PCRES 2005-032PLANNING COMMISSION RESOLUTION NO. 2005-032
A RESOLUTION OF THE PLANNING COMMISSION OF
THE CITY OF LA QUINTA, CALIFORNIA,
RECOMMENDING APPROVAL OF A FOURTH
AMENDMENT TO SPECIFIC PLAN 97-029 (CENTRE AT
LA QUINTA)
CASE: SPECIFIC PLAN 97-029, AMENDMENT # 4
APPLICANT: STAMKO DVELOPMENT CO.
WHEREAS, the Planning Commission of the City of La Quinta, California
did, on the 14" day of June, 2005, hold a duly noticed Public Hearing, and continued
said hearing to the 281" day of June, 2005, and again continued said hearing to the
26`" day of July, 2005 to consider a request by Stamko Development Co., to
recommend to the City Council approval of a Specific Plan Amendment to add a new
driveway access on Adams Street and a change of the design of the internal
circulation pattern, internal access, and retention basin for the Centre at La Quinta
Specific Plan, located east of Adams Street, south of Auto Centre Drive; and
WHEREAS, the Community Development Department published a
public hearing notice in the Desert Sun newspaper on the 4"day of June, 2005, 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 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 has reviewed
this project under the provisions of the California Environmental Quality Act
(CEQA), and has determined that neither the proposed changes to the project, nor
new information will result in the identification of new significant impacts, or the
substantial increase in the severity of significant impacts identified in certified EIR
SCH#97011055, and an Addendum to the EIR has been prepared.
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
recommending approval of said Specific Plan Amendment #4:
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Planning Commission Resolution 2005-032
Specific Plan 97-029, Amendment #4
Stamko Development Co.
Adopted: July 26, 2005
Page 2
Finding A - Consistency with General Plan
The property is designated Mixed/Regional Commercial. The proposed project will
be developed with commercial uses and within the development intensity (FAR)
specified for this designation as allowed under the General Plan.
Finding 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's General Plan Circulation
Element and design of the Specific Plan, as well as other County and State
standards, such as CEQA.
Findings C and D — Land Use Compatibility and Property Suitability
The project site is an already commercially designated and zoned area. The
project will provide adequate buffering through landscaping and walls to ensure
compatibility with surrounding land uses. Additionally, the project will provide
adequate perimeter landscaping and acceptable architectural design guidelines,
consistent with those requirements of the existing Specific Plan.
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 recommend to the City Council approval of Specific
Plan 97-029, Amendment #i4, 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 261h day of July, 2005, by the
following vote, to wit:
AYES: Commissioners Alderson, Ladner, Quill, and Chairman Kirk
NOES: None
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Planning Commission Resolution 2005-032
Specific Plan 97-029, Amendment #4
Stamko Development Co.
Adopted: July 26, 2005
Page 3
ABSENT: Commissioner Daniels
ABSTAIN: None
KIRK, Chairman
of La Quinta, California
ATTEST:
DOUGLA R.EVANS
Community Development Director
City of La Quinta, California
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PLANNING COMMISSION RESOLUTION 2005-032
CONDITIONS OF APPROVAL — ADOPTED
SPECIFIC PLAN AMENDMENT 97-029, AMENDMENT NO. 4
STAMKO DEVELOPMENT CO.
ADOPTED: JULY 26, 2005
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. Specific Plan No. 97-029, Amendment No. 4, shall comply with the requirements and
standards of Government Code § § 66410 through 66499.58 (the "Subdivision Map
Act"), Chapter 13 of the La Quinta Municipal Code ("LQMC") and all applicable
conditions of approval for Specific Plan No. 97-029 and Amendments No. 1, 2 and 3,
Tentative Parcel Maps 30420 and 28525 and Site Development Permit 97-603 and
Amendments No.1 and 2.
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 any 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
SCAQMD Coachella Valley
Caltrans
PAReports - PC\2005\7-26-05\Stamko\7-26 cond PC COA - SP 97-029, Amend No.4.doc
PLANNING COMMISSION RESOLUTION 2005- 032
CONDITIONS OF APPROVAL - ADOPTED
SPECIFIC PLAN AMENDMENT 97-029, AMENDMENT NO.4
STAMKO DEVELOPMENT CO.
ADOPTED: JULY 26, 2005
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.
If previous NPDES construction permits are no longer applicable, a project -specific
NPDES construction permit must be obtained by the applicant; and who then shall
submit a copy of the Regional Water Quality Control Board's ("RWQCB")
acknowledgment of the applicant's Notice of Intent ("NO]"), prior to the issuance of
a grading or site construction permit by the City.
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 one (1) acre or more of land, or that disturbs less than one (1) acre of
land, but which is a part of a construction project that encompasses more
than one (1) acre of land, the Permitee shall be required to submit a Storm
Water Pollution Protection Plan ("SWPPP").
The applicant or design professional can obtain the California Stormwater
Quality Association SWPPP template at www.cabmphandbooks.com for use
in their SWPPP preparation.
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.
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PLANNING COMMISSION RESOLUTION 2005- 032
CONDITIONS OF APPROVAL -ADOPTED
SPECIFIC PLAN AMENDMENT 97-029, AMENDMENT NO.4
STAMKO DEVELOPMENT CO.
ADOPTED: JULY 26, 2005
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 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
Infrastructure Fee Program and 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 Final 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 amendment shall
include:
A. PUBLIC STREETS
1) Adams Street (Primary Arterial, Option A - 110' ROW) — No additional
right of way except for an additional right of way dedication at the
proposed realigned road connecting Adams Street and La Quinta Drive
measured 63 feet east from the centerline of Adams Street and a
minimum of 100 feet long plus a variable dedication of an additional 50
feet to accommodate improvements conditioned under STREET AND
TRAFFIC IMPROVEMENTS.
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PLANNING COMMISSION RESOLUTION 2005- 032
CONDITIONS OF APPROVAL - ADOPTED
SPECIFIC PLAN AMENDMENT 97-029, AMENDMENT NO.4
STAMKO DEVELOPMENT CO.
ADOPTED: JULY 26, 2005
9. 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.
Pursuant to this requirement, the Applicant shall include in the submittal packet
containing the draft final map submitted for map checking, an offsite street
geometric layout, drawn at 1 " equals 40 feet, detailing the following design aspects:
median curb line, outside curb line, lane line alignment including lane widths, left
turn lanes, deceleration lane(s) and bus stop turnout(s). The geometric layout shall
be accompanied with sufficient professional engineering studies to confirm the
appropriate length of all proposed turn pockets and auxiliary lanes that may impact
the right of way dedication required of the project and the associated landscape
setback requirement.
10. When the City Engineer determines that access rights to the proposed street right-of-
ways shown on the approved Specific Plan 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.
11. 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.
12. The applicant shall create perimeter landscaping setbacks along all public right-of-
ways as follows:
A. Adams Street (Primary Arterial) - 20-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 on the Final
Map.
13. 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 Final Map.
14. Applicable to this amendment to the specific plan, direct vehicular access to Adams
Street from parcels with frontage along Adams Street is restricted, except for those
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PLANNING COMMISSION RESOLUTION 2005- 032
CONDITIONS OF APPROVAL — ADOPTED
SPECIFIC PLAN AMENDMENT 97-029, AMENDMENT NO. 4
STAMKO DEVELOPMENT CO.
ADOPTED: JULY 26, 2005
access points identified on previously recorded parcel maps and the site plan for
Amendment No. 4 of the specific plan, or as otherwise conditioned in these
conditions of approval.
15. 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.
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.
Lt HATIt11Ra1
17. The applicant shall comply with the provisions of Section 13.24.050 (Grading
Improvements), LQMC.
18. 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.
19. 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,
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.
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PLANNING COMMISSION RESOLUTION 2005- 032
CONDITIONS OF APPROVAL - ADOPTED
SPECIFIC PLAN AMENDMENT 97-029, AMENDMENT NO.4
STAMKO DEVELOPMENT CO.
ADOPTED: JULY 26, 2005
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.
20. 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.
21. 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 feet (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.
22. The applicant shall minimize the differences in elevation between the adjoining
properties and the lots within this development.
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.
23. 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 Specific Plan, the applicant shall submit the proposed grading changes to
the City Staff for a substantial conformance finding review.
24. 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.
Each pad certification shall list the pad elevation as shown on the approved grading
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.
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PLANNING COMMISSION RESOLUTION 2005- 032
CONDITIONS OF APPROVAL - ADOPTED
SPECIFIC PLAN AMENDMENT 97-029, AMENDMENT NO.4
STAMKO DEVELOPMENT CO.
ADOPTED: JULY 26, 2005
DRAINAGE
25. 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 and highways. The design storm shall be either
the 3 hour, 6 hour or 24 hour event producing the greatest total run off.
26. In design of retention facilities, the maximum percolation rate shall be two inches per
hour. The percolation rate will be considered to be zero unless the applicant provides
site specific data indicating otherwise.
Nuisance water shall be retained on site. 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 first flush storm
water and nuisance water surges from landscape area, commercial activity and off -
site street nuisance water. The sand filter design shall be per La Quinta Standard 370
with the equivalent of 137.2 gph of water feed per sand filter to accept the
abovementioned nuisance water requirements. Leach line requirements are 1.108
feet of leach line per gph of flow. Flow from adjacent well sites shall be designed for
retention area percolation by separate infiltration system approved by the City
Engineer.
27, 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.
28. For on -site common retention basins, retention depth shall be according to
Engineering Bulletin 97.03, and side slopes shall not exceed 3:1 and shall be planted
with maintenance free ground cover.
29. Stormwater may not be retained in landscaped parkways or landscaped setback lots
along Adams Street. 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.
30. The design of the development shall not cause any increase in flood boundaries,
levels or frequencies in any area outside the development.
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PLANNING COMMISSION RESOLUTION 2005- 032
CONDITIONS OF APPROVAL - ADOPTED
SPECIFIC PLAN AMENDMENT 97-029, AMENDMENT NO. 4
STAMKO DEVELOPMENT CO.
ADOPTED: JULY 26, 2005
31. 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.
32. Storm drainage historically received from adjoining property shall be received and
retained or passed through into the historic downstream drainage relief route.
UTILITIES
33. The applicant shall comply with the provisions of Section 13.24.110 (Utilities),
LQMC.
34. 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. 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.
38. The applicant shall construct the following street improvements to conform with the
General Plan (street type noted in parentheses.)
A. OFF -SITE STREETS
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PLANNING COMMISSION RESOLUTION 2005- 032
CONDITIONS OF APPROVAL - ADOPTED
SPECIFIC PLAN AMENDMENT 97-029, AMENDMENT NO.4
STAMKO DEVELOPMENT CO.
ADOPTED: JULY 26, 2005
1) Highway 1 1 1 (Major Arterial — State Highway; 140' R/W):
No additional widening on the south side of Highway 1 1 1 is required for the
Specific Plan under this amendment.
2) Adams Street (Primary Arterial; Option A, 110' R/WI:
No additional street widening is required on the east side of Adams Street
along the Specific Plan boundary, except at locations where additional street
width is needed to accommodate:
a) A deceleration/right turn only lane at the proposed realigned road
connecting Adams Street and La Quinta Drive. The east curb
face shall be located fifty one feet (51') east of the centerline
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 shalt be for a
length of 100 feet plus a variable dedication of an additional 50
feet.
Other required improvements in the Adams Street right of 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) Reconstruct the existing 6' meandering sidewalk along the
deceleration/right turn only lane at the proposed realigned road
connecting Adams Street and La Quinta Drive.
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).
The applicant is responsible for construction of all improvements mentioned above.
The development is eligible for reimbursement from the City's Development Impact
Fee fund in accordance with policies established for that program.
3) The applicant shall install the traffic signal at the Adams Street and
Avenue 47 intersection as conditioned of Tentative Parcel Map 28525.
Applicant is responsible for 100 % of the cost to design and install the
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PLANNING COMMISSION RESOLUTION 2005- 032
CONDITIONS OF APPROVAL - ADOPTED
SPECIFIC PLAN AMENDMENT 97-029, AMENDMENT NO.4
STAMKO DEVELOPMENT CO.
ADOPTED: JULY 26, 2005
traffic signal. Applicant shall enter into a SIA to post security for 50 %
of the cost to design and install the traffic signal prior to issuance of an
on -site grading permit; the security shall remain in full force and effect
until the signal is actually installed by the applicant.
Entry drives, main interior circulation routes, standard knuckles, corner cutbacks, bus
turnouts, dedicated turn lanes and other features shown on the approved construction
plans, may require additional street widths as may be determined by the City Engineer.
39. 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 Lot 3.0" a.c./4.5" c.a.b.
Primary Arterial 4.5" a.c./6.0" c.a.b.
or the approved equivalents of alternate materials.
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. All access points and turning movements of traffic previously approved shall remain.
Additional access points and turning movements of traffic as proposed for this
amendment to the Specific Plan 97-029 are limited to the following:
A. Adams Street entry for realigned road from Adams Street to La Quinta drive
(Adams Street): Right turn in and out movements are permitted. Left turn in
and out movements are prohibited.
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
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PLANNING COMMISSION RESOLUTION 2005- 032
CONDITIONS OF APPROVAL - ADOPTED
SPECIFIC PLAN AMENDMENT 97-029, AMENDMENT NO. 4
STAMKO DEVELOPMENT CO.
ADOPTED: JULY 26, 2005
Engineer. Improvement plans for streets, access gates and parking areas shall be
stamped and signed by qualified engineers.
CONSTRUCTION
44. 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
45. The applicant shall comply with Sections 13.24,130 (Landscaping Setbacks) &
13.24.140 (Landscaping Plans), LQMC.
46. The applicant shall provide landscaping in the required setbacks, retention basins,
common lots and park areas.
47. Landscape and irrigation plans for landscaped lots and setbacks, medians, retention
basins, and parks shall be signed and stamped by a licensed landscape architect.
48. 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.
49. 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
50. The applicant shall provide public transit improvements as required by SunLine
Transit Agency and approved by the City Engineer.
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PLANNING COMMISSION RESOLUTION 2005- 032
CONDITIONS OF APPROVAL - ADOPTED
SPECIFIC PLAN AMENDMENT 97-029, AMENDMENT NO. 4
STAMKO DEVELOPMENT CO.
ADOPTED: JULY 26, 2005
QUALITY ASSURANCE
51. The applicant shall employ construction quality -assurance measures that meet with
the approval of the City Engineer.
52, 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.
53. 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.
54. '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
55. The applicant shall comply with the provisions of Section 13.24.160 (Maintenance),
LQMC.
56. 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
57. 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.
58. 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).
PAReports - PC\2005\7-26-05\Stamko\7-26 cond PC COA - SP 97-029, Amend No.4.doc 12
PLANNING COMMISSION RESOLUTION 2005- 032
CONDITIONS OF APPROVAL -ADOPTED
SPECIFIC PLAN AMENDMENT 97-029, AMENDMENT NO.4
STAMKO DEVELOPMENT CO.
ADOPTED: JULY 26, 2005
COMMUNITY DEVELOPMENT
59. Prior to final approval of the Specific Plan Amendment, applicant shall add the
following language to the Specific Plan text:
The applicant shall prepare a final street design including round -about design options
at intersections for the proposed new internal road and submit plans, for approval by
the Planning Commission, as an independent Site Development Permit or concurrent
with the next Site Development Permit submittal in Planning Area 2 of the Specific
Plan.
P:\Reports - PC\200517-26-05\Stamko\7-26 cond PC COA - SP 97-029, Amend No A.doc 13