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PC Resolution 2018-011PLANNING COMMISSION RESOLUTION NO. 2018 - 011 A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF LA QUINTA, CALIFORNIA, APPROVING SITE DEVELOPMENT PERMIT 2018-0002, ALLOWING THE DEVELOPMENT OF 82 HOMES ON 20.8 ACRES LOCATED AT THE NORTHWEST CORNER OF JEFFERSON STREET AND AVENUE 52 CASE NO.: SITE DEVELOPMENT PERMIT 2018-0002 APPLICANT: BEAZER HOMES HOLDINGS CORP. PROJECT: FLORESTA WHEREAS, the Planning Commission of the City of La Quinta, California did, on the 25th day of September, 2018, hold a duly noticed Public Hearing to consider a request by Beazer Homes Holdings for approval of architectural and landscaping plans for the development of 82 single-family homes within the Watermark Specific Plan (SP 2003-069, as amended); and WHEREAS, the Design and Development Department published the public hearing notice in the Desert Sun newspaper on the 14th day of September, as prescribed by the Municipal Code. Public hearing notices were also mailed to all property owners within 500 feet of the site; and WHEREAS, at said Public Hearing, upon hearing and considering all testimony and arguments, if any, of all interested persons desiring to be heard, said Planning Commission did make the following mandatory findings pursuant to Section 9.210.010 of the Municipal Code to justify approval of said Site Development Permit: 1. Consistency with the General Plan The proposed Site Development Permit is consistent with the La Quinta General Plan, as it proposes 82 single family homes on 20.8 acres, consistent with the Low Density Residential land use designation. 2. Consistency with the Zoning Code The proposed project is consistent with the Zoning Code and Specific Plan 2003-069, Amendment #1, and complies with the development standards specified in both of these documents. 3. Compiiance with the California Environmental Quality Act (CEQA) The Design & Development Department determined that the project was previously studied under Environmental Assessment 2014-638. At that time, the Department prepared an Initial Study, and determined that although the project had the potential to generate significant environmental effects; mitigation measures imposed on the project would reduce these effects to a less than significant level. A Mitigated Negative Declaration was approved. The project is substantially the same as that previously studied, and conditions in Planning Commission Resolution No. 2018- Site Development Permit 2018-0002 Beazer Homes Holdings Corp. — Floresta Adopted: September 25, 2018 Page 2 of 3 the natural and built environment have not changed. The project will be subject to the mitigation measures imposed by EA 2014-638, and no further environmental review is required. 4. _Architectural Design The architecture and layout of the project is compatible with, and not detrimental to, the homes in the Citrus development to the north and west of the project, as conditioned. 5. Landscape Design The landscaping plans are consistent with the City's standards and will be required to comply with the City's water efficient landscaping requirements. NOW, THEREFORE, BE IT RESOLVED by the Planning Commission of the City of La Quinta, California, as follows: SECTION 1. That the above recitations are true and constitute the Findings of the Planning Commission in this case; SECTION 2. That it does hereby approve Site Development Permit 2018-0002, for the reasons set forth in this Resolution and subject to the attached Exhibit A (Conditions of Approval). PASSED, APPROVED, and ADOPTED at a regular meeting of the City of La Quinta Planning Commission, held on this the 25th day of September, 2018, by the following vote: AYES: Commissioners Bettencourt, Caldwell, Currie, Procter, Quill, Wright and Chairperson McCune NOES: None ABSENT: None ABSTAIN: None 14v� KEVOti CONE, Chairperson City of 'La Quinta, California Planning Commission Resolution No. 2018- Site Development Permit 2018-0002 Beazer Homes Holdings Corp. — Floresta Adopted: September 25, 2018 Page 3 of 3 ATTEST: GABRIEL PEREZ, 1 ing Manager City of La Quinta,, alifornia RESOLUTION NO. 2018-011 CONDITIONS OF APPROVAL - APPROVED SITE DEVELOPMENT PERMIT 2018-0002 BEAZER HOMES HOLDINGS CORP. - FLORESTA ADOPTED: SEPTEMBER 2S, 2018 Page 1 of 20 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. The Site Development Permit shall expire two years after its approval 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 2018-0002 shall comply with all applicable conditions and/or mitigation measures for the following related approval(s): Tentative Tract Map 36762 Specific Plan 03-069, Amendment No.1 Environmental Assessment 2014-638 In the event of any conflict(s) between approval conditions and/or provisions of these approvals, the Planning Manager 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 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 RESOLUTION NO. 2018-011 CONDITIONS OF APPROVAL - APPROVED SITE DEVELOPMENT PERMIT 2018-0002 BEAZER HOMES HOLDINGS CORP. - FLORESTA ADOPTED: SEPTEMBER 25, 2018 Page 2 of 20 • 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 approval of improvement plans, the applicant shall furnish proof of such approvals when submitting those improvement 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 Discharge 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.cabrnphandbooks.com for use in their SWPPP preparation. RESOLUTION NO. 2018-011 CONDITIONS OF APPROVAL - APPROVED SITE DEVELOPMENT PERMIT 2018-0002 BEAZER HOMES HOLDINGS CORP. - FLORESTA ADOPTED: SEPTEMBER 25, 2018 Page 3 of 20 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, 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 inclusion in the Homeowners' Association (HOA) Conditions, Covenants, and Restrictions (CC&Rs), a requirement for the perpetual maintenance and operation of all post -construction BMPs as required and the applicant shall execute and record an agreement that provides for the perpetual maintenance and operation of all post -construction BMPs as required. 7. Permits issued under this approval shall be subject to the provisions of the Development Impact Fee and Transportation Uniform Mitigation Fee programs in effect at the time of issuance of building permit(s). 8. Approval of this Site Development Permit shall not be construed as approval for any horizontal dimensions implied by any site plans or exhibits unless specifically identified in the following conditions of approval. 9. Developer shall reimburse the City, within thirty (30) days of present 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 RESOLUTION NO. 2018-011 CONDITIONS OF APPROVAL - APPROVED SITE DEVELOPMENT PERMIT 2018-0002 BEAZER HOMES HOLDINGS CORP. - FLORESTA ADOPTED: SEPTEMBER 2S, 2018 Page 4 of 20 these conditions, if Developer requests that the City modify or revise any documents or instruments prepared initially by the City to effect these conditions. This obligation shall be paid in the time noted above without deduction or offset and Developer's failure to make such payment shall be a material breach of the Conditions of Approval. 10. Developer shall reimburse the City, within thirty (30) days of presentment of the invoice, all costs and actual consultant's fees incurred by the City for engineering and/or surveying consultants to review and/or modify any documents or instruments required by this project. This obligation shall be paid in the time noted above without deduction or offset and Developer's failure to make such payment shall be a material breach of the Conditions of Approval. 11. Applicant shall record Conditions, Covenants, and Restrictions (CC&Rs) on the Property. The CC&Rs shall (1) require minimum covenants for satisfactory, perpetual maintenance obligations on the Property; (2) name the City of La Quinta as an express third party beneficiary; (3) be reviewed and approved by the City Attorney's Office prior to recordation; and (4) state that the CC&Rs cannot be amended without prior written consent of the City. PROPERTY RIGHTS 12. 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. 13. Pursuant to the aforementioned condition, conferred rights shall include approvals from the master developer or the HOA over easements and other property rights necessary for construction and proper functioning of the proposed development not limited to access rights over proposed and/or existing private streets that access public streets and open space/drainage facilities of the master development. 14. The applicant shall retain for private use of all private street rights -of -way in conformance with the City's General Plan, Municipal Code, applicable specific plans, and/or as required by the City Engineer. RESOLUTION NO. 2018-011 CONDITIONS OF APPROVAL - APPROVED SITE DEVELOPMENT PERMIT 2018-0002 BEAZER HOMES HOLDINGS CORP. - FLORESTA ADOPTED: SEPTEMBER 25, 2018 Page 5 of 20 15. The applicant shall offer for dedication a ten -foot wide public utility easement contiguous with, and along both sides of all private streets. Such easement may be reduced to five feet in width with the express written approval of IID. 16. The applicant shall maintain existing perimeter landscaping setbacks along all public rights -of -way as follows: A. Avenue 52 (Primary Arterial) - 20-foot from the R/W-P/L. B. Jefferson Street (Major Arterial) - 20-foot from the R/W-P/L. The listed setback depth shall be the average depth where a meandering wall design is approved. 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. 17. The applicant shall offer for dedication those easements necessary for the placement of, and access to, utility lines and structures, drainage basins, mailbox clusters, park lands, and common areas. 18. Direct vehicular access to Jefferson Street and Avenue 52 from lots with frontage along Avenue 52 and Jefferson Street is restricted, except for those access points identified on the Site Development Permit, or as otherwise conditioned in these conditions of approval. 19. 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 occu r. STREET AND TRAFFIC IMPROVEMENTS 20. The applicant shall comply with the provisions of LQMC Sections 13.24.060 (Street Improvements), 13.24.070 (Street Design - Generally) & 13.24.100 (Access for Individual Properties and Development) for public streets; and RESOLUTION NO. 2018-011 CONDITIONS OF APPROVAL - APPROVED SITE DEVELOPMENT PERMIT 2018-0002 BEAZER HOMES HOLDINGS CORP. - FLORESTA ADOPTED: SEPTEMBER 25, 2018 Page 6 of 20 Section 13.24.080 (Street Design - Private Streets), where private streets are proposed. 21. Streets shall have vertical curbs or other approved curb configurations that will convey water without ponding, and provide lateral containment of dust and residue during street sweeping operations. If a wedge or rolled curb design is approved, the lip at the flowline shall be near vertical with a 1/8" batter and a minimum height of 0.1'. Unused curb cuts on any lot shall be restored to standard curb height prior to final inspection of permanent building(s) on the lot. 22. The applicant shall extend improvements beyond the subdivision 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). A. PRIVATE STREETS 1) Private Residential Streets measured at gutter flow line to gutter flow line shall have a 36-foot travel width. 2) Private Alleys and Emergency Fire Access (Lots H, I, J, K, and M) - Shall be constructed according to the lay -out shown on the Site Development Permit with on -street parking prohibited and the applicant establishes provisions for ongoing enforcement of the parking restriction in the CC&R's. 3) The location of driveways of corner lots shall not be located within the curb return and away from the intersection when possible. 23. All gated entries shall provide for a three -car minimum stacking capacity for inbound traffic to be a minimum length of 62 feet from call box to the street; and shall provide for a full turn -around outlet for non -accepted vehicles. Where a gated entry is proposed, the applicant shall submit a detailed exhibit at a scale of 1" = 10', demonstrating that those passenger vehicles that do not gain entry into the development can safely make a full turn -around (minimum radius to be 24 feet) out onto the main street from the gated entry. Pursuant to said condition, there shall be a minimum of twenty five feet width provided at the turn -around opening provided. RESOLUTION NO. 2018-011 CONDITIONS OF APPROVAL - APPROVED SITE DEVELOPMENT PERMIT 2018-0002 BEAZER HOMES HOLDINGS CORP. - FLORESTA ADOPTED: SEPTEMBER 25, 2018 Page 7 of 20 Two lanes of traffic shall be provided on the entry side of each gated entry, one lane shall be dedicated for residents, and one lane for visitors. The two travel lanes shall be a minimum of 20 feet of total paved roadway surface or as approved by the Fire Department. Entry drives, main interior circulation routes, standard knuckles, corner cutbacks, bus turnouts, dedicated turn lanes and other features shown on the approved construction plans, may require additional street widths as may be determined by the City Engineer. 24. The applicant shall design street pavement sections using CalTrans' design procedure for 20-year life pavement, and the site -specific data for soil strength and anticipated traffic loading (including construction traffic). Minimum structural sections shall be as follows: Residential 3.0" a.c./4.5" c.a.b. Primary Arterial 4.5" a.c./6.0" c.a.b. Major Arterial 5.5" a.c./6.5" c.a.b. or the approved equivalents of alternate materials. 25. 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. 26. General access points and turning movements of traffic are limited to the following: A. Jefferson Street - Emergency Fire Access and Residence Egress Only Access: Right turn out is permitted. Right turn in, left turn in, and left turn out movements are prohibited. B. Avenue 52 - Primary Entry: Right turn in, right turn out and left turn in movements are permitted. Left turn movements out are prohibited. RESOLUTION NO. 2018-011 CONDITIONS OF APPROVAL - APPROVED SITE DEVELOPMENT PERMIT 2018-0002 BEAZER HOMES HOLDINGS CORP. - FLORESTA ADOPTED: SEPTEMBER 25, 2018 Page 8 of 20 27. The applicant shall construct improvements including appurtenances such as traffic control signs, markings and other devices, raised medians if required, street name signs and sidewalks. Mid -block street lighting is not required. 28. 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. 29. 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). 30. 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. On -Site Rough Grading Plan 1" = 40' Horizontal B. PM10 Plan 1" = 40' Horizontal C. WQMP (Plan submitted in Report Form) NOTE: A through C to be submitted concurrently. D. On -Site Street Improvements/Signing & Striping/Storm Drain Plan 1" = 40' Horizontal, 1"= 4' Vertical (Separate Storm Drain Plans if applicable) RESOLUTION NO. 2018-011 CONDITIONS OF APPROVAL - APPROVED SITE DEVELOPMENT PERMIT 2018-0002 BEAZER HOMES HOLDINGS CORP. - FLORESTA ADOPTED: SEPTEMBER 25, 2018 Page 9 of 20 E. On -Site Residential Precise Grading Plan 1" = 30' Horizontal Other engineered improvement plans prepared for City approval that are not listed above shall be prepared in formats approved by the City Engineer prior to commencing plan preparation. 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 Design and Development Department. ""Rough Grading" plans shall normally include perimeter walls with Top Of Wall & Top Of Footing elevations shown. All footings shall have a minimum of 1-foot of cover, or sufficient cover to clear any adjacent obstructions. In addition to the normal set of improvement plans, a ""Site Development" plan is required to be submitted for approval by the Building Official, Planning Manager, 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. "Street Parking" plan shall include appropriate signage to implement the '"No Parking" concept, or alternatively an on -street parking policy shall be included in the CC&R's subject to City Engineer's Approval. The parking plan or CC&R's shall be submitted concurrently with the Street Improvement Plans. 31. 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 Design and Development Department at the City website (www.laquintaca.gov). Please navigate to the Design and Development Department home page and look for the Standard Drawings hyperlink. 32. The applicant shall furnish a complete set of all approved improvement plans on a storage media acceptable to the City Engineer (currently mylars). RESOLUTION NO. 2018-011 CONDITIONS OF APPROVAL - APPROVED SITE DEVELOPMENT PERMIT 2018-0002 BEAZER HOMES HOLDINGS CORP. - FLORESTA ADOPTED: SEPTEMBER 25, 2018 Page 10 of 20 33. 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. IMPROVEMENT SECURITY 34. 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. When improvements are phased through a "Phasing Plan," or an administrative approval (e.g., Site Development Permits), all off -site improvements and common on -site improvements (e.g., backbone utilities, retention basins, perimeter walls, landscaping and gates) shall be constructed, or secured, prior to the issuance of any permits in the first phase of the development, or as otherwise approved by the City Engineer. Improvements and obligations required of each subsequent phase shall either be completed, or secured, prior to the completion of homes or the occupancy of permanent buildings within such latter phase, 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 complete the improvements. RESOLUTION NO. 2018-011 CONDITIONS OF APPROVAL - APPROVED SITE DEVELOPMENT PERMIT 2018-0002 BEAZER HOMES HOLDINGS CORP. - FLORESTA ADOPTED: SEPTEMBER 25, 2018 Page it of 20 35. Depending on the timing of the development of this Site Development Permit, 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. Reimburse others for those improvements previously constructed that are considered to be an obligation of this Site Development Permit. D. Secure the costs for future improvements that are to be made by others. E. 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 or by the issuance of the 20% Building Permit. In the event that any of the improvements required for this development are constructed by the City, the applicant shall, prior to the issuance of any permit related thereto, reimburse the City for the costs of such improvements. 36. 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. 37. 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 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. RESOLUTION NO. 2018-011 CONDITIONS OF APPROVAL - APPROVED SITE DEVELOPMENT PERMIT 2018-0002 BEAZER HOMES HOLDINGS CORP. - FLORESTA ADOPTED: SEPTEMBER 25, 2018 Page 12 of 20 GRADING 38. The applicant shall comply with the provisions of LQMC Section 13.24.050 (Grading Improvements). 39. 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. 40. To obtain an approved grading permit, the applicant shall submit and obtain approval of all of the following: A. A grading plan prepared by a civil engineer registered in the State of California, B. A preliminary geotechnical ("soils") report prepared by a professional registered in the State of California, C. A Fugitive Dust Control Plan prepared in accordance with LQMC Chapter 6.16, (Fugitive Dust Control), and D. A Best Management Practices report prepared in accordance with LQMC Sections 8.70.010 and 13.24.170 (NPDES Stormwater Discharge Permit and Storm Management and Discharge Controls). E. A WQMP prepared by an authorized professional registered in the State of California. All grading shall conform with the recommendations contained in the Preliminary Soils Report, and shall be certified as being adequate by soils engineer, or engineering geologist registered in the State of California. The applicant shall furnish security, in a form acceptable to the City, and in an amount sufficient to guarantee compliance with the approved Fugitive Dust Control Plan provisions 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. 41. 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 RESOLUTION NO. 2018-011 CONDITIONS OF APPROVAL - APPROVED SITE DEVELOPMENT PERMIT 2018-0002 BEAZER HOMES HOLDINGS CORP. - FLORESTA ADOPTED: SEPTEMBER 25, 2018 Page 13 of 20 stabilized with such other erosion control measures, as were approved in the Fugitive Dust Control Plan. 42. 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. 43. Building pad elevations on the rough grading plan submitted for City Engineer's approval shall conform with pad elevations shown on the tentative map, unless the pad elevations have other requirements imposed elsewhere in these Conditions of Approval. 44. Building pad elevations of perimeter lots shall not differ by more that one foot higher from the building pads in adjacent developments. 45. The applicant shall minimize the differences in elevation between the adjoining properties and the lots within this development. Where compliance within the above stated limits is impractical, the City may consider alternatives that are shown to minimize safety concerns, maintenance difficulties and neighboring -owner dissatisfaction with the grade differential. 46. Prior to any site grading or regrading that will raise or lower any portion of the site by more than plus or minus half of a foot (0.5') from the elevations shown on the approved tentative tract map, the applicant shall submit the proposed grading changes to the City Engineer for a substantial conformance review. 47. 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. RESOLUTION NO. 2018-011 CONDITIONS OF APPROVAL - APPROVED SITE DEVELOPMENT PERMIT 2018-0002 BEAZER HOMES HOLDINGS CORP. - FLORESTA ADOPTED: SEPTEMBER 25, 2018 Page 14 of 20 Each pad certification shall list the pad elevation as shown on the approved grading plan, the actual pad elevation and the difference between the two, if any. Such pad certification shall also list the relative compaction of the pad soil. The data shall be organized by lot number, and listed cumulatively if submitted at different times. DRAINAGE 4& Stormwater handling shall conform with the approved hydrology and drainage report for Tentative Tract Map 36762. Nuisance water shall be disposed of in an approved manner. 49. The applicant shall comply with the provisions of LQMC Section 13.24.120 (Drainage), Retention Basin Design Criteria, Engineering Bulletin No. 06-16 - Hydrology Report with Preliminary Hydraulic Report Criteria for Storm Drain Systems and Engineering Bulletin No. 06-015 - Underground Retention Basin Design Requirements. More specifically, stormwater falling on site during the 100 year storm shall be retained within the development, unless otherwise approved by the City Engineer. The design storm shall be either the 1 hour, 3 hour, 6 hour or 24 hour event producing the greatest total run off. 50. 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. 51. In design of retention facilities, the maximum percolation rate shall be two inches per hour. The percolation rate will be considered to be zero unless the applicant provides site specific data indicating otherwise and as approved by the City Engineer. 52. The project shall be designed to accommodate purging and blowoff water (through underground piping and/or retention facilities) from any on -site or adjacent well sites granted or dedicated to the local water utility authority as a requirement for development of this property. 53. No fence or wall shall be constructed around any retention basin unless approved by the Planning Manager and the City Engineer. RESOLUTION NO. 2018-011 CONDITIONS OF APPROVAL - APPROVED SITE DEVELOPMENT PERMIT 2018-0002 BEAZER HOMES HOLDINGS CORP. - FLORESTA ADOPTED: SEPTEMBER 25, 2018 Page 15 of 20 54. For on -site above ground common retention basins, retention depth shall be according to Engineering Bulletin No. 06-16 - Hydrology Report with Preliminary Hydraulic Report Criteria for Storm Drain Systems. Side slopes shall not exceed 3:1 and shall be planted with maintenance free ground cover. An exception to the Engineering Bulletin shall be granted to allow the basin bottom width to narrow to 13 feet at the east side maintenance entrance. 55. 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). 56. The design of the development shall not cause any increase in flood boundaries and levels in any area outside the development. 57. The development shall be graded to permit storm flow in excess of retention capacity to flow out of the development through a designated overflow and into the historic drainage relief route. 58. Storm drainage historically received from adjoining property shall be received and retained or passed through into the historic downstream drainage relief route. 59. 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. RESOLUTION NO. 2018-011 CONDITIONS OF APPROVAL - APPROVED SITE DEVELOPMENT PERMIT 2018-0002 BEAZER HOMES HOLDINGS CORP. - FLORESTA ADOPTED: SEPTEMBER 25, 2018 Page 16 of 20 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. C. The developer shall execute and record a Stormwater Management/BMP Facilities Agreement that provides for the perpetual maintenance and operation of stormwater BMPs. UTILITIES 60. The applicant shall comply with the provisions of LQMC Section 13.24.110 (Utilities). 61. 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. 62. Existing overhead utility lines within, or adjacent to the proposed development, and all proposed utilities shall be installed underground. All existing utility lines attached to joint use 92 KV transmission power poles are exempt from the requirement to be placed underground. 63. Underground utilities shall be installed prior to overlying hardscape. For installation of utilities in existing improved streets, the applicant shall comply with trench restoration requirements maintained, or required by the City Engineer. The applicant shall provide certified reports of all utility trench compaction for approval by the City Engineer. CONSTRUCTION 64. 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 RESOLUTION NO. 2018-011 CONDITIONS OF APPROVAL - APPROVED SITE DEVELOPMENT PERMIT 2018-0002 BEAZER HOMES HOLDINGS CORP. - FLORESTA ADOPTED: SEPTEMBER 25, 2018 Page 17 of 20 devices, pavement markings and street name signs. If on -site streets in residential developments are initially constructed with partial pavement thickness, the applicant shall complete the pavement prior to final inspections of the last ten percent of homes within the development or when directed by the City, whichever comes first. LANDSCAPING AND IRRIGATION 65. The applicant shall comply with LQMC Sections 13.24.130 (Landscaping Setbacks) & 13.24.140 (Landscaping Plans) 66. Landscape and irrigation plans shall be signed and stamped by a licensed landscape architect. 67. All new landscape areas shall have landscaping and permanent irrigation improvements in compliance with the City's Water Efficient Landscape regulations contained in LQMC Section 8.13 (Water Efficient Landscape). 68. Except as otherwise stated in these conditions, all landscaping shall consist of, at minimum, 36" box trees (i.e., a minimum 2.5 inch caliper measured three feet up from grade level after planting), 5-gallon shrubs, and groundcover. Double lodge poles (two-inch diameter) shall be used to brace and stake trees. 69. 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 as a minor final landscape plan. Planning Manager approval of the final landscape plans is required prior to issuance of the first building permit unless the Planning Manager determines extenuating circumstances exist which justify an alternative processing schedule. NOTE: Plans are not approved for construction until signed by the appropriate City official, including the Planning Manager and/or City Engineer. 70. The applicant or his agent has the responsibility for proper sight distance requirements per guidelines in the American Association of State Highway and Transportation Officials (AASHTO) "A Policy on Geometric Design of RESOLUTION NO. 2018-011 CONDITIONS OF APPROVAL - APPROVED SITE DEVELOPMENT PERMIT 2018-0002 BEAZER HOMES HOLDINGS CORP. - FLORESTA ADOPTED: SEPTEMBER 25, 2018 Page 18 of 20 Highways and Streets" latest edition, in the design and/or installation of all landscaping and appurtenances abutting and within the private and public street right-of-way. PUBLIC SERVICES 71. The applicant shall provide public transit improvements as required by SunLine Transit Agency and as approved by the City Engineer. MAINTENANCE 72. The applicant shall comply with the provisions of LQMC Section 13.24.160 (Maintenance). 73. The applicant shall make provisions for the continuous and perpetual maintenance of common areas, perimeter landscaping up to the curb, access drives, sidewalks, and stormwater BMPs. FEES AND DEPOSITS 74. The applicant shall comply with the provisions of LQMC Section 13.24.180 (Fees and Deposits). These fees include all deposits and fees required by the City for plan checking and construction inspection. Deposits and fee amounts shall be those in effect when the applicant makes application for plan check and permits. FIRE DEPARTMENT 75. Fire hydrants shall be installed in accordance with the 2016 California Fire Code. A separate plan shall be submitted to fire department for review. Fire hydrants are to be installed and in proper operation before any combustible material is on site. 76. 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. 77. All new proposed residential structures shall be equipped with a fire sprinkler. All fire systems are to be designed by a CSLB C-16 contractor. RESOLUTION NO. 2018-011 CONDITIONS OF APPROVAL - APPROVED SITE DEVELOPMENT PERMIT 2018-0002 BEAZER HOMES HOLDINGS CORP. - FLORESTA ADOPTED: SEPTEMBER 25, 2018 Page 19 of 20 78. 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. 79. Fire Apparatus access road and driveways shall be in compliance with the Riverside County Fire Department Standard number 06-05 (located at www.rvcfire.org). 80. Any primary/secondary access gates shall be equipped with proper KNOX appliances. Applications to obtain this equipment is available at La Quinta City Hall. PLANNING DEPARTMENT 81. A Native American Monitor shall be present on site during all site disturbing activities. The monitor shall be empowered to stop and/or redirect activities should cultural resources be encountered. 82. A walking path with dog watering and clean up stations shall be added on the outer (east, west, and south sides) edge of the retention basin. 83. Benches and picnic tables shall be added in the turf area located on the east side of the pool. 84. The Olive and Rhus lancia trees shall be 36' boxes, all other trees shall be 24' boxes. 85. All plantings shall be per specifications in the landscaping plan submitted October 15,2014 86. Only the Rhus lancia tree shall be standard type trunk, all other trees shall be multi -trunk. 87. All homes shall be designed with a minimum 12 inch eave/overhang of the roof. RESOLUTION NO. 2018-011 CONDITIONS OF APPROVAL - APPROVED SITE DEVELOPMENT PERMIT 2018-0002 BEAZER HOMES HOLDINGS CORP. - FLORESTA ADOPTED: SEPTEMBER 25, 2018 Page 20 of 20 88. Homes abutting the northern and western boundary of the site, and homes sited on lots 1 and 46 (adjacent to the project entry) shall be single story models. 89. Homes abutting the northern and western boundary of the property shall be provided architectural enhancements on their northern and western elevation facing the Citrus. 90. The retaining walls located in the back yards of lots 8 through 27 shall be constructed of split faced block, a similar decorative block, or stucco finished masonry block. Unfinished masonry block shall not be allowed. 91. The applicant shall submit revised precise grading plans as may be required to the City's Building Division/Public Works Department that reflect the retaining wall specifics. Precise grading shall not be issued a permit without inclusion of the retaining walls.