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PCRES 2004-031PLANNING COMMISSION RESOLUTION 2004-031 A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF LA QUINTA, CALIFORNIA, APPROVING THE ARCHITECTURE PLANS FOR CONSTRUCTION OF THREE COMMERCIAL BUILDINGS ON 2.23 ACRES, SUBJECT TO CONDITIONS CASE NO.: SITE DEVELOPMENT PERMIT 2004-804 APPLICANT: JAMES PAUL WHEREAS, the Planning Commission of the City of La Quinta, California, did on the 11 " day of May, 2004, hold a duly noticed Public Hearing to consider the request of James Paul to approve the architecture plans for three commercial office buildings (29,360 square feet total) located at 79-180 to 79-240 Corporate Centre Drive in the Commercial Park (CP) Zone District within Specific Plan 99-036 Amendment #2 (Planning Area #1), more particularly described as: Assessor's Parcel Numbers: 649-020-056 through -058 Lots 3-5 of Parcel Map 29351 WHEREAS, the Architecture and Landscape Review Committee, on April 7, 2004, at a regular meeting, recommended approval of the architectural plans by adoption of Minute Motion 2004-013, subject to conditions; and WHEREAS, said Site Development Permit has complied with the requirements of "The Rules to Implement the California Environmental Quality Act of 1970" as amended (Resolution 83-63) in that the Community Development Director has determined this request has been previously assessed in conjunction with Environmental Assessment 99-383, prepared for Specific Plan 99-036, for which a Mitigated Negative Declaration of Environmental Impact was certified by the City Council on September 7, 1999, by Resolution 99-110, and that no changed circumstances, conditions or new information has been provided that would trigger the preparation of a subsequent environmental assessment pursuant to Public Resources Code Section 21166. Additionally, off -site infrastructure improvements exist and the site has been graded for development; and WHEREAS, at said Public Hearing, upon hearing and considering all testimony and arguments, if any, of all interested persons wanting to be heard, said Planning Commission did find the following facts and reasons to justify approval of said Site Development Permit pursuant to Section 9.210.010 of the Zoning Code: 1. Consistency with General Plan. The proposed commercial office buildings are in a Commercial Park designated area which encourages uses such as Planning Commission Resolution 2004-031 Site Development Permit 2004-804, J. Paul May 11, 2004 Page 2 warehousing and storage, office/warehouse, high technology, and automotive repair which is consistent with the policies and goals of Specific Plan 99-036 (Amendment #2). Projects in a Commercial Park area shall be developed in a "campus -like" setting, which is the overall intent of the partially completed 23.7-acre master planned development. 2. Consistency with Zoning Code. The proposed office buildings are consistent with the development standards of the Commercial Park (CP) Zoning District, and has been designed to comply with the development standards of Specific Plan 99-036 (Amendment #2) with regard to setbacks, building heights and shared parking requirements. Future land uses for the proposed buildings shall be consistent with the land use table contained in SP 99-036 for the Commercial Park District. 3. Architectural Design. The proposed architectural design elements of the commercial project are consistent with the adopted design guidelines of Specific Plan 99-036 in that facade elements are staggered and different materials are planned to enhance the architectural style used in adjacent buildings. The combination of two one story buildings and a two-story building enhances the streetscape view. Buildings up to 35 feet high are allowed in a Commercial Park District and Planning Area #1 in Specific Plan 99-036, as proposed. The use of flat tiles for pitched roof features is consistent with Site Development Permits 2003-780 and 2003-781, and will complement the development project planned for SP 99-036. 4. Site Design. As conditioned, the proposed project site is designed to be consistent with the circulation pattern for Planning Area #1 in Specific Plan 99-036 and complements surrounding commercial land uses. Public access to the proposed office buildings will be adequate in that vehicular and pedestrian access will be via hardscape surfaces surrounding the buildings. The proposed project is physically suitable for the 2.23-acre property (i.e., 3 parcels) and only requires two access driveways on Corporate Centre Drive. Decorative carport structures supplement the project's architecture and enhance the marketability of the development to perspective tenants. 5. Landscape Design. As conditioned, a proposed landscape plan shall be submitted to the City's Architecture and Landscape Review Committee before working drawings are presented to the City for final approval, ensuring consistency with the desertscape landscape guidelines of Specific Plan 99-036. A variety of plant materials shall provide screening of parking areas and building facades. Planning Commission Resolution 2004-031 Site Development Permit 2004-804, J. Paul May 11, 2004 Page 3 6. Sign Program. As conditioned, the proposed signs for the commercial tenants shall be submitted to the Planning Commission for approval as required by Chapter 9.160 of the Zoning Code. 7. Lighting Design. As conditioned, exterior lighting for security is consistent with the City requirements to provide a variety of lighting types with cutoff fixtures ensuring glare is not created. Parking lot light fixtures shall be limited to an overall height of 24 feet high. 8. Infrastructure. There are adequate provisions for water, sanitation, and public utilities and services to ensure that the proposed use would not be detrimental to public health and safety, in that the site is in a developed urban area where services are provided. 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 constitute the findings of the Planning Commission in this case; and 2. That the project (formerly Site Development Permit 2002-734) is in compliance with the provisions and conditions of Specific Plan 99-036 (Amendment #2) and Environmental Assessment 99-383 as designed; and 3. That it does hereby approve Site Development Permit 2004-804 for the reasons set forth in this Resolution, subject to the Conditions attached hereto. PASSED, APPROVED, and ADOPTED at a regular meeting of the La Quinta City Planning Commission, held on the 11`h day of May, 2004, by the following vote, to wit: AYES: Commissioners Abels, Daniels, Quill, Tyler, and Chairman Kirk NOES: None ABSENT: None Planning Commission Resolution 2004-031 Site Development Permit 2004-804, J. Paul May 11, 2004 Page 4 ABSTAIN: None TOO KIRK, Chairman y of La Quinta, California ATTEST: HERIVAN, Community Development Director La Quinta, California PLANNING COMMISSION RESOLUTION 2004-031 CONDITIONS OF APPROVAL — FINAL SITE DEVELOPMENT PERMIT 2004-804, J. PAUL MAY 11, 2004 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 applicant of any claim, action or proceeding and shall cooperate fully in the defense. 2. Prior to the issuance of a grading, construction or building permit, the applicant shall obtain applicable permits and/or clearances from the following agencies, if applicable or required: Fire Marshal Public Works Department (Grading Permit, Improvement Permit) Community Development Department (CDD) Riverside Co. Environmental Health Department (RCEHD) Desert Sands Unified School District (DSUSD) Coachella Valley Water District (CVWD) Imperial Irrigation District (IID) California Water Quality Control Board (CWQCB) SunLine Transit Agency Waste Management of the Desert The applicant is responsible for all requirements of the permits or clearances from the above listed agencies and departments. 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. Planning Commission Resolution 2004-031 Conditions of Approval — Final Site Development Permit 2004-804, J. Paul May 11, 2004 Page 2 PROPERTY RIGHTS 3. Prior to issuance of any permit(s), the applicant shall acquire or confer easements and other property rights 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. 4. 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. 5. The applicant shall offer for dedication those easements necessary for the placement of, and access to, utility lines and structures, drainage basins, mailbox clusters, and common areas on the SDP 2004-804 Site Plan. 6. The applicant shall furnish proof of easements, or written permission, as appropriate, from those owners of all abutting properties on which grading, retaining wall construction, permanent slopes, or other encroachments will occur, in particular the access drive on the northerly end of the westerly boundary of Parcel 3 on to Parcel 2 as shown on the Site Development Permit Site Plan. 7. When an applicant proposes the vacation, or abandonment, of any existing right-of-way, or access easement, the approval for grading is subject to the Applicant providing an alternate right-of-way or access easement, to those properties, or notarized letters of consent from the affected property owners. 8. 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 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. Planning Commission Resolution 2004-031 Conditions of Approval — Final Site Development Permit 2004-804, J. Paul May 11, 2004 Page 3 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. 9. 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. 10. The following improvement plans shall be prepared and submitted for review and approval by the City. 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. Site Development Plans: 1" = 30' Horizontal Other engineered improvement plans prepared for City approval that are not listed above shall be prepared in formats approved by the City Engineer prior to commencing plan preparation. "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. ADA requirements shall include as a minimum 1) ADA accessibility routes between buildings and to public streets, 2) all building doorways indicated, and 3) ADA sidewalk curb ramps and handicapped parking stalls. 11. The City maintains standard plans, detail sheets 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. 12. The applicant shall furnish a complete set of the AutoCAD files of all approved improvement plans on a storage media acceptable to the City Planning Commission Resolution 2004-031 Conditions of Approval — Final Site Development Permit 2004-804, J. Paul May 11, 2004 Page 4 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 that can be converted to an AutoCAD format, the City Engineer will accept raster -image files of the plans. GRADING 13. The applicant shall comply with the provisions of Section 13.24.050 (Grading Improvements), LQMC. 14. 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. 15. To obtain an approved grading permit, the applicant shall submit and obtain approval of all of the following: A. A grading plan prepared by a qualified engineer, B. A preliminary geotechnical ("soils") report prepared by a qualified engineer, C. A Fugitive Dust Control Plan prepared in accordance with Chapter 6.16 (Fugitive Dust Control), LQMC, and D. A Best Management Practices report prepared in accordance with Sections 8.70.010 and 13.24.170 (NPDES stormwater discharge permit and Storm Management and Discharge Controls), LQMC. All grading shall conform to the recommendations contained in the Preliminary Soils Report, and shall be certified as being adequate by a soils engineer, or by an engineering geologist. A statement shall appear on the grading plan that a soils report has been prepared in accordance with the California Health & Safety Code § 17953. Planning Commission Resolution 2004-031 Conditions of Approval — Final Site Development Permit 2004-804, J. Paul May 11, 2004 Page 5 The applicant shall furnish security, in a form acceptable to the City, and in an amount sufficient to guarantee compliance with the approved Fugitive Dust Control Plan provisions as submitted with its application for a grading permit. 16. 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. 17. Building pad elevations shall be consistent with the mass grading elevations as shown on the approved mass grading plans for Parcel Map 29351. Where compliance within the above stated limits is impractical, the City may consider alternatives that are shown to minimize safety concerns, maintenance difficulties and neighboring -owner dissatisfaction with the grade differential. 18. Prior to any site grading or regrading that will raise or lower any portion of the site by more than plus or minus three tenths of a foot from the elevations shown on the approved SDP 2004-804 Site Plan, the applicant shall submit the proposed grading changes to the City Staff for a substantial conformance finding review. 19. 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. 191:7e1101'eTNO 20. Stormwater handling shall conform with the approved hydrology and drainage report for The La Quinta Corporate Centre. Nuisance water shall be _ disposed of in an approved manner. Planning Commission Resolution 2004-031 Conditions of Approval — Final Site Development Permit 2004-804, J. Paul May 11, 2004 Page 6 21. 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 Site Development Permit 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&R's for meeting these potential obligations. UTILITIES 22. 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. PARKING LOTS AND ACCESS POINTS 23. The design of parking facilities shall conform to LQMC Chapter 9.150, including double four -inch wide painted hairpin stripe that are 12 inches on - center. 24. Entry drives, main interior circulation routes and other features contained in the approved construction plans may warrant additional street widths as determined by the City Engineer. 25. 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): Parking Areas 3.0" a.c./4.50" c.a.b. Planning Commission Resolution 2004-031 Conditions of Approval — Final Site Development Permit 2004-804, J. Paul May 11, 2004 Page 7 26. 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. 27. General access points and turning movements of traffic are limited to the following: Primary Entries — Two (2) entries from Corporate Centre Drive are allowable as shown on the site development site plan. Both entries will have full turning movements. 28. Parking lot aisles shall be a minimum width of 26'-0" unless otherwise prescribed by the City Engineer. Wtl►l8121GY aIkilo 29. The applicant shall comply with Sections 9.90.040 (Table of Development Standards) & 9.100.040 (Landscaping), LQMC. 30. Landscape and irrigation plans (three copies) shall be signed and stamped by a licensed landscape architect, or professional landscape designer, subject to the rules and regulations of Chapter 8.13 of the Municipal Code. The applicant shall obtain the signatures of CVWD and the Riverside County Agricultural Commissioner, prior to submittal of the final plans to the Community Development Department. Plans are not approved for construction until signed by the Community Development Department. 31. The landscaping plan shall indicate the following design elements: A. The trees used throughout the site shall be eight to ten feet in height with a minimum container size of 24' box and a minimum trunk caliper size of 1.5-inch per SP 99-036. B. Granite rock boulders shall be placed randomly along the site's frontage in locations acceptable to the developer and landscape designer. The Planning Commission Resolution 2004-031 Conditions of Approval — Final Site Development Permit 2004-804, J. Paul May 11, 2004 Page 8 boulders shall be placed so that they look natural and they shall be partially buried into the parkway mounding. C. Perimeter walls shall be partially covered with vines planted every fourth parking stall in lieu of shrubs being installed in small planters that measure less than five feet wide. Decomposed granite, or small sized gravel, shall be used for groundcover of parking lot planters. D. The conceptual landscape plan (1" = 20' scale) shall be submitted to the Architectural and Landscape Review Committee before working drawings are submitted to the Community Development Department. The plan shall show all plant materials and plant sizes. E. The perimeter setback and parkway areas in the street right-of-way shall be shaped with earthen berms, pursuant to Section 9.100.040(B7), LQMC. Landscape areas shall have permanent irrigation improvements. Spray head irrigation nozzles shall be placed a minimum distance of 18 inches away from public street curbs. QUALITY ASSURANCE 32. The applicant shall employ construction quality -assurance measures which meet the approval of the City Engineer. 33. 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. 34. 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. 35. 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 Planning Commission Resolution 2004-031 Conditions of Approval — Final Site Development Permit 2004-804, J. Paul May 1 1, 2004 Page 9 revise the CAD or raster -image files previously submitted to the City to reflect as -constructed conditions. MAINTENANCE 36. 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. 37. 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. FIRE DEPARTMENT Conditions are subject to change with adoption of new codes, ordinances, laws, or if building permits are not obtained within twelve (12) months. Final conditions will be addressed when architectural building plans are reviewed. A plan check fee must be paid to the Fire Department at the time building plans are submitted. All questions regarding the meaning of the Fire Department conditions should be referred to the Fire Department Planning & Engineering staff (c/o Dale Evenson, Fire Safety Specialist) at (760) 863-8886. 38. Approved super fire hydrants, shall be spaced every 330 feet and shall be located not less than 25 feet nor more than 165 feet from any portion of the buildings as measured along vehicular travel ways. 39. Blue dot reflectors shall be placed in the street 8-inches from centerline of the side that the fire hydrant is on, identify the fire hydrant locations. 40. The water mains shall be capable of providing a potential fire flow of 2,500 g.p.m. and the actual fire flow from any hydrant shall be 1,500 g.p.m. for a three-hour duration at 20-psi residual operating pressure. 41, Fire Department connections (FDC) shall be not less than 25 feet nor more than 50 feet from a fire hydrant and shall be located on the front street side Planning Commission Resolution 2004-031 Conditions of Approval - Final Site Development Permit 2004-804, J. Paul May 11, 2004 Page 10 of the buildings. FDC's and PIV's (Post Indicator Valve) may not be located at the rear of buildings. Note also that FDC's must be at least 25 feet from the building and may not be blocked by landscaping, parking stalls or anything that may restrict immediate access. 42. Building plans shall be submitted to the Fire Department for plan review to run concurrent with the City plan check. 43. Water plans for the fire protection system (fire hydrants, fdc, etc.) shall be submitted to the Fire Department for approval prior to issuance of a building permit. 44. Sprinkler plans will need to be submitted to the Fire Department for each building per NFPA 13 Standard. 45. 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. 46. Fire Department street access shall come to within 150 feet of all portions of the 1" floor of all buildings, by path of exterior travel. Minimum road width is 20 feet clear with unobstructed vertical clearance of 13.5 feet. Turning radiuses shall be not less than 38 feet outside. 47. Any operation that produces grease-ladden vapors will require a hood/duct system for fire protection (i.e., restaurants, etc.). 48. 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. 49. Install a KNOX key lock box on each building. Plans must be submitted to the Fire Department for approval of mounting location/position and operating standards. 50. Install portable fire extinguishers as required by the California Fire Code. 51. Any submissions to the Fire Department are the responsibility of the applicant. Planning Commission Resolution 2004-031 Conditions of Approval - Final Site Development Permit 2004-804, J. Paul May 11, 2004 Page 11 52. The 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. 53. Building address numbers shall be 12-inches high or larger and be visible from the street. MISCELLANEOUS 54. All public agency letters received for this case are made part of the case file documents for plan checking processes. 55. Prior to issuance of a building permit, the following items shall be taken care of: A. The final exterior fighting plan shall be submitted to the Community Development Department for approval that includes specific details of the fixtures for the landscape lighting and exterior security lighting, including photometric drawings pursuant to Section 9.150.080(K) of the Zoning Code. Pole -mounted parking lot lighting, no higher than 24 feet tall, shall be adequately shielded to prevent glare from being cast onto adjacent properties and placed so that tree growth does not interfere with the lighting needs of the site. B. Roof parapets shall screen all roof mounted mechanical equipment so that they cannot be viewed from adjacent properties. Prior to occupancy of the proposed building complex, a visual inspection shall be made by the Community Development Department from all sides of the building from a distance of 800 feet to confirm that the parapets conceal any roof mounted equipment. C. Weather resistant materials shall be used to construct carport structures (e.g., metal, glu-lams or para-lams, etc.). D. Decorative hardscape (e.g., colored stamped concrete, etc.) shall be used to accent each access driveway on Corporate Centre Drive. - 56. Minor amendments to the architectural plans may be approved by the Community Development Director. For review consideration, the applicant shall submit a letter outlining plan changes along with drawings to the Planning Commission Resolution 2004-031 Conditions of Approval — Final Site Development Permit 2004-804, J. Paul May 11, 2004 Page 12 Community Development Department before working drawings are prepared. A decision will be made by the Director within ten working days after submittal of the review request. Major changes to the overall design of the development shall require Planning Commission review as a public hearing. 57. A master sign program (10 copies) shall be submitted to the Community Development Department for review and approval by the Planning Commission pursuant to Section 9.160.090(D) of the Zoning Code. The sign program shall be submitted during, or before, review of the final construction plans. 58. A minimum of 30% of the on -site parking spaces per building site shall be shaded by carport structures. 59. The location of trash enclosures and recycling plan shall be approved by Waste Management of the Desert, subject to the provisions of Section 9.100.200 of the Zoning Code. The recycling plan shall include a description of the anticipated materials and volumes to be recycled and a description of the facilities to be provided for collecting general refuse and recyclable materials. Written proof shall be provided to the Community Devilment Department during plan check consideration. 60. Flat roof concrete tiles may be used for this development per the applicant's color board sample on file with the Community Development Department. 61. A reciprocal access agreement shall be executed and recorded with the County of Riverside allowing common use of on -site parking facilities and driveway access points between building sites. 62. The location of carport support posts shall be six feet or less from the vehicle's overhang (e.g., 4-feet or less from curbface) to comply with Section 9.150.080(B5) of the Zoning Code. Light fixtures shall be mounted to the underside of the carport roofing for nighttime security needs. 63. This permit shall expire on May 11, 2005, unless a one-year time extension is applied for and granted by the Planning Commission pursuant to Section 9.200.080 of the Zoning Code. A request for a time extension shall be filed with the Community Development Department on, or before, April 11, 2005. Planning Commission Resolution 2004-031 Conditions of Approval — Final Site Development Permit 2004-804, J. Paul May 11, 2004 Page 13 64. In the event that the permittee violates or fails to comply with any of the Conditions of Approval of this permit, no further permits, licenses, approvals, certificates of occupancy shall be issued until such violation has been fully remedied. 65. Any applicable conditions of Specific Plan 99-036 shall be met during plan check review. 66. The applicant is not responsible for constructing improvements (e.g., driveway, walls, etc.) on the vacant parcel to the west of the site, which is planned to be a CVWD well site.