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CC Resolution 1996-023^Jz RESOLUTION 96-23 A RESOL*ON OF THE CITY COUNCIL OF THE CUIY OF LA QUINTA, CALIFORNIA, ANNOUNCING FINDINGS AND APPROVING CONDITIONAL USE PERMIT 96-023 TO ALLOW A REDU*ON IN GROSS LIVABLE AREA FROM 1,400 SQUARE FEET TO A MINIMUM OF 750 SQUARE FEET AND PLOT PLAN 96-571 APPROVING A 116-UNIT AFFORDABLE APARTMENT COMPLEX WITH DENSITY BONUS. CASE NOS. CUP 96-023 AND PP 96-571- KEITH INTERNATIONAL, INC. FOR USA PROPERTIES FUND, INC.) WHEREAS, the City Council of the City of La Quinta, California, did on the 5th day of March, 1996, consider the Report of Action by the Planning Commission, and, on a 3-0 vote, exercised their right hold a public hearing on the project in April; and, WHEREAS, the City Council of the City of La Quinta, California, did hold a public hearing on April, 2, 1996, and has determined that said Conditional Use Permit and Plot Plan applications, allowing a 1 16-unit apartment complex, are consistent with the City's General Plan and Zoring Code and will not have a significant adverse effect on the environment and that a Mitigated Negative Declaration of environmental impact should be concurrently filed; and, WHEREAS, the Plamilng Commission of the City of La Ouinta, California, did on the 13th day of February, 1996, hold a duly noticed Public Hearing, and after deliberation approved a request by Keith International, Inc. on behalf of USA Properties to develop a 116 unit residential project on +11.6 acres in the R-2 Zone on property located i700 feet north of Calle Tampico, on the west side of Washington Street, more particularly described as: THE SOUTH ONE HALF OF THE NORTHWEST SECTION 6, T.6.S., R.7.E. APN: 769-03-040 & 047) WHEREAS, said Conditional Use Permit/Plot Plan applications have complied with the requirements of'*The Rules to Implement the California Environmental Quality Act of 1970" as amended Resolution 83-68), in that the Planning Commission, on February 13, 1996, approved a Mitigated Negative Declaration for the project to mitigate any impact the project may have on the area; and, WHEREAS, upon hearing and considering all testimony and arguments, if any of all interested persons desiring to be heard, said City Council did find the following facts, findings, and reasons to justi* approval of said Conditional Use Permit and Plot Plan applications. resopc. 137*pdrive BIB] 08-21-1998-U01 09:29:18AM-U01 ADMIN-U01 CCRES-U02 96-U02 23-U02 ^Jz t'*J I I Resolution No.96-23 Page 2 General Plan Compatibility The proposed apartment complex is consistent with the goals and policies of the La Quinta General Plan. The project is located in a Medium Density Residential area that permits 4-8 dwelling units per acre. Medium density sites shall be near transit facilities, open space areas, and arterial roadways. General Plan Policy 2-1.1.9 lists the criteria for varying residential uses to allow apartments in the Medium Density Residential Land designation. The project complies with these provisions as designed. 2. Zoning Code Consistency The site is zoned R-2 *ultiple Family Dwellings) which permits single and multiple family developments. One and two-story developments are permitted and the maximum building height is 28-feet. The Zoning Code provides that other development standards shall be met besides height restrictions, etc. The Council can, if they propose affordable units, reduce the unit sizes permitted in the Zoning Code to less than 1,400 sq. ft. if the project is either for affordable or senior residents. This project is planned to be affordable, therefore, the Council can reduce the unit sizes as requested in this application because it will help meet our regional fair-share housing needs as outlined above. In this request, the developer is proposing units that range in size from 750 to I 228 square feet. The sizes of the units and number of parking spaces are consistent with normal apartment complex building standards, as designed. 3. Health, Safety and Welfare Urban improvements are available at this site. They include streets, electric, sewer and other necessary facilities to support this project. The developer will be required to extend these facilities to their on-site units during construction. Septic facilities for on-site sewers will not be acceptable. All work shall be meet Federal, State and local code provisions during construction. All facilities will conform to these standards, therefore, health and safety policies are insured. The project will not impact the welfare of the community as stated herein. 4. Environmental Assessment An environmental assessment has been prepared based on the provisions of the California Environmental Quality Act statutes. This assessment has determined that additional environmental studies will be necessary before any on-site work can begin. These studies are identified in EA 96-31 1, and are made Conditions of Approval that the developer must flilfill to proceed with the project. Approval of this proposal will not result in a significant adverse impact on the environment due to mitigation measures contained in the proposed Mitigated Negative Declaration. resopc. 137-pdrivc BIB] 08-21-1998-U01 09:29:18AM-U01 ADMIN-U01 CCRES-U02 96-U02 23-U02 ^Jz EXHIBIT A" Crl'y COUNCIL RESOL*ON 96- CONDITIONS OF APPROVAL RECOMMENDED CONDITIONAL USE PERMIT 96-023- KEITH INTERN*ONAL, INC. APRIL 2, 1996 *Modified by Planning Commission on February 13, 1996 1. The development shall comply with the exhibits on file and the following conditions, which shall take precedence in the event of any conflict with the provisions of Plot Plan 96-571. 2. A master landscaping plan for all perimeter street parkways shall be submitted and approved by the Planning Commission prior to issuance of a building permit for the project. Landscaping materials to be native and drought tolerant. Irrigation system to utilize emitter irrigation system where possible. Within five-feet of the curb, no spray irrigation heads nor lawn shall be used. Within this area only emitters and spreading slrrubs and groundcover may be used. All final landscapir*g and architectural plans shall be reviewed and approved by staff 3. The minimum apartment size shall be 750 square feet 2 bedroom), 1,000 square feet 3 bedroom) and 1,200 square feet 4 bedroom). 4. The Conditional Use Permit approval period shall run concurrently with PP 96-571. *5 Bedrooms shall measure one hundred square feet or larger, as measured from the interior walls of the room. CONAPRVL.365-pdrive 7 BIB] 08-21-1998-U01 09:29:18AM-U01 ADMIN-U01 CCRES-U02 96-U02 23-U02 ^Jz Resolution No. 96*23 Page 3 NOW, THEREFORE, BE IT RESOLVED by the City Council of the City of La Quinta, California, as follows: 1. That the above recitations are true and correct and constitute the findings of the Council in this case. 2. That it does hereby adopt the Mitigated Negative Declaration pursuant to the attached Environmental Assessment. 3 That it does hereby approve Conditional Use Permit 96-023 and Plot Plan 96-571 with conditions as set forth in this Resolution, labeled Exhibits A" and B", attached hereto. PASSED, APPROVED, and ADOPTED at a regular meeting of the La Quinta City Council, held on this the 2nd day of April, 1996, by the following vote, to wit: AYES: Council Members Henderson, Perkins, Sniff, Mayor Holt NOES: None ABSENT: Council Member Adolph ABSTAIN: None * GLENDA HOLT, Mayor City of La Quinta, California A T$TST*/* City Clerk City of La Quinta, California APPROVED AS TO FORM Qi2** DAWN HONEYWELL, City Attorney City of La Quinta, California Resopc. 137 BIB] 08-21-1998-U01 09:29:18AM-U01 ADMIN-U01 CCRES-U02 96-U02 23-U02 ^Jz EXifiBIT B" CITY COUNCIL RESOLUTION 96-023 CONDITIONS OF APPROVAL ADOPTED PLOT PLAN 96-571- KEITH INTERNATIONAL, INC. APRIL 2, 1996 * Modified by Planning Commission on February 13, 1996 ** Added or Modified by City Council on April 2, 1996 G*AL 1 Upon their approval by the City Council, the City Clerk is authorized to file these Conditions of Approval with the Riverside County Recorder for recordation against the properties to which they apply. 2. Plot Plan 96-571 shall comply wiffi the requirements and standards of the La Quinta Municipal Code unless otherwise modified by the following conditions. 3. mis approval shall expire and become void on April 2, 1997 unless extended pursuant to the City's Municipal Zoning Code. 4. Development phasing plans, including phasing of public improvements, shall be submitted for review and approval by Public Works and the Community Development Department prior to issuance of first grading or building permit, whichever comes first. 5. Prior to the issuance of a grading or building permit for construction of any building or use contemplated by this approval, the applicant shall obtain permits and/or clearances from the following public agencies: City Fire Marshal Public Works Department Community Development Department Riverside Co. Environmental Health Department Desert Sands Unified School District Coachella Valley Water District Imperial Irrigation District California Regional Water Quality Control Board NPDES Permit) Sunline Transit The applicant is responsible for any requirements of the permits or clearances from those jurisdictions. If the requirements include approval of improvement plans, applicant shall furnish proof of said approvals prior to obtaining City approvals and signatures on the plans. CONAPRVL. 340-pdrive BIB] 08-21-1998-U01 09:29:18AM-U01 ADMIN-U01 CCRES-U02 96-U02 23-U02 ^Jz I L I * i I i I Conditions of Approval Plot Plan 96-571 April 2* 1996 Evidence of said permits or clearances from the above-mentioned agencies shall be presented to the Building and Safety Department at the time of the application for a building permit for the use contemplated herewith. 6. * As required by the General Plan, the applicant shall provide a noise study prepared by a qualified acoustical engineer to determine the impacts to the fliture residents from roadway noise from Washington Street and the commercial shopping center to the south. The acoustic study shall suggest mitigation measures that will be carried out to insure compliance with the provisions listed in the Environmental Haaards Element of the General Plan i.e., Chapter 8.0). The Community Development Director shall approve the final study before building permit issuance to the developer. The developer shall install all necessary improvements required by the fmal acoustic study prior to the issuance of a final Certificate of Occupancy, and prior to release, the developer's acoustical engineer shall provide written verification that the site improvements comply with the study's findings and requirements. 7. Prior to issuance of a grading permit, the applicant shall retain a professional qualified archaeologist to conduct a field reconnaissance survey and record search of the project site. A report of the result of the survey shall be submitted to the Community Development Deparrinent two copies) complete with recommendations for further mitigation measure. All testing shall be completed prior to any grading work commencing. The archaeologist shall prepare a mitigation plan for review and approval by the Community Development Department prior to implementation. During grading activities, the project site shall be monitored by a professional qualified archaeological monitor. The monitor is authorized to temporarily divert or stop equipment in order to investigate exposed cultural deposits. Prior to issuance of a Certificate of Occupancy, the project archaeologist shall submit a frnal report to the Community Development Department. The final report shall follow the report format contained in the Preservation Planning Bulletin, No.4(a), December, 1989 OHP). The final report shall be reviewed by the Historic Preservation Commission for completeness and acceptability. Acceptance of the final report by the Commission signifies completion of the archaeological mitigation program. Prior to issuance of a grading permit, the applicant shall retain a professionally qualified paleontologist to provide monitoring of earthtnoving activities, including trenching for both on-site and off-site related work. CONAPRVL. 340-pdrive BIB] 08-21-1998-U01 09:29:18AM-U01 ADMIN-U01 CCRES-U02 96-U02 23-U02 ^Jz I L I * LI 1 I I Conditions of Approval Plot Plan 96-571 April 2, 1996 Prior to commencing grading activities, the paleontologist shall conduct a preliminary survey and surface collection of any paleontological resources. The project paleontologist shall prepare a monitoring and salvage program for review and approval by the Community Development Department prior to implementation. During grading activities, the project site shall be monitored by the professionally qualified paleontologist who maintains the necessary paleontologic collecting permits and repository agreements. In areas of known high potential, the project paleontologist may designate a paleontologic monitor to be present during 100% of the earth moving activities. If, after 50% of the grading is completed, it can be demonstrated that the level of monitoring should be reduced, the project paleontologist may so amend the mitigation program. The paleontolgic monitor(s) is authorized to temporarily divert equipment which removing fossils. Prior to issuance of a Certificate of Occupancy, the project paleontologist shall submit a final report to the Community Development Department. The final report shall discuss the methods used, results of the surface survey, identification, cataloging, curation, and storage of fossil materials collected; and the significance of the paleontogical resources. A fmal report of the fmds and their significance after all operations are complete shall be reviewed by the Historic Preservation Commission HPC) for acceptability. Acceptance of the final report for the project by the HPC signifies completion of the program of mitigation. Prior to the issuance of a grading permit, the Developer shall have retained a qualified cultural resources management firm and completed the testing and data recovery as noted in the plan. The management firm shall monitor the grading activity as required by the plan or testing results. A list of qualified archaeological monitors, cultural resources management firm employees, and any assistant(s)/representative(s), shall be submitted to the Community Development Department. The list shall provide the current address and phone number for each monitor. The designated monitors may be changed from time to time, but no such change shall be effective unless served by registered or certified mail on the Community Development Department. The designated monitors or their authorized representatives shall have the authority to temporarily divert, redirect or halt grading activity to allow recovery of resources. In case of discovery of recognition of any human remains, there shall be no further grading, excavation or disturbance of the site or any nearby areas reasonably suspected to overlie adjacent human remains until appropriate mitigation measures are completed. CaNAPRVL. 340-pdrive BIB] 08-21-1998-U01 09:29:18AM-U01 ADMIN-U01 CCRES-U02 96-U02 23-U02 ^Jz I L I * I I I I Conditions of Approval Plot Plan 96-571 April 2,1996 Upon completion of the date recovery, the Developer shall cause tllree copies of the final report containing the data analysis to be prepared and published and submitted to the Community Development Department. 8. Final landscaping plans shall include approval stamps and signatures from the Riverside County Agricultural Commissioner's office and Coachella Valley Water District. 9. Prior to issuance of a grading permit, the applicant shall prepare and submit a written report to the Community Development Director demonstrating compliance with those Conditions of Approval which must be satisfied prior to issuance of a building permit. Prior to a final building inspection approval, the applicant shall prepare and submit a written report demonstrating compliance with all remaihing Conditions of Approval and mitigation measures. The Community Development Director may require inspection or other monitoring to assure such compliance. CITY FIRE MARSHAL 10. Water mains shall be capable of providing a potential fife flow of 2500 gpm and the actual fife flow available from any one hydrant shall be 1500 gpm for 2 hours duration at 20 psi residual operating pressure. 11. A combination of on-site and off-site Super fire hydrants, on a looped system 6" x 4" x 2-1/2") will be located not less than 25' or more than 165' from any portion of the buildings as measured along approved vehicular travel ways. The required fire flow shall be available from any adjacent hydrants in the system. 12. Prior to the issuance of a building permit, applicant/developer shall furnish one blue line copy of the water system plans to the Fire Department for review. Plans shall conform to the fire hydrant types, location and spacing, and the system shall meet the fire flow requirements. Plans must be signed by a registered Civil Fngineer and the local water company with the following certification: I certify that the design of the water system is in accordance with the requirements prescribed by the Riverside County Fire Department*'. 13. Install portable fife extinguishers per NFPA, Pamphlet #10, but not less than 2A1OBC in rating. Contact certified extinguisher company for proper placement of equipment. 14. * Whenever access into private property is controlled through use of gates, barriers, guard houses or similar means, provision shall be made to facilitate access by emergency vehicles in a manner approved by the Fire Department. All controlled access devices that are power operated shall have a Knox Box over-ride system capable of opening the gate when CONAPRVL. 340-pdrive BIB] 08-21-1998-U01 09:29:18AM-U01 ADMIN-U01 CCRES-U02 96-U02 23-U02 ^JzConditions of Approval Plot Plan 96-57] April 2, 1996 activated by a special key located in emergency vehicles. Devices shall be equipped with backup power facilities to operate in the event of power failure. All controlled access devices that are not power operated shall also be approved by the Fire Department. Minimum opening width shall be 16' with a mInimum vertical clearance of 15'. A second point of access shall be provided at the southwest side of the property into the La Quinta Shopping Center to permit emergency access to the site. 15. Directory display boards will be required adjacent to each roadway access to the development. These shall be illuminated diagrammatic representation of the actual layout which shows name of complex, all streets, building designator's, unit numbers and fire hydrant locations within the complex. These directories shall be a minimum 4' x 4' in dimension. Addressing of buildings and units shall conform to the Riverside County Addressing Policy. Additional information and details may be obtained by contacting the Fire Department planning staff. IMPROVEMENT PLANS 16. Site and off-site improvement plans submitted to the City for plan checking shall be subrnitted on 24" x 36" media in the categories of Rough Grading," Precise Grading," Streets & Drainage," and Landscaping." All plans shall have signature blocks for the City Engineer and are not approved for construction until they are signed. Streets and Drainage" plans shall normally include signals, sidewalks, bike paths, gates and entryways, and parking lots. If water and sewer plans are included on the street and drainage plans, the plans shall have an additional signature block for the Coachella Valley Water District CVWD). The combined plans shall be signed by CVWD prior to their submittal for the City Engineer's signature. Landscaping" plans shall normally include landscape improvements, irrigation, lighting, and perimeter walls. Plans for improvements not listed above shall be in formats approved by the City Engineer. 17. The City may maintain digitized standard plans for elements of construction. For a fee established by City resolution, the developer may acquire standard plan sheets prepared by the City. When fmal plans are approved by the City, the developer shall furnish accurate computer files of the complete, approved plans on storage media and in program format acceptable to the Director of Public Works. CONAPRVL. 340 pdrjve BIB] 08-21-1998-U01 09:29:18AM-U01 ADMIN-U01 CCRES-U02 96-U02 23-U02 ^Jz I II Conditions of Approval Plot Plan 96-571 April 2, *996 18. The applicant shall construct, or enter into a secured agreement to construct, the on- and off-site grading, streets, utilities, landscaping, on-site common area improvements, and any other improvements required by these conditions before building permits are issued. Improvements to be made or agreed to shall include removal of any existing structures or obstructions which are not part of the proposed improvements. 19. If on-site development is phased, off-site improvements ie: streets) and development-wide improvements ie: perimeter walls, common-area and setback landscaping, and gates) shall be constructed or secured prior to issuance of building permits within the first phase unless otherwise approved by the Director of Public Works. The Director of Public Works may consider proposals by the applicant to stage the installation of off-site and development-wide improvements with construction of two or more phases of the development. 20. The applicant shall pay cash or provide security in guarantee of cash payment for required improvements which are deferred for future construction by others. Deferred improvements for this project include 50% of the cost to design and construct a traffic signal on Washington Street at the entry drive and 100% of the cost to design and construct landscaping in the Washington Street median island. The applicant's responsibility for deferred improvements may be satisfied through participation in a City major thoroughfare improvement program if this development becomes subject to such a program. PROPERTY RIGHTS 21. The applicant shall grant utility easements in conformance with the City's General Plan, Municipal Code, applicable specific plans, and as required by the Director of Public Works. 22. The applicant shall create a common-area setback 20-feet in width adjacent to and along the full length of the Washington Street right of way. The 20-feet width may be used as an average width for a meandering wall design. The applicant shall grant blanket easements over the setbacks for public sidewalks. CONAPRVL. 340-pdrive BIB] 08-21-1998-U01 09:29:18AM-U01 ADMIN-U01 CCRES-U02 96-U02 23-U02 ^Jz I * 1 1, I I Conditions of Approval Plot Plan 96*57 1 April 2,1996 23. The applicant shall vacate vehicle access rights to Washington Street from lots abutting the street. Access to this street shall be restricted to street intersections and approved emergency access locations. 24. The applicant shall grant any easements necessary for placement of and access to utility lines and structures, parkiands, drainage basins, common areas, setbacks, and mailbox clusters. *AI*IN(* 25. Prior to occupation of the project site for construction purposes, the applicant shall submit and receive approval of a Fugitive Dust Control plan prepared in accordance with Chapter 6.16, La Quinta Municipal Code. In accordance with said Chapter, the applicant shall furnish security, in a form acceptable to the City, in an amount sufficient guarantee compliance with the provisions of the permit. 26. A thorough preliminary engineering, geological and soils engineering investigation shall be conducted. The report of the investigation the soils report") shall be submitted with the grading plan. 27. A grading plan shall be prepared by a registered civil engineer. The plan must meet the approval of the Director of Public Works prior to issuance of building or site construction permits. The grading plan shall conform with the recommendations of the soils report and shall be certified as adequate by a soils engineer or an engineering geologist. Prior to issuance of any building permit the applicant shall provide a separate document bearing the seal and signature of a California registered civil engineer, geotechnical engineer, or surveyor that lists actual building pad elevations. The document shall, for each building pad in the project, state the pad elevation approved on the grading plan, the as-built elevation, and shall clearly identify the difference, if any. 28. The landscape setback along Washington Street shall be maintained at or near street grade. 29. The development shall be graded to permit storm flow in excess of retention capacity to flow out of the project through a designated overflow outlet and into the historic drainage CONAPRVL. 340-pdrive BIB] 08-21-1998-U01 09:29:18AM-U01 ADMIN-U01 CCRES-U02 96-U02 23-U02 ^Jz I * I * I I I Conditions of Approval Plot Plan 96-571 April 2,1996 relief route. The development shall be graded to receive storm flow from adjoining property at locations that have historically received flow. 30. Storm water runoff produced in 24 hours during a 100-year storm shall be retained in on- site retention or detention facilities unless the developer participates in off-site facilities sized to accommodate runoff from this development. The tributary drainage area for which the applicant is responsible shall extend to the centerline of adjacent public streets. 31. In design of on-site retention or detenfion facilities, the percolation rate shall be considered to be zero unless site-specific data indicates otherwise. The applicant shall provide piped evacuation of accumulated storm and nuisance water to an approved off-site storm water conveyance facility. 32. The design of the development shall not cause any change in flood boundaries, levels or frequencies in any area outside the development. 33. All existing and proposed utilifies adjacent to or within the proposed development shall be installed underground. High-voltage power lines which the power authority will not accept underground are exempt from this requirement. 34. In areas where hardscape surface improvements are planned, underground utilities shall be installed prior to construction of the surface improvements. The applicant shall provide certified reports of utility trench compaction tests for approval of the Director of Public Works. STREET AND TRAFFIC IMPROVEMENTS 35. The City is contemplating adoption of a Major Thoroughfare Improvement Program. If the program is in effect 60 days prior to issuance of the first permit building or site improvement) for this project, the development shall be subject to the provisions of the ordinance. If this development is not subject to a Major Thoroughfare Improvement Program, the applicant shall design and construct street irnprovements as listed below. 36. Improvement plans for all on- and off-site streets and access gates shall be prepared by a registered civil engineer. Improvements shall be designed and constructed in accordance CONAPRVL. 340-pdrive BIB] 08-21-1998-U01 09:29:18AM-U01 ADMIN-U01 CCRES-U02 96-U02 23-U02 ^Jz I I * I I Conditions of Approval Plot Plan 96-571 April 2, 1996 with the La Quinta Municipal Code, adopted Standard Drawings, and as approved by the Director of Public Works. Street pavement sections shall be based on a Caltrans design procedure for a 20-year life and shall consider soil strength and anticipated traffic loading. The minimum pavement sections shall be as follows: Residential 3.0" a.c.14.50" a.b. Collector 4.0"15 00 Secondary Artenal 4.0"16.00" Primary Arterial 4.5"16.00" Major Arterial 5.5"/6.50" 37. Improvements shall include all appurtenances such as traffic signs, channelization markings, raised medians if required, street name signs, sidewalks, and mailbox clusters approved in design and location by the U.S. Post Office and the Director of Public Works. Mid-block street lighting is not required. 38. The Director of Public Works may require miscellaneous incidental improvements and enhancements to existing improvements as necessary to integrate the new work with existing improvements and provide a finished product conforming with City standards and practices. This may include, but is not limited to, street width transitions extending beyond development boundaries. 39. The following street improvements shall be constructed to conform with the General Plan street type noted in parentheses: OFF-SITE STREETS Washington Street Major Arterial 96' curb to curb). Complete street improvements on the west side, lully landscape the existing median island, and install meandering sidewalk. ON-SITE STREETS Private Residential On-site vehicle travel and parking improvements shall comply with the City's on-site parking regulations. 40. Access points and turning movements of traffic shall be restricted as follows: Single lull-turn access at the signalized intersection of Washington Street with the access drive to be shared with development to the south. CONAPRVL. 340-pdrive BIB] 08-21-1998-U01 09:29:18AM-U01 ADMIN-U01 CCRES-U02 96-U02 23-U02 ^Jz l*J I L I * I 1 i I Conditions of Approval Plot Plan 96-571 April 2,1996 LANDSCAPING AND WALL 41. The applicant sball provide landscape improvements in the setback lots along Washington Street and in the retention area. Use of lawn shall be minimized near Washington Street with no lawn or spray irrigation within 5-feet of street curb. 42. ** Landscape and irrigation plans for the Washington Street median island, and landscaped lots, and retention/detention basins facilities shall be prepared by a licensed landscape architect. The Planning Commission shall approve the preliminary landscape plan prior to submission to the Community Development Department for *mal consideration and approval. The plans shall be submitted before a building permit is issued. The residual pad 9 acres) at the entrance of the project shall be used for open space purposes and include landscape improvements. A minimum 36-inch box tree shall be planted adjacent to each building complex along the west property line. Landscape and irrigation plans shall meet the requirements of and be signed by the Community Development Director, the Director of Public Works, the Coachella Valley Water District, and the Riverside County Agricultural Commissioner. 43. The applicant shall insure that landscaping plans and utility plans are coordinated to provide visual screening of above-ground utility structures. 44. The applicant shall construct a perimeter wall enclosing the entire development including retention area unless otherwise approved by the Planning Commission. PUBLIC SERVICES 45. The applicant shall employ or retain California registered civil engineers, geoteclinical engineers, or surveyors, as appropriate, who will provide, or have his or her agents provide, sufficient supervision and verification of the construction to be able to furnish and sign accurate record drawings and certify compliance of all work with approved plans, specifications and applicable codes. 46. Upon completion of construction, the applicant shall furnish the City reproducible record drawings of all plans signed by the Director of Public Works. Each sheet of the drawings shall have the words Record Drawings", As-Built", or As-Constructed" clearly marked on each sheet and be stamped and signed by the engineer or surveyor certifying to the accuracy of the drawings. CONAPRVL. 340-pdrive BIB] 08-21-1998-U01 09:29:18AM-U01 ADMIN-U01 CCRES-U02 96-U02 23-U02 ^Jz 1.11 I L I I Conditions of Approval * Plot Plan 96-571 April 2, 1996 MAINIENAN*E 47. The applicant shall make provisions for continued maintenance of on-site improvements and of landscaped areas such as common lots, landscaped setbacks and retention/detention basins. The applicant shall maintain off-site public improvements until final acceptance of the improvements by the City. EEES AND DEPOSITS 48. The applicant shall pay all deposits and fees required by the City for plan checking and construction inspection. Deposit and fee amounts shall be those in effect when the applicant makes application for the plan checks and permits. 49. All mitigation measures of Environmental Assessment 96-311 shall be met. 50. An on-site field study shall be conducted by a qualified horticulturist to determine if the California Ditaxis plant species exists on the property. A written summary of the field study shall be submitted to staff prior to any on-site grading. The work shall be paid for by the applicant or developer. 51. The City 5 Water Conservation Ordinance Ordinance 220) for landscaping shall be met. 52. The appropriate plarning approval shall be secured prior to establishing any of the following uses: a. Temporary construction facilities. b. Sales facilities, including their appurtenant signage. c. On-site advertising/construction signs. 53. ** The maximum number of units for the project shall be 116 based on an 11.6 acre site. The units shall be rented to very low or low income families as required by Government Code Section 659 *5. The units shall be guaranteed to remain affordable for a minimum of 55 years pursuant to CC & R's reviewed and approved by the La Quinta City Attorney, prior to issuance of a building permit. The CC & R's shall include provisions for maintenance of the apartment complex. 54. Internally illuminated or externally illuminated mounted building numbers shall be no less than three inches in height and be of a color contrasting to the background in a prominent CONAPRVL. 340-pdrive BIB] 08-21-1998-U01 09:29:18AM-U01 ADMIN-U01 CCRES-U02 96-U02 23-U02 ^Jz L I * I J I Conditions of Approval Plot Plan 96-571 April 2, 1996 location. The illumination source for the address sign shall be controlled by a photocell sensor or a timer. 55. A centralized or gang-box mailbox delivery system shall be used for the project pursuant to the provisions and requirements of the U.S. Postal Service. 56. Height of fences and walls constructed as acoustical barriers shall be subject to approval by the Community Development Director. All other fences or walls shall be limited to six feet in height unless they are attached to a main building and are an architectural design element, in which case they may exceed six feet subject to approval of the Community Development Director. 57. The clubhouse, swimming pool and spa shall be handicap accessible and meet all the requirements of the Building and Safety Department and the State of California. All recreation facilities defined on the site plan and shall be built and constructed prior to any release of occupancy permits for the site. The swimming pool and spa shall be enclosed by a minimum five foot high wrought iron fence. Restroom facilities shall be accessible to project maintenance workers. The swimming pool shall be a minimum size of 1,000 square feet. 58. All fencing within the project shall be decorative. No chain link, agricultural fencing or wood fencing will be allowed. Design, material, color, etc., of fences and walls shall be approved by the Community Development Department prior to issuance of permit for said improvements. 59. * The applicant shall be required to enter into a reciprocal access agreement with the owner(s) of the property to the south to provide common access points for both projects at Washington Street and the southwest side of the property. The applicant shall furnish proof of the execution and recordation of this agreement prior to issuance of building or construction permits for this project. 60. Prior to completion of any approval process for modification of boundaries of the property subject to these conditions, the applicant shall process a reapportionment of any bonded assessment(s) against the property and pay all costs of the reapportionment. 61. All lower floor units must be adaptable" for disabled individuals per Chapter 3 lA California State Building Code. 62. Disability parking spaces shall be provided i.e., assigned and visitors spaces) pursuant to California Building Code Section 3 103A. CONAPRVL. 340-pdrive BIB] 08-21-1998-U01 09:29:18AM-U01 ADMIN-U01 CCRES-U02 96-U02 23-U02 ^Jz I I * I I I I Conditions of Approval Plot Plan 96-571 April 2,1996 63. All ground level areas of the site shall be accessible to the physically challenged 64. Common areas shall be provided with walkway pedestrian lighting, with lighting fixtures in compliance with lighting requirements. Plans shall be approved by City prior to issuance of and building permits. 65. * Emergency address into the La Quinta vrnage shopping Center i.e., at the southwest side of the site) shall be constructed prior to release of any Certificate of Occupancy for the project per the requirements of the City Fire Marshall. The fencing for this emergency access point shall be constructed of metal and have an opaque backing material that the Director of Community Development shall approve prior to installation. 66. No boats, recreational vehicles, trailers, or other oversized vehicles shall be kept on the property unless permitted and in an area designed for their storage. A minimum of five oversized spaces for oversized vehicles shall be provided with the location approved by the Director of Community Development. 67. Provisions for recycling bins shall be incorporated into the trash enclosures per City and State requirements. A recycling plan shall be submitted to the Community Development Department for review and approval prior to any on-site building construction. 68. * That the preliminary plans including design, color, materials, finishes, etc., for the carports, storage units and any other structures, shall be reviewed and approved by the Planiiing Commission as a non-public hearing item prior to issuance of a building permit. All parking spaces lost to the construction of the storage enclosures shall be replaced with new parking spaces on a one-to-one basis plus an additional ten 10) parking spaces. 69** Prior to issuance of a building permit, the site plan shall be modified by reversing Building Numbers 7 and 2 thus moving the two-story building #7) away from the west property line and replacing it with a one-story structure. CONAPRVL. 340 pdrive BIB] 08-21-1998-U01 09:29:18AM-U01 ADMIN-U01 CCRES-U02 96-U02 23-U02