CC Resolution 1997-056^^P
RESOLUTION NO. 97-56
A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF
LA QUINTA, CALIFORNIA, GRANTING APPROVAL OF
SPECIFIC PLAN 87-011, AMENDMENT #2
CASE NO. SP 87-011, AMENDMENT #2
WHEREAS, the City Council of the City of La Quinta, California, did, on
the 1ST day of July 1997, hold a duly-noticed Public Hearing to consider Specific
Plan 87-011 Amendment #2, a mixed use development consisting of a combination
of retail, office, commercial services, entertainment, and restaurants on 65.4 acres,
generally bounded by Highway 111, Adams Street, 47th Avenue, Washington Street,
and Simon Drive and;
WHEREAS, the Planning Commission of La Quinta, California did on the
1 0th day of June, 1 997, hold a duly noticed Public Hearing and recommended approval
under Resolution No.33 for Specific Plan 87-011 Amendment #2 more particularly
described as:
APN: 643-020-008, 643-020-009, and 643-020-017
WHEREAS, said Specific Plan has previously complied with the
requirements of The Rules to Implement the California Environmental Quality Act of
1970" as amended Resolution 83-63). The Community Development Department has
prepared Environmental Assessment 97-339 which states this Specific Plan
Amendment will not have a significant impact on the environment based on conditions.
The Community Development Director has conducted an Initial Study and has
determined that, although the project could have a significant adverse impact on the
environment, the mitigation measures incorporated into the Conditions of Approval will
mitigate those project impacts to levels of insignificance.
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 to justify a
recommendation for approval of said Specific Plan 87-011 Amendment #2:
1. That the proposed Specific Plan 87-011 Amendment #2 is consistent with the
goals and policies of the La Quinta General Plan in that the property is
designated Mixed Regional Commercial which allows the uses proposed for the
property.
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Resolution 97-56
2. That the Specific Plan Amendment #2 is compatible with the existing and
anticipated area development in that the project, as conditioned, provides
adequate circulation.
3. That the project will be provided with adequate utilities and public services to
ensure public health and safety.
4. That the Specific Plan 87-011 Amendment #2 is consistent with the current
approval and amendment process.
5. That the proposed Specific Plan 87-011 Amendment #2 is conceptual; and that
further review will be required under a Site Development Permit review process
at which time project related conditions will be attached to mitigate impacts.
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
Commission in this case;
2. That it does hereby recommend certification of the Environmental Assessment
97-339 indicating that the proposed Specific Plan 87-011 Amendment #2 will
not result in any significant environmental impacts as mitigated by the
recommended Conditions of Approval;
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 1 st day of July, 1 997, by the following vote, to wit:
AYES: Council Members Adolph, Henderson, Perkins, Sniff, Mayor Holt
NOES: None
ABSENT: None
ABSTAIN: None
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Resolution 97-56
GLENDA L. HOLT, Mayor
City of La Quinta, California
ATTEST
PAUNDRA L.*, City Clerk
City of La Quinta, California
APPROVED AS TO FORM:
DAWN C HONEYWELL, City Attorney
City of La Quinta, California
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RESOLUTION 97-56
CONDITIONS OF APPROVAL- FINAL
SPECIFIC PLAN 87-011, AMENDMENT #2
JULY 1, 1997
COMMUNITY DEVELOPMENT DEPARTMENT
1. The development shall comply with Exhibit A" of the Specific Plan document
for Specific Plan 87-011, Amendments #1 and #2 and the following conditions,
which shall take precedence in the event of any conflicts with the provisions of
the Specific Plan.
2. All buildings, within 1 50 feet of the Washington Street right-of-way, shall not
exceed the height of one story with exact building height to be determined at
time of plot plan approval.
3. The following Specific Plan text changes shall apply:
A. Page IV-4 2.b. Site Uses Permitted Uses: animal care, automotive,
cleaning, automotive rental agencies, and automotive service station shall
be subject to approval of a conditional use permit.
B. Page VII-5 B. Prncessing: the second and third sentence as follows shall
be deleted, The Community Development Director shall approve,
conditionally approve, or disapprove a plot plan based upon these
standards. A determination shall be made within 30 days after accepting
the completed application and give notice of the decision, including any
required conditions of approval by mail to the applicant and any other
persons requesting notice
C. Page VI-5 3. On-Site Landscaoing: In the last paragraph, minimum
tree size shall be 24 inch box, not 1 5 gallons.
4. Prior to issuance of a building permit, applicant shall reimburse the City for the
portion of the six foot high solid masonry sound wall constructed by the City
in the median located between Washington Street and the frontage road which
exists between Singing Palms Drive and Highland Palms Drive adjacent to the
site frontage.
5. A six foot high decorative block wall shall be used to screen service areas from
view from 47th Avenue. Location of these screen walls shall be based on the
final design approved by the Planning Commission for each planning area.
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RESOLUTION 97-56
CONDITIONS OF APPROVAL FINAL
SPECIFIC PLAN 87-011, AMENDMENT #2
JULY 1, 1997
Design and construction of the block wall shall be subject to approval of the
Community Development department prior to issuance of a building permit for
the wall.
6. All architectural and landscaping plans shall be reviewed and approved by the
Planning Commission.
7. A Fringe-Toed Lizard Mitigation Fee of $600 per acre shall be paid prior to any
land disturbance activities i.e., grading permit).
8. A biological assessment to determine whether the Flat-Tailed Horned Lizard
exists on site, shall be prepared by the applicant. Any mitigation measures
recommended shall be implemented prior to any land disturbance activities i.e.,
grading permit).
9. Mitigation measures as recommended by an archaeological study, prepared by
LSA Associates, shall be implemented prior to any land disturbance activities
i.e. grading permit).
10. Specific Plan 87-011 text shall be revised as approved with two sets of text
being submitted to the Community Development Department for approval prior
to issuance of recordation of the first tract map in the project area.
11. A noise study shall be prepared by a qualified acoustical engineer to be
submitted to the Community Development Department for review and approval
prior to submission of building plans for plan check or issuance of grading
permit, whichever comes first. The study shall concentrate on noise impacts
on building interior areas from perimeter streets, and impacts on the proposed
residential uses tQ the south and west and recommend mitigation of noise as
required in the General Plan. The study shall recommend alternative mitigation
measures for incorporation into the project design. The study shall consider use
of building setbacks, engineering design, building orientation, noise barriers,
berming, landscaping and waIts, etc.) as well as other techniques.
1 3. 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 87-011 and EA 91-227 which must be
satisfied prior to the issuance of a grading permit. The applicant shall also
prepare and submit a written report to the Community Development Director
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RESOLUTION 97-56
CONDITIONS OF APPROVAL FINAL
SPECIFIC PLAN 87-011, AMENDMENT #2
JULY 1, 1997
demonstrating compliance with those Conditions of Approval and mitigation
measures of EA 91-207 and SP 87-011 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 91-207 and SP 87-011. The
Community Development Director may require inspection or other monitoring
measures to assure such compliance.
14. All billboards, and other advertising devices, along Highway 111 shall be
removed prior to issuance of first building permit for the project.
PUBLIC UTILITIES:
1 5. All requirements of Caltrans as noted in their letter dated April 1 7, 1 991, shall
be complied with.
1 6. That all conditions of Coachella Valley Water District CVWD) as noted in their
letter dated August 5, 1 988, shall be met.
1 7. That bus turnouts and passenger waiting shelters shall be provided as required by
Sunline Transit in their letter dated April 1 7, 1 991, if possible.
1 8. That all conditions of the Riverside County Fire Department as stated in their
letter dated March 29, 1991, shall be met.
ENGINEERING DEPARTMENT:
1 9. Applicant shall dedicate public street right of way and utility easements in
conformance with the City*s General Plan, Municipal Code, applicable Specific
Plans, if any, and as required by the City Engineer, as follows;
A. Highway 111 Major Arterial half width) or as required by
Caltrans;
B. Adams Street Primary Arterial, 55-foot half width;
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RESOLUTION 97-56
CONDITIONS OF APPROVAL FINAL
SPECIFIC PLAN 87-011, AMENDMENT #2
JULY 1, 1997
20. The applicant shall vacate vehicle access rights to Highway 111, Washington
Street, Adams Street, and 47th Avenue from all abutting lots. Access to these
streets from this land division shall be restricted to street access points shown
on the Internal Circulation Plan, Figure V-i revised at City Council meeting of
7/16/91), in Specific Plan 87-011 Amendment #1 and #2.
21. Turning movements of traffic accessing the subject subdivision shall be as
follows
Highway 111
A. Simon Drive: left and right turns in and out are allowed;
B. Lot D between lots 2 and 3 left and right turns in and out are allowed;
C. Lot D between lots 1 and 2 right turn in and out only.
Washington Street
A. Simon Drive: right turn in and out only;
B. Lot E: right turn in and out only; an opening in the median island to
permit left turns in and out may be approved by the City Council at a
future date if a traffic study confirms the need for this median opening.
C. Figure V-i, north of 47th Avenue: right in and out only at access location
shown in Specific Plan 87-011, Amendment #1.
AdamsStreet
A. Lot C: right turn in and out only.
47th Avenue
A. At access locations shown in Specific Plan 87-011 Amendment #1
If Site Development Permit 97-605 or any other development disrupting the
proposed access and circulation system within this Specific Ptan is approved,
the access and circulation system for the Specific Plan area shall be revised
through another Specific Plan Amendment prior to approval of any subsequent
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RESOLUTION 97-56
CONDiTIONS OF APPROVAL FINAL
SPECIFIC PLAN 87-011, AMENDMENT #2
JULY 1, 1997
development.
22. The applicant shall provide a fully improved landscaped setback lot or easement
of noted width adjacent to the following street right of ways:
A. Highway 111, 50 feet wide;
B. Washington Street, 20-feet wide;
C. Adams Street, 20-feet wide;
D. 47** Avenue, 10-feet wide;
E. Simon Drive, 1 0-feet wide.
23. A thorough preliminary engineering, geological, and soils engineering
investigation shall be conducted with a report submitted for review along with
the grading plan. The report recommendations shall be incorporated into the
grading plan design prior to its approval. The soils engineer and/or the
engineering geologist must certify to the adequacy of the grading plan. A
statement shall appear on the final subdivision map that a soils report has been
prepared for the tract pursuant to Section 1 7953 of the Health and Safety
Code.
24. The tract grading plan shall be prepared by a registered civil engineer and
approved by the City Engineer prior to final map approval.
25. The tract shall be designed and graded in a manner so the difference in building
pad elevations between contiguous lots that share a common street frontage or
join lots with adjoining existing tracts or approved tentative tracts does not
exceed three 3.0)feet. The pad elevations of contiguous lots within the subject
tract that do not share a common street shall not exceed five 5.0) feet.
If the applicant is unable to comply with the pad elevation differential
requirement, the City will consider and may approve other alternatives that
satisfy the City*s intent to promote and ensure community acceptance and
buyer satisfaction with the proposed development.
26. Storm water run-off produced in 24 hours by a 100-year storm shall be retained
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RESOLUTION 97-56
CONDITIONS OF APPROVAL FINAL
SPECIFIC PLAN 87-011, AMENDMENT #2
JULY 1, 1997
on site in landscaped retention basin(s) or discharged to the Whitewater Channel
via a storm drain system installed by the applicant. If the retention basin option
is elected, it shall be designed for a maximum water depth not to exceed six
feet. The basin slopes shall not exceed 3:1. The percolation rate shall be
considered to be zero inches per hour unless Applicant provides site-specific
data that indicates otherwise. Other requirements include, but are not limited
to, a grassed ground surface with permanent irrigation improvements, and
appurtenant structural drainage amenities all of which shall be designed and
constructed in accordance with requirements deemed necessary by the City
Engineer.
The tributary drainage area for which the applicant is responsible shall extend
to the centerline of any public street contiguous to the site.
If direct or indirect drainage to the Whitewater Storm Channel is utilized, the
applicant shall be responsible for all requirements and costs associated with
such discharge into the Channel including monitoring, testing and reporting
which may be required by CVWD, the City, the California Regional Water
Quality Control Board or other agencies for the purposes of the NPDES or other
pollution prevention or nuisance abatement programs.
27. Lot 8 shall not be used as a retention basin as shown on the vesting map. All
retention basin locations shall be approved by the City Engineer.
28. The applicant shall install a trickling sand filter and leachfield in the retention
basin to percolate nuisance water in conformance with requirements of the City
Engineer. The sand filter and leach field shall be sized to percolate 1 60 gallons
per 5000 square feet of landscaping per day.
29. The applicant shall have street improvement plans prepared by a registered civil
engineer. Street improvements shall be designed and constructed for all streets
within the proposed subdivision and for off-site streets as required by these
conditions of approval. All street improvements shall be designed and
constructed in accordance with the LQMC and adopted Standard Drawings, and
City Engineer and shall include all appurtenant components required by same,
except mid-block street lighting, such as, but not limited to, traffic signs and
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RESOLUTION 97-56 *
CONDITIONS OF APPROVAL FINAL
SPECIFIC PLAN 87-011, AMENDMENT #2
JULY 1, 1997
channelization markings, street name signs, sidewalks, and raised medians
where required by the City General Plan. Street design shall take into account
the soil strength, anticipated traffic loading, and design life. The minimum
structural section for residential streets shall be * AC over 4*' Class 2 Base.
Miscellaneous incidental improvements and enhancements to existing
improvements where joined by the newly required improvements shall be
designed and constructed as required by the City Engineer to assure the new
and existing improvements are appropriately integrated to provide a finished
product that conforms with City standards and practices. This includes tapered
off-site street transitions that extend beyond tract boundaries and join the
widened and existing street sections.
At the City Engineer's option, the applicant shall install, secure, reimburse, or
otherwise bear the cost of the following streets according to the General Plan
street type noted therewith:
A. ON-SITE STREETS
1.) All streets shown on the vesting map: One 14-foot wide travel
lane in each direction separated by a 1 2-foot wide continuous two-
way left turn lane, or approved equivalent; minimum total width
shall be 40 feet or as approved by the City Engineer.
B. OFF-SITE STREETS
1). Highway 111 Simon Drive to Adams Street): Install, or
participate in the cost of, one-half Major Arterial improvements per
Caltrans' requirements. Improvements include half of the raised
median refer to the Project Study Report/Project Report approved
by Caltrans in March 1991).
2.) Washington Street Simon Drive to Avenue 47): Install half width
Major Arterial, improvement includes one half of raised median,
refer to General Plan Figure VII-2. Applicant shall reimburse City
for improvements previously installed on east side of centerlines.
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RESOLUTION 97-56
CONDITIONS OF APP*OVAL FINAL
SPECIFIC PLAN 87-011, AMENDMENT #2
JULY 1, 1997
3.) Adams Street Highway 111 to Avenue 47): Install three-quarter
width Primary Arterial 3 of 4 travel lanes for 861 width
improvement option), improvement includes full width raised
median and 1 6-foot wide north bound travel lane, refer to
Standard Drawing #100. Applicant to be reimbursed for street
improvements between south property line and 47th Avenue
based on fair share determination of land mass.
4.) 47th Avenue portion contiguous to tract): Reimburse developer
that installed improvements for that portion located on the north
side on the centerline. Reimbursement shall include responsibility
for 25% of the cost to design and construct the signal at 47th
Avenue and Washington Street.
30. The applicant shall construct, or enter into agreement to construct, the site
grading, off-site public improvements and utilities, and on-site common area
improvements before the final map is recorded. The applicant shall pay cash,
in lieu of and equivalent to the respective fair-share construction cost, for those
improvements that the applicant has partial cost responsibility and construction
must be deferred until the full complement of funding is available. Payment of
ca*h may be deferred to a future date approved by the City, provided security
for said future payment is posted by the applicant.
31. The applicant shall construct an eight-foot wide meandering bike path in the
easterly parkway and landscaped setback lot/easement along Washington Street
and Highway 111 in lieu of the standard six-foot wide sidewalk.
32. The applicant shall provide blanket easements over landscaped setback areas
except 47th Avenue) for the purpose of meandering sidewalks.
33. All existing and proposed electric power lines with 1 2,500 volts or less, which
are adjacent to the proposed site or on-site, shall be installed in underground
facilities.
34. All underground utilities shall be installed, with trenches compacted to City
standards, prior to construction of any street Improvements. A soils engineer
retained by the applicant shall provide certified reports of soil compaction tests
for review by the City Engineer.
35. The applicant shall pay all fees charged by the City as required for processing,
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RESOLUTION 97-56
CONDITIONS OF APPROVAL FINAL
SPECIFIC PLAN 87-011, AMENDMENT #2
JULY 1, 1997
plan checking and construction inspection. The fee amount(s) shall be those
which are in effect at the time the work is undertaken and accomplished by the
City.
36. A Caltrans encroachment permit must be secured prior to construction of any
improvements along State Highway 111, and all Caltrans requirements shall be
implemented.
37. The applicant shall retain a California registered civil engineer, or designate one
who is on the applicant's staff, to exercise sufficient supervision and quality
control during construction of the tract grading and improvements to certify
compliance with the plans, specifications, applicable codes, and ordinances.
The engineer retained or designated by the Applicant to implement this
responsibility shall provide the following certifications and documents upon
completion of construction:
A. The engineer shall sign and seal a statement placed on the as built"
plans that says all grading) improvements) on these plans were
properly monitored by qualified personnel under my supervision during
construction for compliance with the plans and specifications and the
work shown hereon was constructed as approved, except where
otherwise noted hereon and specifically acknowledged by the City
Engineer.
B. Prior to issuance of any building permit, the engineer shall provide a
separate document, signed and sealed, to the City Engineer that
documents the building pad elevations. The document shall, for each lot
in the tract, state the pad elevation approved on the grading plan, the as
built" elevation, and clearly identify the difference, if any. The data shall
be organized by tract phase and lot number and shall be cumulative with
each submittal if the data is submitted at different times.
C. Provide to the City Engineer a signed set of as built" reproducible
drawings of the grading and improvements installed by the applicant.
38. The applicant shall submit a copy of the proposed grading, landscaping and
irrigation plans to the Coachella Valley Water District for review and comment
with respect to the District's Water Management Program.
39. Landscape and irrigation plans for the landscaped lots/easements shall be
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RESOLUTION 97-56
CONDITIONS OF APPROVAL FINAL
SPECIFIC PLAN 87-Oil, AMENDMENT #2
JULY 1, 1997
prepared in conformance with requirements of the Community Development
Director, and City Engineer, and approved by those officials prior to
construction.
40. The applicant shall maintain the landscaped areas of the subdivision such as the
landscaped setback lots/easements and retention basins until accepted by the
City Engineer for maintenance by a merchant*s association of the subdivision.
41. The applicant shall provide an Executive Summary Maintenance Booklet for the
street, landscape irrigation, perimeter wall, and drainage facilities installed in the
subdivision. This booklet should include drawings of the facilities,
recommended maintenance procedures and frequency, and a costing algorithm
with fixed and variable factors to assist the merchant*s association in olannin*
for routine and long term maintenance.
42. The applicant shall construct a 6-foot wide, 1 50-foot long landscaped island in
the center of Simon Drive in the transit station vicinity to the satisfaction of the
City Engineer, if and when the transit station is installed.
MISCELLANEOUS
43. Applicant agrees to indemnify, defend, and hold harmless the City of La Quinta
in the event of any legal claim or litigation arising out the City's approval of this
project.
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