs (1), (2), and (3).
The establishment of specific performance, design, and development standards
is set forth to guide the development of the subject property in such a way as to
implement the General Plan while maintaining some flexibility to respond to
changing conditions which may be a factor in any long term development
program.
The document also acts to augment the City's Zoning Ordinance by providing
particular design guidelines, a tailored list of allowable, conditionally allowable,
and prohibited uses for the site, and unique development standards. The site
plan, architectural and landscape illustrations in the Specific Plan establish a
design theme with detailed perspectives. These illustrations are conceptual and
do not constitute precise pre -construction drawings.
EXECUTIVE SUMMARY
La Paloma is a proposed full service retirement community located on
approximately 14+/- acres on the northeast corner of Washington Street and
Avenue 50 in the City of La Quinta (Exhibit 2 — Aerial Photograph). The General
Plan designation of the site is RMH/Medium High Density Residential (pursuant
to the adoption of Resolution 2004-150). See Exhibit 6 — General Plan Map. The
Zoning designation is RMH/Medium High Density Residential (pursuant to the
adoption of Ordinance No. 413). See Exhibit 5 Zoning Map.
The project site fronts Washington Street which is designated by the City's
General Plan as a major arterial, and abuts Avenue 50 designated as a primary
arterial. The site is vacant and generally flat and has been grubbed and leveled
in the past. The site was previously entitled for single-family subdivision in the
early 1990's but the entitlements lapsed.
Property to the immediate east is the CVWD evacuation channel. Further east
on the far side of the channel is the City Park and Sports Complex as well as the
La Quinta Middle School and single family residences. Surrounding property to
the north is subdivided and mostly developed with single family residences &
directly west across Washington is La Quinta County Club. Property to the south
is vacant and zoned for Medium Density Residential. Site photos are illustrated
on Exhibits 7A and 7B.
The project will operate as a multi -unit residential community catering to older
adults desiring access to various on-site services. Programs and services such
as dining, housekeeping, laundry, transportation, social and recreational
activities are provided on-site. La Paloma will utilize a "supportive living" approach
to provide services in a home environment, blending in the latest knowledge and
2 Adopted July 19, 2011
La Paloma Specific Plan 2004-071 _ City of La Quinta
Amendment No.1
expertise from the various long-term disciplines (Exhibit 4 Site Plan). Additionally the
project site will be environmentally responsible and will take steps both during and after
construction to insure minimal impact to the surrounding neighborhood and a positive
long term impact on those that will reside and work at La Paloma. Residents of La
Paloma will be charged an entry fee based on the unit type selected and a monthly fee
that will be determined on the service needs and desire of the patient. There will be no
independently owned units within the project.
The Environmental Conservation Element of the General Plan identifies the site as
having no significant issues constraining the property.
THE PROCESS
The purpose of a Specific Plan is to provide a detailed plan for a selected area
within the City for the purpose of implementing the General Plan. The Specific
Plan outlines and directs all facets of development for the site. The standards of
development delineated in this Specific Plan create a link between the General
Plan and Zoning Ordinance. Implementation of the Specific Plan is intended to
carry out the goals and polices contained in the La Quinta General Plan in an
orderly fashion.
The project will require approvals from the City of La Quints for amendments to
the Site Development Permit and to the Specific Plan. Each of these
applications shall be consistent with the previously approved Specific Plan
document. In addition the City will review the building construction documents
which must also be consistent with the Specific Plan and Site Development
Permit approvals.
The project and the various applications that are necessary to complete the
entitlement process shall be consistent with the ordinances, policies, and
regulations of the City of La Quinta unless otherwise approved within this
Specific Plan.
RELATIONSHIP TO OTHER AGENCIES
In addition to the approvals and actions on the part of the City, permits will be
needed from the Coachella Valley Water District (CVWD) for connection to water
and sewer lines. Other infrastructure extensions or connections will be required
by the Imperial Irrigation District for electrical power, Verizon for telephone
service, Southern California Gas Company for natural gas, and Time Warner
Cable for cable TV service.
Coachella Valley Water District controls a portion of the slope area adjacent to
Avenue 50. They control any drainage into the channel and any alterations or
landscape of its property.
- 3 - Adopted July 19, 2011
La Paloma Specific Plan 2004-071 _City of La_ qu_inta
Amendment No.1
A skilled nursing facility component was previously proposed and would have
required State approvals. This component has since been eliminated and State
OSHPOD approval is no longer necessary.
The assisted living and Alzheimer/dementia segments of the community will be
licensed by the California State Department of Social Services as Residential
Community for the Elderly (RCFE).
RELATIONSHIP TO THE GENERAL PLAN
All development within La Paloma Specific Plan shall be consistent with the
provisions of the La Quinta General Plan. The proposed General Plan Land Use
for the site is shown in Exhibit 6.
Among the important provisions of the General Plan that will be implemented
upon the development of La Paloma include:
• Land Use - The General Plan suggests that the appropriate locations for
Medium High Density Residential Uses include areas where planned
community facilities, major vehicular transportation system access,
appropriately sized utilities, commercial services and employment uses are
easily available, and where adjacent development is compatible.
• Land Use - Medium High Density Residential Uses should be located close to
park/open space uses such as neighborhood and community parks, schools
or other recreational facilities.
• Land Use - Medium High Density Uses can be used to buffer lower density
residential uses from commercial facilities and arterial roadways.
• Circulation - The Circulation Element of the General Plan outlines the design
and location of required street improvements to complete the transportation
system in the City. La Paloma will complete the unfinished portions of two
important links in the City's circulation network: Washington Street and
Avenue 50. Possible improvements may be sidewalks, bicycle links, bus
stops, and signal improvements.
• Roadway Image Corridors - In addition to roadway improvements, the project
will implement special roadway corridor improvements which will evoke the
unique identity and character sought by the City of La Quinta. Washington
Street is identified as a Primary Image Corridor and Avenue 50 is shown as a
Secondary Image Corridor.
• Water Quantity and Quality -The Specific Plan outlines the use of drought
tolerant planting and irrigation techniques and incorporates a grading concept
designed to detain stormwater on site.
• Infrastructure - The Specific Plan incorporates plans to complete the
infrastructure that lies adjacent to the project site.
- 4 - Adopted July 19, 2011
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245 Fischer Avenue
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Costa Mesa
California 92626
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La Paloma Specific Plan 2004-071
Amendment No.1
SECTION II SPECIFIC PLAN
PROJECT DESCRIPTION
of La Quinta
The project site consists of a 14 acre parcel located on the northeast corner of
Washington Street and Avenue 50 in the City of La Quinta. The site is currently
vacant but has been cleared and grubbed. It was previously approved for the
development of a single family tract of houses (Tentative Tract Map 26148) in
the late 1980's and the approval was extended into the early 1990's. However
the entitlements were allowed to lapse. The project site abuts a mostly built out
established tract of single family homes which take access from Washington
Street at Sagebrush Avenue.
La Paloma is a proposed full service retirement community complex that will offer
208 living units to older adults. There will be 117 units of independent living, 20
cottages, 54 units of assisted living and 17 dementia Alzheimer units for
residents to choose from. The project will have one and two story buildings with
a maximum height of 25 feet. Cottage units are spread around the outside of the
project to reduce the height at the edges of the property. The independent living
section will act similar to a hotel with a formal drive to the front drop off area. The
operation of La Paloma will be a residential setting that provides and coordinates
housing, basic and personal care services, 24 hour supervision, social activities
and health related services to all 3 unit types. The project is designed and will be
operated to accommodate individual resident choice of activities and interest, as
well as, personal and health care needs.
Using an Equivalent Unit basis for determining the project density, the maximum
resident population based on available beds is 261 persons and maximum staff
shift is 52. Using the City standard of 2.85 persons per unit, the equivalent
density is 110 units, or 7.85 units per acre.
A full scale of on-site amenities will be provided to residents. Outdoor activities
will include a pool, putting course, dog park, gardening areas, a covered bar and
barbeque with dancing area. Indoor amenities will consist of a library, computer
center, activity rooms, billiards, salon, fitness center, bistro, wine bar and dining
room. Nutrition, diet and exercise consulting will also be available. Daily
scheduled and on-call transportation services to dining, shopping, and
appointments will be made available to serve residents needs. The assisted
living will have its own dining room and activity spaces. The dementia portion of
the community is a secured setting with electronically controlled ingress and
egress. The building will have an enclosed garden and a large great room for
activities and dining that will include a country kitchen for both staff and
residents. The assisted living and Alzheimer/dementia segments of the
community will be licensed by the California State Department of Social Services
as a Residential Community for the Elderly (RCFE).
- 14 - Adopted July 19, 2011
La Paloma Specific Plan 2004-071 _ City of La Gluinta
Amendment No.1
The complex will have a staff of approximately 96 full time equivalent employees.
La Paloma will run a three -shift operation to provide around the clock coverage
care for residents. The largest shift will consist of 52 people and will staff the
community during the normal weekday period (business hours). During the
evening shift the number of employees will drop to approximately 32 people
while approximately 12 will work overnight shifts. Staff positions will include
administration, trained nursing staff (RN/LVN), housekeeping, dining services,
building and grounds maintenance.
La Paloma will be an environmentally sustainable community that will help
facilitate and encourage health and wellness for residents and employees. The
project will create community connectivity through access to public
transportation, and encourage carpooling of employees. Recycling within the
project through the use of collection bins will also be encouraged. Water and
energy efficiencies will be implemented through out the project by using high -
efficiency, low flow rate plumbing fixtures and Energy Star rated appliances.
Architectural features, such as color, materials, and shading devices will also
reduce the projects energy demands. Landscaping will meet or exceed CVWD
water budget requirements.
Parking for the facility is primarily located directly off the perimeter drive. The
perimeter drive is proposed to provide fire and safety equipment access as well
as servicing to the complex. The site plan complies with required landscape
setbacks on both Washington Street and Avenue 50 and employs a single
vehicular access from each street to the site. These standards are consistent
with the adopted image corridors established in the General Plan. The site is
irregular in shape and the development is constrained by the shape, as well as
the additional street dedication on Washington to comply with the General Plan
and the staff request for additional right-of-way to accommodate a dedicated
right turn lane. The project proponent previously dedicated full General Plan
Right -of- Way for both streets.
The two story buildings are located a minimum of 75 feet from the existing
single-family homes located on the south side of Saguaro Street.
The proposed cottage locations require a minor variation from the 15 foot
setback to the rear of the housing units by asking for a minimum setback of 12 1/2
feet but the overall average meets the Zoning Ordinance requirement.
ART IN PUBLIC PLACES
The requirement for Art in Public Places will be satisfied in accordance with
Chapter 2.65 of the La Quinta Municipal Code.
- 15 - Adopted July 19, 2011
La Paloma Specific Plan 2004-071
Amendment No.1
INFRASTRUCTURE PHASING
City of La Quinta
The infrastructure improvements required in conjunction with this development will all be
installed and completed prior to occupancy of the facility. All of the adjacent
infrastructure improvements adjacent to the site will be improved with the initial
development of the property.
GRADING / DRAINAGE / FLOOD CONTROL
The site will be mass graded and it is anticipated that there will be an export of material
from the site, as the property on the south side of Avenue 50 is noticeably low. There
may be an opportunity to equalize the two sites and minimize the number of truck trips
needed. Due to the sensitivity of the neighbors along Saguaro Street, the building pad
elevations will be established at an elevation of 47 feet, which ranges from level with up
to 5 feet lower than the adjacent homes to the north of the campus site. Overall it is
anticipated that approximately 15,000 cubic yards of export material will be moved from
the site. Stormwater, including that from a 100 -year event will be stored on site in
underground retention facilities. As an alternative, a regional assessment could be
undertaken to determine the feasibility of discharging flows into the channel after first
flush. To do this the City and CVWD would have to see an analysis that showed there
was adequate capacity in the channel when the subject property was discharging storm
flows.
Due to the adjacent Evacuation Channel, CVWD has noted that the channel water
surface elevation is established at 48 feet (above sea level). They will require that the
site development plan and street improvement plans for Avenue 50 are designed and
constructed to contain a water surface elevation of 50 feet in order to maintain channel
integrity. The Preliminary Grading Plan is shown in Exhibit 9.
EROSION CONTROL
The grading operations shall include adequate provisions for wind and water erosion
control both during as well as after grading operations have ceased. The details of
erosion control shall be included in the project's Storm Water Pollution Prevention Plan
(SWPPP) and PM 10 Plan.
Prewatering - The site shall be prewatered to a depth of three feet prior to the onset
of grading operations.
During Grading - Once grading has commenced, and until grading has been
completed, watering of the site and/or other treatment(s) determined to be
appropriate shall be ongoing.
Post Grading - All disturbed areas shall be treated to prevent erosion for the term
that the area will remain undeveloped. Final landscape and irrigation shall be
installed as soon as feasible after grading operations have been completed.
16- Adopted July 19, 2011
La Paloma Specific Plan 2004-071 _ City of La Quinta
Amendment No.1
SWPPP/NPDES/PM 10
Since the Coachella Valley experiences periods of moderate to heavy wind
conditions, wind-blown dust and sand is a concern with mass grading operations,
especially those in excess of five acres in size. Because of health concerns, the
Environmental Protection Agency has instituted a plan in the valley to curb
excess PM 10 (small particle dust). The City also participates in the National
Pollutant Discharge Elimination System program. The City of La Quinta requires
SWPPP, NPDES and PM 10 plans to control the wind and water born erosion
associated with such grading operations. The project will comply with the City's
requirements relative to these programs.
- 17 - Adopted July 19, 2011
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N.T.S.
—18—
La Paloma Specific Plan 2004-071 City of La Quinta
Amendment No.1
HYDROLOGY
La Paloma lies in a Zone X Other Areas flood zone as determined by FEMA,
Community Panel Number 06065C -2241G, revised August 20, 2008. Zone X
includes areas to be outside the 500 -year event. There are no tributary flows
that have to be accommodated in the development of the site. Exhibit 10.
FLOOD CONTROL MASTER PLAN
The stormwater drainage system in the City of La Quinta is administered by
CVWD. Generally speaking, the system consists of improvements to the natural
drainage channels that run through the City. There is an existing storm drain
located in Washington Street that collects storm water and conducts that flow
into the adjacent Evacuation Channel via a storm drain in Avenue 50. Water
collected in this channel then feeds into the Whitewater River and ultimately to
the Salton Sea.
ON-SITE STORM WATER DESIGN / PWOMP
The City of La Quinta in conjunction with CVWD requires each development to
include provisions for handling storm water attributed to the site. The design
storm which creates the worst case scenario is a 100 -year, 24-hour event. Each
development project must either retain the 100 -year storm on site or discharge
into an approved storm water system after first flush containments have been
removed. The initial storm water design concept for La Paloma is to retain the
storm water on site in underground chambers. A Preliminary Water Quality
Management Plan will be submitted as part of the Site Development Permit,
showing how the first flush containments will be collected and removed from the
storm water prior to percolation or dewatering.
NUISANCE WATER
Nuisance water attributed to the project will be collected and directed to the
underground retention areas if this is the final method chosen for handling
stormwater. If a direct discharge approach is proven feasible, nuisance water will
be directed to one or more dry wells which will also handle first flush capture and
treatment prior to being discharged into the Evacuation Channel. The amount of
nuisance water is expected to be reduced due to the use of water efficient
landscape and irrigation materials.
- 19 - Adopted July 19, 2011
La Paloma Specific Plan 2004-071 City of La Quinta
Amendment No.1
UTILITIES
La Paloma is well served by utilities and is situated in a corridor planned for a
relatively intense scope of urban development. Utility extensions will be minimal
with most utilities existing at the perimeter of the site. Some upgrades will be
required by the individual utility companies providing service to the property.
Several overhead utility lines exist along Washington Street, Avenue 50 and
along the Evacuation Channel. It is the intent of the development to underground
all of the adjacent overhead utility lines with the exception of the transmission
lines following the alignment of the channel, as required by the City of La Quinta
and regulated by the Imperial Irrigation District. Exhibit 11.
Street improvements implementing the project conditions of approval will be
installed concurrently with the construction of the project and will be completed
prior to occupancy of the facility.
SEWER PLAN
Sanitary sewer facilities for La Quinta are provided by CVWD. Sewer mains are
located on the west side of the site in Washington Street, in Avenue 50 and also
in the Evacuation Channel at the southeast corner of the site. Sewage will flow
by gravity to the main. No upsizing of facilities will be required. The on-site
sewer system will be private (see Exhibit 12).
WATER PLAN
Water facilities for La Quinta are provided by CVWD. An 18" main exists in
Washington Street and there is also an 18" main in Avenue 50. The on-site
water lines will be connected into the existing infrastructure network in at least
two places to avoid "dead-end" lines.
CVWD WELL SITE
No well site is being required for the property. The nearest well is located
outside the site near the northeast corner of the project.
ELECTRICAL PLAN
The Imperial Irrigation District provides electric facilities in the City of La Quinta.
The District indicates that the design of the electrical service will depend on final
load calculations for the overall project. The District will require the installation of
underground facilities throughout the project. Existing power poles located on
Washington Street, Avenue 50 and the north property line will also be under -
grounded as allowed by I.I.D.
-20- Adopted July 19, 2011
La Paloma Specific Plan 2004-071 City of La Quinta
Amendment No.1
OTHER UTILITIES
Natural gas is provided by the Southern California Gas Company. The nearest
facility is a 6" line located in Washington Street. The project site will
independently connect into the gas line.
Television cable service is provided by Warner Cable with the nearest facilities
located in Washington Street at Saguaro Drive abutting the site.
Telephone service will be provided by Verizon. Existing facilities exist in both
Washington Street and in Avenue 50. Verizon expects to serve the project from
these locations.
Waste disposal service is provided by Burrtec Waste Industries. The project also
proposes to implement recycling facilities within the project through the use of
collection bins, and instructions to occupants and employees on their use.
Waste and recycling materials will be collected on site by employees and
brought to the central service area located near the main kitchen area. Burrtec
trucks will have a one-stop point of collection for all waste and recycling
materials.
-21 - Adopted July 19, 2011
H
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PROPOSED STORM DRAIN
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STORM EVENT SUMMARY
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PROPOSED UNDERGROUND RETENTION
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LAND USE SUMMARY - ONSITE
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LAND USE SUMMARY - OFFSITE
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FLOOD VOLUME
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COMPARE WELL WITH
FOR THE 1 -HOUR STORM IS NOT RE-
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LAND USE SUMMARY - ONSITE
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LAND USE SUMMARY - OFFSITE
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A•
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6 -HOUR
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I ---- (
PROPOSED UNDERGROUND RETENTION
pAfAT9l1
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EFBECTNE AA61
011 1,15 T 9J
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FOR THE 1 -HOUR STORM IS NOT RE-
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LEGEND
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DRAINAGE SUB -AREA ID
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N.T.S.
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LEGEND
-�
DRAINAGE DIRECTION
TRIBUTARY DRAINAGE AREA BOUNDARY
F -Al
DRAINAGE SUB -AREA ID
L+zoi
FLOW TRAVEL LENGTH (R)
A+fj•,g
AREA (AC)
m
PROPOSED BUBBLER
L'1
PROPOSED CATCH BASIN
-]n
PROPOSED STORM DRAIN
art-
PROPOSED DEWATER STORM DRAIN
I ---- (
PROPOSED UNDERGROUND RETENTION
0
PROPOSED DRYWELL
LA CITY
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VICINITY MAP
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EX. 21"SEWER MAIN
--- --- — ---
- — 'cf� ---- — — sir. t� -WA-MMM— — —AVENUE 50 �' ^ .~
EX. 4" FORCE MAIN PR( OSEMMER` ---
POINT OF CONNECTION
fL PROPOSED WATE
Fns `—P0KT-OE:-GQNIV
R/W
LEGEND:
PROPOSED SEWER MAIN
— PROPOSED WATER MAIN
0. PROPOSED POINT OF CONNECTION
N.T.S.
_24-
La Paloma Specific Plan 200_4-071
Amendment No.1
of La Quinta
SECTION III LAND USE PLAN I
LAND USE
The land use designation for the site is medium high density residential (RMH).
This designation will facilitate the proposed continuing care retirement
community complex.
DEVELOPMENT STANDARDS
The uses and development standards will generally be in accordance with the
provisions of the La Quinta Zoning and General Plan regulations. Should conflict
occur between the regulations and the Plan, the provisions of the Plan and
supporting text shall prevail. The following proposed development standards are
applicable to the La Paloma Specific Plan and are meant to augment Section
9.40 of the City's Municipal Code.
RESIDENTIAL PERMITTED USES
RESIDENTIAL PROHIBTED USES
Senior qrou2 housing 7 or more persons
Guesthouses
Restricted Senior Housing
Non commercial keeping of hoofed
animals or fowl.
Licensed Memmy Care Facility
Agricultural Uses
Attached or detached casitas
Parking of recreation vehicles
Garages and carports
Patio covers, decks, gazebos and outdoor
terraces
Fences and walls
Clubhouses and swimming pools, spas and
cabanas
-25- Adopted July 19, 2011
La Paloma Specific Plan 2004-071 City of La Quinta
Amendment No.1
RESIDENTIAL DEVELOPMENT STANDARDS
Minimum lot size for single-family detached
or attached
3600 sq. ft.
Minimum project size for multifamily projects
20,000 sq. ft.
Minimum lot frontage for single-family
detached or attached
40 ft.
Minimum frontage for multifamily projects
100 ft.
Maximum structure height
28 ft. (36' for entry tower only)
Maximum number of stories
2
Minimum front yard setback (non -garage
portions of dwelling)
20 ft.*
Minimum garage setback for single-family
detached or attached
25 ft.
Minimum interior/exterior side yard setbacks
for single-family detached and multifamily
buildings
5/10 ft.
Minimum sideyard setbacks for single-family
attached
0' on attached side, 10' on open side
Minimum rear yard setback
15 ft. / 12 ft. requested
Maximum lot coverage
60%
Minimum livable floor area for single-family
detached excluding garage
1400 sq. ft.
Minimum livable floor area for multifamily
units excluding garage
740 sq. ft.
Minimum landscape setbacks adjacent to
perimeter streets 3
10' minimum at any point, 20' minimum
average over entire frontage
__ _ _ . __ _.___
30%
Minimum common open area 3
-26- Adopted July 19, 2011
La Paloma Specific Plan 2004-071 City of La Quinta
Amendment No.1
* Projects with five or more adjacent dwelling units facing the same street shall incorporate
front setbacks varying between 20 feet and 25 feet or more in order to avoid streetscape
monotony.
' Twenty feet if "roll -up" type garage door is used.
2 For interior setbacks, if the building is over 17 feet in height, the setback is five feet
plus one foot for every foot over 17 feet in height or fraction thereof, to a maximum
setback of ten feet. The additional setback may be provided entirely at grade level
or a combination of at grade and airspace above the 17 -foot building.
3 Does not apply to single-family detached if a specific plan is required. Landscaping
and open area shall be per the standards of Section 9.60.240
DEVIATIONS REQUESTED FROM ZONING ORDINANCE
1. For the rear setback of the single story cottage units, the minimum
setback shall be 12' but each building shall average no less than 15'.
2. Garage setbacks from the driveway shall be 5' or less or 20' or more.
3. Since the project mixes active, assisted and memory care type of units,
the density calculation is being made on an Equivalent Unit basis using
the City's 2.85 persons per unit average to calculate the net density.
Thus every 2.85 persons in residence equal one unit.
4. Due to the inclusion of common kitchen and dining facilities to serve the
residents, individual units are proposed at 675 square feet of livable
whereas the standard for multi -family units in the Zoning Ordinance is a
minimum of 750 square feet.
5. Architecturally integrated parapets up to five feet in height are proposed
(all structures to otherwise meet height standards).
6. One entry tower element may be allowed up to 36 feet in height. Such
element shall be a maximum of 40'x 40' in dimension.
7. As the nature of La Paloma includes assisted living and memory care
units and all visitors must enter the complex at the main reception area,
the parking arrangement may not meet the normal City requirement of
100 feet maximum distance from parking spaces to a unit entrance door.
8. Due to the multiple use and activity centers on the La Paloma campus,
the signage program is requesting slightly larger sign faces (6.8 sq. ft.
per face rather than the ZO permitted 3 sq. ft.) in order to facilitate traffic
movement.
-27- Adopted July 19, 2011
La Paloma Specific Plan 2004-071 a_ Cit_of La Quinta
Amendment No.1
ADDITIONAL DEVELOPMENT STANDARDS
General Requirements:
(A). Architectural projections such as roof overhangs, chimneys, awnings and
canopies may encroach a maximum of two feet into any required setback
provided such projections are no closer than three and one half feet from
any property line.
(B). Masonry walls or decorative fencing a maximum of six feet in height shall
be used along the perimeter property line and public streets.
(C). No patio cover, trellis, gazebo, arbor, similar structure or combination
thereof shall cover more than fifty percent of the rear area required
setback.
(D). The minimum setback for front entry type garages or carports shall be
twenty five feet, if a standard "pivot" type garage door is used, twenty feet
if a "roll up" type garage is used and twenty feet for a carport.
(E). Swimming pools and spa water surfaces shall not be closer that 5' to any
side/rear property line and no closer than 10' to front property line or main
structure.
(F). Screening of common parking areas shall be provided in all residential
projects.
(G). Roof mounted utility and mechanical equipment including but not limited
to air conditioning and heating shall be screened and an integral part of
the roof design. Screening parapets will be a maximum of five feet.
Modifications and Amendments
Specific Plan Minor Modifications
The following constitute minor modifications to the Specific Plan not requiring a
Specific Plan Amendment and are subject to review and approval by the Planning
Director. The Planning Director shall have the discretion to refer any such requests
for modification to the Planning Commission.
■ Change in utility and or public service provider.
■ A maximum shift of ten percent (10%) of the total number of various unit
types provided the total number of units or density for the entire Specific Plan
area does not exceed that established in the Specific Plan Amendment.
■ Minor changes to the landscape materials, wall materials, wall alignment,
entry design, and streetscape design, which are consistent with the
-28- Adopted July 19, 2011
La Paloma Specific Plan 2004-071 City of La Quinta
Amendment No.1
conceptual design set forth in the design guidelines, contained within in the
Specific Plan.
■ Minor changes to the design guidelines, which are intended to be conceptual
in nature only, and are intended to be flexible in implementation.
■ Other modifications of similar nature to those listed above, which are
deemed minor by the Planning Director, which are in keeping with the
purpose and intent of the approved La Paloma Specific Plan Amendment
and which are in conformance with the General Plan.
Prior to the Planning Director making a written determination as to the substantial
conformance of a revised plan in accordance with the standards set forth in the
approved La Paloma Specific Plan Amendment, the applicant shall prepare a written
request that addresses the nature of the revisions and how the revised plan complies
with the adopted Specific Plan Amendment standards. The applicants request shall
be accompanied by appropriate graphic and or technical information that supports
the revisions.
Specific Plan Amendments
Amendments to the La Paloma Specific Plan Amendment may be requested by the
applicant at any time pursuant to Section 65453(a) of the Government Code.
Amendments shall be processed to pursuant to the provisions of the Government Code
for Specific Plan Amendments. In the event the proposed amendment requires
supplemental environmental analysis pursuant to the California Environmental Quality
Act (CEQA), the applicant(s) are responsible for preparing the necessary CEQA
documentation.
Modifications to Approved Grading Plan
Final grading may vary from the project's approved tentative map within the following
restrictions:
1. Finish grade elevations may vary by up or down .5 feet within the first 50 feet
adjacent to the northerly property line and 1.0 feet up or down elsewhere on the
site.
2. Final grading plans may be altered due to minor changes in building
configuration, door locations, parking lot revisions, CVWD requirements and
changes in ADA paths of access.
Parking Requirements
The City of La Quinta Zoning Ordinance prescribes a total of 1 space per unit (.5 spaces
per unit primary parking and .5 spaces per unit for guest parking) for senior housing
projects. The Ordinance further requires one parking space per each four beds in
convalescent hospitals, nursing homes and the like. These standards cover parking
needed both by the residents as well as the staff for the facility.
-29- Adopted July 19, 2011
La Paloma Specific Plan 2004-071 City f La_Quinta
Amendment No.1 ,m
Using the current city standards the required parking would be 197 spaces for the
various independent and assisted units and 6 spaces for the memory care unit. The
total parking provided is 246 spaces which leave an excess of 32 spaces to help with
peak periods of parking overlap during shift changes, occasional visitor spikes during
holidays and the like. The applicant is comfortable with these ratios based on extensive
experience with this land use type.
Carports /Garages
Flat roof carports shall be utilized on the project site. The previous site plan was
approved with some carports abutting the single family area to the north. The revised
site plan has relocated the carports to the south side of the perimeter drive and is now a
minimum of 105' setback from the adjacent single family. The standard for covered
parking is 1/2 spaces per senior unit. The project proposes 113 carport spaces and 20
garage spaces which meet the 97 spaces requirement.
Fencing and Walls
The service areas shall be effectively screened from view by masonry walls of the same
or complementary materials as the main building walls. A uniform perimeter masonry
wall shall be constructed along the northerly property line of the northern parcel. In
those areas where existing masonry walls are present and in good condition, the walls
will be stuccoed and painted to match. In areas where there is either no wall or a wood
fence, a new 6 foot high masonry wall will be erected.
If requested by any of the property owners abutting the project, the perimeter masonry
wall may be up to 8 feet in height (see Exhibit 13). A combination of solid walls and view
fencing may be used along the street and channel frontages. Parking areas may be
screened from view from the street by either solid walls or landscape materials. A
minimum six foot high, decorative masonry wall will be necessary along both public
streets to reduce the noise levels impinging on the residential uses, thereby exceeding
the Zoning Ordinance Standards.
Lighting
On-site lighting shall be designed to be consistent with the City's "Dark Sky"
ordinance. Vehicular entries from both Washington Street and Avenue 50 shall
be lighted in a manner that will make them apparent and stand out at night.
Pedestrian walkways and entries shall be lighted using either decorative fixtures
or landscape lighting. See Exhibit 14.
All lighting shall be designed and located so as to confine direct light within the
project boundaries (including landscape buffer areas located along Washington
Street and Avenue 50.) Landscape lighting is preferable to area light standards.
-30- Adopted July 19, 2011
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-32-
La Paloma Specific Plan 2004-071 City of La Quinta
Amendment No.1
SECTION IV CIRCULATION
OVERVIEW
La Paloma proposes to develop the adjacent street system in a manner
consistent with the City of La Quinta General Plan Circulation. The property is
located on Washington Street, designated by the City's General Plan as a Major
Arterial requiring a half street of 60 feet. The site also abuts Avenue 50
designated as a Primary Arterial for which the General Plan calls for a half street
of 55 feet.
OFF-SITE CIRCULATION SYSTEM
The existing conditions around the site include partial improvements on both abutting
public streets. The General Plan standards for improvements which will be required
in conjunction with this project are consistent with other recent road improvements
for both Washington Street and Avenue 50. The construction of the required
improvements will continue the process of implementing the adopted General Plan
Circulation Plan.
Expanded pavement, curb, gutter, median and sidewalk/bike path improvements are
planned for the project's two street frontages. Signal upgrades may be required in
addition to relocation to the ultimate improvement location.
Exhibits 15A and 15B show the proposed cross sections for the streets affecting the
project.
ON-SITE CIRCULATION SYSTEM
The 14 acre site will be serviced by a perimeter drive which has two basic
functions; fire department access to all buildings and service vehicle access to
the projects delivery area located on the north side of the facility. The nature of
the operation of this complex will entail approximately five delivery trucks per day
with all deliveries being scheduled during normal working hours (9:00 a.m. to
5:00 p.m).
PUBLIC TRANSPORTATION
Bus turnouts and shelters may be required as a part of the project's public street
improvements pursuant to requirements of Sunline Transit and the Public Works
Department. Prior to issuance of building permits for individual Site Development
Permits, applicants shall submit a Transportation Demand Management (TDM) Plan
to the Public Works and Community Development Departments. The plans shall
address capital improvement and operational standards as set forth in the City's
TDM Ordinance. Any transit related improvements required by the Sunline Transit
Agency as a condition to development will not constitute compliance with the plan
submittal requirements.
-33- Adopted July 19, 2011
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Amendment No.1
SECTION V. DESIGN GUIDELINES
LANDSCAPE CONCEPTS
The landscape concept follows a "lush oasis" theme while emphasizing water
efficient materials exhibiting color and form. A planting palette is shown in Exhibit
16. Entry areas are treated with a formal layout of Date Palms and Shoestring
Acacias with a feature fountain at each that will utilize re -circulated water and
concealed basins to conserve water. Perimeter areas are treated more informally
and include mounding with random massing of shade trees such as Palo Verde
and Thornless Cascalote with groupings of shrubs such as Texas Ranger,
Bougainvillea and Lantana to soften the 6' perimeter plaster wall with ancient
pilasters that will match the contemporary architecture.
Courtyards are each treated individually with separate themes and activities to
differentiate spaces. Overall courtyards may be treated with a more lush plant
palette due to shaded conditions brought about by the multi -story buildings.
Lawn is limited to usable active areas in an effort to keep water use to a
minimum. The landscape concept is shown in Exhibit 17.
SIGNAGE
Project identification signs are anticipated at each entry. The signage will be
consistent with City of La Quinta sign ordinance requirements except for slightly
larger directional signs at each entry. Such signs shall be architecturally
integrated with the wall and landscape designs and limited to one project
identification sign on each frontage with no more than 24 square feet of sign face
per sign. Other minor signs will be consistent with City or state/federal
requirements. See Exhibit 28 for main project signs and directional signage.
GENERAL ARCHITECTURAL THEME
The project will feature a desert contemporary theme in shades of tan, gold, gray
and blue. Stucco will be the primary exterior building material. The project will
have one and two story buildings plus architectural projections at the entry area.
Stone elements will be incorporated at the project entry and at each primary
entry to the building. The stone element will also be utilized for low seating
areas, fountains and shading devices. The simple palette of materials will
enhance the desert contemporary architecture style. All the materials are
selected for their ability to withstand the extreme temperatures in the desert. See
Exhibit 21.
-36- Adopted July 19, 2011
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APPENDIX ONE
GENERAL PLAN ANALYSIS
La Paloma Specific Plan 2004-071 Citv of La Quinta
Amendment No.1
APPLICABLE GENERAL PLAN POLICIES
The General Plan of the City of La Quinta includes Goals, Policies and Programs that
were deemed by the City necessary to properly implement the plan. Following is an
evaluation of the key policies and programs (in Italics) that affect the development of the
subject property and project compliance.
LAND USE ELEMENT
Land Use Goals, Policies and Programs
Program 4.2 " For approved Specific Plans, the Director of Community Development
shall have the ability to determine the substantial conformance in the
Specific Plan, and waive the need for a Specific Plan Amendment under
the following circumstances" -
When changes in the land use allocation within the Specific Plan are less than
5%.
■ When no new land use is proposed,
■ When the off-site circulation pattern and turning movements will not be altered by
the proposed changes.
The La Paloma Specific Plan provides methods for alterations to the Plan that conforms
to the guidelines of the General Plan.
TRAFFIC AND CIRCULATION ELEMENT
Traffic and Circulation Goals, Policies and Programs
Program 2.2 Review new and redevelopment projects along Washington Street,
Adams Street and Highway 111 with the intent of limiting access and
aligning and or consolidating access drives in a manner which minimizes
conflicting turning movements and maximizes the use of existing and
planned signalized intersections.
Program 4.2 When reviewing development proposals, consult and coordinate with the
SunLine Transit Authority and solicit comments and suggestions on how
bus stops and other public transit facilities and design concepts, including
enhanced handicapped access, should be integrated into project
designs.
- 1 -
La Paloma Specific Plan 2004-071 City of La Quinta
Amendment No.1
Policy 13.1 Primary Image Corridors in the shall include: Washington Street, Jefferson
Street, Highway 111, Fred Waring Avenue and Eisenhower Drive from
Avenue 50 to Washington Street.
Policy 13.2 Secondary Image Corridors shall include: Miles Avenue, Dune Palms Road,
south of the Coachella Valley Stormwater Channel, Adams Street, south of
the Coachella Valley Stormwater Channel, Avenue 48, 50 and 52 and
Eisenhower Drive, south of Calle Tampico to Avenida Bermudas.
Policy 14 In order to preserve the aesthetic values on the City's streets, minimum
landscape setbacks shall be as follows:
Highway 111: 50 feet
Other Major Arterials & Collectors Streets: 10 feet
Policy 15 The City shall maintain building height limits along Primary, Secondary, and
Agrarian Image Corridors in its Development Code.
The La Paloma Specific Plan provides for controlled access to the perimeter streets.
The Access points are in compliance with the policies on intersection spacing. The Plan
also provides for the improvements and construction of pavement, curb, gutter, median
and sidewalk/bike path plans to Washington Street and Avenue 50.
NATURAL RESOURCES ELEMENT
Air Quality Goals, Policies and Programs
Program 5.4 SunLine Transit Agency shall continue to review site plans for new
development to assure adequate and properly located bus turnouts, bus
lanes and other mass transit facilities, where necessary.
The La Paloma Specific Plan intends to accommodate Public Transportation pursuit to
requirements by SunLine Transit and the Public Works Department.
Water Resources Goal, Policies and Programs
Program 4.2 The City shall continue to coordinate with CVWD in its review of projects
which impact drainage channels.
The La Paloma development has on-site water lines that will connect into the existing
infrastructure in two places to avoid "dead end" lines.
-2-
La Paloma Specific Plan 2004-071 _ City of La Quinta
Amendment No.1
NATURAL RESOURCES ELEMENT
Surface Water & Storm Drainage Goal
Policy 3 All new development shall include on-site retention/detention basins and other
necessary stormwater management facilities to accommodate runoff from the
100 -year storm.
The La Paloma project intents to retain on-site 100% containment of 100 -year storm
flows and nuisance Water.
ENVIRONMENTAL HEALTH ELEMENT
Geologic and Seismic Hazards Goal, Policies and Programs
Policy 2 Development in areas subject to rockfall, landslide, liquefaction and or other
associated hazards, as depicted in the MEA, shall be required to prepare
detailed geotechnical analyses which include mitigation measures designed to
reduce potential hazards below levels of significance.
Policy 4 The City shall coordinate and cooperate with the Coachella Valley Association
of Governments (CVAG) to identify and implement methods to reduce the
hazards associated with fugitive dust and blowing sand.
Policy 5 To minimize the hazards associated with ground shaking and other seismic
events, all new structures shall be built in accordance with the latest version of
the Uniform Building Code (UBC) and or International Building Code.
The La Paloma Specific Plan will abide by the SCAQMD requirements in the
development of the project. A Geotechnical investigation was performed by Earth
Systems. Construction shall conform to the recommended measures and standard
construction practices.
Flooding and Hydrology Goal, Policies and Procedures
Policy 5.1 At the discretion of CVWD, new development shall continue to be required to
construct on-site retention/detention basins and other necessary stormwater
management facilities that are capable of managing 100 -year stormwater
flows. New development immediately adjacent to the Coachella Valley Water
Stormwater Channel shall continue to have the option of discharging the 100 -
year stormwater flows directly into the stormwater channel.
The La Paloma development will have underground on-site storage retention.
-3-
_La Paloma Specific Plan 2004-071
Amendment No.1
Noise Goal, Policies and Procedures
City of La Quinta
Policy 2 New or redevelopment projects proposing sensitive receptors and located on
arterial roadways whose CNEL levels are expected to exceed the City
standard at buildout (see Table 8.2) and who do not propose mitigation shall
be required to prepare a noise impact analysis to mitigate noise levels to
meet or exceed City standards.
A Noise Study was prepared by Urban Crossroads. The development will comply to the
recommended measure and standard construction practices.
CULTURAL RESOURCES ELEMENT
Program 3.2.1 Require all proposed project sites to be surveyed by a qualified
archaeologist, historian, and or architectural historian, as appropriate,
to identify any potential cultural resources that may be affected, unless
the preponderance of the evidence demonstrates that such survey is
unnecessary.
APPENDIX TWO
PREVIOUSLY ADOPTED RESOLUTIONS / ORDINANCES
ORDINANCE NO. 411
AN ORDINANCE OF THE CITY COUNCIL OF THE CITY
OF LA QUINTA, CALIFORNIA, AMENDING THE
OFFICIAL ZONING MAP OF THE CITY, BY REZONING
CERTAIN PROPERTY .FROM LOW DENSITY
RESIDENTIAL. 17/1 TO MEDIUM-HIGH RESIDENTIAL
AND OFFICE COMMERCIAL TO MEDIUM DENSITY
RESIDENTIAL TO ALLOW CONSTRUCTION OF A
SENIOR RETIREMENT COMMUNITY
CASE NO. ZONE CHANGE 2003-112
PACIFIC RETIREMENT SERVICES AND WESTPORT LA QUINTA, L.P.
The City Council of the City of La Quinta does ordain as follows:
SECTION 1. The La Quinta Official Zoning Map is hereby amended by
rezoning 14± acres located at the northeast corner of Washington Street and Avenue
50 from Low Density Residential 17/1 to Medium -High Residential and 7± acres
located at the southeast corner of Washington Street and Avenue 50 from Office
Commercial to Medium Density Residential: The property shown and depicted for such
rezoning on the map is attached to, and made a part of this Ordinance.
SECTION 2. ENVIRONMENTAL. The Zone Change has complied with
the requirements of "The Rules to Implement the California Environmental Quality Act
of 1970" (as amended and adopted in City Council Resolution 83-68), in that the
Community Development Department conducted an Initial Study (EA 2003-470) and
has determined that the proposed Zone Change will not have a significant adverse
impact on the environment and therefore, the City Council has certified a Mitigated
Negative Declaration of environmental impact.
SECTION 3. EFFECTIVE DATE. This Ordinance shall be in full force and
effect thirty (30) days after its adoption.
SECTION 4. POSTING. The City Clerk shall,' within 15 days after
passage of this Ordinance, cause it to be posted in at least three public places
designated by Resolution of the City Council; shall certify to the adoption and posting
of this Ordinance; and shall cause this Ordinance and its certification, together with
proof of posting, to be entered into the Book of Ordinances of this, City.
PASSED, APPROVED, and ADOPTED at a regular meeting of the
La Quinta City Council held on this 21 IT day of December, 2004, by the following
vote:
Ordinance No. 411
Zone Change 2003-112
Pacific retirement Services and Westport La Quinta L.P.
Adopted: December 21, 2004
Page 2
AYES: , Council Members Henderson, Osborne, Perkins, Mayor Adolph
NOES: Council Member Sniff
ABSENT: None
ABSTAIN: None
DON ADOL H, yor.
City of La'Quinta, California
ATTEST:
J S. GREEK, CMC, Clerk
City of La Quinta, California
(CITY SEAL)
APPROVED AS TO FORM:
AKA�T�EeRINE
J , City Attorney
City of La Quinta, California
Ordinance No. 411
Zone Chane 2003-112
Pacific retirement Services and Westport La Quinta L.P.
Adopted: December 21, 2004
Page 3
STATE OF CALIFORNIA)
COUNTY OF RIVERSIDE) ss.
CITY OF LA QUINTA )
I, JUNE S. GREEK, City Clerk of the City of La Quinta, California, do hereby certify the
foregoing to be a full, true, and correct copy of Ordinance No. 411 which was
introduced at a regular meeting on the 7t' day of December, 2004, and was adopted at
a regular- meeting held on the 21 at day of December, 2004; not being less than 5 days
after the date of introduction thereof.
I further certify that the foregoing Ordinance was posted in three places within the City
of La Quinta as specified in a Resolution of the City Council.
J E S. GREEK, CMC, City Clerk
City of La Quinta, California
DECLARATION OF POSTING
I, JUNE S. GREEK, City Clerk of the City of La Quint , California, do hereby certify
that -the foregoing ordinance was posted on / 30 ms-oo , pursuant to Council
Resolution.
JUNE S. GREEK, CMC, City Clerk
City of La Quinta, California
k
RESOLUTION NO, 2004-149
A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF
LA QUINTA, CALIFORNIA, CERTIFYING A MITIGATED
NEGATIVE DECLARATION OF ENVIRONMENTAL IMPACT
PREPARED FOR GENERAL PLAN AMENDMENT 2003-091,
ZONE CHANGE 2003-112, SPECIFIC PLAN 2004-071,
CONDITIONAL USE PERMIT 2003-074 AND SITE
DEVELOPMENT PERMIT 2003-762
ENVIRONMENTAL ASSESSMENT 2003-470
PACIFIC RETIREMENT SERVICES AND WESTPORT LA QUINTA, L.P..
WHEREAS, the City Council of the City of La Quinta, California, did, on
the 7' day of December, 2004 hold a duly noticed Public Bearing to consider the
request of Pacific Retirement Services and Westport La Quinta, L.P. for Environmental
Assessment 2003-470 prepared for General Plan Amendment 2003-091, Zone Change
2003-112, Conditional Use Permit 2003-074, Specific Plan 2004-071 and Site
Development Permit 2003-762 which allows a senior retirement community, located at
the northeast and southeast corners of Washington Street and Avenue 50, more
particularly described as:
APN'S 646-070-013 AND 770-040-012
WHEREAS, the Planning Commission of the City of La Quinta, California,
did, on the 9"' day of November, 2004 hold a duly noticed Public Hearing to consider
the request of Pacific Retirement Services and Westport La Quinta, L.P. for
Environmental Assessment 2003-470 prepared for General Plan Amendment 2003-
091, Zone Change 2003-112, Conditional Use Permit 2003-074, Specific Plan 2004-
071 and Site Development Permit 2003-762 and recommended certification by
adoption of Resolution 2004-084; and
WHEREAS, the Community Development Department published the public
hearing notice in the Desert Sun newspaper on November 27, 2004, for the City
Council meeting as prescribed by the Municipal Code. Public hearing notices were also
mailed to all property owners within 500 feet of the site; and
WHEREAS, upon hearing and considering all testimony and arguments, if
any, of all interested persons desiring to be heard, said City Council did find the
following facts, findings, and reasons to justify certification of said Environmental
Assessment:
Resolution No. 2004-149
Envlronmental Asaeasmant 2003-470
Pack Retirement SO -ices and Westport La Quints, L.P.
Adopted: December 7. 2004
Page 2
1 • The proposed applications will not be detrimental to the health, safety, or
general welfare of the community, either indirectly, or directly, 'in that no
significant unmitigated impacts were identified by Environmental Assessment
2003-470.
2. The proposed project will not have the potential to degrade the quality of the
environment, substantially reduce the habitat of a fish or wildlife population to
drop below self sustaining levels, threaten to eliminate a plant or animal
community, reduce the number or restrict the range of rare or endangered plants
or animals or eliminate important examples of the major periods of California
history or prehistory. Potential. impacts associated with cultural and
paleontologic resources can be mitigated to a less than significant level.
3. There is no evidence before the City that the proposed project will have the
potential for an adverse effect on wildlife resources or the habitat on which the
wildlife depends.
4. The proposed project does not have the potential to achieve short-term
environmental goals, to the disadvantage of long-term environmental goals, as
the proposed project supports the long term goals of the General Plan by
providing a variety of housing opportunities for City residents. No significant
effects on environmental factors have been identified by the Environmental
Assessment.
5. The proposed project will not result in impacts which are individually limited or
cumulatively considerable when considering planned or proposed- development in
the immediate vicinity, as development patterns in the area will not be
significantly affected by the proposed project. The construction of senior
residential housing will not have considerable cumulative impacts. The project is
consistent with the General Plan, and the potential impacts associated with
General Plan build -out.
6. The proposed project will not have environmental effects that will adversely
affect the human population, either directly or indirectly. The proposed project
has the potential to adversely affect human beings, due to air quality and noise
impacts. The Coachella Valley is in a non -attainment area for PM 10, and the
site will generate PM 10; however, there are a number of mitigation measures to
reduce the potential impacts on air quality. Noise impacts have been addressed
through a series of mitigation measures, which will lower the potential for
significant impacts to less than significant levels.
Reeokoftri No. 2004-149
Environmentd Assessment 2003-470
Pacific Retirement Services end Westport Lo Guinea, L.P.
Adopted: December 7, 2004
Page 3
7. There is no substantial evidence in light of the entire record that the project may
have a significant effect on the environment.
8. The Planning Commission has considered Environmental Assessment 2003-470
and said reflects their independent judgment.
9. The City has on the basis of substantial evidence, rebutted the presumption of
adverse effect set forth in 14 CAL Code Regulations 753.5(d)•
10. The location and custodian of the City's records relating to this project is the
Community Development Department located at 78-495 Calle Tampico, La
Quinta, California.
NOW THEREFORE, BE IT RESOLVED by the City Council of the City of La
Quinta, California, as follows:
1. That the above recitations are true and correct and constitute the findings of the
City Council for this Environmental Assessment.
2. That it does hereby certify Environmental Assessment 2003-470 for the
reasons set forth in this Resolution and as stated in the Environmental
Assessment Checklist and Mitigation Monitoring Program, attached and on file
in the Community Development Department.
3. That Environmental Assessment 2003-470 reflects the Council's independent
judgment.
PASSED, APPROVED and ADOPTED at a regular meeting of the La Quinta
City Council held on this 7`'' day of December, 2004, by the following vote, to wit:
AYES: Council Members Henderson, Osborne, Perkins, Mayor Adolph
NOES: Council Member Sniff
ASSENT: None
ABSTAIN: None
Resohrtion No. 3004-149
Environmental Assessment 2003-470
Pacific Retirament Services and Westport Le Quints. L.P.
Adopted: December 7. 2004
Page 3
7. There is no substantial evidence in light of the entire record that the project may
have a significant effect on the environment.
S. The Planning Commission has considered Environmental Assessment 2003-470
and said reflects their independent judgment.
9. The City has on the basis of substantial evidence, rebutted the presumption of
adverse effect set forth in 14 CAL Code Regulations 753.5(d).
10. The location and custodian of the City's records relating to this project is the
Community Development Department located at 75-495 Calle Tampico, La
Quinta, California.
NOW THEREFORE, BE IT RESOLVED by the City Council of the City of La
Quinta, California, as follows:
That the above recitations are true and correct and constitute the findings of the
City Council for this Environmental Assessment.
2. That it does hereby certify Environmental Assessment 2003-470 for the
reasons set forth in this Resolution and as stated in the Environmental
Assessment Checklist and Mitigation Monitoring Program, attached and on file
in the Community Development Department.
3. That Environmental Assessment 2003-470 reflects the Council's independent
judgment.
PASSED, APPROVED and ADOPTED at a regular meeting of the La Quinta
City Council held on this 7t'' day of December, 2004, by the following vote, to wit:
AYES: Council Members Henderson, Osborne, Perkins, Mayor Adolph
NOES: Council Member Shiff
ABSENT: None
ABSTAIN: Alone
RESOLUTION NO, 2004-150
i A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF
LA QUINTA, CALIFORNIA APPROVING A GENERAL PLAN
AMENDMENT FROM LOW DENSITY RESIDENTIAL TO
MEDIUM-HIGH DENSITY RESIDENTIAL AND OFFICE
COMMERCIAL TO MEDIUM DENSITY RESIDENTIAL TO
ALLOW THE CONSTRUCTION OF A SENIOR RETIREMENT
COMMUNITY
CASE NO.: GENERAL PLAN AMENDMENT 2003-091
PACIFIC RETIREMENT SERVICES AND WESTPORT LA QUINTA, L.P.
WHEREAS, the City Council of the City of La Quinta, California, did on
the Vh day of December, 2004, hold a duly noticed Public Hearing to consider the
request of Pacific Retirement Services and Westport La Quinta, L.P. for approval of a
General Plan Land Use Amendment from Love Density Residential to Medium -High
Residential at the northeast corner of Washington Street and Avenue 50 and Office
Commercial to Medium' Density Residential at the southeast corner of Washington
Street and Avenue 50 to allow construction of a senior retirement community at the
northeast and southeast corner of Washington Street and Avenue 50 on 21 total
acres, more particularly described as:
APN'S 646-070-013 and 770-040-012
WHEREAS, the Planning Commission of the City of La Quinta, California,
did on the 9" day of November, 2004, hold a duly noticed Public Hearing to consider
the request of Pacific Retirement Services and Westport La Quinta, L.P. for approval of
a General Plan Land Use Amendment from Low Density Residential to Medium -High
Residential at the northeast corner of Washington Street and Avenue 50 and Office
Commercial to Medium Density Residential at the southeast corner of Washington
Street and Avenue 50 to allow construction of a senior retirement community and
recommended approval by adoption of Resolution 2004-085; and
WHEREAS, said General Plan Amendment application has complied with
the requirements of "The Rules to Implement the California Environmental Quality Act
of 1970" as amended (Resolution 83-68), in that the La Quinta Community
Development Department has completed Environmental Assessment 2003-470. The
Community Development Director has determined that the project with Mitigation
Measures, will not have a significant adverse impact on the environment and therefore,
recommends a Mitigated Negative Declaration of environmental impact be certified;
and
Resolution No. 2004-960
General Plan Amendment 2003-099
Pacific Retirement Services and Westport La Quints, L.P.
Adopted: November 7, 2004
Page 2
WHEREAS, the Community Development Department published the public
hearing notice in the Desert Sun newspaper on November 27, 2004, for the City
Council meeting 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, if any, of all interested persons wanting to be heard, said
City Council did make the following mandatory findings of approval to justify approval
of said General Plan Amendment:
1 . The proposed General Plan Amendment is internally consistent with the goals,
objectives, and policies of the General Plan in that the General Plan Amendment
results in promoting housing for the senior population in a controlled and
supervised environment.
2. Approval of the General Plan Amendment will not create conditions materially
detrimental to the public health, safety, and general welfare in that the resulting
project will provide adequate setbacks, be well designed and landscaped, and
will comply with all applicable City, County, State and Federal requirements.
3. The General Plan Amendment is compatible with adjacent properties -in that the
resulting senior housing project is compatible with and will minimize the impacts
to the surrounding single family residences.
4. The General Plan Amendment is suitable and appropriate for the property in that
it will allow development of a complex for senior citizens with access from
adjacent arterial streets and will be in close proximity to nearby medical and
commercial and recreational facilities.
5. Approval of the General Plan Amendment is warranted because the property is
in a location that will generate less tenant traffic due to residents' age and will
in turn create a safer situation for traffic passing the site.
N®W, THEREFORE, BE IT RESOLVED by the City Council of the City of La
Quinta, California, as follows:
That the above recitations are true and constitute the findings of the City
Council in this case;
Raaokrdon No. 2004150
Gwwral Plan Amendment 2003-091
Peaft Retkoment Narolsaa and WastPmt La ®ulna. C.P.
Adopted: November 7, 2004
b Pape 3
2. That it does approve General Plan Amendment 2003-091 for the reasons set
forth in this Resolution and as shown on the attached exhibit:
PASSED, APPROVED, and ADOPTED at a regular meeting of the La
Quinta City Council held on this 7h day of December, 2004, by the following vote, to
wit:
AYES: Council Members Henderson, Osborne, Perkins, Mayor Adolph
NOES: Council Member Sniff
ABSENT: None
ABSTAIN: None
PON ADOL H, M or
City of La Quinta, California
ATTEST:
J1 GREEK, CIVIC, l y Clerk
City of La Quinta, California
(CITY SEAL)
APPROVED AS TO FORM:
N . C1 -IE I JENSON, ,ity Attorney
City of La luinta, Califor is
RESOLUTION NO. 2004-152
A RESOLUTION OF THE OF THE CITY COUNCIL OF
THE CITY OF LA QUINTA, CALIFORNIA, APPROVING
DESIGN CRITERIA AND DEVELOPMENT STANDARDS
FOR A SENIOR RETIREMENT COMMUNITY ON 21 ±
ACRES LOCATED ON THE NORTHEAST AND
SOUTHEAST CORNERS OF WASHINGTON STREET
AND AVENUE 50
CASE NO.: SPECIFIC PLAN 2004-071
PACIFIC RETIREMENT SERVICES AND WESTPORT LA QUINTA, L.P.
WHEREAS, the City Council of the City of La Quinta, California did, on
the 7`h day of December, 2004, hold a duly noticed Public Hearing to consider a
request by Pacific Retirement Services and Westport La Quinta, L.P. for approval of
a Specific. Plan for design criteria and development standards for the development
of a senior retirement community on 21 t acres on the northeast and southeast
corners of Washington Street and Avenue 50, more particularly described as:
APN'S 646-070-013 and 770-040-012
WHEREAS, the Planning Commission of the City of La Quinta,
California did, on the 9" day of November, 2004, hold a duly noticed Public
Hearing to consider a request by Pacific Retirement Services and Westport La
Quinta, L.P. for approval of a Specific Plan for design criteria and development
standards for the development of a senior retirement community on 21 t acres on
the northeast and southeast corners of Washington Street and Avenue 50, and
adopted Resolution 2004-089, recommending approval of this request; and
WHEREAS, the Community Development Department mailed case file
materials to all affected agencies for their review and comment on the proposed
project. All written comments are on file in the Community Development
Department; and
WHEREAS, the Community Development Department published the
public hearing notice in the Desert Sun newspaper on November 27, 2004, as
prescribed by the Municipal Code. Public hearing notices were also mailed to all
property owners within 500 feet of the site; and
Resolution No. 2004-162
Specific Plan 2004-071
Pacific Retirement Services and Westport La Quints, L.P.
Adopted: November 7, 2004
Page 2
WHEREAS, the La Quinta Community Development Department has
completed Environmental Assessment 2003-470 and based upon this Assessment,
with Mitigation Measures, the project will not have a significant adverse effect on
the environment; therefore, a Mitigated Negative Declaration of environmental
impact is recommended; and
WHEREAS, at the Public Hearing upon hearing and considering all
testimony and arguments of all interested persons desiring to be heard, said City
Council did make the following Mandatory Findings to justify approval of said
Specific Plan:
Finding A - Consistency with General Plan
As proposed the project will have a Medium -High and Medium Density Residential
designation which conditionally permits the senior retirement community.
Additionally, the project provides adequate perimeter landscaping and acceptable
architectural General Plan and 'zoning requirements.
Finding B — Public Welfare Enhancement
The project will not be detrimental to the public health, safety and welfare in that
the project is designed in compliance with the City standards and County and State
standards, such as CEQA. Additionally, the facility helps provide housing variety
for City residents.
Findings C and D — Land Use Compatibility and Property Suitability
The project is in an area designated and zoned for the use which is proposed and
therefore, suitable for senior retirement development. The project provides
adequate buffering through landscaping, large setbacks and perimeter walls to
ensure compatibility with surrounding land uses.
NOW, THEREFORE, BE IT RESOLVE® .by the City Council of the
City of La Quinta, California as follows:
1. That the above recitations are true and correct and constitute the findings
of said City Council in this case; and '�
Resolution Pio. 2004-152
Specific Plan 2004-071
Pacific Retirement Services and Westport La Quints, L.P.
Adopted: November 7. 2004
Page 3
2, That it does hereby acknowledge that Environmental Assessment 2003-
470 has determined that no significant unmitigated effects on the
environment have been identified; and
3. That it does hereby approve Specific Plan '2003®071, for the reasons set
forth in this Resolution and subject to the attached Conditions of
Approval.
PASSED, APPROVED, and ADOPTED at a regular meeting of the La
Quinta City Council, held on this 7th day of December, 2004, by the following
vote, to wit:
AYES: Council Members Henderson, Osborne, Perkins, Mayor Adolph
NOES: Council Member Sniff
ASSENT: None
i
ABSTAIN: None
4ON4ADOH, yor
City of La Quinta, California
ATTEST:
JU GREED, CMC, erk
City of La Quinta, California
(CITY SEAL)
r
Resolution No. 2004-152
Specific Plan 2004.071
Pacific Retirement Services and Westport La Quints, L.P.
!Adopted: November 7, 2004
Page 4
APPROVED AS TO FORMA:
YHERINENiJENS City Attoi-riey
City of La 4Llinta, California
APPENDIX THREE
ADOPTED RESOLUTIONS
RESOLUTION NO. 2011 - 061
A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF
LA QUINTA, CALIFORNIA, APPROVING SPECIFIC PLAN
2004-071 AMENDMENT 1 FOR LA PALOMA, LOCATED
ON THE NORTHEAST CORNER OF WASHINGTON
STREET AND AVENUE 50
CASE: SPECIFIC PLAN 2004-071 AMENDMENT 1
APPLICANT: WSL LA QUINTA, LLC
WHEREAS, the City Council of the City of La Quinta, California did, on the
19`" day of July, 2011, hold a duly noticed Public Hearing to consider a request by
WSL La Quinta, LLC for approval of an amendment to the existing La Paloma
Specific Plan in order to accommodate plans for a 208 -unit senior living community
located on the northeast corner of Washington Street and Avenue 50, more
particularly described as:
APN: 646-070-016
WHEREAS, the Planning Commission of the City of La Quinta, California did,
on the 28th day of June, 2011, hold a duly noticed Public Hearing, as continued
from the regularly -scheduled Public Hearing on June 14, 2011, to consider a
recommendation on said Specific Plan Amendment and, after hearing and
considering all testimony and arguments, did adopt Planning Commission
Resolution 2011-006, recommending to the City Council approval of Specific Plan
2004-071 Amendment 1; and,
WHEREAS, the Planning Department published a public hearing notice in The
Desert Sun newspaper on July 8, 2011 as prescribed by the Municipal Code.
Public hearing notices were also mailed to all property owners within 500 feet of
the site; and,
WHEREAS, per SB -18 consultation requirements, the Planning Department
has forwarded information regarding the proposed amended Specific Plan to those
Tribes referenced on the Tribal Consultation List provided by the Native American
Heritage Commission and has followed up with all Tribes requesting information or
consultation and placed their recommendations for monitoring in the Conditions of
Approval; and,
WHEREAS, the La Quinta Planning Department has determined that this
request has been previously assessed in conjunction with Environmental
Assessment 2003-470 which was prepared for Specific Plan 2004-071, which was
certified on December 23, 2004, No changed circumstances or conditions are
City Council Resolution 2011-061
Specific Plan 2004-071 Amendment 1
WSL La Quinta, LLC
Adopted: July 19, 2011
Page 2
proposed which would trigger the preparation of subsequent environmental analysis
pursuant to Public Resources Code Section 21166; and,
WHEREAS, at said Public Hearing, upon hearing and considering all
testimony and arguments, if any, of all interested persons desiring to be heard, said
City Council did make the following mandatory findings pursuant to Section
9.240.010 of the La Quinta Municipal Code to justify approval of said Specific Plan
Amendment:
1. Consistency with the General Plan
The proposed Specific Plan amendment is consistent with the goals and
policies of the La Quinta General Plan in that the design, height, scale and
mass of the buildings within the community are compatible with the goals
and policies of the General Plan Medium High Density Residential (MHDR)
Land Use designation.
2. Public Welfare
Approval of the proposed specific plan amendment will not create conditions
materially detrimental to public health, safety and general welfare as
Environmental Assessment 2003-470 was prepared, and certification of the
Environmental Assessment is in compliance with CEQA requirements.
3. Land Use Compatibility
The proposed Specific Plan amendment incorporates land uses that are
compatible with zoning on adjacent properties. The design and density
regulations specified in the Specific Plan amendment for residential and
related recreational facilities are compatible with the existing single-family
homes located near the specific plan area and on surrounding properties.
4. Property Suitability
The uses permitted in the specific plan amendment, including age -restricted
residences and common areas, are suitable and appropriate for the subject
property in that the community is surrounded by similar existing uses such
as single-family homes. The current specific plan area is served without
adverse impact by all necessary public services and utilities.
NOW, THEREFORE, BE IT RESOLVED by the City Council of the City of La
Quinta, California, as follows:
City Council Resolution 2011-061
Specific Plan 2004-071 Amendment 1
WSL La Quinta, LLC
Adopted: July 19, 2011
Page 3
1. That the above recitations are true and constitute the Findings of the City
Council in this case; and,
2. That the City Council does hereby approve Specific Plan 2004-071
Amendment 1 for the reasons set forth in this Resolution, subject to the
attached Conditions of Approval.
PASSED, APPROVED, and ADOPTED at a regular meeting of the City of La
Quinta City Council, held on this the 19"' day of July, 2011, by the following vote,
to wit:
AYES: Council Members Evans, Franklin, Henderson, Mayor Adolph
NOES: None
ABSENT: Council Member Sniff
ABSTAIN: None
Don Adolpl , Mayor
City of La Quinta, California
ATTEST:
Susan Maysels, Depdey City Clerk
City of La Quinta, California
(City Seal)
APPROVED AS TO FORM:
qlaIth rine Jeon, City Attorney
City Council Resolution 2011-061
Specific Plan 2004-071 Amendment 1
WSL La Quinta, LLC
Adopted: July 19, 2011
Page 4
CONDITIONS OF APPROVAL
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 Specific
Plan Amendment. 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. Specific Plan 2004-071 Amendment 1 shall be developed in compliance with
these conditions, and the approved Specific Plan document. In the event of
any conflicts between these conditions and the provisions of SP 2004-0071
Amendment 1, these conditions shall take precedence.
3. Specific Plan 2004-071 Amendment 1 shall comply with all applicable
conditions and/or mitigation measures for the following related approvals:
Site Development Permit 2003-762 Amendment 1
In the event of any conflict(s) between approval conditions and/or provisions
of these approvals, the Planning Director shall determine precedence.
4. Within 30 days of City Council approval, applicant shall provide five copies
of the Final Specific Plan document, as amended by this action, to the
Planning Department, The Final Specific Plan shall include all text and
graphics except as amended by this action, all amendments per this action,
and correction of any typographical errors, internal document
inconsistencies, and other amendments deemed necessary by the Planning
Director.
0
0
CITY COUNCIL RESOLUTION 2011 - 062
A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF
LA QUINTA, CALIFORNIA, APPROVING SITE
DEVELOPMENT PERMIT 2003-762, TIME EXTENSION 4
AND AMENDMENT 1, INCLUDING ARCHITECTURAL, SITE,
AND LANDSCAPING PLANS FOR LA PALOMA
CASES: SITE DEVELOPMENT PERMIT 2003-762
EXTENSION 4 AND AMENDMENT 1
APPLICANT: WSL LA QUINTA, LLC
WHEREAS, the City Council of the City of La Quinta, California did, on the
19'h day of July, 2011, hold a duly noticed Public Hearing to consider a request by
WSL La Quinta, LLC for approval of a fourth extension of time and an amendment
to architectural, site, and landscaping plans for a 208 -unit senior living community
located on the northeast corner of Washington Street and Avenue 50, more
particularly described as;
APN; 646-070-016
WHEREAS, the Planning Department published a public hearing notice in The
_Desert Sun newspaper on July 8, 2011 as prescribed by the Municipal Code.
Public hearing notices were also mailed to all property owners within 500 feet of
the site; and,
WHEREAS, the Planning Commission of the City of La Quinta, California did,
on the 281h day of June, 2011, hold a duly noticed Public Hearing, as continued
from the regularly -scheduled Public Hearing on June 14, 2011, to consider a
recommendation on said Site Development Permit Extension and Amendment, and
after hearing and considering all testimony and arguments, did adopt Planning
Commission Resolution 2011-007, recommending to the City Council approval of
Site Development Permit 2003-762 Extension 4 and Amendment 1; and,
WHEREAS, the Architecture and Landscape Review Committee of the City of
La Quinta, California, did, on the 1" day of June, 2011, hold a public meeting to
review and discuss architecture, site, and landscape plans, the minutes of said
meeting were included in the staff report for consideration by the Planning
Commission; and,
WHEREAS, at said Public Hearing, upon hearing and considering all
testimony and arguments, if any, of all interested persons desiring to be heard, said
City Council did make the following mandatory findings pursuant to Section
9.210.010 of the La Quinta Municipal Code to justify approval of said Site
Development Permit Extension and Amendment:
City Council Resolution 2011-062
Site Development Permit 2003-762, Extension 4, Amendment 1
WSL La Quinta, LLC
Adopted: July 19, 2011
Page 2
Consistency with the General Plan
The proposed Site Development Permit is consistent with the La Quinta General
Plan, as it proposes a multi -unit age -restricted residential community, which is
General Plan -designated for MHDR (Medium High Density Residential)
development.
2. Consistency with the Zonin_g_Code and La Paloma Specific Plan
The proposed structures, as conditioned, are consistent with the development
standards of the City's Zoning Code and the La Paloma Specific Plan, 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 age -restricted residential community which is General Plan -designated for
MHDR (Medium High Density Residential) development. The site development
permit has been conditioned to ensure compliance with the zoning standards of
the MHDR district, and other supplemental standards as established in Title 9 of
the La Quinta Municipal Code and the La Paloma Specific Plan.
3. Compliance with the California Environmental Quality Act (CEQA)
The La Quinta Planning Department has determined that this request has been
previously assessed in conjunction with Environmental Assessment 2003-470
which was prepared for Specific Plan 2004-071, which was certified on
December 23, 2004. 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 La Paloma community provide
interest through use of varied roof elements, enhanced building and facade
treatments, and other design details which 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 La Paloma 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 main building and cottage units are
properly sized with regards to height and floor area, and are situated at
engineer -approved locations with regards to vehicular and pedestrian access.
Furthermore, the visual impact of the two-story main building is minimized from
City Council Resolution 2011-062
Site Development Permit 2003-762, Extension 4, Amendment 1
WSL La Quinta, LLC
Adopted; July 19, 2011
Page 3
view from the existing residential neighborhood to the north as the two-story
portion of the main building is located a minimum of 75 feet from existing
single-family homes on the south side of Saguaro Road, and the highest part of
the main building, the uninhabited tower feature, is set back over 150 -feet from
the northern property line.
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. Additionally, the assorted species of
plants, which are taken from the approved plant list in the La Paloma Specific
Plan, provide diversity and add character to the proposed community. The
project landscaping for the proposed community, as conditioned, shall unify and
enhance visual continuity of the proposed 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,
7. Time Extension
The applicant has been diligently working on amending the previously- granted
entitlement in an effort to improve compatibility with existing surrounding
development, improve architectural quality, enhance project hydrology, as well
as improve vehicular and pedestrian circulation. Due to the extent of work
necessary to prepare plans in accordance with the proposed amendments, a
two-year extension from the date of amendment approval is identified.
NOW, THEREFORE, BE IT RESOLVED by the City Council of the City of La
Quinta, California, as follows,
1. That the above recitations are true and constitute the Findings of the City
Council in this case; and,
2. That the City Council does hereby approve Site Development Permit 2003-762
Extension 4, granting a two-year time extension to July 19, 2013, for the
reasons set forth in this Resolution and subject to the attached Conditions of
Approval; and
3. That the City Council does hereby approve Site Development Permit 2003-762
Amendment 1 for the reasons set forth in this Resolution, subject to the
attached Conditions of Approval.
City Council Resolution 2011-062
Site Development Permit 2003-762, Extension 4, Amendment 1
WSL La Quinta, LLC
Adopted; July 19, 2011
Page 4
PASSED, APPROVED, and ADOPTED at a regular meeting of the City of La
Quinta City Council, held on this the 19th day of July, 2011, by the following vote,
to wit:
AYES: Council Members Evans, Franklin, Henderson, Mayor Adolph
NOES: None
ABSENT: Council Member Sniff
ABSTAIN: None
Don Adol h, Ma r
City of La Quinta, California
ATTEST:
Susan Maysels, Deputy ity Clerk
City of La Quinta, California
(City Seal)
APPROVED AS TO FORM:
K th rine Jen, City Attorney
City of La Quinta, alifornia
City Council Resolution 2011-062
Site Development Permit 2003-762, Extension 4, Amendment 1
WSL La Quinta, LLC
Adopted- July 19, 2011
Page 5
CONDITIONS OF APPROVAL
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. This Site Development Permit shall comply with the requirements and
standards of Government Code §§ 66410 through 66499.58 (the
"Subdivision Map Act"), and Chapter 13 of the La Quinta Municipal Code
("LQMC").
The City of La Quinta's Municipal Code can be accessed on the City's Web
Site at www.la-quinta.org.
3. The Site Development Permit shall be expire two years from the date of City
Council approval (July 19, 2013), and shall become null and void in
accordance with La Quinta Municipal Code Section 9.210.020, unless a
building permit has been issued. A time extension may be requested per
LQMC Section 9.200.080.
4. Prior to the issuance of any grading, construction, or building permit by the
City, the applicant shall obtain any necessary clearances and/or permits from
the following agencies, if required:
a Riverside County Fire Marshal
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)
City Council Resolution 2011-062
Site Development Permit 2003-762, Extension 4, Amendment 1
WSL La Quinta, LLC
Adopted: July 19, 2011
Page 6
Planning Department
Riverside Co. Environmental Health Department
n Desert Sands Unified School District (DSUSD)
Coachella Valley Water District (CVWD)
Imperial Irrigation District (IID)
o California Regional Water Quality Control Board (CRWQCB)
n State Water Resources Control Board
G SunLine Transit Agency (SUNLINE)
• South Coast Air Quality Management District Coachella Valley
(SCAQMD)
The applicant is responsible for all requirements of the permits and/or
clearances from the above listed agencies. When these requirements include
approval of improvement plans, the applicant shall furnish proof of such
approvals when submitting those improvements plans for City approval.
5. A 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, prior to the issuance of a
grading or building permit by the City.
6. The applicant shall comply with applicable provisions of the City's NPDES r
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. 87-
2008-0001 and the State Water Resources Control Board's Order No. 2009-
0009-DWQ and Order No. 2010-0014-DWQ.
City Council Resolution 2011-062
Site Development Permit 2003-762, Extension 4, Amendment 1
W SL La Quinta, LLC
Adopted; July 19, 2011
Page 7
A. For construction activities including clearing, grading or excavation of
land that disturbs one (1) acre or more of land, or that disturbs less
than one (1) acre of land, but which is a part of a construction project
that encompasses more than one (1) acre of land, the Permitee shall
be required to submit a Storm Water Pollution Protection Plan
("SWPPP") to the State Water Resources Control Board.
The applicant or design professional can obtain the California
Stormwater Quality Association SWPPP template at
www.cabmphandbooks.com for use in their SWPPP preparation.
B. The applicant shall ensure that the required SWPPP is available for
inspection at the project site at all times through and including
acceptance of all improvements by the City.
C. The applicant's SWPPP shall include provisions for all of the following
Best Management Practices ("BMPs") (LQMC Section 8.70.020
(Definitions));
1) Temporary Soil Stabilization (erosion control).
2) Temporary Sediment Control.
3) Wind Erosion Control.
4) Tracking Control.
5) Non -Storm Water Management.
6) Waste Management and Materials Pollution Control.
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.
7. Permits issued under this approval shall be subject to the provisions of the
Infrastructure Fee Program and Development Impact Fee program in effect at
the time of issuance of building permit(s).
City Council Resolution 2011-062
Site Development Permit 2003-762, Extension 4, Amendment 1
WSL La Quinta, LLC
Adopted: July 19, 2011
Page 8
8. Approval of this Site Development Permit shall not be construed as approval
for any horizontal dimensions implied by any site plans or exhibits unless
specifically identified in the following conditions of approval.
9. Developer shall reimburse the City, within thirty (30) days of presentment of
the invoice, all costs and actual attorney's fees incurred by the City Attorney
to review, negotiate and/or modify any documents or instruments required
by these conditions, if Developer requests that the City modify or revise any
documents or instruments prepared initially by the City to effect these
conditions. This obligation shall be paid in the time noted above without
deduction or offset and Developer's failure to make such payment shall be a
material breach of the Conditions of Approval.
10. Developer shall reimburse the City, within thirty (30) days of presentment of
the invoice, all costs and actual consultant's fees incurred by the City for
engineering and/or surveying consultants to review and/or modify any
documents or instruments required by this project. This obligation shall be
paid in the time noted above without deduction or offset and Developer's
failure to make such payment shall be a material breach of the Conditions of
Approval.
PROPERTY RIGHTS
11. Prior to issuance of any permit(s), the applicant shall acquire or confer
easements 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.
City Council Resolution 2011-062
Site Development Permit 2003-762, Extension 4, Amendment 1
WSL La 4uinta, LLC
Adopted: July 19, 2011
Page 9
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, site development permit, and/or as required by the City
Engineer.
14. The public street right-of-way offers for dedication required for this
development include:
A. PUBLIC STREETS
1) Washington Street (Major Arterial, 120' ROW) - The standard
60 feet from the centerline of Washington Street for a total
120 -foot ultimate developed right of way except for:
Additional right-of-way is required on Washington Street north
of Avenue 50 to provide for the realignment of Washington
Street to accommodate the dual left turn lanes for southbound
Washington Street to eastbound Avenue 50 as approved by the
City Engineer.
A. An additional variable right of way dedication for a
deceleration/right turn only lane and bus turnout at the
proposed primary project entry measured seventy-six feet
(761 east of the centerline of Washington Street and
length as conditioned under STREET AND TRAFFIC
IMPROVEMENTS (Condition of Approval No. 23A(1)(b)).
2) Avenue 50 (Primary Arterial, Option B 100' ROW) - The
standard 50 feet from the centerline of Avenue 50 for a total
100 -foot ultimate developed right of way except for:
A. An additional right of way dedication of 10 feet for a
right turn only lane at the Avenue 50 intersection with
Washington Street (a total of sixty feet (60') north of the
centerline of Avenue 50) and length as conditioned under
STREET AND TRAFFIC IMPROVEMENTS (Condition of
Approval No. 23A(2)(a)).
City Council Resolution 2011-062
Site Development Permit 2003-762, Extension 4, Amendment 1
WSL La Quinta, LLC
Adopted: July 19, 2011
Page 10
15. Dedications shall include additional widths as necessary for dedicated right
and left turn lanes, bus turnouts, and other features contained in the
approved construction plans.
Pursuant to this requirement, the Applicant shall include in the submittal
packet containing the rough grading plans submitted for plan checking, an
offsite street geometric layout, drawn at 1 " equals 40 feet, detailing the
following design aspects: median curb line, outside curb line, lane line
alignment including lane widths, left turn lanes, deceleration lane(s) and bus
stop turnout(s). The geometric layout shall be accompanied with sufficient
professional engineering studies to confirm the appropriate length of all
proposed turn pockets and auxiliary lanes that may impact the right of way
dedication required of the project and the associated landscape setback
requirement.
16. When the City Engineer determines that access rights to the proposed street
right-of-way shown on the approved Site Development Permit are necessary
prior to approval of the improvements dedicating such right-of-way, the
applicant shall grant the necessary right-of-way within 60 days of a written
request by the City.
17. The applicant shall create perimeter landscaping setbacks along all public
rights-of-way as follows;
A. Washington Street (Major Arterial) - 20 -foot from the R/W-P/L.
B. Avenue 50 (Primary Arterial) — A minimum 20 -foot from the R/W-P/L.
The listed setback depth shall be the average depth where a meandering wall
design is approved.
The setback requirements shall apply to all frontages including, but not
limited to, remainder parcels and sites dedicated for utility purposes.
Where public facilities (e.g., sidewalks) are placed on privately -owned
setbacks, the applicant shall offer for dedication blanket easements for those
purposes on the Final Map.
18. At locations where the onsite finished grade adjacent to the landscaped
setback lot has an elevation differential with respect to the arterial street top
City Council Resolution 2011-062
Site Development Permit 2003-762, Extension 4, Amendment 1
WSL La Quinta, LLC
Adopted: July 19, 2011
Page 11
of curb exceeding 11.0 feet, the applicant shall comply with, and
accommodate, the maximum slope gradients in the parkway/setback area
and meandering sidewalk requirements by either: 1) increasing the landscape
setback size as needed, or 2) installing retaining walls between the sidewalk
and the back of the landscaped area as needed.
19. The applicant shall offer for dedication those easements necessary for the
placement of, and access to, utility lines and structures, drainage basins,
mailbox clusters, park lands, and common areas.
20. Direct vehicular access to Washington Street and Avenue 50 from lots with
frontage along Washington Street and Avenue 50 is restricted, except for
those access points identified on the Site Development Permit, or as
otherwise conditioned in these conditions of approval.
21. The applicant shall furnish proof of easements, or written permission, as
appropriate, from those owners of all abutting properties on which grading,
retaining wall construction, permanent slopes, or other encroachments will
occur.
22. The applicant shall cause no easement to be granted, or recorded, over any
portion of the subject property after the date of approval of the Site
Development Permit unless such easement is approved by the City Engineer.
STREET AND TRAFFIC IMPROVEMENTS
23. The applicant shall comply with the provisions of LQMC Sections 13,24.060
(Street Improvements), 13.24.070 (Street Design - Generally) & 13.24.100
(Access for Individual Properties and Development) for public streets; and
Section 13.24.080 (Street Design - Private Streets), where private streets
are proposed.
24. Streets shall have vertical curbs or other approved curb configurations that
will convey water without ponding, and provide lateral containment of dust
and residue during street sweeping operations. If a wedge or rolled curb
design is approved, the lip at the flowline shall be near vertical with a 1/8"
batter and a minimum height of 0.1'. Unused curb cuts on any lot shall be
City Council Resolution 2011-062
Site Development Permit 2003-762, Extension 4, Amendment 1
WSL La Quinta, LLC
Adopted: July 13, 2011
Page 12
restored to standard curb height prior to final inspection of permanent
building(s) on the lot.
25. The applicant shall construct the following street improvements to conform
with the General Plan (street type noted in parentheses.)
A. OFF-SITE STREETS
1) Washington Street (Major Arterial; 120' R/W):
Widen the east side of the street along all frontage adjacent to the
project boundary to its ultimate width on the east side as specified in
the General Plan and the requirements of these conditions. Rehabilitate
and/or reconstruct existing roadway pavement as necessary to
augment and convert it from a rural county -road design standard to La
Quinta's urban arterial design standard. The east curb face shall be
located fifty-one feet (51') east of the centerline, except at locations
where additional street width is needed to accommodate:
a) The applicant shall construct a concrete bus stop pad
equipped with night lighting, bench, and trash receptacle
north of the primary entry drive on Washington Street as
approved by the Planning Director and the City Engineer,
Bus turnout shall be provided if required by Sun Line
Transit for the bus stop.
b) A deceleration/right turn only lane with bus turnout
incorporated as part of the lane (if approved by SunLine
Transit and the City Engineer) shall be provided at the
Washington Street Primary Entry. The east curb face
shall be located sixty four feet (64') east of the centerline
and length to be determined by a traffic study prepared
for the applicant by a licensed traffic engineer per
Engineering Bulletin # 06-13 or as determined by the City
Engineer.
c) The east curb face shall be located fifty-six (56') east from
the centerline of Washington Street to accommodate the
City Council Resolution 2011-062
Site Development Permit 2003-762, Extension 4, Amendment 1
WSL La duinta, LLC
Adopted; July 19, 2011
Page 13
dual left turn lane on southbound Washington Street at
the Avenue 50 intersection.
Other required improvements in the Washington Street right-of-way
and/or adjacent landscape setback area include:
d? All appurtenant components such as, but not limited to:
curb, gutter, traffic control striping, legends, and signs.
e) 8 -foot wide meandering sidewalk. The meandering
sidewalk shall have an arrhythmic horizontal layout that
utilizes concave and convex curves with respect to the
curb line that either touches the back of curb or
approaches within five feet of the curb at intervals not to
exceed 250 feet. The sidewalk curvature radii should
vary between 50 and 300 feet and at each point of
reverse curvature, the radius should change to assist in
creating the arrhythmic layout. The sidewalk shall
meander into the landscape setback lot and approach
within 5 feet of the perimeter wall at intervals not to
exceed 250 feet,
f) Extend the existing raised median on Washington Street
north of Avenue 50 to line up with the curb face on the
south side of the primary entrance to prevent southbound
Washington Street traffic from making illegal left turns
into the project entrance on Washington Street as
approved by the City Engineer.
g) Establish a Class II Level 11 benchmark in the Washington
Street right of way and file a record of the benchmark
with the County of Riverside.
2) Avenue 50 (Primary Arterial — Option B; 100' R/W):
Widen the north side of the street along all frontage adjacent to the
project boundary to its ultimate width on the east side as specified in
the General Plan and the requirements of these conditions. Rehabilitate
City Council Resolution 2011-062
Site Development Permit 2003-762, Extension 4, Amendment 1
WSL La Quinta, LLC
Adopted: July 19, 2011
Page 14
and/or reconstruct existing roadway pavement as necessary to
augment and convert it from a rural county -road design standard to La
Quinta's urban arterial design standard. The north curb face shall be
located thirty-eight feet (38') north of the centerline, except at
locations where additional street width is needed to accommodate:
a) A right turn only lane on Avenue 50 at the Avenue
50/Washington Street intersection. The north curb face
shall be located forty eight feet (48') north of the
centerline of Avenue 50 and deceleration length to be
determined by a traffic study prepared for the applicant
by a licensed traffic engineer per Engineering Bulletin #
06-13 or as determined by the City Engineer.
Other required improvements in the Avenue 50 right-of-way and/or
adjacent landscape setback area include:
b) All appurtenant components such as, but not limited to:
curb, gutter, traffic control striping, legends, and signs.
c) 6 -foot wide meandering sidewalk. The meandering
sidewalk shall have an arrhythmic horizontal layout that
utilizes concave and convex curves with respect to the
curb line that either touches the back of curb or
approaches within five feet of the curb at intervals not to
exceed 250 feet. The sidewalk curvature radii should
vary between 50 and 300 feet and at each point of
reverse curvature, the radius should change to assist in
creating the arrhythmic layout. The sidewalk shall
meander into the landscape setback lot and approach
within 5 feet of the perimeter wall at intervals not to
exceed 250 feet,
d) A 12 -foot wide raised landscaped median plus variable
width as needed along the entire project boundary to
accommodate a left turn lane for the eastbound Avenue
50 traffic into the project entry on the north side and for
City Council Resolution 2011-062
Site Development Permit 2003-762, Extension 4, Amendment 1
WSL La 4uinta, LLC
Adopted: July 19, 2011
Page 16
dual left turn lanes for westbound Avenue 50 traffic at
the intersection of Washington Street and Avenue 50.
Interim and ultimate improvements shall be as approved
by the City Engineer. The applicant shall be responsible
for 50% of the cost to design and construct said raised
landscaped median.
The landscaped median improvements are eligible for
reimbursement from the City's Development Impact Fee
fund in accordance with policies established for that
program.
e) In the event the left turn pocket for eastbound Avenue 50
traffic into the project entry is constructed prior to the
construction of the off-site improvements associated with
the development on other side of the street, the applicant
shall widen the south side of Avenue 50 along the project
boundary to its existing southerly right-of-way to
maintain the currently existing two eastbound through
lanes on Avenue 50 (minimum 24 feet) as approved by
the City Engineer.
The applicant shall extend improvements beyond the project boundaries to
ensure they safety integrate with existing improvements (e.g., grading; traffic
control devices and transitions in alignment, elevation or dimensions of
streets and sidewalks).
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.
The applicant is responsible for construction of all improvements mentioned
above.
B. INTERNAL STREETS
1) Construct internal streets per the approved Site Development
Permit Preliminary Grading Exhibit and as approved by the City
City Council Resolution 2011-062
Site Development Permit 2003-762, Extension 4, Amendment 1
WSL La Quinta, LLC
Adopted: July 19, 2011
Page 16
Engineer. Minimum street width shall be 26 feet except at the
entry accessway. On -street parking shall be prohibited except
in designated parking stall areas. The applicant shall make
provisions for perpetual enforcement of the No Parking
restrictions.
2) The location of driveways shall not be located within the curb
return when possible.
C. KNUCKLE
1) Construct the knuckle to conform to the lay -out shown in the
Site Development Permit, except for minor revisions as may be
required 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:
Residential/ 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.
Primary Arterial 4.5" a.c./6.0" c.a.b.
Major Arterial 5.5" a.c./6.5" 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.
City Council Resolution 2011-062
Site Development Permit 2003-762, Extension 4, Amendment 1
WSL La Quinta, LLC
Adopted: July 19, 2011
Page 17
28. General access points and turning movements of traffic are limited to the
following:
A. Primary Entry (Washington Street): Right turn movements in and out
are allowed. Left turn movements in and out are prohibited. All right -
turn -out only driveways shall have a splitter median island located in
the driveway throat that adequately channelizes the exiting right -turn
vehicles turning onto the arterial street to eliminate illegal left turns.
The splitter island shall be designed in conformance with design
concepts approved by the City Engineer.
B. Primary Entry (Avenue 50): Right turn in and out and left turn in
movements are allowed. Left turn movements out are prohibited. All
right -turn -out only driveways shall have a splitter median island
located in the driveway throat that adequately channelizes the exiting
right -turn vehicles turning onto the arterial street to eliminate illegal
left turns. The splitter island shall be designed in conformance with
design concepts approved by the City Engineer.
29. 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.
30. 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.
31. Standard knuckles and corner cut-backs shall conform to Riverside County
Standard Drawings #801 and #805, respectively, unless otherwise approved
by the City Engineer.
PARKING LOTS and ACCESS POINTS
32. The design of parking facilities shall conform to LQMC Chapter 9.150 and in
particular the following:
City Council Resolution 2011-062
Site Development Permit 2003-762, Extension 4, Amendment 1
WSL La Quinta, LLC
Adopted: July 19, 2011
Page 18
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.
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.
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.
33. 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).
34. 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
City Council Resolution 2011-062
Site Development Permit 2003.762, Extension 4, Amendment 1
WSL La Quinta, LLC
Adopted: July 19, 2011
Page 19
clarity is desired, Note, the applicant may be required to prepare other
improvement plans not listed here pursuant to improvements required by
other agencies and utility purveyors.
A. On -Site Rough Grading Plan 1" = 40' Horizontal
B. PM 10 Pian 1 " = 40' Horizontal
C. WQMP (Plan submitted in Report Form)
NOTE: A through C to be submitted concurrently.
D. On -Site Precise Grading Plan 1 " = 30' Horizontal
E. Off -Site Street Improvement/Storm Drain Plan
1 " = 40' Horizontal, 1 " = 4'
Vertical
F. Off -Site Signing & Striping Plan 1 " = 40' Horizontal
The Off -Site street improvement plans shall have separate plan
sheet(s) (drawn at 20 scale) that show the meandering sidewalk,
mounding, and berming design in the combined parkway and
landscape setback area.
G. On -Site Street Improvements/Signing & Striping/Storm Drain Plan
1 " = 40' Horizontal, 1 " = 4' Vertical
NOTE: D through G to be submitted concurrently.
(Separate Storm Drain Plans if applicable)
H. Off -Site Median Landscaping Plans 1 " = 40' Horizontal
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
City Council Resolution 2011-062
Site Development Permit 2003-762, Extension 4, Amendment 1
WSL La Quinta, LLC
Adopted: July 19, 2011
Page 20
the project limits, or a distance sufficient to show any required design
transitions.
All On -Site Signing & Striping Plans shall show, at a minimum; Stop Signs,
Limit Lines and Legends, No Parking Signs, Raised Pavement Markers
(including Blue RPMs at fire hydrants) and Street Name Signs per Public
Works Standard Plans and/or as approved by the Engineering Department.
"Rough Grading" plans shall normally include perimeter walls with Top Of
Wall & Top Of Footing elevations shown. All footings shall have a minimum
of 1 -foot of cover, or sufficient cover to clear any adjacent obstructions.
The applicant shall prepare an accessibility assessment on a marked up print
of the building floor plan identifying every building egress and notes the
2010 California Building Code accessibility requirements associated with
each door. The assessment must comply with submittal requirements of the
Building & Safety Department. A copy of the reviewed assessment shall be
submitted to the Public Works Department in conjunction with the Site
Development Plan when it is submitted for plan checking.
"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 ADA
requirements.
35. 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- uinta.org). Please navigate to the Public Works
Department home page and look for the Standard Drawings hyperlink.
36. The applicant shall furnish a complete set of all approved improvement plans
on a storage media acceptable to the City Engineer (currently mylars).
37. 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
City Council Resolution 2011-062
Site Development Permit 2003-762, Extension 4, Amendment 1
WSL La Quinta, LLC
Adopted: July 19, 2011
Page 21
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 EOR 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
38. Prior to constructing any off-site improvements on Washington Street and
Avenue 50, the applicant deposit securities equivalent to both a Performance
and labor & Material Bonds each valued at 100% of the cost of the off-site
improvements required on Washington Street and Avenue 50.
39. 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.
40. Depending on the timing of the development of this Site Development
Permit, and the status of the off-site improvements at the time, the applicant
may be required to:
A, Construct certain off-site improvements.
B. Construct additional off-site improvements, subject to the
reimbursement of its costs by others.
C. Reimburse others for those improvements previously constructed that
are considered to be an obligation of this tentative tract map.
D. Secure the costs for future improvements that are to be made by
others,
City Council Resolution 2011-062
Site Development Permit 2003-762, Extension 4, Amendment 1
WSL La Quinta, LLC
Adopted: July 19, 2011
Page 22
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.
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.
41. If the applicant elects to utilize the secured agreement alternative, the
applicant shall submit detailed construction cost estimates for all proposed
on-site and off-site improvements, including an estimate for the final survey
monumentation, for checking and approval by the City Engineer. Such
estimates shall conform to the unit cost schedule adopted by City resolution,
or ordinance.
For items not listed in the City's unit cost schedule, the proposed unit costs
shall be 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
42. The applicant shall comply with the provisions of LQMC Section 13.24.050
(Grading Improvements).
43. 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.
44. To obtain an approved grading permit, the applicant shall submit and obtain
approval of all of the following:
City Council Resolution 2011.062
Site Development permit 2003-762, Extension 4, Amendment 1
WSL La Quinta, LLC
Adopted: July 19, 2011
Page 23
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 engineer 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.
45. 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.
46. 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 requirement.
The maximum slope shall not exceed 3:1 anywhere in the landscape setback
area, except for the backslope (i.e. the slope at the back of the landscape
lot) which shall not exceed 2:1 if fully planted with ground cover. The
City Council Resolution 2011-062
Site Development Permit 2003-762, Extension 4, Amendment 1
WSL La Quinta, LLC
Adopted: July 19, 2011
Page 24
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.
47. Building pad elevations on the rough 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. Pursuant to the
aforementioned, the applicant is advised of the Coachella Valley Water
District letter dated May 24, 2011 to the Planning Department stating the
development may set the finish floor elevations at a minimum of 47 feet
MSL with the condition that the development be protected by means of a
flood wall along the La Quinta Evacuation Channel. The flood wall shall be
certified by a geotechnical engineer with the top of the wall at a minimum
elevation of 52 feet AMSL as required by CVWD.
48. Building pad elevations of perimeter lots shall not differ by more that one
foot higher from the building pads in adjacent developments.
49. The applicant shall minimize the differences in elevation between the
adjoining properties and the lots within this development.
50. 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 Site Plan, the applicant
shall submit the proposed grading changes to the City Engineer for a
substantial conformance finding review.
51. 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.
City Council Resolution 2011-062
Site Development Permit 2003-762, Extension 4, Amendment 1
WSL La Quinta, LLC
Adopted; July 19, 2011
Page 26
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
52. If permitted by CVWD and the City Engineer, when an applicant proposes
discharge of storm water directly, or indirectly, into the La Quinta Evacuation
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 applicant is required to construct required discharge
treatment Best Management Practice facilities per the NPDES Permit
Supplement A but at a minimum shall install a CDS Unit or equal system as
approved by the City Engineer. 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 tentative parcel
map 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. The 100 -year
storm water hydraulic grade line shall be at elevation 48 feet or as
determined by CVWD and the City Engineer.
Additionally, the applicant shall submit verification to the City of CVWD
acceptance of the proposed discharge of storm water directly, or indirectly,
into the La Quinta Evacuation Channel with the initial submittal of storm
drain improvement plans.
53. Since the preliminary rough grading plans previously submitted to the Public
Works Department did not demonstrate how storm water would be
adequately discharged into the La Quinta Evacuation Channel during major
City Council Resolution 2011-062
Site Development Permit 2003-762, Extension 4, Amendment 1
WSL La Quinta, LLC
Adopted: July 19, 2011
Page 26
storm events resulting in possible flooding of the site, the applicant is hereby
notified that future site modifications may be necessary including, but not
limited to building and street reconfiguration and additional improvements to
the existing drainage facilities. Verification of the proposed storm water
retention system is subject to review and approval by the Coachella Valley
Water District and the City Engineer. If in the event, the proposed retention
capacity or pass through storm water flow is found to be inadequate during
final design, the Applicant shall revise what is currently proposed in the
preliminary hydrology study and make adjustments to the site layout as
needed to accommodate the increased retention/detention or pass through
capacity required to satisfy safety issues of the Public Works Department
and CVWD. Pursuant to the aforementioned, the applicant may be required
to construct additional underground and above ground drainage facilities to
convey on site and off site stormwater as well as stormwater from adjacent
terrain by the La Quinta Evacuation Channel that historically flows onto
and/or through the project site. Any proposed channels that convey
stormwater shall be lined to protect against erosion as required by the Public
Works Department and CVWD.
54. If the development is not able to discharge storm or nuisance water from the
project into the La Quinta Evacuation Channel, 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 an 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.
55. 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.
City Council Resolution 2011-062
Site Development Permit 2003-762, Extension 4, Amendment 1
WSL La Quinta, LLC
Adopted: July 19, 2011
Page 27
56. 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.
57. 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.
58. No fence or wall shall be constructed around any retention basin unless
approved by the Planning Director and the City Engineer.
59. 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.
60. 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).
61. The design of the development shall not cause any increase in flood
boundaries and levels in any area outside the development.
62. The development shall be graded to permit storm flow in excess of retention
capacity to flow out of the development through a designated overflow and
into the historic drainage relief route.
63. Storm drainage historically received from adjoining property shall be received
and retained or passed through into the historic downstream drainage relief
City Council Resolution 2011-062
Site Development Permit 2003-762, Extension 4, Amendment 1
WSL La Quinta, LLC
Adopted; July 19, 2011
Page 28
route.
64. 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.
E. For post -construction urban runoff from New Development and
Redevelopments Projects, the applicant shall implement requirements
of the NPDES permit for the design, construction and perpetual
operation and maintenance of BMPs per the approved Water Quality
Management Plan (WQMP) for the project as required by the California
Regional Water Quality Control Board — Colorado River Basin
(CRWQCB-CRB) Region Board Order No. R7-2008-001.
F. The applicant shall implement the WQMP Design Standards per
(CRWQCB-CRB) Region Board Order No. R7-2008-001 utilizing BMPs
approved by the City Engineer. A project specific WQMP shall be
provided which incorporates Site Design and Treatment BMPs utilizing
first flush infiltration as a preferred method of NPDES Permit
Compliance for Whitewater River receiving water, as applicable.
G. The developer shall execute and record a Stormwater
Management/BMP Facilities Agreement that provides for the perpetual
maintenance and operation of stormwater BMPs.
65. The applicant shall install suitable facilities along the easterly boundary of the
project to preserve CVWD access and prohibit access to the right-of-way of
the La Quinta Evacuation Channel. Additionally, the applicant shall work
with CVWD to construct a perpetual maintenance access to the La Quinta
Evacuation Channel as required by CVWD and approved by the City
Engineer.
City Council Resolution 2011-062
Site Development Permit 2003-762, Extension 4, Amendment 1
WSL La Quinta, LLC
Adopted; July 19, 2011
Page 29
UTILITIES
66. The applicant shall comply with the provisions of LQMC Section 13,24.1 10
(Utilities).
67, The applicant shall obtain the approval of the City Engineer for the location
of all utility lines within any right-of-way, and all above -ground utility
structures including, but not limited to, traffic signal cabinets, electric vaults,
water valves, and telephone stands, to ensure optimum placement for
practical and aesthetic purposes.
68. Existing overhead utility lines within, or adjacent to the proposed
development, and all proposed utilities shall be installed underground.
All existing utility lines attached to joint use 92 KV transmission power poles
are exempt from the requirement to be placed underground.
69. Underground utilities shall be installed prior to overlying hardscape. For
installation of utilities in existing improved streets, the applicant shall comply
with trench restoration requirements maintained, or required by the City
Engineer.
The applicant shall provide certified reports of all utility trench compaction
for approval by the City Engineer. Additionally, grease traps and the
maintenance thereof shall be located as to not conflict with access
aisles/entrances.
70. Utility easements in favor of CVWD shall be clear of any obstructions
including overhead obstructions.
CONSTRUCTION
71. 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
City Council Resolution 2011-062
Site Development Permit 2003-762, Extension 4, Amendment 1
WSL La Quinta, LLC
Adopted: July 19, 2011
Page 30
directed by the City, whichever comes first.
LANDSCAPE AND IRRIGATION
72, The applicant shall comply with LQMC Sections 13.24.130 (Landscaping
Setbacks) & 13.24.140 (Landscaping Plans).
73. Landscape and irrigation plans for landscaped lots and setbacks, medians,
retention basins, and parks shall be signed and stamped by a licensed
landscape architect.
74. 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).
75. Lighting plans shall be submitted with the final landscaping pians for a
recommendation to the Planning Director for his approval. Exterior lighting
shall be consistent with LQMC Section 9.100.150 (Outdoor Lighting). All
freestanding lighting shall not exceed 18 feet in height, and shall be fitted
with a visor if deemed necessary by staff to minimize trespass of light off
the property. The illuminated carports shall be included in the photometric
study as part of the final lighting plan submittal.
76. All water features shall be designed to minimize "splash", and use high
efficiency pumps and lighting to the satisfaction of the Planning Director.
They shall be included in the landscape plan water efficiency calculations per
Municipal Code Chapter 8.13.
77. All rooftop mechanical equipment shall be completely screened from view
behind the parapet. 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.
78. The applicant shall submit the final landscape plans for review, processing
and approval to the Planning Department, in accordance with the Final
Landscape Plan application process. Planning Director approval of the final
City Council Resolution 2011-062
Site Development Permit 2003-762, Extension 4, Amendment 1
WSL La Quinta, LLC
Adopted: July 19, 2011
Page 31
landscape plans is required prior to issuance of the first building permit
unless the Planning Director determines extenuating circumstances exist
which justifies an alternative processing schedule.
NOTE: Plans are not approved for construction until signed by the
appropriate City official, including the Planning Director and/or City Engineer.
79. The applicant or his agent has the responsibility for proper sight distance
requirements per guidelines in the AASHTO "A Policy on Geometric Design
of Highways and Streets, 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.
80. All trees located within the project site shall have a minimum trunk caliper of
2.5 inches.
81. Final field inspection of all landscaping materials, including all vegetation,
hardscape and irrigation systems is required by the Planning Department
prior to final project sign -off by the Planning Department. Prior to such field
inspection, written verification by the project's landscape architect of record
stating that all vegetation, hardscape and irrigation systems have been
installed in accordance with the approved final landscape plans shall be
submitted to the Planning Department,
82. Landscape areas shall have permanent irrigation improvements meeting the
requirements of the Planning Director. Use of lawn areas shall be minimized
with no lawn, or spray irrigation, being placed within 24 inches of curbs
along public streets.
PUBLIC SERVICES
83. The applicant shall provide public transit improvements as required by
SunLine Transit Agency and approved by the City Engineer.
MAINTENANCE
84. The applicant shall comply with the provisions of LQMC Section 13.24.160
(Maintenance).
City Council Resolution 2011-062
Site Development Permit 2003-762, Extension 4, Amendment 1
WSL La Quinta, LLC
Adopted: July 19, 2011
Page 32
85. The applicant shall make provisions for the continuous and perpetual
maintenance of perimeter landscaping up to the curb, access drives,
sidewalks, and stormwater BMPs.
FEES AND DEPOSITS
86. 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.
87. Permits issued under this approval shall be subject to the Coachella Valley
Multi -Species Habitat Conservation Plan/Natural Community Habitat
Conservation Plan Mitigation Fee, in accordance with LQMC Chapter 3.34.
FIRE DEPARTMENT
88. Provide or show there exists a water system capable of delivering a fire flow
4000GPM per minute for four hours duration at 20 psi residual operating
pressure, which must be available before any combustible material is placed
on the construction site.
89. Approved accessible on-site super fire hydrants shall be located not to
exceed 200 feet apart in any direction. Any portion of the facility or of an
exterior wall of the first story of the building shall not be located more than
150 feet from fire apparatus access roads as measured by an approved route
around the complex, exterior of the facility or building.
90. 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.
City Council Resolution 2011-062
Site Development Permit 2003-762, Extension 4, Amendment 1
WSL La Quinta, LLC
Adopted: July 19, 2011
Page 33
91. 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.
92. 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.
93. 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)
94. Fire Apparatus access road shall be in compliance with the Riverside County
Fire Department Standard number 06-05 (located at www.rvcfire.org).
Access lanes will not have an up, or downgrade of more than 15%. Access
roads shall have an unobstructed vertical clearance not less than 13 feet and
6 inches. Access lanes will be designed to withstand the weight of 60
thousand pounds over 2 axles. Access will have a turning radius capable of
accommodating fire apparatus. Access lane shall be constructed with a
surface so as to provide all weather driving capabilities.
95. Dead-end fire apparatus access roads in excess of 150 feet in length shall be
provided with approved provision for the turnaround capabilities of fire
apparatus
96. 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.
97, An approved Fire Department access key lock box shall be installed next to
the approved Fire Department access door to the building. Required order
forms and installation standards may be obtained at the Fire Department.
City Council Resolution 2011-062
Site Development Permit 2003-762, Extension 4, Amendment 1
WSL La Quinta, LLC
Adopted: July 19, 2011
Page 34
98. Display street numbers in a prominent location on the address side of
building(s) and/or rear access if applicable. Numbers and letters shall be a
minimum of 12" in height for building(s) up to 25` in height, In complexes
with alpha designations, letter size must match numbers. All addressing
must be legible, of a contrasting color, and adequately illuminated to be
visible from street at all hours.
99. Should any portion of the building be deemed "mixed occupancy" the
sprinkler system shall be designed per referenced standard NFPA13R 7.2.4,1
through 7.2.4.2 per the CBC.
100. The PIV and FCD shall be located to the front of building and a minimum of
25 feet from the building(s). Sprinkler riser room must have indicating
exterior and/or interior door signs. A C-16 licensed contractor must submit
plans, along with current permit fees, to the Fire Department for review and
approval prior to installation.
101. 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.
102. 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,
103. No hazardous materials shall be stored and/or used within the building,
which exceeds quantities listed in 2010 CBC. No class I, Il or IIIA of
combustible/flammable liquid shall be used in any amount in the building.
104. Exit designs, exit signs, door hardware, exit markers, exit doors, and exit
path marking shall be installed per the 2010 California Building Code.
105, Electrical room doors if applicable shall be posted "ELECTRICAL ROOM" on
City Council Resolution 2011-062
Site Development Permit 2003-762, Extension 4, Amendment 1
WSL La Quinta, LLC
Adopted: July 19, 2011
Page 35
outside of door.
106. Fire Alarm Control Panel room doors if applicable shall be posted "FACP" on
outside of door.
107. Fire Riser Sprinkler room doors if applicable shall be posted "Fire Riser" on
outside of door.
108. Roof Access room door if applicable shall be posted "Roof Access" on
outside of door.
109. Access shall be provided to all mechanical equipment located on the roof as
required by the Mechanical Code.
110. Air handling systems supplying air in excess of 2000 cubic feet per minute
to enclosed spaces within buildings shall be equipped with an automatic
shutoff. 2010 CMC
111. 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.
112. 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.
PLANNING DEPARTMENT
113. Approved Cultural Resource Monitor(s) be present during all ground
disturbing activities. Experience has shown that there is always a possibility
of encountering buried cultural resources during construction related
excavations, or archaeological testing/data recovery. Should buried cultural
deposits be encountered, the Monitor may request that destructive
construction halt and the Monitor shall notify a Qualified (Secretary of the
City Council Resolution 2011-062
Site Development Permit 2003-762, Extension 4, Amendment 1
WSL La Quinta, LLC
Adopted: July 19, 2011
Page 36
Interior's Standards and Guidelines) Archaeologist to investigate and, if
necessary, prepare a mitigation plan for submission to the City and the Agua
Caliente THPO.
114. Additionally, in accordance with State law, the County Coroner should be
contacted if any human remains are found during earthmoving activities. If
the remains are determined to be of Native American origin, the Native
American Heritage Commission (NAHC) shall be contacted. The NAHC will
make a determination of the Most Likely Descendent (MILD). The City will
work with the designated MLD to determine the final disposition of the
remains,
115. A sign permit shall be submitted for staff approval for proposed monument
signs specified in Specific Plan 2004-071 Amendment 1.
116. As part of the Final Landscape Plan review process, the applicant shall
submit a revised plan for the main entrance vehicular courtyard depicting
either the removal of the water feature within the drive aisle or redesign of
the water feature with an enhanced interactive design.
As part of the Final Landscape Plan review process, the applicant shall submit a
revised plant palette that reflects an increased use of Colorado Desert native type
species of plants and shrubs.