PC Resolution 2013-018PLANNING COMMISSION RESOLUTION 2013-018
A RESOLUTION OF THE PLANNING COMMISSION OF
THE CITY OF LA QUINTA, CALIFORNIA, APPROVING
SITE DEVELOPMENT PERMIT 2013-929, INCLUDING
ARCHITECTURAL AND LANDSCAPING PLANS FOR
TRACT 32742
CASE NO.: SITE DEVELOPMENT PERMIT 2013-929
APPLICANT: MONTERRA PROPERTIES, LLC
WHEREAS, the Planning Commission of the City of La Quinta, California did,
on the 8t" day of October, 2013, hold a duly noticed Public Hearing to consider a
request by Monterra Properties, LLC for approval of architectural and landscaping
plans for Tract 32742, generally located west of Monroe Street, between Avenue
54 and Airport Boulevard, more particularly described as:
APN: 767-860-001 TO 767-860-042
WHEREAS, the Community Development Department published a public
hearing notice in The Desert Sun newspaper on September 27, 2013, 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 the General Plan
The proposed Site Development Permit is consistent with the La Quinta
General Plan, as it proposes single-family residential homes within a
location which is General Plan -designated for Low Density Residential
development.
2. Consistency with the Zoning Code
The proposed units, as conditioned, are consistent with the development
standards of the City's Zoning Code in terms of architectural style,
building height, building mass, and landscaping. The community is
consistent with the La Quinta Zoning Map, as it proposes a single-family
home residential community which is designated for Low Density
Residential development. The site development permit has been
conditioned to ensure compliance with the zoning standards of the Low
Planning Commission Resolution 2013-018
Site Development Permit 2013-929
Monterra (Monterra Properties, LLC)
Page 2
Density residential, and other supplemental standards as established in
Title 9 of the La Quinta Municipal Code.
3. Compliance with the California Environmental Quality Act (CEQA)
The Community Development Department has determined that this
request has been previously assessed in conjunction with Environmental
Assessment 2004-515 which was prepared for Tentative Tract Map
32742, which was approved on September 14, 2004. No changed
circumstances or conditions are proposed which would trigger the
preparation of subsequent environmental analysis pursuant to Public
Resources Code Section 21166.
4. Architectural Design
The architecture and layout of the units are compatible with, and not
detrimental to, the existing surrounding residential land uses, and is
consistent with the development standards in the Municipal Code. The
units are concluded to be appropriate for the proposed location, and
supplemental design elements (stone veneer accents, various shades of
S-tile roofing, etc.) appropriately enhance the architecture of the units.
5. Landscape Design
The proposed project is consistent with and implements the standards for
landscaping and aesthetics established in the General Plan and Zoning
Code. The project landscaping for the community, as conditioned, shall
unify and enhance visual continuity of the community 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 blend with 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;
SECTION 2. That it does hereby approve Site Development Permit 2013-929, for
the reasons set forth in this Resolution and subject to the attached Conditions of
Approval.
Planning Commission Resolution 2013-018
Site Development Permit 2013-929
Monterra (Monterra Properties, LLC)
Page 3
PASSED, APPROVED, and ADOPTED at a regular meeting of the City of La
Quinta Planning Commission, held on this the 81h day of October, 2013, by the
following vote:
AYES: Commissioners Blum, Weber, Wilkinson, Wright, and Chairperson
Barrows
NOES: None
ABSENT: None
ABSTAIN: None
KATIE BARROWS, Chairperson
City of La Quinta, California
ATTEST:
►'S J9flNSON, Community Development Director
ity ol La Quinta, California
PLANNING COMMISSION RESOLUTION 2013-018
CONDITIONS OF APPROVAL - FINAL
SITE DEVELOPMENT PERMIT 2013-929
MONTERRA (MONTERRA HOLDINGS, LLC)
OCTOBER 8, 2013
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 2013-929 shall comply with all applicable conditions and/or
mitigation measures for the following related approval:
Tentative Tract Map 32742
In the event of any conflict(s) between approval conditions and/or provisions of these
approvals, the Community Development Director shall adjudicate the conflict by
determining the precedence.
3. The Site Development Permit shall expire on October 8, 2015 and shall become null
and void in accordance with La Quinta Municipal Code Section 9.200.080, unless a
building permit has been issued. A time extension may be requested per LQMC
Section 9.200.080.
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 Department (Grading Permit, Green Sheet (Public
Works Clearance) for Building Permits, Water Quality Management
Plan(WQMP) Exemption Form — Whitewater River Region, Improvement
Permit►
• La Quinta Community Development Department
• Riverside Co. Environmental Health Department
• Coachella Valley Unified School District (CVUSD)
• Coachella Valley Water District (CVWD)
• Imperial Irrigation District (IID)
• California Regional Water Quality Control Board (CRWQCB)
• State Water Resources Control Board
• SunLine Transit Agency (SunLine)
• South Coast Air Quality Management District Coachella Valley (SCAQMD)
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PLANNING COMMISSION RESOLUTION 2013-018
CONDITIONS OF APPROVAL - FINAL
SITE DEVELOPMENT PERMIT 2013-929
MONTERRA (MONTERRA HOLDINGS, LLC)
OCTOBER 8, 2013
The applicant is responsible for all requirements of the permits and/or clearances
from the above listed agencies. When these requirements include approval of
improvement plans, the applicant shall furnish proof of such approvals when
submitting those improvements plans for City approval.
5. Coverage under the State of California Construction General Permit must be obtained
by the applicant; who then shall submit a copy of the Regional Water Quality Control
Board's ("RWQCB") acknowledgment of the applicant's Notice of Intent ("NOI") and
Waste Discharger Identification (WDID) number to the City prior to the issuance of a
grading or building permit.
6. The applicant shall comply with applicable provisions of the City's NPDES
stormwater discharge permit, LQMC Sections 8.70.010 et seq. (Stormwater
Management and Discharge Controls), and 13.24.170 (Clean Air/Clean Water);
Riverside County Ordinance No. 457; the California Regional Water Quality Control
Board — Colorado River Basin Region Board Order No. 137-2013-001 1 and the State
Water Resources Control Board's Order No. 2009-0009-DWQ and Order No. 2010-
0014-DWQ.
A. For construction activities including clearing, grading or excavation of land that
disturbs one (1) acre or more of land, or that disturbs less than one (1) acre of
land, but which is a part of a construction project that encompasses more
than one (1) acre of land, the Permitee shall be required to submit a Storm
Water Pollution Protection Plan ("SWPPP") to the State Water Resources
Control Board.
The applicant or design professional can obtain the California Stormwater
Quality Association SWPPP template at www.cabmphandbooks.com for use in
their SWPPP preparation.
B. The applicant shall ensure that the required SWPPP is available for inspection
at the project site at all times through and including acceptance of all
improvements by the City.
C. The applicant's SWPPP shall include provisions for all of the following Best
Management Practices ("BMPs") (LQMC Section 8.70.020 (Definitions)):
1) Temporary Soil Stabilization (erosion control).
2) Temporary Sediment Control.
3) Wind Erosion Control.
4) Tracking Control.
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PLANNING COMMISSION RESOLUTION 2013-018
CONDITIONS OF APPROVAL - FINAL
SITE DEVELOPMENT PERMIT 2013-929
MONTERRA (MONTERRA HOLDINGS, LLC)
OCTOBER 8, 2013
5) Non -Storm Water Management.
6) Waste Management and Materials Pollution Control.
D. The SWPPP and BMPs shall remain in effect for the entire duration of project
construction until all improvements are completed and accepted by the City
Council.
E. The inclusion in the Master HOA Conditions, Covenants, and Restrictions
(CC&Rs), a requirement 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
Development Impact Fee and Transportation Uniform Mitigation Fee programs 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 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
1 1 . 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 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. 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.
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PLANNING COMMISSION RESOLUTION 2013-018
CONDITIONS OF APPROVAL - FINAL
SITE DEVELOPMENT PERMIT 2013-929
MONTERRA (MONTERRA HOLDINGS, LLC)
OCTOBER 8, 2013
STREET AND TRAFFIC IMPROVEMENTS
12. 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.
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.
13. 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).
14. 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. PM 10 Plan (Update) 1 " = 40' Horizontal
B. Final WQMP (Plan submitted in Report Form)
C
10
E.
On -Site Precise Grading Plan (submitted to Building and Safety Department)
1 " = 20' Horizontal
Off -Site Street Improvement/Storm Drain Plan (Update)
1 " = 40' Horizontal, 1 " = 4' Vertical
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.
Off -Site Signing & Striping Plan (Update)
1 " = 40' Horizontal
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PLANNING COMMISSION RESOLUTION 2013-018
CONDITIONS OF APPROVAL - FINAL
SITE DEVELOPMENT PERMIT 2013-929
MONTERRA (MONTERRA HOLDINGS, LLC)
OCTOBER 8, 2013
F. On -Site Street Improvements/Signing & Striping/Storm Drain Plan (Update)
1 " = 40' Horizontal, 1 " = 4' Vertical
NOTE: A through F to be submitted concurrently.
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.
On -Site Precise Grading Plans are required to be submitted for approval by the
Building Official, Community Development Director and the City Engineer.
On -Site Precise Grading Plans shall normally include all on -site surface improvements
including but not limited to finish grades for curbs & gutters, pad elevations, building
floor elevations, wall elevations, parking lot improvements and ADA requirements.
15. 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.
16. The applicant shall furnish a complete set of all approved improvement plans on a
storage media acceptable to the City Engineer (currently mylars).
17. 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,
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PLANNING COMMISSION RESOLUTION 2013-018
CONDITIONS OF APPROVAL - FINAL
SITE DEVELOPMENT PERMIT 2013-929
MONTERRA (MONTERRA HOLDINGS, LLC)
OCTOBER 8, 2013
the Engineer Of Record may submit a letter attesting to said fact to the City Engineer
in lieu of mylar submittal.
GRADING
18. The applicant shall comply with the provisions of LQMC Section 13.24.050 (Grading
Improvements).
19. 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.
20. 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
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. 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.
21. 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.
22. 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
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PLANNING COMMISSION RESOLUTION 2013-018
CONDITIONS OF APPROVAL - FINAL
SITE DEVELOPMENT PERMIT 2013-929
MONTERRA (MONTERRA HOLDINGS, LLC)
OCTOBER 8, 2013
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.
23. Building pad elevations of perimeter lots shall not differ by more that one foot higher
from the building pads in adjacent developments.
24. The applicant shall minimize the differences in elevation between the adjoining
properties and the lots within this development.
25. 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.
DRAINAGF
26. Stormwater handling shall conform with the approved hydrology and drainage report
for Tract Map No. 32742. Nuisance water shall be disposed of in an approved
manner.
27. 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.
28. 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.
29. 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
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PLANNING COMMISSION RESOLUTION 2013-018
CONDITIONS OF APPROVAL - FINAL
SITE DEVELOPMENT PERMIT 2013-929
MONTERRA (MONTERRA HOLDINGS, LLC)
OCTOBER 8, 2013
site specific data indicating otherwise and as approved by the City Engineer.
30. 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.
31. No fence or wall shall be constructed around any retention basin unless approved by
the Community Development Director and the City Engineer.
32. 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.
33. 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).
34. The design of the development shall not cause any increase in flood boundaries and
levels in any area outside the development.
35. 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.
36. Storm drainage historically received from adjoining property shall be received and
retained or passed through into the historic downstream drainage relief route.
37. 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. R7-201 3-0011 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
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PLANNING COMMISSION RESOLUTION 2013-018
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SITE DEVELOPMENT PERMIT 2013-929
MONTERRA (MONTERRA HOLDINGS, LLC)
OCTOBER 8, 2013
Control Board - Colorado River Basin (CRWQCB-CRB) Region Board Order No.
R7-2013-001 1.
B. The applicant shall implement the WQMP Design Standards per (CRWQCB-
CRB) Region Board Order No. R7-201 3-0011 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.
C. The developer shall execute and record a Stormwater Management/BMP
Facilities Agreement that provides for the perpetual maintenance and operation
of stormwater BMPs.
UTII ITIFS
38. The applicant shall comply with the provisions of LQMC Section 13.24.110
(Utilities).
39. 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.
40. 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.
41. Underground utilities shall be installed prior to overlying hardscape. For installation of
utilities in existing improved streets, the applicant shall comply with trench
restoration requirements maintained, or required by the City Engineer.
The applicant shall provide certified reports of all utility trench compaction for
approval by the City Engineer. Additionally, grease traps and the maintenance thereof
shall be located as to not conflict with access aisles/entrances.
CONSTRUCTION
42. 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
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PLANNING COMMISSION RESOLUTION 2013-018
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OCTOBER 8, 2013
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
43. The applicant shall comply with LQMC Sections 13.24.130 (Landscaping Setbacks)
& 13.24.140 (Landscaping Plans).
44. Landscape and irrigation plans for landscaped lots and setbacks, medians, retention
basins, and parks shall be signed and stamped by a licensed landscape architect.
45. 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).
46. The applicant shall submit the final landscape plans for review, processing and
approval to the Community Development Department, in accordance with the Final
Landscape Plan application process. Community Development Director approval of
the final landscape plans is required prior to issuance of the first building permit
unless the Community Development 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 Community Development Director and/or City Engineer.
Prior to final approval of the installation of landscaping, the Landscape Architect of
record shall provide the Community 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 Community
Development Director shall review and approve any such revisions to the landscape
plan.
47. 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.
48. Front yard landscaping for each dwelling shall consist of, at minimum, 36" box trees
(i.e., a minimum 2.5 inch caliper measured three feet up from grade level after
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OCTOBER 8, 2013
planting), 5-gallon shrubs, and groundcover. Double lodge poles (two-inch diameter)
shall be used to brace and stake trees. To encourage water conservation, no more
than 50% of the front yard landscaping shall be devoted to turf.
49. A no -turf front yard option shall be provided for each plan type.
50. All California Pepper Trees (Schinus molle) shall be removed from the plant palette.
The applicant shall propose a replacement tree to be reviewed and approved by the
Community Development Department as part of review of the Final Landscaping
Plan.
MAINTENANCE
51. The applicant shall comply with the provisions of LQMC Section 13.24.160
(Maintenance).
52. 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
53. 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
54. For residential areas, approved standard fire hydrants, 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.
55. The required water system, including fire hydrants, shall be installed and accepted by
the appropriate water agency prior to any combustible building material being placed
on an individual lot. Two sets of water plans are to be submitted to the Fire
Department for approval.
56. Applicant/Developer shall mount blue dot retro-reflectors pavement markers on
private streets, public streets and driveways to indicated location of the fire hydrant.
It should be 8 inches from centerline to the side that the fire hydrant is on, to
identify fire hydrant locations.
57. Residential fire sprinklers are required in all one and two family dwellings per the
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PLANNING COMMISSION RESOLUTION 2013-018
CONDITIONS OF APPROVAL - FINAL
SITE DEVELOPMENT PERMIT 2013-929
MONTERRA (MONTERRA HOLDINGS, LLC)
OCTOBER 8, 2013
California Residential Code. Contact the Riverside County Fire Department for the
Residential Fire Sprinkler Standard.
58. 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.
59. Gates may be automatic or manual and shall be equipped with a rapid entry system
(KNOX). Plans shall be submitted to the Fire Department for approval prior to
installation. Automatic gate pins shall be rated with a shear pin force, not to exceed
30 pounds. Gates activated by the rapid entry system shall remain open until closed
by the rapid entry system. Automatic gates shall be provided with backup power.
60. Fire Apparatus access road and driveways 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 80 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.
COMMUNITY DEVELOPMENT DEPARTMENT
61. The location of the side wall for all instances of Plan 1 shall be adjusted to facilitate
the use of the attached golf cart space. Final wall location shall be reviewed and
approved by the Community Development Department prior to issuance of a building
permit.
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