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CC Resolution 2010-048RESOLUTION NO. 2010 - 048 A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF LA QUINTA, CALIFORNIA, GRANTING APPROVAL OF A SITE DEVELOPMENT PERMIT TO ALLOW THE CONSTRUCTION OF A CHURCH PARKING LOT AT 43-225 WASHINGTON STREET. CASE NO.: SITE DEVELOPMENT PERMIT 2006-860 APPLICANT: PREST VUKSIC ARCHITECTS WHEREAS, the City Council of the City of La Quinta, California, did, on the 15`" day of June, 2010, hold a duly noticed Public Hearing to consider the request of Prest Vuksic Architects for Site Development Permit 2006-860, located on the west side of Washington Street between Avenues 47 and 48, more particularly described as: APN: 643-090-026 WHEREAS, said Environmental Assessment complies with the requirements of "The Rules to Implement the California Environmental Quality Act of 1970" as amended (Resolution 83-63), in that the Planning Director has conducted an Initial Study (Environmental Assessment 2006-564) and has determined that although the proposed Project could have a significant effect on the environment, there will not be a significant effect from this case because mitigation measures incorporated into the project approval will mitigate or reduce any potential impacts to a level of non - significance, and that a Mitigated Negative Declaration of environmental impact and Mitigation Monitoring Program should be adopted; and, WHEREAS, the Planning Commission of the City of La Quinta, California, did on the 251" day of May, 2010, hold a duly noticed Public Hearing to consider adoption of a recommendation on Site Development Permit 2006-860 and, after hearing and considering all testimony and arguments, did adopt Planning Commission Resolution 2010-017;and WHEREAS, the Architecture and Landscaping Review Committee reviewed the proposed project during their meeting held on May 13", 2010, and recommended approval of the proposed project with 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 approval of said Site Development Permit: Finding A - Site Development Permit 2006-860 is consistent with the La Quinta General Plan, in that the project site is designated as Low Density Residential which permits the existing church and religious land use. The proposed parking lot replaces an existing lot and does not involve an expansion of use. As a result, the Site Resolution 2010-048 Site Development Permit 2006-860 St. Francis Church Parking Lot Adopted: June 16, 2010 Page 2 Development Permit is consistent with the goals, objectives and policies of the General Plan. Finding B - Site Development Permit 2006-860 is consistent with the La Quinta Zoning Code in that it is a permitted conditional use under the Low Density Residential (RL) zoning designation. The parking lot complies with the development standards of the RL zoning district and other Zoning Code requirements such as parking, setbacks, and landscaping. The proposed parking lot does not involve an expansion of an existing use and will replace an existing temporary parking facility that serves an existing church. Finding C - Processing of this Site Development Permit for the proposed parking lot is in compliance with the provisions of the California Environmental Quality Act. The La Quinta Planning Department has conducted an Initial Study (Environmental Assessment 2006-564) and has determined that although the proposed Project could have a significant effect on the environment, there will not be a significant effect in this case because mitigation measures incorporated into the project approval will mitigate or reduce any potential impacts to a level of non -significance, and that a Mitigated Negative Declaration of environmental impact should be adopted. Finding D - The site design of Site Development Permit 2006-860, including, but not limited to project entries, interior circulation, pedestrian amenities, sidewalks, crosswalks, and other site design elements will be compatible with surrounding development and with the quality of design prevalent in the City. Finding E - Site Development Permit 2006-860 landscaping, including but not limited to the location, type, size, color, texture, and coverage of plant materials is designed and conditioned so as to provide relief, complement the existing church buildings, visually emphasize prominent design elements and vistas, screen undesirable views, and provide a harmonious transition between adjacent land uses. Water -efficient irrigated landscaping will be installed with the project that will improve dust control over what currently exists on site and a retention basin will be constructed to improve local stormwater conditions. The project will serve to establish an overall unifying influence, enhance the visual continuity of the project, complement the surrounding project area and comply with both City and CVWD water efficiency requirements, ensuring efficient water use. Finding F - Approval of this Site Development Permit will not be a detriment to the public health, safety and general welfare, nor shall it be injurious or incompatible with other properties or uses in the vicinity. The project will not result in a change in land use from the property's current use as a church parking lot and will not generate additional traffic or significant emissions. As a result, the proposed land use is compatible with adjacent land uses and will not have an impact on health and safety. Resolution 2010-048 Site Development Permit 2006-860 St. Francis Church Parking Lot Adopted: June 15, 2010 Page 3 NOW, THEREFORE, BE IT RESOLVED by the City Council of the City of La Quinta, California, as follows: 1. That the above recitations are true and correct and constitute the findings of said City Council in this case; and 2. That it does hereby approve Site Development Permit 2006-860 for the reasons set forth in this Resolution, and subject to the attached Conditions of Approval. PASSED, APPROVED, and ADOPTED at a regular meeting of the La Quinta City Council, held on this the 15th day of June, 2010 by the following vote, to wit: AYES: Council Members Franklin, Henderson, Sniff, Mayor Adolph NOES: None ABSTAIN: None ABSENT: Council Member Evans DON AD LPH, yor City of La Quinta, California ATTEST: VERONICA MONTECINO, City Clerk City of La Quinta, California (CITY SEAL) APPROVED AS TO FORM: iVK KATFXRINF7E��ON, City Attorney City of La Quinta, lifornia Resolution 2010-048 Site Development Permit 2006-860 St. Francis Church Parking Lot Adopted: June 15, 2010 Page 4 CONDITIONS OF APPROVAL GENERAL 1. The applicant agrees to defend, indemnify and hold harmless the City of La Quinta ("City"), its agents, officers and employees from any claim, action or proceeding to attack, set aside, void, or annul the approval of this Site Development Permit, The City shall have sole discretion in selecting its defense counsel. The City shall promptly notify the applicant of any claim, action or proceeding and shall cooperate fully in the defense. 2. Site Development Permit 2006-860 shall expire on June 15, 2012, two years after City Council approval, unless recorded or granted a time extension pursuant to the requirements of La Quinta Municipal Code 9.200.080 (Permit expiration and time extensions). 3. Site Development Permit 2006-860 shall comply with all mitigation and monitoring measures for Environmental Assessment 2006-564 and all applicable conditions of approval for Conditional Use Permit 2006-097. 4. Prior to the issuance of any grading, construction, or building permit by the City, the applicant shall obtain any necessary clearances and/or permits from the following agencies, if required: • Riverside County Fire Marshal • Public Works Department (Grading Permit, Green Sheet (Public Works Clearance) for Building Permits, Improvement Permit) • Planning Department • Riverside Co. Environmental Health Department • Coachella Valley Water District (CVWD) • Imperial Irrigation District (IID) • The Gas Company • California Water Quality Control Board (CWQCB) • SunLine Transit Agency 0 South Coast Air Quality Management District Coachella Valley Resolution 2010-048 Site Development Permit 2006-860 St. Francis Church Parking Lot Adopted: June 15, 2010 Page 5 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. A project -specific NPDES construction permit must be obtained by the applicant; who then shall submit a copy of the Regional Water Quality Control Board's ("RWQCB") acknowledgment of the applicant's Notice of Intent ("NOI"), prior to the issuance of a grading or site construction permit by the City. 5. The applicant shall comply with applicable provisions of the City's NPDES stormwater discharge permit, LQMC Sections 8.70.010 et seq. (Stormwater Management and Discharge Controls), and 13.24.170 (Clean Air/Clean Water); Riverside County Ordinance No. 457; the California Regional Water Quality Control Board — Colorado River Basin Region Board Order No. R7-2008-0001 and the State Water Resources Control Board's Order No. 2009-0009-DWQ. A. For construction activities including clearing, grading or excavation of land that disturbs one (1) acre or more of land, or that disturbs less than one 0 ) acre of land, but which is a part of a construction project that encompasses more than one (1) acre of land, the Permitee shall be required to submit a Storm Water Pollution Protection Plan ("SWPPP"). The applicant or design professional can obtain the California Stormwater Quality Association SWPPP template at www.cabmphandbooks.com for use in their SWPPP preparation. B. The applicant's SWPPP shall be approved by the City Engineer prior to any on or off -site grading being done in relation to this project. 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 Practices ("BMPs") (LQMC Section 8.70.020 (Definitions)): 1) Temporary Soil Stabilization (erosion control). 2) Temporary Sediment Control. 3) Wind Erosion Control. 4) Tracking Control. 5) Non -Storm Water Management. Resolution 2010-048 Site Development Permit 2006-860 St. Francis Church Parking Lot Adopted: June 15, 2010 Page 6 6) Waste Management and Materials Pollution Control. E. All erosion and sediment control BMPs proposed by the applicant shall be approved by the City Engineer prior to any onsite or offsite grading, pursuant to this project. F. The approved SWPPP and BMPs shall remain in effect for the entire duration of project construction until all improvements are completed and accepted by the City. 6. 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). 7. Approval of this Site Development Permit shall not be construed as approval for any horizontal dimensions implied by any site plans or exhibits unless specifically identified in the following conditions of approval. 8. Developer shall reimburse the City, within thirty (30) days of presentment of the invoice, all costs and actual attorney's fees incurred by the City Attorney to review, negotiate and/or modify any documents or instruments required by these conditions, if Developer requests that the City modify or revise any documents or instruments prepared initially by the City to effect these conditions. This obligation shall be paid in the time noted above without deduction or offset and Developer's failure to make such payment shall be a material breach of the Conditions of Approval. PROPERTY RIGHTS 9. Prior to issuance of any permit(s), the applicant shall acquire or confer easements and other property rights necessary for the construction or proper functioning of the proposed development. Conferred rights shall include irrevocable offers to dedicate or grant access easements to the City for emergency services and for maintenance, construction and reconstruction of essential improvements. Said conferred rights shall also include grant of access easement to the City of La Quinta for the purpose of graffiti removal by City staff or assigned agent in perpetuity and agreement to the method to remove graffiti and to paint over to best match existing. The applicant shall establish the aforementioned requirements in the CC&R's for the development or other agreements as approved by the City Engineer. Pursuant to the aforementioned, the applicant shall submit and execute an "AUTHORIZATION TO REMOVE GRAFFITI FROM PRIVATE PROPERTY" form located at the Public Works Department Counter prior to Certificate of Occupancy or final landscaping approval. 10. Pursuant to the aforementioned condition, conferred rights shall include approvals from the master developer or the HOA over easements and other Resolution 2010-048 Site Development Permit 2006-860 St. Francis Church Parking Lot Adopted: June 15, 2010 Page 7 property rights necessary for construction and proper functioning of the proposed development not limited to access rights over proposed and/or existing private streets that access public streets and open space/drainage facilities of the master development. 11. The applicant shall offer for dedication all public street rights -of -way in conformance with the City's General Plan, Municipal Code, applicable specific plans, and/or as required by the City Engineer. 12. The public street right-of-way offers for dedication required for this development include: A. PUBLIC STREETS 1) Washington Street (Augmented Major Arterial, 132' ROW) — No additional right of way is required for the standard 66 feet from the centerline of Washington Street for a total 132-foot ultimate developed right of way. 2) Frontage Road (Old Marshall Road) — No additional right of way is required of this Site Development Permit. 13. 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. 14. No direct vehicular access to Washington Street is permitted for this Site Development Permit. Access to Washington Street shall be via those access points to the Frontage Road and as approved by the City Engineer. No direct vehicular access to the Frontage Road except for those access points identified on the Site Development Permit site plan, or as otherwise conditioned in these conditions of approval. 15. 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. STREET AND TRAFFIC IMPROVEMENTS 16. The applicant shall comply with the provisions of LQMC Sections 13.24.060 (Street Improvements), 13.24.070 (Street Design - Generally) & 13.24.100 (Access For Individual Properties And Development) for public streets; and Section 13.24.080 (Street Design - Private Streets), where private streets are proposed. Resolution 2010-048 Site Development Permit 2006-860 St. Francis Church Parking Lot Adopted: June 15, 2010 Page 8 17. Streets shall have vertical curbs or other approved curb configurations that will convey water without ponding, and provide lateral containment of dust and residue during street sweeping operations. 18. General access points and turning movements of traffic are limited to the following: Primary Entry/Existing Church Driveway (Frontage Road): Right turn in and out are permitted. Left turns in and out are permitted. Secondary Entry (Frontage Road): Right turn in and out and left turn out are permitted. Left turn in is restricted. 19. Improvements shall include appurtenances such as traffic control signs, markings and other devices, raised medians if required, street name signs and sidewalks. Mid -block street lighting is not required. 20. 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. PARKING LOTS and ACCESS POINTS 21. The design of parking facilities shall conform to LQMC Chapter 9.150 and in particular the following: A. The parking stall and aisle widths and the double hairpin stripe parking stall design. 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 to public streets and adjacent development shall be shown on the Precise Grading Plan. E. Parking stall lengths shall be according to LQMC Chapter 9.150 and be a minimum of 17 feet in length with a 2-foot overhang for standard parking stalls and 18 feet with a 2-foot overhang for handicapped parking stall or as approved by the City Engineer. One van accessible handicapped parking stall is required per 8 handicapped parking stalls. Resolution 2010-048 Site Development Permit 2006-860 St. Francis Church Parking Lot Adopted: June 15, 2010 Page 9 F. Drive aisles between parking stalls shall be a minimum of 26 feet with access drive aisles to Public Streets a minimum of 30 feet as shown on the Site Development Plan site plan or as approved by the City Engineer. Entry drives, main interior circulation routes, corner cutbacks, bus turnouts, dedicated turn lanes, ADA accessibility route to public streets and other features shown on the approved construction plans, may require additional street widths and other improvements as may be determined by the City Engineer. 22. General access points and turning movements of traffic to on site private streets are limited to the access locations approved for the Site Development Permit site plan and these conditions of approval. 23. The applicant shall design street pavement sections using CalTrans' design procedure for 20-year life pavement, and the site -specific data for soil strength and anticipated traffic loading (including construction traffic). Minimum structural sections shall be as follows: Parking Lot & Aisles (Low Traffic) Parking Lot & Aisles (High Traffic) Temporary Parking Lot 3.0" a.c./4.5" c.a.b. 4.5" a.c./5.5" c.a.b. 4.0" crushed aggregate gravel or the approved equivalents of alternate materials. 24. 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. 25. Improvements shall include appurtenances such as traffic control signs, markings and other devices, raised medians if required, street name signs and sidewalks. 26. 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. 27. Applicant shall demonstrate compliance with the current edition of the California Building Code, Chapter 11 B, regarding the provision of accessible parking by submitting a comprehensive plan showing all parking spaces on the site. Resolution 2010-048 Site Development Permit 2006-860 St. Francis Church Parking Lot Adopted: June 15, 2010 Page 10 Because the proposed parking lot adjoins existing parking areas, all required accessible parking spaces may occur in the existing parking areas. However, any existing accessible space for which compliance credit is sought must comply with current accessible space dimensions, layout, signage, and access. The applicant's civil engineer is encouraged to prepare a preliminary drawing and schedule a site visit with the Building & Safety Department to establish the extent of remediation required to bring existing accessible spaces into compliance. 28. Prior to approval of any grading permits, the Applicant shall submit to the Planning and Public Works department a temporary parking plan to identify the locations and scheduling for alternative parking locations during grading and construction of the parking areas. IMPROVEMENT PLANS As used throughout these Conditions of Approval, professional titles such as "engineer," "surveyor," and "architect," refers to persons currently certified or licensed to practice their respective professions in the State of California. 29. Improvement plans shall be prepared by or under the direct supervision of qualified engineers and/or architects, as appropriate, and shall comply with the provisions of LQMC Section 13.24.040 (Improvement Plans). 30. The following improvement plans shall be prepared and submitted for review and approval by the Public Works Department. A separate set of plans for each line item specified below shall be prepared. The plans shall utilize the minimum scale specified, unless otherwise authorized by the City Engineer in writing. Plans may be prepared at a larger scale if additional detail or plan clarity is desired. Note, the applicant may be required to prepare other improvement plans not listed here pursuant to improvements required by other agencies and utility purveyors. A. On -Site Precise Grading Plan 1 " = 40' Horizontal B. PM10 Plan 1" = 40' Horizontal C. SWPPP 1" = 40' Horizontal D. WQMP (Plan submitted in Report Form) NOTE: A through D to be submitted concurrently. E. Off -Site Street Improvement/Storm Drain Plan 1 " = 40' Horizontal, 1 " = 4' Vertical Resolution 2010-048 Site Development Permit 2006-860 St. Francis Church Parking Lot Adopted: June 15, 2010 Page 11 F. Off -Site Signing & Striping Plan 1 " = 40' Horizontal The Off -Site street improvement plans shall have separate plan sheet(s) (drawn at 20 scale) that show the meandering sidewalk, mounding, and berming design in the combined parkway and landscape setback area. G. On -Site Non -Residential/ Commercial Precise Grading Plan 1 " = 20' Horizontal Other engineered improvement plans prepared for City approval that are not listed above shall be prepared in formats approved by the City Engineer prior to commencing plan preparation. All Off -Site Plan & Profile Street Plans and Signing & Striping Plans shall show all existing improvements for a distance of at least 200-feet beyond the project limits, or a distance sufficient to show any required design transitions. "Rough Grading" plans shall normally include perimeter walls with Top Of Wall & Top Of Footing elevations shown. All footings shall have a minimum of 1- foot of cover, or sufficient cover to clear any adjacent obstructions. The applicant shall prepare an accessibility assessment on a marked up print of the building floor plan identifying every building egress and notes the 2007 California Building Code accessibility requirements associated with each door. The assessment must comply with submittal requirements of the Building & Safety Department. A copy of the reviewed assessment shall be submitted to the Engineering Department in conjunction with the Site Development Plan when it is submitted for plan checking. In addition to the normal set of improvement plans, a "Site Development" plan is required to be submitted for approval by the Building Official, Planning Director and the City Engineer. "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. 31. The City maintains standard plans, detail sheets and/or construction notes for elements of construction which can be accessed via the "Plans, Notes and Design Guidance" section of the Public Works Department at the City website (www.la-quinta.org). Please navigate to the Public Works Department home page and look for the Standard Drawings hyperlink. Resolution 2010-048 Site Development Permit 2006-860 St. Francis Church Parking Lot Adopted: June 15, 2010 Page 12 32. The applicant shall furnish a complete set of the mylars of all approved improvement plans on a storage media acceptable to the City Engineer. 33. Upon completion of construction, and prior to final acceptance of the improvements by the City, the applicant shall furnish the City with repfoducible record drawings of all improvement plans which were approved by the City. Each sheet shall be clearly marked "Record Drawing" and shall be stamped and signed by the engineer or surveyor certifying to the accuracy and completeness of the drawings. The applicant shall have all approved mylars previously submitted to the City, revised to reflect the as -built conditions. The applicant shall employ or retain the Engineer Of Record during the construction phase of the project so that the FOR can make site visits in support of preparing "Record Drawing". However, if subsequent approved revisions have been approved by the City Engineer and reflect said "Record Drawing" conditions, the Engineer Of Record may submit a letter attesting to said fact to the City Engineer in lieu of mylar submittal. PRECISE GRADING 34. The applicant shall comply with the provisions of LQMC Section 13.24.050 (Grading Improvements). 35. 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. 36. 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 LQMC Chapter 6.16, (Fugitive Dust Control), and D. A Best Management Practices report prepared in accordance with LQMC Sections 8.70.010 and 13.24.170 (NPDES stormwater discharge permit and Storm Management and Discharge Controls). 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. 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 Resolution 2010-048 Site Development Permit 2006-860 St. Francis Church Parking Lot Adopted: June 15, 2010 Page 13 Control Plan provisions as submitted with its application for a grading permit. Additionally, the applicant shall replenish said security if expended by the City of La Quinta to comply with the Plan as required by the City Engineer. 37. 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. 38. Grading within the perimeter setback and parkway areas shall have undulating terrain and shall conform with the requirements of LQMC Section 9.60.240(F) except as otherwise modified by this condition requirement. The maximum slope shall not exceed 3:1 anywhere in the landscape setback area, except for the backslope (i.e. the slope at the back of the landscape lot) which shall not exceed 2:1 if fully planted with ground cover. The maximum slope in the first six (6) feet adjacent to the curb shall not exceed 4:1 when the nearest edge of sidewalk is within six feet (6') of the curb, otherwise the maximum slope within the right of way shall not exceed 3:1 . All unpaved parkway areas adjacent to the curb shall be depressed one and one-half inches (1.5") in the first eighteen inches 0 8") behind the curb. 39. Prior to any site grading or regrading that will raise or lower any portion of the site by more than plus or minus five tenths of a foot (0.5') 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. 40. The applicant shall provide a 4-inch thick crushed aggregate gravel surface over the proposed temporary parking lot or as approved by the City Engineer. Said surface shall conform to requirements for traffic and fugitive dust stabilization. DRAINAGF 41. Stormwater handling shall conform with the approved hydrology and drainage report for (the "St. Francis of Assisi Preliminary Hydrology" for this Site Development Permit prepared by Watson Engineering dated December 9, 2009 and as approved by the City Engineer. Nuisance water shall be disposed of in an approved manner. 42. The applicant shall comply with the provisions of LQMC Section 13.24.120 (Drainage), Retention Basin Design Criteria, Engineering Bulletin No. 06-16 — Hydrology Report with Preliminary Hydraulic Report Criteria for Storm Drain Systems and Engineering Bulletin No. 06-015 - Underground Retention Basin Design Requirements. More specifically, stormwater falling on site during the 100 year storm shall be retained within the development, unless otherwise approved by the City Engineer. The design storm shall be either the 1 hour, 3 Resolution 2010-048 Site Development Permit 2006-860 St. Francis Church Parking Lot Adopted: June 15, 2010 Page 14 hour, 6 hour or 24 hour event producing the greatest total run off. 43. Nuisance water shall be retained on site. Nuisance water shall be disposed of per approved methods contained in Engineering Bulletin No. 06-16 — Hydrology Report with Preliminary Hydraulic Report Criteria for Storm Drain Systems and Engineering Bulletin No. 06-015 - Underground Retention Basin Design Requirements. 44. In design of retention facilities, the maximum percolation rate shall be two inches per hour. The percolation rate will be considered to be zero unless the applicant provides site specific data indicating otherwise and as approved by the City Engineer. 45. 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. 46. No fence or wall shall be constructed around any retention basin unless approved by the Planning Director and the City Engineer. 47. For on -site above ground common retention basins, retention depth shall be according to Engineering Bulletin No. 06-16 — Hydrology Report with Preliminary Hydraulic Report Criteria for Storm Drain Systems. Side slopes shall not exceed 3:1 and shall be planted with maintenance free ground cover. Additionally, retention basin widths shall be not less than 20 feet at the bottom of the basin. 48. Stormwater may not be retained in landscaped parkways or landscaped setback lots. Only incidental storm water (precipitation which directly falls onto the setback) will be permitted to be retained in the landscape setback areas. The perimeter setback and parkway areas in the street right-of-way shall be shaped with berms and mounds, pursuant to LQMC Section 9.100.040(B)(7). 49. The design of the development shall not cause any increase in flood boundaries and levels in any area outside the development. 50. 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. 51. Storm drainage historically received from adjoining property shall be received and retained or passed through into the historic downstream drainage relief route. 52. The applicant shall comply with applicable provisions for post construction runoff per the City's NPDES stormwater discharge permit, LQMC Sections 8.70.010 et seq. (Stormwater Management and Discharge Controls), and Resolution 2010-048 Site Development Permit 2006-860 St. Francis Church Parking Lot Adopted: June 15, 2010 Page 15 13.24.170 (Clean Air/Clean Water); Riverside County Ordinance No. 457; and the California Regional Water Quality Control Board — Colorado River Basin (CRWQCB-CRB) Region Board Order No. R7-2008-001. A. For post -construction urban runoff from New Development and Redevelopments Projects, the applicant shall implement requirements of the NPDES permit for the design, construction and perpetual operation and maintenance of BMPs per the approved Water Quality Management Plan (WQMP) for the project as required by the California Regional Water Quality Control Board — Colorado River Basin (CRWQCB-CRB) Region Board Order No. R7-2008-001. B. The applicant shall implement the WQMP Design Standards per (CRWQCB-CRB) Region Board Order No. R7-2008-001 utilizing BMPs approved by the City Engineer. A project specific WQMP shall be provided which incorporates Site Design and Treatment BMPs utilizing first flush infiltration as a preferred method of NPDES Permit Compliance for Whitewater River receiving water, as applicable. urrurrixy 53. 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. 54. 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. 55. The applicant shall provide certified reports of all utility trench compaction for approval by the City Engineer. Additionally, grease traps and the maintenance thereof shall be located as to not conflict with access aisles/entrances. LANDSCAPE AND IRRIGATION 56. The applicant shall comply with LQMC Sections 13.24.130 (Landscaping Setbacks) & 13.24.140 (Landscaping Plans). 57. The applicant shall provide landscaping in the required setbacks, retention basins, common lots and park areas. 58. Landscape and irrigation plans for landscaped lots and setbacks, medians, retention basins, and parks shall be signed and stamped by a licensed landscape architect. Resolution 2010-048 Site Development Permit 2006-860 St. Francis Church Parking Lot Adopted: June 15, 2010 Page 16 59. The applicant shall submit the landscape plans for approval by the Planning Department and green sheet sign off by the Public Works Department. When plan checking has been completed by the Planning Department, the applicant shall obtain the signatures of CVWD and the Riverside County Agricultural Commissioner, prior to submittal for signature by the Planning Director, however landscape plans for landscaped median on public streets shall be approved by ,the both the Planning Director and the City Engineer. Where City Engineer approval is not required, the applicant shall submit for a green sheet approval by the Public Works Department. Final landscape plans for on -site planting shall be reviewed and approved by the Planning Director. Said review and approval shall occur prior to issuance of first building permit unless the Planning Director determines extenuating circumstances exist which justify an alternative processing schedule. Final plans shall include all landscaping associated with this project. Irrigation design and water use shall comply with the efficiency requirements of Chapter 8.13 of the Municipal Code. NOTE: Plans are not approved for construction until signed by both the Planning Director and/or the City Engineer. 60. Landscape areas shall have permanent irrigation improvements meeting the requirements of the Planning Director. Use of lawn areas shall be minimized with no lawn, or spray irrigation, being placed within 24 inches of curbs along public streets. 61. 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, 5th Edition" or latest, in the design and/or installation of all landscaping and appurtenances abutting and within the private and public street right-of-way. 62. The applicant shall revise the plans to identify that all trees have a minimum 2.5-inch caliper trunk size. Staff shall work with the applicant to select and install shrubs of an appropriate size. 63. The applicant shall work with Planning and Public Works staff to reduce the square footage of turf within the retention basin. 64. The applicant shall include in the final landscaping plans a minimum of six (6) hybrid Washingtonia Filifera palm trees to be planted along the Washington Street frontage. 65. The applicant shall work with staff to replace some shrubbery with native Coachella Valley species. Resolution 2010-048 Site Development Permit 2006-860 St. Francis Church Parking Lot Adopted: June 15, 2010 Page 17 FEES AND DEPOSITS 66. The applicant shall comply with the provisions of LQMC Section 13.24.180 (Fees and Deposits). These fees include all deposits and fees required by the City for plan checking and construction inspection. Deposits and fee amounts shall be those in effect when the applicant makes application for plan check and permits. 67. 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). 68. Permits issued under this approval shall be subject to the Coachella Valley Multi - Species Habitat Conservation Plan/Natural Community Habitat Conservation Plan Mitigation Fee, in accordance with LQMC Chapter 3.34. �iI7L•1XiI�iZeILH_��u[iIi<I�lti]iLCN 69. The site shall be monitored during on- and off -site trenching and rough grading by qualified archaeological monitors, one of which shall be a Native American tribal member. The monitor shall be empowered to stop and redirect earth moving activities as necessary to identify and study any identified resource. A signed contract for archaeological monitoring shall be submitted to both Planning and Public Works Departments prior to issuance of any grading permits. The final report of monitoring activities shall be submitted to the Planning Department prior to the issuance of a Certificate of Occupancy and/or final landscaping approval. 70. Collected archaeological resources shall be properly packaged for long term curation, in polyethylene self -seal bags, vials, or film cans as appropriate, all within acid -free, standard size, comprehensively labeled archive boxes and delivered to the City prior to issuance of Certificate of Occupancy for the property. Materials shall be accompanied by descriptive catalogue, field notes and records, primary research data, and the original graphics.