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PC Resolution 2013-028PLANNING COMMISSION RESOLUTION NO. 2013 - 028 A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF LA QUINTA, CALIFORNIA, APPROVING SITE DEVELOPMENT PERMIT 2013-930, INCLUDING ARCHITECTURAL AND LANDSCAPING PLANS FOR TRACT 30834 CASE NO.: SITE DEVELOPMENT PERMIT 2013-930 APPLICANT: TOLL BROTHERS, INC. WHEREAS, the Planning Commission of the City of La Quinta, California did, on the 261" day of November, 2013, hold a duly noticed Public Hearing to consider a request by Toll Brothers, Inc. for approval of architectural and landscaping plans for Tract 30834, generally located on the north side of Avenue 58, '/2 mile west of Madison Street, more particularly described as: LOTS 1 THROUGH 38, 40, 42 THROUGH 62, 64, AND 68 THROUGH 76 OF TR 30834 WHEREAS, the City Council of the City of La Quinta, California, after holding the required duly -noticed public hearing on the 51" day of November, 2002, did adopt Resolution 2002-148, certifying a Mitigated Negative Declaration and approving Tentative Tract Map 30834; and, WHEREAS, per requirements of the La Quinta Municipal Code, notice of the hearing was posted at three public places (Stater Brothers Market, La Quinta Post Office, and La Quinta City Hall) along with the project site, said notice also having been 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: 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 an existing partially -developed residential tract, which is General Plan -designated for Low Density Residential development. Planning Commission Resolution No. 2013 - 028 Site Development Permit 2013-930 Toll Brothers, Inc. - Stone Creek Ranch Adopted: November 26, 2013 Page 2 2. Consistency with the Zoning Code The proposed units, as conditioned, are consistent with the development standards of the Low Density Residential (RL) district in terms of architectural style, building height and mass, landscaping, setbacks and other development standards. The developer proposes single-family detached residential unit consistent with the existing site approvals. The site development permit as approved will ensure compliance with the zoning standards of the Low Density Residential zoning district, and other supplemental residential 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 is an action to implement the development plan and overall project approval for Tentative Tract 30834, which was previously assessed in conjunction with Environmental Assessment 2002-457, prepared for Tentative Tract Map 30834 and which was certified in accordance with CEQA by the La Quinta City Council on November 5, 2002. 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 were reviewed by the City's Architecture and Landscaping Review Board (ALRB) and found to be appropriate, in context with the five existing units within the tract, in terms of their architectural style and character, supplemental design elements (stone veneer accents, S-tile roofing, etc.) and compatible unit siting of one and two-story. 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 proposed individual lot landscaping plans will unify and enhance visual continuity of the existing overall project landscaping for the community. The assorted species of plants are functional and low water users, as many are southwest desert species. The individual unit landscape palettes, as Planning Commission Resolution No. 2013 - 028 Site Development Permit 2013-930 Toll Brothers, Inc. — Stone Creek Ranch Adopted: November 26, 2013 Page 3 conditioned, complement the architecture and siting of the units, as well as existing landscaped areas. 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 2013-930, for the reasons set forth in this Resolution and subject to the attached Exhibit A (Conditions of Approval). PASSED, APPROVED, and ADOPTED at a regular meeting of the City of La Quinta Planning Commission, held on this the 26th day of November, 2013, by the following vote: AYES: Commissioners Blum, Wilkinson, and Vice Chair Wright NOES: Chairperson Barrows ABSENT: Commissioner Weber ABSTAIN: None FAiM35 J N ,Community Development Director ity o La Quinta, California r- K,-t �: � ! � KATIE BARRO S, Chairperson City of La Quinta, California PLANNING COMMISSION RESOLUTION NO. 2013 - 028 CONDITIONS OF APPROVAL - ADOPTED SITE DEVELOPMENT PERMIT 2013-930 TOLL BROTHERS, INC. - STONE CREEK RANCH NOVEMBER 26, 2013 Page 1 of 13 C;FNFRAI 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 2013-930 shall comply with all applicable conditions and/or mitigation measures for the following related approval: • Environmental Assessment 2002-457 • Tentative Tract Map 30834 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 November 26, 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 Works Clearance) for Building Permits, Water Quality Plan(WQMP) Exemption Form — Whitewater River Region, 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 Sheet (Public Management Improvement PLANNING COMMISSION RESOLUTION NO. 2013 - 028 CONDITIONS OF APPROVAL - ADOPTED SITE DEVELOPMENT PERMIT 2013-930 TOLL BROTHERS, INC. - STONE CREEK RANCH NOVEMBER 26, 2013 Page 2 of 13 • SunLine Transit Agency (SunLine) • South Coast Air Quality Management District Coachella Valley (SCAQMD) The applicant is responsible for all requirements of the permits and/or clearances from the above listed agencies. When these requirements include approval of improvement plans, the applicant shall furnish proof of such approvals when submitting those improvements plans for City approval. 5. Coverage under the State of California Construction General Permit must be obtained by the applicant; who then shall submit a copy of the Regional Water Quality Control Board's ("RWQCB") acknowledgment of the applicant's Notice of Intent ("NOI") and Waste Discharger Identification (WDID) number to the City prior to the issuance of a grading or building permit. 6. The applicant shall comply with applicable provisions of the City's NPDES stormwater discharge permit, LQMC Sections 8.70.010 et seq. (Stormwater Management and Discharge Controls), and 13.24.170 (Clean Air/Clean Water); Riverside County Ordinance No. 457; the California Regional Water Quality Control Board — Colorado River Basin Region Board Order No. 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. PLANNING COMMISSION RESOLUTION NO. 2013 - 028 CONDITIONS OF APPROVAL - ADOPTED SITE DEVELOPMENT PERMIT 2013-930 TOLL BROTHERS, INC. - STONE CREEK RANCH NOVEMBER 26, 2013 Page 3 of 13 3) Wind Erosion Control. 4) Tracking Control. 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 11. 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 PLANNING COMMISSION RESOLUTION NO. 2013 - 028 CONDITIONS OF APPROVAL - ADOPTED SITE DEVELOPMENT PERMIT 2013-930 TOLL BROTHERS, INC. - STONE CREEK RANCH NOVEMBER 26, 2013 Page 4 of 13 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. 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. 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. PM10 Plan (Update) 1" = 40' Horizontal B. Final WQMP (Plan submitted in Report Form) C. On -Site Precise Grading Plan (submitted to Building Division) 1 " = 20' Horizontal D. Rough Grading/Storm Drain Plan (Update) 1 " = 40' Horizontal E. Off -Site Street improvement/Signing & Striping 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. PLANNING COMMISSION RESOLUTION NO. 2013 - 028 CONDITIONS OF APPROVAL - ADOPTED SITE DEVELOPMENT PERMIT 2013-930 TOLL BROTHERS, INC. - STONE CREEK RANCH NOVEMBER 26, 2013 Page 5 of 13 F. On -Site Street Improvements/Signing & Striping 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 applicant shall furnish a complete set of all approved improvement plans on a storage media acceptable to the City Engineer (currently mylars). 16. 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. PLANNING COMMISSION RESOLUTION NO. 2013 - 028 CONDITIONS OF APPROVAL - ADOPTED SITE DEVELOPMENT PERMIT 2013-930 TOLL BROTHERS, INC. — STONE CREEK RANCH NOVEMBER 26, 2013 Page 6 of 13 GRADING 17. The applicant shall comply with the provisions of LQMC Section 13.24.050 (Grading Improvements). 18. 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. 19. 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), 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 Final 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. 20. 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. 21. 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 PLANNING COMMISSION RESOLUTION NO. 2013 - 028 CONDITIONS OF APPROVAL - ADOPTED SITE DEVELOPMENT PERMIT 2013-930 TOLL BROTHERS, INC. - STONE CREEK RANCH NOVEMBER 26, 2013 Page 7 of 13 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. 22. Building pad elevations of perimeter lots shall not differ by more than one foot higher from the building pads in adjacent developments. 23. The applicant shall minimize the differences in elevation between the adjoining properties and the lots within this development. 24. 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. nRAINAC;F 25. Stormwater handling shall conform to the approved hydrology and drainage report for Tract Map No. 30834. Nuisance water shall be disposed of in an approved manner. 26. 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. 27. 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. 28. 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. PLANNING COMMISSION RESOLUTION NO. 2013 - 028 CONDITIONS OF APPROVAL - ADOPTED SITE DEVELOPMENT PERMIT 2013-930 TOLL BROTHERS, INC. - STONE CREEK RANCH NOVEMBER 26, 2013 Page 8 of 13 29. 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. 30. No fence or wall shall be constructed around any retention basin unless approved by the Community Development Director and the City Engineer. 31. 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. 32. 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). 33. The design of the development shall not cause any increase in flood boundaries and levels in any area outside the development. 34. 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. 35. Storm drainage historically received from adjoining property shall be received and retained or passed through into the historic downstream drainage relief route. 36. 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 Control Board — Colorado River Basin (CRWQCB-CRB) Region Board Order No. PLANNING COMMISSION RESOLUTION NO. 2013 - 028 CONDITIONS OF APPROVAL - ADOPTED SITE DEVELOPMENT PERMIT 2013-930 TOLL BROTHERS, INC. - STONE CREEK RANCH NOVEMBER 26, 2013 Page 9 of 13 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. UTILITIES 37. The applicant shall comply with the provisions of LQMC Section 13.24.110 (Utilities). 38. 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. 39. 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. 40. 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 41. The City will conduct final inspections of habitable buildings only when the buildings have improved street and (if required) sidewalk access to publicly -maintained streets. The improvements shall include required traffic control devices, pavement markings and street name signs. If on -site streets in residential developments are initially constructed with partial pavement thickness, the applicant shall complete the pavement prior to final inspections of the last ten percent of homes within the PLANNING COMMISSION RESOLUTION NO. 2013 - 028 CONDITIONS OF APPROVAL - ADOPTED SITE DEVELOPMENT PERMIT 2013-930 TOLL BROTHERS, INC. - STONE CREEK RANCH NOVEMBER 26, 2013 Page 10 of 13 development or when directed by the City, whichever comes first LANDSCAPE AND IRRIGATION 42. The applicant shall comply with LQMC Sections 13.24.130 (Landscaping Setbacks) & 13.24.140 (Landscaping Plans). 43. Landscape and irrigation plans for landscaped lots and setbacks, medians, retention basins, and parks shall be signed and stamped by a licensed landscape architect. 44. 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). 45. 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. 46. The applicant or his agent has the responsibility for proper sight distance requirements per guidelines in the American Association of State Highway and Transportation Officials (AASHTO) "A Policy on Geometric Design of Highways and Streets", latest edition", in the design and/or installation of all landscaping and appurtenances abutting and within the private and public street right-of-way. 47. 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 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 PLANNING COMMISSION RESOLUTION NO. 2013 - 028 CONDITIONS OF APPROVAL - ADOPTED SITE DEVELOPMENT PERMIT 2013-930 TOLL BROTHERS, INC. - STONE CREEK RANCH NOVEMBER 26, 2013 Page 11 of 13 than 50% of the front yard landscaping shall be devoted to turf. A no -turf front yard option shall be provided for each plan type. California Pepper trees shall be replaced with a sturdy, lower maintenance species. MAINTENANCE 48. The applicant shall comply with the provisions of LQMC Section 13.24.160 (Maintenance). 49. 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 50. 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). 51. 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. 52. Provisions shall be made to comply with the terms and requirements of the City's adopted Art in Public Places program in effect at the time of issuance of building permits. 53. Applicant shall pay the fees as required by the Coachella Valley Unified School District, as in effect at the time requests for building permits are submitted. 54. Permits issued under this approval shall be subject to the Coachella Valley Multi - Species Habitat Conservation Plan/Natural Community Habitat Conservation Plan Mitigation Fee, in accordance with LQMC Chapter 3.34. 55. A fee of $50.00, payable to Riverside County, is due to this office within 24 hours of any City Council approval. This is required by the County to post the Notice of Exemption and offset costs associated with AB 3158 (Fish and Game Code 711.4). A fee of $72.00, payable to City of La Quinta, is due to this office within 24 hours of any City Council approval. This is required by the City to prepare the Notice of Exemption. PLANNING COMMISSION RESOLUTION NO. 2013 - 028 CONDITIONS OF APPROVAL - ADOPTED SITE DEVELOPMENT PERMIT 2013-930 TOLL BROTHERS, INC. - STONE CREEK RANCH NOVEMBER 26, 2013 Page 12 of 13 FIRE DEPARTMENT 56. 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. 57. 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. 58. 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. 59. Residential fire sprinklers are required in all one and two family dwellings per the California Residential Code. Contact the Riverside County Fire Department for the Residential Fire Sprinkler Standard. 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. Two story units shall not be permitted on Lots 4 -18, 22, 23, 36-38, 40, 61, 62, 64 and 68. 62. The Tuscan elevation style shall be exclusively used on Lots 36-38, 64 and 68. Homes on these lots shall include additional exterior stone beyond that provided on the approved Tuscan elevations, paver driveways and walkways, concrete S-tile with 20% boost at field eaves, and wood garage doors. 63. Lots 33-35, 40, 69 and 70 are limited to either Tuscan or Santa Barbara elevation styles. 64. No two story plan as approved may be constructed using the Contemporary (no PLANNING COMMISSION RESOLUTION NO. 2013 - 028 CONDITIONS OF APPROVAL - ADOPTED SITE DEVELOPMENT PERMIT 2013-930 TOLL BROTHERS, INC. — STONE CREEK RANCH NOVEMBER 26, 2013 Page 13 of 13 stone) elevation style. All other styles, including Desert Contemporary (stone accents) are acceptable as two-story units. 65. The first model shall be built as a single story unit. 66. All exterior window and slider door frame colors shall be bronze. 67. It shall be disclosed to any and all parties involved in the sale or other transfer of Lots 4 - 9, that said lots are adjacent to an on -going golf course maintenance operation for the PGA West community.