PCRES 2014-012PLANNING COMMISSION RESOLUTION 2014 - 012
A RESOLUTION OF THE PLANNING COMMISSION OF
THE CITY OF LA QUINTA, CALIFORNIA,
RECOMMENDING TO THE CITY COUNCIL APPROVAL OF
SITE DEVELOPMENT PERMIT 2013-937 INCLUDING
SITE, ARCHITECTURAL, AND LANDSCAPING PLANS
FOR THE CANYON RIDGE PROJECT
CASE NO.: SITE DEVELOPMENT PERMIT 2013-937
APPLICANT: WEST COAST HOUSING PARTNERS
WHEREAS, the Planning Commission of the City of La Quinta, California did,
on the 10' day of June, 2014, hold a duly noticed Public Hearing to consider a
request by West Coast Housing Partners for consideration of a site development
permit to allow construction of 74 homes on 28.3 acres, more particularly
described as:
APN: 760-240-014
WHEREAS, the Community Development Department published a public
hearing notice in The Desert Sun newspaper on May 30, 2014, 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, the Planning
Commission did make the following mandatory findings to justify recommending to
the City Council approval of said Site Development Permit:
1 . Consistency with the General Plan
The single family homes and the density of the project is consistent with the
Low Density Residential land use designation in the General Plan. The project
is consistent with the policies of the General Plan, particularly insofar as the
project proposes high quality residential units in a master planned project.
2. Consistency with the Zoning Code and Canyon Ridge Specific Plan (SP 06-
081) as amended
The proposed development, as conditioned, is consistent with the
development standards of the City's Zoning Code and Specific Plan 06-081,
as amended, in terms of project location, architectural style, building height,
building mass, and landscaping.
Planning Commission Resolution 2014 - 012
Site Development Permit 2013-937
Canyon Ridge
Adopted: June 10, 2014
Page 2
3. Compliance with the California Environmental Quality Act (CEQA)
Processing of this Site Development Permit for the proposed use is in
compliance with the provisions of the California Environmental Quality Act.
The Community Development Department has determined that this area has
been previously analyzed under CEQA, conditions have not changed, and the
proposed project will not create any new impact that has not already been
considered.
4. Architectural Design
The architecture and layout of the buildings are compatible with, and not
detrimental to, the development adjacent to the site, and consistent with the
development standards in the Municipal Code and Specific Plan 06-081.
5. Site Design
The site design, as conditioned, will be compatible with, and not detrimental
to, surrounding development, and with the overall design quality prevalent in
the City, in terms of interior circulation, vehicle parking, and pedestrian
access. The homes are properly sized with regards to height and floor area,
mass and scale.
6. Landscape Design
The proposed project is consistent with the landscaping standards and plant
palette and implements the standards for landscaping and aesthetics
established in the General Plan and Zoning Code. The project landscaping,
as conditioned, will comply with the City's water tolerant landscaping
requirements, and will integrate into the community's existing landscaping.
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 recommend City Council approval of Site
Development Permit 2013-937, for the reasons set forth in this Resolution and
subject to the attached Conditions of Approval.
PASSED, APPROVED, and ADOPTED at a regular meeting of the City of La
Quinta Planning Commission, held on this the 10th day of June, 2014, by the
following vote:
Planning Commission Resolution 2014 - 012
Site Development Permit 2013-937
Canyon Ridge
Adopted: June 10, 2014
Page 3
AYES: Commissioner Blum, Weber, Wilkinson, Wright and Chairperson
Barrows
NOES: None
ABSENT: None
ABSTAIN: None
C--eicti Gr�
KA I E BAR S, Chairperson
City of La Quinta, California
ATTEST,
JO SON,' -Ea munity Development Director
of a Quinta, California
PLANNING COMMISSION RESOLUTION 2014 - 012
CONDITIONS OF APPROVAL - ADOPTED
SITE DEVELOPMENT PERMIT 2013-937
CANYON RIDGE
JUNE 10, 2014
Page 1 of 14
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 2013-937 shall comply with all applicable conditions
and/or mitigation measures for the following related approval:
Tentative Tract Map 35060
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 June 10, 2016 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
• Desert Sands Unified School District (DSUSD)
• Coachella Valley Water District (CVWD)
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CONDITIONS OF APPROVAL - ADOPTED
SITE DEVELOPMENT PERMIT 2013-937
CANYON RIDGE
JUNE 10, 2014
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• 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)
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.
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.
2. 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.
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PLANNING COMMISSION RESOLUTION 2014 - 012
CONDITIONS OF APPROVAL - ADOPTED
SITE DEVELOPMENT PERMIT 2013-937
CANYON RIDGE
JUNE 10, 2014
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3. The applicant's SWPPP shall include provisions for all of the following Best
Management Practices ("BMPs") (LQMC Section 8.70.020 (Definitions)):
1) Temporary Soil Stabilization (erosion control).
2) Temporary Sediment Control.
3) Wind Erosion Control.
4) Tracking Control.
5) Non -Storm Water Management.
6) Waste Management and Materials Pollution Control.
D. All erosion and sediment control BMPs proposed by the applicant shall be
approved by the City Engineer prior to any onsite or offsite grading,
pursuant to this project.
E. The SWPPP and BMPs shall remain in effect for the entire duration of
project construction until all improvements are completed and accepted by
the City Council.
F. The owner shall execute and record an agreement that provides for the
perpetual maintenance and operation of all post -construction BMPs as
required.
7. Permits issued under this approval shall be subject to the provisions of the
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
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PLANNING COMMISSION RESOLUTION 2014 - 012
CONDITIONS OF APPROVAL - ADOPTED
SITE DEVELOPMENT PERMIT 2013-937
CANYON RIDGE
JUNE 10, 2014
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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. 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.
12. Pursuant to the aforementioned condition, conferred rights shall include approvals
from the master developer or the HOA over easements and other property rights
necessary for construction and proper functioning of the proposed development
not limited to access rights over proposed and/or existing private streets that
access public streets and open space/drainage facilities of the master
development.
STREET AND TRAFFIC IMPROVEMENTS
13. Cul-de-sac improvements that prevent southbound movement on the frontage road
in front of St Francis Church shall be completed prior to the energization of the
traffic signal at Washington Street at Lake La Quinta Drive. The improvement
plans for these cul-de-sac improvements shall be approved by the City Engineer.
14. 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.
15. The applicant shall design street pavement sections using CalTrans' design
procedure for 20-year life pavement, and the site -specific data for soil strength and
anticipated traffic loading (including construction traffic). Minimum structural
sections shall be as follows:
Residential 3.0" a.c./4.5" c.a.b.
Collector 4.0" a.c./5.0" c.a.b.
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SITE DEVELOPMENT PERMIT 2013-937
CANYON RIDGE
JUNE 10, 2014
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Secondary Arterial 4.0" a.c./6.0" c.a.b.
Primary Arterial 4.5" a.c./6.0" c.a.b.
or the approved equivalents of alternate materials.
16. 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.
17. 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.
18. 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
As used throughout these Conditions of Approval, professional titles such as "engineer,"
"surveyor," and "architect," refer to persons currently certified or licensed to practice
their respective professions in the State of California.
19. Improvement plans shall be prepared by or under the direct supervision of qualified
engineers and/or architects, as appropriate, and shall comply with the provisions of
LQMC Section 13.24.040 (Improvement Plans).
20. The following improvement plans shall be prepared and submitted for review and
approval by the Public Works Department. A separate set of plans for each line
item specified below shall be prepared. The plans shall utilize the minimum scale
specified, unless otherwise authorized by the City Engineer in writing. Plans may
be prepared at a larger scale if additional detail or plan clarity is desired. Note, the
applicant may be required to prepare other improvement plans not listed here
pursuant to improvements required by other agencies and utility purveyors.
A. On -Site Rough Grading Plan 1 " = 40' Horizontal
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CONDITIONS OF APPROVAL - ADOPTED
SITE DEVELOPMENT PERMIT 2013-937
CANYON RIDGE
JUNE 10, 2014
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B. PM 10 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 & 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.
F. On -Site Street Improvements/Signing & Striping/Storm Drain Plan
1 " = 40' Horizontal, 1 " = 4' Vertical
G. Street Improvement Plan to Cul-De-Sac St. Francis Church Frontage Road
1 " = 40' Horizontal, 1 " = 4' Vertical
H. Traffic Signal Plan 1 " = 20' Horizontal
NOTE: D through H to be submitted concurrently.
(Separate Storm Drain Plans if applicable)
The following plans shall be submitted to the Building and Safety Department for
review and approval. The plans shall utilize the minimum scale specified, unless
otherwise authorized by the Building and Safety Director in writing. Plans may be
prepared at a larger scale if additional detail or plan clarity is desired. Note, the
applicant may be required to prepare other improvement plans not listed here
pursuant to improvements required by other agencies and utility purveyors.
On -Site Residential Precise Grading Plan (submitted to Building and Safety
Department) 1 " = 30' Horizontal
Other engineered improvement plans prepared for City approval that are not listed
above shall be prepared in formats approved by the City Engineer prior to
commencing plan preparation.
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CANYON RIDGE
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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.
"Rough Grading" plans shall normally include perimeter walls with Top Of Wall &
Top Of Footing elevations shown. All footings shall have a minimum of 1-foot of
cover, or sufficient cover to clear any adjacent obstructions.
The applicant shall prepare an accessibility assessment on a marked up print of the
building floor plan identifying every building egress and notes the 2013 California
Building Code accessibility requirements associated with each door. The
assessment must comply with submittal requirements of the Building & Safety
Department. A copy of the reviewed assessment shall be submitted to the Public
Works Department in conjunction with the Site Development Plan when it is
submitted for plan checking.
21. 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.
22. The applicant shall furnish a complete set of all approved improvement plans on a
storage media acceptable to the City Engineer (currently mylars).
23. Upon completion of construction, and prior to final acceptance of the
improvements by the City, the applicant shall furnish the City with reproducible
record drawings of all improvement plans which were approved by the City. Each
sheet shall be clearly marked "Record Drawing" and shall be stamped and signed
by the engineer or surveyor certifying to the accuracy and completeness of the
drawings. The applicant shall have all approved mylars previously submitted to
the City, revised to reflect the as -built conditions. The applicant shall employ or
retain the Engineer Of Record during the construction phase of the project so that
the 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
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CONDITIONS OF APPROVAL - ADOPTED
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CANYON RIDGE
JUNE 10, 2014
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letter attesting to said fact to the City Engineer in lieu of mylar submittal.
(;RAnINr
24. The applicant shall comply with the provisions of LQMC Section 13.24.050
(Grading Improvements).
25. 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.
26. 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,
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. WQMP prepared by a qualified 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.
27. 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
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CANYON RIDGE
JUNE 10, 2014
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control measures, as were approved in the Fugitive Dust Control Plan.
28. Building pad elevations of perimeter lots shall not differ by more that one foot
higher from the building pads in adjacent developments.
29. The applicant shall minimize the differences in elevation between the adjoining
properties and the lots within this development.
Where compliance within the above stated limits is impractical, the City may
consider alternatives that are shown to minimize safety concerns, maintenance
difficulties and neighboring -owner dissatisfaction with the grade differential.
30. Prior to the issuance of a building permit for any building lot, the applicant shall
provide a lot pad certification stamped and signed by a qualified engineer or
surveyor 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
31. Stormwater handling shall conform with the approved hydrology and drainage
report for Tract Map No. 35060. Nuisance water shall be disposed of in an
approved manner.
32. 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.
33. Nuisance water shall be retained on site. Nuisance water shall be disposed of per
approved methods contained in Engineering Bulletin No. 06-16 — Hydrology Report
with Preliminary Hydraulic Report Criteria for Storm Drain Systems and Engineering
Bulletin No. 06-015 - Underground Retention Basin Design Requirements.
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34. 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.
35. No fence or wall shall be constructed around any retention basin unless approved
by the Community Development Director and the City Engineer.
36. 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.
37. 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).
38. The design of the development shall not cause any increase in flood boundaries
and levels in any area outside the development.
39. 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.
40. Storm drainage historically received from adjoining property shall be received and
retained or passed through into the historic downstream drainage relief route.
41. 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
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maintenance of BMPs per the approved Water Quality Management Plan
(WQMP) for the project as required by the California Regional Water Quality
Control Board — Colorado River Basin (CRWQCB-CRB) Region Board Order
No. R7-2013-0011.
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
42. The applicant shall comply with the provisions of LQMC Section 13.24.110
(Utilities).
43. 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.
44. Existing overhead utility lines within, or adjacent to the proposed development,
and all proposed utilities shall be installed underground. Interim improvements shall
be designed and constructed as approved by the City Engineer as well as the
appropriate utility provider.
All existing utility lines attached to joint use 92 KV transmission power poles are
exempt from the requirement to be placed underground.
45. 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.
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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
46. The City will conduct final inspections of habitable buildings only when the
buildings have improved street and (if required) sidewalk access to publicly -
maintained streets. The improvements shall include required traffic control devices,
pavement markings and street name signs. If on -site streets in residential
developments are initially constructed with partial pavement thickness, the
applicant shall complete the pavement prior to final inspections of the last ten
percent of homes within the development or when directed by the City, whichever
comes first.
LANDSCAPE AND IRRIGATION
47. The applicant shall comply with LQMC Sections 13.24.130 (Landscaping
Setbacks) & 13.24.140 (Landscaping Plans)
48. Landscape and irrigation plans shall be signed and stamped by a licensed
landscape architect.
49. All new landscape areas shall have landscaping and permanent irrigation
improvements in compliance with the City's Water Efficient Landscape regulations
contained in LQMC Section 8.13 (Water Efficient Landscape).
50. 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.
51. 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 as a minor final landscape plan. 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 justify an alternative processing
schedule.
NOTE: Plans are not approved for construction until signed by the appropriate City
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PLANNING COMMISSION RESOLUTION 2014 - 012
CONDITIONS OF APPROVAL - ADOPTED
SITE DEVELOPMENT PERMIT 2013-937
CANYON RIDGE
JUNE 10, 2014
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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.
MAINTENANCE
52. The applicant shall comply with the provisions of LQMC Section 13.24.160
(Maintenance).
53. 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
54. 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.
MISCELLANEOUS
55. The retaining system along the west border of the property shall be redesigned and
approved by the City Engineer and Community Development Department. Said
retaining system shall incorporate a tiered design where any portion of the vertical
face of the wall that is greater than eight (8) feet in height is stepped back a
minimum of six (6) feet. The resulting step -back area(s) shall not exceed a
maximum slope of 3:1 and shall be landscaped with a variety of cascading vines
and large shrubs in order to soften the overall mass of the walls.
56. The central recreational space shall include benches and dog park components,
including a water source and pet clean-up facilities.
57. Prior to approval of Final Map 35060, the applicant shall provide the City with a
P:\Reports - PC\2014\PC 6-10-14\PH 1 Canyon Ridge\SDP 2013-937 Canyon Ridge COAs - FINAL.doc
PLANNING COMMISSION RESOLUTION 2014 - 012
CONDITIONS OF APPROVAL - ADOPTED
SITE DEVELOPMENT PERMIT 2013-937
CANYON RIDGE
JUNE 10, 2014
Page 14 of 14
fully executed agreement between West Coast Housing Partners and Saint Francis
of Assisi Catholic Church, demonstrating that the parties have agreed to the
timing, responsibilities and construction of an access driveway from the west end
of the Church's southern parking lot onto the secondary access along the northern
property line of the Canyon Ridge project.
58. All doors leading from the garage into the side yards shall swing outwards.
P:\Reports - PC\2014\PC 6-10-14\PH 1 Canyon Ridge\SDP 2013-937 Canyon Ridge COAs - FINAL.doc