CC Resolution 2003-015RESOLUTION NO. 2003-015
A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF
LA QUINTA, CALIFORNIA, APPROVING DEVELOPMENT
STANDARD CHANGES FOR A MULTI -USE
COMMERCIAL/LIGHT INDUSTRIAL CENTER ON 36 t
ACRES LOCATED GENERALLY BETWEEN ADAMS STREET
AND DUNE PALMS ROAD AND NORTH OF STATE
HIGHWAY 111
CASE NO.: SPECIFIC PLAN 99-036, AMENDMENT #2
APPLICANT: DAVID AND JAMIE REULMAN
Assessor's Parcel Numbers: 649-020-049 to -051 and -054 to -067
Portion NW% of Section 29, T5S, R7E SBBM
WHEREAS, the City Council of the City of La Quinta, California, did on
the 71h day of September, 1999, approve Specific Plan development standards and
design guidelines allowing retail, office, industrial and associated land uses on 36 t
acres by adoption of Resolution No. 99-111; and
WHEREAS, the City Council of the City of La Quinta, California, did on
the 41h day of June, 2002, approve changes to the Specific Plan development
standards and design guidelines for the 36 t acre development in support of Site
Development Permit 2002-734 for Sky West Corporation by adoption of Resolution
No. 2002-85; and
WHEREAS, the La Quinta Community Development Department has
determined that the request has been previously assessed in conjunction with
Environmental Assessment 99-383 and certified by the City Council on September 7,
1999, by Resolution No. 99-110 for Specific Plan 99-036. No changed
circumstances, conditions or new information is proposed which would trigger the
preparation of a subsequent Environmental Assessment pursuant to Public Resources
Code Section 21166; and
WHEREAS, the City mailed public hearing notices to all property owners
and those within 500 feet of the project site on January 17, 2003, pursuant to
Chapter 9.200 of the Zoning Ordinance and published a notice in the Desert Sun
newspaper on January 26, 2003 for the February 11, 2003 Planning Commission
meeting. All written correspondence is on file with the Community Development
Department; and
Resolution No. 2003-015
Specific Plan 99-036, Amendment #2
David and Jamie Reulman
March 4, 2003
Page 2
WHEREAS, the Planning Commission of the City of La Quinta, California,
did on the 11 th day of February, 2003, hold a duly noticed Public Hearing to review of
an Amendment to the La Quinta Corporate Centre development standards, namely a
change to Condition #44(D) of City Council Resolution No. 2002-85, to allow a
parking lot aisleway within 39 feet of curb face of Dune Palms Road and other related
changes in Planning Area #4 for on -site accessways serving Highway 111. The
Planning Commission, on a 5-0 vote, adopted Resolution 2003-006 (previously
Resolution 2003-005) recommending to the City Council approval of the Amendment,
subject to findings and conditions; and
WHEREAS, the Community Development Department mailed public
hearing notices to all property owners and those within 500 feet of the project site on
February 12, 2003, pursuant to Chapter 9.200 of the Zoning Ordinance and published
a notice in the Desert Sun newspaper on February 19, 2003 for the March 4, 2003
City Council meeting. All written correspondence is on file with the Community
Development Department; and
WHEREAS, the City Council of the City of La Quinta, California, did on
the 4th day of March, 2003, hold a duly noticed Public Hearing to review of an
Amendment to the La Quinta Corporate Centre development standards, namely a
change to Condition #44(D) of City Council Resolution No. 2002-85, to allow a
parking lot aisleway within 39 feet of curb face of Dune Palms Road and other related
changes in Planning Area #4 for on -site accessways serving Highway 1 1 1; 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 recommending approval of said
Specific Plan Amendment:
1 . The proposed Specific Plan Amendment is consistent with the goals and policies
of the La Quinta General Plan and supports the development of regional
commercial and commercial park uses north of Highway 1 1 1 to the regional
stormwater channel, as conditioned.
2. The proposed Specific Plan Amendment will not be detrimental to the public
health, safety and welfare, as the parking lot design changes for Planning Area
#4 are compatible with the newly built gasoline service station at 79-490
Highway 1 1 1, as conditioned.
3. The proposed Specific Plan Amendment is compatible with the City's Zoning
Ordinance in that it supports the development of commercial and industrial uses
in the Regional Commercial and Commercial Park Zoning Districts, respectively.
Resolution No. 2003-015
Specific Plan 99-036, Amendment #2
David and Jamie Reulman
March 4, 2003
Page 3
4. The recommended conditions ensure orderly growth within the master planned
area while providing necessary urban services. Development applications within
the project area will be further reviewed by Site Development Permit or
Conditional Use Permit applications as set forth in the attached documents.
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 require compliance with the Conditions of Approval (Exhibit
"B") for the proposed Specific Plan Update (Exhibit "A");
3. That it does hereby reconfirm the conclusion that Environmental Assessment
99-383 assessed the environmental concerns of this Specific Plan pursuant to
City Council Resolution No. 99-110; and
4. That it does approve Specific Plan 99-036 (Amendment #2) for the reasons set
forth in this Resolution, subject to the attached conditions.
PASSED, APPROVED, and ADOPTED at a regular meeting of the La
Quinta City Council held on this 4" day of March, 2003, by the following vote, to wit:
AYES: Council Members Henderson, Sniff, Mayor Adolph
NOES: None
ABSENT: Council Members Osborne, Perkins
ABSTAIN: None
(IN -
DON AD LPH, ayor
City of La Quinta, California
Resolution No. 2003-015
Specific Plan 99-036, Amendment #2
David and Jamie Reulman
March 4, 2003
Page 4
ATTEST:
JU .'GREEK, CMC, �,it lerk
City of La Quinta, California
(City Seal)
APPROVED AS TO FORM:
A H INE JENSO ",tyy Attorney
City of La Quinta, California
SPECIFIC PLAN THE LA QUINTA CORPORATE CENTRE
Specific Plan 99-036, Amendment #2 Exhibit '"A"
SECT/ON 1 - SUMMARY
1.10 - PURPOSE
The purpose of the La Quinta Corporate Centre Specific Plan is to 'set forth the detailed
development principles, guidelines, and programs to facilitate the development of a 36-
acre site located on the north side of Highway 111 between Adams Street and Dune
Palms Road.
This Specific Plan is intended to meet the requirements for a Specific Plan as set forth
in State law. The State of California authorizes cities and counties to adopt Specific
Plans as an appropriate tool in implementing their General Plans. Such a plan is to
include the detailed regulations, conditions, programs, and any proposed legislation
that is necessary for the systematic implementation of the General Plan. The Specific
Plan provides the linkage between the General Plan, the general goals and policies of
the City, and the detailed implementation of that plan with tools such as Zoning and
Subdivision Ordinances. The Government Code Section 65451 sets forth the
minimum requirements of a Specific Plan and states:
"A Specific Plan shall include a text and diagram or diagrams which specify all
of the following in detail:
1). The distribution, location, and extent of the uses of land, including open
space, within the area covered by the plan.
2). The proposed distribution, location and extent and intensity of major
components of public and private transportation, sewage, water, drainage, solid waste
disposal, energy, and other essential facilities proposed to be located within the area
covered by the plan and needed to support the land uses described by the plan.
3). Standards and criteria by which development will proceed, and standards
for the conservation, development, and utilization of natural resources, where
applicable.
4). A program of implementation measures including regulations, programs,
public works projects, and financing measures necessary to carry out paragraphs (1),
(2), and (3)."
The Specific Plan shall include a statement of the relationship of the specific plan to
the General Plan. The establishment of specific performance, design, and development
standards is set forth to guide the development of the subject property in such a way
as to implement the General Plan while maintaining some flexibility to respond to
changing conditions which may be a factor in any long term development program.
1
SPECIFIC PLAN THE LA QU/NTA CORPORATE CENTRE
Specific Plan 99-036, Amendment #2 Exhibit "A"
The document also acts to augment the City's Zoning Ordinance by providing
particular design guidelines, a tailored list of allowable, conditionally allowable, and
prohibited uses for the site, and unique development standards.
1.20 - EXECUTIVE SUMMARY
1.20.1 - The Land
The La Quinta Corporate Centre is a proposed mixed commercial development on 36
acres of property located approximately 330 feet east of Adams Street and north of
Highway 1 1 1 within the City of La Quinta. The property is delineated. by the. City's
General Plan as Commercial Park and Mixed/Regional Commercial and is Zoned
Regional Commercial (CR) with a Non -Residential Overlay. The site is vacant except
for newly constructed buildings in Planning Area 1 and 4. Areas of the site have been
mass graded thereby removing large changes in grade elevations across the various
parcels. Preliminary pad heights for future building have been established based on
plans approved by the La Quinta Public Works Department.
The site has nearly 1,700 feet of frontage on Highway 1 1 1 and comes within 330 feet
of Adams Street on the west side and abuts Dune Palms Road on the east side.
Property to the south, across Highway 1 1 1, is either involved with the La Quinta Auto
Mall Specific Plan (Specific Plan 97-034), or vacant. Property to the west is currently
vacant but a hotel and restaurant complex development has been approved for the site
under Specific Plan 98-033. The property to the north, across the CVWD flood control
channel is the La Quinta High School. To the west, abutting the site is a small self -
storage facility of 3.96 acres. Further to the west across Adams Street is the Wal-
Mart Center (Specific Plan 89-014, One -Eleven La Quinta Shopping Center). The
Home Depot Center (Specific Plan No. 96-027, Jefferson Plaza) is located to the east
of the site by approximately 1,200 feet. The project site is shown on the aerial
photograph in Exhibit 2.
Commercial and business park use of the subject site was analyzed in the City's
General Plan EIR that was approved in 1992, and updated on March 20, 2002. The
Natural Resources Element of the General Plan identified the subject property as being
potential habitat to the Coachella Valley Fringed Toed Lizard and within the approved
Habitat Fee area.
Irk
SPECIFIC PLAN THE L4 QUINTA CORPORATE CENTRE
Specific Plan 99-036, Amendment #2 Exhibit "A"
1.20.1 a - The Ownership
There are 16 underlying parcels. Exhibit 1 indicates the parcel configuration in 1999
and Exhibit 7 the existing parcel configuration.
1.20.2 - The Project
The La Quinta Corporate Centre is a multi -phased multi -use complex. The property
location is one of prominence for the City of La Quinta and as such the development
ideas and standards will complement the City's image as the Gem of the Desert. The
multi -use retail center will contain a variety of uses, the summary of proposed regional
commercial uses and building sizes, totaling 332,400 square feet, is as follows:
ProQosed Built
Multi -tenant industrial/office users - 91,600 square feet 25,958 sq. ft.
+-- Retail floor area - 79,300 square feet 0 sq. ft.
Mid -rise office building - 113,000 square feet 0 sq. ft.
Financial space - 6,500 square feet 0 sq. ft.
Fitness center - 30,000 square feet See below
Service station - 2,000 square foot (approximate) See below
The following uses are a part of the overall site development but are not included in
the retail/office calculations:
1. One gasoline service station (2,940 sq. ft. USA Petroleum on 1.3 acres)
2. Nine industrial lots on 6 + acres 0 5,500 sq. ft. World Gym on 1.2 acres and
34, 270 sq. ft. Sky West project on 2.25 acres)
3. One self and RV storage facility (54,925 sq. ft. Storage USA on 3.78 acres)
4. One CVWD well site
Special Note: See Condition of Approval # 61
Exhibit 5 depicts the conceptual site plan for the proposed development. The La
Quinta Corporate Centre will be integrated through reciprocal access easements for
access and parking with the adjacent developments, including the recently approved
Hotel One -Eleven Specific Plan, which is directly west of the site. The allowable,
conditionally allowable, and prohibited uses shall be generally as set forth in the Zoning
Code regulations, the modifications are noted in Section 2.60.2.1. A separate
property owners association will maintain the common area improvements.
3
SPECIFIC PLAN THE LA QU/NTA CORPORATE CENTRE
Specific Plan 99-036, Amendment #2 Exhibit "A"
The main site access will be from Highway 111 at La Quinta Centre Drive. The
entrance, which will be signalized, will include landscaping, center identification
including a water feature within the setback area but outside of the public right of
way. Two minor driveways are also located on Highway 1 1 1.
The project will be phased to suit market conditions with on and off site improvements
phased to accommodate the demands of each proposed stage of development. The
improvements will be completed prior to the occupancy of any building within that
phase. Highway 111 improvements may be phased. The phasing will depend on the
development schedule and will be coordinated with CalTrans. Additional information
on phasing can be found in Section 2.20.
4
SAFORC PLAN THE LA QUINTA CORPORATE CENTRE
Specific Plan 99-036, Amendment #2 Exhibit "A"
Exhibit 1 — Assessor's Map
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SPECIFIC PLAN THE LA OU/NTA CORPORATE CENTRE
Specific Plan 99-036, Amendmenx 2 k ... Exhibit "A"
1.20.3 - THE PROCESS
1.20.3.1 - Relationship to the General Plan
Implementation of development within The La Quinta Corporate Centre Specific Plan
area is intended to carry out the goals and policies contained in the General Plan of the
City of La Quinta in a planned and orderly fashion. All development within The La
Quinta Corporate Centre Specific Plan shall be consistent with the provisions of the
La Quinta General Plan. The Land Use Map of the General Plan for the site is shown
in Exhibit 3.
The project relationship to General Plan policies and objectives is located in Appendix
One. More specifically the main Elements of the General Plan, which will be
implemented upon the development of The La Quinta Corporate Centre, are:
• Land Use - The General Plan delineates the Highway 111 corridor for
Mixed/Regional Commercial (M/RC) land uses. A portion of the site adjacent to
the storm channel is designated Commercial Park (CP). The proposed project
is consistent with the approved general plan designations. A Floor Area Ratio
(FAR) of 0.35 is required within the specific plan area, unless otherwise noted.
• • Circulation - The Circulation Element of the General Plan outlines the design and
location of required street improvements to complete the transportation system
in the City. The La Quinta Corporate Centre will complete portions of two
important links in the City's circulation network, Highway 111 and Dune Palms
Road. Included in the improvements will be sidewalks, bicycle links, bus stops,
and signal improvements. In addition to the roadway improvements, the project
site has frontage on two designated image corridors; a Primary Image Corridor
along Highway 111 and a Secondary Image Corridor on Dune Palms.
Compliance with these special roadway corridors improvements will
complement and evoke the unique identity and character sought by the City of
La Quinta.
• Environmental Conservation - The Specific Plan outlines the use of drought
tolerant planting and irrigation techniques to further the City's policies of water
efficient landscaping and preservation of the water quality through best
management practices for surface water containment. The plan will also
include the development of roadways, water, sewer and flood control
improvements.
7
SPECIFIC PLAN THE L4 0UINTA CORPORATE CENTRE
Specific Plan 99-036, Amendment #2
Exhibit "A"
1.20.3.2 - Relationship to Zoning and Development Process
The property is already properly planned and zoned for most of the uses projected for
the site. Exhibit 4 depicts the Zoning designations on the site and the surrounding
parcels. The City of La Quinta requires a Specific Plan to establish an overall master
development plan in the circumstance of the CR Zoning classification.
Individual development applications will be processed under normal City requirements
at the time of the application for Site Development Permits (architecture, landscape
architecture, signage, final grading, etc.) as well as any special provisions authorized
pursuant to this Specific Plan. The Planning Commission can consider site plan
changes to each planning area during review of a developer's -project.
Those uses that may require Conditional Use Permits as set forth in the Zoning
Ordinance of the City of La Quinta shall submit such an application unless otherwise
modified within the Plan. Such conditional uses could include mixed use commercial
and residential, wholesaling, vocational schools, bars and taverns, among others.
1.2.3.3 - Deleted by Condition #63 of City Council Resolution 99-1 1 1.
1.20.3.4 - Relationship to Other Agencies
In addition to City approvals, permits will be required by CalTrans for the work along
Highway 1 1 1, and by the Coachella Valley Water District (CVWD) for moderate
extensions to water and sewer lines as well as levee improvements. Other
infrastructure extensions will be required by the Imperial Irrigation District (electrical
power), Verizon Communications for telephone service and AOL Time Warner for cable
TV service.
SAWM/C PLAN THE LA QU/NTA CORPORATE CENTRE
Specific Plan 99-036, Amendment #2 Exhibit "A"
Exhibit 3 - General Plan
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Specific Plan 99-036, Amendment #2 Exhibit "A"
Exhibit 4 - Zoning Map
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SAFORC PLAN THE LA QU/NTA CORPORATE CENTRE
Specific Plan 99-036, Amendment #2 Exhibit "A"
Exhibit 5 - Site Plan
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SPECIFIC PLAN THE LA QU/NTA CORPORATE CENTRE
Specific Plan 99-036, Amendment #2 Exhibit "A"
Exhibit 6 - Planning Areas
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SPECIFIC PLAN THE L4 QUINTA CORPORATE CENTRE
Specific Plan 99-036, Amendment #2 Exhibit "A"
Exhibit 7 - Existing Parcels
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SPECIFIC PLAN THE LA QUINTA CORPORATE CENTRE
Specific Plan 99-036, Amendment #2 Exhibit "A"
SECT/ON 11- SPECIFIC PLAN
2.10- PROJECT DESCRIPTION
2.10.1 - The Site
The site is 36 + /- acres, comprising various parcels under separate ownerships, located
adjacent to the northeast corner of Highway 1 1 1 and Adams Street within the City of
La Quinta.
Planning Acres /Square FAR Base Zoning Proposed Uses
Area Footage
PA 1 12.22 acres
.35
Commercial
auto body &
532,303 sq. ft.
except the
Park
services, RV &
storage
self storage,
facility
hardware &
(.50)
supply, fitness
center, general
office, limited
medical
PA 2 7.30 acres
.35
Mixed/Regional
general retail,
317,988 sq. ft.
Commercial
food service,
support service &
financial
PA 3 3.00 acres
.35
Mixed/Regional
general office &
130,680 sq. ft.
Commercial
retail
PA 4 11.41 acres
.35
Mixed/Regional
general office &
144,600 sq. ft.
Commercial
retail
2.10.2 - Site Plan
The site plan will feature extensive and coordinated landscape buffers to both Highway
&I
SPEOF/C PLAN THE LA QU/NTA CORPORATE CENTRE
Specific Plan 99-036, Amendment #2 Exhibit "A"
111 and Dune Palms Road. These buffers and the significant building setbacks will
complement the City's planning efforts to unify the Highway 111 streetscape. The
Plan will provide for integrated architecture, landscape architecture and signage
concepts as well as cooperation with the adjacent parcels for internal circulation and
shared access. The building footprints and land uses indicated should be considered
as a concept. The Plan contains a summary of permitted land uses and the precise
location and land use type will be determined during the individual site development
review. The intensity of the proposed plan is anticipated to be less than the approved
General Plan allowance for the site.
The breakdown of the conceptual floor area ratio (FAR) by Planning Area is as follows:
PA 1 (Industrial Lots) 12.22 acres - .35 FAR*
532,303 sq. ft. land area**
186,306 sq. ft. floor area (possible)
*except for the self -storage, which is proposed at .50 FAR
* *Well site not included
PA 2 (Regional Commercial) 7.30 acres - .35 FAR
317,988 sq. ft. land area
111,295 sq. ft. floor area
PA 3 (Regional Commercial/Office) 3.00 acres - .35 FAR
130,680 sq. ft. of land area
45,738 sq. ft. of floor area
PA 4 (Regional Commercial) 11.41 acres - .35 FAR
497,020 sq. ft. of land area
173,956 sq. ft. of floor area
The project, on a cumulative basis, shall not exceed 0.35 FAR, pursuant to Condition
#62 of City Council Resolution No. 99-111. The Planning Commission can consider
site plan changes to each planning area during review of developer's project.
2.10.3 - Landscape Plan
The landscape concept follows a "desert oasis" theme emphasizing water efficient
materials exhibiting color and form and a minimal use of turf areas. The main entry
15
SPECIFIC PLAN THE LA QU/NTA CORPORATE CENTRE
Specific Plan 99-036, Amendment #2 Exhibit "A"
feature. Parking areas in the center will feature the concept of a high canopy tree form
to reduce the conflict between landscape elements and project graphics. The on -site
storm water drainage will be directed to the adjacent storm channel. The landscape
pattern will also incorporate pedestrian friendly access to encourage movement to the
different uses within the site.
2.10.4 - Utilities
Utility extensions will be moderate with most utilities existing at the perimeter of the
site. Some upgrades will be required by the individual utilities. The timing of Highway
1 1 1 improvements will be at the discretion of CalTrans working with the City Public
Works Department. Section 2.50 delineates the necessary utility improvements.
2.10.5 - Art in Public Places
The requirement for Art in Public Places will be satisfied in accordance with Chapter
2.65 of the La Quinta Municipal Code.
2.20 - PHASING
2.20.1 - Phasing Description
As currently scheduled, the project will probably be constructed in multiple phases.
Each phase will contain building pads and perimeter improvements as well as any
necessary internal circulation improvements. Because of the concerns usually raised
about phased development and the undesirability of public improvements being
unfinished, the improvements necessary for each phase to stand alone will be
completed prior to the occupancy of any building within that phase. Build -out will
occur over time as the pad areas are leased and site development plans are approved.
The initial phase of development will contain the westerly portion of the main on -site
circulation improvements, lighting, and infrastructure as well as perimeter
improvements such as walls perimeter landscaping, and signs. The site will be rough
graded in phases and finish grades will be established after approval of the site
development plans for each phase.
Phased off -site improvements will include the frontage of Highway 1 1 1 (curb/gutter,
landscaped parkway, median and infrastructure extensions), Adams Street
(curb/gutter, landscaped median, landscaped parkway and infrastructure extensions),
16
SPECIFIC PLAN THE LA QU/NTA CORPORATE CENTRE
Specific Plan 99-036, Amendment #2 Exhibit "A"
and the frontage along Dune Palms Road (curb/gutter, landscaped parkway and
necessary infrastructure extensions).
2.20.2 - Infrastructure Phasing
The infrastructure development will include the frontage of Highway 111 (curb/gutter,
landscaped parkway, and necessary infrastructure extensions) and the frontage of
Dune Palms Road (curb/gutter, landscaped parkway, and infrastructure extensions).
Utilities will be extended to the site as necessary.
The improvements will be phased according to the on site development. Any
necessary encroachment permits will be obtained. Exhibits 8, 9 and 10 depict the
location and scope of infrastructure improvements.
2.30 - Grading
2.30.1 - Grading Plan
Portions of the site may be mass graded as a part of the initial site preparation to
accommodate the phased development of the site and the internal road system. The
rough pads will be established within each phase for the various end -users and related
commercial or industrial sites. Grading easement or permission to grade will be
secured if grading on adjacent properties is necessary to accommodate a particular
phase. It is estimated that the grading operation will move approximately 200,000
cubic yards (raw cut) and 140,000 cubic yards (raw fill). Due to shrinkage and
phasing it is anticipated that there will be a balance of soil on the site. Exhibit 11
depicts the rough grading and drainage concept for the property.
2.30.2 - Erosion Control
The project will comply with the City's erosion control ordinance. The grading
operations shall include adequate provisions for wind and water erosion control during
as well as after grading operations have ceased. This will include treatment of the pad
sites that may remain undeveloped. The details of erosion control shall be included in
the project's Storm Water Pollution Prevention Plan (SWPPP) and PM 10 Plan.
Pre -Grading: The portions of the site to be graded shall be pre -watered to a
depth of three feet prior to the onset of grading operations.
�i
SPECIFIC PLAN THE LA QU/NTA CORPORATE CENTRE
Specific Plan 99-036, Amendment #2 Exhibit "A"
During Grading: Once grading has commenced, and until grading has been
completed, watering of the site and/or other treatment(s)
determined to be appropriate shall be ongoing.
Post Grading: All disturbed areas shall be treated to prevent erosion for the
term that the area will remain undeveloped. Wherever feasible,
final landscape and irrigation shall be installed.
2.30.3 - SWPPP/NPDES/PM 10
Since the Coachella Valley experiences periods of moderate to heavy wind conditions,
wind-blown dust and sand is a concern with mass grading operations, especially for
those sites in excess of five acres. Because of health concerns, the Environmental
Protection Agency has instituted a plan in the valley to curb excess PM 10 (small
particle dust). The City also participates in the National Pollutant Discharge Elimination
System program. The grading concept for the project will involve mass grading the
entire site and fine grading of the first phase of construction. The City of La Quinta
requires SWPPP, NPDES and PM 10 plans to control the wind and water born erosion
associated with such grading operations. The project will comply with the City's
requirements relative to these programs.
18
VEC/f/C PLAN THE LA QUJNTA CORPORATE CENTRE
Specific Plan 99-036, Amendment #2 Exhibit "A"
Exhibit 8 - Sewer Service Plan
9
SPECIFIC PLAN THE L4 QU/NTA CORPORATE CENTRE
Specific Plan 99-036, Amendment #2 Exhibit "A"
Exhibit 9 - Water Service Plan
SPECIFIC PLAN THE LA QUINTA CORPORATE CENTRE
Specific Plan 99-036, Amendment #2 Exhibit "A"
Exhibit 10 - Street Cross Sections
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21
SPECIFIC PLAN THE LA QU/NTA CORPORATE CENTRE
Specific Plan 99-036, Amendment #2 Exhibit "A"
2.40 - DRAINAGE/FLOOD CONTROL
2.40.1 - Hydrology
The majority of the site lies in flood Zone C according to the FIRM maps. The easterly
portion is designated Zone B. Zone C includes areas that are not considered to be
subject to flooding during a 500-year event. Zone B areas have the potential to flood
during a 100-year event and the FEMA regulations require that the building pad
elevations be raised one foot above the base flood elevation. The adjacent channel will
be lined per the standards of CVWD. This improvement will remove potential flood
hazard from the site. There are no tributary flows that have to be accommodated in
the development of the site.
2.40.2 - Flood Control Master Plan
The stormwater drainage system in the City of La Quinta is administered by the
CVWD. Generally speaking, the system consists of improvements to the natural
drainage channels that run through the City. The development of property will include
provisions to conduct stormwater into these channels. The City or CVWD requires no
drainage fees, however, as stated above improvements will be required to line the
adjacent flood channel.
2.40.3 - On -Site Stormwater Retention
Due to the site's location adjacent to the stormwater channel, no on -site retention will
be required. Stormwater will be conducted directly to the channel.
2.40.3.1 - Nuisance Water
Nuisance water attributed to the project will be collected and directed to areas within
the landscape. A series of dry wells will be installed to percolate this water. The
amount of nuisance water is expected to be reduced due to the use of water efficient
landscape and irrigation materials.
2.50 - UTILITIES
The La Quinta Corporate Centre is well served by utilities and is situated in a corridor
planned for a relatively intense scope of commercial development. Some minor utility
extensions are anticipated in conjunction with the project. During the research
22
SPECKIC PLAN THE LA QUINTA CORPORATE CENTRE
Specific Plan 99-036, Amendment #2 Exhibit "A"
investigation for development of this Specific Plan, Coachella Valley Water District
(CVWD) was contacted. The District has indicated that there is sufficient capacity in
the utilities to accommodate the project and the needs of the immediate users in the
area for both water and sanitary sewer.
2.50.1 - Sewer Plan
Sanitary sewer facilities for La Quinta are provided by CVWD. The nearest main is an
existing 18-inch line located westerly of the site in Adams Street. Another main, 15"
in size is located approximately 1,800 feet east of the site. To the extent feasible, the
flows from the site will gravity flow to the main in Adams Street. No up -sizing of this
facility will be required. In the event that the flow cannot be directed to the existing
line in Adams Street (because of elevation differences), an extension of the line located
easterly of the site will be required. The lack of contiguous parcel ownership may
create a delay in serving the three most northeasterly parcels of Planning Area One.
These are industrial lots that will be offered for sale and individual development. The
timing of their development will be dependent on the easterly parcel developing and
extending the sewer line to reach the site. As an alternative, an easement through the
adjacent parcel for the extension of the sewer line could be obtained. If adjacent
development (across Dune Palms Road) will be utilizing this easterly main, up -sizing
to an 18" line may be necessary. Exhibit 8 shows the schematic design for sewer
facilities.
2.50.2 - Water Plan
Water service for La Quinta is provided by CVWD. Existing water service is provided
via three mains: a 12" main located on the south side of Highway 111, an 18" line in
Dune Palms Road and an 18" main in Adams Street. CVWD will require an 18" main
that connects the Adams Street main to the main located in Dune Palms Road. So
that there will be no disruption to circulation on Highway 111 this connection will be
made in the proposed public street that traverses the northerly portion of the site. An
on -site loop system will be created to maintain adequate levels of service and to meet
fire flows demands. Exhibit 9 shows the schematic design for water service.
2.50.3 - Electrical Plan
The Imperial Irrigation District provides electric facilities in La Quinta. The nearest
service location is on Dune Palms Road, north of the Whitewater River Channel. The
District indicates that the design of the electrical service will depend on final load
23
SPECIFIC PLAN THE L4 QU/NTA CORPORATE CENTRE
Specific Plan 99-036, Amendment #2 Exhibit "A"
calculations for the overall project. The District will require the installation of
underground facilities through the center to join with future projects to the east.
2.50.4 - Other Utilities
The Southern California Gas Company provides natural gas services. The nearest
service is a three-inch gas line approximately 35'-0" west of the centerline along
Adams Street. The line ends approximately 18 feet south of the CVWD flood control
channel. A four -inch gas main is located approximately 75 feet north of the centerline
of Highway 111 and ends approximately 48 feet into the site. These lines will be used
to provide service to the site.
AOL Time Warner, with the nearest facilities located in Highway 1 1 1, provides
television cable service. Service will be extended to the site from this point of
connection.
Verizon Communications will provide telephone service. Fiberoptic cable will be
available at the corner of 48th Avenue and Adams Street. Verizon Communications
expects to serve the project from this location.
Waste Management of the Desert provides waste disposal service. Plans for
incorporating recycling facilities shall be considered with the development. Community
Development Staff upon submission of Site Development Plans shall review facilities
for compliance with City ordinances.
2.60 - LAND USE
2.60.1 - Land Use Plan
The CR and CP development standards contained in the City of La Quinta Zoning
Ordinance shall be followed except where specifically modified by this Specific Plan.
The Plan establishes development standards for the entire site including an integrated
design for the Highway 1 1 1 and Dune Palms Road frontages. These standards will
include considerations for building siting, architecture, lighting, landscape, public art,
and parking. These guidelines are intended to be consistent with the La Quinta
General Plan goals, policies, and objectives. The key General Plan provisions are
reiterated in Appendix One.
The proposed plan anticipates a range of users including but not limited to, retail and
24
SPECIFIC PLAN THE LA QU/NTA CORPORATE CENTRE
Specific Plan 99-036, Amendment #2 Exhibit "A"
food services, a health fitness club, service commercial, medical offices, general office
(commercial and industrial) and industrial storage. The site has been divided into four
Planning Areas according to major user types (See Exhibit 6).
♦ Planning Area 1 (PA 1) - is dedicated to commercial/industrial development on
individual lots. The goal of this Area is to provide 0.5 + acre lots that have
necessary circulation and commercial services nearby for industrial users. The uses
anticipated could range from retail to storage to auto painting to general offices.
Planning Area One is located along the stormwater channel at the northwesterly
end of the site.
♦ Planning Area 2 (PA 2) - is located on the westerly side of the site. The area is
devoted to retail businesses. The Highway 111 frontage and outlying pads will be
dedicated to retail and restaurant development.
♦ Planning Area 3 (PA 3) - is located adjacent to the main entry along Highway 111
and is dedicated to office park and retail development.
♦ Planning Area 4 (PA 4) - is dedicated to multiple tenant industrial/office, storage,
general office, retail and support uses. This Planning Area is located along the
eastern side of the site adjacent to Dune Palms Road. There is a possibility that the
self -storage use may locate within this planning area. The proposed location, in PA
1, adjacent to the existing facility may not be an acceptable marketing strategy and
an alternative location within the Plan may be necessary.
The Planning Commission can consider site plan changes to each planning area during
review of a developer's project.
2.60.1.1 - Industrial Development - Planning Area One
This planning area includes individual lots available for commercial or industrial
development. The Plan provides for uses, which are compatible with the City's CP
Zoning designation and devoted to light industrial development. Lot sizes range from
0.53 acres to 1.05 acres in size.
Development on the individual lots would occur in accordance with the design
parameters and permitted uses of the Specific Plan and the processing procedures of
the City of La Quinta. Anticipated uses include the following: storage yards,
hardware and contractor's supply, automotive specialty repair and services such as
25
SPECIFIC PLAN THE LA QU/NTA CORPORATE CENTRE
Specific Plan 99-036, Amendment #2 Exhibit "A"
windshield replacement, glass tinting, stereo sales and installation and the like. A
fitness center is also desired within this Planning Area. Permitted uses can also
include general offices and medical uses.
2.60.1.2 - Commercial Development - Planning Areas Two, Three & Four
Planning Area 2 includes service commercial uses such as nail salons, dry cleaners,
copy services, real estate and financial offices and food services (both full service and
take-out) for the needs of the shoppers and workers located within the immediate
vicinity. Major users could also include a drug store and clothiers.
Planning Area 3 may include a mid -rise office building.
Planning Area 4 will provide a park -like setting for general office users along the
Highway 1 1 1 frontage and a mixture of the users found in the other two areas. There
will be offices, both general and medical and industrial related users such as blueprint
or copy services, engineering and design services.
2.60.1.3 - Parking Standards
The City of La Quinta Zoning Ordinance sets forth standards for parking for various
land use types. The Ordinance leaves open the opportunity to demonstrate that an
alternative standard may be more appropriate for a new development concept; based
on either on sharing parking between uses, or a determination based on alternative
parking demand calculations. The industrial lots within the Plan will meet the City's
regulations with respect to parking unless alternative standards are approved with each
site development applications.
The total number of parking spaces being provided for the regional commercial is
1,366 spaces, this exceeds the City's regulations. However, the distribution
throughout the site is not the same as if the land uses were occurring on standalone
parcels. The area of the Plan that is the most limited is the area around the fitness
center. This localized deficiency is not seen as critical to the overall functioning of the
site. The City's requirements for a fitness center are significant, more so than in
surrounding cities. Applying the standards from other valley cities indicates that there
should be sufficient parking in the area. Secondly, the mixture of uses (service
commercial and food service) will allow the workers already on -site to use the retail
businesses reducing off site trips and parking demands. See Condition #64.
SPECIFIC PLAN THE LA QU/NTA CORPORATE CENTRE
Specific Plan 99-036, Amendment #2 Exhibit "A"
Fitness Center Parking Demand
CITY TOTAL
Cathedral City 105 spaces*
Indio 150 spaces
La Quinta 200 spaces
Palm Desert 200 spaces
Palm Springs 75 spaces
RATIO
one space/250 sq. ft. for the first 8,000
and one/300 sq. ft. thereafter
one space per 200-sq. ft. of floor area
one space per 150-sq. ft. of floor area
one space per 150-sq. ft. of floor area
one space per 400-sq. ft. of floor area
Note: There is no standard so general retail was used.
2.60.2 - Development Standards
The uses and development standards within the La Quinta Corporate Center shall be
generally in accordance with the provisions of the La Quinta Zoning regulations.
Should conflict occur between the regulations and the Plan, the provisions of the Plan
shall prevail. Where ambiguity occurs the Zoning regulations shall prevail.
2.60.2.1 - Permitted/Conditional and Prohibited Uses
The City's Zoning Ordinance delineates the range of allowed, conditionally allowable
and prohibited uses for each zoning classification. A limited number of deviations from
these standards are proposed within the Plan (Appendix Three).
Planning Area One (PAII) - CP Zone:
Planning Area One shall be developed in a manner consistent with the CP zone subject
to the following modifications. The following are additions/modifications to the CP
zone list of "Principle Uses" which would be permitted in Planning Area One of the La
Quinta Corporate Centre:
Retail Stores up to 25,000 sq./ft: (limited to sales of merchandise that supplement
and relate to the primary businesses of the CP zoning designation (small equipment
and tool sales, plumbing, electrical and contractor's sales yards, auto parts and the
like).
Plant nurseries and sales, wholesale and retail, without onsite propagation.
Showrooms/catalog stores with onsite inventory not to exceed 75% of the GFA.
Animal hospitals, clinics and pet grooming
27
SPECIFIC PLAN THE LA QU/NTA CORPORATE CENTRE
Specific Plan 99-036, Amendment #2
Reservoirs and water tanks
Automobile repair specialty shops (i.e.,
installation, etc.)
Automobile repairs, body work and painting
Health and fitness centers
Contractor's storage yards
General business offices
Exhibit "A"
window tinting, stereo sales and
Medical offices (2,000 sq. ft. or less per tenant)
The following are additions/modifications to the CP zone list of "Prohibited Uses"
which would not be permitted in Planning Area One of the La Quinta Corporate Centre:
Restaurants, greater than 2,000 square feet with conventional seating
Restaurants, drive through
Golf Courses and Country Clubs
Museums and art galleries
Social clubs and senior centers
Churches, temples and other places of worship
Private elementary, intermediate and high schools
Planning Areas Two, Three and Four (PA 2, 3 and 4) - M/CR Zone•
Planning Areas Two and Three shall be developed in a manner consistent with the CP
zone subject to the following modifications. The following uses are
additions/modifications to the CR zone list of "Principle Uses" which would be
permitted in Planning Areas Two, Three and Four of the La Quinta Corporate Centre:
Veterinary clinics/animal hospitals
Health clubs and fitness centers over 5,000 square feet
Automobile service stations, with or without mini -market
Day Care facilities
Self -storage (PA 4 only)
The following additions to the CR zone list of "Principle Uses" which would not be
permitted in Planning Areas Two, Three and Four of the La Quinta Corporate Centre:
Wholesale, warehouse and commercial distribution centers in excess of 5,000 sq.
ft.
Truck or equipment rentals
New or used sales of automobiles, trucks, recreational vehicles or boats
28
SPEGFIC PLAN THE LA 0UINTA CORPORATE CENTRE
Specific Plan 99-036, Amendment #2 Exhibit "A"
Automobile, truck, recreational vehicle or boat service centers
Contractor's or equipment storage yards
Central cleaning or dry-cleaning laundry plants
Communications facilities, towers or antennas as a primary use
Sign making
Fortune telling and palmistry
Sexually -oriented businesses
Private elementary, intermediate and high schools
Senior housing
Land use determinations may be reviewed by the Community Development Director
as set forth in Section 9.20.040 of the City's Zoning Ordinance.
SUMMARY OF STANDARDS BY PLANNING AREA
PA 1 PA 2 PA 3
PA 4
Maximum Bldg. Height 35' 50' 50'
50'
Setback - Hwy. 111 n/a 50' 50'
50'
single story
Setback - Hwy. 111 n/a 150' 150'
150'
multi story
Setback - Image Corridor n/a 20/ 10 20/ 10
20/ 10
Setback - Perimeter 20/ 10 20/ 10 20/ 10
20/ 10
Streets &
cul-de-sacs
Setback - Interior 0 0 0
0
property lines within the
project
Setback - Exterior 10, 5' 0'
5'
property lines adjacent to
the project
Maximum Plan FAR 0.35 *
(0.50 FAR may be permitted for the self -storage
site)
Note: See Condition #1 1 of City Council Resolution No. 2002-85.
29
SPECIFIC PLAN THE L4 QU/NTA CORPORATE CENTRE
Specific Plan 99-036, Amendment #2 Exhibit "A"
2.70 - DESIGN GUIDELINES
2.70.1 - General Architectural Theme
The desired architectural style of the project is contemporary desert based on
California Mission, Spanish, southwest and inspired themes found in La Quinta.
2.70.2 - Building Materials and Colors
A. Stucco: hand smoothed or vertical -raked textures preferred.
B. Masonry: flagstone, adobe or Spanish -style brick, split -faced, fluted, or slumpstone-
faced block.
C. Wood: exposed, heavy timber, rough sawn beams, glu-lam beams and peeler poles
with stain finish (transparent or opaque).
D. Glass Block and Stained glass.
E. Weathering Metals: copper, iron, bronze used as accents and detail areas.
F. Off-white to medium earth tones. Wood surfaces shall be stained using medium
to dark earth tones and complementary southwest colors (aqua, teal, terra cotta,
and whitewash).
The Planning Commission has the authority to approve substitute building materials
and color tones during consideration of the specific development project.
2.70.2.1 - Building Forms
Building forms, where possible, shall exhibit some stepping both in plan and elevation.
This may include the use of covered pedestrian areas adjacent to the buildings and
elsewhere as appropriate.
2.70.2.2 - Prohibited Forms
Formula, strongly themed or "corporate" architecture is prohibited. As an example,
golden arches over the roof of a McDonald's restaurant building is not permitted.
2.70.2.3 - Roofs
Hip, gable and shed roof designs or combinations thereof consistent with the general
architectural theme are acceptable and encouraged for main building masses.
Acceptable roofing materials for pitched roofs include clay tile, and weathering metals.
30
SPECKIC PLAN THEM QUINTA CORPORATE CENTRE
Specific Plan 99-036, Amendment #2 Exhibit "A"
Where clay tile materials are used, a multi -hued mixture of earth tones (terra cotta,
buff, olive, and the like) shall be used. Roof parapets should vary in height to create
an interesting roofline.
Although the use of clay tile and weathering metal roofs is recommended throughout,
it is not specifically required for secondary or service -building roofs provided other roof
designs are not incompatible with the general architectural theme.
2.70.2.4 - Equipment Screening
Roof mounted mechanical equipment, duct -work and vents shall be screened from
view by an architectural device consistent with the building design (e.g., stucco
parapets, etc.), provided the design features are approved by the City's Architecture
and Landscape Review Committee (ALRC) .
2.70.2.5 - Fencing and Walls
Automobile service areas and service shops, shall be effectively screened from view
by masonry walls of the same or complementary materials as the main building walls.
Permitted Materials
Stucco -covered frame construction
Stucco -covered Masonry Block
Wood as a decorative item
Brick or masonry blocks
Cultured or river stone
Wrought Iron or tubular steel
2.70.2.6 - Outdoor Storage Screening
Prohibited Materials
Chain Link
Wood (25 % or more)
Security type materials
(barbed or razor wire)
Vehicle or materials storage associated within any use in the plan shall be screened
from public view by means of a solid 6'-0" high masonry wall (i.e., stucco wall or
other type of decorative block material). Areas around the outside of a storage facility
shall be landscaped using trees, shrubs, and vines, subject to review and approval by
the City's Architecture and Landscape Review Committee.
2.70.2.7 - Site Lighting
All lighting shall be designed and located so as to confine direct light within the project
boundaries (including landscape buffer areas located along the street frontages). Since
31
SPECIFIC PLAN THE LA QU/NTA CORPORATE CENTRE
Specific Plan 99-036, Amendment #2 Exhibit "A"
the City of La Quinta has generally maintained low lighting levels, this lighting for this
project shall be consistent with lower lighting levels wherever practical. Security
lighting, if required, shall be approved with each site development review.
General: All lighting will comply with the City's Outdoor Lighting Ordinance. The
lighting systems shall be designed and installed so fixtures are mounted perfectly
horizontal with no tilt to the mounting, or exposed lighting sources. All poles (up
to 24'-0" high) used shall be of a decorative or non -glossy finish, such as paint
powder coating or an anodized surface. No shiny metal poles or fixtures shall be
permitted. Forty-eight inch high bollard lighting is encouraged for traffic entrances
and pedestrian sidewalks.
Parking and Loading Areas: On -site lighting source for display or parking lot lighting
shall be metal halide fixtures (e.g., 175 watt bulbs) mounted on square tubular
steel poles, finished as stated above. The maximum height for any light source
shall be of 24 feet or less above finish grade. All lenses shall be of a flush design.
Lighting levels shall be an average of one footcandle with a ratio of average light
to minimum light of three to one. Under lighting of internal drive aisles is allowed,
provided parking stalls are adequately lit and the lighting plan is approved by the
Community Development Director.
2.70.2.8 - Noise
The operation of the industrial users could include repair and service of automobiles,
trucks and include other heavy equipment. It is the intent of this Specific Plan that the
layout and design for users, which have the potential to generate noise, will be
designed to the extent possible to contain the noise generated. The layout shall orient
the openings to the interior of the sites away from other users. The noise standards
established by the City shall be applied throughout the project. Roll -up service doors
shall not be visible from adjacent public streets.
A second design requirement will be the prohibition of a general usage public address
(p.a.) system. There are a variety of communication systems available that can
replace p.a. type devices for most applications. These alternatives include pagers, and
personal telecommunication systems. Any roof mounted telecommunication
equipment shall be screened from view by roof structures.
The siting of a monopalm telecommunication antenna in the project requires Planning
Commission review and approval. However, no monopalm shall be located within
150 feet of Highway 1 1 1 and Dune Palms Road, nor exceed a height antenna height
32
SPECIFIC PLAN THE L4 QUINTA CORPORATE CENTRE
Specific Plan 99-036, Amendment #2 Exhibit "A"
of 80 feet from finished grade. A monopalm antenna shall not be located within 800
feet of another cellular telephone site. Other types of freestanding communication
towers are not permitted unless they are aesthetically pleasing to the off -site viewer
(e.g., light pole -style antenna, etc.).
2.80 - CIRCULA T/ON
The La Quinta Corporate Centre proposes to develop the adjacent street system in a
manner consistent with the City of La Quinta General Plan Circulation Plan and also in
accord with CalTrans requirements. The property is located on Highway 111, a State
highway designated by the City's General Plan as a Major Arterial requiring a half
street width of 70 feet. The site also abuts Dune Palms Road, which is designated as
a Secondary Arterial, requiring a half width street of 55 feet. Additional right-of-way
dedication and street improvements for the streets will be required as a condition of
approval of the project. The timing and design of improvements for Highway 111 will
be coordinated with CalTrans. All necessary encroachment permits will be obtained.
The project proposes to share access and circulation with the hotel/restaurant project,
which abuts the subject property on its west boundary. The Hotel 111 Specific Plan
approved by the City Council on February 23, 1999, incorporates the concept of
shared access with this site. The property to the east shall ultimately continue with
the circulation pattern set forth in the Plan by continuing the Corporate Centre Drive,
providing reciprocal access and parking and by completing the entry on Highway 111.
There are four entry points to the site from Highway 111. The main entry of the La
Quinta Corporate Centre aligns with the main entry of the La Quinta Auto Mall project.
The primary on -site circulation meanders west -to -east -through the site. Parking areas
and minor circulation aisles are connected to this main aisle. Depending upon the site
development plans additional connections may be made to connect the commercial
portion with the individual lots located along the north boundary of the project. The
internal drive also connects to the Hotel 111 site at the west boundary.
The La Quinta Zoning Ordinance requires provisions be made for bicycle parking based
on land use. The Plan will comply with the City requirements for bicycle parking.
Loading spaces required are pursuant to Section 9.150 of the City's Zoning Ordinance.
The plan does not propose any alteration to the City's requirement for loading spaces.
The location and number of spaces will depend on the ultimate users and this issue will
be addressed through the individual site development permits.
33
SPECIFIC PLAN THE LA QU/NTA CORPORATE CENTRE
Specific Plan 99-036, Amendment #2 Exhibit "A"
of 80 feet from finished grade. A monopalm antenna shall not be located within 800
feet of another cellular telephone site. Other types of freestanding communication
towers are not permitted unless they are aesthetically pleasing to the off -site viewer
(e.g., light pole -style antenna, etc.).
2.80 - CIRCULATION
The La Quinta Corporate Centre proposes to develop the adjacent street system in a
manner consistent with the City of La Quinta General Plan Circulation Plan and also in
accord with CalTrans requirements. The property is located on Highway 1 1 1, a State
highway designated by the City's General Plan as a Major Arterial requiring a half
street width of 70 feet. The site also abuts Dune Palms Road, which is designated as
a Secondary Arterial, requiring a half width street of 55 feet. Additional right-of-way
dedication and street improvements for the streets will be required as a condition of
approval of the project. The timing and design of improvements for Highway 111 will
be coordinated with CalTrans. All necessary encroachment permits will be obtained.
The project proposes to share access and circulation with the hotel/restaurant project,
which abuts the subject property on its west boundary. The Hotel 1 1 1 Specific Plan
approved by the City Council on February 23, 1999, incorporates the concept of
shared access with this site. The property to the east shall ultimately continue with
the circulation pattern set forth in the Plan by continuing the Corporate Centre Drive,
providing reciprocal access and parking and by completing the entry on Highway 111.
There are four entry points to the site from Highway 1 1 1. The main entry of the La
Quinta Corporate Centre aligns with the main entry of the La Quinta Auto Mail project.
The primary on -site circulation meanders west -to -east through the site. Parking areas
and minor circulation aisles are connected to this main aisle. Depending upon the site
development plans additional connections may be made to connect the commercial
portion with the individual lots located along the north boundary of the project. The
internal drive also connects to the Hotel 1 1 1 site at the west boundary.
The La Quinta Zoning Ordinance requires provisions be made for bicycle parking based
on land use. The Plan will comply with the City requirements for bicycle parking.
Loading spaces required are pursuant to Section 9.150 of the City's Zoning Ordinance.
The plan does not propose any alteration to the City's requirement for loading spaces.
The location and number of spaces will depend on the ultimate users and this issue will
be addressed through the individual site development permits.
33
SPECIFIC PLAN THE LA QUINTA CORPORATE CENTRE
Specific Plan 99-036, Amendment #2 Exhibit "A"
2.80.1 - Off -Site Circulation System
The existing conditions around the site include partial improvements on both abutting
public streets. The General Plan standards for improvements that will be required in
conjunction with this project are consistent with other recent road improvements in
the vicinity.
The construction of the required improvements will continue the process of
implementing the adopted General Plan Circulation Plan. Exhibit 11 shows the
proposed cross sections for the streets affecting the project.
In addition to pavement, curb, gutter, median and sidewalk/bike path improvements,
financial participation in the traffic signal planned at the project's main access point
(Highway 111 and La Quinta Centre Drive) is anticipated. As stated in earlier sections
the phasing of the public improvements will be commensurate with the level of
development that they are intended to serve. Occupancy of any structure within the
plan will be contingent upon completion of the necessary public improvements.
2.80.2 - Public Transportation Demand Management
Bus turnouts and shelters shall be provided as a part of the project's public street
improvements pursuant to requirements of SunLine Transit, the Public Works Director
and CalTrans.
Prior to issuance of building permits for individual Site Development Permits, applicants
shall submit a Transportation Demand Management (TDM) Plan to the Public Works
and Community Development Departments. The plans shall address capital
improvement and operational standards as set forth in the City's TDM Ordinance. Any
transit -related improvements required by the Sunline Transit Agency as a condition to
development will not constitute compliance with the plan submittal requirements.
2.80.3 - Site Circulation and Unnamed Industrial Drive (Corporate Centre Drive)
Corporate Centre Drive shall serve the properties on the north side of the project using
a 64-foot right-of-way. The roadway intersection with Dune Palms Road and Adams
Street is located more than 600 feet from the intersection of Highway 111 providing
ample room for stacking and maneuvering of larger vehicles often associated with
industrial users. This roadway will also allow the industrial lots to be served by direct
34
SPECIFIC PLAN THE L4 QU/NTA CORPORATE CENTRE
Specific Plan 99-036, Amendment #2 Exhibit "A"
access to Adams Street and Dune Palms Road, separating the large vehicle traffic from
the mixed -use portion of the site. Until such time as the middle parcel (15 + acres)
is developed, a cul-de-sac will be located at the westerly and easterly terminus of
Corporate Centre Drive.
The commercial center circulation plan is depicted on the overall site plan. The
commercial center will develop its own internal circulation system, which will provide
reciprocal access between all adjacent parcels including the previously approved Hotel
111 Specific Plan (98-033). A main vehicle corridor will traverse the commercial
portion of the site in an east -west direction. However, the final circulation design will
depend on the ultimate users and the configuration of buildings.
The internal access for the commercial center will be accessed via a main entry from
the signal at Highway 111 and by three minor driveway locations around the perimeter
of the center.
Once on the property, users will be able to visit the different portions of the site by
using the internal roadways without exiting onto a public street. The interior roadway
design will use proper engineering principles including but not limited to, adequate
distance between intersecting drives and eliminating conflicts between backing
vehicles and travel lanes.
The plan anticipates cooperation in extending the on -site circulation system including
the completion of the main access from Highway 111 upon development of the
adjacent parcel. The completion of the circulation system includes the east half of the
main access from Highway 1 1 1, the industrial roadway and the commercial area
parking and circulation network.
2.90 - LANDSCAPE CONCEPTS
The landscape concept follows a "desert oasis" theme emphasizing water efficient
materials exhibiting color and form. Parking areas in the commercial center will feature
the concept of a high canopy tree form to reduce the conflict between landscape
elements and project graphics. The project will feature extensive streetscapes along
Highway 111 and Dune Palms Road.
The City of La Quinta has adopted streetscape program for Highway 111. It is the
intent of this Specific Plan to complement that effort within the landscaped setback
area by incorporating design principles into the guidelines for the project. The adopted
design theme is included as Appendix Four.
35
SPEORC PLAN THE LA QUINTA CORPORATE CENTRE
Specific Plan 99-036, Amendment #2 Exhibit "A"
2.90.1 - Landscape Development Standards
The La Quinta Corporate Centre will meet the minimum standards for landscape
improvements, including parking lot shading as set forth in the City's Zoning Ordinance
and other relevant documents. The trees used throughout the site shall be eight to 10
feet in height with a minimum container size of 24" box and a minimum trunk size of
1.5-inch caliper. Shrubs shall be a minimum of five gallons in size, unless specifically
approved otherwise.
2.90.2 - Landscape Palette
Landscape materials selected for detailed landscape plans (other than Highway 111)
shall be chosen from the materials listed below. The plant palette for the Highway
111 frontage is contained in the Highway 111 Design Theme Plan contained in
Appendix Four.
2.90.3 - Landscape Maintenance
A landscape maintenance handbook shall be established to develop standard
maintenance practices for the overall project. Of particular concern, is to allow tree
forms to fully develop in the parking lot areas in order to achieve the required
percentage of shading as set forth in the Zoning Ordinance. The landscape for the
commercial center shall also be under a single maintenance contract managed by the
center or by the Property Owners Association in the event that multiple ownership
exists.
2.90.4 - Landscape Improvements
The site development permit applications will address the specifics of the landscaping
with the exception of the Highway 111 frontage, which will follow the City's adopted
design theme.
TREES
ACACIA SMALII
ACACIA STENOPHYLLA
CERCIDIUM FLORIDUM
MASTER PLANT LIST
SWEET ACACIA
SHOESTRING ACACIA
BLUE PALO VERDE
36
SPECIFIC PLAN THE LA QU/NTA CORPORATE CENTRE
Specific Plan 99-036, Amendment #2
CERDIDIUM PRAECOX
GEIJERA PARVIFOLIA
LYSILOMA THORNBERI
SOPHORA SECUNDIFLORA
PALMS
CHAMAEROPS HUMILIS
WASHINGTONIA FILIFERA
WASHINGTONIA ROBUSTA
PHOENIX DACTYLIFERA
ARECASTRUM ROMANZOFFIANUM
BRAHEA ARMATA
SHRUBS
CAESALPINIA PULCHERRIMA
CASSIA SPECIES
ENCELIA FARINOSA
JUSTICIA SPICIGERA
LEUCOPHYLLUM C. SPECIES
NERIUM OLEANDER 'PETITE PINK'
NOLINA PARRYI
RAPHIOLEPIS (.'SPECIES'
SALVIA G. 'SIERRA LINDA'
SIMMONDSIA CHINENSIS
THEVETIA PERUVIANA
XYLOSMA CONGESTUM 'COMPACTA'
GROUNDCOVER
ANNUAL COLOR
ACACIA R. 'DESERT CARPET'
BACCHARIS CENTENNIAL
DALEA GREGGII
LANTANA MONTEVEDENSIS
LANTANA M. 'GOLD SPOT'
OENOTHERA BERLANDIERI
ROSMARINUS 0. 'LOCKWOOD FOREST'
SANTOLINA VIRENS
VERBENA RIGIDA
PALM SPRINGS 'GOLD'
WILDFLOWERS
DESERT WILDFLOWER MIXTURE
Exhibit "A"
SONORAN PALO VERDE
AUSTRALIAN WILLOW
FEATHER BUSH
TEXAS MOUNTAIN LAUREL
MEDITERRANEAN FAN PALM
CALIFORNIA FAN PALM
MEXICAN FAN PALM
DATE PALM (ACCENT ONLY)
QUEEN PALM (ACCENT ONLY)
MEXICAN BLUE PALM (ACCENT ONLY)
RED BIRD OF PARADISE
CASSIA
BRITTLE BUSH
MEXICAN HONEYSUCKLE
TEXAS RANGER
DWARF OLEANDER
DWARF MEXICAN GRASS TREE
INDIA HAWTHORN
SAGE
JOJOBA
YELLOW OLEANDER
DWARF XYLOSMA
SEASONAL FLOWERS
TRAILING ACACIA
BACCHARIS
PROSTRATE INDIGO BUSH
PURPLE PROSTRATE LANTANA
YELLOW PROSTRATE LANTANA
MEXICAN PRIMROSE
DWARF ROSEMARY
GREEN SANTOLINA
VERBENA
GRAVEL TAILINGS
CALIFORNIA POPPIES, VERBENA, ETC.
37
SPECIFIC PLAN THE LA allINTA CORPORATE CENTRE
Specific Plan 99-036, Amendment #2 Exhibit "A"
Special Note: Palm trees inside the development shall be untrimmed to provide a
roosting site for bats per General Plan Biological Resources Program 3.3. The use of
lawn shall be limited to parkway and art piece areas, subject to review and approval
by the Planning Commission and/or City Council.
2.10 - SIGNS
The City shall approve a comprehensive sign plan for each building complex prior to
the issuance of building permits. A preliminary sign concept including location, general
size, materials and lighting, shall be submitted with each site development plan or
conditional use permit application. The main principles of the comprehensive sign plan
shall be compliance with the sign regulations of the La Quinta Zoning Ordinance,
except as otherwise set forth herein. Only channel letter building signs are permitted.
The concept being presented represents an integrated approach to center identification
for such a large parcel. Overall center identification is achieved with an entry
statement on Highway 111 and entry monumentation on each of the secondary street
frontages. These "Centre" identification signs will create an address for the individual
tenants who are not permitted to have freestanding identification signs. The La
Quinta Corporate Centre plan has four signs, two on Highway 111 and two on Dune
Palms Road (Exhibit 12).
2.10.1 - Signs for the Commercial Center
As the leasing program develops and the tenants are identified, the major tenant
identification signs may be subject to alteration, which would require approval by the
City of La Quinta Planning Commission. The appropriate signage for the ultimate
user(s) of this portion of the project will be determined upon development of detailed
site development plans.
The concept for tenant signs throughout the Corporate Centre shall include a single -
sign allowance per user located on the building. Alternative locations may be
considered based on the most effective use of graphic identification. The multi -tenant
buildings shall integrate a concept for signs into the architectural scheme.
Freestanding signs may identify the center, freestanding (single user) buildings or a
combination of both. No individual tenants, located within a multiple tenant building
38
SPECIFIC PLAN THE LA QU/NTA CORPORATE CENTRE
Specific Plan 99-036, Amendment #2 Exhibit "A"
may be identified by a freestanding sign, except that single tenants with more than
10,000 gross (leased floor) area may be identified on the complex signs. All
freestanding signs shall be of a monument style.
Within the regional commercial portion of the Plan, a service station site has been
identified. The sign identification for this, type of user shall include the mandatory
State of California pricing signs, which may be freestanding and located in the
landscape setback area and identification on the building or canopy.
The commercial center will have a center identification sign along the Highway 1 1 1
frontage. In addition there will monumentation at the west and east secondary access
points on Highway 1 1 1. In general, monument signs shall conform to the City of La
Quinta standards, except that single tenants with more than 15,000 gross (leased
floor) area may be identified on the complex signs. Exhibits 12 through 18 depict the
sign locations and design concepts for the project identification signs. Final monument
sign designs may be altered to reflect the detailed architectural character of the Centre.
2.10.2 - Signs for the Industrial Center
Generally, the sign provisions for the individual industrial lots shall be in accordance
with the City of La Quinta sign regulations of the Zoning Ordinance. The structures
with multi -tenant use shall follow the pattern of the commercial portion of the
development in that the multi -tenant buildings shall integrate a concept for signs into
the architectural scheme, which shall become the basis for the comprehensive sign
plan for the building. The signs shall be approved with each site development plan or
conditional use permit review. Freestanding signs for the single -user properties shall
be in conformance with the City of La Quinta standards, ensuring design graphics
match those contained in Exhibit 15 of the Plan.
2.10.3 - Signs — Area Calculations
Sign applications within the La Quinta Corporate Centre shall be processed in
conformance with Condition of Approval #68.
39
SPEURC MAN THE LA OUINTA CORPORATE CENTRE
Specific Plan 99-036, Amendment #2 Exhibit "A"
Exhibit 11 - Preliminary Grading Plan
F
SPECIFIC PLAN THE LA QU/NTA CORPORATE CENTRE
Specific Plan 99-036, Amendment #2 Exhibit "A"
Exhibit 12 - Sign Concepts - Summary
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sPEMM PLAN THE LA 0UINTA CORPORATE CENTRE
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SPECIFIC PLAN THE LA QU/NTA CORPORATE CENTRE
Specific Plan 99-036, Amendment #2 Exhibit "A"
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LLI 45
SPECIFIC PLAN THE LA aUINTA CORPORATE CENTRE
Specific Plan 99-036, Amendment #2 Exhibit "A"
APPENDIX ONE
GENERAL PLAN POLICIES
46
SPECIFIC PLAN THE LA QU/NTA CORPORATE CENTRE
Specific Plan 99-036, Amendment #2 Exhibit "A"
APPLICABLE GENERAL PLAN POLICIES
The General Plan of the City of La Quinta was adopted in 1992 and includes Goals,
Objectives and Policies that were deemed by the City necessary to properly implement
the plan. The key policies that affect the development of the subject property are as
follows:
LAND USE ELEMENT
Policy 1.2: "The City will encourage an integration of a wide range of support services
at employment centers, including child care, occupational health, fitness facilities and
convenience retail shops."
The Plan provides a variety of building types, sizes and locations so that there is
maximum flexibility in attracting businesses appropriate for the M/RC
classification. A Floor Area Ratio of 0.35 is planned within the 36-acre
development.
Policy 2.1: "Residential development shall not be permitted within 600 feet of
Highway 111 in the Regional Commercial designation, except as allowed in the
nonresidential overlay in the Development Code."
The Plan complies with the Non -Residential Overlay by not permitting residential
uses.
Policy 4 - Specific Plans of Land Use shall be required for all projects of 20 acres or
more before any land divisions.
The Plan complies with this policy.
General Land Use Policy 6 - "In -fill development shall be encouraged by placing capital
improvement projects in the developed areas of the City as top priorities."
The Plan proposes project and infrastructure phasing in Section 2.20.
Policy 10: "The City shall maintain its "dark sky" ordinance."
The plan proposes low-level landscape lighting and down focused lighting
within the parking areas.
C3�
SPECIRC PLAN THE LA OU/NTA CORPORATE CENTRE
Specific Plan 99-036, Amendment #2 Exhibit "A"
TRAFFIC AND CIRCULATION ELEMENT
Policy 1 - "Establish and maintain a master plan of roads, which sets forth detailed
improvement plans and schedules for implementation, to assure minimal levels of
roadway segment and intersection operations at V/C ratio of 0.80 and LOS D,
respectively."
A traffic study has been completed for the Plan and the improvements proposed
will preclude the Level of Service from being below level "D".
Policy 1.1: "Initiate and complete a master plan of roads, which includes targets for
ultimate rights -of -way and pavement widths and provides a schedule for securing right-
of-way and constructing improvements consistent with the projected needs and
standards set forth in the City Circulation Element and Program EIR."
The public road sections will comply with the City adopted road sections.
Policy 2.2: "Review new and redeveloping project along Washington Street, Adams
Street and Highway 111 with the intent of limiting access and aligning and/or
consolidating access drives in a manner which minimizes conflicting turning
movements and maximizes the use of existing and planned signalized intersections."
A traffic study has been completed for the Plan, surrounding and adjacent
developments. When warranted, traffic signals will be installed on Highway 111.
Access points will be located and comply with best practice methods.
Policy 6: "Develop and encourage the use of continuos and convenient bicycle routes
and multi -use trails to places of employment, recreation, shopping schools, and other
high activity areas with potential for increased bicycle, equestrian, golf cart and other
non -vehicular use."
The plan complies with Exhibit 3.10 of the General Plan.
Policy 2.3: On Major Arterials, the minimum intersection spacing shall be 1,060 feet
for commercial projects. "Intersection spacing may be reduced to 500' at the
Whitewater Wash Channel and La Quinta Evacuation Channel. The design speed shall
be 60 mph. Left turn median cuts may be authorized if turn pocket does not interfere
with other existing or planned left turn pockets. Right in/right out access driveways
shall exceed the following minimum separation distances (in all cases, distances shall
be measured between curb returns): — more than 250' on the approach leg to a full
turn intersection; — more than 150' on the exit leg from a full turn intersection; —
48
SPECIFIC PLAN THE LA QU/NTA CORPORATE CENTRE
Specific Plan 99-036, Amendment #2 Exhibit "A"
more than 250' between driveways. All access configurations shall be subject to City
Engineer review and approval."
The plan complies with these provisions by minimizing the amount of individual
driveways and the use of medians. The access points have been consolidated
along Highway 1 1 1. In addition to the main entrance there are four minor access
points along the 2,300 feet of frontage.
The landscape concept will comply with the City's adopted design theme for
Highway 1 1 1. In addition the Plan provides for landscape design enhancements
along Dune Palms Road. Turf should be used in a manner consistent with citrus
trees —sparingly and in high visibility locations. Primary image corridors shall
include street traffic signals, street lighting systems, street furniture, bus shelters,
street name signs, and noise berms/barriers, which are designed in a coordinated
and consistent theme unique to La Quinta. At key intersections, primary image
corridors shall include treatments which may include special roadway paving,
hardscape/screen wall arrangements and displays of public art.
The Plan will comply with adopted design standards. The landscape concept will
comply with the City's adopted design theme for Highway 1 1 1. In addition the
Plan provides for landscape design enhancements along Dune Palms Road. Turf
should be used in a manner consistent with citrus trees —sparingly and in high
visibility locations.
Policy 14: "The City shall maintain building height limits along Primary, Secondary, and
Agrarian Image Corridors in its Development Code."
The maximum building height along the image corridors will be 22 feet (excluding
architectural projections) within the Highway 1 1 1 corridor (i.e., first 150 feet),
unless otherwise allowed by the Planning Commission. Buildings outside of the
height restricted area may be up to 35 feet high.
Policy 13: "In order to preserve the aesthetic values on the City's streets, minimum
landscape setbacks shall be as follows":
Highway 1 1 1 - 50 feet
Secondary Arterial - 10 feet
The plan complies with this policy.
Biological Resources Policy 3: "Native, drought-tolorant desert plant materials shall be
49
SPECIRO PLAN THE LA QU/NTA CORPORATE CENTRE
Specific Plan 99-036, Amendment #2 Exhibit "A"
incorporated into new development to the greatest extent practical. Invasive,
nonnative species shall be discouraged."
The plan complies with this policy. Turf should be used in a manner consistent
with citrus trees —sparingly and in high visibility locations.
Public Utilities Policy 3: "All utility and electric wires up to 34.5 kilovolts serving new
development shall be installed underground."
The utilities to the site and within the site will be located underground.
Public Utilities Policy 4.1 "To the greatest extent practical, all new utility equipment
boxes, including but not limited to traffic signal equipment, and electrical and
telephone equipment, shall be located either under ground, or away from street corners
and effectively shielded from public view. Undergrounding of these facilities is
preferred."
Project conditions will be imposed to comply with this policy.
Policy 4: "Encourage expansion of ridership and the service area of the public transit
systems operated by the Sunline Transit Authority within the City."
The plan will provide for transit stops and facilities to be determined during
review of development applications.
ENVIRONMENTAL CONSERVATION
Paleontologic Resources Policy 1: "The City shall require the preparation of
paleontologic resource analyses by a qualified paleontologist for all development
proposals which occur in areas of High Sensitivity."
A cultural resources report has been submitted to the City for review. The
mitigation measures contained in EA 99-383 shall be met, as prescribed.
Paleontologic Resources Program 1.3: "Mitigation plans prepared as part of
paleontologic resource analyses shall be implemented as part of mitigation monitoring
and reporting programs."
The plan will comply with the mitigation measures proposed in the cultural report
and City Council Resolution 99-110.
SPECIFIC PLAN THE LA OU/NTA CORPORATE CENTRE
Specific Plan 99-036, Amendment #2 Exhibit "A"
Cultural Resources Element Policy 3.2: "The city shall use its regulatory power to
ensure the proper protection of cultural resources and avoid or minimize adverse
effects on such resources from private projects that require discretionary city actions."
The plan will comply with the mitigation measures proposed in the cultural report
and City Council Resolution 99-1 10.
INFRASTRUCTURE AND PUBLIC SERVICES
Flooding and Hydrology Policy 5.1 (2"d paragraph): "New development immediately
adjacent to the Coachella Valley Stormwater Channel shall continue to have the option
of discharging 100-year stormwater flows directly into the stormwater channel."
The Plan will convey stormwater to the Coachella Valley Stormwater Channel as
well as install levee lining adjacent to the project as defined under the
improvement plans presented to the City Council in 1999.
AIR QUALITY ELEMENT
Air Quality Policy 6: "New development shall be designed and constructed in a manner
which minimizes the emission of project related pollutants."
An air quality report has been submitted and the mitigation measure will
be incorporated into the plan.
Air Quality Program 7.2: "Continue to support and implement the provision of the
State Implementation Plan for PM 10 in the Coachella Valley."
Dust control measures have been made part of the plan.
Energy Policy 2: "The City shall promote the development and use of alternative,
clean, renewable energy resources."
The plan proposes low-level landscape lighting and down focused lighting
within the parking areas. Security lighting for buildings and parking areas
shall be metal halide, unless otherwise approved during review of the
development plans. '
51
CITY COUNCIL RESOLUTION NO. 2003-015
.--, CONDITIONS OF APPROVAL - FINAL
SPECIFIC PLAN 99-036 (AMENDMENT #2) - LA QUINTA CORPORATE CENTRE
DAVID AND JAMIE REULMAN
MARCH 4, 2003
GENERAL
1. Condition previously deleted; condition number retained.
2. The applicant/developer agrees to defend, indemnify, and hold harmless the City
of La Quinta (the "City"), its agents, officers and employees from any claim,
action or proceeding to attack, set aside, void, or annul the approval of this
specific plan amendment. The City shall have sole discretion in selecting its
defense counsel.
The City shall promptly notify the applicant of any claim, action or proceeding
and shall cooperate fully in the defense.
3. Prior to the issuance of a grading, construction or building permit, the
applicant/developer shall obtain permits and/or clearances from the following
public agencies:
• Fire Marshal
• Public Works Department (Grading Permit, Improvement Permit)
• Community Development Department
• Riverside County Environmental Health Department
• Desert Sands Unified School District
• Coachella Valley Water District (CVWD)
• Imperial Irrigation District (IID)
• California Water Quality Control Board (CWQCB)
• Caltrans
The applicant is responsible for any requirements of the permits or clearances
from those jurisdictions. If the requirements include approval of improvement
plans, applicant shall furnish proof of said approvals prior to obtaining City
approval of the plans.
The applicant shall comply with applicable provisions of the City's NPDES
stormwater discharge permit. For projects requiring project -specific NPDES
construction permits, the applicant shall submit a copy of the CWQCB
acknowledgment of the applicant's Notice of Intent prior to issuance of a
grading or site construction permit. The applicant shall ensure that the required
Storm Water Pollution Protection Plan is available for inspection at the project
site.
Resolution No. 2003-015
Conditions of Approval - Final
Specific Plan 99-036 (Amendment #2) - La Quinta Corporate Centre
Adopted: March 4, 2003
Page 2
4. The applicant shall comply with the terms and requirements of the Development
Impact Fee in effect at the time of issuance of building permits.
PROPERTY RIGHTS
5. Prior to the issuance of a grading, construction or building permit, the applicant
shall acquire or confer required or necessary property rights including easements
and rights of way.
6. The applicant shall dedicate or grant public and private street right of way and
utility easements in conformance with the City's General Plan, Municipal Code,
applicable specific plans, and as required by the City Engineer.
7. Rights of way required of this development shall comply with the City's General
Plan as follows:
A. Highway 1 1 1 - the remainder of applicant's 70-foot half of a 140-foot
right of way plus additional right of way if required by Caltrans or the
design of the improvements.
B. Dune Palms Road - the remainder of the applicant's 44-foot half of an 88-
foot right of way plus additional width at Highway 1 1 1 to accommodate
dual left turn lanes. The additional width section shall be 60-foot half -
width from Highway 1 1 1 to 300 feet north and taper from that point
northerly to 44 feet.
C. Corporate Centre Drive - 64-foot right of way from western boundary
(connecting to SP 98-033) to Dune Palms Road. If right of way across
the "Not A Part" property is unavailable, the applicant shall, by separate
deed, grant temporary right of way for construction of cul-de-sacs at the
road's termini at that property. The temporary grant shall automatically
expire when the industrial road is completed and the cul-de-sacs
removed.
D. Commerce Court (cul de sac) - 64-foot right of way.
8. Street right of way geometry for culs de sac, knuckle turns and corner cut-
backs shall conform with Riverside County Standard Drawings #800, 801 and
#805 respectively unless otherwise approved by the City Engineer.
Resolution No. 2003-015
Conditions of Approval - Final
Specific Plan 99-036 (Amendment #2) - La Quinta Corporate Centre
Adopted: March 4, 2003
Page 3
9. Dedications or grants shall include additional widths as necessary for corner
dedicated right and left turn lanes, bus turnouts, and other features contained
in the approved construction plans.
10. If the City Engineer determines that street rights of way are necessary prior to
development of this property, the applicant shall grant the rights of way within
60 days of written request by the City.
11. The applicant shall create perimeter setbacks along public rights of way as
follows (listed setback depth is the average depth if a meandering wall design
is used) :
A. Highway 1 1 1 - 50 feet
B. Adams Street, Dune Palms Road, Corporate Centre Drive, and Commerce
Court - 10 feet
Setback requirements apply to all frontage including sites dedicated or granted
for utility purposes.
Where public facilities (e.g., sidewalks) are placed on privately -owned land, the
applicant shall dedicate or grant blanket easements for those purposes.
12. The applicant shall dedicate or grant easements necessary for placement of and
access to utility lines and structures.
13. The applicant shall dedicate or grant abutter's rights of access to public streets
from all frontage except access points shown on the approved site plan.
IMPROVEMENT PLANS
As used throughout these conditions of approval, professional titles such as
"engineer," "surveyor," and "architect" refer to persons currently certified or licensed
to practice their respective professions in the State of California.
14. Improvement plans shall be prepared by or under the direct supervision of
qualified engineers and landscape architects, as appropriate. Plans shall be
submitted on 24" x 36" media in the categories of "Rough Grading," "Precise
Grading," "Streets & Drainage," and "Landscaping." All plans except precise
Resolution No. 2003-015
Conditions of Approval - Final
Specific Plan 99-036 (Amendment #2) - La auinta Corporate Centre
Adopted: March 4, 2003
Page 4
grading plans shall have signature blocks for the City Engineer. Precise grading
plans shall have signature blocks for Community Development Director and the
Building Official. Plans are not approved for construction until they are signed.
"Streets and Drainage" plans shall normally include signals, sidewalks, bike
paths, gates and entryways, and parking lots. "Landscaping" plans shall
normally include irrigation improvements, landscape lighting and perimeter walls.
Plans for improvements not listed above shall be in formats approved by the
City Engineer.
15. The City may maintain standard plans, details and/or construction notes for
elements of construction. For a fee established by City resolution, the applicant
may acquire standard plan and/or detail sheets from the City.
16. When final public street plans are approved by the City, the applicant shall
furnish accurate Auto cad files of the approved plans on storage media
acceptable to the City Engineer. The files shall utilize standard Auto cad menu
items so they may be fully retrieved into a basic Auto cad program. At the
completion of construction and prior to final acceptance of improvements, the
applicant shall update the files to reflect as -constructed conditions.
If the plans were not produced in Auto cad or a file format which can be
converted to Auto cad, the City Engineer may accept raster -image files of the
plans.
IMPROVEMENT AGREEMENT
17. Depending on the timing of development of the specific plan area and the status
of off -site improvements at that time, the applicant may be required to
construct improvements, to reimburse others who construct improvements that
are obligations of this development, to secure the cost of the improvements for
future construction by others, or a combination of these methods.
In the event that any of the improvements required herein are constructed by
the City prior to their construction by the applicant, the applicant shall reimburse
the City for the cost of those improvements.
18. Prior to issuance of any grading or building permits, the applicant shall construct
any remaining or deferred improvements and satisfy obligations required by
Resolution No. 2003-015
•--- Conditions of Approval - Final
Specific Plan 99-036 (Amendment #2) - La Quints Corporate Centro
Adopted: March 4, 2003
. Page 5
these conditions, Caltrans and/or utility authorities or furnish an executed,
secured agreement to do so. For secured agreements, security provided, and
the release thereof, shall conform with Chapter 13, LQMC.
19. If improvements are secured, the applicant shall provide estimates of
improvement costs for checking and approval by the City Engineer. Estimates
shall comply with the schedule of unit costs adopted by City resolution or
ordinance. For items not listed in the City's schedule, estimates shall meet the
approval of the City Engineer.
Estimates for utilities and other improvements under the jurisdiction of other
agencies shall be approved by those agencies. Security is not required for
telephone, gas, or T.V. cable improvements.
20. If on -site improvements are phased with multiple administrative approvals (e.g.,
Site Development Permits or maps), all obligations for public improvements shall
be satisfied or secured prior to approval of the first phase unless otherwise
approved by the City Engineer.
21. If the applicant fails to construct improvements or satisfy obligations in a timely
manner or as specified in an approved phasing plan, the City shall have the right
to halt issuance of building permits or final building inspections or otherwise
withhold approvals related to the development of the project until the applicant
makes satisfactory progress on the improvements or obligations or has made
other arrangements satisfactory to the City.
GRADING
22. The applicant shall furnish a preliminary geotechnical ("soils") report and a
grading plan prepared by a qualified engineer. The grading plan shall conform
with the recommendations of the soils report and be certified as adequate by
a soils engineer or engineering geologist. The plan must be approved by the
City Engineer prior to issuance of a grading permit.
23. Slopes shall not exceed 5:1 within public rights of way and 3:1 in landscape
areas outside the right of way unless otherwise approved by the City Engineer.
24. The applicant shall endeavor to minimize differences in elevation at abutting
properties.
Resolution No. 2003-015
Conditions of Approval - Final
Specific Plan 99-036 (Amendment #2) - La auinta Corporate Centre
Adopted: March 4, 2003
Page 6
25. Prior to occupation of the project site for construction purposes, the applicant
shall submit and receive approval of a Fugitive Dust Control plan prepared in
accordance with Chapter 6.16 (LQMC) to the Public Works Department. The
applicant shall furnish security, in a form acceptable to the City, in an amount
sufficient to guarantee compliance with the provisions of the permit.
26. The applicant shall maintain cleared or graded land to prevent wind and water
erosion of soils. The land shall be planted with interim landscaping or provided
with other erosion control measures approved by the Community Development
and Public Works Departments.
27. Prior to issuance of building permits, the applicant shall provide building pad
certifications stamped and signed by qualified engineers or surveyors. For each
pad, the certification shall list the approved elevation, the actual elevation, the
difference between the two, if any, and pad compaction. The data shall be
organized by lot number and listed cumulatively if submitted at different times.
DRAINAGE
28. The tributary drainage area shall extend to the centerline of adjacent public
streets.
29. Storm drainage historically received from adjoining property shall be retained on
site or disposed of in the same manner as on -site storm runoff.
30. Nuisance water shall be retained on site and disposed of in a manner acceptable
to the City Engineer.
31. If the applicant proposes discharge of stormwater to the Whitewater Drainage
Channel, the applicant shall indemnify the City from the costs of any sampling
and testing of the development's effluent which may be required under the
City's NPDES Permit or other City- or area -wide pollution prevention program,
and for any other obligations and/or expenses which may arise from such
discharge. The indemnification shall be executed and furnished to the City prior
to issuance of any grading, construction or building permit and shall be binding
on all heirs, executors, administrators, assigns, and successors in interest of
land within the specific plan area excepting therefrom those portions required
to be dedicated or deeded for public use. The form of the indemnification and
the assignment of responsibility (if any) shall be acceptable to the City Attorney.
Resolution No. 2003-015
Conditions of Approval - Final
Speciflc Plan 99-036 (Amendment #2) - La Quinta Corporate Centre
Adopted: March 4, 2003
Page 7
UTILITIES
32. The applicant shall comply with legally -enforceable requirements of utility
authorities.
33. The applicant shall obtain the approval of the City Engineer for the location of
all proposed utility lines within the right of way and all above -ground utility
structures including, but not limited to, traffic signal cabinets, electrical vaults,
water valves, and telephone stands, to ensure optimum placement for practical
and aesthetic purposes.
34. Existing aerial utilities and all proposed utilities within or adjacent to the
proposed development shall be installed underground. Power lines exceeding
34.5 kv are exempt from this requirement.
35. Utilities shall be installed prior to overlying hardscape. For installation of utilities
in existing, improved streets, the applicant shall comply with trench restoration
requirements maintained or required by the City Engineer. The applicant shall
provide certified reports of trench compaction.
STREET AND TRAFFIC IMPROVEMENTS
36. The City is contemplating adoption of a revised infrastructure fee program. Any
property within this specific plan which has not received final development
approval when the program takes effect may be subject to the program as
determined by the City.
37. The applicant is responsible for the following street improvements which shall
conform with the General Plan street type noted in parentheses. Dimensions
and features shall conform with the City's General Plan in effect at the time of
construction if different from those listed.
A. Highway 111 - The north half (58 feet) of a 116-foot street improvement
including landscape median, 50 percent of the traffic signal modification
at the project main entry and an eight -foot sidewalk.
B. Dune Palms Road - Construct half -width street improvement plus six-foot
sidewalk. Half street shall be 48-feet from the Highway 111 curb return
Resolution No. 2003-015
Conditions of Approval - Final
Specific Plan 99-036 (Amendment #2) - La Quinta Corporate Centre
Adopted: March 4, 2003
Page 8
to a point 285 feet north and from that point taper 55:1 northerly to 32-
foot width. The applicant shall re -stripe traffic lanes and modify the
traffic signal at this intersection as required including, but not necessarily
limited to, installation, relocation or reconfiguration of poles, arms, heads,
and traffic sensor loops.
C. Corporate Centre Drive (formerly Industrial Road) - 40-foot travel width
(between curb faces) from Adams Street to east boundary of hotel site
plus 5-foot sidewalks. The applicant shall have full responsibility for any
required traffic signals or a fair share responsibility if adjacent
developments utilize signals for access.
If right of way is available across the "Not A Part" property (APN: 649-
020-006), the applicant may be required to construct that portion of the
road subject to reimbursement. If not available, the applicant shall
construct cul de sacs at the industrial road's termini at that property.
D. Bike Path - Construct a "Class A" Bike Path along the south embankment
of the Whitewater Storm Channel (within the Channel right of way) from
Adams Street to Dune Palms Road along the project property line, subject
to CVWD approval.
E. Parking Lot - The on -site parking lot shall conform with the provisions of
the LQMC, General Plan and Zoning Ordinance unless otherwise specified
in the Specific Plan.
Bus turnouts, dedicated turn lanes and other features in the approved plans may
warrant additional street widths as deemed necessary by the City Engineer.
38. Improvements shall be designed and constructed in accordance with the LQMC,
adopted standards, supplemental drawings and specifications, and as approved
by the City Engineer. Improvement plans for streets and parking areas shall be
stamped and signed by qualified engineers.
39. Condition deleted (same as Condition #8); condition number retained.
40. The applicant may be required to extend improvements beyond development
boundaries to ensure they safely integrate with existing improvements (e.g.,
grading; traffic control devices and transitions in alignment, elevation or
dimensions of streets and sidewalks).
Resolution No. 2003-015
--- Conditions of Approval - Final
Specific Plan 99-036 (Amendment *2) - Le Quints Corporate Centre
Adopted: March 4, 2003
Page 9
41. Improvements shall include appurtenances such as traffic control signs,
markings and other devices, street name signs, and sidewalks. Mid -block street
lighting is not required.
42. The applicant shall design street pavement sections using Caltrans' design
procedure (20-year life) and site -specific data for soil strength and anticipated
traffic loading (including construction traffic). Minimum structural sections shall
be equivalent to the following:
Residential & Parking Areas 3.0" a.c./4.50" a.b.
Collector 4.0"/5.00"
Secondary Arterial 4.011/6.00"
Primary Arterial 4.511/6.00"
Major Arterial 5.511/6.50"
43. The applicant shall submit current mix designs (less than two years old at the
time of construction) for base, asphalt concrete and Portland cement concrete.
The submittal shall include test results for all specimens used in the mix design
procedure. For mix designs over six months old, the submittal shall include
recent (less than six months old at the time of construction) aggregate gradation
test results confirming that design gradations can be achieved in current
production. The applicant shall not schedule construction operations until mix
designs are approved.
44. General access points, turning movements of traffic and internal circulation are
subject to the following:
A. Main Project Entry - On Highway 1 1 1 midway between Adams Street
and Dune Palms Road and aligning with the Auto Center's main entry on
south side of Highway 111 - Full turning movements allowed with traffic
signal installation.
B. Secondary Accesses on Highway 111 - As allowed by Caltrans and
approved by the City Engineer. Right-in/right-out only. Minimum spacing
of 250 feet between curb returns of any adjacent driveways or streets.
City staff shall support the applicant's efforts to add a driveway in
excess of the Caltrans standard.
C. Access Drive on Dune Palms Road - Minimum spacing of 250 feet
Resolution No. 2003-015
Conditions of Approval - Final
Specific Plan 99-036 (Amendment #2) - La Quinta Corporate Centre
Adopted: March 4, 2003
Page 10
between the access drive curb return and the Highway 1 1 1 curb return.
D. Access drives from arterial streets shall not have parking spaces taking
direct access therefrom and shall not be intersected by a parking aisle or
another parking accessway for a minimum distance of 82 feet from the
curb face of Highway 1 1 1 (excluding parcels in Planning Area #4), and
39 feet from the curb face of Dune Palms Road. Parking accessways for
Planning Area #4 onto Highway 1 1 1 shall be setback a minimum distance
of 50 feet from the property line, subject to approval of a Site
Development or Conditional Use Permits.
E. Corporate Centre Drive - Access locations as depicted in the Specific
Plan. Access drive geometries shall comply with current City standards
and policies.
45. The applicant shall submit an interior circulation plan for review and approval of
the City Engineer. The plan shall be drawn to scale and include dimensions,
curve data and corner radii for main interior circulation routes.
46. Prior to approval of any final map that subdivides land, or any lot line
adjustment that adjusts the size of existing lots with the Specific Plan area,
reciprocal access easements shall be provided as necessary to implement the
circulation patterns approved by the Specific Plan.
The easterly portion of the Specific Plan area shall provide at least two internal
access routes within the parking lots leading to the abutting property located to
the west which is not a part of this Specific Plan.
If the applicant desires to construct an access route to the signal on Highway
1 1 1 at La Quinta Drive, the applicant shall obtain an executed reciprocal access
easement and agreement. The location and language of the access easement
shall meet the approval of the City Engineer and the City Attorney. The
easement provision may include a requirement for the abutting property owners
to reimburse the applicant a pro-rata share of the commercially reasonable cost
of construction and maintenance of the shared access routes (including signal
if applicable). Such provisions shall provide for arbitration of disputes regarding
the provision of the agreement.
LANDSCAPING
Resolution No. 2003-015
,_._.. Conditions of Approval - Final
Specific Plan 99-036 (Amendment #2) - La Quints Corporate Centro
Adopted: March 4, 2003
Page 11
47. The applicant shall provide landscaping in required setbacks.
48. Landscape and irrigation plans shall be signed and stamped by a licensed
landscape architect. The applicant shall submit plans to the Community
Development Department. When plans are approved, the applicant shall obtain
the signatures of CVWD and the Riverside County Agricultural Commissioner
prior to final signing by the City.
49. Landscape areas shall have permanent irrigation improvements meeting the
requirements of the City. Use of lawn shall be minimized with no lawn or spray
irrigation within 18-inches of curbs along public streets.
PUBLIC SERVICES
50. The applicant shall provide public transit improvements as required by Sunline
Transit and/or the City Engineer.
QUALITY ASSURANCE
51. The applicant shall employ construction quality -assurance measures which meet
the approval of the City Engineer.
52. The applicant shall employ or retain qualified civil engineers, geotechnical
engineers, surveyors, or other appropriate professionals to provide sufficient
construction supervision to be able to furnish and sign accurate record
drawings.
53. The applicant shall arrange and bear the cost of measurement, sampling and
testing procedures not included in the City's inspection program but required by
the City as evidence that construction materials and methods comply with plans
and specifications.
54. Upon completion of construction, the applicant shall furnish the City
reproducible record drawings of all public improvement plans which were signed
by the City Engineer. Each sheet shall be clearly marked "Record Drawings,"
"As -Built" or "As -Constructed" and shall be stamped and signed by the engineer
or surveyor certifying to the accuracy of the drawings. The applicant shall
revise the CAD or raster -image files previously submitted to the City to reflect
as -constructed conditions.
Resolution No. 2003-015
Conditions of Approval - Final
Specific Plan 99-036 (Amendment #2) - La Quinta Corporate Centre
Adopted: March 4, 2003
Page 12
MAINTENANCE
55. The applicant shall make provisions for continuous, perpetual maintenance of
all on -site improvements, perimeter landscaping, access drives, sidewalks, and
drainage outfalls. The applicant shall maintain required public improvements
until expressly released from this responsibility by the appropriate public agency.
FEES AND DEPOSITS
56. The applicant shall pay the City's established fees for plan checking and
construction inspection. Fee amounts shall be those in effect when the
applicant makes application for plan checking and permits.
FIRE DEPARTMENT CONDITIONS
57. All water mains and fire hydrants providing required fire flows shall be
constructed in accordance with the appropriated sections of CVWD Std. W-33,
subject to the approval by the Riverside County Fire Department.
58. All roads need to be a minimum of 20 feet unobstructed width for emergency
access.
59. Specific access plans shall be submitted for review.
COMMUNITY DEVELOPMENT DEPARTMENT CONDITIONS
60. Any Site Development Permit applications submitted to the City for review shall
substantially conform to the text and exhibits contained in the Specific Plan.
The Planning Commission can consider site plan changes to each planning area
during review of a developer's project.
61. Any land use or combination of land uses proposed for the Regional Commercial
portion of the site shall demonstrate, as part of the Site Development Permit
process, that the development standards and square footage for the proposed
land use or group of land uses will not exceed the square footage specified on
page 3 of the Specific Plan, Section 1.20.2. In addition, any industrial lot
developed in Planning Area 1 shall conform -to the development standards
contained in the Zoning Ordinance. Should a land use or group of land uses
Resolution No. 2003-015
•-- Conditions of Approval - Final
specific Plan 99-036 (Amendment #t2) - La Quints Corporate Centre
Adopted: March 4, 2003
Page 13
exceed the maximum square footage shown on page 3 of the Specific Plan for
commercial uses, or in the Zoning Ordinance for industrial uses, a Specific Plan
amendment and associated environmental review shall be required.
62. The maximum square footage proposed for the project shall not exceed 0.35
FAR cumulatively, excluding RV storage site and well site. Each proposed land
use, or phase of land uses, shall demonstrate their conformance with the FAR
requirement as part of the Site Development Permit process.
63. The two-story portion of the 53,000 square foot office building in Planning Area
4 shall be located a minimum of 150 feet from the Highway 111 property line.
The building height shall be reduced to a maximum of 22 feet in height, to
conform with the standards for Primary Image Corridors.
64. Parking for each proposed phase or building of the proposed project shall
conform to the City's Zoning standards in effect at the time of Site
Development Permit review. Parking requirements shall be reviewed with each
Site Development Permit application. Should shared or reduced parking be
requested, calculations for same shall conform to the City's formulas and
standards, as contained in the Zoning Ordinance. In no case shall parking for
the regional commercial center be less than a total of 1,366 spaces, as required
in the Specific Plan.
65. Each building or buildings proposed for construction shall be required to pay the
school mitigation fee in effect at the time of construction, prior to the issuance
of a building permit.
66. The tenants and property owners shall be responsible for the maintenance of
parking areas, interior roadways, sidewalks, landscaping and other common area
amenities through a common association.
67. Condition completed; condition number retained.
68. The signage program and associated exhibits shall be modified to reflect the
following:
A. Sign D shall not exceed 100 sq. ft. in total area.
B. Sign G shall not exceed 100 sq. ft. in total area.
C. Sign F shall not exceed 50 sq. ft. in total area.
D. No additional monument signs shall be permitted, except for Industrial
Resolution No. 2003-015
Conditions of Approval - Final
Specific Plan 99-036 (Amendment #2) - La Quinta Corporate Centre
Adopted: March 4, 2003
Page 14
Lot users.
E. All tenants shall be permitted one wall -mounted sign and one under -
canopy sign meeting the regulations of Section 9.160 of the Municipal
Code. Only channel lettering building signs are allowed. Individual
building tenant signs shall not exceed 50 square feet in overall size,
including logo emblems. Exterior building mounted signs shall be limited
to first floor level tenants. Businesses located above the first floor level
shall be restricted to directory signs placed at main building entries and
courtyards.
F. Gasoline ID and price signs (one per street frontage), meeting the
regulations of Section 9.160 of the Municipal Code.
All proposed signs shall be made a part of the Site Development Permit under
which the signs will be constructed. All Site Development Permit applications
involving signage shall submit an analysis which demonstrates consistency with
this Condition of Approval. A Sign Program shall be submitted for any multiple
tenant building. Each sign program shall be reviewed and approved by the
Planning Commission.
69. Any area of the site which is graded, but which is not to be developed as part
of the phase under construction, shall be turfed to limit blowsand hazard and
provide an aesthetically pleasing vista. No building permits will be issued unless
compliance with this condition is met.
70. The applicant shall comply with the mitigation measures contained in EA 99-
383 (City Council Resolution 99-1 10).
71. Drive -through restaurants shall not be open to the public between the hours of
2:00 a.m. to 6:00 a.m.
72. A development application for the 15.52 acre property (APN: 649-020-006) in
the middle of the specific plan area shall necessitate an amendment to the plan,
pursuant to General Plan Land Use Program 4.3.
73. Restaurants that have seating for 100 people or more may sell alcoholic
beverages to their customers with a State ABC license.
74. All roof mounted mechanical equipment shall be screened by roof parapets so
that they cannot be viewed from adjacent properties. Prior to occupancy of any
future building, a visual inspection shall be made from all sides of the building
from a distance of 800 feet to confirm that the roof parapets conceal any roof
mounted equipment.