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CC Resolution 2013-059 Signature at PGA West SDP 2013-924RESOLUTION NO. 2013 - 059 A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF LA QUINTA, CALIFORNIA, GRANTING APPROVAL OF SITE DEVELOPMENT PERMIT 2013-924 INCLUDING SITE, ARCHITECTURAL, AND LANDSCAPING PLANS FOR A 230-UNIT RESIDENTIAL PROJECT CASE NO.: SITE DEVELOPMENT PERMIT 2013-924 APPLICANT: POINTE LARSEN, LLC WHEREAS, the City Council of the City of La Quinta, California did, on the 3rd day of December, 2013, hold a duly noticed Public Hearing to consider a request by Pointe Larsen, LLC for consideration of a site development permit in order to develop a 230-unit residential project, consisting of 130 single-family detached units, and 100 condominium units, to include a guard gatehouse and 4,086 square foot community building, on ±42 acres located within the PGA West development, bounded on the north and east by the PGA West Stadium Course and clubhouse, and on the south and west by PGA Boulevard, more particularly described as: LOT 1 AND LOT L, TRACT 29421; PORTION OF PARCEL 7, PARCEL MAP 20426 WHEREAS, the Planning Commission of the City of La Quinta, California did, on the 12`" day of November, 2013, hold a duly noticed Public Hearing to consider a recommendation on said Site Development Permit Amendment, and after hearing and considering all testimony and arguments, did adopt Planning Commission Resolution 2013-026, recommending to the City Council approval of Site Development Permit 2013-924; and, WHEREAS, the Community Development Department published a public hearing notice in The Desert Sun newspaper on November 22, 2013, as prescribed by the La Quinta Municipal Code, with said hearing notice having been mailed to all property owners within the boundaries of the original PGA West Specific Plan area; and, WHEREAS, at said Public Hearing, upon hearing and considering all testimony and arguments, if any, of all interested persons desiring to be heard, the Planning Commission did make the following mandatory findings pursuant to Section 9.210.010 of the La Quinta Municipal Code to justify City Council approval of said Site Development Permit: Resolution No.2013-059 Site Development Permit 2013-924 Signature at PGA West - Pointe Larsen, LLC Adopted: December 3, 2013 Page 2 1. Consistency with the General Plan The land use is consistent with the General Plan land use designation of Tourist Commercial, in that the City's General Plan policies relating to Tourist Commercial permits residential developments that include single- and multi- family residential with resort amenities. Under Amendment 6 to the PGA West Specific Plan, the residential amenity is integrated into the existing Tourist Commercial land use as set forth in the Specific Plan 2. Consistency with the Zoning Code and PGA West Specific Plan (SP 83-002) The proposed development, as conditioned, is consistent with the development standards of the City's Zoning Code and SP 03-002, as amended, in terms of project location, architectural style, building height, building mass, and landscaping. The Community Development Director has made a Determination of Substantial Conformance for the Signature at PGA West, with respect to the previously approved Amendment No. 6 to the PGA West Specific plan. 3. Compliance with the California Environmental Quality Act (CEQA) Processing ,of this Site Development Permit for the proposed use is in compliance with the provisions of CEQA. The La Quinta Community Development Director has determined that the proposal is exempt from further CEQA review under Section 15182 (Residential Projects Pursuant to a Specific Plan). The Community Development Director has made a Determination of Substantial Conformance for the Signature at PGA West, with respect to the previously approved Eden Rock at PGA West project, for which a Subsequent Environmental Impact Report (State Clearinghouse No. 2007061056) was certified by the La Quinta City Council on April 15, 2008. 4. Architectural Design The architecture and layout of the building is compatible with, and not detrimental to, the existing PGA West residential, tennis and golf club facilities adjacent to the site, and the height, mass, and scale of the buildings are appropriate and consistent with the development standards in the Municipal Code and SP 83-002, Amendment No. 6. 5. Site Design The site design, as conditioned, will be compatible with, and not detrimental to, surrounding development, and with the overall design quality prevalent in the City, in terms of interior circulation, vehicle and golf cart parking, and project amenities. Proposed tentative grade elevations, unit and building Resolution No.2013-059 Site Development Permit 2013-924 Signature at PGA West — Pointe Larsen, LLC Adopted: December 3, 2013 Page 3 orientation and siting are appropriate and consistent with development standards in the Municipal Code and SP 83-002, Amendment No. 6. 6. Landscape Design The proposed project is consistent with the landscaping standards and plant palette and implements the standards for landscaping and aesthetics established in the General Plan and Zoning Code. The project landscaping, as conditioned, will comply with the City's water tolerant landscaping requirements, and will integrate into the community's existing landscaping. NOW, THEREFORE, BE IT RESOLVED by the City Council of the City of La Quinta, California, as follows: SECTION 1. That the above recitations are true and constitute the Findings of the City Council in this case; SECTION 2. That the City Council does hereby approve Site Development Permit 2013-924, 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 City Council, held on this the 3i° day of December, 2013, by the following vote: AYES: Council Members Evans, Henderson, Osborne NOES: None ABSENT: Council Member Franklin, Mayor Adolph ABSTAIN: None DON AD PH, MiWor City of La Quinta, California Resolution No.2013-059 Site Development Permit 2013-924 Signature at PGA West — Pointe Larsen, LLC Adopted: December 3, 2013 Page 4 ATTEST: SUSAN MAYSELS, Cit Clerk City of La Quinta, California (CITY SEAL) APPROVED AS TO"FORM: WKATHERIWdENSON, City Attorney City of La Quints, California RESOLUTION NO. 2013-059 CONDITIONS OF APPROVAL - ADOPTED SITE DEVELOPMENT PERMIT 2013-924 SIGNATURE AT PGA WEST DECEMBER 3, 2013 Page 1 of 15 CN9012:7e\l 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. This Site Development Permit shall expire two years after the City Council approval date, unless recorded or granted a time extension pursuant to Title 9 of the La Quinta Municipal Code (§9.200.080; Permit expiration and time extensions). The two-year time period shall be tolled during the pendency of any lawsuit that may be filed, challenging this Site Development Permit and/or the City's CEQA compliance. 3. Site Development Permit 2013-924 shall comply with all applicable terms, conditions and/or mitigation measures for the following related approvals: • Subsequent EIR; SCH #2007061056 • Specific Plan 83-002, Amendment No. 6 • Tentative Tract Map 36537 • Development Agreement 2006-01 1 In the event of any conflict(s) between approval conditions and/or provisions of these approvals, the Community Development Director shall determine precedence, in conjunction with Condition 71, if applicable to the circumstances of any such conflict. 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) • La Quinta Community Development Department • Riverside County Environmental Health Department • Coachella Valley Unified School District • Coachella Valley Water District (CVWD) CONDITIONS OF APPROVAL - ADOPTED SITE DEVELOPMENT PERMIT 2013-924 SIGNATURE AT PGA WEST DECEMBER 3, 2013 Page 2 of 15 • 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 the requirements include approval of improvement plans, the applicant shall furnish proof of such approvals when submitting those improvement plans for City approval. 5. 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. 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. B. Approval of this Site Development Permit shall not be construed as approval for any horizontal dimensions implied by any site plans or exhibits unless specifically identified in these conditions of approval. CONDITIONS OF APPROVAL - ADOPTED SITE DEVELOPMENT PERMIT 2013-924 SIGNATURE AT PGA WEST DECEMBER 3, 2013 Page 3 of 15 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 all necessary persons or entities over easements and other property rights necessary for construction and proper functioning of the proposed development not 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. 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. 12. 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. IMPROVEMENT PLANS 13. The applicant shall comply with the provisions of Sections 13.24.060 (Street Improvements), 13.24.070 (Street Design - Generally) & 13.24.100 (Access For Individual Properties And Development), LQMC for public streets; and Section 13.24.080 (Street Design - Private Streets), where private streets are proposed. All improvement requirements of Tentative Tract 36537 shall be applicable as appropriate to this Site Development Permit approval. 14. 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. 15. The applicant shall construct the following street improvements to conform to CONDITIONS OF APPROVAL - ADOPTED SITE DEVELOPMENT PERMIT 2013-924 SIGNATURE AT PGA WEST DECEMBER 3, 2013 Page 4 of 15 the General Plan (street type noted in parentheses.) A. OFF -SITE PRIVATE STREETS 1) PGA Boulevard (Arterial, 120' ROW) - No additional private street widening is required. 2) Other required improvements in the PGA Boulevard private street right-of-way and/or adjacent landscape setback area include: a) All appurtenant components such as, but not limited to: curb, gutter, traffic control striping, legends, and signs. The applicant shall reconstruct all curb and gutter at existing intersections that do not provide access to the tentative tract as required by the City Engineer. b1 8-foot wide meandering sidewalk/Class I Golf Cart Path as shown on the preliminary precise grading plan, from the northerly property line to the proposed primary entry. This improvement shall be installed in its entirety as part of the initial project improvement phase. c) Reconstruct the existing 22-foot wide raised landscaped median as needed to accommodate full movements at the entry. Additionally, the applicant shall provide adequate length of left turn deceleration lane with in the median as determined by a California Licensed Traffic Engineer and as approved by the City Engineer. d) Reconstruct and remove existing pavement, curb and gutter, and curb returns previously constructed and not required for access to the tentative tract. 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). 16. The Applicant shall pay the project's fair share obligations for traffic improvements as required in the approval conditions for TT 36537. 17. The design of community parking facilities for common areas shall conform to CONDITIONS OF APPROVAL - ADOPTED SITE DEVELOPMENT PERMIT 2013-924 SIGNATURE AT PGA WEST DECEMBER 3, 2013 Page 5 of 15 LQMC Chapter 9.150, and in particular the following: A. The parking stall, aisle widths and double hairpin stripe parking stall design shall conform to LQMC Chapter 9.150. On -street parking designated as guest parking on the approved site plan shall be designed in accordance with parallel stall requirements. B. Cross slopes should be a maximum of 2% where ADA accessibility is required, including accessibility routes between buildings. C. Building access points shall be shown on the Precise Grading Plans to better evaluate ADA accessibility issues. D. Accessibility routes as required shall be shown on the Precise Grading Plan. E. Parking stall lengths shall be according to LQMC Chapter 9.150 and be a minimum of 17 feet in length with a 2-foot overhang for standard parking stalls and 18 feet with a 2-foot overhang for handicapped parking stall or as approved by the City Engineer. Where handicapped parking may be required, one van accessible handicapped parking stall is required per eight handicapped parking stalls. F. Golf cart parking areas shall be provided at appropriate locations in the development, in particular in close proximity to the Community Building area. Golf cart stall size shall conform to generally accepted industry standards, as may be determined by the City Engineer and Community Development Department. A project parking plan shall be required to include appropriate signage to implement parking restrictions, and on and off-street parking provisions of the CC & R's subject to City Engineer and Community Development Department approval. G. A minimum five -space bicycle rack shall be provided in an appropriate location at the Community Building facility. 18. Upon completion of construction, and prior to final acceptance of the improvements by the City, the applicant shall furnish the City with reproducible record drawings of all improvement plans which were approved by the City. Each sheet shall be clearly marked "Record Drawing" and shall be stamped and signed by the engineer or surveyor certifying to the accuracy and completeness of the drawings. The applicant shall have all approved mylars previously submitted to the City, revised to reflect the as -built conditions. The applicant CONDITIONS OF APPROVAL - ADOPTED SITE DEVELOPMENT PERMIT 2013-924 SIGNATURE AT PGA WEST DECEMBER 3, 2013 Page 6 of 15 shall employ or retain the Engineer Of Record during the construction phase of the project so that the FOR can make site visits in support of preparing "Record Drawing". However, if subsequent approved revisions have been approved by the City Engineer and reflect said "Record Drawing" conditions, the Engineer Of Record may submit a letter attesting to said fact to the City Engineer in lieu of mylar submittal. GRADING 19. All grading requirements of Tentative Tract 36537 shall be applicable as appropriate to this Site Development Permit approval. 20. 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, C. A Fugitive Dust Control Plan prepared in accordance with LQMC Chapter 6.16, (Fugitive Dust Control), and D. A Best Management Practices report prepared in accordance with LQMC Sections 8.70.010 and 13.24.170 (NPDES Stormwater Discharge Permit and Storm Management and Discharge Controls). E. A WQMP prepared by an 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 soils engineer, or engineering geologist registered in the State of California. A statement shall appear on the Final Map that a soils report has been prepared in accordance with the California Health & Safety Code § 17953. 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. CONDITIONS OF APPROVAL - ADOPTED SITE DEVELOPMENT PERMIT 2013-924 SIGNATURE AT PGA WEST DECEMBER 3, 2013 Page 7 of 15 nRAINARF 21. Stormwater handling shall conform to the approved hydrology and drainage report for Tentative Tract Map 36537. The design of the development shall not cause any increase in flood boundaries, levels or frequencies in any area outside the development. All drainage requirements of Tentative Tract 36537 shall be applicable as appropriate to this Site Development Permit approval. 22. Storm drainage historically received from adjoining property shall be received and retained or passed through into the historic downstream drainage relief route. 23. Nuisance water shall be retained on site. Nuisance water shall be disposed of as required for Tentative Tract Map 36537. 24. 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. 25. The applicant shall comply with applicable provisions of the City's NPDES stormwater discharge permit, 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. 2010-0014-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. CONDITIONS OF APPROVAL - ADOPTED SITE DEVELOPMENT PERMIT 2013-924 SIGNATURE AT PGA WEST DECEMBER 3, 2013 Page 8 of 15 C. The applicant's SWPPP shall include provisions for all of the following Best Management Practices ("BMPs") (LQMC Section 8.70.020 (Definitions)): 1) Temporary Soil Stabilization (erosion control). 2) Temporary Sediment Control. 3) Wind Erosion Control. 4) Tracking Control. 5) Non -Storm Water Management. 6) Waste Management and Materials Pollution Control D. All erosion and sediment control BMPs proposed by the applicant shall be approved by the City Engineer prior to any onsite or offsite grading, pursuant to this project. E. The SWPPP and BMPs shall remain in effect for the entire duration of project construction until all improvements are completed and accepted by the City Council. 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. UTILITIES 26. The applicant shall comply with the provisions of Section 13.24.1 10 (Utilities), LQMC. All utility requirements of Tentative Tract 36537 shall be applicable as appropriate to this Site Development Permit approval. CONSTRUCTION 27. The City will conduct final inspections of habitable buildings only when the buildings have improved street and (if required) sidewalk access to private (Off - Site) 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. 28. The applicant shall provide a copy of an executed agreement with the PGA CONDITIONS OF APPROVAL - ADOPTED SITE DEVELOPMENT PERMIT 2013-924 SIGNATURE AT PGA WEST DECEMBER 3, 2013 Page 9 of 15 West Master Association, for maintenance and potential repair associated with the use of PGA Boulevard for construction activities associated with the Signature project. The agreement shall be provided to the City prior to issuance of grading or grading -related permits or activities. This requirement is strictly to verify that the final agreement is in place prior to commencement of any construction, and is not intended to imply that the City of La Quinta is in any way a party to said agreement. This condition shall not apply to permitting for any remaining portions of the project perimeter wall. 29. Construction of the remainder of the primary perimeter wall fronting PGA Boulevard and Stadium Clubhouse parking areas shall be completed in accordance with the respective development phasing. The applicant shall maintain, as necessary, existing temporary fencing/gates in all locations where temporary wall openings are intended for interim conditions, such as construction and/or golf cart access, until such time as those openings are removed to complete the perimeter wall. The applicant shall continue to maintain the site to avoid dust blowing onto adjacent properties. This requirement shall remain in force until 100% completion of the project perimeter wall. LANDSCAPE AND IRRIGATION 30. The applicant shall comply with LQMC Sections 13.24.130 (Landscaping Setbacks) & 13.24.140 (Landscaping Plans). Landscape and irrigation plans for landscaped lots and setbacks, medians, retention basins, and parks shall be signed and stamped by a licensed landscape architect. 31. All 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). Final landscape plans shall reflect a significant effort to reduce turf areas in all landscaping, common and private. 32. The applicant shall submit final landscape plans for review, processing and approval by the Community Development Department, in accordance with the Final Landscape Plan application process and with green sheet sign off by the Public Works Department. When plan checking has been completed by the Community Development Department, the applicant shall obtain the signatures of CVWD and the Riverside County Agricultural Commissioner, prior to submittal for signature by the Community Development Director. Landscape plans for landscaped medians on public streets shall be approved by the both the Community Development Director and the City Engineer. Where City CONDITIONS OF APPROVAL - ADOPTED SITE DEVELOPMENT PERMIT 2013-924 SIGNATURE AT PGA WEST DECEMBER 3, 2013 Page 10 of 15 Engineer approval is not required, the applicant shall submit for green sheet approval by the Public Works Department. Community Development Director approval of the final landscape plans is required prior to issuance of the first building permit, unless the Community Development Director determines extenuating circumstances exist which justify an alternative processing schedule. NOTE: Plans are not approved for construction until signed by the appropriate City official, including the Community Development Director and/or City Engineer. Prior to final approval of the installation of landscaping, the Landscape Architect of record shall provide the Community 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 final landscaping inspection that adjustments are required in order to meet the intent of the Planning Commission's approval, the Community Development Director shall review and approve any such revisions to the landscape plan. 33. Landscape areas shall have permanent irrigation improvements meeting the requirements of the Community Development Director and the Coachella Valley Water District. Use of lawn areas shall be minimized with no lawn, or spray irrigation, being placed within 24 inches of curbs along public streets. 34. Proposed landscape palettes for all landscape components of the project shall be consistent with the master palette included in Specific Plan 83-002,Amendment No. 6, as approved. 35. Front yard landscaping for each dwelling shall consist of, at minimum, 36" box trees (i.e., a minimum 2.5 inch caliper measured three feet up from grade level after planting), 5-gallon shrubs, and groundcover. Double lodge poles (two-inch diameter) shall be used to brace and stake trees. To encourage water conservation, no more than 50% of the front yard landscaping shall be devoted to turf. A no -turf front yard option shall be provided for each plan type. 36. All water features shall be filled and replenished in accordance with LQMC Section 8.13 (Water Efficient Landscape). All tile roofs shall incorporate a built- up mudding effect. All stucco coverings shall be a smooth, hand -trowel finish. CONDITIONS OF APPROVAL - ADOPTED SITE DEVELOPMENT PERMIT 2013-924 SIGNATURE AT PGA WEST DECEMBER 3, 2013 Page 11 of 15 37. The final landscape plans shall reflect a significant effort to reduce the use of turf areas in all landscaping, common and private. Specifically, plans shall minimize or eliminate all turf areas adjacent to sidewalks and roadways. FIRE PROTECTION 38. The Riverside County Fire Department requires the below listed fire protection measures be provided in accordance with the City of La Quinta Municipal Code and/or the Riverside County Fire Department Fire Protection Standards. Final conditions will be addressed when complete building plans are reviewed. 39. For residential areas, approved standard fire hydrants, located at each intersection, with no portion of any lot frontage more than a maximum of 500 feet from a hydrant. Minimum fire flow for all residential structures shall be 1000 GPM for a 2-hour duration at 20 PSI. 40. Blue dot retro-reflectors shall be mounted on private streets and driveways 8 inches from centerline to the side that the fire hydrant is on, to identify fire hydrant locations. 41. City of La Quinta ordinance requires all buildings 5,000 sq. ft. or larger to be fully sprinkled per NFPA 13/1313/13D Standard. Residential fire sprinklers are required in all one and two-family dwellings per the California Residential Code. Contact the Riverside County Fire Department for the Residential Fire Sprinkler Standard. Sprinkler plans will need to be submitted to the Fire Department. 42. For commercial areas, the required fire flow shall be available from 1 Super hydrant(s) (6" x 4" x 21 /2" x 21 /2") spaced not more than 500 apart and shall be capable of delivering a fire flow 1750 GPM per minute for two hours duration at 20 psi residual operating pressure, which must be available before any combustible material is placed on the construction site. 43. For commercial areas, the FCD and PIV shall be located to the front of building within 50 feet of approved roadway and within 200 feet of an approved hydrant. Sprinkler riser room must have indicating exterior and/or interior door signs. A C-16 licensed contractor must submit plans, along with current permit fees, to the Fire Department for review and approval prior to installation 44. Any turn -around requires a minimum 38-foot turning radius, subject to approval by the Fire Department. 45. All structures shall be accessible from an approved roadway to within 150 feet CONDITIONS OF APPROVAL - ADOPTED SITE DEVELOPMENT PERMIT 2013-924 SIGNATURE AT PGA WEST DECEMBER 3, 2013 Page 12 of 15 of all portions of the exterior of the first floor. 46. Display street numbers in a prominent location on the address side of building(s) and/or rear access if applicable. Numbers and letters shall be a minimum of 12" in height for building(s) up to 25' in height. In complexes with alpha designations, letter size must match numbers. All addressing must be legible, of a contrasting color, and adequately illuminated to be visible from street at all hours. 47. Fire Apparatus access road and driveways shall be in compliance with the Riverside County Fire Department Standard number 06-05 (located at www.rvcfire.org). Access lanes will not have an up, or downgrade of more than 15%. Access roads shall have an unobstructed vertical clearance not less than 13 feet and 6 inches. Access lanes will be designed to withstand the weight of 80 thousand pounds over 2 axles. Access will have a turning radius capable of accommodating fire apparatus. Access lane shall be constructed with a surface so as to provide all weather driving capabilities 48. Gates may be automatic or manual and shall be equipped with a rapid entry system (KNOX). Plans shall be submitted to the Fire Department for approval prior to installation. Automatic gate pins shall be rated with a shear pin force, not to exceed 30 pounds. Gates activated by the rapid entry system shall remain open until closed by the rapid entry system. Automatic gates shall be provided with backup power. 49. The required water system, including fire hydrants, shall be installed and accepted by the appropriate water agency prior to any combustible building material being placed on an individual lot. Two sets of water plans are to be submitted to the Fire Department for approval. 50. The applicant or developer shall prepare and submit to the Fire Department for approval, a site plan designating required fire lanes with appropriate lane painting and/or signs. 51. Roadways may not exceed 1320 feet without secondary access. This access may be restricted to emergency vehicles only however, public egress must be unrestricted. 52. No hazardous materials shall be stored and/or used within the building, which exceeds quantities listed in 2010 CBC. No class I, II or IIIA of combustible/flammable liquid shall be used in any amount in the building. CONDITIONS OF APPROVAL - ADOPTED SITE DEVELOPMENT PERMIT 2013-924 SIGNATURE AT PGA WEST DECEMBER 3, 2013 Page 13 of 15 FEES AND DEPOSITS 53. 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). 54. 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. 55. Provisions shall be made to comply with the terms and requirements of the City's adopted Art in Public Places program in effect at the time of issuance of building permits. 56. Applicant shall pay the fees as required by the Coachella Valley Unified School District, as in effect at the time requests for building permits are submitted. 57. Permits issued under this approval shall be subject to the Coachella Valley Multi - Species Habitat Conservation Plan/Natural Community Habitat Conservation Plan Mitigation Fee, in accordance with LQMC Chapter 3.34. 58. Applicant shall pay the related CEQA filing and posting fees, as required under Condition 95 of Tentative Tract Map 36537. COMMUNITY DEVELOPMENT DEPARTMENT 59. Applicant shall ensure compliance with all mitigation measures set forth in the Subsequent Environmental Impact Report (SEIR), SCH #2007061056, as part of all related conditions of approval, as identified in Condition No. 3. These mitigation measures are required to address potentially significant impacts to Air Quality (Short -Term Construction Impacts); Cultural Resources; Noise; Public Services (Schools); Transportation, Traffic, Parking and Circulation (Project Traffic, Cumulative Impacts). 60. Applicant shall prepare project CC&R's to address parking restrictions for on - street guest parking and all other guest parking areas, including any use of common driveway space for parking. Parking and access provisions shall also include allowances for golf cart use and parking within the development, in association with the approval conditions for Tentative Tract 36537. In addition, the CC&R's shall incorporate provisions as set forth in Development Agreement CONDITIONS OF APPROVAL - ADOPTED SITE DEVELOPMENT PERMIT 2013-924 SIGNATURE AT PGA WEST DECEMBER 3, 2013 Page 14 of 15 2006-011, as determined necessary by the City Attorney and Community Development Department. 61. Building heights, setbacks, parking and other development standards shall be in compliance with the approved plan documents for the Signature at PGA West project: Tentative Tract Map 36537, Site Development Permit 2013-924, and any precedent conditions of approval for Specific Plan 83-002, Amendment No. 6. 62. Within 30 days of the initiation of any ground disturbing activity on the project site, the project proponent shall cause a protocol -compliant burrowing owl survey to be completed, submitted to the Community Development Department, and approved. Should the species be identified on the site, the biologist's recommendations for relocation shall be implemented prior to the issuance of any ground disturbance permit. 63. A final acoustical analysis shall be completed and submitted for review at time of building permit plan check, based on final lot layout and pad elevations, to demonstrate that the City's standards for interior and exterior CNEL levels will be met for each proposed dwelling unit. 64. An improvement schedule and access agreement for the ultimate development of Lot 136, for expansion of the Stadium Clubhouse parking area, shall be submitted prior to final map recordation. Establishment of the proposed parking facilities shall be subject to review and approval of a site development permit in accordance with Section 9.210.010, LQMC (Development Review Permits). 65. All tile roofs shall incorporate a built-up mudding effect. All stucco coverings shall be a smooth, hand -trowel finish. 66. Lots 1 and 2 shall be restricted to single story Estate plans, as shown on the preliminary precise grading plan. This restriction shall be noted on, and verified during review of, the final precise grading plan submitted for building plan check. 67. Dwelling units sited on Lots 59-65 and 74-104 shall maintain a 45-foot building setback, as measured from the project property line/perimeter wall. Compliance with this requirement shall be verified during review of precise grading plan submittal(s). 68. All rooftop mechanical equipment shall be completely screened from view. Utility transformers or other ground mounted mechanical equipment shall be CONDITIONS OF APPROVAL - ADOPTED SITE DEVELOPMENT PERMIT 2013-924 SIGNATURE AT PGA WEST DECEMBER 3, 2013 Page 15 of 15 fully screened with a screening wall or landscaping and painted to match the adjacent buildings. 69. A detailed lighting plan shall be submitted, to include area lighting for pedestrian and other common areas. Pole lighting at the two parking areas serving Villas 44 through 51 shall be shielded to minimize light wash into the northerly adjacent Estate lots. 70. The project developer shall work with City staff to identify and incorporate enhanced energy conservation and efficiency measures, toward exceeding the minimum provisions of California Building Standards Code, Title 24. Such measures shall be considered in all aspects of project implementation, from initial grading construction to landscaping installations. 71. Any future time extension requests for SDP 2013-924, when requested independent of any extension request for TT 36537, shall be subject to scrutiny in consideration of the then current approval conditions for TT 36537. Should any requisite condition changes to the SDP conflict with existing TT 36537 conditions, an amendment to the tentative map in order to address said conflict may be required, subject to a determination by the Community Development Director.