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PC Resolution 2021-003 Jefferson Street Apartments SP, TPM, SDP, VAR PLANNING COMMISSION RESOLUTION 2021 - 003 A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF LA QUINTA, CALIFORNIA, RECOMMENDING TO THE CITY COUNCIL APPROVAL OF A SPECIFIC PLAN AMENDMENT, TENTATIVE PARCEL MAP, SITE DEVELOPMENT PERMIT, AND VARIANCE FOR THE JEFFERSON STREET APARTMENTS AT THE SOUTHEAST CORNER OF JEFFERSON STREET AND PALM CIRCLE DRIVE CASE NUMBERS: SPECIFIC PLAN 2020-0001 TENTATIVE PARCEL MAP 2020-0001 SITE DEVELOPMENT PERMIT 2020-0001 VARIANCE 2020-0001 APPLICANT: JIM SNELLENBERGER WHEREAS, the Planning Commission of the City of La Quinta, California did, on the 26th day of January, 2021, hold a duly noticed Public Hearing to consider a request by Jim Snellenberger for approval of the Jefferson Street Apartments, a forty unit residential apartment project, generally located at the southeast corner of Jefferson Street and Palm Circle Drive, more particularly described as: APN 600-080-041, 600-080-042, AND 600-080-001 THROUGH 600- 080-009 WHEREAS, the Design and Development Department published a public hearing notice in The Desert Sun newspaper on January 15, 2021 as prescribed by the Municipal Code. Public hearing notices were also mailed to all property owners within 500 feet of the site; and Specific Plan 2020-0001 (SP 2015-0002 Repeal) 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 9.240.010 of the La Quinta Municipal Code to justify recommending to the City Council approval of said Specific Plan: Planning Commission Resolution 2021-003 Specific Plan 2020-0001 (SP 2015-0002 repeal) Tentative Parcel Map 2020-0001 (TPM 37891) Site Development Permit 2020-0001 Variance 2020-0001 Project: Jefferson Apartments Adopted: January 26, 2021 Page 2 of 12 1. Consistency with General Plan The proposed Specific Plan repeal is consistent with the goals and policies of the La Quinta General Plan in that it is repealing the existing Specific Plan 2015-0002, which will result in the site being regulated by its underlying Medium Density Residential zone, consistent with its Medium/High Density Residential General Plan designation. The site will change from single family residential to multifamily residential. 2. Public Welfare Approval of the proposed Specific Plan repeal will not create conditions materially detrimental to public health, safety and general welfare. The Design and Development Department has prepared Environmental Assessment 2020-0001 for this project, in compliance with the requirements of the California Environmental Quality Act (CEQA). The Design and Development Director has determined that although the proposed project could have a significant effect on the environment, there will not be a significant effect because revisions in the project have been made by or agreed to by the project proponent and mitigation measures have been incorporated. 3. Land Use Compatibility The proposed Specific Plan repeal will remove the existing Specific Plan 2015-0002 and result in the project site to be regulated by the underlying Medium Density Residential zone. The repeal of the Specific Plan would be consistent and compatible with the existing land use. 4. Property Suitability The Specific Plan repeal will result in the project site to be regulated by the underlying Medium Density Residential zone. The uses permitted by the Medium Density Residential zone are suitable and appropriate for the subject property in that the site is relatively flat, vacant, and the area can be served by all necessary public services and utilities. The proposed project is located at the intersection of arterial streets and provides convenience to goods and services to residential neighborhoods in the vicinity. Planning Commission Resolution 2021-003 Specific Plan 2020-0001 (SP 2015-0002 repeal) Tentative Parcel Map 2020-0001 (TPM 37891) Site Development Permit 2020-0001 Variance 2020-0001 Project: Jefferson Apartments Adopted: January 26, 2021 Page 3 of 12 Tentative Parcel Map 2020-0001 (TPM 37891) 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 per La Quinta Municipal Code Section 13.12.130 to justify approval of said Tentative Parcel Map: 1. Tentative Parcel Map 37891 is consistent with the La Quinta General Plan. The Tentative Parcel Map is consistent with the Medium/High Density Residential land use designation as set forth in the General Plan. 2. The design and improvement of Tentative Parcel Map 37891 is consistent with the La Quinta General Plan with the implementation of recommended conditions of approval. 3. The design of Tentative Parcel Map 37891 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 has prepared Environmental Assessment 2020-0001 for this project, in compliance with the requirements of the California Environmental Quality Act (CEQA). The Design and Development Director has determined that although the proposed project could have a significant effect on the environment, there will not be a significant effect because revisions in the project have been made by or agreed to by the project proponent and mitigation measures have been incorporated. 4. The design of Tentative Parcel Map 37891 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 at the corner of two arterial roadways and the site is relatively flat, vacant, and can be served by all necessary public services and utilities. Planning Commission Resolution 2021-003 Specific Plan 2020-0001 (SP 2015-0002 repeal) Tentative Parcel Map 2020-0001 (TPM 37891) Site Development Permit 2020-0001 Variance 2020-0001 Project: Jefferson Apartments Adopted: January 26, 2021 Page 4 of 12 6. The proposed subdivision is consistent with all applicable provisions of Title 13 and the La Quinta Zoning Ordinance, including, but not limited to, minimum lot area requirements, any other applicable provisions of this code, and the Subdivision Map Act. 7. The design and improvements required for Tentative Parcel Map 37891 will not conflict with easements, acquired by the public at large, for access through or use of the property. All roadway improvements, easements, if any and surrounding improvements will be completed to City standards. Site Development Permit 2020-0001 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 Medium/High Density Residential. The City’s General Plan Medium/High Density Residential designation is designed to accommodate a broad range of residential land uses, including apartment projects. The City’s General Plan policies relating to Medium/High Density Residential encourage a broad range of residential uses within the City, and the proposed use maintains those policies. The proposed project is consistent with the following Goals, Programs, and Policies:  Goal LU-2 as the project consists of high-quality design that complements and enhances the City. The project design complements an existing high-quality modern style commercial development directly north of the project, and utilizes varying roof lines and wall depths, along with a complementary color palette.  Goal LU-5 as the project provides a broad range of housing types and choices for all residents of the City. The project Planning Commission Resolution 2021-003 Specific Plan 2020-0001 (SP 2015-0002 repeal) Tentative Parcel Map 2020-0001 (TPM 37891) Site Development Permit 2020-0001 Variance 2020-0001 Project: Jefferson Apartments Adopted: January 26, 2021 Page 5 of 12 provides for an apartment project, which creates a different housing type and choice for residents within the City.  Policy LU-5.2 in considering changes in market demand in residential product type to meet the needs of current and future residents. The project is changing from a single family residential project to a multifamily apartment project to respond to market demand in residential product type to provide residents with apartments.  Goal SC-1 in that it provides a community that provides the best possible quality of life for all its residents by providing alternative housing types within La Quinta meanwhile providing a project that incorporates open space and common area with a pool for its residents.  Policy ED-1.2 in supporting and assisting in the retention of existing businesses, and the recruitment of new businesses. The apartment project provides additional residents nearby to Highway 111 which will allow for a working base close by to support and assist in the retention of existing businesses and recruitment of new businesses.  Goal H-1 in providing housing opportunities that meet the diverse needs of the City’s existing and project population. The apartment project of this type provides a diverse type of residential project.  Policy H-1.3 to direct new housing development to viable areas where essential public facilities can be provided and employment opportunities, educational facilities, and commercial support are available. The housing development was directed to a viable area where essential public facilities can be provided and employment opportunities, educational facilities, and commercial support are all available.  Goal H-2 in assisting in the creation and provision of resources to support housing for lower and moderate income households and Policy H-2.1 which is to increase housing choices for lower and moderate income households. This project increases the Planning Commission Resolution 2021-003 Specific Plan 2020-0001 (SP 2015-0002 repeal) Tentative Parcel Map 2020-0001 (TPM 37891) Site Development Permit 2020-0001 Variance 2020-0001 Project: Jefferson Apartments Adopted: January 26, 2021 Page 6 of 12 housing choices for moderate income households. The applicant has established this would be a moderate level apartment project, providing more housing choices for moderate income households. 2. Consistency with Zoning Code The proposed development, as conditioned, is consistent with the purpose and intent of the Medium Density Residential zone as well as the development standards of the City’s Zoning Code and in terms of architectural style and landscaping. The project satisfies the zone’s intent to provide for the development of medium density neighborhoods with one and two-story multifamily dwellings. The project is generally consistent with the residential development standards and permitted use table, except a deviation from the image corridor standards. This development standard deviation may be approved with the Variance. 3. Compliance with CEQA The Design and Development Department has prepared Environmental Assessment 2020-0001 for this project, in compliance with the requirements of the California Environmental Quality Act (CEQA). The Design and Development Director has determined that although the proposed project could have a significant effect on the environment, there will not be a significant effect because revisions in the project have been made by or agreed to by the project proponent and mitigation measures have been incorporated. 4. Architectural Design The architectural design of the project, including, but not limited to, the architectural style, scale, building mass, materials, colors, architectural details, roof style and other architectural elements are compatible with surrounding development and with the quality of design prevalent in the city. The modern style utilizes a high-quality design that is compatible with the existing modern style commercial development directly to the north. 5. Site Design The site design of the project including, but not limited to, project entries, interior circulation, pedestrian and bicycle access, pedestrian Planning Commission Resolution 2021-003 Specific Plan 2020-0001 (SP 2015-0002 repeal) Tentative Parcel Map 2020-0001 (TPM 37891) Site Development Permit 2020-0001 Variance 2020-0001 Project: Jefferson Apartments Adopted: January 26, 2021 Page 7 of 12 amenities, screening of equipment and trash enclosures, 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 Project landscaping, including, but not limited to, the location, type, size, color, texture and coverage of plant materials, has been designed so as to provide visual relief, complement buildings, visually emphasize prominent design elements and vistas, screen undesirable views, provide a harmonious transition between adjacent land uses and between development and open space, and provide an overall unifying influence to 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. The permanent overall site landscaping utilizes various tree and shrub species to enhance the building architecture and provide adequate relief and screening from Jefferson Street. Variance 2020-0001 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 9.210.030 of the La Quinta Municipal Code to justify approval of said Variance: 1.Consistency with General Plan The proposed development is consistent with the General Plan land use designation of Medium/High Density Residential. The City’s General Plan Medium/High Density Residential designation is designed to accommodate a broad range of residential land uses, including apartment projects. The City’s General Plan policies relating to Medium/High Density Residential encourage a broad range of residential uses within the City, and the proposed use maintains those policies. The proposed project is consistent with the following Goals, Programs, and Policies: Planning Commission Resolution 2021-003 Specific Plan 2020-0001 (SP 2015-0002 repeal) Tentative Parcel Map 2020-0001 (TPM 37891) Site Development Permit 2020-0001 Variance 2020-0001 Project: Jefferson Apartments Adopted: January 26, 2021 Page 8 of 12 Goal LU-2 as the project consists of high-quality design that complements and enhances the City. The project design complements an existing high-quality modern style commercial development directly north of the project, and utilizes varying roof lines and wall depths, along with a complementary color palette. Goal LU-5 as the project provides a broad range of housing types and choices for all residents of the City. The project provides for an apartment project, which creates a different housing type and choice for residents within the City. Policy LU-5.2 in considering changes in market demand in residential product type to meet the needs of current and future residents. The project is changing from a single family residential project to a multifamily apartment project to respond to market demand in residential product type to provide residents with apartments. Goal SC-1 in that it provides a community that provides the best possible quality of life for all its residents by providing alternative housing types within La Quinta meanwhile providing a project that incorporates open space and common area with a pool for its residents. Policy ED-1.2 in supporting and assisting in the retention of existing businesses, and the recruitment of new businesses. The apartment project provides additional residents nearby to Highway 111 which will allow for a working base close by to support and assist in the retention of existing businesses and recruitment of new businesses. Goal H-1 in providing housing opportunities that meet the diverse needs of the City’s existing and project population. The apartment project of this type provides a diverse type of residential project. Policy H-1.3 to direct new housing development to viable areas where essential public facilities can be provided and employment opportunities, educational facilities, and commercial support are available. The housing development was directed to a viable area where essential public facilities Planning Commission Resolution 2021-003 Specific Plan 2020-0001 (SP 2015-0002 repeal) Tentative Parcel Map 2020-0001 (TPM 37891) Site Development Permit 2020-0001 Variance 2020-0001 Project: Jefferson Apartments Adopted: January 26, 2021 Page 9 of 12 can be provided and employment opportunities, educational facilities, and commercial support are all available. Goal H-2 in assisting in the creation and provision of resources to support housing for lower and moderate income households and Policy H-2.1 which is to increase housing choices for lower and moderate income households. This project increases the housing choices for moderate income households. The applicant has established this would be a moderate level apartment project, providing more housing choices for moderate income households. 2.Consistency with Zoning Code The proposed development, as conditioned, is consistent with the development standards of the City’s Zoning Code and the purpose and intent of the Medium Density Residential District. The project satisfies the District’s intent to provide for the development of medium density neighborhoods with one and two-story multifamily dwellings. 3.Compliance with California Environmental Quality Act (CEQA) The Design and Development Department has prepared Environmental Assessment 2020-0001 for this project, in compliance with the requirements of the California Environmental Quality Act (CEQA). The Design and Development Director has determined that although the proposed project could have a significant effect on the environment, there will not be a significant effect because revisions in the project have been made by or agreed to by the project proponent and mitigation measures have been incorporated. 4.Surrounding Uses As conditioned, approval of the application will not create conditions materially detrimental to the public health, safety and general welfare or injurious to or incompatible with other properties or land uses in the vicinity. The project is surrounded by existing residential developments and is constructed in a way to not impede on the existing homes closest to this project. Planning Commission Resolution 2021-003 Specific Plan 2020-0001 (SP 2015-0002 repeal) Tentative Parcel Map 2020-0001 (TPM 37891) Site Development Permit 2020-0001 Variance 2020-0001 Project: Jefferson Apartments Adopted: January 26, 2021 Page 10 of 12 5.Special Circumstances There are special circumstances applicable to the subject property, including size, shape, location and surrounding, which, when the zoning regulations are strictly applied, deprive the property of privileges enjoyed by other properties in the vicinity subject to the same zoning regulated. Special circumstances exist with the parcel shape, location, and surrounding existing buildings and infrastructure that make it difficult to design the building to meet image corridor height and maximum floor standards. The building parcel is narrow in shape, equaling 190 ft in width from east to west, which leads to only 40 ft of width that is not within the image corridor standards that apply 150 ft from Jefferson Street. Constructing a one-story apartment project complex under 22 ft creates design problems to establish a medium density multifamily residential project that still meets all other requirements on density, setbacks, required parking, required landscaping, required open space and common areas, and provides a good quality project also suitable to surrounding uses. This proposal is for a new forty unit apartment residential project proposed to not adhere to the following La Quinta Municipal Code Section 9.50.020 Height limits and setbacks near image corridor standards: All buildings limited to one story, not to exceed twenty-two feet in height within one hundred fifty feet of the edge of right-of-way of general plan designated image corridors (Jefferson Street). All other La Quinta Municipal Code project standards are met. The proposed project is proposed to be two stories and a maximum height of 25 ft. This 25 ft height is less than the 28 ft maximum height of the underlying zone. The image corridor along Jefferson, specifically to the east of Jefferson south of Palm Circle drive, does not extend too far to the east, interrupting the image corridor in this area. At this point, the City limits extend approximately 750 feet east of Jefferson Street. 6.Preservation of Property Rights The granting of the variance is necessary for the preservation of a substantial property right possessed by other property in the same vicinity and zoning district and otherwise denied to the subject property. Planning Commission Resolution 2021-003 Specific Plan 2020-0001 (SP 2015-0002 repeal) Tentative Parcel Map 2020-0001 (TPM 37891) Site Development Permit 2020-0001 Variance 2020-0001 Project: Jefferson Apartments Adopted: January 26, 2021 Page 11 of 12 The adjustment authorized allows for the development of this project as a medium density project within a medium density zone. Without the adjustment, the project is not able to be developed as intended and allows the medium density project to be developed as such. Without the variance exception, other development standards would be significantly impacted, such as landscaping, open space, and parking. 7.No Special Privileges The conditions of approval assure that the adjustment authorized will not constitute a grant of special privileges which are inconsistent with the limitations placed upon other properties in the vicinity subject to the same zoning regulations. The adjustment authorized allows for the development of this project as a medium density project within a medium density zone. Without the adjustment, the project is not able to be developed as intended. Without the adjustment, other development standards would be significantly impacted, such as landscaping, open space, and parking. 8.No Land Use Variance The approval does not authorize a land use or activity which is not permitted in the applicable zoning district. Multifamily residential projects are allowed within the Medium Density Residential district. 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 Planning Commission hereby recommends to the City Council approval of Specific Plan 2020-0001 (Specific Plan 2015-0002 Repeal), Tentative Parcel Map 2020-0001 (Tentative Parcel Map 37891), Site Development Permit 2020-0001, and Variance 2020-0001, subject to the attached Conditions of Approval. PLANNING COMMISSION RESOLUTION 2021-003 CONDITIONS OF APPROVAL SDP2020-0001 PROJECT: JEFFERSON APARTMENTS ADOPTED: JANUARY 26, 2021 Page 1 of 17 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 2020-0001 shall comply with all applicable conditions and/or mitigation measures for the following related approvals: Environmental Assessment 2020-0001 Tentative Parcel Map 37891 (TPM2020-0001) 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.The Site Development Permit shall expire on twenty four months after 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. 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 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) PLANNING COMMISSION RESOLUTION 2021-003 CONDITIONS OF APPROVAL SDP2020-0001 PROJECT: JEFFERSON APARTMENTS ADOPTED: JANUARY 26, 2021 Page 2 of 17 •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 General Construction 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 Permittee 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. PLANNING COMMISSION RESOLUTION 2021-003 CONDITIONS OF APPROVAL SDP2020-0001 PROJECT: JEFFERSON APARTMENTS ADOPTED: JANUARY 26, 2021 Page 3 of 17 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 provision for the funding and 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 is 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.Developer shall reimburse the City, within thirty (30) days of presentment of the invoice, all costs and actual attorney’s fees incurred by the City Attorney to review, negotiate and/or modify any documents or instruments required by these conditions, if Developer requests that the City modify or revise any documents or instruments prepared initially by the City to effect these conditions. This obligation shall be paid in the time noted above without deduction or offset and Developer’s failure to make such payment shall be a material breach of the Conditions of Approval. 9.Developer shall reimburse the City, within thirty (30) days of presentment of the invoice, all costs and actual consultant’s fees incurred by the City for engineering and/or surveying consultants to review and/or modify any documents or instruments required by this project. This obligation shall be paid in the time noted above without deduction or offset and Developer’s failure to make such payment shall be a material breach of the Conditions of Approval. PROPERTY RIGHTS 10.Prior to issuance of any permit(s), the applicant shall acquire or confer easements and other property rights necessary for the construction or proper functioning of the proposed development. Conferred rights shall include irrevocable offers to dedicate or grant access easements to the City for emergency services and for maintenance, construction and reconstruction of essential improvements. 11.The applicant shall offer for dedication all public street rights-of-way in PLANNING COMMISSION RESOLUTION 2021-003 CONDITIONS OF APPROVAL SDP2020-0001 PROJECT: JEFFERSON APARTMENTS ADOPTED: JANUARY 26, 2021 Page 4 of 17 conformance with the City's General Plan, Municipal Code, applicable specific plans, and/or as required by the City Engineer. 12.The public street right-of-way offers for dedication required for this development include: A. PUBLIC STREETS 1)Jefferson Street (Major Arterial) – 64 feet from the centerline of Jefferson Street for a total 128-foot ultimate developed right of way. 13.Dedications shall include additional widths as necessary for dedicated right and left turn lanes, bus turnouts, and other features contained in the approved construction plans. 14.When the City Engineer determines that access rights to the proposed street rights-of-way shown on the approved Site Development Permit are necessary prior to approval of the improvements dedicating such rights-of- way, the applicant shall grant the necessary rights-of-way within 60 days of a written request by the City. 15.Where public facilities (e.g., sidewalks) are placed on privately-owned setbacks, the applicant shall offer for dedication blanket easements for those purposes. 16.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. 17.Direct vehicular access to Jefferson Street is restricted, except for those access points identified on the Site Development Permit, or as otherwise conditioned in these conditions of approval. 18.The applicant shall furnish proof of easements, or written permission, as appropriate, from those owners of all abutting properties on which grading, retaining wall construction, permanent slopes, or other encroachments will occur. STREET AND TRAFFIC IMPROVEMENTS 19.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 Section 13.24.080 (Street Design - Private Streets), where private streets are proposed. PLANNING COMMISSION RESOLUTION 2021-003 CONDITIONS OF APPROVAL SDP2020-0001 PROJECT: JEFFERSON APARTMENTS ADOPTED: JANUARY 26, 2021 Page 5 of 17 20.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. 21.The applicant shall remove the No U-Turn sign on Jefferson Street at Vista Grande for southbound left turn traffic to allow residents at this project to make turn arounds. 22.The applicant shall design pavement sections using CalTrans' design procedure for 20-year life pavement, and the site-specific data for soil strength and anticipated traffic loading (including construction traffic). Minimum structural sections shall be as follows: Parking Lot & Aisles (Low Traffic) 3.0" a.c./4.5" c.a.b. Parking Lot & Aisles (High Traffic) 4.5" a.c /5.5" c.a.b. or the approved equivalents of alternate materials per the City Engineer. 23.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. 24.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. 25.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 qualified engineers. 26.Standard knuckles and corner cut-backs shall conform to Riverside County Standard Drawings #801 and #805, respectively, unless otherwise approved by the City Engineer. PLANNING COMMISSION RESOLUTION 2021-003 CONDITIONS OF APPROVAL SDP2020-0001 PROJECT: JEFFERSON APARTMENTS ADOPTED: JANUARY 26, 2021 Page 6 of 17 27.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 17 feet in length with a 2-foot overhang for standard parking spaces and 18 feet with a 2-foot overhang for accessible parking space or as approved by the City Engineer. One van accessible parking stall is required per 8 accessible parking stalls. F. Drive aisles between parking spaces shall be a minimum of 26 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. 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. 28.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). 29.The following improvement plans shall be prepared and submitted for review and approval by the Development Services Division. 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 PARKING and ACCESS POINTS PLANNING COMMISSION RESOLUTION 2021-003 CONDITIONS OF APPROVAL SDP2020-0001 PROJECT: JEFFERSON APARTMENTS ADOPTED: JANUARY 26, 2021 Page 7 of 17 prepare other improvement plans not listed here pursuant to improvements required by other agencies and utility purveyors. A. Precise Grading Plan 1" = 20' Horizontal B. PM10 Plan 1” = 40’ Horizontal C. Erosion Control Plan 1” = 40’ Horizontal D. Final WQMP (Plan submitted in Report Form) NOTE: A through D to be submitted concurrently. (Separate Storm Drain Plans if applicable) 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. 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. “On-Site Precise Grading” 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 accessibility requirements. 30.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. 31.The applicant shall furnish a complete set of all approved improvement plans on a storage media acceptable to the City Engineer (currently mylars). 32.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 PLANNING COMMISSION RESOLUTION 2021-003 CONDITIONS OF APPROVAL SDP2020-0001 PROJECT: JEFFERSON APARTMENTS ADOPTED: JANUARY 26, 2021 Page 8 of 17 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 EOR 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 33.Prior to constructing any off-site improvements, the developer shall deposit securities in accordance with Engineering Bulletin 09-02 or as approved by the City Engineer. 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. 35.Depending on the timing of the development of this Tentative Tract 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. Reimburse others for those improvements previously constructed that are considered to be an obligation of this tentative tract map. 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. 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. 36.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 PLANNING COMMISSION RESOLUTION 2021-003 CONDITIONS OF APPROVAL SDP2020-0001 PROJECT: JEFFERSON APARTMENTS ADOPTED: JANUARY 26, 2021 Page 9 of 17 building inspections, withhold other approvals related to the development of the project, or call upon the surety to complete the improvements. GRADING 37.The applicant shall comply with the provisions of LQMC Section 13.24.050 (Grading Improvements). 38.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. 39.To obtain an approved grading permit, the applicant shall submit and obtain approval of all of the following: A. A grading plan prepared by a civil engineer registered in the State of California, B. A preliminary geotechnical (“soils”) report prepared by an engineer registered in the State of California, C. A Fugitive Dust Control Plan prepared in accordance with LQMC Chapter 6.16, (Fugitive Dust Control), and D. A Best Management Practices report prepared in accordance with LQMC Sections 8.70.010 and 13.24.170 (NPDES Stormwater Discharge Permit and Storm Management and Discharge Controls). E. WQMP prepared by an appropriate professional registered in the State of California, and 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. 40.The applicant shall maintain all open graded, undeveloped land in order to prevent wind and/or water erosion of such land. All open graded, PLANNING COMMISSION RESOLUTION 2021-003 CONDITIONS OF APPROVAL SDP2020-0001 PROJECT: JEFFERSON APARTMENTS ADOPTED: JANUARY 26, 2021 Page 10 of 17 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. 41.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. 42.Building pad elevations on the precise grading plan submitted for City Engineer’s approval shall conform with pad elevations shown on the preliminary grading plan, unless the pad elevations have other requirements imposed elsewhere in these Conditions of Approval, or as approved by the City Engineer. 43.Building pad elevations of perimeter lots shall not differ by more that one foot higher from the building pads in adjacent developments. 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. 44.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 Site Development Permit, the applicant shall submit the proposed grading changes to the City Engineer for a substantial conformance review. 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. PLANNING COMMISSION RESOLUTION 2021-003 CONDITIONS OF APPROVAL SDP2020-0001 PROJECT: JEFFERSON APARTMENTS ADOPTED: JANUARY 26, 2021 Page 11 of 17 46.Stormwater handling shall conform with the approved hydrology and drainage report for the Jefferson Apartments project (TPM2020-0001 and SDP2020-0001), or as approved by the City Engineer. Nuisance water shall be disposed of in an approved manner. Nuisance water shall be retained onsite and disposed of via an underground percolation improvement approved by the City Engineer. 47.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 10 year storm in the Village area shall be retained within the development, unless otherwise approved by the City Engineer. The design storm shall be the 1 hour, 3 hour, 6 hour or 24 hour event producing the greatest total run off. 48.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. 49.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. 50.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. 51.No fence or wall shall be constructed around any retention basin unless approved by the Planning Manager and the City Engineer. 52.For on-site above ground common retention basins, retention depth shall be according to Engineering Bulletin No. 06-16 – Hydrology Report with Preliminary Hydraulic Report Criteria for Storm Drain Systems. Side slopes shall not exceed 3:1 and shall be planted with maintenance free ground cover. Additionally, retention basin widths shall be not less than 20 feet at the bottom of the basin. 53.Stormwater may not be retained in landscaped parkways or landscaped setback lots. Only incidental storm water (precipitation which directly falls DRAINAGE PLANNING COMMISSION RESOLUTION 2021-003 CONDITIONS OF APPROVAL SDP2020-0001 PROJECT: JEFFERSON APARTMENTS ADOPTED: JANUARY 26, 2021 Page 12 of 17 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). 54.The design of the development shall not cause any increase in flood boundaries and levels in any area outside the development. 55.The development shall be graded to permit storm flow in excess of retention capacity to flow out of the development through a designated overflow. 56.Storm drainage historically received from adjoining property shall be received and retained or passed through into the historic downstream drainage relief route. 57.If permitted by the City Engineer, when an applicant proposes discharge of storm water directly, or indirectly, into the Coachella Valley Stormwater Channel, the applicant shall execute an indemnification instrument as approved by the City Engineer and City Attorney. Additionally, the applicant shall pay for all costs of sampling and testing associated with the development’s drainage discharge which may be required under the City’s NPDES Permit or other City or area-wide pollution prevention program, and for any other obligations and/or expenses which may arise from such discharge. The indemnification shall be executed and furnished to the City prior to the issuance of any grading, construction or building permit, and shall be binding on all heirs, executors, administrators, assigns, and successors in interest in the land within this site development permit excepting therefrom those portions required to be dedicated or deeded for public use. If such discharge is approved for this development, the applicant shall make provisions for meeting these obligations. 58.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. PLANNING COMMISSION RESOLUTION 2021-003 CONDITIONS OF APPROVAL SDP2020-0001 PROJECT: JEFFERSON APARTMENTS ADOPTED: JANUARY 26, 2021 Page 13 of 17 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 59.The applicant shall comply with the provisions of LQMC Section 13.24.110 (Utilities). 60.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. 61.Existing overhead utility lines within, or adjacent to the proposed development, and all proposed utilities shall be installed underground. The 92 KV transmission power poles and all existing utility lines attached to joint use 92 KV transmission power poles are exempt from the requirement to be placed underground. 62.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 63.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 PLANNING COMMISSION RESOLUTION 2021-003 CONDITIONS OF APPROVAL SDP2020-0001 PROJECT: JEFFERSON APARTMENTS ADOPTED: JANUARY 26, 2021 Page 14 of 17 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 64.The applicant shall comply with LQMC Sections 13.24.130 (Landscaping Setbacks) & 13.24.140 (Landscaping Plans). 65.Landscape and irrigation plans for landscaped lots and setbacks, medians, retention basins, and parks shall be signed and stamped by a licensed landscape architect. 66.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). 67.Lighting plans shall be submitted with the final landscaping plans for a recommendation to the Planning Manager 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. 68.All water features shall be designed to minimize “splash”, and use high efficiency pumps and lighting to the satisfaction of the Community Development Director. They shall be included in the landscape plan water efficiency calculations per Municipal Code Chapter 8.13. 69.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. 70.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. 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 justifies 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. PLANNING COMMISSION RESOLUTION 2021-003 CONDITIONS OF APPROVAL SDP2020-0001 PROJECT: JEFFERSON APARTMENTS ADOPTED: JANUARY 26, 2021 Page 15 of 17 71.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. 72.The final design of the perimeter landscaping, particularly the perimeter wall, shall be included with the Final Landscape Plan submittal. CONSTRUCTION DRAWINGS 73.Plans shall be prepared to the applicable code at the time of submittal for building permit. As of January 1, 2020, these are the 2019 California Building Codes. 74.Provide Means of Egress Analysis detailing the Exit Access, the Exit and the Exit Discharge, including dimensioning widths and paths of egress travel, door hardware, occupant loads, rated construction, and accessible egress signage. 75.Provide Fire-Resistance Rating for Building Elements Table showing how the proposed construction will comply with Table 601 and 602 for building elements and exterior wall ratings, and Table 705.8 for opening protection requirements. CBC 601, 602 and 705. 76.Provide accessibility matrix demonstrating compliance with Chapter 11A for Covered Multifamily Housing Accessibility. Plans shall also be prepared for both interior and exterior accessibility features as required by Chapter 11A but also Federal Design Standards such as Fair Housing Act. 77.Photovoltaic Requirements. All low-rise residential buildings shall have a photovoltaic (PV) system meeting the minimum qualification requirements as specified in Joint Appendix JA11, with annual electrical output equal to or greater than the dwelling's annual electrical usage as determined by Equation 150.1-C of Section 150.1(c)(14) under the prescriptive approach or Section 150.1(b)(1) under the performance approach compliance method’s. 78.LOW-RISE RESIDENTIAL BUILDING is a building, other than a hotel/motel that is Occupancy Group R-2, multifamily, with three habitable stories or less. 79.The provisions of California Green Building Standards Code outline planning, design and development methods that include environmentally responsible PLANNING COMMISSION RESOLUTION 2021-003 CONDITIONS OF APPROVAL SDP2020-0001 PROJECT: JEFFERSON APARTMENTS ADOPTED: JANUARY 26, 2021 Page 16 of 17 site selection, building design, building siting and development to protect, restore and enhance the environmental quality of the site and respect the integrity of adjacent properties, please provide compliance information on plans as applicable. Include planning and design requirements of division 4.1, and the applicable water efficiency and conservations and the material conservation and resource efficiency for exterior items of division 4.3, and 4.4 respectfully, and environmental quality division 4.5. 80.Additional comments may be required based on further information being provided for review. Although this is not a complete review for building permit, these items are being offered to help expedite the review and approval of your project during the permitting stage. 81.Fire Hydrants and Fire Flow: Provide water system plans to show there exists or proposed improvements of fire hydrant(s) capable of delivering the minimum fire flow, per CFC Appendix B Table B105.1 and Table B105.2 as amended by LQMC, within 400 feet to all portions around the proposed structure. Minimum fire hydrant location and spacing shall comply with the CFC and NFPA 24. Reference 2016 California Fire Code (CFC) 507.5.1. a.Transportation Hydrants: Where new water mains are extended along streets where hydrants are not needed for protection of structures or similar fire problems, fire hydrants shall be provided at spacing not to exceed 1,000 feet to provide for transportation hazards. (CFC Table C102.1 ft nt c.) 82.Fire Department Access: Access roads shall be provided to within 150 feet to all portions of all buildings and shall have an unobstructed width of not less than 24-feet exclusive of curb-side parking, bike lanes and other roadway features. The construction of the access roads shall be all weather and capable of sustaining 40,000 lbs. over two axles for areas of residential development and 60,000 lbs. over two axels for commercial developments. Ref. CFC 503.1.1 and 503.2.1 as amended by the City of La Quinta. a. Fire Lane marking: Identification and marking of fire lanes, including curb details and signage shall be in compliance with Riverside County Fire Department Standards. 83.Requests for installation of traffic calming designs/devices on fire apparatus access roads shall be submitted and approved by the Office of the Fire Marshal. Ref. CFC 503.4.1 84.Phased Construction Access: If construction is phased, each phase shall provide approved access for fire protection prior to any construction. Ref. CFC 503.1 PLANNING COMMISSION RESOLUTION 2021-003 CONDITIONS OF APPROVAL SDP2020-0001 PROJECT: JEFFERSON APARTMENTS ADOPTED: JANUARY 26, 2021 Page 17 of 17 85.Fire Sprinkler System: All Residential buildings, and buildings with an area of 3,600 square feet or larger are required to have an approved Automatic Fire Sprinkler System installed by the CA Building and Fire Codes. System type and design requirements shall be in compliance with applicable codes and NFPA standards. 86.Fire Alarm and Detection System: A water flow monitoring fire alarm system will be required. Ref. CFC 903.4, CFC 907.2 and NFPA 72 7. 87.Knox Box and Gate Access: Buildings shall be provided with a Knox Box for service/utility areas. The Knox Box shall be installed in an accessible location approved by the Office of the Fire Marshal. All gates shall be provided with Knox access. Electronically operated gates shall be provided with Knox key devices and automatic sensors for access. Ref. CFC 506.1 88.Addressing: A building and unit numbering plan shall be submitted for review by Building and Fire. *This may be the sample 4’x4’ Facility Map noted in comment 2.b. **May be addressed during construction permitting. These comments are preliminary and further review will occur upon receipt of construction plans. Additional requirements may be required based upon the adopted codes at the time of submittal. PUBLIC SERVICES 89.The applicant shall provide public transit improvements if required by SunLine Transit Agency and approved by the City Engineer. MAINTENANCE 90.The applicant shall comply with the provisions of LQMC Section 13.24.160 (Maintenance). 91.The applicant shall make provisions for the continuous and perpetual maintenance of perimeter landscaping up to the curb, common areas, access drives, sidewalks, and stormwater BMPs. FEES AND DEPOSITS 92.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 COMMISSION RESOLUTION 2021- 003 CONDITIONS OF APPROVAL TPM2020-0001 PROJECT: JEFFERSON APARTMENTS ADOPTED: JANUARY 26, 2021 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 Tentative Parcel Map. 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”). 3. The Tentative Parcel Map shall expire thirty six months after approval and shall become null and void in accordance with La Quinta Municipal Code Section 13.12.150. An extension of time may be requested pursuant to La Quinta Municipal Code Section 13.12.150. 4.Tentative Parcel Map 2020-0001 shall comply with all applicable conditions and/or mitigation measures for the following related approvals: Environmental Assessment 2020-0001 Site Development Permit 2020-0001 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. 5.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 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) PLANNING COMMISSION RESOLUTION 2021- 003 CONDITIONS OF APPROVAL TPM2020-0001 PROJECT: JEFFERSON APARTMENTS ADOPTED: JANUARY 26, 2021 2021 Page 2 of 14 •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. 6.Coverage under the State of California General Construction 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. 7.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 Permittee 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. PLANNING COMMISSION RESOLUTION 2021- 003 CONDITIONS OF APPROVAL TPM2020-0001 PROJECT: JEFFERSON APARTMENTS ADOPTED: JANUARY 26, 2021 Page 3 of 14 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 provision for the funding and 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 is required. 8.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). 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 11.Prior to issuance of any permit(s), the applicant shall acquire or confer easements and other property rights necessary for the construction or proper functioning of the proposed development. Conferred rights shall include irrevocable offers to dedicate or grant access easements to the City for emergency services and for maintenance, construction and reconstruction of essential improvements. 12.The applicant shall offer for dedication all public street rights-of-way in PLANNING COMMISSION RESOLUTION 2021- 003 CONDITIONS OF APPROVAL TPM2020-0001 PROJECT: JEFFERSON APARTMENTS ADOPTED: JANUARY 26, 2021 Page 4 of 14 conformance with the City's General Plan, Municipal Code, applicable specific plans, and/or as required by the City Engineer. 13.The public street right-of-way offers for dedication required for this development include: A. PUBLIC STREETS 1)Jefferson Street (Major Arterial) – 64 feet from the centerline of Jefferson Street for a total 128-foot ultimate developed right of way. 14.Dedications shall include additional widths as necessary for dedicated right and left turn lanes, bus turnouts, and other features contained in the approved construction plans. 15.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 improvements dedicating such rights-of-way, the applicant shall grant the necessary rights-of-way within 60 days of a written request by the City. 16.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 is restricted, except for those access points identified on the Tentative Parcel Map, or as otherwise conditioned in these conditions of approval. The vehicular access restriction shall be shown on the recorded final parcel map. 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 occur. 20.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 Tract Map and the date of recording of any Final Map, unless such easement is approved by the City Engineer. FINAL MAPS 21.Prior to the City’s approval of a Final Map, the applicant shall furnish accurate mylars of the Final Map. PLANNING COMMISSION RESOLUTION 2021- 003 CONDITIONS OF APPROVAL TPM2020-0001 PROJECT: JEFFERSON APARTMENTS ADOPTED: JANUARY 26, 2021 Page 5 of 14 STREET AND TRAFFIC IMPROVEMENTS 22.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 Section 13.24.080 (Street Design - Private Streets), where private streets are proposed. 23.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. 24.The applicant shall remove the No U-Turn sign on Jefferson Street at Vista Grande for southbound left turn traffic to allow residents at this project to make turn arounds. 25.The applicant shall design pavement sections using CalTrans' design procedure for 20-year life pavement, and the site-specific data for soil strength and anticipated traffic loading (including construction traffic). Minimum structural sections shall be as follows: Parking Lot & Aisles (Low Traffic) 3.0" a.c./4.5" c.a.b. Parking Lot & Aisles (High Traffic) 4.5" a.c /5.5" c.a.b. or the approved equivalents of alternate materials per the City Engineer. 26.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. 27.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. PLANNING COMMISSION RESOLUTION 2021- 003 CONDITIONS OF APPROVAL TPM2020-0001 PROJECT: JEFFERSON APARTMENTS ADOPTED: JANUARY 26, 2021 Page 6 of 14 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 qualified engineers. 29.Standard knuckles and corner cut-backs shall conform to Riverside County Standard Drawings #801 and #805, respectively, unless otherwise approved by the City Engineer. PARKING and ACCESS POINTS 30.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 17 feet in length with a 2-foot overhang for standard parking spaces and 18 feet with a 2-foot overhang for accessible parking space or as approved by the City Engineer. One van accessible parking stall is required per 8 accessible parking stalls. F. Drive aisles between parking spaces shall be a minimum of 26 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. 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. 31.Improvement plans shall be prepared by or under the direct supervision of PLANNING COMMISSION RESOLUTION 2021- 003 CONDITIONS OF APPROVAL TPM2020-0001 PROJECT: JEFFERSON APARTMENTS ADOPTED: JANUARY 26, 2021 Page 7 of 14 qualified engineers and/or architects, as appropriate, and shall comply with the provisions of LQMC Section 13.24.040 (Improvement Plans). 32.The following improvement plans shall be prepared and submitted for review and approval by the Development Services Division. 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. Precise Grading Plan 1" = 20' Horizontal B. PM10 Plan 1” = 40’ Horizontal C. Erosion Control Plan 1” = 40’ Horizontal D. Final WQMP (Plan submitted in Report Form) NOTE: A through D to be submitted concurrently. (Separate Storm Drain Plans if applicable) 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. 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. “On-Site Precise Grading” 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 accessibility requirements. 33.The City maintains standard plans, detail sheets and/or construction notes for elements of construction which can be accessed via the “Plans, Notes and Design Guidance” section of the Public Works Department at the City website (www.la-quinta.org). Please navigate to the Public Works Department home page and look for the Standard Drawings hyperlink. PLANNING COMMISSION RESOLUTION 2021- 003 CONDITIONS OF APPROVAL TPM2020-0001 PROJECT: JEFFERSON APARTMENTS ADOPTED: JANUARY 26, 2021 Page 8 of 14 34.The applicant shall furnish a complete set of all approved improvement plans on a storage media acceptable to the City Engineer (currently mylars). 35.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 EOR 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 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 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 an appropriate professional registered in the State of California, and F. A grading bond in a form acceptable to the City, and in an amount sufficient to guarantee compliance with the grading bond requirements. PLANNING COMMISSION RESOLUTION 2021- 003 CONDITIONS OF APPROVAL TPM2020-0001 PROJECT: JEFFERSON APARTMENTS ADOPTED: JANUARY 26, 2021 Page 9 of 14 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 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 elevations on the precise grading plan submitted for City Engineer’s approval shall conform with pad elevations shown on the preliminary grading plan, unless the pad elevations have other requirements imposed elsewhere in these Conditions of Approval, or as approved by the City Engineer. 42.Building pad elevations of perimeter lots shall not differ by more that one foot higher from the building pads in adjacent developments. 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. 43.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 Parcel Map, the applicant shall submit the proposed grading changes to the City Engineer for a substantial conformance review. PLANNING COMMISSION RESOLUTION 2021- 003 CONDITIONS OF APPROVAL TPM2020-0001 PROJECT: JEFFERSON APARTMENTS ADOPTED: JANUARY 26, 2021 Page 10 of 14 44.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. DRAINAGE 45.Stormwater handling shall conform with the approved hydrology and drainage report for the Jefferson Apartments project (TPM2020-0001 and SDP2020-0001), or as approved by the City Engineer. Nuisance water shall be disposed of in an approved manner. Nuisance water shall be retained onsite and disposed of via an underground percolation improvement approved by the City Engineer. 46.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 10 year storm in the Village area shall be retained within the development, unless otherwise approved by the City Engineer. The design storm shall be the 1 hour, 3 hour, 6 hour or 24 hour event producing the greatest total run off. 47.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. 48.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. 49.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. PLANNING COMMISSION RESOLUTION 2021- 003 CONDITIONS OF APPROVAL TPM2020-0001 PROJECT: JEFFERSON APARTMENTS ADOPTED: JANUARY 26, 2021 Page 11 of 14 50.No fence or wall shall be constructed around any retention basin unless approved by the Planning Manager and the City Engineer. 51.For on-site above ground common retention basins, retention depth shall be according to Engineering Bulletin No. 06-16 – Hydrology Report with Preliminary Hydraulic Report Criteria for Storm Drain Systems. Side slopes shall not exceed 3:1 and shall be planted with maintenance free ground cover. Additionally, retention basin widths shall be not less than 20 feet at the bottom of the basin. 52.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). 53.The design of the development shall not cause any increase in flood boundaries and levels in any area outside the development. 54.The development shall be graded to permit storm flow in excess of retention capacity to flow out of the development through a designated overflow. 55.Storm drainage historically received from adjoining property shall be received and retained or passed through into the historic downstream drainage relief route. 56.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 PLANNING COMMISSION RESOLUTION 2021- 003 CONDITIONS OF APPROVAL TPM2020-0001 PROJECT: JEFFERSON APARTMENTS ADOPTED: JANUARY 26, 2021 Page 12 of 14 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 57.The applicant shall comply with the provisions of LQMC Section 13.24.110 (Utilities). 58.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. 59.Existing overhead utility lines within, or adjacent to the proposed development, and all proposed utilities shall be installed underground. The 92 KV transmission power poles and all existing utility lines attached to joint use 92 KV transmission power poles are exempt from the requirement to be placed underground. 60.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 61.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. PLANNING COMMISSION RESOLUTION 2021- 003 CONDITIONS OF APPROVAL TPM2020-0001 PROJECT: JEFFERSON APARTMENTS ADOPTED: JANUARY 26, 2021 Page 13 of 14 62.The applicant shall comply with LQMC Sections 13.24.130 (Landscaping Setbacks) & 13.24.140 (Landscaping Plans). 63.Landscape and irrigation plans for landscaped lots and setbacks, medians, retention basins, and parks shall be signed and stamped by a licensed landscape architect. 64.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). 65.Lighting plans shall be submitted with the final landscaping plans for a recommendation to the Planning Manager 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. 66.All water features shall be designed to minimize “splash”, and use high efficiency pumps and lighting to the satisfaction of the Community Development Director. They shall be included in the landscape plan water efficiency calculations per Municipal Code Chapter 8.13. 67.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. 68.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. 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 justifies 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. 69.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. LANDSCAPE AND IRRIGATION PLANNING COMMISSION RESOLUTION 2021- 003 CONDITIONS OF APPROVAL TPM2020-0001 PROJECT: JEFFERSON APARTMENTS ADOPTED: JANUARY 26, 2021 Page 14 of 14 70.The final design of the perimeter landscaping, particularly the perimeter wall, shall be included with the Final Landscape Plan submittal. PUBLIC SERVICES 71.The applicant shall provide public transit improvements if required by SunLine Transit Agency and 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 perimeter landscaping up to the curb, common areas, 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.