PCRES 2003-078PLANNING COMMISSION RESOLUTION 2003-078
A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF
LA QUINTA, CALIFORNIA, RECOMMENDING TO THE CITY COUNCIL
APPROVAL OF DEVELOPMENT PLANS TO ALLOW A
NEIGHBORHOOD COMMERCVIAL SHOPPING CENTER ON A 10.7
ACRE SITE.
CASE NO.: SITE DEVELOPMENT PERMIT 2002-754
APPLICANT: JEFFERSON-WARING, LLC
WHEREAS, the Planning Commission of the City of La Quinta,
California, did, on the 10" day of June, 241h day of June, 9" day of September, and
the 14" day of October, 2003, hold a duly noticed Public Hearing to consider a
request by Jefferson -Waring, LLC, for approval of development plans for a
Neighborhood Commercial Shopping Center on a 10.7 acre site, generally located at
the southwest corner of Jefferson Street and Fred Waring Drive, more particularly
described as follows:
APN: 604-070-003,
WHEREAS, said Site Development Permit application has complied
with the requirements of "The Rules to Implement the California Environmental
Quality Act of 1970" as amended (Resolution 83-68), in that the Community
Development Department has conducted an Initial Study (Environmental
Assessment 2002-462), and determined that while the proposed project may have
a significant impact on the environment, mitigation measures have been imposed on
the project to reduce impacts to a less than significant level, therefore, a Mitigated
Negative Declaration of Environmental Impact should be filed; 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 make the following mandatory findings pursuant to
Section 9.210.010 of the Zoning Code to justify recommending to the City Council
approval of said Site Development Permit:
1. Consistency with the General Plan: The proposed project as proposed is
consistent with the goals and policies of the General Plan in that neighborhood
commercial shopping centers are allowed under the Neighborhood Commercial
Land Use designation.
2. Consistency with the Specific Plan: The Specific Plan for the proposed project,
has established development principles and design guidelines, and the
improvements associated with the project are consistent with the provisions of
PC RESO SDP 02-754.doc
Planning Commission Resolution 2003-078
Site Development Permit 2002-754
Jefferson -Waring, LLC
October 14, 2003
the Specific Plan in that the project meets the minimum requirements for the
building setbacks, building mass, architecture, landscaping, exterior lighting,
parking and circulation.
3. Compliance with the California Environmental Quality Act (CEQA): The
proposed project is in compliance with the requirements of CEQA, in that
Environmental Assessment 2002-462 was prepared for this project, and while
the project may have a significant impact on the environment, mitigation
measures have been imposed on the project to reduce impacts to less than
significant levels.
4. Architectural Design: The architectural design of the proposed buildings,
including but not limited to, architectural style, scale, building mass, materials,
colors, architectural details, roof style, and other architectural elements, are
compatible with surrounding development in that they provide architectural
variation in terms of varied roof heights and design elements consistent with
other developments in the City.
5. Site Design: The site design of the proposed project, including but not limited
to, project entries, interior circulation, pedestrian access, screening of
equipment, trash enclosures, exterior lighting, and other site design elements
such as scale, mass, and appearance are compatible with surrounding
development in that they are consistent with the design and quality of
development prevalent in the City.
6. Landscape Design: The landscaping plan for the proposed project, including
but not limited to, the location, type, size, and coverage of plant materials, has
been designed to provide visual relief, complement the buildings, screen
undesirable views and provide an unifying influence to enhance the visual
appearance of the project. The proposed landscaping is compatible with the
surrounding area in that the variety of trees, shrubs and ground covers provide
an aesthetically pleasing landscaped site that is seen throughout out the City.
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 Planning Commission for this Site Development Permit;
PC RESO SDP 02-754.doc
Planning Commission Resolution 2003-078
Site Development Permit 2002-754
Jefferson -Waring, LLC
October 14, 2003
2. That it does hereby recommend to the City Council approval of Site
Development Permit 2002-754 for the reasons set forth in this Resolution,
subject to the Conditions of Approval attached hereto;
PASSED, APPROVED and ADOPTED at a regular meeting of the La
Quinta Planning Commission held on this 14`h day of October, 2003, by the
following vote, to wit:
AYES: Commissioners Abels, Daniels, Quill, Tyler and Chairman Kirk
NOES: None
ABSENT: None
ABSTAIN: None
TV K aX, Chairman
C y LQuinta, California
ATTEST:
HERMAN; Community Development Director
La Quinta, California
PC RESO SDP 02-754.doc
Planning Commission Resolution 2003-078
Conditions of Approval -Adopted
Site Development Permit 2002-754
October 14, 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 Tentative
Parcel Map, or any Parcel 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. The applicant shall submit an application for a parcel map to subdivide the
property as conceptually shown in the Specific Plan. Said Parcel Map will
require a public hearing by the Community Development Director at a future
date and time. Any Parcel 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
Municipal 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
The applicant is responsible for all requirements of the permits and/or
clearances from the above listed agencies. When the requirements include
PC SDP 02-754 COA.doc
Planning Commission Resolution 2003-078
Conditions of Approval -Adopted
Site Development Permit 2002-754
October 14, 2003
approval of improvement plans, the applicant shall furnish proof of such
approvals when submitting those improvement plans for City approval.
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.
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 applicant shall be
required to submit a Storm Water Pollution Protection Plan ("SWPPP").
2. 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.
3. 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.
4. The applicant's SWPPP shall include provisions for all of the following
Best Management Practices ("BMPs") (8.70.020 (Definitions), LQMC):
a. Temporary Soil Stabilization (erosion control).
b. Temporary Sediment Control.
C. Wind Erosion Control.
d. Tracking Control.
e. Non -Storm Water Management.
f. Waste Management and Materials Pollution Control.
5. 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.
6. The approved SWPPP anad BMPs shall remain in effect for the entire
duration of project construction until all improvements are completed and
accepted by the City.
5. Permits issued under this approval shall be subject to the provisions of the
PC SDP 02-754 COA.doc
Planning Commission Resolution 2003-078
Conditions of Approval -Adopted
Site Development Permit 2002-754
October 14, 2003
Development Impact Fee program in effect at the time of issuance of building
permit(s).
PROPERTY RIGHTS
6. 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.
7. The applicant shall offer for dedication on the Parcel Map 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.
8. The public street right-of-way offers for dedication required for this
development include:
PUBLIC STREETS
a. Jefferson Street (Major Arterial, 120' ROW) - 60-foot from the
centerline of Jefferson Street, for a total 120-foot ultimate
developed right of way.
b. Fred Waring Drive (Major Arterial, 120' ROW) - 60 feet from the
centerline of Fred Waring Drive for a total 120-foot ultimate
developed right of way; additional 5 foot dedication will be required
measured from the existing 55 foot right of way along Fred Waring
Drive. Additional right of way dedication is required as needed at
the Jefferson Street intersection to accommodate 200-foot long
dual left turn lanes (10 feet each, 20 feet total), three through
eastbound lanes (eleven feet each, 33 feet total), a 4-foot bike lane
and a deceleration/right turn only lane (11 feet). The additional right
of way dedication shall be 9 feet wide and 100 feet long, plus a
variable width dedication of an additional 50 feet to accommodate
the curb transition.
9. When the City Engineer determines that access rights to the proposed street
right-of-ways shown on the approved Tentative Parcel Map are necessary prior
PC SDP 02-754 COA.doc
Planning Commission Resolution 2003-078
Conditions of Approval -Adopted
Site Development Permit 2002-754
October 14, 2003
to approval of the Parcel 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 create perimeter landscaping setbacks along all public right-
of-ways as follows:
1 . Jefferson Street and Fred Waring Drive (Major Arterial) - 20-foot from the
R/W-P/L. The applicant shall supplement the landscaped set back as
needed to reflect the new right of way configuration.
The listed setback depth shall be the average depth where a meandering wall
design is approved.
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 Parcel Map.
11. The applicant shall offer for dedication those easements necessary for the
placement of, and access to, utility lines and structures, drainage basins,
mailbox clusters, park lands, and common areas on the Parcel Map.
12. Direct vehicular access to Jefferson Street and Fred Waring Drive from any
portion of the site from frontage along Jefferson Street and Fred Waring Drive
are restricted, except for those access points identified on the circulation plan
of the approved Specific Plan, or as otherwise conditioned in these conditions
of approval. The vehicular access restriction shall be shown on the recorded
parcel map.
13. 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.
14. When an applicant proposes the vacation, or abandonment, of any existing
right-of-way, or access easement, which will diminish the access rights to any
properties owned by others, the applicant shall provide an alternate right -of -
PC SDP 02-754 COA.doc
Planning Commission Resolution 2003-078
Conditions of Approval -Adopted
Site Development Permit 2002-754
October 14, 2003
way or access easement, to those properties, or notarized letters of consent
from the affected property owners.
15. 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 Tentative
Parcel Map and the date of recording of any Parcel Map, unless such easement
is approved by the City Engineer.
PARCEL MAPS
16. Prior to the City's approval of a Parcel Map, the applicant shall furnish
accurate AutoCAD files of the Parcel 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 Parcel 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 Parcel 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.
17. 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. Plans shall be
submitted on 24" x 36" media in the following categories. 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.
Off -Site Street Plan: 1 " = 40' Horizontal
PC SDP 02-754 COA.doc
Planning Commission Resolution 2003-078
Conditions of Approval -Adopted
Site Development Permit 2002-754
October 14, 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.
Perimeter Landscape Plan:
1 "
= 20'
Horizontal
On -Site Rough Grading/Drainage Plan:
1"
= 40'
Horizontal
Site Development Plan:
1 "
= 30'
Horizontal
Signing and Striping Plan:
1 "
= 40'
Horizontal
18. "Site Development Plans" shall have signature blocks for Community
Development Director and the Building Official. All other plans shall have
signature blocks for the City Engineer. Plans are not approved for
construction until they are signed.
"Site Development Plans" shall normally include all surface improvements,
including but not limited to: parking layout, finish grades, curbs & gutters,
ADA requirements, retaining and perimeter walls, etc. "Street & Drainage
Plans" shall normally include signals, sidewalks, bike paths, entry drives,
gates, and parking lots. "Landscaping" plans shall normally include irrigation
improvements, landscape lighting and entry monuments.
Off -Site Street and Signing and Striping 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.
Plans for improvements not listed above shall be in formats approved by the
City Engineer.
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.
19. When final plans are approved by the City, the applicant shall furnish accurate
AutoCad files of the complete, approved plans on storage media acceptable to
the City Engineer. The files shall utilize standard AutoCad menu items so they
may be fully retrieved into a basic AutoCad program. At the completion of
construction and prior to final acceptance of improvements, the applicant shall
update the files to reflect as -constructed conditions.
PC SDP 02-754 COA.doc
Planning Commission Resolution 2003-078
Conditions of Approval -Adopted
Site Development Permit 2002-754
October 14, 2003
If the plans were not produced in AutoCad or a file format which can be converted
to AutoCad, the City Engineer may accept raster -image files of the plans.
IMPROVEMENT AGREEMENTS
20. Depending on the timing of development of the lots or parcels created by this
map and the status of off -site improvements at that time, the applicant may
be required to construct improvements, to construct additional improvements
subject to reimbursement by others, to reimburse others who construct
improvements that are obligations of this map, to secure the cost of the
improvements for future construction by others, or a combination of these
methods.
In the event that any of the improvements required herein are constructed by
the City, the applicant shall, at the time of approval of a map or other
development or building permit, reimburse the City for the cost of those
improvements.
21. The applicant shall construct improvements, install survey monumentation,
and/or satisfy obligations, or furnish an executed, secured agreement to
construct improvements and/or satisfy obligations required by the City prior to
approval of a final map or parcel map or issuance of a certificate of
compliance for a waived parcel map. For secured agreements, security
provided, and the release thereof, shall conform with Chapter 13, LQMC.
22. If improvements and/or monumentation installation are secured, the applicant
shall provide estimates of improvement and monumentation installation costs
for checking and approval by the City Engineer. 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 City
Engineer.
Estimates for improvements under the jurisdiction of other agencies shall be
approved by those agencies. Security is not required for telephone, gas, or
T.V. cable improvements. However, development -wide improvements shall
not be agendized for final acceptance until the City receives confirmation from
the telephone authority that the applicant has met all requirements for
telephone service to lots within the development.
PC SDP 02-754 COA.doc
Planning Commission Resolution 2003-078
Conditions of Approval -Adopted
Site Development Permit 2002-754
October 14, 2003
23, If improvements are phased with multiple final maps or other administrative
approvals (e.g., Site Development Permits), off -site improvements and
common improvements (e.g., retention basins, perimeter walls & landscaping,
gates) shall be constructed or secured prior to approval of the first phase
unless otherwise approved by the City Engineer. Improvements and
obligations required of each phase shall be completed and satisfied prior to
completion of homes or occupancy of permanent buildings within the phase
and subsequent phases unless a construction phasing plan is approved by the
City Engineer.
24. If the applicant fails to
construct
improvements or satisfy
obligations in a
timely manner or as
specified in
an approved phasing
plan or in an
improvement agreement, the City
shall have the right to
halt issuance of
building permits or final
building inspections,
withhold other
approvals related
to the development of
the project
or call upon the surety
to complete the
improvements.
GRADING
25. 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.
26. To obtain an approved grading permit, the applicant shall submit and obtain
approval of all of the following:
1 . A grading plan prepared by a qualified engineer or architect,
2. A preliminary geotechnical ("soils") report prepared by a qualified
engineer, and
3. A Fugitive Dust Control Plan prepared in accordance with Chapter 6.16,
(Fugitive Dust Control), LQMC.
PC SDP 02-754 COA.doc
Planning Commission Resolution 2003-078
Conditions of Approval -Adopted
Site Development Permit 2002-754
October 14, 2003
4. 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 Parcel 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.
27. 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.
28. 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.
29. 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 Parcel Map, the applicant shall submit the
proposed grading changes to the City Staff for a substantial conformance
finding review.
30. 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.
PC SDP 02-754 COA.doc
Planning Commission Resolution 2003-078
Conditions of Approval -Adopted
Site Development Permit 2002-754
October 14, 2003
Each pad certification shall list the pad elevation as shown on the approved
Site Development Plan, the actual pad elevation and the difference between
the two, if any. Such pad certification shall also list the relative compaction
of the pad soil. The data shall be organized by lot number, and listed
cumulatively if submitted at different times.
DRAINAGE
31. 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.
32. Stormwater may not be retained in landscaped parkways or landscaped
setback lots. Only incidental storm water (precipitation which directly falls onto
the setback) will be permitted to be retained in the landscape setback areas.
The perimeter setback and parkway areas in the street right-of-way shall be
shaped with berms and mounds, pursuant to Section 9.100.040(B)(7), LQMC.
33. The design of the development shall not cause any increase in flood
boundaries, levels or frequencies in any area outside the development.
The applicant shall comply with the provisions of Section 13.24.120
(Drainage), LQMC, Engineering Bulletin No. 97.03. More specifically,
stormwater falling on site during the 100 year storm shall be retained
within the development, unless otherwise approved by the City Engineer.
The tributary drainage area shall extend to the centerline of adjacent
public streets. Particularly, the applicant shall coordinate the drainage
design with the City sponsored improvement project on Jefferson Street
for applicable curb and gutter grades and catch basin requirements. The
design storm shall be either the 3 hour, 6 hour, or 24 hour event
producing the greatest total run off.
The design and construction of the underground retention system for the
project shall be approved by the City Engineer in the improvement plan
review process prior to the issuance of any building permits. The
approved design shall incorporate mechanisms for perpetual maintenance
and operation of the system by the applicant or his successors.
UTILITIES
PC SDP 02-754 COA.doc
Planning Commission Resolution 2003-078
Conditions of Approval -Adopted
Site Development Permit 2002-754
October 14, 2003
34. The applicant shall comply with the provisions of Section 13.24.110 (Utilities),
LQMC.
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.
35. 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.
36. 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
37. 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.
38. The applicant shall construct the following street improvements to conform
with the General Plan street type noted in parentheses.
1 . OFF -SITE STREETS
PC SDP 02-754 COA.doc
Planning Commission Resolution 2003-078
Conditions of Approval -Adopted
Site Development Permit 2002-754
October 14, 2003
11 Jefferson Street -([Major Arterial; 120' R/W) — Jefferson Street is
scheduled to be improved as part of a City sponsored improvement
project. The applicant shall pay a cash fee to the City for the outside
20 feet of improvements, including the curb and gutter. In addition
to the cash fee, the applicant shall construct the following:
8-foot wide meandering sidewalk from intersection at Fred Waring
Drive southerly to the south boundary of the property to match
existing improvements.
2) Fred Waring Drive -(Major Arterial; 120' R/W) — Widen the south side
of the street along the project boundary to comply with the amended
General Plan and requirements of these conditions listed below.
Street widening improvements shall include all appurtenant
components such as, but not limited to, curb, gutter, traffic control
striping, legends, and signs, except for street lights. Other significant
new improvements required for installation in, or adjacent, to the
subject right of way include:
Construct 72-foot roadway improvements (4-foot median nose,
travel width to include two 10-foot left turn lanes, three 1 1-foot
eastbound through lanes, 4-foot bike lane and 11-foot
deceleration/right turn only lane, excluding curbs). The applicant is
advised of conditions of approval for Tentative Tract Map No. 29323
as amended.
Construct an 8-foot meandering sidewalk along the project frontage.
The meandering sidewalk shall have an arrhythmic horizontal layout
that utilizes concave and convex curves with respect to the curbline
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 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.
Construct 14-foot wide raised landscape median, plus variable width
median transition as needed to accommodate the dual left turn lane
mentioned above.
PC SDP 02-754 COA.doc
Planning Commission Resolution 2003-078
Conditions of Approval -Adopted
Site Development Permit 2002-754
October 14, 2003
Modify the Traffic signal at Fred Waring Drive and Jefferson Street.
Construct necessary modifications to accommodate the improved
roadway section.
(The pavement/restoration improvement work located beyond 20
feet from the outer curb face (i.e. in the arterial core) is eligible for
reimbursement from the City's Development Impact fee fund in
accordance with policies established for that program).
39. The applicant shall design street pavement sections using CalTran's design
procedures 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 (or approved equivalents of
alternate material):
Major Arterial 5.5" a.c./6.50" c.a.b.
40. 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.
41. General access points and turning movements of traffic are limited to the
following:
1 . Jefferson Street - Primary Entry (southerly portion of site): Left turn in,
right turn in, right turn out. Left turn movements out are prohibited. The
applicant shall design the median island on the Entry Street to direct
traffic to the right to facilitate a right turn only movement. Appropriate
signing and striping shall be provided. The design of the median island
and associated signing and striping shall be subject to the review and
approval of the City Engineer. If the previously mentioned Jefferson Street
Improvements project is not constructed, the applicant shall design and
construct a t temporary median to facilitate the left turning, only, turning
movement to the satisfaction of the City Engineer. Associated
signing/striping is subject to the review and approval by the City Engineer.
PC SDP 02-754 COA.doc
Planning Commission Resolution 2003-078
Conditions of Approval -Adopted
Site Development Permit 2002-754
October 14, 2003
- Secondary Entry (northerly portion of site): Right turn in, right turn out.
Left turn movements in and out are prohibited. The median island on the
Entry Street shall be designed to direct traffic to the right to facilitate
right turn only movement.
2. Fred Waring Drive - Primary Entry (westerly portion of site): Left turn in,
right turn in, right turn out. Left turn movements out are prohibited. The
applicant shall design and construct the Fred Waring Drive median to
facilitate the left turn in, only, turning movement to the satisfaction of the
City Engineer. The median island on the Entry Street shall be designed to
direct traffic to the right to facilitate a right turn only movement.
Appropriate signing and striping shall be provided. The design of the
median island and associated signing and striping shall be subject to the
review and approval of the City Engineer.
- Secondary Entry (easterly portion of site): Right turn in, right turn out.
Left turn movements in and out are prohibited. The median island on the
Entry Street shall be designed to direct traffic to the right to facilitate
right turn only movement.
42. 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.
43. 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.
44. The applicant shall extend improvements beyond the subdivision boundaries to
ensure they safely integrate with existing improvements.
CONSTRUCTION
45. 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
PC SDP 02-754 COA.doc
Planning Commission Resolution 2003-078
Conditions of Approval -Adopted
Site Development Permit 2002-754
October 14, 2003
of the last ten percent of homes within the development or when directed by
the City, whichever comes first.
LANDSCAPING
46. The applicant shall comply with Sections 13.24.130 (Landscaping Setbacks) &
13.24.140 (Landscaping Plans), LQMC.
47. The applicant shall provide landscaping in the required setbacks, retention
basins, common lots and park areas.
49. Landscape and irrigation plans for landscaped lots and setbacks, medians,
retention basins, and parks shall be signed and stamped by a licensed
landscape architect.
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.
50. 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
51. The applicant shall provide public transit improvements as required by SunLine
Transit Agency and approved by the City Engineer.
QUALITY ASSURANCE
52. The applicant shall employ construction quality -assurance measures that meet
with the approval of the City Engineer.
53. 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.
PC SDP 02-754 COA.doc
Planning Commission Resolution 2003-078
Conditions of Approval -Adopted
Site Development Permit 2002-754
October 14, 2003
54. 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.
55. 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.
MAINTENANCE
56 The applicant shall comply with the provisions of Section 13.24.160
(Maintenance), LQMC.
57. 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
58. 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.
59. Permits issued under this approval shall be subject to the provisions of the
Development Impact Fee program in effect at the time of issuance of building
permit(s).
60. Prior to completion of any approval process for modification of boundaries of
the property or lots subject to these conditions, the applicant shall process a
reapportionment of any bonded assessment(s) against the property and pay
the cost of such reapportionment.
PC SDP 02-754 COA.doc
Planning Commission Resolution 2003-078
Conditions of Approval -Adopted
Site Development Permit 2002-754
October 14, 2003
MISCELLANEOUS
61. The applicant shall submit detailed plans showing the proposed signage for the
site to be brought back to the Planning Commission for approval under a
Planned Sign Program.
62. Lighting for the building facades shall be low-level lighting and be compatible
with the building architecture. In addition, the applicant shall be required to
comply with the provisions of the City's Dark Sky Ordinance.
63. The parking lot light standards shall be equipped with a recessed lamp, a flush
lens, and shall not to exceed eighteen (18) feet in height. Said standards shall
be shielded so as to prevent light from spilling onto adjacent land uses.
64. The applicant shall comply with all Riverside County Fire Department
requirements.
65. The applicant will be required to pay a school mitigation fee at the time a
building permit is issued.
66. The applicant shall enter into a covenant between the City and the developer
for some means of compensation whether financial or by means of providing
an access from the park to the shopping center in the southwestern portion of
the site, and landscape design shall accommodate the access provided as well
between Buildings 1 and 2. This covenant shall be done to the satisfaction of
the City Council, at the expense of the applicant and with no use of public
funds.
67. The truck loading docks shall be moved to the north side of the market to
minimize impacts to the residential uses south of the site.
68. The applicant shall work Staff to improve the design of the west and south
elevations. At a minimum, stone veneer shall be added to the bottom of the
facade on the south and west elevations.
PC SDP 02-754 COA.doc