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PC Resolution 2019-004 Residence Inn by Marriott Hotels SDP 2018-0007; TTM 37683 (2018-0003)PLANNING COMMISSION RESOLUTION 2019 - 004 A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF LA QUINTA, CALIFORNIA, APPROVING SITE DEVELOPMENT PERMIT 2018-0007 AND TENTATIVE PARCEL MAP 37683 (TPM 2018-0003) TO ALLOW A 108- ROOM HOTEL ON 3 ACRES CASE NUMBERS: SITE DEVELOPMENT PERMIT 2018-0007 TENTATIVE PARCEL MAP 37683 (TPM 2018-0003) APPLICANT: SUNRIDGE PROPERTIES WHEREAS, the Planning Commission of the City of La Quinta, California did, on the 12th day of March, 2019, hold a duly noticed Public Hearing to consider a request by Sunridge Properties for Site Development Permit and Tentative Parcel Map approval of a 108-room hotel located south of Highway 111, north of Vista Coralina lane, more particularly described as: APN 600-020-053 WHEREAS, the Design and Development Department published a public hearing notice in The Desert Sun newspaper on March 2, 2019 as prescribed by the Municipal Code. Public hearing notices were also mailed to all property owners within 500 feet of the site; and Site Development Permit 2018-0007 WHEREAS, at said Public Hearing, upon hearing and considering all testimony and arguments, if any, of all interested persons desiring to be heard, said Planning Commission did make the following mandatory findings pursuant to Section 9.210.010 of the Municipal Code to justify approval of said Site Development Permit: 1. Consistency with General Plan The proposed development is consistent with the General Plan land use designation of General Commercial. The City's General Plan policies relating to General Commercial encourage a full range of commercial uses within the City, and the proposed use maintains those policies. The proposed project is consistent with the following Goals, Programs, and Policies: 1 Planning Commission Resolution 2019 - 004 Site Development Permit 2018-0007 Tentative Parcel Map 37683 JPM 2018-0003) Residence Inn March 12, 2019 Page 2 of 6 • Policy LU-2.1 which states changes and variations from the Zoning Ordinance in a Specific Plan will be offset by high quality design, amenities and mix of land uses. The project varies from Zoning Ordinance in its height and drive aisles in landscape setback, both of which are allowable in the Specific Plan. This variation from the Zoning Ordinance is offset by high quality design of the landscaping along Highway 111 and building itself. The project is also a different land use than found in the surrounding area. • Goal LU-6 and ED-1 as it will contribute to a balanced and varied economic base which provides fiscal stability to the City and a broad range of goods and services to its residents and the region. • Program CIR-1.12.a: Locate land uses that provide jobs and housing near each other to allow the use of alternative modes of travel and produce shorter work commutes. The project will be developed with access provided to the existing residential Vista Coralina apartment development directly south of it, providing an opportunity for jobs and housing near each other. • Program CIR-1.12.b which encourages mixed use and contiguous commercial development to provide optimum internal connections between uses. The development will provide and be conditioned to provide connections to development on the south, east, and west. • Policy CIR-1.16 which states to continue to implement the Image Corridor treatments throughout the City. This project abuts an image corridor (Highway 111) but is an appropriate land use, has attractive and adequate landscaping, and does not include aesthetic impediments. These project attributes enhance and contributes to the Hwy 111 streetscape and image corridor as defined in the General Plan. The east -west orientation of the building and varying roof lines minimizes impacts to the image corridor. • Policy ED-1.5 which states projects proposed on commercial land shall be evaluated for their job creating and revenue generating potential. This project's scope and operations will create jobs and lead to annual sales tax and generate transit occupancy tax revenue for the City. Planning Commission Resolution 2019 - 004 Site Development Permit 2018-0007 Tentative Parcel Map 37683 JPM 2018-0003) Residence Inn March 12, 2019 Page 3 of 6 Policy ED-2.3 as it actively pursues the development of an additional hotel property in all economic ranges, accommodating another segment of the visitor market. 2. Consistency with Zoning Code The proposed development, as conditioned, is consistent with the development standards of the City's Zoning Code and Highway 111 and Dune Palms Specific Plan, as applicable. The Site Development Permit has been conditioned to ensure compliance with the zoning standards and other supplemental standards as established in Title 9 of the La Quinta Municipal Code. 3. Compliance with CEQA The Design and Development Department has determined that this project is consistent with Environmental Assessment 2018-0005 and no further environmental review is required. 4. Architectural Design The architecture design of the project, including, but not limited to, the architectural style, scale, building mass, materials, colors, architectural details, and roof style are compatible with the Highway 111 and Dune Palms Specific Plan and the quality of design prevalent in the City. The architectural design incorporates modern architecture with varying roof and wall planes in its style to be of high quality design. 5. Site Design The site design of the project, including, but not limited to, project entries, interior and exterior circulation, vehicular and pedestrian access, and exterior lighting, are consistent with the Highway 111 and Dune Palms Specific Plan, City of La Quinta Municipal Code, and quality of design prevalent in the city as conditioned. 6. Landscape Design Project landscaping, including, but not limited to, the location type, size, color, texture, and coverage of plant materials has been designed as to provide visual relief, complement buildings, visually emphasize prominent design elements and vistas, screen undesirable views, provide a harmonious transition between Planning Commission Resolution 2019 - 004 Site Development Permit 2018-0007 Tentative Parcel Map 37683 (TPM 2018-0003) Residence Inn March 12, 2019 Page 4 of 6 adjacent land uses and between development, and enhance the visual continuity of the project. 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. Tentative Parcel Map 37683 (TPM 2018-0003) 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 approval of said Tentative Parcel Map: 1. Tentative Parcel Map 37683 is consistent with the La Quinta General Plan, and Highway 111 and Dune Palms Specific Plan as proposed. The Tentative Parcel Map is consistent with the General Commercial land use designation as set forth in the General Plan. 2. The design and improvement of Tentative Parcel Map 37683 is consistent with the La Quinta General Plan and subject Specific Plan with the implementation of recommended conditions of approval. I The design of Tentative Parcel Map 37683 and proposed improvements are not likely to cause substantial environmental damage, nor substantially and avoidably injure fish or wildlife or their habitat. The Design and Development Department determined that this project is consistent with Environmental Assessment 2018-0005 and no further environmental review is required. 4. The design of Tentative Parcel Map 37683 and type of improvements are not likely to cause serious public health problems, insofar as the project will be required to comply with all laws, standards and requirements associated with sanitary sewer collection, water quality and other public health issues. 5. The site of the proposed subdivision is physically suitable for the type of development and proposed density of development given the site's location and the site is relatively flat, vacant, and can be Planning Commission Resolution 2019 - 004 Site Development Permit 2018-0007 Tentative Parcel Map 37683 (TPM 2018-0003) Residence Inn March 12, 2019 Page 5 of 6 served by all necessary public services and utilities. 6. The proposed subdivision is consistent with all applicable provisions of this title and the La Quinta Zoning Ordinance and the Subdivision Map Act. 7. The design and improvements required for Tentative Parcel Map 37683 will not conflict with easements, acquired by the public at large, for access through or use of the property. 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 the above project be determined by the Planning Commission to be consistent with Environmental Assessment 2018-0005; SECTION 3. That it does hereby approve Site Development Permit 2018- 0007 and Tentative Parcel Map 37683, for the reasons set forth in this Resolution and subject to the attached Conditions of Approval [Exhibit A and Exhibit B]. PASSED, APPROVED, and ADOPTED at a regular meeting of the City of La Quinta Planning Commission, held on this the 12th day of March 2019, by the following vote: AYES: COMMISSIONERS BETTENCOURT, CALDWELL, CURRIE, PROCTOR, WRIGHT AND CHAIRPERSON MCCUNE NOES: COMMISSIIONER QUILL ABSENT: NONE ABSTAIN: NONE Planning Commission Resolution 2019 - 004 Site Development Permit 2018-0007 Tentative Parcel Map 37683 (TPM 2018-0003) Residence Inn March 12, 2019 Page 6 of 6 IN MCCUNE, Chairperson Cit of La Quinta, California ATTEST: DANNY CASTRCf, Design and Development Director City of La Quinta, California PLANNING COMMISSION RESOLUTION 2019-004 CONDITIONS OF APPROVAL — APPROVED SITE DEVELOPMENT PERMIT 2018-0007 RESIDENCE INN ADOPTED: MARCH 12, 2019 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. 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 2018-0007 shall comply with all applicable conditions and/or mitigation measures for the following related approvals: Tentative Parcel Map 37683 Environmental Assessment 2018-0005 Specific Plan 2018-0002 (Specific Plan 2008-085, Amendment 1) In the event of any conflict(s) between approval conditions and/or provisions of these approvals, the Design and Development Director shall adjudicate the conflict by determining the precedence. 3. 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 Development Division (Grading Permit, Green Sheet (Public Works Clearance) for Building Permits, Water Quality Management Plan (WQMP) Exemption Form - Whitewater River Region, Improvement Permit) • La Quinta Planning Division • Riverside Co. Environmental Health Department • Desert Sands Unified School District (DSUSD) • Coachella Valley Water District (CVWD) • Imperial Irrigation District (IID) • California Regional Water Quality Control Board (CRWQCB) • State Water Resources Control Board SunLine Transit Agency (SunLine) • South Coast Air Quality Management District Coachella Valley (SCAQMD) The applicant is responsible for all requirements of the permits and/or clearances from the above listed agencies. When these requirements include Page 1 of 17 PLANNING COMMISSION RESOLUTION 2019-004 CONDITIONS OF APPROVAL — APPROVED SITE DEVELOPMENT PERMIT 2018-0007 RESIDENCE INN ADOPTED: MARCH 12, 2019 approval of improvement plans, the applicant shall furnish proof of such approvals when submitting those improvements plans for City approval. 4. 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. 5. 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- 2013-0011 and the State Water Resources Control Board's Order No. 2012- 0006-DWQ. A. For construction activities including clearing, grading or excavation of land that disturbs one (1) acre or more of land, or that disturbs less than one (1) acre of land, but which is a part of a construction project that encompasses more than one (1) acre of land, the Permitee shall be required to submit a Storm Water Pollution Protection Plan ("SWPPP") to the State Water Resources Control Board. The applicant or design professional can obtain the California Stormwater Quality Association SWPPP template at www.cabmphandbooks.com for use in their SWPPP preparation. B. The applicant shall ensure that the required SWPPP is available for inspection at the project site at all times through and including acceptance of all improvements by the City. C. The applicant's SWPPP shall include provisions for all of the following Best Management Practices ("BMPs") (LQMC Section 8.70.020 (Definitions)): 1) Temporary Soil Stabilization (erosion control). 2) Temporary Sediment Control. 3) Wind Erosion Control. 4) Tracking Control. 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, Page 2 of 17 PLANNING COMMISSION RESOLUTION 2019-004 CONDITIONS OF APPROVAL - APPROVED SITE DEVELOPMENT PERMIT 2018-0007 RESIDENCE INN ADOPTED: MARCH 12, 2019 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 provision for the funding and perpetual maintenance and operation of all post -construction BMPs as required. 6. 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. 7. 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 8. 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. Said conferred rights shall also include grant of access easement to the City of La Quinta for the purpose of graffiti removal by City staff or assigned agent in perpetuity and agreement to the method to remove graffiti and to paint over to best match existing. The applicant shall establish the aforementioned requirements in the CC&R's for the development or other agreements as approved by the City Engineer. Pursuant to the aforementioned condition, conferred rights shall include property rights necessary for construction and proper functioning of the proposed development not limited to access rights over proposed and/or existing parking lot that access public streets and open space/drainage facilities. The precise language and location of any such easements shall be Page 3 of 17 PLANNING COMMISSION RESOLUTION 2019-004 CONDITIONS OF APPROVAL - APPROVED SITE DEVELOPMENT PERMIT 2018-0007 RESIDENCE INN ADOPTED: MARCH 12, 2019 subject to approval of Applicant, the intent being that such easements will not interfere with planned use of Parcel 1-A by Applicant as a hotel. 9. The applicant shall offer for dedication additional widths as necessary for dedicated right turn lanes on Highway ill into the hotel project entry and the existing eastbound right turn lane at Costco Drive in conformance with the City's General Plan, Municipal Code, applicable specific plans, and/or as required by the City Engineer. 10. Direct vehicular access to Highway 111 and Vista Coralina Lane is restricted, except for those access points identified on the Site Development Permit, or as otherwise conditioned in these conditions of approval. 11. The applicant shall create perimeter landscaping setbacks along all public right-of-way as follows: A. Highway 111 (Major Arterial - State Highway) - 20-foot from the property line The setback requirements shall apply to all frontages including, but not limited to, remainder parcels and sites dedicated for utility purposes. Where public facilities (e.g., sidewalks) are placed on privately -owned setbacks, the applicant shall offer for dedication blanket easements for those purposes on the Final Map. 12. The applicant of Parcel 1-A shall commit to providing reciprocal accesses to adjacent properties at a reasonably feasible location along the project's western and eastern boundary, to be determined by the Design and Development Director if and when he or she determines that such reciprocal access promotes good area traffic circulation and does not overly burden the Parcel 1-A site. When future development of the adjacent property has been established, the City Engineer may determine that said reciprocal access or accesses are not warranted and shall issue a written notice canceling this requirement. In any event, the precise language and location of any related proposed easements shall be subject to approval of the Applicant, the intent being that such easements will not interfere with the planned use of Parcel 1-A by applicant as a hotel. 13. The applicant shall offer for dedication a reciprocal easement for access, ingress, egress, and parking across the parcels. 14. 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 Page 4 of 17 PLANNING COMMISSION RESOLUTION 2019-004 CONDITIONS OF APPROVAL - APPROVED SITE DEVELOPMENT PERMIT 2018-0007 RESIDENCE INN ADOPTED: MARCH 12, 2019 occur. 15. The applicant shall cause no easement to be granted, or recorded, over any portion of the subject property unless such easement is approved by the City Engineer. STREET AND TRAFFIC IMPROVEMENTS 16. The applicant shall construct the following street improvements to conform with the General Plan: 17 IN W A. OFF -SITE STREETS 1) Highway 111 - The applicant of Parcel 1-A shall provide an eastbound right -turn deceleration at the Highway 111 project access drive as specified by the traffic impact study. B. FUTURE PROJECT FAIR -SHARE IMPROVEMENTS 1) Costco Drive and Highway 111 - The existing eastbound right - turn lane shall be extended to a minimum of 400-feet. The applicant of 1-A shall pay his fair -share towards the design and construction of extending the existing eastbound right -turn lane to a minimum of 400-feet. The amount of the applicants' fair share for the above mentioned improvements shall be based on the traffic study and as approved by the City Engineer. The applicant shall pay to the City of La Quinta his fair share prior to final map recordation. The Applicant for the hotel will pay its 8.57% pro- rata share of these improvements, as calculated per the traffic study. Improvements shall include appurtenances such as traffic control signs, markings and other devices, and sidewalks. General access points and turning movements of traffic are limited to the following: A. Highway 111: Right turn in, right turn out are permitted. Left turn movements in and out are prohibited. B. Vista Coralina Lane: Full turn movements in and out are allowed. C. Future Access to Komar Center: Full turn movements in and out are allowed. The applicant of Parcel 1-A shall bond for the design and construction of the Page 5 of 17 PLANNING COMMISSION RESOLUTION 2019-004 CONDITIONS OF APPROVAL - APPROVED SITE DEVELOPMENT PERMIT 2018-0007 RESIDENCE INN ADOPTED: MARCH 12, 2019 future access to the Komar Center which shall be completed prior to the first issuance of a Certificate of Occupancy on Parcel 1-B. It is anticipated there will be one access point from the eastern boundary of Parcel 1-A with the adjacent property, which is a Komar Shopping Center (the "Komar Property"). City and Applicant will use best efforts to obtain approval from the owner of the Komar Property for a reciprocal easement for ingress and egress between Parcel 1-A and the Komar Property, to precise language and location of such easement to be subject to approval of the City, Applicant, and the owner of the Komar Property. Aplicant shall agree to design and construct the access. 20. Improvements shall be designed and constructed in accordance with City adopted standards, supplemental drawings and specifications, or as approved by the City Engineer. Improvement plans for streets, access gates and parking areas shall be stamped and signed by engineers registered in California. IMPROVEMENT SECURITY AGREEMENTS 21. Prior to approval of any Final Map, the applicant shall construct all on and off - site improvements and satisfy its obligations for same, or shall furnish a fully secured and executed Subdivision Improvement Agreement ("SIA") guaranteeing the construction of such improvements and the satisfaction of its obligations for same, or shall agree to any combination thereof, as may be required by the City. 22. Any Subdivision Improvement Agreement ("SIA") entered into by and between the applicant and the City of La Quinta, for the purpose of guaranteeing the completion of any improvements related to this Tentative Parcel Map, shall comply with the provisions of LQMC Chapter 13.28 (Improvement Security). 23. Prior to constructing any off -site improvements, the applicant shall deposit securities equivalent to both a Performance and Labor & Material Bonds each valued at 100% of the cost of the off -site improvements, or as approved by the City Engineer. A surety bond from Applicant will satisfy the bonding requirement of this condition. 24. Improvements to be made, or agreed to be made, shall include the removal of any existing structures or other obstructions which are not a part of the proposed improvements; and shall provide for the setting of the final survey monumentation. 25. Future improvements and obligations required shall either be completed, or secured, prior to the occupancy of permanent buildings, or as otherwise approved by the City Engineer. Page 6 of 17 PLANNING COMMISSION RESOLUTION 2019-004 CONDITIONS OF APPROVAL - APPROVED SITE DEVELOPMENT PERMIT 2018-0007 RESIDENCE INN ADOPTED: MARCH 12, 2019 In the event the applicant fails to construct the improvements for the development, or fails to satisfy its obligations for the development in a timely manner, pursuant to the approved phasing plan, the City shall have the right to halt issuance of all permits, and/or final inspections, withhold other approvals related to the development of the project, or call upon the surety to complete the improvements. Future improvements and obligations required shall be subject to approval of Applicant, the intent being that such future improvements and obligations will not interfere with the planned use of Parcel 1-A by Applicant as a hotel. 26. Depending on the timing of the development of this Tentative Parcel Map, and the status of the off -site improvements at the time, the applicant may be required to: A. Construct certain off -site improvements. B. Construct additional off -site improvements, subject to the reimbursement of its costs by others. C. Secure the costs for future improvements D. To agree to any combination of these actions, as the City may require. Off -Site Improvements should be completed on a first priority basis. The applicant shall complete Off -Site Improvements in the first phase of construction. In the event that any of the improvements required for this development are constructed by the City, the applicant shall, prior to the approval of the Final Map, or the issuance of any permit related thereto, reimburse the City for the costs of such improvements. 27. If the applicant elects to utilize the secured agreement alternative, the applicant shall submit detailed construction cost estimates for all proposed on - site and off -site improvements, including an estimate for the final survey monumentation, for checking and approval by the City Engineer. Such estimates shall conform to the unit cost schedule as approved by the City Engineer. Estimates for improvements under the jurisdiction of other agencies shall be approved by those agencies and submitted to the City along with the applicant's detailed cost estimates. Security will not be required for telephone, natural gas, or cable T.V. improvements. 28. Should the applicant fail to construct the improvements for the development, Page 7 of 17 PLANNING COMMISSION RESOLUTION 2019-004 CONDITIONS OF APPROVAL - APPROVED SITE DEVELOPMENT PERMIT 2018-0007 RESIDENCE INN ADOPTED: MARCH 12, 2019 or fail to satisfy its obligations for the development in a timely manner, the City shall have the right to halt issuance of building permits, and/or final building inspections, withhold other approvals related to the development of the project, or call upon the surety to complete the improvements. PARKING LOTS and ACCESS POINTS 29. The design of parking facilities shall conform to LQMC Chapter 9.150 and in particular the following: A. The parking space and aisle widths and the double hairpin stripe parking space design shall conform to LQMC Chapter 9.150. B. Cross slopes should be a maximum of 2% where accessibility is required including accessibility routes between buildings. C. Building access points shall be shown on the Precise Grading Plans to evaluate accessibility issues. D. Accessibility routes to public streets and adjacent development shall be shown on the Precise Grading Plan. E. Parking space lengths shall be according to LQMC Chapter 9.150 and be a minimum of 18 feet in length with a 2-foot overhang for all parking spaces or as approved by the City Engineer. One van accessible parking space is required per 6 accessible parking spaces. F. Drive aisles between parking spaces shall be a minimum of 26 feet with access drive aisles to Public Streets a minimum of 28 feet or as approved by the City Engineer. Entry drives, main interior circulation routes, corner cutbacks, bus turnouts, dedicated turn lanes, 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. 30. 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: Major Arterial Parking Lot & Aisles (Low Traffic) Parking Lot & Aisles (High Traffic) 5.5" a.c./6.5" c.a.b. 3.0" a.c./4.5" c.a.b. 4.5" a.c./5.5" c.a.b. Page 8 of 17 PLANNING COMMISSION RESOLUTION 2019-004 CONDITIONS OF APPROVAL — APPROVED SITE DEVELOPMENT PERMIT 2018-0007 RESIDENCE INN ADOPTED: MARCH 12, 2019 Loading Areas 6" P.C.C./4" c.a.b. or the approved equivalents of alternate materials. 31. 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. 32. Improvements shall include appurtenances such as traffic control signs, markings and other devices, and sidewalks. 33. Improvements shall be designed and constructed in accordance with City adopted standards, supplemental drawings and specifications, or as approved by the City Engineer. Improvement plans for streets, access gates and parking areas shall be stamped and signed by engineers registered in California. IMPROVEMENT PLANS As used throughout these Conditions of Approval, professional titles such as "engineer," "surveyor," and "architect," refer to persons currently certified or licensed to practice their respective professions in the State of California. 34. 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). 35. The following improvement plans shall be prepared and submitted for review and approval by the Design and Development 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 1" = 40' Horizontal B. Erosion Control Plan 1" = 40' Horizontal C. Final WQMP (Plan submitted in Report Form) Page 9 of 17 PLANNING COMMISSION RESOLUTION 2019-004 CONDITIONS OF APPROVAL — APPROVED SITE DEVELOPMENT PERMIT 2018-0007 RESIDENCE INN ADOPTED: MARCH 12, 2019 D. Precise Grading Plan NOTE: A through D to be submitted concurrently. E. Off -Site Signing & Striping Plan F. On Site Sewer and Water Improvement Plan (Separate Storm Drain Plans if applicable) 1" = 20' Horizontal 1" = 40' Horizontal 1" = 40' 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. 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. Precise Grading plan is required to be submitted for approval by the Building Official, Design and Development Director, and the City Engineer. Precise Grading plans shall normally include all on -site surface improvements including but not necessarily limited to finish grades for curbs & gutters, building floor elevations, parking lot improvements, accessibility requirements, and walls with top of wall & top of footing elevations. All footings shall have a minimum of 1-foot of cover, or sufficient cover to clear any adjacent obstructions. 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 City Engineer. 36. The City maintains standard plans, detail sheets and/or construction notes for elements of construction which can be accessed via the Public Works Development "Plans, Notes and Design Guidance" section of the City website (www.la uintaca. ov). Please navigate to the Design and Development Department home page and look for the Standard Drawings hyperlink. 37. The applicant shall furnish a complete set of all approved improvement plans on a storage media acceptable to the City Engineer. 38. 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 Page 10 of 17 PLANNING COMMISSION RESOLUTION 2019-004 CONDITIONS OF APPROVAL - APPROVED SITE DEVELOPMENT PERMIT 2018-0007 RESIDENCE INN ADOPTED: MARCH 12, 2019 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 39. The applicant shall comply with the provisions of LQMC Section 13.24.050 (Grading Improvements). 40. 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. 41. 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. An Erosion Control Plan showing Best Management Practices prepared in accordance with LQMC Sections 8.70.010 and 13.24.170 (NPDES Stormwater Discharge Permit and Storm Management and Discharge Controls). E. A WQMP prepared by an appropriate professional registered in the State of California. F. A grading bond in a form acceptable to the City, and in an amount sufficient to guarantee compliance with the grading bond requirements. 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. Page 11 of 17 PLANNING COMMISSION RESOLUTION 2019-004 CONDITIONS OF APPROVAL - APPROVED SITE DEVELOPMENT PERMIT 2018-0007 RESIDENCE INN ADOPTED: MARCH 12, 2019 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. 42. 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. 43. Grading within the perimeter setback and parkway areas shall have undulating terrain and shall conform with the requirements of LQMC Section 9.60.240(F) except as otherwise modified by this condition. The maximum slope shall not exceed 3:1 anywhere in the landscape setback area, except for the backslope (i.e. the slope at the back of the landscape lot) which shall not exceed 2:1 if fully planted with ground cover. The maximum slope in the first six (6) feet adjacent to the curb shall not exceed 4:1 when the nearest edge of sidewalk is within six feet (6') of the curb, otherwise the maximum slope within the right of way shall not exceed 3:1. All unpaved parkway areas adjacent to the curb shall be depressed one and one-half inches (1.5") in the first eighteen inches (18") behind the curb. 44. Building pad elevation should be a minimum 1 ft above the 100 year flood elevation, or as approved by the City Engineer. 45. 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. .. , 101 FATL4: 32. Stormwater handling shall conform with the approved hydrology and drainage reports for the Residence Inn by Marriott Hotel (SDP2018-0007), or as approved by the City Engineer. 33. The applicant shall comply with the provisions of LQMC Section 13.24.120 (Drainage), Engineering Bulletin No. 06-15 and 06-016 - Hydrology Report Page 12 of 17 PLANNING COMMISSION RESOLUTION 2019-004 CONDITIONS OF APPROVAL - APPROVED SITE DEVELOPMENT PERMIT 2018-0007 RESIDENCE INN ADOPTED: MARCH 12, 2019 with Preliminary Hydraulic Report Criteria for Storm Drain Systems, 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. 34. 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. 35. 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). 36. The design of the development shall not cause any increase in flood boundaries and levels in any area outside the development. 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. R7-2013-0011. 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. R7-2013-0011. B. The applicant shall implement the WQMP Design Standards per (CRWQCB-CRB) Region Board Order No. R7-2013-0011 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. Page 13 of 17 PLANNING COMMISSION RESOLUTION 2019-004 CONDITIONS OF APPROVAL - APPROVED SITE DEVELOPMENT PERMIT 2018-0007 RESIDENCE INN ADOPTED: MARCH 12, 2019 C. The developer shall execute and record a Stormwater Management/BMP Facilities Agreement that provides for the perpetual maintenance and operation of all post -construction stormwater BMPs. UTILITIES 39. The applicant shall comply with the provisions of LQMC Section 13.24.110 (Utilities). 40. 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. 41. Underground utilities shall be installed prior to overlying hardscape. For installation of utilities in existing improved streets, the applicant shall comply with trench restoration requirements maintained, or required by the City Engineer. The applicant shall provide certified reports of all utility trench compaction for approval by the City Engineer. Additionally, grease traps and the maintenance thereof shall be located as to not conflict with access aisles/entrances. CONSTRUCTION 42. The City will conduct final inspections of habitable buildings only when the buildings have improved street and (if required) sidewalk access to publicly - maintained streets. The improvements shall include required traffic control devices and pavement markings. LANDSCAPE AND IRRIGATION 43. The applicant shall comply with LQMC Sections 13.24.130 (Landscaping Setbacks) & 13.24.140 (Landscaping Plans). 44. Landscape and irrigation plans for landscaped lots and setbacks, medians, retention basins, and parks shall be signed and stamped by a licensed landscape architect. 45. All new and modified landscape areas shall have landscaping and permanent irrigation improvements in compliance with the City's Water Efficient Landscape regulations contained in LQMC Section 8.13 (Water Efficient Landscape). 46. Lighting plans shall be submitted with the final landscaping plans for a Page 14 of 17 PLANNING COMMISSION RESOLUTION 2019-004 CONDITIONS OF APPROVAL - APPROVED SITE DEVELOPMENT PERMIT 2018-0007 RESIDENCE INN ADOPTED: MARCH 12, 2019 recommendation to the Design and Development Director for his approval. Exterior lighting shall be consistent with LQMC Section 9.100.150 (Outdoor Lighting). All freestanding lighting shall not exceed 18 feet in height, and shall be fitted with a visor if deemed necessary by staff to minimize trespass of light off the property. The illuminated carports shall be included in the photometric study as part of the final lighting plan submittal. 47. All water features shall be designed to minimize "splash" and use high efficiency pumps and lighting to the satisfaction of the Design and Development Director. They shall be included in the landscape plan water efficiency calculations per Municipal Code Chapter 8.13. 48. All rooftop mechanical equipment shall be completely screened from view. Utility transformers or other ground mounted mechanical equipment shall be fully screened with a screening wall or landscaping and painted to match the adjacent buildings. 49. The applicant shall submit the final landscape plans for review, processing and approval to the Design and Development Department, in accordance with the Final Landscape Plan application process. Design and Development Director approval of the final landscape plans is required prior to issuance of the first building permit unless the Design and 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 Design and Development Director and/or City Engineer. 50. 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. 51. The final design of the perimeter landscaping, particularly the perimeter wall, shall be included with the Final Landscape Plan submittal. 52. Two parking stalls located on the northeast corner of the project site directly abutting Highway 111 shall be removed and converted to landscaped area. This change shall be reflected on all applicable construction documents, including, but not limited to, grading plans, building permits, and Final Landscape Plans. Planning Commission approval of Final Landscape Plan is required for all landscaping abutting Highway 111, including converted landscaped area. Page 15of17 PLANNING COMMISSION RESOLUTION 2019-004 CONDITIONS OF APPROVAL — APPROVED SITE DEVELOPMENT PERMIT 2018-0007 RESIDENCE INN ADOPTED: MARCH 12, 2019 MAINTENANCE 53. The applicant shall comply with the provisions of LQMC Section 13.24.160 (Maintenance). 54. At all times during its ownership of the property, Applicant shall provide the continuous and perpetual maintenance of all private on -site improvements, perimeter landscaping up to the curb, access drives, sidewalks, and stormwater BMPs. FEES AND DEPOSITS 55. 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. 56. 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 DIVISION 57. All mitigation measures contained in Environmental Assessment 2018-0005 shall be met. 58. A nesting bird survey shall be required prior to the removal of any vegetation or trees, or grading on the site, if such activity is to occur between January 1 and August 31. The nesting bird survey will be conducted by a qualified biologist and end no less than 3 days prior to the activity. The biologist's report of the survey and any measures required to protect nesting birds shall be approved by the Planning Division prior to the initiation of any site activity. This mitigation measure will not apply if vegetation or tree removal or grading are proposed between September 1 and December 31. 59. Within 30 days of the initiation of any ground disturbing activity on the project, the project proponent shall cause a protocol -compliant burrowing owl survey to be completed, submitted to the Planning Division, and approved. Should the species be identified on the site, California Department of Fish and Wildlife (CDFW) shall be consulted and mitigation measures shall be implemented prior to the issuance of any ground disturbance permit. 60. The site shall be monitored during on- and off -site grubbing, trenching, and rough grading by qualified archaeological monitors and a Native American Page 16 of 17 PLANNING COMMISSION RESOLUTION 2019-004 CONDITIONS OF APPROVAL - APPROVED SITE DEVELOPMENT PERMIT 2018-0007 RESIDENCE INN ADOPTED: MARCH 12, 2019 monitor. Proof of retention of monitors shall be given to the Planning Division prior to issuance of the first earth -moving or clearing permit. The monitors shall be empowered to temporarily halt or divert equipment upon discovery of cultural resources to allow for City notification and analysis. 61. The final report on the monitoring shall be submitted to the Planning Division prior to the issuance of a Certificate of Occupancy. 62. Collected archaeological resources shall be properly packaged for long-term curation in polyethylene self -seal bags, vials, or film cans as appropriate, all within acid -free, standard size, comprehensively labeled archive boxes and delivered to the City Planning Division prior to issuance of the first Certificate of Occupancy. 63. Prior to obtaining building permits and once precise grading plans, architectural plans, and building designs are complete, a final noise study that specifies interior noise reduction requirements shall be prepared for each future onsite development project. Page 17 of 17 PLANNING COMMISSION RESOLUTION 2019-004 CONDITIONS OF APPROVAL - APPROVED TENTATIVE PARCEL MAP 37683 (TPM 2018-0003) RESIDENCE INN ADOPTED: MARCH 12, 2019 Tentative Parcel Map 37683 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 Tentative Parcel Map, 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 Tentative Parcel Map, and any Final Map recorded thereunder, shall comply with the requirements and standards of Government Code §§ 66410 through 66499.58 (the "Subdivision Map Act"), and Chapter 13 of the La Quinta Municipal Code ("LQMC"). The City of La Quinta's Municipal Code can be accessed on the City's Web Site at www.la-quinta.org. 3. Tentative Parcel Map 37683 shall comply with all applicable conditions and/or mitigation measures for the following related approvals: Environmental Assessment 2018-0005 Site Development Permit 2018-0007 In the event of any conflict(s) between approval conditions and/or provisions of these approvals, the Design and Development Director shall adjudicate the conflict by determining the precedence. 4. Prior to recordation of the Tentative Parcel Map by the City, the applicant shall obtain any necessary clearances from the following agencies, if required: • Riverside County Fire Marshal • La Quinta Design and Development Department • Coachella Valley Water District (CVWD) • Imperial Irrigation District (IID) The applicant is responsible for all requirements of the permits and/or clearances from the above listed agencies. 1 PLANNING COMMISSION RESOLUTION 2019-004 CONDITIONS OF APPROVAL - APPROVED TENTATIVE PARCEL MAP 37683 (TPM 2018-0003) RESIDENCE INN ADOPTED: MARCH 12, 2019 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- 2013-0011 and the State Water Resources Control Board's Order No. 2012- 0006-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.cabm handbooks.com for use in their SWPPP preparation. B. The applicant shall ensure that the required SWPPP is available for inspection at the project site at all times through and including acceptance of all improvements by the City. C. The applicant's SWPPP shall include provisions for all of the following Best Management Practices ("BMPs") (LQMC Section 8.70.020 (Definitions)): 1) Temporary Soil Stabilization (erosion control). 2) Temporary Sediment Control. 3) Wind Erosion Control. 4) Tracking Control. 5) Non -Storm Water Management. 6) Waste Management and Materials Pollution Control. FA PLANNING COMMISSION RESOLUTION 2019-004 CONDITIONS OF APPROVAL - APPROVED TENTATIVE PARCEL MAP 37683 (TPM 2018-0003) RESIDENCE INN ADOPTED: MARCH 12, 2019 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 provision for the funding and perpetual maintenance and operation of all post -construction BMPs as required. 7. 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. 8. 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 9. 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. Said conferred rights shall also include grant of access easement to the City of La Quinta for the purpose of graffiti removal by City staff or assigned agent in perpetuity and agreement to the method to remove graffiti and to paint over to best match existing. The applicant shall establish the aforementioned requirements in the CC&R's for the development 3 PLANNING COMMISSION RESOLUTION 2019-004 CONDITIONS OF APPROVAL - APPROVED TENTATIVE PARCEL MAP 37683 (TPM 2018-0003) RESIDENCE INN ADOPTED: MARCH 12, 2019 or other agreements as approved by the City Engineer. The precise language and location of any such easements shall be subject to approval of Applicant, the intent being that such easements will not interfere with planned use of Parcel 1-A by Applicant as a hotel. Pursuant to the aforementioned condition, conferred rights shall include property rights necessary for construction and proper functioning of the proposed development not limited to access rights over proposed and/or existing parking lot that access public streets and open space/drainage facilities. 10. The applicant shall offer for dedication on the Final Map additional widths as necessary for dedicated right turn lanes on Highway 111 into the hotel project entry and the existing eastbound right turn lane at Costco Drive in conformance with the City's General Plan, Municipal Code, applicable specific plans, and/or as required by the City Engineer. 11. When the City Engineer determines that access rights to the proposed street rights -of -way shown on the approved Tentative Parcel Map are necessary prior to approval of the Final Map dedicating such rights -of -way, the applicant shall grant the necessary rights -of -way within 60 days of a written request by the City. 12. The applicant shall create perimeter landscaping setbacks along all public right-of-way as follows: A. Highway 111 (Major Arterial - State Highway) - 20-foot from the property line The setback requirements shall apply to all frontages including, but not limited to, remainder parcels and sites dedicated for utility purposes. Where public facilities (e.g., sidewalks) are placed on privately -owned setbacks, the applicant shall offer for dedication blanket easements for those purposes on the Final Map. 13. The applicant of Parcel 1-A shall commit to providing reciprocal accesses to adjacent properties at a reasonably feasible location along the project's western and eastern boundary, to be determined by the Design and Development Director if and when he or she determines that such reciprocal 4 PLANNING COMMISSION RESOLUTION 2019-004 CONDITIONS OF APPROVAL - APPROVED TENTATIVE PARCEL MAP 37683 (TPM 2018-0003) RESIDENCE INN ADOPTED: MARCH 12, 2019 access promotes good area traffic circulation and does not overly burden the Parcel 1-A site. When future development of the adjacent property has been established, the City Engineer may determine that said reciprocal access or accesses are not warranted and shall issue a written notice canceling this requirement. In any event, the precise language and location of any related proposed easements shall be subject to approval of the Applicant, the intent being that such easements will not interfere with the planned use of Parcel 1-A by applicant as a hotel. 14. The applicant shall offer for dedication a reciprocal easement for access, ingress, and egress across the parcels. 15. 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. 16. The applicant shall cause no easement to be granted, or recorded, over any portion of the subject property between the date of approval of the Tentative Parcel Map and the date of recording of any Final Map, unless such easement is approved by the City Engineer. STREET AND TRAFFIC IMPROVEMENTS 17. The applicant shall construct the following street improvements to conform with the General Plan: A. OFF -SITE STREETS 1) Highway 111 - The applicant of Parcel 1-A shall provide an eastbound right -turn deceleration at the Highway 111 project access drive as specified by the traffic impact study. 2) Vista Coralina Lane - The applicant of Parcel 1-13 shall construct curb and gutter and 6-foot wide sidewalk improvements on the north side from the map's western boundary to its eastern boundary B. FUTURE PROJECT FAIR -SHARE IMPROVEMENTS 1) Costco Drive and Highway 111 - The existing eastbound right- 5 PLANNING COMMISSION RESOLUTION 2019-004 CONDITIONS OF APPROVAL - APPROVED TENTATIVE PARCEL MAP 37683 (TPM 2018-0003) RESIDENCE INN ADOPTED: MARCH 12, 2019 turn lane shall be extended to a minimum of 400-feet. The applicant of 1-A shall pay his fair -share towards the design and construction of extending the existing eastbound right -turn lane to a minimum of 400-feet. The amount of the applicants' fair share for the above mentioned improvements shall be based on the traffic study and as approved by the City Engineer. The applicant shall pay to the City of La Quinta his fair share prior to final map recordation. The Applicant for the hotel will pay its 8.57% pro- rata share of these improvements, as calculated per the traffic study. 18. Improvements shall include appurtenances such as traffic control signs, markings and other devices, and sidewalks. 19. General access points and turning movements of traffic are limited to the following: A. Highway 111: Right turn in, right turn out are permitted. Left turn movements in and out are prohibited. B. Vista Coralina Lane: Full turn movements in and out are allowed. C. Future Access to Komar Center: Full turn movements in and out are allowed. 20. The applicant of Parcel 1-A shall bond for the design and construction of the future access to the Komar Center which shall be completed prior to the first issuance of a Certificate of Occupancy on Parcel 1-13. It is anticipated there will be one access point from the eastern boundary of Parcel 1-A with the adjacent property, which is a Komar Shopping Center (the "Komar Property"). City and Applicant will use best efforts to obtain approval from the owner of the Komar Property for a reciprocal easement for ingress and egress between Parcel 1-A and the Komar Property, the precise language and location of such easement to be subject to approval of the City, Applicant, and the owner of the Komar Property. Applicant shall agree to design and construct the access. 21. Improvements shall be designed and constructed in accordance with City adopted standards, supplemental drawings and specifications, or as approved by the City Engineer. Improvement plans for streets, access gates and parking areas shall be stamped and signed by engineers registered in PLANNING COMMISSION RESOLUTION 2019-004 CONDITIONS OF APPROVAL - APPROVED TENTATIVE PARCEL MAP 37683 (TPM 2018-0003) RESIDENCE INN ADOPTED: MARCH 12, 2019 California. FINAL MAPS 22. Prior to the City's approval of a Final Map, the applicant shall furnish accurate mylars of the Final Map. The Final Map shall be 1" = 40' scale. IMPROVEMENT SECURITY AGREEMENTS 23. Prior to approval of any Final Map, the applicant shall construct all on and off - site improvements and satisfy its obligations for same, or shall furnish a fully secured and executed Subdivision Improvement Agreement ("SIA") guaranteeing the construction of such improvements and the satisfaction of its obligations for same, or shall agree to any combination thereof, as may be required by the City. 24. Any Subdivision Improvement Agreement ("SIA") entered into by and between the applicant and the City of La Quinta, for the purpose of guaranteeing the completion of any improvements related to this Tentative Parcel Map, shall comply with the provisions of LQMC Chapter 13.28 (Improvement Security). 25. Prior to constructing any off -site improvements, the applicant shall deposit securities equivalent to both a Performance and Labor & Material Bonds each valued at 100% of the cost of the off -site improvements, or as approved by the City Engineer. A surety bond from Applicant will satisfy the bonding requirement of this condition. 26. Improvements to be made, or agreed to be made, shall include the removal of any existing structures or other obstructions which are not a part of the proposed improvements; and shall provide for the setting of the final survey monumentation. 27. Future improvements and obligations required shall either be completed, or secured, prior to the occupancy of permanent buildings, or as otherwise approved by the City Engineer. In the event the applicant fails to construct the improvements for the development, or fails to satisfy its obligations for the development in a timely manner, pursuant to the approved phasing plan, the City shall have the right to halt issuance of all permits, and/or final inspections, withhold other approvals related to the development of the project, or call upon the surety to 7 PLANNING COMMISSION RESOLUTION 2019-004 CONDITIONS OF APPROVAL - APPROVED TENTATIVE PARCEL MAP 37683 (TPM 2018-0003) RESIDENCE INN ADOPTED: MARCH 12, 2019 complete the improvements. Future improvements and obligations required shall be subject to approval of Applicant, the intent being that such future improvements and obligations will not interfere with the planned use of Parcel 1-A by Applicant as a hotel. 28. Depending on the timing of the development of this Tentative Parcel Map, and the status of the off -site improvements at the time, the applicant may be required to: A. Construct certain off -site improvements. B. Construct additional off -site improvements, subject to the reimbursement of its costs by others. C. Secure the costs for future improvements D. To agree to any combination of these actions, as the City may require. Off -Site Improvements should be completed on a first priority basis. The applicant shall complete Off -Site Improvements in the first phase of construction. In the event that any of the improvements required for this development are constructed by the City, the applicant shall, prior to the approval of the Final Map, or the issuance of any permit related thereto, reimburse the City for the costs of such improvements. 29. If the applicant elects to utilize the secured agreement alternative, the applicant shall submit detailed construction cost estimates for all proposed on - site and off -site improvements, including an estimate for the final survey monumentation, for checking and approval by the City Engineer. Such estimates shall conform to the unit cost schedule as approved by the City Engineer. Estimates for improvements under the jurisdiction of other agencies shall be approved by those agencies and submitted to the City along with the applicant's detailed cost estimates. Security will not be required for telephone, natural gas, or cable T.V. improvements. 30. Should the applicant fail to construct the improvements for the development, or fail to satisfy its obligations for the development in a timely manner, the 8 PLANNING COMMISSION RESOLUTION 2019-004 CONDITIONS OF APPROVAL - APPROVED TENTATIVE PARCEL MAP 37683 (TPM 2018-0003) RESIDENCE INN ADOPTED: MARCH 12, 2019 City shall have the right to halt issuance of building permits, and/or final building inspections, withhold other approvals related to the development of the project, or call upon the surety to complete the improvements. PARKING LOTS and ACCESS POINTS 31. The design of parking facilities shall conform to LQMC Chapter 9.150 and in particular the following: A. The parking space and aisle widths and the double hairpin stripe parking space design shall conform to LQMC Chapter 9.150. B. Cross slopes should be a maximum of 2% where accessibility is required including accessibility routes between buildings. C. Building access points shall be shown on the Precise Grading Plans to evaluate accessibility issues. D. Accessibility routes to public streets and adjacent development shall be shown on the Precise Grading Plan. E. Parking space lengths shall be according to LQMC Chapter 9.150 and be a minimum of 18 feet in length with a 2-foot overhang for all parking spaces or as approved by the City Engineer. One van accessible parking space is required per 6 accessible parking spaces. F. Drive aisles between parking spaces shall be a minimum of 26 feet with access drive aisles to Public Streets a minimum of 28 feet or as approved by the City Engineer. Entry drives, main interior circulation routes, corner cutbacks, bus turnouts, dedicated turn lanes, 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. 32. 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: Major Arterial 5.5" a.c./6.5" c.a.b. 9 PLANNING COMMISSION RESOLUTION 2019-004 CONDITIONS OF APPROVAL - APPROVED TENTATIVE PARCEL MAP 37683 (TPM 2018-0003) RESIDENCE INN ADOPTED: MARCH 12, 2019 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. 33. 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. 34. Improvements shall include appurtenances such as traffic control signs, markings and other devices, and sidewalks. 35. Improvements shall be designed and constructed in accordance with City adopted standards, supplemental drawings and specifications, or as approved by the City Engineer. Improvement plans for streets, access gates and parking areas shall be stamped and signed by engineers registered in California. GRADING 36. The applicant shall comply with the provisions of LQMC Section 13.24.050 (Grading Improvements). 37. 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. 38. 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 10 PLANNING COMMISSION RESOLUTION 2019-004 CONDITIONS OF APPROVAL - APPROVED TENTATIVE PARCEL MAP 37683 (TPM 2018-0003) RESIDENCE INN ADOPTED: MARCH 12, 2019 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. An Erosion Control Plan showing Best Management Practices prepared in accordance with LQMC Sections 8.70.010 and 13.24.170 (NPDES Stormwater Discharge Permit and Storm Management and Discharge Controls). E. A WQMP prepared by an appropriate professional registered in the State of California. F. A grading bond in a form acceptable to the City, and in an amount sufficient to guarantee compliance with the grading bond requirements. 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. 39. 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. 40. Grading within the perimeter setback and parkway areas shall have undulating terrain and shall conform with the requirements of LQMC Section 9.60.240(F) except as otherwise modified by this condition. The maximum slope shall not exceed 3:1 anywhere in the landscape setback area, except for the backslope (i.e. the slope at the back of the landscape lot) which shall not exceed 2:1 if fully planted with ground cover. The maximum slope in the first six (6) feet adjacent to the curb shall not exceed 4:1 when the nearest edge of sidewalk is within six feet (6') of the curb, otherwise the maximum slope within the right 11 PLANNING COMMISSION RESOLUTION 2019-004 CONDITIONS OF APPROVAL - APPROVED TENTATIVE PARCEL MAP 37683 (TPM 2018-0003) RESIDENCE INN ADOPTED: MARCH 12, 2019 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. 41. Building pad elevation should be a minimum 1 ft above the 100 year flood elevation, or as approved by the City Engineer. 42. 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. UTILITIES 43. The applicant shall comply with the provisions of LQMC Section 13.24.110 (Utilities). 44. 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. 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. 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- 12 PLANNING COMMISSION RESOLUTION 2019-004 CONDITIONS OF APPROVAL - APPROVED TENTATIVE PARCEL MAP 37683 (TPM 2018-0003) RESIDENCE INN ADOPTED: MARCH 12, 2019 maintained streets. The improvements shall include required traffic control devices and pavement markings. 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 for landscaped lots and setbacks, medians, retention basins, and parks shall be signed and stamped by a licensed landscape architect. 49. 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). 50. Lighting plans shall be submitted with the final landscaping plans for a recommendation to the Design and Development Director for his approval. Exterior lighting shall be consistent with LQMC Section 9.100.150 (Outdoor Lighting). All freestanding lighting shall not exceed 18 feet in height, and shall be fitted with a visor if deemed necessary by staff to minimize trespass of light off the property. The illuminated carports shall be included in the photometric study as part of the final lighting plan submittal. 51. All water features shall be designed to minimize "splash" and use high efficiency pumps and lighting to the satisfaction of the Design and Development Director. They shall be included in the landscape plan water efficiency calculations per Municipal Code Chapter 8.13. 52. All rooftop mechanical equipment shall be completely screened from view. Utility transformers or other ground mounted mechanical equipment shall be fully screened with a screening wall or landscaping and painted to match the adjacent buildings. The applicant shall submit the final landscape plans for review, processing and approval to the Design and Development Department, in accordance with the Final Landscape Plan application process. Design and Development Director approval of the final landscape plans is required prior to issuance of the first building permit unless the Design and Development Director determines 13 PLANNING COMMISSION RESOLUTION 2019-004 CONDITIONS OF APPROVAL - APPROVED TENTATIVE PARCEL MAP 37683 (TPM 2018-0003) RESIDENCE INN ADOPTED: MARCH 12, 2019 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 Design and Development Director and/or City Engineer. 53. 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. 54. The final design of the perimeter landscaping shall be included with the Final Landscape Plan submittal. PUBLIC SERVICES 55. The applicant shall provide public transit improvements if required by SunLine Transit Agency and approved by the City Engineer. MAINTENANCE 56. The applicant shall comply with the provisions of LQMC Section 13.24.160 (Maintenance). 57. At all times during its ownership of the property, Application shall provide continuous and perpetual maintenance of all private on -site improvements, perimeter landscaping up to the curb, access drives, sidewalks, and stormwater BMPs. FEES AND DEPOSITS 58. 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. PLANNING DIVISION 14 PLANNING COMMISSION RESOLUTION 2019-004 CONDITIONS OF APPROVAL - APPROVED TENTATIVE PARCEL MAP 37683 (TPM 2018-0003) RESIDENCE INN ADOPTED: MARCH 12, 2019 59. All mitigation measures contained in Environmental Assessment 2018-0005 shall be met. 60. A nesting bird survey shall be required prior to the removal of any vegetation or trees, or grading on the site, if such activity is to occur between January 1 and August 31. The nesting bird survey will be conducted by a qualified biologist and end no less than 3 days prior to the activity. The biologist's report of the survey and any measures required to protect nesting birds shall be approved by the Planning Division prior to the initiation of any site activity. This mitigation measure will not apply if vegetation or tree removal or grading are proposed between September 1 and December 31. 61. Within 30 days of the initiation of any ground disturbing activity on the project, the project proponent shall cause a protocol -compliant burrowing owl survey to be completed, submitted to the Planning Division, and approved. Should the species be identified on the site, California Department of Fish and Wildlife (CDFW) shall be consulted and mitigation measures shall be implemented prior to the issuance of any ground disturbance permit. 62. The site shall be monitored during on- and off -site grubbing, trenching, and rough grading by qualified archaeological monitors and a Native American monitor. Proof of retention of monitors shall be given to the Planning Division prior to issuance of the first earth -moving or clearing permit. The monitors shall be empowered to temporarily halt or divert equipment upon discovery of cultural resources to allow for City notification and analysis. 63. The final report on the monitoring shall be submitted to the Planning Division prior to the issuance of a Certificate of Occupancy. 64. Collected archaeological resources shall be properly packaged for long-term curation in polyethylene self -seal bags, vials, or film cans as appropriate, all within acid -free, standard size, comprehensively labeled archive boxes and delivered to the City Planning Division prior to issuance of the first Certificate of Occupancy. 65. Prior to obtaining building permits and once precise grading plans, architectural plans, and building designs are complete, a final noise study that specifies interior noise reduction requirements shall be prepared for each future onsite development project. 15