PCRES 1995-040PLANNING COMMISSION RESOLUTION 95-040
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) SECOND
ONE-YEAR TIME EXTENSION.
CASE NOS.: SPECIFIC PLAN 92-022 AND PLOT PLAN 92-490 (REVISED)
2ND TIME EXTENSION
JEFFERSON SQUARE
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 21.3 acres at the northwest corner of Highway 111
and Jefferson Street.
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. Corporation and recommendation of
the Planning Commission to develop a +251,550 square foot commercial shopping
on 21.3 acres at the northwest corner of Highway 111 and Jefferson Street, more
particularly described as:
A PORTION OF THE NORTH HALF OF SECTION 29, T5S, R7E, SBBM
(APN: 649-020-007 & 010)
WHEREAS, the applicant was granted a one year extension of time
in 1994.
WHEREAS, prior to the expiration of this case on February 2,
1995, the applicant's representative filed a written request to extend the approval for
another one year period.
WHEREAS, on September 5, 1995, the project was readvertised
in the Desert Sun, and notices were sent to property owners within 300-feet of the
site notifying them of the extension request.
WHEREAS, the Planning Commission of the City of La Quinta,
California, did, on the 26th day of September, 1995, hold a duly -noticed Public
Hearing to consider the request to extend the 1993 approval for another one year
period.
RESOCC.110
Planning Commission Resolution 95-039
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.
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) 2nd 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(s) is consistent with the provisions of the La Quinta Municipal Code.
7. That the project is consistent with State Law Section 65450 (et. al.).
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.
RESOCC.110
Planning Commission Resolution 95-039
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.
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 26th day of September, 1995, by the
following vote, to wit:
AYES: Commissioners Adolph, Barrows, Butler, Gardner, Newkirk and Chairman
Abels
NOES: None
ABSENT: Commissioner Anderson
ABSTAIN: None
S ABELS, Chairman
La Quinta, California
r��r:616
RY HEAMAN, Community Development Director
of La Quinta, California
RESOCC.110
PLANNING COMMISSION RESOLUTION 95-040
CONDITIONS OF APPROVAL -ADOPTED
SPECIFIC PLAN 92-022 & PLOT PLAN 92-490 (REVISED); TIME EXTENSION #2
SEPTEMBER 26, 1995
* Modified by Planning Commission on September 26, 1995
1. Specific Plan 92-022 and Plot Plan 92-490 (Revised) shall comply with the requirements
and standards of the City of La Quinta Municipal Code, unless otherwise modified by the
following conditions.
2.* This approval shall expire and become void on February 2, 1996,
3. Phasing plans, including phasing of public improvements, shall be submitted for review
and approval by the City Engineer and the Community Development Department prior to
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
- Community Development Department
- Riverside Co. Environmental Health Department
- Desert Sands Unified School District (DSUSD)
- 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 each
agency. 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.
Evidence of said permits or clearances from the above mentioned agencies shall be
presented to the Building Department at the time of the application for a building permit
for the use contemplated herewith.
CONAPRVL.071 1
Conditions of Approval
Specific Plan 92-022 & Plot Plan 92-490 (Revised); Time Extension #2
September 26, 1995
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.
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
Building and Safety Department with written clearance from the DSUSD
stating that their impact fees have been paid.
8. * Applicant shall pay all fees and deposits required by the City for processing of plans 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.
9. * Prior to issuance of a grading 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.
10.* 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 issuance of a grading or building permit.
Improvements to be made or agreed to shall include removal of any existing structures or
obstructions which are not part of the proposed improvements.
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.
11. 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
CONAPRVL.071 2
Conditions of Approval
Specific Plan 92-022 & Plot Plan 92-490 (Revised); Time Extension #2
September 26, 1995
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.
12. 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 comer cut -backs for State Route 111 improvements shall conform with
Caltrans requirements or as approved by the City Engineer. Right of way geometry for
cul-de-sacs, knuckle turns and comer 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 111 - 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.
13. Applicant shall create, and offer to dedicate, common area setback lots, of minimum width
as noted, adjacent to the following street rights of way:
A. Highway 111 - 50 feet wide; and
B. Jefferson Street - 20 feet wide.
14. Applicant shall dedicate blanket easements over the setback lots for the purpose of
sidewalks and/or bikepaths.
CONAPRVL.071 3
Conditions of Approval
Specific Plan 92-022 & Plot Plan 92-490 (Revised); Time Extension #2
September 26, 1995
15. 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.
16. 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.
17. * Development of the project site shall comply with Specific Plan 92-022 and Plot Plan 92-
490 (Revised) and the following conditions, which conditions shall take precedence in the
event of any conflict with the plans and exhibits.
18.* A noise study shall be prepared by a qualified acoustical engineer, to be submitted to the
Community Development Department for review and approval prior to issuance of a
building permit. The study shall consider use of building setbacks, engineering design,
building orientation, noise barriers (berming, walls, and landscaping, etc.), and other
techniques to mitigate noise created by the project or to mitigate roadway noise.
19. 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 Community 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.
20. The requirements of the City's Off -Street Parking Ordinance shall be met for each
development phase of the project.
21. 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 Planning Commission.
22.* 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 Community Development
Department. Applicant shall submit plans for street lighting along roads, if any, for
review and approval to the Public Works Department.
CONAPRVL.071 4
Conditions of Approval
Specific Plan 92-022 & Plot Plan 92-490 (Revised); Time Extension #2
September 26, 1995
23. The development shall be governed by the following:
A. All ground -mounted mechanical equipment shall be screened from view by
methods approved by the Community 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 Community 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 shopping carts or other storage shall be permitted unless completely
screened in a City approved area.
J. Parking lot striping plan including directional arrows, stop signs, no parking areas,
parking spaces shall be approved by Community Development and Engineering
Departments prior to issuance of building permits.
CONAPRVL.071 5
Conditions of Approval
Specific Plan 92-022 & Plot Plan 92-490 (Revised); Time Extension #2
September 26, 1995
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 project.
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 at each entry
drive.
O. A master sign program shall be reviewed and approved by the 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.
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
111 traffic.
CONAPRVL.071 6
Conditions of Approval
Specific Plan 92-022 & Plot Plan 92-490 (Revised); Time Extension #2
September 26, 1995
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 hard scape,
desert landscape, up lighting, 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 shall be screened by the building wall
parapet (e.g., 32-inch parapet).
T.* The minimum dimension for a parking lot planter shall be six 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 Community Development 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.
Y. The property owner shall dedicate to the City an easement (in perpetuity) at the
southeast comer of the site in conjunction with Condition 23.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 time extension by the Planning Commission and
City Council. The City shall prepare the legal paperwork necessary to complete
this requirement.
CONAPRVL.071 7
Conditions of Approval
Specific Plan 92-022 & Plot Plan 92-490 (Revised); Time Extension #2
September 26, 1995
24. 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 properly owners. The land owner shall
comply with requirements of the Director of Public Works and Community
Development. All construction and graded areas shall be watered at least twice
daily while being used to prevent the emission of dust and blowsand.
25. 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 Community
Development and Public Works Departments.
26. Applicant shall comply with provisions of the Master Plan of Drainage, including payment
of fees required therewith, and the City's Flood Protection Ordinance.
27.* Prior to issuance of a grading or building permit, the: applicant shall prepare and submit
a written report to the Community Development Director demonstrating compliance with
those Conditions of Approval and mitigation measures of Environmental Assessment 92-
241. Prior to final building inspection approval, the Applicant shall prepare and submit
a written report to the Community Development Director demonstrating compliance with
all remaining Conditions of Approval and mitigating measures of Environmental
Assessment 92-241, Specific Plan 92-022 and Pilot Plan 92-490 (Revised). The
Community Development Director may require inspections or other monitoring to assure
such compliance.
CONAPRVL.071 8
Conditions of Approval
Specific Plan 92-022 & Plot Plan 92-490 (Revised); Time Extension ,#2
September 26, 1995
28. 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.
29. 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.
30.
centeffine of any public street contiguotis to the site7.
Storm water falling on site during the peak 24-hour period of a 100-year storm shall be
retained on site unless otherwise approved by the City Engineer. Any proposal to direct
drainage to the Whitewater Storm Channel shall be approved by the Coachella Valley
Water District prior to its consideration by the City Engineer.
31. 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
leach field 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.
32. The design of the project shall not cause any change in flood boundaries, levels or
frequencies in any area outside the project.
33. Applicant shall construct storm water facilities along the north side of Highway 111 as
required by the City Engineer.
34. 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.
35. Underground utilities in areas where hard scape 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.
CONAPRVL.071 9
Conditions of Approval
Specific Plan 92-022 & Plot Plan 92-490 (Revised); Time Extension 12
September 26, 1995
36. * 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 letters of October 2, 1992 and April 21, 1995, on file in the
Community Development Department
37. 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.
38. 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. Ill and Jefferson Street to
determine the design of the Jefferson/S.R. 111 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. 111 exceed $300,000, the applicant shall perform a Project Study
Report if, and as, required by Caltrans.
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
41/2"/6" for arterial and collector streets.
CONAPRVL.071 10
Conditions of Approval
Specific Plan 92-022 & Plot Plan 92-490 (Revised); Time Extension ?2
September 26, 1995
Enhancements to existing intinovenints may the piopos�j
fillpiovenreift with =hting conditions. This inch s stieet width transitions extendii,6
The applicant shall perform a detailed traffic study as required in the Caltrans letter dated
October 15, 1992, on file in the Community Development Department. If the study
indicates that a signal will be warranted at the Jefferson Street access at Vista Grande, the
applicant shall be responsible for design and construction of the signal.
40. The following street improvements shall be constructed to conform with the General Plan
street type noted in parentheses:
A. OFF -SITE STREETS
1. Jefferson Street - Three travel lanes on west side (39' curb to curb) plus
required turn lanes. Install 8-foot sidewalk.
2. S.R. 111 - 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 meandering sidewalk.
B. ON -SITE STREETS
1. 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
1. 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 constructthe signal.
2. S.R. 111 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
CONAPRVL.071 11
Conditions of Approval
Specific Plan 92-022 & Plot Plan 92-490 (Revised); Time Extension $2
September 26, 1995
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.
41. Access points and turning movements of traffic shall be restricted as follows:
A. S.R. 111 - 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.
42. The applicant shall provide landscape improvements in the setback lots along Jefferson
Street and State Route 111. Design of these setbacks shall be reviewed 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.
43. 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.
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.
CONAPRVL.071 12
Conditions of Approval
Specific Plan 92-022 & Plot Plan 92-490 (Revised); Time Extension #2
September 26, 1995
44. 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 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 Community Development Department.
45. 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.
46. 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 Community Development 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.
47. Applicant shall insure that landscaping plans and utility plans are coordinated to provide
visual screening of above -ground utility structures.
48. 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.
49. 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 13
Conditions of Approval
Specific Plan 92-022 & Plot Plan 92-490 (Revised); Time Extension #2
September 26, 1995
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.
50. 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 14
Conditions of Approval
Specific Plan 92-022 & Plot Plan 92-490 (Revised); Time Extension #2
September 26, 1995
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 walls or other
architectural features.
51. 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.
52. 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 15
Conditions of Approval
Specific Plan 92-022 & Plot Plan 92-490 (Revised); Time Extension #2
September 26, 1995
53.*
and inipiovements except wate, w,d sewer. Each sheet of the diawings Miadi have tim
words "ArBailt" or "As-eonstiticted" clemiy marked on each sheet md be stamped wid
signed by the enginee, certifying to the as -built cmdition.
The applicant shall employ construction quality -assurance measures which meet the
approval of the City Engineer.
MAINTENANCE
{"J CM.! {r f {�
The applicant shall employ or retain California registered civil engineers, geotechnical
engineers, or surveyors, as appropriate, who will provide, or have his or her agents
provide, sufficient supervision and verification of the construction to be able to furnish and
sign accurate record drawings and certify compliance of all work with approved plans,
specifications and applicable codes.
Upon completion of construction, the applicant shall furnish the City reproducible record
drawings of all plans which were signed by the City Engineer. Each sheet of the drawings
shall have the words 'Record Drawings' 'As -Build "or 'As- Constructed 'clearly marked
on each sheet and be stamped and signed by the engineer or surveyor certifying to the
accuracy of the drawings.
55. 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.
56. 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.
57.* Appropriate avpiovais shall be secturd pio, to establishing my mistl=tioll 01 safe
Improvement plans submitted to the City for plan checking shall be submitted on 24" x 36"
media in the categories of 'Rough Grading ; 'Precise Grading ; 'Streets & Drainage" and
'Landscaping" All plans shall have signature blocks for the City Engineer and are not
approved for construction until they are signed.
CONAPRVL.071 16
Conditions of Approval
Specific Plan 92-022 & Plot Plan 92-490 (Revised); Time Extension #2
September 26, 1995
'Streets and Drainage "plans shall normally include signal, sidewalks, bike paths, gates
and entryways, parking lots, and water and sewer plans. Combined plans including water
and sewer improvements shall have an additional signature block for the Coachella Valley
Water District (CVWD). The combined plans shall be signed by CVWD prior to their
submittal for the City Engineer's signature.
'Landscaping "plans shall normally include landscape improvements, irrigation, lighting,
and perimeter walls.
Plans for improvements not listed above shall be in formats approved by the City Engineer.
The City may maintain digitized standard plans for elements of construction. For a fee
established by City resolution, the developer may acquire standard plan sheets prepared
by the City.
When final plans are approved by the City, the developer shall furnish accurate computer
files of the complete, approved plans on storage media and in program format acceptable
the City Engineer.
58. 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 methods to be used; and (2) provide for
testing if the preliminary results show significant material are present. The final plan shall
be submitted to the Community 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 qualified archaeologist shall be selected from a list maintained in the Community
Development Department The applicant shall provide the name, address and phone
number for the selected archaeologist to the Community Development Department. The
designated archaeologist may be changed from time to time, but no such change shall be
effective unless the Community Development Department is notified and approves the new
selection.
The designated monitors or their authorized representatives shall have the authority to
temporarily divert, redirect, or halt grading or trenching activity to allow recovery of
CONAPRVL.071 17
conditions of Approval
Specific Plan 92-022 & Plot Plan 92-490 (Revised); Time Extension #2
September 26, 1995
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
Community Development Department.
59. All on -site billboards shall be removed prior to the issuance of a building permit.
60. The on -site parking spaces fronting Highway 111 will be allowed to be within 25 feet of
the new property line provided visual screening is constructed.
61. A parking analysis shall be submitted to the Community 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.
62. Angled parking stalls shall be used for the northerly one-half of the parking lot to the south
of the shopping center complex.
63 A Transportation Demand Management (TDM) plan shall be submitted to the Director of
Community Development pursuant to Chapter 9.162 if more than 100 people are employed
at the project site.
CONAPRVL.071 18