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CC Resolution 2008-028RESOLUTION NO. 2008-028 A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF LA QUINTA, CALIFORNIA, GRANTING APPROVAL OF DESIGN GUIDELINES TO ALLOW THE DEVELOPMENT OF A 264-UNIT RESIDENTIAL CONDOMINIUM PROJECT FOR THE PROPERTY LOCATED WITHIN THE PGA WEST DEVELOPMENT, BOUNDED ON THE NORTH AND EAST BY THE PGA WEST STADIUM COURSE AND CLUBHOUSE, AND ON THE SOUTH AND WEST BY PGA BOULEVARD CASE NO.: SITE DEVELOPMENT PERMIT 2006-852 APPLICANT: CROWNE POINTE PARTNERS, LLC WHEREAS, the City Council of the City of La Quinta, California, did on the 1" day of April, 2008, hold a duly -noticed Public Hearing to consider a recommendation to the City Council approving design guidelines to allow a 264- unit residential condominium/townhome project, consisting of 83 Courtyard duplex units, 79 Manor triplex units, and 102 Village townhome units, including a guard gatehouse and two common are pools, on ±42 acres located within the PGA West development, bounded on the north and east by the PGA West Stadium Course and clubhouse, and on the south and west by PGA Boulevard, more particularly described as: LOT K AND PORTION OF LOT 1, TR 29421; PORTION OF PARCEL 7, PARCEL MAP 20426 WHEREAS, said Site Development Permit was filed concurrently with a General Plan Amendment, Zone Change, Specific Plan Amendment, Tentative Tract Map, and a Development Agreement, in whole representing the development permit application for the project as contemplated; and, WHEREAS, the Planning Commission of the City of La Quinta, California, did, on the 8" day of January, 2008, hold a duly -noticed Public Hearing, to consider adoption of a recommendation on Site Development Permit 2006-852, to allow construction of a 290-unit residential condominium development of one, two and three-story structures, including a 7,122 s.f. clubhouse facility and 43.5- foot high clock tower (reduced to a maximum 33 feet high), and did in fact adopt Planning Commission Resolution 2008-005, recommending approval to the La Quinta City Council; and, Resolution No. 2008-028 Site Development Permit 2006-852 Eden Rock at PGA West - Crowns Pointe Partners, LLC April 15, 2008 Page 2 WHEREAS, subsequent to the Planning Commission recommendation of January 8, 2008, the applicant proposed revisions to the Project, based on both written and oral testimony from residents of PGA West, as presented during the Planning Commission Public Hearing. Said revisions include: 1) a reduction in unit count from 290 to 264: 2) elimination of the third -story elements of the Village units with a reduction of maximum height from 33.6 feet, to 29.5 feet: 3) elimination of the 7,122 s.f. clubhouse facility and 43.5-foot high clock tower: and 4) the addition of a second common area pool and replacement of the 7,122 clubhouse with a smaller common pool and restroom/changing structure; and, WHEREAS, the Project revisions as described herein were determined by the Planning Department to be within the scope of the Planning Commission recommendation, and therefore do not require remanding for further review, as the changes serve to address some of the Planning Commission's concerns and recommendations, specifically in regard to height and density; and, WHEREAS, the Department has prepared a Subsequent Environmental Impact Report ("SEIR") State Clearinghouse #2007061056) in compliance with the requirements of the California Environmental Quality Act (CEQA) of 1970, as amended. The Draft SEIR was presented to the La Quinta Planning Commission, which reviewed and considered the information contained in the Draft SEIR prior to its recommendations to the City Council on the project applications; and, WHEREAS, said Project changes previously described herein were reviewed by the Planning Department pursuant to Section 15088.5 of the CEQA Guidelines, and it was determined that recirculation of the Draft SEIR was not required, as the changes would contribute to an overall reduction of the identified potential Project impacts; and, WHEREAS, the La Quinta Planning Department did publish a City Council Public Hearing notice in The Desert Sun newspaper, on the 26" day of January, 2008, as prescribed by the La Quinta Municipal Code, and, on February 13 and 14, 2008, did also send a notice of postponement of the scheduled February 19, 2008 City Council hearing, to April 1, 2008, with said hearing and postponement notices mailed to all property owners within 500 feet of the property in question, as well as to all other property owners within the boundaries of the PGA West Specific Plan area; and, Resolution No. 2008-028 Site Development Permit 2006-852 Eden Rock at PGA West - Crowns Pointe Partners, LLC April 15, 2008 Page 3 WHEREAS, the Historic Preservation Commission, at their meeting held on the 18th, day of May, 2006, reviewed the archaeological and paleontological resources surveys associated with the applications, and adopted Minute Motions 2006-006 and 2006-007 respectively, recommending approval of these surveys to the Planning Commission, subject to staff -recommended conditions; and WHEREAS, the La Quinta Architecture and Landscaping Review Committee, at their meeting on the 7" day of February, 2007 reviewed the development plans associated with Site Development Permit 2006-852, and adopted a Minute Motion 2007-002 recommending approval to the Planning Commission, subject to staff -recommended conditions; and WHEREAS, at said Public Hearing, upon hearing and considering all testimony and arguments of all interested persons desiring to be heard, the City Council did make the following mandatory findings to justify approving Site Development Permit: 1. Site Development Permit 2006-852 is consistent with the La Quinta General Plan, in that the project site, which is within the PGA West Specific Plan, is to be designated as Resort Mixed Use (RMU) under the La Quinta General Plan, and Specific Plan 83-002, Amendment No. 6. The RMU designation permits mixed -use developments that include single- and multi -family residential condominium development. The proposed project is made up of single and multi -family building types, designed as condominium/townhome units. This provides a housing mix that promotes General Plan goals to provide a mix of housing types to La Quinta residents. 2. Site Development Permit 2006-852 is consistent with the La Quinta Zoning Code. Zone Change 2006-127 and applicable Specific Plan 83-002, Amendment No. 6, rezone the project site within the PGA West Specific Plan as Tourist Commercial, with a Residential Specific Plan Overlay. This designation permits the proposed 264-unit condominium/townhome project as a residential use with access to resort amenities. Use of this Overlay is appropriate, in conjunction with the Specific Plan Amendment, to facilitate the residential amenity proposed and the integration of a residential land use component into the existing Tourist Commercial zoning as set forth in the Specific Plan. Further, residential use of the site is permitted with approval of Development Agreement 2006-011, that ensures a funding mechanism to Resolution No. 2008-028 Site Development Permit 2006-852 Eden Rock at PGA West - Crowns Pointe Partners, LLC April 15, 2008 Page 4 be in place, to financially offset the conversion of the original hotel/resort site to residential. Applicable development standards are complied with based on the proposed plans, Specific Plan 83-002, Amendment No. 6 regulations and recommended Conditions of Approval. 3. Processing and approval of Site Development Permit 2006-852 are in compliance with the requirements of the California Environmental Quality Act. The La Quinta Planning Department has prepared a Subsequent Environmental Impact Report #2007061056 (SEIR) for the Project, which includes Site Development Permit 2006-852, in compliance with the requirements of the California Environmental Quality Act of 1970. The Draft SEIR was presented to the Planning Commission, which reviewed and considered the information contained in said Draft SEIR prior to its recommendations to the City Council on the Project. The City Council has therefore taken action to certify the Final SEIR, as adequate and complete, in accordance with CEQA requirements. 4. The architectural design of Site Development Permit 2006-852, including, but not limited to the architectural style, scale, building mass, materials, colors, architectural details, roof style, and other architectural elements, are compatible with surrounding development and with the quality of design prevalent in the City. PGA West has had numerous merchant builders over the years, with varying architectural styles and materials. As a result, there are several architectural "neighborhoods" within the overall PGA West Specific Plan area, with different architectural styles that, in some cases, are in close proximity to one another. The project architecture is internally consistent in architectural design and materials used throughout the project site, which is buffered from surrounding residential areas within PGA West by golf course uses and PGA Boulevard. As a result, the project is somewhat removed from other PGA West residential areas and directs architectural compatibility internally to the project. 5. The site design of Site Development Permit 2006-852, including, but not limited to project entries, interior circulation, pedestrian amenities, and other site design elements will be compatible with surrounding development in PGA West and with the quality of design prevalent in the City. The Project site design has in part been established by previous development of PGA West over the past 20 plus years. The project site will take access from PGA Boulevard, and does not share access with any existing residential areas. The secluded nature of the site affords an entirely internalized site Resolution No. 2008-028 Site Development Permit 2006-852 Eden Rock at PGA West - Crowne Pointe Partners, LLC April 15, 2008 Page 5 design, which provides for pedestrian and vehicular circulation without accessing other private residential areas. The project generally locates units of lower profile and intensity around the project perimeters, clustering the higher density Village units central to the site. This internalized site design is compatible with surrounding PGA West development as a limited access, private residential community. 6. Site Development Permit 2006-852 landscaping, as conditioned, including but not limited to the location, type, size, color, texture, and coverage of plant materials is designed so as to provide visual relief, complement buildings, visually emphasize prominent design elements and vistas, screen undesirable views, and provide a harmonious transition between adjacent land uses. The Eden Rock project proposes four distinct landscape zones, which will serve to establish an overall unifying influence, enhance the visual continuity of the project, complement the surrounding project area and comply with City and CVWD water efficiency requirements, ensuring efficient water use. NOW, THEREFORE, BE IT RESOLVED by the City Council of the City of La Quinta, California, as follows: That the above recitations are true and constitute the findings of the City Council in this case; 2. That it does hereby grant approval of Site Development Permit 2006-852, as referenced in the title of this Resolution, for the reasons set forth in this Resolution, and subject to the attached Conditions of Approval. 3. This Resolution shall not take effect until and unless a Development Agreement between the Applicant and the City is executed by all parties and recorded with the Riverside County Recorder's Office. PASSED, APPROVED, and ADOPTED at a regular meeting of the City of La Quinta City Council, held on this the 15T" day of April, 2008, by the following vote, to wit: Resolution No. 2008-028 Site Development Permit 2006-852 Eden Rock at PGA West - Crowne Pointe Partners, LLC April 15, 2008 Page 6 AYES: Council Members Henderson, Kirk, Sniff, Mayor Pro Tem Osborne NOES: None ABSENT: Mayor Adolph ABSTAIN: None EE M. OSBORNE, Mayor Pro Tern City of La Quinta, California ATTEST: VERONICAON`fECINO, CIVIC, City Clerk City of La Quinta, California (Seal) APPROVED AS TO FORM: v M. KAT ER E JENS City of La Quinta, Cal RESOLUTION NO. 2008-028 EXHIBIT "A" CONDITIONS OF APPROVAL — FINAL SITE DEVELOPMENT PERMIT 2006-852 CROWNE POINTE PARTNERS. LLC APRIL 1, 2008 r,FNFRAL 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, or any Final Map recorded there under. 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 expire on April 1, 2010, two years after the City Council approval date of April 1, 2008, unless granted a time extension pursuant to Title 9 of the La Quinta Municipal Code (§9.200.080; Permit expiration and time extensions). The two year time period shall be tolled during the pendency of any lawsuit that may be filed, challenging this Tentative Tract Map and/or the City's CEQA compliance. 3. Site Development Permit 2006-852 shall comply with all applicable terms, conditions and/or mitigation measures for the following related approvals: • Subsequent EIR; SCH #2007061056 • Specific Plan 83-002, Amendment No. 6 • Tentative Tract Map 32266 • Development Agreement 2006-01 1 In the event of any conflict(s) between approval conditions and/or provisions of these approvals, the Planning Director shall determine precedence. 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: • Fire Marshal • Public Works Department (Grading Permit, Green Sheet (Public Works Clearance) for Building Permits, Improvement Permit • Planning Department • Riverside County Environmental Health Department • Coachella Valley Unified School District Resolution No. 2008-028 Conditions of Approval - FINAL Site Development Permit 2006-852 Crowns Pointe Partners. LLC April 15, 2008 Page 2 • Coachella Valley Water District (CVWD) • Imperial Irrigation District (IID) • California Water Quality Control Board (CWQCB) • SunLine Transit Agency • South Coast Air Quality Management District (SCAQMD) The applicant is responsible for all requirements of the permits and/or clearances from the above listed agencies. When the requirements include approval of improvement plans, the applicant shall furnish proof of such approvals when submitting those improvements plans for City approval. 5. The design of community parking facilities for common areas shall conform to LQMC Chapter 9.150, and in particular the following: A. The parking stall, aisle widths and double hairpin stripe parking stall design. On -street parking designated as guest parking on the approved site plan shall be designed in accordance with parallel stall requirements. 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 better evaluate ADA accessibility issues. D. Accessibility routes as required 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. F. Golf cart parking areas shall be provided at various locations in the development, in particular in close proximity to the Village common pool areas. Golf cart stall size shall conform to generally accepted industry standards, as may be determined by the City Engineer and Planning Department. A project parking plan shall be required to include appropriate signage to implement parking restrictions, and on and off- street parking provisions of the CC & R's subject to City Engineer and Planning Department approval. Resolution No. 2008-028 Conditions of Approval - FINAL Site Development Permit 2006-852 Crowns Pointe Partners. LLC April 15, 2008 Page 3 G. A minimum 5-space bicycle rack shall be provided in an appropriate location at or near each common pool facility. 6. 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. 7. Within 30 days of the initiation of any ground disturbing activity on the project site, the project proponent shall cause a protocol -compliant burrowing owl survey to be completed, submitted to the Planning Department, and approved. Should the species be identified on the site, the biologist's recommendations for relocation shall be implemented prior to the issuance of any ground disturbance permit. 8. The applicant shall maintain pad heights, to the greatest extent feasible, for the Manor and Village unit pads as shown on the tentative map exhibit approved by City Council on April 1, 2008. "Greatest extent feasible" shall mean that, during the grading plan check process, the applicant may be permitted to revise the pad elevations for any or all of these units for circumstances relating to compliance for hydrology, drainage, utilities, and other infrastructure design requirements. The applicant understands that there may be further pad reductions that can feasibly be accomplished, as well as potential increases in pad heights that may be necessary to achieve the project design. Any increase in pad elevation height from that shown on the tentative map exhibit approved by the City Council on April 1, 2008, shall be limited to no more than 6 inches. Any revisions to pad elevations shall be reviewed through the substantial conformance process, and thereby subject to final approval by the City Engineer. DRAINAGE 9. Stormwater handling shall conform to the approved hydrology and drainage report for PGA West Development, as modified for Tentative Tract Map 33226. The design of the development shall not cause any increase in flood boundaries, levels or frequencies in any area outside the development. Resolution No. 2008-028 Conditions of Approval - FINAL Site Development Permit 2006-852 Crowns Pointe Partners. LLC April 15, 2008 Page 4 10. Storm drainage historically received from adjoining property shall be received and retained or passed through into the historic downstream drainage relief route. 1 1 . Nuisance water shall be retained on site. Nuisance water shall be disposed of as required for Tentative Tract Map 33226. UTILITIES 12. The applicant shall comply with the provisions of Section 13.24.1 10 (Utilities), LQMC. All utility requirements of Tentative Tract 33226 shall be applicable as appropriate to this Site Development Permit approval. CONSTRUCTION 13. The City will conduct final inspections of habitable buildings only when the buildings have improved street and (if required) sidewalk access to private (Off - Site) 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 14. The applicant shall comply with Sections 13.24.130 (Landscaping Setbacks) & 13.24.140 (Landscaping Plans), LQMC, as applicable. 15. Landscape and irrigation plans for landscaped lots and setbacks, medians, retention basins, and parks shall be signed and stamped by a licensed landscape architect. 16. Final landscaping and irrigation plans shall be prepared by a licensed professional landscape architect, to be reviewed by the Architecture and Landscaping Review Committee and approved by the Planning Commission, prior to issuance of the first building permit. All landscape plans shall be drafted in coordination with the preliminary grading plans. An application for Final Landscape Plan Check shall be submitted to the Planning Department for final landscape plan review, along with the appropriate fee. Said plans shall include all landscaping Resolution No 2008-028 Conditions of Approval - FINAL Site Development Permit 2006-852 Crowns Pointe Partners. LLC April 15, 2008 Page 5 associated with this project, including perimeter landscaping, and be in compliance with Chapter 8.13 (Water Efficient Landscaping) of the Municipal Code, as in effect at time of plan submittal. The landscape and irrigation plans shall be approved by the Coachella Valley Water District and Riverside County Agriculture Commissioner prior to submittal of the final plans to the Planning Department. NOTE: Plans are not approved for construction until signed by the Planning Director. 17. Landscape areas shall have permanent irrigation improvements meeting the requirements of the Planning Director and the Coachella Valley Water District. Use of lawn areas shall be minimized with no lawn, or spray irrigation, being placed within 24 inches of curbs along public streets. 18. Project landscaping shall incorporate trailing vines in Village courtyard driveway parking turnaround areas, along wall areas in general, including perimeter walls, and in other areas of the project where appropriate, subject to review under the landscaping review process as conditioned. 19, Enhanced landscaping shall be provided along the north project boundary, for purposes of screening views of the Manor units from surrounding residential views toward those units. 20. Proposed landscape palettes for all landscape components of the project shall be consistent with the master palette included in Specific Plan 83-002, Amendment No. 6, as approved, and shall not include tree species which can generate excessive green waste, such as Bottle Trees, Crape Myrtle, Jacaranda, etc., as appropriate. 21. The applicant or his agent has the responsibility for proper sight distance requirements per guidelines in the AASHTO "A Policy on Geometric Design of Highways and Streets," 5t' Edition or latest, in the design and/or installation of all landscaping and appurtenances abutting and within the private street right-of- way. 22. The final landscape plans shall reflect a significant effort to reduce the use of turf areas in all landscaping, common and private. Specifically, plans shall minimize or eliminate all turf areas adjacent to sidewalks and roadways. Resolution No. 2008-028 Conditions of Approval - FINAL Site Development Permit 2006-852 Crowns Pointe Partners. LLC April 15, 2008 Page 6 FIRE PROTECTION 23. For residential areas, approved standard fire hydrants, located at each intersection and spaced 330 feet apart with no portion of any lot frontage more than 165 feet from a hydrant. Minimum fire flow shall be 1000 GPM for a 2-hour duration at 20 PSI. 24. For any buildings with public access i.e. recreational halls, clubhouses, etc. or buildings with a commercial use i.e. gatehouses, maintenance sheds, etc. Super fire hydrants are to be placed no closer than 25 feet and not more than 165 feet from any portion of the first floor of said building following approved travel ways around the exterior of the building. Minimum fire flow for these areas would be 1500 GPM for a 2-hour duration at 20 PSI. 25, Blue dot retro-reflectors shall be placed in the street 8 inches from centerline to the side that the fire hydrant is on, to identify fire hydrant locations. 26. City of La Quinta ordinance requires all buildings 5,000 sq. ft. or larger to be fully sprinkled per NFPA 13/13R/13D Standard. If required, sprinkler plans will need to be submitted to the Fire Department. Area separation walls may not be used to reduce the need for sprinklers. 27. Any turn -around requires a minimum 38-foot turning radius. 28. All structures shall be accessible from an approved roadway to within 150 feet of all portions of the exterior of the first floor. 29. The minimum dimension for access roads and gates is 20 feet clear and unobstructed width and a minimum vertical clearance of 13 feet 6 inches in height. 30. 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. 31. Gates may be automatic or manual and shall be equipped with a rapid entry system (KNOX). Plans shall be submitted to the Fire Department for approval prior to installation. Automatic gate pins shall be rated with a shear pin force, not to exceed 30 pounds. Gates activated by the rapid entry system shall Resolution No. 2008-028 Conditions of Approval - FINAL Site Development Permit 2006-852 Crowns Pointe Partners. LLC April 15, 2008 Page 7 remain open until closed by the rapid entry system. Automatic gates shall be provided with backup power. 32. The required water system, including fire hydrants, shall be installed and accepted by the appropriate water agency prior to any combustible building material being placed on an individual lot. Two sets of water plans are to be submitted to the Fire Department for approval. 33. The applicant or developer shall prepare and submit to the Fire Department for approval, a site plan designating required fire lanes with appropriate lane painting and/or signs. FEES AND DEPOSITS 34. Permits issued under this approval shall be subject to the provisions of the Infrastructure Fee Program and Development Impact Fee program in effect at the time of issuance of building permit(s). 35. Provisions shall be made to comply with the terms and requirements of the City's adopted Art in Public Places program in effect at the time of issuance of building permits. 36. Applicant shall pay the fees as required by the Coachella Valley Unified School District, as in effect at the time requests for building permits are submitted. 37. A fee of $2,564.00, payable to Riverside County, is due to this office within 24 hours of any City Council approval. This is required by the County to post the Notice of Determination and offset costs associated with AB 3158 (Fish and Game Code 711.4). PLANNING DEPARTMENT 38. Applicant shall ensure compliance with all mitigation measures set forth in the Subsequent Environmental Impact Report (SEIR), SCH #2007061056, as part of all related conditions of approval, as identified in Condition No. 4. These mitigation measures are required to address potentially significant impacts to Air Quality (Short -Term Construction Impacts); Cultural Resources; Noise; Public Services (Schools); Transportation, Traffic, Parking and Circulation (Project Traffic, Cumulative Impacts). Resolution No. 2008-028 Conditions of Approval - FINAL Site Development Permit 2006-852 Crowns Pointe Partners. LLC April 15, 2008 Page 8 39. Applicant shall prepare project CC&R's to address parking restrictions for on - street guest parking and all other guest parking areas, including any use of common driveway space for parking. Parking provisions shall also include allowances for golf cart use and parking throughout the site. 40. Building heights, setbacks, parking and other development standards shall be in compliance with the approved plan documents for the Eden Rock at PGA West project, and any precedent conditions of approval for Tentative Tract Map 33226, Specific Plan 83-002, Amendment No. 6. 41. A final acoustical analysis shall be completed and submitted for review at time of building permit plan check, based on final lot layout and pad elevations, to demonstrate that the City's standards for interior and exterior CNEL levels will be met for each proposed dwelling unit. 42. The entire perimeter wall design and location, including sound wall areas, entry wall areas, and property line walls through a master wall plan, subject to review and approval by the Planning Department, in accordance with the landscape review process as conditioned. The wall location shall maintain a minimum 15 foot setback from face of curb at any point along PGA Boulevard; however, a request for consideration of an averaged setback may be approved if determined to be appropriate by the Planning Director. The wall plan shall specify colors and materials to be used for the walls, capping, pilasters, entry monuments, planters, and any other such features. The perimeter wall shall be generally be designed based on the existing walls along PGA Boulevard, but create more of a unique yet compatible appearance that will complement the existing streetscape and wall improvements and provide some design distinction relative to the Eden Rock project architecture. It shall be a separate plan sheet(s), to be included with the landscape plan submittal for ALRC review. The primary perimeter wall surrounding the entire site shall be installed as part of the initial project improvements phase. 43. The initial phase of project improvements shall also include the full extent of the golf cart path realignment as shown on the approved tentative map exhibit. 44. All vehicular and pedestrian courtyards shall be developed with decorative pavers. All tile roofs shall be Mission clay, and incorporate a built-up mudding effect. All stucco coatings shall be a smooth, hand -trowel finish. Resolution No. 2008-028 Conditions of Approval - FINAL Site Development Permit 2006-852 Crowns Pointe Partners. LLC April 15, 2008 Page 9 45. Applicant shall provide a common area recreation area and amenity plan, including options for active recreational use amenities, to the Planning Department for review and approval by ALRC and Planning Commission. Active recreation opportunities are to be provided in the larger common open areas adjacent to the Village units, as delineated on the approved Open Space Exhibit. 46. The applicant shall submit detailed lighting plans for all common areas and buildings, and for all residential structures, to the Planning Department for review and approval as part of building plan check. Lighting plans shall include site lighting, and all proposed fixture details and schedules for buildings and outdoor areas. 47. Any architectural design revisions to any residential or common area structure shall be reviewed through the ALRC and Planning Commission as a no -public hearing business item, unless determined otherwise by the Planning Director based on significance of the design revision. The Entry Gate and Guard House, and a revised Manor one-story duplex building plan, are specifically remanded back to the Planning Commission for further review and possible revision, prior to the building plan check process. The Manor one-story duplex building plan shall consider more architectural detailing and enhancement, particularly with respect to the front elevation. 48. The project developer shall work with City staff to identify and incorporate enhanced energy conservation and efficiency measures, toward exceeding the minimum provisions of California Building Standards Code, Title 24. Such measures shall be considered in all aspects of project implementation, from initial grading construction to landscaping installations.