PCRES 2004-034PLANNING COMMISSION RESOLUTION 2004-034
A RESOLUTION OF THE OF THE PLANNING
COMMISSION OF THE CITY OF LA QUINTA,
CALIFORNIA, APPROVING DEVELOPMENT PLANS
FOR PHASE I OF A SHOPPING CENTER LOCATED ON
THE NORTHEAST CORNER OF HIGHWAY 111 AND
ADAMS STREET
CASE: SITE DEVELOPMENT PERMIT 2004-807
APPLICANT: THOMAS ENTERPRISES
WHEREAS, the Planning Commission of the City of La Quinta,
California did, on the 8th day of June, 2004, hold a duly noticed Public Hearing to
consider a request by THOMAS ENTERPRISES for approval of a Site Development
Permit to allow Phase 1 (with 95,600 square feet) of a 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, the Community Development Department published a
public hearing notice in the Desert Sun newspaper on May 29, 2004, 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
determined that the request has been assessed in conjunction with Environmental
Assessment 2003-481 prepared for Specific Plan 2003-066, for which a Mitigated
Negative Declaration was certified on October 7, 2003. No changed
circumstances or conditions are proposed, nor any new information submitted
which would trigger the preparation of a subsequent environmental review in
accordance with Section 15162 of the Guidelines for Implementation the California
Environmental Quality Act; 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
approval of said Site Development Permit:
1. The General Plan designates the project area as Regional Commercial. The
proposed commercial buildings are consistent with this land use designation.
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Planning Commission Resolution 2004-034
Site Development Permit 2004-807 - Thomas Enterprises
Adopted: June 8, 2004
Page 2
2. The proposed commercial buildings are designed to comply with the Zoning
Code and Specific Plan requirements, including, but not limited to, height
limits, parking, lot coverage, and signs.
3. The Community Development Department has determined that this request
has been assessed in conjunction with Environmental Assessment 2003-
481, prepared for Specific Plan 2003-066, which was certified by the City
Council on October 7, 2003. No changed circumstances or conditions are
proposed, nor any new information submitted which would trigger the
preparation of a subsequent environmental review.
4. The architectural design of the project, including, but not limited to the
architectural style, 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.
5. The site design of the project, including, but not limited to project entries,
interior circulation, pedestrian and bicycle access, pedestrian amenities,
screening of equipment and trash enclosures, exterior lighting, and other site
design elements are compatible with surrounding development and with the
quality of design prevalent in the City.
6. Project landscaping, including, but not limited to the location, type, size,
color, texture, and coverage of plant materials has been designed and
conditioned to provide relief, compliment buildings, visually emphasize
prominent design elements and vistas, screen undesirable views, provide a
harmonious transition between adjacent land uses and between development
and open space, provide an overall unifying influence, enhance the visual
continuity of the project, and compliment the surrounding project area,
ensuring lower maintenance and water use.
7. The building signs will comply and be consistent with the intent of the
Zoning Code and Center's sign program.
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
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Planning Commission Resolution 2004-034
Site Development Permit 2004-807 - Thomas Enterprises
Adopted: June 8, 2004
Page 3
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 have been imposed; and
3. That it does hereby approve Site Development Permit 2004-807, for the
reasons set forth in this Resolution and subject to the attached Conditions
of Approval.
PASSED, APPROVED, and ADOPTED at a regular meeting of the La Quinta
Planning Commission, held on this 81" day of June, 2004, by the following vote,
to wit:
AYES: Commissioners Abels, Daniels, Quill, Tyler and Chairman Kirk
NOES: None
ABSENT: None
ABSTAIN: None
RK, Chairman
La Quinta, California
Ua 9 *ta
JERPY HERMAN, Community Development Director
City of La Quinta, California
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PLANNING COMMISSION RESOLUTION 2004-034
CONDITIONS OF APPROVAL — FINAL
SITE DEVELOPMENT PERMIT 2004-807
THOMAS ENTERPRISES
ADOPTED: JUNE 8, 2004
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 Site
Development Permit. 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. 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.
3. 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 one (1) acre or more of land, or that disturbs less than
one 0 ) acre of land, but which is a part of a construction project that
Planning Commission Resolution 2004-034
Conditions of Approval — Final
Site Development Permit 2004-807
Thomas Enterprises
Adopted: June 8, 2004
encompasses more than one (1) acre 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):
11 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.
4. 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
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Planning Commission Resolution 2004-034
Conditions of Approval — Final
Site Development Permit 2004-807
Thomas Enterprises
Adopted: June 8, 2004
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 1 1 1 (Major Arterial, 140' ROW) — No additional right of
way dedication is required except for an additional variable right of
way dedication at the proposed primary entry located 780 feet
east of Adams Street for a deceleration/right turn only lane to be
measured eighty two feet (82') north of the centerline of Highway
111 and length to be determined by a traffic study prepared for
the applicant by a licensed traffic engineer per Engineering Bulletin
# 03-08. As a minimum, the required right of way shall be for a
length of 100 feet plus a variable dedication of an additional 50
feet to accommodate improvements conditioned under STREET
AND TRAFFIC IMPROVEMENTS.
2) Adams Street (Secondary Arterial, 88' ROW) — No additional right
of way dedication is required except for an additional variable right
of way dedication at the proposed primary entry located 400 feet
north of Highway 1 1 1 for a deceleration/right turn only lane to be
measured fifty six feet (56') east of the centerline of Adam Street
and length to be determined by a traffic study prepared for the
applicant by a licensed traffic engineer per Engineering Bulletin #
03-08. As a minimum, the required right of way shall be for a
length of 100 feet plus a variable dedication of an additional 50
feet to accommodate improvements conditioned under STREET
AND TRAFFIC IMPROVEMENTS.
3) Corporate Centre Drive (Collector, 64' ROW Option) — No
additional right of way dedication is required.
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Planning Commission Resolution 2004-034
Conditions of Approval — Final
Site Development Permit 2004-807
Thomas Enterprises
Adopted: June 8, 2004
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.
9. When the City Engineer determines that access rights to the proposed street
right-of-ways shown on the approved Tentative Tract 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.
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/Collector) -
10-foot 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.
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.
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
2003-066, or as otherwise conditioned in these conditions of approval.
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 2004-034
Conditions of Approval - Final
Site Development Permit 2004-807
Thomas Enterprises ,
Adopted: June 8, 2004
IMPROVEMENT PLANS
As used throughout these Conditions of Approval, professional titles such as
"engineer," "surveyor," and ",architect," refers to persons currently certified or
licensed to practice their respective professions in the State of California.
15. 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.
16. 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.
A. Off -Site Street Plan: 1 " = 40' Horizontal, 1 " = 4'
Vertical
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.
"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, retaining and perimeter walls, etc. ADA accessibility to public
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Planning Commission Resolution 2004-034
Conditions of Approval — Final
Site Development Permit 2004-807
Thomas Enterprises
Adopted: June 8, 2004
streets, adjacent buildings and existing handicap parking shall be shown on the
Site Development Plans at a scale to be determined by the Public Works
Department.
17. 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.
18. 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.
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.
19. Depending on the timing of development under this permit 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 permit, 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 the development or
building permit, reimburse the City for the cost of those improvements.
20. The applicant shall construct improvements and/or satisfy obligations, or furnish
an executed, secured agreement to construct improvements and/or satisfy
obligations required by the City prior to issuance of any building permit(s). 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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Planning Commission Resolution 2004-034
Conditions of Approval — Final
Site Development Permit 2004-807
Thomas Enterprises
Adopted: June 8, 2004
21. If improvements are secured, the applicant shall provide estimates of
improvement 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.
22. If improvements are phased with 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 issuance of any building permits for 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. 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
23. The applicant shall comply with the provisions of Section 13.24.050 (Grading
Improvements), LQMC.
24. 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.
25. 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 2004-034
Conditions of Approval — Final
Site Development Permit 2004-807
Thomas Enterprises
Adopted: June 8, 2004
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.
26, 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.
27. A statement shall appear on the Final Map that a soils report has been prepared
in accordance with the California Health & Safety Code § 17953.
28. 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 0 8") behind the curb.
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Planning Commission Resolution 2004-034
Conditions of Approval — Final
Site Development Permit 2004-807
Thomas Enterprises
Adopted: June 8, 2004
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.
34. 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'.
35. 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 Tract Map, the applicant shall submit the
proposed grading changes to the City Staff for a substantial conformance
finding review.
36. 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
"Stormwater handling shall conform with the approved hydrology and drainage report
for Parcel Map No. 29351 or as modified for this Site Development Permit. Nuisance
water shall be disposed of in an approved manner."
37. 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.
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Planning Commission Resolution 2004-034
Conditions of Approval — Final
Site Development Permit 2004-807
Thomas Enterprises
Adopted: June 8, 2004
38. 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.
39. The design of the development shall not cause any increase in flood boundaries,
levels or frequencies in any area outside the development.
40. The development shall be graded to permit storm flow in excess of retention
capacity to flow out of the development through a designated overflow and into
the historic drainage relief route.
41. Storm drainage historically received from adjoining property shall be received
and retained or passed through into the historic downstream drainage relief
route.
42. When an applicant proposes discharge of storm water directly, or indirectly, into
the Coachella Valley Stormwater Channel, the applicant shall indemnify the City
from the costs of any sampling and testing of the development's drainage
discharge 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
tentative parcel map 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
43. 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.
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Planning Commission Resolution 2004-034
Conditions of Approval — Final
Site Development Permit 2004-807
Thomas Enterprises
Adopted: June 8, 2004
44. Existing overhead utility lines within, or adjacent to the proposed development,
and all proposed utilities shall be installed underground.
45. All existing utility lines attached to joint use 92 KV transmission power poles
are exempt from the requirement to be placed underground.
46. 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.
47. The applicant shall provide certified reports of all utility trench compaction for
approval by the City Engineer.
STREET AND TRAFFIC IMPROVEMENTS
48. 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.
49. The applicant shall construct the following street improvements to conform to
the General Plan street type noted in parentheses.
A. OFF -SITE STREETS
11 Highway 111 (Major Arterial - State; 140' R/W):
No widening of the north side of the street along all frontage
adjacent to the Site Development Permit 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)
A deceleration/right turn only lane at the Primary Entry
located 780 feet east of Adams Street. The north curb face
shall be located sixty feet (60') north of the centerline of
Highway 1 1 1 and length to be determined by a traffic study
prepared for the applicant by a licensed traffic engineer per
Engineering Bulletin # 03-08. As a minimum, the required
right of way shall be for a length of 100 feet plus a variable
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Planning Commission Resolution 2004-034
Conditions of Approval - Final
Site Development Permit 2004-807
Thomas Enterprises
Adopted: June 8, 2004
dedication of an additional 50 feet to accommodate
improvements conditioned. Other required improvements in
the right or way and/or adjacent landscape setback area
include:
b) All appurtenant components such as, but not limited to:
curb, gutter, traffic control striping, legends, and signs.
c) 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 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 Site Development Permit 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) A deceleration/right turn only lane at the Primary Entry. The
east curb face shall be located forty nine (49') east of the
centerline of Adams Street and length to be determined by
a traffic study prepared for the applicant by a licensed
traffic engineer per Engineering Bulletin # 03-08. As a
minimum, the required right of way shall be for a length of
100 feet plus a variable dedication of an additional 50 feet
to accommodate improvements conditioned.
B. PARKING LOT AND CIRCULATION — The design of parking facilities shall
conform to LQMC Chapter 9.150.
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Planning Commission Resolution 2004-034
Conditions of Approval — Final
Site Development Permit 2004-807
Thomas Enterprises
Adopted: June 8, 2004
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
Commerce 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.
50. General access points and turning movements of traffic are limited to the
following:
A. Highway 111
11 Primary Entry (Highway 111, 800 feet east of Adams Street):
Right turn in, Right turn out. Left turn movements in and out are
prohibited.
2) Secondary Entry (Highway 1 1 1, 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:
11 Primary Entry (Adams Street, 400 feet north of Highway 1 1 1): Full
turn movements are allowed until traffic conditions at the entry
P:\Reports - PC\6-8-04\sdp 2004-807 pc coa.doc 13
Planning Commission Resolution 2004-034
Conditions of Approval - Final
Site Development Permit 2004-807
Thomas Enterprises
Adopted: June 8, 2004
warrant traffic signal installation. When signalization is warranted,
the applicant shall install left turn restrictors as approved by the
Engineering Department.
Prior to issuance of the first permit for street improvements, the
applicant shall post a bond or cash deposit to the City for the
reconfiguration of this intersection on Adams Street between
Highway 111 and Corporate Center Drive as security for the above
mentioned improvements. The security shall remain in effect
should traffic conditions warrant signalization after 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 restrictors. At the
end of the five years, if traffic conditions do not warrant traffic
signal installation, the bond/money shall be released to the
applicant.
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).
51. 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.
P:\Reports - PC\6-8-04\sdp 2004-807 pc coa.doc 14
Planning Commission Resolution 2004-034
Conditions of Approval — Final
Site Development Permit 2004-807
Thomas Enterprises
Adopted: June 8, 2004
52. 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.
53. 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
54. 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 ten percent of homes within the development or when directed by the
City, whichever comes first.
LANDSCAPING
55. The applicant shall comply with Sections 13.24.130 (Landscaping Setbacks) &
13.24.140 (Landscaping Plans), LQMC.
56. The applicant shall provide landscaping in the required setbacks, retention
basins, common lots, etc.
57. Landscape and irrigation plans for landscaped lots and setbacks, medians, and
retention basins shall be signed and stamped by a licensed landscape architect.
Planting design along Highway 111 shall comply with Highway 111 Design
Guidelines.
P:\Reports - PC\6-8-04\sdp 2004-807 pc coa.doc 15
Planning Commission Resolution 2004-034
Conditions of Approval - Final
Site Development.Permit 2004-807
Thomas Enterprises
Adopted: June 8, 2004
58. The applicant shall submit a preliminary level landscape plan (1"=30' minimum)
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.
59. 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.
60. Provide planting areas in front of main building per specific plan and delete
Chilean Mesquite from plant palette.
PUBLIC SERVICES
61. The applicant shall provide public transit improvements as required by SunLine
Transit Agency and approved by the City Engineer.
QUALITY ASSURANCE
62. The applicant shall employ construction quality -assurance measures that meet
with the approval of the City Engineer.
63. 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.
64. 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.
65. 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
P:\Reports - PC\6.8-04\sdp 2004-807 pc coa.dcc 16
Planning Commission Resolution 2004-034
Conditions of Approval - Final
Site Development Permit 2004-807
Thomas Enterprises
Adopted: June 8, 2004
"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
66. The applicant shall comply with the provisions of Section 13.24.160
(Maintenance), LQMC.
67. 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
68. 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.
69. 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).
MISCELLANEOUS
70. Prior to issuance of precise grading permit, specific details shall be provided to
the Community Development Department for approval to ensure that parking lot
surfaces and drive though lanes are screened (minimum 2' to 3' berming) from
view of the public streets. This shall be achieved through the use of berming,
short masonry walls, retaining walls, and planting.
71. Color of all poles and exterior lighting shall be approved by the Community
Development Department.
P:\Reports - PC\6-8-04\sdp 2004-807 pc coa.doc 1.7
Planning Commission Resolution 2004-034
Conditions of Approval - Final
Site Development Permit 2004-807
Thomas Enterprises
Adopted: June 8, 2004
FIRE MARSHAL
72. 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 outside travel ways.
73. 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.
74. Fire Department connections (FDC) shall be not less than 25 feet nor more than.
50 feet from a fire hydrant and shall be located on the front street side of the
buildings. FDC's and PIV's may not be located at the rear of buildings. Note
also that FDC's must be at least 25 feet from the building and may not be
blocked by landscaping, parking stalls or anything that may restrict immediate
access.
75. Building plans shall be submitted to the Fire Department for plan review to run
concurrent with the City plan check.
76. 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.
77. 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.
78. 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.
79. Fire Department street access shall come to within 150 feet of all portions of
the 1". floor of all buildings, by path of exterior travel. Minimum road width is
20 feet clear and unobstructed with a vertical clearance of 13% feet clear.
Turning radiuses shall be no less than 38 feet outside.
80. Any commercial operation that produces grease -laden vapors will require a
Hood/duct system for fire protection (Restaurants, drive-thru's, etc.).
P:\Reports - PC\6-8-04\sdp 2004-807 pc coa.doc 18
Planning Commission Resolution 2004-034
Conditions of Approval - Final
Site Development Permit 2004-807
Thomas Enterprises
Adopted: June 8, 2004
81. 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.
82. Install a KNOX key box on each commercial building (Contact the .fire
department for an application).
83. Install portable fire extinguishers as required by the California Fire Code.
84. Any submissions to the Fire Department are the responsibility of the applicant.
85. The water mains shall be capable of providing a potential fire flow of 4000 gpm
and the actual fire flow from two adjacent hydrants shall be 2000 gpm for a 4-
hour duration at 20-psi residual operating pressure.
P:\Reports - PC\6-8-04\sdp 2004-807 pc coa.doc 19
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