CC Resolution 1998-136d_W RESOLUTION 98-136
A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF
LA QUINTA, CALIFORNIA, APPROVING SPECIFIC PLAN
97-029, AMENDMENT #1
CASE NO.: SPECIFIC PLAN 97-029, AMENDMENT #1
APPLICANT: STAMKO DEVELOPMENT CO.
WHEREAS, the City Council of the City of La Quinta, California did on the
1 7th day of October, hold duly noticed Public Hearings to consider amending Specific
Plan 97-029 to create an 87 acre development consisting of three planning areas
housing four development scenarios for automobile sales/services and a retail complex,
located on the south side of Highway 111, between Adams Street and Dune Palms
Road;
WHEREAS, the Planning Commission of the City of La Quinta, California
did on the 1 3th day of October, and the 1 0th day of November, 1 998, hold duly noticed
Public Hearings to consider amending Specific Plan 97-029 to create an 87 acre
development consisting of three planning areas housing four development scenarios
for automobile sales/services and a retail complex, located on the south side of
Highway 111, between Adams Street and Dune Palms Road; and more particularly
described as:
A PORTION OF THE SOUTHWEST AND NORTHWEST
1/4 SECTION OF 29, T5S, R7E
WHEREAS, the City Council of the City of La Quinta, California did on the
1 51h day of July, 1 997, approve and adopt under Resolution 97-64 for Specific Plan
97-029 the development plans for an 87 acre, three phase mixed commercial
development located at the southeast corner of Adams Street and Highway 111; and,
WHEREAS, said Specific Plan complies with the requirements of The
Rules to Implement the California Environmental Quality Act of 1 970" as amended
Resolution 83-63). The Community Development Department completed
Environmental Assessment 97-337 for the original project. An Environmental Impact
Report, State Clearinghouse No.97011055 was certified by the City Council in 1997,
for this project. A supplemental EIR has been prepared for the proposed Specific Plan,
Site Development Permit and Development Agreement Amendments; and,
WHEREAS, at said Public Hearing, upon hearing and considering all
testimony and arguments, if any, of all interested persons wanting to be heard, said
City Council did make the following mandatory findings to justify approving said
amended Specific Plan:
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1. That the proposed amended Specific Plan is Consistent with the goals and
policies of the La Quinta General Plan in that the property is designated
Mixed/Regional Commercial which permits the uses proposed for the property
and is consistent with the goals, policies and intent of the General Plan Land
Use Element Chapter 2) provided conditions are met.
2. That the amended Specific Plan will not create conditions materially detrimental
to the public health, safety and general welfare in that development, per the
amended Specific Plan, will provide for extensive public improvements and
conforms to good land use practice by encouraging a long-range, comprehensive
approach to development of a major regional automobile sales/services and
mixed commercial complex.
3. The amended Specific Plan is compatible with the zoning of adjacent properties
in that the site is bounded by compatible Mixed/Regional commercially zoned)
designated properties with the exception of the area to the west, across Adams
Street that is designated Low Density and High Density Residential. The
Supplemental EIR mitigation measures will ensure potentially negative impacts,
such as noise and lighting will be reduced to a level of insignificance by
landscape buffers, walls, site configurations and shielding to prevent glare and
spillage.
4. The amended Specific Plan is suitable and appropriate for the subject property
provided the Supplemental EIR mitigation measures and Conditions of Approval
are met.
5. That the proposed amended Specific Plan is a detailed plan for development in
a specific area; further review of individual buildings will be required under a
Site Development Permit process at which time project related conditions will
be attached to mitigate impacts.
NOW, THEREFORE, BE IT RESOLVED by the City Council of the City of
La Quinta, California, as follows:
1. That the above recitations are true and constitute the findings of the City
Council in this case;
2. That it does hereby approve of the above described amended Specific Plan
request for the reasons set forth in this Resolution, and subject to the attached
Conditions of Approval.
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PASSED, APPROVED and ADOPTED at a regular meeting of the La Quinta
City Council, held on this 1 7th day of November, 1 998, by the following vote, to wit:
AYES: Council Members Adolph, Henderson, Perkins, Sniff
NOES: None
ABSENT: Mayor Pena
ABSTAIN: None
PENA,ayor
City of La Quinta, California
ATTEST:
A UNDRA L. JUH6LA, City Clerk
City of La Quinta, California
APPROVED AS TO FORM:
DAWN C HONEYWELL, City Attorney
City of La Quinta, California
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CONDITIONS OF APPROVAL FINAL
SPECIFIC PLAN 97-029, AMENDMENT #1
MIXED COMMERCIAL REGIONAL PROJECT
NOVEMBER 17,1998
GENERAL CONDITIONS OF APPROVAL
1. Developer or property owner) agrees to indemnify, defend and hold harmless the
City of La Quinta in the event of any legal claim or litigation arising out of the City's
approval of this project. The City of La Quinta shall have the right to select its
defense counsel in its sole discretion.
Prior to issuance of the first building permit the applicant shall revise the Specific Plan as
follows:
2. Section 2.10.2 Site Plan p.18) The second sentence shall read, The required
landscape buffer adjacent to Adams Street will have one foot to three foot high
berming from 250 feet south of Highway 111 to Auto Centre Drive."
3. Section 2.30.3 On Site Retention D.26) The third sentence shall be revised to
read as follows: and allow 40% of these Pads stormwaterto drain into the 50 foot
setback on Highway 111."
4. Section 2.40.1-CVWD Well Site p.28)-Change the third sentence to read Under
Development Scenario 1, the well site should be in the southwest corner of Planning
Area II, subject to CVWD's final approval." Change the fifth sentence to read Any
exhibit in this Specific Plan under Development Scenarios 1,2,3, and 4 visually
showing the well site in a specific location which conflicts with the language in this
paragraph, this language will control."
5. Section 2.40.3 Electrical Plan p.28) Combine the fourth and fifth sentence to
read The District will require installation of underground facilities from the District
substation at Jefferson Street and 48th Avenue to the southeast corner of Highway
111 and Adams Street which is approximately 4,950 feet.
Replace Exhibit 9 showing the electrical system with the new exhibits submitted with
the responses.
6. Section 2.50.1 Phasing Description p.45) In the second to last sentence delete
at" and replace with not to exceed".
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d_WCity Council Resolution 9S-1 3B
Conditions of Approval Final
Specific Plan 97-029-Mixed Regional Commercial Prolect
November 17. 199B
7. Section 2.50.2 Infrastructure Phasing p.48) Replace paragraphs 1 and 3 as
follows:
Paragraph 1: Planning Area #1 improvements, under all four Development
Scenarios, will include the westerly frontage portion of Highway 111 for half street
improvements excluding the median curb, and gutter), landscape parkway,
necessary infrastructure extensions, upgrade and relocation of the existing traffic
signal at Highway 111/Adams Street, and the completion of the Highway 111/La
Quinta Drive intersection and traffic signal, if required by Caltrans, and if developed
from La Quinta Drive to Adams Street and the frontage of Adams Street for half
improvement including the full landscaped median) under Development Scenarios
1, 2, and 3 curb/gutter, landscape parkway, and necessary infrastructure
extensions) from Highway 111 to 47th Avenue. Auto Centre Drive with the
exception of a sidewalk on the south side of the street) and Auto Centre Way north
will be completed with Planning Area #1 under Development Scenarios 1, 2, and 3
along with the necessary onsite infrastructure improvements located within the
private street and public right of way. Under Development Scenarios 1, 2, and 3 La
Quinta Drive will be completed with the exception of a sidewalk along the east side
of the street) to Auto Centre Drive. Utilities will be extended to the site as
necessary.
Add to the first sentence in the second paragraph, the developer will be
responsible for paying 50% of the cost of the Adams Street median from 47th
Avenue to the south property line."
Paragraph 3: Planning Area #3 improvements under all four Development
Scenarios will include the easterly frontage portion of Highway 111 for full street
improvements excluding the median, curb, and gutter), landscape parkway
necessary infrastructure extensions and completion of the Highway 111/La Quinta
Drive intersection and traffic signal, if required by Caltrans, and if first developed
from La Quinta Drive to the east property line. Under Development Scenarios 2 and
3 the completion of La Quinta Drive south of Auto Centre Drive will depend on the
ultimate users and the configuration of the buildings as required under a
development application approval. Under Development Scenario 4 the completion
of La Quinta Drive south of Highway 111 will depend upon the ultimate users and
the configuration of the buildings as required by the City under development
application approval.
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d_WCitv Council Resolution 98-136
Conditons ot Approval Final
Specific Plan 97-029 Mixed Regional Commercial Project
November 17.1998
Add a new paragraph stating, The sidewalk on the east side of Adams Street shall
meander within the right of way with 20 foot minimum long landscape cutouts on
150 foot centers."
8. Section 2.50.3.7. Lighting Auto Mall p.50) Delete Highway 111" in the fifth
sentence. After the fifth sentence add a new sentence, Along the back of the
Highway 111 landscape setback, the 24 foot high light poles will be spaced
approximately 50 feet on center in a staggered manner."
9. Section 2.50.4.1.1. Site Plan Auto Mall p.52) Add to the third paragraph that
only new cars will be allowed within the special and regular display areas along
Highway 111. No employee or visitor parking shall be allowed in the special and
regular display areas. The special and regular display areas shall not use car jacks.
10. Section 2.50.4.1.3. Special Events Automall p.54) Delete, and approved" in
the last sentence.
11. Section 2.60.1 Overview p55) Revise third sentence to indicate that Highway
111 right of way will be dedicated in fee simple to the City.
12. Section 2.60.4.1. La Quinta Drive p.57) Revise the last part of the last sentence.
All street access shall be at approved curb cut locations.
13. Section 2.70.1 Landscape Concept p.59) Revise the last sentence to read,
Most landscape areas throughout the project will be used for stormwater retention
with the exception of Adams Street and only 40% of Parcels 1, 2, and 3 in Planning
Area #1 will be allowed on Highway 111." Add new paragraph to state: The size
of the trees within the Highway 111 setback shall be a minimum of four inches in
diameter eight foot tall with a six foot spread at the time of installation. If any tree
dies within the Highway 111 setback area shall be replaced within 14 days. No
pruning of the trees within the Highway 111 setback area shall be allowed within
four feet of the grade. One gallon plants shall be planted three feet on center and
five gallon shrubs shall be spaced appropriately within the Highway 111 setback
area."
14. Section 2.70.2 Landscape Development Standards p.59) Revise the fourth
sentence to read as follows: however, flowering trees will only be required at
each entry corner along Highway 111. All other plant material non-trees) must
comply with the Highway 111 Landscape Guidelines."
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d_WCity Council Resolution 98-136
Conditions Cf Approval Final
Specific Plan 97-029 Mixed Regional Commercial Project
November 17, 1998
15. Section 2.80.1.1 Signage Auto Mall Centre p.62) revise the second to last
sentence in the first paragraph, Identification sign at the entrance to Adams Street
will' be allowed" to may" be allowed. Also, delete in this sentence if applicable"
and add at the end of this same sentence under Development Scenarios 1, 2, and
3. Specify that wall signs shall not be allowed on the north building elevations in
Planning Area #1 for Development Scenarios #1, #2, #3.
A. In the last sentence delete approval" and replace with review and
recommendation".
B. Delete Highway 111" in that secondary signs do not need to be seen from
this highway.
C. Delete and approved" from the sentence.
16. 2.80.1.2.0 Signage Mixed Regional Commercial Centre p.63) Please modify
the last sentence from the second paragraph, Single freestanding user building
may use freestanding monument signs within the Centre and shall not be allowed
along the Highway 111 street frontage."
17. Exhibits 5-12 Also Pages 22-24. 30A4 & 71-74) Remove property line bisecting
the landscape setback at the north property line of the CVWD well site. The
applicant shall landscape and arrange for perpetual maintenance of the landscape
setbacks along all public street frontage of the land encompassed by Tentative Map
28525.
18. Exhibit 11 D.56) Revise Section C-C of La Quinta Drive exhibit to indicate a ten-
foot median total width) and 27-foot travel lanes.
MISCELLANEOUS
19. In the event of a conflict between the conditions listed herein and the provisions pf
the Development Agreement between the applicant and the City, the provisions of
the Development Agreement shall prevail unless such action or interpretation would
result in violation of any applicable local, State, or federal law.
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Conditions of Approval Final
Specific Plan 97-029-Mixed Regional Commercial Project
November 17.1998
20. The Conditions of Approval for Tentative Map 28525 are incorporated into and
apply to this Specific Plan with the exception of the following items over which
conflicting provisions of the Specific Plan, as conditioned herein, shall prevail:
* Condition No. 45A1 with respect to the Highway 111 median, and
* Condition No.46 with respect to allowable access points.
21. Exhibits 13.1 through 13.6 Highway 111 Parkway Concepts for Pads 1,2, and 3
shall be revised in accordance with the landscape and building plans approved by
the City Council dated November 17,1998.
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