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CC Resolution 2003-101RESOLUTION NO. 2003-101 A RESOLUTION OF THE OF THE CITY COUNCIL OF THE CITY OF LA QUINTA, CALIFORNIA, APPROVING THE DEVELOPMENT PRINCIPLES AND GUIDELINES FOR A 175,200 SQUARE FOOT SHOPPING CENTER LOCATED ON THE NORTHEAST CORNER OF HIGHWAY 111 AND ADAMS STREET CASE: SPECIFIC PLAN 2003-066 APPLICANT: THOMAS ENTERPRISES WHEREAS, the City Council of the City of La Quinta, California did, on the 7" day of October, 2003, hold a duly noticed Public Hearing to consider a request by THOMAS ENTERPRISES for approval of a Specific Plan to allow a 175,200 square foot shopping center on 17.4 t acres at the northeast corner of Highway 111 and Adams Street in the CR (Regional Commercial) zone district, more particularly described as: APN's: 649-020-043.,. -0.63, -064, and -065 WHEREAS, the La Quinta Community Development Department has completed Environmental Assessment ' 2003-481 and based upon this Assessment, the project will not have a significant adverse effect on the environment; therefore, a Mitigated Negative Declaration of environmental impact is recommended. A Notice of Intent to Adopt a Mitigated Negative Declaration was posted with the Riverside County Recorder's office on August 26, 2003; as required by Section 15072 of the California Environmental Quality Act (CEQA) statutes; and WHEREAS, the Planning Commission on the 9" day of September, 2003, did consider this request, and recommend to the City Council approval of the Specific Plan by adoption of Planning Commission Resolution 2003-067; and, WHEREAS, on July 31, 2003, the Community Development Department mailed case file materials to all affected agencies for their review and comment on the proposed project. All written comments are on file with the Community Development Department; and, WHEREAS, the Community Development Department published the Public Hearing notice in the Desert Sun newspaper. on September 16, 2003, for the City Council meeting as prescribed by the Municipal Code. Public Hearing notices were also mailed to all property owners within 500 feet of the site; and Resolution No. 2003-101 Specific Plan 2003-066 - Thomas Enterprises Adopted: October 7. 2003 Page 2 WHEREAS, at the Public Hearing upon hearing and considering all testimony and arguments of all interested persons desiring to be heard, said City Council did make the following Mandatory Findings to justify approval of said Specific Plan: Finding A - Consistency with General Plan The property is designated Mixed Regional Commercial (M/RC) for large scale commercial projects consisting of major department and specialty stores, supermarkets, and other retail and restaurant uses. The proposed project will provide these types of uses. Additionally, the project provides adequate perimeter landscaping and acceptable architectural design pursuant to Primary and Secondary Image Corridor Policies. Finding B — Public Welfare Enhancement The project will not be detrimental to the public health, safety and welfare in that the project is designed in compliance with the City's General Plan, Zoning and design standard requirements and other County and State standards, such as CEQA. Findings C and D — Land Use Compatibility and Property Suitability The project is in a commercially designated and zoned area which is proposed for and, therefore, suitable for commercial development. The project provides adequate buffering through landscaping and walls to ensure compatibility with surrounding land uses. NOW, THEREFORE, BE IT RESOLVED by the City Council of the City of La Quinta, California as follows: 1. That the above recitations are true and correct and constitute the findings of said City Council in this case; and 2. That it does hereby acknowledge that Environmental Assessment 2003- 481 has determined that no significant effects on the environment have been identified and mitigation measures are being imposed; and 3. It does hereby approve Specific Plan 2003-066, for the reasons set forth in this Resolution and subject to the attached Conditions of Approval. Resolution No. 2003-101 Specific Plan 2003-066 - Thomas Enterprises Adopted: October 7, 2003 Page 3 4. That upon approval of Specific Plan 2003-066, Specific Plans 99-033 and 99-036 (for the easterly portion of this property) shall be void and of no effect on the subject property. PASSED, APPROVED, and ADOPTED at a regular meeting of the La Quinta City Council, held this 7' day of October, 2003, by the following vote, to wit: AYES: Council Members Henderson, Osborne, Perkins, Sniff, Mayor Adolph NOES: None ABSENT: None ABSTAIN: None DON ADOLPH, NWor City of La Quinta, California ATTEST: JUN S. CREEK, CMC, City Clerk City of La Quinta, California (City Seal) APPROVED AS TO FORM: M. XATHERINE JENSON, Ci Attney City of La Quinta, California CITY COUNCIL RESOLUTION NO. 2003-101 ''--" SPECIFIC PLAN 2003-066 - THOMAS ENTERPRISES CONDITIONS OF APPROVAL — FINAL ADOPTED: OCTOBER 7, 2003 GENERAL 1. The applicant agrees to defend, indemnify and hold harmless the City of La Quinta ("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, or any Final Map recorded thereunder. 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. 2. This Specific Plan, and any Final Map recorded thereunder, shall comply with the requirements and standards of Government Code § § 66410 through 66499.68 the "Subdivision Map Act"), and Chapter 13 of the La Quinta Municipal Code ("LQMC"). The City of La Quinta's Municipal Code can be accessed on the City's Web Site at www.la-quinta.org. 3. Prior to the issuance of any grading, construction, or building permit by the City, the applicant shall obtain the necessary clearances and/or permits from the following agencies: • Fire Marshal • Public Works Department (Grading Permit, Improvement Permit) • Community Development Department • Riverside Co. Environmental Health Department • Desert Sands Unified School District • Coachella Valley Water District (CVWD) • Imperial Irrigation District (IID) • California Water Quality Control Board (CWQCB) • SunLine Transit Agency • CalTrans The applicant is responsible for all requirements of the permits and/or clearances from the above listed agencies. When the requirements include approval of improvement plans, the applicant shall furnish proof of such approvals when submitting those improvements plans for City approval. Resolution No. 2003-101 Specific Plan 2003-066 - Thomas Enterprises Conditions of Approval - Final Adopted: October 7, 2003 Page 2 4. The applicant shall comply with applicable provisions of the City's NPDES stormwater discharge permit, Sections 8.70.010 et seq. (Stormwater Management and Discharge Controls), and 13.24.170 (Clean Air/Clean Water), LQMC; Riverside County Ordinance No. 457; and the State Water Resources Control Board's Order No. 99-08-DWQ. A. For construction activities including clearing, grading or excavation of land that disturbs five (5) acres or more of land, or that disturbs less than five (5) acres of land, but which is a part of a construction project that encompasses more than five (5) acres of land, the Permitee shall be required to submit a Storm Water Pollution Protection Plan ("SWPPP"). B. The applicant's SWPPP shall be approved by the City Engineer prior to any on or off -site grading being done in relation to this project. C. The applicant shall ensure that the required SWPPP is available for inspection at the project site at all times through and including acceptance of all improvements by the City. D. The applicant's SWPPP shall include provisions for all of the following Best Management Practices ("BMPs") (8.70.020 (Definitions), LQMC): 1) Temporary Soil Stabilization (erosion control). 2) Temporary Sediment Control. 3) Wind Erosion Control. 4) Tracking Control. 5) Non -Storm Water Management. 6) Waste Management and Materials Pollution Control. E. All erosion and sediment control BMPs proposed by the applicant shall be approved by the City Engineer prior to any onsite or offsite grading, pursuant to this project. F. The approved SWPPP and BMP's shall remain in effect for the entire duration of project construction until all improvements are completed and accepted by the City. Resolution No. 2003-101 Specific Plan 2003-066 - Thomas Enterprises Conditions of Approval - Final Adopted: October 7, 2003 Page 3 Permits issued under this approval shall be subject to the provisions of the infrastructure Fee Program and Development Impact Fee program in effect at the time of issuance of building permit(s). PROPERTY RIGHTS 5. Prior to issuance of any permit(s), the applicant shall acquire or confer easements and other property rights necessary for the construction or proper functioning of the proposed development. Conferred rights shall include irrevocable offers to dedicate or grant access easements to the. City for emergency services and for maintenance, construction and reconstruction of essential improvements. 6. The applicant shall offer for dedication on the Final Map or other development application all public street right-of-ways in conformance with the City's General Plan, Municipal Code, applicable specific plans, and/or as required by the City Engineer. 7. The public street right-of-way offers for dedication required for this development include: A. PUBLIC STREETS 1) Highway 111 (Major Arterial, 140' ROW) — No additional right of way dedication is required except for an additional right of way dedication at the primary entry to accommodate improvements conditioned under STREET AND TRAFFIC IMPROVEMENTS. 2) Adams Street (Secondary Arterial, 88' ROW) — No additional right of way dedicatio.n is required. 3) Corporate Centre Drive (Collector, 64' ROW Option) — No additional right of way dedication is required. 8. Dedications shall include additional widths as necessary for dedicated right and left turn lanes, bus turnouts, and other features contained in the approved construction plans. Resolution No. 2003-101 Specific Plan 2003-066 - Thomas Enterprises Conditions of Approval - Final Adopted: October 7, 2003 Page 4 9. When the City Engineer determines that access rights to the proposed street right-of-ways shown on the approved Tentative Map are necessary prior to approval of the Final Map dedicating such right-of-ways, the applicant shall grant the necessary right-of-ways within 60 days of a written request by the City. 10. The applicant shall offer for dedication on the Final Map a ten -foot wide public utility easement contiguous with, and along both sides of all private streets, if applicable. Such easement may be reduced to five feet in width with the express written approval of IID. 1 1. The applicant shall create perimeter landscaping setbacks along all public right- of-ways as follows: A. Highway 1 1 1 (State - Major Arterial) - 50-foot from the R/W-P/L. B. Adams Street and Corporate Centre Drive (Secondary Arterial/Collector) - 10-foot from the R/W-P/L. The setback requirements shall apply to all frontages including, but not limited to, remainder parcels and sites dedicated for utility purposes. Where public facilities (e.g., sidewalks) are placed on privately -owned setbacks, the applicant shall offer for dedication blanket easements for those purposes on the Final Map. 12. The applicant shall offer for dedication those easements necessary for the placement of, and access to, utility lines and structures, drainage basins, mailbox clusters, and common areas on the Final Map. 13. Direct vehicular access to Highway 111 from lots with frontage along Highway 111 is restricted, except for those access points identified on the Specific Plan, or as otherwise conditioned in these conditions of approval. The vehicular access restriction shall be shown on the recorded final map. 14. The applicant shall furnish proof of easements, or written permission, as appropriate, from those owners of all abutting properties on which grading, retaining wall construction, permanent slopes, or other encroachments will occur. Resohrtion No. 2003-101 r— Specific Plan 2003-066 - Thomas Enterprises Conditions of Approval - Final Adopted: October 7. 2003 Page 5 15. When an applicant proposes the vacation, or abandonment, of any existing right-of-way, or access easement, the recordation of the tract map is subject to the applicant providing an alternate right-of-way or access easement, to those properties, or notarized letters of consent from the affected property owners. 16. The applicant shall cause no easement to be granted, or recorded, over any portion of the subject property between the date of approval of the Specific Plan and the date of recording of any Final Map, unless such easement is approved by the City Engineer. FINAL MAPS 17. Prior to the City's approval of a Final Map, the applicant shall furnish accurate AutoCAD files of the Final Map that was approved by the City's map checker on a storage media acceptable to the City Engineer. Such files shall be in a standard AutoCAD format so as to be fully retrievable into a basic AutoCAD program. Where a Final Map was not produced in an AutoCAD format, or produced in a file that can be converted to an AutoCAD format, the City Engineer will accept a raster -image file of such Final Map. IMPROVEMENT PLANS As used throughout these Conditions of Approval, professional titles such as "engineer," "surveyor," and "architect," refer to persons currently certified or licensed to practice their respective professions in the State of California. 18. Improvement plans shall be prepared by or under the direct supervision of qualified engineers and/or architects, as appropriate, and shall comply with the provisions of Section 13.24.040 (Improvement Plans), LQMC. 19. The following improvement plans shall be prepared and submitted for review and approval by the City. A separate set of plans for each line item specified below shall be prepared. The plans shall utilize the minimum scale specified, unless otherwise authorized by the City Engineer in writing. Plans may be . prepared at a larger scale if additional detail or plan clarity is desired. Note, the applicant may be required to prepare other improvement plans not listed here pursuant to improvements required by other. agencies and utility purveyors. Resolution No. 2003-101 Specific Plan 2003-066 - Thomas Enterprises Conditions of Approval — Final Adopted: October 7, 2003 Page 6 The street improvement plans shall include permanent traffic control and separate plan sheet(s) (drawn at 20 scale) that show the meandering sidewalk, mounding, and berming design in the combined parkway and landscape setback area. A. Site Development Plan 1 if = 30' Horizontal B. Traffic Signal Plan 1 " = 20' Horizontal Other engineered improvement plans prepared for City approval that are not listed above shall be prepared in formats approved by the City Engineer prior to commencing plan preparation. All Off -Site Plan & Profile Street Plans shall show all existing improvements for a distance of at least 200-feet beyond the project limits, or a distance sufficient to show any required design transitions. The applicant shall prepare an accessibility assessment on a marked up print of the building floor plan identifying every building egress and notes the 2001 California Building Code accessibility requirements associated with each door. The assessment must comply with submittal requirements of the Building & Safety Department. A copy of the reviewed assessment shall be submitted to the Engineering Department in conjunction with the Site Development Plan when it is submitted for plan checking. "Site Development" plans shall normally include all on -site surface improvements including but not necessarily limited to finish grades for curbs & gutters, building floor elevations, parking lot improvements and ADA requirements. 20. The City maintains standard plans, detail sheets and/or construction notes for elements of construction. For a fee, established by City Resolution, the applicant may purchase such standard plans, detail sheets and/or construction notes from the City. 21. The applicant shall furnish a complete set of the AutoCAD files of all approved improvement plans on a storage media acceptable to the City Engineer. The files shall be saved in a standard AutoCAD format so they may be fully retrievable through a basic AutoCAD program. Resolution No. 2003-101 Spedflc Plan 2003-066 - Thomas Enterprises Conditions of Approval - Final Adopted: October 7, 2003 Page 7 At the completion of construction, and prior to the final acceptance of the improvements by the City, the applicant shall update the AutoCAD files in order to reflect the as -built conditions. Where the improvement plans were not produced in a standard AutoCAD format, or a file format that can be converted to an AutoCAD format, the City Engineer will accept raster -image files of the plans. IMPROVEMENT SECURITY AGREEMENTS 22. Prior to approval of any Final Map, the applicant shall construct all on and off - site improvements and satisfy its obligations for same, or shall furnish a fully secured and executed Subdivision Improvement Agreement ("SIA") guaranteeing the construction of such improvements and the satisfaction of its obligations for same, or shall agree to any combination thereof, as may be required by the City. �-- 23. Any Subdivision Improvement Agreement ("SIA") entered into by and between the applicant and the City of La Quinta, for the purpose of guaranteeing the completion of any improvements related to this Tentative Tract Map, shall comply with the provisions of Chapter 13.28 (Improvement Security), LQMC. 24. Improvements to be made, or agreed to be made, shall include the .removal of any existing structures or other obstructions which are not a part of the proposed improvements; and shall provide for the setting of the final survey monumentation. 25. Should the applicant fail to construct the improvements for the development, or fail to satisfy its obligations for the development in a timely manner, the City shall have the right to halt issuance of building permits, and/or final building inspections, withhold other approvals related to the development of the project, or call upon the surety to complete the improvements. GRADING 26. The applicant shall comply with the provisions of Section 13.24.050 (Grading Improvements), LQMC. 27. Prior to occupancy of the project site for any construction, or other purposes, the applicant shall obtain a grading permit approved by the City Engineer. Resolution No. 2003-101 Specific Plan 2003-066 - Thomas Enterprises Conditions of Approval - Final Adopted: October 7, 2003 Page 8 28. To obtain an approved grading permit, the applicant shall submit and obtain approval of all of the following: A. A grading plan prepared by a qualified engineer or architect, B. A preliminary geotechnical ("soils") report prepared by a qualified engineer, C. A Fugitive Dust Control Plan prepared in accordance with Chapter 6.16, (Fugitive Dust Control), LQMC, and D. A Best Management Practices report prepared in accordance with Sections 8.70.010 and 13.24.170 (NPDES stormwater discharge permit and Storm Management and Discharge Controls), LQMC. All grading shall conform to the recommendations contained in the Preliminary Soils Report, and shall be certified as being adequate by a soils engineer, or by an engineering geologist. A statement shall appear on the Final Map that a soils report has been prepared in accordance with the California Health & Safety Code § 17953. The applicant shall furnish security, in a form acceptable to the City, and in an amount sufficient to guarantee compliance with the approved Fugitive Dust Control Plan provisions as submitted with its application for a grading permit. 29. The applicant shall maintain all open graded, undeveloped land in order to prevent wind and/or water erosion of such land. All open graded, undeveloped land shall either be planted with interim landscaping, or stabilized with such other erosion control measures, as were approved in the Fugitive Dust Control Plan. 30. Grading within the perimeter setback and parkway areas shall have undulating terrain and shall conform with the requirements of LQMC Section 9.60.240(F) except as otherwise modified by this condition requirement. The maximum slope shall not exceed 3:1 anywhere in the landscape setback area, except for the backslope (i.e. the slope at the back of the landscape lot) which shall not exceed 2:1 if fully planted with ground cover. The maximum slope in the first six (6) feet adjacent to the curb shall not exceed 4:1 when the nearest edge of Resolution No. 2003-101 r-- Specific Plan 2003-066 - Thomas Enterprises Condtions of Approval - Final Adopted: October 7, 2003 Page 9 sidewalk is within six (6) of the curb, otherwise the maximum slope within the right of way shall not exceed 3:1. All unpaved parkway areas adjacent to the curb shall be depressed one and one-half inches (1.5") in the first eighteen inches 0 8") behind the curb. 31. Building pad elevations on the rough grading plan submitted for City Engineer's approval shall conform with pad elevations shown on the tentative map, unless the pad elevations have other requirements imposed elsewhere in these Conditions of Approval. 32. Building pad elevations of perimeter lots shall not differ by more that one foot from the building pads in adjacent developments. 33. The applicant shall minimize the differences in elevation between the adjoining properties and the lots within this development. Building pad elevations on contiguous interior lots shall not differ by more than three feet except for lots that do not share a common street frontage, where the differential shall not exceed five feet. Where compliance within the above stated limits is impractical, the City may consider alternatives that are shown to minimize safety concerns, maintenance difficulties and neighboring -owner dissatisfaction with the grade differential. 34. Prior to any site grading or regrading that will raise or lower any portion of the site by more than plus or minus three tenths of a foot from the elevations shown on the approved Tentative Map, the applicant shall submit the proposed grading changes to the City Staff for a substantial conformance finding review. 35. Prior to the issuance of a building permit for any building lot, the applicant shall provide a lot pad certification stamped and signed by a qualified engineer or surveyor. DRAINAGE 36. The tributary drainage area shall extend to the centerline of adjacent public streets. Resolution No. 2003-101 Specific Plan 2003-066 - Thomas Enterprises Conditions of Approval -Final Adopted: October 7, 2003 Page 10 37. Nuisance water shall be retained on site. In residential developments, nuisance water shall be disposed of in a trickling sand filter and leach field or equivalent system approved by the City Engineer. The sand filter and leach field shall be designed to contain surges of up to 3 gph/1,000 sq. ft. of landscape area, and infiltrate 5 gpd/1,000 sq. ft. 38. The project shall be designed to accommodate purging and blowoff water (through underground piping and/or retention facilities) from any on -site or adjacent well sites granted or dedicated to the local water utility authority as a requirement for development of this property. 39. The design of the development shall not cause any increase in flood boundaries, levels or frequencies in any area outside the development. 40. Storm drainage historically received from adjoining property shall be received and retained or passed through into the historic downstream drainage relief route. 41. The applicant shall indemnify the City from the costs of any sampling and testing of the development's drainage discharge into the Coachella Valley Strom Water Channel 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 the issuance of any grading, construction or building permit, and shall be binding on all heirs, executors, administrators, assigns, and successors in interest in the land within this specific plan excepting therefrom those portions required to be dedicated or deeded for public use. The form of the indemnification shall be acceptable to the City Attorney. If such discharge is approved for this development, the applicant shall make provisions in the final development CC&Rs for meeting these potential obligations. UTILITIES 42. The applicant shall obtain the approval of the City Engineer for the location of all utility lines within any right-of-way, and all above -ground utility structures including, but not limited to, traffic signal cabinets, electric vaults, water valves, and telephone stands, to ensure optimum placement for practical and aesthetic purposes. Resolution No. 2003-101 Specific Plan 2003-066 - Thomas Enterprises Conditions of Approval - Final Adopted: October 7, 2003 Page 11 43. Existing overhead utility lines within, or adjacent to the proposed development, and all proposed utilities shall be installed underground. All existing utility lines attached to joint use 92 KV transmission power poles are exempt from the requirement to be placed underground. 44. Underground 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 all utility trench compaction for approval by the City Engineer. STREET AND TRAFFIC IMPROVEMENTS 45. The applicant shall comply with the provisions of Sections 13.24.060 (Street Improvements), 13.24.070 (Street Design - Generally) & 13.24.100 (Access For Individual Properties And Development), LQMC for public streets; and Section 13.24.080 (Street Design - Private Streets), where private streets are proposed. 46. The applicant shall construct the following street improvements to conform with the General Plan street type noted in parentheses. A. OFF -SITE STREETS 1) Highway 111 (Major Arterial - State; 140' R/W): No widening of the north side of the street along all frontage adjacent to the Specific Plan is required for its ultimate width as specified in the General Plan and the requirements of these conditions except at locations where additional street width is needed to accommodate: a) Bus turnout and bus shelter, pursuant to City of La Quinta approved design (if required by Sunline Transit) Resolution No. 2003-101 Specific Plan 2003-066 - Thomas Enterprises Conditions of Approval - Final Adopted: October 7, 2003 Page 12 Other required improvements in the right or way and/or adjacent landscape setback area include: a) All appurtenant components such as, but not limited to: curb, gutter, traffic control striping, legends, and signs. b) 8-foot wide meandering sidewalk. The meandering sidewalk shall have an arrhythmic horizontal layout that utilizes concave and convex curves with respect to the curb line that either touches the back of curb or approaches within five feet of the curb at intervals not to exceed 250 feet. The sidewalk curvature radii should vary between 50 and 300 feet, and at each point of reverse curvature, the radius should change to assist in creating the arrhythmic layout. The sidewalk shall meander into the landscape setback lot and approach within 5 feet of the perimeter wall at intervals not to exceed 250 feet. 2) Adams Street (Secondary Arterial — 88' R/W): No widening of the east side of the street along all frontage adjacent to the Specific Plan is required for its ultimate width as specified in the General Plan and the requirements of these conditions. B. PARKING LOT AND CIRCULATION — The design of parking facilities shall conform to LQMC Chapter 9.150. Contingent on development concepts of the property to the east, the applicant shall provide an additional connection to the parking area from the shared entry drive off of Highway 111 at La Quinta Drive. The connection shall be located approximately 300 feet north of Highway 111 and aligned with the east/west circulation road south of Building Area 5. Drive thru access to the southerly east/west circulation road from Building Area 4 at the southeast corner of the property shall be at least 100 feet from the west curb face of the shared entry drive to the east. C. TRAFFIC SIGNAL - Traffic signal at the intersection of Adams Street and Corporate Centre Drive when warrants are met. Applicant is responsible for the cost to design and install the traffic signal. Applicant shall enter Resolution No. 2003-101 �— Specific Plan 2003-066 - Thomas Enterprises Conditions of Approval - Final Adopted: October 7, 2003 Page 13 into an improvement agreement and post security for full cost to design and construct the traffic signal prior to issuance of an onsite grading permit; the security shall remain in effect until the signal is constructed by the applicant. 47. General access points and turning movements of traffic are limited to the following: A. Highway 111 1) Primary Entry (Highway 111, 800 feet east of Adams Street): Right turn in, Right turn out. Left turn movements in and out are prohibited. 2) Secondary Entry (Highway 111, 420 feet east of Adams Street): Right turn in, Right turn our. Left turn movements in and out are prohibited. 3) Shared Entry (Highway 111, east of the easterly property line: Full turn movements are allowed at the existing signalized intersection of Highway 111 and La Quinta Drive. B. Adams Street — Limited to single access point as described below: 1) Primary Entry (Adams Street, 400 feet north of Highway 111): Full turn movements are allowed until traffic conditions at the entry warrant traffic installation at which time left turn restrictors shall be installed by the applicant. Prior to issuance of first permit for street improvements, the applicant shall post a bond or money, to pay for the reconfiguration of the intersection on Adams Street between Highway 111 and Adams Street should traffic conditions warrant traffic signal installation within the first five years after a certificate of occupancy has been issued to the first building, as determined by the Engineering Department. The bond shall cover the cost of constructing the traffic restrictors. At the end of the five years, if traffic conditions do not warrant traffic signal installation the bond/money shall be released to the applicant. C. Corporate Centre Drive — Limited to single access point as described below: Resolution No. 2003-101 Specific Plan 2003-066 - Thomas Enterprises Conditions of Approval — Final Adopted: October 7, 2003 Page 14 1) Primary Entry (Corporate Centre Drive, 300' east of Adams Street): Full turn movements are allowed. The applicant shall extend improvements beyond the subdivision 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). 48. The applicant shall design street pavement sections using CalTrans' design procedure for 20-year life pavement, and the site -specific data for soil strength and anticipated traffic loading (including construction traffic). Minimum structural sections shall be as follows: Parking Areas Collector Secondary Arterial Major Arterial 3.0" a.c./4.5" c.a.b. 4.0" a.c /5.0" c.a.b. 4.0" a.c./6.0" c.a.b. 5.5" a.c./6.5" c.a.b. or the approved equivalents of alternate materials. 49. 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. A. 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. 50. Improvements shall be designed and constructed in accordance with City adopted standards, supplemental drawings and specifications, or as approved by the City Engineer. Improvement plans for streets, access gates and parking areas shall be stamped and signed by qualified engineers. Resohrtion No. 2003-101 r__ Specific Plan 2003-066 - Thomas Enterprises Conditions of Approval - Rnal Adopted: October 7, 2003 E Page 15 CONSTRUCTION 51. The City will conduct final inspections of habitable buildings only when the buildings have improved street and (if required) sidewalk access to publicly - maintained streets. The improvements shall include required traffic control devices, pavement markings and street name signs. If on -site streets in residential developments are initially constructed with partial pavement thickness, the applicant shall complete the pavement prior to final inspections of the last building within the development or when directed by the City, whichever comes first. LANDSCAPING 52. The applicant shall comply with Sections 13.24.130 (Landscaping Setbacks) & 13.24.140 (Landscaping Plans), LQMC. 53. The applicant shall provide landscaping in the required setbacks, retention basins, and common lots. 54. Landscape and irrigation plans for landscaped lots and setbacks, medians, retention and basins, shall be signed and stamped by a licensed landscape architect. The applicant shall submit the landscape plans for approval by the Community Development Department (CDD), prior to plan checking by the Public Works Department. When plan checking has been completed by CDD, the applicant shall obtain the signatures of CVWD and the Riverside County Agricultural Commissioner, prior to submittal for signature by the City Engineer. NOTE: Plans are not approved for construction until signed by the City Engineer. 55. Landscape areas shall have permanent irrigation improvements meeting the requirements of the City Engineer with all trees having a minimum 1.5" caliper. Use of lawn areas shall be minimized with no lawn, or spray irrigation, being placed within 18 inches of curbs along public streets. Resolution No. 2003-101 Specific Plan 2003-066 - Thomas Enterprises Conditions of Approval - Final Adopted: October 7, 2003 Page 16 PUBLIC SERVICES 56. The applicant shall provide public transit improvements, including bus shelter per the City design standards, as required by SunLine Transit Agency and approved by Caltrans and the City Engineer. QUALITY ASSURANCE 57. The applicant shall employ construction quality -assurance measures that meet with the approval of the City Engineer. 58. The applicant shall employ, or retain, qualified engineers, surveyors, and such other appropriate professionals as are required to provide the expertise with which to prepare and sign accurate record drawings, and to provide adequate construction supervision. 59. The applicant shall arrange for, and bear the cost of, all measurements, sampling and testing procedures not included in the City's inspection program, but which may be required by the City, as evidence that the construction materials and methods employed comply with the plans, specifications and other applicable regulations. 60. Upon completion of construction, the applicant shall furnish the City with reproducible record drawings of all improvement plans which were approved by the City. Each sheet shall be clearly marked "Record Drawing," "As -Built" or "As -Constructed" and shall be stamped and signed by the engineer or surveyor certifying to the accuracy and completeness of the drawings. The applicant shall have all AutoCAD or raster -image files previously submitted to the City, revised to reflect the as -built conditions. MAINTENANCE 61. The applicant shall comply with the provisions of Section 13.24.160 (Maintenance), LQMC. 62. The applicant shall make provisions for the continuous and perpetual maintenance of all private on -site improvements, perimeter landscaping, access drives, and sidewalks. Resolution No. 2003-101 Specific Plan 2003-066 - Thomas Enterprises Conditions of Approval — Final a Adopted: October 7, 2003 Page 17 FEES AND DEPOSITS 63. The applicant shall comply with the provisions of Section 13.24.180 (Fees and Deposits), LQMC. These fees include all deposits and fees required by the City for plan checking and construction inspection. Deposits and fee amounts shall be those in effect when the applicant makes application for plan check and permits. 64. Permits issued under this approval shall be subject to the provisions of the Infrastructure Fee Program and Development Impact Fee program in effect at the time of issuance of building permit(s). MISCELLANEOUS 65. A minimum three-foot high screening of the parking lot surfaces shall be provided adjacent to Adams Street and Corporate Center Drive by the use of screen shrubs, short walls and/or berming. 66. All mitigation measures contained in Environmental Assessment 2003-481 are required to be complied with, as noted. 67. All masonry walls where determined by the Community Development Department to be readily visible from public streets shall be decorative in material and color. 68. The exterior elevations of all buildings contained in the specific plan text. are conceptual only and subject to approval of a site development permit by the Planning Commission. 69. A sign program for the shopping center shall be approved by the Planning Commission prior to approval of a grading permit. 70. Comments received from the .Police Department shall be considered and incorporated into the Site Development Permit project design where feasible. FIRE MARSHAL 71. Approved super fire hydrants shall be spaced every 330 feet and shall be located not less than 25 feet nor more than 165 feet from any portion of the buildings as measured along vehicular travel ways. Resolution No. 2003-101 Specific Plan 2003-066 - Thomas Enterprises Conditions of Approval - Final Adopted: October 7, 2003 Page 18 72. Blue dot reflectors shall be placed in the street 8 inches from centerline to the side that the fire hydrant is on, to identify fire hydrant locations. 73. Fire Department connections shall be not less than 25 feet nor more than 50 feet from a fire hydrant and shall be located on the street side of the buildings. 74. Building plans shall be submitted to the Fire Department for plan review to run concurrent with the City plan check. 75. Water plans for the fire protection system (fire hydrants, fdc, etc.) shall be submitted to the Fire Department for approval prior to issuance of a building permit. 76. City of La Quinta ordinance requires all commercial buildings 5,000 sq. ft. or larger to be fully sprinkled. NFPA 13 Standard. Sprinkler plans will need to be submitted to the Fire Department. 77. The required water system, including fire hydrants, shall be installed and accepted by the appropriate water agency prior to any combustible building material being placed on an individual lot. 78. Fire Department street access shall come to within 150 feet of all portions of the 1 ". floor of all buildings, by path of exterior travel. 79. Any commercial operation that produces grease -laden vapors will require a Hood/duct system for fire protection. (Restaurants, drive-thru's, etc.) 80. The applicant or developer shall prepare and submit to the Fire Department for approval, a site plan designating required fire lanes with appropriate lane painting and/or signs. Streets shall be a minimum 20 feet wide with a height of 13"6" clear and unobstructed. 81. Install a KNOX key box on the building. (Contact the Fire Department for an application) 82. Install portable fire extinguishers as required by the California Fire Code. Resolution No, 2003-101 Specific Plan 2003-066 - Thomas Enterprises Conditions of Approval - Find Adopted: October 7, 2003 Page 19 83. The water mains shall be capable of providing a potential fire flow of 4000 gpm and the actual fire flow from any two adjacent hydrants shall be 2000 gpm for a 4-hour duration at 20-psi residual operating pressure. The fire flow is based on all buildings having a full NFPA 13 sprinkler system. BUILDING DESIGN REVISION 84. The loading dock for Major "A" (Henri's) and delivery trucks when using it shall be screened from view of Corporate Center Drive. This screening shall be accomplished by a decorative masonry screen wall and/or lowering of the loading dock.