CC Resolution 1997-009^"O RESOLUTION 97-09
A RESOLUTION OF THE CITY COUNCIL OF THE
CITY OF LA QUINTA, CALIFORNIA,
RECOMMENDING APPROVAL OF SITE
DEVELOPMENT PERMIT 96-590, TO ALLOW
DEVELOPMENT OF A 81,110 SQUARE FOOT
MIXED-USE COMMERCIAL DEVELOPMENT ON
10.29 GROSS ACRES
SITE DEVELOPMENT PERMIT 96-590
LAPIS ENERGY ORGANIZATION, INC.
WHEREAS, the Planning Commission of the City of La Quinta,
California, did on the 12th day of November, 1996, hold a duly noticed Public
Hearing to consider Site Development Permit 96-590, for approval of an 81,110
square foot commercial project on 10.29 gross acres; and,
WHEREAS, at said Public Hearing, the Planning Commission did take
action to continue consideration of the referenced application to a regular meeting
of January 1 4th, 1997; and,
WHEREAS, the Planning Commission of the City of La Quinta,
California, did on the 1 4th day of January, 1 997, did take action to recommend to
the City Council approval of Site Development Permit 96-590; and,
WHEREAS, the City Council of the City of La Quinta, California, did on
the 4th day of February, 1 996, conduct a continued Public Hearing, which was duly
noticed for a regular meeting of November 1 9th, 1 996 and subsequently continued
to January21 * 1997 and February 4th, 1997, to consider said Planning
Commission recommendation for Site Development Permit 96-590; and,
WHEREAS, said application has complied with the requiremen** of
The Rules to Implement the California Environmental Quality Act of 1 970" as
amended; Resolution 83-68 adopted by the La Quinta City Council) in that the
Community Development Department has prepared an Initial Study EA 96-328),
and 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 Site Development
Permit:
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^"O1. The proposed Site Development Permit is consistent with the La Guinta
General Plan, in that the project proposes uses similar to those already
assessed under ultimate development of the La Quinta General Plan, and
which were addressed in the EIR previously certified for the General Plan.
2. The proposed Site Development Permit land uses are consistent with the
Zoning Code, in that these uses have been identified as permitted, subject to
conditions on operation of those uses being applied. Approval of the
Conditional Use Permit, in conjunction with this Site Development Permit and
related applications, will assure this through regulation of these uses as
dictated by the Zoning Code. The surrounding properties are also zoned CR
and CP; development of these properties will incorporate similar compatible
commercial uses.
3. The requirements of CEQA have been complied with, in that an Initial Study
was prepared EA 96-328), which concluded that no significant impacts from
implementation of the Site Development Permit and related applications will
occur, with incorporation of mitigation as identified in the Initial Study. The
applicant has agreed to implement the necessary mitigation prior to site
development activities in concurrence with project conditions relating to this.
4. The architectural design aspects of the project are compatible with the type
and quality of design prevalent in the City as well as with development on
surrounding properties, based on the architectural theme, materials, colors
and treatments to be incorporated into the overall project design.
5. The overall site design of the project is compatible with the type and quality
of design prevalent in the City. On-site circulation layouts, access provisions
and parking are in substantial compliance with all applicable development and
design standards enforced by the City. Additional access through the site to
adjacent property has also been incorporated with the project design.
6. The proposed preliminary landscape concept for the project has been
designed to provide visual relief, complement buildings and emphasize
prominent design elements in achieving the concepts for Image Corridors, as
outlined in Policies 3-4.1.2 and 3-4.1.4 of the General Plan, given the
extensive setback areas required for Highway 111 and Dune Palms Road.
Project landscaping also serves to screen undesirable views of parking areas,
and incorporates materials which overcome design limitations in these
landscape setback areas due to their use for stormwater retention.
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^"O City Council Resolution 97-
NOW, THEREFORE, BE IT RESOLVED by the City Council of the City
of La Quinta, California as follows:
1. That the recitations are true and correct and constitute the findings of the
City Council regarding this Site Development Permit.
2. That it does hereby grant approval of Site Development Permit 96-590, for
the reasons set forth in this Resolution and subject to approval conditions,
attached hereto, as Exhibit A" 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 41h day of February, 1 997, 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
AT ST:
**AUNDRA L JUHOLA, City Clerk
City of La Quinta, California
AS TO FORM:
DAWN HONEYWELL, City'Attorney
City of La Quinta, California
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^"O RESOLUTION 97-09 EXHIBIT A"
CONDITIONS OF APPROVAL FINAL
SITE DEVELOPMENT PERMIT 96-590 LAPIS ENERGY ORGANIZATION, INC.
FEBRUARY 4, 1997
GENERAL CONDITIONS OF APPROVAL
1. Site Development Permit 96-590 SDP 96-590) shall be developed in compliance
with these conditions and all approved site plan, elevation, color, materials and
other approved exhibits submitted for this application. In the event of any
conflicts between these conditions and the provisions of SDP 96-590, the
conditions shall take precedence.
2. 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 property(ies) to which they apply i.e., Assessor's Parcel Number
649-030-014).
3. SDP 96-590 shall comply with all applicable conditions and/or mitigation
measures for the following related approvals:
* Environmental Assessment 96-328
* Specific Plan 96-028
* Conditional Use Permit 96-029
* Tentative Parcel Map 28422
In the event of any conflict(s) between approval conditions and/or provisions of
these approvals, the Community Development Director shall determine
precedence.
4. This approval shall expire one year after it's effective date, as determined
pursuant to Section 9.200.060.C of the Zoning Code, unless extended pursuant
to the provisions of Section 9.200.080. The validity of other related applications,
as identified in Condition #3, shall not be a consideration in determining
extension provisions.
5. Prior to the issuance of any grading or building permit contemplated by this
approval, the applicant shall obtain permits and/or clearances from the following
public agencies:
* Fire Marshal
Building and Safety Department
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* Public Works Department Grading Permit, lmprovement/Encroachment
Permits)
* Community Development Department
* Riverside County Environmental Health Department
* Desert Sands Unified School District
* Coachella Valley Water District
* Southern California Gas Company
* Imperial Irrigation District
* California Regional Water Quality Control Board NPDES Permit)
* Sunline Transit
* Waste Management of the Desert
The applicant is responsible for any requirements of these permits or clearances
from those jurisdictions. If the requirements include approval of improvement
plans, the 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.
6. A plan for the provision of refuse storage and recycling locations and facilities
shall be submitted to the Community Development Department for
review/approval prior to any Certificate of Occupancy. Said plan shall prepared
in accordance with City standards as set forth in Section 9.100.200 of the
Zoning Code, and submitted with a written clearance from Waste Management
of the Desert as to locations and design detail provisions.
7. Handicap access and facilities shall be provided in accordance with Federal
ADA), State and local requirements. Handicap accessible parking shall generally
conform with the approved exhibits for SDP 96-590.
8. Any deviation from setbacks requirements of the CR and CP zoning districts shall
be in conformance with those approved as part of Specific Plan 96-028.
9. All aspects of this project plan preparation, all construction phases, operations,
etc.) shall be subject to and comply with the adopted Mitigation Monitoring
Program and Negative Declaration EA 96-328), as certified by the La Quinta City
Council.
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1 0. All parking area civil plans and improvements shall be developed in accordance
with the standards set forth in applicable portions of Section 9.150.080 of the
Zoning Code.
11. All applicable conditions of approval for SDP 96-590 shall be incorporated into
the revised text for Specific Plan 96-028 in the appropriate sections. The revised
document shall be submitted to the Community Development Department for
compliance review at the time of initial building permit submittal.
PROPERTY RIGHTS
1 2. Applicant/Developer shall comply with the terms and conditions as stipulated in
the temporary construction access agreement and reimbursement agreement
entered into with the City.
1 3. If the applicant proposes vacation or abandonment of any existing rights-of-way
or access easements which will diminish access rights to any properties owned
by others, the applicant shall provide approved alternate rights-of-way or access
easements to those properties.
1 4. Prior to approval of a final map, grading plan, or issuance of a grading permit, the
applicant shall furnish proof of temporary or permanent easements or written
permission, as appropriate, from owners of any abutting properties on which any
grading, retaining wall construction, permanent slopes or other encroachments
are to occur.
1 5. The applicant shall dedicate public and private street right of way and utility
easements in conformance with the City's General Plan, Municipal Code,
applicable specific plans, and as required by the City Engineer.
Property rights required of this development include:
A. State Route 111 86' half of a 172' right of way
B. Dune Palms Road 55' half of 110' right of way
Right of way grants shall include additional widths as necessary to accommodate
additional-width improvements shown on the approved improvement plans.
If the City Engineer determines that public access rights to proposed street rights
of way shown on the tentative map are necessary prior to approval of final maps
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dedicating the rights of way, the applicant shall grant temporary public access
easements to those areas within 60 days of written request by the City.
1 6. The applicant shall dedicate or grant an access easement over the most southerly
driveway off of Dune Palms Road to the owner of the abutting property to the
south. The applicant may propose easement language requiring a reciprocal
easement and participation in maintenance costs from the abutting property
owner.
1 7. The applicant shall dedicate or grant an access easement to provide an access
route from the center driveway on Dune Palms Road to the property to the east.
The applicant may propose easement language requiring the owner of the
property to the east to construct drive improvements not constructed by the
applicant and to participate in the cost of construction and maintenance of the
shared portion of the access drive. Width of this easement shall be a minimum
of 41 feet, with design/improvements to be determined by the City Engineer.
1 8. The applicant shall create perimeter setbacks, of minimum width as noted,
adjacent to the following street rights of way:
A. State Route 111 50'
B. Dune Palms Road 20'
Minimum widths may be used as average widths if meandering wall designs are
approved, and as identified in SP 96-028.
If public sidewalks are constructed in the setback areas, the applicant shall
dedicate blanket sidewalk easements over the setbacks.
1 9. The applicant shall dedicate any easements necessary, including placement of
and access to utility lines and structures, drainage basins, mailbox clusters, park
lands, and common areas.
20. The applicant shall cause no easements to be granted or recorded over any
portion of this property between the date of approval by the City Council and the
date of recording of any final map(s) covering the same portion of the property
unless such easements are approved by the Public Works Director.
IMPROVEMENT PLANS
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21. 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 City Engineer. 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 City Engineer'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 City
Engineer.
22. 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.
IMPROVEMENT AGREEMENT
23. 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.
Estimates for utilities and other improvements under the jurisdiction of outside
agencies shall be approved by those agencies. Security is not required for
telephone, gas, or television cable improvements. However, tract improvements
shall not be agendized for final acceptance until the City receives confirmation
from the telephone authority that the applicant has met all requirements for
telephone service to lots within the development.
24. 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.
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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.
25. The applicant shall pay cash or provide security in guarantee of cash payment for
applicant's required share of improvements which have been or will be
constructed by others participatory improvements).
Participatory improvements for this development include:
A. Underground installation of existing overhead utilities.
B. Ultimate improvements to the applicant's side of S.R. 111 including half of
a raised landscape median if Caltrans will not allow the widening
concurrently with construction of this development).
C. A raised landscape median on Dune Palms Road.
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.
GRADING
26. Prior to any site disturbance being permitted, the applicant/developer shall submit
and receive approval of a Fugitive Dust Control Plan FDCP), in accordance with
Chapter 6.1 6, LQMC. In accordance with said Chapter, the applicant shall
furnish security, in a form acceptable to the City, in an amount sufficient to
guarantee compliance with the provisions of the permit. The plan shall define all
areas proposed for development and indicate time lines for any project phasing,
and shall establish standards for comprehensive control of airborne dust due to
development activities on site. Phased projects must prepare a plan that
addresses control measures over the entire buildout of the project, such as for
disturbed lands pending future development.
27. The applicant shall comply with the City's Flood Protection Ordinance.
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28. 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.
29. 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 City Engineer 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.
30. Prior to issuance of building permits, 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, in
tabular form, the pad elevations approved on the grading plan, the as-built
elevation, and the difference between the two, if any.
DRAINAGE
31. Stormwater falling on site during the peak 24-hour period of a 100-year storm
shall be retained within the development. The tributary drainage area shall
extend to the centerline of public streets adjacent to the development.
32. Nuisance water and storm water 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.
33. If retention is in an open basin, a trickling sand filter and leachfield of a design
approved by the City Engineer 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.
34. Retention basin slopes shall not exceed 3:1 and depth shall not exceed six feet.
35. No fence or wall shall be constructed around retention basins except as approved
by the Community Development Director and the City Engineer.
36. The development shall be graded to permit storm flow in excess of retention
capacity to flow out of the development through a designated overflow outlet
and into the historic drainage relief route.
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37. Storm drainage historically received from adjoining property shall be received and
retained or passed through into the historic downstream drainage relief route.
UTILITIES
38. Prior to approval of any final map, issuance of a certificate of compliance for a
waived final map, or construction of associated common drainage improvements,
the applicant/developer shall obtain permission from Desert Sands Unified School
District for drainage of stormwater from this property to retention facilities on
that agency's property.
39. If stormwater retention in the area proposed for recreational vehicle parking is
permitted by the City, the retention depth shall not exceed eight 8) inches.
40. 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 underground are exempt from this requirement.
41. In areas where hardscape surface improvements are planned, underground
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
42. The following minimum street improvements shall be constructed to conform
with the General Plan street type noted in parentheses:
A. State Route 111 Major Arterial:
1) Street Improvements Construct ultimate improvement on applicant's
half of street as required by Caltrans. This work shall include a raised
landscape median and six-foot-wide sidewalk. If Caltrans requires that
all or a portion of the improvements be delayed until a later date, the
applicant shall secure this obligation as a participatory improvement.
2) Traffic Signal at S.R. 111 and Dune Palms relocate maSt arm and
pole to the ultimate location for fully-improved street conditions. It is
anticipated that this work will require new pole and mast arm
equipment. Make other
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modifications to signal as necessary to accommodate street
improvements constructed with this development.
B. Dune Palms Road Primary Arterial:
1) Construct ultimate improvement on applicant's side of street including
a six-foot-wide sidewalk. The applicant's half of the raised landscape
median is a participatory improvement which will be constructed by
others.
Bus turnouts, acceleration/deceleration lanes, and/or other features contained in
the approved construction plans may warrant additional street widths or other
measures as determined by the City Engineer.
The City Engineer 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.
43. Access points and turning movements of traffic shall be restricted as follows:
A. State Route 111 One 28' wide right-in/right-out drive at the east boundary
of this development. The applicant/developer shall grant a reciprocal access
easement to allow the easterly property access to this driveway. Any
modifications necessary and directly related to achieving a shared access
situation shall be reviewed by City staff for compliance with applicable
conditions and City standards. Upon development of the east property, this
driveway shall be relocated to provide 50% coverage on each property, and
be done as part of the east property's improvement requirements."
B. Dune Palms Road Three access drives as follows:
1) One 30' right-in/right-out drive centered approximately 360' south of
the centerline of S.R. 111 right of way.
2) One 30' right-in/right-out/left-in drive centered approximately 620'
south of the centerline of S.R. 111.
3) One 40' full-access reciprocal access drive at the south end of the
development which shall straddle the boundary line with the property
to the south.
44. Improvements shall include all appurtenances such as traffic signs, channelization
markings, raised medians if required, street name signs, and sidewalks.
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45. 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"
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.
46 The applicant shall provide transit amenities as required by Sunline Transit and/or
the City Engineer. A minimum of five 5) bicycle spaces shall be provided for the
pizza restaurant use at Parcel 1 convenience mart/service station), as required
under Section 9.1 50.060.D.3 of the Zoning Code. Location of these spaces shall
be reviewed, along with other required revisions, as part of grading plan
submittal.
47. The applicant shall provide landscape improvements in the perimeter setback
areas along Dune Palms Road and S.R. 111.
48. Landscape and irrigation plans for landscaped lots, landscape setback areas,
medians, common retention basins, and park facilities shall be prepared by a
licensed landscape architect.
Revised landscape and irrigation plans shall be approved by the Planning
Commission 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.
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49. Slopes shall not exceed 5:1 within public rights-of-way and 3:1 in landscape
areas outside the right-of-way.
50. 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.
51. Unless otherwise approved by the Public Works Director, common basins and
park areas shall be designed with a turf grass surface which can be mowed with
standard tractor-mounted equipment.
52. The applicant shall ensure that landscaping plans and utility plans are coordinated
to provide visual screening of above-ground utility structures.
53. Prior to any building permit issuance, the applicant shall submit to the Community
Development Department revised final landscape plans for the overall project
area, based on the revised preliminary planting and shading plans submitted with
this application. Final review and approval of the plan shall be under the authority
of the Planning Commission as a Business Item on their agenda. The
number/locations of trees shown does not constitute a final approval. The plans
shall address the following:
A. 1 5 year canopy coverage as required for the parking areas, to adequately
demonstrate a minimum 50% area shade coverage as well as a minimum
5% of net project area for parking area landscaping not to include perimeter
planter areas). Any revised landscape materials substituted to achieve this
standard shall be so noted on the plans. Parking area landscaping/shading
shall be provided as required under Section 9.150.080.M. Some parking
spaces shall be eliminated to allow additional planter areas to be established
in the central portions of parking areas to provide additional shade cover, as
well as to facilitate circulation revisions as required by this approval see
Condition 80). Appropriate shade tree species shall be incorporated.
B. Additional placement of California Pepper trees, specifically within the
landscape setback areas along Highway 111 and Dune Palms Road. The
plans shall illustrate a higher landscape density screening) at the
intersection, with decreasing intensity away from the intersection.
C. Location and design details for any walls, berming, planting screens, etc.,
as necessary to achieve parking area screening from all adjacent streets, as
required by Section 9.150.080.L.
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D. Interim landscaping or other proposed treatment for the 41-foot wide east-
west access easement between Parcels 2 and 3, to be maintained until such
time as development on the easterly property occurs.
54. Landscaping within the overall project area shall be commonly maintained under
a single maintenance contract. Prior to issuance of a building permit, an
appropriate maintenance mechanism shall be established to assure compliance
with this requirement. Documentation necessary to meet this requirement shall
be submitted for review and acceptance by the Community Development
Department. Said documentation must include that landscape materials shall be
maintained as planted in perpetuity, and that dead, dying or otherwise missing
landscape improvements shall be replaced, replanted or provided within 30
calendar days.
QUALITY ASSURANCE
55. The applicant shall employ construction quality-assurance measures which meet
the approval of the Public Works Director.
56. The applicant shall employ or retain California registered civil engineers,
geotechnical engineers, or surveyors, as appropriate, who will provide, or have
their agents provide, sufficient supervision and verification of the construction to
be able to furnish and sign accurate record drawings.
57. 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 AutoCad plan files previously submitted to the City to
reflect the as-constructed condition.
MAINTENANCE
58. The applicant shall make provisions for continuous maintenance of drainage,
landscaping and on-site street improvements.
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FEES AND DEPOSITS
59. 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.
60. 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.
61. Provisions shall be made to comply with the terms and requirements of the City's
adopted Art in Public Places program in effect at the time of issuance of building
permits.
62. Mitigation fees in the amount of $600.00 per acre shall be paid to the Coachella
Valley Fringe Toed Lizard Habitat Conservation Program prior to any land
disturbance or grading permits being issued for the site.
63. Two checks made out to the County of Riverside in the amounts of $1,250.00
and $78.00 for the project's environmental assessment Negative Declaration)
shall be submitted to the Community Development Department within 24-hours
after review of the project by the City Council.
FIRE DEPARTMENT
64. Provide or show there exists a water system capable of delivering 2,500 gpm for
a 2-hour duration at 20 psi residual operating pressure, which must be available
prior to any combustible material being placed on the job site.
65. A combination on and off-site Super fire hydrants 6" X 4" X 21/2" X 2Y2") will
be located not less than 25-feet or more than 1 65-feet from any portion of the
buildings as measured along approved vehicular travel ways. Minimum fire flow
will be 1 000 g.p.m. for a 2-hour duration at 20 psi.
66. Blue reflective pavement markers 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.
67. Prior to issuance of a building permit, applicantldeveloper shall furnish one
blueline copy of the water system plans to the Fire Department for review and
approval. Plans will conform to the fire hydrant types, location and spacing, and
the system will meet the fire flow requirements. Plans will be approved and
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
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accordance with the requirements prescribed by the Riverside County Fire
Department."
68. Buildings 5,000 square feet or larger shall be equipped with a complete fire
sprinkler system per NFPA 1 3. The post indicator valve and tire connection shall
be located to the front within 50 feet of a hydrant, and a minimum of 25 feet
from the building.
69. System plans must be submitted to the Fire Department for review, along with
a plan check inspection fee. The approved plans, with Fire Department job card,
must be at the job site for all inspections.
70. Install a supervised water flow fire alarm system as required by the
UBC/Riverside County Fire Department and NFPA Standard 72.
71. Applicant/developer shall be responsible for obtaining under ground/above ground
tank permits from both the County Health and Fire Departments.
72. Install portable fire extinguishers per NFPA, Pamphlet #10, but not less than
2A1 OBC in rating. Contact a certified extinguisher company for proper placement
of equipment.
73. Install a Hood/Duct automatic fire extinguishing system. System plans must be
submitted, along with a plan check/inspection fee, to the Fire Department for
review.
74. 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.
75. Specific fire protection requirements for each occupancy will be determined when
final building plans are submitted for review. Final conditions will be addressed
when building plans are submitted. A plan check fee must be paid to the Fire
Department at the time building plans are submitted.
CULTURAL RESOURCES
76. Prior to issuance of a grading permit or any earth disturbance, the applicant shall
have prepared and obtained approval from the Community Development
Department for a Phase Ill archaeological mitigation program for CA-RIV-5832.
The program shall be prepared by a qualified archaeologist, and shall include
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provisions for strictly controlled archaeological monitoring and data recovery,
including research and field methods, lab analysis methodology, Native American
consultation and monitoring, curation procedures, report preparation and
disposition of artifacts and records. The final report shall be submitted to the
Community Development Department.
MISCELLANEOUS
77. The applicant shall submit a final, detailed project area lighting plan, based on the
preliminary lighting plan reviewed with this application. All pole-mounted light
standards shall be limited to 25 feet in height; coverage provided shall be
demonstrated to adequately light the project area with minimal light wash on
surrounding property. All lighting provisions shall be consistent with the Outdoor
Lighting standards in Section 9.100.150. Said lighting plan shall be approved
prior to issuance of the first building permit.
78. A comprehensive sign program shall be submitted for review and approval by the
Planning Commission prior to establishment of any permanent signs for the
project. Provisions of the sign program shall be in compliance with applicable
sections of Chapter 9.160 of the Zoning Code. Temporary signs may be
established as deemed appropriate, pursuant to said Chapter, prior to approval
of a sign program.
79. All roof-mounted mechanical equipment must be screened and installed using
compatible architectural materials and treatments, in a manner so as not to be
visible from surrounding properties and streets. Working drawings showing all
such equipment and locations shall be submitted to the Building and Safety
Department along with construction plan submittal for building permits. Method
and design of screening must be approved by the Community Development
Department prior to any issuance of building permits related to structures
requiring such screening.
80. The applicant shall redesign the on-site landscaping in the parking areas for
Parcels 1 and 2 to create a better sense of traffic flow and accommodate
pedestrian circulation, and to eliminate or reduce oversized and undefined paved
areas. The applicant shall work with the Community Development Department
to achieve such redesign, consistent with Section 9.150.080.D of the Zoning
Code.
81. Establishment or conversion of any use authorized under this approval shall not
occur unless the appropriate applications, as deemed required by the Community
Development Department, have been filed for review and approval.
82. Applicant/Developer shall submit design details for the access gates proposed for
the self-storage warehouse use at the time of submittal for a building permit.
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Clearances shall be obtained from the Riverside County Fire Department and
Public Works Department.
83. The following architectural revisions shall be made, subject to verification and
approval of the Community Development Department, prior to obtaining a
construction permit for any related use:
* Wainscots proposed for all building areas shall be split face block.
* Additional architectural embellishment shall be provided along the north
building elevation of the mini-mart and the rear storage and retail wall areas
along the east property line and along the access easement.
* The pitched roof treatment shown for the storage unit buildings on Parcel
3 shall be applied to the southwest corner storage building section, and
extended to the west end of the northern storage building.
* Elevation sheet A-i 0 shall show the height of the manager/office building
at 23 feet. Site plan sheet A-9 shall reflect the elimination of a portion of
the northeast storage building area, consistent with sheet A-i. All similar
inconsistencies shall be resolved, in writing, prior to any CDD staff review
for building permit issuances.
* All trellises proposed shall be constructed in steel, painted to match the trim
colors as approved for the overall project.
* The retail building at the south boundary of Parcel 2 shall be relocated 10
feet to the east in order to provide additional landscaped area on the west
side of said building and facilitate pedestrian hardscape improvements
associated with Parcel 2.
84. Relocation/abandonment of the CNG island associated with Parcel 1 convenience
mart/service station) in order to relocate CNG facilities to that parcel's main pump
islands shall not require amendment of this permit or the approvals granted under
Specific Plan 96-028 or Conditional Use Permit 96-029. Relocation or other
modification to fueling facilities shall be subject to review as required by the Fire
Marshal, and by the Community Development Department for method of
addressing the abandoned space through the minor use permit or equivalent
process in effect at the time.
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