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SP 1998-034 Pavilion Palms (2021) Amendment 2 (SP 2017-0002)Fairway Plaza Shopping Center Specific Plan Amendment #2 La Quinta, CA Pavilion Palms Shopping Center Original Approval: Specific Plan No. 98-034 La Quinta City Council Resolution 99-63, Adopted May 18, 1999 Amendment No. 1 - 98-034 Amended Adopted September 19, 2002 Amendment No. 2 Adopted 3-2-2021 La Quinta City Council Resolution 2021-006 Applicant Lundin Development Company 16400 Pacific Coast Highway, Suite 207 Huntington Beach, California 92649 Preparer: Jericho Systems, Inc. 47 N. First Street, 1st Street Redlands, CA 92373 (909) 307-5633 Amendment #2 Prepared March 2018; Updated March 2021 COUNCIL RESOLUTION 2021 - 006 A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF LA QUINTA, CALIFORNIA, FOR APPROVAL OF A SPECIFIC PLAN AMENDMENT, TENTATIVE PARCEL MAP, AND SITE DEVELOPMENT PERMIT FOR THE PAVILION PALMS SHOPPING CENTER LOCATED AT THE NORTHWEST CORNER OF JEFFERSON STREET AND AVENUE 50 CASE NUMBERS: SPECIFIC PLAN 2017-0002 TENTATIVE PARCEL MAP 2017-0003 (TPM 37370) SITE DEVELOPMENT PERMIT 2017-0009 APPLICANT: LUNDIN DEVELOPMENT COMPANY WHEREAS the City Council of the City of La Quinta, California did, on March 2, 2021, hold a continued Public Hearing to consider a request by Lundin Development Company for approval of the Pavilion Palms Shopping Center, consisting of approximately 125,800 sq. ft., generally located at the northwest corner of Jefferson Street and Avenue 50 more particularly described as: APN 602-180-004 WHEREAS, the Design and Development Department published a public hearing notice in The Desert Sun newspaper on June 26, 2020 as prescribed by the Municipal Code. Public hearing notices were also mailed to all property owners within 500 feet of the site; and WHEREAS, the City Council of the City of La Quinta, California did previously hold a continued Public Hearing on December 15, 2020, to consider this project and continued the Public Hearing to a date certain, to allow the applicant additional time to revise the site plan and did recommend that the Planning Commission review modified site design of the project, specifically at the corner of Jefferson Street and Avenue 50; and WHEREAS, the Planning Commission of the City of La Quinta, California on January 26 and February 17, 2021, did review modified site design of the project, and did recommend Council approval of the modified site design; and Council Resolution No. 2021 - 006 Specific Plan 2017-0002; Tentative Parcel Map 2017-0003 (TPM 37370); Site Development Permit 2017-0009 Project: Pavilion Palms Shopping Center Adopted: March 2, 2021 Page 2 of 12 WHEREAS, the City Council of the City of La Quinta, California did previously hold a continued Public Hearing on October 6, 2020, to consider this project and continued the Public Hearing, to a date certain, to allow the applicant additional time to revise the site plan and prepare the revised application package, and did refer a portion of the application back to the Planning Commission for a recommendation on adding a provision to the Specific Plan Amendment (SP 2017-0002) to allow for taller building height along image corridors; and WHEREAS, the Planning Commission of the City of La Quinta, California did discuss on November 24, 2020, a provision to the Specific Plan Amendment (SP 2017-0002) to allow for taller building height along image corridors and did not recommend the City Council add this provision; and WHEREAS, the City Council of the City of La Quinta, California did previously hold continued Public Hearings on May 5, and July 7, 2020, to consider this project and continued the Public Hearings to dates certain, at the applicant’s request to allow the applicant additional time to revise the site plan and prepare the revised application package; and WHEREAS, the City Council of the City of La Quinta, California did previously hold duly noticed Public Hearings on February 4 and March 3, 2020, to consider this project and continued the Public Hearings to dates certain, to allow the applicant time to revise the site plan; and WHEREAS, the Planning Commission of the City of La Quinta, California did previously hold a continued Public Hearing on December 10, 2019, and recommended Council approval of this project; and WHEREAS, the Planning Commission of the City of La Quinta, California did previously hold a continued Public Hearing on October 8, 2019 to consider this project and continued the Public Hearing to a date certain, to allow the applicant time to revise the site plan; and WHEREAS, the Planning Commission of the City of La Quinta, California did previously hold a duly noticed Public Hearing on June 26, 2018 to consider this project and continued the Public Hearing, to allow the applicant time to revise the traffic study and include an analysis of other intersections in the area; and Council Resolution No. 2021 - 006 Specific Plan 2017-0002; Tentative Parcel Map 2017-0003 (TPM 37370); Site Development Permit 2017-0009 Project: Pavilion Palms Shopping Center Adopted: March 2, 2021 Page 3 of 12 Specific Plan (Amendment) 2017-0002 WHEREAS, at said Public Hearing, upon hearing and considering all testimony and arguments, if any, of all interested persons desiring to be heard, said City Council, having great deference in interpreting the project’s consistency with General Plan Goals and Policies, knowing that it is nearly impossible for a project to be in perfect conformity with each and every General Plan Goal and Policy (Sierra Club v. County of Napa (2004) 121 Cal.App.4th 1490, 1510-1511), did make the following mandatory findings pursuant to Section 9.240.010 of the La Quinta Municipal Code to justify approval of said Specific Plan: 1. Consistency with General Plan The proposed Specific Plan Amendment is consistent with the goals and policies of the La Quinta General Plan in that it will result in the development of an approximate 125,800 sq. ft. shopping center which is permitted in the General Commercial land use designation. The proposed project is consistent with and would not frustrate the Goals and Policies of the General Plan as follows: Goals LU-6 and ED-1 as it will contribute to a balanced and varied economic base which provides fiscal stability to the City, and a broad range of goods and services to its residents and the region. Policy LU-2.2 which requires Specific Plans for projects proposing flexible development standards that differ from the Zoning Ordinance. This project proposes variations from several development standards; therefore, a Specific Plan is appropriate for the project. Policy CIR-1.12 to reduce vehicular traffic on major roadways and to reduce vehicle miles traveled by traffic originating in the City by the development of a land use pattern that maximizes interactions between adjacent or nearby land uses. This project proposes a shopping center near residences which would provide jobs near housing and provide goods and services near residences to shorten vehicle miles traveled. Council Resolution No. 2021 - 006 Specific Plan 2017-0002; Tentative Parcel Map 2017-0003 (TPM 37370); Site Development Permit 2017-0009 Project: Pavilion Palms Shopping Center Adopted: March 2, 2021 Page 4 of 12 Policy CIR-2.3 to develop and encourage the use of continuous and convenient pedestrian and bicycle routes and multi-use paths to places of employment, recreation, shopping, schools, and other high activity areas by providing sidewalks on Avenue 50 and Jefferson Street along the project’s frontage as well as walkable areas within the project site. Policy SC-1.6 to expand the City’s alternative transportation network by providing sidewalks along Avenue 50 and Jefferson Street to connect gaps in the City’s sidewalk system. Program PR-1.8.c: to promote and improve public access to farmers markets and grocery stores that sell fresh produce and healthy foods with the establishment of a supermarket at the site. Policy AQ-1.6 which states that proposed development air quality emissions of criteria pollutants shall be analyzed under CEQA. The project’s MND analyzed these and determined that mitigation measures would reduce impacts to less than significant levels. Policy BIO-1.2 which states that site-specific, species-specific surveys shall be required for species not covered by the MSHCP. The project’s MND includes mitigation that requires pre-construction surveys for burrowing owl, which is not a covered species under the MSHCP. GOAL CUL-1 which supports protection of significant archaeological, historic and paleontological resources which occur in the City. The project’s MND includes mitigation measures to include a tribal monitor during ground disturbing activities. GOAL N-1 which supports a healthful noise environment which complements the City’s residential and resort character. The project’s MND includes mitigation measures to reduce noise impacts to less than significant levels. Council Resolution No. 2021 - 006 Specific Plan 2017-0002; Tentative Parcel Map 2017-0003 (TPM 37370); Site Development Permit 2017-0009 Project: Pavilion Palms Shopping Center Adopted: March 2, 2021 Page 5 of 12 GOAL GEO-1 which supports the protection of the residents’ health and safety, and of their property, from geologic and seismic hazards. The project’s MND determined that with implementation of required building and seismic code standards, the project would have a less than significant impact on geological resources. Policy FH-1.3 which states that the City shall continue to implement development standards that provide for a reduction in runoff from developed lands and are consistent with local and regional stormwater management plans. The project is consistent with this policy since underground retention will be provided that will contain the 100-year storm for the site. Policy PF-1.3 which states that the City shall identify all viable financing mechanisms for the funding of construction, maintenance and operation of municipal facilities. The project will be required to pay development impact fees which is a funding mechanism for municipal facilities and public services. The project conceptual landscape design is consistent with Goal WR-1 and Policy UTL-1.2 as it will result in the efficient use and conservation of the City’s water resources. 2. Public Welfare Approval of the proposed Specific Plan Amendment will not create conditions materially detrimental to public health, safety and general welfare. The Design and Development Department has prepared Environmental Assessment 2017-0006 for this project, in compliance with the requirements of the California Environmental Quality Act CEQA). The Design and Development Director has determined that although the proposed project could have a significant effect on the environment, there will not be a significant effect because revisions in the project have been made by or agreed to by the project proponent and mitigation measures have been incorporated. 3. Land Use Compatibility The proposed Specific Plan incorporates a land use that is compatible with zoning on adjacent properties. The property will continue to be zoned as Community Commercial which is intended to provide for the Council Resolution No. 2021 - 006 Specific Plan 2017-0002; Tentative Parcel Map 2017-0003 (TPM 37370); Site Development Permit 2017-0009 Project: Pavilion Palms Shopping Center Adopted: March 2, 2021 Page 6 of 12 sale of general merchandise, hardware and building materials, food, drugs, sundries, personal services and similar goods and services to meet the needs of multi-neighborhood area. The proposed shopping center would result in a floor area ratio of 0.23, which is below the allowed 0.30 floor area ratio in the Community Commercial zone. 4. Property Suitability The uses permitted in the Specific Plan are suitable and appropriate for the subject property in that the site is relatively flat, vacant, and the area can be served by all necessary public services and utilities. The proposed project is located at the intersection of arterial streets and provides convenience to goods and services to residential neighborhoods in the vicinity. Tentative Parcel Map 2017-0003 WHEREAS, at said Public Hearing, upon hearing and considering all testimony and arguments, if any, of all interested persons desiring to be heard, the City Council did make the following mandatory findings to justify approval of said Tentative Tract Map: 1. Tentative Parcel Map 37370 is consistent with the La Quinta General Plan, and Specific Plan 2017-0002 as proposed. The Tentative Parcel Map is consistent with the General Commercial land use designation as set forth in the General Plan, and as set forth in Specific Plan 2017- 0002. 2. The design and improvement of Tentative Parcel Map 37370 is consistent with the La Quinta General Plan, and Specific Plan 2017- 0002 with the implementation of recommended conditions of approval. 3. The design of Tentative Parcel Map 37370 and proposed improvements are not likely to cause substantial environmental damage, nor substantially and avoidably injure fish or wildlife or their habitat. The Design and Development Department has prepared Environmental Assessment 2017-0006 for this project, in compliance with the requirements of the California Environmental Quality Act CEQA). The Design and Development Director has determined that although the proposed project could have a significant effect on the Council Resolution No. 2021 - 006 Specific Plan 2017-0002; Tentative Parcel Map 2017-0003 (TPM 37370); Site Development Permit 2017-0009 Project: Pavilion Palms Shopping Center Adopted: March 2, 2021 Page 7 of 12 environment, there will not be a significant effect because revisions in the project have been made by or agreed to by the project proponent and mitigation measures have been incorporated. 4. The design of Tentative Parcel Map 37370 and type of improvements are not likely to cause serious public health problems, insofar as the project will be required to comply with all laws, standards and requirements associated with sanitary sewer collection, water quality and other public health issues. 5. The site of the proposed subdivision is physically suitable for the type of development and proposed density of development given the site’s location at the corner of two arterial roadways and the site is relatively flat, vacant, and can be served by all necessary public services and utilities. 6. The proposed subdivision is consistent with all applicable provisions of Title 13 of the La Quinta Municipal Code and the La Quinta Zoning Ordinance, including, but not limited to, minimum lot area requirements, any other applicable provisions of the code, and the Subdivision Map Act. 7. The design and improvements required for Tentative Parcel Map 37370 will not conflict with easements, acquired by the public at large, for access through or use of the property. All roadway improvements, easements, if any and surrounding improvements will be completed to City standards. Site Development Permit 2017-0009 WHEREAS, at said Public Hearing, upon hearing and considering all testimony and arguments, if any, of all interested persons desiring to be heard, said City Council, having great deference in interpreting the project’s consistency with General Plan Goals and Policies, knowing that it is nearly impossible for a project to be in perfect conformity with each and every General Plan Goal and Policy (Sierra Club v. County of Napa (2004) 121 Cal.App.4th 1490, 1510-1511), did make the following mandatory findings pursuant to Section 9.210.010 of the Municipal Code to justify approval of said Site Development Permit: Council Resolution No. 2021 - 006 Specific Plan 2017-0002; Tentative Parcel Map 2017-0003 (TPM 37370); Site Development Permit 2017-0009 Project: Pavilion Palms Shopping Center Adopted: March 2, 2021 Page 8 of 12 1. Consistency with General Plan The proposed development is consistent with the General Plan land use designation of General Commercial. The City’s General Plan policies relating to General Commercial encourage shopping centers in the City, and the proposed use maintains those policies. The proposed project is consistent with and would not frustrate the Goals and Policies of the General Plan as follows: Goals LU-6 and ED-1 as it will contribute to a balanced and varied economic base which provides fiscal stability to the City, and a broad range of goods and services to its residents and the region. Policy LU-2.2 which requires Specific Plans for projects proposing flexible development standards that differ from the Zoning Ordinance. This project proposes variations from several development standards; therefore, a Specific Plan is appropriate for the project. Policy CIR-1.12 to reduce vehicular traffic on major roadways and to reduce vehicle miles traveled by traffic originating in the City by the development of a land use pattern that maximizes interactions between adjacent or nearby land uses. This project proposes a shopping center near residences which would provide jobs near housing and provide goods and services near residences to shorten vehicle miles traveled. Policy CIR-2.3 to develop and encourage the use of continuous and convenient pedestrian and bicycle routes and multi-use paths to places of employment, recreation, shopping, schools, and other high activity areas by providing sidewalks on Avenue 50 and Jefferson Street along the project’s frontage as well as walkable areas within the project site. Policy SC-1.6 to expand the City’s alternative transportation network by providing sidewalks along Avenue 50 and Jefferson Street to connect gaps in the City’s sidewalk system. Program PR-1.8.c: to promote and improve public access to farmers markets and grocery stores that sell fresh produce and Council Resolution No. 2021 - 006 Specific Plan 2017-0002; Tentative Parcel Map 2017-0003 (TPM 37370); Site Development Permit 2017-0009 Project: Pavilion Palms Shopping Center Adopted: March 2, 2021 Page 9 of 12 healthy foods with the establishment of a supermarket at the site. Policy AQ-1.6 which states that proposed development air quality emissions of criteria pollutants shall be analyzed under CEQA. The project’s MND analyzed these and determined that mitigation measures would reduce impacts to less than significant levels. Policy BIO-1.2 which states that site-specific, species-specific surveys shall be required for species not covered by the MSHCP. The project’s MND includes mitigation that requires pre-construction surveys for burrowing owl, which is not a covered species under the MSHCP. GOAL CUL-1 which supports protection of significant archaeological, historic and paleontological resources which occur in the City. The project’s MND includes mitigation measures to include a tribal monitor during ground disturbing activities. GOAL N-1 which supports a healthful noise environment which complements the City’s residential and resort character. The project’s MND includes mitigation measures to reduce noise impacts to less than significant levels. GOAL GEO-1 which supports the protection of the residents’ health and safety, and of their property, from geologic and seismic hazards. The project’s MND determined that with implementation of required building and seismic code standards, the project would have a less than significant impact on geological resources. Policy FH-1.3 which states that the City shall continue to implement development standards that provide for a reduction in runoff from developed lands and are consistent with local and regional stormwater management plans. The project is consistent with this policy since underground retention will be provided that will contain the 100-year storm for the site. Council Resolution No. 2021 - 006 Specific Plan 2017-0002; Tentative Parcel Map 2017-0003 (TPM 37370); Site Development Permit 2017-0009 Project: Pavilion Palms Shopping Center Adopted: March 2, 2021 Page 10 of 12 Policy PF-1.3 which states that the City shall identify all viable financing mechanisms for the funding of construction, maintenance and operation of municipal facilities. The project will be required to pay development impact fees which is a funding mechanism for municipal facilities and public services. The project conceptual landscape design is consistent with Goal WR-1 and Policy UTL-1.2 as it will result in the efficient use and conservation of the City’s water resources. 2. Consistency with Zoning Code The proposed development, as conditioned, is consistent with the purpose and intent of the Community Commercial District as well as the development standards of the City’s Zoning Code and Specific Plan 2017-0002 in terms of architectural style and landscaping. The project satisfies the District’s intent to provide for the sale of general merchandise, hardware and building materials, food, drugs, sundries, personal services and similar goods and services to meet the needs of multi-neighborhood area. The project is generally consistent with the non-residential development standards and permitted use table, except deviations that include requested reductions from landscape setback standards, increased retail building size, and allowance of automotive service station as a permitted use. These development standard and land use deviations may be approved with the Specific Plan Amendment. 3. Compliance with CEQA The Design and Development Department has prepared Environmental Assessment 2017-0006 for this project, in compliance with the requirements of the California Environmental Quality Act CEQA). The Design and Development Director has determined that although the proposed project could have a significant effect on the environment, there will not be a significant effect because revisions in the project have been made by or agreed to by the project proponent and mitigation measures have been incorporated. 4. Architectural Design The architectural design of the project, including, but not limited to, the architectural style, scale, building mass, materials, colors, architectural details, roof style and other architectural elements are Council Resolution No. 2021 - 006 Specific Plan 2017-0002; Tentative Parcel Map 2017-0003 (TPM 37370); Site Development Permit 2017-0009 Project: Pavilion Palms Shopping Center Adopted: March 2, 2021 Page 11 of 12 compatible with surrounding development and with the quality of design prevalent in the city. 5. Site Design The site design of the project including, but not limited to, project entries, interior circulation, pedestrian and bicycle access, pedestrian amenities, screening of equipment and trash enclosures, exterior lighting, and other site design elements are compatible with surrounding development and with the quality of design prevalent in the city. 6. Landscape Design Project landscaping, including, but not limited to, the location, type, size, color, texture and coverage of plant materials, has been designed so as to provide visual relief, complement buildings, visually emphasize prominent design elements and vistas, screen undesirable views, provide a harmonious transition between adjacent land uses and between development and open space, and provide an overall unifying influence to enhance the visual continuity of the project. The proposed project is consistent with the landscaping standards and plant palette and implements the standards for landscaping and aesthetics established in the General Plan and Zoning Code. The permanent overall site landscaping utilizes various tree and shrub species to enhance the building architecture. NOW, THEREFORE, BE IT RESOLVED by the City Council of the City of La Quinta, California, as follows: SECTION 1. That the above recitations are true and constitute the Findings of the City Council in this case. SECTION 2. That the City Council does hereby approve Specific Plan 2017-0002 subject to the Conditions of Approval attached hereto as “Exhibit A,” incorporated herewith by this reference. SECTION 3. That the City Council does hereby approve Tentative Parcel Map 2017-0003 (TPM 37370) subject to the Conditions of Approval attached hereto as “Exhibit B,” and incorporated herewith by this reference. CITY COUNCIL RESOLUTION 2020 – 006 – “EXHIBIT A” CONDITIONS OF APPROVAL – ADOPTED SPECIFIC PLAN 2017-0002 (SPECIFIC PLAN 1998-034, AMENDMENT 2) PAVILION PALMS SHOPPING CENTER ADOPTED: MARCH 2, 2021 Page 1 OF 2 SPECIFIC PLAN 2017-0002 GENERAL 1. The applicant agrees to defend, indemnify and hold harmless the City of La Quinta (“City”), its agents, officers and employees from any claim, action or proceeding to attack, set aside, void, or annul the approval of this Specific Plan. The City shall have sole discretion in selecting its defense counsel. The City shall promptly notify the applicant of any claim, action or proceeding and shall cooperate fully in the defense. 2. Specific Plan 2017-0002 shall be developed in compliance with these conditions, and the approved Specific Plan document. In the event of any conflicts between these conditions and the provisions of Specific Plan 2017- 0002, these conditions shall take precedence. 3. Specific Plan 2017-0002 shall comply with all applicable terms, conditions and/or mitigation measures for the following related approvals: Environmental Assessment 1998-375 and 2017-0006 Tentative Parcel Map 2017-0003 (TTM 37370) Site Development Permit 2017-0009 In the event of any conflict(s) between approval conditions and/or provisions of these approvals, the Design and Development Director shall adjudicate the conflict by determining the precedence. 4. Within 30 days of City Council approval, applicant shall provide an electronic copy (.pdf) and three bound paper copies of the Final Specific Plan document to the Design and Development Department. The Final Specific Plan shall include all text and graphics, all amendments per this action, and correction of any typographical errors, internal document inconsistencies, and other amendments deemed necessary by the Planning Manager. 5. Fuel center operating hours shall be limited to 7:00 a.m. to 10:00 p.m. as stated in the Specific Plan. Any changes that need to be made to these hours after approval of the Specific Plan shall be subject to approval by the Design and Development Director. 6. Representatives from tribes within the project vicinity commented and have requested the following considerations: CITY COUNCIL RESOLUTION 2020 – 006 – “EXHIBIT A” CONDITIONS OF APPROVAL – ADOPTED SPECIFIC PLAN 2017-0002 (SPECIFIC PLAN 1998-034, AMENDMENT 2) PAVILION PALMS SHOPPING CENTER ADOPTED: MARCH 2, 2021 Page 2 OF 2 A. The presence of an approved Agua Caliente Native American Cultural Resource Monitor(s) shall be onsite during any ground disturbing activities (including archaeological testing and surveys). B. Should buried cultural deposits be encountered, the Monitor may request that destructive construction halt and the Monitor shall notify a Qualified Archaeologist (Secretary of the Interior’s Standards and Guidelines) to investigate and, if necessary, prepare a mitigation plan for submission to the State Historic Preservation Officer and the Agua Caliente Tribal Historic Preservation Office. CITY COUNCIL RESOLUTION 2021-006 – “EXHIBIT B” CONDITIONS OF APPROVAL - ADOPTED TENTATIVE PARCEL MAP 2017-0003 (TPM 37370) PAVILION PALMS SHOPPING CENTER ADOPTED: MARCH 2 2021 Page 1 of 22 GENERAL 1. The applicant agrees to defend, indemnify and hold harmless the City of La Quinta (“City”), its agents, officers and employees from any claim, action or proceeding to attack, set aside, void, or annul the approval of this Tentative Parcel Map, or any Final Map recorded thereunder. The City shall have sole discretion in selecting its defense counsel. The City shall promptly notify the applicant of any claim, action or proceeding and shall cooperate fully in the defense. 2. This Tentative Parcel Map, and any Final Map recorded thereunder, shall comply with the requirements and standards of Government Code §§ 66410 through 66499.58 (the “Subdivision Map Act”), and Chapter 13 of the La Quinta Municipal Code (“LQMC”). 3. Applicant shall work with the Design and Development Department to finalize Tentative Parcel Map package, including but not limited to, tentative parcel map and preliminary grading and drainage plan, within 60 days of City Council approval. 4. Prior to the issuance of any grading, construction, or building permit by the City, the applicant shall obtain any necessary clearances and/or permits from the following agencies, if required: Riverside County Fire Marshal La Quinta Development Services Division (Grading Permit, Green Sheet (Public Works Clearance) for Building Permits, Water Quality Management Plan (WQMP) Exemption Form – Whitewater River Region, Improvement Permit) La Quinta Planning Division Riverside Co. Environmental Health Department Desert Sands Unified School District (DSUSD) Coachella Valley Water District (CVWD) Imperial Irrigation District (IID) California Regional Water Quality Control Board (CRWQCB) State Water Resources Control Board SunLine Transit Agency (SunLine) South Coast Air Quality Management District Coachella Valley SCAQMD) CITY COUNCIL RESOLUTION 2021-006 – “EXHIBIT B” CONDITIONS OF APPROVAL - ADOPTED TENTATIVE PARCEL MAP 2017-0003 (TPM 37370) PAVILION PALMS SHOPPING CENTER ADOPTED: MARCH 2 2021 Page 2 of 22 The applicant is responsible for all requirements of the permits and/or clearances from the above listed agencies. When these requirements include approval of improvement plans, the applicant shall furnish proof of such approvals when submitting those improvements plans for City approval. 5. Coverage under the State of California General Construction Permit must be obtained by the applicant; who then shall submit a copy of the Regional Water Quality Control Board’s (“RWQCB”) acknowledgment of the applicant’s Notice of Intent (“NOI”) and Waste Discharger Identification (WDID) number to the City prior to the issuance of a grading or building permit. 6. The applicant shall comply with applicable provisions of the City’s NPDES stormwater discharge permit, LQMC Sections 8.70.010 et seq. Stormwater Management and Discharge Controls), and 13.24.170 Clean Air/Clean Water); Riverside County Ordinance No. 457; the California Regional Water Quality Control Board – Colorado River Basin Region Board Order No. R7-2013-0011 and the State Water Resources Control Board’s Order No. 2012-0006-DWQ. A. For construction activities including clearing, grading or excavation of land that disturbs one (1) acre or more of land, or that disturbs less than one (1) acre of land, but which is a part of a construction project that encompasses more than one (1) acre of land, the Permitee shall be required to submit a Storm Water Pollution Protection Plan (“SWPPP”) to the State Water Resources Control Board. The applicant or design professional can obtain the California Stormwater Quality Association SWPPP template at www.cabmphandbooks.com for use in their SWPPP preparation. B. The applicant shall ensure that the required SWPPP is available for inspection at the project site at all times through and including acceptance of all improvements by the City. C. The applicant’s SWPPP shall include provisions for all of the following Best Management Practices (“BMPs”) (LQMC Section 8.70.020 (Definitions)): 1) Temporary Soil Stabilization (erosion control). CITY COUNCIL RESOLUTION 2021-006 – “EXHIBIT B” CONDITIONS OF APPROVAL - ADOPTED TENTATIVE PARCEL MAP 2017-0003 (TPM 37370) PAVILION PALMS SHOPPING CENTER ADOPTED: MARCH 2 2021 Page 3 of 22 2) Temporary Sediment Control. 3) Wind Erosion Control. 4) Tracking Control. 5) Non-Storm Water Management. 6) Waste Management and Materials Pollution Control. D. The SWPPP and BMPs shall remain in effect for the entire duration of project construction until all improvements are completed and accepted by the City Council. E. The inclusion in the Conditions, Covenants, and Restrictions CC&Rs), a requirement for the perpetual maintenance and operation of all post-construction BMPs as required. 7. Permits issued under this approval shall be subject to the provisions of the Development Impact Fee and Transportation Uniform Mitigation Fee programs in effect at the time of issuance of building permit(s). 8. Developer shall reimburse the City, within thirty (30) days of presentment of the invoice, all costs and actual attorney’s fees incurred by the City Attorney to review, negotiate and/or modify any documents or instruments required by these conditions, if Developer requests that the City modify or revise any documents or instruments prepared initially by the City to effect these conditions. This obligation shall be paid in the time noted above without deduction or offset and Developer’s failure to make such payment shall be a material breach of the Conditions of Approval. 9. Developer shall reimburse the City, within thirty (30) days of presentment of the invoice, all costs and actual consultant’s fees incurred by the City for engineering and/or surveying consultants to review and/or modify any documents or instruments required by this project. This obligation shall be paid in the time noted above without deduction or offset and Developer’s failure to make such payment shall be a material breach of the Conditions of Approval. PROPERTY RIGHTS 10. Prior to issuance of any permit(s), the applicant shall acquire or confer easements and other property rights necessary for the construction or proper functioning of the proposed development. Conferred rights shall include irrevocable offers to dedicate or grant access easements to the CITY COUNCIL RESOLUTION 2021-006 – “EXHIBIT B” CONDITIONS OF APPROVAL - ADOPTED TENTATIVE PARCEL MAP 2017-0003 (TPM 37370) PAVILION PALMS SHOPPING CENTER ADOPTED: MARCH 2 2021 Page 4 of 22 City for emergency services and for maintenance, construction and reconstruction of essential improvements. Said conferred rights shall also include grant of access easement to the City of La Quinta for the purpose of graffiti removal by City staff or assigned agent in perpetuity and agreement to the method to remove graffiti and to paint over to best match existing. The applicant shall establish the aforementioned requirements in the CC&R’s for the development or other agreements as approved by the City Engineer. Pursuant to the aforementioned, the applicant shall submit and execute an “AUTHORIZATION TO REMOVE GRAFFITI FROM PRIVATE PROPERTY” form located at the Public Works Department Counter prior to Certificate of Occupancy. 11. Pursuant to the aforementioned condition, conferred rights shall include approvals from the master developer over easements and other property rights necessary for construction and proper functioning of the proposed development not limited to access rights over proposed and/or existing private streets that access public streets and open space/drainage facilities of the master development. 12. The applicant shall offer for dedication all public street rights-of-way in conformance with the City's General Plan, Municipal Code, applicable specific plans, and/or as required by the City Engineer. 13. The public street right-of-way offers for dedication required for this development include: A. PUBLIC STREETS 1) Jefferson Street (Major Arterial) – 64 feet from the centerline of Jefferson Street for a total 128-foot ultimate developed right of way except additional variable right of way dedication to accommodate improvements conditioned under STREET AND TRAFFIC IMPROVEMENTS. 2) Avenue 50 (Primary Arterial) – 54 feet from the centerline of Avenue 50 for a total 108-foot ultimate developed right of way except additional variable right of way dedication to accommodate improvements conditioned under STREET AND TRAFFIC IMPROVEMENTS. CITY COUNCIL RESOLUTION 2021-006 – “EXHIBIT B” CONDITIONS OF APPROVAL - ADOPTED TENTATIVE PARCEL MAP 2017-0003 (TPM 37370) PAVILION PALMS SHOPPING CENTER ADOPTED: MARCH 2 2021 Page 5 of 22 14. Dedications shall include additional widths as necessary for dedicated right and left turn lanes, bus turnouts, and other features contained in the approved construction plans. Pursuant to this requirement, the Applicant shall include in the submittal packet containing the draft final map submitted for map checking, an offsite street geometric layout, drawn at 1” equals 40 feet, detailing the following design aspects: median curb line, outside curb line, lane line alignment including lane widths, left turn lanes, deceleration lane(s) and bus stop turnout(s). The geometric layout shall be accompanied with sufficient professional engineering studies to confirm the appropriate length of all proposed turn pockets and auxiliary lanes that may impact the right of way dedication required of the project and the associated landscape setback requirement. 15. When the City Engineer determines that access rights to the proposed street rights-of-way shown on the approved Tentative Parcel Map are necessary prior to approval of the Final Map dedicating such rights-of- way, the applicant shall grant the necessary rights-of-way within 60 days of a written request by the City. 16. The applicant shall create minimum perimeter landscaping setbacks along all public rights-of-way as follows: A. Jefferson Street - 18-foot from the R/W-P/L. B. Avenue 50 - 18-foot from the R/W-P/L. The listed setback depth shall be the average depth where a meandering wall design is approved. The setback requirements shall apply to all frontages including, but not limited to, remainder parcels and sites dedicated for utility purposes. Where public facilities (e.g., sidewalks) are placed on privately-owned setbacks, the applicant shall offer for dedication blanket easements for those purposes on the Final Map. 17. The applicant shall offer for dedication those easements necessary for the placement of, and access to, utility lines and structures, drainage basins, mailbox clusters, park lands, and common areas on the Final Map. CITY COUNCIL RESOLUTION 2021-006 – “EXHIBIT B” CONDITIONS OF APPROVAL - ADOPTED TENTATIVE PARCEL MAP 2017-0003 (TPM 37370) PAVILION PALMS SHOPPING CENTER ADOPTED: MARCH 2 2021 Page 6 of 22 18. Direct vehicular access to Jefferson Street and Avenue 50 is restricted, except for those access points identified on the tentative parcel map, or as otherwise conditioned in these conditions of approval. The vehicular access restriction shall be shown on the recorded final parcel map. 19. The applicant shall furnish proof of easements, or written permission, as appropriate, from those owners of all abutting properties on which grading, retaining wall construction, permanent slopes, or other encroachments will occur. 20. The applicant shall cause no easement to be granted, or recorded, over any portion of the subject property between the date of approval of the Tentative Parcel Map and the date of recording of any Final Map, unless such easement is approved by the City Engineer. STREET AND TRAFFIC IMPROVEMENTS 21. The applicant shall comply with the provisions of LQMC Sections 13.24.060 (Street Improvements), 13.24.070 (Street Design - Generally) 13.24.100 (Access for Individual Properties and Development) for public streets. 22. Streets shall have vertical curbs or other approved curb configurations that will convey water without ponding, and provide lateral containment of dust and residue during street sweeping operations. Unused curb cuts on any lot shall be restored to standard curb height prior to final inspection of permanent building(s) on the lot. 23. The applicant shall construct the following street improvements to conform with the General Plan (street type noted in parentheses.) A. OFF-SITE STREETS 1) Jefferson Street (Major Arterial) a. Widen the west side of the street along frontage as necessary in order to accommodate deceleration/right turn only lanes serving the two entrances to the project. CITY COUNCIL RESOLUTION 2021-006 – “EXHIBIT B” CONDITIONS OF APPROVAL - ADOPTED TENTATIVE PARCEL MAP 2017-0003 (TPM 37370) PAVILION PALMS SHOPPING CENTER ADOPTED: MARCH 2 2021 Page 7 of 22 b. Reconstruct the existing landscaped median to provide the left turn in with physical left turn out restriction and restore the median landscaping. c. Class II bike lane as approved by the City Engineer d. Reconstruct sidewalk improvements as needed and applicant to reimburse City for sidewalk improvements made to applicant’s frontage through the City’s Capital Improvement Program. 2) Avenue 50 (Primary Arterial) a. Widen the north side of the street along all frontage to the project boundary to its ultimate width on the north side as specified in the General Plan and the requirements of these conditions. Street widening improvements shall include all appurtenant components such as, but not limited to curb, gutter, traffic control striping, legends, and signs. b. A deceleration/right turn only lane serving the entrances to the project as approved by the City Engineer c. 12-foot wide landscaped median along the entire boundary of the project plus variable width as needed to accommodate for a left turn lane into the easterly Avenue 50 project entry and for a left turn lane for eastbound Avenue 50 traffic at the intersection of Avenue 50 and Jefferson Street as approved by the City Engineer. d. Class II bike lane as approved by the City Engineer e. 6-foot wide sidewalk—The applicant shall revise the site plan and landscape plan to include a non-curb adjacent 6-foot wide sidewalk along Avenue 50 at a minimum distance of 4 feet from the street curb. The site plan and landscape plan shall be reviewed and CITY COUNCIL RESOLUTION 2021-006 – “EXHIBIT B” CONDITIONS OF APPROVAL - ADOPTED TENTATIVE PARCEL MAP 2017-0003 (TPM 37370) PAVILION PALMS SHOPPING CENTER ADOPTED: MARCH 2 2021 Page 8 of 22 approved by the City Engineer and Planning Manager prior to construction. f. The applicant is responsible for the cost to design and install dual eastbound left turn lanes to northbound Jefferson Street when determined by the City Engineer and a traffic study prepared for the applicant per Engineering Bulletin #06-13 that the left-turn volumes cannot be adequately served by the single left-turn lane. Applicant shall enter into a SIA to post separate security for the cost to design and install the dual eastbound left turn lanes. This obligation will remain in effect for 10 years after recordation of the final map unless otherwise approved by the City Engineer. 3) Jefferson Street/Avenue 50 Intersection: All necessary traffic signal modifications in the northwest quadrant of the intersection and any other modifications warranted by the timing and traffic generation of this development. 4) Other required improvements in the right-of-way and/or adjacent landscape setback area include: all appurtenant components such as, but not limited to: curb, gutter, traffic control striping, legends, and signs. The applicant is responsible for construction of all improvements mentioned above. The applicant shall extend improvements beyond the project boundaries to ensure they safely integrate with existing improvements (e.g., grading; traffic control devices and transitions in alignment, elevation or dimensions of streets and sidewalks). 24. General access points and turning movements of traffic are limited to the following: Jefferson Street (northerly): Right turn in, right turn out, and left turn in movements are permitted. Left turn out movements are prohibited. Jefferson Street (southerly): Right turn in and right turn out movements are permitted. Left turn in and left turn out movements are prohibited. CITY COUNCIL RESOLUTION 2021-006 – “EXHIBIT B” CONDITIONS OF APPROVAL - ADOPTED TENTATIVE PARCEL MAP 2017-0003 (TPM 37370) PAVILION PALMS SHOPPING CENTER ADOPTED: MARCH 2 2021 Page 9 of 22 Avenue 50 (westerly): Right turn in and right turn out movements are permitted. Left turn in and left turn out movements are prohibited. Avenue 50 (easterly): Full turn movements in and out are allowed. 25. Standard knuckles and corner cut-backs shall conform to Riverside County Standard Drawings #801 and #805, respectively, unless otherwise approved by the City Engineer. 26. The applicant shall install a transition for the eastbound Avenue 50 to northbound Jefferson Street left turn lane that separates the turn lane from the left turn lane into the shopping center from eastbound Avenue 50. This transition will keep the left turn queue for Jefferson Street from backing up into the median break for the shopping center full turn movement. FINAL MAPS 27. Prior to the City’s approval of a Final Map, the applicant shall furnish accurate mylars of the Final Map. The Final Map shall be 1” = 40’ scale. PARKING and ACCESS POINTS 28. The design of parking facilities shall conform to LQMC Chapter 9.150 and in particular the following: A. The parking stall and aisle widths and the double hairpin stripe parking stall design shall conform to LQMC Chapter 9.150. B. Cross slopes should be a maximum of 2% where ADA accessibility is required including accessibility routes between buildings. C. Building access points shall be shown on the Precise Grading Plans to evaluate ADA accessibility issues can be evaluated. D. Accessibility routes to public streets and adjacent development shall be shown on the Precise Grading Plan. E. Parking stall lengths shall be according to LQMC Chapter 9.150 and be a minimum of 17 feet in length with a 2-foot overhang for standard parking stalls and 18 feet with a 2-foot overhang for handicapped parking stall or as approved by the City Engineer. CITY COUNCIL RESOLUTION 2021-006 – “EXHIBIT B” CONDITIONS OF APPROVAL - ADOPTED TENTATIVE PARCEL MAP 2017-0003 (TPM 37370) PAVILION PALMS SHOPPING CENTER ADOPTED: MARCH 2 2021 Page 10 of 22 One van accessible handicapped parking stall is required per 8 handicapped parking stalls. F. Drive aisles between parking stalls shall be a minimum of 26 feet with access drive aisles to Public Streets a minimum of 30 feet or as approved by the City Engineer. Entry drives, main interior circulation routes, corner cutbacks, bus turnouts, dedicated turn lanes, ADA accessibility route to public streets and other features shown on the approved construction plans, may require additional street widths and other improvements as may be determined by the City Engineer. 29. The applicant shall design street pavement sections using CalTrans' design procedure for 20-year life pavement, and the site-specific data for soil strength and anticipated traffic loading (including construction traffic). Minimum structural sections shall be as follows: Parking Lot & Aisles (Low Traffic) 3.0" a.c./4.5" c.a.b. Parking Lot & Aisles (High Traffic) 4.5" a.c /5.5" c.a.b. Loading Areas 6” P.C.C./4” c.a.b. or the approved equivalents of alternate materials per the City Engineer. 30. The applicant shall submit current mix designs (less than two years old at the time of construction) for base, asphalt concrete and Portland cement concrete. The submittal shall include test results for all specimens used in the mix design procedure. For mix designs over six months old, the submittal shall include recent (less than six months old at the time of construction) aggregate gradation test results confirming that design gradations can be achieved in current production. The applicant shall not schedule construction operations until mix designs are approved. 31. Improvements shall include appurtenances such as traffic control signs, markings and other devices, raised medians if required, street name signs and sidewalks. Mid-block street lighting is not required. 32. Improvements shall be designed and constructed in accordance with City adopted standards, supplemental drawings and specifications, or as approved by the City Engineer. Improvement plans for streets, access CITY COUNCIL RESOLUTION 2021-006 – “EXHIBIT B” CONDITIONS OF APPROVAL - ADOPTED TENTATIVE PARCEL MAP 2017-0003 (TPM 37370) PAVILION PALMS SHOPPING CENTER ADOPTED: MARCH 2 2021 Page 11 of 22 gates and parking areas shall be stamped and signed by engineers registered in California. IMPROVEMENT PLANS As used throughout these Conditions of Approval, professional titles such as engineer,” “surveyor,” and “architect,” refer to persons currently certified or licensed to practice their respective professions in the State of California. 33. Improvement plans shall be prepared by or under the direct supervision of qualified engineers and/or architects, as appropriate, and shall comply with the provisions of LQMC Section 13.24.040 (Improvement Plans). 34. The following improvement plans shall be prepared and submitted for review and approval by the Development Services Division. A separate set of plans for each line item specified below shall be prepared. The plans shall utilize the minimum scale specified, unless otherwise authorized by the City Engineer in writing. Plans may be prepared at a larger scale if additional detail or plan clarity is desired. Note, the applicant may be required to prepare other improvement plans not listed here pursuant to improvements required by other agencies and utility purveyors. A. On-Site Rough Grading Plan 1" = 40' Horizontal B. PM10 Plan 1” = 40’ Horizontal C. Erosion Control Plan 1” = 40’ Horizontal D. WQMP (Plan submitted in Report Form) NOTE: A through D to be submitted concurrently. E. Off-Site Street Improvement/Storm Drain Plan 1" = 40' Horizontal, 1" = 4' Vertical F. Off-Site Signing & Striping Plan 1” = 40’ Horizontal The Off-Site street improvement plans shall have separate plan sheet(s) (drawn at 20 scale) that show the meandering sidewalk, mounding, and berming design in the combined parkway and landscape setback area. CITY COUNCIL RESOLUTION 2021-006 – “EXHIBIT B” CONDITIONS OF APPROVAL - ADOPTED TENTATIVE PARCEL MAP 2017-0003 (TPM 37370) PAVILION PALMS SHOPPING CENTER ADOPTED: MARCH 2 2021 Page 12 of 22 G. On Site Sewer and Water Improvement Plan 1" = 40' Horizontal H. On-Site Street Improvements/Signing & Striping/Storm Drain Plan 1" = 40' Horizontal, 1"= 4' Vertical I. On-Site Precise Grading Plan 1” = 30’ Horizontal Separate Storm Drain Plans if applicable) Other engineered improvement plans prepared for City approval that are not listed above shall be prepared in formats approved by the City Engineer prior to commencing plan preparation. All Off-Site Plan & Profile Street Plans and Signing & Striping Plans shall show all existing improvements for a distance of at least 200-feet beyond the project limits, or a distance sufficient to show any required design transitions. All On-Site Signing & Striping Plans shall show, at a minimum; Stop Signs, Limit Lines and Legends, No Parking Signs, Raised Pavement Markers (including Blue RPMs at fire hydrants) and Street Name Signs per Public Works Standard Plans and/or as approved by the Engineering Department. Rough Grading” plans shall normally include perimeter walls with Top of Wall & Top of Footing elevations shown. All footings shall have a minimum of 1-foot of cover, or sufficient cover to clear any adjacent obstructions. The applicant shall prepare an accessibility assessment on a marked-up print of the building floor plan identifying every building egress and notes the 2016 California Building Code accessibility requirements associated with each door. The assessment must comply with submittal requirements of the Building & Safety Division. On-Site Precise Grading” plans shall normally include all on-site surface improvements including but not limited to finish grades for curbs & gutters, building floor elevations, wall elevations, parking lot improvements and ADA requirements. 35. The City maintains standard plans, detail sheets and/or construction notes for elements of construction which can be accessed via the “Plans, CITY COUNCIL RESOLUTION 2021-006 – “EXHIBIT B” CONDITIONS OF APPROVAL - ADOPTED TENTATIVE PARCEL MAP 2017-0003 (TPM 37370) PAVILION PALMS SHOPPING CENTER ADOPTED: MARCH 2 2021 Page 13 of 22 Notes and Design Guidance” section of the Design and Development Department at the City website (www.la-quinta.org). Please navigate to the Design and Development Department home page and look for the Standard Drawings hyperlink. 36. The applicant shall furnish a complete set of all approved improvement plans on a storage media acceptable to the City Engineer (currently mylars). 37. Upon completion of construction, and prior to final acceptance of the improvements by the City, the applicant shall furnish the City with reproducible record drawings of all improvement plans which were approved by the City. Each sheet shall be clearly marked "Record Drawing" and shall be stamped and signed by the engineer or surveyor certifying to the accuracy and completeness of the drawings. The applicant shall have all approved mylars previously submitted to the City, revised to reflect the as-built conditions. The applicant shall employ or retain the Engineer of Record during the construction phase of the project so that the EOR can make site visits in support of preparing "Record Drawing". However, if subsequent approved revisions have been approved by the City Engineer and reflect said "Record Drawing" conditions, the Engineer of Record may submit a letter attesting to said fact to the City Engineer in lieu of mylar submittal. IMPROVEMENT SECURITY AGREEMENTS 38. Prior to approval of any Final Map, the applicant shall construct all on and off-site improvements and satisfy its obligations for same, or shall furnish a fully secured and executed Subdivision Improvement Agreement SIA”) guaranteeing the construction of such improvements and the satisfaction of its obligations for same, or shall agree to any combination thereof, as may be required by the City. 39. Any Subdivision Improvement Agreement (“SIA”) entered into by and between the applicant and the City of La Quinta, for the purpose of guaranteeing the completion of any improvements related to this Tentative Parcel Map, shall comply with the provisions of LQMC Chapter 13.28 (Improvement Security). CITY COUNCIL RESOLUTION 2021-006 – “EXHIBIT B” CONDITIONS OF APPROVAL - ADOPTED TENTATIVE PARCEL MAP 2017-0003 (TPM 37370) PAVILION PALMS SHOPPING CENTER ADOPTED: MARCH 2 2021 Page 14 of 22 40. Prior to constructing any off-site improvements, the applicant shall deposit securities equivalent to both a Performance and Labor & Material Bonds each valued at 100% of the cost of the off-site improvements, or as approved by the City Engineer. 41. Improvements to be made, or agreed to be made, shall include the removal of any existing structures or other obstructions which are not a part of the proposed improvements; and shall provide for the setting of the final survey monumentation. 42. When improvements are phased through a “Phasing Plan,” or an administrative approval (e.g., Site Development Permits), all off-site improvements and common on-site improvements (e.g., backbone utilities, retention basins, perimeter walls, landscaping and gates) shall be constructed, or secured, prior to the issuance of any permits in the first phase of the development, or as otherwise approved by the City Engineer. Improvements and obligations required of each subsequent phase shall either be completed, or secured, prior to the completion of homes or the occupancy of permanent buildings within such latter phase, or as otherwise approved by the City Engineer. In the event the applicant fails to construct the improvements for the development, or fails to satisfy its obligations for the development in a timely manner, pursuant to the approved phasing plan, the City shall have the right to halt issuance of all permits, and/or final inspections, withhold other approvals related to the development of the project, or call upon the surety to complete the improvements. 43. Depending on the timing of the development of this Tentative Parcel Map, and the status of the off-site improvements at the time, the applicant may be required to: A. Construct certain off-site improvements. B. Construct additional off-site improvements, subject to the reimbursement of its costs by others. C. Reimburse others for those improvements previously constructed that are considered to be an obligation of this Tentative Parcel Map. CITY COUNCIL RESOLUTION 2021-006 – “EXHIBIT B” CONDITIONS OF APPROVAL - ADOPTED TENTATIVE PARCEL MAP 2017-0003 (TPM 37370) PAVILION PALMS SHOPPING CENTER ADOPTED: MARCH 2 2021 Page 15 of 22 D. Secure the costs for future improvements that are to be made by others. E. To agree to any combination of these actions, as the City may require. Off-Site Improvements should be completed on a first priority basis. The applicant shall complete Off-Site Improvements in the first phase of construction or by the issuance of the 20% Building Permit. In the event that any of the improvements required for this development are constructed by the City, the applicant shall, prior to the approval of the Final Map, or the issuance of any permit related thereto, reimburse the City for the costs of such improvements. 44. If the applicant elects to utilize the secured agreement alternative, the applicant shall submit detailed construction cost estimates for all proposed on-site and off-site improvements, including an estimate for the final survey monumentation, for checking and approval by the City Engineer. Such estimates shall conform to the unit cost schedule as approved by the City Engineer. Estimates for improvements under the jurisdiction of other agencies shall be approved by those agencies and submitted to the City along with the applicant’s detailed cost estimates. Security will not be required for telephone, natural gas, or Cable T.V. improvements. 45. Should the applicant fail to construct the improvements for the development, or fail to satisfy its obligations for the development in a timely manner, the City shall have the right to halt issuance of building permits, and/or final building inspections, withhold other approvals related to the development of the project, or call upon the surety to complete the improvements. GRADING 46. The applicant shall comply with the provisions of LQMC Section 13.24.050 Grading Improvements). 47. Prior to occupancy of the project site for any construction, or other purposes, the applicant shall obtain a grading permit approved by the City Engineer. CITY COUNCIL RESOLUTION 2021-006 – “EXHIBIT B” CONDITIONS OF APPROVAL - ADOPTED TENTATIVE PARCEL MAP 2017-0003 (TPM 37370) PAVILION PALMS SHOPPING CENTER ADOPTED: MARCH 2 2021 Page 16 of 22 48. To obtain an approved grading permit, the applicant shall submit and obtain approval of all of the following: A. A grading plan prepared by a civil engineer registered in the State of California, B. A preliminary geotechnical (“soils”) report prepared by an engineer registered in the State of California, C. A Fugitive Dust Control Plan prepared in accordance with LQMC Chapter 6.16, (Fugitive Dust Control), and D. A Best Management Practices report prepared in accordance with LQMC Sections 8.70.010 and 13.24.170 (NPDES Stormwater Discharge Permit and Storm Management and Discharge Controls). E. A WQMP prepared by an appropriate professional registered in the State of California. All grading shall conform with the recommendations contained in the Preliminary Soils Report, and shall be certified as being adequate by soils engineer, or engineering geologist registered in the State of California. The applicant shall furnish security, in a form acceptable to the City, and in an amount sufficient to guarantee compliance with the approved Fugitive Dust Control Plan provisions as submitted with its application for a grading permit. Additionally, the applicant shall replenish said security if expended by the City of La Quinta to comply with the Plan as required by the City Engineer. 49. The applicant shall maintain all open graded, undeveloped land in order to prevent wind and/or water erosion of such land. All open graded, undeveloped land shall either be planted with interim landscaping, or stabilized with such other erosion control measures, as were approved in the Fugitive Dust Control Plan. 50. Grading within the perimeter setback and parkway areas shall have undulating terrain and shall conform with the requirements of LQMC Section 9.60.240(F) except as otherwise modified by this condition. The maximum slope shall not exceed 3:1 anywhere in the landscape setback area, except for the backslope (i.e. the slope at the back of the landscape lot) which shall not exceed 2:1 if fully planted with ground cover. The CITY COUNCIL RESOLUTION 2021-006 – “EXHIBIT B” CONDITIONS OF APPROVAL - ADOPTED TENTATIVE PARCEL MAP 2017-0003 (TPM 37370) PAVILION PALMS SHOPPING CENTER ADOPTED: MARCH 2 2021 Page 17 of 22 maximum slope in the first six (6) feet adjacent to the curb shall not exceed 4:1 when the nearest edge of sidewalk is within six feet (6’) of the curb, otherwise the maximum slope within the right of way shall not exceed 3:1. All unpaved parkway areas adjacent to the curb shall be depressed one and one-half inches (1.5") in the first eighteen inches 18") behind the curb. 51. Building pad elevations on the rough grading plan submitted for City Engineer’s approval shall conform with pad elevations shown on the tentative map, unless the pad elevations have other requirements imposed elsewhere in these Conditions of Approval, or as approved by the City Engineer. 52. Building pad elevations of perimeter lots shall not differ by more than one foot higher from the building pads in adjacent developments. 53. The applicant shall minimize the differences in elevation between the adjoining properties and the lots within this development. 54. Prior to any site grading or regrading that will raise or lower any portion of the site by more than plus or minus half of a foot (0.5’) from the elevations shown on the approved Tentative Parcel Map, the applicant shall submit the proposed grading changes to the City Engineer for a substantial conformance review. 55. Prior to the issuance of a building permit for any building lot, the applicant shall provide a lot pad certification stamped and signed by a qualified engineer or surveyor with applicable compaction tests and over excavation documentation. Each pad certification shall list the pad elevation as shown on the approved grading plan, the actual pad elevation and the difference between the two, if any. Such pad certification shall also list the relative compaction of the pad soil. The data shall be organized by lot number, and listed cumulatively if submitted at different times. DRAINAGE 56. Stormwater handling shall conform with the approved hydrology and drainage report for the Pavilions Plaza Commercial Development project TPM37370 and SDP2017-0009), or as approved by the City Engineer. Nuisance water shall be disposed of in an approved manner. CITY COUNCIL RESOLUTION 2021-006 – “EXHIBIT B” CONDITIONS OF APPROVAL - ADOPTED TENTATIVE PARCEL MAP 2017-0003 (TPM 37370) PAVILION PALMS SHOPPING CENTER ADOPTED: MARCH 2 2021 Page 18 of 22 Nuisance water shall be retained onsite and disposed of via an underground percolation improvement approved by the City Engineer. 57. The applicant shall comply with the provisions of LQMC Section 13.24.120 Drainage), Retention Basin Design Criteria, Engineering Bulletin No. 06- 16 – Hydrology Report with Preliminary Hydraulic Report Criteria for Storm Drain Systems and Engineering Bulletin No. 06-015 - Underground Retention Basin Design Requirements. More specifically, stormwater falling on site during the 100-year storm shall be retained within the development, unless otherwise approved by the City Engineer. The design storm shall be the 1 hour, 3-hour, 6 hour or 24-hour event producing the greatest total run off. 58. Nuisance water shall be retained on site. Nuisance water shall be disposed of per approved methods contained in Engineering Bulletin No. 06-16 – Hydrology Report with Preliminary Hydraulic Report Criteria for Storm Drain Systems and Engineering Bulletin No. 06-015 - Underground Retention Basin Design Requirements. 59. In design of retention facilities, the maximum percolation rate shall be two inches per hour. The percolation rate will be considered to be zero unless the applicant provides site specific data indicating otherwise and as approved by the City Engineer. 60. The project shall be designed to accommodate purging and blowoff water through underground piping and/or retention facilities) from any on-site or adjacent well sites granted or dedicated to the local water utility authority as a requirement for development of this property. 61. No fence or wall shall be constructed around any retention basin unless approved by the Planning Manager and the City Engineer. 62. For on-site above ground common retention basins, retention depth shall be according to Engineering Bulletin No. 06-16 – Hydrology Report with Preliminary Hydraulic Report Criteria for Storm Drain Systems. Side slopes shall not exceed 3:1 and shall be planted with maintenance free ground cover. Additionally, retention basin widths shall be not less than 20 feet at the bottom of the basin. 63. Stormwater may not be retained in landscaped parkways or landscaped setback lots. Only incidental storm water (precipitation which directly falls onto the setback) will be permitted to be retained in the landscape CITY COUNCIL RESOLUTION 2021-006 – “EXHIBIT B” CONDITIONS OF APPROVAL - ADOPTED TENTATIVE PARCEL MAP 2017-0003 (TPM 37370) PAVILION PALMS SHOPPING CENTER ADOPTED: MARCH 2 2021 Page 19 of 22 setback areas. The perimeter setback and parkway areas in the street right-of-way shall be shaped with berms and mounds, pursuant to LQMC Section 9.100.040(B)(7). 64. The design of the development shall not cause any increase in flood boundaries and levels in any area outside the development. 65. The development shall be graded to permit storm flow in excess of retention capacity to flow out of the development through a designated overflow and into the historic drainage relief route. 66. Storm drainage historically received from adjoining property shall be received and retained or passed through into the historic downstream drainage relief route. 67. The applicant shall comply with applicable provisions for post construction runoff per the City’s NPDES stormwater discharge permit, LQMC Sections 8.70.010 et seq. (Stormwater Management and Discharge Controls), and 13.24.170 (Clean Air/Clean Water); Riverside County Ordinance No. 457; and the California Regional Water Quality Control Board – Colorado River Basin (CRWQCB-CRB) Region Board Order No. R7-2013-0011. A. For post-construction urban runoff from New Development and Redevelopments Projects, the applicant shall implement requirements of the NPDES permit for the design, construction and perpetual operation and maintenance of BMPs per the approved Water Quality Management Plan (WQMP) for the project as required by the California Regional Water Quality Control Board – Colorado River Basin (CRWQCB-CRB) Region Board Order No. R7- 2013-0011. B. The applicant shall implement the WQMP Design Standards per CRWQCB-CRB) Region Board Order No. R7-2013-0011 utilizing BMPs approved by the City Engineer. A project specific WQMP shall be provided which incorporates Site Design and Treatment BMPs utilizing first flush infiltration as a preferred method of NPDES Permit Compliance for Whitewater River receiving water, as applicable. C. The developer shall execute and record a Stormwater Management/BMP Facilities Agreement that provides for the perpetual maintenance and operation of stormwater BMPs. CITY COUNCIL RESOLUTION 2021-006 – “EXHIBIT B” CONDITIONS OF APPROVAL - ADOPTED TENTATIVE PARCEL MAP 2017-0003 (TPM 37370) PAVILION PALMS SHOPPING CENTER ADOPTED: MARCH 2 2021 Page 20 of 22 UTILITIES 68. The applicant shall comply with the provisions of LQMC Section 13.24.110 Utilities). 69. The applicant shall obtain the approval of the City Engineer for the location of all utility lines within any right-of-way, and all above-ground utility structures including, but not limited to, traffic signal cabinets, electric vaults, water valves, and telephone stands, to ensure optimum placement for practical and aesthetic purposes. 70. Existing overhead utility lines within, or adjacent to the proposed development, and all proposed utilities shall be installed underground. The 92 KV transmission power poles and all existing utility lines attached to joint use 92 KV transmission power poles are exempt from the requirement to be placed underground. 71. Underground utilities shall be installed prior to overlying hardscape. For installation of utilities in existing improved streets, the applicant shall comply with trench restoration requirements maintained, or required by the City Engineer. The applicant shall provide certified reports of all utility trench compaction for approval by the City Engineer. Additionally, grease traps and the maintenance thereof shall be located as to not conflict with access aisles/entrances. CONSTRUCTION 72. The City will conduct final inspections of habitable buildings only when the buildings have improved street and (if required) sidewalk access to publicly-maintained streets. The improvements shall include required traffic control devices, pavement markings and street name signs. LANDSCAPE AND IRRIGATION 73. The applicant shall comply with LQMC Sections 13.24.130 (Landscaping Setbacks) & 13.24.140 (Landscaping Plans). CITY COUNCIL RESOLUTION 2021-006 – “EXHIBIT B” CONDITIONS OF APPROVAL - ADOPTED TENTATIVE PARCEL MAP 2017-0003 (TPM 37370) PAVILION PALMS SHOPPING CENTER ADOPTED: MARCH 2 2021 Page 21 of 22 74. Landscape and irrigation plans for landscaped lots and setbacks, medians, retention basins, and parks shall be signed and stamped by a licensed landscape architect. 75. All new and modified landscape areas shall have landscaping and permanent irrigation improvements in compliance with the City’s Water Efficient Landscape regulations contained in LQMC Section 8.13 (Water Efficient Landscape). 76. Lighting plans shall be submitted with the final landscaping plans for a recommendation to the Planning Commission for their approval. Exterior lighting shall be consistent with LQMC Section 9.100.150 (Outdoor Lighting) and 9.150.080 (Parking Facility Design Standards). All freestanding lighting shall not exceed 20 feet in height and shall be shielded to minimize trespass of light off the property. Security lighting along the west elevation of the anchor building shall be installed below 20 ft. in height and shall be shielded to minimize trespass of light off the property and not shine directly onto neighboring residences. Any illuminated carports shall be included in the photometric study as part of the final lighting plan submittal. 77. All water features shall be designed to minimize “splash”, and use high efficiency pumps and lighting to the satisfaction of the Planning Manager. They shall be included in the landscape plan water efficiency calculations per Municipal Code Chapter 8.13. 78. All rooftop mechanical equipment shall be completely screened from view. Utility transformers or other ground mounted mechanical equipment shall be fully screened with a screening wall or landscaping and painted to match the adjacent buildings. 79. The applicant shall submit the final landscape plans for review, processing and approval to the Design and Development Department, in accordance with the Final Landscape Plan application process. Planning Commission approval of the final landscape plans is required prior to issuance of the first building permit. NOTE: Plans are not approved for construction until signed by the appropriate City official, including the Planning Manager and/or City Engineer. 80. The applicant or his agent has the responsibility for proper sight distance CITY COUNCIL RESOLUTION 2021-006 – “EXHIBIT B” CONDITIONS OF APPROVAL - ADOPTED TENTATIVE PARCEL MAP 2017-0003 (TPM 37370) PAVILION PALMS SHOPPING CENTER ADOPTED: MARCH 2 2021 Page 22 of 22 requirements per guidelines in the AASHTO “A Policy on Geometric Design of Highways and Streets, 5th Edition” or latest, in the design and/or installation of all landscaping and appurtenances abutting and within the private and public street right-of-way. 81. The final design of the perimeter landscaping, particularly the perimeter wall, shall be included with the Final Landscape Plan submittal. 82. All vacant pads shall be planted with drought tolerant landscaping and decomposed granite and shall include fencing as appropriate so long as they are vacant. The installation of all landscaping and decomposed granite, and fencing as appropriate, shall be completed prior to the issuance of Certificate of Occupancy of the Pavilions store. Any landscaping on vacant pads shall be irrigated and maintained regularly. The final landscape plan for the project shall include plans for fencing, landscaping, irrigation (as applicable), and maintenance for vacant pads. The final landscape plan must be reviewed and approved by the Planning Commission at a public hearing prior to construction. PUBLIC SERVICES 83. The applicant shall provide public transit improvements if required by SunLine Transit Agency and approved by the City Engineer. MAINTENANCE 84. The applicant shall comply with the provisions of LQMC Section 13.24.160 Maintenance). 85. The applicant shall make provisions for the continuous and perpetual maintenance of perimeter landscaping up to the curb, common areas, access drives, sidewalks, and stormwater BMPs. FEES AND DEPOSITS 86. The applicant shall comply with the provisions of LQMC Section 13.24.180 Fees and Deposits). These fees include all deposits and fees required by the City for plan checking and construction inspection. Deposits and fee amounts shall be those in effect when the applicant makes application for plan check and permits. CITY COUNCIL RESOLUTION 2021-006 – “EXHIBIT C” CONDITIONS OF APPROVAL - ADOPTED SITE DEVELOPMENT PERMIT 2017-0009 PAVILION PALMS SHOPPING CENTER ADOPTED: MARCH 2, 2021 Page 1 of 27 GENERAL 1. The applicant agrees to defend, indemnify and hold harmless the City of La Quinta (“City”), its agents, officers and employees from any claim, action or proceeding to attack, set aside, void, or annul the approval of this Site Development Permit, or any Final Map recorded thereunder. The City shall have sole discretion in selecting its defense counsel. The City shall promptly notify the applicant of any claim, action or proceeding and shall cooperate fully in the defense. 2. Site Development Permit 2017-0009 shall comply with all applicable conditions for the following related approval(s): Environmental Assessment 2017-0006 Tentative Parcel Map 2017-0003 (Tentative Parcel Map 37370) Specific Plan 2017-0002 In the event of any conflict(s) between approval conditions and/or provisions of these approvals, the Director of Design and Development shall adjudicate the conflict by determining the precedence. 3. Applicant shall work with the Design and Development Department to finalize Site Development Permit plan package, including but not limited to, elevations, roof plans, shell plans, materials board, preliminary landscape plans, and lighting plans, within 60 days of City Council approval. 4. Pad Buildings 1, 2, 8, 9, and 10 shall require, prior to construction of any structures, a Site Development Permit to be reviewed and approved by the Planning Commission at a public hearing. The architectural and landscaping design for these pad buildings shall be congruous with the design approved in Site Development Permit 2017-0006. 5. The Site Development Permit shall expire two years from City Council approval and shall become null and void in accordance with La Quinta Municipal Code Section 9.200.080, unless a building permit has been issued. A time extension may be requested per LQMC Section 9.200.080. CITY COUNCIL RESOLUTION 2021-006 – “EXHIBIT C” CONDITIONS OF APPROVAL - ADOPTED SITE DEVELOPMENT PERMIT 2017-0009 PAVILION PALMS SHOPPING CENTER ADOPTED: MARCH 2, 2021 Page 2 of 27 6. Prior to the issuance of any grading, construction, or building permit by the City, the applicant shall obtain any necessary clearances and/or permits from the following agencies, if required: Riverside County Fire Marshal La Quinta Development Services Division (Grading Permit, Green Sheet (Public Works Clearance) for Building Permits, Water Quality Management Plan (WQMP) Exemption Form – Whitewater River Region, Improvement Permit) La Quinta Planning Division Riverside Co. Environmental Health Department Desert Sands Unified School District (DSUSD) Coachella Valley Water District (CVWD) Imperial Irrigation District (IID) California Regional Water Quality Control Board (CRWQCB) State Water Resources Control Board SunLine Transit Agency (SunLine) South Coast Air Quality Management District Coachella Valley SCAQMD) The applicant is responsible for all requirements of the permits and/or clearances from the above listed agencies. When these requirements include approval of improvement plans, the applicant shall furnish proof of such approvals when submitting those improvements plans for City approval. 7. Coverage under the State of California Construction General Permit must be obtained by the applicant; who then shall submit a copy of the Regional Water Quality Control Board’s (“RWQCB”) acknowledgment of the applicant’s Notice of Intent (“NOI”) and Waste Discharger Identification (WDID) number to the City prior to the issuance of a grading or building permit. 8. The applicant shall comply with applicable provisions of the City’s NPDES stormwater discharge permit, LQMC Sections 8.70.010 et seq. Stormwater Management and Discharge Controls), and 13.24.170 Clean Air/Clean Water); Riverside County Ordinance No. 457; the California Regional Water Quality Control Board – Colorado River Basin Region Board Order No. R7-2013-0011 and the State Water Resources Control Board’s Order No. 2012-0006-DWQ. CITY COUNCIL RESOLUTION 2021-006 – “EXHIBIT C” CONDITIONS OF APPROVAL - ADOPTED SITE DEVELOPMENT PERMIT 2017-0009 PAVILION PALMS SHOPPING CENTER ADOPTED: MARCH 2, 2021 Page 3 of 27 A. For construction activities including clearing, grading or excavation of land that disturbs one (1) acre or more of land, or that disturbs less than one (1) acre of land, but which is a part of a construction project that encompasses more than one (1) acre of land, the Permitee shall be required to submit a Storm Water Pollution Protection Plan (“SWPPP”) to the State Water Resources Control Board. The applicant or design professional can obtain the California Stormwater Quality Association SWPPP template at www.cabmphandbooks.com for use in their SWPPP preparation. B. The applicant shall ensure that the required SWPPP is available for inspection at the project site at all times through and including acceptance of all improvements by the City. C. The applicant’s SWPPP shall include provisions for all of the following Best Management Practices (“BMPs”) (LQMC Section 8.70.020 (Definitions)): 1) Temporary Soil Stabilization (erosion control). 2) Temporary Sediment Control. 3) Wind Erosion Control. 4) Tracking Control. 5) Non-Storm Water Management. 6) Waste Management and Materials Pollution Control. D. The SWPPP and BMPs shall remain in effect for the entire duration of project construction until all improvements are completed and accepted by the City Council. E. The inclusion in the Conditions, Covenants, and Restrictions CC&Rs), a requirement for the perpetual maintenance and operation of all post-construction BMPs as required. 9. Permits issued under this approval shall be subject to the provisions of the Development Impact Fee and Transportation Uniform Mitigation Fee programs in effect at the time of issuance of building permit(s). 10. Developer shall reimburse the City, within thirty (30) days of presentment of the invoice, all costs and actual attorney’s fees incurred by the City Attorney to review, negotiate and/or modify any documents CITY COUNCIL RESOLUTION 2021-006 – “EXHIBIT C” CONDITIONS OF APPROVAL - ADOPTED SITE DEVELOPMENT PERMIT 2017-0009 PAVILION PALMS SHOPPING CENTER ADOPTED: MARCH 2, 2021 Page 4 of 27 or instruments required by these conditions, if Developer requests that the City modify or revise any documents or instruments prepared initially by the City to effect these conditions. This obligation shall be paid in the time noted above without deduction or offset and Developer’s failure to make such payment shall be a material breach of the Conditions of Approval. 11. Developer shall reimburse the City, within thirty (30) days of presentment of the invoice, all costs and actual consultant’s fees incurred by the City for engineering and/or surveying consultants to review and/or modify any documents or instruments required by this project. This obligation shall be paid in the time noted above without deduction or offset and Developer’s failure to make such payment shall be a material breach of the Conditions of Approval. PROPERTY RIGHTS 12. Prior to issuance of any permit(s), the applicant shall acquire or confer easements and other property rights necessary for the construction or proper functioning of the proposed development. Conferred rights shall include irrevocable offers to dedicate or grant access easements to the City for emergency services and for maintenance, construction and reconstruction of essential improvements. Said conferred rights shall also include grant of access easement to the City of La Quinta for the purpose of graffiti removal by City staff or assigned agent in perpetuity and agreement to the method to remove graffiti and to paint over to best match existing. The applicant shall establish the aforementioned requirements in the CC&R’s for the development or other agreements as approved by the City Engineer. Pursuant to the aforementioned, the applicant shall submit and execute an “AUTHORIZATION TO REMOVE GRAFFITI FROM PRIVATE PROPERTY” form located at the Public Works Department Counter prior to Certificate of Occupancy. 13. Pursuant to the aforementioned condition, conferred rights shall include approvals from the master developer over easements and other property rights necessary for construction and proper functioning of the proposed development not limited to access rights over proposed and/or existing private streets that access public streets and open space/drainage facilities of the master development. CITY COUNCIL RESOLUTION 2021-006 – “EXHIBIT C” CONDITIONS OF APPROVAL - ADOPTED SITE DEVELOPMENT PERMIT 2017-0009 PAVILION PALMS SHOPPING CENTER ADOPTED: MARCH 2, 2021 Page 5 of 27 14. The applicant shall offer for dedication all public street rights-of-way in conformance with the City's General Plan, Municipal Code, applicable specific plans, site development permit, and/or as required by the City Engineer. 15. The public street right-of-way offers for dedication required for this development include: A. PUBLIC STREETS 1) Jefferson Street (Major Arterial) – 64 feet from the centerline of Jefferson Street for a total 128-foot ultimate developed right of way except additional variable right of way dedication to accommodate improvements conditioned under STREET AND TRAFFIC IMPROVEMENTS. 2) Avenue 50 (Primary Arterial) – 54 feet from the centerline of Avenue 50 for a total 108-foot ultimate developed right of way except additional variable right of way dedication to accommodate improvements conditioned under STREET AND TRAFFIC IMPROVEMENTS. 16. Dedications shall include additional widths as necessary for dedicated right and left turn lanes, bus turnouts, and other features contained in the approved construction plans. Pursuant to this requirement, the Applicant shall include in the submittal packet containing the rough grading plans submitted for plan checking, an offsite street geometric layout, drawn at 1” equals 40 feet, detailing the following design aspects: median curb line, outside curb line, lane line alignment including lane widths, left turn lanes, deceleration lane(s) and bus stop turnout(s). The geometric layout shall be accompanied with sufficient professional engineering studies to confirm the appropriate length of all proposed turn pockets and auxiliary lanes that may impact the right of way dedication required of the project and the associated landscape setback requirement. 17. When the City Engineer determines that access rights to the proposed street rights-of-way shown on the approved Site Development Permit are necessary prior to approval of the improvements dedicating such right-of- way, the applicant shall grant the necessary right-of-way within 60 days of a written request by the City. CITY COUNCIL RESOLUTION 2021-006 – “EXHIBIT C” CONDITIONS OF APPROVAL - ADOPTED SITE DEVELOPMENT PERMIT 2017-0009 PAVILION PALMS SHOPPING CENTER ADOPTED: MARCH 2, 2021 Page 6 of 27 18. The applicant shall create perimeter landscaping setbacks along all public rights-of-way as follows: A. Jefferson Street (Major Arterial) – Minimum 18-foot from the R/W- P/L. B. Avenue 50 (Primary Arterial) – Minimum 18-foot from the R/W-P/L. The listed setback depth shall be the average depth where a meandering wall design is approved. The setback requirements shall apply to all frontages including, but not limited to, remainder parcels and sites dedicated for utility purposes. Where public facilities (e.g., sidewalks) are placed on privately-owned setbacks, the applicant shall offer for dedication blanket easements for those purposes on the Final Map. 19. The applicant shall offer for dedication those easements necessary for the placement of, and access to, utility lines and structures, drainage basins, mailbox clusters, park lands, and common areas. 20. Direct vehicular access to Jefferson Street and Avenue 50 is restricted, except for those access points identified on the tentative parcel map, or as otherwise conditioned in these conditions of approval. The vehicular access restriction shall be shown on the recorded final parcel map 21. The applicant shall furnish proof of easements, or written permission, as appropriate, from those owners of all abutting properties on which grading, retaining wall construction, permanent slopes, or other encroachments will occur. 22. The applicant shall cause no easement to be granted, or recorded, over any portion of the subject property after the date of approval of the Site Development Permit unless such easement is approved by the City Engineer. STREET AND TRAFFIC IMPROVEMENTS 23. The applicant shall comply with the provisions of LQMC Sections 13.24.060 (Street Improvements), 13.24.070 (Street Design - Generally) 13.24.100 (Access for Individual Properties and Development) for public streets. CITY COUNCIL RESOLUTION 2021-006 – “EXHIBIT C” CONDITIONS OF APPROVAL - ADOPTED SITE DEVELOPMENT PERMIT 2017-0009 PAVILION PALMS SHOPPING CENTER ADOPTED: MARCH 2, 2021 Page 7 of 27 24. Streets shall have vertical curbs or other approved curb configurations that will convey water without ponding, and provide lateral containment of dust and residue during street sweeping operations. Unused curb cuts on any lot shall be restored to standard curb height prior to final inspection of permanent building(s) on the lot. 25. The applicant shall construct the following street improvements to conform with the General Plan (street type noted in parentheses.) A. OFF-SITE STREETS 1) Jefferson Street (Major Arterial) a. Widen the west side of the street along frontage as necessary in order to accommodate deceleration/right turn only lanes serving the two entrances to the project. b. Reconstruct the existing landscaped median to provide the left turn in with physical left turn out restriction and restore the median landscaping. c. Class II bike lane as approved by the City Engineer d. Reconstruct sidewalk improvements as needed and applicant to reimburse City for sidewalk improvements made to applicant’s frontage through the City’s Capital Improvement Program. 2) Avenue 50 (Primary Arterial) a. Widen the north side of the street along all frontage to the project boundary to its ultimate width on the north side as specified in the General Plan and the requirements of these conditions. Street widening improvements shall include all appurtenant components such as, but not limited to curb, gutter, traffic control striping, legends, and signs. b. A deceleration/right turn only lane serving the CITY COUNCIL RESOLUTION 2021-006 – “EXHIBIT C” CONDITIONS OF APPROVAL - ADOPTED SITE DEVELOPMENT PERMIT 2017-0009 PAVILION PALMS SHOPPING CENTER ADOPTED: MARCH 2, 2021 Page 8 of 27 entrances to the project as approved by the City Engineer c. 12-foot wide landscaped median along the entire boundary of the project plus variable width as needed to accommodate for a left turn lane into the easterly Avenue 50 project entry and for a left turn lane for eastbound Avenue 50 traffic at the intersection of Avenue 50 and Jefferson Street as approved by the City Engineer. d. Class II bike lane as approved by the City Engineer e. 6-foot wide sidewalk—The applicant shall revise the site plan and landscape plan to include a non-curb adjacent 6-foot wide sidewalk along Avenue 50 at a minimum distance of 4 feet from the street curb. The site plan and landscape plan shall be reviewed and approved by the City Engineer and Planning Manager prior to construction. f. The applicant is responsible for the cost to design and install dual eastbound left turn lanes to northbound Jefferson Street when determined by the City Engineer and a traffic study prepared for the applicant per Engineering Bulletin #06-13 that the left-turn volumes cannot be adequately served by the single left-turn lane. Applicant shall enter into a SIA to post separate security for the cost to design and install the dual eastbound left turn lanes. This obligation will remain in effect for 10 years after recordation of the final map unless otherwise approved by the City Engineer. 3) Jefferson Street/Avenue 50 Intersection: All necessary traffic signal modifications in the northwest quadrant of the intersection and any other modifications warranted by the timing and traffic generation of this development. CITY COUNCIL RESOLUTION 2021-006 – “EXHIBIT C” CONDITIONS OF APPROVAL - ADOPTED SITE DEVELOPMENT PERMIT 2017-0009 PAVILION PALMS SHOPPING CENTER ADOPTED: MARCH 2, 2021 Page 9 of 27 4) Other required improvements in the right-of-way and/or adjacent landscape setback area include: all appurtenant components such as, but not limited to: curb, gutter, traffic control striping, legends, and signs. The applicant is responsible for construction of all improvements mentioned above. The applicant shall extend improvements beyond the project boundaries to ensure they safely integrate with existing improvements (e.g., grading; traffic control devices and transitions in alignment, elevation or dimensions of streets and sidewalks). 26. General access points and turning movements of traffic are limited to the following: Jefferson Street (northerly): Right turn in, right turn out, and left turn in movements are permitted. Left turn out movements are prohibited. Jefferson Street (southerly): Right turn in and right turn out movements are permitted. Left turn in and left turn out movements are prohibited. Avenue 50 (westerly): Right turn in and right turn out movements are permitted. Left turn in and left turn out movements are prohibited. Avenue 50 (easterly): Full turn movements in and out are allowed. 27. Standard knuckles and corner cut-backs shall conform to Riverside County Standard Drawings #801 and #805, respectively, unless otherwise approved by the City Engineer. PARKING LOTS and ACCESS POINTS 28. The design of parking facilities shall conform to LQMC Chapter 9.150 and in particular the following: A. The parking stall and aisle widths and the double hairpin stripe parking stall design shall conform to LQMC Chapter 9.150. B. Cross slopes should be a maximum of 2% where ADA accessibility is required including accessibility routes between buildings. CITY COUNCIL RESOLUTION 2021-006 – “EXHIBIT C” CONDITIONS OF APPROVAL - ADOPTED SITE DEVELOPMENT PERMIT 2017-0009 PAVILION PALMS SHOPPING CENTER ADOPTED: MARCH 2, 2021 Page 10 of 27 C. Building access points shall be shown on the Precise Grading Plans to evaluate ADA accessibility issues can be evaluated. D. Accessibility routes to public streets and adjacent development shall be shown on the Precise Grading Plan. E. Parking stall lengths shall be according to LQMC Chapter 9.150 and be a minimum of 17 feet in length with a 2-foot overhang for standard parking stalls and 18 feet with a 2-foot overhang for handicapped parking stall or as approved by the City Engineer. One van accessible handicapped parking stall is required per 8 handicapped parking stalls. F. Drive aisles between parking stalls shall be a minimum of 26 feet with access drive aisles to Public Streets a minimum of 30 feet or as approved by the City Engineer. Entry drives, main interior circulation routes, corner cutbacks, bus turnouts, dedicated turn lanes, ADA accessibility route to public streets and other features shown on the approved construction plans, may require additional street widths and other improvements as may be determined by the City Engineer. 29. The applicant shall design street pavement sections using CalTrans' design procedure for 20-year life pavement, and the site-specific data for soil strength and anticipated traffic loading (including construction traffic). Minimum structural sections shall be as follows: Parking Lot & Aisles (Low Traffic) 3.0" a.c./4.5" c.a.b. Parking Lot & Aisles (High Traffic) 4.5" a.c /5.5" c.a.b. Loading Areas 6” P.C.C./4” c.a.b. or the approved equivalents of alternate materials per the City Engineer. 30. The applicant shall submit current mix designs (less than two years old at the time of construction) for base, asphalt concrete and Portland cement concrete. The submittal shall include test results for all specimens used in the mix design procedure. For mix designs over six months old, the submittal shall include recent (less than six months old at the time of construction) aggregate gradation test results confirming that design CITY COUNCIL RESOLUTION 2021-006 – “EXHIBIT C” CONDITIONS OF APPROVAL - ADOPTED SITE DEVELOPMENT PERMIT 2017-0009 PAVILION PALMS SHOPPING CENTER ADOPTED: MARCH 2, 2021 Page 11 of 27 gradations can be achieved in current production. The applicant shall not schedule construction operations until mix designs are approved. 31. Improvements shall include appurtenances such as traffic control signs, markings and other devices, raised medians if required, street name signs and sidewalks. Mid-block street lighting is not required. 32. Improvements shall be designed and constructed in accordance with City adopted standards, supplemental drawings and specifications, or as approved by the City Engineer. Improvement plans for streets, access gates and parking areas shall be stamped and signed by engineers registered in California. IMPROVEMENT PLANS As used throughout these Conditions of Approval, professional titles such as engineer,” “surveyor,” and “architect,” refer to persons currently certified or licensed to practice their respective professions in the State of California. 33. Improvement plans shall be prepared by or under the direct supervision of qualified engineers and/or architects, as appropriate, and shall comply with the provisions of LQMC Section 13.24.040 (Improvement Plans). 34. The following improvement plans shall be prepared and submitted for review and approval by the Design and Development Department. A separate set of plans for each line item specified below shall be prepared. The plans shall utilize the minimum scale specified, unless otherwise authorized by the City Engineer in writing. Plans may be prepared at a larger scale if additional detail or plan clarity is desired. Note, the applicant may be required to prepare other improvement plans not listed here pursuant to improvements required by other agencies and utility purveyors. A. On-Site Rough Grading Plan 1" = 40' Horizontal B. PM10 Plan 1” = 40’ Horizontal C. Erosion Control Plan 1” = 40’ Horizontal D. WQMP (Plan submitted in Report Form) NOTE: A through D to be submitted concurrently. CITY COUNCIL RESOLUTION 2021-006 – “EXHIBIT C” CONDITIONS OF APPROVAL - ADOPTED SITE DEVELOPMENT PERMIT 2017-0009 PAVILION PALMS SHOPPING CENTER ADOPTED: MARCH 2, 2021 Page 12 of 27 E. Off-Site Street Improvement/Storm Drain Plan 1" = 40' Horizontal, 1" = 4' Vertical F. Off-Site Signing & Striping Plan 1” = 40’ Horizontal The Off-Site street improvement plans shall have separate plan sheet(s) (drawn at 20 scale) that show the meandering sidewalk, mounding, and berming design in the combined parkway and landscape setback area. G. On Site Sewer and Water Improvement Plan 1" = 40' Horizontal H. On-Site Street Improvements/Signing & Striping/Storm Drain Plan 1" = 40' Horizontal, 1"= 4' Vertical I. On-Site Precise Grading Plan 1” = 30’ Horizontal Separate Storm Drain Plans if applicable) Other engineered improvement plans prepared for City approval that are not listed above shall be prepared in formats approved by the City Engineer prior to commencing plan preparation. All Off-Site Plan & Profile Street Plans and Signing & Striping Plans shall show all existing improvements for a distance of at least 200-feet beyond the project limits, or a distance sufficient to show any required design transitions. All On-Site Signing & Striping Plans shall show, at a minimum; Stop Signs, Limit Lines and Legends, No Parking Signs, Raised Pavement Markers (including Blue RPMs at fire hydrants) and Street Name Signs per Public Works Standard Plans and/or as approved by the Design and Development Department. Rough Grading” plans shall normally include perimeter walls with Top of Wall & Top of Footing elevations shown. All footings shall have a minimum of 1-foot of cover, or sufficient cover to clear any adjacent obstructions. On-Site Precise Grading” plans shall normally include all on-site surface improvements including but not limited to finish grades for curbs & CITY COUNCIL RESOLUTION 2021-006 – “EXHIBIT C” CONDITIONS OF APPROVAL - ADOPTED SITE DEVELOPMENT PERMIT 2017-0009 PAVILION PALMS SHOPPING CENTER ADOPTED: MARCH 2, 2021 Page 13 of 27 gutters, building floor elevations, wall elevations, parking lot improvements and ADA requirements. 35. The City maintains standard plans, detail sheets and/or construction notes for elements of construction which can be accessed via the “Plans, Notes and Design Guidance” section of the Public Works Development Division at the City website (www.la-quinta.org). Please navigate to the Design and Development Department home page and look for the Standard Drawings hyperlink. 36. The applicant shall furnish a complete set of the mylars of all approved improvement plans acceptable to the City Engineer. 37. Upon completion of construction, and prior to final acceptance of the improvements by the City, the applicant shall furnish the City with reproducible record drawings of all improvement plans which were approved by the City. Each sheet shall be clearly marked "Record Drawing" and shall be stamped and signed by the engineer or surveyor certifying to the accuracy and completeness of the drawings. The applicant shall have all approved mylars previously submitted to the City, revised to reflect the as-built conditions. The applicant shall employ or retain the Engineer of Record during the construction phase of the project so that the EOR can make site visits in support of preparing "Record Drawing". However, if subsequent approved revisions have been approved by the City Engineer and reflect said "Record Drawing" conditions, the Engineer of Record may submit a letter attesting to said fact to the City Engineer in lieu of mylar submittal. IMPROVEMENT SECURITY AGREEMENTS 38. Prior to approval of any Final Map, the applicant shall construct all on and off-site improvements and satisfy its obligations for same, or shall furnish a fully secured and executed Subdivision Improvement Agreement SIA”) guaranteeing the construction of such improvements and the satisfaction of its obligations for same, or shall agree to any combination thereof, as may be required by the City. 39. Any Subdivision Improvement Agreement (“SIA”) entered into by and between the applicant and the City of La Quinta, for the purpose of guaranteeing the completion of any improvements related to this Tentative Parcel Map, shall comply with the provisions of LQMC Chapter 13.28 (Improvement Security). CITY COUNCIL RESOLUTION 2021-006 – “EXHIBIT C” CONDITIONS OF APPROVAL - ADOPTED SITE DEVELOPMENT PERMIT 2017-0009 PAVILION PALMS SHOPPING CENTER ADOPTED: MARCH 2, 2021 Page 14 of 27 40. Prior to constructing any off-site improvements, the applicant shall deposit securities equivalent to both a Performance and Labor & Material Bonds each valued at 100% of the cost of the off-site improvements, or as approved by the City Engineer. 41. Improvements to be made, or agreed to be made, shall include the removal of any existing structures or other obstructions which are not a part of the proposed improvements; and shall provide for the setting of the final survey monumentation. 42. When improvements are phased through a “Phasing Plan,” or an administrative approval (e.g., Site Development Permits), all off-site improvements and common on-site improvements (e.g., backbone utilities, retention basins, perimeter walls, landscaping and gates) shall be constructed, or secured, prior to the issuance of any permits in the first phase of the development, or as otherwise approved by the City Engineer. If construction of the commercial center proceeds in phases, the first phase of development shall include the construction and completion of the Anchor tenant building and associated fuel center, Shop 1, project landscaping and parking areas. Improvements and obligations required of each subsequent phase shall either be completed, or secured, prior to the completion of homes or the occupancy of permanent buildings within such latter phase, or as otherwise approved by the City Engineer. In the event the applicant fails to construct the improvements for the development, or fails to satisfy its obligations for the development in a timely manner, pursuant to the approved phasing plan, the City shall have the right to halt issuance of all permits, and/or final inspections, withhold other approvals related to the development of the project, or call upon the surety to complete the improvements. 43. Depending on the timing of the development of this Site Development Permit, and the status of the off-site improvements at the time, the applicant may be required to: A. Construct certain off-site improvements. CITY COUNCIL RESOLUTION 2021-006 – “EXHIBIT C” CONDITIONS OF APPROVAL - ADOPTED SITE DEVELOPMENT PERMIT 2017-0009 PAVILION PALMS SHOPPING CENTER ADOPTED: MARCH 2, 2021 Page 15 of 27 B. Construct additional off-site improvements, subject to the reimbursement of its costs by others. C. Reimburse others for those improvements previously constructed that are considered to be an obligation of this Site Development Permit. D. Secure the costs for future improvements that are to be made by others. E. To agree to any combination of these actions, as the City may require. Off-Site Improvements should be completed on a first priority basis. The applicant shall complete Off-Site Improvements in the first phase of construction or by the issuance of the 20% Building Permit. In the event that any of the improvements required for this development are constructed by the City, the applicant shall, prior to the approval of the Final Map, or the issuance of any permit related thereto, reimburse the City for the costs of such improvements. 44. If the applicant elects to utilize the secured agreement alternative, the applicant shall submit detailed construction cost estimates for all proposed on-site and off-site improvements, including an estimate for the final survey monumentation, for checking and approval by the City Engineer. Such estimates shall conform to the unit cost schedule as approved by the City Engineer. Estimates for improvements under the jurisdiction of other agencies shall be approved by those agencies and submitted to the City along with the applicant’s detailed cost estimates. Security will not be required for telephone, natural gas, or Cable T.V. improvements. 45. Should the applicant fail to construct the improvements for the development, or fail to satisfy its obligations for the development in a timely manner, the City shall have the right to halt issuance of building permits, and/or final building inspections, withhold other approvals related to the development of the project, or call upon the surety to complete the improvements. CITY COUNCIL RESOLUTION 2021-006 – “EXHIBIT C” CONDITIONS OF APPROVAL - ADOPTED SITE DEVELOPMENT PERMIT 2017-0009 PAVILION PALMS SHOPPING CENTER ADOPTED: MARCH 2, 2021 Page 16 of 27 GRADING 46. The applicant shall comply with the provisions of LQMC Section 13.24.050 Grading Improvements). 47. Prior to occupancy of the project site for any construction, or other purposes, the applicant shall obtain a grading permit approved by the City Engineer. 48. To obtain an approved grading permit, the applicant shall submit and obtain approval of all of the following: A. A grading plan prepared by a civil engineer registered in the State of California, B. A preliminary geotechnical (“soils”) report prepared by an engineer registered in the State of California, C. A Fugitive Dust Control Plan prepared in accordance with LQMC Chapter 6.16, (Fugitive Dust Control), and D. A Best Management Practices report prepared in accordance with LQMC Sections 8.70.010 and 13.24.170 (NPDES Stormwater Discharge Permit and Storm Management and Discharge Controls). E. WQMP prepared by an engineer registered in the State of California. All grading shall conform with the recommendations contained in the Preliminary Soils Report, and shall be certified as being adequate by soils engineer, or engineering geologist registered in the State of California. The applicant shall furnish security, in a form acceptable to the City, and in an amount sufficient to guarantee compliance with the approved Fugitive Dust Control Plan provisions as submitted with its application for a grading permit. Additionally, the applicant shall replenish said security if expended by the City of La Quinta to comply with the Plan as required by the City Engineer. CITY COUNCIL RESOLUTION 2021-006 – “EXHIBIT C” CONDITIONS OF APPROVAL - ADOPTED SITE DEVELOPMENT PERMIT 2017-0009 PAVILION PALMS SHOPPING CENTER ADOPTED: MARCH 2, 2021 Page 17 of 27 49. The applicant shall maintain all open graded, undeveloped land in order to prevent wind and/or water erosion of such land. All open graded, undeveloped land shall either be planted with interim landscaping, or stabilized with such other erosion control measures, as were approved in the Fugitive Dust Control Plan. 50. Grading within the perimeter setback and parkway areas shall have undulating terrain and shall conform with the requirements of LQMC Section 9.60.240(F) except as otherwise modified by this condition requirement. The maximum slope shall not exceed 3:1 anywhere in the landscape setback area, except for the backslope (i.e. the slope at the back of the landscape lot) which shall not exceed 2:1 if fully planted with ground cover. The maximum slope in the first six (6) feet adjacent to the curb shall not exceed 4:1 when the nearest edge of sidewalk is within six feet (6’) of the curb, otherwise the maximum slope within the right of way shall not exceed 3:1. All unpaved parkway areas adjacent to the curb shall be depressed one and one-half inches (1.5") in the first eighteen inches (18") behind the curb. 51. Building pad elevations on the rough grading plan submitted for City Engineer’s approval shall conform with pad elevations shown on the tentative map, unless the pad elevations have other requirements imposed elsewhere in these Conditions of Approval, or as approved by the City Engineer. 52. Building pad elevations of perimeter lots shall not differ by more than one foot higher from the building pads in adjacent developments. 53. The applicant shall minimize the differences in elevation between the adjoining properties and the lots within this development. 54. Prior to any site grading or regrading that will raise or lower any portion of the site by more than plus or minus half of a foot (0.5’) from the elevations shown on the approved Site Development Permit Site Plan, the applicant shall submit the proposed grading changes to the City Engineer for a substantial conformance finding review. 55. Prior to the issuance of a building permit for any building lot, the applicant shall provide a lot pad certification stamped and signed by a qualified engineer or surveyor with applicable compaction tests and over excavation documentation. CITY COUNCIL RESOLUTION 2021-006 – “EXHIBIT C” CONDITIONS OF APPROVAL - ADOPTED SITE DEVELOPMENT PERMIT 2017-0009 PAVILION PALMS SHOPPING CENTER ADOPTED: MARCH 2, 2021 Page 18 of 27 Each pad certification shall list the pad elevation as shown on the approved grading plan, the actual pad elevation and the difference between the two, if any. Such pad certification shall also list the relative compaction of the pad soil. The data shall be organized by lot number, and listed cumulatively if submitted at different times. DRAINAGE 56. Stormwater handling shall conform with the approved hydrology and drainage report for the Pavilions Plaza Commercial Development project TPM37370 and SDP2017-0009), or as approved by the City Engineer. Nuisance water shall be disposed of in an approved manner. Nuisance water shall be retained onsite and disposed of via an underground percolation improvement approved by the City Engineer. 57. The applicant shall comply with the provisions of LQMC Section 13.24.120 Drainage), Retention Basin Design Criteria, Engineering Bulletin No. 06- 16 – Hydrology Report with Preliminary Hydraulic Report Criteria for Storm Drain Systems and Engineering Bulletin No. 06-015 - Underground Retention Basin Design Requirements. More specifically, stormwater falling on site during the 100-year storm shall be retained within the development, unless otherwise approved by the City Engineer. The design storm shall be the 1 hour, 3-hour, 6 hour or 24-hour event producing the greatest total run off. 58. Nuisance water shall be retained on site. Nuisance water shall be disposed of per approved methods contained in Engineering Bulletin No. 06-16 – Hydrology Report with Preliminary Hydraulic Report Criteria for Storm Drain Systems and Engineering Bulletin No. 06-015 - Underground Retention Basin Design Requirements. 59. In design of retention facilities, the maximum percolation rate shall be two inches per hour. The percolation rate will be considered to be zero unless the applicant provides site specific data indicating otherwise and as approved by the City Engineer. 60. The project shall be designed to accommodate purging and blowoff water through underground piping and/or retention facilities) from any on-site or adjacent well sites granted or dedicated to the local water utility authority as a requirement for development of this property. CITY COUNCIL RESOLUTION 2021-006 – “EXHIBIT C” CONDITIONS OF APPROVAL - ADOPTED SITE DEVELOPMENT PERMIT 2017-0009 PAVILION PALMS SHOPPING CENTER ADOPTED: MARCH 2, 2021 Page 19 of 27 61. No fence or wall shall be constructed around any retention basin unless approved by the Planning Manager and the City Engineer. 62. For on-site above ground common retention basins, retention depth shall be according to Engineering Bulletin No. 06-16 – Hydrology Report with Preliminary Hydraulic Report Criteria for Storm Drain Systems. Side slopes shall not exceed 3:1 and shall be planted with maintenance free ground cover. Additionally, retention basin widths shall be not less than 20 feet at the bottom of the basin. 63. Stormwater may not be retained in landscaped parkways or landscaped setback lots. Only incidental storm water (precipitation which directly falls onto the setback) will be permitted to be retained in the landscape setback areas. The perimeter setback and parkway areas in the street right-of-way shall be shaped with berms and mounds, pursuant to LQMC Section 9.100.040(B)(7). 64. The design of the development shall not cause any increase in flood boundaries and levels in any area outside the development. 65. The development shall be graded to permit storm flow in excess of retention capacity to flow out of the development through a designated overflow and into the historic drainage relief route. 66. Storm drainage historically received from adjoining property shall be received and retained or passed through into the historic downstream drainage relief route. 67. The applicant shall comply with applicable provisions for post construction runoff per the City’s NPDES stormwater discharge permit, LQMC Sections 8.70.010 et seq. (Stormwater Management and Discharge Controls), and 13.24.170 (Clean Air/Clean Water); Riverside County Ordinance No. 457; and the California Regional Water Quality Control Board – Colorado River Basin (CRWQCB-CRB) Region Board Order No. R7-2013-0011. A. For post-construction urban runoff from New Development and Redevelopments Projects, the applicant shall implement requirements of the NPDES permit for the design, construction and perpetual operation and maintenance of BMPs per the approved Water Quality Management Plan (WQMP) for the project as required by the California Regional Water Quality Control Board – Colorado River Basin (CRWQCB-CRB) Region Board Order No. R7- CITY COUNCIL RESOLUTION 2021-006 – “EXHIBIT C” CONDITIONS OF APPROVAL - ADOPTED SITE DEVELOPMENT PERMIT 2017-0009 PAVILION PALMS SHOPPING CENTER ADOPTED: MARCH 2, 2021 Page 20 of 27 2013-0011. B. The applicant shall implement the WQMP Design Standards per CRWQCB-CRB) Region Board Order No. R7-2013-0011 utilizing BMPs approved by the City Engineer. A project specific WQMP shall be provided which incorporates Site Design and Treatment BMPs utilizing first flush infiltration as a preferred method of NPDES Permit Compliance for Whitewater River receiving water, as applicable. C. The developer shall execute and record a Stormwater Management/BMP Facilities Agreement that provides for the perpetual maintenance and operation of stormwater BMPs. UTILITIES 68. The applicant shall comply with the provisions of LQMC Section 13.24.110 Utilities). 69. The applicant shall obtain the approval of the City Engineer for the location of all utility lines within any right-of-way, and all above-ground utility structures including, but not limited to, traffic signal cabinets, electric vaults, water valves, and telephone stands, to ensure optimum placement for practical and aesthetic purposes. 70. Existing overhead utility lines within, or adjacent to the proposed development, and all proposed utilities shall be installed underground. The 92 KV transmission power poles and all existing utility lines attached to joint use 92 KV transmission power poles are exempt from the requirement to be placed underground. 71. Underground utilities shall be installed prior to overlying hardscape. For installation of utilities in existing improved streets, the applicant shall comply with trench restoration requirements maintained, or required by the City Engineer. The applicant shall provide certified reports of all utility trench compaction for approval by the City Engineer. Additionally, grease traps and the maintenance thereof shall be located as to not conflict with access aisles/entrances. CITY COUNCIL RESOLUTION 2021-006 – “EXHIBIT C” CONDITIONS OF APPROVAL - ADOPTED SITE DEVELOPMENT PERMIT 2017-0009 PAVILION PALMS SHOPPING CENTER ADOPTED: MARCH 2, 2021 Page 21 of 27 CONSTRUCTION 72. The City will conduct final inspections of habitable buildings only when the buildings have improved street and (if required) sidewalk access to publicly-maintained streets. The improvements shall include required traffic control devices, pavement markings and street name signs. LANDSCAPE AND IRRIGATION 73. The applicant shall comply with LQMC Sections 13.24.130 (Landscaping Setbacks) & 13.24.140 (Landscaping Plans). 74. Landscape and irrigation plans for landscaped lots and setbacks, medians, retention basins, and parks shall be signed and stamped by a licensed landscape architect. 75. All new and modified landscape areas shall have landscaping and permanent irrigation improvements in compliance with the City’s Water Efficient Landscape regulations contained in LQMC Section 8.13 (Water Efficient Landscape). 76. Lighting plans shall be submitted with the final landscaping plans for a recommendation to the Planning Commission for their approval. Exterior lighting shall be consistent with LQMC Sections 9.100.150 (Outdoor Lighting) and 9.150.080 (Parking Facility Design Standards). All freestanding lighting shall not exceed 20 feet in height and shall be shielded to minimize trespass of light off the property. Security lighting along the west elevation of the anchor building shall be installed below 20 ft. in height and shall be shielded to minimize trespass of light off the property and not shine directly onto neighboring residences. Any illuminated carports shall be included in the photometric study as part of the final lighting plan submittal. 77. All water features shall be designed to minimize “splash”, and use high efficiency pumps and lighting to the satisfaction of the Planning Manager. They shall be included in the landscape plan water efficiency calculations per Municipal Code Chapter 8.13. 78. All rooftop mechanical equipment shall be completely screened from view. Utility transformers or other ground mounted mechanical equipment shall be fully screened with a screening wall or landscaping and painted to match the adjacent buildings. CITY COUNCIL RESOLUTION 2021-006 – “EXHIBIT C” CONDITIONS OF APPROVAL - ADOPTED SITE DEVELOPMENT PERMIT 2017-0009 PAVILION PALMS SHOPPING CENTER ADOPTED: MARCH 2, 2021 Page 22 of 27 79. The applicant shall submit the final landscape plans for review, processing and approval to the Design and Development Department, in accordance with the Final Landscape Plan application process. Planning Commission approval of the final landscape plans is required prior to issuance of the first building permit. NOTE: Plans are not approved for construction until signed by the appropriate City official, including the Planning Manager and/or City Engineer. 80. The applicant or his agent has the responsibility for proper sight distance requirements per guidelines in the AASHTO “A Policy on Geometric Design of Highways and Streets, 5th Edition” or latest, in the design and/or installation of all landscaping and appurtenances abutting and within the private and public street right-of-way. 81. The final design of the perimeter landscaping, particularly the perimeter wall, shall be included with the Final Landscape Plan submittal. 82. Applicant/Developer shall install paving patterns, such as stamped concrete or decorative colored pavers, to delineate and differentiate pedestrian-oriented areas throughout the project from the vehicular circulation, parking areas, ingress and egress, to minimize conflicts between pedestrian and vehicle traffic. Paving patterns shall be approved with the final landscape plans by the Planning Commission prior to construction. PUBLIC SERVICES 83. The applicant shall provide public transit improvements if required by SunLine Transit Agency and approved by the City Engineer. MAINTENANCE 84. The applicant shall comply with the provisions of LQMC Section 13.24.160 Maintenance). 85. The applicant shall make provisions for the continuous and perpetual maintenance of perimeter landscaping up to the curb, common areas, access drives, sidewalks, and stormwater BMPs. CITY COUNCIL RESOLUTION 2021-006 – “EXHIBIT C” CONDITIONS OF APPROVAL - ADOPTED SITE DEVELOPMENT PERMIT 2017-0009 PAVILION PALMS SHOPPING CENTER ADOPTED: MARCH 2, 2021 Page 23 of 27 FEES AND DEPOSITS 86. The applicant shall comply with the provisions of LQMC Section 13.24.180 Fees and Deposits). These fees include all deposits and fees required by the City for plan checking and construction inspection. Deposits and fee amounts shall be those in effect when the applicant makes application for plan check and permits. FIRE DEPARTMENT 87. Fire Hydrants and Fire Flow: Applicant and/or developer shall separately provide one copy of off-site water system plans detailing existing/proposed fire hydrant(s) and main(s) capable of delivering the minimum fire flow, per CFC Appendix B Table B105.1, within 400 feet to all portions around the proposed structure(s). Minimum fire hydrant location and spacing shall comply with the CFC and NFPA 24. Reference current California Fire Code (CFC) 507.5.1. Plans must be signed by a registered Civil Engineer and/or water purveyor prior to Fire Marshal review and approval. Mylar will be signed by the Fire Marshal after review and approval. A. Transportation hydrants shall be added to Jefferson and Avenue 50 in compliance with CFC Appendix C Table C102.1 for the frontage of the project. 88. Fire Department Access: Provide a site plan for fire apparatus access roads and signage. Access roads shall be provided to within 150 feet to all portions of all buildings and shall have an unobstructed width of not less than 24 feet. The construction of the access roads shall be all weather and capable of sustaining 60,000 lbs. over two axels for commercial developments. Ref. CFC 503.1.1 and 503.2.1 as amended by the City of La Quinta. 89. Requests for installation of traffic calming designs/devices on fire apparatus access roads shall be submitted and approved by the Office of the Fire Marshal. Ref. CFC 503.4.1 90. Grading Permit Fire Department Review: Submittal to the Office of the Fire Marshal for Precise Grading Permit will be required. 91. Construction Permits Fire Department Review: Submittal of construction plans to the Office of the Fire Marshal for development, construction, CITY COUNCIL RESOLUTION 2021-006 – “EXHIBIT C” CONDITIONS OF APPROVAL - ADOPTED SITE DEVELOPMENT PERMIT 2017-0009 PAVILION PALMS SHOPPING CENTER ADOPTED: MARCH 2, 2021 Page 24 of 27 installation and operational use permitting will be required. Final fire and life safety conditions will be addressed when the Office of the Fire Marshal reviews these plans. These conditions will be based on occupancy, use, California Building Code (CBC), California Fire Code, and related codes, which are in effect at the time of building plan submittal. 92. Phased Construction Access: If construction is phased, each phase shall provide approved access for fire protection prior to any construction. Ref. CFC 503.1 93. Fire Sprinkler System: All new commercial structures 3,600 square feet or larger will be required to install a fire sprinkler system. Ref. CFC 903.2 as amended by the City of La Quinta. 94. Fire Alarm and Detection System: A water flow monitoring system and/or fire alarm system may be required and determined at time of building plan review. Ref. CFC 903.4, CFC 907.2 and NFPA 72 95. Knox Box and Gate Access: Buildings shall be provided with a Knox Box. The Knox Box shall be installed in an accessible location approved by the Office of the Fire Marshal. All electronically operated gates shall be provided with Knox key switches and automatic sensors for access. Ref. CFC 506.1 96. Addressing: All commercial buildings shall display street numbers in a prominent location on the address side and additional locations as required. Ref. CFC 505.1 and County of Riverside Office of the Fire Marshal Standard #07-01 97. Landscape clearances: A minimum 3-feet radius clear of vegetation shall be maintained around fire protection equipment, valves and services requiring access. This includes Backflow Valves, Post-Indicator Valves, Fire Department Connections, Fire Hydrants, etc. 98. Emergency Responder Radio Coverage Systems: Projects that do not meet the exceptions set forth by the Riverside County Office of the Fire Marshal shall provide plans for an emergency responder radio coverage system. Ref. CFC 510.1 and Riverside County Office of the Fire Marshal Technical Policy #TP19-002 CITY COUNCIL RESOLUTION 2021-006 – “EXHIBIT C” CONDITIONS OF APPROVAL - ADOPTED SITE DEVELOPMENT PERMIT 2017-0009 PAVILION PALMS SHOPPING CENTER ADOPTED: MARCH 2, 2021 Page 25 of 27 BUILDING DIVISION 99. Building Plans prepared for permitting shall meet applicable California Building Codes effective at the time of submittal. 100. Any building, structure, facility, complex or improved area, or portions thereof, which are used by the general public shall be provided barrier free design to ensure that these improvements are accessible to and usable by persons with disabilities. Plans shall fully detail how the proposed facility complies with the California Accessibility Standards defined in Title 24 Chapter 11B and Federal ADA Regulations. MISCELLANEOUS 101. Representatives from tribes within the project vicinity commented and have requested the following considerations: A. The presence of an approved Agua Caliente Native American Cultural Resource Monitor(s) shall be onsite during any ground disturbing activities (including archaeological testing and surveys). B. Should buried cultural deposits be encountered, the Monitor may request that destructive construction halt and the Monitor shall notify a Qualified Archaeologist (Secretary of the Interior’s Standards and Guidelines) to investigate and, if necessary, prepare a mitigation plan for submission to the State Historic Preservation Officer and the Agua Caliente Tribal Historic Preservation Office. 102. The County Coroner shall be contacted if human remains are identified during earthmoving activities. If the remains are determined to be of Native American origin, the Native American Heritage Commission NAHC) shall be contacted. The NAHC will make a determination of the Most Likely Descendent (MLD). The City and the landowner will work with the designated MLD to determine the final disposition of the remains. 103. No signage is permitted with this approval. A separate permit from the Design and Development Department is required for any temporary or permanent signs. 104. The applicant shall submit exhibits to the Planning Manager and City Engineer that demonstrate vehicles can turn into approved drive aisles CITY COUNCIL RESOLUTION 2021-006 – “EXHIBIT C” CONDITIONS OF APPROVAL - ADOPTED SITE DEVELOPMENT PERMIT 2017-0009 PAVILION PALMS SHOPPING CENTER ADOPTED: MARCH 2, 2021 Page 26 of 27 for drive through facilities in one continuous movement prior to precise grading plan approval. The applicant shall modify drive aisle entries for drive through facilities on precise grading and building construction plans if the Planning Manager and City Engineer determine such modifications are necessary to accommodate vehicles turning into drive aisles. 105. The applicant shall install a transition for the eastbound Avenue 50 to northbound Jefferson Street left turn lane that separates the turn lane from the left turn lane into the shopping center from eastbound Avenue 50. This transition will keep the left turn queue for Jefferson Street from backing up into the median break for the shopping center full turn movement. 106. Applicant/Developer shall add metal louvres as a decorative element to the fuel center canopy consistent with the architecture of the convenience store building. The metal louvres shall be reviewed and approved during building plan check. 107. The size of Building 7 shall be no larger than 825 square feet and shall not include the sale of alcoholic beverages. 108. Public Art shall be dedicated on the project site or the Applicant/Developer shall pay a development fee pursuant to the requirements of Municipal Code Chapter 2.65 Art in Public Places. 109. All vacant pads shall be planted with drought tolerant landscaping and decomposed granite and shall include fencing as appropriate so long as they are vacant. The installation of all landscaping and decomposed granite, and fencing as appropriate, shall be completed prior to the issuance of Certificate of Occupancy of the Pavilions store. Any landscaping on vacant pads shall be irrigated and maintained regularly. The final landscape plan for the project shall include plans for fencing, landscaping, irrigation (as applicable), and maintenance for vacant pads. The final landscape plan must be reviewed and approved by the Planning Commission at a public hearing prior to construction. 110. The applicant shall add shade features and seating to the interior corner plaza areas and shall be approved with the final landscape plans by the Planning Commission prior to construction. 111. The project sign program shall be reviewed and approved by the Planning Commission at a public hearing prior to construction. CITY COUNCIL RESOLUTION 2021-006 – “EXHIBIT C” CONDITIONS OF APPROVAL - ADOPTED SITE DEVELOPMENT PERMIT 2017-0009 PAVILION PALMS SHOPPING CENTER ADOPTED: MARCH 2, 2021 Page 27 of 27 112. The height of parking lot lighting shall not exceed 20 feet and shall be approved with the final landscape plans by the Planning Commission prior to construction. 113. The applicant shall install a minimum of 12 electric vehicle charging facilities in the anchor tenant’s parking lot on an accessible route per CBC 11B-228.3. Any future electric vehicle charging facilities in addition to these 12 shall be designed on an accessible route to facilitate compliance once they are installed. 114. The landscape architect shall identify standards for planting, irrigation and maintenance in the final landscape plan and the standards shall be included in Covenants, Conditions, and Restrictions (CC&Rs) which shall be recorded on the Property and shall be reviewed and approved by the City. 115. Prior to issuance of Certificate of Occupancy for the Pavilions store, applicant shall record Conditions, Covenants, and Restrictions (CC&Rs) on the Property. The CC&Rs shall (1) require minimum covenants for satisfactory, perpetual maintenance obligations on the Property; (2) name the City of La Quinta as an express third party beneficiary; (3) be reviewed and approved by the City Attorney’s Office prior to recordation; and (4) state that the CC&Rs cannot be amended without prior written consent of the City. 116. Prior to issuance of Certificate of Occupancy for the Pavilions store, applicant shall execute and record a maintenance agreement with the Renaissance HOA and the Palmilla HOA. The agreement shall (1) be imposed as an equitable servitude on the Property (2) require satisfactory, perpetual maintenance of the Property, (3) name the City as an express third party beneficiary; (4) be reviewed and approved by the City Attorney’s Office prior to recordation; and (5) state that the maintenance agreement cannot be amended without prior written consent of the City. If the applicant shows substantial evidence that the Renaissance and Palmilla HOA’s are not negotiating in good faith, the applicant may provide the evidence to the Design and Development Department and request removal of this condition. City of La Quinta Fairway Specific Plan Amendment No. 2 Specific Plan March 2021 Page i TABLE OF CONTENTS 1 SUMMARY ............................................................................................................................ 4 1.1 Purpose ....................................................................................................................... 5 1.1.1 Relationship to the General Plan.................................................................... 5 1.1.2 Relationship to Zoning ................................................................................... 6 1.2 Specific Plan Summary .............................................................................................. 7 1.2.1 Project Summary ............................................................................................ 7 1.2.2 Project Objectives .......................................................................................... 7 1.2.3 Project Characteristics ................................................................................... 7 1.2.4 Master Design Theme .................................................................................... 8 2 MASTER PLAN .................................................................................................................... 9 2.1 Project Description..................................................................................................... 9 2.2 Grading ...................................................................................................................... 9 2.2.1 Undeveloped Land ......................................................................................... 9 2.2.2 Flood Protection ........................................................................................... 10 2.3 Drainage ................................................................................................................... 10 2.3.1 Drainage Plan Description ........................................................................... 10 2.4 Water ........................................................................................................................ 10 2.4.1 Water Service Description ........................................................................... 10 2.5 Sewage Disposal ...................................................................................................... 11 2.5.1 Sewer Service Description ........................................................................... 11 2.6 Utilities ..................................................................................................................... 11 2.6.1 Existing Utilities .......................................................................................... 11 2.6.2 Underground Utilities .................................................................................. 11 2.7 Circulation................................................................................................................ 11 2.7.1 Project Area Background ............................................................................. 11 2.7.2 Circulation Description ................................................................................ 11 2.7.3 Public Transportation ................................................................................... 12 2.7.4 Street and Traffic Improvements ................................................................. 12 2.7.4.1 Minimum Street Improvements .................................................... 12 2.7.4.2 Access Points ................................................................................ 13 2.7.4.3 Access Drive Aisles ...................................................................... 13 2.7.4.4 Improvement Appurtenances ........................................................ 13 2.7.5 On-Site Traffic Circulation Plan .................................................................. 13 2.7.6 Construction/Financing of Improvements 
 ................................................ 14 2.8 Signage ..................................................................................................................... 14 2.9 Landscape Concept .................................................................................................. 14 2.9.1 Development Standards ............................................................................... 14 2.9.1.1 Landscape Shading Requirements for Parking Lots ..................... 15 2.9.1.2 Landscape Maintenance................................................................ 15 2.9.1.3 Landscape Development Standards .............................................. 15 2.9.1.4 Landscape Screening .................................................................... 16 2.10 Maintenance of the Pavilion Palms Plaza ................................................................ 16 3 SPECIFIC PLAN ................................................................................................................ 16 3.1 Land Use .................................................................................................................. 16 3.2 Cultural/Archaeology ............................................................................................... 17 City of La Quinta Fairway Specific Plan Amendment No. 2 Specific Plan March 2021 Page ii 3.2.1 Tribal Consultation, SB18 and AB52 .......................................................... 17 3.3 Paleontology ............................................................................................................ 18 3.4 Environmental .......................................................................................................... 18 3.4.1 Air Quality ................................................................................................... 18 3.4.2 Greenhouse Gas ........................................................................................... 19 3.4.3 Noise ............................................................................................................ 19 3.4.4 Trash Recycling ........................................................................................... 20 3.5 Zoning ...................................................................................................................... 20 3.5.1 Zoning Standards ......................................................................................... 20 3.5.2 Deviations from Zoning Code ..................................................................... 20 3.5.2.1 Number of Parking Stalls Provided .............................................. 21 3.5.2.2 Reduction in Landscape Setback .................................................. 21 3.5.2.3 Retail Store over 50,000 Square Feet of Floor Area .................... 21 3.5.2.4 Fuel Center/Convenience Store .................................................... 21 3.5.2.5 Depth of Entry Access Ways ........................................................ 22 3.5.2.6 Retention Basin ............................................................................. 22 3.5.3 Permitted Uses ............................................................................................. 22 3.6 Specific Design Features.......................................................................................... 23 3.6.1 Screen Wall .................................................................................................. 23 3.6.2 Screening of Rooftop Equipment................................................................. 24 3.6.3 Utility Enclosures......................................................................................... 24 3.6.4 Cart Storage ................................................................................................. 24 3.6.5 Exterior Lighting .......................................................................................... 24 3.7 Property Rights ........................................................................................................ 24 3.8 Administration ......................................................................................................... 25 FIGURES Figure 1 – Site Plan March 2021 Figure 2 – Colored Site Plan March 2021 ATTACHMENTS Attachment 1 – Lighting Plan Attachment 2 – Preliminary Landscape Plans Attachment 3 – Preliminary Grading Plans Attachment 4 – Building Elevations Attachment 5 – Conditions of Approval City of La Quinta Fairway Specific Plan Amendment No. 2 Specific Plan Page i Fairway Plaza Shopping Center Specific Plan Amendment No. 2 Pavilion Palms Shopping Center (Project renamed) CITY OF LA QUINTA City of La Quinta, PO Box 1504, La Quinta, CA 92253-1504 City Council Linda Evans, Mayor Kathleen Fitzpatrick, Mayor Pro Tem John Peña, Council Member Robert Radi, Council Member Steve Sanchez, Council Member Planning Commission Mary Caldwell (Chair) Michael Proctor (Vice Chair) Stephen Nieto, Commissioner Kevin McCune, Commissioner Taylor Libolt Varner, Commissioner Philip Bettencourt, Commissioner Loretta Currie, Commissioner City Staff Jon Millen, City Manager Danny Castro, Design and Development Director City of La Quinta SDP 2017-0009 Fairway Specific Plan Amendment No. 2 Specific Plan March 2021 Page ii Figure 1 Site Plan – March 2021 City of La Quinta SDP 2017-0009 Fairway Specific Plan Amendment No. 2 Specific Plan March 2021 Page iii Figure 2 Colored Site Plan – March 2021 City of La Quinta SDP 2017-0009 Fairway Specific Plan Amendment No. 2 Specific Plan March 2021 Page 4 1 SUMMARY In May 1999, the City of La Quinta approved the Rancho Cielo Shopping Center Specific Plan and associated parcel map, proposed by Lundin Development. The Specific Plan identified the development of 111,000 square feet of a supermarket-anchored shopping center with an associated fuel center and adjacent pads for retail and restaurant uses on 12.5 acres at the northwest corner of Jefferson Street and 50th Avenue. The parcel is designated and zoned for Community Commercial (CC) use. The Specific Plan approval included the adoption of a Mitigated Negative Declaration under the California Environmental Quality Act (CEQA). In 2002, an amendment to the Specific Plan (renamed to Fairway Plaza Shopping Center) was adopted that identified approximately 100,460 square feet of grocery store/pharmacy with fuel center and adjacent retail and restaurant uses. To date, Lundin Development has yet to construct the Project. On February 19. 2013, the City of La Quinta adopted the Environmental Impact Report (EIR) for its 2035 General Plan (SCH# 2010111094) which included the impacts of adding to commercial uses within the City, including the approved Fairway Plaza Shopping Center Specific Plan. A Statement of Overriding Considerations was also adopted for environmental impacts that could not be mitigated to a level below significance for: Air Quality, Greenhouse Gas, and Traffic (Resolution 2013-009). In 2018, the Lundin Development requested Amendment No. 2 to the Fairway Plaza Shopping Center Specific Plan to construct 125,800 square feet of grocery store/pharmacy with fuel center and adjacent retail and restaurant uses (Original Amendment 2). The Project under Amendment 2 will occur on the same 12.5-acre site at the corner of Jefferson Street and 50th Avenue, within the same area of the previously-approved Specific Plan, with uses similar to that which were already identified. An Initial Study was prepared and circulated for public comment in March 2018. The Initial Study concluded that there were no environmental impacts where mitigation measures could not reduce impacts to less than significant, and the City adopted Mitigated Negative Declaration. Based on public input regarding the site design, the City worked with Lundin Development to include features that refined the Project and resolve community concerns. Highlights of Amendment No. 2 include the following: • Renames “The Fairway Plaza Shopping Center” to the “The Pavilion Palms Shopping Center;” • Proposes use of 121,790 square feet of retail and ancillary uses similar to that which was previously approved. The environmental impact was studied for 125,800 square feet. • The supermarket anchor tenant changed from Albertsons to Pavilions; • Eliminates references to components of the Project that have already been constructed between 1999 to date (i.e., such as the retaining wall between the commercial parcel and residential area and the requirement for a retention basin for residential area, both of which have been constructed); City of La Quinta SDP 2017-0009 Fairway Specific Plan Amendment No. 2 Specific Plan March 2021 Page 5 • Identifies changes in ingress/egress (i.e., two driveways in Avenue 50 instead of one, and the elimination of the access from Derek Alan Drive); • Stormwater will be managed by an underground system, instead of open retention basins. • The architectural components have been revised from Spanish/Mediterranean to Contemporary; • The fuel center was moved further the north from the intersection of Avenue 50 and Jefferson Street to allow for more iconic corner at Avenue 50 and Jefferson Street to be developed. • The architectural components along the frontage of Avenue 50 and Jefferson Street, which are designated City Image Corridors, include varying building heights and strategically placed tilted rooflines to create an iconic statement as a gateway treatment; • Increased landscaping that provides greater than 60 percent shading of the parking lot which exceeds the minimum 50 percent; • Incorporates shaded gathering spaces and patio areas; • Provides more cohesive pedestrian circulation. 1.1 Purpose The purpose of this Specific Plan Amendment No. 2 is to provide an overview and analysis of the proposed Project for the property located at the northwest corner of Avenue 50 and Jefferson Street. Additionally, this document augments the City's Zoning Code in terms of establishing permitted uses and setting forth particular design guidelines and development standards. It should be noted that where this document is silent on any matter, the City's Zoning Code shall apply. The Conditions of Approval as approved for the original Specific Plan by the City of La Quinta are contained within Appendix "A" and as approved development standards, are incorporated by reference. 1.1.1 Relationship to the General Plan The development of the Pavilion Palms Shopping Center will be implemented to carry out the goals and policies contained in the General Plan. All development within this Project will be consistent with the provisions of the GC ("General Commercial") General Plan designation. Among the important provisions of the General Plan, which will be implemented upon the development of this Project, are the following: Land Use The proposed Project is consistent with the GC General Plan designation for this site. The Project represents approximately 0.22 FAR ([Floor Area Ratio] gross floor area of all buildings divided by the building site area), or 22 percent, which is consistent with the CC Zoning designation of 0.30 Maximum FAR. Tenants will include a grocery supermarket with pharmacy and associated fuel center, retail shops, and restaurants with drive-through service. These uses are consistent with City of La Quinta SDP 2017-0009 Fairway Specific Plan Amendment No. 2 Specific Plan March 2021 Page 6 those outlined for the General Commercial designation. Additionally, walking, bicycling, and public transit will be encouraged by the design features of this Project. Circulation The Circulation Element of the General Plan outlines the design and location of required street improvements to complete the transportation system in the City of La Quinta. The Pavilion Palms Shopping Center will widen and/or improve adjacent portions of both Jefferson Street, a major arterial, and Avenue 50, a primary arterial, according to General Plan standards. Roadway Image Corridors In addition to roadway improvements, the Project will implement special roadway corridor improvements consistent with the unique character that the City of La Quinta requires. Improvements will include pedestrian walks, street name signs, and landscaping consistent with the themes suggested by the General Plan. Building fronts along Jefferson Street and Avenue 50, being image corridors, will incorporate design features that include varying roof heights, tilted roofs, and the use of colors and materials to create an iconic gateway treatment. . Water Quantity and Quality This Specific Plan outlines the use of drought tolerant planting and irrigation techniques and incorporates a grading concept designed to retain storm water on-site as required by the City of La Quinta as per Condition No. 23 of the original Conditions of Approval of this Specific Plan. The Project is subject to regional and local regulations, including the need for an SWPPP under the NPDES General Permit for Storm Water Discharges Associated with Construction Activity (Construction General Permit) (Order No. 2009-0009-DWQ, NPDES No. CAR000002). In addition, the City requires a grading permit for all developments that would require grading. Compliance with SWRCB’s General Construction Activity Stormwater Permit regulations requiring a SWPPP, and the grading permit required by the City would ensure water quality standards are not exceeded. The Project will create an impermeable surface over much of the entire site when complete. This can increase the potential for pollutants to occur in surface water primarily be from cars parked in the parking lot leaking fluids. However, the Project includes an underground system to collect all of the stormwater runoff from the Project site. A Water Quality Management Plan (WQMP) is proposed to be developed for the Project that will identify Best Management Practices for maintenance of the system. 1.1.2 Relationship to Zoning The development of this Project will be consistent with the purpose and intent of the Community Commercial zone. As stated above, this document augments the City's Zoning Code in establishing permitted uses and setting forth particular design guidelines and development standards. It should City of La Quinta SDP 2017-0009 Fairway Specific Plan Amendment No. 2 Specific Plan March 2021 Page 7 be noted that where this document is silent on any matter, the City's Zoning Code shall apply. As noted above in Section 1.1, the original Conditions of Approval as approved for this Specific Plan are contained within Appendix "A" and are incorporated by reference. For further discussion of zoning see Section 3.5 of this Specific Plan. 1.2 Specific Plan Summary 1.2.1 Project Summary The proposed Pavilion Palms Shopping Center Project is a 12.5-acre site located at the northwest corner of Avenue 50 and Jefferson Street. This site is immediately adjacent to the City limits of the City of Indio and will provide approximately 121,790 square feet of mixed-use commercial space with accommodating parking and landscaping areas. The Pavilion Palms Shopping Center will widen and/or improve adjacent portions of both Jefferson Street, a major arterial, and Avenue 50, a primary arterial, according to General Plan standards. The Project will implement special roadway corridor improvements consistent with the unique character that the City of La Quinta requires. Improvements will include pedestrian walks, street name signs, and landscaping consistent with the themes suggested by the General Plan. Jefferson Street and Avenue 50, being image corridors, will incorporate an iconic gateway treatment with a date grove styled seating area and patios. 1.2.2 Project Objectives This Project has been developed to provide retail and commercial space that will be easily available to the majority of people in the eastern and central Coachella Valley. The Project will provide additional retail shopping facilities, drive-thru restaurants, and a service station that in addition to accommodating La Quinta residents, will also serve the needs of residents from Palm Desert, Bermuda Dunes, Indian Wells, La Quinta, Indio, and beyond. 1.2.3 Project Characteristics Based on additional preliminary studies of the Pavilion Palms Shopping Center Project, the following conclusions have been drawn: • The site has unencumbered direct access via Jefferson Street, from Interstate 10 to Avenue 50. • The subject parcel, located on a corner, draws special advantages with direct access to both Avenue 50 and Jefferson Street as arterials.
Both the required zoning and general plan designation allow for this development on this site. 
 • This Project will place a commercial development of a viable size which could be absorbed by the area market located near the perimeters of the City of La Quinta, thus providing the City of La Quinta SDP 2017-0009 Fairway Specific Plan Amendment No. 2 Specific Plan March 2021 Page 8 City the opportunity to additionally draw from the greater Indio market area with its concentration of stable, year-round resident families. 
 1.2.4 Master Design Theme La Quinta includes a mixture of building types built over various time periods, and with a variety of architectural styles. Development includes structures built in the early twentieth century, and new master-planned communities built within the last decade. Architectural styles include those typical of Spanish Colonial, Mediterranean, Tuscan, and Modern styles. Spanish Colonial architecture is the most prevalent style used in La Quinta, and examples include the La Quinta Resort & Spa and Old Towne in the Village. The Pavilion Palms Shopping Center is designed in a traditional Contemporary style that will generally utilize traditional materials such as glass, wood, brick, and various metals. Additional architectural elements such as textured finishes, roundels, accent tile and raised trellises will be used to provide further details and interest, thus further enhancing the individual buildings and the quality appearance of the shopping center in general. The setbacks along Avenue 50 and Jefferson Street will incorporate sidewalks with Americans with Disabilities Act (ADA) access as well as landscaping that will include a variety of trees, shrubs and flowers, which accompanied by the parking lot landscaping, should provide an inviting atmosphere to draw shoppers to the center. City of La Quinta SDP 2017-0009 Fairway Specific Plan Amendment No. 2 Specific Plan March 2021 Page 9 2 MASTER PLAN 2.1 Project Description The Pavilion Palms Project will provide approximately 121,790 square feet of restaurant/retail commercial space when complete. The Project will be anchored by Pavilions grocery store with a pharmacy that will occupy 63,000 square feet. Additionally, 13 other buildings, each ranging from 828 to 11,700 square feet, will be occupied by restaurants, banks, and retail units, as well as a fuel center/convenience market that is associated with the Pavilions. Parking includes 522 stalls, which includes compact and handicap spaces and shall include a minimum of 12 electric vehicle charging stations. 2.2 Grading The grading plan will conform to the recommendations of the geotechnical report prepared for the site in 1998 and updated in 2017 (Landmark Geo-Engineers and Geologists, August 25, 2017). The site is relatively flat and contains sparse desert scrub. Soil balancing will be used during grading so that there will be no soil import or export. The desert scrub brush on site will be removed or buried depending on size and type. 2.2.1 Undeveloped Land Graded, undeveloped portions of the site anticipating future construction will be maintained to prevent dust and blows and nuisances. These undeveloped portions of the site shall be planted with interim landscaping or provided with other wind and water erosion control measures approved by the Design and Development Department. Vacant undeveloped pads shall be planted with drought tolerant landscaping and/or decomposed granite.. Landscaping on vacant pads shall be irrigated and maintained regularly. The final landscape plan for the project shall include plans for fencing, landscaping, irrigation, and maintenance for vacant pads. Landscaping for the project includes desert tolerant, water efficient plants. The plans include landscape berms within the landscape setbacks along Jefferson Street and Avenue 50 to improve views into drive-through facilities and parking areas. Additional landscape treatment is proposed along the project’s western wall behind the Pavilions building to screen it from the views of the residences to the west. The plant palette includes different shade trees including African Sumac and Tipuana Tipu trees in the parking area along with several palm varieties to enhance the architectural statement of the shopping center and provide more shade. The shading plan shows greater than 60 percent shading of the parking lot which exceeds the minimum 50 percent required by the Code. Date palms are grouped at the corner of Jefferson Street and Avenue 50, creating a date grove effect with a seating area within. City of La Quinta SDP 2017-0009 Fairway Specific Plan Amendment No. 2 Specific Plan March 2021 Page 10 Landscaping around the corner plaza area consists of Washingtonia Hybrid palm trees within the plaza for shade and various shrubs including bougainvillea, barrel cactus, cassia and Mexican bird of paradise. 2.2.2 Flood Protection According to the August 19, 1991 Flood Insurance Rate Map published by the Federal Emergency Management Agency ("FEMA"), this Project site is not located within a designated flood hazard zone. 2.3 Drainage 2.3.1 Drainage Plan Description Project site is situated on the north side of Avenue 50 and west of Jefferson Street. The entire parcel is generally flat, slightly irregular, with a general gradient sloping to the south and the east. The storm water runoff from the parking area will generally sheet flow to the east and the southeast. The points of flow concentration will be picked up in the future underground storm drain system that will terminate in an on-site underground storage system. The design of the development shall not cause any increase in flood levels or frequencies in any area outside the development. Storm water falling on site during the peak 24-hour period of a 100-year storm (the design storm) shall be retained within the development unless otherwise approved by the City Engineer. The tributary drainage area shall extend to the right-of-way of the adjacent public streets. Flows in excess capacity shall be routed through a designated, unimpeded overflow outlet to the historic drainage relief route. 2.4 Water 2.4.1 Water Service Description Based on preliminary discussions with the Coachella Valley Water District ("CVWD"), this development will take water service from an 18-inch water main located in Avenue 50. The water main comes through Tract No. 29858 and terminates in Avenue 50 approximately 250-300 feet west of Jefferson Street. Water service will be provided by CVWD via an 18-inch water in Avenue 50 and a 24-inch main in Jefferson Street. The CVWD reviewed the Project and identified that it could serve the Project with the existing water and entitlements (CVWD, October 5, 2017). The CVWD identified that the Project lies within the study area of the 2010 Water Management Plan Update. The CVWD identified that the groundwater basin in the Coachella Valley is in a state of overdraft, and each new development City of La Quinta SDP 2017-0009 Fairway Specific Plan Amendment No. 2 Specific Plan March 2021 Page 11 contributes incrementally to the overdraft. CVWD identified that its Water Management Plan is in place to reduce overdraft and identifies specific actions for reducing overdraft. The CVWD identified that the Project must comply with elements and actions described in the plan. 2.5 Sewage Disposal 2.5.1 Sewer Service Description Based on discussions with CVWD, this development will connect to an existing trunk line that runs through the site. 2.6 Utilities 2.6.1 Existing Utilities To ensure optimum placement for aesthetic, as well as, practical purposes, the developer shall obtain the approval of the City Engineer for the location of all above-ground utility structures, including, but not limited to, traffic signal cabinets, electric vaults, water valves and telephone stands. 2.6.2 Underground Utilities In areas where hardscape surface improvements are planned, underground utilities shall be installed prior to construction of surface improvements. The developer shall provide certified reports of utility trench compaction tests for approval of the Public Works Director. 2.7 Circulation 2.7.1 Project Area Background Being located at the northwest corner of the Avenue 50 and Jefferson Street intersection, the Project site serves a central location as an important link, via Jefferson, from Interstate 10 to southwest Indio and the City of La Quinta. 2.7.2 Circulation Description The previously approved Fairway Specific Plan identified four access points: two from Jefferson Street, one from Avenue 50 and one from Derek Alan Drive. This Specific Plan amendment revises the site access plan to four driveways: three limited-access (no left-turns out) driveways and one full-access unsignalized driveway on Avenue 50, City of La Quinta SDP 2017-0009 Fairway Specific Plan Amendment No. 2 Specific Plan March 2021 Page 12 approximately 440 feet west of the center line of the Jefferson Street signalized intersection. The access from Derek Alan Drive has been eliminated in this current plan. Stop signs will be provided within the interior parking lanes at the intersections with the major through lanes and at the driveway intersections with Avenue 50 and Jefferson Street. This will ensure inbound traffic has a continuous, uninterrupted flow into the parking lot. It should be noted that the one driveway into the shopping center from Derek Alan Drive, as previously identified on the previously-approved Fairway Specific Plan, has been removed with this current proposed Amendment No. 2. The previously-approved Fairway Plaza Specific Plan had included a driveway from Derek Alan Drive to the shopping center as a convenience to the residents in the residential development. However, due to resident concerns regarding unwanted traffic in the neighborhood after the residential development was constructed, the driveway access from Derek Alan Drive has been eliminated from the “Pavilion Palms” Project as amended. 2.7.3 Public Transportation The SunLine transit agency provides bus service in the region. However, SunLine currently provides no service within proximity to the Project site, and the closest bus stop is located approximately 1.5 miles from the Project, at Washington and Avenue 50. The Project includes non-meandering sidewalks along the perimeter, and interior sidewalks offer ADA-compliant access to the perimeter sidewalks. Therefore, the Project can accommodate transit, pedestrian and bicycle facilities in the future. 2.7.4 Street and Traffic Improvements 2.7.4.1 Minimum Street Improvements The developer will be responsible for the following street improvements: • Jefferson Street – a sidewalk and minor relocation of the existing “pork chop” left turn median that serves the existing Ralph’s shopping center east of Jefferson Street as well as the Pavilions Palms Shopping Center. • Avenue 50 - Primary Arterial: 38 feet of westbound improvements accommodating half of a raised landscaped median, two through traffic lanes, left turn stacking and a deceleration lane, a 5-foot bike lane and a sidewalk. 
 • Traffic Signals Jefferson Street at Avenue 50 - All necessary traffic signal modifications in the northwest quadrant of the intersection and any other modifications warranted by the timing and traffic generation of this development. The Public Works Director may require improvements extending beyond development boundaries such as, but not limited to, pavement elevation transitions, street width transitions, or other City of La Quinta SDP 2017-0009 Fairway Specific Plan Amendment No. 2 Specific Plan March 2021 Page 13 incidental work which will ensure that newly constructed improvements are safely integrated with existing improvements and conform with the City's standards and practices. 
 2.7.4.2 Access Points Access points and turning movements of traffic shall be restricted as follows: • The eastern driveway on Avenue 50, approximately 440 feet west of the center line of the Jefferson Street intersection, will allow for full movement of both left and right turns onto Avenue 50 thereby providing users access to points east of the Project. Shared left-turn and right-turn markings are specifically outlined in Chapter 3 of the California Manual on Uniform Traffic Control Devices (CAMUTCD) and such movements are generally allowed at many corner gas stations throughout Southern California. • The westerly driveway on Avenue 50, approximately 745 feet west of the center line of the Jefferson Street intersection, will be restricted to right turns only. • Jefferson Street - One 30-foot wide right-in/right-out drive centered approximately 350 feet north of the centerline of Avenue 50, and one 26-foot wide right-in/right-out drive, which also allows a left turn into the Project site centered approximately 640 feet north of the centerline of Avenue 50. 2.7.4.3 Access Drive Aisles The easterly drive aisle from Avenue 50 has been designed to provide a 120-foot throated curb along its west side and a 50-foot throated curb along its east side. A dedicated 90-foot deceleration lane is provided along the incoming approach east of this drive. 2.7.4.4 Improvement Appurtenances Improvements shall include all appurtenances such as traffic signs, channelization markings and devices and street name signs. 2.7.5 On-Site Traffic Circulation Plan Site access is provided by to two Primary driveways, one each off Jefferson and Ave 50. The Primary driveway on Avenue 50 offers full turning movements and aligns with the main north/south traffic lane along the front of the Pavilions that distributes traffic to the drive isles within the main field of parking. The secondary driveway on Avenue 50 is right turn in, right turn out only, and provides secondary ingress and egress. The Primary driveway from Jefferson restricts left turn exits, and allows right turns in and right turns out, along with left turns into the site. This Primary driveway intersects the two main north/south internal traffic lanes that distributes traffic to the drive isles within the main field of City of La Quinta SDP 2017-0009 Fairway Specific Plan Amendment No. 2 Specific Plan March 2021 Page 14 parking along with the out-parcel parking areas. The secondary driveway on Jefferson is right turn in and right turn out only and provides for secondary ingress and egress. Figure 1 also identifies the on-site truck circulation. 2.7.6 Construction/Financing of Improvements 
 If the developer is required to construct improvements for which this document only obligates a share of the cost, the developer may seek reimbursement of the remaining cost from the City or from adjacent developments, as appropriate, under the City's reimbursement policy. 2.8 Signage A required sign program will be submitted and approved by the Planning Commission prior to construction. 2.9 Landscape Concept Landscaping for the project includes desert tolerant, water efficient plants. The plans include landscape berms within the landscape setbacks along Jefferson Street and Avenue 50 to improve views into drive-through facilities and parking areas. Additional landscape treatment is proposed along the project’s western wall behind the Pavilions building to screen it from the views of the residences to the west. The applicant has revised the plant palette to include different shade trees including African Sumac and Tipuana Tipu trees in the parking area along with several palm varieties to enhance the architectural statement of the shopping center. In response to concerns regarding shading, the applicant revised the landscape plan to add more shade trees in addition to the palms to provide more shade. The shading plan shows approximately 70% shading of the parking lot which exceeds the minimum 50% required by the Code. Landscaping around the corner plaza area consists of Washingtonia Hybrid palm trees within the plaza for shade and various shrubs including bougainvillea, barrel cactus, cassia and Mexican bird of paradise. A patio area has been included between Buildings 5 and 6. A short wall surrounds the patio and provides signage area for center identification. A preliminary landscape plan is submitted as part of this Amendment which is attached (see Attachment 2, which was revised per the Planning Commission ). 2.9.1 Development Standards Landscaping for the Pavilion Palms Plaza shall comply with the zoning code requirements and the "General Landscaping Guidelines and Irrigation System Design Criteria" by the Coachella Valley Water District. As per original Condition of Approval No. 35 of this Specific Plan, a landscape plan is provided as part of this amendment. City of La Quinta SDP 2017-0009 Fairway Specific Plan Amendment No. 2 Specific Plan March 2021 Page 15 As per Condition No. 21 of the original Conditions of Approval for this Specific Plan, efforts will be employed to minimize differences in elevations at abutting properties and between separate lots within the shopping center. Building pad elevations on contiguous lots shall not differ by more than three feet except for lots within a tract or parcel map, but not sharing common street frontage where the differential will not exceed five feet. Alternatively, if compliance with this requirement is not feasible, the City of La Quinta will consider and may approve viable options intended to minimize safety concerns, maintenance difficulties, and neighboring-owner dissatisfaction with the grade differentials. 2.9.1.1 Landscape Shading Requirements for Parking Lots The shade trees in the parking areas will be a variety that will provide shade coverage for greater than 60 percent of the parking area within 15 to 20 years from installation. 2.9.1.2 Landscape Maintenance Responsibility for the maintenance of the common landscape areas within the development shall be stipulated in the conditions, covenants, and restrictions ("CC&R's") developed for the shopping center, or other enforceable mechanism satisfactory to the City of La Quinta. Landscape materials shall be maintained as planted in perpetuity. Any dead or missing trees shall be replaced within 30 days. 2.9.1.3 Landscape Development Standards Landscaping shall be provided within the landscape setback and retention basins along Jefferson Street and the setback area along Avenue 50. The following standards shall be utilized within the landscaped areas of the Project site: • Slopes: Slopes shall not exceed 5:1 within public rights-of-way and 3:1 in landscape areas outside the right-of-way unless otherwise approved by the City Engineer. • Finger Islands: A minimum of six feet wide • Tree Size: All 24-inch box trees shall be a minimum of 4-inch in diameter as measured 12- inch from grade. All 24-inch box trees shall be a minimum of 2-12 to 3-inch in diameter as measured 6-inch from grade. Approved landscape plans will include caliper sizes per accepted industry standards.
 • Irrigation: Landscape areas shall have a permanent irrigation system meeting the requirements of the City Engineer, with no lawn or spray irrigation within 18 inches of curbs along public streets. • Lawn Areas: Use of lawn areas will be minimized.
 • Coordination: The developer shall ensure that landscaping plans and utility plans are coordinated to provide visual screening of aboveground utility structures. • Line of Sight: Plant materials within the clear sight triangle of each entrance shall not exceed 30-inches in height.
 City of La Quinta SDP 2017-0009 Fairway Specific Plan Amendment No. 2 Specific Plan March 2021 Page 16 • Landscape Maintenance: As per Condition No. 39 of the original Conditions of Approval for this Specific Plan, if the Project is phased, undeveloped pads shall be turfed or landscaped and irrigated with a groundcover as approved by the City of La Quinta for dust control purposes, and to enhance the appearance of the Project. Additionally, maintenance obligations would be recorded in CC&Rs to which the City would be third party beneficiary. • The final landscape plan for the project shall include plans for fencing, landscaping and irrigation for vacant pads. The final landscape plan must be reviewed and approved by the Planning Commission. 2.9.1.4 Landscape Screening The drive-thru restaurants shall provide screening of the cars using the drive-thru facilities by a combination of walls and/or landscaping. Screening of the parking lot surface from the adjacent streets shall be provided through berming, landscaping and/or short decorative walls. 2.10 Maintenance of the Pavilion Palms Plaza As per Condition No. 45 of the original Conditions of Approval approved for this Specific Plan, the applicant will make provisions for the continuous, perpetual maintenance of all required improvements unless and until expressly released from said responsibility by the City of La Quinta. This will include formation of an association or other arrangement acceptable to the City for the maintenance of the common areas, perimeter walls and landscaping. The retention basins are no longer part of this Specific Plan, as stormwater will be directed to underground stormwater system. Therefore, the applicant will make provisions for the continuous, perpetual maintenance of the underground stormwater system. Applicant shall record Conditions, Covenants, and Restrictions (CC&Rs) on the Property. The CC&Rs shall (1) require minimum covenants for satisfactory, perpetual maintenance obligations on the Property; (2) name the City of La Quinta as an express third party beneficiary; (3) be reviewed and approved by the City Attorney’s Office prior to redecoration; and (4) state that the CC&Rs cannot be amended without prior written consent of the City. 3 SPECIFIC PLAN 3.1 Land Use The Project site is currently vacant land. To the north and west exists the residential subdivision, Renaissance. An approximate 3-acre stormwater retention basin and a Coachella Valley Water District (CVWD) well site buffers most of the subdivision from the Project site. Across Avenue 50, to the south, is the Palmilla residential neighborhood. Across Jefferson Street to the east is an existing Ralphs shopping center. To the southeast across Jefferson Street are additional residential subdivisions. This Project will be developed in accordance with ordinances and/or circumstances stipulated by the City of La Quinta. City of La Quinta SDP 2017-0009 Fairway Specific Plan Amendment No. 2 Specific Plan March 2021 Page 17 3.2 Cultural/Archaeology CRM Tech prepared two studies for the Project site. The first consisted of Phase I and Phase II cultural assessments conducted in 1998 and 1995 for approximate 50 acres of undeveloped land as part of Tentative Parcel Map No. 29052 and Tentative Tract Map No. 29053, which included a residential development and the current commercial Project site. The study was part of the environmental impact review process for the proposed subdivision and development of the property, as required by the City of La Quinta, Lead Agency for the Project, in compliance with the California Environmental Quality Act (CEQA; PRC §21000, et seq.). The second study was conducted in June 2017 and consisted of a historical/archaeological resources records search, historical background review, and an archaeological field inspection of the approximately 12-acre Project site (CRM Tech, June 5, 2017). Prior to issuance of any grading or building permits, or ground disturbance, mitigation measures as recommended by the archaeological assessment for the site shall be completed at the developer's expense. 3.2.1 Tribal Consultation, SB18 and AB52 California Senate Bill 18 requires a 90-day consultation period between a lead agency and California Native American Tribes when an application for a General Plan Amendment, Specific Plan, or Specific Plan Amendment is submitted. The City of La Quinta initiated the SB18 consultation process on January 10, 2018 and the process ended April 10, 2018. The outcome of consultation is anticipated to result in Native American Monitoring during ground-disturbing activities. California Assembly Bill 52 (AB52) went into effect on July 1, 2015, which established and requires a consultation process with all recognized California Native American Tribes to consider any tribal or cultural values when determining a specific Project impact/mitigation. The City of La Quinta initiated AB52 process began October 3, 2017. Letters were sent to tribes on the list received from the Native American Heritage Commission. Responses were received from Cabazon Band of Mission Indians (Cabazon), Agua Caliente Band of Cahuilla Indians (ACBCI) and Twenty-Nine Palms Band of Mission Indians (Twenty-Nine Palms). The Cultural Study from CRM Tech was sent to ACBCI and Twenty-Nine Palms as requested. Both ACBCI and Twenty-Nine Palms asked for approved Native American Monitors from the ACBCI and Twenty-Nine Palms to be present during ground disturbing activities of the Project construction. Mitigation measures have been implemented into the environmental study to have a Native American Monitor present from either tribe. City of La Quinta SDP 2017-0009 Fairway Specific Plan Amendment No. 2 Specific Plan March 2021 Page 18 3.3 Paleontology A paleontologic assessment of the Project site was conducted by the Paleontologic Resource Assessment Program of the Section of Paleontology, San Bernardino County Museum in November 1998 and on May 2, 2017. Both studies concluded in the report that sediments found at the site have the potential to contain significant nonrenewable paleontologic resources which may be negatively impacted by any grading or excavation. A review of relevant paleontologic literature indicates that significant fossil remains have been recovered from properties in the same vicinity as the Project site, thus contributing to the interpretation of high paleontologic sensitivity. Due to the above considerations, a program to mitigate the impact on nonrenewable resources is recommended. This program should include, but not be limited to, the monitoring of any excavation of the site, preparation of the recovered specimens, identification and curation of specimens and the preparation of a final report, and inventory, of the findings. The mitigation program will be complete when the final report is submitted to the lead agency, the City of La Quinta. 3.4 Environmental 3.4.1 Air Quality The 1998 air quality report prepared for the original Specific Plan identified that the Project construction and subsequent operations of the Project would result in air quality emissions that would exceed the daily criteria, as recommended by the South Coast Air Quality Management District, but would be mitigated to the extent that they are reasonably feasible by measures as recommended by Synectecology in their air quality report of November 5, 1998. Mitigation measures recommended include, but are not limited to, maintaining all construction equipment in good condition so as to reduce operational emissions, the use of low emission construction equipment whenever feasible and the use of low VOC paints, primers and coatings. In addition, long term mitigation will be aided by the availability of public transportation facilities along with direct vehicular and pedestrian access points to the adjacent residential subdivision, and the provision of bicycle facilities within the development. Although residual emissions would be expected to remain in excess of recommended threshold values for CO, NOx, ROG and the impact was expected to remain significant, Synectecology found this Project to be consistent with the policies and goals of the Air Quality Management Plan and that it will result in less intensive commercial development at the site than that allowed under the existing General Plan, thereby reducing potential emissions. In 2013, the City of La Quinta adopted its General Plan, which assessed the environmental impacts of current and future projects based on the zoning designations or approved specific plans. The Fairway Plaza Specific Plan, which included 100,460 square feet of retail space with accommodating parking and landscape area, had been approved prior to the assessment of environmental impacts of the City’s General Plan. On February 19, 2013, the City adopted a City of La Quinta SDP 2017-0009 Fairway Specific Plan Amendment No. 2 Specific Plan March 2021 Page 19 Statement of Overriding Considerations for significant and unavoidable air quality impacts identified in the updated General Plan EIR. In May 2018, Amendment 2 to the Fairway Plan Specific Plan was proposed, to add a net increase of 25,340 square-feet of new uses not previously reviewed or approved in the 1999 Specific Plan and subsequent 2012 Updated General Plan. As such, in 2018, a revised air quality assessment was prepared to address the additional 25,340 square feet not previously analyzed. The study found that the net increase would not exceed thresholds of significance for air quality impacts. Further, that the additional uses would not cumulatively generate a considerable net increase of any criteria pollutant nor violate any air quality standard during construction and operation of the proposed Project. In February 2021, the Specific Plan was refined to reflect the direction of City staff after multiple meetings with the community, the Planning Commission and the City Council. Ultimately, the Specific Plan proposes use of 121,790 square feet of retail and ancillary uses similar to that which was previously approved even though the environmental impact was studied for 125,800 square feet. Therefore, no further air quality impacts are anticipated from the February 2021 Specific Plan refinement. The site zoning is Community Commercial, which allows for a 0.30 Maximum Floor Area Ratio ([FAR] gross floor area of all buildings divided by the building site area). The proposed Project represents approximately 0.22 FAR. Therefore, the Project proposes less intensity than allowed under the zoning. 3.4.2 Greenhouse Gas The City of La Quinta adopted a Greenhouse Gas Reduction Plan (Plan) on February 13, 2013. The Plan provides reduction strategies and reduction measures that can reduce greenhouse gas emissions at their source and at the end use by improving operating efficiency, increasing reliance on renewable source for energy production, developing new technologies, and through conservation. These reduction measures are listed in Table 28 of the Plan and can be implemented as needed during the design phase. The Project will comply with the strategies of the City’s Greenhouse Gas Reduction Plan. 3.4.3 Noise A noise study, dated November 5, 1998, was provided by Synectecology for this Project. Recommendations made to ensure that any construction noise impacts will be reduced to less than significant levels include the following: all construction will be performed between the hours of 7:00 A.M. and 7:00 P.M., Monday through Saturday; all internal combustion equipment will be fitted with properly operating mufflers and air intake silencers; and, all pieces of stationary equipment will be located as far as practical from adjacent residences. Operational noise will be reduced by limiting on-site deliveries to the hours of 7:00 A.M. to 10:00 P.M. and by an existing soundwall that varies in height from six (6) feet to eight (8) feet behind the north and west commercial center parcel perimeter. City of La Quinta SDP 2017-0009 Fairway Specific Plan Amendment No. 2 Specific Plan March 2021 Page 20 Noise studies for the Project were prepared in 2002 as part of the Specific Plan Amendment approval and in 2017 and in 2018 to serve as an update. A 2002 study identified that both Jefferson Street and 50th Avenue were impacted, and exceed 60 dBA CNEL. The study identified that all new development is required to mitigate to the City's standards for noise, as required in the General Plan (Table EH-1, Warner Engineering, February 19, 2002). The 2017 noise study also concluded that areas along Jefferson Street and 50th Avenue were impacted and exceeded the 60dBA criteria. Ambient noise measured along various locations along the north and west perimeter of the site, nearest to the residences, measured between 53.9 and 60 dBA. The study determined that the main sources of noise across the site are noise from road traffic on 50th Avenue and Jefferson street, other noise sources included HVAC systems serving the houses to the north, west and south of the site and from HVAC serving the commercial buildings to the east, across Jefferson Street. There was also minor noise from distant aircraft and birdsong. Noise is also anticipated from the speakers of the drive-through eating establishments, as well as vehicle doors closing in the parking lot. The Project is proposed approximately 150 feet between the closest development building and the residences to the south. The residences to the south already have a concrete masonry boundary wall. 3.4.4 Trash Recycling Prior to the issuance of a certificate of occupancy, a plan for adequate trash recycling provisions shall be approved by the Design and Development Department. The plan is to be reviewed for acceptability by applicable trash company prior to City review. 3.5 Zoning The subject property has a CC ("Community Commercial") designation in place and is identified within the General Plan as General Commercial. The specific uses and requirements of the CC zone relevant to this Project are outlined in Section 3.5.3 of this Specific Plan. 3.5.1 Zoning Standards The Pavilion Palms Shopping Center will be developed following the framework of the general zoning requirements of the CC zone of the City of La Quinta. 3.5.2 Deviations from Zoning Code The following development standards are proposed as deviations from the City of La Quinta Zoning Code and identifies if previous deviations are still applicable. City of La Quinta SDP 2017-0009 Fairway Specific Plan Amendment No. 2 Specific Plan March 2021 Page 21 3.5.2.1 Number of Parking Stalls Provided The parking stall deviation requested in the previously-approved Specific Plan no longer applies. The site has been redesigned to accommodate the required parking for the shopping center of 522 stalls, and the applicant shall install a minimum of 12 electric charging facilities in the anchor tenant’s parking lot. 3.5.2.2 Reduction in Landscape Setback Jefferson Street and Avenue 50 are considered arterial roadways in the City’s General Plan. The municipal code requires a 20-ft. landscape setback along arterial roadways. The Specific Plan will change the standard for the site to 18 ft., which is a 10 percent reduction to the setback. 3.5.2.3 Retail Store over 50,000 Square Feet of Floor Area The Pavilions grocery store will have approximately 63,000 square feet of floor area which exceeds the permitted retail store size of 50,000 square feet maximum. 3.5.2.4 Fuel Center/Convenience Store The site has been designed to accommodate a fuel center with a convenience store that would be located on the building pad located along the Jefferson Street frontage. This fuel center/convenience store is an adjunct to the grocery store/pharmacy anchor tenant. The proposed operation will consist of one 828 square-foot convenience market, a 100-foot by 50- foot fueling canopy over three sets of double fuel islands with 12 fueling stations and a monument sign for required pricing and identification. The specific location and design of the monument sign will be part of the overall sign program for the Specific Plan that will be submitted at a future date. The fuel center operation will include dispensing of motor vehicle fuel, an automobile-related air/water unit, and a 828 square-foot convenience market that will offer the sale of convenience dry goods and general merchandise, lottery tickets, refrigerated dairy/deli products and prepared food and drinks. The hours of operation of the convenience store/fuel center will be 7:00 AM to 10 PM, unless otherwise approved by the Planning Commission or the Director/Manager of the Design and Development Department. The convenience store/fuel center will be staffed by 6 employees. The anchor tenant Pavilions is responsible for obtaining and maintaining all State, federal and local permits associated with the fuel operations and convenience store. Primary fuel center equipment will include air and water dispensers, two-10,000 gallon and one 20,000-gallon underground tanks along with necessary underground compressors and pumping components. Primary equipment for the convenience store will include refrigerated cases for City of La Quinta SDP 2017-0009 Fairway Specific Plan Amendment No. 2 Specific Plan March 2021 Page 22 display and storage of dairy/deli and beverage products, together with related compressors and refrigeration systems. The convenience store will include one restroom and a manager’s office. During the operation, typical material such as solvents, paints, lubricants, metals, industrial-grade cleaners, refrigerants, petroleum products and other automotive-related hazardous materials will be utilized. These materials will be handled in accordance with all applicable rules and regulations with respect to hazardous materials. Parking lot lighting, access and customer and truck circulation will be integrated as part of the Specific Plan. Final exterior building design will be subject to future Planning Commission approval, but will follow the Contemporary architecture theme as established with Specific Plan. The fuel center and convenience store are currently planned to be associated with the supermarket tenant. The anchor supermarket tenant and fuel center (with or without a convenience store) are permitted uses as long as both uses are developed in tandem and both uses continue to operate. However, if one use continues and the other is discontinued, approval of a Conditional Use Permit will be required. 3.5.2.5 Depth of Entry Access Ways The length of the east side of the easterly most Avenue 50 drive into the commercial development is less than the 90 feet as required by the Zoning Code, Section 9.150.080. As a mitigating measure, a dedicated 90-foot deceleration lane has been provided along its easterly approach. 3.5.2.6 Retention Basin A retention basin was approved for stormwater retention in the previous Specific Plan. This Amendment removes the basin and replaces it with an underground stormwater system. This is consistent with City codes, and no deviation is necessary. 3.5.3 Permitted Uses Community Commercial: • Retail stores under 10,000 square feet floor area per business • Retail stores under 10,000 to 50,000 square feet floor area • Retail stores under 50,000 to 75,000 square feet floor area • Food, liquor and convenience stores under 10,000 square feet floor area, open less than 18 hours/day • Automobile service stations, with or without minimart, with anchor tenant. (For this development, the fuel center and convenience store are planned to be associated with the supermarket tenant. The anchor supermarket tenant and fuel center [with or without a convenience store] are permitted uses so long as both uses are developed in tandem and City of La Quinta SDP 2017-0009 Fairway Specific Plan Amendment No. 2 Specific Plan March 2021 Page 23 both uses continue to operate. However, if one use continues and the other one is discontinued, approval of a Conditional Use Permit will be required. • Showroom/catalog stores, without substantial onsite inventory • Barber shops, beauty, nail and tanning salons and similar uses • Miscellaneous services such as travel services, photo developing, videotape rentals, shoe repair, appliance repair, and similar uses • Laundromats and dry cleaners except central cleaning plants 
 • Printing, blueprinting and copy services 
 • Pet grooming without overnight boarding 
 • Banks 
 • General and professional offices • Medical offices - physicians, dentists, optometrists, chiropractors, and similar practitioners • Medical centers - four or more offices in one building 
 • Surgical and medical clinics • Restaurants, other than drive-thru • Restaurants, drive-thru 
 • Restaurants, counter take-out with ancillary seating, such as yogurt, ice cream, pastry shops and similar • Commercial recreational 
 • Museum or gallery displaying sculpture, artwork or crafts, including schools for the above
 • Parks, unlighted playfields, and open space 
 • Bicycle, equestrian and hiking trails 
 • Fire stations 
 • Government offices and police stations 
 • Public flood control facilities and devices 
 • Emergency shelters 
 • Auto parts stores, with no repair or parts installation on the premises 
 3.6 Specific Design Features 3.6.1 Screen Wall In order to mitigate noise and light generated from the shopping center, a masonry wall that varies in height from 6 feet to 8 feet has been constructed to the City of La Quinta standards between the commercial Project site and the existing residential development to the north and west. City of La Quinta SDP 2017-0009 Fairway Specific Plan Amendment No. 2 Specific Plan March 2021 Page 24 3.6.2 Screening of Rooftop Equipment Consistent with the Zoning Code, the design of the buildings will architecturally integrate or screen from view the location of all rooftop and wall mounted mechanical equipment by means of a parapet wall. 3.6.3 Utility Enclosures Unless located underground, any utility enclosures including pallet enclosures, propane/generator enclosures shall consist of masonry materials sufficient in height to screen all storage with solid painted gates provided, with the design, colors, and materials architecturally integrated with that of the shopping center subject to approval of the Design and Development Department prior to issuance of a building permit. 3.6.4 Cart Storage Cart storage areas will be provided as required by the City of La Quinta with the design and location subject to approval by the Design and Development Department Director, prior to issuance of a building permit. 3.6.5 Exterior Lighting Exterior lighting for the Project will be designed to comply with the City's outdoor lighting ordinance (Section 9.100.150 of the Municipal Code) and shall be subject to approval by the Design and Development Department prior to issuance of building permits. All exterior lighting will incorporate directional lenses and/or will architecturally incorporate shield lighting elements intended to minimize ambient light from illuminating adjacent streets and residential properties to the satisfaction of the Design and Development Department. Parking lot light standards shall be a maximum 20 feet in height with light elements that will similarly be shielded and shall provide a uniform minimum average of one (1) - two (2) foot candles illumination within the parking lot areas. 3.7 Property Rights Prior to the issuance of a grading permit or approval of a final map, the property owner will acquire or confer easements and other property rights required by this Specific Plan or any tentative maps or site development permits necessary in the development of the Specific Plan area. The property owner will also dedicate or grant public and private street right-of- ways and utility easements in conformance with the City's General Plan, Municipal Code, applicable specific plans, and as required by the City Engineer. Right-of-way dedications are required per the Conditions of Approval and will also include additional widths, as necessary for corner cutbacks, bus turnouts and other features contained in the approved construction plans and as per the representations made within this Specific Plan. City of La Quinta SDP 2017-0009 Fairway Specific Plan Amendment No. 2 Specific Plan March 2021 Page 25 If the City Engineer determines that access rights to the proposed Jefferson Street and Avenue 50 rights-of-way are necessary prior to development of the commercial area or approval of the final map for the residential subdivision, the developer shall grant easements or permanent right-of-way over those areas within 60 days of written request by the City. The property owner shall create perimeter setbacks along public rights-of-way as follows (listed setback depth is the average depth if meandering wall design is approved): • Jefferson Street: 18 feet minimum • Avenue 50: 18 feet minimum The setback requirement applies to all frontage including, but not limited to, remainder parcels and sites dedicated for utility purposes. Where public facilities (e.g., sidewalks) are placed on privately owned setbacks, the property owner shall dedicate blanket easements for those purposes. The property owner will vacate abutter's rights of access to Jefferson Street and Avenue 50 from all frontage along streets except access points conforming to the General Plan and approved by the City Engineer. The developer will furnish to the City of La Quinta proof of easements or written permission, as appropriate as obtained from owners of any abutting properties on which grading, retaining wall construction, permanent slopes or other encroachments are to occur. 3.8 Administration In accordance with General Plan Programs LU 2.2b and 2.2c, if the need for any changes to the Specific Plan arise, the Design and Development Director will have the authority to waive the need for a Specific Plan amendment under the following circumstances: • When changes to the land use allocation are less than 5%; • When the off‐site circulation pattern and turning movements will not be altered by the proposed change; • When the change is considered minor in nature and does not conflict with the purpose and intent of the Specific Plan; • When no new land use is proposed. Additionally, the Design and Development Director will determine substantial conformance in approved Specific Plans. City of La Quinta SDP 2017-0009 Fairway Specific Plan Amendment No. 2 Specific Plan March 2021 Attachment 1 Lighting Plan SIGNALIZEDINTERSECTION125634377861542989101112VANVAN10,000 GALLONCOMPARTMENT TANKFILLFILLREGULAR UNLEADED30,000 GALLON TANKDIESEL10,000 GALLONCOMPARTMENT TANKFILLPREMIUMUNLEADED01111111111101011000111111111110111...3111111010111111111331110111101111110111130011111011111011111000010013111101111101011110013111111101101113001111100111110111011110131111310001131131100131100110111301110111113110111111111310131111111111101313003111110101011133333333111333300033313333333111133333110333333331110331333113133333131313011013313101113331313303031313031133333333333133331333333011131333330333331103313301131333333033333333033311301313130303131310111101300111111111111110111113131101111111101111001311111111113101111013131001011111001301113101010111111101011111131300001100111013101100011131111111011010011031111111011130131101101001310101111110110100101111111 0 0 13 11 0 000000300001001010100101010000000000000000000000000000000000000000000000000000 00 00 00 00 00 00 00 00 00 00 00 0010111 01 01 0STATISTICSDHVFULSWLRQ S\PERO AYJMD[MLQMD[MLQAYJMLQMAIN SITE LIGHTING0 IF IF0 IF011LUMINAIRE SCHEDULES\PERO LDEHO 4W\LXPHQVLLF:DWWVCDWDORJ NXPEHUDHVFULSWLRQLDPSF1F 01 01110AEVROXWHHU%%EL LIGHTINGLED SITE LIGHTLEDAEVROXWHLED SITE LIGHTLED9PS-L--K-F301 1AEVROXWHLED SITE LIGHTLED3 HEADS HEADS1 HEAD0 TALL0 TALL0 TALLRESIDENTIAL %ORDER00 IF00 IF00 IFNANAHU%%EL LIGHTING9PS-L--K-HU%%EL LIGHTING9PS-L--K-F 101 0AEVROXWHLED SITE LIGHTLED HEADS0 TALLHU%%EL LIGHTING9PS-L--K-F 01 AEVROXWHLITHONIALED PEDESTRIANLEDRAD%-P1-3K-AS< TALLPLAZA0 IF0 IF01 IF00101ES-1PSITE PLANPHOTOMETRICNOTE: This information is conceptual in nature and is subject toadjustments pending further verification and Client, Tenant, andGovernmental Agency approvals. No warranties or guaranties ofany kind are given or implied by the Architect.DATE:MCG JOB #:REVISIONSDATE HUNTINGTON BEACH, CA 9264916400 PACIFIC COAST HIGHWAY, SUITE 207NWC AVENUE 50 & JEFFERSON STREETLA QUINTA, CA16.454.05MCG ARCHITECTS 2017 ALL RIGHTS RESERVEDC1106 W. Magnolia Blvd. Burbank, CA 91506Tel: (818)842-7285email: admin1@idengineers.net City of La Quinta SDP 2017-0009 Fairway Specific Plan Amendment No. 2 Specific Plan March 2021 Attachment 2 Preliminary Landscape Plans 30'TSVANCTPERYRYRYRCRYRCRCCTRCAGOCAGAGAGAGAGOCOCAGCGCGCGCGCGCGCGCGCGCGCGCGCGCGCGCGCGCGCGRYRYOCRYRYRCRCPEPECTRYCTPEPEPEPEPEPEPEPEPEPEPEPEPEPEPEPEPEPEPEPECTCTCTCTCTPERYPERYRYRCRCRCRCCTPERCCTPERYRYPEPERYRYPEPEPERYRYRYPECTRCCTCTPEPECTCTRYCTRCRYCTCTCTPEPEPEPERCRCRCRCRYRYRYRYRYCTPEOCRYAGRYRYRCRYRYRCRCRCRCRCRCCTCTCTCTCTCTCTCTCTCTCTCTCTCTCTCTCTCTRYCTRCRYRCRCRCRCRCCTCTPEPECTCTRCRCPECTRCRYRYCTRCPEPERYRYPERCCTPEPERYRYRYPECTRCPERYRCRCRCRCRCCTPEPEPECTPEPECTPERYPEPEPEPERYRYRCCTCTRYRYPECTRCRCPEPEPECTCTRCCTRCRCRCRCRYCTRYRCRCOCOCRYPEPEPECTRCRYRYCTRCRYCGCGRYCGCGCGRYCTPEPEPECTRCRCRYCTRYRYRCPERYCTCTCTRCRCRYRYRCCTCGCGPEPERCRCPECTPEPERCRCRCRCRCPERYRYRYRYPEPECTRYRCRCRCRYRCPEOCRCRCPEPERCRCRCPEPEAGAGRCRCAGPEPERCRCRYRYRCRCPEPEOCPERCRCRYPEPEAGOCCTCTRCPEPEPECTRYRCRCRCPEPECTCTAGPERCRCRCPEPEPECTCTCTRCRCRYPECTCTRYCTCTPERCRCPEPERCRCRCRCCTCGCGRCRCPEPERCCTCTCTCTCGPEPEPEPEPERCRCPECTCTRCRCCTRYRCPECTCTPERCOCRYRCRCPEPERCRCRYRYCTCTPECTCTRCRCRYGLGLGLGLCACAGLGLGLGLGLCACAGLGLGLGLGLGLGLCACACACACACACATSTSTSCTBPBGBGBGBGBPBPBPBPTSPERCPEPEPECTCTCTOCTSRYBGBGRYGLGLYOYOCGGBGBBGBGGLGLGLPECTGLGLGLBGPE$3GLYOGLCGYOAGBGCGCGBPBPBGTSTSBGBGCGCGCGTSCGCGAGCTCTIXIXIXIXIXRCRCE3L-3E2L-3E5L-3RCRCRCCARYCTCTGLAGGLGLGL$3PECTYOYOBGBGBGGLGLGLIXIXIXCACAIXIXIXIXIXIXRCCACACAIXIXIXRCRCBPCACAIXIXIXIXIXIXIXIXIXIXIXIXCACACARCCACACAIXIXIXIXIXIXIXCTIXIXIXIXIXIXIXIXIXCACAGLGLGLGLGLIXIXIXIXGLGLGLGLGLYOYOYO$3$3TSYOYOBGYOTSYOCACATSYOTSTSCTYOYOYOYOCACTCTCTYOTSYOAGTS$3$3YO$3$3$3E1L-3TSTSPEPE5'-0"6' - 0 "7'-1"8'-6"VANCGCGCGCGE4L-38'-0"9'-0"8'-0"9'-0"5'-0"6'-0"9'-6"9'-11"14'-3" 14'-1112"5'-6"6'-0"RYRYPEPEPEEADADADADADADADADADADADADADADADADADADADADADADADADADADADADADADADADADADADADADADADADADADADADADADADADADADADADADADADADADADADADADADADADADADADADADADADADADADADADADADADADADADADADADADADADADADADADADADADADADADADADADADADADADADADADADADADADADADADADADADADADADADADADADADADADADADADADADADADADADADADADADADADADADADADADADADADADADADADADADADADADADADADADADADADADADADADADADADADADADADADADADADADADADADADADADADADADADADADADADADADADADADADADADADADADADADADADADADADADADADADADADADADADADADADADADADADADADADADADADADADADADADADADADADADADADADADADADADADADADADADADADADADADADADADADADADADADADADADADADADADADADADADADADADADRCRCPEADADIXIXIXCTPEIXIXIXCTCTCTRYRYRYCTRCRCRCRYRYRYRYRYRYRCRCRYRYRYOCRCRCRYCTPERYRYMYMYMYMYPEPEGLCTCTRCRCCGCGCGCGCGCGRYRYLASRER-CUT STEEL PANEL SHADE STRUCTURESET ON STEEL POSTS WITH CANTILEAVEREDOVERHANG AND PALM TREE CLUSTERS.ADIRONDACK CHAIR SEATING BELOW.GLGLGLCGCGIXPEPEPEIXIXIXCACACAPEPEPERCCGPEPEPECGCGCGCGCGCGCGCGCGPERYBGTSIXIXCGCGCGCGCGCGCGCGCGCGCGCGCGCGCGTUBULAR STEEL FENCEGLGLRCRCRCCTAGAGTSIXIXPEPEPELOADING ONLYLOADING ONLYAVENUE 50JEFFERSON STREET16 1621CCCCCCCC CCC CCC8 PAVILIONS63,000 S.F.L O A D I N G D O C K 1892EXISTING POWERPOLE TO REMAIN35'30'30'30'-6"4038RETAIL 14,400 S.F.54'R/W SIGNALIZEDINTERSECTIONCMU WALL TO REMAINEXISTING 6' HIGHEXISTING 6' HIGH CMUWALL TO REMAINEXISTING POWERPOLE TO REMAIN5EXISTING POWERPOLE TO REMAINEXISTING POWERPOLE TO REMAINADJACENTC.V.W.D.WELLSITESHOP 111,700 SFLOADING ONLYLOADING ONLY10LOADING ONLY3218EV EV EV EV EV CART CORRAL 26'12'25294015FUTUREDEVELOP0ENT16PHASE I212218' WIDE LANDSCAPESETBACK, TYPBLDG. 35,000 SFEXISTINGPOWER POLETO REMAIN10PROPERTY LINEEV30'26'BLDG. 4 DT2,192 SFPATIO212'EVEV EVEVEVBLDG. 7828 SF430'EVEXISTING POWERPOLE TO REMAIN524LOADING ONLY94CC18EXISTINGPOWER POLETO REMAIN18' WIDE LANDSCAPE SETBACK, TYP UBER PICK-UP LOADING ONLYTETETETETETE10,000 GALLONCOMPARTMENT TANKFILLFILLREGULAR UNLEADED30,000 GALLON TANKDIESEL10,000 GALLONCOMPARTMENT TANKFILLPREMIUMUNLEADEDPRICINGMONUMENTMAJORENTRY TOWERMINORENTRYTOWERPLAZACART CORRAL CART CORRAL CART CORRAL BLDG. 54,620 SFBLDG. 66,250 SF556125'55'50'1084'PATIOPATIO 100'50'18'46'84'24'-7"195'60'60'76'202'-8"279'-10" 312'134'-2"71'-4.5"25'-9"26'-5"NEW 4'X10' PALM TREEPLANTERS ALONG P.L.30'MYMYMYMYMYMYMYMYMYMYMYMYCART CORRALIXIXGLGLGLYORCRCRCRCRCRCGLGLGLGLGLGL PEPEPETSTSRYRYRYMYMYAGOCRYTSCACGCGPEGLYOBPCTRCMND.12"-16"MYBGIXPK0L".4L%G%.$SHEET NO.L-1OF4DESIGN BY:J.H.APPLICANT: Lundin Development Parcel Map #: 29052 NWC Avenue 50 &SECTION 421674217 OF THE GOVERNMENT CODEREQUIRES A DIG ALERT IDENTIFICATION NUMBER BEISSUED BEFORE A PERMIT TO EXCAVATE WILL BE VALID.FOR YOUR DIG ALERT IDENTIFICATION NUMBER CALLUNDERGROUND SERVICE ALERT TOLL FREE AT 1-800227-2600 TWO WORKING DAYS BEFORE YOU DIG.Important Notice - Underground Service AlertCONTRACTOR SHALL VERIFY ALL CONDITIONS AND DIMENSIONSAT THE JOB SITE AND NOTIFY THE LANDSCAPE ARCHITECT ORHIS REPRESENTATIVE OF ANY DIMENSIONAL ERRORS, OMISSIONSOR DISCREPANCIES BEFORE BEGINNING OR FABRICATING ANYWORK. REFER TO CIVIL DRAWINGS FOR HORIZONTAL ANDVERTICAL DATA..7C"6%.5% _*%&&%R3/.34R%%4L"15).4"C"  C/6%R3(%%4GRAPHIC SCALE: 1" = 60'-0" NORTH C/6%R3(%%43C"L% TREES- WASHINGTONIA HYBRID (PALM TREE)9'-0" HEIGHTSIZECOMMENTS30'-0" O.C.- PINDO PALM (PALM TREE)9'-0" HEIGHT30'-0" O.C.MESQUITE CHILEANSHTS.DRAWN BY: T.B.PLOT DATE:SCALE:AS NOTEDCompany Jefferson Street La Quinta, CA 92253 - CHAMAEROPS HUMILIS (PALM TREE)24" BOX30'-0" O.C.- ACACIA-SALICINIA TREE24" BOXCanopy Coverage: 177 S.F.- BLUE PALO VERDE24" BOX- MESQUITE CHILEAN TREE15 GALLON- PARKINSONIA HYBRID "DESERT MUSEUM"24" BOX- AFRICAN SUMAC TREE24" BOXACCENTSSHRUBSVINESGROUND FILL( SCREENING OF PARKING AREAS: "LANDSCAPE SCREENING SHALL BE A MINIMUM HEIGHT OF 36" ALONGPARKING AREAS, ADJACENT TO THE PUBLIC STREETS. SCREENING MAY BE PROVIDED THROUGH THE USEOF LANDSCAPE PLANT MATERIAL AND MOUNDING BERMS. SCREENING WILL NOT BE REQUIRED ORPROVIDED AT THE SOUTH EAST CORNER OF THE PROJECT TO MAINTAIN SIGHT DISTANCES REQUIRED ATTHE INTERSECTION OF AVENUE 50 & JEFFERSON STREET.")Canopy Coverage: 707 S.F.Canopy Coverage: 707 S.F.Canopy Coverage: 368 S.F.Canopy Coverage: 1,257 S.F.- AGAVE "Americana"15 GALLON- OCOTILLO CACTUS "Red"15 GALLON- RED YUCCA "Brakelights"5 GALLON- STARJASMINE5 GALLON- TECOMA STAN "Yellow Flowers"5 GALLON- CARISSA "Natil Plum"5 GALLON- CASSIA "Green" (Feathery)5 GALLON- CASSIA "Grey"5 GALLON- PENSTEMON EATONI5 GALLON- GOLD LANTANA5 GALLON- RED CROWN OF THORNS5 GALLON- RUSSELIA CORAL FOUNTAIN5 GALLON- CALLIANDRA VINES15 GALLON- BRIMSTONE (D.G.)3/8" MINUS- 6"- 3" MINUS - MIX: CRESTA RUBBLE- CRESTA BOULDER'S3'-0" (DIAMETER)- SEAT BOULDER'S10'-0" (DIAMETER)- BUILT UP MOUNDST.B.D.CITY OF LA QUINTA COVER SHEET NWC AVENUE 50 & JEFFERSON STREET Lundin Development Company SWC Ave. 50 & Jefferson Street, La Quinta, CA 92253 FOR:W.O.PROJECT: 1506 ARCHITECT BY DATE REVISIONS COUNTY APPR.DATE T.B.12/9/20 Update: Site Updated Per Planning: Tacoma Stands, Power pole(s), etc.PREPARED BY: 80-900 Miles Avenue Indio, CA 92201CONTRACTOR SHALL VERIFY ALL CONDITIONSAND DIMENSIONS AT THE JOB SITE AND NOTIFYTHE LANDSCAPE ARCHITECT OR HISREPRESENTATIVE OF ANY DIMENSIONALERRORS, OMISSIONS, OR DISCREPANCIES BEFOREBEGINNING OR FABRICATING ANY WORK.REFER TO CIVIL DRAWINGS FOR HORIZONTALAND VERTICAL DATA.QUANTITIES IF LISTED ARE FOR THE CONVENIENCEOF THE CONTRACTOR ONLY AND ARE NOTINTENDED FOR ACCURATE BIDDING USE.NOTEWORK CONTAINED WITHIN THIS PLAN SHALLNOT COMMENCE UNTIL AN ENCROACHMENTPERMIT AND/OR A GRADING PERMIT HASBEEN ISSUED.NOTETHESE PLANS HAVE BEEN REVIEWED BY THE COACHELLA VALLEY WATER DISTRICT INACCORDANCE WITH WATER CODE. Section 65591 et. seq.REQUIRING EFFICIENT LANDSCAPE AND IRRIGATION DESIGN IN COOPERATION WITH THELOCAL GOVERNING AGENCY (CITY OR COUNTY).APPROVAL OF THIS DRAWING BY CVWD STAFF DOES NOT CONSTITUTE APPROVAL TOENCROACH INTO DISTRICT AND USBR RIGHT-OF-WAY. TREES, PLANTS, WALLS ANDPERMANENT STRUCTURES OF ANY KIND MAY NOT BE PLANTED OR INSTALLED IN CVWDAND USBR EASEMENTS OR RIGHT-OF-WAY WITHOUT FIRST OBTAINING AN ENCROACHMENTENCROACHMENT PERMIT FROM CVWD.DateCVWD PLAN #Water Management DepartmentDevelopment Services Department- 6"- 3" MINUS - MIX: HONEY QUARTZ- GOLDEN BARREL CACTUS5 GALLON- JAPANESE OLEANDER "Thevetia Peruviana"5 GALLON- DASYLINION "Grass Tree"5 GALLON- RED BIRD OF PARADISE "Mex. Bird of Paradise"5 GALLONPLANTER FILL- MULCH- MYOPORUM PARVIFOLIUMT.B.D.- BOUGAINVILLEA "Oo-La-La"5 GALLONDASYLINION (Grass Tree)BOUGAINVILLEA (Oo-la-la)GOLDEN LANTANAPYRACANTHA KOIDZUMIIMULCHAVENUE 50JEFFERSON STREET AVENUE 48AVENUE 49AVENUE 52MADISON STREET MONROE STREET WASHINGTON STREET ADAM STREET DUNE PALMS STREETVicinity MapNOT TO SCALESITEN- IXORA "Flame of the Woods"5 GALLON(x)2 PER PALM TREE1 GALLONWASHINGTONIA HYBRID PALMJune 2, 2021- PYRACANTHA KOIDZUMII "Santa Cruz" 5 GALLONCHAMAEROPS HUMILIS PALMPINDO PALMACACIA SALICINA WILLOWAFRICAN SUMACBLUE PALO VERDEYUCCA ROSTRATAAGAVE AMERICANAGOLDEN BARREL CACTUSOCOTILLO CACTUS (RED)RED YUCCA (Brakelights)STARJASMINETECOMA 'YELLOW FLOWER'CARISSA 'NATIL PLUM'CASSIA NEMOPHYLLATE (Green)CASSIA SENNA (Grey)PENSTEMON EATONIIIXORIA (Alternative - Red Yucca)RED CROWN OF THORNSRUSSELIA CORAL FOUNTAINJAPANESE OLEADNER (Thevetia)CALLIANDRA VINES (Powder Puff)BRIMSTONE D.G.CRESTA BOULDERCRESTA RUBBLEMYOPORUM PARVIFOLIUMT.B.3/21/21 Update: Site Updated Per Planning: Corner landscape, Symbols, etc.- CRESTA BOULDER'S4'-0" (DIAMETER)- YUCCA ROSTRATA "Beaked Yucca"15 GALLONT.B.4/18/21 Update: Site Updated Per Planning: Corner landscape, plaza, etc.- PHOENIX ROEBELENII15 GALLON- TIPUANA TIPU TREE24" BOXCanopy Coverage: 1,257 S.F.PHOENIX ROBELENIIDESERT MUSEUMTIPUANA TIPUT.B.5/10/21 Update: Site Updated Per Planning: Coral added landscape, plaza, etc. 30'TSVANCTPERYRYRYRCRYRCRCCTRCAGOCAGAGAGAGAGOCOCAGCGCGCGCGCGCGCGCGCGCGCGCGCGCGCGCGCGCGCGRYRYOCRYRYRCRCPEPECTRYCTPEPEPEPEPEPEPEPEPEPEPEPEPEPEPEPEPEPEPEPECTCTCTCTCTPERYPERYRYRCRCRCRCCTPERCCTPERYRYPEPERYRYPEPEPERYRYRYPECTRCCTCTPEPECTCTRYCTRCRYCTCTCTPEPEPEPERCRCRCRCRYRYRYRYRYCTPEOCRYAGRYRYRCRYRYRCRCRCRCRCRCCTCTCTCTCTCTCTCTCTCTCTCTCTCTCTCTCTCTRYCTRCRYRCRCRCRCRCCTCTPEPECTCTRCRCPECTRCRYRYCTRCPEPERYRYPERCCTPEPERYRYRYPECTRCPERYRCRCRCRCRCCTPEPEPECTPEPECTPERYPEPEPEPERYRYRCCTCTRYRYPECTRCRCPEPEPECTCTRCCTRCRCRCRCRYCTRYRCRCOCOCRYPEPEPECTRCRYRYCTRCRYCGCGRYCGCGCGRYCTPEPEPECTRCRCRYCTRYRYRCPERYCTCTCTRCRCRYRYRCCTCGCGPEPERCRCPECTPEPERCRCRCRCRCPERYRYRYRYPEPECTRYRCRCRCRYRCPEOCRCRCPEPERCRCRCPEPEAGAGRCRCAGPEPERCRCRYRYRCRCPEPEOCPERCRCRYPEPEAGOCCTCTRCPEPEPECTRYRCRCRCPEPECTCTAGPERCRCRCPEPEPECTCTCTRCRCRYPECTCTRYCTCTPERCRCPEPERCRCRCRCCTCGCGRCRCPEPERCCTCTCTCTCGPEPEPEPEPERCRCPECTCTRCRCCTRYRCPECTCTPERCOCRYRCRCPEPERCRCRYRYCTCTPECTCTRCRCRYGLGLGLGLCACAGLGLGLGLGLCACAGLGLGLGLGLGLGLCACACACACACACATSTSTSCTBPBGBGBGBGBPBPBPBPTSPERCPEPEPECTCTCTOCTSRYBGBGRYGLGLYOYOCGGBGBBGBGGLGLGLPECTGLGLGLBGPE$3GLYOGLCGYOAGBGCGCGBPBPBGTSTSBGBGCGCGCGTSCGCGAGCTCTIXIXIXIXIXRCRCE3L-3E2L-3E5L-3RCRCRCCARYCTCTGLAGGLGLGL$3PECTYOYOBGBGBGGLGLGLIXIXIXCACAIXIXIXIXIXIXRCCACACAIXIXIXRCRCBPCACAIXIXIXIXIXIXIXIXIXIXIXIXCACACARCCACACAIXIXIXIXIXIXIXCTIXIXIXIXIXIXIXIXIXCACAGLGLGLGLGLIXIXIXIXGLGLGLGLGLYOYOYO$3$3TSYOYOBGYOTSYOCACATSYOTSTSCTYOYOYOYOCACTCTCTYOTSYOAGTS$3$3YO$3$3$3E1L-3TSTSPEPE5'-0"6' - 0 "7'-1"8'-6"VANCGCGCGCGE4L-38'-0"9'-0"8'-0"9'-0"5'-0"6'-0"9'-6"9'-11"14'-3" 14'-1112"5'-6"6'-0"RYRYPEPEPEEADADADADADADADADADADADADADADADADADADADADADADADADADADADADADADADADADADADADADADADADADADADADADADADADADADADADADADADADADADADADADADADADADADADADADADADADADADADADADADADADADADADADADADADADADADADADADADADADADADADADADADADADADADADADADADADADADADADADADADADADADADADADADADADADADADADADADADADADADADADADADADADADADADADADADADADADADADADADADADADADADADADADADADADADADADADADADADADADADADADADADADADADADADADADADADADADADADADADADADADADADADADADADADADADADADADADADADADADADADADADADADADADADADADADADADADADADADADADADADADADADADADADADADADADADADADADADADADADADADADADADADADADADADADADADADADADADADADADADADADADADADADADADADADRCRCPEADADIXIXIXCTPEIXIXIXCTCTCTRYRYRYCTRCRCRCRYRYRYRYRYRYRCRCRYRYRYOCRCRCRYCTPERYRYMYMYMYMYPEPEGLCTCTRCRCCGCGCGCGCGCGRYRYLASRER-CUT STEEL PANEL SHADE STRUCTURESET ON STEEL POSTS WITH CANTILEAVEREDOVERHANG AND PALM TREE CLUSTERS.ADIRONDACK CHAIR SEATING BELOW.GLGLGLCGCGIXPEPEPEIXIXIXCACACAPEPEPERCCGPEPEPECGCGCGCGCGCGCGCGCGPERYBGTSIXIXCGCGCGCGCGCGCGCGCGCGCGCGCGCGCGTUBULAR STEEL FENCEGLGLRCRCRCCTAGAGTSIXIXPEPEPELOADING ONLYLOADING ONLYJEFFERSON STREET16 1621CCCCCCCC CCC CCC8 PA9ILIONS63,000 S.F.L O A D I N G D O C K 189235'30'30'30'-6"4038RETAIL 14,400 S.F.CMU WALL TO REMAINEXISTING 6' HIGHEXISTING 6' HIGH CMUWALL TO REMAINEXISTING POWERPOLE TO REMAIN5ADJACENTC.V.W.D.WELLSITEADJACENTRESIDENTIALADJACENTRESIDENTIALADJACENTRESIDENTIALSHOP 111,700 SFLOADING ONLYLOADING ONLY10LOADING ONLY3218EV EV EV EV EV CART CORRAL 26'12'25294015F8T8REDE9ELOP0ENT16PHASE I212218' WIDE LANDSCAPESETBACK, TYPBLDG. 35,000 SFEXISTINGPOWER POLETO REMAIN10EV30'26'BLDG. 4 DT2,192 SFPATIO212'EVEV EVEVEVBLDG. 7828 SF430'EVEXISTING POWER524LOADING ONLY94CC18EXISTINGPOWER POLETO REMAIN18' WIDE LANDSCAPE SETBACK, TYP UBER PICK-UP LOADING ONLYTETETETETETE10,000 GALLONCOMPARTMENT TANKFILLFILLREGULAR UNLEADED30,000 GALLON TANKDIESEL10,000 GALLONCOMPARTMENT TANKFILLPREMIUMUNLEADEDPRICINGMONUMENTMAJORENTRY TOWERMINORENTRYTOWERPLAZACART CORRAL CART CORRAL CART CORRAL BLDG. 54,620 SFBLDG. 66,250 SF556125'55'50'1084'PATIOPATIO 100'50'18'46'84'24'-7"195'60'60'76'202'-8"279'-10" 312'134'-2"71'-4.5"25'-9"26'-5"NEW 4'X10' PALM TREEPLANTERS ALONG P.L.30'MYMYMYMYMYMYMYMYMYMYMYMYCART CORRALIXIXGLGLGLYORCRCRCRCRCRCGLGLGLGLGLGL PEPEPETSTSRYRYRYMYMYSHEET NO.L-2OF4DESIGN BY:J.H.APPLICANT: Lundin Development Parcel Map #: 29052 NWC Avenue 50 &.7C"6%.5% _*%&&%R3/.34R%%4GRAPHIC SCALE: 1" = 40'-0"  NORTH0R%L)M)."RYL".$3C"0%0L". 3C"L%SHTS.DRAWN BY: T.B.PLOT DATE:SCALE:AS NOTEDCompany Jefferson Street La Quinta, CA 92253 CITY OF LA QUINTA PRELIMINARY LANDSCAPE PLAN NWC AVENUE 50 & JEFFERSON STREET Lundin Development Company SWC Ave. 50 & Jefferson Street, La Quinta, CA 92253 FOR:W.O.PROJECT: 1506 ARCHITECT BY DATE REVISIONS COUNTY APPR.DATE T.B.PREPARED BY: 80-900 Miles Avenue Indio, CA 92201 L"15).4"C"  0R%L)M)."RYL".$3C"0%0L".12/9/20 Update: Site Updated Per Planning: Tacoma Stands, Power pole(s), etc. T.B.3/21/21 Update: Site Updated Per Planning: Corner landscape, Symbols, etc.June 2, 2021T.B.4/18/21 Update: Site Updated Per Planning: Corner landscape, plaza, etc. T.B.5/10/21 Update: Site Updated Per Planning: Coral added landscape, plaza, etc. CTCTPERCRCRCRCRCCTRCPEPEPEPEPECTRCPERCRCRCCTCTPEGLGLGLGLGLBGBGE2L-3CAIXCTIXIXCACTYOTS30'26'5CARTCORRAL PERCCTCTRCCTPEPEPERCRYRYPECTAGGLGLGLAGBGE3L-3YOYOCT26'PHASE ITE10,000 GALLONCOMPARTMENT TANKFILLDIESEL10,000 GALLONCOMPARTMENT TANKCART CORRAL CART CORRALYORCRCRCRC RCRCGLGLGLTSVANRCAGAGOCPEPERYRCCTRCPEPERCRCRCRYOCRCRYPERYRCRCRCPEPEPERCRCAGOCRCPEPEPERCRCRCPEPECACACATSCTGLGLGLBGPEAGCTCTRCRCE5L-3RCRCIXRYRYEADADADADADADADADADADADADADADADADADADADADADADADADADADADADADADADADADADADADADADADADADADADADADADADADADADADADADADADADADADADADADADADADADADADADADADADADADADADADADADADADADADADADADADADADADADADADADADADADADADADADADADADADADADADADADADADADADADADADADADADADADADADADADADADADADADADADADADADADADADADADADADADADADADADADADADADADADADADADADADADADADADADADADADADADADADADADADADADADADADADADADADADADADADADADADADADADADADADADADADADADADADADADADADADADADADADADADADADADADADADADADADADADADADADADADADADADADADADADADADADADADADADADADADADADADADADADADADADADADADADADADADADADADADADADADADADIXIXIXIXIXIXCTCTCTRYRYRYCTRCRCRCRYRYRYRYRYRYRCRCRYRYRYOCRCRCRYCTPERYRYMYMYMYMYPEPEGLGLGLGLPEPEPETSIXIXLOADING ONLYA9E18E -E))E5S21 S75EE7EXISTING POWERSIGNALIZEDINTERSECTIONEXISTING POWERPOLE TO REMAIN1825EXISTING POWERPOLE TO REMAIN4POWER POLETO REMAIN18' WIDE LANDSCAPE SETBACK, TYP TEP/A=A%/'*  S)%/'*  S)125'55'50' 84'PA7I2PA7I2 MYMYMYMYMYMYMYMYMYMYMYMYMYMYE1L-35'-0"6'-0"7'-1"8'-6"30'CARTCORRAL PEPEPEE4L-38'-0"9'-0"8'-0"9'-0"5'-0"6'-0"9'-6"9'-11"14'-3" 14'-1112"5'-6"6'-0"CART CORRALGLGLGL SHEET NO.L-3OF4DESIGN BY:J.H.APPLICANT: Lundin Development Parcel Map #: 29052 NWC Avenue 50 &SHTS.DRAWN BY: T.B.PLOT DATE:SCALE:AS NOTEDCompany Jefferson Street La Quinta, CA 92253 CITY OF LA QUINTA EXHIBIT E1 - E4 NWC AVENUE 50 & JEFFERSON STREET Lundin Development Company SWC Ave. 50 & Jefferson Street, La Quinta, CA 92253 FOR:W.O.PROJECT: 1506 ARCHITECT BY DATE REVISIONS COUNTY APPR.DATE T.B.PREPARED BY: 80-900 Miles Avenue Indio, CA 92201 .7C"6%.5% _*%&&%R3/.34R%%4L"15).4"C"  %8()B)4%%GRAPHIC SCALE: 1" = 20'-0"NORTH %8()B)4%. % C/R.%R3(/03C"L%GRAPHIC SCALE: 1" = 20'-0"NORTH %8()B)4% L/7%R0"R+).GC/R.%R_M").C/R.%R"6%  _*%&&%R3/.34 3C"L%NORTH %8()B)4%$)"M/.$4R%%0L".4%R3C"L%GRAPHIC SCALE: 1" = 10'-0" GRAPHIC SCALE: 1" = 20'-0"NORTH %8()B)4%%.4R".C%0"R+).G3C"L%GRAPHIC SCALE: 1" = 10'-0" NORTH %8()B)4%+"R4C/RR"L3C"L%12/9/20 Update: Site Updated Per Planning: Tacoma Stands, Power pole(s), etc. T.B.3/21/21 Update: Site Updated Per Planning: Corner landscape, Symbols, etc.June 2, 2021T.B.4/18/21 Update: Site Updated Per Planning: Corner landscape, plaza, etc. T.B.5/10/21 Update: Site Updated Per Planning: Coral added landscape, plaza, etc. 30'VAN5'-0"6' - 0 "7'-1"8'-6"VAN8'-0"9'-0"8'-0"9'-0"5'-0"6'-0"9'-6"9'-11"14'-3" 14'-1112"5'-6"6'-0"ELASRER-CUT STEEL PANEL SHADE STRUCTURESET ON STEEL POSTS WITH CANTILEAVEREDOVERHANG AND PALM TREE CLUSTERS.ADIRONDACK CHAIR SEATING BELOW.TUBULAR STEEL FENCELOADING ONLYLOADING ONLYJEFFERSON STREET16 1621CCCCCCCC CCC CCC8 PA9ILIONS63,000 S.F.L O A D I N G D O C K 189235'30'30'30'-6"4038RETAIL 14,400 S.F.CMU WALL TO REMAINEXISTING 6' HIGHEXISTING 6' HIGH CMUWALL TO REMAINEXISTING POWERPOLE TO REMAIN5ADJACENTC.V.W.D.WELLSITESHOP 111,700 SFLOADING ONLYLOADING ONLY10LOADING ONLY3218EV EV EV EV EV CART CORRAL 26'12'25294015F8T8REDE9ELOP0ENT16PHASE I212218' WIDE LANDSCAPESETBACK, TYPBLDG. 35,000 SFEXISTINGPOWER POLETO REMAIN10EV30'26'BLDG. 4 DT2,192 SFPATIO212'EVEV EVEVEVBLDG. 7828 SF430'EVEXISTING POWER524LOADING ONLY94CC18EXISTINGPOWER POLETO REMAIN18' WIDE LANDSCAPE SETBACK, TYP UBER PICK-UP LOADING ONLYTETETETETETE10,000 GALLONCOMPARTMENT TANKFILLFILLREGULAR UNLEADED30,000 GALLON TANKDIESEL10,000 GALLONCOMPARTMENT TANKFILLPREMIUMUNLEADEDPRICINGMONUMENTMAJORENTRY TOWERMINORENTRYTOWERPLAZACART CORRAL CART CORRAL CART CORRAL BLDG. 54,620 SFBLDG. 66,250 SF556125'55'50'1084'PATIOPATIO 100'50'18'46'84'24'-7"195'60'60'76'202'-8"279'-10" 312'134'-2"71'-4.5"25'-9"26'-5"NEW 4'X10' PALM TREEPLANTERS ALONG P.L.30' CART CORRAL PKIXBGMYMND.12"-16"RCCTBPYOGLPECGCGCATSRYOCAGSHEET NO.L-4OF4DESIGN BY:J.H.APPLICANT: Lundin Development Parcel Map #: 29052 NWC Avenue 50 &SHTS.DRAWN BY: T.B.PLOT DATE:SCALE:AS NOTEDCompany Jefferson Street La Quinta, CA 92253 CITY OF LA QUINTA SHADING PLAN NWC AVENUE 50 & JEFFERSON STREET Lundin Development Company SWC Ave. 50 & Jefferson Street, La Quinta, CA 92253 FOR:W.O.PROJECT: 1506 ARCHITECT BY DATE REVISIONS COUNTY APPR.DATE T.B.PREPARED BY: 80-900 Miles Avenue Indio, CA 92201CONTRACTOR SHALL VERIFY ALL CONDITIONSAND DIMENSIONS AT THE JOB SITE AND NOTIFYTHE LANDSCAPE ARCHITECT OR HISREPRESENTATIVE OF ANY DIMENSIONALERRORS, OMISSIONS, OR DISCREPANCIES BEFOREBEGINNING OR FABRICATING ANY WORK.REFER TO CIVIL DRAWINGS FOR HORIZONTALAND VERTICAL DATA.QUANTITIES IF LISTED ARE FOR THE CONVENIENCEOF THE CONTRACTOR ONLY AND ARE NOTINTENDED FOR ACCURATE BIDDING USE.NOTEWORK CONTAINED WITHIN THIS PLAN SHALLNOT COMMENCE UNTIL AN ENCROACHMENTPERMIT AND/OR A GRADING PERMIT HASBEEN ISSUED.NOTETHESE PLANS HAVE BEEN REVIEWED BY THE COACHELLA VALLEY WATER DISTRICT INACCORDANCE WITH WATER CODE. Section 65591 et. seq.REQUIRING EFFICIENT LANDSCAPE AND IRRIGATION DESIGN IN COOPERATION WITH THELOCAL GOVERNING AGENCY (CITY OR COUNTY).APPROVAL OF THIS DRAWING BY CVWD STAFF DOES NOT CONSTITUTE APPROVAL TOENCROACH INTO DISTRICT AND USBR RIGHT-OF-WAY. TREES, PLANTS, WALLS ANDPERMANENT STRUCTURES OF ANY KIND MAY NOT BE PLANTED OR INSTALLED IN CVWDAND USBR EASEMENTS OR RIGHT-OF-WAY WITHOUT FIRST OBTAINING AN ENCROACHMENTENCROACHMENT PERMIT FROM CVWD.DateCVWD PLAN #Water Management DepartmentDevelopment Services Department.7C"6%.5% _*%&&%R3/.34R%%4L"15).4"C"  GRAPHIC SCALE: 1" = 40'-0"   NORTH 3("$).G0L". 3C"L%3("$).G0L".AVENUE 50JEFFERSON STREET AVENUE 48AVENUE 49AVENUE 52MADISON STREET MONROE STREET WASHINGTON STREET ADAM STREETDUNE PALMS STREETNVicinity MapNOT TO SCALESITETREE SHADING LEGENDTREESBOTANICAL NAME/COMMON NAME15 YEAR MATURE CANOPY SIZEButia Capitata/ Pindo Palm20' DIAMETERWashingtonia Hybrid/Desert Fan Palm10' DIAMETERAcacia/ Salicinia "Willow Tree"20' DIAMETERRhus Lancea/ African Sumac40' DIAMETERBlue Palo Verde30' DIAMETERMesquite/ Chilean Tree30' DIAMETERTipuana Tipu/ Tipu Tree40' DIAMETERTREE SHADING LEGENDPARKING AREA SHADED BY TREES(NET PARKING AREA)SHADING SUMMARYNET PARKING AREA:50% SHADING REQUIRED FOR NET PARKING AREAS:PARKING AREA SHADED BY TREES:(EXCLUDES DRIVE AISLES)*TREE SIZE SHOWN AT 15 YEARS MATURITY.PER RIVERSIDE COUNTY ORDINANCE 348, SECTION 18.1290,482 S.F.45,241 S.F.60,057 S.F.66%+SECTION 421674217 OF THE GOVERNMENT CODEREQUIRES A DIG ALERT IDENTIFICATION NUMBER BEISSUED BEFORE A PERMIT TO EXCAVATE WILL BE VALID.FOR YOUR DIG ALERT IDENTIFICATION NUMBER CALLUNDERGROUND SERVICE ALERT TOLL FREE AT 1-800227-2600 TWO WORKING DAYS BEFORE YOU DIG.Important Notice - Underground Service AlertCONTRACTOR SHALL VERIFY ALL CONDITIONS AND DIMENSIONSAT THE JOB SITE AND NOTIFY THE LANDSCAPE ARCHITECT ORHIS REPRESENTATIVE OF ANY DIMENSIONAL ERRORS, OMISSIONSOR DISCREPANCIES BEFORE BEGINNING OR FABRICATING ANYWORK. REFER TO CIVIL DRAWINGS FOR HORIZONTAL ANDVERTICAL DATA.BUILDING SHADING LEGENDPLAZA AREA SHADED BY STRUCTURE(NET SHADED AREA)SHADING SUMMARYBUILDING AREAS PROVIDED SHADE:CANOPY AREAS PROVIDED SHADE:TOTAL OF ALL PLAZA AREA SHADED: 2,132 S.F.768 S.F.2,900 S.F.12/9/20 Update: Site Updated Per Planning: Tacoma Stands, Power pole(s), etc. T.B.3/21/21 Update: Site Updated Per Planning: Corner landscape, Symbols, etc.June 2, 2021Chamaerops Humilis/Fan Palm10' DIAMETERParkinsonia Hybrid/Desert Museum30' DIAMETERYucca Rostrata/Beaked Yucca20' DIAMETER0L".4L%G%.$TREES- WASHINGTONIA HYBRID (PALM TREE)9'-0" HEIGHTSIZECOMMENTS30'-0" O.C.- PINDO PALM (PALM TREE)9'-0" HEIGHT30'-0" O.C.- CHAMAEROPS HUMILIS (PALM TREE)24" BOX30'-0" O.C.- ACACIA-SALICINIA TREE24" BOXCanopy Coverage: 177 S.F.- BLUE PALO VERDE24" BOX- MESQUITE CHILEAN TREE15 GALLON- PARKINSONIA HYBRID "DESERT MUSEUM"24" BOX- AFRICAN SUMAC TREE24" BOXACCENTSSHRUBSVINESGROUND FILL( SCREENING OF PARKING AREAS: "LANDSCAPE SCREENING SHALL BE A MINIMUM HEIGHT OF 36" ALONGPARKING AREAS, ADJACENT TO THE PUBLIC STREETS. SCREENING MAY BE PROVIDED THROUGH THE USEOF LANDSCAPE PLANT MATERIAL AND MOUNDING BERMS. SCREENING WILL NOT BE REQUIRED ORPROVIDED AT THE SOUTH EAST CORNER OF THE PROJECT TO MAINTAIN SIGHT DISTANCES REQUIRED ATTHE INTERSECTION OF AVENUE 50 & JEFFERSON STREET.")Canopy Coverage: 707 S.F.Canopy Coverage: 707 S.F.Canopy Coverage: 368 S.F.Canopy Coverage: 1,257 S.F.- AGAVE "Americana"15 GALLON- OCOTILLO CACTUS "Red"15 GALLON- RED YUCCA "Brakelights"5 GALLON- STARJASMINE5 GALLON- TECOMA STAN "Yellow Flowers"5 GALLON- CARISSA "Natil Plum"5 GALLON- CASSIA "Green" (Feathery)5 GALLON- CASSIA "Grey"5 GALLON- PENSTEMON EATONI5 GALLON- GOLD LANTANA5 GALLON- RED CROWN OF THORNS5 GALLON- RUSSELIA CORAL FOUNTAIN5 GALLON- CALLIANDRA VINES15 GALLON- BRIMSTONE (D.G.)3/8" MINUS- 6"- 3" MINUS - MIX: CRESTA RUBBLE- CRESTA BOULDER'S3'-0" (DIAMETER)- SEAT BOULDER'S10'-0" (DIAMETER)- BUILT UP MOUNDST.B.D.- 6"- 3" MINUS - MIX: HONEY QUARTZ- GOLDEN BARREL CACTUS5 GALLON- JAPANESE OLEANDER "Thevetia Peruviana"5 GALLON- DASYLINION "Grass Tree"5 GALLON- RED BIRD OF PARADISE "Mex. Bird of Paradise"5 GALLONPLANTER FILL- MULCH- MYOPORUM PARVIFOLIUMT.B.D.- BOUGAINVILLEA "Oo-La-La"5 GALLON- IXORA "Flame of the Woods"5 GALLON(x)2 PER PALM TREE1 GALLON- PYRACANTHA KOIDZUMII "Santa Cruz" 5 GALLON- CRESTA BOULDER'S4'-0" (DIAMETER)- YUCCA ROSTRATA "Beaked Yucca"15 GALLON- PHOENIX ROEBELENII15 GALLON- TIPUANA TIPU TREE24" BOXCanopy Coverage: 1,257 S.F.T.B.4/18/21 Update: Site Updated Per Planning: Corner landscape, plaza, etc. T.B.5/10/21 Update: Site Updated Per Planning: Coral added landscape, plaza, etc. City of La Quinta SDP 2017-0009 Fairway Specific Plan Amendment No. 2 Specific Plan March 2021 Attachment 3 Preliminary Grading Plans and Tentative Parcel Map CITY OF LA QUINTA, CALIFORNIAENGINEERING, INCKnow what'sRSHEET NO.SHEETSSEE SHEET 20040'80'20'GRAPHIC SCALESCALE 1"= 40'120'AVENUE 50 AND JEFFERSON STREETPRELIMINARY PRECISE GRADING PLANSPD 2017-0009 TTM37370PAVILION PALMS21EV EV EV EVEVEVEVEV EVEV EVEVVANVAN36.20 FF35.70 PAD36.50 FF36.50 FF36.00 PAD37.00 FF36.50 PAD37.00 FF36.50 PAD36.00 PADAVENUE 50JEFFERSON STREET* CITY OF LA QUINTA, CALIFORNIAENGINEERING, INCKnow what'sRSHEET NO.SHEETSSEE SHEET 10040'80'20'GRAPHIC SCALESCALE 1"= 40'120'AVENUE 50 AND JEFFERSON STREETPRELIMINARY PRECISE GRADING PLANSPD 2017-0009 TTM37370PAVILION PALMS2237.15 FF36.65 PADJEFFERSON STREET DEREK ALAN DRIVE 30060'120'30'GRAPHIC SCALESCALE 1"=60'CITY OF LA QUINTA, CALIFORNIAENGINEERING, INCKnow what'sRSHEET NO.SHEETS3AVENUE 50JEFFERSON STREET AVENUE 48AVENUE 49AVENUE 52MADISON STREET MONROE STREET WASHINGTON STREET ADAM STREET DUNE PALMS STREETVICINITY MAPNOT TO SCALEEV EV EV EVEVEVEVEV EVEVEVEVVANVANAREA OFFERED INDEDICATION TO THECITY OF LA QUINTAFOR STREET ANDHIGHWAY PURPOSESPARCEL 13PARCEL 5PARCEL 1PARCEL 2PARCEL 6PARCEL 7PARCEL 8PARCEL 9PARCEL 10PARCEL 12PARCEL 3PARCEL 4CL JEFFERSON AVENUECLAVENUE 50CL JESS ANNEDRIVE CLDEREK ALANDRIVEAREA OFFERED INDEDICATION TO THECITY OF LA QUINTAFOR STREET ANDHIGHWAY PURPOSESAREA OFFERED INDEDICATION TO THECITY OF LA QUINTAFOR STREET ANDHIGHWAY PURPOSESAREA OFFERED INDEDICATION TO THECITY OF LA QUINTAFOR STREET ANDHIGHWAY PURPOSESAREA OFFERED INDEDICATION TO THECITY OF LA QUINTAFOR STREET ANDHIGHWAY PURPOSESAREA OFFERED INDEDICATION TO THECITY OF LA QUINTAFOR STREET ANDHIGHWAY PURPOSESPARCEL 11 City of La Quinta SDP 2017-0009 Fairway Specific Plan Amendment No. 2 Specific Plan March 2021 Attachment 4 Building Elevations City of La Quinta SDP 2017-0009 Fairway Specific Plan Amendment No. 2 Specific Plan March 2021 Attachment 5 Conditions of Approval Fairway Shopping Center Specific Plan Resolution 99-63 Conditions of Approval – Final Specific Plan 98-034 Lundin Development May 18, 1999