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PC Resolution 2016-010PLANNING COMMISSION RESOLUTION 2016 - 010 A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF LA QUINTA, CALIFORNIA, APPROVING A SITE DEVELOPMENT PERMIT FOR TWO COMMUNITY RECREATION AREAS, LANDSCAPING, WALLS, AND ENTRY GATES FOR BELLASENO, A 320 SINGLE-FAMILY RESIDENT LOT DEVELOPMENT TRACT ON APPROXIMATELY 78 ACRES CASE NUMBER: SITE DEVELOPMENT PERMIT 2016-0003 APPLICANT: VTL PALIZADA, LLC WHEREAS, the Planning Commission of the City of La Quinta, California did, on the 28th day of June, 2016, hold a duly noticed Public Hearing to consider a request by VTL Palizada, Inc. for approval of two community recreation areas, landscaping, walls, and entry gates for Bellaseno, a 320 single-family resident lot development tract on approximately 78 acres, generally located on the southeast corner of Monroe Street and Avenue 60, more particularly described as: APN: 764-720-001 thru 076; 764-730-001 thru 081; 764-740-001 thru 080; 764-750- 001 thru 764-750-069; and 764-760-001 thru 764-760-077 WHEREAS, the Design and Development Department published a public hearing notice in The Desert Sun newspaper on June 17, 2016 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 Medium/High Density Residential. The City's General Plan policies relating to residential neighborhoods include recreation facilities accessible to all residents. The proposed recreation facilities for this residential development maintains those policies. 2. Consistency with Zoning Cade The proposed development, as conditioned, is consistent with the development standards of the City's Zoning Code in terms of site plan and landscaping. The site development permit has been conditioned to ensure compliance with the zoning standards of the Medium High Density Planning Commission Resolution 2016-010 Site Development Permit 2016-0003 Applicant: VTL Polizada (Bellaseno) Adopted: June 28, 2016 Page 2 of 3 Residential zoning district and other supplemental standards as established in Title 9 of the La Quinta Municipal Code. 3. Compliance with California Environmental Quality Act The Design and Development Department has determined that the project is consistent with the previously approved findings of Environmental Assessments 2003-492 and 2003-493 for the Tract Maps of the project site, since the current application is consistent with the project evaluated in the previous assessments. Therefore, the Design and Development Department is recommending that the project does not require further environmental review and adheres to the previously adopted Mitigated Negative Declarations. 4. Architectural Design The architecture and layout of the buildings are compatible with, and not detrimental to, the existing surrounding residential and commercial land uses, and is consistent with the development standards in the Municipal Code. The buildings are concluded to be appropriate for the proposed building location, and supplemental design elements appropriately enhance the architecture of the building. 5. Site Design The site design of the project, including project entries, screening, interior and exterior lighting, and other site design elements are compatible with surrounding development and with the quality of design prevalent in the city. 6. LandscaPe- Design The proposed project is consistent with the landscaping standards and implements the standards for landscaping and aesthetics established in the General Plan and Zoning Code. The proposed perimeter wall along with landscape improvements are designed and sized to provide visual appeal while adequately screening the site from public view. 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 2016 - Site Development Permit 2016-0003 Applicant: VTL Palizada Bellaseno Adopted: June 28, 2016 Page 3 of 3 SECTION 2. That it does hereby approve Site Development Permit 2016-0003, 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 28th day of June, 2016, by the following vote: AYES: Commissioners Bettencourt, Blum, Fitzpatrick, Wright and Chairperson Wilkenson NOES: None ABSENT: None ABSTAIN: None r 0 ERT'WILKINSON, Chairperson City of La Quinta, California ATTEST: 4U�&�2 GABRIEL E , Planning Manager City of La Quirita, California PLANNING COMMISSION RESOLUTION 2016-010 CONDITIONS OF APPROVAL- FINAL SITE DEVELOPMENT PERMIT 2016-0003 BELLASENO ADOPTED: June 28, 2016 Page 1 of 12 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 2016-0003 shall expire on June 28, 2018 and shall become null and void in accordance with La Quinta Municipal Section 9.200.080, unless a building permit has been issued. 3. This Site Development Permit 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-quinto.org. 4. Site Development Permit 2016-0003 shall comply with all applicable conditions and/or mitigation measures, which are incorporated by reference herein, for the following related approvals: • Amended Final Map 2015-0001 (Tract Map 31732) Amended Final Tract Map 31733 5. Prior to the issuance of any grading, construction, or building permit by the City, the applicant shall obtain the necessary clearances and/or permits from the following agencies: ■ 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 PLANNING COMMISSION RESOLUTION 2016-010 CONDITIONS OF APPROVAL - FINAL SITE DEVELOPMENT PERMIT 2016-0003 BELLASENO ADOPTED: June 28, 2016 Page 2 of 12 Riverside County Environmental Health Department Coachella Valley Unified School District Coachella Valley Water District (CVWD) Imperial Irrigation District (IID) ® California Water Quality Control Board (CWQCB) 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 the requirements include approval of improvement plans, the applicant shall furnish proof of such approvals when submitting those improvements plans for City approval. 6. The applicant shall comply with applicable provisions of the City's NPDES stormwater discharge permit, Sections 8.70.010 et seq. (Stormwater Management and Discharge Controls), and 13.24.170 (Clean Air/Clean Water), LQMC; Riverside County Ordinance No. 457; and the State Water Resources Control Board's Order No. 99-08-DWQ. A project -specific NPDES construction permit must be obtained by the applicant; and 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 prior to the issuance of a grading or site construction permit by the City. 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. PLANNING COMMISSION RESOLUTION 2016-010 CONDITIONS OF APPROVAL - FINAL SITE DEVELOPMENT PERMIT 2016-0003 BELLASENO ADOPTED: June 28, 2016 Page 3 of 12 C. The applicant's SWPPP shall include provisions for all of the following Best Management Practices ("BMPs") (8.70.020 (Definitions), LQMC): 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 approved SWPPP and BMPs shall remain in effect for the entire duration of project construction until all improvements are completed and accepted by the City. F. The owner shall execute and record an agreement that provides for the perpetual maintenance and operation of all post -construction BMPs as required. 7. Permits issued under this approval shall be subject to the provisions of the Infrastructure Fee Program and Development Impact Fee program in effect at the time of issuance of building permit(s). 8. Developer shall reimburse the City, within thirty (30) days of presentment of the invoice, all costs and actual attorney's fees incurred by the City Attorney to review, negotiate and/or modify any documents or instruments required by these conditions, if Developer requests that the City modify or revise any documents or instruments prepared initially by the City to effect these conditions. This obligation shall be paid in the time noted above without deduction or offset and Developer's failure to make such payment shall be a material breach of the Conditions of Approval. PLANNING COMMISSION RESOLUTION 2016-010 CONDITIONS OF APPROVAL - FINAL SITE DEVELOPMENT PERMIT 2016-0003 BELLASENO ADOPTED: June 28, 2016 Page 4 of 12 9. Developer shall reimburse the City, within thirty (30) days of presentment of the invoice, all costs and actual consultant's fees incurred by the City for engineering and/or surveying consultants to review and/or modify any documents or instruments required by this project. This obligation shall be paid in the time noted above without deduction or offset and Developer's failure to make such payment shall be a material breach of the Conditions of Approval. PROPERTY RIGHTS 10. Prior to issuance of any permit(s), the applicant shall acquire or confer easements and other property rights necessary for the construction or proper functioning of the proposed development. Conferred rights shall include irrevocable offers to dedicate or grant access easements to the City for emergency services and for maintenance, construction and reconstruction of essential improvements. Pursuant to the aforementioned condition, conferred rights shall include approvals from the 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 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 and ACCESS POINTS 12. 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 so that ADA accessibility issues can be evaluated. PLANNING COMMISSION RESOLUTION 2016-010 CONDITIONS OF APPROVAL - FINAL SITE DEVELOPMENT PERMIT 2016-0003 BELLASENO ADOPTED: June 28, 2016 Page 5 of 12 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. Entry drives, main interior circulation routes, corner cutbacks, 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. 13. General access points and turning movements of traffic to on site private streets are limited to the access locations approved for SDP 2016-0003 and these conditions of approval. 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. Loading Areas 6" P.C.C./4" 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 PLANNING COMMISSION RESOLUTION 2016-010 CONDITIONS OF APPROVAL- FINAL SITE DEVELOPMENT PERMIT 2016-0003 BELLASENO ADOPTED: June 28, 2016 Page 6 of 12 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. 18. 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. MPROVEMENT PLAN 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. 19. Improvement plans shall be prepared by or under the direct supervision of qualified engineers and/or architects, as appropriate, and shall comply with the provisions of Section 13.24.040 (Improvement Plans), LQMC. 20. The following improvement plans shall be prepared and submitted for review and approval by the Public Works Department. A separate set of plans for each line item specified below shall be prepared. The plans shall utilize the minimum scale specified, unless otherwise authorized by the City Engineer in writing. Plans may be prepared at a larger scale if additional detail or plan clarity is desired. Note, the applicant may be required to prepare other improvement plans not listed here pursuant to improvements required by other agencies and utility purveyors. On -Site Precise Grading Plan 1" = 40' Horizontal PM10 Plan 1" = 40' Horizontal NOTE: A through B to be submitted concurrently. (Separate Storm Drain Plans if applicable) PLANNING COMMISSION RESOLUTION 2016-010 CONDITIONS OF APPROVAL - FINAL SITE DEVELOPMENT PERMIT 2016-0003 BELLASENO ADOPTED: June 28, 2016 Page 7 of 12 Other engineered improvement plans prepared for City approval that are not listed above shall be prepared in formats approved by the City Engineer prior to commencing plan preparation. All plans shall show all existing improvements for a distance of at least 200 feet beyond the project limits, or a distance sufficient to show any required design transitions. All On -Site Signing & Striping Plans shall show, at a minimum; Stop Signs, Limit Lines and Legends, No Parking Signs, Raised Pavement Markers (including Blue RPMs at fire hydrants) and Street Name Signs per Public Works Standard Plans and/or as approved by the Engineering Department. Grading plans shall normally include perimeter walls with Top Of Wall & Top Of Footing elevations shown. All footings shall have a minimum of one (1) foot of cover, or sufficient cover to clear any adjacent obstructions. "Street Parking" shall include appropriate signage to implement the "No Parking" concept, or alternatively an on -street parking policy shall be included in the CC & R's subject to City Engineer's Approval. The parking plan or CC & R's shall be submitted concurrently with the Street Improvement Plans. 21. The City maintains standard plans, detail sheets and/or construction notes for elements of construction which can be accessed via the Online Engineering Library at the City website (www.la-quinta.org). Navigate to the Public Works Department home page and look for the Standard Drawings hyperlink. 22. The applicant shall furnish a complete set of the mylars of all approved improvement plans on a storage media acceptable to the City Engineer. 23. Upon completion of construction, and prior to final acceptance of the improvements by the City, the applicant shall furnish the City with reproducible record drawings of all improvement plans which were approved by the City. Each sheet shall be clearly marked "Record Drawing" and shall be stamped and signed by the engineer or surveyor certifying to the accuracy and completeness of the drawings. The applicant shall have all approved mylars previously submitted to the City, revised to reflect the as -built conditions. The applicant shall employ or retain the Engineer of Record during the construction phase of the project so that the EOR can make site visits in support of preparing "Record Drawing". However, if PLANNING COMMISSION RESOLUTION 2016-010 CONDITIONS OF APPROVAL - FINAL SITE DEVELOPMENT PERMIT 2016-0003 BELLASENO ADOPTED: June 28, 2016 Page 8of12 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 24. The applicant shall comply with the provisions of Section 13.24.050 (Grading Improvements), LQMC. 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 qualified engineer or architect, B. A preliminary geotechnical ("soils") report prepared by a qualified engineer, C. A Fugitive Dust Control Plan prepared in accordance with Chapter 6.16, (Fugitive Dust Control), LQMC, and D. A Best Management Practices report prepared in accordance with Sections 8.70.010 and 13.24.170 (NPDES stormwater discharge permit and Storm Management and Discharge Controls), LQMC. All grading shall conform to the recommendations contained in the Preliminary Soils Report, and shall be certified as being adequate by a soils engineer, or by an engineering geologist. 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. 26. 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. 27. 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) PLANNING COMMISSION RESOLUTION 2016-010 CONDITIONS OF APPROVAL- FINAL SITE DEVELOPMENT PERMIT 2016-0003 BELLASENO ADOPTED: June 28, 2016 Page 9 of 12 except as otherwise modified by this condition requirement. The maximum slope shall not exceed 3:1 anywhere in the landscape setback area, except for the backslope (i.e. the slope at the back of the landscape lot) which shall not exceed 2:1 if fully planted with ground cover. The maximum slope in the first six (6) feet adjacent to the curb shall not exceed 4:1 when the nearest edge of sidewalk is within six (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. 28. Building pad elevations on the rough grading plan submitted for City Engineer's approval shall conform with pad elevations shown on the SDP exhibits, unless the pad elevations have other requirements imposed elsewhere in these Conditions of Approval. 29. 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 SDP exhibits, the applicant shall submit the proposed grading changes to the City Staff for a substantial conformance finding review. 30. Prior to the issuance of a building permit for any building lot, the applicant shall provide a lot pad certification stamped and signed by a qualified engineer or surveyor. Each pad certification shall list the pad elevation as shown on the approved grading plan, the actual pad elevation and the difference between the two, if any. Such pad certification shall also list the relative compaction of the pad soil. The data shall be organized by lot number, and listed cumulatively if submitted at different times. DRAINAGE 31. Stormwater handling shall conform with the approved hydrology and drainage report for Bellaseno, TM 31732 and 31733. 32. The applicant and shall comply with the provisions of Section 13.24.120 (Drainage), LQMC, Engineering Bulletin No. 97-03, Engineering Bulletin - Hydrology Report with Preliminary Hydraulic Report Criteria for Storm Drain Systems and PLANNING COMMISSION RESOLUTION 2016-010 CONDITIONS OF APPROVAL - FINAL SITE DEVELOPMENT PERMIT 2016-0003 BELLASENO ADOPTED: June 28, 2016 Page 10 of 12 Engineering Bulletin - 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 tributary drainage area shall extend to the centerline of adjacent public streets. The design storm shall be either the 1 -hour, 3 -hour, 6 -hour or 24-hour event producing the greatest total run off. 33. 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. UTILITIES 34. The applicant shall comply with the provisions of Section 13.24.110 (Utilities), LQMC. 35. The applicant shall obtain the approval of the City Engineer for the location of all utility lines within any right-of-way, and all aboveground 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. 36. Existing overhead utility lines within, or adjacent to the proposed development, and all proposed utilities shall be installed underground. 37. 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 38. 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, PLANNING COMMISSION RESOLUTION 2016-010 CONDITIONS OF APPROVAL - FINAL SITE DEVELOPMENT PERMIT 2016-0003 BELLASENO ADOPTED: June 28, 2016 Page 11 of 12 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 39. The applicant shall comply with Sections 13.24.130 (Landscaping Setbacks) & 13.24.140 (Landscaping Plans), LQMC. 40. The applicant shall provide landscaping in the required setbacks, retention basins, common lots and park areas. 41. Landscape and irrigation plans for landscaped lots and setbacks, medians, retention basins, and parks shall be signed and stamped by a licensed landscape architect. 42. Final landscaping plans for all perimeter areas shall be reviewed and approved at a Public Hearing by the Planning Commission. 43. The applicant shall submit the landscape plans for approval to plan checking by the Planning Division. When plan checking has been completed by the Planning Division, the applicant shall obtain the signatures of CVWD and the Riverside County Agricultural Commissioner, prior to submittal for signature by the Planning Manager and the City Engineer. NOTE: Plans are not approved for construction until signed by both the Planning Manager and the City Engineer. 44. Landscape areas shall have permanent irrigation improvements meeting the requirements of the Planning Manager and the City Engineer. Use of lawn areas shall be minimized with no lawn, or spray irrigation, being placed within 18 inches of curbs along public streets. 45. The applicant or his agent has the responsibility for proper sight distance requirements per guidelines in the AASHTO "A Policy on Geometric Design of Highways and Streets, 5th Edition or latest, in the design and/or installation of all landscaping and appurtenances abutting and within the private and public street right-of-way. PLANNING COMMISSION RESOLUTION 2016-010 CONDITIONS OF APPROVAL- FINAL SITE DEVELOPMENT PERMIT 2016-0003 BELLASENO ADOPTED: June 28, 2016 Page 12 of 12 46. The landscaping design of all retention basins in the southern tract shall be consistent with the design of retention basins in the northern tract. MAINTENANCE 47. The applicant shall comply with the provisions of Section 13.24.160 (Maintenance), LQMC. 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. FEES AND DEPOSITS 49. The applicant shall comply with the provisions of Section 13.24.180 (Fees and Deposits), LQMC. 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. PLANNING 50. The applicant shall include additional trees that provide shade and/or a shaded structure in the parking areas. Layout and design shall be reviewed as part of the Final Landscaping Plan process. 51. The applicant shall use smooth stucco on the recreation buildings and incorporate rounded corner features on exterior edges of the buildings with greater visibility. 52. The applicant shall include water facilities and/or amenities (i.e. drinking fountains) along the hiking trails for pedestrians and pets.