CC Resolution 1990-027^#<I CITY COUNCIL RESOLUTION NO. 90-27
A RESOLUTION OF THE CITY COUNCIL OF THE
CITY OF LA QUINTA, CALIFORNIA,
APPROVING A COMMERCIAL SPECIFIC PLAN
AND ADOPTING A NEGATIVE DECLARATION.
CASE NO: SP 89-014 TRANSPACIFIC DEVELOPMENT COMPANy
WHEREAS, the City Council of the City of La Quinta,
did on the 20th day of March, 1990, hold a duly-noticed Public
Hearing and continued to the hearing to the 3rd day of April,
1990, and the 17th day of April, to consider the request of
TRANSPACIFIC DEVELOPMENT COMPANY for a commercial shopping
center on 60+ acres located on a site bounded by the White*ater
Storm Channel on the north, Highway 111 on the south, Adams
Street on the east, and Washington Street on the west, more
particularly described as:
A PORTION OF THE NORTHEAST QUARTER OF SECTION 30,
T55, R7E, S.B.B.M. AND PORTION OF THE SOUTHWEST
QUARTER OF THE SOUTHEAST QUARTER OF SECTION 19,
T55, R7E, S.B.B.M
WHEREAS,.. the Pianning Commission of the City of La
Quinta did on the 13th day of February, 1990, continued to the
27th day of February, 1990, hold a duly-noticed Public Hearing
and by adopting of Planning Commission Resolution 90-008,
recommend approval of said Specific Plan to the City Council;
and,
WHEREAS, said Spe'*ific Plan request has complied
with the requirements of The Rules to Implement the California
Environmental Quality Act of 1970" County of Riverside,
Resolution No. 82-213, adopted by reference in City of La
Quinta Ordinance No. 5), in that the Planning Director has
conducted an initial study and has determined that, although
the project could have a significant adverse impact on the
environment, the mitigation measures incorporated into the
Conditions of Approval will mitigate those project impacts to
levels of insignificance; and,
WHEREAS, mitigation of various physical impacts
have been identified and incorporated into the approval
conditions for Specific Plan 89-014, thereby requiring that
monitoring of those mitigation measures be undertaken to assure
compliance with them; and,
WHEREAS, at said Public Hearing, upon hearing and
considering all testimony and arguments, if any, of all
interested persons desiring to be heard, said City Council did
find the following facts and reasons to justify approval of
said Specific Plan:
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^#<I 1. The proposed Specific Plan is consistent with the goals
and policies of the La Quinta General Plan and adopted
Specific Plan.
2. The Specific Plan is compatible with the existing and
anticipated area development.
3. The project will be provided with adequate utilities and
public services to ensure public health and safety.
NOW, THEREFORE, BE IT RESOLVED by the City Council
of the City of La Quinta, California, as follows:
1. That the above recitations are true and correct and
constitute the findings of the Council in this case;
2. That it does hereby confirm the conclusion of
Environmental Assessment No. 89-150, indicating that the
proposed Specific Plan will not result in any significant
environmental impacts as mitigated by the recommended
Conditions of Approval;
3. That it does hereby approve of the above-described
Specific Plan request for the reasons set forth in this
Resolution, and subject to the attached Conditions of
Approval.
PASSED, APPROVED, and ADOPTED at a regular meeting
of the La Quinta City Council, held on this 17th day of April,
1990, by the following vote, to wit:
AYES: Councilman Bohnenberger, Bosworth, Rushworth, Sniff
and Mayor Pena
NOES: None
ABSENT: None
ABSTAIN: None JOHN PE(;#*ayo*
City of La Quinta, California
ATT,E/2T
ffiUNDRAL.UH,C<C*rk
City of La Quinta, California
7 N, C
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^#<ISr
APPROVED AS To FORM:
*NE*ELL, City Attorney
City of La Quinta, California
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^#<ICITY COUNCIL RESOLUTION 90-027
CONDITIONS OF APPROVAL APPROVED
SPECIFIC PLAN 89-014
APRIL 17, 1990
* Amended by Planning Commission on February 27, 1990
** Amended by City Council on April 17, 1990
*** Deleted by City Council on April 17, 1990
**** Added by City Council on April 17, 1990
PLANNING & DEVELOPMENT DEPARTMENT
1. The development shall comply with Exhibit 1, the Specific
Plan for Specific Plan 89-014,the approved exhibits and
the following conditions, which shall take precedence in
the event of any conflicts with the provisions of the
Specific Plan.
2. Exterior lighting for the project shall comply with the
Dark Sky" Lighting Ordinance. Plans shall be approved
by the Planning and Development Department prior to
issuance of building permits. All exterior lighting
shall be provided with shielding to screen glare from
adjacent streets and residential property to the north,
to the satisfaction of the Planning and Development
Department. Parking lot light standards shall be a
maximum 30-feet in height.
3. Plan for adequate trash provisions for each phase as
constructed shall be approved by the Planning and
Development Department prior to issuance of building
permits. Plan to be reviewed for acceptability by
applicable trash company prior to City review.
*4* Comprehensive sign program for center business
identification, directional, and monument signs, etc.)
shall be approved by the Planning Commission prior to
issuance of building permit. Included in approvals shall
be applications for any adjustments to sign provisions
required.
5. Prior to issuance of any grading or building permits,
mitigation measures as recommended by Archaeological
Assessment UCRARU *1023 shall be completed at the
Applicant/Developers expense.
6. Prior to the issuance of a building permit for
construction of any building or use contemplated by this
approval, the Applicant shall obtain permits and/or
clearances from the following public agencies:
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^#<I Conditions of Approval SP 89-014 *April 17, 1990
o City Fire Marshal
o Caltrans
o City of La Quinta Public Works Department
o Planning and Development Department, Planning and
Building Divisions
o Coachella Valley Water District
o Desert Sands Unified School District
o Imperial Irrigation District
Evidence of said permits or clearances from the
above-mentioned agencies shall be presented to the
Building Division at the time of the application for a
building permit for the use contemplated herewith.
7. Provisions shall be made to comply with the terms and
requirements of the City's adopted Infrastructure Fee
program in effect at the time of issuance of building
permits.
8. Prior to issuance of any building permits, the Applicant
shall submit to the Planning Division for review and
approval a plan or plans) showing the following:
a. Landscaping, including plan types, sizes, spacing,
locations, and irrigation system for all landscape
areas. Desert or native plant species and drought
resistant planting materials shall be incorporated
into the landscape plan.
b. Location and design detail of any proposed and/or
required walls.
c. Exterior lighting plan, emphasizing minimization of
light and glare impacts to surrounding properties.
** Preparation of the detailed landscape and irrigation
plans shall be in substantial conformance with the
approved preliminary landscape plan on file with the
Planning and Development Department. All tree sizes
shall be a minimum of 24-inch box size or 2-1/2 inch
caliper measured 24-inches above root ball), and all
Palm trees shall be minimum 12-feet in height brown
trunk). The plans submitted shall include the acceptance
stamps/signatures from the Riverside County Agricultural
Commissioner's Office and Coachella Valley Water District
CVWD).
9. Screening of parking lot surface shall be provided from
all adjacent streets through use of berming, landscaping
and/or short decorative walls.
10. Handicap access, facilities and parking shall be provided
per State and local requirements.
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^#<IConditions of Approval SP 89-014 April 17, 1990
11. Prior to issuance of first building permit, parking
analysis shall be submitted to Planning and Development
Department to verify compliance of parking spaces
provided based on Urban Land Institute Guidelines. Prior
to each subsequent phase beginning construction a new
parking study based on existing usage and potential
demand shall be submitted. In each study, building size
adjustments shall be made if it is determined that a
parking deficiency exists.
12. Project may be constructed in phases. Plans showing
exact phasing shall be approved by the Planning and
Development Department prior to issuance of building
permits. All perimeter street sidewalks, landscaping,
and screening along Highway 111 shall be put in with the
applicable phase, except at the time the first two phases
are complete, the last phase improvements shall be
completed. This will also apply to landscape buffer
and/or walls along north property line.
13. Bus turnouts and bus waiting shelters shall be provided
on Washington Street and Highway 111 as requested by
Sunline transit when street improvements are installed.
14. Minimum landscaped setback along Washington Street shall
be 34-feet.
15. Prior to issuance of any grading permits, the Applicant
shall submit to the Planning and Development Department
an interim landscape program for the entire site which
shall be for the purpose of wind erosion and dust
control. The land owner shall institute blowsand and
dust control measures during grading and site
development. These shall include but not be limited to:
A. The use of irrigation during any construction
activities;
B. Planting of cover crop or vegetation upon graded
but undeveloped portions of the site; and
C. Provision of wind breaks or wind rows, fencing,
and/or landscaping to reduce the effects upon
adjacent properties and property owners. The land
owner shall comply with requirements of the
Director of Public Works and Planning and
Development. All construction and graded areas
shall be watered at least twice daily during
construction to prevent the emission of dust and
blowsand.
16. Construction shall comply with all local and State
building code requirements as determined by the Building
Official.
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^#<I Conditions of Approval SP 89-014 April 17, 1990
17. Prior to issuance of any land disturbance permit, the
Applicant shall pay the required mitigation fees for the
Coachella valley Fringe-Toed Lizard Habitat Conservation
Program, as adopted by the City, in the amount of $600
per acre of disturbed land.
18. A noise study shall be prepared by a qualified acoustical
engineer to be submitted to the Planning and Development
Department for review and approval prior to submission of
building plans for plan check or issuance of grading
permit, whichever comes first. The study shall
concentrate on noise impacts on building interior areas
from perimeter streets, and impacts on the proposed
residential uses to the north across the Wash and provide
mitigation of noise as required in the *eneral Plan. The
study shall recommend alternative mitigation measures for
incorporation into the project design. Study shall
consider use of building setbacks, engineering design,
building orientation, noise barriers, berming,
landscaping and walls, etc.) and other techniques.
19. Street dedications, bikeways, easements, improvements,
landscaping with permanent irrigation system and
screening, etc., to satisfaction of City, shall be
provided by Applicant/Developer for any site(s) where
dedication of land for public utilities and/or facilities
is required.
20. All air quality mitigation measures as recommended in the
Negative Declaration shall be complied with.
21. Prior to the issuance of a grading permit, the Applicant
shall prepare and submit a written report to the Planning
and Development Director demonstrating compliance with
those conditions of approval and mitigation measures of
SP 89-014 and EA 89-150 which must be satisfied prior to
the issuance of a grading permit. Prior to the issuance
of a building permit, the Applicant shall prepare and
submit a written report to the Planning and Development
Director demonstrating compliance with those Conditions
of Approval and mitigation measures of EA 89-150 and SP
89-014 which must be satisfied prior to the issuance of a
building permit. Prior to final building inspection
approval, the Applicant shall prepare and submit a
written report to the Planning and Development Director
demonstrating compliance with all remaining Conditions of
Approval and mitigation measures of EA 89-150 and SP
89-014. The Planning and Development Director may
require inspection or other monitoring to assure such
compliance.
22. The 24-foot wide aisle next to satellite pads, that runs
parallel to Highway 111 shall be widened to 26-feet, with
aisle adjacent to south side of main building narrowed
from 30-feet to 28-feet.
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^#<IConditions of Approval SP 89-014 April 17, 1990
23. Southerly access of Washington Street service station to
main driveway shall be relocated further to the east or
otherwise modified to minimize traffic movement, turning,
and stacking conflicts to satisfaction of the City. As
requested by the City Engineer, the Applicant will
provide a three car stack for the right out exiting the
site onto Washington Street.
24. On-site intersection located between pad * and A" in
Phase I area shall be redesigned to eliminate
intersection which crosses in front of pad N" creates
traffic confusion and hazards) to satisfaction of
Engineering and Planning and Development Department.
25. In Phase 3 area, short parking aisles near Highway 111
perpendicular) shall be revised to align with long
aisles to north to eliminate traffic movement conflicts).
*26. All pad buildings in project shall be designed with
unified architectural theme utilizing matching exterior
materials, colors, roofs, etc.
27. All conditions of the Design Review Board shall be met as
follows:
A. Architect to provide a more detailed sketch
of the sections.
B. More, and possibly a rounding of the arches.
C. Details to be provided for the fast food
stores.
D. Blow up the design details vignettes).
E. Detailed security lighting on the rear
buildings.
*F. Major building on the east end to be designed
to be integrated with the other buildings.
** 1.) Wal-Mart architectural considerations:
a.) Entry bulkhead shall have double
diamond" concrete block detail.
b.) Right side of entry to east) shall
have pilasters as shown on February
27, 1990, elevations.
c.) Bands shown at top and midway point
of building wall are to be painted
only wihtout the double diamon"
detail with color to be dark brown.
e
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^#<I Conditions of Approval SP 89-014 April 17, 1990
d.) Sign fascia to be dark brown in
color. Accent bands above and
below the fascia shall be peach"
in color.
28. For major tenants and TBA's other than pedestrian doors,
no overhead or similar door shall open to the north or
towards any residentially zoned property unless
adequately screened from noise and visibility to the
satisfaction of the Planning and Development Director.
**29. Applicant/Developer shall work with City and provide and
install a fountain at the theme plaza at the corner of
Highway 111 and Washington Street. The theme plaza shall
be approved by Art in Public Places Commission or other
body as determined by City.
30. Decorative screen wall shall be provided around recycling
center.
31. Variety in setbacks and siting shall occur in development
of pads.
32. Walkway for pedestrian access from public sidewalk to
parking lot shall be provided at intersection of
Washington Street and Highway 111 and Adams Street and
Highway 111.
33. No outside cart or other storage shall be permitted
unless completely screened in a City approved area,
excluding cart return areas within parking lot area.
34. Parking lot stripping plan including directional arrows,
stop signs, no parking areas, parking spaces shall be
approved by Planning and Development and Engineering
Departments prior to issuance of building permits.
35. Plot Plan or Conditional Use Permit applications, as
deemed necessary by C-P-S Zone requirements, shall be
processed for each pad site.
36. The Planning Commission shall conduct annual reviews of
this Specific Plan. During each annual review by the
Commission, the Developer/Applicant shall be required to
demonstrate good faith compliance with the terms of the
Specific Plan. The Applicant/Developer of this project
hereby agrees to furnish such evidence of compliance as
the City, in the exercise of its reasonable discretion,
may require. Evidence of good faith compliance may
include, but shall not necessarily be limited to, good
faith compliance with the requirements of the Specific
Plan. Upon conclusion of the annual review, the
Commission may extend the approval period for 12 months
at a time.
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^#<IConditions of Approval sP 89-014 April 17, 1990
37. Temporary access from signalized Highway 111 access to
Phase 1 shall be paved as required by Engineering
Department and Fire Marshal.
38. All outside storage areas shall be completely screened
with architecturally compatible materials, so as not to
be visible from adjacent streets, properties parking lots.
39. Plaza" area shall be provided in front of shops between
Major A" and B". Plaza to include landscaping,
hardscape, street furniture, and accent feature(s).
40. All compact spaces shall be clearly marked compact cars
only".
41. Circulation of aisle next to pads in Phase 1 parallel to
Washington Street and Highway 111 shall be revised to
eliminate all 90-degree and abrupt turns to satisfaction
of Planning and Development Department.
FIRE MARSHAL:
42. All water mains and fire hydrants providing the required
fire flows shall be constructed in accordance with the
City Fire Code in effect at the time of development.
43. Buildings shall be constructed so that the required fire
flow does not exceed 3500 gallons per minute, or
additional mitigation measures approved by the Riverside
County Fire Department and the City of La Quinta will be
required.
ENGINEERING DEPARTMENT:
45. The Applicant shall have a registered civil engineer
prepare the grading plan. The engineer who prepares the
grading plan shall:
A. Provide written certification prior to issuance of
any building permits that the constructed rough
grade conforms with the approved grading plans and
grading permit.
B. Provide written certification of the final grade
and verification of pad elevations prior to
receiving final approval of the grading.
46. The Applicant shall submit a copy of the proposed
grading, landscaping and irrigation plans to the
Coachella valley Water District for review and comment
with respect to the District's Water Management Program.
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^#<I Conditions of Approval SP 89-014 April 17, 1990
47. A thorough preliminary engineering, geological, and soils
engineering investigation shall be conducted with a
report submitted for review along with the grading plan.
The report recommendations shall be incorporated into the
grading plan design prior to grading plan approval. The
soils engineer and/or the engineering geologist must
certify to the adequacy of the grading plan. Pursuant to
Section 11568 of the Business and Professions Code, the
soils report certification shall be indicated on the
final subdivision map.
48. All underground utilities located in the right of way
shall be installed, with trenches compacted to City
standards, prior to construction of any street
improvements. A soils engineer retained by the Applicant
shall provide certified reports of soil compaction tests
for review by the City Engineer.
49. The Applicant shall pay all fees charged by the City as
required for processing, plan checking and construction
inspection. The fee amount(s) shall be those which are
in effect at the time the work is undertaken and
accomplished by the City.
50. A Caltrans encroachment permit must be secured prior to
construction of any improvements along State Highway 111,
and all Caltrans requirements shall be implemented.
51. An encroachment permit for work in any abutting local
jurisdiction shall be secured prior to constructing or
joining improvements.
52. Prior to issuance of any building permit, any existing
structures which are to be removed from the property
shall have been removed or there shall be an agreement
for the removal which shall be secured by a faithful
performance bond in a form satisfactory to the City and
granting the City the right to cause any such structures
to be removed.
53. The right-of-way dedications for public streets shall be
as follows:
A. Washington street: 60-feet half-street plus
additional right-of-way for extra lanes at
Washington/Highway 111 intersection, all as needed
on eastside of the centerline of the adopted
Washington Street Specific alignment.
B. Highway 111: 60-feet half-street minimum, or as
required by Caltrans, plus additional right-of-way
for extra lanes at Washington/Highway 111
intersection as needed.
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^#<IConditions of Approval SP 89-014 April 17, 1990
C. Adams Street: 44-feet half-street plus additional
right-of-way for appropriate transition and turning
lanes at the intersection of Highway 111 as
required by the City Engineer to compliment the
future Primary Arterial street improvements south
of Highway 111.
54. Access to the site from public streets shall be as
follows:
A. Highway 111, as approved by Caltrans.
B. Adams Street
1.) Full access to Adams Street shall occur at
three locations only, none of which may be
closer than 250-feet from the Highway 111
intersection centerline. The northerly
access shall be constructed at a location
that provides adequate sight distance in both
directions.
**C. Washington Street
1.) Right turn-in only access from Washington
Street may be allowed in conjunction with the
access described in 2) below, subject to
satisfaction of safety concerns of the City
Engineer.
2.) The City will allow a full four way turn
access at Washington Street at the northerly
boundary of the site near the bridge,
provided all traffic safety concerns of the
City Engineer are adequately addressed, and
subject to any required approvals from
Riverside County or other applicable
agencies. Intersection improvements
including signals shall be installed by
Applicant as required based on traffic loads,
as determined by the City Engineer, subject
to reimbursement of 50% of the cost thereof.
55. Applicant shall pay 100% of the cost for design and
construction of the following street improvements:
A. In general, the Applicant is responsible for all
street improvements on the development side" of
the street centerline for all streets adjacent to
the development site, unless specifically
conditioned otherwise, All street improvements,
including street lighting, shall be designed in
accordance with the requirements of the City
Engineer and Caltrans where appropriate.
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^#<I
Conditions of Approval SP 89-014 April 17, 1990
B. Washington Street: From Highway 111 to the
Whitewater Channel bridge: half-width General Plan
street improvements and appurtenant conforms and
amenities including an 8-foot wide sidewalk, plus
additional turning lanes at the Highway 111
intersection in accordance with the Washington
Street Specific Plan.
*C. Highway 111: From Washington to Adams Streets: as
a minimum, Caltrans may require more, half-width
General Plan street improvements and appurtenant
conforms and amenities, plus turning lanes at the
intersections, plus transitions as needed beyond
the limits of the development site. The
transitions are eligible for reimbursement.
**D. Adams Street: From Highway ill to Westward Ho
Drive: half-width General Plan street improvements
including all appurtenant conforms and amenities,
plus a 14-foot wide northbound travel lane, plus
turning lanes and appropriate transitions as needed
at the Highway 111 intersection to match the
Primary Arterial street improvements on Adams
Street south of Highway 111.
56. Applicant shall accept responsibility for preparation of
street plans at locations determined by City Engineer.
57. Applicant shall participate in 50% of the cost to design
and construct a low water crossing through the Whitewater
Channel on Adams Street; half of the Applicant's cost
responsibility is eligible for reimbursement.
58. The City reserves the right to add additional public
facilities as needed to the Mello-Roos District being
formed to fund the public facilities in the project
area. The Applicant has no fiscal responsibility for
improvements added to the District by the City that are
not a Condition of Development for this Specific Plan.
59. Traffic signals, including interconnect, are required at
the following intersections; the Applicant shall pay a
proportional share for the design and construction of
these signals as follows:
A. Highway 111/Washington Street
100% front-end funding, 75% reimbursement
B. Highway 111/Simon Drive
100% front-end funding, 50% reimbursement
C. Highway 111/Washington Square
100% front-end funding, 50% reimbursement
D. Highway 111/Adams Street
100% front-end funding, 75% reimbursement
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^#<IConditions of Approval SP 89-014 April 17, 1990
60. The Applicant shall pay 7.25% of the cost to design and
construct the Washington Street bridge expansion across
the Whitewater Channel.
61. The Applicant shall provide subterrain storm drain
facilities that will remove run-off from the 100-year
storm without causing ponding or flooding of the on-site
parking lots and access roads, Highway 111, Washington
Street, and Adams Street.
62. Applicant shall provide 20-foot wide drainage easement(s)
as required by the City Engineer that cross the site from
Highway 111 to the Whitewater Channel to permit
installation of a subterrain storm drain pipe to drain
the property south of Highway 111. Easement(s) will not
interfere with any structures shown on the approved
Specific Plan.
63. The Applicant shall relocate all existing overhead
utility lines that are adjacent to the site on the
9development" side of the street centerline1 or cross the
site, to underground facilities. All future utilities
that will serve the site shall also be located
underground. Power lines rated above 12,500 volts are
excluded from the undergrounding requirement.
64. Applicant shall design loading docks that front along the
Whitewater Channel in a manner that ingress to the docks
occurs only from Adams Street and egress occurs only at
Washington Street.
65. Trash dumpsters located in within public view shall be
partially recessed below grade and aesthetically
landscaped on three sides and aesthetically gated on the
fourth, or as otherwise approved by the Planning and
Development Department.
66. The Applicant shall dedicate easements for public
landscape and sidewalk purposes between the street right-
of-way and parking lot edge and/or building along the
site boundary streets. The landscape improvements shall
be designed and installed by the Applicant in accordance
with the City Engineer's requirements. The width of the
landscaped easement/setback areas shall be as follows:
A. Washington Street 34-feet
B. Highway 111 50-feet
C. Adams Street 10-feet.
The Applicant, through C.C.& R.1s placed on future
property owners located in the development, shall
implement a method to fund and administer maintenance of
the landscaped setback area and contiguous parkways.
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^#<I Conditions of Approval SP 89-014 April 17, 1990
*67. The Applicant may obtain reimbursement from the
Mello-Roos District for those portions of the
improvements specifically noted in these Conditions as
eligible for reimbursement, if the District is
successfully formed and if the improvements are installed
at the Applicant's expense prior to availability of bond
proceeds.
If the improvements are funded with bond proceeds from
the Mello-Roos District, the Applicant is relieved of the
special tax for those portions of the improvements
specifically noted in these Conditions as eligible for
reimbursement.
**68. The Applicant shall dedicate land for an Imperial
Irrigation District substation and Coachella Valley Water
District well site per CVWD letter dated January 5,
1990) prior to final approval of any land division map
prepared for this commercial site.
69. Applicant shall pay all fees and costs, including wages
and overhead, incurred by the City attributable to this
commercial development as it pertains to the City Lead
Agency role in plan preparation, administration, plan
checking and inspection of the public improvements on
Highway 111.
****70. All roof and wall mounted mechanical type equipment shall
be installed or screened with architecturally compatible
n'aterials so as not to be visible from surrounding
properties and streets to the satisfaction of the
Planning and Development Director and/or the Planning
Commission. Working drawings showing all proposed
equipment and how they will be screened shall be
submitted and approved prior to issuance of building
permit.
****71. No drive-thru facilities except for medical uses) shall
be permitted within Specific Plan.
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