CC Resolution 2015-052RESOLUTION NO. 2015 - 052
A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF LA
QUINTA, CALIFORNIA, APPROVING A SIXTH TIME
EXTENSION FOR SITE DEVELOPMENT PERMIT 2003-762,
INCLUDING ARCHITECTURAL, SITE, AND LANDSCAPING
PLANS FOR LA PALOMA
CASE NUMBER: SITE DEVELOPMENT PERMIT 2015-0004
(SDP 2003-762 EXTENSION 6)
APPLICANT: WSL LA QUINTA R/E, LLC
WHEREAS, City Council of the City of La Quinta, California did, on the 3rd day of
November, 2015, hold a duly noticed Public Hearing to consider a request by WSL La
Quinta R/E, LLC for approval of a sixth extension of time for 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:
WHEREAS, the City Council of the City of La Quinta, California, did on the 7th day
of December, 2004, hold a duly noticed Public Hearing and approved by adoption of
Resolution 2004-153, a request by Westport La Quinta, L.P. for approval of a Site
Development Permit; and,
WHEREAS, the City Council of the City of La Quinta, California, did on the 18th
day of September, 2007, hold a duly noticed Public Hearing and approved by adoption
of Resolution 2007-089, a request by Westport La Quinta, L.P. for approval of a time
extension for Site Development Permit 2003-762; and,
WHEREAS, the City Council of the City of La Quinta, California, did on the 7th day
of October, 2008, hold a duly noticed Public Hearing and approved by adoption of
Resolution 2008-063, a request by Westport La Quinta, L.P. for approval of a second
time extension for Site Development Permit 2003-762; and,
WHEREAS, the City Council of the City of La Quinta, California, did on the 19th
day of January, 2010, hold a duly noticed Public Hearing and approved by adoption of
Resolution 2010-006, a request by WSL La Quinta R/E, LLC, for approval of a third time
extension for Site Development Permit 2003-762; and,
WHEREAS, the City Council of the City of La Quinta, California, did on the 19th
day of July, 2011, hold a duly noticed Public Hearing and approved by adoption of
Resolution No. 2015-052
Site Development Permit 2015-0004 (SDP 2003-762 Extension 6)
La Paloma (WSL La Quinta R/E, LLC)
Adopted: November 3, 2015
Page 2 of 5
Resolution 2011-062, a request by WSL La Quinta R/E, LLC for approval of a fourth
time extension and amendment for Site Development Permit 2003-762; and,
WHEREAS, the City Council of the City of La Quinta, California, did on the 6th day
of August, 2013, hold a duly noticed Public Hearing and approved by adoption of
Resolution 2013-041, a request by WSL La Quinta R/E, LLC, for approval of a fifth time
extension for Site Development Permit 2003-762; and,
WHEREAS, the applicant, on the 7th day of July, 2015, applied for a sixth time
extension; and,
WHEREAS, the Community Development Department published a public
hearing notice for this request in The Desert Sun newspaper on October 23, 2015, as
prescribed by the Municipal Code. Public hearing notices were also mailed to all
property owners within 500 feet of the site; and
WHEREAS, at said Public Hearing, upon hearing and considering all testimony
and arguments, if any, of all interested persons desiring to be heard, the City Council
did make the following mandatory findings to justify approval of the Site Development
Permit Time Extension:
1. Consistency with the General Plan
The proposed Site Development Permit is consistent with the La Quinta
General Plan, as it proposes a multi -unit age -restricted residential
community, which is General Plan -designated for MHDR (Medium High
Density Residential) development.
2. Consistency with the Zoning 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)
Resolution No. 2015-052
Site Development Permit 2015-0004 (SDP 2003-762 Extension 6)
La Paloma (WSL La Quinta R/E, LLQ
Adopted: November 3, 2015
Page 3 of 5
The La Quinta Community Development 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
fagade 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 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
Resolution No. 2015-052.
Site Development Permit 2015-0004 (SDP 2003-762 Extension 6)
Lo Poloma (WSL La Quints R/E, LLQ
Adopted: November 3, 2015
Page4l of5
landscaping utilizes various tree and shrub species to blend with the
building architecture
NOW, THEREFORE, BE IT RESOLVED by the City Council of the City of La Quinta,
California, as follows:
SECTION 1. That the above recitations are true and constitute the Findings of the City
Council in this case.
SECTION 2. That 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.
SECTION 3. That it does hereby approve a sixth time extension to November 3, 2016,
for Site Development Permit 2015-0004 (SDP 2003-762), for the reasons set forth in
this Resolution and subject to the attached Conditions of Approval (Exhibit A).
PASSED, APPROVED and ADOPTED at a regular meeting of the La Quinta City
Council held this 3rd day of November, 2015, by the following vote:
AYES: Council Members Franklin, Osborne, Pena, Radi, Mayor Evans
NOES: None
ABSENT: None
ABSTAIN: None
LINDA EVANS, Mayor
City of La Quinta, California
Resolution No. 2015-05;L
Site Development Permit 2015-0004 (SDP 2003-762 Extension 6)
La Paloma (WSL La Quints R/E, LLQ
Adopted: November 3, 2015
Page 5 of 5
ATTEST:
SUSAN MAYSELS, City rlt
City of La Quinta, Califo nia
(CITY SEAL)
APPROVED AS TO FORM:
WILLIAM H. IHRKE, City Attorney
City of La Quinta, California
EXHIBIT A
CITY COUNCIL RESOLUTION NO. 2015-052
CONDITIONS OF APPROVAL - ADOPTED
SITE DEVELOPMENT PERMIT 2015-0004 (SDP 2003-762 EXTENSION 6)
LA PALOMA (WSL LA QUINTA R/E, LLC)
ADOPTED: NOVEMBER 3, 2015
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 expire on November 3, 2016 and shall become
null and void in accordance with La Quinta Municipal Code Section 9.200.080,
unless a building permit has been issued. No further time extensions will be
considered.
4. Prior to the issuance of any grading, construction, or building permit by the City,
the applicant shall obtain any necessary clearances and/or permits from the
following agencies, if required:
• Riverside County Fire Marshal
• 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)
• Community Development Department
• Riverside Co. Environmental Health Department
• Desert Sands Unified School District (DSUSD)
• Coachella Valley Water District (CVWD)
• Imperial Irrigation District (IID)
• California Regional Water Quality Control Board (CRWQCB)
• State Water Resources Control Board
• SunLine Transit Agency (SUNLINE)
• South Coast Air Quality Management District Coachella Valley (SCAQMD)
Page 1 of 28
CITY COUNCIL RESOLUTION NO. 2015-052
CONDITIONS OF APPROVAL - ADOPTED
SITE DEVELOPMENT PERMIT 2015-0004 (SDP 2003-762 EXTENSION 6)
LA PALOMA (WSL LA QUINTA R/E, LLC)
ADOPTED: NOVEMBER 3, 2015
The applicant is responsible for all requirements of the permits and/or clearances
from the above listed agencies. When these requirements include approval of
improvement plans, the applicant shall furnish proof of such approvals when
submitting those improvements plans for City approval.
5. Coverage under the State of California Construction General Permit must be
obtained by the applicant; who then shall submit a copy of the Regional Water
Quality Control Board's ("RWQCB") acknowledgment of the applicant's Notice of
Intent ("NOI") and Waste Discharger Identification (WDID) number to the City
prior to the issuance of a grading or building permit.
6. The applicant shall comply with applicable provisions of the City's NPDES
discharge permit, LQMC Sections 8.70.010 et seq. (Stormwater Management and
Discharge Controls), and 13.24.170 (Clean Air/Clean Water); Riverside County
Ordinance No. 457; the California Regional Water Quality Control Board - Colorado
River Basin Region Board Order No. R7-2013-0011 and the State Water Resources
Control Board's Order No. 2009-0009-DWQ and Order No. 2010-0014-DWQ.
A. For construction activities including clearing, grading or excavation of land
that disturbs one (1) acre or more of land, or that disturbs less than one (1)
acre of land, but which is a part of a construction project that encompasses
more than one (1) acre of land, the Permitee shall be required to submit a
Storm Water Pollution Protection Plan ("SWPPP") to the State Water
Resources Control Board.
The applicant or design professional can obtain the California Stormwater
Quality Association SWPPP template at www.cabmphandbooks.com for use
in their SWPPP preparation.
B. The applicant shall ensure that the required SWPPP is available for
inspection at the project site at all times through and including acceptance
of all improvements by the City.
C. The applicant's SWPPP shall include provisions for all of the following Best
Management Practices ("BMPs") (LQMC Section 8.70.020 (Definitions)):
1) Temporary Soil Stabilization (erosion control).
2) Temporary Sediment Control.
3) Wind Erosion Control.
Page 2 of 28
CITY COUNCIL RESOLUTION NO. 2015-052
CONDITIONS OF APPROVAL - ADOPTED
SITE DEVELOPMENT PERMIT 2015-0004 (SDP 2003-762 EXTENSION 6)
LA PALOMA (WSL LA QUINTA R/E, LLC)
ADOPTED: NOVEMBER 3, 2015
4) Tracking Control.
5) Non -Storm Water Management.
6) Waste Management and Materials Pollution Control.
A. 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
Development Impact Fee and Transportation Uniform Mitigation Fee programs in
effect at the time of issuance of building permit(s).
8. Approval of this Site Development Permit shall not be construed as approval for
any horizontal dimensions implied by any site plans or exhibits unless specifically
identified in the following conditions of approval.
9. Developer shall reimburse the City, within thirty (30) days of presentment of the
invoice, all costs and actual attorney's fees incurred by the City Attorney to review,
negotiate and/or modify any documents or instruments required by these
conditions, if Developer requests that the City modify or revise any documents or
instruments prepared initially by the City to effect these conditions. This
obligation shall be paid in the time noted above without deduction or offset and
Developer's failure to make such payment shall be a material breach of the
Conditions of Approval.
10. Developer shall reimburse the City, within thirty (30) days of presentment of the
invoice, all costs and actual consultant's fees incurred by the City for engineering
and/or surveying consultants to review and/or modify any documents or
instruments required by this project. This obligation shall be paid in the time
noted above without deduction or offset and Developer's failure to make such
payment shall be a material breach of the Conditions of Approval.
PROPERTY RIGHTS
11. Prior to issuance of any permit(s), the applicant shall acquire or confer easements
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.
Page 3 of 28
CITY COUNCIL RESOLUTION NO. 2015-052
CONDITIONS OF APPROVAL - ADOPTED
SITE DEVELOPMENT PERMIT 2015-0004 (SDP 2003-762 EXTENSION 6)
LA PALOMA (WSL LA QUINTA R/E, LLC)
ADOPTED: NOVEMBER 3, 2015
12. Pursuant to the aforementioned condition, conferred rights shall include approvals
from the master developer or the HOA over easements and other property rights
necessary for construction and proper functioning of the proposed development
not limited to access rights over proposed and/or existing private streets that
access public streets and open space/drainage facilities of the master
development.
13. The applicant shall offer for dedication all public street rights -of -way in
conformance with the City's General Plan, Municipal Code, applicable specific
plans, 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
(76') 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)).
Page 4 of 28
CITY COUNCIL RESOLUTION NO. 2015-052
CONDITIONS OF APPROVAL - ADOPTED
SITE DEVELOPMENT PERMIT 2015-0004 (SDP 2003-762 EXTENSION 6)
LA PALOMA (WSL LA QUINTA R/E, LLC)
ADOPTED: NOVEMBER 3, 2015
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 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)
Page 5 of 28
CITY COUNCIL RESOLUTION NO. 2015-052
CONDITIONS OF APPROVAL - ADOPTED
SITE DEVELOPMENT PERMIT 2015-0004 (SDP 2003-762 EXTENSION 6)
LA PALOMA (WSL LA QUINTA R/E, LLC)
ADOPTED: NOVEMBER 3, 2015
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 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):
Page 6 of 28
CITY COUNCIL RESOLUTION NO. 2015-052
CONDITIONS OF APPROVAL - ADOPTED
SITE DEVELOPMENT PERMIT 2015-0004 (SDP 2003-762 EXTENSION 6)
LA PALOMA (WSL LA QUINTA R/E, LLC)
ADOPTED: NOVEMBER 3, 2015
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 Community Development Director and the
City Engineer. Bus turnout shall be provided if required by
SunLine 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 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
Page 7 of 28
CITY COUNCIL RESOLUTION NO. 2015-052
CONDITIONS OF APPROVAL - ADOPTED
SITE DEVELOPMENT PERMIT 2015-0004 (SDP 2003-762 EXTENSION 6)
LA PALOMA (WSL LA QUINTA R/E, LLC)
ADOPTED: NOVEMBER 3, 2015
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 II 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 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,
Page 8 of 28
CITY COUNCIL RESOLUTION NO. 2015-052
CONDITIONS OF APPROVAL - ADOPTED
SITE DEVELOPMENT PERMIT 2015-0004 (SDP 2003-762 EXTENSION 6)
LA PALOMA (WSL LA QUINTA R/E, LLC)
ADOPTED: NOVEMBER 3, 2015
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 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 safely integrate with existing improvements (e.g., grading; traffic control
devices and transitions in alignment, elevation or dimensions of streets and
sidewalks).
Page 9 of 28
CITY COUNCIL RESOLUTION NO. 2015-052
CONDITIONS OF APPROVAL - ADOPTED
SITE DEVELOPMENT PERMIT 2015-0004 (SDP 2003-762 EXTENSION 6)
LA PALOMA (WSL LA QUINTA R/E, LLC)
ADOPTED: NOVEMBER 3, 2015
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 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
Major Arterial
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.
27. The applicant shall submit current mix designs (less than two years old at the time
Page 10 of 28
CITY COUNCIL RESOLUTION NO. 2015-052
CONDITIONS OF APPROVAL - ADOPTED
SITE DEVELOPMENT PERMIT 2015-0004 (SDP 2003-762 EXTENSION 6)
LA PALOMA (WSL LA QUINTA R/E, LLC)
ADOPTED: NOVEMBER 3, 2015
of construction) for base, asphalt concrete and Portland cement concrete. The
submittal shall include test results for all specimens used in the mix design
procedure. For mix designs over six months old, the submittal shall include recent
(less than six months old at the time of construction) aggregate gradation test
results confirming that design gradations can be achieved in current production.
The applicant shall not schedule construction operations until mix designs are
approved.
28. 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.
Page 11 of 28
CITY COUNCIL RESOLUTION NO. 2015-052
CONDITIONS OF APPROVAL - ADOPTED
SITE DEVELOPMENT PERMIT 2015-0004 (SDP 2003-762 EXTENSION 6)
LA PALOMA (WSL LA QUINTA R/E, LLC)
ADOPTED: NOVEMBER 3, 2015
PARKING LOTS and ACCESS POINTS
32. The design of parking facilities shall conform to LQMC Chapter 9.150 and in
particular the following:
A. The parking stall and aisle widths and the double hairpin stripe parking stall
design shall conform to LQMC Chapter 9.150.
B. Cross slopes should be a maximum of 2% where ADA accessibility is
required including accessibility routes between buildings.
C. Building access points shall be shown on the Precise Grading Plans to
evaluate ADA accessibility issues.
D. Accessibility routes to public streets and adjacent development shall be
shown on the Precise Grading Plan.
E. Parking stall lengths shall be according to LQMC Chapter 9.150 and be a
minimum of 17 feet in length with a 2-foot overhang for standard parking
stalls and 18 feet with a 2-foot overhang for handicapped parking stall or
as approved by the City Engineer. One van accessible handicapped parking
stall is required per 8 handicapped parking stalls.
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
Page 12 of 28
CITY COUNCIL RESOLUTION NO. 2015-052
CONDITIONS OF APPROVAL - ADOPTED
SITE DEVELOPMENT PERMIT 2015-0004 (SDP 2003-762 EXTENSION 6)
LA PALOMA (WSL LA QUINTA R/E, LLC)
ADOPTED: NOVEMBER 3, 2015
be prepared at a larger scale if additional detail or plan clarity is desired. Note, the
applicant may be required to prepare other improvement plans not listed here
pursuant to improvements required by other agencies and utility purveyors.
A. On -Site Rough Grading Plan
B. PM10 Plan
C. WQMP
1" = 40' Horizontal
1" = 40' Horizontal
(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 the project
limits, or a distance sufficient to show any required design transitions.
Page 13 of 28
CITY COUNCIL RESOLUTION NO. 2015-052
CONDITIONS OF APPROVAL - ADOPTED
SITE DEVELOPMENT PERMIT 2015-0004 (SDP 2003-762 EXTENSION 6)
LA PALOMA (WSL LA QUINTA R/E, LLC)
ADOPTED: NOVEMBER 3, 2015
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-
quinta.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 approved mylars previously submitted to
the City, revised to reflect the as -built conditions. The applicant shall employ or
retain the Engineer Of Record during the construction phase of the project so that
the FOR can make site visits in support of preparing "Record Drawing". However, if
subsequent approved revisions have been approved by the City Engineer and
Page 14 of 28
CITY COUNCIL RESOLUTION NO. 2015-052
CONDITIONS OF APPROVAL - ADOPTED
SITE DEVELOPMENT PERMIT 2015-0004 (SDP 2003-762 EXTENSION 6)
LA PALOMA (WSL LA QUINTA R/E, LLC)
ADOPTED: NOVEMBER 3, 2015
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.
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
Page 15 of 28
CITY COUNCIL RESOLUTION NO. 2015-052
CONDITIONS OF APPROVAL - ADOPTED
SITE DEVELOPMENT PERMIT 2015-0004 (SDP 2003-762 EXTENSION 6)
LA PALOMA (WSL LA QUINTA R/E, LLC)
ADOPTED: NOVEMBER 3, 2015
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:
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.
Page 16 of 28
CITY COUNCIL RESOLUTION NO. 2015-052
CONDITIONS OF APPROVAL - ADOPTED
SITE DEVELOPMENT PERMIT 2015-0004 (SDP 2003-762 EXTENSION 6)
LA PALOMA (WSL LA QUINTA R/E, LLC)
ADOPTED: NOVEMBER 3, 2015
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 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
Community Development 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.
Page 17 of 28
CITY COUNCIL RESOLUTION NO. 2015-052
CONDITIONS OF APPROVAL - ADOPTED
SITE DEVELOPMENT PERMIT 2015-0004 (SDP 2003-762 EXTENSION 6)
LA PALOMA (WSL LA QUINTA R/E, LLC)
ADOPTED: NOVEMBER 3, 2015
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.
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.
I5 JW1I\Lrlld
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.
Page 18 of 28
CITY COUNCIL RESOLUTION NO. 2015-052
CONDITIONS OF APPROVAL - ADOPTED
SITE DEVELOPMENT PERMIT 2015-0004 (SDP 2003-762 EXTENSION 6)
LA PALOMA (WSL LA QUINTA R/E, LLC)
ADOPTED: NOVEMBER 3, 2015
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 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 on site during the 100 year storm shall be retained within the development,
unless otherwise approved by the City Engineer. The design storm shall be either
the 1 hour, 3 hour, 6 hour or 24 hour event producing the greatest total run off.
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
Page 19 of 28
CITY COUNCIL RESOLUTION NO. 2015-052
CONDITIONS OF APPROVAL - ADOPTED
SITE DEVELOPMENT PERMIT 2015-0004 (SDP 2003-762 EXTENSION 6)
LA PALOMA (WSL LA QUINTA R/E, LLC)
ADOPTED: NOVEMBER 3, 2015
Requirements.
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 Community Development 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 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
Page 20 of 28
CITY COUNCIL RESOLUTION NO. 2015-052
CONDITIONS OF APPROVAL - ADOPTED
SITE DEVELOPMENT PERMIT 2015-0004 (SDP 2003-762 EXTENSION 6)
LA PALOMA (WSL LA QUINTA R/E, LLC)
ADOPTED: NOVEMBER 3, 2015
Water Quality Control Board - Colorado River Basin (CRWQCB-CRB) Region Board
Order No. R7-2013-0011.
A. For post -construction urban runoff from New Development and
Redevelopments Projects, the applicant shall implement requirements of
the NPDES permit for the design, construction and perpetual operation and
maintenance of BMPs per the approved Water Quality Management Plan
(WQMP) for the project as required by the California Regional Water Quality
Control Board - Colorado River Basin (CRWQCB-CRB) Region Board Order No.
R7-2013-0011.
B. The applicant shall implement the WQMP Design Standards per (CRWQCB-
CRB) Region Board Order No. R7-2013-0011 utilizing BMPs approved by the
City Engineer. A project specific WQMP shall be provided which incorporates
Site Design and Treatment BMPs utilizing first flush infiltration as a
preferred method of NPDES Permit Compliance for Whitewater River
receiving water, as applicable.
C. The developer shall execute and record a Stormwater Management/BMP
Facilities Agreement that provides for the perpetual maintenance and
operation of stormwater BMPs.
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.
UTILITIES
66. The applicant shall comply with the provisions of LQMC Section 13.24.110
(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.
Page 21 of 28
CITY COUNCIL RESOLUTION NO. 2015-052
CONDITIONS OF APPROVAL - ADOPTED
SITE DEVELOPMENT PERMIT 2015-0004 (SDP 2003-762 EXTENSION 6)
LA PALOMA (WSL LA QUINTA R/E, LLC)
ADOPTED: NOVEMBER 3, 2015
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 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 plans for a
recommendation to the Community Development Director for his approval.
Exterior lighting shall be consistent with LQMC Section 9.100.150 (Outdoor
Page 22 of 28
CITY COUNCIL RESOLUTION NO. 2015-052
CONDITIONS OF APPROVAL - ADOPTED
SITE DEVELOPMENT PERMIT 2015-0004 (SDP 2003-762 EXTENSION 6)
LA PALOMA (WSL LA QUINTA R/E, LLC)
ADOPTED: NOVEMBER 3, 2015
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 Community Development 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 Community Development Department, in accordance with the
Final Landscape Plan application process. Community Development Director
approval of the final landscape plans is required prior to issuance of the first
building permit unless the Community Development Director determines
extenuating circumstances exist which justifies an alternative processing
schedule. Landscape plans for landscaped medians on public streets shall be
approved by both the Community Development Director and the City Engineer.
NOTE: Plans are not approved for construction until signed by both the Community
Development Director and/or City Engineer.
79. The applicant or his agent has the responsibility for proper sight distance
requirements per guidelines in the American Association of State Highway and
Transportation Officials (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 Community Development
Department prior to final project sign -off by the Community Development
Department. Prior to such field inspection, written verification by the project's
landscape architect of record stating that all vegetation, hardscape and irrigation
Page 23 of 28
CITY COUNCIL RESOLUTION NO. 2015-052
CONDITIONS OF APPROVAL - ADOPTED
SITE DEVELOPMENT PERMIT 2015-0004 (SDP 2003-762 EXTENSION 6)
LA PALOMA (WSL LA QUINTA R/E, LLC)
ADOPTED: NOVEMBER 3, 2015
systems have been installed in accordance with the approved final landscape
plans shall be submitted to the Community Development Department.
82. Landscape areas shall have permanent irrigation improvements meeting the
requirements of the Community Development 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).
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
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CITY COUNCIL RESOLUTION NO. 2015-052
CONDITIONS OF APPROVAL - ADOPTED
SITE DEVELOPMENT PERMIT 2015-0004 (SDP 2003-762 EXTENSION 6)
LA PALOMA (WSL LA QUINTA R/E, LLC)
ADOPTED: NOVEMBER 3, 2015
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.
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.
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CITY COUNCIL RESOLUTION NO. 2015-052
CONDITIONS OF APPROVAL - ADOPTED
SITE DEVELOPMENT PERMIT 2015-0004 (SDP 2003-762 EXTENSION 6)
LA PALOMA (WSL LA QUINTA R/E, LLC)
ADOPTED: NOVEMBER 3, 2015
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.
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, II 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 outside
of door.
106. Fire Alarm Control Panel room doors if applicable shall be posted "FACP" on
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CITY COUNCIL RESOLUTION NO. 2015-052
CONDITIONS OF APPROVAL - ADOPTED
SITE DEVELOPMENT PERMIT 2015-0004 (SDP 2003-762 EXTENSION 6)
LA PALOMA (WSL LA QUINTA R/E, LLC)
ADOPTED: NOVEMBER 3, 2015
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.
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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 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
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CITY COUNCIL RESOLUTION NO. 2015-052
CONDITIONS OF APPROVAL - ADOPTED
SITE DEVELOPMENT PERMIT 2015-0004 (SDP 2003-762 EXTENSION 6)
LA PALOMA (WSL LA QUINTA R/E, LLC)
ADOPTED: NOVEMBER 3, 2015
determination of the Most Likely Descendent (MLD). 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.
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