SP 1996-028 Dune Palms Plaza (2001) Amendment 2j tilr 42UI, FILE COQ'
CITY OF IJ-Wu!fv fA
_PLANNING Iii PARTMENT
DUNE PALMS CENTER aI I I I I
Dune Palms Road at Highway 111 a
December 19, 1996
Approved February 4, 1997
Amended #1 - Approved April 7, 1998
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SPECIFIC PLAN
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THE CITY OF LA QUINTA, CALIFORNIA
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Originally Prepared b
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PLANNING ING UEPARTt [Vi�E,N-
LAPIS ENERGY ORGANIZATION, INC..
135 Saxony Road
P.O. Box 231310
Encinitas, California 92023
December 19, 1996
Approved February 4, 1997
Amended #1 - Approved April 7, 1998
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TABLE OF CONTENTS
SECTION Page
1.0 INTRODUCTION 1
1.1 EXECUTIVE SUMMARY 1
1.2 PURPOSE AND INTENT 1
1.3 PROJECT SETTING 1
1.4 ENABLING LEGISLATION 2
1.5 CULTURAL RESOURCES ASSESSMENT 2
2.0 PLANS PROGRAMS AND GUIDELINES
5
2.1
SPECIFIC PLAN MIXED/REGIONAL COMMERCIAL (M/RC)
5
USES AND STANDARDS
2.2
SPECIFIC PLAN COMMERCIAL PARK (CP) USES AND
5
STANDARDS
2.3
DEVELOPMENT CONCEPT
5
2.4
LAND USE PLAN
7
2.5
CIRCULATION PLAN
11
2.6
INFRASTRUCTURE AND UTILITIES PLAN
13
2.7
DEVELOPMENT DESIGN GUIDELINES
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1017
WITH THE GENERAL PLAIT
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3.1
LAND USE ELEMENT
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3.2
CIRCULATION ELEMENT
17
3.3
OPEN SPACE ELEMENT
17
3.4
PARKS AND RECREATION ELEMENT
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3.5
ENVIRONMENTAL CONSERVATION ELEMENT
17
3.6
INFRASTRUCTURE AND PUBLIC SERVICES ELEMENT
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3.7
ENVIRONMENTAL HAZARDS ELEMENT
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3.8
AIR QUALITY ELEMENT
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LIST OF EXHIBITS
EXHIBIT 1 REGIONAL LOCATION MAP 3
EXHIBIT 2 VICINITY MAP 4
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1.0 INTRODUCTION
1.1 EXECUTIVE SUMMARY
The Dune Palms Center Development Specific Plan is a summary of the Proposed
development at the corner of Dune Palms Road and Highway 111, proposed by the Lapis
Energy Organization, Inc. of Encinitas, California. This Specific Plan was submitted
along- with a Conditional Use Permit Application, Tentative Parcel Map and a Site
Development Application. It is organized into four chapters:
Chapter 1 - Introduction, is an introduction to the development and includes a summary of
the development as well as a description of the project setting, and legislative authority for
the Specific Plan.
Chapter 2 - Plans, Programs and Guidelines, provides the organization and framework of
the Land Use Plan and related exhibits. It establishes the land use policy for the Lapis
Energy Development and provides design guidelines for each of the individual parcels
included in the development.
Chapter 3 - Consistency with the General Plan, includes a statement of the relationship of
the Specific Plan to the General Plan.
1.2 PURPOSE' AND INTENT
The Specific Plan is intended to guide the character, design and standards of development
at the Dune Palms Center Development. It, is meant to provide a degree of flexibility to
allow, future development to respond to the changes in society and the economic
marketplace which will occur over the buildout of the community. The Specific Plan
establishes and updates the design and development policies applicable to development
within the Specific Plan area.
1.3 PROJECT SETTING
The Dune Palms Center Development is located at the southeast corner of Highway 111
and Dune Palms Road. The property is approximately 10.29 acres and extends from
Highway 111 back to the Desert Sands Unified School District (DSUSD) Administrative
Center on Dune Palms Road, and is entirely within the corporate limits of the City of La
Quinta. The site is designed for Mixed/Regional/ Commercial (M/RC) and Commercial
Park (CP) uses by the City of La Quinta General Plan.
Dunes Palms Center
Qr�arifir Plan
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Thero rty adjacent to the Dune Palms Center Development is designated as
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Mixed/Regional Commercial (M/RC). The only development currently underway at
the time the construction of the DSUSD Administrative Center.
1 1.4 ENABLING LEGISLATION
The authority to prepare, adopt, and implement specific plans is granted to the City of La
JQuinta by the California Government Code (Title 7, Division 1, Chapter 3, Article 8,
Sections 65450 through 65457). As with General Plans, the Planning Commission must
hold a public hearing before it can recommend adoption of a specific plan. The City
Council of La Quinta may adopt a specific plan.by either ordinance or resolution.
1.5 CULTURAL RESOURCES ASSESSMENT
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The site is identified as being within the habitat range of the Coachella Giant Sand Treader
J Cricket, which is listed as a Species of Special Concern by the California Department of
Fish and Game. A biological study to determine the extent of this species was conducted,
and submitted with this Specific Plan. The results of the Biological Study showed no
Jsigns of the Coachella Giant Sand Cricket.
A cultural resource assessment was also performed on the site to determine if significant
J archaeological or historic resources were are present on this site. The results of the
cultural resource assessment study are outlined below.
Phase 1. The Phase I archaeological study included a surface investigation of the entire
site for the possibility of existing archaeological artifacts. Ancient fragments and beads
were located in a small area (10 square yards) during the Phase I study. Based on the
Phase I findings, a Phase II investigation was recommended by the archaeologist and the
City of La Quinta Planning Department.
Phase I1. The Phase II investigation included over twenty, one -meter by one -meter
excavations throughout the site to determine if ancient artifacts existed in any other area
of the site. All of the excavations were negative except for those located in the 10 square
yard area located in the Phase I study. During the Phase II investigation, additional
artifacts were found in the same area which included beads, stone and cremated human
fragments. The human fragments consisted of the fifth metacarpal and a vertebrae from a
single person. It was also determined that the find was approximately 2,000 years old, and
the oldest find in the Coachella Valley to date.
Due to the nature of the find, a meeting with the Tribal Council and the Planning
Department staff' was conducted to determine the proper course of action to be taken for
closure of the archaeological site. A mitigation plan was developed that included a Phase
III study to remove all of the artifacts and completely exhaust the find. A stipulation to
the removal of the find is that during any grading operations an Archaeologist must be
present.
Dunes Palms Center
2 Specific Plan
Phase III. The Phase III investigation was completed in December 1996, and all of the
artifacts removed from the site. A detailed summary report of the findings was submitted to
the Historical Preservation Commission. Presently (as of July 2001) the overall site has been
cleared of any further mitigation requirements, other than monitoring during all construction.
EXHIBIT I
REGIONAL LOCATION MAP
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Dune Palms Center
Specific Plan
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EXHIBIT 2
VICINITY MAP
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Dune Palms Center
Specific Plan
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2.0 PLANS PROGRAMS AND GUIDELINES
Sections 2.1 and 2.2 establish the permitted land uses and development standards for
property designated as Mixed/Regional Commercial (M/RC) and Commercial Park (CP).
2.1 SPECIFIC PLAN MIXED/REGIONAL COMMERCIAL (M/RC)USES
AND STANDARDS
Policy 2-3.1.1 The Mixed/Regional Commercial (M/RC) category shall provide areas for
businesses serving the entire region with a trade area typically exceeding 100,000 people.
Businesses allowed to locate in M/RC areas shall include major retail commercial tenants
associated with a regional mall, off-price retail outlet and/or power center: Other
businesses permitted in the M/RC category include major office uses, such as corporate
headquarters or regional service centers, research and development facilities, major
community facilities and/or major medical related facilities. Overnight commercial lodging
uses, entertainment uses, as well as automobile uses of a regional nature, may also be
included.
The maximum F.A.R. of a project in an M/RC category shall be 0.35. The maximum
building height shall not exceed four stories.
Policy 2-3.1.9 A Specific Plan must be approved prior to any land division or other
development approval action of projects in M/RC areas.
2.2 SPECIFIC PLAN COMMERCIAL PARK (CP) USES AND STANDARDS
Policy 2-3.2.1 The Commercial Park (CP) category shall provide areas for businesses
offering heavy commercial uses, such as automobile repair and body work and
warehousing and storage, and light industrial uses, such as office/showroom,
office/warehouse, high tech light manufacturing, and other similar uses which serve the
needs of a regional and local trade area. Typical trade area populations range from 15,000
to 50,000 people, but may be larger based on the specific nature of the business.
The maximum F.A.R. of a project in a CP category shall be 0.50. The maximum,buildmg
height shall be two stories. Projects in the CP areas shall be located with direct access to
arterial or non-residential collector streets. Projects in CP areas shall. be developed in a
"campus -like" setting.
2.3 DEVELOPMENT CONCEPT
The original Specific Plan concept was built arrounf the use of compressed natural gas (CNG)
as an alternative vehical fuel. lapis Energy organization, Inc. (LEO) was under contract
to provide refueling services to the Desert Sands Unified School District. DSUSD
Dune Palms Center
5 Specific Plan
1 The original Specific Plan concept was built around the use of compressed natural gas (CNG)
as an alternative vehicle fuel. lapis Energy organization, Inc. (LEO) was under contruct
to provide refueling services to the Desert Sands Unified School District, DSUSD
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Currently occupies a new Administrative Center on Dune Palms Road just South of
the Lapis Energy Development.
The development was to include a refueling site, dedicated to DSUSD, at the back of
the property, Parcel 4. The development also include a refueling site, to be used by
the public on the parcel adjacent to Highway 1.11, Parcel 1. Both refueling sites may
be equipped to dispense CNG, the front refueling site may also include unleaded
gasoline, diesel fuel and propane, and the back refueling site will also include diesel
fuel.
2.3.1 Parcel 2 shall have a 23,184 square foot one story building that shall contain
one or more uses as noted in Policy 2.3.11 for the mixed/Regional Commercial
(AMC) uses.
Section 2.1. includes Policy 2-3.1.1 for Mixed/Regional Commercial (M?RC) uses.
The Dunes Palms Center is consistent with this policy because it includes a "regional
service center'; and "automobile uses of a regional nature". The entire Coachella
Valley region is becoming an alternative fuels clean air corridor. The most significant
obstacle in the use of alternative fuels is lack of refueling sites and service centers for
alternative fuel vehicles (AFVs). Parcel 1 and 4 would provide the needed
infrastructure for the expansion of AFVs throughout the region.
The remaining parcel, Parcel 3 has been developed as mini -storage facility. Section
2.2 includes Policy 2-3.2.1 for Commercial Park (CP) uses. The Lapis Energy
Development is consistent with this policy because it includes "warehousing and
storage with serves the needs of the region. In addition, the mini -storage provides a
buffer from the bus parking and refueling area located on Parcel 4 and the DSUSD
Administrative Center, to Highway 111.
Dunes Palms Center
6 Specific Plan
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2.4 LAND USE PLAN
A full size layout of the Dune Palms Center was submitted with this Specific Plan
which depicts the types, locations and general organization of land use permitted to
occur at the Lapis Energy Development. The Land Use Plan intended to promote a
balance and functional mix of land uses consistent with the City of La Quinta's
General Plan. Including goals for orderly attractive, high quality, regional services.
The Land Use Plan establishes a pattern of land uses and densities compatible with the
site's setting and the goals and objectives of the Development.
The development is divided into four parcels which include Parcel 1: Public Refueling
Site, Parcel 2: Mini Auto motive/Retail Center, Parcel 3: Mini -Storage, Parcel 4:
Desert Sands Unified School District Refueling Site. Individual site development
applications will determine site-specific requirements.
J 2.4.1 Public Refueling Station
The Public Refueling Site will provide unleaded gasoline, diesel fuel, and possibly
compressed natural gas (CNG) and propane dispensing. The site also includes a mini -
mart which may house a fast food service. The restaurant may include both a sit
down and take out services. The main building is 2,500 square feet and will include
the mini -mart, sales and service. Currently the building has been completed, 4 pump
set, but no operator has been identified.
2.4.2 Automotive/Retail Center
J The Automotive/Retail Center site consists of a 23,184 square feet, single story,
building, containing one or more uses as allowed in the Mixed/Regional Commercial
(M/CR) uses.
2.4.2 Mini -Storage
The Mini -Storage site includes a managers living quarters, and office space. The mini -
storage includes about 91,000 square feet of storage area and a 3,037 square foot
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7 Specific Plan
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office/manger's unit which includes a 1,200 square foot office, a 1000 square foot
mangers's apartment and a 536 square foot garage.
Parcel 3 was completed and occupied by Allstate Storage in early 2000. Parcel is
developed, but no station operator was approved by the City to occupy it.
2.4.4 Desert Sands Unified School District Refueling Station
The DSUSD Refueling Site includes diesel fuel and compressed natural gas (CNG). The
site will be installed to primarily fuel the DSUSD school buses and larger warehouse and
food service trucks at a site with access directly to the District's Administrative Center,
away from the public usage station located on Highway 111.
At present, the contract with the fuel site developer, Lapis Energy, with DSUSD is not
effective, and the site may never be developed to its ultimate planned use.
2.4.5 Landscaped Setbacks
Highway 111: The City of La Quinta General Plan requires a 50 foot landscaped setback
for walls, building and parking areas. Depending on the landscape concept design, the
setback can vary based on review of the design proposal.
Dunes Palms Road: The City of La Quinta General Plan requires a 20 foot landscaped
setback from the ultimate right-of-way. The preliminary design proposal includes the site
storm water run off retention basins within the landscaped setbacks. A detailed hydrology
and hydraulic analysis will be performed as part of the detailed design phase.
2,4.6 Building Setbacks
The City of La Quinta General Plan requires a 10 foot building setback in addition to the
20 foot landscaped setback along Dune Palms Road. The Desert Palms Center
significantly conforms to this requirement. All of the building included on Parcels 1 and
2 meet this requirement. The design of the Mini -storage includes varying the locations
of the outside walls to break up the flat wall effect on the long buildings. At two places,
sections of the mini -storage building external walls are located in the building setback
area.
Since the encroachment occurs because of the attempt to break up the long flat buildings
and enhance the development's overall appearance, and since the encroachment
constitutes only a small percentage of the buildings areas, the City of La Quinta allowed
Jthis encroachment as a part of this Specific Plan..
2.4.7 Access Easements
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Dunes Palms Center
8 Specific Plan
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The City of La Quinta requested an easement through the Dune Palms Center to the
undeveloped property to the east. The easement will initially be landscaped, and at the
time the property to the east is developed, a reciprocal easement and participation in
maintenance costs will be required from the abutting property owner. A minimum 24 foot
right-of-way is required, with a six foot landscaped setback on each side.
It has been requested, to locate some of the building elements in the required setbacks in
order to compensate for the additional easement the City has requested.
There is a five foot landscaped setback and 10 foot building setback requirements on the
east side of the property. It is proposed to move the building setback out to five feet at
certain locations for the mini -storage building on the east side of the property.
There is a 50 foot landscaped setback requirement for the parcel adjacent to Highway 111,
Parcel 1. It is further proposed to make the landscaped setback at the front of the
property 40 feet in order to use 10 feet of the landscaped setback to locate some of the
building elements associated with the Public Refueling Site. The plans do not -include
encroachment into 50 foot landscaped setback.
2:4:8. Parking
Thg parking spaces required for the development were determined using the following
calculations:
Parcel
Requirement
Building Area
Spaces
Spaced
Re uired
Provided
1
10 spaces plus
2,500 SF
2'
'2
one space for
eve 250 SF
87
2
1 space for
23,184 SE
B2
eve 400 SF
3
]space per
91,000 SF ;,
20
18
5,000. SF and 2
with a
2 in garage
spaces for
2,200 SF
manner's unit
Manger's Unit
No Buildin
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6
4
Totals
125 144
Dunes Palms Center
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Specific Plan
2.4.8 Floor Area Ratios
The floor area ratios (F.A.R.) of each of the parcels are included below.
Parcel
Gross Area
Net Area
Buildin Area
F.A.R
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1
114,195
67,518
2,500
.022
2
93,342
76,230
23,184
.25
3-
200,586
176,418
93,200
.465
4
39,058
32,670
0-
0 -
Totals
447,181
352,836
118j884
.266
The overall F.A.R is well below the
guide lines in the City of La Quinta's General Plan .
Dune Palms Center
Specific Plan
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2.5 CIRCULATION PLAN
2.5.1 Highway 111
Highway 111 is designated as a Primary Image Corridor in the General Plan; Policy 3-
4.1.2, and requires an ultimate half width of 86 feet from centerline (subject to an
alignment study). Dedication to achieve such a width is required for the Dune Palms Center,
Policy 3-4.1.2 Primary Image Corridors shall be defined as streets in the roadway network
which are the major urban design statement of the City. Primary Image corridors shall
consist of boulevard streets with raised landscaped medians and heavily landscaped areas
within and contiguous to the street rights-of-way. Primary image corridors shall include
landscape themes which are reminiscent of La Quinta's agricultural past and desert
environment. Primary image corridors may include vertical landscape elements such as
palm trees complemented with - shade -producing understory of canopy trees, such as'
indigenous, drought tolerant, desert species. More water intensive understory trees, such
as various citrus species, should be used sparingly in nodes at key locations as highlights
and reminders of past agricultural activities. Ground plane landscape materials 1 should evoke a lush image through the use of drought tolerant, low maintenance plant: species.:
Turf should be used in a manner consistent with citrus trees -sparingly and in high: visibility
locations.
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Primary image a corridors shall include street traffic signals, street lighting systems, street
furniture, bus shelters, street name signs, and noise berms/barriers which are designed in a
Jcoordinated and consistent theme unique to La Quinta. At key intersections, primary
image corridors shall include treatments which may include special roadway paving,
hardscape/screen wall arrangements and displays of public art.
2.5.2 Dune Palms Road
Dune Palms Road is designated as a Secondary Image Corridor in the General Plan; Policy
3-4.1.4, and requires an ultimate half width of 55 feet from the centerline. Dedication to
Jachieve such a width is required for the Dune Palms Center.
-Policy 3-4.1.4 Secondary image corridors shall be defined 2as streew ... the roadway
network which are the secondary urban design statements of the City. Secondary image
corridors shall consist of streets with raised, landscaped medians and landscaped areas
within and contiguous to the street right-of-way. Secondary image corridors shall be
Jconsistent with primary image corridors relative to similar landscape materials, street
traffic signals, street lighting systems; street furniture, bus shelters, and street name signs.
However, secondary street image corridors shall emphasize the use of lower profile
indigenous canopy trees, accentuated with the use of citrus trees in various nodes. The
use of taller, vertical landscape elements shall be de-emphasized and shall occur in nodes,
primarily at street intersections.
Dunes Palms Center
11 Specific Plan
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1 2.5.3 New Traffic Signal
A four way traffic signal has been installed at the corner of Highway 111 and Dunes
Palms Road by the City of La Quinta. A bond representing one quarter of the cost of
construction was required from the Dunes Palms Center for the installation of the new
street signal.
2.5.4 Site Access
There are four points of access to the Date Palms Center site:
Highway 111 access to Parcel 1 is located 250 feet from the end of the ultimate curb
return location shown. The access is limited to a right -in, right -out. The current
configuration indicates that the driveway is located totally on the Dunes Palms Center
site. A shared driveway arrangement may be possible, pending development of the
property to the east.
The first access point on Dunes Palms Road is also located 250 fee from the end od the
ultimate curb return location shown. The access is limited to right -in and right -out.
The second access point on Dune Palms Road is a full access point which may include
a street signal. An easement from the driveway through the Dunes Palms Center site will
be required for access to the undeveloped property to the east of the development.
The third access point on Dunes Palms Road is a full turn access point originally designed
as part of the DSUSD Administrative Center. DSUSD has approved modification of the
driveway to allow the school district bus drivers to access the refueling site on Parcel 4.
Dunes Palms Center
12 Specific Plan
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1 2.6 INFRASTRUCTURE AND UTILITIES PLAN
The infrastructure system planned to serve the Dunes Palms Center site is described
below.
2.6.1 Water
Domestic water supply is provided by CVWD through a distribution system constructed
by the land owner and dedicated to the water district. The water supply will be used- for
all domestic uses in the development as well as the irrigation requirements for site.
landscaping.
2.6.2 Sewer
An off site sewer treatment plant which is operated by CVWD has adequate capacity to
treat waste from the entire development. The sewer main was extended up Dune Palms
Road for the DSUSD project. The main will be extended up Dune: Palms Road to
Highway 111 for this development.
2.6.3 Public Utilities
The Public utility transmission lines for electricity, cable and telephone are routed around
1 the Dune Palms Center site. All of the permanent power and telecommunications
distribution lines internal to the project will be 'placed underground.
Refuse collection is provided by an entity franchised by the City of La Quinta .for this
purpose. Refuse collection occurs in accordance with a schedule established by the
franchise and the city.
2.6.5 Schools
School services for the specific plan area are facilitated by the Desert Sands Unified and
Coachella Valley School Districts.
J2.6.6 Drainage
Drainage will be via on site retention, conducting storm water run off from all parcels into
landscaped retention basins fronting along Dune Palms Road; and Highway 111. Depths
of design storm water retention will be approximately 3 feet maximum in accordance with
engineering design hydrology and hydraulic calculations per city approved criteria.
Dunes Palms Center
13 Specific Plan
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2.7 DEVELOPMENT DESIGN GUIDELINES
2.7.1 Architectural and Siting Guidelines
Architecture
The architectural theme of the @une Palms Center is "Contemporary Mediterranean", a
blend of modern and international styles. The use of modern materials and mix textures and
finishes reflective of the surrounding desert mountains and dunes allows for aesthetics and
long life, low maintenance structures that give a sense of permanence and quality to the
development.
Color
Colors taken from the surrounding mountains will be reproduced on the surfaces of the
building walls with variety through "stepped" variations of tonal families. For example, the
wainscot on several of the buildings will be of darker tone than the adjacent wall surface.
The top cornice will be a tone either darker or lighter than the wall, depending upon the
specific building. Contrasting trim colors will be applied to window and doorframes as well
as usage in the signage program. All colors will be of earth related tones blended for overall
color harmony.
Materials
Concrete slabs and walks will be of earth color and will have a variety of simple textures to
delineate the respective use and placement of material. Walls will be of concrete block and
stucco. Concrete blocks will be of smooth face textures — utilizing a banding of smooth and
rough textures. The split face blocks, in addition to their standard joinery will have
additional joints aligned into panels for additional texture. At the top of the wall additional
texture will be added through the use of multi -scored blocks. Trelliswork will consist of
metal shapes and block/stucco columns to add to the articulation of the facades.
The predominant exterior building materials will be textured or smooth finish stucco, and
precision split face concrete block. Wood, tile and limited wrought iron will be used as
accent materials.
The building plans and elevations were submitted separate from this Specific Plan.
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Dune Palms Center
Specific Plan
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2.7.2 Landscape Guidelines
1 Planting design follows through with the theme set up at the educational services center
with the use of drought tolerant shrubs and trees such as Cassia, Texas Ranger, Palo
J Verde and Acacia. These are accentuated by lawn and citrus trees (thematic along Dune
Palms Road).
1 Flowering groundcovers along the parkway provide areas of color and are welcome relief
to the gravel groundcover used throughout the site.
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Planting interior to the project recognizes the need to provide shade in parking areas while
maintaining visibility to the retail areas. Mesquite tress and flowering shrubs and vines are
used on building frontages to soften the mass.
Entries into the project are accentuated by plantings of California Fan Palms,
Bougainvillea and Evergreen shrubs. Further enhancing these palms are ethnic up light for
night viewing.
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Dune Palms Center
Specific Plan
The following is a summary of the plants for Dune Palm Center.
Symbol
Trees
ASC
ASM
CEM
CIT
EM
RL
PRO
WF
OV
Shrubs
BRO
CA
DOS
DW
FS
LFL
VC
Vines/Espaliers
BBK
Plant Legend
Genus Species
Acacia Salicina
Acacia Smallii
Cercidium Micr2p
±yllit
Citrus
Eucalyptus Microtheca
Rhus Lancea
Prosopis Chilensis
Washington Filifera
Ouercus Virginiana "H,
Common Name
Willow Acacia
Sweet Acacia
Foothill Palo Verde
Citrus
Coolibah Tree
African Sumac
Chilean Mesquite
California Fan Palm
Heritage Live Oak
Bougainvillea "Rosenka" Bougainvillea
Cassia Artemisioides Feathery Cassia
Nerium Oleander "Petite Salmon Dwarf Oleander
Das lirion Wheeleri Desert Spoon
Fou uieria S lendens Ocotillo
Leuco h llum L. Texas Ranger
Vaouelinia Californica Arizona Redwood
illea "Barbara Karst" I Bougainvi
Ground Cover
ACR Acacia R. "Desert Carpet" Trailing Acacia
LSS Lantana M. "Spreading Sunshine" Yellow Prostrate Lantana
LAM Lantana Montevidensis Pu le Pros. Lantana
BCH Baccharis P. "Centennial" Baccharis
Lawn Hybrid Bermuda "Tifwa Greeh" Lawn Sod - Over Seed
w\ Perennial Rye Winter
Dune Palms Center
Specific Plan
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3.0 CONSISTENCY WITH THE GENERAL PLAN
California Government Code (Title 7, Division 1, Chapter 3, Article 8, Section 65450 -
65457) permits the adoption and administration of specific plans as an implementation tool
for elements contained in the local general plan. Specific plans must demonstrate
consistency in regulations, guidelines and programs with the goals and policies set forth in
the General Plan.
The City of La Quinta General Plan includes the following elements: Land Use,
Circulation, Open Space, Parks and Recreation, Environmental Conservation,
Infrastructure and Public Services, Environmental Hazards, and Air Quality. Each element
of the General Plan contains a summary of key issues which direct and guide that elements
goals and policies. The summary of key issues is used in this Specific Plan as the basis for
evaluating the Specific Plan's consistency with the General Plan. Applicable key issues are
stated below followed by a statement of how the Specific Plan conforms thereto.
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3.11 LAND USE ELEMENT
J The Land use plan of the Dune Palms Center designates the site to be Mixed Use/Regional
(M/RC) and Commercial Park (CP). These uses are Consistent with the City of La Quinta's
General Plan, and will support the commercial development of Highway 111.
3.2 CIRCULATION ELEMENT
The roadway classifications and design standards will meet the criteria set forth in the City
of La Quinta's General Plan. This development will enhance the development of both
Highway 111 and Dune Palms Road.
3.3 OPEN SPACE ELEMENT
r
JNot applicable to this Specific Plan.
3.4 PARKS AND RECREATION ELEMENT
Not applicable to this Specific Plan.
3.5 ENVIRONMENTAL CONSERVATION ELEMENT
The landscaping guidelines set forth in the City of La Quinta's General Plan for Primary
Image corridors and Secondary Image corridors will be followed.
The storm water retention system will protect the City from the adverse impacts of storm
water runoff, including property damage as well as water quality.
Dune Palms Center
Specific Plan
1 17
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0 3.6 INFRASTRUCTURE AND PUBLIC SERVICE ELEMENT
The Dune Palms Center will extend the 'back bone" of the public utilities from the
Desert Sands Unified School District project to Highway 111 along Dune Palms Road.
The extension of these utilities will make domestic water, sewer, natural gas,
telecommunications and cable more readily available for future development along
'r Highway 111.
The development may increase the use of CNG as an automobile fuel within the entire
region. The Coachella Valley has been a front runner in the use of CNG as an
alternative fuel. The addition of this development adds to the ability of the entire
Jvalley to convert to alternative fuels.
3.7 ENVIRONMENTAL HAZARDS ELEMENTS
The standards for the development should be carefully regulated to minimize structural
damage and loss of life (from earthquakes), even through the City is located in a low
intensity ground shake zone.
Subsidence hazards for the eastern portion of the City due to its location within the
region characterized by a potential soil liquefaction during severs ground shaking
should be reduced if possible.
Noise mitigation should be considered with all development near arterial streets.
The effects of light pollution should be minimized within the City.
3.8 AIR QUALITY ELEMENT
The mobile source impacts of the entire DSUSD diesel school bus fleet will be
eliminated due to the conversion of the fleet to CNG. In addition, several other fleets
such as the City of La Quinta, Waste Management of the Desert, in the region will be
converted to run CNG. Overall, the mobile source pollution will be reduced by the
Dunes Palms Center Development.
Dunes Palms Center
18 Specific Plan
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09-13-0]. 14:27 City of LaQuinta Comm.Dev-Dept ID= 760 777 1233
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PROJECT.- DUNS PALMS cENTER
I HIGHWAY III : DUNE FALMS RD.
J IA QUINTA, CA
SIGN CRITERIA
THIS CRITERIA HAS BEEN ESTABLISHED FOR THE PURPOSE OF PROVIDING
CONTINUITY WITH ALL MW SIGNS FOR THIS LOCATION.
A. GENAL REQUIREMENTS
J 1. ALL PERMITS FOR NW SIGNS AND THEIR INSTALLATION SHAL& HE
OBTAINED BY DUNE pALX CTR. OR ITS REPRESENTATMo AWAG
WITH THE SUBMITTAL OF DRAWING TO TIi$ LA QUINiA PLAMIMG AND
BUILDING DEPARTM31TS.
J2. DUNE PALMS CTR. OR ITS REPRESEMATIVE SMALL BE RE.SPOIJSIBLIS
FOR TAR PULFILLKENT OF ALL REQuIRrjaRWS A3M SPBCIFICKTIONS
SET FORTH IN THIS E=IAIT.
JH. GEKEltAL SPECIFICATIONS
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I. NO AUDYB,I.E, FLASHI*G OR ANIMATED SIGNS WILL BE PERMITTED.
x. NO PROJECTIONS ABOVE OR BELOW NIM SIGN PADS WILL B$
PERMITTED. EACH NRW SIGN MUST HE WITHIN DIMENSIO® LIMITS
AS INDICATED.
3. IT IS THE RRSPONSIBILITY OF OUNE PA JW CVR. TO VIGZIFY ALL
CONDUIT LOCATIONS AND SERVICES PRIOR TO PABRICATION FOR NEW
SIM.
4. ALL KFN SIGNS AM THEIR INSTALLATION MUST COMPLY WITH ALL
LOCAL BUILDING AND ELECTRICAL CODES AND BEAR AN U.L. LABEL
IN AN INCONSPICUOUS LOCATION.
5. NO EXPOSRD RAC KAYS, CROSSOVERS, CONDUCTORS, TRANSFORKYA� S v
M. SHALL BE PERMITTED FOR NM SIGNS.
5. DUNE PALMS CTR. SHALL BE RESPONSIBLE FOR THE INSTALLATION
AND MAINTENANCZ Or ALL SIGNS.
7. ALL NEW SIGHS ARE TO BE INSTALLED UNDER THR VIRWTION OF
TSE PROJECT SIGN CONTRACTOR OR OWNERS REPRESENTATIVE.
8. SIGN CONTRACTOR SHALL REPAIR ANY DAMAGE CAUSED BY HIS WORX.
(1)
ATTACHMENT #4
PACE 1 OF 4
08
09-13-01 14 28 City of LaQuinta Comm-Dev•Dept ID= 760 777 1233 P.09
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G C. CONSTRUCTION REQUIREMENTS-- WALL SIGNS/CBANNEL, LE'1TE3i,S
1. 110 LABELS WILL BE PERMITTED ON THE EXPOSED SURFACE OF N_9W
SIGNS, EXCEPT THOSE REQUIRED BY LOCAL ORDINANCE WHICH SHALL
BE PLACED IN AN INCONSPICUOUS LOCATION.
2. DESIGN, LAYOUT AND MATERIALS FOR DUNE PALMS CTR. SHALL CONP-ORK IN
JALL RESPECTS WITH THIS CRITERIA.
3. ALL PENETRATIONS OF THE BUILDING STRUCTURE REQUIRED FOR I
INSTALLATIONS SHALL BE SEALED IN A WATERTIGHT CONDITION AND
JSHALL BE PATCHED TO MATCH ADJACENT PINISH.
4. THE FACE OF SIGN TO B8 CONSTRUCTED OF 1/8 TBICR ACRYLIC FACES
WITH GOLD TRIM CAP. SIGNS TO DE CONSTRUCTED OF 22 GAUGE SSEET
METAL, PAINTED TAN. FACE COLOR: RED, BLUE, YEL..LOW# WRITE OR CORP.
COLORS, SUBJECT TO PLANNING REVIEW.
5. INTERNAL. ILLUMINATION OF SIGNS To BE NEON WITH 30 MA. TRANSFORMERS.
6. ALL NEW SIGNS ARE TO HAVE SERVICE ACCESS TO LAMPS, SAIJAS S
AND HIRING.
J7.. SIGN CONTRACPO1t SHALL VERIFY ALL FIELD CONDITIONS BEFORE
INSTALLING NEW SIGHS.
8. No I.OGG SgALL BE LARGER THU 4' TALLER AND 4" L•ONG1.5L TH" THE
[.f3ANtTEL LETTERS USED IN SIGN. NO LOGOS SIGN MAV BE INSTALLED
ON CANOPY, EXCEPT AS REQUIRED EY STATE AND LOCAL L.B,W.
J 9. LETTER HEIGHT TO HE 18" MAXIMUM AND 12' MINIMUM. SIGN t .
NOT TO EXCEED 75% OF STORE ENTRANCE. SIGN SIZE TO BE
CALCULATED On 1 SQ. FT. OF SIGN AREA PER 1 LINEAR PT. OF
BUILDING FRONTAGE. (SEE PROVIDED MMIBIT)
10. ALL WhLL. SIGNS IN AUTO SERVICE CENTER SHALL BE INSTALLED AS
IN ATTACHED DRAM NG .
JD. CONSTRU=ION REQUIREMENTS--MONU EN'S' SIGNS
1. ALL NEW FASTENINGS ARE TO HE CONCEALED AND BE OF CALVANIEED,
STAINLESS OR ALUMINUM MIETAI.S.
Z. 1liC} LjWET C WILL BE PERMITTED ON TEE E.XPOSEO SURFACE OF NM
SIGHS, EXCE" TEOSE REQUIRED BY LOCAL ORDINANCE 'WHICH SHALL
JBE PLACED IN AN INCONSPI'1.`[. US LOCATION .
3. DESIGN, LAYOUT AND MATERIALS FOR COMPLEX SIGNS SRALL COWFORK
J IN ALL RESPECTS WITH THIS CRITERIA.
4. THE OVERALL HEIGHT OF TOR MONUMENT SIGN SHALL BE S'-0'.
5. THE PACE OF THE i OKLMENT SIGN SHALL SE 3/16m. S-100
POLYCAMNATE PLASTIC AND THE SOUSI NG SHALL BE 22 GAUGE
SHEET M MAU .
6. ALL, NEW .SIGNS ARE TO HAVE SERVICE ACCESS TO LAMPS, BALLAST AND
WIRING.
(2)
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PAGF- 2 OF 4
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09-13-01 14:28 City of LaQuinta Comm.Dev•Dept ID= 760 777 1233
7. SIGN CONTRACTOR SHALL VERIFY A.I.I. FIELD CONDITIONS BEFORE
MANUFACTURING NEW SIGNS.
8. INTERNAL ILLUMINATION OF TIDE MONUMENT SIGN IS TO BE FLUORESCENT.
9. COLOR FOR. A.L SIGNS: RED, BLUE, YELLOW, WMTE OR CORP. COL -QRS,
SUBJECT TD FIMNING 1WIRf+1.
10. PARCELS ftAVING PR+ONTAGE ON TOO STREETS --HKLL HE ALLOW= ONE
SIIMGLE FACE MONUM *NT SIGN FACING THE INTERSECTION, NOT TD
EXCEED 50 SQ.F'T.
L. OTHER CRITERIA/REQUIREMENTS
1. SIGN
ASTPER HXBIIBBIT A. ALL T -CENTER IS � SIGNS SHALL COMPLY WID 1/3 OF SIGN ARZA ON TH THIS
CRITERIA.
2. GAS STATION/MINX-!MART SIG %AGE SUBJECT TO THIS SIGN CRITERIA AM
IS SUWEC.T TO SEPARATE RLVIEN BY CITY PLANKING DEPT. FOR ADDITIONAL
SIGNAGE RWUIR= BY STATE AND GOVERNME)"AL LlkW-
(3)
PAGE 3 OF 4
P•10
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ur7-'LJ-al 1'+ L6 silty Df Larauinte Co-mm.Dev -Dept ID= 769 777 1233 P.11
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!�• 8R'QSIeIrm SIGNS
1. lLASHIeiG, M OVIWI, PULSATING OR IMTERxITTMrrLY LIGIMED SIQIS,
I'i0CLUDING MMCOLIGHTSo, EXC XT PuaLic Suvxcs SIGNS SDS AS
THOBM DIDPLAT3 iG TIM AD TBNPMATURM,
�.
MM rIGM WHICH COWLICT VITH AW TWPIC CtWML DEVICE UM
TO COLWt, woRPING, J)EBIGW, LOCATION OR ILLiJ'1lIMA7100, OR WITS
TIM S,i1TE, P.tpICIXW TLOW O! vr-HlcULAR OR PMUTRI,AM TSA"IC-
3. ANIM&LO OR NUM N &SINGS, LIVE OR SX TM.VTIL ZZD sages.
4. Lt7M&pau3 iS, Slit SIGs WHICH UNIT SOUND, OWN Olt VI6IBLS
5. KrAM"IM MOVEKEi1T SIGNS, lVeLDDING ELELnVJMIC R ADEItBOARDS.
b. ROOP SIGNS AM PROJWTING SIGNO'
J 7. NM SIGHS MrdICV CONVTITtrre ^ NUISANCE C* BAZARD WE TO THEI1t
23MZ31DITY OF LIGHT. ]I[I E]CPOSZD NON 81GUAGR PERKI', -T *
e� . gll• W S OR ADVEAT]ESING STAUC-rURZ'S, INCLUDING AM OFF
SPIE SIGNS INS' MLz 1 PWt THE PURPOSE Or MNMTISIIBG A
PRWBCTe SUd." ICT OR BUSINESS UNREIATOD TO THE PKMISM
j VKW l9ICa T" 61= 118 L chl rw.
~ 9. PO""LZ SIGNS INCLUDING A-MPM SIGNS AXP THOSM Or S'X'L "R
N ATU" 1S I Ca A" MOT P B,RI1"XiiTLY ATTACBMD TO TSE 9W I LLQ I NG OR
MOUND.
10. SIONS 00 AVV MIMIC PROPERTY OR PROJWTING WITHIN THE PUSLIC
RIWr OF WAY, OXCT,PT POLITICAL. SIGNS AVD T1*00E ILW3[ ZD !T
L&W. THIS SWTIO* &HALL MOr PRQ1,1I11 T THE PWXZKMPT CP
AtrvIKRTISING CM FULDIC SLRVICE MKS INCLMING TWkgB RZCX "I`ACL-n
BICXC:LS` RACXB o BUS STOP BPJKCM, TRANSIT SSELTERB MM
TM.XpWMZ BOOTHS WITRIIt THE PUBLIC KIGNT CSP IMM As RJ QVIMM
my Tax CITY.
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