CC Resolution 2019-011 Centre at LQ SP 2018-0003RESOLUTION 2019 - 011
A RESOLUTION OF THE CITY COUNCIL OF THE
CITY OF LA QUINTA, CALIFORNIA, APPROVING
A SPECIFIC PLAN FOR THE CENTRE AT LA
QUINTA LOCATED ON THE SOUTH SIDE OF
HIGHWAY 111, BETWEEN ADAMS STREET AND
DUNE PALMS ROAD, AND FINDING THE PROJECT
EXEMPT FROM ENVIRONMENTAL REVIEW
PURSUANT TO CEQA GUIDELINES SECTIONS
15301 AND 15302
CASE NUMBER:
SPECIFIC PLAN 2018-0003
APPLICANT: CITY OF LA QUINTA
WHEREAS, the City Council of the City of La Quinta, California did, on
the 5th day of April, 2019, hold a duly noticed Public Hearing to consider a
request by the City of La Quinta to approve the Centre at La Quinta Specific
Plan that would modify development standards relating to landscaping and
signage within planning area 1, permitting indoor self-storage as an allowable
use in planning area 3, and consolidating and superseding Centre at La Quinta
Specific Plan 97-029 and amendments 1, 2, 3, and 4, more particularly
described as:
APN 600-340—002, -003, -004, -005, -006, -007,
-018, -021, -022, -023, -024, -025, -026, -027, -028, -048
600-020-014, -017, -018, -019, -020, -027, -028, -029, -031
WHEREAS, prior to said Public Hearing, the Planning Commission of the
City of La Quinta did, on March 26, 2019, adopt Planning Commission
Resolution 2019-005 to recommend to the City Council adoption of this
Specific Plan; and
WHEREAS, the Design and Development Department published a public
hearing notice in The Desert Sun newspaper on April 5, 2019 as prescribed by
the Municipal Code. Public hearing notices were also mailed to all property
owners within 500 feet of the site; and
WHEREAS, this Specific Plan supersedes the following: Resolution No.
1997-64 adopted on July 15, 1997 approving Centre at La Quinta Specific Plan
97-029; Resolution No. 1998-136 adopted on November 11, 1998 approving
Centre at La Quinta Specific Plan 97-029, Amendment 1; Resolution No. 2000-
Council Resolution 2019 - 011
Specific Plan 2018-0003
Centre at La Quinta Specific Plan
Date: April 16, 2019
Page 2 of 5
76 adopted on May 15, 2000 approving Centre at La Quinta Specific Plan 97-
029, Amendment 2; Resolution No. 2004-163 adopted on December 21, 2004
approving Centre at La Quinta Specific Plan 97-029, Amendment 3; and
Resolution No. 2005-080 adopted on October 18, 2005 approving Centre at
La Quinta Specific Plan 97-029, Amendment 4.
WHEREAS, at said Public Hearing, the City Council determined that the
project is exempt from the California Environmental Quality Act on the basis
that the project will result in minor amendments to existing facilities and the
replacement and reconstruction of sidewalks and landscaping (CEQA
Guidelines Section 15301 and 15302). The site is fully developed, and the land
uses proposed as part of this Specific Plan will generate equal or lower impacts
than those previously allowed and operated on the site. The Specific Plan
does not permit additional retail space or uses not previously considered.
Specific Plan 2018-0003
WHEREAS, at said Public Hearing, upon hearing and considering all
testimony and arguments, if any, of all interested persons desiring to be
heard, said City Council did make the following mandatory findings pursuant
to Section 9.240.010 of the La Quinta Municipal Code to justify recommending
to the City Council approval of said Specific Plan [Exhibit A]:
1. Consistency with General Plan
The proposed Specific Plan is consistent with the goals and policies
of the La Quinta General Plan in that it will result in flexible standards
broadening the potential reuse of a currently longtime vacant
building, and requirements for Highway 111 parkway landscaping
and signage. The proposed project is consistent with the following
Goals and Policies:
Policy LU-2.1 which states changes and variations from the
Zoning Ordinance in a Specific Plan will be offset by high
quality design, amenities and mix of land uses. The project
varies from the Zoning Ordinance to allow for self-storage
which will provide an amenity and mix of land uses in the
surrounding area.
Council Resolution 2019 - 011
Specific Plan 2018-0003
Centre at La Quinta Specific Plan
Date: April 16, 2019
Page 3 of 5
Policy LU-2.3 which states the City’s outdoor lighting
ordinance will be maintained, which is stated within the
Specific Plan.
Policy LU-6.1 which states commercial land use designations
shall allow a full range of retail, office, resort and institutional
businesses in the City. This Specific Plan allows this full range
of commercial uses.
Goal LU-6 and ED-1 as it will contribute to a balanced and
varied economic base which provides fiscal stability to the City
and a broad range of goods and services to its residents and
the region.
Policy CIR-1.16 which states to continue to implement the
Image Corridor treatments throughout the City. This project
abuts an image corridor (Highway 111) and maintains
adequate buffers, appropriate land uses, and does not include
aesthetic impediments. This Specific Plan allows for
landscaping and signage along the image corridor to be
addressed through final landscaping plans and sign programs.
Policy CIR-1.17 which states to preserve the aesthetic values
on the City’s streets, optimum landscape setbacks shall be
maintained along all designated General Plan Image Corridors.
Highway 111 is an image corridor and this Specific plan
maintains image corridor requirements.
Policy ED-1.2, as it will contribute to the retention and
enhancement of auto dealerships on Highway 111 and
recruitment of new businesses.
Program ED-1.2.b., insofar as the proposed parkway
improvements will be a public-private partnership involving
both City and dealership efforts.
Policy ED-1.4 as it will support and facilitate the reuse and
redevelopment of commercial projects on Highway 111.
2. Public Welfare
Council Resolution 2019 - 011
Specific Plan 2018-0003
Centre at La Quinta Specific Plan
Date: April 16, 2019
Page 4 of 5
Approval of the proposed Specific Plan will not create conditions
materially detrimental to public health, safety and general welfare.
The changes to the development standards proposed do not have the
potential to cause public hazards, and the layout and circulation
within the Specific Plan will not be affected, allowing for safe travel
through the area, as is currently the case.
3.Land Use Compatibility
The proposed Specific Plan incorporates a land use that is compatible
with zoning on adjacent properties. The property will continue to be
zoned as Regional Commercial in Planning Areas 1 and 3. The
Specific Plan allows Planning area 3 to add indoor, self-storage as a
permitted use. This commercial use is compatible with the
surrounding commercial zoning.
4.Property Suitability
The uses permitted in the Specific Plan are suitable and appropriate
for the subject property in that the site is mostly built out and served
by all necessary public services and utilities. The proposed project is
located adjacent to Highway 111 and continues the development of
Highway 111 as a major commercial and economic corridor with a
broad range of goods and services offered.
NOW, THEREFORE, BE IT RESOLVED by the City Council of the City
of La Quinta, California, as follows:
SECTION 1. That the above recitations are true and constitute the
Findings of the City Council in this case.
SECTION 2. Resolution Nos. 1997-64, 1998-36, 2000-76, 2004-163,
and 2005-080 are hereby superseded.
SECTION 3. That the City Council hereby approves Specific Plan
2018-0003 attached hereto as Exhibit A and incorporated by this reference
for the reasons set forth in this Resolution and subject to the attached
Conditions of Approval.
SECTION 4. This Resolution shall go into effect upon adoption.
CITY COUNCIL RESOLUTION 2019 - 011
CONDITIONS OF APPROVAL – ADOPTED
SPECIFIC PLAN 2018-0003 – CENTRE AT LA QUINTA
ADOPTED: APRIL 16, 2019
Page 1 of 1
SPECIFIC PLAN 2018-0003
GENERAL
1.Specific Plan 2018-0003 shall be developed in compliance with these
conditions, and the approved Specific Plan document. In the event of any
conflicts between these conditions and the provisions of Specific Plan 2018-
0003, these conditions shall take precedence.
2.Specific Plan 2018-0003 shall comply with all applicable terms, conditions
and/or mitigation measures for the following related approvals:
Specific Plan 97-029, Amendments 1-5
Centre at La Quinta Final Environmental Impact Report (Dated June 30,
1997) and all addendums and supplements
In the event of any conflict(s) between approval conditions and/or provisions of
these approvals, the Design and Development Director shall adjudicate the conflict
by determining the precedence.
SPECIFIC PLAN 2018-0003 THE CENTRE AT LA QUINTA
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1.10 PURPOSE AND INTENT
This Specific Plan 2018-0003 (the "Specific Plan") establishes, clarifies, and
updates the design and development principles to facilitate the development
of the area in this Specific Plan (an 87 acre site located on the south side of
Highway 111 between Adams Street and Dune Palms Road), also known as
The Centre at La Quinta. This Specific Plan is established to void Specific Plans
97-029, Amendments 1-4, in order to consolidate and clarify into one new
Specific Plan for the subject area. This amendment does not affect Specific
Plan 97-029 Amendment 5, which remains in effect and governs Planning Area
2.
This Specific Plan is required in order to consolidate the Specific Plan into one
clear document, update landscaping and signage standards associated with
the Highway 111 frontage within Planning Area 1, and expand the allowable
uses within Planning Area 3 to allow climate controlled, indoor self-storage
facilities. The state authorizes cities and counties to adopt specific plans that
are consistent with the intention and purpose of their General Plan. Such a
plan is to include the development regulations, development guidelines and
development plans that are necessary for the systematic implementation of
the General Plan. The Centre of La Quinta Specific Plan insures a quality
development consistent with the goals, objectives and policies of the City and
the goals of the developer of the project and the implementation of the
General Plan.
The establishment of zoning and development standards is set forth in this
Specific Plan to guide the development of the subject property in such a way
as to implement the General Plan while providing a degree of flexibility to
allow future development to respond to changes in society and the economic
market place which will occur over the build out period of The Centre at La
Quinta. This Specific Plan also acts to augment the City's Zoning Ordinance by
providing design guidelines, a list of allowable, conditionally and prohibited
uses for the site and unique development standards.
1.20 EXECUTIVE SUMMARY
1.20.1 PROJECT HISTORY
On July 15, 1997, the City of La Quinta unanimously approved Resolution 97-
64 (Specific Plan 97-029), Ordinance No. 306 (Development Agreement),
Resolution 97-62 (Environmental Impact Report), Resolution 97-66
(Conditional Use Permit) , Resolution 97-63 (Tentative Parcel Map 28525)
and Resolution 97-65 (Site Development Permit 97-603) for a proposed
mixed commercial development on 87 acres of property located at the
southeast
RESOLUTION NO. 2019-011, EXHIBIT A
SPECIFIC PLAN 2018-0003 THE CENTRE AT LA QUINTA
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comer of Highway 111 and Adams Street in the City of La Quinta known as
The Centre at La Quinta. The site is shown on an aerial photograph in Exhibit
1. These approvals would allow for the development of 275,000 square feet
for 9 new car dealerships pads and/or for auto related commercial pads on 2
of the 9 pads and a development of a 400,000 square foot mixed regional
commercial center. Planning Areas 1 and 2 encompassed the auto center
component and Planning Area 3 was designated for the mixed regional
commercial center. Specific Plan 97-029 Amendment #3 added 12.33 acres
to Planning Area 3 with potential to add 164,000 square feet of additional
commercial space. This created a total allowable commercial square footage
of 839,000 for the auto related commercial pads and mixed regional
commercial center.
Specific Plan 97-029 Amendment #4 revised circulation in Planning Area 2 and
Specific Plan 97-029 Amendment #5 (SP 2017-0003) established zoning and
development standards for Planning Area 2. Exhibit 2 shows the established
Planning Areas.
1.20.2 THE PROJECT
The Centre at La Quinta Specific Plan envisioned Planning Area 1 as an auto
mall and it has, over the years, developed as car dealerships. Planning Area
1 and 2 have on-site and off-site improvements, including La Quinta Drive
from Highway 111 to Auto Centre Drive, consistent with the Specific Plan.
Planning Area 2 will be developed per Specific Plan 07-029 Amendment #5
(SP 2017-0003). Planning Area 3 as it currently exists is mostly developed as
a commercial project, again consistent with the Specific Plan. Planning Area 3
has on-site and off-site improvements completed, including improving of the
frontage portion off Highway 111, Highway 111 and Dune Palms intersection,
and westerly portion of Dune Palms Road. The allowable, conditionally
allowable, and prohibited uses shall be generally set forth in the zoning
regulations for the Regional Commercial (CR) zone with the exception as noted
in Section 2.50.2.1 of this Specific Plan. Planning Area 3 common area
improvements will be maintained by Property Owner’s Association CC&R’s and
will include coordinated landscape, lighting, signage, and common area
maintenance.
SPECIFIC PLAN 2018-0003 THE CENTRE AT LA QUINTA
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Exhibit 1
Aerial
Photograph
SPECIFIC PLAN 2018-0003 THE CENTRE AT LA QUINTA
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Exhibit 2 – Site Plan
Planning Areas 1, 2, and 3
SPECIFIC PLAN 2018-0003 THE CENTRE AT LA QUINTA
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1.20.3 THE PROCESS
1.20.3.1 RELATIONSHIP TO THE GENERAL PLAN
Implementation of development within The Centre at La Quinta Specific Plan
area will carry out the goals and policies contained in the General Plan in a
planned and orderly fashion. All development within The Centre at La Quinta
Specific Plan shall be consistent with the provisions of the General Plan. The
General Plan Land Use for the site is shown in Exhibit 3.
Among the important provisions of the General Plan which will be implemented
upon the development of The Centre at La Quinta include:
1) Land Use - General Plan delineates the Highway 111 corridor as a
Mixed/Regional Commercial (M/RC) land use. The Specific Plan is
consistent with the approved land use. The Specific Plan sets for the
maximum Floor Area Ratio (F.A.R.) for the project at .25, well under the
maximum F.A.R. for M/RC uses (.35).
2) Circulation-The Circulation Element of the General Plan outlines the
design and location of required street improvements to complete the
transportation system in the City. The Centre at La Quinta widened to
General Plan standards portions of two important major arterial streets
in the City's circulation network; Highway 111 and Adams Street.
Included in the improvements were sidewalks, bicycle links, bus stops,
and signal improvements.
3) Roadway Image Corridors-In addition to roadway improvements, the
project implemented special roadway corridor improvements which
evoke the unique identity and character sought by the City of La Quinta.
4) Water Quantity and Quality - The Specific Plan outlines the use of
drought tolerant planting and irrigation techniques and incorporates a
grading concept designed to retain storm water on site to assist in
recharge of groundwater supplies.
5) Infrastructure-The Specific Plan incorporates plans to complete the
infrastructure which lies adjacent to the project site.
1.20.3.2 RELATIONSHIP TO ZONING AND DEVELOPMENT
PROCESSES
The property is already planned and zoned for the uses in the project, with an
exception as noted in Section 2.50.2.1. Exhibit 4 depicts the zoning on and
surrounding the project. Specific Plan 2018-0003 establishes an overall
master development plan for the CR zoning classification.
SPECIFIC PLAN 2018-0003 THE CENTRE AT LA QUINTA
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Exhibit 3 City General Plan
SPECIFIC PLAN 2018-0003 THE CENTRE AT LA QUINTA
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Exhibit 4 City Zoning
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1.20.3.3 RELATIONSHIP TO OTHER AGENCIES
In addition to City approvals, permits are required by the Coachella Valley
Water District (CVWD) for extensions to water and sewer lines. Other
infrastructure extensions are under the jurisdiction of the Imperial Irrigation
District for electrical power, Frontier for telephone service and Spectrum for
cable TV service.
2.10 PROJECT DESCRIPTION
2.10.1 THE SITE
This site is 87 acres located on the southeast comer of Highway 111 and
Adams Street in the City of La Quinta. The site is currently partially developed;
Planning Areas 1 and 3 are mostly developed and Planning Area 2 is vacant.
The Centre at La Quinta is a multiple use regional commercial project designed
around two main uses: an auto mall and a mixed regional commercial center.
2.10.2 SITE PLAN
The site plan will conform to the development standards in this Specific Plan.
The required landscape buffer to Adams Street; significant building setbacks
proposed along Highway 111; controlled, signalized vehicular access from
Highway 111 and Adams Street; and integrated architecture, landscape
architecture and signage concepts are established through this Specific Plan
and controlled through Property Owner's Association's CC&R's and City
processes.
2.10.3 LANDSCAPE PLAN
The landscape concept follows a "desert oasis" theme emphasizing water
efficient materials exhibiting color and form with a deemphasis on the use of
turf areas.
2.10.4 UTILITIES
Utility and roadway improvements have been completed.
SPECIFIC PLAN 2018-0003 THE CENTRE AT LA QUINTA
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2.10.5 ART IN PUBLIC PLACES
Due to the probable differential in construction timing between the buildings,
and with the different scale and type of development, it may be appropriate
to tailor the Art in Public Places concept individually and/or to pay the fee to
the City.
2.20 LAND USE
2.20.1 LAND USE PLAN
The proposed plan indicates the following land uses: an auto mall and/or a
mixed regional commercial center in Planning Areas 1 and 3 and residential in
Planning Area 2. Planning Area 1 as an auto mall will have up to 9 pads with
new car dealerships and/or auto related commercial uses. These pads range
from 3 acres to 5 acres and will take access internally via a private and public
road system.
The uses in the mixed regional commercial development appear to include
stand-alone big box retail, restaurants, entertainment, financial and offices.
Planning Area 3 would also include indoor, climate controlled self-storage.
Planning Area 3 shares a signalized access at Highway 111 with Planning Areas
1 and 2.
This Specific Plan establishes development standards for the entire site
including an integrated design for the Highway 111 and Adams Street
frontages. These standards will include considerations for building setbacks,
architecture, lighting, landscape, public art, noise and storm water retention.
These standards will be consistent with the General Plan goals, policies, and
objectives. The key General Plan provisions are reiterated in Appendix A.
2 20.2 DEVELOPMENT STANDARDS
The CR zoning development standards contained in the City of La Quinta
Zoning ordinance will be followed except where specifically modified by this
Specific Plan. The City's Highway 111 Design Theme will be followed with the
exception that deviations will be permitted in on-site storm retention (Section
2.30.3), flowering trees (Section 2.70.2), landscaping lighting (Section
2.70.2) and signage (Section 2.80.1.1).
SPECIFIC PLAN 2018-0003 THE CENTRE AT LA QUINTA
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2.20.3 GRADING
2.20.3.1 GRADING PLAN
Mass grading for the entire project area has been completed. Precise grading
for the remaining pads will be consistent with City standards.
2.20.3.2 EROSION CONTROL
The grading operations shall include adequate provisions for water and wind
erosion control both during, as well as after, grading operations have ceased.
The details of erosion control shall be included in the project's Storm Water
Pollution Prevention Plan (SWPPP) and PM 10 Plan. The following are
requirements for water and wind erosion control:
a) Prewatering-The site shall be prewatered to a depth of three feet prior
to the onset of grading operations.
b) During Grading-Once grading has commenced, and until grading has
been completed, watering of the site and/or other treatment(s) determined
to be appropriate S"B be ongoing.
c) Post Grading-All disturbed areas shall be treated to prevent wind and
erosion control for the term that the area will remain undeveloped even
though it may remain undeveloped for several years. Wherever feasible, final
landscape and irrigation shall be installed.
2.20.3.3 SWPPP/NPDES/PM 10
Since the Coachella Valley experiences periods of moderate to heavy wind
conditions, wind- blow, dust and sand is a concern with mass grading
operations, especially those in excess of five acres in size. Because of health
concerns, the South Coast Air Quality Management District in conjunction with
the Environmental Protection Agency has instituted a plan in the valley to curb
excess PM 10 (small particle dust). The City also participates in the National
Pollutant Discharge Elimination System program. The grading concept for the
project will involve up to 8 phases of mass grading. The City of La Quinta
requires SWPPP, NPDES and PM 10 Plans to control the wind and water born
erosion associated with such grading operations. The project will comply with
the City's requirements relative to these programs.
SPECIFIC PLAN 2018-0003 THE CENTRE AT LA QUINTA
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2.30 DRAINAGE/FLOOD CONTROL
2.30.1 HYDROLOGY
The Centre at La Quinta lies in a Zone C flood zone as determined by FEMA.
Zone C includes areas that are not considered to be subject to flooding in a
500 year event. There are no tributary flows that have to be accommodated
in the development of the site. On site flows must be managed including the
City's requirement for on-site retention of storm water from a 100 year storm.
2.30.2 FLOOD CONTROL MASTER PLAN
The stormwater drainage system in the City of La Quinta is administered by
CVWD. Generally speaking, the system consists of improvements to the
natural drainage channels that run through the City. There is no planned
collection system to drain individual sites into these channels as there is a
capacity limitation. The development of property must include provisions to
ensure that no additional storm water is directed into these channels.
2.30.3 ON-SITE STORM WATER RETENTION
The City in conjunction with CVWD requires each development to include
provisions for the retention of all storm water attributed to the site in a 100
year, 24 hour event which is the worst case scenario. The Centre at La Quinta
proposes to use the project's-landscape areas for this retention. The auto mall
and/or auto related commercial pads in Planning Areas 1 and 2, if applicable,
should capture the storm water with retention being accomplished primarily
in the landscape setbacks area along the internal private and public streets.
This Specific Plan will be consistent with the City's Highway 111 Design Theme
with the exception that a deviation shall be permitted on the north sides of
Pads 1. 2 and 3 from this Design Theme and allow storm water to drain into
the 50 foot setback on Highway 111. The auto mall and/or auto related
commercial development retention requirement will be approximately 7 acre-
feet.
The mixed regional commercial development, in addition to retaining the
storm waters attributed to it, will also retain the storm water attributed to the
private and public on-site street system in Planning Areas 1 and 2, if
applicable. It will also use its landscape areas for this purpose. The mixed
regional commercial development retention requirement will be approximately
8 acre-feet.
SPECIFIC PLAN 2018-0003 THE CENTRE AT LA QUINTA
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Water falling on Highway 111 and Adams Street will be directed into the
adjacent landscape setbacks for retention. The volume of this retention will be
approximately .5 acre-feet.
2.30.4 NUISANCE WATER
Nuisance water attributed to the project will be collected and directed to areas
within the landscape. A series of dry wells will be installed to percolate this
water. The amount nuisance water is expected to be reduced due to the use
of water efficient landscape and irrigation materials. All wash down water and
runoff from service and fueling areas in the auto mall in Planning Areas 1 and
2 shall be routed through oil/water separation devices approved by the City
prior to disposal in retention/percolation facilities. The applicant and,
eventually, the Property Owners Associations in these Planning Areas shall
schedule regular inspections of the separation devices to ensure that
accumulations of petroleum products and contaminated nuisance water are
pumped from the devices and disposed of in accordance with law.
2.40 UTILITIES
The Centre at La Quinta is well served by utilities and is situated in a corridor
planned for a relatively intense scope of commercial development.
2.40.1 SEWER PLAN
Sanitary sewer facilities for the City are provided by CVWD. The nearest sewer
main is located on the west side of the site in Adams Street. The project will
gravity flow to the main in Adams Street.
2.40.2 WATER PLAN
Water facilities for the City are provided by CVWD. A 12" main exists in
Highway 111 and there is an 18" main in Adams Street. Backbone water
infrastructure to meet project demand has been incorporated into the project.
2.40.2.1 CVWD WELL SITE
A 0.55 acre well site is proposed to be dedicated to CVWD. CVWD will develop
the property. The well site will be landscaped, walled and accessible.
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2.40.3 ELECTRICAL PLAN
Electric facilities in the City are provided by the Imperial Irrigation District.
The nearest substation is located at Adams Street and the Whitewater River
Channel. Electrical backbone infrastructure is in place to serve the project
area.
2.40.4 OTHER UTILITIES
Natural gas is provided by the Southern California Gas Company. The nearest
facility is a 6" line located in Highway 111 along the northerly frontage of the
site.
Television cable service is provided by Spectrum with the nearest facilities
located in Highway 111 abutting the site to the east.
Telephone service will be provided by Frontier. Fiber-optic cable will be
available at the corner of 48th Avenue and Adams Street. Frontier expects to
serve the project from this location.
Waste disposal service is provided by Burrtec. Plans for incorporating recycling
facilities shall be considered with the development in each Planning Area.
2.50 PHASING
2.50.1 PHASING DESCRIPTION
The Centre at La Quinta will be phased with Planning Areas 1 and 2 being the
auto mall and/or a mixed regional commercial development which should
begin in 1998 and be completed in year 2005. Planning Area 1 will be 3 new
auto dealerships or a mixed regional commercial development with Planning
Area 2 consisting of residential development governed by SP 2017-0003. The
intensity and density of Planning Areas 1 and 3 will be a FAR of up to .25
under which is less than the approved General Plan maximum FAR of up to
.35.
2.50.1.1 AUTO MALL
The development of the auto mall will be done via a series of freestanding
dealerships and/or auto related commercial structures. Common area
improvements are planned including an upgraded street design, limited
common customer parking and a decorative plaza located at Auto Centre Way
North and Auto Centre Way South, if applicable, and Auto Centre Drive. The
SPECIFIC PLAN 2018-0003 THE CENTRE AT LA QUINTA
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auto mall will have up to 9 dealership and/or auto related pads which are as
follows:
Pad 1
Lot Size: 4.49 acres
Facilities: 34,500 s.f.
Anticipated Personnel: 80
Pad 2
Lot Size: 3.38 acres
Facilities: 26,000 s.f.
Anticipated Personnel: 50
Pad 3
Lot Size: 3.61 acres
Facilities: 27,800 s.f.
Anticipated Personnel: 80
Pad 4
Lot Size: 3.47 acres
Facilities: 26,700 s.f.
Anticipated Personnel: 60
Pad 5
Lot Size: 3.54 acres
Facilities: 27,200 s.f.
Anticipated Personnel: 80
Pad 6
Lot Size: 4.52 acres
Facilities: 34,800 s.f.
Anticipated Personnel: 80
Pad 7
Lot Size: 3.82 acres
Facilities: 29,400 s.f.
Anticipated Personnel: 100
Pad 8
Lot Size: 3.92 acres
Facilities: 30,200 s.f.
Anticipated Personnel: 100
SPECIFIC PLAN 2018-0003 THE CENTRE AT LA QUINTA
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Pad 9
Lot Size: 4.99 acres
Facilities : 38,400 s.f.
Anticipated Personnel: 80
The maximum development as an auto mall involves approximately 43.5 gross
acres, contains 275,000 square feet of facilities with a FAR of .15 which is
43.5% of the allowable intensity and density set forth in the General Plan
and would employ approximately 710 people.
New car dealerships will be developed pursuant to the allowance for uses as
set forth in the Zoning Ordinance.
2.50.1.2 MIXED REGIONAL COMMERCIAL DEVELOPMENT
The General Plan standard Floor Area Ratio (FAR) of 0.35 would normally apply
to property with the Regional Commercial designation. However, the Specific
Plan limits the maximum FAR to 0.25. Maximum commercial square footage
is 839,000 square feet for the car dealerships and mixed regional commercial
development.
Taking into account City requirements for parking, setbacks, open space,
storm water retention and current commercial development patterns, the
project site will rely on surface parking. Maximum building heights will be 40
feet. Indoor, climate controlled self-storage, as allowed under Section
2.50.2.1 is allowed up to a maximum of 120,000 square feet of gross floor
area in Planning Area 3 and shall be set back a minimum of 500 feet from
Highway 111. Other development standards are as specified in La Quinta
Municipal Code.
2.50.2.1 PERMITTED/CONDITIONAL USES
The following nine uses may be approved by the Planning Commission under
Conditional Use Permit procedures:
1. Car Rental Agencies
2. Car Insurance Agencies
3. Car Wash (Full Service or Self Service)
4. Body Shop including Painting
5. Accessories, Retail and Installation
6. Glass Installation
7. Detailing
8. Upholstery
9. Public Auto/Recreation Vehicle Storage
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The CR zone list of “Principle Uses” permitted and conditionally permitted, as
outline in Section 9.80.020 of the City of La Quinta Municipal Code, are allowed
in Planning Area 3 as modified by the Specific Plan. The permitted uses shall
also include a maximum 120,000 square feet allowed of indoor, climate
controlled self-storage, allowed in Planning Area 3.
2.50.3 DESIGN GUIDELINES
2.50.3.1 GENERAL ARCHITECTURAL THEME - AUTO MALL
This Specific Plan will be consistent with the City's Highway 111 Design
Theme. The desired architectural style of the project is contemporary desert.
2.50.3.2 ACCEPTABLE BUILDING MATERIALS - AUTO MALL
Stucco machine applied and hand smoothed.
Masonry: Spanish style brick, split faced block; fluted, split faced block;
mortar washed slump stone.
Wood: Exposed, heavy timber, rough sawn beams and glu-laminated beams
with satin finish (transparent or opaque).
Glass Block.
Weathering Metals: Copper, iron, bronze used as accents and detail areas.
2.50.3.3 COLORS- AUTO MALL
The general color scheme shall be a range from off-white to medium earth
tones. Wood shall be stained using medium to dark earth tones and
complementary southwest colors (aqua, teal, terracotta, whitewash).
2.50.3.4 ROOFS- AUTO MALL
Hip, gable and shed roof designs or combinations thereof consistent with the
general architectural theme are acceptable and encouraged for main building
masses. Acceptable roofing materials for pitched roofs include clay tile and
weathering metals. Where clay tile materials are used, a multi-hued mixture
of earth tones (terracotta, buff, olive, and the like) shall be used.
2.50.3.5 EQUIPMENT SCREENING- AUTO MALL
Roof mounted mechanical equipment, ducting and vents shall be screened
from view by an architectural device consistent with the building design.
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2.50.3.6 FENCING AND WALLS- AUTO MALL
Automobile service areas and service shops shall be effectively screened from
view by masonry walls up to 6 feet of the same or complementary materials
as the main building walls and/or landscape materials including mounding.
2.50.3.7 LIGHTING - AUTO MALL
A key tool in marketing and selling vehicles is adequate night lighting of
display areas. Control of the lighting is proposed by selecting lighting fixtures
that will direct light away from the perimeter property lines and toward the
vehicle display areas. Fixtures will be "shoe box" type lights with flush lens
mounted on 5 inch x 5 inch square tubular steel poles 24 feet in height above
finished grade. Front line or perimeter poles shall have up to two 1,000 watt
metal halide fixtures while interior poles shall have up to four 1,000 watt metal
halide fixtures. Security lighting shall be similar to display lighting except that
fixtures may be reduced to 400 watts with up to four 1,000 watt metal halide
fixtures. In front line display areas along Highway 111, La Quinta Drive, Auto
Centre Drive and Auto Centre Way North, and Auto Centre Way South and
Adams Street, if applicable, the poles will be spaced approximately 40 feet on
center. In storage areas, the poles will be spaced approximately 80 feet to
100 feet on center. In all remaining lighting areas, the poles will be spaced
approximately 60 feet on center. All lighting shall be shielded on Adams Street
and landscape lighting shall be installed in the 20 foot setback in front of each
of these pads for the residential development known as lake LaQuinta.
The special display pads located along Highway 111 and Adams Street, if
applicable, will not have striping and shall be lighted with fixtures recessed
into bollards that swivel horizontally but not vertically. These bollards will be
pre- cast concrete and will be 14 inches in diameter and 42 inches in height
above finished grade. Each bollard will have two 400 watt metal halide fixtures
with a LSI Cat No. DRM-HF-400- MHR-MT or equal. The bollards shall be
approximately 30 feet on center along the front and wrapping around the
corners on two sides of each of these special display pads with light directed
away from Highway 111.
Since the City has generally maintained low lighting levels, the lighting shall
be consistent with these low lighting requirements. All lighting will comply with
the City's "Dark Sky" ordinance. All lighting shall be designed and located so
as to confine direct light within project boundaries (including landscape buffer
areas located along Highway 111 and Adams Street). The lighting systems
shall be designed and installed so fixtures are mounted perfect horizontal with
no tilt to the mounting. Fixtures shall be equal to "LSI" Citation Series. Poles
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shall be mounted to bases with anchor bolts and shall have sheet metal bolt
covers. No direct burial poles shall be used.
2.50.3.8 DESIGN GUIDELINES - MIXED REGIONAL COMMERCIAL
CENTER
This Specific Plan will be consistent with the City's Highway 111 Design Theme
reflecting its physical character and ensuring architectural integrity and
compatibility through building scale, building mass, materials, colors, roofs,
equipment screening, fencing and walls, lighting and landscaping. These
guidelines will be included each Site Development Permit and will be reviewed
and considered under normal City requirements at the time of submittal. Since
the City has generally maintained low lighting levels, the lighting for the mixed
regional commercial center will be consistent with these low lighting level
requirements. All lighting in the mixed regional commercial center will comply
with the City's outdoor lighting standards, per Section 9.100.150 of the
Municipal Code.
2.50.4 PROJECT OPERATIONS
2.50.4.1 PROJECT OPERATIONS - AUTO MALL
The auto mall operations are set forth to ensure that they are fully understood.
This Specific Plan will delineate the operational characteristics of the auto mall
to facilitate long term management and the ongoing use of this automall.
2.50.4.1.1 SITE PLAN - AUTO MALL
One of the main functions of the site plans for each new car dealership is to
accommodate a great deal of vehicle storage. The design of the facilities may
treat these storage areas separate from the requirements of the City dealing
with automobile parking standards including but not limited to elimination of
striping, curbs, shading, and access. Customer parking areas shall comply
with the requirements of the Zoning Ordinance relative to off- street parking.
The City does not have a standard that directly applies to vehicular off-loading
zones for each auto dealership pad in this project. Due to the unique
characteristics of this auto mall, the site plan has been developed to allow off-
loading of vehicles within the right-of-way cross section of the internal streets
(Auto Centre Drive and Auto Centre Way South) which is a striped center lane
that will double as a left turn lane as well as the unloading area for vehicles.
Pads 1, 2 and 3 along Highway 111 will have vehicular displays. In addition,
Pads 1, 5, 6 and 7 along Adams Street are behind a 32 foot landscape setback
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from the curb and will have vehicular displays. The special display pads along
Highway 111 and Adams Street will not have striping and will allow at least
one car per every 10 linear feet. Each special display pad will not have striping
and will not be elevated more than one foot above the average finish grade of
that display area due to safety concerns.
Vehicle storage areas will be screened from public view by means of a solid
masonry wall up to 6 feet in height and/or landscape materials including
mounding. In particular, the storage areas seen from Highway 111 and Adams
Street will require particular attention. The required landscape easements for
Highway 111 and Adams Street (50 feet and 20 feet, respectively) shall be
designed to enhance the screening of vehicle storage as well as service and
work areas.
In order to maintain the distance from the residential development known as
Lake La Quinta, the buildings on Pads 5, 6 and 7 will be a minimum of 100
feet from the Adams Street property line. In addition, the buildings on Pads
1, 2 and 3 will be a minimum of 120 feet from the Highway 111 property line.
2.50.4.1.2 NOISE - AUTO MALL
The operation of auto dealerships will include repair and service of vehicles.
Service departments shall operate only between the hours of 7:00 a.m. and
6:00 p.m. up to six days per week excluding Sunday. This Specific Plan and
Resolution 97-65 (Site Development Permit 97-603) have the layout and
design of the vehicle service department as a side entrance facility. The layout
of individual dealerships shall orient the service department openings of Pads
5, 6 and 7 and Pad 8 away from the residential area to the west and south,
respectively.
A second design requirement will be the prohibition of a general usage public
address/ paging systems. There are a variety of communication systems
available that can replace P.A. type devices for most applications. These
alternatives include pagers and personal telecommunication systems.
2.50.4.1.3 SPECIAL EVENTS - AUTO MALL
The auto mall operation will include regularly scheduled special events
designed to increase the flow of traffic into the auto mall. These special events
shall be limited to no more than 40 total days per year for the auto mall with
no single event lasting more than 10 days. Concurrent or jointly sponsored
events held on the same day shall count as a single day regardless of how
many dealers participate. These special events may not utilize searchlights.
However, laser displays and other similar technologies or techniques may be
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used upon approval of the individual Temporary Use Permit. In no case shall
any such lighting activity continue after 10:00 p.m. or after business hours All
special events under this entitlement process shall be individually considered
and approved by the Design and Development Director through the Temporary
Use Permit process.
2.60 CIRCULATION
2.60.1 OVERVIEW
The circulation plan for the Specific Plan has been constructed and is in place
to serve all planning areas.
2.60.3 PUBLIC TRANSPORTATION/TRANSPORTATION DEMAND
MANAGEMENT
Bus turnouts shall be provided as a part of the project's public street
improvements. The project developer agreed to provide a bus stop shelter
that complies with the City's Highway 111 Design Theme.
Prior to issuance of building permits for individual Site Development Permits,
each applicant shall submit a Transportation Demand Management (TDM) Plan
to the Public Works and Community Development Departments. The plans
shall address capital improvement and operational standards as set forth in
the City's TDM Ordinance. Any transit related improvements required by the
Sunline Transit Agency as a condition to development will not constitute
compliance with the plan submittal requirements.
2.60.4 ON-SITE CIRCULATION SYSTEM
The main entrance to The Centre at La Quinta is La Quinta Drive. The auto
mall will be served by Auto Centre Drive and Auto Centre Way North which
also provides direct access from Highway 111 and 47th Avenue, respectively.
The mixed regional commercial center has its primary access on Highway 111.
2.60.4.1 LA QUINTA DRIVE
La Quinta Drive starts at the landscaped entry from Highway 111 with two
lanes in each direction and a total right-of-way of 88 feet. A landscaped
median divides La Quinta Drive at Highway 111. The road reduces to one lane
in each direction with a painted center median and a total right-of-way of 60
feet south of the Auto Centre Drive intersection. There will be no on-street
parking allowed on La Quinta Drive. There will be one curb cut on each of the
west and east side of La Quinta Drive allowed north of Auto Centre Drive in
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compliance with standards of the City with full access allowed southerly
from that intersection.
2.60.4.2 AUTO CENTRE DRIVE/AUTO CENTRE WAY (NORTH AND
SOUTH)
The internal access for each dealer and/or auto related commercial pad will
be provided by a private road (Auto Centre Way North) and dedicated public
roads (Auto Centre Drive and Auto Centre Way South, if applicable). Auto
Centre Way North will accommodate two travel lanes and will be 40 feet,
consistent with the General Plan collector street. Auto Centre Way North will
have parking south of the curb cuts and will be a right-in/right-out access off
Highway 111. There will be one curb cut on each of the west side and east
side of Auto Centre Way North in compliance with standards of the City.
Auto Centre Drive and Auto Centre Way South, if applicable, will be consistent
with the General Plan collector street, will accommodate two travel lanes with
a right-of-way of 74 feet, parking on both curbs and a center left turn lane
that will also be used for vehicle unloading. Auto Centre Drive provides a direct
connect to Adams Street which aligns with 47th Avenue.
2 60.4.3 MIXED REGIONAL COMMERCIAL CENTER
The interior roadway design will take proper engineering principles into
account including but not limited to adequate distance between intersecting
drives and eliminating conflicts between backing vehicles and travel lanes.
Right-in/right-out drives from Highway 111 are proposed towards the westerly
property line in Planning Area I, and the easterly property line in Planning
Area Ill. These drive aisles will also provide a second and third point of access
in the half mile Highway 111 frontage.
2.70 LANDSCAPE
2.70.1 LANDSCAPE CONCEPT
The landscape concept follows a "desert oasis" theme emphasizing water
efficient materials exhibiting color and form. Parking areas in the mixed
regional commercial center will feature the concept of a high canopy tree form
to reduce the conflict between landscape elements and project graphics. The
auto mall will use tree forms sparingly and concentrate form and color along
the street frontage of each dealership and/or auto related commercial pad.
Most landscape areas throughout the project will be used for storm water
retention.
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2.70.2 LANDSCAPE DEVELOPMENT STANDARDS
The Centre at La Quinta will meet the minimum standards for landscape as
set forth in the Zoning Ordinance.
2.70.3 LANDSCAPE PALETTE
Landscape materials selected for detailed landscape plans shall be chosen
from Exhibit 5. Variations to the landscape palette can be approved under a
Final Landscape Plan without amendment of this Specific Plan. Variations to
Planning Area 1 shall be approved by the Planning Commission and to Planning
Areas 2 and 3 shall be approved at an administrative level.
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Exhibit 5
Landscape Palette
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2.70.4 LANDSCAPE MAINTENANCE
Landscape maintenance practices should be consistent with the approved
landscape plans for all tenants/owners of the auto mall, if applicable, and the
mixed regional commercial development. Of particular concern, is to allow tree
forms to fully develop in the mixed regional commercial parking lot areas in
order to achieve the required percentage of shading as set forth in the Zoning
Ordinance.
Landscape maintenance for the auto mall portion of the project shall be under
the Property Owner's Association's CC&R's with a single maintenance contract
managed by the Associations as multiple Ownerships will exist. Similarly, the
landscape maintenance for the mixed regional commercial center shall also be
under the Property Owner's Association's CC&R's with a single maintenance
contract managed by the center or by the Associations in the event that
multiple ownership exists.
2.80 SIGNAGE
2.80.1 SIGNAGE CONCEPT
Comprehensive sign plans shall be in place for each Planning Area prior to the
issuance of building permits for that Planning Area. The main principle of the
comprehensive sign plan shall be compliance with the Sign Ordinance portion
of the City Zoning Ordinance.
2.80.1.1 SIGNAGE - AUTO MALL
Signage along Highway 111 shall include coordinated aggregated Auto Mall
monument signage, and signage for individual dealerships which may extend
up to 15 feet above finished grade. One aggregated Auto Mall monument sign
shall be permitted at the corner of Adams Street and Highway 111, and one
at La Quinta Drive and Highway 111. Aggregated monument signs can extend
to a width of up to 46 feet. Individual dealership monument signage shall
occur within the landscaped parkway on Highway 111. Individual dealership
monument signage can extend to a width of 12 feet. The location and design
of monument signage shall be approved through a Sign Program and reviewed
by the Planning Commission.
Auto Dealership Signage
Each dealer or auto related pad will be allowed the following signage:
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1. One ground mounted interior "Product Identification" sign per franchise
not to exceed 40 square feet per face. This sign will be primarily for
manufacturer's identification.
2. One wall mounted "Dealership Identification" sign with 24" maximum
height letters. Letters shall be channel can, plex-faced, internally illuminated.
Architectural forms or designs may require signs to be split on more than one
building face or element, subject to Planning Commission approval. If an
existing dealership pad purchases additional franchises, then additional
proportional signage for the new franchises will be allowed. This additional
signage shall be individually considered and approved by the Design and
Development Director.
3. One secondary wall or fascia mounted sign for each department (used
cars, service, parts, body shop, etc.). Signs shall be of appropriate size to be
seen from La Quinta Drive, Auto Centre Drive, Auto Centre Way (North and
South) and Highway 111 (depending on building orientation to Highway 111)
and shall be sized to fit the architectural element on which it is located.
4. Directional signs shall be individually considered and approved by the
Design and Development Director.
2.80.1.2 SIGNAGE-MIXED REGIONAL COMMERCIAL CENTER
The appropriate signage for the ultimate users will be determined upon
development of a detailed site plan through a sign program. The signage
concept shall include a single-sign allowance per main building entrance.
Alternative locations may be considered based on the most effective use of
graphic identification.
Multi-tenant buildings shall integrate a concept for graphics into the
architectural scheme which shall become the basis for the comprehensive
sign plan for the complex. Freestanding signs may identify the building only
and not individual tenants. Single, freestanding user buildings may use
freestanding monument signage. Sign Programs shall be approved at an
administrative level for Planning Areas 2 and 3.
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APPENDIX A
APPLICABLE GENERAL PLAN POLICIES
APPLICABLE GENERAL PLAN POLICIES
The General Plan of the City of La Quinta was adopted in 2013 and included
the Goals, Objectives and Policies that were deemed necessary to properly
implement the plan. The key policies which come into play with the
development of the subject property are as follows:
LAND USE ELEMENT
Policy LU-1.2 “All land use decisions shall be consistent with all
applicable General Plan policies and programs and shall uphold the
rights and needs of property owners as well as those of the general
public”
Policy LU-2.1 “Changes and variations from the Zoning Ordinance in a
Specific Plan will be offset by high quality design, amenities and mix of
land uses”. The project varies from Zoning Ordinance in its permitted
uses for self- storage. The project is also a different land use than found
in the surrounding area.
Policy LU-2.2 “Specific Plans shall be required for projects proposing the
integration of recreation, tourist commercial and residential uses; and
for all projects proposing flexible development standards that differ from
the Zoning Ordinance”. This Specific Plan proposing integration of
residential uses with tourist commercial in Planning Area 2. It also
proposes flexible development standards that differ from the Zoning
Ordinance.
Policy LU-2.3 “City’s outdoor lighting ordinance will be maintained”. This
specific plan maintains the lighting ordinance.
Goal LU-6 and ED-1 as it will contribute to a balanced and varied
economic base which provides fiscal stability to the City and a broad
range of goods and services to its residents and the region.
Policy LU-6.1 “Commercial land use designations shall allow a full range
of retail, office, resort and institutional businesses in the City”. This
Specific Plan allows this full range of commercial uses.
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Goal LU-7 “Innovate land uses in the Village and on Highway 111”. This
Specific Plan allows for innovate land uses on Highway 111, including
indoor self-storage.
Circulation
Policy CIR-1.9 “Coordinate and cooperate with Caltrans, CVAG,
Riverside County and adjoining cities to assure adequate transportation
infrastructure, systems management coordination, preservation of
capacity and maximized efficiency along Highway 111”.
Program CIR-1.10.a: “Review new and redeveloping projects along all
major roadways with the intent of limiting access and aligning and/or
consolidating access drives in a manner which minimizes conflicting
turning movements and maximizes the use of existing and planned
signalized intersections”
Policy CIR-1.12 “As a means of reducing vehicular traffic on major
roadways and to reduce vehicle miles traveled by traffic originating in
the City, the City shall pursue development of a land use pattern that
maximizes interactions between adjacent or nearby land uses”.
Policy CIR-1.16 “Continue to implement the Image Corridor treatments
throughout the City”
Policy CIR-1.17 “In order to preserve the aesthetic values on the City’s
streets, optimum landscape setbacks shall be maintained along all
designated General Plan Image Corridors and shall be identified in the
City’s Municipal Code”. Highway 111 is an image corridor and this
Specific Plan maintains image corridor requirements.
Economic Development
Policy ED-1.2, as it will contribute to the retention and enhancement of
auto dealerships on Highway 111 and recruitment of new businesses,
with potential for indoor, self storage.
Program ED-1.2.b., insofar as the proposed parkway improvements will
be a public-private partnership involving both City and dealership
efforts.
Policy ED-1.4 “Support and facilitate the reuse and redevelopment of
commercial projects on Highway 111”
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Policy ED-1.5 which states projects proposed on commercial land shall
be evaluated for their job creating and revenue generating potential.
This project’s scope and operations will create jobs and lead to annual
sales tax. The project would provide flexibility for a large building that
has remained vacant for several years.
Air Quality
Program AQ-1.4.a “Uses such as manufacturing, auto body shops, and
other point source polluters should be reasonably separated from
sensitive receptors”
Policy AQ-1.5 “Ensure all construction activities minimize emissions of
all air quality pollutants”
Policy AQ-1.6 “Proposed development air quality emissions of criteria
pollutants shall be analyzed under CEQA”.
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At time of Specific Plan approval for original Centre at La Quinta Specific Plan
(SP 97-029), The General Plan of the City of La Quinta was adopted in 1992
and included the Goals, Objectives and Policies that were deemed necessary
to properly implement the plan. The key policies which came into play with
the development of the subject property were as follows:
2.0 LAND USE ELEMENT
2-2.1.1 "The General Plan shall utilize the building floor area to
site area ratio (F.A.R.) as the appropriate standard for commercial land
use intensity. F.A.R. shall be defined as the gross floor area of a building
divided by the net area of the commercial parcel of land. Net area is the
total area of a site minus the area dedicated as public street right-of-
way." Table LU-4 further defines the F.A.R. in the M/RC category as a
maximum of 0.35 with a building height of four stories. Such use is
limited to the Highway 111 corridor.
2-3.1.1 "The M/RC category shall provide areas for businesses
serving the entire region with a trade area typically exceeding 100,000
people. Businesses allowed to locate the M/RC areas shall include major
retail commercial tenants associated with a regional mall, off-price retail
outlet and/or 'power center.' Other businesses permitted in the M/RC
category include regional service centers, research and development
facilities, major community facilities and/or major medical-related
facilities. overnight commercial lodging uses, entertainment uses, as
well as automobile uses of a regional nature, may also be included."
2-3.1.9 "A specific plan must be approved prior to any land division
or other development approval action of projects in the M/RC areas."
2-3.1.10 "Project approvals and redevelopment agreements for
projects in M/RC areas shall stipulate phasing of construction and
responsibility for public facility improvements."
2-3.1.11 "Design of projects in M/RC areas shall include appropriate
standards to establish adequate buffers and land use compatibility
between commercial and residential uses both within and the mixed-use
project and with surrounding property."
2.3.12 "The City shall require the development and
integration of 'Employment Support Services' in the M/RC Category
including such uses as childcare, occupational health, fitness facilities,
etc."
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3.0 CIRCULATION ELEMENT
3-2.1.7 “Development projects along Highway 111 shall dedicate
right-of-way as specified by Caltrans (California Department of
Transportation) to provide a maximum right-of-way of 172 feet, or as
needed by Caltrans. The City will coordinate with Caltrans and the
Coachella Valley Association of Governments (CVAG) to identify regional
options for relieving the growth of future traffic demands in the Highway
111 Corridor."
3-3.1.1 "Access to all major and primary arterials shall be restricted
to intersection locations and other approved points of ingress and
egress."
3-3.1.3 "The City shall institute street access guidelines consistent
with the functional roadway classifications. These shall be applied,
where feasible, to all new developments. The following guidelines shall
be sued to define appropriate access:
a). The City shall restrict individual driveway access to Major
and Primary Arterials wherever possible.
b). Access to Major and Primary Arterials shall be limited
through the use of medians and access controls to maintain street
capacity.
c). When permitted, access along arterial and collector streets
shall be located a minimum of 250 feet from the ends of the curb
returns."
3-3.1.4 "In order to enhance and protect the capacity and safety
of the circulation system and reduce potential traffic conflicts, the City
shall require the consolidation of driveway access points along roadways
classified as collector and arterial."
3-4.1.1 "Special roadway image corridors and City gateways which
evoke a unique identity and character throughout the City shall be
designated on Figure CIR-5, Streetscape Image Policy Diagram."
3-4.1.2 "Primary image corridors shall be defined as streets in the
roadway network which are the major urban design statements of the
City. Primary image corridors shall consist of boulevard streets with
raised, landscaped medians and heavily landscaped areas within and
contiguous to the street right-of-way. Primary image corridors shall
include landscape themes which are reminiscent of La Quinta's
agricultural past and desert environment. Primary image corridors may
include vertical elements such as palm trees complemented with a
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shade-producing understory of canopy trees, such as indigenous,
drought tolerant desert species. More water intensive understory
canopy trees, such as various citrus species should be used sparingly
in does at key locations as highlights and reminders of past agricultural
activities. Ground plane landscape materials should evoke a lush image
through the use of drought tolerant, low maintenance plant species. Turf
should be used in a manner consistent with citrus trees--sparingly and
in high visibility locations. Primary image corridors shall include street
traffic signals, street lighting systems, street furniture, bus shelters,
street name signs, and noise berms/barriers which are designed in a
coordinated and consistent theme unique to La Quinta. At key
intersections, primary image corridors shall include treatments which
may include special roadway paving, hardscape/screen wall
arrangements and displays of public art."
3-4.1.3 "Primary image corridors shall include the following
roadways: Highway 111."
3-4.1.4 "Secondary image corridors shall be defined as streets
in the roadway network which are the secondary urban design
statements of the City. Secondary image corridors shall consist of
streets with raised, landscaped medians and landscaped areas within
and contiguous to the street right-of-way. Secondary image corridors
shall be consistent with primary image corridors relative to similar
landscape materials, street traffic signals, street lighting systems,
street furniture, bus shelters and street name signs. However,
secondary image corridors shall emphasize the use of lower profile
indigenous canopy trees, accentuated with the use of citrus trees in
various nodes. The use of taller, vertical landscape elements shall be
de-emphasized and shall occur in nodes, primarily at street
intersections."
3-4.1.5 "Secondary image corridors shall include the following
roadways: Adams Street (south of the Coachella Valley Stormwater
Channel)"
3-4.1.10 "Along primary, secondary, and agrarian image corridors
the City shall establish appropriate building height limits to ensure a low
density character and appearance."
3-4.1.11 "Landscaped setbacks are necessary to ensure a high
quality and attractive appearance on major streets. Setbacks for walls,
buildings and parking areas may vary, if properly designed, but
shall generally be as follows:
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• Highway 111 - 50 feet
• Other Major Arterials - 20 feet
Landscaping within these setback areas shall be consistent with the
appropriate image corridor designation, if applicable."
3-4.1.17 "The City's streetscape quality shall be improved by
undergrounding of utilities wherever possible."
3-4 .1.18 "Prevention of visual blight shall be enhanced by the
administration of a comprehensive sign ordinance."
3-5.1.5 "The City shall coordinate with Sunline Transit to establish
transit stops adjacent to medical facilities, senior citizen facilities, major
areas of employment, shopping centers and parks."
ENVIRONMENTAL CONSERVATION ELEMENT
6-1.1.2 "The City shall utilize street corridors to provide scenic vistas
of the Coral Reef and Santa Rosa Mountains. Landscaped setbacks
along streets shall be required pursuant to Policy 3-4.1.11 in the
Circulation Element of the General Plan. The setbacks are as follows:
Highway 111 - 50 feet; Other Major Arterials - 20 feet.
AIR QUALITY ELEMENT
9-2.1.1 "In accordance with the California Environmental Quality Act
(CEQA), the City shall require all proposed developments to evaluate
the air quality impacts of the proposed use. The applicant shall submit
an air quality analysis if the project meets one of the following
threshold criteria of significance for air quality or threshold levels for
land uses identified in the most recent version of the South
Coast Air Quality Management District's Air Quality Handbook for
preparing Environmental Impact Reports.
Air quality analyses for new development shall locate sensitive receptors
near the project and assess probable exposure to the project's
emissions. If the project will have a significant impact on air quality, the
analysis must propose suitable mitigation measures as identified in the
South Coast Air Quality Management District's Air Quality Handbook for
preparing Environmental Impact Reports."
9-8.2.5 "The City shall administer the provisions or me existing
Outdoor Illumination Ordinance (Dark Sky Ordinance) to help limit night
time energy consumption from lighting."