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HomeMy WebLinkAboutPC Resolution 2026-003 Andalusia Country Club SDP 2026-0002 (SDP 2023-0006 Ext 1)PLANNING COMMISSION RESOLUTION NO. 2026 — 003 A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF LA QUINTA, CALIFORNIA, APPROVING A FIRST TIME EXTENSION OF SITE DEVELOPMENT PERMIT 2023-0006 FOR THE ARCHITECTURE AND LANDSCAPING FOR 64 HOMES TO BE CONSTRUCTED WITHIN ANDALUSIA COUNTRY CLUB, LOCATED AT THE NORTHEAST CORNER OF MADISON STREET AND AVENUE 60 CASE NUMBER: SITE DEVELOPMENT PERMIT 2026-0002 (SDP 2023-0006 EXTENSION NO. 1) PROJECT: ANDALUSIA COUNTRY CLUB APPLICANT: SUNRISE LQ, LLC. WHEREAS, the Planning Commission of the City of La Quinta, California did, on April 14, 2026, consider a request by Sunrise LQ, LLC. for approval of a first time extension for a Site Development Permit 2023-0006 for the architecture and landscaping for constructing 64 single family homes within Andalusia Country Club located at the northeast corner of Madison Street and Avenue 60, more particularly described as: APNs: 764-210-008, 764-210-010 and 764-210-059 WHEREAS, after conducting a Public Hearing on March 26, 2024, the Planning Commission approved Site Development Permit 2023-0006; and WHEREAS, the Applicant, on January 6, 2026, applied for a two-year time extension for Site Development Permit 2023-0006, citing difficulty in receiving assurance that electrical service through Imperial Irrigation District would be available for the project; and WHEREAS, the Planning Commission finds that the Applicant has demonstrated that the circumstances of the project, including difficulty in receiving electrical service through Imperial Irrigation District, have caused difficulty in exercising the SDP entitlement, as required by Section 9.200.080 of the 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. PLANNING COMMISSION RESOLUTION NO.2026-003 SITE DEVELOPMENT PERMIT 2026-0002 (SDP2023-0006, EXTENSION NO. 1) PROJECT: ANDALUSIA COUNTRY CLUB LOCATION: NORTHEAST CORNER OF MADISON STREET AND AVENUE 60 APPLICANT: SUNRISE LQ, LLC. ADOPTED APRIL 14,2026 PAGE 2OF2 SECTION 2. That the proposed time extension is consistent with the above project be determined by the Planning Commission to be consistent with Environmental Assessment 2003-483, and no further review is required under CEQA. SECTION 3. That the Planning Commission hereby does approve Site Development Permit 2026-0002 for a first time extension of SDP 2023-0006 to March 26, 2028, for the reasons set forth in this Resolution and subject to the attached Conditions of Approval. PASSED, APPROVED, and ADOPTED at a regular meeting of the City of La Quinta Planning Commission, held on April 14, 2026, by the following vote: AYES: Commissioners Bohlinger, Hernandez, Hundt, McCune, and Chairperson Hassett NOES: None ABSENT: Commissioners Guerrero and Nieto ABSTAIN: None UG HAS E`fT, Chairperson City of La Quinta, California ATTEST: M 1 � ; Z --� DAVID NEWILILL, Design and Development Director City of La Quinta, California PLANNING COMMISSION RESOLUTION NO. 2026-003 EXHIBIT A CONDITIONS OF APPROVAL - ADOPTED SITE DEVELOPMENT PERMIT 2026-0002 (SDP 2023-0006, EXTENSION NO. 1) PROJECT: ANDALUSIA COUNTRY CLUB LOCATION: NORTHEAST CORNER OF MADISON STREET AND AVENUE 60 APPLICANT: SUNRISE LQ, LLC. ADOPTED: APRIL 14, 2026 PAGE 1 OF 16 GENERAL 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. Site Development Permit 2026-0002 (SDP 2023-0006, Extension No. 1) shall comply with all applicable conditions and/or mitigation measures for the following related approval: Tentative Tract Map 38560 Environmental Assessment 2003-483 2. In the event of any conflict(s) between approval conditions and/or provisions of these approvals, the Design and Development Director shall adjudicate the conflict by determining the precedence. 3. In conjunction with the recordation of Tentative Tract Map 38560, Developer shall record a covenant assuring the participation of each and every landowner in contributing its fair share of the cost of construction of a fire station to serve the project. The covenant shall be in a form acceptable to the City Attorney. 4. Prior to the issuance of any grading, construction, or building permit by the City, the applicant shall obtain any necessary clearances and/or permits from the following agencies, if required: • Riverside County Fire Marshal • La Quinta Public Works Department (Grading Permit, Green Sheet (Public Works Clearance) for Building Permits, Water Quality Management Plan (WQMP) Exemption Form — Whitewater River Region, Improvement Permit) • Design & Development Department • Riverside Co. Environmental Health Department • Coachella Valley Unified School District • Coachella Valley Water District (CVWD) • Imperial Irrigation District (IID) • California Water Quality Control Board (CWQCB) • State Water Resources Control Board PLANNING COMMISSION RESOLUTION NO. 2026-003 CONDITIONS OF APPROVAL - ADOPTED SITE DEVELOPMENT PERMIT 2026-0002 (SDP 2023-0006, EXTENSION NO. 1) PROJECT: ANDALUSIA COUNTRY CLUB LOCATION: NORTHEAST CORNER OF MADISON STREET AND AVENUE 60 APPLICANT: SUNRISE LQ, LLC. ADOPTED: APRIL 14, 2026 PAGE 2 OF 16 SunLine Transit Agency SCAQMD Coachella Valley 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 improvement plans for City approval. 5. Coverage under the State of California Construction General Permit must be obtained by the applicant, who then shall submit a copy of the Regional Water Quality Control Board's ("RWQCB") acknowledgment of the applicant's Notice of Intent ("NOI") and Waste Discharge Identification (WDID) number to the City prior to the issuance of a grading or building permit. 6. The applicant shall comply with applicable provisions of the City's NPDES stormwater discharge permit, LQMC Sections 8.70.010 et seq. (Stormwater Management and Discharge Controls), and 13.24.170 (Clean Air/Clean Water); Riverside County Ordinance No. 457; the California Regional Water Quality Control Board — Colorado River Basin Region Board Order No. R7-2013-0011 and the State Water Resources Control Board's Order No. 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. PLANNING COMMISSION RESOLUTION NO. 2026-003 CONDITIONS OF APPROVAL - ADOPTED SITE DEVELOPMENT PERMIT 2026-0002 (SDP 2023-0006, EXTENSION NO. 1) PROJECT: ANDALUSIA COUNTRY CLUB LOCATION: NORTHEAST CORNER OF MADISON STREET AND AVENUE 60 APPLICANT: SUNRISE LQ, LLC. ADOPTED: APRIL 14, 2026 PAGE 3 OF 16 4) Tracking Control. 5) Non -Storm Water Management. 6) Waste Management and Materials Pollution Control. D. All erosion and sediment control BMPs on an Erosion Control Plan 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 City Council. F. The inclusion in the Homeowners' Association (HOA) Conditions, Covenants, and Restrictions (CC&Rs), a requirement for the 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 as required. 7. 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. 8. 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 9. 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. 10. Pursuant to the aforementioned condition, conferred rights shall include approvals from the master developer or the HOA over easements and other property rights necessary for construction and proper functioning of the proposed development, not PLANNING COMMISSION RESOLUTION NO. 2026-003 CONDITIONS OF APPROVAL - ADOPTED SITE DEVELOPMENT PERMIT 2026-0002 (SDP 2023-0006, EXTENSION NO. 1) PROJECT: ANDALUSIA COUNTRY CLUB LOCATION: NORTHEAST CORNER OF MADISON STREET AND AVENUE 60 APPLICANT: SUNRISE LQ, LLC. ADOPTED: APRIL 14, 2026 PAGE 4 OF 16 limited to access rights over proposed and/or existing private streets that access public streets and open space/drainage facilities of the master development. 11. 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. 12. The applicant shall retain for private use all private 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. 13. The private street rights -of -way to be retained for private use required for this development include: A. PRIVATE STREETS 1) Lots D, E, F, G, H, and I - Private Residential Streets shall have a minimum 40-foot travel width. The travel width may be reduced to 32 feet with parking restricted to one side, and 26 feet if on -street parking is prohibited. Property line shall be placed at the back of curb, similar to the layout shown on the (preliminary grading plan/tentative map) and the typical street section shown in the tentative map. Use of smooth curves instead of angular lines at property lines is recommended. 14. Right-of-way geometry for standard knuckles and property line corner cut -backs at curb returns shall conform to Riverside County Standard Drawings #801 and #805, respectively, unless otherwise approved by the City Engineer. 15. 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. 16. The applicant shall offer for dedication those easements necessary for the placement of, and access to, utility lines and structures, drainage basins, mailbox clusters, park lands, and common areas. 17. 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. PLANNING COMMISSION RESOLUTION NO. 2026-003 CONDITIONS OF APPROVAL - ADOPTED SITE DEVELOPMENT PERMIT 2026-0002 (SDP 2023-0006, EXTENSION NO. 1) PROJECT: ANDALUSIA COUNTRY CLUB LOCATION: NORTHEAST CORNER OF MADISON STREET AND AVENUE 60 APPLICANT: SUNRISE LQ, LLC. ADOPTED: APRIL 14, 2026 PAGE 5 OF 16 18. The applicant shall cause no easement to be granted, or recorded, over any portion of the subject property after the date of approval of the Site Development Permit unless such easement is approved by the City Engineer. STREET AND TRAFFIC IMPROVEMENTS 19. The applicant shall comply with the provisions of LQMC Sections 13.24.060 (Street Improvements), 13.24.070 (Street Design - Generally) & 13.24.100 (Access for Individual Properties and Development) for public streets; and Section 13.24.080 (Street Design - Private Streets), where private streets are proposed. 20. Streets shall have vertical curbs or other approved curb configurations that will convey water without ponding, and provide lateral containment of dust and residue during street sweeping operations. If a wedge or rolled curb design is approved, the lip at the flowline shall be near vertical with a 1/8" batter and a minimum height of 0.1'. Unused curb cuts on any lot shall be restored to standard curb height prior to final inspection of permanent building(s) on the lot. 21. The applicant shall construct the following street improvements: A. PRIVATE STREETS 1) Lots D, E, F, G, H, and I — Construct internal streets per the approved layout shown on the tentative map and/or as approved by the City Engineer. Private Residential Streets shall have a minimum 40-foot travel width. The travel width may be reduced to 32 feet with parking restricted to one side, and 26 feet if on -street parking is prohibited, and provided there is adequate off-street parking for residents and visitors. The applicant shall establish provisions for ongoing enforcement of the parking restriction in the CC&Rs. The CC&Rs shall be reviewed and approved by the Design and Development Department prior to recordation. 2) The location of driveways of corner lots shall not be located within the curb return and away from the intersection when possible. 3) Improve 24-foot emergency access and residence egress road as shown on the preliminary grading plan/tentative map. B. PRIVATE CUL DE SACS 1) Shall be constructed according to the layout shown on the preliminary grading plan, except for minor revisions as may be required by the City Engineer. PLANNING COMMISSION RESOLUTION NO. 2026-003 CONDITIONS OF APPROVAL - ADOPTED SITE DEVELOPMENT PERMIT 2026-0002 (SDP 2023-0006, EXTENSION NO. 1) PROJECT: ANDALUSIA COUNTRY CLUB LOCATION: NORTHEAST CORNER OF MADISON STREET AND AVENUE 60 APPLICANT: SUNRISE LQ, LLC. ADOPTED: APRIL 14, 2026 PAGE 6 OF 16 22. The applicant shall extend improvements beyond the subdivision boundaries to ensure they safely integrate with existing improvements (e.g., grading; traffic control devices and transitions in alignment, elevation, or dimensions of streets and sidewalks). 23. The applicant shall design street pavement sections using CalTrans's 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: Residential 3.0" a.c./4.5" c.a.b. or the approved equivalents of alternate materials. 24. 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. 25. Improvements shall include appurtenances such as traffic control signs, markings, and other devices, raised medians if required, street name signs, and sidewalks. Mid -block street lighting is not required. 26. Standard knuckles and corner cut -backs shall conform to Riverside County Standard Drawings #801 and #805, respectively, unless otherwise approved by the City Engineer. 27. 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" refers to persons currently certified or licensed to practice their respective professions in the State of California. 28. Improvement plans shall be prepared by or under the direct supervision of qualified engineers and/or architects, as appropriate, and shall comply with the provisions of LQMC Section 13.24.040 (Improvement Plans). PLANNING COMMISSION RESOLUTION NO. 2026-003 CONDITIONS OF APPROVAL - ADOPTED SITE DEVELOPMENT PERMIT 2026-0002 (SDP 2023-0006, EXTENSION NO. 1) PROJECT: ANDALUSIA COUNTRY CLUB LOCATION: NORTHEAST CORNER OF MADISON STREET AND AVENUE 60 APPLICANT: SUNRISE LQ, LLC. ADOPTED: APRIL 14, 2026 PAGE 7 OF 16 29. The following improvement plans shall be prepared and submitted for review and approval by the Public Works Department. A separate set of plans for each line item specified below shall be prepared. The plans shall utilize the minimum scale specified, unless otherwise authorized by the City Engineer in writing. Plans may be prepared at a larger scale if additional detail or plan clarity is desired. Note, the 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 Street Improvements/Signing & Striping/Storm Drain Plan B. PM-10 Plan C. Erosion Control Plan 1" = 40' Horizontal, V= 4' Vertical 1" = 40' Horizontal 1" = 40' Horizontal D. WQMP (Plan submitted in Report Form) NOTE: A through C to be submitted concurrently (Separate Storm Drain Plans if applicable) E. On -Site Residential Precise Grading Plan 1" = 30' Horizontal Other engineered improvement plans prepared for City approval that are not listed above shall be prepared in formats approved by the City Engineer prior tc commencing plan preparation. "On -Site Precise Grading" plan is required to be submitted for approval by the Building Official, Planning Manager, and the City Engineer. 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 City Engineer. Grading plans shall normally include perimeter walls with Top Of Wall & Top Of Footing elevations shown. All footings shall have a minimum of 1-foot of cover, or sufficient cover to clear any adjacent obstructions. "On -Site Precise Grading Plan" plans shall normally include all on -site surface improvements, including but not limited to finish grades for curbs & gutters, building PLANNING COMMISSION RESOLUTION NO. 2026-003 CONDITIONS OF APPROVAL - ADOPTED SITE DEVELOPMENT PERMIT 2026-0002 (SDP 2023-0006, EXTENSION NO. 1) PROJECT: ANDALUSIA COUNTRY CLUB LOCATION: NORTHEAST CORNER OF MADISON STREET AND AVENUE 60 APPLICANT: SUNRISE LQ, LLC. ADOPTED: APRIL 14, 2026 PAGE 8 OF 16 floor elevations, wall elevations, parking lot improvements, and accessible requirements. 30. The City maintains standard plans, detail sheets, and/or construction notes for elements of construction which can be accessed via the Public Works Development "Plans, Notes and Design Guidance" section of the City website (www.lag uintaca.gov). Please navigate to the Public Works home page and look for the Standard Drawings hyperlink. 31. 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 the "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 a mylar submittal. IMPROVEMENT SECURITY AGREEMENTS 32. 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 phasing 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. Depending on the timing of the development of this Site Development Permit, 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 site development permit. D. Secure the costs for future improvements that are to be made by others. PLANNING COMMISSION RESOLUTION NO. 2026-003 CONDITIONS OF APPROVAL - ADOPTED SITE DEVELOPMENT PERMIT 2026-0002 (SDP 2023-0006, EXTENSION NO. 1) PROJECT: ANDALUSIA COUNTRY CLUB LOCATION: NORTHEAST CORNER OF MADISON STREET AND AVENUE 60 APPLICANT: SUNRISE LQ, LLC. ADOPTED: APRIL 14, 2026 PAGE 9 OF 16 E. To agree to any combination of these actions, as the City may require. Off -Site Improvements should be completed on a first -priority basis. The applicant shall complete Off -Site Improvements in the first phase of construction or by the issuance of the 20% Building Permit. In the event that any of the improvements required for this development are constructed by the City, the applicant shall, prior to the approval of the Final Map or the issuance of any permit related thereto, reimburse the City for the costs of such improvements. 34. If the applicant elects to utilize the secured agreement alternative, the applicant shall submit detailed construction cost estimates for all proposed on -site and off -site improvements, including an estimate for the final survey monumentation, for checking and approval by the City Engineer. Such estimates shall conform to the unit cost schedule as approved by the City Engineer. Estimates for improvements under the jurisdiction of other agencies shall be approved by those agencies and submitted to the City along with the applicant's detailed cost estimates. 35. 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. GRAnING 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 a professional registered in the State of California, PLANNING COMMISSION RESOLUTION NO. 2026-003 CONDITIONS OF APPROVAL - ADOPTED SITE DEVELOPMENT PERMIT 2026-0002 (SDP 2023-0006, EXTENSION NO. 1) PROJECT: ANDALUSIA COUNTRY CLUB LOCATION: NORTHEAST CORNER OF MADISON STREET AND AVENUE 60 APPLICANT: SUNRISE LQ, LLC. ADOPTED: APRIL 14, 2026 PAGE 10 OF 16 C. A Fugitive Dust Control Plan prepared in accordance with LQMC Chapter 6.16 (Fugitive Dust Control), and D. An Erosion Control Plan with Best Management Practices 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 Final WQMP prepared by an authorized professional registered in the State of California. All grading shall conform with the recommendations contained in the Preliminary Soils Report, and shall be certified as being adequate by a soils engineer or an engineering geologist registered in the State of California. The applicant shall furnish security, in a form acceptable to the City, and in an amount sufficient to guarantee compliance with the approved Fugitive Dust Control Plan provisions as submitted with its application for a grading permit. Additionally, the applicant shall replenish said security if expended by the City of La Quinta to comply with the Plan as required by the City Engineer. 39. The applicant shall maintain all open graded, undeveloped land in order to prevent wind and/or water erosion of such land. All open, graded, undeveloped land shall either be planted with interim landscaping or stabilized with such other erosion control measures as were approved in the Fugitive Dust Control Plan. 40. Grading within the perimeter setback and parkway areas shall have undulating terrain and shall conform with the requirements of LQMC Section 9.60.240(F) except as otherwise modified by this condition. The maximum slope shall not exceed 3:1 anywhere in the landscape setback area, except for the backslope (i.e., the slope at the back of the landscape lot), which shall not exceed 2:1 if fully planted with ground cover. The maximum slope in the first six (6) feet adjacent to the curb shall not exceed 4:1 when the nearest edge of sidewalk is within six feet (6') of the curb, otherwise the maximum slope within the right of way shall not exceed 3:1. All unpaved parkway areas adjacent to the curb shall be depressed one and one-half inches (1.5") in the first eighteen inches (18") behind the curb. 41. Building pad elevations on the rough grading plan submitted for City Engineer's approval shall conform with pad elevations shown on the preliminary grading plan, unless the pad elevations have other requirements imposed elsewhere in these Conditions of Approval. PLANNING COMMISSION RESOLUTION NO. 2026-003 CONDITIONS OF APPROVAL - ADOPTED SITE DEVELOPMENT PERMIT 2026-0002 (SDP 2023-0006, EXTENSION NO. 1) PROJECT: ANDALUSIA COUNTRY CLUB LOCATION: NORTHEAST CORNER OF MADISON STREET AND AVENUE 60 APPLICANT: SUNRISE LQ, LLC. ADOPTED: APRIL 14, 2026 PAGE 11 OF 16 42. The applicant shall minimize the differences in elevation between the adjoining properties and the lots within this development. Where compliance within the above stated limits is impractical, the City may consider alternatives that are shown to minimize safety concerns, maintenance difficulties, and neighboring -owner dissatisfaction with the grade differential. 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 (05) from the elevations shown on the approved Site Development Permit Preliminary Grading Plan, the applicant shall submit the proposed grading changes to the City Engineer for 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. Each pad certification shall list the pad elevation as shown on the approved grading plan, the actual pad elevation, and the difference between the two, if any. Such pad certification shall also list the relative compaction of the pad soil. The data shall be organized by lot number and listed cumulatively if submitted at different times. 45. Stormwater handling shall conform to the approved hydrology and drainage report for Andalusia, Tract Map 31681. 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 100 year storm 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. PLANNING COMMISSION RESOLUTION NO. 2026-003 CONDITIONS OF APPROVAL - ADOPTED SITE DEVELOPMENT PERMIT 2026-0002 (SDP 2023-0006, EXTENSION NO. 1) PROJECT: ANDALUSIA COUNTRY CLUB LOCATION: NORTHEAST CORNER OF MADISON STREET AND AVENUE 60 APPLICANT: SUNRISE LQ, LLC. ADOPTED: APRIL 14, 2026 PAGE 12 OF 16 48. In design of retention facilities, the maximum percolation rate shall be two inches per hour. The percolation rate will be considered to be zero unless the applicant provides site -specific data indicating otherwise, and as approved by the City Engineer. 49. The project shall be designed to accommodate purging and blowoff water (through underground piping and/or retention facilities) from any on -site or adjacent well sites granted or dedicated to the local water utility authority as a requirement for development of this property. 50. No fence or wall shall be constructed around any retention basin unless approved by the Design and Development Director and the City Engineer. 51. For on -site above -ground common retention basins, retention depth shall be according to Engineering Bulletin No. 06-16 — Hydrology Report with Preliminary Hydraulic Report Criteria for Storm Drain Systems. Side slopes shall not exceed 3:1 and shall be planted with maintenance -free ground cover. Additionally, retention basin widths shall be not less than 20 feet at the bottom of the basin. 52. Stormwater may not be retained in landscaped parkways or landscaped setback lots. Only incidental storm water (precipitation that directly falls onto the setback) will be permitted to be retained in the landscape setback areas. The perimeter setback and parkway areas in the street right-of-way shall be shaped with berms and mounds, pursuant to LQMC Section 9.100.040(B)(7). 53. The design of the development shall not cause any increase in flood boundaries and levels in any area outside the development. 54. The development shall be graded to permit storm flow in excess of retention capacity to flow out of the development through a designated overflow and into the historic drainage relief route. 55. Storm drainage historically received from adjoining property shall be received and retained or passed through into the historic downstream drainage relief route. 56. The applicant shall comply with applicable provisions for post construction runoff per the City's NPDES stormwater discharge permit, LQMC Sections 8.70.010 et seq. (Stormwater Management and Discharge Controls), and 13.24.170 (Clean Air/Clean Water); Riverside County Ordinance No. 457; and the California Regional Water Quality Control Board — Colorado River Basin (CRWQCB-CRB) Region Board Order No. R7-2013-0011 and the State Water Resources Control Board's Order No. 2009- 0009-DWQ and Order No. 2010-0014-DWQ. PLANNING COMMISSION RESOLUTION NO. 2026-003 CONDITIONS OF APPROVAL - ADOPTED SITE DEVELOPMENT PERMIT 2026-0002 (SDP 2023-0006, EXTENSION NO. 1) PROJECT: ANDALUSIA COUNTRY CLUB LOCATION: NORTHEAST CORNER OF MADISON STREET AND AVENUE 60 APPLICANT: SUNRISE LQ, LLC. ADOPTED: APRIL 14, 2026 PAGE 13 OF 16 A. For post -construction urban runoff from New Development and Redevelopment 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. C. The developer shall execute and record a Stormwater Management/BMP Facilities Agreement that provides for the perpetual maintenance and operation of stormwater BMPs. UTILITIES 57. The applicant shall comply with the provisions of LQMC Section 13.24.110 (Utilities). 58. The applicant shall obtain the approval of the City Engineer for the location of all utility lines within any right-of-way, and all above -ground utility structures, including, but not limited to, traffic signal cabinets, electric vaults, water valves, and telephone stands, to ensure optimum placement for practical and aesthetic purposes. 59. Existing overhead utility lines within or adjacent to the proposed development, and all proposed utilities shall be installed underground. All existing utility lines attached to joint use 92 KV transmission power poles are exempt from the requirement to be placed underground. 60. Underground utilities shall be installed prior to overlying hardscape. For installation of utilities in existing improved streets, the applicant shall comply with trench restoration requirements maintained or required by the City Engineer. The applicant shall provide certified reports of all utility trench compaction for approval by the City Engineer. CONSTRUCTION 61. The City will conduct final inspections of habitable buildings only when the buildings have improved street and (if required) sidewalk access to publicly -maintained PLANNING COMMISSION RESOLUTION NO. 2026-003 CONDITIONS OF APPROVAL - ADOPTED SITE DEVELOPMENT PERMIT 2026-0002 (SDP 2023-0006, EXTENSION NO. 1) PROJECT: ANDALUSIA COUNTRY CLUB LOCATION: NORTHEAST CORNER OF MADISON STREET AND AVENUE 60 APPLICANT: SUNRISE LQ, LLC. ADOPTED: APRIL 14, 2026 PAGE 14 OF 16 streets. The improvements shall include required traffic control devices, pavement markings, and street name signs. If on -site streets in residential developments are initially constructed with partial pavement thickness, the applicant shall complete the pavement prior to final inspections of the last ten percent of homes within the development or when directed by the City, whichever comes first. LANDSCAPE AND IRRIGATION 62. The applicant shall comply with LQMC Sections 13.24.130 (Landscaping Setbacks) & 13.24.140 (Landscaping Plans). 63. The applicant shall provide landscaping in the required setbacks, retention basins, and common lots. 64. Landscape and irrigation plans for landscaped lots and setbacks, medians, retention basins, and parks shall be signed and stamped by a licensed landscape architect. 65. 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). 66. 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). 67. The applicant shall submit final landscape plans for review, processing, and approval to the Design and Development Department, in accordance with the Final Landscape Plan application process. Design and Development Director approval of the final landscape plans is required prior to issuance of the first building permit unless the Director determines extenuating circumstances exist that justify an alternative processing schedule. NOTE: Plans are not approved for construction until signed by the appropriate City official, including the Design and Development Director. Prior to final approval of the installation of landscaping, the Landscape Architect of record shall provide the Design and Development Department a letter stating he/she has personally inspected the installation and that it conforms with the final landscaping plans as approved by the City. If staff determines during the final landscaping inspection that adjustments are required in order to meet the intent of the Planning Commission's approval, the PLANNING COMMISSION RESOLUTION NO. 2026-003 CONDITIONS OF APPROVAL - ADOPTED SITE DEVELOPMENT PERMIT 2026-0002 (SDP 2023-0006, EXTENSION NO. 1) PROJECT: ANDALUSIA COUNTRY CLUB LOCATION: NORTHEAST CORNER OF MADISON STREET AND AVENUE 60 APPLICANT: SUNRISE LQ, LLC. ADOPTED: APRIL 14, 2026 PAGE 15 OF 16 Design and Development Director shall review and approve any such revisions to the landscape plan. MAINTENANCE 68. The applicant shall comply with the provisions of LQMC Section 13.24.160 (Maintenance). 69. The applicant shall make provisions for the continuous and perpetual maintenance of common areas, perimeter landscaping up to the curb, access drives, sidewalks, and stormwater BMPs. FEES AND DEPOSITS 70. 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). 71. 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 an application for plan check and permits. FIRE DEPARTMENT 72. The required water system, including all fire hydrant(s), shall be installed and accepted by the appropriate water agency and the Riverside County Fire Department prior to any combustible building material being placed on an individual lot. Contact the Riverside County Fire Department to inspect the required fire flow, street signs, all-weather surface, and all access and/or secondary access. Approved water plans must be at the job site. 73. If construction is phased, an approved phasing plan shall be approved by the Fire Department. Each phase shall provide approved access and water supply for fire protection prior to any construction. 74. 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. Reference CRC 313.2 75. All residential dwellings shall display street numbers in a prominent location on the street side of the residence. The numbers shall be a minimum of 4" in height with a Y2" stroke. PLANNING COMMISSION RESOLUTION NO. 2026-003 CONDITIONS OF APPROVAL - ADOPTED SITE DEVELOPMENT PERMIT 2026-0002 (SDP 2023-0006, EXTENSION NO. 1) PROJECT: ANDALUSIA COUNTRY CLUB LOCATION: NORTHEAST CORNER OF MADISON STREET AND AVENUE 60 APPLICANT: SUNRISE LQ, LLC. ADOPTED: APRIL 14, 2026 PAGE 16 OF 16 76. Fire Department shall be routed for review of Street as well as Precise Grading improvements affecting Fire Access elements and roadways. 77. Fire Department Access - Fire apparatus access roads shall be designed, constructed, and maintained to support the imposed loads of RVC fire apparatus with a total weight of 80,000 pounds. Apparatus weight is distributed as 55,000 pounds on tandem rear axles and 25,000 pounds on the front axle. 78. Fire lane identification will be required when it is necessary to restrict the parking of vehicles to maintain the required width of fire access roads for emergency vehicle use. Reference Guideline OFM-01A for the proper method of identifying the fire lane. 79. All electronically operated driveway gates providing access to and from the tract shall be provided with Knox key switches and automatic sensors for emergency access. Manual gates shall be provided with approved Knox equipment. Ref. CFC 506.1 80. Traffic calming devices shall be prohibited unless the design is reviewed and approved by the Office of the Fire Marshal. Ref. CFC 503.4.1 81. Fire Hydrants and Fire Flow: The water system shall be capable of delivering 1,500 GPM at 20 psi. Fire hydrant location and spacing shall comply with the fire code. Plans for the water system shall be submitted to the fire department for review and approval. An approved water supply shall be installed and accepted by the Fire Department prior to the arrival of combustible materials on site. Reference 2022 California Fire Code (CFC) 507.5.1, 3312, Appendices B and C.