CC Resolution 2008-063RESOLUTION NO. 2008-063
A RESOLUTION OF THE CITY COUNCIL OF THE CITY
OF LA QUINTA, CALIFORNIA, APPROVING A SECOND
TIME EXTENSION FOR DEVELOPMENT PLANS FOR A
SENIOR RETIREMENT COMMUNITY ON 14± ACRES
LOCATED ON THE NORTHEAST CORNER OF
WASHINGTON STREET AND AVENUE 50
CASE: SITE DEVELOPMENT PERMIT 2003-762, EXTENSION #2
WESTPORT LA QUINTA, L.P.
WHEREAS, the City Council of the City of La Quinta, California did, on
the 7" day of October, 2008, hold a duly noticed Public Hearing to consider a
request by Westport La Quinta, L.P. for approval of a one year extension of time
for a Site Development Permit to allow a senior retirement community complex, on
14± acres on the northeast corner of Washington Street and Avenue 50, more
particularly described as:
APN 646-070-013
WHEREAS, the City Council of the City of La Quinta, California did, on
the 18" day of September, 2007, hold a duly noticed Public Hearing and approve
by adoption of Resolution 2007-089, a first one year time extension as requested
by Westport La Quinta, L.P. for the Site Development Permit for the project; and
WHEREAS, the City Council of the City of La Quinta, California did, on
the 7' day of December, 2004, hold a duly noticed Public Hearing and approve by
adoption of Resolution 2004-153, a request by Westport La Quinta, L.P. for
approval of a Site Development Permit to allow a senior retirement community
complex; and
WHEREAS, the La Quinta Planning Department has determined that
the request has been assessed in conjunction with Environmental Assessment
2003-470 prepared for this project for which a Mitigated Negative Declaration was
certified on December 7, 2004. No changed circumstances or conditions are
proposed nor has any new information been submitted which would trigger the
preparation of a subsequent environmental review in accordance with Section
15162 of the Guidelines for Implementation the California Environmental Quality
Act; and
Resolution No. 2008-063
Site Development Permit 2003-762, Extension k2
Westport La Quints, L.P.
Adopted: October 7, 2008
Page 2
WHEREAS, the Planning Department published a public hearing notice
for this request in the Desert Sun newspaper on September 26, 2008, 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 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 approving said Site
Development Permit time extension:
1. The property is designated Medium High Density Residential which
conditionally permits the senior retirement community. Additionally, the
project as approved provides adequate perimeter landscaping, setbacks and
acceptable architectural design pursuant to image corridor General Plan
policies.
2. The proposed buildings are designed to comply with the Zoning Code and
Specific Plan requirements, including, but not limited to height limits,
parking, setbacks, lot coverage, and signs.
3. The La Quinta City Council has certified Environmental Assessment 2003-
470 and based upon this Assessment the project will not have a significant
adverse effect on the environment provided the mitigation measures are
complied with.
4. The architectural design of the project as approved, including, but not limited
to the architectural style, scale, building mass, materials, colors, architectural
details, roof style, and other architectural elements are compatible with the
development and quality of design prevalent in the City.
5. The site design of the project, including, but not limited to project entries,
interior circulation, pedestrian and bicycle access, pedestrian amenities,
screening of equipment and trash enclosures, exterior lighting, and other site
design elements are compatible with development and the quality of design
prevalent in the City.
Resolution No. 2008-063
Site Development Permit 2003.762, Extension p2
Westport Le Quints, L.P.
Adopted: October 7, 2008
Page 3
6. Project landscaping, including, but not limited to the location, type, size,
color, texture, and coverage of plant materials has been designed and
conditioned to provide relief, compliment buildings, visually emphasize
prominent design elements and vistas, screen undesirable views, provide a
harmonious transition between adjacent land uses and between development
and open space, provide an overall unifying influence, enhance the visual
continuity of the project, and compliment the surrounding project area,
ensuring lower maintenance and water use.
7. The building signs will comply and be consistent with the requirements and
intent of the Zoning Code.
8. The applicant indicates they are continuing to progress towards development
of the project.
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 said City Council in this case; and
2. That it does hereby acknowledge that Environmental Assessment 2003-
470 has determined that no significant effects on the environment have
been identified which cannot be mitigated; and
3. That it does hereby approve a one year time extension to September 18,
2009 for Site Development Permit 2003-762, 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 7`" day of October, 2008, by the following
vote:
AYES: Council Members Henderson, Kirk, Osborne, Sniff, Mayor Adolph
NOES: None
ABSENT: None
ABSTAIN: None
Resolution No. 2008-063
Site Development Permit 2003-762, Extension #2
Westport La Quints, L.P.
Adopted: October 7, 2008
Page 4
DON AD PH, M yor
City of La Quinta, California
ATTEST:
VTECINO, CMC, City Clerk
California
( SEAL)
APPROVED AS TO FORM:
M. KATHERINE JENS , City Attorney
City of La Quinta, Ca ornia
CITY COUNCIL RESOLUTION NO. 2008-063
CONDITIONS OF APPROVAL - FINAL
SITE DEVELOPMENT PERMIT 2003-762, EXTENSION NO. 2
WESTPORT LA QUINTA LP
ADOPTED: OCTOBER 7, 2008
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. 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:
Fire Marshal
Public Works Department (Grading Permit, Green Sheet (Public Works
Clearance) for Building Permits, Improvement Permit)
Planning Department
Riverside Co. Environmental Health Department
Desert Sands Unified School District
Coachella Valley Water District (CVWD)
Imperial Irrigation District (IID)
California Water Quality Control Board (CWQCB)
SunLine Transit Agency
South Coast Air Quality Management District Coachella Valley
Resolution No. 2008-063
Conditions of Approval - FINAL
Site Development Permit 2003-762, Extension No. 2
Westport La Quints, LP
Adopted: October 7, 2008
Page 2
The applicant is responsible for all requirements of the permits and/or clearances
from the above listed agencies. When the requirements include approval of
improvement plans, the applicant shall furnish proof of such approvals when
submitting those improvements plans for City approval.
A project -specific NPDES construction permit must be obtained by the applicant;
and who then shall submit a copy of the Regional Water Quality Control Board's
("RWQCB") acknowledgment of the applicant's Notice of Intent ("NOI"), prior to
the issuance of a grading or site construction permit by the City.
4. The applicant shall comply with applicable provisions of the City's NPDES
stormwater discharge permit, LQMC Sections 8.70.010 et seq. (Stormwater
Management and Discharge Controls), and 13.24.170 (Clean Air/Clean Water);
Riverside County Ordinance No. 457; the California Regional Water Quality
Control Board — Colorado River Basin Region Board Order No. R7-2008-0001
and the State Water Resources Control Board's Order No. 99-08-DWQ.
A. For construction activities including clearing, grading or excavation
of land that disturbs one (1) acre or more of land, or that disturbs
less than one (1) acre of land, but which is a part of a construction
project that encompasses more than one (1) acre of land, the
Permitee shall be required to submit a Storm Water Pollution
Protection Plan ("SWPPP").
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's SWPPP shall be approved by the City Engineer
prior to any on or off -site grading being done in relation to this
project.
C. 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.
D. The applicant's SWPPP shall include provisions for all of the
following Best Management Practices ("BMPs") (LQMC Section
8.70.020 (Definitions)):
Resolution No. 2008-063
Conditions of Approval - FINAL
Site Development Permit 2003-762, Extension No. 2
Westport Lo Quints, LP
Adopted: October 7, 2008
Page 3
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. All erosion and sediment control BMPs proposed by the applicant
shall be approved by the City Engineer prior to any onsite or offsite
grading, pursuant to this project.
F. The approved SWPPP and BMPs shall remain in effect for the
entire duration of project construction until all improvements are
completed and accepted by the City.
Additionally, the applicant shall comply with applicable provisions for
post construction runoff per the City's NPDES stormwater discharge
permit, LQMC Sections 8.70.010 at seq. (Stormwater Management and
Discharge Controls), and 13.24.170 (Clean Air/Clean Water); Riverside
County Ordinance No. 457; and the California Regional Water Quality
Control Board - Colorado River Basin (CRWQCB-CRB) Region Board
Order No. R7-2008-001.
G. 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.
H. 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.
Resolution No. 2008-063
Conditions of Approval - FINAL
Site Development Permit 2003-762, Extension No. 2
Westport La Quints, LP
Adopted: October 7, 2008
Page 4
5. 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).
PROPERTY RIGHTS
6. 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. Said conferred rights shall also include grant of access
easement to the City of La Quinta for the purpose of graffiti removal by City
staff or assigned agent in perpetuity and agreement to the method to remove
graffiti and to paint over to best match existing. The applicant shall establish the
aforementioned requirements in the CC&R's for the development or other
agreements as approved by the City Engineer. Pursuant to the aforementioned,
the applicant shall submit an "AUTHORIZATION TO REMOVE GRAFFITI FROM
PRIVATE PROPERTY" form located at the Public Works Department Counter
prior to Certificate of Occupancy.
7. The applicant shall offer for dedication all public street right-of-ways in
conformance with the City's General Plan, Municipal Code, applicable site
development permit, and/or as required by the City Engineer.
8. 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 in
order to construct dual left turn lanes for southbound Washington
Street to eastbound Avenue 50 as approved by the City Engineer
in the plan check process.
Resolution No. 2008-063
Conditions of Approval - FINAL
She Development Permit 2003.762, Extension No. 2
Westport Le Quints, LP
Adopted: October 7, 2008
Page 5
a) North of Avenue 50, an additional variable right of way
dedication at the proposed primary project entry measured
seventy six feet (76') east of the centerline of Washington
Street and deceleration length of 248 feet plus a transition
length of 150 feet to accommodate improvements
conditioned under STREET AND TRAFFIC IMPROVEMENTS
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 an additional variable right
of way dedication at the Secondary entries and at the Avenue 50
intersection with Washington Street measured sixty feet (60')
north of the centerline of Avenue 50 and deceleration length of
248 feet plus a transition length of 150 feet to accommodate
improvements conditioned under STREET AND TRAFFIC
IMPROVEMENTS.
9. The applicant shall retain for private use all private street right-of-ways in
conformance with the City's General Plan, Municipal Code, applicable site
development permit, and/or as required by the City Engineer.
10. The private street right-of-ways to be retained for private use required for this
development include:
A. PRIVATE STREETS
The applicant shall redesign private circulation streets measured at flow
line to flow line to have 28 feet of travel width and on -street parking
prohibited, and provided there is adequate off-street parking for residents
and visitors, and the applicant establishes provisions for ongoing
enforcement of the parking restriction in the CC&R's. The CC&R's shall
be reviewed and approved by the Engineering Department prior to
recordation.
11. 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.
12. Pursuant to these requirements, the Applicant shall include in the submittal
packet containing the rough grading plans submitted for plan checking, an
Resolution No. 2008-063
Conditions of Approval - FINAL
Site Development Permit 2003-762, Extension No. 2
Westport La Quints, LP
Adopted: October 7, 2008
Page 6
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.
13. When the City Engineer determines that access rights to the proposed street
right-of-ways shown on the approved Site Development Permit are necessary
prior to approval of improvement dedicating such right-of-ways, the applicant
shall grant the necessary right-of-ways within 60 days of a written request by
the City.
14. The applicant shall offer for dedication a ten -foot wide public utility easement
contiguous with, and along both sides of all private streets. Such easement
may be reduced to five feet in width with the express written approval of IID.
15. The applicant shall create perimeter landscaping setbacks along all public right-
of-ways 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.
Additional landscape easement is required along the northerly side of
Avenue 50 between the roadway right of way and the property line.
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.
16. At locations where the onsite finished grade adjacent to the landscaped setback
lot has an elevation differential with respect to the arterial street top 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
Resolution No. 2008-063
Conditions of Approval - RNAL
Site Development Permit 2003.762, Extension No. 2
Westport Le Quints, LP
Adopted: October 7, 2008
Page 7
2) installing retaining walls between the sidewalk and the back of the
landscaped area as needed.
17. The applicant shall offer for dedication those easements necessary for the
placement of, and access to, utility lines and structures, drainage basins,
mailbox clusters, park lands, and common areas.
18. Direct vehicular access 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.
19. The applicant shall furnish proof of easements, or written permission, as
appropriate, from those owners of all abutting properties on which grading,
retaining wall construction, permanent slopes, or other encroachments will
occur.
20. 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.
IMPROVEMENT PLANS
As used throughout these Conditions of Approval, professional titles such as
"engineer," "surveyor," and "architect," refers to persons currently certified or licensed
to practice their respective professions in the State of California.
21. 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 Section 13.24.040 (Improvement Plans), LQMC.
22. The following improvement plans shall be prepared and submitted for review
and approval by the Public Works Department. A separate set of plans for
each line item specified below shall be prepared. The plans shall utilize the
minimum scale specified, unless otherwise authorized by the City Engineer in
writing. Plans may be prepared at a larger scale if additional detail or plan
clarity is desired. Note, the applicant may be required to prepare other
improvement plans not listed here pursuant to improvements required by other
agencies and utility purveyors.
Resolution No. 2008-063
Conditions of Approval - FINAL
Site Development Permit 2003-762, Extension No. 2
Westport La Quints, LP
Adopted: October 7, 2008
Page 8
A. On -Site Rough Grading Plan
B. PM10 Plan
C. SWPPP
D. Storm Drain Plans
Note: Submittal of A thru D to be concurrent.
1 " = 40' Horizontal
1 " = 40' Horizontal
I" = 40' Horizontal
1 " = 40' Horizontal
E. On -Site Non-Residential/Commercial Precise Grading Plan
1 " = 20' Horizontal
F. Off -Site Street Plan 1 " = 40' Horizontal, 1
4' Vertical
G. 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.
H. On -Site Street/Signing & Striping Plan 1 " = 40' Horizontal, 1 " = 4'
Vertical
The following plans shall be submitted to the Building and Safety Department
for review and approval. The plans shall utilize the minimum scale specified,
unless otherwise authorized by the Building and Safety Director in writing.
Plans may be prepared at a larger scale if additional detail or plan clarity is
desired. Note, the applicant may be required to prepare other improvement
plans not listed here pursuant to improvements required by other agencies and
utility purveyors.
On -Site Residential Precise Grading Plan 1 " = 30' 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.
Resolution No. 2008-063
Conditions of Approval - FINAL
Site Development Permit 2003-762, Extension No. 2
Westport La Quints, LP
Adopted: October 7, 2008
Page 9
All Off -Site Plan & Profile Street Plans and Signing & Striping Plans shall show
all existing improvements for a distance of at least 200-feet beyond the project
limits, or a distance sufficient to show any required design transitions.
All On -Site Signing & Striping Plans shall show, at a minimum; Stop Signs, Limit
Lines and Legends, No Parking Signs, Raised Pavement Markers (including Blue
RPMs at fire hydrants) and Street Name Signs per Public Works Standard Plans
and/or as approved by the Engineering Department.
"Rough Grading" plans shall normally include perimeter walls with Top Of Wall
& Top Of Footing elevations shown. All footings shall have a minimum of 1-
foot of cover, or sufficient cover to clear any adjacent obstructions.
The applicant shall prepare an accessibility assessment on a marked up print of
the building floor plan identifying every building egress and notes the 2001
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 Engineering Department in conjunction with the Site Development Plan
when it is submitted for plan checking.
In addition to the normal set of improvement plans, a "Site Development" plan
is required to be submitted for approval by the Building Official and the City
Engineer.
"On -site residential and commercial Precise Grading" plans shall normally include
all on -site surface improvements including but not necessarily limited to finish
grades for curbs & gutters, building floor elevations, parking lot improvements
and ADA requirements.
23. The City maintains standard plans, detail sheets and/or construction notes for
elements of construction which can be accessed via the "Plans, Notes and
Design
Guidance" section of the Public Works Department at the City website
(www.la-quinta.org). Please navigate to the Public Works Department home
page and look for the Standard Drawings hyperlink.
24. The applicant shall furnish a complete set of the mylars of all approved
improvement plans on a storage media acceptable to the City Engineer.
Resolution No. 2008-063
Conditions of Approval - FINAL
Site Development Permit 2003.762, Extension No. 2
Westport La Quints, LP
Adopted: October 7, 2008
Page 10
24A. 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," "As -Built" or "As -
Constructed" and shall be stamped and signed by the engineer or surveyor
certifying to the accuracy and completeness of the drawings. The applicant
shall have all approved mylars previously submitted to the City, revised to
reflect the as -built conditions. The applicant shall employ or retain the Engineer
Of Record during the construction phase of the project so that the EOR. can
make site visits in support of preparing As Built drawings. However, if
subsequent approved revisions have been approved by the City Engineer and
reflect said "As -Built" 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
25. Improvements to be made, or agreed to be made, shall include the removal of
any existing structures or other obstructions which are not a part of the
proposed improvements; and shall provide for the setting of the final survey
monumentation.
When improvements are phased through a "Phasing Plan," or an administrative
approval (e.g., Site Development Permits), all off -site improvements including
street, traffic signal and storm drain improvements and common on -site
improvements (e.g., backbone utilities, retention basins, perimeter walls,
landscaping and gates) shall be constructed, or secured through a SIA, prior to
the issuance of any permits in the first phase of the on -site development, or as
otherwise approved by the City Engineer.
Improvements and obligations required of each subsequent, phase shall either be
completed, or secured through a SIA, prior to the completion of homes or the
occupancy of permanent buildings within such latter phase, or as otherwise
approved by the City Engineer.
In the event the applicant fails to construct the improvements for the
development, or fails to satisfy its obligations for the development in a timely
manner, pursuant to the approved phasing plan, the City shall have the right to
halt issuance of all permits, and/or final inspections, withhold other approvals
related to the development of the project, or call upon the surety to complete
the improvements.
Resolution No. 2008-063
Conditions of Approval - FINAL
Site Development Permit 2003-762, Extension No. 2
Westport La Quints, LP
Adopted: October 7, 2008
Page 11
26. Depending on the timing of the development of this Site Development Permit,
and the status of the off -site improvements at the time, the applicant may be
required to:
A. Construct certain off -site improvements.
B. Construct additional off -site improvements, subject to the reimbursement
of its costs by others.
C. Reimburse others for those improvements previously constructed that are
considered to be an obligation of this Site Development Permit.
D. Secure the costs for future improvements that are to be made by others.
E. To agree to any combination of these means, as the City may require.
Off -Site Improvements should be completed on a first priority basis.
In the event that any of the improvements required for this development are
constructed by the City, the applicant shall, prior to issuance of any permit
related thereto, reimburse the City for the costs of such improvements.
27. 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.
Resolution No. 2008-063
Conditions of Approval - FINAL
Site Development Permit 2003-762, Extension No. 2
Westport Le Quints, LP
Adopted: October 7, 2008
Page 12
GRADING
28. The applicant shall comply with the provisions of Section 13.24.050 (Grading
Improvements), LQMC.
29. 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.
30. To obtain an approved grading permit, the applicant shall submit and obtain
approval of all of the following:
A. A grading plan prepared by a qualified engineer,
B. A preliminary geotechnical ("soils") report prepared by a qualified
engineer,
C. A Fugitive Dust Control Plan prepared in accordance with Chapter 6.16,
(Fugitive Dust Control), LQMC, and
D. A Best Management Practices report prepared in accordance with
Sections 8.70.010 and 13.24.170 (NPDES stormwater discharge permit
and Storm Management and Discharge Controls), LQMC.
All grading shall conform to the recommendations contained in the Preliminary
Soils Report, and shall be certified as being adequate by a soils engineer, or by
an engineering geologist. As previously submitted soils information submitted
to the Public Works Department regarding loose soil conditions encountered in
the Site Development Permit area, the soils report shall be revised to address
this issue and mitigation measures submitted for approval by the City Engineer.
A statement shall appear on the applicable improvement plans that a soils report
has been prepared in accordance with the California Health & Safety Code §
17953.
The applicant shall furnish security, in a form acceptable to the City, and in an
amount sufficient to guarantee compliance with the approved Fugitive Dust
Control Plan provisions as submitted with its application for a grading permit.
31. 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
Resolution No. 2008-063
Conditions of Approval . FINAL
Site Development Permit 2003-762, Extension No. 2
Westport La Quints, LP
Adopted: October 7. 2008
Page 13
other erosion control measures, as were approved in the Fugitive Dust Control
Plan.
32. 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 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 0 8") behind the curb.
33. Building pad elevations on the rough grading plan submitted for City Engineer's
approval shall conform with pad elevations shown on the tentative map, unless
the pad elevations have other requirements imposed elsewhere in these
Conditions. Pursuant to the aforementioned, the applicant is advised of the
Coachella Valley Water District letter dated September 2, 2008 to the Planning
Department requiring the development to have a finish floor elevation of 50.0
feet MSL.
34. Building pad elevations of perimeter lots shall not differ by more that one foot
higher from the building pads in adjacent developments.
35. Prior to any site grading or re -grading that will raise or lower any portion of the
site by site by more than plus or minus five tenths 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 Staff for a
substantial conformance finding review.
36. 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.
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
Resolution No. 2008-063
Conditions of Approval - FINAL
Site Development Permit 2003-762, Extension No. 2
Westport La Quints, LP
Adopted: October 7, 2008
Page 14
soil. The data shall be organized by lot number, and listed cumulatively if
submitted at different times.
36A. This development shall comply with LQMC Chapter 8.11 (Flood Hazard
Regulations). If any portion of any proposed building lot in the development is or
may be located within a flood hazard area as identified on the City's Flood
Insurance Rate Maps, the development shall be graded to ensure that all floors
and exterior fill (at the foundation) are above the level of the project (100-year)
flood and building pads are compacted to 95% Proctor Density as required in
Title 44 of the Code of Federal Regulations, Section 65.5(a) (6). Prior to
issuance of building permits for buildings which are so located, the applicant
shall furnish elevation certifications, as required by FEMA, that the above
conditions have been met.
DRAINAGE
37. The tributary drainage area shall extend to the centerline of adjacent public
streets. Nuisance water from landscaping and off and on -site streets shall be
disposed of in a manner approved by the City Engineer.
38. If permitted by CVWD, when an applicant proposes discharge of storm water
directly, or indirectly, into the La Quinta Evacuation Channel, the applicant shall
indemnify the City from the costs of any sampling and testing of 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 per 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. The form of the
indemnification shall be acceptable to the City Attorney. If such discharge is
approved for this development, the applicant shall make provisions for meeting
these obligations. The 100-year storm water HGL shall be at 48 foot elevation
± or as determined by CVWD.
Resolution No. 2008-063
Conditions of Approval - FINAL
Site Development Permit 2003.762, Extension No. 2
Westport Le Quinta, LP
Adopted: October 7, 2008
Page 15
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.
39. The applicant shall landscape the Coachella Valley Stormwater Channel along its
easterly boundary of the project site as approved by CVWD.
40. If the development is not able to discharge storm or nuisance water from the
project into the La Quinta Evacuation Channel, the applicant or design
professional shall retain all storm water and nuisance water on site and the
following conditions shall be applicable. The 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.
41. 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.
42. 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.
43. 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.
44. No fence or wall shall be constructed around any retention basin unless
approved by the Planning Director and the City Engineer.
45. 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.
Resolution No. 2008.063
Conditions of Approval - FINAL
Site Development Permit 2003-762, Extension No. 2
Westport La Quints, LP
Adopted: October 7, 2008
Page 16
46. 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).
47. The design of the development shall not cause any increase in flood boundaries,
levels or frequencies in any area outside the development.
48. 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.
Storm drainage historically received from adjoining property shall be received
and retained or passed through into the historic downstream drainage relief
route.
48A. 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 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. The Applicant shall revise what is currently proposed 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 the adjacent La Quinta Evacuation Channel that historically
flows onto and/or through the project site.
48B. The applicant shall install suitable facilities to prohibit access to the La Quinta
Evacuation Channel along the easterly boundary to prohibit access to this right
of way. 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.
Resolution No. 2008-063
Conditions of Approval - FINAL
Site Development Permit 2003.762, Extension No. 2
Westport Le Quints, LP
Adopted: October 7, 2008
Page 17
UTILITIES
49. The applicant shall comply with the provisions of Section 13.24.1 10 (Utilities),
LQMC.
50. 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.
51. 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.
52. 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.
STREET AND TRAFFIC IMPROVEMENTS
53. The applicant shall comply with the provisions of Sections 13.24.060 (Street
Improvements), 13.24.070 (Street Design - Generally) & 13.24.100 (Access
For Individual Properties And Development), LQMC for public streets; and
Section 13.24.080 (Street Design - Private Streets), where private streets are
proposed.
54. 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):
Resolution No. 2008-063
Conditions of Approval - FINAL
Site Development Permit 2003-762, Extension No. 2
Westport La Quints, LP
Adopted: October 7, 2008
Page 18
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. 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, La
Quinta bus shelter with night lighting equipped with bench
and trash receptacle at the existing bus stop located on the
northeast corner of Washington Street and Avenue 50. Bus
turnout if required by Sunline Transit at the existing bus
stop shall be provided.
b) The 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 on
Washington Street at the north side primary entrance. At a
minimum, the east curb face shall be located sixty four feet
(64') east of the centerline and deceleration length of 248
feet plus a taper transition length of 150 feet or as
approved on the Off -Site Street Improvement Plans.
c) A dual left turn lane on southbound Washington Street at
the Avenue 50 intersection. The east curb face shall be
located fifty seven six (56') east from the centerline of
Washington Street and for a length and transition as
approved by the City Engineer.
Other required improvements in the Washington Street right or 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
Resolution No. 2008.063
Conditions of Approval . FINAL
Site Development Permit 2003-762, Extension No. 2
Westport La Quints, LP
Adopted: October 7, 2008
Page 19
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) An 18' - foot wide raised landscaped median on
Washington Street north of Avenue 50 along the entire
boundary of the Site Development Permit plus variable
width as needed to accommodate the dual left turn lanes
and installation of a median nose for the southbound
Washington Street traffic turning east on to Avenue 50.
g) Establish a benchmark in the Washington Street right of
way and file a record of the benchmark with the County of
Riverside.
h) Modify the existing traffic signal system at the Washington
Street and Avenue 50 intersection for the abovementioned
improvements. The applicant shall design and install
modification of the existing traffic signal equipment and
appurtenances as needed and approved by the City
Engineer.
2) Avenue 50 (Primary Arterial — Option B; 100' R/W):
Widen the north side of the street along all frontages adjacent to
the Site Development Permit boundary to its ultimate width 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 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 deceleration/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 of 248 feet
plus a taper transition length of 150 feet.
Resolution No. 2008-063
Conditions of Approval - FINAL
Site Development Permit 2003-762, Extension No. 2
Westport Le Quints, LP
Adopted: October 7, 2008
Page 20
b) A deceleration/right turn only lane on Avenue 50 at access
driveway. The north curb face shall be located forty eight
feet (48') north of the centerline of Avenue 50 and
deceleration length of 248 feet plus a taper transition length
of 150 feet.
The above condition for a deceleration/right turn only lane at the Avenue
50 Residential Project Secondary Entry intersection is contingent on the
applicant obtaining the additional right of way dedication from CVWD for
said deceleration/right turn only lane at the residential project entry on
Avenue 50.
Other required improvements in the Avenue 50 right of way and/or
adjacent landscape setback area include:
c) All appurtenant components such as, but not limited to:
curb, gutter, traffic control striping, legends, and signs.
d) 8-foor 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 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 lit
and approach 5 feet of the perimeter wall at intervals not to
exceed 250 feet.
e) A 12- foot wide raised landscaped median along the entire
boundary of the Site Development Permit plus variable
width as needed to accommodate for a left turn lane for the
eastbound Avenue 50 traffic at the Project entry on the
north side and for a left turn lane for westbound Avenue 50
traffic at the intersection of Washington Street and Avenue
50.
B. PRIVATE STREETS
1) The applicant shall redesign private circulation streets measured at
flow line to flow line to have 28 feet of travel width with on -street
Resolution No. 2008-063
Conditions of Approval - FINAL
Site Development Permit 2003.762, Extension No. 2
Westport La Quints, LP
Adopted: October 7, 2008
Page 21
parking prohibited, and provided there is adequate off-street
parking for residents and visitors, and the applicant establishes
provisions for ongoing enforcement of the parking restriction in the
CC&R's. The CC&R's shall be reviewed and approved by the
Engineering Department prior to recordation.
On the north site minimum four -foot wide sidewalks shall be
constructed on the inside of the private circulation streets adjacent
to the main buildings.
2) The primary entry for the north side property and porte cochere
shall be redesigned to accommodate for possible stacking for
functional activities and/or special occasion traffic to prevent back
up onto Washington Street as approved by the City Engineer. If
adequate stacking in the porte cochere is not achievable, a
deceleration lane shall be installed on Washington Street.
3) The location of driveways of corner lots shall not be located within
the curb return and away from the intersection when possible.
C. KNUCKLE
11 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.
D. DRIVEWAYS/INTERSECTIONS TO PUBLIC STREETS
1) All right -turn only street intersections shall have a splitter median
island located in the side street that adequately channelizes the
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.
55. All gated entries shall provide for a three -car minimum stacking capacity for
inbound traffic to be a minimum length of 62 feet from call box to the street;
and shall provide for a full turn -around outlet for non -accepted vehicles.
Where a gated entry is proposed, the applicant shall submit a detailed exhibit at
a scale of 1 " = 10', demonstrating that those passenger vehicles that do not
Resolution No. 2008-063
Conditions of Approval - FINAL
Site Development Permit 2003-762, Extension No. 2
Westport Le Quints, LP
Adopted: October 7, 2008
Page 22
gain entry into the development can safely make a full turn -around (minimum
radius to be 24 feet) out onto the main street from the gated entry.
Two lanes of traffic shall be provided on the entry side of each gated entry, one
lane shall be dedicated for residents, and one lane for visitors. The two travel
lanes shall be a minimum of 20 feet of total paved roadway surface or as
approved by the Fire Department.
Entry drives, main interior circulation routes, standard knuckles, corner
cutbacks, bus turnouts, dedicated turn lanes and other features shown on the
approved construction plans, may require additional street widths as may be
determined by the City Engineer.
56. 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 Area
Primary Arterial
Major Arterial
3.0" a.c./4.5" c.a.b.
4.5" a.c./6.0" c.a.b.
5.5" a.c./6.5" c.a.b.
or the approved equivalents of alternate materials.
57. 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.
58. General access points and turning movements of traffic are limited to the
following:
A. Washington Street:
1) North Facility Entry (Washington Street): Right turn movements in
Resolution No. 2008-063
Conditions of Approval - FINAL
Site Development Permit 2003-762, Extension No. 2
Westport La Ouinta, LP
Adopted: October 7, 2008
Page 23
2► and out are allowed. Left turn movements in and out are
prohibited.
B. Avenue 50:
1) North Facility Entry (Avenue 50): Right turn in and out and left
turn in movements are allowed. Left turn movements out are
prohibited.
59. 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.
60. 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.
61. Standard knuckles and corner cut -backs shall conform to Riverside County
Standard Drawings #801 and #805, respectively, unless otherwise approved by
the City Engineer.
CONSTRUCTION
62. 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 buildings within the development or when directed by the
City, whichever comes first.
LANDSCAPING AND IRRIGATION
63. The applicant shall comply with Sections 13.24.130 (Landscaping Setbacks) &
13.24.140 (Landscaping Plans), LOMC.
64. The applicant shall provide landscaping in the required setbacks, retention
basins, common lots and park areas.
Resolution No. 2008-063
Conditions of Approval - FINAL
Site Development Permit 2003-762, Extension No. 2
Westport La Quinta. LP
Adopted: October 7, 2008
Page 24
65. Landscape and irrigation plans for landscaped lots and setbacks, medians,
retention basins, and parks shall be signed and stamped by a licensed landscape
architect.
66. The applicant shall submit the landscape plans for approval by the Planning
Department and green sheet sign off by the Public Works Department. When
plan checking has been completed by the Planning Department, the applicant
shall obtain the signatures of CVWD and the Riverside County Agricultural
Commissioner, prior to submittal for signature by the Planning Director, however
landscape plans for landscaped median on public streets shall be approved by
both the Planning Director and the City Engineer. Where City Engineer approval
is not required, the applicant shall submit for a green sheet approval by the
Public Works Department.
Final landscape plans for on -site planting shall be reviewed by the ALRC and
approved by the Planning Director. Said review and approval shall occur prior to
issuance of first building permit unless the Planning Director determines
extenuating circumstances exist which justify an alternative processing
schedule. Final plans shall include all landscaping associated with this project.
67. Landscape areas shall have permanent irrigation improvements meeting the
requirements of the Planning Director and the City Engineer. Use of lawn areas
shall be minimized with no lawn, or spray irrigation, being placed within 24
inches of curbs along public streets.
67A. 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, 5' 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.
PUBLIC SERVICES
68. The applicant shall provide public transit improvements as required by SunLine
Transit Agency and approved by the City Engineer.
Resolution No. 2008-063
Conditions of Approval - FINAL
Site Development Permit 2003-762, Extension No. 2
Westport Le Quints, LP
Adopted: October 7, 2008
Page 25
MAINTENANCE
69. The applicant shall comply with the provisions of Section 13.24.160
(Maintenance), LQMC.
70. The applicant shall make provisions for the continuous and perpetual
maintenance of all private on -site improvements, perimeter landscaping, access
drives, and sidewalks.
FEES AND DEPOSITS
71. The applicant shall comply with the provisions of Section 13.24.180 (Fees and
Deposits), LQMC. 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.
72. 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).
73. Coachella Valley Multiple Species Habitat mitigation fee shall be paid in
accordance with City of La Quinta Ordinance No. 453.
FIRE MARSHAL
74. Approved super fire hydrants, shall be spaced every 330 feet and shall be
located not less than 25 feet nor more than 165 feet from any portion of the
buildings 1 a`. floor as measured along outside travel ways.
75. Blue dot reflectors shall be placed in the street 8 inches from centerline to the
side that the fire hydrant is on, to identify fire hydrant locations.
76. The water mains shall be capable of providing a potential fire flow of 4000 gpm
and the actual fire flow from any two adjacent hydrants shall be 2000 gpm for
a 4-hour duration at 20-psi residual operating pressure.
77. City of La Quinta ordinance requires all commercial buildings 5,000 sq. ft. or
larger to be fully sprinkled. NFPA 13 Standard. Sprinkler plans will need to be
submitted to the Fire Department.
Resolution No. 2008-063
Conditions of Approval - FINAL
Site Development Permit 2003-762, Extension No. 2
Westport La Quints, LP
Adopted: October 7, 2008
Page 26
78. Fire Department connections (FDC) shall be not less than 25 feet nor more than
50 feet from a fire hydrant and shall be located on the front street side of the
buildings. FDC's and PIV's may not be located at the rear of buildings. Note
also that FDC's must be at least 25 feet from the building and may not be
blocked by landscaping, parking stalls or anything that may restrict immediate
access.
79. This project will require a full life safety monitored alarm system. Alarm plans
will need to be submitted to the Fire Department.
80. Building plans shall be submitted to the Fire Department for plan review to run
concurrent with the City plan check.
81. Water plans for the fire protection system (fire hydrants, fdc, etc.) shall be
submitted to the Fire Department for approval prior to issuance of a building
permit.
82. The required water system, including fire hydrants, shall be installed and
accepted by the appropriate water agency prior to any combustible building
material being placed on an individual lot.
83. Fire Department street access shall come to within 150 feet of all portions of
the 1 st. floor of all buildings, by path of exterior travel. Minimum road width is
20 feet clear and unobstructed with a vertical clearance of 13 %2 feet clear.
Turning radiuses shall be no less than 38 feet outside.
84. Any commercial operations that produce grease -laden vapors will require a
Hood/duct system for fire protection.
85. The applicant or developer shall prepare and submit to the Fire Department for
approval, a site plan designating required fire lanes with appropriate lane
painting and/or signs. Streets shall be a minimum 20 feet wide with a height of
13"6" clear and unobstructed.
86. Install a KNOX key box on each commercial building and/or suite. (Contact the
fire department for an application).
87. Install portable fire extinguishers as required by the California Fire Code.
88. Any submissions to the fire department are the responsibility of the applicant.
Resolution No. 2008-063
Conditions of Approval - FINAL
Site Development Permit 2003-762, Extension No. 2
Westport La Quints, LP
Adopted: October 7, 2008
Page 27
MISCELLANEOUS
89. The Site Development Permit shall be expire on September 18, 2009, 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.
90. This facility is approved for use as a senior retirement community with
independent, assisted and skilled nursing components that are licensed by the
State of California. Any change of use where any or all of the above
components are replaced with a market rate rental project must be approved by
the Planning Commission and City Council at public hearings.
91. Sign permit shall be submitted for staff approval for proposed monument signs
specified in Specific Plan 2004-071.
92. Roof tiles shall consist of a least three colors.
93. Flat roofs shall be finished in an attractive finish and color to the satisfaction of tt
94. Railings shall be provided with decorative treatment to complement architectural
style of project.
95. Window arches shall be provided over large first floor windows at the ends of
the two story independent living building.
96. Long term easement or other legally binding agreement shall be obtained for
use, landscaping and access over CVWD owned property along east end of
project sites along Avenue 50.
97. The northern -most carports shall be enclosed on the north elevation with
architecturally compatible materials and shall have a sloped or mansard concrete
tile roof to the satisfaction of the Planning Director.
98. Roof tiles shall be concrete "S" tile.
99. The perimeter wall along the north property line may be a maximum eight feet
high as measured from the north side. The design of this wall, including the
Resolution No. 2008-063
Conditions of Approval - FINAL
Site Development Permit 2003-762, Extension No. 2
Westport La Quints, LP
Adopted: October 7, 2008
Page 28
north -facing finish, demolition, and prevention of dead space between walls
(new and existing) shall be to the satisfaction of the Building Official and City
Engineer.
100. Open wrought iron type fencing in conjunction with masonry walls shall be
allowed along Washington Street and Avenue 50 to the satisfaction of the
Planning Director. Should a sound study or wall be required or desired, the
associated costs for the study and walls shall be borne entirely by the
applicant/operator of the facility. This condition shall be recorded against the
properties to the satisfaction of the City Attorney.
End of conditions