PCRES 2008-021PLANNING COMMISSION RESOLUTION 2008-021
A RESOLUTION OF THE PLANNING COMMISSION OF THE
CITY OF LA QUINTA, CALIFORNIA, APPROVING SITE
DEVELOPMENT PERMIT 2008-902, INCLUDING
ARCHITECTURAL AND LANDSCAPING PLANS FOR
MADISON SQUARE
CASE NO.: SITE DEVELOPMENT PERMIT 2008-902
APPLICANT: HIGHWAY ONE ELEVEN PARTNERS, LLC
WHEREAS, the Planning Commission of the City of La Quinta,
California, did, on the 22"d day of July, 2008 hold a duly noticed public hearing to
consider a request by Highway One Eleven Partners, LLC, for approval of
architectural and landscaping plans for a proposed 92,000 t square foot
commercial development including retail spaces, a health club, and a drive -through
restaurant, generally located north of Highway 111 and east of Dune Palms Road,
more particularly described as:
APN: 600-030-018
WHEREAS, the La Quinta Planning Department has prepared
Environmental Assessment 2008-593 for Site Development Permit 2008-902 in
compliance with the requirements of the California Environmental Quality Act of
1970, as amended, and has determined that the proposed project will not have a
significant adverse impact on the environment because mitigation measures
incorporated into the project approval will mitigate or reduce any potential impacts
to a level of non -significance; and,
WHEREAS, the Architecture and Landscape Review Committee of the
City of La Quinta, California, did, on the 2nd day of July, 2008, hold a public hearing
to review and recommend approval of architecture and landscape plans for Madison
Square; 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 approval of said Site Development
Permit:
1. Consistency with General Plan
The proposed Site Development Permit is consistent with the La Quinta
General Plan, as it proposes a commercial development along the Highway
111 commercial corridor, which is General Plan -designated for RC (Regional
Commercial) development.
Planning Commission Resolution No. 2008-021
Site Development Permit 2008-902 - FINAL
Highway One Eleven Partners, LLC
July 22, 2008
2. Consistency with Zoning Code
The proposed project, as conditioned, is consistent with the development
standards of the City's Zoning Code, in terms of architectural style, building
heights, building mass, parking, and landscaping. The Site Development
Permit is consistent with the La Quinta Zoning Map, as it proposes a
commercial development along the Highway 111 commercial corridor which
is zoned for CR (Regional Commercial) development. The Site Development
Permit has been conditioned to ensure compliance with the zoning standards
of the CR zoning district, and other supplemental standards as established in
Title 9 of the LQMC.
3. Compliance with California Environmental Quality Act (CEQA)
The La Quinta Planning Department has prepared Environmental Assessment
2008-593 for Site Development Permit 2008-902 in compliance with the
requirements of the California Environmental Quality Act of 1970, as
amended, and has determined that the proposed project will not have a
significant adverse impact on the environment because the mitigation
measure incorporated into the project approval will mitigate or reduce any
potential impacts to a level of non -significance; and,
4. Architectural Design
The architectural design aspects of the proposed Site Development Permit
provide interest through use of varied roof heights, enhanced building entries,
facade treatments, and other design elements which will be compatible with,
and not detrimental to, surrounding development, and with the overall design
quality prevalent in the City.
5. Site Design
The site design aspects of the proposed Site Development Permit, as
conditioned, will be compatible with, and not detrimental to, surrounding
development, and with the overall design quality prevalent in the City, in
terms of interior circulation, pedestrian access, and other architectural site
design elements such as scale, mass, and appearance. The configuration of
the buildings, coupled with adequate vehicular and pedestrian circulation, and
the incorporation of pedestrian amenities and landscaping, creates a project
that is compatible with and accessible to surrounding land uses.
Planning Commission Resolution No. 2008-021
Site Development Permit 2008-902 - FINAL
Highway One Eleven Partners, LLC
July 22, 2008
6. Landscape Design
The proposed project is consistent with the landscaping standards and plant
palette and implements the standards for landscaping and aesthetics
established in the General Plan and Zoning Code. The project landscaping for
the proposed Site Development Permit, as conditioned, shall unify and
enhance visual continuity with surrounding commercial developments.
Landscape improvements are designed and sized to provide visual appeal.
The permanent overall site landscaping utilizes various tree and shrub species
to blend with the building architecture.
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 constitute the Findings of the
Planning Commission in this case.
2. That it does hereby approve Site Development Permit 2008-902 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 22ntl day of July, 2008, by the following
vote to wit:
AYES: Commissioners Barrows, Quill, Weber, Wilkinson, and Chairman
Alderson
NOES: None
ABSENT: None
ABSTAIN: None
ED LDERSON, hairman
City of La Quinta, California
Planning Commission Resolution No. 2008-021
Site Development Permit 2008-902 - FINAL
Highway One Eleven Partners, LLC
July 22, 2008
ATTEST:
SON, Planning Director
Quinta, California
PLANNING COMMISSION RESOLUTION 2008-021
CONDITIONS OF APPROVAL — FINAL
SITE DEVELOPMENT PERMIT 2008-902
HIGHWAY ONE ELEVEN PARTNERS, LLC
JULY 22, 2008
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 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. Site Development Permit 2008-902 shall comply with all applicable conditions
and/or mitigation measures for the following related approvals:
• Environmental Assessment 2008-593
• Tentative Parcel Map 36067
• Conditional Use Permit 2008-111
In the event of any conflict(s) between approval conditions and/or provisions of
these approvals, the Planning Director shall determine precedence.
3. Site Development Permit 2008-902 shall expire on July 22, 2010, two years
from the date of Planning Commission approval, unless granted a time extension
pursuant to the requirements of La Quinta Municipal Code 9.200.080 (Permit
expiration and time extensions).
4. 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, if required:
• Fire Marshal
Public Works Department (Grading Permit, Green Sheet (Public Works
Clearance) for Building Permits, Improvement Permit)
• Planning Department
Riverside Co. Environmental Health Department
• Desert Sands Unified School District
• Coachella Valley Water District (CVWD)
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PLANNING COMMISSION RESOLUTION 2008-021
CONDITIONS OF APPROVAL — FINAL
SITE DEVELOPMENT PERMIT 2008-902
HIGHWAY ONE ELEVEN PARTNERS, LLC
JULY 22, 2008
• Imperial Irrigation District (IID)
• California Water Quality Control Board (CWQCB)
• SunLine Transit Agency
• South Coast Air Quality Management District Coachella Valley
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.
A project -specific NPDES construction permit must be obtained by the applicant;
who then shall submit a copy of the Regional Water Quality Control Board's
("RWQCB") acknowledgment of the applicant's Notice of Intent ("NOI"), prior to
the issuance of a grading or site construction permit by the City.
5. The applicant shall comply with applicable provisions of the City's NPDES
stormwater discharge permit, LQMC Sections 8.70.010 et seq. (Stormwater
Management and Discharge Controls), and 13.24.170 (Clean Air/Clean Water);
Riverside County Ordinance No. 457; the California Regional Water Quality
Control Board — Colorado River Basin Region Board Order No. R7-2008-0001
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.
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PLANNING COMMISSION RESOLUTION 2008-021
CONDITIONS OF APPROVAL - FINAL
SITE DEVELOPMENT PERMIT 2008-902
HIGHWAY ONE ELEVEN PARTNERS, LLC
JULY 22, 2008
D. The applicant's SWPPP shall include provisions for all of the following
Best Management Practices ("BMPs") (LQMC Section 8.70.020
(Definitions)►:
1) Temporary Soil Stabilization (erosion control).
2) Temporary Sediment Control.
3) Wind Erosion Control.
4) Tracking Control.
5) Non -Storm Water Management.
6) Waste Management and Materials Pollution Control.
E. All erosion and sediment control BMPs proposed by the applicant shall be
approved by the City Engineer prior to any onsite or offsite grading,
pursuant to this project.
F. The approved SWPPP and BMPs shall remain in effect for the entire
duration of project construction until all improvements are completed and
accepted by the City.
Additionally, the applicant shall comply with applicable provisions for post
construction runoff per the City's NPDES stormwater discharge permit, LQMC
Sections 8.70.010 at seq. (Stormwater Management and Discharge Controls),
and 13.24.170 (Clean Air/Clean Water); Riverside County Ordinance No. 457;
and the California Regional Water Quality Control Board - Colorado River Basin
(CRWQCB-CRB) Region Board Order No. 137-2008-001.
G. For post -construction urban runoff from New Development and
Redevelopments Projects, the applicant shall implement requirements of
the NPDES permit for the design, construction and perpetual operation
and maintenance of BMPs per the approved Water Quality Management
Plan (WQMP) for the project as required by the California Regional Water
Quality Control Board - Colorado River Basin (CRWQCB-CRB) Region
Board Order No. R7-2008-001.
H. The applicant shall implement the WQMP Design Standards per
(CRWQCB-CRB) Region Board Order No. R7-2008-001 utilizing BMPs
approved by the City Engineer.
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PLANNING COMMISSION RESOLUTION 2008-021
CONDITIONS OF APPROVAL — FINAL
SITE DEVELOPMENT PERMIT 2008-902
HIGHWAY ONE ELEVEN PARTNERS, LLC
JULY 22, 2008
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).
6. Approval of this Tentative Parcel Map shall not be construed as approval for any
horizontal dimensions implied by any site plans or exhibits unless specifically
identified in the following conditions of approval.
PROPERTY RIGHTS
7. 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. Said conferred rights shall also include grant of access
easement to the City of La Quinta for the purpose of graffiti removal by City
staff or assigned agent in perpetuity and agreement to the method to remove
graffiti and to paint over to best match existing. The applicant shall establish the
aforementioned requirements in the CC&R's for the development or other
agreements as approved by the City Engineer. Pursuant to the aforementioned,
the applicant shall submit an "AUTHORIZATION TO REMOVE GRAFFITI FROM
PRIVATE PROPERTY" form located at the Public Works Department Counter
prior to Certificate of Occupancy.
8. Pursuant to the aforementioned condition, conferred rights shall include
approvals from the master developer or the HOA over easements and other
property rights necessary for construction and proper functioning of the
proposed development not limited to access rights over proposed and/or existing
private streets that access public streets and open space/drainage facilities of
the master development. The applicant shall enter into a reciprocal assess
agreement with the development for the shared access and access over rights
for the functional circulation of traffic.
9. The applicant shall offer for dedication on the Final Map all public street rights -
of -way in conformance with the City's General Plan, Municipal Code, applicable
specific plans, and/or as required by the City Engineer.
10. The public street right-of-way offers for dedication required for this development
include:
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PLANNING COMMISSION RESOLUTION 2008-021
CONDITIONS OF APPROVAL - FINAL
SITE DEVELOPMENT PERMIT 2008-902
HIGHWAY ONE ELEVEN PARTNERS, LLC
JULY 22, 2008
A. PUBLIC STREETS
1) Highway 111 (Major Arterial - State Highway, 140' ROW) - No
additional rights -of -way dedication is required for 1) the standard
70 feet from the centerline of Highway 111 for a total 140-foot
ultimate developed right of way and 2) an additional variable right
of way dedication on Highway 111 at the Dune Palms Road
intersection measured 78 feet north of the centerline of Highway
111. All required Highway 111 right of way has been dedicated
for the Highway 111 Improvements CIP 2001-07A.
2) Dune Palms Road (Secondary Arterial, 88' ROW) - The standard
44 from the centerline of Dune Palms Road for a total 88-foot
ultimate developed right of way except for right of way that has
already been dedicated along the east side of Dune Palms Road at
the Highway 111 intersection of 49 feet from the centerline to
accommodate a dual left turn lane for southbound Dune Palms
Road to eastbound Highway 111 for the City's Highway 111
Improvement Project (CIP 2001-07A).
Additional right of way dedication along the east side of Dune
Palms Road at the southernmost access drive of approximately 61
feet from the centerline and length and taper dedication as
approved by the City Traffic Engineer and as conditioned under
STREET AND TRAFFIC IMPROVEMENTS.
11. Dedications shall include additional widths as necessary for dedicated right and
left turn lanes, curb cut and curb ramps, a Class III Bike Route and other
features contained in the approved construction plans. Additionally, the
applicant shall dedicate additional right of way for the construction and
maintenance of the potential future traffic signal on the east side of Dune Palms
Road at the intersection of Corporate Center Drive/Middle Access Drive
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, and deceleration lane(s). The geometric layout shall be
accompanies by professional engineering studies to confirm the appropriate
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PLANNING COMMISSION RESOLUTION 2008-021
CONDITIONS OF APPROVAL — FINAL
SITE DEVELOPMENT PERMIT 2008-902
HIGHWAY ONE ELEVEN PARTNERS, LLC
JULY 22, 2008
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
required.
12. When the City Engineer determines that access rights to the proposed street
rights -of -way shown on the approved Tentative Parcel Map are necessary prior
to approval of the Final Map, the applicant shall grant the necessary rights -of -
way within 60 days of a written request by the City.
13. The applicant shall create perimeter landscaping setbacks along all public rights -
of -way as follows:
A. Highway 111 (Major Arterial — State Highway) - 50-foot from the R/W-
P/L.
B. Dune Palms Road (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 on
the Final Map.
14. 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.
15. Direct vehicular access to Highway 111 and Dune Palms Road from lots with
frontage along Highway 111 and Dune Palms Road is restricted, except for
those access points identified on the tentative parcel map, or as otherwise
conditioned in these conditions of approval. The vehicular access restriction
shall be shown on the recorded final parcel map.
16. 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.
PLANNING COMMISSION RESOLUTION 2008-021
CONDITIONS OF APPROVAL — FINAL
SITE DEVELOPMENT PERMIT 2008-902
HIGHWAY ONE ELEVEN PARTNERS, LLC
JULY 22, 2008
17. 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 Final Map, unless such easement is
approved by the City Engineer The applicant shall enter into a reciprocal access
agreement for the tentative parcel map and the Dune Palms Business Plaza (to
the east) for the shared access and access over rights for the functional
circulation of traffic as approved by the City Engineer.
Additionally, the applicant shall enter into an Irrevocable Grant of Temporary
Easement for Construction for any site improvements across Parcels 1 and 2 of
this tentative parcel map that may be required pursuant to the future Dune
Palms Bridge Project constructed by the City of La Quinta. Said Irrevocable
Grant of Temporary Easement for Construction shall be in effect until the future
Dune Palms Bridge Project is completed or the City Engineer deems the
temporary construction easement is no longer necessary. The Irrevocable Grant
of Easement for Construction shall be applicable to the developer or assignees.
STREET AND TRAFFIC IMPROVEMENTS
18. The applicant shall comply with the provisions of LQMC Sections 13.24.060
(Street Improvements), 13.24.070 (Street Design - Generally) & 13.24.100
(Access For Individual Properties And Development) for public streets; and
Section 13.24.080 (Street Design - Private Streets), where private streets are
proposed.
19. The applicant shall construct the following street improvements to conform with
the General Plan (street type noted in parentheses.)
A. OFF -SITE STREETS
1) Highway 1 1 1 (Major Arterial — State Highway; 140' R/W►:
No additional widening is required on the north side of the street along all
frontage adjacent to the Tentative Parcel Map boundary to its ultimate
width on the north side as specified in the General Plan and the
requirements of these conditions. The north curb face shall be located
fifty eight feet (58') north of the centerline, to include a deceleration/right
turn only lane on Highway 1 1 1 at the Dune Palms Road intersection per
the Highway 111 Improvements CIP 2001-07A.
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PLANNING COMMISSION RESOLUTION 2008-021
CONDITIONS OF APPROVAL — FINAL
SITE DEVELOPMENT PERMIT 2008-902
HIGHWAY ONE ELEVEN PARTNERS, LLC
JULY 22, 2008
Improvements required of this Tentative Parcel Map in the Highway 111
right-of-way and/or adjacent landscape setback area include:
a) All appurtenant components such as, but not limited to:
curb, gutter, traffic control striping, legends, and signs.
b) 10-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. The applicant shall also
install City of La Quinta standard light bollards spaced at 40
feet on center and alternating from back to front of the
sidewalk as approved by the Planning Director.
2) Dune Palms Road (Secondary Arterial; 88' R/W):
Widen the east side of the street along all frontage adjacent to the
Tentative Parcel Map boundary to its ultimate width on the east side as
specified in the General Plan and the requirements of these conditions.
Rehabilitate and/or reconstruct existing roadway pavement as necessary
to augment and convert it from a rural county -road design standard to La
Quinta's urban arterial design standard. The east curb face shall be
located thirty two feet (32') east of the centerline, except at locations
where additional street width is needed to accommodate:
a) A deceleration/right turn only lane on Dune Palms Road at
the south Access Drive. The east curb face shall be located
forty nine feet (49') east of the centerline and length as
approved by the City Traffic Engineer. The aforementioned
widening is in addition to widening for a dual left turn lane
on Dune Palms Road at the Highway 111 intersection for
south bound Dune Palms Road to east bound Highway 111.
The east curb face shall be located thirty seven feet (37')
LA
PLANNING COMMISSION RESOLUTION 2008-021
CONDITIONS OF APPROVAL — FINAL
SITE DEVELOPMENT PERMIT 2008-902
HIGHWAY ONE ELEVEN PARTNERS, LLC
JULY 22, 2008
east of the centerline. The deceleration design shall be as
approved by the City Traffic Engineer on the July 3, 2008
Dune Palms Road Preliminary Striping Plan.
The sidewalk on the west side of the project (Dune Palms Road) if
located adjacent to the roadway shall be expanded to a ten foot width, if
feasible. As an alternative, if the sidewalk could be feasibly located
further east of the roadway, the sidewalk may be eight feet in width. The
sidewalk, located on the south side of the project (Highway 1 1 1) shall be
expanded to ten feet in width.
Other required improvements in the Dune Palms Road 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) 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 touches the back of 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.
d) 20-foot painted median island with transitional width to
enhance the left turn restriction in and out at the southerly
driveway access across from the access drive for the
development on the west side of Dune Palms Road. Design
and construction of a raised pork chop island at the
southerly driveway access of this Site Development Permit
site to provide positive restriction of left turn movements in
and out of the driveway access.
e) Interconnection between the existing traffic signal at the
Highway 111 and Dune Palms Road intersection and the
future traffic signal at the Corporate Center Drive/Middle
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PLANNING COMMISSION RESOLUTION 2008-021
CONDITIONS OF APPROVAL — FINAL
SITE DEVELOPMENT PERMIT 2008-902
HIGHWAY ONE ELEVEN PARTNERS, LLC
JULY 22, 2008
Access Drive intersection. The design and installation shall
include at a minimum, conduit, and pull boxes to provide a
workable system as approved by the City Engineer.
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.
20. 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:
Secondary Arterial 4.0" a.c./6.0" c.a.b.
or the approved equivalents of alternate materials.
21. 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.
22. General access points and turning movements of traffic are limited to the
following:
A. Highway 111 — Shared access drive at the easterly boundary of the
Tentative Parcel Map: Right turn movements in and out are permitted.
Left turn movements in and out are prohibited.
B. Dune Palms Road
11 Southerly Access Drive: Right turn movements in and out are
permitted. Left turn movements in and out are prohibited.
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PLANNING COMMISSION RESOLUTION 2008-021
CONDITIONS OF APPROVAL — FINAL
SITE DEVELOPMENT PERMIT 2008-902
HIGHWAY ONE ELEVEN PARTNERS, LLC
JULY 22, 2008
2) Middle Access Drive (across Corporate Center Drive): Full turn
movements are permitted with the initial stop controlled
intersection or traffic signal.
3) Northerly Access Drive: Right turn movements in and out are
permitted. Left turn movements in and out are prohibited.
23. 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.
24. 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.
PARKING LOTS and ACCESS POINTS
25. The design of parking facilities shall conform to LQMC Chapter 9.150 and in
particular the following:
A. The parking stall and aisle widths and the double hairpin stripe parking
stall design.
B. Cross slopes should be a maximum of 2% where ADA accessibility is
required including accessibility routes between buildings.
C. Building access points shall be shown on the Precise Grading Plans to
better evaluate ADA accessibility issues.
D. Accessibility routes to public streets and adjacent development shall be
shown on the Precise Grading Plan.
E. Parking stall lengths shall be according to LQMC Chapter 9.150 and be a
minimum of 17 feet in length with a 2-foot overhang for standard parking
stalls and 18 feet with a 2-foot overhang for handicapped parking stall or
as approved by the City Engineer. One van accessible handicapped
parking stall is required per 8 handicapped parking stalls.
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PLANNING COMMISSION RESOLUTION 2008-021
CONDITIONS OF APPROVAL — FINAL
SITE DEVELOPMENT PERMIT 2008-902
HIGHWAY ONE ELEVEN PARTNERS, LLC
JULY 22, 2008
F. Drive aisles between parking stalls shall be a minimum of 26 feet with
access drive aisles to Public Streets a minimum of 30 feet or as approved
by the City Engineer.
Entry drives, main interior circulation routes, corner cutbacks, dedicated turn
lanes, ADA accessibility route to public streets and other features shown on the
approved construction plans, may require additional street widths and other
improvements as may be determined by the City Engineer.
26. 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 & Aisles (Low Traffic) 3.0" a.c./4.5" c.a.b.
Parking Lot & Aisles (High Traffic) 4.5" a.c./5.5" c.a.b.
Loading Areas 6" P.C.C./4" c.a.b.
or the approved equivalents of alternate materials.
27. 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.
28. Improvements shall include appurtenances such as traffic control signs,
markings and other devices, raised medians if required, street name signs and
sidewalks.
29. 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.
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PLANNING COMMISSION RESOLUTION 2008-021
CONDITIONS OF APPROVAL — FINAL
SITE DEVELOPMENT PERMIT 2008-902
HIGHWAY ONE, ELEVEN PARTNERS, LLC
JULY 22, 2008
FINAL MAPS
30. Prior to the City's approval of a Final Map, the applicant shall furnish accurate
mylars of the Final Map that were approved by the City's map checker on a
storage media acceptable to the City Engineer. The Final Map shall be 1 " = 40'
scale.
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.
31. 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 LOMC Section 13.24.040 (Improvement Plans).
32. The following improvement plans shall be prepared and submitted for review
and approval by the Public Works Department per city standards and
improvement plan checklists. 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.
On -Site Rough Grading Plan
1 "
= 40'
Horizontal
B.
PM10 Plan
1"
= 40'
Horizontal
C.
SWPPP
1"
= 40'
Horizontal
NOTE: A through C to be submitted concurrently.
D. Off -Site Street Improvement/Storm Drain Plan (Dune Palms Road)
Vertical
E. Off -Site Signing & Striping Plan
1 " = 40' Horizontal, 1 " = 4'
1 " = 40' Horizontal
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PLANNING COMMISSION RESOLUTION 2008-021
CONDITIONS OF APPROVAL — FINAL
SITE DEVELOPMENT PERMIT 2008-902
HIGHWAY ONE ELEVEN PARTNERS, LLC
JULY 22, 2008
F. On -Site Non -Residential/ Commercial Precise Grading Plan
1 = 20' Horizontal
The Off -Site street improvement plans shall include all street, improvements in
the public right of way as conditioned as well as traffic signal interconnection,
raised landscape median installation for left turn restriction at the northerly and
southerly driveway access and grading to match the preliminary bridge approach
alignment and road profile of Dune Palms Road. The Off -Site street
improvement plans shall have 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.
NOTE: D through F to be submitted concurrently.
(Separate Storm Drain Plans if applicable)
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 and Signing & 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.
All On -Site Signing & Striping Plans shall show, at a minimum; Stop Signs, Limit
Lines and Legends, No Parking Signs, Raised Pavement Markers (including Blue
RPMs at fire hydrants) and Street Name Signs per Public Works Standard Plans
and/or as approved by the Engineering Department.
"Rough Grading" plans shall normally include perimeter walls with Top Of Wall
& Top Of Footing elevations shown. All footings shall have a minimum of 1-
foot of cover, or sufficient cover to clear any adjacent obstructions.
The applicant shall prepare an accessibility assessment on a marked up print of
the building floor plan identifying every building egress and notes the 2007
California Building Code accessibility requirements associated with each door.
The assessment must comply with submittal requirements of the Building &
Safety Department. A copy of the reviewed assessment shall be submitted to
the Engineering Department in conjunction with the Site Development Plan
when it is submitted for plan checking.
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PLANNING COMMISSION RESOLUTION 2008-021
CONDITIONS OF APPROVAL - FINAL
SITE DEVELOPMENT PERMIT 2008-902
HIGHWAY ONE ELEVEN PARTNERS, LLC
JULY 22, 2008
In addition to the normal set of improvement plans, a "On -Site Non -Residential/
Commercial Precise Grading" plan is required to be submitted for approval by
the Building Official, Planning Director and the City Engineer.
"On -Site Non -Residential/ Commercial Precise Grading" 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.
33. The City maintains standard plans, detail sheets and/or construction notes for
elements of construction which can be accessed via the "Plans, Notes and
Design Guidance" section of the Public Works Department at the City website
(www.la-quinta.org). Please navigate to the Public Works Department home
page and look for the Standard Drawings hyperlink.
34. The applicant shall furnish a complete set of the mylars of all approved
improvement plans on a storage media acceptable to the City Engineer.
35. Upon completion of construction, and prior to final acceptance of the
improvements by the City, 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 approved mylars previously submitted to the City, revised to
reflect the as -built conditions. The applicant shall employ or retain the Engineer
Of Record during the construction phase of the project so that the EOR. can
make site visits in support of preparing As Built drawings. However, if
subsequent approved revisions have been approved by the City Engineer and
reflect said "As -Built" conditions, the Engineer Of Record may submit a letter
attesting to said fact to the City Engineer in lieu of mylar submittal.
IMPROVEMENT SECURITY AGREEMENTS
36. Prior to approval of any Final Map, the applicant shall construct all on and off -
site improvements and satisfy its obligations for same, or shall furnish a fully
secured and executed Subdivision Improvement Agreement ("SIA") guaranteeing
the construction of such improvements and the satisfaction of its obligations for
same, or shall agree to any combination thereof, as may be required by the City.
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PLANNING COMMISSION RESOLUTION 2008-021
CONDITIONS OF APPROVAL — FINAL
SITE DEVELOPMENT PERMIT 2008-902
HIGHWAY ONE ELEVEN PARTNERS, LLC
JULY 22, 2008
37. Any Subdivision Improvement Agreement ("SIA") entered into by and between
the applicant and the City of La Quinta, for the purpose of guaranteeing the
completion of any improvements related to this Tentative Parcel Map, shall
comply with the provisions of LQMC Chapter 13.28 (Improvement Security).
38. Improvements to be made, or agreed to be made, shall include the removal of
any existing structures or other obstructions which are not a part of the
proposed improvements; and shall provide for the setting of the final survey
monumentation.
When improvements are phased through a "Phasing Plan," or an administrative
approval (e.g., Site Development Permits), all off -site improvements and
common on -site improvements (e.g., backbone utilities, retention basins,
perimeter walls, landscaping and gates) shall be constructed, or secured through
a SIA, prior to the issuance of any permits in the first phase of the
development, or as otherwise approved by the City Engineer.
Improvements and obligations required of each subsequent phase shall either be
completed, or secured through a SIA, prior to the completion of homes or the
occupancy of permanent buildings within such latter phase, or as otherwise
approved by the City Engineer.
In the event the applicant fails to construct the improvements for the
development, or fails to satisfy its obligations for the development in a timely
manner, pursuant to the approved phasing plan, the City shall have the right to
halt issuance of all permits, and/or final inspections, withhold other approvals
related to the development of the project, or call upon the surety to complete
the improvements.
39. Depending on the timing of the development of this Tentative Parcel Map, and
the status of the off -site improvements at the time, the applicant may be
required to:
A. Construct certain off -site improvements.
Off -Site Improvements should be completed on a first priority basis. The
applicant shall complete Off -Site Improvements in the first phase of
construction and prior to issuance of a Temporary/Permanent Certificate of
Occupancy for any building.
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PLANNING COMMISSION RESOLUTION 2008-021
CONDITIONS OF APPROVAL — FINAL
SITE DEVELOPMENT PERMIT 2008-902
HIGHWAY ONE ELEVEN PARTNERS, LLC
JULY 22, 2008
In the event that any of the improvements required for this development are
constructed by the City, the applicant shall, prior to the approval of the Final
Map, or the issuance of any permit related thereto, reimburse the City for the
costs of such improvements.
40. If the applicant elects to utilize the secured agreement alternative, the applicant
shall submit detailed construction cost estimates for all proposed on -site and
off -site improvements, including an estimate for the final survey
monumentation, for checking and approval by the City Engineer. Such
estimates shall conform to the unit cost schedule adopted by City resolution, or
ordinance.
For items not listed in the City's unit cost schedule, the proposed unit costs
shall be approved by the City Engineer.
At the time the applicant submits its detailed construction cost estimates for
conditional approval of the Final Map by the City Council, the applicant shall
also submit one copy each of an 8-1 /2" x 11 " reduction of each page of the
Final Map, along with a copy of an 8-1 /2" x 11 " Vicinity Map.
Estimates for improvements under the jurisdiction of other agencies shall be
approved by those agencies and submitted to the City along with the applicant's
detailed cost estimates.
Security will not be required for telephone, natural gas, or Cable T.V.
improvements.
41. Should the applicant fail to construct the improvements for the development, or
fail to satisfy its obligations for the development in a timely manner, the City
shall have the right to halt issuance of building permits, and/or final building
inspections, withhold other approvals related to the development of the project,
or call upon the surety to complete the improvements.
GRADING
42. The applicant shall comply with the provisions of LQMC Section 13.24.050
(Grading Improvements).
43, 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.
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PLANNING COMMISSION RESOLUTION 2008-021
CONDITIONS OF APPROVAL - FINAL
SITE DEVELOPMENT PERMIT 2008-902
HIGHWAY ONE ELEVEN PARTNERS, LLC
JULY 22, 2008
44. 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 LQMC Chapter
6.16, (Fugitive Dust Control), and
D. A Best Management Practices report prepared in accordance with LQMC
Sections 8.70.010 and 13.24.170 (NPDES stormwater discharge permit
and Storm Management and Discharge Controls).
All grading shall conform to the recommendations contained in the Preliminary
Soils Report, and shall be certified as being adequate by a soils engineer, or by
an engineering geologist.
A statement shall appear on the Final Map that a soils report has been prepared
in accordance with the California Health & Safety Code § 17953.
The applicant shall furnish security, in a form acceptable to the City, and in an
amount sufficient to guarantee compliance with the approved Fugitive Dust
Control Plan provisions as submitted with its application for a grading permit.
45. 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.
46. 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 (61 of the curb, otherwise the maximum slope within
IE
PLANNING COMMISSION RESOLUTION 2008-021
CONDITIONS OF APPROVAL — FINAL
SITE DEVELOPMENT PERMIT 2008-902
HIGHWAY ONE ELEVEN PARTNERS, LLC
JULY 22, 2008
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.
47. 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.
48. The applicant shall minimize the differences in elevation between the adjoining
properties and the lots within this development.
Building pad elevations on contiguous interior lots shall not differ by more than
three feet except for lots that do not share a common street frontage, where
the differential shall not exceed five feet.
Where compliance within the above stated limits is impractical, the City may
consider alternatives that are shown to minimize safety concerns, maintenance
difficulties and neighboring -owner dissatisfaction with the grade differential.
49. Prior to any site grading or regrading that will raise or lower any portion of the
site by more than plus or minus five tenths of a foot (0.5') 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.
50. 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 with applicable compaction tests and over excavation documentation.
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.
51. This development shall comply with LQMC Chapter 8.11 (Flood Hazard
Regulations). If any portion of any proposed building lot in the development is
or may be located within a flood hazard area as identified on the City's Flood
Insurance Rate Maps, the development shall be graded to ensure that all floors
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PLANNING COMMISSION RESOLUTION 2008-021
CONDITIONS OF APPROVAL — FINAL
SITE DEVELOPMENT PERMIT 2008-902
HIGHWAY ONE ELEVEN PARTNERS, LLC
JULY 22, 2008
and exterior fill (at the foundation) are above the level of the project (100-year)
flood and building pads are compacted to 95% Proctor Density as required in
Title 44 of the Code of Federal Regulations, Section 65.5(a) (6). Prior to
issuance of building permits for parcels which are so located, the applicant shall
furnish elevation certifications, as required by FEMA, that the above conditions
have been met.
52. The applicant shall construct concrete lining along the Coachella Valley Storm
Water Channel to the north as required by the Coachella Valley Water District.
DRAINAGE
53. As the 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. The 100-year storm water HGL
shall be 3 feet below the channel lining and 2 feet below the Project Storm
HGL.
Nuisance water shall be retained onsite and disposed of via an underground
percolation improvement as approved by the City Engineer per Retention Basin
Design Criteria, Engineering Bulletin No. 06-16 Hydrology Report with
Preliminary Hydraulic Report Criteria for Storm Drain Systems and Engineering
Bulletin No. 06-015 Underground Retention Basin Design Requirements and the
Storm Drain Review Plan Checklist and as approved by the City Engineer. The
tributary drainage area shall extend to the centerline of adjacent public streets to
include existing proposed catch basins on Dune Palms Road and existing and
proposed catch basins on Highway 111 along the project boundaries and to the
outfall points permitted by CVWD to the Coachella Valley Stormwater Channel.
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PLANNING COMMISSION RESOLUTION 2008-021
CONDITIONS OF APPROVAL - FINAL
SITE DEVELOPMENT PERMIT 2008-902
HIGHWAY ONE ELEVEN PARTNERS, LLC
JULY 22, 2008
54. If the development does not intend to discharge storm water into the Coachella
Valley Storm Water Channel to the north this condition and the following Items
under DRAINAGE shall be applicable for the development, the applicant shall
comply with the provisions of LQMC Section 13.24.120 (Drainage), Retention
Basin Design Criteria, Engineering Bulletin No. 06-16 - Hydrology Report with
Preliminary Hydraulic Report Criteria for Storm Drain Systems and Engineering
Bulletin No. 06-015 - Underground Retention Basin Design Requirements and
the Storm Drain Review Plan Checklist. 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 to include connection to
existing and proposed catch basins on Dune Palms Road and existing and
proposed catch basins on Highway 111 along the project boundary. The design
storm shall be either the 1 hour, 3 hour, 6 hour or 24 hour event producing the
greatest total run off.
55. Nuisance water shall be retained on site. Nuisance water shall be disposed of
per approved methods contained in Engineering Bulletin No. 06-16 - Hydrology
Report with Preliminary Hydraulic Report Criteria for Storm Drain Systems and
Engineering Bulletin No. 06-015 - Underground Retention Basin Design
Requirements.
56. 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 and as approved by the
City Engineer.
57. 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.
58. No fence or wall shall be constructed around any retention basin unless
approved by the Planning Director and the City Engineer.
59. For on -site above ground common retention basins, retention depth shall be
according to Engineering Bulletin No. 06-16 - Hydrology Report with
Preliminary Hydraulic Report Criteria for Storm Drain Systems. Side slopes shall
21
PLANNING COMMISSION RESOLUTION 2008-021
CONDITIONS OF APPROVAL — FINAL
SITE DEVELOPMENT PERMIT 2008-902
HIGHWAY ONE ELEVEN PARTNERS, LLC
JULY 22, 2008
not exceed 3:1 and shall be planted with maintenance free ground cover.
Additionally, retention basin widths shall be not less than 20 feet at the bottom
of the basin.
60. 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 LQMC Section 9.100.040(B)(7).
61. The design of the development shall not cause any increase in flood boundaries
and levels in any area outside the development.
62. 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.
63. Storm drainage historically received from adjoining property shall be received
and retained or passed through into the historic downstream drainage relief
route.
UTILITIES
64. The applicant shall comply with the provisions of LQMC Section 13.24.110
(Utilities).
65. 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.
66. Existing overhead utility lines within, or adjacent to the proposed development,
and all proposed utilities shall be installed underground.
All existing utility lines attached to joint use 92 KV transmission power poles
are exempt from the requirement to be placed underground.
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PLANNING COMMISSION RESOLUTION 2008-021
CONDITIONS OF APPROVAL — FINAL
SITE DEVELOPMENT PERMIT 2008-902
HIGHWAY ONE ELEVEN PARTNERS, LLC
JULY 22, 2008
67. 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. Additionally, grease traps and the maintenance
thereof shall be located as to not conflict with access aisles/entrances.
CONSTRUCTION
68. 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.
PUBLIC SERVICES
69. The applicant shall provide public transit improvements as required by SunLine
Transit Agency and approved by the City Engineer.
MAINTENANCE
70. The applicant shall comply with the provisions of LQMC Section 13.24.160
(Maintenance).
71. The applicant shall make provisions for the continuous and perpetual
maintenance of all private on -site improvements and perimeter landscaping
including but not limited to Lot A, access drives and sidewalks. The applicant
shall submit the agreements for maintenance to the Planning Director and City
Attorney for review and approval. Approval of the agreements must be
obtained prior to final approval of the tentative parcel map.
FEES AND DEPOSITS
72. The applicant shall comply with the provisions of LQMC Section 13.24.180
(Fees and Deposits). These fees include all deposits and fees required by the
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PLANNING COMMISSION RESOLUTION 2008-021
CONDITIONS OF APPROVAL — FINAL
SITE DEVELOPMENT PERMIT 2008-902
HIGHWAY ONE ELEVEN PARTNERS, LLC
JULY 22, 2008
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.
73. Permits issued under this approval shall be subject to the provisions of the
Infrastructure Fee Program and Development Impact Fee program.
74. If it is determined that improvements to facilitate a multi -purpose trail along the
Whitewater Channel are appropriate, the developer shall install or bond for such
improvements prior to the approval of the final map. Said improvements shall
include access from the trail facility to the interior of the site between Buildings
2 and 3.
75. Said determination shall be made by the Planning Director and be based on
existing General Plan policies with consideration of conditions of approval
required of comparable approved projects as well as circumstances unique to
this specific proposed development and site.
76. Should the Corporate Center Drive central access signal not be included in the
DIF calculations, as of August 2008, the developer shall be responsible for 50%
of the cost of signalization
FIRE MARSHAL
77. Final conditions will be addressed when complete building plans are reviewed.
Prior to issuance of a building permit, applicant shall review building plans with
the Fire Department. All questions regarding the Fire Department should be
directed to the Fire Safety Specialist at (760) 863-8886.
SHERIFF'S DEPARTMENT
78. Final conditions will be addressed when building plans are reviewed. Prior to
issuance of a building permit, applicant shall review building plans with the
Sheriff's Department regarding Vehicle Code requirements, defensible space,
and other law enforcement and public safety concerns. All questions regarding
the Sheriff's Department should be directed to the Deputy at (760) 863-8950.
LANDSCAPE AND IRRIGATION
79. The applicant shall comply with LQMC Sections 13.24.130 (Landscaping
Setbacks) & 13.24.140 (Landscaping Plans).
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PLANNING COMMISSION RESOLUTION 2008-021
CONDITIONS OF APPROVAL — FINAL
SITE DEVELOPMENT PERMIT 2008-902
HIGHWAY ONE ELEVEN PARTNERS, LLC
JULY 22, 2008
80. The applicant shall provide landscaping in the required setbacks, retention
basins, common lots and park areas.
The curbside turf, located on the northwest driveway shall be completely
removed and replaced with artificial turf or equivalent water -efficient
landscaping.
Additional shade trees shall be added to the landscaping palette; and shall
include the Palo Verde and Mesquite varieties.
Screening shall be provided on the north (Whitewater Channel) side of the
project to partially screen the buildings from the adjacent residential properties.
Varieties such as oleanders may be used as screening material.
81. The berms as identified and located within the landscape area adjacent to
Highway 1 1 1 shall be a minimum of 3 feet in height as measured from the top
of curb on the parking lot side of the project.
82. Landscape and irrigation plans for landscaped lots and setbacks, medians,
retention basins, and parks shall be signed and stamped by a licensed landscape
architect.
83. The applicant shall submit the landscape plans for approval by the Planning
Department and green sheet sign off by the Public Works Department. When
plan checking has been completed by the Planning Department, the applicant
shall obtain the signatures of CVWD and the Riverside County Agricultural
Commissioner, prior to submittal for signature by the Planning Director, however
landscape plans for landscaped median on public streets shall be approved by
both the Planning Director and the City Engineer. Where City Engineer approval
is not required, the applicant shall submit for a green sheet approval by the
Public Works Department.
Final landscape plans for on -site planting shall be reviewed by the ALRC and
approved by the Planning Commission. Said review and approval shall occur
prior to issuance of first building permit unless the Planning Director determines
extenuating circumstances exist which justify an alternative processing
schedule. Final plans shall include all landscaping associated with this project
and shall clearly identify all pedestrian walkways including the central sidewalk
area.
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PLANNING COMMISSION RESOLUTION 2008-021
CONDITIONS OF APPROVAL — FINAL
SITE DEVELOPMENT PERMIT 2008-902
HIGHWAY ONE ELEVEN PARTNERS, LLC
JULY 22, 2008
NOTE: Plans are not approved for construction until signed by both the Planning
Director and/or the City Engineer.
84. Landscape areas shall have permanent irrigation improvements meeting the
requirements of the Planning Director. Use of lawn areas shall be minimized
with no lawn, or spray irrigation, being placed within 18 inches of curbs along
public streets.
85. The applicant or his agent has the responsibility for proper sight distance
requirements per guidelines in the AASHTO "A Policy on Geometric Design of
Highways and Streets, 5th Edition" or latest, in the design and/or installation of
all landscaping and appurtenances abutting and within the private and public
street right-of-way.
86. All trees located within the parking lot areas shall have a minimum trunk caliper
of 2.5 inches and height of 10 feet. All trees within the parking areas shall
meet or exceed the shading requirements specified under LQMC Section
9.150.080 Parking. Should the proposed African Sumac and Palo Verde
shading coverage be deemed insufficient, the applicant shall utilize an
alternative tree subject to review and approval by the Planning Department.
87. All planter beds containing trees shall be at least six feet in width or diameter.
All landscape planter beds not containing trees shall be at least three feet in
width or diameter.
PLANNING DEPARTMENT
88. The "final" archaeological testing and evaluation report shall be submitted to the
Planning Department prior to issuance of first building permit. The report shall
include disposition of the cremated Native American remains.
89. The site shall be monitored during on- and off -site trenching and rough grading
by qualified archaeological monitors. Proof of retention of monitors shall be
given to the Planning and Public Works Departments prior to issuance of first
earth -moving or clearing permit. Monitors shall include a minimum of one
Native American monitor.
90. The final report on the monitoring shall be submitted to the Planning Department
prior to the issuance of the first building final inspection for the project.
PLANNING COMMISSION RESOLUTION 2008-021
CONDITIONS OF APPROVAL — FINAL
SITE DEVELOPMENT PERMIT 2008-902
HIGHWAY ONE ELEVEN PARTNERS, LLC
JULY 22, 2008
91. Collected archaeological resources shall be properly packaged for long term
curation, in polyethylene self -seal bags, vials, or film cans as appropriate, all
within acid -free, standard size, comprehensively labeled archive boxes and
delivered to the Planning Department prior to issuance of first building final
inspection for the property. Materials will be accompanied by descriptive
catalogue, field notes and records, primary research data, and the original
graphics.
92. All air conditioning/mechanical equipment shall be completely screened from
view within the rooftop areas.
93. All trash enclosures and materials storage areas shall be painted a color and
finished consistent with the buildings.
94. Pedestrian amenities (i.e. benches, tables, and sitting walls) shall be installed in
close proximity to the plaza area between Buildings Two and Three. Placement
locations and amenity type shall be reviewed and approved by the Planning
Department prior to installation.
95. A pedestrian access shall be installed that connects the proposed decoratively -
paved crosswalk at the intersection near the northeast corner of the building to
the northern Building Six entrance. A path shall be installed in the landscaped
area, the proposed Palo Verde tree shall be removed, and the sidewalk across
the restaurant drive -through shall be decoratively paved.
96. Bicycle racks that can accommodate a minimum of nine bicycles shall be placed
on -site in shaded locations, out of the way of pedestrian flows, and shall
contain a mechanism which permits locking a bicycle onto the racks.
97. The waiver of the requirement of grill spaces shall only be allowable for the
proposed singular tenant, In -and -Out Burger. Any changes in tenant occupation
will cause the condition to revert back to the requirement of two (2) grill
spaces.
NVA