PCRES 1994-006RESOLUTION 94-006
A RESOLUTION OF THE PLANNING COMMISSION
OF THE CITY OF LA QUINTA, CALIFORNIA,
RECERTIFYING THE PREVIOUSLY APPROVED
ENVIRONMENTAL ASSESSMENT 92-241 AND
RECOMMENDED APPROVAL OF SPECIFIC PLAN 92-
022 AND PLOT PLAN 92-490 (REVISED) 1ST TIME
EXTENSION.
CASE NOS.: SPECIFIC PLAN 92-022 AND PLOT PLAN 92-490 (REVISED)
1ST TIME EXTENSION
EFP CORPORATION
WHEREAS, the Planning Commission of the City of La Quinta,
California, did, on the 24th day of November, 1992, and January 26, 1993, hold
duly -noticed Public Hearings to consider the request of E.F.P. Corp. to develop a
commercial shopping center on a portion of a 23 acre site bounded by the Whitewater
Storm Channel on the north, Highway 111 on the south, and Jefferson Street on the
east.
WHEREAS, the City Council of the City of La Quinta, California,
did, on the 15th day of December, 1992, and February 2, 1993, did hold duly -noticed
Public Hearings to consider the request of E.F.P. Corp. and recommendation of the
Planning Commission to develop a +251,550 square foot commercial shopping center
on a portion of a 23 acre site bounded by the Whitewater Storm Channel on the north,
Highway 111 on the south, and Jefferson Street on the east, more particularly
described as:
A PORTION OF THE NORTH HALF OF SECTION 29, T5S, R7E, SBBM
(APN: 649-020-007 & 010)
WHEREAS, prior to the expiration of the case on February 2,
1994, the applicant's representative filed a written request to extend the 1993
approval for another one year period.
WHEREAS, on March 1, 1994, the project was readvertised in the
Desert Sun, and notices were sent to property owners within 300-feet of the site
notifvinQ' them of the extension reauest.
WHEREAS, the Planning Commission of the City of La Quinta,
California, did, on the 22nd day of March, 1994, hold a duly -noticed Public Hearing
to consider the request of E.F.P. Corp. to extend the 1993 approval for another one
year period.
WHEREAS, a Negative Declaration of Environmental Impact was
approved in conjunction with this application during the original project approval in
1993. No changes are proposed that would increase those impacts identified earlier.
Therefore, no additional Environmental Review is deemed necessary.
A SOCC. 012
RESOLUTION 94-006
WHEREAS, mitigation of various physical impact have been
identified and incorporated into the approval conditions for Specific Plan 92-022 &
Plot Plan 92-490 (Revised) 1st time extension, 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
recommending of approval of said time extension:
1. The adopted Specific Plan and Plot Plan are consistent with the goals and
policies of the La Quinta General Plan.
2. The adopted Specific Plan and Plot Plan are 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.
4. That the project will not impact the abutting streets as they will be fully
improved along the frontage of the site as required by the adopted General
Plan (Circulation Element).
5. That the conditions imposed are deemed necessary to protect the health,
safety, and welfare of the community.
6. The use is consistent with the provisions of the La Quinta Municipal Code.
7. That the project is consistent with State Law Section 65450 (et. al.) .
SPECIFIC PLAN GOALS/OBJECTIVES:
1. To create a shopping area to serve the City of La Quinta and adjoining cities.
2. To create a unique urban design environment that is appealing to the citizens
of La Quinta.
3. To create a harmonious relationship with the adjacent residential
neighborhoods (north and east) by buffering the project with streets,
setbacks, landscaping, walls, and other architectural features.
4. To create a pedestrian -oriented environment.
5. To provide a balanced transportation system to conserve and reduce air
pollution.
6. To provide an adequate supply of on -site parking and landscaping.
RESOCC.012
RESOLUTION 94-006
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 reconfirm the conclusion of Environmental Assessment No.
92-241 , indicating that the proposed Specific Plan and Plot Plan will not result
in any significant environmental impacts as mitigated by the recommended
Conditions of Approval; and,
3. That the Planning Commission does hereby recommend approval to the City
Council of above -described Specific Plan and Plot Plan time extension 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 22nd day of March, 1994, by the
following vote, to wit:
AYES: Commissioners Adolph, Ellson, Marrs, Abels, Chairwoman Barrows
NOES: None
ABSENT: None
ABSTAIN: None
KATIE BARROWS, Chairman
City of La Quinta, California
ATTEST:
Y M7iN, Planning Director
of Quinta, California
RES=. 012
PLANNING COMMISSION RESOLUTION 94-006
CONDITIONS OF APPROVAL - ADOPTED
SPECIFIC PLAN 92-022 & PLOT PLAN 92-490 (REVISED); TIME EXTENSION #1
MARCH 22, 1994
Modified by Planning Commission on November 24, 1992
** Added by Planning Commission on November 24, 1992
+ Revised by Design Review Board on 1/13/93
++ Added by Design Review Board on 1/13/93
+++ Modified by Planning Commission 1/26/93
• Recommended for Amendment, 3/22/94
GENERAL:
1. Specific Plan 92-022 and Plot Plan 92-490 shall comply with the requirements and
standards of the City of La Quinta Municipal Code, unless otherwise modified by the
following conditions.
02. This approval shall expire and become void on February 2, 1995, unless extended
pursuant to the City's Municipal Code.
3. Phasing plans, including phasing of public improvements, shall be submitted for review
and approval by the City Engineer and the Planning and Development Department prior
building permit issuance.
4. Prior to the issuance of a grading or 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:
- City Fire Marshal
- Public Works Department
- Planning and Development Department
- Riverside Co. Environmental Health Department
- Desert Sands Unified School District
- Coachella Valley Water District
- Imperial Irrigation District
- California Regional Water Quality Control Board (NPDES Permit)
- Caltrans District II
Applicant is responsible for any requirements of the permits or clearances from those
jurisdictions. If the requirements include approval of improvement plans, applicant shall
furnish proof of said approvals prior to obtaining City approvals and signatures on the
plans.
CONAPRVL.071 20
Conditions of Approval
Specific Plan 92-022 & Plot Plan 92-490 (Revised); Time Extension #1
March 22, 1994
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.
5. 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.
6. Construction shall comply with all local and State building code requirements as
determined by the Building and Safety Director.
FEES AND DEPOSITS
7. In order to mitigate impacts on public schools, applicant shall comply with the following:
Prior to the issuance of any building permits, the applicant shall
provide the Planning and Development Department with written
clearance from the DSUSD stating that their impact fees have been
paid.
•8. The Galifbfnia Fish aHd Gaffle Envireflfflentfti filifig fees shall be paid. The fee is
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9. Applicant shall pay all fees and deposits required by the City for processing, plan
checking, and construction inspection. The fee and deposit amount(s) shall be those
which are in effect at the time the work is undertaken and accomplished by the City.
10. 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.
IMPROVEMENT AGREEMENT
11. Applicant shall construct, or enter into an agreement to construct, the on- and off -site
grading, streets, utilities, landscaping, on -site common area improvements, and any other
improvements required by these conditions before approval of the final map.
Improvements to be made or agreed to shall include removal of any existing structures
or obstructions which are not part of the proposed improvements.
CONAPRVL.071 21
Conditions of Approval
Specific Plan 92-022 & Plot Plan 92-490 (Revised); Time Extension 01
March 22, 1994
If improvements are phased, off -site improvements and property -wide improvements such
as perimeter walls and landscaping, common drainage basins or mains, and perimeter
landscaping shall be constructed or secured prior to issuance of a building permit.
12. The applicant shall develop phases in the order of the approved phasing plan so that
improvements required of each phase are complete prior to issuance of Certificates of
Occupancy within any subsequent phases. The City Engineer may consider proposals by
the applicant to stage the installation of off -site and property -wide improvements
normally secured with the first phase (i.e., off -site improvements, perimeter walls and
perimeter landscaping) with the orderly development of all phases within the plot plan.
13. Applicant shall dedicate public street right of way and utility easements in conformance
with the City's General Plan, Municipal Code, applicable specific plans if any, and as
required by Caltrans and the City Engineer. Right of way geometry for cul-de-sacs,
knuckle turns and corner cut -backs for State Route I I I improvements shall conform with
Caltrans requirements or as approved by the City Engineer. Right of way geometry for
cul-de-sacs, knuckle turns and corner cut -backs for all other improvements shall conform
with Riverside County Standard Drawings #800, #801, and #805 respectively unless
otherwise approved by the City Engineer.
Dedications shall include:
A. Jefferson Street - 60-foot half width, plus additional to accommodate any right
turn refuges and dual left turn lanes and an exclusive right turn lane at SR 111,
plus additional as required by the intersection alignment study required herein.
B. State Route III - 86-foot half width, exclusive bus turnout, additional width as
necessary to accommodate exclusive left and right turn lanes and alignment
changes resulting from the intersection alignment study required below.
C. Right-of-way or easements as required to provide access for emergency service
equipment.
D. Mutual access easement to adjacent property to the west over the most westerly
access drive.
E. Parcels and easements as required by CVWD.
14. Applicant shall create, and offer to dedicate, common area setback lots, of minimum
width as noted, adjacent to the following street rights of way:
CONAPRVL.071 22
Conditions of Approval
Specific Plan 92-022 & Plot Plan 92-490 (Revised); Time Extension #1
March 22, 1994
A. Highway 111 - 50 feet wide; and
B. Jefferson Street - 20 feet wide.
15. Applicant shall dedicate blanket easements over the setback lots for the purpose of
sidewalks and/or bikepaths.
16. The applicant shall vacate vehicle access rights to abutting public streets. Access to those
streets shall be restricted to street intersections and approved emergency access locations.
17. Applicant shall dedicate any easements necessary for placement of and access to utility
lines and structures, drainage basins, common areas, and centralized mail delivery units.
PROJECT DESIGN:
18. Development of the project site shall comply with Specific Plan 92-022 and Plot Plan 92-
490 and the following conditions, which conditions shall take precedence in the event of
any conflict with the plans and exhibits.
19. A noise study shall be prepared by a qualified acoustical engineer, to be submitted to the
Planning & Development Department for review and approval prior to issuance of a
grading permit. The study shall concentrate on noise impacts on the tract from perimeter
arterial streets, and recommend alternative mitigation techniques. Recommendations of
the study shall be incorporated into the project design. The study shall consider use of
building setbacks, engineering design, building orientation, noise barriers (berming,
walls, and landscaping, etc.), and other techniques.
0*20. A six -foot -high masonry wall or chain link fence (living fence) shall be provided along
the north side of the project. The exact location, design, and materials shall be subject
to review and approval by the Design Review Beafd Planning and Development
Department in conjunction with the noise study and approved by the Planning
Commission. Landscaping shall be provided on both sides of the future wall or fence.
21. The requirements of the City's Off -Street Parking Ordinance shall be met for each
development phase of the project.
022. This approval does not authorize the construction of the pad sites. These buildings'
specific locations, design, height, and size shall be subject to separate plot plan review
and approval by the Design Review Beafd Planning Commission.
CONAPRVL.071 23
Conditions of Approval
Specific Plan 92-022 & Plot Plan 92-490 (Revised); Time Extension #1
March 22, 1994
23. All lighting facilities shall comply with Chapter 9.210 (Outdoor Light Control) and be
designed to minimize light and glare impacts to surrounding property. All lighting to be
installed shall be subject to review and approval by the Planning and Development
Department.
Applicant shall submit plans for street lighting along roads, if any, for review and
approval by the Planning and Development Department.
BUILDING AND SITE DESIGN
24. The development shall be governed by the following:
A. All ground -mounted mechanical equipment shall be screened from view by
methods approved by the Planning and Development Department.
B. No two-story buildings shall be allowed within 150-feet of Jefferson Street or
Highway 111.
C. All roofing material within the project shall be clay or concrete barrel tile. The
color of the roof tiles shall consist of desert hues and be approved by the Staff.
D. A building addressing plan shall be submitted to the Building and Safety and Fire
Departments for review during plan check. The minimum building address size
lettering shall be eight inches.
E. Screening of the parking lot surface shall be provided from all adjacent streets
through use of berming, landscaping and/or short decorative walls. The
minimum vertical height shall be 42 inches.
F. Handicap access, facilities and parking shall be provided per Federal, State, and
local requirements.
G. No overhead or similar door shall open to the north or towards any residentially
zoned property unless adequate screened from noise and visibility to the
satisfaction of the Planning and Development Director.
•H. Variety in setbacks and siting shall occur in development of the future pad sites,
but in no case shall the building setback line be less than
50 feet excluding architectural projections.
I. 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.
CONAPRVL.071 24
Conditions of Approval
Specific Plan 92-022 6 Plot Plan 92-490 (Revised); Time Extension #1
March 22, 1994
J. Parking lot striping 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.
+K. Plot plan or conditional use permit applications, as deemed necessary by C-P-S
Zone requirements, shall be processed for each pad site. The architectural
features of the pad sites shall be consistent with the design theme of the main
structure.
L. The Planning Commission shall conduct annual reviews of this specific plan until
the project is completed. 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.
M. The final landscape plan shall utilize trees and palms along Highway 111 and
Jefferson Street and the entry drives into the project. Palms should not be used
as shade trees for the parking lot areas unless they are massed because the
applicant will not be able to meet the City's landscape shading requirements
which call for 50% of the parking shall be shaded. Canopy shade trees may be
used in the parking lot.
N. Accent tree uplighting shall be used along both major streets and along the main
entry drives.
0 +O. A master sign program shall be reviewed and approved by the Design Review
$eafd Planning Commission prior to any on -site building construction. The
program should include uniform materials and colors for each tenant space.
+P. A trellised or tiled roofed pedestrian arcade shall be built along the front of the
shopping center to shield the customers and store owners from the intense
summer sun. The location and design of the arcade shall be approved by Staff
during plan check. The maroon canvas awnings may be used under the trellis or
roofed arcade as an accent treatment to the overall design of the shopping
complex. The awning color shall be a softer color.
CONAPRVL.071 25
Conditions of Approval
Specific Plan 92-022 & Plot Plan 92-490 (Revised); Time Extension #1
March 22, 1994
+++Q. The neon tubing which is mounted to the top of the building complex should be
used sparingly throughout the shopping center because the neon will distract from
the architectural elements of the center plus it could be a distraction to Highway
III traffic.
The neon tubing may be used on buildings C, F, and G on the sides of the
building which face the shopping complexes primary parking lot (south side).
The neon tubing shall be mounted in a recessed stucco channel and the location
and/or color shall be approved by the Staff prior to construction plan check. The
neon tubing should create a "soft" light accent on the building but should not
create glare.
•R. A special landscape design shall be submitted for the intersection of Highway 111
and Jefferson Street because it is a "gateway" intersection. The applicant should
prepare a formal landscape plan which uses citrus trees, decorative hardscape,
desert landscape, uplighting, and public art as a focal point for this primary
intersection. The landscape area should be approximately 50 feet by 100 feet
(5,000 square feet). The plan shall be approved by the Arts in Public Places
Committee.
•S. All roof mounted mechanical equipment sHenld shall be screened by the building
wall parapet (e.g., 32-inch parapet).
T. The minimum dimension for a parking lot planter should shall be seven feet wide.
+U. The final concept building plans shall be reviewed by the Staff during plan check.
•++V. A trellised pedestrian cover between Buildings A & B is not necessary unless the
applicant desires the facility for his or her patrons. If desired, the height of the
structure shall be approved by the City Fire Marshal during plan check. The
design and its location shall be approved by the Planning and Development
Department Director.
++W. The building parapet heights throughout the project shall be continual around each
respective building mass to assure architectural continuity for the project.
++X. The design features of the south elevation should be reflective in the north
elevations, where appropriate.
CONAPRVL.071 26
Conditions of Approval
Specific Plan 92-022 & Plot Plan 92-490 (Revised); Time Extension #1
March 22, 1994
•Y The developers property owner shall dedicate to the City an easement (in
perpetuity) at the southeast corner of the site in conjunction with Condition 24.R.
for the installation of a City entry sign. The sign shall be built by the City and
maintained by the City at no cost to the property owner. The size and location
of the easement shall be determined by the City. The easement shall be offered
to the City within three months after formal review of this eas time extension by
the Planning Commission and City Council. The City shall prepare the legal
paperwork necessary to complete this requirement.
GRADING
Prior to occupation of the project site for construction purposes, the applicant shall
submit and receive approval of a Fugitive Dust (PM10) Control Plan prepared in
accordance with Chapter 6.16 of the La Quinta Municipal Code. In accordance with
said Chapter, the applicant shall furnish security in a form acceptable to the City in an
amount sufficient to guarantee compliance with the provisions of this permit.
These shall include but not be limited to:
A. The use of irrigation during all construction activities;
B. Planting of cover crop or vegetation upon previously 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 while being used to prevent the emission of dust and blowsand.
26. Graded but undeveloped land shall be maintained in a condition so as to prevent a dust
and blowsand nuisance and shall be either planted with interim landscaping or provided
with other wind and water erosion control measures as approved by the Planning and
Development and Public Works Departments.
27. Applicant shall comply with provisions of the Master Plan of Drainage, including
payment of fees required therewith, and the City's Flood Protection Ordinance.
CONAPRVL.071 27
Conditions of Approval
Specific Plan 92-022 6 Plot Plan 92-490 (Revised); Time Extension #1
March 22, 1994
28. Prior to 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 Environmental Assessment 92-241,
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 Environmental Assessment 92-241, Specific Plan
92-022 and Plot Plan 92-490 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 mitigating measures of
Environmental Assessment 92-241, Specific Plan 92-022 and Plot Plan 92-490. The
Planning and Development Director may require inspections or other monitoring to
assure such compliance.
29. A grading plan shall be prepared by a registered civil engineer. The plan must meet the
approval of the City Engineer prior to issuance of a building permit.
The grading plan shall conform with the recommendations of the soils report. The soils
engineer and/or the engineering geologist shall certify to the adequacy of the grading
plan.
DRAINAGE
30. The project shall be graded to permit storm flow in excess of retention capacity to flow
into the Whitewater River Channel. Pipes shall be sized to prevent ponding in parking
areas from exceeding six inches during a one hundred year storm event. The project
shall be graded to receive storm flow from adjoining property at locations that have
historically received flow.
31. The tributary drainage area for which the applicant is responsible shall extend to the
centerline of any public street contiguous to the site.
32. In design of retention facilities, the percolation rate shall be considered to be zero unless
Applicant provides site -specific data that indicates otherwise. A trickling sand filter and
leachfield shall be installed to percolate nuisance water in conformance with requirements
of the City Engineer. The sand filter and leach field shall be sized to percolate 22
gallons per day per 1,000 square feet of drainage area.
33. The design of the project shall not cause any change in flood boundaries, levels or
frequencies in any area outside the project.
CONAPRVL.071 28
Conditions of Approval
Specific Plan 92-022 & Plot Plan 92-490 (Revised); Time Extension #1
March 22, 1994
34. Applicant shall construct storm water facilities along the north side of Highway 111 as
required by the City Engineer.
UTILITIES
35. All existing and proposed utilities adjacent to or on the proposed site or shall be installed
in underground facilities. Electric power lines over 12,500 volts are not subject to this
requirement.
36. Underground utilities in areas where hardscape surface improvements are planned shall
be installed prior to construction of the surface improvements. Applicant shall provide
certified reports of utility trench compaction tests for approval of the City Engineer.
37. The applicant shall comply with the requirements of the Coachella Valley Water District
including dedication of parcels, lining of the Whitewater River Channel and other
requirements of their letter of October 2, 1992.
STREET AND TRAFFIC IMPROVEMENTS
38. The City is contemplating adoption of a Major Thoroughfare Improvements Ordinance.
The Ordinance is intended to distribute the cost of major thoroughfare construction
evenly and fairly on undeveloped land at the time the land is subdivided or developed for
beneficial use.
If the Ordinance is adopted at least 60 days prior to the issuance of a building permit,
this project shall be subject to the provisions of the ordinance.
If the Ordinance is not adopted the Applicant shall construct street improvements within
and contiguous to the project as listed below.
39. Improvement plans for all on- and off -site streets shall be prepared by a registered civil
engineer. Improvements to State Route III shall be designed and constructed in
accordance with the requirements of Caltrans and the City Engineer. Other
improvements shall be designed and constructed in accordance with the La Quinta
Municipal Code, adopted Standard Drawings and as approved by the City Engineer.
The applicant shall perform an alignment study of S.R. III and Jefferson Street to
determine the design of the Jefferson/S.R. 11 I intersection. The study shall extend 500-
feet in all directions beyond the boundaries of the applicant's site. If total required
improvements to S.R. I I I exceed $300,000, the applicant shall perform a Project Study
Report if and as required by Caltrans.
CONAPRVL.071 29
Conditions of Approval
Specific Plan 92-022 6 Plot Plan 92-490 (Revised); Time Extension #1
March 22, 1994
Pavement design shall consider soil strength, anticipated traffic loading and design life.
The minimum pavement section shall be 3" AC/4" Class 2 base for on -site work and
41h"/6" for arterial and collector streets.
40. Improvements shall include all appurtenances such as traffic signs, channelization
markings, raised medians if required, street name signs, sidewalks, and centralized mail
delivery units approved in design and location by the U.S. Post Office and the City
Engineer. Mid -block street lighting is not required.
Enhancements to existing improvements may be required to integrate the proposed
improvements with existing conditions. This includes street width transitions extending
beyond tract boundaries.
41. The following street improvements shall be constructed to conform with the General Plan
street type noted in parentheses:
A. OFF -SITE STREETS
Jefferson Street - Three travel lanes on west side (39' curb to curb) plus
required turn lanes. Install 8-foot sidewalk.
2. S.R. I I I - Install three travel lanes and shoulder on north side (estimated
46' curb to curb), median island, required turn lanes, exclusive bus
turnout with pedestrian walkway to site, and 8-foot sidewalk.
B. ON -SITE STREETS
As required by the City Engineer. Shall include at least one 24' access
road each to Jefferson Street and S.R. 111.
+++C. TRAFFIC SIGNALS
S.R. III at West Entry Drive - Full traffic signal. If the signal is
warranted when this development occurs (as determined by the City
Engineer), the applicant shall design and construct the signal at the
applicant's expense. If the signal is deferred until warranted at a later
date, the applicant shall pay cash or provide security in guarantee of cash
payment for 25% of the cost to design and construct the signal.
CONAPRVL.071 30
Conditions of Approval
Specific Plan 92-022 & Plot Plan 92-490 (Revised); Time Extension #1
March 22, 1994
2. S.R. I I I at Jefferson - Traffic signal modifications as determined by the
alignment study and as approved by the City Engineer. If the
modifications are warranted when this development occurs (as determined
by the City Engineer), the applicant shall design and construct the
modifications at the applicant's expense. If the modifications are deferred
until warranted at a later date, the applicant shall pay cash or provide
security in guarantee of cash payment for 25 % of the cost to design and
construct the modifications.
42•+++Access points and turning movements of traffic shall be restricted as follows:
A. S.R. I I I - Unrestricted at most westerly access drive. Right-in/right-out at drive
approximately midway between the west property line and Jefferson Street.
B. Jefferson Street - Unrestricted at intersection with Vista Grande. Right -in only
at drive between this intersection and S.R. 111.
C. Applicant shall provide signage and traffic control devices along entry drives as
required by the City Engineer.
LANDSCAPING
43. The applicant shall provide landscape improvements in the setback lots along Jefferson
Street and State Route 111. Design of these setbacks shall be reviewed by the Design
Review Board and approved by the Planning Commission. The applicant is encouraged
to minimize steep slope designs. Use of lawn shall be minimized with no lawn or spray
irrigation within 5-feet of street curb.
44. Prior to approval of building permits, the applicant shall prepare a water conservation
plan which shall include consideration of:
A. Methods to minimize the consumption of water, including water saving features
incorporated into the design of the structures, the use of drought tolerant and low-
water usage landscaping materials, and programs to increase the effectiveness of
landscape, as recommended by Coachella Valley Water District and the State
Department of Water Resources.
B. Methods for maximizing groundwater recharge, including the construction of
groundwater recharge facilities.
CONAPRVL.071 31
Conditions of Approval
Specific Plan 92-022 & Plot Plan 92-490 (Revised); Time Extension #1
March 22, 1994
C. Methods for minimizing the amount of water used for on -site irrigation, including
the use of reclaimed water from sewage treatment facilities. The water energy
plan shall be subject to review and acceptance by CVWD prior to final approval
by the City Engineer.
45. Applicant/developer shall submit a landscape and irrigation plan which is in compliance
with Ordinance 220, pertaining to water efficient landscaping, and which shall be
designated to feature drought tolerant plant species, and the latest water conserving
irrigation technology. The plan(s) shall be subject to initial review by the Design Review
Board and the Planning Commission, with subsequent final review and acceptance by
Coachella Valley Water District prior to landscape construction. Evidence of CVWD
acceptance shall be submitted to the Planning and Development Department.
46. Desert or native plant species and drought resistant planning materials shall be
encouraged. Provision shall also be made for planting materials which provide forage
and nesting areas for nearby wildlife.
47. Landscape and irrigation plans for landscaped lots, common retention basins and park
facilities shall be prepared by a licensed landscape architect. The plans and proposed
landscaping improvements shall be in conformance with requirements of, and be signed
by, the Planning Director, the City Engineer, the Coachella Valley Water District, and
the Riverside County Agricultural Commissioner.
Landscape areas shall have permanent irrigation improvements meeting the requirements
of the City Engineer. Common basins shall be designed with a turf grass surface which
can be mowed with standard tractor -mounted equipment.
48. Applicant shall insure that landscaping plans and utility plans are coordinated to provide
visual screening of above -ground utility structures.
49. Applicant shall submit a copy of the proposed grading, landscaping and irrigation plans
to the Coachella Valley Water District for review and approval with respect to the
District's Water Management Program.
PUBLIC SERVICES
50. The applicant shall comply with the requirements of the City Fire Marshal, who may
approve alternate means of compliance where deemed appropriate and equivalent to these
standards:
A. The access road proposed along the northern boundary of the project shall be
completed during Phase I to provide through circulation.
CONAPRVL.071 32
Conditions of Approval
Specific Plan 92-022 & Plot Plan 92-490 (Revised); Time Extension #1
March 22, 1994
B. All future building expansions shall be subject to a site plan review/approval prior
to issuance of building permits.
C. A minimum unobstructed width of 24 feet shall be maintained for all access
roads, with certain areas designated as fire lanes.
D. 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
two hours duration at 20 psi.
E. A combination of on -site and off -site Super hydrants (6" X 4" X 2-1/2" X 2-1/2")
shall be located not less than 25 feet or more than 165 feet from any portion of
the building(s) as measured along approved vehicular travelways.
F. The required water system including fire hydrants shall be installed and accepted
by the Coachella Valley Water District prior to any combustible building material
being placed on the site.
G. 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 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.
H. Buildings shall be constructed so that the fire flow required for any individual
building or unseparated area does not exceed 3500 gpm.
I. 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.
51. Applicant/developer shall work with Waste Management of the Desert to implement
provisions of AB 939 and AB 1462. The applicant/developer is required to work with
Waste Management in setting up the following programs for this project:
CONAPRVL.071 33
Conditions of Approval
Specific Plan 92-022 & Plot Plan 92-490 (Revised); Time Extension #1
March 22, 1994
A. Developer shall prepare a plan to provide enlarged trash enclosures for inclusion
of separate facilities for storage of recyclables such as glass, plastics, newsprint
and steel & aluminum cans.
B. All on -site recycling bins shall be enclosed by approved masonry was or other
architectural features.
52. Applicant/developer shall provide for transit amenities as may be necessary. These
amenities shall include, at a minimum, a bus turnout location and passenger waiting
shelter along Highway 111, the precise location of which shall be determined by Sunline
Transit.
QUALITY ASSURANCE
53. The City is contemplating adoption of a quality -assurance program for privately -funded
construction. If the program is adopted prior to the issuance of permits for construction
of the improvements required of this map, applicant shall fully comply with the quality -
assurance program.
If the quality -assurance program has not been adopted, applicant shall employ or retain
a California registered civil engineer, geotechnical engineer or land surveyor, as
appropriate, to exercise sufficient supervision and quality control during construction of
the tract grading and improvements to certify compliance with the plans, specifications,
applicable codes, and ordinances.
The engineer shall provide the following certifications and documents upon completion
of construction:
A. Upon completion of the improvements, a statement on the "as built" plans as
follows: "The construction of all improvements on these plans was properly
monitored by qualified personnel under my supervision for compliance with the
plans and specifications. The work shown hereon was constructed as approved
except as otherwise noted. Noted exceptions have been approved by the City
Engineer. "
B. Prior to issuance of any building permit, a separate document bearing the
engineer's or surveyor's seal and signature, that lists actual building pad
elevations. The document shall, state the pad elevation approved on the grading
plan, the as -built elevation, and shall clearly identify the difference, if any. The
data shall be organized by phase and shall be cumulative if the data is submitted
at different times.
CONAPRVL.071 34
Conditions of Approval
Specific Plan 92-022 6 Plot Plan 92-490 (Revised); Time Extension #1
March 22, 1994
54. Applicant shall provide the City a set of "as built" reproducible drawings of all grading
and improvements except water and sewer. Each sheet of the drawings shall have the
words "As -Built" or "As -Constructed" clearly marked on each sheet and be stamped and
signed by the engineer certifying to the as -built condition.
MAINTENANCE
55. Adequate provision shall be made for continuous maintenance of all landscaping and
related features.
56. Applicant shall maintain the landscaped areas of the project such as the landscaped
setback lots and retention basins. Applicant shall maintain all off -site improvements until
final acceptance of the improvements by the City.
MISCELLANEOUS
57. Grading, drainage, street, lighting, landscaping & irrigation, park, gate, and perimeter
wall plans are not approved for construction until they have been signed by the City
Engineer.
58. Appropriate approvals shall be secured prior to establishing any construction or sales
facilities, and/or signs on the subject property.
•59. The applicant shall retain a qualified archaeologist to prepare a mitigation and monitoring
plan for artifact location and recovery. Prior archaeological studies for this site as well
as other unrecorded information shall be analyzed prior to the preparation of the plan.
At a minimum, the plan shall: (1) identify the means for digging test pits; and (2)
provide for further testing if the preliminary results show significant material are present.
The final plan shall be submitted to the Planning and Development Department for final
review and approval.
Prior to the issuance of a grading permit, the archaeologist(s) shall complete the testing
and data recovery as noted in the plan. The archaeologist shall monitor the grading
activity as required by the plan or testing results.
A list of the qualified archaeological monitor(s), cultural resources management firm
employees, and any assistant(s)/representative(s), shall be submitted to the Planning and
Development Department. The list shall provide the current address and phone number
for each monitor. The designated monitors may be changed from time to time, but no
such change shall be effective unless served by registered or certified mail on the
Planning and Development Department.
CONAPRVL.071 35
Conditions of Approval
Specific Plan 92-022 & Plot Plan 92-490 (Revised); Time Extension #1
March 22, 1994
The designated monitors or their authorized representatives shall have the authority to
temporarily divert, redirect, or halt grading activity to allow recovery of resources. In
the event of discovery or recognition of any human remains, there shall be no further
grading, excavation, or disturbance of the site or any nearby area reasonably suspected
to overlie adjacent human remains until appropriate mitigation measures are completed.
Upon completion of the data recovery, the Developer shall cause three copies of the final
report containing the data analyses to be prepared and published and submitted to the
Planning and Development Department.
60. All on -site billboards shall be removed prior to the issuance of a building permit.
61. The on -site parking spaces fronting Highway 1 I 1 will be allowed to be within 25 feet of
the new property line provided visual screening is constructed.
62. A parking analysis shall be submitted to the Planning and Development Department prior
to any developer of the freestanding pad buildings in the future. The study shall be
presented to the Planning Commission for their review and approval. In each study,
building size adjustments shall be made if it is determined that a parking deficiency
exists.
**63. Angled parking stalls shall be used for the northerly one-half of the parking lot to the
south of the shopping center complex.
064 A Transportation Demand Management (TDM) plan shall be submitted to the Director
of Planning and Development pursuant to Chapter 9.162 if more than 100 people are
employed at the project site.
065. The provisions of the City's Water Conservation Ordinance (Ordinance 220) shall be met
during plan check.
CONAPRVL.071 36