CC Resolution 2006-005RESOLUTION NO. 2006-005
A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF
LA QUINTA, CALIFORNIA, APPROVING THE
SUBDIVISION OF ±26.53 ACRES INTO FOUR
COMMERCIAL LOTS
CASE NO.: TENTATIVE PARCEL MAP 33960
APPLICANT: COSTCO WHOLESALE AND KOMAR INVESTMENTS
WHEREAS, the City Council of the City of La Quinta, California, did on
the 3rtl day of January, 2006, hold a duly noticed Public Hearing to consider the
request of Costco Wholesale, for the subdivision of ±26.53 acres into four
commercial lots, located south of Highway 111 and Depot Drive, more particularly
described as:
A.P.N.'S 649-030-086,649-030-087,649-030-007, AND 649-030-088; and
WHEREAS, the Planning Commission of the City of La Quinta, California,
did on the 22ND day of November, 2005, hold a duly noticed Public Hearing and
recommended approval of Costco Wholesale's request for the subdivision of ±26.53
acres into four commercial lots, located south of Highway 111 and Depot Drive; and
WHEREAS, the Community Development Department has prepared a
Draft Environmental Impact Report 2005-549 (State Clearinghouse #2005081060)
("DEIR"), which DEIR has been reviewed and considered by the Planning Commission,
and to which the Planning Commission has adopted findings contained in Planning
Commission Resolution No. 2005-058; and
WHEREAS, the City Council
Resolution No. 2006-002 adopting the
Statement of Overriding Considerations,
and
has reviewed the Final EIR and adopted
CEQA Findings and Statement of Facts,
and the Mitigation Monitoring Program;
WHEREAS, the Community Development Department published the public
hearing notice in the Desert Sun newspaper on the 121h day of December, 2005, 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, the Project materials, Final EIR, staff
report, staff presentation, the applicant's presentation, and the testimony and
materials submitted by interested persons during the public hearing, did establish the
following facts which support a recommendation for approval of Tentative Parcel Map
33960:
Resolution No. 2006-005
Tentative Parcel Map 33960
Costco Wholesale and Komar Investments
Adopted: January 3, 2006
Page 2
Finding A - Consistency with the General Plan, Zoning Code and any applicable
Specific Plans.
The property is designated Regional Commercial and Commercial Park which allows
retail, office and restaurant uses. The Land Use Element of the General Plan
encourages commercial developments throughout the City. This project is consistent
with the goals, policies and intent of the La Quinta General Plan. Conditions are
recommended requiring on- and off -site improvements based on the City's General
Plan Circulation Element provisions. All plans for buildings will be consistent with the
Komar Specific Plan 2005-075 and the provisions of the Zoning Code in effect at the
time building permits are acquired. The development of the project, as conditioned,
will be compatible with the surrounding area.
Finding B - Site Design and Improvements
Infrastructure improvements to serve this project are located in the immediate area and
will be extended based on the recommended Conditions of Approval. The private
driveways will provide access to all proposed buildings on the site in compliance with
City requirements, as prepared.
Improvements on Highway 111 will be installed as required by the City's General Plar
Circulation Element at the time the final map is considered pursuant to Sectior
13.20.100 of the Subdivision Ordinance.
Findings C through E - Compliance with the California Environmental Quality Act
Planning Commission has recommended City Council certification of Draft
Environmental Impact Report 2005-539.
Finding F - Public Health Concerns
The design of the proposed subdivision map and related improvements are not likely tc
cause serious public health problems, in that responsible agencies have reviewed the
project for these issues with no significant concerns identified. The health, safety anc
welfare of current and future residents can be assured based on the recommender
conditions which serve to implement mitigation measures for the project.
Dust control measures shall be required during any further on -site construction wore
as required by Chapter 6.16 of the Municipal Code. The site is physically suitable foi
the proposed land division, as the area is relatively flat and without physica
constraints, and the Map design is consistent with other surrounding parcels.
RESOLUTION NO. 2006-005
A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF
LA QUINTA, CALIFORNIA, APPROVING THE
SUBDIVISION OF ± 26.53 ACRES INTO FOUR
COMMERCIAL LOTS
CASE NO.: TENTATIVE PARCEL MAP 33960
APPLICANT: COSTCO WHOLESALE AND KOMAR INVESTMENTS
WHEREAS, the City Council of the City of La Quinta, California, did on
the 3`d day of January, 2006, hold a duly noticed Public Hearing to consider the
request of Costco Wholesale, for the subdivision of ± 26.53 acres into four
commercial lots, located south of Highway 111 and Depot Drive, more particularly
described as:
A.P.N.'S 649-030-086,649-030-087,649-030-007, AND 649-030-088; and
WHEREAS, the Planning Commission of the City of La Quinta, California,
did on the 22ND day of November, 2005, hold a duly noticed Public Hearing and
recommended approval of Costco Wholesale's request for the subdivision of ± 26.53
acres into four commercial lots, located south of Highway 1 1 1 and Depot Drive; and
WHEREAS, the Community Development Department has prepared a
Draft Environmental Impact Report 2005-543 (State Clearinghouse #2005081060)
("DEIR"), which DEIR has been reviewed and considered by the Planning Commission,
and to which the Planning Commission has adopted findings contained in Planning
Commission Resolution No. 2005-058; and
WHEREAS, the City Council has reviewed the Final EIR and adopted
Resolution No. 2006-002 adopting the CEQA Findings and Statement of Facts,
Statement of Overriding Considerations, and the Mitigation Monitoring Program;
and
WHEREAS, the Community Development Department published the public
hearing notice in the Desert Sun newspaper on the 121h day of December, 2005, 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, the Project materials, Final EIR, staff
report, staff presentation, the applicant's presentation, and the testimony and
materials submitted by interested persons during the public hearing, did establish the
following facts which support a recommendation for approval of Tentative Parcel Map
33960:
Resolution No. 2006-005
Tentative Parcel Map 33960
Costco Wholesale and Komar Investments
Adopted: January 3, 2006
Page 2
Finding A Consistency with the General Plan, Zoning Code and any applicable
Specific Plans.
The property is designated Regional Commercial and Commercial Park which allows
retail, office and restaurant uses. The Land Use Element of the General Plan
encourages commercial developments throughout the City. This project is consistent
with the goals, policies and intent of the La Quinta General Plan. Conditions are
recommended requiring on and off -site improvements based on the City's General
Plan Circulation Element provisions. All plans for buildings will be consistent with the
,Komar Specific Plan 2005-075 and the provisions of the Zoning Code in effect at the
time building permits are acquired. The development of the project, as conditioned,
will be compatible with the surrounding area.
Finding B - Site Design and Improvements
Infrastructure improvements to serve this project are located in the immediate area and
will be extended based on the recommended Conditions of Approval. The private
driveways will provide access to all proposed buildings on the site in compliance with
City requirements, as prepared.
Improvements on Highway 1 1 1 will be installed as required by the City's General Plan
Circulation Element at the time the final map is considered pursuant to Section
13.20.100 of the Subdivision Ordinance.
Findings C through E - Compliance with the California Environmental Quality Act
Planning Commission has recommended City Council certification of Draft
Environmental Impact Report 2005-539.
Finding F - Public Health Concerns
The design of the proposed subdivision map and related improvements are not likely to
cause serious public health problems, in that responsible agencies have reviewed the
project for these issues with no significant concerns identified. The health, safety and
welfare of current and future residents can be assured based on -the recommended
conditions which serve to implement mitigation measures for the project.
Dust control measures shall be required during any further on -site construction work
as required by Chapter 6.16 of the Municipal Code. The site is physically suitable for
the proposed land division, as the area is relatively flat and without physical
constraints, and the Map design is consistent with other surrounding parcels.
Resolution No. 2006-005
Tentative Parcel Map 33960
Costco Wholesale and Komar Investments
Adopted: January 3, 2006
Page 3
Finding G - Site Design (Public Easements)
Public easements will be retained and required in order to construct any buildings on
the proposed lots, ensuring adequate facilities for future development in compliance
with Section 13.24.100 of the Subdivision Ordinance.
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 constitute the findings of the City
Council in this case;
2. That the City Council does hereby approve Tentative Parcel Map 33960 for the
reasons set forth in this Resolution and subject to the attached conditions.
PASSED, APPROVED, and ADOPTED at a regular meeting of the La
Quinta City Council held on this 3`d day of January, 2006 by the following vote:
AYES: Council Members Henderson, Osborne, Sniff, Mayor Adolph
NOES: None
ABSENT: Council Member Perkins
ABSTAIN: None s
� r
l
DON ADOLPH, Mayor
City of La Quinta California
ATTEST:
I
JUN"�GREEK, CMC, Cify Clerk
City of La Quinta, California
(CITY SEAL)
CITY COUNCIL RESOLUTION NO. 2006-005
CONDITIONS OF APPROVAL - FINAL
TENTATIVE PARCEL MAP 33960
COSTCO WHOLESALE AND KOMAR INVESTMENTS
JANUARY 3, 2005
GENERAL
The applicant agrees to defend, indemnify and hold harmless the City of La
Quinta ("City"), its agents, officers and employees from any claim, action or
proceeding to attack, set aside, void, or annul the approval of this Tentative
Parcel Map. 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. All Conditions of Approval for Specific Plan 2005-075 and Conditional Use
Permit 2005-833 apply to the parcels created by this Tentative Parcel Map.
3. The applicant is hereby notified that prior to the issuance of any grading,
construction, or building permit by the City or other agency, it may be necessary
to obtain 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 Irrigation District (IID)
• Sun Line Transit Agency
• South Coast Air Quality Management District, Coachella Valley
• Caltrans
• U.S. Army Corp of Engineers (USACE)
• California Department of Fish and Game (CDFG)
• Colorado River Regional Water Quality Control Board (RWQCB)
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.
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 ("1\101"), prior to
the issuance of a grading or site construction permit by the City.
Resolution No. 2006-005
Conditions of Approval - FINAL
Tentative Parcel Map 33960
Komar Investments
January 3, 2006
Page 2
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 to the Public Works Department 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.
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.
Resolution No. 2006-005
Conditions of Approval - FINAL
Tentative Parcel Map 33960
Komar Investments
January 3, 2006
Page 3
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. The applicant shall acquire or confer easements and other property rights
necessary for the permitting, 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 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 1 11 (Major Arterial — State Highway, 140' Right -of -Way)
— The standard 70 feet from the centerline of Highway 1 1 1 for a
total 140-foot ultimate developed right of way except for:
a) An additional right of way dedication for a right turn
only/deceleration lane on Highway 111 at the Highway
1 1 1 /Depot Drive of seventy eight (78') feet from the
centerline and length as required by Caltrans, and
b) An additional right of way dedication for a deceleration lane
at the Secondary Entry driveway of seventy eight (78') feet
from the centerline and length as required by Caltrans.
Resolution No. 2006-005
Conditions of Approval r FINAL
Tentative Parcel Map 33960
Komar Investments
January 3, 2006
Page 4
c) An additional right of way dedication for a bus turnout to
the east of Depot Drive as required by the SunLine Transit
Agency and as approved by Caltrans.
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
submitted for off -site street improvement plan 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 Tentative Parcel Map are necessary, the
applicant shall grant the necessary -right-of-ways within 60 days of a written
request by the City.
11. The applicant shall create perimeter landscaping setbacks along all public right-
of-ways as follows:
A. Highway 1 1 1 (Major Arterial — State Highway) - 50-foot from the Right -
of -Way -Property Line.
The setback requirements shall apply to all frontages including, but not limited
to, remainder parcels and sites dedicated for utility purposes.
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.
12. Direct vehicular access to Highway 1 1 1 from parcels with frontage along
Highway 111 is restricted; except for those access points identified on the
Tentative Parcel Map site plan, or as otherwise conditioned in these conditions
of approval.
Resolution No. 2006-005
Conditions of Approval - FINAL
Tentative Parcel Map 33960
Komar Investments
January 3, 2006
Page 5
13. The applicant shall commit to provide reciprocal accesses to adjacent properties
at a reasonably feasible location along the project's western and eastern
boundary, to be determined by the Public Works Director if and when he or she
determines that such reciprocal access promotes good area traffic circulation
and does not overly burden the Komar Desert Center site. When future
development of the adjacent properties has been established, the City Engineer
may determine that said reciprocal access or accesses are not warranted and
shall issue a written notice canceling this requirement.
14. 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.
15. 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 Tentative
Parcel Map 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.
16. 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.
17. 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.
Resolution No. 2006-005
Conditions of Approval - FINAL
Tentative Parcel Map 33960
Komar Investments
January 3, 2006
Page 6
A. On -Site Rough Grading Plan 1 40' Horizontal
B. PM 10 Plan 1 " = 40' Horizontal
C. SWPPP 1 40' Horizontal
NOTE: A through C to be submitted concurrently.
D. Off -Site Street Improvement/Storm Drain Plan
1 " - 40' Horizontal, 1 ° 4' Vertical
E. Off -Site Signing & Striping Plan 1 " = 40' Horizontal
The Off -Site street improvement plans shall have separate plan sh.eet(s)
(drawn at 20 scale) that show the meandering sidewalk, mounding, and
berming design in the combined parkway and landscape setback area.
F. Traffic Signal Modification Plan 1 " = 20' Horizontal
G. Off -Site Median Landscaping Plans 1 " = 40' Horizontal
NOTE: D through G to be submitted concurrently. Caltrans approval
required for all work within Highway 1 1 1 right of way.
H. Precise Grading Non -Residential Plan 1 " = 30' Horizontal
Other engineered improvement plans prepared for City approval that are not
listed above shall be prepared in formats approved by the City Engineer prior 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.
The applicant shallprepare an accessibility assessment on a marked up print of
the building floor plan identifying every building egress and noting 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 Site Development Plan
when it is submitted for plan checking.
Resolution No. 2006-005
Conditions of Approval - FINAL
Tentative Parcel Map 33960
Komar Investments
January 3, 2006
Page 7
"Precise Grading Non -Residential" 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.
18. The City maintains standard plans, detail sheets and/or construction notes for
elements of construction which can be accessed via the Online Engineering
Library at the City website (www.la-quinta.org). Navigate to the Public Works
Department home page and look for the Online Engineering Library hyperlink.
19. 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.
IMPROVEMENT SECURITY AGREEMENTS
20. Upon approval of Site Development Permit 2005-833, the applicant shall
complete the parcel map process to establish the parcels. The following
conditions (Condition 21 through 25) will be applicable to finalizing the final
parcel map.
21. 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.
Resolution No. 2006-005
Conditions of Approval - FINAL
Tentative. Parcel Map 33960
Komar Investments
January 3, 2006
Page 8
When improvements are phased through a "Phasing Plan," or an administrative
approval (e.g., Site Development Permits), all off -site improvements and
common on -site improvements (e.g., backbone utilities, retention basins;
perimeter walls, landscaping and gates) shall be constructed, or secured through
a Subdivision Improvement Agreement, prior to the issuance of any permits in.
the first phase ,of the development, or as otherwise approved by the City
Engineer.
Improvements and obligations required of each subsequent phase shall either be
completed, or secured through a Subdivision Improvement Agreement prior to
the occupancy of permanent buildings within such latter phase, or as otherwise
approved by the City Engineer.
In the event the applicant fails to construct the improvements for the
development, or fails to satisfy its obligations for the development in a timely
manner, pursuant to the approved phasing plan, the City shall have the right to
halt issuance of all permits, and/or final inspections, withhold other approvals
related to the development of the project, or call upon the surety to complete
the improvements.
221. Depending on the timing of the development of the Parcel Map, and the status
of the off -site improvements at the time, the applicant may be required to
construct all off -site improvements as itemized below:
A. OFF -SITE STREETS
1) Highway 1 1 1 (Major Arterial - State Highway, 140' ROW ):
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 required 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 111 at the Highway
1 1 1 /Depot Drive intersection. The south curb face shall be located sixty
eight (68') south of the centerline and length as approved by Caltrans.
b► A deceleration/right turn only lane at the Secondary Entry Driveway. The
south curb face shall be located sixty eight feet (68') south of the
centerline and length as approved by Caltrans.
Resolution No. 2006-005
Conditions of Approval - FINAL
Tentative Parcel Map 33960
Komar Investments
January 3, 2006
Page 9
c) A bus turnout on Highway 111 east of the Highway 111 /Depot Drive
intersection as required by SunLine Transit Agency and as approved by
Caltrans.
Other required improvements in the Highway 111 right or way and/or
adjacent landscape setback area include:
d) All appurtenant components such as, but not limited to: curb, gutter,
traffic control striping, legends, and signs.
e) 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.
f) Modify the existing traffic signal at the Highway 111 and Depot Drive
intersection to accommodate for a dual left turn for northbound Depot
Drive traffic to westbound Highway 111 , a dual left turn for westbound
Highway 111 to southbound Depot Drive, and any ancillary street
improvements conditioned herewith and as approved by Caltrans.
g) A bus shelter on the south side of Highway 1 1 1, west of Depot Drive to
be constructed in accordance with the City's Highway 111 Design
Guidelines.
h) A 24 - 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 westbound Highway 111 turning left to southbound
Depot Drive. The length shall be as required by Caltrans but a minimum
250 feet. The raised landscaped median may be deferred until the City of
La Quinta's Highway 111 Widening project from Adams Street to
Jefferson Street as required by Caltrans and the City Engineer.
The applicant may perform interim intersection and signal improvements at the
Highway 1 11 and Depot Drive intersection as approved by the City Engineer. As
a minimum, the applicant shall provide split phase traffic signal operation for
northbound and southbound Depot Drive traffic and relocate the north -south
crosswalk crossing Highway 111 to the east side of the intersection. Ultimate
street improvements and signal modification shall be implemented once
sufficient right of way is obtained to accommodate all turn movements per Item
f above.
Resolution No. 2006-005
Conditions of Approval - FINAL
Tentative Parcel Map 33960
Komar Investments
January 3, 2006
Page 10
Off -Site Improvements should be completed on a first priority basis. The
applicant shall complete Off -Site Improvements in the first phase of
construction.
In the event that any of the improvements required for this development are
constructed by the City, the applicant shall, prior to the approval of the Final
Map, or the issuance of any permit related thereto, reimburse the City for the
costs of such. improvements.
23. If the applicant elects to utilize the secured agreement. alternative, the applicant
shall submit detailed construction cost estimates for all proposed on -site and
off -site improvements, including an estimate for the final survey
monumentation, for checking and approval by the City Engineer. Such
estimates shall conform to the unit cost schedule adopted by City resolution, or
ordinance.
For items not listed in the City's unit cost schedule, the proposed unit costs
shall be approved by the City Engineer.
At the time the applicant submits its detailed construction cost estimates for
conditional approval of the Final Map by the City Council, the applicant shall
also submit one copy each of an 8-1 /2" x 11 reduction of each page of the
Final Map, along with a copy of an 8-1 /2" x 11 " Vicinity Map.
Estimates for improvementsunderthe jurisdiction of other agencies shall be
approved by those agencies and submitted to the City along with the applicant's
detailed cost estimates.
24. Security will not be required for telephone, natural gas, or Cable T.V.
improvements.
25. Should the applicant fail to construct the improvements for the development, or
fail to satisfy its obligations for the development in a timely manner, the City
shall have the right to halt issuance of building. permits, and/or final building
inspections, withhold other approvals related to the development of the project,
or call upon the surety to complete the improvements.
Resolution No. 2006-005
Conditions of Approval - FINAL
Tentative Parcel Map 33960
Komar Investments
January 3, 2006
Page 11
GRADING
26. The applicant shall comply with the provisions of Section 13.24.050 (Grading
Improvements), LQMC.
27. 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.
28. 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 Grading Plan(s) 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.
29. 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.
30. 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
Resolution No. 2006-005
Conditions of Approval - FINAL
Tentative Parcel Map 33960
Komar Investments
January 3, 2006
Page 12
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 W) 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.
31. The applicant shall abandon any existing wells within the Tentative Parcel Map
boundaries as approved.by CVWD and the City Engineer.
32. Building pad elevations on the rough grading plan submitted for City Engineer's
approval shall conform with pad elevations shown on the tentative parcelmap,
unless the pad elevations have other requirements imposed elsewhere in these
Conditions of Approval.
33. 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 Tentative Parcel Map, the applicant shall submit the
proposed grading changes to the City Staff for a substantial conformance
finding review.
34. 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
35. Stormwater handling shall conform with the approved ,hydrology and drainage
report for Komar Desert Center. The tributary drainage area shall extend to the
centerline of adjacent public streets and include any resulting uncaptured
tributary stormwater flows. Nuisance water shall be retained on site and shall be
disposed of in a system approved by the City Engineer and CVWD.
36. The design of the development shall not cause any increase in flood boundaries,
levels or frequencies in any area outside the development.
Resolution No. 2006-005
Conditions of Approval - FINAL
Tentative Parcel Map 33960
Komar Investments
January 3, 2006
Page 13
37. Storm drainage historically received from adjoining property shall be received
and retained or passed through into the historic downstream drainage relief
route.
38. When an applicant proposes discharge of storm water directly, or indirectly, into
the Coachella Valley Stormwater Channel, the applicant shall indemnify the City
from the costs of any sampling and testing of the development's drainage
discharge which may be required under the City's NPDES Permit or other City -
or area -wide pollution prevention program, and for any other obligations and/or
expenses which may arise from such discharge. The indemnification shall be
executed and furnished to the City prior to the issuance of any grading,
construction or building permit, and shall be binding on all heirs, executors,
administrators, assigns, and successors in interest in the land within this
tentative parcel map excepting therefrom those portions required to be
dedicated or deeded for public use. The form of the indemnification shall be
acceptable to the City Attorney. If such discharge is approved for this
development, the applicant shall make provisions in the final development
CC&Rs for meeting these potential obligations.
39. The applicant shall comply with the provisions of Section 13.24.1 10 (Utilities),
LQMC.
40. 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.
41. 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.
42. 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.
Resolution No. 2006-005
Conditions of Approval - FINAL
Tentative Parcel Map 33960
Komar Investments
January 3, 2006
Page 14
The applicant shall provide certified reports of all utility trench compaction for approval
by the City Engineer.
STREET AND TRAFFIC IMPROVEMENTS
43. 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.
44. The applicant shall construct the following street improvements to conform with
the City of La Quinta General Plan (street type noted in parentheses:)
A. OFF -SITE STREETS
1) Highway 111, (Major Arterial - State Highway, 140' ROW ):
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 City of
La Quinta General Plan, the requirements of these conditions and as required 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 deceleration/right turn only lane on Highway 111 at the
Highway 111 /Depot Drive intersection. The south curb face shall be located
sixty six (66') south of the centerline and length as approved by Caltrans.
a) A deceleration/right turn only lane at the Secondary Entry
Driveway. The south curb face shall be located- sixty six
feet (66') south of the centerline and length as approved
by Caltrans.
b) A bus turnout on Highway 111 east of the Highway
111 /Depot Drive intersection as required by SunLine Transit
Agency and as approved by Caltrans.
Other required improvements in the Highway 111 right or
way and/or adjacent landscape setback area include:
Resolution No. 2006-005
Conditions of Approval - FINAL
Tentative Parcel Map 33960
Komar Investments
January 3, 2006
Page 15
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) Modify the existing traffic signal at the Highway 1 1 1 and
Depot Drive intersection to accommodate for a dual left turn
for northbound Depot Drive traffic to westbound Highway
1 1 1, a dual left turn for westbound Highway 11 1 to
southbound Depot Drive, and any street improvements
conditioned herewith and as approved by Caltrans.
f) A bus shelter on the south side of Highway 1 1 1 , west of
Depot Drive to be constructed in accordance with the City's
Highway 1 1 1 Design Guidelines.
g) A 24-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 westbound
Highway 1 1 1 turning left to southbound Depot Drive. The
length shall be as required by Caltrans but a minimum 250
feet. The raised landscaped median may be deferred until
the City of La Quinta's Highway 1 1 1 Widening project from
Adams Street to Jefferson Street as required by Caltrans
and the City Engineer.
Resolution No. 2006-005
Conditions of Approval - FINAL
Tentative Parcel Map 33960
Komar Investments
January 3, 2006
Page 16
The applicant shall install interim intersection and signal improvements at the
Highway 1 1 1 and Depot Drive intersection as approved by the City Engineer. As
a minimum, the applicant shall provide split phase traffic signal operation for
northbound and southbound Depot Drive traffic and relocate the north -south
crosswalk crossing Highway 111 to the east side of the intersection. Ultimate
street improvements and signal modification shall be implemented once
sufficient right of way is obtained to accommodate all turn movements per Item
f above.
The applicant shall extend improvements beyond the tentative parcel map
boundaries to ensure they safety integrate with existing improvements (e.g.,
grading; traffic control devices and transitions in alignment, elevation or
dimensions of streets and sidewalks). Pursuant to this condition, the applicant
shall construct street improvements along the north leg of the Highway
1 1 1 /Depot Drive intersection including signing and striping and signal
modification required for the ultimate street improvement configuration but
excluding additional property acquisition for right-of-way.
The applicant is responsible for construction of all improvements mentioned
above.
Entry drives, main interior circulation routes, 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.
45. 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 and shall be increased based on a
geotechnical report for the development:
Parking Lot (Low Traffic Areas) 3.0" a.c./4.5" c.a.b.
Parking Lot (High Traffic Areas) 4.5" a.c /5.5" c.ab.
Major Arterial State Highway Per Caltrans
or the approved equivalents of alternate materials.
Resolution No. 2006-005
Conditions of Approval - FINAL
Tentative Parcel Map 33960
Komar Investments
January 3, 2006
Page 17
46. 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.
47. General access points and turning movements of traffic are limited to the
following:
A. Primary Entry on Highway 1 11 at Depot Drive: All turn movements are
permitted at this existing signalized intersection.
B. Secondary Entry Driveway: Right turn in and out movements are
permitted. Left turn out and in movement is prohibited.
48. Improvements shall include appurtenances such as traffic control signs,
markings and other devices, raised medians if required, street name signs and
sidewalks.
49. 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, and parking areas shall be
stamped and signed by qualified engineers.
PARKING LOTS and ACCESS POINTS
50. The design of parking facilities shall conform to LQMC Chapter 9.150 and in
particular the following:
A. The parking stall and aisle widths and the double hairpin stripe parking
stall design.
B. ADA accessibility routes between opposite Handicap Stalls shall be a
minimum of 4 feet.
C. Cross slopes should be a maximum of 2% where ADA accessibility is
required including accessibility routes between buildings.
Resolution No. 2006-005
Conditions of Approval - FINAL
Tentative Parcel Map 33960
Komar Investments
January 3, 2006
Page 18
D. Building access points shall be shown on the Precise Grading Plans to
better evaluate ADA accessibility issues.
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.
51. A 6-foot wide landscaped median shall be constructed in the main circulation
entry driveway from Highway 111 to the Costco Fueling Station drive aisle
located approximately 400 feet from the Highway 111 centerline. Stop
conditions from drive aisles accessing the main circulation entry driveway shall
be implemented at this location and at the terminus located approximately 600
feet. from the Highway 111 centerline. A three way stop may be implemented at
the latter intersection if required by the City Engineer.
CONSTRUCTION
52. The City will conduct final inspections of habitable buildings only when the
buildings have access to publicly -maintained streets. The improvements shall
include required traffic control devices, pavement markings and signage.
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 parking 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.
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.
Resolution No. 2006-005
Conditions of Approval - FINAL
Tentative Parcel Map 33960
Komar Investments
January 3, 2006
Page 19
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.
QUALITY ASSURANCE
58. The applicant shall employ construction quality -assurance measures that meet
with the approval of the City Engineer.
59. 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.
60. 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.
61. 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
62. The applicant shall comply with the provisions of Section 13.24.160
(Maintenance), LQMC.
63. The applicant shall make provisions for the continuous and perpetual
maintenance of all private on -site improvements, perimeter landscaping, access
drives, and sidewalks.
Resolution No. 2006-005
Conditions of Approval - FINAL
Tentative Parcel Map 33960
Komar Investments
January 3, 2006
Page 20
FEES AND DEPOSITS
64. 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.
65. 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).
ENVIRONMENTAL MITIGATION
66. All Environmental Mitigation Measures contained in the Draft Environmental
Impact Report 2005-543 shall be complied with.