PC Resolution 2011-008PLANNING COMMISSION RESOLUTION 2011-008
A RESOLUTION OF THE PLANNING COMMISSION OF THE
CITY OF LA QUINTA, CALIFORNIA, GRANTING
APPROVAL OF SITE DEVELOPMENT PERMIT 2011-917
CASE NO: SITE DEVELOPMENT PERMIT 2011-917
APPLICANT: CORAL MOUNTAIN PARTNERS, L.P.
WHEREAS, the Planning Commission of the City of La Quinta,
California did, on the 12`" day of July, 2011, hold a duly -noticed Public Hearing to
consider a request by Coral Mountain Partners. L.P., for approval of architectural,
site, and landscaping plans for a 176-unit, multi -family affordable rental housing
project, located approximately 660 feet east of Dune Palms Road, north of the
Desert Sands Unified School District Administrative campus, more particularly
described as:
PARCEL 2 OF LOT LINE ADJUSTMENT NO. 2010-508, BY GRANT
DEED RECORDED 12/2/10 AS INSTRUMENT NO. 2010-0575516;
OFFICIAL RECORDS OF RIVERSIDE COUNTY
WHEREAS, the Architecture and Landscape Review Committee of the
City of La Quinta, California, did, on the 22n0 day of June, 2011, hold a public
meeting to review and discuss architecture, site, and landscape plans, with the
minutes of said meeting being included in the staff report for consideration by the
Planning Commission; and,
WHEREAS, at said Planning Commission 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 Municipal Code to justify approval of
said Site Development Permit time extension and amendment:
1. Consistency with the General Plan - The proposed Site Development
Permit 201 1-917 is consistent with the La Quinta General Plan, as it
proposes a multi -family affordable rental housing community which is
consistent with the General Plan -designation for CP (Commercial Park)
development. The project will be affordable to lower -income qualifying
households, furthering implementation of the City's Housing Element of
the General Plan.
2. Consistency with the Zoning Code and Specific Plan 2008-085 - The
proposed project, as conditioned, is consistent with the development
standards of the City's Zoning Code and the City -initiated Specific Plan
Planning Commission Resolution 2011-008
Site Development Permit 2011-917 - Coral Mountain Partners, L.P.
July 12, 2011
Page 2
2008-085, including architectural style and materials, building height,
building mass, landscaping, required parking, individual unit sizes, and the
like. The community is consistent with the La Quinta Zoning Map, as it
proposes a multi -family affordable apartment land use in the CP zoning
district, which allows residential as a primary land use and which is
further a permitted use under Specific Plan 2008-085, Section 3.2, by
reference to the High Density Residential (HDR) District through the Site
Development Permit process. The site development permit has been
found to be in compliance with the applicable zoning standards of the
HDR district, Section 9.60.270 regulating density bonus provisions. for
affordable housing, and the provisions of Specific Plan 2008-085, as ell
as other applicable supplemental standards as established in Title 9 of the
La Quinta Municipal Code.
3. Compliance with the California Environmental Quality Act (CEQA) - The
La Quinta Planning Department has determined that this request has been
previously assessed in conjunction with the Final Environmental Impact
Report (SCH #2008101109), processed under Environmental Assessment
2008-600, and certified by the La Quinta City Council on May 18, 2010.
The EIR analyzed impacts for Specific Plan 2008-085, which includes the
subject site, based on a potential 200 multi -family rental units on the
subject site. Therefore, no subsequent or supplemental environmental
review is warranted as the project is consistent with, and contemplated
by, the EIR, and none of the events listed in Public Resources Code
Section 21 166 have occurred.
4. Architectural Design -_The architectural design aspects of the proposed
project provides interest through use of varied building design treatments
and details which will be compatible with, and not detrimental to,
surrounding development, and with the overall design quality prevalent in
the City. The Desert Modern/Contemporary architectural style and layout
of the project site is compatible with the surrounding commercial land
uses, most notably in relation to the Komar Center. Architectural
elements such as cantilevered metal awnings, varying rooflines and
recessed fagades/columns, enhance the architectural style of the project
by providing an appropriate articulation, while also enhancing distinction
of the project design from the surrounding structures.
5. Site Design - The site design aspects of the proposed project, as
conditioned, will be compatible with, and not detrimental to, surrounding
Planning Commission Resolution 2011-008
Site Development Permit 2011-917 - Coral Mountain Partners, L.P.
July 12, 2011
Page 3
development, and with the overall design quality prevalent in the City, in
terms of interior circulation, pedestrian access, and other related site
design elements such as scale, mass, and appearance. The apartment
units are adequately sized with regards to floor area, and are well situated
in relation to recreational amenities, parking, laundry and trash
receptacles. The main drive aisle for the project has a clear separation
between vehicular and pedestrian paths of travel, as all units are
separated from vehicle travel and parking areas by pedestrian walkways.
While a sidewalk has been provided along 'A' Street, the limiting of
pedestrian access to 'A' Street via only project entries allows residents to
get to shopping or transportation by walking through the project,
providing a more secure and scenic route.
6. Landscape Design - The proposed project is consistent with the City's
landscaping standards of the General Plan and Zoning Code. While the
Specific Plan has no plant palette, the type and number of plant species
selected maintain design continuity, while the planting plans avoid a
repetitive use of the selected plants. The use of the plant palette in the
landscape plans properly reflects the Desert Contemporary architectural
style, while providing sufficient screening and accents around the project
site, including the parking lot areas, pedestrian circulation areas, and
outdoor use areas. Turf areas constitute less than 6% of total landscaped
area, accounted for almost entirely in areas for active recreational use.
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 said Planning Commission in this case; and
2. That the Planning Commission does hereby recommend approval of Site
Development Permit 2011-917, 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 Planning Commission, held on this 12" day of July, 2011 by the following
vote, to wit:
Planning Commission Resolution 2011-008
Site Development Permit 2011-917 - Coral Mountain Partners, L.P.
July 12, 2011
Page 4
AYES: Commissioners Barrows, Wilkinson, Wright, and Chairman Alderson.
NOES: None.
ABSENT: Commissioner Weber.
ABSTAIN: None.
ATTEST:
SON, Planning Director
Quinta, California
ED LDER ON, Chairman
City of La Quinta, California
PLANNING COMMISSION RESOLUTION 2011-008
CONDITIONS OF APPROVAL - FINAL
SITE DEVELOPMENT PERMIT 2011-917
CORAL MOUNTAIN PARTNERS, L.P.
JULY 12, 2011
GFNFRAL
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. The Site Development Permit shall expire two years from the date of Planning
Commission approval (July 12, 2013), and shall become null and void in
accordance with La Quinta Municipal Code Section 9.210.020, unless a building
permit has been issued. A time extension may be requested per LQMC Section
9.200.080.
3. Site Development Permit 2011-917 (SDP 2011-917) shall comply with all
applicable mitigation measures as adopted under the Final Environmental Impact
Report (SCH #200810119), as certified by the La Quinta City Council on May 18,
2010. More specifically, the following citation of these measures includes those
measures applicable to the residential project as covered under the FEIR, and not
otherwise incorporated into the project design and/or approval conditions:
• Section III-13.3; Air Quality Mitigation Measures
• Section III-C.3; Biological Resources Mitigation Measures
• Section 111-13.3; Cultural Resources Mitigation Measures
• Section III-E.3; Geology and Soils Mitigation Measures
• Section III-1.3; Noise Mitigation Measures
• Section III-M.3; Transportation/Traffic Mitigation Measures
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, Water Quality Management Plan (WQMP)
Exemption Form — Whitewater River Region, Improvement Permit)
• Planning Department
• Riverside County Environmental Health Department
• Desert Sands Unified School District (DSUSD)
e Coachella Valley Water District (CVWD)
• Imperial Irrigation District (IID)
• California Regional Water Quality Control Board (CRWQCB)
Page 1 of 22
PLANNING COMMISSION RESOLUTION 2011-008
CONDITIONS OF APPROVAL - FINAL
SITE DEVELOPMENT PERMIT 2011-917
CORAL MOUNTAIN PARTNERS, L.P.
JULY 12, 2011
• State Water Resources Control Board
• SunLine Transit Agency (SUNLINE)
• South Coast Air Quality Management District Coachella Valley (SCAQMD)
The applicant is responsible for all requirements of the permits and/or clearances
from the above listed agencies. When these requirements include approval of
improvement plans, the applicant shall furnish proof of such approvals when
submitting those improvements plans for City approval.
5. Applicant must obtain coverage under the State General Construction Permit and
must submit State Water Resources Control Board acknowledgment of the
applicant's Notice of Intent ("NOI") and Waste Discharger Identification (WD►D)
number, prior to the issuance of a grading or building permit by the City.
6. The applicant shall comply with applicable provisions of the City's NPDES
stormwater discharge permit, LQMC Sections 8.70.010 at 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 and Order
No. 2010-0014-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 (1)
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") to the State Water
Resources Control Board.
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 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.
C. 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.
Page 2 of 2
PLANNING COMMISSION RESOLUTION 2011-008
CONDITIONS OF APPROVAL - FINAL
SITE DEVELOPMENT PERMIT 2011-917
CORAL MOUNTAIN PARTNERS, L.P.
JULY 12, 2011
5) Non -Storm Water Management.
6) Waste Management and Materials Pollution Control.
D. The SWPPP and BMPs shall remain in effect for the entire duration of
project construction until all improvements are completed and accepted by
the City Council.
E. The inclusion in the Conditions, Covenants, and Restrictions (CC&Rs), a
requirement for the perpetual maintenance and operation of all post -
construction BMPs as required.
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.
9. Developer shall reimburse the City, within thirty (30) days of presentment of the
invoice, all costs and actual consultant's fees incurred by the City for engineering
and/or surveying consultants to review and/or modify any documents or
instruments required by this project. 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
10. 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.
11. Pursuant to the aforementioned condition, conferred rights shall include approvals
from the master developer or the HOA over easements and other 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
Page 3 of 22
PLANNING COMMISSION RESOLUTION 2011-008
CONDITIONS OF APPROVAL - FINAL
SITE DEVELOPMENT PERMIT 2011-917
CORAL MOUNTAIN PARTNERS, L.P.
JULY 12, 2011
development.
12. 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, site development permit, and/or as required by the City Engineer.
13. The public street right-of-way offers for dedication required for this development
include:
A. PUBLIC STREETS
1) "A" Street (Non -conforming Local Street, Varies 45' to 56' ROW) —
Forty-five feet (45') to fifty-six feet (56') right of way dedication as
shown on the preliminary precise grading plan.
14. 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.
Pursuant to this requirement, the Applicant shall include in the submittal packet
containing the precise grading plans submitted for plan checking, an offsite street
geometric layout, drawn at 1 " equals 40 feet, detailing the following design
aspects: median curb line, outside curb line, lane line alignment including lane
widths, left turn lanes, deceleration lane(s) and bus stop turnout(s). The
geometric layout shall be accompanied with sufficient professional engineering
studies to confirm the appropriate length of all proposed turn pockets and
auxiliary lanes that may impact the right of way dedication required of the project
and the associated landscape setback requirement.
15. When the City Engineer determines that access rights to the proposed street right-
of-way shown on the approved Site Development Permit are necessary prior to
approval of the improvements dedicating such right-of-way, the applicant shall
grant the necessary right-of-way within 60 days of a written request by the City.
16. 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.
17. Direct vehicular access along Street "A" from lots with frontage along Street "A"
is restricted, except for those access points identified on the Site Development
Permit, or as otherwise conditioned in these conditions of approval.
18. 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.
Page 4 of 2
PLANNING COMMISSION RESOLUTION 2011-008
CONDITIONS OF APPROVAL - FINAL
SITE DEVELOPMENT PERMIT 2011-917
CORAL MOUNTAIN PARTNERS, L.P.
JULY 12, 2011
19. The applicant shall cause no easement to be granted, or recorded, over any
portion of the subject property after the date of approval of the Site Development
Permit unless such easement is approved by the City Engineer.
STREET AND TRAFFIC IMPROVEMENTS
20. 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.
21. 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. If a wedge or rolled curb design is
approved, the lip at the flow line shall be near vertical with a 1 /8" batter and a
minimum height of 0.1'. Unused curb cuts on any lot shall be restored to
standard curb height prior to final inspection of permanent building(s) on the lot.
22. The applicant shall construct the following street improvements to conform with
the General Plan (street type noted in parentheses.)
A. PUBLIC STREET
1) "A" Street - Non -conforming Local Street, Varies 45' to 56' ROW:
Construct the street to its ultimate 30-foot width as shown on the
preliminary grading plan and the requirements of these conditions.
Other required improvements in the "A" Street right-of-way and/or adjacent
landscape setback area include:
a) All appurtenant components such as, but not limited to: curb,
gutter, traffic control striping, legends, and signs.
b► 5-foot wide sidewalk
The applicant shall extend improvements beyond the project boundaries to ensure
they safely integrate with existing improvements (e.g., grading; traffic control
devices and transitions in alignment, elevation or dimensions of streets and
sidewalks).
The applicant is responsible for construction of all improvements mentioned
above. Reimbursement for any improvements which are eligible for reimbursement
from the City's Development Impact Fee fund shall be in accordance with policies
established for that program.
Page 5 of 22
PLANNING COMMISSION RESOLUTION 2011-008
CONDITIONS OF APPROVAL - FINAL
SITE DEVELOPMENT PERMIT 2011-917
CORAL MOUNTAIN PARTNERS, L.P.
JULY 12, 2011
B. INTERNAL STREETS
1) Construct internal streets per the approved Site Development Permit
Preliminary Grading Exhibit and as approved by the City Engineer.
Minimum street width shall be 26 feet except at the entry access
way. On -street parking shall be prohibited except in designated
parking stall areas. The applicant shall make provisions for perpetual
enforcement of the No Parking restrictions.
2) Driveways shall not be located within the curb return when possible.
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:
Residential/ Parking Lot & Aisles (Low Traffic)
3.0"
a.c./4.5"
c.a.b.
Parking Lot & Aisles (High Traffic)
4.5"
a.c./5.5"
c.a.b.
Residential
3.0"
a.c./4.5"
c.a.b.
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. General access points and turning movements of traffic are limited to the
following:
A. Primary Entry, "A" Street (west access): Full turn movements are
permitted.
B. Secondary Entry, "A" Street (north access): Full turn movements are
permitted.
26. Improvements shall include appurtenances such as traffic control signs, markings
and other devices, street name signs and sidewalks. Mid -block street lighting is
not required.
Page 6 of 5
PLANNING COMMISSION RESOLUTION 2011-008
CONDITIONS OF APPROVAL - FINAL
SITE DEVELOPMENT PERMIT 2011-917
CORAL MOUNTAIN PARTNERS, L.P.
JULY 12, 2011
27. 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.
28. Standard knuckles and corner cut -backs shall conform to Riverside County
Standard Drawings #801 and #805, respectively, unless otherwise approved by
the City Engineer.
PARKING LOTS AND ACCESS POINTS
29. 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 shall conform to LQMC Chapter 9.150.
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
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.
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.
IMPROVEMENT PLANS
Page 7 of 22
PLANNING COMMISSION RESOLUTION 2011-008
CONDITIONS OF APPROVAL - FINAL
SITE DEVELOPMENT PERMIT 2011-917
CORAL MOUNTAIN PARTNERS, L.P.
JULY 12, 2011
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.
30. 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).
31. 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 " = 30' Horizontal
B. PM 10 Plan 1 " = 40' Horizontal
C. WQMP (Plan submitted in Report Form)
NOTE: A through C to be submitted concurrently.
D. "A" Street Improvement/Storm Drain Plan
1 " = 40' Horizontal, 1 " = 4' Vertical
E. "A" Street Signing & Striping Plan 1 " = 40' Horizontal
The "A" Street improvement plans shall have separate plan sheet(s) (drawn
at 20 scale) that show the sidewalk, landscape mounding, and berm design
in the parkway area.
F. On -Site Street Improvements/Signing & Striping/Storm Drain Plan
1 " = 40' Horizontal, 1 " = 4' Vertical
NOTE: D through F to be submitted concurrently.
(Separate Storm Drain Plans if applicable)
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.
Page 8 of
PLANNING COMMISSION RESOLUTION 2011-008
CONDITIONS OF APPROVAL - FINAL
SITE DEVELOPMENT PERMIT 2011-917
CORAL MOUNTAIN PARTNERS, L.P.
JULY 12, 2011
The "A" Street 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.
All On -Site Signing & Striping Plans shall show, at a minimum; Stop Signs, Limit
Lines and Legends, No Parking Signs, Raised Pavement Markers (including Blue
RPMs at fire hydrants) and Street Name Signs per Public Works Standard Plans
and/or as approved by the City Engineer.
"Precise 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 2010
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
Public Works Department in conjunction with the Site Development Plan when it
is submitted for plan checking.
"On -Site Precise Grading" plans shall normally include all on -site surface
improvements including but not limited to finish grades for curbs & gutters,
building floor elevations, wall elevations, parking lot improvements and ADA
requirements.
32. 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.
33. The applicant shall furnish a complete set of all approved improvement plans on a
storage media acceptable to the City Engineer (currently mylars).
34. Upon completion of construction, and prior to final acceptance of the
improvements by the City, 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" 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,
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PLANNING COMMISSION RESOLUTION 2011-008
CONDITIONS OF APPROVAL - FINAL
SITE DEVELOPMENT PERMIT 2011-917
CORAL MOUNTAIN PARTNERS, L.P.
JULY 12, 2011
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.
IMPROVEMENT SECURITY AGREEMENTS
35. Prior to constructing any off -site improvements, the applicant shall deposit
securities equivalent to both a Performance and Labor & Material Bonds each
valued at 100% of the cost of the off -site improvements, or as approved by the
City Engineer.
36. In the event the applicant fails to construct the improvements for the
development, or fails to satisfy its obligations for the development in a timely
manner, pursuant to the approved phasing plan, the City shall have the right to
halt issuance of all permits, and/or final inspections, withhold other approvals
related to the development of the project, or call upon the surety to complete the
improvements.
37. Depending on the timing of the development of this Site Development Permit, and
the status of the off -site improvements at the time, the applicant may be required
to:
A. Construct certain off -site improvements.
B. Construct additional off -site improvements, subject to the reimbursement of
its costs by others.
C. Reimburse others for those improvements previously constructed that are
considered to be an obligation of this site development permit
D. Secure the costs for future improvements that are to be made by others.
E. To agree to any combination of these actions, as the City may require.
Off -Site Improvements should be completed on a first priority basis. The applicant
shall complete Off -Site Improvements by the issuance of the 35' Building Permit.
In the event that any of the improvements required for this Site Development
Permit are constructed by the City, the applicant shall, prior to the issuance of
any permit related thereto, reimburse the City for the costs of such
improvements.
38. The applicant shall submit detailed construction cost estimates for all proposed
on -site and off -site improvements, including an estimate for the final survey
monumentation, for checking and approval by the City Engineer. Such estimates
shall conform to the unit cost schedule as approved by the City Engineer.
Page 10 of i
PLANNING COMMISSION RESOLUTION 2011-008
CONDITIONS OF APPROVAL - FINAL
SITE DEVELOPMENT PERMIT 2011-917
CORAL MOUNTAIN PARTNERS, L.P.
JULY 12, 2011
Estimates for improvements under the jurisdiction of other agencies shall be
approved by those agencies and submitted to the City along with the applicant's
detailed cost estimates.
Security will not be required for telephone, natural gas, or Cable T.V.
improvements.
GRADING
39. The applicant shall comply with the provisions of LQMC Section 13.24.050
(Grading Improvements).
40. 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.
41. 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 civil engineer registered in the State of
California,
B. A preliminary geotechnical ("soils") report prepared by an engineer
registered in the State of California,
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).
E. WQMP prepared by an appropriate professional registered in the State of
California.
All grading shall conform with the recommendations contained in the Preliminary
Soils Report, and shall be certified as being adequate by soils engineer, or
engineering geologist registered in the State of California.
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.
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.
42. 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
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control measures, as were approved in the Fugitive Dust Control Plan.
43. Grading within perimeter parkway areas shall have undulating terrain and shall
conform with requirements of LQMC Section 9.60.240(F), except as otherwise
modified by this condition. 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 (18") behind the curb.
44. Building pad elevations on the precise grading plan submitted for City Engineer's
approval shall conform with pad elevations shown on the preliminary precise
grading plan, unless the pad elevations have other requirements imposed
elsewhere in these Conditions of Approval, or as approved by the City Engineer.
45. Building pad elevations of perimeter lots shall not differ by more than one foot
higher from the building pads in adjacent developments.
46. The applicant shall minimize the differences in elevation between the adjoining
properties and the lots within this development.
47. Prior to any site grading that will raise or lower any portion of the site by more
than plus or minus one-half of a foot (0.5') from the elevations shown on the
approved Site Development Permit Site Plan, the applicant shall submit the
proposed grading changes to the City Engineer for a substantial conformance
finding review.
48. 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 along with applicable compaction tests and over excavation
documentation.
Each pad certification shall list the pad elevation as shown on the approved
grading plan, the actual pad elevation and the difference between the two, if any.
Such pad certification shall also list the relative compaction of the pad soil. The
data shall be organized by lot number, and listed cumulatively if submitted at
different times.
DRAINAGF
49. Stormwater handling shall conform with the approved hydrology and drainage
report for the Coral Mountain Affordable Housing. Nuisance water shall be
disposed of in an approved manner.
50. 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
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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 hour, 6 hour
or 24 hour event producing the greatest total run off.
51. 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.
52. 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.
53. The project shall be designed to accommodate purging and blow -off 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.
54. No fence or wall shall be constructed around any retention basin unless approved
by the Planning Director and the City Engineer.
55. 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.
56. 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).
57. The design of the development shall not cause any increase in flood boundaries
and levels in any area outside the development.
58. 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.
59. Storm drainage historically received from adjoining property shall be received and
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retained or passed through into the historic downstream drainage relief route.
60. The Applicant is hereby notified that future site modifications may be necessary
including, but not limited to lot and street reconfiguration. Verification of the
proposed storm water retention system is subject to review and approval by the
Coachella Valley Water District. If, in the event the proposed retention capacity
or pass through storm water flow is found to be inadequate during final design,
the Applicant shall revise what is currently proposed in the preliminary hydrology
study and make adjustments to the site layout as needed to accommodate the
increased retention/detention or pass through capacity required to satisfy safety
issues of the Public Works Department and CVWD. Pursuant to the afore
mentioned, the applicant may be required to construct additional underground and
aboveground drainage facilities to convey on site and off site stormwater as well
as stormwater from adjacent mountainous terrain that historically flows onto
and/or through the project site. Any proposed channels that convey stormwater
shall be lined to protect against erosion as required by the Public Works
Department and CVWD.
61. If permitted by CVWD and the City Engineer, when an applicant proposes
discharge of storm water directly, or indirectly, into the La Quinta Evacuation
Channel, the applicant shall execute an indemnification instrument as approved by
the City Engineer and. City Attorney. Additionally, the applicant shall pay for all
costs of sampling and testing associated with 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 applicant is required to
construct required discharge treatment Best Management Practice facilities per
the NPDES Permit Supplement A but at a minimum shall install a CDS Unit or
equal system as approved by the City Engineer. The indemnification shall be
executed and furnished to the City prior to the issuance of any grading,
construction or building permit, and shall be binding on all heirs, executors,
administrators, assigns, and successors in interest in the land within this project
excepting therefrom those portions required to be dedicated or deeded for public
use. If such discharge is approved for this development, the applicant shall make
provisions for meeting these obligations. The 100-year storm water hydraulic
grade line shall be 3 feet below the channel lining and 2 feet below the Project
Storm HGL, as determined by CVWD and the City Engineer. Additionally, the
applicant shall submit verification to the City of CVWD acceptance of the
proposed discharge of storm water directly, or indirectly, into the La Quinta
Evacuation Channel with the initial submittal of storm drain improvement plans.
62. The applicant shall comply with applicable provisions for post construction runoff
per the City's NPDES stormwater discharge permit, LQMC Sections 8.70.010 at
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seq. (Stormwater Management and Discharge Controls), and 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.
E. 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.
F. 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.
G. The developer shall execute and record a Stormwater Management/BMP
Facilities Agreement that provides for the perpetual maintenance and
operation of stormwater BMPs.
UTILITIES
63. The applicant shall comply with the provisions of LQMC Section 13.24.110
(Utilities).
64. 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.
65. 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.
66. 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.
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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.
CONSTRUCTION
67. 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 units within the development or when directed by the City, whichever
comes first.
LANDSCAPE AND IRRIGATION
68. The applicant shall comply with LQMC Sections 13.24.130 (Landscaping
Setbacks), 13.24.140 (Landscaping Plans) and Section 8.13 (Water Efficient
Landscape).
69. The applicant shall submit final landscape plans for review, processing and
approval to the Planning Department, in accordance with the Final Landscape Plan
(FLP) application process. Planning Director approval of the final landscape plans
is required prior to issuance of the first building permit unless the Planning
Director determines extenuating circumstances exist which justify an alternative
processing schedule.
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 re -submittal for signature by the Planning
Director. Landscape plans for landscaped medians on public streets shall be
approved by the both the Planning Director and the City Engineer. Final plans shall
include all landscaping associated with this project.
NOTE: Plans are not approved for construction until signed by the appropriate City
official, including the Planning Director and/or City Engineer.
70. The final landscape plan submittal shall incorporate the following provisions:
A. The landscape plans submitted for final review shall be revised to incorporate
Palo Verde trees along Street 'A', intermittently among the Tipuana and
Shoestring Acacia trees.
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B. All 24" box tree specimens shall be sized at a minimum 2.0 caliper.
C. The applicant shall provide verification of plan compliance, at final landscape
plan submittal, that at least 50% of the total parking area for the site is
shaded by landscaping. Since the project provides 176 covered spaces, a
50% credit shall be applied and landscaped shading must therefore address
25% of the overall parking area.
D. The applicant/developer shall make provision to include the approximately 6' x
380' strip of land on the west side of 'A' Street into the final landscape plans
for the project. Responsibility for maintenance shall be determined during the
final landscape plan review process.
E. The applicant/developer shall provide an inert groundcover, such as
decomposed granite or similar, in the strip of land between Buildings B and C
and the north curb line of the DSUSD access road. This shall be accomplished
as part of the project landscaping improvements.
F. Lighting plans shall be submitted with the final landscaping plans for a
recommendation to the Planning Director for his approval. All exterior lighting
shall be consistent with LQMC Section 9.100.150 (Outdoor Lighting). All
lighting shall not exceed 16 feet in height, as measured from the light source,
in accordance with SP 2008-085. The photometric plan shall not exceed 9.9
lumens at any point on the project site. The lighting plan shall include at least
one alternative wall and pole -mount fixture design for lighting fixtures A and
B. The illuminated carports shall be included in the photometric study as part
of the final lighting plan submittal.
G. The City has suggested several items that the applicant/developer is
considering for inclusion as part of the proposed project:
e A small interactive water feature
• Incorporation of LED lighting
e Window additions to Buildings B and C
It is acknowledged by the City that any or all of these items may be included
in the final landscaping, building, or other plans submitted for review, and
shall not constitute a need for amendment of this SDP approval.
H. All carport lighting fixtures shall be mounted and/or partially shielded so as to
maximize diffusion of direct lighting, and shall not create any exposed light
source(s). Lighting on second -floor areas shall be recessed and/or have
extended drop -shielding, as required under Specific Plan 2008-685.
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I. The height of the wall sections along the south Building B and C elevations
shall be reduced to the fullest possible extent, based on findings of a final
acoustical evaluation to be prepared during the building permit review
process. In no case shall these wall sections exceed 20 feet in height.
Adequate provision shall be made to address height transition for the wall
section join at the southeast corner with the existing east property line wall.
71. All water features shall be designed to minimize "splash", and use high efficiency
pumps and lighting to the satisfaction of the Planning Director. They shall be
included in the landscape plan water efficiency calculations per Municipal. Code
Chapter 8.13.
72. All rooftop mechanical equipment shall be completely screened from view. Utility
transformers and other ground mounted mechanical equipment shall be fully
screened by screening walls or landscaping, and painted to match the adjacent
buildings.
73. 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.
74. Final field inspection of all landscaping materials, including all vegetation,
hardscape and irrigation systems is required by the Planning Department prior to
final project sign -off by the Planning Department. Prior to any field inspection,
written verification by the project's landscape architect of record stating that all
vegetation, hardscape and irrigation systems have been installed in accordance
with the approved final landscape plans shall be submitted to the Planning
Department.
75. 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.
MAINTENANCE
76. The applicant shall comply with the provisions of LQMC Section 13.24.160
(Maintenance).
77. The applicant shall make provisions for the continuous and perpetual maintenance
of perimeter landscaping up to the curb, access drives, sidewalks, and
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stormwater BMPs.
FEES AND DEPOSITS
78. 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.
79. 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).
80. Provisions shall be made to comply with the terms and requirements of the City's
adopted Art in Public Places program in effect at the time of issuance of building
permits.
81. A fee shall be paid to Riverside County, as required by the County to post the
Notice of Determination and offset costs associated with AB 3158 (Fish and
Game Code 711.4). The fee shall be based on the established County fee
schedule for filing a Notice of Exemption for posting. The fee is to be payable to
Riverside County, and is due to the Planning Department within 24 hours of
Planning Commission approval.
82. Applicant shall pay the fees as required by the Desert Sands Unified School
District, as in effect at the time requests for building permits are submitted.
83. 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.
FIRE DEPARTMENT
84. Provide or show there exists a water system capable of delivering a fire flow of
2375 GPM per minute for four hours duration at 20 psi residual operating
pressure, which must be available before any combustible material is placed on
the construction site.
85. Approved accessible on -site super fire hydrants shall be located no more than 300
feet apart in any direction. Any portion of the facility or an exterior wall of the
first story of the building shall not be located more than 150 feet from fire
apparatus access roads as measured by an approved route around the complex,
exterior of the facility or building.
86. Prior to building plan approval and construction, applicant/developer shall furnish
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two copies of the water system fire hydrant plans to Fire Department for review
and approval. Plans shall be signed by a registered civil engineer, and shall
confirm hydrant type, location, spacing, and minimum fire flow. Once plans are
signed and approved by the local water authority, the originals shall be presented
to the Fire Department for review and approval.
87. Blue dot retro-reflector pavement markers shall be placed on private streets,
public streets and driveways to indicate location of the fire hydrant, per Riverside
County Fire Department Standard 06-05 (located at www.rvcfire.org).
88. Fire Apparatus access roads and driveways shall comply with Riverside County
Fire Department Standard #06-05 (located at www.rvcfire.org). Access lanes will
be designed to withstand a weight of 60,000 lbs. over two axles, shall have a
turning radius capable of accommodating fire apparatus, and shall be constructed
as an all-weather driving surface.
89. Dead-end fire apparatus access roads in excess of 150 feet in length shall be
provided with approved provision for turn -around capabilities of fire apparatus.
90. Driveway loops, fire apparatus access lanes and entrance curb radius should be
designed to adequately allow access of emergency fire vehicles. The applicant or
developer shall include in the building plans the required fire lanes and include the
appropriate lane printing and/or signs.
91. An approved Fire Department access key lock box shall be installed next to the
approved Fire Department access door to the building. Required order forms and
installation standards may be obtained at the Fire Department.
92. Display street numbers in a prominent location on the address side of building(s)
and/or rear access if applicable. Numbers and letters shall be a minimum of 12" in
height for building(s) up to 25' in height. In complexes with alpha designations,
letter size must match numbers. All addressing must be legible, of a contrasting
color, and adequately illuminated to be visible from street at all hours.
93. Install a complete commercial fire sprinkler system (per NFPA 13 2010 Edition).
Fire sprinkler system(s) with pipe sizes in excess of 4" in diameter will require the
project Structural Engineer to certify, with a "wet signature", that the structural
system is designed to support the seismic and gravity loads to support the
additional weight of the sprinkler system. All fire sprinkler risers shall be protected
from any physical damage.
94. The PIV and FCD shall be located to the front of building and a minimum of 25
feet from the building(s). Sprinkler riser rooms must have indicating exterior
and/or interior door signs. A C-16 licensed contractor must submit plans, along
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with current permit fees, to the Fire Department for review and approval prior to
installation.
95. Install an alarm monitoring system for fire sprinkler system(s) with 20 or more
heads, along with current permit fees, to the Fire Department for review and
approval prior to installation.
96. Install a portable fire extinguisher, with a minimum rating of 2A-10BC, for every
3,000 sq. ft. and/or 75 feet of travel distance. Fire extinguishers shall be
mounted 3.5 to 5 ft. above finished floor, measured to the top of the
extinguisher. Where not readily visible, signs shall be posted above all
extinguishers to indicate their locations. Extinguishers must have current CSFM
service tags affixed.
97. No hazardous materials shall be stored and/or used within the building, which
exceeds quantities listed in 2010 CBC. No Class I, II or IIIA of
combustible/flammable liquid shall be used in any amount in the building.
98. Exit designs, exit signs, door hardware, exit markers, exit doors, and exit path
marking shall be installed per the 2010 California Building Code.
99. Electrical room doors if applicable shall be posted "ELECTRICAL ROOM" on
outside of door. Fire Alarm Control Panel room doors if applicable shall be posted
"FACP" on outside of door. Fire Riser Sprinkler room doors if applicable shall be
posted "Fire Riser" on outside of door. Roof Access room door if applicable shall
be posted "Roof Access" on outside of door.
100. Access shall be provided to all mechanical equipment located on the roof as
required by the Mechanical Code.
101. Air handling systems supplying air in excess of 2000 cubic feet per minute to
enclosed spaces within buildings shall be equipped with an automatic shutoff
(2010 CIVIC).
PLANNING DEPARTMENT
102. A final acoustical analysis shall be completed and submitted for review at time of
building permit plan check for the proposed dwelling units, based on final building
layouts and pad elevations, to demonstrate that the City's standards for interior
and exterior CNEL levels will be met. The analysis shall include an assessment of
the appropriate height(s) for the section walls along the south property line
between Buildings A, B and C, up to and including transition with the existing
east property line wall, consistent with Condition 70.1.
103. Bicycle racks shall be provided as required by the approved SP 2008-085 and the
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applicable provisions of the LQMC.
104. In order to minimize impacts associated with solid waste disposal, recycling
receptacles shall be provided at each trash enclosure location. Landscaping
services shall be contracted with a company that composts green waste.
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