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1998 11 10 PCO•• �--� z _ 5 Of PLANNING COMMISSION AGENDA A Regular Meeting to be Held at the La Quinta City Hall Council Chamber 78-495 Calle Tampico La Quinta, California November 10, 1998 7:00 P.M. **NOTE** ALL ITEMS NOT CONSIDERED BY 11:00 P.M. WILL BE CONTINUED TO THE NEXT REGULAR MEETING Beginning Resolution 98-076 Beginning Minute Motion 98-010 I. CALL TO ORDER A. Pledge of Allegiance B. Roll Call II. PUBLIC COMMENT This is the time set aside for public comment on any matter not scheduled for public hearing Please complete a "Request to Speak" form and limit your comments to three minutes. III. CONFIRMATION OF AGENDA IV. CONSENT CALENDAR A. Approval of the Minutes for October 13, 1998 B. Approval of the Minutes for October 27, 1998 C. Department Report CAMy Documents\WPDOCS\pcagenda.wpd V. PUBLIC HEARINGS: A. Case ..................... SUPPLEMENTAL ENVIRONMENTAL ASSESSMENT FOR ENVIRONMENTAL ASSESSMENT 97-337 SPECIFIC PLAN 97-029 AMENDMENT #1, SITI DEVELOPMENT PERMIT 97-603 AMENDMENT #1 AND DEVELOPMENT AGREEMENT 97-00: AMENDMENT #1 - (Continued from October 13, 1998) Applicant ............... Stamko Development Company Location ................ South side of Highway 111 between Adams Street and Dungy Palms Road. Request ................. 1. Recommendation for Certification of the Supplementa Environmental Impact Report; and, 2. Recommendation for approval of "The Centre at La Quinta Specific Plan Amendment creating development guideline; and standards for a Multi -Phased Mixed Regiona Commercial Complex with three planning areas having fou: development scenarios; and, 3. Recommendation for approval of a Site Development Permi Amendment including the building elevations, site landscaping, and lighting plans for three auto dealerships and, 4. Recommendation for approval of the Developmen Agreement Amendment. Action ................... Resolution 98- Resolution 98- Resolution 98- Resolution 98- B. Case ..................... TENTATIVE TRACT MAP 29004 Applicant ................ KSL Land Corporation Location ................. Within the PGA West Nicklaus Resort Course area, along thi east side of Southern Hills at its intersection with Oakmont. Request ................... Recommendation for approval of an 11-lot single family residential subdivision on 3.75 acres. Action ................... Resolution 98- C. Case ..................... SITE DEVELOPMENT PERMIT 98-637 Applicant ................ Hall and Foreman, Inc., for WalMart Location ................. 78-950 Highway 111, within the One Eleven La Quint, Shopping Center. Request ................... Approval of a 26 foot by 143.6 foot expansion to Wal-Mart' outside Garden Center Action ................... Resolution 98- CAMy Documents\WPDOCS\pcagenda.wpd VI. BUSINESS ITEMS: A. Case ..................... COVE RESIDENTIAL MASTER DESIGN GUIDELINES (MDG 98-001) Applicant ............... Esquiel Coronel, Coronel Construction Location ................ Throughout the Cove Request ................. Approval of Master Design Guidelines. Action ................... Minute Motion 98- VII. CORRESPONDENCE AND WRITTEN MATERIAL VIII. COMMISSIONER ITEMS A. Commission report on the City Council meeting of November 3, 1998 IX. ADJOURNMENT CAMy Documents\WPDOCS\pcagenda.wpd MINUTES PLANNING COMMISSION MEETING A regular meeting held at the La Quinta City Hall 78-495 Calle Tampico, La Quinta, CA October 13, 1998 I. CALL TO ORDER 7:00 P.M. A. This meeting of the Planning Commission was called to order at 7:00 P.M. by Chainnan Tyler who asked Commissioner Abels to lead the flag salute. B. Chairman Tyler requested the roll call: Present: Commissioners Abels, Butler, Kirk, Robbins, and Chairman Tyler. C. Staff present: Community Development Director Jerry Herman, City Attorney Dawn Honeywell, Planning Manager Christine di Iorio, Senior Engineer Steve Speer, Principal Planners Stan Sawa and Fred Baker, Associate Planner Leslie Mouriquand, and Executive Secretary Betty Sawyer. II. PUBLIC COMMENT: None III. CONFIRMATION OF THE AGENDA: Confirmed IV. CONSENT CALENDAR: A. Chairman Tyler asked if there were any changes to the Minutes of September 8, 1998. Commissioner Abels noted Commissioner Kirk was stated as being present during the discussion of the first public hearing when in fact he was absent and asked that this be amended to note he was not present. There being no further corrections, it was moved and seconded by Commissioners Abels/Robbins to approve the minutes as amended. Unanimously approved. B. Department Report: None. V. PUBLIC HEARINGS: A. Tentative Tract Map 29003; a request of Brookfield Homes for approval and recommendation to the City Council to subdivide 5.4 acres into 19 residential lots and other common/street lots for the property located west of Madison Street, along Brae Burn, south of Laurel Valley within PGA West. CAMy Documents\WPD0CS\PC10-13-98.wpd Planning Commission Meeting October 13, 1998 1. Chairman Tyler opened the public hearing and asked for the staff report. Associate Planner Leslie Mouriquand presented the information contained in the staff report, a copy of which is on file in the Community Development Department. Staff noted that a change had been made to Condition #23 to clarify that it is a revision of the existing utility lateral construction. 2. Chairman Tyler asked if the applicant would like to address the Commission. Mr. Chevis Hosea, speaking for the applicant, stated KSL had sold this tract to Brookfield Homes, but KSL would retain the responsibility for the off -site improvements. He had no specific concerns regarding the conditions, bud did have some concerns with the off -site improvements for the other tracts that are before the Commission at this meeting. They understand the need and obligation to have the perimeter improvements in place for the City before PGA West is built out. They are trying to accomplish this as fast as they can and would like to have the ability to work with staff to resolve these improvements. 3. There being no further public comment, the public participation portion of the public hearing was closed and opened for Commission discussion. 4. Commissioner Robbins asked for clarification on the tract map as it showed a cross section of rolled curb and he was unaware of any rolled curb at PGA West. Senior Engineer Steve Speer stated there were some places where rolled curb was used and it was in place on this tract. Commissioner Robbins stated the map showed a "typical cross section for Brae Burn" and a standard curb. Staff stated the detail of the curb was more accurate than the full street cross section. It is a rolled curb. 5. Chairman Tyler asked that the first two items on the legend of the map be removed as they were no longer applicable and the "ovals" were being used for two different purposes and should be corrected. 6. There being no further discussion, it was moved and seconded by Commissioners AbelsButler to adopt Planning Commission Resolution 98- 066 approving Tentative Tract 29003, subject to the condition as modified. Condition #23: "...shall furnish a plan for revision of the existing utility lateral construction abandonment and provide approved estimates for the work." ROLL CALL: AYES: Commissioners Abels, Butler, Kirk Robbins, and Chairman Tyler. NOES: None. ABSENT: None. ABSTAIN: None. CAMy Documents\WPDOCS\PC10-13-98.wpd 2 Planning Commission Meeting October 13, 1998 B. Tentative Tract Map 28961; a request of Brookfield Homes for approval and recommendation to the City Council to subdivide 44.30 acres into 48 residential lots and other common street lots for the property located on the west side of Madison Street, south of Avenue 54, within PGA West. 1. Chairman Tyler opened the public hearing and asked for the staff report. Principal Planner Fred Baker presented the information contained in the staff report, a copy of which is on file in the Community Development Department. 2. Chairman Tyler asked what the plans were for the large lot at the entry to the tract. Mr. Chevis Hosea, speaking on behalf of the applicant, stated the large lot is frontage of the property owner to allow them room for privacy. In regard to the conditions, he questioned Condition #22 and why they would have the full burden of the traffic control improvements at Jefferson Street and Avenue 54 when this corner has three owners. He could understand a 75% responsibility, but the balance of the improvements should be placed on the property owner to the west. If it becomes private, they would like to have the condition removed. They do understand their obligation, but they would like clarification that the condition would be removed if the City vacates the arterial. Senior Engineer Steve Speer commented that in regard to the traffic signal, he would agree with the 75% share as long as this is stipulated in the conditions for the Oak Street Specific Plan. With regard to Avenue 54 at the west end, it seems appropriate to add language that if the street is vacated the signal would not be constructed. 3. Commissioner Butler asked if staff reduced the amount of the responsibility in the conditions, would it reduce the applicant's bond obligation. Senior Engineer Steve Speer stated it would. 4. There being no further public comment, the public participation portion of the public hearing was closed and open for Commission discussion. 5. Commissioner Robbins stated he was confused regarding whose responsibility it was in regard to the participatory requirements. They do not seem to be applicable to the tracts in conjunction with their location. Senior Engineer Steve Speer explained it was an old problem that until now had not been resolved. The majority of the developments at PGA West have been on the interior lots. Now, as the site is reaching buildout, it is important to see that all the off -site obligations are completed. Staff is therefore tying conditions for these improvements to any tract to see they are completed. KSL as the master developer is working out the off -site obligations with their builders. Staff does have an off -site phasing plan worked out w7th KSL. C:\My Documents\WPD0CS\PC10-13-98.wpd 3 Planning Commission Meeting October 13, 1998 6. Commissioner Kirk asked if there would be a problem with some of the other projects as far as not being responsible for the off -site improvements. Senior Engineer Steve Speer stated that the Oak Tree West Specific Plan had not started any active movement on their project and the City would consider their off -site improvements at that time. The Citrus Course has the bonds in place for their off -site improvements. Currently, there is a dispute with the two main developers that is in arbitration. 7. Commissioner Kirk asked if the interior street widths was to be 37-feet and was this consistent with the other streets. Mr. Hosea stated this was standard for PGA West. Commissioner Kirk asked if the market would allow the street widths to be reduced. Mr. Hosea stated they were looking at reducing the width to 32-feet for the single loaded streets. They are studying this now to see if it is possible. With a doubled loaded situation they would keep the streets at 37-feet. 8. There being no further discussion, it was moved and seconded by Commissioners AbelsButler to adopt Planning Commission Resolution 98- 067 recommending approval of Tentative Tract Map 28961, subject to the condition as modified: a. Condition #22.A. Modified to read "75% of the cost to design and construct traffic control improvements if required within the Ranch Specific Plan otherwise 100%." b. Condition #22.C. If the street is vacated or included into another development, street improvements shall not be constructed. ROLL CALL: AYES: Commissioners Abels, Butler, Kirk, Robbins, and Chairman Tyler. NOES: None. ABSENT: None. ABSTAIN: None. C. Tentative Tract Map 28603; a request of KSL Recreation Corporation, Inc. for approval and recommendation to the City Council to subdivide 22.67 acres into 60 single family residential and other common/street lots for the property located on the north side of Hermitage (extended) and east of Riviera and west of Madison Street abutting the existing Tom Weiskopf Golf Course within PGA West. Chairman Tyler opened the public hearing and asked for the staff report. Principal Planner Stan Sawa presented the information contained in the staff report, a copy of which is on file in the Community Development Department. CAMy Documents\WPDOCS\PC10-13-98.wpd 4 Planning Commission Meeting October 13, 1998 2. Chairman Tyler asked if the applicant would like to address the Commission. Mr. Chevis Hosea, speaking for the applicant, asked that Condition #22 be modified to find some other mechanism to fund the improvements. As they do not generate southbound traffic, he did not believe they should be responsible for the improvements. Condition #33B, they would like to request 32-foot wide street widths. Condition #45, they have had previously approved plans and worked with CVWD to create a design that is being approved for the development of green areas within 18-inches of the curb. They would like to request this type of development be encouraged within the City. This also allows the sidewalk to be placed away from the curb and lawn sprayer irrigation within 18 inches of the curb. Senior Engineer Steve Speer stated that with respect to Condition 22.B., staff has reviewed Specific Plan 90-017 and found that even though most of the specific plan area is on the east side of the street, there is a portion of the specific plan area on the west side, in particular this tract, and requires full street widening for the entire length of the specific plan area to Avenue 58. This being the first tract, staff is requesting 25% participation. The balance, or three quarters of the street, will come when the other tracts on the other side of Madison Street develop. In regard to Condition 45, staff is unable to substantiate this requirement in the City's Ordinance and will therefore delete that sentence from the condition. In regard to Condition 33.B., reducing the street to 32-feet, the condition already allows this. 3. Commissioner Kirk asked if the Madison Street improvements are for Specific Plan 90-017 and if this is the first tract under that specific plan. He also asked if there was a reasonable fair participation rate for this size of tract. It seems unfair to pass the burden to the next tract to the south as that tract would not support the off -site improvements. 4. There being no further public comment, the public participation portion of the public hearing was closed and open for Commission discussion. 5. Commissioner Butler asked if the burden of the off -site improvements could make the property unfeasible to develop. Senior Engineer Steve Speer stated they try to analyze the amount of land being developed in relation to the street improvements. Staff is looking at a revised infrastructure fee schedule. Commissioner Butler asked if this type of system would force the smaller developer into a Mello Roos. Staff stated that a smaller developer with a narrow piece of land is still required to do the sidewalk, curb, and perimeter wall. KSL would still be required to develop everything behind the curb. C:\My Documents\WPDOCS\PC10-13-98.wpd 5 Planning Commission Meeting October 13, 1998 6. Commissioner Kirk asked if the infrastructure fee was referenced in the conditions. Staff stated it was alluded to, and they are required to pay into the fund. It covers those items that are remote to this project. The small landowner is also dedicating his right of way. Commissioner Kirk asked if the infrastructure fee schedule would be defined at a later date. Staff stated it is in the drafting process. 7. Commissioner Robbins asked if there was enough right of way to build this street. Staff stated no, when they are prepared to move forward with the street, and the right of way is not there, you do not proceed. If you approach the land owner and it is possible you do proceed. 8. There being no further discussion, it was moved and seconded by Commissioners Kirk/Abels to adopt Planning Commission Resolution 98- 068 recommending approval of Tentative Tract Map 28603, subject to the conditions as recommended by staff with the deletion of the last sentence of Condition #45. ROLL CALL: AYES: Commissioners Abels, Butler, Kirk, Robbins, and Chairman Tyler. NOES: None. ABSENT: None. ABSTAIN: None. D. Tentative Tract Map 28960; a request of KSL Recreation Corporation, Inc. for approval and recommendation to the City Council to subdivide 24.33 acres into 75 single family residential and other common/street lots for the property located 500 feet north of the future Weiskopf course, southeast of PGA Boulevard, and west of Madison Street abutting the exiting Jack Nicklaus Tournament Golf Course within PGA West. 1. Chairman Tyler opened the public hearing and asked for the staff report. Principal Planner Stan Sawa presented the information contained in the staff report, a copy of which is on file in the Community Development Department. 2. Chairman Tyler asked if the applicant would like to address the Commission. Mr. Chevis Hosea, speaking on behalf of the applicant, questioned Condition #22.B. and asked that this condition be placed on a tract map within Specific Plan 90-017. On Condition #22.C., to construct the north three quarter full width improvements for Avenue 58 with the Jefferson Street realignment, it is their understanding that this is being completed in concert with another specific plan south of PGA West. The realignment has pulled Avenue 58 away from PGA West due to this other development and it is their belief that this condition should rest with them. This is also true of Condition #22.E. the extension of Interlachen If another tract is causing this realignment, the CAMy Documcnts\WPDOCS\PC 10- 1 3-98.wpd 6 Planning Commission Meeting October 13, 1998 burden should be on that tract. Condition #32.A.1. is required by TT 28444. Senior Engineer Steve Speer stated that in respect to 22.B., he would concur that this condition does not belong to this tract and should be picked -up at a later date. In regard to Condition 22.E., while the realignment of the street may be due to another project, it is a City -initiated plan, therefore all projects affected need to comply. Condition #32A.1., has already been applied to Tract 28444 and is satisfied. 3. Chairman Tyler asked staff to respond to Mr. Hosea's concerns. Senior Engineer Steve Speer stated that in regard to Condition 22.B, the signal or round -about at Madison Street and 58t' Avenue, he would concur that it does not apply to this tract and should be removed. With respect to Condition 22.E, the Interlachen extension, while the realignment study was paid for by another developer, it is a City document and the approved realignment for Jefferson Street and Avenue 58 by General Plan Amendment. All projects will have to conform with this alignment since its approval. He recommended that this condition stand as written. In regard to Condition 22.C. this is the same issue and language that should be added to state that this will be required at the time of the street realignment. Mr. Hosea is correct that Condition 32.A.1. states that the applicant shall build this access entry is actually a requirement on previous tracts. However, this particular street is an access connection to Madison Avenue and directly across the street there is another entrance to the subdivision on the west side of Madison Street. These two access points do not match up. They are 100-feet off. The key language in this condition has to do with the alignment and configuration as required by the City Engineer when authorized by the City. It is being required because the City is not satisfied with how the two sides will match up. The condition could become a separate condition to not confuse it with any other issue. Chairman Tyler asked that it be separated. 4. There being no further public comment, the public participation portion of the public hearing was closed and open for Commission discussion. 5. Commissioner Robbins asked if Mr. Hosea was satisfied with staffs comments relative to the conditions. Mr. Hosea stated they were concerned about the exposure of developing within a specific plan that has conditions, and those conditions can be modified by something that occurs outside the plan. The benefit from these improvements will benefit mostly those projects to the south more than PGA West. Chairman Tyler asked if this project should be continued to allow time to resolve the issues. Staff stated that in regard to the realignment of Avenue 58 and its impacts to PGA West, -the City held two noticed open workshops and KSL and/or their predecessors, did attend and were given an opportunity to respond at that time. The City CAMy Documents\WPDOCS\PC 10- 1 3-98.wpd 7 Planning Commission Meeting October 13, 1998 ' looked for input from all the landowners at that time to arrive at a consensus alignment. After the workshops the City spent $90,000 on aerial topographic pictures, designing the street configuration, etc. to realignment the street. After this it was presented to the Planning Commission and the City Council at public hearings as a General Plan Amendment. To imply that it was a developer driven change is incorrect. When the City conditions street improvements to be installed, we condition them to be installed in the approved alignment. Staff realizes the existing street is adjacent to PGA West, but this is not the approved alignment for any new improvements. Mr. Hosea asked if this issues could be worked out with staff. Discussion followed as to the responsibility of the street improvements and realignment. 6. Commissioner Robbins stated he did not believe it was fair to change the conditions after the specific plan had been approved. He tended to agree with the developer. 7. Commissioner Abels stated he agreed with Commissioner Robins. 8. Commissioner Kirk asked staff if KSL was informed they would have no further responsibility given the realignment. Staff stated this General Plan Amendment occurred in 1994, and any specific plan that comes for approval of its improvements after this amendment has been adopted, will have to conform. This is the reason for the public hearings. If the Amendment will impact your specific plan, you have the opportunity to address it at that time. As there were no changes made for their specific plan, they will have to conform to the General Plan Amendment. Commissioners discussed with staff if these changes were discussed during the Specific Plan Amendment for SP 83-002. Mr. Hosea stated he was not concerned with the consistency finding, but who was financially responsible for the improvements. Senior Engineer Steve Speer stated their Specific Plan was always obligated to build Avenue 58 from Madison Street to Jefferson Street. In one of KSL's amendments, the burden was lightened and they were only obligated for that portion of Avenue 58 improvements that was adjacent to their specific plan. Now, the City is asking KSL to move the cost of these improvements, which is the same amount, to the realigned alignment. There are no additional costs involved, just a relocating of the cost. Mr. Hosea stated they do not object to the Avenue 58 improvements, only the extension of Interlachen. 9. Commissioner Kirk asked staff to indicate on the map the area under discussion. Staff stated that PGA West is adjacent to the north side of Avenue 58 for about a quarter of a mile. When Jefferson Street is realigned and constructed it will be done by an assessment district and a participatory CAMy Documents\WPD0CS\PC10-13-98.wpd 8 Planning Commission Meeting October 13, 1998 agreement. The extension of Interlachen would keep the access gate to PGA West, however it would have to be extended to connect to the realignment of Jefferson Street. If they do not complete the street improvements PGA West will no longer have an access to Avenue 58. Mr. Hosea stated that if the arterial is moved, it is the other developer's option whether or not to connect. They do have the option of developing a 32-foot landscape area that will not be enjoyed by anyone. They did not create the obligation. Community Development Director Jerry Herman stated KSL can redesign their tract map and have no access to Jefferson Street from Interlachen. This is a General Plan Amendment and the tract before the Commission at this time cannot be approved if it is not consistent with the General Plan. Mr. Hosea asked if this obligation could be placed on the Specific Plan Amendment #4 that is in the process of being submitted to the City. Community Development Director Jerry Herman stated the Planning Commission cannot approve this tract as it is proposed, because it is not consistent with the General Plan. 10. Commissioner Robbins asked if the applicant accepted this condition at this time, could they amend it at a later date after their general plan amendment. Staff stated this was possible. Mr. Hosea stated they could not delay the tract as it has been sold. 11. There being no further discussion, it was moved and seconded by Commissioners Robbins/Butler to adopt Planning Commission Resolution 98-069 recommending approval of Tentative Tract Map 28960, subject to the conditions as follows: a. Condition 22.13. would be deleted. b. Condition 22.C. would have the following wording added: "Shall conform to the new Jefferson Street alignment." C. Condition 33.A.1. would become a new condition #38. ROLL CALL: AYES: Commissioners Abels, Butler, Kirk, Robbins, and Chairman Tyler. NOES: None. ABSENT: None. ABSTAIN: None. E. Tentative Tract Map 28912; a request of T. D. Desert Development for approval and recommendation to the City Council to subdivide 29.11 acres into 81 single family residential and other common/street lots for the property located on the north side of 50'h Avenue, east of Park Avenue (extended) within the Rancho La Quinta Country Club. 1. Chairman Tyler opened the public hearing and asked for the staff report. Principal Planner Stan Sawa presented the information contained in the staff report, a copy of which is on file in the Community Development Department. CAMy Documents\WPDOCS\PC10-13-98.wpd 9 Planning Commission Meeting October 13, 1998 2. Commissioner Robbins asked how this tract would handle the nuisance drainage as it appears to drains to no where. Senior Engineer Steve Speer stated that if CVWD does not want the nuisance water in the Channel, it would have to be handled with some kind of a sand filter system, a French drain system, or something that does not leave the nuisance water exposed on the surface in the Channel. It would be a privately maintained nuisance water handling system and the City would be open to any kind of improvements the developer wanted to propose and turn over to the HOA for maintenance. Commissioner Robbins asked that this requirement be added to the conditions. 3. Commissioner Kirk asked if CVWD had made any comments relating to this project. Staff stated that a letter had been received from CVWD stating that water could not drain into the Channel. Staff stated that Condition #31 does address the nuisance water system, but does not specify what type of system should be used. Discussion followed regarding how nuisance water is generally handled in the City. 4. Chairman Tyler asked if the applicant would like to address the Commission. Mr. Grady Sparks, speaking for the applicant, asked for clarification on Condition 36.A.1. & 2. Senior Engineer Steve Speer stated this has to do with the reimbursement of improvements for Avenue 48 recently completed by the City. Rancho La Quinta Specific Plan has been responsible for this improvement cost since the beginning of the project and the City is now asking for that reimbursement. Condition 36.A.1 which is for Avenue 48 between Dune Palms Road and Adams Street, half the cost attributable to Rancho La Quinta would be due in the amount of $622,304. The second half of the Avenue 48 improvement, which is attributable to Rancho La Quinta at a later time, would be $622,304. Condition 36.A.2. should be changed to read Avenue 48 and Dune Palms Road, not Adams Street. 5. Chairman Tyler stated the tract is not to have any access onto 5Yh Avenue, but there currently is a construction entrance. Mr. Sparks stated the construction entrance will remain until the tract is built. From there the entrance will probably go to Jefferson Street. Their future entrance will eventually line up with the Estancia's entrance, and will be their easterly boundary. Mr. Art Gardner, Watson and Christiansen Engineering firm, stated there would be a fire access and turnaround serving as a joint entrance with the adjoining tract. In addition, in regard to the nuisance water, they are considering either a single catch basin and a cross gutter, or two catch basins and a dry well, and a large area of gravel with fabric around it to take care of the nuisance water. CAMy Documents\WPDOCS\PC10-13-98.wpd 10 Planning Commission Meeting October 13, 1998 6. There being no further public comment, the public participation portion of the public hearing was closed and open for Commission discussion. 7. There being no further discussion, it was moved and seconded by Commissioners Abels/Robbins to adopt Planning Commission Resolution 98-070 recommending approval of Tentative Tract Map 28912, subject to the conditions as amended: a. Condition #31: applicant shall be required to install a City approved nuisance water percolation improvement for water directed to the Evacuation Channel. b. Condition #36.A.I., the cost of $622,304 would be added. C. Condition #35.A.2., remove Adams Street and replace with Dune Palms Road and the cost of $622,304 would be added to the end of the sentence. ROLL CALL: AYES: Commissioners Abels, Butler, Kirk, Robbins, and Chairman Tyler. NOES: None. ABSENT: None. ABSTAIN: None. Chairman Tyler recessed the meeting at 9:50 and resumed at 9:55 p.m. He also noted that a request had been received to revise the Agenda to take Business Item A. at this time. VI. BUSINESS ITEMS: A. Sign Approval 98-433; a request of Fashion Bug (Imperial Signs) for approval of a deviation of an approved sign program to permit a corporate identification sign for the property located at 78-870 Highway 111, within the One Eleven La Quinta Shopping Center. Chairman Tyler asked for the staff report. Principal Planner Stan Sawa presented the information contained in the staff report, a copy of which is on file in the Community Development Department. 2. Chairman Tyler asked if there were any questions of staff. 3. Commissioner Kirk asked the length of the sign. Staff stated it was approximately 15-feet and within the required size. 4. There being no further public comment, the public participation portion was closed and open for Commission discussion. 5. There being no further discussion, it was moved and seconded by Commissioners AbelsButler to adopt Minute Motion 98-008 approving Sign Application 98-433, subject to the conditions as recommended. Unanimously approved. CAMy Documents\WPD0CS\PC10-13-98.Wpd 1 I Planning Commission Meeting October 13, 1998 PUBLIC HEARING CONTINUED: F. Environmental Assessment 97-029-Amendment #1. Site Development Permit 97- 603-Amendment # 1 Development Agreement 97-002-Amendment # 1; a request of Stamko Development Company for approval and recommendation to the City Council for Certification of the Final Supplemental Environmental Impact Report; approval of "The Centre at La Quinta" Specific Plan Amendment creating development guidelines and standards for a multi -phased Mixed Regional Commercial complex with three planning areas having four development scenarios; approval of a Site Development Permit Amendment including the building elevations, site, landscaping, and lighting plans for three auto dealerships; and approval of the Development Agreement Amendment, for the property located south of Highway I I I between Adams Street and Dune Palms Road. Chairman Tyler stated for the record that he had met with the applicant on September 23, 1998, for a brief informal discussion of the project. Commissioners Robbins and Kirk noted they had also met with the applicant for the same purpose. Chairman Tyler noted the 45-day Public Review period required by CEQA for the Supplemental Environmental Impact Report (SEIR) did not end until October 23, 1998, which is the day before the next regular meeting of the Planning Commission. An additional period of time will then be required for staff and City consultants to respond to any comments received. In view of the current incomplete status of that process, he was proposing that this public hearing be limited to the following: staff report and questions of the Commission, the applicant's presentation and questioning by Commissioners, and any public testimony. The public participation portion of the hearing would then be closed and the public hearing continued until the first regular meeting of the Planning Commission scheduled for November 10, 1998. At that meeting, further testimony from the applicant and the public may be heard, but will be limited to responding to issues raised during the Public Review of the SEIR. Discussion among the Commissioners and voting on the various Resolutions would then take place. This schedule will permit the Commission to make its recommendations in time for consideration by the City Council at its regular meeting on November 17, 1998. He then opened the public hearing and asked for the staff report. Planning Manager Christine di Iorio presented the information contained in the staff report, a copy of which is on file in the Community Development Department. 2. Chairman Tyler asked staff to explain the four scenarios in the Specific Plan and if the Commission should consider the entire document or only where development was going to occur at this time. Staff stated the entire site. CAMy Documents\WPDCCS\PC10-13-98.wpd 12 Planning Commission Meeting October 13, 1998 3. Mr. Tony Locacciato, Impact Sciences, gave an overview of the SEIR document. 4. Commissioner Robbins asked how the drainage requirement for the Highway III landscape setback area, per the recently approved Zoning Code Amendment, could now be potentially significant when the SEIR states that proposed specific plan amendment would have the same impacts on hydrology and water quality of the certified EIR. He understands where the zoning has changed, but he does not see how something that was approved two months ago can now be of significant affect. Mr. Locacciato stated the EIR not only looks at in addition to the physical impacts but also assesses consistency with applicable standards. That standard has been adopted since the original project was approved. The proposed amendment requests a deviation from the standard. Being consistent with the standard that is now applicable is identified as a significant impact. 5. Commissioner Robbins stated the SEIR speaks of the depth of the retention basins. On Adams Street and Highway 111 it is approximately eight -and -a - half feet lower than the adjacent Highway 111 curb, which is technically correct. When the pad itself is six feet below the curb you will have at least six feet of difference, if you do nothing. This infers that it is an eight -and -a half foot retention basin when in fact you may only have a two or two and a half foot deep retention area. Mr. Locacciato stated this was correct and could be clarified. The specific point that it is addressing is that the standards are stated such that the depth of the basin is to relate to the height of the curb. 6. Chairman Tyler questioned Section 5.5 Transportation Circulation. Between the year 2000 and 2005, the projection for the intersection of Washington Street and Fred Waring Drive went from Level Service D to F. Even though a study must be prepared at some point in time, significant changes will take place before that year that will have a significant impact on this intersection. All of this should have an impact on the traffic study. Does this create a need to update the study. Mr. Locacciato stated he would check with the consulting traffic engineer to see if any proposed project would impact the study. As to future growth, there is a growth assumption contained in the report, which is the same percentage that is applied to all roadways. 7. Commissioner Kirk asked about the hydrology impacts. It is his understanding that the hydrological impacts did not change physically, but given the change in City standards it is now considered a significant impact. Mr. Locacciato stated this was correct. The physical impacts have not changed. The City has adopted a new standard and the SEIR has to look at consistency with applicable standards as well as the physical impacts. CAMy Documents\WPDOCS\PC10-13-98.wpd 13 Planning Commission Meeting October 13, 1998 8. Commissioner Kirk asked if the consultant considered the standards in the Design Guidelines for Highway I I I to have the same weight as the updated Zoning Code. It is his understanding that the Design Guidelines were fairly consistent with the Zoning Code so when the impact analysis was completed before, the consultant did not determine that the inconsistency with the Design Guidelines was not a significant impact. Mr. Locacciato stated the Highway I I I Design Guidelines were not adopted at the time the previous EIR was prepared and the specific plan was approved by the City. Discussion followed as to the time line of the adoption of the Design Guidelines and the Zoning Code update. 9. Commissioner Kirk asked if the special display areas were allowed by the Guidelines. Staff stated it was not a part of the Design Guidelines. It is a part of the Zoning Code. Staff thought it would be a compromise to get the regular display areas screened and allow the applicant the visibility and focus on the special display areas. Commissioner Kirk asked if staff worked with the applicant on the number and location of the display areas. Staff stated it went through some interaction to come up with this type of design. Discussion followed as to how the final design was obtained. 10. Commissioner Kirk asked if staff thought the berming of the regular display areas was adequate. Staff stated they did not. Commissioner Kirk asked if staff would agree to more or larger display areas as a compromise. Staff stated it was their opinion that the length and number of cars contained in the display areas as proposed is adequate for advertising on Highway 111. 11. Chairman Tyler stated the issue of an auto dealership is not covered in the Zoning Code, but requires a conditional use permit and this was approved a year ago and is not before the Commission for review at this time. He would like each of the Commissioners to receive a copy of the original auto mall specific plan and the Highway 111 Design Guidelines. 12. Commissioner Robbins asked if the Highway 111 Design Guidelines were guidelines or an adopted ordinance that requires the applicant to comply. City Attorney Dawn Honeywell stated they were adopted as Guidelines and should be considered as evidence of the City Council intent of what they want on Highway 111. The specific drainage and berming standards that were adopted as part of the Zoning Code were adopted by Ordinance. The Guidelines were not adopted in their totality in the Ordinance, but they should be considered by the Commission as the intent of what the City Council desires to have on Highway 111. The Zoning Code in and of itself, does not try to place every tree. It speaks in terms of general types of goals that the City is trying to achieve, so there is some discretion even within the Zoning Code. The Guidelines were adopted to give a more specific intent of what is wanted on Highway 111. There is some latitude. CAMy Documents\WPD0CS\PC10-13-98.Wpd 14 Planning Commission Meeting October 13, 1998 13. Commissioner Robbins asked if the regular display areas were being confused with parking lots. We are displaying vehicles instead of some other product. Community Development Director Jerry Herman stated the berming would be required. City Attorney Dawn Honeywell stated the berming and screening is applied to all developments along Highway 111. You have basic zoning requirements in place that have to be observed and our need to look at the project from the CEQA point of view. In addition, is the fact that the City is paying for these improvements and if we want to see it as a part of the overall improvements, the City should be given latitude to have what it wants. 14. Ms. Christine Clarke, Stamko Development Company, spoke on behalf of the project. In regard to the Highway 111 Guidelines, they are guidelines and not cast in stone. They worked with the consultant when the Guidelines were being drafted. The original version of the Guidelines contained flowering trees and gentle mounding. So they were aware of the Highway 111 Design Guidelines when they were designing the auto mall. What must be remembered is that this is an auto mall and should not be compared to other retail stores. The berming and mounding is required only to hide the parking. The berming would not be required if a building were to be constructed at the setback. Then through the EIR process she discovered that the Guidelines had been modified and were being required as part of the specific plan conditions. The City is paying for all the street improvements, but so is she and if the project does not generate sales tax neither she nor the City get it back. This puts the developers, City, and herself at risk. She then introduced her consultants and went on to discuss her concerns regarding the conditions for the specific plan: a. Condition #2: asked that the wording "which intends to be" be deleted and it already has been deleted; the berming on Adams Street that is being asked for, they have never intended to have berming on Adams. This is because from Highway 111 to Adams Street it drops 12 feet on Adams Street. To get the buildings to grade on 47`h Avenue when you are dropping 12 feet, they are not berming because this is where there vehicle storage is at six feet. It will be high enough by itself. Below 47' Avenue they are not berming is because there will be display areas on Adams'Street under Scenarios 2 and 3. If it becomes a retail site, they will address it at that time. The reference to the building setbacks, they are already setback 120 feet on Highway 111 and 100 feet on Adams Street from the dedication of right of way. b. Condition #3: already contains the wording being requested. In the second sentence she objects to adding that she is not consistent with the General Plan when she is consistent. CAMy Documents\WPD0CS\PC10-13-98.wpd 15 Planning Commission Meeting October 13, 1998 C. Condition 4: she objects to all that is being requested. d. Conditions 5: she is bring the electrical up Adams Street from 48t" Avenue. She has provided new exhibits to show this and incorporated into the specific plan. She requested that sentences four and five be deleted and this new language substituted. e. Condition #7: clarification is needed. Their intent is to have the half street improvements from Highway 111 from the east boundary of the property to Adams Street and from Highway 111 to the south property line on Adams Street be completed. The half median on Highway I I I from the east boundary to Adams Street, the full median on Adams Street from Highway 111 to the 47`' Avenue under development Scenarios 1, 2, and 3, but under Scenario 4 would only be a half median and the other half median south of 47t' Avenue. The language needs to be clarified. f. Condition #8: she does not understand, nor does she understand how to resolve the problem. g. Condition #9: is correct. The architects for the dealers increased the lighting poles from 40 feet on center to 50-feet on center on Highway I I I because they were 40-feet and they have the special display lighting will be low bollards. h. Condition #10: they are screening the vehicle storage. They do not want to confuse the vehicle storage with the regular vehicle display on Highway 111. Vehicle storage is behind the six foot walls. This condition sounds like a repeat. She would like to add a condition that puts in the regular display area there will be no employee, visitor, or used car parking permitted on Highway 111 or Adams Street. It will be for new vehicle display only. i. Condition # 11: the language is not contained in the specific plan. The second sentence is all right. j. Condition #12 is all right. k. Conditions # 13 & 14 the language is already contained in the specific plan. 1. Condition #15: she did not understand the condition, it requires her to revise the last sentence and then asks for it to be deleted. M. Condition #16: she cannot agree to. n. Condition #17 she cannot agree to. They have already provided a new plant palette to add hybrid Mesquite, but they do want flowering trees on the corners in the setback. o. Condition #18: there will be nine dealer identification signs that must be allowed. In the second sentence it must be allowed. In sentence three they will back away from any secondary signs on Highway 111, but they want identification signs on Highway 111. The remainder of CAMy Documents\WPDCCS\PC10-13-98.wpd 16 Planning Commission Meeting October 13, 1998 the condition is all right. P. Condition #19: the first sentence is all right, but the second sentence they can not agree to. q. Condition #20 is all right. r. Condition #21: they will not change. S. Condition #22: they will agree to. t. Condition #24: they cannot accept any of it. They believe they are the wrong conditions. They should be Conditions #4, #7, and #15. The specific plan deals with the distance between buildings. On the special display, the specific plan does not limit the number of cars. This is intentional due to what they are marketing - large or small cars. The specific plan limited the height of the pads to 12 inches. They have no problem having a condition prohibiting anything lifting up the vehicles. In regard to the Development Agreement, they have exceeded the development standards. Berming is designed to have low areas in front of the special display areas and higher at the regular display areas. On the Site Development Permit conditions, her concerns are as follows: a. Conditions # 1-5 are all right. b. Condition #6; she does not have any time lines for the phasing of this project. C. Conditions: #7-21 are all right. d. Condition #22; she objects to. Highway I I I and Adams Street runoff may be retained in the landscaped setback. e. Condition #23 is all right. f. Condition #24; they are asking for the slopes to be 5:1 on public property and the retention depth not exceed six feet on the private and three feet on the public. g. Conditions #25-28 are all right. h. Condition #29: asking that the water, after separation, be put into the sanitary system, not a percolation facility. i. Condition #30: they are not constructing curb, gutter and sidewalk on the east side of La Quinta Drive and the south side of Auto Center Drive in Planning Area # 1. j. Conditions #31-32 are all right. k. Condition #33: need to change the slopes to 3:1 for public rights of way. 1. Condition #34: would like the last sentence changed to state: "Use of lawn shall not have spray irrigation within five feet of the curb along public streets." in. Condition #35 is all right. CAMy Documents\WPD0CS\PC10-13-98.wpd 17 Planning Commission Meeting October 13, 1998 n. Condition #36: would like to the end of the first sentence: "..from Highway I I I to 47`h Avenue." On the second sentence she would like to add that it is not a average minimum of three feet of height of undulating mounts. The Guidelines are one to three feet and not an average of three feet. Also, if the CVWD well site is located at the southwest corner, the setback will be the same as Adams Street. o. Condition #37: should be deleted, it is the old specific plan. P. Condition #38: eliminate the plants, they have submitted a revised plant list. On "B" they would like the City to take the Architectural and Landscape Review Committee's recommendation to increase the trees in certain areas, instead of doubling the trees. q. Conditions #39-47 are all right. r. Condition #48.A: they would like the Commission to agree with the Architectural and Landscape Review Committee's recommendation. S. Condition #48.B: they agree with the change to #1. On #2 they agree with the Architectural and Landscape Review Committee's recommendation. On #3 they do not agree with the requested change. They have already placed portals around them and will extend the fascia wrapping over the parts department on the Nissan building. They have also agreed that the windows on Nissan, Mazda, and Chrysler will be recessed. t. Condition #49: this is confusing because the wall does not come down Adams Street, it drops down where the Chrysler storage begins and goes to 47th Avenue. Because they are not processing the site development permit below 47th Avenue, they cannot agree to have a wall with a minimum two foot berm. They ask that this be eliminated. When comparing the old specific plan to the new, the old had six foot walls, all vehicles storage, and maintenance were located on the back of the property. They have now redesigned and the wall is down. The vehicle storage for Pads #1 and #2 is together. Now, without the wall they are able to do a lot more undulating. On the old plan, there was almost no landscaping on site in the back of the property. 15. Chairman Tyler asked if the rooftop storage had been eliminated. Ms. Clarke stated it was. She asked if there was any legal reason the Commission was asking for the continuance. Chairman Tyler stated only to allow the public review period to be completed. Ms. Clarke stated she was surprised by this as she was told that only the City Council can make the final decision on the SEIR. City Attorney Dawn Honeywell stated it is not a legal consideration, only a concern of the Planning Commission to have everything in front of them before making a decision. CAMy Documents\WPD0CS\PC10-13-98.Wpd 18 Planning Commission Meeting October 13, 1998 16. Mr. Doug Yavanian, La Quinta Chamber of Commerce, stated the project provides the City an opportunity to approve a project that could improve the City's economic foundation. Retail sales are vital for economic growth. The Centre will provide related retail, diversity, jobs, and will serve as a catalyst for other retail development. He would encourage the Commission to approve the project and move it forward because of the economic benefits. 17. There being no further public comment, the public participation portion of the public hearing was closed and open for Commission discussion. 18. Commissioner Kirk asked if the applicant would put her thoughts into writing and have staff prepare a response to her concerns before the next meeting. 19. Commissioner Robbins asked if the public hearing was being closed. City Attorney Dawn Honeywell stated the public hearing may be left open for future discussion. If it is being continued for purposes of hearing comments from the SEIR, you should keep it open. 20. There being no further discussion, it was moved and seconded by Commissioners Abels/Robbins to continue the public hearing to November 10, 1998. Unanimously approved. VII. CORRESPONDENCE AND WRITTEN MATERIAL: None. VIII. COMMISSIONERS ITEMS. A. Chairman Tyler gave a report of the Council meeting of October 6, 1998. He noted the date of the League of California Cities Conference on March 24, 1999. ADJOURNMENT: There being no further business, it was moved and seconded by Commissioners Butler/Robbins to adjourn this regular meeting of the Planning Commission to the next regular meeting of the Planning Commission to be held on October 27, 1998, at 7:00 p.m. This meeting of the Planning Commission was adjourned at 11:04 P.M. on October 13, 1998. CAMy Documents\WPDOCS\PC10-13-98.wpd 19 MINUTES PLANNING COMMISSION MEETING A regular meeting held at the La Quinta City Hall 78-495 Calle Tampico, La Quinta, CA October 27, 1998 I. CALL TO ORDER 7:00 P.M. A. This meeting of the Planning Commission was called to order at 7:04 P.M. by Chairman Tyler who asked Commissioner Kirk to lead the flag salute. B. Chairman Tyler requested the roll call: Present: Commissioners Butler, Kirk, Robbins, and Chairman Tyler. It was moved and seconded by Commissioners Kirk/Butler to excuse Commissioner Abels. Unanimously approved. C. Staff present: City Attorney Dawn Honeywell, Planning Manager Christine di Iorio, Senior Engineer Steve Speer, Principal Planners Stan Sawa and Fred Baker, and Executive Secretary Betty Sawyer. II. PUBLIC COMMENT: None III. CONFIRMATION OF THE AGENDA: Staff requested the agenda be reorganized to take the Business Item first. IV. CONSENT CALENDAR: A. Chairman Tyler asked if there were any changes to the Minutes of October 13, 1998. Staff requested the approval of the minutes be continued to the next meeting. There being no objection, it was unanimously approved to continue the approval of the minutes to the Commission meeting of November 10, 1998. B. Department Report: None. V. BUSINESS ITEM: A. Sign Application 98-431; a request of Eagle Hardware & Garden for approval for a modification to the approved sign program to add two building mounted signs. 1. Principal Planner Fred Baker presented the information contained in the staff report, a copy of which is on file in the Community Development Department. CAMy Documents\WPD0CS\PC10-27-98.wpd I Planning Commission Meeting October 27, 1998 2. Commissioner Robbins asked if staff knew of any other business that had a sign on the back of their building. Staff stated they were unaware of any such sign. 3. Mr. Paul Morris, representing Eagle, stated he was asking for consideration of their sign request because as you travel north on Washington Street there is no sign identifying the business. It is a large and expansive building that would accommodate the sign. 4. Commissioner Butler asked Mr. Morris to identify other signs on the Home Depot building that he thought were similar to their request. Mr. Morris stated the sign on the east side facing Jefferson Street. 5. There being no further public comment, the matter was open for Commission discussion. 6. Commissioner Robbins stated he did not see a need for the sign. When the center is built out, it will not be seen anyway. 7. Commissioner Butler stated he did not believe there was a need for the sign. 8. Commissioner Kirk stated he supported the comments made by the other Commissioners. If this sign were approved, then others would follow requesting additional signs. It would be setting a precedent he would not want to have followed. 9. Chairman Tyler stated that in addition to these comments, there was no entrance off Avenue 47 and would also support staff recommendation. 10. There being no further discussion, it was moved and seconded by Commissioners Kirk/Robbins to adopt Minute Motion 98-009 approving Sign Application 98-431, based on staff s recommendation to approve the Garden Center sign and deny the Eagle Hardware and Garden sign. Unanimously approved. V. PUBLIC HEARINGS: A. Tentative Tract Map 28964; a request of Oliphant and Williams Associates, Inc. for approval and recommendation to the City Council for certification of a Mitigated Negative Declaration of Environmental Impact for Environmental Assessment 98- 365 to subdivide 39 acres into 78 residential lots and other common/street lots. 1. Commissioner Butler asked to be excused due to a possible conflict of interest and left the dias. CAMy Documents\WPD0CS\PC10-27-98.Wpd 2 Planning Commission Meeting October 27, 1998 2. Chairman Tyler stated the applicant had requested a continuance to the Commission's meeting of November 24, 1998. It was moved and seconded by Commissioners Robbins/Kirk to continue Tentative Tract Map 28964 to November 24, 1998. Unanimously approved. Commissioner Butler rejoined the Commission. B. Village Use Permit 98-001; a request of James Lewis, JTL Property, Inc. for approval of plans to remodel and construct a 1,050 square foot addition to a 2,438 square foot commercial building for use as a day spa and beauty salon. 1. Chairman Tyler opened the public hearing and requested the staff report. Principal Planner Stan Sawa presented the information contained in the staff report, a copy of which is on file in the Community Development Department. 2. Commissioner Kirk asked what staff s recommendation was regarding the architectural detail. Staff stated they were requesting additional architectural treatment on the north side facing Avenida Martinez and the parking lot side. In order to not hold up the project, staff is requesting the applicant be able to have the changes approved at staff level. 3. Commissioner Kirk stated the parking requirement in the Village was one space per 150 square feet for this type of use. This has been changed and even though it will not apply to this project, he would like to set the groundwork for future projects. His concern is that the change does not go far enough for the smaller developer as they may not realize they have the opportunity to do this. He suggested additional changes be made to the Zoning Code to provide even more flexibility relating to parking requirements. Planning Manager Christine di Iorio stated it was possible to make that change, but this is a conditional use permit process so staff thought this would allow enough flexibility in regard to parking as each site would be looked at individually. Commissioner Kirk asked that parking regulations in the Village be added to the Agenda at a future meeting. 4. Chairman Tyler asked how many parking spaces were proposed for this project. Staff stated they were proposing 20 parking spaces. Chairman Tyler asked how many employees they were intending to have. Staff stated he did not know, but the applicant did indicate he was looking into purchasing the lot to the east for additional parking. 5. Commissioner Butler asked if all changes to the buildings in the Village would come to the Commission under a conditional use permit. Staff stated they would come under a Village Use Permit, which was similar to the conditional use permit. CAMy Documents\WPDOCS\PCIO-27-98.wpd 3 Planning Commission Meeting October 27, 1998 6. Commissioner Kirk stated he is concerned that an applicant is not aware of the flexibility that is available to him regarding parking. 7. Chairman Tyler stated he felt the building needed to be upgraded just due to the time it had been sitting vacant. Staff stated the applicant is intending to do this. 8. The architect for the project, stated he intended to meet all the conditions as well as the additional architectural details requested of staff. He went on to explain the operation of the business. 9. There being no further public comment, the public participation portion of the hearing was closed and open for commission discussion. 10. Commissioner Robbins asked how Condition # 18 would be met as there were no water improvements plans for this project. Planning Manager Christine di Iorio stated this was a condition of the Fire Department and would be worked out with them during their plan checking process. 11. Chairman Tyler stated he thought this was an opportunity to refurbish the building. 12. There being no further discussion, it was moved and seconded by Commissioners Butler/Kirk to adopt Planning Commission Resolution 98- 071 approving Village Use Permit 98-001, subject to the Findings and Conditions of Approval as submitted. ROLL CALL: AYES: Commissioners Butler, Kirk, Robbins, and Chairman Tyler. NOES; None. ABSENT: Commissioner Abels. ABSTAIN: None. C. Site Development Permit 98-632; a request of Century -Crowell Communities for compatibility review of architectural plans for four new prototype residential units. 1. Chairman Tyler opened the public hearing and asked for the staff report. Principal Planner Stan Sawa presented the information contained in the staff report, a copy of which is on file in the Community Development Department. Staff introduced letters that had been received from two homeowners and noted changes they were proposing to the Conditions of Approval: Condition #1, the size for Plan 5 should be 2,460 square feet up to 3,150 square feet with both options; Condition #5, additional wording to require the walls be decorative concrete block in those areas visible to the street; Condition #7.A., add the word "foot" behind the word "one"; and the addition of Condition #10, to read, "Plan 5 shall have a full three car garage space since any of the two options available will create a four bedroom unit." CAMy Documents\WPDOCS\PCIO-27-98.wpd 4 Planning Commission Meeting October 27, 1998 2. Chairman Tyler asked staff to indicate which plans were the revised drawings for Models 3 and 4. Staff did so. Chairman Tyler asked staff if the changes were sufficiently permanent and irreversible so that the owner could not re- establish them as bedrooms. Staff stated this was possible, but as far as staff was concerned, what the builder was building and selling was a three bedroom unit. 3. Commissioner Butler asked what would stop the developer from offering this as an option. Is it possible to catch this upon final inspection. Staff stated that if the change was found during inspections, the Building Department would inform the builder he would have to convert it back to the approved plan. Commissioner Butler asked if this could be made a condition. Staff stated it could be. 4. Commissioner Butler asked to see the plan which contained the loft. Staff stated the loft and the fitness room option could both be conceived as bedrooms and this is why staff imposed the condition that this plan be required to have a three car garage. Commissioner Butler asked if the plan containing the loft could be considered a two story unit. Staff stated all buildings are proposed to be 18-feet in height and the applicant designed the loft unit to fit in the 18-foot area. 5. Commissioner Robbins asked if there was anything in the Compatibility Ordinance that limited the number of smaller units that could be built. Could the builder construct 1,900 square foot houses on the remaining lots? Staff stated there is nothing in the Code to prevent them. 6. Commissioner Kirk questioned staff as to why the loft would be considered a bedroom. Staff stated that under the Uniform Building Code (UBC) there are only certain rooms such as baths, kitchens, living rooms, and hallways that are considered non -sleeping rooms. Commissioner Kirk asked if a bedroom was required to have a window. Staff stated one may be required for emergency exit; however, the UBC states that any other room can be considered a bedroom if it is not a living room, bathroom, hallway, kitchen, or dining room. 7. Commissioner Kirk asked if the existing units within the entire tract had two or three car garages. Staff stated they have both. Planning Manager Christine di Iorio stated the last phase was by Deane Homes and they fell within the City's current ordinance which requires the three car garage. The homes built in Phase I, prior to the ordinance did not, but some of those units also have three car garages. CAMy Documents\WPDOCS\PC10-27-98.Wpd 5 Planning Commission Meeting October 27, 1998 8. Commissioner Robbins asked how far out of range were the dimensions on the garages. If the wall that separated the wash area from the garage were removed then it would be acceptable. Staff stated that was correct. Discussion followed as to the dimensions of the garage. 9. There being no further questions of staff, Chairman Tyler asked if the applicant would like to address the Commission. Mr. Kent Armstrong, representing Century Crowell Communities, stated that in regard to the letter from Mr. & Mrs. Cosgrove regarding the lighting on Lot 18, they have no problem with enhancing the frontyard landscaping with lighting and they will guarantee there will be no loft of two story units on this lot. In regard to the mix, they have been working with the Homeowners' Association (HOA) and have agreed to limit the number of Plan 2's. They have also agreed with them to provide all homes with an average of about 2,500 square feet. He further stated they were working with the HOA to add additional architectural detail and they would request that an additional condition be added that once they have reached a decision with the HOA, these architectural details could be approved by staff. 10. Commissioner Robbins asked Mr. Armstrong if he would have any objection to a condition being added limiting the number of Plan 2 units to 16 with an average square footage of 2,500. Mr. Armstrong stated he had no objection to either being added as a condition. Staff stated 2,500 square feet could be a plan checking problem. 11. Chairman Tyler asked if the project would maximize the existing topography or would the site be flattened. Mr. Armstrong stated the slopes are already a part of the approved grading plan. 12. Chairman Tyler asked if there was any other public comment. Mr. Carl Thompson, 78-935 Skyward Way, stated he was the president of the HOA and wanted to state they had come to an agreement with Century Crowell on all areas with the exception of the exterior elevations. They have been very pleased with their willingness to work with them. They would ask that this project be continued or conditioned to assure agreement on the exterior elevations. They have discussed the ratio of the smaller homes and agreed to 15 and have also agreed to the average size of 2,500 square feet. Chairman Tyler stated that for clarification, the relationship between the HOA and the developer is between them. The City is not a party to that. The City is only concerned that the developer meet the requirements the City places on it at the time of approval by the Planning Commission and City Council. City Attorney Dawn Honeywell stated the City, as a practice does not get between CAMy Documents\WPD0CS\PC10-27-98.wpd 6 Planning Commission Meeting October 27, 1998 the developers and HOA's. This is viewed as a private contractual relationship. The City's responsibility is to apply the City's Compatibility Ordinance to the plans that are submitted by the developer. 13. There being no further public comment, the public participation portion of the hearing was closed and open for Commission discussion. 14. Commissioner Robbins asked that two conditions be added. One that on Lot 18 a Plan 5 would not be allowed with a loft; second, that the Plan 2 be limited to 15 and an average square foot house size be 2,500 throughout the tract. 15. Commissioner Kirk asked that the lighting referred to in Mr. Cosgrove's letter be required. 16. Commissioner Butler asked that if during construction, the rooms that are classified as "open space" are converted, or offered, as a bedroom, the three car garage be required. Planning Manager Christine di Iorio stated this would be a part of the plan check review. When the precise plan and unit types are received, staff will review them at that time for compatibility as well as the building inspectors will be inspecting the units in accordance with the precise plan which identifies the unit type. Commissioner Butler asked if this should be a condition. City Attorney Dawn Honeywell stated they will not be allowed to make any changes from the plans that are approved at this time. 17. Planning Manager Christine di Iorio asked how the Commission wanted staff to enforce the 2,500 square foot average; if this was per phase, or how. Chairman Tyler stated this should be similar to the agreement with the HOA. Mr. Armstrong stated this would be on a phase by phase basis. Following discussion it was determined that a condition would be added only requiring 15 Plan 2 units in the total project. 18. There being no further discussion, it was moved and seconded by Commissioners Kirk/Robbins to adopt Planning Commission Resolution 98- 072 approving Site Development Permit 98-632, subject to the Findings and Conditions of Approval as amended: a. Condition #1, the size for Plan 5 should be 2,460 square feet up to 3,150 square feet with both options. b. Condition #5, additional wording to require the walls be decorative concrete block in those areas visible to the street. C. Condition #7.A., add the word "foot" behind the word "one". d. Condition #10, Plan 5 shall have a three car garage space since any of the two options available will create a four bedroom unit. CAMy Documents\WPDOCS\PC10-27-98.Wpd 7 Planning Commission Meeting October 27, 1998 e. Condition #11, Lot 18 shall not have a Plan 5 with a loft option. f. Condition #12, no more than 15 Plan 2 units be allowed throughout the entire project. g. Condition # 13, the house lighting shall match that of the first phase which is shielded and directed downward. ROLL CALL: AYES: Commissioners Butler, Kirk, Robbins, and Chairman Tyler. NOES; None. ABSENT: Commissioner Abels. ABSTAIN: None. D. Site Development Permit 98-633; a request of T.D. Desert Development L.P., for approval of a 17,802 square foot golf club house and a 4,218 square foot cart storage facility. 1. Chairman Tyler opened the public hearing and asked for the staff report. Principal Planner Fred Baker presented the information contained in the staff report, a copy of which is on file in the Community Development Department. 2. Senior Engineer Steve Speer asked that a modification be made to the following condition: a. Condition #10, amended to delete "and subsequently, the HOA" and also delete the last sentence. 3. Commissioner Kirk asked staff to define the "Mediterranean Period". Planning Manager Christine di Iorio explained it was a combination of styles over a period of time being the Spanish Colonial, the Italianace Age, and the Mission style that has evolved over the years to now include anything with a tile roof. Rather than giving it a definite period or definite style, it is an interpretation combining all different period of that architectural style. 4. Chairman Tyler asked the maximum height of the tower. Principal Planner Fred Baker stated it was 30-feet 10-inches. 5. There being no public comment, the public participation portion of the hearing was closed and open for Commission discussion. 6. There being no further discussion, it was moved and seconded by Commissioner Butler/Robbins to adopt Planning Commission Resolution 98- 073, approving Site Development Permit 98-633, subject to the conditions as modified. a. Condition #10: delete "and subsequently, the HOA" and delete the last sentence. CAMy Documents\WPD0CS\PC10-27-98.wpd 8 Planning Commission Meeting October 27, 1998 ROLL CALL: AYES: Commissioners Butler, Kirk, Robbins, and Chairman Tyler. NOES; None. ABSENT: Commissioner Abels. ABSTAIN: None. E. Site Development Permit 98-634; a request of Rielly Homes, Inc. for compatibility approval of architectural plans for six new prototype residential units. Chairman Tyler opened the public hearing and asked for the staff report. Principal Planner Stan Sawa presented the information contained in the staff report, a copy of which is on file in the Community Development Department. 2. Chairman Tyler asked if there were any questions of staff. Commissioner Kirk asked if compatibility review was relevant for PGA West. Shouldn't compatibility review be applicable to a geographic area. Planning Manager Christine di Iorio stated this could best be addressed better during the update of their specific plan. Commissioner Kirk asked that during a specific plan review that they be considered by areas for compatibility review. 3. Chairman Tyler stated they were addressing three different prototypes that have been approved for tracts located throughout PGA West. Staff stated they were a derivative. 4. Mr. Forest Haag, speaking for the applicant, gave a presentation on the project. In reference to the Commission's question regarding three car garages, a smaller compact -size garage would work well with their project and those who are purchasing their homes, but is not allowed by City Ordinance. 5. Chairman Tyler asked if the different colors on the Site Plan indicated different phases. Mr. Haag stated yes. 6. There being no further public comment, the public participation portion of the hearing was closed and open for Commission discussion. 7. Commissioner Robbins asked that since this project was approved under a specific plan prior to the adoption of the three car garage requirement, didn't it protect the developers from this requirement. City Attorney Dawn Honeywell stated that if the specific plan had specifically identified two car garages, then yes, the specific plan would take precedent. If they want an amendment to address this, they can ask for an amendment. The only other way to freeze the zoning is by a Development Agreement. CAMy Documents\WPDOCS\PCIO-27-98.wpd 9 Planning Commission Meeting October 27, 1998 8. There being no further discussion, it was moved and seconded by Commissioner Robbins/Butler to adopt Planning Commission Resolution 98- 074, approving Site Development Permit 98-634, subject to the conditions as modified. a. Condition #1.A., Removal of Plan 1 - 2,314 square feet. b. Condition #5: shall include, "residence shall match the stucco or decorative concrete block to match or be compatible with the walls currently used in the project." ROLL CALL: AYES: Commissioners Butler, Kirk, Robbins, and Chairman Tyler. NOES; None. ABSENT: Commissioner Abels. ABSTAIN: None. F. Specific Plan 90-015, Amendment #1; a request of KSL Land Development Company for approval and recommendation to the City Council of a review and amendment to add 20 acres to the project site, reduce the number of dwelling units from 1,060 to 365, revise the layout and circulation and amend miscellaneous development standards. Chairman Tyler opened the public hearing and asked for the staff report. Principal Planner Stan Sawa presented the information contained in the staff report, a copy of which is on file in the Community Development Department. Staff asked that the following changes be made to the Conditions of Approval: Condition #16, be deleted; add Condition number 31 to the paragraph following Condition #30.C. as it is a new condition and renumber accordingly. 2. Commissioner Kirk asked staff to identify the corporate area. Staff stated the applicant would need to address this as staff was assuming it was residential, but they are stating it is something else that is being requested by individuals interested in developing the property. It needs to be better defined in the specific plan and could be a condition. Staff also indicated that the applicant needs to identify the area that was delineated as a maintenance building that is adjacent to the Airport Boulevard entrance that needs to be shown during the modification of the specific plan. 3. Chairman Tyler asked if the applicant would like to address the Commission. Mr. Chevis Hosea, representing KSL, stated they would like to address some of the Conditions of Approval. First, they would like to request a 28-foot wide private street. Also, in regard to the location of the maintenance facility he had with him a routing plan that shows its location to be just left of the Airport Boulevard entrance. This facility would jointly service the course to CAMy Documents\WPD0CS\PC10-27-98.WPd 10 Planning Commission Meeting October 27, 1998 the south as well as the Norman Course. Presently, those courses are being serviced from the Avenue 58th facility. They are looking to rezone the corporate area to allow Tourist Commercial sometime in the future. They continue to have a demand for corporate golf facilities that allows a company to have a home for their clients, executives, and employees to have a membership that would run with the club and have access to the facilities. Until they define the use, they will not be able to apply for the zone change Condition #9 requires that they vacate the streets before grading. These streets, even thought they may exist legally, are turn rows for the turf farm. They are not improved. They would like to modify this condition to allow them to proceed with the grading while they proceed with the street vacation process. Staff stated it is probably a conditional street vacation that has been approved and only needs the paper work completed and have it recorded. 4. Commissioner Kirk asked the applicant to clarify what he was requesting. Mr. Hosea stated they are trying to get to a cul-de-sac community with no more than 40-50 units on each street. They would like to have quiet narrow streets. They intend to sell the tracts with the developer having the ability to design his own community. Planning Manager Christine di Iorio clarified that Condition #31 does allow the streets to be reduced to 28 feet with adequate off-street parking and no on -street parking. 5. Chairman Tyler asked why the data and dimensions for all the lots was the same. Mr. Hosea stated they were wanting as much flexibility in the plans as possible. Some of the market demands they want to explore is for very expensive structures on half to two-thirds acre that are very well attended. 6. Chairman Tyler asked about the use of well water for watering of the golf course. Mr. Hosea stated this was a hold over from the previous plan. The golf course will be watered with canal water with the use of one well being used for salt tolerant plant species. They are being encouraged to do a minimum turf environment with natural landscaping. Staff suggested adding a condition that would require Page 15, Section 9 Public Services, Utilities Element, the water section that on -site wells be changed to canal water. Mr. Hosea asked if this would limit their ability to have one well that would be used for bent grass, etc. Commissioner Robbins suggested using the wording, "their primary source of irrigation shall be canal water." This would leave some flexibility. 7. There being no further public comment, the public participation portion of the hearing was closed and open for Commission discussion. CAMy Documents\WPDOCS\PC10-27-98.wpd 11 Planning Commission Meeting October 27, 1998 8. Commissioner Robbins questioned Condition #18, stating the last sentence should be deleted. It was suggested this condition be modified to include "their primary source of irrigation shall be canal water". Condition #38 should be modified as it also is a carry-over. Senior Engineer Steve Speer stated this condition should have been changed to the current conditions used for Quality Assurance. Condition #49.B. should be deleted and any reference to reclaimed water be deleted from Item C. 9. There being no further discussion, it was moved and seconded by Commissioner Kirk/Butler to adopt Planning Commission Resolution 98- 075, approving Specific Plan 90-015, Amendment # 1, subject to the conditions as modified. a. Condition # 16 be deleted. b. Condition #18 the last sentence shall be deleted. Add the following wording, "their primary source of irrigation shall be canal water." C. Condition #31 be added following Condition #30.C. and all following conditions renumbered accordingly. d. Condition #38: be deleted and replaced with Quality Assurance conditions. e. Condition #49.B. shall be deleted and delete any reference to reclaimed water in "C" be deleted. ROLL CALL: AYES: Commissioners Butler, Kirk, Robbins, and Chairman Tyler. NOES; None. ABSENT: Commissioner Abels. ABSTAIN: None. VII. CORRESPONDENCE AND WRITTEN MATERIAL: VIII. COMMISSIONER ITEMS: A. Chainnan Tyler suggested the Commissioners read their minutes for the City Council meeting of October 20, 1998. B. Chairman Tyler asked staff to address zoning changes that had been mentioned during the meeting and agendize them for a future meeting along with the following: 1. Clarify what a flag copy means. 2. Cart corrals with additional signage. 3. Two and three car garages 4. Parking in the Village CAMy Documents\WPD0CS\PC10-27-98.wpd 12 IN Planning Commission Meeting October 27, 1998 IX. ADJOURNMENT: There being no further business, it was moved and seconded by Commissioners Butler/Kirk to adjourn this regular meeting of the Planning Commission to the next regular meeting of the Planning Commission to be Feld on November 10, 1998, at 7:00 p.m. This meeting of the Planning Commission was adjourned at 9:20 P.M. on October 27, 1998. CAMy Documents\WPDOCS\PCIO-27-98.wpd 13 PH #A STAFF REPORT PLANNING COMMISSION DATE: November 10, 1998 CASE NO: ENVIRONMENTAL ASSESSMENT 97-337, SPECIFIC PLAN 97-029 AMENDMENT #1, SITE DEVELOPMENT PERMIT 97-603 AMENDMENT #1, DEVELOPMENT AGREEMENT 97-002 AMENDMENT #1 LOCATION: THE SOUTH SIDE OF HIGHWAY 111 BETWEEN ADAMS STREET AND DUNE PALMS ROAD APPLICANT: STAMKO DEVELOPMENT COMPANY REQUEST: 1. RECOMMEND CERTIFICATION OF THE SUPPLEMENTAL ENVIRONMENTAL IMPACT REPORT; AND 2. RECOMMEND APPROVAL OF "THE CENTRE AT LA QUINTA" SPECIFIC PLAN AMENDMENT CREATING DEVELOPMENT GUIDELINES AND STANDARDS FOR A MULTI -PHASED MIXED REGIONAL COMMERCIAL COMPLEX WITH THREE PLANNING AREAS HAVING FOUR DEVELOPMENT SCENARIOS; AND 3. RECOMMEND APPROVAL OF A SITE DEVELOPMENT PERMIT AMENDMENT INCLUDING THE BUILDING ELEVATIONS, SITE, LANDSCAPING AND LIGHTING PLANS FOR THREE AUTO DEALERSHIPS; AND 4. RECOMMEND APPROVAL OF THE DEVELOPMENT AGREEMENT AMENDMENT. GENERAL PLAN LAND USE DESIGNATION: REGIONAL COMMERCIAL (CR), MIXED REGIONAL COMMERCIAL (M/RC) SURROUNDING ZONING/ LAND USES: NORTH: VACANT WITH A REGIONAL COMMERCIAL ZONING DESIGNATION ACROSS HIGHWAY 111 SOUTH: VACANT WITH A REGIONAL COMMERCIAL ZONING DESIGNATION EAST: SINGLE FAMILY HOUSE WITH SMALL DATE GROVE WITH A REGIONAL COMMERCIAL ZONING DESIGNATION PACT IRISTMUTOpcamed 11110.wpd 1 ENVIRONMENTAL DETERMINATION: BACKGROUND: WEST: VACANT AT THE SOUTHWEST CORNER OF ADAMS STREET AND HIGHWAY 111 WITH A ZONING DESIGNATION OF HIGH DENSITY RESIDENTIAL AND THE REMAINDER IS LAKE LA QUINTA RESIDENCES WITH A ZONING DESIGNATION OF LOW DENSITY RESIDENTIAL ENVIRONMENTAL ASSESSMENT 97-337 WAS COMPLETED FOR THE ORIGINAL SPECIFIC PLAN. AN ENVIRONMENTAL IMPACT REPORT, STATE CLEARINGHOUSE NO. 97011055 WS CERTIFIED BY THE CITY COUNCIL IN 1996. A SUPPLEMENTAL ENVIRONMENTAL IMPACT REPORT FOR THE SPECIFIC PLAN AMENDMENT HAS BEEN PREPARED PURSUANT TO "THE RULES TO IMPLEMENT THE CALIFORNIA ENVIRONMENTAL QUALITY ACT OF 1970" (AS AMENDED; RESOLUTION 83-68 ADOPTED BY THE LA QUINTA CITY COUNCIL). THIS SUPPLEMENTAL EIR WAS DISTRIBUTED ON SEPTEMBER 8, 1998. RESPONSES TO COMMENTS WERE RECEIVED AND A FINAL SUPPLEMENTAL EIR HAS BEEN PREPARED STAFF RECOMMENDS CERTIFICATION OF THE SUPPLEMENTAL EIR IN THAT IT PROVIDES SUPPLEMENTAL INFORMATION TO THE EIR PREVIOUSLY CERTIFIED FOR THE PROJECT. The Planning Commission, at its October 13, 1998 meeting (Attachment 1), continued this item to allow time to review the Final Supplemental EIR and staff to respond to the applicant's request for modifications to the amended Specific Plan and Site Development Conditions of Approval. At that meeting, one of the issues raised by the applicant was that they were unaware of the requirement that retention areas for on site drainage was not allowed within the Highway 111 corridor per the Highway 111 Design Guidelines (Adopted September 16, 1997). So as to clarify this misconception, staff has included the correspondence with the applicant in chronological order regarding the applications to amend the Specific Plan, and Site Development Permit for the Centre at La Quinta (Attachment 2). 1. June 12, 1998, Item #6, requests additional information regarding the drainage into the Highway 111 setback to better understand if adequate berming can be accomplished to screen the cars from Highway 111. Item #18 begins the discussion of special display areas along Highway 111. 2. June 26, 1998, Item #2, specifically asks for a contour map to illustrate the depth of the proposed retention area and height of the landscape berms. As noted in the letter this is needed to be assured the regular display areas are adequately screened in conformance with the Highway 111 Design Guidelines. PACT IRISTRAUTOpcamed I I I 1 O.wpd 2 3. July 13, 1998, staff requested changes to the applicant's revisions to the draft Amended Specific Plan. Again, it is noted in Item #10 that only minimal retention is allowed in the Highway 111 landscape setback per the Highway 111 Design Guidelines. 4. Finally, two letters, dated July 16, 1998, and August 5, 1998, from Mark Weiss, Assistance City Manager, requesting compliance with City standards and Design Guidelines so as to expedite the process. The City's Zoning Code Section 9.100.040.0 (adopted September 4, 1998) does not allow the landscape setbacks to be used for storm water retention for storm water falling on the project site. It may be used for some storm water falling within the setback and the adjacent street right of way provided the retention areas are designed to specific standards. Because the 50 foot Highway 111 landscape setback combined with of the 12 foot right of way totals 62 feet, this area can accommodate significant berming as well as the retention capacity for storm water from the right of way and landscape setback. In comparison, the Adams Street 20 foot wide landscape setback, combined with the 12 foot right of way landscape setback only totals 32 feet. This smaller width is not wide enough to achieve the City's desired berming concepts for streetscape aesthetics and still retain stormwater other than incidental retention pockets created in the process of constructing the streetscape. To better illustrate the City's design criteria for the Highway 111 and Adams Street landscape setbacks in comparison with the applicant's proposal, staff has prepared cross sections detailing the line of sight from both Highway 111 and Adams Street. The rough grading plans were used in determining the height of the berms and depth of the retention basins as proposed by the applicant (Attachment 3). Figure "A" This demonstrates the clear view that cars traveling along Highway 111 will have of all vehicles parked on the front half of the dealer's lot. Figure "B" This zooms -in on the landscape setback area and provides a closer view of the unobstructed line of sight from Highway 111 to the special display pad on Dealer Pad #1. Figure "C" This zooms -in on the landscape setback area and demonstrates the pedestrians depth perspective of the retention basin adjacent to the sidewalk. Figure "D" This zooms -in on the landscape setback area and provides a closer view of the unobstructed line of sight over the one foot high berm from Highway 111 to the display pad on Dealer #2. PACIIRISTI\ UTOpcamed11110.wpd 3 �. Figure "E" This zooms -in on the landscape setback area and demonstrates the pedestrian's depth perspective of the retention basin adjacent to the setback to the sidewalk. Figure "F" This provides the proposed line of sight into the auto dealer's lot mid -way between the designated display pads. Figure "G" This shows what the berming and line of sight would be if the City's Highway 111 Design Landscape Guidelines were implemented at the same location as noted in the previous figure. Figure "H" This provides the elevation differential at the northwest corner of Highway 111 and Adams Street. Figure "I" This provides the elevation differential at the northwest corner of Auto Centre Drive and Adams Street. The Planning Commission requested the applicant submit a written response to the Conditions of Approval for the Specific Plan and Site Development Permit. Staff received the responses on November 2, 1998, and has reviewed the applicant's requested changes. Please refer to the Applicant's Responses and Additions to the Conditions of Approval (Attachment 4). Staffs response is as follows: Specific Plan 1. Staff recommends keeping the condition as written. 2. Section 2 10 2 - Site Plan (p.18) (C) Adams Street. The applicant's statement to the Planning Commission regarding a 12 foot elevation differential is misleading and implies the situation is so difficult there is justification to avoid compliance with the City's streetscape landscaping requirements. The 12 foot elevation differential is true only in the unimproved natural condition near Highway 111 and Adams Street. However, the natural condition has no bearing on what is proposed. In the segment between Highway 111 and Avenue 47, the elevation differential between the street grade and the onsite grade varies from a plus 4.9 feet (street is higher) to a minus 2.6 (Street is lower) (Figures H and 1). The applicant's statement that the Chrysler building is in a hole and will always be seen is not necessarily accurate either. Adequate berming in the parkway could effectively block views into the "hole". These grade differentials are modest and it is clearly possible to meander the sidewalk because the cross slope on either side of the sidewalk within the 32 foot wide parkway area is 5:1, or flatter. Therefore, staff is recommending the sidewalk meander along Adams Street. Some undulating berms are required to buffer the view of the screen wall. Staff is also recommending that the wall design be required to include the use of offsets, periodic variations in material, texture, or colors etc., to avoid a monotonous visual effect. PACIIRISTRAUTOpcamed1 I I I O.wpd 4 3. Section 2.20.1 - Land Use Plan (p.20) - Modified as requested by the applicant. 4. Section 2.30.3 - On -Site Retention (p. 26) A. Highway 111 - Parcels 1, 2, and Ts front row of vehicle parking along Highway 111 range in elevation from 68.8 feet at the west to 66.3 feet at the east end. The top of curb elevations along Highway 111 ranges from 74 feet to 64.7 feet respectively. The resulting elevation differentials range from 5.2 feet at the west end to 1.5 feet at the east end with the onsite parking stalls always lower than the highway. Staff has determined it is possible to meet the required berming and minimal storm water retention, as allowed by the Zoning Code, within the 62 foot wide landscape setback, inclusive of the right of way, even though the onsite improvement elevations are lower than the street (Figure G). Because the applicant is proposing to direct nearly half of Parcel's 1, 2, and 3's onsite storm water into the Highway 111 landscape setback, adequate screening of the regular vehicle display can not be accomplished. In addition, because Parcel's 1,2, and 3 are already lower than the highway, construction of retention basins in the landscape setback will further accentuate the appearance of depth adjacent to the highway. This is due to the retention basins having to be lower than the elevations of Parcel's 1, 2, and 3 in order to receive water from the site. As shown in the attached Figures, this will significantly depart from the Design Guidelines and Zoning Code's design intent for the Highway 111 streetscape. B. There is a misunderstanding in that the applicant has referenced the City's Zoning Code as guidelines and not as development standards. The Highway 111 Design Guidelines were adopted by the City Council in September, 1997. These Guidelines include specific design standards for the Highway 111 landscape setback, namely limiting the amount of storm water it can retain. The intent is to accommodate adequate berming to screen parked vehicles from Highway 111. Specific design criteria was created due to the concerns raised regarding the Home Depot's and Lapis's landscape setbacks. The former does not have any berming therefore, the only method for screening the cars is with landscaping. Lapis, at the southeast corner of Dune Palms Road and Highway 111, graded the site with all the retention in the Highway 111 landscape setback. Because they returned to the City Council for a Specific Plan Amendment (original approval was before adoption of the Highway 111 Design Guidelines), the Council conditioned them to revise their grading plan to relocate a majority of their drainage within the project site so as to provide berming along the Highway 111 streetscape in accordance with the Highway 111 Design Guidelines. PACT IRI STRAUTOpmned 11110.wpd 5 The development standards for limiting storm water retention within the Highway 111 landscape setback was then included in the recent Zoning Code amendments. Also added, is the requirement that arterial streets having 20 foot setbacks are prohibited from any storm water retention. The applicant is correct in that development standards within the Zoning Code may be modified under a Specific Plan. However, this proposed Specific Plan Amendment includes the removal of the 6 foot high screen wall along Highway 111. This wall was specifically identified in the Environmental Impact Report, "to provide effective screening of the auto mall area loading, storage, parking and lower building exteriors, as viewed from Highway 111 and Adams Street." Therefore, the Supplemental Environmental Impact analyzed the berming as an alternative and found it does not adequately screen the regular vehicle display areas along Highway 111. Mitigation measures are included in the Hydrology and Aesthetic Sections of the document for adequate screening of the Parcel's from Highway 111. 4.A. Section 2.40.1 - CVWD Well Site (p.28) - Condition modified as requested by applicant. 5. Section 2.40 - Electrical Plan (p.28) - Condition modified as requested by applicant (Exhibits - Attachment 5). 6. Section 2.50.1 - Phasing Description (p. 451 - Will remain as agreed to by the applicant. 7. Section 2 50 2 Infrastructure Phasing (p. 48) - Added to include the amended language as submitted by the applicant with the exception of changing the first sentence for clarity. Delete "which" and add, "excluding the median curb/gutter" and, "including the full landscaped median". In the third paragraph delete "which" and add, "excluding the median curb/gutter". In the last two sentences add to the end of each sentence "as required by the City under a development application." The applicant's addition has been added as a condition. 8. Section 2.50.2 Infrastructure Phasing (p. 48) - Deleted. 9. Section 2.50.3.7 Lighting Auto Mall (p.50) - Modified as requested by applicant. 10. Section 2.50.4.1.1 Site Plan - Auto Mall (p.52) - Removed "vehicle storage" and kept the remainder of the condition for the reasons discussed previously. PACHRISTRAUTOpcamed I I I I O.wpd 6 `� 11. Section 2.50.4.1.3. - Special Events - Auto Mall (p.54) - A. Deleted. B. Staff recommends keeping the condition as written. 12. Section 2.60.1- Overview (p.55) - Staff recommends keeping the condition as written. 13. Section 2 60 2 - Off -Site Circulation System (p.55) - Deleted. 14. Section 2 60 3 - Public Transportation/Transportation Demand Management (p.55) - Deleted. 15. Section 2.60.4.1 - La Quinta (p, 57) - Staff recommends keeping the condition as written because including "all street access shall be at approved curb cut locations" assures the Public Works Department that the curb cuts will be per their specifications whereas, as currently written in the document it does not provide that assurance. 16. Section 2.70.2 Landscape Concept (p.59) - Staff recommends keeping the condition as written for the reasons discussed previously. 17. Section 2 70 2 Landscape Development Standards (p 591 - Staff recommends additional flowering trees, as listed in the Landscape Design Guidelines, within the Highway 111 landscape setback. As proposed the only flowering trees are at the entry corners and one Acacia is proposed along the street frontage. If maintained and given the 50 foot width of the landscape area, there appears to be adequate space to locate flowering trees so as not to impact the vehicles. The applicant has requested adding the Highway 111 plant palette to the amended Specific Plan. Staff is recommending all plant materials not listed in the Highway 111 Design Guidelines be deleted for overall consistency with the Highway 111 Corridor (Attachment 6). 18. Section 2.80.1.1 Synaae - Auto Mall Centre (p.62) - A. Staff recommends the wording as conditioned to clarify there is a "potential" of nine dealers. B. As a sign permit is not being requested with these applications staff is requesting "may" replace "will" because the sign will require review by the Planning Commission. C. Given there is a potential for nine dealership sign and two monument signs along Highway 111 between Adams Street and La Quinta Drive, staff is not recommending any building mounted signs along Highway 111 due to the appearance of sign clutter. Also, once inside the Centre all individual dealers PACHRISTI AUTOpcamed11110.wpd 7 will have wall signs identifying their brands and monument signs identifying their dealership. Therefore, signing is adequate to identify their businesses without the addition of building signs facing Highway 111. 19. Section 2.80.1.2.0 Signage - Mixed Regional Commercial Centre (p.63) - Staff recommends clarification of the sentence "Single freestanding building uses may use freestanding monument sgnage" in that these monument signs will not be allowed along the Highway 111 street frontage and only within the Centre. 20. Exhibits 5-12 (Also Pages 22-24. 30-44 & 71-74)- Staff recommends the condition remain as written. 21. Exhibits 22-25 - As discussed previously, staff is requesting drainage of the northern half of the three Parcels not be within the Highway 111 landscape setback. The dealerships represent only a fraction of the specific plan area and it is clearly possible to direct the storm water to onsite retention elsewhere in the specific plan area. 22. Exhibit 11 (p. 56) - Staff recommends the condition remain as written. 23. Staff recommends the condition remain as written. 24. Staff recommends the condition remain as written. Site Development Conditions of Approval A written response was not received by the applicant. Staff is therefore making the following changes per the oral responses presented at the October 13, 1998, meeting: Conditions #1-21: Staff recommends the conditions remain as written. 2. Condition #22 will remain as discussed above under Condition #4 for the Specific Plan. 3. Condition #23: Staff recommends the condition remain as written. 4. Condition #24: Staff recommends the condition remain as written. 5. Conditions #25 - 28 Staff recommends the conditions remain as written. 6. Condition #29 is a CVWD requirement and staff can not recommend modifying the condition. 7. Condition #30 will remain as discussed above under Condition #7 for the Specific Plan. PACHRISTIWUTOpcamed I 1110.wpd 8 8. Conditions #31 - 32: Staff recommends the conditions remain as written.. 9. Condition #33 will remain as discussed above under Condition #4 of the Specific Plan Conditions of Approval. 10. Condition #34 is modified as requested by the applicant. 11. Condition #35: Staff recommends the condition remain as written. 12. Condition #36 is modified as requested by the applicant. 13. Condition #37 is modified as requested by the applicant. 14. Condition #38 will remain as staff is recommending a specific number of trees that will be added. Sixteen are proposed and staff is recommending 36. 15. Conditions #39 - 47: Staff recommends the condition remain as written. 16. Condition #48 will remain as staff is recommending only minor design changes to enhance the Highway 111 streetscape. 17. Condition #49 is modified as requested by the applicant. RECOMMENDATION 1. By Planning Commission Resolution 98-— move to recommend Certification of the Supplemental Environmental Impact Report prepared for Specific Plan 97-029 Amendment #1, Site Development Permit 97-603 Amendment #1, and Development Agreement 97-002 Amendment #1. 2. By Planning Commission Resolution 98-— move to recommend approval of Specific Plan 97-029 Amendment # 1, subject to the Findings and Conditions of Approval. 3. By Planning Commission Resolution 98-— move to recommend approval of Site Development Permit 97-603 Amendment # 1, subject to the Findings and Conditions of Approval. 2. By Planning Commission Resolution 98-— move to recommend approval of Development Agreement 97-002 Amendment # 1. PACHRI STI\AUTOpcamed 11 110.wpd 9 Attachments: 1. Planning Commission Minutes for October 13, 1998 2. Correspondence letters 3. Cross Sections 4. Applicant's letter of response 5. Amended Electrical Plans 6. Applicant's Highway 111 Landscape Palette 7. Planning Commission staff report for October 13, 1998 (without attachments) Prepared and Submitted by, CHRISTINE DI IORIO, Planning Manager PACHRISTI\AUTOpcamed I I I I O.wpd 10 PLANNING COMMISSION RESOLUTION 98- A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF LA QUINTA, CALIFORNIA, RECOMMENDING CERTIFICATION OF THE SUPPLEMENTAL ENVIRONMENTAL IMPACT REPORT PREPARED FOR SPECIFIC PLAN 97-029 AMENDMENT #1, SITE DEVELOPMENT PERMIT 97-603 AMENDMENT #1, AND DEVELOPMENT AGREEMENT 97-002 AMENDMENT #1, AS BEING ADEQUATE AND COMPLETE; RECOGNIZING THE OVERRIDING CONSIDERATIONS TO CERTAIN UNAVOIDABLE ADVERSE ENVIRONMENTAL IMPACTS; AND RECOGNIZING THE SIGNIFICANT ADVERSE ENVIRONMENTAL IMPACTS WHICH CANNOT BE AVOIDED BUT WHICH CAN BE REASONABLY MITIGATED IF THE PROPOSED PROJECT IS IMPLEMENTED. THE CENTRE AT LA QUINTA SPECIFIC PLAN 97-029- AMENDMENT #1, SITE DEVELOPMENT PERMIT 97-603- AMENDMENT #1, DEVELOPMENT AGREEMENT 97-002- AMENDMENT #1, AND SUPPLEMENT TO ENVIRONMENTAL ASSESSMENT 97-337 WHEREAS, the Planning Commission of the City of La Quinta, California, did, on the 13th day of October, and the 101h day of November 1998, hold duly noticed Public Hearings to consider the request of Stamko Development Co. for certification of the Environmental Impact Report (hereinafter "Original EIR") for approval of a Specific Plan, Development Agreement, Conditional Use Permit, Site Development Permit (hereinafter the "Prior Entitlement Approvals") to allow construction of an 87 acre multi -phased mixed commercial property consisting of an auto sale/service mail and a retail complex and subdivision of the site into ten parcels to allow auto service/sales (hereinafter the "Original Project"). The original project site is more particularly described as: SOUTH SIDE OF STATE HIGHWAY 111 BETWEEN ADAMS STREET AND DUNE PALMS ROAD (A PORTION OF THE SOUTHWEST AND NORTHWEST '/4 OF SECTION 29,T5S,R7E). WHEREAS, on the 15th day of July, 1997, the City Council of the City of La Quinta, California, approved and adopted Resolution 97-62, certifying the adequacy and completeness of the Original EIR, and adopting findings and a Statement of Overriding Considerations, in connection with its approval of the Original Project; and P:\CHRIST1\PCResoEA97-337.wpd Planning Commission Resolution 98- WHEREAS, Stamko Development Co. is now requesting amendments to the approved Specific Plan 97-029, Site Development Permit 97-603, and Development Agreement 97-002 (the "New Entitlement Approvals"), to reflect modification to the internal layout of the project and the refinement of the development concept (the "Amended Project"). The Amended Project constitutes a change in the Original Project previously analyzed in the Original EIR, rather than a separate project under the California Environmental Quality Act ("CEQA"); and WHEREAS, a Supplemental Environmental Impact Report (the "Supplemental EIR") has been prepared and circulated pursuant to the requirements of CEQA (Public Resources Code, §§2100 et seq.), to update the Original EIR to analyze the potential environmental impacts of the Amended Project; and WHEREAS, it is the policy of the State of California and the City of La Quinta, in accordance with the provisions of CEQA, that the City shall not approve a project unless there is no feasible way to lessen or avoid significant adverse environmental impacts, which means that all adverse environmental impacts have been avoided to the extent feasible or substantially lessened, and any remaining unavoidable significant adverse environmental impacts are acceptable based upon the City's findings and determinations of overriding considerations; and WHEREAS, it is the policy of the State of California, and the City of La Quinta, in accordance with the provisions of CEQA, that the City shall balance the benefits of a proposed project against its unavoidable adverse environmental impacts prior to project approval; which means that if the benefits of a proposed project outweigh the unavoidable adverse environmental impacts, the adverse environmental impacts may be considered legally acceptable by the City of La Quinta; and WHEREAS, the Planning Commission of the City of La Quinta has considered all documentation comprising the Original EIR and the Supplemental EIR, and has found that the EIR as updated and augmented by the Supplemental EIR considers all potential significant adverse environmental impacts which may be caused by the proposed Amended Project, and has found that the Supplemental EIR is complete and adequate, fully complies with all requirements of CEQA, and reflects the Planning Commission's independent judgment; and WHEREAS, the Planning Commission has reviewed and considered certain overriding considerations to any potentially significant adverse environmental impacts which cannot be reasonably mitigated to insignificance, and has reviewed and considered the CEQA Findings and Statement of Facts prepared in connection with its consideration of the Amended Project; and P:\CHR1ST1\PCResoEA97-337.wpd Planning Commission Resolution 98- WHEREAS, prior to recommending any action on the Amended Project, the Planning Commission has considered all potentially significant adverse environmental impacts, mitigation measures and proposed project alternatives identified in the Original EIR and the Supplemental EIR, and has found that all potentially significant adverse environmental impacts which may be caused by the Amended Project have been lessened or avoided to the extent feasible; and the Planning Commission has determined that the proposed alternatives to the Amended Project do not: (1) meet the City's and/or Stamko's objectives for the project site; and/or (2) are not feasible; and/or (3) are not environmentally superior; and WHEREAS, CEQA Guidelines, Section 15093(b) recognizes that the La Quinta City Council may proceed to approve the Amended Project, despite the fact that certain potentially significant adverse environmental impacts are identified in the Original EIR, as updated by the Supplemental EIR, which are not mitigated to a level of insignificance, where the City has stated in writing the reasons to support its action based upon the EIR, Supplemental EIR and other information in the public record; and WHEREAS, CEQA provides that no public agency shall approve or carry out a project for which an EIR has been completed and which identifies one or more significant adverse environmental impacts of the proposed project unless the public agency makes written factual findings for each of the potentially significant adverse environmental impacts identified in the EIR. WHEREAS, the Amended Project constitutes a proposed change in the Original Project which requires minor additions or changes to the Original EIR to make it adequately apply to the Amended Project, thus warranting preparation of a Supplemental EIR. WHEREAS, the Amended Project does not constitute a substantial change to the Original Project that would require major revisions to the Original EIR. WHEREAS, no substantial changes have occurred with respect to the circumstances under which the Amended Project will be undertaken which will require major modifications or revisions to the Original EIR, due to the involvement of new significant environmental effects or a substantial increase in the severity of previously identified significant effects. WHEREAS, no new information of substantial importance which was not known and could not have been known with the exercise of reasonable diligence at the time the Original EIR was certified as complete, has become available which shows any of the following: P:\CHRISTI\PCResoEA97-337.wpd Planning Commission Resolution 98 The Amended Project will have one or more significant effects not discussed in the Original EIR; 2. Significant effects previously examined will be substantially more severe than shown in the Original EIR; 3. Mitigation measures or alternatives previously found not to be feasible would in fact be feasible, and would substantially reduce one or more significant effects of the project, but the project proponents decline to adopt the mitigation measure or alternative; or 4. Mitigation measures or alternatives which are considerably different from those analyzed in the Original EIR would substantially reduce one or more significant effects on the environment, but the project proponents decline to adopt the mitigation measure or alternative. WHEREAS, the Planning Commission has determined that a Supplemental EIR is appropriate under Public Resources Code § 21166 and CEQA Guidelines § 15163, and will update the Original EIR to make it apply to the Amended Project; NOW, THEREFORE, BE IT RESOLVED that the Planning Commission of the City of La Quinta, California, does hereby recommend certification of the Supplemental Environmental Impact Report for the Amended Project, as adequate and complete in compliance with the requirements of CEQA, and as sufficient to update the Original EIR to make it apply to the Amended Project. BE IT FURTHER RESOLVED that the Planning Commission of the City of La Quinta, California, recommends that: The City Council make a finding, in addition to the findings made in the body of the EIR and Supplemental EIR, that the "Statement of Overriding Considerations" as shown on the attached Exhibit "A," and incorporated herein by this reference as though fully set forth, is necessary; and 2. The City Council adopt the Statement of Overriding Considerations. BE IT FURTHER RESOLVED that the Planning Commission for the City of La Quinta, California, recommends that the City Council adopt the CEQA Findings and Statement of Facts as shown on attached Exhibit "B," and incorporated herein by this reference as though fully set forth. P:\CHR1ST1\PCResoEA97-337.wpd Planning Commission Resolution 98-, APPROVED AND ADOPTED at a regular meeting of the La Quinta Planning Commission held on this 10th day of November, 1998. AYES: NOES: ABSENT: ABSTAIN: ROBERT T. TYLER, Chairman City of La Quinta ATTEST: JERRY HERMAN Community Development Director City of La Quinta, California P: \CHRISTI\PCResoEA97-337. wpd Planning Commission Resolution 98 EXHIBIT A STATEMENT OF OVERRIDING CONSIDERATIONS The Original Environmental Impact Report for the Centre at La Quinta's Specific Plan 97-029; Tentative Parcel Map 28525; Conditional Use Permit 97-034; Site Development Permit 97-603; and Development Agreement 97-002, as modified and updated by the Supplemental Environmental Impact Report for the Centre at La Quinta Specific Plan 97-029- Amendment #1; Site Development Permit 97-603- Amendment #1; and Development Agreement 97-002- Amendment #1, which collectively allow for construction of an 87 acre multi -phased mixed commercial project consisting of an auto sale/service mall and a retail complex (hereinafter "the Amended Project"), recognize that certain specified adverse environmental impacts may be caused by the approval and construction of the Amended Project, which may not be mitigated to a level of insignificance by the application of reasonable mitigation measures. Despite the recognition and finding in the Original Environmental Impact Report and the Supplemental Environmental Impact Report that such unavoidable adverse environmental impacts may be caused by the Amended Project, nevertheless, the City Council of the City of La Quinta expressly finds and declares, after a thorough review and consideration of such potentially adverse environmental impacts, that the benefits of the Amended Project outweigh the unavoidable adverse environmental impacts, and are, therefore, deemed to be acceptable by the City Council. The City Council of the City of La Quinta bases its determination on the following grounds: 1. Implementation of the Amended Project is consistent with the City's goals and objectives for development of the Project Site, as set forth in the City's General Plan Land Use Element; and 2. Implementation of the Amended Project will enhance the City's economic base from revenues derived from increased sales taxes, business licenses and other fees, taxes and exactions, which will flow from the development of the Amended Project; and 3. Implementation of the Amended Project will result in the elimination of certain negative aesthetic impacts associated with the currently vacant property, including but not limited to the development of landscaped set -backs along that part of Highway 111 that abuts the Project Site; and 4. The potential adverse environmental impacts identified with the construction and operation of the Amended Project are generally associated with normal growth, progress and prosperity in a developing community; and P:\CHRISTI\PCResoEA97-337.wpd Planning Commission Resolution 98 5. The Amended Project will be instrumental in causing new area -wide public infrastructure improvements to be constructed, which will benefit both existing development and other future development, including but not limited to street improvements and public utility improvements; and 6. Construction and operation of the Amended Project will ultimately result in the creation of new jobs for construction and for the operation of new businesses associated with the Project; and 7. The Amended Project is significantly more restrictive in its development density, intensity and potential adverse environmental impacts, than the density, intensity and level of adverse environmental impacts of development which is currently permitted under the applicable General Plan and Zoning Code provisions. Consequently, the City Council finds that the Amended Project is a preferred and appropriate balance between environmental concerns and the need for economic development within the City of La Quinta. 8. These findings and determinations are based upon the Original Environmental Impact Report, the Supplemental Environmental Impact Report, and the files and records maintained by the City of La Quinta Community Development Department with respect to the Centre at La Quinta project (Specific Plan 97-029), including without limitation, the administrative record prepared in connection with the Original Environmental Impact Report. P:\CHRIST1\PCResoEA97-337.wpd CEQA FINDINGS AND STATEMENT OF FACTS BACKGROUND AND PROCEDURE The California Environmental Quality Act (CEQA) and Section 15091 of the Guidelines for Implementation of the California Environmental Quality Act (CEQA Guidelines) provide that: "No public agency shall approve or carry out a project for which an environmental impact report (EIR) has been certified which identifies one or more significant environmental effects of the project unless the public agency makes one or more written findings for each of those significant effects, accompanied by a brief explanation of the rationale for each finding. The possible findings are: 1. Changes or alterations have been required in, or incorporated into, the project which avoid or substantially lessen the significant environmental effect as identified in the final EIR. 2. Such changes or alterations are within the responsibility and jurisdiction of another public agency and not the agency making the finding. Such changes have been adopted by such other agency or can and should be adopted by such other agency. 3. Specific economic, legal, social, technological, or other considerations, including provision of employment opportunities for highly trained workers, make infeasible the mitigation measures or project alternatives identified in the final EIR. On July 15, 1997, the City Council of the City of La Quinta unanimously adopted Specific Plan 97-029 to permit and control development of an auto/sales services mall and a future mixed -use retail commercial center on the project site (the "Original Project"). The potential environmental impacts associated with the development of the Original Project were assessed in an EIR (State Clearinghouse no. 97011055) which was also unanimously certified by the City Council (the "Original EIR"). The specific actions approved by the City Council on July 15, 1997 are as follows: • Resolution 97-62: Certification of Environmental Impact Report • Resolution 97-63: Approval of Tentative Parcel Map 28525 • Resolution 97-64: Adoption of Specific Plan 97-029 • Resolution 97-65: Approval of Site Development Permit 97-603 • Resolution 97-66: Approval of Conditional Use Permit • Ordinance No. 306: Approval of Development Agreement The Original EIR assessed the project's potential impacts to the following environmental areas: PACHRISTI\SEIRFind.WPD 1 • Secondary Land Use Effects • Geotechnical Considerations • Hydrology and Water Quality • Biological Resources • Transportation and Circulation • Air Quality • Noise • Water Distribution and Storage • Solid Waste Disposal • Public Services (Fire Protection, Emergency Medical Response) • Aesthetics • Cultural Resources Sheriff Protection, The Original EIR also assessed the project's potential growth inducing impacts and evaluated five alternatives to the Original Project. As required by CEQA, findings were made for each of the significant environmental impacts of the Original Project. Measures were adopted as conditions of approval for the Specific Plan to mitigate certain of the significant impacts of the Original Project. A Statement of Overriding Considerations was adopted by the City Council to address certain unavoidable adverse impacts of the Original Project including air quality impacts and cumulative solid waste disposal impacts. Approval and implementation of Specific Plan 97-029 Amendment #1, Site Development Permit 97-603 - Amendment #1, and the Development Agreement 97-002 - Amendment #1 constitute a proposed change to the Original Project under CEQA and the CEQA Guidelines (the "Amended Project"). Section 15163 of the CEQA Guidelines allows public agencies to prepare a supplement to an EIR if changes to a project require the preparation of a Subsequent EIR pursuant to CEQA Guidelines section 15162, and only minor additions or changes would be necessary to make the previous EIR adequately apply to the project in the changed situation. When preparing a supplement to an EIR, the following factors apply: 1. A supplement to an EIR need contain only the information necessary to make the previous EIR adequate for the project as revised; 2. A supplement to an EIR shall be given the same kind of notice and public review as is given to a draft EIR under Section 15087 of the CEQA Guidelines; 3. A supplement to an EIR may be recirculated by itself without recirculating the previous draft or final EIR; and 4. When the lead agency decides whether to approve the project, the decision -making body shall consider the previous EIR as PICHRISTI\SEIRFind.WPD 2 r - • �� < i revised by the supplemental EIR. A finding under Section 15091 of the CEQA Guidelines shall be made for each significant effect shown in the previous EIR as revised. Preparation of an Supplemental EIR is specifically encouraged as a way of promoting efficiency in the environmental review process. Using these guidelines, the City has required that a Supplemental EIR (SEIR) be prepared for the Amended Project. This SEIR has identified certain significant effects which may occur as a result of the Amended Project, or on a cumulative basis in conjunction with the Amended Project and other past, present, and reasonably foreseeable future projects. Further, the Planning Commissions recommends approval of the Amended Project and, after determining that the SEIR is complete and has been prepared in accordance with CEQA and the CEQA Guidelines, recommends that the City Council adopt the findings set forth herein as follows: IMPACTS EVALUATED IN THE SUPPLEMENTAL EIR In accordance with Sections 1S060(c) and 15081 of the CEQA Guidelines, the City completed a preliminary review of the Amended Project and the decision was made that further evaluation of the Amended Project's potential environmental impacts was needed in the form of an SEIR. The topics evaluated in the SEIR include all of the topics evaluated in the previously certified EIR as listed below: • Secondary Land Use Effects • Geotechnical Considerations • Hydrology and Water Quality • Biological Resources • Transportation and Circulation • Air Quality • Noise • Water Distribution and Storage • Solid Waste Disposal • Public Services (Fire Protection, Sheriff Protection, Emergency Medical Response) • Aesthetics • Cultural Resources The analysis in the SEIR resulted in the following findings concerning the project's impacts. I. Direct Project Impacts A. Impacts Determined to be Less Than Significant 1. Secondary Land Use Effects: Up to three existing auto dealers in the City of Indio may relocate to the project site. No significant secondary land use impacts are anticipated because retail demand analysis indicates that there is sufficient retail demand to support the redevelopment of the auto dealership sites in PACHRISTI\SE1RPind.WPD 3 '' Indio for other retail commercial uses. The retail demand analysis shows that land use impacts on Indio would not be significant for any of the four development scenarios, including Development Scenario 4, which consists of developing the entire site with retail commercial uses. 2. Geotechnical Considerations: No ground rupture is anticipated during an earthquake; soils have low liquefaction potential; no expansive soils occur on -site; ground lurching is not expected. 3. Hydrology and Water OualiLy: No flooding impacts on- or off -site are anticipated because the proposed runoff management plan would contain storm flows (up to and including flows from a 100-year storm) within the project site. 4. Biological Resources: The constructed project would attract urban -adapted wildlife that would compete with native species in nearby open areas. This is an adverse, but not significant, impact. No flat -tailed horned lizards or their sign have been observed on the site and the habitat on -site is only considered marginally suitable to support this species. The loss of on -site habitat for the loggerhead shrike and Coachella Valley round -tailed ground squirrel will not substantially reduce the number or restrict the range of these animals. 5. Transportation and Circulation: Project traffic in the Year 2000 would not degrade levels of service below City standards at 13 of 15 study area intersections. Year 2005 project traffic volumes would not degrade levels of service below City standards at 11 of 15 study area intersections. 6. Air Quality: The project would be consistent with the Air Quali-y Management Plan (AQMP) forecasts for this area, consistent with the air quality -related regional plans, and should not jeopardize attainment of state and federal ambient air quality standards in the Coachella Valley. Intersection carbon Monoxide concentrations would be lower than State and Federal standards. No significant impacts from odors are anticipated. Toxic air pollutants are not expected to occur in any meaningful amounts in conjunction with operation of the project. 7. Noise: Construction activities would temporarily increase local noise levels, but, given the distance to nearby sensitive receptors and mandatory compliance with the City's standard restrictions regarding days and hours when construction activity is permitted, no significant construction noise levels are anticipated. Nevertheless, contractors will also be required to implement noise reduction measures to reduce the amount of noise that could affect the Lake La Quinta neighborhood, as follows: a. Between May 1 and September 30, all construction activity on the project site shall only occur between the hours of 6:00 A.M. and 7:00 P.M. Monday through Friday, and from 8:00 A.M. to 5:00 P.M. on Saturday, and shall be prohibited on PAGHRISTRSEIRFind.WPD 4 n ,� Sundays and public holidays. Between October 1 and April 30, all construction activity on the project site shall only occur between the hours of 7:00 A.M. and 5:30 P.M. Monday through Friday, and from 8:00 A.M. to 5:00 P.M. on Saturday, and shall be prohibited on Sundays and public holidays. b. Implement appropriate additional noise reduction measures to reduce the amount of noise that could affect the Lake La Quinta neighborhood, such as changing the location of stationary construction equipment, shutting off idling equipment, equipping heavy equipment with noise muffling devices, notifying nearby residents in advance of construction work, and installing temporary acoustic barriers around stationary construction noise sources such as portable generators. On -site activities at auto dealerships and most commercial uses will increase local noise levels, but such levels would not exceed the City's noise limits. The project includes features to reduce noise heard at the Lake La Quinta neighborhood such as enclosed auto repair facilities with side entrances oriented away from the neighborhood, 100-foot minimum setbacks from the Adams Street property line, and the prohibition of the general use of public address systems at the auto dealerships. Traffic noise would increase as a result of the project's added traffic on the roadway system, but the increase would not result in noise levels that exceed City noise limits. 8. Water Distribution and Storage: Project water demand would not exceed available water supplies. No significant extension of distribution facilities or creation of new water storage facilities would be needed to serve the project. No wasteful water practices have been identified for the proposed project. However, to ensure that future development at the project site does not include activities which consume excessive amounts of water or which involve wasteful water consumption practices, the following changes have been required in, or incorporated into, the project: a. To ensure that future land uses do not include activities which unnecessarily waste water or which consume exceptional amounts of water, the City will direct contractors to consult with the Coachella Valley Water District (CVWD) to develop appropriate water conservation measures for both landscaping/irrigation requirements and plumbing controls. Consistent with CVWD's existing and future water conservation plans, policies and standards, the City will require that the developer(s) implement the water conservation measures that are devised from the consultations with CVWD, and will require compliance with the City's water conservation programs and ordinance, to the extent applicable. 9. Solid Waste Disposal: The development provided by the Amended Project has the potential to amount of solid waste generated at the site and its impacts. Development Scenarios 2, 3, and 4 would reduce flexibility reduce the associated the amount PICHRISTI\SEIRFind.WPD 5 .. _ . of industrial chemicals and hazardous materials requiring disposal, with Development Scenario 4 all but eliminating these types of materials from being used at and disposed of from the site. These are considered beneficial impacts of the changes to the Original Project. The types of plants used in the site's landscaping features would continue to produce less waste than traditional ornamental landscaping. 10. Public Services: Project construction and operation would increase demand for fire protection, sheriff protection and emergency medical services, to a minor, but less than significant level, and would not require expansions to these services in order to address project impacts. The following changes or alterations have been required in, or incorporated into, the project to minimize potential impacts: a. All on -site water distribution facilities shall be constructed in accordance with Coachella Valley Water District and Riverside County Fire Department standards. b. Fire hydrants shall be provided at the site to the satisfaction of the Riverside County Fire Department. C. Adequate access and turning radii for fire trucks and other fire fighting apparatus shall be incorporated into project design plans to the satisfaction of the Riverside County Fire Department. d. All on -site structures shall be built to conform with criteria contained within the Uniform Fire Code and in accordance with Riverside County Fire Department and City of La Quinta standards. e. During the construction and operations phases, activities involving the use and storage of highly flammable substances (i.e., fuels and solvents) shall be conducted in accordance with Riverside County Fire Department standards. f. Areas such as streets, security walls and parking area shall be well lit to dissuade would-be criminals from targeting these area for illegal activities. g. All doors shall have an industrial quality key and latch system. All exterior doors shall have deadbolt locks. h. All delivery doors shall be equipped with a peephole for delivery identification purposes. i. To avoid creating convenient hiding places for would-be criminals, shrubbery found in the site interior shall be trimmed to a height of three feet or less. In addition, product displays and vegetation shall be kept clear of exterior windows to avoid blocking the visibility into store interiors by passing patrol cars. j. Design parking and unloading areas to avoid PACHRISTI\SEIRFind.WPD 6 � t J � t� J creating traffic problems. k. To reduce the response times of emergency vehicles, addresses shall be at least eight inches tall and contrast with the background. 1. Install closed circuit, remote video surveillance systems to monitor the security of auto dealership sites. M. Any future proposal to develop a personal goods or vehicle storage business shall include a closed circuit, remote video surveillance system to monitor site security. n. Any future proposal to develop a business that would be open for 24 hours shall include the following security measures: (1). Installation of a closed circuit video monitoring system. Security cameras shall be located above cash register areas, entrances and exits and walk-in coolers. Signs shall be posted to advise patrons that the premises are being monitored by 24-hour surveillance cameras. (2). Staff the operation with more than one employee during nighttime hours. (3). Employees shall conduct frequent money drops into the building's safe. 11. Aesthetics: The proposed development intensity and the proposed setbacks along Highway ill and Adams Street are consistent with City policies and development standards. Limited building heights and increased building spacing in the northeastern quadrant of the project site would preserve views of the most prominent upper elevation features of the Santa Rosa Mountains. The following change or alteration has been incorporated into the project to minimize potential impacts: a. Building heights in the northeastern quadrant of the project site, i.e., the northern half of the mixed -use, regional commercial center, shall be limited to 25 feet. Spacing between buildings shall be a minimum of 65 feet. Buildings located closest to Highway ill shall have "staggered" setbacks. Each staggered building shall be set back a minimum of 50 feet from the adjacent building. The display area lighting along Highway 111 and Adams Street represents a substantial increase in lighting along the site's frontages with these roadways. The impact is not considered significant for the following reasons. All of the increased lighting would be directed downward, with the exception of the display pad bollards. All lighting is required to be directed onto the site only, and to comply with the City's "Dark PACHRISTI\SEIRFind.WPD 7 Sky" ordinance and the Highway 111 Design Theme. The lighting features would be separated from traffic on Highway 111 and Adams Street by 50- and 20-foot bermed and landscaped setback areas. The lighting would also be similar to the lighting on the mixed retail portions of the site and similar commercial centers in the immediate vicinity of the site. The City will also require future lighting plans to be submitted in conjunction with building plans for each pad development that demonstrate that the lighting features do not illuminate off -site areas and that the plans comply with the City's "Dark Sky" ordinance. 12. Cultural Resources: No significant cultural resources have been found on -site and the potential to damage undiscovered resources during grading and site development is considered low. Nevertheless, as an added precaution, the project will be required to implement the following mitigation measure: a. A qualified, professional archaeologist will conduct intensive archaeological monitoring of the entire first grading phase. Based on the results of this monitoring program, recommendations for the extent of subsequent grading/site preparation phases can be reassessed. It is recommended that some level of monitoring be conducted throughout the project area, as cultural resources in this area of the desert often include delicate and relatively small finds (e.g., small campsites, cremations, or other ceremonial sites). It is recommended that the archaeological monitor have the authority to halt any activities causing adverse impacts to potentially significant buried resources. once identified, the archaeological consultant will evaluate the find(s) in accordance with criteria presented in Appendix K of --he CEQA Guidelines. It is also recommended that the archaeological monitoring program involve Native American input, either as observers or consultants. The presence of a Native American monitor would be at the discretion of the local Native American representatives) and coordinated with the monitoring schedule. B. Impacts That Could be Significant, But are Mitigable to Less Than Significant Levels 1. Geotechnical Considerations: The project site is located within a seismically active area and could be subject to substantial groundshaking during an earthquake along the San Andreas Fault or other regional faults. Substantial groundshaking could damage structures and thereby expose persons to dangers associated with collapsing structures, falling materials, etc. Changes or alterations have been required in, or incorporated into, the project which mitigate or avoid this potentially significant effect, as follows: a. Structural design will take into account the anticipated ground shaking characteristics in the design of the proposed buildings for earthquake loading. Project plans and specifications shall satisfy the seismic design parameters set forth in the latest addition of the Uniform Building Code, as PACHRISTRSEIRFind.WPO 8 �� � administered by the City of La Quinta. These criteria are considered minimum guidelines for project structural design. A trace of an inferred fault, considered inactive, occurs near the western edge of the project site, and may contain soils or geological characteristics which could represent unstable conditions that require special design or construction techniques. Changes or alterations have been required in, or incorporated into, the project which mitigate or avoid this potentially significant effect, as follows: b. The inferred fault trace in the western edge of the project site is not considered active and is not recognized as a major geologic hazard. Pursuant to La Quinta General Plan Policy 8-1.1.1, however, once the location, size and loading conditions for the proposed buildings have been determined, further investigation of this part of the site shall be conducted prior to any grading in that area, to more closely analyze this feature to determine whether it contains any significant geological constraints that would require special design or construction measures. If such constraints are found, incorporate appropriate design and construction control measures into grading, foundation and/or structural plans, as recommended by the geotechnical engineer. On -site soils have significant settlement potential, which, if not properly engineered, could result in cracked building foundations and other pavement areas. Changes or alterations have been required in, or incorporated into, the project which mitigate or avoid this potentially significant effect, as follows: C. Once the location, size and loading conditions for the proposed buildings have been determined, conduct design level soil engineering studies on a lot by lot basis, if necessary. Those studies will include drilled test borings, laboratory testing program and a design level report. The report will provide criteria for design of foundations, slab -on -grade construction, site grading specifications and utility trench backfill recommendations. d. The project soil engineer will review the grading plans and project improvement plans for the projects prior to construction. The review is intended to determine compliance with the intent of the recommendations contained in the soils engineering report. e. Site grading and construction will be observed by the project soil engineer and tested, as necessary, to determine general compliance with the recommendations contained in the soils engineering report. In addition, the soil engineer will observe conditions exposed by the grading and record significant features and/or changes that may be exposed. Various aspects of grading will be covered in a pre -construction conference with representatives of the owner, grading contractor, civil engineer PACHRISTI\SEIRFind.WPD 9 and geotechnical engineer. f. Prior to any grading operations, areas which are to receive select structural fill, foundations, pavement sections, or concrete slabs -on -grade must be cleared of pavements, abandoned utilities and old foundations. The depth of the materials to be removed will be observed by a qualified soils engineer when clearing and stripping operations are in progress. g. The bottom of depressions created by the removal of existing structures or pavement should be scarified and cross scarified at least 8-inches and recompacted to at least 90 percent of maximum dry density. The depressions should then be backfilled with approved, compacted select structural fill, as specified by the project soils engineer. Clearing and backfill operations will be conducted under the field observation of the soil engineer. h. Select structural fill material may be placed in thin lifts, moisture conditioned to near optimum moisture content, and compacted to 90 percent of maximum dry density until finished grade has been obtained. Compaction criteria will be based on the laboratory test procedure ASTM D 1557-91. i. The soil engineer will be notified at least 48 hours prior to commencement of any grading operations, so he may coordinate the work in the field with the contractors. j. The support of a proposed structure may be provided by conventional, strip and spread footings bearing firm reworked native soil or select structural fill, but not on a combination of both. The design criteria for foundations, including detailed reinforcing requirements, will be determined by a site specific soil engineering study, and the design engineer performing the structural analysis of the proposed building and supporting foundations. k. Perimeter and interior footings should be founded a minimum 12 to 18 inches into the lowest adjacent, compacted soil pads. Interior footing under concrete slab -on -grade should be founded a minimum of 12 to 15 inches into the compacted soil building pad. Select structural fill should be compacted to at least 90 percent of maximum dry density. For the above conditions, the foundations for a proposed structure may be designed for an allowable bearing pressure range of 2000 to 3000 pounds per square foot for dead plus reasonable live loads. These values may be increased by 1/3 to include short term seismic and wind effects. 1. The soils engineer will observe foundation excavations prior to placing form boards or placement of reinforcing steel. The purpose of this is to verify the soil density within the bearing soils. M. Concrete slabs -on -grade associated with high PACHRISTRSEIRFind.WPD 10 point loads, such as those associated with fork lifts, and those that will be subjected to heavy construction loads, such as those created by a crane lifting concrete panel, should be sufficiently thick and reinforced to accommodate these loads. n. For concrete slab -on -grade floor construction in warehouse cr maintenance areas where no floor covering will be used (and not subjected to high point loads), a minimum 4 inch layer of 3/4" baserock should be placed and compacted to a minimum of 95 percent of maximum dry density. If a moisture vapor barrier is used, the barrier should be overlaid by 2 inches of commercial quality sand. The sand should be lightly moistened prior to placing concrete. o. Exterior concrete slabs -on -grade, such as driveways, shall be founded on at least 6" of approved import baserock, or as specified by the City of La Quinta, which ever is more stringent. The use of reinforcing steel in exterior concrete flatwork is recommended and all construction joints should be held together by steel dowels. It is recommended that exterior concrete flatwork soil areas be premoistened before concrete is placed. P. Interior concrete slabs -on -grade shall contain reinforcement with the slabs structurally connected to adjacent perimeter foundations. Reinforcing of interior slabs -on -grade will be provided by the structural engineer, based on the proposed usage. q. Concrete slabs shall be divided into essentially equi-dimensional segments during construction to help control cracking during the curing period. Reinforcing of the concrete slab -on -grade is recommended and the slab should be structurally connected to the perimeter foundations at all door openings. Construction joints should be adequately doweled. If interior slabs are designed as free floating, adequate expansion joint of felt should be placed between the concrete slab and foundation. r. Exterior slabs -on -grade, which will experience vehicular traffic, including fork lift traffic, such as driveway aprons and trash bin aprons, should have at least 8 inches of compacted Class II aggregate base rock (R= 78 min.) under the concrete slab; actual thickness is dependent upon the slab thickness and actual traffic loads and volume. The baserock should be compacted to at least 95 percent of maximum dry density. S. Backfill of utilities within road right-of-way will be placed in strict conformance with the requirements of the governing agency (City of La Quinta, CVWD, Caltrans, etc.). t. Utility trench backfill within private property will be placed in strict conformance with the provisions of this report relating to minimum compaction standards. In general, service lines extending inside of the subject property may be backfilled with native soils compacted to a minimum of 90 percent � F.r P:\CHRISTI\SEIRFind.WPD 11 of maximum dry density. Uncontrolled surface drainage that allows ponding to occur on slopes and around structures could weaken slopes and lead to cracked foundations. Changes or alterations have been required in, or incorporated into, the project which mitigate or avoid this potentially significant effect, as follows: u. Where no exterior pavement section abuts the buildings, soil shall be backfilled against the exterior footings and the final grade should result in a positive gradient away from the buildings, in order to provide rapid removal of rain and irrigation water away from the foundations. V. To help minimize increased moisture into fill material under new foundations and pavements, good site drainage is important. Site drainage shall be in the form of roof gutters, catch basin and other drainage facilities. Down -spouts from the roof of the buildings shall discharge collected rainwater onto splashblocks, adjacent paved areas, or be tied into a water -tight drainage pipe, which would carry the collected water away from the building areas. Design landscaping and irrigation to prevent excess irrigation and ponding. Erosion of soils during periods of high winds can result in removal of material intended to be the foundation of structures and deposition of uncompacted and unstable materials that are susceptible to future settlement. Changes or alterations have been required in, or incorporated into, the project which mitigate or avoid this potentially significant effect, as follows: W. To control erosion during construction, soil shall be kept moist by frequent watering. After construction, when frequent watering is no longer feasible, wind -breaks installed, and plant native grasses and brush shall be planted on areas reserved for future phases of development, to minimize the contact of the wind against the ground. 2. Hydrology and Water Quality_: Uncontrolled grading and site preparation activities could result in erosion and runoff of loose soils and other contaminants that could adversely affect downstream water quality. Changes or alterations have been required in, or incorporated into, the project which mitigate or avoid this potentially significant effect, as follows: a. Prior to the issuance of any grading permits, a stormwater pollution prevention plan (SWPPP) shall be completed, to the satisfaction of the Colorado Regional Water Quality Control Board and the City of La Quinta. The SWPPP shall include measures to minimize the generation of fugitive dust, prevent erosion and prevent and contain hazardous materials spills. Specific elements of the SWPPP may include, but are not limited to: (1). Dust controls as specified in project PM1, PACHRISTI\SEIRFind.WPD 12 " 1 plan (see Section 5.6, Air Quality, for further description). (2). Installation of sand bags at existing and proposed storm drain inlets (3). Soil stabilizing of future phase areas after rough grading (4). Covering construction access roads with gravel (5). Watering site throughout grading (6). Minimize the number of separate construction and vehicle storage and staging areas, to simplify the collection and disposal of contaminants. (7). Identifying the location of fuel storage areas. (8). Erect barriers around vehicle storage and staging areas and around fuel storage areas, to prevent intrusion by unauthorized persons after construction hours (9). An ongoing monitoring plan, to ensure that water quality controls are repeated and properly implemented in subsequent construction phases. The monitoring plan should include objectives, parameters for monitoring, schedules, evaluation and actions required. Provide regular monitoring reports, throughout each construction phase. The proposed runoff management plan is intended to contain all site runoff for storm conditions up to and including a 100-year storm. However, if storm drainage facilities are not properly designed and maintained, this plan may not achieve this level of flood control and it is possible that damage to on- or off -site properties could result. Changes or alterations have been required in, or incorporated into, the project which mitigate or avoid this potentially significant effect, as follows: b. Final grading and drainage plans for each phase of development shall incorporate retention facilities, and shall prove to the satisfaction of the City of La Quinta that there will be no site rur_off for rainstorms up to and including the 100-year event. C. To ensure the continued effectiveness of the storm drainage and retention facilities, property owner maintenance associations shall be established to regularly clean and maintain landscaping, storm drainage facilities and retention areas, including drywells, which support those properties. Some of the runoff from the north sides of Pads 1, 2, and 3 in Development Scenarios 1 through 3 would drain into the landscape setback from Highway ill. The depths of the catch basins are not consistent with the Highway 111 Design Theme or the La Quinta Municipal Code. Changes or alterations have been required in, or incorporated into, the project which mitigate or avoid this potentially significant effect, as follows: d. The on -site setback areas along Highway ill shall be redesigned so that their storm water retention areas do PACHRISTRSEIRFind.WPD 13 ^ not accommodate on -site drainage from the northerly portions of Pads 1, 2, and 3 under Development Scenarios 1 through 3. Other on -site reten:�ion areas shall be either expanded or new ones identified to accommodate on -site storm water flows. 3. Biological Resources: During site grading and construction that occurs during the nesting/breeding season (typically February through July), there is a potential to destroy bird nests that are occupied by native bird species. If this occurs, it would be a violation of the Migratory Bird Treaty Act and/or the California Fish and Game Code and would be considered a significant impact. Changes or alterations have been required in, or incorporated into, the project which mitigate or avoid this potentially significant effect, as follows: a. Common and Special -Status Bird Nests. If project site grading and/or construction would occur during the nesting/breeding season (typically February through July) of native bird species potentially nesting on the site, then the following measure shall be implemented. Prior to construction or site preparation activities, a field survey shall be conducted by a qualified biologist to determine if active nests of special -status birds (i.e., loggerhead shrike) or common bird species protected by the Migratory Bird Treaty Act and/or the California Fish and Game Code, are present in the construction zone or within 50 feet of the construction zone. If active nests are found, a minimum 50-foot (this distance may be greater depending on the bird species and construction activity, as determined by the biologist) fence barrier shall be erected around the nest site. No construction activities shall be permitted within this nest zone until the young birds have fledged, as determined by the project biologist. Implementation of the project will eliminate essentially all potential habitat for the Coachella Valley fringe -toed lizard species on the site. This lizard species is listed as threatened by State and Federal agencies. The loss of this habitat could restrict the range of these animals and would be considered a substantial impact on a rare or endangered species. In addition, the project site is within the habitat fee area pursuant to the Coachella Valley Fringe -toed Lizard Habitat Conservation Plan. Changes or alterations have been required in, or incorporated into, the project which mitigate or avoid this potentially significant effect, as follows: b. The project applicant shall pay $600 per acre developed to the City of La Quinta as part of the Coachella Valley fringe -toed lizard mitigation plan. 4. Transportation and Circulation: Proper site access control and adequate sight distance are needed to ensure safe ingress/egress at the project's main entrances, and to avoid PACHRISTRSEIRFind.WPD 14 traffic conflicts with through traffic. Changes or alterations have been required in, or incorporated into, the project which mitigate or avoid this potentially significant effect, as follows: a. The proposed project shall have full access to SR-111 and Adams Street. The project developer(s) shall construct the site -specific circulation recommendations as depicted in Figure 15 of the SEIR. b. Sight distance at each project entrance shall be reviewed with respect to standard Caltrans/City of La Quinta sight distance standards at the time of preparation of final grading, landscape and street improvement plans. C. The project developer(s) shall provide a westbound 400 foot left turn pocket on Highway 111 for vehicles desiring to turn left into the project site. d. The project developer(s) shall provide a southbound 300 foot left turn pocket on Adams Street for vehicles desiring to turn left into the project site. Project traffic in the Year 2000 would degrade levels of service below City standards at two of 15 study area intersections. For Year 2000 with project traffic conditions, a traffic signal is projected to be warranted at the intersection of the project entrance (La Quinta Drive) at SR-111. Year 2005 project traffic volumes would degrade levels of service below City standards at four of 15 study area intersections. For Year 2005 with project traffic conditions, a traffic signal is projected to be warranted at the Intersection of Adams Street at 47th Avenue/project entry. Changes or alterations have been required in, or incorporated into, the project which mitigate or avoid this potentially significant effect, as follows: e. Intersection improvements shall be constructed as identified in Table 10 of the SEIR. The project developer(s) shall participate in the construction of traffic improvements at affected locations in the City's arterial network, through payment of required Infrastructure Development Fees. f. The project developer(s) shall consult with the Sunline Transit Agency to consider expanding service within the area. g. Prior to the issuance of building permits for any individual or combined site development involving at least 100 employees, prepare TDM plans for City approval, in accordance with Section 9.180 of the La Quinta Municipal Code. The TDM plans shall also satisfy the requirements of SCAQMD Rule 2202, and shall be reasonably calculated to achieve an average vehicle occupancy rate (VOR) of 1.3. The TDM plan shall also indicate specific strategies and guidelines to reduce the number of single -occupant vehicle PACHRISTI\SEIRFind.WPD 15 trips and increase the amount of non -vehicular transportation. h. To accommodate future bus service on key roadways, the project developer(s) shall plan transit stops at the far side of major intersections and at locations which would not conflict with peak hour traffic flows (see Figure 20 [of the certified EIR] for suggested locations). Pedestrian access to the bus stops shall be provided. Actual transit stop locations shall be coordinated with the Sunline Transit Agency. i. The project developer(s) shall provide on -site bike racks on the commercial portion of the project to encourage the use of bicycles as an alternative means of transportation. j. The project developer(s) shall designate a portion of the commercial retail parking area to encourage employee ride sharing. 5. Noise: Although no buildings have been designed for the mixed regional commercial uses, it is possible that delivery areas for large commercial uses could be located behind the buildings along the frontage of Adams Street. It is also possible that deliveries for some commercial uses such as grocery stores could occur during nighttime hours when people are most sensitive to noise, and when roadway traffic volumes may be so low that delivery noise does not blend with the traffic noise. This could cause substantial disturbance and a potentially significant impact. Changes or alterations have been required in, or incorporated into, the project which mitigate or avoid this potentially significant effect, as follows: a. Commercial delivery areas shall be either oriented away from Adams Street, or shielded by a minimum six-foot solid masonry wall with the height determined from the elevation of the delivery platform. 6. Solid Waste Disposal: Construction -period solid wastes could have a significant impact on local landfill capacity unless measures are taken to reduce, recycle or reuse such wastes to minimize the amount that must be disposed of at a landfill. Changes or alterations have been required in, or incorporated into, the project which mitigate or avoid this potentially significant effect, as follows: a. Contractors shall separate recyclable construction waste materials in separate bins, and shall arrange for transport of recyclable materials to facilities which accept the materials. A list of recyclable construction materials and recycling facilities is available, and shall be obtained, from the City of La Quinta. All recyclable materials shall be recycled. b. Builders competing for construction contracts shall be required to include proposals for the use of building PACHRISTI\SEIRFind.WPD 16 ' ` products made of recycled materials. Given the City's obligations under AB 939 to substantially reduce the amount of solid wastes that must be disposed of at a sanitary landfill, if solid waste reduction, recycling and/or reuse measures are not incorporated into the project, the project's solid waste impact would be considered significant. Changes or alterations have been required in, or incorporated into, the project which mitigate or avoid this potentially significant effect, as follows: C. Green waste generated on the project site shall be treated in such a way as to avoid disposal in landfills. This may be accomplished, for example, by composting either on -site or at approved facilities and mulching for use on- and off -site. d. Prior to the issuance of building permits for each phase of the project, a solid waste management program shall be approved for that portion of the site or for larger areas if more efficient, by the City of La Quinta. These programs shall maximize the recycling potential of packaging materials (cardboard), mixed papers, and scrap ferrous materials, and shall include designated areas for trash separation bins which are accessible to waste haulers, and identification of materials that are to be recycled. The following provisions shall be considered in the preparation of the plans: (1). Locate recycling/separation areas in close proximity to dumpsters for non-recyclables, elevators, loading docks, and primary internal and external access points. (From CIWMB Model Ordinance) (2). Locations of recycling/separation areas shall not conflict with any applicable federal, state or local laws relating to fi-e, building, access, transportation, circulation, or safety. (3). Locate recycling/separation areas so they are convenient for those persons who deposit, collect, and load the recyclable materials. (From CIWMB Model Ordinance) (4). Place recycling containers/bins so that they do not block access to each other. (5). Solid waste collection/recycling areas are to be compatible with nearby structures, secure, protected against adverse environmental conditions, clearly marked, adequate in capacity, number and distribution, and contain a sufficient number of bins, to serve the recycling needs of the development. (From CIWMB Model Ordinance) (6). Design and construct collection/recycling areas to accommodate front -loader packing trucks, including maneuvering room. (From CIWMB Model Ordinance) (7). Design and construct driveways and/or PACHRISTI\SEIRFind.WPD 17 travel aisles with adequate width and maneuverability space for unobstructed garbage collection vehicle access and clearance. (From CIWMB Model Ordinance) (8). Post signs at all access points of the recycling areas that clearly identify all recycling and solid waste collection and loading areas and the materials accepted therein. (From CIWMB Model Ordinance) A variety of hazardous wastes, both liquid and solid, would be generated in small quantities by the proposed auto dealerships and other commercial uses that could be developed in accordance with the Specific Plan. These wastes must be safely stored while awaiting disposal, and there are no waste disposal facilities within Riverside County currently accepting such wastes. Special provisions, therefore, must be made to properly store and dispose of the project's hazardous wastes, to avoid unlawful and unsafe disposal of such materials. Changes or alterations have been required in, or incorporated into, the project which mitigate or avoid this potentially significant effect, as follows: e. Prior to occupancy of each phase of the project, the managers of the auto dealerships, any other businesses within the proposed auto mall area that generate hazardous wastes, and the mixed -use, regional commercial center, shall prepare programs for the proper storage, collection, identification, and disposal of industrial chemical and hazardous material wastes. Such programs may, for example, include current waste disposal practices such as contracting with State licensed, private firms for the collection of waste materials, for use by the same or other firms who produce new products from the recycled wastes and/or who transport such wastes to properly licensed and permitted disposal facilities. These hazardous waste management programs shall be prepared and implemented to the satisfaction of the Riverside County Fire Department and the City of La Quinta. Prior to the issuance of any occupancy permit by the City, the occupant shall verify, in writing, that the occupant has complied with all applicable Federal, State, County and City requirements for the handling and disposal of hazardous waste material, and shall file an annual report with the City Community Development Department reporting the types of hazardous waste generated and methods of waste disposal. The annual report shall include evidence of proper disposal with a California -certified hazardous waste disposal company. 7. Aesthetics: Proposed berming provided along Highway ill would not fully screen views of vehicles in regular new vehicle display areas located between the special vehicle display pads along Highway 111 or vehicles displayed on the rest of the dealership pads. This is not consistent with the standards in Section 9.150.L.1 of the La Quinta Municipal Code for the screening of parking areas and the Highway 111 Design Theme guidelines for screening "outdoor storage/display areas." This inconsistency is represents a significant aesthetic impact. Unscreened views of entrances in and out of dealership/repair buildings on Pads �1�,�2,^ PACHRISTRSEIRFind.WPD 18 and 3 would also be a significant aesthetic impact. Changes or alterations have been required in, or incorporated into, the project which mitigate or avoid these potentially significant effects, as follows: a. All auto dealership regular vehicle display areas and service area entrances shall be fully screened from view from Highway 111 and Adams Street by landscaping, walls and/or berms in accordance with Section 9.150.L.1 of the La Quinta Municipal Code and the Highway 111 Design Theme. Based on the previous mitigation measure, the possibility exists for solid, masonry screening walls to be constructed along the Highway 111 and Adams Street frontages that would be aligned in a straight line along the interior edge of the landscape setback along both frontages. This straight-line wall design would conflict with Section 9.150L.3.b. of the La Quinta Municipal Code, which states that screening walls should not be constructed in long, straight stretches, to prevent visual monotony. This is considered a significant impact. Changes or alterations have been required in, or incorporated into, the project which mitigate or avoid this potentially significant effect, as follows: b. Any screening walls constructed along the Highway 111 and Adams Street frontages shall incorporate a design that avoids a monotonous visual effect, through a meandering alignment, use of offsets, periodic variations in materials, texture, or colors or other measures which achieve the desired effect. C. Significant and Unavoidable Impacts 1. Air Quality: Construction period emissions would exceed thresholds of significance recommended by the South Coast Air Quality Management District (SCAQMD), resulting in short-term, significant air quality impacts. The following changes or alterations have been required in, or incorporated into, the project which would reduce the volume of such emissions to the extent considered feasible, but not to below less than significant levels. a. The project developer shall prepare and implement a construction management plan, as approved by the City of La Quinta, which includes the following measures recommended by the SCAQMD, or equivalently effective measures approved by the SCAQMD: (1). Configure construction parking to minimize traffic interference. (2). Provide temporary traffic controls during all phases of construction activities to maintain traffic flow (e.g., flag person). (3). Schedule construction activities that 1'1 . P1CHRISTRSEIRFind.WPD 19 1 ' ') % I affect traffic flow on the arterial system to off-peak hours. (4). Reroute construction trucks away from congested streets. (5). Consolidate truck deliveries when possible. (6). Provide dedicated turn lanes for movement of construction trucks and equipment on- and off -site. (7). Prohibit truck idling in excess of two minutes. (8). Maintain equipment and vehicle engines in good condition and in proper tune as per manufacturers' specifications and per SCAQMD rules, to minimize exhaust emissions. (9). Suspend use of all construction equipment operations during second stage smog alerts. Contact the SCAQMD at 800/242-4022 for daily forecasts. (10). Use electricity from power poles rather than temporary diesel- or gasoline -powered generators. (11). Use methanol- or natural gas -powered mobile equipment and pile drivers instead of diesel if readily available at competitive prices. (12). Use propane- or butane -powered on -site mobile equipment instead of gasoline if readily available at competitive prices. b. The developer shall prepare and implement a PMI, Plan based on she measures of SCAQMD Rule 403, Fugitive Dust, which are in effect at the time of development. The following measures are currently recommended to implement Rule 403, Fugitive Dust. These measures have been quantified by the SCAQMD as being able to reduce dust generation between 30 and 85 percent depending on the source of the dust generation. (1). Apply approved non -toxic chemical soil stabilizers according to manufacturer's specification to all inactive construction areas (previously graded areas inactive for four days or more). (2). Replace ground cover in disturbed areas as quickly as possible. (3). Enclose, cover, water twice daily, or apply approved soil binders to exposed piles (i.e., gravel, sand, dirt) according to manufacturers' specifications. (4). Water active grading sites at least twice daily. P:\CHRISTI\SEIRFind.WPD 20 `+ (5). Suspend all excavating and grading operations when wind speeds (as instantaneous gusts) exceed 25 mph. (6). Provide temporary wind fencing consisting of three- to five-foot barriers with 50 percent or less porosity along the perimeter of sites that have been cleared or are being graded. (7). All trucks hauling dirt, sand, soil, or other loose materials are to be covered or should maintain at least two fee'- of freeboard (i.e., minimum vertical distance between top of the load and the top of the trailer), in accordance with Section 23114 of the California Vehicle Code. (8). Sweep streets at the end of the day if visible soil material is carried over to adjacent roads (recommend water sweepers using reclaimed water if readily available). (9). Install wheel washers where vehicles enter and exit unpaved roads onto paved roads, or wash off trucks and any equipment leaving the site each trip. (10). Apply water three times daily or chemical soil stabilizers according to manufacturers' specifications to all unpaved parking or staging areas or unpaved road surfaces. (11) . Enforce traffic speed limits of 15 mph or less on all unpaved roads. Operational emissions (primarily traffic exhaust) would exceed thresholds of significance recommended the SCAQMD, resulting in long-term, significant air quality impacts. The following changes or alterations have been required in, or incorporated into, the project which would reduce the volume of such emissions to the extent considered feasible, but not to below less than significant levels. C. Where applicable, business owners and operators shall implement all rules and regulations adopted by the Governing Board of the SCAQMD which are applicable to their individual commercial use (such as Rule 402, Nuisance, Rule 1102, Petroleum Solvent Dry Cleaners, Rule 1111, NO.. Emissions from Natural Gas -Fired, Fan -Type Central Furnaces, Rule 1146, Emissions of Oxides of Nitrogen from Industrial, Institutional, and Commercial Boilers, Steam Generators, and Process Heaters) and which are in effect at the time of occupancy. d. Where feasible, use solar or low emission water heaters to reduce natural gas consumption and emissions. e. Use energy -efficient and automated controls for air conditioners to reduce energy consumption and emissions. n ,- PACHRISTRSEIRFind.WPD 21 ' v f. Use automatic lighting on/off controls and energy -efficient lighting to reduce electricity consumption and associated emissions. g. Use light-colored roofing materials as opposed to dark roofing materials. These materials would reflect, rather than absorb, sunlight and minimize heat gains in buildings. This measure would lessen the overall demand for mechanical air conditioning systems. h. Comply with Title 24 of the California Code of Regulations which are current at the time of development. i. If any drive -through windows are proposed at a later date on the commercial portion of the site, traffic flow at these drive-throughs shall be improved by designing separate windows for different functions and by providing temporary parking for orders not immediately ready for pickup. j. Provide bicycle facility improvements on the project site with access to off -site roadways. k. Implement all mitigation measures identified in Section 5.5, Transportation and Circulation for intersection improvements that would reduce traffic congestion. 1. Implement an on -site vehicle circulation plan to reduce vehicle queuing. M. Provide on -site pedestrian facility improvements. II. CUMULATIVE IMPACTS A. Impacts Determined to be Less than Significant 1. Potential Secondary Land Use Effects: No significant cumulative impacts are anticipated. 2. Geotechnical Considerations: This project would not contribute to cumulative impacts involving geological hazards or features on any other sites. 3. Transportation and Circulation: Cumulative traffic in the Year 2000 would not degrade levels of service below City standards at 13 of 15 study area intersections. Year 2005 cumulative traffic volumes would not degrade levels of service below City standards at 11 of 15 study area intersections. 4. Air OualiLy: The project would be consistent with the AQMP forecasts for this area, be consistent with the air quality -related regional plans, and should not jeopardize attainment of state and federal ambient air quality standards in the Coachella Valley. Its cumulative air quality impacts are, PACHRISTI\SEIRFind.WPD 22 ,� therefore, not significant. 5. Noise: Project traffic would add to cumulative traffic volumes on the surrounding street system, near several sensitive receptor locations. The projected noise levels along the affected roadways would not exceed City standards. 6. Public Services: This project would not contribute to significant cumulative impacts on County Fire Department, County Sheriff Department or private emergency medical services. 7. Aesthetics: Project development would continue expansion of commercial development along Highway 111 corridor as envisioned in the La Quinta General Plan. No significant cumulative aesthetic impacts are anticipated along the Highway 111 corridor. 8. Cultural Resources: This project would not contribute to any significant cumulative impacts involving cultural resources. B. Impacts That Could be Significant, But are Mitigable to Less Than Significant Levels 1. ,Hydrology and Water Ouality: Uncontrolled grading and site preparation activities could result in erosion and runoff of loose soils and other contaminants that could adversely affect downstream water quality. Changes or alterations have been required in, or incorporated into, the project which mitigate or avoid this potentially significant effect, as follows: a. Prior to the issuance of any grading permits, a stormwater pollution prevention plan (SWPPP) shall be completed, to the satisfaction of the Colorado Regional Water Quality Control Board and the City of La Quinta. The SWPPP shall include measures to minimize the generation of fugitive dust, prevent erosion and prevent and contain hazardous materials spills. Specific elements of the SWPPP may include, but are not limited to: (1) . Dust controls as specified in project PM1, plan (see Section 5.6, Air Quality, for further description). (2). Installation of sand bags at existing and proposed storm drain inlets after rough grading gravel (3). Soil stabilizing of future phase areas (4). Covering construction access roads with (5). Watering site throughout grading (6). Minimize the number of separate construction and vehicle storage and staging areas, to simplify the PACHRISTI\SEIRFind.WPD 23 collection and disposal of contaminants. (7). Identifying the location of fuel storage areas. (8). Erect barriers around vehicle storage and staging areas and around fuel storage areas, to prevent intrusion by unauthorized persons after construction hours (9). An ongoing monitoring plan, to ensure that water quality controls are repeated and properly implemented in subsequent construction phases. The monitoring plan should include objectives, parameters for monitoring, schedules, evaluation and actions required. Provide regular monitoring reports, throughout each construction phase. 3. Biological Resources: Loss of potential on -site habitat for the Coachella Valley fringe -toed lizard species would contribute to the net cumulative loss of habitat for this threatened species. Changes or alterations have been required in, or incorporated into, the project which mitigate or avoid this potentially significant effect, as follows: a. The project applicant shall pay $600 per acre developed to the City of La Quinta as part of the Coachella Valley fringe--oed lizard mitigation plan. 4. Transportation and Circulation: Cumulative development traffic in the Year 2000 would degrade levels of service below City standards at two of 15 study area intersections. Year 2005 cumulative traffic volumes would degrade levels of service below City standards at four of 15 study area intersections. Changes or alterations have been required in, or incorporated into, the project which mitigate or avoid this potentially significant effect, as follows: e. Construct intersection improvements, as identified in Table 10 of the SEIR. The project developer(s) shall participate in the construction of traffic improvements at affected locations in the City's arterial network, through payment of required Infrastructure Development Fees. f. The project developer(s) shall consult with the Sunline Transit Agency to consider expanding service within the area. g. Prior to the issuance of building permits for any individual or combined site development involving at least 100 employees,, prepare TDM plans for City approval, in accordance with Section 9.180 of the La Quinta Municipal Code. The TDM plans shall also satisfy the requirements of SCAQMD Rule 2202, and shall be reasonably calculated to achieve an average vehicle occupancy rate (VOR) of 1.3. The TDM plan shall also indicate specific strategies and guidelines to reduce the number of single -occupant vehicle trips and increase the amount of non -vehicular transportation. PACHRISTRSEIRFind.MD 24 h. To accommodate future bus service on key roadways, the project developer(s) shall plan transit stops at the far side of major intersections and at locations which would not conflict with peak hour traffic flows (see Figure 20 [of the certified EIR] for suggested locations). Pedestrian access to the bus stops shall be provided. Actual transit stop locations shall be coordinated with the Sunline Transit Agency. i. The project developer(s) shall provide on -site bike racks on the commercial portion of the project to encourage the use of bicycles as an alternative means of transportation. j. The project developer(s) shall designate a portion of the commercial retail parking area to encourage employee ride sharing. 4. Water Distribution and Storage: Cumulative and long-term water demand throughout La Quinta and the rest of the CVWD service area could result in significant overdrafting of available groundwater supplies and could result in water shortages at various times and in various places within the valley. Changes or alterations have been required in, or incorporated into, the project which mitigate or avoid this potentially significant effect, as follows: a. The City of La Quinta will continue to cooperate with CVWD strategies to manage regional water supplies and distribution facilities. Examples of such strategies currently being implemented or under consideration as part of the CVWD's water management planning program include: (1). To meet the projected regional water demand for the year 2015, CVWD has estimated that another 220 acres of ponds for recharge would be needed in the lower valley. This would allow for percolation of approximately 82,000 acre feet of water per year. If such ponding areas cannot be found in the lower valley, the needed replenishment could be made up by converting current well users (farmers, fish farmers, golf courses and duck clubs) to canal water or other surface sources in the lower valley. (2). Additional replenishment could be achieved through importation of another 41,000 acre feet to supplement groundwater recharge efforts in the upper valley, conserving an additional 25,000 acre feet of water after initial use for fish farms, increasing reclaimed water use on golf courses by 11,000 acre feet, implementing conservation measures on golf courses to save an additional 9,000 acre feet and improving agricultural conservation to save another 5,000 acre feet. It is anticipated that most of the money required to implement and operate CVWD's water plan would come through assessments collected from pump owners for the cost of replacing the amount of water they extract from the basin. Major groundwater users in the upper valley, including the CVWD, have been paying such fees for nearly 20 years. k . PACHRISTRSEIRFind.WPC 25 cf `1 C. Significant and Unavoidable Impacts 1. Solid Waste Disposal: Existing landfill capacity in Riverside County is projected to be exhausted by the year 2008, approximately three years after the anticipated time of full project occupancy. The project's ongoing, long-term solid waste generation, therefore, would contribute to significant cumulative impacts on the valley -wide and county -wide solid waste disposal systems. The proposed Specific Plan Amendment, however, provides flexible design scenarios which have the potential to generate less solid waste and, therefore, less cumulative demand for waste disposal than the approved project. The following changes or alterations have been required in, or incorporated into, the project which would reduce the project's solid waste impacts to the extent considered feasible, but would not reduce the impact to less than significant levels if regional solutions to the county's solid waste disposal facilities needs are not developed by the year 2008. a. Green waste generated on the project site shall be treated in such a way as to avoid disposal in landfills. This may be accomplished, for example, by composting either on -site or at approved facilities and mulching for use on- and off -site. b. Prior to the issuance of building permits for each phase of the project, a solid waste management program shall be approved for that portion of the site or for larger areas if more efficient-, by the City of La Quinta. These programs shall maximize the recycling potential of packaging materials (cardboard), mixed papers, and scrap ferrous materials, and shall include designated areas for trash separation bins which are accessible to waste haulers, and identification of materials that are to be recycled. The following provisions shall be considered in the preparation of the plans: (1). Locate recycling/separation areas in close proximity to dumpsters for non-recyclables, elevators, loading docks, and primary internal and external access points. (From CIWMB Model Ordinance) (2). Locations of recycling/separation areas shall not conflict with any applicable federal, state or local laws relating to fire, building, access, transportation, circulation, or safety. (3). Locate recycling/separation areas so they are convenient for those persons who deposit, collect, and load the recyclable materials. (From CIWMB Model Ordinance) (4). Place recycling containers/bins so that they do not block access to each other. (5). Solid waste collection/recycling areas are to be compatible with nearby structures, secure, protected against adverse environmental conditions, clearly marked, adequate in capacity, number and distribution, and contain a sufficient number of bins, to serve the recycling needs of the development. (From 113 PACHRISTI\SEIRFind.WPD 26 CIWMB Model Ordinance) (6). Design and construct collection/recycling areas to accommodate front -loader packing trucks, including maneuvering room. (From CIWMB Model Ordinance) (7). Design and construct driveways and/or travel aisles with adequate width and maneuverability space for unobstructed garbage collection vehicle access and clearance. (From CIWMB Model Ordinance) (8). Post signs at all access points of the recycling areas that clearly identify all recycling and solid waste collection and loading areas and the materials accepted therein. (From CIWMB Model Ordinance) III. ALTERNATIVES CONSIDERED AND REJECTED Five alternatives to the approved Specific Plan were evaluated in the Original EIR. The alternatives compared the environmental advantages and disadvantages of different land uses and a different site location as a means of reducing or avoiding the significant impacts that would occur with the approved project. These alternatives are as follows along with the reasons that they were rejected: A. Reduced Density Alternative: Rejected as infeasible because it would not meet the project objective for return on investment in the subject property. Furthermore, this alternative would not be environmentally superior to the project, with respect to net environmental impact. B. Hotel/Golf/Office Alternative: Rejected as infeasible because it is not capable of being accomplished in a successful manner within a reasonable period of time. A completely different site plan would have to be developed, at extra cost and several months of additional time, and new tenants would have to be found who would enter into an agreement with the developer to occupy the commercial spaces created by this alternative development. These considerations represent substantial obstacles that would preclude the successful implementation of this alternative in a reasonable period of time, and, according to the applicant, this alternative would not satisfy their objective for return on investment in this property. Furthermore, this alternative would not be environmentally superior to the project, with respect to net environmental impact. C. Alternative Site Location: Rejected as infeasible because it is not capable of being accomplished in a successful manner within a reasonable period of time. A completely different site plan would have to be developed, at extra cost and several months of additional time. Furthermore, the project applicant does not own or have any substantial interest in this alternative site, and it is not known whether the property owner would sell the property to this project applicant or if the applicant would be PACHRISTI\SEIRFind.WPD 27 able to acquire the property on terms satisfactory to the applicant, the alternative site property owner and the occupants of the proposed auto mall. These considerations represent substantial obstacles that would preclude the successful implementation of this alternative in a reasonable period of time, and, according to the applicant, would not satisfy their objective for return on investment in this property. Furthermore, this alternative would not be environmentally superior to the project. D. No -Project, Existing Conditions Alternative: Rejected as infeasible because it does not accomplish the objectives of the Land Use Element of the La Quinta General Plan which designates this site for Mixed/Regional Commercial uses. The purpose of this designation is to strengthen the City's economic base and provide a range of commercial and/or institutional services for the community. The City has not identified this site for acquisition for any public needs. Furthermore, this alternative would not accomplish the applicant's objective of obtaining a return on investment in this property. E. No -Project, Mixed/Regional Commercial Alternative: Rejected because it would result in a greater level of environmental impact than the project. Through the approval of the Specific Plan, the City of La Quinta agreed that the approved Specific Plan provided the best opportunities for the development of the site. The proposed Specific Plan Amendment provides four flexible development scenarios for the site to be built -out and operated depending on the prevailing market conditions. These four development scenarios are, in essence, additional alternatives to the approved Specific Plan that can be feasibly implemented. IV. CHANGES IN IMPACT POTENTIAL The proposed changes to the Original Project would have the same or similar impacts as the Amended Project with the exception of Hydrology and Water Quality, and Aesthetics. The SEIR concluded that some of the runoff from the north sides of Pads 1, 2, and 3 in Development Scenarios 1 through 3 would drain into the landscape setback from Highway 111. The depths of the catch basins are not consistent with the Highway 111 Design Theme or the La Quinta Municipal Code. In addition, proposed berming provided along Highway ill would not fully screen views of vehicles in regular new vehicle display areas located between the special vehicle display pads along Highway ill or vehicles displayed on the rest of the dealership pads. This is not consistent with the standards in Section 9.150.L.1 of the La Quinta Municipal Code for the screening of parking areas and the Highway 111 Design Theme guidelines for screening "outdoor storage/display areas." Unscreened views of entrances in and out of dealership/repair buildings on Pads 1, 2, and 3 would occur. These impacts are significant and would not occur with the Original Project. Changes or alterations have been required in, or incorporated into, the project which mitigate these PICHRISTRSEIRFind.WPD 28 J impacts to less than significant levels. Therefore, the Amended Project does not have any new or substantially increased significant unavoidable impacts beyond those previously analyzed in the Original EIR. P:\CHRISTI\SEIRFind.WPD 29 PLANNING COMMISSION RESOLUTION 98- A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF LA QUINTA, CALIFORNIA, RECOMMENDING TO THE CITY COUNCIL APPROVAL OF SPECIFIC PLAN 97-029, AMENDMENT #1 CASE NO.: SPECIFIC PLAN 97-029, AMENDMENT #1 APPLICANT: STAMKO DEVELOPMENT CO. WHEREAS, the Planning Commission of the City of La Quinta, California did on the 13th day of October, and the 10th day of November, 1998, hold duly noticed Public Hearings to consider amending Specific Plan 97-029 to create an 87 acre development consisting of three planning areas housing four development scenarios for automobile sales/services and a retail complex, located on the south side of Highway 111, between Adams Street and Dune Palms Road; and more particularly described as: A PORTION OF THE SOUTHWEST AND NORTHWEST 1/4 SECTION OF 29, T5S, R7E WHEREAS, the City Council of the City of La Quinta, California did on the 15th day of July, 1997, approve and adopt under Resolution 97-64 for Specific Plan 97-029 the development plans for an 87 acre, three phase mixed commercial development located at the southeast corner of Adams Street and Highway 111; and, WHEREAS, said Specific Plan complies with the requirements of "The Rules to Implement the California Environmental Quality Act of 1970" as amended (Resolution 83-63). The Community Development Department completed Environmental Assessment 97-337 for the original project. An Environmental Impact Report, State Clearinghouse No. 97011055 was certified by the City Council in 1997, for this project. A supplemental EIR has been prepared for the proposed Specific Plan, Site Development Permit and Development Agreement Amendments; and, WHEREAS, at said Public Hearing, upon hearing and considering all testimony and arguments, if any, of all interested persons wanting to be heard, said Planning Commission did make the following mandatory findings to justify recommending approval to the City Council of said amended Specific Plan: That the proposed amended Specific Plan is consistent with the goals and policies of the La Quinta General Plan in that the property is designated Mixed/Regional Commercial which permits the uses proposed for the property and is consistent with the goals, policies and intent of the General Plan Land Use Element (Chapter 2) provided conditions are met. P:\CHRISTI\peresoSP97-029.wpd Planning Commission Resolution 98- 2. That the amended Specific Plan will not create conditions materially detrimental to the public health, safety and general welfare in that development, per the amended Specific Plan, will provide for extensive public improvements and conforms to good land use practice by encouraging a long-range, comprehensive approach to development of a major regional automobile sales/services and mixed commercial complex. 3. The amended Specific Plan is compatible with the zoning of adjacent properties in that the site is bounded by compatible Mixed/Regional (commercially zoned) designated properties with the exception of the area to the west, across Adams Street that is designated Low Density and High Density Residential. The Supplemental EIR mitigation measures will ensure potentially negative impacts, such as noise and lighting will be reduced to a level of insignificance by landscape buffers, walls, site configurations and shielding to prevent glare and spillage. 4. The amended Specific Plan is suitable and appropriate for the subject property provided the Supplemental EIR mitigation measures and Conditions of Approval are met. 5. That the proposed amended Specific Plan is a detailed plan for development in a specific area; further review of individual buildings will be required under a Site Development Permit process at which time project related conditions will be attached to mitigate impacts. NOW, THEREFORE, BE IT RESOLVED by the Planning Commission of the City of La Quinta, California, as follows: 1. That the above recitations are true and constitute the findings of the Planning Commission in this case; 2. That it does hereby recommend approval of the above described amended Specific Plan request for the reasons set forth in this Resolution, and subject to the attached Conditions of Approval. PASSED, APPROVED, and ADOPTED at a regular meeting of the La Quinta Planning Commission, held on this 10th day of November, 1998, by the following vote, to wit: AYES: NOES: ABSENT: ABSTAIN: P:\CHRISTI\peresoSP97-029.wpd Planning Commission Resolution 98- ROBERT T. TYLER, Chairman City of La Quinta, California ATTEST: JERRY HERMAN Community Development Director City of La Quinta, California P:\CIIRISTI\peresoSP97-029.wpd PLANNING COMMISSION RESOLUTION 98- CONDITIONS OF APPROVAL - RECOMMENDED SPECIFIC PLAN 97-029, AMENDMENT #1 MIXED COMMERCIAL REGIONAL PROJECT NOVEMBER 10, 1998 GENERAL CONDITIONS OF APPROVAL 1. Developer (or property owner) agrees to indemnify, defend and hold harmless the City of La Quinta in the event of any legal claim or litigation arising out of the City's approval of this project. The City of La Quinta shall have the right to select its defense counsel in its sole discretion. Prior to issuance of the first building permit the applicant shall revise the Specific Plan as follows: 2. Section 2.10.2 - Site Plan (p.181- The second sentence shall read, "The required landscape buffer adjacent to Adams Street will have two feet to three feet high berming from Highway 111 south to Auto Center Drive." The third sentence will read, "Significant building setbacks are proposed along Highway 111 and Adams Street." 3. Section 2.30.3 - On Site Retention (p.26) - Change the third sentence of the second paragraph, "...will be" to "shall" and delete "...with the exception that a deviation shall be permitted on the north sides of Pads 1, 2, and 3 under Development Scenarios #1, #2 and #3 from this design theme." Revise remainder of sentence to read, "Parcels 1, 2, and 3 storm water shall not be allowed to drain into neither the Highway 111 nor Adams Street landscape setback in accordance with Zoning Code Section 9.100.040.B.7." 4. Section 2.40.1-CVWD Well Site (p. 28) -Change the third sentence to read "Under Development Scenario 1, the well site should be in the southwest corner of Planning Area ll, subject to CVWD's final approval." Change the fifth sentence to read "Any exhibit in this Specific Plan under Development Scenarios 1,2,3, and 4 visually showing the well site in a specific location which conflicts with the language in this paragraph, this language will control." 5. Section 2.40.3 - Electrical Plan (p.28) - Combine the fourth and fifth sentence to read "The District will require installation of underground facilities from the District substation at Jefferson Street and 48th Avenue to the southeast corner of Highway 111 and Adams Street which is approximately 4,950 feet. Replace Exhibit 9 showing the electrical system with the new exhibits submitted with the responses. PAC11RISTI\CCC0A-SP97-029.wpd 1 Planning Commission Resolution 98- Conditions of Approval - Recommended Specific Plan 97-029 -Mixed Regional Commercial Project November 10, 1998 6. Section 2.50.1 - Phasing Description (p.45) - In the second to last sentence delete "at" and replace with "not to exceed". 7. Section 2.50.2 - Infrastructure Phasing (p.48) - Replace paragraphs 1 and 3 as follows: Paragraph 1: Planning Area #1 improvements, under all four Development Scenarios, will include the westerly frontage portion of Highway 111 for full half street improvements (excluding the median, curb, and gutter), landscape parkway, necessary infrastructure extensions, upgrade and relocation of the existing traffic signal at Highway 111/Adams Street, and the completion of the Highway 111/La Quinta Drive intersection and traffic signal, if required by Caltrans, and if developed from La Quinta Drive to Adams Street and the frontage of Adams Street for full half improvement (including the full landscaped median) under Development Scenarios 1, 2, and 3 (curb/gutter, landscape parkway, and necessary infrastructure extensions) from Highway 111 to 471h Avenue. Auto Centre Drive and Auto Centre Way north will be completed with Planning Area #1 under Development Scenarios 1, 2, and 3 along with the necessary onsite infrastructure improvements located within the private street and public right of way. Under Development Scenarios 1, 2, and 3 La Quinta Drive will be completed to Auto Centre Drive. Utilities will be extended to the site as necessary. Paragraph 3: Planning Area #3 improvements under all four Development Scenarios will include the easterly frontage portion of Highway 111 for full street improvements (excluding the median, curb, and gutter), landscape parkway necessary infrastructure extensions and completion of the Highway 111/La Quinta Drive intersection and traffic signal, if required by Caltrans, and if first developed from La Quinta Drive to the east property line. Under Development Scenarios 2 and 3 the completion of La Quinta Drive south of Auto Centre Drive will depend on the ultimate users and the configuration of the buildings as required under a development application approval. Under Development Scenario 4 the completion of La Quinta Drive south of Highway 111 will depend upon the ultimate users and the configuration of the buildings as required by the City under development application approval. Add to the first sentence in the second paragraph, "the developer will be responsible for paying 50% of the cost of the Adams Street median from 47th Avenue to the south property line." P:\CI IRISTI\COCOA-SP97-029.wpd 2 Planning Commission Resolution 98- Conditions of Approval - Recommended Specific Plan 97-029 -Mixed Regional Commercial Project November 10, 1998 8. Section 2.50.3.7. - Lighting Auto Mall (p.50) - Delete "Highway 111" in the fifth sentence. After the fifth sentence add a new sentence, "Along the back of the Highway 111 landscape setback, the 24 foot high light poles will be spaced approximately 50 feet on center." 9. Section 2.50.4.1.1. - Site Plan - Auto Mall (p.521- Revise the last sentence of the fourth paragraph to read, "...shall be designed to screen the regular vehicle display and soften the appearance of the storage walls from Highway 111." 10. Section 2.50.4.1.3. - Special Events - Automall (p.54) - Delete, "and approved" in the last sentence. 11. Section 2.60.1 - Overview (p.55) - Revise third sentence to indicate that Highway 111 right of way will be dedicated in fee simple to the City. 12. Section 2.60.4.1. - La Quinta Drive (p.57� - Revise the last part of the last sentence. All street access shall be at approved curb cut locations. 13. Section 2.70.1 - Landscape Concept (p.59) - Revise the last sentence to read, "with the exception of Highway 111 and Adams Street, most landscape areas..." 14. Section 2.70.2 -Landscape Development Standards (p.59) - Delete any reference to eliminating flowering trees from the plant pallette. Add to the end of the sentence "and Highway 111 Design Guidelines". 15. Section 2.80.1.1 - Signage - Auto Mall Centre (p.62- Add to the second sentence "by allowing the potential for nine deal identification sign...." revise the second to last sentence in the first paragraph, "Identification sign at the entrance to Adams Street 'will' be allowed" to "may" be allowed. Also, delete in this sentence "if applicable" and add at the end of this same sentence "under Development Scenarios 1, 2, and 3. Specify that wall signs shall not be allowed on the north building elevations in Planning Area #1 if for Development Scenarios #1, #2, #3. A. In the last sentence delete "approval" and replace with "review and recommendation". B. Delete "Highway 111" in that secondary signs do not need to be seen from this highway. C. Delete "and approved" from the sentence. P:\C11RISTI\CCCOA-SP97-029.wpd 3 Planning Commission Resolution 98- Conditions of Approval - Recommended Specific Plan 97-029 -Mixed Regional Commercial Project November 10, 1998 16. 2.80.1.2.0 - Signage - Mixed Regional Commercial Centre (p 63) - Replace "shall" with "may" in the first and second sentences. Please delete the following sentence from the second paragraph, "Single freestanding building uses may use freestanding monument signage within the Centre and will not be allowed along the Highway 111 street frontage." 17. Exhibits 5-12 (Also Pages 22-24, 30-44 & 71-74) - Remove property line bisecting the landscape setback at the north property line of the CVWD well site. The applicant shall landscape and arrange for perpetual maintenance of the landscape setbacks along all public street frontage of the land encompassed by Tentative Map 28525. 18. Exhibits 22-25 - Revise "Drainage Concept" text and drainage flow arrows from exhibits to reflect requirement that only Highway 111 runoff may be retained in the landscape setback. All other drainage shall be retained on -site. 19. Exhibit 11 (p.56) - Revise Section C-C of La Quinta Drive exhibit to indicate a ten - foot median (total width) and 27-foot travel lanes. MISCELLANEOUS 20. In the event of a conflict between the conditions listed herein and the provisions of the Development Agreement between the applicant and the City, the provisions of the Development Agreement shall prevail unless such action or interpretation would result in violation of any applicable local, state, or federal law. 21. The Conditions of Approval for Tentative Map 28525 are incorporated into and apply to this Specific Plan with the exception of the following items over which conflicting provisions of the Specific Plan, as conditioned herein, shall prevail: Condition No. 36 with respect to storm water retention in landscape setbacks, Condition No. 45A1 with respect to the Highway 111 median, and Condition No. 46 with respect to allowable access points. v PAC11RISTI\COCOA-SP97-029.wpd 4 PLANNING COMMISSION RESOLUTION 98- A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF LA QUINTA, CALIFORNIA, RECOMMENDING TO THE CITY COUNCIL APPROVAL OF SITE DEVELOPMENT PERMIT 97-603, AMENDMENT #1 FOR THE DEVELOPMENT PLANS FOR THREE AUTOMOBILE DEALERSHIPS CASE NO.: SITE DEVELOPMENT PERMIT 97-603, AMENDMENT #1 APPLICANT: STAMKO DEVELOPMENT CO. WHEREAS, the Planning Commission of the City of La Quinta, California, did on the 131h day of October, and 10th day of November, 1998, hold a duly noticed Public Hearing to review the amended development plans for three auto dealerships located at the southeast corner of Adams Street and Highway 111, more particularly described as: A PORTION OF THE SOUTHWEST AND NORTHWEST 1/4 SECTION OF 29, T5S, R7E WHEREAS, the City Council of the City of La Quinta, California did on the 151h day of July, 1997, under Resolution 97- 66 approve and adopt the development plans for five auto dealerships located at the southeast corner of Adams Street and Highway 111; and, WHEREAS, said amended Site Development Permit has 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 completed Environmental Assessment 97-337 for the original project. An Environmental Impact Report, State Clearinghouse No. 97011055 was certified by the City Council in 1997, for this project. A Supplemental EIR has been prepared for the proposed Specific Plan, Site Development Permit and Development Agreement amendments; and, WHEREAS, at said Public Hearing, upon hearing and considering all testimony and arguments, if any, of all interested persons wanting to be heard, said Planning Commission did make the following mandatory findings of approval to justify a recommendation for approval of said Site Development Permit 97-603, Amendment #1: 1. The proposed car dealerships are consistent with the City's General Plan in that the property is designated Mixed/Regional Commercial (M/RC). The Land Use Element (Policy 2-3.1) of the 1992 General Plan Update allows automobile sales/services as a conditional use. The project is consistent with the goals, policies and intent of the La Quinta General Plan Land Use Element (Chapter 2) provided conditions are met. P AC H RISTI\PCResoSD P97-603.wpd Planning Commission Resolution 98- 2. The proposed auto dealerships are consistent with the goals and objectives of the La Quinta Centre Specific Plan in that the project is a permitted use and will comply with the development standards and design guidelines provided conditions are met. 3. The development of auto dealerships will be consistent with the City's Zoning Code and the La Quinta Centre Specific Plan provided conditions are met. 4. The site design of the proposed project is compatible with the high quality of commercial development on Highway 111 provided conditions are met. 5. The landscape design along Highway 111 will conform with the City's Highway 111 Landscape Design Guidelines, subject to conditions. The Adams Street landscape setback is also of a high quality landscape design provided conditions are met. 6. The architectural design of the project is compatible with development on Highway 111 in that it is a similar scale of other developments in the area; the building materials will be aesthetically pleasing, and provide a blend of varied surfaces and variety of textures, provided conditions are met. 7. The sign design of the project will provide building identity using common elements of size, color, and materials. NOW, THEREFORE, BE IT RESOLVED by the Planning Commission of the City of La Quinta, California, as follows: 1. That the above recitations are true and constitute the findings of the Planning Commission in this case; 2. That it does recommend approval to the City Council of Site Development Permit 97-603, Amendment #1 for the reasons set forth in this Resolution and subject to the attached conditions. PASSED, APPROVED, and ADOPTED at a regular meeting of the La Quinta City Planning Commission, held on the 101h day of November, 1998, by the following vote, to wit: AYES: NOES: ABSENT: ABSTAIN: PACHRISTI\PCResoSDP97-6C3.wpd �' 'J Planning Commission Resolution 98- ROBERT T. TYLER, Chairman City of La Quinta, California ATTEST: JERRY HERMAN Community Development Director City of La Quinta, California P ACH RISTI\PCResoSD P97-603.wpd PLANNING COMMISSION RESOLUTION 98- CONDITIONS OF APPROVAL - RECOMMENDED SITE DEVELOPMENT PERMIT 97-603, AMENDMENT #1 THREE AUTO DEALERSHIPS NOVEMBER 10, 1998 GENERAL CONDITIONS OF APPROVAL 1. The development shall comply with the La Quinta Centre Specific Plan, Specific Plan Amendment #1 97-029 (on file in the Community Development Department), the approved exhibits and the following conditions, which shall take precedence in the event of any conflicts with the provisions of the Specific Plan. 2. Exterior lighting for the project shall comply with the City's "Dark Sky" Lighting Ordinance. Lighting Plans shall be approved by the Community Development Department Director prior to issuance of building permits. All exterior lighting shall be down -shining and provided with shielding to screen glare from adjacent streets and residential property to the west and south, to the satisfaction of the Community Development Department Director. Parking lot light standards shall be a maximum of 24-feet in height. All parking lot lights shall be shielded along the west property line (Parcels 5, 6, & 7) and landscape lighting shall be installed adjacent to Adams Street. 3. Provide adequate trash and recycling areas for each phase for approval by the Community Development Department Director prior to issuance of the first building permit per phase. The plan will be reviewed for acceptability by applicable trash company prior to review by the Community Development Department Director. 4. Prior to issuance of any grading or building permits, or ground disturbance, mitigation measures as recommended by the Archaeological Assessment for the site shall be completed at the applicant/developer's expense. This consists of having an archaeological monitor on site during grading and earth disturbance operations. A final report shall be submitted for acceptance by the Historic Preservation Commission prior to issuance of the Certificate of Occupancy of the first building. 5. Handicap access, facilities and parking shall be provided per State and local requirements. 6. Prior to any site disturbance being permitted, including construction, preliminary site work and/or archaeological investigation, the project developer shall submit and have approved a Fugitive Dust Control Plan (FDCP), in accordance with Chapter P:\CHRISTI\PCC0A-SDP97-603.wpd Planning Commission Resolution 98- Site Development Permit 97-603, Amendment #1 Conditions of Approval - Auto Dealerships 6.16 of the La Quinta Municipal Code. The plan shall define all areas proposed for development and shall indicate time lines for phasing of the project, and shall establish standards for comprehensive control of both anthropogenic and natural creation of airborne dust due to development activities on site. Phased projects must prepare a plan that addresses control measures over the entire build -out of the project (e.g., for disturbed lands pending future development). 7. Construction shall comply with all local and State building code requirements as determined by the Building and Safety Director. 8. Prior to issuance of any land disturbance permit, the applicant shall pay the required mitigation fees for the Coachella Valley Fringe -Toed Lizard Habitat Conservation Program, as adopted by the City, in the amount of $600 per acre of disturbed land. 9. Prior to the issuance of a grading permit, the applicant shall prepare and submit a written report to the Community Development Director demonstrating compliance with those Conditions of Approval and mitigation measures of Site Development Permit, Amendment #1 97-603, and Environmental Assessment 97-337. Prior to the issuance of a building permit, the applicant shall prepare and submit a written report to the Community Development Director demonstrating compliance with those Conditions of Approval and mitigation measures of SDP, Amendment #1 97- 603 and EA 97-337. The Community Development Director may require inspection or other mitigation monitoring measures to assure such compliance. 10. All roof and wall mounted mechanical -type equipment shall be installed or screened with architecturally compatible material so as not to be visible from surrounding properties and streets to the satisfaction of the Community Development Director and/or Planning Commission. Working drawings showing all proposed equipment and how they will be screened shall be submitted and approved prior to issuance of a building permit. GENERAL 11. Upon their approval by the City Council, the City Clerk is directed to file these Conditions of Approval with the Riverside County Recorder for recordation against the properties to which they apply. 12. The applicant shall comply with all Conditions of Approval of the underlying Tentative Parcel Map 28525 which conditions are included herein by reference. As expressly modified by Specific Plan 97-029. P:\CHRISTI\PCCOA-SDP97-603.wpd i ' J Planning Commission Resolution 98- Site Development Permit 97-603, Amendment #1 Conditions of Approval - Auto Dealerships 13. Unless otherwise provided herein, these conditions shall apply to development of both the overall site and to individual sites within the auto mall and commercial center 14. Prior to the issuance of grading, improvement or building permits, the applicant shall obtain permits and/or clearances from the following public agencies: - Fire Marshal - Public Works Department (Grading Permit, Improvement Permit) - Community Development Department - Riverside County Environmental Health Department - Desert Sands Unified School District - Coachella Valley Water District (CVWD) (Water & Sewer) - Imperial Irrigation District (IID) (Electricity) - California Regional Water Quality Control Board (NPDES Permit) — Caltrans The applicant is responsible for any requirements of the permits or clearances from those jurisdictions. If the requirements include approval of improvement plans, applicant shall furnish proof of said approvals prior to obtaining City approval of the plans. For projects requiring NPDES construction permits, the applicant shall include a copy of the application for the Notice of Intent with grading plans submitted for plan checking. The applicant shall make Storm Water Pollution Protection Plan available at the construction site for review by City representatives. IMPROVEMENT PLANS 15. Project improvement plans submitted to the City for plan checking shall be submitted on 24" x 36" media in the categories of "Rough Grading, "Precise Grading," " Streets & Drainage," and "Landscaping." All plans except precise grading plans, shall have signature blocks for the City Engineer. Precise grading plans shall have signature blocks for the Community Development Director and the Building Official. Plans are not approved unless, and until, they are signed. "Street and Drainage" plans shall normally include signals, sidewalks, bike paths, gates and entryways, and parking lots. If water and sewer plans are included on the street and drainage plans, the plans shall have an additional signature block for the CVWD. The combined plans shall be signed by CVWD prior to their submittal for the City Engineer's signature. P:\CHRlSTl\PCC0A-SDP97-603.wpd Planning Commission Resolution 98- Site Development Permit 97-603, Amendment #1 Conditions of Approval - Auto Dealerships "Landscaping" plans shall normally include landscape improvements, irrigation, lighting, and perimeter walls. Plans for improvements not listed above shall be in formats approved by the City Engineer. 16. Individual site improvement plans (not including street or public facility construction) shall be submitted on 24" x 36" media. Plans for individual site improvements may be combined on a single plan provided excess clutter doesn't affect readability. Individual site plans shall include all hardscape, drainage and landscape improvements. Plans for parking areas and interior circulation routes shall include traffic striping and pavement markings, signing, pedestrian facilities, trash receptacles, and other features which may affect the safe flow of vehicles and pedestrians. All plans (except precise grading plans, if separate) shall have signature blocks for the City Engineer. Precise grading plans shall have signature blocks for Community Development Director and the Building Official. Plans are not approved for construction until they are signed. 17. The City may maintain standard plans, details and/or construction notes for elements of construction. For a fee established by City Resolution, the applicant may acquire standard plan and/or detail sheets form the City. IMPROVEMENT AGREEMENT 18. Improvements to be made or agreed upon, shall include removal of any existing structures or obstructions which are not part of the proposed improvements. GRADING 19. Prior to occupation of the project site or any individual site for construction purposes, the applicant shall submit and receive approval of a Fugitive Dust Control Plan prepared in accordance with Chapter 6.16, LQMC. In accordance with said Chapter, the applicant shall furnish security, in a form acceptable to the City, in an amount sufficient to guarantee compliance with the provisions of the permit. 20. Graded, undeveloped land shall be maintained to prevent dust and blowsand nuisances. The land shall be planted with interim landscaping or provided with other wind and water erosion control measures approved by the Community Development and Public Works Departments. P:\CHRISTI\PCCOA-SDP97-603.wpd Planning Commission Resolution 98- Site Development Permit 97-603, Amendment #1 Conditions of Approval - Auto Dealerships 21. Prior to issuance of building permits, the applicant shall provide a separate document, bearing the seal and signature of a California registered civil engineer or surveyor, that fists actual building pad elevations for the building lots. The document shall list the pad elevation approved on the grading plan, the as -built elevation, and the difference between the two, if any. The data shall be organized by lot number and shall be listed cumulatively if submitted at different times. DRAINAGE The applicant shall comply with the provisions of Engineering Bulletin No. 96.03 and the following: 22. Stormwater falling on site during the peak 24-hour period of a 100-year storm shall be retained within the development unless otherwise approved by the City Engineer. The tributary drainage area shall include streets within the development and extend to the centerline of public streets adjacent to the development. Highway 111 and Adams Street run off may be retained in the landscape setback. All other drainage shall be retained on site. 23. 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. 24. Retention basin slopes shall not exceed 3:1 on private property, 5:1 on public property. Retention depth shall not exceed six feet on private property, two feet on public property. 25. The design of the development shall not cause any increase in flood boundaries, levels or frequencies in any area outside the development. 26. The development shall be graded to permit storm flow in excess of retention capacity to flow out of the development through a designated overflow outlet and into the historic drainage relief route. 27. Storm drainage historically received from adjoining property shall be received and retained or passed through into the historic downstream drainage relief route. 28. If the applicant proposes drainage of stormwater to off -site locations, the applicant may be required to design and install first -flush storage, oil/water separation devices, or other screening or pretreatment method(s) to minimize conveyance of contaminants to off -site locations. If the drainage will directly or indirectly enter public waterways, the applicant and, subsequently, the Property Owners' Association, shall be responsible for any sampling and testing of effluent which may l P:\CHRlSTl\PCC0A-SDP97-603.wpd Planning Commission Resolutuon 98- Site Development Permit 97-603, Amendment #1 Conditions of Approval - Auto Dealerships required under the City's NPDES Permit, or other City- or area -wide pollution prevention program and for any other obligations and/or expenses which may arise from such discharge of the development's stormwater or nuisance water. The CC & Rs for the development shall reflect the existence of this potential obligation. 29. For individual auto sales & service sites and other sites where stormwater contaminants are typically produced or deposited, all washdown water and runoff from service, and fueling shall be routed through oil/water separation devices approved by the City prior to disposal in retention/percolation facilities. The applicant and, eventually, the Property Owner's Association, shall schedule regular inspections of the separation devices to ensure that accumulations of petroleum products and contaminated runoff are pumped from the devices and disposed of in accordance with law STREETS AND TRAFFIC 30. All new streets in this development shall be constructed to their full width including curb, gutter, and sidewalk on both sides. 31. The geometry of the round about proposed at the intersection of Auto Centre Drive and Auto Centre North shall be approved by the City Engineer including crosswalk locations. LANDSCAPING 32. Landscape and irrigation plans for landscaped lots, landscape setback areas, medians, and retention basins shall be prepared by a licensed landscape architect. Landscape and irrigation plans shall be approved by the Community Development Department. Landscape and irrigation construction plans shall be submitted to the Public Works Department for review and approval by the City Engineer. The plans are not approved for construction until they have been approved and signed by the City Engineer, the Coachella Valley Water District, and the Riverside County Agricultural Commissioner. 33. Slopes shall not exceed 5:1 within public rights of way and 3:1 in landscape areas outside the right of way. 34. Landscape areas shall have permanent irrigation improvements meeting the requirements of the City Engineer. Use of lawn shall not have spray irrigation along five 5-feet of curbs or sidewalks along public streets. P:\CHRISTI\PCCOA-SDP97-603.wpd Planning Commission Resolution 98- Site Development Permit 97-603, Amendment #1 Conditions of Approval - Auto Dealerships 35. The applicant shall ensure that landscaping plans and utility plans are coordinated to provide visual screening of above -ground utility structures. 36. The applicant shall provide landscape improvements in the perimeter setback areas along Highway 111 and on the east side of Adams Street from Highway 111 to 47tn Avenue. Undulating mounding shall be a minimum of one to three feet in height including the setback along the CVWD well site. 37. Prior to issuance of a building permit the landscaping plans shall be modified as follows: A. Eliminate the plants not listed in the Highway 111 Design Guidelines plan pallette. B. Replace the Hybrid Mesquite trees with the following trees listed in the Highway 111 Design Guidelines plan pallette. Double the number of trees proposed along Highway 111 for a total of 64 trees between Adams Street and La Quinta Drive. QUALITY ASSURANCE 38. The applicant shall employ construction quality -assurance measures which meet the approval of the City Engineer. 39. The applicant shall employ or retain California registered civil engineers, geotechnical engineers, or surveyors, as appropriate, who will provide, or have their agents provide, sufficient supervision and verification of the construction to be able to furnish and sign accurate record drawings. FEES AND DEPOSITS 40. The applicant shall pay all deposits and fees required by the City for plan checking and construction inspection. Deposit and fee amounts shall be those in effect when the applicant applies for plan checking and permits. FIRE MARSHAL 41. Schedule "E" fire protection approved Super fire hydrants, (6" x 4" x 2'/z" x 2'/2") will be located at each street intersection spaced not more than 330 feet apart in any direction with any portion of any frontage more than 165 feet from a fire hydrant. 42. The water mains shall be capable of providing a potential fire flow of 5000 g.p.m. and an actual fire flow available from any two hydrant shall be 2500 g.p.m. for a 2- hour duration at 20 p.s.i. residual operating pressure. UJ P:\CHRISTI\PCCOA-SDP97-603.wpd Planning Commission Resolution 98- Site Development Permit 97-603, Amendment #1 Conditions of Approval - Auto Dealerships 43. Prior to recordation of the final map, applicant/developer will furnish one blueline copy of the water system plans to Fire Department for review/approval. Plans will conform to the fire hydrant types, location and spacing, and the system will meet the fire flow requirements. Plans will be signed/approved by a registered civil engineer and the local water company with the following certification: "I certify that the design of the water system is in accordance with the requirements prescribed by the Riverside County Fire Department." 44. The required water system including fire hydrants will be installed and accepted by the appropriate water agency prior to any combustible building material being placed on an individual lot. BUILDINGS/FACILITIES 45. Install Knox Key Lock boxes, Models 4400, 3200 or 1300, mounted per recommended standard of the Knox Company. Plans must be submitted to the Fire Department for approval of mounting location/position and operating standards. Special forms are available from the Riverside County Fire Department for ordering the Key Switch. This form must be authorized and signed by that office for the correctly coded system to be purchased. MAINTENANCE 46. The applicant shall make provisions for continuous maintenance of drainage, landscaping and on -site improvements. MISCELLANEOUS 47. Prior to issuance of building permits the building elevations shall be modified as follows: A. La Quinta Chrysler Center: 1. Add a wainscot consisting of a different type of concrete block. 2. Add a trellis to cover the vehicle display area at the northwest corner of the property. B. Torre Nissan: 1. Insert the window on the north elevation as shown on the floor plans. 2. Specify a tile band (width, color, and material to be determined) around the roof parapet. The tile band is not recommended around P:\CHRISTI\PCCOA-SDP97-603.wpd Planning Commission Resolution 98- Site Development Permit 97-603, Amendment #1 Conditions of Approval - Auto Dealerships the service area but recommended along the western portion of the north elevation continuing around the facade and terminating at the end of the overhang on the south elevation. 3. Provide a stucco cantilever overhang on the north elevation, specifically located on the wall plane with the receiving roll up and two man doors. C. Mazda Superstore: Provide a tile inset along the stucco parapet roof. 48. Developer (or property owner) agrees to indemnify, defend and hold harmless the City of La Quinta in the event of any legal claim or litigation arising out of the City's approval of this project. The City of La Quinta shall have the right to select its defense counsel in its sole discretion. 49. In the event of a conflict between the conditions listed herein and the provisions of the Development Agreement between the applicant and the City, the provisions of the Development Agreement shall prevail unless such action or interpretation would result in violation of any applicable local, State, or federal law. P:\CHRISTI\PCCOA-SDP97-603.wpd �� ATTACHMENT #1 Planning Commission Meeting October 13, 1998 PUBLIC HEARING CONTINUED: F. Environmental Assessment 97-029-Amendment #1. Site Development Permit 97- 603-Amendment # 1. Development Agreement 97-002-Amendment # 1; a request of Stamko Development Company for approval and recommendation to the City Council for Certification of the Final Supplemental Environmental Impact Report; approval of "The Centre at La Quinta" Specific Plan Amendment creating development guidelines and standards for a multi -phased Mixed Regional Commercial complex with three planning areas having four development scenarios; approval of a Site Development Permit Amendment including the building elevations, site, landscaping, and lighting plans for three auto dealerships; and approval of the Development Agreement Amendment, for the property located south of Highway I I I between Adams Street and Dune Palms Road. 1. Chairman Tyler stated for the record that he had met with the applicant on September 23, 1998, for a brief informal discussion of the project. Commissioners Robbins and Kirk noted they had also met with the applicant for the same purpose. Chairman Tyler noted the 45-day Public Review period required by CEQA for the Supplemental Environmental Impact Report (SEIR) did not end until October 23, 1998, which is the day before the next regular meeting of the Planning Commission. An additional period of time will then be required for staff and City consultants to respond to any continents received. In view of the current incomplete status of that process, he was proposing that this public hearing be limited to the following: staff report and questions of the Commission, the applicant's presentation and questioning by Commissioners, and any public testimony. The public participation portion of the hearing would then be closed and the public hearing continued until the first regular meeting of the Planning Commission scheduled for November 10, 1998. At that meeting, further testimony from the applicant and the public may be heard, but will be limited to responding to issues raised during the Public Review of the SEIR. Discussion among the Commissioners and voting on the various Resolutions would then take place. This schedule will permit the Commission to make its recommendations in time for consideration by the City Council at its regular meeting on November 17, 1998. He then opened the public hearing and asked for the staff report. Planning Manager Christine di Iorio presented the information contained in the staff report, a copy of which is on file in the Community Development Department. 2. Chairman Tyler asked staff to explain the four scenarios in the Specific Plan and if the Commission should consider the entire document or only where development was going to occur at this time. Staff stated the entire site. CAMy Documents\WPD0CS\PC10-13-98.wpd 12 Planning Commission Meeting October 13, 1998 3. Mr. Tony Locacciato, Impact Sciences, gave an overview of the SEIR document. 4. Commissioner Robbins asked how the drainage requirement for the Highway 111 landscape setback area, per the recently approved Zoning Code Amendment, could now be potentially significant when the SEIR states that proposed specific plan amendment would have the same impacts on hydrology and water quality of the certified EIR. He understands where the zoning has changed, but he does not see how something that was approved two months ago can now be of significant affect. Mr. Locacciato stated the EIR not only looks at in addition to the physical impacts but also assesses consistency with applicable standards. That standard has been adopted since the original project was approved. The proposed amendment requests a deviation from the standard. Being consistent with the standard that is now applicable is identified as a significant impact. 5. Commissioner Robbins stated the SEIR speaks of the depth of the retention basins. On Adams Street and Highway I I I it is approximately eight -and -a - half feet lower than the adjacent Highway 111 curb, which is technically correct. When the pad itself is six feet below the curb you will have at least six feet of difference, if you do nothing. This infers that it is an eight -and -a half foot retention basin when in fact you may only have a two or two and a half foot deep retention area. Mr. Locacciato stated this was correct and could be clarified. The specific point that it is addressing is that the standards are stated such that the depth of the basin is to relate to the height of the curb. 6. Chairman Tyler questioned Section 5.5 Transportation Circulation. Between the year 2000 and 2005, the projection for the intersection of Washington Street and Fred Waring Drive went from Level Service D to F. Even though a study must be prepared at some point in time, significant changes will take place before that year that will have a significant impact on this intersection. All of this should have an impact on the traffic study. Does this create a need to update the study. Mr. Locacciato stated he would check with the consulting traffic engineer to see if any proposed project would impact the study. As to future growth, there is a growth assumption contained in the report, which is the same percentage that is applied to all roadways. 7. Commissioner Kirk asked about the hydrology impacts. It is his understanding that the hydrological impacts did not change physically, but given the change in City standards it is now considered a significant impact. Mr. Locacciato stated this was correct. The physical impacts have not changed. The City has adopted a new standard and the SEIR has to look at consistency with applicable standards as well as the physical impacts. CAMy Documents\WPDOCS\PC10-13-98.wpd 13 Planning Commission Meeting October 13, 1998 8. Commissioner Kirk asked if the consultant considered the standards in the Design Guidelines for Highway 111 to have the same weight as the updated Zoning Code. It is his understanding that the Design Guidelines were fairly consistent with the Zoning Code so when the impact analysis was completed before, the consultant did not determine that the inconsistency with the Design Guidelines was not a significant impact. Mr. Locacciato stated the Highway 111 Design Guidelines were not adopted at the time the previous EIR was prepared and the specific plan was approved by the City. Discussion followed as to the time line of the adoption of the Design Guidelines and the Zoning Code update. 9. Commissioner Kirk asked if the special display areas were allowed by the Guidelines. Staff stated it was not a part of the Design Guidelines. It is a part of the Zoning Code. Staff thought it would be a compromise to get the regular display areas screened and allow the applicant the visibility and focus on the special display areas. Commissioner Kirk asked if staff worked with the applicant on the number and location of the display areas. Staff stated it went through some interaction to come up with this type of design. Discussion followed as to how the final design was obtained. 10. Commissioner Kirk asked if staff thought the berming of the regular display areas was adequate. Staff stated they did not. Commissioner Kirk asked if staff would agree to more or larger display areas as a compromise. Staff stated it was their opinion that the length and number of cars contained in the display areas as proposed is adequate for advertising on Highway 111. 11. Chairman Tyler stated the issue of an auto dealership is not covered in the Zoning Code, but requires a conditional use permit and this was approved a year ago and is not before the Commission for review at this time. He would like each of the Commissioners to receive a copy of the original auto mall specific plan and the Highway 111 Design Guidelines. 12. Commissioner Robbins asked if the Highway 111 Design Guidelines were guidelines or an adopted ordinance that requires the applicant to comply. City Attorney Dawn Honeywell stated they were adopted as Guidelines and should be considered as evidence of the City Council intent of what they want on Highway 111. The specific drainage and berming standards that were adopted as part of the Zoning Code were adopted by Ordinance. The Guidelines were not adopted in their totality in the Ordinance, but they should be considered by the Commission as the intent of what the City Council desires to have on Highway 111. The Zoning Code in and of itself, does not try to place every tree. It speaks in terms of general types of goals that the City is trying to achieve, so there is some discretion even within the Zoning Code. The Guidelines were adopted to give a more specific intent of what is wanted on Highway 111. There is some latitude. CAMy Documents\WPD0CS\PC10-13-98.wpd 14 `-' Planning Commission Meeting October 13, 1998 13. Commissioner Robbins asked if the regular display areas were being confused with parking lots. We are displaying vehicles instead of some other product. Community Development Director Jerry Herman stated the berming would be required. City Attorney Dawn Honeywell stated the berming and screening is applied to all developments along Highway 111. You have basic zoning requirements in place that have to be observed and our need to look at the project from the CEQA point of view. In addition, is the fact that the City is paying for these improvements and if we want to see it as a part of the overall improvements, the City should be given latitude to have what it wants. 14. Ms. Christine Clarke, Stamko Development Company, spoke on behalf of the project. In regard to the Highway 111 Guidelines, they are guidelines and not cast in stone. They worked with the consultant when the Guidelines were being drafted. The original version of the Guidelines contained flowering trees and gentle mounding. So they were aware of the Highway 111 Design Guidelines when they were designing the auto mall. What must be remembered is that this is an auto mall and should not be compared to other retail stores. The berming and mounding is required only to hide the parking. The berming would not be required if a building were to be constructed at the setback. Then through the EIR process she discovered that the Guidelines had been modified and were being required as part of the specific plan conditions. The City is paying for all the street improvements, but so is she and if the project does not generate sales tax neither she nor the City get it back. This puts the developers, City, and herself at risk. She then introduced her consultants and went on to discuss her concerns regarding the conditions for the specific plan: a. Condition #2: asked that the wording "which intends to be" be deleted and it already has been deleted; the berming on Adams Street that is being asked for, they have never intended to have berming on Adams. This is because from Highway 111 to Adams Street it drops 12 feet on Adams Street. To get the buildings to grade on 47`h Avenue when you are dropping 12 feet, they are not berming because this is where there vehicle storage is at six feet. It will be high enough by itself. Below 47' Avenue they are not berming is because there will be display areas on Adams'Street under Scenarios 2 and 3. If it becomes a retail site, they will address it at that time. The reference to the building setbacks, they are already setback 120 feet on Highway 111 and 100 feet on Adams Street from the dedication of right of way. b. Condition #3: already contains the wording being requested. In the second sentence she objects to adding that she is not consistent with the General Plan when she is consistent. CAMy Documents\WPD0CS\PC10-13-98.Wpd 15 Planning Commission Meeting October 13, 1998 C. Condition 4: she objects to all that is being requested. d. Conditions 5: she is bring the electrical up Adams Street from 48`}' Avenue. She has provided new exhibits to show this and incorporated into the specific plan. She requested that sentences four and five be deleted and this new language substituted. e. Condition #7: clarification is needed. Their intent is to have the half street improvements from Highway 111 from the east boundary of the property to Adams Street and from Highway 111 to the south property line on Adams Street be completed. The half median on Highway 111 from the east boundary to Adams Street, the full median on Adams Street from Highway 111 to the 47' Avenue under development Scenarios 1, 2, and 3, but under Scenario 4 would only be a half median and the other half median south of 47' Avenue. The language needs to be clarified. f. Condition #8: she does not understand, nor does she understand how to resolve the problem. g. Condition #9: is correct. The architects for the dealers increased the lighting poles from 40 feet on center to 50-feet on center on Highway 111 because they were 40-feet and they have the special display lighting will be low bollards. h. Condition #10: they are screening the vehicle storage. They do not want to confuse the vehicle storage with the regular vehicle display on Highway 111. Vehicle storage is behind the six foot walls. This condition sounds like a repeat. She would like to add a condition that puts in the regular display area there will be no employee, visitor, or used car parking permitted on Highway 111 or Adams Street. It will be for new vehicle display only. i. Condition # 11: the language is not contained in the specific plan. The second sentence is all right. j. Condition #12 is all right. k. Conditions #13 & 14 the language is already contained in the specific plan. 1. Condition #15: she did not understand the condition, it requires her to revise the last sentence and then asks for it to be deleted. M. Condition # 16: she cannot agree to. n. Condition #17 she cannot agree to. They have already provided a new plant palette to add hybrid Mesquite, but they do want flowering trees on the corners in the setback. o. Condition # 18: there will be nine dealer identification signs that must be allowed. In the second sentence it must be allowed. In sentence three they will back away from any secondary signs on Highway 111, but they want identification signs on Highway 111. The remainder of CAMy Documents\WPD0CS\PC10-13-98.wpd 16 Planning Commission Meeting October 13, 1998 the condition is all right. P. Condition #19: the first sentence is all right, but the second sentence they can not agree to. q. Condition #20 is all right. r. Condition #21: they will not change. S. Condition #22: they will agree to. t. Condition #24: they cannot accept any of it. They believe they are the wrong conditions. They should be Conditions #4, #7, and # 15. The specific plan deals with the distance between buildings. On the special display, the specific plan does not limit the number of cars. This is intentional due to what they are marketing - large or small cars. The specific plan limited the height of the pads to 12 inches. They have no problem having a condition prohibiting anything lifting up the vehicles. In regard to the Development Agreement, they have exceeded the development standards. Berming is designed to have low areas in front of the special display areas and higher at the regular display areas. On the Site Development Permit conditions, her concerns are as follows: a. Conditions #1-5 are all right. b. Condition #6; she does not have any time lines for the phasing of this proj ect. c. Conditions: #7-21 are all right. d. Condition #22; she objects to. Highway 111 and Adams Street runoff may be retained in the landscaped setback. e. Condition #23 is all right. f. Condition #24; they are asking for the slopes to be 5:1 on public property and the retention depth not exceed six feet on the private and three feet on the public. g. Conditions #25-28 are all right. h. Condition #29: asking that the water, after separation, be put into the sanitary system, not a percolation facility. i. Condition #30: they are not constructing curb, gutter and sidewalk on the east side of La Quinta Drive and the south side of Auto Center Drive in Planning Area #1. j. Conditions #31-32 are all right. k. Condition #33: need to change the slopes to 3:1 for public rights of way. 1. Condition #34: would like the last sentence changed to state: "Use of lawn shall not have spray irrigation within five feet of the curb along public streets." M. Condition #35 is all right. CAMy Documents\WPDOCS\PC10-13-98.wpd 17 Planning Commission Meeting October 13, 1998 n. Condition #36: would like to the end of the first sentence: "..from Highway 111 to 47`h Avenue." On the second sentence she would like to add that it is not a average minimum of three feet of height of undulating mounts. The Guidelines are one to three feet and not an average of three feet. Also, if the CVWD well site is located at the southwest corner, the setback will be the same as Adams Street. o. Condition #37: should be deleted, it is the old specific plan. P. Condition #38: eliminate the plants, they have submitted a revised plant list. On `B" they would like the City to take the Architectural and Landscape Review Committee's recommendation to increase the trees in certain areas, instead of doubling the trees. q. Conditions #39-47 are all right. r. Condition #48.A: they would like the Commission to agree with the Architectural and Landscape Review Committee's recommendation. S. Condition #48.B: they agree with the change to #1. On #2 they agree with the Architectural and Landscape Review Committee's recommendation. On #3 they do not agree with the requested change. They have already placed portals around them and will extend the fascia wrapping over the parts department on the Nissan building. They have also agreed that the windows on Nissan, Mazda, and Chrysler will be recessed. t. Condition #49: this is confusing because the wall does not come down Adams Street, it drops down where the Chrysler storage begins and goes to 47`h Avenue. Because they are not processing the site development permit below 47`h Avenue, they cannot agree to have a wall with a minimum two foot berm. They ask that this be eliminated. When comparing the old specific plan to the new, the old had six foot walls, all vehicles storage, and maintenance were located on the back of the property. They have now redesigned and the wall is down. The vehicle storage for Pads #1 and #2 is together. Now, without the wall they are able to do a lot more undulating. On the old plan, there was almost no landscaping on site in the back of the property. 15. Chairman Tyler asked if the rooftop storage had been eliminated. Ms. Clarke stated it was. She asked if there was any legal reason the Commission was asking for the continuance. Chairman Tyler stated only to allow the public review period to be completed. Ms. Clarke stated she was surprised by this as she was told that only the City Council can make the final decision on the SEIR. City Attorney Dawn Honeywell stated it is not a legal consideration, only a concern of the Planning Commission to have everything in front of them before making a decision. CAMy Documents\WPDOCS\PC10-13-98.wpd 18 Planning Commission Meeting October 13, 1998 16. Mr. Doug Yavanian, La Quinta Chamber of Commerce, stated the project provides the City an opportunity to approve a project that could improve the City's economic foundation. Retail sales are vital for economic growth. The Centre will provide related retail, diversity, jobs, and will serve as a catalyst for other retail development. He would encourage the Commission to approve the project and move it forward because of the economic benefits. 17. There being no further public comment, the public participation portion of the public hearing was closed and open for Commission discussion. 18. Commissioner Kirk asked if the applicant would put her thoughts into writing and have staff prepare a response to her concerns before the next meeting. 19. Commissioner Robbins asked if the public hearing was being closed. City Attorney Dawn Honeywell stated the public hearing may be left open for future discussion. If it is being continued for purposes of hearing comments from the SEIR, you should keep it open. 20. There being no further discussion, it was moved and seconded by Commissioners Abels/Robbins to continue the public hearing to November 10, 1998. Unanimously approved. VII. CORRESPONDENCE AND WRITTEN MATERIAL: None. VIIl. COMMISSIONERS ITEMS. A. Chairman Tyler gave a report of the Council meeting of October 6, 1998. He noted the date of the League of California Cities Conference on March 24, 1999. ADJOURNMENT: There being no further business, it was moved and seconded by Commissioners Butler/Robbins to adjourn this regular meeting of the Planning Commission to the next regular meeting of the Planning Commission to be held on October 27, 1998, at 7:00 p.m. This meeting of the Planning Commission was adjourned at 11:04 P.M. on October 13, 1998. CAMy Documents\WPDOCS\PC10-13-98.wpd 19 ATTACHMENT 2 CORRESPONDENCE LETTERS 1 't FILE COM —,:4c A { 78-495 CALLE TAMPICO -- LA QUINTA, CALIFORNIA 92253 — (760) 777-7000 FAX (760) 777-7101 TOD (760) 777-1227 June 12, 1998 Ms. Chris Clarke STAMKO Development 10100 Santa Monica Boulevard, #400 Los Angeles, CA 90067 SUBJECT: COMMENTS ON AUTO MALL SPECIFIC PLAN Dear Chris: Staff has reviewed the proposed Amendment to The Centre at La Quinta Specific Plan, which allows four different development scenarios in a combination of mixed commercial and automobile dealerships. In comparing this proposed document with the approved Specific Plan, staff has the following concerns: l . 1,20.3.1 Relationship to the General Plan (p. 14)- The second sentence in the first paragraph is incomplete in that the words "General Plan" are missing. 2. 1.20.3.2 Relationship to Zoning? and Development Processes (p. 14)- Please delete the reference to a Supplemental EIR. Beginning with the second line of the first paragraph, the text shall be revised as follows: "In addition to this Specific Plan 97-029 Amendment # 1, it is anticipated that Ordinance No. 306 (Development Agreement) under Resolution 97-62 will need to be amended to reflect the changes to the project. Planning Areas I and II will require amending Resolution 97-65 (Site Development Permit 97-603). Applications for these amendments will be reviewed and considered under normal City requirements at the time of submittal. No substantive alteration in the environmental setting throughout The Centre at La Quinta project site is contemplated by the changes to the project." 3. 2.103 Landscape Plan (p.18)- Provide a percentage to better define "most", regarding the statement, "Most landscape areas throughout the project will be used for storm water retention." 4. 2.10.3.2 Erosion Control (p.21)- Add a sentence that states, "All Planning Areas shall be treated for wind and erosion control even though they may remain undeveloped for several years." PACIIRISTRAuto mall specific plan comments.wpd 1 MAILING ADDRESS — P.O. BOX 1504 — LA OUINTA, CALIFORNIA 92253 5. 2.30.1 Hydroloay (p. 26)-Add "all" before "storm water from a 100 year storm." 0. 2'_ 30 3 On -Site Storm Water Retention (p.26)- Revise the; third sentence in the second paragraph as follows: "Specific Plan 97-029-Amendment #1 shall be consistent with the City's Highway I I I Design Theme, with the exception that deviation shall be permitted on the north sides of Pads 1, 2 and 3 under Development Scenarios 1, 2, and 3 to allow some storm water to drain into the 50 foot setback on Highway 111." The grading/drainage plan (Exhibit 5) for Planing Area 1 shows a majority of the on -site water draining into the Highway I I I landscape setback. This exhibit, as described in the narrative, will require deviation from the Highway I I I Design Guidelines in that "some" storm water runoff from the north sides of Pads 1,2, and 3 will be directed into the 50-foot setback adjacent to Highway 111. "Some" has not been quantified. Please quantify with the stipulation that berming of the parking spaces between the display areas will be adequately screened. To allow for the deviation from the Guidelines, consideration should be given to increase the required 3' berm height. Secondly, a cross section detail is needed illustrating how the interior perimeter and Adams Street landscape setbacks will adequately accommodate drainage of each of the Pads. Exhibit 2-1 shows there is no opportunity for on -site retention because the majority of the site consists of hardscape improvements. More information is needed to show how each pad will provide adequate on -site storm water retention. Lastly, revise the last line of paragraph 3 as follows "... street system, including in Planning Areas I and II, if applicable." 7. 2 40 3 Electrical Plan (p. 28)- The second to last sentence reads "The District will temporarily serve Planning Areas 1 and 2 ...." needs to be better defined. Replace "will temporarily" with "not to exceed (a specific number) of days/or months." g. 2.50. 1.1 Auto Mall (p. 46)- Replace "minimum" with maximum. 9. Z 50 2 Infrastructure Phasing (p. 48)- The original Specific Plan included certain protections ensuring that all infrastructure improvements would be completed by an outside deadline. Add deadlines of when the infrastructure will be completed similar to completion dates given in the original Specific Plan. Add to the first sentence of the first paragraph as follows: "...transition pavement widening of Highway 111, west of Adams Street,..." In paragraph 4 delete the last four words, "when warrants are met". 10. 2.50.2.1 Penn itted/Conditional/Prohibited (p. 48)- The Conditional Use Permit, Resolution 97-66, only allows automobile dealerships. Therefore, the other uses listed will require additional Conditional Use Permit applications. Please add the following heading "The following nine uses may be approved by the Planning Commission under Conditional Use Permit procedures." PACHRISTMuto mall specific plan comments.wpd 2 11. 2 50 3 1 General Architectural Theme (p. 49)- California Mission and Spanish architectural styles were eliminated. Please add them back into the desired architecture. As currently proposed, the Southwest architectural design is the only theme allowed. The proposed design of the three dealerships are not representative of this style and therefore not in conformance with the Specific Plan. Peeler poles were eliminated. Please add them back into the document as peeler poles are integral to the Southwest style of architecture. 12. 2.50.3.2 Acceptable Building Materials (p. 49)- Section A mixes the application of stucco, machine applied, with the finished appearance, hand smoothed or troweled finish. Please separate and specify the method of application is machine applied and the finished appearance will be troweled. 13. 2.50.3.3 Colors and 2.50.3.4 Roofs (p. 49 & 50)- Replace "tomes" with tones. 14. 2.50.3.4 Roofs (p. 50)- Replace the second paragraph with "although the use of clay tile and weathering metal roofs is recommended throughout, it is not specifically required for secondary or service building roofs provided other roof designs are not incompatible with the general architectural theme." 15. 2.50.3.4 Roofs (p. 50)- Replace the second paragraph with 16. 2,50.4.1 Site Plan- Auto Mall (p.52)- Add to the end of the first sentence "to be a part of the Specific Plan." In the second sentence replace "monitor" with "delineate." 17. Section 2.50.3.7 Site Lighting (p. 50)- Because this section specifies lighting for display areas, staff is assuming it only pertains to regulating lighting for the dealerships. Therefore, it is recommended this section be merged with Section 2,50.4.1.2 Lighting -Auto Mall (p. 53) for ease of understanding and clarity. 18. Section 2 50 4 1.1 Site Plan -Auto Mall (p.52)- Paragraph three implies that car displays will be within the 62-foot wide landscape setback along Highway 111 and 32-foot wide Adams Street setback. This needs to be corrected to state vehicle displays will be located outside the landscape setback. Also, as stipulated in the Zoning Code, vehicular displays are allowed if the area is not elevated more than one foot above the average finish grade of the overall display area. Because staff recommends not modifying this Code requirement, an illustration should be included in the Specific Plan showing this requirement will be met. Secondly, Exhibit 13-1, 13-2 and 13-3 show all cars along Highway I I I and Adams Streets, as perpendicular and parallel, and considered to be vehicle displays. Previous direction by staff has been to allow a maximum number of display areas similar to Exhibit 2 (proposing 19 display pads) with the perpendicular cars considered as a parking lot. Parking lots must be adequately screened with a combination of landscaping and berming. None of the three PACHRISTMuto mall specific plan comments.wpd exhibits clearly illustrate this requirement will be met. Please provide an accurate depiction showing a cross section of the non -vehicle display cars and how they will be screened both Crone I ligliway l l l and Adanis Street. 19. 2.50.4.1.2 Lighting-Automall (p. 53)- Staff is recommending the lighting adjacent to Highway I I I have a greater separation than 40 feet with each of the display pads having its own lighting for night display. 20. 2 50 4 1 4 Special Pvents- Automall (p.53)- Please include in the second to last sentence "after 10:00 p.m." "or after business hours." Also, please add "process" after Temporary Use Permit in the last sentence of the paragraph. 21. 2 60 1 Overview (p. 55)- Please rewrite the sentence "Additional right-of-way dedication and street improvements for both streets will be required as a condition of approval of the project including additional right-of-way on the north side of Highway 111, if required by Caltrans, to accommodate widening of the median when required.", as it is difficult to understand. 22. 2 60 2 Off -Site Circulation (p. 55)- In the first sentence of the second paragraph please delete any reference to Planning Areas. 23. 2 60 3 Public Transportation Demand Management (p.55)- Please delete "with a cost not to exceed fifteen thousand dollars ($15,000.00)." The cost of a bus shelter will be a part of the Development Agreement. 24. Exhibit 11 Street (Toss Sections (p. 56)- Please revise Section D-D and Section E-E to show meandering sidewalks. 25. 2.60. 4 2 Auto Centre Drive/Auto Centre Way !North and South! (P.57)- Staff finds the proposed parking circle at the intersection of Auto Centre Way North and Auto Centre Drive is unprecedented and unacceptable for public domain infrastructure. If this type of parking concept is essential to project viability, Auto Centre Way North and Auto Centre Drive should be developed and retained as private streets. 26. 2 70 1 Landscape Concept_(p 591- Staff has not received a landscape plan, specifically within the Highway 111 setback, to review the location of the trees. It would be helpful to include in the Specific Plan, a boundary delineating the distance of the proposed trees so as not to drop anything on the cars. Provide a percentage to better define "most" regarding the statement "most landscape areas throughout the project will be used for storm retention." Please quantify with the stipulation that berming of the parking spaces between the display areas will be screened. Delete the second paragraph. 27. 2.80. 1 1 Signage - Auto Mall Centre (p.62)- Revise the sentence reading "Identification sign at the entrance on Adams Street `will' be allowed" to "may" be allowed. t � J PACHRISTRAuto mall specific plan comments.wpd 4 Delete "Highway I I I" from #3 in that secondary signs do not need to be seen from this highway. Please replace "as needed" with "as necessary" from #4. 28. Delete "auto related pad" from the second sentence of the first paragraph. Staff is not supportive of auto related uses having individual monument signs along Highway 111. 29. 2.80.1.2 Sienaee - Mixed Regional Commercial Centre (p.63)- Please delete the last sentence of the second paragraph, "Single freestanding building uses may use freestanding monument signage. 30. Exhibit 18 Signaee Monument Signs- Delete the wall from the entry monument Highway 111 graphic. Please consider modifying the Specific Plan in accordance with staff s recommendations. Should you have any questions, please contact me. Sincerely, �)v CHRISTINE DI IORIO Planning Manager CDI:bjs c: Tom Genovese, City Manager Mark Weiss, Assistant City Manager Jerry Herman, Community Development Director Richard Zielenga, Attorney at Law, De Castro, West & Chodorow, Inc. P:\CIiRISTI\Auto mall specific plan comments.wpd 5 78-495 CALLE TAMPICO -- LA QUINTA, CALIFORNIA 92253 - (760) 777-7000 FAX (760) 777-7101 TDD (760) 777-1227 June 26, 1998 Ms. Christine Clarke Stamko Development Company 10100 Santa Monica Boulevard, Suite 400 Los Angeles, CA 90067 Dear Chris, In summary of our meeting to review the Centre at La Quinta Specific Plan, on June 19, 1998, staff requested changes and additions to the draft document. Many were simple word changes and clarification as outlined in staff letter, June 12, 1998. I have highlighted several issues requiring submittal of additional information as follows: 1. The landscape plan, with the revised layout of the site plan. Specifically, the location of the display area and row of parking immediately adjacent to Highway 111. 2. In association with the landscape plan, please submit a contour map (at two foot contours) of the landscape setback along Highway 111. This map must clearly define the depth of the retention area and height of the landscape berms. Three cross sections along Highway 111 shall be submitted. Their locations shall be chosen based on what best illustrates that the parking areas other than the display parking will be adequately screened in conformance with Highway I I I Design Guidelines. 3. Specify the maximum number of cars that will be in each display area. 4. Please submit a Conditional Use Permit application including the administrative fee for the proposed rental car agency associated with the proposed Mazada dealership. I have contacted Joe Nolan from Dream Engineering regarding the display lighting. He recommends the incorporation of flood lights into the berms proposed to the east and west of the display areas. For the center of the display area a low wattage flood light fixture attached to a short pole could be considered. The fixture could be tilted such that the lighting envelope would not extend above the display automobiles. These fixtures would need to be screened with landscaping to eliminate any visibility from Highway 111. MAILING ADDRESS - P.O. BOX 1504 - LA QUINTA, CALIFORNIA 92253 3 Staff will await your revisions to the Specific Plan. The revisions shall include the corrections we discussed at our meeting in addition to the items I have highlighted above. Of note, items not changed as requested by staff will be included in the Specific Plan conditions of approval. Once in receipt of the proposed Specific Plan, the Draft Supplemental Environmental Impact can be finalized. Sincerely, JERRY HERMAN COMMUNITY DEVELOPMENT DIRECTOR CHRISTINE DI IORIO Planning Manager c: Mark Weiss, Assistant City Manager Dawn Honeywell, City Attorney Jerry Herman, Community Development Director Richard Zeilenga Tony Locacciato a � W 78-495 CALLS TAMPICO — LA QUINTA, CALIFORNIA 92253 — (760) 777-7000 FAX (760) 777-7101 TDD (760) 777-1227 July 13, 1998 Ms. Chris Clarke STAMKO Development 10100 Santa Monica Boulevard, #400 Los Angeles, CA 90067 SUBJECT: SECOND COMMENTS ON CENTRE AT LA QUINTA SPECIFIC PLAN Dear Chris: Staff has reviewed the proposed revisions to the draft Amendment to The Centre at La Quinta Specific Plan, as discussed at our June 19, 1998 meeting. In comparing the proposed document with the previous draft, staff is recommending the following changes: 1. Section 1.10 Purpose and Intent (12.1) - Delete "intended to" and change "established" to "establishes" and "update" to "updates". In the last sentence of the second paragraph delete "is intended to" and change "ensure" to "ensures". 2. Section 1.20.1 Pro1ect History (p.l) - Delete "The first approved plan for the property..." of the last sentence and replace with "these approvals would". Relocate development scenarios to Section 1.20.2 - The PWject. Include in the development scenarios the planning areas as described in the exhibits as submitted on June 19, 1998. Section 1.20.3.1 Relationship to the General Plan (p 14) - Delete in the first sentence "is intended to" and replace with "will". In the third paragraph, delete "ration" and replace with "ratio". In the fourth paragraph, revise the sentence to read, "The Center at La Quinta will be widened to General Plan Standard portions of two important Arterial streets in the City's circulation network; Highway 111 and Adams Street." 4. Section 1.20.3.2. Relationship to Zoning and Development Processes (p 14) - Delete "establish" and replace with "establishes". Delete "In addition to the specific plan" and begin the sentence with "It is anticipated that....". 5. Section 1.20.3.3 Relationship to Other Agencies (per - Revise the first sentence to read "....Caltrans for work in the Highway 111 right of way." 6. Section 2.10.2 Site Plan (p. 8) - Delete "which intends to be". Replace in the first sentence "shall" to "will" after the word signage. The second sentence shall read, "The required landscape buffer adjacent to Adams Street will not have berming from Highway 111 south S P:\CHRISTI\AutMmal�fspeC�cii p?anPn%ents#1F:��dSOX 1�04 - LA QUINTA, CALIFORNIA 92 5 j,, to Auto Center Drive." The third sentence will read, "Significant building setbacks are proposed along Highway 111 and Adams Street." In the last sentence delete "and" and replace with "will be". 7. Section 2.10.4 Utilities (p.18) - Delete the second, third, and fourth sentences with regards to the CVWD well site. 8. Section 2.20.1 Land Use Plan (12.20) - Third paragraph third sentence delete "are intended to" and replace with "will". Add to the end of this sentence "with the exception of...." . 9. Section 2.20.2 Development Standards (p.20) - In the last sentence delete "shall" and replace with "will". 10. Section 2.30.3 On -Site Storm Water Retention (p.23) - Revise the second sentence in the first paragraph "...the worst case scenario in a 100 year,". Revise the balance of this section so it complies with the Highway 1111 Design Guidelines with regard to stormwater retention policies. Only minimal storm water retention is allowed in the 50-foot setback along Highway 111, namely street run-off and within the setback itself. All other stormwater shall be directed to on -site retention basins not in the setback area or piped to the Whitewater Storm Channel. 11. Section 2.30.4 Nuisance Water (p.24) - In the first sentence delete "within the landscape" and replace with "directed to approved stormwater retention areas." 12. Section 2,40.2.1 C.V.W.D. Well Site (p.25) - In the third sentence include Development Scenario #1. 13. Section 2.40.3 Electrical Plan (12,25) - Revise the fifth sentence to read, "the District will temporarily serve Planning Areas 1 and 2 with an underground connection under Adams Street to the existing overhead facility on the east side of Adams Street." 14. Section 2.50.1 Phasing Description .451- Conclude the third sentence with ".35". Begin the following sentence with "The general plan allows a maximum of ....". In the second to last sentence delete "at" and replace with "not to exceed". 15. Section 2.50.2 Infrastructure Phasing1n.48) - Include La Quinta Drive in the second to last sentence. In the second paragraph replace "medium" with "median". 16. Section 2.50.3.1 General Architectural Theme Automall (12AZ - Replace "intends" with "will". 17. Section 2,50.3. Roofs-Automall (12.50)- In the last sentence replace "tomes" with "tones". 18. Section 2,50.3.7 Lighting-Automall (p. 50)- Define vehicle display areas as discussed in our June 19th meeting. The display areas without striping are for special display visible to Highway 111. The remaining rows of parking are to be screened as they are not displayed to Highway 111. These areas however will be considered display within the automobile PACHRISTRAoto mall specific plan comments #2.wpd 2 -� dealership site. Define secondary areas. Specify how many fixtures are proposed for the poles within the storage areas. Staff does have concern with lighting intensity specifically the poles with three and four shoe box fixture, now that the perimeter wall is proposed for removal. Therefore, with the submittal of the photometric study, better analysis of footcandle reading can be achieved. Staff may then recommend removal of some of these shoe box light fixtures. In the second paragraph last sentence conclude the sentence with "with light directed away from Highway I I I ". 19. Section 2,50.3.8 Design Guidelines -Mixed Regional Commercial Center (p 51) - In the first sentence replace "intends" with "will" and add "mass and scale". In the second to last sentence delete "wherever practical". 20. Section 2.50.4.1 Project Operations -Auto Mall (p.52� - In the second sentence replace "monitor" with "delineate". 21. Section 2.50.4.1.1. Site Plan - Auto Mall (p.52) - Change all "vehicular displays" to "special vehicular displays". As noted in the lighting section, these are the only display areas that are visible to Highway 111. Add to the last sentence of the third paragraph, "due to safety concerns". And Add to the last sentence of the fourth paragraph "and the row of parking along Highway 111 other than the special vehicular display areas". 22. Section 2,50.4.1.2 Noise Automall Delete the third sentence and move the fourth sentence to follow the last sentence. 23. Section 2,50.4.1.3. Special Events - Automall In the first sentence delete "each". Replace "approved" with "considered". 24. Section 2.60.2 Off -Site Circulation System (p.55) - In the second paragraph, first sentence move "as required" to follow "improvements" in the same sentence. 25. Section 2.60.3 Public Transportation/Transportation Demand Management p 55) - Delete "under specific Plan 97-029". The second sentence shall read, "The project developer agrees to .....". 26. Section 2.60.4.1. La Quinta Drive (p. 57) - Delete the last sentence. 27. Section 2.70.1 Landscape Concept (p.a - Delete the second paragraph. In the third paragraph, last sentence, replace "not be required" with "be used in areas so as to minimize the potential for dropping flowers on display vehicles." 28. Section 2.70.2 Landscape Development Standards (p.59) - Add to the end of the sentence "and Highway 111 Design Guidelines". 29. Section 2,80.1.1 Signage - Auto Mall Centre (12.62)- In the second sentence "or auto related pad". Revise the sentence to read, "Identification sign at the entrance on Adams Street `will' be allowed." to "may" be allowed. PACHRISTRAuto mail specific plan comments #2.wpd 3 Delete from #2. "using the guidelines established in Specific Plan 97-029 and this Specific Plan 97-029 Amendment # 1. In the last sentence delete "approval" and replace with "review and recommendation". Delete "Highway 111" from #3 in that secondary signs do not need to be seen from this highway. Please replace "as needed" with "as necessary" from #4. 30. 2.80.1.2 Signage - Mixed Regional Commercial Centre (p.63)- Please delete the following sentence from the second paragraph, "Single freestanding building uses may use freestanding monument signage." The above -mentioned comments summarize staff s cursory review of your revised draft Specific Plan. Please revise the Plan accordingly. Staff recognizes that you have stated an unwillingness to comply with some of the changes referenced above. Staff reserves the right to include these and other changes as Conditions of Approval for the Specific Plan for the Planning Commission and City Council to consider. Also, in my letter of Tune 26, 1998, I noted several items that still need to be properly processed and analyzed for the project. To date, I have not received the Conditional Use Permit application and the number of cars in each special display has not been specified. Lastly, staff has reviewed the contour map of the landscape setback along Highway 111. Staff finds that Parcel 3 frontage is an acceptable attempt to comply with design guidelines in that 2-3 foot high berms are proposed to screen the row of cars other than the special display area as requested. However, Parcels 1 and 2 are shown as having one foot high berms where the street elevation is higher than the elevation of the building area. This is unacceptable as the row of cars will not be screened on Highway 111. To accomplish the City's objective of providing visibility only to the special display areas and not the row of cars between these areas, alternatives drainage will need to be pursued. Please find enclosed the light bollards for the sidewalks. If you have any questions, please call me. Sincerely, 04v- Lod 4 0 Jl CHRISTINE DI IORIO Planning Manager CDI:bjs c: Tom Genovese, City Manager Mark Weiss, Assistant City Manager Jerry Herman, Community Development Director Dawn Honeywell, City Attorney Richard Zielenga, Attorney at Law, De Castro, West & Chodorow, Inc. PACIIRISTRAuto mall specific plan comments #2.wpd 4 T,ffit 76-495 CALLE TAMPICO -- LA QUINTA, CALIFORNIA 9225 FAX (760) 777-700 TOD (760) 777-122 July 16, 1998 Chris Clarke Stamko Development 10100 Santa Monica 'Blvd., Ste 400 Los Angeles, CA 90067 Dear Ms. Clarke: This letter summarizes issues discussed at our meeting of July 14, 1998. Tile primary focus of the meeting, conducted with auto dealers present, was to discuss possible enhancements to the building elevations adjacent to Highway 111. This included the addition of architectural design treatments and amenities associated with structural design of the dealership buildings. Staff outlined numerous concepts that, in staff's judgment, would be consistent with the City's design guidelines and provide variations in keeping with the architectural theme of the dealerships. The dealers, while citing concern about the cost implications of some of these enhancements, agreed to consider staff's suggestions in an attempt to accommodate the City's aesthetic objectives. In addition, it was agreed that submission of cross sections from Highway 111, including the buildings and landscaping, would be helpful to illuminate and better understand the visual representation of this project. Staff would hope that these cross sections would include higher berms and greater design articulation as requested. Staff noted some concern at the meeting regarding project timing and processing. Staff stated at the meeting, and will reiterate in this letter, that the Supplemental EIR cannot be completed until staff has received a completed application from Stamko, including exhibits, that fully describes the project. Staff believes that ultimate project processing can be expedited) if the application, project design and exhibits address concerns and suggestions provided previously by staff relative to compliance with City standards and design guidelines. MAILING ADDRESS - P.O. BOX 1504 - LA QUINTA, CALIFORNIA 92253 In short, there are two current issues: 1. Stamko providing enough information, including exhibits, to complete the Supplemental EIR, and Hance with City 2. Stamko addressing staff suggestions regarding comp design guidelines. e. The project can be reviewed and processed uponcompliance pe'qu red "conditions of Compliance with #2 may minimize the n Commission approval" and could save time in the long run before the Planning and City Council (and simplify processing the development agreement). raft Finally, as a reminder, staff awaits your comments rApril. We specific recognizeto the d the Development Agreement submitted to you P'o relationship of that Agreement to participation by the dealers. The Agreement en is scheduled to be considered in conjunction tocthe prepared dth the paftestimportant to however. Timely response by Stamko ensure that the Agreement can be adequately reviewed rev ew schedule,on a timetable consistent with other elements of the project to Staff appreciates your efforts to put this project together and lookon s Thank forward ou expediting the review process upon completion of your app for your cooperation. Sincerely, Mark Weiss Assistant City Manager c: Thomas P. Genovese, City Manager Jerry Herman, Community Development Director Dawn Honeywell, City Attorney Rick Zeilenga, Special Legal Counsel PH# B STAFF REPORT PLANNING COMMISSION DATE: NOVEMBER 10, 1998 CASE NO.: TENTATIVE TRACT 29004 REQUEST: RECOMMENDATION FOR APPROVAL OF AN 11-LOT SINGLE FAMILY RESIDENTIAL SUBDIVISION ON 3.75 ACRES LOCATION: WITHIN THE PGA WEST NICKLAUS RESORT COURSE AREA, ALONG THE EAST SIDE OF SOUTHERN HILLS AT ITS INTERSECTION WITH OAKMONT (ATTACHMENT 1) APPLICANT/ PROPERTY OWNER: KSL LAND CORPORATION ENGINEER: MDS CONSULTING ENVIRONMENTAL CONSIDERATION: TENTATIVE TRACT MAP 29004 IS WITHIN SPECIFIC PLAN 83- 002 (PGA WEST). THE PROJECT IS EXEMPT FROM THE CALIFORNIA ENVIRONMENTAL QUALITY ACT (CEQA) PER PUBLIC RESOURCES CODE SECTION 65457(a). AN ENVIRONMENTAL IMPACT REPORT (STATE CLEARINGHOUSE # 83062922) WAS CERTIFIED BY THE CITY COUNCIL FOR SPECIFIC PLAN 83-002 ON MAY 15, 1984 (RESOLUTION 84-28). SUBSEQUENT AMENDMENTS TO THE SPECIFIC PLAN HAVE BEEN APPROVED BY THE CITY COUNCIL. THEREFORE, NO CHANGED CIRCUMSTANCES OR CONDITIONS EXIST WHICH WOULD TRIGGER THE PREPARATION OF A SUBSEQUENT ENVIRONMENTAL IMPACT REPORT PURSUANT TO PUBLIC RESOURCES CODE SECTION 21166. GENERAL PLAN/ ZONING/SPECIFIC PLAN DESIGNATIONS: LOW DENSITY RESIDENTIAL (LDR), 2-4 UNITS PER ACRE / LOW DENSITY RESIDENTIAL (RL) / SPECIFIC PLAN RESIDENTIAL (SPR) AS DESIGNATED IN SP 83-002 (AMENDMENT #3) C:\Wrkgrp\Casedocs\TT29004\perptTT29004.wpd •A '•'_L Proposed Tentative Tract Map 29004 is within PGA West - Specific Plan 83-002. The Specific Plan allows for a total residential unit count of 5,000. There are approximately 1,750 existing residential units within the Specific Plan area. The site area was previously graded as part of improvement work for Tract 28149. The applicant, KSL Land Corporation, has re -subdivided several tracts within PGA West to allow for the re -plotting of units, due to changing market conditions and strategies. • Tentative Tract Map 29004, as depicted in Attachment 2, proposes to subdivide 9 recorded residential lots (Lots 58-67) within Tract 28149 into 11 residential lots and two "green belt" Lots B and C. The total acreage involved in this request is 3.75 acres. The proposed lots range in size from approximately 9,104 (residential Lot 7) to 20,606 (green belt Lot B) square feet, with the average being 10,558 square feet. Minimum lot widths would be 60 feet and are proposed to accommodate the Ryder unit design. The Ryder units (2,065 s.f. to 2,380 s.f.) were approved in 1995 under the compatibility review process. The lots front onto Big Spring, which is a short loop street, and Southern Hills, both of which are private streets. All lots back onto an existing golf course fairway/lake hazard (8t' hole, Nicklaus Resort Course). The existing configuration of Big Spring, which loops out from Southern Hills, was created several years ago and incorporates green belt Lot B; this map does not modify that configuration. Southern Hills is an existing improved private street, while Big Spring is currently a recorded but unimproved street segment. Neither Lot B or C is designated as a community pool lot on the proposed tentative map. In reviewing Tracts 28149 and 28776, of which this application is a portion, pool lots have been provided for to the north of the subject tract. KSL has indicated that Lots B and C will be landscaped common areas. ;�i17fC�1•L•S This proposal was advertised in the Desert Sun newspaper on October 29, 1998. All property owners within the PGA West Specific Plan area were mailed a copy of the public hearing notice, which exceeds the requirements under the Subdivision Ordinance of the La Quinta Municipal Code. As of the date this report was finalized, no written comments had been received. All correspondence received prior to the meeting will be presented to the Planning Commission. C:\Wrkgrp\Casedocs\TT29CO4\perptTr29004.wpd Staff mailed a copy of the applicants request to responsible public agencies on September 18, 1998. All written comments received are on file with the Community Development Department. All agency comments received have been made part of the Conditions of Approval for this case, to the extent they are applicable. Based on the provisions of the General Plan, Zoning Code, and the Subdivision Ordinance, the following overview of the project is provided: Issue 1 - General Plan and Specific Plan Consistency The General Plan designates the site as Low Density Residential (2-4 units per acre) which allows single family uses (e.g., attached or detached housing units). Tentative Tract 29004 would increase the lot count by 3 residential lots previously approved with Tract 28776. The lots proposed meet or exceed the minimum standards set forth in the SPR provisions of the PGA West Specific Plan. As proposed, development of Tentative Tract Map 29004 is consistent with the General Plan, Specific Plan 83-002, as amended, and the applicable RL Zoning District development standards. Issue 2 - Tract Design/Improvements The design of private interior streets and the proposed residential and lettered lots are essentially the same as provided for in the previous tract approvals referred to. The overall tract design is consistent with standards of the General Plan, Specific Plan 83- 002 as amended, and the Subdivision Ordinance. Street and other infrastructure improvements will be installed to service the proposed subdivision. Impacts associated with development of the project shall be mitigated through adherence to the recommended conditions. Issue 3 - Health and Safety Necessary infrastructure improvements for this project have been partially installed within the Tentative Tract Map 29004 project area. These include water, sewer, streets, and other necessary improvements. The health, safety and welfare of current and future residents can be assured based on the recommended conditions, which serve to address the previous assessment of these issues in the Environmental Impact Report certified for Specific Plan 83-002, as amended. Issue 4- Environmental Impacts Proposed Tentative Tract Map 29004 will create 11 total residential lots over an area C:\Wrkgrp\Casedocs\TT29004\perptTT29004.wpd x • s $ previously mapped for 8 residential lots. This incremental increase in the number of lots will not have any measurable impact when considered on a cumulative basis with the overall PGA West development, as it is approved for 5,000 units with only about 1,750 developed to date. Mitigation measures adopted with the Environmental Impact Report prepared for Specific Plan 83-002 have been incorporated as conditions of approval where necessary. IOX616 a Il'�_ A ,_ • 1. Adopt Planning Commission Resolution 98-_, concurring with the environmental determination of the Community Development Director, and recommending approval of Tentative Tract Map 29004, subject to the findings and conditions as contained therein. Attachments: 1. Location Map 2. TT 29004 - Reduction Prepared by: i Wallace Nesbit, Associate Planner Submitted by: t Christine di lorio, Planning Manager PCrptTTM28797RJT PLANNING COMMISSION RESOLUTION 98 - A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF LA QUINTA, CALIFORNIA, RECOMMENDING TO THE CITY COUNCIL APPROVAL OF TENTATIVE TRACT MAP 29004, TO SUBDIVIDE 3.75 ACRES INTO 11 SINGLE FAMILY LOTS, TWO COMMON AREA LOTS AND ONE STREET LOT, LOCATED ALONG THE EAST SIDE SOUTHERN HILLS AT ITS INTERSECTION WITH OAKMONT, WITHIN PGA WEST CASE NO: TENTATIVE TRACT MAP 29004 KSL LAND CORPORATION WHEREAS, the Planning Commission of the City of La Quinta, California did, on the 10th day of November, 1998, hold a duly noticed Public Hearing to consider a request by KSL Land Corporation to create 11 single-family lots, two common area lots and one street lot, on 3.75 acres along the east side of Southern Hills and Big Spring, within PGA West; and, WHEREAS, said Tentative Tract Map is exempt from the California Environmental Quality Act (CEQA) per Public Resources Government Code Section 65457(a) and 15182, as an Environmental Impact Report (SCH# 83062922), prepared for Specific Plan 83-002, was certified by the City Council in 1984, and no changed circumstances or conditions exist which would trigger the preparation of a subsequent environmental analysis pursuant to Public Resources Code Section 21166; and, WHEREAS, at the Public Hearing upon hearing and considering all testimony and arguments of all interested persons desiring to be heard, said Planning Commission did make the following mandatory findings to justify a recommendation for approval of said Tentative Tract Map: 1. The proposed Tentative Tract Map 29004 is consistent with the La Quinta General Plan and the PGA West Specific Plan, in that the subdivision will result in the development of single family residences, within a gated community, and will not affect overall density provisions as established. Overall, the proposed subdivision will only add 11 lots to the existing 1,750 units, well below the approved total of 5,000 units. Tentative Tract Map 29004 is consistent with current standards of the Municipal Zoning Code, RL (Residential Low Density) Zoning District, and PGA West Specific Plan. This subdivision proposes lot sizes greater than the 7,200 square foot minimum required by the RL Zoning District, and larger than the Specific Plan's SPR minimum requirement of 6,500 square feet. C:\Wrkgrp\Casedocs\TT29004\peresTT29004.wpd ! �.l 2. The design and improvements for Tentative Tract Map 29004 is consistent with the La Quinta General Plan and the PGA West Specific Plan, in that all proposed lots meet the required dimensions, with the smallest lot size being 9,104 square feet. The design of the private interior streets and the proposed residential and lettered lots are consistent with those approved and existing within the Specific Plan area. 3. The design of Tentative Tract Map 29004, and the proposed improvements, are not likely to cause substantial environmental damage, or substantially, and unavoidably injure fish or wildlife, or their habitat, in that Environmental Impact Report (SCH# 83062922) was certified in May, 1984 by the City Council for the PGA West Specific Plan (Specific Plan 83-002), in which Tentative Tract Map 29004 is located, and there are no changed circumstances or conditions proposed with Tentative Tract Map 29004 which would trigger the preparation of any subsequent environmental analysis. Tentative Tract Map 29004 has also been determined to be exempt from CEQA under Public Resources Government Code Section 65457(a) and 15182. 4. The design of Tentative Tract Map 29004 and related improvements are not likely to cause serious public health problems, in that the Fire Department and the City's Building & Safety Department have reviewed the project for these issues with no significant concerns identified. Necessary infrastructure improvements for this project have been partially installed within PGA West, in and around the Tentative Tract Map 29004 project area. The health, safety and welfare of current and future residents can be assured based on the recommended conditions, which serve to address the previous assessment of these issues in the Environmental Impact Report certified for Specific Plan 83- 002, as amended. 5. There is no evidence to show that State -mandated school fees will not be adequate to address impacts to school facilities, in that Tentative Tract Map 29004 as proposed will be required to pay these fees for each unit, whether or not school -age children ultimately reside within those units. 6. The design of, and type of improvements for, Tentative Tract Map 29004 will not conflict with easements, acquired by the public at large, for access through, or use of, property within the subdivision, as the proposed subdivision has been reviewed for these issues with no concerns identified. The map design includes provisions for access, utility and other public easements as determined necessary during review of the proposal. C:\Wrkgrp\Casedocs\TT29004\peresTT29004.wpd ` NOW, THEREFORE, BE IT RESOLVED by the Planning Commission of the City of La Quinta, California as follows: 1. That the above recitations are true and correct and constitute the findings of said Planning Commission in this case; 2. That it does hereby recommend approval of the above -described Tentative Tract Map 29004, 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 Planning Commission, held on this 10th day of November, 1998, by the following vote, to wit: AYES: NOES: ABSENT: ABSTAIN: ROBERT T. TYLER, Chairman City of La Quinta, California ATTEST: JERRY HERMAN, Community Development Director City of La Quinta, California C:\W rkgrp\Casedocs\TT29004\peresTT29004. wpd PLANNING COMMISSION RESOLUTION 98 - CONDITIONS OF APPROVAL - RECOMMENDED TENTATIVE TRACT MAP 29004 - KSL LAND CORPORATION NOVEMBER 10, 1998 1. Upon their approval by the City Council, the City Clerk is directed to file these Conditions of Approval with the Riverside County Recorder for recordation against the properties to which they apply. 2. Subdivider agrees to indemnify, defend and hold harmless the City of La Quinta in the event of any legal claim or litigation arising out of the City's approval of this project. The City of La Quinta shall have sole discretion in selecting its defense counsel. The City shall promptly notify the subdivider of any claim, action* or proceeding and shall cooperate fully in the defense. 3. Tentative Tract Map 29004 shall comply with the requirements and standards of § § 66410-66499.58 of the California Government Code (the Subdivision Map Act) and Title 13 (Subdivision Ordinance) of the La Quinta Municipal Code (LQMC) unless otherwise modified by the following conditions. This map approval shall remain valid in accordance with the requirements of Section 13.12.150 of the Subdivision Ordinance. 4. Prior to the issuance of a grading permit or building permit for construction of any building or use contemplated by this approval, the applicant shall obtain permits and/or clearances from the following public agencies: • Fire Marshal • Public Works Department (Grading Permits, Improvement Permits) • Community Development Department • Riverside Co. Environmental Health Department • Coachella Valley Unified School District • Coachella Valley Water District • Imperial Irrigation District • California Regional Water Quality Control Board (NPDES Permit) The applicant is responsible for any requirements of the permits or clearances from those jurisdictions. If the requirements include approval of improvement plans, applicant shall furnish proof of said approvals prior to obtaining City approval of the plans. :\Wrkgip\Casedocs\TT29004\pccoaTT29004.wpd Planning Commission Resolution 98 - Conditions of Approval - Recommended Tentative Tract Map 29004 - KSL Land Corporation November 10, 1998 The applicant shall comply with applicable provisions of the City's NPDES stormwater discharge permit.. For projects requiring project -specific NPDES construction permits, the applicant shall submit a copy of the Notice of Intent received from the CWQCB prior to issuance of a grading or site construction permit. The applicant shall ensure that the required Storm Water Pollution Protection Plan is available for inspection at the project site. 5. All easements, rights of way and other property rights required of the tentative map or otherwise necessary to facilitate the ultimate use of the development and functioning of improvements shall be dedicated, granted or otherwise conferred, prior to approval of a final map or parcel map or a waiver of parcel map. Conferrals shall include irrevocable offers to dedicate or grant easements to the City for emergency vehicles and for access to and maintenance, construction, and reconstruction of essential improvements located on street, drainage or common lots or within utility and drainage easements. 6. If the applicant proposes vacation or abandonment of any existing rights of way or access easements which will diminish access rights to any properties owned by others, the applicant shall provide approved alternate rights of way or access easements to those properties or notarized letters of consent from the property owners. 7. The applicant shall maintain all existing easements and street lots unless otherwise approved by the City Engineer. 8. The applicant shall cause no easements to be granted or recorded over any portion of this property between the date of approval by the City Council and the date of recording of any final map(s) covering the same portion of the property unless such easements are approved by the City Engineer. 9. Prior to approval of a final map, the applicant shall furnish accurate AutoCad files of the complete map, as approved by the City's map checker, on storage media and in a program format acceptable to the City Engineer. The files shall utilize standard AutoCad menu items so they may be fully retrieved into a basic AutoCad program. `: \ WrkgM\Casedocs\TT29004\pccoaTT29004.wpd Planning Commission Resolution 98 - Conditions of Approval - Recommended Tentative Tract Map 29004 - KSL Land Corporation November 10, 1998 If the map was not produced in AutoCad or a file format which can be converted to AutoCad, the City Engineer may accept raster -image files of the map. ••4 U ' G► 10. Improvement plans submitted to the City for plan checking shall be submitted on 24" x 36" media in the categories of "Rough Grading," "Precise Grading," "Streets & Drainage," and "Landscaping." All plans except precise grading plans shall have signature blocks for the City Engineer. Precise grading plans shall have signature blocks for Community Development Director and the Building Official. Plans are not approved for construction until they are signed. "Streets and Drainage" plans shall normally include signals, sidewalks, bike paths, gates and entryways, and parking lots. "Landscaping" plans shall normally include landscape improvements, irrigation, lighting, and perimeter walls. Plans for improvements not listed above shall be in formats approved by the City Engineer. 11. The City may maintain standard plans, details and/or construction notes for elements of construction. For a fee established by City resolution, the applicant may acquire standard plan and/or detail sheets from the City. 12. When final plans are approved by the City, the applicant shall furnish accurate AutoCad files of the complete, approved plans on storage media acceptable to the City Engineer. The files shall utilize standard AutoCad menu items so they may be fully retrieved into a basic AutoCad program. At the completion of construction and prior to final acceptance of improvements, the applicant shall update the files to reflect as -constructed conditions. If the plans were not produced in AutoCad or a file format which can be converted to AutoCad, the City Engineer may accept raster -image files of the plans. Wrkgrp\Casedocs\TT29004\pccoaTT29004.wpd 1 Planning Commission Resolution 98 - Conditions of Approval - Recommended Tentative Tract Map 29004 - KSL Land Corporation November 10, 1998 a no] 1 _ ►) \ 13. The applicant shall construct improvements and/or satisfy obligations, or furnish an executed, secured agreement to construct improvements and/or satisfy obligations required by the City prior to approval of a final map or parcel map or issuance of a certificate of compliance for a waived parcel map. For secured agreements, security provided, and the release thereof, shall conform with Title 13, LQMC. ►mprovements to be made or agreed to shall include removal of any existing structures or obstructions which are not part of the proposed improvements. 14. If improvements are secured, the applicant shall provide estimates of improvement costs for checking and approval by the City Engineer. Estimates shall comply with the schedule of unit costs adopted by City resolution or ordinance. For items not listed in the City's schedule, estimates shall meet the approval of the City Engineer. Estimates for utilities and other improvements under the jurisdiction of other agencies shall be approved by those agencies. Security is not required for telephone, gas, or T.V. cable improvements. However, tract improvements shall not be agendized for final acceptance until the City receives confirmation from the telephone authority that the applicant has met all requirements for telephone service to lots within the development. 15. If improvements are phased with multiple final maps or other administrative approvals (plot plans, conditional use permits, etc.), off -site improvements and common improvements (e.g., retention basins, perimeter walls & landscaping, gates) shall be constructed or secured prior to approval of the first phase unless otherwise approved by the City Engineer. Improvements and obligations required of each phase shall be completed and satisfied prior to completion of homes or occupancy of permanent buildings within the phase and subsequent phases unless a construction phasing plan is approved by the City Engineer. 16. If the applicant fails to construct improvements or satisfy obligations in a timely manner or as specified in an approved phasing plan, the City shall have the right to halt issuance of building permits or final building inspections or otherwise withhold approvals related to the development of the project until the applicant makes satisfactory progress on the improvements or obligations or has made other arrangements satisfactory to the City. ': \ Wrkgrp\Casedocs\TT29004\pccoaTT29004.wpd Planning Commission Resolution 98 - Conditions of Approval - Recommended Tentative Tract Map 29004 - KSL Land Corporation November 10, 1998 17. Graded, undeveloped land shall be maintained to prevent dust and blowsand nuisances. The land shall be planted with interim landscaping or provided with other wind and water erosion control measures approved by the Community Development and Public Works Departments. 18. Prior to occupation of the project site for construction purposes, the Applicant shall submit and receive approval of a fugitive dust control plan prepared in accordance with Chapter 6.16, LQMC. The Applicant shall furnish security, in a form acceptable to the city, in an amount sufficient to guarantee compliance with the provisions of the permit. 19. The applicant shall furnish a preliminary geotechnical ("soils") report with the grading plan. 20. The grading plan shall be prepared by a registered civil engineer and must be approved by the City Engineer prior to issuance of a grading permit. The grading plan shall conform with the recommendations of the soils report and shall be certified as adequate by a soils engineer or an engineering geologist. A statement shall appear on final maps (if any are required of this development) that a soils report has been prepared pursuant to Section 17953 of the Health and Safety Code. 21. The applicant shall endeavor to minimize differences in elevation at abutting properties and between separate tracts and lots within this development. Building pad elevations on contiguous lots shall not differ by more than three feet except for lots within a tract, but not sharing common street frontage, where the differential shall not exceed five feet. If compliance with this requirement is impractical, the City will consider and may approve alternatives which minimize safety concerns, maintenance difficulties and neighboring -owner dissatisfaction with the grade differential. 22. Prior to issuance of building permits, the applicant shall provide building pad certifications, stamped and signed by a California registered civil engineer or surveyor. The certifications shall list approved pad elevations, actual elevations, and the difference between the two, if any. The data shall be organized by lot number and shall be listed cumulatively if submitted at different times. ':\Wrkggp\Casedocs\TT29004\pccoaTT29004.wpd + Planning Commission Resolution 98 - Conditions of Approval - Recommended Tentative Tract Map 29004 - KSL Land Corporation November 10, 1998 23. Stormwater and nuisance water handling shall conform with the approved hydrology and drainage plan for the Specific Plan 83-002 area. UTILITIES 25. The applicant shall furnish a plan for utility lateral abandonment and construction and provide approved estimates for the work. 26. Where hardscape improvements are planned, underground utility abandonment and construction shall be installed prior to the hardscape. The applicant shall provide certified reports of trench compaction for approval of the City Engineer. i__ = WO 4ll- 27. The City is contemplating adoption of a major thoroughfare improvement program. Any property within this development which has not been subdivided in accordance with this tentative map 60 days after the program is in effect shall be subject to the program. 28. The applicant shall install the following street improvements to conform with the General Plan street type noted in parentheses: A. Lot A - 36-foot travel width. Width may be reduced to 32 feet with parking restricted to one side and 28 feet with on -street parking is prohibited if there is adequate off-street parking for residents and visitors and the applicant provides for perpetual enforcement of the restrictions by the homeowners association. Features contained in the approved construction plans may warrant additional street widths as determined by the City Engineer. 29. Improvements shall include appurtenances such as traffic control signs, markings and other devices, and street name signs. 30. Improvements shall be designed and constructed in accordance with the LQMC, adopted standards, supplemental drawings and specifications, and as approved ':�Wrkgtp\Casedocs\TT29004\pccoaTT29004.wpd lJ Planning Commission Resolution 98 - Conditions of Approval - Recommended Tentative Tract Neap 29004 - KSL Land Corporation November 10, 1998 by the City Engineer. Street improvement plans shall be stamped and signed by a California -registered professional engineer. 31. Street right of way geometry for cul-de-sacs, knuckle turns and corner cut -backs shall conform with Riverside County Standard Drawings #800, #801, and #805 respectively unless otherwise approved by the City Engineer. 32. Streets shall have vertical curbs or other approved curb configurations which convey water without ponding and provide lateral containment of dust and residue for street sweeping. Unused curb cuts on any lot shall be restored to normal curbing prior to final inspection of permanent building(s) on the lot. 33. The applicant shall design street pavement sections using Caltrans' design procedure (20-year life) and site -specific data for soil strength and anticipated traffic loading (including construction traffic). The minimum structural section (residential) shall be 3.0" a.c./4.50" a.b. 34. The applicant shall submit current mix designs (less than two years old at the time of construction) for base, paving and curb/gutter materials. Submittals 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. 35. The City will conduct final inspections of homes and other habitable buildings only when the buildings have improved street and sidewalk access to publicly - maintained streets. The improvements shall include required traffic control devices, pavement markings and street name signs. If on -site streets are initially constructed with partial pavement thickness, the applicant shall complete the pavement prior to final inspections of the last ten percent of homes within the tract or when directed by the City, whichever comes first. INWAR1116"Ma 36. The applicant shall provide landscaping in common lots. ': � Wrkgrp\Cascdocs\TT29004\pccoaTT29004.wpd Planning Commission Resolution 98 - Conditions of Approval - Recommended Tentative Tract Map 29004 - KSL Land Corporation November 10, 1998 37. Landscape and irrigation plans shall be signed and stamped by a licensed landscape architect. The applicant shall submit plans for approval by the Community Development Department prior to plan checking by the Public Works Department. When plan checking is complete, the applicant shall obtain the signatures of CVWD and the Riverside County Agricultural Commissioner prior to submitting for signature by the City Engineer. Plans are not approved for construction until signed by the City Engineer. 38. Slopes shall not exceed 5:1 within public rights of way and 3:1 in landscape areas outside the right of way unless otherwise approved by the City Engineer. 39. Landscape areas shall have permanent irrigation improvements meeting the requirements of the City Engineer. Use of lawn shall be minimized with no lawn or spray irrigation within 5-feet of curbs along public streets. 40. The applicant shall ensure that landscaping plans and utility plans are coordinated to provide visual screening of above -ground utility structures. 41. The applicant shall employ construction quality -assurance measures which meet the approval of the City Engineer. 42. The applicant shall employ or retain California registered civil engineers, geotechnical engineers, surveyors, or other licensed professionals, as appropriate, to provide sufficient construction supervision to be able to furnish and sign accurate record drawings. 43. The applicant shall arrange and bear the cost of measurement, sampling and testing procedures not included in the City's inspection program but required by the City as evidence that construction materials and methods comply with plans and specifications. Where retention basins are installed, testing shall include a sand filter percolation test, as approved by the City Engineer, after required tract improvements are complete and soils have been permanently stabilized. 44. Upon completion of construction, the applicant shall furnish the City reproducible record drawings of all plans which were signed by the City : \ W rkgrp\Caccdocs\TT29004\pccoaTT29004.wpd Planning Commission Resolution 98 - Conditions of Approval - Recommended Tentative Tract Map 29004 - KSL Land Corporation November 10, 1998 Engineer. Each sheet shall be clearly marked "Record Drawings," "As -Built" or "As -Constructed" stamped and signed by the engineer or surveyor certifying to the accuracy of the drawings. The applicant shall revise the CAD or raster -image files previously submitted to the City to reflect as -constructed conditions. MAINTENANCE 45. The applicant shall make provisions for continuous, perpetual maintenance of all required improvements. FEES AND DEPOSITS 46. The applicant shall comply with the terms and requirements of the Infrastructure Fee program in effect at the time of issuance of building permits. 47. The applicant shall pay the City°s established fees for plan checking and construction inspection. Fee amounts shall be those in effect when the applicant makes application for plan checking and permits. 48. Prior to approval of a final map or completion of any approval process for modification of boundaries of the property or lots subject to these conditions, the applicant shall process a reapportionment of any bonded assessment(s) against the property and pay the cost of the reapportionment. 49. Plan checking fees shall be paid to the Riverside County Fire Department when plans are submitted for review and approval. 50. Fire hydrants in accordance with CVWD Standard W-33 shall be located at each street intersection spaced not more than 330 feet apart in any direction with no portion of any lot frontage more than 165 feet from a fire hydrant. Minimum fire flow shall be 1500 gpm for a 2 hour duration at 20 psi. Blue dot reflectors shall be mounted in the middle of streets directly in line with fire hydrants. 51. Applicant/developer will provide written certification from the appropriate water company that the required fire hydrant(s) are either existing or that financial arrangements have been made to provide them. ':,Wrkgip\Casedocs\TT29004\pccoaTT29004.wpd � Y Planning Commission Resolution 98 - Conditions of Approval - Recommended Tentative Tract Map 29004 - KSL Land Corporation November 10 1998 52. Prior to recordation of the final map, applicant/developer will furnish one blueline copy of the water system plans to the Fire Department for review/approval. Plans will conform to the fire hydrant types, location and spacing, and the system will meet the fire flow requirements. Plans will be signed/approved by a registered civil engineer and the local water company with the following certification: "I certify that the design of the water system is in accordance with the requirements prescribed by the Riverside County Fire Department." 53. The required water system, including fire hydrants, will be installed and accepted by the appropriate water agency prior to any combustible building material being placed on an individual lot. 54. All public agency letters received for this case are made part of the case file documents and will be referred to for plan checking purposes. 55. Applicable conditions of Specific Plan 83-002, as amended, shall be met prior to grading and/or building permit issuance. 56. Any on -site signs shall comply with Chapter 9.160 of the City Zoning Code. 57. All temporary on -site facilities are subject to the requirements of Chapter 9.60 of the Zoning Code. 58. Prior to building permit issuance, recreational amenity and landscaping/irrigation plans for Lots B and C shall be submitted for review and approval by the Community Development Department. The final map shall include a statement that these lots are reserved for the intended use of PGA West homeowners as common interest lots. 59. The proposed Ryder house plans have been previously approved for use in PGA West. Any modification, or proposal for use of any unapproved unit type(s) for the tract shall be reviewed by the Planning Commission pursuant to Sections 9.210.010 (Site Development Permits) and/or 9.60-300 (Compatibility Review) of the Zoning Code. :�Wrkgrp\Cascdocs\TT29004\pccoaTT29004.wpd I � Al 61:1l• i TENTATIVE TRACT NO. 29004 Pn ® Wg=-QT ATTACHMENT 2 .a. iFdiElQ � area mono. 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No 7011111 •rinC 7 Mr. W !]NM®O t[1mtIL WO 1 1111bW it - 1113109aY11010 t01 A - ffdl W W 0 -O C - 011mt mi W! taaORt l01 - 77N00 07 sm" Lotrm it I-it4'y9 a • 11mm m� It (W 1.7m COrO01A WLL7 1-1F11 3.11a \`�_��` `V``\`Y_ W6 - 10YIIme1 CNIaOM Oro CP/Mrt 4t aw"Nvallm6 - tp Gm.1mmlK 16FA,a6 t1R - Aa m it10i910a 001MR /r•l, '� 16B6t tlpY016 1 (` 3.78 Aam 4 7116-120,4100 7114clOat 014 {5� 60-140 PGA 91-bt•ttt (lam) 004••1060 L 01tb6< CA 00at TAX (700) 0a T= r p r, 70710"/Im0667 a 4 OIMb1 G fID7 u It • w COSA A offm =O tT 0ylfOL rIN = MD ..-� -- - tt - PH #C PLANNING COMMISSION STAFF REPORT DATE: NOVEMBER 10, 1998 CASE NO.: SITE DEVELOPMENT PERMIT 98-637 APPLICANT AND PROPERTY OWNER: HALL AND FOREMAN, INC. FOR WAL-MART ARCHITECT: HARRISON FRENCH ARCHITECTURE REQUEST: APPROVAL OF A 26 FOOT BY 143.6 FOOT EXPANSION TO WAL-MART'S OUTSIDE GARDEN CENTER LOCATION: 78-950 HIGHWAY 111,WITHIN THE ONE ELEVEN CENTER SHOPPING CENTER ENVIRONMENTAL CONSIDERATION: THIS SITE DEVELOPMENT PERMIT IS WITHIN SPECIFIC PLAN 89-014 AND EXEMPT FROM CALIFORNIA ENVIRONMENTAL QUALITY ACT REQUIREMENTS UNDER PUBLIC RESOURCES SECTION 65457(A). ENVIRONMENTAL ASSESSMENT 89-150 (SCH# 90020162) WAS CERTIFIED BY THE CITY COUNCIL ON APRIL 17,1990. NO CHANGED CIRCUMSTANCES OR CONDITIONS EXIST WHICH WOULD TRIGGER THE PREPARATION OF A SUBSEQUENT ENVIRONMENTAL ASSESSMENT PURSUANT TO PUBLIC RESOURCES CODE SECTION 21166. GENERAL PLAN DESIGNATION: M/RC (MIXED REGIONAL COMMERCIAL) ZONING: CR (REGIONAL COMMERCIAL) SURROUNDING LAND USES: NORTH: PARKING LOT SOUTH: PARKING LOT EAST: STORAGE FACILITY ACROSS ADAMS STREET WEST: BUILDINGS WHICH ARE A PART OF THE CENTER p:\stan\pc rpt sdp 98-637 BACKGROUND: Site Background The site is a part of Specific Plan 89-014, approved in 1990, which is on the north side of Highway 1 1 1, between Adams Street and Washington Street. The plan permits 617,565 square feet of floor space, with approximately half built to date. Wal-Mart with approximately 131,960 square feet of floor space was constructed in 1992, and part of the original center. The existing outdoor garden shop which is being expanded, contains approximately 5,130 square feet of area. Project Proposal The applicants propose to add a 26 foot by 143.6 foot (3,733 square feet) outdoor addition to the existing garden center. The addition will match the existing garden center in appearance, materials, and colors. In order to accommodate the expansion, the first row of perpendicular 14 parking spaces will need to be removed, with the adjacent set of perpendicular spaces converted to angled spaces on a one way aisle. The outdoor area is surrounded by a wrought iron style fence with mesh screening and decorative columns approximately 18 feet on center. The columns (block, stucco, and the accent) and fencing will be reconstructed at the new perimeter of the outdoor area to match the existing. Public Notice This request was advertised in the Desert Sun Newspaper on October 31,1998, and mailed to all property owners within the shopping center and within 500 feet of the project site. To date, no correspondence has been received. STATEMENT OF ISSUES: ISSUE 1- Conformance with Specific Plan provisions The original approval permits Wal-Mart to have approximately 133,355 square feet of floor space, with 30,000 square feet of expansion area on the north side of the building for a total of 163,355 square feet, based on the parking provided. The existing size of 131,960 square feet, plus the 3,733 square feet proposed totals 135,693 square feet of floor space. This leaves 27,662 square feet of expansion area. The proposed addition eliminates 16 parking spaces on the east side. This lost of spaces equates to the parking required for 4,000 square feet of floor space, based on the parking space requirement when the project was approved in 1990. Therefore, Wal-Mart has 23,662 of the original 30,000 square feet of expansion area remaining. pAstan\pc rpt sdp 98-637 ISSUE 2- Acceptability The project has been designed in conformance with Specific Plan and Zoning Code requirements. The addition is compatible with the existing building and garden center and matches the existing design. ISSUE 3- Clean up of site At the request of the City, Wal-Mart recently removed non -permitted outside sales displays and storage in the front and side of the building. However, at the rear of the building around the loading dock area items such as wood pallets and cardboard are stacked, creating a fire hazard and attractive nuisance. This area should be cleaned up with pickup on an as -needed basis. CONCLUSION: The findings for approval of this Site Development Permit can be made and are contained in the attached draft resolution. RECOMMENDATION: Adopt Planning Commission Resolution 98- , approving Site Development Permit 98-637, subject to Findings and Conditions. Attachments: 1. Location Map 2. Plan Exhibits Prepared by: Stan B. Sawa, Principal Planner Submitted by: Christine di lorio, Planning Manager pAstan\pc rpt sdp 98-637 PLANNING COMMISSION RESOLUTION 98- A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF LA QUINTA, CALIFORNIA, APPROVING SITE DEVELOPMENT PERMIT 98-637, SUBJECT TO CONDITIONS, ALLOWING A 26 FOOT BY 143.6 FOOT EXPANSION TO WAL-MART'S OUTSIDE GARDEN CENTER CASE NO.: SITE DEVELOPMENT PERMIT 98-637 APPLICANT: HALL AND FOREMAN, INC. FOR WAL-MART WHEREAS, the Planning Commission of the City of La Quinta, California, did on the 10th day of November, 1998, hold a duly noticed Public Hearing to consider the request of Hall and Foreman, Inc. for Wal-mart for approval of a 26 foot by 143.6 foot expansion to Wal-Mart's outside garden center at 78-950 Highway 1 1 1 within the One Eleven La Quinta Center Shopping Center, more particularly described as: APN 643-080-004 WHEREAS, this Site Development Permit is within Specific Plan 89-014 and exempt from California Environmental Quality Act requirements under Public Resources Section 65457(a). Environmental Assessment 89-150 (Sch# 90020162) was certified by the City Council on April 17,1990 for Specific Plan 89-014. No changed circumstances or conditions exist which would trigger the preparation of a subsequent environmental assessment pursuant to Public Resources Code Section 21 166; and, WHEREAS, at said Public Hearing, upon hearing and considering all testimony and arguments, if any, of all interested persons wanting to be heard, said Planning Commission did find the following facts and reasons to justify approval of said Site Development Permit: 1. The project is consistent with the General Plan and Zoning Code in that the use is permitted in the CR District and has been designed to comply with the applicable CR District and development standards and requirements of Specific Plan 89-014. 2. Environmental Assessment 89-150 was prepared for Specific Plan 89-014, of which this project is a part, and Staff has determined that no changed circumstances or conditions exist which would trigger the preparation of a subsequent environmental assessment pursuant to Public Resources Code Section 21 166; and, 3. The architectural design of the addition including architectural style, scale, building mass, materials, colors, details, roof style, is compatible and similar with the shopping center and existing building. C:\pc res sdp 98-637 Resolution 98- November 10, 1998 4. The site design of the project including circulation is compatible with the surrounding project in that the design layout is similar to other projects. 5. The Specific Plan approval allows a total of 163,355 square feet of floor space, including expansions. With this addition and lost of parking spaces, 23,662 square feet of expansion area remains. NOW, THEREFORE, BE IT RESOLVED by the Planning Commission of the City of La Quinta, California, as follows: 1. That the above recitations are true and constitute the findings of the Planning Commission in this case; 2. That it does hereby approve Site Development Permit 98-637 for the reasons set forth in this Resolution, subject to the Conditions labeled Exhibit "A", attached hereto;. PASSED, APPROVED, and ADOPTED at a regular meeting of the La Quinta City Planning Commission, held on the 10" day of November, 1998, by the following vote, to wit: AYES: NOES: ABSENT: ABSTAIN: ROBERT T. TYLER, Chairman City of La Quinta, California ATTEST: JERRY HERMAN, Community Development Director City of La Quinta, California CApc res sdp 98-637 PLANNING COMMISSION RESOLUTION 98- EXHIBIT "A" CONDITIONS OF APPROVAL - RECOMMENDED SITE DEVELOPMENT PERMIT 98-637 HALL AND FOREMAN FOR WAL-MART NOVEMBER 10, 1998 CONDITIONS OF APPROVAL GENERAL 1. The use of this site shall be in conformance with the approved exhibits contained in Site Development Permit 98-637 unless otherwise amended by the following conditions. 2. The approved site development permit shall be used within two years of approval, otherwise, it shall become null and void and of no effect whatsoever. "Used" means the issuance of a building permit. A time extension may be requested as permitted in Municipal Code Section 9.200.080 D. 3. Developer agrees to indemnify, defend, and hold harmless the City of La Quinta in the event of any legal claim or litigation arising out of the City's approval of this project. The City of La Quinta shall have the right to select its defense counsel at its sole discretion. 4. The applicant shall obtain permits and/or clearances from the following public agencies; as required: - Fire Marshal - Public Works Department (Grading Permit, Improvement Permit, etc.) - Community Development Department - Riverside Co. Environmental Health Department - Desert Sands Unified School District - Coachella Valley Water District - Imperial Irrigation District - California Regional Water Quality Control Board (NPDES Permit) The applicant is responsible for any requirements of the permits or clearances from those jurisdictions. If the requirements include approval of improvement plans, applicant shall furnish proof of said approvals prior to obtaining City approval of the plans. For projects requiring NPDES construction permits, the applicant shall include a copy of the application for the Notice of Intent with grading plans submitted for plan checking. Prior to issuance of a grading or site construction permit, the p:\stan\pc coa sdp 98-637 Planning Commission Resolution 98- Site Development Permit 98-637 November 10, 1998 Conditions of Approval applicant shall submit a copy of the proposed Storm Water Pollution Protection Plan for review by the Public Works Department. 5. Prior to issuance of a building permit, plans approved by the Community Development Department shall be revised to note that exterior colors and materials shall match those existing on the building. 6. Provisions shall be made to comply with the terms and requirements of the City's adopted Infrastructure Fee program in effect at the time of issuance of building permits. 7. Prior to issuance of a building permit all applicable conditions of Specific Plan 89-014 shall be met. 8. Prior to issuance of a building permit, plans approved by the Community Development Department shall be revised to note that exterior lighting for the addition shall match that used in the garden center. 9. There shall be regular pickup of pallets and recyclables so that accumulations of these and similar items do not occur in the loading area. 10. 23,662 square feet of expansion area shall be allowed for Wal-Mart. All further expansions shall be approved by the Planning Commission through an amendment to this Site Development Permit prior to issuance of a building permit. 11. Prior to issuance of a building permit, plans approved by the Community Development Department shall be revised to show that the column design on the north side of the addition facing the tire and lube center shall be decorative and match the other columns. 12. If the existing garden center is currently protected with an automatic fire sprinkler system, then the sprinkler system shall be extended into the proposed expansion. 13. If fire sprinklers are required per condition #12, system plans must be submitted to the Fire Department for review, along with a plan/inspection fee. The approved plan, with Fire Department job card must be at the job site for all inspections. p:\stan\pc coa sdp 98-637 Planning Commission Resolution 98- Site Development Permit 98-637 November 10, 1998 Conditions of Approval 14. If not provided, install portable fire extinguishers per NFPA, Pamphlet #10, be no less than 2A1 BC in rating. Contact certified extinguisher company for proper placement of equipment. p:\stan\pc coa sdp 98-637 ATTACHMENT CASE MAP CASE No. ORTH SITE DEVELOPMENT PERMIT 98-6371 SCALE : NTS B11A c&ht 4 4a Qu&& MEMORANDUM TO: HONORABLE CHAIRMAN AND MEMBERS OF THE PLANNING COMMISSION FROM: JERRY HERMAN, COMMUNITY DEVELOPMENT DIRECTOR DATE: NOVEMBER 10, 1998 SUBJECT: MASTER DESIGN GUIDELINES FOR CORONEL CONSTRUCTION - MDG 98-001 Recent changes to the Zoning Code created additional development standards for the Cove Residential area. One of these changes deals with master design guidelines. Guidelines are required for any developer/applicant who is constructing five or more houses in the RC District. Therefore, when a developer wants to pull a permit for the sixth house, the guidelines must have been reviewed and accepted by the Planning Commission. Mr. Esquiel Coronel, President of Coronel Construction wishes to pull a building permit for his 6+ houses. He is therefore required to submit Master Design Guidelines for Planning Commission review. The content of the guidelines must contain information as to how the applicant intends to vary the exterior of the units which includes, but is not limited to, roof types, window and entry treatment, and setbacks. Once the Planning Commission approves these Master Design Guidelines, staff will use them to evaluate future applications from this developer. Staff has reviewed the guidelines and find the applicant has provided adequate deviations to the elevations such as optional window treatments and setback variations. In addition, staff will continue to review each house application for compliance with the approved Guidelines. RECOMMENDATION: Staff recommends the Planning Commission accept the Master Design Guidelines as presented. CURUMEL EIINISTRU Clf 1©lN P.C. PDX 369 LA CUINTA, CA 9ZK) November 6,1998 To the planning commission, (760) 564-4604 FAX (760) 564-4202 LIC.# 6.34981 We have been building up here in the La Quinta Cove for over 6 years, in which we have build over 120 houses in that time period. We are submitting this package for your approval so that we may continue building up in the La Quinta Cove. We have designed a series of houses that are different and may appeal to a wide range of home buyers at different price levels. With your help along with the planning department, the building department at the City of La Quinta we look forward to a long prosperous relationship. We will be present to answer any questions that you may have. Sincerely, Esequiel Coronel President Coronel Construction Section 9.50.090 RC District Development Standards B. BUILDING DESIGN GUIDELINES --MULTIPLE APPROVALS Developers or applicants who intend to receive five or more approvals for constriction of single-family houses within the RC District shall comply with the following: Master design guidelines: Submit master design guidelines to the Planning Commission for approval. Guidelines are to contain plans and information specifying the methods for varying the exterior appearance of the single-family houses. This shall include, but not be limited to, variations of architectural design including roof types and structures, window treatments, entry treatments, and setbacks. 2. Compliance with guidelines: Cove Residential Design approvals for single-family houses shall comply with the Design Guidelines as approved by the Planning Commission. SPECIFIC PLAN PREPARED FOR STAMKO DEVELOPMENT CO. and THE CITY OF LA QUINTA June 12, 1997 APPROyED 1py ClITY COUKIL ON�t-k(4�Offered By P 4DMAINIER05 SMITH AND ASSOCIATES, INC. In Conjunction With WALKER/RANCOURT + ASSOCIATES and HORTON SHEPARDSON ASSOCIATES RESOLUTION NO. 97-64 A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF LA QTJINTA, CALIFORNIA, APPROVING SPECIFIC PLAN 97- 029 CASE NO.: SPECIFIC PLAN 97-029 APPLICANT: STAMKO DEVELOPMENT CO. WHEREAS, the City Council of the City of La Quinta, California did on the 15th day of July, 1997, hold a duly noticed Public Hearing to consider Specific Plan 97-029 to allow a mixed use phased development consisting of a combination of automobile sales/services retail, office, commercial services, and restaurants on 87 acres, located on the south side of Highway 111, between Adams Street and Dune Palms Road; and, WHEREAS, the Planning Commission of the City of La Quinta, California, did on the 81 day of July, 1997, hold a duly noticed Public Hearing to consider Specific Plan 97-029 to allow a mixed use phased development consisting of a combination of automobile sales/services retail, office, commercial services, and restaurants on 87 acres, located on the south side of Highway 111, between Adams Street and Dune Palms Road„ and more particularly described as: A PORTION OF THE SOUTHWEST AND NORTHWEST 1 /4 SECTION OF 29, T5S, R7E WHEREAS, said Specific Plan complies 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 an Environmental Impact Report under Environmental Assessment 97-337 which states this Specific Plan will not have a significant impact on the environment based on mitigation measures. It has been determined that, although the project could have a significant adverse impact on the environment, the mitigation measures 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: p:\cd\cc Res SP 97-029 Resolution 97-64 That the proposed Specific Plan is consistent with the goals and policies of the La Quinta General Plan in that the property is designated Mixed/Regional Commercial which permits the uses proposed for the property and is consistent with the goals, policies and intent of the General Plan Land Use Element (Chapter 2) provided conditions are met. 2. That the Specific Plan will not create conditions materially detrimental to the public health, safety and general welfare in that development per the Specific Plan will provide for extensive public improvements and conforms to good land use practice by encouraging a long-range, comprehensive approach to development of a major regional automobile sales/services and mixed commercial complex. 3. The Specific Plan is compatible with the zoning of adjacent properties in that the site is bounded by compatible mixed/regional (commercially zoned) designated properties with the exception of the area to the west, across Adams Street that is designated Low Density and High Density Residential. The EIR mitigation measures will ensure potentially negative impacts, such as noise and lighting will be reduced to a level of insignificance by landscape buffers, walls, site configurations and shielding to prevent glare and spillage. 4. The Specific Plan is suitable and appropriate for the subject property provided the EIR mitigation measures and Conditions of Approval are met. 5. That the proposed Specific Plan is a detailed plan for development in a speck area; further review of individual buildings 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 constitute the findings of the City Council in this case; 2. That it does hereby approve of the above -described Specific Plan request for the reasons set forth in this Resolution, and subject to the attached Conditions of Approval. p:\cd\cc Res SP 97-029 2 Resolution 97-64 PASSED, APPROVED, and ADOPTED at a regular meeting of the La Quinta City Council, held on this 1511 day of July, 1997, by the following vote, to wit: AYES: Council Members Adolph, Henderson, Sniff, Mayor Pro Tern Perkins NOES: None ABSENT: Mayor Holt ABSTAIN: None A RON PERKINS, Mayor Pro Tern City of La Quinta, California U- MRA L. JUHOLA,- City Clerk City of La Quinta, California APPROVED AS TO FORM: DAWN C. HONEY �LL,ity Attorney City of La Quinta, California p:\cd\cc Res SP 97-029 3 RESOLUTION 97-64 CONDITIONS OF APPROVAL - FINAL SPECIFIC PLAN 97-029 - AUTO SALES AND SERVICES MALL AND MIXED COMMERCIAL CENTER JULY 15, 1997 * Modified at Planning Commission Meeting of July 8, 1997 * * Modified at City Council Meeting of July 15, 1997 �Gw�coAl rONDITIONS OF APPROVAL Prior to issuance of the first building permit the applicant shall revise the Specific Plan as follows: * * 1. Section 1.20.2 11 (Pp. 4) - "La Quinta Centre Drive" (here & throughout the document) conflicts with the existing "La Quinta Center Drive" which is the first signalized intersection to the west of Adams Street. 2. Section 1.20.2 12 - Near the end of the first sentence, initial improvements to Highway 1 1 1 shall include completion of the Highway 111 /"La Quinta Centre Drive" intersection and traffic signal. * 3. Section 2.10.3 - Add to the end of the second to last sentence, add the following: "though turf and spray irrigation will not be placed closer than five feet from street curbs. 4. Section 2.20.2, 11 (Pp. 14) - In the first sentence, after the first parenthesized statement, add "from Adams Street to "La Quinta Centre Drive," including modification/completion of both intersections." 5. Section 2.30.4 (currently misnumbered as 2.30.3), 11 (Pp. 19) - Add the following paragraph: "All washdown water and runoff from service, and fueling areas shall be routed through oil/water separation devices approved by the City prior to disposal in retention/percolation facilities. The applicant and, eventually, the Property Owner's Association 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. 6. Section 2.60.1 (Pp. 37) - To the end of the second to last sentence, add the following: "including additional right of way on the north side of Highway 1 1 1, if required by Caltrans, to accommodate widening of the median. P:\cd\COA SP 97-029.wpd 4 Resolution 97-64 Conditions of Approval - Final Specific Plan 97-029 - Auto Sales and Services Mail and Mixed Commerc°al Center July 15, 1977 7. Section 2.60.2 12 (Pp. 37) - Revise this paragraph to indicate that the signal on Highway 111 shall be installed as part of the initial construction of off -site improvements. g. Exhibits 13 - 16 - Revise to comply with City requirement that there be no lawn areas or spray irrigation within five feet of street curbs. 9. Exhibits in general - Revise to indicate as follows: • Traffic signal on Highway 111 will be constructed by applicant as part of the initial construction of off -site improvements. • Highway 1 1 1 right of way dedication is for a half -street width of 70 feet. 10. Section 1.20.1 12 (p.2) - Change the sentence to read "Property to the south is vacant and is zoned Regional Commercial. 11. Exhibit 2 - 2 - (P. 7) Delete the 25' building separation. * * 12.Section 2.50.1.2 14 (p. 30) - Modify the paragraph to reflect the Planning Commission recommendation to limit the height of the building to 25 feet, stagger the buildings a minimum of 50 from the Highway 111 property line and maintain a minimum of 65 feet between buildings to best retain the view of the nearby mountains for the five buildings located at the northeast corner of the project site. 13. Section 2.50.4.1.1 11(P. 34) - Delete "and display" from the last sentence in the paragraph. * * 14.Section 2.50.4.1 15 - Add a sentence specifying that the six foot high wall will include a 2 foot high berm south of Avenue 47 to the south property line. 15. Section 2.50.4.1.1 (P. 34) - Add a sentence requiring Parcel's 6 and 7 maintain a minimum of a 100 foot building setback along Adams Street. 16. Section 2.50.4.1.311 (P. 35) - Revise the sentence "Service departments typically operate" ... to "shall operate only between the hours of 7:00 a.m. and 6:00 p.m. five or six days per week". P:\cd\COA SP 97-029.wpd 5 Resolution 97-64 Conditions of Approval - Final Specific Plan 97-029 - Auto Sales and Services Mall and Mixed Commercial Center July 15, 1977 17. Section 2.50.4.1.312 (P.35) - Add to the sentence "...general usage public address "/paging" systems. * * 18.Section 2.80.1.1 21 (P. 44) - Correct item #1 to read "Product identification" instead of "Dealership Identification" Add a second sentence to #2 to read "Architectural forms or designs may require signs to be split on more than one building face or element, subject to Planning Commission approval. Add 5. No building mounted signs will be allowed along Highway 111 and Adams Street. 19. Exhibit 17 - (P.50) Add an additional sign location for the dealerships for a total of nine signs. **20.Exhibit 19 - (P. 52) Delete one of the two building -mounted dealership and/or franchise identification signs. MISS l I aNEOUS 21. 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. 22. In the event of a conflict between the conditions listed herein and the provisions of the Development Agreement between the applicant and the City, the provisions of the Development Agreement shall prevail unless such action or interpretation would result in violation of any applicable local, state, or federal law. * 23. Revise Exhibits 2 and 2-1 15 & 6 to show a 20 foot wide landscape lot between the street right-of-way and the CVWD well site lot. * * 24. Section 2.50.4.1.2 (p. 35) - Add the sentence "The shoe box lighting fixtures shall have a flush lens." **25.Section 2.50.4.1.1 (p. 34) - Replace the Planning Commission approval to Community Development Director approval for display of automobiles within the landscape setback along Highway .111 P:\cd\COA SP 97-029.wpd 6 Resolution 97-64 Conditions of Approval - Final Specific Plan 97-029 - Auto Sales and Services Mall and Mixed Commercial Center July 15, 1977 * * 26.Section 2.60.3 (P.37) - Replace the first paragraph with the following: Bus turnouts shall be provided as a part of the project's public street improvements. Additionally, the project developer shall provide a bus stop shelter that complies with the City's pending transit shelter plan for Highway 111, not to exceed fifteen thousand dollars ($15,000). P:\cd\COA SP 97-029.wpd 7 THE CENTRE AT LA QUINTA SPECIFIC PLAN PREPARED FOR STAMKO DEVELOPMENT CO. AND THE CITY OF LA QUINTA m. MAINIERO, SMITH AND ASSOCIATES, INC. IN CONJUNCTION WITH WALKER/RANCOURT + ASSOCIATES HORTON SHEPARDSON ASSOCIATES June 12, 1997 THE CENTRE AT LA.QUINTA Table of Contents Section I. Summary 1.10 Purpose ................................................ P. 1.20 Executive Summary ...................................... p. 2 1.20.1 The Land .................................... p.2 1.20.2 The Project .................................. p. 4 1.20.3 The Process .................................. p. 8 1.20.3.1 Relationship to General Plan ............... P. 8 1.20.3.2 Relationship to Zoning and Development ...... P. 8 1.20.3.3 Relationship to Other Agencies ............. P. 11 Section II. Specifc Plan 2.10 Project Description ......................... • • • • • • • " "., p. 12 12 2.10.1 The Site .................................... p. 12 2.10.2 Site Plan ................................... Plan p. 12 2.10.3 Landscape .............................. p. 12 2.10.4 Utilities ..................................... p. 13 2.10.5 Art in Public Places ............... • • .......... p. 14 2.20 Phasing .................................... 2.20.1 Phasing Description ............... • • • • • • ...... p. 14 2.20.2 Infrastructure Phasing ........ • • • • " ' " " ' ..... p. 14 p. 15 2.20.3 Grading .................................... p.15 2.20.3.1 Grading Plan ........................... p. 15 2.20.3.2 Erosion Control ......................... p. 15 2.20.3.3 SWPPP/NPDES ........................ p. 18 2.30 Drainage/Flood Control ................................... P. 18 2.30.1 Hydrology ................................... p. 18 2.30.2 Flood Control Master Plan ..................... P. 18 2.30.3 On -site Storm Water Retention .................. 2.30.3 Nuisance Water .............................. P. 19 p. 20 2.40 Utilities . ................ Plan . . 2.40.1 Sewer ............................... p. 20 2.40.2 Water Plan .................................. p. 20 2.40.2.1 Well Site .............................. p. 20 2.40.3 Electrical Plan ............................... p. 21 2.40.4 Other Utilities ................................ 2.50 Land Use ............................................. p. 27 p. 27 2.50.1 Land Use Plan ............................... p. 27 2.50.1.1 Auto Mall ............................. 2.50.1.2 Mixed Regional Commercial Development .... p. 29 2.50.2 Development Standards ....................... p. 31 2.50.2.1 Permitted/Conditional Uses ................ p. 31 2.50.3 Design Guidelines ............................ p. 32 p. 32 2.50.3.1 General Architectural Theme .............. 2.50.3.2 Acceptable Building Materials .............. p. 32 2.50.3.3 Colors ................................ p. 32 p. 32 2.50.3.4 Roofs ................................. 2.50.3.5 Equipment Screening .................... p. 32 2.50.3.6 Fencing and Walls ...................... p. 33 2.50.3.7 Site Lighting ........................... p. 33 p. 34 2.50.4 Project Operations ............................ p. 34 2.50.4.1 Project Operations -Auto Mall .............. 2.50.4.1.1 Site Plan .............................. p. 34 p. 35 2.50.4.1.2 Lighting ............................... p. 35 2.50.4.1.3 Noise ................................. p. 35 2.50.4.1.4 Special Events ......................... p. 37 2.60 Circulation ............................................ Overview p. 37 2.60.1 ................................... 2.60.2 Off site Circulation Plan ........................ p. 37 2.60.3 Public Transportation/Transportation Demand Mgmt.. p. 37 2.60.4 On -site Circulation Plan ........................ p. 39 2.60.4.1 La Quinta Centre Drive ................... p. 39 2.60.4.2 Auto Centre Drive/Auto Centre Way ......... p. 39 2.60.4.3 Mixed Regional Commerical Center Circulation p. 39 p. 41 2.70 Landscape ............................................. 2.70.1 Landscape Concept ........................... p. 41 2.70.2 Landscape Development Standards .............. p. 41 2.70.3 Landscape Palette ............................ p. 42 p. 43 2.70.4 Landscape Maintenance ....................... 2.80 Signage . p. 44 2.80.1 Signage Concept ............................. p. 44 2.80.1.1 Signage Concept -Auto Mall ..................... 2.80.1.2 Signage Concept -Mixed Regional Commercial Center p. 45 Section III Appendices Appendix A- Conditions of Approval Appendix B - General Plan Policies Section IV Environmental Impact Report TABLE OF EXHIBITS The Centre at La Quinta Exhibit 1 Aerial Photo ........... • p. 5 Exhibit 2 Overall Site Plan ....... .......... ........................ p. 6 Exhibit 2-1 Phase I & Il Site Plan ..................................... p• 7 Exhibit 2-2 Phase III Site Plan ........................................ P. 9 Exhibit 3 City General Plan ........................................ .... ....... p.10 Exhibit 4 Ci Zoning ............. City g .................... Plan • • • • • • • ' ' p. 16 Exhibit 5 Grading/Drainage ...................... • • • ' • ' .... p. Exhibit 6 Utilities- Sewer ............................ • . • , • ' ' ' p23.22 Exhibit 7 Utilities - Telephone .......................... • • • • • p 24 Exhibit 8 Utilities - Natural Gas ................................ .. . .25 p2 Exhibit 9 Utilities - Electrical ............................. • • • • • • • ' • ' ' pp. Exhibit 10 Utilities - Water .............................. • • • :: • • • • " 38 Exhibit 11 Street Cross Sections ........................ " " ' p 42 Exhibit 12 Landscape Palette .......................... • p. 46 Exhibit 13 Landscape - Highway 111 Cross Section ................ ' ' ' ' ' p 47 Exhibit 14 Landscape -Highway 111 Concept Plan ..................... p 48 Exhibit 15 Landscape - Adams Road ................................. . p. 49 Exhibit 16 Landscape - Auto Centre Drive ............... • • • • • • • • ' ' ' ' ' p50 Exhibit 17 Signage - Plan .......................................... ' P. 51 Exhibit 18 Signage - Monument Signs ..................... • • • • • • ' ' ' . : p. 52 Exhibit 19 Signage - Building ..................................... THE CENTRE AT LA QUINTA sPECIFIC PLAN 1.10 PURPOSE The purpose of this Specific Plan is to set forth the detailed development principles, guidelines, and programs to facilitate the development of an 87 acre site located on the south sideAdams Street and Dune Palms Road. The project is called The Centre at a Quinta This Specific Plan is intended to meet the requirements for a Specific Plan as set forth in State law. The State authorizes cities and counties to adopt Specific Plans as appropriate in implementing their General Plans. Such a plan is to include the detailed regulations, conditions, programs, and any proposed legislation that is necessary for the systematic implementation of the General Plan. The Specific Plan provides the linkage between the General Plan (and the general goals and policies of the City) and the detailed implementation of that plan with tools such as zoning ordinances, subdivision ordinances, and the like. The Government Code (Section 65451) sets forth the minimum requirements of a Specific Plan and states: "A Specific Plan shall include a text and diagram or diagrams which specify all of the following in detail: 1). The distribution, location, and extent of the uses of land, including open space, within the area covered by the plan. 2). The proposed distribution, location and extent and intensity of major components of public and private transportation, sewage, water, drainage, solid waste disposal, energy, and other essential facilities proposed to be located within the area covered by the plan and needed to support the land uses described by the plan. 3). Standards and criteria by which development will proceed, and standards for the conservation, development, and utilization of natural resources, where applicable. 4). A program of implementation measures including regulations, programs, public works projects, and financing measures necessary to carry out paragraphs (1), (2), and (3)." — The Specific Plan shall include a statement of the relationship of the specific plan to the General Plan. The establishment of specific performance, design, and development standards is set forth to guide the development of the subject property in such a way as to implement the General Plan while maintaining some flexibility to respond to changing conditions which may be a factor in any long term development program. The document also acts to augment the City's Zoning Ordinance by providing particular design guidelines, a tailored list of allowable, conditionally allowable, and prohibited uses for the site, and unique development standards. 11 THE CENTRE AT LA QUINTA SPECIFIC PLAN 1.20 EXECUTIVE SUMMARY 1.20.1 THE LAND The Centre at La Quanta is a proposed mixed corner of Hiyhwaydevelopment Adams acres of property located at the southeast Street in the City of La Quinta. The property is delineated by the City's General Plan as Commercial Park and Mixed/Regional Commercial and is zoned Regional Commercial (CR). This zoning type allows a wide range of commercial activities as outlined in the attached excerpt from the City's recently adopted Zoning Ordinance (Appendix B). The site is vacant and exhibits characteristics of the stabilized sand dune formations found in this part of the Coachella Valley. The site is generally flat (portions had been previously cultivated) but has some dune formations with an elevational difference of up to 25 feet. The site has nearly 2300 feet of frontage on Highway 111 and also abuts Adams Street on the west side of the project. Property to the south is vacant and is zoned for residential uses. Property to the east is an underdeveloped commercial site with a single home and a small date grove. Dune Palms Road lies approximately 300 feet to the east of the site. Property to the north, across Highway 111 is vacant. Property directly west is partly vacant and zoned for commercial uses and partly developed residential property (Lake La Quinta). The site Is shown on an aerial photograph in Exhibit 1. Commercial use of the subject site was analyzed in the City's General Plan EIR which was approved in 1992. The Environmental Conservation Element of the General Plan identified the subject property as being potential habitat to the Coachella Valley Fringed Toed Lizard and within the approved Habitat Fee area. EXHIBIT 1 AERIAL PHOTOGRAPH SPECIFIC PLAN THE CENTRE AT LA OUIM STAMKO DEV/ELOPMEt Mainiero, Smith and Asses PtannkWErgiiverin9 Walker/Rancourt + Assoa Architecture Horton/Shepardson Assoc Landscape Architecture SPECIFIC PLAN THE CENTRE AT LA UQ INTA 1.20.2 THE PROJECT The Centre at La Quinta is a multi -phased commercial proposal designed around two main activities: an auto sales mall and a large scale retail complex. Exhibit 2 depicts the proposed development. The first phase of development will occur on the northwest portion of the property (Highway 111 and Adams Street) and will contain an integrated auto sales facility for up to 5 dealerships . Included in the first phase will be all on -site streets including La Quinta Centre Drive and Auto Centre Drive/Auto Centre Way, landscaping, lighting, and infrastructure as well as perimeter improvements such as walls and signage. Included in Phase I will be the mass grading of the entire westerly half of the project including La Quinta Centre Drive. Phase 11 will build out the remaining dealers and possibly auto related commercial. Off -site improvements included with Phase I include the entire frontage of Adams Street (curb/gutter, landscaped median, landscaped parkway and infrastructure extensions), the westerly frontage portion of Highway 111 (curb/gutter, landscaped parkway and necessary infrastructure extensions). The development of Phase 11 and/or Phase III will initiate the implementation of the remainder of the Highway 111 improvements including the landscaped median. The main site access will be a signalized, landscaped entry from Highway 111 and will be shared with the Phase III commercial portion of the project. A second entry will be provided on the west boundary from Adams Street. The entry will align with Avenue 47 and could be signalized if warrants are met. The auto mall will include coordinated landscape, lighting, signage, and maintenance. A property owners association comprised of the property owners in Phases I and Il will handle all landscape and common area maintenance associated with the auto mall portion of the project. All activity will be contained on -site including vehicle unloading. Phase III will focus on the eastern portion of the site and is focused on the development of .a multi-user retail center 400,000 s.f. of retail floor area. Probable candidate uses include restaurants, entertainment, big box retail, financial, and offices. The allowable, conditionally allowable, and prohibited uses shall be generally as set forth in the zoning regulations for the CR zone with some exceptions as noted in section 2.50.2.1. Phase III common area improvements will be maintained by a separate property owners association. The site development concept for Phase III is still in the development stage and will be changed but not in a way that increases the density and/or intensity of the site development and/or the maximum heights of the proposed buildings. 4 tp Co %�I O) UI is W N M co) \V C�pabDbO���41�1►s M W N V to -4 D D D D D D D sPECIFIC PLAN THE CENTRE AT LA QUINTA 1.20.3 THE PROCESS 1.20.3.1 RELATIONSHIP TO THE GENERAL PLAN Implementation of development within the Centre at La Quinta Specific Plan area is intended to carry out the goals and policies contained in the General Plan of the City of La Quinta in a planned and orderly fashion. All development within the Centre at La Quinta Specific Plan shall be consistent with the provisions of the La Quinta General Plan. The General Plan Land Use for the site is shown in Exhibit 3. Among the important provisions of the General Plan which will be implemented upon the development of The Centre at La Quinta include: • Land Use -The 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 forth the maximum Floor Area Ratio (F.A.R) for the project at .18, well under the maximum F.A.R. for M/RC uses (.35). • Circulation -The Circulation Element of the General Plan outlines the design and location of required street improvements to complete the transportation system in the City. The Centre at La Quinta will complete portions of two important links in the City's circulation network: Highway 111 and Adams Street. Included in the improvements will be sidewalks, bicycle links, bus stops, and signal improvements. • 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. • 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 stormwater on site to assist in recharge of groundwater supplies. • Infrastructure -The Specific Plan incorporates plans to complete the infrastructure which lies adjacent to the project site. 1.20.3.2 RELATIONSHIP TO ZONING AND DEVELOPMENT PROCESSES The property is already properly planned and zoned for the uses projected for the site. Exhibit 4 depicts the zoning on and surrounding the site. The City of La Quinta requires a Specific Plan to establish an overall master development plan in the circumstance of the CR zoning classification. In addition to the Specific 0 61* 146 7z:l THE CENTRE AT L QUINTA SPECIFIC PLAN Plan, the processing for entitlements proposes the inclusion of a Development Agreement, a Tract or Parcel Map, and a Conditional Use Permit for the automobile dealerships. Individual applications will be under normal City requirements at the time of the application for Site Development Permits (architecture, landscape architecture, signage, final grading, etc.). Those uses which may require Conditional Use Permits as set forth in the Zoning Ordinance of the City of La Quinta, shall submit such an application unless otherwise specified within this Specific Plan. Such conditional uses could include mixed use commercial and residential, wholesaling, vocational schools, bars and taverns, and health clubs among others. 1.20.3.3 RELATIONSHIP TO OTHER AGENCIES In addition to City approvals, permits will be required by Caltrans for the work along highway 111, and by the Coachella Valley Water District (CVWD) for moderate extensions to water and sewer lines. Other infrastructure extensions will be required by the Imperial Irrigation District for electrical power, General Telephone Company (GTE) for telephone service and Colony Cablevision for cable TV service. 11 SPECIFIC PLAN THE CENTRE AT LA -UINTA 2.10 PROJECT DESCRIPTION 2.10.1 THE SITE The site is an 87 acre parcel located on the southeast corner of Highway 111 and Adams Street in the City of La Quinta. The site is currently vacant although the northern half of the property served at one time in an agriculture production capacity. The Centre at La Quinta is a multiple use regional commercial project designed around two main uses. The westerly half of the 87 acre site will be devoted to automobile sales and auto related commercial in an integrated auto mall; the easterly portion is expected to be developed as a mixed regional commercial center with a series of freestanding and attached buildings comprising 400,000 square feet of floor space. 2.10.2 SITE PLAN The site plan will feature required, extensive, coordinated landscape buffers to both Highway 111 and Adams Street which will implement the City's Highway 111 streetscape planning efforts (ongoing during the project's planning phase); significant building setbacks to both adjacent public streets; controlled, signalized vehicular access from both streets (upon warrants); and integrated architecture, landscape architecture and signage concepts established through the Specific Plan and controlled through private CC&Rs as well as City processes. 2.10.3 LANDSCAPE PLAN The landscape concept follows a "desert oasis" theme emphasizing water efficient materials exhibiting color and form with a deemphasis on the use of turf areas. Parking areas in the mixed regional center will feature the concept of a high canopy tree form to reduce the conflict between landscape elements and project graphics. The auto mall will use tree forms sparingly and concentrate landscape form and color along the street frontage of each site. Turf areas will be integrated into the landscape in front of each dealership. Most landscape areas throughout the project will be used for storm water retention. 2.10.4 UTILITIES Utility extensions will be moderate with most utilities existing at the perimeter of the site. Some upgrades will be required by the individual utility companies providing service to the property. (Exhibits 6 to 10 depict the utility improvements planned in conjunction with the project). A well site will be provided to the CVWD at the southwest corner of the property, fronting on Adams Street. Street widening implementing the General Plan will be installed concurrently with Phase I and Phase II or Phase Ill. The timing of Highway 111 12 SPECIFIC PLAN THE CENTRE AT LA QUINTA improvements will be at the discretion of Caltrans working with the City Public Works Department. 2.10.5 ART IN PUBLIC PLACES The requirement for Art in Public Places will be fulfilled in an integrated fashion with the concept embedded in the overall plan from the onset. The prime location for such an installation is expected to be the generous landscape setback along Highway 111. The average distance from the curb to the project in this area will be 62 feet which will include a sidewalk/bikepath and possibly a bus stop. Due to the probable differential in timing between Phases I, II and III, and with the different scale and type of development between the west and east sides of the project, it may be appropriate to tailor the Art in Public Places concept individually for each half. 13 SPECIFIC PLAN THE CENTRE AT LA -UINTA 2.20 PHASING 2.20.1 PHASING DESCRIPTION As currently scheduled, the project will be phased with Phases I and II comprising the auto mall which can be expected to be completed in year 2000 and Phase III comprising the mixed regional commercial center which can be expected to be completed in year 2005. See Exhibit 2 for phasing. Phase I will comprise five parcels for auto dealerships with Phase II adding four parcels for additional dealerships and/or auto related commercial. No more than two of the parcels in Phase II may be developed with uses other than auto dealers. The uses expected to be developed if dealerships are not secured are outlined in Section 2.50.2.1. Phase Ill is the easterly half of the property and is planned to accommodate a mixed regional commercial center. Phase III is expected to begin in year 2000 and be completed in year 2005. The intensity and scope of Phase III will be less than the approved General Plan and existing zoning for the site. As such, the General Plan sets forth the development potential as a retail commercial development with a maximum floor area ratio (FAR) of up to .35. This would translate to a development up to 580,000 square feet. This Specific Plan sets the development intensity of Phase III at 400,000 square feet of floor area. Phase III will be broken down into four additional subphases. For purposes of this Specific Plan, the FAR will be calculated on the basis of the gross site area. This shall not be construed to allow a higher density thgn allowed by the General Plan. 2.20.2 INFRASTRUCTURE PHASING The first phase of infrastructure development will coride Phase I and will include the westerly frontage portion of Highway 1utter, landscaped parkway, and necessary infrastructure extensions) andeentire frontage of Adams Street (curb/gutter, landscaped median, landscaped parkway, and infrastructure extensions). La Quinta Centre Drive as well as Auto Centre Drive and Auto Centre Way, will be completed with the Phase I along with the on -site infrastructure located within the street right-of-way. Utilities will be extended to the site as necessary. The second phase of infrastructure will coincide with either the issuance of the first grading permit for Phase III, the issuance of the first building permit for Phase II, or the expiration of three (3) years following the recordation of the parcel map in connection with the project. The improvements will consist of the completion of Highway 111 improvements including the landscaped median along with utility extensions as necessary across the remainder of the projects 14 SPECIFIC PLAN THE CENTRE AT LA QUINTA frontage. Exhibits 6 through 10 depict the location and scope of infrastructure improvements. 2.20.3 GRADING 2.20.3.1 GRADING PLAN The auto mall portion of the site (Phases I and 11) and the internal road system will be mass graded as part of the initial site preparation. The rough pads will be established for the individual dealership and/or auto related commercial sites. It is estimated that the grading operation will move approximately 125,000 yards of dirt and there will be a net balance on the site. The mixed regional commercial center (Phase III), is also designed to be mass graded to establish rough pads for the various end users at the onset of the development of that phase. The grading for this phase is estimated to require a similar 125,000 yards and result in balanced grading for the project. Exhibit 5 depicts the rough grading and drainage concept for the property. 2.20.3.2 EROSION CONTROL The grading operations shall include adequate provisions for wind and water erosion control both during as well as after grading operations have ceased. This will include treatment of the Phase II sites which may remain undeveloped for several years. The details of erosion control shall be included in the projects Storm Water Pollution Prevention Plan (SWPPP) and PM 10 Plan. • Prewatering--The site shall be prewatered to a depth of three feet prior to the onset of grading operations. • During Grading —Once grading has commenced, and until grading has been completed, watering of the site and/or other treatment(s) determined to be appropriate shall be ongoing. • Post Grading --All disturbed areas shall be treated to prevent erosion for the term that the area will remain undeveloped. Wherever feasible, final landscape and irrigation shall be installed. 2.20.3.3 SWPPP/NPDES/PM 10 Since the Coachella Valley experiences periods of moderate to heavy wind conditions, wind-blown dust and sand is a concern with mass grading operations, especially those in excess of five acres in size. Because of health concerns, 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 grading concept for the project will involve two phases of mass grading, each being approximately half of 15 `� r� --- AUT-0- CENT -RE --WAY o � o _� g -- ....: nZ r 1 Ix 0 0 0 SPECIFIC PLAN THE CENTRE AT LA QUINTA the 87 acre site or about 43.5 acres in size. 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. 17 SPECIFIC PLAN THE CENTRE AT LA QUINTA 2.30 DRAINAGE/FLOOD CONTROL 2.30.1 HYDROLOGY The Centre at La Quinta 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 all storm water from a 100 year storm. 2.30.2 FLOOD CONTROL MASTER PLAN The stormwater drainage system in the City of La Quinta is administered by the 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 conducted into these channels. No drainage fees are required by the City or CVWD. 2.30.3 ON -SITE STORM WATER RETENTION The City of La Quinta in conjunction with the CVWD requires each development to include provisions for the retention of all storm water attributed to the site. The design storm which creates the worst case scenario is a 100 year, 24 hour event. The Centre at La Quinta proposes to use the project's landscape areas for this retention. Each site within the auto mall will capture its storm water with retention being accomplished primarily in the landscape setback area along the internal, public streets. The total retention area will be approximately 7 acre-feet. The mixed regional commercial center in addition to retaining the storm waters attributed to it, will also retain the storm water attributed to the public, on -site street system. It will also use its landscape areas for this purpose. The mixed regional commercial center retention requirement will be approximately 8 acre- feet. Water falling on the perimeter public streets will be conveyed into the adjacent landscape setbacks for retention. The volume of this retention will be approximately .5 acre-feet. The overall grading and drainage plan is shown in Exhibit 5. 18 SPECIFIC PLAN THE CENTRE AT L4 QUINTA 2.30.3 NUISANCE WATER Nuisance water attributed to the project will be collected and directed to areas within the landscape. 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. r'�'7 SPECIFIC PLAN THE CENTRE AT LA QUINTA 2.40 UTILITIES The Centre at La Quinta is well served by utilities and is situated in a corridor planned for a relatively intense scope of commercial development. No major utility extensions are anticipated in conjunction with the project. 2.40.1 SEWER PLAN Sanitary sewer facilities for La Quinta 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 upsizing of facilities will be required. Exhibit 6 shows the schematic design for sewer facilities. 2.40.2 WATER PLAN Water facilities for La Quinta 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 site. In addition, 'an 18" main will be constructed in Highway 111 from the main project entry to the easterly property line. Exhibit 10 shows the schematic design for water service. 2.40.2.1 CVWD WELL SITE A 0.55 acre well site located at the southwest corner of the project is proposed to be dedicated to the CVWD. CVWD will develop the property. The location of the well site is shown on the Site Plan, Exhibit 2. 2.40.3 ELECTRICAL PLAN Electric facilities in La Quinta are provided by the Imperial Irrigation District. The nearest substation is located at Adams Street and the Whitewater River Channel. The District indicates that the design of the electrical service will depend on final load calculations for the overall project. The District will require the installation of underground facilities through the auto mall to join with future projects either to the east or to the south of the auto mall. The District will temporarily serve the project with an overhead connection to existing facilities on Adams Street. Exhibit 6 shows the schematic design for electrical facilities. OW SPECIFIC PLAN THE CENTRE AT LA QUINTA 2.40.4 OTHER UTILITIES Natural gas is provided by the Southern California Gas Company. The nearest facility is a 6" line located in Highway 111 along the northerly frontage of the site. The conceptual plan for natural gas service is shown in Exhibit 8. Television cable service is provided by Continental Cable Vision with the nearest facilities located in Highway 111 abutting the site. Service will be extended to the site from this point of connection. Telephone service will be provided by GTE. Fiber-optic cable will be available at the corner of 48th Avenue and Adams Street. GTE expects to serve the project from this location. Exhibit 7 shows the proposed connection for the telephone system. Waste disposal service is provided by Palm Desert Waste Management. Plans for incorporating recycling facilities shall be considered with each phase of development. Facilities shall be reviewed for compliance with all City ordinances by Community Development Staff upon submission of Site Development Plans. 21 Y� /'ram • _� 128p.86 ' 11975 I-- 0 LO m 0 m r- m C) r-, 1290.86 SPECIFIC PLAN THE CENTRE AT LA QUINTA 2.50 LAND USE 2.50.1 LAND USE PLAN The proposed plan indicates two distinct land use programs. The westerly half (43.5 acres) of the project is devoted to automobile sales and delineates sites for nine dealerships and/or auto related commercial on no more than two of the parcels in Phase II. These sites range from 3 acres to nearly 6 acres. These parcels will take access internally, via a public road system. The easterly portion of the site (43.5 acres) will share a signalized access at Highway 111 with the auto mall. A site development alternative which appears feasible includes multiple "large box" pads, restaurants and entertainment and office uses as depicted in Exhibit 2. The Specific Plan establishes development standards for the entire site including an integrated design for the Highway 111 and Adams Street frontages. These standards will include considerations for building siting, architecture, lighting, landscape, public art, and storm water retention. These guidelines are intended to be consistent with the La Quinta General Plan goals, policies, and objectives. The key General Plan provisions are reiterated in Appendix B. 2.50.1.1 Auto Mall The development of the auto mall portion of the project will be done via a series of freestanding dealerships and/or auto related commercial structures. A limited number of common area improvements are planned including an upgraded street design, limited common customer parking, and a vertical accent feature located in the center of a circulation roundabout. The parcelization of the auto mall anticipates nine lots which are programmed as follows: Parcel 1 Lot Size: 4.01 acres Facilities: Showroom/Offices: 7,000 s.f. Parts: 6,000 s.f. Service (48 stalls) 27,000 s.f Total 40,000 s.f. Anticipated personnel 80 Parcel 2 Lot Size: 3.08 acres Facilities: Showroom/Offices: 7,000 s.f. Parts: 4,000 s.f. Service (20 stalls) 11,400 s.f. Total 22,000 s.f. Anticipated Personnel 50 27 SPECIFIC PLAN THE CENTRE AT LA QUINTA Parcel 3 Lot Size: 4.00 acres Facilities: Showroom/Offices: 8,000 s.f. Parts: 4,000 s.f. Service (20 stalls) 15,600 s.f. Total 27.600 s.f. Anticipated Personnel 80 Parcel 4 Lot Size: 4.27 acres Facilities: Showroom/Offices: 10,000 s.f. Parts: 6,000 s.f. Service (20 stalls) 14,000 s.f. Total 30,000 s.f. Anticipated Personnel 60 Parcel 5 Lot Size: 5.01 acres Facilities: Showroom/Offices: 8,000 s.f. Parts: 5,000 s.f. Service (20 stalls) 18,100 s.f. Total 31,100 s.f. Anticipated Personnel 80 Parcel 6 Lot Size: 3.07 acres Facilities: Showroom/Offices: 8,000 s.f. Parts: 4,000 s.f. Service (20 stalls) 16,000 0. Total 28,000 s.f. Anticipated Personnel 80 Parcel 7 Lot Size: 3.76 acres Facilities: Showroom/Offices: 8,500 s.f. Parts: 4,800 s.f. Service (18 stalls) 18,300 s.f. Total 32,600 s.f. Anticipated Personnel 100 28 SPECIFIC PLAN THE CENTRE AT LA QUINTA Parcel 8 Lot Size: 3.76 acres Facilities: Showroom/Offices: 8,500 s.f. Parts: 4,800 s.f. Service (18 stalls) 18,300 s.f. Total 32,600 s.f. Anticipated Personnel 100 Parcel 9 Lot Size: 4.25 acres Facilities: Showroom/Offices: 8,800 s.f. Parts: 5,600 s.f. Service (20 stalls) 15,600 s.f. Total 30,000 s.f. Anticipated Personnel 80 Thus the total development anticipated in the auto mall involves approximately 43.5 acres (gross), contains 275,000 square feet of facilities (FAR = .15) and employs approximately 710 people. The maximum development for Phases I and II without further review shall be 275,000 s.f. or an FAR of .15. While it is expected that all of the sites will be developed with auto sales and related uses, the sites in Phases One and Two may develop pursuant to the allowance for uses as set forth in the Zoning Ordinance except as further delineated in Section 2.50.2.1. 2.50.1.2 MIXED REGIONAL COMMERCIAL DEVELOPMENT The 43.5 acre eastern portion of the site, if developed to the full potential set forth in the City's General Plan (FAR of .35), could generate up to 580,000 square feet of commercial floor space which by City standards would require 2300 parking spaces. A development of this intensity would probably entail either a mid -rise development, multi -level parking structures, significant shared parking such as suggested under ULI guidelines, or a combination of these techniques. However, this Specific Plan limits the maximum square footage of commercial floor space to 400,000 square feet with an FAR of .25 which is far below that allowed by the General Plan. Taking City of La Quinta requirements into account, including parking standards and dimensions, setbacks, open space, and storm water retention, and current commercial development patterns, this development will rely on surface parking with primarily one story and a limited amount of two story construction. Such a plan would yield over 2000 parking spaces and would support 400,000 square feet of development (FAR .25). 29 SPECIFIC PLAN THE CENTRE AT LA QUINTA Considered together with the auto mall, the total development for the entire project reaches 675,000 square feet which is an FAR of .18; only 51 % of the allowable intensity set forth in the General Plan. In order to maintain views to the nearby mountain vistas, the building massing proposed in Phase III will limit the building height along Highway 111 to 35 feet and will establish minimum openings between buildings of 25 feet. 30 SPECIFIC PLAN THE CENTRE AT LA QWNTA 2.50.2 DEVELOPMENT STANDARDS The CR zoning development standards contained in the City of La Quinta Zoning ordinance shall be followed except where specifically modified by this Specific Plan. 2.50.2.1 PERMITTED/CONDITIONAL/PROHIBITED USES The City's Zoning Ordinance delineates the range of allowed, conditionally allowable and prohibited uses for each zoning classification. A limited number of deviations from these standards are proposed within this Specific Plan. Also, due to the nature of the auto mall concept being proposed in phases one and two, a master Conditional Use Permit may be approved to cover all of the dealership sites. In addition, this Specific Plan modifies the Zoning Ordinance list of allowable and conditionally allowable uses in Phases I and 11 as follows: The following uses may be approved by the Planning Commission under Conditional Use Permit procedures: 1. Car Rental Agencies 2. Car Insurance Agencies 3. Car Wash (Full Service or Self Service) 5. Body Shop including Painting 4. Accessories, Retail and Installation 5. Glass Installation 6. Detailing 7. Upholstery 8. Public Auto/Recreation Vehicle Storage The following addition to the CR zone list of "Principle Uses" which would be permitted in Phase III of the Centre at La Quinta: 1. Retail stores, over 50,000 sq/ft floor area The reason for this addition is that this use fits particularly well into the concept of a mixed regional commercial center and would be controlled internally through the property management entity. The municipal concerns over such use could be controlled through the approval of the Specific Plan and additional discretionary approvals would be an unnecessary duplication of effort. 31 SPECIFIC PLAN THE CENTRE AT LA QUINTA 2.50.3 DESIGN GUIDELINES 2.50.3.1 GENERAL ARCHITECTURAL THEME The desired architectural style of the project is contemporary desert based on early California Mission, Spanish, southwest and similar themes found in La Quinta. 2.50.3.2 ACCEPTABLE BUILDING MATERIALS A. Stucco (hand smoothed or vertical -raked textures preferred). B. Masonry: flagstone, adobe, Spanish style brick, split faced block, or fluted, split faced block. C. Wood: Exposed, heavy timber, rough sawn beams, glu-laminated beams and peeler poles with stain finish (transparent or opaque). D. Glass Block. E. . Weathering Metals: Copper, iron, bronze used as accents and detail areas. 2.50.3.3 COLORS The general color scheme shall be a range from off-white to medium earth tones. Wood shall be stained using medium to dark earth tones and complementary southwest colors (aqua, teal, terra cotta, whitewash). 2.50.3.4 ROOFS Hip, gable and shed roof designs or combinations thereof consistent with the general architectural theme are acceptable and encouraged for main building masses. Acceptable roofing materials for pitched roofs include clay tile, and weathering metals. Where clay tile materials are used, a multi -hued mixture of earth tones (terra cotta, buff, olive, and the like) shall be used. Although the use of clay tile and weathering metal roofs is recommended throughout, it is not specifically required for secondary or service building roofs provided other roof designs are not incompatible with the general architectural theme. 2.50.3.5 EQUIPMENT SCREENING Roof mounted mechanical equipment, ductwork and vents shall be screened from view by an architectural device consistent with the building design. 32 SPECIFIC PLAN THE CENTRE AT LA QUINTA 2.50.3.6 FENCING AND WALLS Automobile service areas and service shops, shall be effectively screened from view by masonry walls of the same or complementary materials as the main building walls. 2.50.3.7 SITE LIGHTING On site lighting source for display or parking lot lighting shall be metal halide fixtures mounted on square tubular steel poles, 24 ft. in height above finish grade. Front line or perimeter poles shall be 5" x 5" square tubular steel with two 1000 watt metal halide fixtures. Interior poles shall be 5" x 5" square tubular steel with three or four 1000 watt metal halide fixtures. Security lighting shall be similar to display lighting except that fixtures may be reduced to 400 watts. General: All lighting shall be designed and located so as to confine direct light within the project boundaries (including landscape buffer areas located along Highway 111 and Adams Street). The lighting systems shall be designed and installed so fixtures are mounted perfectly horizontal with no tilt to the mounting. Fixtures shall be equal to "LSI " Citation Series. Pole shall be mounted to bases with anchor bolts and shall have sheet metal bolt covers. No direct burial poles shall be used. 33 SPECIFIC PLAN THE CENTRE AT LA QUINTA 2.50.4 PROJECT OPERATIONS 2.50.4.1 PROJECT OPERATIONS -AUTO MALL The auto mall operations are set forth to insure that they are fully understood to be a part of the Specific Plan. While there will be a Conditional Use Permit in place, it is the intent to delineate the elements which will comprise the operational characteristics of the auto mall to facilitate long term management of the Specific Plan and the ongoing land use of this part of the overall project 2.50.4.1.1 SITE PLAN One of the main functions of the site plans for the dealerships within the auto mail is to accommodate a great deal of vehicle storage. The design of the facilities may treat these storage areas separate from the requirements of the City dealing with automobile parking standards, including but not limited to elimination of striping, curbs, shading, and access." Vehicle storage and display may be accommodated on roofs as well as in surface facilities. ' Customer parking areas shall comply with the requirements of the Zoning Ordinance relative to off-street parking. One City standard that does not directly apply to the auto dealerships in this project is that of an individual loading zone for each business. Due to the unique characteristics of this land use, the overall site plan has been developed to allow off-loading of vehicles within the right-of-way cross section of the internal streets (Auto Centre Drive and Auto Centre Way). The design of the cross section includes a striped, center lane that will double as a left turn lane as well as the unloading area for vehicles. The fifty foot landscape setback area along Highway 111 may incorporate vehicle displays subject to Planning Commission review and approval. Vehicle storage areas will be screened from public view by means of a solid masonry wall up to 6 feet in height and/or landscape materials including mounding. In particular, the storage areas abutting Highway 111 and Adams Street will require particular attention. The required landscape easements (50 feet and 20 feet respectively) shall be designed to enhance the screening of vehicle storage as well as service and work areas. 34 SPECIFIC PLAN THE CENTRE AT LA QUINTA 2.50.4.1.2 LIGHTING A key tool in marketing and selling vehicles is adequate night lighting of display areas. Control of the lighting is proposed by selecting lighting fixtures that will direct light away from the perimeter property lines and toward the vehicle display areas. Fixtures will be "shoe box" type lights mounted on 24 foot high poles. Typically, two to four 1000 watt, metal halide lights are mounted on each pole. In front line display areas along Auto Centre Drive, Auto Centre Way, and La Quinta Centre Drive, the poles will be spaced approximately on 40', centers. In secondary areas, the poles will be approximately 60' on center with three to four fixtures per pole. In rear storage areas, the poles will be spaced approximately 80' to 100' on center. Since the City of La Quinta has generally maintained low lighting levels, this lighting for this project shall be consistent with lower lighting levels wherever practical. All lighting will comply with the City's "Dark Sky" ordinance. 2.50.4.1.3 NOISE The operation of auto dealerships will include repair and service of vehicles. Service departments typically operate between the hours of 7:00 a.m. and 6:00 p.m., five or six days per week. It is the intent of this Specific Plan that the layout- -and design of the -vehicle -service department will be a side entrance facility. This design requirement will contain much of the noise generated by this type of activity. The layout of individual dealerships shall orient the service department openings of the perimeter sites away from the residential area to the south and west. A second design requirement will be the prohibition of a general usage public address system. There are a variety of communication systems available that can replace p.a. type devices for most applications. These alternatives include pagers, and personal telecommunication systems. During the life of this project, other improvements in communications should also be expected. 2.50.4.1.4 SPECIAL EVENTS The auto mall operation will include regularly scheduled special events designed to increase the flow of traffic into the center. These special events shall be limited to no more than 40 total days per year for the auto mall with no single event lasting more than 10 days. Concurrent or jointly sponsored events held on the same day shall count as a single day regardless of how many dealers participate. These special events may not utilize searchlights. However, laser displays and other similar technologies or techniques may be used upon 35 SPECIFIC PLAN THE CENTRE AT LA QUINTA approval by the City during those special events. In no case shall any such lighting activity continue after 10:00 p.m. or after business hours. All special events under this entitlement shall be individually approved by the Community Development Director with the Temporary Use Permit process. f SPECIFIC PLAN THE CENTRE AT LA QUINTA 2.60 ClR_CULATION 2.60.1 OVERVIEW The Centre at La Quinta proposes to develop the adjacent street system in a manner consistent with the City of La Quinta General Plan Circulation Plan and also in accord with Caltrans requirements. The property is located on Highway 111, a State highway designated by the City's General Plan as a Major Arterial requiring a half street of 70 feet. The site also abuts Adams Street designated as a Primary Arterial for which the General Plan calls for a half street of 55 feet. Additional right-of-way dedication and street improvements for both streets will be required as a condition of approval of the project. The timing and design of improvements for Highway 111 will be coordinated with Caltrans. 2.60.2 OFF -SITE CIRCULATION SYSTEM The existing conditions around the site include partial improvements on both abutting public streets. The General Plan standards for improvements which will be required in conjunction with this project are consistent with other recent road improvements for both Highway 111 and Adams Street. The construction of the required improvements will continue the process of implementing the adopted General Plan Circulation Plan. In addition to pavement, curb, gutter, median and sidewalk/bikepath improvements, traffic signals are planned at the project's main access points to both Highway 111 and Adams Street (at 47th Avenue) if warrants are met and would be instaGled at such time as warrants are met. In addition, the existing traffic signal at Adams and Highway 111 will be upgraded. Exhibit 11 shows the proposed cross sections for the streets affecting the project. 2.60.3 PUBLIC TRANSPORATION/TRANSPORTATION DEMAND MANAGEMENT Bus turnouts and shelters shall be provided as a part of the project's public street improvements pursuant to requirements of Sunline Transit, the Public Works Director and Caltrans. Prior to issuance of building permits for individual Site Development Permits, applicants shall submit a Transportation Demand Management (TDM) Plan to the Public Works and Community Development Departments. The plans shall 37 10' P. o nv LA QUINTA CENTRE D Painted Median (n NOT TO SCALE C/L CURB & � SECTION AUTO CENTRE WAY pub AUTO CENTRE DRIVE (put NOT TO SCALE R/W 0P.U.E.- R/W EXHIBIT 11 STREET CROSC SECTIONS SPECIFIC PLAN THE CENTRE AT LA OUINT R/W STAMKO DEVELOPMEN Mainiero, Smith and Assoc. Ptanr�ng%Engr,eer� Walker/Rancourt + Assoc. a Arch iced re Horton/Shepardson Assoc. L.andec" ArcMectwe SPECIFIC PLAN THE CENTRE AT LA QUINTA address capital improvement and operational standards as set forth in the City`s TDM Ordinance. Any transit related improvements required by the Sunline Transit Agency as a condition to development will not constitute compliance with the plan submittal requirements. 2.60.4 ON -SITE CIRCULATION SYSTEM The 87 acre site is generally bisected by a main north/south drive (La Quinta Centre Drive) that separates the auto mall from the mixed regional commercial site. The auto mall is further served by Auto Centre Drive and Auto Centre Way which also provides direct access from 47th Avenue. The mixed regional commercial center will develop its own internal circulation system which will be designed to interconnect with the road system established in Phases I and Il with the auto mall. 2.60.4.1 LA QUINTA CENTRE DRIVE La Quinta Centre Drive will be a roadway which starts at the landscaped entry from Highway 111 with two lanes in each direction and a total right-of-way of 88 feet. A landscaped median will divide the main drive at Highway 111. From that point to the intersection with Auto Centre Drive, there will be a painted median that will also serve as the center left turn lane. Southerly of the intersection, the road reduces to one lane in each direction with a painted center median and a total right-of-way of 60 feet. There will be no on -street parking allowed. La Quinta Centre Drive will be a dedicated public road. No individual site access will be allowed north of Auto Centre Drive with full access allowable southerly of that intersection. 2.60.4.2 AUTO CENTRE DRIVE/AUTO CENTRE WAY The internal access for the individual dealer and/or auto related commercial sites will be provided by dedicated public roads (Auto Centre Drive/Auto Centre Way) each with a right-of-way of 74 feet. This section, consistent with the General Plan collector street, will accommodate two travel lanes, parking on both curbs and a center left turn lane that will also be used for vehicle unloading. Auto Centre Drive also provides a direct connect to Adams Street which aligns with 47th Avenue. 2.60.4.3 MIXED REGIONAL COMMERCIAL CENTER CIRCULATION The mixed regional commercial center circulation plan is depicted on the overall site plan. However, the final circulation design will depend on the ultimate users and the configuration of buildings. The circulation design should take the loop road into consideration and access to the mixed regional commercial center KE SPECIFIC PLAN THE CENTRE AT LA QUINTA should align with the loop road if practical. The interior circulation system should include an identifiable "collector" road which could be either private or public depending on final design. The interior roadway design should take proper engineering principles into account including but not limited to adequate distance between intersecting drives and eliminating conflicts between backing vehicles and travel lanes. A right-in/right-out drive to Highway 111 is proposed toward the easterly property line to allow east -bound vehicles to egress the project without having to return to La Quinta Centre Drive. This drive will also provide a second point of access from Highway 111 for those motorists who miss La Quinta Centre Drive. 40 SPECIFIC PLAN THE CENTRE AT LA QUINTA 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 in the mixed regional commercial center will feature the concept of a high canopy tree form to reduce the conflict between landscape elements and project graphics. The auto mall will use tree forms sparingly and concentrate form and color along the street frontage of each dealership and/or auto related commercial use: Most landscape areas throughout the project will be used for storm water retention. The project will feature extensive streetscapes along both Highway 111 and Adams Street. The concept of the westerly (auto mall) portion of the site will be to enclose the dealerships with a six foot walled enclosure and incorporating a graphic identification system into the required 50 foot landscape setback area. The easterly (mixed regional commercial center) plan will incorporate the landscape buffer into the overall plan. No wall will be required east of the main entry with the exception of the overall entry treatment including possible project signage. The City of La Quinta is developing a streetscape program for Highway 111. It is the intent of this Specific Plan to complement that effort by incorporating design principles into the guidelines for the project. One area that the Specific Plan will have to deviate from the streetscape program will be the tree palette. The Highway 111 streetscape concept uses mostly flowering trees which are not appropriate in the circumstance of auto dealerships. Trees of similar shape and size will be used; however, flowering trees will not be required along the auto mall portion of the Highway 111 frontage. 2.70.2 LANDSCAPE DEVELOPMENT STANDARDS The Centre at La Quinta will meet the minimum standards for landscape as set forth in the Zoning Ordinance. 41 SPECIFIC PLAN THE CENTRE AT LA QUINTA 2.70.3 LANDSCAPE PALLETTE Landscape materials selected for detailed landscape plans shall be chosen from the following materials: MASTER PLANT LIST- Exhibit 12 TREES ACACIA SMALII SWEET ACACIA ACACIA STENOPHYLLA SHOESTRING ACACIA CERCIDIUM FLORIDUM BLUE PALO VERDE CERDIDIUM PRAECOX SONORAN PALO VERDE GEIJERA PARVIFOLIA AUSTRALIA WILLOW LYSILOMA THORNBERI FEATHER BUSH SOPHORA SECUNDIFLORA TEXAS MOUNTAIN LAUREL PALMS CHAMAEROPS HUMILIS MEDITERRANEAN FAN PALM WASHINGTONIA FILIFERA CALIFORNIA FAN PALM WASHINGTONIA ROBUSTA MEXICAN FAN PALM SHRUBS CAESALPINIA PULCHERRIMA RED BIRD OF PARADISE CASSIA SPECIES CASSIA ENCELIA FARINOSA BRITTLE BUSH JUSTICIA SPICIGERA MEXICAN HONEYSUCKLE LEUCOPHYLLUM C. SPECIES TEXAS RANGER NERIUM OLEANDER'PETITE PINK DWARF OLEANDER NOLINA PARRYI DWARF MEXICAN GRASS TREE RAPHIOLEPIS L'SPECIES' INDIA HAWTHORN SALVIA G. 'SIERRA LINDA' SAGE SIMMONDSIA CHINENSIS JOJOBA THEVETIA PERUVIANA YELLOW OLEANDER XYLOSMA CONGESTUM'COMPACTA' DWARF XYLOSMA GROUNDCOVER ANNUAL COLOR SEASONAL FLOWERS ACACIA R. 'DESERT CARPET TRAILING ACACIA BACCHARIS CENTENNIAL BACCHARIS DALEA GREGGII PROSTRATE INDIGO BUSH LANTANA MONTEVEDENSIS PURPLE PROSTRATE LANTANA LANTANA M.'GOLD SPOT YELLOW PROSTRATE LANTANA OENOTHERA BERLANDIERI MEXICAN PRIMROSE ROSMARINUS O. 'LOCKWOOD FOREST' DWARF ROSEMARY SANTOLINA VIRENS GREEN SANTOLINA 42 SPECIFIC PLAN _ THE CENTRE AT LA QUINTA VERBENA RIGIDA VERBENA PALM SPRINGS'GOLD' GRAVEL TAILINGS WILDFLOWERS DESERT WILDFLOWER MIXTURE CALIFORNIA POPPIES, VERBENA, ETC. 2.70.4 LANDSCAPE MAINTENANCE A landscape maintenance handbook shall be established to develop standard maintenance practices for the overall project. Of particular concern, is to allow tree forms to fully develop in the parking lot areas in order to achieve the required percentage of shading as set forth in the Zoning Ordinance. Landscaping maintenance for the auto mall portion of the project shall be under a single maintenance contract managed by the Property Owners Association. Similarly, the landscape for the mixed regional commercial center shall also be under a single maintenance contract managed by the center or by the Property Owners Association in the event that multiple ownership exists. 43 SPECIFIC PLAN THE CENTRE AT LA QUINTA 2.80 SIGNAGE 2.80.1 SIGNAGE CONCEPT Comprehensive sign plans shall be in place for each Phase of development prior to the issuance of building permits for that phase. The main principle of the comprehensive sign plan shall be compliance with the Sign Ordinance portion of the La Quinta Zoning Ordinance. Monument signs shall conform to the City of La Quinta standard of 8 feet maximum height except for the primary project monuments which may be 12 feet high as shown in Exhibit 18. 2.80.1.1 SIGNAGE CONCEPT -AUTO MALL Due to its unique retailing and land use concept, the auto mall has turned inward, away from Highway 111 to equalize the location factor across the site. Although only three of the dealerships have technical "frontage" on Highway 111, each dealer will be afforded one graphic identification sign in the landscape setback area along Highway 111. In addition, overall center identification signs will be utilized along Highway 111; one monument sign west of the main entry and one near the corner of Adams Street and Highway 111. At the entrance on Adams Street an identification sign may be allowed providing identification to both the auto mall as well as the mixed regional commercial center. Exhibit 18 shows the conceptual monument signs proposed for Highway 111 and Adams Street. Once inside the auto mall, each of the dealers will be allowed the following signage: 1. One ground mounted "Dealership Identification" sign per franchise not to exceed 40 sq. ft. per face. This sign is primarily for manufacturer's identification. 2. One wall mounted "Dealership Identification" sign with 24" maximum height letters. Letters shall be channel can, plex-faced, internally illuminated. 3. One secondary wall or fascia mounted sign for each department (used cars, service, parts, and body shop). Sign shall be of appropriate size to be seen from the internal loop street and shall be sized to fit the architectural element on which it is located. 4. Directional signs as necessary as approved by the Director of Community Development. Exhibit 19 depicts the sign locations and design concept for the interior identification signs for the auto dealers. 44 SPECIFIC PLAN THE CENTRE AT LA QUINTA 2.80.1.2 SIGNAGE -MIXED REGIONAL COMMERCIAL CENTER The appropriate signage for the ultimate user(s) of this portion of the project will only be determined upon development of a detailed site and use plan for the site. 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 for the complex. Freestanding signs may identify the building only; not individual tenants. Single user, freestanding buildings may use freestanding, monument signage. The mixed regional commercial center shall be allowed two complex identification signs; one east of the main entry on Highway 111 and a second sign near the easterly access point. The center may utilize signage at major access points off La Quinta Centre Drive. Major tenants (GLA over 50,000 s.f) may be identified on the complex signs. Exhibits 17 and 18 depict the sign locations and design concept for the identification signs for the retail center portion. 45 SPECIFIC PLAN THE CENTRE AT LA QUINTA APPENDIX A CONDITIONS OF APPROVAL (To be Added) SPECIFIC PLAN THE CENTREAT LA QUINTA • - Akir-91►:a:� APPLICABLE GENERAL PLAN POLICIES APPLICABLE GENERAL PLAN POLICIES The General Plan of the City of La Quinta was adopted in 1992 and included the Goals, Objectives and Policies that were deemed necessary to properly implement the plan. The key policies which come into play with the development of the subject property are as follows: 2.0 LAND USE ELEMENT 2-2.1.1 "The General Plan shall utilize the building floor area to site area ratio (F.A.R.) as the appropriate standard for commercial land use intensity. F.A.R. shall be defined as the gross floor area of a building divided by the net area of the commercial parcel of land. Net area is the total area of a site minus the area dedicated as public street right-of-way." Table LU-4 further defines the F.A.R. in the M/RC category as a maximum of 0.35 with a building height of four stories. Such use is limited to the Highway 111 corridor. 2-3.1.1 "The M/RC category shall provide areas for businesses serving the entire region with a trade area typically exceeding 100,000 people. Businesses allowed to locate the M/RC areas shall include major retail commercial tenants associated with a regional mall, off -price retail outlet and/or 'power center.' Other businesses permitted in the M/RC category include regional service centers, research and development facilities, major community facilities and/or major medical -related facilities. overnight commercial lodging uses, entertainment uses, as well as automobile uses of a regional nature, may also be included." 2-3.1.9 "A specific plan must be approved prior to any land division or other development approval action of projects in the M/RC areas." 2-3.1.10 "Project approvals and redevelopment agreements for projects in M/RC areas shall stipulate phasing of construction and responsibility for public facility improvements." 2-3.1.11 "Design of projects in M/RC areas shall include appropriate standards to establish adequate buffers and land use compatibility between commercial and residential uses both within and the mixed -use project and with surrounding property." 2.3.12 "The City shall require the development and integration of 'Employment Support Services' in the M/RC Category including such uses as childcare, occupational health, fitness facilities, etc." 3.0 CIRCULATION ELEMENT 3-2.1.7 "Development projects along Highway 111 shall dedicate right-of-way as specified by Caltrans (California Department of Transportation) to provide a maximum right-of-way of 172 feet, or as needed by Caltrans. The City will coordinate with Caltrans and the Coachella Valley Association of Governments (CVAG) to identify regional options for relieving the growth of future traffic demands in the Highway 111 Corridor." 3-3.1.1 "Access to all major and primary arterials shall be restricted to intersection locations and other approved points of ingress and egress." 3-3.1.3 "The City shall institute street access guidelines consistent with the functional roadway classifications. These shall be applied, where feasible, to all new developments. The following guidelines shall be sued to define appropriate access: a). The City shall restrict individual driveway access to Major and Primary Arterials wherever possible. b). Access to Major and Primary Arterials shall be limited through the use of medians and access controls to maintain street capacity. c). When permitted, access along arterial and collector streets shall be located a minimum of 250 feet from the ends of the curb returns." 3-3.1.4 "in order to enhance and protect the capacity and safety of the circulation system and reduce potential traffic conflicts, the City shall require the consolidation of driveway access points along roadways classified as collector and arterial." 3-4.1.1 "Special roadway image corridors and City gateways which evoke a unique identity and character throughout the City shall be designated on Figure CIR-5, Streetscape Image Policy Diagram." 3-4.1.2 "Primary image corridors shall be defined as streets in the roadway network which are the major urban design statements of the City. Primary image corridors shall consist of boulevard streets with raised, landscaped medians and heavily landscaped areas within and contiguous to the street right-of-way. Primary image corridors shall include landscape themes which are reminiscent of La Quinta's agricultural past and desert environment. Primary image corridors may include vertical elements such as palm trees complemented with a shade -producing understory of canopy trees, such as indigenous, drought tolerant desert species. More water intensive understory canopy trees, such as various citrus species, should be used sparingly in does at key locations as highlights and reminders of past agricultural activities. Ground plane landscape materials should evoke a lush image through the use of drought tolerant, low maintenance plant species. Turf should be used in a manner consistent with citrus trees --sparingly and in high visibility locations. Primary image corridors shall include street traffic signals, street lighting systems, street furniture, bus shelters, street name signs, and noise berms/barriers which are designed in a coordinated and consistent theme unique to La Quinta. At key intersections, primary image corridors shall include treatments which may include special roadway paving, hardscape/screen wall arrangements and displays of public art." 3-4.1.3 "Primary image corridors shall include the following roadways: Highway 111." 3-4.1.4 "Secondary image corridors shall be defined as streets in the roadway network which are the secondary urban design statements of the City. Secondary image corridors shall consist of streets with raised, landscaped medians and landscaped areas within and contiguous to the street right-of-way. Secondary image corridors shall be consistent with primary image corridors relative to similar landscape materials, street traffic signals, street lighting systems, street furniture, bus shelters and street name signs. However, secondary image corridors shall emphasize the use of lower profile indigenous canopy trees, accentuated with the use of citrus trees in various nodes. The use of taller, vertical landscape elements shall be de-emphasized and shall occur in nodes, primarily at street intersections." 3-4.1.5 "Secondary image corridors shall include the following roadways: Adams Street (south of the Coachella Valley Stormwater Channel)" 3-4.1.10 "Along primary, secondary, and agrarian image corridors the City shall establish appropriate building height limits to ensure a low density character and appearance." 3-4.1.11 "Landscaped setbacks are necessary to ensure a high quality and attractive appearance on major streets. Setbacks for walls, buildings and parking areas may vary, if properly designed, but shall generally be as follows: » Highway 111 - 50 feet • Other Major Arterials - 20 feet Landscaping within these setback areas shall be consistent with the appropriate image corridor designation, if applicable." 3-4.1.17 "The City's streetscape quality shall be improved by undergrounding of utilities wherever possible." 3-4.1.18 "Prevention of visual blight shall be enhanced by the administration of a comprehensive sign ordinance." 3-5.1.5 "The City shall coordinate with Sunline Transit to establish transit stops adjacent to medical facilities, senior citizen facilities, major areas of employment, shopping centers and parks." ENVIRONMENTAL CONSERVATION ELEMENT 6-1.1.2 "The City shall utilize street corridors to provide scenic vistas of the Coral Reef and Santa Rosa Mountains. Landscaped setbacks along streets shall be required pursuant to Policy 3-4.1.11 in the Circulation Element of the General Plan. The setbacks are as follows: Highway 111 - 50 feet; Other Major Arterials - 20 feet. AIR QUALITY ELEMENT 9-2.1.1 "In accordance with the California Environmental Quality Act (CEQA), the City shall require all proposed developments to evaluate the air quality impacts of the proposed use. The applicant shall submit an air quality analysis if the project meets one of the following threshold criteria of significance for air quality or threshold levels for land uses identified in the most recent version of the South Coast Air Quality Management District's Air Quality Handbook for preparing Environmental Impact Reports. Air quality analyses for new development shall locate sensitive receptors near the project and assess probable exposure to the project's emissions. If the project will have a significant impact on air quality, the analysis must propose suitable mitigation measures as identified in the South Coast Air Quality Management District's Air Quality Handbook for preparing Environmental Impact Reports." 9-8.2.5 "The City shall administer the provisions of the existing Outdoor Illumination Ordinance (Dark Sky Ordinance) to help limit night time energy consumption from lighting." 78-495 CALLE TAMPICO — LA QUINTA, CALIFORNIA 92253 - (760) 777-7000 FAX (760) 777-7101 - TDD (760) 777-1227 August 5, 1998 Ms. Christine Clarke Stamko Development 10100 Santa Monica Blvd., Ste. 400 Los Angeles, California 90067 Dear Ms. Clarke: Staff has reviewed application materials submitted to -date by Stamko for The Centre at La Quinta" project. Staff received the document entitled "Specific Plan 97-029 Amendment #1" on July 30, 1998 but has not, as of this writing, received lighting photometrics, landscaping plans, building elevations, sign plans for the three dealerships, cross sections depicting views from Highway 1 1 1 including landscaping, berming and buildings, or comments on the draft development agreement. Staf I is riot able to process the application until it is complete. Further, staff will not process the application until Stamko makes payment for legal and environmental services (see Weiss' letter of July 30, 1998). Once the application is complete and all fees received, staff will be able to process the application and recommend environmental and planning conditions consistent with the City's planning requirements and necessary CEQA environmental mitigations. A review of the submitted Specific Plan suggests that Stamko is proposing several deviations from the adopted Highway 111 guidelines and is not acquiescing to staff's suggestions for adequate project screening. As we've discussed, Planning Commission and City Council support for the project and development agreement is jeopardized if the project fails to meet community standards and/or the necessary environmental mitigations. Please advise if you have questions or comments on this matter. Sincerely, MARK WEISS Assistant City Manager cc: Thomas P. Genovese, City Manager Dawn Honeywell, City Attorney Rick Zeilenga, De Castro, West and Chodorow Jerry Herman, Community Development Director , t' i MAILING ADDRESS - P.O. BOX 1504 - LA QUINTA, CALIFORNIA 92253 'd J ATTACHMENT 3 CROSS SECTIONS FIGURES A - I FIC-2I IRF A m c �rs ~ � W t W M Q O^ LO �.- CD Q 0) W d O ® N N P P M P P P P .~ P .n Q W LL 0 if) LL I Z _O W N U) t0 0 � U " O g t U o W Z o � U � � c Q O } U FI['"I IRS R ■ ■\A\/1 1L. V U) aLL OD (� LL bo W �(D o� <� a LL 0 N CO Q N W .G t0 = O� O X y x N W � P �o r- N l+j O 4T � 5 N N Ur O 0 t 00 Z iv _0 f" U W U L L 0 6 U g 0 r Z rn U 0 Q N Q c o y� � U FIGURE C to IQ aIQ 00 co U- L5 o b W ui U) oa) M Q 0) cc O a. U) M Q fV w =° � 0 4 c N X o 'Co � �- w O } C L � V N O - C y' Z iv J 0 U w U) U) L u NJ 0 U 0 s ° 0 Z 3 U O Q F- Q O } FIGURE D a0 U- 0 U- 0 co .0 ca a. ca a ro N v 5 O rn 0-1 c c CY (V 00 �— e- r- Q LIJ 2 LL m 0 U) ° e— Z = 0 rn O �- (0 U co O U g .0 0 'z 4 O Q N Q C J o � Imo' _ p RAII IRF F a0 LL a (. U) 6 + N w- O C �p N if Q •J Q � � CC� C W �1 V r Q � cc M M L W LL p Q O Oo y_ Z O F— U W U o rn O ° o U 's 0 Z U ° Q H Q U ;T N N (0 2 ff W m r (j) U) W LL o `o N 0 c0 J U) LL O t0 W Z W y N a c G U r o y LU L � J ' C Y C � � t0 a 0) � a U, it L LO N ^a. Q co U I L C M Z a)U 0 Q ao j � Q � M W m Ct) — Q � �D V = L M � X � W = CL 0 L LL Z U 0 L1 W o LL U g — 3 a = z o a N o FIGURE H t� U H v of c0 w 0 4-j m 3 Y m ro +-' + P C U U C ►. ro ro Co M a E co C 0 M ZD Q z v P Y/ r M 'd a 0 2g G tJ FIGURE I fV U ui c0 0 0 J Y m 3 � O) c Y a� d C ^LO + U N c Cl)eM l0 a. E E M 0 U t0 P v r 0 r U F w N t0 d 0 f r ii Nov 02,1999 10:44AM FROM TO 176 777123^ P.07- ATTACHMENT #4 1. 2. APPLICANT'S .RESPONSES & ADDITIONS TO OCTOBER 13, 1998 CONDITIONS OF APPROVAL CASE NO,: SPECIFIC PLAN 97-02% AMENDMENT #1 APPLICANT: STAMKO DEVELOPMENT CO. Developer (or property owner) agrees to indemnify, defend , .. in its sole discretion. RESPONSE: Okay, Section 2.1 %2 - Site Plan (p 18) A. Delete "which intends to be". RESPONSE: This verbage is not in this section so cannot delete it. B. Replace in the first sentence "shall" to "will" after the word signage. RESPONSE: This verbage is not in this section so cannot delete it. C. The second sentence shall read, "The required landscape buffer adjacent. to Adams Street will have two feet to three feet high bernung from ]Highway l 1 l south to Auto Center Drive." RESPONSE: There is n4 second sentence in this section so it cannot be changed. If this language was proposed to be added in this section, it is unacceptable. As a result of the way Adams Street was designed and built, there is a 12 foot declining slope between Highway 1 I I and 47th Avenue (Auto Centre Drive) and a 7 foot declining slope from the southeast corner of Highway I I I and Adams Street to the proposed Chrysler building. This 2 to 3 feet berming on Adams Street makes absolutely no sense under the circumstances. The Chrysler building is already in a "hole" and you will always be looking down at it. D. The third sentence will read, "Significant building setbacks are proposed along Highway 111 and Adams Street." RESPONSE: This verbage is already in this section so there is no change. E. APPLICANT'S ADDITION - Add "1" to "Development Scenarios" in line 7 of this section. 11-02-98 11:48 RECEIVED FROM: P.03 Noo 02,1999 10:44AN FROM TO 1760777123^ P.04 APPLICANT'S RESPONSES & ADDITIONS TO OCTOBER 13,1999 CONDITIONS OF APPROVALS PAGE TWO A. Third paragraph third sentence delete "are intended to" and replace with "will'. RESPONSE: This verbage is already in this paragraph so there is no change. B. Add to the end of this sentence "with the exception of ...."- RESPONSE- This verbage is unacceptable. "The Centre At La Quinta" will ALWAYS BE consistent with the General Plan goals, poltctes, and objectives. A_ Change the third sentence of the second paragraph, "...will be" to "shall' and delete ".,.with the exception that a deviation shall be permitted on the north sides of pads 1, 2, and 3 under Development Scenarios # 1, #2 and #3 8om this design theme.,, RESPONSE: Will change "will be" to "shall'. Will not delete the verbage ".. . with the exception that a deviation under Development Scenarios #1, 02 and #3 , and allow *storm water to drain into the 50 foot setback on Highway 111" as this is unacceptable. In the Specific Plan approved by the City Council on July 15, 1997, storm water was allowed to drain into the 50 foot setback on Highway 11 I from pads 1, 2 and 3 From the southeast comer of Highway 111 and Adams Street east along Highway l ] 1 to La Quinta Drive, this 54 foot setback DOES NOT TAKE NOR RETAIN ANY STORM WATER FROM HIGHWAY 111 as it is super elevated along this frontage forcing all storm water at all times to the north side of Highway 111. m water not be B. Revise remainder drain intsentence neitherChe th to sway 'Parcels nor Adams Street landscapelsetback allowed to drain$h in accordance with Zoning Code Section 9.100.040.B.7." RESPONSE: As discussed in paragraph 4(A), above, this is unacceptable. As pawn Honeywell stated in the October 13, 1998, Planning Commission meeting, Zoning Code Section 9.100.040.B.7 adopted the Highway I I I Design Guidelines as "ONLY GUIDELINES FOR FUTURE DEVELOPMENT OF HIGHWAY ill". As Dawn Honeywell continued to state, this Zoning Code is the intent and goals of the City Council and allows discretion and latitude which must be 11-02-98 11:48 RECEIVED FROM: P•94 Nov 02,19-98 10: 45AN FROM TO 17607771233 P.05 APPLICANT'S RESPONSES & ADDITIONS TO OCTOBER 13,1998 CONDITIONS OF APPROVALS PAGE THREE consistent with the General Plan. It should be noted that these are "ONLY GUIDELINES" and they are not .mandatory and may be modified by a vote o, f the Planning Commission and the City Council. They are termed "guidelines„ because they are suggestive and these "GUIDELINES MAY BE MODIFIED IN CONNECTION ;f7TH ANY SPECIFIC DEVELOPMENr". 4(A) APPLICANT'S ADDITION - 2TE A. Change the 3rd sentence to read as follows: "Under Development Scenario 1, the well site should be in the southwest corner of Planning Area 11 subject to CVWD's final approval." B. Change the 5th sentence to read as follows: "Any exhibit in this Specific Plan under Development Scenarios 1, Z, 3 and 4 visually showing the well site. in a specific location which conflicts with the language in this paragraph, this language will control." • ion 2 40 3 - ,learical Plan (p.M Revise the fifth sentence to read, "On the east side of Adams Street." RESPONSE: Combine the 4th and Sth sentences to read as follows: "The District will require installation of underground facilities from the District substation at Jefferson Street and 48th Avenue to the southeast corner of Highway 11 l and Adams Street which is approximately 4,950 feet " S(A) APPLICANT'S A]DDMON - E ' ' 9 es 39-41 -Replace with new ]Exhibits 9 showing the electrical system continuing from the south property line to the southeast corner of Highway III and Adams Street instead of through Plantung Area II to Planning Areas I and III. 6 Ser*+Qr 2,50.1 Phasing 1)escription (n 45) - In the second to last sentence delete "at" and replace with "not to exceed". RESPONSE: Okay. 11-02-98 11:49 RECEIVED FROM: P.05 Hoo 02,1993 10:45AM FROM TO 17607771233 P.06 APPLICANT'S RESPONSES & AI)DrPONS TO OCI'OBER 13, 1999 CONDITIONS OF APPROVALS PAGE FOUR 7 Section 2 SO 2 - Infrastructure h ing_(o 48) A. Revise paragraphs 1 and 3 to clarify that the applicant will make full half street improvements to the applicant's half of Highway 111 and Adams Street (including half median on Highway I I I and full median on Adams Street). RESPONSE: Replace paragraphs 1 and 3 as follows: Paragraph I - "Planning Area I improvements under all four Development Scenarios will include the westerly frontage portion of Highway I I I for full half street improvements which excludes the median (curb/gutter, landscaped parkway, necessary infrastructure extensions, upgrade and relocation of the existing traffic signal at Highway I I I/Adams Street and the completion of the Highway I I I /La Quinta intersection and traffic signal if required by CALTRANS and if first developed) from La Quinta Drive to Adams Street and the frontage of Adams Street for full half street improvements which includes the full landscaped median under Development Scenarios 1, 2 and 3 (curb/gutter, landscaped parkway and necessary infrastructure extensions) from Highway I I I to 47th Avenue. Auto Centre Drive and Auto Centre Way North, will be completed with Planning Area I under Development Scenarios 1, 2 and 3 along with the necessary on -site infrastructure located within the private street and public right-of-way. Under Development Scenarios 1, 2 and 3, La Quinta Drive will be completed to Auto Centre Drive. Utilities will, be extended to the site as necessary." Paragraph 3 - "Planning Area III improvements under all four Development Scenarios will include the easterly frontage portion of Highway 1 I 1 for full half street improvements which excludes the median (curb/gutter, landscaped parkway, necessary infrastructure extensions and completion of the Highway I I I/La Quinta Drive intersection and traffic signal if required by CALTRANS and if first developed) from La Quinta Drive to the east property line. Under Development Scenarios 2 and 3, the completion of La Quinta Drive south of Auto Centre Drive will depend on the ultimate users and the configuration of the buildings. Under Development Scenario 4, the completion of La Quinta Drive south of Highway l l l will depend on the ultimate users and the configuration of the buildings." 11-92-98 11:49 RECEIVED FROM: P.96 Nov 0-2,1998 10:46AM FROM TO 17607771=3 P.07 APPLICANT'S RESPONSES & ADDITIONS TO OCTOBER 13, I999 CONDITIONS OF APPROVALS PAGE FIVE B. Revise paragraph 4 to indicate that the Highway 111 median along each planning area will be secured prior to administrative approvals or isauaatce of permtits for development of the area. RESPONSE. Okay. C. APPLICANT'S ADDITION - Add after the l st sentence in the 2nd paragraph. "The developer will be responsible for paying 50% of the coat of the Adams Street median from 47th Avenue to the south property line." Minn 2.50.2 - j*UWXWTC Ph 4 - Include La Quints. Drive in the second to last sentence. RESPONSE: Do not understand condition as no paragraph reference. 9 a uto Ma1Lsp. 50) Change the language regarding distance between light poles in accordance with the photometric study. RESPONSE: Okay. Delete "Highway 111," in 5th sentence. After 5th sentence, add a new sentence, "In front line display areas along Highway 111, the 24 feet poles will be spaced approximately 50 feet on center." 9(A) APPLICANT'S ADDITION - Li ing _A to m2w. 51 - Add in first sentence of first paragraph, "l," after "Scenarios". 10. 1an - Quto Mall (n. 52) A. Revise the last sentence of the fourth paragraph to read, "...shall be designed to screen vehicle storage and the regular vehicle display along Highway I I i ." RESPONSE: This paragraph already states that "Vehicle Storage areas will be screened from public view by means of a solid masonry wall up to 6 feet in height and/or landscape materials including mounding .... The required landscape easements for Highway 111 and Adams Street (50 feet and 20 feet, respectively) shall he designed to enhance the screening of vehicle storage as well as service and wordy areas. n, � rt 4.1 11-02-98 11:50 RECEIVED FROM: P-97 Nov 02,1998 10:47AM FROM TO 17607771233 P.08 APPTICANrS RESPONSES & ADDMONS TO OCTOBER 13, 1999 CONDITIONS OF APPROVALS PAGE SIC The language to "screen ... regular vehicle display along Highway I I I" is unacceptable. These regular vehicle display areas are "DISPLAYS NOT ,PARKING" therefore do not fall under the City's Zoning Ordinance requiring them to be fully screened. See 10(B), below, for applicant's condition to protect the appearance of Highway 111. B. APPIICANr S ADDITION - Add in the 1 st sentence of the 3 rd paragraph, "only new car" before "vehicular displays". Add in the 2nd sentence, "only new car" before "vehicular displays". Add this sentence to the end of the paragraph, "E► Tloyee and visitor parking will not be pernutted in the new vehicle display areas along Highway I I I and the Adams Street setbacks. " 11. Section 2.50.4.1.3, - Special Events - Automall (R 54) A. In the first sentence delete "each". RESPONSE: This verbage is not in this sentence so cannot delete it B. Delete "and approved" in the last sentence_ RESPONSE: Okay. 12. Section 2 60 1 - Overview (D 55) - Revise third sentence to indicate that Highway 111 right of way will be dedicated in fee simple to the City. ]RESPONSE: Okay. 13. SWign 2 60 2 - Ofl Site Circulation System (R. 5D - In the second paragraph, first sentence move "as required" to follow "improvements" in the same sentence. RESPONSE: This is already done in this sentence so there is no change. 14, a lion 2 60.3 Publis, Transportationtrransportation Demand Management p 55) -The second sentence shall read, "The project developer agrees to ....". RESPONSE: This is already done in this sentence so there is no change. 11-02-98 11:50 RECEIVED FROM: P-68 Nov 02,1990 10:47HM FROM TO 17607771233 P.09 APPLICANT'S RESPONSES & ADDITIONS TO OCTOBER 13,1998 CONDITIONS OF APPROVALS PAGE SEVEN 15. Section 2,60.4. 1. - La Quinta Drive (D. 5 A. Revise the last part of the last sentence. All street access shall be at approved curb cut locations. RESPONSE: This is already done in this sentence so there is no change. B. Delete the last sentence. RESPONSE: Do not understand condition as in 15(A), above, requesting to change sentence (which was done) then this condition requests to delete it. 16. Section 2 70 2-_]L�d��� on t (p. _5,j99 - Revise the last sentence to read, "with the exception of fthway 111 and Adams, most landscape areas..." RESPONSE: See Applicant's responses in 4(A) and 4(B), above, as they apply to this condition which is unacceptable. 17. Section 2, 70.2 _ 1 Rment t gr(p,91 A. Delete any reference to eliminating flowering trees from the plant palette. RESPONSE: Will not delete the verbage as this condition is unacceptable. In the Specific ]Plan approved by tha City Council on July 15, 1997, flowering trees were allowed. See Applicant's response in 4(B), above, as it applies to this condition. B. Add to the end of the sentence "and Highway 11 I Design Guidelines". RESPONSE: This condition is unacceptable. See Applicant's responses in 4(B) and 17(A), above, as they apply to this condition. C. APPLICANT'S ADDITION - Add at the end of the fourth sentence, "except they will be used at each of the 3 corners on Highway 111 (Adams Street, Auto Centre Way and La Quinta Drive)". 17(A) APPLICANT'S ADDITION - Exhibit 12 (Eggg 60 - Replace with new Exhibit 12 showing the actual "Landscape Palette" being used which includes a flowering tree. 11-02-98 11:51 RECEIVED FROM: P•09 Nov 02, 199B 10:48AM FROM TO 17607?71233 P.10 APPLICANT'S RESPONSES & ADDITIONS TO OCTOBER 13.1999 CONDITIONS OF APPROVALS PAGE EIGHT 18. Sgction _ Sign o Mall Centre (p, M A. Add to the second sentence "by allowing the potential for nine deal identification sign ... RESPONSE: This condition is unacceptable as all 9 dealer identification monument signs will be installed with electricity and landscaping during the construction of Highway I l in planning Area 1. B. Revise the second to the last sentence in the first paragraph, "Identification sign at the entrance to Adams Street `will' be allowed" to "may" be allowed. RESPONSE: This condition is unacceptable under Development Scenarios 1, 2 and 3 as the consumer driving on Adams Street and/or 47th Avenue will think this is just an automall and needs to see an entry monument sign that identifies both the automall and the mixed regional commercial. Therefore, under these 3 Development Scenarios, this entry monument sign will be shared by the 2 uses. See Applicant's Addition in 18(G), below, for the limitation to these 3 Development Scenarios. C. Specify that wall signs shall not be allowed on the north building elevations in Planning Area #1 if for Development Scenarios #1, 42, 93. (RESPONSE: This condition is unacceptable as the dealerships need "Dealership Identification" on their buildings on Highway 111 as well as on the front of their buildings. Therefore replace "One wall mounted `Dealership Identification' sign" with "Two wall mounted `Dealership Identification' signe'. See Applicant's response in 18(E), below, as to agreeing to eliminate secondary wall or fascia mounted signs on Highway 11 I . D, Subparagraph "A" - In the last sentence delete "approval" and replace with "review and recommendation". RESPONSE: Okay. 11-02-98 11:52 RECEIVED FROM: P.10 Nov 02, 1998 10:48AM FROM TO 17607771233 P. 11 APPLICANT'S RESPONSES & ADDITIONS TO OCT'OBER 13, 1999 CONDITIONS OF APPROVALS PAGE NINE 19 PA E. Subparagraph "B" - Delete "Highway 111" in that secondary signs do not need to be seen from this highway. RESPONSE: Okay. F. Subparagraph "C" - Delete " and approved" from the sentence. RESPONSE: Okay. G. APPLICANT'S AIDDUION - In the 2nd to last sentence in the 1st paragraph, delete", if applicable." and add at the end of this same sentence "under (Development Scenarios 1, 2 and 3". 2.80.1.20 Signage - Mxed RqdgrW Comm9rcial Centre 63 A. Replace "shall" with "may" in the first and second sentences. RESPONSE: Okay, B. Please delete the following sentencc frorn the second paragraph, "Single freestanding building uses may use freestanding monument signage." RESPONSE; Will not delete this verbage as this condition is unacceptable. In the Specific Plan approved by the City Council on July 15, 1997, freestanding monument signage was allowed. Freestanding buildings, such as Bank of America, require freestanding monument signage. LshakLS-12 Also Pages 22-24,30-44 71-74 A. Remove property line bisecting the landscape setback at the north property line of the CVWD well site. RESPONSE: Okay. B. The applicant shall landscape and arrange for perpetual Plaintenance of the landscape setbacks along all public street frontage of the land encompassed by Tentative Map 28526, RESPONSE: Okay. 11-02-98 11:52 RECEIVED FROM: P-11 flow 02,1998 10:49AM FROM TO 17GO7771233 P.12 APPLICANT'S RESPONSES & ADDITIONS TO OC><'OBER 13, 1999 CONDITIONS OF APPROVALS PAGE TEN 21. Exhibits 22-25 - Revise "Drainage Concept" text and drainage flow arrows from exhibits to reflect requirement that only Highway 111 run off may be retained in the landscape setback. All other drainage shall be retained on -site. 22, 23 24. RESPONSE: This condition is unacceptable. See Applicant's Responses in 4(A) and d(B), above, which applies to this condition. I believe these Exhibits are 5 and 5A on pages 22 through 25 not Exhibits 22-25., Exhibit I 1 (p. 56) - Revise Section C-C of La Quinta Drive exhibit to indicate a ten -foot median (total width) and 27-foot travel lanes. RESPONSE: Okay. In the event of a conflict between the conditions listed herein and the provisions ... result in violation of any applicable local, state, or federal law. RESPONSE: Okkay, The Conditions of Approval for Tentative Map 28525 ... with the exception of the following items ...Condition No. 46 with respect to allowable access points. RESPONSE.- Condition 36 - Docs not change so there is no exception therefore this must be deleted. See Applicant's responses in 4(A) and 4(B), above, as they apply to this condition. Condition 45A1 - Okay. Condition 46 - Okay. 11-02-98 11:53 RECEIVED FROM: Ti lT: A M I In P.12 ATTACHMENT F n e a a 3 s $a°6 P i J � E if T Y1 Y1 1V D N Y1 IV 1n m m J �l _ � yyEEpp ypE ®000000®00 ATTACHMEN' STAFF REPORT PLANNING COMMISSION DATE: October 13, 1998 CASE NO: ENVIRONMENTAL ASSESSMENT 97-337, SPECIFIC PLAN 97-029 AMENDMENT #1, SITE DEVELOPMENT PERMIT 97-603 AMENDMENT #1, DEVELOPMENT AGREEMENT 97-002 AMENDMENT #1 LOCATION: THE SOUTH SIDE OF HIGHWAY 111 BETWEEN ADAMS STREET AND DUNE PALMS ROAD APPLICANT: STAMKO DEVELOPMENT COMPANY REQUEST: 1. RECOMMEND CERTIFICATION OF THE SUPPLEMENTAL ENVIRONMENTAL IMPACT REPORT; AND 2. RECOMMEND APPROVAL OF "THE CENTRE AT LA QUINTA" SPECIFIC PLAN AMENDMENT CREATING DEVELOPMENT GUIDELINES AND STANDARDS FOR A MULTI -PHASED MIXED REGIONAL COMMERCIAL COMPLEX WITH THREE PLANNING AREAS HAVING FOUR DEVELOPMENT SCENARIOS; AND 3. RECOMMEND APPROVAL OF A SITE DEVELOPMENT PERMIT AMENDMENT INCLUDING THE BUILDING ELEVATIONS, SITE, LANDSCAPING AND LIGHTING PLANS FOR THREE AUTO DEALERSHIPS; AND 4. RECOMMEND APPROVAL OF THE DEVELOPMENT AGREEMENT AMENDMENT. GENERAL PLAN LAND USE DESIGNATION: REGIONAL COMMERCIAL (CR), MIXED REGIONAL COMMERCIAL (M/RC) SURROUNDING ZONING/ LAND USES: NORTH: VACANT WITH A REGIONAL COMMERCIAL ZONING DESIGNATION ACROSS HIGHWAY 111 SOUTH: VACANT WITH A REGIONAL COMMERCIAL ZONING DESIGNATION EAST: SINGLE FAMILY HOUSE WITH SMALL DATE GROVE PACHRISTMUTOPCAmend# 1. WPD 1 WITH A REGIONAL COMMERCIAL ZONING DESIGNATION WEST: VACANT AT THE SOUTHWEST CORNER OF ADAMS STREET AND HIGHWAY 111 WITH A ZONING DESIGNATION OF HIGH DENSITY RESIDENTIAL AND THE REMAINDER IS LAKE LA QUINTA RESIDENCES WITH A ZONING DESIGNATION OF LOW DENSITY RESIDENTIAL ENVIRONMENTAL DETERMINATION: ENVIRONMENTAL ASSESSMENT 97-337 WAS COMPLETED FOR THE ORIGINAL SPECIFIC PLAN. AN ENVIRONMENTAL IMPACT REPORT, STATE CLEARINGHOUSE NO. 97011055 WS CERTIFIED BY THE CITY COUNCIL IN 1996. A SUPPLEMENTAL ENVIRONMENTAL IMPACT REPORT FOR THE SPECIFIC PLAN AMENDMENT HAS BEEN PREPARED PURSUANT TO "THE RULES TO IMPLEMENT THE CALIFORNIA ENVIRONMENTAL QUALITY ACT OF 1970" (AS AMENDED; RESOLUTION 83-68 ADOPTED BY THE LA QUINTA CITY COUNCIL). STAFF RECOMMENDS CERTIFICATION OF THE SUPPLEMENTAL EIR IN THAT IT PROVIDES SUPPLEMENTAL INFORMATION TO THE EIR PREVIOUSLY CERTIFIED FOR THE PROJECT. ALL POTENTIAL SIGNIFICANT ADVERSE ENVIRONMENTAL IMPACTS WHICH CANNOT BE AVOIDED CAN BE REASONABLY MITIGATED. ALSO, THE DOCUMENT RECOGNIZES THE IMPACTS THAT CAN NOT BE MITIGATED HOWEVER, THE BENEFITS OF THE PROJECT OUTWEIGH THE UNAVOIDABLE ADVERSE ENVIRONMENTAL IMPACTS. BACKGROUND On July 15, 1998, the City Council adopted a Specific Plan setting forth the detailed development principles, guidelines, and programs to facilitate the development of this 87 acre, three phase mixed commercial complex (Attachment 1). The approved Specific Plan allows for the development of up to 275,000 square feet of automobile sales/service uses on the western half of the site and approximately 400,000 square feet of retail/commercial uses on the eastern half of the site. Also approved was Tentative Parcel Map 28525 for a ten lot subdivision and a Conditional Use Permit allowing automobile sales. Lastly, the Site Development Permit for five auto dealerships including site plans, building elevations, lighting, landscaping and signs were approved. The Architecture and Landscaping Review Committee, on September 14, 1998, met to review the building elevations and landscaping plans for the three auto dealerships PACHRISTRAUTOPCAmend# 1. WPD 2 (Attachment 2). The Committee recommended approval of the plans as submitted with minor changes such as increasing the number of trees along Highway 111 and specifying a surround on the roll -up door of the Nissan (Parcel 2) north building elevation. Proposed Amended Specific Plan The amended Specific Plan modifies the internal layout of the project and refines the development concepts and land uses. Specifically, three Planning Areas would be created over the entire site and the property would be developed under any of four scenarios. Each scenario involves a different mix of the allowed auto sales/service and retail/commercial uses. The approved floor area ratio (F.A.R.) for the auto sales was .15 and .25 for retail/commercial uses. The FAR will remain the same. However, under the proposed four development scenarios the entire project will not exceed .25 FAR. The General Plan specifies a maximum FAR of .35 for M/RC uses. All internal streets will be public with the exception of Auto Centre Way North which will be private. The Parcel Map and Conditional Use Permit will not be amended. Proposed development standards unique to automobile dealerships within the amended Specific Plan are as follows: 1. Storage areas for vehicles will not have striping, curbs, shading and access; 2. Off loading of vehicles will occur in the right of way cross section on the internal streets; 3. Seven special vehicle display pads are proposed along Highway 111 just beyond the landscape setback. Three are proposed on Pad 1 (Chrysler) and two each are proposed on Pads 2 (Nissan) and Pad 3 (Mazda). Regular new vehicle display areas are located between these special vehicle display pads; 4. Storm water on the northern half of the three proposed automobile dealerships will drain into the Highway 111 landscape setback. 5. The remaining storm water on the southern half of the parcels will drain into the perimeter internal street setbacks and Adams Street. Zoning Code Section 9.100.040B.7 allows only incidental storm water to be retained in the landscape setback, so as to have berms and mounds. 6. Berming and a meandering sidewalk are not proposed along Adams Street. A six foot wide sidewalk abutting the curb is proposed because the landscape setback will be used as a retention area. 7. Public address systems will be prohibited; 8. The layout of individual dealerships shall orient the service department openings of the perimeter sites away from residences to the south and west; 9. The proposed landscaping theme along Highway 111 will not include flowering trees and the plant palette will include additional plant materials not listed in the Highway 111 Design Guidelines. Monument Signs: PACHRISTAAUTOPCAmend#I.WPD 3 4 r' Highway 111. Each of the dealership signs will not exceed five feet in height and the sign face width will be 10 feet for a total of 50 square feet. The monument base consists of natural boulders and/or artificial rock and the jagged shaped sign face will be concrete. Lighting details are not specified. Two overall Center identification signs are proposed, one at the southeast intersection of Adams Street and Highway 111, and the second at the southwest intersection of proposed La Quinta Drive and Highway 111. The height of these two signs will be 12 feet and the width of the sign face will be nine feet six inches for a total of 114 square feet. Adams Street and Auto Centre Drive. A combined auto/regional monument sign is proposed. The sign will not exceed eight feet in height and six feet in width for a total of 48 square feet. The sign is composed of a natural boulders/or artificial rock base and jagged shaped concrete face. Interior Streets. Each of the dealers will have a 40 square foot monument sign. The height and width is not specified. The type of illumination is also not specified. Building Mounted Signs: Automobile dealerships. One individually mounted channel letter sign is proposed for the facade of each dealership. Architectural forms or designs may require signs to be split on more than one building face or element, subject to Planning Commission approval. Each additional franchises will be allowed a channel letter sign. The letter height is 24 inches and the length is not specified. Monument signs for the Mixed Regional Commercial Center: Two Center signs are proposed, one east of the main entry on Highway 111 and a second sign near the east access point. Major tenants (over 50,000 square may be identified on the sign). The sign size is not specified. Lighting Plan: The typical light pole standard will not exceed 24 feet in height. A shoebox fixture is proposed, up to four are proposed on each pole standard. The fixture will be mounted perfectly horizontal with no tilt to the mounting. The lens will be flush mounted. The front line display area light poles will be spaced approximately 50 feet on center along Highway 111 and 40 feet on center along the internal streets. The secondary parking areas will have poles spaced approximately 50 feet on center and the storage area 80 - 100 feet on center. A thousand watt metal halide light source is proposed. Lighting intensity will depend on whether it is within the storage area or the display area. The special display pads are proposed to be lit by recessed lighting in bollards that swivel horizontally not PACHRISTRAUTOPCAmend# 1. WPD 4 vertically. The proposed bollards will be placed 30 feet on center with two 400 watt metal halide fixtures. All lighting intensity will be lowered to a security level after 10:00 p.m.. Site Development Plan Planning Area 1 consists of three auto dealerships. Parcel 1 (Chrysler) will be located at the southeast corner of Highway 111 and Adams Street. Parcel 2 (Nissan) and Parcel 3 (Mazda) continue east along Highway 111 and end at the southeast corner of La Quinta Drive and Highway 111. Each building facade faces interior streets, either Auto Centre Drive or La Quinta Drive. All dealerships have parking designated for customers, employees, service, special and regular vehicle display and vehicle storage. A six foot high decorative block wall is proposed around each Parcel's storage area. Parcels 2 and Ts wall wraps around a portion of each building's north elevation, facing Highway 111. Parcel 1's proposed storage wall will extend from the building's northwest corner and wrap around to Adams Street behind the 20 foot wide landscape setback. This wall is not proposed to have any off sets and will follow in a straight line along the back of the Adams Street landscape setback. Building Elevations- The three proposed auto dealerships buildings, Parcels 1, 2 and 3, will be setback approximately 165', 235' and 190' from Highway 111, respectively. All proposed buildings consist of a flat roof with stucco parapets, with the exception of the show rooms that are proposed to have hipped roofs covered with concrete tile. Large overhangs supported by stucco columns are proposed to surround each of the three facades to highlight the show rooms. All building walls will be painted split face concrete block. Windows, man and roll -up doors will have stucco surrounds. The proposed windows will have dark bronze anodized aluminum frames with clear glass. Each of the auto dealerships parcels has a similar design scheme and plant palette. The tree species proposed are Palms and Australian Willows. The Willows are proposed as parking lot trees and will help to screen the roll -up doors. Landscape Plans- Highway 111 - The twenty-six proposed Hybrid Mesquite trees are not consistent with the plant palette within the Highway 111 Architecture and Landscape Design Guidelines. Consistent with the Guidelines are the proposed Sweet Acacia and five Blue Palo Verde. Numerous plant materials in addition to those listed in the Guidelines are proposed. The design concept is a combination of turf, separated by a concrete border, with desert plants and trees. Retention areas are proposed within the 50 foot landscape setback along Highway 111. These retention areas accept not only water falling within the setback but also run off from the northern portion of each of the three dealerships. The street run off will be retained in Planning Area 3, east of La Quinta Drive. The Highway 111 Design Guidelines and Zoning Code Section 9.100.040C does not allow retention of storm water from the auto dealerships. PACHRISTI\AUTOPCAmend# I .WPD 5 • � � r� y. i Development Agreement The Development Agreement process is provided by the La Quinta Municipal Zoning Code and State statues. A Development Agreement is a binding agreement between both parties for the purpose of establishing certainty that the development will progress in a timely manner. Both parties desire to enter this Development Agreement to construct and dedicate certain public facilities, and infrastructure improvements, all in the promotion of the health, safety, and general welfare of the City. The developer/owner wishes to develop the project and public improvements in exchange from assurances from the City that the developer will be permitted to implement the development in accordance with the terms and conditions as set forth in the Agreement. The City and developer wish to enter into the Agreement to assure that the public improvements (cost reimbursed to the developer by the City) will be constructed and enhanced to achieve the design theme along Highway 111 and Adams Street. The Development Agreement complies with the State statues and zoning regulation for the formation of a Development Agreement. The Development Agreement further provides for development requirements that are in excess of City standards, such as the development density, intensity and potential adverse environmental impacts are significantly more restrictive than those currently permitted under the applicable General Plan and Zoning Code provision. The Development Agreement requires annual reviews which also is in compliance with State and local requirements. The City Attorney has in conjunction with Stamko Development Company, prepared the Development Agreement. ISSUES: Environmental Impact Report A significant change in the amended Specific Plan and Site Development applications is the removal of the continuous six foot high wall that was to be constructed at the rear of the Highway 111 fifty feet wide landscape setback. This wall was identified in the Aesthetic section of the Certified Environmental Impact Report as necessary "to provide effective screening of the auto mall area loading, storage, parking and lower building exteriors, as viewed from Highway 111 and Adams Street." The design concept of the originally approved auto mall consisted only of internal street display of cars. This has now changed in that all vehicle parking, special and regular display, is proposed along the Highway 111 frontage. Staff has determined that the special display pads, as shown on the site plan, are acceptable due to their limited number and length. Therefore, only the regular display parking must be screened. PACHRISTRAUTOPCAmend# I . WPD 6 ''' The applicant now proposes substituting the wall with berming and landscaping. This request for substitution is acceptable, however, the berms and landscaping must accomplish the same mitigation as the wall for screening of the loading, storage, display area and lower building exteriors. The depressed areas in the landscape setbacks are purposely sited in front of the special display areas for greatest visibility from traffic on Highway 111. Staff has reviewed the contour map of the landscape setback along Highway 111 and finds that the proposed berming will not adequately screen the regular display areas as well as views into the site (Specific Plan Exhibits 13-1 - 13-6). A reason for the inability to adequately screen views into the site with berming, namely of the regular display parking areas, is due to the landscape setback also serving as the retention area for the northern half of the three dealer pads. The originally approved storm water retention plan also drained the northern half of the dealer pads into the Highway 111 landscape setback. However, the due to the applicant current request to remove the wall, combined with the City's recent adoption of the Zoning Ordinance which only allows limited storm water retention (water falling specifically in the setback and street run off), a revision of the storm water drainage plan for the three parcels is required. Therefore, the SEIR mitigation measures address the need to adequately screen the view into the site, namely the regular vehicle display with the recommendation that "All auto dealership regular vehicle display areas and service area entrances shall be fully screened from view from Highway 111 and Adams Street by landscaping, walls, and/or berms in accordance with Section 9.1501.1 of the La Quinta Municipal Code and the Highway 111 Design Theme" (SEIRAES3, p. 5.11-12) and, "The on -site setback areas along Highway 111 shall be redesigned so that their storm water retention areas do not accommodate on -site drainage from the northerly portions of Pads 1, 2, and 3 under Development Scenarios 1 through 3. Other on -site retention areas shall be either expanded or new ones identified to accommodate on -site storm water flows." (SEIR HW4., p. 5.3-7). Specific Plan Retention of storm water runoff is proposed not only in the Highway 111 landscape setback, as discussed previously, but also in all the other perimeter street landscape setbacks. Of concern to staff is the lack of any berming in the Adams Street landscape setback, because it is being used for storm water retention. Staff is recommending the inclusion of berming within the landscape setback to soften the appearance of the perimeter wall. Clarification is needed regarding the parking lot lighting because the Photometric study specifies the location of the light poles differently than the narrative of the Specific Plan, Section 2.50.3.7 The Specific Plan does not include, under Section 2.80.1.1 Signage - Auto Mall, that wall signs will not be allowed on the north elevation of the auto dealerships facing Highway 111. Also, in this section under Item 3 secondary signs are allowed to be visible to Highway 111. Deleting these signs will help reduce the sign clutter given there is the potential for nine PACHRISTIWUTOPCAmend# 1. WPD 7 monument signs for the auto dealerships as well as the two entry monument signs. Additionally, staff recommended minor word changes and has included them in the Conditions of Approval. Site Development Permit The proposed building elevations for the three auto dealerships have compatible architectural styles, materials and colors, but do not provide any unique individual design features such tile borders and insets, varied decorative block, etc.. The Architecture and Landscape Review Committee recommended the building elevations as the applicant submitted, however staff recommends consideration of the following minimal design changes so as to provide additional visual interest to the proposed buildings: Building Elevations - 1. La Quinta Chrysler Center A. Add a wainscot consisting of a different type of concrete block. B. Add a trellis to cover the vehicle display area at the northwest corner of property 2. Torre Nissan A. Insert the window on the north elevation as shown on the floor plans. B. Specify a tile band (width, color and material to be determined) around the roof parapet. The tile band is not recommended around the service area, but recommended along the western portion of the north elevation continuing around the facade and terminating at the end of the overhang on the south elevation. C. Provide a stucco cantilever overhang on the north elevation, specifically located on the wall plane with the receiving roll up and two man doors. 3. Mazda Superstore A. Provide a the inset along the stucco parapet roof. Lastly, in order to maintain the established landscape theme as outlined in the Design Guidelines, staff is recommending the following: 1. Eliminate the plants not listed in the Highway 111 Design Guidelines plant PACHRISTRAUTOPCAmend# 1. WPD 8 pallette: 2. Replace the Hybrid Mesquite trees with the flowering trees listed in the Highway 111 Design Guidelines plant pallette. Double the number of trees proposed along Highway 111 for a total of 64 trees between Adams Street and La Quinta Drive. Public Noticing This case was advertised in the Desert Sun on September 21, 1998. All property owners within 500 feet of the boundaries of the project were mailed a copy of the public hearing notice. As of this writing no correspondence has been received regarding this project. All appropriate outside agencies have been notified and their responses are included in the Conditions of Approval. RECOMMENDATION 1. By Planning Commission Resolution 98-— move to recommend Certification of the Supplemental Environmental Impact Report prepared for Specific Plan 97-029 # 1, Site Development Permit 97-603 # 1, and Development Agreement 97-002 # 1. 2. By Planning Commission Resolution 98-_ move to recommend approval of Specific Plan 97-029 Amendment # 1, subject to the Findings and Conditions of Approval. 3. By Planning Commission Resolution 98-— move to recommend approval of Site Development Permit 97-603 Amendment # 1, subject to the Findings and Conditions of Approval. 4. By Planning Commission Resolution 98-_ move to recommend approval of Development Agreement 97-002 Amendment # 1. Attachments: 1. Vicinity Map 2. Architectural and Landscape Review Committee Prepared and Submitted by, "W4)- CHRISTINE DI IORIO, Planning Manager P:\CHRISTMUTOPCAmend# 1. WPD 9