PP 1992-490RESOLUTION 94 -006
A RESOLUTION OF THE PLANNING COMMISSION
OF THE CITY OF LA QUINTA, CALIFORNIA,
RECERTIFYING THE PREVIOUSLY APPROVED
ENVIRONMENTAL ASSESSMENT 92 -241 AND
RECOMMENDED APPROVAL OF SPECIFIC PLAN 92-
022 AND PLOT PLAN 92 -490 (REVISED) 1ST TIME
EXTENSION.
CASE NOS.: SPECIFIC PLAN 92 -022 AND PLOT PLAN 92 -490 (REVISED)
1ST TIME EXTENSION
EFP CORPORATION
WHEREAS, the Planning Commission of the City of La Quinta,
California, did, on the 24th day of November, 1992, and January 26, 1993, hold
duly - noticed Public Hearings to consider the request of E. F. P. Corp. to develop a
commercial shopping center on a portion of a 23 acre site bounded by the Whitewater
Storm Channel on the north, Highway 111 on the south, and Jefferson Street on the
east.
WHEREAS, the City Council of the City of La Quinta, California,
did, on the 15th day of December, 1992, and February 2, 1993, did hold duly- noticed
Public Hearings to consider the request of E. F. P. Corp. and recommendation of the
Planning Commission to develop a +251,550 square foot commercial shopping center
on a portion of a 23 acre site bounded by the Whitewater Storm Channel on the north,
Highway 111 on the south, and Jefferson Street on the east, more particularly
described as:
A PORTION OF THE NORTH HALF OF SECTION 29, T5S, R7E, SBBM
(APN: 649 - 020 -007 & 010)
WHEREAS, prior to the expiration of the case on February 2,
1994, the applicant's representative filed a written request to extend the 1993
approval for another one year period.
WHEREAS, on March 1, 1994, the project was readvertised in the
Desert Sun, and notices were sent to property owners within 300 -feet of the site
notifying them of the extension request.
WHEREAS, the Planning Commission of the City of La Quinta,
California, did, on the 22nd day of March, 1994, hold a duly- noticed Public Hearing
to consider the request of E. F. P.- Corp. to extend the 1993 approval for another one
year period.
WHEREAS, a Negative Declaration of Environmental Impact was
approved in conjunction with this application during the original project approval in
1993. No changes are proposed that would increase those impacts identified earlier.
Therefore, no additional Environmental Review is deemed necessary.
RESOCC.012
RESOLUTION 94 -006
WHEREAS, mitigation of various physical impact have been
identified and incorporated into the approval conditions for Specific Plan 92 -022 &
Plot Plan 92 -490 (Revised) 1st time extension, thereby requiring that monitoring of
those mitigation measures be undertaken to assure compliance with them; 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 find the following facts and reasons to justify the
recommending of approval of said time extension:
1. The adopted Specific Plan and Plot Plan are consistent with the goals and
policies of the La Quinta General Plan.
2. The adopted Specific Plan and Plot Plan are compatible with the existing and
anticipated area development.
3. The project will be provided with adequate utilities and public services to
ensure public health and safety.
4. That the project will not impact the abutting streets as they will be fully
improved along the frontage of the site as required by the adopted General
Plan ( Circulation Element) .
5. That the conditions imposed are deemed necessary to protect the health,
safety, and welfare of the community.
6. The use is consistent with the provisions of the La Quinta Municipal Code.
7. That the project is consistent with State Law Section 65450 (et. al.) .
SPECIFIC PLAN GOALS /OBJECTIVES:
1. To create a shopping area to serve the City of La Quinta and adjoining cities.
2. To create a unique urban design environment that is appealing to the citizens
of La Quinta.
3. To create a harmonious relationship with the adjacent residential
neighborhoods (north and east) by buffering the project with streets,
setbacks, landscaping, walls, and other architectural features.
4. To create a pedestrian- oriented environment.
5. To provide a balanced transportation system to conserve and reduce air
pollution.
6. To provide an adequate supply of on -site parking and landscaping.
RESOCC.012
RESOLUTION 94 -006
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
the Commission in this case;
2. That it does hereby reconfirm the conclusion of Environmental Assessment No.
92 -241, indicating that the proposed Specific Plan and Plot Plan will not result
in any significant environmental impacts as mitigated by the recommended
Conditions of Approval; and,
3. That the Planning Commission does hereby recommend approval to the City
Council of above - described Specific Plan and Plot Plan time extension request
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 22nd day of March, 1994, by the
following vote, to wit:
AYES: Commissioners Adolph, Ellson, Marrs, Abels, Chairwoman Barrows
NOES: None
ABSENT: None
ABSTAIN: None
KATIE BARROWS, Chairman
City of La Quinta, California
ATTEST:
JERRY HERMAN, Planning Director
City of La Quinta, California
RESOCC.012
PLANNING COMMISSION RESOLUTION 94 -006
CONDITIONS OF APPROVAL - ADOPTED
SPECIFIC PLAN 92 -022 & PLOT PLAN 92 -490 (REVISED); TIME EXTENSION #1
MARCH 22, 1994
* Modified by Planning Commission on November 24, 1992
** Added by Planning Commission on November 24, 1992
+ Revised by Design Review Board on 1/13/93
+ + Added by Design Review Board on 1/13/93
+++ Modified by Planning Commission 1/26/93
• Recommended for Amendment, 3/22/94
GENERAL:
1. Specific Plan 92 -022 and Plot Plan 92 -490 shall comply with the requirements and
standards of the City of La Quinta Municipal Code, unless otherwise modified by the
following conditions.
02. This approval shall expire and become void on February 2, 1995, unless extended
pursuant to the City's Municipal Code.
3. Phasing plans, including phasing of public improvements, shall be submitted for review
and approval by the City Engineer and the Planning and Development Department prior
building permit issuance.
4. Prior to the issuance of a grading or building permit for construction of any building or
use contemplated by this approval, the applicant shall obtain permits and /or clearances
from the following public agencies:
- City Fire Marshal
- Public Works Department
- Planning and Development Department
- Riverside Co. Environmental Health Department
- Desert Sands Unified School District
- Coachella Valley Water District
- Imperial Irrigation District
- California Regional Water Quality Control Board (NPDES Permit)
- Caltrans District II
Applicant is responsible for any requirements of the permits or clearances from those
jurisdictions. If the requirements include approval of improvement plans, applicant shall
furnish proof of said approvals prior to obtaining City approvals and signatures on the
plans.
CONAPRVL.071 20
Conditions of Approval
Specific Plan 92 -022 & Plot Plan 92 -490 (Revised); Time Extension #1
March 22, 1994
Evidence of said permits or clearances from the above mentioned agencies shall be
presented to the Building Division at the time of the application for a building permit for
the use contemplated herewith.
5. Provisions shall be made to comply with the terms and requirements of the City's
adopted Infrastructure Fee program in effect at the time of issuance of building permits.
6. Construction shall comply with all local and State building code requirements as
determined by the Building and Safety Director.
FEES AND DEPOSITS
7. In order to mitigate impacts on public schools, applicant shall comply with the following:
Prior to the issuance of any building permits, the applicant shall
provide the Planning and Development Department with written
clearance from the DSUSD stating that their impact fees have been
paid.
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9. Applicant shall pay all fees and deposits required by the City for processing, plan
checking, and construction inspection. The fee and deposit amount(s) shall be those
which are in effect at the time the work is undertaken and accomplished by the City.
10. Prior to issuance of any land disturbance permit, the applicant shall pay the required
mitigation fees for the Coachella Valley Fringe -Toed Lizard Habitat Conservation
Program, as adopted by the City, in the amount of $600 per acre of disturbed land.
IMPROVEMENT AGREEMENT
11. Applicant shall construct, or enter into an agreement to construct, the on- and off -site
grading, streets, utilities, landscaping, on -site common area improvements, and any other
improvements required by these conditions before approval of the final map.
Improvements to be made or agreed to shall include removal of any existing structures
or obstructions which are not part of the proposed improvements.
CONAPRVL.071 1 21
Conditions of Approval
Specific Plan 92 -022 & Plot Plan 92 -490 (Revised); Time Extension 01
March 22, 1994
If improvements are phased, off -site improvements and property -wide improvements such
as perimeter walls and landscaping, common drainage basins or mains, and perimeter
landscaping shall be constructed or secured prior to issuance of a building permit.
12. The applicant shall develop phases in the order of the approved phasing plan so that
improvements required of each phase are complete prior to issuance of Certificates of
Occupancy within any subsequent phases. The City Engineer may consider proposals by
the applicant to stage the installation of off -site and property -wide improvements
normally secured with the first phase (i.e., off -site improvements, perimeter walls and
perimeter landscaping) with the orderly development of all phases within the plot plan.
13. Applicant shall dedicate public street right of way and utility easements in conformance
with the City's General Plan, Municipal Code, applicable specific plans if any, and as
required by Caltrans and the City Engineer. Right of way geometry for cul -de -sacs,
knuckle turns and corner cut -backs for State Route 111 improvements shall conform with
Caltrans requirements or as approved by the City Engineer. Right of way geometry for
cul -de -sacs, knuckle turns and corner cut -backs for all other improvements shall conform
with Riverside County Standard Drawings #800, #801, and #805 respectively unless
otherwise approved by the City Engineer.
Dedications shall include:
A. Jefferson Street - 60 -foot half width, plus additional to accommodate any right
turn refuges and dual left turn lanes and an exclusive right turn lane at SR 111,
plus additional as required by the intersection alignment study required herein.
B. State Route 111 - 86 -foot half width, exclusive bus turnout, additional width as
necessary to accommodate exclusive left and right turn lanes and alignment
changes resulting from the intersection alignment study required below.
C. Right -of -way or easements as required to provide access for emergency service
equipment.
D. Mutual access easement to adjacent property to the west over the most westerly
access drive.
E. Parcels and easements as required by CVWD.
14. Applicant shall create, and offer to dedicate, common area setback lots, of minimum
width as noted, adjacent to the following street rights of way:
CONAPRVL.071 22
Conditions of Approval
Specific Plan 92 -022 & Plot Plan 92 -490 (Revised); Time Extension #1
March 22, 1994
A. Highway 111 - 50 feet wide; and
B. Jefferson Street - 20 feet wide.
15. Applicant shall dedicate blanket easements over the setback lots for the purpose of
sidewalks and /or bikepaths.
16. The applicant shall vacate vehicle access rights to abutting public streets. Access to those
streets shall be restricted to street intersections and approved emergency access locations.
17. Applicant shall dedicate any easements necessary for placement of and access to utility
lines and structures, drainage basins, common areas, and centralized mail delivery units.
PROJECT DESIGN:
18. Development of the project site shall comply with Specific Plan 92 -022 and Plot Plan 92-
490 and the following conditions, which conditions shall take precedence in the event of
any conflict with the plans and exhibits.
19. A noise study shall be prepared by a qualified acoustical engineer, to be submitted to the
Planning & Development Department for review_ and approval prior to issuance of a
grading permit. The study shall concentrate on noise impacts on the tract from perimeter
arterial streets, and recommend alternative mitigation techniques. Recommendations of
the study shall be incorporated into the project design. The study shall consider use of
building setbacks, engineering design, building orientation, noise barriers (terming,
walls, and landscaping, etc.), and other techniques.
• *20. A six - foot -high masonry wall or chain link fence (living fence) shall be provided along
the north side of the project. The exact location, design, and materials shall be subject
to review and approval by the Design Review Beefd Planning and Development
Department in conjunction with the noise study and approved by the Planning
Commission. Landscaping shall be provided on both sides of the future wall or fence.
21. The requirements of the City's Off - Street Parking Ordinance shall be met for each
development phase of the project.
022. This approval does not authorize the construction of the pad sites. These buildings'
specific locations, design, height, and size shall be subject to separate plot plan review
and approval by the Design Review Beafd Planning Commission.
CONAPRVL.071
23
I
Conditions of Approval
Specific Plan 92 -022 & Plot Plan 92 -490 (Revised); Time Extension #1
March 22, 1994
23. All lighting facilities shall comply with Chapter 9.210 (Outdoor Light Control) and be
designed to minimize light and glare impacts to surrounding property. All lighting to be
installed shall be subject to review and approval by the Planning and Development
Department.
Applicant shall submit plans for street lighting along roads, if any, for review and
approval by the Planning and Development Department.
BUILDING AND SITE DESIGN
24. The development shall be governed by the following:
A. All ground - mounted mechanical equipment shall be screened from view by
methods approved by the Planning and Development Department.
B. No two -story buildings shall be allowed within 150 -feet of Jefferson Street or
Highway 111.
C. All roofing material within the project shall be clay or concrete barrel tile. The
color of the roof tiles shall consist of desert hues and be approved by the Staff.
D. A building addressing plan shall be submitted to the Building and Safety and Fire
Departments for review during plan check. The minimum building address size
lettering shall be eight inches.
E. Screening of the parking lot surface shall be provided from all adjacent streets
through use of berming, landscaping and /or short decorative walls. The
minimum vertical height shall be 42 inches.
F. Handicap access, facilities and parking shall be provided per Federal, State, and
local requirements.
G. No overhead or similar door shall open to the north or towards any residentially
zoned property unless adequate screened from noise and visibility to the
satisfaction of the Planning and Development Director.
•H. Variety in setbacks and siting shall occur in development of the future pad sites,
but in no case shall the building setback line be less than the minimum buildin
sethaek- fequifement. 50 feet excluding architectural projections.
I. No outside cart or other storage shall be permitted unless completely screened in
a City approved area, excluding cart return areas within parking lot area. .
CONAPRVL.071 24
I
Conditions of Approval
Specific Plan 92 -022 & Plot Plan 92 -490 (Revised); Time Extension #1
March 22, 1994
J. Parking lot striping plan including directional arrows, stop signs, no parking
areas, parking spaces shall be approved by Planning and Development and
Engineering Departments prior to issuance of building permits.
+K. Plot plan or conditional use permit applications, as deemed necessary by C -P -S
Zone requirements, shall be processed for each pad site. The architectural
features of the pad sites shall be consistent with the design theme of the main
structure.
L. The Planning Commission shall conduct annual reviews of this specific plan until
the project is completed. During each annual review by the Commission, the
developer /applicant shall be required to demonstrate good faith compliance with
the terms of the specific plan. The applicant /developer of this project hereby
agrees to furnish such evidence of compliance as the City, in the exercise of its
reasonable discretion, may require. Evidence of good faith compliance may
include, but shall not necessarily be limited to, good faith compliance with the
requirements of the specific plan. Upon conclusion of the annual review, the
Commission may extend the approval period for 12 months at a time.
M. The final landscape plan shall utilize trees and palms along Highway 111 and
Jefferson Street and the entry drives into the project. Palms should not be used
as shade trees for the parking lot areas unless they are massed because the
applicant will not be able to meet the City's landscape shading requirements
which call for 50% of the parking shall be shaded. Canopy shade trees may be
used in the parking lot.
N. Accent tree uplighting shall be used along both major streets and along the main
entry drives.
• +O. A master sign program shall be reviewed and approved by the Design
$eafd Planning Commission prior to any on -site building construction. The
program should include uniform materials and colors for each tenant space.
+P. A trellised or tiled roofed pedestrian arcade shall be built along the front of the
shopping center to shield the customers and store owners from the intense
summer sun. The location and design of the arcade shall be approved by Staff
during plan check. The maroon canvas awnings may be used under the trellis or
roofed arcade as an accent treatment to the overall design of the shopping
complex. The awning color shall be a softer color.
CONAPRVL.071
25
Conditions of Approval
Specific Plan 92 -022 & Plot Plan 92 -490 (Revised); Time Extension #1
March 22, 1994
+ + +Q. The neon tubing which is mounted to the top of the building complex should be
used sparingly throughout the shopping center because the neon will distract from
the architectural elements of the center plus it could be a distraction to Highway
111 traffic.
The neon tubing may be used on buildings C, F, and G on the sides of the
building which face the shopping complexes primary parking lot (south side).
The neon tubing shall be mounted in a recessed stucco channel and the location
and /or color shall be approved by the Staff prior to construction plan check. The
neon tubing should create a "soft" light accent on the building but should not
create glare.
•R. A special landscape design shall be submitted for the intersection of Highway 111
and Jefferson Street because it is a "gateway" intersection. The applicant should
prepare a formal landscape plan which uses citrus trees, decorative hardscape,
desert landscape, uplighting, and public art as a focal point for this primary
intersection. The landscape area should be approximately 50 feet by 100 feet
(5,000 square feet). The plan shall be approved by the Arts in Public, Places
Committee.
•S. All roof mounted mechanical equipment should shall be screened by the building
wall parapet (e.g., 32 -inch parapet).
T. The minimum dimension for a parking lot planter sheNld shall be seven feet wide.
+U. The final concept building plans shall be reviewed by the Staff during plan check.
• + +V. A trellised pedestrian cover between Buildings A & B is not necessary unless the
applicant desires the facility for his or her patrons. If desired, the height of the
structure shall be approved by the City Fire Marshal during plan check. The
design and its location shall be approved by the Planning and Development
Department Director.
+ +W. The building parapet heights throughout the project shall be continual around each
respective building mass to assure architectural continuity for the project.
+ +X. The design features of the south elevation should be reflective in the north
elevations, where appropriate.
CONAPRVL.071 26
Conditions of Approval
Specific Plan 92 -022 & Plot Plan 92 -490 (Revised); Time Extension #1
March 22, 1994
• Y The develepef of property owner shall dedicate to the City an easement (in
perpetuity) at the southeast corner of the site in conjunction with Condition 24.R.
for the installation of a City entry sign. The sign shall be built by the City and
maintained by the City at no cost to the property owner. The size and location
of the easement shall be determined by the City. The easement shall be offered
to the City within three months after formal review of lease time extension by
the Planning Commission and City Council. The City shall prepare the legal
paperwork necessary to complete this requirement.
GRADING
NNI
Prior to occupation of the project site for construction purposes, the applicant shall
submit and receive approval of a Fugitive Dust (PM10) Control Plan prepared in
accordance with Chapter 6.16 of the La Quinta Municipal Code. In accordance with
said Chapter, the applicant shall furnish. security in a form acceptable to the City in an
amount sufficient to guarantee compliance with the provisions of this permit.
These shall include but not be limited to:
A. The use of irrigation during all construction activities;
B. Planting of cover crop or vegetation upon previously graded but undeveloped
portions of the site; and
C. Provision of wind breaks or wind rows, fencing, and /or landscaping to reduce the
effects upon adjacent properties and property owners. The land owner shall
comply with requirements of the Director of Public Works and Planning and
Development. All construction and graded areas shall be watered at least twice
daily while being used to prevent the emission of dust and blowsand.
26. Graded but undeveloped land shall be maintained in a condition so as to prevent a dust
and blowsand nuisance and shall be either planted with interim landscaping or provided
with other wind and water erosion control measures as approved by the Planning and
Development and Public Works Departments.
27. Applicant shall comply with provisions of the Master Plan of Drainage, including
payment of fees required therewith, and the City's Flood Protection Ordinance.
CONAPRVL.071 27
Conditions of Approval
Specific Plan 92 -022 & Plot Plan 92 -490 (Revised); Time Extension #1
March 22, 1994
28. Prior to issuance of a grading permit, the applicant shall prepare and submit a written
report to the Planning and Development Director demonstrating compliance with those
Conditions of Approval and mitigation measures of Environmental Assessment 92 -241,
which must be satisfied prior to the issuance of a grading permit. Prior to the issuance
of a building permit, the Applicant shall prepare and submit a written report to the
Planning and Development Director demonstrating compliance with those conditions of
approval and mitigation measures of Environmental Assessment 92 -241, Specific Plan
92 -022 and Plot Plan 92 -490 which must be satisfied prior to the issuance of a building
permit. Prior to final building inspection approval, the Applicant shall prepare and
submit a written report to the Planning and Development Director demonstrating
compliance with all remaining Conditions of Approval and mitigating measures of
Environmental Assessment 92 -241, Specific Plan 92 -022 and Plot Plan 92 -490. The
Planning and Development Director may require inspections or other monitoring to
assure such compliance.
29. A grading plan shall be prepared by a registered civil engineer. The plan must meet the
approval of the City Engineer prior to issuance of a building permit.
The grading plan shall conform with the recommendations of the soils report. The soils
engineer and /or the engineering geologist shall certify to the adequacy of the grading
plan.
DRAINAGE
30. The project shall be graded to permit storm flow in excess of retention capacity to flow
into the Whitewater River Channel. Pipes shall be sized to prevent ponding in parking
areas from exceeding six inches during a one hundred year storm event. The project
shall be graded to receive storm flow from adjoining property at locations that have
historically received flow.
31. The tributary drainage area for which the applicant is responsible shall extend to the
centerline of any public street contiguous to the site.
32. In design of retention facilities, the percolation rate shall be considered to be zero unless
Applicant provides site - specific data that indicates otherwise. A trickling sand filter and
leachfield shall be installed to percolate nuisance water in conformance with requirements
of the City Engineer. The sand filter and leach field shall be sized to percolate 22
gallons per day per 1,000 square feet of drainage area.
33. The design of the project shall not cause any change in flood boundaries, levels or
frequencies in any area outside the project.
CONAPRVL.071 28
Conditions of Approval
Specific Plan 92 -022 & Plot Plan 92 -490 (Revised); Time Extension #1
March 22, 1994
34. Applicant shall construct storm water facilities along the north side of Highway 111 as
required by the City Engineer.
UTILITIES
35. All existing and proposed utilities adjacent to or on the proposed site or shall be installed
in underground facilities. Electric power lines over 12,500 volts are not subject to this
requirement.
36. Underground utilities in areas where hardscape surface improvements are planned shall
be installed prior to construction of the surface improvements. Applicant shall provide
certified reports of utility trench compaction tests for approval of the City Engineer.
37. The applicant shall comply with the requirements of the Coachella Valley Water District
including dedication of parcels, lining of the Whitewater River Channel and other
requirements of their letter of October 2, 1992.
STREET AND TRAFFIC IMPROVEMENTS
38. The City is contemplating adoption of a Major Thoroughfare Improvements Ordinance.
The Ordinance is intended to distribute the cost of major thoroughfare construction
evenly and fairly on undeveloped land at the time the land is subdivided or developed for
beneficial use.
If the Ordinance is adopted at least 60 days prior to the issuance of a building permit,
this project shall be subject to the provisions of the ordinance.
If the Ordinance is not adopted the Applicant shall construct street improvements within
and contiguous to the project as listed below.
39. Improvement plans for all on- and off -site streets shall be prepared by a registered civil
engineer. Improvements to State Route 111 shall be designed and constructed in
accordance with the requirements of Caltrans and the City Engineer. Other
improvements shall be designed and constructed in accordance with the La Quinta
Municipal Code, adopted Standard Drawings and as approved by the City Engineer.
The applicant shall perform an alignment study of S.R. 111 and Jefferson Street to
determine the design of the Jefferson /S.R. 111 intersection. The study shall extend 500 -
feet in all directions beyond the boundaries of the applicant's site. If total required
improvements to S.R. 111 exceed $300,000, the applicant shall perform a Project Study
Report if and as required by Caltrans.
CONAPRVL.071 29
Conditions of Approval
Specific Plan 92 -022 & Plot Plan 92 -490 (Revised); Time Extension #1
March 22, 1994
Pavement design shall consider soil strength, anticipated traffic loading and design life.
The minimum pavement section shall be 3" AC /4" Class 2 base for on -site work and
4'/2 "/6" for arterial and collector streets.
40. Improvements shall include all appurtenances such as traffic signs, channelization
markings, raised medians if required, street name signs, sidewalks, and centralized mail
delivery units approved in design and location by the U.S. Post Office and the City
Engineer. Mid -block street lighting is not required.
41.
+ + +C
Enhancements to existing improvements may be required to integrate the proposed
improvements with existing conditions. This includes street width transitions extending
beyond tract boundaries.
The following street improvements shall be constructed to conform with the General Plan
street type noted in parentheses:
A. OFF -SITE STREETS
K
1. Jefferson Street - Three travel lanes on west side (39' curb to curb) plus
required turn lanes. Install 8 -foot sidewalk.
2. S.R. 111 - Install three travel lanes and shoulder on north side (estimated
46' curb to curb), median island, required turn lanes, exclusive bus
turnout with pedestrian walkway to site, and 8 -foot sidewalk.
ON -SITE STREETS
1. As required by the City Engineer. Shall include at least one 24' access
road each to Jefferson Street and S.R. 111.
TRAFFIC SIGNALS
1. S.R. 111 at West Entry Drive - Full traffic signal. If the signal is
warranted when this development occurs (as determined by the City
Engineer), the applicant shall design and construct the signal at the
applicant's expense. If the signal is deferred until warranted at a later
date, the applicant shall pay cash or provide security in guarantee of cash
payment for 25% of the cost to design and construct the signal.
CONAPRVL.071 30
Conditions of Approval
Specific Plan 92 -022 & Plot Plan 92 -490 (Revised); Time Extension #1
March 22, 1994
2. S. R. 111 at Jefferson - Traffic signal modifications as determined by the
alignment study and as approved by the City Engineer. If the
modifications are warranted when this development occurs (as determined
by the City Engineer), the applicant shall design and construct the
modifications at the applicant's expense. If the modifications are deferred
until warranted at a later date, the applicant shall pay cash or provide
security in guarantee of cash payment for 25% of the cost to design and
construct the modifications.
42• ++ +Access points and turning movements of traffic shall be restricted as follows:
A. S.R. 111 - Unrestricted at most westerly access drive. Right -in /right -out at drive
approximately midway between the west property line and Jefferson Street.
B. Jefferson Street - Unrestricted at intersection with Vista Grande. Right -in only
at drive between this intersection and S. R. 111.
C. Applicant shall provide signage and traffic control devices along entry drives as
required by the City Engineer.
LANDSCAPING
43. The applicant shall provide landscape improvements in the setback lots along Jefferson
Street and State Route 111. Design of these setbacks shall be reviewed by the Design
Review Board and approved by the Planning Commission. The applicant is encouraged
to minimize steep slope designs. Use of lawn shall be minimized with no lawn or spray
irrigation within 5 -feet of street curb.
44. Prior to approval of building permits, the applicant shall prepare a water conservation
plan which shall include consideration of:
A. Methods to minimize the consumption of water, including water saving features
incorporated into the design of the structures, the use of drought tolerant and low -
water usage landscaping materials, and programs to increase the effectiveness of
landscape, as recommended by Coachella Valley Water District and the State
Department of Water Resources.
B. Methods for maximizing groundwater recharge, including the construction of
groundwater recharge facilities.
CONAPRVL.071 31
Conditions of Approval
Specific Plan 92 -022 & Plot Plan 92 -490 (Revised); Time.Extension #1
March 22, 1994
C. Methods for minimizing the amount of water used for on -site irrigation, including
the use of reclaimed water from sewage treatment facilities. The water energy
plan shall be subject to review and acceptance by CVWD prior to final approval
by the City Engineer.
45. Applicant/developer shall submit a landscape and irrigation plan which is in compliance
with Ordinance 220, pertaining to water efficient landscaping, and which shall be
designated to feature drought tolerant plant species, and the latest water conserving
irrigation technology. The plan(s) shall be subject to initial review by the Design Review
Board and the Planning Commission, with subsequent final review and acceptance by
Coachella Valley Water District prior to landscape construction. Evidence of CVWD
acceptance shall be submitted to the Planning and Development Department.
46. Desert or native plant species and drought resistant planning materials shall be
encouraged. Provision shall also be made for planting materials which provide forage
and nesting areas for nearby wildlife.
47. Landscape and irrigation plans for landscaped lots, common retention basins and park
facilities shall be prepared by a licensed landscape architect. The plans and proposed
landscaping improvements shall be in conformance with requirements of, and be signed
by, the Planning Director, the City Engineer, the Coachella Valley Water District, and
the Riverside County Agricultural Commissioner.
Landscape areas shall have permanent irrigation improvements meeting the requirements
of the City Engineer. Common basins shall be designed with a turf grass surface which
can be mowed with standard tractor - mounted equipment.
48. Applicant shall insure that landscaping plans and utility plans are coordinated to provide
visual screening of above - ground utility structures.
49. Applicant shall submit a copy of the proposed grading, landscaping and irrigation plans
to the Coachella Valley Water District for review and approval with respect to the
District's Water Management Program.
PUBLIC SERVICES
50. The applicant shall comply with the requirements of the City Fire Marshal, who may
approve alternate means of compliance where deemed appropriate and equivalent to these
standards:
A. The access road proposed along the northern boundary of the project shall be
completed during Phase I to provide through circulation.
CONAPRVL.071 32
Conditions of Approval
Specific Plan 92 -022 & Plot Plan 92 -490 (Revised); Time Extension #1
March 22, 1994
B. All future building expansions shall be subject to a site plan review /approval prior
to issuance of building permits.
C. A minimum unobstructed width of 24 feet shall be maintained for all access
roads, with certain areas designated as fire lanes.
D. The water mains shall be capable of providing a fire flow of 5000 gpm and an
actual fire flow available from any two adjacent hydrants shall be 2500 gpm for
two hours duration at 20 psi.
E. A combination of on -site and off -site Super hydrants (6" X 4" X 2 -1/2" X 2 -1/2 ")
shall be located not less than 25 feet or more than 165 feet from any portion of
the building(s) as measured along approved vehicular travelways.
F. The required water system including fire hydrants shall be installed and accepted
by the Coachella Valley Water District prior to any combustible building material
being placed on the site.
G. Prior to issuance of building permits, the applicant/developer shall furnish one
blueline copy of the water system plans to the Fire Department for
review /approval. Plans shall conform to the fire hydrant types, location spacing,
and the system shall be designed to meet the fire flow requirements. Plans shall
be designed to meet the fire flow requirements. Plans shall be signed /approved
by the local water company and a registered civil engineer with the following
certification: "I certify that the design of the water system is in accordance with
the requirements prescribed by the Riverside County Fire Department.
H. Buildings shall be constructed so that the fire flow required for any individual
building or unseparated area does not exceed 3500 gpm.
I. Final conditions and requirements with regards to type of construction, area
separations, or built -in fire protection systems will be addressed when the
building plans are reviewed. A plan check fee must be paid to the Fire
Department at the time building plans are submitted.
51. Applicant/developer shall work with Waste Management of the Desert to implement
provisions of AB 939 and AB 1462. The applicant /developer is required to work with
Waste Management in setting up the following programs for this project:
CONAPRVL.071 33
Conditions of Approval
Specific Plan 92 -022 & Plot Plan 92 -490 (Revised); Time Extension #1
March 22, 1994
A. Developer shall prepare a plan to provide enlarged trash enclosures for inclusion
of separate facilities for storage of recyclables such as glass, plastics, newsprint
and steel & aluminum cans.
B. All on -site recycling bins shall be enclosed by approved masonry walls or other
architectural features.
52. Applicant/developer shall provide for transit amenities as may be necessary. These
amenities shall include, at a minimum, a bus turnout location and passenger waiting
shelter along Highway 111, the precise location of which shall be determined by Sunline
Transit.
QUALITY ASSURANCE
53. The City is contemplating adoption of a quality- assurance program for privately- funded
construction. If the program is adopted prior to the issuance of permits for construction
of the improvements required of this map, applicant shall fully comply with the quality -
assurance program.
If the quality- assurance program has not been adopted, applicant shall employ or retain
a California registered civil engineer, geotechnical engineer or land surveyor, as
appropriate, to exercise sufficient supervision and quality control during construction of
the tract grading and improvements to certify compliance with the plans, specifications,
applicable codes, and ordinances.
The engineer shall provide the following certifications and documents upon completion
of construction:
A. Upon completion of the improvements, a statement on the "as built" plans as
follows: "The construction of all improvements on these plans was properly
monitored by qualified personnel under my supervision for compliance with the
plans and specifications. The work shown hereon was constructed as approved
except as otherwise noted. Noted exceptions have been approved by the City
Engineer. "
B. Prior to issuance of any building permit, a separate document bearing the
engineer's or surveyor's seal and signature, that lists actual building pad
elevations. The document shall, state the pad elevation approved on the grading
plan, the as -built elevation, and shall clearly identify the difference, if any. The
data shall be organized by phase and shall be cumulative if the data is submitted
at different times.
CONAPRVL.071 34
Conditions of Approval
Specific Plan 92 -022 & Plot Plan 92 -490 (Revised); Time Extension #1
March 22, 1994
54. Applicant shall provide the City a set of "as built" reproducible drawings of all grading
and improvements except water and sewer. Each sheet of the drawings shall have the
words "As- Built" or "As- Constructed" clearly marked on each sheet and be stamped and
signed by the engineer certifying to the as -built condition.
MAINTENANCE
55. Adequate provision shall be made for continuous maintenance of all landscaping and
related features.
56. Applicant shall maintain the landscaped areas of the project such as the landscaped
setback lots and retention basins. Applicant shall maintain all off -site improvements until
final acceptance of the improvements by the City.
MISCELLANEOUS
57. Grading, drainage, street, lighting, landscaping & irrigation, park, gate, and perimeter
wall plans are not approved for construction until they have been signed by the City
Engineer.
58. Appropriate approvals shall be secured prior to establishing any construction or sales
facilities, and /or signs on the subject property.
059. The applicant shall retain a qualified archaeologist to prepare a mitigation and monitoring
plan for artifact location and recovery. Prior archaeological studies for this site as well
as other unrecorded information shall be analyzed prior to the preparation of the plan.
At a minimum, the plan shall: (1) identify the means for digging test pits; and (2)
provide for further testing if the preliminary results show significant material are present.
The final plan shall be submitted to the Planning and Development Department for final
review and approval.
Prior to the issuance of a grading permit, the archaeologist(s) shall complete the testing
and data recovery as noted in the plan. The archaeologist shall monitor the grading
activity as required by the plan or testing results.
A list of the qualified archaeological monitor(s), cultural resources management firm
employees, and any assistant(s) /representative(s), shall be submitted to the Planning and
Development Department. The list shall provide the current address and phone number
for each monitor. The designated monitors may be changed from time to time, but no
such change shall be effective unless served by registered or certified mail on the
Planning and Development Department.
CONAPRVL.071 35
Conditions of Approval
Specific Plan 92 -022 & Plot Plan 92 -490 (Revised); Time Extension #1
March 22, 1994
The designated monitors or their authorized representatives shall have the authority to
temporarily divert, redirect, or halt grading activity to allow recovery of resources. In
the event of discovery or recognition of any human remains, there shall be no further
grading, excavation, or disturbance of the site or any nearby area reasonably suspected
to overlie adjacent human remains until appropriate mitigation measures are completed.
Upon completion of the data recovery, the Developer shall cause three copies of the final
report containing the data analyses to be prepared and published and submitted to the
Planning and Development Department.
60. All on -site billboards shall be removed prior to the issuance of a building permit.
61. The on -site parking spaces fronting Highway 111 will be allowed to be within 25 feet of
the new property line provided visual screening is constructed.
62. A parking analysis shall be submitted to the Planning and Development Department prior
to any developer of the freestanding pad buildings in the future. The study shall be
presented to the Planning Commission for their review and approval. In each study,
building size adjustments shall be made if it is determined that a parking deficiency
exists.
* *63. Angled parking stalls shall be used for the northerly one -half of the parking lot to the
south of the shopping center complex.
• 64 A Transportation Demand Management (TDM) plan shall be submitted to the Director
of Planning and Development pursuant to Chapter 9.162 if more than 100 people are
employed at the project site.
065. The provisions of the City's Water Conservation Ordinance (Ordinance 220) shall be met
during plan check.
CONAPRVL.071 36
T4ht 4 44uiKrw
CALL TO ORDER
a. Pledge of Allegiance
b. Roll Call
CONFIRMATION OF AGENDA
city council
J sn a
Crrx COUNCIL CHAMBER
78495 Calle Tampico
La Quinta, California 92253
Regular Meeting
April 5, 1994 - 3:00 P.M.
APPROVAL OF NIINUTES
a. Approval of Minutes of March 1 & March 15, 1994.
ANNOUNCEMENTS
PRESENTATIONS
Beginning Res. No. 94 -27
Ord. No. 245
1. Presentation of Plaque to John Risley, Accounting Supervisor for Employee of the Month for the Month
of April
2. Presentation of La Quinta Beautiful Awards - "Spring Splendor"
a. January - Mr. James M. McPheeters, 54-592 Avenida obregon
b. February - Mr. & Mrs. Frank A. Hernandez, 50-865 Cane Quito
PUBLIC COMMENT
This is the time set aside for public comment on any matter not scheduled for a public hearing. Please
complete a "request to speak" form and limit your comments to three minutes.
Please watch the timing device on the poditan.
WRITTEN CORRESPONDENCE
a. Letter from Children's Discovery Museum requesting sponsorship of "Garbage ... and all that
Trash" event.
b. Letter from City of Modesto regarding a proposed amendment to State law regarding
financial responsibility for graffiti vandalism.
BUSINESS SESSION
CONSIDERATION OF SPECIAL ADVERTISING DEVICE 94 -042 FOR APPROVAL OF
SUBDIVISION FLAGS FOR "CACTUS FLOWER" ON STAR FLOWER TRAIL, EAST OF DUNE
PALMS ROAD. APPLICANT: ROGER SNELLENBERGER & ASSOC.
A) MINUTE ORDER ACTION.
2. REQUEST FOR APPROVAL OF SPECIAL ADVERTISING DEVICE 94 -043 FOR 19 FLAGS AT
PARC LA QUINTA.
A) MINUTE ORDER ACTION.
3. REPORT OF PLANNING COMMISSION ACTION FOR A REQUEST BY THE KOENIG
COMPANIES ON PLOT PLAN 91 -456 AMENDMENT #2 TO PERMIT AN AMENDMENT TO A
COMMERCIAL SHOPPING CENTER AT THE NORTHWEST CORNER OF WASHINGTON STREET
AND CALLE TAMPICO.
A) MINUTE ORDER ACTION.
4. REPORT OF PLANNING COMMISSION ACTION ON A REQUEST BY DESERT HOSPITAL FOR
A ONE -YEAR EXTENSION OF TIME (il2) AND AMENDMENT #1 FOR PLOT PLAN 91 -473, AN
APPROVED, THREE -STORY MEDICAL FACILITY ON THE EAST SIDE OF WASHINGTON ST.,
NORTH OF 47TH AVENUE.
A) MINUTE ORDER ACTION.
5. REPORT OF PLANNING COMMISSION ACTION ON A REQUEST BY MR. MIKE PINO FOR
CONDITIONAL USE PERMIT 93 -009 TO ESTABLISH A TEMPORARY RETAIL NURSERY AT 79-
410 HIGHWAY Ill.
A) MINUTE ORDER ACTION.
6. REPORT OF PLANNING COMMISSION ACTION ON A REQUEST BY EFP CORPORATION ON
PLOT PLAN 92 -490 (REVISED) AND SPECIFIC PLAN 92 -022 FOR A ONE -YEAR EXTENSION OF
TIME (#I) FOR A PREVIOUSLY - APPROVED COMMERCIAL PROJECT AT THE NORTHWEST
CORNER OF HIGHWAY I l 1 AND JEFFERSON STREET.
A) MINUTE ORDER ACTION.
Page 2
7. ADOPTION OF RESOLUTION MAKING CERTAIN FINDINGS TO APPROVE AGENCY FUNDING
AND AWARD OF CONTRACT FOR THE INTERIM IMPROVEMENT OF RESIDENTIAL STREETS
IN WESTWARD HO /INDIAN SPRINGS NEIGHBORHOODS.
A) RESOLUTION ACTION.
8. CONSIDERATION OF ANALYSIS OF PROPOSED COMPUTER EQUIPMENT AND SYSTEMS
ACQUISITION.
A) MINUTE ORDER ACTION.
9. APPROVAL OF AGREEMENT WITH MUNICON FOR CABLE CONSULTANT SERVICES.
A) MINUTE ORDER ACTION.
10. ADOPTION OF A RESOLUTION APPROVING A SETTLEMENT AGREEMENT WITH
MARSHALLTOWN, IOWA.
A) RESOLUTION ACTION.
11. TRANSMITTAL OF TREASURER'S REPORT - FEBRUARY 28, 1994.
A) MINUTE ORDER ACTION.
CONSENT CALENDAR
Note: Consent Calendar Items are considered to be routine in nature and will be approved by one
motion.
1. APPROVAL OF DEMAND REGISTER DATED APRIL 5, 1994.
2. REJECTION OF CLAIM BY SALLY JENKINS, DATE OF LOSS NOVEMBER 16, 1993.
3. APPROVAL OF MODIFICATION TO RESOLUTION NO. 94 -18 AS REQUESTED BY LAFCO.
4. ACCEPTANCE OF PARK AVENUE WIDENING IMPROVEMENTS - PROJECT 92 -15.
5. FINAL ACCEPTANCE OF IMPROVEMENTS ASSOCIATED WITH TRACT 23268 - TIERRA DEL
SOL,THORNBURGH.
6. ACCEPTANCE OF TEMPORARY DRAINAGE EASEMENT FOR TENTATIVE TRACT 23935 -
TOPAZ.
Page 3
STUDY SESSION
1. CONSIDERATION OF COMMUNITY SERVICE GRANT FUNDING PROCESS.
2. DISCUSSION OF CHARTER AND GENERAL LAW CITIES.
3. CONSIDERATION OF REVISED NOISE CONTROL ORDINANCE.
4. CONSIDERATION OF REQUEST OF PALM SPRINGS DESERT RESORTS JOINT POWERS
AUTHORITY EXECUTIVE COMMITTEE TO ESTABLISH AN AIRLINES SERVICE COUNCIL
UNDER THE EXISTING JOINT POWERS AUTHORITY AND TO APPROVE A FUNDING
FORMULA FOR FINANCIAL ASSISTANCE.
REPORTS AND INFORMATIONAL ITEMS
A. COMMUNITY SERVICES COMMISSION MINUTES OF FEBRUARY 28, 1994
B. CVAG COMMITTEE REPORTS
C. SUNLINE REPORTS
D. C.V. MOUNTAINS CONSERVANCY
E. ALL OTHER BOARDS /COMMISSIONS /JPA'S
DEPARTMENT REPORTS
A. CITY MANAGER
B. CITY ATTORNEY - NONE
C. ADMINISTRATIVE SERVICES DIRECTOR - NONE
D. BUILDING AND SAFETY DIRECTOR - NONE
E. FINANCE DIRECTOR
1. Transmittal of Statement of Financial Position - City
2. Transmittal of Statement of Financial Position - Financing Authority
F. PARKS AND RECREATION DIRECTOR - NONE
G. PLANNING AND DEVELOPMENT DIRECTOR
1. Discussion of Sludge Dumping
H. PUBLIC WORKS DIRECTOR - NONE
I. SHERIFF'S STATION COMMANDER - NONE
MAYOR AND COUNCIL N M"ERS' ITEMS
RECESS TO REDEVELOPMENT AGENCY MEETING
NOTE: THERE ARE NO PUBLIC I-YEARINGS SCHEDULED FOR 7:00 P.M.
Page 4
A
CLOSED SESSION -
1. Conference with Legal Counsel concerning settlement agreement with Marshalltown, Iowa in lieu of filing
litigation pursuant to Government Code Section 94956.9
2. Public Employee Discipline /Release pursuant to Government Code Section 54957
ADJOURNMENT
DECLARATION OF POSTING
I, Saundra L. Juhola, City Clerk of the City of La Quinta, California, do hereby declare that the foregoing agenda
for the City Council meeting of April 5, 1994 was posted on the outside entry to the Council Chamber, 78-495 Calle
Tampico and on the bulletin board at the La Quinta Chamber of Commerce on Friday, April 1, 1994.
DATED: April 1, 1994.
�:el
SAUNDRA L. JUHOLA, City Clerk
City of La Quinta, California
Page 5
ITEM NO: s,
AGENDA ITEM PROCESSING FORM MEETING DATE: April 5, 1994
CITY x I RDA I OTHER:
ITEM TITLE: Report of Planning Commission action on a request by EFP Corporation on
Plot Plan 92 -490 (Revised) and Specific Plan 92 -022 for a one year extension of
time ( #1) for a previously approved comrercial project at the northwest corner of
Highway -111 and Jefferson Strefat.
DEPARTMENT HEAD: ,Jerry Herman
STAFF CONTACT: Greg Trousdell
DATE: March 23, 1994 CITY MANAGER APPROVAL:
STAFF RECOMMENDATION: Action • Minute Notion
Move to accept the action of the Planning Commission approving a one year extensict
of time for Plot Plan 92 -490 (Revised) and Specific Plan 92 -022, subject to the
BOARD /COMMISSION /RECOMMENDATION (If Applicable):
The Planning Commission approved the request on 3 -22 -94 on a 5 -0 vote.
SUPPORTING DOCUMENTATION:
APPROVAL REQUIRED:
YES NO APPROVAL
CITY MANAGER'S OFFICE ✓ 'i' >i <f[
LEGAL
FINANCE DIRECTOR
OTHER (LIST):
i
PRESENTATIONS
YES
NO
ORDINANCE
STUDY SESSION
MAYOR & COUNCIL AGENDA ITEMS
RESOLUTION
REPORTS & INFORMATIONAL PLANS
PUBLIC HEARINGS
AGREEMENT
SUPPLEMENTAL STAFF REPORT
CLOSED SESSION
COMMISSION REPORT
CITY ATTORNEY OPINION
BID PACKAGE
OTHER
APPROVAL REQUIRED:
YES NO APPROVAL
CITY MANAGER'S OFFICE ✓ 'i' >i <f[
LEGAL
FINANCE DIRECTOR
OTHER (LIST):
i
PRESENTATIONS
CONSENT CALENDAR
DEPARTMENT REPORTS
WRITTEN CORRESPONDENCE
STUDY SESSION
MAYOR & COUNCIL AGENDA ITEMS
USINESS SESSION
REPORTS & INFORMATIONAL PLANS
PUBLIC HEARINGS
CLOSED SESSION
) MEETING AFTER MEETING
NAME
STREET ADDRESS
CITY /STATE /ZIP CODE
Ms. Leslie Reeder, EFP Corp.
7720 "B" E1 Camino #501
Rancho La Costa, CA 9200
Mr. Michael Hurst
P. 0. Box 1362
Palm Desert, CA 92261
4/94 ORIGINAL: STAFF REPORT YELLOW: CITY CLERK'S OFFICE PINK: DEPARTMENT
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AGENDA CATEGORY:
BUSINESS SESSION:
COUNCIL/RDA MEETING DATE: April 5, 1994 CONSENT CALENDAR:
ITEM TITLE: Report of Planning Commission Action on a STUDY SESSION:
request by EFP Corporation on Plot Plan 92 -490 (Revised) and
Specific Plan 92 -022 for the first one year extension of time for a PUBLIC HEARING:
previously approved commercial project at the northwest corner of
Highway 111 and Jefferson Street
RECOMMENDATION:
Move to accept the action of the Planning Commission approving a one year extension of time for Plot Plan
92 -490 (Revised) and Specific Plan 92 -022, subject to the attached amended conditions.
FISCAL IMPLICATIONS:
None
BACKGROUND AND OVERVIEW:
This project was originally approved in February, 1993. The approved project consists of a ±251,550
square foot shopping center on a ±21.3 acre site. The original concept was to market the site as an "off -
price" retail center similar to the Cabazon "Desert Hills Factory Outlet" center (Attachment 1).
The applicant has proposed an "L" shaped shopping center with a majority of the site facing Highway 111,
a major arterial. Future pad sites have been proposed along Highway 111 and Jefferson Street. Various
access driveways have been proposed which provide two -way traffic into the site.
The architect has proposed a primarily single story contemporary Spanish shopping center with portions
that are two story. Various architectural elements have been used which include stain -glass accent
windows, stucco walls, and other textures. Tile roofing has been included on the building to create
diversity for the main entrance and along portions of the pedestrian arcade.
The project was recommended for approval by the Design Review Board on November 18, 1992, and
approved by the Planning Commission on November 24, 1992, subject to the final plans being reviewed
by both groups prior to construction plan check. The City Council reviewed the proposal at its meeting
of December 15, 1992, as a public hearing. The City Council referred the project back through the Design
Review Board and Planning Commission for final preliminary design review prior to Council approval.
In January, 1993, the Design Review Board reviewed and recommended approval of the revised project.
The Planning Commission approved the project with new Conditions of Approval on January 26, 1993, and
the City Council approved the Plot Plan and Specific Plan on February 2, 1993.
CCGT.003
,'do
ti
The applicant has requested a one year time extension for the plot plan and Specific Plan. The applicant
has indicated that this request is to retain the project entitlements during the sluggish economy (Attachment
2).
The Planning Department has recommended minor changes to several Conditions of Approval which bring
the 'conditions up to current City requirements, such as replacing the Design Review Board with the
Planning Commission.
In addition, Condition 24Y was added to the recommended conditions because the City is considering
installing City entry signs at various locations throughout the City to announce the primary entrances into
the City. This site has been chosen by the City Council as a future site. At the Planning Commission
public hearing, the applicant noted for the record that the recommended conditions are acceptable.
Condition 24.Y reads as follows:
24.Y. The property owner shall dedicate to the City an easement (in perpetuity) at the
southeast corner of the site in conjunction with Condition 24.R. for the installation
of a City entry sign. The sign shall be built by the City and maintained by the City
at no cost to the property owner. The size and location of the easement shall be
determined by the City. The easement shall be offered to the City within three
months after formal review of time extension by the Planning Commission and City
Council. The City shall prepare the legal paperwork necessary to complete this
requirement.
The Planning Commission staff report of March 22, 1994, is provided for information (Attachment 3).
Planning Commission Action
The Planning Commission at its meeting of March 22, 1994, reviewed the time extension request. The
Planning Commission approved this time extension on a 5 -0 vote, subject to conditions (Attachment 4).
FINDINGS AND ALTERNATIVES:
The Planning Commission has approved the requested time extension, subject to conditions. Before the
City Council at this time is a report of the Planning Commission action. The options available to the City
Council are:
1. Approve the action of the Planning Commission;
2. Request staff to set a public hearing for the City Council to review this amendment in greater detail.
erry Hqrman
(_/,'Planning & Development Director
CCGT.003 2
Attachments:
1. Reduced plans
2. Time extension request
3. Planning Commission staff report for the meeting of March 22, 1994
4. Conditions of Approval
5. Plan exhibits (large plans for City Council only)
CCGT.003 3
ATTACHMENTS
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ATTACHMENT 2
Jan. 25, 1994
Planning Department
City of La Quinta,
Calif.
Att. Greg Trousdell, Associate Planner
Re. Specific Plan 92 -022
Plot Plan 92 -490
Dear Greg,
As you and I are both aware, the approvals for Specific Plan
92 -022 and Plot Plan 92 -490, which concern the 22 acre(`approx)
site on the corner of Jefferson Street and Highway SR 111, proposed
for a Factory Outlet Center, are about to expire.
It is for this reason that I am directing this letter to
you at this time. As the Architect of record for the aforementioned
project and as a representative of the developer and owner of same,
I would like at this time to request a one year (1) extension
of the approvals for PP -92 -490., and SP =92 -022.
The project has been delayed because of various reasons,
among those being the instability of the real estate market
this past year, and also the developer, owner and investor were
not as ready to proceed with the project as soon as they had
hoped to be. There is at this time additional interest at
persuing the development of the property and it would be to
the advantage of all parties involved to retain the approvals
for a planned Factory Outlet Center at the site.
I am including with this request the required property
owners list and mailing labels (300 ft. radius) and the required
fee for processing of the request for an extension.
Thank you for your attention in this matter. I await your
rep1 .
Slin4relr --i-
Michael urst, Architect
P.O.Box 1362
Palm Desert, CA, 92261
�,.- -. :; , '•may -.
JAN 1 1994 4t E
Post Office Box 1362 • Palm Desert, CA 92261
15
ATTACHMENT 3
STAFF REPORT
PLANNING COMMISSION MEETING
DATE: MARCH 22, 1994
CASE NOS: PLOT PLAN 92 -490 (REVISED) AND SPECIFIC PLAN 92 -022;
EXTENSION OF TIME #1 - JEFFERSON SQUARE
APPLICANT: MICHAEL HURST, ARCHITECT FOR EFP CORPORATION
PROPERTY
OWNER: E.F.P. CORPORATION (MS. LESLIE REEDER, PRESIDENT)
REQUEST: APPROVAL OF A TIME EXTENSION FOR A PREVIOUSLY
APPROVED COMMERCIAL SHOPPING CENTER CONSISTING OF
±251,550 SQUARE FEET ON ±21.3 DEVELOPABLE ACRES
LOCATION: NORTHWEST CORNER OF HIGHWAY 111 AND JEFFERSON
STREET
ENVIRONMENTAL
CONSIDERATION: A NEGATIVE DECLARATION OF ENVIRONMENTAL IMPACT
WAS APPROVED IN CONJUNCTION WITH THIS APPLICATION
DURING THE ORIGINAL APPROVAL IN 1993. NO CHANGES ARE
PROPOSED THAT WOULD INCREASE IMPACTS. THEREFORE,
NO ADDITIONAL ENVIRONMENTAL REVIEW IS DEEMED
NECESSARY.
BACKGROUND:
Project History
This project was originally approved in February, 1993. The approved project consists of a
±251,550 square foot shopping center on a ±21.3 acre site. The original concept was to
market the site as an "off -price" retail center similar to the Cabazon "Desert Hills Factory
Outlet" center.
The project was recommended for approval by the Design Review Board on November 18,
1992, and approved by the Planning Commission on November 24, 1992, subject to the final
plans being reviewed by both groups prior to construction plan check. The City Council
reviewed the proposal at its meeting of December 15, 1992, as a public hearing. The City
Council felt that the project architect and developer should provide a final preliminary design
of the shopping center prior to acquiring approval of the project.
PCST.165
16
The City Council voted to continue the case and requested that the project be re- examined by
the Design Review Board and the Planning Commission. The City Council concerns or
questions on the case were:
1. Could the roof line on Building "B" be redesigned so that it is similar in design to the
rest of the shopping center?
2. Could the architect refine or upgrade the pedestrian arcade along the south side of the
building, mainly Buildings "C" and "F "?
3. Was the exposed neon tubing necessary?
4. Would a more traditional Spanish design theme be more appropriate for this location?
The City Council discussed other elements of the project. However, their directive to the
Planning Commission was that they would like the Commission and the architect to refine the
project architecture so that everybody involved knows exactly how the design of the shopping
center will look.
In January, the Design Review Board recommended approval of the revised project. The
Planning Commission reapproved the project with new Conditions of Approval on January 26,
1993, and the City Council approved both applications on February 2, 1993.
Description of Site
The project site is approximately 23 acres but 1.7 acres are in the existing flood control channel.
The channel to the north of this site is not lined at this time. The property is presently vacant
and void of any significant vegetation. The parcel has approximately 1,450 feet of frontage on
Highway 111 and approximately 860 feet on Jefferson Street.
Site Design
The applicant has proposed an "L" shaped shopping center with a majority of the site facing
Highway 111, a major arterial. Future pad sites have been proposed along Highway 111 and
Jefferson Street (Pads "A ", "H ", "I ", "J ", and "K "). Various access driveways have been
proposed which provide two -way traffic into the site. The applicant proposed two access
driveways on Highway 111 and two driveways on Jefferson Street. One driveway (Jefferson
Street) is limited to right -in only traffic movement. Parking is interspersed along the south side
of the building and intertwined with the on -site landscaping. The parking lot design proposes
groups of 15 to 30 parking spaces per parking area (double- sided).
Statistical Data
Land: Approximately 21.3 acres (developable)
Building Area: Approximately 251,550 square feet
Parking Provided: Approximately 950 spaces
Parking Ratio: 1/264 square feet
PCST.165 17
Arch i tecture
The architect has proposed a primarily single story contemporary Spanish shopping center with
portions that are two story. Various architectural elements have been used which include stain -
glass accent windows, stucco walls, and other textures. Tile roofing has been included on the
building to create diversity for the main entrance (Buildings "D" and "E ") and along portions
of the pedestrian arcade.
Desert hues will be used on the building. However, a soffited rose and blue neon tubing will
accent the upper area of the building parapet pursuant to approved drawings on file with the
Planning and Development Department.
In order to lend variety to the building architecture, the store -front areas have included a stair -
step window pattern which is accented by a speckled, rose - colored tile (Megara or Delphi Rose).
A pedestrian arcade (covered or latticed) would be developed along the south side of the
shopping center.
Specific Plan Required
A specific plan was required pursuant to C -P -S Zoning Code standards, which require that all
properties greater than 15 acres have a specific plan document approved prior to any project
approval for the site.
Image Corridor
The General Plan designates the frontage streets along the exterior portion of the site as
"Primary Image Corridor" thoroughfares, and the signalized intersection is a "gateway" image
intersection. The primary function of the program is to provide boulevard streets with raised,
landscaped medians and heavily landscaped areas within and contiguous to the street rights -of-
way. The General Plan states that "Primary Image Corridors shall include landscape themes
which are reminiscent of La Quinta's agricultural past and desert environment ".
Overall, the applicant's request is generally consistent with the intent of the General Plan. The
Conditions of Approval require the intersection of Highway 111 and Jefferson Street to include
an area for a public art piece surrounded by citrus trees. The citrus trees are required in order
to preserve the City's agricultural past. A geometric type design might be appropriate for
Jefferson Street and Highway 111.
Highway 111 Corridor Treatment
The General Plan was updated in 1992. The new plan requires the applicant to dedicate and
improve 86 -feet ('h street) of property along Highway 111. The new requirement is 26 -feet
larger than the City's past requirement of 60 feet. The larger width requirement was requested
by Caltrans. The 26 -feet is to be reserved for future highway widening in the event that
PCST.165
18
additional travel lanes are needed in the next 20 to 30 years. The City's Off - Street Parking
Code and General Plan require a 50 foot landscape buffer on Highway 111. The setback can
be varied, if certain design standards can be written into the proposed specific plan. The
approved site /landscape plan has a varied setback for the on -site parking and a 50 -foot setback
for the pad buildings.
TIME EXTENSION REQUEST:
The applicant has requested a one year time extension for his plot plan and specific plan. The
applicant has indicated that this request is needed in order to keep the project entitlements alive
during the sluggish economy.
ANALYSIS:
The Planning Department has recommended minor changes to several Conditions of Approval.
The changes bring the conditions up to current City requirements including replacing the Design
Review Board with the Planning Commission.
Condition 24Y was added to the recommended conditions because the City is considering
installing City entry signs at various locations throughout the City to announce the primary
entrances into the City. This site has been chosen by the City Council as a future site. The
design of the sign has been finished and approved by the City Council on March 15, 1994.
CONCLUSION:
The Planning Department feels that this request is acceptable. Staff would like to note to the
applicant that a number of conditions do require studies and /or other items to be completed prior
to the issuance of a building permit.
RECOMMENDATIONS:
Staff recommends that by the adoption of Resolution 94- , the Planning Commission
recommend approval of a one year time extension to February 2, 1995, to the City Council,
subject to the attached amended conditions.
PCST.165
117
ATTACHMENT 4
PLANNING COMMISSION RESOLUTION 94 -006
CONDITIONS OF APPROVAL - FINAL
SPECIFIC PLAN 92 -022 & PLOT PLAN 92 -490 (REVISED); TIME EXTENSION #1
MARCH 22, 1994
* Modified by Planning Commission on November 24, 1992
** Added by Planning Commission on November 24, 1992
+ Revised by Design Review Board on 1/13/93
+ + Added by Design Review Board on 1/13/93
+ ++ Modified by Planning Commission 1/26/93
• Recommended for Amendment, 3/22/94
GENERAL;
1. Specific Plan 92 -022 and Plot Plan 92 -490 shall comply with the requirements and
standards of the City of La Quinta Municipal Code, unless otherwise modified by the
following conditions.
02. This approval shall expire and become void on February 2, 1995, unless extended
pursuant to the City's Municipal Code.
3. Phasing plans, including phasing of public improvements, shall be submitted for review
and approval by the City Engineer and the Planning and Development Department prior
building permit issuance.
4. Prior to the issuance of a grading or building permit for construction of any building or
use contemplated by this approval, the applicant shall obtain permits and /or clearances
from the following public agencies:
- City Fire Marshal
- Public Works Department
- Planning and Development Department
- Riverside Co. Environmental Health Department
- Desert Sands Unified School District
- Coachella Valley Water District
- Imperial Irrigation District
- California Regional Water Quality Control Board (NPDES Permit)
- Caltrans District II
Applicant is responsible for any requirements of the permits or clearances from those
jurisdictions. If the requirements include approval of improvement plans, applicant shall
furnish proof of said approvals prior to obtaining City approvals and signatures on the
plans.
CONAPRVL.071 20
Conditions of Approval
Specific Plan 92 -022 & Plot Plan 92 -490 (Revised); Time Extension #1
March 22, 1994
Evidence of said permits or clearances from the above mentioned agencies shall be
presented to the Building Division at the time of the application for a building permit for
the use contemplated herewith.
5. Provisions shall be made to comply with the terms and requirements of the City's
adopted Infrastructure Fee program in effect at the time of issuance of building permits.
6. Construction shall comply with all local and State building code requirements as
determined by the Building and Safety Director.
FEES AND DEPOSITS
7. In order to mitigate impacts on public schools, applicant shall comply with the following:
Prior to the issuance of any building permits, the applicant shall
provide the Planning and Development Department with written
clearance from the DSUSD stating that their impact fees have been
paid.
•g. The Galifefnia Fish and Gaffle En,,,ifenffien'_' fees shall be paid. The fee is
paid within 24 heur-s after- appre,,,al by the City Getineil.
9. Applicant shall pay all fees and deposits required by the City for processing, plan
checking, and construction inspection. The fee and deposit amount(s) shall be those
which are in effect at the time the work is undertaken and accomplished by the City.
10. Prior to issuance of any land disturbance permit, the applicant shall pay the required
mitigation fees for the Coachella Valley Fringe -Toed Lizard Habitat Conservation
Program, as adopted by the City, in the amount of $600 per acre of disturbed land.
IMPROVEMENT AGREEMENT
11. Applicant shall construct, or enter into an agreement to construct, the on- and off -site
grading, streets, utilities, landscaping, on -site common area improvements, and any other
improvements required by these conditions before approval of the final map.
Improvements to be made or agreed to shall include removal of any existing structures
or obstructions which are not part of the proposed improvements.
CONAPRVL.071 21
Conditions of Approval
Specific Plan 92 -022 & Plot Plan 92 -490 (Revised); Time Extension #1
March 22, 1994
If improvements are phased, off -site improvements and property -wide improvements such
as perimeter walls and landscaping, common drainage basins or mains, and perimeter
landscaping shall be constructed or secured prior to issuance of a building permit.
12. The applicant shall develop phases in the order of the approved phasing plan so that
improvements required of each phase are complete prior to issuance of Certificates of
Occupancy within any subsequent phases. The City Engineer may consider proposals by
the applicant to stage the installation of off -site and property -wide improvements
normally secured with the first phase (i.e., off -site improvements, perimeter walls and
perimeter landscaping) with the orderly development of all phases within the plot plan.
13. Applicant shall dedicate public street right of way and utility easements in conformance
with the City's General Plan, Municipal Code, applicable specific plans if any, and as
required by Caltrans and the City Engineer. Right of way geometry for cul -de -sacs,
knuckle turns and corner cut -backs for State Route 111 improvements shall conform with
Caltrans requirements or as approved by the City Engineer. Right of way geometry for
cul -de -sacs, knuckle turns and corner cut -backs for all other improvements shall conform
with Riverside County Standard Drawings #800, #801, and #805 respectively unless
otherwise approved by the City Engineer.
Dedications shall include:
A. Jefferson Street - 60 -foot half width, plus additional to accommodate any right
turn refuges and dual left turn lanes and an exclusive right turn lane at SR 111,
plus additional as required by the intersection alignment study required herein.
B. State Route 111 - 86 -foot half width, exclusive bus turnout, additional width as
necessary to accommodate exclusive left and right turn lanes and alignment
changes resulting from the intersection alignment study required below.
C. Right -of -way or easements as required to provide access for emergency I service
equipment.
D. Mutual access easement to adjacent property to the west over the most westerly
access drive.
E. Parcels and easements as required by CVWD.
14. Applicant shall create, and offer to dedicate, common area setback lots, of minimum
width as noted, adjacent to the following street rights of way:
CONAPRVL.071 22
Conditions of Approval
specific Plan 92 -022 & Plot Plan 92 -490 (Revised); Time Extension #1
March 22, 1994
A. Highway 111 - 50 feet wide; and
B. Jefferson Street - 20 feet wide.
15. Applicant shall dedicate blanket easements over the setback lots for the purpose of
sidewalks and /or bikepaths.
16. The applicant shall vacate vehicle access rights to abutting public streets. Access to those
streets shall be restricted to street intersections and approved emergency access locations.
17. Applicant shall dedicate any easements necessary for placement of and access to utility
lines and structures, drainage basins, common areas, and centralized mail delivery units.
PROTECT DESIGN:
18. Development of the project site shall comply with Specific Plan 92 -022 and Plot Plan 92-
490 and the following conditions, which conditions shall take precedence in the event of
any conflict with the plans and exhibits.
19. A noise study shall be prepared by a qualified acoustical engineer, to be submitted to the
Planning & Development Department for review and approval prior to issuance of a
grading permit. The study shall concentrate on noise impacts on the tract from perimeter
arterial streets, and recommend alternative mitigation techniques. Recommendations of
the study shall be incorporated into the project design. The study shall consider use of
building setbacks, engineering design, building orientation, noise barriers (berming,
walls, and landscaping, etc.), and other techniques.
0 *20. A six - foot -high masonry wall or chain link fence (living fence) shall be provided along
the north side of the project. The exact location, design, and materials shall be subject
to review and approval by the Design Rev,iew 13eafd Planning and Development
Department in conjunction with the noise study and approved by the Planning
Commission. Landscaping shall be provided on both sides of the future wall or fence.
21. The requirements of the City's Off - Street Parking Ordinance shall be met for each
development phase of the project.
022. This approval does not authorize the construction of the pad sites. These buildings'
specific locations, design, height, and size shall be subject to separate plot plan review
and approval by the Design Review Beafd Planning Commission.
CONAPRVL.071 23
Conditions of Approval
Specific Plan 92 -022 & Plot Plan 92 -490 (Revised); Time Extension #1
March 22, 1994
23. All lighting facilities shall comply with Chapter 9.210 (Outdoor Light Control) and be
designed to minimize light and glare impacts to surrounding property. All lighting to be
installed shall be subject to review and approval by the Planning and Development
Department.
Applicant shall submit plans for street lighting along roads, if any, for review and
approval by the Planning and Development Department.
BUILDING AND SITE DESIGN
24. The development shall be governed by the following:
A. All ground- mounted mechanical equipment shall be screened from view by
methods approved by the Planning and Development Department.
B. No two -story buildings shall be allowed within 150 -feet of Jefferson Street or
Highway 111.
C. All roofing material within the project shall be clay or concrete barrel tile. The
color of the roof tiles shall consist of desert hues and be approved by the Staff.
D. A building addressing plan shall be submitted to the Building and Safety and Fire
Departments for review during plan check. The minimum building address size
lettering shall be eight inches.
E. Screening of the parking lot surface shall be provided from all adjacent streets
through use of berming, landscaping and /or short decorative walls. The
minimum vertical height shall be 42 inches.
F. Handicap access, facilities and parking shall be provided per Federal, State, and
local requirements.
G. No overhead or similar door shall open to the north or towards any residentially
zoned property unless adequate screened from noise and visibility to the
satisfaction of the Planning and Development Director.
•H. Variety in setbacks and siting shall occur in development of the future pad sites,
but in no case shall the building setback line be less than
50 feet excluding architectural projections.
I. No outside cart or other storage shall be permitted unless completely screened in
a City approved area, excluding cart return areas within parking lot area.
CONAPRVL.071 24
Conditions of Approval
Specific Plan 92 -022 & Plot Plan 92 -490 (Revised); Time Extension #1
March 22, 1994
J. Parking lot striping plan including directional arrows, stop signs, no parking
areas, parking spaces shall be approved by Planning and Development and
Engineering Departments prior to issuance of building permits.
+K. Plot plan or conditional use permit applications, as deemed necessary by C -P -S
Zone requirements, shall be processed for each pad site. The architectural
features of the pad sites shall be consistent with the design theme of the main
structure.
L. The Planning Commission shall conduct annual reviews of this specific plan until
the project is completed. During each annual review by the Commission, the
developer /applicant shall be required to demonstrate good faith compliance with
the terms of the specific plan. The applicant/developer of this project hereby
agrees to furnish such evidence of compliance as the City, in the exercise of its
reasonable discretion, may require. Evidence of good faith compliance may
include, but shall not necessarily be limited to, good faith compliance with the
requirements of the specific plan. Upon conclusion of the annual review, the
Commission may extend the approval period for 12 months at a time.
M. The final landscape plan shall utilize trees and palms along Highway 111 and
Jefferson Street and the entry drives into the project. Palms should not be used
as shade trees for the parking lot areas unless they are massed because the
applicant will not be able to meet the City's landscape shading requirements
which call for 50% of the parking shall be shaded. Canopy shade trees may be
used in the parking lot.
N. Accent tree uplighting shall be used along both major streets and along the main
entry drives.
• +O. A master sign program shall be reviewed and approved by the Design Re-A
Beaffl Planning Commission prior to any on -site building construction. The
program should include uniform materials and colors for each tenant space.
+P. A trellised or tiled roofed pedestrian arcade shall be built along the front of the
shopping center to shield the customers and store owners from the intense
summer sun. The location and design of the arcade shall be approved by Staff
during plan check. The maroon canvas awnings may be used under the trellis or
roofed arcade as an accent treatment to the overall design of the shopping
complex. The awning color shall be a softer color.
CONAPRVL.071 25
Conditions of Approval
Specific Plan 92 -022 & Plot Plan 92 -490 (Revised); Time Extension #1
March 22, 1994
+ + +Q. The neon tubing which is mounted to the top of the building complex should be
used sparingly throughout the shopping center because the neon will distract from
the architectural elements of the center plus it could be a distraction to Highway
111 traffic.
The neon tubing may be used on buildings C, F, and G on the sides of the
building which face the shopping complexes primary parking lot (south side).
The neon tubing shall be mounted in a recessed stucco channel and the location
and /or color shall be approved by the Staff prior to construction plan check. The
neon tubing should create a "soft" light accent on the building but should not
create glare.
•R. A special landscape design shall be submitted for the intersection of Highway 111
and Jefferson Street because it is a "gateway" intersection. The applicant should
prepare a formal landscape plan which uses citrus trees, decorative hardscape,
desert landscape, uplighting, and public art as a focal point for this primary
intersection. The landscape area should be approximately 50 feet by 100 feet
(5,000 square feet). The plan shall be approved by the Arts in Public Places
Committee.
•S. All roof mounted mechanical equipment should shall be screened by the building
wall parapet (e.g., 32 -inch parapet).
T. The minimum dimension for a parking lot planter should shall be seven feet wide.
+U. The final concept building plans shall be reviewed by the Staff during plan check.
• + +V. A trellised pedestrian cover between Buildings A & B is not necessary unless the
applicant desires the facility for his or her patrons. If desired, the height of the
structure shall be approved by the City Fire Marshal during plan check. The
design and its location shall be approved by the Planning and Development
Department Director.
+ +W. The building parapet heights throughout the project shall be continual around each
respective building mass to assure architectural continuity for the project.
+ +X. The design features of the south elevation should be reflective in the north
elevations, where appropriate.
CONAPRVL.071
26
Conditions of Approval
Specific Plan 92 -022 & Plot Plan 92 -490 (Revised); Time Extension #1
March 22, 1994
• Y The deyeleper -of property owner shall dedicate to the City an easement (in
perpetuity) at the southeast corner of the site in conjunction with Condition 24.R.
for the installation of a City entry sign. The sign shall be built by the City and
maintained by the City at no cost to the property owner. The size and location
of the easement shall be determined by the City. The easement shall be offered
to the City within three months after formal review of this -eese time extension by
the Planning Commission and City Council. The City shall prepare the legal
paperwork necessary to complete this requirement.
GRADING
..
Prior to occupation of the project site for construction purposes, the applicant shall
submit and receive approval of a Fugitive Dust (PM10) Control Plan prepared in
accordance with Chapter 6.16 of the La Quinta Municipal Code. In accordance with
said Chapter, the applicant shall furnish security in a form acceptable to the City in an
amount sufficient to guarantee compliance with the provisions of this permit.
These shall include but not be limited to:
A. The use of irrigation during all construction activities;
B. Planting of cover crop or vegetation upon previously graded but undeveloped
portions of the site;, and
C. Provision of wind breaks or wind rows, fencing, and /or landscaping to reduce the
effects upon adjacent properties and property owners. The land owner shall
comply with requirements of the Director of Public Works and Planning and
Development. All construction and graded areas shall be watered at least twice
daily while being used to prevent the emission of dust and blowsand.
26. Graded but undeveloped land shall be maintained in a condition so as to prevent a dust
and blowsand nuisance and shall be either planted with interim landscaping or provided
with other wind and water erosion control measures as approved by the Planning and
Development and Public Works Departments.
27. Applicant shall comply with provisions of the Master Plan of Drainage, including
payment of fees required therewith, and the City's Flood Protection Ordinance.
CONAPRVL.071 27
I
Conditions of Approval
Specific Plan 92 -022 & Plot Plan 92 -490 (Revised); Time Extension #1
March 22, 1994
28. Prior to issuance of a grading permit, the applicant shall prepare and submit a written
report to the Planning and Development Director demonstrating compliance with those
Conditions of Approval and mitigation measures of Environmental Assessment 92 -241,
which must be satisfied prior to the issuance of a grading permit. Prior to the issuance
of a building permit, the Applicant shall prepare and submit a written report to the
Planning and Development Director demonstrating compliance with those conditions of
approval and mitigation measures of Environmental Assessment 92 -241, Specific Plan
92 -022 and Plot Plan 92 -490 which must be satisfied prior to the issuance of a building
permit. Prior to final building inspection approval, the Applicant shall prepare and
submit a written report to the Planning and Development Director demonstrating
compliance with all remaining Conditions of Approval and mitigating measures of
Environmental Assessment 92 -241, Specific Plan 92 -022 and Plot Plan 92 -490. The
Planning and Development Director may require inspections or other monitoring to
assure such compliance.
29. A grading plan shall be prepared by a registered civil engineer. The plan must meet the
approval of the City Engineer prior to issuance of a building permit.
The grading plan shall conform with the recommendations of the soils report. The soils
engineer and /or the engineering geologist, shall certify to the adequacy of the grading
plan.
DRAINAGE
30. The project shall be graded to permit storm flow in excess of retention capacity to flow
into the Whitewater River Channel. Pipes shall be sized to prevent ponding in parking
areas from exceeding six inches during a one hundred year storm event. The project
shall be graded to receive storm flow from adjoining property at locations that have
historically received flow.
31. The tributary drainage area for which the applicant is responsible shall extend to the
centerline of any public street contiguous to the site.
32. In design of retention facilities, the percolation rate shall be considered to be zero unless
Applicant provides site- specific data that indicates otherwise. A trickling sand filter and
leachfield shall be installed to percolate nuisance water in conformance with requirements
of the City Engineer. The sand filter and leach field shall be sized to percolate 22
gallons per day per 1,000 square feet of drainage area.
33. The design of the project shall not cause any change in flood boundaries, levels or
frequencies in any area outside the project.
CONAPRVL.071 28
Conditions of Approval
Specific Plan 92 -022 & Plot Plan 92 -490 (Revised); Time Extension #1
March 22, 1994
34. Applicant shall construct storm water facilities along the north side of Highway 111 as
required by the City Engineer.
UTILITIES
35. All existing and proposed utilities adjacent to or on the proposed site or shall be installed
in underground facilities. Electric power lines over 12,500 volts are not subject to this
requirement.
36. Underground utilities in areas where hardscape surface improvements are planned shall
be installed prior to construction of the surface improvements. Applicant shall provide
certified reports of utility trench compaction tests for approval of the City Engineer.
37. The applicant shall comply with the requirements of the Coachella Valley Water District
including dedication of parcels, lining of the Whitewater River Channel and other
requirements of their letter of October 2, 1992.
STREET AND TRAFFIC IMPROVEMENTS
38. The City is contemplating adoption of a Major Thoroughfare Improvements Ordinance.
The Ordinance is intended to distribute the cost of major thoroughfare construction
evenly and fairly on undeveloped land at the time the land is subdivided or developed for
beneficial use.
If the Ordinance is adopted at least 60 days prior to the issuance of a building permit,
this project shall be subject to the provisions of the ordinance.
If the Ordinance is not adopted the Applicant shall construct street improvements within
and contiguous to the project as listed below.
39. Improvement plans for all on- and off -site streets shall be prepared by a registered civil
engineer. Improvements to State Route 111 shall be designed and constructed in
accordance with the requirements of Caltrans and the City Engineer. Other
improvements shall be designed and constructed in accordance with the La Quinta
Municipal Code, adopted Standard Drawings and as approved by the City Engineer.
The applicant shall perform an alignment study of S.R. 111 and Jefferson Street to
determine the design of the Jefferson /S.R. 111 intersection. The study shall extend 500 -
feet in all directions beyond the boundaries of the applicant's site. If total required
improvements to S.R. 111 exceed $300,000, the applicant shall perform a Project Study
Report if and as required by Caltrans.
CONAPRVL.071
29
V
Conditions of Approval
Specific Plan 92 -022 & Plot Plan 92 -490 (Revised); Time Extension #1
March 22, 1994
Pavement design shall consider soil strength, anticipated traffic loading and design life.
The minimum pavement section shall be 3" AC /4" Class 2 base for on -site work and
41h"16" for arterial and collector streets.
40. Improvements shall include all appurtenances such as traffic signs, channelization
markings, raised medians if required, street name signs, sidewalks, and centralized mail
delivery units approved in design and location by the U.S. Post Office and the City
Engineer. Mid -block street lighting is not required.
Enhancements to existing improvements may be required to integrate the proposed
improvements with existing conditions. This includes street width transitions extending
beyond tract boundaries.
41. The following street improvements shall be constructed to conform with the General Plan
street type noted in parentheses:
A. OFF -SITE STREETS
1. Jefferson Street - Three travel lanes on west side (39' curb to curb) plus
required turn lanes. Install 8 -foot sidewalk.
2. S. R. 111 - Install three travel lanes and shoulder on north side (estimated
46' curb to curb), median island, required turn lanes, exclusive bus
turnout with pedestrian walkway to site, and 8 -foot sidewalk.
B. ON -SITE STREETS
1. As required by the City Engineer. Shall include at least one 24' access
road each to Jefferson Street and S. R. 111.
+ +
C. TRAFFIC SIGNALS
1. S.R. 111 at West Entry Drive - Full traffic signal. If the signal is
warranted when this development occurs (as determined by the City
Engineer), the applicant shall design and construct the signal at the
applicant's expense. If the signal is deferred until warranted at a later
date, the applicant shall pay cash or provide security in guarantee of cash
payment for 25% of the cost to design and construct the signal.
CONAPRVL.071 30
Conditions of Approval
Specific Plan 92 -022 & Plot Plan 92 -490 (Revised); Time Extension #1
March 22, 1994
2. S.R. 111 at Jefferson - Traffic signal modifications as determined by the
alignment study and as approved by the City Engineer. If the
modifications are warranted when this development occurs (as determined
by the City Engineer), the applicant shall design and construct the
modifications at the applicant's expense. If the modifications are deferred
until warranted at a later date, the applicant shall pay cash or provide
security in guarantee of cash payment for 25% of the cost to design and
construct the modifications.
42, +Access points and turning movements of traffic shall be restricted as follows:
A. S.R. 111 - Unrestricted at most westerly access drive. Right -in /right -out at drive
approximately midway between the west property line and Jefferson Street.
B. Jefferson Street - Unrestricted at intersection with Vista Grande. Right -in only
at drive between this intersection and S.R. 111.
C. Applicant shall provide signage and traffic control devices along entry drives as
required by the City Engineer.
LANDSCAPING
43. The applicant shall provide landscape improvements in the setback lots along Jefferson
Street and State Route 111. Design of these setbacks shall be reviewed by the Design
Review Board and approved by the Planning Commission. The applicant is encouraged
to minimize steep slope designs. Use of lawn shall be minimized with no lawn or spray
irrigation within 5 -feet of street curb.
44. Prior to approval of building permits, the applicant shall prepare a water conservation
plan which shall include consideration of:
A. Methods to minimize the consumption of water, including water saving features
incorporated into the design of the structures, the use of drought tolerant and low -
water usage landscaping materials, and programs to increase the effectiveness of
landscape, as recommended by Coachella Valley Water District and the State
Department of Water Resources.
B. Methods for maximizing groundwater recharge, including the construction of
groundwater recharge facilities.
CONAPRVL . 071 31
Conditions of Approval
Specific .Plan 92 -022 & Plot Plan 92 -490 (Revised); Time Extension #1
March 22, 1994
C. Methods for minimizing the amount of water used for on -site irrigation, including
the use of reclaimed water from sewage treatment facilities. The water energy
plan shall be subject to review and acceptance by CVWD prior to final approval
by the City Engineer.
45. Applicant/developer shall submit a landscape and irrigation plan which is in compliance
with Ordinance 220, pertaining to water efficient landscaping, and which shall be
designated to feature drought tolerant plant species, and the latest water conserving
irrigation technology. The plan(s) shall be subject to initial review by the Design Review
Board and the Planning Commission, with subsequent final review and acceptance by
Coachella Valley Water District prior to landscape construction. Evidence of CVWD
acceptance shall be submitted to the Planning and Development Department.
46. Desert or native plant species and drought resistant planning materials shall be
encouraged. Provision shall also be made for planting materials which provide forage
and nesting areas for nearby wildlife.
47. Landscape and irrigation plans for landscaped lots, common retention basins and park
facilities shall be prepared by a licensed landscape architect. The plans and proposed
landscaping improvements shall be in conformance with requirements of, and be signed
by, the Planning Director, the City Engineer, the Coachella Valley Water District, and
the Riverside County Agricultural Commissioner.
Landscape areas shall have permanent irrigation improvements meeting the requirements
of the City Engineer. Common basins shall be designed with a turf grass surface which
can be mowed with standard tractor - mounted equipment.
48. Applicant shall insure that landscaping plans and. utility plans are coordinated to provide
visual screening of above - ground utility structures.
49. Applicant shall submit a copy of the proposed grading, landscaping and irrigation plans .
to the Coachella Valley Water District for review and approval with respect to the
District's Water Management Program.
PUBLIC SERVICES
50. The applicant shall comply with the requirements of the City Fire Marshal, who may
approve alternate means of compliance where deemed appropriate and equivalent to these
standards:
A. The access road proposed along the northern boundary of the project shall be
completed during Phase I to provide through circulation.
CONAPRVL.071
32
Conditions of Approval
Specific Plan 92 -022 & Plot Plan 92 -490 (Revised); Time Extension #1
March 22, 1994
B. All future building expansions shall be subject to a site plan review /approval prior
to issuance of building permits.
C. A minimum unobstructed width of 24 feet shall be maintained for all access
roads, with certain areas designated as fire lanes.
D. The water mains shall be capable of providing a fire flow of 5000 gpm and an
actual fire flow available from any two adjacent hydrants shall be 2500 gpm for
two hours duration at 20 psi.
E. A combination of on -site and off -site Super hydrants (6" X 4" X 2 -1/2" X 2 -1/2 ")
shall be located not less than 25 feet or more than 165 feet from any portion of
the building(s) as measured along approved vehicular travelways.
F. The required water system including fire hydrants shall be installed and accepted
by the Coachella Valley Water District prior to any combustible building material
being placed on the site.
G. Prior to issuance of building permits, the applicant/developer shall furnish one
blueline copy of the water system plans to the Fire Department for
review /approval. Plans shall conform to the fire hydrant types, location spacing,
and the system shall be designed to meet the fire flow requirements. Plans shall
be designed to meet the fire flow requirements. Plans shall be signed /approved
by the local water company and a registered civil engineer with the following
certification: "I certify that the design of the water system is in accordance with
the requirements prescribed by the Riverside County Fire Department.
H. Buildings shall be constructed so that the fire flow required for any individual
building or unseparated area does not exceed 3500 gpm.
I. Final conditions and requirements with regards to type of construction, area
separations, or built -in fire protection systems will be addressed when the
building plans are reviewed. A plan check fee must be paid to the Fire
Department at the time building plans are submitted.
51. Applicant/developer shall work with Waste Management of the Desert to implement
provisions of AB 939 and AB 1462. The applicant/developer is required to work with
Waste Management in setting up the following programs for this project:
CONAPRVL.071
33
Conditions of Approval
Specific Plan 92 -022 & Plot Plan 92 -490 (Revised); Time Extension #1
March 22, 1994
A. Developer shall prepare a plan to provide enlarged trash enclosures for inclusion
of separate facilities for storage of recyclables such as glass, plastics, newsprint
and steel & aluminum cans.
B. All on -site recycling bins shall be enclosed by approved masonry walls or other
architectural features.
52. Applicant/developer shall provide for transit amenities as may be necessary. These
amenities shall include, at a minimum, a bus turnout location and passenger waiting
shelter along Highway 111, the precise location of which shall be determined by Sunline
Transit.
QUALITY ASSURANCE
53. The City is contemplating adoption of a quality- assurance program for privately - funded
construction. If the program is adopted prior to the issuance of permits for construction
of the improvements required of this map, applicant shall fully comply with the quality -
assurance program.
If the quality- assurance program has not been adopted, applicant shall employ or retain
a California registered civil engineer, geotechnical engineer or land surveyor, as
appropriate, to exercise sufficient supervision and quality control during construction of
the tract grading and improvements to certify compliance with the plans, specifications,
applicable codes, and ordinances.
The engineer shall provide the following certifications and documents upon completion
of construction:
A. Upon completion of the improvements, a statement on the "as built" plans as
follows: "The construction of all improvements on these plans was properly
monitored by qualified personnel under my supervision for compliance with the
plans and specifications. The work shown hereon was constructed as approved
except as otherwise noted. Noted exceptions have been approved by the City
Engineer. "
B. Prior to issuance of any building permit, a separate document bearing the
engineer's or surveyor's seal and signature, that lists actual building pad
elevations. The document shall, state the pad elevation approved on the grading
plan, the as -built elevation, and shall clearly identify the difference, if any. The
data shall be organized by phase and shall be cumulative if the data is submitted
at different times.
CONAPRVL.071
34
Conditions of Approval
Specific Plan 92 -022 & Plot Plan 92 -490 (Revised); Time Extension #1
March 22, 1994
54. Applicant shall provide the City a set of "as built" reproducible drawings of all grading
and improvements except water and sewer. Each sheet of the drawings shall have the
words "As- Built" or "As- Constructed" clearly marked on each sheet and be stamped and
signed by the engineer certifying to the as -built condition.
MAINTENANCE
55. Adequate provision shall be made for continuous maintenance of all landscaping and
related features.
56. Applicant shall maintain the landscaped areas of the project such as the landscaped
setback lots and retention basins. Applicant shall maintain all off -site improvements until
final acceptance of the improvements by the City.
MISCELLANEOUS
57. Grading, drainage, street, lighting, landscaping & irrigation, park, gate, and perimeter
wall plans are not approved for construction until they have been signed by the City
Engineer.
58. Appropriate approvals shall be secured prior to establishing any construction or sales
facilities, and /or signs on the subject property.
059. The applicant shall retain a qualified archaeologist to prepare a mitigation and monitoring
plan for artifact location and recovery. Prior archaeological studies for this site as well
as other unrecorded information shall be analyzed prior to the preparation of the plan.
At a minimum, the plan shall: (1) identify the means for digging test pits; and (2)
provide for further testing if the preliminary results show significant material are present.
The final plan shall be submitted to the Planning and Development Department for final
review and approval.
Prior to the issuance of a grading permit, the archaeologist(s) shall complete the testing
and data recovery as noted in the plan. The archaeologist shall monitor the grading
activity as required by the plan or testing results.
A list of the qualified archaeological monitor(s), cultural resources management firm
employees, and any assistant(s) /representative(s), shall be submitted to the Planning and
Development Department. The list shall provide the current address and phone number
for each monitor. The designated monitors may be changed from time to time, but no
such change shall be effective unless served by registered or certified mail on the
Planning and Development Department.
CONAPRVL.071
35
_,
v
Conditions of Approval
Specific Plan 92 -022 & Plot Plan 92 -490 (Revised); Time Extension #1
March 22, 1994
The designated monitors or their authorized representatives shall have the authority to
temporarily divert, redirect, or halt grading activity to allow recovery of resources. In
the event of discovery or recognition of any human remains, there shall be no further
grading, excavation, or disturbance of the site or any nearby area reasonably suspected
to overlie adjacent human remains until appropriate mitigation measures are completed.
Upon completion of the data recovery, the Developer shall cause three copies of the final
report containing the data analyses to be prepared , and published and submitted to the
Planning and Development Department.
60. All on -site billboards shall be removed prior to the issuance of a building permit.
61. The on -site parking spaces fronting Highway 111 will be allowed to be within 25 feet of
the new property line provided visual screening is constructed.
62. A parking analysis shall be submitted to the Planning and Development Department prior
to any developer of the freestanding pad buildings in the future. The study shall be
presented to the Planning Commission for their review and approval. In each study,
building size adjustments shall be made if it is determined that a parking deficiency
exists.
* *63. Angled parking stalls shall be used for the northerly one -half of the parking lot to the
south of the shopping center complex.
064 A Transportation Demand Management (TDM) plan shall be submitted to the Director
of Planning and Development pursuant to Chapter 9.162 if more than 100 people are
employed at the project site.
• 65. The provisions of the City's Water Conservation Ordinance (Ordinance 220) shall be met
during plan check.
CONAPRVL.071
36
7
PH #3
STAFF REPORT
PLANNING COMMISSION MEETING
DATE: MARCH 22, 1994
CASE NOS: PLOT PLAN 92-490 (REVISED) AND SPECIFIC PLAN 92 -022;
EXTENSION OF TIME #1 - JEFFERSON SQUARE
APPLICANT: MICHAEL HURST, ARCHITECT FOR EFP CORPORATION
PROPERTY
OWNER: E.F.P. CORPORATION (MS. LESLIE REEDER, PRESIDENT)
REQUEST: APPROVAL OF A TIME EXTENSION FOR A PREVIOUSLY
APPROVED COMMERCIAL SHOPPING CENTER CONSISTING OF
±251,550 SQUARE FEET ON ±21.3 DEVELOPABLE ACRES
LOCATION: NORTHWEST CORNER OF HIGHWAY 111 AND JEFFERSON
STREET
ENVIRONMENTAL
CONSIDERATION: A NEGATIVE DECLARATION OF ENVIRONMENTAL IMPACT
WAS APPROVED IN CONJUNCTION WITH THIS APPLICATION
DURING THE ORIGINAL APPROVAL IN 1993. NO CHANGES ARE
PROPOSED THAT WOULD INCREASE IMPACTS. THEREFORE,
NO ADDITIONAL ENVIRONMENTAL REVIEW IS DEEMED
NECESSARY.
BACKGROUND:
Project History
This project was originally approved in February, 1993. The approved project consists of a
±251,550 square foot shopping center on a ±21.3 acre site. The original concept was to
market the site as an "off -price" retail center similar to the Cabazon "Desert Hills Factory
Outlet" center.
The project was recommended for approval by the Design Review Board on November 18,
1992, and approved by the Planning Commission on November 24, 1992, subject to the final
plans being reviewed by both groups prior to construction plan check. The City Council
reviewed the proposal at its meeting of December 15, 1992, as a public hearing. The City
Council felt that the project architect and developer should provide a final preliminary design
of the shopping center prior to acquiring approval of the project.
PCST.165
1
L
The City Council voted to continue the case and requested that the project be re- examined by
the Design Review Board and the Planning Commission. The City Council concerns or
questions on the case were:
1. Could the roof line on Building "B" be redesigned so that it is similar in design to the
rest of the shopping center?
2. Could the architect refine or upgrade the pedestrian arcade along the south side of the
building, mainly Buildings "C" and "F "?
3. Was the exposed neon tubing necessary?
4. Would a more traditional Spanish design theme be more appropriate for this location?
The City Council discussed other elements of the project. However, their directive to the
Planning Commission was that they would like the Commission and the architect to refine the
project architecture so that everybody involved knows exactly how the design of the shopping
center will look.
In January, the Design Review Board recommended approval of the revised project. The
Planning Commission reapproved the project with new Conditions of Approval on January 26,
1993, and the City Council approved both applications on February 2, 1993.
Description of Site
The project site is approximately 23 acres but 1.7 acres are in the existing flood control channel.
The channel to the north of this site is not lined at this time. The property is presently vacant
and void of any significant vegetation. The parcel has approximately 1,450 feet of frontage on
Highway 111 and approximately 860 feet on Jefferson Street.
Site Design
The applicant has proposed an "L" shaped shopping center with a majority of the site facing
Highway 111, a major arterial. Future pad sites have been proposed along Highway 111 and
Jefferson Street (Pads "A ", "H", "I ", "J ", and "K "). Various access driveways have been
proposed which provide two -way traffic into the site. The applicant proposed two access
driveways on Highway 111 and two driveways on Jefferson Street. One driveway (Jefferson
Street) is limited to right -in only traffic movement. Parking is interspersed along the south side
of the building and intertwined with the on -site landscaping. The parking lot design proposes
groups of 15 to 30 parking spaces per parking area (double - sided).
Statistical Data
Land: Approximately 21.3 acres (developable)
Building Area: Approximately 251,550 square feet
Parking Provided: Approximately 950 spaces
Parking Ratio: 1/264 square feet
PCST.165 2
J-
Architecture
The architect has proposed a primarily single story contemporary Spanish shopping center with
portions that are two story. Various architectural elements have been used which include stain -
glass accent windows, stucco walls, and other textures. Tile roofing has been included on the
building to create diversity for the main entrance (Buildings "D" and "E ") and along portions
of the pedestrian arcade.
Desert hues will be used on the building. However, a soffited rose and blue neon tubing will
accent the upper area of the building parapet pursuant to approved drawings on file with the
Planning and. Development Department.
In order to lend variety to the building architecture, the store -front areas have included a stair -
step window pattern which is accented by a speckled, rose - colored tile (Megara or Delphi Rose).
A pedestrian arcade (covered or latticed) would be developed along the south side of the
shopping center.
Suecific Plan Required
A specific plan was required pursuant to C -P -S Zoning Code standards, which require that all
properties greater than 15 acres have a specific plan document approved prior to any project
approval for the site,
Image Corridor
The General Plan designates the frontage streets along the exterior portion of the site as
"Primary Image Corridor" thoroughfares, and the signalized intersection is a "gateway" image
intersection. The primary function of the program is to provide boulevard streets with raised,
landscaped medians and heavily landscaped areas within and contiguous to the street rights -of-
way. The General Plan states that "Primary Image Corridors shall include landscape themes
which are reminiscent of La Quinta's agricultural past and desert environment ".
Overall, the applicant's request is generally consistent with the intent of the General Plan. The
Conditions of Approval require the intersection of Highway 111 and Jefferson Street to include
an area for a public art piece surrounded by citrus trees. The citrus trees are required in order
to preserve the City's agricultural past. A geometric type design might be appropriate for
Jefferson Street and Highway 111.
Highway 111 Corridor Treatment
The General Plan was updated in 1992, The new plan requires the applicant to dedicate and
improve 86 -feet ('h street) of property along Highway 111. The new requirement is 26 -feet
larger than the City's past requirement of 60 feet. The larger width requirement was requested
by Caltrans. The 26 -feet is to be reserved for future highway widening in the event that
PCST.165 3
l
additional travel lanes are needed in the next 20 to 30 years. The City's Off - Street Parking
Code and General Plan require a 50 foot landscape buffer on Highway 111. The setback can
be varied, if certain design standards can be written into the proposed specific plan. The
approved site /landscape plan has a varied setback for the on -site parking and a 50 -foot setback
for the pad buildings.
TIME EXTENSION REQUEST:
The applicant has requested a one year time extension for his plot plan and specific plan. The
applicant has indicated that this request is needed in order to keep the project entitlements alive
during the sluggish economy.
ANALYSIS:
The Planning Department has recommended minor changes to several Conditions of Approval.
The changes bring the conditions up to current City requirements including replacing the Design
Review Board with the Planning Commission.
Condition 24Y was added to the recommended conditions because the City is considering
installing City entry signs at various locations throughout the City to announce the primary
entrances into the City. This site has been chosen by the City Council as a future site. The
design of the sign has been finished and approved by the City Council on March 15, 1994.
CONCLUSION:
The Planning Department feels that this request is acceptable. Staff would like to note to the
applicant that a number of conditions do require studies and /or other items to be completed prior
to the issuance of a building permit.
RECOMMENDATIONS:
Staff recommends that by the adoption of Resolution 94- , the Planning Commission
recommend approval of a one year time extension to February 2, 1995, to the City Council,
subject to the attached amended conditions.
Attachments:
1. Location map
2. Planning Commission Minutes of January 26, 1993 and November 24, 1992
3. Letter from Michael Hurst
4. Draft Conditions of Approval
5. Plan exhibits (Planning Commission only)
PCST.165 4
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Planning Commission Minutes
November 24, 1992
ROLL CALL V AYES: Commissioners ,
Marrs, Adolph, & rwoman
Barrows. NOES: ne. ABSENT:
Commis ner Mosher
A T O: None.
D. Specific Plan 92-022 and Plot Plan 92 -490, a request of E.F.P. Corporation (Ed
Carnes) to establish development standards for a future shopping center and a
±260,000 sq. ft. commercial shopping center on a portion of a ±23 acre site.
1. Associate Planner Greg Trousdell presented the information contained in
the Staff report, and noted the changes in the size of the project from
260,000 square feet to 265,000 square feet and a modification in the two
way entrance on Jefferson Street. A copy of the file can be viewed in the
Planning and Development Department.
2. Commissioner Adolph asked if the developer was asking for architectural
approval. Staff explained that they were asking for a conceptual approval
and that the Design Review Board would review the final architectural
drawings. Commissioner Adolph stated he would like to set final
architectural drawings. Commissioner Barrows stated that Condition #22
could be changed to require the project to come back before the Planning
Commission.
3. Commissioner Ellson asked Staff to clarify when sections were two story.
Staff stated the applicant would describe the project. Commissioner
Ellson further inquired if the theater traffic would have to cross the traffic
area. She suggested that the theater be switched with Building #B.
4. There being no further questions of Staff, Chairwoman Barrows opened
the public hearing. Mr. Michael Hurst, architect for the project, gave a
detailed report of the project.
5. Commissioner Adolph asked if the overhead power poles would be put
underground. Mr. Hurst stated he would comply with the Conditions of
Approval. Commissioner Adolph stated his concern that Building '1"
would be to close to the corner. Mr. Hurst explained that the building
would be recessed back.
6. Commissioner Ellson inquired if the flood control channel would be
covered in concrete. She was concerned about the aesthetics. Mr. Hurst
stated he had a proposal to present to the Water District.
PC11 -24 4
L
Planning Commission Minutes
November 24, 1992
7. Chairwoman Barrows asked for clarification on the use of the neon
lighting. Mr. Hurst stated it was to be used as an accent to buildings
"C", "F ", and "E ". It would be hooded so only the lighting would be
seen. Discussion followed regarding the lighting.
8. Commissioner Ellson asked about the window shading and if angle
parking would be provided. Staff stated that angle parking would be
required north of the center street.
9. Mr. Bud Melkesian, neighbor to the north, stated his concern about the
view of the north elevation, as well as the noise, traffic, lighting, buffers,
and graffiti on the walls. Commissioner Marrs stated that the Commission
had discussed most of these issues in study session and felt they would be
addressed in the Conditions of Approval.
10. Mr. Wally Reynolds, property owner to the east, stated that the Indian
Springs golf community to the north was concerned about the amount of
noise, traffic, lighting, buffering, and graffiti on the walls. Commissioner
Marrs stated that the issue of graffiti was addressed by the Commission
.in their study session and stated that in the Conditions of Approval #20 the
noise issue would be addressed.
11. Mr. Ed Carns, Project Manager for the project, stated that the project
would maintain its own security force and would be patrolling the project
for any problems including graffiti.
12. Ms. Pam Serabian, property owner to the north, asked if the City had any
plans in the near future for a bridge over Jefferson Street at the channel.
Assistant City Engineer Steve Speer stated that the City had no plans for
the immediate future for a bridge on Jefferson Street.
13. Commissioner Marrs inquired if the north entrance to the project would
line up with Vista Grande. Staff replied it would.
14. Commissioner Ellson asked Staff if the utilities would be undergrounded
and if the parking would be angled. Staff stated the utilities would be
undergrounded and angle parking would be provided.
15. There being no further public comment, Chairwoman Barrows closed the
public hearing and opened the matter for Commission discussion.
PC11 -24 5
c
Planning Commission Minutes
November 24, 1992
E.
PC11 -24
16. Following discussion regarding the location of the theater and parking,
Commissioner Adolph moved and Commissioner Ellson seconded a
motion to adopt Planning Commission Resolution 92 -045 recommending
to the City Council approval of Specific Plan 92-022 and Plot Plan 92-490
subject to the amended conditions and confirmation of the Environmental
Determination.
ROLL CALL VOTE: AYES: Commissioners Ellson,
Marrs, Adolph, & Chairwoman
Barrows. NOES: None. ABSENT:
Commissioner Mosher.
ABSTAINING: None.
Plot Plan 91 -456. ArnAment #1; a request of th Koenig Companies for
approval of an am ent to allow the reduction a size of the project from
116,600 square f e to 85,650 square feet on 9, cres reduced from 11.8 acres.
1. P ' pal Planner Stan Sawa
f report, a copy of which
Department. /
ited the information contain in the
file in the Planning and De
opment
There being no q of Staff, Chairwoman Barro opened the public
hearing. Mr. Koenig, applicant, stated his ncurrence with the
Staff s recom ndaI ons but added his conce ut being able to meet
the 50% ng lot shading. He further ent on to explain the art
project posed for the project.
3. Co issioner AdolVsKoenli Uis proposed on the Tampico side
uld be screened. V there would be a screened wall on
the south side so the puld be sheltered from the street.
Discussion followed rep t wall. /
4. Commissioner Ado s tated his concern that the delivery truc ould
not be able to m the turn to exit onto Washington Street. Koenig
stated the pro' t would be designed to be sure they couly0biscussion
followed re ding shop #2 north elevation and potenti h problems.
5. There Vng no further public discussion, Chairw9pCn Barrows closed the
6
Planning Commission Minutes
January 26, 1993
on property would and the police power of the City►ould
undoubtedly pro illegal.
16. Chaira ow stated her support of th for this area and the
con ' rural lifestyle that exists.
17. ere being no further discussion . moved by Commissioner Mosher
and seconded by Commissi llson to adopt Planning Commission
Resolution 93-002 r ending approval of the Environmental
Determination and a on of Change of Zone 92 -073, as prgpdkd.
ROLL CAL AYES: Commissioners osher,
Ellson, Marrs, olph, &
Chairwoman XN . NOES:
None. : None.
ABSTAI
Planning Commissioners took a break 8:57 -9:04 P.M.
C. Continued PuNic Hearing on Specific Plan 92 -022 and Plot Plan 92-490 -
Jgfferson So ; a request of EFP Corporation (Ed Carnes) for approval of
development sandards for a future shopping center and to develop a ±251,550
sq. ft. commovial shopping center on a portion of a ±23 acre site.
1. Associzte Planner Greg TrousdelI presented the information contained in
the Staff report, a copy of which is on file in the Planning and
Development Department.
2. Commissioner Mosher asked if the items Council and the Design Review
Board required to be addressed had been answered. Staff stated that with
the new drawings they had been addressed.
3. Commissioner Ellson asked Staff to clarify the southerly access right turn-
in ordy on Jefferson Street. Staff stated that the Engineering Department
had made a change and that in the Conditions of Approval 41.C. should
be deleted and 42.C. should be changed to read, "Applicant shall provide
signage and traffic control devices along entry drives as required by the
City Engineer."
4. Commissioner Adolph asked Staff if the driveways on Highway 111 had
been approved by Caltrans. Staff stated they had been approved.
PC1 -26 5
Planning Commission Kinutes
January 26, 1993
PC1 -26
S. There being no further questions of Staff Chairwoman Barrows opened the
public hearing. Mr. Michael Hurst, architect for the project, addressed
the Commission regarding each of the issues raised by the City Council
and the Design Review Board.
6. Following the discussion regarding each of the issues, Commissioner
Mosher asked Mr. Hurst if they had any objections to the Staff's
Conditions of Approval. Mr. Hurst replied they did ,not.
7. Commissioner Ellson stated her concern for the signage colors. Mr.
Hurst stated that their plans were to require standarization of signs. She
further asked if the neon tubing would be exposed. Mr. Hurst stated it
would not be exposed.
8. Commissioner Adolph stated his concern regarding the blue tile on the
columns. He felt it was too strong and should be made smaller so as not
to dominate.
9. There being no further public comment, Chairwoman Barrows closed the
public hearing.
10. Commissioners discussed with Staff the wording in the Conditions of
Approval regarding the "exposed" neon tubing. Following the discussion,
it was determined that the word "exposed' would be eliminated from the
conditions. In addition, Condition 41.C.I. would be eliminated and
renumbered, and Condition 42.C. would be changed to read as stated
above.
11. Following the discussion, Commissioner Mosher moved and
Commissioner Ellson seconded a motion to adopt Planning Commission
Resolution 93-003 recommending to the City Council approval of the
Environmental Declaration and approving Specific Plan 92-022 and Plot
Plan 92-490 subject to the revised conditions as stated above.
ROLL CALL VOTE: AYES: Commissioners Mosher,
Marrs, & Chairwoman Barrows.
NOES: Commissioners Ellson &
Adolph. ABSENT: None.
ABSTAINING: None.
D. 4 - The L a r of The >pe d(Pe rgeon)
for val of building plan shop and cocar w ash in
e Eleven Shopping Ce
6
Michael Hurst 0 h Architect
Jan. 25, 1994
Planning Department
City of La Quinta,
Calif.
Att. Greg Trousdell, Associate Planner
Re. Specific Plan 92 -022
Plot Plan 92 -490
Dear Greg,
As you and I are both aware, the approvals for Specific Plan
92 -022 and Plot Plan 92 -490, which concern the 22 acre( "approx)
site on the corner of Jefferson Street and Highway SR 111, proposed
for a Factory Outlet Center, are about to expire.
It is for this reason that I am directing this letter to
you at this time. As the Architect of record for the aforementioned
project and as a representative of the developer and owner of same,
I would like at this time to request a one year (1) extension
of the approvals for PP -92 =490 -; and SP =92 -022.
The project has been delayed because of various reasons,
among those being the instability of the real estate market
this past year, and also the developer, owner and investor were
not as ready to proceed with the project as soon as they had
hoped to be. There is at this time additional interest at
persuing the development of the property and it would be to
the advantage of all parties involved to retain the approvals
for a planned Factory Outlet Center at the site.
I am including with this request the required property
owners list and mailing labels (300 ft. radius) and the required
fee for processing of the request for an extension.
Thank you for your attention in this.matter. I await your
reply 1 —i-
f�,, .
Michael urst, Architect
P.O.Box 1362
Palm Desert, CA, 92261
y. JAN 3 1 1994
Post Office Box 1362 * Palm Desert, CA 92261
r
RESOLUTION 94-
A RESOLUTION OF THE PLANNING COMMISSION
OF THE CITY OF LA QUINTA, CALIFORNIA,
RECERTIFYING THE PREVIOUSLY APPROVED
ENVIRONMENTAL ASSESSMENT 92 -241 AND
RECOMMENDED APPROVAL OF SPECIFIC PLAN 92-
022 AND PLOT PLAN 92 -490 (REVISED) 1ST TIME
EXTENSION.
CASE NOS.: SPECIFIC PLAN 92 -022 AND PLOT PLAN 92 -490 (REVISED)
1ST TIME EXTENSION
EFP CORPORATION
WHEREAS, the Planning Commission of the City of La Quinta,
California, did, on the 24th day of November, 1992, and January 26, 1993, hold
duly- noticed Public Hearings to consider the request of E.F.P. Corp. to develop a
commercial shopping center on a portion of a 23 acre site bounded by the Whitewater
Storm Channel on the north, Highway 111 on the south, and Jefferson Street on the
east.
WHEREAS, the City Council of the City of La Quinta, California,
did, on the 15th day of December, 1992, and February 2, 1993, did hold duly- noticed
Public Hearings to consider the request of E.F.P. Corp. and recommendation of the
Planning Commission to develop a +251,550 square foot commercial shopping center
on a portion of a 23 acre site bounded by the Whitewater Storm Channel on the north,
Highway 111 on the south, and Jefferson Street on the east, more particularly
described as:
A PORTION OF THE NORTH HALF OF SECTION 29, T5S, R7E, SBBM
(APN: 649 - 020 -007 & 010)
WHEREAS, prior to the expiration of the case on February 2,
1994, the applicant's representative filed a written request to extend the 1993
approval for another one year period.
WHEREAS, on March 1, 1994, the project was readvertised in the
Desert Sun, and notices were sent to property owners within 300 -feet of the site
notifying them of the extension request.
WHEREAS, the Planning Commission of the City of La Quinta,
California, did, on the 22nd day of March, 1994, hold a duly- noticed Public Hearing
to consider the request of E. F. P. Corp. to extend the 1993 approval for another one
year period.
WHEREAS, a Negative Declaration of Environmental Impact was
approved in conjunction with this application during the original project approval in
1993. No changes are proposed that would increase those impacts identified earlier..
Therefore, no additional Environmental Review is deemed necessary.
WHEREAS, mitigation of various physical impact have been
identified and incorporated into the approval conditions for Specific Plan 92 -022 &
xsaocc.oiz
Plot Plan 92 -490 (Revised) 1st time extension, thereby. requiring that monitoring of
those mitigation measures be undertaken to assure compliance with them; 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 find the following facts and reasons to justify the
recommending of approval of said time extension:
1. The adopted Specific Plan and Plot Plan are consistent with the goals and
policies of the La Quinta General Plan.
2. The adopted Specific Plan and Plot Plan are compatible with the existing and
anticipated area development.
3. The project will be provided with adequate utilities and public services to
ensure public health and safety.
4. That the project will not impact the abutting streets as. they will be fully
improved along the frontage of the site as required by the adopted General
Plan (Circulation Element).
5. That the conditions imposed are deemed necessary to protect the health,
safety, and welfare of the community.
6. The use (s) is consistent with the provisions of the La Quinta Municipal Code.
7. That the project is consistent with State Law Section 65450 (et. al.) .
SPECIFIC PLAN GOALS /OBJECTIVES:
1. To create a shopping area to serve the City of La Quinta and adjoining cities.
2. To create a unique urban design environment that is appealing to the citizens
of La Quinta.
3. To create a harmonious relationship with the adjacent residential
neighborhoods (north and east) by buffering the project with streets,
setbacks, landscaping, walls, and other architectural features.
4. To create a pedestrian - oriented environment.
5. To provide a balanced transportation system to conserve and reduce air
pollution.
6. To provide an adequate supply of on -site parking and landscaping.
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
the Commission in this case;
RSSOCC.o12
2. That it does hereby reconfirm the conclusion of Environmental Assessment No.
92 -241, indicating that the proposed Specific Plan and Plot Plan will not result
in any significant environmental impacts as mitigated by the recommended
Conditions of Approval; and,
3. That the Planning Commission does hereby recommend approval to the City
Council of above - described Specific Plan and Plot Plan time extension request
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 22nd day of March, 1994, by the
following vote, to wit:
AYES:
NOES:
ABSENT:
ABSTAIN:
KATIE BARROWS, Chairman
City of La Quinta, California
ATTEST:
JERRY HERMAN, Planning Director
City of La Quinta, California
RESOCC.o12
PLANNING COMMISSION RESOLUTION 94-
CONDITIONS OF APPROVAL - RECOMMENDED
SPECIFIC PLAN 92 -022 & PLOT PLAN 92490 (REVISED); TIME EXTENSION #1
MARCH 22, 1994
* Modified by Planning Commission on November 24, 1992
** Added by Planning Commission on November 24, 1992
+ Revised by Design Review Board on 1/13/93
+ + Added by Design Review Board on 1/13/93
+ ++ Modified by Planning Commission 1/26/93
• Recommended for Amendment, 3/22/94
GENERAL:
1. Specific Plan 92 -022 and Plot Plan 92 -490 shall comply with the requirements and
standards of the City of La Quinta Municipal Code, unless otherwise modified by the
following conditions.
02. This approval shall expire and become void on February 2, 1995, unless extended
pursuant to the City's Municipal Code.
3. Phasing plans, including phasing of public improvements, shall be submitted for review
and approval by the City Engineer and the Planning and Development Department prior
building permit issuance.
4. Prior to the issuance of a grading or building permit for construction of any building or
use contemplated by this approval, the applicant shall obtain permits and /or clearances
from the following public agencies:
- City Fire Marshal
- Public Works Department
- Planning and Development Department
- Riverside Co. Environmental Health Department
- Desert Sands Unified School District
- Coachella Valley Water District
- Imperial Irrigation District
- California Regional Water Quality Control Board (NPDES Permit)
- Caltrans District H
Applicant is responsible for any requirements of the permits or clearances from those
jurisdictions. If the requirements include approval of improvement plans, applicant shall
furnish proof of said approvals prior to obtaining City approvals and signatures on the
plans.
CONAPRVL.071 1
Conditions of Approval
Specific Plan 92 -022 6 Plot Plan 92 -490 (Revised); Time Extension #1
March 22, 1994
Evidence of said permits or clearances from the above mentioned agencies shall be
presented to the Building Division at the time of the application for a building permit for
the use contemplated herewith.
5. Provisions shall be made to comply with the terms and requirements of the City's
adopted Infrastructure Fee program in effect at the time of issuance of building permits.
6. Construction shall comply with all local and State building code requirements as
determined by the Building and Safety Director.
FEES AND DEPOSITS
7. In order to mitigate impacts on public schools, applicant shall comply with the following:
Prior to the issuance of any building permits, the applicant shall
provide the Planning and Development Department with written
clearance from the DSUSD stating that their impact fees have been
paid.
•8. The GaRfemia Fish md Game Enyir-enfnenW filing fees shall be paid. The fee is
b. The fee shal
paid within 24 Mum AeF appfeyal by the Gity Getineil.
9. Applicant shall pay all fees and deposits required by the City for processing, plan
checking, and construction inspection. The fee and deposit amount(s) shall be those
which are in effect at the time the work is undertaken and accomplished by the City:
10. Prior to issuance of any land disturbance permit, the applicant shall pay the required
mitigation fees for the Coachella Valley Fringe -Toed Lizard Habitat Conservation
Program, as adopted by the City, in the amount of $600 per acre of disturbed land.
IMPROVEMENT AGREEMENT
11. Applicant shall construct, or enter into an agreement to construct, the on- and off -site
grading, streets, utilities, landscaping, on -site common area improvements, and any other
improvements required by these conditions before approval of the final map.
Improvements to be made or agreed to shall include removal of any existing structures
or obstructions which are not part of the proposed improvements.
CONAPRVL.071 2
Conditions of Approval
Specific Plan 92 -022 & Plot Plan 92 -490 (Revised); Time Extension 11
March 22, 1994
If improvements are phased, off -site improvements and property-wide improvements such
as perimeter walls and landscaping, common drainage basins or mains, and perimeter
landscaping shall be constructed or secured prior to issuance of a building permit.
12. The applicant shall develop phases in the order of the approved phasing plan so that
improvements required of each phase are complete prior to issuance of Certificates of
Occupancy within any subsequent phases. The City Engineer may consider proposals by
the applicant to stage the installation of off -site and property -wide improvements
normally secured with the first phase (i.e., off-site improvements, perimeter walls and
perimeter landscaping) with the orderly development of all phases within the plot plan.
13. Applicant shall dedicate public street right of way and utility easements in conformance
with the City's General Plan, Municipal Code, applicable specific plans if any, and as
required by Caltrans and the City Engineer. Right of way geometry for cul -de -sacs,
knuckle turns and corner cut -backs for State Route 111 improvements shall conform with
Caltrans requirements or as approved by the City Engineer. Right of way geometry for
cul -de -sacs, knuckle turns and corner cut -backs for all other improvements shall conform
with Riverside County Standard Drawings #800, #801, and #805 respectively unless
otherwise approved by the City Engineer.
Dedications shall include:
A. Jefferson Street - 60 -foot half width, plus additional to accommodate any right
turn'refuges and dual left turn lanes and an exclusive right turn lane at SR 111,
plus additional as required by the intersection alignment study required herein.
B. State Route 111 - 86 -foot half width, exclusive bus turnout, additional width as
necessary to accommodate exclusive left and right turn lanes and alignment
changes resulting from the intersection alignment study required below.
C. Right -of -way or easements as required to provide access for emergency service
equipment.
D. Mutual access easement to adjacent property to the west over the most westerly
access drive.
E. Parcels and easements as required by CVWD.
14. Applicant shall create, and offer to dedicate, common area setback lots, of minimum
width as noted, adjacent to the following street rights of way:
CONAPRVL.071
Conditions of Approval
Specific Plan 92 -022 & Plot Plan 92 -490 (Revised); Time Extension 11
March 22, 1994
A. Highway 111 - 50 feet wide; and
B. Jefferson Street - 20 feet wide.
15. Applicant shall dedicate blanket easements over the setback lots for the purpose of
sidewalks and /or bikepaths.
16. The applicant shall vacate vehicle access rights to abutting public streets. Access to those
streets shall be restricted to street intersections and approved emergency access locations.
17. Applicant shall dedicate any easements necessary for placement of and access to utility
lines and structures, drainage basins, common areas, and centralized mail delivery units.
PROJECT DESIGN:
18. Development of the project site shall comply with Specific Plan 92 -022 and Plot Plan 92-.
490 and the following conditions, which conditions shall take precedence in the event of
any conflict with the plans and exhibits.
19. A noise study shall be prepared by a qualified acoustical engineer, to be submitted to the
Planning & Development Department for review and approval prior to issuance of a
grading permit. The study shall concentrate on noise impacts on the tract from perimeter
arterial streets, and recommend alternative mitigation techniques. Recommendations of
the study shall be incorporated into the project design. The study shall consider use of
building setbacks, engineering design, building orientation, noise barriers (terming,
walls, and landscaping, etc.), and other techniques.
• *20. A six -foot -high masonry wall or chain link fence (living fence) shall be provided along
the north side of the project. The exact location, design, and materials shall be subject
to review and approval by the Design Review Beafd Planning and Development
Department in conjunction with the noise study and approved by the Planning
Commission. Landscaping shall be provided on both sides of the future wall or fence.
21. The requirements of the City's Off - Street Parking Ordinance shall be met for each
development phase of the project.
022. This approval does not authorize the construction of the pad sites. These buildings'
specific locations, design, height, and size shall be subject to separate plot plan review
and approval by the Design Reyiew Beafd Planning Commission.
CONAPRVL.071 4
Conditions of Approval
Specific Plan 92 -022 & Plot Plan 92 -490 (Revised); Time Extension 01
March 22, 1994
23. All lighting facilities shall comply with Chapter 9.210 (Outdoor Light Control) and be
designed to minimize light and glare impacts to surrounding property. All lighting to be
installed shall be subject to review and approval by the Planning and Development
Department.
Applicant shall submit plans for street lighting along roads, if any, for review and
approval by the Planning and Development Department.
BUILDING AND SITE DESIGN
24. The development shall be governed by the following:
A. All ground - mounted mechanical equipment shall be screened from view by
methods approved by the Planning and Development Department.
B. No two -story buildings shall be allowed within 150 -feet of Jefferson Street or
Highway 111.
C. All roofing material within the project shall be clay or concrete barrel tile. The
color of the roof tiles shall consist of desert hues and be approved by the Staff.
D. A building addressing plan shall be submitted to the Building and Safety and Fire
Departments for review during plan check. The minimum building address size
lettering shall be eight inches.
E. Screening of the parking lot surface shall be provided from all adjacent streets
through use of berming, landscaping and /or short decorative walls. The
minimum vertical height shall be 42 inches.
F. Handicap access, facilities and parking shall be provided per Federal, State, and
local requirements.
G. No overhead or similar door shall open to the north or towards any residentially
zoned property unless adequate screened from noise and visibility to the
satisfaction of the Planning and Development Director.
•H. Variety in setbacks and siting shall occur in development of the future pad sites,
but in no case shall the building setback line be less than
setbaek nquifemen 50 feet excluding architectural projections.
I. No outside cart or other storage shall be permitted unless completely screened in
a City approved area, excluding cart return areas within parking lot area.
CONAPRVL.071 5
Conditions of Approval
Specific Plan 92 -022 & Plot Plan 92 -490 (Revised); Time Extension 11
March 22, 1994
J. Parking lot striping plan including directional arrows, stop signs, no parking
areas, parking spaces shall be approved by Planning and Development and
Engineering Departments prior to issuance of building permits.
+K. Plot plan or conditional use permit applications, as deemed necessary by C -P -S
Zone requirements, shall be processed for each pad site. The architectural
features of the pad sites shall be consistent with the design theme of the main
structure.
L. The Planning Commission shall conduct annual reviews of this specific plan until
the project is completed. During each annual review by the Commission, the
developer /applicant shall be required to demonstrate good;faith compliance with
the terms of the specific plan. The applicant/developer of this project hereby
agrees to furnish such evidence of compliance as the City, in the exercise of its
reasonable discretion, may require. Evidence of good faith compliance may
include, but shall not necessarily be limited to, good faith compliance with the
requirements of the specific plan. Upon conclusion of the annual review, the
Commission may extend the approval period for 12 months at a time.
M. The final landscape plan shall utilize trees and palms along Highway 111 and
Jefferson Street and the entry drives into the project. Palms should not be used
as shade trees for the parking lot areas unless they are massed because the
applicant will not be able to meet the City's landscape shading requirements
which call for 50% of the parking shall be shaded. Canopy shade trees may be
used in the parking lot.
N. Accent tree uplighting shall be used along both major streets and along the main
entry drives.
• +O. A master sign program shall be reviewed and approved by the Design Rey'
eev'
Beafd Planning Commission prior to any on -site building construction. The
program should include uniform materials and colors for each tenant space.
+P. A trellised or tiled roofed pedestrian arcade shall be built along the front of the
shopping center to shield the customers and store owners from the intense
summer sun. The location and. design of the arcade shall be approved by Staff
during plan check. The maroon canvas awnings may be used under the trellis or
roofed arcade as an accent treatment to the overall design of the shopping
complex. The awning color shall be a softer color.
CONAPRVL, . 071 6
Conditions of Approval
Specific Plan 92 -022 & Plot Plan 92 -490 (Revised); Time Extension 11
March 22, 1994
+ + +Q. The neon tubing which is mounted to the top of the building complex should be
used sparingly throughout the shopping center because the neon will distract from
the architectural elements of the center plus it could be a distraction to Highway
111 traffic.
The neon tubing may be used on buildings C, F, and G on the sides of the
building which face the shopping complexes primary parking lot (south side).
The neon tubing shall be mounted in a recessed stucco channel and the location
and /or color shall be approved by the Staff prior to construction plan check. The
neon tubing should create a "soft" light accent on the building but should not
create glare.
•R. A special landscape design shall be submitted for the intersection of Highway 111
and Jefferson Street because it is a "gateway" intersection. The applicant should
prepare a formal landscape plan which uses citrus trees, decorative handscape,
desert landscape, uplighting, and public art as a focal point for this primary
intersection. The landscape area should be approximately 50 feet by 100 feet
(5,000 square feet). The plan shall be approved by the Arts in Public Places
Committee.
OS. All roof mounted mechanical equipment should shall be screened by the building
wall parapet (e.g., 32 -inch parapet) .
T. The minimum dimension for a parking lot planter should shall be seven feet wide.
+U. The final concept building plans shall be reviewed by the Staff during plan check.
• + +V. A trellised pedestrian cover between Buildings A & B is not necessary unless the
applicant desires the facility for his or her patrons. if desired, the height of the
structure shall be approved by the City Fire Marshal during plan check. The
design and its location shall be approved by the Planning and Development
Department Director.
+ +W. The building parapet heights throughout the project shall be continual around each
respective building mass to assure architectural continuity for the project.
+ +X. The design features of the south elevation should be reflective in the north
elevations, where appropriate.
CONAPRVL.071
Conditions of Approval
Specific Plan 92 -022 & Plot Plan 92 -490 (Revised); Time Extension 01
March 22, 1994
• Y The develeper of property owner shall dedicate to the City an easement (in
perpetuity) at the southeast corner of the site in conjunction with Condition 24.R.
for the installation of a City entry sign. The sign shall be built by the City and
maintained by the City at no cost to the property owner. The size and location
of the easement shall be determined by the City. The easement shall be offered
to the City within three months after formal review of this ea time extension by
the Planning Commission and City Council. The City shall prepare the legal
paperwork necessary to complete this requirement.
GRADING
I - - aft -
Prior to occupation of the project site for construction purposes, the applicant shall
submit and receive approval of a Fugitive Dust (PM10) Control Plan prepared in
accordance with Chapter 6.16 of the La Quinta Municipal Code. In accordance with
said Chapter, the applicant shall furnish security in a form acceptable to the City in an
amount sufficient to guarantee compliance with the provisions of this permit.
These shall include but not be limited to:
A. The use of irrigation during all construction activities;
B. Planting of cover crop or vegetation upon previously graded but undeveloped
portions of the site; and
C. Provision of wind breaks or wind rows, fencing, and /or landscaping to reduce the
effects upon adjacent properties and property owners. The land owner shall
comply with requirements of the Director of Public Works and Planning and
Development. All construction and graded areas shall be watered at least twice
daily while being used to prevent the emission of dust and blowsand.
26. Graded but undeveloped land shall be maintained in a condition so as to prevent a dust
and blowsand nuisance and shall be either planted with interim landscaping or provided
with other wind and water erosion control measures as approved by the Planning and
Development and Public Works Departments.
27. Applicant shall comply with provisions of the Master Plan of Drainage, including
payment of fees required therewith, and the City's Flood Protection Ordinance.
CONAPRVL.071 8
Conditions of Approval
Specific Plan 92 -022 & Plot Plan 92 -490 (Revised), Time Extension 01
March 22, 1994
28. Prior to issuance of a grading permit, the applicant shall prepare and submit a written
report to the Planning and Development Director demonstrating compliance with those
Conditions of Approval and mitigation measures of Environmental Assessment 92 -241,
which must be satisfied prior to the issuance of a grading permit. Prior to the issuance
of a building permit, the Applicant shall prepare and submit a written report to the
Planning and Development Director demonstrating compliance with those conditions of
approval and mitigation measures of Environmental Assessment 92 -241, Specific Plan
92 -022 and Plot Plan 92 -490 which must be satisfied prior to the issuance of a building
permit. Prior to final building inspection approval, the Applicant shall prepare and
submit a written report to the Planning and Development Director demonstrating
compliance with all remaining Conditions of Approval and mitigating measures of
Environmental Assessment 92 -241, Specific Plan 92 -022 and Plot Plan 92 -490, The
Planning and Development Director may require inspections or other monitoring to
assure such compliance.
29. A grading plan shall be prepared by a registered civil engineer. The plan must meet the
approval of the City Engineer prior to issuance of a building permit.
The grading plan shall conform with the recommendations of the soils report. The soils
engineer and /or the engineering geologist shall certify to the adequacy of the grading
plan.
DRAINAGE
30. The project shall be graded to permit storm flow in excess of retention capacity to flow
into the Whitewater River Channel. Pipes shall be sized to prevent ponding in parking
areas from exceeding six inches during a one hundred year storm event. The project
shall be graded to receive storm flow from adjoining property at locations that have
historically received flow.
31. The tributary drainage area for which the applicant is responsible shall extend to the
centerline of any public street contiguous to the site.
32. In design of retention facilities, the percolation rate shall be considered to be zero unless
Applicant provides site - specific data that indicates otherwise. A trickling sand filter and
leachfield shall be installed to percolate nuisance water in conformance with requirements
of the City Engineer. The sand filter and leach field shall be sized to percolate 22
gallons per day per 1,000 square feet of drainage area.
33. The design of the project shall not cause any change in flood boundaries, levels or
frequencies in any area outside the project.
CONAPRVL.071
Conditions of Approval
Specific Plan 92 -022 & Plot Plan 92 -490 (Revised); Time Extension 11
March 22, 1994
34. Applicant shall construct storm water facilities along the north side of Highway 111 as
required by the City Engineer.
UTILITIES
35. All existing and proposed utilities adjacent to or on the proposed site or shall be installed
in underground facilities. Electric power lines over 12,500 volts are not subject to this
requirement.
36. Underground utilities in areas where hardscape surface improvements are planned shall
be installed prior to construction of the surface improvements. Applicant shall provide
certified reports of utility trench compaction tests for approval of the City Engineer.
37. The applicant shall comply with the requirements of the Coachella Valley Water District
including dedication of parcels, lining of the Whitewater River Channel and other
requirements of their letter of October 2, 1992.
STREET AND TRAFFIC IMPROVEMENTS
38. The City is contemplating adoption of a Major Thoroughfare Improvements Ordinance.
The Ordinance is intended to distribute the cost of major thoroughfare construction
evenly and fairly on undeveloped land at the time the land is subdivided or developed for
beneficial use.
If the Ordinance is adopted at least 60 days prior to the issuance of a building permit,
this project shall be subject to the provisions of the ordinance.
If the Ordinance is not adopted the Applicant shall construct street improvements within
and contiguous to the project as listed below.
39. Improvement plans for all on- and off -site streets shall be prepared by a registered civil
engineer. Improvements to State Route 111 shall be designed and constructed in
accordance with the requirements of Caltrans and the City Engineer. Other
improvements shall be designed and constructed in accordance with the La Quinta
Municipal Code, adopted Standard Drawings and as approved by the City Engineer.
The applicant shall perform an alignment study of S.R. 111 and Jefferson Street to
determine the design of the Jefferson /S.R. 111 intersection. The study shall extend 500 -
feet in all directions beyond the boundaries of the applicant's site. If total required
improvements to S. R. 111 exceed $300,000, the applicant shall perform a Project Study
Report if and as required by Caltrans.
CONAPRVL.071 10
Conditions of Approval
Specific Plan 92 -022 & Plot Plan 92 -490 (Revised) ; Time Extension 11
March 22, 1994
Pavement design shall consider soil strength, anticipated traffic loading and design life.
The minimum pavement section shall be 3" AC /4" Class 2 base for on -site work and
41/2"/6" for arterial and collector streets.
40. Improvements shall include all appurtenances such as traffic signs, channelization
markings, raised medians if required, street name signs, sidewalks, and centralized mail
delivery units approved in design and location by the U.S. Post Office and the City
Engineer. Mid -block street lighting is not required.
Enhancements to existing improvements may be required to - integrate the proposed
improvements with existing conditions. This includes street width transitions extending
beyond tract boundaries.
41. The following street improvements shall be constructed to conform with the General Plan
street type noted in parentheses:
A. OFF -SITE STREETS
+ + +C.
CONAPRVL.071
1. Jefferson Street - Three travel lanes on west side (39' curb to curb) plus
required turn lanes. Install 8 -foot sidewalk.
2. S.R. 111 - Install three travel lanes and shoulder on north side (estimated
46' curb to curb), median island, required turn lanes, exclusive bus
turnout with pedestrian walkway to site, and 8 -foot sidewalk.
ON -SITE STREETS
1. As required by the City Engineer. Shall include at least one 24' access
road each to Jefferson Street and S.R. 111.
TRAFFIC SIGNALS
1. S.R. 111 at West Entry Drive - Full traffic signal. If the signal is
warranted when this development occurs (as determined by the City
Engineer), the applicant shall design and construct the signal at the
applicant's expense. If the signal is deferred until warranted at a later
date, the applicant shall pay cash or provide security in guarantee of cash
payment for 25% of the cost to design and construct the signal.
11
Conditions of Approval
Specific Plan 92 -022 & Plot Plan 92 -490 (Revised); Time Extension #1
March 22, 1994
2. S.R. 111 at Jefferson - Traffic signal modifications as determined by the
alignment study and as approved by the City Engineer. If the
modifications are warranted when this development occurs (as determined
by the City Engineer), the applicant shall design and construct the
modifications at the applicant's expense. If the modifications are deferred
until warranted at a later date, the applicant shall pay cash or provide
security in guarantee of cash payment for 25% of the cost to design and
construct the modifications.
42.,, Access points and turning movements of traffic shall be restricted as follows:
A. S.R. 111 - Unrestricted at most westerly access drive. Right -in /right -out at drive
approximately midway between the west property line and Jefferson Street.
B. Jefferson Street - Unrestricted at intersection with Vista Grande. Right -in only
at drive between this intersection and S.R. 111.
C. Applicant shall provide signage and traffic control devices along entry drives as
required by the City Engineer.
LANDSCAPING
43. The applicant shall provide landscape improvements in the setback lots along Jefferson
Street and State Route 111. Design of these setbacks shall be reviewed by the Design
Review Board and approved by the Planning Commission. The applicant is encouraged
to minimize steep slope designs. Use of lawn shall be minimized with no lawn or spray
irrigation within 5 -feet of street curb.
44. Prior to approval of building permits, the applicant shall prepare a water conservation
plan which shall include consideration of:
A. Methods to minimize the consumption of water, including water saving features
incorporated into the design of the structures, the use of drought tolerant and low -
water usage landscaping materials, and programs to increase the effectiveness of
landscape, as recommended by Coachella Valley Water District and the State
Department of Water Resources.
B. Methods for maximizing groundwater recharge, including the construction of
groundwater recharge facilities.
CONAPRVL.071 12
Conditions of Approval
Specific Plan 92 -022 & Plot Plan 92 -490 (Revised); Time Extension 01
March 22, 1994
C. Methods for minimizing the amount of water used for on -site irrigation, including
the use of reclaimed water from sewage treatment facilities. The water energy
plan shall be subject to review and acceptance by CVWD prior to final approval
by the City Engineer.
45. Applicant/developer shall submit a landscape and irrigation plan which is in compliance
with Ordinance 220, pertaining to water efficient landscaping, and which shall be
designated to feature drought tolerant plant species, and the latest water conserving
irrigation technology. The plan(s) shall be subject to initial review by the Design Review
Board and the Planning Commission, with subsequent final review and acceptance by
Coachella Valley Water District prior to landscape construction. Evidence of CVWD
acceptance shall be submitted to the Planning and Development Department.
46. Desert or native plant species and drought resistant planning materials shall be
encouraged. Provision shall also be made for planting materials which provide forage
and nesting areas for nearby wildlife.
47. Landscape and irrigation plans for landscaped lots, common retention basins and park
facilities shall be prepared by a licensed landscape architect. The plans and proposed
landscaping improvements shall be in conformance with requirements of, and be signed
by, the Planning Director, the City Engineer, the Coachella Valley Water District, and
the Riverside County Agricultural Commissioner.
Landscape areas shall have permanent irrigation improvements meeting the requirements
of the City Engineer. Common basins shall be designed with a turf grass surface which
can be mowed with standard tractor - mounted equipment.
48. Applicant shall insure that landscaping plans and utility plans are coordinated to provide
visual screening of above - ground utility structures.
49. Applicant shall submit a copy of the proposed grading, landscaping and irrigation plans
to the Coachella Valley Water District for review and approval with respect to the
District's Water Management Program.
PUBLIC SERVICES
50. The applicant shall comply with the requirements of the City Fire Marshal, who may
approve alternate means of compliance where deemed appropriate and equivalent to these
standards:
A. The access road proposed along the northern boundary of the project shall be
completed during Phase I to provide through circulation.
CONAPRVL.071
13
T
0
Conditions of Approval
Specific Plan 92 -022 & Plot Plan 92 -490 (Revised); Time Extension #1
March 22, 1994
B. All future building expansions shall be subject to a site plan review /approval prior
to issuance of building permits.
C. A minimum unobstructed width of 24 feet shall be maintained for all access
roads, with certain areas designated as fire lanes.
D. The water mains shall be capable of providing a fire flow of 5000 gpm and an
actual fire flow available from any two adjacent hydrants shall be 2500 gpm for
two hours duration at 20 psi.
E. A combination of on -site and off -site Super hydrants (6" X 4" X 2 -1/2" X 2 -1/2 ")
shall be located not less than 25 feet or more than .165 feet from any portion of
the building(s) as measured along approved vehicular travelways.
F. The required water system including fire hydrants shall be installed and accepted
by the Coachella Valley Water District prior to any combustible building material
being placed on the site.
G. Prior to issuance of building permits, the applicant/developer shall furnish one
blueline copy of the water system plans to the Fire Department for
review /approval. Plans shall conform to the fire hydrant types, location spacing,
and the system shall be designed to meet the fire flow requirements. Plans shall
be designed to meet the fire flow requirements. Plans shall be signed /approved
by the local water company and a registered civil engineer with the following
certification: "I certify that the design of the water system is in accordance with
the requirements prescribed by the Riverside County Fire Department.
H. Buildings shall be constructed so that the fire flow required for any individual
building or unseparated area does not exceed 3500 gpm.
I. Final conditions and requirements with regards to type of construction, area
separations, or built -in fire protection systems will be addressed when the
building plans are reviewed. A plan check fee must be paid to the Fire
Department at the time building plans are submitted.
51. Applicant/developer shall work with Waste Management of the Desert to implement
provisions of AB 939 and AB 1462. The applicant/developer is required to work with
Waste Management in setting up the following programs for this project:
CONAPRVL.071
14
Conditions of Approval
Specific Plan 92 -022 & Plot Plan 92 -490 (Revised); Time Extension 01
March 22, 1994
A. Developer shall prepare a plan to provide enlarged trash enclosures for inclusion
of separate facilities for storage of recyclables such as glass, plastics, newsprint
and steel & aluminum cans.
B. All on -site recycling bins shall be enclosed by approved masonry walls or other
architectural features.
52. Applicant/developer shall provide for transit amenities as may be necessary. These
amenities shall include, at a minimum, a bus turnout location and passenger waiting
shelter along Highway 111, the precise location of which shall be determined by Sunline
Transit.
QUALITY ASSURANCE
53. The City is contemplating adoption of a quality- assurance program for privately- funded
construction. If the program is adopted prior to the issuance of permits for construction
of the improvements required of this map, applicant shall fully comply with the quality -
assurance program.
If the quality- assurance program has not been adopted, applicant shall employ or retain
a California registered civil engineer, geotechnical engineer or land surveyor, as
appropriate, to exercise sufficient supervision and quality control during construction of
the tract grading and improvements to certify compliance with the plans, specifications,
applicable codes, and ordinances.
The engineer shall provide the following certifications and documents upon completion
of construction:
A. Upon completion of the improvements, a statement on the "as built" plans as
follows: "The construction of all improvements on these plans was properly
monitored by qualified personnel under my supervision for compliance with the
plans and specifications. The work shown hereon was constructed as approved
except as otherwise noted. Noted exceptions have been approved by the City
Engineer. "
B. Prior to issuance of any building permit, a separate document bearing the
engineer's or surveyor's seal and signature, that lists actual building pad
elevations. The document shall, state the pad elevation approved on the grading
plan, the as -built elevation, and shall clearly identify the difference, if any. The
data shall be organized by phase and shall be cumulative if the data is submitted
at different times.
CONAPRVL.071
15
Conditions of Approval
Specific Plan 92 -022 & Plot Plan 92 -490 (Revised); Time Extension 11
March 22, 1994
54. Applicant shall provide the City a set of "as built" reproducible drawings of all grading
and improvements except water and sewer. Each sheet of the drawings shall have the
words "As- Built" or "As- Constructed" clearly marked on each sheet and be stamped and
signed by the engineer certifying to the as -built condition.
MAINTENANCE
55. Adequate provision shall be made for continuous maintenance of all landscaping and
related features.
56. Applicant shall maintain the landscaped areas of the project such as the landscaped
setback lots and retention basins. Applicant shall maintain all off -site improvements until
final acceptance of the improvements by the City.
MISCELLANEOUS
57. Grading, drainage, street, lighting, landscaping & irrigation, park, gate, and perimeter
wall plans are not approved for construction until they have been signed by the City
Engineer.
58. Appropriate approvals shall be secured prior to establishing any construction or sales
facilities, and /or signs on the subject property.
059. The applicant shall retain a qualified archaeologist to prepare a mitigation and monitoring
plan for artifact location and recovery. Prior archaeological studies for this site as well
as other unrecorded information shall be analyzed prior to the preparation of the plan.
At a minimum, the plan shall: (1) identify the means for digging test pits; and (2)
provide for further testing if the preliminary results show significant material are present.
The final plan shall be submitted to the Planning and Development Department for final
review and approval.
Prior to the issuance of a grading permit, the archaeologist(s) shall complete the testing
and data recovery as noted in the plan. The archaeologist shall monitor the grading
activity as required by the plan or testing results.
A list of the qualified archaeological monitor(s), cultural resources management firm
employees, and any assistants) /representative(s), shall be submitted to the Planning and
Development Department. The list shall provide the current address and phone number
for each monitor. The designated monitors may be changed from time to time, but no
such change shall be effective unless served by registered or certified mail on the
Planning and Development Department.
CONAPRVL.071
16
Conditions of Approval
Specific Plan 92 -022 &
March 22, 1994
Plot Plan 92 -490 (Revised); Time Extension 01
The designated monitors or their authorized representatives shall have the authority to
temporarily divert, redirect, or halt grading activity to allow recovery of resources. In
the event of discovery or recognition of any human remains, there shall be no further
grading, excavation, or disturbance of the site or any nearby area reasonably suspected
to overlie adjacent human remains until appropriate mitigation measures are completed.
Upon completion of the data recovery, the Developer shall cause three copies of the final
report containing the data analyses to be prepared and published and submitted to the
Planning and Development Department.
60. All on -site billboards shall be removed prior to the issuance of a building permit.
61. The on -site parking spaces fronting Highway 111 will be allowed to be within 25 feet of
the new property line provided visual screening is constructed.
62. A parking analysis shall be submitted to the Planning and Development Department prior
to any developer of the freestanding pad buildings in the future. The study shall be
presented to the Planning Commission for their review and approval. In each study,
building size adjustments shall be made if it is determined that a parking deficiency
exists.
* *63. Angled parking stalls shall be used for the northerly one -half of the parking lot to the
south of the shopping center complex.
064 A Transportation Demand Management (TDM) plan shall be submitted to the Director
of Planning and Development pursuant to Chapter 9.162 if more than 100 people are
employed at the project site.
• 65. The provisions of the City's Water Conservation Ordinance (Ordinance 220) shall be met
during plan check.
CONAPRVL.071 17
CITY OF LA QUIOTA F�LE Cgpy
PLANNING COMMISSION
NOTICE OF PUBLIC HEARING
NOTICE IS HEREBY GIVEN that the City of La Quanta Planning Commission will hold a PUBLIC
HEARING on March 22, 1994, at 7:00 P.M. in the La Quinta City Hall Council Chamber, located
at 78 -495 Calle Tampico, on the following item:
ITEM: SPECIFIC PLAN 92 -022 & PLOT
PLAN 92 -490 (REVISED) -
JEFFERSON SQUARE
APPLICANT: EFP CORPORATION
LOCATION: NORTH OF HIGHWAY 111, WEST
OF JEFFERSON STREET, AND
SOUTH OF THE WHITEWATER
STORM CHANNEL.
REQUEST: APPROVAL OF TIME EXTENSION
FOR A PREVIOUSLY APPROVED
SHOPPING CENTER (±251,550
SQ. FT.) ON APPROXIMATELY
21 ACRES ZONED C -P -S (SCENIC
HIGHWAY COMMERCIAL) . THE
SPECIFIC PLAN OF
DEVELOPMENT WAS REQUIRED
PURSUANT TO 9 88 040 OF THE
I
ILA
?rojec
FP
MUNICIPAL CODE. THE
SPECIFIC PLAN ESTABLISHES THE DEVELOPMENT STANDARDS FOR THE
PROJECT.
LEGAL: PORTION OF THE NORTH } SECTION 29, T5S, R7E, SBBM; APN 649 -020 -0071
& 010
A Negative Declaration of Environmental Impact was approved in conjunction with this application
during the original approval in 1993. No changes are proposed that would increase impacts.
Therefore, no additional environmental review is deemed necessary.
Any person may submit written comments on this case to the Planning and Development
Department prior to the Hearing and /or may appear and be heard in support of or opposition to
the project at the time of the Hearing. If you challenge the decision of this Time Extension in
court, you may be limited to raising only those issues that you or someone else raised either at
the Public Hearing or in written correspondence delivered to the Planning and Development
Department, at or prior to the Public Hearing. The files may be viewed by the public Monday
through Friday from 8:00 A. M. until 5:00 P.M. at the Planning and Development Department, La
Quanta City Hall, 78 -495 Calle Tampico, La, Quinta, California.
DO NOT PRINT BELOW THIS LINE
PUBLISH ONCE ON MARCH 1, 1994
Planning Commission Kinutes
January 26, 1993
on property would and the police power of the City ould
undoubtedly pro illegal.
16. Chairw�o ows stated her support of th for this area and the
con ' rural lifestyle that exists.
17. &
IRbere being no further discussiol&Was discussion ' moved by Commissioner Mosher
and seconded by Commissi llson to adopt Planning Commission
Resolution 93-002 r ending approval of the Environmental
Determination and aj&qffon of Change of Zone 92 -073, as pressed..
ROLL CAL AYES: Commissioners osher,
Ellson, Marrs, olph, &
Chairwoman s. NOES:
None. NT: None.
ABSTAI : None.
Planning Commissioners took a break 8:57 -9:04 P.M.
C. Continued Public Hearing on Specific Plan 92 -022 and Plot Plan 92-490 -
Jefferson Squ,--e; a request of EFP Corporation (Ed Carnes) for approval of
development sandards for a future shopping center and to develop a ±251,550
sq. ft. commercial shopping center on a portion of a ±23 acre site.
1. Associze Planner Greg Trousdell presented the information contained in
the Staff report, a copy of which is on file in the Planning and
Development Department.
2. Commissioner Mosher asked if the items Council and the Design Review
Board required to be addressed had been answered. Staff stated that with
the new drawings they had been addressed.
3. Commissioner Ellson asked Staff to clarify the southerly access right turn -
in only on Jefferson Street. Staff stated that the Engineering Department
had made a change and that in the Conditions of Approval 41.C. should
be delesed and 42.C. should be changed to read, 'Applicant shall provide
signage and traffic control devices along entry drives as required by the
City Engineer."
4. Commissioner Adolph asked Staff if the driveways on Highway III 1 had
been approved by Caltrans. Staff stated they had been approved.
PCl -26 5
Planning Commission Minutes
January 26, 1993
PCl -26
S. There being no further questions of Staff Chairwoman Barrows opened the
public hearing. Mr. Michael Hurst, architect for the project, addressed
the Commission regarding each of the issues raised by the City Council
and the Design Review Board.
6. Following the discussion regarding each of the issues, Commissioner
Mosher asked Mr. Hurst if they had any objections to the Staff's
Conditions of Approval. Mr. Hurst replied they did not.
7. Commissioner Ellson stated her concern for the signage colors. Mr.
Hurst stated that their plans were to require standarization of signs. She
further asked if the neon tubing would be exposed. Mr. Hurst stated it
would not be exposed.
8. Commissioner Adolph stated his concern regarding the blue file on the
columns. He felt it was too strong and should be made smaller so as not
to dominate.
9. There being no further public comment, Chairwoman Barrows closed the
public hearing.
10. Commissioners discussed with Staff the wording in the Conditions of
Approval regarding the "exposed" neon tubing. Following the discussion,
it was determined that the word "exposed" would be eliminated from the
conditions. In addition, Condition 41.C.1. would be eliminated and
renumbered, and Condition 42.C. would be changed to read as stated
above.
11. Following the discussion, Commissioner Mosher moved and
Commissioner Ellson seconded a motion to adopt Planning Commission
Resolution 93-003 recommending to the City Council approval of the
Environmental Declaration and approving Specific Plan 92-022 and Plot
Plan 92-490 subject to the revised conditions as stated above.
ROLL CALL VOTE: AYES: Commissioners Mosher,
Marrs, & Chairwoman Barrows.
NOES: Commissioners Ellson &
Adolph. ABSENT: None.
ABSTAU4ING: None.
D. 1 94 - a r of The Lube Shop Rocar rgeon)
for val of building plan;Shz;,
or shop and coin ope wash in
One Eleven Shopping Ce
6
Planning Commission Minutes
November 24, 1992
ROLL CALL VO AEs Commissioners ,
M Adolph, & rwoman
Bs. NOES: ne. ABSENT:
Cis ner Mosher
A G: None.
D. Specific Plan 92-022 and Plot Plan 92 -490; a request of E.F.P. Corporation (Ed
Carnes) to establish development standards for a future shopping center and a
±260,000 sq. ft. commercial shopping center on a portion of a.±23 acre site.
1. Associate Planner Greg Trousdell presented the information contained in
the Staff report, and noted the changes in the size of the project from
260,000 square feet to 265,000 square feet and a modification in the two
way entrance on Jefferson Street. A copy of the file can be viewed in the
Planning and Development Department.
2. Commissioner Adolph asked if the developer was asking for architectural
approval. Staff explained that they were asking for a conceptual approval
and that the Design Review Board would review the final architectural
drawings. Commissioner Adolph stated he would like to see final
architectural drawings. Commissioner Barrows stated that Condition #22
could be changed to require the project to come back before the Planning
Commission.
3. Commissioner Ellson asked Staff to clarify when sections were two story.
Staff stated the applicant would describe the project. Commissioner
Ellson further inquired if the theater traffic would have to cross the traffic
area. She suggested that the theater be switched with Building #B.
4. There being no further questions of Staff, Chairwoman Barrows opened
the public hearing. Mr. Michael Hurst, architect for the project, gave a
detailed report of the project.
5. Commissioner Adolph asked if the overhead power poles would be put
underground. Mr. Hurst stated he would comply with the Conditions of
Approval. Commissioner Adolph stated his concern that Building "I"
would be to close to the corner. Mr. Hurst explained that the building
would be recessed back.
6. Commissioner Ellson inquired if the flood control channel would be
covered in concrete. She was concerned about the aesthetics. Mr. Hurst
stated he had a proposal to present to the Water District.
PC11 -24 4
Planning Commission Minutes
November 24, 1992
7. Chairwoman Barrows asked for clarification on the use of the neon
lighting. Mr. Hurst stated it was to be used as an accent to buildings
"C ", "F ", and "E ". It would be hooded so only the lighting would be
seen. Discussion followed regarding the lighting.
8. Commissioner Ellson asked about the window shading and if angle
parking would be provided. Staff stated that angle parking would be
required north of the center street.
9. Mr.. Bud Melkesian, neighbor to the north, stated his concern about the
view of the north elevation, as well as the noise, traffic, lighting, buffers,
and graffiti on the walls. Commissioner Marrs stated that the Commission
had discussed most of these issues in study session and felt they would be
addressed in the Conditions of Approval.
10. Mr. Wally Reynolds, property owner to the east, stated that the -Indian
Springs golf community to the north was concerned about the amount of
noise, traffic, lighting, buffering, and graffiti on the walls. Commissioner
Marrs stated that the issue of graffiti was addressed by the Commission
in their study session and stated that in the Conditions of Approval #20 the
noise issue would be addressed.
11. Mr. Ed Cams, Project Manager for the project, stated that the project
would maintain its own security force and would be patrolling the project
for any problems including graffiti.
12. Ms. Pam Serabian, property owner to the north, asked if the City had any
plans in the near future for a bridge over Jefferson Street at the channel.
Assistant City Engineer Steve Speer stated that the City had no plans for
the immediate future for a bridge on Jefferson Street. .
13. Commissioner Marrs inquired if the north entrance to the project would
line up with Vista Grande. Staff replied it would.
14. Commissioner Ellson asked Staff if the utilities would be undergrounded
and if the parking would be angled. Staff stated the utilities would be
undergrounded and angle parking would be provided.
15. There being no further public comment, Chairwoman Barrows closed the
public hearing and opened the matter for Commission discussion.
PC11 -24 . 5
.A..
Planning Commission Minutes
November 24, 1992
16. Following discussion regarding the location of the theater and parldng,
Commissioner Adolph moved and Commissioner Ellson seconded a
motion to adopt Planning Commission Resolution 92 -045 recommending
to the City Council approval of Specific Plan 92-022 and Plot Plan 92-490
subject to the amended conditions and confirmation of the Environmental
Determination.
ROLL CALL VOTE: AYES: Commissioners Ellson,
Marrs, Adolph, & Chairwoman
Barrows. NOES: None. ABSENT:
Commissioner Mosher.
ABSTAINING: None.
E. Plot Plan 91-456. AmAdment ; a request of th Koenig Companies for
approval of an ame ent to allow the reduction a size of the project from
116,600 square f to 85,650 square feet on 9. cres reduced from 11.8 acres.
1. P . pal Planner Stan Sawa pre ted the information contain4 in the
f report, a copy of which ' on file i/annn nd lopment
Department.
2. There being no �ues, ' s of Staff, Chairwpened the public
hearingXposed Mr Koenig, applicant, urrence with the
Staff s ations but added hi s cing able to meet
the SO4lot shading. He furt explain the art
project or the project.
3. Co issioner Adolph asked if th llis proposed on the Tampico side
uld be screened. Mr. KY
V there would be a screened wall on
the south side so the par ot uld be sheltered from the street.
Discussion followed ree he west wall.
4. Commissioner Ado stated his concern that the delivery true ould
not be able tom the turn to exit onto Washington Street. .Koenig
stated the pro' t would be designed to be sure they Foul Discussion
followed re ding shop #2 north elevation and potenti h problems.
5. There Wing no further public discussion, Chairwoman Barrows closed the
PC11 -24 6
S49-020-010
Efp Inc
486:0 Monroe St
Indio CA
649- 020 -014
Saleem Coobtee
401 B -St 950
922201 San Diego CA
649 -020 -018
Cvcwd
Po Box 1058
Coachella CA 92286
649 -080 -011
Landmark Land Co Of Calif Inc
Po Box 1000
La Quinta CA 9225~,
649 -080 -019
Harvey g Marion Henderson
45405 Via Corona
Indian Wells CA 92210
649- 150 -602
John P R Robert Hooten
83612 Ave 9
Indio CA 92201
649 - 150 -017
Indio Springs Partners
27068 La Paz Rd 605
Laguna Hills CA 92656
* ** 17 Printed **
a
649 -020 -017
j Efp Inc
+ 48680 Monroe St
92101 Indio CA 9-22201
I
649 -080 -009
649 -030 -010
Landmark Land Co
Of Calif Inc
Landmark Land Co Of Calif
Inc
Po Box 1000
Po Box 1000
La Quinta CA
92253
La Quinta CA
92253`
649-030-013
649 -0_:0 -016
Landmark Land Co
Of Calif Inc
Anne J Mazzella
Po Box 1000
j- 4 E 64th St
La Quinta CA
92253
I New York Ny
10021
Landmark Land Co of
Calif Inc.
649 -150 -001
P.O. BOX 1000
i John P & Robert Hooten
La Quinta, CA 92253
83612 Ave 9
! Indio CA
92201
649 - 150 -003
649- 150 -016
Jomec
i John P Hooten
80201 Hwy 111 2
83612 Ave 9
Indio CA
92201
Indio CA
92201
649 - 240 -004
Cvcwd
Po Box 1058
Coachella CA 922236
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All Rights Reserved
ASSESSORS NUMBER
`TRACT TMAAPPANUMBER
UEL - GAS
VERIFIED
NP_ARCEL
AREA
---------- ------ --- -- -- - »------ ---- - - - --- ---»-----------------_----------------
649, -020 -010 1. 20 -011
---------------
C VAC - COMMERCIAL
------- ---- -
GRTD 02 -92
$4.591,7011v
.r ,
EFP INC—
48630 MONROE ST
PU1 CD -C24 -000 -0
21.330 -ACRES
92- 0076996
PRIOR•
54,59 ?,701LV
$50,819.94/92
INDIO CA 92201
AMOUNT
f1 ,880 ODOF
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-.-«•«---«--«----------------------------------------------°------•----•-----•-»«-».--«-
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78 -495 CALLE TAMPICO — LA QUINTA, CALIFORNIA 92253 - (619) 777 -7000
FAX (619) 777 -7101
April 6, 1994
Ms. Leslie Reeder, President
EFP Corporation
7720 B El Camino #501
Rancho La Costa, CA 92009
SUBJECT: PLOT PLAN 92 -490 AND SPECIFIC PLAN 92 -022, 1ST TIME EXTENSION
Dear Ms. Reeder:
On March 22, 1994, the City Council reviewed your request for a one year extension
of time for your commercial project at the northwest corner of Jefferson Street and
Highway 111. The City Council approved the request as recommended by the
Planning Commission on a 5 -0 vote. A copy of the final Conditions of Approval is
attached.
If you should have any questions, please contact the undersigned.
Very truly yours,
RIY HIIRMAN
NI AND DEVELOPMENT DIRECTOR
1ROUSDELL
to Planner
GT : kaf
Enclosure
cc: Mr. Michael Hurst, Architect
LTRGT.203
MAILING ADDRESS - P.O. BOX 1504 - LA QUINTA, CALIFORNIA 92253
Twy 4 FaE Con
78495 CALLE TAMPICO — LA DIJINTA, CALIFORNIA 92253 - (619) 777 -7000
FAX (619) 777 -7101
March 29, 1994
Ms. Leslie Reeder, President
EFP Corporation
7720 B El Camino #501
Rancho La Costa, CA 92009
SUBJECT: PLOT PLAN 92 -490 AND SPECIFIC PLAN 92 -022, 1ST TIME EXTENSION
Dear Ms. Reeder:
On March 22, 1994, the Planning Commission conducted a Public Hearing on your
request for a one year extension of time for your commercial project at the northwest
corner of Jefferson Street and Highway 111. The Planning Commission approved the
request as recommended by staff on a 5 -0 vote.
The project will be reviewed as a report of Planning Commission action by the City
Council on April 5, '1994, at 3:00 p.m. in the City Council Chamber. Your
attendance at the meeting is necessary in case any questions arise.
If you desire to appeal the action of the Planning Commission, please file your appeal
with our office within 15 -days from the date of this letter pursuant to Chapter
9.182.080 of the Municipal Zoning Code.
Caltrans has transmitted a letter to the City regarding your project. A copy of the
letter is attached. The letter explains their plan check process should you desire
to proceed with your construction working drawings.
If you should have any questions, please contact the undersigned.
Very truly yours,
JERRY HERMAN
PLANNING AND DEVELOPMENT DIRECTOR
GREG ROUSDELL
Associate Planner
GT : kaf
Enclosure
cc: City Manager
Mr. Michael Hurst, Architect
MAILING ADDRESS - P.O. BOX 1504 - LA OUINTA, CALIFORNIA 92253
LTAOT.203
STATE OF CALIFORNIA - BUSINESS, TRANSPOR - NATION AND HOUSING AGENCY
PETE WILSON, Govemor
DEPARTMENT OF TRANSPORTATION
DISTRICT 11, P.O. BOX 85406, SAN DIEGO, 92186 -5406
(619) 688 -6424 TDD Number
(6
19) 688 -6002
Mr. Greg Trousdell
Planning and Development Division
City of La Quinta
78 -495 Calle Tampico
P.O. Box 1504
La Quinta, CA 92253
Dear Mr. Trousdell:
March 15, 1994
MAR p 1 1994 D
p NNfN ARTM N
11 -RIV- 111/33.1
Jefferson Street
P 92- 490 /SP 92 -022
We have reviewed Jefferson Square Specific Plan which proposes to construct a
280,000 square foot commercial shopping center on 23 acres located on the northwest
corner of Jefferson Street and State Route (SR) 111. We had the opportunity to review this
proposed project in October, 1992. Most of our requirements from the previous review has
been addressed with exception of an Environmental Impact Report/Traffic Study to determine
the impacts and appropriate mitigation. We would like to review these documents.
Additionally, the following information has recently been furnished to us and must be also
addressed:
A long term landscape maintenance plan along the Parkway within the SR -111
right of way must be addressed through a Cooperative Agreement between the
City of La Qunita and Caltrans prior to permit approval.
The applicant shall provide a cost estimate of landscaping appearing within the
SR -111 right of way for use in determining certain terms and conditions of the
Cooperative Agreement.
The applicant shall provide any additional information required as found in the
"District 11 Landscape Architecture Consultant Guidelines ". For further
information regarding this issue, please contact Ray Traynor, Caltrans
Landscape Architect (North), at (619) 688 -6738 or Ted Thurston at (619) 688-
3388.
Mr. Greg Trousdell
March 15, 1994
Page Two
We appreciate the opportunity to comment on this project. Af you have any questions
regarding our comments, please contact Anicia Gottwig at (619) 688 -6958.
Sincerely,
r
BILL DILLON, Chief
Planning Studies Branch
BD /AG:ce
cc: CRWest
CCalvi
FYazdan /MDobbin
RTraynor/TThurston
t
EFP Corporation
7720 A E1 Camino Real #501
Rancho La Costa, CA 92009
February 14, 1994
Via Fax
619 -777 -7101
Mr. Jerry Herman
Mr. Greg Trousdell
City of Indio
78 -495 Calle Tampico
La Quinta, CA 92253
Dear Mr. Herman and Mr. Trousdell,
Pursuant to your letter of February 3, 1994 to Mr. Michael Hurst I am writing to formally
grant my consent for Mr. Hurst to renew plot plan 92 -490 and specific plan 92 -022 for a 1
year period, on property known as Jefferson Square located on the north -west corner of
Jefferson Street and Highway 1 11 in the city of La Quinta.
cc: Mr. Michael Hurst ✓
Si rely
Leslie Reeder
President
PLANNING DEPARTMENT
i
-FILE COPY
c&t,/ 4 78 -495 CALLE TAMPICO — LA QUANTA, CALIFORNIA 92253 - (619) 777 -7000
FAX (619) 777 -7101
February 10, 1994
Mr. Michael Hurst, Architect
P.O. Box 1362
Palm Desert, CA 92261
SUBJECT: 1ST TIME EXTENSION REQUEST FOR PLOT PLAN 92 -490 AND
SPECIFIC PLAN 92 -022
Dear Mr. Hurst:
On February 3, 1994, we sent a letter to your attention concerning your request for
a one year extension of time for the Jefferson Square project on Highway 111, west
of Jefferson Street. In the letter, we stated that we had tentatively scheduled your
case for the Planning Commission meeting of March 8, 1994. The March 8th meeting
has been cancelled. In absence of this meeting, we will reschedule your project to
the Planning Commission's next meeting which is March 22, 1994, at 7:00 p.m.
If you should have any questions, please contact the undersigned.
Very trul urs,
J YNG N
P D DEVELOP MENT DIRECTOR
GR ELL
sso iate Planner
GT:kaf
cc: City Manager
Planning and Development Director
Ms. Leslie Reeder, EFP, Incorporated
MAILING ADDRESS - P.O. BOX 1504 - LA QUINTA, CALIFORNIA 92253
LTltOf .186
CHAMBER OF COMMERCE
GEM OF THE DESERT
February 7, 1994
TO:
ROM:
RE
CITY OF LA QUINTA, PLANNING AND DEVELOPMENT DIVISION
GREG TROUSDELL, ASSOCIATE PLANNER
LA QUINTA CHAMBER OF COMMERCE, PLANNING AND REVIEW
SUBCOMMITTEE
Plot Plan 92- 490 /Specific Plan 92 -022
The La Quinta Chamber of Commerce, Planning and Review
Subcommittee would encourage the City of La Quinta to
approve the 1st time extension requested by Jefferson
Square, a proposed +253,000 commercial shopping center, to
be located on the northwest corner of Jefferson and Highway
111.
POST OFFICE BOX 255.51 -351 AVENIDA BERMUDAS • LA QUINTA, CALIFORNIA 92253 • (519) 564 -3199
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78-495 CALLE TAMPICO — LA OUINTA, CALIFORNIA 92253 - (619) 777 -7000
FAX (619) 777 -7101
February 3, 1994
Mr. Michael Hurst, Architect
P.O. Box 1362
Palm Desert, CA 92261
SUBJECT: 1ST TIME EXTENSION REQUEST FOR PLOT PLAN 92 -490 AND
SPECIFIC PLAN 92 -022
Dear Mr. Hurst:
We have reviewed your written request and paid application to extend the Jefferson
Square project for another one year period. We have tentatively scheduled your
request for the Planning Commission meeting of March 8, 1994. The meeting will be
held in March because the City requires the time extension request to be a public
hearing with a minimum notice period of 21-days.
We have routed your case for review by all local public agencies for their
consideration. The agency response deadline is February 14, 1994. If after
February 14, 1994, you would like to review their comments, please contact our
office and we will make copies of any of the returned transmittals for your records.
We would like to receive 8J11 by 11" ( reduced) exhibits of your original large
presentation exhibits which were approved by the Planning Commission and City
Council in 1993. We never received the final exhibits and it would be helpful to have
them in the future when we have inquiries from the public on your time extension
request. Please submit the exhibits to our office by February 14, 1994.
We also need a letter from the property owner(s) stating that they consent to your
representation of their interests for this request.
If you should have any questions, please contact the undersigned.
Very truly yours,
Y
AND DEVELOPMENT DIRECTOR
RE OUSDELL
Ass ciate Planner
GT : kaf
cc: City Manager
Planning and Development Director
Ms. Leslie Reeder, EFP, Incorporated
LTAm'.]6l
MAILING ADDRESS - P.O. BOX 1504 - LA OUINTA, CALIFORNIA 92253
```
1 •
RIVERSIDE COUNTY
COIS BYRD, SHERIFF
City of La Quinta
Planning & Development Division
78495 Calle Tampico
La Quinta CA 92253
Attention: Greg Trousdell
Associate Planner
Dear Mr. Trousdell:
Sheriff
82 -695 DR. CARREON BLVD. • INDIO, CA 92201 • (619L-3 9"
863 -?r9
Februa 1 it 1'
rFFEB 0 8 1994
CITY OF LA GuINTA -
PLANNING DEPARTMENT
RE: PP #92 -490; SP #92 -022
The Sheriff's Department sees no problem with these plans.
Sincerely,
COTS B RD, SHERIFF
1�V
Ronald F. Dye, Captain
Indio Station Commander
CB:RD:gt
TAf
78495 CALLE TAMPICO — LA QUINTA, CALIFORNIA 92253 - (619) 777 -7000
FAX (619) 771 -7101
FROM: PLANNING 6 DEVELOPMENT DIVISION
k"City Manager
✓Assistant City Manager
✓uylic Works Director
i y Engineer
lding & Safety
as ks 6 Recreation
ire Marshal
mber of Commerce
Irrigation Dist.
outhern California Gas
sert Sands School Dist.
CV Unified School Dist.
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Note: C7- Received Reductions
LA QUINTA CASE NO(S): �loi
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eneral Telephone 41ssociate
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PROJECT DESCRIPTION: / � % /N1� EXf,�i•�,sio. -� � tr2�?�,O -d'� � �itiHFiC�iE�t
PROJECT LOCATION: Of StT2�EET-
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The City of La Quinta Development Review Committee is conducting an initial
environmental study pursuant to the California Environmental Quality Act
(CEQA) for the above referenced project(s). Attached is the information
submitted by the project proponent.
Your comments are requested with respect to:
1. Physical impacts the project presents on public resources, facilities,
and /or services;
2. Recommended conditions: a) that you or your agency believe would mitigate
any potential adverse effects; b) or should apply to the project design;
c) or improvements to satisfy other regulations and concerns which your
agency is responsible; and
3. If you find that the ident
effects on the environment
please recommend the scope
be helpful.
Please send your response by
attend the DEVELOPMENT REVIEW
Date: —�-"
ified impacts
which.cannot
and focus of
COMMITTEE me
Time: -E�
Contact Person: Title: Efpc • ,/L , _
Comments made by: Title:
Date: 2 �( Phone: Agency /Division
will have
be avoided
additional
V
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significant adverse
through conditions,
study(ies) which may
You are invited to
Quinta City Hall:
MAILING ADDRESS - P.O. BOX 1504 - LA QUINTA, CALIFORNIA 92253
_ATE :
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78495 CALLE TAMPICO — LA OUINTA, CALIFORNIA 92253 - (619)
FAX (619)
FROM: PLANNING 6 DEVELOPMENT DIVISION
►l
k"'City Manager
-;7-Assistant City Manager
✓Public Works Director
Vy Engineer
lding & Safety
F ke b Recreation
�i e Marshal
mber of Commerce
mperial Irrigation Dist.
outhern California Gas
sert Sands School Dist.
CV Unified School Dist.
..--�V Water District
ROJECT DESCRI ION
PLANNING DEPARTMENT
777 -7000
777 -7101
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Postal Service P�la�nner
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_Agricultural Commission 1CPlanning
CV Archaeological Soc. Director
�BI - Desert Council
y of India/
CV Mount. Conservacy
_CV'Recreation & Parks Riverside County:
heriffIs Department
Planning Department
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ctions w/o Large Map
V- e 7 TMe: ex X
PROJECT LOCATION:/ li�iL/IA�_ OP el'��fFE"/LSwJ St72EE7—
ykNc>
The City of La Quinta Development Review Committee is conducting an initial
environmental study pursuant to the California Environmental Quality Act
(CEQA) for the above referenced project(s). Attached is the information
submitted by the project proponent.
Your comments are requested with respect to:
1. Physical impacts the project presents on public resources, facilities,
and /or services;
2.
Recommended conditions: a) that you or your agency believe would mitigate
any potential adverse effects; b) or should apply to the project design;
c) or improvements to satisfy other regulations and concerns which your
9gency is responsible; and
If you find that the identified impacts will have significant adverse
effects on the environment which cannot be avoided through conditions,
Dlease recommend the scope and focus of additional study(ies) which may
De helpful.
3se send your response
:nd the DEVELOPMENW-ItE
3:
Contact P'erAon:
Comments ma a by:
Date: P
Time:
You are invited to
[ITT ting at La Quinta City Hall:
Title:
Agency /Division
MAILING ADDRESS - P.O. BOX 1504 - LA QUINTA, CALIFORNIA 92253
r
01�a�rw
78-495 CALLE TAMPICO — LA QUINTA, CALIFORNIA 92253 - (619) 777 -700
FAX (619) 777-7101
FROM: PLANNING & DEVELOPMENT DIVISION
k"C'ity Manager
-;7-Assistant City Manager
Z7t- u lic Works Director
V y Engineer
lding & Safety
ks & Recreation
CL f, a Marshal
�mber of Commerce
_lG1�' rial Irrigation Dist.
outhern California Gas
sert Sands School Dist.
CV Unified School Dist.
_V Water District
Note: t7- Received Reductions
LA QUINTA CASE NO(S): /poi ,
to Management
Principal
Postal Service
g
P}i �nner
eral Telephone
�Cssociate
ony Cable
line Transit
Pl}Anner
ssociate
�90altrans
(District II)
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_CV Archaeological Soc.
Director
- Desert.Council
�BI
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CV Mount. Conservacy
CV Recreation 6 Parks
_,Riverside County:
heriff's Department
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Environmental Health
PROJECT DESCRIPTION: / lEt l /M� ex14 � b/01 i � T
• " 2�3 aaale.,. HFic"ar–
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PROJECT LOCATION:/ 5tT2ErE'T-
�►��
The City of La Quinta Development Review Committee is conducting an initial
environmental study pursuant to the California Environmental Quality Act
(CEQA) for the above referenced project(s). Attached is the information
submitted by the project proponent.
Your comments are requested with respect to:
1. Physical impacts the project presents on public resources, facilities,
and /or services;
2. Recommended conditions: a) that you or your agency believe would mitigate
any potential adverse effects; b) or should apply to the project design;
c) or improvements to satisfy other regulations and concerns which your
agency is responsible; and
3. If you find that the identified impacts
effects on the environment which cannot
please recommend the scope and focus of
be helpful.
Please send your response by o?'/
attend the DEVELOPMENT REVIEW. COMMITTEE me
Date: --�� Time:
Contact Person: e--4-2F.4-) ,s Cneu
will have
be avoided
additional
sting at La
Title:
Comments made by: !]311'U Title:
Date: Phone:
Agency /Division
significant adverse
through conditions,
study(ies),which may
You are invited to
Quinta City Hall:
I�` , - A M (LING ADDRESS - P.O. BOX 1504 - LA OUI T CALIFORNIA 92253
T,44t 4 4 Qum
78495 CALLE TAMPICO — LA QUINT
FROM: PLANNING i DEVELOPMENT DIVISION
!L-Icity Manager
"ssistant City Manager
✓public Works Director
V re y Engineer
lding i Safety
ks i Recreation
Marshal
_1,:-CbJamber of Commerce
mp,erial Irrigation Dist.
outhern California Gas
a-iisert Sands School Dist.
CV Unified School Dist.
:;,C�V Water District
_ATE:
NEW ME
ZTFORNIA 9226;,-J: ( 19) 777 -7000
FEB 1 1994 FA ( 9) 777 -7101
general to Manage entRl���RSIDE WU ncJIr al
Postal Servicel'AE DEPA nn
Telephone -. --=- �1eCs icos ate
ony Cable P1l&�nner
�line Transit associate
(District II) P1 ner
_Agricultural Commission ning
CV Archaeological Soc. Director
BI - Desert Council
ty of Indio/
CV Mount. Conservacy
_CV Recreation 6 Parks Riverside County:
4--Sheriff's Department
Planning Department
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The City of La Quinta Development Review Committee is conducting an initial
environmental study pursuant to the California Environmental Quality Act
(CEQA) for the above referenced project(s). Attached is the information
submitted by the project proponent.
Your comments are requested with respect to:
1. Physical impacts the project presents on public resources, facilities,
and /or services;
2. Recommended conditions: a) that you or your agency believe would mitigate
any potential adverse effects; b) or should apply to the project design;
c) or improvements to satisfy other regulations and concerns which your
agency is responsible; and
3. If you find that the ident
effects on the environment
please recommend the scope
be helpful.
Please send your response by
attend the DEVELOPMENT REVIEW
ified impacts
which cannot
and focus of
a -1/y - 9
COMMITTEE me
Date: ---C::7- Time:
will have
be avoided
additional
sting at La
significant adverse
through conditions,
study(ies) which may
You are invited to
Quinta City hall:
Contact Person: 44- E Title:
MOOD MENT
Comments made by: /.-- A-rc - - - Title: F� 9-4Z
Date: 5 i Phone:_ Agency /Division /-
MAILING ADDRESS - P.O. BOX 1504 - LA OUINTA, CALIFORNIA 92253
T4hf 4 4Q"
..,ATE: /--T/ - 9:J�
78-495 CALLE TAMPICO — LA OUINTA, CALIFORNIA 92253 - (619) 777.7000
FAX (619) 777 -7101
FROM: PLANNING i DEVELOPMENT DIVISION
PwT1' -H•.
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k"'C"ity Manager
✓Assistant City Manager
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lding & Safety
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_ZGfmperial Irrigation Dist.
outhern California Gas
nEugsert Sands School Dist.
CV Unified School Dist.
_�: V Water District
to Management
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Postal Service
general
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line Transit
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CV Mount. Conservacy
CV Recreation 6 Parks
iverside County:.
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Note: 6-----Received Reductions w,b Large Map _Environmental Health
LA QUINTA CASE NO(S) : f" /_•A,./ �5)PrZ/ 9a -oZy
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PROJECT LOCATION:/ la/ULL/� Of c���FE2Sai.l Stl2iErE`T'-
The City of La Quinta Development Review Committee is conducting an initial
environmental study pursuant to the California Environmental Quality Act
(CEQA) for the above referenced project(s). Attached is the information
submitted by the project proponent.
Your comments are requested with respect to:
1. Physical impacts the project presents on public resources, facilities,
and /or services;
2. Recommended conditions: a) that you or your agency believe would mitigate
any potential adverse.effects; b) or should apply to the project design;
c) or improvements to satisfy other regulations and concerns which your
agency is responsible; and
3. If you find that the identified impacts will have significant adverse
effects on the environment which cannot be avoided through conditions,
please recommend the scope and focus of additional study(ies) which may
be helpful.
Please send your response by C-2— You are invited to
attend the DEVELOPMENT REVIEW COMMITTEE meeting at La Quinta City Hall:
Date: --�� Time: --4
Contact Person: 44- . Title: Oc ✓� vn/�2_
Comments made by: �JQ%TJ —[�� _ Title:
Date:_ Phone: ;� /(2�,� Agency /Division
MAILING ADDRESS - P.O. BOX 1504 - LA OUINTA, CALIFORNIA 92253
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7849S CALLS TAMPICO — LA G1tJENTA, RNIA-. 92253 -. (61,9} ,tT2• 0C
FAX , (619 ) ; 77T -101
FROM: PLANNING i DEVELOPMENT DIVISION
'.r
P"Eity Manager
-;7-Assistant City Manager
public Works Director
Vy Engineer
lding & Safety
ks 6 Recreation
�✓F�i a Marshal
��mber of Commerce
rial Irrigation Dist.
hern California Gas
Sands School Dist.,
CV Unified School Dist.
=,-IN' Water District
Note:C7- Received Reductions
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trans (District II) P1 ner
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CV Archaeological Soc. Director
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ty of Indio/
CV Mount. Conservacy
_CV Recreation 6 Parks iverside County:
heriff's Department
P- Planning Department
w/o Large Map
Environmental Health
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PLAP31'0114 DFWT',iEMI
The City of La Quinta Development Review Committee is conducting an initial
environmental study pursuant to the California Environmental Quality Act
(CEQA) for the above referenced project(s). Attached is the information
submitted by the project proponent.
Your comments are requested with respect to:
1. Physical impacts the project presents on public resources, facilities,
and /or services;
2. Recommended conditions: a) that you or your agency believe would mitigate
any potential adverse effects; b) or should apply to the project design;
c) or improvements to satisfy other regulations and concerns which your
agency is responsible; and
3. If you find that the identified impacts will have significant adverse
effects on the environment which cannot be avoided through conditions,
please recommend the scope and focus of additional study(fes) which may
be helpful.
Please send your response by -'W You are invited to
attend the DEVELOPMENT REVIEW COMMITTEE meeting at La Quinta City Hall%l-
Date: Time .��' �' /� /D &lsil7t?i1�G�'
Contact Person: Title: Oc
Comments made by: t Title: 1 "A2.G� E-/))ETr.
Date: - Phc e: /�g-�W Agency /Division
MAILING ADDRESS - P.O. BOX 1504 - LA OUINTA, CALIFORNIA 92253
t � -
DATE: q-c q
TO: 6:3 Y-C c1 I a v 5
FROM: PATTY SOMMERVILLE
e�r o^5
FEB p g 1994
PLO)41W QeP,dR�t %�
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ss
78-495 CALLE TAMPICO - LA OUINTA, CAI QRNIA . 92253 - (619) 777.7000
FAX (619) 777 -7101
FROM: PLANNING i DEVELOPMENT DIVISION
P"'City Manager t4a to Manageaent —Principal
-;;;Assistant City Manager Postal Service Pi nner
7:4-u
)lic Works Director eneral Telephone'' 14- sociate
Vy Engineer ony Cable P1}nner
lding b Safety line Transit s Sociate
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rial Irrigation Dist. BI - Desert Council
thern California Gas �y of Indio/
Sands School Dist. CV Mount. Conservacy
CV Unified School Dist. CV Recreation 6 Parks _,Riverside County:
�LrV Water District heriffIs Department
Planning Department
---�. Environmental Health
Note: 6----"Received Reductions w,6 Large Map —
LA QU I NTA CASE NO (S) : f'`o RA,,✓ —oz2-
PROJECT DESCRIPTION:^^ / %me- ex Ae ij S"ioi -/ 'i ZS ,dam �i�►r1EJCc iAi_
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r4Ni�
The City of La Quinta Development Review Committee is conducting an initial
environmental study pursuant to the California Environmental Quality Act
(CEQA) for the above referenced project(s). Attached is the information
submitted by the project proponent.
Your comments are requested with respect to:
1. Physical impacts the project presents on public resources, facilities,
and /or services;
ATE:
2. Recommended conditions: a) that you or your agency believe would mitigate
any potential adverse effects; b) or should apply to the project design;
c) or improvements to satisfy other regulations and concerns which your
agency is responsible; and
3. If you find that the identified impacts
effects on the environment which cannot
please recommend the scope and focus of
be helpful.
Please send your response by o?' / 6� - 9
attend the DEVELOPMENT REVIEW COMMITTEE me
Date: �� Time: --45Fr--
Contact Person: 40E% �r� ,J cnou-
will have
be avoided
additional
V
sting at La
Comments made by: Title:
Date: Phone:
Agency /Division
significant adverse
through conditions,
study(ies) which may
You are invited to
Quinta City Hall:
i
MAILING ADDRESS - P.O. BOX 1504 - LA OUINTA, CALIFORNIA 92253
.
Michael Hurst - Architect
Jan. 25, 1994
Planning Department
City of La Quinta,
Calif.
Att..Greg Trousdell, Associate Planner
Re. Specific Plan 92 -022
Plot Plan 92 -490
Dear Greg,
As you and I are both aware, the approvals for Specific Plan
92 -022 and Plot Plan 92 -490, which concern the 22 acre(`approx)
site on the corner of Jefferson Street and Highway SR 111, proposed
for a Factory Outlet Center, are about to expire.
It is for this reason that I am directing this letter to
you at this time. As the Architect of record for the aforementioned
project and as a representative of the developer and owner of same,
I would like at this time to request a one year (1) extension
of the approvals for PP- 92 -490<? and''SPy92 -022.
The project has been delayed because of various reasons,
among those being the instability of the real estate market
this past year, and also the developer, owner and investor were
not as ready to proceed with the project as soon as they had
hoped to be. There is at this time additional interest at
persuing the development of the property and it would be to
the advantage of all parties involved to retain the approvals
for a planned Factory Outlet Center at the site.
I am including with this request the required property
owners list and mailing labels (300 ft. radius) and the required
fee for processing of the request for an extension.
Thank you for your attention in this matter. I await your
repl
in rel
Michael urst, Architect
P.O.Pox 1362
Palm Desert, CA, 92261
Post Office Box 1362 • Palm Desert, CA 92261
f
UNITED TITLE COMPANY
This is to certify that the attached property owners lists
are a complete and true compilation of owners according to the
latest equalized assessment rolls within ' 6ro feet of
the property involved in this application.
Date compiled
Signature
72 -624 El Paseo Dr. Suite B -4 Palm Desert, California
PLANNING COMMISSION RECOMMENDATION
ON MARCH 22, 19949 THE PLANNING COMIVIISSION
RECOMMENDED, ON A 5 -0 `NOTE, APPROVAL OF
PLOT PLAN 92-490 (REVISED) AND SPECIFIC PLAN
92 -022, SUBJECT TO CONDITIONS
RECOMMENDATION
MOVE TO ACCEPT THE ACTION OF THE PLANNING
COMMISSION APPROVING A ONE YEAR EXTENSION
OF TIME, FOR PLOT PLAN 92 -490 (REVISED) AND
SPECIFIC PLAN 92 -022
ITEM TITLE
• PLOT PLAN 92 -490 (REVISED) AND SPECIFIC
PLAN 92 -022
EFP CORPORATION
ISSUES
PROJECT CONSISTS OF A 2519550 SQUARE FOOT
SHOPPING CENTER ON 21.3 ACRES
• CONTEMPORARY SPANISH COMMERCIAL
CENTER
• STAFF RECOMMENDED A CONDITION TO
PROVIDE FOR CITY ENTRY SIGN
• APPLICANT AGREED WITH ALL CONDITIONS
AS RECOMMENDED
• NO PUBLIC OPPOSITION TO THE REQUEST
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