CC Resolution 1996-053^L RESOLUTION 96-53
A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF
LA QUINTA, CALIFORNIA, APPROVING AN AMENDMENT
TO A COMMERCIAL SPECIFIC PLAN TO THE ONE-ELEVEN
LA QUINTA CENTER TO ALLOW TWO ADDITIONAL
BUSINESSES WITH DRIVE THROUGH LANES.
CASE NO. SPECIFIC PLAN 89-014, AMENDMENT #2
WASHINGTON PLAZA ASSOCIATES
WHEREAS, the City Council of the City of La Quinta, California, did on
the 2nd day of July, 1 996, hold a duly noticed Public Hearing to consider the request
of Washington Plaza Associates One Eleven La Quinta Center) to allow an amendment
to a Specific Plan which allows a commercial shopping center on 60 + acres located
on a site bounded by Highway 111, Washington Street, White Water Storm Channel,
and Adams Street, more particularly described as:
A PORTION OF THE SOUTHEAST QUARTER OF SECTION 19, T55, R73,
SBBM AND A PORTION OF THE NORTHEAST QUARTER OF SECTION
30, T55, R7E, SBBM
WHEREAS, said Specific Plan Amendment 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 Specific Plan
Amendment:
1. This Amendment request is consistent with the General Plan in that the site is
designated as Mixed Regional Commercial with a non-residential overlay. This
Amendment request is for commercial uses which complies with the General
Plan designation.
2. Subject property is partially developed with a commercial shopping center which
is properly designed and will not create any conditions which are materially
detrimental to the public health, safety and general welfare in that each use will
be reviewed and approved by the Planning Commission under a conditional use
permit in compliance with the Zoning Code Section 9.210.020.
3. The subject property as well as the properties to the south, east and west are
zoned for commercial usage. As such commercial development of this site is
compatible with adjacent properties.
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^LResolution No.96-53
Paage 2
4. Because the property was originally granted a Specific Plan in 1 990, an
Amendment to it is an appropriate use of the property.
WHEREAS, the Planning Commission at its meeting of May 28, 1 996, did
at a duly-noticed Public Hearing, recommend approval by adoption of Planning
Commission Resolution 96-018;
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 Amendment #2 to Specific Plan 89-
014 to allow two additional businesses with drive through lanes for a total of
five, 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 2nd day of July, 1 996, by the following vote, to wit:
AYES: Council Members Adolph, Henderson, Perkins, Sniff, Mayor Holt
NOES: None
ABSENT: None
ABSTAIN: None
1
GLENDA L. HOLT, Mayor
City of La Quinta, California
A T ST:
AUNDRA L UHOLA, City Clerk
City of La Quinta, California
APPROVED AS TO FORM:
DA N C. HONEYWELL, City Attorney
City of La Quinta, California
resoc*. 158
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^L RESOLUTION 96-53 EXHIBIT A"
CONDITIONS OF APPROVAL RECOMMENDED
SPECIFIC PLAN 89-014, AMENDMENT #2
JULY 2, 1996
* Modified by Planning Commission February 27, 1 990
** Amended by City Council on April 17, 1990
* * * Deleted by City Council on April 1 7, 1 990
Added by City Council on April 17, 1990
+ Amended by City Council October 20, 1 992
+ + Amended by Planning Commission on May 28, 1996
+++ Added by Planning Commission on May28, 1996
GENERAL CONDITIONS OF APPROVAL
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 Community 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 Community Development
Department. Parking lot light standards shall be a maximum 42-feet in height
per Owners Participation Agreement).
3. Plan for adequate trash provisions for each phase as constructed shall be
approved by the Community 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 any 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/developer's expense.
6. Prior to the issuance of a building permit for construction of any building or use
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^LRESOLUTION 96-53 EXHIBIT A"
CONDITIONS OF APPROVAL RECOMMENDED
SPECIFIC PLAN 89-014, AMENDMENT #2
JULY 2, 1996
contemplated by this approval, the applicant shall obtain permits and/or
clearances from the following public agencies:
* City Fire Marshal
* Caltrans
* City of La Quinta Public Works Department
* Community Development Department
* Coachella Valley Water District
* Desert Sands Unified School District
* Imperial Irrigation District
Evidence of said permits or clearances from the above-mentioned agencies shall
be presented to the Building and Safety Department 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 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. 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
Community Development Department. All tree sizes shall be a
minimum of 24-inch box size and 2-1/2 inch caliper measured 24-
inches above root ball), and all Palm tress 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).
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^L RESOLUTION 96-53 EXHIBIT A"
CONDITIONS OF APPROVAL RECOMMENDED
SPECIFIC PLAN 89-014. AMENDMENT #2
JULYZ 1996
9. Screening of parking lot surface shall be provided from all adjacent streets
through use of berming, landscaping and/or short decorative walls.
1 0. Handicap access, facilities and parking shall be provided per State and local
requirements.
11. Prior to issuance of first building permit, a parking analysis shall be submitted
to the Community Development Department to verify compliance of parking
spaces provided based on Urban Land Institute Guidelines. Prior to each
subsequent phase being constructed 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.
1 2. The project may be constructed in phases. Plans showing exact phasing shall
be approved by the Community 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.
1 3. 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 30-feet from
future curb per the Owners Participation Agreement).
15. ++ Prior to any 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.
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^LRESOLUTION 96-63 EXHIBIT A"
CONDITIONS OF APPROVAL RECOMMENDED
SPECIFIC PLAN 88-014, AMENDMENT #2
JULYZ 1996
1 6. Construction shall comply with all local and State building code requirements as
determined by the Building and Safety Director,
1 7. 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.
1 8. A noise study shall be prepared by a qualified acoustical engineer to be
submitted to the Community 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 General 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.
1 9. Street dedications, bikeways, easements, improvements, landscaping with
permanent irrigation system and screening, etc., to the satisfaction of the City,
shall be provided by the 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 Community 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 he Community 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 Community
Development Director demonstrating compliance with all remaining Conditions
of Approval and mitigation measures of EA 89-150 and SP 89-014. The
Community Development Director may require inspection or other monitoring to
assure such compliance.
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^L RESOLUTION 96-53 EXHIBIT A"
CONDITIONS OF APPROVAL RECOMMENDED
SPECIFIC PLAN 89-014, AMENDMENT #2
JULYZ 1996
22. The 24-toot wide aisle next to satellite pads, that runs parallel to Highway 111,
shall be widened to 26-feet, with the aisle adjacent to the south side of the
main building narrowed from 30-feet to 28-feet.
23. The southerly access of the Washington Street service station to the main
driveway shall be relocated further to the east or otherwise modified to minimize
traffic movement, turning, and stacking conflicts to the satisfaction of the City.
As requested by the City IEngineer, 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 N" and A" in Phase I area shall be
redesigned to eliminate an intersection which crosses in front of pad N"
creates traffic confusion and hazards) to the satisfaction of the Public Works
and Community Development Departments.
25. In Phase 3 area, short parking aisles near Highway 111 perpendicular) shall be
revised to align with long aisles to the north to eliminate traffic movement
conflicts).
*26. All pad buildings in the project shall be designed with a unified architectural
theme utilizing matching exterior materials, colors, roofs, etc.
27. ++ All conditions of the Planning Commission/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:
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^LRESOLUTION 86-53 EXHIBIT A"
CONDITIONS OF APPROVAL RECOMMENDED
SPECIFIC PLAN 88-014, AMENDMENT #2
JULYZ 1896
a). Entry bulkhead shall have double diamond" concrete block
detail.
b). Right side of the entry to the east) shall have pilasters as
shown on the February 27, 1 990, elevations.
c). Bands shown at the top and midway point of the building
wall, are to be painted only without the double diamond"
detail with color to be dark brown.
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
Community Development Director.
29. ** Applicant/Developer shall work with the City to 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 the City.
30. Decorative screen wall shall be provided around the recycling center.
31. Variety in setbacks and siting shall occur in the development of the pads.
32. Walkway for pedestrian access from public sidewalk to the parking lot, shall be
provided at the 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 the Community Development and
Public Works 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
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^L RESOLUTION 96-53 EXHIBIT A"
CONDITIONS OF APPROVAL RECOMMENDED
SPECIFIC PLAN 89-014, AMENDMENT #2
JULYZ 1996
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 1 2 months at a time.
37. Temporary access from signalized Highway 111 access to Phase 1, shall be
paved as required by Public Works 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 features(s).
40. All compact spaces shall be clearly marked compact cars only".
41. Circulation of the aisle next to the pads in Phase 1 parallel to Washington Street
and Highway 111 shall be reviewed to eliminate all 90-degree and abrupt turns
to the satisfaction of the Community 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.
PUBLIC WORKS DEPARTMENT:
45. The applicant shall have a registered civil engineer prepare the grading plan. The
engineer who prepares the grading plan shall:
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^LRESOLUTiON 96-53 EXHIBIT A"
CONDITIONS OFAPPROVAL RECOMMENDED
SPECIFIC PLAN 89-014, AMENDMENT #2
JULYZ 1996
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.
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 11 568 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 Director of Public Works.
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
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^L RESOLUTION 86-53 EXHIBIT A"
CONDITIONS OF APPROVAL RECOMMENDED
SPECIFIC PLAN 89-014, AMENDMENT #2
JULYZ 1996
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
east side 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 WashingtonlHighway 111
intersection as needed.
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
Director of Public Works to compliment the filture 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
Director of Public Works.
2.) The City will allow a fi*H four way turn access at Washington Street at the northerly
boundary of the site near the bridge, provided all traffic safety concerns of the
Director of Public Works are adequately addressed, and subject to any required
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^LRESOLUTION 96-53 EXHIBIT A"
CONDITIONS OF APPROVAL RECOMMENDED
SPECIFIC PLAN 89-014, AMENDMENT #2
JULYZ 1996
approvals from Riverside County or other applicable agencies. Tntersection
improvements including signals shall be installed by applicant as required based on
traffic loads, as determined by the Director of Public Works, 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 Director
of Public Works and Caltrans where appropriate.
B. Washington Street: From Highway 111 to the White water Channel bridge: half-
width General Plan street improvements and appurtenant conforms and amenities
including an 8-foot wide sidewalk, plus additional turing 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 * 11 to northerly most driveway: 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 I
movements on Adams Street south of Highway Ill per Owners Participation
Agreement).
56. Applicant shall accept responsibility for preparation of street plans at locations determined
by the Director of Public Works.
57. Deleted per Owners Participation Agreement).
58. The City reserves the right to add additional public facilities as needed to the Mello-Roos
District being formed to *nd the public facilities in the project area. The has no fiscal
responsibility for improvements added to the District by the City that are not a Condition
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^L
RESOLUTION 96-53 EXHIBIT A"
CONDITIONS OF APPROVAL RECOMMENDED
SPECIFIC PLAN 89-014, AMENDMENT #2
JULYZ 1996
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 the
applicant shall pay 7.25% of the cost to design and construct the Washington Street
bridge expansion across the White water Channel.
60. Deleted per Owners Participation Agreement).
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. Deleted per Owners Participation Agreement).
63. The applicant shall relocate all existing overhead utility lines that are adjacent to the site on
the development' side of the street centerline, 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 White Water Channel in a manner
that the ingress to the docks occurs only from Adams Street and egress occurs only at
Washington Street.
65. Trash dumpsters located 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 Community 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 Director of Public Work's requirements. The width of the landscaped
easement/setback areas shall be as follows:
A. Washington Street
B. Highwaylll
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^LRESOLUTION 96-53 EXHIBIT A"
CONDITIONS OF APPROVAL RECOMMENDED
SPECIFIC PLAN 89-014, AMENDMENT #2
JULYZ 1996
Adams Street 34-feet 50-feet 10-feet.
The applicant, through C.C.& R.'s placed on future property owners located in the
development, shall implement a method to flind and administer maintenance of the landscaped
setback area and contiguous parkways.
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 flinded 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 *er 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 of
Highway 111.
70.****All roof and wall mounted mechanical type equipment shall be installed or screened with
architecturally compatible materials so as not to be visible from surrounding properties and
streets to the satisfaction of the Community 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+ Drive through facilities shall be developed as follows:
++ A. Not more than five drive through facilities shall be permitted within the specific plan.
B. All drive through facilities shall be screened 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 in a manner satisfactory to
the Community Development Director.
C. Conditional Use Permit applications shall be processed for each drive through
facility.
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