PCRES 2003-067PLANNING COMMISSION RESOLUTION 2003-067
A RESOLUTION OF THE OF THE PLANNING
COMMISSION OF LA QUINTA, CALIFORNIA,
RECOMMENDING TO THE CITY COUNCIL APPROVAL
OF A 175,200 SQUARE FOOT SHOPPING CENTER
LOCATED ON THE NORTHEAST CORNER OF
HIGHWAY 111 AND ADAMS STREET
CASE: SPECIFIC PLAN 2003-066
APPLICANT: THOMAS ENTERPRISES
WHEREAS, the Planning Commission of the City of La Quinta,
California did, on the 9`h day of September, 2003, hold a duly noticed Public
Hearing to consider a request by THOMAS ENTERPRISES for approval of a specific
plan to allow a 175,200 square foot shopping center on 17.4± acres located at
the northeast corner of Highway 111 and Adams Street in the CR (Regional
Commercial) zone district, more particularly described as:
APN's: 649-020-043, -063, -064, and -065
WHEREAS, on July 31, 2003, the Community Development
Department mailed case file materials to all affected agencies for their review and
comment on the proposed project. All written comments are on file with the
Community Development Department; and
WHEREAS, the Community Development Department published the
public hearing notice in the Desert Sun newspaper on August 29, 2003, for the
September 9, 2003, Planning Commission meeting as prescribed by the Municipal
Code. Public hearing notices were also mailed to all property owners within 500
feet of the site; and
WHEREAS, the La Quinta Community Development Department has
completed Environmental Assessment 2003-481 and based upon this Assessment,
the project will not have a significant adverse effect on the environment; therefore,
a Mitigated Negative Declaration of Environmental Impact is recommended. A
Notice of Intent to Adopt a Mitigated Negative Declaration was posted with the
Riverside County Recorder's office on August 26, 2003, as required by Section
15072 of the California Environmental Quality Act (CEQA) statutes; and
WHEREAS, at the Public Hearing upon hearing and considering all
testimony and arguments of all interested persons desiring to be heard, said
Planning Commission did make the following Mandatory Findings to justify a
recommendation to the City Council for approval of said Specific Plan:
PAPC Reso & COA\sp 03-066 pc res.doc
Planning Commission Resolution 2003-067
Specific Plan 2003-066 - Thomas Enterprises
Adopted: September 9, 2003
Page 2
Finding A - Consistency with General Plan
The property is designated Mixed Regional Commercial (M/RC) for large scale
commercial projects consisting of major department and specialty stores,
supermarkets, and other retail and restaurant uses. The proposed project will
provides these types of uses. Additionally, the project provides adequate perimeter
landscaping and acceptable architectural design pursuant to primary and secondary
image corridor policies.
Findinq B — Public Welfare Enhancement
The project will not be detrimental to the public health, safety and welfare in that
the project is designed in compliance with the City General Plan, Zoning and design
standard requirements and other County and State standards, such as CEQA.
Findings C and D — Land Use Compatibility and Property Suitability
The project is in a commercially designated and zoned area which is proposed
for and, therefore, suitable for commercial development. The project provides
adequate buffering through landscaping and walls to ensure compatibility with
surrounding land uses.
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 said Planning Commission in this case; and
2. That it does hereby acknowledge that Environmental Assessment 2003-
481 has determined that no significant effects on the environment have
been identified and mitigation measures are being imposed; and
3. That it does hereby recommend to the City Council approval of Specific
Plan 2003-066, for the reasons set forth in this Resolution and subject to
the attached Conditions of Approval.
4. That upon approval of Specific Plan 2003-066, Specific Plans 99-033 and
99-036 (for the easterly portion of this property) shall be void and of no
effect on the subject property.
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Planning Commission Resolution 2003-067
Specific Plan 2003-066 - Thomas Enterprises
Adopted: September 9, 2003
Page 3
PASSED, APPROVED, and ADOPTED at a regular meeting of the La Quinta
Planning Commission, held on this 9`h day of September, 2003, by the following
vote, to wit:
AYES: Commissioners Quill, Tyler and Chairman Kirk
NOES: None
ABSENT: Commissioners Abels and Daniels
ABSTAIN: None
TOM IRK, Chairman
Co of La Quinta, California
ATTEST:
lY HEgMA-N, Community Development Director
of La tuinta, California
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PLANNING COMMISSION RESOLUTION 2003-067
SPECIFIC PLAN 2003-066 - THOMAS ENTERPRISES
CONDITIONS OF APPROVAL - ADOPTED
ADOPTED: SEPTEMBER 9, 2003
GENERAL
1 . The applicant agrees to defend, indemnify and hold harmless the City of La Quinta
("City"), its agents, officers and employees from any claim, action or proceeding to
attack, set aside, void, or annul the approval of this Specific Plan, or any Final Map
recorded thereunder. The City shall have sole discretion in selecting its defense
counsel.
The City shall promptly notify the applicant of any claim, action or proceeding and
shall cooperate fully in the defense.
2. This Specific Plan, and any Final Map recorded thereunder, shall comply with the
requirements and standards of Government Code § § 66410 through 66499.58 (the
"Subdivision Map Act"), and Chapter 13 of the La Quinta Muncipal Code ("LQMC")•
The City of La Quinta's Municipal Code can be accessed on the City's Web Site at
www.la-quinta.org.
3. Prior to the issuance of any grading, construction, or building permit by the City, the
applicant shall obtain the necessary clearances and/or permits from the following
agencies:
• Fire Marshal
• Public Works Department (Grading Permit, Improvement Permit)
• Community Development Department
• Riverside Co. Environmental Health Department
• Desert Sands Unified School District
• Coachella Valley Water District (CVWD)
• Imperial Irrigation District (IID)
• California Water Quality Control Board (CWQCB)
• SunLine Transit Agency
CalTrans
The applicant is responsible for all requirements of the permits and/or clearances from
the above listed agencies. When the requirements include approval of improvement
plans, the applicant shall furnish proof of such approvals when submitting those
improvements plans for City approval.
Planning Commission Resolution 2003-067
Specific Plan 2003-066 - Thomas Enterprises
Conditions of Approval - Adopted
Adopted: September 9, 2003
4. The applicant shall comply with applicable provisions of the City's NPDES stormwater
discharge permit, Sections 8.70.010 et seq. (Stormwater Management and Discharge
Controls), and 13.24.170 (Clean Air/Clean Water), LQMC; Riverside County
Ordinance No. 457; and the State Water Resources Control Board's Order No. 99-08-
DWQ.
A. For construction activities including clearing, grading or excavation of land that
disturbs five (5) acres or more of land, or that disturbs less than five (5) acres
of land, but which is a part of a construction project that encompasses more
than five (5) acres of land, the Permitee shall be required to submit a Storm
Water Pollution Protection Plan ("SWPPP").
B. The applicant's SWPPP shall be approved by the City Engineer prior to any on
or off -site grading being done in relation to this project.
C. The applicant shall ensure that the required SWPPP is available for inspection
at the project site at all times through and including acceptance of all
improvements by the City.
D. The applicant's SWPPP shall include provisions for all of the following Best
Management Practices ("BMPs") (8.70.020 (Definitions), LQMC):
1) Temporary Soil Stabilization (erosion control).
2) Temporary Sediment Control.
3) Wind Erosion Control.
4) Tracking Control.
5) Non -Storm Water Management.
6) Waste Management and Materials Pollution Control.
E. All erosion and sediment control BMPs proposed by the applicant shall be
approved by the City Engineer prior to any onsite or offsite grading, pursuant
to this project.
F. The approved SWPPP and BMP's shall remain in effect for the entire duration
of project construction until all improvements are completed and accepted by
the City. —
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Planning Commission Resolution 2003-067
Specific Plan 2003-066 - Thomas Enterprises
Conditions of Approval — Adopted
Adopted: September 9, 2003
Permits issued under this approval shall be subject to the provisions of the
Infrastructure Fee Program and Development Impact Fee program in effect at the
time of issuance of building permit(s).
PROPERTY RIGHTS
5. Prior to issuance of any permit(s), the applicant shall acquire or confer easements and
other property rights necessary for the construction or proper functioning of the
proposed development. Conferred rights shall include irrevocable offers to dedicate
or grant access easements to the City for emergency services and for maintenance,
construction and reconstruction of essential improvements.
6. The applicant shall offer for dedication on the Final Map or other development
application all public street right-of-ways in conformance with the City's General
Plan, Municipal Code, applicable specific plans, and/or as required by the City
Engineer.
7. The public street right-of-way offers for dedication required for this development
include:
A. PUBLIC STREETS
1) Highway 111 (Major Arterial, 140' ROW) — No additional right of way
dedication is required except for an additional right of way dedication at
the primary entry to accommodate improvements conditioned under
STREET AND TRAFFIC IMPROVEMENTS.
2) Adams Street (Secondary Arterial, 88' ROW) — No additional right of
way dedication is required.
3) Corporate Centre Drive (Collector, 64' ROW Option) — No additional
right of way dedication is required.
8. Dedications shall include additional widths as necessary for dedicated right and left
turn lanes, bus turnouts, and other features contained in the approved construction
plans.
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Planning Commission Resolution 2003-067
Specific Plan 2003-066 - Thomas Enterprises
Conditions of Approval - Adopted
Adopted: September 9, 2003
9. When the City Engineer determines that access rights to the proposed street right-of-
ways shown on the approved Tentative Map are necessary prior to approval of the
Final Map dedicating such right-of-ways, the applicant shall grant the necessary right-
of-ways within 60 days of a written request by the City.
10. The applicant shall offer for dedication on the Final Map a ten -foot wide public utility
easement contiguous with, and along both sides of all private streets, if applicable.
Such easement may be reduced to five feet in width with the express written
approval of IID.
11. The applicant shall create perimeter landscaping setbacks along all public right-of-
ways as follows:
A. Highway 111 (State - Major Arterial) - 50-foot from the R/W-P/L.
B. Adams Street and Corporate Centre Drive (Secondary Arterial/Collect) - 10 -
feet from the R/W-P/L.
The setback requirements shall apply to all frontages including, but not limited to,
remainder parcels and sites dedicated for utility purposes.
Where public facilities (e.g., sidewalks) are placed on privately -owned setbacks, the
applicant shall offer for dedication blanket easements for those purposes on the Final
Map.
12. The applicant shall offer for dedication those easements necessary for the placement
of, and access to, utility lines and structures, drainage basins, mailbox clusters, and
common areas on the Final Map.
13. Direct vehicular access to Highway 1 1 1 from lots with frontage along Highway 1 1 1
is restricted, except for those access points identified on the Specific Plan, or as
otherwise conditioned in these conditions of approval. The vehicular access
restriction shall be shown on the recorded final map.
14. The applicant shall furnish proof of easements, or written permission, as appropriate,
from those owners of all abutting properties on which grading, retaining wall
construction, permanent slopes, or other encroachments will occur.
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Planning Commission Resolution 2003-067
Specific Plan 2003-066 - Thomas Enterprises
Conditions of Approval - Adopted
Adopted: September 9, 2003
15. When an applicant proposes the vacation, or abandonment, of any existing right-of-
way, or access easement, the recordation of the tract map is subject to the applicant
providing an alternate right-of-way or access easement, to those properties, or
notarized letters of consent from the affected property owners.
16. The applicant shall cause no easement to be granted, or recorded, over any portion of
the subject property between the date of approval of the Specific Plan and the date
of recording of any Final Map, unless such easement is approved by the City
Engineer.
FINAL MAPS
17. Prior to the City's approval of a Final Map, the applicant shall furnish accurate
AutoCAD files of the Final Map that was approved by the City's map checker on a
storage media acceptable to the City Engineer. Such files shall be in a standard
AutoCAD format so as to be fully retrievable into a basic AutoCAD program.
Where a Final Map was not produced in an AutoCAD format, or produced in a file
that can be converted to an AutoCAD format, the City Engineer will accept a raster -
image file of such Final Map.
IMPROVEMENT PLANS
As used throughout these Conditions of Approval, professional titles such as "engineer,"
"surveyor," and "architect," refer to persons currently certified or licensed to practice their
respective professions in the State of California.
16. Improvement plans shall be prepared by or under the direct supervision of qualified
engineers and/or architects, as appropriate, and shall comply with the provisions of
Section 13.24.040 (Improvement Plans), LQMC.
19. The following improvement plans shall be prepared and submitted for review and
approval by the City. A separate set of plans for each line item specified below
shall be prepared. The plans shall utilize the minimum scale specified, unless
otherwise authorized by the City Engineer in writing. Plans may be prepared at a
larger scale if additional detail or plan clarity is desired. Note, the applicant may
be required to prepare other improvement plans not listed here pursuant to
improvements required by other agencies and utility purveyors.
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Planning Commission Resolution 2003-067
Specific Plan 2003-066 - Thomas Enterprises
Conditions of Approval - Adopted
Adopted: September 9, 2003
The street improvement plans shall include permanent traffic control and separate
plan sheet(s) (drawn at 20 scale) that show the meandering sidewalk, mounding, and
berming design in the combined parkway and landscape setback area.
A.
Site Development Plan
1 "
= 30'
Horizontal
B.
Traffic Signal Plan
1 "
= 20'
Horizontal
Other engineered improvement plans prepared for City approval that are not listed
above shall be prepared in formats approved by the City Engineer prior to
commencing plan preparation.
All Off -Site Plan & Profile Street Plans shall show all existing improvements for a
distance of at least 200-feet beyond the project limits, or a distance sufficient to
show any required design transitions.
The applicant shall prepare an accessibility assessment on a marked up print of the
building floor plan identifying every building egress and notes the 2001 California
Building Code accessibility requirements associated with each door. The assessment
must comply with submittal requirements of the Building & Safety Department. A
copy of the reviewed assessment shall be submitted to the Engineering Department
in conjunction with the Site Development Plan when it is submitted for plan checking.
'Site Development" plans shall normally include all on -site surface improvements
including but not necessarily limited to finish grades for curbs & gutters, building
floor elevations, parking lot improvements and ADA requirements.
20. The City maintains standard plans, detail sheets and/or construction notes for
elements of construction. For a fee, established by City Resolution, the applicant
may purchase such standard plans, detail sheets and/or construction notes from the
City.
21. The applicant shall furnish a complete set of the AutoCAD files of all approved
improvement plans on a storage media acceptable to the City Engineer. The files
shall be saved in a standard AutoCAD format so they may be fully retrievable through
a basic AutoCAD program.
At the completion of construction, and prior to the final acceptance of the
improvements by the City, the applicant shall update the AutoCAD files in order to
reflect the as -built conditions.
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Planning Commission Resolution 2003-067
Specific Plan 2003-066 - Thomas Enterprises
Conditions of Approval - Adopted
Adopted: September 9, 2003
Where the improvement plans were not produced in a standard AutoCAD format, or a
file format that can be converted to an AutoCAD format, the City Engineer will
accept raster -image files of the plans.
IMPROVEMENT SECURITY AGREEMENTS
22. Prior to approval of any Final Map, the applicant shall construct all on and off -site
improvements and satisfy its obligations for same, or shall furnish a fully secured and
executed Subdivision Improvement Agreement ("SIA") guaranteeing the construction
of such improvements and the satisfaction of its obligations for same, or shall agree
to any combination thereof, as may be required by the City.
23. Any Subdivision Improvement Agreement ("SIA") entered into by and between the
applicant and the City of La Quinta, for the purpose of guaranteeing the completion
of any improvements related to this Tentative Tract Map, shall comply with the
provisions of Chapter 13.28 (Improvement Security), LQMC.
24. Improvements to be made, or agreed to be made, shall include the removal of any
existing structures or other obstructions which are not a part of the proposed
improvements; and shall provide for the setting of the final survey monumentation.
25. Should the applicant fail to construct the improvements for the development, or fail
to satisfy its obligations for the development in a timely manner, the City shall have
the right to halt issuance of building permits, and/or final building inspections,
withhold other approvals related to the development of the project, or call upon the
surety to complete the improvements.
GRADING
26. The applicant shall comply with the provisions of Section 13.24.050 (Grading
Improvements), LQMC.
27. Prior to occupancy of the project site for any construction, or other purposes, the
applicant shall obtain a grading permit approved by the City Engineer.
28. To obtain an approved grading permit, the applicant shall submit and obtain approval
of all of the following:
A. A grading plan prepared by a qualified engineer or architect,
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Planning Commission Resolution 2003-067
Specific Plan 2003-066 - Thomas Enterprises
Conditions of Approval - Adopted
Adopted: September 9, 2003
B. A preliminary geotechnical ("soils") report prepared by a qualified engineer,
C. A Fugitive Dust Control Plan prepared in accordance with Chapter 6.16,
(Fugitive Dust Control), LQMC, and
D. A Best Management Practices report prepared in accordance with Sections
8.70.010 and 13.24.170 (NPDES stormwater discharge permit and Storm
Management and Discharge Controls), LQMC.
All grading shall conform to the recommendations contained in the Preliminary Soils
Report, and shall be certified as being adequate by a soils engineer, or by an
engineering geologist.
A statement shall appear on the Final Map that a soils report has been prepared in
accordance with the California Health & Safety Code § 17953.
The applicant shall furnish security, in a form acceptable to the City, and in an
amount sufficient to guarantee compliance with the approved Fugitive Dust Control
Plan provisions as submitted with its application for a grading permit.
29. The applicant shall maintain all open graded, undeveloped land in order to prevent
wind and/or water erosion of such land. All open graded, undeveloped land shall
either be planted with interim landscaping, or stabilized with such other erosion
control measures, as were approved in the Fugitive Dust Control Plan.
30. Grading within the perimeter setback and parkway areas shall have undulating terrain
and shall conform with the requirements of LQMC Section 9.60.240(F) except as
otherwise modified by this condition requirement. The maximum slope shall not
exceed 3:1 anywhere in the landscape setback area, except for the backslope (i.e.
the slope at the back of the landscape lot) which shall not exceed 2:1 if fully planted
with ground cover. The maximum slope in the first six (6) feet adjacent to the curb
shall not exceed 4:1 when the nearest edge of sidewalk is within six (6) of the curb,
otherwise the maximum slope within the right of way shall not exceed 3:1. All
unpaved parkway areas adjacent to the curb shall be depressed one and one-half
inches (1 .5") in the first eighteen inches (18") behind the curb.
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Planning Commission Resolution 2003-067
Specific Plan 2003-066 - Thomas Enterprises
Conditions of Approval - Adopted
Adopted: September 9, 2003
31. Building pad elevations on the rough grading plan submitted for City Engineer's
approval shall conform with pad elevations shown on the tentative map, unless the
pad elevations have other requirements imposed elsewhere in these Conditions of
Approval.
32. Building pad elevations of perimeter lots shall not differ by more that one foot from
the building pads in adjacent developments.
33. The applicant shall minimize the differences in elevation between the adjoining
properties and the lots within this development.
Building pad elevations on contiguous interior lots shall not differ by more than three
feet except for lots that do not share a common street frontage, where the
differential shall not exceed five feet.
Where compliance within the above stated limits is impractical, the City may consider
alternatives that are shown to minimize safety concerns, maintenance difficulties and
neighboring -owner dissatisfaction with the grade differential.
34. Prior to any site grading or regrading that will raise or lower any portion of the site by
more than plus or minus three tenths of a foot from the elevations shown on the
approved Tentative Map, the applicant shall submit the proposed grading changes to
the City Staff for a substantial conformance finding review.
35. Prior to the issuance of a building permit for any building lot, the applicant shall
provide a lot pad certification stamped and signed by a qualified engineer or surveyor.
DRAINAGE
36. The tributary drainage area shall extend to the centerline of adjacent public streets.
37. Nuisance water shall be retained on site. In residential developments, nuisance water
shall be disposed of in a trickling sand filter and leach field or equivalent system
approved by the City Engineer. The sand filter and leach field shall be designed to
contain surges of up to 3 gph/1,000 sq. ft. of landscape area, and infiltrate 5
gpd/1,000 sq. ft.
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Planning Commission Resolution 2003-067
Specific Plan 2003-066 - Thomas Enterprises
Conditions of Approval — Adopted
Adopted: September 9, 2003
38. The project shall be designed to accommodate purging and blowoff water (through
underground piping and/or retention facilities) from any on -site or adjacent well sites
granted or dedicated to the local water utility authority as a requirement for
development of this property.
39. The design of the development shall not cause any increase in flood boundaries,
levels or frequencies in any area outside the development.
40. Storm drainage historically received from adjoining property shall be received and
retained or passed through into the historic downstream drainage relief route.
41. The applicant shall indemnify the City from the costs of any sampling and testing of
the development's drainage discharge into the Coachella Valley Strom Water Channel
which may be required under the City's NPDES Permit or other City- or area -wide
pollution prevention program, and for any other obligations and/or expenses which
may arise from such discharge. The indemnification shall be executed and furnished
to the City prior to the issuance of any grading, construction or building permit, and
shall be binding on all heirs, executors, administrators, assigns, and successors in
interest in the land within this specific plan excepting therefrom those portions
required to be dedicated or deeded for public use. The form of the indemnification
shall be acceptable to the City Attorney. If such discharge is approved for this
development, the applicant shall make provisions in the final development CC&Rs for
meeting these potential obligations.
UTILITIES
42. The applicant shall obtain the approval of the City Engineer for the location of all
utility lines within any right-of-way, and all above -ground utility structures including,
but not limited to, traffic signal cabinets, electric vaults, water valves, and telephone
stands, to ensure optimum placement for practical and aesthetic purposes.
43. Existing overhead utility lines within, or adjacent to the proposed development, and
all proposed utilities shall be installed underground.
All existing utility lines attached to joint use 92 KV transmission power poles are
exempt from the requirement to be placed underground.
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Planning Commission Resolution 2003-067
Specific Plan 2003-066 - Thomas Enterprises
Conditions of Approval — Adopted
Adopted: September 9, 2003
44. Underground utilities shall be installed prior to overlying hardscape. For installation of
utilities in existing improved streets, the applicant shall comply with trench
restoration requirements maintained, or required by the City Engineer.
The applicant shall provide certified reports of all utility trench compaction for
approval by the City Engineer.
STREET AND TRAFFIC IMPROVEMENTS
45. The applicant shall comply with the provisions of Sections 13.24.060 (Street
Improvements), 13.24.070 (Street Design - Generally) & 13.24.100 (Access For
Individual Properties And Development), LQMC for public streets; and Section
13.24.080 (Street Design - Private Streets), where private streets are proposed.
46. The applicant shall construct the following street improvements to conform with the
General Plan street type noted in parentheses.
A. OFF -SITE STREETS
1) Highway 1 1 1 (Major Arterial - State; 140' R/W):
No widening of the north side of the street along all frontage
adjacent to the Specific Plan is required for its ultimate width as
specified in the General Plan and the requirements of these
conditions except at locations where additional street width is
needed to accommodate:
a) Bus turnout (if required by Sunline Transit)
Other required improvements in the right or way and/or adjacent
landscape setback area include:
a) All appurtenant components such as, but not limited to: curb,
gutter, traffic control striping, legends, and signs.
b) 8-foot wide meandering sidewalk. The meandering sidewalk shall
have an arrhythmic horizontal layout that utilizes concave and
-- convex curves with respect to the curb line that either touches the
back of curb or approaches within five feet of the curb at intervals
not to exceed 250 feet. The sidewalk curvature radii should vary
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Planning Commission Resolution 2003-067
Specific Plan 2003-066 - Thomas Enterprises
Conditions of Approval - Adopted
Adopted: September 9, 2003
between 50 and 300 feet, and at each point of reverse curvature,
the radius should change to assist in creating the arrhythmic
layout. The sidewalk shall meander into the landscape setback lot
and approach within 5 feet of the perimeter wall at intervals not to
exceed 250 feet.
2) Adams Street (Secondary Arterial - 88' R/W):
No widening of the east side of the street along all frontage adjacent to
the Specific Plan is required for its ultimate width as specified in the
General Plan and the requirements of these conditions.
B. PARKING LOT AND CIRCULATION - The design of parking facilities shall
conform to LQMC Chapter 9.150.
Contingent on development concepts of the property to the east, the applicant
shall provide an additional connection to the parking area from the shared
entry drive off of Highway 111 at La Quinta Drive. The connection shall be
located approximately 300 feet north of Highway 111 and aligned with the
east/west circulation road south of Building Area 5.
Drive thru access to the southerly east/west circulation road from Building
Area 4 at the southeast corner of the property shall be at least 100 feet from
the west curb face of the shared entry drive to the east.
C. TRAFFIC SIGNAL - Traffic signal at the intersection of Adams Street and
Corporate Centre Drive when warrants are met. Applicant is responsible for
the cost to design and install the traffic signal. Applicant shall enter into an
improvement agreement and post security for full cost to design and construct
the traffic signal prior to issuance of an onsite grading permit; the security
shall remain in effect until the signal is constructed by the applicant.
47. General access points and turning movements of traffic are limited to the following:
A. Highway 111
1) Primary Entry (Highway 111, 800 feet east of Adams Street): Right
turn in, Right turn out. Left turn movements in and out are prohibited.
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Planning Commission Resolution 2003-067
Specific Plan 2003-066 - Thomas Enterprises
Conditions of Approval — Adopted
Adopted: September 9, 2003
2) Secondary Entry (Highway 111, 420 feet east of Adams Street): Right
turn in, Right turn our. Left turn movements in and out are prohibited.
3) Shared Entry (Highway 1 1 1, east of the easterly property line: Full turn
movements are allowed at the existing signalized intersection of
Highway 111 and La Quinta Drive.
B. Adams Street — Limited to single access point as described below:
1) Primary Entry (Adams Street, 400 feet north of Highway 1 1 1): Full
turn movements are allowed.
C. Corporate Centre Drive — Limited to single access point as described below:
1) Primary Entry (Corporate Centre Drive, 300' east of Adams Street): Full
turn movements are allowed.
The applicant shall extend improvements beyond the subdivision boundaries to ensure
they safely integrate with existing improvements (e.g., grading; traffic control devices
and transitions in alignment, elevation or dimensions of streets and sidewalks).
48. The applicant shall design street pavement sections using CalTrans' design procedure
for 20-year life pavement, and the site -specific data for soil strength and anticipated
traffic loading (including construction traffic). Minimum structural sections shall be
as follows:
Parking Areas
Collector
Secondary Arterial
Major Arterial
3.0" a.c./4.5" c.a.b.
4.0" a.c /5.0" c.a.b.
4.0" a.c./6.0" c.a.b.
5.5" a.c./6.5" c.a.b.
or the approved equivalents of alternate materials.
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Planning Commission Resolution 2003-067
Specific Plan 2003-066 - Thomas Enterprises
Conditions of Approval — Adopted
Adopted: September 9, 2003
49. The applicant shall submit current mix designs (less than two years old at the time of
construction) for base, asphalt concrete and Portland cement concrete. The
submittal shall include test results for all specimens used in the mix design procedure.
For mix designs over six months old, the submittal shall include recent (less than six
months old at the time of construction) aggregate gradation test results confirming
that design gradations can be achieved in current production. The applicant shall not
schedule construction operations until mix designs are approved.
A. Improvements shall include appurtenances such as traffic control signs, markings
and other devices, raised medians if required, street name signs and sidewalks.
Mid -block street lighting is not required.
50. Improvements shall be designed and constructed in accordance with City adopted
standards, supplemental drawings and specifications, or as approved by the City
Engineer. Improvement plans for streets, access gates and parking areas shall be
stamped and signed by qualified engineers.
CONSTRUCTION
51. The City will conduct final inspections of habitable buildings only when the buildings
have improved street and (if required) sidewalk access to publicly -maintained streets.
The improvements shall include required traffic control devices, pavement markings
and street name signs. If on -site streets in residential developments are initially
constructed with partial pavement thickness, the applicant shall complete the
pavement prior to final inspections of the last building within the development or when
directed by the City, whichever comes first.
LANDSCAPING
52. The applicant shall comply with Sections 13.24.130 (Landscaping Setbacks) &
13.24.140 (Landscaping Plans), LQMC.
53. The applicant shall provide landscaping in the required setbacks, retention basins, and
common lots.
54. Landscape and irrigation plans for landscaped lots and setbacks, medians, retention _
and basins, shall be signed and stamped by a licensed landscape architect.
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Planning Commission Resolution 2003-067
Specific Plan 2003-066 - Thomas Enterprises
Conditions of Approval — Adopted
Adopted: September 9, 2003
The applicant shall submit the landscape plans for approval by the Community
Development Department (CDD), prior to plan checking by the Public Works
Department. When plan checking has been completed by CDD, the applicant shall
obtain the signatures of CVWD and the Riverside County Agricultural Commissioner,
prior to submittal for signature by the City Engineer.
NOTE: Plans are not approved for construction until signed by the City Engineer.
55. Landscape areas shall have permanent irrigation improvements meeting the
requirements of the City Engineer. Use of lawn areas shall be minimized with no lawn,
or spray irrigation, being placed within 18 inches of curbs along public streets.
PUBLIC SERVICES
56. The applicant shall provide public transit improvements as required by SunLine Transit
Agency and approved by Caltrans and the City Engineer.
QUALITY ASSURANCE
57. The applicant shall employ construction quality -assurance measures that meet with the
approval of the City Engineer.
58. The applicant shall employ, or retain, qualified engineers, surveyors, and such other
appropriate professionals as are required to provide the expertise with which to
prepare and sign accurate record drawings, and to provide adequate construction
supervision.
59. The applicant shall arrange for, and bear the cost of, all measurements, sampling and
testing procedures not included in the City's inspection program, but which may be
required by the City, as evidence that the construction materials and methods
employed comply with the plans, specifications and other applicable regulations.
60. Upon completion of construction, the applicant shall furnish the City with reproducible
record drawings of all improvement plans which were approved by the City. Each
sheet shall be clearly marked "Record Drawing," "As -Built" or "As -Constructed" and
shall be stamped and signed by the engineer or surveyor certifying to the accuracy and
completeness of the drawings. The applicant shall have all AutoCAD or raster -image
files previously submitted to the City, revised to reflect the as -built conditions.
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Planning Commission Resolution 2003-067
Specific Plan 2003-066 - Thomas Enterprises
Conditions of Approval - Adopted
Adopted: September 9, 2003
MAINTENANCE
61. The applicant shall comply with the provisions of Section 13.24.160 (Maintenance),
LQMC.
62. The applicant shall make provisions for the continuous and perpetual maintenance of
all private on -site improvements, perimeter landscaping, access drives, and sidewalks.
FEES AND DEPOSITS
63. The applicant shall comply with the provisions of Section 13.24.180 (Fees and
Deposits), LQMC. These fees include all deposits and fees required by the City for
plan checking and construction inspection. Deposits and fee amounts shall be those in
effect when the applicant makes application for plan check and permits.
64. Permits issued under this approval shall be subject to the provisions of the
Infrastructure Fee Program and Development Impact Fee program in effect at the time
of issuance of building permit(s).
65. Prior to issuance of first permit for street improvements, the applicant shall post a
bond or money, to pay for the reconfiguration of the intersection on Adams Street
between Highway 1 1 1 and Adams Street should any traffic problems occur within the
first five years after a certificate of occupancy has been issued to the first building, as
determined by the Engineering Department. The bond shall cover the cost of
constructing the traffic restricters. At the end of the five years, should no substantial
concerns be realized, the bond/money shall be released to the applicant.
MISCELLANEOUS
66. A minimum three-foot high screening of the parking lot surfaces shall be provided
adjacent to Adams Street and Corporate Center Drive by the use of screen shrubs,
short walls and/or berming.
67. All mitigation measures contained in Environmental Assessment 2003-481 are
required to be complied with, as noted.
68. All masonry walls where determined by the Community Development Department to
be readily visible from public streets shall be decorative in material and color.
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Planning Commission Resolution 2003-067
Specific Plan 2003-066 - Thomas Enterprises
Conditions of Approval — Adopted
Adopted: September 9, 2003
69. The exterior elevations of all buildings contained in the specific plan text are
conceptual only and subject to approval of a site development permit by the
Planning Commission.
70. A sign program for the shopping center shall be approved by the Planning Commission
prior to approval of a grading permit.
71. Comments received from the Police Department shall be considered and incorporated
into the Site Development Permit project design where feasible.
72. The Specific plan shall be revised to require a Conditional Use Permit for gas stations
and uses with drive through lanes.
FIRE MARSHAL
73. Approved super fire hydrants shall be spaced every 330 feet and shall be located not
less than 25 feet nor more than 165 feet from any portion of the buildings as
measured along vehicular travel ways.
74. Blue dot reflectors shall be placed in the street 8 inches from centerline to the side
that the fire hydrant is on, to identify fire hydrant locations.
75. Fire Department connections shall be not less than 25 feet nor more than 50 feet
from a fire hydrant and shall be located on the street side of the buildings.
76. Building plans shall be submitted to the Fire Department for plan review to run
concurrent with the City plan check.
77. Water plans for the fire protection system (fire hydrants, fdc, etc.) shall be submitted
to the Fire Department for approval prior to issuance of a building permit.
78. City of La Quinta ordinance requires all commercial buildings 5,000 sq. ft. or larger to
be fully sprinkled. NFPA 13 Standard. Sprinkler plans will need to be submitted to the
Fire Department.
79. The required water system, including fire hydrants, shall be installed and accepted by
the appropriate water agency prior to any combustible building material being placed
on an individual lot.
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Planning Commission Resolution 2003-067
Specific Plan 2003-066 - Thomas Enterprises
Conditions of Approval - Adopted
Adopted: September 9, 2003
80. Fire Department street access shall come to within 150 feet of all portions of the 15S
floor of all buildings, by path of exterior travel.
81. Any commercial operation that produces grease -laden vapors will require a Hood/duct
system for fire protection. (Restaurants, drive-thru's, etc.)
82. The applicant or developer shall prepare and submit to the Fire Department for
approval, a site plan designating required fire lanes with appropriate lane painting
and/or signs. Streets shall be a minimum 20 feet wide with a height of 13"6" clear
and unobstructed.
83. Install a KNOX key box on the building. (Contact the fire department for an application)
84. Install portable fire extinguishers as required by the California Fire Code.
85, The water mains shall be capable of providing a potential fire flow of 4000 gpm and
the actual fire flow from any two adjacent hydrants shall be 2000 gpm for a 4-hour
duration at 20-psi residual operating pressure. The fire flow is based on all buildings
having a full NFPA 13 sprinkler system.
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