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HomeMy WebLinkAboutRes No 536PLANNING COMMISSION RESOLUTION NO. 536 A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF PALM DESERT, CALIFORNIA, RECOMMENDING APPROVAL TO THE CITY COUNCIL CERTIFICATION OF E.I.R. AS COMPLETE: CHANGE OF ZONE FROM PR-6, S.P. TO R-3 (9), S.P.; A DEVELOPMENT PLAN FOR A REGIONAL SHOP- PING CENTER: A CONDITIONAL USE PERMIT FOR A PARKING LOT AND FIRE STATION AND PRELIMINARY DESIGN REVIEW ON APPROXIMATELY 62 ACRES LOCATED AT THE NORTHEAST CORNER OF THE INTERSECTION OF HWY 111 AND EL PASEO. CASE NOS. CZ 08-79, DP 12-79, CUP 06-79, 120 C, AND RELATED E.I.R. 79-05 WHEREAS, the Planning Commission of the City of Palm Desert, California, did on the 4th day of October, 1979, hold a duly noticed Public Hearing to consider a Change of Zone application from PR-6, S.P. (Planned Residential, maximum of six dwelling units to the acre, Scenic Preservation Overlay) to R-3 (9), S.P. (Multiple Family Residential - maximum of one dwelling unit per 9,000 sq.ft. of land area Scenic Preservation Overlay) on approximately 16 acres; a Development Plan for a Regional Shopping Center on approximately 46 acres in the P.C. (3), S.P. Zone District; a Conditional Use Permit to allow a commercial parking lot and Fire Station on the property proposed to be zoned R-3 (9), S.P.; Preliminary Design Review of the project and related focused Environmental Impact Report on property totaling approximately 62 + acres located at the northeast corner of the intersection of S.R. 111 and El Paseo, more particularly described as: Portion of APN 629-030-004 APN 629-060-013 WHEREAS, said applications have complied with the requirements of the "City of Palm Desert Environmental Quality Procedure Resolution No. 78-32" in that a draft Environmental Impact Report has been completed in accordance with the requirements of CEQA; and, WHEREAS, the City's Design Review Board has considered the design aspects of the project and have recommended several conditions which have been in- corporated into the Conditions of Approval; and, WHEREAS, at said Public Hearing, upon hearing and considering the testimony and arguments of all interested persons desiring to be heard, said Planning Commission did find the following facts to justify their recommendations and actions as described below: 1. Change of Zone: a) The land use resulting from the revised Change of Zone would be more compatible with adjacent existing and proposed land uses. b) The proposed Change of Zone would be compatible with the Adopted Palm Desert General Plan and Redevelopment Plan. c) The proposed Change of Zone conforms to the intent and purpose of the City's Zoning Ordinance. 2. Environmental Impact Report: a) The EIR has been completed in of CEQA. b) Any potential adverse impacts of the EIR submitted. 3. Development Plan: a) The proposed project conforms to the intent and purposes of b) The proposed project is well suited for the specific site and c) The proposed project will not be detrimental to the health, safety, and general welfare of the community. the PC Zone District. accordance with the requirements have been considered as a part is compatible with existing and proposed development in the area. PLANNING COMMISSION RESOLUTION NO. 536 Page - 2 - 4. Conditional Use Permit: a) The proposed parking lot and Fire Station are compatible to the objectives of the Zoning Ordinance. b) The proposed location will not be detrimental to the public health, safety or welfare or be materially injurious to properties or improvements in the vicinity. c) The proposed uses comply with the goals, objectives and policies of the City's General Plan. 5. Design Review: a) The proposed development conforms to all legally adopted development standards. b) The design and location and its relationship to neighboring, existing or proposed development and traffic is such that it will not impair the desirability of investment or occupation in the neighborhood. c) The design and location of the proposed development is in keeping with the character of the surrounding neighborhood and is not detrimental to the harmonious, orderly and attractive development contemplated by the City Zoning Ordinance and General Plan of the City. d) The design and location of the proposed development would provide a desirable environment for its occupants, as well as for its neighbors and that it is aesthetically of good composition, materials textures, and colors. e) The overall development of the land has been designed to ensure the protection of the public health, safety and general welfare. WHEREAS, the Commission believes that because of the importance of this project to the community and the fact that all the applications are so closely related that the City Council should consider all the requests and the Planning Commission's recommendations and decisions, instead of just the Change of Zone as specified by the Municipal Code; However, any major changes made by the City Council shall be referred back to the Planning Commission for conformation. NOW, THEREFORE, BE IT RESOLVED by the Planning Commission of the City of Palm Desert, California, as follows: 1. That the above recitations are true, correct, and constitute the findings of the Commission in these cases. 2. That the Planning Commission does hereby recommend to the City Council certification of the final E.I.R. as complete to include the draft E.I.R.: - comments received on the draft E.I.R. and related responses by City. - Public testimony regarding the E.I.R. during the Public Hearings and related responses. 3. That the Planning Commission does hereby recommend to the City Council approval of a Change of Zone from PR-6, S.P. to R-3 (9), S.P. as shown on the attached map labeled Exhibit "A". 4. That the Planning Commission does hereby recommend to the City Council approval of the Development Plan, Conditional Use Permit, Design Review applications, subject to those conditions labeled Exhibit "B" attached hereto. 5. That the Planning Commission does hereby recommend to the City Council that the City assume responsibility for the construction of the projects listed in Exhibit C attached hereto subject to the City obtaining a Federal Grant. This recommendation is made on the basis of the Commis- sion's belief that these improvements are essential to the project. PLANNING COMMISSION RESOLUTION NO. 536 Page -3- PASSED, APPROVED, and ADOPTED at the Special meeting of the Palm Desert Planning Commission held on this 4th day of October, 1979 by the following vote, to wit: AYES: Berkey, Fleshman, Kryder, Miller, Snyder NOES: ABSENT: ABSTAIN: .fJ WALTER H. SNYDER, Chairrna'n ATTEST: PAUL A. WILLIAMS, Secretary emmirmi 111111.434151410 BRUSH* 00 MANIANI A OR RANCHO MIRAGE CITY LIMIT IN MEI IT - ^F PALM DESERT City Limit P.R.-7, S.P. 44th AVENUE P. C. (3) , S.P. R-I 12,000 S.P. t* _A aE 12,000 12,000 R-I 12,000 A a w A+ E NOE 9tE44A PASEO C-1 P. C( R-2 R- 2 R- 2 R-2 R-I ' C- CITY OF PALM DESERT CASE NO. c/z08-7s PLANNING COMMISSION RESOLUTION NO. 536 P7 cE� oElfri c‘i DATE OCTOBER 4,1979 PLANNING COMMISSION RESOLUTION NO. 536 EXHIBIT "B" I. Standard Conditions: 1. The development of this project shall conform substantially to all plans submitted in behalf of these cases and as revised according to the Design Review Board process and/or Planning Commission action. Any minor changes require approval by the Director of Environmental Services. Any Substantial change requires approval by the Planning Commission. 2. All requirements of any law, ordinance, or regulation, of the State, City, and any other applicable government entity shall be complied with as part of the development process. 3. This approval is applicable, subject to the development of this project, commencing within one year from approval date and being promptly completed. 4. Any roof mounted, exhaust, or air conditioning equipment shall be fully concealed from view from any public rights -of -way and adjoining properties by architecturally integrated means. 5. Construction plans shall be submitted for approval to the City Fire Marshal prior to issuance of building permits. All con- ditions shall be made a part of construction and no certifi- cate of occupancy shall be issued until completed. 6. Curb, gutter, sidewalk or approved pathways, and tie-in paving shall be provided in conformance with City Standards and/or ,as required by the Director of Public Works. 7. The Fire Protection Requirements as specified in the Fire Mar- shal's memo dated September 20, 1979 , attached hereto, shall apply. 8. Prior to issuance of a building permit for construction of any use contemplated by this approval, the applicant shall first obtain permits and/or clearance from the following agencies: Riverside County Department of Health Palm Desert Design Review Board Process City Fire Marshal Coachella Valley County Water District Caltrans Evidence of said permit or clearance from the above agencies PLANNING COMMISSION RESOLUTION NO. 536 EXHIBIT "B" Page -2- shall be presented to the Dept. of Building and Safety at the time of Issuance of a building permit for the use con- templated herewith. 9. Applicant shall pay fees into the Palm Desert Planned Local Drainage Facilities Fund in an amount to be determined by the provisions of Ordinance No. 175. 10. Prior to the issuance of any City permits for the commencement of construction on said project, the applicant shall agree in writing to these Conditions of Approval. 11. No development shall occur on the subject property prior to the recordation of a Parcel Map. PLANNING COMMISSION RESOLUTION NO. 536 Page -3- EXHIBIT "B" II. SPECIAL CONDITIONS: A. Roadway Improvements 1. West of Monterey Avenue to the Palm Valley Channel, S.R. 111 shall be widened to provide a six -lane, divided cross section in a manner acceptable to the Director of Public Works. The center median shall be of sufficient width to accomodate east- bound -to -northbound dual left -turn lanes at the Palm Desert Town Center entrance opposite Plaza Way and at El Paseo. The applicant shall be responsible for full improvements in this area including curb, gutter, pedestrian/bicycle path north side only and raised center median. 2. The applicant shall fully improve El Paseo from Painter's Path to 44th Avenue on the basis of a 100 ft. right-of-way. Improvements south of Hwy 111 shall include center curb, gutter, raised center median, appropriate controlled left -turn pockets, and appropriate controlled right -turn pockets, and paving in a manner acceptable to the Director of Public Works. Improvements north of Hwy 111 shall include curb, gutter, raised center median, pedestrian/bicycle path east side only, and paving in a manner acceptable to the Director of Public Works. 3. The applicant shall provide the following specific intersection im- provements in a manner acceptable to the Director of Public Works: a. At S.R. 111 and Monterey Avenue/S.R. 74, dual left -turn lanes shall be provided on both the northbound and southbound inter- section approaches. b. At S.R. 111 and El Paseo, a separate right -turn lane with separate turn arrow shall be provided on the southbound approach. 4. The applicant shall provide for the installation of full traffic sig- nalization of a design acceptable to the Director of Public Works at the following locations: a. S.R. 111 and El Paseo; b. S.R. 111 and Plaza Way; c. Monterey Avenue and San Gorgonio Way; d. Signal modification at S.R. 111 and S.R. 74; and S.R. 111 and 44th Avenue; e. 44th and El Paseo, when it meets warrants as determined by the City; PLANNING COMMISSION RESOLUTION NO. 536 Page -4- EXHIBIT "B" f. The interconnection of signals on S.R. 111 at 44th Avenue, El Paseo, Plaza Way, S.R. 74, Bob Hope Drive. 5. The applicant shall improve Rancho Grande Road and Fairhaven for the full frontage of the subject property. Improvements shall consist of curb, gutter and pavement in a manner acceptable to the Director of Public Works. The pavement width shall be 32 feet. 6. All required street improvements listed above which involve street intersections shall include all necessary improvements related to said intersections including, but not limited to spandrels, cross, gutters, catch basins, handicap ramps, traffic signs and safety lighting. *7. The applicant shall install landscaping and irrigation system in all proposed raised center medians required in the conditions. The design of said improvements shall be subject to the approval of the City's Design Review Board. Any landscape improvements within the State Highway right-of-way shall also be subject to the approval of Caltrans. *8. All proposed or required bicycle/pedestrian paths shall be a minimum width of eight ft. and shall be a minimum of Portland concrete cement. 9. The applicant shall fully improve 44th Avenue from Monterey Avenue (including the full intersection) to the Palm Valley Channel on the ba- sis of 126 ft. right-of-way. Improvements shall include curb, gutter, pedestrian/bicycle path south side only, raised center median, appro- priate left -turn pockets, and paving in a manner acceptable to the Director of Public Works. * Recommended by Design Review Board B. Relocations 1. The applicant shall be responsible for working with the C.V.C.W.D. to relocate their Booster facility on Monterey Avenue. C. Offsite Improvements 1. The developer shall contribute $500,000 toward the improve- ment of the Palm Valley Channel. PLANNING COMMISSION RESOLUTION NO. 536 Page -5- EXHIBIT "B" 2. In conformance with the City's Master Drainage Plan the developer shall install the following improvements as approved by the Director of Public Works: a. Storm drain, as designed by a registered Civil Engineer, along 44th Avenue from El Paseo extended to the Palm Valley Cahnnel including related appurtenances of suf- ficient size to provide for a future extension by the City to the east. *D. Site Plan Modifications *1. The Project is considered a single project All building pads not constructed upon as a part of the first phase shall be landscaped as approved by the Design Review Board. *2. Prior to entering Plan Check, the applicant shall submit de- tailed construction drawings to the Design Review Board for consideration and approval. Said drawings shall comply with the Conditions of Approval herein, to the Conditions of all related City approvals and all Municipal Codes. Said draw- ings shall be comprehansive as to their compliance with the submittal requirements as specified in the Boards application form. The building permit, when issued, shall include all elements reviewed and approved by the Design Review Board. No certificate of use and/or final clearance shall be given by the Department of Environmental Services until construction is in total compliance with the approved plans, shall have been completed. *3. In addition, the applicant shall submit particular detailed plans, as part of the construction drawings, for the follow- ing items which the Board feels are of major concern: a. Wall materials - both on the interior and exterior of the project. Page -6- PLANNING COMMISSION RESOLUTION NO. 536 EXHIBIT "B" b. Mechanical equipment locations, such as A/C units. c. Comprehensive sign program both exterior and interior. d. Major entrances to the project. e. Parking lot stripping plan. f. TBA area including circulation. g. Detailed study of parking and circulation north of community facilities area. *4. A decorative block wall, 6 ft. in height, shall be provided surrounding the C.V.C.W.D. Booster Station. *5. The proposed decorative wall and landscape system along the northerly boundary of the project shall be extended along the exterior of the parking lot adjacent to Fairhaven Drive and along the northerly property line westerly to El Paseo, and southerly along Monterey Avenue a sufficient distance to buffer the proposed TBA building. *6. The parking lot lights immediately adjacent to the project shall be shielded so as to prevent glare on the adjacent pro- perties or public streets. 7. Provide parking on the basis of 5.5 spaces/1000 SF GLA or 3,978 spaces except that the Planning Commission does reserve in flexibility of 10% of the required spaces to provide for additional landscaping and handicap spaces. *8. All parking spaces shall be a minimum of 9' X 20' in size. All traffic circulation aisles shall be a minimum of 16 ft. for one way drives and 24 ft. for two way drives. *9. All landscape planters in the parking lot shall be a minimum of 4 ft. in width and shall have a border of a 6" concrete curb. *10. All parking spaces shall be stripped with a double or hair- pin lines. *11. All light standards shall be a maximum of ten ft. in height, and utilize low or high pressure sodium vapor lights. PLANNING COMMISSION RESOLUTION NO. 536 Page -7- EXHIBIT "B" *12. The proposed TBA building shall be relocated to within 15 ft. of the north property line. No openings for said building shall be permitted on the north face of this building. *13. A driveway opening shall be provided from the Sandy's Restau- rant parking lot to the shopping center parking lot subject to the owner's of the Sandy's restaurant agreeing to the modi- fication of their complex to conform architecturally to the shopping center. *14. Submit detailed plan for wall and berm system proposed for northern perimeter. *15. The theatres and adjacent parking area shall be restudied and submitted to the DRB for review. *16. Department store No. 4 shall be modified to provide for a Planter (20 ft. wide desirable) along the east and north ele- vation. *17. Parking lot layout shall be modified to provide for all land- scaping as shown on preliminary landscape plan. 18. The proposed Fire Station site shall be of sufficient size to provide for a headquarters Fire Station subject to approval of the County of Riverside. E. Landscape Design Modification *1. Modify use of Eucalyptus in parking lot and provide alternate to the DRB for consideration as a part of the final landscape plan. *2. Provide color element (annuals, perennials) along perimeter berms and around structure. *3. Utilize Washingtonia Robusta and Filifera on north side of structures and in end tree wells in south side parking lot (various heights) and in garden areas. *4. Consider use of: Pinus Mondell Pinus Canariensis Pinus Pinea Fraxinus Undei Fraxinus (Majestic Beauty) *5. Utilize ground cover (color) in parking lot tree wells. PLANNING COMMISSION RESOLUTION NO. 536 Page -8- EXHIBIT "B" *6. Prior to issuance of any building permits, a comprehensive uniform landscape theme shall be developed for the planter areas adjacent to mall and department stores and shall be submitted for approval of the DRB. Said landscape planters shall be designed to include a decorative low block wall, im- mediately adjacent to the sidewalk areas, and shall be mounded to a sufficient height adjacent to the building. *7. The width of the landscaping adjacent to the building eleva- tion is approved in concept, only. The minimum planter width on the north and east side of the building complex should be 20 feet. The minimum planted width on the south side should be 10 feet. Said planters should include some raised planters when necessary to help mitigate the building height. *8. The TBA building shall be buffered by mature landscaping ad- jacent to the building. *9. That the landscaping adjacent to all building elevations shall consist of mature evergreen and combination deciduous trees. The landscaping shall be accomplished in such a manner as to effectively soften building wall elevations. *10. That the intersections of Highway 111 and E1 Paseo and Plaza Way and Highway 111 be treated, including extensive land- scaping, to provide a focal corner of the shopping center. *11,. That all retaining and screen walls shall consist of a decora- tive block material complementing the exterior building ele- vations. *12. That all transformers for the shopping center shall be placed in screened service areas. All transformers within parking lot shall be placed underground. *13. To provide for effective landscaping in the parking areas, the following standards shall be met: a. Adjacent to public streets, a minimum of 75% of the trees shall be 24" box or larger in size at time of installation. The remainder shall be a minimum of fif- teen gallon in size at the time of installation. PLANNING COMMISSION RESOLUTION NO. 536 Page -9- EXHIBIT "B" b. Within the interior, a minimum of 60% of the trees shall be 24" box of larger in size at time of in- stallation. The remainder shall be a minimum of fifteen gallon in size at time of installation. F. Building Design Modifications *1. The TBA building shall be designed as a contained structural unit with no service bay openings exposed to the exterior. *2. That a perspective drawing reflecting the architectural treatment and landscaping theme of the interior mall shall be submitted to the DRB and Planning Commission. *3. The TBA building and department stores shall be designed to architecturally relate with the main building of the shopping center. Refinement of the design of the specific department stores shall be processed as an amendment to this approval. *4. As a part of the construction drawings the applicant shall provide an alternative material to the proposed Old Mission Slumpstone (3) to the DRB. PLANNING COMMISSION RESOLUTION NO. SPECIAL CONDITIONS 536 Page -10- G. Miscellaneous Conditions 1. The designated community facilities shall be available to or- ganized community groups at the option of the owner. Said facilities shall not be utilized or converted to commercial purposes without the expressed approval of the Planning Com- mission. 2. The utilization of the parking lot lights shall be limited to the minimum night-time hours necessary for the operation of the center. *3. Signs for the exterior of the project shall conform to the Municipal Code requirements with the following additional limitations: a. Use identification on the building shall be limited to those uses which have individual, direct public access to the exterior of the complex. b. Pedestrian -oriented kiosk as approved by the DRB shall be utilized to announce the mall tenants and special events. c. The Design Review Board will give special consideration to any proposed theatre marquees to guarantee their in- tegration into the design of the center. d. The proposed center identification sign is not approved. The applicant is directed to resubmit an alternation in conformance with the Municipal Code as 'a part of a comp- rehensive exterior sign program. e. The proposed store identification signs are acceptable as to size and general configuration. However, because of the incomplete submittal they are not approved at this time. f. All exterior signs shall be earth tones. g. So as to promote imagination and variety, all signs with- in the mall itself shall not be constrainted by the Muni- cipal Code provisions of Chapter 25.68 Rather all mall PLANNING COMMISSION RESOLUTION NO. 536 Page -11- SPECIAL CONDITIONS signs shall be evaluated through the Design Review Pro- cess on the basis of their compatability to the archi- tectural theme of the specific rental space in conjunc- tion with the overall center architecture. *4. The concrete pedestals upon which light standards are affixed shall be of integral colored concrete or texture approved by the Design Review Board. *5. Various key sections of the parking lot area shall be treated with decorative concrete or other innovative parking lot sur- face materials. *6. Each major department store shall have its separate loading and service areas. Said loading areas shall be accomplished in such a manner as to restrict visual access into these areas. In addition, all service areas shall include oversized trash receptacles and a trash compactor unit. The method of screen- ing shall be subject to approval of the Design Review Board. 7. That all loading and unloading of merchandise and deliveries for the mall shops shall be conducted during off business hours. The C.C. & R.'s shall be submitted for review and approval of the City Attorney and the Director of Environmental Services. PLANNING COMMISSION RESOLUTION NO. 536 Page -12- SPECIAL CONDITIONS 8. Prior to final Occupancy Permit being granted for any of the uses contemplated by this approval, the developer shall have a special accostical report prepared to evaluate the building modifications (if any) necessary to mitigate the traffic related noise experienced by those dwelling units within the 65 DB CNEL roadway noise contour adjacent to Monterey Avenue (between Hwy 111 and 44th Avenue); and, the developer shall provide, at his expense, such mitigation measures as deemed necessary to reduc-e the interior noise levels of said dwelling units to 45 DB CNEL. To this end, the developer shall submit a varified list of the owners of all identified dwelling units to the Director of Environmental Services; who shall contact those owners to coordinate and gain permission for inspections and work to be accomplished. If a property owner fails to give permission for inspection or work, the developer shall be relieved of responsibility for that specific property. The Director of Environemntal Services shall have final authority relative to the acceptance of the accustical analysis, and the Director of Building and Safety shall have final approval authority over any work which is to be accomplished as a mitigation measure. fi ('OUNTV or RIVERSIDE RIVERSIDE COUNTY FIRE DEPARTMENT IN COOPERATION WITH THE CALIFORNIA DEPARTMENT OF FORESTRY DAVID L. FLAKE COUNTY FIRE WARDEN Paul A. Williams Director of Environmental Services City of Palm Desert 45-275 Prickly Pear Lane Palm Desert, CA 92260 September 20, 1979 Re: Case No: DP 12-79, CUP 06-79 C/2 08-79, 120 C. Palm Desert Town Center Dear Mr. Williams: 210 WEST SAN JACINTO STREET PERRIS, CALIFORNIA 92370 TELEPHONE (7141 657-3183 The following fire protection requirements are based on preliminary information and may be subject to change as complete plans are received. As you are aware, we have previously stated that a project of this size will have significant impact on our existing fire protection system. In addition to the mitigation measures proposed in the Environmental Impact Report, section 4.7.2, the Planning Commission and City Council should consider the following: 1. Requiring the developer to provide adequate funding for construction of the new fire station. 2. Requiring the developer to provide total or partial funding for the needed fire apparatus In addition to the above the following requirements shall apply: 1. Install a water system capable of delivering 5000 GPM fire flow for a (five (5) hour duration in addition to domestic or other supply. The computation shall be based upon a minimum of 20 psi residual operating pressure in the supply main from which the flow is measured at the time of measurement. Continued Paul A. Williams 9/20/79 Director of Environmental Services Page 2. City of Palm Desert 2. Install Riverside County super fire hydrants so that no point of any building is more than 150 feet from a fire hydrant measured along approved vehicular travel ways. A. Hydrants shall not be located closer than 25 feet to any building. B. Exterior surfaces of hydrant barrels and heads shall be painted chrome yellow and the tops and nozzle caps shall be painted green. C. Curbs (if installed) shall be painted red 15 feet in either direction from each hydrant. D. Hydrants shall also be installed within 50' of all Fire Department sprinkler and standpipe connections. 3. Prior to issuance of a building permit, the developer shall furnish the original and three (3) copies of the water system plan to the Fire Marshal for review. Upon approval, one copy will be sent to the Building Department, and the original will be returned to the developer. 4. The water system plan shall be signed by a registered civil engineer and approved by the water company, with the following certification: " I certify that the design of the water system in Case Number DP 12-79 is in accordance with the requirements prescribed by the Fire Marshal." 5. Prior to delivery of combustible materials to the building site, the required water system shall be installed, operating and delivering the required flow. 6. All buildings shall be fully protected with an automatic sprinkler system installed in accordance with N.F.P.A. #13. 7. A dry standpipe system shall be installed throughout the interior of the project. Other requirements will be established as detailed plans are received. Sincerely, By to cc: C.V.C.W.D. - J. Zimmerman B. Cowie M. Limon DAVID L. FLAKE County Fire Warden David J. Ortegel Fire Marshal PLANNING COMMISSION RESOLUTION NO. 536 Exhibit C PROJECTS TO BE DONE BY THE CITY SUBJECT TO U.D.A.G. GRANT 1. Improve Monterey Avenue from S.R. 111 northerly to 44th Avenue on the basis of 110 ft. right-of-way. Improvements shall include curb, gutter, pedestrian/bicycle path, raised center median, appropriate left -turn pockets and pavement in a manner acceptable to the Director of Public Works. 2. West of Palm Valley Channel to Parkview, S.R. 111 shall be widened to provide a six -lane, divided cross section in a manner acceptable to the Director of Public Works. The center median shall be of sufficient width to accomodate eastbound -to -northbound dual left -turn lanes at 44th Avenue for southbound to eastbound traffic. The full improvements shall include curb, gutter, pedestrian/bicycle path north side only, raised center median, and bridge widening. 3. To provide for the necessary widening on Monterey Avenue the City shall acquire the following properties: a. The service station at the northwest corner of the intersection of Highway 111 and Monterey Avenue. b. The two apartment buildings on the east side of Monterey Avenue between Guadalupe Avenue and Catalina Way. 4. The City will construct the proposed fire station. Said construction shall include full site and building improvements inclusive of landscaping and adjacent street improvements. 5. The City shall acquire aerial fire fighting equipment as approved by the County of Riverside Fire Marshal. 6. Existing utilities along the west side of Monterey Avenue will be placed underground by the City. Said undergrounding will extend from the south side of the intersection of Highway 111 and Highway 74 to the interesection of 44th Avenue and Monterey Avenue. PLANNING COMMISSION RESOLUTION NO. 536 7. The Palm Valley Channel shall be improved to project flood standard as approved by C.V.C.W.D. and the City from Hwy 111 to Rancho Las Palmas. Said improvements shall include, but not be limited to reinforced concrete sides and bottom; and bridge crossing at Parkview Drive. 8. In conformance with the City's Master Drainage Plan the City will install the following improvements as approved by the Director of Public Works: Intercept storm drains, as designed by a registered Civil Engineer, from Highway 74 to the Palm Valley Channel along Bursera Way and Pitahaya and at Homestead Road - including all necessary appurtenances such as catch basins, curb and gutter, etc.