PCRES 2004-106PLANNING COMMISSION RESOLUTION 2004-106
A RESOLUTION OF THE PLANNING COMMISSION OF
THE CITY OF LA QUINTA, CALIFORNIA,
RECOMMENDING TO THE CITY COUNCIL APPROVAL
OF THE THIRD AMENDMENT TO SPECIFIC PLAN 97-
029 (CENTRE AT LA QUINTA)
CASE: SPECIFIC PLAN 97-029, AMENDMENT #3
APPLICANT: LA QUINTA REDEVELOPMENT AGENCY
WHEREAS, the Planning Commission of the City of La Quinta, California
did, on the 14T" day of December, 2004 hold a duly noticed Public Hearing to consider
a request by La Quinta Redevelopment Agency, for approval of a Specific Plan
Amendment to add approximately 12.33 acres to the existing Planning Area III of the
Centre at La Quinta Specific Plan, located at the southwest corner of Highway 111
and Dune Palms Road, more particularly described as the northerly portion of:
I_1u►SO.0110 81*1
WHEREAS, the Community Development Department mailed case file
materials to all affected agencies for their review and comment on the proposed
project. All written comments are on file with the Community Development
Department; and
WHEREAS, the Community Development Department published a
public hearing notice in the Desert Sun newspaper on November 24, 2004, as
prescribed by the Municipal Code. Public hearing notices were also mailed to all
property owners within 500 feet of the site; and
WHEREAS, said Specific Plan has complied with the requirements of
"The Rules to Implement the California Environmental Quality Act of 1970" as
amended (Resolution 83-63) in that the La Quinta Community Development
Department has prepared Environmental Assessment 2004-524 for this Specific
Plan Amendment in compliance with the requirements of the California
Environmental Quality Act of 1970, as amended. The Community Development
Department has determined that the project, as conditioned, will not have a
significant adverse impact on the environment because mitigation measures have
been imposed on the project that would reduce impacts to less than significant
levels, and therefore, is recommending that a Mitigated Negative Declaration of
environmental impact be certified by the City Council. A Notice of Intent to Adopt
a Mitigated Negative Declaration was posted with the Riverside County Recorder's
Office on November 23, 2004 as required by Section 15072 of the California
Environmental Quality Act (CEQA) statutes; and
Planning Commission Resolution 2004-106
Specific Plan 97-029, Amendment #3
La Quinta Redevelopment Agency
Adopted: December 14, 2004
Page 2
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 to the City Council for approval of said Specific Plan
Amendment #3:
Finding A - Consistency with General Plan
The property is designated Mixed/Regional Commercial. The proposed project will
be developed with commercial uses and within the development intensity (FAR)
specified for this designation as allowed under the General Plan.
Finding B — Public Welfare Enhancement
The project will not be detrimental to the public health, safety and welfare in that
the project is designed in compliance with the City's General Plan and design of the
Specific Plan, as well as other County and State standards, such as CEQA.
Findings C and D — Land Use Compatibility and Property Suitability
The project site will be added to an already commercially designated and zoned
area. The project will provide adequate buffering through landscaping and walls
to ensure compatibility with surrounding land uses. Additionally, the project will
provide adequate perimeter landscaping and acceptable architectural design
guidelines, consistent with those requirements of the existing Specific Plan.
NOW, THEREFORE, BE IT RESOLVED by the Planning Commission
of the City of La Quinta, California as follows:
That the above recitations are true and correct and constitute the findings
of said Planning Commission in this case; and
2. That it does hereby acknowledge that Environmental Assessment 2004-
524 has determined that no significant effects on the environment have
been identified that cannot be reduced to a level of insignificance by
application of identified mitigation measures; and
3. That it does hereby recommend to the City Council approval of Specific
Plan 97-029, Amendment #3, for the reasons set forth in this Resolution
and subject to the attached Conditions of Approval.
Planning Commission Resolution 2004-106
Specific Plan 97-029, Amendment #3
La Quinta Redevelopment Agency
Adopted: December 14, 2004
Page 3
PASSED, APPROVED, and ADOPTED at a regular meeting of the La Quinta
Planning Commission, held on this 141h day of December, 2004, by the following
vote, to wit:
AYES: Commissioners Daniels, Krieger, Ladner, Quill and Chairman Kirk
NOES: None
ABSENT: None
ABSTAIN: None
VK I R K, '5hairrrfa-n
of La Quinta, California
ATTEST:
Thomas P. Genovese, City Manager/
Interim Community Development Director
City of La Quinta, California
PLANNING COMMISSION RESOLUTION 2004-106
CONDITIONS OF APPROVAL - FINAL
SPECIFIC PLAN 1997-029, AMENDMENT NO. 3 — CENTRE AT LA QUINTA
DECEMBER 14, 2004
GFNFRAL
1 . The applicant agrees to defend, indemnify and hold harmless the City of La Quinta
("City"), its agents, officers and employees from any claim, action or proceeding to
attack, set aside, void, or annul the approval of this Specific Plan, or any Final Map
recorded thereunder. The City shall have sole discretion in selecting its defense
counsel.
The City shall promptly notify the applicant of any claim, action or proceeding and
shall cooperate fully in the defense.
2. Specific Plan No. 97-029, Amendment No. 3, shall comply with the requirements and
standards of Government Code § § 66410 through 66499.58 (the "Subdivision Map
Act"), and Chapter 13 of the La Quinta Municipal Code ("LQMC").
The City of La Quinta's Municipal Code can be accessed on the City's Web Site at
www.la-quinta.org.
3. Prior to the issuance of any grading, construction, or building permit by the City, the
applicant shall obtain any necessary clearances and/or permits from the following
agencies:
Fire Marshal
• Public Works Department (Grading Permit, Improvement Permit)
• Community Development Department
• Riverside Co. Environmental Health Department
• Desert Sands Unified School District
• Coachella Valley Water District (CVWD)
• Imperial Irrigation District (IID)
• California Water Quality Control Board (CWQCB)
• SunLine Transit Agency
• SCAQMD Coachella Valley
The applicant is responsible for all requirements of the permits and/or clearances from
the above listed agencies. When the requirements include approval of improvement
plans, the applicant shall furnish proof of such approvals when submitting those
improvements plans for City approval.
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Planning Commission Resolution 2004-106
Specific Plan 1997-029, Amendment No. 3 — Centre at La Quinta
Conditions of Approval - Final
December 14, 2004
If previous NPDES construction permits are no longer applicable, a project -specific
NPDES construction permit must be obtained by the applicant; and who then shall
submit a copy of the Regional Water Quality Control Board's ("RWQCB")
acknowledgment of the applicant's Notice of Intent (""NOI"), prior to the issuance of a
grading or site construction permit by the City.
4. The applicant shall comply with applicable provisions of the City's NPDES stormwater
discharge permit, Sections 8.70.010 et seq. (Stormwater Management and Discharge
Controls), and 13.24.170 (Clean Air/Clean Water), LQMC; Riverside County
Ordinance No. 457; and the State Water Resources Control Board's Order No. 99-08-
DWQ.
A. For construction activities including clearing, grading or excavation of land that
disturbs one (1) acre or more of land, or that disturbs less than one (1) acre of
land, but which is a part of a construction project that encompasses more than
one (1) acre of land, the Permitee shall be required to submit a Storm Water
Pollution Protection Plan ("SWPPP").
The applicant or design professional can obtain the California Stormwater
Quality Association SWPPP template at www.cabmphandbooks.com for use
in their SWPPP preparation.
B. The applicant's SWPPP shall be approved by the City Engineer prior to any on
or off -site grading being done in relation to this project.
C. The applicant shall ensure that the required SWPPP is available for inspection
at the project site at all times through and including acceptance of all
improvements by the City.
D. The applicant's SWPPP shall include provisions for all of the following Best
Management Practices ("BMPs") (8.70.020 (Definitions), LQMC):
1) Temporary Soil Stabilization (erosion control).
2) Temporary Sediment Control.
3) Wind Erosion Control.
4) Tracking Control.
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Planning Commission Resolution 2004-106
Specific Plan 1997-029, Amendment No. 3 — Centre at La Quinta
Conditions of Approval - Final
December 14, 2004
5) Non -Storm Water Management.
6) Waste Management and Materials Pollution Control.
E. All erosion and sediment control BMPs proposed by the applicant shall be
approved by the City Engineer prior to any onsite or offsite grading, pursuant
to this project.
F. The approved SWPPP and BMPs shall remain in effect for the entire duration of
project construction until all improvements are completed and accepted by the
City.
5. Permits issued under this approval shall be subject to the provisions of the
Infrastructure Fee Program and Development Impact Fee program in effect at the time
of issuance of building permit(s).
PROPERTY RIGHTS
6. Prior to issuance of any permit(s), the applicant shall acquire or confer easements and
other property rights necessary for the construction or proper functioning of the
proposed development. Conferred rights shall include irrevocable offers to dedicate
or grant access easements to the City for emergency services and for maintenance,
construction and reconstruction of essential improvements.
7. The applicant shall offer for dedication on the Final Map all public street right-of-ways
in conformance with the City's General Plan, Municipal Code, applicable specific
plans, and/or as required by the City Engineer.
8. The public street right-of-way offers for dedication required for this development
include:
A. PUBLIC STREETS
1) Highway 111 (Major Arterial — State Highway, 140' ROW) — The
standard 70 feet from the centerline of Highway 111 for a total 140-
foot ultimate developed right of way plus additional right of way for an
exclusive right turn only lane measured 78 feet from the centerline of
Highway 111.
2) Dune Palms Road (Primary Arterial, Option A - 110' ROW) — The
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Planning Commission Resolution 2004-106
Specific Plan 1997-029, Amendment No. 3 — Centre at La Quinta
Conditions of Approval - Final
December 14, 2004
standard 55 feet from the centerline of Dune Palms Road for a total
1 10-foot ultimate developed right of way except for an additional right
of way dedication at the three access driveways of 62 feet from the
centerline and a minimum of 100 feet long plus a variable dedication of
an additional 50 feet to accommodate improvements conditioned under
STREET AND TRAFFIC IMPROVEMENTS.
9. Dedications shall include additional widths as necessary for dedicated right and left
turn lanes, bus turnouts, and other features contained in the approved construction
plans.
Pursuant to this requirement, the Applicant shall include in the submittal packet
containing the draft final map submitted for map checking, an offsite street geometric
layout, drawn at 1 " equals 40 feet, detailing the following design aspects: median
curb line, outside curb line, lane line alignment including lane widths, left turn lanes,
deceleration lane(s) and bus stop turnout(s). The geometric layout shall be
accompanied with sufficient professional engineering studies to confirm the
appropriate length of all proposed turn pockets and auxiliary lanes that may impact
the right of way dedication required of the project and the associated landscape
setback requirement
10. When the City Engineer determines that access rights to the proposed street right-of-
ways shown on the approved Specific Plan are necessary prior to approval of the
Final Map dedicating such right-of-ways, the applicant shall grant the necessary right-
of-ways within 60 days of a written request by the City.
1 1 . The applicant shall offer for dedication on the Final Map a ten -foot wide public utility
easement contiguous with, and along both sides of all private streets. Such
easement may be reduced to five feet in width with the express written approval of
IID.
12. The applicant shall create perimeter landscaping setbacks along all public right-of-
ways as follows:
A. Highway 1 1 1 (Major Arterial — State Highway) - 50-foot from the R/W-P/L.
B. Dune Palms Road (Primary Arterial) - 20-foot from the R/W-P/L.
The setback requirements shall apply to all frontages including, but not limited to,
remainder parcels and sites dedicated for utility purposes.
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Specific Plan 1997-029, Amendment No. 3 - Centre at La Quinta
Conditions of Approval - Final
December 14, 2004
Where public facilities (e.g., sidewalks) are placed on privately -owned setbacks, the
applicant shall offer for dedication blanket easements for those purposes on the Final
Map.
13. At locations where the onsite finished grade adjacent to the landscaped setback lot
has an elevation differential with respect to the arterial street top of curb exceeding
11 feet, the applicant shall comply with, and accommodate, the maximum slope
gradients in the parkway/setback area and meandering sidewalk requirements by
either: 1) increasing the landscape setback size as needed, or 2) installing retaining
walls between the sidewalk and the back of the landscaped area as needed.
14. The applicant shall offer for dedication those easements necessary for the placement
of, and access to, utility lines and structures, drainage basins, mailbox clusters, park
lands, and common areas on the Final Map.
15. Direct vehicular access to Highway 111 and Dune Palms Road from parcels with
frontage along Highway 111 and Dune Palms Road is restricted, except for those
access points identified in the Specific Plan, or as otherwise conditioned in these
conditions of approval.
16. The applicant shall furnish proof of easements, or written permission, as appropriate,
from those owners of all abutting properties on which grading, retaining wall
construction, permanent slopes, or other encroachments will occur.
17. The applicant shall cause no easement to be granted, or recorded, over any portion of
the subject property between the date of approval of the Specific Plan and the date
of recording of any Final Map, unless such easement is approved by the City
Engineer.
IMPROVEMENT PLANS
As used throughout these Conditions of Approval, professional titles such as "engineer,"
"surveyor," and "architect," refer to persons currently certified or licensed to practice their
respective professions in the State of California.
18. Improvement plans shall be prepared by or under the direct supervision of qualified
engineers and/or architects, as appropriate, and shall comply with the provisions of
Section 13.24.040 (Improvement Plans), LQMC.
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Planning Commission Resolution 2004-106
Specific Plan 1997-029, Amendment No. 3 — Centre at La Quinta
Conditions of Approval - Final
December 14, 2004
19. The following improvement plans shall be prepared and submitted for review and
approval by the Public Works Department. A separate set of plans for each line
item specified below shall be prepared. The plans shall utilize the minimum scale
specified, unless otherwise authorized by the City Engineer in writing. Plans may be
prepared at a larger scale if additional detail or plan clarity is desired. Note, the
applicant may be required to prepare other improvement plans not listed here
pursuant to improvements required by other agencies and utility purveyors.
A.
On -Site Rough Grading Plan
1 " =
40'
Horizontal
B.
PM10 Plan
1"
= 40'
Horizontal
C.
SWPPP
1"
= 40'
Horizontal
Note: A through C to be submitted concurrently.
D. Storm Drain Plans 1 " = 40' Horizontal
E. Off -Site Street Plan 1 " = 40' Horizontal, 1 " = 4'
Vertical
F. Off -Site Signing & Striping Plan 1 " = 40' Horizontal
The Off -Site street improvement plans shall have separate plan sheet(s) (drawn
at 20 scale) that show the meandering sidewalk, mounding, and berming
design in the combined parkway and landscape setback area.
G.
On -Site Commercial Precise Grading Plan
1" =
30'
Horizontal
H.
Traffic Signal Plans
1 " =
20'
Horizontal
Other engineered improvement plans prepared for City approval that are not listed
above shall be prepared in formats approved by the City Engineer prior to
commencing plan preparation.
All Off -Site Plan & Profile Street Plans and Signing & Striping Plans shall show all
existing improvements for a distance of at least 200-feet beyond the project limits, or
a distance sufficient to show any required design transitions.
All On -Site Signing & Striping Plans shall show, at a minimum; Stop Signs, Limit
Lines and Legends, No Parking Signs, Raised Pavement Markers (including Blue RPMs
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Specific Plan 1997-029, Amendment No. 3 - Centre at La Quinta
Conditions of Approval - Final
December 14, 2004
at fire hydrants) and Street Name Signs per Public Works Standard Plans and/or as
approved by the Engineering Department.
"Rough Grading" plans shall normally include perimeter walls with Top Of Wall & Top
Of Footing elevations shown. All footings shall have a minimum of 1-foot of cover,
or sufficient cover to clear any adjacent obstructions.
The applicant shall prepare an accessibility assessment on a marked up print of the
building floor plan identifying every building egress and notes the 2001 California
Building Code accessibility requirements associated with each door. The assessment
must comply with submittal requirements of the Building & Safety Department. A
copy of the reviewed assessment shall be submitted to the Engineering Department
in conjunction with the On -site Commercial Precise Grading Plan when it is submitted
for plan checking.
"On -site Commercial Precise Grading" plans shall normally include all on -site surface
improvements including but not necessarily limited to finish grades for curbs &
gutters, building floor elevations, parking lot improvements and ADA requirements.
20. The City maintains standard plans, detail sheets and/or construction notes for
elements of construction on the Public Works Online Engineering Library at
http://www.la-guinta.org/publicworks/tractl/z onlinelibrary/0 intropage.htm.
21. The applicant shall furnish a complete set of the AutoCAD files of all approved
improvement plans on a storage media acceptable to the City Engineer. The files
shall be saved in a standard AutoCAD format so they may be fully retrievable through
a basic AutoCAD program.
At the completion of construction, and prior to the final acceptance of the
improvements by the City, the applicant shall update the AutoCAD files in order to
reflect the as -built conditions.
Where the improvement plans were not produced in a standard AutoCAD format, or a
file format that can be converted to an AutoCAD format, the City Engineer will
accept raster -image files of the plans.
IMPROVEMENT SECURITY AGREEMENTS
22. Improvements to be made, or agreed to be made, shall include the removal of any
existing structures or other obstructions which are not a part of the proposed
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Planning Commission Resolution 2004-106
Specific Plan 1997-029, Amendment No. 3 — Centre at La Quinta
Conditions of Approval - Final
December 14, 2004
improvements; and shall provide for the setting of the final survey monumentation.
(,RAnING
23. The applicant shall comply with the provisions of Section 13.24.050 (Grading
Improvements), LQMC.
24. Prior to occupancy of the project site for any construction, or other purposes, the
applicant shall obtain a grading permit approved by the City Engineer.
25. To obtain an approved grading permit, the applicant shall submit and obtain approval
of all of the following:
A. A grading plan prepared by a qualified engineer,
B. A preliminary geotechnical ("soils") report prepared by a qualified engineer,
C. A Fugitive Dust Control Plan prepared in accordance with Chapter 6.16,
(Fugitive Dust Control), LQMC, and
D. A Best Management Practices report prepared in accordance with Sections
8.70.010 and 13.24.170 (NPDES stormwater discharge permit and Storm
Management and Discharge Controls), LQMC.
All grading shall conform to the recommendations contained in the Preliminary Soils
Report, and shall be certified as being adequate by a soils engineer, or by an
engineering geologist.
A statement shall appear on the Final Map that a soils report has been prepared in
accordance with the California Health & Safety Code § 17953.
The applicant shall furnish security, in a form acceptable to the City, and in an
amount sufficient to guarantee compliance with the approved Fugitive Dust Control
Plan provisions as submitted with its application for a grading permit.
26. The applicant shall maintain all open graded, undeveloped land in order to prevent
wind and/or water erosion of such land. All open graded, undeveloped land shall
either be planted with interim landscaping, or stabilized with such other erosion
control measures, as were approved in the Fugitive Dust Control Plan.
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Planning Commission Resolution 2004-106
Specific Plan 1997-029, Amendment No. 3 — Centre at La Quinta
Conditions of Approval - Final
December 14, 2004
27. Grading within the perimeter setback and parkway areas shall have undulating terrain
and shall conform with the requirements of I_QMC Section 9.60.240(F) except as
otherwise modified by this condition requirement. The maximum slope shall not
exceed 3:1 anywhere in the landscape setback area, except for the backslope (i.e.
the slope at the back of the landscape lot) which shall not exceed 2:1 if fully planted
with ground cover. The maximum slope in the first six (6) feet adjacent to the curb
shall not exceed 4:1 when the nearest edge of sidewalk is within six feet (6') of the
curb, otherwise the maximum slope within the right of way shall not exceed 3:1. All
unpaved parkway areas adjacent to the curb shall be depressed one and one-half
inches (1.5") in the first eighteen inches (18") behind the curb.
28. Building pad elevations on the rough grading plan submitted for City Engineer's
approval shall conform with pad elevations shown on the tentative map, unless the
pad elevations have other requirements imposed elsewhere in these Conditions of
Approval.
29. The applicant shall minimize the differences in elevation between the adjoining
properties and the lots within this development.
Building pad elevations on contiguous interior lots shall not differ by more than three
feet except for lots that do not share a common street frontage, where the
differential shall not exceed five feet.
Where compliance within the above stated limits is impractical, the City may consider
alternatives that are shown to minimize safety concerns, maintenance difficulties and
neighboring -owner dissatisfaction with the grade differential.
30. Prior to any site grading or regrading that will raise or lower any portion of the site by
more than plus or minus three tenths of a foot from the elevations shown on the
approved Specific Plan, the applicant shall submit the proposed grading changes to
the City Staff for a substantial conformance finding review.
31. Prior to the issuance of a building permit for any building lot, the applicant shall
provide a lot pad certification stamped and signed by a qualified engineer or surveyor.
Each pad certification shall list the pad elevation as shown on the approved grading
plan, the actual pad elevation and the difference between the two, if any. Such pad
certification shall also list the relative compaction of the pad soil. The data shall be
organized by lot number, and listed cumulatively if submitted at different times.
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Planning Commission Resolution 2004-106
Specific Plan 1997-029, Amendment No. 3 — Centre at La Quinta
Conditions of Approval - Final
December 14, 2004
nRAINAGF
32. The applicant shall comply with the provisions of Section 13.24.120 (Drainage),
LQMC, Engineering Bulletin No. 97.03. More specifically, stormwater falling on site
during the 100 year storm shall be retained within the development, unless otherwise
approved by the City Engineer. The tributary drainage area shall extend to the
centerline of adjacent public streets and highways. The design storm shall be either
the 3 hour, 6 hour or 24 hour event producing the greatest total run off.
33. 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.
Nuisance water shall be retained on site. Nuisance water shall be disposed of in a
trickling sand filter and leach field or equivalent system approved by the City
Engineer. The sand filter and leach field shall be designed to contain surges of up to
3 gph/1,000 sq. ft. of landscape area, and infiltrate 5 gpd/1,000 sq. ft. The sand
filter and leach field shall be designed to contain nuisance water surges from
landscape area, residential unit, and off -site street nuisance water. Flow from
adjacent well sites shall be designed for retention area percolation by separate
infiltration system approved by the City Engineer. The sand filter design shall be per
La Quinta Standard 370 with the equivalent of 137.2 gph of water feed per sand
filter to accept the abovementioned nuisance water requirements. Leach line
requirements are 1 .108 feet of leach line per gph of flow.
34. The project shall be designed to accommodate purging and blowoff water (through
underground piping and/or retention facilities) from any on -site or adjacent well sites
granted or dedicated to the local water utility authority as a requirement for
development of this property.
35. For on -site common retention basins, retention depth shall be according to
Engineering Bulletin 97.03, and side slopes shall not exceed 3:1 and shall be planted
with maintenance free ground cover. For retention basins on individual lots, retention
depth shall not exceed two feet.
36. Stormwater may not be retained in landscaped parkways or landscaped setback lots
along Dune Palms Road. Only incidental storm water (precipitation which directly falls
onto the setback) will be permitted to be retained in the landscape setback areas.
The perimeter setback and parkway areas in the street right-of-way shall be shaped
with berms and mounds, pursuant to Section 9.100.040(B)(7), LQMC.
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Planning Commission Resolution 2004-106
Specific Plan 1997-029, Amendment No. 3 - Centre at La Quinta
Conditions of Approval - Final
December 14, 2004
37. The design of the development shall not cause any increase in flood boundaries,
levels or frequencies in any area outside the development.
38. The development shall be graded to permit storm flow in excess of retention capacity
to flow out of the development through a designated overflow and into the historic
drainage relief route.
39. Storm drainage historically received from adjoining property shall be received and
retained or passed through into the historic downstream drainage relief route.
UTILITIES
40. The applicant shall comply with the provisions of Section 13.24.110 (Utilities),
LQMC.
41. The applicant shall obtain the approval of the City Engineer for the location of all
utility lines within any right-of-way, and all above -ground utility structures including,
but not limited to, traffic signal cabinets, electric vaults, water valves, and telephone
stands, to ensure optimum placement for practical and aesthetic purposes.
42. Existing overhead utility lines within, or adjacent to the proposed development, and
all proposed utilities shall be installed underground.
All existing utility lines attached to joint use 92 KV transmission power poles are
exempt from the requirement to be placed underground.
43. Underground utilities shall be installed prior to overlying hardscape. For installation of
utilities in existing improved streets, the applicant shall comply with trench
restoration requirements maintained, or required by the City Engineer.
The applicant shall provide certified reports of all utility trench compaction for
approval by the City Engineer.
STREET AND TRAFFIC IMPROVEMENTS
44. The applicant shall comply with the provisions of Sections 13.24.060 (Street
Improvements), 13.24.070 (Street Design - Generally) & 13.24.100 (Access For
Individual Properties And Development), LQMC for public streets; and Section
13.24.080 (Street Design - Private Streets), where private streets are proposed.
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Specific Plan 1997-029, Amendment No. 3 — Centre at La Quinta
Conditions of Approval - Final
December 14. 2004
45. The applicant shall construct the following street improvements to conform with the
General Plan (street type noted in parentheses.)
A. OFF -SITE STREETS
11 Highway 1 1 1 (Major Arterial — State Highway; 140' R/W):
Widen the south side of the street along all frontage adjacent to the Specific
Plan boundary to its ultimate width on the south side as specified in the
General Plan, the requirements of these conditions and as approved by
CALTRANS. The south curb face shall be located fifty eight feet (58') south of
the centerline, except at locations where additional street width is needed to
accommodate:
a) A deceleration/right turn only lane on Highway 1 1 1 at the Dune
Palms Road intersection per CALTRANS requirements.
Other required improvements in the Highway 1 1 1 right or way and/or adjacent
landscape setback area include:
b) All appurtenant components such as, but not limited to: curb,
gutter, traffic control striping, legends, and signs.
c) 8-foot wide meandering sidewalk. The meandering sidewalk shall
have an arrhythmic horizontal layout that utilizes concave and
convex curves with respect to the curb line that either touches
the back of curb or approaches within five feet of the curb at
intervals not to exceed 250 feet. The sidewalk curvature radii
should vary between 50 and 300 feet, and at each point of
reverse curvature, the radius should change to assist in creating
the arrhythmic layout. The sidewalk shall meander into the
landscape setback lot and approach within 5 feet of the
perimeter wall at intervals not to exceed 250 feet.
d) Modify the existing traffic signal at the Highway 111 and Dune
Palms Road intersection for a dual left turn for northbound Dune
Palms Road traffic to westbound Highway 111 and any street
improvements conditioned herewith.
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Specific Plan 1997-029, Amendment No. 3 - Centre at La Quinta
Conditions of Approval - Final
December 14, 2004
e) Remaining costs for the design and installation of the Bus Shelter
on Highway 1 1 1, as previously conditioned on parcel Map 30240
and/or previous entitlements.
2) Dune Palms Road (Primary Arterial; Option A, 110' R/W):
Widen the west side of the street along all frontage adjacent to the Specific
Plan boundary to its ultimate width on the west side as specified in the
General Plan and the requirements of these conditions. Rehabilitate and/or
reconstruct existing roadway pavement as necessary to augment and convert
it from a rural county -road design standard to La Quinta's urban arterial design
standard. The west curb face shall be located forty three feet (43') west of
the centerline, except at locations where additional street width is needed to
accommodate:
a) A deceleration/right turn only lane at the three access driveways.
The west curb face shall be located fifty five feet (50') east of
the centerline and length to be determined by a traffic study
prepared for the applicant by a licensed traffic engineer per
Engineering Bulletin # 03-08. As a minimum, the required right of
way shall be for a length of 100 feet plus a variable dedication of
an additional 50 feet.
b) A dual left turn lane for northbound Dune Palms Road traffic to
westbound Highway 111.
Other required improvements in the Dune Palms Road right or way and/or
adjacent landscape setback area include:
c) All appurtenant components such as, but not limited to: curb,
gutter, traffic control striping, legends, and signs.
d) 8-foot wide meandering sidewalk. The meandering sidewalk shall
have an arrhythmic horizontal layout that utilizes concave and
convex curves with respect to the curb line that either touches
the back of curb or approaches within five feet of the curb at
intervals not to exceed 250 feet. The sidewalk curvature radii
should vary between 50 and 300 feet, and at each point of
reverse curvature, the radius should change to assist in creating
13
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Planning Commission Resolution 2004-106
Specific Plan 1997-029, Amendment No. 3 - Centre at La Quinta
Conditions of Approval - Final
December 14, 2004
the arrhythmic layout. The sidewalk shall meander into the
landscape setback lot and approach within 5 feet of the
perimeter wall at intervals not to exceed 250 feet.
e) An 18 - foot wide raised landscaped median along the entire
boundary of the Specific Plan plus variable width as needed to
accommodate a dual left turn for the north bound Dune Palms
Road traffic at Highway 111 and full movements at the
signalized Primary Entry. Additional median breaks for access
driveways on Dune Palms Road shall be established with Site
Development Permit approvals.
The applicant shall extend improvements beyond the subdivision boundaries to ensure
they safely integrate with existing improvements (e.g., grading; traffic control devices
and transitions in alignment, elevation or dimensions of streets and sidewalks).
The applicant is responsible for construction of all improvements mentioned above.
The development is eligible for reimbursement from the City's Development Impact
Fee fund in accordance with policies established for that program.
3) The applicant shall install the Traffic signal at the project's main entry.
Applicant is responsible for 100 % of the cost to design and install the
traffic signal. Applicant shall enter into a SIA to post security for 100%
of the cost to design and install the traffic signal prior to issuance of an
on -site grading permit; the security shall remain in full force and effect
until the signal is actually installed by the applicant.
Entry drives, main interior circulation routes, standard knuckles, corner cutbacks, bus
turnouts, dedicated turn lanes and other features shown on the approved
construction plans, may require additional street widths as may be determined by the
City Engineer.
46. The applicant shall design street pavement sections using CalTrans' design procedure
for 20-year life pavement, and the site -specific data for soil strength and anticipated
traffic loading (including construction traffic). Minimum structural sections shall be
as follows:
Parking Lot 3.0" a.c./4.5" c.a.b.
Primary Arterial 4.5" a.c./6.0" c.a.b.
Major Arterial - State Highway per CALTRANS Standard
14
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Planning Commission Resolution 2004-106
Specific Plan 1997-029, Amendment No. 3 - Centre at La Quinta
Conditions of Approval - Final
December 14, 2004
or the approved equivalents of alternate materials.
47. The applicant shall submit current mix designs (less than two years old at the time of
construction) for base, asphalt concrete and Portland cement concrete. The
submittal 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.
48. General access points and turning movements of traffic to the retail center shall be
determined when the Site Development Permit is submitted for City review on
entitlement.
49. Improvements shall include appurtenances such as traffic control signs, markings and
other devices, raised medians if required, street name signs and sidewalks. Mid -block
street lighting is not required.
50. Improvements shall be designed and constructed in accordance with City adopted
standards, supplemental drawings and specifications, or as approved by the City
Engineer. Improvement plans for streets, access gates and parking areas shall be
stamped and signed by qualified engineers.
PARKING LOTS and ACCESS POINTS
51. The design of parking facilities shall conform to LQMC Chapter 9.1 50; especially the
parking stall and aisle widths and the parking stall striping design.
Entry drives, main interior circulation routes, corner cutbacks, bus turnouts, dedicated turn
lanes, ADA accessibility route to public streets and other features shown on the approved
construction plans, may require additional street widths and other improvements as may be
determined by the City Engineer.
CONSTRUCTION
52. The City will conduct final inspections of habitable buildings only when the buildings
have improved street and (if required) sidewalk access to publicly -maintained streets.
The improvements shall include required traffic control devices, pavement markings
15
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Planning Commission Resolution 2004-106
Specific Plan 1997-029, Amendment No. 3 — Centre at La Quinta
Conditions of Approval - Final
December 14, 2004
and street name signs.
LANDSCAPING
53. The applicant shall comply with Sections 13.24.130 (Landscaping Setbacks) &
13.24.140 (Landscaping Plans), LQMC.
54. The applicant shall provide landscaping in the required setbacks, retention basins,
common lots and park areas.
55. Landscape and irrigation plans for landscaped lots and setbacks, medians, retention
basins, and parks shall be signed and stamped by a licensed landscape architect.
56. The applicant shall submit the landscape plans for approval by the Community
Development Department (CDD), prior to plan checking by the Public Works
Department. When plan checking has been completed by CDD, the applicant shall
obtain the signatures of CVWD and the Riverside County Agricultural Commissioner,
prior to submittal for signature by the City Engineer.
NOTE: Plans are not approved for construction until signed by the City Engineer.
57. Landscape areas shall have permanent irrigation improvements meeting the
requirements of the City Engineer. Use of lawn areas shall be minimized with no
lawn, or spray irrigation, being placed within 18 inches of curbs along public
streets.
PUBLIC SERVICES
58. The applicant shall provide public transit improvements as required by SunLine
Transit Agency and approved by the City Engineer.
QUALITY ASSURANCE
59. The applicant shall employ construction quality -assurance measures that meet with
the approval of the City Engineer.
60. The applicant shall employ, or retain, qualified engineers, surveyors, and such other
appropriate professionals as are required to provide the expertise with which to
prepare and sign accurate record drawings, and to provide adequate construction
16
PAReports - PC\12-14-2004\Centre at LQ Amd\PC COA SP 97-029, Amend No.3.doc
Planning Commission Resolution 2004-106
Specific Plan 1997-029, Amendment No. 3 - Centre at La Quinta
Conditions of Approval - Final
December 14, 2004
supervision.
61. The applicant shall arrange for, and bear the cost of, all measurements, sampling and
testing procedures not included in the City's inspection program, but which may be
required by the City, as evidence that the construction materials and methods
employed comply with the plans, specifications and other applicable regulations.
62. Upon completion of construction, the applicant shall furnish the City with
reproducible record drawings of all improvement plans which were approved by the
City. Each sheet shall be clearly marked "Record Drawing," "As -Built" or "As -
Constructed" and shall be stamped and signed by the engineer or surveyor certifying
to the accuracy and completeness of the drawings. The applicant shall have all
AutoCAD or raster -image files previously submitted to the City, revised to reflect the
as -built conditions.
MAINTENANC
63. The applicant shall comply with the provisions of Section 13.24.160 (Maintenance),
LQMC.
64. The applicant shall make provisions for the continuous and perpetual maintenance of
all private on -site improvements, perimeter landscaping, access drives, and
sidewalks.
FEES AND DEPOSITS
65. The applicant shall comply with the provisions of Section 13.24.180 (Fees and
Deposits), LQMC. These fees include all deposits and fees required by the City for
plan checking and construction inspection. Deposits and fee amounts shall be those
in effect when the applicant makes application for plan check and permits.
66. Permits issued under this approval shall be subject to the provisions of the
Infrastructure Fee Program and Development Impact Fee program in effect at the time
of issuance of building permit(s).
COMMUNTY DEVELOPMENT DEPARTMENT
67. The applicant shall comply with the Mitigation Monitoring Program associated with
this project.
17
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Planning Commission Resolution 2004-106
Specific Plan 1997-029, Amendment No. 3 — Centre at La Quinta
Conditions of Approval - Final
December 14, 2004
68. The applicant shall design and install an 8' high block wall along the southerly
boundary of the Amendment area, all in a manner meeting the approval of the
Community Development Director and the City Engineer.
69. The applicant shall design and install enhanced pedestrian and bicycle access
crossing the southerly boundary of the Amendment area, all in a manner meeting the
approval of the Community Development Director and the City Engineer.
18
P:\Reports - PC\12-14-2004\Centre at LQ Amd\PC COA SP 97-029, Amend No.3.doc
THE CENTRE AT LA QUINTA
SPECIFIC PLAN 97-029
AMENDMENT O
Prepared For. -
CITY OF LA QUINTA
REDEVELOPMENT AGENCY
78-495 Calle Tampico
P.O. Box 1504
La Quinta, CA 92253
Telephone (760) 777-7000
Prepared By
THE KEITH COMPANIES
Palm Desert Division
73-733 Fred Waring Drive, Suite 100
Palm Desert, California 92260-2590
Telephone (760) 346-9844
The Keith Companies ImFI<C
ADOPTED: PLANNING COMMISSION RESOLUTION 2004-106
Specific Plan 97-029 Amendment #3 The Centre at La Quinta
PROJECT DESCRIPTION
The La Quinta Redevelopment Agency has acquired 27.77 acres of property
located between Avenue 48 and Highway 111, west of Dune Palms (Figure 1-1).
That property is mostly vacant with only vestiges of agricultural use and an old
farm house. The entire property is designated M/RC — Mixed Regional
Commercial on the Land Use Element of the General Plan and is zoned CR —
Regional Commercial on the City of La Quinta Zoning Map (Figure 1-2 and 1-3).
Those designations allow a variety of commercial activities as well as high
density residential uses so long as there is an affordable component.
Of the 27.77 acres, approximately 12.33 acres extending south from Highway
111 frontage - will be developed as commercial retail, consistent with the general
plan and zoning designations noted above. In order to develop the 12.33 acres
so that it integrates with the City's vision for the Highway 111 corridor and
surrounding development, the proposal (the "Project') is to incorporate the 12.33
acres into the existing 87-acre Centre at La Quinta Specific Plan, an 87-acre
commercial project located south of Highway 111, between Adams Street and
Dune Palms Road.
More specifically, the project will amend Planning Area III (PA III) by expanding
that planning area to include the 12.33 acres. This will afford the creation of three
new commercial parcels: 1) 2.69 acres located at the southwest corner of
Highway 111 and Dune Palms Road; 2) 1.41 acres immediately south of the first
parcel and fronting Dune Palms Road; and 3) a parcel of 8.23 acre (or more if it
is ultimately consolidated with the parcel to the west) just south of parcel 2 and
also fronting on Dune Palms Road (See Figure 1-4).
Primary access to the Project will be from Dune Palms Road. A signalized
intersection will be developed to provide an entry to the property. This new
intersection will be located approximately halfway between Highway 111 and
Avenue 48. Two non -signalized intersections will be located along Dune Palms
Road, one serving the commercial area. Traffic exiting at each of these non -
signalized intersections will be limited to 'right turn only."
Driveways serving the retail center closest to the corner of Highway 111 and
Dune Palms Road consistent with City and Caltrans standards will provide
access to the northernmost parcel.
Page 2 of 22 12/22/2004
Specific Plan 97-029 Amendment #3 The Centre at La Quinta
Figure 1-1: Location
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Page 3 of 22 12/10/2004
Specific Plan 97-029 Amendment #3 The Centre at La Quinta
Figure 1-2: General Plan Land Use Designation
GENERAL PLAN LAND USE DESIGNATION
NO`® FM Figure 1-2
Page 4 of 22 12/10/2004
PROJECT SITE
AMA QUINTA
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Specific Plan 97-029 Amendment #3 The Centre at La Quinta
Figure 1-4: Specific Plan Amendment Area
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Page 6 of 22 12/10/2004
Specific Plan 97-029 Amendment #3 The Centre at La Quinta
1.10.1 Purpose and Intent
This Specific Plan 97-029, Amendment #3 (the "Specific Plan") establishes
updates and incorporates the design and development principles contained in the
Centre at La Quinta Specific Plan, to facilitate the inclusion of the 12.33 acres
into Planning Area III as defined in the Specific Plan, thereby facilitating its
orderly development.
Land uses will maintain a floor area ratio (FAR) not to exceed 0.25 consistent
with the Specific Plan, although the La Quinta City General Plan (General Plan)
allows a FAR of up to 0.35 for this project site.
The State authorizes cities and counties to adopt specific plans that are
consistent with the intent and purpose of their General Plan. Such a plan
includes development regulations, guidelines and development that are
necessary for the systematic implementation of the General Plan. The Centre at
La Quinta Specific Plan and this amendment ensure a quality development
consistent with the goals, objectives and policies of the City, and implementation
of the General Plan.
The establishment of zoning and development standards is set forth in the
Specific Plan to guide the development of the subject property in such a way as
to implement the General Plan while providing a degree of flexibility to allow
future development to respond to changes in society and the economic
marketplace which will occur over the build -out. The Specific Plan, while largely
relying on the CR — Regional Commercial District regulations, also acts to
augment the City's Zoning Ordinance by providing design guidelines and unique
development standards. This Amendment will be incorporated into the Specific
Plan so that those goals are met and the property is consistent with the Specific
Plan and the General Plan.
1.10.2 Project History
On July 15, 1997, the City of La Quinta unanimously approved Resolution 97-64
(Specific Plan 97-029), Ordinance No. 306 (Development Agreement),
Resolution 97-62 (Environmental Impact Report), Resolution 97-66 (Conditional
Use Permit), Resolution 97-63 (Tentative Parcel Map 28525) and Resolution 97-
65 (Site Development Permit 97-603 for a proposed mixed commercial
development on 87 acres of property located at the southeast corner of Highway
111 and Adams Street in the City of La Quinta known as The Centre at La
Quinta. Those approvals allowed for the development of 275,000 square feet for
9 new car dealerships pads and/or auto related commercial pads on 2 of the 9
pads and a development of a 400,000 square foot mixed regional commercial
center in three planning areas. Planning Areas I and II encompassed the auto
center component and Planning Area III was designated for the mixed regional
commercial center.
Page 7 of 22 12/22/2004
Specific Plan 97-029 Amendment #3 The Centre at La Quinta
Planning Areas I and II are built out. Currently (September 2004) in Planning
Area III, there is 291,602 square feet of commercial uses built with an additional
71,304 square feet under construction. This Amendment will add 12.33 acres to
Planning Area III with the potential to add 164,000 square feet of additional
commercial space.
1.20.1 The Proiect
The Centre at La Quinta Specific Plan envisioned Planning Areas I and II as an
auto mall and/or a mixed regional commercial development. Planning Area I and
II have, over the years, developed as 3 new car dealerships instead of the
commercial development. Coupled with the building of the auto center, Planning
Area I and II have on -site and off -site improvements, including La Quinta Drive
from Highway 111 to Auto Centre Drive, consistent with the Specific Plan.
Planning Area III as it currently exists, is also mostly developed as a commercial
project (see Figure 1-5), again consistent with the Specific Plan. This
Amendment will add 12.33 acres to Planning Area III to allow up to 164,000
square feet of additional commercial space. The amendment will also lead to the
improvement of the remainder of the frontage of Highway III (curb/gutter,
landscaped parkway, needed infrastructure) and the Dune Palms Road frontage
(curb/gutter, landscaping, necessary infrastructure, entries, traffic signals) on -site
lighting, parking, infrastructure, and signage. Specific internal circulation will
depend on the ultimate users and the configuration of the buildings.
Planning Area III, including the 12.33 acres being added through this
Amendment, will be a mixed regional commercial center. The allowable,
conditionally allowable and prohibited uses shall be generally set forth in the
zoning regulations for the CR zone with the exception as noted in Section
2.50.2.1 of the Specific Plan. Planning Area III common area improvements will
be maintained by Property Owner's Association's CC&R's and will include
coordinated landscape, lighting, signage, and common area maintenance.
1.20.2 The Process
1.20.2.1 Relationship to the General Plan
Implementation of development within The Centre at La Quinta Specific Plan
Amendment #3 area will carry out the goals and policies contained in the General
Plan in a planned and orderly fashion. All development within The Centre at La
Quinta Specific Plan and this Amendment shall be consistent with the provisions
of the General Plan. The General Plan Land Use for the site is shown in Figure
1-2.
Page 8 of 22 12/22/2004
Specific Plan 97-029 Amendment #3 The Centre at La Quinta
Figure 1-5: Conceptual Site Plan
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1 CONCEPTUAL SITE PLAN
NOT TO SCALE
® Figure 9-5
Page 9 of 22 12/10/2004
Specific Plan 97-029 Amendment #3 The Centre at La Quinta
Among the relevant provisions of the General Plan that will be implemented upon
the development of The Centre at La Quinta and this Amendment include:
1) Land Use — 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 for the
maximum Floor Area Ratio (FAR) for the project at .25, well under the
maximum FAR for M/RC uses (.35).
2) Circulation — The Circulation Element of the General Plan outlines the design
and location of required street improvements to complete the transportation
system, and required street improvements to complete the transportation
system in the City. Provision is made for the two arterial streets that bound
the Amendment Area (Highway 111 and Dune Palms Road) to be developed
to General Plan standards. Included in the improvements will be sidewalks,
bicycle lanes, bus stops, and signal improvements.
3) 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.
4) 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 storm water on -site to assist in the recharge of
groundwater supplies.
5) Infrastructure — The Specific Plan incorporates plans to complete the
infrastructure which lies adjacent to the project site.
1.20.2.2 Relationship to Zonina and Development Processes
The property is already planned and zoned for the uses in the project. Specific
Plan 97-029 establishes an overall master development plan for the CR zoning
classification. No substantive alteration in the development concept is
contemplated by this amendment.
Development that occurs on the 12.33 acres being added to Planning Area III will
be consistent with the approved Specific Plan and therefore the City's Zoning
Ordinance. Processing of specific development proposals will be done in
accordance with the Specific Plan and Zoning Ordinance provisions.
1.20.2.3 Relationship to Other Agencies
In addition to City approvals, permits will be required by CALTRANS for the work
in the Highway 111 right-of-way, and by the Coachella Valley Water District
(CVWD) for extensions to water and sewer lines. Other infrastructure extensions
Page 10 of 22 12/22/2004
Plan 97-029 Amendment #3 The Centre at La
will be required by the Imperial Irrigation District for electrical power, General
Telephone Company (GTE) for telephone service and Time Warner for cable TV
service.
2.10 PROJECT DESCRIPTION
2.10.1 The Site
This site consists of 12.33 acres located on the southeast corner of Highway 111
and Dune Palms Road in the City of La Quinta, east of La Quinta Centre Drive.
The site is currently vacant. The Centre at La Quinta is a multiple use regional
commercial project designed around two main uses: an auto mall and a regional
commercial center.
2.10.2 Site Plan
The site plan will have the required landscape treatments along Highway 111
and Dune Palm Road consistent with the City's Highway 111 Design Theme and
the Specific Plan as modified deviations in on -site storm retention (Specific Plan
Section 2.30.3), flowering trees (Specific Plan Section 2.70.2), landscaping
lighting (Specific Plan Section 2.70.2) and signage (Specific Plan Section
2.80.1.1) that were previously approved. The required landscape buffer and
significant building setbacks are proposed along Highway 111 and Dune Palms
Road. Controlled, signalized vehicular access points will be developed along
Dune Palms Roads. Integrated architecture, landscape architecture and signage
concepts, established through the Specific Plan and this Amendment and
controlled through Property Owner's Association's Covenants, Conditions &
Restrictions (CC&R's) and City entitlement processes, will complete the site plan
appearance.
2.10.3 Landscape Plan
The landscape concept follows a "desert oasis" theme emphasizing water
efficient materials exhibiting color and form with a de -emphasis on the use of turf
areas. Parking areas will feature the concept of a high canopy tree form to
reduce the conflict between landscape elements and project graphics. The
original Specific Plan (Section 2.70) contains landscaping requirements.
2.10.4 Utilities
Utility extensions will be moderate with most utilities existing at the perimeter of
the site. Some upgrades may be required by the individual utility companies
providing service to the property. Street widening implementing the General Plan
will be installed prior to or concurrently with development. The timing of Highway
111 improvements will be at the discretion of CALTRANS working with the City
Public Works Department.
Page 11 of 22 12/22/2004
Specific Plan 97-029 Amendment #3 The Centre at La Quinta
2.10.5 Art in Public Places
Due to the different timing of buildings within the Amendment area, it is
appropriate to tailor Art in Public Places individually and/or pay a fee to the City.
2.20 LAND USE
2.20.1 Land Use Plan
The proposed Specific Plan Amendment creates three building parcels for mixed
regional commercial use.
Development standards established for the existing Specific will be applied to the
12.33 acres subject to this Amendment. Generally, the standards include an
integrated design for street frontages (i.e., Highway 111 and as applied to Dune
Palms Road by this Amendment). The standards also include considerations for
building setbacks, architecture, lighting, landscape treatments, public art, noise
and storm water retention. The standards are consistent with the General Plan.
Integration of this Amendment into the Specific Plan will ensure consistency with
the General Plan.
2.20.2 Development Standards
The CR zoning development standards contained in the City of La Quinta Zoning
ordinance will be followed except where specifically modified by the Specific Plan
and this Amendment. The City's Highway 111 Design Theme will be followed
with the exception that previously approved deviations will be permitted in on -site
storm retention (Section 2.30.3), flowering trees (Section 2.70.2), landscaping
lighting (Section 2.70.2) and signage (Section 2.80.1.1).
2.20.3 Grading
2.20.3.1 Grading Plan
Planning Area III may be mass graded in up to four sub phases to establish pads
for the various end users. The grading for this area is estimated to require a
similar 1,256,000 yards of dirt and there will be a net balance in this Planning
Area.
2.20.3.2 Erosion Control
The grading operations shall include adequate provisions for water and wind
erosion control both during, as well as after, grading operations have ceased.
The details of erosion control shall be included in the project's Storm Water
Page 12 of 22 12/22/2004
Plan 97-029 Amendment #3 The Centre at La
Pollution Prevention Plan (SWPPP) and PM 10 Plan consistent with City
regulations and the Specific Plan.
2.20.3.3 SWPPP/NPDES/PM10
Since the Coachella Valley experiences periods of moderate to heavy wind
conditions, windblown dust and sand is a concern with mass grading operations,
especially those in excess of five acres in size. Because of health concerns, the
South Coast Air Quality Management District in conjunction with 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 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.
2.30 Drainage/Flood Control
2.30.1 Hydrology
The project 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 storm water from a 100 year storm.
2.30.2 Flood Control Master Plan
The storm water drainage system in the City of La Quinta is administered by
Coachella Valley Water District (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 directed into these
channels.
2.30.3 On -Site Storm Water Retention
The City, in conjunction with CVWD, requires each development to include
provisions for the retention of all storm water attributed to the site in a 100 year,
24 hour event, the worst case scenario. Storm water retention will be provided
on -site consistent with Section 2.30.3 of the original Specific Plan, where
applicable, and City regulations.
Water falling on Highway 111 and Dune Palms Road will be directed into the
adjacent landscape setbacks for retention. The volume of this retention will be
Page 13 of22 12/22/2004
Specific Plan 97-029 Amendment #3 The Centre at La Quinta
approximately 0.5 acre-feet. The overall grading and drainage plans are show in
Figure 1-6.
2.30.4 Nuisance Water
Nuisance water attributed to the project will be collected and directed to areas
within the landscape area. 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. The applicant and,
eventually, the Property Owner's Associations, 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.
2.40 Utilities
The project site is well served by utilities and is situated in a corridor planned for
a relatively intense scope of commercial development. Moderate utility
extensions are anticipated in conjunction with the project.
2.40.1 Sewer Plan
Sanitary sewer facilities for the City 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 up sizing of facilities will be
required. Figure 1-7 shows the schematic design for sewer facilities.
2.40.2 Water Plan
Water facilities for the City 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 property. In addition, an 18" main will be constructed in Highway 111
from La Quinta Drive to Dune Palms Road. Figure 1-8 shows the schematic
design for water service.
2.40.2.1 CVWD Well Site
A 0.55 acre well site was dedicated to CVWD in Planning Area I. CVWD
developed the property. The well site was landscaped, walled and accessible.
That well will help serve the proposed development. No additional well sites are
needed.
Page 14 of 22 12/22/2004
Specific Plan 97-029 Amendment #3 The Centre at La Quinta
Figure 1-6. Conceptual Grading Plan
CONCEPTUAL GRADING PLAN
NOT TO SCALE
Figure 1-6
Page 15 of 22 12/10/2004
Specific Plan 97-029 Amendment #3 The Centre at La Quinta
Figure 1-7: Conceptual Sewer Plan
CONCEPTUAL SEWER PLAN
' NMT Figure 1-7
Page 16 of 22 12/10/2004
Specific Plan 97-029 Amendment #3 The Centre at La Quinta
Figure 1-8: Conceptual Water Plan
/ I j Parking/Cirmlation !
j 13.04 Acres !
Legend
Existing Water
Proposed Water
_..-.
CONCEPTUAL WATER PLAN
NOT TO Figure 1-8
Page 17 of 22 12/10/2004
Specific Plan 97-029 Amendment #3 The Centre at La Quinta
2.40.3 Electrical Plan
Electric facilities in the City are provided by the Imperial Irrigation District. The
final design for service will depend on local calculations for specific building
proposals. All electric utilities will be underground.
2.40.4 Other Utilities
Natural gas is provided by the Southern California Gas Company.
Television cable service is provided by Time Warner.
Telephone service will be provided by Verizon.
Waste disposal service is provided by Palm Desert Waste Management. Plans
for incorporating recycling facilities shall be considered with the development in
each Planning Area. Facilities shall be reviewed for compliance with all City
ordinances by the Community Development Staff upon submission of each Site
Development Permit. For additional information see Section 2.40.4 of the
original Specific Plan.
2.50.1.2 Mixed Regional Commercial Development
This section complements Specific Plan 2.50.1.2 of the original Specific Plan by
incorporating entitlement potential in the area added to Planning Area III by
Amendment No. 3 to establish a maximum entitlement level for the expanded
area.
The General Plan standard Floor Area Ration (FAR) of 0.35 would normally
apply to property with the Regional Commercial designation. However, the
Specific Plan limits the maximum FAR in Planning Area III to 0.25. Amendment
No. 3 maintains this standard for the Added Area.
Taking into account City requirements for parking, setbacks, open space, storm
water retention and current commercial development patterns, the project site for
Amendment No. 3, as is true for the balance of Planning Area III, will rely on
surface parking with one story construction. Maximum building heights will be 25
feet with minimum openings between buildings of 65 feet. Other development
standards are as specified in Zoning Code Section 9.90.040.
2.50.2 Infrastructure Phasing
The infrastructure phasing of this Specific Plan Amendment #3 will be consistent
with Section 2.50.2 of the original Specific Plan in that the completion of the
infrastructure will depend on the ultimate users and the configuration of the
buildings, which will be processed under the provisions of the Zoning Code.
Page 1S of22 12/22/2004
Specific Plan 97-029 Amendment #3 The Centre at La Quinta
2.50.2.1 Permitted/Conditional Uses
The CR zone list of 'Principle Uses" permitted and conditionally permitted, as
outlined in Section 9.80.040 of the City of La Quinta Municipal Code, are allowed
in Planning Area III as modified by this Specific Plan. Those uses will be
controlled through the approval of the Site Development Permits.
2.50.3 Design Guidelines
All applicable design guidelines contained in Section 2.50.5 of the original
Specific Plan will apply to the area covered by Amendment #3.
2.60 Circulation
2.60.1 Overview
The project area has frontage along Highway III and Dune Palms Road. As the
property developer, improvements to those streets will be required per
CALTRANS and City standards. Highway 111, a State highway designated in
the General Plan as a Major Arterial, requires a half street improvement of 70
feet. Dune Palms Road, designated as a primary arterial with a half street
improvement of 55 feet.
Street improvements will require pavement, curb, gutter, median (along Highway
111), sidewalks, bike improvements, as required, and traffic signals (as
warranted).
Access to the site will be from the existing circulation pattern on the balance of
Planning Area III and from a signalized access from Dune Palms Road. One or
two other right -out accesses will be provided. Internal circulation and the location
of access will depend on development patterns dictated by specific uses (See
Figure 1-9).
Other circulation issues (e.g., public transit) will be consistent with Section 2.60
of the original Specific Plan and also be addressed when ultimate development
plans are processed under the provisions of the Zoning Code.
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 will feature the
concept of a high canopy tree from to reduce the conflict between landscape
elements and project graphics. Street frontages will concentrate form and color
Page 19 of 22 12/22/2004
Specific Plan 97-029 Amendment #3 The Centre at La Quinta
consistent with other frontages already developed within the Specific Plan. Most
landscape areas throughout the project will be used for storm water retention.
Page 20 of 22 12/22/2004
Specific Plan 97-029 Amendment #3
The Centre at La Quinta
Figure 1-9: Conceptual Circulation Plan
.La - ..
❑sAG-IW>Y Itl
1 1
�t _
t `.,;L i '
1 1 I
Building
a
nsn CH-
Pad I ..
1 1
2.69 Acres i
excni.a
1 1
�',WSrQAI PARCEL
_
Building i
L
1 Pad
I
1.41 Acres
Parkingi 1
_
Circulation
i
8.23 Acres
i 1
1
i
Building Pad i
--------------------i
Site Entry
I�
Major Circulation Pattern
�j
Restricted Access- Right
W
Turn In/Right Tom Out
Signalized Intersection
CONCEPTUAL CIRCULATION PLAN
NOT TO SCALE WAk�® L Ftgure 1-9
Page21 of22 12/10/2004
Specific Plan 97-029 Amendment #3 The Centre at La Quinta
2.70.2 Landscape Development Standards
Planning Area III, especially the undeveloped portion associated with this
Amendment, will meet the minimum standards for landscape as set forth in the
Zoning Ordinance. It will also be consistent with the City's Highway 111 Design
Theme except as outlined in the Specific Plan
Landscaping along Dunes Palm Road will be consistent with the design concepts
and standards contained in the Specific Plan (Section 2.70) and City regulations.
2.70.3 Landscape Palette
Landscape materials selected for detailed landscape plans shall be chosen from
Exhibit 12 as contained in Section 2.70 of the Specific Plan.
2.70.4 Landscape Maintenance
Landscape maintenance will be consistent with Section 2.70.4 of the Specific
Plan.
2.80 Signaqe
2.80.1 Signaqe Concept
Comprehensive sign plans shall be in place for Planning Area III prior to the
issuance of building permits for that Planning Area. The main principle of the
comprehensive sign plan shall be in compliance with the Sign Ordinance portion
of the City Zoning Ordinance and the Specific Plan Section 2.80.
2.80.1.2 Signaqe-Mixed Regional Commercial Center
The appropriate signage for the ultimate users will be determined upon
development of a detailed site plan. 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.
Freestanding signs may identify the building only and not individual tenants.
Single, freestanding user buildings may use freestanding monument signage.
Planning Area III under Development shall be allowed one center entry
monument sign on Dune Palms Road at the main signalized entry. Major tenants
(50,000 square feet or more) may be identified on the complex signs. -
Page 22 of 22 12/22/2004