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PCRES 1990-008PLANNING COMMISSION RESOLUTION 90-008 A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF LA QUINTA, CALIFORNIA, RECOMMENDING TO THE CITY COUNCIL CONCURRENCE WITH ENVIRONMENTAL ASSESSMENT 89-150 AND APPROVAL OF SPECIFIC PLAN 89-014. CASE NO. SP 89-014 - TRANSPACIFIC DEVELOPMENT COMPANY WHEREAS, the Planning Commission of the City of La Quinta, California, did, on the 13th day of February, 1990, continued to the meeting of February 27, 1990, hold a duly -noticed Public Hearing to consider the request of Transpacific Development Company for a commercial shopping center on a 60+ acres located on a site bounded by the Whitewater Storm Channel on the north, Highway 111 on the south, Adams Street on the east, and Washington Street on the west, more particularly described as: A PORTION OF THE NORTHEAST QUARTER OF SECTION 30, TSS, R7E, S.B.B.M. AND PORTION OF THE SOUTHWEST QUARTER OF THE SOUTHEAST QUARTER OF SECTION 19, TSS, R7E, S.B.B.M. WHEREAS, said Specific Plan request has complied with the requirements of "The Rules to Implement the California Environmental Quality Act of 1970" (County of Riverside, Resolution No. 82-213, adopted by reference in City of La Quinta Ordinance No. 5), in that the Planning Director has conducted an initial study and has determined that, although the project could have a significant adverse impact on the environment, the mitigation measures incorporated into the Conditions of Approval will mitigate those project impacts to levels of insignificance; and, WHEREAS, mitigation of various physical impacts have been identified and incorporated into the approval conditions for Specific Plan 89-014, thereby requiring that monitoring of those mitigation measures be undertaken to assure compliance with them; and, WHEREAS, at said Public Hearing, upon hearing and considering all testimony and arguments, if any, of all interested persons desiring to be heard, said Planning Commission did find the following facts and reasons to justify the recommendation for approval of said Specific Plan: 1. The proposed Specific Plan is consistent with the goals and policies of the La Quinta General Plan and adopted Specific Plan. BJ/RESOPC.043 - 1 - 2. The Specific Plan is compatible with the existing and anticipated area development. 3. The project will be provided with adequate utilities and public services to ensure public health and safety. NOW, THEREFORE, BE IT RESOLVED by the Planning Commission of the City of La Quinta, California, as follows: 1. That the above recitations are true and correct and constitute the findings of the Commission in this case; 2. That it does hereby confirm the conclusion of Environmental Assessment No. 89-150, indicating that the proposed Specific Plan will not result in any significant environmental impacts as mitigated by the recommended Conditions of Approval; 2. That it does hereby recommend to the City Council approval of the above -described Specific Plan request'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 Planning Commission, held on this 27th day of February, 1990, by the following vote, to wit: AYES: Commissioners Moran, Bund, Steding, Zelles, Chairman Walling NOES: ABSENT: ABSTAIN: ATTEST: HERMAN, Planning Direct f La Quinta, California BJ/RESOPC.043 - 2 - PLANNING COMMISSION RESOLUTION 90-008 CONDITIONS OF APPROVAL - PROPOSED SPECIFIC PLAN 89-014 FEBRUARY 27. 1990 * Amended by Planning Commission on February 27, 1990 PLANNING & DEVELOPMENT DEPARTMENT The development shall comply with Exhibit 1, the Specific Plan for Specific Plan 89-014,the approved exhibits and the following conditions, which shall take precedence in the event of any conflicts with the provisions of the Specific Plan. 2. Exterior lighting for the project shall comply with the "Dark Sky" Lighting Ordinance. Plans shall be approved by the Planning and Development Department prior to issuance of building permits. All exterior lighting shall be provided with shielding to screen glare fr9m adjacent streets and residential property to the north, to the satisfaction of the Planning and Development Department. Parking lot light standards shall be a maximum 30-feet in height. 3. Plan for adequate trash provisions for each phase as constructed shall be approved by the Planning and Development Department prior to issuance of building permits. Plan to be reviewed for acceptability by applicable trash company prior to City review. *4. Comprehensive sign program for center (business identification, directional, and monument signs, etc.) shall be approved by the Planning Commission prior to issuance of building permit. Included in approvals shall be applications for any adjustments to sign provisions required. 5. Prior to issuance of any grading or building permits, mitigation measures as recommended by Archaeological Assessment UCRARU #1023 shall be completed at the Applicant/Developers expense. 6. Prior to the issuance of a building permit for construction of any building or use contemplated by this approval, the Applicant shall obtain permits and/or clearances from the following public agencies: o City Fire Marshal o Caltrans o City of La Quinta Public Works Department o Planning and Development Department,'Planning and Building Divisions o Coachella Valley Water District o Desert Sands Unified School District o Imperial Irrigation District BJ/CONAPRVL.038 - 1 - Evidence of said permits or clearances from the above -mentioned agencies shall be presented to the Building Division at the time of the application for a building permit for the use contemplated herewith. 7. Provisions shall be made to comply with the terms and requirements of the City's adopted Infrastructure Fee program in effect at the time of issuance of building permits. 8. Prior to issuance of any building permits, the Applicant shall submit to the Planning Division for review and approval a plan (or plans) showing the following: a. Landscaping, including plan types, sizes, spacing, locations, and irrigation system for all landscape areas. Desert or native plant species and drought resistant planting materials shall be incorporated into the landscape plan. b. Location and design detail of any proposed and/or required walls. C. Exterior lighting plan, emphasizing minimization of light and glare impacts to surrounding properties. Preparation of the detailed landscape and irrigation plans shall be in substantial conformance with the approved preliminary landscape plan on file with the Planning and Development Department. The plans submitted shall include the acceptance stamps/signatures from the Riverside County Agricultural Commissioner's Office and Coachella Valley Water District (CVWD). 9. Screening of parking lot surface shall be provided from all adjacent streets through use of berming, landscaping and/or short decorative walls. 10. Handicap access, facilities and parking shall be provided per State and local requirements. 11. Prior to issuance of first building permit, parking analysis shall be submitted to Planning and Development Department to verify compliance of parking spaces provided based on Urban Land Institute Guidelines. Prior to each subsequent phase beginning construction a new parking study based on existing usage and potential demand shall be submitted. In each study, building size adjustments shall be made if it is determined that a parking deficiency exists. BJ/CONAPRVL.038 - 2 - 12. Project may be constructed in phases. Plans showing exact phasing shall be approved by the Planning and Development Department prior to issuance of building permits. All perimeter street sidewalks, landscaping, and screening along Highway 111 shall be put in with the applicable phase, except at the time the first two phases are complete, the last phase improvements shall be completed. This will also apply to landscape buffer and/or walls along north property line. 13. Bus turnouts and bus waiting shelters shall be provided on Washington Street and Highway 111 as requested by Sunline transit when street improvements are installed. 14. Minimum landscaped setback along Washington Street shall be 34-feet. 15. Prior to issuance of any grading permits, the Applicant shall submit to the Planning and Development Department an interim landscape program for the entire site whigh shall be for the purpose of wind erosion and dust control. The land owner shall institute blowsand and dust control measures during grading and site development. These shall include but not be limited to: A. The use of irrigation during any construction activities; B. Planting of cover crop or vegetation upon graded but undeveloped portions of the site; and C. Provision of wind breaks or wind rows, fencing, and/or landscaping to reduce the effects upon adjacent properties and property owners. The land owner shall comply with requirements of the Director of Public Works and Planning and Development. All construction and graded areas shall be watered at least twice daily during construction to prevent the emission of dust and blowsand. 16. Construction shall comply with all local and State building code requirements as determined by the Building Official. 17. Prior to issuance of any land disturbance permit, the Applicant shall pay the required mitigation fees for the Coachella Valley Fringe -Toed Lizard Habitat Conservation Program, as adopted by the City, in the amount of $600 per acre of disturbed land. BJ/CONAPRVL.038 - 3 - 18. A noise study shall be prepared by a qualified acoustical engineer to be submitted to the Planning and Development Department for review and approval prior to submission of building plans for plan check or issuance of grading permit, whichever comes first. The study shall concentrate on noise impacts on building interior areas from perimeter streets, and impacts on the proposed residential uses to the north across the Wash and provide mitigation of noise as required in the General Plan. The study shall recommend alternative mitigation measures for incorporation into the project design. Study shall consider use of building setbacks, engineering design, building orientation, noise barriers, (berming, landscaping and walls, etc.) and other techniques. 19. Street dedications, bikeways, easements, improvements, landscaping with permanent irrigation system and screening, etc., to satisfaction of City, shall be provided by Applicant/Developer for any site(s) where dedication of land for public utilities and/or facilities is required. 20. All air quality mitigation measures as recommended in the Negative Declaration shall be complied with. 21. Prior to the issuance of a grading permit, the Applicant shall prepare and submit a written report to the Planning and Development Director demonstrating compliance with those conditions of approval and mitigation measures of SP 89-014 and EA 89-150 which must be satisfied prior to the issuance of a grading permit. Prior to the issuance of a building permit, the Applicant shall prepare and submit a written report to the Planning and Development Director demonstrating compliance with those Conditions of Approval and mitigation measures of EA 89-150 and SP 89-014 which must be satisfied prior to the issuance of a building permit. Prior to final building inspection approval, the Applicant shall prepare and submit a written report to the Planning and Development Director demonstrating compliance with all remaining Conditions of Approval and mitigation measures of EA 89-150 and SP 89-014. The Planning and Development Director may require inspection or other monitoring to assure such compliance. 22. The 24-foot wide aisle next to satellite pads, that runs parallel to Highway 111 shall be widened to 26-feet, with aisle adjacent to south side of main building narrowed from 30-feet to 28-feet. BJ/CONAPRVL.038 - 4 - 23. Southerly access of Washington Street service station to main driveway shall be relocated further to the east or otherwise modified to minimize traffic movement, turning, and stacking conflicts to satisfaction of the City. As requested by the City Engineer, the Applicant will provide a three car stack for the right out exiting the site onto Washington Street. 24. On -site intersection located between pad "N" and "A" in Phase I area shall be redesigned to eliminate intersection which crosses in front of pad "N" (creates traffic confusion and hazards) to satisfaction of Engineering and Planning and Development Department. 25. In Phase 3 area, short parking aisles near Highway 111 (perpendicular) shall be revised to align with long aisles to north (to eliminate traffic movement conflicts). *26. All pad buildings in project shall be designed with unified architectural theme utilizing matching exterior materials, colors, roofs, etc. 27. All conditions of the Design Review Board shall be met as follows: A. Architect to provide a more detailed sketch of the sections. B. More, and possibly a rounding of the arches. C. Details to be provided for the fast food stores. D. Blow up the design details (vignettes). E. Detailed security lighting on the rear buildings. *F. Major building on the east end to be designed to be integrated with the other buildings. 1.) Wal-Mart plans submitted to Planning Commission at meeting of February 27, 1990, are approved, subject to provision of tree wells in walkway east of main building entrance to satisfaction of City; Developer shall continue to work with Wal-Mart to achieve additional architectural changes which will make building more compatible with balance of project. BJ/CONAPRVL.038 - 5 - 28. For major tenants and TBA's other than pedestrian doors, no overhead or similar door shall open to the north or towards any residentially zoned property unless adequately screened from noise and visibility to the satisfaction of the Planning and Development Director. 29. Applicant/Developer shall work with City and provide and install a fountain at the theme plaza at the corner of Highway 111 and Washington Street. Art work to be approved by Arts in Public Places Commission or other body as determined by City. 30. Decorative screen wall shall be provided around recycling center. 31. Variety in setbacks and siting shall occur in development of pads. 32. Walkway for pedestrian access from public sidewalk to parking lot shall be provided at intersection of Washington Street and Highway 111 and Adams Street and Highway 111. 33. No outside cart or other storage shall be permitted unless completely screened in a City approved area, excluding cart return areas within parking lot area. 34. Parking lot stripping plan including directional arrows, stop signs, no parking areas, parking spaces shall be approved by Planning and Development and Engineering Departments prior to issuance of building permits. 35. Plot Plan or Conditional Use Permit applications, as deemed necessary by C-P-S Zone requirements, shall be processed for each pad site. 36. The Planning Commission shall conduct annual reviews of this Specific Plan. During each annual review by the Commission, the Developer/Applicant shall be required to demonstrate good faith compliance with the terms of the Specific Plan. The Applicant/Developer of this project hereby agrees to furnish such evidence of compliance as the City, in the exercise of its reasonable discretion, may require. Evidence of good faith compliance may include, but shall not necessarily be limited to, good faith compliance with the requirements of the Specific Plan. Upon conclusion of the annual review, the Commission may extend the approval period for 12 months at a time. 37. Temporary access from signalized Highway 111 access to Phase 1 shall be paved as required by Engineering Department and Fire Marshal. BJ/CONAPRVL.038 - 6 - 38. All outside storage areas shall be completely screened with architecturally compatible materials, so as not to be visible from adjacent streets, properties parking lots. 39. "Plaza" area shall be provided in front of shops between Major "A" and "B". Plaza to include landscaping, hardscape, street furniture, and accent feature(s). 40. All compact spaces shall be clearly marked "compact cars only". 41. Circulation of aisle next to pads in Phase 1 parallel to Washington Street and Highway 111 shall be revised to eliminate all 90-degree and abrupt turns to satisfaction of Planning and Development Department. FIRE MARSHAL: 42. All water mains and fire hydrants providing the required fire flows shall be constructed in accordance with the City Fire Code in effect at the time of development. 43. Buildings shall be constructed so that the required fire flow does not exceed 3500 gallons per minute, or additional mitigation measures approved by the Riverside County Fire Department and the City of La Quinta will be required. 44. Prior to the issuance of building permits, -the project proponents shall pay a fire protection impact mitigation fee of $235,500. ENGINEERING DEPARTMENT: 45. The Applicant shall have a registered civil engineer prepare the grading plan. The engineer who prepares the grading plan shall: A. Provide written certification prior to issuance of any building permits that the constructed rough grade conforms with the approved grading plans and grading permit. B. Provide written certification of the final grade and verification of pad elevations prior to receiving final approval of the grading. 46. The Applicant shall submit a copy of the proposed grading, landscaping and irrigation plans to the Coachella Valley Water District for review and comment with respect to the District's Water Management Program. BJ/CONAPRVL.038 - 7 - 47. A thorough preliminary engineering, geological, and soils engineering investigation shall be conducted with a report submitted for review along with the grading plan. The report recommendations shall be incorporated into the grading plan design prior to grading plan approval. The soils engineer and/or the engineering geologist must certify to the adequacy of the grading plan. Pursuant to Section 11568 of the Business and Professions Code, the soils report certification shall be indicated on the final subdivision map. 48. All underground utilities located in the right of way shall be installed, with trenches compacted to City standards, prior to construction of any street improvements. A soils engineer retained by the Applicant shall provide certified reports of soil compaction tests for review by the City Engineer. 49. The Applicant shall pay all fees charged by the City as required for processing, plan checking and construction inspection. The fee amount(s) shall be those which are in effect at the time the work is undertaken and accomplished by the City. 50. A Caltrans encroachment permit must be secured prior to construction of any improvements along State Highway 111, and all Caltrans requirements shall be implemented. 51. An encroachment permit for work in any abutting local jurisdiction shall be secured prior to constructing or joining improvements. 52. Prior to issuance of any building permit, any existing structures which are to be removed from the property shall have been removed or there shall be an agreement for the removal which shall be secured by a faithful performance bond in a form satisfactory to the City and granting the City the right to cause any such structures to be removed. 53. The right-of-way dedications for public streets shall be as follows: A. Washington street: 60-feet half -street plus additional right-of-way for extra lanes at Washington/Highway 111 intersection, all as needed on eastside of the centerline of the adopted Washington Street Specific alignment. B. Highway 111: 60-feet half -street minimum, or as required by Caltrans, plus additional right-of-way for extra lanes at Washington/Highway ill intersection as needed. BJ/CONAPRVL.038 - 8 - 54 55 C. Adams Street: 44-feet half -street plus additional right-of-way for appropriate transition and turning lanes at the intersection of Highway 111 as required by the City Engineer to compliment the future Primary Arterial street improvements south of Highway 111. Access to the site from public streets shall be as follows: A. Highway 111, as approved by Caltrans. B. Adams Street 1.) Full access to Adams Street shall occur at three locations only, none of which may be closer than 250-feet from the Highway 111 intersection centerline. The northerly access shall be constructed at a location that provides adequate sight distance in both directions. C. Washington Street 1.) Right turn-in/out access only to Washington Street shall occur at one location only, no closer than 450-feet from the Highway Ill intersection centerline. The City will consider, and may conditionally approve, a left -turn access to the site for southbound traffic on Washington if the Applicant's traffic engineer can provide satisfactory evidence that all traffic safety concerns of the City Engineer have been adequately addressed. All improvements that are needed to provide safe access shall be at the Applicant's expense. Applicant shall pay 100% of the cost for design and construction of the following street improvements: A. In general, the Applicant is responsible for all street improvements on the "development side" of the street centerline for all streets adjacent to the development site, unless specifically conditioned otherwise. All street improvements, including street lighting, shall be designed in accordance with the requirements of the City Engineer and Caltrans where appropriate. BJ/CONAPRVL.038 - 9 - B. Washington Street: From Highway 111 to the Whitewater Channel bridge: half -width General Plan street improvements and appurtenant conforms and amenities including an 8-foot wide sidewalk, plus additional turning lanes at the Highway ill intersection in accordance with the Washington Street Specific Plan. *C. Highway 111: From Washington to Adams Streets: as a minimum, Caltrans may require more, half -width General Plan street improvements and appurtenant conforms and amenities, plus turning lanes at the intersections, plus transitions as needed beyond the limits of the development site. The transitions are eligible for reinbursement. D. Adams Street: From Highway 111 to the Whitewater Channel: half -width street improvements and appurtenant conforms and amenities, plus turning lanes and appropriate transitions as needed at Highway 111 intersection. 56. Applicant shall accept responsibility for preparation of street plans at locations determined by City Engineer. 57. Applicant shall participate in 50% of the cost to design and construct a low water crossing through the Whitewater Channel on Adams Street; half of the Applicant's cost responsibility is eligible for reimbursement. 58. The City reserves the right to add additional public facilities as needed to the Mello -Roos District being formed to fund the public facilities in the project area. The Applicant has no fiscal responsibility for improvements added to the District by the City that are not a Condition of Development for this Specific Plan. 59. Traffic signals, including interconnect, are required at the following intersections; the Applicant shall pay a proportional share for the design and construction of these signals as follows: A. Highway 111/Washington Street 100% front-end funding, 75% reimbursement B. Highway 111/Simon Drive 100% front-end funding, 50% reimbursement C. Highway 111/Washington Square 100% front-end funding, 50% reimbursement D. Highway 111/Adams Street 100% front-end funding, 75% reimbursement 60. The Applicant shall pay 7.25% of the cost to design and construct the Washington Street bridge expansion across the Whitewater Channel. BJ/CONAPRVL.038 - 10 - 61. The Applicant shall provide subterrain storm drain facilities that will remove run-off from the 100-year storm without causing ponding or flooding of the on -site parking lots and access roads, Highway 111, Washington Street, and Adams Street. 62. Applicant shall provide 20-foot wide drainage easement(s) as required by the City Engineer that cross the site from Highway ill to the Whitewater Channel to permit installation of a subterrain storm drain pipe to drain the property south of Highway 111. Easement(s) will not interfere with any structures shown on the approved Specific Plan. 63. The Applicant shall relocate all existing overhead utility lines that are adjacent to the site on the "development" side of the street centerline, or cross the site, to underground facilities. All future utilities that will serve the site shall also be located underground. Power lines rated above 12,500 volts are excluded from the undergrounding requirement. 64. Applicant shall design loading docks that front along the Whitewater Channel in a manner that ingress to the docks occurs only from Adams Street and egress occurs only at Washington Street. 65. Trash dumpsters located in within public view shall be partially recessed below grade and aesthetically landscaped on three sides and aesthetically gated on the fourth, or as otherwise approved by the Planning and Development Department. 66. The Applicant shall dedicate easements for public landscape and sidewalk purposes between the street right- of-way and parking lot edge and/or building along the site boundary streets. The landscape improvements shall be designed and installed by the Applicant in accordance with the City Engineer's requirements. The width of the landscaped easement/setback areas shall be as follows: A. Washington Street - 34-feet B. Highway 111 - 50-feet C. Adams Street - 10-feet. The Applicant, through C.C.& R.'s placed on future property owners located in the development, shall implement a method to fund and administer maintenance of the landscaped setback area and contiguous parkways. BJ/CONAPRVL.038 - 11 - *67. The Applicant may obtain reimbursement from the Mello -Roos District for those portions of the improvements specifically noted in these Conditions as eligible for reimbursement, if the District is successfully formed and if the improvements are installed at the Applicant's expense prior to availability of bond proceeds. If the improvements are funded with bond proceeds from the Mello -Roos District, the Applicant is relieved of the special tax for those portions of the improvements specifically noted in these Conditions as eligible for reimbursement. 68. The Applicant shall dedicate land for an Imperial Irrigation District substation prior to final approval of any land division map prepared for this commercial site. 69. Applicant shall pay all fees and costs, including wages and overhead, incurred by the City attributable to this commercial development as it pertains to the City Lead Agency role in plan preparation, administration, plan checking and inspection of the public improvements on Highway 111. BJ/CONAPRVL.038 - 12 - CONDITIONS OF APPROVAL - APPROVED PLOT PLAN 90-434 FEBRUARY 27, 1990 PLANNING AND DEVELOPMENT DEPARTMENT: 1. The development of the site shall generally be in conformance with the Exhibits contained in the file for Plot Plan 90-434, unless otherwise amended by the following conditions. 2. The approved Plot Plan shall be used within one (1) year of the approval date; otherwise, it shall become null and void and of no effect whatsoever. "Be used" means the beginning of substantial construction which is contemplated b this approval, not including grading, which is begun within the one-year period and is thereafter diligently pursued to completion. A one year time extnsion ma be requested as permitted by Municipal Code. 3. All applicable conditions of Specific Plan 89-014 which pertain to this Plot Plan shall be met prior to issuance of any permits. 4.- This approval is for Phases 1 and/or 3 as noted on approved plans for Specific Plan 89-014. All pad structures including service stations shall be subject to approval of separate plot plan or conditional use permit applications as required by Municipal Code. 5. 46th Avenue right-of-way shall be vacated prior to issuance of any building permits. CITY FIRE MARSHAL: Access 6. Prior to the use/occupancy of the "Major A" building of Phase III, the access road proposed along the northern boundary of the project shall be completed as required to provide through circulation. 7. All future building expansions shall be subject to a site plan review/approval prior to issuance of building permits. 8. A minimum unobstructed width of 24-feet shall be maintained for all access roads, with certain areas designated as fire lanes. BJ/CCONAPRVL.039 - 1 - Water 9. The water mains shall be capable of providing a fire flow of 5000 gpm and an actual fire flow available from any two adjacent hydrants shall be 2500 gpm for 2-hours duration at 20 psi. 10. A combination of on -site and off -site Super hydrants (6" X 4" X 2-1/2" X 2-1/211) shall be located not less than 25-feet or more than 165-feet from any portion of the buildings(s) as measured along approved vehicular travelways. 11. The required water system including fire hydrants shall be installed and accepted by the Coachella Valley Water District prior to any combustible material being placed on the site. 12. Prior to issuance of building permits, the Applicant/Developer shall furnish one blueline copy of the water system plans to the Fire Department for review/approval. Plans shall conform to the fire hydrant types, location spacing, and the system shall be designed to meet the fire flow requirements. Plans shall be signed/approved by the local water company and a registered civil engineer with the following certification: "I certify that the design of the water system is in accordance with the requirements prescribed by the Riverside County Fire Department." 13. Prior to the issuance of building permits, the Developer shall deposit $235,500 as a mitigation for fire protection impacts. 14. Buildings shall be constructed so that the fire flow required for any individual building or unseparated area does not exceed 3500 gpm. 15. Final conditions and requirements with regards to type of construction, area separations, or built-in fire protection systems will be addressed when the building plans are reviewed. A plan check fee must be paid to the Fire Department at the time building plans are submitted. BJ/CCONAPRVT,_O39 - ? -