Loading...
PC Resolution 2024-010 Estado (Calle) 3 Mixed-Use BuildingsPLANNING COMMISSION RESOLUTION 2024 - 010 A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF LA QUINTA, CALIFORNIA, APPROVING A SITE DEVELOPMENT PERMIT FOR THREE 2,839 SQUARE FOOT MIXED-USE BUILDINGS LOCATED AT 78059 CALLE ESTADO CASE NUMBER: SITE DEVELOPMENT PERMIT 2022-0013 PROJECT: CALLE ESTADO MIXED USE BUILDINGS APPLICANT: EVOK STUDIO WHEREAS, the Planning Commission of the City of La Quinta, California, did, on July 9, 2024, hold a duly noticed Public Hearing to consider a request by EVOK Studio for three mixed use buildings located at 78059 Calle Estado, more particularly described as: APN's 770-152-005, 770-152-006, AND 770-152-007 WHEREAS, the Planning Commission did on June 11, 2024, previously hold a duly noticed Public Hearing to consider said applications and did vote to continue the Public Hearing to a date certain of July 9, 2024, to allow the applicant to modify the architectural plans and enhance the project's compatibility with the Village community; and WHEREAS, the Design and Development Department published a public hearing notice in The Desert Sun newspaper on May 30, 2024, 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 project meets the following Goals, Policies, and Programs: - Goal LU -7 Innovative land uses in the Village. The project proposes a new mixed use project within the Village, blending commercial with residential uses within the future building. PLANNING COMMISSION RESOLUTION 2024-010 SITE DEVELOPMENT PERMIT 2022-0013 PROJECT: CALLE ESTADO MIXED USE BUILDINGS LOCATION: 78059 CALLE ESTADO ADOPTED: JULY 9, 2024 Page 2 of 4 - Policy LU -7.1 Encourage the use of mixed use development in appropriate locations. The proposed mixed use project will be located within the Village area which is an appropriate area for mixed use in that there are nearby businesses and services for residents and their visitors to access, reducing the number of vehicle trips. - Policy LU -7.7 Continue to allow off-site parking through the payment of in lieu fees in the Village, as well as other creative parking alternatives. The applicant will be utilizing the in -lieu fee instead of providing one parking space. - Program CIR-1.12b Encourages mixed use development to provide optimum internal connections between uses. The project provides sufficient access points between residential and commercial through internal and external corridors. Both residential and commercial users can access the public sidewalk through the shared pedestrian corridor. - Program AQ -1.3f Facilitate mixed use development concepts in specific identified areas to allow a combination of residential and non-residential uses, such as live -work -shop designs. The project consists of a mixed use development that facilitates the opportunity for residents to live near commercial services allowing residents to work within a suitable walking distance. 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, building height, and utilization of a 50% reduction of parking spaces with the Village Build -Out Area. 3. Compliance with California Environmental Quality Act The La Quinta Design and Development Department has determined that this request is consistent with Environmental Assessment 2016-0012 which was prepared for The Village Build -out Plan. 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 Village area. The modern architecture is enhanced with wall and roof projections, balconies, and building setbacks to avoid monotony. PLANNING COMMISSION RESOLUTION 2024-010 SITE DEVELOPMENT PERMIT 2022-0013 PROJECT: CALLE ESTADO MIXED USE BUILDINGS LOCATION: 78059 CALLE ESTADO ADOPTED: JULY 9, 2024 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. The project site plan is integrated into the Village to further create a pedestrian environment encouraging visitors to stroll and combine visits to multiple commercial establishments. 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 enhances the overall architecture of the building by creating visual interest within the pedestrian corridor and providing a buffer for the exterior seating area. 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 finds the above project consistent with the previously adopted environmental impact report which was prepared for the Village Build- out Plan (EA2016-0012). SECTION 4. That it does hereby approve Site Development Permit 2022-0013, 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 July 9, 2024, by the following vote: AYES: Commissioners Guerrero, Hassett, McCune, Tyerman, and Chairperson Nieto NOES: None ABSENT: Commissioners Hernandez and Hundt ABSTAIN: None PLANNING COMMISSION RESOLUTION 2024-010 SITE DEVELOPMENT PERMIT 2022-0013 PROJECT: CALLE ESTADO MIXED USE BUILDINGS LOCATION: 78059 CALLE ESTADO ADOPTED: JULY 9, 2024 Page 4 of 4 V_ STEPHN T. NIETO, Cha rperson City of La Quinta, California ATTEST: DANNY CAST , Design and Development Director City of La Quinta, California PLANNING COMMISSION RESOLUTION 2024-010 CONDITIONS OF APPROVAL - ADOPTED SITE DEVELOPMENT PERMIT 2022-0013 PROJECT: CALLE ESTADO MIXED USE BUILDINGS LOCATION: 78059 CALLE ESTADO ADOPTED: JULY 9, 2024 PAGE 1 OF 13 GENERAL EXHIBIT A 1. The applicant agrees to defend, indemnify and hold harmless the City of La Quinta ("City"), its agents, officers and employees from any claim, action or proceeding to attack, set aside, void, or annul the approval of this Site Development Permit. The City shall have sole discretion in selecting its defense counsel. The City shall promptly notify the applicant of any claim, action or proceeding and shall cooperate fully in the defense. 2. The Site Development Permit shall expire on July 9, 2026, and shall become null and void in accordance with La Quinta Municipal Code Section 9.200.080, unless a building permit has been issued. A time extension may be requested per LQMC Section 9.200.080. 3. 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. 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 PLANNING COMMISSION RESOLUTION 2024-010 CONDITIONS OF APPROVAL - ADOPTED SITE DEVELOPMENT PERMIT 2022-0013 PROJECT: CALLE ESTADO MIXED USE BUILDINGS LOCATION: 78059 CALLE ESTADO ADOPTED: JULY 9, 2024 PAGE 2 OF 13 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. B. The applicant 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. The BMPs shall remain in effect for the entire duration of project construction until all improvements are completed and accepted by the City Council. E. The provision for the funding and perpetual maintenance and operation of all post -construction BMPs as required. 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. PLANNING COMMISSION RESOLUTION 2024-010 CONDITIONS OF APPROVAL - ADOPTED SITE DEVELOPMENT PERMIT 2022-0013 PROJECT: CALLE ESTADO MIXED USE BUILDINGS LOCATION: 78059 CALLE ESTADO ADOPTED: JULY 9, 2024 PAGE 3 OF 13 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. 9. A separate drywell is required for each parcel, or a drainage easement is required for flow to cross property line(s). Applicant shall comply with this condition prior to issuance of grading permit. 10. 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. 11. 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. 12. Where public facilities (e.g., sidewalks) are placed on privately -owned setbacks, the applicant shall offer for dedication blanket easements for those purposes. 13. 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. 14. 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. 15. 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. BUILDING PLANS 16. Plans shall be prepared to the applicable code at the time of submittal for the building permit. As of January 1, 2023, these are the 2022 California Building Codes. 17. Commercial projects are required to be prepared by a Licensed Architect or Engineer. On each sheet of construction documents provide the preparer's name and telephone number and electronic -signature and his/her stamp as prescribed by California Business and Professions Code '5536. PLANNING COMMISSION RESOLUTION 2024-010 CONDITIONS OF APPROVAL - ADOPTED SITE DEVELOPMENT PERMIT 2022-0013 PROJECT: CALLE ESTADO MIXED USE BUILDINGS LOCATION: 78059 CALLE ESTADO ADOPTED: JULY 9, 2024 PAGE 4 OF 13 18. This project does not qualify to be constructed under the provisions of the California Residential Code, please remove all references to the CRC from the cover sheet, and revise compliance to the California Building Code. 19. An allowable area analysis for the entire structure, including covered areas, shall demonstrate compliance with Chapters 5, 6 and 7 of the California Building Code - "Patio Cover" is a residential code term only, the proposed structure is intended to be occupied and is required to comply as building area. Structures shall be classified with respect to occupancy and type of construction. There appear to be combustible materials proposed, please update the construction type if Type IIB is unable to be achieved. 20. Proposed construction material and fire -resistance ratings shall comply with the Building Elements Tables 601 and 705.5 for building elements and exterior wall ratings, and Table 705.8 for opening protection requirements. 21. Based on the fire -separation distance shown an exterior wall fire -resistance rating is required and the amount of unprotected openings is limited, provide requested information to demonstrate compliance on plans. The percentage of opening for the setback distance and include not just window openings but also openings to covered and carport areas in the overall plain of the building's exterior wall. 22. Parapets shall be provided on exterior walls of buildings, unless construction complies specifically with any of the applicable Exceptions of Section 705.11. 23. The cover sheet shows the buildings as being non-sprinklered. However, sprinklers will be required based on occupancy types and building area -please revise. 24. Means of Egress Analysis detailing the Exit Access, the Exit and the Exit Discharge, including dimensioning widths and paths of egress travel, occupant loads, rated construction, stair design compliance and accessible egress shall comply with Chapter 10 & 11B of the California Building Code. 25. Proposed buildings are a Place of Public Accommodation and are required to be accessible to persons with disabilities in accordance with Chapter 11B of the California Building Code, and other relevant State and Federal Laws. 26. Photovoltaic and Energy Storage System Required. Requirements exist for both Non-residential and Multi -Family residential PV and ESS. Applies to Grocery, Office, Unleased Tenant Space, Retail, Warehouse, Auditorium, Convention Center, Hotel/Motel, Library, Medical, Restaurant, Theater, Apartments and Low-rise Residential. Design for all occupancy groups as applicable to the California Energy Code. PLANNING COMMISSION RESOLUTION 2024-010 CONDITIONS OF APPROVAL - ADOPTED SITE DEVELOPMENT PERMIT 2022-0013 PROJECT: CALLE ESTADO MIXED USE BUILDINGS LOCATION: 78059 CALLE ESTADO ADOPTED: JULY 9, 2024 PAGE 5 OF 13 PARKING 27. The project is required to incorporate 15 parking spaces. These 15 spaces include: A. Six (6) spaces in residential garages. B. Eight (8) on -street parking spaces located immediately adjacent to the project site, per LQMC Section 9.150.050 (B)(1). These parking spaces are within the public right-of-way and are not intended for the exclusive use of the project. C. One (1) parking space provided through payment into the Parking In -Lieu Program. Payment is required prior to the issuance of the first building permit. The parking in -lieu fee amount is $10,600 per space, pursuant to the Director's determination Memo dated August 28, 2014, and on file with the Design and Development Department. 28. The design of parking facilities shall conform to LQMC Chapter 9.150 and in particular the following: A. On-site parking spaces shall conform to LQMC Chapter 9.150. Parking Spaces in residential garages shall provide ten feet in width and 20 feet in depth. 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. IMPROVEMENTS 29. 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. 30. Improvements shall include appurtenances such as traffic control signs, markings and other devices, raised medians if required, street name signs and sidewalks. PLANNING COMMISSION RESOLUTION 2024-010 CONDITIONS OF APPROVAL - ADOPTED SITE DEVELOPMENT PERMIT 2022-0013 PROJECT: CALLE ESTADO MIXED USE BUILDINGS LOCATION: 78059 CALLE ESTADO ADOPTED: JULY 9, 2024 PAGE 6 OF 13 31. 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 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. 32. 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). 33. 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 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. PLANNING COMMISSION RESOLUTION 2024-010 CONDITIONS OF APPROVAL - ADOPTED SITE DEVELOPMENT PERMIT 2022-0013 PROJECT: CALLE ESTADO MIXED USE BUILDINGS LOCATION: 78059 CALLE ESTADO ADOPTED: JULY 9, 2024 PAGE 7 OF 13 "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. 34. The City maintains standard plans, detail sheets and/or construction notes for elements of construction which can be accessed via the Public Works section of the City website (www.laquintaca.gov). Please navigate to the Public Works home page and look for the Standard Drawings hyperlink. 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 PLANNING COMMISSION RESOLUTION 2024-010 CONDITIONS OF APPROVAL - ADOPTED SITE DEVELOPMENT PERMIT 2022-0013 PROJECT: CALLE ESTADO MIXED USE BUILDINGS LOCATION: 78059 CALLE ESTADO ADOPTED: JULY 9, 2024 PAGE 8 OF 13 All grading shall conform with the recommendations contained in the Soils Report and shall be certified as being adequate by soils engineer, or engineering geologist registered in the State of California. 39. 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, or withhold other approvals related to the development of the project. 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, 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 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. 42. 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. 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 Site Development Permit, the applicant shall submit the proposed grading changes to the City Engineer for approval through a substantial conformance review. 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. PLANNING COMMISSION RESOLUTION 2024-010 CONDITIONS OF APPROVAL - ADOPTED SITE DEVELOPMENT PERMIT 2022-0013 PROJECT: CALLE ESTADO MIXED USE BUILDINGS LOCATION: 78059 CALLE ESTADO ADOPTED: JULY 9, 2024 PAGE 9 OF 13 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 45. Stormwater handling shall conform with the approved hydrology and drainage report for SDP 2022-0013, or as approved by the City Engineer. Nuisance water shall be disposed of in an approved manner. 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 either 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. No fence or wall shall be constructed around any retention basin unless approved by the Planning Manager and the City Engineer. 50. 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 or as approved by the City Engineer. 51. 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(6)(7). PLANNING COMMISSION RESOLUTION 2024-010 CONDITIONS OF APPROVAL - ADOPTED SITE DEVELOPMENT PERMIT 2022-0013 PROJECT: CALLE ESTADO MIXED USE BUILDINGS LOCATION: 78059 CALLE ESTADO ADOPTED: JULY 9, 2024 PAGE 10 OF 13 52. The design of the development shall not cause any increase in flood boundaries and levels in any area outside the development. 53. 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. 54. Storm drainage historically received from adjoining property shall be received and retained or passed through into the historic downstream drainage relief route. 55. 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. UTILITIES 56. The applicant shall comply with the provisions of LQMC Section 13.24.110 (Utilities). 57. 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. 58. 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. 59. 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. PLANNING COMMISSION RESOLUTION 2024-010 CONDITIONS OF APPROVAL - ADOPTED SITE DEVELOPMENT PERMIT 2022-0013 PROJECT: CALLE ESTADO MIXED USE BUILDINGS LOCATION: 78059 CALLE ESTADO ADOPTED: JULY 9, 2024 PAGE 11 OF 13 FIRE 60. Fire Hydrants and Fire Flow: Prior to building permit issuance, provide documentation showing a water system capable of delivering 1,000 GPM at 20 psi. The minimum number and location of fire hydrants shall comply with the CFC. Reference 2022 California Fire Code (CFC) 507.5.1. 61. Fire Department Access: Fire lane marking and/or signage shall be provided to restrict the obstruction of the required fire lane. The existing fire lane on Calle Estado and any trees located next to the driveway shall be maintained to provide a minimum vertical unobstructed clearance of 13 feet, 6 inches. CFC 503 62. Traffic Calming Devices - Requests for installation of traffic calming designs/devices on fire apparatus access roads shall be submitted to the Office of the Fire Marshal for approval. Reference CFC 503.4.1 63. Building Permit Review - Submittal of construction plans to the Fire Department will be required. Final fire and life safety conditions will be addressed when the Fire Department reviews these plans. These conditions will be based on California Fire Code, California Building Code (CBC), and related codes/standards adopted at the time of construction plan submittal. Reference CFC 105.1 64. Residential Fire Sprinklers: Residential fire sprinklers are required in all one and two-family dwellings per the California Residential Code (CRC). Plans must be submitted to the Office of the Fire Marshal for review and approval prior to installation. Ref. CRC 313.2 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 PLANNING COMMISSION RESOLUTION 2024-010 CONDITIONS OF APPROVAL - ADOPTED SITE DEVELOPMENT PERMIT 2022-0013 PROJECT: CALLE ESTADO MIXED USE BUILDINGS LOCATION: 78059 CALLE ESTADO ADOPTED: JULY 9, 2024 PAGE 12 OF 13 CONSTRUCTION 68. The City will conduct final inspections of habitable buildings only when the buildings have improved streets and (if required) sidewalk access to publicly maintained streets. The improvements shall include the required traffic control devices, pavement markings and street name signs. LANDSCAPE AND IRRIGATION 69. The applicant shall comply with LQMC Sections 13.24.130 (Landscaping Setbacks) & 13.24.140 (Landscaping Plans). 70. Landscape and irrigation plans for landscaped lots and setbacks, medians, retention basins, and parks shall be signed and stamped by a licensed landscape architect. 71. 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). 72. Lighting plans shall be submitted with the final landscaping plans for a recommendation to the Planning Manager for her 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. 73. 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. 74. 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. 75. 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. PLANNING COMMISSION RESOLUTION 2024-010 CONDITIONS OF APPROVAL - ADOPTED SITE DEVELOPMENT PERMIT 2022-0013 PROJECT: CALLE ESTADO MIXED USE BUILDINGS LOCATION: 78059 CALLE ESTADO ADOPTED: JULY 9, 2024 PAGE 13 OF 13 NOTE: Plans are not approved for construction until signed by the appropriate City official, including the Planning Manager and/or City Engineer. 76. 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. 77. The final design of the perimeter landscaping, particularly the perimeter wall, shall be included with the Final Landscape Plan submittal. MAINTENANCE 78. The applicant shall comply with the provisions of LQMC Section 13.24.160 (Maintenance). 79. 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 80. 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.