PCRES 1998-079PLANNING COMMISSION RESOLUTION 98-079
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 13°i day of October, and the 10h 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
15' 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.
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Planning Commission Resolution 98-079
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 10`h day of November, 1998, by the following vote, to
wit:
AYES: Commissioners Abels, Butler, Robbins, and Chairman Tyler.
NOES: Commissioner Kirk.
ABSENT: None.
ABSTAIN: None.
Planning Commission Resolution 98-079
ROBERT T. TYLE , Chairman
City of La Quinta, California
ATTEST:
RY HEI MAN
imunity Development Director
of La Quinta, California
PAC H RISTI\perosoSP97-029.wpd
PLANNING COMMISSION RESOLUTION 98-079
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.18) - 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 II, 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 481h 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.
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Planning Commission Resolution 98-079
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 47`h 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 47'h
Avenue to the south property line."
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Planning Commission Resolution 98-079
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.52) - 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.55j - 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.
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Planning Commission Resolution 98-079
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.
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