CC Resolution 1999-039d_Y RESOLUTION NO.99-39
A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF
LA QUINTA, CALIFORNIA, APPROVING SPECIFIC PLAN 98-
033, A PROPOSED COMMERCIAL DEVELOPMENT ON
6.01 + ACRES AT THE NORTHEAST CORNER OF ADAMS
STREET AND HIGHWAY 111.
CASE NO.: SPECIFIC PLAN 98-033
APPLICANT: MAINIERO, SMITH & ASSOCIATES/RAY TROLL
WHEREAS, the City Council of the City of La Quinta, California, did on
the 2nd day of March, 1 999, hold a duly noticed Public Hearing to consider the
request of Mainiero, Smith & Associates/Ray Troll for a Specific Plan to allow a hotel
and two restaurants, located at the northeast corner of Adams Street and Highway
111, and more particularly described as:
ASSESSOR'S PARCEL NUMBER 649-020-029; A PORTION
OF THE SOUTHWEST QUARTER OF THE NORTHWEST
QUARTER OF SECTION 29, T55, R7E, SBBM, IN
RIVERSIDE COUNTY
WHEREAS, the Planning Commission of the City of La Quinta, California,
did on the 23rd day of February, 1 999, hold a duly noticed Public Hearing for Specific
Plan 98-033, and recommended approval under Resolution 99-020; and
WHEREAS, the project has complied with the requirements of The Rules
to Implement the California Environmental Quality Act of 1 970" as amended,
Resolution 83-63, in that the Community Development Director has conducted an
Initial Study Environmental Assessment 98-373) and determined that the proposed
project could have an adverse impact on the environment. However, there would not
be a significant effect in this case, because appropriate mitigation measures were
made a part of the Conditions of Approval for Specific Plan 98-033, and a Mitigated
Negative Declaration of Environmental Impact will be filed.
WHEREAS, at said Public Hearing, upon hearing and considering all
testimony and arguments, if any, of all interested persons wanting to be heard, said
City Council did make the following mandatory findings of approval for said Specific
Plan 98-033:
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d_YResolution No. 99-39
Specific Plan 98-033
March 2 1999
Page 2
Finding Number 1 Consistency with General Plan/Zoning Code
The proposed Specific Plan is consistent with the goals and policies of the La Quinta
General Plan, and the Land Use Map for the General Plan and supports the
development of regional commercial uses along the Highway 111 corridor, as
conditioned. The proposal also furthers the goals and objectives of the Circulation
Element, insofar as it makes mandated improvements to Adams Street and Highway
111.
The proposed Specific Plan is compatible with the City's zoning ordinance in that it
supports the development of commercial uses in the Regional Commercial district.
Conditions are recommended to insure compliance with City Code requirements.
Finding Number 2 Compliance with the California Environmental Quality Act
A Mitigated Negative Declaration of Environmental Impact has been prepared by the
Community Development Department as required by the California Environmental
Quality Act statutes. The assessment concludes that the project will not significantly
affect the environment, provided Mitigation Monitoring is completed EA 98-373). In
this case, project mitigation includes limited access on Highway 111, the provision of
an archaeological monitor during site grading, and the preparation of biological
resources analysis prior to Development Review Permit approval.
Finding Number 3 Site Design
The project is compatible with the City's standards and existing surrounding
development. Conditions of Approval have been included to ensure compliance with
the City's standards. Each of the phases of the proposed Specific Plan will be required
to submit Site Development Permit applications prior to development of the site.
The proposed Specific Plan mandates the continued development of the Highway 111
Design Guidelines, and allows for the parkway landscaping of Adams Street.
Finding Number 4 Site Improvements
The proposed Specific Plan requires the improvement, to their respective full half-
widths, of Adams Street and Highway 111 along the property boundary.
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d_Y Resolution No.99-39
Specific Plan 9S-033
March 2.1999
Page 3
The extension of all public services, as required, will provide for the logical expansion
of development services in the City.
All improvements within and adjacent to the proposed project will be constructed to
meet City standards and be compatible with surrounding development.
The Specific Plan, as conditioned, will not pose a hazard to the public health, welfare
or safety.
NOW, THEREFORE, BE IT RESOLVED by the City Council of the City of
La Quinta, California, as follows:
1. That the above recitations are true and constitute the findings of the City
Council in this case.
2. That it does hereby require compliance with those mitigation measures required
in Environmental Assessment 98-373.
3. That it does approve Specific Plan 98-033 for the reasons set forth in this
Resolution and subject to the attached conditions.
PASSED, APPROVED and ADOPTED at a regular meeting of the La Quinta
City Council, held on the 2nd of March, 1 999, by the following vote, to wit:
AYES: Council Members Adolph, Henderson, Sniff
NOES: None
ABSENT: Council Member Perkins, Mayor Pena
ABSTAIN: None
City of La Quinta, California
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d_Y Resolution No.99-39
Specific Plan 98-033
March 2.1999
Page 4
ATTEST:
AUNDRA L. JUHO A, City Clerk
City of La Quinta, California
APPROVED AS TO FORM:
ml i.?
DAWN C. HONEYWEtL, CIW Attorney
City of La Quinta, California
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d_YRESOLUTION NO.99-39
CONDITIONS OF APPROVAL FINAL
SPECIFIC PLAN 98-033 RAY TROLL/DEL MONTE PROPERTY
MARCH 2, 1999
GENERAL
1. Upon their approval by the City Council, the City Clerk is directed to file these
Conditions of Approval with the Riverside County Recorder for recordation
against the properties to which they apply.
2. The applicant agrees to defend, indemnify, and hold harmless the City of La
Quinta the City"), its agents, officers and employees from any claim, action or
proceeding to attack, set aside, void, or annul the approval of this specific plan.
The City shall have sole discretion in selecting its defense counsel.
The City shall promptly notify the applicant of any claim, action or proceeding
and shall cooperate fully in the defense.
3. Prior to the issuance of a grading, construction or building permit, the applicant
shall obtain permits and/or clearances from the following public agencies:
* 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 CVWD)
Imperial Irrigation District lID)
* California Water Quality Control Board CWQCB)
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.
The applicant shall comply with applicable provisions of the City's NPDES
stormwater discharge permit. For projects requiring project-specific NPDES
construction permits, the applicant shall submit a copy of the Notice of Intent
received from the CWQCB prior to issuance of a grading or site construction
permit. The applicant shall ensure that the required Storm Water Pollution
Protection Plan is available for inspection at the project site.
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d_YResolution No.99-39
Conditions of Approval Final
Specific Plan 95-033
March 2.1999
Page 2
4. The applicant shall comply with the terms and requirements of the infrastructure
fee program in effect at the time of issuance of building permits.
PROPERTY RIGHTS
5. Prior to the issuance of a grading, construction or building permit, the applicant
shall acquire or confer required or necessary property rights including easements
and rights of way.
6. The applicant shall dedicate or grant 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.
7. Rights of way required of this development include:
A. Adams Street the remainder of the applicant's 44-foot half of an 88-
foot right of way plus additional width near Highway 111 for acceptance
of traffic from dual westbound right turn lanes on Highway 111. The
additional width shall be four feet at the Highway 111 curb return and
narrow, northerly, to zero at a 55:1 taper rate.
The applicant shall offer to dedicate an additional five feet in width between
Highway 111 and the project entry drive to allow installation of dual left turn
lanes on southbound Adams Street if traffic contributions from proposed
development east of this project cause a need for the additional capacity. If the
lane is deemed unnecessary once development plans for that area are firm, the
City will vacate the offer of dedication.
B. Highway 111 the remainder of applicant's 70-foot half of a 140-foot
right of way plus additional if required by Caltrans, or the design of the
improvements.
C. Industrial road along north property boundary fifty-one-foot easement.
This requirement may be reduced by the City, if appropriate, once
anticipated traffic loadings are known for the area to the east of this
property.
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d_Y Resolution No.99-39
Conditions of Approval Final
Specific Plan 9S-033
March 2, 1999
Page 3
Dedications or grants shall include additional widths as necessary for dedicated
right and left turn lanes, bus turnouts, and other features contained in the
approved construction plans.
If the City Engineer determines that street rights of way are necessary prior to
development of this property, the applicant shall grant the rights of way within
60 days of written request by the City.
8. The applicant shall dedicate ten-foot public utility easements contiguous with
and along both sides of all private streets. The easements may be reduced to
five feet with the express concurrence of lID.
9. The applicant shall create perimeter setbacks along public rights of way as
follows listed setback depth is the average depth if meandering wall design is
approved):
A. Highway 111 Fifty feet
B. Adams Street Ten feet. In addition, a five-foot reserve shall be held
between Highway 111 and the project entry drive in the event the
additional five feet of right of way are deemed necessary.
Setback requirements apply to all frontage including sites dedicated or granted
for utility purposes.
Where public facilities e.g., sidewalks) are placed on privately-owned setbacks,
the applicant shall dedicate or grant blanket easements for those purposes.
1 0. The applicant shall dedicate or grant easements necessary for placement of and
access to utility lines and structures.
11. The applicant shall dedicate or grant abutter's rights of access to public streets
from all frontage except access points shown on the approved site plan.
12. The applicant shall furnish proof of easements or written permission, as
appropriate, from owners of any abutting properties on which grading, retaining
wall construction, permanent slopes, or other encroachments are to occur.
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d_YRasalutian Na. 99?39
Conditions at Approval Final
Specific Plan 9S-033
March 2 1999
Page 4
IMPROVEMENT PLANS
As used throughout these Conditions of Approval, professional titles such as
1engineer," surveyor," and architect" refer to persons currently certified or licensed
to practice their respective professions in the State of California.
13. Improvement plans shall be prepared by or under the direct supervision of
qualified engineers and landscape architects, as appropriate. Plans shall be
submitted on 24" x 36" media in the categories of Rough Grading," Precise
Grading," Streets & Drainage," and Landscaping." All plans except precise
grading plans shall have signature blocks for the City Engineer. Precise grading
plans shall have signature blocks for Community Development Director and the
Building Official. 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. Landscaping" plans shall
normally include irrigation improvements, landscape lighting and perimeter walls.
Plans for improvements not listed above shall be in formats approved by the
City Engineer.
14. 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.
1 5. When final public street plans are approved by the City, the applicant shall
furnish accurate AutoCad files of the approved plans on storage media
acceptable to the City Engineer. The files shall utilize standard AutoCad menu
items so they may be fully retrieved into a basic AutoCad program. At the
completion of construction and prior to final acceptance of improvements, the
applicant shall update the files to reflect as-constructed conditions.
If the plans were not produced in AutoCad or a file format which can be
converted to AutoCad, the City Engineer may accept raster-image files of the
plans.
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d_Y Resolution No.99-39
Conditions of Appwval Final
Specific Plan 98-033
March 2. 1999
Page 5
IMPROVEMENT AGREEMENT
1 6. The applicant shall construct required improvements and satisfy other
obligations required by the City or furnish an executed, secured agreement to
do so prior to issuance of a grading, construction or building permit. For
secured agreements, security provided, and the release thereof, shall conform
with Chapter 1 3, LQMC.
1 7. If improvements are secured, the applicant shall provide estimates of
improvement costs for checking and approval by the City Engineer. 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 City Engineer.
Estimates for utilities and other improvements under the jurisdiction of other
agencies shall be approved by those agencies. Security is not required for
telephone, gas, or T.V. cable improvements.
1 8. If on-site improvements are phased with multiple administrative approvals e.g.,
Site Development Permits), off-site and industrial drive obligations shall be
satisfied or secured prior to approval of the first phase unless otherwise
approved by the City Engineer.
1 9. If the applicant fails to construct improvements or satisfy obligations in a timely
manner or as specified in an approved phasing plan, the City shall have the right
to halt issuance of building permits or final building inspections or otherwise
withhold approvals related to the development of the project until the applicant
makes satisfactory progress on the improvements or obligations or has made
other arrangements satisfactory to the City.
20. The applicant shall pay cash or provide security for applicant?s required share
of improvements which have been or may be constructed by others
participatory improvements).
Participatory improvements for this development include:
A. Highway 111 Contribute 50% of the cost of a 28-foot raised landscape
median with turn pockets along this property's frontage.
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Conditions of Approval Final
Specific Plan 98-033
March 2.1999
Page 6
B. Traffic Signals Contribute 4.89% of the cost to design and construct
one traffic signal. The funds are to be utilized for the signal at the
Adams Street and Highway 111 intersection or at other arterial/arterial
intersections impacted by this development, as determined by the City.
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
21. The applicant shall furnish a preliminary geotechnical soils") report and a
grading plan prepared by a qualified engineer. The grading plan shall conform
with the recommendations of the soils report and be certified as adequate by
a soils engineer or engineering geologist. The plan must be approved by the
City Engineer prior to issuance of a grading permit. A statement shall appear
on final maps if any are required of this development) that a soils report has
been prepared pursuant to Section 1 7953 of the Health and Safety Code.
22. Slopes shall not exceed 5:1 within public rights of way and 3:1 in landscape
areas outside the right of way unless otherwise approved by the City Engineer.
23. The applicant shall endeavor to minimize differences in elevation at abutting
properties.
24. Prior to occupation of the project site for construction purposes, the applicant
shall submit and receive approval of a Fugitive Dust Control plan prepared in
accordance with Chapter 6.16, LQMC. 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.
25. The applicant shall maintain graded, undeveloped land to prevent wind and
water erosion of soils. The land shall be planted with interim landscaping or
provided with other erosion control measures approved by the Community
Development and Public Works Departments.
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d_Y Resolution No.99-39
Conditions of Approval Final
Specific Plan 9B-033
March 2, 1999
Page 7
26. Prior to issuance of building permits, the applicant shall provide building pad
certifications stamped and signed by a Civil engineer or surveyor. The
certifications shall list approved pad elevations, actual elevations, and the
difference between the two, if any. The data shall be organized by lot number
and shall be listed cumulatively if submitted at different times.
DRAINAGE
27. The design of the development shall not cause any increase in flood boundaries,
levels or frequencies in any area outside the development.
28. The tributary drainage area shall extend to the centerline of adjacent public
streets.
29. Storm drainage historically received from adjoining property shall be retained on
site or disposed of in the same manner as on-site storm runoff.
30. Nuisance water shall be retained on site and disposed of in a manner acceptable
to the City Engineer.
31. If the applicant proposes discharge of stormwater to the La Quinta Evacuation
Channel or the Whitewater Drainage Channel, the applicant shall indemnify the
City from the costs of any sampling and testing of the development's effluent
which may be required under the City's NPDES Permit or other City- or area-
wide pollution prevention program, and for any other obligations and/or
expenses which may arise from such discharge. The indemnification shall be
executed and furnished to the City prior to issuance of any grading, construction
or building permit. The form of the indemnification shall be acceptable to the
City Attorney.
UTILITIES
32. The applicant shall obtain the approval of the City Engineer for the location of
all above-ground utility structures including, but not limited to, traffic signal
cabinets, electrical vaults, water valves, and telephone stands, to ensure
optimum placement for aesthetic as well as practical purposes.
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d_YResolution No.99-39
Conditions of Approval Final
Specific Plan 95-033
March 2.1999
Page B
33. Existing and proposed utilities within or adjacent to the proposed development
shall be installed underground. Power lines exceeding 34.5 kv are exempt from
this requirement.
34. Underground utilities shall be installed prior to overlying hardscape. For
installation of underground utilities in existing, improved streets, the applicant
shall comply with trench restoration requirements maintained or required by the
City Engineer. The applicant shall provide certified reports of trench
compaction.
STREET AND TRAFFIC IMPROVEMENTS
35. The City is contemplating adoption of a major thoroughfare improvement
program. Any property within this development which has not been fully
developed 60 days after the program is in effect shall be subject to the program
as determined by the City.
36. The applicant shall install the following street improvements to conform with
the General Plan street type noted in parentheses. Public street improvements
shall conform with the City's General Plan in effect at the time of construction.)
A. OFF-SITE STREETS
1. Highway 111 Construct 58-foot half of a 11 6-foot street
improvement between curb faces) plus a six-foot sidewalk.
2. Adams Street Construct half-width street improvement plus six-
foot sidewalk. Half street shall begin at a 36-foot width at the
Highway 111 curb return and narrow, at a 55:1 taper, to 32-feet
wide.
If final development plans for this property and the property to the east indicate
the need for a traffic signal at this project's main entry or at the intersection
with the industrial drive along this property's north boundary, this property shall
share in the cost of the signal improvements. Unless traffic projections are
available, the applicant shall post security for this property's share of the signal.
If the signal is not required within five years, the security shall be released.
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Resolijton No.99-39
Conditions of Approval Final
Specific Plan 9S-033
March 2.1999
Page 9
3. Highway 111/Adams Street Intersection: Relocate traffic signal
pole on northwest corner of the Adams Street/Highway 111
intersection to its ultimate location. Re-stripe Adams Street and
Highway 111, and relocate signal loops if necessary depending on
the order of development of the remaining vacant corners of the
intersection.
B. PRIVATE STREETS
1. Industrial road along north property boundary 50-foot travel
width between curb faces). This requirement may be reduced
once anticipated traffic loadings from the area to the east are
known.
C. INTERNAL CIRCULATION
The area of textured pavement approximately half way through the
curved drive from the project entry to the east property boundary shall
be raised as directed by the City Engineer to emphasize its ancillary
function as a pedestrian crosswalk.
Entry drives, main interior circulation routes, turn knuckles, corner cutbacks, bus
turnouts, dedicated turn lanes, and other features contained in the approved
construction plans may warrant additional street widths as determined by the
City Engineer.
37. General access points and turning movements of traffic are limited to the
following:
A. Main Project Entry Full-access drive approximately 350 north of the
north property line of Highway 111. Width as approved in the final site
plan.
B. Highway 111 Entry Shared right-in/right-out access with the adjacent
property to the east.
C. Private industrial drive Full access drive at the northern property line.
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Conditions of Approval Final
Specitic Plan 9B-033
March 2.1999
Page 10
38. Improvements shall include appurtenances such as traffic control signs,
markings and other devices, raised medians if required, street name signs, and
sidewalks. Mid-block street lighting is not required.
39. The applicant may be required to extend improvements beyond development
boundaries to ensure they safely integrate with existing improvements e.g.,
grading; traffic control devices and transitions in alignment, elevation or
dimensions of streets and sidewalks).
40. Improvements shall be designed and constructed in accordance with the LQMC,
adopted standards, supplemental drawings and specifications, and as approved
by the City Engineer. Improvement plans for streets and parking areas shall be
stamped and signed by qualified engineers.
41. Street right of way geometry for culs de sac, knuckle turns and corner cut-
backs shall conform with Riverside County Standard Drawings #800, #801, and
#805 respectively unless otherwise approved by the City Engineer.
42. Streets shall have vertical curbs or other approved curb configurations which
convey water without ponding and provide lateral containment of dust and
residue for street sweeping. Unused curb cuts on any lot shall be restored to
normal curbing prior to final inspection of permanent building(s) on the lot.
43. The applicant shall design street pavement sections using Caltrans' design
procedure 20-year life) and site-specific data for soil strength and anticipated
traffic loading including construction traffic). Minimum structural sections shall
be equivalent to the following:
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"16.00"
Major Arterial 5.5"16.50"
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Conditions of Approval Final
Specific Plan 98-033
March 2.1999
Page 11
44. The applicant shall submit current mix designs less than two years old at the
time of construction) for base, asphalt concrete and Portland cement concrete.
The submittal shall include test results for all specimens used in the mix design
procedure. For mix designs over six months old, the submittal shall include
recent less than six months old at the time of construction) aggregate gradation
test results confirming that design gradations can be achieved in current
production. The applicant shall not schedule construction operations until mix
designs are approved.
LANDSCAPING
45. The applicant shall provide landscaping in required setbacks.
46. Landscape and irrigation plans shall be signed and stamped by a licensed
landscape architect.
The applicant shall submit plans for approval by the Community Development
Department prior to plan checking by the Public Works Department. When plan
checking is complete, the applicant shall obtain the signatures of CVWD and the
Riverside County Agricultural Commissioner prior to submitting for signature by
the City Engineer. Plans are not approved for construction until signed by the
City Engineer
47. Landscape areas shall have permanent irrigation improvements meeting the
requirements of the City Engineer. Use of lawn shall be minimized with no lawn
or spray irrigation within 1 8 inches of curbs along public streets.
PUBLIC SERVICES
48. The applicant shall provide public transit improvements as required by Sunline
Transit and/or the City.
QUALITY ASSURANCE
49. The applicant shall employ construction quality-assurance measures which meet
the approval of the City Engineer.
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Conditions of Approval Final
Specific Plan 98-033
March 2. 1999
Page 12
50. The applicant shall employ or retain qualified civil engineers, geotechnical
engineers, surveyors, or other appropriate professionals to provide sufficient
construction supervision to be able to furnish and sign accurate record
drawings.
51. The applicant shall arrange and bear the cost of measurement, sampling and
testing procedures not included in the City's inspection program but required by
the City as evidence that construction materials and methods comply with plans
and specifications. Where retention basins are installed, testing shall include a
sand filter percolation test, as approved by the City Engineer, after required tract
improvements are complete and soils have been permanently stabilized.
52. Upon completion of construction, the applicant shall furnish the City
reproducible record drawings of all public improvement plans which were signed
by the City Engineer. Each sheet shall be clearly marked Record Drawings,"
As-Built" or As-Constructed" and shall be stamped and signed by the engineer
or surveyor certifying to the accuracy of the drawings. The applicant shall
revise the CAD or raster-image files previously submitted to the City to reflect
as-constructed conditions.
MAINTENANCE
53. The applicant shall make provisions for continuous, perpetual maintenance of
perimeter landscaping and drainage outfalls. This shall include formation of a
property owner's association or other arrangement acceptable to the City for
maintenance of common areas, perimeter landscaping and drainage
improvements.
FEES AND DEPOSITS
54. The applicant shall pay the City's established fees for plan checking and
construction inspection. Fee amounts shall be those in effect when the
applicant makes application for plan checking and permits.
COMMUNITY DEVELOPMENT DEPARTMENT CONDITIONS
55. Any Site Development Permit applications submitted to the City for review shall
substantially conform to the text and exhibits contained in the Specific Plan.
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Conditions of Approval Final
Specific Plan 98-033
t?flerch 2, 1999
Page 13
56. Total number of parking spaces shall not be less than 318. Should a different
land use be proposed for any or all of the project site(s), a supplemental parking
analysis shall be prepared to justify the parking requirement and/or reductions
or additions to same.
57. No structure or land use shall be permitted within the landscape setback on
either Adams Street 20 feet) or Highway 111 50 feet). This prohibition
includes but is not limited to outdoor dining or seating areas, customer waiting
areas, or perimeter walls.
58. A bus turnout shall be provided on Adams Street, near the intersection with
Highway 111. The design and location of the turnout shall be approved by the
City Engineer and Sunline Transit Agency. Additional amenities, including a
concrete bus stop pad, construction of a shelter, trash receptacle and similar
improvements shall be reviewed and approved by Sunline Transit Agency.
59. A final archaeological resource report shall be submitted for review and approval
by the City prior to the issuance of a grading permit on any portion of the
property.
60. All earth disturbing activities shall be monitored by a qualified archaeological
monitor. A report on the archaeological monitoring activities shall be submitted
to the Historic Preservation Commission for review and approval prior to the
issuance of the first building permit.
61 All plans for storm drainage which is to discharge into the Coachella Valley
Stormwater Channel are to be submitted to the City Engineer and the Coachella
Valley Water District for review and approval. In no case shall nuisance water
or any other non-storm related discharge be allowed to be conveyed to the
Channel.
62. The Coachella Valley Water District may require the dedication of land for wells,
reservoirs, booster stations and sewerage facilities. Prior to the submittal of the
first Site Development Permit, the project proponent shall secure from the
District a letter indicating which, if any of these facilities are required, and shall
provide a map as part of the Site Development Permit submittal detailing the
location of such facilities, if any.
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d_YResolution No.99-39
Conditions of Approval Final
5pe?iflc Plan 9B-033
March 2 1999
Page 14
63. Any development proposal which includes either a restaurant or a laundry
facility shall secure approval from the City Engineer, the Coachella Valley Water
District and all other responsible agencies for grease interceptors and lint traps,
respectively.
64. All school mitigation fees shall be paid as required prior to the issuance of any
building permit.
65. Prior to the approval of the first Site Development Permit, the project proponent
shall establish or cause to be established, a property owner and/or tenant
association, which will be responsible for the maintenance of parking areas,
interior roadways, sidewalks, landscaping and other common area amenities.
66. Any area of the site which is graded but which is not to be developed as part
of the phase under construction shall be turfed to limit blowsand hazard and
provide an aesthetically pleasing vista.
67. No sign program is approved with this Specific Plan approval. A master sign
program shall be submitted, reviewed and approved with the first Site
Development Permit application.
68. The applicant shall comply with the mitigation measures contained in
Environmental Assessment 98-373.
69. Drive-through restaurants shall require a conditional use permit within the
boundaries of this Specific Plan.
70. All trees shall be eight to 1 0 feet tall minimum 24 inch box container size with
a minimum 1 b inch caliper).
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ADMIN-U01
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99-U02
39-U02