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SP 1996-027 Jefferson Plaza (1999) Amendment 1CITY OF LA QUINTA C I(, - 6 2--7 JEFFERSON PLAZA SPECIFIC PLAN PREPARED BY: saz L ©� spec & n A*I ►t1zlgcl pes 99 - lLt� vi U U J C'l DF LAQUINTA I -C l PLANNING, DEPAR7M�t,T GREENBERG FARROW ARCHITECTURE ARCHITECTURE - ENGINEERING - PLANNING 15101 REDHILL AVENUE / SUITE 200 TUSTIN, CA 92680 (714) 259-0500 IN ASSOCIATION WITH: THE KEITH COMPANIES 2955 Redhill Ave. Costa Mesa, CA 92626 (714) 540-0800 Q9�; THE HOME DEPOT U.S.A. 601 SOUTH PLACENTIA FULLERTON, CA 92631 October 1996 12790.001.2441.9999. W PD.00 JEFFERSON PLAZA SPECIFIC PLAN OUTLINE SECTION 1.0 SUMMARY 1.10 PURPOSE 1.20 SPECIFIC PLAN SUMMARY 1.20.1 PROJECT SUMMARY 1.20.2 PROJECT OBJECTIVES 1.20.3 PROJECT CHARACTERISTICS 1.20.4 MASTER DESIGN THEME SECTION 2.0 MASTER PLANS 2.10 PROJECT DESCRIPTION 2.20 DEVELOPMENT PHASING PLAN 2.20.1 PHASING PLAN DESCRIPTION 2.20.2 GRADING 2.20.2.1 UNDEVELOPED LAND 2.20.2.2 FLOOD PROTECTION 2.20.2.3 GEOTECHNICAL REPORT 2.20.2.4 GRADING PLAN 2.20.2.5 PAD ELEVATIONS 2.20.3 PHASING PLAN 2.25 PROJECT OPERATIONS 2.25.1 TRASH RECYCLING 2.30 ARCHAEOLOGY 2.40 DRAINAGE PLAN 2.40.1 DRAINAGE PLAN DESCRIPTION 2.40.1.1 CHANNEL LINING 2.40.1.2 STORM WATER RETENTION 2.40.1.3 NUISANCE WATER 2.40.1.4 TRICKLING SAND FILTER AND LEACHING October 1996 12790.001.2441.9999. W PD.00 2.40.1.5 RETENTION BASIN 2.40.1.6 HISTORIC DOWNSTREAM DRAINAGE 2.40.2A DRAINAGE PLAN 2.50 WATER PLAN 2.50.1 WATER SERVICE DESCRIPTION 2.50.2A WATER PLAN 2.60 SEWER PLAN 2.60.1 SEWER SERVICE DESCRIPTION 2.60.2A SEWER PLAN 2.70 CIRCULATION PLAN 2.70.1 PROJECT AREA BACKGROUND 2.70.2 CIRCULATION DESCRIPTION 2.70.3 PUBLIC TRANSPORTATION/TDM 2.70.4 AIR QUALITY 2.70.5 STREET AND TRAFFIC IMPROVEMENTS 2.70.5.1 MINIMUM STREET IMPROVEMENTS 2.70.5.2 ACCESS POINTS 2.70.5.3 IMPROVEMENT APPURTENANCES 2.70.5.4 PAVEMENT SECTIONS 2.70.A CIRCULATION PLAN - OFFSITE 2.70.B CIRCULATION PLAN - ONSITE 2.80 SIGNAGE 2.80.1 LOCATIONS ON SITE 2.80.2 BUILDING SIGNAGE LOCATIONS - MAJOR TENANTS 2.80.3 BUILDING SIGNAGE DETAILS - MAJOR TENANTS 2.80.4 BUILDING SIGNAGE - MINOR TENANTS 2.80.5 MONUMENT SIGNS 2.90 LANDSCAPE CONCEPT 2.90.1 DEVELOPMENT STANDARDS 2.90.1.1 LANDSCAPE SHADING REQUIREMENTS FOR PARKING LOTS 2.90.1.2 LANDSCAPE MAINTENANCE 2.90.1.3 LANDSCAPE DEVELOPMENT STANDARDS 2.90.1.4 LANDSCAPE SCREENING 2.90.2A PLANT PALETTE AND LANDSCAPE PLAN SECTION 3.0 SPECIFIC PLAN 3.10 LAND USE 3.20 ZONING 3.20.1 OUTDOOR SALES 3.20.2 ZONING STANDARDS 3.20.3 DEVIATIONS FROM ZONING CODE 3.20.3.1 PARKING STALL SIZE 3.20.3.2 NUMBER OF PARKING STALLS PROVIDED 3.20.3.3 PERCENTAGE OF LANDSCAPE AREA PROVIDED 3.20.4 PERMITTED USES 3.30 SPECIFIC DESIGN FEATURES 3.30.1 SCREENWALL 3.30.2 SCREENING OF ROOFTOP EQUIPMENT 3.30.3 UTILITY ENCLOSURES 3.30.4 CART STORAGE 3.30.5 EXTERIOR LIGHTING 3.40 PROPERTY RIGHTS 3.40.1 RIGHT OF WAY UTILITY EASEMENTS 3.40.2 UTILITY EASEMENTS 3.40.3 CITY ENTRY SIGN 3.50 UTILITIES 3.50.1 EXISTING UTILITIES 3.50.2 UNDERGROUND UTILITIES APPENDIX A. RESOLUTIONS AND CONDITIONS OF APPROVAL FOR PHASE I October 1996 12790.001.2441 9999. W PD.00 SECTION 1.0 SUMMARY 1.10 PURPOSE 1.20 SPECIFIC PLAN SUMMARY 1.20.1 PROJECT SUMMARY 1.20.2 PROJECT OBJECTIVES 1.20.3 PROJECT CHARACTERISTICS 1.20.4 MASTER DESIGN THEME October 1996 12790.001.2441.9999. W PD.00 1.10 PURPOSE The purpose of this specific plan is to provide an overview and analysis of the proposed project for the property at the corner of Highway 111 and Jefferson Ave. The subject site in this report shall be referred to as "Jefferson Plaza". Additionally, this document augments the City's Zoning Code in terms of establishing permitted uses and setting forth particular design guidelines and development standards that are unique to the applicant and anchor tenant. It should be noted that where this document is silent on any matter, the City's Zoning Code shall apply. October 1996 12790.001.2441.9999. W PD.00 1.20 SPECIFIC PLAN SUMMARY 1.20.1 Project Summary: The proposed Jefferson Plaza project is a 24.88 actual (20.32 useable) acre site located at the northwest corner of Highway 111 and Jefferson. This site is immediate to the City limits with the City of Indio. The property involved is that area between 111 and the Coachella Valley Water District Storm Drain Channel to the north. This project will provide approximately 217,000 sq. ft. of retail space with contingent parking and landscaping areas. 1.20.2 Project Objectives: This project has been developed to provide retail and commercial space that would be easily available to the majority of people in the eastern and middle Coachella Valley. The project should provide additional retail shopping facilities to the communities of Palm Desert, Bermuda Dunes, Indian Wells, La Quinta, Indio, Coachella and beyond. 1.20.3 Project Characteristics: Based on additional review a preliminary study of the Jefferson Plaza Project, the following conclusions are also drawn: 1. The site has an unencumbered direct access via Jefferson Ave., from Interstate 10 to Highway 111. 2. The project site is within the "High Power" development of the La Quinta/Highway 111 commercial corridor. 3. The subject parcel windows on both Highway 111 and Jefferson Ave., therefore drawing direct special advantages from both of these arteries. 4. Both the required zoning and general plan designation allow for this development on this site. 5. Review of the market of the area denotes great interest in the location (and re -location) of businesses to the "La Quinta Commercial Corridor". The site for the Jefferson Plaza places this project at an important crossroads of this "Commercial Corridor". 6. Circulation, Traffic Control and required Utility infrastructure are present at the site. 7. This project would place a commercial development of a viable size, which could be absorbed by the area market at the doorstep of the City of La Quinta, thus providing the opportunity for the City to additionally draw from the greater Indio Market Area with it's concentration of stable, year-round resident families. 1.20.4 Master Design Theme: The Jefferson Plaza has been designed in a contemporary desert architecture style using simplified colonnades with concrete tile roofs. Additional architectural elements such as textured finishes, formed cornices and accent reveals will be used to further enhance the buildings. The Garden Center will be surrounded by a fence composed of a low splitface CMU wall with split face columns supporting security mesh fencing fabric. The landscaped setbacks along Hwy 111 and Jefferson Street will contain meandering sidewalks with a variety of trees, shrubs and flowers. This, along with the parking lot landscaping should provide an inviting atmosphere for the center. October 1998 12790.1701.2441.9999. W PD.00 SECTION 2.0 MASTER PLANS 2.10 PROJECT DESCRIPTION LAND USE (SEE SECTION 3.0) 2.20 DEVELOPMENT PHASING PLAN 2.20.1 PHASING PLAN DESCRIPTION 2.20.2 GRADING 2.20.2.1 UNDEVELOPED LAND 2.20.2.2 FLOOD PROTECTION 2.20.2.3 GEOTECHNICAL REPORT 2.20.2.4 GRADING PLAN 2.20.2.5 PAD ELEVATIONS 2.20.3 PHASING MAP 2.25. PROJECT OPERATIONS 2.25.1 TRASH RECYCLING 2.30 ARCHAEOLOGY 2.40 DRAINAGE PLAN 2.40.1 DRAINAGE PLAN DESCRIPTION 2.40.1.1 CHANNEL LINING 2.40.1.2 STORMWATER RETENTION 2.40.1.3 NUISANCE WATER 2.40.1.4 TRICKLING SAND FILTER AND LEACHFIELD 2.40.1.5 RETENTION BASIN 2.40.1.6 HISTORIC DOWNSTREAM DRAINAGE 2.40.2A DRAINAGE PLAN 2.50 WATER PLAN 2.50.1 WATER SERVICE DESCRIPTION 2.50.2A WATER PLAN October 1996 12790.001.2441.9999. W PD.00 2.60 SEWER PLAN 2.60.1 SEWER SERVICE DESCRIPTION 2.60.2A SEWER PLAN 2.70 CIRCULATION PLAN 2.70.1 PROJECT AREA BACKGROUND 2.70.2 CIRCULATION DESCRIPTION 2.70.3 PUBLIC TRANSPORTATION/TDM 2.70.4 AIR QUALITY 2.70.5 STREET AND TRAFFIC IMPROVEMENTS 2.70.5.1 MINIMUM STREET IMPROVEMENTS 2.70.5.2 ACCESS POINTS 2.70.5.3 IMPROVEMENT APPURTENANCES 2.70.5.4 PAVEMENT SECTIONS 2.70.A CIRCULATION PLAN - OFF SITE 2.70.13 CIRCULATION PLAN - ON SITE 2.70.0 HWY 111 AND JEFFERSON STREET- LANE CONFIGURATION . 2.80 SIGNAGE 2.80.1 LOCATIONS ON SITE 2.80.2 BUILDING SIGNAGE LOCATIONS - MAJOR TENANT 2.80.3 BUILDING SIGNAGE DETAILS - MAJOR TENANT 2.80.4 BUILDING SIGNAGE - MINOR TENANTS 2.80.5 MONUMENT SIGNS 2.90 LANDSCAPE CONCEPT 2.90.1 DEVELOPMENT STANDARDS 2.90.1.1 LANDSCAPE SHADING REQUIREMENTS FOR PARKING LOTS 2.90.1.2 LANDSCAPE MAINTENANCE 2.90.1.3 LANDSCAPE DEVELOPMENT STANDARDS 2.90.1.4 LANDSCAPE SCREENING 2.90.2A, .PLANT PALETTE AND LANDSCAPE PLAN October 1998 12790.001.2441.9999. W PD.00 2.0 MASTER PLANS 2.10 PROJECT DESCRIPTION Jefferson Plaza is designed to provide approximately 217,000 square feet of retail commercial space, when complete. This plan , however, deals primarily with Phase I. Phase II is still in the development stage and exact particulars (such as number & SF of buildings) are unknown at this time. - - - The Phase 1 area consists of : The Home Depot at 105,700 square feet with a 24,102 square foot Outdoor Garden Center as the major anchor. The Phase II area will have various future retail tenants ranging in size from 2,600 square feet to 437900 square feet. The buildings will be built in phases as outlined below. The center shall include parking for approximately 1,146 cars including compact and handicap spaces. Jefferson Plaza will be developed in two phases, providing flexibility in the construction based on the demand created by the tenant/users. Each phase could be built out alone or in conjunction with any other or all other phases. The completed center will provide a unified concept although each phase will be designed to stand on its own merit as the project is developed. Each phase to be developed a as follows: Phase 1 - +/- 129,800 SF Phase 2 - +/- 87;000 SF (only an approximation) 2.20 DEVELOPMENT PHASING PLAN 2.20.1 Description The Jefferson Plaza center is designed to be developed in a series of two phases. These phases are described as follows: Phase 1 Phase one of Jefferson Plaza is designed to be the focal point of the center. This phase would include two entrances off the Highway 111 into the main parking field and two entrances off of Jefferson street. The Home Depot building would serve as the major anchor tenant built in the contemporary desert architectural style with a large entry element and a colonnade extending to the west across the front of the building. On the Eastern side there will be an open air garden center surrounded by a fence composed of a low splitface CMU wall with split face columns supporting security mesh fencing fabric. Perimeter and parking lot landscaping will also be part of Phase I. October 1996 12790 001.2441 9999 WPD 00 Phase 2 Phase two of the project could be designed to include a major retail store with secondary stores on either side and possibly pad buildings in the main parking field. The facades of the Phase two building will be stepped or architecturally treated to visually individualize the tenant buildings. Also included would be a secondary access to 111, additional parking and landscaped parkway at the south (Highway 111) property line, and a continuation of a service access drive at the rear of the building(s). This service access will provide employee parking areas and truck service at rear of the property, linking Jefferson and 111 at the rear. 2.20.2 Grading 2.20.2.1 Undeveloped Land Graded, undeveloped land shall be maintained to prevent dust and blowsand nuisances. The land shall be planted with interim landscaping or provided with other wind and water erosion control measures approved by the Community Development and Public Works Departments. 2.20.2.2 Flood Protection The applicant shall comply with the City's Flood Protection Ordinance. 2.20.2.3 Geotechnical Report The applicant shall conduct a thorough preliminary geological and soils engineering investigation and shall submit the report of the investigation ("the soils report") with the grading plan. 2.20.2.4 Grading Plan A grading plan, which may be combined with the on-site paving and drainage plan, shall be prepared by a registered civil engineer and must meet the approval of the Public Works Director prior to issuance of a grading permit. The grading plan shall conform with the recommendations of the soils report and shall be certified as adequate by a soils engineer or an engineering geologist. 2.20.2.5 Pad Elevations Prior to construction of any building, the applicant shall provide a separate document, bearing the seal and signature of a California registered civil engineer or surveyor, that lists actual building pad elevations. The document shall list the pad elevation approved on the grading plan, the as -built elevation, and the difference between the two, if any. October 1996 12790.001 2441 9999 WPD 00 JEFFERSON PLAZA Wdl-"4�CENATf=A STS .— 1 STORM WWTEWATEF 1 � , Q s✓ I RETAIL B Rc�T SIL C i.y .y zmm 1 1 _ L A b P Q ! k U • I YLLLLF- 1 STATE HIGHWAY III PHASING PLAN SUMMARY SITE TOTAL PARCEL AREA . 24.88 ACRES C1•VW8 EASEMENT . 9.27 ACRES STREET DEDICATIONS •1-29 ACRES (TOTAL USEABLE PARCEL .20.32 ACRES) HOME DEPOT PARCEL AREA' 14.36 ACRES MOMS DEPOT 115EABLE AREA 11.64 ACRE51 PARCEL 2 AREA' 1052 ACRES (PARCEL 2 USEABLE AREA BAB ACRES) I Fdudm chavNW werrm" and street dedcodo s. 2 1 44 R A'4!. CITY "a, INDIO CTTY OF LA CWTA yYyA Bar e alit rwrrll k CTTY LYNT5 !fl 7R A4l, THE HOME DEPOT LA QUINTA, CALIFORNIA C -5085 BUILDING HOME DEPOT 105,700 SF GARDEN CENTER 24,102 SF TOTAL &.IDN, AREA 129,BC2 SF RETAIL A -C 79,309 SF REST. PAD 1 6 2 7,668 SF 216,779 SF F ' H. D. SITE COVERAGE 25.60%- (11,151 SF/ACS w ' TOT. SITE COVEiRAG6 24,49X - (10,668 SF/AQ F- I P Based an Total 1 odds, Pocd Areal PARKING PARKING REOWED BY C(TYi HOME DEPOT a 1/400 325 CARS Z RETAIL A: C! 1/300 128 CAT,: ON i RETAIL B ! 1/250 164 CARS LL I REST, PADS I d 2 ! 20/1000 153 CARS LU I LJ 770 CARS I PARKING PROVIDER HOME DEPOTi Customer 519 CARS OverRlow/Employee IBI CARS OTFHRRETAL 496 CARS TOTAL PARKING PROVIDED 1146 CARS 2 1 44 R A'4!. CITY "a, INDIO CTTY OF LA CWTA yYyA Bar e alit rwrrll k CTTY LYNT5 !fl 7R A4l, THE HOME DEPOT LA QUINTA, CALIFORNIA C -5085 2.25 PROJECT OPERATIONS 2.25.1 Trash Recycling Plan for adequate trash recycling provisions for each phase as constructed shall be approved by the Community Development Department prior to Certificate of Occupancy. Plan to be reviewed for acceptability by applicable trash company prior to City review. 2.30 ARCHAEOLOGY A cultural resources survey was undertaken by The Keith Companies Cultural Resources Division to identify and assess cultural resources on the subject site. For complete study see report dated April, 1996. Prior to issuance of any grading or building permits, or ground disturbance, mitigation measures as recommended by the Archaeological Assessment for the site shall be completed at the applicant/developer's expense. This consists of having an archaeological monitor on site during grading and earth disturbance operations. 2.40 DRAINAGE PLAN 2.40.1 Drainage Plan Description Background: Project site is situated on the north side of Highway 111 and west of Jefferson Ave. The natural slope of the land is to the north and south with the highest portions of the site towards the center. The drainage concept for the site is to drain storm water runoff away from the buildings and sheet flow towards the southeast. The points of flow concentration will be picked up in an underground storm drain system that will run northerly to the Whitewater Channel Storm Drain where all of the on-site flows are proposed to outlet. 2.40.1.1 Channel Lining The applicant shall provide channel lining along the south bank of the Whitewater Storm Channel adjacent to the project site. The Channel lining shall be designed and constructed in accordance with the requirements of the Coachella Valley Water District and the Director of Public Works. 2.40.1.2 Stormwater Retention Stormwater falling on site during the peak 24-hour period of a 100 -year storm shall be retained within the development unless drainage to the Whitewater October 1996 12790 001.2441.9999. W Po.00 Storm Channel is approved by CVWD. The tributary drainage area shall extend to the centerline of public streets adjacent to the development. 2.40.1.3 Nuisance Water Nuisance water (and storm water if drainage to the Whitewater Channel is not approved) shall be retained in retention basin(s) or other approved retention/infiltration system(s). In design of retention facilities, the soil percolation rate shall be considered to be zero unless the applicant provides site-specific data that indicates otherwise. 2.40.1.4 Trickling Sand Filter and Leachfield If retention is in an open basin, a trickling sand filter and leachfield of a design approved by the Public Works Director shall be installed to percolate nuisance water. The sand filter and leach field shall be sized to percolate 22 gallons per day per 1,000 square feet of drainage area. 2.40.1.5 Retention Basin Retention basin slopes shall not exceed 3:1 and depth shall not exceed six feet. No fence or wall shall be constructed around retention basins except as approved by the Community Development Director and the Public Works Director. 2.40.1.6 Historic Downstream Drainage Storm drainage historically received from adjoining property shall be received and retained or passed through into the historic downstream drainage relief route. 2.40.2A Drainage Plan (see accompanying exhibit) October 1996 12790.001.2441.9999. W PD.00 JEFFERSON PLAZA OUTLET TO L CHANNEL STOW �� N O N D DRAINAGE PLAN IFORNIA 926W 259-0300 4 Y'sHE�I HE KEITH COMPANIES Chi Erigheerhg•Land Surveying ► 2955 RM HAI Avemm Mopphg•Environmental Services Caeto Um% CA 92626 Water Resources -Land Planning (71e)544-Qeoo 2.50 WATER PLAN 2.50.1 Water Service Description Preliminary analysis of the site and conference with Coachella Valley Water District (CVWD) officials has provided the following preliminary conclusions concerning future water service for the project. The existing water service in the area would be inadequate for the development of Jefferson Square as the map showing existing lines indicates. The Coachella Valley Water District has indicated that there would need to be a new 18 inch diameter water supply line/loop through the project within an easement dedicated to CVWD. The 18" water line will join an existing water line in Jefferson Street and continue west through the site to Dune Palms Street. 2.50.2A Water Plan (see accompanying exhibit) October 1996 12790 001 2441 9999. WPD 00 2.50 WATER PLAN 2.50.1 Water Service Description Preliminary analysis of the site and conference with Coachella Valley Water District (CVWD) officials has provided the following preliminary conclusions concerning future water service for the project. The existing water service in the area would be inadequate for the development of Jefferson Square as the map showing existing lines indicates. The Coachella Valley Water District has indicated that there would need to be a new 18 inch diameter water supply line/loop through the project within an easement dedicated to CVWD. The 18" water line will join an existing water line in Jefferson Square and continue west through the site to Dune Palms Street. However, if for Phase I it can be shown that the fire flow requirements are met by extending a water line to the limits of the Phase I boundary only, CVWD has agreed to delay the waterline extension to Dune Palms until the development of Phase II. This line and any additional water lines would be fully designed and developed as the needs of the center progresses and in conjunction with Coachella Valley Water District's requirements and recommendations. 2.50.2A Water Plan (see accompanying exhibit) October 1996 12790.001.2441.9999. W PO.00 JEFFERSON PLAZA ovol"m ki OUTDOOR GARDEN THE HOME DEPOT -3PRO CENTER 105,700 SF4, 1 02 SF SEDWATER _ r EXTEND TO DUN c- - PALMS STREET 11 flllJl(11 11I11,11Lfll FittW 1 11141 rl I [it ' I JOIN EXIST NG 12* WATER - -. WATER -PLAN L I LTJ STATE HIGHWAY 111 F � TFC KEITH C©N�IPANfES ronf=K . ELGlimina . Pi CClu1 L"npinooring - Laird b-fw)iny ► 20" Red NII Awws 13101 R® Hn Ai�ENM WTE 200 Aloppkip,En4am lerttal Sar&eJ Godo Ifo u. CA 02026 lusMN. CALIFORNIA 92050 !"ri n.n n= .,, W,IA "fInnln r7(4l.140 144 A 2.60 SEWER PLAN 2.60.1 Sewer Service Description Preliminary analysis of the existing and proposed site and conferences with Coachella Valley Water District (CVWD) has provided the following conclusions. The site will be served with a sewer main that will tie into the existing sewer lift pump station (CVWD LS -55-12) at the northeast corner of the site. The existing pump station is located within the property limits but also within the Whitewater Channel Storm Drain easement. The proposed sewer main will run within a CVWD easement westerly through the northerly portion of the site to service the Home Depot parcel as well as the future parcel to the west. The sewer main from the existing pump station to the site boundary is expected to be a 15" VCP mainline. The on-site public sewer system that will service the commercial parcels will be an 8" VCP mainline. 2.60.2A Sewer Plan (see accompanying exhibit) October 1996 12790.001 2441 9999. W PD.00 JEFFERSON PLAZA i II XIST. PUMP AlSf NCT TO R _ - STA TION LIFTSTA TION �l.SW A'tE PROPOSED SEWER y STUB FOR FUTURE OUTDOOR y CONNECAON GARDEN THE HOME DEPOT CENTER 105,700 SF 24,102 SF Y SEWER PLAN ap "p- 00.5 a STATE HIGHWAY lu HE KEITH COMPANIES p FARM AFEMMOM 15101 RED HILL AVENUE, SUITE 200 Chi Qnglnesring • Land Surre*g lo2955 Rb HN Awww 1lJS'nK CALIFORNIA 926M Mapplhg-Environmental SKWCee Casta Yrsa CA 92626 (714) 254-0500 Water Resources -Land Planning (714)S0-088 2.70 CIRCULATION 2.70.1 Project Area Background This project site is located at the northwest corner of the Highway 111 and Jefferson Ave. intersection. This intersection is an important link, via Jefferson, from interstate 10 to the west Indio and La Quinta areas. There is an ongoing review and study of the area by Caltrans and the communities affected, concerning the widening of 111 form 4 lanes to 6 lanes and the ultimate improvement of Jefferson to 6 lanes. In conjunction with this review by Caltrans for the upgraded circulation facilities along the 111 commercial corridor additional developments which are now either under construction or in review process, have studied their respective traffic impacts. The ongoing Caltrans review and study conclusions are being developed with the long range corridor commercial impact of traffic generated on 111. Theses studies of traffic generated by this corridor, precluding the development of Jefferson Plaza have indicated that improvements are necessary. 2.70.2 Circulation Description In accordance with Cal Trans design and policy; the Jefferson Plaza is proposing; as a part of the development of the center, the allowance for the increase in right of way for 111 north Jefferson Street and Highway 111 in the following format: Half street right of way for Jefferson is 62' with on site parking and a 20' landscaped setback for parking areas and buildings. Half street right of way for Highway 111 is 86' with on site parking and a 17' landscape setback for parking areas and buildings. Traffic access to the site would be segregated. Major customer traffic access would be via two primary access points located at approximately 1325' to the west of the intersection at 111/Jefferson on Highway 111 and 764' to north of the 111/Jefferson intersection on Jefferson. Three additional driveways with right tum in and right turn out movements would be on Highway 111. Two additional driveways with right turn in and right turn out movements would be on Jefferson Street. For all driveways leading from streets, the adjacent perpendicular drive aisle closest to the street shall be provided with stop signs. Additionally, traffic aisles leading to the street shall also be provided with stop signs to insure inbound traffic a continuous, uninterrupted flow into the parking lot. Complete circulation studies and designs shall be developed as required by the progress of the center and needs of the area and in coordination with the City of La Quinta and Cal Trans Development of the 111 corridor. 2.70.3 Public Transportation/TDM Bus waiting shelters shall be provided when the street improvements are installed, as approved by Sunline Transit and the Public Works Director. October 1996 12790.001.2441.9999. W PD.00 Prior to issuance of a building permit, the applicant shall submit a Transportation Demand Management Plan (TDM Plan) to the Public Works and Community Development Departments. The Plan shall address capital improvement and operational standards as established in the City's TDM Ordinance. Any transit related improvements required by the Sunline Transit Agency as a condition to development will not constitute compliance with the plan submittal requirements. 2.70.4 Air Quality For the drive through restaurant shown in Phase 2, adequate information shall be submitted to the Community Development Director to show that air quality impacts will not increase when compared to non -drive through uses. 2.70.5 Street Traffic Improvements 2.70.5.1 Minimum Street Improvements The following minimum street improvements shall be constructed to conform with the General Plan street type noted in parentheses: A. Jefferson Street - Major Arterial: 1) Street Improvements - Forty-one feet of southbound travel improvements (accommodating three 12 -foot travel lanes, a 5 -foot bike lane) plus sidewalk. At the south end, improvements shall transition into 75 feet of southbound travel improvements to accommodate two dedicated 11 -foot -wide left -turn lanes and one dedicated 12 -foot -wide right -turn lane. 2) Traffic Signal at entrance opposite Vista Grande - Secure 100% of the estimated cost of the improvement. The applicant is responsible for the cost of the signal at the time warrants are met for its installation and may be required to construct the signal prior to or concurrently with construction of Phase 2 of the development. The signal shall be interconnected and coordinated with the signal on Jefferson Street at Highway 111. During construction of Phase 1 improvements, the applicant shall install underground conduit (Schedule 80 PVC with end caps), as approved by the Director of Public Works, for future traffic signal wiring. The applicant shall provide the City with an accurate drawing of the conduit (as constructed) complete with reference ties to permanent monuments or surface improvement features. 3) Traffic Signal at S.R. 111 - Construct modifications required due to street improvements required of this development and bear the full cost October 1996 12790.001.2441 9999. W PD 00 thereof. Improvements shall include left turn signals for southbound and northbound traffic. 4) Reconstruct the north median island on Jefferson Street adjacent to the site to provide a 125 -foot long left turn pocket for north -to -west traffic, and a 50 -foot long left turn pocket for south -to -east traffic. B. State Route 111 - Major Arterial: 1) Street Improvements - Construct ultimate improvement on north half of street as required by Caltrans. Median island construction is a participatory improvement which may be constructed by others. 2) Traffic Signal at West Entry Drive - Install signal prior to opening any retail outlet in the Specific Plan area that generates sufficient traffic to warrant installation. Applicant shall bear 100% of the initial cost of the signal, but may seek up to 75% reimbursement from nearby benefitting property owners subject to the City's reimbursement policy. Prior to final inspection and occupancy of any permanent building within the development, the applicant shall provide to the City an executed (by grantor) reciprocal access and easement agreement allowing access to the owner of the abutting property to the west over the most westerly (signalized) driveway and over the applicant's property to the abutting property to the west. The location and language of the easement shall meet the approval of the City Engineer and the City Attorney. The easement provisions may include a requirement for the abutting property owner to reimburse the applicant a pro -rata share of the commercially reasonable costs of construction and maintenance of the shared access drive (including the signal) and the easement route. Such provisions shall provide for arbitration of disputes regarding the provisions of the agreement. C. Site Access Improvements: For Phase I construction as depicted in the revised Phase 1 Site Plan received by the City on August 5, 1996, the applicant shall: 1) Construct the signalized intersection on S.R. 111 at the most westerly access drive in Phase 2 and install connecting drives to Phase 1 as approved by the Public Works Director, and 2) Construct the full width of the most westerly right-in/right-out drive on S.R. 111 and the full 26' -width of the north/south parking aisle at that drive. Bus turnouts, acceleration/deceleration lanes, and/or other features contained in the approved construction plans may warrant additional street widths, raised October 1996 12790.001.2441.9999.WPD 00 medians or other mitigation measures as determined by the Public Works Director. The Public Works Director may require improvements extending beyond development boundaries such as, but not limited to, pavement elevation transitions, street width transitions, or other incidental work which will ensure that newly constructed improvements are safely integrated with existing improvements and conform with the City's standards and practices. 2.70.5.2 Access Points Access points and turning movements of traffic shall be restricted as follows: A. State Route 111 - Two 30' -wide right-in/right-out drives centered approximately 435' and 765' west of the centerline of Jefferson Street, or as approved by the City Engineer. One 40' -wide full -access drive at the signalized intersection centered apposite the north/south property line on the south side of Hwy. 111 approximately 1,325' west of the centerline of Jefferson Street. B. Jefferson Street - One 30' right-in/right-out drive centered approximately 475' north of the centerline of S.R. 111, or as approved by the City Engineer. One 40' full -access drive matching up with Vista Grande. 2.70.5.3 Improvement Appurtenances Improvements shall include all appurtenances such as traffic signs, channelization markings and street name signs. 2.70.5.4 Pavement Sections Street pavement sections shall be based on a Caltrans design for a 20 -year life and shall consider soil strength and anticipated traffic loading (including site and building construction traffic). The minimum pavement sections shall be as follows: Residential & Parking Areas 3.0" a.c./4.50" a.b. Collector 4.0"/5.00" Secondary Arterial 4.0"/6.00" Primary Arterial 4.5/6.00" Major Arterial 5.5/6.50" The applicant shall submit mix designs for road base, Portland cement concrete and asphalt concrete, including complete mix designlab results, for review and approval by the City. Construction operations shall not be scheduled until mix designs are approved. October 1996 12790.001.2441.9999. W PD.00 JEFFERSON PLAZA WH�TEWATEH grtfrRK-. ,"mow,. i o.,c': w,'w:,L 1 ' gTpfili {tom � � WHITEWATER _��' M ~ "anis "`♦ f n BM 1 r E-- OT p ENTiR G rf r f[ r N V 4 M. f ' r 1 HE� Hpro - - W tr +� RETAIL I RETAIL C _1 s' enm, e�rnr Vv 7 r C n 1 e7 1 f06' io r�o i RAM0 r s rtLql�. 4 s Wiwi y p STATE HIGHWAY III - OFF -S I TE TRAFF I C C I RCULAT I ON PLAN i i Y JEFFERSON PLAZA C41AIiti�L , �� r u WKITEWATER STORM �} r w Y � � l xa J m. RETAIL a RETAIL C m�V AMV bu �r a T 26 pEpO Cti THE %toNE 105,700 51- . i p P.M. on— M STATE HIGHWAY ON-SITE TRAFFIC CIRCULATION PLAN Y l i till' PJ111�__� 1 2.80 SIGNAGE (see accompanying exhibits) Comprehensive sign program for Phase 2 (business identification, directional, and monument signs, etc.) Shall be approved by the Planing Commission prior to issuance of any building permit for Phase 2. 2.80.1 Locations on Site (see accompanying exhibit) 2.80.2 Building Signage Locations - Major Tenants (see accompanying exhibit) 2.80.3 Building Signage Details - Major Tenants (see accompanying exhibit) 2.80.4 Building Signage - Minor Tenants Purpose: To identify tenant Quantity: One per lease area frontage. Size: 1 square foot per lineal foot of lease frontage. Size should be in proportion to the facade of the building on which it is mounted. Design: Letter style and color to be determined by tenant, and approved by the City of La Quinta. 2.80.5 Monument Signs (see accompanying exhibit) October 1996 12790.001.2441.9999. W P0.00 1jE sToss GHANRE� — JEFFERSON PLAZA �H WAtER I _ CIyA41llE4. �. WN I TEWATER STORIA � "`•, �"" •••• '°cs tEs rt^ ��Ep lS b �I ° a.60 P P 4 N p I 206 NOME mV �` pEP � C��s.,..5�. � RETAIL 1 RETAIL C ( tr° w ata U ° ' ' Mlxf ea.. ]IT f i 0 .r 1 c J� P 7 ' s 1 ti N K x� w REST. i �AD i I N4 S I GNAGE LOCAT I ONS V STATE HIGHWAY III _ Q BUILDING SIGN LOCATION O MONUMENT SIGN LOCATION ®POSSIBLE PAHSE 2 BLDG. SIC,N I OrATIONS w�re� N 00 O N FAI MT a EVAT M Alm MAJOR TENANT BLDG. S IGNS-LOCAT IONS PARTIAL - SOUTH EL:EvATCN PARTIAL - HOR TH 8.E VF Clot w4-- PROPOSED rr -ry PROPOSED EXTERIOR ELEVATIONS THE HOME DEPOT U.S.A., INC. LA QUINTA, CALIFORNIA wrw r ra wra wn r i� mwl.iwiu niw►ii CC'S "DMS YiAP}iG� WAiiB IOUS� 1 t 1ME Ml 1 w y F i i! l■ Nl NI! fYlYl''41lili �A}i } ■:lii r �Rl� '� :YZI i C■..:I` ...It ■ !! } ii� Rl ■ i#• !i ! Vis= 1 ■.1.11.!!il■M Yil��I�iiZ k�, N'i N■ ■i: — awl}■■ �■ ll!! •l:iIAk F-1 A 11131AIND ••iiiiii..� +� tf� !l�f.1 �l tit. }i�riS ti:M� ' ��vti .•yap ��.wall .�` il:i1A; I1 A M:1111MP N bo O W 48'-0" I015CONNECT 6 LA15El5 (TYF.') THDCL-60 CHANNEL LETTERS 120 vofb 75 amps 5 circuits HICS-36 CABINET 120 volts 41.1 amps 3 circuirs i HOLES (MOUNTING OUILO A TSECTIONS IN 3 PRIMARY WIRES STU135EO MOUNTIEE NG DE ms) ON TEMPLATE) SEAM DETWE N WORDS AS CHANNEL LE-117ERS �Ir TO HANDY DOX IN510E LTRS. INDICATED (INSTALLER TO STUD. ELEC.) 214D. POWER HOLE Wl POWER BOX MTD. IN CABINET (HICK -30) Alum. Returns and Backs KNOCKOUT PLUG AT C`NTEK OF LETTERS Rtns. ptd. Bronze TOP OF LETMKS (#313 Ouranodic) Ems. Alum. Cab, Ptd. Bronze 2' Std. bronze tnmcap (To match #313 Duranodic Sedcomaned letters Bronze) Inside of letters ptd. white wistd. flet retainer #2119 Plex Face (Orange) 945 Panallex substrate face wit st. surf. black %nnyl w/1st. suit. vinyl bkgrd. (to simulate 'stencil" look) 3630-44 orange bacxground (To match PMS 0165) Neon Illuminwon (30ma) 18' Rev. While copy w 318' black 4500 white border Sw12. Bold copy style —All power boxes behind well to be aligned horaonraly NON—ILLUMINATED INDIVIDUAL CHANNEL LETTERS. CONSTRUCTED AS ABOVE * MAJOR TENANT BUILDING SIGNS DETAILS 9162 APFERSON PLAZA. . MONUMENT SIGN ' A' TOTAL SIGN FACE AREA 149 S.F. 9161 JEFFERSON. PLAZA., TEM 7 J i TENANT TENANT TENANT MONUMENT SIGN 113' TOTAL SIGN FACE AREA 1 49 S.F. MONUMENT SIGH 2.80.5 Is, JEFFERSON FLA3A Ina 510' 6101 MONUMENT SIGN ' C' TOTAL SIGN FACE AREA 1 25 S.F. SCALE: 114" - P-011 2.90 LANDSCAPE CONCEPT The landscape areas of the Jefferson Plaza are to be developed utilizing lush and efficient design principles with a goal of creating an oasis of tropical character. Plant material selection criteria shall include appearance, low maintenance requirements, climatic suitability, and tolerance to local conditions. Primary goals of the landscape concept are use of palms trees for accenting project features, canopy trees in parking areas for shade, and limited use of turf. Within the "Tropical" concept the plant materials should lend themselves to the desert climate. California Pepper and Mesquite trees shall be utilized along the project frontage with Highway 111 in conformance to the currently adopted street scape theme for Highway 111. 2.90.1 Development Standards Landscaping for the Jefferson Plaza shall follow recommendations laid forth by the city of La Quinta and the Coachella Valley Water District "General Landscaping Guidelines and Irrigation System Design Criteria". In addition, the following specifications shall be implemented within the project. 2.90.1.1 Landscape Shading Requirements for Parking Lots The shade materials (trees) utilized in the parking areas shall be of the variety that will provide shade coverage over fifty percent of the parking area within 15 to 20 years from installation. 2.90.1.2 Landscape Maintenance Prior to issuance of building permits for Phase 2, responsibility for the maintenance of the common landscape areas within the development shall be stipulated in CC & R's, or other enforceable mechanism satisfactory to the City of La Quinta. Landscape materials shall be maintained as planted in perpetuity. Any dead or missing trees shall be replaced in 30 days. 2.90.1.3 Landscape Development Standards Landscape improvement shall be provided in the perimeter setback areas along Jefferson Street and S.R. 111. The following specific standards shall be utilized within the landscaped areas of the project site: Slopes: Slopes shall not exceed 5:1 within public rights of way and 3:1 in landscape areas outside the right of way. October 1996 12790.001 2441.9999 WPD.00 Diamond Planters: Five feet square Finger Islands: Five feet wide Tree Size: All 36" box trees shall be a minimum or 4" in diameter as measured 12" from grade. The 36" box trees along the north property line shall be 25' on center. All 24" box trees shall be a minimum of 2-1/2" to 3" in diameter as measured 6" from grade. Irrigation: Landscape areas shall have permanent irrigation improvements meeting the requirements of the Public Works Director. Use of lawn shall be minimized with no lawn or spray irrigation within 5 -feet of curbs along public streets. Coordination: The applicant shall ensure that landscaping plans and utility plans are coordinated to provide visual screening of above -ground utility structures. Line of Sight: The northeast corner landscaping shall not exceed 30" in height within the line of sight. 2.90.1.4 Landscape Screening The drive through restaurant shown in Phase 2 shall be provided with screening by a combination of berms, walls, and landscaping so that the cars using the drive through facilities will not be visible by pedestrians and cars on the perimeter sidewalk and street as approved by the site development permit. Screening of parking lot surface shall be provided from all adjacent streets through use of berming, landscaping and/or short decorative walls, except the driveway view corridors. 2.90.2A Plant Palette and Landscape Plan (see accompanying exhibit) As depicted on exhibit 2.90.2A, the following materials may be utilized in the final landscape plan proposed for the project site. October 1996 12790.001.2441 9999 WPD.00 JEFFERSON PLAZA gTOjoA VJVLT a,$ �'TE11 - Jar AAAA ) r I THE 1N�! 7��01E DEPOT 1 Q5, I L d SF A! t '�R •.. �j4. arc• A >r..��•� y (sm" rale .mam Rw STATE [WAY GFEENBM LANDSCAPE PLANURE F , ARG1f7ECn f . ENGMMNC . Pt_ANNNO 13101 RM HILL AVENUE, SUITE 200 TUSTIN, CALIFORNIA 02660 i714i 259-0500 GARDENOUTDOOR r CENTER �� M M l L.I. .. 1 V::_ PROPOSED PLANT PALET' /AR i L �r ss�wra im Imau LMAA$RLDCWA ►[ASA CRAPE WRIIE 0 b' Bal KVNM C )NAVWQ 1f'Vwn, KWU 1f.1f ALM 2/' BOY �y Cs:�_�.• (14 AfIOCAN "AC 21' LW &CA ..bcp Q[A tU:lPAEA YIrA+r wt' fiRAREiS a11E N' MA reAItlLAES eaAr7flarrtw K7R17tU5 Lpornr RTE 21 ax PAAW*50&A AOAAYA I[OCAN PALO WNW 21' BOA PROM 12WEOY5K QWLAN YESOUR 2/' &VXF44Z VOLLE CALLORIPA f[PM 21' Bal 1•A lOf WEIR VAs+ercreru R1BI73 FA I[YGw TAN PAY IS -le' MM ALOC ARA CaRAL ALOE 5au. 24' aC 9OLAaww" SPP MUGVAA U 1 GV. 1' at DORWAEA Nsa06A Na°w" 5G1. S' at Nf dWAU/S NYOWS VWOV OMY 1 CAI. 2f' ac L04 MAI JWCMaAI VAX-ILU AWr 5 GAL JO" at IEUCYWNnaw n1U)r5c&a CmAcr ffw RVAXX 5Ge. J' ac OMSMA WAMALY 94MOW 3 rA J0' OC Ao" aEAN101 OMIT a[AM 3 CJLI' OC RAPTUaIEP15SP/InGIAN' EVA NAYMLYV[ 3 COL J' ac pm 00198 CAZAM4 r.12ANA SPEQS GArAA,I nArs s• ac. ARIP011.6 Nae2ONIAUS 6Ap NaRO", ■ 1 rA. J' at LANTANA h"rENDDW RAW LANTAM I a4L It at IFHGATO NOTES ALL IAM=4'f NAS 9w1 K RPM= I A RAIY V M W SIM Ufe SIA[ Q OR Mr E4lep01T Aro OISIOI AL WLES I01 TAM OM /KOALA K F00004 YAWLS 9110 WE 0"WOUOD PRO K 93ft • OMMILVIS 9WL WE WARE OF LLL IFU SWt M¢ AAD *W S11(ft Ma" W WE OWAIRL RIN PLwT W"AL WU Ara4mimR • ALL 9w r MFADS AID16 lA1A A mw% ctm AIO 1mSCRAN anAA ni Awn SNAIL Of PSI/ALM AS 10-W rrr MIDIS • ALL IRR SW! WCOW 9iWL DFM MIP W A ftW TO FW tW SYSEL • VAVI UWUr3 SILL L 9PMAI D O OWE OOm'M O RANO 010941E N DOM~ Av 95(v[ mw -XR NUME)O115 EJD • ALL MSIR SIM f fQVM RIR MRSA[ KaAA1►6 rfA111E3 10 AS O .10167 O PASMIN O C401 Omm 2aL • 9e JLWAf O IW W N VK M N fm ICON ANO OMM "EX NAS N D LANDSCAPE AREA 5111AF�' 711af ar OAP LALeG1R A61- PAN= Lar PM LO I ®.NA15 ]RIM Y PARe,6 TOL 0R WELLS __An_z 9LDIA 21.100 V. IOW MU OF PA10K IDT 1M "Awn Of 2p1111;L RR7MASE LAWSCM ACI 707 I AODOD "*"o alwM .ATA si � SWIDUL LNLLVfD NA 54M Y. 006INM L405OVM ACI 11524 Ma LV 6 SE1101) LAWMAN AM -LN 1UT4 AKA R PAA1II a[ ITICE P: PALPM CO1f14Q AND SMI O.V41) jaw 9. TOrk FchzkrAWE O poop 9 LIA)WVLD ACA LAIONPAN Z am LKiLOORIm pA1NMa IA.W..Vm PIw,C PNMY 4007 Y POMWX L.410SC00 ACS UP Z POLp6 A" PAMMn JEFFERSON PLAZA gTOjoA VJVLT a,$ �'TE11 - Jar AAAA ) r I THE 1N�! 7��01E DEPOT 1 Q5, I L d SF A! t '�R •.. �j4. arc• A >r..��•� y (sm" rale .mam Rw STATE [WAY GFEENBM LANDSCAPE PLANURE F , ARG1f7ECn f . ENGMMNC . Pt_ANNNO 13101 RM HILL AVENUE, SUITE 200 TUSTIN, CALIFORNIA 02660 i714i 259-0500 GARDENOUTDOOR r CENTER �� M M l L.I. .. 1 V::_ Bor.�i �-smam Rrr to THE KEITH COMPANIES Civil Englneering•Land Surveying ► 2953 Red HE Awns Mapping -Environmental Servlceo Costa Mesa CA 92626 Water Resources -Land Planning (711540-0800 w /AR i L �r ss�wra Bor.�i �-smam Rrr to THE KEITH COMPANIES Civil Englneering•Land Surveying ► 2953 Red HE Awns Mapping -Environmental Servlceo Costa Mesa CA 92626 Water Resources -Land Planning (711540-0800 SECTION 3.0 SPECIFIC PLAN 3.10 LAND USE The site is at present vacant, it consists of a gentle sloping terrain with the C.V.W.D.. Storm drain channel at the north edge of the property. The site is covered with desert scrub bush and grasses. Including a few clumps of creosite bush. The adjoining properties have been studied in conjunction with projected development and have not called attention to any adverse or extraordinary circumstances surrounding the area beyond the variances outlined herein. This project will be developed in accordance with ordinances and/or circumstances stipulated by the City of La Quinta. 3.20 ZONING The subject property has a C.R. (Regional Commercial) designation in place and is within the general plan use designation as Mixed Regional Commercial. The specific uses and requirements of the C.R. zone relevant to this project is outlined in Section 3.2.4. 3.20.1 Outdoor Sales In addition to those land uses permitted in the C.R. zoning district, the outdoor display and sale of merchandise shall be permitted pursuant to the following guidelines: (1) Merchandise shall not impede efficient and safe vehicular and pedestrian circulation; (2) The merchandise shall be removed and the premises shall be cleared of all debris and restored to its original condition upon completion of the display and sales event. 3.20.2 Zoning Standards Jefferson Plaza will be developed following the framework of the general zoning requirements of the C.R. zone of said City. 3.20.3 Deviations from Zoning�Code The following development standards are proposed as deviations from the City of La Quinta Zoning Ordinance. A brief justification for the request is included. i mtnrAr , 3.20.3.1 Parking Stall Size The City of La Quinta Zoning Code requires a 9 foot by 20 foot parking stall situated on a 26 foot aisle with a 90 degree parking angle. The applicant is proposing 9 foot by 19 foot parking stalls on 26 foot aisles with a 90 degree parking angle. In areas of overhanging conditions, a 9 foot by 17 foot stall is recommended. The deviation of one foot in the length of the parking stall will result in the more efficient use of the property while maintaining an efficient and safe circulation system. This design feature is based on the experience of the applicant through the construction and ongoing operation of over 400 stores. 3.20.3.2 Number of Parking Stalls Provided The number of parking spaces proposed for both the Home Depot and. other retail uses is 1,146, exceeding the 770 spaces required by the City by 49 percent. With some 400 Home Depot facilities in operation, Home Depot is acutely aware of the particular and unique market conditions associated with their facilities. Based on this practical experience, the parking provided is necessary to serve the needs of the public and will remove the potential for any negative traffic and parking impacts to surrounding properties or public streets due to overflow parking conditions. 3.20.3.3 Percentage of Landscape Area Provided The increase in the number of parking spaces provided, as discussed above, has a direct impact to the amount of landscape area that can be provided on the project site. The design and materials proposed will ensure the desired effect of softening the visual impact of the development while establishing a high quality and visually pleasing environment. The parking field meets the City's requirement of 5 percent minimum landscape coverage. See exhibit 2.90.2.A "Landscape Plan" for tabulation of area. Additionally, the overall site including the public parkway provides 12.6 percent of landscaped coverage. 3.20.4 Permitted Uses Regional Commercial: • Retail stores under 10,000 sq./ft. floor area per business • Retail stores', 10,000-50,000 sq./ft. floor area • Retail stores', over 50,000 sq./ft. floor area • Food, liquor, and convenience stores under 10,000 sq./ft. floor area, open less than 18 hours/day2 • Food, liquor, and convenience stores under 10,000 sq./ft. floor area, open 18 or more hours/day2 • Plant nurseries and garden supply stores, with no propagation of plants on the premises, subject to §9.100.120 (Outdoor Storage and Display). October 1996 12790 001 2441 9999 WPD 00 • Banks • General and professional offices ' Other than convenience stores. Items sold may include clothing, groceries, meat, drugs, jewelry, sundries, office supplies, pets, furniture, appliances, hardware, building materials 2 With no consumption of alcohol on the premises. • Medical offices -- physicians, dentists, optometrists, chiropractors, and similar practitioners • Restaurants, other than drive-thru • Restaurants, drive-thru • Restaurants, counter take-out with ancillary seating, such as yogurt, ice cream, pastry shops, and similar • Health clubs, martial arts studios, and dance -studios, 5000 sq./ft. floor area or less • Health clubs, martial arts studios, and dance studios, over 5000 sq./ft. floor area • Automobile service stations, with or without minimart • Car washes • Auto parts stores, with no repair or parts installation on the premises 3.30 SPECIFIC DESIGN FEATURES 3.30.1 Screen Wall An eight foot wall, shall be constructed along the north property line, as depicted on the site plan. The purpose of the wall in conjunction with the landscape treatments to be provided adjacent to the wall is to visually screen the development from the existing development to the north of the project site. The screen wall shall be one sided split face block with a two inch cap. 3.30.2 Screening of Rooftop Equipment Consistent with the Zoning Code, all rooftop and wall mounted mechanical equipment including satellite dish shall be screened from view by means of a parapet wall. Line of site drawings showing how all equipment will be screened shall be submitted for review prior to issuance of a building permit. 3.30.3 Utility Enclosures Any utility enclosures including pallet enclosures, propane/generator enclosures shall consist of masonry materials sufficient in height to screen all storage with solid painted gates provided, subject to approval of the Community Development Department prior to issuance of a building permit. October 1996 12790 001 2441 9999 WPD 00 3.30.4 Cart Storage A central designated area and a minimum of two cart corrals shall be provided for the collection and storage of carts, hand trucks and other devices used to carry building materials by shoppers. Additionally, Regular retrieval of used carts shall be provided by the retailer to minimize clutter and circulation problems. The two cart storage areas and central location shall be approved by the Community Development Director, prior to issuance of a building permit. Designated area shall be permanent and provided with screen walls and landscaping and proper signs. 3.30.5 Exterior Lighting Exterior lighting for the project shall comply with the "Dark Sky" Lighting Ordinance. Plans shall be approved by the Community Development Department prior to issuance of building permits. All exterior lighting shall be down shining and provided with shielding to screen glare from adjacent streets and residential property to the north and east to the satisfaction of the Community Development Department. Parking lot and nursery light standards shall be a maximum 25 -feet in height and shall be shielded. 3.40 PROPERTY RIGHTS All required easements, rights-of-way and other property rights shall be granted prior to issuance of a grading, improvement or building permit for this development. 3.40.1 Right -of -Way Utility Easements The applicant shall grant public and private street right-of-way utility easements in conformance with the City's General Plan, Municipal Code, applicable specific plans, and as required by the Public Works Director. Property rights required of this development include: A. State Route 111 - 86' half of a 172' right-of-way B. Jefferson Street - 62' half right-of-way transitioning to 81' half right-of-way on the southerly portion as required for dual left turn lanes and dedicated right turn lane. The applicant may reduce the above right-of-way widths by two feet by reconstructing the west side of the existing Jefferson Street median two feet easterly of the existing location. Right-of-way grants shall include additional widths as necessary to accommodate additional -width improvements shown on the approved improvement plans. October 1996 12790 001 2441 9999 WPD 00 3.40.2 Utility Easements The applicant shall grant any easements necessary for placement of and access to utility lines and structures, drainage basins, mailbox clusters, park lands, and common areas. 3.40.3 City Entry Sign An easement shall be granted to the City at the northwest intersection of Highway 111 and Jefferson Street. Said easement shall be for the purpose of installing the City "Entry Sign." Specific location and size of easement shall be approved by the City and recorded prior to final occupancy of the Home Depot. 3.50 UTILITIES 3.50.1 Existing Utilities All existing and proposed utilities within or adjacent to the proposed development shall be installed underground. High-voltage power lines which the power authority will not accept underground are exempt from this requirements. 3.50.2 Underground Utilities In areas where hardscape surface improvements are planned, underground utilities shall be installed prior to construction of surface improvements. The applicant shall provide certified reports of utility trench compaction tests for approval of the Public Works Director. October 1996 12790 001 2441 9999 WPD 00 APPENDIX October 1996 12790.001 2441.9999. W PD.00 RESOLUTION 96-71 A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF LA QUINTA, CALIFORNIA, CERTIFYING A MITIGATED NEGATIVE DECLARATION OF ENVIRONMENTAL IMPACT FOR ENVIRONMENTAL ASSESSMENT 96-325 PREPARED FOR SPECIFIC PLAN 96-027 AND CONDITIONAL USE PERMIT 96-028 ENVIRONMENTAL ASSESSMENT 96-325 HOME DEPOT, USA, INC. WHEREAS, the City Council of the City of La Quinta, California, did on the 17th day of September, 1996, hold a duly noticed Public Hearing to consider Environmental Assessment 96-325, prepared for Specific Plan 96-027 and Conditional Use Permit 96-028; and, WHEREAS, the Planning Commission of the City of La Quinta, California, did on the 23rd day of July and the 13th day of August, 1996, hold duly noticed Public Hearings to consider Environmental Assessment 96-325, prepared for Specific Plan 96-027 and Conditional Use Permit 96-028; and, WHEREAS, at said public hearing held on the 13th of August, 1996, the Planning Commission did recommend certification of Environmental Assessment 96- 325; and, WHEREAS, said application has complied with the requirements of "The Rules to Implement the California Environmental Quality Act of 1970" (as amended; Resolution 83-68 adopted by the La Quinta City Council) in that the Community Development Department has prepared an Initial Study (EA 96-325); and WHEREAS, the Community Development Director has determined that by incorporating conditions as specified in the mitigation monitoring plan, the said Specific Plan will not have any significant adverse effects, or that any such effects have been mitigated to the extent feasible, under development policies adopted for the La Quinta General Plan and in accordance with the General Plan EIR as certified, to a level of insignificance on the environment, and that a Mitigated Negative Declaration of Environmental Impact should be filed; and WHEREAS, upon hearing and considering all testimony and arguments, if any, of all interested persons desiring to be heard, said City Council did find the following facts, findings, and reasons to justify certification of said Environmental Assessment: 1. The proposed Specific Plan and Conditional Use Permit will not be detrimental to the health, safety, or general welfare of the community, either directly or earesoMxc Resolution No. 96-71 Page 2 indirectly, in that no significant impacts have been identified which cannot be mitigated to the extent feasible, recognizing the overriding considerations made to allow implementation and development pursuant to the La Quinta General Plan in accordance with its adopted objectives and policies. 2. The proposed Specific Plan and Conditional Use Permit does not have the potential to degrade the quality of the environment, substantially reduce the habitat of a fish or wildlife population to drop below self sustaining levels, threaten to eliminate a plant or animal community, reduce the number or restrict the range of rare or endangered plants or animals or eliminate important examples of the major periods of California history or prehistory, due to the lack of any such factors existing on the shopping center site. 3. The proposed Specific Plan and Conditional Use Permit does not have the potential to achieve short-term environmental goals, to the disadvantage of long-term environmental goals, in that development of the project will provide more efficient and safe area circulation patterns and achieve land use development as set forth in the General Plan, without significantly impacting public service and utility provisions or substantially degrading the physical environment, provided that mitigation measures are imposed on the project. 4. The proposed Specific Plan and Conditional Use Permit will not result in impacts which are individually limited or cumulatively considerable when considering planned or proposed development in the immediate vicinity, as the General Plan EIR considered these impacts, adopted mitigating measures. and identified impacts which could not be fully mitigated through a Statement of Overriding Considerations. 5. The proposed Specific Plan and Conditional Use Permit will not have environmental effects that will adversely affect the human population, either directly or indirectly, in that the proposed development is consistent with the designated land use and policy guidance adopted for the La Quinta General Plan, for which -mitigation measures were adopted to assure that future development in accordance with said Plan would not have detrimental effects on the environment beyond those identified in the Statement of Overriding Considerations adopted for the La Quinta General Plan. 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 the City Council for this Environmental Assessment. eareso325.cc Resolution No. 96-71 Page 3 2. That it does hereby certify Environmental Assessment 96-325 for the reasons set forth in this Resolution and as stated in the Environmental Assessment Checklist and Addendum, staff report and as stated at the Public Hearing, and on file in the Community Development Department. PASSED, APPROVED, AND ADOPTED at a regular meeting of the La Quinta City Council held on this 17th day of September, 1996, by the following vote, to wit: AYES: Council Members Adolph, Henderson, Perkins, Sniff, Mayor Holt NOES: None ABSENT: None ABSTAIN: None 'C GLENDA L. HOLT, Mayor City of La Quinta, California AT ST: AUNDRA L. JU OLA, City Clerk City of La Quinta, California APPROVED AS TO FORM: DAWN C. HONEYWELL, City Attorney City of La;Quinta, California RESOLUTION 96-72 A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF LA QUINTA, CALIFORNIA, APPROVING A SPECIFIC PLAN TO ALLOW 218,300 SQUARE FOOT RETAIL CENTER AT THE NORTHWEST CORNER OF HIGHWAY 111 AND JEFFERSON STREET CASE NO. SPECIFIC PLAN 96-027 HOME DEPOT, USA, INC. WHEREAS, the City Council of the City of La Quinta, California, did on the 17th day of September, 1996, hold a duly noticed Public Hearing to consider the request of Home Depot, USA, Inc. for a 218,300 square foot retail center in the C -P -S Zone on a 20 t acre site, more particularly described as: APN: 649-020-022 and 649-020-023 WHEREAS, the Planning Commission of the City of La Quinta, California, did on the 23rd day of July, 1996, and the 13th day of August, 1996, hold duly noticed Public Hearings to consider the request of Home Depot, USA, Inc. for a 218,300 square foot retail center in the C -P -S (CR) Zone on a 20 t acre site; and, WHEREAS, said Specific 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 a Mitigated Negative Declaration has been recommended for certification; .and, WHEREAS, upon hearing and considering all testimony and arguments, if any of all interested persons desiring to be heard, said City Council did find the following facts, findings, and reasons to justify approval of said Specific Plan: The General Plan Land Use Element designates this site as Mixed Regional Commercial with a non-residential overlay. Land Use Element Policy 2-3.1 provides for primary uses being major retail businesses with ancillary uses including other commercial uses. Both Highway 111 and Jefferson Street are primary image corridors as identified in the Circulation Element of the General Plan. Each will have street improvements, raised, landscaped medians and heavily landscaped areas within and contiguous to the street rights of way consistent with design guidelines of Policy 3-4.1.2. The resoce.162 Resolution 96-72 Page 2 intersection of these two streets is also identified in the General Plan as a primary gateway leading into the City, Policy 3-4.1.8. As conditioned an easement will be granted to the City to install the City "Entry Sign" in compliance with this policy. Under Policy 3-4.1.11, well designed landscape setbacks are encouraged to ensure a high quality and attractive streetscape. The combined right-of-way and on-site Highway 111 landscape setback is 34 feet, where 50 feet is generally recommended. Varied landscape setbacks are being allowed because of Home Depot's need for more parking spaces than required by the Zoning Code parking standards. As a Major Arterial, Jefferson Street has a generally recommended landscape setback of 20 feet. Both landscape setbacks meet the intent of this policy. Policy 3.3.1.3 specifies that driveways along both Highway 111 and Jefferson Street shall be located a minimum of 250 feet from the ends of the curb returns. As conditioned this policy shall be met. Lastly, Policy 3-2.1.6 references Table CIR-2, La Quinta Roadway Design Standards, that specifies the minimum intersection spacing allowed is 2,600 feet. Because of the need to better accommodate commercial uses in addition to maximizing the number of users benefitting from a full turn signal on Highway 111, staff with approval from Caltrans has reduced the distance to 1,300 feet. In accordance with the Air Quality Element of the General Plan, the applicant submitted an air quality analysis (Policy 9-2.1.1). The study addressed the circulation layout to ensure its minimization of on-site traffic conflicts and reduction of 'air quality impacts, The proposed project uses will not create any conditions which are materially detrimental to the public health, safety, and general welfare of the City's citizens. The project design along with the recommended conditions will assure this by requiring shielded lighting, additional landscaping, buffering, architectural treatment, traffic and street improvements. The Mitigated Negative Declaration of Environmental Impact recommended for certification indicates that no detrimental impacts will occur. The subject property as well as property to the south, west and partially to the east are zoned for commercial uses. To the north is the Whitewater Storm Channel which provides a buffer from the residentially -zoned properties beyond the Channel. resocc. 16? Resolution 96-72 Page 3 Therefore, development of the subject property, as conditioned will be compatible with surrounding properties. Property SuitabiliW The property is suitable for commercial development in that as conditioned the existing infrastructure facilities can be incorporated into this project and public services will be adequately addressed. The proposed architectural design recognizes the functional design requirements imposed by this large scale building. Though it is a contemporary tilt -up concrete structure, design elements in keeping with the desert environment and Mediterranean period are proposed such as, muted earth tone colors, arched entry, tiled arcade and columns. 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 the City Council in this case; 2. That the City Council does hereby approve Specific Plan 96-027, subject to the attached conditions, labeled Exhibit 'A'. PASSED, APPROVED, and ADOPTED at a regular meeting of the La Quinta City Council, held on this 17th day of September, 1996, by the following vote, to wit: AYES: Council Members Adolph, Henderson, Perkins, Sniff, Mayor Holt NOES: None ABSENT: None ABSTAIN: None resocc.162 Resolution 96-72 Page 4 GLENDA L. HOLT, Mayor City of La Quinta, California AT ST: AUND9A JUHOL , City Clerk. City of La Quinta, California APPROVED AS TO FORM: DAWN HONEYWELL, City Attorney City of La Quinta, California resocc.162 RESOLUTION 96-72 EXHIBIT "A" CONDITIONS OF APPROVAL - FINAL SPECIFIC PLAN 96-027 SEPTEMBER 17, 1996 1 . The development shall comply with Exhibit 1, the Specific Plan for Specific Plan. 96-027 (on file in the Community Development Department), the approved exhibits and the following conditions, which shall take precedence in the event of any conflicts with the provisions of the Specific Plan. 2. Exterior lighting for the project shall comply with the "Dark Sky" Lighting Ordinance. Plans shall be approved by the Community Development Department prior to issuance of building permits. All exterior lighting shall be down shining and provided with shielding to screen glare from adjacent streets and residential property to the north and east to the satisfaction of the Community Development Department. Parking lot and nursery light standards shall be a maximum 25 -feet in height and shall be shielded. 3. Plan for adequate trash recycling provisions for each phase as constructed shall be approved by the Community Development Department prior to Certificate of Occupancy. Plan to be reviewed for acceptability by applicable trash company prior to City review. 4. Comprehensive sign program for Phase 2 (business identification, directional, and monument signs, etc.) shall be approved by the Planning Commission prior to issuance of any building permit for Phase 2. 5. Prior to issuance of any grading or building permits, or ground disturbance, mitigation measures as recommended by the Archaeological Assessment for the site shall be completed at the applicant/developer's expense. This consists of having an archaeological monitor on site during grading and aarth disturbance operations. 6. Upon their approval by the City Council, the City Clerk is authorized to file these Conditions of Approval with the Riverside County Recorder for recordation against the properties to which they apply. 7. Prior to the issuance of a grading, improvement or building permit, the applicant shall obtain permits and/or clearances from the following public agencies; _aCLUTION 9E-72 CONDITIONS OF APPROVAL - FINAL SPECIFIC PLAN' 96-027 SEPTEMBER 17, 1996 • 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 • Imperial Irrigation District • California Regional Water Quality Control Board (NPDES Permit) 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.. For projects requiring NPDES construction permits, the applicant shall include a copy of the application for the Notice of Intent with grading plans submitted for plan checking. Prior to issuance of a grading or site construction permit, the applicant shall submit a copy of an approved Storm Water Pollution Protection Plan. 8. Provisions shall be made to comply with the terms and requirements of the City's adopted Infrastructure Fee program in effect at the time of issuance of building permits. 9. Handicap access, facilities and parking shall be provided per State and local requirements. 1 D Bus waiting shelters shall be provided when the street improvements are installed, as approved by Suniine Transit and the Public Works Director, 11. Prior to any. site disturbance being permitted, including construction, preliminary site work and/or archaeological investigation, the project developer shall submit and have approved a Fugitive Dust Control Plan (FDCP), in accordance with Chapter 6.16 of the La Quinta Municipal Code. The plan shall define all areas proposed for development and shall indicate time lines for any phasing of the project, and shall establish standards for comprehensive control of both anthrr,Pogenic and natural creation of airborne dust due to development activities on site. Phased projects must prepare a plan that addresses control measures over the entire build out of the project such as for disturbed lands pending future development. COUVXIItili _oOLUTION 96-72 CONDITIONS OF APPROVAL - FINAL SPECIFIC PLAN 96-027 SEPTEMEFF1 17, 1996 12. Construction shall comply with ail local and State building code requirements as determined by the Building and Safety Director. 13. Prior to issuance of any land disturbance permit, the applicant shall pay the required mitigation fees for the Coachella Valley Fringe -Toed Lizard Habitat Conservation Program, as adopted by the City, in the amount of $600 per acre of disturbed land. 14. Prior to the issuance of a grading permit, the applicant shall prepare and submit a written report to the Community Development Director demonstrating . compliance with those Conditions of Approval and mitigation measures of SP 96-027 and EA 96-325 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 he Community Development Director demonstrating compliance with those Conditions of Approval and mitigation measures of EA 96-325 and SP 96-027 which must be satisfied prior to the issuance of a building permit. Prior to final building inspection approval, the applicant shall prepare and submit a written report to the Community Development Director demonstrating compliance with all remaining Conditions of Approval and mitigation measures of EA 96-325 and SP 96.325. The Community Development Director may require inspection or other monitoring to assure such compliance. 15. All Conditions of Approval shall be incorporated into the Specific Plan text in the appropriate section. Text shall be revised prior to issuance of a grading or building permit, whichever occurs first. 16. The service station shall be deleted in Phase 1. 17. All requirements of Coachella Valley Water District shall be met. 18. For all driveways leading from streets, the adjacent perpendicular drive aisle closest to the street shall be provided with stop signs. Additionally, traffic aisles leading to the street shall also be provided with stop signs to insure inbound traffic a continuous, uninterrupted flow into the parking lot. 19. Any utility enclosures including pallet enclosures, propane/generator enclosures shall consist of masonry materials sufficient in height to screen all storage with solid painted gates provided, subject to approval of the Community (V)Z.4*Vl.Ju �aOLUTION 96-72 CONDITIONS OF APPROVAL - FINAL SPECIFIC PLAN 96-027 SEPTEMBER 17, 1996 Development Department prior to issuance of a building permit. 20. Prior to issuance of a building permit the site plan shall show that the eight foot block wall provided at the north property line, shall be one sided split face block with a two inch cap. This wall may be phased as shown on the submitted plans. 21. The two cart storage areas (Section 3.3.4 of the Specific Plan) design and central locations shall be approved by the Community Development Director, prior to issuance of a building permit. Designated area shall be permanent and provided with screen walls and landscaping and proper signs. 22. Drive through restaurant shown in Phase 2 shall be provided with screening by a combination of berms, walls, and landscaping so that the cars using the drive through facilities will not be visible by pedestrians and cars on the perimeter sidewalk and street as approved by the site development permit. Adequate information shall be submitted to show that air quality impacts will not increase when compared to non -drive-through uses. 23. All roof and wall mounted mechanical -type equipment shall be installed or screened with architecturally compatible material so as not to be visible from surrounding properties and streets to the satisfaction of the Community Development Director and/or Planning Commission. Working drawings showing all proposed equipment and how they will be screened shall be submitted and approved prior to issuance of a building permit. 24. All required easements, rights-of-way and other property rights shall be granted prior to issuance of a grading, improvement or building permit for this development. 25. The applicant shall grant public and private street right-of-way utility easements in conformance with the City's General Plan, Municipal Code, applicable specific plans, and as required by the Public Works Director. Property rights required of this development include: A. State Route 1 1 1 - 86' half of a 172' right-of-way C)t10Pvs,1j ._QOLUTION 96-72 CONDITIONS OF APPROVAL - FINAL SPECIFIC PLAN 96-027 SEPTEMBER 17, 1996 B. Jefferson Street - 62' half right-of-way transitioning to 8?' half right-of- way on the southerly portion as required for dual left turn Innes and dedicated right turn lane. The applicant may reduce the above right-of- way widths by two feet by reconstructing the west side of the existing Jefferson Street median two feet easterly of the existing location. Right-of-way grants shall include additional widths as necessary to accommodate additional -width improvements shown on the approved improvement plans. 26. They applicant shall grant any easements necessary for placement of and access to utility lines and structures, drainage basins, mailbox clusters, park lands, and common areas. 27. Improvement plans submitted to the City for plan checking shall be submitted on 24" x 36" media. On-site plans shall be submitted in the categories of "Grading, Paving and Drainage" and "Precise Grading and Plot Plan." Off-site improvements shall be submitted in the categories of "Grading," "Streets & Drainage," and "Landscaping." The "Precise Grading and Plot Plan" shall have signature blocks for the Community Development Director and the Building Official. All other plans shall have signature blocks for the Public Works Director. Plans are not approved for construction until they are signed. "Streets and Drainage" plans shall normally include signals, sidewalks, bike paths, gates and entryways, and parking lots. If water and sewer plans are included on the street and drainage plans, the plans shall have an additional signature block for the Coachella Valley Water District (CVWD). The combined plans shall be signed by CVWD prior to their submittal for the Public Works Director's. -signature. "Landscaping" plans shall normally include landscape improvements, irrigation, lighting, and perimeter walls. Plans for improvements not listed above shall be in formats approved by the Public Works Director. 28. 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. RESOLUTION 96-72 CONDITIONS OF APPROVAL - FINAL SPECIFIC PLAN 96-027 SEPTEMBER 17, 1996 29. When final plans are approved by the City, and prior to issuance of grading, improvement or building permits, the applicant shall furnish accurate computer files of the complete, approved off-site improvement plans on storage medial and in a program format acceptable to the Public Works Director. At the completion of construction and prior to final acceptance of improvements, the applicant shall update the files to reflect as -constructed conditions including approved revisions to the plans. 30. The applicant shall construct improvements and/or satisfy obligations, or enter into a secured agreement to construct improvements and/or satisfy obligations required by the City prior to issuance of a grading, improvement or building permit. For secured agreements, security provided, and the release thereof, shall conform with Chapter 13, LQMC. !mprovements to be made or agreed to shall include removal of any existing structures or obstructions which are not part of the proposed improvements. 31. If improvements are secured, the applicant shall provide approved estimates of improvement costs. Estimates shall comply with the schedule of unit costs adopted by City resolution or ordinance. For items not listed in the City's schedule, estimates shall meet the approval of the Public Works Director. 32. If the applicant desires to phase improvements and obligations required by the conditions of approval and secure those phases separately, a phasing plan shall be submitted to the Public Works Department for review and approval by the Public Works Director. The applicant shall complete required improvements and satisfy obligations as set forth in.the approved phasing plan. Improvements and obligations required of each phase shall be completed and satisfied prior to occupancy of permanent buildings within the phase unless a construction sequencing plan for that phase is approved by the Public Works Director. 33. The applicant shall pay cash or provide security in guarantee of cash payment for applicant's required share of improvements whish have been or will be constructed by others (participatory improvements). This development is responsible for the following participatory improvements: (,0n.VkV_!jj.7 nESOLUTION 96-72 CONDITIONS OF APPROVAL - FINAL SPECIFIC PLAN 96-027 SEPTEMBER 17, 1996 A. :;nderground installation of existing overhead utilities. B. Raised landscape median on S.R. 1 1 1 , and C. Traffic signal at Jefferson Street and Vista Grande. If traffic conditions warrant installation of this signal prior to or with the opening of Phase 2 of this development, the City may require that the applicant construct this signal. The applicant's obligations for all or a portion of the participatory improvements may, at the City's option, be satisfied by participation in a major thoroughfare improvement program if this development becomes subject to such a program. 34. Graded, undeveloped land shall be maintained to prevent dust and blowsand nuisances. The land shall be planted with interim landscaping or provided with other wind and water erosion control measures approved by the Community Development and Public Works Departments. 35. The applicant shall comply with the City's Flood Protection Ordinance. 36. The applicant shall conduct a thorough preliminary geological and soils engineering investigation and shall submit the report of the investigation ("the soils report") with the grading plan. 37. A grading plan, which may be combined with the on-site paving and drainage plan, shall be prepared by a registered civil engineer and must meet the approval of the Public Works Director prior to issuance of a grading permit. The grading plan shall conform with the recommendations of the soils report and shall be certified as adequate by a soils engineer or an engineering geologist. 38. Prior to construction of any building, the applicant shall provide a separate document, bearing the seal and signature of a California registered civil engineer or surveyor, that lists actual building pad elevations. The document shall list the pad elevation approved on the grading plan, the as -built elevation, and the difference between the two, if any. , kr-SOLUTION 96-72 CONDITIONS OF APPROVAL - FINAL SPECIFIC PLAN 96-027 SEPTEMBER 17, 1996 39. The applicant shall provide channel lining along the south bank of the Whitewater Storm Channel adjacent to the project site. The Channel lining shall be designed and constructed in accordance with the requirements of the Coachella Valley Water District and the Director of Public Works. 40. Stormwater falling on site during the peak 24-hour period of a 100 -year storm shall be retained within the development unless drainage. to the Whitewater Storm Channel is approved by CVWD. The tributary drainage area shall extend to the centerline of public streets adjacent to the development. 41. Nuisance water (and storm water if drainage to the Whitewater Channel is not approved) shall be retained in retention basin(s) or other approved retention/infiltration system(s). In design of retention facilities, the soil percolation rate shall be considered to be zero unless the applicant provides site-specific data that indicates otherwise. 42. If retention is in an open basin, a trickling sand filter and leachfield of a design approved by the Public Works Director shall be installed to percolate nuisance water. The sand filter and leach field shall be sized to percolate 22 gallons per day per 1,000 square feet of drainage area. 43. Retention basin slopes shall not exceed 3:1 and depth shall not exceed six feet. 44. No fence or wall shall be constructed around retention basins except as approved by the Community Development Director and the Public Works Director. 45. Storm drainage historically received from adjoining property shall be received and retained or passed through into the historic downstream drainage relief route. . 46. All existing and proposed utilities within or adjacent to the proposed development shall be installed underground. High-voltage power lines which the power authority will not accept underground are exempt from this requirement 47. In areas where hardscape surface improvements are planned, underground cion_vk(Nliu RESOLUTION 96-72 CONDITIONS OF APPROVAL - FINAL SPECIFIC PLAN 96-027 SEPTEMBER 17, 1996 utilities shall be installed prior to construction of surface improvements. The applicant shall provide certified reports of utility trench compaction tests for approval of the Public Works Director. • • t i X111 # ■ � ■ s � 48. The following minimum street improvements shall be constructed to conform with the General Plan street type noted in parentheses: A. Jefferson Street - Major Arterial: 1). Street Improvements - Forty-one feet of southbound travel improvements (accommodating three 12 -foot travel lanes, a 5 -foot bike lane) plus sidewalk. At the south end, improvements shall transition into 75 feet of southbound travel improvements to accommodate two dedicated 1 1-foot=wide left -turn lanes and one dedicated 12 -foot -wide right -turn lane. 2). Traffic Signal at entrance opposite Vista Grande - Secure 100% of the estimated cost of the improvement. The applicant is responsible for the cost of the signal at the time warrants are met for its installation and may be required to construct the signal prior to or concurrently with construction of Phase 2 of the development. The signal shall be interconnected and coordinated with the signal on Jefferson Street at Highway 1 1 1. During construction of Phase I improvements, the applicant shall install underground conduit (Schedule 80 PVC with end caps), as approved by the Director of Public Works, for future traffic signal wiring. The applicant shall provide the City with an accurate drawing of the conduit (as constructed) complete with reference ties to permanent monuments or surface improvement features. 3). Traffic Signal at S.R. 1 1 1 - Construct modifications required due to street improvements required of this development and bear the full cost thereof. Improvements shall include left turn signals for southbound and northbound traffic. 4). Reconstruct the north median island on Jefferson Street adjacent to the site to provide a 125 -foot long left turn pocket for north-to- cVMO vr,, r1ESOLUTION 96-72 CONDITIONS OF APPROVAL - FINAL SPECIFIC PLAN 96-027 SEPTEMBER 17, 1996 west traffic, and a 50 -foot long left turn pocket for south -to -east traffic. B. State Route 1 1 1 - Major Arterial: 1). Street Improvements - Construct ultimate improvement on north .half of street as required by Caltrans. Median island construction is a participatory improvement which may be constructed by others. 2). Traffic Signal at West Entry Drive - Install signal prior to opening any retail outlet in the Specific Plan area that generates sufficient traffic to warrant installation. Applicant shall bear 100% of the initial cost of the signal, but may seek up to 75% reimbursement from nearby benefitting property owners subject to the City's reimbursement policy. Prior to final inspection and occupancy of any permanent building within the development, the applicant shall provide to the City an executed (by grantor) reciprocal access and easement agreement allowing access to the owner of the abutting property to the west over the most westerly (signalized) driveway and over the applicant's property to the abutting property to the west. The location and language of the easement shall meet the approval of the City Engineer and the City Attorney. The easement provisions may include a requirement for the abutting property owner to reimburse the applicant a pro -rata share of the commercially reasonable costs of construction and maintenance of the shared access drive (including the signal) and the easement route. Such provisions shall provide for arbitration of disputes regarding the provisions of the agreement. C. Site Access Improvements: For Phase 1 construction as depicted in the revised Phase 1 Site Plan received by the City on August 5, 1996, the applicant shall: 1). Construct the signalized intersection on S.R. 1 1 1 at the most westerly access drive in Phase 2 and install connecting drives to Phase 1 as approved by the Public Works Director, and CV n.4F VZ... ,tSOLUTION 96-72 CONDITIONS OF APPROVAL - FINAL SPECIFIC PLAN 96027 SEPTEMBER 1-, 1996 2). Construct the full width of the most westerly right-in/right/out drive on S.R. 1 1 1 and the full 26' -width of the north/south parking aisle at that drive. Bus turnouts, acceleration/deceleration lanes, and/or other features contained in the approved construction plans may warrant additional street widths, raised medians or other mitigation measures as determined by the ' Public Works Director. The Public Works Director may require improvements extending beyond development boundaries such as, but not limited to, pavement elevation transitions, street width transitions, or other incidental work which will ensure that newly constructed improvements are safely integrated with existing improvements and conform with the City's standards and practices. 49. Access points and turning movements of traffic shall be restricted as follows: A. State Route 111 - Two 30' -wide right-in/right-out drives centered approximately, 435 " and 765' west of the centerline of Jefferson Street, or as approved by the City Engineer. One 40' -wide full -access drive at the signalized intersection centered opposite the north/south property line nn the south side of Hwy. 111 approximately 1,320' west of the centerline of Jefferson Street. B. Jefferson Street - One 30' right-in/right-out drive centered approximately 470' north of the centerline of S.R. 1 1 1, or as approved by the City Engineer. One 40' full -access drive matching up with Vista Grande. 50. Improvements shall include all appurtenances such as traffic signs, channelization markings and street name signs. 51. Street pavement sections shall be based on a Caltrans design for a 20 -year life and shall consider soil strength and anticipated traffic loading (including site and building construction traffic). The minimum pavement sections shall be as follows: Residential & Parking Areas 3.0" a.c./4.50" a.b. Collector 4.0"/5.00" ctinAPRVs.,.s RESOLUTION 96-72 CONDITIONS OF APPROVAL - FINAL SPECIFIC PLAN 96-027 SEPTEMBER 17, 1996 Secondary Arterial 4.0"/6.00" Primary Arterial 4.5"/6.00" Major Arterial 5.5"/6.50" The applicant shall submit mix designs for road base, Portland cement concrete and asphalt concrete, including complete mix design lab results, for review and approval by the City. Construction operations shall not be scheduled until mix designs are approved. 52. The applicant shall provide landscape improvements in the perimeter setback areas along Jefferson Street and S.R. 1 1 1. 53. Landscape and irrigation plans for landscaped lots, landscape setback areas, medians, and retention basins shall be prepared by a licensed landscape architect. Landscape and irrigation plans shall be approved by the Community Development Department. Landscape and irrigation construction plans shall be submitted to the Public Works Department for review and approval by the Public Works Director. The plans are not approved for construction until they have been approved and signed by the Public Works Director, the Coachella Valley Water District, and the Riverside County Agricultural Commissioner. 54. Slopes shall not exceed 5:1 within public rights of way and 3:1 in landscape areas outside the right of way. 55. Landscape areas shall have permanent irrigation improvements meeting the equirements of the Public Works Director. Use of lawn shall be minimized with no lawn or spray irrigation within 5 -feet of curbs along public streets. 56. The applicant shall ensure that landscaping plans and utility plans are coordinated to provide visual screening of above -ground utility structures. 57. Parking lot shading as required by Municipal Code shall be provided. Number and location of trees shown on submitted landscape plan does not constitute final apprnval. Plans showing compliance with shading requi,Pments shall be submitted prior to issuance of a building permit to verify compliance. 58. Landscape materials shall be maintained as planted in perpetuity. Any dead or missing landscaping shall be replaced within 30 days. RESOLUTION 96-72 CONDITIONS OF APPROVAL - FINAL SPECIFIC PLAN 96-027 SEPTEMBER 17, 1996 59. Landscaping within the shopping center (Phase 1 and Phase 2) shall be commonly maintained under a single maintenance contract. Prior to issuance of a building permit for Phase 2, a common area maintenance association or other similar body shall be established to insure compliance with this requirement. Required agreement or CC & R's shall be reviewed for this purpose by the Community Development Department prior to issuance of a building permit. 60. Prior to issuances of any building permits, the applicant shall submit to the Cornmunity Development Department for review and approval a plan (or plans) showinq the following: A. Landscaping, including plant types, sizes, spacing, locations. and irrigation system for all landscape areas. Desert or native plant species and drought reslistant planting materials shall be incorporated into the landscape plan. B. Location and design detail of any proposed and/or required walls. 1*1 C. All 36" box trees shall be a minimum of IV" in diameter as measured 12" from grade. D. All 24" bo " x trees shall be a minimum of - In diameter as measured 6" from grade. E. The 36" box trees proposed along the north property line shall be 25' on center. F. The northeast corner landscaping shall not exceed 30" in height within the line of sight. 61. Screening, of parking lot surface shall be provided from all adjacent streets through use of berming, landscaping and/or short decorative walls, except the driveway view corridors. 62. The applicant_ shall employ construction quality -assurance measures which meet the approval of the Public Works Director. 63. The applicant shall employ or retain California registered civil engineers, geotechnical engineers, or surveyors, as appropriate, who will provide, or have RESOLUTION 96-72 CONDITIONS OF APPROVAL - FINAL SPECIFIC PLAN 96-027 SEPTEMBER 17, 1996 their agents provide, sufficient supervision and verification of the construction to be able to furnish and sign accurate record drawings. 64. Upon completion of construction, the applicant shall furnish the City reproducible record drawings of all plans which were signed by the Public Works Director. Each sheet of the drawings shall have the words "Record Drawings," "As -Built" or "As -Constructed" clearly marked on each sheet and be stamped and signed by the engineer or surveyor certifying to the accuracy of the drawings. The applicant shall revise the improvement plan computer files previously submitted to the City to reflect the as -constructed condition. 65. The applicant shall pay all deposits and fees required by the City for plan checking and construction inspection. Deposit and fee amounts shall be those in affect when the applicant makes application for plan checking and permits. 66. Provide or show there exists a water system capable of delivering 3000 gpm for a 2 hour duration at 20 psi residual operating pressure which must be available before any combustible material is placed on the job site. Fire flow is based on type V-1 HR construction and building being equipped with automatic fire sprinklers. 67. A combination of on-site and off-site Super fire hydrants, on a looped system (6" x 4" x 2-1/2") will be located not less than 25' or more than 165' from any portion of the buildings as measured along approved vehicular travel ways. The required fire flow shall be available from any adjacent hydrants in the system. 68. Blue retro -reflective pavement markets shall be mounted on private streets, public streets and driveways to indicate location of fire hydrants. Prior to installation, placement of markers must be approved by the Riverside County Fire Department. 69. Prior to the issuance of a building permit, applicant/developer shall furnish one blue. line copy of the water system plans to the Fire Department for review. Plans shall conform to the fire hydrant types, location and spacing, and the system shall meet the fire flow requirements. Plans must be signed by a registered Civil Engineer and the local water company with the following certification: "I certify that the design of the water system is in accordance with the I equirements prescribed by the Riverside County Fire Department". c0n.Vxv1„J RESOLUTION 96-72 CONDITIU;�S OF APPROVAL - FINAL SPECIFIC FLAN 96-027 SEPTEMBER 1'i, 1996 70. Install a complete fire sprinkler system per NFPA 13. The post indicator valve and fire department connection shall be located to the front within 50' of a hydrant, and a minimum of 25' from the building. 71. If the building is used for high piled/rack storage, the building construction and fire sprinkler system must meet NFPA 231 C and Article 81 of the 1994 UFC. 72. Install a manual pull, smoke detection and voice evacuation fire alarm system as required by the Uniform Building Code/Riverside County Fire Department and National Fire Protection Association Standards 72. 73. Install panic hardware exit signs as per Chapter 10 of the Uniform Building Code. 74. Install portable fire extinguishers per NFPA, Pamphlet #10, but not less than 2A10BC in rating. Contact certified extinguisher company for proper placement of equipment. 75. Install Knox Key Lock boxes, Models 4400, 3200 or 1300, mounted per recommended standard of the Knox Company. Plans must be submitted to the Fire Department for approval of mounting location/position and operating stru-,dards. Special forms are available from this office for the ordering of the key Switch, this form must be authorized and signed by this office for the correctly coded system to be purchased. 76. If the building/facility is protected with a fire alarm system or burglar alarm system, the lock boxes will require "tamper" monitoring. 77. If the facility requires Hazardous Materials Reporting (Material Safety Data sheets) the. Knox Haz Mat Data and Key Storage Cabinet, Model 1220 or 1300 with tamper switches shall be used. 78. Final conditions will be addressed when building plans are reviewed. A plan check fee must be paid to the Fire Department at the time building plans are submitted. All questions regarding the meaning of these conditions should be referred to the Fire Department Planning and Engineering staff at (619) 863-8886. RESOLUTION 96-72 CONDITIONS OF APPROVAL - FINAL SPECIFIC PLAN 96-027 SEPTEMBER 17, 1996 79. Prior to issuance of a building permit for Home Depot, the building elevations shall be modified as follows: A. All metal roll up doors and the overhead metal canopy over the loading dock area shall be painted to match the adjacent building wall. B. The color of the rib metal canopy within the outdoor garden center shall be painted to match the adjacent walls. C. The rear of all parapet walls and tower structures higher than 32 feet from finished grade shall be painted the same color as the exterior of the building. 80. Prior to issuance of a sign permit, the sign plan shall be modified as follows: A. The Jefferson Street monument sign shall be eight feet high and six feet in length. 81. Prior to issuance of a building permit, the applicant shall submit a Transportation Demand Management Plan (TDM Plan) to the Public Works and Community Development Departments. The Plan shall address capital improvement and operational standards as established in the City's TDM Ordinance. Any transit related improvements required by the Sunline Transit Agency as a condition to development will not constitute compliance with the plan submittal requirement. 82. An eesement shall be granted to the City at the northwest intersection of Highway 111 and Jefferson Street. Said easement shall be for the purpose of installing the City "Entry Sign". Specific location and size of easement shall be approved by the City and recorded prior to final occupancy of the Home Depot. 83. The Phase II site plan is a conceptual design only. The final site plan shall require review and approval under a Site Development Permit by the Planning Commission per Section 9.210.010 of the Zoning Code. 84. Prior to issuance of a building permit the landscape area shall be increased along Highway 111, specifically the entry corner, at the intersections of Highway 1 1 1 and Jefferson Street and at each of the entry driveways. Tree wells shall also be included along the ADA walkway subject to approval by the Community Development Director as illustrated in Exhibit A. cvn,V--(WJ1-7 RESOLUTION 96-73 A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF LA QUINTA, CALIFORNIA, APPROVING A CONDITIONAL USE PERMIT TO THE CITY COUNCIL TO ALLOW MORE THAN 200 SQUARE FEET OF OUTDOOR STORAGE 1N CONJUNCTION WITH A RETAIL CENTER CASE NO. CUP 96-028 HOME DEPOT, USA, INC. WHEREAS, the City Council of the City of La Quinta, California, did on the 17th day of September, 1996, hold a duly noticed Public Hearing to consider the request of Home Depot, USA, Inc. to allow more than two hundred square feet of outdoor storage in conjunction with a retail center in the C -P -S Zone on 20 ± acres at the northwest corner of Highway 111 and Jefferson Street; and, WHEREAS, the Planning Commission of the City of La Quinta, California, did on the 23rd day of July, and the 13th day of August, 1996, hold duly noticed Public Hearings to consider the request of Home Depot, USA, Inc. to allow more than two hundred square feet of outdoor storage in conjunction with a retail center in the C -P -S Zone on 20 t acres at the northwest corner of Highway 111 and Jefferson Street, more particularly described as: APN: 649-020-022 and 649-020-023 WHEREAS, said Conditional Use Permit 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 a Negative Declaration has been recommended for certification; and, WHEREAS, upon hearing and considering all testimony and arguments, if any of all interested persons desiring to be heard, said City Council did find the following facts, findings, and reasons to justify approval of said Conditional Use Permit: 1. 'the Conditional Use Permit is deemed consistent with the City's General Plan in that the site is designated commercial and proposed for retail use. 2. The approval of this Conditional Use Permit for outdoor storage insures consistency with the Zoning Code since it is required. 3. An Environmental Assessment has been prepared and a Mitigated Negative Declaration is recommended for this project. resocc.163 Resolution 96-73 Page 2 4. The outdoor storage area is to be enclosed by a steel and block fence which insures that the impact on the public health, safety, and general welfare will not be detrimental. 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 the City Council in this case; 2. That the City Council does hereby approve Conditional Use Permit 96-028 to allow more than 200 square feet of outdoor storage in conjunction with a retail center subject to the attached Conditions of Approval, attached hereto and made a part of as Exhibit "A". PASSED, APPROVED, and ADOPTED at a regular meeting of the La Quinta City Council, held on this 17th day of September, 1996, by the following vote, to wit: AYES: Council Members Adolph, Henderson, Perkins, Sniff, Mayor Holt NOES: None ABSENT: None ABSTAIN:. None GLENDA L. HOLT, Mayor City of La Quinta, California Ul SAUNDRA JUHVL,A, City CI City of La Quinta, California APPROVED AS TO FORM: DAWN HONEYWELL, ity Attorney City of La Quinta, California resocc.163 CONDITIONS OF APPROVAL - RECOMMENDED CONDITIONAL USE PERMIT 96-028 SEPTEMBER 17, 1996 1. The development shall comply with Specific Plan 96-027, and all applicable Conditions of Approval. 2. The approval of the Conditional Use Permit shall run concurrently with Specific Plan 96-027. resocc.163 RESOLUTION 99-147` A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF LA QUINTA APPROVING SPECIFIC PLAN 96-027, AMENDMENT #1 CASE NO.: SPECIFIC PLAN 96-027, AMENDMENT #1 APPLICANT: HOME DEPOT WHEREAS, the City Council of the City of La Quinta, California did on the 2nd day of November, 1999, hold a duly noticed Public Hearing to consider an amendment to Specific Plan 96-027 allowing special events in the Home Depot parking lot up to 40 days per year, located on the northwest corner of Highway 111 and Jefferson Street; and WHEREAS, the Planning Commission of the City of La Quinta, California did on the 12t' day of October, 1999, hold a duly noticed Public Hearing to consider an amendment to Specific Plan 96-027 allowing special events in the Home Depot parking lot up to 40 days per year, located on the northwest corner of Highway 1 1 1 and Jefferson Street, and more particularly described as: Assessor's Parcel Numbers: 649-020-032 and -033 WHEREAS, the City Council of the City of La Quinta, California did on the 17th day of September, 1996, approve Specific Plan 96-027 allowing office/retail development of approximately 218,300 square feet on 20+ acres, located on the northwest corner of Highway 111 and Jefferson Street; and WHEREAS, a Mitigated Negative Declaration (Environmental Assessment 96-325) for SP 96-027 was certified by the City Council on September 17, 1996. No changed circumstances or conditions are proposed which would trigger the preparation of a subsequent Environmental Assessment. 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 this Specific Plan Amendment: 1 . That the proposed Specific Plan Amendment is consistent with the goals and policies of the La Quinta General Plan in that the property is designated Mixed/Regional Commercial which permits the temporary uses proposed for the property and is consistent with the goals, policies and intent of the General Plan Land Use Element (Chapter 2) provided conditions are met. Resolutio NN.. 9-147 Specific Plan 96-027/Home Depot Adopted: November 2, 1999 Page 2 2. That the proposed Specific Plan Amendment will not create conditions materially detrimental to the public health, safety and general welfare in that the special events proposed for the site will require separate approval by the Community Development Department under a Temporary Use Permit application, subject to the rules and regulations of Section 9.100.130 of the Zoning Ordinance. 3. The Specific Plan Amendment is compatible with the zoning of adjacent properties in that the site is primarily bounded by compatible mixed/regional (commercially zoned) designated properties in the City of La Quinta. 4. Mitigation measures were required for Specific Plan 96-027 in 1996 to reduce environmental impacts associated with development of the commercial shopping center. 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 recommend approval of the above-described Specific Plan Amendment 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 November, 1999, by the following vote, to wit: AYES: Council Members Adolph, Henderson, Perkins, Sniff, Mayor Peria NOES: None ABSENT: None ABSTAIN: None JOH J. PENA, Wlaor City of La Quinta, California Resolution No. 147, Specific Plan 96-027l1-lome Depot Adopted: November 2, 1999 Page 3 ATTEST: RE - NIA HENSLEY, Deput ity Clerk Ci y of La Quinta, California APPROVED AS TO FORM: r' - � a DAWN C. HONEYWELL, City Attorney City of La Quinta, California • Resolution No. 147 Specific Plan 96-027/Home Depot Adopted: November 2, 1999 Page 4 CITY COUNCIL RESOLUTION NO. 99-147 CONDITIONS OF APPROVAL SPECIFIC PLAN 96-027, AMENDMENT #1 HOME DEPOT NOVEMBER 2, 1999 TEXT AMENDMENT CHANGES • Prior to issuance of a Temporary Use Permit, the Specific Plan document shall be revised as follows: 1. Section 3.20.1 - Add Item #3 stating: "Special events in the Home Depot parking lot shall be limited to no more than 40 days per year with no single event lasting longer than 10 days. Events may not utilize searchlights or inflatable balloons, but may apply for laser displays and other similar devices upon approval of a Temporary use Permit application. Outdoor lighting devices used to promote a special event shall not be used after 10:00 P.m." 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