SP 1996-027 Jefferson Plaza (1996)Cbb Library Copy
CITY OF LA QUINTA
<��( q t' - 0 '?cl
JEFFERSON PLAZA
SPECIFIC PLAN
PREPARED BY:
CITY
F LA ,,,,TA
PI�NNlNG f)EPARTMEi�T
GREENBERG FARROW ARCHITECTURE
ARCHITECTURE - ENGINEERING - PLANNING
15101-REQHILL AVENUE / SUITE 200
TUSTIN, CA 92680 -
(714) 259-0500
IN ASSOCIATION WITH:
THE KEITH COMPANIES
2955 Redhill Ave.
Costa Mesa, CA 92626
(714) 540-0800
FOR:
THE HOME DEPOT U.S.A.
601 SOUTH PLACENTIA
FULLERTON, CA 92631
odoDer 1996
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1.20 SPECIFIC PLAN SUMMARY
1.20.1 Project Summary: The proposed Jefferson Plaza project is a,24.88 actual
(20.32 useable) acre site located at the northwest corner of Highway 111 and
Jefferson. This site is immediate to the City limits with the City of Indio. The
property involved is that area between 111 and the Coachella Valley Water
District Storm Drain Channel to the north. This project will provide approximately
217,000 sq. ft. of retail space with contingent parking and landscaping areas.
1.20.2 Project Objectives: This project has been developed to provide retail and
commercial space that would be easily available to the majority of people in the
eastern and middle Coachella Valley. The project should provide additional retail
shopping facilities to the communities of Palm Desert, Bermuda Dunes, Indian
Wells, La Quinta, Indio, Coachella and beyond.
1.20.3 Project Characteristics: Based on additional review a preliminary study of the
Jefferson Plaza Project, the following conclusions are also drawn:
1.
The site has an unencumbered direct access via Jefferson Ave., from
Interstate 10 to Highway 111.
2.
The project site is within the "High Power" development of the La
Quinta/Highway 111 commercial corridor.
3.
The subject parcel windows on both Highway 111 and Jefferson Ave.,
therefore drawing direct special advantages from both of these arteries.
4.
Both the required zoning and general plan designation allow for this
development on this site.
5.
Review of the market of the area denotes great interest in the location (and
re -location) of businesses to the "La Quinta Commercial Corridor". The site
for the Jefferson Plaza places this project at an important crossroads of this
"Commercial Corridor".
6.
Circulation, Traffic Control and required Utility infrastructure are present at
the site.
7.
This project would place a commercial development of a viable size, which
could be absorbed by the area market at the doorstep of the City of La
Quinta, thus providing the opportunity for the City to additionally draw from
the greater Indio Market Area with it's concentration of stable, year-round
resident families.
1.20.4 Master Design Theme: The Jefferson Plaza has been designed in a
contemporary desert architecture style using simplified colonnades with concrete
tile roofs. Additional architectural elements such as textured finishes, formed
cornices and accent reveals will be used to further enhance the buildings. The
Garden Center will be surrounded by a fence composed of a low splitface CMU
wall with split face columns supporting security mesh fencing fabric.
The landscaped setbacks along Hwy 111 and Jefferson Street will contain
meandering sidewalks with a variety of trees, shrubs and flowers. This, along
with the parking lot landscaping should provide an inviting atmosphere for the
center.
October 1996
12790 001.2"1.9999.wPo.00
1 2.0 MASTER PLANS
2.10 PROJECT DESCRIPTION
Jefferson Plaza is designed to provide approximately 217,000 square feet of
retail commercial space, when complete. This plan , however, deals primarily
with Phase I. Phase II is still in the development stage and exact particulars
(such as number & SF of buildings) are unknown at this time. —
The Phase 1 area consists of : The Home Depot at 105,700 square feet with a
24,102 square foot Outdoor Garden Center as the major anchor. The Phase II
area will have various future retail tenants ranging in size from 2,600 square feet
to 447000 square feet.
_
The buildings will be built in phases as outlined below. The center shall include
parking for approximately 1,146 cars including compact and handicap spaces.
Jefferson Plaza will be developed in two phases, providing flexibility in the
construction based on the demand created by the tenant/users. Each phase
I could be built out alone or in conjunction with any other or all other phases. The
+� completed center will provide a unified concept although each phase will be
designed to stand on its own merit as the project is developed. Each phase to
be developed a as follows:
Phase 1 - +/- 129,800 SF
Phase 2 - +/- 8-7,000 SF (only an approximation)
2.20 DEVELOPMENT PHASING PLAN
2.20.1 Description
The Jefferson Plaza center is designed to be developed in a series of two
phases. These phases are described as follows:
Phase 1
Phase one of Jefferson Plaza is designed to be the focal point of the center. This
phase would include two entrances off the Highway 111 into the main parking
field and two entrances off of Jefferson street. The Home Depot building would
serve as the major anchor tenant built in the contemporary desert architectural
style with a large entry element and a colonnade extending to the west across
the front of the building. On the Eastern side there will be an open air garden
center surrounded by a fence composed of a low splitface CMU wall with split
face columns supporting security mesh fencing fabric. Perimeter and parking lot
landscaping will also be part of Phase I.
October 1996
12790 001.2441 9999 WPD 00
Phase 2
Phase two of the project could be designed to include a major retail store with
secondary stores on either side and possibly pad buildings in the main parking
field. The facades of the Phase two building will be stepped or architecturally
treated to visually individualize the tenant buildings. Also included would be a
secondary access to 111, additional parking and landscaped parkway at the
south (Highway 111) property line, and a continuation of a service access drive
at the rear of the building(s). This service access will provide employee parking
areas and truck service at rear of the property, linking Jefferson and 111 at the
rear.
2.20.2 Grading
2.20.2.1 Undeveloped Land
Graded, undeveloped land shall be maintained to prevent dust and blowsand
nuisances. The land shall be planted with interim landscaping or provided with
other wind and water erosion control measures approved by the Community
Development and Public Works Departments.
2.20.2.2 Flood Protection
The applicant shall comply with the City's Flood Protection Ordinance.
2.20.2.3 Geotechnical Report
The applicant shall conduct a thorough preliminary geological and soils
engineering investigation and shall submit the report of the investigation ("the
soils report") with the grading plan.
2.20.2.4 Grading Plan
A grading plan, which may be combined with the on-site paving and drainage
plan, shall be prepared by a registered civil engineer and must meet the approval
of the Public Works Director prior to issuance of a grading permit. The grading
plan shall conform with the recommendations of the soils report and shall be
certified as adequate by a soils engineer or an engineering geologist.
2.20.2.5 Pad Elevations
Prior to construction of any building, the applicant shall provide a separate
document, bearing the seal and signature of a California registered civil engineer
or surveyor, that lists actual building pad elevations. The document shall list the
pad elevation approved on the grading plan, the as -built elevation, and the
difference between the two, if any.
October 1996
12790 0012" 1 9999 WPO 00
Diamond Planters: Five feet square
Finger Islands: Five feet wide
Tree Size: All 36" box trees shall be a minimum or 4" in diameter as
measured 12" from grade. The 36" box trees along the north
property line shall be 25' on center.
All 24" box trees shall be a minimum of 2-1/2" to 3" in
diameter as measured 6" from grade.
Irrigation: Landscape areas shall have permanent irrigation
improvements meeting the requirements of the Public Works
Director. Use of lawn shall be minimized with no lawn or
spray irrigation within 5 -feet of curbs along public streets.
Coordination: The applicant shall ensure that landscaping plans and
utility plans are coordinated to provide visual screening
of above -ground utility structures.
Line of Sight: The northeast comer landscaping shall not exceed 30"
in height within the line of sight.
2.90.1.4 Landscape Screening
The drive through restaurant shown in Phase 2 shall be provided with screening
by a combination of berms, walls, and landscaping so that the cars using the
drive through facilities will not be visible by pedestrians and cars on the perimeter
sidewalk and street as approved by the site development permit.
Screening of parking lot surface shall be provided from all adjacent streets
through use of berming, landscaping and/or short decorative walls, except the
driveway view corridors.
2.90.2A Plant Palette and Landscape Plan (see accompanying exhibit)
As depicted on exhibit 2.90.2A, the following materials may be utilized in the final
landscape plan proposed for the project site.
October 1996
12790.001.2441 9999. W PD.00
3.20.3.1 Parking Stall Size
The City of La Quinta Zoning Code requires a 9 foot by 20 foot parking stall
situated on a 26 foot aisle with a 90 degree parking angle. The applicant is
proposing 9 foot by 19 foot parking stalls on 26 foot aisles with a 90 degree
parking angle. In areas of overhanging conditions, a 9 foot by 17 foot stall is
recommended. The deviation of one foot in the length of the parking stall will
result in the more efficient use of the property while maintaining an efficient and
safe circulation system. This design feature is based on the experience of the
applicant through the construction and ongoing operation of over 400 stores.
3.20.3.2 Number of Parking Stalls Provided
The number of parking spaces proposed for both the Home Depot and other
retail uses is 1,146, exceeding the 770 spaces required by the City by 49
percent. With some 400 Home Depot facilities in operation, Home Depot is
acutely aware of the particular and unique market conditions associated with their
facilities. Based on this practical experience, the parking provided is necessary
to serve the needs of the public and will remove the potential for any negative
traffic and parking impacts to surrounding properties or public streets due to
overflow parking conditions.
3.20.3.3 Percentage of Landscape Area Provided
The increase in the number of parking spaces provided, as discussed above, has
a direct impact to the amount of landscape area that can be provided on the
project site. The design and materials proposed will ensure the desired effect of
softening the visual impact of the development while establishing a high quality
and visually pleasing environment. The parking field meets the City's
requirement of 5 percent minimum landscape coverage. See exhibit 2.90.2.A
"Landscape Plan" for tabulation of area. Additionally, the overall site including
the public parkway provides 12.6 percent of landscaped coverage.
3.20.4 Permitted Uses
Regional Commercial:
• Retail stores under 10,000 sq./ft. floor area per business
• Retail stores', 10,000-50,000 sq./ft. floor area
• Retail stores', over 50,000 sq./ft. floor area
• Food, liquor, and convenience stores under 10,000 sq./ft. floor area,
open less than 18 hours/day2
• Food, liquor, and convenience stores under 10,000 sq./ft. floor area,
open 18 or more hours/day2
• Plant nurseries and garden supply stores, with no propagation of plants
on the premises, subject to §9.100.120 (Outdoor Storage and Display).
Octwer 1996
12790 001 2441 9999 WPD 00
• Banks
• General and professional offices
' Other than convenience stores. Items sold may include clothing,
groceries, meat, drugs, jewelry, sundries, office supplies, pets,
furniture, appliances, hardware, building materials
2 With no consumption of alcohol on the premises.
• Medical offices -- physicians, dentists, optometrists, chiropractors, and
similar practitioners
• Restaurants, other than drive-thru
• Restaurants, drive-thru
• Restaurants, counter take-out with ancillary seating, such as yogurt, ice
cream, pastry shops, and similar
• Health clubs, martial arts studios, and dance studios, 5000 sq./ft. floor
area or less
• Health clubs, martial arts studios, and dance studios, over 5000 sq./ft.
floor area
• Automobile service stations, with or without minimart
• Car washes
• Auto parts stores, with no repair or parts installation on the premises
3.30 SPECIFIC DESIGN FEATURES
3.30.1 Screen Wall
An eight foot wall, shall be constructed along the north property line, as depicted
on the site plan. The purpose of the wall in conjunction with the landscape
treatments to be provided adjacent to the wall is to visually screen the
development from the existing development to the north of the project site. The
screen wall shall be one sided split face block with a two inch cap.
3.30.2 Screening of Rooftop Equipment
Consistent with the Zoning Code, all rooftop and wall mounted mechanical
equipment including satellite dish shall be screened from view by means of a
parapet wall. Line of site drawings showing how all equipment will be screened
shall be submitted for review prior to issuance of a building permit.
3.30.3 Utility Enclosures
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, subject to approval of the Community Development
Department prior to issuance of a building permit.
October 1996
12790 001 2441 9999 WPD 00
RESOLUTION 96-72
A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF
LA QUINTA, CALIFORNIA, APPROVING A SPECIFIC PLAN
TO ALLOW 218,300 SQUARE FOOT RETAIL CENTER AT
THE NORTHWEST CORNER OF HIGHWAY 111 AND
JEFFERSON STREET
CASE NO. SPECIFIC PLAN 96-027
HOME DEPOT, USA, INC.
WHEREAS, the City Council of the City of La Quinta, California, did on
the 17th day of September, 1996, hold a duly noticed Public Hearing to consider the
request of Home Depot, USA, Inc. for a 218,300 square foot retail center in the C -P -S
Zone on a 20 t acre site, more particularly described as:
APN: 649-020-022 and 649-020-023
WHEREAS, the Planning Commission of the City of La Quinta, California,
did on the 23rd day of July, 1996, and the 13th day of August, 1996, hold duly
noticed Public Hearings to consider the request of Home Depot, USA, Inc. for a
218,300 square foot retail center in the C -P -S (CR) Zone on a 20± acre site; and,
WHEREAS, said Specific Plan request has complied with the requirements
of "The Rules to Implement the California Environmental Quality Act of 1970" as
amended by Resolution 83-68, in that a Mitigated Negative Declaration has been
recommended for certification; .and,
WHEREAS, 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, findings, and reasons to justify approval of said Specific Plan:
The General Plan Land Use Element designates this site as Mixed Regional Commercial
with a non-residential overlay. Land Use Element Policy 2-3.1 provides for primary
uses being major retail businesses with ancillary uses including other commercial uses.
Both Highway 1 1 1 and Jefferson Street are primary image corridors as identified in
the Circulation Element of the General Plan. Each will have street improvements,
raised, landscaped medians and heavily landscaped areas within and contiguous to
the street rights of way consistent with design guidelines of Policy 3-4.1.2. The
resocc.162
Resolution 96-72
Page 2
intersection of these two streets is also identified in the General Plan as a primary
gateway leading into the City, Policy 3-4.1.8. As conditioned an easement will be
granted to the City to install the City "Entry Sign" in compliance with this policy.
Under Policy 3-4.1.11, well designed landscape setbacks are encouraged to ensure
a high quality and attractive streetscape. The combined right-of-way and on-site
Highway 111 landscape setback is 34 feet, where 50 feet is generally
recommended. Varied landscape setbacks are being allowed because of Home
Depot's need for more parking spaces than required by the Zoning Code parking
standards. As a Major Arterial, Jefferson Street has a generally recommended
landscape setback of 20 feet. Both landscape setbacks meet the intent of this policy.
Policy 3.3.1.3 specifies that driveways along both Highway 111 and Jefferson Street
shall be located a minimum of 250 feet from the ends of the curb returns. As
conditioned this policy shall be met. Lastly, Policy 3-2.1.6 references Table CIR-2, La
Quinta Roadway Design Standards, that specifies the minimum intersection spacing
allowed is 2,600 feet. Because of the need to better accommodate commercial uses
in addition to maximizing the number of users benefitting from a full turn signal on
Highway 1 1 1, staff with approval from Caltrans has reduced the distance to 1,300
feet.
In accordance with the Air Quality Element of the General Plan, the applicant
submitted an air quality analysis (Policy 9-2.1.1). The study addressed the circulation
layout to ensure its minimization of on-site traffic conflicts and reduction of air quality
impacts,
The proposed project uses will not create any conditions which are materially
detrimental to the public health, safety, and general welfare of the City's citizens. The
project design along with the recommended conditions will assure this by requiring
shielded lighting, additional landscaping, buffering, architectural treatment, traffic and
street improvements. The Mitigated Negative Declaration of Environmental Impact
recommended for certification indicates that no detrimental impacts will occur.
The subject property as well as property to the south, west and partially to the east
are zoned for commercial uses. To the north is the Whitewater Storm Channel which
provides a buffer from the residentially -zoned properties beyond the Channel.
resocc.162
Resolution 96-72
Page 3
Therefore, development of the subject property, as conditioned will be compatible with
surrounding properties.
Property Suitability
The property is suitable for commercial development in that as conditioned the
existing infrastructure facilities can be incorporated into this project and public
services will be adequately addressed.
The proposed architectural design recognizes the functional design requirements
imposed by this large scale building. Though it is a contemporary tilt -up concrete
structure, design elements in keeping with the desert environment and
Mediterranean period are proposed such as, muted earth tone colors, arched entry,
tiled arcade and columns.
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
City Council in this case;
2. That the City Council does hereby approve Specific Plan 96-027, subject to the
attached conditions, labeled Exhibit 'A'.
PASSED, APPROVED, and ADOPTED at a regular meeting of the La
Quinta City Council, held on this 17th day of September, 1996, by the following vote,
to wit:
AYES: Council Members Adolph, Henderson, Perkins, Sniff, Mayor Holt
NOES: None
ABSENT: None
ABSTAIN: None
resocc.162
Resolution 96-72
Page 4
GLENDA L. HOLT, Mayor
City of La Quinta, California
AT ST:
AUNDRA JUHOL , City Clerk
City of La Quinta, California
APPROVED AS TO FORM:
DAWN HONEYWELL, �ityA�ttorney
City of La Quinta, California
resocc.162
RESOLUTION 96-71
x
A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF
LA QUINTA, CALIFORNIA, CERTIFYING A MITIGATED
NEGATIVE DECLARATION OF ENVIRONMENTAL IMPACT
FOR ENVIRONMENTAL ASSESSMENT 96-325 PREPARED
FOR SPECIFIC PLAN 96-027 AND CONDITIONAL USE
PERMIT 96-028
ENVIRONMENTAL ASSESSMENT 96-325
HOME DEPOT, USA, INC.
WHEREAS, the City Council of the City of La Quinta, California, did on
the 17th day of September, 1996, hold a duly noticed Public Hearing to consider
Environmental Assessment 96-325, prepared for Specific Plan 96-027 and Conditional
Use Permit 96-028; and,
WHEREAS, the Planning Commission of the City of La Quinta, California,
did on the 23rd day of July and the 13th day of August, 1996, hold duly noticed
Public Hearings to consider Environmental Assessment 96-325, prepared for Specific
Plan 96-027 and Conditional Use Permit 96-028; and,
WHEREAS, at said public hearing held on the 13th of August, 1996, the
Planning Commission did recommend certification of Environmental Assessment 96-
325; and,
WHEREAS, said application has complied with the requirements of "The
Rules to Implement the California Environmental Quality Act of 1970" (as amended;
Resolution 83-68 adopted by the La Quinta City Council) in that the Community
Development Department has prepared an Initial Study (EA 96-325); and
WHEREAS, the Community Development Director has determined that by
incorporating conditions as specified in the mitigation monitoring plan, the said Specific
Plan will not have any significant adverse effects, or that any such effects have been
mitigated to the extent feasible, under development policies adopted for the La Quinta
General Plan and in accordance with the General Plan EIR as certified, to a level of
insignificance on the environment, and that a Mitigated Negative Declaration of
Environmental Impact should be filed; and
WHEREAS, 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, findings, and reasons to justify certification of said Environmental
Assessment:
1. The proposed Specific Plan and Conditional Use Permit will not be detrimental
to the health, safety, or general welfare of the community, either directly or
earesoMxc
�f
Resolution No. 96-71
Page 2
indirectly, in that no significant impacts have been identified which cannot be
mitigated to the extent feasible, recognizing the overriding considerations made
to allow implementation and development pursuant to the La Quinta General
Plan in accordance with its adopted objectives and policies.
2. The proposed Specific Plan and Conditional Use Permit does not have the
potential to degrade the quality of the environment, substantially reduce the
habitat of a fish or wildlife population to drop below self sustaining levels,
threaten to eliminate a plant or animal community, reduce the number or restrict
the range of rare or endangered plants or animals or eliminate important
examples of the major periods of California history or prehistory, due to the lack
of any such factors existing on the shopping center site.
3. The proposed Specific Plan and Conditional Use Permit does not have the
potential to achieve short-term environmental goals, to the disadvantage of
long-term environmental goals, in that development of the project will provide
more efficient and safe area circulation patterns and achieve land use
development as set forth in the General Plan, without significantly impacting
public service and utility provisions or substantially degrading the physical
environment, provided that mitigation measures are imposed on the project.
4. The proposed Specific Plan and Conditional Use Permit will not result in impacts
which are individually limited or cumulatively considerable when considering
planned or proposed development in the immediate vicinity, as the General Plan
EIR considered these impacts, adopted mitigating measures. and identified
impacts which could not be fully mitigated through a Statement of Overriding
Considerations.
5. The proposed Specific Plan and Conditional Use Permit will not have
environmental effects that will adversely affect the human population, either
directly or indirectly, in that the proposed development is consistent with the
designated land use and policy guidance adopted for the La Quinta General Plan,
for which -mitigation measures were adopted to assure that future development
in accordance with said Plan would not have detrimental effects on the
environment beyond those identified in the Statement of Overriding
Considerations adopted for the La Quinta General Plan.
NOW, THEREFORE, BE IT RESOLVED by the City Council of the City of
La Quinta, California as fcl!cws:
1. That the above recitations are true and correct, and constitute the findings of
the City Council for this Environmental Assessment.
eareso325.cc
1
P Resolution No. 96-7=
Page 3
2. That it does hereby certify Environmental Assessment 96-325 for the reasons
set forth in this Resolution and as stated in the Environmental Assessment
Checklist and Addendum, staff report and as stated at the Public Hearing, and
on file in the Community Development Department.
PASSED, APPROVED, AND ADOPTED at a regular meeting of the La
Quinta City Council held on this 17th day of September, 1996, by the following vote,
to wit:
AYES: Council Members Adolph, Henderson, Perkins, Sniff, Mayor Holt
NOES: None
ABSENT: None
Is1����1►17�f•Tiia
GLENDA L. HOLT, Mayor
City of La Quinta, California
AT ST:
AUNDRA L4JU'HOZEA�,-C-iityy Clerk
City of La Quinta, California
APPROVED AS TO FORM:
DAWN C. HONEYWELL, City Attorney
City of La Quinta, California
r � �
RESOLUTION 96-73
A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF
LA QUINTA, CALIFORNIA, APPROVING A CONDITIONAL
USE PERMIT TO THE CITY COUNCIL TO ALLOW MORE
THAN 200 SQUARE FEET OF OUTDOOR STORAGE IN
CONJUNCTION WITH A RETAIL CENTER
CASE NO. CUP 96-028
HOME DEPOT, USA, INC.
WHEREAS, the City Council of the City of La Quinta, California, did on
the 17th day of September, 1996, hold a duly noticed Public Hearing to consider the
request of Home Depot, USA, Inc. to allow more than two hundred square feet of
outdoor storage in conjunction with a retail center in the C -P -S Zone on 20 ± acres
at the northwest corner of Highway 1 1 1 and Jefferson Street; and,
WHEREAS, the Planning Commission of the City of La Quinta, California,
did on the 23rd day of July, and the 13th day of August, 1996, hold duly noticed
Public Hearings to consider the request of Home Depot, USA, Inc. to allow more than
two hundred square feet of outdoor storage in conjunction with a retail center in the
C -P -S Zone on 20 ± acres at the northwest corner of Highway 111 and Jefferson
Street, more particularly described as:
APN: 649-020-022 and 649-020-023
WHEREAS, said Conditional Use Permit request has complied with the
requirements of "The Rules to Implement the California Environmental Quality Act of
1970" as amended by Resolution 83-68, in that a Negative Declaration has been
recommended for certification; and,
WHEREAS, 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, findings, and reasons to justify approval of said Conditional Use
Permit:
1. The Conditional Use Permit is deemed consistent with the City's General Plan
in that the site is designated commercial and proposed for retail use.
2. The approval of this Conditional Use Permit for outdoor storage insures
consistency with the Zoning Code since it is required.
3. An Environmental Assessment has been prepared and a Mitigated Negative
Declaration is recommended for this project.
resocc.163
Resolution 96-73
Page 2
4. The outdoor storage area is to be enclosed by a steel and block fence which
insures that the impact on the public health, safety, and general welfare will not
be detrimental.
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
City Council in this case;
2. That the City Council does hereby approve Conditional Use Permit 96-028 to
allow more than 200 square feet of outdoor storage in conjunction with a retail
center subject to the attached Conditions of Approval, attached hereto and
made a part of as Exhibit "A".
PASSED, APPROVED, and ADOPTED at a regular meeting of the La
Quinta City Council, held on this 17th day of September, 1996, by the following vote,
to wit:
AYES: Council Members Adolph, Henderson, Perkins, Sniff, Mayor Holt
NOES: None
ABSENT: None
ABSTAIN: None
GLENDA L. HOLT, Mayor
City of La Quinta, California
0
!9AUNDRA JUH(CIA, City Cie
City -of La Quinta, California
APPROVED AS TG FORM:
DA N HONEYWELL; tity Attorney
City of La Quinta, California
resocc.163
RESOLUTION 96-72
CONDITIONS OF APPROVAL - FINAL
SPECIFIC PLAN 96-027
SEPTEMBER 17, 1996
GENERAL CONDITIONS OF APPROVAL
EXHIBIT "A"
1. The development shall comply with Exhibit 1, the Specific Plan for Specific Plan
96-027 (on file in the Community Development Department), 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 Community Development
Department prior to issuance of building permits. All exterior lighting shall be
down shining and provided with shielding to screen glare from adjacent streets
and residential property to the north and east to the satisfaction of the
Community Development Department. Parking lot and nursery light standards
shall be a maximum 25 -feet in height and shall be shielded.
3. Plan for adequate trash recycling provisions for each phase as constructed shall
be approved by the Community Development Department prior to Certificate of
Occupancy. Plan to be reviewed for acceptability by applicable trash company
prior to City review.
4. Comprehensive sign program for Phase 2 (business identification, directional,
and monument signs, etc.) shall be approved by the Planning Commission prior
to issuance of any building permit for Phase 2.
5. 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 applicant/developer's expense. This consists of
having an archaeological monitor on site during grading and earth disturbance
operations.
6. Upon their approval by the City Council, the City Clerk is authorized to file these
Conditions of Approval with the Riverside County Recorder for recordation
against the properties to which they apply.
7. Prior to the issuance of a grading, improvement or building permit, the applicant
shall obtain vl nits and/or clearances from the following publ?c ager-ies;
RESOLUTION 96-72
CONDITIONS OF APPROVAL - FINAL
SPECIFIC PLAN 96-027
SEPTEMBER 17, 1996
• Fire Marshal
• Public Works Department (Grading Permit, Improvement Permit)
• Community Development Department
• Riverside County Environmental Health Department
• Desert Sands Unified School District
• Coachella Valley Water District
• Imperial Irrigation District
• California Regional Water Quality Control Board (NPDES Permit)
The applicant is responsible for any requirements of the permits or clearances
from those jurisdictions. If the requirements include approval of improvement
plans, applicant shall furnish proof of said approvals prior to obtaining City
approval of the plans.
For projects requiring NPDES construction permits, the applicant shall include
a copy of the application for the Notice of Intent with grading plans submitted
for plan checking. Prior to issuance of a grading or site construction permit, the
applicant shall submit a copy of an approved Storm Water Pollution Protection
Plan.
8. 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.
9. Handicap access, facilities and parking shall be provided per State and local
requirements.
10. Bus waiting shelters shall be provided when the street improvements are
installed, as approved by Sunline Transit and the Public Works Director.
11. Prior to arty_ site disturbance being permitted, including construction, preliminary
site work and/or archaeological investigation, the project developer shall submit
and have approved a Fugitive Dust Control Plan (FDCP), in accordance with
Chapter 6.16 of the La Quinta Municipal Code. The plan shall define all areas
proposed for development and shall indicate time lines for any phasing of the
project, and shall establish standards for comprehensive control of both
anthropogenic and natural creation of airborne dust due to development
activities on site. Phased projects must prepare a plan that addresses control
measures over the entire build out of the project such as for disturbed lands
pending future development.
con.aPkW..<,3
e
RESOLUTION 96-72
CONDITIONS OF APPROVAL — FINAL
SPECIFIC PLAN 96-027
SEPTEMBER 17, 1996
12. Construction shall comply with all local and State building code requirements as
determined by the Building and Safety Director.
13. 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.
14. Prior to the issuance of a grading permit, the applicant shall prepare and submit
a written report to the Community Development Director demonstrating
compliance with those Conditions of Approval and mitigation measures of SP
96-027 and EA 96-325 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 he Community Development Director
demonstrating compliance with those Conditions of Approval and mitigation
measures of EA 96-325 and SP 96-027 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 Community
Development Director demonstrating compliance with all remaining Conditions
of Approval and mitigation measures of EA 96-325 and SP 96-325. The
Community Development Director may require inspection or other monitoring to
assure such compliance.
15. All Conditions of Approval shall be incorporated into the Specific Plan text in the
appropriate section. Text shall be revised prior to issuance of a grading or
building permit, whichever occurs first.
16. The service station shall be deleted in Phase 1.
17. All requirements of Coachella Valley Water District shall be met.
18. For all driveways leading from streets, the adjacent perpendicular drive aisle
closest to the street shall be provided with stop signs. Additionally, traffic
aisles leading to the street shall also be provided with stop signs to insure
inbound traffic a continuous, uninterrupted flow into the parking lot.
19. 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, subject to approval of the Community
COYI PP11V 413
RESOLUTION 96-72
CONDITIONS OF APPROVAL - FINAL
SPECIFIC PLAN 96-027
SEPTEMBER 17, 1996
Development Department prior to issuance of a building permit.
20. Prior to issuance of a building permit the site plan shall show that the eight foot
block wall provided at the north property line, shall be one sided split face block
with a two inch cap. This wall may be phased as shown on the submitted
plans.
21. The two cart storage areas (Section 3.3.4 of the Specific Plan) design and
central locations shall be approved by the Community Development Director,
prior to issuance of a building permit. Designated area shall be permanent and
provided with screen walls and landscaping and proper signs.
22. Drive through restaurant shown in Phase 2 shall be provided with screening by
a combination of berms, walls, and landscaping so that the cars using the drive
through facilities will not be visible by pedestrians and cars on the perimeter
sidewalk and street as approved by the site development permit. Adequate
information shall be submitted to show that air quality impacts will not increase
when compared to non -drive-through uses.
23. All roof and wall mounted mechanical -type equipment shall be installed or
screened with architecturally compatible material so as not to be visible from
surrounding properties and streets to the satisfaction of the Community
Development Director and/or Planning Commission. Working drawings showing
all proposed equipment and how they will be screened shall be submitted and
approved prior to issuance of a building permit.
24. All required easements, rights-of-way and other property rights shall be granted
prior to issuance of a grading, improvement or building permit for this
development.
25. The applicant shall grant public and private street right-of-way utility easements
in conformance with the City's General Plan, Municipal Code, applicable specific
plans, and as required by the Public Works Director.
Property rinhts required of this development include:
A. State Route 1 1 1 - 86' half of a 172' right-of-way
CO"PPVZ413
RESOLUTION 96-72
CONDITIONS OF APPROVAL - FINAL
SPECIFIC PLAN 96-027
SEPTEMBER 17, 1996
B. Jefferson Street - 62' half right-of-way transitioning to 81' half right-of-
way on the southerly portion as required for dual left turn lanes and
dedicated right turn lane. The applicant may reduce the above right-of-
way widths by two feet by reconstructing the west side of the -existing
Jefferson Street median two feet easterly of the existing location.
Right-of-way grants shall include additional widths as necessary to
accommodate additional -width improvements shown on the approved
improvement plans.
26. The applicant shall grant any easements necessary for placement of and access
to utility lines and structures, drainage basins, mailbox clusters, park lands, and
common areas.
IMPROVEMENT PLANS
27. Improvement plans submitted to the City for plan checking shall be submitted
on 24" x 36" media. On-site plans shall be submitted in the categories of
"Grading, Paving and Drainage" and "Precise Grading and Plot Plan." Off-site
improvements shall be submitted in the categories of "Grading," "Streets &
Drainage," and "Landscaping." The "Precise Grading and Plot Plan" shall have
signature blocks for the Community Development Director and the Building
Official. All other plans shall have signature blocks for the Public Works
Director. Plans are not approved for construction until they are signed.
"Streets and Drainage" plans shall normally include signals, sidewalks, bike
paths, gates and entryways, and parking lots. If water and sewer plans are
included on the street and drainage plans, the plans shall have an additional
signature block for the Coachella Valley Water District (CVWD). The combined
plans shall be signed by CVWD prior to their submittal for the Public Works
Director's _signature.
"Landscaping" plans shall normally include landscape improvements, irrigation,
lighting, and perimeter walls.
Plans for improvements not listed above shall be in formats approved by the
Public Works Director.
28. The City may maintain standard plans, details and/or construction notes for
elements of construction. For a fee established by City resolution, the applicant
may acquire standard plan and/or detail sheets from the City.
conaM2413
RESOLUTION 96-72
CONDITIONS OF APPROVAL - FINAL
SPECIFIC PLAN 96-027
SEPTEMBER 17, 1996
29. When final plans are approved by the City, and prior to issuance of grading,
improvement or building permits, the applicant shall furnish accurate computer
files of the complete, approved off-site improvement plans on storage medial
and in a program format acceptable to the Public Works Director. At the
completion of construction and prior to final acceptance of improvements, the
applicant shall update the files to reflect as -constructed conditions including
approved revisions to the plans.
MOSITSA &11:1101 "LAICUM4
30. The applicant shall construct improvements and/or satisfy obligations, or enter
into a secured agreement to construct improvements and/or satisfy obligations
required by the City prior to issuance of a grading, improvement or building
permit. For secured agreements, security provided, and the release thereof,
shall conform with Chapter 13, LQMC.
Improvements to be made or agreed to shall include removal of any existing
structures or obstructions which are not part of the proposed improvements.
31. If improvements are secured, the applicant shall provide approved estimates of
improvement costs. Estimates shall comply with the schedule of unit costs
adopted by City resolution or ordinance. For items not listed in the City's
schedule, estimates shall meet the approval of the Public Works Director.
32. If the applicant desires to phase improvements and obligations required by the
conditions of approval and secure those phases separately, a phasing plan shall
be submitted to the Public Works Department for review and approval by the
Public Works Director.
The applicant shall complete required improvements and satisfy obligations as
set forth in -the approved phasing plan. Improvements and obligations required
of each phase shall be completed and satisfied prior to occupancy of permanent
buildings within the phase unless a construction sequencing plan for that phase
is approved by the Public Works Director.
33. The applicant shall pay cash or provide security in guarantee of cash payment
fnr 3pplirant's required share of improvements which have been or will be
constructed by others (participatory improvements).
This development is responsible for the following participatory improvements:
COYL4PMX 413
RESOLUTION 96-72
CONDITIONS OF APPROVAL - FINAL
SPECIFIC PLAN 96-027
SEPTEMBER 17, 1996
A. Underground installation of existing overhead utilities_.
B. Raised landscape median on S.R. 111, and
C. Traffic signal at Jefferson Street and Vista Grande. If traffic conditions
warrant installation of this signal prior to or with the opening of Phase 2
of this development, the City may require that the applicant construct
this signal.
The applicant's obligations for all or a portion of the participatory improvements
may, at the City's option, be satisfied by participation in a major thoroughfare
improvement program if this development becomes subject to such a program.
34. Graded, undeveloped land shall be maintained to prevent dust and blowsand
nuisances. The land shall be planted with interim landscaping or provided with
other wind and water erosion control measures approved by the Community
Development and Public Works Departments.
35. The applicant shall comply with the City's Flood Protection Ordinance.
36. The applicant shall conduct a thorough preliminary geological and soils
engineering investigation and shall submit the report of the investigation ("the
soils report") with the grading plan.
37. A grading plan, which may be combined with the on-site paving and drainage
plan, shall be prepared by a registered civil engineer and must meet the approval
of the Public Works Director prior to issuance of a grading permit. The grading
plan shall conform with the recommendations of the soils report and shall be
certified as adequate by a soils engineer or an engineering geologist.
38. Prior to construction of any building, the applicant shall provide a separate
document, bearing the seal and signature of a California registered civil engineer
or surveyor, that lists actual building pad elevations. The document shall list the
pad elevation approved on the grading plan, the as -built elevation, and the
difference between the two, if any.
00M, NIMBI
COYL4pM'413
RESOLUTION 96-72
CONDITIONS OF APPROVAL - FINAL
SPECIFIC PLAN 96-027
SEPTEMBER 17, 1996
39. The applicant shall provide channel lining along the south bank of the
Whitewater Storm Channel adjacent to the project site. The Channel lining shall
be designed and constructed in accordance with the requirements of the
Coachella Valley Water District and the Director of Public Works.
40. Stormwater falling on site during the peak 24-hour period of a 100 -year storm
shall be retained within the development unless drainage to the Whitewater
Storm Channel is approved by CVWD. The tributary drainage area shall extend
to the centerline of public streets adjacent to the development.
41. Nuisance water (and storm water if drainage to the Whitewater Channel is not
approved) shall be retained in retention basin(s) or other approved
retention/infiltration system(s). In design of retention facilities, the soil
percolation rate shall be considered to be zero unless the applicant provides
site-specific data that indicates otherwise.
42. If retention is in an open basin, a trickling sand filter and leachfield of a design
approved by the Public Works Director shall be installed to percolate nuisance
water. The sand filter and leach field shall be sized to percolate 22 gallons per
day per 1,000 square feet of drainage area.
43. Retention basin slopes shall not exceed 3:1 and depth shall not exceed six feet.
44. No fence or wall shall be constructed around retention basins except as
approved by the Community Development Director and the Public Works
Director.
45. Storm drainage historically received from adjoining property shall be received
and retained or passed through into the historic downstream drainage relief
route. - .
UTILITIES
46. All existing and proposed utilities within or adjacent to the proposed
development shall be installed underground. High-voltage power lines which the
power authority will not accept unrierground are exempt from this requirement.
47. In areas where hardscape surface improvements are planned, underground
COYL4lPPVZ413
RESOLUTION 96-72
CONDITIONS OF APPROVAL - FINAL
SPECIFIC PLAN 96-027
SEPTEMBER 17, 1996
utilities shall be installed prior to construction of surface improvements. The
applicant shall provide certified reports of utility trench compaction tests for
approval of the Public Works Director.
STREET AND TRAFFIC IMPROVEMENTS
48. The following minimum street improvements shall be constructed to conform
with the General Plan street type noted in parentheses:
A. Jefferson Street - Major Arterial:
1). Street Improvements - Forty-one feet of southbound travel
improvements (accommodating three 12 -foot travel lanes, a 5 -foot
bike lane) plus sidewalk. At the -south end, improvements shall
transition into 75 feet of southbound travel improvements to
accommodate two dedicated 11 -foot -wide left -turn lanes and one
dedicated 12 -foot -wide right -turn lane.
2). Traffic Signal at entrance opposite Vista Grande - Secure 100% of
the estimated cost of the improvement. The applicant is
responsible for the cost of the signal at the time warrants are met
for its installation and may be required to construct the signal prior
to or concurrently with construction of Phase 2 of the
development. The signal shall be interconnected and coordinated
with the signal on Jefferson Street at Highway 1 1 1.
During construction of Phase I improvements, the applicant shall
install underground conduit (Schedule 80 PVC with end caps), as
approved by the Director of Public Works, for future traffic signal
wiring. The applicant shall provide the City with an accurate
drawing of the conduit (as constructed) complete with reference
ties to permanent monuments or surface improvement features.
3). Traffic Signal at S.R. 1 1 1 - Construct modifications required due
to street improvements required of this development and bear the
full cost thereof. Improvements shall include left turn signals for
southbound and northbound traffic.
4). Reconstruct the north median island on Jefferson Street adjacent
to the site to provide a 125 -foot long left turn pocket for north-to-
RESOLUTION 96-72
CONDITIONS OF APPROVAL - FINAL
SPECIFIC PLAN 96-027
SEPTEMBER 17, 1996
west traffic, and a 50400t long left turn pocket for south -to -east
traffic.
B. State Route 111 - Major Arterial:
1). Street Improvements - Construct ultimate improvement on north
half of street as required by Caltrans. Median island construction
is a participatory improvement which may be constructed by
others.
2). Traffic Signal at West Entry Drive - Install signal prior to opening
any retail outlet in the Specific Plan area that generates sufficient
traffic to warrant installation. Applicant shall bear 100% of the
initial cost of the signal, but may seek up to 75% reimbursement
from nearby benefitting property owners subject to the City's
reimbursement policy.
Prior to final inspection and occupancy of any permanent building
within the development, the applicant shall provide to the City an
executed (by grantor) reciprocal access and easement agreement
allowing access to the. owner of the abutting property to the west
over the most westerly (signalized) driveway and over the
applicant's property to the abutting property to the west. The
location and language of the easement shall meet the approval of
the City Engineer and the City Attorney. The easement provisions
may include a requirement for the abutting property owner to
reimburse the applicant a pro -rata share of the commercially
reasonable' costs of construction and maintenance of the shared
access drive (including the signal) and the easement route. Such
provisions shall provide for arbitration of disputes regarding the
provisions of the agreement.
C. Site Access Improvements:
For Phase 1 construction as depicted in the revised Phase 1 Site Plan
received by the City on August 5, 1996, the applicant shall:
1). Construct the signalized intersection on S.R. 111 at the most
westerly access drive in Phase 2 and install connecting drives to
Phase 1 as approved by the Public Works Director, and
C'OYCAJ*'V A1J
RESOLUTION 96-72
CONDITIONS OF APPROVAL - FINAL
SPECIFIC PLAN 96-027
SEPTEMBER 17, 1996
2). Construct the full width of the most westerly right-in/right/out
drive on S.R. 111 and the full 26' -width of the north/south parking
aisle at that drive.
Bus turnouts, acceleration/deceleration lanes, and/or other features contained
in the approved construction plans may warrant additional street widths, raised
medians or other mitigation measures as determined by the Public Works
Director.
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 incidental work which will ensure
that newly constructed improvements are safely integrated with existing
improvements and conform with the City's standards and practices.
49. Access points and turning movements of traffic shall be restricted as follows:
A. State Route 111 - Two 30' -wide right-in/right-out drives centered
approximately 435' and 765' west of the centerline of Jefferson Street,
or as approved by the City Engineer. One 40' -wide full -access drive at
the signalized intersection centered opposite the north/south property line
on the south side of Hwy. 111 approximately 1,320' west of the
centerline of Jefferson Street.
B. Jefferson Street - One 30' right-in/right-out drive centered approximately
470' north of the centerline of S.R. 11 1, or as approved by the City
Engineer. One 40' full -access drive matching up with Vista Grande.
50. Improvements shall include all appurtenances such as traffic signs,
channelization markings and street name signs.
51. Street pavement sections shall be based on a Caltrans design for a 20 -year life
and shall consider soil strength and anticipated traffic loading (including site and
building construction traffic). The minimum pavement sections shall be as
follows:
Residential & Parking Areas 3.0" a.c./4.50" a.b.
Collector 4.0"/5.00"
c0n0MV413
RESOLUTION 96-72
CONDITIONS OF APPROVAL - FINAL
SPECIFIC PLAN 96-027
SEPTEMBER 17, 1996
Secondary Arterial 4.0"/6.00"
Primary Arterial 4.5"/6.00"
Major Arterial 5.5"/6.50"
The applicant shall submit mix designs for road base, Portland cement concrete
and asphalt concrete, including complete mix design lab results, for review and
approval by the City. Construction operations shall not be scheduled until mix
designs are approved.
52. The applicant shall provide landscape improvements in the perimeter setback
areas along Jefferson Street and S.R. 1 11.
53. Landscape and irrigation plans for landscaped lots, landscape setback areas,
medians, and retention basins shall be prepared by a licensed landscape architect.
Landscape and irrigation plans shall be approved by the Community Development
Department. Landscape and irrigation construction plans shall be submitted to
the Public Works Department for review and approval by the Public Works
Director. The plans are not approved for construction until they have been
approved and signed by the Public Works Director, the Coachella Valley Water
District, and the Riverside County Agricultural Commissioner.
54. Slopes shall not exceed 5:1 within public rights of way and 3:1 in landscape
areas outside the right of way.
55. . Landscape areas shall have permanent irrigation improvements meeting the
requirements of'the Public Works Director. Use of lawn shall be minimized with
no lawn or spray irrigation within 5 -feet of curbs along public streets.
56. The applicant shall ensure that landscaping plans and utility plans are coordinated
to provide visual screening of above -ground utility structures.
57. Parking lot shading as required by Municipal Code shall be provided. Number and
location of trees shown on submitted landscape plan does not constitute final
oppr-val. Plans showing r^mpliance with shading requirPments skull he
submitted prior to issuance of a building permit to verify compliance.
58. Landscape materials shall be maintained as planted in perpetuity. Any dead or
missing landscaping shall be replaced within 30 days.
cost PP11r.413
RESOLUTION 96-72
CONDITIONS OF APPROVAL - FINAL
SPECIFIC PLAN 96-027
SEPTEMBER 17, 1996
59. Landscaping within the shopping center (Phase 1 and Phase 2) shall be commonly
maintained under a single maintenance contract. Prior to issuance of a building
permit for Phase 2, a common area maintenance association or other similar body
shall be established to insure compliance with this requirement. Required
agreement or CC & R's shall be reviewed for this purpose by the Community
Development Department prior to issuance of a building permit.
60. Prior to issuances of any building permits, the applicant shall submit to the
Community Development Department for review and approval a plan (or plans)
showing the following:
A. Landscaping, including plant 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. All 36" box trees shall be a minimum of 4" in diameter as measured 12"
from grade.
D. All 24" box trees shall be a minimum of 2-1/2" to 3" in diameter as
measured 6" from grade.
E. The 36" box trees proposed along the north property line shall be 25' on
center.
F. The northeast corner landscaping shall not exceed 30" in height within the
line of sight.
61. Screening_ of parking lot surface shall be provided from all adjacent streets
through use of berming, landscaping and/or short decorative walls, except the
driveway view corridors.
QUALITY ASSURANCE
62. The applicant shall employ construction quality -assurance measures which meet
the approval of the Public Works Director.
63. The applicant shall employ or retain California registered civil engineers,
geotechnical engineers, or surveyors, as appropriate, who will provide, or have
cost aMW.4,i
RESOLUTION 96-72
CONDITIONS OF APPROVAL - FINAL
SPECIFIC PLAN 96-027
SEPTEMBER 17, 1996
their agents provide, sufficient supervision and verification of the construction to
be able to furnish and sign accurate record drawings.
64. Upon completion of construction, the applicant shall furnish the City reproducible
record drawings of all plans which were signed by the Public Works Director.
Each sheet of the drawings shall have the words "Record Drawings," "As -Built"
or "As -Constructed" clearly marked on each sheet and be stamped and signed by
the engineer or surveyor certifying to the accuracy of the drawings. The
applicant shall revise the improvement plan computer files previously submitted
to the City to reflect the as -constructed condition.
FEES AND DEPOSITS
65. The applicant shall pay all deposits and fees required by the City for plan
checking and construction inspection. Deposit and fee amounts shall be those
in effect when the applicant makes application for plan checking and permits.
FIRE MARSHAL
66. Provide or show there exists a water system capable of delivering 3000 gpm for
a 2 hour duration at 20 psi residual operating pressure which must be available
before any combustible material is placed on the job site. Fire flow is based on
type V-1 HR construction and building being equipped with automatic fire
sprinklers.
67. A combination of on-site and off-site Super fire hydrants, on a looped system (6"
x 4" x 2-1/2") will be located not less than 25' or more than 165' from any
portion of the buildings as measured along approved vehicular travel ways. The
required fire flow shall be available from any adjacent hydrants in the system.
68. Blue retro -reflective pavement markets shall be mounted on private streets, public
streets and driveways to indicate location of fire hydrants. Prior to installation,
placement of markers must be approved by the Riverside County Fire
Department.
69. Prior to the issuance of a building permit, applicant/developer shall furnish one
blue line copy of the %nater system plans to the Fire Department for review.
Plans shall conform to the fire hydrant types, location and spacing, and the
system shall meet the fire flow requirements. Plans must be signed by a
registered Civil Engineer and the local water company with the following
certification: "I certify that the design of the water system is in accordance with
the requirements prescribed by the Riverside County Fire Department".
COnAPAM-f-413
RESOLUTION 96-72
CONDITIONS OF APPROVAL - FINAL
SPECIFIC PLAN 96-027
SEPTEMBER 17, 1996
70. Install a complete fire sprinkler system per NFPA 13. The post indicator valve
and fire department connection shall be located to the front within 50' of a
hydrant, and a minimum of 25' from the building.
71. If the building is used for high piled/rack storage, the building construction and
fire sprinkler system must meet NFPA 231 C and Article 81 of the 1994 UFC.
72. Install a manual pull, smoke detection and voice evacuation fire alarm system as
required by the Uniform Building Code/Riverside County Fire Department and
National Fire Protection Association Standards 72.
73. Install panic hardware exit signs as per Chapter 10 of the Uniform Building Code.
74. Install portable fire extinguishers per NFPA, Pamphlet #10, but not less than
2A10BC in rating. Contact certified extinguisher company for proper placement
of equipment.
75. Install Knox Key Lock boxes, Models 4400, 3200 or 1300, mounted per
recommended standard of the Knox Company. Plans must be submitted to the
Fire Department for approval of mounting location/position and operating
standards. Special forms are available from this office for the ordering of the Key
Switch, this form must be authorized and signed by this office for the correctly
coded system to be purchased.
76. If the building/facility is protected with a fire alarm system or burglar alarm
system, the lock boxes will require "tamper" monitoring.
77. If the facility requires Hazardous Materials Reporting (Material Safety Data
sheets) the_ Knox Haz Mat Data and Key Storage Cabinet, Model 1220 or 1300
with tamper switches shall be used.
78. Final conditions will be addressed when building plans are reviewed. A plan
check fee must be paid to the Fire Department at the time building plans are
submitted.
All questions regarding the meaning of these conditions should be referred to the
Fire Department Planning and Engineering staff at (619) 863-8886.
C0ftAPP1ira1_7
RESOLUTION 96-72
CONDITIONS OF APPROVAL - FINAL
SPECIFIC PLAN 96-027
SEPTEMBER 17, 1996
79. Prior to' issuance of a building permit for Home Depot, the building elevations
shall be modified as follows:
A. All metal roll up doors and the overhead metal canopy over the loading dock
area shall be painted to match the adjacent building wall.
B. The color of the rib metal canopy within the outdoor garden center shall be
painted to match the adjacent walls.
C. The rear of all parapet walls and tower structures higher than 32 feet from
finished grade shall be painted the same color as the exterior of the building.
SIGNS
80. Prior to issuance of a sign permit, the sign plan shall be modified as follows:
A. The Jefferson Street monument sign shall be eight feet high and six feet in
length.
81. Prior to issuance of a building permit, the applicant shall submit a Transportation
Demand Management Plan (TDM Plan) to the Public Works and Community
Development Departments. The Plan shall address capital improvement and
operational standards as established in the City's TDM Ordinance. Any transit
related improvements required by the Sunline Transit Agency as a condition to
development will not constitute compliance with the plan submittal requirement.
82. An easement shall be granted to the City at the northwest 'intersection of
Highway 111 and Jefferson Street. Said easement shall be for the purpose of
installing the City "Entry Sign". Specific location and size of easement shall be
approved by the City and recorded prior to final occupancy of the Home Depot.
83. The Phase II site plan is a conceptual design only. The final site plan shall require
review and approval under a Site Development Permit by. the Planning
Commission per Section 9.210.010 of the Zoning Code.
84. Prior to issuance of a building permit the landscape area shall be increased along
Highway 111, specifically the entry corner, at the intersections of Highway 111
and Jefferson Street and at each of the entry driveways. Tree wells shall also be
included along the ADA walkway subject to approval by the Community
Development Director as illustrated in Exhibit A.
CQii PkWClJ
Resolution No. 147
Specific Plan 96-027/Home Depot
Adopted: November 2, 1999
Page 4
CITY COUNCIL RESOLUTION NO. 99-147
CONDITIONS OF APPROVAL
SPECIFIC PLAN 96-027, AMENDMENT #1
HOME DEPOT
NOVEMBER 2, 1999
TEXT AMENDMENT CHANGES
Prior to issuance of a Temporary Use Permit, the Specific Plan document shall be
revised as follows:
1. Section 3.20.1 - Add Item #3 statim: "Special events in the Home Depot
parking lot shall be limited to no more than 40 days per year with no single
event lasting longer than 10 days. Events may not utilize searchlights or
inflatable balloons, but may apply for laser displays and other similar devices
upon approval of a Temporary use Permit application. Outdoor lighting devices
used to promote a special event shall not be used after 10:00 P.m.,,
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