CC Resolution 1999-111d_] RESOLUTION NO.99-ill
A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF
LA QUINTA, CALIFORNIA, APPROVING SPECIFIC PLAN 99-
036, A PROPOSED COMMERCIAL DEVELOPMENT ON 36+?
ACRES AT THE NORTHWEST CORNER OF DUNE PALMS
ROAD AND HIGHWAY ill.
CASE NO.: SPECIFIC PLAN 99-036
APPLICANT: TROLL/WOODPARK DEVELOPMENT
WHEREAS, the City Council of the City of La Quinta, California, did on
the 7th day of September, 1 999, hold a duly noticed Public Hearing to consider the
request of Trolllwoodpark Development for a Specific Plan to allow mixed regional
commercial and industrial development located at the northwest corner of Dune Palms
Road and Highway 111, and more particularly described as:
Assessor's Parcel Number 649-020-01 6, 649-020-01 5,
649-020-030, 649-020-008, 649-020-011 the southerly
portion of the northwest quarter of section 29, T5S, R7E,
SBBM, in Riverside County
WHEREAS, the Planning Commission of the City of La Quinta, California,
did on the 24th day of August, 1 999, hold a duly noticed Public Hearing for Specific
Plan 99-036, and recommended approval under Resolutions 99-062 and 99-063; and
WHEREAS, the project has complied with the requirements of The Rules
to Implement the California Environmental Quality Act of 1970" as amended,
Resolution 83-63, in that the Community Development Director has conducted an
Initial Study Environmental Assessment 99-383) 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 99-036, 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 99-036:
Finding Number 1 Consistency with General Plan/Zoning Code
BIB]
11-19-1999-U01
11:45:49AM-U01
ADMIN-U01
CCRES-U02
99-U02
111-U02
d_]Resolution 99-111
Specific Plan 99-036
September?, 1999
Page 2
1. 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 and quasi-industrial 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 Dune Palms Road and Highway 111.
2. 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, and quasi-industrial uses in the Business Park district.
Conditions are recommended to insure compliance with City Code
requirements.
Finding Number 2 Compliance with the California Environmental Quality Act
1. 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 99-383). In this case, project mitigation includes excavation of
a significant archaeological site on the western parcel, improvements to
Highway 111, and implementation of air quality mitigation measures to reduce
potential long term impacts.
Finding Number 3 Site Design
1. 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 Development Review Permit applications prior to
development of the site.
2. The proposed Specific Plan mandates the continued development of the
Highway 111 Design guidelines, and allows for the parkway landscaping of
Dune Palms Road.
Finding Number 4 Site Improvements
BIB]
11-19-1999-U01
11:45:49AM-U01
ADMIN-U01
CCRES-U02
99-U02
111-U02
d_] Resolution 99-111
Specific Plan 99-036
September 7 1999
Page 3
1. The proposed Specific Plan requires the improvement, to their respective full
half-widths, of Dune Palms Road and Highway 111 along the property
boundaries.
2. The extension of all public services, as required, will provide for the logical
expansion of development services in the City.
3. All improvements within and adjacent to the proposed project will be
constructed to meet City standards and be compatible with surrounding
development.
4. 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 EA 99-383.
3. That it does approve Specific Plan 99-036 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 7th of September, 1 999, by the following vote, to wit:
AYES: Council Members Adolph, Henderson, Perkins, Sniff, Mayor Pena
NOES: None
ABSENT: None
ABSTAIN: None
JOHN?J?jIaj'or??
City of La Quinta, California
BIB]
11-19-1999-U01
11:45:49AM-U01
ADMIN-U01
CCRES-U02
99-U02
111-U02
d_]Resolution 99-111
Specific Plan 99-038
September 7, 1999
Page 4
ATTEST:
City of La Quinta? California
APPROVED AS TO FORM:
DA;N;?:C N EYW Attorney
City of La Quinta, California
BIB]
11-19-1999-U01
11:45:49AM-U01
ADMIN-U01
CCRES-U02
99-U02
111-U02
d_] RESOLUTION NO.99-ill
CONDITIONS OF APPROVAL
SPECIFIC PLAN 99-036
LA QUINTA CORPORATE CENTER
September 7, 1 999
GENERAL
1. Prior to issuance of the first Site Development Permit all necessary
amendments to the Specific Plan shall be submitted to the City and these
Conditions of Approval shall be appended to the Specific Plan.
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 CWQCB
acknowledgment of the applicant's Notice of Intent 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.
BIB]
11-19-1999-U01
11:45:49AM-U01
ADMIN-U01
CCRES-U02
99-U02
111-U02
d_]Resolution No.99-ill
Conditions of Approval
Specific Plan 99-036 La Quinta Corporate Center
Septsmber 7, 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. Highway 111 the remainder of applicant's 7O4oot half of a 140-foot
right of way plus additional if required by Caltrans or the design of the
improvements.
B. Dune Palms Road the remainder of the applicant's 44-foot half of an
88-foot right of way plus additional width at Highway 111 to
accommodate dual left turn lanes. The additional width section shall be
60-foot half-width from Highway 111 to 300 feet north and taper from
that point northerly to 44 feet.
C. Industrial Road 64-foot right of way from western boundary
connecting to industrial road within SP 98-033) to Dune Palms Road.
If right of way across the Not A Part" property is unavailable, the
applicant shall, by separate deed, grant temporary right of way for
construction of culs de sacs at the road's termini at that property. The
temporary grant shall automatically expire when the industrial road is
completed and the culs de sacs removed.
D. North/South Cul de sac 64-foot right of way.
8. 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.
BIB]
11-19-1999-U01
11:45:49AM-U01
ADMIN-U01
CCRES-U02
99-U02
111-U02
d_]Resolution No.99-ill
Conditions of Approval
Specific Plan 99-036 La Quinta Corporate Center
September 7, 1999
Page 3
9. Dedications or grants shall include additional widths as necessary for corner
dedicated right and left turn lanes, bus turnouts, and other features contained
in the approved construction plans.
1 0. 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.
11. The applicant shall create perimeter setbacks along public rights of way as
follows listed setback depth is the average depth if a meandering wall design
is used):
A. Hwy 111 Fifty feet
B. Adams Street, Dune Palms Road, Industrial Road, and Cul De Sac Ten
Feet
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.
12. The applicant shall dedicate or grant easements necessary for placement of and
access to utility lines and structures.
1 3. 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.
IMPROVEMENT PLANS
As used throughout these conditions of approval, professional titles such as
ii if
engineer, surveyor," and architect" refer to persons currently certified or licensed
to practice their respective professions in the State of California.
BIB]
11-19-1999-U01
11:45:49AM-U01
ADMIN-U01
CCRES-U02
99-U02
111-U02
d_]Resolution No.99-ill
Conditions of Approval
Speolfic Plan 99-036 La Quinta Corporate Center
September 7, 1999
Page 4
14. 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.
1 5. 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.
16. When final public street plans are approved by the City, the applicant shall
furnish accurate Auto cad files of the approved plans on storage media
acceptable to the City Engineer. The files shall utilize standard Auto cad menu
items so they may be fully retrieved into a basic Auto cad 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 Auto cad or a file format which can be
converted to Auto cad, the City Engineer may accept raster-image files of the
plans.
IMPROVEMENT AGREEMENT
17. Depending on the timing of development of the specific plan area and the
status of off-site improvements at that time, the applicant may be required to
construct improvements, to reimburse others who construct improvements that
are obligations of this development, to secure the cost of the improvements for
future construction by others, or a combination of these methods.
BIB]
11-19-1999-U01
11:45:49AM-U01
ADMIN-U01
CCRES-U02
99-U02
111-U02
d_]Resolution No. 99-111
Conditions of Approval
Specific Plan 99-036 La Quinta Corporate Center
September 7, 1999
Page E
In the event that any of the improvements required herein are constructed by
the City prior to their construction by the applicant, the applicant shall
reimburse the City for the cost of those improvements.
18. Prior to issuance of a permit for on-site grading or building construction, the
applicant shall construct improvements and satisfy obligations required by
these conditions, Caltrans and/or utility authorities or furnish an executed,
secured agreement to do. For secured agreements, security provided, and the
release thereof, shall conform with Chapter 1 3, LQMC.
1 9. 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.
20. If on-site improvements are phased with multiple administrative approvals e.g.,
Site Development Permits or maps), all obligations for public improvements
shall be satisfied or secured prior to approval of the first phase unless
otherwise approved by the City Engineer.
21. 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.
GRADING
22. 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.
BIB]
11-19-1999-U01
11:45:49AM-U01
ADMIN-U01
CCRES-U02
99-U02
111-U02
d_]Resolution No.99-ill
Conditions of Approval
Specific Plan 99-036 La Quinta Corporate Center
September 7, 1999
Page 6
23. 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.
24. The applicant shall endeavor to minimize differences in elevation at abutting
properties.
25. 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.
26. The applicant shall maintain cleared or graded 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.
27. Prior to issuance of building permits, the applicant shall provide building pad
certifications stamped and signed by qualified engineers or surveyors. For
each pad, the certification shall list the approved elevation, the actual
elevation, the difference between the two, if any, and pad compaction. The
data shall be organized by lot number and listed cumulatively if submitted at
different times.
DRAINAGE
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 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
BIB]
11-19-1999-U01
11:45:49AM-U01
ADMIN-U01
CCRES-U02
99-U02
111-U02
d_] Resolution No.99-ill
Conditions of Approval
Specific Plan 99-036 La Quinta Corporate Center
September 7, 1999
Page 7
prior to issuance of any grading, construction or building permit and shall be
binding on all heirs, executors, administrators, assigns, and successors in
interest of land within the specific plan area excepting therefrom those portions
required to be dedicated or deeded for public use. The form of the
indemnification and the assignment of responsibility if any) shall be acceptable
to the City Attorney.
UTILITIES
32. The applicant shall comply with legally-enforceable requirements of utility
authorities.
33. The applicant shall obtain the approval of the City Engineer for the location of
all proposed utility lines within the right of way and 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 practical
and aesthetic purposes.
34. Existing aerial utilities and all proposed utilities within or adjacent to the
proposed development shall be installed underground. Power lines exceeding
34.5 kv are exempt from this requirement.
35. Utilities shall be installed prior to overlying hardscape. For installation of
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
36. The City is contemplating adoption of a revised infrastructure fee program.
Any property within this specific plan which has not received final development
approval when the program takes effect may be subject to the program as
determined by the City.
37. The applicant is responsible for the following street improvements which shall
conform with the General Plan street type noted in parentheses. Dimensions
and features shall conform with the City's General Plan in effect at the time of
construction if different from those listed.
BIB]
11-19-1999-U01
11:45:49AM-U01
ADMIN-U01
CCRES-U02
99-U02
111-U02
d_]Resolution No.99-ill
Conditions of Approval
Specific Plan 99-036 La Quinta Corporate Center
September 7, 1999
Page 8
A. Highway 111 The north half 58 feet) of a 116-foot street improvement
including landscape median, fifty percent of the traffic signal
modification at the project main entry and an eight-foot sidewalk.
B. Dune Palms Road Construct half-width street improvement plus six-foot
sidewalk. Half street shall be 48-feet from the Highway 111 curb return
to a point 285 feet north and from that point taper 55:1 northerly to 32-
foot width. The applicant shall re-stripe traffic lanes and modify the
traffic signal at this intersection as required including, but not
necessarily limited to, installation, relocation or reconfiguration of poles,
arms, heads, and traffic sensor loops.
C. Industrial Road 40-foot travel width between curb faces) from Adams
Street to east boundary of hotel site plus 5-foot sidewalks. The
applicant shall have full responsibility for any required traffic signals or
a fair share responsibility if adjacent developments utilize signals for
access.
If right of way is available across the Not A Part" property, the applicant
may be required to construct that portion of the road subject to
reimbursement. If not available, the applicant shall construct culs de
sacs at the industrial road's termini at that property.
D. Bike Path Construct a Class A Bike Path along the south embankment
of the Whitewater Storm Channel within the Channel right of way) from
Adams Street to Dune Palms Road along the project property line,
subject to CVWD approval.
E. Parking Lot The on-site parking lot shall conform with the provisions of
the LQMC, General Plan and Zoning Ordinance unless otherwise
specified in the Specific Plan.
Bus turnouts, dedicated turn lanes and other features in the approved plans
may warrant additional street widths as deemed necessary by the City
Engineer.
38. 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.
BIB]
11-19-1999-U01
11:45:49AM-U01
ADMIN-U01
CCRES-U02
99-U02
111-U02
d_]
Resolution No.99-ill
Conditions of Approval
Specific Plan 99-036 La Quinta Corporate Center
September 7, 1999
Page 9
39. CuIs 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.
40. 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).
41. Improvements shall include appurtenances such as traffic control signs,
markings and other devices, street name signs, and sidewalks. Mid-block
street lighting is not required.
42. 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.14.50" a.b.
Collector 4.O"15.00"
Secondary Arterial 4.0"/6.00"
Primary Arterial 4.5"/6.00"
Major Arterial 5.5"/6.50"
43. 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.
44. General access points, turning movements of traffic and internal circulation are
subject to the following:
A. Main Project Entry On Highway 111 midway between Adams Street
and Dune Palms Road and aligning with the Auto Center's main entry on
south side of Highway 111 Full turning movements allowed with traffic
signal installation.
BIB]
11-19-1999-U01
11:45:49AM-U01
ADMIN-U01
CCRES-U02
99-U02
111-U02
d_]Resolution No.99-ill
Conditions of Approval
Specific Plan 99-036 La Quinta Corporate Center
September 7.1999
Page 10
B. Secondary Accesses on Highway 111 As allowed by Caltrans and
approved by the City Engineer. Right-in/right-out only. Minimum spacing
of 250 feet between curb returns of any adjacent driveways or streets.
City staff shall support the applicant's efforts to add a driveway in
excess of the CalTrans standard.
C. Access Drive on Dune Palms Road Minimum spacing of 250 feet
between the access drive curb return and the Hwy 111 curb return.
D. Access drives from arterial highways Highway 111, Adams Street and
Dune Palms Road) shall not have parking spaces taking direct access
therefrom and shall not be intersected by a parking aisle or another
parking accessway for a minimum distance of 82 feet from the curbface
of Highway 111, and 50 feet from the curbface of Dune Palms Road.
The hotel site is subject to the conditions of Specific Plan 98-033 which,
for that parcel, take precedence over these conditions
E. Industrial Road Access locations as depicted in the Specific Plan.
Access drive geometries shall comply with current City standards and
policies.
45. The applicant shall submit an interior circulation plan for review and approval
of the City Engineer. The plan shall be drawn to scale and include dimensions,
curve data and corner radii for main interior circulation routes.
46. Prior to approval of any final map that subdivides land, or any lot line
adjustment that adjusts the size of existing lots with the Specific Plan area,
reciprocal access easements shall be provided as necessary to implement the
circulation patterns approved by the Specific Plan.
The easterly portion of the Specific Plan area shall provide at least two internal
access routes within the parking lots leading to the abutting property located
to the west which is not a part of this Specific Plan.
If the applicant desires to construct an access route to the signal on Highway
111 at La Quinta Drive, the applicant shall obtain an executed reciprocal
access easement and agreement. The location and language of the access
easement shall meet the approval of the City Engineer and the City Attorney.
The easement provision may include a requirement for the abutting property
BIB]
11-19-1999-U01
11:45:49AM-U01
ADMIN-U01
CCRES-U02
99-U02
111-U02
d_]Resolution No.99-ill
Conditions of Approval
Specific Plan 99-036 La Quinta Corporate Center
September 7, 1999
Page 11
owners to reimburse the applicant a pro-rata share of the commercially
reasonable cost of construction and maintenance of the shared access routes
including signal if applicable). Such provisions shall provide for arbitration of
disputes regarding the provision of the agreement.
LANDSCAPING
47. The applicant shall provide landscaping in required setbacks.
48. Landscape and irrigation plans shall be signed and stamped by a licensed
landscape architect. The applicant shall submit plans to the Community
Development Department. When plans are approved, the applicant shall obtain
the signatures of CVWD and the Riverside County Agricultural Commissioner
prior to final signing by the City.
49, Landscape areas shall have permanent irrigation improvements meeting the
requirements of the City. Use of lawn shall be minimized with no lawn or
spray irrigation within 1 8 inches of curbs along public streets.
PUBLIC SERVICES
50. he applicant shall provide public transit improvements as required by Sunline
Transit and/or the City.
QUALITY ASSURANCE
51. The applicant shall employ construction quality-assurance measures which
meet the approval of the City Engineer.
52. 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.
53. 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.
BIB]
11-19-1999-U01
11:45:49AM-U01
ADMIN-U01
CCRES-U02
99-U02
111-U02
d_]Resolution No.99-ill
Conditions of Approval
Specific Plan 99-036 La Quinta Corporate Center
September 7, 1999
Page 12
54. 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
55. The applicant shall make provisions for continuous, perpetual maintenance of
all on-site improvements, perimeter landscaping, access drives, sidewalks, and
drainage outfalls. The applicant shall maintain required public improvements
until expressly released from this responsibility by the appropriate public
agency.
FEES AND DEPOSITS
56. 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.
FIRE DEPARTMENT CONDITIONS
57. All water mains and fire hydrants providing required fire flows shall be
constructed in accordance with the appropriated sections of CVWD Std. W-33,
subject to the approval by the Riverside County Fire Department.
58. All roads need to be a minimum of 20 feet unobstructed width for emergency
access.
59. Specific access plans shall be submitted for review.
COMMUNITY DEVELOPMENT DEPARTMENT CONDITIONS
60. Any Site Development Permit applications submitted to the City for review shall
substantially conform to the text and exhibits contained in the Specific Plan.
BIB]
11-19-1999-U01
11:45:49AM-U01
ADMIN-U01
CCRES-U02
99-U02
111-U02
d_] Resolution No.99-ill
Conditions of Approval
Specific Plan 99-036 La Quinta Corporate Center
September 7, 1999
Page 13
61. Any land use or combination of land uses proposed for the regional commercial
portion of the site shall demonstrate, as part of the Site Development Permit
process, that the development standards and square footage for the proposed
land use or group of land uses will not exceed the square footage specified on
page 3 of the Specific Plan, Section 1.20.2. In addition, any industrial lot
developed in Planning Area 1 shall conform to the development standards
contained in the Zoning Ordinance. Should a land use or group of land uses
exceed the maximum square footage shown on page 3 of the Specific Plan for
commercial uses, or in the Zoning Ordinance for industrial uses, a Specific Plan
amendment and associated environmental review shall be required.
62. The maximum square footage proposed for the project shall not exceed 0.35
FAR cumulatively. Each proposed land use, or phase of land uses, shall
demonstrate their conformance with the FAR requirement as part of the Site
Development Permit process.
63. The two-story portion of the 53,000 square foot office building in Planning
Area 4 shall be located a minimum of 1 50 feet from the Highway 111 property
line. The building height may be reduced to a maximum of 22 feet in height,
to conform with the standards for primary image corridors.
64. Parking for each proposed phase or building of the proposed project shall
conform to the City's Zoning standards in effect at the time of Site
Development Permit review. Parking requirements shall be reviewed with each
Site Development Permit application. Should shared or reduced parking be
requested, calculations for same shall conform to the City's formulas and
standards, as contained in the Zoning Ordinance. In no case shall parking for
the regional commercial center be less than a total of 1 366 spaces, as
required in the Specific Plan.
65. Each building or buildings proposed for construction shall be required to pay
the school mitigation fee in effect at the time of construction, prior to the
issuance of a building permit.
66. Prior to the approval of the first Site Development Permit, the project
proponent shall establish or cause to be established, a property owner andlor
tenant association, which will be responsible for the maintenance of parking
areas, interior roadways, sidewalks, landscaping and other common area
amenities.
BIB]
11-19-1999-U01
11:45:49AM-U01
ADMIN-U01
CCRES-U02
99-U02
111-U02
d_]Resoluijon No. 99-111
Conditions of Approval
Specific Plan 99-036 La Quinta Corporate Center
September 7. 1999
Page 14
67. Signage shown in the specific Plan for the Hotel 111 site approved separately
as SP 98-033), located adjacent to Specific Plan 99-036 to the west, at the
northeast corner of Adams Street and Highway 111, shall not be part of this
approval. All references to signage on this parcel shall be removed from the
text Specific Plan 99-036.
68. The signage program and associated exhibits shall be modified to reflect the
following:
A. Sign D shall not exceed 100 s.f. In total area.
B. Sign G shall not exceed 100 s.f. In total area.
C. Sign F shall not exceed 50 s.f. In total area.
D. No additional monument signs shall be permitted.
E. All tenants shall be permitted one wall-mounted sign and one under-
canopy sign meeting the regulations of Section 9.160 of the Municipal
Code.
F. Gasoline ID and price signs, meeting the regulations of Section 9.160 of
the Municipal Code.
All proposed signs shall be made a part of the Site Development Permit under
which the sign will be constructed. All Site Development Permit applications
involving signage shall submit an analysis which demonstrates consistency
with this condition of approval.
69. 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.
70. The applicant shall comply with the mitigation measures contained in EA 99-
383.
BIB]
11-19-1999-U01
11:45:49AM-U01
ADMIN-U01
CCRES-U02
99-U02
111-U02