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CC Resolution 2004-163RESOLUTION NO. 2004-163 A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF LA QUINTA, CALIFORNIA, APPROVING A THIRD AMENDMENT TO SPECIFIC PLAN 97-029 (CENTRE AT LA QUINTA) CASE: SPECIFIC PLAN 97-029, AMENDMENT #3 APPLICANT: LA QUINTA REDEVELOPMENT AGENCY WHEREAS, the City Council of the City of La Quinta, California did, on the 21 ' day of December, 2004 hold a duly noticed Public Hearing to consider a request by La Quinta Redevelopment Agency, for approval of a Specific Plan Amendment to add approximately " 12.33 acres to the existing Planning Area III of the Centre at La Quinta Specific Plan, located at the southwest corner of Highway 111 and Dune Palms Road, more particularly described as the northerly portion of: APN: 649-030-034 WHEREAS, the Planning Commission of the City of La Quinta, California did, on the 14th day of December, 2004 hold a duly noticed Public Hearing to consider a request by La Quinta Redevelopment Agency, to recommend to the City Council approval of a Specific Plan Amendment to add approximately 12.33 acres to the existing Planning Area III of the Centre at La Quinta Specific Plan, located at the southwest corner of Highway 111 and Dune Palms Road; and WHEREAS, the Community Development Department mailed case file materials to all affected agencies for their review and comment on the proposed project. All written comments are on file with the Community Development Department; and WHEREAS, the Community Development Department published a public hearing notice in the Desert Sun newspaper on November 24, 2004; as prescribed by the Municipal Code. Public hearing notices were also mailed to all property owners within 500 feet of the site; and WHEREAS, said Specific Plan has complied with the requirements of "The Rules to Implement the California Environmental Quality Act of 1970" as amended (Resolution 83-63) in that the La Quinta Community Development Department has prepared Environmental Assessment 2004-524 for this Specific Plan Amendment in compliance with the requirements of the California Environmental Quality Act of 1970, as amended. The Community Development Department has determined that the project, as conditioned, will not have a significant adverse impact on the environment because mitigation measures have Resolution No. 2004-162 Specific Plan 97-029, Amendment #3 La auinta Redevelopment Agency Adopted: December 21, 2004 Page 2 been imposed on the project that would reduce impacts to less than significant levels, and therefore, a Mitigated Negative Declaration of environmental impact will be certified by the City Council. A Notice of Intent to Adopt a Mitigated Negative Declaration was posted with the Riverside County Recorder's Office on November 23, 2004 as required by Section 15072 of the California Environmental Quality Act (CEQA) statutes; and WHEREAS, at the Public Hearing upon hearing and considering all testimony and arguments of all interested persons desiring to be heard, said City Council did make the following Mandatory Findings to justify approval of said Specific Plan Amendment #3: Finding A - Consistency with General Plan The property is designated Mixed/Regional Commercial. The proposed project will be developed with commercial uses and within the development intensity (FAR) specified for this designation as allowed under the General Plan. Finding B — Public Welfare Enhancement The project will not be detrimental to the public health, safety and welfare in that the project is designed in compliance with the City's General Plan and design of the Specific Plan, as well as other County and State standards, such as CEQA. Findings C and D — Land Use Compatibility and Property Suitability The project site will be added to an already commercially designated and zoned area. The project will provide adequate buffering through landscaping and walls to ensure compatibility with surrounding land uses. Additionally, the project will provide adequate perimeter landscaping and acceptable architectural design guidelines, consistent with those requirements of the existing Specific Plan. 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 said City Council in this case; and Resokidon No. 2004-162 —' Speciflc Plan 97-029, Amendment #3 La Quints Redevelopment Agency Adopted: December 21, 2004 Page 3 2. That it does hereby acknowledge that Environmental Assessment 2004- 524 has determined that no significant effects on the environment have been identified that cannot be reduced to a level of insignificance by application of identified mitigation measures; and 3. That it does hereby approve Specific Plan 97-029, Amendment #3, 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 La Quinta City Council, held on this 21 ' day of December, 2004, by the following vote, to wit: AYES: Council Members Henderson, Osborne, Perkins, Sniff, Mayor Adolph NOES: None ABSENT: None ABSTAIN: None DON ADOLP Ma r City of La Quinta, California ATTEST: J . GREEK, CMC, CityrJ4rk City of La Quinta, California (CITY SEAL) Resolution No. 2004-162 Specific Plan 97-029, Amendment #3 La Quinta Redevelopment Agency Adopted: December 21, 2004 Page 4 APPROVED AS TO FORM: M. KATHERINEPJENSON, Ci City of La Quinta, California CITY COUNCIL RESOLUTION NO. 2004-163 SPECIFIC PLAN 1997-029, AMENDMENT NO. 3 — CENTRE AT LA QUINTA CONDITIONS OF APPROVAL - FINAL DECEMBER 21, 2004 GENERAL 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 Specific Plan, 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. Specific Plan No. 97-029, Amendment No. 3, . shall comply with the requirements and standards of Government Code § § 66410 through 66499.58 (the "Subdivision Map Act'), and Chapter 13 of the La Quinta Municipal Code ("LQMC") . at The City of La Quinta's Municipal Code can be accessed on the City's Web Site www.la-quinta.org. 3. Prior to the issuance of any grading, construction, or building permit by the City, the applicant shall obtain any necessary clearances and/or permits from the following agencies: • Fire Marshal • Public Works Department (Grading Permit, Improvement Permit) • Community Development Department • Riverside Co. Environmental Health Department • Desert Sands Unified School District • Coachella Valley Water District (CVWD) • Imperial Irri.ga' ion District (IID) • California Water Quality Control Board (CWQCB) • SunLine Transit Agency • SCAQMD Coachella Valley The applicant is responsible for all requirements of the permits and/or clearances �— from the above listed agencies. When the requirements include approval of improvement plans, the applicant shall furnish proof of such approvals when submitting those improvements plans for City approval. Resolution No. 2004-163 Specific Plan 1997-029, Amendment No. 3 - Centre at La Quinta Conditions of Approval - Recommended December 21, 2004 Page 2 If previous NPDES construction permits are no longer applicable, a project - specific NPDES construction permit must be obtained by the applicant; and who then shall submit a copy of the Regional Water Quality Control Board's ("RWQCB") acknowledgment of the applicant's Notice of Intent ("NOI"), prior to the issuance of a grading or site construction permit by the City. 4. 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), LQMC.; .Riverside County Ordinance No. 457; and the State Water Resources Control Board's Order No. 99-08-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"). 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's SWPPP shall be approved by the City Engineer prior to any on or off -site grading being done in relation to this project. C, 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. . D. The applicant's SWPPP shall include provisions for all of the following Best Management Practices ("BMPs") (8.70.020 (Definitions), LQMC): 1) Temporary Soil Stabilization (erosion control). 2) Temporary Sediment Control. 3) Wind Erosion Control. 4) Tracking Control. 5) Non -Storm Water Management. Resoardon No. 2004-163 Specific Plan 1997-029, Amendment No. 3 - Centre at La Quints Conditions of Approval - Recommended December 21, 2004 Page 3 6) Waste Management and. Materials Pollution Control. E. 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. F. The approved SWPPP and BMPs shall remain in effect for the entire duration of project construction until all improvements are completed and accepted by the City. 5. Permits issued under this approval shall be subject to the provisions of the Infrastructure Fee Program and Development Impact Fee program in effect at the time of issuance of building permit(s). PROPERTY RIGHTS 6. 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. 7. The applicant shall offer for dedication on the Final Map, all public street right-of- ways in conformance with the City's General Plan, Municipal Code, applicable specific plans, and/or as required by the City Engineer. 8. The public street right-of-way offers for dedication required for this development include: A. PUBLIC STREETS 1) Highway 111 (Major Arterial - State Highway, 140' ROW) - The standard 70 feet from the centerline of Highway 111 for a total 140-foot ultimate developed right of way plus additional right of way for an exclusive right turn only lane measured 78 feet from the centerline of Highway 111. 2) Dune Palms Road (Primary Arterial, Option A - 110' ROW) - The standard 55 feet from the centerline of Dune Palms Road for a total 110-foot ultimate developed right of way except for an additional right of way dedication at the three access driveways of Resolution No. 2004-163 Specific Plan 1997-029, Amendment No. 3 - Centre at La Quinta Conditions of Approval - Recommended December 21, 2004 Page 4 62 feet from the centerline and a minimum of 100 feet long plus a variable dedication of an additional 50 feet to accommodate improvements conditioned under STREET AND TRAFFIC IMPROVEMENTS. 9. Dedications shall include additional widths as necessary for dedicated right and left turn lanes, bus turnouts, and other features contained in the approved construction plans. Pursuant to this requirement, the Applicant shall include in the submittal packet containing the draft final map submitted for map checking, an offsite street geometric layout, drawn at 1 " equals 40 feet, detailing the following design aspects: median curb line, outside curb line, lane line alignment including lane widths, , left turn lanes, deceleration lane(s) and bus stop turnout(s). The geometric layout shall be accompanied with sufficient professional engineering studies to confirm the appropriate length of all proposed turn pockets and auxiliary lanes that may impact the right of way dedication required of the project and the associated landscape setback requirement 10. When the City Engineer determines that access rights to the. proposed street .right-of-ways shown on the approved Specific Plan are necessary prior to approval of the Final Map dedicating such right-of-ways, the applicant shall grant the necessary right-of-ways within 60 days of a written request by the City. 1 1.. The applicant shall offer for dedication on the Final Map a ten -foot wide public utility easement contiguous with, and along both sides of all private streets. Such easement may be reduced to five feet in width with the express written approval of IID. 12. The applicant shall create perimeter landscaping setbacks along all public right- of-ways as follows: A. Highway 111 (Major Arterial — State Highway) - 50-foot from the R/W- P/L. B. Dune Palms Road (Primary Arterial) - 20-foot from the R/W-P/L. The setback requirements shall apply to all frontages including, but not limited to, remainder parcels and sites dedicated for utility purposes. Resolution No. 2004-163 Specific Plan 1997-029, Amendment No. 3 - Centre at La Write Conditions of Approval - Recommended December 21, 2004 Page 5 Where public facilities (e.g., sidewalks) are placed on privately -owned setbacks, the applicant shall offer for dedication blanket easements for those purposes on the Final Map. 13. At locations where the onsite finished grade adjacent to the landscaped setback lot has an elevation differential with respect to the arterial street top of curb exceeding 11 feet, the applicant shall comply with, and accommodate, the maximum slope gradients in the parkway/setback area and meandering sidewalk requirements by either: 1) increasing the landscape setback size as needed, or 2) installing retaining walls between, the sidewalk and the back of - the landscaped area as needed. 14. The applicant shall offer for dedication those easements necessary for the placement of, and access to, utility lines and structures, drainage basins, mailbox clusters, park lands, and common areas on the Final Map. 15. Direct vehicular access to Highway 111 and Dune Palms Road from parcels with frontage along Highway 111. and Dune Palms Road is restricted, except for those access points identified in the Specific Plan, or as otherwise conditioned in these conditions of approval. . The applicant shall furnish roof of easements, or written permission, as �I 16 pp p appropriate, from those owners of all abutting properties on which grading, retaining wall construction, permanent slopes, or other encroachments will occur. 17. The applicant shall cause no easement to be granted; or recorded, over any portion of the subject property between the date of approval. of the Specific Plan and the date of recording of any Final Map, unless such easement is 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. 18. 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 Section 13.24.040 (Improvement Plans), LQMC. Resolution No. 2004-163 Specific Plan 1997-029, Amendment No. 3 - Centre at La Quinta Conditions of Approval - Recommended December 21, 2004 Page 6 19. 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 lit = 40' Horizontal B. PM 10 Plan C. SWPPP 1 " = 40' Horizontal 1 " = 40' Horizontal Note: A through C to be submitted concurrently. D. Storm Drain Plans 1 " _ .40' Horizontal E. Off -Site Street Plan ill = 40' Horizontal, 1 4' Vertical F. Off -Site Signing & Striping Plan 1 " = 40' Horizontal 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. G. On -Site Commercial Precise Grading Plan 1 ". = 30' Horizontal H. Traffic Signal Plans 1 " = 20' 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. Resolution No. 2004-163 Specific Plan 1997-029, Amendment No. 3 - Centre at La aunts Conditions of Approval - Recommended December 21, 2004 p Page 7 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. The applicant shall prepare an accessibility assessment on a marked up print of the building floor plan identifying every building egress and notes the 2001- 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 Engineering Department in conjunction with the On -site Commercial Precise Grading Plan when it is submitted for plan checking. "On -site Commercial Precise Grading" plans shall normally include all on -site surface improvements including but not necessarily limited to finish grades for curbs & gutters, building floor elevations, parking lot improvements and ADA requirements. 20. The City maintains standard plans, detail sheets and/or construction notes for elements of construction on the Public Works Online Engineering Library at http://www.la-guinta.grg/publicworks/tractl/z onlinelibrary/0 intropage.htm. 21. The applicant shall furnish a complete set of the AutoCAD files of all approved improvement plans on a storage media acceptable to the City Engineer. The files shall be saved in a standard AutoCAD format so they may be fully retrievable through a basic AutoCAD program. At the completion of construction, and prior to the final acceptance of the improvements by the City, the applicant shall update the AutoCAD files in order to reflect the as -built conditions. Where the improvement plans were not produced in a standard AutoCAD format, or a file format that can be converted to an AutoCAD format, the City Engineer will accept raster -image files of the plans. Resolution No. 2004-163 Specific Plan 1997-029, Amendment No. 3 - Centre at La Quinta Conditions of Approval - Recommended December 21, 2004 Page 8 IMPROVEMENT SECURITY AGREEMENTS 22. Improvements to be made, or agreed to be made, shall include the removal of any existing structures or other obstructions which are not a part of the proposed improvements; and shall provide for the setting of the final survey monumentation. GRADING 23. The applicant shall comply with the provisions of Section 13.24.050 (Grading Improvements), LQMC. 24. 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. 25. 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 qualified engineer, B. A preliminary geotechnical ("soils") report prepared by a qualified engineer, C. A Fugitive Dust Control Plan prepared in accordance with Chapter 6.16, (Fugitive Dust Control), LQMC, and D. A Best Management Practices report prepared in accordance with Sections 8.70.010 and 13.24.170 (NPDES stormwater discharge permit and Storm Management and Discharge Controls), LQMC. All grading shall conform to the recommendations contained in the Preliminary Soils Report, and shall be certified as being adequate by a soils engineer, or by an engineering geologist. 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. Resokidon No. 2004-163 Specific Plan 1997-029, Amendment No. 3 - Centre at La Quanta Conditions of Approval - Recommended December 21, 2004 Page 9 26. 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. 27. Grading within the perimeter setback and parkway areas shall have undulating terrain and shall conform with the requirements of LQMC Section 9.60.240(F) except as otherwise modified by this condition requirement. The maximum slope shall .not exceed 3:1 anywhere in the landscape setback area, except for the backslope (i.e. the slope at the back of the landscape lot) which shall not exceed 2:1 if fully planted with ground cover. The maximum slope in the first six (6) feet adjacent to the curb shall not exceed 4:1 when the nearest edge of sidewalk is within six feet (61 of the curb, otherwise the maximum slope within the right of way shall not exceed 3:1. All unpaved parkway areas adjacent to the curb shall be depressed one and one-half inches. (1.5") in the first eighteen inches 0 8") behind the curb. 28. Building pad elevations on the rough grading plan submitted for City Engineer's approval shall conform with pad elevations shown on the tentative map, unless the pad elevations have other requirements imposed elsewhere in these Conditions of Approval. 29. The applicant shall minimize the differences in elevation between the adjoining properties and the lots within this development. Building pad elevations on contiguous interior lots shall not differ by more than three feet except for lots that do not share a common street frontage, where the differential shall not exceed five feet. 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 any site grading or regrading that will raise or lower any portion of the site by more than plus or minus three tenths of a foot from the elevations shown on the approved Specific Plan, the applicant shall submit the proposed grading changes to the City Staff for a substantial conformance finding review. Resolution No. 2004-163 Speck Plan 1997-029, Amendment No. 3 — Centre at La Quinta Conditions of Approval - Recommended December 21, 2004 Page 10 31. 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. 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. DRAINAGE 32. The applicant shall comply with the provisions of Section 13.24.120 (Drainage), LQMC, Engineering Bulletin No. 97.03. 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 tributary drainage area shall extend to the centerline of adjacent public streets and highways. The design storm shall be either the 3 hour, 6 hour or 24 hour event producing the greatest total run off. 33. 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. Nuisance water shall be retained on site. Nuisance water shall be disposed of in a. trickling sand filter and leach field or equivalent system approved by the City Engineer. The sand filter and leach field shall be designed to contain surges of up to 3 gph/1,000 sq. ft. of landscape area, and infiltrate 5 gpd/1,000 sq. ft. The sand filter and leach field shall be designed to contain nuisance water surges from landscape area, residential unit, and off -site street nuisance water. Flow from adjacent well sites shall be designed for retention area percolation by separate infiltration system approved by the City Engineer. The sand filter design shall be per La Quinta Standard 370 with the equivalent of 137.2 gph of water feed per sand filter to accept the abovementioned nuisance water requirements. Leach line requirements are 1.108 feet of leach line per gph of flow. 34. The project shall be designed to accommodate purging and blowoff water (through underground piping and/or retention facilities) from any on -site or adjacent well sites granted or dedicated to the local water utility authority as a requirement for development of this property. Resolution No. 2004-163 specific Plan 1997-029, Amendment No. 3 - Centre at Le Quints Conditions of Approval - Recommended December 21, 2004 Page 11 35. For on -site common retention basins, retention depth shall be according to Engineering Bulletin 97.03, and side slopes shall not exceed 3:1 and shall be planted with maintenance free ground cover. For retention basins on individual lots, retention depth shall not exceed two feet. 36. Stormwater may not be retained in landscaped parkways or landscaped setback lots along Dune Palms Road. 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 Section 9.100.040(B)(7), LQMC. 37. The design of the development shall not cause any increase in flood boundaries, levels or frequencies in any area outside the development. 38. 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. 39. Storm drainage historically received from adjoining property shall be received and retained or passed through into the historic downstream drainage relief route. I1TII ITIFS 40. The applicant shall comply with the provisions of Section 13.24.110 (Utilities), LQMC . 41. The applicant shall obtain the approval of the City Engineer for the location of all utility lines within any right-of-way, and all above -ground utility structures including, but not limited to, traffic signal cabinets, electric vaults, water valves, and telephone stands, to ensure optimum placement for practical and aesthetic purposes. 42. Existing overhead utility lines within, or adjacent to the proposed development, and all proposed utilities shall be installed underground. All existing utility lines attached to joint use 92 KV transmission power poles —"' are exempt from the requirement to be placed underground. Resolution No. 2004-163 Specific Plan 1997-029, Amendment No. 3 - Centre at La Quinta Conditions of Approval - Recommended December 21, 2004 Page 12 43. 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. STREET AND TRAFFIC IMPROVEMENTS 44. 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. 45. The applicant shall construct the following street improvements to conform with the General Plan (street type noted in parentheses.) A. OFF -SITE STREETS 1) Highway 111 (Major Arterial - State Highway; 140' R/W): Widen the south side of the street along all frontage adjacent to the Specific Plan boundary to its ultimate width on the south side as specified in the General Plan, the requirements of these conditions and as approved by, CALTRANS. The south curb face shall be located fifty eight .feet (58') south of the centerline, except at locations where additional street width is needed to accommodate: a) A deceleration/right turn only lane on Highway 1 1 1 at the Dune Palms Road intersection per CALTRANS requirements. Other required improvements in the Highway 1 1 1 right or way and/or adjacent landscape setback area include: b) All appurtenant components such as, but not limited to: curb, gutter, traffic control striping, legends, and signs. Resoladon No. 2004-163 r-- Specific Plan 1997-029, Amendment No. 3 - Centre at La auinta k Conditions of Approval - Recommended s December 21, 2004 Page 13 c) 8-foot wide meandering sidewalk. The meandering sidewalk shall have an arrhythmic horizontal layout that utilizes concave and convex curves with respect to the curb line that either touches the back of curb or approaches within five feet of the curb at intervals not to exceed 250 feet. The sidewalk curvature radii should vary between ' 50 and 300 feet, and at each point of reverse curvature, the radius should change to assist in creating -the arrhythmic layout. The sidewalk shall meander into the landscape setback lot and approach within 5 ,feet of the perimeter wall at intervals not to exceed 250 feet. d) Modify the existing traffic signal at the Highway 111 and Dune Palms Road intersection for a dual left turn, for northbound Dune Palms Road traffic to westbound Highway 111 and any street improvements conditioned herewith. e) Remaining costs for the design and installation of the Bus Shelter on Highway 111, as previously conditioned on parcel Map 30240 and/or previous entitlements. 2) Dune Palms Road (Primary Arterial; Option A, 110' R/W): Widen the west side of the street along all frontage adjacent to the Specific Plan boundary to its ultimate width on the west side as specified in the General Plan and the requirements of these conditions. Rehabilitate and/or reconstruct existing roadway pavement as necessary to augment and convert it from a rural county -road design standard to La Quinta's urban arterial design standard. The west curb face shall be located forty three feet (43') west of the centerline, except at locations where additional street width is needed to accommodate: a) A deceleration/right turn only lane at the three access driveways. The west curb face shall be located fifty five feet (50') east of the centerline and length to be determined by a traffic study prepared for the applicant by a licensed traffic engineer per Engineering Bulletin # 03-08. As a minimum, the required right of way shall be for a length of 100 feet plus a variable dedication of an additional 50 feet. Resolution No. 2004-163 Specific Plan 1997-029, Amendment No. 3 - Centre at La Quinta Conditions of Approval - Recommended December 21, 2004 Page 14 b) A dual left turn lane for northbound Dune Palms Road traffic to westbound Highway 111. Other required improvements in the Dune Palms Road right or way and/or adjacent landscape setback area include: c) All appurtenant components such as, but not limited to: curb, gutter, traffic control striping, legends, and signs. d) 8-foot wide meandering sidewalk. The meandering sidewalk shall have an arrhythmic horizontal layout that utilizes concave and convex curves with respect to the * curb line that either touches the back of curb or approaches within five feet of the curb at intervals not to exceed 250 feet. The sidewalk curvature radii should vary between 50 and 300 feet, and at each point of reverse curvature, the radius should change to assist in creating the arrhythmic layout. The sidewalk shall meander into the landscape setback lot and approach within 5 feet of the perimeter wall at intervals not to exceed 250 feet. e) An 18 - foot wide raised landscaped median along the entire boundary of the Specific Plan plus variable width as needed to accommodate a dual left turn for the north bound Dune Palms Road traffic at Highway 1 1 1 and full movements at the signalized Primary Entry. Additional median breaks for access driveways on Dune Palms Road shall be established with Site Development Permit approvals. 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). The applicant is responsible for construction of all improvements mentioned above. The development is eligible for reimbursement from the City's Development Impact Fee fund in accordance with policies established for that program. Resolution No. 2004-163 Specific Plan 1997-029, Amendment No. 3 - Centre at La Quints Conditions of Approval - Recommended December 21, 2004 Page 15 3) The applicant shall install the Traffic signal at the project's main entry. Applicant is responsible for 100 % of the cost to design and install the traffic signal. Applicant shall enter into a SIA to post security for 100% of the cost to design and install the traffic signal prior to issuance of an on -site grading permit; the security shall remain in full force and effect until the signal is actually .installed by the applicant. Entry drives, main interior circulation routes, standard knuckles, corner cutbacks, bus turnouts, dedicated turn lanes and other features shown on the approved construction plans, may require additional street widths as may .be determined by the City Engineer. 46. 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: Parking Lot 3.0" a.c./4.5" c.a.b. Primary Arterial 4.5" a.c./6.0" c.a.b. Major Arterial — State Highway per CALTRANS Standard or the approved equivalents of alternate materials. 47. The applicant shall submit current mix designs (less than two years old at the time of construction) for base, asphalt concrete and Portland cement concrete. The submittal shall include test results for all specimens used in the mix design procedure. For mix designs over six months old, the submittal shall include recent (less than six months old at the time of construction) aggregate gradation test results confirming that design gradations can be achieved in current production. The applicant shall not schedule construction operations until mix designs are approved. 48. General access points and turning movements of traffic to the retail center shall be determined when the Site Development Permit is submitted for City review on entitlement. 49. 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. Resolution No. 2004-163 Specific Plan 1997-029, Amendment No. 3 - Centre at La auinta Conditions of Approval - Recommended December 21, 2004 Page 16 50. Improvements shall be designed and constructed in accordance with City adopted standards, supplemental drawings and specifications, or as approved by the City Engineer. Improvement plans for streets, access gates and parking areas shall be stamped and signed by qualified engineers. PARKING LOTS and ACCESS POINTS 51. The design of parking facilities shall conform to LQMC Chapter 9.150; especially the parking stall and aisle widths and the parking stall striping design. Entry drives, main interior circulation routes, corner cutbacks, bus turnouts, dedicated turn lanes, ADA accessibility route to public streets and other features shown on the approved construction plans, may require additional street widths and other improvements as may be determined by the City Engineer. CONSTRUCTION 52. 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. LANDSCAPING 53. The applicant shall comply with Sections 13.24.130 (Landscaping Setbacks) & 13.24.140 (Landscaping Plans), LQMC. 54. The applicant shall provide landscaping in the required setbacks, retention basins, common lots and park areas. 55. Landscape and irrigation plans for landscaped lots and setbacks, medians, retention basins, and parks shall be signed and stamped by a licensed landscape architect. Resolution No. 2004-163 SpecMic Plan 1997-029, Amendment No. 3 - Centre at La Quints F conditions of Approval - Recommended December 21, 2004 Page 17 56. The applicant shall submit the landscape plans for approval by the Community Development Department (CDD), prior to plan checking by the Public Works Department. When plan checking has been completed by CDD, the applicant shall obtain the signatures of CVWD and. the Riverside County Agricultural Commissioner, prior to submittal for signature by the City Engineer. NOTE: Plans are not approved for construction until signed by the City Engineer. 57. Landscape areas shall have permanent irrigation improvements meeting the requirements of the City Engineer. Use of lawn areas shall be minimized with no lawn, or spray irrigation, being placed within 18 inches of curbs along public streets. PUBLIC SERVICES 58. The applicant shall provide public transit improvements as required by SunLine Transit Agency and approved by the City Engineer. QUALITY ASSURANCE 59. The applicant shall employ construction quality -assurance measures that meet with the approval of the City Engineer. 60. The applicant shall employ, or retain, qualified engineers, surveyors, and such other appropriate professionals as are required to provide the expertise with which to prepare and sign accurate record drawings, and to provide adequate construction supervision. 61. The applicant shall arrange for, and bear the cost of, all measurements, sampling and testing procedures not included in the City's inspection program, but which may be required by the City, as evidence that the construction materials and methods employed comply with the plans, specifications and other applicable regulations. Resolution No. 2004-163 Specific Plan 1997-029, Amendment No. 3 — Centre at La Quinta Conditions of Approval - Recommended December 21, 2004 Page 18 62. Upon completion of construction, 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," "As -Built" or "As -Constructed" 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 AutoCAD or raster -image files previously submitted to the .City, revised to reflect the as -built conditions. MAINTENANCE 63. The applicant shall comply with the provisions of Section 13.24.160 (Maintenance), LQMC. 64. The applicant- shall make provisions for the continuous and perpetual maintenance of all private on -site improvements, perimeter landscaping, access drives, and sidewalks. FEES AND DEPOSITS 65. The applicant shall comply with the provisions of Section 13.24.180 (Fees and Deposits), LQMC. 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. 66. Permits issued under this approval shall be subject to the provisions of the .Infrastructure Fee Program and Development Impact Fee program in effect at the time of issuance of building permit(s). COMMUNTY DEVELOPMENT DEPARTMENT 67. The applicant shall comply with the Mitigation Monitoring Program associated with this project. 68. The applicant shall design and install an 8' high block wall along the southerly boundary of the Amendment area, all in a manner meeting the approval of the Community Development Director and the City Engineer. 69. The applicant shall design and install enhanced pedestrian and bicycle access crossing the southerly boundary of the Amendment area, all in a manner meeting the approval of the Community Development Director and the City Engineer.