PC Resolution 2012-024PLANNING COMMISSION RESOLUTION 2012-024
A RESOLUTION OF THE PLANNING COMMISSION OF THE
CITY OF LA QUINTA, CALIFORNIA, RECOMMENDING TO
THE CITY COUNCIL APPROVAL OF TENTATIVE PARCEL
MAP 36405, SUBDIVIDING APPROXIMATELY 9.5 ACRES
INTO TWO PARCELS FOR THE LA QUINTA RETIREMENT
COMMUNITY
CASE: TENTATIVE PARCEL MAP 36405
APPLICANT: LENITY GROUP, LLC
WHEREAS, the Planning Commission of the City of La Quinta,
California did, on the 25' day of September, 2012, hold a duly noticed public
hearing to consider a request by Lenity Group, LLC to subdivide approximately 9.5
acres into two parcels, generally located on Seeley Drive, East of Washington
Street, South of Miles Avenue, more particularly described as:
APN: 604-630-027
WHEREAS, the Planning Department published a public hearing notice
in The Desert Sun newspaper on September 14, 2012 as prescribed by the
Municipal Code. Public hearing notices were also mailed to all property owners
within 500 feet of the site; and,
WHEREAS, the La Quinta Planning Department has prepared
Environmental Assessment 201 1-617 for this project, in compliance, with the
requirements of the California Environmental Quality Act (CEQA). The Planning
Director has determined that although the proposed project could have a significant
effect on the environment, there will not be a significant effect in this case because
revisions in the project have been made by or agreed to by the project proponent
and mitigation measures have been incorporated. Therefore, the Planning Director
is recommending that a Mitigated Negative Declaration of environmental impact
and associated Mitigation Monitoring Program be certified; and,
WHEREAS, upon hearing and considering all testimony and arguments,
if any, of all interested persons desiring to be heard, said Planning Commission did
find the following facts, findings, and reasons to justify recommending to the City
Council approval of said Tentative Parcel Map 36405:
A. The proposed Tentative Parcel Map 36405 is consistent with the City's
General Plan, with the implementation of Conditions of Approval. The
project density of approximately 10 units per acre is consistent with the
Planning Commission Resolution 2012-024
Tentative Parcel Map 36405
Lenity Group, LLC
Page 2
Medium High Density Residential land use designation of up to 12
dwelling units per acre, as set forth in the General Plan.
B. The design and improvements of the proposed Tentative Parcel Map
36405 are consistent with the City's General Plan, to provide for
adequate storm water drainage, and other infrastructure improvements
with the implementation of recommended conditions of approval to
ensure proper street widths, storm drainage facilities, and timing of their
construction.
C. The La Quinta Planning Department has prepared Environmental
Assessment 2011-617 for this project, in compliance with the
requirements of the California Environmental Quality Act (CEQA). The
Planning Director has determined that although the proposed project
could have a significant effect on the environment, there will not be a
significant effect in this case because revisions in the project have been
made by or agreed to by the project proponent and mitigation measures
have been incorporated. Therefore, the Planning Director is
recommending that a Mitigated Negative Declaration of environmental
impact and associated Mitigation Monitoring Program be certified.
D. The design of Tentative Parcel Map 36405 and type of improvements are
not likely to cause serious public health problems, in that this issue was
considered in Environmental Assessment 2011-617, in which no
significant health or safety impacts were identified for the proposed
project.
E. The site of the proposed Tentative Parcel Map 36405 is physically
suitable for the type of development. and density of the development.
The proposed development plans for the site are congregate care and
assisted living/memory care facilities; the land is level and is therefore
able to accommodate such uses.
F. As conditioned, the proposed Tentative Parcel Map 36405 is consistent
with all applicable provisions of the La Quinta Zoning Ordinance and
Subdivision Regulations, including, but not limited to, minimum lot area
requirements, any other applicable provisions of the La Quinta Municipal
Code, and the Subdivision Map Act.
G. As conditioned, the design of Tentative Parcel Map 36421 will not
Planning Commission Resolution 2012-024
Tentative Parcel Map 36405
Lenity Group, LLC
Page 3
conflict with easements, acquired by the public -at -large, for access
through, or use of property within the proposed subdivision.
NOW THEREFORE, BE IT RESOLVED by the Planning Commission of
the City of La Quinta, California, as follows:
1. That the above recitations are true and correct and constitute the findings
of said Planning Commission in this case; and
2. That the Planning Commission does hereby recommend approval of
Tentative Parcel Map 36405 to the City Council for the reasons set forth
in this Resolution, subject to the attached Conditions of Approval.
PASSED, APPROVED and ADOPTED at a regular meeting of the La
Quinta Planning Commission held on this 25`" day of September, 2012, by the
following vote to wit:
AYES: Commissioners Alderson, Weber, Wilkinson, Wright, and Chairperson
Barrows
JCd���[.TrT-7
ABSENT: None
ABSTAIN: None
Q
zS JQXNSON, Planning Director
ity of La Quinta, California
KA IE BARROW9, Chairperson
City of La Quinta, California
PLANNING COMMISSION RESOLUTION 2012-024
CONDITIONS OF APPROVAL - ADOPTED
TENTATIVE PARCEL MAP 36405
LA QUINTA RETIREMENT COMMUNITY
SEPTEMBER 25, 2012
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, 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. Site Development Permit 201 1-921 shall comply with all applicable
conditions and/or mitigation measures for the following related approvals:
Environmental Assessment 2011-617
Specific Plan 2001-055 Amendment 3
Tentative Parcel Map 36405
In the event of any conflict(s) between approval conditions and/or provisions
of these approvals, the Planning Director shall adjudicate the conflict by
determining the precedence.
3. The Site Development Permit shall be expire two years from the date of City
Council approval, and shall become null and void in accordance with La
Quinta Municipal Code Section 9.210.010, unless a building permit has been
issued. A time extension may be requested per LQMC Section 9.200.080.
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:
e Riverside County Fire Marshal
e La Quinta Public Works Department (Grading Permit, Green Sheet
(Public Works Clearance) for Building Permits, Improvement Permit)
e La Quinta Planning Department
e Riverside Co. Environmental Health Department
e Desert Sands Unified School District (DSUSD)
e Coachella Valley Water District (CVWD)
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PLANNING COMMISSION RESOLUTION 2012-024
CONDITIONS OF APPROVAL - ADOPTED
TENTATIVE PARCEL MAP 36405
LA QUINTA RETIREMENT COMMUNITY
SEPTEMBER 25, 2012
• Imperial Irrigation District (IID)
• California Regional Water Quality Control Board (CRWQCB)
e State Water Resources Control Board
• SunLine Transit Agency (SunLine)
• South Coast Air Quality Management District Coachella Valley
(SCAQMD)
The applicant is responsible for all requirements of the permits and/or
clearances from the above listed agencies. When these requirements include
approval of improvement plans, the applicant shall furnish proof of such
approvals when submitting those improvements plans for City approval.
5. FOR ALL CONSTRUCTION SITES ONE (1) ACRE OR MORE: Coverage under
the State of California Construction General Permit must be obtained by the
applicant; who then shall submit a copy of the Regional Water Quality
Control Board's ("RWQCB") acknowledgment of the applicant's Notice of
Intent ("NOI") and Waste Discharger Identification (WDID) number to the
City prior to the issuance of a grading, building permit, or encroachment
permit.
6. The applicant shall comply with applicable provisions of the City's NPDES
stormwater discharge permit, LQMC Sections 8.70.010 at seq. (Stormwater
Management and Discharge Controls), and 13.24.170 (Clean Air/Clean
Water); Riverside County Ordinance No. 457; the California Regional Water
Quality Control Board — Colorado River Basin Region Board Order No. R7-
2008-0001 and the State Water Resources Control Board's Order No. 2009-
0009-DWQ and Order No. 2010-0014-DWQ.
A. For construction activities including clearing, grading or excavation of
land that disturbs one (1) acre or more of land, or that disturbs less
than one (1) acre of land, but which is a part of a construction project
that encompasses more than one (1) acre of land, the Permitee shall
be required to submit a Storm Water Pollution Protection Plan
("SWPPP") to the State Water Resources Control Board.
The applicant or design professional can obtain the California
Stormwater Quality Association SWPPP template at
www.cabmphandbooks.com for use in their SWPPP preparation.
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PLANNING COMMISSION RESOLUTION 2012-024
CONDITIONS OF APPROVAL - ADOPTED
TENTATIVE PARCEL MAP 36405
LA QUINTA RETIREMENT COMMUNITY
SEPTEMBER 25, 2012
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.
E. All erosion and sediment control BMPs proposed by the applicant shall
be approved by the City Engineer prior to any onsite or offsite grading,
pursuant to this project.
F. The 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.
G. The provision for the funding and perpetual maintenance and operation
of all post -construction BMPs is required.
7. Permits issued under this approval shall be subject to the provisions of the
Development Impact Fee program in effect at the time of issuance of building
permit(s).
8. Approval of this Site Development Permit shall not be construed as approval
for any horizontal dimensions implied by any site plans or exhibits unless
specifically identified in the following conditions of approval.
9. . Developer shall reimburse the City, within thirty (30) days of presentment of
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PLANNING COMMISSION RESOLUTION 2012-024
CONDITIONS OF APPROVAL - ADOPTED
TENTATIVE PARCEL MAP 36405
LA QUINTA RETIREMENT COMMUNITY
SEPTEMBER 25, 2012
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.
10. 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
11. Prior to issuance of any permit(s), the applicant shall acquire or confer
easements and other property rights necessary for proper functioning of the
proposed development. Conferred rights shall include irrevocable offers to
dedicate or grant access easements to the City for emergency services and
for maintenance, construction and reconstruction of essential improvements.
Said conferred rights shall also include grant of access easement to the City
of La Quinta for the purpose of graffiti 'removal by City staff or assigned
agent in perpetuity and agreement to the method to remove graffiti and to
paint over to best match existing. The applicant shall establish the
aforementioned requirements in the CC&R's for the development or other
agreements as approved by the City Engineer. Pursuant to the
aforementioned, the applicant shall submit and execute an
"AUTHORIZATION TO REMOVE GRAFFITI FROM PRIVATE PROPERTY" form
located at the Public Works Department Counter prior to Certificate of
Occupancy.
12. Pursuant to the aforementioned condition, conferred rights shall include
approvals from the master developer 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
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PLANNING COMMISSION RESOLUTION 2012-024
CONDITIONS OF APPROVAL - ADOPTED
TENTATIVE PARCEL MAP 36405
LA QUINTA RETIREMENT COMMUNITY
SEPTEMBER 25, 2012
private drive aisles that access public streets and open space/drainage
facilities of the master development.
13. 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.
14. The public street right-of-way offers for dedication required for this
development include:
A. PUBLIC STREETS
1) Entry at the Roundabout on Seeley Drive - An additional right
of way dedication at the project's entry on Seeley Drive shown
as Lot A on the Tentative Parcel Map No. 36405 or as approved
by the City Engineer.
15. 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.
16. Dedications shall include additional widths as necessary for dedicated right
and left turn lanes, bus turnouts, and other features contained in the
approved construction plans.
Pursuant to this requirement, the Applicant shall include in the submittal
packet an offsite street geometric layout, drawn at 1 " equals 40 feet,
detailing the following design aspects: median curb line, outside curb line,
lane line alignment including lane widths, left turn lanes, deceleration lane(s)
and bus stop turnout(s). The geometric layout shall be accompanied with
sufficient professional engineering studies to confirm the appropriate length
of all proposed turn pockets and auxiliary lanes that may impact the right of
way dedication required of the project and the associated landscape setback
requirement.
17. 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
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PLANNING COMMISSION RESOLUTION 2012-024
CONDITIONS OF APPROVAL - ADOPTED
TENTATIVE PARCEL MAP 36405
LA QUINTA RETIREMENT COMMUNITY
SEPTEMBER 25, 2012
applicant shall grant the necessary rights -of -way within 60 days of a written
request by the City.
18. The applicant shall show the following perimeter landscaping setbacks along
all public rights -of -way as on Parcel Map 31116:
A. Seeley Drive (Non -Conforming Collector) - 20-foot from the Public
Right -of -Way
19. Where public facilities (e.g., sidewalks) are placed on privately -owned
setbacks, the applicant shall offer for dedication blanket easements for those
purposes.
20. 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.
21. Direct vehicular access to Seeley Drive is restricted, except for those access
points identified on the Site Development Permit, or as otherwise conditioned
in these conditions of approval.
22. 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.
23. The applicant shall cause no easement to be granted, or recorded, over any
portion of the subject property unless such easement is approved by the City
Engineer.
STREET AND TRAFFIC IMPROVEMENTS
24. 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.
25. 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
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PLANNING COMMISSION RESOLUTION 2012-024
CONDITIONS OF APPROVAL - ADOPTED
TENTATIVE PARCEL MAP 36405
LA QUINTA RETIREMENT COMMUNITY
SEPTEMBER 25, 2012
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.
26. The applicant shall construct the following street improvements to conform
with the General Plan (street type noted in parentheses.)
A. OFF -SITE STREETS
1) Seeley Drive (Non -conforming Collector, 80' ROW):
No street widening of Seeley Drive is required along the frontages
adjacent to the project site boundaries.
2) Other required improvements in the Seeley Drive right-of-way
and/or adjacent landscape setback area include:
a) All appurtenant components such as, but not limited to:
curb, gutter, traffic control striping, legends, and signs.
The applicant shall extend improvements beyond the project boundaries to
ensure they safely integrate with existing improvements (e.g., grading; traffic
control devices and transitions in alignment, elevation or dimensions of
streets and sidewalks).
The applicant is responsible for construction of all improvements mentioned
above.
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.
PARKING LOTS and ACCESS POINTS
27. 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.
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PLANNING COMMISSION RESOLUTION 2012-024
CONDITIONS OF APPROVAL - ADOPTED
TENTATIVE PARCEL MAP 36405
LA QUINTA RETIREMENT COMMUNITY
SEPTEMBER 25, 2012
B. Cross slopes should be a maximum of 2% where ADA accessibility is
required including accessibility routes between buildings.
C. Building access points shall be shown on the Precise Grading Plans to
evaluate ADA accessibility issues.
D. Accessibility routes to public streets and adjacent development shall
be shown on the Precise Grading Plan.
E. Parking stall lengths shall be according to LQMC Chapter 9.150 and
be a minimum of 17 feet in length with a 2-foot overhang for standard
parking stalls and 18 feet with a 2-foot overhang for handicapped
parking stall or as approved by the City Engineer. One van accessible
handicapped parking stall is required per 8 handicapped parking stalls.
F. Drive aisles between parking stalls shall be a minimum of 26 feet with
access drive aisles to Public Streets a minimum of 28 feet as shown
on the Preliminary Precise Grading Plan or as approved by the City
Engineer.
Entry drives, main interior circulation routes, corner cutbacks, bus turnouts,
dedicated turn lanes, ADA accessibility route to public streets and other
features shown on construction plans may require additional street widths
and other improvements as may be determined by the City Engineer.
28. 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 including the specifications
as identified in the Geotech report prepared for this project dated September
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PLANNING COMMISSION RESOLUTION 2012-024
CONDITIONS OF APPROVAL - ADOPTED
TENTATIVE PARCEL MAP 36405
LA QUINTA RETIREMENT COMMUNITY
SEPTEMBER 25, 2012
12, 2011 identifying 3.5"a.c./ 4" c.a.b. for low traffic and 5"a.c./ 4" c.a.b
for high traffic.the approved equivalents of alternate materials.
29. 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.
30. Improvements shall be designed and constructed in accordance with City
adopted standards, supplemental drawings and specifications, or as
approved by the City Engineer. Improvement plans for streets, access gates
and parking areas shall be stamped and signed by engineers registered in
California.
IMPROVEMENT PLANS
As used throughout these Conditions of Approval, professional titles such as
"engineer," "surveyor," and "architect," refer to persons currently certified or
licensed to practice their respective professions in the State of California.
31. 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).
32. The following improvement plans shall be prepared and submitted for review
and approval by the Public Works Department. A separate set of plans for
each line item specified below shall be prepared. The plans shall utilize the
minimum scale specified, unless otherwise authorized by the City Engineer in
writing. Plans may be prepared at a larger scale if additional detail or plan
clarity is desired. Note, the applicant may be required to prepare other
improvement plans not listed here pursuant to improvements required by
other agencies and utility purveyors.
A. On -Site Commercial Precise Grading Plan 1 " = 20'
Horizontal
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PLANNING COMMISSION RESOLUTION 2012-024
CONDITIONS OF APPROVAL - ADOPTED
TENTATIVE PARCEL MAP 36405
LA QUINTA RETIREMENT COMMUNITY
SEPTEMBER 25, 2012
B. PM10 Plan 1" = 40'
Horizontal
C. WQMP (Plan submitted in Report Form)
NOTE: A through C to be submitted concurrently.
D. Off -Site Street Improvement/Storm Drain Plan
1 " = 40' Horizontal, 1 " = 4' Vertical
E. Off -Site Signing and Striping Plan 1 " = 40'
Horizontal
The Off -Site street improvement plans shall have separate plan
sheet(s) (drawn at 20 scale) that show the meandering sidewalk,
mounding, and berming design in the combined parkway and
landscape setback area. '
NOTE: D through E to be submitted concurrently.
(Separate Storm Drain Plans if applicable)
Other engineered improvement plans prepared for City approval that are not
listed above shall be prepared in formats approved by the City Engineer prior
to commencing plan preparation.
All Off -Site Plan & Profile Street Plans and Signing & Striping Plans shall
show all existing improvements for a distance of at least 200-feet beyond
the project limits, or a distance sufficient to show any required design
transitions.
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.
Precise Grading plans shall normally include all on -site surface improvements
including but not limited to finish grades for curbs & gutters, building floor
elevations, wall elevations, parking lot improvements and ADA requirements.
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CONDITIONS OF APPROVAL - ADOPTED
TENTATIVE PARCEL MAP 36405
LA QUINTA RETIREMENT COMMUNITY
SEPTEMBER 25, 2012
33. The City maintains standard plans, detail sheets and/or construction notes
for elements of construction which can be accessed via the "Plans, Notes
and Design Guidance" section of the Public Works Department at the City
website (www.la-quinta.org). Please navigate to the Public Works
Department home page and look for the Standard Drawings hyperlink.
34. r The applicant shall furnish a complete set of all approved improvement plans
on a storage media acceptable to the City Engineer (currently mylars).
35. Upon completion of construction, and prior to final acceptance of the
improvements by the City, the applicant shall furnish the City with
reproducible record drawings of all improvement plans which were approved
by the City. Each sheet shall be clearly marked "Record Drawing" and shall
be stamped and signed by the engineer or surveyor certifying to the
accuracy and completeness of the drawings. The applicant shall have all
approved mylars previously submitted to the City, revised to reflect the as -
built conditions. The applicant shall employ or retain the Engineer Of Record
during the construction phase of the project so that the FOR can make site
visits in support of preparing "Record Drawing". However, if subsequent
approved revisions have been approved by the City Engineer and reflect said
"Record Drawing" conditions, the Engineer Of Record may submit a letter
attesting to said fact to the City Engineer in lieu of mylar submittal.
IMPROVEMENT SECURITY AGREEMENTS
36. Prior to constructing any off -site improvements, the applicant shall deposit
securities equivalent to both a Performance and Labor & Material Bonds each
valued at 100% of the cost of the off -site improvements, or as approved by
the City Engineer.
Security will not be required for telephone, natural gas, or Cable T.V.
improvements.
37. Depending on the timing of the development of this tentative parcel map,
and the status of the off -site improvements at the time, the applicant may be
required to comply with one or more of the following as a condition to
finalizing the parcel map:
A. Construct certain off -site improvements required by one of the
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PLANNING COMMISSION RESOLUTION 2012-024
CONDITIONS OF APPROVAL - ADOPTED
TENTATIVE PARCEL MAP 36405
LA QUINTA RETIREMENT COMMUNITY
SEPTEMBER 25, 2012
conditions of approval herein.
B. Construct additional off -site improvements not identified in these
conditions of approval, subject to the reimbursement of its costs by
others.
C. Reimburse others for those improvements required by these conditions
of approval previously constructed by others.
D. Secure the costs for future improvements required by these conditions
of approval that are to be made by others.
E. To agree to any combination of these actions, as the City may require.
Once development starts, Off -Site Improvements should be completed on a
first priority basis. The applicant shall complete Off -Site Improvements in the
first phase of construction.
In the event that any of the improvements required for this development are
constructed by the City, the applicant shall, as a condition of obtaining
approval of the Final Map, or of obtaining the issuance of any permit related
thereto, reimburse the City for the costs of such improvements.
PRECISE GRADI
38. The applicant shall comply with the provisions of LQMC Section 13.24.050
(Grading Improvements).
39. 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.
40. To obtain an approved grading permit, the applicant shall submit and obtain
approval of all of the following:
A. A grading plan prepared by a civil engineer registered in the State of
California, ,
B. A preliminary geotechnical ("soils") report prepared by an engineer
registered in the State of California,
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TENTATIVE PARCEL MAP 36405
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C. A Fugitive Dust Control Plan prepared in accordance with LQMC
Chapter 6.16, (Fugitive Dust Control), and
D. A Best Management Practices report prepared in accordance with
LQMC Sections 8.70.010 and 13.24.170 (NPDES Stormwater
Discharge Permit and Storm Management and Discharge Controls).
E. A 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.
41. 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.
42. 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.
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43. Building pad elevations on the precise grading plan submitted for City
Engineer's approval shall conform with pad elevations shown on the Site
Development Permit preliminary grading plan, unless the pad elevations have
other requirements imposed elsewhere in these Conditions of Approval, or as
approved by the City Engineer.
44. Building pad elevations of perimeter lots' shall not differ by more that one
foot higher from the building pads in adjacent developments.
45. The applicant shall minimize the differences in elevation between the
adjoining properties and the lots within this development.
46. Prior to any site grading or regrading that will raise or lower any portion of
the pad elevation by more than plus or minus half of a foot (0.5') from the
pad elevations shown on the approved Tentative Parcel Map, the applicant
shall submit the proposed grading changes to the City Engineer for a
substantial conformance review.
47. 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
48. Stormwater handling shall conform with the approved hydrology and
drainage report for the Centre Pointe Development and Parcel Map 31116
and as modified for this Site Development Permit, or as approved by the City
Engineer. Nuisance water shall be disposed of in an approved manner.
Nuisance water shall be retained onsite and disposed of via an underground
percolation improvement approved by the City Engineer.
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49. 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.
50. 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.
51. 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.
52. 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.
53. No fence or wall shall be constructed around any retention basin unless
approved by the Planning Director and the City Engineer.
54. 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.
55. 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
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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).
56. The design of the development shall not cause any increase in flood
boundaries and levels in any area outside the development.
57. 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.
58. Storm drainage historically received from adjoining property shall be received
and retained or passed through into the historic downstream drainage relief
route.
59. If permitted by the Coachella Valley Water District (CVWD) and the City
Engineer, when an applicant proposes discharge of storm water directly, or
indirectly, into the Coachella Valley Stormwater Channel, the applicant shall
obtain the appropriate permit from CVWD and shall execute an
indemnification instrument as approved by the City Engineer and City
Attorney. Additionally, the applicant shall pay for all costs of sampling and
testing associated with the development's drainage discharge which may be
required under the City's NPDES Permit or other City or area -wide pollution
prevention program, and for any other obligations and/or expenses which
may arise from such discharge. The applicant is required to construct and
provide for the maintenance in perpetuity of the required discharge treatment
Best Management Practice facilities per the NPDES Permit Supplement A or
as approved by the City Engineer. The indemnification shall be executed and
furnished to the City prior to the issuance of any grading, construction or
building permit, and shall be binding on all heirs, executors, administrators,
assigns, and successors in interest in the land within this Site Development
Permit excepting therefrom those portions required to be dedicated or
deeded for public use. If such discharge is approved for this development,
the applicant shall make provisions in the final development CC&Rs or other
appropriate instrument for meeting these obligations. The 100-year storm
water hydraulic grade line shall be 3 feet below the channel lining and 2 feet
below the Project Storm HGL or as determined by CVWD and the City
Engineer.
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Additionally, the applicant shall submit verification to the City of CVWD
acceptance of the proposed discharge of storm water directly, or indirectly,
into the Coachella Valley Stormwater Channel with the initial submittal of
storm drain improvement plans.
60. 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. 137-2008-001.
A. For post -construction urban runoff from New Development and
Redevelopments Projects, the applicant shall implement requirements
of the NPDES permit for the design, construction and perpetual
operation and maintenance of BMPs per the approved Water Quality
Management Plan (WQMP) for the project as required by the California
Regional Water Quality Control Board - Colorado River Basin
(CRWQCB-CRB) Region Board Order No. 137-2008-001.
B. The applicant shall implement the WQMP Design Standards per
(CRWQCB-CRB) Region Board Order No. 137-2008-001 utilizing BMPs
approved by the City Engineer. A project specific WQMP shall be
provided which incorporates Site Design and Treatment BMPs utilizing
first flush infiltration as a preferred method of NPDES Permit
Compliance for Whitewater River receiving water, as applicable.
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
61. The applicant shall comply with the provisions of LQMC Section 13.24.110
(Utilities).
62. 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,
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SEPTEMBER 25, 2012
water valves, and telephone stands, to ensure optimum placement for
practical and aesthetic purposes.
63. 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. Additionally, grease traps and the
maintenance thereof shall be located as to not conflict with access
aisles/entrances.
CONSTRUCTION
64. 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.
LANDSCAPE AND IRRIGATION
65. The applicant shall comply with LQMC .Sections 13.24.130 (Landscaping
Setbacks) & 13.24.140 (Landscaping Plans).
66. The applicant shall provide landscaping in the required setbacks, retention
basins, common lots and park areas.
67. Landscape and irrigation plans for landscaped lots and setbacks, medians,
retention basins, and parks shall be signed and stamped by a licensed
landscape architect in California.
68. All new and modified 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).
69. Lighting plans shall be submitted with the final landscaping plans to the
Planning Director for his approval. Exterior lighting shall be consistent with
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LQMC Section 9.100.150 (Outdoor Lighting). All freestanding lighting shall
not exceed 21 feet in height, and shall be fitted with a visor if deemed
necessary by staff to minimize trespass of light off the property. The
illuminated carports shall be included in the photometric study as part of the
final lighting plan submittal. LED bulbs shall be used for all landscape
lighting fixtures.
70. All water features shall be designed to minimize "splash", and use high
efficiency pumps and lighting to the satisfaction of the Planning Director.
They shall be included in the landscape plan water efficiency calculations per
Municipal Code Chapter 8.13.
71. The applicant shall submit the final landscape plans for review, processing
and approval to the Planning Department, in accordance with the Final
Landscape Plan application process. Planning Director approval of the final
landscape plans is required prior to issuance of the first building permit
unless the Planning Director determines extenuating circumstances exist
which justifies an alternative processing schedule.
NOTE: Plans are not approved for construction until signed by the
appropriate City official, including the Planning Director and/or City Engineer.
72. Landscape areas shall have permanent irrigation improvements meeting the
requirements of the Planning Director. Use of lawn areas shall be minimized
with no lawn, or spray irrigation, being placed within 24 inches of curbs
along public streets.
73. The applicant or his agent has the responsibility for proper sight distance
requirements per guidelines in the American Association of State Highway
and Transportation Officials (AASHTO) "A Policy on Geometric Design of
Highways and Streets" latest edition, in the design and/or installation of all
landscaping and appurtenances abutting and within the private and public
street right-of-way.
74. The applicant shall replace the proposed Cork Oak tree with Virginiana Oak
tree on the plant palette.
PUBLIC SERVICES
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SEPTEMBER 25, 2012
75. The applicant shall provide public transit improvements as required by
SunLine Transit Agency and as approved by the City Engineer.
MAINTENANCE
76. The applicant shall comply with the provisions of LQMC Section 13.24.160
(Maintenance).
77. The applicant shall make provisions for the continuous and perpetual
maintenance of perimeter landscaping up to the curb, access drives,
sidewalks, and stormwater BMPs.
FEES AND DEPOSITS
78. The applicant shall comply with the provisions of LQMC Section 13.24.180
(Fees and Deposits). These fees include all deposits and fees required by the
City for plan checking and construction inspection. Deposits and fee
amounts shall be those in effect when the applicant makes application for
plan check and permits.
FIRE DEPARTMENT
79. The required fire flow shall be available from 5 Super hydrant(s) (6" x 4" x
21 /2" x 21 /2") spaced not more than 350 apart and shall be capable of
delivering a fire flow 2000 GPM per minute for four hours duration at 20 psi
residual operating pressure, which must be available before any combustible
material is placed on the construction site.
80. The minimum dimension for gates is 20'feet clear and unobstructed width
and a minimum vertical clearance of 13 feet 6 inches in height. Any gate
providing access from a road shall be located at least 35 feet setback from
the roadway and shall open to allow a vehicle to stop without obstructing
traffic on the road. Where a one-way road with a single traffic lane provides
access to a gate entrance, a 38-foot turning radius shall be used.
81. Directory display boards will be required adjacent to each roadway access to
the development. These shall be an illuminated diagrammatic representation
of the actual layout that shows the name of complex, all streets, building
designators, unit numbers and fire hydrant locations within the complex.
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SEPTEMBER 25, 2012
These directories shall be a minimum of 4' x 4' in dimension. Addressing of
buildings and units shall conform to the Riverside County Addressing Policy.
Additional information and details may be obtained by contacting the Fire
Department Planning staff.
82. Where required, fire apparatus access roads shall have approved signs or
other approved notices or markings that include the words NO PARKING -
FIRE LANE. The means by which fire lanes are designated shall be
maintained in a clean and legible conditions at all times and be replaced or
repaired when necessary to provide adequate visibility. .
83. Prior to building plan approval and construction, applicant/developer shall
furnish two copies of the water system fire hydrant plans to Fire Department
for review and approval. Plans shall be signed by a registered civil engineer,
and shall confirm hydrant type, location, spacing, and minimum fire flow.
Once plans are signed and approved by the local water authority, the
originals shall be presented to the Fire Department for review and approval.
84. 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.
85. 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.rvefire.org)
86. Fire Apparatus access road shall be in compliance with the Riverside County
Fire Department Standard number 06-05 (located at www.rvcfire.org).
Access lanes will not have an up, or downgrade of more than 15%. Access
roads shall have an unobstructed vertical clearance not less than 13 feet and
6 inches. Access lanes will be designed to withstand the weight of 60
thousand pounds over 2 axles. Access will have a turning radius capable of
accommodating fire apparatus. Access lane shall be constructed with a
surface so as to provide all weather driving capabilities.
87. An approved Fire Department access key lock box (Minimum Knox Box 3200
series model) shall be installed next- to the approved Fire Department access
door to the building. If the buildings are protected with an alarm system, the
lock box shall be required to have tampered monitoring. Required order
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LA QUINTA RETIREMENT COMMUNITY
SEPTEMBER 25, 2012
forms and installation standards may be obtained at the Fire Department.
88. Display street numbers in a prominent location on the address side of
building(s) and/or rear access if applicable. Numbers and letters shall be a
minimum of 12" in height for building(s) up to 25' in height. In complexes
with alpha designations, letter size must match numbers. All addressing
must be legible, of a contrasting color, and adequately illuminated to be
visible from street at all hours.
89. Install a complete commercial fire sprinkler system. 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.
90. The PIV and FCD shall be located to the front of building within 50 feet of
approved roadway and within 200 feet of an approved hydrant. Sprinkler
riser room must have indicating exterior and/or interior door signs. A C-16
licensed contactor must submit plans, along with current permit fees, to the
Fire Department for review and approval prior to installation
91. Install an alarm monitoring system for fire sprinkler system(s) with 20 or
more heads, along with current permit fees, to the Fire Department for
review and approval prior to installation.
92. Install a portable fire extinguisher, with a minimum rating of 2A-10BC, for
every 3,000 sq. ft. and/or 75 feet of travel distance. Fire extinguishers shall
be mounted 3.5 to 5 ft above finished floor, measured to the top of the
extinguisher. Where not readily visible, signs shall be posted above all
extinguishers to indicate their locations. Extinguishers must have current
CSFM service tags affixed.
93. No hazardous materials shall be stored and/or used within the building,
which exceeds quantities listed in 2010 CBC. No class I, II or IIIA of
combustible/flammable liquid shall be used in any amount in the building.
94. Exit designs, exit signs, door hardware, exit markers, exit doors, and exit
path marking shall be installed per the 2010 California Building Code.
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SEPTEMBER 25, 2012
95. Electrical room doors if applicable shall be posted "ELECTRICAL ROOM" on
outside of door.
96. Fire Alarm Control Panel room doors if applicable shall be posted "FACP" on
outside of door.
97. Fire Riser Sprinkler room doors if applicable shall be posted "Fire Riser" on
outside of door.
98. Roof Access room door if applicable shall be posted "Roof Access" on
outside of door.
99. Access shall be provided to all mechanical equipment located on the roof as
required by the Mechanical Code.
100. Air handling systems supplying air in excess of 2000 cubic feet per minute
to enclosed spaces within buildings shall be equipped with an automatic
shutoff. 2010 CMC
101. Gate(s) shall be automatic or manual operated. Install Knox key operated
switches, with dust cover, mounted per recommended standard of the Knox
Company. Building plans shall include mounting location/position and
operating standards for Fire Department approval.
102. The Proposed project may have a cumulative adverse impact on the Fire
Department's ability to provide an acceptable level of service. These
impacts include an increase in the number of emergency and public service
calls due to the increased presence of structures, traffic and population. The
project proponents/developers will be expected to provide for a proportional
mitigation to these impacts via capitol improvements and/or impact fees
103. Nothing in our review shall be construed as encompassing structural
integrity. Review of this plan does not authorize or approve any omission or
deviation from all applicable regulations. Final approval is subject to plan
review and field inspection. All questions regarding the meaning of the code
requirements should be referred to Fire Department at 760-863-8886.
104. Dead-end fire apparatus access roads in excess of 150 feet in length shall be
provided with approved provision for the turn around capabilities of fire
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apparatus
105. Driveway loops, fire apparatus access lanes and entrance curb radius should
be designed to adequately allow access of emergency fire vehicles. The
applicant or developer shall include in the building plans the required fire
lanes and include the appropriate lane printing and/or signs.
AIRPORT LAND USE COMMISSION
106. Any outdoor lighting shall be hooded or shielded to prevent either the spillage
of lumens or reflection into the sky. Outdoor lighting shall be downward
facing.
107. The following uses shall be prohibited
a. Any use which would direct a steady or flashing light of red, white,
green, or amber colors associated with airport operations toward an
aircraft engaged in an initial straight climb following takeoff or toward
an aircraft engaged in a straight final approach toward a landing at an
airport, other than an FAA -approved navigational signal light or visual
approach slope indicator.
b. Any use which would cause sunlight to be reflected towards an
aircraft engaged in an initial straight climb following takeoff or
towards an aircraft engaged in a straight final approach towards a
landing at an airport.
c. Any use which would generate smoke or water vapor or which would
attract large concentrations of birds, or which may otherwise affect
safe air navigation within the area. (Such uses include landscaping
utilizing water features, aquaculture, production of cereal grains,
sunflower, and row crops, artificial marshes, recycling centers
containing putrescible wastes, and construction and demolition debris
facilities.)
d. Any use which would generate electrical interference that may be
detrimental to the operation of aircraft and/or aircraft instrumentation.
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108. The "Notice of Airport in Vicinity" shall be provided to all potential tenants
and purchasers.
PLANNING DEPARTMENT
109. A qualified archaeological monitor shall be present on site during any earth
moving activities. Should the monitor identify a resource, he/she shall be
empowered to stop or redirect earth moving activities until such time as the
resource can be properly identified and processed. The archaeological
monitor shall be required to prepare a report at the end of earth moving
activities and file such report with the Planning Department within 30 days
of completion of monitoring activities for any building on the project site.
110. No signage is included with this site development permit approval. A
separate Sign Permit is required through the Planning Department if the
applicant proposes signs for the facility.
111. All rooftop mechanical equipment shall be completely screened from view.
Utility transformers or other ground mounted mechanical equipment shall be
fully screened with a screening wall or landscaping and painted to match the
adjacent buildings. Screening design and materials shall match existing
exterior design style and materials, and shall be approved by the Planning
Director.
112. All exterior illumination fixtures (Type V) for the carports and eaves shall be
installed at locations that are not directly visible by vehicles or pedestrians.
Prior to issuance of Certificate of Occupancy by the City of La Quinta
Building and Safety Department, fixture locations shall be reviewed and
approved by the Planning Director.
113. Prior to issuance of a building permit for each building, the applicant shall
submit colored building elevations for all buildings for review and approval by
the Planning Director. One purpose of the elevation exhibits is to focus on
final locations of the PTAC units and decorative screens/grates being
incorporated into the elevations. Another purpose of the exhibits is to show
final locations of additional shade elements/awnings for windows throughout
the project.
114. The duplex cottage units shall utilize a varying paint color palette, similar to
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the other buildings within the community.,
115. A gazebo structure and sitting area shall be provided near the putting green
area. Location and construction details shall be submitted for review and
approval by the Planning Director prior to issuance of a Certificate of
Occupancy for the Retirement Residences'.
116. All trellis, patio cover, and a shade structures shall be constructed of an
"aluma-wood"-type material.
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