PCRES 1997-002PLANNING CO\BIISSION RESOLUTION 97-002
A RESOLUTION OF THE PLANNING CONUAISSION OF
THE CITY OF LA QUINTA, CALIFORNIA,
RECOIN ENDING APPROVAL OF SPECIFIC PLAN 96-
028, TO ALLOW DEVELOPMENT OF A 8 1, 110 SQUARE
FOOT M NED-USE CONMIERCIAL DEVELOPMENT ON
10.29 GROSS ACRES
SPECIFIC PLAN 96-028
LAPIS ENERGY ORGANIZATION, INC.
%N'HEREAS, the Planning Commission of the City of La Quinta, California, did on the
I_'" day of November, 1996, hold a duly noticed Public Hearing to consider Specific Plan 96-028,
to allow various uses in conjunction with requesting approval for a 81,110 square foot commercial
project on a 10.29 acre (gross) site, and,
WHEREAS, at said Public Hearing, the Planning Commission did take action to
continue consideration of the referenced application to a regular meeting of January 14", 1997; and,
WHEREAS, the Planning Commission of the City of La Quinta, California, did on the
14ih day ofJanuacv_ , 1997, did reconvene the Public Hearing to continue consideration of Specific Plan
96-028;and,
WHEREAS, said application has complied with the requirements of "The Rules to
Implement the California Environmental Quality Act of 1970" (as amended; Resolution 83-68
adopted by the La Quinta City Council) in that the Community Development Department has
prepared an Initial Study (EA 96-328), and a Mitigated Negative Declaration has been recommended
for certification; and.
WHEREAS, upon hearing and considering all testimony and arguments, if any, of all
interested persons desiring to be heard, said Planning Commission did find the following facts,
findings, and reasons to justify a recommendation on said Specific Plan:
The proposed Specific Plan is consistent with the goals, objectives and policies of the La
Quinta General Plan, as:
• The types of projects referred to under Policies 2-3.1.1 and 2-3.2.1, which essentially
call for uses drawing from a regional trade area, are consistent with the project type
being proposed on this site, in that the uses cater to a regional market, relating to the
proposed automotive uses predicated on alternative fueled vehicles.
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Plaiuiin_ Canmii ion Resolunon 974)02
• The General Plan Circulation Element policies (3-3.1.1 through 3-3.1.4) specifically
dictate the reduction of curb cuts along arterial roadways, especially where parcels
have minimal frontage distances, specifically, that a minimum of 250 feet from end of
ultimate curb return locations shall be maintained for any arterial access (Policy 3-
3.1.3). The Specific Plan has met the intent of these policies to the extent feasible, in
that spacing between the Highway I I I/Dune Palms intersection and driveway
locations is at no point reduced by more than 25 feet.
• Hieh-,yay 1 I 1 is designated as a Primary image Corridor in the General Plan (Policy
3-4.1._). while Dune Palms Road is designated as a Secondary Image Corridor
(Policy 141.4). These policies set forth general streetscape concepts for these roads,
yyhich are eenerally consistent with the provisions of the Specific Plan. The Specific
Plan also provides the landscape setbacks for these roadways, as required by Policy
• The construction of this project as provided for in the Specific Plan will implement
Policy 3-2.1.7 of the Circulation Element, which pertains to widening and
improvement of Highway 1 11.
2. The proposed Specific Plan will not create conditions materially detrimental to the public
health, safety and general welfare. The Initial Study (EA 96-328) indicated that the project
does have the potential to eliminate an important example of California prehistory, however,
extensive investigations of the site have identified the existence of cultural resources and
required mitigation alternatives. The applicant has agreed to implementing the necessary
mitigation prior to site development activities and is in concurrence with project conditions
relating to this. The Initial Study concluded that no significant impacts from implementation
of the Specific Plan will occur, with incorporation of mitigation as identified.
The overall project design provisions, including development conditions and other
environmental mitigation measures required to be incorporated, will assure this through street,
landscape, lighting and other infrastructure improvements,
3. The proposed Specific Plan is compatible with zoning on adjacent properties, as the proposed
project will not significantly alter the types or intensity of the commercial uses already
permitted by the Zoning Code in the CR and CP districts. The surrounding properties are also
zoned CR and CP; development of these properties will incorporate similar compatible
commercial uses.
4. The proposed Specific Plan is suitable and appropriate for the subject property. The site is
vacant, designated and zoned for commercial use, and located at the intersection of two
arterial roadways, which commonly attracts automotive -based commercial uses. The Specific
Plan is a consistent representation of the project type which would be proposed for the site
as long as the current General Plan land use and zoning designations are applicable.
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Pkuuiine Conulii�ion Resolution 0-4102
NOW, THEREFORE. BE IT RESOLVED by the Planning Commission of the City
of La Quinta. California as hollows:
That the recitations are true and correct and constitute the findings of the Planning
Commission regarding this Specific Plan.
That it does hereby recommend to the City Council approval of Specific Plan 96-028, for the
reasons set forth in this Resolution and subject to approval conditions, attached hereto, as
Exhibit and on file in the Community Development Department.
PASSED, APPROVED. AND ADOPTED at a regular meeting of the La Quinta
Plannins Commission held on this 14" day of January, 1997, by the following vote, to wit:
AYES: Commissioners Butler. Newkirk, Seaton, Tyler, Woodard, and Chairman Abels.
NOES: Commissioner Gardner.
.ABSENT: None.
ABSTAIN: None.
,S�CQUES ABELS, Chairman
:ity,of La Quinta, California
ATTEST:
tY HE 1\1AN, Conununity Development Director
of La Ouinta, California
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PLANNING COMMISSION RESOLUTION 97- 002
EXHIBIT "A"
CONDITIONS OF APPROVAL - ADOPTED
SPECIFIC PLAN 96-028 - LAPIS ENERGY ORGANIZATION, INC.
JANUARY 14, 1997
1. Specific Plan 96-028 (SP 96-028) shall be developed in compliance with these
conditions, the specific plan document as amended, and all approved site plan,
elevation, color, materials and other approved exhibits submitted for this application.
In the event of any conflicts between these conditions and the provisions of SP 96-
028, the conditions shall take precedence.
2. Upon their approval by the City Council, the City Clerk is authorized to file these
Conditions of Approval with the Riverside County Recorder for recordation against
the property(ies) to which they apply (i.e., Assessor's Parcel Number 649-020-014).
3. SP 96-028 shall comply with all applicable conditions and/or mitigation measures for
the following related approvals:
• Environmental Assessment 96-328
• Site Development Permit 96-590
• Conditional Use Permit 96-029
• Tentative Parcel Map 28422
In the event of any conflict(s) between approval conditions and/or provisions of
these approvals, the Community Development Director shall determine precedence.
4. The specific plan document for SP 96-028 shall be revised in conformance with the
following:
A. Section 2.4.6 - The document shall incorporate language to allow unenclosed
shade and/or screen structures to locate within the 10 foot building setback,
which is behind the 20 foot landscape setback. In general, the document shall
reflect reductions in building setbacks for the mini -mart parcel (Parcel 11, the
auto retail parcel (Parcel 2), and the storage parcel (Parcel 3) as shown on the
approved site plan.
B. Section 2.4.8 - The parking table shall be revised to separate the building area
for the lube and retail uses, and to refer to the correct parking requirement of
1 space/300 square feet, and revise the number of spaces required. Correct
number of RV spaces as reflected on the site plan shall be denoted. Parcel 1
shall show the pizza restaurant use at 500 square feet and it's required
parking. Parcel 3 may not include counts for RV stalls. Total number of
spaces required shall be 88; the document table shall contain all correct
footage and include all correct number totals.
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Planning Commission Rasei,:^on 97-CO2
C. Section 2.5.4 - This section shall discuss the actual distance from the Dune
Palms Road: Highway 111 intersection to the Highway 111 access drive, as
well as identify potential for permitting shared access with the easterly
property, either via the Lapis access or another mutually agreeable alternative.
Eliminate the discussion of the second Dune Palms access point in regard to
full turn signalization; revise as right-in/right-out only.
D. Section 2.7.2 - Add California Pepper tree species to the plant palette.
E. Discussion on Page 9 of the 40 foot landscape reduction along Highway 111
shall be deleted. No reduction in the 50 foot landscape setback along
Highway 111 shall be permitted which is not consistent with the provisions
of the General Plan or this Specific Plan.
F. The Specific Plan shall reference that deviations from the Zoning Code include
the allowance of tandem parking for the auto retail use, location of parking
spaces on or within three feet of any property line, potential reduction or
elimination of requirement for 5% minimum interior landscaping for Parcel 3,
and allowance for a reduction in parking requirements on Parcel 3.
5. Minor changes, as determined by the Community Development Director to be
consistent with the intent and purpose of the Specific Plan, may be approved.
Examples include modifications to landscaping materials and/or design, parking and
circulation arrangements not involving reductions in required standards beyond those
identified in the Specific Plan. Such changes may be approved on a staff -level basis
and shall not constitute a requirement to amend the Specific Plan. Consideration for
any modifications shall be requested in writing to the Director and submitted with
appropriate graphic and/or textual documentation in order to make a determination
on the request.
6. All aspects of this project (plan preparation, all construction phases, operations,
etc.) shall be subject to and comply with the adopted Mitigation Monitoring Program
and Negative Declaration (EA 96-328), as certified by the La Quinta City Council.
7. All applicable conditions of approval for SDP 96-590 shall be incorporated into the
revised text for Specific Plan 96-028 in the appropriate sections. The revised
Specific Plan document shall be submitted to the Community Development
Department for compliance review at the time of initial building permit submittal.
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