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PC Resolution 2023-007 Village Hospitality Homes SDP2022-0009 CUP2022-0007PLANNING COMMISSION RESOLUTION 2023 - 007 A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF LA QUINTA, CALIFORNIA, APPROVING CONDITIONAL USE PERMIT 2022-0007 AND SITE DEVELOPMENT PERMIT 2022-0009 FOR A VILLAGE HOSPITALITY HOME LOCATED AT 51116 AVENIDA MENDOZA CASE NUMBERS: CONDITIONAL USE PERMIT 2022-0007 SITE DEVELOPMENT PERMIT 2022-0009 APPLICANT: CORONEL HOMES WHEREAS, the Planning Commission of the City of La Quinta, California did, on April 11, 2023, hold a duly noticed Public Hearing to consider a request by Coronel Homes for a Village Hospitality Home located at 51116 Avenida Mendoza, more particularly described as: APN 773-075-005 WHEREAS, the Design and Development Department published a public hearing notice in The Desert Sun newspaper on March 31, 2023 as prescribed by the Municipal Code. Public hearing notices were also mailed to all property owners within 500 feet of the site; and Conditional Use Permit 2022-0007 WHEREAS, at said Public Hearing, upon hearing and considering all testimony and arguments, if any, of all interested persons desiring to be heard, said Planning Commission did make the following mandatory findings pursuant to Section 9.210.020 of the Municipal Code to justify approval of said Conditional Use 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 project meets the following Goals, Policies, and Programs: - Goal LU-7 Innovative land uses in the Village. The project proposes a new "Village Hospitality Home" project within the Village, which would be the first of its kind within the Village and City, blending commercial with residential development. PLANNING COMMISSION RESOLUTION 2023-007 CONDITIONAL USE PERMIT 2022-0007 SITE DEVELOPMENT PERMIT 2022-0009 PROJECT: VILLAGE HOSPITALITY HOMES ADOPTED: APRIL 11, 2023 PAGE 20F5 - Goal LU-2 High quality design that complements and enhances the City. The project provides a high quality architectural, site, and landscape design that enhances the Village and City. - Goal ED-1 A balanced and varied economic base serving both the City's residents and the region. The Village Hospitality Home would serve the Village Commercial Zone and other commercial zones by providing tourists into the area for short term stays. - Policy ED-1.3 Encouraging the expansion of the Village as a specialty retail, dining, and residential destination. The Village Hospitality Home provides for additional visitors to enhance the Village as a destination. 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 Conditional Use Permit is compliant with the Zoning Code's development standards, including standards for setbacks, heights, and parking. 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. Surrounding Uses. 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. Site Development Permit 2022-0009 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, PLANNING COMMISSION RESOLUTION 2023-007 CONDITIONAL USE PERMIT 2022-0007 SITE DEVELOPMENT PERMIT 2022-0009 PROJECT: VILLAGE HOSPITALITY HOMES ADOPTED: APRIL 11, 2023 PAGE 3OF5 walkable community that blends residential and commercial development. This project meets the following Goals, Policies, and Programs: - Goal LU-7 Innovative land uses in the Village. The project proposes a new "Village Hospitality Home" project within the Village, which would be the first of its kind within the Village and City, blending commercial with residential development. - Goal LU-2 High quality design that complements and enhances the City. The project provides a high quality architectural, site, and landscape design that enhances the Village and City. - Goal ED-1 A balanced and varied economic base serving both the City's residents and the region. The Village Hospitality Home would serve the Village Commercial Zone and other commercial zones by providing tourists into the area for short term stays. - Policy ED-1.3 Encouraging the expansion of the Village as a specialty retail, dining, and residential destination. The Village Hospitality Home provides for additional visitors to enhance the Village as a destination. 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 is compliant with the Zoning Code's development standards, including standards for setbacks, heights, and parking. 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 is compatible with buildings throughout the Village and resembles both residential and commercial development throughout the Village and City. The project uses walls, gates, balconies, and other architectural features to enhance the overall quality of the Santa Barbara design. PLANNING COMMISSION RESOLUTION 2023-007 CONDITIONAL USE PERMIT 2022-0007 SITE DEVELOPMENT PERMIT 2022-0009 PROJECT: VILLAGE HOSPITALITY HOMES ADOPTED: APRIL 11, 2023 PAGE 4OF5 5. Site Design The site design of the project, including project entry, screening, parking, 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. The landscape proposed adds to the overall architecture of the building. 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 Conditional Use Permit 2022-0007, for the reasons set forth in this Resolution and subject to the attached Statement of Operations and Conditions of Approval [Exhibit A and B]. SECTION 4. That it does hereby approve Site Development Permit 2022-0009, for the reasons set forth in this Resolution and subject to the attached Conditions of Approval [Exhibit C]. PASSED, APPROVED, and ADOPTED at a regular meeting of the City of La Quinta Planning Commission, held on April 11, 2023, by the following vote: AYES: Commissioners Caldwell, Guerrero, Hassett, Tyerman and Chairperson Currie NOES: Commissioner Nieto ABSENT: Commissioner McCune ABSTAIN: None PLANNING COMMISSION RESOLUTION 2023-007 CONDITIONAL USE PERMIT 2022-0007 SITE DEVELOPMENT PERMIT 2022-0009 PROJECT: VILLAGE HOSPITALITY HOMES ADOPTED: APRIL 11, 2023 PAGE 5 OF 5 LORETTA CURRIE, Chairperson City of La Quinta, California ATTEST: - �b 0-11�� CX2-� DANNY CASTRO, D sign and Development Director City of La Quinta, California PLANNING COMMISSION RESOLUTION 2023-007 EXHIBIT A CONDITIONS OF APPROVAL CONDITIONAL USE PERMIT 2022-0007 PROJECT: VILLAGE HOSPITALITY HOMES ADOPTED: APRIL 11, 2023 PAGE 1 OF 2 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 Conditional Use 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. The Conditional Use Permit shall expire twenty-four (24) months after Planning Commission 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. CUP2022-0007 shall comply with all applicable conditions of SDP2022-0009. PLANNING COMMISSION RESOLUTION 2023-007 CONDITIONS OF APPROVAL CONDITIONAL USE PERMIT 2022-0007 PROJECT: VILLAGE HOSPITALITY HOMES ADOPTED: APRIL 11, 2023 PAGE 2OF2 5. 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. 6. The applicant shall comply with the provisions of LQMC Section 13.24.160 (Maintenance). 7. 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. 8. CUP2022-0007 shall be subject to all applicable provisions of Chapter 3.24 of the Municipal Code (Transient Occupancy Tax). 9. Operation of the Village Hospitality Home shall be consistent with the existing site plan and operations on file with the Design and Development Department. 10. The City may conduct an onsite inspection of the property to verify compliance at any time. 11. Any complaints about the operations of the Village Hospitality Home shall be responded to in a timely manner. It is expected that any complaints can be addressed immediately. 12. If the applicant wishes to revise this Conditional Use Permit, they must make this request in writing to the Design and Development Department who will determine its applicability. 13. Maximum occupancy of daytime guests shall be 16. Maximum occupancy of overnight guests shall be 10. 14. Project shall comply with La Quinta Municipal Code Section 9.100.210 Noise Control. PLANNING COMMISSION RESOLUTION 2023-007 STATEMENT OF OPERATIONS PROJECT: VILLAGE HOSPITALITY HOMES ADOPTED: APRIL 11, 2023 Statement of Operations for Tourist Homes EXHIBIT B Goal: To get approval on Four Tourist Homes in the La Quinta Village currently zoned mixed use/commercial. Operations: Each home shall be built to resemble a Single Family Residence and shall operate as a Tourist Home at all times; home shall not be used as owner occupied. Each home will be professionally managed, by a local management company with 100% presence at all locations. These four homes will be managed by Hacienda Agency Inc., who currently manages over 30 successful rentals in the La Quinta area. Hacienda Agency Inc. is located within 2 blocks of these Tourist Homes. Tourist Homes shall operate with all the benefits of a hotel but with much more privacy and no distractions of a noisy hotel. Each home shall be leased to one family or party at a time. Each check in shall be completed directly with the management company, exceptions maybe late night check ins. Homes shall have daily management company presence thru the company itself or its service providers, whether it's a Pool Man, twice a week or a Gardner once a week and weekly cleanings by on staff employees. Amenities: Each home will be approximately 2300 sq ft with 4 bedrooms and 4 baths, with a Santa Barbara Style Home. All homes will have washer and dryers at each level with full service baths at each level as well. The following includes the amenities list. 2 Car Garage, Pool, Spa and Tanning Ledge, Basketball Court, Pickle Ball Court integrated in Driveway, 6 foot stucco walls, auto controlled driveway gates and balconies. PLANNING COMMISSION RESOLUTION 2023-007 EXHIBIT C CONDITIONS OF APPROVAL SITE DEVELOPMENT PERMIT 2022-0009 PROJECT: VILLAGE HOSPITALITY HOMES ADOPTED: APRIL 11, 2023 PAGE 1 OF 9 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. The Site Development Permit shall expire twenty-four (24) months after Planning Commission 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. SDP2022-0009 shall comply with all applicable conditions of CUP2022-0007. PLANNING COMMISSION RESOLUTION 2023-007 CONDITIONS OF APPROVAL SITE DEVELOPMENT PERMIT 2022-0009 PROJECT: VILLAGE HOSPITALITY HOMES ADOPTED: APRIL 11, 2023 PAGE 2OF9 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 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. PLANNING COMMISSION RESOLUTION 2023-007 CONDITIONS OF APPROVAL SITE DEVELOPMENT PERMIT 2022-0009 PROJECT: VILLAGE HOSPITALITY HOMES ADOPTED: APRIL 11, 2023 PAGE 3OF9 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 16. The City maintains standard plans, detail sheets and/or construction notes for elements of construction which can be accessed via the Public Works Development section of the City website (www.laquintaca.gov). Please navigate to the Public Works home page and look for the Standard Drawings hyperlink. 17. The applicant shall furnish a complete set of the mylars of all approved improvement plans on a storage media acceptable to the City Engineer. 18. 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 (EOR) during the construction phase of the project so that the FOR can make site visits in support of preparing "Record Drawing". However, if subsequent approved revisions have been approved by the City Engineer and reflect said "Record Drawing" conditions, the FOR may submit a letter attesting to said fact to the City Engineer in lieu of mylar submittal. GRADING 19. The applicant shall comply with the provisions of LQMC Section 13.24.050 (Grading Improvements). 20. 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. PLANNING COMMISSION RESOLUTION 2023-007 CONDITIONS OF APPROVAL SITE DEVELOPMENT PERMIT 2022-0009 PROJECT: VILLAGE HOSPITALITY HOMES ADOPTED: APRIL 11, 2023 PAGE 40F9 21. 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). 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. 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. 22. 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. 23. 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. PLANNING COMMISSION RESOLUTION 2023-007 CONDITIONS OF APPROVAL SITE DEVELOPMENT PERMIT 2022-0009 PROJECT: VILLAGE HOSPITALITY HOMES ADOPTED: APRIL 11, 2023 PAGE 50F9 24. 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. 25. 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. 26. 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 (05) from the elevations shown on the approved Site Development Permit, the applicant shall submit the proposed grading changes to the City Engineer for approval through a substantial conformance review. 27. Prior to the issuance of a building permit for any building lot, the applicant shall provide a lot pad certification stamped and signed by a qualified engineer or surveyor with applicable compaction tests and over excavation documentation. Each pad certification shall list the pad elevation as shown on the approved grading plan, the actual pad elevation, and the difference between the two, if any. Such pad certification shall also list the relative compaction of the pad soil. UTILITIES 28. The applicant shall comply with the provisions of LQMC Section 13.24.110 (Utilities). 29. 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. 30. Existing overhead utility lines within, or adjacent to the proposed development, and all proposed utilities shall be installed underground, unless waived by City Council. PLANNING COMMISSION RESOLUTION 2023-007 CONDITIONS OF APPROVAL SITE DEVELOPMENT PERMIT 2022-0009 PROJECT: VILLAGE HOSPITALITY HOMES ADOPTED: APRIL 11, 2023 PAGE 6OF9 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. 31. 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 so as to not conflict with access aisles/entrances. CONSTRUCTION 32. Plans shall be prepared to the applicable code at the time of submittal for building permit. 33. The proposed "Village Hospitality Home" would need to demonstrate occupancy classification compliance as a R-1 Residential Group for occupants that are primarily transient in nature, this includes appropriate fire separation distance, protected openings, fire sprinkler system, audible and visual alarm systems, and facility accessibility to identify a few major differences. 34. 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. 35. All privately funded public accommodations, as defined, shall be accessible to persons with disabilities per Chapter 11 B, with transient lodging facilities providing guest rooms in accordance with Section 11 B-224. Plans shall also be prepared for both interior and exterior accessibility features such as parking, routes of travel, swimming pools and spas, and entrances and exterior ground floor exits. 36. As of January 1, 2023, under the 2022 California Energy Code, Battery ESS and a Photovoltaic System is required per 140.10(a-b). Applicant should consult their Energy Consultant or State's Energy Commission for additional information and impacts to the proposed development. 37. 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. PLANNING COMMISSION RESOLUTION 2023-007 CONDITIONS OF APPROVAL SITE DEVELOPMENT PERMIT 2022-0009 PROJECT: VILLAGE HOSPITALITY HOMES ADOPTED: APRIL 11, 2023 PAGE 7OF9 38. 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. 39. 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. 40. Fire Sprinkler System: The proposed "Village Hospitality Home" would need to demonstrate occupancy classification as a R-1 Residential Group and have provisions for automatic fire sprinkler protection for such an occupancy. Ref. CFC 903.2 as amended by the City of La Quinta. 41. 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 42. Private Fire Main System: Modifications to and installations of new Private Fire Mains may be required to adequately provide water supply for building fire sprinkler systems. Ref. CFC 507, and NFPA 24 43. 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 44. Conditions Timeframe: Conditions of approval are subject to change with adoption of new codes, ordinances, laws, or when building permits are not obtained within twelve months. LANDSCAPE AND IRRIGATION 45. The applicant shall comply with LQMC Sections 13.24.130 (Landscaping Setbacks) & 13.24.140 (Landscaping Plans). 46. Landscape and irrigation plans for landscaped lots and setbacks, medians, retention basins, and parks shall be signed and stamped by a licensed landscape architect. 47. 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). PLANNING COMMISSION RESOLUTION 2023-007 CONDITIONS OF APPROVAL SITE DEVELOPMENT PERMIT 2022-0009 PROJECT: VILLAGE HOSPITALITY HOMES ADOPTED: APRIL 11, 2023 PAGE 8OF9 48. 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. 49. 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. 50. Any 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. 51. 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. 52. 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. MAINTENANCE 53. The applicant shall comply with the provisions of LQMC Section 13.24.160 (Maintenance). 54. 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. PLANNING COMMISSION RESOLUTION 2023-007 CONDITIONS OF APPROVAL SITE DEVELOPMENT PERMIT 2022-0009 PROJECT: VILLAGE HOSPITALITY HOMES ADOPTED: APRIL 11, 2023 PAGE 9OF9 FEES AND DEPOSITS 55. The applicant shall comply with the provisions of LQMC Section 13.24.180 (Fees and Deposits). These fees include all deposits and fees required by the City for plan checking and construction inspection. Deposits and fee amounts shall be those in effect when the applicant makes application for plan check and permits. 56. SDP2022-0009 shall be subject to all applicable provisions of Chapter 3.24 of the municipal code (Transient Occupancy Tax).