Loading...
PC Resolution 2017-011PLANNING COMMISSION RESOLUTION 2017 - 011 A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF LA QUINTA, CALIFORNIA, APPROVING CONDITIONAL USE PERMIT 2017-0001 AND SITE DEVELOPMENT 2017-0003, AND FINDING THE PROJECT EXEMPT FROM THE CALIFORNIA ENVIRONMENTAL QUALITY ACT CASE NUMBER: CONDITIONAL USE PERMIT 2017-0001 AND SITE DEVELOPMENT PERMIT 2017-0003 APPLICANT: THE DBK GROUP WHEREAS, the Planning Commission of the City of La Quinta, California did, on the 11th day of July, 2017, hold a duly noticed Public Hearing, to consider a request by The DBK Group of a Conditional Use Permit and Site Development Permit to allow the construction of a recreation center, generally located at 55955 PGA West Boulevard, more particularly described as: APN: 775-220-027 WHEREAS, the Design and Development Department published a public hearing notice in The Desert Sun newspaper on June 30, 2017 as prescribed by the Municipal Code. Public hearing notices were also mailed to all property owners within 500 feet of the site; and, WHEREAS, at said Public Hearing, upon hearing and considering all testimony and arguments, if any, of all interested persons desiring to be heard, said Planning Commission did make the following mandatory findings pursuant to the La Quinta Municipal Code to justify approval of said Conditional Use Permit and Site Development Permit: Conditional Use Permit 2017-0001 1. Consistency with General Plan The land use is consistent with the General Plan land use designation of Low Density Residential. The proposed project will result in community recreational facilities which will enhance the residential units within the community. 2. Consistency with Zoning Code The proposed use is consistent with the development standards of the City's Zoning Code and the PGA West Specific Plan, as amended. The Conditional Use Planning Commission Resolution 2017-011 Conditional Use Permit 2017-0001 and Site Development Permit 2017-0003 PGA West Sports Club Adopted: July 11, 2017 Page 2 of 4 Permit has been conditioned to ensure compliance with the zoning standards in the PGA West Specific Plan and in Title 9 of the La Quinta Municipal Code. 3. Compliance with California Environmental Quality Act (C(nQA) The La Quinta Design and Development Department has determined that this project is exempt from environmental review pursuant to Section 15303, New Construction or Conversion of Small Structures, insofar as the project will add small structures to an existing golf clubhouse and tennis complex. 4. Surroundinc_Uses As conditioned, approval of the application will not create conditions materially detrimental to the public health, safety and general welfare or injurious to or incompatible with other properties or land uses in the vicinity. Site Development Permit 2017-0003 Consistency with -the General Pian Site Development Permit 2017-0003 is consistent with the La Quinta General Plan, as it proposes community recreational facilities on lands designated in the General Plan for Low Density Residential development. 2. Consistency with the Zoning Code The proposed project is consistent with the development standards of the City's Zoning Code and the PGA West Specific Plan, as amended, in terms of architectural style, building height, building mass, and landscaping. The site development permit has been conditioned to ensure compliance with the zoning standards of the Low Density Residential district and the standards for Planning Area 3 of the PGA West Specific Plan, and other 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 Design and Development Department has determined that this project is exempt from environmental review pursuant to Section 15303, New Construction or Conversion of Small Structures, insofar as the project will add small structures to an existing golf clubhouse and tennis complex. Planning Commission Resolution 2017-011 Conditional Use Permit 2017-0001 and Site Development Permit 2017-0003 PGA West Sports Club Adopted: July 11, 2017 Page 3 of 4 4. Architectural Desian The architecture and layout of the structures are compatible with, and not detrimental to, the existing surrounding clubhouse and fitness center, and consistent with the development standards in the Municipal Code. 5. Site Design The site design of the project is compatible with surrounding development and with the quality of design prevalent in PGA West and the city. 6. Landscape Design The proposed project is consistent with and implements the standards for landscaping and aesthetics established in the General Plan and Zoning Code. Landscape improvements are designed and sized to provide visual appeal. The permanent overall site landscaping utilizes various tree and shrub species to blend with the existing landscaping within PGA West. NOW, THEREFORE, BE IT RESOLVED by the Planning Commission of the City of La Quinta, California, as follows: SECTION 1. That the above recitations are true and constitute the Findings of the Planning Commission in this case. SECTION 2. That the above project is determined by the Planning Commission to be exempt from CEQA pursuant to Section 15303 of the CEQA Guidelines. SECTION 3. That it does hereby approve Conditional Use Permit 2017-0001, for the reasons set forth in this Resolution and subject to the attached Conditions of Approval. SECTION 4. That it does hereby approve Site Development Permit 2017-0003, 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 City of La Quinta Planning Commission, held on this the 11th day of July, 2017, by the following vote: AYES: Commissioners McCune, Proctor, Quill, Wright and Chairperson Bettencou rt NOES: None ABSENT: Commissioners Caldwell and Currie Planning Commission Resolution 2017-011 Conditional Use Permit 2017-0001 and Site Development Permit 2017-0003 PGA West Sports Club Adopted: July 11, 2017 Page 4 of 4 ABSTAIN: None PHILIP F. BETTENCOURT, Chairperson City of La Quinta, California ATTEST: GABRIEL E E lanning Manager City of La Qui ta, California PLANNING COMMISSION RESOLUTION 2017- 011 CONDITIONS OF APPROVAL- APPROVED CONDITIONAL USE PERMIT 2017-0001 SITE DEVELOPMENT PERMIT 2017-0003 PGA WEST SPORTS CLUB ADOPTED: JULY 11, 2017 Page 1 CONDITIONAL USE PERMIT 2017-0001 GENERAL 1. The use of the subject property for a recreational facility shall be in conformance with the approved exhibits and conditions of approval contained in Conditional Use Permit 2017-0001 and Site Development Permit 2017-0003, unless otherwise amended bythe following conditions. 2. The Conditional Use Permit shall expire on July 11, 2019 and shall become null and void in accordance with La Quinta Municipal Code Section 9.200.080, unless a building permit has been issued. A time extension may be requested per LQMC Section 9.200.080. 3. The Conditional Use Permit shall be subject to all the conditions of approval of Site Development Permit 2017-0003, and enumerated below. 4. 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 Conditional Use 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. SITE DEVELOPMENT PERMIT 2017-0003 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 2017-003 shall expire on July 11, 2019 and shall become null and void in accordance with La Quinta Municipal Code Section 9.200.080, unless a building permit has been issued. A time extension may be requested per LQMC Section 9.200.080. PLANNING COMMISSION RESOLUTION 2017- 011 CONDITIONS OF APPROVAL - APPROVED CONDITIONAL USE PERMIT 2017-0001 SITE DEVELOPMENT PERMIT 2017-0003 PGA WEST SPORTS CLUB ADOPTED: JULY 11, 2017 Page 2 3. Activity within the boundaries of the project shall be limited to the hours of 7 AM to 10 PM. Activity at the golf cart drive-in theatre shall end at 9 PM. 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 ■ La Quinta Design and Development Department ■ Riverside Co. Environmental Health Department ■ Coachella Valley Unified School District (DSUSD) ■ Coachella Valley Water District (CVWD) ■ Imperial Irrigation District (IID) ■ California Regional Water Quality Control Board (CRWQCB) ■ 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. Coverage under the State of California Construction General 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") and Waste Discharger Identification (WDID) number to the City prior to the issuance of a grading or building permit. 6. 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. R7-2013-0011 and the State Water Resources Control Board's Order No. 2009-0009-DWQ as amended by Order No. 2012-0006-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 PLANNING COMMISSION RESOLUTION 2017- 011 CONDITIONS OF APPROVAL - APPROVED CONDITIONAL USE PERMIT 2017-0001 SITE DEVELOPMENT PERMIT 2017-0003 PGA WEST SPORTS CLUB ADOPTED: JULY 11, 2017 Page 3 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. 5) Non -Storm Water Management. 6) Waste Management and Materials Pollution Control. D. 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. E. 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. F. The applicant shall execute and record an agreement that provides for the perpetual maintenance and operation of all post -construction BMPs as required. 7. 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. 8. 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 PLANNING COMMISSION RESOLUTION 2017- 011 CONDITIONS OF APPROVAL - APPROVED CONDITIONAL USE PERMIT 2017-0001 SITE DEVELOPMENT PERMIT 2017-0003 PGA WEST SPORTS CLUB ADOPTED: JULY 11, 2017 Page 4 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. 10. The applicant shall offer for dedication those easements necessary for the placement of, and access to, utility lines and structures, drainage basins, mailbox clusters, and common areas. 11. Direct vehicular access is restricted, except for those access points identified on the Site Development Permit, or as otherwise conditioned in these conditions of approval. 12. The applicant shall furnish proof of easements, or written permission, as appropriate, from those owners of all abutting properties on which grading, retaining wall construction, permanent slopes, or other encroachments will occur. PARKING LOTS and ACCESS POINTS 13. 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 18 feet in length with a 2 -foot overhang for all parking stalls or as approved by the City Engineer. One van accessible handicapped parking stall is required per 6 handicapped parking stalls. PLANNING COMMISSION RESOLUTION 2017- 011 CONDITIONS OF APPROVAL- APPROVED CONDITIONAL USE PERMIT 2017-0001 SITE DEVELOPMENT PERMIT 2017-0003 PGA WEST SPORTS CLUB ADOPTED: JULY 11, 2017 Page 5 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 or as approved by the City Engineer. A minimum of 20 feet on each side of approach drives shall be provided where divided by median islands and 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. 14. 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) 3.0" a.c./4.5" c.a.b. Parking Lot & Aisles (High Traffic) 4.5" a.c./5.5" c.a.b. or the approved equivalents of alternate materials. 15. 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. 16. Improvements shall include appurtenances such as traffic control signs, markings and other devices, raised medians if required, street name signs and sidewalks. 17. 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 engineers registered in California. IMPROVEMENT PLANS As used throughout these Conditions of Approval, professional titles such as "engineer," "surveyor," and "architect," refer to persons currently certified or licensed to practice their respective professions in the State of California. 18. 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 PLANNING COMMISSION RESOLUTION 2017- 011 CONDITIONS OF APPROVAL - APPROVED CONDITIONAL USE PERMIT 2017-0001 SITE DEVELOPMENT PERMIT 2017-0003 PGA WEST SPORTS CLUB ADOPTED: JULY 11, 2017 Page 6 LQMC Section 13.24.040 (Improvement Plans). 19. The following improvement plans shall be prepared and submitted for review and approval by the Design and Development 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. PM10 Plan 1" = 40' Horizontal C. Erosion Control Plan 1" = 40' Horizontal D. On -Site Private Water and Sewer Plans 1" = 20' Horizontal NOTE: A through D 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. "On -Site Precise Grading" plan is required to be submitted for approval by the Building Official, Planning Manager and the City Engineer. "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. 20. The City maintains standard plans, detail sheets and/or construction notes for elements of construction which can be accessed via the Design and Development "Plans, Notes and Design Guidance" section of the City website (www.la-quinto.ora). Please navigate to the Design and Development home page and look for the Standard Drawings hyperlink. 21. The applicant shall furnish a complete set of the mylars of all approved improvement plans on a storage media acceptable to the City Engineer. 22. 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 PLANNING COMMISSION RESOLUTION 2017- 011 CONDITIONS OF APPROVAL - APPROVED CONDITIONAL USE PERMIT 2017-0001 SITE DEVELOPMENT PERMIT 2017-0003 PGA WEST SPORTS CLUB ADOPTED: JULY 11, 2017 Page 7 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 EOR 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. GRADING 23. The applicant shall comply with the provisions of LQMC Section 13.24.050 (Grading Improvements). 24. 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. 25. 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. A grading bond in a form acceptable to the City, and in an amount sufficient to guarantee compliance with the grading bond requirements. 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. A statement shall appear on the plans that a soils report has been prepared in accordance with the California Health & Safety Code § 17953. 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 PLANNING COMMISSION RESOLUTION 2017- 011 CONDITIONS OF APPROVAL - APPROVED CONDITIONAL USE PERMIT 2017-0001 SITE DEVELOPMENT PERMIT 2017-0003 PGA WEST SPORTS CLUB ADOPTED: JULY 11, 2017 Page 8 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. 26. Prior to any grading improvements, the applicant shall submit grading performance security valued at 100% of the cost of the grading improvements in accordance with La Quinta Municipal Code 8.80.050, or as approved by the City Engineer. 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 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. 27. The applicant shall maintain all open graded, undeveloped land in orderto preventwind 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. 28. Prior to any site grading or regrading that will raise or lower any portion of the site by more than plus or minus half 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 Engineer for approval through a substantial conformance review. DRAINAGE 29. Stormwater handling shall conform with the approved hydrology and drainage report for SDP 2016-0007, or as approved by the City Engineer. Nuisance water shall be disposed of in an approved manner. 30. 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 hour, 6 hour or 24 hour event producing the greatest total run off. 31. 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. 32. In design of retention facilities, the maximum percolation rate shall be two inches per PLANNING COMMISSION RESOLUTION 2017- 011 CONDITIONS OF APPROVAL - APPROVED CONDITIONAL USE PERMIT 2017-0001 SITE DEVELOPMENT PERMIT 2017-0003 PGA WEST SPORTS CLUB ADOPTED: JULY 11, 2017 Page 9 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. 33. No fence or wall shall be constructed around any retention basin unless approved by the Planning Manager and the City Engineer. 34. 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 or as approved by the City Engineer. 35. 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). 36. The design of the development shall not cause any increase in flood boundaries and levels in any area outside the development. 37. 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. 38. Storm drainage historically received from adjoining property shall be received and retained or passed through into the historic downstream drainage relief route. 39. 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 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. R7-2013- 0011 and the State Water Resources Control Board's Order No. 2009-0009-DWQ as amended by Order No. 2012-0006-DWQ. UTILITIES 40. The applicant shall comply with the provisions of LQMC Section 13.24.110 (Utilities). 41. Underground utilities shall be installed prior to overlying hardscape. For installation of utilities in existing improved streets, the applicant shall comply with trench restoration requirements maintained, or required by the City Engineer. The applicant shall provide certified reports of all utility trench compaction for approval PLANNING COMMISSION RESOLUTION 2017- 011 CONDITIONS OF APPROVAL - APPROVED CONDITIONAL USE PERMIT 2017-0001 SITE DEVELOPMENT PERMIT 2017-0003 PGA WEST SPORTS CLUB ADOPTED: JULY 11, 2017 Page 10 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 42. Landscape and irrigation plans shall be signed and stamped by a licensed landscape architect. 43. All new landscape areas shall have landscaping and permanent irrigation improvements in compliance with the City's Water Efficient Landscape regulations contained in LQMC Section 8.13 (Water Efficient Landscape). 44. All landscaping shall consist of, at minimum, 2.5 inch caliper trunk measured three feet up from grade level after planting), 5 -gallon shrubs, and groundcover. Double lodge poles (two-inch diameter) shall be used to brace and stake trees. 45. The applicant shall submit the final landscape plans for review, processing and approval to the Design and Development Department, in accordance with the Final Landscape Plan application process as a minor final landscape plan. Planning Manager approval of the final landscape plans is required prior to issuance of the first building permit unless the Planning Manager determines extenuating circumstances exist which justify an alternative processing schedule. NOTE: Plans are not approved for construction until signed by the appropriate City official, including the Planning Manager and/or City Engineer. Prior to final approval of the installation of landscaping, the Landscape Architect of record shall provide the Design and Development Department a letter stating he/she has personally inspected the installation and that it conforms with the final landscaping plans as approved by the City. 46. The applicant or his agent has the responsibility for proper sight distance requirements per guidelines in the American Association of State Highway and Transportation Officials (AASHTO) "A Policy on Geometric Design of Highways and Streets" latest edition, in the design and/or installation of all landscaping and appurtenances abutting and within the private and public street right-of-way. MAINTENANCE 47. The applicant shall comply with the provisions of LQMC Section 13.24.160 (Maintenance). 48. The applicant shall make provisions for the continuous and perpetual maintenance of all private on-site improvements, perimeter landscaping, access drives, sidewalks, and stormwater BMPs. PLANNING COMMISSION RESOLUTION 2017- 011 CONDITIONS OF APPROVAL - APPROVED CONDITIONAL USE PERMIT 2017-0001 SITE DEVELOPMENT PERMIT 2017-0003 PGA WEST SPORTS CLUB ADOPTED: JULY 11, 2017 Page 11 49. The applicant acknowledges that the City has formed a City-wide Landscape and Lighting District and agrees to be included in the District. Any assessments will be done on a benefit basis, as required by law. FEES AND DEPOSITS 50. 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. 51. Permits issued under this approval shall be subject to the provisions of the Development Impact Fee and Transportation Uniform Mitigation Fee programs in effect at the time of issuance of building permit(s).