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SP 1997-029 The Centre at LQ (2004) Amendment 3 SupersededTHE CENTRE AT LA QUINTA SPECIFIC PLAN 97-029 AMENDMENT O December 21, 2004 Prepared For., CITY OF LA QUINTA REDEVELOPMENT AGENCY 78-495 Calle Tampico P.O. Box 1504 La Quinta, CA 92253 Telephone (760) 777-7000 Prepared By THE KEITH COMPANIES Palm Desert Division 73-733 Fred Waring Drive, Suite 100 Palm Desert, California 92260-2590 Telephone (760) 346-9844 The Keith Companies Approved by, rL4 Planning Commisston >42 City Council ❑ Community Dev. DepL Initials Case No. Exhibit R With Conditions 2& es Specific Plan 97-029 Amendment #3 The Centre at La Quinta PROJECT DESCRIPTION The La Quinta Redevelopment Agency has acquired 27.77 acres of property located between Avenue 48 and Highway 111, west of Dune Palms (Figure 1-1). That property is mostly vacant with only vestiges of agricultural use and an old farm house. The entire property is designated M/RC — Mixed Regional Commercial on the Land Use Element of the General Plan and is zoned CR — Regional Commercial on the City of La Quinta Zoning Map (Figure 1-2 and 1-3). Those designations allow a variety of commercial activities as well as high density residential uses so long as there is an affordable component. Of the 27.77 acres, approximately 12.33 acres extending south from Highway 111 frontage - will be developed as commercial retail, consistent with the general plan and zoning designations noted above. In order to develop the 12.33 acres so that it integrates with the City's vision for the Highway 111 corridor and surrounding development, the proposal (the "Project") is to incorporate the 12.33 acres into the existing 87 -acre Centre at La Quinta Specific Plan, an 87 -acre commercial project located south of Highway 111, between Adams Street and Dune Palms Road. More specifically, the project will amend Planning Area III (PA III) by expanding that planning area to include the 12.33 acres. This will afford the creation of three new commercial parcels: 1) 2.69 acres located at the southwest corner of Highway 111 and Dune Palms Road; 2) 1.41 acres immediately south of the first parcel and fronting Dune Palms Road; and 3) a parcel of 8.23 acre (or more if it is ultimately consolidated with the parcel to the west) just south of parcel 2 and also fronting on Dune Palms Road (See Figure 1-4). Primary access to the Project will be from Dune Palms Road. A signalized intersection will be developed to provide an entry to the property. This new intersection will be located approximately halfway between Highway 111 and Avenue 48. Two non -signalized intersections will be located along Dune Palms Road, one serving the commercial area. Traffic exiting at each of these non - signalized intersections will be limited to "right turn only." Driveways serving the retail center closest to the corner of Highway 111 and Dune Palms Road consistent with City and Caltrans standards will provide access to the northernmost parcel. Page 2 of 22 12/10/2004 Specific Plan 97-029 Amendment #3 The Centre at La Quinta Figure 1-1: Location C J Page 3 of 22 12/10/2004 Specific Plan 97-029 Amendment #3 The Centre at La Quinta Figure 1-2: General Plan Land Use Designation ex.' 5F -i ' t6dCr� TC OWNER f)rE +V MCIR I jP Mc LEGEND Roads Township/Range Sections Railroads City Limits -- - Planning Area # 1 Planning Area A 2 City Sphere of influence Residential Land Uses VLDR Very Low Density up to 2 du/ac LDR Low Density up to 4 du/ac MDR Medium Density up to g du/ac MHDR Medium -High Density up to 12 du/ac HDR High Density up to 16 du/ac Hillside Overlay Agriculture/Equestrian Overlay CC Community Commerda) NC Neighborhood Commercial CP Commercial Park OOffice TC Tourist Commercial VC Village Commercial Other Land Uses t. I industrial MC Major Community Facilities P Park Facilities OS Open Space G Golf Course Open Space W Watercourse/Flood Control U) cru ` c" ',oLlfi �} CLW M �f flip . rI 11,41, GENERAL PLAN LAND USE DESIGNATION NOT TO SCALE Page 4 of 22 12 L `rFc= Figure 1-2 12/10/2004 Ca flip . rI 11,41, GENERAL PLAN LAND USE DESIGNATION NOT TO SCALE Page 4 of 22 12 L `rFc= Figure 1-2 12/10/2004 Specific Plan 97-029 Amendment #3 The Centre at La Quinta Figure 1-3: Current Zoning Designation CURRENT ZONING DESIGNATION NOT TO SCALE ,� Figure 1-3 Page 5 of 22 12/10/2004 Specif c Plan 97-029 Afnendmeat #3 The Centre at La Quinta (). Figure 1-4: Specific Plan Amendment Area n .a h�LgCbP_ PARCEL ;777 lCP,E) LCd� NAL LSAf� Pi.R�'FL SPECIFIC PLAN AMENDMENT AREA NOT TO SCAL® Figure 1-4 Page 6 of 22 12/10/2004 Specific Plan 97-029 Amendment #3 The Centre at La Quinta Figure 1-6: Conceptual Grading Plan _1,, varcctrt ff e .PIypO � �j(f � a.FrA! �rti+'ri. LY7YYYti6CN.L PMCSL E \. f C If C+Y PAPZ Epfq } LOIlRCU1L ALP PoIRCEL' v NJ r i i".91 RE1 � s � �.T.L s f 4 P ° CONCEPTUAL GRADING PLAN NOT TO SCALE I Figure 1-6 Page 15 of 22 12/10/2004 Specific Plan 97-029 Amendment #3 The Centre at La Quinta Figure 1-7: Conceptual Sewer Plan H MAY m i 4 ., _� } I EW Building I a,.. _- .. ... _. c i Pad s� it 2.69 Acres ML EXISTNO 31 SLU ? r 000"CCAt- PARCEL (7.78 ACFO t l Y=,S.,_.z Building t i Pad ~ f j 1.41 Acres �4 75.00: co EMIM z _ viAL-VAai PARC. i Building Pad/ j Parking/Circulation i i- - 13.04 Acres I •r Id ( 16," ACM Legend Existing Sewer Proposed Sewer CONCEPTUAL SEWER PLAN NOT TO BCAL! Figure 1-7 Page 16 of 22 12/10/2004 Specific Plan 97-029 Amendment #3 The Centre at La Quinta Figure 1-8: Conceptual Water Plan HOWAY m _.._.._..—.._.._.. i rA4-g��A,,,�, ? i Building �. a Q 1e'c Pad 2.69 Acres j EXmm 00MMMMAL PARcM ,r 1 C7.7E ACM r I r i !. : ;, .; j Building C �, I Pad I `" -- I 1.41 Acres EMM WAL-MART PARCH �— — i .;r Ift5r I• II IJ l E_ IC.t4 A I �k- - Building Pad/ I i Parking/Circulation I 13.04 Acres Legend Existing Water ----- Proposed Water CONCEPTUAL WATER PLAN TKG NOT TO SCALL F'9Vre ,� _g Page 17 of 22 12/10/2004 Specific Plan 97-029 Amendment #3 The Centre at La Quinta 1.10.1 Purpose and Intent I This Specific Plan 97-029, Amendment #3 (the "Specific Plan") establishes updates and incorporates the design and development principles contained in the Centre at La Quinta Specific Plan, to facilitate the inclusion of the 12.33 acres into Planning Area III as defined in the Specific Plan, thereby facilitating its orderly development. Land uses will maintain a floor area ratio (FAR) not to exceed 0.25 consistent with the Specific Plan, although the La Quinta City General Plan (General Plan) allows a FAR of up to 0.35 for this project site. The State authorizes cities and counties to adopt specific plans that are consistent with the intent and purpose of their General Plan. Such a plan includes development regulations, guidelines and development that are necessary for the systematic implementation of the General Plan. The Centre at La Quinta Specific Plan and this amendment ensure a quality development consistent with the goals, objectives and policies of the City, and implementation of the General Plan. The establishment of zoning and development standards is set forth in the Specific Plan to guide the development of the subject property in such a way as to implement the General Plan while providing a degree of flexibility to allow future development to respond to changes in society and the economic marketplace which will occur over the build -out. The Specific Plan, while largely relying on the CR — Regional Commercial District regulations, also acts to augment the City's Zoning Ordinance by providing design guidelines and unique development standards. This Amendment will be incorporated into the Specific ' Plan so that those goals are met and the property is consistent with the Specific Plan and the General Plan. 1.10.2 Proiect Histo On July 15, 1997, the City of La Quinta unanimously approved Resolution 97-64 ' (Specific Plan 97-029), Ordinance No. 306 (Development Agreement), Resolution 97-62 (Environmental Impact Report), Resolution 97-66 (Conditional Use Permit), Resolution 97-63 (Tentative Parcel Map 28525) and Resolution 97- 65 (Site Development Permit 97-603 for a proposed mixed commercial development on 87 acres of property located at the southeast corner of Highway 111 and Adams Street in the City of La Quinta known as The Centre at La ' Quinta. Those approvals allowed for the development of 275,000 square feet for 9 new car dealerships pads and/or auto related commercial pads on 2 of the 9 pads and a development of a 400,000 square foot mixed regional commercial center in three planning areas. Planning Areas I and II encompassed the auto center component and Planning Area III was designated for the mixed regional commercial center. IPage 7 of 22 12/10/2004 Specific Plan 97-029 Amendment #3 The Centre at La Quinta Planning Areas I and II are built out. Currently (September 2004) in Planning Area III, there is 291,602 square feet of commercial uses built with an additional 71,304 square feet under construction. This Amendment will add 12.33 acres to Planning Area III with the potential to add 164,000 square feet of additional commercial space. 1.20.1 The Project The Centre at La Quinta Specific Plan envisioned Planning Areas I and II as an auto mall and/or a mixed regional commercial development. Planning Area I and II have, over the years, developed as 3 new car dealerships instead of the commercial development. Coupled with the building of the auto center, Planning Area I and II have on-site and off-site improvements, including La Quinta Drive from Highway 111 to Auto Centre Drive, consistent with the Specific Plan. Planning Area III as it currently exists, is also mostly developed as a commercial project (see Figure 1-5), again consistent with the Specific Plan. This Amendment will add 12.33 acres to Planning Area III to allow up to 164,000 square feet of additional commercial space. The amendment will also lead to the improvement of the remainder of the frontage of Highway III (curb/gutter, landscaped parkway, needed infrastructure) and the Dune Palms Road frontage (curb/gutter, landscaping, necessary infrastructure, entries, traffic signals) on-site I lighting, parking, infrastructure, and signage. Specific internal circulation will depend on the ultimate users and the configuration of the buildings. Planning Area III, including the 12.33 acres being added through this Amendment, will be a mixed regional commercial center. The allowable, conditionally allowable and prohibited uses shall be generally set forth in the zoning regulations for the CR zone with the exception as noted in Section 2.50.2.1 of the Specific Plan. Planning Area III common area improvements will be maintained by Property Owner's Association's CC&R's and will include Icoordinated landscape, lighting, signage, and common area maintenance. 1.20.2 The Process 1 1.20.2.1 Relationship to the General Plan Implementation of development within The Centre at La Quinta Specific Plan Amendment #3 area will carry out the goals and policies contained in the General Plan in a planned and orderly fashion. All development within The Centre at La i Quinta Specific Plan and this Amendment shall be consistent with the provisions of the General Plan. The General Plan Land Use for the site is shown in Figure 1-2. I Page 8 of 22 12/10/2004 Specific Plan 97-029 Amendment #3 The Centre at La Quinta Figure 1-5: Conceptual Site Plan - - HOMAY m [v cou ua�,H4 4C4rLVARCF� 8xraiHp `Oy!� Ln�aa E15i$rH :FOTAA-F-ARCELBuilding IWO ACM ju} I Pad -i ji d M---.,��.i � 2.69 Acres si tusr.tc . GONwERCW. BhfiCEL 0 I COLWMCIAL PARCEL i Mat. 4`778 ASI 1'0 - ewe i I{ _'`, Building e b '� j Pad i j 1.41 Acres =� j i.. o WP.L-A{AR7 PRRCEf_ _ 1 (VS1 ACM) CONCEPTUAL SITE PLAN Page 9 of 22 NOT TO SCALE I � I Building Pad/ i +` Parking/Circulation 13.04 Acres i j t I I—ri<= Figure 1-5 12/10/2004 r Specific Plan 97-029 Amendment #3 The Centre at La Quinta Among the relevant provisions of the General Plan that will be implemented upon the development of The Centre at La Quinta and this Amendment include: 1) Land Use — General Plan delineates the Highway 111 corridor as a Mixed/Regional Commercial (M/RC) land use. The proposed project is consistent with the approved land use. The Specific Plan sets for the maximum Floor Area Ratio (FAR) for the project at .25, well under the maximum FAR for M/RC uses (.35). 2) Circulation — The Circulation Element of the General Plan outlines the design and location of required street improvements to complete the transportation system, and required street improvements to complete the transportation system in the City. Provision is made for the two arterial streets that bound the Amendment Area (Highway 111 and Dune Palms Road) to be developed to General Plan standards. Included in the improvements will be sidewalks, bicycle lanes, bus stops, and signal improvements. 3) Roadway Image Corridors — In addition to roadway improvements, the project will implement special roadway corridor improvements which will evoke the unique identity and character sought by the City of La Quinta. 4) Water Quantity and Quality — The Specific Plan outlines the use of drought tolerant planting and irrigation techniques and incorporates a grading concept designed to retain storm water on-site to assist in the recharge of groundwater supplies. 5) Infrastructure — The Specific Plan incorporates plans to complete the infrastructure which lies adjacent to the project site. 1.20.2.2 Relationship to Zoning and Development Processes The property is already planned and zoned for the uses in the project. Specific Plan 97-029 establishes an overall master development plan for the CR zoning classification. No substantive alteration in the development concept is contemplated by this amendment. Development that occurs on the 12.33 acres being added to Planning Area III will be consistent with the approved Specific Plan and therefore the City's Zoning Ordinance. Processing of specific development proposals will be done in accordance with the Specific Plan and Zoning Ordinance provisions. 1.20.2.3 Relationship to Other A encies In addition to City approvals, permits will be required by CALTRANS for the work in the Highway 111 right-of-way, and by the Coachella Valley Water District (CVWD) for extensions to water and sewer lines. Other infrastructure extensions IPage 10 of 22 12/10/2004 Specific Plan 97-029 Amendment #3 The Centre at La Quinta approximately 0.5 acre-feet. The overall grading and drainage plans are show in Figure 1-6. 2.30.4 Nuisance Water Nuisance water attributed to the project will be collected and directed to areas within the landscape area. A series of dry wells will be installed to percolate this water. The amount of nuisance water is expected to be reduced due to the use of water efficient landscape and irrigation materials. The applicant and, eventually, the Property Owner's Associations, shall schedule regular inspections of the separation devices to ensure that accumulations of petroleum products and contaminated nuisance water are pumped from the devices and disposed of in accordance with law. 2.40 Utilities The project site is well served by utilities and is situated in a corridor planned for a relatively intense scope of commercial development. Moderate utility extensions are anticipated in conjunction with the project. 2.40.1 Sewer Plan Sanitary sewer facilities for the City are provided by CVWD. The nearest sewer main is located on the west side of the site in Adams Street. The project will gravity flow to the main in Adams Street. No up sizing of facilities will be required. Figure 1-7 shows the schematic design for sewer facilities. 2.40.2 Water Plan Water facilities for the City are provided by CVWD. A 12" main exists in Highway 111 and there is an 18" main in Adams Street. CVWD will require an 18" main that connects the Adams Street main to the Highway 111 main through the subject property. In addition, an 18" main will be constructed in Highway 111 from La Quinta Drive to Dune Palms Road. Figure 1-8 shows the schematic design for water service. 2.40.2.1 CVWD Well Site A 0.55 acre well site was dedicated to CVWD in Planning Area I. CVWD developed the property. The well site was landscaped, walled and accessible. iThat well will help serve the proposed development. No additional well sites are needed. IPage 14 of 22 12/10/2004 Specific Plan 97-029 Amendment #3 The Centre at La Quinta 2.40.3 Electrical Plan Electric facilities in the City are provided by the Imperial Irrigation District. The final design for service will depend on local calculations for specific building proposals. All electric utilities will be underground. 2.40.4 Other Utilities fNatural gas is provided by the Southern California Gas Company. Television cable service is provided by Time Warner. Telephone service will be provided by Verizon. Waste disposal service is provided by Palm Desert Waste Management. Plans for incorporating recycling facilities shall be considered with the development in each Planning Area. Facilities shall be reviewed for compliance with all City ordinances by the Community Development Staff upon submission of each Site Development Permit. For additional information see Section 2.40.4 of the original Specific Plan. 2.50.1.2 Mixed Regional Commercial Development This section complements Specific Plan 2.50.1.2 of the original Specific Plan by incorporating entitlement potential in the area added to Planning Area III by Amendment No. 3 to establish a maximum entitlement level for the expanded area. The General Plan standard Floor Area Ration (FAR) of 0.35 would normally apply to property with the Regional Commercial designation. However, the Specific Plan limits the maximum FAR in Planning Area III to 0.25. Amendment No. 3 maintains this standard for the Added Area. Taking into account City requirements for parking, setbacks, open space, storm 1 water retention and current commercial development patterns, the project site for Amendment No. 3, as is true for the balance of Planning Area III, will rely on surface parking with one story construction. Maximum building heights will be 25 feet with minimum openings between buildings of 65 feet. Other development standards are as specified in Zoning Code Section 9.90.040. 2.50.2 Infrastructure Phasin The infrastructure phasing of this Specific Plan Amendment #3 will be consistent with Section 2:50.2 of the original Specific Plan in that the completion of the infrastructure will depend on the ultimate users and the configuration of the buildings, which will be processed under the provisions of the Zoning Code. Page 18 of 22 12/10/2004 Specific Plan 97-029 Amendment #3 The Centre at La Quinta 2.50.2.1 Permitted/Conditional Uses IThe CR zone list of "Principle Uses" permitted and conditionally permitted, as outlined in Section 9.80.040 of the City of La Quinta Municipal Code, are allowed in Planning Area III as modified by this Specific Plan. Those uses will be controlled through the approval of the Site Development Permits. ' 2.50.3 Design Guidelines All applicable design guidelines contained in Section 2.50.5 of the original Specific Plan will apply to the area covered by Amendment #3. I 2.60 Circulation ' 2.60.1 Overview The project area has frontage along Highway III and Dune Palms Road. As the property developer, improvements to those streets will be required per CALTRANS and City standards. Highway 111, a State highway designated in the General Plan as a Major Arterial, requires a half street improvement of 70 feet. Dune Palms Road, designated as a primary arterial with a half street improvement of 55 feet. Street improvements will require pavement, curb, gutter, median (along Highway 111), sidewalks, bike improvements, as required, and traffic signals (as warranted). Access to the site will be from the existing circulation pattern on the balance of Planning Area III and from a signalized access from Dune Palms Road. One or two other right -out accesses will be provided. Internal circulation and the location of access will depend on development patterns dictated by specific uses (See Figure 1-9). Other circulation issues (e.g., public transit) will be consistent with Section 2.60 of the original. Specific Plan and also be addressed when ultimate development plans are processed under the provisions of the Zoning Code. 2.70 Landscape 2.70.1 Landscape Concept The landscape concept follows a "desert oasis" theme emphasizing water efficient materials exhibiting color and form. Parking areas will feature the ' concept of a high canopy tree from to reduce the conflict between landscape elements and project graphics. Street frontages will concentrate form and color Page 19 of 22 12/10/2004 i r Specific Plan 97-029 Amendment #3 The Centre at La Quinta consistent with other frontages already developed within the Specific Plan. Most landscape areas throughout the project will be used for storm water retention. Page 20 of 22 12/10/2004 Specific Plan 97-029 Amendment #3 _ The Centre at La Quinta will be required by the Imperial Irrigation District for electrical power, General Telephone Company (GTE) for telephone service and Time Warner for cable TV service. 2.10 PROJECT DESCRIPTION 2.10.1 The Site This site consists of 12.33 acres located on the southeast corner of Highway 111 and Dune Palms Road in the City of La Quinta, east of La Quinta Centre Drive. The site is currently vacant. The Centre at La Quinta is a multiple use regional commercial project designed around two main uses: an auto mall and a regional commercial center. 1 2.10.2 Site Plan The site plan will have the required landscape treatments along Highway 111 and Dune Palm Road consistent with the City's Highway 111 Design Theme and the Specific Plan as modified deviations in on-site storm retention (Specific Plan Section 2.30.3), flowering trees (Specific Plan Section 2.70.2), landscaping lighting (Specific Plan Section 2.70.2) and signage (Specific Plan Section 2.80.1.1) that were previously approved. The required landscape buffer and significant building setbacks are proposed along Highway 111 and Dune Palms Road. Controlled, signalized vehicular access points will be developed along Dune Palms Roads. Integrated architecture, landscape architecture and signage concepts, established through the Specific Plan and this Amendment and controlled through Property Owner's Association's Covenants, Conditions & Restrictions (CC&R's) and City entitlement processes, will complete the site plan appearance. 2.10.3 Landscape Plan The landscape concept follows a "desert oasis" theme emphasizing water efficient materials exhibiting color and form with a de -emphasis on the use of turf areas. Parking areas will feature the concept of a high canopy tree form to reduce the conflict between landscape elements and project graphics. The original Specific Plan (Section 2.70) contains landscaping requirements. 2.10.4 Utilities Utility extensions will be moderate with most utilities existing at the perimeter of the site. Some upgrades may be required by the individual utility companies providing service to the property. Street widening implementing the General Plan will be installed prior to or concurrently with development. The timing of Highway 111 improvements will be at the discretion of CALTRANS working with the City Public Works Department. Page 11 of 22 12/10/2004 Specific Plan 97-029 Amendment #3 The Centre at La Quinta 2.10.5 Art in Public Places Due to the different timing of buildings within the Amendment area, it is appropriate to tailor Art in Public Places individually and/or pay a fee to the City. 2.20 LAND USE 2.20.1 Land Use Plan The proposed Specific Plan Amendment creates three building parcels for mixed regional commercial use. Development standards established for the existing Specific will be applied to the 12.33 acres subject to this Amendment. Generally, the standards include an integrated design for street frontages (i.e., Highway 111 and as applied to Dune Palms Road by this Amendment). The standards also include considerations for building setbacks, architecture, lighting, landscape treatments, public art, noise and storm water retention. The standards are consistent with the General Plan. Integration of this Amendment into the Specific Plan will ensure consistency with the General Plan. 2.20.2 Development Standards The CR zoning development standards contained in the City of La Quinta Zoning ordinance will be followed except where specifically modified by the Specific Plan and this Amendment. The City's Highway 111 Design Theme will be followed with the exception that previously approved deviations will be permitted in on-site storm retention (Section 2.30.3), flowering trees (Section 2.70.2), landscaping lighting (Section 2.70.2) and signage (Section 2.80.1.1). 2.20.3 Grading 2.20.3.1 Grading Plan Planning Area III may be mass graded in up to four sub phases to establish pads for the various end users. The grading for this area is estimated to require a Isimilar 1,256,000 yards of dirt and there will be a net balance in this Planning Area. 2.20.3.2 Erosion Control The grading operations shall include adequate provisions for water and wind erosion control both during, as well as after, grading operations have ceased. The details of erosion control shall be included in the project's Storm Water I Page 12 of 22 12/10/2004 Specific Plan 97-029 Amendment #3 _ The Centre at La Quinta Pollution Prevention Plan (SWPPP) and PM 10 Plan consistent with City regulations and the Specific Plan. 2.20.3.3 SWPPP/NPDES/PM10 Since the Coachella Valley experiences periods of moderate to heavy wind conditions, windblown dust and sand is a concern with mass grading operations, especially those in excess of five acres in size. Because of health concerns, the South Coast Air Quality Management District in conjunction with the Environmental Protection Agency has instituted a plan in the valley to curb excess PM 10 (small particle dust). The City also participates in the National Pollutant Discharge Elimination System program. The City of La Quinta requires SWPPP, NPDES and PM 10 Plans to control the wind and water born erosion associated with such grading operations. The project will comply with the City's requirements relative to these programs. 2.30 Drainage/Flood Control 2.30.1 Hydrology The project lies in a Zone C flood zone as determined by FEMA. Zone C includes areas that are not considered to be subject to flooding in a 500 year event. There are no tributary flows that have to be accommodated in the development of the site. On-site flows must be managed including the City's requirement for on-site retention of storm water from a 100 year storm. 2.30.2 Flood Control Master Plan The storm water drainage system in the City of La Quinta is administered by Coachella Valley Water District (CVWD). Generally speaking, the system consists of improvements to the natural drainage channels that run through the City. There is no planned collection system to drain individual sites into these channels as there is a capacity limitation. The development of property must include provisions to insure that no additional storm water is directed into these channels. 2.30.3 On -Site Storm Water Retention The City, in conjunction with CVWD, requires each development to include provisions for the retention of all storm water attributed to the site in a 100 year, 24 hour event, the worst case scenario. Storm water retention will be provided on-site consistent with Section 2.30.3 of the original Specific Plan, where applicable, and City regulations. Water falling on Highway 111 and Dune Palms Road will be directed into the adjacent landscape setbacks for retention. The volume of this retention will be Page 13 of 22 12/10/2004 Specific Plan 97-029 Amendment #3 The Centre at La Quinta Figure 1-9: Conceptual Circulation Plan CONCEPTUAL CIRCULATION PLAN NOT TO SCALE Page 21 of 22 -FlH Figure 1-9 12/10/2004 Building (Lac c'R) Pad i 2.69 Acres 7 I PAROEL j ` 74C0. Building L -� Pad 1.41 Acres Parking/ `> `c NQ! Circulation Nil -61A RT FAPoc: F°i. - C � 8.23 Acres _ _-...,�..�,......_,. I 1 Building Pad ...................... J I 1 ............................................. Site Entry J� Major Circulation Pattern j Restricted Access- Right vv Turn In/Right Turn Out Signalized Intersection CONCEPTUAL CIRCULATION PLAN NOT TO SCALE Page 21 of 22 -FlH Figure 1-9 12/10/2004 Specific Plan 97-029 Amendment #3 The Centre at La Quinta 2.70.2 Landscape Development Standards Planning Area III, especially the undeveloped portion associated with this Amendment, will meet the minimum standards for landscape as set forth in the Zoning Ordinance. It will also be consistent with the City's Highway 111 Design Theme except as outlined in the Specific Plan Landscaping along Dunes Palm Road will be consistent with the 'design concepts and standards contained in the Specific Plan (Section 2.70) and City regulations. 2.70.3 Landscape Palette Landscape materials selected for detailed landscape plans shall be chosen from Exhibit 12 as contained in Section 2.70 of the Specific Plan. 2.70.4 Landscape Maintenance Landscape maintenance will be consistent with Section 2.70.4 of the Specific Plan. ' 2.80 Signage 2.80.1 Signage Concept Comprehensive sign plans shall be in place for Planning Area III prior to the ' issuance of building permits for that Planning Area. The main principle of the comprehensive sign plan shall be in compliance with the Sign Ordinance portion of the City Zoning Ordinance and the Specific Plan Section 2.80. 2.80.1.2 Signage -Mixed Regional Commercial Center I The appropriate signage for the ultimate users will be determined upon development of a detailed site plan. The signage concept shall include a single - sign allowance per main building entrance. . Alternative locations may be considered based on the most effective use of graphic identification Multi -tenant buildings shall integrate a concept for graphics into the architectural ' scheme which shall become the basis for the comprehensive sign plan. Freestanding signs may identify the building only and not individual tenants. Single, freestanding user buildings may use freestanding monument signage. ' Planning Area III under Development shall be allowed one center entry monument sign on Dune Palms Road at the main signalized entry. Major tenants ' (50,000 square feet or more) may be identified on the complex signs. 1 1 Page 22 of 22 12/10/2004 CITY COUNCIL RESOLUTION NO. 2004-163 SPECIFIC PLAN 1997-029, AMENDMENT NO. 3 — CENTRE AT LA QUINTA CONDITIONS OF APPROVAL - FINAL DECEMBER 21, 2004 GENERAL 1 . The applicant agrees to defend, indemnify and hold 'harmless' the City of La Quinta ("City"), its agents, officers and employees from any.claim, action or or annul the approval -of this Specific Plan, proceeding to attack, set aside, void, or any Final Map recorded thereunder. The City shall have sole discretion in selecting its defense counsel. The City shall promptly notify the applicant of any claim, action or proceeding and shall cooperate fully in the defense. ' 2. Specific Plan No. 97-029, Amendment No. 3, . shall comply with the requirements and standards of Government Code § § 66410 through 66499.58 (the "Subdivision Map Act"), and Chapter 13 of the La Quinta Municipal Code ("LQMC") . The City of La Quinta's Municipal Code can be accessed on the City's Web Site at www.la-quinta.org. 3. Prior to the issuance of any grading, construction, or building permit by the City, the applicant shall obtain any necessary clearances and/or permits from the following agencies: ' . Fire Marshal Public Works Department (Grading Permit, Improvement Permit) Community Development Department ' . Riverside Co. Environmental Health Department Desert Sands Unified School District Coachella Valley Water District (CVWD) t. Imperial Irrigation District (IID) California Water Quality Control Board (CWQCB) SunLine Transit Agency SCAQMD Coachella Valley The applicant is responsible for all requirements of the permits and/or clearances from the above listed agencies. When the requirements include approval of improvement plans, the applicant shall furnish proof of such approvals when ' submitting those improvements plans for City approval. L IResolution No. 2004-163 Specific Plan 1997-029. Amendment No. 3 - Centre at Le Quinta Conditions of Approval - Recommended December 21, 2004 ' Page 2 IIf previous NPDES construction permits are no longer applicable, a project - specific NPDES construction permit must be obtained by the applicant; and who ' then shall submit a copy of the Regional Water Quality Control Board's ("RWQCB") acknowledgment of the applicant's Notice of Intent ("NOI"), prior to the issuance of a grading or site construction permit by the City. ' 4. The applicant shall comply with applicable provisions of the City's NPDES stormwater discharge permit, Sections 8.70.010 et seq. (Stormwater ' Management and Discharge Controls), and 13.24.170 (Clean Air/Clean Water), LQMC; Riverside County Ordinance No. 457; and the State Water Resources Control Board's Order No. 99-08-DWQ. ' A. For construction ton activities Including clearing, grading or excavation of land that disturbs one (1) acre or more of land, or that disturbs less than ' one (1) acre of land, but which is a part of a construction project that encompasses more than one (1) acre of land, the Permitee shall be required to submit a Storm Water Pollution Protection Plan ("SWPPP"). The applicant or design professional can obtain the California Stormwater ' Quality Association SWPPP template at www.cabmphandbooks.com for use in their SWPPP preparation. B. The applicant's SWPPP shall be approved by the City Engineer prior to . _ : any on or off-site grading being done in relation to this project. C,, Tlte applicant shall ensure that the required SWPPP is available for inspection at the project site at all times through and including acceptance of all improvements by the City. D. The applicant's SWPPP shall include provisions for all of the following Best Management Practices ("BMPs") (8.70.020 (Definitions), LQMC): ' . 1) Temporary Soil Stabilization (erosion control). 2) Temporary Sediment Control. 3) Wind Erosion Control. 4) Tracking Control. 5) Non -Storm Water Management. Resokdton No. 2004-163 Spedit Pion 1987-029, AnsMdn d No. 3 - Csntn at Le Qukft F Condhions of Approvd - PAmo m Wed Diosmkor 21, 2004 I Paps 3 I6) Waste Management and Materials Pollution Control. E. All erosion and sediment control BMPs proposed by the applicant shall be I approved by the City Engineer prior to any onsite or offsite grading, pursuant to this project. ' F. The approved SWPPP and BMPs shall remain in effect for the entire duration of project construction until all improvements are completed and accepted by the City. ' 5. Permits issued under this approval shall be subject to the provisions of the Infrastructure Fee Program and Development Impact Fee program in effect at ' the time of issuance of building permit(s). PROPERTY RIGHTS 6. Prior to issuance of any permit(s), the applicant shall acquire or confer '— easements and other property rights necessary for the construction or proper functioning of the proposed development. Conferred rights shall include irrevocable offers to dedicate or grant access easements to the City for emergency services and for maintenance, construction and reconstruction of essential improvements. 7. The applicant shall offer for dedication on the Final Map. all public street right-of- ways in conformance with the City's General Plan, Municipal Code; applicable specific plans, and/or as required by the City Engineer. 8. The public street right-of-way offers for dedication required for this development include: A. PUBLIC STREETS 1) Highway 111 (Major Arterial — State Highway, 140' ROW) — The standard 70 feet from the centerline of Highway 111 for a total 140 -foot ultimate developed right of way plus additional right of way for an exclusive right turn only lane measured 78 feet from the centerline of Highway 111. 2) Dune Palms Road (Primary Arterial, Option A - 110' ROW) - The standard 55 feet from the centerline of Dune Palms Road for a total 110 -foot ultimate developed right of way except for an additional right of way dedication at the three access driveways of 0 Resolution No. 2004-163 Specific Plan 1997-029, Amendment No. 3 — Centre at La Quinta Conditions of Approval - Recommended December 21, 2004 Page 4 62 feet from the centerline and a minimum of 100 feet long plus a variable dedication of an additional 50 feet to accommodate improvements conditioned under STREET AND TRAFFIC IMPROVEMENTS. 9. Dedications shall include additional widths as necessary for dedicated right and left turn lanes, bus turnouts, and other features contained in the approved construction plans. Pursuant to this requirement, the Applicant shall include in the submittal packet containing the draft final map submitted for map checking, an offsite street geometric layout, drawn at 1 " equals 40 feet, detailing the following design aspects: median curb line, outside curb line, lane line alignment including lane widths, -left turn, lanes, deceleration lane(s) and bus stop turnout(s). The geometric layout shall be accompanied with sufficient professional engineering studies to ;confirm the appropriate length of all proposed turn pockets and auxiliary lanes that may impact the right of way dedication required of the project and the associated landscape setback requirement 10. When the City Engineer determines that access rights to the. proposed street .right-of-ways shown on the approved Specific Plan are necessary prior to approval of the Final Map dedicating such right-of-ways, the applicant shall grant the necessary right-of-ways within 60 days of a written request by the City. 11. The applicant shall offer for dedication on the Final Map a ten -foot wide public utility easement contiguous with, and along both sides of all private streets. Such easement may be reduced to five feet in width with the express written approval of IID. 12. The applicant shall create perimeter landscaping setbacks along all public right- of-ways as follows: A. Highway 1 1 1 (Major Arterial — State Highway) - 50 -foot from the R/W- P/L. B. Dune Palms Road (Primary Arterial) - 20 -foot from the R/W-P/L. The setback requirements shall apply to all frontages including, but not limited to, remainder parcels and sites dedicated for utility purposes. IResolutlon No. 2004-163 Specula ~ 1997-029, Amendment No. 3 - Centre at La Quints Condition of Approval - Recommended I;. December 21, 2004 Pape 5 Where public facilities (e.g., sidewalks) are placed on privately -owned setbacks, the applicant shall offer for dedication blanket easements for those purposes on the Final Map. 13. At locations where the onsite finished grade adjacent to the landscaped setback. lot has an elevation differential with respect to the arterial street top of curb exceeding 11 feet, the applicant shall comply with, and accommodate, the maximum slope gradients in the parkway/setback area and meandering sidewalk requirements by either: 1) increasing the landscape setback size as needed, -or 2) installing retaining walls between the sidewalk and the back of the landscaped area as needed. " 14. The applicant shall offer for dedication those easements necessary for the placement of, and access to, utility lines and structures, drainage basins, mailbox clusters, park lands, and common areas on the Final Map. 15. Direct vehicular access to Highway 111 and Dune Palms Road from parcels with frontage along Highway 111 and Dune Palms Road is restricted, except for those access points identified in the Specific Plan, or as otherwise conditioned in these conditions of approval. 16. The applicant shall furnish proof of easements, or written permission, as appropriate, from those owners of all abutting properties on which grading, j retaining wall construction, permanent slopes, or other encroachments will occur. i ' 17. The applicant shall cause no easement to be granted, or recorded, over any `i portion of the subject property between the date of approval. of the Specific Plan and the date of recording of any Final Map, unless such easement is approved by the City Engineer. ' IMPROVEMENT PLANS As used throughout these Conditions of Approval, professional titles such as "engineer," "surveyor," and "architect," refer to persons currently certified or licensed i to practice their respective professions in the State of California. 18. Improvement plans shall be prepared by or under the direct supervision of qualified engineers and/or architects, as appropriate, and shall comply with the { f provisions of Section 13.24.040 (Improvement Plans), LQMC. Resolution No. 2004-163 Specific Plan 1997-029, Amendment No. 3 - Centre at La Quinta Conditions of Approval - Recommended December 21, 2004 Page 6 19. The following improvement plans shall be prepared and submitted for review and approval by the Public Works Department. A separate set of plans for each line item specified below shall be prepared. The plans shall utilize the minimum scale specified, unless otherwise authorized by the City Engineer in writing. Plans may be prepared at a larger scale if additional detail or plan clarity is desired. Note, the applicant may be required to prepare other improvement plans not listed here pursuant to improvements required by other agencies and utility purveyors. A. On -Site Rough Grading Plan 1 " = 40' Horizontal B. PM 10 Plan C. SWPPP 1 " = 40' Horizontal 1 " = 40' Horizontal Note: A through C to be submitted concurrently. D. Storm Drain Plans 1 " _ .40' Horizontal E. Off -Site Street Plan 1 " = 40' Horizontal, 1 4' Vertical F. Off -Site Signing & Striping Plan 1 " = 40' Horizontal The Off -Site street improvement plans shall have separate plan sheet(s) (drawn at 20 scale) that show the meandering sidewalk, mounding, and berming design in the combined parkway and landscape setback area. G. On -Site Commercial Precise Gradin Plan 1 ". = 30' Horizontal tal H. Traffic Signal Plans 1 " = 20' Horizontal Other engineered improvement plans prepared for City approval that are not listed above shall be prepared in formats approved by the City Engineer prior to commencing plan preparation. All Off -Site Plan & Profile Street Plans and Signing & Striping Plans shall show all existing improvements for a distance of at least 200 -feet beyond the project ' limits, or a distance sufficient to show any required design transitions. Raeolutlon No. 2004-183 SpaoMc Pion 1997-029, Amendment No. 3 - Centra at La Oub to Condkions of Approve! - Recommended December 21, 2004 Pope 7 All On -Site Signing & Striping Plans shall show, at a minimum; Stop Signs, Limit Lines and Legends, No Parking Signs, Raised Pavement Markers (including Blue RPMs at fire hydrants) and Street Name Signs per Public Works Standard Plans and/or as approved by the Engineering Department. "Rough Grading" plans shall normally include perimeter walls with Top Of Wall & Top Of Footing elevations shown. All footings shall have a minimum of 1 - foot of cover, or sufficient cover to clear any adjacent obstructions. The applicant shall prepare an accessibility assessment on a marked up print of the building floor plan identifying every building egress and notes the 2001 California Building Code accessibility requirements associated with each door. The assessment must comply with submittal requirements of the Building & Safety Department. A copy of the reviewed assessment shall be submitted to the Engineering Department in conjunction with the On-site Commercial Precise Grading Plan when it is submitted for plan checking. "On-site Commercial Precise Grading" plans shall normally include all on-site surface improvements including but not necessarily limited to finish grades for tcurbs & gutters, building floor elevations, parking lot improvements and ADA requirements. 20. The City maintains standard plans, detail sheets and/or construction notes for elements of construction on the Public Works Online Engineering Library at httP://www.la-guinta.org/publicworks/tractl/z onlinelibrar /0 intro a e.htm. i 21. The applicant shall furnish a complete set of the AutoCAD files of all approved improvement plans on a storage media acceptable to the City Engineer. The files shall be saved in a standard AutoCAD format so they may be fully retrievable through a basic AutoCAD program. ' At the completion of construction, and prior to the final acceptance of the improvements by the City, the applicant shall update the AutoCAD files in order to reflect the as -built conditions. Where the improvement plans were not produced in a standard AutoCAD format, or a file format that can be converted to an AutoCAD format, the City Engineer will accept raster -image files of the plans. IResolution No. 2004-163 Specific Plan 1997-029, Amendment No. 3 — Centre at La Quinta Conditions of Approval - Recommended I December 21, 2004 Page 8 IMPROVEMENT SECURITY AGREEMENTS 22. Improvements to be made, or agreed to be made, shall include the removal of any existing structures or other obstructions which are not a part of the proposed improvements; and shall provide for the setting of the final survey monumentation. GRADING ! 23. The applicant shall comply with the provisions of Section 13.24.050 (Grading Improvements), LQMC. 24. Prior to occupancy of the project site for any construction, or otherur oses P P , the applicant shall obtain a grading permit approved by the City Engineer. 25. To obtain an approved grading permit, the applicant shall submit and obtain approval of all of the following: A. A grading plan prepared by a qualified engineer, B. A preliminary geotechnical ("soils") report prepared by a qualified engineer, C. A Fugitive Dust Control Plan prepared in accordance with Chapter 6.16, (Fugitive Dust Control), LQMC, and D. A Best Management Practices report prepared in accordance with Sections 8.70.010 and 13.24.170 (NPDES stormwater discharge permit and Storm Management and Discharge Controls), LQMC. All grading shall conform to the recommendations a Ions contained In the Preliminary Soils Report, and shall be certified as being adequate by a soils engineer, or by ' an engineering geologist. ' A statement shall appear on the Final Map that a soils report has been prepared in accordance with the California Health & Safety Code § 17953. ' The applicant shall furnish security, in a form acceptable to the City, and in an amount sufficient to guarantee compliance with the approved Fugitive Dust Control Plan provisions as submitted with its application for a grading permit. I IR*smutlon No. 2004-163 Spwific Pion 1997-029, Amsndmsnt No. 3 - Can" at La Qukrta Condon of Approvd - Rmomntst+dad Dao«nbw 21, 2004 papa 9 26. The applicant shall maintain all open graded, undeveloped land in order to prevent wind and/or water erosion of such land. All open graded, undeveloped land shall either be planted with interim landscaping, or stabilized with such other erosion control measures, as were approved in the Fugitive Dust Control Plan. 27. Grading within the perimeter setback and parkway areas shall have undulating terrain and shall conform with the requirements of LQMC Section 9.60.240(F) except as otherwise modified by this condition requirement. The maximum slope shall not exceed 3:1 anywhere in the landscape setback area, except for the backslope (i.e. the slope at the back of the landscape lot) which shall not exceed 2:1 if fully planted with ground cover. The maximum slope in the first six (6) feet adjacent to the curb shall not exceed 4:1 when the nearest edge of sidewalk is within six feet (6') of the curb, otherwise the maximum slope within the right of way shall not exceed 3:1. All unpaved parkway areas adjacent to the curb shall be depressed one and one-half inches (1.5") in the first eighteen inches 0 8") behind the curb. 28. Building pad elevations on the rough grading plan submitted for City Engineer's approval shall conform with pad elevations shown on the tentative map, unless the pad elevations have other requirements imposed elsewhere in these Conditions of Approval. 29. The applicant shall minimize the differences in elevation between the adjoining properties and the lots within this development. Building pad elevations on contiguous interior lots shall not differ by more than three feet except for lots that do not share a common street frontage, where ' the differential shall not exceed five feet. Where compliance within the above stated limits is impractical, the City may consider alternatives that are shown to minimize safety concerns, maintenance difficulties and neighboring -owner dissatisfaction with the grade differential. 30. Prior to any site grading or regrading that will raise or lower any portion of the site by more than plus or minus three tenths of a foot from the elevations shown on the approved Specific Plan, the applicant shall submit the proposed grading changes to the City Staff for a substantial conformance finding review. Resolution No. 2004-163 Specific Plan 1997-029. Amendment No. 3 - Centre at La nuinta Conditions of Approval - Recommended December 21, 2004 Page 10 31. Prior to the issuance of a building permit for any building lot, the applicant shall provide a lot pad certification stamped and signed by a qualified engineer or surveyor. Each pad certification shall list the pad elevation as shown on the approved grading plan, the actual pad elevation and the difference between the two, if any. Such pad certification shall also list the relative compaction of the pad soil. The data shall be organized by lot number, and listed cumulatively if submitted at different times. DRAINAGE 3.2. The applicant shall comply with the provisions of Section 13.24.120 (Drainage), LQMC, Engineering Bulletin No. 97.03. More specifically, stormwater falling on site during the 100 year storm shall be retained within the development, unless otherwise approved by the City Engineer. The tributary drainage area shall extend to the centerline of adjacent public streets and highways. The design storm shall be either the 3 hour, 6 hour or 24 hour event producing the greatest total run off. 33. In design of retention facilities, the maximum percolation rate shall be two inches per hour. The percolation rate will be considered to be zero unless the applicant provides site specific data indicating otherwise. Nuisance water shall be retained on site. Nuisance water shall be disposed of in a. trickling sand filter and leach field or equivalent system approved by the City Engineer. The sand filter and leach field shalt be designed to contain surges of up to 3 gph/1,000 sq. ft. of landscape area, and infiltrate 5 gpd/1,000 sq. ft. The sand filter and leach field shall be designed to contain nuisance water surges from landscape area, residential unit, and off-site street nuisance water. Flow from adjacent well sites shall be designed for retention area percolation by separate infiltration system approved by the City Engineer. The sand filter design shall be per La Quinta Standard 370 with the equivalent of 137.2 gph of water feed per sand filter to accept the abovementioned nuisance water ' . requirements. Leach line requirements are 1.108 feet of leach line per gph of flow. 34. The project shall be designed to accommodate purging and blowoff water (through underground piping and/or retention facilities) from any on-site or adjacent well sites granted or dedicated to the local water utility authority as a requirement for development of this property. R*80k"bn No. 2004-163 Spwft Pion 1997-029, Amon WMfl No. 3 - Gntn at Ls aulnto C9nditI W of Approvd - Rwommwndod Deco n w 21, 2004 P"P 11 - 35. For on-site common retention basins, retention depth shall be according to Engineering Bulletin 97.03, and side slopes shall not exceed 3:1 and shall be planted with maintenance free ground cover. For retention basins on individual ' lots, retention depth shall not exceed two feet. 36. Stormwater may not be retained in landscaped parkways or landscaped setback lots along Dune Palms Road. Only incidental storm water (precipitation which directly falls onto the setback) will be permitted to be retained in the landscape setback areas. The perimeter setback and parkway areas in the street right-of- way shall be shaped with berms and mounds, pursuant to Section 9.100.040(B)(7), LQMC. 37. The design of the development shall not cause any increase in flood boundaries, levels or frequencies in any area outside the development. 38. The development shall be graded to permit storm flow in excess of retention capacity to flow out of the development through a designated overflow and into the historic drainage relief route. 39. Storm drainage historically received from adjoining property shall be received and retained or passed through into the historic downstream drainage relief route. UTILITIES 40. The applicant shall comply with the provisions of Section 13.24.1 10 (Utilities), LQMC. 41. The applicant shall obtain the approval of the City Engineer for the location of all utility lines within any right-of-way, and all above -ground utility structures including, but not limited to, traffic signal cabinets, electric vaults, water valves, and telephone stands, to ensure optimum placement for practical and aesthetic purposes. 42. Existing overhead utility lines within, or adjacent to the proposed development, ' and all proposed utilities shall be installed underground. All existing utility lines attached to joint use 92 KV transmission power poles are exempt from the requirement to be placed underground. Resolution No. 2004-163 Specific Plan 1997-029, Amendment No. 3 - Centre at La Quints Conditions of Approval - Recommended December 21, 2004 Page 12 43. Underground utilities shall be installed prior to overlying hardscape. For installation of utilities in existing improved streets, the applicant shall comply with trench restoration requirements maintained, or required by the City Engineer. The applicant shall provide certified reports of all utility trench compaction for approval by the City Engineer. STREET AND TRAFFIC IMPROVEMENTS 44. The applicant shall comply with the provisions of Sections 13.24.060 (Street ' Improvements), 13.24.070 (Street Design - Generally) & 13.24.100 (Access For Individual Properties And Development), LQMC for public streets; and ' Section 13.24.080 (Street Design - Private Streets), where private streets are proposed. I 45. The applicant shall construct the following street improvements to conform with the General Plan (street type noted in parentheses.) ' A. OFF-SITE STREETS 1) Highway 111 (Major Arterial - State Highway; 140' R/W): IWiden the south side of the street along all frontage adjacent to the Specific Plan boundary to its ultimate width on the south side as ' specified in the General Plan, the requirements of these conditions and as approved by CALTRANS. The south curb face shall be located fifty eight feet (58') south of the centerline, except at locations where additional ' street width is needed to accommodate: a) A deceleration/right turn only lane on Highway 111 at the ' Dune Palms Road intersection per CALTRANS requirements. ' Other required improvements in the Highway 111 right or way and/or adjacent landscape setback area include: Ib) Ail appurtenant components such as, but not limited to: curb, gutter, traffic control striping, legends, and signs. l IResokoon No, 2004-163 spedfic Plan 1997-029, Amendment No. 3 - Centre at Ls Quinta j Conditions of Approval - Recomnnended December 21, 2004 Pape 13 c) 8 -foot wide meandering sidewalk. The meandering sidewalk shall have an arrhythmic horizontal layout that utilizes I concave and convex curves with respect to the curb line that either touches the back of curb or approaches within five feet of the curb at intervals not to exceed 250 feet. I The sidewalk curvature radii should vary between, 50 and 300 feet, and at each point of reverse curvature, the radius should change to assist in creating -the arrhythmic layout. I The sidewalk shall meander into the landscape setback lot and approach within 5 feet of the perimeter wall at intervals not to exceed 250 feet. Id) Modify the existing traffic signal at the Highway 111 and Dune Palms Road intersection for a dual left turn for Inorthbound Dune Palms Road traffic to westbound Highway 111 and any street improvements conditioned herewith. ' 1 e) Remaining costs for the design and installation of the Bus Shelter on Highway 111, as previously conditioned on parcel Map 30240 and/or previous entitlements. 2) Dune Palms Road (Primary Arterial; Option A, 110' R/W): Widen the west side of the street along all frontage adjacent to the Specific Plan boundary to its ultimate width on the west side as specified in the General Plan and the requirements of these conditions. Rehabilitate and/or reconstruct existing roadway pavement as necessary to augment and convert it from a rural county -road design standard to La Quinta's ' urban arterial design standard. The west curb face shall be located forty three feet (431 west of the centerline, except at locations where additional street width is needed to accommodate: ' a) A deceleration/right turn only lane at the three access driveways. The west curb face shall be located fifty five Ifeet (501 east of the centerline and length to be determined by a traffic study prepared for the applicant by a licensed traffic engineer per Engineering Bulletin # 03-08. As a Iminimum, the required right of way shall be for a length of 100 feet plus a variable dedication of an additional 50 feet. I Resolution No. 2004-163 Specific Plan 1997-029, Amendment No. 3 - Centra at Le Quinta Conditions of Approval - Recommended December 21, 2004 Page 14 b) A dual left turn lane for northbound Dune Palms Road traffic to westbound Highway 111. Other required improvements in the Dune Palms Road right or way and/or adjacent landscape setback area include: c) All appurtenant components such as, but not limited to: curb, gutter, traffic control striping, legends, and signs. d) 8 -foot wide meandering sidewalk. The meandering sidewalk shall have an arrhythmic horizontal layout that utilizes concave and convex curves with respect to the ' curb line that either touches the back of curb or approaches within five feet of the curb at intervals not to exceed 250 feet. The sidewalk curvature radii should vary between 50 and 300 feet, and at each point of reverse curvature, the radius should change to assist in creating the arrhythmic layout. ' The sidewalk shall meander into the landscape setback lot and approach within 5 feet of the perimeter wall at intervals not to exceed 250 feet. e) An 18 - foot wide raised landscaped median,along the entire boundary of the Specific Plan plus variable width as needed ' to accommodate a dual left turn for the north bound Dune Palms Road traffic at Highway 1 1 1 and full movements at the signalized Primary Entry. Additional median breaks for access driveways on Dune Palms Road shall be established with Site Development Permit approvals. The applicant shall extend improvements beyond the subdivision boundaries to ensure they safely integrate with existing improvements (e.g., grading; traffic control devices and transitions in alignment, elevation or dimensions of streets and sidewalks). The applicant is responsible for construction of all improvements mentioned above. The development is eligible for. reimbursement from the City's Development Impact Fee fund in accordance with policies established for that program. Resokidon No. 2004-163 SpecMlc Plan 1997-029, Amendment No. 3 - Centre at Le Quints Condidons of Approve! - Recommended December 21, 2004 Pape 15 3) The applicant shall install the Traffic signal at the project's main entry. Applicant is responsible for 100 % of the cost to design and install the traffic signal. Applicant shall enter into a SIA to post security for 100% of the cost to design and install the traffic signal prior to issuance of an on-site grading permit; the security shall remain in full force and effect until the signal is actually installed by the applicant. Entry drives, main interior circulation routes, standard knuckles, corner cutbacks, bus turnouts, dedicated turn lanes and other features shown on the approved construction plans, may require additional street widths as may be determined by the City Engineer. 46. The applicant shall design street pavement sections using CalTrans' design procedure for 20 -year life pavement, and the site-specific data for soil strength and anticipated traffic loading (including construction traffic). Minimum structural sections shall be as follows: Parking Lot 3.0" a.c./4.5" c.a.b. Primary Arterial 4.5" a.c./6.0" c.a.b. Major Arterial — State Highway per CALTRANS Standard or the approved equivalents of alternate materials. ' 47. The applicant shall submit current mix designs (less than two years old at the time of construction) for base, asphalt concrete and Portland cement concrete. The submittal shall include test results for all specimens used in the mix design procedure. For mix designs over six months old, the submittal shall include recent (less than six months old at the time of construction) aggregate gradation test results confirming that design gradations can be achieved in current production. The applicant shall not schedule construction operations until mix designs are approved. 48. General access points and turning movements of traffic to the retail center shall be determined when the Site Development Permit is submitted for City review on entitlement. 49. Improvements shall include appurtenances such as traffic control signs, markings and other devices, raised medians if required, street name signs and sidewalks. Mid -block street lighting is not required. IResolution No. 2004-163 Speck Plan 1997-029, Amendment No. 3 — Centre at La Quanta Conditions of Approval - Recommended December 21, 2004 Page 16 50. Improvements shall be designed and constructed in accordance with City adopted standards, supplemental drawings and specifications, or as approved by the City Engineer. Improvement plans for streets, access gates and parking areas shall be stamped and signed by qualified engineers. PARKING LOTS and ACCESS POINTS 51. The design of parking facilities shall conform to LQMC Chapter 9.150; especially the parking stall and aisle widths and the parking stall striping design. Entry drives, main interior circulation routes, corner cutbacks, bus turnouts, dedicated turn lanes, ADA accessibility route to public streets and other features shown on the approved construction plans, may require additional street widths and other improvements as may be determined by the City Engineer. CONSTRUCTION 52. The City will conduct final inspections of habitable buildings only when the buildings have improved street and (if required) sidewalk access to publicly - maintained streets. The improvements shall include required traffic control devices, pavement markings and street name signs. LANDSCAPING 53. The applicant shall comply with Sections 13.24.130 (Landscaping Setbacks) & 13.24.140 (Landscaping Plans), LQMC. 54. The applicant shall provide landscaping in the required setbacks, retention basins, common lots and park areas. 55. Landscape and irrigation plans for landscaped lots and setbacks, medians, retention basins, and parks shall be signed and stamped by a licensed landscape architect. Rosokwdon No. 2004-163 Spedit Plan 1897-029, Amsndmsnt No. 3 - CaMe at Ls Quk to condhhM of Approrsl - Rscorm nwled Decwmbsr 21. 2004 Pps 17 56. The applicant shall submit the landscape plans for approval by the Community Development Department (CDD), prior to plan checking by the Public Works Department. When plan checking has been completed by CDD, the applicant shall obtain the signatures of CVWD and. the Riverside County Agricultural Commissioner, prior to submittal for signature by the City Engineer. NOTE: Plans are not approved for construction until signed by the City Engineer. I57. Landscape areas shall have permanent irrigation improvements meeting the requirements of the City Engineer. Use of lawn areas shall be minimized with no lawn, or spray irrigation, being placed within 18 inches of curbs along Ipublic streets. PUBLIC SERVICES 58. The applicant shall provide public transit improvements as required by SunLine Transit Agency and approved by the City Engineer. QUALITY ASSURANCE 59. The applicant shall employ construction quality -assurance measures that meet with the approval of the City Engineer. 60. The applicant shall employ, or retain, qualified engineers, surveyors, and such other appropriate professionals as are required to provide the expertise with which to prepare and sign accurate record drawings, and to provide adequate ' construction supervision. 61. The applicant shall arrange for, and bear the cost of, all measurements, sampling and testing procedures not included in the City's inspection program, but which may be required by the City, as evidence that the construction materials and methods employed comply with the plans, specifications and other applicable regulations. i f] Resolution No. 2004-163 Specific Plan 1997-029, Amendment No. 3 — Centre at La Quints Conditions of Approval - Recommended December 21, 2004 Page 18 62. Upon completion of construction, the applicant shall furnish the City with reproducible record drawings of all improvement plans which were approved by the City. Each sheet shall be clearly marked "Record Drawing," "As -Built" or "As -Constructed" and shall be stamped and signed by the engineer or surveyor certifying to the accuracy and completeness of the drawings. The applicant shall have all AutoCAD or raster -image files previously submitted to the .City, revised to reflect the as -built conditions. MAINTENANCE 63. The applicant shall comply with the provisions of Section 13.24.160 (Maintenance), LQMC. 64. The applicant shall make provisions for the continuous and perpetual maintenance of all private on-site improvements, perimeter landscaping, access drives, and sidewalks. FEES AND DEPOSITS 65. The applicant shall comply with the provisions of Section 13.24.180 (Fees and Deposits), LQMC. These fees include all deposits and fees required by the City for plan checking and construction inspection. Deposits and fee amounts shall ' be those in effect when the applicant makes application for plan check and permits. ' 66. Permits issued under this approval shall be subject to the provisions of the Infrastructure Fee Program and Development Impact Fee program in effect at the time of issuance of building permit(s). COMMUNTY DEVELOPMENT DEPARTMENT ' 67. The applicant shall comply with the Mitigation Monitoring Program associated with this project. 68. The applicant shall design and install an 8' high block wall along the southerly boundary of the Amendment area, all in a manner meeting the approval of the Community Development Director and the City Engineer. 69. The applicant shall design and install enhanced pedestrian and bicycle access crossing the southerly boundary of the Amendment area, all in a manner meeting the approval of the Community Development Director and the City Engineer.