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CC Resolution 2001-006RESOLUTION NO. 2001-06 A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF LA QUINTA, CALIFORNIA, APPROVING A VILLAGE USE PERMIT FOR THE DESIGN AND DEVELOPMENT PLANS OF A 16,222 SQUARE FOOT RESTAURANT FACILITY ON 4.99 ACRES CASE NO.: VILLAGE USE PERMIT 2000-04 APPLICANT: CHAPMAN GOLF DEVELOPMENT, L.L.C. WHEREAS, the City Council of the City of La Quinta, California, did, on the 2"d day of January, 2001 hold a Public Hearing and continued said hearing with a duly -noticed Public Hearing to the 61h day of February to consider the request of Chapman Golf Development, L. L.C. for a Village Use Permit as shown on Exhibit A., and more particularly described as: APN'S: 770-190-001, 770-181-002, 770-181-003, 770-181-004 WHEREAS, the Planning Commission of the City of La Quinta, California, did, on the 23RD day of January, 2001, hold a duly -noticed Public Hearing and to consider the request of Chapman Golf Development, L. L.C. for a Village Use Permit as shown on Exhibit A. WHEREAS, the Architecture and Landscape Review Committee, at its meeting of November 15L , 2000, did review the architecture and landscape plans for the proposed project and recommended approval. WHEREAS, at said Public Hearing, upon hearing and considering all testimony and arguments, if any, of all interested persons wanting to be heard, said City Council did make the following Mandatory Findings of approval to justify said Village Use Permit 2000-04: A. Village Use Permit 2000-04 is consistent with the goals, policies and intent of the La Quinta General Plan proposed General Plan Amendments are consistent with the City of La Quinta General Plan in that the proposals meet General Plan Policy 2-5.1.1 and 2-5.1.3 which state: Policy 2-5.1.1 The VC category shall provide for the development of the Village area as -- the center of a year-round commercial, residential, recreational and community government center. The VC category shall allow specialty commercial, eating and drinking establishments, professional offices and neighborhood commercial uses, all located in a unique pedestrian -oriented atmosphere; and, Resolution No. 2001-06 Village Use Permit 2000-04 Chapman Golf Development January 6, 2000 Page 2 Policy 2-5.1.3 The City shall place a priority on facilitating the development of the Village within the context of real estate market opportunities and constraints. B. The design and development of the facility will be consistent with the City's Zoning Code provided conditions contained herein are met to ensure consistency with the General Plan and mitigation of environmental consequences pursuant to Environmental Assessment 2000-402. C. The site design of the proposed project is compatible with the development quality in the area and accommodates site generated traffic. D. The landscape design of the proposed project complements the building and surrounding development in that it enhances the aesthetic and visual quality of the area, provides adequate visual buffering with trees and mounding, and uses a high quality of plant materials. E. The architectural design of the project is compatible with the surrounding development in that is a similar scale, massing and building height of other development in the area; the building materials will be high quality, durable and low maintenance, provided conditions are met. F. The architectural design of the project is consistent with the Village Design Guidelines in that land use and circulation considerations, scale, massing and building height the facility , and other provisions the Guidelines criteria are met. NOW, THEREFORE, BE IT RESOLVED by the City Council of the City of La Quinta, California, as follows: 1. That the above recitations are true and constitute the findings of the City Council in this case; 2. That it does approve Village Use Permit 2000-04 for the reasons set forth in this Resolution and subject to the attached conditions. PASSED, APPROVED and ADOPTED at a regular meeting of the La Quinta City Planning Commission, held on this the 6th day of January, 2001, by the following vote, to wit: Resolution No. 2001-06 — Village Use Permit 2000-04 Chapman Golf Development January 6, 2000 Page 3 AYES: Council Members Adolph, Henderson, Perkins, Sniff, Mayor Pena NOES: None ABSENT: None ABSTAIN: None --- )" L JO 044J V PENA, ayor City of La Quinta, California ATTEST: S� �- �C;� � ��- , JL1 JU EEK, CMC, City r City o a Quintta, California (City Seal) APPROVED AS TO FORM: M. KATH RINE JENSO , City Attorney City of La Quinta, California . H YM'a l ■■■� I..� s I! � O N O.� �T� z i N O .0 a CL a CL 11111111M .,■"• RESOLUTION NO. 2001-06 CONDITIONS OF APPROVAL - FINAL VILLAGE USE PERMIT 2000-04 CHAPMAN GOLF DEVELOPMENT, L.L.C. FEBRUARY 6, 2001 GENERAL 1. Upon conditional approval by the City Council of this development application, the City Clerk shall prepare and record, with the Riverside County Recorder, a memorandum noting that conditions of approval for development of the property exist and are available for review at City Hall. 2. The subdivider agrees to defend, indemnify, and hold harmless the City of La Quinta (the "City"), its agents, officers and employees from any claim, action or proceeding to attack, set aside, void, or annul the approval of this permit. The City shall have sole discretion in selecting its defense counsel. The City shall promptly notify the subdivider of any claim, action or proceeding and shall cooperate fully in the defense. 3. Prior to the issuance of a grading, construction or building permit, the applicant shall obtain permits and/or clearances from the following public agencies: • Fire Marshal • Public Works Department (Grading Permit, Improvement Permit) • Community Development 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) The applicant is responsible for any requirements of the permits or clearances from those jurisdictions. If the requirements include approval of improvement plans, applicant shall furnish proof of said approvals prior to obtaining City approval of the plans. The applicant shall comply with applicable provisions of the City's NPDES stormwater discharge permit. For projects requiring project -specific NPDES construction permits, the applicant shall submit a copy of the CWQCB acknowledgment of the applicant's Notice of Intent prior to issuance of a grading or site construction permit. The applicant shall ensure that the required Storm Water Pollution Protection Plan is available for inspection at the project site. Resolution No. 2001-06 Village Use Permit 2000-04 Chapman Golf Development Adopted: February 6, 2001 Page 2 4. Permits 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 permits. PROPERTY RIGHTS 5. Prior to issuance of a permit, the applicant shall acquire or confer easements and other property rights required of this approval or otherwise necessary for 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. 6. The applicant shall dedicate or grant public and private street right of way and utility easements in conformance with the City's General Plan, Municipal Code, applicable specific plans, and as required by the City Engineer. 7. Right of way dedications required of this development include: a. PUBLIC STREETS i. AVENUE 52 (Primary Arterial): No additional dedication required. ii. DESERT CLUB DRIVE (Local): Additional 5-feet of dedication (for a 30-foot half -street). Dedication will be based on a 450-foot centerline radius. b. PRIVATE STREETS i. Commercial: Minimum 24-foot width, with on -street parking prohibited. 8. Right of way geometry for knuckle turns and corner cut -backs shall conform with Riverside County Standard Drawings #801 and #805 respectively unless otherwise approved by the City Engineer. 9. Dedications shall include additional widths as necessary for dedicated right and left turn lanes, and other features contained in the approved construction plans. Resolution No. 2001-06 Village Use Permit 2000-04 Chapman Golf Development Adopted: February 6, 2001 Page 3 10. If the City Engineer determines that access rights to proposed street rights of way shown on the site plan are necessary prior to dedication of the rights of way, the applicant shall grant the necessary rights of way within 60 days of written request by the City. 11. The applicant shall dedicate ten -foot public utility easements contiguous with and along both sides of all private streets. The easements may be reduced to five feet with the express concurrence of IID. 12. The applicant shall create perimeter setbacks along public rights of way as follows (listed setback depth is the average depth if meandering wall design is approved): a. Avenue 52 (Primary Arterial): 20-feet b. Desert Club Drive (Local): None required. The setback requirement applies to all frontage 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 dedicate blanket easements for those purposes. 13. The applicant shall dedicate easements necessary for placement of and access to utility lines and structures, drainage basins, mailbox clusters, park lands, and common areas. 14. The applicant shall vacate abutter's rights of access to public streets and properties from all frontage along the streets and properties except access points shown on the approved site plan. 15. The applicant shall furnish proof of easements or written permission, as appropriate, from owners of any abutting properties on which grading, retaining wall construction, permanent slopes, or other encroachments are to occur. 16. If the applicant proposes vacation or abandonment of any existing rights of way or access easements which will diminish access rights to any properties owned by others, the applicant shall provide approved alternate rights of way or access easements to those properties or notarized letters of consent from the property owners Resolution No. 2001-06 Village Use Permit 2000-04 Chapman Golf Development Adopted: February 6, 2001 Page 4 17. The applicant shall file a Parcel Merger to incorporate all of the properties (Lot 90 of Tract 28470-1; APN 770-181-002; APN 770-181-003; and APN 770-181- 004) into a single parcel. 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. 18. Improvement plans shall be prepared by or under the direct supervision of qualified engineers and landscape architects, as appropriate. Plans shall be submitted on 24" x 36" media in the categories of "Rough Grading," "Precise Grading," "Streets & Drainage," and "Landscaping." Precise grading plans shall have signature blocks for Community Development Director and the Building Official. All other plans shall have signature blocks for the City Engineer. Plans are not approved for construction until they are signed. "Streets and Drainage" plans shall normally include signals, sidewalks, bike paths, entry drives, gates, and parking lots. "Landscaping" plans shall normally include irrigation improvements, landscape lighting and entry monuments. "Precise Grading" plans shall normally include perimeter walls. Plans for improvements not listed above shall be in formats approved by the City Engineer. 19. The City may maintain standard plans, details and/or construction notes for elements of construction. For a fee established by City resolution, the applicant may acquire standard plan and/or detail sheets from the City. 20. When final plans are approved by the City, the applicant shall furnish accurate AutoCad files of the complete, approved plans on storage media acceptable to the City Engineer. The files shall utilize standard AutoCad menu items so they may be fully retrieved into a basic AutoCad program. At the completion of construction and prior to final acceptance of improvements, the applicant shall update the files to reflect as -constructed conditions. If the plans were not produced in AutoCad or a file format which can be converted to AutoCad, the City Engineer may accept raster -image files of the plans. Resolution No. 2001-06 Village Use Permit 2000-04 Chapman Golf Development Adopted: February 6, 2001 Page 5 IMPROVEMENT AGREEMENT 21. Depending on the timing of development of the lots or parcels within this site and the status of off -site improvements at that time, the subdivider may be required to construct improvements, to construct additional improvements subject to reimbursement by others, to reimburse others who construct improvements that are obligations of this permit approval, to secure the cost of the improvements for future construction by others, or a combination of these methods. In the event that any of the improvements required herein are constructed by the City, the Applicant shall, at the time of approval of a development or building permit, reimburse the City for the cost of those improvements. 22. The applicant shall construct improvements and/or satisfy obligations, or furnish an executed, secured agreement to construct improvements and/or satisfy obligations required by the City prior to the issuance of any construction permits. For secured agreements, security provided, and the release thereof, shall conform with Chapter 13, LQMC. Improvements to be made or agreed to shall include removal of any existing structures or obstructions which are not part of the proposed improvements. 23. If improvements are secured, the applicant shall provide estimates of improvement costs for checking and approval by the City Engineer. Estimates shall comply with the schedule of unit costs adopted by City resolution or ordinance. For items not listed in the City's schedule, estimates shall meet the approval of the City Engineer. Estimates for improvements under the jurisdiction of other agencies shall be approved by those agencies. Security is not required for telephone, gas, or T.V. cable improvements. However, development -wide improvements shall not be agendized for final acceptance until the City receives confirmation from the telephone authority that the applicant has met all requirements for telephone service to lots within the development. Resolution No. 2001-06 Village Use Permit 2000-04 Chapman Golf Development Adopted: February 6, 2001 Page 6 24. If improvements are phased with administrative approvals (e.g., Site Development Permits), off -site improvements and common improvements (e.g., retention basins, perimeter walls & landscaping, gates) shall be constructed or secured prior to approval of the first phase unless otherwise approved by the City Engineer. Improvements and obligations required of each phase shall be completed and satisfied prior to occupancy of permanent buildings within the phase and subsequent phases unless a construction phasing plan is approved by the City Engineer. 25. If the applicant fails to construct improvements or satisfy obligations in a timely manner or as specified in an approved phasing plan or in an improvement agreement, the City shall have the right to halt issuance of building permits or final building inspections, withhold other approvals related to the development of the project or call upon the surety to complete the improvements. GRADING 26. This development shall comply with Chapter 8.11 of the LQMC (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 0 00-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 lots which are so located, the applicant shall furnish certifications as required by FEMA that the above conditions have been met. 27. Prior to issuance of a grading permit, the applicant shall furnish a preliminary geotechnical ("soils") report and an approved grading plan prepared by a qualified engineer. The grading plan shall conform with the recommendations of the soils report and be certified as adequate by a soils engineer or engineering geologist. 28. Slopes shall not exceed 5:1 within public rights of way and 3:1 in landscape areas outside the right of way unless otherwise approved by the City Engineer. 29. The applicant shall endeavor to minimize differences in elevation at abutting properties and between separate tracts and lots within this development. Building pad elevations on contiguous lots shall not differ by more than three feet except for lots within the site, but not sharing common street frontage, where the differential shall not exceed five feet. Resolution No. 2001-06 Village Use Permit 2000-04 Chapman Golf Development Adopted: February 6, 2001 Page 7 The limits given in this condition and the previous condition are not entitlements and more restrictive limits may be imposed in the permit approval or plan checking process. If compliance with the limits is impractical, however, the City will consider alternatives which minimize safety concerns, maintenance difficulties and neighboring -owner dissatisfaction with the grade differential. 30. Prior to occupation of the project site for construction purposes, the applicant shall submit and receive approval of a fugitive dust control plan prepared in accordance with Chapter 6.16, LQMC. The Applicant shall furnish security, in a form acceptable to the city, in an amount sufficient to guarantee compliance with the provisions of the permit. 31. The applicant shall maintain graded, undeveloped land to prevent wind and water erosion of soils. The land shall be planted with interim landscaping or provided with other erosion control measures approved by the Community Development and Public Works Departments. 32. Prior to issuance of building permits, the applicant shall provide building pad certifications stamped and signed by qualified engineers or surveyors. For each pad, the certification shall list the approved elevation, the actual elevation, the difference between the two, if any, and pad compaction. The data shall be organized by lot number and listed cumulatively if submitted at different times. DRAINAGE The applicant shall comply with the provisions of Engineering Bulletin No. 97.03 and the following: 33. Stormwater falling on site during the peak 24-hour period of a 100-year storm (the design storm) shall be retained within the development unless otherwise approved by the City Engineer. The tributary drainage area shall extend to the centerline of adjacent public streets. 34. Stormwater shall normally be retained in common retention basins. Individual -lot basins or other retention schemes may be approved by the City Engineer for lots 2'/2 acres in size or larger or where the use of common retention is impracticable. If individual -lot retention is approved, the applicant shall meet the individual -lot retention provisions of Chapter 13.24, LQMC. Resolution No. 2001-06 Village Use Permit 2000-04 Chapman Golf Development Adopted: February 6, 2001 Page 8 35. Storm flow in excess of retention capacity shall be routed through a designated, unimpeded overflow outlet to the historic drainage relief route. 36. Storm drainage historically received from adjoining property shall be retained on site or passed through to the overflow outlet. 37. Retention facility design shall be based on site -specific percolation data which shall be submitted for checking with the retention facility plans. The design percolation rate shall not exceed two inches per hour. 38. Retention basin slopes shall not exceed 3:1. Maximum retention depth shall be six feet for common basins and two feet for individual -lot retention. 39. Nuisance water shall be retained on site. In residential developments, nuisance water shall be disposed of in a trickling sand filter and leachfield approved by the City Engineer. The sand filter and leachfield shall be designed to contain surges of 3 gph/1,000 sq. ft. (of landscape area) and infiltrate 5 gpd/1,000 sq. ft. 40. In developments for which security will be provided by public safety entities (e.g., the La Quinta Safety Department or the Riverside County Sheriff's Department), retention basins shall be visible from adjacent street(s). No fence or wall shall be constructed around basins unless approved by the Community Development Director and the City Engineer. 41. If the applicant proposes discharge of stormwater directly or indirectly to the Coachella Valley Stormwater 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 indemnification shall be executed and furnished to the City prior to 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 project 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 in the CC&Rs for meeting these potential obligations. 42. The site shall be designed to accommodate purging and blowoff water 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. Resolution No. 2001-06 Village Use Permit 2000-04 Chapman Golf Development Adopted: February 6, 2001 Page 9 UTILITIES 43. The applicant shall obtain the approval of the City Engineer for the location of all utility lines within the right of way and all above -ground utility structures including, but not limited to, traffic signal cabinets, electrical vaults, water valves, and telephone stands, to ensure optimum placement for practical and aesthetic purposes. 44. Existing aerial lines within or adjacent to the proposed development and all proposed utilities shall be installed underground. Power lines exceeding 34.5 kv are exempt from this requirement. 45. 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 trench compaction for approval of the City Engineer. STREET AND TRAFFIC IMPROVEMENTS 46. The applicant shall install the following street improvements to conform with the General Plan street type noted in parentheses. (Public street improvements shall conform with the City's General Plan in effect at the time of construction.) a. OFF -SITE STREETS i. Avenue 52 (Primary Arterial) - Construct 6-foot sidewalk. ii. Desert Club Drive (Local Street) - Improvements (including 5-foot sidewalk) will be constructed by the City under Phase VI Improvement District. b. PRIVATE STREETS Residential: 24-foot travel width with on -street parking prohibited. The applicant is responsible for the installation of all driveway depressions, approaches, and sidewalk modifications required for compliance with applicable ADA standards. Entry drives, main interior circulation routes, turn knuckles, corner cutbacks, bus turnouts, dedicated turn lanes, and other features contained in the approved construction plans may warrant additional street widths as determined by the City Engineer. Resolution No. 2001-06 Village Use Permit 2000-04 Chapman Golf Development Adopted: February 6, 2001 Page 10 47. 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. 48. The applicant may be required to extend improvements beyond development 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). 49. Improvements shall be designed and constructed in accordance with the LQMC, adopted standards, supplemental drawings and specifications, and as approved by the City Engineer. Improvement plans for streets, access gates and parking areas shall be stamped and signed by qualified engineers. 50. Knuckle turns and corner cut -backs shall conform with Riverside County Standard Drawings #801 and #805 respectively unless otherwise approved by the City Engineer. 51. Streets shall have vertical curbs or other approved curb configurations which convey water without ponding and provide lateral containment of dust and residue for street sweeping. If a wedge or rolled curb design is approved, the lip at the flowline shall be vertical (1/8" batter) and a minimum of 0.1' in height. Unused curb cuts on any lot shall be restored to normal curbing prior to final inspection of permanent building(s) on the lot. 52. The applicant shall design street pavement sections using Caltrans' design procedure (20-year life) and site -specific data for soil strength and anticipated traffic loading (including construction traffic). Minimum structural sections shall be as follows (or approved equivalents for alternate materials): Residential & Parking Areas 3.0" a.c./4.50" c.a.b. Collector 4.0"/5.00" Secondary Arterial 4.0"/6.00" Primary Arterial 4.5"/6.00" Major Arterial 5.5"/6.50" Resolution No. 2001-06 Village Use Permit 2000-04 Chapman Golf Development Adopted: February 6, 2001 Page 11 53. 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. 54. The City will conduct final inspections of 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. 55. General access points and turning movements of traffic are limited to the following: a. Private onsite streets at Avenue 52 shall be limited to right turn movements only (both from Avenue 52 and onto Avenue 52). b. Private onsite street at Desert Club Drive shall allow full turn movements. LANDSCAPING 56. The applicant shall provide landscaping in required setbacks, retention basins, common lots, and park areas. 57. Landscape and irrigation plans for landscaped lots and setbacks, medians, retention basins, and parks shall be signed and stamped by a licensed landscape architect. The applicant shall submit plans for approval by the Community Development Department prior to plan checking by the Public Works Department. When plan checking is complete, the applicant shall obtain the signatures of CVWD and the Riverside County Agricultural Commissioner prior to submitting for signature by the City Engineer. Plans are not approved for construction until signed by the City Engineer. 58. Landscape areas shall have permanent irrigation improvements meeting the requirements of the City Engineer. Use of lawn shall be minimized with no lawn or spray irrigation within 18 inches of curbs along public streets. Resolution No. 2001-06 Village Use Permit 2000-04 Chapman Golf Development Adopted: February 6, 2001 Page 12 59. A 6-foot sidewalk shall be constructed along Avenue 52. The sidewalk shall meander within the 32-foot Right -of -Way and setback. QUALITY ASSURANCE 60. The applicant shall employ construction quality -assurance measures which meet the approval of the City Engineer. 61. The applicant shall employ or retain qualified civil engineers, geotechnical engineers, surveyors, or other appropriate professionals to provide sufficient construction supervision to be able to furnish and sign accurate record drawings. 62. The applicant shall arrange and bear the cost of measurement, sampling and testing procedures not included in the City's inspection program but required by the City as evidence that construction materials and methods comply with plans, specifications and applicable regulations. 63. Upon completion of construction, the applicant shall furnish the City reproducible record drawings of all improvement plans which were signed by the City. Each sheet shall be clearly marked "Record Drawings," "As -Built" or "As -Constructed" and shall be stamped and signed by the engineer or surveyor certifying to the accuracy of the drawings. The applicant shall revise the CAD or raster -image files previously submitted to the City to reflect as -constructed conditions. MAINTENANCE 64. The applicant shall make provisions for continuous, perpetual maintenance of all on -site improvements, perimeter landscaping, access drives, and sidewalks. The applicant shall maintain required public improvements until expressly released from this responsibility by the appropriate public agency. FEES AND DEPOSITS 65. The applicant shall pay the City's established fees for plan checking and construction inspection. Fee amounts shall be those in effect when the applicant makes application for plan checking and permits. Resolution No. 2001-06 Village Use Permit 2000-04 Chapman Golf Development Adopted: February 6, 2001 Page 13 FIRE MARSHAL 66. Show or provide there exists an infrastructure system capable of providing 2500 GPM with an actual fire flow of 1500 GPM available from any hydrant. This fire flow is based on type VN construction with a fire sprinkler system. 67. The required fire flow shall be available from a Super fire hydrant (6" x 4" x 2- 1 /2" x 2-1 /2") located not less than 25-feet, or more than 165-feet, from any portion ( of the building(s) as measured along approved vehicular travel ways. 68. Blue retro-reflective pavement markets shall be mounted on private streets, public streets and driveways to indicate location of fire hydrants. Prior to installation, placement of markers must be approved by the Riverside County Fire Department. 69. The infrastructure including water for fire flow must be installed and available before placing any combustibles on site. 70. All buildings must be accessible by an approved all weather surface to within 150 feet of all portions of the exterior walls of the building. The unobstructed driveway and road width shall not be less than 20 feet. The vertical clearance shall not be less than 13 feet 6 inches. 71. Prior to the issuance of a building permit, applicant/developer shall furnish one blue line copy of the water system plans to the Fire Department for review. Plans shall conform to the fire hydrant types, location and spacing, and the system shall meet the fire flow requirements. Plans must be signed by a registered Civil Engineer and the local water company with the following certification: "I certify that the design of the water system is in accordance with the requirements prescribed by the Riverside County Fire Department". 72. Prior to the issuance of a building permit, submit two sets of complete building plans to the Fire Department for review. 73. Prior to Building Final, submit sprinkler and alarm plans as required by the Fire Department. 74. Prior to Building Final, install a Knox Security Rapid entry System key box. Contact Fire Department for an application and mounting detail. Resolution No. 2001-06 Village Use Permit 2000-04 Chapman Golf Development Adopted: February 6, 2001 Page 14 75. Prior to issuance of the building permit, the lighting plan shall include low level lighting with no spillage or glare along the north property line and meet the Zoning Code lighting standards. 76. Speed bumps shall be added to the northern most drive aisle running east to west.