PC Resolution 2017-014PLANNING COMMISSION RESOLUTION 2017 - 014
A RESOLUTION OF THE PLANNING COMMISSION OF THE
CITY OF LA QUINTA, CALIFORNIA, APPROVING A SITE
DEVELOPMENT PERMIT, TENTATIVE TRACT MAP, AND
SPECIFIC PLAN AMENDMENT FOR SEVENTY-ONE
RESIDENTIAL UNITS WITHIN THE ANDALUSIA VILLAGE
DEVELOPMENT, AND FINDING THE PROJECT CONSISTENT
WITH ENVIRONMENTAL ASSESSMENT 2003-483
CASE NUMBERS: SITE DEVELOPMENT PERMIT 2017-0008,
TENTATIVE TRACT MAP 2017-0006, SPECIFIC PLAN 2017-
001 (SP 2003-067, AMENDMENT 4)
APPLICANT: T.D. DESERT DEVELOPMENT, L.P.
WHEREAS, the Planning Commission of the City of La Quinta, California did, on
the 26th day of September, 2017, hold a duly noticed Public Hearing to consider a
request by T.D. Desert Development, L.P. for approval of the Andalusia Village
development, generally located south of Avenue 58, east of Madison Street, within the
Andalusia at Coral Mountain Specific Plan, Planning Area II, more particularly
described as:
A PORTION OF SECTION 27, T6S R7E, S.B.B.M. APN 764-200-071
WHEREAS, the Design and Development Department published a public hearing
notice in The Desert Sun newspaper on September 15, 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 Section 9.210.010
of the Municipal Code to justify approval of said Site Development Permit:
1. Consistency with General Plan
The proposed development is consistent with the General Plan land use
designation of Low Density Residential. The City's General Plan policies
relating to low density residential encourage a full range of single family
residential units within the City, and the proposed use maintains those
policies.
Planning Commission Resolution 2017 - 014
Site Development Permit 2017-0008
Tentative Tract Map 2017-0006
Specific Plan 2017-0001
Andalusia Village
Adopted: September 26, 2017
Page 2 of 3
2. Consistenncy with Zoning Code
The proposed development, as conditioned, is consistent with the
development standards of the City's Zoning Code and Andalusia at Coral
Mountain Specific Plan in terms of architectural style and landscaping.
3. Compliance with,CEQA
The Design and Development Department has determined that this project
is consistent with Environmental Assessment 2003-483 and no further
environmental review is required.
4. Architectural Design
The architecture and layout of the project is compatible with, and not
detrimental to, the existing surrounding commercial land uses, and is
consistent with the development standards in the Municipal Code. The units
are concluded to be appropriate for the proposed locations, and
supplemental design elements appropriately enhance the architecture of
the buildings.
5. Site Design
The site design of the project is compatible with surrounding development
and with the quality of design prevalent in the city.
6. Landscape Desian
The proposed project is consistent with the landscaping standards and plant
palette and implements the standards for landscaping and aesthetics
established in the General Plan and Zoning Code. The project landscaping
for the proposed buildings, as conditioned, shall unify and enhance visual
continuity of the proposed residential units with the surrounding
development. Landscape improvements are designed and sized to provide
visual appeal. The permanent overall site landscaping utilizes various tree
and shrub species to enhance the building architecture.
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;
Planning Commission Resolution 2017 - 014
Site Development Permit 2017-0008
Tentative Tract Map 2017-0006
Specific Plan 2017-0001
Andalusia Village
Adopted: September 26, 2017
Page 3 of 3
SECTION 2. That the above project be determined by the Planning Commission to be
consistent with Environmental Assessment 2003-483
SECTION 4. That it does hereby approve Site Development Permit 2017-0008,
Tentative Tract Map 2017-0006, and Specific Plan 2017-0001 (SP 2003-067,
Amendment 4), 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 26th day of September, 2017, by the
following vote:
AYES: Commissioners Bettencourt, Caldwell, Currie, McCune, Proctor, Wright
and Chairperson Quill
NOES: None
ABSENT: None
ABSTAIN: None
lzaa-�&-'
AUL QUILL, Chairperson
City of La Quinta, California
ATTEST:
4LALI�
GABRIE EREe; Planning Manager
City of La Quinta, California
PLANNING COMMISSION RESOLUTION 2017- 014
CONDITIONS OF APPROVAL - APPROVED
TENTATIVE TRACT MAP 2017-0006 (TTM 37287)
SPECIFIC PLAN 2017-0001 (SPECIFIC PLAN 2003-067, AMENDMENT 4)
SITE DEVELOPMENT PERMIT 2017-0008
ANDALUSIA AT CORAL MOUNTAIN VILLAGE
ADOPTED: September 26, 2017
Page 10F 31
TENTATIVE TRACT MAP 37287
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 Tentative Tract Map, or any Final
Map recorded thereunder. 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. This Tentative Tract Map, and any Final Map recorded thereunder, shall comply with the
requirements and standards of Government Code §§ 66410 through 66499.58 (the
"Subdivision Map Act"), and Chapter 13 of the La Quinta Municipal Code ("LQMC").
The City of La Quinta's Municipal Code can be accessed on the City's Web Site at
www.la-quinta.org.
3. The Tentative Tract Map shall expire on September 26, 2020 and shall become null and
void in accordance with La Quinta Municipal Code Section 13.12.150. A time extension
may be requested per LQMC Section 13.12.160.
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 Public Works Development Division (Grading Permit, Green Sheet
(Public Works Clearance) for Building Permits, Water Quality Management
Plan(WQMP) Exemption Form - Whitewater River Region, Improvement Permit)
■ Design & Development Department
• Riverside Co. Environmental Health Department
• Coachella Valley Unified School District
• Coachella Valley Water District (CVWD)
■ Imperial Irrigation District (IID)
■ California Water Quality Control Board (CWQCB)
® State Water Resources Control Board
■ SunLine Transit Agency
• SCAQMD Coachella Valley
PLANNING COMMISSION RESOLUTION 2017- 014
CONDITIONS OF APPROVAL - APPROVED
TENTATIVE TRACT MAP 2017-0006 (TTM 37287)
SPECIFIC PLAN 2017-0001 (SPECIFIC PLAN 2003-067, AMENDMENT 4)
SITE DEVELOPMENT PERMIT 2017-0008
ANDALUSIA AT CORAL MOUNTAIN VILLAGE
ADOPTED: September 26, 2017
Page 2 OF 31
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
improvement 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 Discharge 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 and 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
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 on an Erosion Control Plan proposed by
PLANNING COMMISSION RESOLUTION 2017- 014
CONDITIONS OF APPROVAL - APPROVED
TENTATIVE TRACT MAP 2017-0006 (TTM 37287)
SPECIFIC PLAN 2017-0001 (SPECIFIC PLAN 2003-067, AMENDMENT 4)
SITE DEVELOPMENT PERMIT 2017-0008
ANDALUSIA AT CORAL MOUNTAIN VILLAGE
ADOPTED: September 26, 2017
Page 3 OF 31
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 inclusion in the Homeowners' Association (HOA) Conditions, Covenants, and
Restrictions (CC&Rs), a requirement for the perpetual maintenance and operation
of all post -construction BMPs as required and 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
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. 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 development.
11. The applicant shall offer for dedication on the Final Map all public street rights-of-way in
PLANNING COMMISSION RESOLUTION 2017- 014
CONDITIONS OF APPROVAL -APPROVED
TENTATIVE TRACT MAP 2017-0006 (TTM 37287)
SPECIFIC PLAN 2017.0001 (SPECIFIC PLAN 2003-067, AMENDMENT 4)
SITE DEVELOPMENT PERMIT 2017-0008
ANDALUSIA AT CORAL MOUNTAIN VILLAGE
ADOPTED: September 26, 2017
Page 4 OF 31
conformance with the City's General Plan, Municipal Code, applicable specific plans,
and/or as required by the City Engineer.
12. The applicant shall retain for private use on the Final Map all private 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.
13. The private street rights-of-way to be retained for private use required for this
development include:
A. PRIVATE STREETS
1) Lots A, B, and C - Private Residential Streets measured at gutter flow line
to gutter flow line shall have a 36 -foot travel width. The travel width may
be reduced to 32 feet with parking restricted to one side, and 28 feet if on -
street parking is prohibited, and provided there is adequate off-street
parking for residents and visitors, and the applicant establishes provisions
for ongoing enforcement of the parking restriction in the CC&R's. The
CC&R's shall be reviewed and approved by the Design and Development
Department prior to recordation.
Property line shall be placed at the back of curb similar to the lay out shown on
the (preliminary grading plan/tentative map) and the typical street section
shown in the tentative map. Use of smooth curves instead of angular lines at
property lines is recommended.
14. Right-of-way geometry for standard knuckles and property line corner cut-backs at curb
returns shall conform to Riverside County Standard Drawings #801, and #805,
respectively, unless otherwise approved by the City Engineer.
15. When the City Engineer determines that access rights to the proposed street rights-of-
way shown on the approved Tentative Tract Map are necessary prior to approval of the
Final Map dedicating such rights-of-way, the applicant shall grant the necessary rights-
of-way within 60 days of a written request by the City.
16. The applicant shall offer for dedication an the Final Map a ten -foot wide public utility
easement contiguous with, and along both sides of all private streets. Such easement
may be reduced to five feet in width with the express written approval of IID.
17. 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 on the Final Map.
18. The applicant shall furnish proof of easements, or written permission, as appropriate,
PLANNING COMMISSION RESOLUTION 2017- 014
CONDITIONS OF APPROVAL - APPROVED
TENTATIVE TRACT MAP 2017-0006 (TTM 37287)
SPECIFIC PLAN 2017-0001 (SPECIFIC PLAN 2003-067, AMENDMENT 4)
SITE DEVELOPMENT PERMIT 2017-0008
ANDALUSIA AT CORAL MOUNTAIN VILLAGE -
ADOPTED: September 26, 2017
Page 5 OF 31
from those owners of all abutting properties on which grading, retaining wall
construction, permanent slopes, or other encroachments will occur.
19. The applicant shall cause no easement to be granted, or recorded, over any portion of
the subject property between the date of approval of the Tentative Tract Map and the
date of recording of any Final Map, 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
flowline 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:
A. PRIVATE STREETS
1) Lots A, B, and C - Private Residential Streets measured at gutter flow line
to gutter flow line shall have a 36 -foot travel width. The travel width may
be reduced to 32 feet with parking restricted to one side, and 28 feet if on -
street parking is prohibited, and provided there is adequate off-street
parking for residents and visitors, and the applicant establishes provisions
for ongoing enforcement of the parking restriction in the CC&R's. The
CC&R's shall be reviewed and approved by the Design and Development
Department prior to recordation.
2) The location of driveways of corner lots shall not be located within the
curb return and away from the intersection when possible.
B. PRIVATE CUL DE SACS
1) Shall be constructed according to the lay -out shown on the tentative map,
except for minor revisions as may be required by the City Engineer.
C. KNUCKLE
PLANNING COMMISSION RESOLUTION 2017- 014
CONDITIONS OF APPROVAL - APPROVED
TENTATIVE TRACT MAP 2017-0006 (TTM 37287)
SPECIFIC PLAN 2017-0001 (SPECIFIC PLAN 2003-067, AMENDMENT 4)
SITE DEVELOPMENT PERMIT 2017-0008
ANDALUSIA AT CORAL MOUNTAIN VILLAGE
ADOPTED: September 26, 2017
Page 6 OF 31
1) Construct the knuckle to conform to the lay -out shown in the tentative
tract map, except for minor revisions as may be required by the City
Engineer.
D. Emergency Turn Around
1) Shall be constructed to conform to the lay -out shown on the tentative
tract map, except for minor revisions as may be required by the City
Engineer.
23. The applicant shall extend improvements beyond the subdivision 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).
24. 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 3.0" a.c./4.5" c.a.b.
or the approved equivalents of alternate materials.
25. 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.
26. 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.
27. Standard knuckles and corner cut-backs shall conform to Riverside County Standard
Drawings #801 and #805, respectively, unless otherwise approved by the City Engineer.
28. 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.
FINAL MAPS
PLANNING COMMISSION RESOLUTION 2017- 014
CONDITIONS OF APPROVAL - APPROVED
TENTATIVE TRACT MAP 2017-0006 (TTM 37287)
SPECIFIC PLAN 2017-0001 (SPECIFIC PLAN 2003-067, AMENDMENT 4)
SITE DEVELOPMENT PERMIT 2017-0008
ANDALUSIA AT CORAL MOUNTAIN VILLAGE
ADOPTED: September 26, 2017
Page 7 OF 31
29. Prior to the City's approval of a Final Map, the applicant shall furnish accurate mylars of
the Final Map. The Final Map shall be 1" = 40' scale.
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.
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 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 Street Improvements/Signing & Striping/Storm Drain Plan
B. PM -10 Plan
C. Erosion Control Plan
1" = 40' Horizontal, 1"= 4' Vertical
1" = 40' Horizontal
1" = 40' Horizontal
D. WQMP (Plan submitted in Report Form)
NOTE: A through C to be submitted concurrently
(Separate Storm Drain Plans if applicable)
E. On -Site Residential Precise Grading Plan
1" = 30' Horizontal
Other engineered improvement plans prepared for City approval that are not listed
above shall be prepared in formats approved by the City Engineer prior to commencing
plan preparation.
"On -Site Precise Grading" plan is required to be submitted for approval by the Building
Official, Planning Manager and the City Engineer.
PLANNING COMMISSION RESOLUTION 2017- 014
CONDITIONS OF APPROVAL - APPROVED
TENTATIVE TRACT MAP 2017-0006 (TTM 37287)
SPECIFIC PLAN 2017-0001 (SPECIFIC PLAN 2003-067, AMENDMENT 4)
SITE DEVELOPMENT PERMIT 2017-0008
ANDALUSIA AT CORAL MOUNTAIN VILLAGE
ADOPTED: September 26, 2017
Page 8 OF 31
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.
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.
"On -Site Precise Grading Plan" 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 Public Works Development "Plans, Notes
and Design Guidance" section of the City website (www.la-quinta.orq). Please navigate
to the Design and Development home page and look for the Standard Drawings
hyperlink.
33. The applicant shall furnish a complete set of the mylars of all approved improvement
plans on a storage media acceptable to the City Engineer.
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 (EOR) 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 EOR
may submit a letter attesting to said fact to the City Engineer in lieu of mylar submittal.
IMPROVEMENT SECURITY AGREEMENTS
35. Prior to approval of any Final Map, the applicant shall construct all on and off-site
improvements and satisfy its obligations for same, or shall furnish a fully secured and
executed Subdivision Improvement Agreement ("SIA") guaranteeing the construction of
such improvements and the satisfaction of its obligations for same, or shall agree to
any combination thereof, as may be required by the City.
36. Any Subdivision Improvement Agreement ("SIA") entered into by and between the
PLANNING COMMISSION RESOLUTION 2017- 014
CONDITIONS OF APPROVAL - APPROVED
TENTATIVE TRACT MAP 2017-0006 (TTM 37287)
SPECIFIC PLAN 2017-0001 (SPECIFIC PLAN 2003-067, AMENDMENT 4)
SITE DEVELOPMENT PERMIT 2017-0008
ANDALUSIA AT CORAL- MOUNTAIN VILLAGE -
ADOPTED: September 26, 2017
Page 9 OF 31
applicant and the City of La Quinta, for the purpose of guaranteeing the completion of
any improvements related to this Tentative Tract Map, shall comply with the provisions
of LQMC Chapter 13.28 (Improvement Security).
37. Improvements to be made, or agreed to be made, shall include the removal of any
existing structures or other obstructions which are not a part of the proposed
improvements; and shall provide for the setting of the final survey monumentation.
When improvements are phased through a "Phasing Plan," or an administrative
approval (e.g., Site Development Permits), all off-site improvements and common on-
site improvements (e.g., backbone utilities, retention basins, perimeter walls,
landscaping and gates) shall be constructed, or secured through a SIA, prior to the
issuance of any permits in the first phase of the development, or as otherwise approved
by the City Engineer.
Improvements and obligations required of each subsequent phase shall either be
completed, or secured through a SIA, prior to the completion of homes or the
occupancy of permanent buildings within such latter phase, or as otherwise 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 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.
38. Depending on the timing of the development of this Tentative Tract Map, 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 tentative tract map.
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 in the first phase of construction or by the issuance of
the 20% Building Permit.
PLANNING COMMISSION RESOLUTION 2017- 014
CONDITIONS OF APPROVAL - APPROVED
TENTATIVE TRACT MAP 2017-0006 (TTM 37287)
SPECIFIC PLAN 2017-0001 (SPECIFIC PLAN 2003-067, AMENDMENT 4)
SITE DEVELOPMENT PERMIT 2017-0008
ANDALUSIA AT CORAL MOUNTAIN VILLAGE -
ADOPTED: September 26, 2017
Page 10 OF 31
In the event that any of the improvements required for this development are
constructed by the City, the applicant shall, prior to the approval of the Final Map, or the
issuance of any permit related thereto, reimburse the City for the costs of such
improvements.
39. If the applicant elects to utilize the secured agreement alternative, 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.
At the time the applicant submits its detailed construction cost estimates for
conditional approval of the Final Map by the City Council, the applicant shall also submit
one copy each of an 8-1/2" x 11" reduction of each page of the Final Map, along with a
copy of an 8-1/2" x 11" Vicinity Map.
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.
40. Should the applicant fail to construct the improvements for the development, or fail to
satisfy its obligations for the development in a timely manner, the City shall have the
right to halt issuance of building permits, and/or final building inspections, withhold
other approvals related to the development of the project, or call upon the surety to
complete the improvements.
GRADING
41. The applicant shall comply with the provisions of LQMC Section 13.24.050 (Grading
Improvements).
42. 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.
43. 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 a professional registered
in the State of California,
C. A Fugitive Dust Control Plan prepared in accordance with LQMC Chapter 6.16,
(Fugitive Dust Control), and
PLANNING COMMISSION RESOLUTION 2017- 014
CONDITIONS OF APPROVAL - APPROVED
TENTATIVE TRACT MAP 2017-0006 (TTM 37287)
SPECIFIC PLAN 2017-0001 (SPECIFIC PLAN 2003-067, AMENDMENT 4)
SITE DEVELOPMENT PERMIT 2017-0008
ANDALUSIA AT CORAL MOUNTAIN VILLAGE
ADOPTED: September 26, 2017
Page 11 OF 31
D. An Erosion Control Plan with Best Management Practices 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 WQMP prepared by an authorized 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.
A statement shall appear on the Final Map 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
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.
44. 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.
45. 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. 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 (18") behind the curb.
46. Building pad elevations on the rough grading plan submitted for City Engineer's
approval shall conform with pad elevations shown on the tentative map, unless the pad
elevations have other requirements imposed elsewhere in these Conditions of Approval.
47. The applicant shall minimize the differences in elevation between the adjoining
properties and the lots within this development.
PLANNING COMMISSION RESOLUTION 2017- 014
CONDITIONS OF APPROVAL - APPROVED
TENTATIVE TRACT MAP 2017-0006 (TTM 37287)
SPECIFIC PLAN 2017.0001 (SPECIFIC PLAN 2003-067, AMENDMENT 4)
SITE DEVELOPMENT PERMIT 2017.0008
ANDALUSIA AT CORAL MOUNTAIN VILLAGE
ADOPTED: September 26, 2017
Page 12 OF 31
Where compliance within the above stated limits is impractical, the City may consider
alternatives that are shown to minimize safety concerns, maintenance difficulties and
neighboring -owner dissatisfaction with the grade differential.
48. 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
Tentative Tract Map, the applicant shall submit the proposed grading changes to the
City Engineer for a substantial conformance review.
49. 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 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.
DRAINAGE
50. Stormwater handling shall conform with the approved hydrology and drainage report
for Andalusia, Tract Map 31681. Nuisance water shall be disposed of in an approved
manner.
51. 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,
stormwoter 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.
52. 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.
53. 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.
54. 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
PLANNING COMMISSION RESOLUTION 2017- 014
CONDITIONS OF APPROVAL- APPROVED
TENTATIVE TRACT MAP 2017-0006 (TTM 37287)
SPECIFIC PLAN 2017-0001 (SPECIFIC PLAN 2003-067, AMENDMENT 4)
SITE DEVELOPMENT PERMIT 2017-0008
ANDALUSIA AT CORAL MOUNTAIN VILLAGE
ADOPTED: September 26, 2017
Page 13 OF 31
granted or dedicated to the local water utility authority as a requirement for
development of this property.
55. No fence or wall shall be constructed around any retention basin unless approved by
the Community Development Director and the City Engineer.
56. 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.
57. 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).
58. The design of the development shall not cause any increase in flood boundaries and
levels in any area outside the development.
59. 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.
60. Storm drainage historically received from adjoining property shall be received and
retained or passed through into the historic downstream drainage relief route.
61. 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 and
Order No. 2010-0014-DWQ.
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. R7-2013-0011.
PLANNING COMMISSION RESOLUTION 2017- 014
CONDITIONS OF APPROVAL - APPROVED
TENTATIVE TRACT MAP 2017-0006 (TTM 37287)
SPECIFIC PLAN 2017-0001 (SPECIFIC PLAN 2003-067, AMENDMENT 4)
SITE DEVELOPMENT PERMIT 2017-0008
ANDALUSIA AT CORAL MOUNTAIN VILLAGE
ADOPTED: September 26, 2017
Page 14 OF 31
B. The applicant shall implement the WQMP Design Standards per (CRWQCB-CRB)
Region Board Order No. R7-2013-007.1 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.
C. The developer shall execute and record a Stormwater Management/BMP
Facilities Agreement that provides for the perpetual maintenance and operation
of stormwater BMPs.
UTILITIES
62. The applicant shall comply with the provisions of LQMC Section 13.24.110 (Utilities).
63. 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.
64. 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.
65. Underground utilities shall be installed prior to overlying hardscape. For installation of
utilities in existing improved streets, the applicant shall comply with trench restoration
requirements maintained, or required by the City Engineer.
The applicant shall provide certified reports of all utility trench compaction for approval
by the City Engineer.
CONSTRUCTION
66. The City will conduct final inspections of habitable buildings only when the buildings
have improved street and (if required) sidewalk access to publicly -maintained streets.
The improvements shall include required traffic control devices, pavement markings
and street name signs. If on-site streets in residential developments are initially
constructed with partial pavement thickness, the applicant shall complete the
pavement prior to final inspections of the last ten percent of homes within the
development or when directed by the City, whichever comes first.
LANDSCAPE AND IRRIGATION
PLANNING COMMISSION RESOLUTION 2017- 014
CONDITIONS OF APPROVAL - APPROVED
TENTATIVE TRACT MAP 2017-0006 (TTM 37287)
SPECIFIC PLAN 2017-0001 (SPECIFIC PLAN 2003-067, AMENDMENT 4)
SITE DEVELOPMENT PERMIT 2017-0008
ANDALUSIA AT CORAL MOUNTAIN VILLAGE -
ADOPTED: September 26, 2017
Page 15 OF 31
67. The applicant shall comply with LQMC Sections 13.24.130 (Landscaping Setbacks) &
13.24.140 (Landscaping Plans).
68. The applicant shall provide landscaping in the required setbacks, retention basins, and
common lots.
69. 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).
70. The applicant shall submit final landscape plans for review, processing and approval to
the Design and Development Department, in accordance with the Final Landscape Plan
application process. Design and Development Director approval of the final landscape
plans is required prior to issuance of the first building permit unless the Director
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 Design and Development Director.
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.
If staff determines during final landscaping inspection that adjustments are required in
order to meet the intent of the Planning Commission's approval, the Design and
Development Director shall review and approve any such revisions to the landscape
plan.
MAINTENANCE
71. The applicant shall comply with the provisions of LQMC Section 13.24.160
(Maintenance).
72. The applicant shall make provisions for the continuous and perpetual maintenance of
common areas, perimeter landscaping up to the curb, access drives, sidewalks, and
stormwater BMPs.
FEES AND DEPOSITS
73. 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).
PLANNING COMMISSION RESOLUTION 2017- 014
CONDITIONS OF APPROVAL - APPROVED
TENTATIVE TRACT MAP 2017-0006 (TTM 37287)
SPECIFIC PLAN 2017-0001 (SPECIFIC PLAN 2003-067, AMENDMENT 4)
SITE DEVELOPMENT PERMIT 2017-0008
ANDALUSIA AT CORAL MOUNTAIN VILLAGE
ADOPTED: September 26, 2017
Page 16 OF 31
74. 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.
SPECIFIC PLAN 2017-0001
GENERAL
75. 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.
76. Specific Plan 2017-0001 shall be developed in compliance with these conditions, and
the approved Specific Plan document. In the event of any conflicts between these
conditions and the provisions of Specific Plan 2017-0001, these conditions shall take
precedence.
77. Specific Plan 2017-0001 shall comply with all applicable terms, conditions and/or
mitigation measures for the following related approvals:
Environmental Assessment 2003-483
Tentative Tract Map 2017-0006 (TTM 37287)
Site Development Permit 2017-0008
In the event of any conflicts between approval conditions and/or provisions of these
a p p rovals the Des ig n and Develo P ment Director shall adiudicate the conflict by determinin
the precedence,
78. Representatives from tribes within the project vicinity commented and have requested
the following considerations:
A. The presence of an approved Agua Caliente Native American Cultural Resource
Monitor(s) shall be onsite during any ground disturbing activities (including
archaeological testing and surveys).
B. Should buried cultural deposits be encountered, the Monitor may request that
destructive construction halt and the Monitor shall notify a Qualified
PLANNING COMMISSION RESOLUTION 2017- 014
CONDITIONS OF APPROVAL - APPROVED
TENTATIVE TRACT MAP 2017-0006 (TTM 37287)
SPECIFIC PLAN 2017-0001 (SPECIFIC PLAN 2003-067, AMENDMENT 4)
SITE DEVELOPMENT PERMIT 2017-0008
ANDALUSIA AT CORAL MOUNTAIN VILLAGE
ADOPTED: September 26, 2017
Page 17 OF 31
Archaeologist (Secretary of the Interior's Standards and Guidelines) to
investigate and, if necessary, prepare a mitigation plan for submission to the
State Historic Preservation Officer and the Agua Caliente Tribal Historic
Preservation Office.
SITE DEVELOPMENT PERMIT 2017-0008
GENERAL
79. 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.
Site Development Permit 2017-0008 shall comply with all applicable conditions and/or
mitigation measures for the following related approval:
Environmental Assessment 2003-483
Tentative Parcel Map 37287
80. In the event of any conflict(s) between approval conditions and/or provisions of these
approvals, the Design and Development Director shall adjudicate the conflict by
determining the precedence.
81. Site Development Permit 2017-008 shall expire on September 26, 2019 and shall
become null and void in accordance with La Quinta Municipal Code (LQMC) Section
9.200.080, unless a building permit has been issued. A time extension may be
requested per LQMC Section 9.200.080.
82. 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 Public Works Development Division (Grading Permit, Green Sheet
(Public Works Clearance) for Building Permits, Water Quality Management
Plan(WQMP) Exemption Form - Whitewater River Region, Improvement Permit)
Design & Development Department
• Riverside Co. Environmental Health Department
Coachella Valley Unified School District
PLANNING COMMISSION RESOLUTION 2017- 014
CONDITIONS OF APPROVAL - APPROVED
TENTATIVE TRACT MAP 2017-0006 (TTM 37287)
SPECIFIC PLAN 2017-0001 (SPECIFIC PLAN 2003-067, AMENDMENT 4)
SITE DEVELOPMENT PERMIT 2017-0008
ANDALUSIA AT CORAL MOUNTAIN VILLAGE
ADOPTED: September 26, 2017
Page 18 OF 31
■ Coachella Valley Water District (CVWD)
Imperial Irrigation District (IID)
■ California Water Quality Control Board (CWQCB)
• State Water Resources Control Board
■ SunLine Transit Agency
• SCAQMD Coachella Valley
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
improvement plans for City approval.
83. 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 Discharge Identification (WDID) number to the City prior to the issuance of a
grading or building permit.
84. 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 and 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
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).
PLANNING COMMISSION RESOLUTION 2017- 014
CONDITIONS OF APPROVAL - APPROVED
TENTATIVE TRACT MAP 2017-0006 (TTM 37287)
SPECIFIC PLAN 2017-0001 (SPECIFIC PLAN 2003-067, AMENDMENT 4)
SITE DEVELOPMENT PERMIT 2017-0008
ANDALUSIA AT CORAL MOU-NTAIN VILLAGE
ADOPTED: September 26, 2017
Page 19 OF 31
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 on an Erosion Control Plan 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 inclusion in the Homeowners' Association (HOA) Conditions, Covenants, and
Restrictions (CC&Rs), a requirement for the perpetual maintenance and operation
of all post -construction BMPs as required and the applicant shall execute and
record an agreement that provides for the perpetual maintenance and operation
of all post -construction BMPs as required.
85. 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.
86. 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
87. 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.
PLANNING COMMISSION RESOLUTION 2017- 014
CONDITIONS OF APPROVAL - APPROVED
TENTATIVE TRACT MAP 2017-0006 (TTM 37287)
SPECIFIC PLAN 2017-0001 (SPECIFIC PLAN 2003-067, AMENDMENT 4)
SITE DEVELOPMENT PERMIT 2017-0008
ANDALUSIA AT CORAL MOUNTAIN VILLAGE
ADOPTED: September 26, 2017
Page 20 OF 31
88. 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 development.
89. 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.
90. The applicant shall retain for private use all private 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.
91. The private street rights-of-way to be retained for private use required for this
development include:
A. PRIVATE STREETS
2) Lots A, B, and C - Private Residential Streets measured at gutter flow line
to gutter flow line shall have a 36 -foot travel width. The travel width may
be reduced to 32 feet with parking restricted to one side, and 28 feet if on -
street parking is prohibited, and provided there is adequate off-street
parking for residents and visitors, and the applicant establishes provisions
for ongoing enforcement of the parking restriction in the CC&R's. The
CC&R's shall be reviewed and approved by the Design and Development
Department prior to recordation.
Property line shall be placed at the back of curb similar to the lay out shown on
the (preliminary grading plan/tentative map) and the typical street section
shown in the tentative map. Use of smooth curves instead of angular lines at
property lines is recommended.
92. Right-of-way geometry for standard knuckles and property line corner cut-backs at curb
returns shall conform to Riverside County Standard Drawings #801, and #805,
respectively, unless otherwise approved by the City Engineer.
93. When the City Engineer determines that access rights to the proposed street rights-of-
way shown on the approved Site Development Permit are necessary prior to approval of
the improvements dedicating such rights-of-way, the applicant shall grant the
necessary rights -of --way within 60 days of a written request by the City.
94. The applicant shall offer for dedication those easements necessary for the placement
PLANNING COMMISSION RESOLUTION 2017- 014
CONDITIONS OF APPROVAL - APPROVED
TENTATIVE TRACT MAP 2017-0006 (TTM 37287)
SPECIFIC PLAN 2017-0001 (SPECIFIC PLAN 2003-067, AMENDMENT 4)
SITE DEVELOPMENT PERMIT 2017-0008
ANDALUSIA AT CORAL MOUNTAIN VILLAGE
ADOPTED: September 26, 2017
Page 21 OF 31
of, and access to, utility lines and structures, drainage basins, mailbox clusters, park
lands, and common areas.
95. 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.
96. 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
97. 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.
98. 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
flowline 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.
99. The applicant shall construct the following street improvements:
E. PRIVATE STREETS
3) Lots A, B, and C - Private Residential Streets measured at gutter flow line
to gutter flow line shall have a 36 -foot travel width. The travel width may
be reduced to 32 feet with parking restricted to one side, and 28 feet if on -
street parking is prohibited, and provided there is adequate off-street
parking for residents and visitors, and the applicant establishes provisions
for ongoing enforcement of the parking restriction in the CC&R's. The
CC&R's shall be reviewed and approved by the Design and Development
Department prior to recordation.
4) The location of driveways of corner lots shall not be located within the
curb return and away from the intersection when possible.
F. PRIVATE CUL DE SACS
2) Shall be constructed according to the lay -out shown on the preliminary
PLANNING COMMISSION RESOLUTION 2017- 014
CONDITIONS OF APPROVAL - APPROVED
TENTATIVE TRACT MAP 2017-0006 (TTM 37287)
SPECIFIC PLAN 2017-0001 (SPECIFIC PLAN 2003-067, AMENDMENT 4)
SITE DEVELOPMENT PERMIT 2017-0008
ANDALUSIA AT CORAL MOUNTAIN VILLAGE
ADOPTED: September 26, 2017
Page 22 OF 31
grading plan, except for minor revisions as may be required by the City
Engineer.
G. KNUCKLE
2) Construct the knuckle to conform to the lay -out shown in the preliminary
grading plan, except for minor revisions as may he required by the City
Engineer.
H. Emergency Turn Around
2) Shall be constructed to conform to the lay -out shown on the preliminary
grading plan, except for minor revisions as may be required by the City
Engineer.
100. The applicant shall extend improvements beyond the subdivision 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).
101. 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 3.0" a.c./4.5" c.a.b.
or the approved equivalents of alternate materials.
102. 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.
103. 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.
104. Standard knuckles and corner cut-backs shall conform to Riverside County Standard
Drawings #801 and #805, respectively, unless otherwise approved by the City Engineer.
105. Improvements shall be designed and constructed in accordance with City adopted
PLANNING COMMISSION RESOLUTION 2017- 014
CONDITIONS OF APPROVAL - APPROVED
TENTATIVE TRACT MAP 2017-0006 (TTM 37287)
SPECIFIC PLAN 2017-0001 (SPECIFIC PLAN 2003-067, AMENDMENT 4)
SITE DEVELOPMENT PERMIT 2017-0008
ANDALUSIA AT CORAL MOUNTAIN VILLAGE -
ADOPTED: September 26, 2017
Page 23 OF 31
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," refers to persons currently certified or licensed to practice their
respective professions in the State of California.
106. 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).
107. 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.
F. On -Site Street Improvements/Signing & Striping/Storm Drain Plan
G. PM -10 Plan
H. Erosion Control Plan
1" = 40' Horizontal, 1"= 4' Vertical
1" = 40' Horizontal
1" = 40' Horizontal
I. WQMP (Plan submitted in Report Form)
NOTE: A through C to be submitted concurrently
(Separate Storm Drain Plans if applicable)
J. On -Site Residential Precise Grading Plan
1" = 30' Horizontal
Other engineered improvement plans prepared for City approval that are not listed
above shall be prepared in formats approved by the City Engineer prior to commencing
plan preparation.
"On -Site Precise Grading" plan is required to be submitted for approval by the Building
Official, Planning Manager and the City Engineer.
PLANNING COMMISSION RESOLUTION 2017- 014
CONDITIONS OF APPROVAL - APPROVED
TENTATIVE TRACT MAP 2017-0006 (TTM 37287)
SPECIFIC PLAN 2017-0001 (SPECIFIC PLAN 2003-067, AMENDMENT 4)
SITE DEVELOPMENT PERMIT 2017-0008
ANDALUSIA AT CORALMOUNTAINVILLAGE -
ADOPTED: September 26, 2017
Page 24 OF 31
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.
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.
"On -Site Precise Grading Plan" 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.
108. The City maintains standard plans, detail sheets and/or construction notes for elements
of construction which can be accessed via the Public Works Development "Plans, Notes
and Design Guidance" section of the City website (www.lo-quinta.org). Please navigate
to the Design and Development home page and look for the Standard Drawings
hyperlink.
109. The applicant shall furnish a complete set of the mylars of all approved improvement
plans on a storage media acceptable to the City Engineer.
110. 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 (EOR) 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 EOR
may submit a letter attesting to said fact to the City Engineer in lieu of mylar submittal.
IMPROVEMENT SECURITY AGREEMENTS
111. 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.
112. Depending on the timing of the development of this Site Development Permit, and the
PLANNING COMMISSION RESOLUTION 2017- 014
CONDITIONS OF APPROVAL - APPROVED
TENTATIVE TRACT MAP 2017-0006 (TTM 37287)
SPECIFIC PLAN 2017-0001 (SPECIFIC PLAN 2003-067, AMENDMENT 4)
SITE DEVELOPMENT PERMIT 2017-0008
ANDALUSIA -AT CORAL MOUNTAIN VILLAGE
ADOPTED: September 26, 2017
Page 25 OF 31
status of the off-site improvements at the time, the applicant may be required to:
F. Construct certain off-site improvements.
G. Construct additional off-site improvements, subject to the reimbursement of its
costs by others.
H. Reimburse others for those improvements previously constructed that are
considered to be an obligation of this site development permit.
I. Secure the costs for future improvements that are to be made by others.
J. 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 in the first phase of construction or by the issuance of
the 20% Building Permit.
In the event that any of the improvements required for this development are
constructed by the City, the applicant shall, prior to the approval of the Final Map, or the
issuance of any permit related thereto, reimburse the City for the costs of such
improvements.
113. If the applicant elects to utilize the secured agreement alternative, 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.
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.
114. Should the applicant fail to construct the improvements for the development, or fail to
satisfy its obligations for the development in a timely manner, the City shall have the
right to halt issuance of building permits, and/or final building inspections, withhold
other approvals related to the development of the project, or call upon the surety to
complete the improvements.
GRADING
115. The applicant shall comply with the provisions of LQMC Section 13.24.050 (Grading
Improvements).
PLANNING COMMISSION RESOLUTION 2017- 014
CONDITIONS OF APPROVAL- APPROVED
TENTATIVE TRACT MAP 2017-0006 (TTM 37287)
SPECIFIC PLAN 2017-0001 (SPECIFIC PLAN 2003-067, AMENDMENT 4)
SITE DEVELOPMENT PERMIT 2017-0008
ANDALUSIA AT CORAL MOUNTAIN VILLAGE
ADOPTED: September 26, 2017
Page 26 OF 31
116. 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.
117. To obtain an approved grading permit, the applicant shall submit and obtain approval of
all of the following:
F. A grading plan prepared by a civil engineer registered in the State of California,
G. A preliminary geotechnical ("soils") report prepared by a professional registered
in the State of California,
H. A Fugitive Dust Control Plan prepared in accordance with LQMC Chapter 6.16,
(Fugitive Dust Control), and
An Erosion Control Plan with Best Management Practices prepared in accordance
with LQMC Sections 8.70.010 and 13.24.170 (NPDES Stormwater Discharge Permit
and Storm Management and Discharge Controls).
J. A WQMP prepared by an authorized 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.
118. 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.
119. 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. 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
PLANNING COMMISSION RESOLUTION 2017- 014
CONDITIONS OF APPROVAL - APPROVED
TENTATIVE TRACT MAP 2017-0006 (TTM 37287)
SPECIFIC PLAN 2017-0001 (SPECIFIC PLAN 2003-067, AMENDMENT 4)
SITE DEVELOPMENT PERMIT 2017-0008
ANDALUSIA AT CORAL MOUNTAIN VILLAGE
ADOPTED: September 26, 2017
Page 27 OF 31
areas adjacent to the curb shall be depressed one and one-half inches (1.5") in the first
eighteen inches (18") behind the curb.
120. Building pad elevations on the rough grading plan submitted for City Engineer's
approval shall conform with pad elevations shown on the preliminary grading plan,
unless the pad elevations have other requirements imposed elsewhere in these
Conditions of Approval.
121. The applicant shall minimize the differences in elevation between the adjoining
properties and the lots within this development.
Where compliance within the above stated limits is impractical, the City may consider
alternatives that are shown to minimize safety concerns, maintenance difficulties and
neighboring -owner dissatisfaction with the grade differential.
122. 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 Preliminary Grading Plan, the applicant shall submit the
proposed grading changes to the City Engineer for a substantial conformance review.
123. 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 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.
DRAINAGE
124. Stormwater handling shall conform with the approved hydrology and drainage report
for Andalusia, Tract Map 31681. Nuisance water shall be disposed of in an approved
manner.
125. 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.
126. Nuisance water shall be retained on site. Nuisance water shall be disposed of per
PLANNING COMMISSION RESOLUTION 2017- 014
CONDITIONS OF APPROVAL - APPROVED
TENTATIVE TRACT MAP 2017-0006 (TTM 37287)
SPECIFIC PLAN 2017-0001 (SPECIFIC PLAN 2003-067, AMENDMENT 4)
SITE DEVELOPMENT PERMIT 2017-0008
ANDALUSIA AT CORAL MOUNTAIN VILLAGE
ADOPTED: September 26, 2017
Page 28 OF 31
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.
127. 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.
128. 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.
129. No fence or wall shall be constructed around any retention basin unless approved by
the Community Development Director and the City Engineer.
130. 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.
131. 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).
132. The design of the development shall not cause any increase in flood boundaries and
levels in any area outside the development.
133. 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.
134. Storm drainage historically received from adjoining property shall be received and
retained or passed through into the historic downstream drainage relief route.
135. 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-
PLANNING COMMISSION RESOLUTION 2017- 014
CONDITIONS OF APPROVAL - APPROVED
TENTATIVE TRACT MAP 2017-0006 (TTM 37287)
SPECIFIC PLAN 2017-0001 (SPECIFIC PLAN 2003-067, AMENDMENT 4)
SITE DEVELOPMENT PERMIT 2017-0008
ANDALUSIA AT CORAL MOUNTAIN VILLAGE -
ADOPTED: September 26, 2017
Page 29 OF 31
0011 and the State Water Resources Control Board's Order No. 2009-0009-DWQ and
Order No. 2010-0014-DWQ.
D. 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. R7-2013-0011.
E. The applicant shall implement the WQMP Design Standards per (CRWQCB-CRB)
Region Board Order No. R7-2013-0011 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.
F. The developer shall execute and record a Stormwater Management/BMP
Facilities Agreement that provides for the perpetual maintenance and operation
of stormwater BMPs.
UTILITIES
136. The applicant shall comply with the provisions of LQMC Section 13.24.110 (Utilities).
137. 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.
138. 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.
139. Underground utilities shall be installed prior to overlying hardscape. For installation of
utilities in existing improved streets, the applicant shall comply with trench restoration
requirements maintained, or required by the City Engineer.
The applicant shall provide certified reports of all utility trench compaction for approval
by the City Engineer.
CONSTRUCTION
PLANNING COMMISSION RESOLUTION 2017- 014
CONDITIONS OF APPROVAL - APPROVED
TENTATIVE TRACT MAP 2017-0006 (TTM 37287)
SPECIFIC PLAN 2017-0001 (SPECIFIC PLAN 2003-067, AMENDMENT 4)
SITE DEVELOPMENT PERMIT 2017-0008
ANDALUSIA AT CORAL MOUNTAIN VILLAGE
ADOPTED: September 26, 2017
Page 30 OF 31
140. 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 lost ten percent of homes within the
development or when directed by the City, whichever comes first.
LANDSCAPE AND IRRIGATION
141. The applicant shall comply with LQMC Sections 13.24.130 (Landscaping Setbacks) &
13.24.140 (Landscaping Plans).
142. The applicant shall provide landscaping in the required setbacks, retention basins, and
common lots.
143. 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).
144. The applicant shall submit final landscape plans for review, processing and approval to
the Design and Development Department, in accordance with the Final Landscape Plan
application process. Design and Development Director approval of the final landscape
plans is required prior to issuance of the first building permit unless the Director
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 Design and Development Director.
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.
If staff determines during final landscaping inspection that adjustments are required in
order to meet the intent of the Planning Commission's approval, the Design and
Development Director shall review and approve any such revisions to the landscape
plan.
MAINTENANCE
145. The applicant shall comply with the provisions of LQMC Section 13.24.160
(Maintenance).
PLANNING COMMISSION RESOLUTION 2017- 014
CONDITIONS OF APPROVAL - APPROVED
TENTATIVE TRACT MAP 2017-0006 (TTM 37287)
SPECIFIC PLAN 2017-0001 (SPECIFIC PLAN 2003-067, AMENDMENT 4)
SITE DEVELOPMENT PERMIT 2017-0008
ANDALUSIA AT CORAL MOUNTAIN VILLAGE
ADOPTED: September 26, 2017
Page 31 OF 31
146. The applicant shall make provisions for the continuous and perpetual maintenance of
common areas, perimeter landscaping up to the curb, access drives, sidewalks, and
stormwater BMPs.
FEES AND DEPOSITS
147. 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).
148. 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.
FIRE
149. For residential areas, approved standard fire hydrants shall be located at each
intersection, with no portion of any lot frontage more than a maximum of 500 feet from
a hydrant. Minimum fire flow for all residential structures shall be 1000 GPM for a 2 -hour
duration at 20 PSI.
150. Prior to issuance of building permits, the water system for fire protection must be
provided as approved by the Fire Department and the local water authority.
151. Blue dot retro -reflector pavement markers shall be located on private streets, public
streets and driveways to indicate location of the fire hydrant per standard number 06-
05 (located at www.rvcfire.ora)
152. Install a complete fire sprinkler system, along with current permit fees, to the Fire
Department for review and approval prior to installation. 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.