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PC Resolution 2015-004PLANNING COMMISSION RESOLUTION 2015 - 004 A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF LA QUINTA, CALIFORNIA, APPROVING A SITE DEVELOPMENT PERMIT AND MINOR ADJUSTMENT FOR THE ESTATES AT CORAL MOUNTAIN PROJECT CASE NUMBERS: SITE DEVELOPMENT PERMIT 2014-1004; MINOR ADJUSTMENT 2014-0002 APPLICANT: PETER J. PITASSI WHEREAS, the Planning Commission of the City of La Quinta, California did, on the 13th day of January, 2015, hold a duly noticed Public Hearing to consider a request by Peter J. Pitassi for approval of the Estates at Coral Mountain, generally located on the northwest corner of Madison Street and Avenue 60, more particularly described as: APN: 766-080-010 & 766-080-011 WHEREAS, the Community Development Department published a public hearing notice in The Desert Sun newspaper on January 2, 2015 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 2014-1004 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 Site Development Permit is consistent with the La Quinta General Plan, as it proposes single-family residential homes within a location which is General Plan -designated for Low Density Residential development. 2. Consistency with Zoning Code The proposed units, as conditioned, are consistent with the development standards of the City's Zoning Code in terms of architectural style, building height, building mass, and landscaping. The community is consistent with the La Quinta Zoning Map, as it proposes a single-family home residential community which is designated for Low Density Planning Commission Resolution 2015 - 004 Site Development Permit 2014-1004; Minor Adjustment 2014-0002 Estates at Coral Mountain (Peter J. Pitassi) Adopted: January 13, 2015 Page 2 of 4 Residential development. The site development permit has been conditioned to ensure compliance with the zoning standards of the Low Density residential, and other supplemental standards as established in Title 9 of the La Quinta Municipal Code. 3. Compliance with CEQA The Community Development Department has determined that this request has been previously assessed in conjunction with Environmental Assessment 2004-504 which was prepared for Tentative Tract Map 32201, which was approved on July 20, 2004. No changed circumstances or conditions are proposed which would trigger the preparation of subsequent environmental analysis pursuant to Public Resources Code Section 21166. 4. Architectural Design The architecture and layout of the units are compatible with, and not detrimental to, the existing surrounding residential land uses, and is consistent with the development standards in the Municipal Code. The units are concluded to be appropriate for the proposed location, and supplemental design elements (stone veneer accents, various shades of tile roofing, etc.) appropriately enhance the architecture of the units. 5. Site Design The site design of the project, including project entries, interior circulation, exterior lighting, and other site design elements are compatible with surrounding development and with the quality of design prevalent in the city. 6. Landscape Design The proposed project is consistent with and implements the standards for landscaping and aesthetics established in the General Plan and Zoning Code. The project landscaping for the community, as conditioned, shall unify and enhance visual continuity of the community with the surrounding development. Landscape improvements are designed and sized to provide visual appeal. The permanent overall site landscaping utilizes various tree and shrub species to blend with the building architecture. Planning Commission Resolution 2015 - 004 Site Development Permit 2014-1004; Minor Adjustment 2014-0002 Estates at Coral Mountain (Peter J. Pitassi) Adopted: January 13, 2015 Page 3 of 4 Minor Adjustment 2014-0002 WHEREAS, the Municipal Code requires a twenty foot front -yard building setback. Lot 14 does not meet the building setback requirement due to a six-inch encroachment; and, WHEREAS, Minor Adjustments are permitted to provide for minor deviations from certain development standards. The applicant has proposed a Minor Adjustment to address the encroachment. With approval of the Minor Adjustment, the proposal will meet all Municipal Code development standards; 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 9.210.040 of the Municipal Code to justify approval of said Minor Adjustment: 1 . Consistency with General Plan Minor Adjustment 2014-0002 is consistent with the La Quinta General Plan in that the proposal does not alter the approved land use for the property, or affect land use on surrounding similar properties. 2. Consistency with Zoning Code Minor Adjustment 2014-0002 is consistent with the intent of the La Quinta Zoning Code, in that the requested adjustment will be conditioned to comply with all other development standards as required under said Zoning Code. 3. Compliance with CEQA Processing and approval of Minor Adjustment 2014-0002 is in compliance with the California Environmental Quality Act. The adjustment requested falls under CEQA Guidelines Section 15305(a) as a "Minor Alterations to Land" - Class 5 Categorical Exemption. 4. Surrounding Uses Approval of Minor Adjustment 2014-0002 is not detrimental to the public health, safety and general welfare, nor injurious or incompatible with other properties and land use in the vicinity. The adjustment has no Planning Commission Resolution 2015 - 004 Site Development Permit 2014-1004; Minor Adjustment 2014-0002 Estates at Coral Mountain (Peter J. Pitassi) Adopted: January 13, 2015 Page 4 of 4 impact on health or safety issues, and will not affect physical land use characteristics in the vicinity. 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 2014-1004, for the reasons set forth in this Resolution and subject to the attached Conditions of Approval. SECTION 3. That it does hereby approve Minor Adjustment 2014-0002 for the reasons set forth in this Resolution. PASSED, APPROVED, and ADOPTED at a regular meeting of the City of La Quinta Planning Commission, held on this the 13th day of January, 2015, by the following vote: AYES: Commissioners Bettencourt, Blum, Fitzpatrick, and Chairperson Wright NOES: None ABSENT: None ABSTAIN: Vice Chairperson Wilkinson ATTEST: SON, t"Cmmtm1W Development Director Quinta, California - eo -- - R0BERf WRIGHT, Chairperson City of La Quinta, California PLANNING COMMISSION RESOLUTION 2015 - 004 CONDITIONS OF APPROVAL - FINAL SITE DEVELOPMENT PERMIT 2014-1004 ESTATES AT CORAL MOUNTAIN (PETER PITASSI) JANUARY 13, 2015 PAGE 1 OF 14 GENERAL 1 . The applicant agrees to defend, indemnify and hold harmless the City of La Quinta ("City"), its agents, officers and employees from any claim, action or proceeding to attack, set aside, void, or annul the approval of this Site Development Permit, or any Final Map recorded thereunder. The City shall have sole discretion in selecting its defense counsel. The City shall promptly notify the applicant of any claim, action or proceeding and shall cooperate fully in the defense. 2. Site Development Permit 2014-1004 shall comply with all applicable conditions and/or mitigation measures for the following related approval: Tentative Tract Map 32201 In the event of any conflict(s) between approval conditions and/or provisions of these approvals, the Community Development Director shall adjudicate the conflict by determining the precedence. 3. The Site Development Permit shall expire on January 13, 2017 and shall become null and void in accordance with La Quinta Municipal Code Section 9.200.080, unless a building permit has been issued. A time extension may be requested per LQMC Section 9.200.080 4. Prior to the issuance of any grading, construction, or building permit by the City, the applicant shall obtain any necessary clearances and/or permits from the following agencies, if required: • Riverside County Fire Marshal • La Quinta Public Works Department (Grading Permit, Green Sheet (Public Works Clearance) for Building Permits, Water Quality Management Plan(WQMP) Exemption Form - Whitewater River Region, Improvement Permit► • La Quinta Community Development Department • Riverside Co. Environmental Health Department PLANNING COMMISSION RESOLUTION 2015 - 004 CONDITIONS OF APPROVAL - FINAL SITE DEVELOPMENT PERMIT 2014-1004 ESTATES AT CORAL MOUNTAIN (PETER PITASSI) JANUARY 13, 2015 PAGE 2 OF 14 • Coachella Valley Unified School District (CVUSD) • Coachella Valley Water District (CVWD) • Imperial Irrigation District (IID) • California Regional Water Quality Control Board (CRWQCB) • State Water Resources Control Board • SunLine Transit Agency (SunLine) • South Coast Air Quality Management District Coachella Valley (SCAQMD) The applicant is responsible for all requirements of the permits and/or clearances from the above listed agencies. When these requirements include approval of improvement plans, the applicant shall furnish proof of such approvals when submitting those improvements plans for City approval. 5. Coverage under the State of California Construction General Permit must be obtained by the applicant; who then shall submit a copy of the Regional Water Quality Control Board's ("RWQCB") acknowledgment of the applicant's Notice of Intent ("NOI") and Waste Discharger Identification (WDID) number to the City prior to the issuance of a grading or building permit. 6. The applicant shall comply with applicable provisions of the City's NPDES stormwater discharge permit, LQMC Sections 8.70.010 et seq. (Stormwater Management and Discharge Controls), and 13.24.170 (Clean Air/Clean Water); Riverside County Ordinance No. 457; the California Regional Water Quality Control Board - Colorado River Basin Region Board Order No. R7-201 3-0011 and the State Water Resources Control Board's Order No. 2009-0009-DWQ and Order No. 2010- 0014-DWQ. A. For construction activities including clearing, grading or excavation of land that disturbs one (1) acre or more of land, or that disturbs less than one (1) acre of land, but which is a part of a construction project that encompasses more than one (1) acre of land, the Permitee shall be required to submit a Storm Water Pollution Protection Plan ("SWPPP") to the State Water Resources Control Board. The applicant or design professional can obtain the California Stormwater PLANNING COMMISSION RESOLUTION 2015 - 004 CONDITIONS OF APPROVAL - FINAL SITE DEVELOPMENT PERMIT 2014-1004 ESTATES AT CORAL MOUNTAIN (PETER PITASSI) JANUARY 13, 2015 PAGE 3 OF 14 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, pursuant to this project. E. The SWPPP and BMPs shall remain in effect for the entire duration of project construction until all improvements are completed and accepted by the City Council. F. The owner shall execute and record an agreement that provides for the perpetual maintenance and operation of all post -construction BMPs as required. 7. Permits issued under this approval shall be subject to the provisions of the Development Impact Fee and Transportation Uniform Mitigation Fee programs in effect at the time of issuance of building permit(s). 8. Approval of this Site Development Permit shall not be construed as approval for any horizontal dimensions implied by any site plans or exhibits unless specifically identified in the following conditions of approval. PLANNING COMMISSION RESOLUTION 2015 - 004 CONDITIONS OF APPROVAL - FINAL SITE DEVELOPMENT PERMIT 2014-1004 ESTATES AT CORAL MOUNTAIN (PETER PITASSI) JANUARY 13, 2015 PAGE 4 OF 14 9. Developer shall reimburse the City, within thirty (30) days of presentment of the invoice, all costs and actual attorney's fees incurred by the City Attorney to review, negotiate and/or modify any documents or instruments required by these conditions, if Developer requests that the City modify or revise any documents or instruments prepared initially by the City to effect these conditions. This obligation shall be paid in the time noted above without deduction or offset and Developer's failure to make such payment shall be a material breach of the Conditions of Approval. 10. Developer shall reimburse the City, within thirty (30) days of presentment of the invoice, all costs and actual consultant's fees incurred by the City for engineering and/or surveying consultants to review and/or modify any documents or instruments required by this project. This obligation shall be paid in the time noted above without deduction or offset and Developer's failure to make such payment shall be a material breach of the Conditions of Approval. PROPERTY RIGHTS 1 1 . Prior to issuance of any permit(s), the applicant shall acquire or confer easements and other property rights necessary for the construction or proper functioning of the proposed development. Conferred rights shall include irrevocable offers to dedicate or grant access easements to the City for emergency services and for maintenance, construction and reconstruction of essential improvements. 12. Pursuant to the aforementioned condition, conferred rights shall include approvals from the master developer or the HOA over easements and other property rights necessary for construction and proper functioning of the proposed development not limited to access rights over proposed and/or existing private streets that access public streets and open space/drainage facilities of the master development. STREET AND TRAFFIC IMPROVEMENTS 13. Streets shall have vertical curbs or other approved curb configurations that will convey water without ponding, and provide lateral containment of dust and residue during street sweeping operations. Unused curb cuts on any lot shall be restored to standard curb height prior to final inspection of permanent building(s) on the lot. 14. 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: PLANNING COMMISSION RESOLUTION 2015 - 004 CONDITIONS OF APPROVAL - FINAL SITE DEVELOPMENT PERMIT 2014-1004 ESTATES AT CORAL MOUNTAIN (PETER PITASSI) JANUARY 13, 2015 PAGE 5 OF 14 Residential Collector Secondary Arterial Primary Arterial 3.0" a.c./4.5" c.a.b. 4.0" a.c./5.0" c.a.b. 4.0" a.c./6.0" c.a.b. 4.5" a.c./6.0" c.a.b. or the approved equivalents of alternate materials. 15. 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. 16. Improvements shall include appurtenances such as traffic control signs, markings and other devices, raised medians if required, street name signs and sidewalks. Mid - block street lighting is not required. 17. Improvements shall be designed and constructed in accordance with City adopted standards, supplemental drawings and specifications, or as approved by the City Engineer. IMPROVEMENT PLANS As used throughout these Conditions of Approval, professional titles such as "engineer," "surveyor," and "architect," refer to persons currently certified or licensed to practice their respective professions in the State of California. 18. 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). 19. The following improvement plans shall be prepared and submitted for review and approval by the Public Works Department. A separate set of plans for each line item specified below shall be prepared. The plans shall utilize the minimum scale specified, unless otherwise authorized by the City Engineer in writing. Plans may be prepared at a larger scale if additional detail or plan clarity is desired. Note, the PLANNING COMMISSION RESOLUTION 2015 - 004 CONDITIONS OF APPROVAL - FINAL SITE DEVELOPMENT PERMIT 2014-1004 ESTATES AT CORAL MOUNTAIN (PETER PITASSI) JANUARY 13, 2015 PAGE 6 OF 14 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. PM 10 Plan 1 " = 40' Horizontal C. WQMP (Plan submitted in Report Form) NOTE: A through C to be submitted concurrently. D. Off -Site Street Improvement/Storm Drain Plan E. Off -Site Signing & Striping Plan 1 " = 40' Horizontal, 1 " = 4' Vertical 1 " = 40' Horizontal F. On -Site Street Improvements/Signing & Striping/Storm Drain Plan 1 " = 40' Horizontal, 1 " = 4' Vertical NOTE: D through F to be submitted concurrently. (Separate Storm Drain Plans if applicable) The following plans shall be submitted to the Building and Safety Department for review and approval. The plans shall utilize the minimum scale specified, unless otherwise authorized by the Building and Safety Director in writing. Plans may be prepared at a larger scale if additional detail or plan clarity is desired. Note, the applicant may be required to prepare other improvement plans not listed here pursuant to improvements required by other agencies and utility purveyors. G. On -Site Residential Precise Grading Plan (submitted to Building and Safety Department) 1 " = 30' Horizontal Other engineered improvement plans prepared for City approval that are not listed above shall be prepared in formats approved by the City Engineer prior to commencing plan preparation. 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. PLANNING COMMISSION RESOLUTION 2015 - 004 CONDITIONS OF APPROVAL - FINAL SITE DEVELOPMENT PERMIT 2014-1004 ESTATES AT CORAL MOUNTAIN (PETER PITASSI) JANUARY 13, 2015 PAGE 7 OF 14 All On -Site Signing & Striping Plans shall show, at a minimum; Stop Signs, Limit Lines and Legends, No Parking Signs, Raised Pavement Markers (including Blue RPMs at fire hydrants) and Street Name Signs per Public Works Standard Plans and/or as approved by the Engineering Department. "Rough Grading" plans shall normally include perimeter walls with Top Of Wall & Top Of Footing elevations shown. All footings shall have a minimum of 1-foot of cover, or sufficient cover to clear any adjacent obstructions. 20. The City maintains standard plans, detail sheets and/or construction notes for elements of construction which can be accessed via the "Plans, Notes and Design Guidance" section of the Public Works Department at the City website (www.la- quinta.org). Please navigate to the Public Works Department home page and look for the Standard Drawings hyperlink. 21. The applicant shall furnish a complete set of all approved improvement plans on a storage media acceptable to the City Engineer (currently mylars). 22. 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. G,RAI)ING; 23. The applicant shall comply with the provisions of LQMC Section 13.24.050 (Grading Improvements). 24. 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. 25. To obtain an approved grading permit, the applicant shall submit and obtain approval PLANNING COMMISSION RESOLUTION 2015 - 004 CONDITIONS OF APPROVAL - FINAL SITE DEVELOPMENT PERMIT 2014-1004 ESTATES AT CORAL MOUNTAIN (PETER PITASSI) JANUARY 13, 2015 PAGE 8 OF 14 of all of the following: A. A grading plan prepared by a civil engineer registered in the State of California, B. A preliminary geotechnical ("soils") report prepared by an engineer registered in the State of California, C. A Fugitive Dust Control Plan prepared in accordance with LQMC Chapter 6.16, (Fugitive Dust Control), and D. A Best Management Practices report prepared in accordance with LQMC Sections 8.70.010 and 13.24.170 (NPDES Stormwater Discharge Permit and Storm Management and Discharge Controls). E. WQMP prepared by a qualified professional registered in the State of California. All grading shall conform with the recommendations contained in the Preliminary Soils Report, and shall be certified as being adequate by soils engineer, or engineering geologist registered in the State of California. The applicant shall furnish security, in a form acceptable to the City, and in an amount sufficient to guarantee compliance with the approved Fugitive Dust Control Plan provisions as submitted with its application for a grading permit. Additionally, the applicant shall replenish said security if expended by the City of La Quinta to comply with the Plan as required by the City Engineer. 26. 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. 27. Building pad elevations of perimeter lots shall not differ by more that one foot higher from the building pads in adjacent developments. 28. 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. PLANNING COMMISSION RESOLUTION 2015 - 004 CONDITIONS OF APPROVAL - FINAL SITE DEVELOPMENT PERMIT 2014-1004 ESTATES AT CORAL MOUNTAIN (PETER PITASSI) JANUARY 13, 2015 PAGE 9 OF 14 29. Prior to the issuance of a building permit for any building lot, the applicant shall provide a lot pad certification stamped and signed by a qualified engineer or surveyor with applicable compaction tests and over excavation documentation. Each pad certification shall list the pad elevation as shown on the approved grading plan, the actual pad elevation and the difference between the two, if any. Such pad certification shall also list the relative compaction of the pad soil. The data shall be organized by lot number, and listed cumulatively if submitted at different times. �MANNIFeTdd 30. Stormwater handling shall conform with the approved hydrology and drainage report for the Estates at Coral Mountain, SDP 2014-1004/ Tentative Tract Map 32201. Nuisance water shall be disposed of in an approved manner. 31. 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, unless otherwise approved by the City Engineer. More specifically, stormwater falling on site during the 100 year storm shall be retained within the development, or as 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. 32. 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. 33. 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. 34. No fence or wall shall be constructed around any retention basin unless approved by the Community Development Director and the City Engineer. 35. For on -site above ground common retention basins, retention depth shall be according to Engineering Bulletin No. 06-16 - Hydrology Report with Preliminary Hydraulic Report Criteria for Storm Drain Systems. Side slopes shall not exceed 3:1 and shall be planted with maintenance free ground cover. Additionally, retention PLANNING COMMISSION RESOLUTION 2015 - 004 CONDITIONS OF APPROVAL - FINAL SITE DEVELOPMENT PERMIT 2014-1004 ESTATES AT CORAL MOUNTAIN (PETER PITASSI) JANUARY 13, 2015 PAGE 10 OF 14 basin widths shall be not less than 20 feet at the bottom of the basin. 36. 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). 37. The design of the development shall not cause any increase in flood boundaries and levels in any area outside the development. 38. 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. 39. Storm drainage historically received from adjoining property shall be received and retained or passed through into the historic downstream drainage relief route. 40. 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. 137-2013-001 1 and the State Water Resources Control Board's Order No. 2009- 0009-DWQ and Order No. 2010-0014-DWQ. A. For 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. R7-201 3-0011. B. The applicant shall implement the WQMP Design Standards per (CRWQCB- CRB) Region Board Order No. R7-201 3-0011 utilizing BMPs approved by the City Engineer. A project specific WQMP shall be provided which incorporates Site Design and Treatment BMPs utilizing first flush infiltration as a preferred method of NPDES Permit Compliance for Whitewater River receiving water, as applicable. PLANNING COMMISSION RESOLUTION 2015 - 004 CONDITIONS OF APPROVAL - FINAL SITE DEVELOPMENT PERMIT 2014-1004 ESTATES AT CORAL MOUNTAIN (PETER PITASSI) JANUARY 13, 2015 PAGE 11 OF 14 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 41. The applicant shall comply with the provisions of LQMC Section 13.24.110 (Utilities). 42. 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. 43. Existing overhead utility lines within, or adjacent to the proposed development, and all proposed utilities shall be installed underground. Interim improvements shall be designed and constructed as approved by the City Engineer as well as the appropriate utility provider. All existing utility lines attached to joint use 92 KV transmission power poles are exempt from the requirement to be placed underground. 44. 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 45. The City will conduct final inspections of habitable buildings only when the buildings have improved street and (if required) sidewalk access to publicly -maintained streets. The improvements shall include required traffic control devices, pavement markings and street name signs. If on -site streets in residential developments are initially constructed with partial pavement thickness, the applicant shall complete the pavement prior to final inspections of the last ten percent of homes within the development or when directed by the City, whichever comes first. LANDSCAPE AND IRRIGATION PLANNING COMMISSION RESOLUTION 2015 - 004 CONDITIONS OF APPROVAL - FINAL SITE DEVELOPMENT PERMIT 2014-1004 ESTATES AT CORAL MOUNTAIN (PETER PITASSI) JANUARY 13, 2015 PAGE 12 OF 14 46. The applicant shall comply with LQMC Sections 13.24.130 (Landscaping Setbacks) & 13.24.140 (Landscaping Plans) 47. Landscape and irrigation plans shall be signed and stamped by a licensed landscape architect. 48. 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). 49. All landscaping shall consist of, at minimum, 2.5 inch caliper trunk 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. 50. The applicant shall submit the final landscape plans for review, processing and approval to the Community Development Department, in accordance with the Final Landscape Plan application process as a minor final landscape plan. Community Development Director approval of the final landscape plans is required prior to issuance of the first building permit unless the Community Development Director determines extenuating circumstances exist which justify an alternative processing schedule. NOTE: Plans are not approved for construction until signed by the appropriate City official, including the Community Development Director and/or City Engineer. Prior to final approval of the installation of landscaping, the Landscape Architect of record shall provide the Community Development Department a letter stating he/she has personally inspected the installation and that it conforms with the final landscaping plans as approved by the City. 51. If staff determines during final landscaping inspection that adjustments are required in order to meet the intent of the Planning Commission's approval, the Community Development Director shall review and approve any such revisions to the landscape plan. MAINTENANCE 52. The applicant shall comply with the provisions of LQMC Section 13.24.160 (Maintenance). 53. The applicant shall make provisions for the continuous and perpetual maintenance of PLANNING COMMISSION RESOLUTION 2015 - 004 CONDITIONS OF APPROVAL - FINAL SITE DEVELOPMENT PERMIT 2014-1004 ESTATES AT CORAL MOUNTAIN (PETER PITASSI) JANUARY 13, 2015 PAGE 13 OF 14 perimeter landscaping up to the curb, access drives, sidewalks, and stormwater BMPs. FEES AND DEPOSITS 54. The applicant shall comply with the provisions of LQMC Section 13.24.180 (Fees and Deposits). These fees include all deposits and fees required by the City for plan checking and construction inspection. Deposits and fee amounts shall be those in effect when the applicant makes application for plan check and permits. FIRE DEPARTMENT 55. For residential areas, approved standard fire hydrants, located at each intersection, with no portion of any lot frontage more than a maximum of 500 feet from a hydrant. Minimum fire flow for all residential structures shall be 1500 GPM for a 2- hour duration at 20 PSI. 56. 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. 57. Residential fire sprinklers are required in all one and two family dwellings per the California Residential Code. Contact the Riverside County Fire Department for the Residential Fire Sprinkler Standard. 58. Applicant/Developer shall mount blue dot retro-reflectors pavement markers on private streets, public streets and driveways to indicated location of the fire hydrant. It should be 8 inches from centerline to the side that the fire hydrant is on, to identify fire hydrant locations. 59. 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. 60. Any turn -around requires a minimum 38-foot turning radius. 61. Fire Apparatus access road and driveways shall be in compliance with the Riverside PLANNING COMMISSION RESOLUTION 2015 - 004 CONDITIONS OF APPROVAL - FINAL SITE DEVELOPMENT PERMIT 2014-1004 ESTATES AT CORAL MOUNTAIN (PETER PITASSI) JANUARY 13, 2015 PAGE 14 OF 14 County Fire Department Standard number 06-05 (located at www.rvcfire.org). Access lanes will not have an up, or downgrade of more than 15%. Access roads shall have an unobstructed vertical clearance not less than 13 feet and 6 inches. Access lanes will be designed to withstand the weight of 70 thousand pounds over 2 axles. Access will have a turning radius capable of accommodating fire apparatus. Access lane shall be constructed with a surface so as to provide all weather driving capabilities 62. Roadways may not exceed 1320 feet without secondary access. This access may be restricted to emergency vehicles only however, public egress must be unrestricted. 63. Gates may be automatic or manual and shall be equipped with a rapid entry system (KNOX). Plans shall be submitted to the Fire Department for approval prior to installation. Automatic gate pins shall be rated with a shear pin force, not to exceed 30 pounds. Gates activated by the rapid entry system shall remain open until closed by the rapid entry system. Automatic gates shall be provided with backup power.