Loading...
2019 03 26 PCPLANNING COMMISSION AGENDA 1 MARCH 26, 2019 PLANNING COMMISSION AGENDA CITY HALL COUNCIL CHAMBER 78-495 Calle Tampico, La Quinta REGULAR MEETING on TUESDAY, MARCH 26, 2019 AT 6:00 P.M. CALL TO ORDER ROLL CALL: Commissioners Bettencourt, Caldwell, Currie, Proctor, Quill, Wright and Chairperson McCune. PLEDGE OF ALLEGIANCE PUBLIC COMMENT ON MATTERS NOT ON THE AGENDA At this time, members of the public may address the Planning Commission on any matter not listed on the agenda. Please complete a "Request to Speak" form and limit your comments to three minutes. The Planning Commission values your comments; however, in accordance with State law, no action shall be taken on any item not appearing on the agenda unless it is an emergency item authorized by GC 54954.2(b). CONFIRMATION OF AGENDA ANNOUNCEMENTS, PRESENTATIONS AND WRITTEN COMMUNICATIONS – None CONSENT CALENDAR 1. APPROVE MINUTES DATED MARCH 12, 2019 BUSINESS SESSION - None STUDY SESSION - None PUBLIC HEARINGS Declarations regarding Public Contacts. Planning Commission agendas and staff reports are now available on the City’s web page: www.laquintaca.gov 1 PLANNING COMMISSION AGENDA 2 MARCH 26, 2019 1. SPECIFIC PLAN 2018-0003 SUBMITTED BY THE CITY OF LA QUINTA PROPOSING TO MODIFY LANDSCAPING AND SIGNAGE STANDARDS WITHIN PLANNING AREA 1 AND PERMITTING INDOOR SELF STORAGE AS AN ALLOWABLE USE IN PLANNING AREA 3 OF THE CENTRE AT LA QUINTA SPECIFIC PLAN. PROJECT: CENTRE AT LA QUINTA. CEQA: EXEMPT FROM THE CALIFORNIA ENVIRONMENTAL QUALITY ACT ON THE BASIS THAT THE PROJECT WILL RESULT IN MINOR AMENDMENTS TO EXISTING FACILITIES AND THE REPLACEMENT AND RECONSTRUCTION OF SIDEWALKS AND LANDSCAPING (GUIDELINES SECTION 15301 AND 15302). LOCATION: SOUTHSIDE OF HIGHWAY 111, BETWEEN ADAMS STREET AND DUNE PALMS ROAD. [RESOLUTION NUMBER 2019-005] REPORTS AND INFORMATIONAL ITEMS - None COMMISSIONERS’ ITEMS 1. REPORT ON LEAGUE OF CALIFORNIA CITIES PLANNING COMMISSION ACADEMY HELD IN LONG BEACH, MARCH 6-8, 2019 STAFF ITEM 1. VERBAL REPORT ON HIGHWAY 111 WORKSHOP ADJOURNMENT The next regular meeting of the Planning Commission will be held on April 9, 2019, commencing at 6:00 p.m. at the City Hall Council Chamber, 78-495 Calle Tampico, La Quinta, California. DECLARATION OF POSTING I, Wanda Wise-Latta, Commission Secretary, do hereby declare that the foregoing Agenda for the La Quinta Planning Commission meeting was posted on the outside entry to the Council Chamber at 78-495 Calle Tampico, and the bulletin boards at 78-630 Highway 111, and the La Quinta Cove Post Office at 51-321 Avenida Bermudas, on March 21, 2019. DATED: March 21, 2019 WANDA WISE-LATTA, Commission Secretary City of La Quinta, California Public Notices The La Quinta City Council Chamber is handicapped accessible. If special equipment is needed for the hearing impaired, please call the Planning Division of the Design and Development Department at 777- 7118, twenty-four (24) hours in advance of the meeting and accommodations will be made. If special electronic equipment is needed to make presentations to the Commission, arrangements should be made in advance by contacting the Planning Division of the Design and Development Department at 777-7118. A one (1) week notice is required. 2 PLANNING COMMISSION AGENDA 3 MARCH 26, 2019 If background material is to be presented to the Commission during a Planning Commission meeting, please be advised that eight (8) copies of all documents, exhibits, etc., must be supplied to the Executive Assistant for distribution. It is requested that this take place prior to the beginning of the meeting. Any writings or documents provided to a majority of the Commission regarding any item(s) on this agenda will be made available for public inspection at the Design and Development Department’s counter at City Hall located at 78-495 Calle Tampico, La Quinta, California, 92253, during normal business hours. 3 PLANNING COMMISSION MINUTES 1 MARCH 12, 2019 PLANNING COMMISSION MINUTES TUESDAY, MARCH 12, 2019 CALL TO ORDER A regular meeting of the La Quinta Planning Commission was called to order at 6:00 p.m. by Chairperson McCune. PRESENT: Commissioners Bettencourt, Caldwell, Currie, Proctor, Quill, Wright and Chairperson McCune ABSENT: None STAFF PRESENT: Design and Development Director Danny Castro, City Attorney William Ihrke, City Engineer Bryan McKinney, Planning Manager Cheri L. Flores, Interim Senior Planner Carlos Flores, Administrative Assistant Mirta Lerma and Commission Secretary Wanda Wise-Latta PLEDGE OF ALLEGIANCE Commissioner Caldwell led the Planning Commission in the Pledge of Allegiance. PUBLIC COMMENT ON MATTERS NOT ON THE AGENDA - None CONFIRMATION OF AGENDA – It was noted that Study Session appeared twice on the agenda. At the concurrence of the Planning Commission, the second Study Session was deleted. ANNOUNCEMENTS, PRESENTATIONS AND WRITTEN COMMUNICATIONS – None CONSENT CALENDAR 1. APPROVAL OF MINUTES DATED JANUARY 26, 2019 MOTION – A motion was made and seconded by Commissioners Bettencourt/Proctor to approve the Consent Calendar as submitted with the following amendments: Page three, second paragraph , fifth line to read: CONSENT CALENDAR ITEM NO. 1 5 PLANNING COMMISSION MINUTES 2 MARCH 12, 2019 “the City Manager’s Office oversight of cell facility lease agreements on City property;” Page three, Staff Item No. 1 to read: “The 2019 Village Parking Survey report was presented by Associate Planner Carlos Flores and is on file in the Design and Development Department.” AYES: Commissioners Bettencourt, Caldwell, Currie, Proctor, Quill, Wright and Chairperson McCune. NOES: None. ABSENT: None. ABSTAIN: None. Motion passed unanimously. BUSINESS SESSION – None STUDY SESSION - None PUBLIC HEARINGS Declarations regarding Public Contacts – None to report. 1. SITE DEVELOPMENT PERMIT 2018-0007 AND TENTATIVE PARCEL MAP 37683 (TPM 2018-0003) SUBMITTED BY SUNRIDGE PROPERTIES PROPOSING A 108-ROOM HOTEL. PROJECT: RESIDENCE INN. CEQA: PREVIOUSLY REVIEWED UNDER ENVIRONMENTAL ASSESSMENT 2018-0005 AND NO FURTHER REVIEW IS REQUIRED. LOCATION: SOUTH OF HIGHWAY 111 AND NORTH OF VISTA CORALINA LANE. [RESOLUTION NUMBER 2019-004] Interim Senior Planner Carlos Flores presented the staff report, which is on file in the Design and Development Department. He stated that three handouts were distributed to the Planning Commission prior to the meeting: updated conditions of approval for Site Development Permit 2018-0007 and Tentative Parcel Map 37683; and a letter of support for the proposed project from Marriott International. Staff responded to Planning Commissioners’ inquiries regarding access to the site from Highway 111 and Vista Coralina Lane; possible access east and west of the project site; parking; emergency access; image corridor; color palette; drive aisle; landscape setback along Highway 111; lighting; deceleration lane along Highway 111; and landscaping along Highway 111. CHAIRPERSON MCCUNE OPENED THE PUBLIC HEARING AT 6:33 P.M. PUBLIC SPEAKER: Paul Welker, CEO, Sunridge Properties – introduced himself and provided additional information about the proposed project and responded to the Commission’s inquiries about the building’s color palette; placement of project within the site; building signage and the size of the property purchased from the City. 6 PLANNING COMMISSION MINUTES 3 MARCH 12, 2019 Planning Manager Flores noted for the record that the applicant will be required to submit a sign package and complete a sign application. CHAIRPERSON MCCUNE CLOSED THE PUBLIC HEARING AT 6:52 P.M. Chairperson McCune proposed that along Highway 111, between the sidewalk and the fire lane, a 4-foot wall could be placed there; and soil could be sloped against the wall to give the appearance of a landscape buffer. Commissioner Bettencourt proposed removing the two parking stalls located on the northeast corner of the project site directly abutting Highway 111 and converting the space to a landscaped area. Commissioner Quill stated he had no issues regarding the design or height of the proposed hotel building, shared his concern regarding the visioning for the Highway 111 Corridor which has not been determined and the impact of the proposed project on the Highway 111 Corridor. He opposed the drive aisle within the landscape setback of the project and could not support the project. He stated he was opposed to drive aisles within landscape setbacks within the current or future Highway 111 Corridor. Commissioners Caldwell and Currie supported the project. Commissioner Proctor supported the project but shared his thoughts about the close proximity of the hotel to Highway 111 and hoped there would be sensitivity about placing future projects so close to Highway 111. Commissioner Wright noted that only certified, locally-grown Phoenix Roebellini palms can be used in the landscape plan and staff stated that the applicant would be directed to the Riverside County Agricultural Commission to obtain certification. MOTION: A motion was made and seconded by Commissioners Bettencourt/Caldwell to adopt Planning Commission Resolution 2019-004 finding the project consistent with Environmental Assessment 2018-0005 and approving Site Development Permit 2018-0007 and Tentative Parcel Map 37693 as presented with the addition of the following Conditions of Approval: • Planning Commission approval of Final Landscape Plan for all landscaping abutting Highway 111, including the converted landscaped area. • Removal of two parking stalls located on the northeast corner of the project site directly abutting Highway 111 and converting the space to a landscaped area. AYES: Commissioners Bettencourt, Caldwell, Currie, Proctor, Wright and Chairperson McCune. NOES: Commissioner Quill. ABSENT: None. ABSTAIN: None. Motion passed. 7 PLANNING COMMISSION MINUTES 4 MARCH 12, 2019 REPORTS AND INFORMATIONAL ITEMS – None COMMISSIONERS’ ITEMS - None Commissioner Wright stated that on March 19, the City Council will recognize La Quinta High School’s Blackhawk Girls’ Water Polo Team for their CIF-championship season. STAFF ITEMS 1. Planning Manager Flores provided information about the Highway 111 Corridor Plan Community Workshop that will be held on March 18, 2019, at 6:00 p.m. in the Study Session Room at City Hall. 2. Staff provided information regarding the Joint Meeting of the City Council with Boards and Commissions that will be held on March 27, 2019, at 5:30 p.m. in the Multi-Purpose Room at the Wellness Center. 3. Staff advised the Commission that the Ironman event will be discussed at the March 19, 2019 City Council meeting. ADJOURNMENT There being no further business, it was moved and seconded by Commissioners Proctor/Quill to adjourn this meeting at 7:01 p.m. Motion passed unanimously. Respectfully submitted, WANDA WISE-LATTA, Commission Secretary City of La Quinta, California 8 City of La Quinta PLANNING COMMISSION MEETING: March 26, 2019 STAFF REPORT AGENDA TITLE: SPECIFIC PLAN 2018-0003 TO MODIFY LANDSCAPING AND SIGNAGE STANDARDS WITHIN PLANNING AREA 1 AND PERMIT INDOOR SELF- STORAGE AS AN ALLOWABLE USE IN PLANNING AREA 3 OF THE CENTRE AT LA QUINTA SPECIFIC PLAN PROJECT INFORMATION (Attachment 1) CASE NUMBER: SPECIFIC PLAN 2018-0003 APPLICANT: CITY OF LA QUINTA OWNER: CITY OF LA QUINTA, MULTIPLE AUTO DEALERS, DLI PROPERTIES REQUEST: ADOPT A RESOLUTION RECOMMENDING THE CITY COUNCIL APPROVE SPECIFIC PLAN 2018-0003 MODIFYING THE DEVELOPMENT STANDARDS RELATING TO LANDSCAPING AND SIGNAGE WITHIN PLANNING AREA 1, PERMITTING INDOOR SELF-STORAGE AS AN ALLOWABLE USE IN PLANNING AREA 3, CONSOLIDATING AND SUPERSEDING CENTRE AT LA QUINTA SPECIFIC PLAN 97-029 AND AMENDMENTS 1, 2, 3, AND 4 AND RECOMMEND THAT THE PROJECT BE FOUND EXEMPT UNDER THE CALIFORNIA ENVIRONMENTAL QUALITY ACT (CEQA) CEQA: THE DESIGN AND DEVELOPMENT DEPARTMENT HAS DETERMINED THAT THE PROJECT IS EXEMPT FROM THE CALIFORNIA ENVIRONMENTAL QUALITY ACT ON THE BASIS THAT THE PROJECT WILL RESULT IN MINOR AMENDMENTS TO EXISTING FACILITIES AND THE REPLACEMENT AND RECONSTRUCTION OF SIDEWALKS AND LANDSCAPING (GUIDELINES SECTION 15301 AND 15302) LOCATION: SOUTH SIDE OF HIGHWAY 111, BETWEEN ADAMS STREET AND DUNE PALMS ROAD RECOMMENDATION 1. Adopt a resolution recommending to the City Council approval of Specific Plan 2018-0003 for the Centre at La Quinta Specific Plan, subject to the attached Findings, and find that the project is exempt from CEQA under Sections 15301 and 15302 of the CEQA Guidelines. EXECUTIVE SUMMARY • The Centre at La Quinta Specific Plan was approved in 1997 to guide the development of the Auto Center, the adjacent Walmart project, and mixed commercial development. The Specific Plan has gone through five PUBLIC HEARING ITEM NO. 1 9 amendments, which staff is now consolidating into one Specific Plan (Attachment 2). • Most of the Auto Center and commercial development has been developed in Planning Areas 1 and 3, with Planning Area 2 approved for a residential development project in 2017 (Attachment 3). • The landscaped frontage on Highway 111 has long suffered from neglect and does not enhance the buying experience, insofar as pads for autos are not effectively displaying the dealerships’ models. • The City has worked with the auto dealers to reach agreement that sidewalk reconfiguration, dedicated pad areas for auto display, and an enhanced landscaping and signage program be implemented to improve the Auto Center’s appeal. • The former Sam’s Club building on the southeast corner of the project site has remained vacant since 2010. The new owner has proposed using a portion of the building for a new retail outlet, and the balance for climate controlled, indoor self-storage, which is currently prohibited in the underlying zone. BACKGROUND The City adopted the Specific Plan in 1997, and has approved five amendments since that time. The Specific Plan, as amended, was the basis for the design and construction of the Auto Center and commercial development. Most of the auto and commercial pads have been constructed. The western-most 22-acre parcel, currently vacant and located behind the auto dealerships (frontage on Adams Street), received a Specific Plan Amendment and Site Development Permit approval for a 131-unit condominium project on 19 acres, and a 3-acre commercial retail/hotel site. The entitlements were approved but the projects have not been constructed. Since 2016, City staff has worked with the auto dealerships to improve and enhance the landscaping along the Highway 111 parkway, and the signage that currently directs the public on Highway 111. The City has encouraged the dealerships to participate in this process, in order to secure consensus on the future improvements, and bring the center’s appearance to current standards. The Specific Plan, as currently written, provides very specific and detailed plans for Auto Center parkway landscaping and signage, including text and exhibits that detail specific requirements. City staff presented the City Council with alternatives to the landscape design and signage at a Study Session in October of 2018. The Council indicated that the direction of the design was encouraging, and that plans should proceed. The first step in the processing of these plans is to allow greater flexibility in design through the Specific Plan. 10 Since 2010, the 132,367 square-foot (sf) building on the southeast corner of the project site has remained vacant, after Sam’s Club closed. The building has remained in its originally approved design and has changed ownership over the years, with no tenant filling the space. PROPOSAL/ANALYSIS There are three main goals for this Specific Plan: 1) Consolidate the commercial components of the Centre at La Quinta and its subsequent amendments into one clear specific plan 2) Modify landscaping and signage development standards within Planning Area 1, within the Auto Center area 3) Permit indoor self-storage as an allowable use in Planning Area 3 Consolidation The Specific Plan has undergone five (5) amendments since originally approved in 1997. Each amendment focused on a particular project scope, such as changing circulation, adding area, or changing uses, without redrafting or amending the originally approved Specific Plan. The multiple amendments creates confusion regarding the relevant and governing regulations and standards. Staff is taking this opportunity to draft one new Specific Plan that consolidates the previous amendments into one document, to provide one clear and concise document for all commercial development moving forward. Proposed additions to the Specific Plan that were not in previous versions are highlighted in yellow on Attachment 2. This Specific Plan would replace the original SP 1997-029 and four subsequent amendments. Specific Plan 2017-0003 (SP 1997-029, Amendment 5) for the 131-unit condominium project and 3-acre retail/hotel commercial site in Planning Area 2. will not be consolidated and will remain in effect as a separate Specific Plan. Auto Center Landscaping and Signage Changes The guiding principle in this Specific Plan is to provide for flexibility over time, as market conditions and aesthetic tastes change, to allow for changes in the landscaped parkway and signage of the Auto Center. The Specific Plan does not impact signage requirements or landscaping for individual dealerships, or for other sites within the Specific Plan area. Rather, it proposes to amend only Highway 111 landscaped parkway design, and the standards for signage within that parkway. The landscaping changes delete the exhibits, which show a very specific design for landscaping, and instead require the submittal and approval of a Final Landscape Plan. Text amendments have been made to delete the detailed descriptions, and allow flexibility for the currently planned design, and for changes in design in the future. The landscape palette remains, as it provides for consistencies between the parkway and individual dealerships and other businesses within the entire project area. 11 Similarly, signage requirements for the parkway, and not for individual properties, are being simplified, and images showing specific signage requirements in the parkway removed. Parkway signage would be subject to the approval of a Sign Program, if the Specific Plan is approved. Indoor Self-Storage Section 2.50.2.1 of the Specific Plan lists the Permitted/Conditional Uses under the plan, stipulating that Planning Area 3 permitted and conditional permitted uses shall be consistent with the Regional Commercial (CR) zone list as outlined in Section 9.80.020 Table of permitted uses of the La Quinta Municipal Code. Since December 17, 2008, mini-storage is a prohibited use throughout all nonresidential zones. The two existing and operational mini-storage facilities located on other commercial zoned properties in La Quinta were approved and developed prior to this date and are considered legal, conforming facilities. The City was approached by the current owner’s representatives of the vacant building on the southeast corner of the project site (former Sam’s Club) on the possibility of using a portion of the building for indoor self-storage, with the remainder of the building to be used for retail, a currently permitted use. The owner envisions the 132,367 sf building broken down into two units: 81,567 sf unit for Floor and Décor retail store and the remainder, 50,800 net sf, for an indoor self-storage operator. The City has received an application for a Modification by Applicant (MBA) for exterior renovations to the building for the Floor and Décor (Attachment 4). Staff is currently reviewing the MBA as an administrative permit and it is not dependent on approval of this Specific Plan because retail is a currently permitted use. The use of the 50,800 net sf for indoor self-storage requires updating the Specific Plan to allow for indoor self-storage. The owner has indicated that the self- storage portion of the building would add a second level within the existing building for a gross floor area of 101,600 sf for self-storage. The gross or net sf expansion could be permitted with an MBA. The Specific Plan proposes the following standards for self-storage: - Only allowed as indoor, climate controlled self-storage. Outdoor storage facilities would remain prohibited. - Only allowed within Planning Area 3. - Maximum of 120,000 sf for self-storage. - Any building with self-storage shall be set back a minimum of 500 feet from Highway 111. AGENCY & PUBLIC REVIEW SB-18 Native American Tribal Consultation Per SB-18 consultation requirements, information regarding the proposed Specific Plan was forwarded to those tribes referenced on the Tribal Consultation List provided by the Native American Heritage Commission. The City received one comment letter from the Agua Caliente Band of Cahuilla Indians, who determined 12 that since the Specific Plan would provide only for standards affecting the redesign of the existing landscaped parkway, the Tribe would not require further consultation. ENVIRONMENTAL DETERMINATION The Design and Development Department has determined that the project is exempt from the California Environmental Quality Act on the basis that the project will result in minor amendments to existing facilities and the replacement and reconstruction of sidewalks and landscaping (CEQA Guidelines Section 15301 and 15302). The site is fully developed, and the land uses proposed as part of this Specific Plan will generate equal or lower impacts than those previously allowed and operated on the site. The Specific Plan does not permit additional retail space or uses not previously considered. An Environmental Impact Report, dated June 30, 1997, was certified for Centre at La Quinta Specific Plan 97-029. Although this Specific Plan supersedes the previous Specific Plans, the environmental analysis from previous approvals remains in effect. A Notice of Exemption will be filed upon approval by the City Council. Prepared by: Carlos Flores, Interim Senior Planner Approved by: Cheri Flores, Planning Manager Attachments: 1. Project Information 2. Centre at La Quinta Specific Plan 3. Specific Plan Planning Areas 4. Floor and Décor MBA 13 PLANNING COMMISSION RESOLUTION 2019 - A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF LA QUINTA, CALIFORNIA, RECOMMENDING TO THE CITY COUNCIL APPROVAL OF A SPECIFIC PLAN FOR THE CENTRE AT LA QUINTA LOCATED ON THE SOUTH SIDE OF HIGHWAY 111, BETWEEN ADAMS STREET AND DUNE PALMS ROAD, AND RECOMMENDING TO THE CITY COUNCIL THAT THE PROJECT BE FOUND EXEMPT FROM CEQA CASE NUMBER: SPECIFIC PLAN 2018-0003 APPLICANT: CITY OF LA QUINTA WHEREAS, the Planning Commission of the City of La Quinta, California did, on the 26th day of March, 2019, hold a duly noticed Public Hearing to consider a request by the City of La Quinta to recommend City Council approval of a Specific Plan for the Centre at La Quinta Specific Plan that would consolidate and supersede Centre at La Quinta Specific Plan 97-029 and Amendments 1, 2, 3, and 4amend the parkway and landscaping requirements and standards for Planning area 1 and permit indoor self-storage as an allowable use in Planning area 3 more particularly described as: APN 600-340—002, -003, -004, -005, -006, -007, -018, -021, -022, -023, -024, -025, -026, -027, -028, -048 600-020-014, -017, -018, -019, -020, -027, -028, -029, -031 WHEREAS, the Design and Development Department published a public hearing notice in The Desert Sun newspaper on March 16, 2019 as prescribed by the Municipal Code. Public hearing notices were also mailed to all property owners within 500 feet of the site; and WHEREAS, THIS Specific Plan supersedes the following: Resolution number 1997-64 adopted on July 15, 1997 approving Centre at La Quinta Specific Plan 97-029; Resolution number 1998-136 adopted on November 11, 1998 approving Centre at La Quinta Specific Plan 97-029, Amendment 1; Resolution number 2000-76 adopted on May 15, 2000 approving Centre at La Quinta Specific Plan 97-029, Amendment 2; Resolution number 2004-163 adopted on December 21, 2004 approving Centre at La Quinta Specific Plan 97-029, Amendment 3; and Resolution number 2005-080 adopted on October 18, 2005 approving Centre at La Quinta Specific Plan 97-029, Amendment 4. 15 Planning Commission Resolution 2019 - Specific Plan 2018-0003 Centre at La Quinta Specific Plan March 26, 2019 Page 2 of 5 WHEREAS, at said Public Hearing, the Planning Commission determined that the project is exempt from the California Environmental Quality Act on the basis that the project will result in minor amendments to existing facilities and the replacement and reconstruction of sidewalks and landscaping (CEQA Guidelines Section 15301 and 15302). The site is fully developed, and the land uses proposed as part of this Specific Plan will generate equal or lower impacts than those previously allowed and operated on the site. The Specific Plan does not permit additional retail space or uses not previously considered. Specific Plan 2018-0003 WHEREAS, at said Public Hearing, upon hearing and considering all testimony and arguments, if any, of all interested persons desiring to be heard, said Planning Commission did make the following mandatory findings pursuant to Section 9.240.010 of the La Quinta Municipal Code to justify recommending to the City Council approval of said Specific Plan: 1. Consistency with General Plan The proposed Specific Plan is consistent with the goals and policies of the La Quinta General Plan in that it will result in flexible standards broadening the potential reuse of a currently longtime vacant building, and requirements for Highway 111 parkway landscaping and signage. The proposed project is consistent with the following Goals and Policies: • Policy LU-2.1 which states changes and variations from the Zoning Ordinance in a Specific Plan will be offset by high quality design, amenities and mix of land uses. The project varies from the Zoning Ordinance to allow for self-storage which will provide an amenity and mix of land uses in the surrounding area. • Policy LU-2.3 which states the City’s outdoor lighting ordinance will be maintained, which is stated within the Specific Plan. • Policy LU-6.1 which states commercial land use designations shall allow a full range of retail, office, resort and institutional 16 Planning Commission Resolution 2019 - Specific Plan 2018-0003 Centre at La Quinta Specific Plan March 26, 2019 Page 3 of 5 businesses in the City. This Specific Plan allows this full range of commercial uses. • Goal LU-6 and ED-1 as it will contribute to a balanced and varied economic base which provides fiscal stability to the City and a broad range of goods and services to its residents and the region. • Policy CIR-1.16 which states to continue to implement the Image Corridor treatments throughout the City. This project abuts an image corridor (Highway 111) and maintains adequate buffers, appropriate land uses, and does not include aesthetic impediments. This Specific Plan allows for landscaping and signage along the image corridor to be addressed through final landscaping plans and sign programs. • Policy CIR-1.17 which states to preserve the aesthetic values on the City’s streets, optimum landscape setbacks shall be maintained along all designated General Plan Image Corridors. Highway 111 is an image corridor and this Specific plan maintains image corridor requirements. • Policy ED-1.2, as it will contribute to the retention and enhancement of auto dealerships on Highway 111 and recruitment of new businesses. • Program ED-1.2.b., insofar as the proposed parkway improvements will be a public-private partnership involving both City and dealership efforts. • Policy ED-1.4 as it will support and facilitate the reuse and redevelopment of commercial projects on Highway 111. 2. Public Welfare Approval of the proposed Specific Plan will not create conditions materially detrimental to public health, safety and general welfare. The changes to the development standards proposed do not have the 17 Planning Commission Resolution 2019 - Specific Plan 2018-0003 Centre at La Quinta Specific Plan March 26, 2019 Page 4 of 5 potential to cause public hazards, and the layout and circulation within the Specific Plan will not be affected, allowing for safe travel through the area, as is currently the case. 3. Land Use Compatibility The proposed Specific Plan incorporates a land use that is compatible with zoning on adjacent properties. The property will continue to be zoned as Regional Commercial in Planning Areas 1 and 3. The Specific Plan allows Planning area 3 to add indoor, self-storage as a permitted use. This commercial use is compatible with the surrounding commercial zoning. 4. Property Suitability The uses permitted in the Specific Plan are suitable and appropriate for the subject property in that the site is mostly built out and served by all necessary public services and utilities. The proposed project is located adjacent to Highway 111 and continues the development of Highway 111 as a major commercial and economic corridor with a broad range of goods and services offered. NOW, THEREFORE, BE IT RESOLVED by the Planning Commission of the City of La Quinta, California, as follows: SECTION 1. That the above recitations are true and constitute the Findings of the Planning Commission in this case; SECTION 2. That the Planning Commission hereby recommends approval to supersede Resolution numbers 1997-64, 1998-36, 2000-76, 2004-163, and 2005-080. SECTION 3. That the Planning Commission hereby recommends to the City Council approval of Specific Plan 2008-0003 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 City of La Quinta Planning Commission, held on this the 26th day of March 2019, by the following vote: 18 Planning Commission Resolution 2019 - Specific Plan 2018-0003 Centre at La Quinta Specific Plan March 26, 2019 Page 5 of 5 AYES: NOES: ABSENT: ABSTAIN: _________________________________ KEVIN MCCUNE, Chairperson City of La Quinta, California ATTEST: _______________________________________________ DANNY CASTRO, Design and Development Director City of La Quinta, California 19 PLANNING COMMISSION RESOLUTION 2019- CONDITIONS OF APPROVAL – RECOMMENDED SPECIFIC PLAN 2018-0003 CENTRE AT LA QUINTA ADOPTED: Page 1 OF 2 SPECIFIC PLAN 2018-0003 GENERAL 1. Specific Plan 2018-0003 shall be developed in compliance with these conditions, and the approved Specific Plan document. In the event of any conflicts between these conditions and the provisions of Specific Plan 2018- 0003, these conditions shall take precedence. 2. Specific Plan 2018-0003 shall comply with all applicable terms, conditions and/or mitigation measures for the following related approvals: Specific Plan 97-029, Amendments 1-5 Centre at La Quinta Final Environmental Impact Report (Dated June 30, 1997) and all addendums and supplements In the event of any conflict(s) between approval conditions and/or provisions of these approvals, the Design and Development Director shall adjudicate the conflict by determining the precedence. 21 Project Information CASE NUMBER: SPECIFIC PLAN 2018-0003 APPLICANT: CITY OF LA QUINTA PROPERTY OWNER: CITY OF LA QUINTA, MULTIPLE AUTO DEALERS, DLI PROPERTIES REQUEST: ADOPT A RESOLUTION RECOMMENDING THE CITY COUNCIL APPROVE SPECIFIC PLAN 2018-0003 MODIFYING THE DEVELOPMENT STANDARDS RELATING TO LANDSCAPING AND SIGNAGE WITHIN PLANNING AREA 1, PERMITTING INDOOR SELF- STORAGE AS AN ALLOWABLE USE IN PLANNING AREA 3, CONSOLIDATING AND SUPERSEDING CENTRE AT LA QUINTA SPECIFIC PLAN 97-029 AND AMENDMENTS 1, 2, 3, AND 4, AND RECOMMEND THAT THE PROJECT BE FOUND EXEMPT UNDER THE CALIFORNIA ENVIRONMENTAL QUALITY ACT (CEQA) LOCATION: SOUTH SIDE OF HIGHWAY 111, BETWEEN ADAMS STREET AND DUNE PALMS ROAD GENERAL PLAN DESIGNATION: GENERAL COMMERCIAL ZONING DESIGNATION: REGIONAL COMMERCIAL SURROUNDING ZONING/LAND USES: NORTH: HIGHWAY 111/REGIONAL COMMERCIAL EXISTING COMMERCIAL SOUTH: HIGH DENSITY RESIDENTIAL EXISTING RESIDENTIAL EAST: REGIONAL COMMERCIAL/COMMERCIAL PARK EXISTING COMMERCIAL DEVELOPMENT WEST: REGIONAL COMMERCIAL/RESIDENTIAL EXISTING COMMERCIAL/RESIDENTIAL ATTACHMENT 1 23 SPECIFIC PLAN 2018-0003 THE CENTRE AT LA QUINTA 1 1.10 PURPOSE AND INTENT This Specific Plan 2018-0003 (the "Specific Plan") establishes, clarifies, and updates the design and development principles to facilitate the development of the area in this Specific Plan (an 87 acre site located on the south side of Highway 111 between Adams Street and Dune Palms Road), also known as The Centre at La Quinta. This Specific Plan is established to void Specific Plans 97-029, Amendments 1-4, in order to consolidate and clarify into one new Specific Plan for the subject area. This amendment does not affect Specific Plan 97-029 Amendment 5, which remains in effect and governs Planning Area 2. This Specific Plan is required in order to consolidate the Specific Plan into one clear document, update landscaping and signage standards associated with the Highway 111 frontage within Planning Area 1, and expand the allowable uses within Planning Area 3 to allow climate controlled, indoor self- storage facilities. The state authorizes cities and counties to adopt specific plans that are consistent with the intention and purpose of their General Plan. Such a plan is to include the development regulations, development guidelines and development plans that are necessary for the systematic implementation of the General Plan. The Centre of La Quinta Specific Plan insures a quality development consistent with the goals, objectives and policies of the City and the goals of the developer of the project and the implementation of the General Plan. The establishment of zoning and development standards is set forth in this 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 market place which will occur over the build out period of The Centre at La Quinta. This Specific Plan also acts to augment the City's Zoning Ordinance by providing design guidelines, a list of allowable, conditionally and prohibited uses for the site and unique development standards. 1.20 EXECUTIVE SUMMARY 1.20.1 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 ATTACHMENT 2 25 SPECIFIC PLAN 2018-0003 THE CENTRE AT LA QUINTA 2 southeast comer of Highway 111 and Adams Street in the City of La Quinta known as The Centre at La Quinta. The site is shown on an aerial photograph in Exhibit 1. These approvals would allow for the development of 275,000 square feet for 9 new car dealerships pads and/or for auto related commercial pads on 2 of the 9 pads and a development of a 400,000 square foot mixed regional commercial center. Planning Areas 1 and 2 encompassed the auto center component and Planning Area 3 was designated for the mixed regional commercial center. Specific Plan 97-029 Amendment #3 added 12.33 acres to Planning Area 3 with potential to add 164,000 square feet of additional commercial space. This created a total allowable commercial square footage of 839,000 for the auto related commercial pads and mixed regional commercial center. Specific Plan 97-029 Amendment #4 revised circulation in Planning Area 2 and Specific Plan 97-029 Amendment #5 (SP 2017-0003) established zoning and development standards for Planning Area 2. Exhibit 2 shows the established Planning Areas. 1.20.2 THE PROJECT The Centre at La Quinta Specific Plan envisioned Planning Area 1 as an auto mall and it has, over the years, developed as car dealerships. Planning Area 1 and 2 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 2 will be developed per Specific Plan 07-029 Amendment #5 (SP 2017-0003). Planning Area 3 as it currently exists is mostly developed as a commercial project, again consistent with the Specific Plan. Planning Area 3 has on-site and off-site improvements completed, including improving of the frontage portion off Highway 111, Highway 111 and Dune Palms intersection, and westerly portion of Dune Palms Road. The allowable, conditionally allowable, and prohibited uses shall be generally set forth in the zoning regulations for the Regional Commercial (CR) zone with the exception as noted in Section 2.50.2.1 of this Specific Plan. Planning Area 3 common area improvements will be maintained by Property Owner’s Association CC&R’s and will include coordinated landscape, lighting, signage, and common area maintenance. 26 SPECIFIC PLAN 2018-0003 THE CENTRE AT LA QUINTA 3 Exhibit 1 Aerial Photograph 27 SPECIFIC PLAN 2018-0003 THE CENTRE AT LA QUINTA 4 Exhibit 2 – Site Plan Planning Areas 1, 2, and 3 28 SPECIFIC PLAN 2018-0003 THE CENTRE AT LA QUINTA 5 1.20.3 THE PROCESS 1.20.3.1 RELATIONSHIP TO THE GENERAL PLAN Implementation of development within The Centre at La Quinta Specific Plan area 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 shall be consistent with the provisions of the General Plan. The General Plan Land Use for the site is shown in Exhibit 3. Among the important provisions of the General Plan which will be implemented upon the development of The Centre at La Quinta include: 1) Land Use - General Plan delineates the Highway 111 corridor as a Mixed/Regional Commercial (M/RC) land use. The Specific Plan is consistent with the approved land use. The Specific Plan sets for the maximum Floor Area Ratio (F.A.R.) for the project at .25, well under the maximum F.A.R. 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 in the City. The Centre at La Quinta widened to General Plan standards portions of two important major arterial streets in the City's circulation network; Highway 111 and Adams Street. Included in the improvements were sidewalks, bicycle links, bus stops, and signal improvements. 3) Roadway Image Corridors-In addition to roadway improvements, the project implemented special roadway corridor improvements which 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 recharge of groundwater supplies. 5) Infrastructure-The Specific Plan incorporates plans to complete the infrastructure which lies adjacent to the project site. 1.20.3.2 RELATIONSHIP TO ZONING AND DEVELOPMENT PROCESSES The property is already planned and zoned for the uses in the project, with an exception as noted in Section 2.50.2.1. Exhibit 4 depicts the zoning on and surrounding the project. Specific Plan 2018-0003 establishes an overall master development plan for the CR zoning classification. 29 SPECIFIC PLAN 2018-0003 THE CENTRE AT LA QUINTA 6 Exhibit 3 City General Plan 30 SPECIFIC PLAN 2018-0003 THE CENTRE AT LA QUINTA 7 Exhibit 4 City Zoning 31 SPECIFIC PLAN 2018-0003 THE CENTRE AT LA QUINTA 8 1.20.3.3 RELATIONSHIP TO OTHER AGENCIES In addition to City approvals, permits are required by the Coachella Valley Water District (CVWD) for extensions to water and sewer lines. Other infrastructure extensions are under the jurisdiction of the Imperial Irrigation District for electrical power, Frontier for telephone service and Spectrum for cable TV service. 2.10 PROJECT DESCRIPTION 2.10.1 THE SITE This site is 87 acres located on the southeast comer of Highway 111 and Adams Street in the City of La Quinta. The site is currently partially developed; Planning Areas 1 and 3 are mostly developed and Planning Area 2 is vacant. The Centre at La Quinta is a multiple use regional commercial project designed around two main uses: an auto mall and a mixed regional commercial center. 2.10.2 SITE PLAN The site plan will conform to the development standards in this Specific Plan. The required landscape buffer to Adams Street; significant building setbacks proposed along Highway 111; controlled, signalized vehicular access from Highway 111 and Adams Street; and integrated architecture, landscape architecture and signage concepts are established through this Specific Plan and controlled through Property Owner's Association's CC&R's and City processes. 2.10.3 LANDSCAPE PLAN The landscape concept follows a "desert oasis" theme emphasizing water efficient materials exhibiting color and form with a deemphasis on the use of turf areas. 2.10.4 UTILITIES Utility and roadway improvements have been completed. 32 SPECIFIC PLAN 2018-0003 THE CENTRE AT LA QUINTA 9 2.10.5 ART IN PUBLIC PLACES Due to the probable differential in construction timing between the buildings, and with the different scale and type of development, it may be appropriate to tailor the Art in Public Places concept individually and/or to pay the fee to the City. 2.20 LAND USE 2.20.1 LAND USE PLAN The proposed plan indicates the following land uses: an auto mall and/or a mixed regional commercial center in Planning Areas 1 and 3 and residential in Planning Area 2. Planning Area 1 as an auto mall will have up to 9 pads with new car dealerships and/or auto related commercial uses. These pads range from 3 acres to 5 acres and will take access internally via a private and public road system. The uses in the mixed regional commercial development appear to include stand-alone big box retail, restaurants, entertainment, financial and offices. Planning Area 3 would also include indoor, climate controlled self-storage. Planning Area 3 shares a signalized access at Highway 111 with Planning Areas 1 and 2. This Specific Plan establishes development standards for the entire site including an integrated design for the Highway 111 and Adams Street frontages. These standards will include considerations for building setbacks, architecture, lighting, landscape, public art, noise and storm water retention. These standards will be consistent with the General Plan goals, policies, and objectives. The key General Plan provisions are reiterated in Appendix B. 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 this Specific Plan. The City's Highway 111 Design Theme will be followed with the exception that 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). 33 SPECIFIC PLAN 2018-0003 THE CENTRE AT LA QUINTA 10 2.20.3 GRADING 2.20.3.1 GRADING PLAN Mass grading for the entire project area has been completed. Precise grading for the remaining pads will be consistent with City standards. 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 Pollution Prevention Plan (SWPPP) and PM 10 Plan. The following are requirements for water and wind erosion control: a) Prewatering-The site shall be prewatered to a depth of three feet prior to the onset of grading operations. b) During Grading-Once grading has commenced, and until grading has been completed, watering of the site and/or other treatment(s) determined to be appropriate S"B be ongoing. c) Post Grading-All disturbed areas shall be treated to prevent wind and erosion control for the term that the area will remain undeveloped even though it may remain undeveloped for several years. Wherever feasible, final landscape and irrigation shall be installed. 2.20.3.3 SWPPP/NPDES/PM 10 Since the Coachella Valley experiences periods of moderate to heavy wind conditions, wind- blow, 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 grading concept for the project will involve up to 8 phases of mass grading. 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. 34 SPECIFIC PLAN 2018-0003 THE CENTRE AT LA QUINTA 11 2.30 DRAINAGE/FLOOD CONTROL 2.30.1 HYDROLOGY The Centre at La Quinta lies in a Zone C flood zone as determined by FEMA. Zone C includes areas that are not considered to be subject to flooding in a 500 year event. There are no tributary flows that have to be accommodated in the development of the site. On site flows must be managed including the City's requirement for on-site retention of storm water from a 100 year storm. 2.30.2 FLOOD CONTROL MASTER PLAN The stormwater drainage system in the City of La Quinta is administered by 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 ensure 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 which is the worst case scenario. The Centre at La Quinta proposes to use the project's-landscape areas for this retention. The auto mall and/or auto related commercial pads in Planning Areas 1 and 2, if applicable, should capture the storm water with retention being accomplished primarily in the landscape setbacks area along the internal private a d public streets. This Specific Plan will be consistent with the City's Highway 111 Design Theme with the exception that a deviation shall be permitted on the north sides of Pads 1. 2 and 3 from this Design Theme and allow storm water to drain into the 50 foot setback on Highway 111. The auto mall and/or auto related commercial development retention requirement will be approximately 7 acre-feet. The mixed regional commercial development, in addition to retaining the storm waters attributed to it, will also retain the storm water attributed to the private and public on-site street system in Planning Areas 1 and 2, if applicable. It will also use its landscape areas for this purpose. The mixed regional commercial development retention requirement will be approximately 8 acre-feet. 35 SPECIFIC PLAN 2018-0003 THE CENTRE AT LA QUINTA 12 Water falling on Highway 111 and Adams Street will be directed into the adjacent landscape setbacks for retention. The volume of this retention will be approximately .5 acre-feet. 2.30.4 NUISANCE WATER Nuisance water attributed to the project will be collected and directed to areas within the landscape. A series of dry wells will be installed to percolate this water. The amount nuisance water is expected to be reduced due to the use of water efficient landscape and irrigation materials. All wash down water and runoff from service and fueling areas in the auto mall in Planning Areas 1 and 2 shall be routed through oil/water separation devices approved by the City prior to disposal in retention/percolation facilities. The applicant and, eventually, the Property Owners Associations in these Planning Areas 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 Centre at La Quinta is well served by utilities and is situated in a corridor planned for a relatively intense scope of commercial development. 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. 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. Backbone water infrastructure to meet project demand has been incorporated into the project. 2.40.2.1 CVWD WELL SITE A 0.55 acre well site is proposed to be dedicated to CVWD. CVWD will develop the property. The well site will be landscaped, walled and accessible. 36 SPECIFIC PLAN 2018-0003 THE CENTRE AT LA QUINTA 13 2.40.3 ELECTRICAL PLAN Electric facilities in the City are provided by the Imperial Irrigation District. The nearest substation is located at Adams Street and the Whitewater River Channel. Electrical backbone infrastructure is in place to serve the project area. 2.40.4 OTHER UTILITIES Natural gas is provided by the Southern California Gas Company. The nearest facility is a 6" line located in Highway 111 along the northerly frontage of the site. Television cable service is provided by Spectrum with the nearest facilities located in Highway 111 abutting the site to the east. Telephone service will be provided by Frontier. Fiber-optic cable will be available at the corner of 48th Avenue and Adams Street. Frontier expects to serve the project from this location. Waste disposal service is provided by Burrtec. Plans for incorporating recycling facilities shall be considered with the development in each Planning Area. 2.50 PHASING 2.50.1 PHASING DESCRIPTION The Centre at La Quinta will be phased with Planning Areas 1 and 2 being the auto mall and/or a mixed regional commercial development which should begin in 1998 and be completed in year 2005. Planning Area 1 will be 3 new auto dealerships or a mixed regional commercial development with Planning Area 2 consisting of residential development governed by SP 2017-0003. The intensity and density of Planning Areas 1 and 3 will be a FAR of up to .25 under which is less than the approved General Plan maximum FAR of up to .35. 2.50.1.1 AUTO MALL The development of the auto mall will be done via a series of freestanding dealerships and/or auto related commercial structures. Common area improvements are planned including an upgraded street design, limited common customer parking and a decorative plaza located at Auto Centre Way North and Auto Centre Way South, if applicable, and Auto Centre 37 SPECIFIC PLAN 2018-0003 THE CENTRE AT LA QUINTA 14 Drive. The auto mall will have up to 9 dealership and/or auto related pads which are as follows: Pad 1 Lot Size: 4.49 acres Facilities: 34,500 s.f. Anticipated Personnel: 80 Pad 2 Lot Size: 3.38 acres Facilities: 26,000 s.f. Anticipated Personnel: 50 Pad 3 Lot Size: 3.61 acres Facilities: 27,800 s.f. Anticipated Personnel: 80 Pad 4 Lot Size: 3.47 acres Facilities: 26,700 s.f. Anticipated Personnel: 60 Pad 5 Lot Size: 3.54 acres Facilities: 27,200 s.f. Anticipated Personnel: 80 Pad 6 Lot Size: 4.52 acres Facilities: 34,800 s.f. Anticipated Personnel: 80 Pad 7 Lot Size: 3.82 acres Facilities: 29,400 s.f. Anticipated Personnel: 100 Pad 8 Lot Size: 3.92 acres Facilities: 30,200 s.f. Anticipated Personnel: 100 38 SPECIFIC PLAN 2018-0003 THE CENTRE AT LA QUINTA 15 Pad 9 Lot Size: 4.99 acres Facilities : 38,400 s.f. Anticipated Personnel: 80 The maximum development as an auto mall involves approximately 43.5 gross acres, contains 275,000 square feet of facilities with a FAR of .15 which is 43.5% of the allowable intensity and density set forth in the General Plan and would employ approximately 710 people. New car dealerships will be developed pursuant to the allowance for uses as set forth in the Zoning Ordinance. 2.50.1.2 MIXED REGIONAL COMMERCIAL DEVELOPMENT The General Plan standard Floor Area Ratio (FAR) of 0.35 would normally apply to property with the Regional Commercial designation. However, the Specific Plan limits the maximum FAR to 0.25. Maximum commercial square footage is 839,000 square feet for the car dealerships and mixed regional commercial development. Taking into account City requirements for parking, setbacks, open space, storm water retention and current commercial development patterns, the project site will rely on surface parking. Maximum building heights will be 40 feet. Indoor, climate controlled self-storage, as allowed under Section 2.50.2.1 is allowed up to a maximum of 200,000 square feet of gross floor area in Planning Area 3 and shall be set back a minimum of 500 feet from Highway 111. Other development standards are as specified in La Quinta Municipal Code. 2.50.2.1 PERMITTED/CONDITIONAL USES The following nine uses may be approved by the Planning Commission under Conditional Use Permit procedures: 1. Car Rental Agencies 2. Car Insurance Agencies 3. Car Wash (Full Service or Self Service) 4. Body Shop including Painting 5. Accessories, Retail and Installation 6. Glass Installation 7. Detailing 8. Upholstery 9. Public Auto/Recreation Vehicle Storage 39 SPECIFIC PLAN 2018-0003 THE CENTRE AT LA QUINTA 16 The CR zone list of “Principle Uses” permitted and conditionally permitted, as outline in Section 9.80.020 of the City of La Quinta Municipal Code, are allowed in Planning Area 3 as modified by the Specific Plan. The permitted uses shall also include a maximum 200,000 square feet allowed of indoor, climate controlled self-storage, allowed in Planning Area 3. 2.50.3 DESIGN GUIDELINES 2.50.3.1 GENERAL ARCHITECTURAL THEME - AUTO MALL This Specific Plan will be consistent with the City's Highway 111 Design Theme. The desired architectural style of the project is contemporary desert. 2.50.3.2 ACCEPTABLE BUILDING MATERIALS - AUTO MALL Stucco machine applied and hand smoothed. Masonry: Spanish style brick, split faced block; fluted, split faced block; mortar washed slump stone. Wood: Exposed, heavy timber, rough sawn beams and glu-laminated beams with satin finish (transparent or opaque). Glass Block. Weathering Metals: Copper, iron, bronze used as accents and detail areas. 2.50.3.3 COLORS- AUTO MALL The general color scheme shall be a range from off-white to medium earth tones. Wood shall be stained using medium to dark earth tones and complementary southwest colors (aqua, teal, terracotta, whitewash). 2.50.3.4 ROOFS- AUTO MALL Hip, gable and shed roof designs or combinations thereof consistent with the general architectural theme are acceptable and encouraged for main building masses. Acceptable roofing materials for pitched roofs include clay tile and weathering metals. Where clay tile materials are used, a multi-hued mixture of earth tones (terracotta, buff, olive, and the like) shall be used. 2.50.3.5 EQUIPMENT SCREENING- AUTO MALL Roof mounted mechanical equipment, ducting and vents shall be screened from view by an architectural device consistent with the building design. 40 SPECIFIC PLAN 2018-0003 THE CENTRE AT LA QUINTA 17 2.50.3.6 FENCING AND WALLS- AUTO MALL Automobile service areas and service shops shall be effectively screened from view by masonry walls up to 6 feet of the same or complementary materials as the main building walls and/or landscape materials including mounding. 2.50.3.7 LIGHTING - AUTO MALL A key tool in marketing and selling vehicles is adequate night lighting of display areas. Control of the lighting is proposed by selecting lighting fixtures that will direct light away from the perimeter property lines and toward the vehicle display areas. Fixtures will be "shoe box" type lights with flush lens mounted on 5 inch x 5 inch square tubular steel poles 24 feet in height above finished grade. Front line or perimeter poles shall have up to two 1,000 watt metal halide fixtures while interior poles shall have up to four 1,000 watt metal halide fixtures. Security lighting shall be similar to display lighting except that fixtures may be reduced to 400 watts with up to four 1,000 watt metal halide fixtures. In front line display areas along Highway 111, La Quinta Drive, Auto Centre Drive and Auto Centre Way North, and Auto Centre Way South and Adams Street, if applicable,the poles will be spaced approximately 40 feet on center. In storage areas, the poles will be spaced approximately 80 feet to 100 feet on center. In all remaining lighting areas, the poles will be spaced approximately 60 feet on center. All lighting shall be shielded on Adams Street and landscape lighting shall be installed in the 20 foot setback in front of each of these pads for the residential development known as lake LaQuinta. The special display pads located along Highway 111 and Adams Street, if applicable, will not have striping and shall be lighted with fixtures recessed into bollards that swivel horizontally but not vertically. These bollards will be pre- cast concrete and will be 14 inches in diameter and 42 inches in height above finished grade. Each bollard will have two 400 watt metal halide fixtures with a LSI Cat No. DRM-HF-400- MHR-MT or equal. The bollards shall be approximately 30 feet on center along the front and wrapping around the corners on two sides of each of these special display pads with light directed away from Highway 111. Since the City has generally maintained low lighting levels, the lighting shall be consistent with these low lighting requirements. All lighting will comply with the City's "Dark Sky" ordinance. All lighting shall be designed and located so as to confine direct light within project boundaries (including landscape buffer areas located along Highway 111 and Adams Street). The lighting systems shall be designed and installed so fixtures are mounted 41 SPECIFIC PLAN 2018-0003 THE CENTRE AT LA QUINTA 18 perfect horizontal with no tilt to the mounting. Fixtures shall be equal to "LSI" Citation Series. Poles shall be mounted to bases with anchor bolts and shall have sheet metal bolt covers. No direct burial poles shall be used. 2.50.3.8 DESIGN GUIDELINES - MIXED REGIONAL COMMERCIAL CENTER This Specific Plan will be consistent with the City's Highway 111 Design Theme reflecting its physical character and ensuring architectural integrity and compatibility through building scale, building mass, materials, colors, roofs, equipment screening, fencing and walls, lighting and landscaping. These guidelines will be included each Site Development Permit and will be reviewed and considered under normal City requirements at the time of submittal. Since the City has generally maintained low lighting levels, the lighting for the mixed regional commercial center will be consistent with these low lighting level requirements. All lighting in the mixed regional commercial center will comply with the City's outdoor lighting standards, per Section 9.100.150 of the Municipal Code. 2.50.4 PROJECT OPERATIONS 2.50.4.1 PROJECT OPERATIONS - AUTO MALL The auto mall operations are set forth to ensure that they are fully understood. This Specific Plan will delineate the operational characteristics of the auto mall to facilitate long term management and the ongoing use of this automall. 2.50.4.1.1 SITE PLAN - AUTO MALL One of the main functions of the site plans for each new car dealership is to accommodate a great deal of vehicle storage. The design of the facilities may treat these storage areas separate from the requirements of the City dealing with automobile parking standards including but not limited to elimination of striping, curbs, shading, and access. Customer parking areas shall comply with the requirements of the Zoning Ordinance relative to off- street parking. The City does not have a standard that directly applies to vehicular off- loading zones for each auto dealership pad in this project. Due to the unique characteristics of this auto mall, the site plan has been developed to allow off-loading of vehicles within the right-of-way cross section of the internal streets (Auto Centre Drive and Auto Centre Way South) which is a striped 42 SPECIFIC PLAN 2018-0003 THE CENTRE AT LA QUINTA 19 center lane that will double as a left turn lane as well as the unloading area for vehicles. Pads 1, 2 and 3 along Highway 111 will have vehicular displays. In addition, Pads 1, 5, 6 and 7 along Adams Street are behind a 32 foot landscape setback from the curb and will have vehicular displays. The special display pads along Highway 111 and Adams Street will not have striping and will allow at least one car per every 10 linear feet. Each special display pad will not have striping and will not be elevated more than one foot above the average finish grade of that display area due to safety concerns. Vehicle storage areas will be screened from public view by means of a solid masonry wall up to 6 feet in height and/or landscape materials including mounding. In particular, the storage areas seen from Highway 111 and Adams Street will require particular attention. The required landscape easements for Highway 111 and Adams Street (50 feet and 20 feet, respectively) shall be designed to enhance the screening of vehicle storage as well as service and work areas. In order to maintain the distance from the residential development known as Lake La Quinta, the buildings on Pads 5, 6 and 7 will be a minimum of 100 feet from the Adams Street property line. In addition, the buildings on Pads 1, 2 and 3 will be a minimum of 120 feet from the Highway 111 property line. 2.50.4.1.2 NOISE - AUTO MALL The operation of auto dealerships will include repair and service of vehicles. Service departments shall operate only between the hours of 7:00 a.m. and 6:00 p.m. up to six days per week excluding Sunday. This Specific Plan and Resolution 97-65 (Site Development Permit 97-603) have the layout and design of the vehicle service department as a side entrance facility. The layout of individual dealerships shall orient the service department openings of Pads 5, 6 and 7 and Pad 8 away from the residential area to the west and south, respectively. A second design requirement will be the prohibition of a general usage public address/ paging systems. There are a variety of communication systems available that can replace P.A. type devices for most applications. These alternatives include pagers and personal telecommunication systems. 2.50.4.1.3 SPECIAL EVENTS - AUTO MALL 43 SPECIFIC PLAN 2018-0003 THE CENTRE AT LA QUINTA 20 The auto mall operation will include regularly scheduled special events designed to increase the flow of traffic into the auto mall. These special events shall be limited to no more than 40 total days per year for the auto mall with no single event lasting more than 10 days. Concurrent or jointly sponsored events held on the same day shall count as a single day regardless of how many dealers participate. These special events may not utilize searchlights. However, laser displays and other similar technologies or techniques may be used upon approval of the individual Temporary Use Permit. In no case shall any such lighting activity continue after 10:00 p.m. or after business hours All special events under this entitlement process shall be individually considered and approved by the Design and Development Director through the Temporary Use Permit process. 2.60 CIRCULATION 2.60.1 OVERVIEW The circulation plan for the Specific Plan has been constructed and is in place to serve all planning areas. 2.60.3 PUBLIC TRANSPORTATION/TRANSPORTATION DEMAND MANAGEMENT Bus turnouts shall be provided as a part of the project's public street improvements. The project developer agreed to provide a bus stop shelter that complies with the City's Highway 111 Design Theme. Prior to issuance of building permits for individual Site Development Permits, each applicant shall submit a Transportation Demand Management (TDM) Plan to the Public Works and Community Development Departments. The plans shall address capital improvement and operational standards as set forth in the City's TDM Ordinance. Any transit related improvements required by the Sunline Transit Agency as a condition to development will not constitute compliance with the plan submittal requirements. 2.60.4 ON-SITE CIRCULATION SYSTEM The main entrance to The Centre at La Quinta is La Quinta Drive. The auto mall will be served by Auto Centre Drive and Auto Centre Way North which also provides direct access from Highway 111 and 47th Avenue, respectively. The mixed regional commercial center has its primary access on Highway 111. 2.60.4.1 LA QUINTA DRIVE 44 SPECIFIC PLAN 2018-0003 THE CENTRE AT LA QUINTA 21 La Quinta Drive starts at the landscaped entry from Highway 111 with two lanes in each direction and a total right-of-way of 88 feet. A landscaped median divides La Quinta Drive at Highway 111. The road reduces to one lane in each direction with a painted center median and a total right-of-way of 60 feet south of the Auto Centre Drive intersection. There will be no on- street parking allowed on La Quinta Drive. There will be one curb cut on each of the west and east side of La Quinta Drive allowed north of Auto Centre Drive in compliance with standards of the City with full access allowed southerly from that intersection. 2.60.4.2 AUTO CENTRE DRIVE/AUTO CENTRE WAY (NORTH AND SOUTH) The internal access for each dealer and/or auto related commercial pad will be provided by a private road (Auto Centre Way North) and dedicated public roads (Auto Centre Drive and Auto Centre Way South, if applicable). Auto Centre Way North will accommodate two travel lanes and will be 40 feet, consistent with the General Plan collector street. Auto Centre Way North will have parking south of the curb cuts and will be a right-in/right-out access off Highway 111. There will be one curb cut on each of the west side and east side of Auto Centre Way North in compliance with standards of the City. Auto Centre Drive and Auto Centre Way South, if applicable, will be consistent with the General Plan collector street, will accommodate two travel lanes with a right-of-way of 74 feet, parking on both curbs and a center left turn lane that will also be used for vehicle unloading. Auto Centre Drive provides a direct connect to Adams Street which aligns with 47th Avenue. 2 60.4.3 MIXED REGIONAL COMMERCIAL CENTER The interior roadway design will take proper engineering principles into account including but not limited to adequate distance between intersecting drives and eliminating conflicts between backing vehicles and travel lanes. Right-in/right-out drives from Highway 111 are proposed towards the westerly property line in Planning Area I, and the easterly property line in Planning Area Ill. These drive aisles will also provide a second and third point of access in the half mile Highway 111 frontage. 2.70 LANDSCAPE 45 SPECIFIC PLAN 2018-0003 THE CENTRE AT LA QUINTA 22 2.70.1 LANDSCAPE CONCEPT The landscape concept follows a "desert oasis" theme emphasizing water efficient materials exhibiting color and form. Parking areas in the mixed regional commercial center will feature the concept of a high canopy tree form to reduce the conflict between landscape elements and project graphics. The auto mall will use tree forms sparingly and concentrate form and color along the street frontage of each dealership and/or auto related commercial pad. Most landscape areas throughout the project will be used for storm water retention. 2.70.2 LANDSCAPE DEVELOPMENT STANDARDS The Centre at La Quinta will meet the minimum standards for landscape as set forth in the Zoning Ordinance. 2.70.3 LANDSCAPE PALETTE Landscape materials selected for detailed landscape plans shall be chosen from Exhibit 5. Variations to the landscape palette can be approved under a Final Landscape Plan without amendment of this Specific Plan. 46 SPECIFIC PLAN 2018-0003 THE CENTRE AT LA QUINTA 23 Exhibit 5 Landscape Palette 47 SPECIFIC PLAN 2018-0003 THE CENTRE AT LA QUINTA 24 2.70.4 LANDSCAPE MAINTENANCE Landscape maintenance practices should be consistent with the approved landscape plans for all tenants/owners of the auto mall, if applicable, and the mixed regional commercial development. Of particular concern, is to allow tree forms to fully develop in the mixed regional commercial parking lot areas in order to achieve the required percentage of shading as set forth in the Zoning Ordinance. Landscape maintenance for the auto mall portion of the project shall be under the Property Owner's Association's CC&R's with a single maintenance contract managed by the Associations as multiple Ownerships will exist. Similarly, the landscape maintenance for the mixed regional commercial center shall also be under the Property Owner's Association's CC&R's with a single maintenance contract managed by the center or by the Associations in the event that multiple ownership exists. 2.80 SIGNAGE 2.80.1 SIGNAGE CONCEPT Comprehensive sign plans shall be in place for each Planning Area prior to the issuance of building permits for that Planning Area. The main principle of the comprehensive sign plan shall be compliance with the Sign Ordinance portion of the City Zoning Ordinance. 2.80.1.1 SIGNAGE - AUTO MALL Signage along Highway 111 shall include coordinated aggregated Auto Mall monument signage, and signage for individual dealerships which may extend up to 15 feet above finished grade. One aggregated Auto Mall monument sign shall be permitted at the corner of Adams Street and Highway 111, and one at La Quinta Drive and Highway 111. Aggregated monument signs can extend to a width of up to 46 feet. Individual dealership monument signage shall occur within the landscaped parkway on Highway 111. Individual dealership monument signage can extend to a width of 12 feet. The location and design of monument signage shall be approved through a Sign Program. Auto Dealership Signage Each dealer or auto related pad will be allowed the following signage: 1. One ground mounted interior "Product Identification" sign per franchise not to exceed 40 square feet per face. This sign will be primarily for manufacturer's identification. 48 SPECIFIC PLAN 2018-0003 THE CENTRE AT LA QUINTA 25 2. One wall mounted "Dealership Identification" sign with 24" maximum height letters. Letters shall be channel can, plex-faced, internally illuminated. Architectural forms or designs may require signs to be split on more than one building face or element, subject to Planning Commission approval. If an existing dealership pad purchases additional franchises, then additional proportional signage for the new franchises will be allowed. This additional signage shall be individually considered and approved by the Design and Development Director. 3. One secondary wall or fascia mounted sign for each department (used cars, service, parts, body shop, etc.). Signs shall be of appropriate size to be seen from La Quinta Drive, Auto Centre Drive, Auto Centre Way (North and South) and Highway 111 (depending on building orientation to Highway 111) and shall be sized to fit the architectural element on which it is located. 4. Directional signs shall be individually considered and approved by the Design and Development Director. 2.80.1.2 SIGNAGE-MIXED REGIONAL COMMERCIAL CENTER The appropriate signage for the ultimate users will be determined upon development of a detailed site plan through a sign program. The signage concept shall include a single-sign allowance per main building entrance. Alternative locations may be considered based on the most effective use of graphic identification. Multi-tenant buildings shall integrate a concept for graphics into the architectural scheme which shall become the basis for the comprehensive sign plan for the complex. Freestanding signs may identify the building only and not individual tenants. Single, freestanding user buildings may use freestanding monument signage. 49 SPECIFIC PLAN 2018-0003 THE CENTRE AT LA QUINTA 26 APPENDIX A CONDITIONS OF APPROVAL (To be Added) 50 SPECIFIC PLAN 2018-0003 THE CENTRE AT LA QUINTA 27 APPENDIX B APPLICABLE GENERAL PLAN POLICIES APPLICABLE GENERAL PLAN POLICIES The General Plan of the City of La Quinta was adopted in 2013 and included the Goals, Objectives and Policies that were deemed necessary to properly implement the plan. The key policies which come into play with the development of the subject property are as follows: LAND USE ELEMENT Policy LU-1.2 “All land use decisions shall be consistent with all applicable General Plan policies and programs and shall uphold the rights and needs of property owners as well as those of the general public” Policy LU-2.1 “Changes and variations from the Zoning Ordinance in a Specific Plan will be offset by high quality design, amenities and mix of land uses”. The project varies from Zoning Ordinance in its permitted uses for self- storage. The project is also a different land use than found in the surrounding area. Policy LU-2.2 “Specific Plans shall be required for projects proposing the integration of recreation, tourist commercial and residential uses; and for all projects proposing flexible development standards that differ from the Zoning Ordinance”. This Specific Plan proposing integration of residential uses with tourist commercial in Planning Area 2. It also proposes flexible development standards that differ from the Zoning Ordinance. Policy LU-2.3 “City’s outdoor lighting ordinance will be maintained”. This specific plan maintains the lighting ordinance. Goal LU-6 and ED-1 as it will contribute to a balanced and varied economic base which provides fiscal stability to the City and a broad range of goods and services to its residents and the region. Policy LU-6.1 “Commercial land use designations shall allow a full range of retail, office, resort and institutional businesses in the City”. This Specific Plan allows this full range of commercial uses. 51 SPECIFIC PLAN 2018-0003 THE CENTRE AT LA QUINTA 28 Goal LU-7 “Innovate land uses in the Village and on Highway 111”. This Specific Plan allows for innovate land uses on Highway 111, including indoor self-storage. Circulation Policy CIR-1.9 “Coordinate and cooperate with Caltrans, CVAG, Riverside County and adjoining cities to assure adequate transportation infrastructure, systems management coordination, preservation of capacity and maximized efficiency along Highway 111”. Program CIR-1.10.a: “Review new and redeveloping projects along all major roadways with the intent of limiting access and aligning and/or consolidating access drives in a manner which minimizes conflicting turning movements and maximizes the use of existing and planned signalized intersections” Policy CIR-1.12 “As a means of reducing vehicular traffic on major roadways and to reduce vehicle miles traveled by traffic originating in the City, the City shall pursue development of a land use pattern that maximizes interactions between adjacent or nearby land uses”. Policy CIR-1.16 “Continue to implement the Image Corridor treatments throughout the City” Policy CIR-1.17 “In order to preserve the aesthetic values on the City’s streets, optimum landscape setbacks shall be maintained along all designated General Plan Image Corridors and shall be identified in the City’s Municipal Code”. Highway 111 is an image corridor and this Specific Plan maintains image corridor requirements. Economic Development Policy ED-1.2, as it will contribute to the retention and enhancement of auto dealerships on Highway 111 and recruitment of new businesses, with potential for indoor, self storage. Program ED-1.2.b., insofar as the proposed parkway improvements will be a public-private partnership involving both City and dealership efforts. Policy ED-1.4 “Support and facilitate the reuse and redevelopment of commercial projects on Highway 111” 52 SPECIFIC PLAN 2018-0003 THE CENTRE AT LA QUINTA 29 Policy ED-1.5 which states projects proposed on commercial land shall be evaluated for their job creating and revenue generating potential. This project’s scope and operations will create jobs and lead to annual sales tax. The project would provide flexibility for a large building that has remained vacant for several years. Air Quality Program AQ-1.4.a “Uses such as manufacturing, auto body shops, and other point source polluters should be reasonably separated from sensitive receptors” Policy AQ-1.5 “Ensure all construction activities minimize emissions of all air quality pollutants” Policy AQ-1.6 “Proposed development air quality emissions of criteria pollutants shall be analyzed under CEQA”. 53 SPECIFIC PLAN 2018-0003 THE CENTRE AT LA QUINTA 30 At time of Specific Plan approval for original Centre at La Quinta Specific Plan (SP 97-029), The General Plan of the City of La Quinta was adopted in 1992 and included the Goals, Objectives and Policies that were deemed necessary to properly implement the plan. The key policies which came into play with the development of the subject property were as follows: 2.0 LAND USE ELEMENT 2-2.1.1 "The General Plan shall utilize the building floor area to site area ratio (F.A.R.) as the appropriate standard for commercial land use intensity. F.A.R. shall be defined as the gross floor area of a building divided by the net area of the commercial parcel of land. Net area is the total area of a site minus the area dedicated as public street right-of-way." Table LU-4 further defines the F.A.R. in the M/RC category as a maximum of 0.35 with a building height of four stories. Such use is limited to the Highway 111 corridor. 2-3.1.1 "The M/RC category shall provide areas for businesses serving the entire region with a trade area typically exceeding 100,000 people. Businesses allowed to locate the M/RC areas shall include major retail commercial tenants associated with a regional mall, off- price retail outlet and/or 'power center.' Other businesses permitted in the M/RC category include regional service centers, research and development facilities, major community facilities and/or major medical-related facilities. overnight commercial lodging uses, entertainment uses, as well as automobile uses of a regional nature, may also be included." 2-3.1.9 "A specific plan must be approved prior to any land division or other development approval action of projects in the M/RC areas." 2-3.1.10 "Project approvals and redevelopment agreements for projects in M/RC areas shall stipulate phasing of construction and responsibility for public facility improvements." 2-3.1.11 "Design of projects in M/RC areas shall include appropriate standards to establish adequate buffers and land use compatibility between commercial and residential uses both within and the mixed- use project and with surrounding property." 2.3.12 "The City shall require the development and integration of 'Employment Support Services' in the M/RC Category 54 SPECIFIC PLAN 2018-0003 THE CENTRE AT LA QUINTA 31 including such uses as childcare, occupational health, fitness facilities, etc." 3-2.1.7 “Development projects along Highway 111 shall dedicate right-of-way as specified by Caltrans (California Department of Transportation) to provide a maximum right-of-way of 172 feet, or as needed by Caltrans. The City will coordinate with Caltrans and the Coachella Valley Association of Governments (CVAG) to identify regional options for relieving the growth of future traffic demands in the Highway 111 Corridor." 3-3.1.1 "Access to all major and primary arterials shall be restricted to intersection locations and other approved points of ingress and egress." 3-3.1.3 "The City shall institute street access guidelines consistent with the functional roadway classifications. These shall be applied, where feasible, to all new developments. The following guidelines shall be sued to define appropriate access: a). The City shall restrict individual driveway access to Major and Primary Arterials wherever possible. b). Access to Major and Primary Arterials shall be limited through the use of medians and access controls to maintain street capacity. c). When permitted, access along arterial and collector streets shall be located a minimum of 250 feet from the ends of the curb returns." 3-3.1.4 "In order to enhance and protect the capacity and safety of the circulation system and reduce potential traffic conflicts, the City shall require the consolidation of driveway access points along roadways classified as collector and arterial." 3-4.1.1 "Special roadway image corridors and City gateways which evoke a unique identity and character throughout the City shall be designated on Figure CIR-5, Streetscape Image Policy Diagram." 3-4.1.2 "Primary image corridors shall be defined as streets in the roadway network which are the major urban design statements of the City. Primary image corridors shall consist of boulevard streets with raised, landscaped medians and heavily landscaped areas within and contiguous to the street right-of-way. Primary image corridors shall include landscape themes which are reminiscent of La Quinta's agricultural past and desert environment. Primary image corridors may 55 SPECIFIC PLAN 2018-0003 THE CENTRE AT LA QUINTA 32 include vertical elements such as palm trees complemented with a shade-producing understory of canopy trees, such as indigenous, drought tolerant desert species. More water intensive understory canopy trees, such as various citrus species should be used sparingly in does at key locations as highlights and reminders of past agricultural activities. Ground plane landscape materials should evoke a lush image through the use of drought tolerant, low maintenance plant species. Turf should be used in a manner consistent with citrus trees--sparingly and in high visibility locations. Primary image corridors shall include street traffic signals, street lighting systems, street furniture, bus shelters, street name signs, and noise berms/barriers which are designed in a coordinated and consistent theme unique to La Quinta. At key intersections, primary image corridors shall include treatments which may include special roadway paving, hardscape/screen wall arrangements and displays of public art." 3-4.1.3 "Primary image corridors shall include the following roadways: Highway 111." 3-4.1.4 "Secondary image corridors shall be defined as streets in the roadway network which are the secondary urban design statements of the City. Secondary image corridors shall consist of streets with raised, landscaped medians and landscaped areas within and contiguous to the street right-of-way. Secondary image corridors shall be consistent with primary image corridors relative to similar landscape materials, street traffic signals, street lighting systems, street furniture, bus shelters and street name signs. However, secondary image corridors shall emphasize the use of lower profile indigenous canopy trees, accentuated with the use of citrus trees in various nodes. The use of taller, vertical landscape elements shall be de-emphasized and shall occur in nodes, primarily at street intersections." 3-4.1.5 "Secondary image corridors shall include the following roadways: Adams Street (south of the Coachella Valley Stormwater Channel)" 3-4.1.10 "Along primary, secondary, and agrarian image corridors the City shall establish appropriate building height limits to ensure a low density character and appearance." 56 SPECIFIC PLAN 2018-0003 THE CENTRE AT LA QUINTA 33 3-4.1.11 "Landscaped setbacks are necessary to ensure a high quality and attractive appearance on major streets. Setbacks for walls, buildings and parking areas may vary, if properly designed, but shall generally be as follows: • Highway 111 - 50 feet • Other Major Arterials - 20 feet Landscaping within these setback areas shall be consistent with the appropriate image corridor designation, if applicable." 3-4.1.17 "The City's streetscape quality shall be improved by undergrounding of utilities wherever possible." 3-4 .1.18 "Prevention of visual blight shall be enhanced by the administration of a comprehensive sign ordinance." 3-5.1.5 "The City shall coordinate with Sunline Transit to establish transit stops adjacent to medical facilities, senior citizen facilities, major areas of employment, shopping centers and parks." ENVIRONMENTAL CONSERVATION ELEMENT 6-1.1.2 "The City shall utilize street corridors to provide scenic vistas of the Coral Reef and Santa Rosa Mountains. Landscaped setbacks along streets shall be required pursuant to Policy 3-4.1.11 in the Circulation Element of the General Plan. The setbacks are as follows: Highway 111 - 50 feet; Other Major Arterials - 20 feet. AIR QUALITY ELEMENT 9-2.1.1 "In accordance with the California Environmental Quality Act (CEQA), the City shall require all proposed developments to evaluate the air quality impacts of the proposed use. The applicant shall submit an air quality analysis if the project meets one of the following threshold criteria of significance for air quality or threshold levels for land uses identified in the most recent version of the South Coast Air Quality Management District's Air Quality Handbook for preparing Environmental Impact Reports. Air quality analyses for new development shall locate sensitive receptors near the project and assess probable exposure to the project's emissions. If the project will have a significant impact on air quality, the analysis must propose suitable mitigation measures as 57 SPECIFIC PLAN 2018-0003 THE CENTRE AT LA QUINTA 34 identified in the South Coast Air Quality Management District's Air Quality Handbook for preparing Environmental Impact Reports." 9-8.2.5 "The City shall administer the provisions or me existing Outdoor Illumination Ordinance (Dark Sky Ordinance) to help limit night time energy consumption from lighting." 58 SH-111 48TH AVE JEFFERSON STJEFFERSON STJEFFERSON STSH-111 48TH AVE JEFFERSON STJEFFERSON ST¯PLANNING AREASCENTRE AT LA QUINTA PLANNING AREA 1 PLANNING AREA 3 PLANNING AREA 2 ATTACHMENT 3 ATTACHMENT 3 59 ALL ARCHITECTURAL AND ENGINEERINGDRAWINGS ARE IN CONFIDENCE ANDDISSEMINATION MAY NOT BE MADE WITHOUTPRIOR WRITTEN CONSENT OF THE ARCHITECT.ALL COMMON LAW RIGHTS OF COPYRIGHT ANDOTHERWISE ARE HEREBY SPECIFICALLY RESERVEDISSUEDRAWN:CHECKED:CONSULTANTPROJECTSHEETSEALOWNER2 2 3 3 L A K E P A R K D R I V ES U I T E 4 0 0S M Y R N A , G A 3 0 0 8 0PHONE: (404) 471-1634 LA QUINTA, CALIFORNIA79315 HIGHWAY 111LA QUINTA, CA 9225375-410 Gerald Ford Drive, Suite 100Palm Desert, Ca. 92211Phone: (760)346-7481MBAKERINTL.COMPROJECT ENGINEERDATECIVILSTATE OF CALI FOR NIA R EGISTERE D P ROFESSIONAL ENGINEERDANI E L KORAVOSNo. C36718AREA :JOB NUMBER: ISSUE DATE:STORE NUMBER:TBD84,288 SF2019.0303.002/27/2019MBI JN: 170890FAAWAPSITE PLANATTACHMENT 4 ATTACHMENT 461 1 PERSPECTIVE RENDERINGS NOT TO SCALE - PERSPECTIVE FROM DUNE PALMS ROAD - PERSPECTIVE FROM DRIVE AISLE (BETWEEN WALMART & FLOOR & DECOR) - PERSPECTIVE FROM PARKING LOT (BETWEEN ADJ. TENANT SPACE & FLOOR & DECOR) - PERSPECTIVE FROM PARKING LOT (IN FRONT OF FLOOR & DECOR SPACE) SITE KEY PLAN D AB C A C B D N!"#$%&\'()*+,-./0123456789:;<=>?@ABCDEFGHIJKLMNOPQRSTUVWXYZ[\\]^_`abcdefghijklmnopqrstuvwxyz{|}~FILENAME:[Entitlement Submittal - ER4- PerspectiveRenderings.dwg] DATE:[3/4/19] TIME:[3:16PM] SCALE:[1:1] PAGESIZE:[ARCH E1(42.00x 30.00Inches)] PLOTDEVICE:[None] PLOTSTYLE:[ADG-2016-Full.ctb] USER:[AndrewJensen] ALL ARCHITECTURAL AND ENGINEERINGDRAWINGS ARE IN CONFIDENCE ANDDISSEMINATION MAY NOT BE MADE WITHOUTPRIOR WRITTEN CONSENT OF THE ARCHITECT.ALL COMMON LAW RIGHTS OF COPYRIGHT ANDOTHERWISE ARE HEREBY SPECIFICALLY RESERVED 79-315 HIGHWAY 111 LA QUINTA, CA 92253 ISSUE DRAWN: CHECKED: CONSULTANT PROJECT SHEET SEAL AREA : JOB NUMBER:2019.0303.00 84,288 SF OWNER 2233 LAKE PARK DRIVE SUITE 400 SMYRNA, GA 30080 PHONE:(404) 471-1634 ISSUE DATE: STORE NUMBER:TBD 03/04/2019 ISSUE 02.27.2019 ENTITLEMENT SUBMITTALLA QUINTA, CALIFORNIA PERSPECTIVE RENDERINGS AMS AJB 63