CC Resolution 1993-008^C Ii
RESOLUTION 93-8
A RESOLUTION OF THE CITY COUNCIL OF THE
CITY OF LA QUINTA, CALIFORNIA, CONCURRING
WITH ENVIRONMENTAL ASSESSMENT 92-241 AND
APPROVAL OF SPECIFIC PLAN 92-022 AND PLOT
PLAN 92-490.
CASE NO. SPECIFIC PLAN 92-022 AND PLOT PLAN 92-490
APPLICANT: EFP CORP ED CARNES)
WHEREAS, the Planning Comisgion of the City of La
Quinta, California, did, on the 24th day of November, 1992,
hold a duly-noticed Public Hearing to consider the request of
E.F.P Corp. to develop a 251,550 square foot comercial
shopping center on a portion of a 23 acre site bounded by the
Whitewater Storm Channel on the north, Highway 111 on the
south, and Jefferson Street on the east.
WHEREAS, the Planning Commission of the City of La
Quinta, California, did, on the 26th day of January, 1993,
reconsider their review of the project based on the City
Council's action of December 15, 1992.
WHEREAS, the City Council of the City of La Quinta,
California, did, on the 15th day of December, 1992, and
February 2, 1993, hold a duly-noticed Public Hearing to
consider the request of E.F.P Corp. and recommendation of the
Planning Commission to develop a 251,550 square foot commercial
shopping center on a portion of a 23 acre site bounded by the
Whitewater Storm Channel on the north, Highway 111 on the
south, and Jefferson Street on the east, more particularly
described as.*
A PORTION OF THE NORTH HALF OF SECTION 29, T55, R7E, SBBM
APN 617-080-017, 021)
WHEREAS, said Specific Plan and Plot Plan request
has complied with the requirements of The Rules to Implement
the California Environmental Quality Act of 1970" as amended)
by Resolution 83-68, in that the Planning Director has
conducted an initial study and has determined that, although
the project could have an adverse impact on the environment,
the mitigation measures incorporated into the Conditions of
Approval will mitigate those project impacts to levels of
insignificance; and,
WHEREAS, mitigation of various physical impacts
have been identified and incorporated into the approval
conditions for Specific Plan 92-022 & Plot Plan 92-490, thereby
requiring that monitoring of those mitigation measures be
undertaken to assure compliance with them; and,
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WHEREAS, at said Public Hearing, upon hearing and
considering all testimony and arguments, if any, of all
interested persons desiring to*be heard, said City Council did
find the following facts and reasons to justify the approval of
said Specific Plan and Plot Plan:
1. The proposed Specific Plan and Plot Plan is consistent
with the goals and policies of the La Quinta General Plan.
2. The Specific Plan and Plot Plan are compatible with the
existing and anticipated area development.
3. The project will be provided with adequate utilities and
public services to ensure public health and safety.
4. That the project will not impact the abutting streets as
they will be fully improved along the frontage of the
site as required by the adopted General Plan Circulation
Element).
5. That the conditions imposed are deemed necessary to
protect the health, safety, and welfare of the comunity.
6. That the use(s) is consistent with the provisions of the
La Quinta Municipal Code.
7. That the project is consistent with State Law Section
65450 et. al.).
SPECIFIC PLAN GOALS/OBJECTIVES
1. To create a shopping area to serve the City of La Quinta
and adjoining cities.
2. To create a unique urban design environment that is
appealing to the citizens of La Quinta.
3. To create a harmonious relationship with the adjacent
residential neighborhoods north and east) by buffering
the project with streets, setbacks, landscaping, walls,
and other architectural features.
4. To create a pedestrian-oriented environment.
5. To provide a balanced transportation system to conserve
and reduce air pollution.
6. To provide an adequate supply of on-site parking and
landscaping.
NOW, THEREFORE, BE IT RESOLVED by the City Council
of the City of La Quinta, California, as follows:
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^C 1. That the above recitations are true and correct and
constitute the findings of the Commission in this case;
2. That it does hereby confirm the conclusion of
Environmental Assessment No. 92-241, indicating that the
proposed Specific Plan and Plot Plan will not result in
any significant environmental impacts as mitigated by the
recommended Conditions of Approval;
3. That the City Council does hereby approve the
above-described Specific Plan and Plot Plan request for
the reasons set forth in this Resolution, and subject to
the attached Conditions of Approval.
PASSED, APPROVED, and ADOPTED at a regular meeting
of the La Quinta City Council, held on this 2nd day of
February, 1993, by the following vote, to wit:
AYES: Council Members Bangerter, McCartney, Perkins, Sniff
and Mayor Pena
NOES: None
ABSENT: None
ABSTAIN: None PENA,"Mayor**
JOHN
City of La Quinta, California
UNDRA L. JUHO City Clerk
City of La Quinta, California
APPROVED AS TO FORM:
DAWN HONEYWELL, Cit'y Attorney
City of La Quinta, California
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^CCr'.Y COUNCIL RESOLUTION 93-8
COND*ONS OF APPROVAL FINAL
SPECIFIC PLAN 92A)22 & PLOT PLAN 92490 REVISED)
FEBRUARY 2, 1993
* Modified by Planning Commission on November 24, 1992
** Added by Planning Commission on November 24, 1992
+ Revised by Design Review Board on 1113193
+ + Added by Design Review Board on 1113193
+ + + Modified by Planning Commission 1126193
GENERAL:
1. Specific Plan 92-022 and Plot Plan 92490 shall comply with the requirements and
standards of the City of La Quinta Municipal Code, unless otherwise modified by the
following conditions.
2. mis approval shall expire and become void within one year unless extended pursuant to
the City's Municipal Code.
3. Phasing plans, including phasing of public improvements, shall be submitted for review
and approval by the City Engineer and the Planning and Development Department prior
building permit issuance.
4. Prior to the issuance of a grading or building permit for construction of any building or
use contemplated by this approval, the applicant shall obtain permits and/or clearances
from the following public agencies:
City Fire Marshal
Public Works Department
Planning and Development Department
Riverside Co. Environmental Health Department
Desert Sands Unified School District
Coachella Valley Water District
Imperial Irrigation District
California Regional Water Quality Control Board NPDES Permit)
Caltrans District II
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 approvals and signatures on the
plans.
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Conditions of Approval
Specific Plan 92-022 & Plot Plan 92-490 Revised)
February 2, 1993
Evidence of said permits or clearances from the above mentioned agencies shall be
presented to the Building Division at the time of the application for a building permit for
the use contemplated herewith.
5. Provisions shall be made to comply with the terms and requirements of the City's
adopted Thfrastructure Fee program in effect at the time of issuance of building permits.
6. Construction shall comply with all local and State building code requirements as
determined by the Building and Safety Director.
FEES AND DEPOSITS
7. Th order to mitigate impacts on public schools, applicant shall comply with the following:
Prior to the issuance of any building permits, the applicant shall
provide the Planning and Development Department with written
clearance from the DSUSD stating that their impact fees have been
paid.
8. The California Fish and Game Environmental filing fees shall be paid. The fee is
$1,300.00 plus $50.00 for the Riverside County document processing. The fee shall be
paid within 24 hours after approval by the City Council.
9. Applicant shall pay all fees and deposits required by the City for processing, plan
checking, and construction inspection. The fee and deposit amount(s) shall be those
which are in effect at the time the work is undertaken and accomplished by the City.
10. Prior to issuance of any land disturbance permit, the applicant shall pay the required
mitigation fees for the Coachella Valley FringeToed Liaard Habitat Conservation
Program, as adopted by the City, in the amount of $600 per acre of disturbed land.
IMPROVEMENT AGREEMENT
11. Applicant shall construct, or enter into an agreement to construct, the on- and off-site
grading, streets, utilities, landscaping, on-site common area improvements, and any other
improvements required by these conditions before approval of the final map.
Improvements to be made or agreed to shall include removal of any existing structures
or obstructions which are not part of the proposed improvements.
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Conditions of Approval
specific Plan 92-022 & Plot Plan 92-490 Revised)
February 2, 1993
If improvements are phased, off-site improvements and property-wide improvements such
as perimeter walls and landscaping, common drainage basins or mains, and perimeter
landscaping shall be constnicted or secured prior to issuance of a building permit.
12. The applicant shall develop phases in the order of the approved phasing plan so that
improvements required of each phase are complete prior to issuance of Certificates of
Occupancy within any subsequent phases. The City Engineer may consider proposals by
the applicant to stage the installation of off-site and property-wide improvements
normally secured with the first phase i.e., off-site improvements, perimeter walls and
perimeter landscaping) with the orderly development of all phases within the plot plan.
13. Applicant shall dedicate public street right of way and utility easements in conformance
with the City's General Plan, Municipal Code, applicable specific plans if any, and as
required by Caltrans and the City Engineer. Right of way geometry for cul*de-sacs,
knuckle turns and corner cut-backs for State Route ill improvements shall conform with
Caltrans requirements or as approved by the City Engineer. Right of way geometry for
cul-de- sacs, knuckle turns and corner cut-backs for all other improvements shall conform
with Riverside County Standard Drawings #800, #801, and #805 respectively unless
otherwise approved by the City Engineer.
Dedications shall include:
A. Jefferson Street 60-foot half width, plus additional to accommodate any right
turn refuges and dual left turn lanes and an exclusive right turn lane at SR 111,
plus additional as required by the intersection alignment study required herein.
B. State Route 111 8&foot half width, exclusive bus turnout, additional width as
necessary to accommodate exclusive left and right turn lanes and alignment
changes resulting from the intersection alignment study required below.
C. Right-of-way or easements as required to provide access for emergency service
equipment.
D. Mutual access easement to adjacent property to the west over the most westerly
access drive.
E. Parcels and easements as required by CVWD.
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Conditions of Approval
Specific Plan 92-022 & Plot Plan 92-490 Revised)
February 2, 1993
14. Applicant shall create, and offer to dedicate, common area setback lots, of minimum
width as noted, adjacent to the following street rights of way:
A. Highway 111 50 feet wide; and
B. Jefferson Street 20 feet wide.
15. Applicant shall dedicate blanket easements over the setback lots for the purpose of
sidewalks and/or bikepaths.
16. The applicant shall vacate vehicle access rights to abutting public streets. Access to those
streets shall be restricted to street intersections and approved emergency access locations.
17. Applicant shall dedicate any easements necessary for placement of and access to utility
lines and structures, drainage basins, common areas, and centralized mail delivery units.
PROJECT DESIGN:
18. Development of the project site shall comply with Specific Plan 92-022 and Plot Plan 92-
490 and the following conditions, which conditions shall take precedence in the event of
any conflict with the plans and exhibits.
19. A noise study shall be prepared by a qualified acoustical engineer, to be submitted to the
Planning & Development Department for review and approval prior to issuance of a
grading permit. The study shall concentrate on noise impacts on the tract from perimeter
arterial streets, and recommend alternative mitigation techniques. Recommendations of
the study shall be incorporated into the project design. The study shall consider use of
building setbacks, engineering design, building orientation, noise barriers berming,
walls, and landscaping, etc.), and other techniques.
*20. A six-foot-high masonry wall or chain link fence living fence) shall be provided along
the north side of the project. The exact location, design, and materials shall be subject
to review and approval by the Planning and Development Department in conjunction with
the noise study and approved by the Design Review Board and the Planning Commission.
landscaping shall be provided on both sides of the future wall or fence.
21. The requirements of the City's Off-Street Parking Ordinance shall be met for each
* development phase of the project.
22. This approval does not authorize the construction of the pad sites. These buildings'
specific locations, design, height, and size shall be subject to separate plot plan review
and approval by the Design Review Board and Planning Commission.
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Conditions of Approval
Specific Plan 92-022 & Plot Plan 92-490 Revised)
February 2, 1993
23. All lighting facilities shall comply with Chapter 9.210 Outdoor Light Control) and be
designed to minimize light and glare impacts to surrounding property. All lighting to be
installed shall be subject to review and approval by the Planning and Development
Department.
Applicant shall submit plans for street lighting along roads, if any, for review and
approval by the Planning and Development Department.
BUILDING AND SUrE DESIGN
24. The development shall be governed by the following:
A. All ground-mounted mechanical equipment shall be screened from view by
methods approved by the Planning and Development Department.
B. No tw*story buildings shall be allowed within 15*feet of 3efferson Street or
Highway 111.
C. All roofing material within the project shall be clay or concrete barrel tile. The
color of the roof tiles shall consist of desert hues and be approved by the Staff.
D. A building addressing plan shall be submitted to Building and Safety and to the
Fire Department for review during plan check. The minimum building address
size lettering shall be eight inches.
E. Screening of the parking lot surface shall be provided from all adjacent streets
through use of berming, landscaping and for short decorative walls. The
minimum vertical height shall be 42 inches.
F. Handicap access, facilities and parking shall be provided per Federal, State, and
local requirements.
G. No overhead or similar door shall open to the north or towards any residentially
zoned property unless adequate screened from noise and visibility to the
satisfaction of the Planning and Development Director.
H. Variety in setbacks and siting shall occur in development of the future pad sites,
but in no case shall the building setback line be less than the rninimum building
setback requirement.
I. No outside cart or other storage shall be permitted unless completely screened in
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Conditions of Approval
Specific Plan 92-022 & Plot Plan 92-490 Revised)
February 2, 1993
a City approved area, excluding cart return areas within parking lot area.
J. Parking lot striping plan including directional arrows, stop signs, no parking
areas, parking spaces shall be approved by Planning and Development and
Engineering Departments prior to issuance of building permits.
+K. Plot plan or conditional use permit applications, as deemed necessary by C-P-S
Zone requirements, shall be processed for each pad site. The architectural
features of the pad sites shall be consistent with the design theme of the main
structure.
L. The Planning Commission shall conduct annual reviews of this specific plan until
the project is completed. During each annual review by the Commission, the
developer/applicant shall be required to demonstrate good faith compliance with
the terms of the specific plan. The applicant/developer of this project her*y
agrees to lurnish such evidence of compliance as the City, in the exercise of its
reasonable discretion, may require. Evidence of good faith compliance may
include, but shall not necessarily be limited to, good faith compliance with the
requirements of the specific plan. Upon conclusion of the annual review, the
Commission may extend the approval period for 12 months at a time.
M. The final landscape plan shall utilize trees and palms along Highway 111 and
Jefferson Street and the entry drives into the project. Palms should not be used
as shade trees for the parking lot areas unless they are massed because the
applicant will not be able to meet the City's landscape shading requirements
which call for 50% of the parking shall be shaded. Canopy shade trees may be
used in the parking lot.
N. Accent tree uplighting shall be used along both major streets and along the main
entry dnves.
+0. A master sign program shall be reviewed and approved by the Design Review
Board and Planning Commission prior to any on-site building construction. The
program should include uniform materials and colors for each tenant space.
+P. A trellised or tiled roofed *estrian arcade shall be built along the front of the
shopping center to shield the customers and store owners from the intense
summer sun. The location and design of the arcade shall be approved by Staff
during plan check. The maroon canvas awnings may be used under the trellis or
roofed arcade as an accent treatment to the overall design of the shopping
complex. The awning color shall be a softer color.
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Conditiona of Approval
Specific Plan 92-022 & Plot Plan 92-490 Revised)
February 2, 1993
+ + +Q. The neon tubing which is mounted to the top of the building complex should be
used sparingly throughout the shopping center because the neon will distract from
the architectural elements of the center plus it could be a distraction to Highway
ill traffic.
The neon tubing may be used on buildings C, F, and G on the sides of the
building which face the shopping complexes primary parking lot south side).
The neon tubing shall be mounted in a recessed stucco channel and the location
and/or color shall be approved by the Staff prior to construction plan check. The
neon tubing should create a soft" light accent on the building but should not
create glare.
R. A special landscape design shall be submitted for the intersection of Highway 111
and Jefferson Street because it is a gateway" intersection. The applicant should
prepare a formal landscape plan which uses citrus trees, decorative hardscape,
desert landscape, uplighting, and public art as a focal point for this primary
intersection. The landscape area should be approximately 50 feet by 100 feet
5,000 square feet). The plan shall be approved by the Design Review Board and
by the Arts in Public Places Committee.
S. All roof mounted mechanical equipment should be screened by the building wall
parapet e.g., 32-inch parapet).
T. The minimum dimension for a parking lot planter should be seven feet wide.
+ U. The final concept building plans shall be reviewed by the Staff during plan check.
+ +V. A trellised pedestrian cover between Buildings A & B is not necessary unless the
applicant desires the facility for his patrons. If desired, the height of the structure
shall be approved by the City Fire Marshall during plan check. The design and
its location shall be approved by the Planning Department.
+ +W. The building parapet heights throughout the project shall be continual around each
respective building mass to assure architectural continuity for the project.
+ +X. The design features of the south elevation should be reflective in the north
elevations, where appropriate.
25. Prior to issuance of any grading or building permits, the applicant shall submit to the
Planning and Development Department an interim landscape program for the entire site,
which shall be for the purpose of wind erosion and dust control. The land owner shall
institute blowsand and dust control measures during the grading and site development.
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Conditions of Approval
Specific Plan 92-022 & Plot Plan 92-490 Revised)
February 2* 1993
These shall include but not be limited to:
A. The use of irrigation during all construction activities;
B. Planting of cover crop or vegetation upon previously graded but undeveloped
portions of the site; and
C. Provision of wind breaks or wind rows, fencing, andlor landscaping to reduce the
effects upon adjacent properties and property owners. The land owner shall
comply with requirements of the Director of Public Works and Planning and
Development. All construction and graded areas shall be watered at least twice
daily while being used to prevent the emission of dust and blowsand.
26. Graded but undeveloped land shall be maintained in a condition so as to prevent a dust
and blowsand nuisance and shall be either planted with interim landscaping or provided
with other wind and water erosion control measures as approved by the Planning and
Development and Public Works Departments.
27. Applicant shall comply with provisions of the Master Plan of Drainage, including
payment of fees required therewith, and the City's Flood Protection Ordinance.
28. Prior to issuance of a grading permit, the applicant shall prepare and submit a written
report to the Planning and Development Director demonstrating compliance with those
Conditions of Approval and mitigation measures of Environmental Assessment 92-241,
which must be satisfied prior to the issuance of a grading permit. Prior to the issuance
of a building permit, the Applicant shall prepare and submit a written report to the
Planning and Development Director demonstrating compliance with those conditions of
approval and mitigation measures of Environmental Assessment 92-241, Specific Plan
924)22 and Plot Plan 92-490 which must be satisfied prior to the issuance of a building
permit. Prior to fwal building inspection approval, the Applicant shall prepare and
submit a written report to the Planning and Development Director demonstrating
compliance with all remaining Conditions of Approval and mitigating measures of
Environmental Assessment 92-241, Specific Plan 92*O22 and Plot Plan 92-490. The
Planning and Development Director may require inspections or other monitoring to
assure such compliance.
29. A grading plan shall be prepared by a registered civil engineer. The plan must meet the
approval of the City Engineer prior to issuance of a building permit.
The grading plan shall conform with the recommendations of the soils report. The soils
engineer and/or the engineering geologist shall certify to the adequacy of the grading
plan.
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Conditions of Approval
Specific Plan 92-022 & plot Plan 92-490 Revised)
February 2, 1993
DRAINAGE
30. The project shall be graded to permit storm flow in excess of retention capacity to flow
into the Whitewater River Channel. Pipes shall be sized to prevent pending in parking
areas from exceeding six inches during a one hundred year storm event. The project
shall be graded to receive storm flow from adjoining property at locations that have
historically received flow.
31. The tributary drainage area for which the applicant is responsible shall extend to the
centerline of any public street contiguous to the site.
32. In design of retention facilities, the percolation rate shall be considered to be zero unless
Applicant provides site-specific data that indicates otherwise. A trickling sand filter and
leachfield shall be installed to percolate nuisance water in conformance with requirements
of the City Engineer. The sand filter and leach field shall be sized to percolate 22
gallons per day per 1,000 square feet of drainage area.
33. The design of the project shall not cause any change in flood boundaries, levels or
frequencies in any area outside the project.
34. Applicant shall construct storm water facilities along the north side of Highway 111 as
required by the City Engineer.
35. All existing and proposed utilities adjacent to or on the proposed site or shall be installed
in underground facilities. Electric power lines over 12,500 volts are not subject to this
requirement.
36. Underground utilities in areas where hardscape surface improvements are planned shall
be installed prior to construction of the surface improvements. Applicant shall provide
certified reports of utility trench compaction tests for approval of the City Engineer.
37. The applicant shall comply with the requirements of the Coachella Valley Water District
including dedication of parcels, lining of the Whitewater River Channel and other
requirements of their letter of October 2, 1992.
STREFr AND TRAFFIC IMPROVEMENTS
38. The City is contemplating adoption of a Major Thoroughfare Improvements Ordinance.
The Ordinance is intended to distribute the cost of major thoroughfare construction
evenly and fairly on undeveloped land at the time the land is subdivided or developed for
beneficial use.
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Condition. of Approval
Specific Plan 92-022 & Plot Plan 92-490 Reviaed)
ebruary 2, 1993
If the Ordinance is adopted at least 60 days prior to the issuance of a building permit,
this project shall be subject to the provisions of the ordinance.
If the Ordinance is not adopted the Applicant shall Construct street improvements withln
and Contiguous to the project as listed below.
39. Improvement plans for all on- and off-site streets shall be prepared by a registered civil
engineer. Improvements to State Route 111 shall be designed and Constructed in
accordance with the requirements of Caltrans and the City Engineer. Other
improvements shall be designed and Constructed in accordance with the Ia Quinta
Municipal Code, adopted Standard Drawings and as approved by the City Engineer.
The applicant shall perform an alignment study of S.R. 111 and Jefferson Street to
determine the design of the Jefferson/S.R. 111 intersection. The study shall extend 5O(*
feet in all directions beyond the boundaries of the applicant's site. If total required
improvements to S.R. ill exceed $300,000, the applicant shall pefform a Project Study
Report if and as required by Caltrans.
Pavement design shall Consider soil strength, anticipated traffic loading and design life.
The minimum pavement section shall be 3.' AC/4" Class 2 base for on-site work and
4"/6.' for arterial and Collector streets.
40. Improvements shall include all appurtenances such as traffic signs, channelization
marliings, raised medians if required, street name signs, sidewalks, and centraled mail
delivery units approved in design and location by the U.5 Post Office and the City
Engineer. Mid-block street lighting is not required.
Enhancements to existing improvements may be required to integrate the proposed
improvements with existing Conditions. This includes street width transitions extending
beyond tract boundaries.
41. The following street improvements shall be Constructed to Conform with the General Plan
street type noted in parentheses:
A. OFF-SITh S'U*EETS
1. Jefferson Street Three travel lanes on west side 39' curb to curb) plus
required turn lanes. Install 8-foot sidewalk.
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^CConditions of Approval
Specific Plan 92-022 & Plot Plan 92-4g0 Revised)
February 2, 1993
2. S.R. 111 Install three travel lanes and shoulder on north side estimated
46' curb to curb), median island, required turn lanes, exclusive bus
turnout with pedestrian walkway to site, and 8-foot sidewalk.
B. ON-SITE STREETS
1. As required by the City Engineer. Shall include at least one 24' access
road each to Jefferson Street and S.R. 111.
**IC SIGNALS
1. S.R. 111 at West Entry Drive Full traffic signal. If the signal is
warranted when this development occurs as determined by the City
Engineer), the applicant shall design and construct the signal at the
applicant's expense. If the signal is deferred until warranted at a later
date, the applicant shall pay cash or provide security in guarantee of cash
payment for 25 % of the cost to design and construct the signal.
2. S.R. ill at Jefferson Traffic signal modifications as determined by the
alignment study and as approved by the City Engineer. If the
modifications are warranted when this development occurs as determined
by the City Engineer), the applicant shall design and construct the
modifications at the applicant's expense. If the modifications are deferred
until warranted at a later date, the applicant shall pay cash or provide
security in guarantee of cash payment for 25% of the cost to design and
construct the modifications.
42. Access points and turning movements of traffic shall be restricted as follows:
A. S.R. lii Unrestricted at most westerly access drive. Right-iniright*out at drive
approximately midway between the west property line and Jefferson Street.
B. Jefferson Street Unrestricted at intersection with Vista Grande. Right-in only
at drive between this intersection and S.R. 111.
C. Applicant shall provide signage and traffic control devices along entry drives as
required by the City Engineer.
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Conditions of Approva*
Specific Plan 92-022 & Plot Plan 92-490 Revised)
February 2, 1993
43. The applicant shall provide landscape improvements in the setback lots along Jefferson
Street and State Route ill. Design of these setbacks shall be reviewed by the Design
Review Board and approved by the Planning Commission. The applicant is encouraged
to minimize steep slope designs. Use of lawn shall be minimized with no lawn or spray
irrigation within S-feet of street curb.
44. Prior to approval of building permits, the applicant shall prepare a water conservation
plan which shall include consideration of:
A. Methods to minimize the consumption of water, including water saving features
incorporated into the design of the structures, the use of drought tolerant and low-
water usage landscaping materials, and programs to increase the effectiveness of
landscape, as recommended by Coachella Valley Water District and the State
Department of Water Resources.
B. Methods for maximizing groundwater recharge, including the construction of
groundwater recliarge facilities.
C. Methods for minimizing the amount of water used for on-site irrigation, including
the use of reclaimed water from sewage treatment facilities. The water energy
plan shall be subject to review and acceptance by CVWD prior to final approval
by the City Engineer.
45. Applicant/developer shall submit a landscape and irrigation plan which is in compliance
with Ordinance 220, pertaining to water efficient landscaping, and which shall be
designated to feature drought tolerant plant species, and the latest water conserving
irrigation technology. The plan(s) shall be subject to initial review by the Design Review
Board and the Planning Commission, with subsequent final review and acceptance by
Coachella Valley Water District prior to landscape construction. Evidence of CVWD
acceptance shall be submitted to the Planning and Development Department.
46. Desert or native plant species and drought resistant planning materials shall be
encouraged. Provision shall also be made for planting materials which provide forage
and nesting aaeas for nearby wildlife.
47. landscape and irrigation plans for landscaped lots, common retention basins and park
facilities shall be prepared by a licensed landscape architect. The plans and proposed
landscaping improvements shall be in conformance with requirements of, and be signed
by, the Planning Director, the City Engineer, the Coachella Valley Water District, and
the Riverside County Agricultural Commissioner.
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Specific Plan 92-022 & Plot Plan 92-490 Reviced)
February 2, 1993
Landscape areas shall have permanent irrigation improvements meeting the requirements
of the City Engineer. Common basins shall be designed with a turf grass surface which
can be mowed with standard tractor-mounted equipment.
48. Applicant shall insure that landscaping plans and utility plans are coordinated to provide
visual screening of above-ground utility structures.
49. Applicant shall submit a copy of the proposed grading, landscaping and irrigation plans
to the Coachella Valley Water District for review and approval with respect to the
District's Water Management Program.
PUBLIC SERVICES
50. The applicant shall comply with the requirements of the City Fire Marshal, who may
approve alternate means of compliance where deemed appropriate and equivalent to these
standards:
A. The access road proposed along the northern boundary of the project shall be
completed during Phase I to provide through circulation.
B. All future building expansions shall be subject to a site plan review/approval prior
to issuance of building permits.
C. A minimum unobstructed width of 24 feet shall be maintained for all access
roads, with certain areas designated as fire lanes.
D. The water mains shall be capable of providing a fire flow of 5000 gpm and an
actual fire flow available from any two adjacent hydrants shall be 2500 gpm for
two hours duration at 20 psi.
E. A combination of on-site and off-site Super hydrants 6" X 4" X 2-1/2" X 2-1/2")
shall be located not less than 25 feet or more than 165 feet ftom any portion of
the building(s) as measured along approved vehicular travelways.
F. The required water system including fire hydrants shall be installed and accepted
by the Coachella Valley Water District prior to any combustible building material
being placed on the site.
G. Prior to issuance of building permits, the applicant/developer shall furnish one
blueline copy of the water system plans to the Fire Department for
reviewlapproval. Plans shall conform to the fire hydrant types, location spacing,
and the system shall be designed to meet the fire flow requirements. Plans shall
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Specific Plan 92-022 & Plot Plan 92-490 Revised)
February 2, 1993
be designed to meet the fire flow requirements. Plans shall be signed/approved
by the local water company and a registered civil engineer with the following
certification: I certify that the design of the water system is in accordance with
the requirements prescribed by the Riverside County Fire Depariment.
H. Buildings shall be constructed so that the fife flow required for any individual
building or unseparated area does not exceed 3500 gpm.
I. Final conditions and requirements with regards to type of construction, area
separations, or built-in fire protection systems will be addressed when the
building plans are reviewed. A plan check fee must be paid to the Fire
Department at the time building plans are submitted.
51. Applicant/developer shall work with Waste Management of the Desert to implement
provisions of AB 939 and AB 1462. The applicant/developer is required to work with
Waste Management in setting up the following programs for this project:
A. Developer shall prepare a plan to provide enlarged trash enclosures for inclusion
of separate facilities for storage of recyclables such as glass, plastics, newsprint
and steel & aluminum cans.
B. All on-site recycling bins shall be by approved masonry walls or other
architectural features.
52. Applicant/developer shall provide for transit amenities as may be necessary. These
amenities shall include, at a minimum, a bus turnout location and passenger waiting
shelter along Highway ill, the precise location of which shall be determined by Sunline
Transit.
OUALITY ASSURANCE
53. The City is contemplating adoption of a quality-assurance program for privately-flirided
construction. If the program is adopted prior to the issuance of pernrits for construction
of the improvements required of this map, applicant shall fully comply with the quality-
assurance program.
If the quality-assurance program has not been adopted, applicant shall employ or retain
a California registered civil engineer, geotechnical engineer or land surveyor, as
appropriate, to exercise sufficient supervision and quality control during construction of
the tract grading and improvements to certify compliance with the plans, specifications,
applicable codes, and ordinances.
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specific Plan 92-022 * Plot Pla* 92-490 Revised)
February 2, 1993
The engineer shall provide the following certifications and documents upon completion
of construction:
A. Upon completion of the improvements, a statement on the as built" plans as
follows: The construction of all improvements on these plans was properly
monitored by qualified personnel under my supervision for compliance with the
plans and specifications. The work shown hereon was constructed as approved
except as otherwise noted. Noted exceptions have been approved by the City
Engineer."
B. Prior to issuance of any building permit, a separate document bearing the
engineer's or surveyor's seal and signature, that lists actual building pad
elevations. The document shall, state the pad elevation approved on the grading
plan, the as-built elevation, and shall clearly identify the difference, if any. The
data shall be organized by phase and shall be cumulative if the data is submitted
at different times.
54. Applicant shall provide the City a set of as built" reproducible drawings of all grading
and improvements except water and sewer. Each sheet of the drawings shall have the
words As-Built" or As-Constructed" clearly marked on each sheet and be stamped and
signed by the engineer certifying to the as-built condition.
MAINTENANCE
55. Adequate provision shall be made for continuous maintenance of all landscaping and
related features.
56. Applicant shall maintain the landscaped areas of the project such as the landscaped
setback lots and retention basins. Applicant shall maintain all off-site improvements until
final acceptance of the improvements by the City.
MISCELLANEOUS
57. Grading, drainage, street, lighting, landscaping & irrigation, park, gate, and perimeter
wall plans are not approved for construction until they have been signed by the City
Engineer.
58. Appropriate approvals shall be secured prior to establishing any construction or sales
facilities, and/or signs on the subject property.
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Specific Plan 92-022 & Plot Plan 92-490 Revised)
February 2, 1993
59. The City shall retain a qualified archaeologist, with the Developer to pay costs, to
prepare a mitigation and monitoring plan for artifact location and recovery. Prior
archaeological studies for this site as well as other unrecorded information shall be
analyzed prior to the preparation of the plan.
At a minimum, the plan shall: 1) identify the means for digging test pits; and 2)
provide for flirther testing if the preliminary results show significant material are preeent.
The final plan shall be submitted to the Planning and Development Department for final
review and approval.
Prior to the issuance of a grading permit, the Developer shall have retained a qualified
cultural resources management firm and completed the testing and data recovery as noted
in the plan. The management firm shall monitor the grading activity as required by the
plan or testing results.
A list of the qualified archaeological monitor(s), cultural resources management firm
employees, and any assistant(s)/representative(s), shall be submitted to the Planning and
Development Department. The list shall provide the current address and phone number
for each monitor. The designated monitors may be changed from time to time, but no
such change shall be effective unless served by registered or certified mail on the
Planning and Development Department.
The designated monitors or their authoreeed representatives shall have the authority to
temporarily diver, redirect, or halt grading activity to allow recovery of resources. In
the event of discovery or recognition of any human remains, there shall be no further
grading, excavation, or disturbance of the site or any nearby area reasonably suspected
to overlie adjacent human remains until appropriate mitigation measures are completed.
Upon completion of the data recovery, the Developer shall cause three copies of the final
report containing the data analyses to be prepared and published and submitted to the
Planning and Development Department.
60. All on-site billboards shall be removed prior to the issuance of a building permit.
61. The on-site parking spaces fronting Highway 111 will be allowed to be within 25 feet of
the new property line provided visual screcaing is constructed.
62. A parking analysis shall be submitted to the Planning and Development Department prior
to any developer of the freestanding pad buildings in the future. The study shall be
presented to the Planning Commission for their review and approval. In each study,
building size adjustments shall be made if it is determined that a parking deficiency
exists.
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^CConditions of Approval
Specific Plan 92-022& Plot Plan 92-490 Revised)
Pebruary 2, 1993
**63. Angled parking stalls shall be used for the northerly one-half of the parking lot to the
south of the shopping center complex.
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