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PCRES 2014-017PLANNING COMMISSION RESOLUTION 2014 - 017 A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF LA QUINTA, CALIFORNIA, APPROVING DEVELOPMENT PLANS ALLOWING EXPANSION OF AN EXISTING HOTEL USE, FROM 11 APPROVED ROOMS TO 24 ROOMS CASE NO.: SITE DEVELOPMENT PERMIT 2013-931 CLASS 32 CEQA EXEMPTION APPLICANT: JON LEGARZA WHEREAS, the Planning Commission of the City of La Quinta, California, did on the 81h day of July, 2014, hold a duly noticed Public Hearing to consider the request by Jon Legarza for a Site Development Permit to allow construction of a two-story building addition, to expand an existing hotel use from 11 existing approved rooms to 24 total rooms, located at 78120 Caleo Bay Drive, more particularly described as: PARCEL 8 OF PM 27892 WHEREAS, the Community Development Department published the public hearing notice in the Desert Sun newspaper on the 27th day of June, 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 of all interested persons desiring to be heard, the Planning Commission did make the following mandatory findings pursuant to Section 9.210.010 of the Zoning Code to justify approval of said Site Development Permit: 1 . The proposed Site Development Permit is consistent with the La Quinta General Plan land use designation of General Commercial. The City's General Plan Policies relating to General Commercial encourage a wide range of commercial opportunities and support services. 2. The proposed Site Development Permit is consistent with the La Quinta Zoning Code, as the project contemplates land uses that are permitted under existing Community Commercial zoning, and which were previously addressed in the EIR certified for the La Quinta General Plan. Specifically, an application for amendment of the existing Conditional Use Permit has been prepared and reviewed, as required under the permitted use provisions of the Zoning Code. The expansion of the pre-existing hotel use as proposed is consistent with the intent and purpose of the La Quinta Zoning Code. Planning Commission Resolution No. 2014 - 017 Site Development Permit 2013-931 The Chateau at Lake La Quinta Applicant: Jon Legarza Adopted: July 8, 2014 Page: 2 3. The proposed Site Development Permit complies with the requirements of "The Rules to Implement the California Environmental Quality Act of 1970" as amended (City Council Resolution 83-63). The La Quinta Community Development Department has determined that the request is exempt from CEQA under Guideline Section 15332; Class 32 (Infill Development), in that the proposal meets all criteria as stated in said Section 15332. 4. The architectural design aspects of the proposed Site Development Permit will be compatible with, and not detrimental to, surrounding development in the areas surrounding Lake La Quinta, and with the overall design quality prevalent in the City. 5. The site design aspects of the proposed Site Development Permit will be compatible with, and not detrimental to, surrounding development in the Lake La Quinta area, and with the overall design quality prevalent in the City. The building pad, mass and footprint are consistent with the original project approval and with the existing building for The Chateau at Lake La Quinta. 6. The project landscaping for the proposed Site Development Permit has been designed to unify and enhance visual continuity of the proposed project with the surrounding development, and is consistent with and upgrades the existing landscape design for the site. 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 correct, and constitute the findings of the Planning Commission for this Site Development Permit; SECTION 2. That it does hereby approve Site Development Permit 2013-931 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 La Quinta Planning Commission held on this 8th day of July, 2014, by the following vote: AYES: Commissioners Bettencourt, Blum, and Fitzpatrick NOES: None Planning Commission Resolution No. 2014 - 017 Site Development Permit 2013-931 The Chateau at Lake La Quinta Applicant: Jon Legarza Adopted: July 8, 2014 Page: 3 ABSENT: Commissioner Wilkinson and Vice -Chairperson Wright ABSTAIN: None FRANK BLUM, Acting Chairperson City of La Quinta, California ATTEST: LES/J4141450N, Community Development Director CA of La Quinta, California PLANNING COMMSSION RESOLUTION 2014 - 017 CONDITIONS OF APPROVAL - ADOPTED SITE DEVELOPMENT PERMIT 2013-931 THE CHATEAU AT LAKE LA QUINTA APPLICANT: JON LEGARZA JULY 8, 2014 Page 1 of 15 C;FNFRAI 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. This Site Development Permit shall expire on July 8, 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. 3. Site Development Permit 2013-931 shall comply with all applicable conditions and/or mitigation measures for the following related approval: • Conditional Use Permit 1995-020, Amendment #1 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. 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) • Imperial Irrigation District (IID) PLANNING COMMSSION RESOLUTION 2014 - 017 CONDITIONS OF APPROVAL - ADOPTED SITE DEVELOPMENT PERMIT 2013-931 THE CHATEAU AT LAKE LA QUINTA APPLICANT: JON LEGARZA JULY 8, 2014 Page 2 of 15 • 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. 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 construction activities including clearing, grading or excavation of land that disturbs one (1) acre or more of land, or that disturbs less than one (1) acre of land, but which is a part of a construction project that encompasses more than one (1) acre of land, the Permitee shall be required to submit a Storm Water Pollution Protection Plan ("SWPPP") to the State Water Resources Control Board. The applicant or design professional can obtain the California Stormwater Quality Association SWPPP template at www.cabmphandbooks.com for use in their SWPPP preparation. B. The applicant shall ensure that the required SWPPP is available for inspection at the project site at all times through and including acceptance of all improvements by the City. PLANNING COMMSSION RESOLUTION 2014 - 017 CONDITIONS OF APPROVAL - ADOPTED SITE DEVELOPMENT PERMIT 2013-931 THE CHATEAU AT LAKE LA QUINTA APPLICANT: JON LEGARZA JULY 8, 2014 Page 3 of 15 C. The applicant's SWPPP shall include provisions for all of the following Best Management Practices ("BMPs") (LQMC Section 8.70.020 (Definitions)): 1) Temporary Soil Stabilization (erosion control). 2) Temporary Sediment Control. 3) Wind Erosion Control. 4) Tracking Control. 5) Non -Storm Water Management. 6) Waste Management and Materials Pollution Control. E. All erosion and sediment control BMPs proposed by the applicant shall be approved by the City Engineer prior to any onsite or offsite grading, pursuant to this project. F. The SWPPP and BMPs shall remain in effect for the entire duration of project construction until all improvements are completed and accepted by the City Council. The applicant shall execute and record an agreement that provides for the perpetual maintenance and operation of all post - construction BMPs as required. 7. 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. 8. Developer shall reimburse the City, within thirty (30) days of presentment of the invoice, all costs and actual attorney's fees incurred by the City Attorney to review, negotiate and/or modify any documents or instruments required by these conditions, if Developer requests that the City modify or revise any documents or instruments prepared initially by the City to effect these conditions. This obligation shall be paid in the time noted above without deduction or offset and Developer's failure to make such payment shall be a material breach of the Conditions of Approval. 9. Developer shall reimburse the City, within thirty (30) days of presentment of the invoice, all costs and actual consultant's fees incurred by the City for engineering and/or surveying consultants to review and/or modify any documents or instruments required by this project. This obligation shall be paid PLANNING COMMSSION RESOLUTION 2014 - 017 CONDITIONS OF APPROVAL - ADOPTED SITE DEVELOPMENT PERMIT 2013-931 THE CHATEAU AT LAKE LA QUINTA APPLICANT: JON LEGARZA JULY 8, 2014 Page 4 of 15 in the time noted above without deduction or offset and Developer's failure to make such payment shall be a material breach of the Conditions of Approval. PROPERTY RIGHTS 10. Prior to issuance of any permit(s), the applicant shall acquire or confer easements and other property rights necessary for the construction or proper functioning of the proposed development. Conferred rights shall include access easements to the City for emergency services and for maintenance, construction and reconstruction of essential improvements. These access rights include, but are not limited to, access rights over proposed and/or existing private streets that access public streets, open space/drainage and parking facilities. 11. The applicant shall offer for dedication those easements necessary for the placement of, and access to, utility lines and structures, drainage basins, park lands and common areas. 12. The applicant shall furnish proof of easements, or written permission as appropriate, from those owners of all abutting properties on which grading, retaining wall construction, permanent slopes, or other encroachments will occur. STREET AND TRAFFIC IMPROVEMENTS 13. The applicant shall comply with the provisions of LQMC Section 13.24.080 (Street Design - Private Streets), where private streets are proposed. 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. The applicant shall extend improvements beyond the SDP boundaries to ensure they safely integrate with existing improvements (e.g. grading, traffic control devices and transitions in alignment, elevation or dimensions of streets and sidewalks). 15. Improvements shall include appurtenances such as traffic control signs, markings and other devices, raised medians if required, street name signs and sidewalks. PLANNING COMMSSION RESOLUTION 2014 - 017 CONDITIONS OF APPROVAL - ADOPTED SITE DEVELOPMENT PERMIT 2013-931 THE CHATEAU AT LAKE LA QUINTA APPLICANT: JON LEGARZA JULY 8, 2014 Page 5 of 15 PARKING LOTS and ACCESS POINTS 16. The design of parking facilities shall conform to LQMC Chapter 9.150 and in particular the following: A. The parking stall and aisle widths and the double hairpin stripe parking stall design shall conform to LQMC Chapter 9.150. B. Cross slopes should be a maximum of 2% where ADA accessibility is required including accessibility routes between buildings. C. Building access points shall be shown on the Precise Grading Plans to evaluate ADA accessibility issues. D. Accessibility routes to public streets and adjacent development shall be shown on the Precise Grading Plan. E. Parking stall lengths shall be according to LQMC Chapter 9.150 and be a minimum of 17 feet in length with a 2-foot overhang for standard parking stalls and 18 feet with a 2-foot overhang for handicapped parking stall or as approved by the City Engineer. One van accessible handicapped parking stall is required per 8 handicapped parking stalls. Entry drives, main interior circulation routes, corner cutbacks, ADA accessibility route to public streets and other features shown on the approved construction plans, may require additional street widths and other improvements as may be determined by the City Engineer. 17. The applicant shall design street pavement sections using CalTrans' design procedure for 20-year life pavement, and the site -specific data for soil strength and anticipated traffic loading (including construction traffic). Minimum structural sections shall be as follows: Parking Lot & Aisles (Low Traffic) 3.0" a.c./4.5" c.a.b. Parking Lot & Aisles (High Traffic) 4.5" a.c./5.5" c.a.b. Loading Areas 6" P.C.C./4" c.a.b. or the approved equivalents of alternate materials. PLANNING COMMSSION RESOLUTION 2014 - 017 CONDITIONS OF APPROVAL - ADOPTED SITE DEVELOPMENT PERMIT 2013-931 THE CHATEAU AT LAKE LA QUINTA APPLICANT: JON LEGARZA JULY 8, 2014 Page 6 of 15 18. 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. 19. 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. 20. 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). 21. 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 Precise Grading Plan 1 " = 20' Horizontal B. PM 10 Plan 1 " = 40' Horizontal (if disturbed area is greater than 1 acre) NOTE: A and B to be submitted concurrently. PLANNING COMMSSION RESOLUTION 2014 - 017 CONDITIONS OF APPROVAL - ADOPTED SITE DEVELOPMENT PERMIT 2013-931 THE CHATEAU AT LAKE LA QUINTA APPLICANT: JON LEGARZA JULY 8, 2014 Page 7 of 15 Other engineered improvement plans prepared for City approval that are not listed above shall be prepared in formats approved by the City Engineer prior to commencing plan preparation. All plans shall show existing improvements for a distance of at least 200 feet beyond the project limits, or a distance sufficient to show any required design transitions. All On -Site Signing & Striping Plans shall show, at a minimum; Stop Signs, Limit Lines and Legends, No Parking Signs, Raised Pavement Markers (including Blue RPMs at fire hydrants) and Street Name Signs per Public Works Standard Plans and/or as approved by the Engineering Department. Grading plans shall normally include perimeter walls with Top Of Wall & Top Of Footing elevations shown. All footings shall have a minimum of 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 2010 California Building Code accessibility requirements associated with each door. The assessment must comply with the 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. In addition to the normal set of improvement plans, a "Site Development" plan is required to be submitted for approval by the Building Official, Community Development Director and the City Engineer. "Site Development" plans shall normally include all on -site surface improvements including but not limited to finish grades for curbs & gutters, building floor elevations, wall elevations, parking lot improvements and ADA requirements. 22. 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. PLANNING COMMSSION RESOLUTION 2014 - 017 CONDITIONS OF APPROVAL - ADOPTED SITE DEVELOPMENT PERMIT 2013-931 THE CHATEAU AT LAKE LA QUINTA APPLICANT: JON LEGARZA JULY 8, 2014 Page 8 of 15 23. The applicant shall furnish a complete set of all approved improvement plans on a storage media acceptable to the City Engineer (currently mylars). 24. 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. GRADING 25. The applicant shall comply with the provisions of LQMC Section 13.24.050 (Grading Improvements). 26. 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. 27. 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 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). PLANNING COMMSSION RESOLUTION 2014 - 017 CONDITIONS OF APPROVAL - ADOPTED SITE DEVELOPMENT PERMIT 2013-931 THE CHATEAU AT LAKE LA QUINTA APPLICANT: JON LEGARZA JULY 8, 2014 Page 9 of 15 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. 28. 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. 29. Building pad elevations on the grading plan submitted for City Engineer's approval shall conform with pad elevations shown on the SDP exhibits, unless the pad elevations have other requirements imposed elsewhere in these Conditions of Approval, or as approved by the City Engineer. 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. nRAINAC;F 31. Stormwater handling shall conform with the approved hydrology and drainage report for The Chateau or as approved by the City Engineer. 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. 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 PLANNING COMMSSION RESOLUTION 2014 - 017 CONDITIONS OF APPROVAL - ADOPTED SITE DEVELOPMENT PERMIT 2013-931 THE CHATEAU AT LAKE LA QUINTA APPLICANT: JON LEGARZA JULY 8, 2014 Page 10 of 15 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. 34. No fence or wall shall be constructed around any retention basin unless approved by the Community Development Director and the City Engineer. 35. The design of the development shall not cause any increase in flood boundaries and levels in any area outside the development. 36. The development shall be graded to permit storm flow to flow out of the development through a designated overflow and into the historic drainage relief route. 37. Storm drainage historically received from adjoining property shall be received and retained or passed through into the historic downstream drainage relief route. 38. 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 for the project as required by the California Regional Water Quality Control Board - Colorado River Basin (CRWQCB- CRB) Region Board Order No. R7-201 3-0011. UTILITIES 39. The applicant shall comply with LQMC Section 13.24.1 10 (Utilities). PLANNING COMMSSION RESOLUTION 2014 - 017 CONDITIONS OF APPROVAL - ADOPTED SITE DEVELOPMENT PERMIT 2013-931 THE CHATEAU AT LAKE LA QUINTA APPLICANT: JON LEGARZA JULY 8, 2014 Page 11 of 15 40. Existing overhead utility lines within, or adjacent to the proposed development, and all proposed utilities shall be installed underground. The 92 KV transmission power poles and 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. 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. Site and building lighting and electrical plans shall be provided for any new or replacement lighting as part of the building plan check review process. 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). Irrigation plans shall provide for an appropriately designed deep watering system for all tree wells. 46. The applicant shall submit the final landscape plans, to include all proposed landscape area lighting, 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 PLANNING COMMSSION RESOLUTION 2014 - 017 CONDITIONS OF APPROVAL - ADOPTED SITE DEVELOPMENT PERMIT 2013-931 THE CHATEAU AT LAKE LA QUINTA APPLICANT: JON LEGARZA JULY 8, 2014 Page 12 of 15 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 landscape inspection that adjustments are required in order to meet the intent of the Planning Commission approval, the Community Development Director shall review and approve any 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. The final landscape planting plan shall be revised to replace the Honey Mesquite trees with a suitable lower maintenance species (Desert Museum Palo Verde, Tipuana Tipu or similar). MAINTENANCE 49. The applicant shall comply with LQMC Section 13.24.160 (Maintenance). 50. 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 51. 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). PLANNING COMMSSION RESOLUTION 2014 - 017 CONDITIONS OF APPROVAL - ADOPTED SITE DEVELOPMENT PERMIT 2013-931 THE CHATEAU AT LAKE LA QUINTA APPLICANT: JON LEGARZA JULY 8, 2014 Page 13 of 15 52. The applicant shall comply with the applicable 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. 53. Provision 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. 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 Planning Commission 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). 56. A fee of $72.00, payable to City of La Quinta, is due within 24 hours of any final approval. This is required by the City to prepare the Notice of Exemption. FIRE DEPARTMENT 57. 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.. 58. 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. 59. 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 PLANNING COMMSSION RESOLUTION 2014 - 017 CONDITIONS OF APPROVAL - ADOPTED SITE DEVELOPMENT PERMIT 2013-931 THE CHATEAU AT LAKE LA QUINTA APPLICANT: JON LEGARZA JULY 8, 2014 Page 14 of 15 on, to identify fire hydrant locations. 60. Prior to issuance of building permits, the water system for fire protection must be provided as approved by the Fire Department and the local water authority. 61. Fire Apparatus access roads 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 75 thousand pounds over 2 axles. Access will have a turning radius capable of accommodating fire apparatus. Access lanes shall be constructed with a surface so as to provide all weather driving capabilities. 62. Display street numbers in a prominent location on the address side of building(s) and/or rear access if applicable. Numbers and letters shall be a minimum of 12" in height for building(s) up to 25' in height. In complexes with alpha designations, letter size must match numbers. All addressing must be legible, of a contrasting color, and adequately illuminated to be visible from street at all hours.. 63. Install a complete fire sprinkler system. Fire sprinkler system(s) with pipe sizes in excess of 4" in diameter will require the project Structural Engineer to certify with a "wet signature", that the structural system is designed to support the seismic and gravity loads to support the additional weight of the sprinkler system. All fire sprinkler risers shall be protected from any physical damage. 64. The FCD and PIV shall be located to the front of building within 50 feet of approved roadway and within 200 feet of an approved hydrant. Sprinkler riser room must have indicating exterior and/or interior door signs. A C-16 licensed contactor must submit plans, along with current permit fees, to the Fire Department for review and approval prior to installation. 65. Install an alarm monitoring system for fire sprinkler system(s) with 20 or more heads, along with current permit fees, to the Fire Department for review and approval prior to installation. 66. No hazardous materials shall be stored and/or used within the building, which PLANNING COMMSSION RESOLUTION 2014 - 017 CONDITIONS OF APPROVAL - ADOPTED SITE DEVELOPMENT PERMIT 2013-931 THE CHATEAU AT LAKE LA QUINTA APPLICANT: JON LEGARZA JULY 8, 2014 Page 15 of 15 exceeds quantities listed in 2013 CBC. No class I, II or IIIA of combustible/flammable liquid shall be used in any amount in the building. 67. Exit designs, exit signs, door hardware, exit markers, exit doors, and exit path marking shall be installed per the 2013 California Building Code. 68. Electrical room doors, if applicable, shall be posted "ELECTRICAL ROOM" on outside of door. Fire Alarm Control Panel room doors, if applicable, shall be posted "FACP" on outside of door. Fire Riser Sprinkler room doors, if applicable, shall be posted "Fire Riser" on outside of door. Roof Access room doors, if applicable, shall be posted "Roof Access" on outside of door. 69. Access shall be provided to all mechanical equipment located on the roof as required by the Mechanical Code. 70. 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. 71. 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. 72. Nothing in these Fire Department conditions shall be construed as encompassing structural integrity. Review of this plan does not authorize or approve any omission or deviation from all applicable regulations. Final approval is subject to plan reviews and field inspections. All questions regarding the meaning of the code requirements should be referred to the Riverside County Fire Department at 760-863-8886.