SP 2005-075 Komar Desert Center (2005)L w
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❑ Community Dev. Dept.
Initials
Case No. n-- 5
Exhibit
"Ah Conditions
Table of Contents
Section
Page No.
LSummary
.............................................................................................................................................................1
A.
Purpose Statement and Range of Issues................................................................................................... 3
B.
Location................................................................................................._....................................................3
C.
Acreage.......................................................................................................................................................3
D.
Summary of Preparation Process..............................................................................................................
3
II.
Introduction
.......................................................................................................................................................5
A.
Authority and Scope...................................................................................................................................7
B.
Purpose and Intent.....................................................................................................................................7
C.
Document Organization............................................................................................................................. 7
D.
Project Location..........................................................................................................................................7
E.
Project Overview......................................................................................................................................10
F.
Project Objectives...............................................................................................................................
G.
Requested Entitlements...........................................................................................................................13
H.
Required Findings....................................................................................................................................15
III.
Project Setting...............................................................................................................................................17
A.
Existing General Plan and Zoning.........................................................................................................19
B.
Existing Site Characteristics...................................................................................................................
21
C.
Surrounding Land Uses...........................................................................................................................
21
IV.
Project Master Plans.................................................................................................................. ...............25
A.
Site Plan.................................................................................................................................. ........
27
B.
Phasing Plan..............................................................................................................................................
30
C.
Preliminary Landscape Plan...................................................................................................................
34
D.
Circulation Plan.......................................................................................................................................
45
E.
Preliminary Grading Plan.......................................................................................................................47
F.
Preliminary Drainage Plan......................................................................................................................47
G.
Sewer Plan................................................................................................................................................49
H.
Water Plan................................................................................................................................................49
I.
Other Utility Plans...................................................................................................................................49
City of La Quinta
Table of Contents (continued)
Section Page No.
V.
Development Regulations..............................................................................................................................51
A. Principal Uses Permitted.........................................................................................................................53
B. Property Development Standards..............................................................................,............................
53
VI.
Design Guidelines............................................................................................................................................55
A. Architectural Guidelines..........................................................................................................................57
B. Landscape Guidelines..............................................................................................................................
66
VII.
Program Implementation Measures...........................................................................................................69
A. Description of Regulations and Ordinances Which Will Implement Specific Plan...............................71
B. Capital Improvement Program and Financing Measures......................................................................71
VIII.
Relationship of Specific Plan's Environmental Document to Subsequent Discretionary
Projects..............................................................................................................................................................
73
A. Projects that would be Exempt from Additional Documentation..........................................................
75
B. Projects that would Require Additional Documentation........................................................................
75
IX.
Specific Plan Administration.......................................................................................................................77
A. Maintenance.............................................................................................................................................
79
B. Specific Plan Amendment Procedures.....................................................................................................
79
C. Specific Plan Enforcement.......................................................................................................................
79
City of La Quints
Table of Contents (continued)
List of Figures
Page No.
Figure1
Regional Location Map...............................................................................................................................8
Figure2
Vicinity Location Map................................................................................................................................9
Figure3
Site Plan...................................................................................................................................................11
Figure 4
General Plan Designations......................................................................................................................
22
Figure 5
Existing Site Conditions..........................................................................................................................23
Figure6
Phasing Plan. ........ ............................................................................................................ ................
33
Figure 7
Landscape Concept Plan......................................................................... ....
35
Figure8
Proposed Plant Palette.. ...........................................................................................................................
40
Figure 9
Illustrated Landscape Elevation.............................................................................................................41
Figure10
Landscape Shade Calculations................................................................................................................
44
Figure11
Circulation Plan.......................................................................................................................................46
Figure 12
Conceptual Grading and Drainage Plan.................................................................................................
48
Figure13
Utility Plan...............................................................................................................................................50
Figure 14
Costco Wholesale Architectural Treatments...........................................................................................58
Figure15
Komar Architectural Rendering..............................................................................................................
60
List of Tables
Table1 Land Use and Parking Summary............................................................................................................27
Table2 Site Plan Zoning and Specific Plan Comparison.....................................................................................31
Table3 Proposed Plant Palette.............................................................................................................................36
Table 4 Approximate Pad Elevations...................................................................................................................47
Table 5 Property Development Standards...........................................................................................................54
Table6 Costco Wholesale Building Materials......................................................................................................64
City of La Quinta ui
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City of La Quinta iv
I. Summary
City of La Quinta
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City of La Quinta
A. Purpose Statement and Range of Issues
The Komar Desert Center Specific Plan, hereafter
referred to as either the "Desert Center Specific Plan"
or "Specific Plan," is intended to provide for the orderly
and efficient development of the proposed project in
accordance with the provisions of the City of La Quinta
General Plan. This Specific Plan establishes the
planning concept, design framework, development
regulations, design guidelines, and administrative
procedures necessary to achieve coherent and orderly
development of the subject property. The
applicants/developers for this project are Komar
Development and Costco Wholesale. The
applicant/developer shall hereafter be referred to
simply as "Komar/Costco".
B. Location
The Komar Desert Center Specific Plan is located in
the Coachella Valley within the incorporated City of
La Quinta, in Riverside County. The project is
bounded by Highway 111 on the north, the City of
Indio and Jefferson Street on the east, and the
Coachella Valley Water District, La Quinta
Evacuation Channel on the southeast. The parcel
adjacent to the southwest of the site contains the
Desert Sands Unified School District Headquarters.
The adjacent parcel to the west is currently
undeveloped.
C. Acreage
The project site contains 26.53 acres, spread across
four parcels. The project consists of Assessors Parcels
649-030-086, 649-030-087, 649-030-007 and 649-030-
088. The project site is currently vacant, undeveloped
land.
D. Summary of Preparation Process
This Specific Plan has been prepared by Komar/Costco
for the City of La Quinta. Komar/Costco and the City
have worked closely to ensure that the Specific Plan is
complete and will aid in achieving the vision and goals
of the applicant and the City. The Specific Plan is the
recommended process for gaining City of La Quinta
approval for the development of the entire
Komar/Costco area. The developer is using this
opportunity to create a long-term plan to guide the
development of the parcels in the future.
All future development plans, tentative parcel and/or
tract map(s), and /or other similar entitlements for the
Komar Desert Center Specific Plan area shall be
consistent with the regulations set forth in this
Specific Plan and with all other applicable City of La
Quinta regulations. Furthermore, all regulations,
conditions, and programs contained herein shall be
deemed separate, distinct, and independent provisions
of the Komar Desert Center Specific Plan. In the
event that any such provision is held invalid or
unconstitutional, the validity of all remaining
provisions of this Specific Plan shall not be affected.
City of La Quinta 3
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City of La Quinta
II. Introduction
City of La Qulnta S
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City of La Quinta {;
A. Authority and Scope
Section 65450 of the California Government Code
grants local planning agencies the authority to prepare
a specific plan of development for a given parcel of
property. The Komar Desert Center Specific Plan
implements the current General Plan designations for
the project site, Commercial Park (CP) and Regional
Commercial (CR), by maintaining consistency of land
uses and intensities. In order to approve the project,
the City must make the findings required by La
Quinta Zoning Code, Chapter 9.240: Specific Plans.
B. Purpose and Intent
The purpose of this Specific Plan document is to
address the land use issues associated with
development of the Komar Desert Center site in
sufficient detail to ensure that the subject site
develops in a manner which is consistent with the City
of La Quinta General Plan; protects public health,
safety, and general welfare; is compatible with zoning
on adjacent properties; and is suitable and appropriate
for the subject property (Zoning Code 9.240.010.E).
Ultimately the project seeks to provide the residents of
La Quinta and surrounding communities with a high
quality commercial retail center. In both text and
illustration, this document depicts the character and
configuration of the various components comprising
the Specific Plan and establishes a foundation
document that will govern further development of the
site. In this way, the Specific Plan will serve to
implement the City of La Quinta General Plan by
specifying appropriate land uses, intensity of use, and
development standards which are consistent with
General Plan goals, objectives, and policies.
C. Document Organization
The Komar Desert Center Specific Plan is organized
into six sections. Section I provides a summary of the
project. Section II presents the regulatory context for
the project and a description of fundamental project
Components. Section III provides a context for
project planning and design and describes the project's
existing setting in terms of regulatory land use
designations and surrounding land uses. Against this
background, Section IV presents the primary master
plan components of the Specific Plan. Section V
describes the development standards to which the
project must adhere. Section VI contains design
guidelines with respect to landscaping and
architecture to ensure that the project is of a high
quality and is well integrated into the community
character. Section VII discusses the regulations and
ordinances which will implement the plan. Section
VIII describes the Specific Plans' relationship to
subsequent environmental documents. Finally,
Section IX details how the Komar Desert Center
Specific Plan will be maintained, amended if
necessary, and enforced.
D. Project Location
The Komar Desert Center Specific Plan is located in
the Coachella Valley within the incorporated City of
La Quinta, in Riverside County (Figure 1, Regional
Location, and Figure 2, Vicinity Location). The project
is bounded by Highway 111 on the north, the City of
Indio and Jefferson Street on the east, and the
Coachella Valley Water District La Quinta Evacuation
Channel on the southeast. The parcel adjacent to the
southwest of the site contains the Desert Sands
City of La Quinta ;
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Figure I - Regional Location Map
City of Le Quinta
15 ki Iles
Komar Desert Center Specific Plan
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Unified School District Headquarters. The adjacent
parcel to the west is currently undeveloped. The
26.53 -acre project site consists of four Assessors
Parcels 649-030-086, 649-030-087, 649-030-007 and
649-030-088.
E. Project Overview
Costco Wholesale and Komar Development intend to
develop the 26.53 acre site into an integrated shopping
center (Figure 3, Site Plan). Phase I will consist of
constructing a Costco Wholesale and fueling facility on
the Costco Wholesale parcel. Phase II will include the
two Komar parcels. These two parcels will be
developed by Komar Development into commercial
uses as approved by the City of La Quinta. Additional
off-site improvements, consisting of a connecting water
line, will cross through the City of Indio and the La
Quinta Evacuation Channel to connect with an
existing water line in Jefferson Street.
Initially, the project will be accessed by two separate
drives along Highway 111. The main drive splits the
two Komar parcels, beginning at the northern
boundary of the site, and ending at the Costco
Wholesale parcel located at the southern end of the
center. The second drive travels along the eastern side
of the property and again terminates at the southern
Costco Wholesale parcel. Both Phase II parcels are
located along the frontage of Highway 111; the Costco
Wholesale parcel encompasses the southern end of the
proposed development.
Additionally, an access point will be available for
reciprocal access with the parcel to the west, when it is
City of La Quinta
developed. This access point will be located directly
south of the fueling station. Finally, reciprocal access
with the commercial parcels to the east, in the City of
Indio, will be planned. The access point(s) location
will be determined during site planning and approved
through site plan review.
The adjacent parcels to the east, located in the City of
Indio, are designated as Mixed Use, requiring a
Specific Plan. The City of Indio has adopted Mixed
Use Specific Plan 300 (MUSP 300) for the adjacent
parcels, which would complement the Komar/Costco
development because MUSP 300 permits the adjacent
parcels to be developed using a combination of six land
uses to create development which provides for a
transition from higher intensity commercial uses to
more traditional residential developments. The land
uses adopted in MUSP 300 include:
• Residential Medium (RM) — allows for a range of
detached single-family units and attached low
intensity multi -family residential units.
• Residential High (RH) — permits multi -family
developments of condominiums, and single-
family attached town home units.
• Neighborhood Commercial (NC) — provides for
convenient small scale shopping and personal
service uses in close proximity to residential
neighborhoods.
• Community Commercial (CC) — provides for
general merchandising and retailing
establishments that serve the needs of the City's
residents.
Building Envelope Area 3:
19.500 SF
Reciprocal Access with
Possible Future
Commercial Developnwnt
Building Envelope Area 2:
20.800 SF
Figure 3 - Site Plan
City of La Quinta
9M.
M
BUilding Envelolx-, Area 1:
43.400 SF
Access Point(s) to east Mixed Use
Development to be Approved
During Site Plan Review
PROPERTY INFORMATION
PROJECT
Land Area TOTAL1,155,647 7 -
Acres
-26.53 AC
Total Building Area
233,700 SF
Land/Building Ratio
3.9/1 (20.5%)
ParWng Required
1,019 Stalls
Parkin Provided
1,291 Stalls
Parking Ratio
•
Land Area
5.511,000 SF
a
-735,648 SF
Acres
-16.82 AC
Total BUMIng Area
150,000 SF
Land/Building Ratio
3.911(20%)
ParWng Required
600 Stalls
Parking Provided _
833 Stalls
ParWng Ratio
Land Area
5.571,000 SF
-404,588
Acres
-9.71
Total Building Area
83,700 SF
Land/Building Ratio
3.911(20%)
Parking Required
419 Stalls
Parking Provided
458 Stalls
Parking Ratio
5.511,000 SF
• Commercial Office (CO) — promotes the
development of professional offices and directly
related commercial services.
• Regional Commercial (RC) — intended to provide
for the development of large, full service retail
and commercial centers.
The Phase II parcels, as stated above, will be
developed by Komar Development. The final tenants
that will utilize these parcels have not been finalized,
and will be driven by the market in the City of La
Quinta to ensure that the retailers are well-suited to
serve the needs of the citizens of La Quinta. However,
three building envelope areas have been established;
envelope area one will hold approximately 43,400 SF
of CR uses, envelope area two will hold approximately
20,800 SF of CR uses, and envelope area three will
hold approximately 19,500 SF of CR uses. It is
anticipated that the parcels will be developed as a
mixture of medium and small retail uses, restaurants,
financial/bank uses, and fast-food restaurants with
drive-through service. These uses are subject to
change, as approved by the City of La Quinta,
consistent with the adopted Specific Plan. Proposed
parking for Phase II will be located at the center of the
site with the structures circling the site at the
perimeter. Phase II will provide sufficient parking to
meet city code.
The Costco Wholesale parcel will be developed as a
large-scale commercial wholesale center use, including
a tire center (5,200 SF), food service (1,076 SF), and
the retail center (143,724 SF), as well as a 4 station, 16
pump members -only fueling station.
F. Project Objectives
Applicant
• To provide commercial services including, but not
limited to, home improvement products and
equipment, personal supplies, a pharmacy, optical
exams and sales, gasoline, office and pet supplies,
eating establishments, financial services, and tire
and auto services.
• Develop a retail center to provide goods and
services to the community, create jobs, and
generate increased property and sales taxes to
benefit the City of La Quinta.
• Offer retail merchandise at a scope and price not
currently offered in the trade area.
• Service a portion of the retail market that is
currently traveling outside of the City of La
Quinta.
• Create an attractive, viable project, and realize a
reasonable return on investment.
City of La Quinta
• Create a development compatible with, and
sensitive to, existing surrounding land uses in the
project area.
• Complement the development of commercial
centers and ancillary uses that convey a high-
quality visual image and character.
• Enhance the existing retail uses located on
Highway 111.
• Provide for necessary transportation
improvements and strategies to accommodate the
demands of new and existing development.
City of La Quinta 12
• Ensure adequate utility infrastructure and public
services for new developments and ensure that
timing and funding of improvements are closely
correlated with development pleasing.
• Mitigate the potential impacts to the surrounding
area to the greatest extent possible, while still
allowing for the market-driven commercial
development.
• Interconnect the properties between Dune Palms
Road and the subject property -
G. Requested Entitlements
Approval/certification of the following actions will be
required to implement the proposed project:
Specific Plan: This Specific Plan is designed to
provide guidance to the public, City staff, and
decision makers as well as Komar/Costco in
realizing the objectives of the proposed project as
defined above. This document includes the land
use and development standards, design
guidelines, infrastructure needs, and
implementation strategies to fully implement the
Komar Desert Center Project. The Specific Plan
is adopted by the City of La Quinta City Council
by ordinance.
Site Development Permit: Issuance of a Site
Development Permit and Sign Program shall be
required from the Planning Commission, which
includes:
- Approval of a Site Plan
- Approval of Architectural Design
- Approval of Landscape Design
- Approval of Sign Program
Conditional Use Permit(s): A Conditional Use
Permit (CUP) is required to construct a retail
store over 50,000 SF in the Commercial Park (CP)
zone. The Costco Wholesale building will be
approximately 150,000 SF; therefore a CUP will
be required. Additionally, a CUP for the
construction and operation of the fueling station
on a CP zoned parcel is required.
Environmental Impact Report (EIR): An
Environmental Impact Report may be required to
analyze the potential environmental impacts of
the project and would include measures to
mitigate impacts to below a level of significance
where possible. Appropriate environmental
documentation must be prepared pursuant to the
California Environmental Quality Act (CEQA).
Approval of a Mitigation Monitoring and
Reporting Program: A Mitigation Monitoring
and Reporting Program would be required to
ensure that the required mitigation measures are
implemented in a timely manner and with an
organized, well-documented approach in
accordance with CEQA.
Grading and Building Permits: Grading and
building permits, as needed, shall be obtained
from the City, for each phase or building, as
required by the City.
U.S. Army Corp of Engineers Section 404
(404), Nationwide 12 (NW 12) Permit: A 404,
NW 12 permit would be required for the
construction, maintenance, or repair of utility
lines and associated facilities in waters of the
U.S. The proposed water line would pass through
the La Quinta Evacuation Channel, which drains
City of La Quinta 13
0
to the White Water River, a water of the U.S. As
proposed, the project would require a 404 NW 12
permit.
California Department of Fish and Game
(CDFG) Section 1602 Streambed Alteration
(1602) Permit: CDFG is responsible for issuance
of agreements with a project proponent that
would protect fish and wildlife during the
proposed construction. Section 1602 of the CDFG
Code requires any person, state or local
governmental agency, or public utility to notify
CDFG before beginning any activity that would
do one or more of the following:
- Substantially obstruct or divert the natural
flow of a river, stream, or lake;
- Substantially change or use any material
from the bed, channel, or bank of a river,
stream, or Hake; or
- Deposit or dispose of debris, waste, or other
material containing crumbled, flaked, or
ground pavement where it can pass into a
river, stream, or lake.
CDFG Code § 1602 applies to all perennial,
intermittent, and ephemeral rivers, streams, and
lakes in the state. As proposed, the project would
require a Section 1602 Lake/Streambed
Alteration Agreement for temporary impacts to
the La Quinta Evacuation Channel.
Colorado River Basin Water Quality Control
Board Section 401 Water Quality
Certification/Waiver: In California, the
Regional Board must certify that a project will
comply with water quality standards per Section
401 of the Clean Water Act. This includes the
issuance of a water quality certification on
permits issued by the U.S. Army Corps of
Engineers (ACOE) under Section 404 of the Clean
Water Act. As proposed, the project would
require. a 401 permit. The City of La Quinta is a
co -permittee under the National Pollutant
Discharge Elimination System (NPDES) permit
for the Whitewater River Watershed. The
development will be required to conform to
applicable requirements of the permit for
construction as well as post -development activity.
In particular, the fueling station shall provide
post -construction Best Management Practices
(Supplement A of the permit) to prevent
contaminants from being discharged into the La
Quinta Evacuation Channel.
• California Department of Transportation
District 8 Encroachment Permit: The use of
California State highways for other than normal
transportation purposes may require written
authorization from the Department of
Transportation. As the responsible Department
for protecting the public's investment in the State
highway system, Caltrans reviews all requests
from utility companies, developers, volunteers,
nonprofit organizations, etc., desiring to conduct
various activities within the right of way. Such
activities could include for example: construction
of highway improvements, driveway installation
and maintenance, highway landscaping and
graffiti removal, commercial filming, special
events such as parades commemorating an event;
e.g., Independence Day. As proposed, the project
City of La Quinta 1;4
would require an encroachment permit from
CalTrans District 8.
• South Coast Air Quality Management
District (AQMD): An AQMD permit is a written
authorization to build, install, alter, replace, or
operate equipment that emits or controls the
emission of air contaminants, like oxides of
nitrogen (NOx), carbon monoxide (CO), fine
particulate matter (PM10), oxides of sulfur (SOx),
or toxics. Permits ensure that emission controls
meet the need for our region to make steady
progress toward achieving and maintaining
federal and state air quality standards. As
proposed the project would require an AQMD
permit.
H. Required Findings
According to the La Quinta Zoning Code, Chapter
9.240.010.E, the City Council must make four specific
findings in order to approve the project. Each finding
is listed below, followed by a discussion of how each is
satisfied by this project. The project's success in
meeting the required findings is supported by the facts
presented throughout the Specific Plan document.
1. Consistency with General Plan. The plan or
amendment is consistent with the goals, objectives,
and policies of the general plan.
• The project is a commercial retail center which
is consistent with the General Plan Land Use
designations for the parcel, Commercial Park
(CP) and Regional Commercial (CR). The CP
land use type is intended for the development
of uses such as heavy commercial, industrial
City of La Quinta
uses, and large retail uses. Uses include auto
repair, warehousing and storage, and
office/showroom or warehouse. The CR land
use type is intended for the development of
uses such as corporate headquarters, regional
service centers, major community facilities,
and entertainment.
2. Public Welfare. Approval of the plan or
amendment will not create conditions materially
detrimental to the public health, safety, and
general welfare.
• The site plan for this project is consistent
with City development standards which are
established to protect the public health and
safety.
• In accordance with the General Plan, a
community oriented commercial retail center
is consistent with the Commercial Park and
Regional Commercial land use designations
whose stated characteristics include
providing a broad range of goods and
services serving the entire region.
3. Land Use Compatibility. The specific plan is
compatible with zoning on adjacent properties.
• The surrounding parcels are largely
undeveloped. The east property line of the
shopping center abuts adjacent undeveloped
property zoned for mixed use located in the
City of Indio. The adopted Mixed Use Specific
Plan 300 (MUSP 300) permits the adjacent
parcels to be developed using a combination of
six land uses to create development which
15
provides for a transition from higher intensity
commercial uses to more traditional
residential developments. The land uses
adopted in MUSP 300 include Residential
Medium, Residential High, Neighborhood
Commercial, Community Commercial,
Commercial Office, and Regional Commercial.
Residential uses exist farther east, on the
other side of Jefferson Street, buffered by the
transitional mixed use (MUSP 300) zone. The
area to the west of the property line is also
undeveloped and is zoned for commercial and
residential uses in the City of La Quinta.
Further west along Dune Palms Road is a
personal storage facility and business park.
The southeastern property line is bounded by
the La Quinta Evacuation Channel, which is
an emergency storm water channel. The
Desert Sands Unified School District
Headquarters and Administrative Offices are
located farther to the south and southwest.
Therefore, the Specific Plan is compatible with
zoning on adjacent properties.
4. Property Suitability. The specific plan is
suitable and appropriate for the subject property
(Ord. 367§ 1 (Exh. A) (part), 1996).
• The project is appropriately located on a
highway and will modify an existing traffic
signal for access to the property.
• The project is located on Highway 111
frontage, and compliments the land use issues
identified in the General Plan for this frontage
where "The City supports encouraging and
pursuing high tax revenue -generating types of
uses, specifically retail commercial...," "The
Highway 111 Corridor should be oriented
toward community and regional retail, office,
and commercial park uses," "Commercial
development should be facilitated to occur in
appropriate locations already planned and
zoned, such as the Highway 111 Corridor."
• All utilities currently exist adjacent to the
project site, and are readily available to be
extended into the project site to serve the
proposed project.
• The site plan complies with City development
standards.
City of La Quinta 16
III. Project Setting
City of La Quinta 17
4
City of La Quint@
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18
A. Existing General Plan and Zoning
The 26.53 acre project site is located on the south side
of Highway 111 approximately 680 feet west of
Jefferson Street. The Costco Wholesale parcel has a
General Plan land use designation of Commercial Park
(CP). The Komar parcels have a General Plan land
use designation of Regional Commercial (CR).
The Costco Wholesale and the Komar development
projects are consistent with General Plan Commercial
Goal 1 which states:
The City strives for... "A balanced and varied
economic base which provides a broad range of
goods and services to the City's residents and the
region."
The General Plan states the Commercial Park Land
Use purpose as:
"The typical land uses under this designation are
office and light industrial: warehousing and
storage, office/warehouse combined uses, high
technology light manufacturing and automobile
repair."
The General Plan states the Regional Commercial
Land Use purpose as:
"This land use designation supports major
commercial land uses. These land uses serve not
only the City, but neighboring jurisdictions as well.
Land uses typical of this designation
include... major department and specialty stores,
supermarkets and drug stores... Smaller
commercial retail facilities which support and are
complementary to the primary land uses in this
category are also permitted. These would include
but not be limited to restaurants, services, and
some automobile service related land uses. A
Specific Plan is required for all lands under this
designation."
Consistent with this, the existing zoning of the Costco
Wholesale project site is Commercial Park (CP) and
Regional Commercial (CR).
Zoning Code 9.70.040 states that the purpose and
intent of the CP zone is:
"To provide for the development and regulation of
heavy commercial and light industrial uses located
within the Highway 111 corridor as shown on the
general plan. Representative uses include
automobile repair, warehousing and storage,
office/showroom, office/warehouse, high-tech light
manufacturing, and similar uses which serve the
needs of the local and regional trade area."
Relevant Permitted Principal uses for the CP zone
listed in Chapter 9.80 of the Zoning Code include:
• Retail stores 10,000-50,000 SF floor area.
• Wholesaling/distribution centers, with no sales to
consumers.
• General warehouses, with no sales to consumers.
City of La Quinta 19
• Restaurants, counter take-out with ancillary
seating, such as yoghurt, ice cream, pastry shops,
and similar.
Relevant Accessory uses for the CP zone listed in
Chapter 9.80 of the Zoning Code include:
• Miscellaneous services such as travel services,
photo developing, videotape rentals, shoe repair,
appliance repair, and similar uses.
• Restaurants, other than drive-through.
• Restaurants, drive-through.
Relevant Conditional Permitted uses for the CP zone
listed in Chapter 9.80 of the Zoning Code include:
• Retail stores over 50,000 SF floor area.
• Auto repair specialty ,shops, providing minor auto
maintenance: tire sales/service, muffler, brake,
lube and tune-up services — not including major
engine or drive train repair.
The existing zoning of the Komar parcels is Regional
Commercial district (CR). Zoning Code 9.70.040 states
that the purpose and intent of the CR zone is:
"To provide for the development and regulation of
regionally oriented commercial areas located along
the Highway 111 corridor as shown on the general
plan. The CR district is intended to provide a broad
range of goods and services serving the entire
region. Representative land uses include corporate
headquarters, regional service centers, research
and development facilities, major community
facilities, major medical facilities, overnight
commercial lodging, entertainment, and
automobile -oriented sales and services."
Relevant Permitted Principal uses for the CR zone
listed in Chapter 9.80 of the Zoning Code include:
• Retail stores less than 10,000 SF floor area per
business.
• Retail stores 10,000 — 50,000 SF floor area.
• Barbershops, beauty, nail, and tanning salons
and similar uses.
• Miscellaneous, services such as travel services,
photo developing, videotape rentals, shoe repair,
appliance repair, and similar uses.
• Laundromats and dry cleaners, except central
cleaning plants.
• Printing, blueprinting, and copy services.
• Pet grooming — without overnight boarding.
• Banks
• General and professional services.
• Restaurants, other than drive-through.
• Restaurants, drive-through.
• Libraries.
• Auto parts stores, with no repair or parts
installation on the premises.
Relevant Accessory uses for the CR zone listed in
Chapter 9.80 of the Zoning Code include:
• Dancing or live entertainment as an accessory
use.
City of La Quinta 20
• Pool or billiard tables (three tables or less).
• Game machines, 10 or fewer machines.
Relevant Conditional Permitted uses for the CR zone
listed in Chapter 9.80 of the Zoning Code uaclude:
• Retail stores over 50,000 SF floor area.
• Food, liquor, and convenience stores under 10,000
SF floor area, open 18 or more hours per day.
• Plant nurseries and garden supply stores, with no
propagation of plants on the premises, subject to
Section 9.100.120.
• Bars, taverns, and cocktail lounges.
• Theatres live or motion pictures.
• Health clubs, martial arts studios, and dance
studios of 5,000 SF floor area.
• Automobile service stations, with or without mini -
mart.
Existing General Plan and Zoning designations for the
site and the surrounding properties are shown on
Figure 4.
B. Existing Site Characteristics
The project site is currently vacant (Figure 5, Existing
Site Conditions). The existing topography naturally
slopes at a 1 to 2 percent grade downward toward the
south. The site is currently covered with natural scrub
vegetation.
C. Surrounding Land Uses
In order to provide a context for project planning, the
surrounding land uses are shown in Figure 4, and
existing site conditions are shown in Figure 5.
The site is bounded by Highway 111 to the north, with
commercial uses adjacent on the north side of the
highway. Currently the road section is three (3) lanes
westbound and two (2) lanes eastbound. The City of
La Quinta is currently in the process of widening
eastbound Highway 111 to three ((3) lanes. The east
property line abuts adjacent undeveloped property
zoned for mixed use and located in the City of Indio.
The City of Indio has adopted MUSP 300 for the
adjacent parcels. The area to the west of the property
line is also undeveloped and is zoned for commercial
and residential land uses in the City of La Quinta.
The southeastern property line is bound by the
Coachella Valley Water District La Quinta Evacuation
Channel, an emergency stormwater channel. The
south and southwestern property lines are bound by
the Desert Sands Unified School District
Headquarters.
In the future, it is expected that the northern part of
the adjacent property to the west will be developed
into a commercial center, with similar, complementary
uses to Komar Desert Center. Because the nature of
the development of the adjacent property is unknown
at this time, the City is requiring that the potential for
City of La Quinta 21
Komar Desert Center Specific Plan
0 100 200 400 Feet
Gas Station
• ' Business ' -
offices
4
r�
Self Storage
i�
r
U `+ice
Vacant Loto
.r ,
Vacant Lot
Dosert Sands Unified
School District Headquarters
Figure 5 - Existing Site Conditions
City of La Quinta
Retail Center
L r
'Gs78 Station
� 6
cant Lot
P
u
Vacant Lot
`�-- - - f -
/# N
Residential ate'
MIRAFLORES $LV
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Mobile Hunits
Cornrn u nity - .
23
reciprocal access be preserved for the future by
requiring the developer of the Komar Desert Center to
commit to providing reciprocal access at a reasonably
feasible location along the project's western boundary,
to be determined by the City's Public Works Director if
and when he or she determines that such reciprocal
access promotes good area traffic circulation and does
not overly burden the Komar Desert Center site. If the
City's Public Works Director determines that such
reciprocal access is not warranted once the nature and
intensity of the adjoining development is determined,
the City will issue a written notice canceling this
requirement.
Komar Development owns the adjacent property to the
east that is in the City of Indio and is zoned for
commercial uses. The property is expected to be
developed in the near future. To assist with
circulation between the properties, one or more
driveway connections will be added along the eastern
edge of the Komar Desert Center, as shown on Figure
3, Site Plan. The connection point(s) will be
determined during site planning and approved
through review of the site plans. When the adjacent
property is developed the access will be reviewed by
the City of Indio through the adjacent property site
plan.
City of La Quinta
24
IV. Project Master Plans
City of La Quinta 25
This page intentionally left blank
City of La Quints
26
A. Site Plan
The Land Use Plan is shown in Figure 3. The Specific
Plan proposes the construction of one building to house
the Costco Wholesale facility, and an additional
structure to house the Costco Fueling Facility. The
Specific Plan also proposes the construction of retail
buildings on Komar Parcels 1 and 2. The maximum
allowable Floor Area Ratio (FAR) for the CR land use
is 0.35. Parcel 1 contains 6.57 acres (286,189 SF),
resulting in an allowable building square footage of
110,166 SF. Parcel 2 contains 2.49 acres (108,464 SF),
resulting in an allowable building square footage of
37,962 SF. The retail buildings proposed for the
Komar parcels will result in a reduced FAR to
accommodate the setback and parking needs. Parcel 1
would contain approximately 64,200 SF of regional
commercial buildings, and Parcel 2 would contain
approximately 19,500 SF of regional commercial
buildings. The buildings would be dispersed around a
centralized parking area. The Specific Plan includes
the parking circulation configuration, the building
envelope pad locations, and the perimeter and Costco
Wholesale parking area landscape plans. The
buildings developed by Komar will be subject to
individual site permit review, and will be required to
meet City of La Quinta standards. The parking
requirements are summarized in this Specific Plan.
All parking requirements shall comply with Chapter
9.150, Parking, of the La Quinta Municipal Code. The
parcel development standards, use, building size, and
number of parking spaces are summarized in Table 1.
City of La Quinta
Table 1
Land Use and Parking Summary
Building
Square Number of Parking
Parcel Use Footage Spaces Required
1 Regional Commercial 64,200 321
2 Regional Commercial 19,500 98
Total Komar Parking Spaces Required 419
Total Komar Parking Spaces Provided 458
Costco Wholesale Building 143,724 575
Costco Tire Center 5,200 21
Costco Food Service 1,076 4
Total Costco Parcel Parking Spaces Required 600
Total Costco Parcel Parking Spaces Provided 832
(17 ADA)
Total Project Parking Spaces Required 1,019
(25 ADA* accessible
spaces, of which 4 must
be van accessible)
Total Project Parking Spaces Provided 1,290
(38 ADA accessible
spaces, of which
5 are van accessible)
* ADA = Americans with Disabilities Act
27
The proposed Costco Wholesale project will be
approximately 150,000 SF of commercial retail space,
a tire center, and a "members -only" fueling station.
The Costco Wholesale facility is expected to employ
approximately 200-250 full and part time persons,
totaling between 75 and 125 employees per shift. The
Costco Wholesale building will be sited in the southern
portion of the Costco Wholesale parcel with the entry
facing northwest toward the intersection of Highway
111 and the secondary entry drive. The Costco
Wholesale Center will be a state of the art prototypical
unit with numerous goods and services provided to its
members. These will include a tire center, food
service, full service meat, bakery, and deli
departments, optical examination facility, 1 -hour
photo, and a pharmacy. Alcohol will be sold in the
retail center for off-site consumption.
The tire center will be located along the east side of
the building. The tire center will accommodate the
sales and installation of tires for Costco Wholesale
members only and no other automotive work will be
done in this facility. The hours of operation for the tire
center will be the same as the commercial center. The
Tire Center will typically receive shipments of tires
two times per week in single- or double -trailer trucks
of up to 60 feet in length. Pick up of old tires usually
will occur once per week in 28 foot long trucks. Used
tire storage will occur inside the tire center building,
in a storeroom, out of site of all customers. The typical
routing for tire sales/install center trucks will be the
same as the commercial center delivery trucks, only
straight to the tire sales/install center. Deliveries to
and pickup from, the tire sales/install center will be
City of La Quinta
scheduled for pre -opening hours, typically about
6:00 AM.
The shipping/receiving area for the commercial center
will be located on the west side of the building. This
area is designed to accommodate four trucks at a time.
Costco anticipates an average of about 28 trucks
delivering goods on a typical weekday; of these
approximately 12 to 17 will be semi trucks. The semi
trucks used for delivery are 54 feet long with double
axle trailers. The remaining 9 to 11 trucks are small
delivery trucks 26 feet long or less. The peak receiving
times are from 4:00 AM to 10:00 AM, and 2:00 PM to
8:00 PM, but may occur 24 hours a day, averaging one
to two trucks per hour at the peak periods. Deliveries
to the commercial center will be made primarily in
Costco trucks from its freight consolidation facility in
Mira Loma, California. Trucks will be routed from
eastbound Interstate 10 via the Jefferson Street exit.
They will then travel southbound on Jefferson Street
to the site. They will enter the site via Highway 111
at the main signalized entry drive. They will depart
the site via the main entry drive on Highway 111, and
continue on Highway 111 back to Interstate 10 via
Jefferson Street. The aforementioned truck routes
may be revised based on existing road conditions on
Jefferson Street per the ongoing Jefferson Street
improvement project from highway 111 to Indio
Boulevard and particularly the Jefferson Street Bridge
over the Whitewater River.
Additionally, the project will include a members -only
four -island fueling facility located at the northwest
portion of the Costco Wholesale parcel, just south of
Building Envelope Area Three (Figure 3). Each island
is designed with two double -sided gasoline dispensers,
for a total of 16 fueling positions. The pumps are fully
automated and self -serve. The pumps are designed for
use by Costco Wholesale members only, requiring
insertion of a membership card into the pump first,
followed by a method of payment. To accommodate
the four islands and the 16 gasoline dispensers,
underground fuel storage tanks will be installed. Fuel
truck deliveries are anticipated to occur daily during
the hours of operation, usually between 6:00 AM and
10:00 PM; one to four trucks per day are expected.
The fuel trucks will traverse the same route as the
commercial center delivery trucks to the project site,
and will then pull into the fueling facility. The trucks
will not block access to any of the 16 fueling positions.
In order to operate the fueling facility, Costco will have
to meet the requirements of local, state, and federal
regulators and agencies, including:
• The City of La Quinta, Riverside County Fire
Department,
• The Riverside County Environmental Health -
Hazardous Materials Division,
• South Coast Air Quality Management District,
• The State Water Resources Control Board, and
• The United States Environmental Protection
Agency.
Costco Wholesale compacts and recycles it's cardboard
and trash. The machinery for compacting refuse will
be located toward the southwest corner of the building,
behind the shipping/receiving area and will not be
visible from any adjacent streets. Trash pick-ups
occur periodically during the week before 10:00 AM.
The entire container of the compactor is removed and
returned empty.
Parking for Costco Wholesale is provided primarily on
the north and east side of the building, closest to the
main entrance, and includes approximately 832 stalls,
for a ratio of 5.56 stalls per 1,000 SF of building area.
The perimeter of the entire development site
(including both the Costco and the Komar parcels) will
include setbacks and landscaping that will integrate
the individual building pads along the street frontages.
Two driveway accesses will be provided to the site,
both along Highway 111. One driveway (signalized)
will be located in the middle of the property and will
provide the major entrance and exit to the parcel. The
other driveway will be located along the eastern
boundary of the project, and will allow right -in, right -
out access. The entire project provides landscaped
parking areas containing 1,290 standard and
handicapped spaces (of which 5 are van accessible).
Additionally, access to Dune Palms Drive from Komar
Desert Center will be offered via a reciprocal access
point directly south of the fueling station, as shown on
Figure 3. After the property to the west is developed,
this access point will alleviate some of the circulation
pressure from the adjacent property using the Komar
Desert Center traffic light. Additionally, it would
create another access and exit point for visitors to
Komar Desert Center. In addition, the adjacent
property to the east is expected to be developed in the
near future. To assist in on-site circulation to the
City of La Quinta 2Pq
adjacent Komar property, a driveway connection point
has been added in anticipation of the development.
The connection point(s) will be located along the
eastern edge of the Komar Desert Center property, as
shown on Figure 3, Site Plan. The connection point(s)
will be determined during site planning and approved
through review of the site plans. When the adjacent
property is developed the access will be reviewed by
the City of Indio through the adjacent property site
plan.
The building and landscaping setback at the front of
the parcel on Highway 111 will be a minimum of 50
feet. The setback to the parking on the west side of
the parcels will be at least 20 feet at the northern part
of the parcel, and building setback at the west side at
the southern end of the parcel is at least 60 feet. The
south building setback is at least 60 feet. The setback
to the parking on the southeast side of the parcel is at
least 50 feet. The eastern side of the parcel has a
parking setback of at least 40 feet.
A comparison of the Komar Desert Center Specific
Plan standards with the La Quinta Zoning Code is
shown in Table 2.
B. Phasing Plan
The project is proposed for construction in two phases.
Phase I is the Costco Wholesale site. Phase II is the
Komar parcels. During Phase I, the Costco Wholesale
site will be graded and infrastructure (wet/dry
utilities) will be run to the Costco and Komar pads.
The water line will be installed within a Coachella
Valley Water District easement across the vacant
property to the east of the site in the City of Indio, and
tunneled through the La Quinta Evacuation Channel
to connect with the existing Coachella Valley Water
District water supply under Jefferson Street. During
Phase I, Costco will construct both of the entry
driveways, including site lighting, sidewalk, and
landscaping. During Phase I the sidewalk, bus stop,
and landscaping within the 50 -foot landscape setback
along Highway 111 will also be constructed. Finally,
the Costco parking lot, fueling station, tire center, and
wholesale building will be constructed during Phase I.
Phase II will include completion of the Komar parcels,
with parking, landscaping, site lighting, and buildings,
and will occur after Costco Wholesale is open.
Complete development of the site during Phase II will
be subject to City of La Quinta Site Development
Permit review. The conceptual development of the
Komar Parcels is conceptually illustrated in Figure 3,
Site Plan. See Figure 6, Phasing Plan, for an
illustration of Phases I and H.
Required right-of-way improvements., site preparation,
and utilities work would begin as soon as the required
approvals are granted.
City of La Quinta 30
Table 2
Site Plan Zoning and Specific Plan Comparison
Specific Plan CP Specific Plan CR
Standard CP Specific Plan CP Modification CR Specific Plan CR Modification
Maximum Structure Height(')
35'
37'(2)
2' increase
22' within 150' of
24' within 150' of Hwy
2' increase
Hwy 111 ROW/ 50'
111 ROW/ 35' beyond
beyond 150' of Hwy
150' of Hwy 111 ROW
111 ROW
Maximum Number of Stories
2
2
Complies
4
1 floor within 150' of
Complies
Hwy 111 ROW/ 2
stories beyond 150' of
Hwy 111 ROW
Maximum Floor Area Ratio (FAR)
0.5
0.2
Complies
0.35
0.35
Complies
Building Setbacks (3)
From Highway 111
50'
A minimum of 50'
Complies
50'
A minimum of 50'
Complies
From Other Primary Arterials
30'
N/A
N/A
30'
N/A
N/A
From All Other Streets Rights-
20'
N/A
N/A
20'
N/A
N/A
of -Way
From Residential, PR, OS, and
50'
A minimum of 50'
Complies
50'
A minimum of 50'
Complies
GC Districts
Landscape Setbacks (4)
From Highway 111
50'
A minimum of 50'
Complies
50'
A minimum of 50'
Complies
From Other Primary Arterials
30'
N/A
N/A
30'
N/A
N/A
Minimum setback from
20'
20
Complies
20'
20'
Complies
Interior Property Lines
Interior Landscape (5)
Parking Areas
5% of net
At least 5% of net
Complies
5% of net project
At least 5% of net
Complies
project area
project area
area
project area
Non -Parking Areas
5% of net
At least 5% of net
Complies
5% of net project
At least 5% of net
Complies
project area
project area
area
project area
Required Parking
Costco Wholesale Use
1 space per
832 spaces
600 spaces
1 space per 200 SF
N/A
N/A
250 SF
(150,000 SF))
required; 232
GFA
additional
spaces
City of La Quinta
31
Standard
CP
Specific Plan CP
Specific Plan CP Modification
CR
Specific Plan CR
Specific Plan CR
Modification
General Retail Uses Under
1 space per
N/A N/A
1 space per 200 SF
458 spaces 'G
419 spaces
50,000 SF GFA
200 SF GFA
GFA
(83,700 SF)
required; 39
additional
spaces
Conventional sit-down
1 space per
N/A N/A
1 space per 75 SF
As required by zoning:
Will comply as
restaurants (includes indoor
75 SFGFA
GFA
1 space pair 75 SFGFA
required.
and outdoor seating areas
and bars)
Drive-through and fast food 1 space per N/A N/A 1 space per 100 SF As required by zoning: Will comply as
100 SF GFA, GFA, no less than 1 space per 100 SF required.
no less than 10 spaces. GFA, no (less than 10
10 spaces. Additional 2 grill spaces. Additional 2
Additional 2 spaces for vehicles grill spaces for
grill spaces waiting. vehicles waiting.
for vehicles
waiting.
CP = Commercial Park
CR = Regional Commercial
ROW = Right of Way
SF = Square Feet
GFA = Gross Floor Area
Notes:
(l) Includes requirements of Highway 111 Image Corridor Resolution.
(2) This maximum height does not include architectural elements, which may extend up to 41 feet, 4 inches.
(3) Number given is minimum setback from street ROW. The building setback may contain the required landscape setback, parking, drimeways, and similar facilities.
(4) Perimeter landscape setback shall consist of landscaped area within the building setback. Number given is minimum landscaped setback from street ROW.
(5) Total project is 26.53 acres. Percentages are applicable to site as a whole, as described in this Specific Plan, individual parcels mayvary higher or lower.
(6) Assumes that all Komar parcels will be General Retail Uses under 50,000 SF. If other uses are constructed, parking requirements forsaid uses will be obeyed.
City of La Quinta
32
Figure 6 - Phasing Pian
City of La Quinta
UrIIJW STT
Access Pbmt(s) toeast
Mixed Use Ceveloj=t
to be Approved During
Site Pian Review
ok
k=
33
a
-
i
ReClp "l Aocess'vAth
Possible Future
_
}, Commercisl'0eve9oprrxnt
Af
-
Alh
�•Y' J
'�
�'".fiRifti �i� �
Figure 6 - Phasing Pian
City of La Quinta
UrIIJW STT
Access Pbmt(s) toeast
Mixed Use Ceveloj=t
to be Approved During
Site Pian Review
ok
k=
33
C. Preliminary Landscape Plan
The landscape concept for Phase I of the project is
shown in Figure 7, and the proposed plant palette is
shown in Table 3. Representative sketches of the
types of plants are shown in Figure 8. Figure 9 shows
landscape renderings, representative of how the
landscaping will look throughout the site. A thorough
soil analysis by a qualified agronomist will influence
final plant selection, soil amendment, irrigation
system design and use, and future maintenance
practices. All on-site landscape maintenance shall be
provided by the owner. The initial maintenance period
will be sufficient in duration to ensure that all
specifications are met. This includes removal of
noxious weeds, resodding or plant replacement when
necessary, insect and disease control, and continued
fertilization as recommended by the agronomist.
The landscape plan for Phase II of the project will be
developed after the building designations for those
parcels have been finalized. The landscape plan for
Phase II of the project will complement the
landscaping used for the Costco Wholesale parcel and
the landscaping buffers around the perimeter of the
property. The landscaping for Phase II will be subject
to conformance to City of La Quinta Municipal Code
Regulations, as well as review and approval by the La
Quinta Community Development Department.
All landscape and irrigation for the entire Komar
Desert Center Specific Plan shall conform to the
standards of the City of La Quinta Municipal Code
Regulations, Highway 111 Design Guidelines, and
Coachella Valley Water District General Landscape
Guidelines and Irrigation System Design Criteria, as
well as any other applicable city and regional
standards.
For Phase I landscaping, plant materials have been
selected that are suitable for the climate, and that
integrate with the architectural theme. Landscape
drains shall be installed in planting areas as needed to
prevent drainage across walkways and patio surfaces.
Tree root barriers shall be installed where trees are
placed within five feet of public improvements.
All landscaped areas will be watered with a
permanent below -grade, fully automatic irrigation
system with a minimum irrigation efficiency of 75
percent. This system will be controlled by an
electronic, multi -program time clock and remote
control valves. Pop-up type heads, with in -head check
valves, will be used adjacent to walkways and
roadways. Pressure -compensating bubbler heads
and/or subsurface drip irrigation will be use for
landscaped areas less than eight (8) feet wide. All
landscaped areas shall be valved separately according
to their hydrozone. The system will be installed as
soon as possible after construction and prior to
placement of plant materials.
City of La Quinta 34
a. i kCb.
.. �✓,Eve-N•+ .__�_. $�N�W�4'�J. •..«t'.1i• •. ,
- W�••i: M.Li ivn:�x i� fit.
xffi•-.l { y
I• 1
i
(fi q
- w
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l
• _ __ __ `- .fir` �/`/ _��
.i :u.-•a�pncr�. �?f J i t' '�' � le . i{� i � {I "r- 1.
--_— sa�ss.it.-_--_ WATEHLI17ESEESHEETL7_--__------__----------
,�Q ooh
Figure 7 - Landscape Concept Plan (Page 1 of 2)
City of La Quinta
35
00.
---------------------------------------------------
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Figure 7 - Landscape Concept Plan (Page 2 of 2)
City of La Quinta
36
Komar Desert Center Specific Plan
Table 3
Proposed Plant Palette
Scientific Name
Common Name
Size*
Caliper
PARKING LOT CANOPY TREES
Acacia Stenophylla
Shoestring Acacia
24" Box
1 1/2"
Pistacia X. 'Red Push'
Chinese Pistache
24" Box
1 1/2"
Ulm us Parvifolia
Chinese Evergreen Elm
24" Box
1 1/2"
BUILDING FRONTAGE TREES
Acacia Stenophylla
Shoestring Acacia
36" Box
1 1/2"
Pistacia X. 'Red Push'
Chinese Pistache
36" Box
1 1/2"
Ulmus Parvifolia
Chinese Evergreen Elm
36" Box
1 1/2"
MEDIUM HEIGHTSEMIEVERGREEN FLOWERING TREE
Cercidium 'Desert Museum'
Palo Verde
24" Box
3" (Low Branch)
Chilopsis Linearis
Desert Willow
24" Box
3" (Low Branch)
Parkinsonia Praecox
Mexican Palo Verde
24" Box
3" (Low Branch)
Prosopsis Hybrid 'Phoenix'
Mesquite
24" Box
3" (Low Branch)
PALM TREE
Washingtonia Robusta
Mexican Fan Palm
8-14' BTH
N/A
TALL EVERGREEN INFORMAL SCREENING SHRUBS
Caeslapinia Pulcherrima
Red Bird of Paradise
5 Gallon
N/A
Calliandra Californica
Baja Fairy Duster
5 Gallon
N/A
Dodonea Viscose 'Atropupurea'
Purple Hopseed Bush
5 Gallon
N/A
Leucophyllum Frutescens
Texas Ranger
5 Gallon
N/A
Leucophyllum Frutescens 'Green Cloud'
Green Cloud Texas Ranger
5 Gallon
N/A
Leucophyllum Frutescens 'White Cloud'
White Cloud Texas Ranger
5 Gallon
N/A
Myrtus Communis
Myrtle
5 Gallon
N/A
Senna Nemophila
Senna
5 Gallon
N/A
MEDIUM HEIGHT EVERGREEN PARKING LOT SHRUBS
Hesperaloe Parviflora
Red Yucca
5 Gallon
N/A
Leucophyllum Candidum 'Thundercloud'
Thundercloud Texas Ranger
5 Gallon
N/A
Leucophyllum Zygophyllum 'Cimarron'
Cimarron Texas Ranger
5 Gallon
N/A
City of La Quinta 37
Scientific Name Common Name Size* Caliper
Plumbago Scandens
White Plumbago
5 Gallon
N/A
Ruellia Peninsularis
Baja Ruellia
5 Gallon
N/A
Senna Lindheimeriana
Senna
5 Gallon
N/A
MEDIUM HEIGHT EVERGREEN HEDGE
Buddleja Marrubiifolia
Wooly Butterfly Bush
5 Gallon
N/A
Carissa Macrocarpa
Natal Plum
5 Gallon
N/A
Myrtus Communis
Compact Myrtle
5 Gallon
N/A
EVERGREEN SPREADING GROUNDCOVER
Carissa Macrocarpa 'Green Carpet'
Green Carpet Natal Plum
1 Gallon
N/A
Convovulus Cneorum
Bush Morning Glory
1 Gallon
N/A
Dalea Greggii
Trailing Indigo Bush
1 Gallon
N/A
Lantana 'Gold Mound'
Gold Mound Lantana
1 Gallon
N/A
Lantana Montevidensis
:Purple Trailing Lantana
1 Gallon
N/A
Oenothera Stubbei
Saltillo Evening Primrose
1 Gallon
N/A
ACCENT PLANTS WITH SPIKY FORMS
Agave Americana
Century Plant
5 Gallon
N/A
Agave Parryi Var'Truncata'
Agave
5 Gallon
N/A
Agave Colorata
Blue Ice Agave
5 Gallon
N/A
Agave Ocahui
Agave
5 Gallon
N/A
Agave Vilmoriniana
Octopus Agave
5 Gallon
N/A
Dasylirion Wheeleri
Desert Spoon
5 Gallon
N/A
Hesperaloe Parviflora
Red Yucca
5 Gallon
N/A
Muhlenbergia Capillaris 'Regal Mist'
Pink Muhly
5 Gallon
N/A
Muhlenbergia Lindheimeri'Autumn Glow'
Autumn Glow Muhly
5 Gallon
N/A
Yucca Elata
Soaptree Yucca
5 Gallon
N/A
Yucca Rigida
Blue Yucca
5 Gallon
N/A
HIGHWAY 111 LANDSCAPE EASEMENT PLANT PALETTE
Palms (Group 1)
Washingtonia Filifera
California Fan Palm
8-14' BTH
N/A
City of La Quinta 38
Scientific Name Common Name Size* Caliper
Trees (Group 2)
Cercidium Preacox
Palo Brea
24" Box
3" (Low Branch)
Eucalyptus Torquata
Coral Gum
24" Box
11/z" (Standard)
Chilopsis Linearis
Desert Willow
24" Box
3" (Low Branch)
Lagerstroemia Indica
Crepe Myrtle
24" Box
3" (Low Branch)
Shrubs/Screening (Group 3)
Leucophyllum Fruitescens 'White Cloud'
White Cloud Texas Ranger
5 Gallon
N/A
Senna Artemesioides
Green Feathery Cassia
5 Gallon
N/A
Senna Nemophila
Shrubby Senna
5 Gallon
N/A
Groundcovers (Group 4)
Lantana 'Gold Mound'
Gold Mound Lantana
1 Gallon
N/A
Lantana Montevidensis
Purple Trailing Lantana
1 Gallon
N/A
Accent Plants & Combinations (Group 5 and 5A)
Caesalpinia Pulcherrima
Red Bird of Paradise
5 Gallon
N/A
Dasylirion Wheeler
Desert Spoon
5 Gallon
N/A
Hespwealoe Parviflora (With Boulders)
Red Yucca (With Boulders)
5 Gallon
N/A
Medium Shrubs (Group 7)
Calliandra Californica
Baja Fairy Duster
1 Gallon
N/A
Encelia Farinosa
Brittlebrush
1 Gallon
N/A
Ruellia Peninsularis
Baja Ruellia
1 Gallon
N/A
Inert Material (Group 8)
Palm Springs Gold Fines
N/A
N/A
N/A
Angular Granite Boulders
N/A
N/A
N/A
Concrete Mowstrip
N/A
N/A
N/A
* All Material sizes subject to approval of final landscape plans.
City of La Quinta
39
Komar
Desert Center Specific
Plan
Palms (Group 1)
&14' BTG SIZE, SUCH AS:
Parking Lot Canopy Tree:
Accent Plants & Combinations (Group 5 & 5A)
Accent Plants with Spiky forms:
Tal Evergreen Informal Screening Shrubs:
F
24- BOX Ste, 1 VT CALIPER SUCH AS:
CAESALPINM PULCHERRIMA (RED BIRD OF PARADISE)
5 GALLON SIZE, SUCH AS:
.„..,,,,
5 GALLON SEE, SUCF AS:
Groundcovers (Group 4)
ACACIA STENOPHYLLA (SHOESTRING ACACIA)
{�
AGAVE AMERICANA (CENTURY PLANT)
CAESAL-ITA PULCHEI MIA.(RED BIRD OF PARADISE)
LANTANA 'GOLD MOUND' (GOLD MOUND LANTANA)
PISTACIA X,RED PUSHP(CHINESE PISTACH=
1...,x..3
AGAVE PARRYI VAR TRUNCATA'(AGAVE)
r'•--
CALLIANDRA CALFOMM(BAUk FAIRY DUSTER)
ULMUS PARVTFOLIA (CHINESE EVERGREEN ELM)
5 GALLON SIZE, SUCH AS:
AGAVE COLORATA (BLUE ICE AGAVE)
DODONEA VISCOSE 'A-RORM. .RFA' (PURPLE HOPSEED BUSH)
SEKNA ARTEMESWDES(GREEN FEATHERY CASSIA)
AGAVE OCAHUI (AGAVE)
LEUCOPHYLLUM FRUTESCENEF� ERAS RANGER)
AGAVE VIMORNIANA (OCTOPUS AGAVE)
LELCOFIIYLLUM FRUIESCENS'GREEN CLOUD' (GREEN CLOUD TEXAS RANGER)
DASYURION WHEELER (DESERT SPOON)
LEUCOPHYUJJM FRUIESCENSV*M CLOUD' (WHITE CLOUD TEXAS RANGER)
HESPERALOE PARVIFLORA (RED YUCCA)
MYRTUS COMMUNIS (MYRTLE),
MUHLENBERGIA CAPILLARIS REGAL MIST (PINK MUHLY)
SENNA NEMOPFiA(SENNA)
MIIHLENBERGIA UNDHEIVERI'AUTUMN GLOW (AJTUMN GLOW MUHLY)
Medium Height Semievergreen
YUCCA ELATA (SOAPTREE YUCCA)
YUCCA RIGIDA (BLUE YUCCA)
Evergreen Spreading Groundcover:
_.._.F`
Flowerin Tree:
g
1 GALLON SUE, SUCH AS:
24- BOX SUE, 3 -TOTAL CALIPER (LOW BRANCH) SUCH AS:
CARISSA MACROCARPA VIEEWCARPET (GREEN CARPET NATAL PLUM)
CERCDIUM'DESERT MUSEUM' (PALO VERDE)
Medium green Height Ever Hedge: e:
CONVOVULUS CNEORUM(6USI+VORNNG GLORY)
CFffioPSIS LNEARIS(DESERT WILLOW)
DALEA GREGGr(TRAING WW BUSH)
PARKNSONIA PRAECOX (MEXICAN PALO VERDE)
5 GALLON SIZE, SUCH AS:
LANTANA 'GOLD MOUND-(GOL'D)MOUND LAN ANA)
PROSOPSIS HYBRID PHOENIX (MESQUITE)
BUDDLEJA MARRUBIFOLIA (WOOLLY BUTTERFLY BUSH)
LANTANA MONfEVDENSIS (PURPLE TRAMG LANTANA)
CARISSA MACROCARPA (NATA'_ PLUM)
OENOTHERA STUBBEI (SALTI L0 EVENING PRIMROSE)
MYRTUS COMMUNIS'COMPACTN (COMPACT MYRTLE)
Medium Height Evergreen Parking Lot Shrubs:
5 GALLON SIZE, SUCH AS:
HESPERALGE PARVIFLORA (RED YUCCA)
LEUCOPHYLLUM CANDDURI'THUNDERCLOUD'(THUNDERCLOUD TEXAS RANGER, ,�y�
LEUCOPHYLLUM ZYGOPHYLLUM 'CIMARRON (CIMARRON TEXAS RANGER) f,)
PLUMBAGO SCANDENS CVME PLUMBAGO)
RUELLIA PENNSULARIS (BAJA RUELLIA)
SENNA LWDHEMERIANA (SENNA) 0
Trees (Group 2)
24- BOX SIZE, SUCH AS:
CERCIDWM PRAECOX (PALO BREA)- 3' CALIPER, LOW BRANCH
EUCALYPTUS TORQUATA (CORAL GUM] -1 10 CALIPER STANDARD
CHILOPSIS LIN EARIS (DESERT WILOW) -3- CALIPER, LOW BRANCH
LAGERSTROEMIA INDICA (CRAPE MYRTLE) - 3- CALIPER LOW BRANCH
Highway I I I Landscape Easement Plant Palette:
Palms (Group 1)
&14' BTG SIZE, SUCH AS:
Accent Plants & Combinations (Group 5 & 5A)
WASFINGTONIA ROBUSTA (MEXICAN FAN PALM)
5 GALLON SIZE, SUCH AS;
CAESALPINM PULCHERRIMA (RED BIRD OF PARADISE)
DASYURDN WHEELERI (DESERT SPOON)
Groundcovers (Group 4)
HESPERALOE PARVIFLORA (RED YUCCA) WITH BOULDERS
1 GALLON SUE, SUCH AS:
LANTANA 'GOLD MOUND' (GOLD MOUND LANTANA)
LANTANA MONTEVIDENSIS(PURPLE TALING LANTANA)
r'•--
Shrubs / Screening (Group 3)
5 GALLON SIZE, SUCH AS:
Groundcover Turf (Group
( p 4A )
LEUCOPHYLLUM FRUTESCENS 'WHITECLOUD' (WHITE CLOUD TEXAS RANGER)
SEKNA ARTEMESWDES(GREEN FEATHERY CASSIA)
HYDRO•STOLONIZE0 BERMUDA 11328
SENNA NEMOPRILA (SHRUBBY SENNA)
Figure 8 - Proposed Plant Palette
City of La Quinta
Pain Tree:
&14!'U H SIZE, SUCH AS:
WASFfJGTOMA ROBUSTA (MEXICAN FAN PALM)
Medium Shrubs (Group 7)
t GAL -ON SIZE, SUCH AS:
CAO MDRA CALFORNICA (BAJA FAIRY DUSTER)
ENCEUR FARNOSA (BRITREBUSH)
RLSM, DENNSULARIS (BAJA RUELLIA)
Ylert Material (Group 8)
PALM SPRINGS GOLD FINES
AN 47IAR GRANITE BOULDERS
CONCRETE M.OWSTRIP
40
-q" Ile
movrdir
✓nrT e -
/nerf�++sfr
,�'SerCCa.:� ��b'P2"Trot
EN:ARGENENT AT RWY, I I I STREET FRONTAD
Figure 9- Illustrated Landscape Elevation (Page 1 of 2)
City of La Quinta
�W'10%� 4"01
� :.,Mi16.4aan
lrrd.4- rx� +Iwlaar�
dl 7�er hrM'•�t
?! S7tKWAOZ.72r0
,QiQ�t yioJ r j�aF iE
TRELLIS SECTION
41
Zr 940E LN'alWPE%f ER TYPICAL ENDCAP PARKING ISLAND•TYPE'2
E _;,v: a= PEp�S`dirKti
CoViE1.11% �!
I ,t.Sr-S I '-�. r�!„S.; rry�t.erJp-
1 L 1 Ct+nq 71 W,
IAVA ' r,n..�" d I '• -9 J#r�%v� / r ��-TSP4 �c,+s arl � A
'•r arMJL
a..vwlx � infv�.t.n A�.�j/•f G�CJn$ i.
4e—
� x •1 � fa����
SAI
CA Trtf • 71+"1w�c
• �1•a rcri+q
lOF �Yr�.,�syrnw.
mdr
ci
cvnir�4Pr-Y-t`•
TYPICAL MD -BAY PAR MG M AND
TYPICAL CART CORRAL
Figure 9 - Illustrated Landscape Elevation (Page 2 of 2)
City of La Quinta
6' WIDE PARKING ISLAND
.ratJ.a �. y.�• .
�I
o cai�
•� oaYrx'��ive
. # . % vi 4"
�. GAsa.v�l7F>e
42
Highway 111 and the Costco Wholesale parking lot
will require landscaping during the first phase of
project development (Figure 6, Phasing Plan).
Landscaping plans for building pads on the Komar
parcels will be submitted for review as development
occurs in each parcel/pad area. The landscaping plan
for the Komar parcels will be compatible with the
Costco Wholesale landscaping. Use of the proposed
plant palate is not required, but is suggested for the
Komar parcels. The conceptual landscape plan of
streetscapes along Highway 111 is approved in this
specific plan.
The landscaping design standards listed below
incorporate the City Design Guidelines to enhance not
only the project but also the community.
1 — The project entrance shall be visible to pedestrians
and people driving in cars by accenting the entries
with varying heights of Mexican Fan Palms and Palo
Brea, Coral Gum, Desert Willow, and Crepe Myrtle
trees.
2 — Plant arrangement along the Highway 111
frontage shall consist of long runs of meandering
shrubs punctuated by brief groups of accent plants.
3 — The surrounding architecture will be accented with
spiky and colorful plant material consisting of Century
Plants, various types of Agave, Red Yucca, Autumn
Glow Muhly, and others.
City of La Quinta
4 — Shade trees in the Costco Wholesale parking areas
will consist of Shoestring Acacia, Chinese Pistache,
and Chinese Evergreen Elm. These trees will provide
shade and a pleasing, cooling, softening effect to
combat the expanse of asphalt. The required
50 percent shade within 15 years for total parking
area of 187,221 SF is 93,611 SF. The Costco Wholesale
site will provide 95,927 SF (51 percent) of shade within
15 years. Figure 10 illustrates the landscape shade
calculations.
5 — Evergreen spreading groundcover such as Green
Carpet Natal Plum, Trailing Indigo Bush, and Purple
Trailing Lantana among others will be planted in the
parking islands to soften the hardscape.
6 — Planted long Highway Ill's streetscape and in
specific locations around the buildings, the Red Bird of
Paradise, Desert Spoon, and Red Yucca will be
featured as accent plants. These unusual plants will
be used to add a varying effect throughout the seasons.
7 — Entries and some larger planting areas will be
enhanced by Red Yucca and various sizes of boulders.
This brings the existing rocky terrain of the region into
the design.
8 — Buildings will be softened and the parking spaces
will be enclosed by berming the planter beds up to one
or two feet high.
See Section V.B. for a discussion of landscape design
guidelines applicable to the project.
43
s �� �► C
Y
_ i 1
ki
• t
Figure 10 - Landscape Shade Calculations
City of La Quinta
LANDSCAPE SHADE CALCULATIONS DIAGRAM
+ur..ti.cu
LANDSCAPE SHADE CALCULATIONS
'oati otic. v-Aw. ac•rn-
- sux.a. n,-., uulw n+c•nml,.,x ,y.: c
w�.+arc��w�Aa�.v,T,ua.c,wcrw:A�tiN^.a.ac�5 c�o,;,,'I,
44
D. Circulation Plan
The project Circulation Plan (Figure 11) is typical of a
commercial center with an internal system of access
aisles to serve the parking areas and multiple building
pads.
Vehicular
External access is taken from two locations. One
location is signalized, at the center of the project
parcels and Highway 111. The second entry is located
at the eastern boundary of the property and Highway
111. This entry is limited to right -in -right -out turning
movement. A main internal circulation corridor is
established at the signalized intersection. Parking
aisles and internal access drives serving the balance of
the site intersect this corridor. A secondary corridor is
taken from Highway 111 along the eastern edge of the
parcel. This entry provides immediate access to the
Costco Wholesale building. To ensure minimal
congestion, each of the entries to the site provides
substantial "stacking" for vehicles leaving the site, and
extensive distance before vehicles entering the site
meet intersecting parking isles or drives. All traffic
considerations along Highway 111 are subject to
Caltrans approval.
Additionally, access to Dune Palms Drive from Komar
Desert Center will be offered via a reciprocal access
City of La Quinta
point directly south of the fueling station, as shown on
Figure 3. After the property to the west is developed,
this access point will alleviate some of the circulation
pressure from the adjacent property using the Komar
Desert Center traffic light. Additionally, it would
create another access and exit point for visitors to
Komar Desert Center. In addition, the adjacent
property to the east is expected to be developed in the
near future. To assist in on-site circulation to the
adjacent Komar property, a driveway connection point
has been added in anticipation of the development.
The connection point(s) will be located along the
eastern edge of the Komar Desert Center property, as
shown on Figure 3, Site Plan. The connection point(s)
will be determined during site planning and approved
through review of the site plans. When the adjacent
property is developed the access will be reviewed by
the City of Indio through the adjacent property site
plan.
Pedestrian
As seen in Figure 11, pedestrian sidewalks are
provided along the Highway 111 frontage. A bus stop
will be located on Highway 111 and connected to the
internal pedestrian system within the project. The
internal pedestrian system on the site interconnects
all buildings within the site.
45
0
Figure 11- Circulation Plan
City of La Quinta
14
0\C p, Iz;flTc s3e-z
U1,11 DTrI On A -,,(Y,, -s
Giso IC DC VCY VCh CC CCL; at,O-
X DC Vey Ve- r:eS &
46
E. Preliminary Grading Plan
Grading Concept
The Conceptual Grading and Drainage Plan is shown
in Figure 12. During the Site Development Review
Process and final design, some adjustments to this
Plan may occur. This figure illustrates existing
proposed site grades, street grades, and pad grades.
The site will be graded to create five building pads
(one pad per building/envelope and one pad for the
service station), as well as parking areas and
streetscapes. Figure 3 shows the building envelopes,
and the approximate location of the building pads.
The site will be graded from the highest pad elevation
in the northwest corner of the site of 63 feet to the
lowest pad elevation in the southeast corner of the site
of 54 feet. Approximate pad elevations for each parcel
will be as follows:
Table 4
Approximate Pad Elevations
Pad Name
Elevation
Costco Wholesale Building
57.4'
Fueling Station
61.0'
Komar Building Envelope 1
58.0'
Komar Building Envelope 2
60.0'
Komar Building Envelope 3
64.0'
The earthwork is fairly evenly distributed throughout
the site with an average of 1 to 2 feet of cut or fill at
most locations.
In total, approximately 59,500 cubic yards (CI) of
earthwork is proposed, and all grading will be
balanced within the property limits without the need
for borrow or disposal sites.
Erosion Control
The Coachella Valley experiences periods of moderate
to high wind conditions; therefore, wind-blown dust
and sand is a concern during local grading operations.
The South Coast Air Quality Management District
(SCAQMD) in conjunction with the Environmental
Protection Agency (EPA) has instituted a plan in the
Coachella Valley to curb excess PM10 (small particle
dust). The provisions of the National Pollutant
Discharge Elimination System (NPDES) apply to
construction projects over one acre in size; therefore,
applying to this project. Grading operations would
include provisions to reduce wind and water erosion
control both during and after grading operations.
F. Preliminary Drainage Plan
The Conceptual Grading and Drainage Plan for the
site is shown in Figure 12. During the Site
Development Review Process and final design, some
adjustments to this Plan may occur. The drainage
plan proposes to direct surface runoff across the site
from the northwest corner of the parcel to the
southeast corner of the parcel. The exact sizing and
design of drainage improvements will be determined
during final engineering design and will be reviewed
by the City via standard plan check protocols to ensure
that drainage is adequately addressed.
City of La Quinta 47
56
Figure 12 - Conceptual Grading and Drainage Plan
City of La Quinta
it
Q
storm Praim
Post Grading Flow Lines
Post Grading Index Contour
Index Contours
Intermediate Contours
T
T
H
0
C-1
I
48
G. Preliminary Sewer Plan
Sewer service is provided to the site by the Coachella
Valley Water District (CVWD) via an existing 15 -inch
sewer line located in Dune Palms Road. Sewer will be
connected via a proposed easement through the
adjacent property owned by the Desert Sands Unified
School District. Onsite sewer lines will be installed
with stubouts to development pads (Figure 13, Utility
Plan). During the Site Development Review Process
and final design, some adjustments to this Plan may
occur.
H. Preliminary Water Plan
Water service is also provided to the site by CVWD
and will be available at the property from an 24 -inch
water line located to the east of the property in
Jefferson Street. Improvements will be constructed to
connect to the existing water line in Jefferson Street,
and construct a new water line through the La Quinta
Evacuation Channel and through the CVWD easement
and the vacant parcels in the City of Indio directly to
the east of the project site. Both domestic and
irrigation water will be taken from this water line.
New onsite waterlines will consist of 18 -inch domestic
water lines, 6 -inch fire hydrants, and lY2-inch to 2 -inch
service lines as needed. Initial water improvements
will involve creation of a looped water line to serve the
pads within the site, the connection of landscape
irrigation lines, and the provision of stub outs with
blow off valves in anticipation of the future building at
each pad. When buildings are constructed, they will
be connected to the water line and the blow off valves
will be removed (Figure 13, Utility Plan). During the
Site Development Review Process and final design,
some adjustments to this Plan may occur.
I. Other Utility Plans
Natural Gas
Natural Gas service is provided to the site by The Gas
Company, which has a four -inch gas main in Highway
111. The service will be in accordance with the
Company's policies and extension rules on file with the
California Public Utilities Commission. Service from
this location would require cutting and reconstruction
of some street pavement which would typically be
completed within one day. The Gas Company
anticipates service for this project to be routine.
Electric
Electric services are provided to the site by the
Imperial Irrigation District and are available to the
property on Highway 111.
Telephone
Telephone Service is provided to the site by Verizon
Telephone Company and is available to the property,
and is located within the base rate area of the Indio
office serving area. Telephone facilities will be
provided under provisions of the tariffs on file with the
Public Utilities Commission of the State of California.
City of La Quinta 49
Figure 13 - Preliminary Utility Plan
City of La Quinta
Utility Easement
Electric Lines
Strorm Drains
Sanitary Sewer Laterals
Sanitary Sewer Mains
Public Sanitary Sewer Mains
Natural Gas
Telephone
Private Water Lines (Costco)
Private Water Lines (Out Parcels)
Public Water Lines
50
City of La Quinta
V. Development Regulations
51
This page intentionally left blank
City of La Quinta 52
The development regulations contained herein provide
specific standards relative to permitted land uses in
addition to site design and construction regulations to
be applied within the Specific Plan Area. They are
intended to protect the public health, safety, and
welfare, and to create a harmonious relationship with
surrounding land. In general, this specific plan is
consistent with the CP and CR Zones of the City of La
Quinta Zoning Code unless a different standard is
identified below. Should a development standard
contained in this Specific Plan conflict with an
equivalent standard contained in the City of La Quinta
Zoning Code, the provisions of the Specific Plan shall
take precedence. In instances where the Specific Plan
does not address a particular regulation, the
applicable portion of the City of La Quinta Zoning
Code shall govern. The Planning Commission shall
have the authority to approve minor adjustments
during the Development Permit Review, so long as it is
determined that such adjustments are consistent with
the Specific Plan. In addition, in accordance with
Section 9.200.090 of the La Quinta Municipal Code,
Specific Plan modifications initiated by the developer
shall be submitted to the Community Development
Director. If the Director determines that the
modification(s) is/are minor, will not result in a
City of La Quinta
significant change in the approved project, and
complies/comply with the spirit and intent of the
original approving action, the Director may approve
the modification(s) without further administrative
review. If the Director determines that the
modification(s) may result in a significant change in
the project, the Director shall refer the change(s) to the
original decision-making authority.
A. Principal Uses Permitted
This Specific Plan shall allow all uses identified as
Permitted as a Principal Use, Permitted as an
Accessory to the Principal Use, Permitted as a
Principal or Accessory Use if a Conditional Use Permit
is approved, Permitted if a Minor Use Permit is
approved, and Permitted as a temporary use as
identified in and subject to the provisions of the
Commercial Park (CP) and Regional Commercial (CR)
Zoning Districts described in Section 9.80.040 of the
La Quinta Zoning Code.
B. Property Development Standards
Table 5 contains the property development standards
that must be adhered to by any future building on the
project site.
53
,nar Desert Center Specific Plan
Table 5
Property Development Standards
(Illustrated in Figure 3, Site Plan)
Standard
Speck Plan Commercial Park (CP)
Specific Plan Regional Commercial (CR)
Maximum Structure Height(')
37 feet (2)
24 feet within 150 feet of Hwy 111 ROW/
35 feet beyond 150 feet of Hwy 111 ROW
Maximum Number of Stories
2 stories
1 floor within 150 feet of Hwy 111 ROW/
2 stories beyond 150 feet of Hwy 111 ROW
Maximum FAR
.20
.35
Building Setbacks (3)
From Highway 111
A minimum of 50 feet
A minimum of 50 feet
From Residential, PR, OS, and GC Districts
A minimum of 50 feet
A minimum of 50 feet
Landscape Setbacks (4)
From Highway 111
A minimum of 50 feet
A minimum of 50 feet
Minimum Setback from Interior Property Lines
20 feet
20 feet
Interior Landscape (5)
Parking Areas
At least 5% of net project area
At least 5% of net project area
Non -Parking Areas
At least 5% of net project area
At least 5% of net project area
Required Parking
General Retail Uses Under 50,000 SF GFA
1 space per 200 SF GFA
1 space per 200 SF GFA
Banks
1 space per 250 SF GFA
1 space per 250 SF GFA
Costco Wholesale Building Use
1 space per 250 SF GFA
1 space per 250 SF GFA
Conventional sit-down restaurants (includes indoor
1 space per 75 SF GFA
1 space per 75 SF GFA
and outdoor seating areas and bars)
Drive-through and fast food
1 space per 100 SF GFA, no less than
1 space per 100 SF GFA, no less than
10 spaces. Additional 2 grill spaces for
10 spaces. Additional 2 grill spaces for
vehicles awaiting paid -for orders
vehicles awaiting paid -for orders
FAR = Floor Area Ratio
SF = Square Feet
GFA = Gross Floor Area
Notes:
(1) Includes Highway 111 image corridor requirements.
(Z) This maximum height does not include architectural elements, which may extend up to 41 feet, 4 inches.
(3) Number given is minimum building setback from the street ROW. In addition to the required landscape setback, the building setback may contain parking, driveways,
and similar facilities.
(4) Perimeter landscape setback shall consist of landscaped area within the building setback. Number given is minimum landscaped setback from street ROW.
(5) Total project area is 26.53 acres. Percentages are applicable to site as a whole, as described in this Specific Plan, individual parcels may vary higher or lower.
City of La Quinta 54
r
City of La Qulnta
VI. Design Guidelines
55
This page intentionally left blank
City of La Quanta 56
The following Design Guidelines have been developed
as a method of achieving a high quality, cohesive
design character for the development of the Komar
Desert Center. They provide specific design criteria
for the development of the project, as well as
encourage creativity, imagination, and a high level of
harmony and consistency with the surrounding
community. Adherence to the Design Guidelines will
create a desirable asset to the community and enhance
the project's overall value.
These guidelines will govern the design quality of the
project for application in the following ways:
• To provide the City of La Quinta with the
necessary assurance that the Specific Plan area
will develop in accordance with the quality and
character proposed.
• To provide guidance to developers, builders,
engineers, architects, landscape architects, and
other professionals in order to maintain the
desired design quality.
• To provide guidance to City staff, the Planning
Commission, and the City Council in the review of
construction plans for the Specific Plan area.
The following describes the design intent and the
elements proposed that will ensure Komar Desert
Center is executed in a cohesive manner with
appropriate scale and emphasis, and with a consistent
and timeless architectural language.
City of La Quinta
A. Architectural Guidelines
The design guidelines contained herein are intended to
ensure that the design of the structures on each pad
will be responsive and complementary to its neighbors.
The Costco Wholesale building has been styled to
blend in with the look and feel of the desert
community. The buildings on the Komar parcels will
blend with the Costco Wholesale building, by utilizing
compatible materials and paint colors. It is
understood that the Costco Wholesale building is a
unique building style, and that the large scale and
warehouse feeling should not propagate to the
remainder of the site. However, by using
complementary materials, the buildings on the Komar
parcels will appear to be part of a cohesive
development. Figure 14, Architectural Treatments,
illustrates types of architectural treatments ultimately
envisioned for future building construction on the
project site, as applied to the Costco Wholesale
building. Figure 15 shows an example of an
architectural rendering, the style of which is
anticipated for use on the remaining Komar parcels.
The architectural treatments reflect the Contemporary
California Desert style of architecture. Variations in
the Desert Contemporary architecture will be allowed
to accommodate "trade mark" architectural elements.
All architectural detailing is subject to approval by the
City of La Quinta site development review process.
57
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City of La Quinta
58
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City of La Quinta
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City of La Quinta
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City of La Quinta
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60
Mass and Scale
• Varied proportions are encouraged. Elements in
facades should be spaced at varying intervals to
create a visual rhythm.
• Each building will incorporate a continuity of
mass, scale, and architectural features.
• During Phase II, architectural themes will
continue between pads within the project site will
also be maintained.
• Site development permits for parcels abutting the
La Quinta Evacuation Channel shall include rear
and side elevations facing the channel that
address building articulation and landscaping.
A limited pallet of architectural elements has been
developed for Phase I of the project. Phase II will
incorporate the same or similar architectural
elements, as subject to City of La Quinta review, to
create compositional interest, rhythm, continuity, and
harmony throughout the site. The pallet that was
developed is characterized by: layered structural
expression and the integration of contrasting building
elements that promote variety as well as enhance the
play of light and shadow on surfaces. Simple masses
will be accentuated with deep-set openings, reveals,
inset detailing, and human scale features.
The project will address the identity of the commercial
center at intersections, entrances, and prominent site
locations. Similar building forms throughout the
Phase II portion of the site will enhance internal
organization within the project. Primary entrances
will be emphasized with increased massing and deep
shadows created by the addition of overhangs and
shading structures. Limited individual tenant identity
is achieved with color, awnings, and signage. Project
continuity will be maintained through the consistent
use of architectural vocabulary and treatments.
Roof Treatments
• The use of both flat and pitched roofs shall be
encouraged to create architectural interest and
relief throughout the project.
• Mechanical equipment may be placed only on flat
portions of roofs provided that they are not in
public view and that the screening is incorporated
into building design, as required in Section
9.100.050, Screening, of the City of La Quinta
Municipal Code.
Roofs shall be flat or pitched to create architectural
relief throughout the site. Building elevations will be
varied by the use of multiple parapet heights and
stepped back screening elements. Shadowline reveals
and simple trim will be used.
Architectural Features and Details
• All mechanical equipment including fuse boxes,
heating and cooling devices, and satellite dishes
shall be screened from public view. Screening
devices shall utilize the same materials and colors
as the main structure.
• The use of curtain walls is not allowed.
City of La Quinta 61
• Exterior walls should emphasize shadow relief
using recesses, bays, awnings, and covered
walkways.
• Building entryways should be visually
emphasized.
• The use of false facade treatments should be
avoided. Shaded walkways are encouraged in
areas with high levels of pedestrian traffic.
• Conversion of first floor windows to exterior
tenant entries is allowed subject to Staff approval
of architectural details.
Building emphasis will be on dramatic form and
composition. Shadow relief will be emphasized with
deep-set openings, trellis shade devices, awnings,
freestanding columns, and varied surface textures.
Walls that provide screening will be varied in height
and detailed with relief and inset tile elements. The
building forms will be offset against integrated
landscaping and boulder arrangements. Lighting
treatments will enhance the nightscape.
All rooftop equipment, electrical equipment, utility
meters, service equipment, and trash storage areas
will be appropriately located and screened from view.
Walls and Fences
• Walls are encouraged to use materials and colors
which match or complement associated buildings.
• Walls which create long, unbroken, straight lines
should be avoided.
Lighting
• Exterior lighting, when used, should enhance the
building design and the adjoining landscape.
• Lighting standards and building fixtures should
be of a design and size compatible with the
building and adjacent areas.
• Lighting shall be restrained in design and
excessive brightness (night glow) avoided.
• Standard design techniques should be employed
to shield parking light fixtures and control direct
glare and spill light emanating from these
fixtures. Parking lot light poles should be
equipped with a flush lens and should not exceed
a maximum height of 35 feet.
• Along the westerly property line, sharp cutoff
light fixtures will be utilized.
Lighting will be integrated to enhance building design
and site amenities. Lighting will adhere to City of La
Quinta Zoning Code Section 9.100.150, Outdoor
Lighting. Fully shielded and appropriately filtered
fixtures will be employed. Light fixtures will be of
appropriate size and type so as to be compatible with
the building and site architecture.
Parking lot light will not create excessive glare or
nighttime glow. Pole mounted fixtures will not exceed
a maximum of 35 feet in height and will conform to the
City's outdoor lighting ordinance, Section 9.100.150 of
the Municipal Code.
City of La Quinta 62
Materials and Colors
• The facade plays an integral role in building
appearance and should use a continuous palette
of similar materials and colors.
• Restraint should be exercised in the number of
materials and colors selected for a given
structure. Accent colors should be limited to one
or two per structure.
• Acceptable construction materials are prefinished
architectural panels, wood, stucco, concrete,
ceramic tile, glass, stone, and stone or natural
concrete block.
• Table 6 contains selected colors and
that establish the working
intended to serve as a basis
cohesiveness for the project.
palette
materials
that is
for architectural
Fagade color and building accent colors comprise a key
component of the overall design approach. Rich
saturated colors will be utilized in combination with
natural neutral tones to create variety and interest.
Colors and materials will be compatible with and will
complement desert landscaping. Restraint will be
exercised in the number of colors and materials used
from building to building. Architectural elements will
be treated consistently to reinforce architectural
hierarchies and maintain a cohesive overall project
appearance.
The proposed Costco Wholesale store is a flat roof
structure anticipated to have a maximum height of 35
feet 4 inches, with architectural elements extending as
high as 41 feet 4 inches. The proposed architecture is
characterized as Contemporary Desert style. A
characteristic of this style is the use of horizontal lines
as accent banding which typically break down the
large scale and massing. Traditional elements are
used as a second layer of design to create a
geographical presence and ground the design to reflect
the richness of the desert.
Proposed is a simple architectural massing that
utilizes masonry, cultured stone, and smooth finish
stucco. The colors selected include rich, warm, neutral
grays and browns thus forming a natural palette with
color accents to complement the adjacent and blend
with future development.
The masonry stone color and texture will be a mixture
of split -face and smooth block and are integral to the
design. The masonry color is proposed as terra cotta
fashioned in a soldier coursing intermittent band. The
"Red Stripe" is a recognizable branding element
specific to Costco Wholesale and architecturally breaks
the massing horizontally at roughly the 2/3 point of
the overall vertical height of the building. The Costco
Wholesale signage will be located at the same point on
the building. The Costco Wholesale logo will be made
up of prefabricated, reverse pan, metal letters. The
letters will be illuminated with gooseneck light
fixtures that ensure direct illumination of the logo.
Secondary accent and detail features of pre -finished
and pre -manufactured metal are incorporated
throughout the design including a metal cornice with a
textured coating to have the appearance of stucco.
They function as overhead shade and create active
shadows which are characteristic of Contemporary
Desert architecture.
City of la Quinta 63
Table 6
Costco Wholesale Building Materials*
Name To Be Used For Manufacturer Color Example
C.M.U. Block Base Section Exterior Walls Angelus Block Company Split - "Oak"
C.M.U. Block Mid Section Exterior Walls
C.M.U. Block Top Section Exterior Walls
C.M.U. Block Accent Banding Exterior Walls
Accent Band Exterior Walls Red Stripe
Faux Stone Exterior Walls
Angelus Block Co. Precision - "Harvest"
Angelus Block Co.
Precision - "Shoreline"
=
Angelus Block Co.
Precision - "Sandstone"
Angelus Block Co.
Precision Soldier Course -
"Ladera Red"
Angelus Block Company Cultured Stone - Limestone -
"Chardonnay"
City of La Quinta 64
Name To Be Used For Manufacturer Color Example
Metal Accents Metal Coping; H.M. Exit Doors; Exterior Wall; Sherwin Williams Tony Taupe
Signage Panel
Metal Accents Metal Cornice; Exterior Wall Feature Element Sherwin Williams Superior Bronze
Metal Accents Accent Metal Feature Element
Sherwin Williams
Metal Accents E.I.F.S Feature Element; H.M. Exit Door Frames; Sherwin Williams
Accent Metal Trim
*To be similar or equal
City of La Quinta
Antique Patina
SW 7055 "Enduring Bronze"
65
The proposed fueling station consists of a canopy
which will be pre -fabricated metal and texture coated
to look like stucco to match the store metal cornice
band. The fueling station will have similar
architectural features including cultured stone veneer
columns, and metal caps. The canopy is proposed to be
18 feet high, 3 feet thick, and cover 8 fueling pumps.
The paint and materials to be used for the buildings
that are constructed on the Komar parcels will be
similar or identical to the materials that are used for
the Costco Wholesale building. This will ensure that
the entire site enjoys a similar look and feel
throughout future development. Additionally, any
future building on the Komar parcels will require site
plan review and approval by the City of La Quinta.
Signage
• Signage should be designed with appropriate
scale and proportion and should relate visually to
buildings and surroundings.
• Sign colors, materials, and lighting should be
restrained and harmonious with the building and
site to which it principally relates.
• The number of graphic elements on a sign should
be limited to the minimum necessary to convey
needed information and should be composed in
proportion to the area of the sign face.
• Each sign should be compatible with signs on
adjoining premises and should not compete for
attention.
• The signage program contained in the Specific
Plan is conceptual only. A detailed signage
program must be submitted and approved by the
City before issuance of the first building permit.
B. Landscape Guidelines
General Guidelines
• Groundcovers shall be used to enhance the
appearance of the project and protect soil from
erosion. Acceptable groundcover includes gravels,
rocks, or living plant materials. Tree bark and
shredded wood products, which are lightweight
and subject to wind and water erosion, are
prohibited.
• Water efficient landscape materials, including
native plants, with drip irrigation shall be used
whenever possible as a means of conserving
scarce water resources and minimizing
maintenance costs.
• Landscaping shall be designed to screen above
ground utility equipment, service areas, and trash
containers. Homogenous, visually subtle plant
materials shall be selected for use in these areas
in order not to focus attention on the
objectionable items.
Entryways
• Areas which serve as a focus of vehicular traffic,
such as project entries, shall be accented by the
use of colorful shrubs and groundcovers for
enhanced visual interest. These shrubs and
groundcovers are to include Red Bird of Paradise,
Desert Spoon, and Red Yucca with Boulders.
City of La Quinta 66
• Project entries shall utilize vertical accents such
as trees to provide a sense of arrival to the facility
with California Fan Palms, Palo Brea trees, and
others, of varying heights.
• Plant materials at project entries shall be located
so as to avoid interfering with motorist sight
lines. Plant combinations shall leave an area of
three feet to six feet of vertical height open to
allow for clear vision of approaching cars and
pedestrians.
Buildings
• Primary building entries shall be accented by the
use of colorful shrubs and groundcovers for
enhanced visual interest. These will include
Lantana, Bougainvillea, and Ruellia.
• Plant materials shall be used to soften long
stretches of blank wall surface.
• Landscape materials shall be, selected with colors
and textures which enhance architectural
elements.
Streetscapes
• Streetscapes shall incorporate informal masses of
trees and shrubs.
• Streetscapes fronting the project shall maintain a
plant palette and design concept which is
compatible with surrounding finished street
frontages.
• Streetscape along Highway 111 shall conform to
specific City guidelines as follows:
City of La Quinta
- For proposed plant palette, see Table 3.
- For Landscape Concept. Site Plan, see
Figure 7.
Parking Lots
Plant material will consist of inert groundcover,
medium height evergreen shrubs, and accent plants
with spiky forms, which will allow sight line over
shrubs, yet provide islands that are green and colorful.
• The design of parking lots shall include provisions
for canopy trees to provide shade for parked
vehicles.
• Parking areas shall be screened from adjacent
roadways by the use of low walls or berms.
The proposed landscape for the Phase I development is
designed to provide a lush (although water efficient)
look and conform to the Water Efficient Landscaping
Ordinance. Along the west side of the property, a
20 -foot -wide - landscape buffer with canopy trees and
tall screening shrubs such as Texas Ranger and Red
Bird of Paradise provides screening for potential
future residential uses on the adjacent property. Drive
aisles are visually delineated by the use of medium
height flowering trees such as Palo Verde or Mesquite
while the parking fields are shaded by larger trees
such as Shoestring Acacia or Evergreen Elms that are
placed every second or third stall. All planter areas
will consist of decomposed granite or angular rock
groundcover to help maintain moisture levels in the
soil. Accent plants with spiky forms such as
67
Hesperaloe, Agave, and Yucca are used along the
north side of the building for their sculptural interest.
The Highway 111 landscape is designed to follow the
requirements of the Highway 111 Design Guidelines.
Three foot high undulating earth mounding along with
massing of various size shrubs such as Texas Ranger
and Senna will screen the parking areas from the
road. Flowering trees such as Palo Brea and Desert
Willow are placed in groupings between larger trees
such as Palo Verde to further screen parking areas
while providing shade along the meandering sidewalk.
Mexican Fan Palms are used as a visual marker at the
project entrance. Small groupings of spiky accent
City of La Quinta
plants such as Desert Spoon and Red Yucca are
combined with natural boulders for visual interest.
Decomposed granite is used as the groundcover
beneath all planted areas to maintain soil moisture
and all plants are to be watered by drip irrigation.
Shrubs, accent plants, and trees provide a variety of
color.
The Phase II landscaping will use the same plant
materials, so that the two phases blend together.
Phase II landscaping plans are subject to the approval
of the City.
68
City of La Quinta
VII. Program Implementation Measures
69
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City of La Quinta 70
A. Description of Regulations and Ordinances
Which Will Implement the Specific Plan
The Komar Desert Center Specific Plan will be
adopted by City Council by resolution. The Specific
Plan is in conformance with the General Plan, as
required in the City of La Quinta Municipal Code
Section 9.240.010 Specific Plan Review. The Section
concerning Specific Plan Review is as follows:
A. Purpose. A specific plan is a detailed plan
covering a selected area of the city for the purpose of
implementation of the general plan.
B. Applicable State Law. It is intended that the
provisions of this section shall be fully consistent
and in full compliance with Section 65450 et seq. of
the State Government Code and that such
provisions shall be so construed.
C. Who May Apply. A specific plan or specific
plan amendment application may be initiated by:
1. The city council;
2. The owner of the property or by the owners
agent (with written notarized authorization from
the owner);
3. The planning commission by a majority vote;
or
4. The community development director.
D. Review Procedures. Specific plans shall be
prepared, adopted and amended in the same
manner as the general plan, except that a specific
plan may be adopted either by resolution or
ordinance.
E. Required Findings. The following findings
shall be made by the city council prior to approval
of any specific plan or specific plan amendment:
1. Consistency with General Plan. The plan or
amendment is consistent with the goals,
objectives, and policies of the general plan.
2. Public Welfare. Approval of the plan or
amendment will not create conditions materially
detrimental to the public health, safety and
general welfare.
3. Land Use Compatibility. The specific plan is
compatible with zoning on adjacent properties.
4. Property Suitability. The specific plan is
suitable and appropriate for the subject property.
(Ord. 367 § I (Exh. A) (part), 2002; Ord. 284 § I
(Exh. A) (part), 1996)
No other regulations or ordinances will need to be
followed to implement the Komar Desert Center
Specific Plan..
B. Capital Improvement Program and Financing
Measures
Costco Wholesale and Komar Developers are
identifying and providing all funding for the
development project. This includes the utilities and all
other on-site improvements, as well as the Highway
Improvements to Highway 111 and the bus stop.
City of La Quinta 71
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City of La Quinta 72
VIII. Relationship of Specific Plan's Environmental Document to
Subsequent Discretionary Projects
City of La Quinta 78
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City of La Quinta
74
A. Projects that Would be Exempt from
Additional Documentation
In accordance with CEQA, all projects included in
Phases I and II would be exempt from subsequent
environmental assessments once the Environmental
Impact Report (EIR) is certified and the mitigation
measures have been fulfilled. Future projects not
addressed in the Final EIR may require additional
environmental documentation, as required by CEQA.
City of La Quinta
B. Projects that Would Require Additional
Documentation
Any future projects that are not contained in Phases I
or II would require a Specific Plan Amendment prior
to project implementation.
75
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City of La Quinta 76
City of La Quinta
IX. Specific Plan Administration
77
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City of La Quinta
78
A. Maintenance
Maintenance of buildings and grounds shall be the
responsibility of the building management association.
On-site facilities and landscaping shall be maintained
in a clean, attractive, and safe condition in accordance
with City regulations, as detailed in Section 9.100.040,
Landscaping, of the Municipal Code.
B. Specific Plan Amendment Procedures
Any proposed changes to this document that would
substantially alter the Site Plan(s) contained in this
document shall require an amendment to the Komar
Desert Center Specific Plan and shall be processed
pursuant to provisions contained in California State
Government Code Section 65453, and, in the same
manner as a zoning code text amendment, pursuant to
Section 9.240.010, Specific Plan Review, of the La
Quinta Municipal Code. The Planning Commission
and City Council shall find,. in approving or
conditionally approving an amendment, that there is
not a conflict with the purpose and intent of this
Specific Plan or the City of La Quinta General Plan.
The Planning Commission shall have the authority to
approve minor adjustments during the Development
Permit Review, so long as it is determined that such
adjustments are consistent with the Specific Plan. In
addition, in accordance with Section 9.200.090 of the
La Quinta Municipal Code, Specific Plan modifications
initiated by the developer shall be submitted to the
Community Development Director. If the Director
determines that the modification(s) is/are minor, will
not result in a significant change in the approved
project, and complies/comply with the spirit and intent
of the original approving action, the Director may
approve the modification(s) without further
administrative review. If the Director determines that
the modification(s) may result in a significant change
in the project, the Director shall refer the change(s) to
the original decision-making authority.
C. Specific Plan Enforcement
The enforcement of the provisions of this Specific Plan
shall be by the following:
• The City of La Quinta Community Development
Department shall enforce the site development
standards and design guidelines set forth herein.
• The Planning Commission may review the appeal
of any administrative interpretation of this
Specific Plan. Likewise, any decision by the
Planning Commission is subject to appeal to the
City Council.
• The City of La Quinta shall administer the
provisions of Komar Desert Center Specific Plan
in accordance with the State of California
Government Code, Subdivision Map Act, the City
of La Quinta General Plan, and the City of La
Quinta Municipal Code.
• The Specific Plan development procedures,
regulations, standards, and specifications shall
supersede the relevant provisions of the City's
Municipal Code, as they currently exist or may be
amended in the future.
• All regulations, conditions, and programs
contained herein shall be deemed separate,
City of La Quinta 79
distinct, and independent provisions of this
Specific Plan. In the event that any such
provision is held invalid or unconstitutional, the
validity of all the remaining provisions of this
Specific Plan shall not be affected.
• Any development regulation and building
requirement not addressed in _the Specific Plan
shall be subject to all relevant City of La Quinta
ordinances, codes, and regulations.
City of La Quinta 80