Loading...
PC Resolution 2021-009 The Peak Mixed-Use Project SDP 2018-0015PLANNING COMMISSION RESOLUTION 2021 - 009 A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF LA QUINTA, CALIFORNIA, APPROVING SITE DEVELOPMENT PERMIT 2018-0015 TO ALLOW THE DEVELOPMENT OF A MIXED USE BUILDING LOCATED AT THE NORTHWEST CORNER OF DESERT CLUB DRIVE AND CALLE CADIZ CASE NUMBERS: SITE DEVELOPMENT PERMIT 2018-0015 APPLICANT: NISHA JACKSON WHEREAS, the Planning Commission of the City of La Quinta, California did, on September 14, 2021, hold a duly noticed Public Hearing to consider a request by Nisha Jackson for approval of Site Development Permit for a mixed use building located at the northwest corner of Calle Cadiz and Desert Club Drive, more particularly described as: APN 770-152-016 WHEREAS, the Design and Development Department published a public hearing notice in The Desert Sun newspaper on September 3, 2021 as prescribed by the Municipal Code. Public hearing notices were also mailed to all property owners within 500 feet of the site; and WHEREAS, at said Public Hearing, upon hearing and considering all testimony and arguments, if any, of all interested persons desiring to be heard, said Planning Commission did make the following mandatory findings pursuant to Section 9.210.010 of the Municipal Code to justify approval of said Site Development Permit: 1.Consistency with General Plan The proposed development is consistent with the General Plan land use designation of Village Commercial. The City’s General Plan policies relating to the Village encourage the development of a mix of uses to create an integrated, walkable community that blends residential and commercial development. This mixed use project meets the following Goals, Policies, and Programs: Planning Commission Resolution 2021 - 009 Site Development Permit 2018-0015 The Peak Mixed Use Development Adopted: September 14, 2021 Page 2 of 4 - Goal LU-7 Innovative land uses in the Village. The project proposes a mixed use (commercial and residential) project within the Village - Policy LU-7.1 encourages the use of mixed use development in appropriate locations, such as this project site - Program CIR-1.12b encourages mixed use development to provide optimum internal connection between uses. The project has seamless transition between the commercial and residential uses, connected with a common foyer and stairway. - Program AQ-1.3f encourages facilitating mixed use development concepts in specific identified areas to allow a combination of residential and non-residential uses, which the project does. 2. Consistency with Zoning Code The proposed development, as conditioned, is consistent with the development standards of the City’s Zoning Code in terms of site plan and landscaping. The Site Development Permit has been conditioned to ensure compliance with the Zoning Code’s development standards, including standards for parking lot design, amount of parking required, and height standards. 3. Compliance with California Environmental Quality Act The Design and Development Department has determined that this project is exempt from environmental review pursuant to Section 15332 of CEQA Guidelines, because it is consistent with the General Plan and Zoning designation, is less than 5 acres in size, and is located in an urbanized and mostly built-out area. 4. Architectural Design The proposed project, as conditioned, is consistent with the Zoning Ordinance, and with development in the Village area. The architectural design activates Desert Club Drive by having the building frontage located right off the street and having the parking out of view from Desert Club Drive. The modern style is enhanced with architectural features such as balcony and window trims and a defined entrance to avoid monotony. Planning Commission Resolution 2021 - 009 Site Development Permit 2018-0015 The Peak Mixed Use Development Adopted: September 14, 2021 Page 3 of 4 5. Site Design The site design of the project, including project entries, circulation, screening, exterior lighting, and other site design elements are compatible with surrounding development and with the quality of design prevalent in the Village area and the City. 6. Landscape Design The proposed project is consistent with the landscaping standards and plant palette and implements the standards for landscaping and aesthetics, including drought tolerant desert landscaping, established in the General Plan and Zoning Code. NOW, THEREFORE, BE IT RESOLVED by the Planning Commission of the City of La Quinta, California, as follows: SECTION 1. That the above recitations are true and constitute the Findings of the Planning Commission in this case; SECTION 2. That the above project be determined by the Planning Commission to be exempt from CEQA under CEQA Guidelines Section 15332, Infill Development; SECTION 3. That it does hereby approve Site Development Permit 2018- 0015, for the reasons set forth in this Resolution and subject to the attached Conditions of Approval [Exhibit A]. PASSED, APPROVED, and ADOPTED at a regular meeting of the City of La Quinta Planning Commission, held on September 14, 2021, by the following vote: AYES: Commissioners Caldwell, Currie, Hassett, McCune, Proctor, Tyerman, and Chairperson Nieto NOES: None ABSENT: None ABSTAIN: None PLANNING COMMISSION RESOLUTION 2021- 009 EXHIBIT A CONDITIONS OF APPROVAL - ADOPTED SITE DEVELOPMENT PERMIT 2018-0015 ADOPTED: SEPTEMBER 14, 2021 PAGE 1 OF 16 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. 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 Design and Development Department – Planning and Building Divisions  Riverside Co. Environmental Health Department  Desert Sands Unified School District (DSUSD)  Coachella Valley Water District (CVWD)  Imperial Irrigation District (IID)  California Regional Water Quality Control Board (CRWQCB)  State Water Resources Control Board  SunLine Transit Agency (SunLine)  South Coast Air Quality Management District Coachella Valley (SCAQMD) The applicant is responsible for all requirements of the permits and/or clearances from the above listed agencies. When these requirements include approval of improvement plans, the applicant shall furnish proof of such approvals when submitting those improvements plans for City approval. 3. Coverage under the State of California Construction General Permit must be obtained by the applicant; who then shall submit a copy of the Regional Water Quality Control Board’s (“RWQCB”) acknowledgment of the applicant’s Notice of Intent (“NOI”) and Waste Discharger Identification (WDID) number to the City prior to the issuance of a grading or building permit. PLANNING COMMISSION RESOLUTION 2021- 009 EXHIBIT A CONDITIONS OF APPROVAL - ADOPTED SITE DEVELOPMENT PERMIT 2018-0015 ADOPTED: SEPTEMBER 14, 2021 PAGE 2 OF 16 4. 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. 2009- 0009-DWQ and Order No. 2012-0006-DWQ. A. For construction activities including clearing, grading or excavation of land that disturbs one (1) acre or more of land, or that disturbs less than one (1) acre of land, but which is a part of a construction project that encompasses more than one (1) acre of land, the Permitee shall be required to submit a Storm Water Pollution Protection Plan (“SWPPP”) to the State Water Resources Control Board. The applicant or design professional can obtain the California Stormwater Quality Association SWPPP template at www.cabmphandbooks.com for use in their SWPPP preparation. B. The applicant shall ensure that the required SWPPP is available for inspection at the project site at all times through and including acceptance of all improvements by the City. C. The applicant’s SWPPP shall include provisions for all of the following Best Management Practices (“BMPs”) (LQMC Section 8.70.020 (Definitions)): 1) Temporary Soil Stabilization (erosion control). 2) Temporary Sediment Control. 3) Wind Erosion Control. 4) Tracking Control. 5) Non-Storm Water Management. 6) Waste Management and Materials Pollution Control. D. All erosion and sediment control BMPs proposed by the applicant shall be approved by the City Engineer prior to any onsite or offsite grading, 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. PLANNING COMMISSION RESOLUTION 2021- 009 EXHIBIT A CONDITIONS OF APPROVAL - ADOPTED SITE DEVELOPMENT PERMIT 2018-0015 ADOPTED: SEPTEMBER 14, 2021 PAGE 3 OF 16 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. 5. 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). 6. Developer shall reimburse the City, within thirty (30) days of presentment of the invoice, all costs and actual attorney’s fees incurred by the City Attorney to review, negotiate and/or modify any documents or instruments required by these conditions, if Developer requests that the City modify or revise any documents or instruments prepared initially by the City to effect these conditions. This obligation shall be paid in the time noted above without deduction or offset and Developer’s failure to make such payment shall be a material breach of the Conditions of Approval. 7. Developer shall reimburse the City, within thirty (30) days of presentment of the invoice, all costs and actual consultant’s fees incurred by the City for engineering and/or surveying consultants to review and/or modify any documents or instruments required by this project. This obligation shall be paid in the time noted above without deduction or offset and Developer’s failure to make such payment shall be a material breach of the Conditions of Approval. PROPERTY RIGHTS 8. Prior to issuance of any permit(s), the applicant shall acquire or confer easements and other property rights necessary for the construction or proper functioning of the proposed development. Conferred rights shall include irrevocable offers to dedicate or grant access easements to the City for emergency services and for maintenance, construction and reconstruction of essential improvements. Said conferred rights shall also include grant of access easement to the City of La Quinta for the purpose of graffiti removal by City staff or assigned agent in perpetuity and agreement to the method to remove graffiti and to paint over to best match existing. 9. The applicant shall offer for dedication all public street rights-of-way in conformance with the City's General Plan, Municipal Code, applicable specific plans, and/or as required by the City Engineer. 10. 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 PLANNING COMMISSION RESOLUTION 2021- 009 EXHIBIT A CONDITIONS OF APPROVAL - ADOPTED SITE DEVELOPMENT PERMIT 2018-0015 ADOPTED: SEPTEMBER 14, 2021 PAGE 4 OF 16 applicant shall grant the necessary rights-of-way within 60 days of a written request by the City. 11. Where public facilities (e.g., sidewalks) are placed on privately-owned setbacks, the applicant shall offer for dedication blanket easements for those purposes. 12. The applicant shall offer for dedication those easements necessary for the placement of, and access to, utility lines and structures, drainage basins, mailbox clusters, and common areas. 13. Direct vehicular access is restricted, except for those access points identified on the Site Development Permit, or as otherwise conditioned in these conditions of approval. 14. The applicant shall furnish proof of easements, or written permission, as appropriate, from those owners of all abutting properties on which grading, retaining wall construction, permanent slopes, or other encroachments will occur. PARKING LOTS and ACCESS POINTS 15. The design of parking facilities shall conform to LQMC Chapter 9.150 and in particular the following: A. The parking stall and aisle widths and the double hairpin stripe parking stall design shall conform to LQMC Chapter 9.150. B. Cross slopes should be a maximum of 2% where ADA accessibility is required including accessibility routes between buildings. C. Building access points shall be shown on the Precise Grading Plans to evaluate ADA accessibility issues. D. Accessibility routes to public streets and adjacent development shall be shown on the Precise Grading Plan. E. Parking 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 stalls shall be a minimum of 26 or as approved by the City Engineer. PLANNING COMMISSION RESOLUTION 2021- 009 EXHIBIT A CONDITIONS OF APPROVAL - ADOPTED SITE DEVELOPMENT PERMIT 2018-0015 ADOPTED: SEPTEMBER 14, 2021 PAGE 5 OF 16 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. 16. The applicant shall design street pavement sections using CalTrans' design procedure for 20-year life pavement, and the site-specific data for soil strength and anticipated traffic loading (including construction traffic). Minimum structural sections shall be as follows: Parking Lot & Aisles (Low Traffic) 3.0" a.c./4.5" c.a.b. Parking Lot & Aisles (High Traffic) 4.5” a.c./5.5” c.a.b. or the approved equivalents of alternate materials. 17. 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. 18. Improvements shall include appurtenances such as traffic control signs, markings and other devices, raised medians if required, street name signs and sidewalks. 19. Improvements shall be designed and constructed in accordance with City adopted standards, supplemental drawings and specifications, or as approved by the City Engineer. Improvement plans for streets, access gates and parking areas shall be stamped and signed by engineers registered in California. IMPROVEMENT PLANS As used throughout these Conditions of Approval, professional titles such as “engineer,” “surveyor,” and “architect,” refer to persons currently certified or licensed to practice their respective professions in the State of California. 20. Improvement plans shall be prepared by or under the direct supervision of qualified engineers and/or architects, as appropriate, and shall comply with the provisions of LQMC Section 13.24.040 (Improvement Plans). PLANNING COMMISSION RESOLUTION 2021- 009 EXHIBIT A CONDITIONS OF APPROVAL - ADOPTED SITE DEVELOPMENT PERMIT 2018-0015 ADOPTED: SEPTEMBER 14, 2021 PAGE 6 OF 16 21. The following improvement plans shall be prepared and submitted for review and approval by the Design and Development Department. A separate set of plans for each line item specified below shall be prepared. The plans shall utilize the minimum scale specified, unless otherwise authorized by the City Engineer in writing. Plans may be prepared at a larger scale if additional detail or plan clarity is desired. Note, the applicant may be required to prepare other improvement plans not listed here pursuant to improvements required by other agencies and utility purveyors. A. On-Site Precise Grading Plan 1" = 20' Horizontal B. Green Sheet for PM-10 Dust Control C. WQMP (Plan submitted in Report Form) D. On-Site Private Water and Sewer Plans 1" = 20' Horizontal 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 Public Works Department. “On-Site Precise Grading” plan is required to be submitted for approval by the Building Official, Planning Manager and the City Engineer. “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. 22. The City maintains standard plans, detail sheets and/or construction notes for elements of construction which can be accessed via the Public Works PLANNING COMMISSION RESOLUTION 2021- 009 EXHIBIT A CONDITIONS OF APPROVAL - ADOPTED SITE DEVELOPMENT PERMIT 2018-0015 ADOPTED: SEPTEMBER 14, 2021 PAGE 7 OF 16 Developoment section of the City website (www.laquintaca.gov). Please navigate to the Public Works home page and look for the Standard Drawings hyperlink. 23. The applicant shall furnish a complete set of the mylars of all approved improvement plans on a storage media acceptable to the City Engineer. 24. Upon completion of construction, and prior to final acceptance of the improvements by the City, the applicant shall furnish the City with reproducible record drawings of all improvement plans which were approved by the City. Each sheet shall be clearly marked "Record Drawing" and shall be stamped and signed by the engineer or surveyor certifying to the accuracy and completeness of the drawings. The applicant shall have all approved mylars previously submitted to the City, revised to reflect the as-built conditions. The applicant shall employ or retain the Engineer of Record during the construction phase of the project so that the 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 25. 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. 26. Improvements to be made, or agreed to be made, shall include the removal of any existing structures or other obstructions which are not a part of the proposed improvements; and shall provide for the setting of the final survey monumentation. 27. Depending on the timing of the development, 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. PLANNING COMMISSION RESOLUTION 2021- 009 EXHIBIT A CONDITIONS OF APPROVAL - ADOPTED SITE DEVELOPMENT PERMIT 2018-0015 ADOPTED: SEPTEMBER 14, 2021 PAGE 8 OF 16 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 issuance of any permit related thereto, reimburse the City for the costs of such improvements. 28. Should the applicant fail to construct the improvements for the development, or fail to satisfy its obligations for the development in a timely manner, the City shall have the right to halt issuance of building permits, and/or final building inspections, withhold other approvals related to the development of the project, or call upon the surety to complete the improvements. GRADING 29. The applicant shall comply with the provisions of LQMC Section 13.24.050 (Grading Improvements). 30. 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. 31. 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. A WQMP prepared by an appropriate professional registered in the State of California. F. A grading bond in a form acceptable to the City, and in an amount sufficient to guarantee compliance with the grading bond requirements. All grading shall conform with the recommendations contained in the Preliminary Soils Report, and shall be certified as being adequate by soils engineer, or engineering geologist registered in the State of California. PLANNING COMMISSION RESOLUTION 2021- 009 EXHIBIT A CONDITIONS OF APPROVAL - ADOPTED SITE DEVELOPMENT PERMIT 2018-0015 ADOPTED: SEPTEMBER 14, 2021 PAGE 9 OF 16 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. 32. Prior to any grading improvements, the applicant shall submit grading performance security valued at 100% of the cost of the grading improvements in accordance with La Quinta Municipal Code 8.80.050, or as approved by the City Engineer. In the event the applicant fails to construct the improvements for the development, or fails to satisfy its obligations for the development in a timely manner, pursuant to the approved plan, the City shall have the right to halt issuance of all permits, and/or final inspections, withhold other approvals related to the development of the project, or call upon the surety to complete the improvements. 33. 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. 34. 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 requirement. 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. 35. Building pad elevations on the precise grading plan submitted for City Engineer’s approval shall conform with pad elevations shown on the Site Development Permit Preliminary Grading Plans, unless the pad elevations have other requirements imposed elsewhere in these Conditions of Approval. 36. 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 PLANNING COMMISSION RESOLUTION 2021- 009 EXHIBIT A CONDITIONS OF APPROVAL - ADOPTED SITE DEVELOPMENT PERMIT 2018-0015 ADOPTED: SEPTEMBER 14, 2021 PAGE 10 OF 16 proposed grading changes to the City Engineer for approval through a substantial conformance review. 37. Prior to the issuance of a building permit for any building lot, the applicant shall provide a lot pad certification stamped and signed by a qualified engineer or surveyor with applicable compaction tests and over excavation documentation. Each pad certification shall list the pad elevation as shown on the approved grading plan, the actual pad elevation and the difference between the two, if any. Such pad certification shall also list the relative compaction of the pad soil. DRAINAGE 38. Stormwater handling shall conform with the approved hydrology and drainage report for SDP 2018-0015, or as approved by the City Engineer. Nuisance water shall be disposed of in an approved manner. 39. 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 either the 1 hour, 3 hour, 6 hour or 24 hour event producing the greatest total run off. 40. 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. 41. 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. 42. No fence or wall shall be constructed around any retention basin unless approved by the Planning Manager and the City Engineer. 43. For on-site above ground common retention basins, retention depth shall be according to Engineering Bulletin No. 06-16 – Hydrology Report with PLANNING COMMISSION RESOLUTION 2021- 009 EXHIBIT A CONDITIONS OF APPROVAL - ADOPTED SITE DEVELOPMENT PERMIT 2018-0015 ADOPTED: SEPTEMBER 14, 2021 PAGE 11 OF 16 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 or as approved by the City Engineer. 44. 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). 45. The design of the development shall not cause any increase in flood boundaries and levels in any area outside the development. 46. The development shall be graded to permit storm flow in excess of retention capacity to flow out of the development through a designated overflow and into the historic drainage relief route. 47. Storm drainage historically received from adjoining property shall be received and retained or passed through into the historic downstream drainage relief route. 48. The applicant shall comply with applicable provisions for post construction runoff per the City’s NPDES stormwater discharge permit, LQMC Sections 8.70.010 et seq. (Stormwater Management and Discharge Controls), and 13.24.170 (Clean Air/Clean Water); Riverside County Ordinance No. 457; and the California Regional Water Quality Control Board – Colorado River Basin (CRWQCB-CRB) Region Board Order No. R7-2013-0011. A. For post-construction urban runoff from New Development and Redevelopments Projects, the applicant shall implement requirements of the NPDES permit for the design, construction and perpetual operation and maintenance of BMPs per the approved Water Quality Management Plan (WQMP) for the project as required by the California Regional Water Quality Control Board – Colorado River Basin (CRWQCB-CRB) Region Board Order No. R7-2013-0011. B. The applicant shall implement the WQMP Design Standards per (CRWQCB-CRB) Region Board Order No. R7-2013-0011 utilizing BMPs approved by the City Engineer. A project specific WQMP shall be provided which incorporates Site Design and Treatment BMPs utilizing first flush infiltration as a preferred method of NPDES Permit Compliance for Whitewater River receiving water, as applicable. PLANNING COMMISSION RESOLUTION 2021- 009 EXHIBIT A CONDITIONS OF APPROVAL - ADOPTED SITE DEVELOPMENT PERMIT 2018-0015 ADOPTED: SEPTEMBER 14, 2021 PAGE 12 OF 16 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 49. The applicant shall comply with the provisions of LQMC Section 13.24.110 (Utilities). 50. 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. 51. 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. 52. 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 53. 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. 54. Provide a complete project description with code analysis defining the buildings occupancy groups, type of construction, fire-resistant ratings, fire sprinklers, square footage, occupant load, and number of required exits. PLANNING COMMISSION RESOLUTION 2021- 009 EXHIBIT A CONDITIONS OF APPROVAL - ADOPTED SITE DEVELOPMENT PERMIT 2018-0015 ADOPTED: SEPTEMBER 14, 2021 PAGE 13 OF 16 55. 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. 56. This project is also required to comply with Chapter 11B for Public Accommodations. Plans shall be prepared for both site and interior tenant improvements. 57. Allowable area analysis will be required to justify the proposed buildings construction and occupancy groups. 58. 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. 59. Plans shall be prepared for permitting to the applicable code at the time of submittal. 60. Additional comments may be required based on further information being provided for review. Though these items do not need to be addressed for Building Division Site Development Permit Approval, they are being offered to help expedite the review and approval of your project during the permitting stage. 61. Fire Hydrants and Fire Flow: Provide water system plans and flow calculations 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 2019 California Fire Code (CFC) 507.5.1. 62. Fire Department Access: Provide a site plan for fire apparatus access roads and signage. 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(+8’ each side proposed), bike lanes and other roadway features. This includes the public roadways of Desert Club Drive and Calle Cadiz. 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. PLANNING COMMISSION RESOLUTION 2021- 009 EXHIBIT A CONDITIONS OF APPROVAL - ADOPTED SITE DEVELOPMENT PERMIT 2018-0015 ADOPTED: SEPTEMBER 14, 2021 PAGE 14 OF 16 63. 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 64. IID Power Line Clearance: Proposed structures located adjacent to overhead IID Power Line systems shall comply with IID Standards for vertical/horizontal clearances. 65. Fire Alarm and Detection System: A water flow monitoring system and/or fire alarm system may be required and determined at time of building plan review. Ref. CFC 903.4, CFC 907.2 and NFPA 72 66. Knox Box and Gate Access: Buildings shall be provided with a Knox Box. The Knox Box shall be installed in an accessible location approved by the Office of the Fire Marshal. All electronically operated gates shall be provided with Knox key switches and automatic sensors for access. Ref. CFC 506.1 67. Addressing: All residential dwellings shall display street numbers in a prominent location on the street side of the residence. All commercial buildings shall display street numbers in a prominent location on the address side and additional locations as required. Ref. CFC 505.1 and County of Riverside Office of the Fire Marshal Standard #07-01 68. Construction Permits Fire Department Review: Submittal of construction plans to the Office of the Fire Marshal for development, construction, installation and operational use permitting will be required. Final fire and life safety conditions will be addressed when the Office of the Fire Marshal reviews these plans. These conditions will be based on occupancy, use, California Building Code (CBC), California Fire Code, and related codes, which are in effect at the time of building plan submittal. 69. Fire Sprinkler System: All new commercial structures 3,600 square feet or larger will be required to install a fire sprinkler system. Ref. CFC 903.2 as amended by the City of La Quinta. LANDSCAPE AND IRRIGATION 70. The applicant shall comply with LQMC Sections 13.24.130 (Landscaping Setbacks) & 13.24.140 (Landscaping Plans). 71. Landscape and irrigation plans for landscaped lots and setbacks, medians, retention basins, and parks shall be signed and stamped by a licensed landscape architect. PLANNING COMMISSION RESOLUTION 2021- 009 EXHIBIT A CONDITIONS OF APPROVAL - ADOPTED SITE DEVELOPMENT PERMIT 2018-0015 ADOPTED: SEPTEMBER 14, 2021 PAGE 15 OF 16 72. 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). 73. 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. 74. All landscaping shall consist of, at minimum, 36” box trees (i.e., a minimum 2.5 inch caliper measured three feet up from grade level after planting), 5- gallon shrubs, and groundcover. Double lodge poles (two-inch diameter) shall be used to brace and stake trees. 75. All water features shall be designed to minimize “splash”, and use high efficiency pumps and lighting to the satisfaction of the Design and Development Director. They shall be included in the landscape plan water efficiency calculations per Municipal Code Chapter 8.13. 76. 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. 77. 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. Trees in the landscape plans shall be minimum 36” box trees. 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- 009 EXHIBIT A CONDITIONS OF APPROVAL - ADOPTED SITE DEVELOPMENT PERMIT 2018-0015 ADOPTED: SEPTEMBER 14, 2021 PAGE 16 OF 16 78. The applicant or his agent has the responsibility for proper sight distance requirements per guidelines in the American Association of State Highway and Transportation Officials (AASHTO) “A Policy on Geometric Design of Highways and Streets” latest edition, in the design and/or installation of all landscaping and appurtenances abutting and within the private and public street right-of- way. 79. The final design of the perimeter landscaping, particularly the perimeter wall, shall be included with the Final Landscape Plan submittal. MAINTENANCE 80. The applicant shall comply with the provisions of LQMC Section 13.24.160 (Maintenance). 81. The applicant shall make provisions for the continuous and perpetual maintenance of all private on-site improvements, perimeter landscaping, access drives, sidewalks, and stormwater BMPs. FEES AND DEPOSITS 82. 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. 83. The applicant shall install electric vehicle chargers on 25% of the carport covered parking stalls, or the minimum amount required by the California Building Code, whichever is greater. 84. The applicant shall install electrical wiring within each of the garages to allow for capability of electric vehicle charging. 85. The trash enclosure shall be moved north to be adjacent to the alleyway, even if such move removes 1-2 parking spaces. 86. The common area pool shall be changed to a landscaped common area plaza with other features, not including a pool.