TPM 34123 Coditions of Approval Clarification 2006-03-09 (99-Cent Store + Smart & Final)P.O. Box 1504
LA QUINTA, CALIFORNIA 92247-1504
78-495 CALLE TAMPICO (760) 7 7 7 - 7 0 0 0
LA QUINTA, CALIFORNIA 92253 FAX (760) 777-7101
March 9, 2006
Mr. Thomas Haberkorn
REA La Quinta, LLC
5010 N. Parkway Calabasas, Suite #202
Clabasas, CA 91302
RE: Conditions of Approval for Tentative Parcel Map No. 34123 for
Jefferson Plaza (99cent/Smart and Final)
Dear Mr. Haberkorn:
This letter is to clarify and quantify conditions of approval for the subject
tentative tract map as approved at the Director's Hearing on December 21,
2005.
In particular, we offer the folloVing per Conditions of Approval for Tentative
Parcel Map No. 34123 as enumerated:
PROPERTY RIGHTS
Condition 12.B. "Contingent of said reciprocal access agreement, additional
right of way requirements and street improvements are required at the
existing Depot Drive/Highway 111 intersection for intersection
improvements to align those proposed for the Komar Development Tentative
Parcel Map No. 33960 and Site Development Permit 2005-833. "
Point of Clarification. The proposed intersection improvements for the south
side of Depot Drive are in the preliminary stages of plan review and have
not been approved by the Public Works Department. However, for
discussion purposes, the Depot Drive east curb face (north side of Highway
1 1 1) is proposed for relocation approximately 16 feet easterly to align with
the proposed through/right turn lane proposed at the Komar entry on the
south side of Highway 1 1 1. Pursuant to the aforementioned relocation of
the easterly curb face, the easement from Highway 111 between the
existing Jack In The Box and Parcel 2 of Parcel Map No. 28573 will have to
be widened. The City established this requirement to avoid a split phase
traffic signal at the Highway 111 intersection that would create
unnecessary additional congestion on Highway 1 1 1. The elimination of the
split phase will be a benefit to all motorists and abutting development along
the Highway 111 corridor.
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Further, the ultimate ROW condition for the north curb face of Highway 1 1 1
adjacent to the aforementioned east curb face relocation will not require
significant additional right of way to the north as a result of unusually wide
ROW previously dedicated. A small additional ROW area is required to align
with the proposed new signal pole location. An estimated 8 feet movement
of the north curb to install a deceleration lane for westbound Highway 1 1 1
traffic is anticipated.
The addition of a deceleration lane will be required for the future
development at Parcel 2 of Parcel Map 28573 for the Parcel 2 development,
irrespective of the Komar Development. Establishment of this adjusted
curb location will enable Komar to relocate the affected traffic signal pole to
its ultimate destination. This will reduce costs to REA La Quinta, LLC
allowing Komar to bear the improvement expense.
RBF, the City's 1 1 1 widening design consultant, has developed an exhibit
(attached to this correspondence) to further clarify the proposed curb and
signal pole location adjustments.
IMPROVEMENT SECURITY AGREEMENTS
Condition 24. "The Applicant is hereby notified that future site
modifications are required at the entry drive at Depot Drive/Highway 111
intersection based on the final turning movement and alignment
requirements of the Komar Development on the south side per Tentative
Parcel Map No. 33960 and Site Development Permit 2005-833. Through
reciprocal access agreements with Parcel 1 through 3 of Parcel Map No.
28573, the applicant shall revise what is currently proposed in this Parcel
Map and Parcel Map No. 28573 and make adjustments to the site layout as
needed to accommodate the aforementioned requirements. "
Point of Clarification. The Komar development was conditioned for traffic
signal modification to the ultimate configuration required and has shown the
traffic signals in the ultimate location on their preliminary interim traffic
signal plan submittal. Additionally, per condition 44 of Tentative Parcel Map
33960, Komar Development shall extend improvements beyond the
tentative parcel map boundaries to ensure they safely integrate with existing
improvements to include construction of street improvements along the
north leg of the Highway 1 1 1 /Depot Drive intersection including pavement,
curb relocation, signing and striping and signal modification required for the
ultimate street improvement configuration but excluding additional property
acquisition for right-of-way.
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If you have any questions or need additional information, please call Brian
Ching, Associate Engineer, at (760) 777-7044, or Paul Goble, Senior
Engineer, at (760) 777-7087.
Sincerely,
T
imothy J sson P.E.
irector/City Engineer
TRJ/PG
cc: COSTCO
Komar ❑evelopment
_Community Devela_pmet
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