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PCRES 2002-047PLANNING COMMISSION RESOLUTION 2002-047 A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF LA QUINTA, CALIFORNIA, APPROVING DEVELOPMENT PLANS TO ALLOW AN 81 UNIT SENIOR APARTMENT COMPLEX ON A 10.17 ACRE SITE. CASE NO.: SITE DEVELOPMENT PERMIT 2002-732 APPLICANT: SOUTHERN CALIFORNIA PRESBYTERIAN HOMES WHEREAS, the Planning Commission of the City of La Quinta, California, did, on the 14T" day of May, 2002 hold a duly noticed Public Hearing to consider a request by Southern California Presbyterian Homes for approval of an 81 unit senior apartment complex, generally located at the southwest corner of Avenue 47 and Adams Street, more particularly described as follows: APN: 643-090-014, WHEREAS, said Site Development Permit application has complied with the requirements of "The Rules to Implement the California Environmental Quality Act of 1970" as amended (Resolution 83-68), in that the Community Development Department has conducted an Initial Study (Environmental Assessment 2002-444), and determined that the proposed Site Development Permit will not have a significant impact on the environment and a Mitigated Negative Declaration of Environmental Impact has been certified; and WHEREAS, at said Public Hearing, upon hearing and considering all testimony and arguments, if any, of all interested persons desiring to be heard, said Planning Commission did make the following mandatory findings pursuant to Section 9.210.010 of the Zoning Code to justify approval of said Site Development Permit: 1. Consistency with the General Plan: The project as proposed is consistent with the goals and policies of the General Plan in that the design, height, scale and mass of the project is compatible with the Medium Density Residential (MDR) Land Use designation. 2. Consistency with the Zoning Code: The proposed project is consistent with the development standards of the High Density Residential (RH) Zoning District, including but not limited to, setbacks, architecture, building heights, building mass, exterior lighting, parking, circulation, open space and landscaping. 3. Compliance with the California Environmental Quality Act (CEQA): The proposed project is consistent with the requirements of CEQA, in that Environmental Assessment 2002-444 was prepared for this project with a recommendation for certification of a Mitigated Negative Declaration of Environmental Impact. P:\PC Reso & COA\PC Reso SDP 02-732.wpd PLANNING COMMISSION RESOLUTION 2002-047 SITE DEVELOPMENT PERMIT 2002-732 ADOPTED: MAY 14, 2002 4. Architectural Design: The architectural design of the proposed building, including but not limited to, architectural style, scale, building mass, materials, colors, architectural details, roof style, and other architectural elements, is compatible with surrounding development and with the quality of design prevalent in the City, in that it lacks the bulky mass of a residential building due to the articulation, stucco exterior finish, desert tone colors, tile roofs, courtyards and trellises; the proposed buildings are adequately set back with multiple wall planes so as to minimize the appearance of a large structural mass. 5. Site Design: The site design of the proposed project, including but not limited to, project entries, interior circulation, pedestrian access, pedestrian amenities, screening of equipment, trash enclosures, exterior lighting, and other site design elements such as scale, mass, appearance, and amount of landscaping are compatible with surrounding development and quality of design prevalent in the City in that the proposed project meets the development standards of the City's Zoning Code. 6. Landscape Design: As conditioned, landscaping plan for the proposed project, including but not limited to, the location, type, size, color, texture, and coverage of plant materials, has been designed to provide visual relief, complement the building, visually emphasize prominent design elements, screen undesirable views, provide a harmonious transition between buildings, and provide an overall unifying influence to enhance the visual continuity of the project. The proposed landscaping is compatible with the surrounding area in that the variety of the plant palette, placement of shade trees and decorative plants, provide an aesthetically pleasing and well functioning use of landscaping space. NOW THEREFORE, BE IT RESOLVED by the Planning Commission of the City of La Quinta, California, as follows: 1 . That the above recitations are true and correct and constitute the findings of the Planning Commission for this Site Development Permit; 2. That it does hereby approve Site Development Permit 2002-732 for the reasons set forth in this Resolution, subject to the Conditions of Approval attached hereto; PASSED, APPROVED and ADOPTED at a regular meeting of the La Quinta Planning Commission held on this 14`h day of May, 2002, by the following vote, to wit: P:\PC Reso & COA\PC Reso SDP 02-732.wpd PLANNING COMMISSION RESOLUTION 2002-047 SITE DEVELOPMENT PERMIT 2002-732 ADOPTED: MAY 14, 2002 AYES: Commissioners Butler, Robbins, Tyler, and Chairman Abels NOES: ABSENT: Commissioner Kirk ABSTAIN: i'yCQU ABELS, Chairman y of a Quinta, California 0 H ty ev om unity development Director ity f La Quinta, California P:\PC Reso & COA\PC Reso SDP 02-732.wpd PLANNING COMMISSION RESOLUTION 2002-047 CONDITIONS OF APPROVAL - ADOPTED SITE DEVELOPMENT PERMIT 2002-732 - SCPH ADOPTED: MAY 14, 2002 GENERAL 1. The applicant 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 Site Development Permit. The City shall have sole discretion in selecting its defense counsel. The City shall promptly notify the developer of any claim, action or proceeding and shall cooperate fully in the defense. 2. Prior to the issuance of any permit by the City, the applicant shall obtain the necessary permits and/or clearances from the following 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) • SunLine Transit Agency 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, applicant shall furnish proof of such approvals when submitting the improvement plans for City approval. 3. The applicant shall comply with applicable provisions of the City's NPDES stormwater discharge permit, Sections 8.70.010 et seq. (Stormwater Management and Discharge Controls), and 13.24.170 (Clean Air/Clean Water), LQMC; Riverside County Ordinance No. 457; and the State Water Resources Control Board's Order No. 99-08-DWQ . A. For construction activities including clearing, grading or excavation of land that disturbs five (5) acres or more of land, or that disturbs less than five (5) acres of land, but which is a part of a construction project that encompasses more than five (5) acres of land, the Permitee shall be required to submit a Storm Water Pollution Protection Plan ("SWPPP"). B. The applicant's SWPPP shall be approved by the City Engineer prior to any on or off -site grading being done in relation to this Site Development Permit. P:\PC Reso & COA\PC SDP 02-732 COA.wpd Page 1 of 13 PLANNING COMMISSION RESOLUTION 2002-047 CONDITIONS OF APPROVAL - Adopted SITE DEVELOPMENT PERMIT 2002-732 Adopted: MAY 14, 2002 C. The applicant shall ensure that the required SWPPP is available for inspection at the project site at all times through and including acceptance of all improvements by the City. D. The applicant's SWPPP shall include provisions for all of the following Best Management Practice ("BMPs"), 8.70.020 (Definitions), LQMC: 1) Temporary Soil Stabilization (erosion control). 2) Temporary Sediment Control. 3) Wind Erosion Control. 4) Tracking Control. 5) Non -Storm Water Management. 6) Waste Management and Materials Pollution Control. E. All of applicant's erosion and sediment control BMPs shall be approved by the City Engineer prior to any on or off site grading being done in relation to this project. F. All approved project BMPs shall be maintained in their proper working order throughout the course of construction, and until all improvements have been accepted by the City. 4. Permits issued under this approval shall be subject to the provisions of the Infrastructure Fee Program and Development Impact Fee program in effect at the time of issuance of building permit(s). PROPERTY RIGHTS 5. Prior to the issuance of any permit(s), the applicant shall acquire, or confer, those easements, and other property rights necessary for the construction and/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 the maintenance, construction and reconstruction of essential improvements. 6. The applicant shall offer for dedication all public street right-of-ways in conformance with the City's General Plan, Municipal Code, applicable specific plans, and/or as required by the City Engineer. 7. Unless the ultimate developed right-of-way can be documented, the public street right- of-way offers for dedication required for this development include: P:\PC Reso & COA\PC SDP 02-732 COA.wpd Page 2 of 13 PLANNING COMMISSION RESOLUTION 2002-047 CONDITIONS OF APPROVAL - Adopted SITE DEVELOPMENT PERMIT 2002-732 Adopted: MAY 14, 2002 A. PUBLIC STREETS 1) None - All off site street dedication is in place. 8. 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. 9. The applicant shall create perimeter landscaping setbacks along all public right-of-ways as follows: A. Avenue 47 - 10 foot from the Right of Way/Property Line. 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. 10. 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 shown on the Site Development Permit. 11 . The applicant shall vacate all abutter's right -of -access to public streets and properties from all frontages along such public streets and properties, excepting those access points shown on the Site Development Permit. 12. 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, ingress/egress, or other encroachments will occur. 13. When an applicant proposes the vacation, or abandonment, any existing right-of-way, or access easement, which will diminish the access rights to any properties owned by others, the applicant shall provide an alternate right-of-way or access easement, to those properties, or shall submit notarized letters of consent from the affected property owners. 14. The applicant shall cause no easement to be granted, or recorded, over any portion of the subject property between the date of approval of this Site Development Permit and P:\PC Reso & COA\PC SDP 02-732 COA.wpd Page 3 of 13 PLANNING COMMISSION RESOLUTION 2002-047 CONDITIONS OF APPROVAL - Adopted SITE DEVELOPMENT PERMIT 2002-732 Adopted: MAY 14, 2002 the date of final acceptance of the on and off -site improvements for this Site Development Permit, unless such easement is approved by the City Engineer. IMPROVEMENT PLANS As used throughout these conditions of approval, professional titles such as "engineer," "surveyor," and "architect" refer to persons currently certified or licensed to practice their respective professions in the State of California. 15. Improvement plans shall be prepared by or under the direct supervision of qualified engineers and/or architects, as appropriate, and shall comply with the provisions of Section 13.24.040 (Improvement Plans), LQMC. 16. The following improvement plans shall be prepared and submitted for review and approval by the Engineering Department. A separate set of plans for each line item specified below shall be prepared. The plans shall utilize the minimum scale specified, unless otherwise authorized by the City Engineer in writing. Plans may be prepared at a larger scale if additional detail or plan clarity is desired. Note, the applicant may be required to prepare other improvement plans not listed here pursuant to improvements required by other agencies and utility purveyors. A. Perimeter Landscape Plan: 1 " = 20' B. On -Site Rough Grading Plan: 1 " = 40' Horizontal C. Site Development Plans: 1 " = 30' Horizontal D. On -Site Utility Plan: 1 " = 40' Horizontal E. On -Site Landscape Plan: 1 " = 20' Horizontal The plans shall be submitted a minimum of 8 to 10 weeks prior to the issuance of construction permits to allow adequate time for plan check and revisions. 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. "Site Development" plans shall normally include all on -site surface improvements including but not necessarily limited to finish grades for curbs & gutters, building floor elevations, parking lot improvements and ADA requirements; and show the existing street improvements out to at least the center lines of adjacent existing streets. "Site Utility" plans shall normally include all sub -surface improvements including but not necessarily limited to sewer lines, water lines, fire protection and storm drainage systems. P:\PC Reso & COA\PC SDP 02-732 COA.wpd Page 4 of 13 PLANNING COMMISSION RESOLUTION 2002-047 CONDITIONS OF APPROVAL - Adopted SITE DEVELOPMENT PERMIT 2002-732 Adopted: MAY 14, 2002 "Rough Grading" plans shall 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. 17. The City maintains standard plans, details and/or construction notes for elements of construction. For a fee, established by City resolution, the applicant may purchase such standard plans, detail sheets and/or construction notes from the City. 18. The applicant shall furnish a complete set of the AutoCAD files of all complete, approved improvement plans on a storage media acceptable to the City Engineer. The files shall be saved in a standard AutoCAD format so they may be fully retrievable through a basic AutoCAD program. At the completion of construction, and prior to the final acceptance of the improvements by the City, the applicant shall update the AutoCAD files in order to reflect the as -built conditions. Where the improvement plans were not produced in a standard AutoCAD format, or a file format which can be converted to an AutoCAD format, the City Engineer will accept raster -image files of the plans. GRADING 19. The applicant shall comply with the provisions of Section 13.24.050 (Grading Improvements), LQMC. 20. 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. 21. To obtain an approved grading permit, the applicant shall submit and obtain approval of all of the following: A. A grading plan prepared by a qualified engineer or architect, B. A preliminary geotechnical ("soils") report prepared by a qualified engineer, and C. A Fugitive Dust Control Plan prepared in accordance with Chapter 6.16 (Fugitive Dust Control), LQMC. All grading shall conform to the recommendations contained in the Preliminary Soils Report, and shall be certified as being adequate by a soils engineer, or by an engineering geologist. P:\PC Reso & COA\PC SDP 02-732 COA.wpd Page 5 of 13 PLANNING COMMISSION RESOLUTION 2002-047 CONDITIONS OF APPROVAL - Adopted SITE DEVELOPMENT PERMIT 2002-732 Adopted: MAY 14, 2002 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 submitted with its application for a grading permit. 22. 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. 23. 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. 24. The applicant shall minimize the differences in elevation between the adjoining properties and the pads within this development. 25. Prior to any site grading or regrading that will raise or lower any building pads within the project site by more than plus or minus three tenths of a foot from the elevations shown on the approved Site Development Permit, the applicant shall submit the proposed grading changes to the City Staff for a substantial conformance finding review. 26. Prior to the issuance of a building permit for any building lot, the applicant shall provide a lot pad certification stamped and signed by a qualified engineer or surveyor. Each pad certification shall list the pad elevation as shown on the approved grading plan, the actual pad elevation and the difference between the two, if any. Such pad certification shall also list the relative compaction of the pad soil. The data shall be organized by lot number, and listed cumulatively if submitted at different times. DRAINAGE 27. The applicant shall comply with the provisions of Section 13.24.120 (Drainage), LQMC, Engineering Bulletin No. 97.03. 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 tributary drainage area shall extend to the centerline of adjacent public streets. The design storm shall be either the 3 hour, 6 hour or 24 hour event producing the greatest total run off. 28. In design of retention facilities, the maximum percolation rete shall be two inches per hour. The percolation rate will be considered to be zero unless the applicant provides site specific data indicating otherwise. P:\PC Reso & COA\PC SDP 02-732 COA.wpd Page 6 of 13 PLANNING COMMISSION RESOLUTION 2002-047 CONDITIONS OF APPROVAL - Adopted SITE DEVELOPMENT PERMIT 2002-732 Adopted: MAY 14, 2002 29. Nuisance water shall be retained on site. In residential developments, nuisance water shall be disposed of in a trickling sand filter and leach field approved by the City Engineer. The sand filter and leach field shall be designed to contain surges of up to 3 gph/1,000 sq. ft. of landscape area, and infiltrate 5 gpd/1,000 sq. ft. 30. 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. 31. No fence or wall shall be constructed around any retention basin unless approved by the Community Development Director and the City Engineer. 32. For on -site common retention basins, retention depth shall not exceed six feet and side slopes shall not exceed 3:1 . 33. 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 Section 9.10O.040(B)(7), LQMC. 34. The design of the development shall not cause any increase in flood boundaries, levels or frequencies in any area outside the development. 35. 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. 36. Storm drainage historically received from adjoining property shall be received and retained or passed through into the historic downstream drainage relief route. 37. The applicant shall incorporate the existing open Swale along the westerly side of the site (from the underwalk drain on Avenue 47) and the existing open swale along the southerly end of the site (from the underwalk drain on Adams Street) into the landscape theme. These swales shall be regraded to provide adequate capacity for the peak 100 year storm event and shall be treated with an approved erosion control material, i.e. turf, rip rap, concrete, etc. The swales shall be located within the drainage easements and shall be maintained by the applicant. P:\PC Reso & COA\PC SDP 02-732 COA.wpd Page 7 of 13 PLANNING COMMISSION RESOLUTION 2002-047 CONDITIONS OF APPROVAL - Adopted SITE DEVELOPMENT PERMIT 2002-732 Adopted: MAY 14, 2002 UTILITIES 38. The applicant shall comply with the provisions of Section 13.24.1 10 (Utilities), LQMC. 39. 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. 40. Existing overhead utility lines within, or adjacent to the proposed development, and all proposed utilities shall be installed underground. All existing utility lines attached to joint use 92 KV transmission power poles are exempt from the requirement to be placed underground. 41. 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. PARKING LOTS and ACCESS POINTS 42. 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. 43. The design of parking facilities shall conform to LQMC Chapter 9.150 (Parking). Entry drives, main interior circulation routes, 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. 44. General access points and turning movements of traffic are limited to the following: A. Primary Entry (Avenue 47) approximately 470 feet from the westerly property line. This driveway shall have full right in/right out and left in/left out turning movements. The security gate for this project shall be located away from the property line a sufficient distance with the following access road design features: adequate stacking, a rejection turnaround feature, and a separate lane for guests. P:\PC Reso & COA\PC SDP 02-732 COA.wpd Page 8 of 13 PLANNING COMMISSION RESOLUTION 2002-047 CONDITIONS OF APPROVAL - Adopted SITE DEVELOPMENT PERMIT 2002-732 Adopted: MAY 14, 2002 B. Secondary Entry (Avenue 47) approximately 110 feet from the westerly property line. This driveway shall have full right in/right out and left in/left out turning movements. 45. Pursuant to Section 9.150.080(A)(8)(b) (Parking), LQMC, the applicant shall provide 30-foot uninterrupted driveway throats into the parking lot, or alternatively provide a combination of a dedicated right turn deceleration lane and the drive throat that will equal a total of 30-feet. CONSTRUCTION 46. The applicant shall submit current mix designs (less than two years old at the time of construction) for base, asphaltic concrete and Portland cement concrete. The submittal shall include the test results for all specimens used in the mix design procedure. For mix designs over six months old, the submittal shall include the most recent (less than six months old at the time of construction) aggregate gradation test results confirming that the design gradations can be achieved in current production. The applicant shall not schedule construction operations until mix designs have been approved. 47. 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. LANDSCAPING 48. The applicant shall comply with Sections 9.90.040 (Table of Development Standards) & 9.100.040 (Landscaping), LQMC. 49. The applicant shall provide landscaping in the required setbacks, retention basins, common lots and park areas. 50. Prior to issuance of building permits, the applicant shall submit evidence that one of the following has occurred: A. Through a written agreement with the Lake La Quinta Homeowners Association, the applicant has agreed to pay for his share of the perimeter landscaping and irrigation water and maintenance on Avenue 47 and Adams Street along the project perimeter. P:\PC Reso & COA\PC SDP 02-732 COA.wpd Page 9 of 13 PLANNING COMMISSION RESOLUTION 2002-047 CONDITIONS OF APPROVAL - Adopted SITE DEVELOPMENT PERMIT 2002-732 Adopted: MAY 14, 2002 B. The existing irrigation system has been modified along the landscaped frontage on Avenue 47 and Adams Street along the project perimeter to be self contained. Separate water meter(s) shall be set to meter the water usage for this project's frontage. The modifications shall be done in a manner to provide continued service to the adjacent landscaped areas. 51. Landscape and irrigation plans for landscaped lots, setbacks and retention basins shall be signed and stamped by a licensed landscape architect. The applicant shall submit the landscape plans for approval by the Community Development Department (CDD), prior to plan checking by the Public Works Department. When plan checking has been completed by CDD, the applicant shall obtain the signatures of CVWD and the Riverside County Agricultural Commissioner, prior to submittal for signature by the City Engineer. NOTE: Plans are not approved for construction until signed by the City Engineer. 52. Landscape areas shall have permanent irrigation improvements meeting the requirements of the City Engineer. Use of lawn areas shall be minimized with no lawn, or spray irrigation, being placed within 18 inches of curbs along public streets. 53. Only incidental storm water 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 Section 9.1OO.O4O(B)(7), LQMC. QUALITY ASSURANCE 54. The applicant shall employ construction quality -assurance measures that meet with the approval of the City Engineer. 55. The applicant shall employ, or retain, qualified engineers, surveyors, and such or other appropriate professionals as are required to provide the expertise with which to prepare and sign accurate record drawings, and to provide adequate construction supervision. 56. The applicant shall arrange for, and bear the cost of, all measurements, sampling and testing procedures not included in the City's inspection program, but which may be required by the City, as evidence that the construction materials and methods employed comply with the plans, specifications and other applicable regulations. P:\PC Reso & COA\PC SDP 02-732 COA.wpd Page 10 of 13 PLANNING COMMISSION RESOLUTION 2002-047 CONDITIONS OF APPROVAL - Adopted SITE DEVELOPMENT PERMIT 2002-732 Adopted: MAY 14, 2002 57. Upon completion of construction, the applicant shall furnish the City with reproducible record drawings of all improvement plans which were approved by the City. Each sheet shall be clearly marked "Record Drawing," "As -Built" or "As -Constructed" and shall be stamped and signed by the engineer or surveyor certifying to the accuracy and completeness of the drawings. The applicant shall have all AutoCAD or raster -image files previously submitted to the City, revised to reflect the as -built conditions. MAINTENANCE 58. The applicant shall comply with the provisions of Section 13.24.160 (Maintenance), LQMC. 59. The applicant shall make provisions for the continuous and perpetual maintenance of all private on -site improvements, perimeter landscaping, access drives, and sidewalks. FEES AND DEPOSITS 60. The applicant shall comply with the provisions of Section 13.24.180 (Fees and Deposits), LQMC. These fees include all deposits and fees required by the City for plan checking and construction inspection. Deposits and fee amounts shall be those in effect when the applicant makes application for plan check and permits. COACHELLA VALLEY WATER DISTRICT (CVWD) 61. Appropriate fees, if any, shall be paid to the CVWD in accordance with their current regulations for service to the site. 62. The site shall be annexed to Improvement District Nos. 55 and 82 of the district for sanitation service. 63. The applicant shall be required to install a lint trap for laundry room operations as part of the project. The size of the lint trap will be determined by the Riverside County Environmental Health Department and approved and inspected by CVWD. 64. Grading, landscaping and irrigation plans shall be submitted to the CVWD for review to ensure efficient water management techniques. RIVERSIDE COUNTY FIRE DEPARTMENT 65. Approved super fire hydrants shall be located not less than 25 feet, nor more than 165 feet, from any portion of the buildings as measured along vehicular travel ways. P:\PC Reso & COA\PC SDP 02-732 COA.wpd Page 11 of 13 PLANNING COMMISSION RESOLUTION 2002-047 CONDITIONS OF APPROVAL - Adopted SITE DEVELOPMENT PERMIT 2002-732 Adopted: MAY 14, 2002 66. Blue dot reflectors shall be placed in the street 8 inches from the centerline to the side that the fire hydrant is located, so as to identify fire hydrant locations during an emergency. 67. Minimum fire flow of 1500 gallon per minute (GPM) for a 2-hour duration. Fire flow is based on type VN construction and a complete fire sprinkler system. 68, Building plans shall be submitted to the Fire Department for plan review to run concurrent with the City's plan check procedures. 69. Buildings over 5,000 square feet are required to be equipped with fire sprinklers. Fire sprinkler plans shall be submitted to the Fire Department for review and approval prior to issuance of a building permit. 70. The applicant shall provide primary and secondary access for emergency vehicles. The applicant shall verify that all portions of the buildings are within 150 feet of an approved vehicle access point. 71. Any operation that produces grease -laden vapors will require a hood/duct system for fire protection. Hood/duct fire protection plans shall be submitted to the Fire Department for review and approval prior to installation. 72. The required water system, including fire hydrants shall be installed and accepted by the appropriate water agency prior to any combustible building materials being placed on site. 73. 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. 74. Install a KNOX key box on each commercial building. Contact the Fire Department for an application. 75. Install portable fire extinguishers as required by the California Fire Code. CARPORT AND PARKING LOT LIGHTING 76. Carport lighting shall include low pressure sodium fixtures. Said fixtures shall be a metal shoe box type with a clear, flat, polycarbonate lens and flourescent tubes. The fixtures shall be mounted underneath the roof canopies and spaced a minimum of 30 feet apart or each carport unit. P:\PC Reso & COA\PC SDP 02-732 COA.wpd Page 12 of 13 PLANNING COMMISSION RESOLUTION 2002-047 CONDITIONS OF APPROVAL - Adopted SITE DEVELOPMENT PERMIT 2002-732 Adopted: MAY 14, 2002 77. The carport units shall match the colors of the proposed residential buildings of the project. 78. Parking lot lighting fixtures shall include a low pressure sodium fixture. Said fixture shall be a shoe box type with a clear flat tempered glass face with flourescent tubes and mounted on poles no more than twelve feet high. 79. Parking lot lighting fixtures installed along the perimeter driveway closest to residential development shall have a back shield deflector so as to reduce lighting glare on adjacent residential units. MISCELLANEOUS 80. The applicant shall install a combination block wall/wrought iron fence along the northern boundary of the project. The block wall portion shall be two feet high with masonry pilasters five feet -eight inches tall, and two feet square, every sixteen feet on center. The pilasters shall be capped with decorative brick. In addition, decorative wrought iron not exceeding three feet in height shall be installed between the pilasters on top of the two foot block wall. 81. Immediately after issuance of building permits, the applicant shall construct a six foot high block wall on the southern property line. Said block wall shall match the existing block walls on the west and east side of the site. The existing oleanders on the southern property line will be removed when grading occurs. 82. The "Room and Informational Signage" shall be twelve inches by, twelve inches (one square foot) in size instead of the proposed four inches by nine inches. 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