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CC Resolution 2014-040RESOLUTION NO. 2014 - 040 A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF LA QUINTA, CALIFORNIA, APPROVING SITE DEVELOPMENT PERMIT 2013-937, INCLUDING SITE, ARCHITECTURAL, AND LANDSCAPING PLANS FOR THE CANYON RIDGE PROJECT CASE NO.: SITE DEVELOPMENT PERMIT 2013-937 APPLICANT: WEST COAST HOUSING PARTNERS WHEREAS, the City Council of the City of La Quinta, California did, on the 15t' day of July, 2014, hold a duly noticed public hearing to consider a request by West Coast Housing Partners for approval of site, architectural, and landscaping plans for a 74 unit single family project located on the west side of Washington Street, between Avenue 47 and Avenue 48 in the City of La Quinta, more particularly described as: APN: 760-240-014 WHEREAS, the Planning Commission of the City of La Quinta, California did, on the 10th day of June, 2014, hold a duly noticed Public Hearing to consider a recommendation on said Site Development Permit, and after hearing and considering all testimony and arguments, did adopt Planning Commission Resolution 2014-012, recommending to the City Council approval of Site Development Permit 2013-937; and, WHEREAS, the Community Development Department published a public hearing notice in The Desert Sun newspaper on July 3, 2014 as prescribed by the Municipal Code. Public hearing notices were also mailed to all property owners within 500 feet of the site; and, . WHEREAS, at said Public Hearing, upon hearing and considering all testimony and arguments,, if any, of all interested persons desiring to be heard, said City Council did make the following mandatory findings to justify approval of said Site Development Permit: 1. Consistency with the General Plan The single family homes and the density of the project is consistent with the Low Density Residential land use designation in the General Plan. The project is consistent with the policies of the General Plan, particularly insofar as the project proposes high quality residential units in a master planned project. Resolution No.2014-040 Site Development Permit 2013-937 West Coast Housing Partners (Canyon Ridge) Adopted: July 15, 2014 Page 2 2. Consistency with the Zoning Code and Canyon Ridge Specific Plan (SP 06- 081) as amended The proposed development, as conditioned, is consistent with the development standards of the City's Zoning -Code and Specific Plan 06-081, as amended, in terms of project location, architectural style, building height, building mass, and landscaping. 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 the California Environmental Quality Act. The Community Development Department has determined that this area has been previously analyzed under CEQA, conditions have not changed, and the proposed project will not create any new impact that has not already been considered. 4. Architectural Design The architecture and layout of the buildings are compatible with, and not detrimental to, the development adjacent to the site, and consistent with the development standards in the Municipal Code and Specific Plan 06-081. 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 parking, and pedestrian access. The homes are. properly sized with regards to height and floor area, mass and scale. 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; Resolution No.2014-040 Site Development Permit 2013-937 West Coast Housing Partners (Canyon Ridge) Adopted: July 15, 2014 Page 3 SECTION 2. That the City Council does hereby approve Site Development Permit 2013-937, for the reasons set forth in this Resolution and subject to the attached Conditions of Approval, Exhibit A. PASSED, APPROVED and ADOPTED at a regular meeting of the La Quinta ,City Council held on this 15th day of July, 2014, by the following vote: AYES: Council Members Evans, Franklin, Henderson, Osborne, Mayor Adolph NOES: None ABSENT: None ABSTAIN: None DON AD PH, yor City of La Quinta, California ATTEST: SUSAN MAYSELS, y Clerk City of La Quinta, California (CITY SEAL) APPROVED AS TO FORM: WILLIAM H. IHRKE, City Attorney City of La Quinta, California RESOLUTION NO. 2014-040 CONDITIONS OF APPROVAL - FINAL SITE DEVELOPMENT PERMIT 2013-937 CANYON RIDGE ADOPTED: JULY 15, 2014 Page 1 of 13 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, or any Final Map recorded thereunder. 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. Site Development Permit 2013-937 shall comply with all applicable conditions and/or mitigation measures for the following related approval: Tentative Tract Map 35060 In the event of any conflict(s) between approval conditions and/or provisions of these approvals, the Community Development Director shall adjudicate the conflict by determining the precedence. 3. The Site Development Permit shall expire on July 15, 2016 and shall become null and void in accordance with 'La Quinta Municipal Code Section 9.200.080, unless a building permit has been issued. A time extension may be requested per LQMC Section 9.200.080. 4. 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 Co. Environmental Health Department • Desert Sands Unified School District (DSUSD) • Coachella Valley Water District (CVWD) • Imperial Irrigation District (IID) • California Regional Water Quality Control Board (CRWQCB) RESOLUTION NO. 2014-040 CONDITIONS OF APPROVAL - FINAL SITE DEVELOPMENT PERMIT 2013-937 CANYON RIDGE ADOPTED: JULY 15, 2014 Page 2 of 13 • State Water Resources Control Board • SunLine Transit Agency (SunLine) • South Coast Air Quality Management District Coachella Valley (SCAQMD) The applicant is responsible for all requirements of the permits and/or clearances from the above listed agencies. When these requirements include approval of improvement plans, the applicant shall furnish proof of such approvals when submitting those improvements plans for City approval.. 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 ("NO[") and Waste Discharger 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. 137-2013-001 1 and the State Water Resources Control Board's Order No. 2009-0009-DWQ and Order No. 2010- 0014-DWQ. 1. 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. 2. 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. 3. 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). RESOLUTION NO. 2014-040 CONDITIONS OF APPROVAL - FINAL SITE DEVELOPMENT PERMIT 2013-937 CANYON RIDGE ADOPTED: JULY 15, 2014 Page 3 of 13 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 owner shall execute and record an agreement that provides for the perpetual maintenance and operation of all post -construction BMPs as required. 7. 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). 8. 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 the following conditions of approval. 9. 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. 10. 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. RESOLUTION NO. 2014-040 CONDITIONS OF APPROVAL - FINAL SITE DEVELOPMENT PERMIT 2013-937 CANYON RIDGE ADOPTED: JULY 15, 2014 Page 4 of 13 PROPERTY RIGHTS 11. 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. 12. 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 limited to access rights over proposed and/or existing private streets that access public streets and open space/drainage facilities of the master development. 63911=41 "al 13. Cul-de-sac improvements that prevent southbound movement on the frontage road in front of St Francis Church shall be completed prior to the energization of the traffic signal at Washington Street at Lake La Quinta Drive, unless otherwise approved by the City Engineer. Improvement plans for these cul-de-sac improvements shall be approved by the City Engineer. 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. 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 design street pavement sections using CalTrans' 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 Collector Secondary Arterial Primary Arterial 3.0" a.c./4.5" c.a.b. 4.0" a.c./5.0" c.a.b. 4.0" a.c./6.0" c.a.b. 4.5" a.c./6.0". c.a.b. or the approved equivalents of alternate materials. 16. 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 RESOLUTION NO. 2014-040 CONDITIONS OF APPROVAL - FINAL SITE DEVELOPMENT PERMIT 2013-937 CANYON RIDGE ADOPTED: JULY 15, 2014 Page 5 of 13 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. 17. 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. 18. 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 As used throughout these Conditions of Approval, professional titles such as "engineer," "surveyor," and "architect," refer to persons currently certified or licensed to practice their respective professions in the State of California. 19. 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). 20. 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 Rough Grading Plan 1 " = 40' Horizontal B. PM 10 Plan 1 " = 40' Horizontal C. WQMP (Plan submitted in Report Form) NOTE: A through C to be submitted concurrently. B Off -Site Street Improvement/Storm Drain Plan 1 " = 40' Horizontal, 1 " = 4' Vertical E. Off -Site Signing & Striping Plan 1 " = 40' Horizontal RESOLUTION NO. 2014-040 CONDITIONS OF APPROVAL - FINAL SITE DEVELOPMENT PERMIT 2013-937 CANYON RIDGE ADOPTED: JULY 15, 2014 Page 6 of 13 The Off -Site street improvement plans shall have separate plan sheet(s) (drawn at 20 scale) that show the meandering sidewalk, mounding, and berming design in the combined parkway and landscape setback area. F. On -Site Street Improvements/Signing & Striping/Storm Drain Plan 1" = 40' Horizontal, 1 " = 4' Vertical G. Street Improvement Plan to Cul-De-Sac St. Francis Church Frontage Road 1 " = 40' Horizontal, 1 " = 4' Vertical H. Traffic Signal Plan 1 " = 20' Horizontal NOTE: D through H to be submitted concurrently. (Separate Storm Drain Plans if applicable) The following plans shall be submitted to the Building and Safety Department for review and approval. The plans shall utilize the minimum scale specified, unless otherwise authorized by the Building and Safety Director 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. I. On -Site Residential Precise Grading Plan (submitted to Building and Safety Department) 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 to commencing plan preparation. All Off -Site Plan & Profile Street Plans and Signing & Striping Plans shall show all existing improvements for a distance of at least 200-feet beyond the project limits, or a distance sufficient to show any required design transitions. All On -Site Signing & Striping Plans shall show, at a minimum; Stop Signs, Limit Lines and Legends, No Parking Signs, Raised Pavement Markers (including Blue RPMs at fire hydrants) and Street Name Signs per Public Works Standard Plans and/or as approved by the Engineering Department. "Rough 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. RESOLUTION NO. 2014-040 CONDITIONS OF APPROVAL - FINAL SITE DEVELOPMENT PERMIT 2013-937 CANYON RIDGE ADOPTED: JULY 15, 2014 Page 7 of 13 The applicant shall prepare an accessibility assessment on a marked up print of the building floor plan identifying every building egress and notes the 2013 California Building Code accessibility requirements associated with each door. The assessment must comply with submittal requirements of the Building & Safety Department. A copy of the reviewed assessment shall be submitted to the Public Works Department in conjunction with the Site Development Plan when it is submitted for plan checking. 21. The City maintains standard plans, detail sheets and/or construction notes for elements of construction which can be accessed via the "Plans, Notes and Design Guidance" section of the Public Works Department at the City website (www.la- quinta.org). Please navigate to the Public Works Department home page and look for the Standard Drawings hyperlink. 22. The applicant shall furnish a complete set of all approved improvement plans on a storage media acceptable to the City Engineer (currently mylars). 23. Upon completion of construction, and prior to final acceptance of the improvements by the City, the applicant shall furnish the City with reproducible record drawings of all improvement plans which were approved by the City. Each sheet shall be clearly marked "Record Drawing" and shall be stamped and signed by the engineer or surveyor certifying to the accuracy and completeness of the drawings. The applicant shall have all approved mylars previously submitted to the City, revised to reflect the as -built conditions. The applicant shall employ or retain the Engineer Of Record during the construction phase of the project so that the 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. C,RAI)ING 24. The applicant shall comply with the provisions of LQMC Section 13.24.050 (Grading Improvements). 25. 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. 26. To obtain an approved grading permit, the applicant shall submit and obtain approval of all of the following: A. A grading plan prepared by a civil engineer registered in the State of California, B. A preliminary geotechnical ("soils") report prepared by an engineer registered RESOLUTION NO. 2014-040 CONDITIONS OF APPROVAL - FINAL SITE DEVELOPMENT PERMIT 2013-937 CANYON RIDGE ADOPTED: JULY 15, 2014 Page 8 of 13 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. WQMP prepared by. ; a qualified . 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. 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. 27. 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. 28. Building pad elevations of perimeter lots shall not differ by more that one foot higher from the building pads in adjacent developments. 29. 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. 30. 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 RESOLUTION NO. 2014-040 CONDITIONS OF APPROVAL - FINAL SITE DEVELOPMENT PERMIT 2013-937 CANYON RIDGE ADOPTED: JULY 15, 2014 Page 9 of 13 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. DRAINA[;F 31. Stormwater handling shall conform with the approved hydrology and drainage report for Tract Map No..35060: Nuisance water shall be disposed of in an approved manner. 32. 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. 33. 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. 34. 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. 35. No fence or wall shall be constructed around any retention basin unless approved by the Community Development Director and the City Engineer. 36. 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. 37. Stormwater may not be retained in landscaped parkways or landscaped setback lots. Only incidental storm water (precipitation which directly falls onto the setback) will be permitted to be retained in the landscape setback areas. The perimeter setback and parkway areas in the street right-of-way shall be shaped with berms and mounds, pursuant to LQMC Section 9.100.040(B)(7). 38. The design of the development shall not cause any increase in flood boundaries and RESOLUTION NO. 2014-040 CONDITIONS OF APPROVAL - FINAL SITE DEVELOPMENT PERMIT 2013-937 CANYON RIDGE ADOPTED: JULY 15, 2014 Page 10 of 13 levels in any area outside the development. 39. 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. 40. Storm drainage historically received from adjoining property shall be received and retained or passed through into the historic downstream, drainage relief route. 41. 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. 137-2013-001 1 and the State Water Resources Control Board's Order No. 2009- 0009-DWQ and Order No. 2010-0014-DWQ.. A. For post -construction urban runoff from New Development and Redevelopments 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. 137-2013-001 1. B. The applicant shall implement the WQMP Design Standards per (CRWQCB- CRB) Region Board Order No. R7-201 3-0011 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 42. The applicant shall comply with the provisions of LQMC Section 13.24.110 (Utilities). 43. 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, RESOLUTION NO. 2014-040 CONDITIONS OF APPROVAL - FINAL SITE DEVELOPMENT PERMIT 2013-937 CANYON RIDGE ADOPTED: JULY 15, 2014 Page 11 of 13 but not limited to, traffic signal cabinets, electric vaults, water valves, and telephone stands, to ensure optimum placement for practical and aesthetic purposes. 44. Existing overhead utility lines within, or adjacent to the proposed development, and all proposed utilities shall be installed underground. Interim improvements shall be designed and constructed as approved by the City Engineer as well as the appropriate utility provider. All existing utility lines attached to joint use 92 KV transmission power poles are exempt from the requirement to be placed underground. 45. Underground utilities shall be installed prior to overlying hardscape. For installation of utilities in existing improved streets, the applicant shall comply with trench restoration requirements maintained, or required by the City Engineer. The applicant shall provide certified reports of all utility trench compaction for approval by the City Engineer. Additionally, grease traps and the maintenance thereof shall be located as to not conflict with access aisles/entrances. CONSTRUCTION 46. The City will conduct final inspections of habitable buildings only when the buildings have improved street and (if required) sidewalk access to publicly -maintained 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 47. The applicant shall comply with LQMC Sections 13.24.130 (Landscaping Setbacks) & 13.24.140 (Landscaping Plans) 48. Landscape and. irrigation plans shall be signed,. and stamped by a licensed landscape architect. 49. All new 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). 50. 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) RESOLUTION NO. 2014-040 CONDITIONS OF APPROVAL - FINAL SITE DEVELOPMENT PERMIT 2013-937 CANYON RIDGE ADOPTED: JULY 15, 2014 Page 12 of 13 shall be used to brace and stake trees. 51. The applicant shall submit the final landscape plans for review, processing and approval to the Community Development Department, in accordance with the Final Landscape Plan application process as a minor final landscape plan. 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. MAINTENANCE 52. The applicant shall comply with the provisions of LQMC Section 13.24.160 (Maintenance). 53. The applicant shall make provisions for the continuous and perpetual maintenance of perimeter landscaping up to the curb, access drives, sidewalks, and stormwater BMPs. FEES AND DEPOSITS 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. MISCELLANEOUS 55. The retaining system along the west border of the property shall be redesigned and subject to approval by the City Engineer and Community Development Director. Said RESOLUTION NO. 2014-040 CONDITIONS OF APPROVAL - FINAL SITE DEVELOPMENT PERMIT 2013-937 CANYON RIDGE ADOPTED: JULY 15, 2014 Page 13 of 13 retaining system shall incorporate a tiered design so as each individual tiered section of the wall shall not exceed eight (8) vertical feet. Each resulting tier shall be stepped back a minimum of six (6) horizontal feet from the preceding tier. The resulting step -back area(s) shall not exceed a maximum slope of 3:1 and shall be landscaped with a variety of cascading vines and large shrubs in order to soften the overall mass of the walls. 56. The central recreational space shall include, at a minimum, a children's play amenity, benches, and a dog park component, including a water source and pet clean-up facilities. 57. Prior to approval of Final Map 35060, the applicant shall provide the City with a fully executed agreement between West Coast Housing Partners and Saint Francis of Assisi Catholic Church, demonstrating that the parties have agreed to the timing, responsibilities and construction of an access driveway from the west end of the Church's southern parking lot onto the secondary access along the northern property line of the Canyon Ridge project. 58. All doors leading from the garage into the side yards shall swing outwards.