PCRES 1996-041PLANNING COMMISSION RESOLUTION 96-041
A RESOLUTION OF THE PLANNING COMMISSION OF
THE CITY OF LA QUINTA, CALIFORNIA, ANNOUNCING
FINDINGS AND APPROVING SITE DEVELOPMENT
PERMIT 96-598 TO ALLOW THE CONSTRUCTION OF A
86,000± SELF STORAGE FACILITY
CASE NO. SDP 96-598
THE WILLIAM WARREN GROUP
WHEREAS, the Planning Commission of the City of La Quinta, California did on the
10" day of December, 1996, hold a duly noticed Public Hearing to consider the request of The
William Warren Group to allow the construction of an 86,000+ self storage facility on a four acre site
located on the east side of Adams Street, immediately south of the Whitewater Storm Channel and
approximately 730 feet north of Highway 111, more particularly described as:
A PORTION OF THE WEST HALF OF THE
NORTHWEST QUARTER OF SECTION 29,
TOWNSHIP 5 SOUTH, RANGE 7 EAST, SAN
BERNARDINO BASE AND MERIDIAN,
RIVERSIDE COUNTY
WHEREAS, said Site Development Permit request has complied with the
requirements of the "Rules to Implement the California Environmental Quality Act of 1970" (as
amended), in that the Community Development Director has determined that a Mitigated Negative
Declaration of Environmental Impact may be adopted to mitigate any impact the project may have;
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, findings, and reasons to justify the recommendation for approval of said Site
Development Permit.
Finding 41 -Consistency with General Plan:
The project site is designated on the General Plan Land Use Map as Commercial Park (CP). As such,
heavy commercial uses such as warehousing and storage, as is proposed in this case, is permitted.
The facility is a low intensity use which generates little traffic and activity. This insures the project
will be consistent with Policy 2-3.2.4 in that this use will not negatively impact surrounding
commercial uses. Additionally, this project is consistent with the Circulation General Plan Element.
Right-of-way and street improvements will be provided to conform to General Plan Policy 3-2.1.5
which requires Adams Street be a Secondary Arterial. Adams Street is a secondary Image Corridor
and the landscaping is designed to enhance it per General Plan Policy 3-4.1.4
resopc-sdp 96-598
Planning Commission Resolution 96-041
Finding #2 - Consistency with Zoning Code
This project is subject to the provisions of the Zoning Code (Title 9). The project has been designed
in conformance with applicable zoning requirements including perimeter setbacks and landscaping,
building heights, maximum floor area ratios, and outdoor lighting. However, the applicant has not
met the parking requirement of 17 spaces.
Under Municipal Code requirements, one off-street parking space is required for every 5,000 square
feet of storage area plus two parking spaces for the caretakers unit. For the 83,851 square feet of
storage space, 17 parking spaces plus two for the caretakers unit, requires a total of 19 parking
spaces. As permitted by Municipal Code Section 9.150.050.B.2, the applicant is requesting
modification of the parking requirements. The applicant has submitted a parking demand analysis
which compares six self storage facilities in Southern California. Based upon parking provided for
these facilities, the project requires eight parking spaces. It has been determined that eight parking
spaces are adequate to provide compliance with off-street parking requirements.
It has been determined that with approval of the accompanying variance (VAR 96-029), compliance
with the minimum 5% landscaping within paving areas and restriction of a maximum 600 square feet
for the caretakers unit, is acceptable as proposed.
The applicant notes that the Institute of Transportation Engineers utilizes a factor of 2.606 trips per
1,000 square feet of storage space for this type of use. Customers typically utilize the stripped
parking spaces for short time periods of approximately ten minutes to either receive information on
rentals or to rent a space.
The applicant has indicated use of a monument sign. Compliance with the sign regulations has been
conditioned for and will provide for review of the sign prior to its fabrication.
Finding 93 - Compliance with CEOA:
As noted in this resolution, the project will not have any significant impacts on the environment which
cannot be mitigated. Mitigation measures have been adopted as Conditions of Approval.
Finding # 4 - Architectural Design
The Mediterranean architectural style of the project, including, scale, building mass, materials, colors,
architectural details, roof style, and other architectural elements are compatible with the surrounding
development and with the quality of design prevalent in the City. These design features include the
use of stucco walls, metal grill, rail, and fencing, some wood trim and "S" shaped concrete tile
roofing. The variation from 20-feet to 25-feet of landscaping combined with the architectural
detailing of the pop -outs and design of the caretaker/manager unit, provides an aesthetically pleasing
streetscape. The architectural treatment and landscaping along the north and south elevations also
break up the linear building for the traffic on Adams Street traveling north or south.
Finding #5 - Site and Landscape Design:
resope-sdp 96-598
Plaiming Commission Resolution 96-041
The project landscaping and site design provides visual relief, complements the building and
surrounding area, screens undesirable views, and provide a harmonious transition between future
adjacent uses. Further refinement of the landscape and site plan will be implemented as the working
drawings proceed.
Finding #6 - Sian Proizram:
The applicant has indicated use of a monument sign in front of the facility adjacent to the facility.
Details of this sign have not been submitted. The proposed sign will comply with the applicable sign
requirements of Chapter 9.260 (Signs). The sign will be designed in a Mediterranean style to
complement the project's architectural design. Approval of the sign has been conditioned to be
reviewed by the Planning Commission as a non-public hearing item.
NOW, THEREFORE, BE IT RESOLVED, by the Planning Commission of the City
of La Quinta, California, as follows:
That the above recitations are true and correct and constitute the findings of the Commission
in this case.
2. That it does hereby adopt Mitigated Negative Declaration of Environmental Impact pursuant
to the attached conditions and Environmental Assessment.
That it does hereby approve Site Development Permit 96-598, with the conditions as set forth
in this resolution, attached hereto.
PASSED, APPROVED, AND ADOPTED at a regular meeting of the La Quinta
Planning Commission held on this 10"' day of December, 1996.
AYES: Commissioners Newkirk, Seaton, Tyler, Woodard, and Vice Chairman Butler
NOES: None
ABSENT: Commissioners Abels and Gardner
ABSTAIN: None
4" `ice
RIC RD BUTLER, Vice Chairman
City of La Quinta, California
ATTEST:
H kMAN, Community Development Director
La Quinta, California
resopc-sdp 96-599
PLANNING COMMISSION RESOLUTION 96-041
CONDITIONS OF APPROVAL - FINAL
SITE DEVELOPMENT PERMIT 96-598
WILLIAM WARREN GROUP
DECEMBER 10,1996
GENERAL
Site Development Permit 96-598 (SDP 96-598) shall be developed in compliance with these
conditions and all approved site plan, elevation, color, materials, and other approved exhibits
submitted for this application. In the event of any conflicts between these conditions and the
provisions of SDP 96-598, the conditions shall take precedence.
2. Upon their approval by the City Council, the City Clerk is authorized to file these Conditions
of Approval with the Riverside County Recorder for recordation against the property(ies) to
which they apply.
SDP 96-598 shall comply with all applicable conditions and/or mitigation measures for the
following related approvals:
Environmental Assessment 96-332
In the event of any conflict(s) between approval conditions and/or provisions of these
approvals, the Community Development Director shall determine precedence.
4. This approval shall expire one year after it's effective date, as determined pursuant to Section
9.200.060.0 of the Zoning Code, unless extended pursuant to the provisions of Section
9.200.080. The validity of other related applications, as identified in Condition #3, shall not
be a consideration in determining extension provisions.
The applicant shall obtain permits and/or clearances from the following public agencies, as
needed:
• Fire Marshal
• Building and Safety Department
• Public Works Department (Grading Permit, Improvement/Encroachment Permits)
• Community Development Department
• Riverside County Environmental Health Department
• Desert Sands Unified School District
• Coachella Valley Water District
• Southern California Gas Company
• Imperial Irrigation District
• California Regional Water Quality Control Board (NPDES Permit)
• Waste Management of the Desert
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The applicant is responsible for any requirements of these permits or clearance from those
jurisdictions. If the requirements include approval of improvement plans, the applicant shall
furnish proof of said approvals prior to obtaining City approvals of the plans.
For projects requiring NPDES construction permits, the applicant shall include a copy of the
application for the Notice of Intent with grading plans submitted for plan checking. Prior
to issuance of a grading or site construction permit, the applicant shall submit a copy of an
approved Storm Water Pollution Protection Plan.
6. A plan for the provision of refuse storage and recycling locations and facilities shall be
submitted to the Community Development Department for review/approval prior to any
Certificate of Occupancy. Said plan shall prepare in accordance with City standards as set
forth in Section 9.100.200 of the Zoning Code, and submitted wit a written clearance from
Waster Management of the Desert as to locations and design detail provisions.
Handicap access and facilities shall be provided in accordance with Federal (ADA), State and
local requirements. Handicap accessible parking shall generally conform with the approved
exhibits for SDP 96-598.
All aspects of this project (plan preparation, all construction phases, operations, etc.) Shall
be subject to and comply with the adopted Mitigation Monitoring Program and Negative
Declaration (EA 96-332), as certified by the La Quinta Planning Commission.
9. All parking area civil plans and improvements shall be developed in accordance with the
standards set forth in applicable portions of Section 9.150.080 of the 'Zoning Code.
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.
it. Within three days of approval by the Planning Commission the applicant shall submit the
State required Fish and Game Environmental fee of $1,328.00 ($1,250 fee plus $78 handling
fee) to the Community Development Department. A check shall be made out to the "County
of Riverside" and will be forwarded to the County of Riverside for processing.
12. All roof and wall mounted mechanical type equipment shall be installed or screened with
architecturally compatible material so as not to be visible from surrounding properties and
streets to the satisfaction of the Community Development Director. Working drawings
showing all proposed equipment and how they will be screened shall be submitted and
approved prior to issuance of a building permit.
13. All conditions and requirements of the Coachella Valley Water District shall be met, per
their letter dated October 23, 1996, on file in the Community Development Department.
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14. A comprehensive sign program shall be submitted for review and approval by the Planning
Commission as a business item prior to establishment of any permanent signs. The sign
program will comply with provisions of Chapter 9.160 (Signs) of the Zoning Code and be
designed to be compatible with the project's architectural design.
15. All exterior lighting, except landscaping lighting, shall be down -shining, mounted on
exterior walls of buildings and not extend above the fascia of the building. Lighting plans
including fixtures shall be approved by the Community Development Department prior to
issuance of building permits.
16. 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.
17. The project shall adhere to seismic reinforcement and other construction requirements as
specified in the Uniform Building Code.
18. Prior to any soil disturbance or grading activity(ies), the developer shall secure approval of
a Fugitive Dust Control Plan (FDCP). The plan shall address all proposed development
areas, as well as those areas which may be disturbed by activity but scheduled for later
development. The FDCP shall be submitted with any clearing, grading, or other site activity
request which will disturb, or is related to development of the site.
19. The applicant shall have a qualified archaeological monitor on site during any grading or
earth disturbing activity. The monitor is authorized to temporarily divert or stop equipment
and work in order to investigate exposed cultural deposits. A final archaeological report
shall be submitted to the Community Development Department prior to issuance of the
Certificate of Occupancy.
PROPERTY RIGHTS
20. All required easements, rights of way and other property rights shall be granted prior to
issuance of a grading, improvement or building permit for this development.
21. The applicant shall grant public and private street right of way and utility easements in
conformance with. the City's General Plan, Municipal Code, applicable specific plans, and
as required by the Director of Public Works.
22. Property rights required of this development include:
A. Adams Street - 44-feet half of 88-feet right-of-way
Right-of-way grants shall include additional width as necessary to accommodate
improvements shown on the approved improvement plans.
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23. The applicant shall grant any easements necessary for placement of and access to utility lines
and structures, drainage basins, mailbox clusters, park lands, and common areas.
IMPROVEMENTPLANS
24. Improvement plans submitted to the City for plan checking shall be submitted on 24" x 36"
media. On -site plans shall be submitted in the categories of "Grading, Paving and Drainage"
and "Precise Grading and Plot Plan." Off -site improvements shall be submitted in the
categories of "Grading," "Streets & Drainage," and "Landscaping." The "Precise Grading
and Plot Plan" shall have signature blocks for the Community Development Director and the
Building Official. All other plans shall have signature blocks for the Director of Public
Works. Plans are not approved for construction until they are signed.
"Streets and Drainage" plans shall normally include signals, sidewalks, bike paths, gates and
entryways, and parking lots. If water and sewer plans are included on the street and drainage
plans, the plans shall have an additional signature block for the Coachella Valley Water
District (CV WD). The combined plans shall be signed by CV WD prior to their submittal
for the Director of Public Work'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.
25. The City may maintain standard plans, details and/or construction notes for elements of
construction. For a fee established by City resolution, the applicant may acquire standard
plan and/or detail sheets from the City.
26. When final plans are approved by the City, and prior to issuance of grading, improvement
or building permits, the applicant shall furnish accurate computer files of the complete,
approved off -site improvement plans on storage media and in a program format acceptable
to the Director of Public Works. At the completion of construction and prior to final
acceptance of improvements, the applicant shall update the files to reflect as -constructed
conditions including approved revisions to the plans.
IMPROVEMENT AGREEMENT
27. The applicant shall construct improvements and/or satisfy obligations, or enter into a secured
agreement to construct improvements and/or satisfy obligations required by the City prior
to issuance of a grading, improvement or building permit. For secured agreements, security
provided, and the release thereof, shall conform with Chapter 13, LQMC.
Improvements to be made or agreed to shall include removal of any existing structures or
obstructions which are not part of the proposed improvements.
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28. If improvements are secured, the applicant shall provide approved estimates of improvement
costs. Estimates shall comply with the schedule of unit costs adopted by City resolution or
ordinance. For items not listed in the City's schedule, estimates shall meet the approval of
the Director of Public Works.
29. If the applicant desires to phase improvements and obligations required by the Conditions
of Approval and secure those phases separately, a phasing plan shall be submitted to the
Public Works Department for review and approval by the Director of Public Works.
The applicant shall complete required improvements and satisfy obligations as set forth in
the approved phasing plan. Improvements and obligations required of each phase shall be
completed and satisfied prior to occupancy of permanent buildings within the phase unless
a construction sequencing plan for that phase is approved by the Director of Public Works.
GRADING
30. Graded, undeveloped land shall be maintained to prevent dust and blows and nuisances. The
land shall be planted with interim landscaping or provided with other wind and water erosion
control measures approved by the Community Development and Public Works Departments.
31. The applicant shall comply with the City's Flood Protection Ordinance.
32. The applicant shall conduct a thorough preliminary geological and soils engineering
investigation and shall submit the report of the investigation ("the soils report") with the
grading plan.
33. A grading plan, which may be combined with the on -site paving and drainage plan, shall be
prepared by a registered civil engineer and must meet the approval of the Director of Public
Works prior to issuance of a grading permit. The grading plan shall conform with the
recommendations of the soils report and shall be certified as adequate by a soils engineer or
an engineering geologist.
34. Prior to issuance of building permits, the applicant shall provide a separate document,
bearing the seal and signature of a California registered civil engineer or surveyor, that lists
actual building pad elevations. The document shall list the pad elevation approved on the
grading plan, the as -built elevation, and the difference between the two, if any.
DRAINAGE
35. The applicant shall provide channel lining along the south bank of the Whitewater Storm
Channel as required by CVWD.
36. Stormwater falling on site during the peak 24-hour period of a 100-year storm shall be
retained within the development unless drainage to the Whitewater Storm Channel is
approved by CVWD. The tributary drainage area shall extend to the centerline of public
streets adjacent to the development.
PCSTCOND.002
37. Nuisance water (and storm water if drainage to the Whitewater Channel is not approved)
shall be retained in retention basin(s) or other approved retention/infiltration system(s). In
design of retention facilities, the soil percolation rate shall be considered to be zero unless
the applicant provides site -specific data that indicates otherwise.
38. If retention is in an open basin, a trickling sand filter and leach field of a design approved by
the Director of Public Works shall be installed to percolate nuisance water. The sand filter
and leach field shall be sized to percolate 22 gallons per day per 1,000 square feet of drainage
area.
39. Retention basin slopes shall not exceed 3:1 and depth shall not exceed six feet.
40. No fence or wall shall be constructed around retention basins except as approved by the
Community Development Director and the Director of Public Works.
41. Storm drainage historically received from adjoining property shall be received and retained
or passed through into the historic downstream drainage relief route.
UTILITIES
42. All existing and proposed utilities within or adjacent to the proposed development shall be
installed underground. High -voltage power lines which the power authority will not accept
underground are exempt from this requirement.
43. In areas where hardscape surface improvements are planned, underground utilities shall be
installed prior to construction of surface improvements. The applicant shall provide certified
reports of utility trench compaction tests for approval of the Director of Public Works.
STREET AND TRAFFIC IMPROVEMENTS
44. The following minimum street improvements shall be constructed to conform with the
General Plan street type noted in parentheses:
A. Adams Street - Secondary Arterial:
Street Improvements - The applicant shall complete improvements to Adams
Street including 32-foot half -width street improvements and eight -foot
sidewalk.
B. Site Access Improvements:
The southerly access drive shall be located opposite the Wal-Mart drive on
the west side of Adams Street.
2. The design and location of the northerly "Emergency Only" access drive is
subject to approval of the Director of Public Works as to vertical sight
distance for safe access and egress of vehicles.
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Bus turnouts, acceleration/deceleration lanes, and/or other features contained in the approved
construction plans may warrant additional street widths, raised medians or other mitigation
measures as determined by the Director of Public Works.
The Director of Public Works may require improvements extending beyond development
boundaries such as, but not limited to, pavement elevation transitions, street width
transitions, or other incidental work which will ensure that newly constructed improvements
are safely integrated with existing improvements and conform with the City's standards and
practices.
45. Access points and turning movements of traffic shall be restricted to one 30-foot southerly
drive opposite the Wal-Mart drive which shall have unrestricted turning movements and a
30-foot maximum width northerly drive for emergency use only.
46. Improvements shall include all appurtenances such as traffic signs, channelization markings
and street name signs.
47. Street pavement sections shall be based on a Caltrans design for a 20-year life and shall
consider soil strength and anticipated traffic loading (including site and building construction
traffic). The minimum pavement sections shall be as follows:
Residential & Parking Areas
3.0" a.c./4.50" a.b.
Collector
4.0"/5.00"
Secondary Arterial
4.0"/6.00"
Primary Arterial
4.5"/6.00"
Major Arterial
5.5"/6.50"
The applicant shall submit mix designs for road base, Portland cement concrete and asphalt
concrete, including complete mix design lab results, for review and approval by the City.
Construction operations shall not be scheduled until mix designs are approved.
48. The applicant shall provide public transit amenities as required by Sunline Transit and/or the
Director of Public Works.
LANDSCAPING
49. The applicant shall provide landscape improvements in the perimeter setback areas along
Adams Street.
50. Landscape and irrigation plans for landscaped lots, landscape setback areas, medians, and
retention basins shall be prepared by a licensed landscape architect.
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Landscape and irrigation plans shall be approved by the Community Development
Department. Landscape and irrigation construction plans shall be submitted to the Public
Works Department for review and approval by the Director of Public Works. The plans are
not approved for construction until they have been approved and signed by the Director of
Public Works, the Coachella Valley Water District, and the Riverside County Agricultural
Commissioner.
51. Slopes shall not exceed 5:1 within public rights of way and 3:1 in landscape areas outside the
right-of-way.
52. Landscape areas shall have permanent irrigation improvements meeting the requirements of
the Director of Public Works. Use of lawn shall be minimized with no lawn or spray irrigation
within 5-feet of curbs along public streets.
53. The applicant shall ensure that landscaping plans and utility plans are coordinated to provide
visual screening of above -ground utility structures.
54. Landscape materials shall be maintained as planted in perpetuity. Any dead, dying, or missing
landscaping shall be replaced within 30 days pursuant to the approved plans.
55. All Jacaranda acutifolia trees shown on approved preliminary landscaping plans shall be 36-
inch box in size with tree caliper per industry standards. The trees on the north and south side
shall be 36-inch box in size with tree caliper per industry standards and planted in clusters
(generally not in front of architectural articulations) and shall be shown on final landscape
plan. Washingtonia robustas shall be minimum 15-feet high (brown trunk height).
56. Trees on the north, south, and east sides shall be emitter irrigated, with ground cover to be a
minimum three inches deep decorative gravel ground cover (no plant ground cover).
57. Additional five gallon shrubs shall be provided along Adams Street and in the planter in
Building " B".
QUALITY ASSURANCE
58. The applicant shall employ construction quality -assurance measures which meet the approval
of the Director of Public Works.
59. The applicant shall employ or retain California registered civil engineers, geotechnical
engineers, or surveyors, as appropriate, who will provide, or have their agents provide,
sufficient supervision and verification of the construction to be able to furnish and sign
accurate record drawings.
60. Upon completion of construction, the applicant shall furnish the City reproducible record
drawings of all plans which were signed by the Director of Public Works. Each sheet of the
drawings shall have the words "Record Drawings," "As -Built" or "As -Constructed" clearly
PCSTCOND.002
marked on each sheet and be stamped and signed by the engineer or surveyor certifying to the
accuracy of the drawings. The applicant shall revise the improvement plan computer files
previously submitted to the City to reflect the as -constructed condition.
FEES AND DEPOSITS
61. The applicant shall pay all deposits and fees required by the City for plan checking and
construction inspection. Deposit and fee amounts shall be those in effect when the applicant
makes application for plan checking and permits.
FIRE DEPARTMENT
62. Provide or show there exists a water system capable of delivering 1500 gpm for a two hour
duration at 20 psi residual operating pressure which must be available before any combustible
material is placed on the job site.
63. A combination of on -site and off -site Super fire hydrants, on a looped system (6" X 4" X 2'h")
will be located not less than 25-feet or more than 165-feet from any portion of the buildings
as measured along approved vehicular travelways. The required fire flow shall be available
from any adjacent hydrants in the system.
64. Blue retro-reflective pavement markers shall be mounted on private streets, public streets and
driveways to indicate the location of fire hydrants. Prior to installation, placement of markers
must be approved by the Riverside County Fire Department.
65. Prior to the issuance of a building permit, the applicant/developer shall furnish one blue line
copy of the water system plans to the Fire Department for review. Plans shall conform to the
fire hydrant types. location and spacing, and the system shall meet the fire flow requirements.
Plans must be signed by a registered Civil Engineer and the local water company 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."
66. The required water system including fire hydrants, shall be installed and operational prior to
the start of construction.
67. Install a complete fire sprinkler system per NFPA 13 Ordinance Hazard Occupancy, Group
The post indicator valve and Fire Department connection shall be located to the front
within 50-feet of a hydrant, and a minimum of 25-feet from the building.
68. Install a supervised water flow fire alarm system as required by the UBC/Riverside County
Fire Department and National Fire Protection Association Standard 72.
69. Install portable fire extinguishers per NFPA, Pamphlet #10. but not less than 2Al0BC in
rating. Contact certified extinguisher company for proper placement of equipment.
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70. Install Knox Key operated switches on access gates, series KS-2P with dust cover, mounted
per recommended standard of Knox Company. Plans must be submitted to the Fire
Department for approval of mounting location/position and operating standards. Special forms
are available from the Fire Department office for the ordering of the Key Switch, this form
must be authorized and signed by the Fire Department for the correctly coded system to be
purchased.
MISCELLANEOUS
71. Emergency access gate at the north end of the site shall be solid metal, with color to match
adjacent buildings.
BONDS
72. Applicant shall pay for 330-feet of 8-foot wide bike path to be constructed in the CVWD
Storm Channel right-of-way. Actual payment shall be deferred and bonded until the bike path
is constructed by the City or its designee.
ARCHITECTURAL
73. The architectural pop -outs of Building "A" along Adams Street shall be provided with
additional five foot minimum setback by deleting storage space. Revised preliminary plan
showing revision shall be submitted to the Community Development Department for approval
prior to final plan preparation.
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