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SP 1999-036 La Quinta Corporate Center (1999)
FILE C%Uft P Y SPECIFIC PLAN La Quinta Corporate Center Prepared for TROLL WOODPARK DEVELOPMENT Santa Ana, California rWoMMATIM90 . ON BY _ _ DATE RESO # .-�I Q '400F qc1 E NO. *47 !Rn - O?�, Prepare elk q1 -,3S5 �5MAINIERO SMITH AND ASSOCIATES, INC. Planning/Civil Engineering /Land Surveying Palm Springs, California September 7, 1999 � Adopted by Resolution 99-111 APPROVED BY NM— PC, ON 'i BY DATE 9 -= CASE O 9 -OAko LA QUINTA CORPORATE CENTRE SPECIFIC PLAN Table of Contents Section I. Summary 1.10 Purpose P.1 1.20 Executive Summary 1.20.1 The Land p• 2 1.20.1 a The Ownership p. 2 1.20.2 The Project p• 3 1.20.3 The Process p• 6 1.20.3.1 Relationship to General Plan p. 6 1.20.3.2 Relationship to Zoning & p. 16 Development Processes p. 7 1.20.3.4 Relationship to Other Agencies p. 7 Section II. Specific Plan 2.10 Project Description 2.10.1 The Site p. 14 2.10.2 Site Plan p. 14 2.10.3 Landscape Plan p. 15 2.10.4 Utilities p. 16 2.10.5 Art in Public Places p. 16 2.20 Phasing 2.20.1 Phasing Description p. 16 2.20.2 Infrastructure Phasing p. 16 2.30 Grading 2.30.1 Grading Plan p. 18 2.30.2 Erosion Control p. 18 2.30.3 SWPPP/NPDES/PM10 p. 18 2.40 Drainage/Flood Control 2.40.1 Hydrology p.22 2.40.2 Flood Control Master Plan p. 22 2.40.3 On -Site Storm Water Retention p. 22 2.40.3.1 Nuisance Water p. 22 2.50 Utilities 2.50.1 Sewer Plan p• 23 2.50.2 Water Plan p• 23 2.50.3 Electrical Plan p. 24 2.50.4 Other Utilities p. 24 2.60 Land Use 2.60.1 Land Use Plan p. 25 2.60.1.1 Industrial Development p. 25 2.60.1.2 Commercial Development p. 26 2.60.1.3 Parking Standards p. 26 2.60.2 Development Standards p. 27 2.60.2.1 Permitted/Conditional/Prohibited Uses p. 27 2.70 Design Guidelines 2.70.1 Architectural Theme p. 30 2.70.2 Building Materials p. 30 2.70.2.1 Building Forms p. 30 2.70.2.2 Prohibited Forms p. 30 2.70.2.3 Roofs p. 30 2.70.2.4 Equipment Screening p. 31 2.70.2.5 Fencing and Walls p. 31 2.70.2.6 Outdoor Storage Screening p. 31 2.70.2.7 Site Lighting p. 31 2.70.2.8 Noise p• 32 2.80 Circulation 2.80.1 Off-site Circulation System p. 33 2.80.2 Public Transportation Demand Management p. 34 2.80.3 Site Circulation and Unnamed Industrial Street p. 34 2.90 Landscape Concepts 2.90.1 Landscape Development Standards p. 36 2.90.2 Landscape Palette p. 36 2.90.3 Landscape Maintenance p. 36 2.90.4 Landscape Improvements p. 36 2.10 Signs 2.10.1 Signs - Commercial Center p. 38 2.10.2 Signs - Industrial Center p. 39 2.10.3 Signs - Area Calculations p. 39 Specific Plan La Quinta Corporate Center LIST OF EXHIBITS Exhibit 1 Assessor's Map p• 4 Exhibit 2 Aerial Photograph of Site p• 5 Exhibit 3 General Plan Land Use Map P. 9 Exhibit 4 Zoning Land Use Map P. 10 Exhibit 5 Site Plan P. 11 Exhibit 6 Planning Areas p. 12 Exhibit 7 Proposed Parcel Map p. 13 Exhibit 8 Sewer Service Plan P. 19 Exhibit 9 Water Service Plan p. 20 Exhibit 10 Street Cross Sections p. 21 Exhibit 11 Preliminary Grading Plan p. 40 Exhibit 12 Sign Concepts —Summary p. 41 Exhibit 13 Sign Concepts p. 42 Exhibit 14 Sign Concepts p. 43 Exhibit 15 Sign Concepts p. 44 Exhibit 16 Sign Concepts p. 45 LIST OF APPENDICES Appendix One General Plan Policies p. 46 Appendix Two La Quinta Zoning Ordinance (excerpt) p. 55 Appendix Three La Quinta Zoning Ordinance (amended excerpt) p. 64 Appendix Four Highway 111 Design Manual p. 72 Appendix Five Traffic and Air Quality Analysis (provided under separate cover) Appendix Six Cultural Resources Report (provided under separate cover) Specific Plan La Quinta Corporate Centre APPENDIX TWO LA QUINTA ZONING ORDINANCE (excerpt) 55 Specific Plan La Quinta Corporate Centre APPENDIX THREE LA QUINTA ZONING ORDINANCE (amended excerpt) Specific Plan La Quinta Corporate Centre APPENDIX FOUR HIGHWAY 111 DESIGN MANUAL 72 SPECIFIC PLAN THE LA QUINTA CORPORATE CENTRE SECTION 1 SUMMARY 1.10 PURPOSE The purpose of this 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 south side of Highway 111 between Adams Street and Dune Palms Road. The project is called The La Quinta Corporate Centre. This Specific Plan is intended to meet the requirements for a Specific Plan as set forth in State law. The State 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 ordinances, subdivision ordinances, and the like. 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. 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 SPECIFIC PLAN THE LA QUINTA CORPORATE CENTRE 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 adjacent to the northeast corner of Highway 111 and Adams Street 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. This zoning type allows a wide range of commercial activities as outlined in the attached excerpt from the City's recently adopted Zoning Ordinance (Appendix Two). The site is vacant and exhibits characteristics of the stabilized sand dune formations found in this part of the Coachella Valley. The site is generally flat but has some dune formations with an elevational difference of up to twenty-five (25) feet. The site has nearly 1700 feet of frontage on Highway 111 and comes within 300 feet of Adams Street on the west side and abuts Dune Palms Road on the east side. Property to the south is currently vacant, however, the La Quinta Auto Mall Specific Plan (Specific Plan No. 97-034) has been approved on the site. Property to the west is currently vacant but a hotel and restaurant complex development has been approved for the site (Specific Plan No. 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 No. 89-014). The Home Depot Center (Specific Plan No. 96-027) is located to the east of the site. 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. The Environmental Conservation 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. 1.20.1a THE OWNERSHIP There are five underlying parcels. The following individuals own or have control of the underlying parcels: Ray Troll and DGD California Properties. There are proposed changes to the parcel configuration. Exhibit 1 indicates the existing parcel configuration and Exhibit 7 the proposed parcel configuration. 2 SPECIFIC PLAN THE LA QUINTA CORPORATE CENTRE 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: 91,600 square feet of multi tenant industrial/office users 79,300 square feet of retail floor area 113,000 square feet of mid -rise office building 6,500 square feet of financial space 30,000 square feet of fitness center space 2,000 square foot service station (approximate) The following uses are a part of the overall site development but are not included in the retail/office calculations; one gasoline service station, nine industrial lots; one self and RV storage facility.; one CVWD well site. (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 and the approximately 15 -acre parcel, which bifurcates the site. The allowable, conditionally allowable, and prohibited uses shall be generally as set forth in the zoning regulations, the modifications are noted in Section 2.60.2.1. A separate property owners association will maintain the common area improvements. 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 111. 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. 3 HORN / IDOID • ;�:19I TROLL PROPERTIES N I I r L X W a. V 0 Q �W n r�0 � C �U� Cd N (� 0 Z W ao 0 �0 C .:3 Z5 N, w N ._ .Q r x 11 oj L w U co Qui Oen -Co� c �ULo U.0 O N .0 0 Z CL L.0 o0 w O lz r wm� ti Si�1 O V W ��o UI�� SPECIFIC PLAN THE LA QUINTA CORPORATE CENTRE 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. The conceptual land use plan assigns a Floor Area Ratio (FAR) for the regional commercial portion of the project at .31, which is below the .35 FAR listed for M/RC uses in the zoning regulations. • 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. R SPECIFIC PLAN THE LA QUINTA CORPORATE CENTRE 1.20.3.2 RELATIONSHIP TO ZONING AND DEVELOPMENT PROCESSES The property is already properly planned and zoned for most of the uses projected for the site. Exhibit 4 depicts the zoning 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. Following the adoption of the Specific Plan, a Parcel Map will be processed to begin the implementation process. 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. 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. -_ Wa •. 4. The G61rrent City FGgwlatieRG- one hundFed fifty The above was deleted by Condition # 63 through City Council action on September 7, 1999. 7 WN MZ1 AT W1.10. The above was deleted by Condition # 63 through City Council action on September 7, 1999. 7 SPECIFIC PLAN THE LA QUINTA CORPORATE CENTRE 1.20.3.4 RELATIONSHIP TO OTHER AGENCIES In addition to City approvals, permits will be required by CalTrans for the work along Highway 111, 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), General Telephone Company (GTE) for telephone service and MediaOne for cable TV service. SPECIFIC PLAN THE LA QUINTA CORPORATE CENTRE Exhibit 3 - General Plan GENERAL PLAN PROPOSED LAND USE POLICY DIAGRAM RESIDENTIAL LAND USES VLDR VERY LOW DENSITY RESIDENTIAL (0-2 DU/AC) LDR LOW DENSITY RESIDENTIAL (2-4 DUAL MOCK MEDIUM DENSITY RESIDENTIAL (4-6 DU/AC) __ MEDIUM HIGH DENSITY RESIDENTIAL (6-12 OU/AC) HDk HIGH DENSITY RESIDENTIAL (12-16 DwAC) ® RURAL RESIDENTIAL OVERLAY COMMERCIAL LAND USES ® MIXED/REGIONAL COMMERCIAL EC COMMUNITY COMMERCIAL ® NEIGHBORHOOD COMMERCIAL _ COMMERCIAL PARK _ OFFICE TC TOURIST COMMERCIAL VC VILLAGE COMMERCIAL ® NON-RESIDENTIAL OVERLAY OTHER LAND USES ® URBAN MIX FMC_j MAJOR COMMUNITY FACILITIES PARK FACILITIES OS OPEN SPACE GOLF COURSE OPEN SPACE WATERCOURSE/FLOOD CONTROL 6 OCTOBER 1992 MANIERO, SMITH AND ASSOCIATES, INC - planning/ ctyu NC.Plarming/Cfvu Engineering /LandSit-eying J 777 East Tahquitz Canyon Way, Suite 301, Palm Springs, California 92262-6784 ID Telephone (760) 320-9811 / FAX (760) 323-7893 / e-mail MSAcelps@aol-com SPECIFIC PLAN THE LA QUINTA CORPORATE CENTRE Exhibit 4 - Zoning Map ZONING MAP RESIDENTIAL ® VERY LOW DENSITY RESIDENTIAL RL LOW DENSITY RESIDENTIAL . COVE RESIDENTIAL MEDIUM DENSITY RESIDENTIAL MEDIUM HIGH DENSITY RESIDENTIAL HIGH DENSITY RESIDENTIAL THE MI LAGE DISTRICT VILLAGE CORE VILLAGE PARK VILLAGE SOUTH VILLAGE NORTH TAMPICO URBAN MIX wRi VILLAGE RESIDENTIAL NONRESIDENTIAL ® DISTRICT5 REGIONAL COMMERCIAL COMMERCIAL PARK COMMUNITY COMMERCIAL Ctrl NEIGHBORHOOD COMMERCIAL TOURIST COMMERCIAL OFFICE COMMERCIAL FW—C-1 MAJOR COMMUNITY FACILITIES DL5T'RICTS 50ECLAL P HI1Q$E PARKS AND RECREATION i 1 GOLF COURSE ® OPEN SPACE rFFj FLOODPLAIN OVERLAY RSP DISTRICTS RESIDENTIAL SPECIFIC PLAN OVERLAY ® NONRESIDENTIAL OVERLAY ® RURAL RESIDENTIAL OVERLAY ® HILLSIDE CONSERVATION OVERLAY FS—O-B)l SEXUALLY ORIENTED BUSINESS OVERLAY = EQUESTRIAN OVERLAY 4DMA.I]MRO, SMITH AND ASSOCIATES, INC. Plunning lOvU Engineering /Land Surveying 777 East Tahquitz Canyon Way, Suite 301, Palm Springs, California 92262.6784 Telephone (760) 320-9811 / FAX (760) 323-7893 / e-mail MSAcclps@aoLcom W. SELF STORWE HOTEL FnwEss CENTER RETAIL MAJOR ► PROPOSED WELL sire iSUr CLW Ace a92 ACt Q3gAGt LLIU16AGA [ iSTRiA �sz Hm WN a167 AGA ( 0.77 ACt RE7AIL MAJOR Z,Wo SFx 'F'`i= 3i& SrAlLS 7.3 ACRES Wo s.aav AUTO CENTER o.7s A� �� T�►4 jEOT$ }[ 1,05A6 sra arnuu BANK PAD z s i NOT A PART `•`sY f; �� q�4sra N 1 � zsn s�rAcis � f 2 STORY OFFICE ACAS STATfDhf/f cq f &VE OF 2N0 25V Ff:C�UR If C w IL 0 !0 OW �n 0� co 00to m cdN ,Z 00.0 4j0� �® U w C .7 a J 0 P.A. 1 s PROPOSED R.Y. 4 SELF STi RAGE : 'w -WELL SITE �' ��ffl - 0.53 AC# 0.92 c't - -- - ---- -- --- 0.73 Acs w, �"•� - ass ,acs ass acs i FfriVfSS IND TR LOTS HOTEL CE1drEFi 152 swLs 34.Ow SF3 1.05 ACS IUF'Yt' 19�t111711u1 � a67 AC* � oat aat SOUARE FOOTAGE SUMMARY MULTI -TENANT WDJOFF. 91,600 SF* RETAIL 79,300 SF* MIDRISE OFFICE 60,000 SFt BANK 6.500 SF* FITNESS CLUB 30,000 SF* CLAS STATION 1.28 ACRES* HOTEL 150 ROOMS* INDUSTRIAL LOTS 5.92 ACRES* R.V. ♦ SELF STORAGE 3.61 ACRES* 2 STORY OFFICE 53,000 SF* PROPOSED WELL SITE 0.86 ACRES* F ! NOT A PART r111 lot AUTO CENTER P.A. 2 P.A. 4 r r '�f1C+t1� r! r , � � f / �.•ti .� —M . 1111 r . -. N , ••�i�j srr i f ILUU 286 STALLS 2 STORY aFnCF � }� �s,000 sff • • 4A GAS STATION';r' k �! PC OF iY1ti ac v /11 0 C U U a w W Lm� QC m� U� cd N NELOZ 0.0 CL 00 C 1' Q J Crj N Proposed Parcel Map �= to be considered at a future time. x w C Ci L 0 U U 0 Qw Ucnn L LCd , oc OL n, o W 0 N HOZ 0 0, 0 00w LOCO 0 t TOR a� SPECIFIC PLAN THE LA QUINTA CORPORATE CENTRE SECTION 11 SPECIFIC PLAN 2.10 PROJECT DESCRIPTION 2.10.1 The Site The site is 36 +/- net acres, comprising five parcels under two separate ownerships, located adjacent to the northeast corner of Highway 111 and Adams Street within the City of La Quinta. The site is virtually vacant with only an abandoned structure located at the southeastern portion of the site. This structure, which was most recently used for automobile sales will be removed. There are no significant landscape, landforms or scenic features on the site. Planning Acres/Square Conceptual Base Zoning Proposed Uses Area Footage FAR services, RV & PA 1 12.22 acres .35 Commercial Park auto body & 532,303 sq. ft. except the services, RV & storage self storage, facility (.50) hardware & supply, fitness center PA 2 7.30 acres .25 Mixed/Regional general retail, 317,988 sq. ft. Commercial food service, support service & financial PA 3 3.00 acres .45 Mixed/Regional general office 130,680 sq. ft. Commercial PA 4 11.41 acres .29 Mixed/Regional general office 144,600 sq. ft. Commercial 2.10.2 Site Pla The site plan will feature extensive and coordinated landscape buffers to both Highway 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. 14 SPECIFIC PLAN THE LA QUINTA CORPORATE CENTRE The General Plan establishes a maximum floor area ratio (FAR) of .35 for the regional commercial portion; this translates up to 365,904 square feet. Although the FAR's in the Planning Areas range from .25 to .45, the overall FAR for the regional commercial Planning Areas will not exceed .35 FAR. The breakdown of the conceptual FAR by Planning Area is as follows: PA 1 (Industrial Lots) 12.22 acres - .35 FAR proposed* 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) 317,988 -sq. ft. land area 79,300 -sq. ft. floor area PA 3 (Regional Commercial/Office) 130,680 sq. ft. of land area 60,000 sq. ft. of floor area PA 4 (Regional Commercial) 497,020 sq. ft. of land area 144,600 sq. ft. of floor area 7.30 acres -.25 FAR proposed 3.00 acres - .45 FAR proposed 11.41 acres - .29 FAR proposed Upon written agreement of the property owners an individual parcel or phase may exceed the conceptual/proposed FAR but cannot exceed the Plan FAR of .35 without modification to the Plan. Such an agreement may limit an unbuilt phase to maintain a lower FAR. The project on a cumulative basis shall not exceed .35 FAR. 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 area on Highway 111 will incorporate water features into the landscaped setback but not within the public right of way. The property owners association will maintain this 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. 15 SPECIFIC PLAN THE LA QUINTA CORPORATE CENTRE 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 111 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 Phasinq 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. The Highway 111 frontage is also likely to be phased. 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 111 (curb/gutter, landscaped parkway, median and infrastructure extensions), Adams Street (curb/gutter, landscaped median, landscaped parkway and infrastructure extensions), 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. 16 SPECIFIC PLAN THE LA QUINTA CORPORATE CENTRE 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. 17 SPECIFIC PLAN THE LA QUINTA CORPORATE CENTRE 2.30 Gradin_g 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 prewatered to a depth of three (3) feet prior to the onset of grading operations. • 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. �I� U C0 QW � co () c v� LUQ r() Qi N VJ L Z L QO L F VJ �0w �cd (0 0 co CU 4o 4 all t/n O N W ��o o w 0. 31 11woposea -MSTwe SELF STORACE ��.�'. � S—frtF STORAGE „ WEU 8iT4E x. is• wa ria larri 6` WJ JL 0.0 ACS+ U. a2 h£ 1173 tea,.. ZTIf11 R TN ! X71 rICiY[�i E1 i Pam F!' wss T 8. 1NiklS LOIS CEMMA spi (? rREEs _ ' y G, ( �!4W A04� X1.77 ,A4;s l4 Ft! RE'rAfi. IHAJ�dR R"AlL. b(1G" 25,049 SF.i M $' !aa,: E,�TA c S l !lira . mi h 12' WATER M"My NOT A PART { ! t 11, ZKOVE A&E- t'AS84V I t A 1 e r is �r 2 *STORY OFPCE ss.4uv . GAS am , ago Of 8NO n rrr Ll I1 C 0 L U Lcd U Q 111 00 Uc� LUQ cd N �Z L a 0L +r(W cdC 0 J CURB & GUTTER SHARED DRIVEWAY EASEMENT N.T.S. I LANDSCAPE CURB do GUTTER INDUSTRIAL ACCESS ROAD OR RIVERSIDE COUNTY STANDARD NO. 103 N.T.S. s 70' ■i�MM HIGHWAY 111 N.T.S. CURB & GUTTER DUNE PALMS ROAD N.T.S. 'L I (FVtUR£) R CURB do GUTTER MAIN ENTRY OFF HIGHWAY 111 N.T.S. W W L co C V 00 4) W c)�N L ac tj C N (D 0 CL � of Z3 0 N o 0Z ao 0 Uw 0 co c 7 d a� J Ci M w a °' Ro mIR N °j co ti O 0cs SPECIFIC PLAN THE LA QUINTA CORPORATE CENTRE 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 (1) 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 storm water 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 Storm Water Retention Due to the site's location adjacent to the storm channel, no on-site retention will be required. Storm water 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. 22 SPECIFIC PLAN THE LA QUINTA CORPORATE CENTRE 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 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" is located westerly of the site in Adams Street. Another main, 15" in size is located approximately 1800 feet east of the site. To the extent feasible, the flows from the site will gravity flow to the main in Adams Street. No upsizing 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, upsizing 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. 23 SPECIFIC PLAN THE LA QUINTA CORPORATE CENTRE 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 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 Gas Company provides natural gas services. The nearest service is a three -(3) inch gas line approximately thirty-five (35) feet west of the centerline along Adams Street. The line ends approximately eighteen (18) feet south of the CVWD Flood Control Channel. A four (4) inch gas main is located approximately seventy-five (75) feet north of the centerline of Highway 111 and ends forty-eight (48) feet into the site. These lines will be used to provide service to the site. Media One, with the nearest facilities located in Highway 111, provides television cable service. Service will be extended to the site from this point of connection. General Telephone Company will provide telephone service. Fiber-optic cable will be available at the corner of 48th Avenue and Adams Street. GTE expects to serve the project from this location. Palm Desert Waste Management 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 All City ordinances. e SPECIFIC PLAN THE LA QUINTA CORPORATE CENTRE 2.60 LAND USE 2.60.1 Land Use Plan The CR and CP zoning development standards contained in the City of La Quinta Zoning ordinance shall be followed except where specifically modified by this Specific Plan. The Specific Plan establishes development standards for the entire site including an integrated design for the Highway 111 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 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 (PA1) - is dedicated to commercial/industrial development on individual lots. The goal of this Area is to provide large lots that have necessary circulation and commercial services nearby for industrial users. The uses anticipated could range from storage to auto painting. Planning Area One is located along the channel at the northerly end of the site. Planning Area 2 (PA2) - 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 (PA3) — is located adjacent to the main entry along Highway 111 and is dedicated to office park development. Planning Area 4 (PA4) - is dedicated to multi -tenant industrial/office, storage, general office 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 PA1, adjacent to the existing facility may not be an acceptable marketing strategy and an alternative location within the Plan may be necessary. Planning Area 4 is intended to provide support industrial uses and would be a compatible area for the self -storage use as opposed to the retail/office nature of PA 2 or PA 3. 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 custom industrial development. Lot sizes range from .53 acres to 1.05 acres in size. 25 SPECIFIC PLAN THE LA QUINTA CORPORATE CENTRE 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. The City standard for FAR within the CP zoning is .50. While this FAR could be used within Planning Area One it is anticipated the FAR will be .35, with one exception, the self -storage facility. The FAR for this facility could be .50 if developed with a storage facility. Anticipated uses include the following: storage yards, hardware and contractor's supply, automotive specialty repair and services such as windshield replacement, glass tinting, stereo sales and installation and the like. A fitness center is also desired within this Planning Area. 2.60.1.2 Commercial Development - Planning Areas Two, Three & Four Planning Area Two 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 Three will include a mid -rise office building. Planning Area Four will provide a park like setting for general office users along the Highway 111 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 stand-alone 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) 26 SPECIFIC PLAN THE LA QUI TA CORPORATE CENTRE 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 1 space per 250 sq. ft. for the first 8,000 and 1 per 300 sq. thereafter 1 space per 200 -sq. ft. of floor area 1 space per 150 -sq. ft. of floor area 1 space per 150 -sq. ft. of floor area 1 space per 400 -sq. ft. of floor area *(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. This Specific Plan modifies the Zoning Ordinance list of allowable and conditionally allowable uses as follows: A modified Table 801 from the City's Zoning Ordinance, which includes the changes listed below is included as Appendix Three. Planning Area One (PA1) - 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: 1. 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). 2. Plant nurseries and sales, wholesale and retail, without onsite propagation. 3. Showrooms/catalog stores with onsite inventory not to exceed 75% of the GFA. 4. Animal hospitals, clinics and pet grooming. 5. Reservoirs and water tanks 6. Automobile repair specialty shops (i.e., window tinting, stereo sales and installation, etc.) 7. Automobile repairs, body work and painting 27 SPECIFIC PLAN THE LA QUINTA CORPORATE CENTRE 8. Health and fitness centers 9. Contractor's storage yards 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: 1. Restaurants, greater than 1,000 square feet with conventional seating 2. Restaurants, drive through 3. Golf Courses and Country Clubs 4. Museums and art galleries 5. Social clubs and senior centers 6. Churches, temples and other places of worship 7. 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: 1. Veterinary clinics/animal hospitals 2. Health clubs and fitness centers over 5,000 square feet 3. Automobile service stations, with or without mini -market 4. Day Care facilities 5. 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: 1. Wholesale, warehouse and commercial distribution centers in excess of 5,000 sq. ft. 2. Truck or equipment rentals 3. New or used sales of automobiles, trucks, recreational vehicles or boats 4. Automobile, truck, recreational vehicle or boat service centers 5. Contractor's or equipment storage yards 6. Central cleaning or dry cleaning laundry plants 7. Communications facilities, towers or antennas as a primary use 8. Sign making 9. Fortune telling and palmistry 10. Sexually -oriented businesses 11. Private elementary, intermediate and high schools 12. Senior housing SPECIFIC PLAN THE LA QUINTA CORPORATE CENTRE SUMMARY OF STANDARDS BY PLANNING AREA Maximum Plan FAR 35* (.50 FAR may be permitted for the self -storage site) 29 PA 1 PA 2 PA 3 PA 4 Maximum Bldg. Height 35' 50' 50' 50' Setback — Hwy 111 single story n/a 50' 50' 50' Setback — Hwy 111 multi story n/a 150' 150' 150' Setback - Image Corridor n/a 20/10 20/10 20/10 Setback - Perimeter Streets & cul-de-sac 20/10 20/10 20/10 20/10 Setback - Interior property lines within the project 00 0 0 Setback — Exterior property lines adjacent to the project 10' S' 0 5' Maximum Plan FAR 35* (.50 FAR may be permitted for the self -storage site) 29 SPECIFIC PLAN THE LA QUINTA CORPORATE CENTRE 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-laminated 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 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. 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. Where clay tile materials are used, a multi -hued mixture of earth tones (terra cotta, buff, olive, and the like) shall be used. 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. 30 SPECIFIC PLAN THE LA QUINTA CORPORATE CENTRE 2.70.2.4 Equipment Screening Roof mounted mechanical equipment, ductwork and vents shall be screened from view by an architectural device consistent with the building design. 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 Block Wood as a decorative item Brick or masonry blocks Cultured or river stone Wrought Iron 2.70.2.6 Outdoor Storage Screeninq 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 masonry wall up to six (6) feet in height and landscape materials including berming. 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 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 "Dark Sky" ordinance. • The lighting systems shall be designed and installed so fixtures are mounted perfectly horizontal with no tilt to the mounting. • All poles 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. 31 SPECIFIC PLAN THE LA QUINTA CORPORATE CENTRE Parkinq and Loading Areas • On site lighting source for display or parking lot lighting shall be metal halide fixtures 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 -foot candle with a ratio of average light to minimum light of three to one (3:1). 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. 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. 32 SPECIFIC PLAN THE LA QUINTA CORPORATE CENTRE 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 111, a State highway designated by the City's General Plan as a Major Arterial requiring a half street width of seventy (70) feet. The site also abuts Dune Palms Road, which is designated as a Secondary Arterial, requiring a half width street of fifty-five (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 unnamed industrial street, 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. 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. 33 SPECIFIC PLAN THE LA QUINTA CORPORATE CENTRE 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 An unnamed public roadway will serve the industrial portion of the project. Due to existing development constraints at the western end of the site, a sixty-four (64) foot right of way is proposed through the site. 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 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 is developed a cul-de-sac will be located at the westerly and easterly terminus of the industrial road. 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. 0 SPECIFIC PLAN THE LA QUINTA CORPORATE CENTRE 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. 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 (8) to ten (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 (5) 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. 36 SPECIFIC PLAN THE LA QUINTA CORPORATE CENTRE 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. While the number of freestanding signs proposed exceeds the number of signs permitted in the regulations, it is believed that using the planning tools permitted within a specific plan, the concept being proposed can be approved without setting precedent in other areas of the City. The develOpMent OR the paFGel adjaGeRt to tho overall GeRteF ,d M.,f,no+,nn. Sign applications for the hotel and restaurant users will be reviewed at a later time and are not included in this discussion. (Strikeou pursuant to Condition of Approval #67) 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. If the underlying parcels were to develop without the aid of a specific plan, the City could be faced with additional signs requests. Each parcel would be entitled to building mounted identification as well as freestanding identification. Not including the hotel parcel there is approximately 1700' of frontage along Highway 11. Eight (8) free standing signs could be requested and still meet the City's 200' minimum site frontage rule. The La Quinta Corporate Centre plan proposes four (4) signs. 2.10.1 Signs - 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. 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 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 multi -tenant building 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. SPECIFIC PLAN THE LA QUINTA CORPORATE CENTRE 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 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 111 frontage. In addition there will monumentation at the west and east secondary access points on Highway 111. 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 — 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. 2.10.3 Signs — Area Calculations Sign applications within the La Quinta Corporate Center shall be processed in conformance with Condition of Approval #68. 39 r _(d IL CU cd 0 C N co 4 CdN LCo pZ C 0. ._ L �00 ._ U w 0 0 J cn n St? W � a "r F EXISTING SELF STORAGE R.Y. & SELF STORAGE HOTEL MNESS 153 STAUS CENTER no. 30,000 SFt RETAR uLuw &WOR RETAIL 15000 Srt Htt!?� MAJOR SITE PLAN moa In. Iso Ifoa AUTO CENTER 1 PROPOSED ' WELL SITE n Gs y r . 0.53 AC-- 0.92 AC= O.iB AC= J tl.=a AC= 0.52 AC. INDUS' 0.62 ACm 0119 AC-- l � i RETAIL 1"JOR 25.000 SFt SIGN CONCEPT SUMMARY A Major -1 enant Identification C ___OMITTED 8Y COA #68 D Center Identification at Main Entrance E Tenant Identification Monuments F Center Identification and Industrial Park G Center Identification and Service Station N r ��A!!!r� .r.�...�.. � ■ ria++ w � r L� NT z92 Y OFFICE t S3,000 SF.* a€ GAS STA77ON s+Grb xrT�,y r— C of Il. �U U ui rn n UCco CU4) 006 0� N Q O_ C 0 0 UW ! 05 co 4-0 O J ti a O Irl Q �pC��• O�Oq W � O Qi 1 �VO UENTER LOQO ID. --2.' DIA. 9 OMAJOR RETAIL SCALE 1I1' • 1,-0' C Cd IL ,U U �0W ao n CE Uc� 0� CliL U N �J �.0 Ow U c4-1 VJ 7 0 ci J CENTER LOGO ID. - 2 Dtk BUBBLER JETS -TYP. STAIRSTEP WATERFALL �2& CENTER LUGa j ID MAIN. -NThY SIGN FACE ' SHALL NOT EXCEED 100 sq. ft. IN AREA " - PLAN VIEW t - 4 C n� LL U +j0 0 uj Co. U) n W L � U+j� ��Lo U� 00 L N N C 0 0 Z 0. _a L f -- 0 Uw lz co 4-1 V, c a J m L-Ei CENTER LOGO 1U — 2' 'DW 'k s 2a. • i 4 CENTER LddO j. ID, - :s ALS V2T'- r-a SIGN FACE SHALL NOT EXCEED 100 sq. ft. IN AREA CENTER LOGO ID. — 2 DIA. 2a CENTER LOGb 1 ID:ALE- 1/2'- f2'-1'-*' ; SIGN FACE i SHALL NOT EXCEED 50 sq. ft. IN AREA PLAN VIEW Lo T +J a� JQ Jc x W n� U U 0W 0 � N �ULo 0 0NL Z Q0 Uw d co c .:3 0 co J EXHIBIT ELIMINATED BY CONDITIONS OF APPROVAL n r 11' C U U W W U� Uc� C Lo U� 00 UZ 0.O C o F - UW 'n aj co uJ c U cd I SPECIFIC PLAN THE LA QUINTA CORPORATE CENTRE APPENDIX ONE GENERAL PLAN POLICIES 46 SPECIFIC PLAN THE LA QUINTA CORPORATE CENTRE 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 2-2.1.1 "The General Plan shall utilize the building floor area to site area ratio (FAR) as the appropriate standard for commercial land use intensity. FAR 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 FAR in the M/RC category as a maximum of 0.35 with a building height limitation of four stories this is limited to the Highway 111 corridor. The proposed Specific Plan complies with the allowable floor area and height limitations. Policy 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." 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. Policy 2-3.1.2 "The maximum FAR of a project in an M/RC category shall be .35. The maximum building height shall not exceed four stories." The proposed Plan complies with both criteria. SPECIFIC PLAN THE LA QUINTA CORPORATE CENTRE Policy 2-3.1.1 "A Non -Residential Overlay shall be established and designated o the Land Use Policy Diagram to restrict residential uses from locating within areas with excessive traffic, noise, and other unsuitable environment conditions along Highway 111. The Non -Residential Overlay within the M/RC category shall be designated along Highway 111 from the south side of the Coachella Valley Stormwater Channel (Whitewater Wash) to 660 feet south of Highway 111 (plus down to within 330 feet of Avenue 47 in Section 30) excluding the area west of Washington Street on the south side of Highway 111 behind the existing commercial development (Plaza La Quints)." The Plan complies with the Non -Residential Overlay by not permitting residential uses. Policy 2-3.1.8 "The M/RC category shall be applied to land holdings which are generally larger than 20 acres in size. Properties smaller than 20 acres within the Non -Residential Overlay area shall be limited to commercial uses. Properties smaller than 20 acres outside of the Non -Residential Overlay shall be single -use, either commercial or residential." • The Plan complies with this policy. Policy 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." • The Plan being proposed is likely to be approved by the City. Policy 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." The Plan proposes project and infrastructure phasing in Section 2.20. M. SPECIFIC PLAN THE LA QUINTA CORPORATE CENTRE CIRCULATION ELEMENT Policy 3-2.1.4 "The City shall establish intersection Level of Service "D" as the minimum acceptable Level of Service. No development project shall be approved which will increase the traffic on City intersections to a level worse than a Level of Service "D" during the A.M. or P.M. peak hour without adequate mitigation. The City may approve alternatives to this policy based upon detailed review and consideration of other factors including, but not limited to, significant social and economic benefits to the public as a whole, impending, street improvements, and locations of street segment. The methodology used to determine the traffic impacts of new development shall be generally consistent with those described in Model Traffic Analysis Guidelines of the Riverside County Congestion Management Plan (CMP)." • 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 3-2.1.5 " The City shall adopt design standards for all streets in accordance with their functional classifications and recognized design guidelines. All streets within the city of La Quinta shall be designed in accordance with the standards present in Table CIR-2, City of La Quinta Roadway design Standards. Typical sections by roadway classification as shown in Figure CIR-4, Roadway Cross Sections. • The public road sections will comply with the City adopted road sections. Policy 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." (Right of Way width has now been changed to 140 feet) • The Plan complies with the adopted road right of way and improvements for Highway 111. Policy 3-2.1.9 "Installation of all new traffic control devices shall be based upon established warrants and professional analysis in order to assure traffic safety and reduce potential public liability." • A traffic study has been completed for the Plan, surrounding and adjacent developments. When warranted traffic signals will be installed on Highway 111. SPECIFIC PLAN THE LA QUINTA CORPORATE CENTRE Policy 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." • A traffic study has been completed for the Plan, as well as surrounding and adjacent developments. Access points will be located and comply with best practice methods. Policy 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:" • The plan complies with these provisions by minimizing the amount of individual driveways and the use of medians. Policy 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." • The access points have been consolidated along Highway 111. In addition to the main entrance there are four minor access points along the 2300 feet of frontage. Policy 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." • The landscape concept will comply with the City's adopted design theme for Highway 111. In addition the Plan provides for landscape design enhancements along Dune Palms Road. 50 SPECIFIC PLAN THE LA QUINTA CORPORATE CENTRE Policy 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 that 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 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." • The plan will comply with the adopted Highway 111 guidelines and will provide lush landscape palette intermingled with a tastefully developed sign program. Policy 3-4.1.3 "Primary image corridors shall include the following roadways: Highway 111." • The plan will comply with the adopted Highway 111 guidelines. Policy 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, and 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." 51 SPECIFIC PLAN THE LA QUINTA CORPORATE CENTRE Policy 3-4.1.4 "Secondary image corridors shall include the following roadways: Adams Street and Dune Palms Road (south of the Coachella Valley Stormwater Channel)" • The Plan will comply with adopted design standards. Policy 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." • The maximum building height along the image corridors will be thirty-five (35) feet Policy 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: • Highway 111 — 50 feet • Secondary Arterial — 10 feet Landscaping within these setback areas shall be consistent with the appropriate image corridor designation, if applicable." • The plan complies with this policy. Policy 3-4.1.17 "The City's streetscape quality shall be improved by undergrounding of utilities wherever possible." • The utilities to the site and within the site will be located underground. Policy 3-4.1.18 "Prevention of visual blight shall be enhanced by the administration of a comprehensive sign ordinance." • The plan proposes a comprehensive and integrated sign program that relates to the scale, massing and users of the site. Policy 3-5.1.1 "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." • The plan will provide for transit stops. 52 SPECIFIC PLAN THE LA QUINTA CORPORATE CENTRE ENVIRONMENTAL CONSERVATION ELEMENT Policy 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 Secondary Arterials — 10 feet. • The plan complies with this policy. Policy 6-2.1.2 "The City shall require development applications to be reviewed by a qualified archaeologist and/or historian, as appropriate, prior to final approval to identify any project -related impacts to historical and/or archaeological resources." • A cultural resources report has been submitted to the City for review. Policy 6-2.1.3 "Appropriate measures to protect historic and archaeological resources shall be required where necessary. Where appropriate, portions of proposed projects shall be designated Open Space and delineated as such on the Conservation Policy Diagram and Open Space Policy Diagram in the Open Space Element." • The plan will comply with the mitigation measures proposed in the cultural report. Policy 6-2.2.1 "The City shall continue to utilize the "La Quinta Art in Public Places program to provide public art in the City." • The Plan will contribute to the public arts program by incorporating an art element in the overall design, which has been approved by the City. INFRASTRUCTURE AND PUBLIC SERVICES ELEMENT Policy 7-1.3.5 " The City shall require that new development provide adequate on and off site stormwater collection and detention/retention facilities to contain and convey stormwater to the La Quinta Evacuation Channel and the Coachella Valley Stormwater Channel." • The Plan will convey storm water to the Coachella Valley Stormwater Channel as well as install levee lining adjacent to the project. 53 SPECIFIC PLAN THE LA QUINTA CORPORATE CENTRE AIR QUALITY ELEMENT Policy 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." • An air quality report has been submitted and the mitigation measure will be incorporated into the plan. Policy 9-8.2.5 "The City shall administer the provisions of the existing Outdoor Illumination Ordinance (Dark Sky Ordinance) to help limit night time energy consumption from lighting." • The plan proposes low level landscape lighting and down focused lighting within the parking areas. 54 Specific Plan La Quinta Corporate Centre APPENDIX TWO LA QUINTA ZONING ORDINANCE (excerpt) 55 9.80 PERMITTED NONRESIDENTIAL USES 9.80.040 Table of Permitted Uses. A. Uses and Structures Permitted. Table 801: "Permitted Uses in Nonresidential Districts", following, specifies those uses and structures which are. permitted within each nonresidential district. The letters in the columns beneath the district designations mean the following: 1. "P": Permitted as a -principal use within the district. 2. "A": Permitted only if accessory to the principal use on the site. 3. "C": Permitted as a principal or accessory use if a conditional use permit is approved. 4. "M": Permitted if a minor use permit is approved. 5. "T": Permitted as a temporary use only. 6. "X": Prohibited in the district. B. Uses Not Listed in Table. Land uses which are not listed in Table 801 are not permitted unless the Community Development Director or the Planning Commission determines that such use is within one of the permitted use categories listed preceding (e.g. principal use, conditional use, etc.) in accordance with Section 9.20.040. LAND USE Retail Uses Retail stores under 10,000 s lft floor area per business Retail stores'. 10,000-50,000 sq/ft floor area Retail stores', over 50,000 sq/ft floor area Food, liquor, and convenience stores under 10,000 sq/ft d floor area, open less than 18 hours/da CR "PCP I CC I CN I CT I CO LMC EMMMMMM N N 7wm- a v C I X I C, X X X =Mm�mw Food, liquor, and convenience stores under 10,000 sq/ft C X C C C X ' floor area. open 18 or more hours/day ' Other than convenience stores. items sold may include clothing, groceries, meat, drugs, jewelry, sundries, office supplies, pets, furniture, appliances, hardware, building materials (except lumber yards), and similar retail. items. '- With no consumption of alcohol on the premises. — X 11 X X Qn TABLE 801.: PERI41I7TED USES IN NONRESIDENTML-DISTRICTS ::DISTRICT ' = Principal Use M= Minor Use Permit a Accessory Use T =Temporary Use Permit PE FV E8 aof uConditional Use Permit X =Prohibited Use a a o =� o t -U °U65UU 2V LAND USE Retail Uses Retail stores under 10,000 s lft floor area per business Retail stores'. 10,000-50,000 sq/ft floor area Retail stores', over 50,000 sq/ft floor area Food, liquor, and convenience stores under 10,000 sq/ft d floor area, open less than 18 hours/da CR "PCP I CC I CN I CT I CO LMC EMMMMMM N N 7wm- a v C I X I C, X X X =Mm�mw Food, liquor, and convenience stores under 10,000 sq/ft C X C C C X ' floor area. open 18 or more hours/day ' Other than convenience stores. items sold may include clothing, groceries, meat, drugs, jewelry, sundries, office supplies, pets, furniture, appliances, hardware, building materials (except lumber yards), and similar retail. items. '- With no consumption of alcohol on the premises. — X 11 X X Qn 9.80: PERMITTED NONRESIDENTIAL USES General Services Barber shops, beauty, nail and tanning salons and similar uses Miscellaneous services such as travel services, photo developing, videotape rentals, shoe repair, appliance repair. and similar uses Laundromats and dry cleaners -- except central cleaning Tants Printing. blue rintin and co services Pet grooming -- without overnight boarding Office Uses and Health Services Banks General and professional offices Medical offices -- physicians, dentists, optometrists, chiropractors, and sirriilar practitioners Medical centers -- four or more offices in one buildi Surpicenters(Medical Clinics Convalescent hospitals • - P A P P P TABLE Bol: PERMUTED - USES IN NONRESMENTIAL DIS'T'RICTS X P A `DXSTRICT ..;0 { P = Principal Use M = Minor Use Permit: .. d = a • P P T=Tem ora Use Permit..` A=Accessory Use p ry " s EZi e ; r e a o e o; C = Conditional Use Permit X = Prohibited Use P a o ; _ uu •: zu " is X X cr v . p X X LAND USE Cg CP CC CN CT CO MC - Plant nurseries and garden supply stores, with no C X C• C X X X propagation of plants on the premises, subject to C P X. P P §9.100.120 (Outdoor Storage and Dia ) P X P X- P Showroom/catalog stores, without substantial onsite P P. P X X X X inventory C X P X C General Services Barber shops, beauty, nail and tanning salons and similar uses Miscellaneous services such as travel services, photo developing, videotape rentals, shoe repair, appliance repair. and similar uses Laundromats and dry cleaners -- except central cleaning Tants Printing. blue rintin and co services Pet grooming -- without overnight boarding Office Uses and Health Services Banks General and professional offices Medical offices -- physicians, dentists, optometrists, chiropractors, and sirriilar practitioners Medical centers -- four or more offices in one buildi Surpicenters(Medical Clinics Convalescent hospitals • - P A P P P A X P A P P P A X P X P P P X X P. p p P P P X P X P P p X X P X P P P P X P X P P P P C P X. P P P P X P X- P C X P X P X. P C X P X C 'X X X X X C C X C X X X C on-, 9.80: DXSTRICTS TA L -E SOX. PERMTTTE� USES IN NONRESIDENTIAL ".k Fry ice• f"� f: Y.,l.•cr, .0". T. P=Principal Use m= minor a• T: Temporary Use Permit e, "'5. E;:6 :;}, �,• E �: �, 3:,� ' ECE A = Accessory Use X = prohibited Use o o <;. �� .. ?:: C = Ctlonditional Use Permit .0 vu. •. :f CR CP CC :CN --CT CO{::°NIC LAND USE Veterinary clinics/animal hospitals, and pet boarding C C C C X X X (indoor only) Din! n Drinking, and Entertainment Uses , P A P P P A A Restaurants, other than drive-thru X P A P X P A Restaurants. drive-thru P P A take -outwith ancillary seating, such P P P P Restaurants, counter shoos, and similar as ogurt, ice cream, pastTv X C C X C C C Bars, taverns, and cocktail lounges X X Dancing or live entertainment as aprincipal use C X C X C A X C C C C X Dancing or live entertainment as an accessory use C X C X C X X Theaters, live or motion icture Recreation Uses 'Bowling, ool or billiard centers as a rinci al use C X C X C X X use (3 tables or less) A A A A A A X Pool or billiard tables as accesso (as either a principal or C X C C C X X Game machines, 11 or more accessory use) A X use, ten or fewer machines A A A A A Game machines as an accesso X Golf courses and country clubs (see GC District per X A X X C A uses, Cha ter 9.120) •C X A C. C A X Tennis clubs or com lexes M A Health clubs, martial arts studios, and dance studios, 5000 M M M M M sq/ft floor area or--- X Health clubs, martial arts studios, and dance studios, over C C C C C C 5000 s Ift floor area P P C P Libraries 9.80: PERA1ITTED NOiYRESIDENTIAL USES PERMITTED USES IN NONRESIDENTIAL DISTRICTS:+ TABLE 801. ...DISTR'ICT P =Principal Use hi =Minor Use Permit =' a ° "l A = Accessory Use T= Temporary Use Permit ° : 4� `;'F_ !Ei :c�= a £ 4 . e e. ; ¢ £ o C = Conditional Use Permit X = Prohibited Use ea o.o = u �' o•o µ... LAND USE V. CR 'CP CC CN CT 'Museum or gallery displaying sculpture, artwork or P P P P P P P crafts, includina- schools for above Parks, unlig=hted playfields. and open sace P P P P P P P X X X X X X C Lighted lavfields Bicvcle. a uestrian and hiking trails P P P P P P P X C X X X X X Indoor istol or rifle ranges C X X X C X X Miniature golf/recreation centers Assembly Uses Lodges. union halls. social clubs and senior citizen centers C C C C X X C Churches, tem les and other places of worship C C C C X C X Morruaries and funeral homes C C C X X X X Public and Semi -Public Uses P P P P X P P Fire stations Government offices and olive stations P P P P P P P Communication towers and equipment, subject to Chapter C C C C C C C 9.170 M M M X X X M Electrical substations 'Nater well and um in stations M M M X X X M Reservoirs and water tanks . X X X X XX M Public flood control facilities and devices P p P P P P P C X X X Colle es and universities Vocational schools. e.g. barber, beauty and similar C C C X X C C Private elementary, intermediate and high schools C C C C C C C 9.80: PE&WITTED NONRESIDENTIAL USES TABLE Sol: yr -OMITTED USES IN N&RESIDENTIA.L DISTRICTS DISTRICT =UPermit hI Minor Use P=Principal Uselu T=Temporary Use Permit a s a �'" e e e i; a t o A= Accessory Use C = Conditional Use Permit X = Prohibited Use a :.oa E 6 wE f. E Vu o uu O I,CR CP CC CN CT CO... MCI C C C X C X C Private swim schools C X C X C X C Train. bus and taxi stations X X X X C X C Helicopter ads Public or private kennels and animal shelters (with indoor X C X X X X C or outdoor pet boarding) Residential, Lod ina, and Child Care Uses Townhome and Multifamil dwellings as a rima use C* X X X X X X *If part of a mixed use roject per § 9.80.020 or 9.80.030 Residential as an accessory use, e.g. caretaker residences C C C C C C C er §9.100.160 Child day care facilities, centers and preschools as a C C C C x C C al use, sub'. to 9.100.250 (also see Accessary USeS) rinci Senior group housing, subject to §9.100.260 C X X X X X X Rooming and boarding houses Single room occu anc (SRO) hotels, sub'. to 9.100.270 C. X X X X X X P P P P P P P Emergent shelters X X X C Transitional shelters for homeless persons or victims of C X X domestic abuse Mixed-use ro'ects: residential and officelcommercial C X X C. X X X C X C X C X X Hotels and motels Timeshare facilities, subject to 9.60.280 C X C X C X X ' X X X X X X X• $ed and breakfast ions . M M M M M M M Caretaker residences a ' 9.80: PERMITTED NONRESIDENTIAL USES D USES IN NONRESIDENTIAL DISTRICTS= '< TABLE 801; PERMIT T`E FDXSRa TRI M=M►norUsePerm�t n P =Principal Use • . p �' T:= Tem ora Use Permit a � A = Accessory Use --Temporary E : �. :.:�.�•• :�.-�P � i : 4 �' • ��'� " � � " � a 4 • E'Q.. : E E v �.a o C =Conditional Use Permit X = Prohibited Use E o Q••�`k LAND USE CR 'CP CC CN :CT'; :CO.- Me Automotive Uses (subject to §9.100.120, Outdoor Stora e and Dis lay) Automobile service stations, with or without minimart C C C C X X X C C C X X X X Car washes Auto body repair and aintina; transmission re air X C X X X X X Auto repair specialty shops, providing minor auto C C C X X X X maintenance: tire sales/service, muffler, brake, lube and tune-up svcs -- not including major engine or drivetrain re air Auto and motorc cle sales and rentals C C X X X X X Truck. recreation vehicle, and boat sales C C X X X X X Truck andlar a ui ment rentals C C X X X x x Auto parts stores, with no repair or parts installation on the P - P P C X X X 'Premises Auto or truck storage ards, not including dismantlin X C X X X X X Private parking lots/garages as a principal use subject to C C C X C C x Chapter 9.150, Parkin Warehousing and Heavy Commercial Uses (subject to §9.100.120, outdoor Storage and Dis lay) Wholes al ing/distribution centers, with no sales to C P X X X x X consumers C P X X X X X General warehouses, with no sales to consumers X P X X X X X Mini -storage warehouses Lumber yards, outdoor (see retail stores for indoor lumber X C X x X x X sales) x x C x x x Pest control services 9.80: PERMITTED NONRESIDENTIAL USES N JXU5. STR3CTS `�r SEDSY-�� i t Y 4 1 A. Jia.#� - " ! � J DISTRACT PM Nlsnar Use Permit Principat'{.lse t � � •a4 ��a ; 4 w �Y a +i L 4� � 1r A Accessary Use T=Temporary Use Perm it �.. Useperr�it PraSibrtedUse s.eu 4 0:'E C- Gondstional F L : V � a.g -. O L � cRZz- s*LAND use +r� : Industrial and Research Uses _ X P X X X X X Indoor manufacture and assembly of components or finished products from materials such as cloth; fiber, fur, glass, leather, stone, paper (except milling), plastics, metal, and wood P P X X 'X X X Research and development p P X X X X X Recording studios X P X X X X X Bottling lants P X X X X X Si n makin , exce t sandblastingP X P X X X X X Sian making, including sandblasting collection and sorting X C }C X X X C Recycling centers as a primary use, only, to §9.100.190 Offsite hazardous waste facilities, subject to §9.100.230 X C X X X X X Accessory Uses and Structures vending uses (such as flower stands, M M M M M M M Portable outdoor hotdoe stands, etc.), subject to §9.100.100 M M M X A M A Swim min Dols as an accesso use M M M X A M A Golf or tennis facilities as an accessory use A A A A A A A Si ns, subject to Chapter 9.160 A A p A A A A Fences and walls, subject to 9.100.030 Antennas and satellite dishes, subject to §9.100.070 A A A A A A A Reverse vending machines subject to §9.140.190 A A A A X X A M A M M X X A Recycling dropoff bins, subject to §9.1 OQ.19Q A A A A A A AIncidental products or services for employees or businesses, such as child day care, cafeterias, and business 80-8 9.80: PERMITTED NONRESIDENTLAL USES ` TAS E"SOI P R117T�" TED V -. NC3N tES D NT AL xixS'TR T5 P `Pranc�paI t Ise' Nf Ni�norYJse Permit �1 4 a .r� S A A&6si]Yj+, Se , �� s pit T Tefllporar} UsE� ri[ll� F u� F� Y C Candti�onal Usel'erit x Prahibited Use ' ,. p I ] �' i k u E f£C. E E YEi E> Ci E r.e o V. eC�fic pl8n� ,Y x` ` � vis � �� ".c.i Cr ;M•� ccs cry Ti0"' hoc Other accessory uses and structures which are customarily A A A A A A A associated with and subordinate to the principal use on the premises and are consistent with the purpose and intent of the zoning district, as determined by the Director. Tem ora Uses Christmas tree sales, subject to 9.100.080 T T T T X X T Halloween um kin sales, subject to §9.100.090 T T T T X X T Stands selling fresh produce in season, subj. to 9.100.100 T T T T X X T Sidewalk sales, subject to 9.100.130 T T T T T T X Tem ora outdoor events, subject to §9.100.140 T T T T T T T Construction aEndrd offices, subject to §9.100.170 T T T T T T T Use of relocatsubject to §9.]00.180 T T T T T T T Other Uses Fortune telling and 2almistry C X C Xrxt-71 X X. Sexually -oriented businesses, subject to §9.110.080* C X X X X * Property must also be located within the SOB .(Sexually Oriented Business) overlay district. Other uses not listed in this Table. Per §9.20.040, Director or Planning Commission to determine whether use is on n Specific Plan La Quinta Corporate Centre APPENDIX THREE LA QUINTA ZONING ORDINANCE (amended excerpt) 9.80: PERA TTED NONRESIDENTIAL USES 9.80.040 Table of Permitted Uses. A. Uses and Structures Permitted. Table 801: "Permitted Uses .in Nonresidential Districts", following, specifies those uses and structures which are pemlitted within each nonresidential district. The letters in the columns beneath the district designations mean the following: 1. "P": Permitted as a'principal use within the district. 2. "A": Permitted only if accessory to the principal use on the site. 3. "C": Permitted as a principal or accessory use if a conditional use permit is approved. 4. "M": Permitted if a minor use permit is approved. 5. "T": Permitted as a temp orary use only. ' 6. "X": Prohibited in the district. B. Uses Not Listed in Table. Land uses which are not listed in Table 801 are not permitted unless the Community Development Director or the Planning Commission determines that such use is within one of the permitted use categories listed preceding (e.g. principal use, conditional use, etc.) in accordance with Section 9.20.040. TABLE 801: PEPM WED USES IN N®NR.ESXDENTI 'DISTRICTS A ` DISTRICT } P = Principal Use hI = Minor Use Permit o ; A= Accessory Use T= Temporary Use Permit a L : a o ma. z" EE U u EE C=Conditional Use Permit X=Prohibited Use i,E o E� o`' aE =E a o- : �; H o 05 c., u Uu zu v u.:. LAND USE CR CP CC CN CT CO MC Retail Uses Retail stores under 10,000 sq/ft floor area per business P A P P A A X Retail stores'. up to 25,000 sq . ft. p P P P X X X lRetailstores', over 100,000 sq. ft. C X C X X X X Food, liquor, and convenience stores under 10,000 sq/ft P- A P P A A X floor area, open less than 18 hours/da Food, liquor, and convenience stores under 10,000 sq/ft C X' C C C X X floor area, o en 18 or more hours/da ' ' Other than convenience stores. Items sold may include clothing, groceries, meat, drugs, jewelry, sundries, office supplies, pets, furniture, appliances, hardware, building materials (except lumber yards), and similar retail items. With no consumation of alcohol on the pLemises. 4 80-2 9.80: PERRlfITTED IVOiYRESIDE'NTL4I. FUSES TABLE 801: PERMITTED USES IN NONRESIDENTIAL DISTRICTS Banks 'DISTRICT {`> P = Principal Use M = Minor Use Permit a a kQ X General and professional offices P A = Accessory Use T = Temporary Use Permit ., P P ;• g .• ^ : ,. P X. C = Conditional Use Permit X = Prohibited Use , � S . >E� E �E �� TL)-- Ute. ;o Q, P ao• o o¢ I X Sur icenters/Medical Clinics X. P C X P X Hos itals C X LAND USE 4 CR CP CC' CN I CT CO NIC Plant nurseries and garden supply stores, with no C P C C X X X propagation of plants on the premises, subject to §9.100.120 (Outdoor Storage and Dis I ) Showroomlcatalogstores, on site inventory 1? P. P X X X X not to exceed 75% GFA General Services Barbershops, beauty, nail and tanning salons and similar P A P P P A X uses Miscellaneous services such as travel services, photo P A P P P A X developing, videotape rentals, shoe repair, appliance repair, and similar uses Laundromats and dry cleaners -- except central cleaning PX P P P X X tants Pristine, blue tinting and copy services P. P P P P P X Pet grooming P P P P P X X Office Uses and Health Services Banks P X P P P P X General and professional offices P X P P P P C I Medical offices -- physicians, dentists, optometrists, chiropractors, and similar practitioners P X. P P P P Medical centers -- four or more offices in one building P X P C X P I X Sur icenters/Medical Clinics P X. P C X P X Hos itals C X X X X X C Convalescent hospitals C X C X X X I C M j 9.80: USES QNRESEDENUAL DISTRICTSYY : �Ek�.ti�il'I �`EI3 '�SE� �Id.Id •• �, .�• • ;.. TABLE 801. .••� : � � ..,. •-, -. ' r:� {.�,N�.:..Yt A DISTRICT. .hi=Minor Use Permit. �.• a. R � `.$� ";--�•,- .• Vu.. p�„`. P =Principal Use :mow yx. '.� �• `•.•;,. �,., i�•E.u•�• %U: '• A= Accessory Use T= Temporary Use Permit a es: >;pa h C = C'onditionaI Use Permit X = Prohibited Use o� o o =v, -, �,.,.:..,:,•.. cr. .� Hca. x <...�... LAND USE CR CP CC Ciel 01P CO``NiC 'Vete.C C X X X rinary clinics/animal hospitals, and pet boarding C p . (indoor onl ) Dining, Drinl;inQ, and Entertainment Uses Restaurants , greater than 1,000 sq. ft. p X p P P A A p X P X P A X Restaurants. drive-thru P P P A Restaurants, counter take -outwith ancillary seating, such P P p as yog,urt, ice crezrn, zs sho s, and similar C C C X C C X Bars, taverns, and cocktail lounges C X C X X Dancing, or live entertainment as a principal use C X Dancing, or live entertainment as an accesscr,: use A X C C C CX Theaters, live or motion picture C X C X C X X Recreation Uses Bowling,, ool or billiard centers as a rincipal use C X C X X X C Pool or billiard tables as accessory use (3 tables or less) A A A A A A X ' C C X X Game machines, 11 or more (as either a principal or C X C accessory use) X Game machines as an accesso use, ten or fewer machines A A A Ap' � A• X X X X C A X Golf courses and country clubs (see GC District permitted uses, Cha ter 9.120) X X A C Tennis clubs or com lexes M M M M A Health clubs, martial arts studios, and dance studios, 5000 M M sq/ft floor area or less Health clubs, martial arts studios, and dance studios, over C ,p C C C C X 5000 s /ft floor area P P C p p P Libraries 9.80: PERhfITTED IyujVyFESIDEIVTIAL USES museum or ga ery rsp ayrnb p , M M M Water wells and um ing stations M TABLE 801: PERMITTED USES IN NONRESIDENTIAL, DISTRIC`TS:v M crafts, including schools for above X P X Public flood control facilities and devices P P :.DISTRICT Parks. unliehted lav%gilds. and o en s ace P = Principal Use M= Minor Use Permit 1? P P P P A = Accessory Use T =Temporary Use PermitE Lighted lavfields X E X k, C= Conditional Use Permit X=Prohibited Use E EG" EE '=a•. F o' P P P P P P or rifle ranges LAND USE CR CP CC 'CN CT CO; MC ll d• 1' a scut tune artwork or P X P P P P P museum or ga ery rsp ayrnb p , M M M Water wells and um ing stations M M M crafts, including schools for above X P X Public flood control facilities and devices P P P Parks. unliehted lav%gilds. and o en s ace P 1? P P P P P Lighted lavfields X X X X X X C strian and hiking trails P P P P P P P or rifle ranges X C X X X X X lf/recreation centers C X X X C X X Assembly Uses En I n halls C P CX m les and other laces of 'orshi C C C X C X dfu lh C C C X X X X Mortuaries an nera omes Public and Semi -Public Uses Fire stations 4Chapter Government offices and olive stations Communication towers and equipment, subjecEt to 9.170 Electrical substations M M M Water wells and um ing stations M M M Reservoirs and water tanks X P X Public flood control facilities and devices P P P Coller-es and universities C X X Vocational schools. e.g. barber, beauty and similar C C C Private elementary, intermediate and hieh schools C X ' C 9.50: PER1111TTED NONRESIDENTIAL USES TABLE 801: PERMITTED USES IH N©NRESIDENTIA.E DISTRICTS -0 DISTRICT P =Principal Use Ni =Minor Use Permit '2' .._. e> Temporary Use Permit o `a E E E ' E u v V A =Accessory Use 'P = P rY C =Conditional Use Permit X = Prohibited Use o :.o�" �U i a Er o °. `. • ;R..;<. :n „jNm LAND USE CR CP CC CT CO,-MC- Private O:-MC_Private swim schools C C C. X C X C Train. bus and taxi stations C X C X C X C I-Ielicopter ads X X X, X C X C Public or private kennels and animal shelters (with indoor X C X: X X X C or outdoor et boarding) Residential, Lodging, and Child Care Uses Townhome and Multifamily dwellings as a rima use C* X X X X X X *If art of a mixed use roiect er § 9.80.020 or 9.80.030 Residential as an accessory use, e.g. caretaker residences C C C C C C C er §9.100.160 Child day care facilities, centers and preschools as a C C C C X C C principal use. subs. to 9.100.250 (also see Accessory Uses) Senior aroup housing, subject to §9.100.260 C� X X X X X X Rooming and boarding houses C X X X X X X Single room occupancy (SRO) hotels, sub'. to 9.100.270 C. X X X X X X Emereeric shelters P P P P P P P Transitional shelters for homeless persons or victims of C X X X X X C domestic abuse Mixed-useprojects: residential and office/commercial C X X C. X X X Hotels and motets C X C X C X X ' X Timeshare facilities. subject to 9.60.280 C X C X C X Bed and breakfast inns X X X X X X X Caretaker residences M M M M M LM IM a ' 80 9.80: PERMITTED NONRESIDENTIAL USES TABLE 803.: PERMITTED USES IN NONRESIDENTIAL DISTRICTS. a STRICT hi =Minor Use Permit P=Principal Use A =Accessory Use T = Temporary Use Permit o E. Eq.. <EE C = Conditional Use Permit . X =Prohibited Use LAIrTD USE CR CP `CC' CN C�•::CO.:MC Automotive Uses (subject to §9.100.120, Outdoor Storage and Display) Automobile service stations, with or without minimart C C Car washes C C C Auto body repair and aintina; transmission re air X P X C C C Auto repair specialty shops, providing minor auto tire sales/service, muffler, brake, lube and X maintenance: tune-up svcs -- not including major engine or drivetrain X repair x C Auto and motorcycle sales and rentals x X Truck. recreation vehicle, and boat sales C X_ Trucl; and/or equipment rentals - C Auto parts stores, with no repair or parts installation on the P • P remises X Auto or truck storage ards, not includin¢ dismantlin X C Private parking lots/garages as a principal *use subject to C C Chapter 9.150, Porkiml _ _ X Warehousing and Heavy Commercial Uses X (subject to 69.100,120, Outdoor Storage and Dis lay) CIX Wholesaling/distribution centers, with no sales to X P consumers X x General warehouses, with no sales to consumers p Mini -storage warehouses X P Lumber yards, outdoor (see retail stores for indoor lumber X C sales) Pest control services C C X X X X x x x X X X X X x 'X X X X X X X X X X X X X X X XX P C X X X X X X X X CIX C C X xIX11X.1XIX X X X X x X x x X X X X x X X 80-7 ' 9.80: PERMITTED NONRESIDENTIAL USES. -ISN TABLE SOI: PERWrTED USES NQNRES1- NML DISTRICTS :. •�.. DISTRICT Y . rfs. +}ice=•'�..: �.�� '1:if •�''' .j. P =Principal Use M Mzoor Use Peri -Mt: .} Y_ q e. := : '`^.. ' •' Accessory Use :T a T@rCiporal jr U52Permit CG Y• Y V Y S G V •. � Y •• V . U. :: E i E a '.:E E: a E . :;E E::. >^,r;'.. > ts:••a > C� COa3itional Use permit X = Prohabited []se;" # >• .o , E:. O - p , : o '•, o :} �: •, i ' LAND USECP CC. CN" : CT: CO:° :31'XC Plumbing repair shops X P X X X X X Contractor, public utility and similar equipment/storage X X X X X X C yards Central cleaningor laund lams X C X X X X C Communication or relay facilities/antennas as primary use C I C C C C C C • Industrial and Researeb Uses Indoor manufacture and assembly of components or X P X X X X X finished products from materials such as cloth, fiber, fur, glass, leather, stone, paper (except milling), plastics, metal, ' and wood P P X X X X X Research and development P P X X X X X Recordin--g studios X- P X X X X X Bottling plants Sign making, except sandblasting P P X X X X X Sian making, including sandblasting X P X X• X X X Recycling centers as a primary use, collection and sorting X C X X X X C only. subject to §9.100.190 Offsite hazardous waste facilities, subject to 9.100.230 X C X X X X X- A*ccessory Uses and Structures Portable outdoor vending uses (such as flower stands, M M M M M M M hotdo-g stands, etc.), subject to §9.100.100 M X M X A M A Swimming pools as an accessory use Golf or tennis facilities as an accessoly use M X M X A M A Signs, subject to Chapter 9.160 A A A A A A A Fences and walls, subject to 9.100.030 A 'A A A A A A 80-8 9.80: PERhfIMD NONRESIDENTM USES t NONRE YpirSdJT� S*{'i,k.i2. •;••�,.d�A'G�},�i. -d}�. TABLE 801: PERtVITTED USES IN %r-15M "DISTRICT m = Minor Use Permit * P = Principal Use ;± T = Temporary Use Permit ` E E q _ " u" ^� < '4'. _ a : �. A =Accessory Use w C+ Use Permit X = Prohibited Use ; CCE E 411 E Q E:. u0u�,. C = Conditional CR CP CC CN • CT LAND USE Antennas and satellite dishes, subject to §9.100.070 A p p A A A A 'Reverse vending machines subject to §9.100.190 A A A A X X A Recycling dro oif bins, sub`ect to §9.100.190 M.1 A M M X X A Incidental products or services for employees or A A A A A A A businesses, such as child day care, cafeterias, and business su ort uses A which are customarily A A A A A A Other accessory uses and structures with and subordinate to the principal use on the associated with the purpose and intent of premises and are consistent the zoning district, as determined by the Director. Temporary Uses Christmas tree sales. subject to §9.100.080 T T T T X X T Hallo �veen um kin sales, subject to §9.100,090 T T T T X X T Stands selling fresh roduce in season, subj. to §9.100.100 T T T T }{ X T T X Sidelvalk sales. sub`ect to §9.100.130 T Tem ora. outdoor events, sub'ect to §g.100.140 T T T T• T T T Construction and uard oft�ces, sub'ect to 9.100.170 T T T T T T " Use ofrelocatable build in , subject to 59,100.180 T T T T T T T Other Uses X X C X X X X 'Fortune telling and almist X X X X Sexually -oriented businesses. subject to §9.100.080* X X X * Property must also be located within the SOB (Sexually Oriented Business) overlay district'. k Other uses not listed in this Table. Per §9.20.040, Director or Planning Commission to determine whether use is Specific Plan La Quinta Corporate Centre APPENDIX FOUR HIGHWAY 111 DESIGN MANUAL 72 T* i TABLE OF CONTENTS PAGE 1 PAGE 3 PAGE 4 PAGE 5 PAGE 6 DRAWING L-1 DRAWING L-2 DRAWING L-3 DRAWING L-4 DRAWING L-5 DRAWING 'L-6 DRAWING A-7 DRAWING A-8 OBJECTIVES LANDSCAPE GUIDELINES PLANT PALETTE / GROUPINGS PLANT PALETTE / GROUPINGS ARCHITECTURAL STANDARDS PLAN - LANDSCAPE FRONTAGE & ISLAND ELEVATION - LANDSCAPE FRONTAGE & ISLAND PLAN - LANDSCAPE ENTRY (left side) ELEVATION - LANDSCAPE ENTRY (left side) PLAN - LANDSCAPE ENTRY (right side) ELEVATION - LANDSCAPE ENTRY (right side) PLAN - BUS SHELTER ELEVATION - BUS SHELTER RAY LOPEZ ASSOCIATES HI LANDSCAPE ARCHITECTURE/ PLANNING / CONSTRUCTION MANAGEMENT POST OFFICE BOX 12885 PALM DESERT, CALIFORNIA. 92255 Phone: 760 / 772-3123 Fax: 760 / 772-0243 October 6, 1997 Ms. Christine Di.Iorio, Planning Manager CITY OF LA QUINTA Post Office Box 1504 78-495 Calle Tampico La Quinta, CA 92253 RE: Highway 111 Landscape Design Theme LANDSCAPE DESIGN GUIDELINES Dear Christine: The revised design objectives for the Highway 111 Design Theme is in response to additional comments and suggestions made by City Council, Planning Commission and Staff are expressed below: * to conform to the design guidelines set forth by CVWD and CAL TRANS * the use of water efficient landscape material * control and or eliminate runoff into the gutters and street * promote motorist and pedestrian safety * minimize maintenance requirements * screen undesirable views from the roadway * provide seasonal color year round * salvage and or re -use existing vegetation * create a community identity Design concepts and guidelines outlined have been developed to respond to the objectives presented above and to aid the City of La Quinta in creating an enhanced water efficient / colorful landscape theme for Highway 111. Landscape, irrigation, grading, signage and lighting should continue to reinforce these objectives. The function of highway planting is three -fold: to provide a physical barrier between lanes of on traffic, to mitigate headlight glare, and to reduce potential for driver monotony. Plant arrangement should consist of long nuns of meandering shrubs punctuated by brief groups of ac plants. The Landscape Architect is responsible for geamting all conceptual and. final working drawings as necessary to n of materials coordinate the landscape and irrigation systems. This Will also �cation�desi not nd:3) limited to: Proveons section to with legend listing type, size and quantities; 2) appropriate ung 8� be included with the construction specifications indicative of the City of La Quinta. Page 1 water retention for torm water g on The landscape setback area shall not be use hon for s orm water falling wi Sthing the setback area itself and project but may be used for some storm water retention defines: adjacent street right of way provided the retention areas are designed to the following gui a The maximum depth of the depressed areas for storm water retention shall not exceed 2.0 feet below the adjacent street curb. P b. e de ressed area to mounding comparison ratio shall not exceed a 3:1 ratio ( 3 units of depression capacity to 1 unit of mounded earth volume), where mounding and depression are relative to the adjacent curb. c The maximum slope for at least 50% of the perimeter of a depressed area shall not exceed a steepness ratio of 8:1 ( 8 horizontal units to 1 vertical unit ). d The maximum slope for up to 50% of the perimeter of a depressed area shall not exceed a steepness ratio of 3:1 ( 3 horizontal units to 1 vertical unit ). The sidewalk shall not enter any retention area where the sidewalk may be subject to inundation by any 50 -year storm. Page 2 GUIDELINES FOR HIGHWAY III PLANTING * Desi shrub plaittirig for an infdrmal, natural arrangement of plants; avoid straight lines,or rectangular massing, gn unless otherwise indicated on plans. * Utilize several different plant species to eliminate the hazards of monoculture planting (die -out of large areas of plant material, spread of disease, etc.). ` * Avoid planting shrubs immediately surrounding tree trunks for a minimum distance of six feet. * Avoid monotonous repetition in plant spacing; vary the number of plants in adjoining groups, vary the distance between accents, etc. * Flowering trees in some locations may be arranged in a formal pattern (refer to graphic example). * Accent shrubs occasionally may be set in a formal pattern (refer to graphic example). * Concept in median islands is mostly informal woccur in median islands 8 feet wide an occasional formal setting, flowering or with gntle mounds of C p 1 to 2 '/2 feet high maximum. No mounding shall * Masses shall be placed in "drifts", arranged to allow maintenance access to emitters. * Each continuous mass of trees or shrubs shall contain a single species (except accents). * Plants used for visual screening must be evergreen. * Minimum clear distance of four feet must be provided along highway pavements, based on mature spread of plants. * Avoid the appearance of measured repetition, vary the number of plants in adjoining runs (e.g. 7, 37, 25, 9, 19, etc.) * When planting in front of walls utilize screening plants to minimize hardness and graffiti.. * Minimize the use of deciduous plants. * Maximize use of fast growing shrubs that recover quickly from injury, Slow growers should be reserved for use as accents. * e Shrub or Accent species, as long as an evident contrast with surrounding Accent groups may consist of any Larg plants is provided (bloom, texture, foliage color, etc.). * Maintain City / Cal Trans required site lines at all intersections. * Create gentle mounding of 1 to 3 feet in parkway planter and turf areas. * Erosion control is a primary goal when locating plant material and or creating mounds. * Provide l landscape up -light for every third treelpalm per City of La Quinta's `Dark Sky' ordinance. * ht for every 40 linear feet of walkway per City of La Quinta's `Dark Sky' ordinance. Provide 1 landscape walk-fig City to approve light fixture prior to installation. Page 3 PLANTING PALETTE / GUIDELINES FOR HIGHWWA.Y III MEDIAN ISLAND and FRONTAGE LANDSCAPE CITY OF LA QUINTA A plant palette has been set forth to ensure plant viability and continuity in planting design.: The palette was selected with the help of Coachella Valley area plant specialists. . Plant material for the proposed roadway development shall be separated into 8o ajar grroand ups.minimal maintenat is the intent ofnce City of La Quinta to use plant material whose characteristics are those o requirements incorporated with an eight foot wide meandering sidewalk.' It shall be the responsibility of the adjacent property Owner to maintain the frontage. landscape in a condition that is acceptable to and consistent with the City of La Quinta landscape standards. The following is a list of each of the plant groups. Refer to graphic example for preferred design layout. M�P� ANTII`'G SIZE - 10' Brown Trunk Height Minimum 1. WASHINGTONIA FILIFERA - California Fan Palm 2. WASHINGTONIA ROBUSTA - Mexican Fan Palm M nrra �_ANTING SIZE - 24" Box Minimum ( Caliper per Nursery Standards) 1. ACACIA SMALL11- Sweet Acacia (low branched to multi). 2 inch minimum caliper. 2. CERCIDIUM PRAECOX - Palo Brea. 1 '/2 inch minimum caliper. 3. CHILOPSIS LR SARIS - Desert Willow. 1'/2 inch minimum caliper. 4. CHORISIA SPECIOSA - Floss Silk Tree. 2 inch minimum caliper. 5. JACARANDA MIMOSIFOLIA - Jacaranda. 1 '/2*inch minimum caliper. 6. LAGERSTROEMIA INDICA - Crape Myrtle. 1 1/4 inch minimum caliper. 7. SOPHORA SECUNDIFLORA - Texas Mountain Laurel. 1 `/2 inch minimum caliper. 8. EUCALYPTUS TORQUATA - Corel Gum CROUP 3 Ste! "E PLANTING SIZE - 5 Gallon minimum 1 BACHARRIS SAROTHRO[DES - Desert Broom 2 CASSIA A.RTEN 1SIOIDES - Feathery Cassia 3. CASSIA NEMOPHILA - NCN 4, DODONAEA VISCOSA - JJopseed Bush 5 LEUCOPHyLLUM FRUTE-SCENS `White Cloud' - Texas Ranger PLANTING SIZE - I Gallon mini =L 1. ACACIA REDOLENS 'Prostrata' 2. AMBROSIA DUMOSA -'White Bursage 3. BACHARRIS HYBRID Stam,. Thompson 4. DALEA GREGGII - Trailing Indigo Bush 5. LANTANA MONTEVIDENSIS - Purple Trailing Lantana 6. LANTANA M. `Gold Mound' Page 4 ROUP' 4A �R07TU COVER -T 1. HYDRO ST BER�VIUDA X328 or HYDRO -SEEDED PERENNIAL RYE. ROUP 5 A NT P ANT PLANTING SIZE - 5 Gallon minimum or as Bougainvillea no 1. BOUGAPWM um brown trunk height. 2. BRAHEA ARMATA - Mexican Blue Palm. 1'-6" minim 2 cAESALPWLA PULCHERRIMA - Red Bird of Paradise 3. CHAMAEROPS 1- UNIILIS - Mediterranean Fan Palm 4. DASYLIRION WHEELERI - Desert Spoon 5. LEUCOPHYLLUM FRUTESCENS `Green Cloud' - Texas Ranger 6. PSOROTHAMNUS SPINOSUS - Smoke Tree. 2' minimum height. ,,.tom �� ArrFty'[ GOM3. tcv �r PLANTING SIZE - 1 Gallon Minimum tants min-) 1. HESPERALOE PAR VIFI�ORed 2 3 fo t diameter 2. BOULDERS - () o . -n nT ro 6 4I GN ATi fRE AG'C' ENT ' .c� PLANTLivG SIZE - 9 Cane minimum / All canes minimum T high 1. FOUQUIERIA SPLENDENS - O�otiAo um PLANTING SIZE - 1 Gallon ICA -Baja Fairy Duster 1. CALLIAN-D . 2. DALEA PULCHRA - Indigo gush 3. ENCE.LIA FARINOSA - Brittle Bush 4. IUSTICIA CALIF'ORNICA - Chuparosa 5. RUELLiA PENIN � ��� 6, PSOROTHAN3NUH�igo Bush Rlip 8 - urn 2 inches thick 1. PALM SPRINGS GOLD FINES ' Mem to L M 2 ANGULAR GSE BOULDERS " Permion stainer herr deep, ccolor-conditioned concrete by 3.. CONCRETE MOWSTRIP - 8 Inches wide by Schofield- Color to be selected by City of IA Quir►ta. Pace 5' N[GAti�'AY 111 ARCHITEC"►'I1R—AL - DLE51GN GI�DELINES gtv of La Q uinta ' HI'1"E 'T RAL S'T'ANDARD In nt 'thin t ents wi his corridor m The Highway 111 Corridor is the central window into o�ee horizontal elementsof La. Quinta. : desert, mountains, and sky. ust be sensitive to the natural background vistas, consistingng ct Developments which contribute to making La Quinta a unique City by reflecting its physical character and ensuring architectural integrity and compatibility through building scale, building mass, materials, and colors are required. develo mems which result in arandom series of unrelated, shallow depth, impulse -buyer oriented, sign - Conversely, P intensive commercial uses, with numerous driveways onto Highway 111, shall be avoided. Qbie tc_.ves delines are y no intended to Projects shall be designed to comply with these guidelines. Al though useful toolsforhese those design professionals lwho are engaged stifle creativity, it is the City's hope that they will serve as in site-specific designs for this important highway corridor of La Quints. Many contemporary buildings, by the nature of their uses, incorporate larger spaces than those associated with older which are of contemporary design but which "gratuitously' provide a tiled parapet, arched entry, buildings. Buildings . or similar feature as an afterthought, just to create a veneer of a more traditional style, are not allowed. iin theme shall be established. This theme will then 1 Within an individual development project, a unifying avin materials, and other establish the tone for architectural style, building materials, landscaping materials, p g design factors and features to be utilized throughoutha building, include windoproject. Architer-tad wsarcltesents �balconies, ch axe doimportant in contributing to the style and ultimately the appeal fences and walls, roofs, staircases, and stairwells. 2• In general, "standard" design of franchises (fast food prototypes such as Boston Market, Kentucky Fried Chicken, Jack in the Box, etc.), and other multiple -location businesses shall not be allowed, unless they are determined to be consistent with the overall theme of a project. 3. Structures and all supporting design elements, in landscaping; shall exhibit designs, heights, bulk, mass, shapes,. textures, and materials that do not obscure or distract from the mountain and sky vistas. ntere 4. Buildings shall have. architectural features and patterns that provaefeatu-visual shall s int gral parts of the pedestrian, as well as reduce massive aesthetic effects. Arctbuilding off -sets and overhangs are buildings fabric and design. Expressive shapes, notched entrywaysa designelements and variations encouraged to promote individuality among structures. Building shall give orientation and present an aesthetically pleasing Page 6 Y r.,irlPtines ('ont' udin s Architectural designs shall int;orporate an appropriatccent lands aping, incl chn� s of compatibility aterials, and adjoining 'buildings, intimacy of space, layering of views, appropriateness of roof lines. Variations in roof lines shall be used to add interest to and reduce the massive scale of large buildings. d te uniform, impersonal 6. Facades and exterior walls shall be articulated to rsuualcth �smas�sih;intent iale s to encourages more human appearance of large retail buildings, and to provide yr pattern includin elements sale through the incorporation of wall plane projections or recesses in a repeating p g such as color, texture, material changes. • Additional design elements to break up long massive planes, such as, arcades, display windows, entry areas, and awnings shall be used. 7. Entrances and parking lots shall be configured to be both functional and inviting, with walking conveniently tied to logical destinations. Pedestrian and vehicle circulation shall be designed to provide safe and convenient access between the adjacent street and the parking area, and between the parking area and the building entrances. 3 All building elevations that are visible from adjoining properties and/or public streets shall contribute to the and shall encourage integration by featuring design pleasing scale and features of those buildings, characteristics compatible with the adjacent structures. 9. Loading areas and outdoor storage/display areas exert visual and noiseimpacts on and/or pubsurrounding c gtre neighbors. To the greatest degree possible, such areas, when visible from adjoining properties ts, shall be screened, recessed, or enclosed. 1 p Light standards within parking lots, and exterior lights on buildings shall be directed downward without the adjacent properties, and light source visible and appropriately shielded to prevent light spillage �shall meet the requirements f shall be compatible with the architectural design of the building. All lighting the City's "Dark Sky" Ordinance, 11. Monument project entry signs along Highway 111 shall be oriented to automobile traffic, and shall emphasize the name and theme of the building complex. The project sign shall not have a listing of more than four (4) of the facility/tenant names and shall conform to the City's Sign Ordinance. 12. Those developments which abut the Whitewater Wash, or any residential area, shall be designed so that their appearance is aesthetically pleasing to the residential properties which can be viewed by them. The use of mature plant material shall be required to soften the project building elevations. 3, "Strip ] 3evelopments", which are generally arranged in a linear fashion along the adjacent street for maximum 1 P visibility from the street, shall not be allowed. Page 7 !'ej ,L F,ftCW 4 ro-c,UMA 112"w" "oco<nw 6PJOtF b YUfhs FN16M 6RDUP 5 t 1 3 c�11H rsvreox cuarr xaa C 1 2 C j�►o+oArM 6MF 3 � � a.�e •rxv ++� aarxlF' D 6ROW b al6rtsaaN ►+mad 6Rar 5 6ROla' 5 py props lutls - Nd"""°1 Pm rd. "', ,, 9•". 1 w, loo! no--& M MI ad per" &RDLr 1 t 5 AN - HW Y. 111 DESIGN THEME '� -WE::.'..1A►�- Q I' L�••� •r►+[•• wx "0"raga .N L� ■ r+u-fa varMrr, wrrur'r+'+FA .. r..i }yam »• f nr�•w► No NOTE. Create gentle I to 3 Foot mounds In turF and planter areas. G.ONCRETE 5JRF,&,CE OCOTILLOS - GROUP b GROUND COVERS GROUP 4 FLOI^IERING 5HRU65 GROUP 5 yrs, darias 56REENIN6 5HRU55 GROUP 3 MEDIUM SHRUBS GROUP 1 FLOWERING TREES GROUT' 2 1, r TURF -GROUP hA rr t SECTION /ELEVATION A -w L:O.W. ru v LoPIZ wn=acuTNI ►MY M�°K+r w'Y+ �iwt L— PALM n11R R� akwsr�� NOTE, Create gentle I to 3 toot eau►d6 h tui and QI° t°r o^ea�. PALM SPRINGS 6OW - 2' Hka r approved ocpM -locate h all plater or" except 4wo tug occas. 6RUIP e rfy� 6ROtr 3 C,ALIFOWA FAN PALMS 6RCl1P I OCOTILLO RFD BIRD OF PARADISE b 6ROLP 5 LDT :�nii Via^+ p peter sTUm w od on pla Mmc. k,eW 12• dv" FFG. 6pZW Q t 5A PLAN — PROJECT ENTRY STATEMENT 0— r+o ud+ llT T'F'L.IJ" ttAY LOPWX AIuSCf0k rWT Lw�rra►s+ ,�uw�trrn+�'y � xwr+w t � ►w7 +now taws rFrw ,,...i~ • w 7 1 ntMM werw NOTE: Create gentle I to 3 foot mounds In turf and planter areas. ELEVATION — PROJECT ENTRY STATEMENT ' f w EI; PAY LopffZ �o� �m►xr owI+. °um z poem gmE. Create r tle I to 9 toot motnds h he and Pref' PJLP7 SPRIH66 60LD - 2' ".IV -k. . . . �a cpproved ec�wl - bcote h 1311 Pla"w Crow except vilwo tuf acus 6RDt1P o ACACIA REDOLM prostrac, 6ROpP 4 Pl�lti SpWW 60LV - 2' thick or cpprvved equal - locate h all Platw areas except trete turf occuro. 20' 6PLtp D -64 20. 15° Lour. -sod, )m >r32U�e rSd ber 4h (s) D m CURBFAGE �r� r�srR+P� � St>�� (o' ►+leo) 6ROOP o Per of La GL* to Stand d 6Rar $A ! D PLAN — PROJECT ENTRY STATEMENT no .d• yrrwr t_o"y ASSOCIM7152 �f� unf y I�lF1M`5� 1 NOTE: GrcOte gentle 1 to 3 Foot mounds In turf and planter areas. BOULDM - GROUP 5A ELEVATION — PROJECT ENTRY STATEMENT P� sm awAT" r y 1_Opffz As;OC1ATWOg ti PtA w+r xrrcx S" w+� � fawa rw nr+r+ .=nja--�� i c c CC DRINMG FOUNTAIN C If desired 3 G- x G' GONG. SNOPPiNG CART STORAGE AREA (if needed) pLAmTER TO SCREEN CARTS 1= PL1bm p'NONL AREA FOR LOGA11ON WASTE ('f d64111]red) RECEPTACLE [J 1 Lj 105T BUS 5HEL7ER PLAN F .. vmmv— RAY LOPEZ ASSOCIATES RCL eb—d►+.�: . LAWDOcAPr ARCWTECTURK rte A°Y7 ptL 760 / 772-3123 mw mm H065,w nx wr MY-kL og u QLWfA Lona. 20,--o• CLAY tt6 i40M eAlA AEA Wt 1 w°tra sLwc wrRa+rm varrrrAa u��tt+ I r''r~ri �r�rt�A r -V .lb NF 4dad x GONCKLrY 6KAT "WD T[T►1 Omx !3D 4AGf CMKH W -M w axio 6r"—AM 11C" ,AWN W-vt Cc O AT VM 6 oym bre �Cus CIM DAH "x or roar. r--r---T ,aeric OOUTC� 1ti rdn "G:Fya levo jo. Lam OWATE LOCJ�T6om .Ad 0l"s WTM arvi SACK RLr,Csm vlo T_V,AA STCL1- DtAt"G WALL C t d.arrd ]. i3U5 SHELTER ERU'N7 ELEVATIdt� cAar ttse�att me Boor —w6na or.TC rt�.,i�t.+�-. U>+Aw" "a66M Wo wAAi L r r l l • T1Tiz } ti• : c• coal, �] iatom+ic w.+tr � 6TWtJi,Ct amara rwmx 4 Asoyr T'.6. BUS SHELTER M11T - 50C ELEVATION . Af _ RAL7' AggocmTES CD I.ANH "CTiiW .rxs err A� rvu12* 3.a A Specific Plan _La Quinta Corporate_ Centre APPENDIX FIVE TRAFFIC AND AIR QUALITY ANALYSIS (provided under separate cover) Specific Plan La Quinta Corporate Centre APPENDIX SIX CULTURAL RESOURCES REPORT (provided under separate cover) RESOLUTION 99-110 RESOLUTION NO. 99-110 A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF LA QUINTA, CALIFORNIA, CERTIFYING A MITIGATED NEGATIVE DECLARATION OF ENVIRONMENTAL IMPACT FOR ENVIRONMENTAL ASSESSMENT 99-383 PREPARED FOR SPECIFIC PLAN 99-036 ENVIRONMENTAL ASSESSMENT 99-383 APPLICANT: TROLLIWOODPARK DEVELOPMENT WHEREAS, the City Council of the City of La Quinta, California, did on the 7th day of September, 1999, hold a duly noticed Public Hearing to consider Environmental Assessment 99-383 prepared for Specific Plan 99-036, located at the northwest corner of Dune Palms Road and Highway 111; and, WHEREAS, the Planning Commission of the City of La Quinta, California, did, on the 24th day of August, 1999 hold a duly -noticed Public Hearing to consider Environmental Assessment 99-383 for Specific Plan 99-036, located at the northwest corner of Dune Palms Road and Highway 111, more particularly described as follows: ASSESSOR'S PARCEL NUMBERS: 649-020-016, 649-020-015, 649-020-030, 649-020-008, 649-020- 011; THE SOUTHERLY PORTION OF THE NORTHWEST QUARTER OF SECTION 29, T5S, R7E, SAN BERNARDINO BASE AND MERIDIAN WHEREAS, said Environmental Assessment has complied with the requirements of "The Rules to Implement the California Environmental Quality Act of 1970" (as amended; Resolution 83-68 adopted by the La Quinta City Council) in that the Community Development Department has prepared an Initial Study (EA 99-383) and has determined that although the proposed Specific Plan could have a significant adverse impact on the environment, there would not be a significant effect in this case because appropriate mitigation measures were made a part of the assessment and included in the Conditions of Approval for Specific Plan 99-036, and a Mitigated Negative Declaration of Environmental Impact should be filed, and, WHEREAS, upon hearing and considering all testimony and arguments, if any, of all interested persons desiring to be heard, said City Council did find -the following facts, findings, and reasons to justify certification of said Environmental Assessment: 1. The proposed Specific Plan 99-036 will not be detrimental to the health, safety, or general welfare of the community, either indirectly, or directly, in that no significant unmitigable impacts were identified by Environmental Assessment 99-383. Resolution 99-110 Environmental Assessment 99-383 Adopted: September 7, 1999 Page 2 2. The proposed Specific Plan will not have the potential to degrade the quality of the environment, substantially reduce the habitat of a fish or wildlife population to drop below self sustaining levels, threaten to eliminate a plant or animal community, reduce the number or restrict the range of rare or endangered plants or animals or eliminate important examples of the major periods of California history or prehistory. 3. The proposed Specific Plan does not have the potential to achieve short-term environmental goals, to the disadvantage of long-term environmental goals, as no significant effects on environmental factors have been identified by the Environmental Assessment. 4. The proposed Specific Plan will not result in impacts which are individually limited or cumulatively considerable when considering planned or proposed development in the immediate vicinity, as development patterns in the area are similar to that planned in the proposed subdivision. 5. The proposed Specific Plan will not have environmental effects that will adversely affect the human population, either directly or indirectly, as no significant impacts have been identified which would affect human health, risk potential or public services. 6. There is no evidence to show that State mandated school fees will not be adequate to address impacts to school facilities, in that the Specific Plan, as proposed, does not affect the current land use as it would be assessed at time of development, whether or not the project was implemented. NOW THEREFORE, BE IT RESOLVED by the City Council of the City of La Quinta, California, as follows: That the above recitations are true and correct and constitute the findings of the City Council for this Environmental Assessment. 2. That it does hereby certify Environmental Assessment 99-383 for the reasons set forth in the Resolution and as stated in the Environmental Assessment Checklist and Addendum -on file in the Community Development Department. PASSED, APPROVED and ADOPTED at a regular meeting of the La Quinta City Council held on this 7th day of September, 1999, by the following vote, to wit: Resolution 99-110 Environmental Assessment 99-383 Adopted: September 7, 1999 Page 3 AYES: Council Members Adolph, Henderson, Perkins, Sniff, Mayor Pena NOES: None ABSENT: None ABSTAIN: None JOHN 'Zr ENA, yor City of La Quinta, California ATTEST: �AUNDRA L. JJHOLA, City Clerk City of La Quinta, California APPROVED AS TO FORM: DAWN C. HONEYWELL, City Attorney City of La Quinta, California Environmental Checklist Form 1, Project Title: La Quinta Corporate Center Specific Plan 2, Lead Agency Name and Address: City of La Quinta 78-495 Calle Tampico La Quinta, CA 92253 Contact Person and Phone Number: Christine di lorio 760-777-7125 4. Project Location: Northwest comer of Highway 111 and Dune Palms Road, and the north side of Highway 111, 350 feet east of Adams Street. 5. Project Sponsor's Name and Address: Troll-Woodpark Development Mainiero, Smith and Associates 777 East Tahquitz Canyon Way, Ste. 301 Palm Springs, CA 92262 6. General Plan Designation: Regional Commercial and Commercial Park Zoning: Regional Commercial/Non-Residential Overlay and Commercial Park 8. Description of Project: (Describe the whole action involved, including but not limited to later phases of the project and any secondary, support, or off-site features necessary for its implementation. Attach additional sheets if necessary.) Specific Plan to allow the development of 36 acres of non-contiguous land at the northwest comer of Highway 111 and Dune Palms Road, and on the north side of Highway 111, 350 feet east of Adams Street. The Specific Plan will allow the development of 91,600 square feet of industrial/office space, 79,300 square feet of retail space, 119,500 square feet of office space, a fitness center and a gas station. 9. Surrounding Lane Uses and Setting: Briefly describe the project's surroundings. The Coachella Valley Stormwater Channel occurs immediately north. Lands to the west are vacant, but are planned for a hotel and restaurants, pursuant to the approved Specific Plan 98- 036. Lands to the south, beyond Highway 111 are vacant, but planned for the approved La Quinta Auto Center. Lands to the east are vacant. An intervening parcel, between the two holdings included in this Specific Plan, is also vacant. 10. Other agencies whose approval is required (e.g., permits, financing approval, or participation agreement.) Coachella Valley Water District California Department of Transportation (CalTrans) S:\City Clerk\Resolutions\SP 99-036 - EnvCkList.doc Environmental Factors Potentially Affected: The environmental factors checked below would be potentially affected by this project, involving at least one impact that is a "Potentially Significant Impact" as indicated by the checklist on the following pages. Determination On the basis of this initial evaluation: I find that the proposed project COULD NOT have a significant effect on the environment, and a NEGATIVE DECLARATION will be prepared. X I find that although the proposed project could have a significant effect on the environment, there will not be a significant effect in this case because the mitigation measures described on an attached sheet have been added to the project. A NEGATIVE DECLARATION will be prepared. I find that the proposed project MAY have a significant effect on the environment, and an ENVIRONMENTAL IMPACT REPORT is required. I find that the proposed project MAY have a significant effect(s) on the environment, but at least one effect 1) has been adequately analyzed in an earlier document pursuant to applicable legal standards, and 2) has been addressed by mitigation measures based on the earlier analysis as described on attached sheets, if the effect is a potentially significant impact or potentially significant unless mitigated." An ENVIRONMENTAL IMPACT REPORT is required, but it must analyze only the effects that remain to be addressed. I find that although the proposed project could have a significant effect on the environment, there WILL NOT be a significant effect in this case because all potentially significant effects (a) have been analyzed adequately in an earlier EIR pursuant to applicable standards and (b) have been avoided or mitigated pursuant to that earlier EIR, including revisions or -mitigation measures that are imposed upon the proposed project. Signature Printed Name Date For Land Use and Planning Transportation/Circulation Public Senices Population and Housing x Biolo 'cal Resources Y Utilities and Senice Systems X Geolosical Problems Enerev and Mineral Resources Aesthetics X Water Hazards Cultural Resources X Air Quality Noise Recreation Mandatory Finds of Significance Determination On the basis of this initial evaluation: I find that the proposed project COULD NOT have a significant effect on the environment, and a NEGATIVE DECLARATION will be prepared. X I find that although the proposed project could have a significant effect on the environment, there will not be a significant effect in this case because the mitigation measures described on an attached sheet have been added to the project. A NEGATIVE DECLARATION will be prepared. I find that the proposed project MAY have a significant effect on the environment, and an ENVIRONMENTAL IMPACT REPORT is required. I find that the proposed project MAY have a significant effect(s) on the environment, but at least one effect 1) has been adequately analyzed in an earlier document pursuant to applicable legal standards, and 2) has been addressed by mitigation measures based on the earlier analysis as described on attached sheets, if the effect is a potentially significant impact or potentially significant unless mitigated." An ENVIRONMENTAL IMPACT REPORT is required, but it must analyze only the effects that remain to be addressed. I find that although the proposed project could have a significant effect on the environment, there WILL NOT be a significant effect in this case because all potentially significant effects (a) have been analyzed adequately in an earlier EIR pursuant to applicable standards and (b) have been avoided or mitigated pursuant to that earlier EIR, including revisions or -mitigation measures that are imposed upon the proposed project. Signature Printed Name Date For Evaluation of Environmental Impacts: 1) A brief explanation is required for all answers except "No Impact" answers that are adequately supported by the information sources a lead agency cites in the parentheses following each question. A "No Impact" answer is adequately supported if the reference information sources show that the impact simply does not apply to projects like the one involved (e.g. the project falls outside a fault rupture zone). A "No Impact" answer should be explained where it is based on project-specific factors as well as general standards (e.g. the project will not expose sensitive receptors to pollutants, based on a project-specific screening analysis). 2) All answers must take account of the whole action involved, including off-site as well as on- site, cumulative as well as project-level, indirect as well as direct, and construction as well as operational impacts. 3) "Potentially Significant Impact" is appropriate if there is substantial evidence that an effect is significant. If there are one or more "Potentially Significant Impact" entries when the determination is made, an EIR is required. 4) "Potentially Significant Unless Mitigated Incorporated" applies where the incorporation of mitigation measures has reduced an effect from "Potentially Significant Impact" to a "Less than Siagriifficant Impact. The lead agency must describe the mitigation measures, and briefly explain how they reduce the effect to a less than significant level (mitigation measures from Section XVII, "Earlier Analysis," may be cross-referenced). 5) Earlier analysis may be used where, pursuant to the tiering, program EIR, or other CEQA process, an effect has been adequately analyzed in an earlier EIR or negative declaration. Section 15063(c)(3)(D). Earlier analysis are discussed in Section XVII at the end of the checklist. 6) Lead agencies are encouraged to incorporate into the checklist references to information sources for potential impacts (e.g., general plans, zoning ordinances). Reference to a previously prepared or outside document should, where appropriate, include a reference to the page or pages where the statement is substantiated. See the sample question below. A source list should be attached, and other sources used or individuals contacted should be cited in the discussion. 7) This is only a suggested form, and lead agencies are free to use different ones. Sample question: Issues (and Supporting Information Sources): Would the proposal result in potential impacts involving: Landslides or mudslides? (1,6) (Attached source list explains that 1 is the general plan, and 6 is a USGS topo map. This answer would probably not need further explanation.) 1. LAND USE AND PLANNING. Would the proposal: Potentially Potentially Significant Less Than Significant Unless Significant No Impact Tiitigated Impact Impact a) Conflict with general plan designation of zoning? (General X Plan Land Use Map) b) Conflict with applicable environmental plans orpolicies adopted by agencies withrisdiction over the protect? (General Plan EER, p. 4-19) c) Be incompatible with existing land use in the vicinity? (General Plan Land Use Map, Aerial Photograph, Exhibit 2 of Specific Plan) d) Affect agricultural resources or operations (e.g., impacts to soils or farmlands, or impacts from incompatible land uses)? e) Disrupt or divide the physical arrangement of an established community (including a low-income or minority community)? (Aerial Photograph, Exhibit 2 of Specific Plan) II. POPULATION AND HOUSING. Would the proposal: a) Cumulatively exceed official regional or local population projections? (General Plan Master Environmental Assessment, p. 2-32 ff.) b) Induce substantial growth in an area either directly or indirectly (e.g. through projects in an undeveloped area or extension or major infrastructure)? (General Plan Goal 2-3, c) Displace existing housing, especially affordable housing? (Aerial Photograph, Exhibit 2 of Specific Plan) S -\City Clark\Racnhainnc\RP A9_f13R - PnvCkl ict rinr N. Potentially Potentially Significant Less Than issues (and Supporting Information Sources): significant Unless significant �o Impact Mitigated Impact Impact GEOLOGIC PROBLEMS. Would the proposal result in or expose people to potential impacts involving: a) Fault rupture? (General Plan EIR, Exhibit 4.2-3, page 4-35) X b) Seismic ground shaldng? (General Plan EIR, page 4-30 ff.) X c) Seismic ground failure, including liquefaction? (General Plan X EER, Exhibit 4.2-3, page 4-35 and page 4-30 ff.) d) Seiche, tsunami, or volcanic hazard? (General Plan EIR, page X 4-30 ff.) e) Landslides or mudflows? (General Plan EER, page 4-30 ff.) X f) Erosion, changes in topography or unstable soil conditions X from excavation, grading, or fill? (General Plan EER, page 4-41) g) Subsidence of the land? (General Plan EIR, page 443) X h) Expansive soils? (General Plan EER, page 440 to 43) X -T i) Unique geologic or physical features? (General Plan, page 8-7) 1 Tx---] WATER Would the proposal result in: a) Changes in absorption rates, drainage patterns or the rate and amount of surface runoff? (Specific Plan p. 21 and Exhibit 11) b) Exposure of people or property to water related hazards such as flooding? (General Plan EIR, Exhibit 4.3-1, page 4-53) c) Discharge into surface waters or other alteration of surface water quality (e.g. temperature, dissolved oxygen or turbidity)? (Specific Plan document, p. 21; letter from CVWD dated June 3, 1999) d) Changes in the amount of surface water in any water body? (Specific Plan document, p. 21; letter from CVWD dated June 3, 1999) c.%r;+., r1-1,%Pcntiitinnc\CZP qq-036 - Env CkLISt.doc V VL Issues (and Supporting Information Sources): e) Changes in currents, or the course or direction of water movements? (General Plan EIR, page 4-51 ff.) f) Change in the quantity of ground waters, either through direct additions or withdrawals, or through interception of an aquifer by cuts or excavations, or through substantial loss of groundwater recharge capability? (General Plan EIR, page 4- 55 ff.) g) Altered direction or rate of flow of groundwater? (General Plan EIR, page 4-55 ff.) h) Impacts to groundwater quality? (General Plan EiR, page 4- 57 ff.) i) Substantial reduction in the amount of groundwater otherwise available for public water supplies? (General Plan EK page 4- 57 ff.) AIR QUALITY Would the proposal: a) Violate any air quality standard or contribute to an existing or projected air quality violation? (General Plan EM page 4- 171 ff.; Endo Engineering, "Air Quality Impact Study, June 2, 1999) b) Expose sensitive receptors to pollutants? (Endo Engineering, "Air Quality Impact Studs" June 2, 1999) c) Alter air movement, moisture, or temperature, or cause any change in climate? (General Plan MEA, page 5-33 ff.) d) Create objectionable odors? (Endo Engineering, "Air Quality Impact Study", June 2, 1999) TRANSPORTATIONXIRCULATION. Would the proposal result in: a) Increased vehicle trips or traffic congestion? (Endo Engineering, "Traffic Impact Studs" May 10, 1999) Potentially Potentially Significant Less Than Significant Unless Significant No Impact Mitigated Impact Impact X X Ix IIx X X X Ix IIx b) Hazards to safety from design features (e.g., sharp curves or X dangerous intersections) or incompatible uses (e.g., farm equipment)? (Endo Engineering, "Traffic Impact Study," May 10, 1999, Specific Plan Site Plan, Exhibit 5) Issues (and Supporting Information Sources): c) Inadequate emergency access or access to nearby uses? (Specific Plan Site Plan, Exhibit 5) d) Insufficient parking capacity on-site or off-site? (Specific Plan, P. 32) e) Hazards or barriers for pedestrians or bicyclists? (Specific Plan Site Plan, Exhibit 5) Potentially Potentially Significant Less Than Significant Unless Significant do Impact 1liidgated Impact Impact X f) Conflicts with adopted policies supporting alternative X transportation (e.g., bus turnouts, bicycle racks)? (Specific Plan Site Plan, Exhibit 5) g) Rail, waterborne or air traffic impacts? (General Plan MEA) X BIOLOGICAL RESOURCES. Would the proposal result in impacts to: a) Endangered, threatened, or rare species or their habitats (including but not limited to plants, fish, insects, animals, and birds)? (General Plan EIR, Exhibit 4.4-1, page 4-69, and page 4-71 ff.) b) Locally designated species (e.g., heritage trees)? (James Cornett, "Giant Sand Treader Cricket Survey and Habitat Analysis," July 15, 1999) c) Locally designated natural communities (e g., oak forest, coastal habitat, etc.)? (James Cornett, "Giant Sand Treader Cricket Survey and Habitat Analysis," July 15, 1999) d) Wetland habitat (e.g., marsh, riparian, and vernal pool)? (General Plan EIR, Exhibit 4.4-1, page 4-69) e) Wildlife dispersal or migration corridors? (General Plan EIR, page 4-71 ff.) ENERGY AND MINERAL RESOURCES. Would the proposal: a) Conflict with adopted energy conservation plans? (General Plan MEA, page 5-26 ff.) L� I EM A b) Use non-renewable resources in a wasteful and inefficient manner? (General Plan MEA, page 5-26 ff.) Issues (and Supporting Information Sources): c) Result in the loss of availability of a known mineral resource that would be of future value to the region and the residents of HAZARDS. Would the proposal involve: a) A risk of accidental explosion or release of hazardous substances (including, but not limited to: oil, pesticides, chemicals, or radiation)? (Specific Plan Project Description) b) Possible interference with an emergency response plan or emergency evacuation plan? (General Plan MEA, page 6-27 ff.) c) The creation of any health hazard or potential health hazard? (Specific Plan Project Description) d) Exposure of people to existing sources of potential health hazards? (Specific Plan Project Description) e) Increased fire hazard in areas with flammable brush, grass, or trees? (Specific Plan Project Description) NOISE. Would the proposal result in: a) Increases in existing noise levels? (Specific Plan Project Description, General Plan MEA, page 6-15 ff., Exhibit 64) b) Exposure of people to severe noise levels? (General Plan MEA, page 6-15 ff., Exhibit 64) XL PUBLIC SERVICES. Would the proposal have an effect upon, or result in a need for new or altered government services in any of the following areas: a) Fire protection? (General Plan MEA, page 4-3 ff.) b) Police protection? (General Plan MEA, page 4-3 ff.) c) Schools? (General Plan MEA, page 4-9) Potentially Potentially Significant Less Than Significant Unless Significant No Impact Mitigated Impact Impact X d) Maintenance of public facilities, including roads? (General X Plan MEA, pages 3-3,4-7) Issues (and Supporting Information Sources): e) Other governmental services? (General Plan MEA, page 4-14 ff.) XII. UTILITIES AND SERVICE SYSTEMS. Would the proposal result in a need for new systems or supplies, or substantial alterations to the following utilities: a) Power or natural gas? (General Plan MEA, page 4-26) b) Communications systems? (General Plan MEA, page 4-29) c) Local or regional water treatment or distribution facilities? (General Plan MEA, page 4-20) d) Sewer or septic tanks? (General Plan MEA, page 4-24) e) Storm water drainage? (General Plan MEA, page 4-27) f) Solid waste disposal? (General Plan MEA, page 4-28) g) Local or regional water supplies? (General Plan MEA, page 4-20) XIII. AESTHETICS. Would the proposal: a) Affect a scenic vista or scenic highway? (General Plan Exhibit CIR-5) b) Have a demonstrable negative aesthetic effect? (General Plan EIR, page 5-12 ff.) c) Create light or glare? (Specific Plan Project Description) XIV. CULTURAL RESOURCES. Would the proposal: Potentially Potentially Significant Less Than Significant Urdess Significant No Impact Alitigated Impact Impact X a) Disturb paleontological resources? (Paleontological Lakebed Determination Study, Community Development Department) b) Disturb archaeological resources? (CRM Tech, "Archaeological Testing and Site Evaluation at La Quinta Corporate Center,'August 2, 1999) RACity Clerk\Resolutions\SP 99-036 - EnvCkList.doc NEW M Issues (and Supporting Information Sources): c) Affect historical resources? (CRM Tech, "Archaeological Testing and Site Evaluation at La Quinta Corporate Center," August 2, 1999) d) Have the potential to cause a physical change which would affect unique ethnic cultural values? (CRM Tech, "Archaeological Testing and Site Evaluation at La Quinta Corporate Center," August 2, 1999) e) Restrict existing religious or sacred uses within the potential impact area? (CRM Tech, "Archaeological Testing and Site Evaluation at La Quinta Corporate Center," August 2, 1999) RECREATION. Would the proposal: a) Increase the demand for neighborhood or regional parks or other recreational facilities? (Specific Plan Project Description) b) Affect existing recreational opportunities? (General Plan, Exhibit PR -1) XVI. MANDATORY FINDINGS OF SIGNIFICANCE. a) Does the project have the potential to degrade the quality of the environment, substantially reduce the habitat of a fish or wildlife species, cause a fish or wildlife population to drop below self-sustaining levels, threaten to eliminate a plant or animal community, reduce the number or restrict the range of a rare to endangered plant or animal, or eliminate important examples of the major periods of California history or prehistory? Potentially Potentially Significant Less Than Significant Unless Significant No Impact Mitigated Impact Impact X X X ki b) Does the project have the potential to achieve short-term, to X the disadvantage of lonb term, environmental goals? c) Does the project have impacts that are individually limited, but cumulatively considerable? ("Cumulatively considerable" means that the incremental effects of a project are considerable when viewed in connection with the effects of past projects, the effects of other current projects, and the effects of probable future projects.) 94 d) Does the project have environmental effects which will cause X substantial adverse effects on human beings, either directory or indirectly? ix ki b) Does the project have the potential to achieve short-term, to X the disadvantage of lonb term, environmental goals? c) Does the project have impacts that are individually limited, but cumulatively considerable? ("Cumulatively considerable" means that the incremental effects of a project are considerable when viewed in connection with the effects of past projects, the effects of other current projects, and the effects of probable future projects.) 94 d) Does the project have environmental effects which will cause X substantial adverse effects on human beings, either directory or indirectly? XVII. EARLIER ANALYSIS. Earlier analysis may be used where, pursuant to the tiering, program EER, or other CEQA process, one or more effects have been adequately anahzed in an earlier EIR or negative declaration. Section 15063(c)(3)(D). In this case a discussion should identify the following on attached sheets: a) Earlier analysis used. Identify earlier analysis and state where they are available for review. b) Impacts adequately addressed. Identify which effects from the above checklist were within the scope of and adequately analyzed in an earlier document pursuant to applicable legal standards, and state whether such effects were addressed by mitigation measures based on the earlier analysis. c) Mitigation measures. For effects that are "Less than Significant with Mitigation Incorporated," describe the mitigation measures which were incorporated or refined from the earlier document and the extent to which they address site-specific conditions for the project. c.%r;t,, r1nr1eXRc¢n11itinnclSP 99-036 - EnvCkUst.doc Addendum to Environmental Checklist, EA 99-383 M.b) & c) The City is located in a seismically active area. The proposed Specific Plan is located in a Zone IV groundshaking zone, adjacent to an inferred and inactive fault. The City has implemented provisions in the Uniform Building Code for seismically active areas. The project will be required to conform to these standards. This mitigation measure will ensure that impact from seismic activity will be reduced to a level of insignificance. M.1) The project falls within an area of soils at risk for erosion. The proposed Specific Plan, in and of itself, will not cause a hazard. However, construction of the project will have the potential to create unstable soil conditions during earth moving activities. At such time as any phase of the project is proposed for development, the project proponent will be required to submit soils analysis to the City Engineer for review and approval. The recommendations contained in this study will reduce the potential impact from erosion of soils to a level of insignificance. All earth moving activities shall be coordinated to ensure that the mitigation measures contained under section XIV (Cultural Resources) of this addendum shall be properly implemented. The protection of the archaeological site found in the western portion of the Specific Plan shall be the primary concern of all grading and compacting efforts. IV.a) The Specific Plan will not change the absorption rates on the site in and of itself. Construction of structures and parking lots, however, will reduce the amount of land available for absorption of water into the ground, and has the potential to increase surface runoff. The Specific Plan proposes to control storm flows by directing them to the Coachella Valley Stormwater Channel, located immediately north of the project site. The conditions of approval proposed for the project require the proponent to meet the requirements of the Coachella Valley Water District (CVWD), which has jurisdiction over the Channel. This will reduce the potential hazard associated with increased runoff to a level of insignificance. IV c) & d) The implementation of the proposed project will result in the discharge of storm flows into the Coachella Valley Stormwater Channel. Such discharge could increase the potential for pollutants entering the Channel. The project will be required to implement NPDES standards for any flows to be discharged, which will lower the risk of pollutants entering the Channel. CVWD has implemented standards for such facilities, which will be applied to this project. The Channel is an intermittent stream, which generally carries water only during storm events. The implementation of the proposed project will not represent a significant increase in water traveling in the Channel, and is not expected to cause a hazard in this regard. The Channel has been designed to accommodate such flows, plus a risk factor, to ensure conservative handling of storm flows. CVWD's requirements to implement the Specific Plan will reduce the potential impacts to surface water to a less than significant level. C.I t-;.. - T I-.1-1 n......L.w:.....-.1 !"n nn P 11 r..._.PI.1 •_. � V. a) An air quality analysis was prepared for buildout of the proposed project'. The air quality analysis was performed for both construction (short term) and operational (long term) emissions from the project site. The analysis utilized the threshold criteria established for the Valley by the South Coast Air Quality Management District, as required by the Air Quality Management Plan. Threshold criteria will not be exceeded during the construction of the proposed project. The operation of the project, however, is expected to exceed SCAQIVID thresholds for carbon monoxide, reactive organic gases and nitric oxide. The report includes the following mitigation measures, both for construction activities and long term operations, which shall be implemented for the proposed project: 1. Construction equipment shall be properly maintained and serviced to minimize exhaust emissions. 2. Existing power sources should be utilized where feasible via temporary power poles to avoid on-site power generation. 3. Construction personnel shall be informed of ride sharing and transit opportunities. 4. Construction parking shall be configured to minimize traffic interference. 5. Construction of improvements on Highway 111 or Dune Palms Road shall be scheduled for off-peak traffic hours and shall minimize obstruction of through - traffic lanes. 6. Cut and fill quantities will be balanced on site. 7. The project shall submit a PM10 Plan to the City which includes adequate provisions for fugitive dust and wind erosion control, both during and after grading operations. The PM10 Plan shall be approved by the City prior to the issuance of any grading permit on the site. 8. Any portion of the site to be graded shall be pre -watered to a depth of three feet prior to the onset of grading activities. 9. Watering of the site or other soil stabilization method shall be employed on an on-going basis after the initiation of any grading activity on the site. Portions of the site that are actively being graded shall be watered regularly to ensure that a crust is formed on the ground surface, and shall be watered at the end of each work day. 10. All disturbed areas shall be treated to prevent erosion until the site is "La Quinta Corporate Centre Air Quality Impact Study," Endo Engineering, June 2. 1999. rio.txRocnIiirinncXSP qq-036 - EnvCkList.doc constructed upon. Pad sites which are to remain undeveloped shall be seeded with either a desert wildflower mix or grass seed. 11. Landscaped areas shall be installed as soon as possible to reduce the potential for wind erosion. 12. SCAQMD Rule 403 shall be adhered to, insuring the clean up of construction - related dirt on approach routes to the site. 13. Construction roads other than temporary access roads shall be paved as soon as possible, and once paved shall be cleaned after each work day. All unpaved roads shall be posted with a'15 mile per hour speed limit. 14. All grading activities shall be suspended during first and second stage ozone episodes or when winds exceed 25 miles per hour. 15. All buildings on the project site shall conform to energy use guidelines in Title 24 of the California Administrative Code. 16. The project shall provide for non -motorized transportation facilities and shall implement all feasible measures to encourage the use of alternate transportation measures. 17. Bicycle racks and/or other mandated alternative transportation provisions shall be included in project design, in conformance with City ordinances in effect at the time of development. 18. Low pressure sodium vapor lights shall be considered to reduce power plant emissions. 19. The project proponent shall comply with all applicable SCAQMD Rules and Regulations. Even with the implementation of these mitigation measures, the impacts to air quality from the proposed project could be significant. Improvements in technology which are likely to reduce impacts, particularly from motor vehicles or the transit route improvements in the future which may occur at the project site are not included in the analysis. The proposed project falls within the anticipated land use studied in the General Plan E1R. The City determined at that time that air quality impacts required a Statement of Overriding Considerations, which determined, as regarded air quality, that the impacts to air quality of development of the Plan would be cumulative only when considered in conjunction with regional development, and that the City would implement all feasible measures to reduce emissions within its boundaries. The implementation of the proposed project, therefore, is not expected to have a significant impact on air quality resources. VI. a) A traffic impact analysis was prepared for the proposed Specific Plan=. The analysis included existing conditions analysis, trip generation forecasts, and future traffic volumes. The traffic analysis assumed buildout of the proposed project in the year 2010. The traffic analysis assumed that the now "Not a Part" site which separates the two portions of the Plan was to be included, and therefore analysis a more conservative buildout of the entire site. Impacts from the proposed project are therefore expected to be lower than those described in the traffic impact analysis. The total estimated traffic generation is estimated to be 15,570 daily trips, of which 1,085 are expected during the morning peak hour, and 1,574 during the evening peak hour. The improvements required with or without project implementation include the signalization of Dune Palms Road, the construction of dual southbound left turn .lanes at Dune Palms Road and Highway 111 and Adams Street and Highway 111 and dual westbound left turn lanes at the main project site entrance and Highway 111. The type of development proposed in the Specific Plan was also considered during review of the City's General Plan, and traffic generated by the site was incorporated into that analysis. The traffic impact analysis includes the following mitigation measures, which shall be implemented as part of the development of the project site: 1. All internal drives and streets shall be reviewed and approved by the City Engineer during the Design Review process to ensure compliance with City standards. 2. Off-street parking shall be provided in conformance with the requirements of the La Quinta Municipal Code. 3. All internal street shall be fully constructed to their ultimate cross-sections as adjacent on-site development occurs. 4. Sidewalks and streetlights shall be installed on-site in conformance with the Municipal Code. 5. All internal street intersections shall provide clear, unobstructed sight distance. 6. All site driveways exiting the project site shall include a STOP sign and clear unobstructed sight distances. 7. The lane geometrics shown in Figures VI -2 and VI -3 of the traffic impact analysis shall be installed adjacent to the project site. Phasing of the intersection improvements shall be in conformance with the conditions of approval provided by the City Engineer. 8. When warranted, the project proponent shall install a traffic signal at the intersection of the industrial street and Dune Palms Road. 9. The project proponent shall participate in the City's traffic mitigation fee "La Quinta Corporate Centre Traffic Impact Study," Endo Engineering, May 10, 1999. program. With the implementation of these mitigation measures, and the planned improvements associated with the implementation of the City's General Plan, all project related roadways will operate within acceptable levels of service (LOS D or better) at project buildout. The project is therefore not expected to have a significant impact on the circulation system. VII.a) The site occurs within an area designated as potential habitat for the Giant Sand Treader Cricket in the General Plan. A site-specific biological survey for Giant Sand Treader Cricket was performed for the proposed site'. The survey found that the site is not appropriate for cricket habitat. The site is also within the Habitat Conservation Plan fee area for the Coachella Valley Fringe -toed Lizard. The project proponent will be required to pay the mandated $100 fee per acre prior to development at the site. This mitigation measure will reduce impacts to biological resources to a level of insignificance. X.a) The Highway 111 corridor is an impacted noise area. Noise levels along this roadway exceed the City standard of 60 dBA CNEL level currently. All new development of sensitive receptors is required to mitigate to the City's standards for noise, as required in the General Plan (Table EH -1). The Specific Plan does not call out any sensitive receptors as definite land uses for the site. The commercial and industrial land uses proposed will be required to construct to City standards to attenuate interior noise. Should a sensitive receptor be proposed, the following mitigation measure shall be implemented: 1. A use -specific noise study will be required by the City if a sensitive receptor is proposed for location within the Specific Plan project area, and within the 60 dBA CNEL noise contour. The study shall include mitigation measures, as needed, to lower the noise levels to within the City standards in place at the time the use is proposed. This mitigation requirement reduces the impact of noise to a level of insignificance. XM.a) The proposed project includes a proposal that the City's height and setback standard be modified on Highway 111 for one building. The standard of 150 feet of setback for two-story structures along Primary Image Corridors is proposed to be reduced to 50 feet in the eastern portion of the site. The location of a two-story building adjacent to Highway 111 can impact the aesthetic values of this important corridor, designated as a Primary Image Corridor in the General Plan. The location of a two-story building at a distance of 50 feet from the property line is also not compatible with the Highway 111 design theme, which stresses uninterrupted vistas (Architectural Standards, Guideline #3), and "intimate" space (Architectural Standards, Guideline #5). The following "Giant Sand Treader Cricket Surrey and Habitat Analysis," James Cornett, July 15, 1999. S:\City Clerk\Resolutions\SP 99-036 - EnvCkUst.doc mitigation measure shall be implemented to reduce the impact of the structure to an acceptable level: 1. The site plan shall be re -designed to ensure that the proposed two-story portion of the 53,000 s.f. Building located at the southwestern corner of the eastern parcel is a minimum of 150 feet from the property line. XM.c) No residential land uses occur or are likely to occur adjacent to the project site. The City has implemented, through its Site Development Permit and building permit processes, standards which require lighting to be contained, and at a low level, to preserve the dark night sky. These standards will be implemented for this project, thereby reducing the potential impacts to a less than significant level. XIV.b), c) & d) A site specific cultural resource study has been completed for the proposed project'. The study found two potentially significant sites within the project boundary. Site CA - PINI -6190 was found not to constitute a significant resource, and no further action is required on this site. Site CA-RIV-2936, however, was found to be significant. Two potential mitigation measures were offered: to either fully excavate the site, or to cover the site and protect it from further disturbance. Excavation of the site is the mitigation measure recommended by the Historic Preservation Commission (also see Staff Report and Minutes, Historic Preservation Commission, August 19, 1999). The following mitigation measures shall therefore be implemented: d 1. A data recovery plan, which makes provision for adequately recovering the scientifically consequential information from or about the historic resource, shall be prepared and adopted by the Historic Preservation Commission prior to any excavation being undertaken. Such studies shall be deposited with the California Historical Resources Regional Information Center. Archaeological sites known to contain human remains shall be treated in accordance with the provisions of Section 7050.5 Health and Safety Code. 2. Archaeological monitoring of the entire site (36 acres) shall occur for all earth moving activities, including grubbing, grading, etc. 3. The final Cultural Resources report shall be submitted and approved prior to occupancy of the first building within the Specific Plan area. "Archaeological Testing and Site Evaluation at La Quinta Corporate Centre," CRM Tech, August 2, 1999. S:\City Clerk\Resolutions\SP 997036 - EnvCkUst.doc RESOLUTION 99-111 RESOLUTION NO. 99-111 A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF LA QUINTA, CALIFORNIA, APPROVING SPECIFIC PLAN 99- 036, A PROPOSED COMMERCIAL DEVELOPMENT ON 36± ACRES AT THE NORTHWEST CORNER OF DUNE PALMS ROAD AND HIGHWAY 111. CASE NO.: SPECIFIC PLAN 99-036 APPLICANT: TROLL/WOODPARK DEVELOPMENT WHEREAS, the City Council of the City of La Quinta, California, did on the 7th day of September, 1999, hold a duly noticed Public Hearing to consider the request of Troll/Woodpark Development for a Specific Plan to allow mixed regional commercial and industrial development located at the northwest corner of Dune Palms Road and Highway 1 1 1, and more particularly described as: Assessor's Parcel Number 649-020-016, 649-020-015, 649-020-030, 649-020-008, 649-020-011;the southerly portion of the northwest quarter of section 29, T5S, R7E, SBBM, in Riverside County WHEREAS, the Planning Commission of the City of La Quinta, California, did on the 24th day of August, 1999, hold a duly noticed Public Hearing for Specific Plan 99-036, and recommended approval under Resolutions 99-062 and 99-063; and WHEREAS, the project has complied with the requirements of "The Rules to Implement the California Environmental Quality Act of 1970" as amended, Resolution 83-63, in that the Community Development Director has conducted an Initial Study (Environmental Assessment 99-383) and determined that the proposed project could have an adverse impact on the environment. However, there would not be a significant effect in this case, because appropriate mitigation measures were made a part of the Conditions of Approval for Specific Plan 99-036, and a Mitigated Negative Declaration of Environmental Impact will be filed. 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 of approval for said Specific Plan 99-036: Finding Number 1 - Consistency with General Plan/Zoning Code Resolution 99-111 Specific Plan 99-036 September 7, 1999 Page 2 1. The proposed Specific Plan is consistent with the goals and policies of the La Quinta General Plan, and the Land Use Map for the General Plan and supports the development of regional commercial and quasi -industrial uses along the Highway 111 corridor, as conditioned. The proposal also furthers the goals and objectives of the Circulation Element, insofar as it makes mandated improvements to Dune Palms Road and Highway 111. 2. The proposed Specific Plan is compatible with the City's zoning ordinance in that it supports the development of commercial uses in the Regional Commercial district, and quasi -industrial uses in the Business Park district. Conditions are recommended to insure compliance with City Code requirements. Finding Number 2 - Compliance with the California Environmental Quality Act 1 . A Mitigated Negative Declaration of Environmental Impact has been prepared by the Community Development Department as required by the California Environmental Quality Act statutes. The assessment concludes that the project will not significantly affect the environment, provided Mitigation Monitoring is completed (EA 99-383). In this case, project mitigation includes excavation of a significant archaeological site on the western parcel, improvements to Highway 111, and implementation of air quality mitigation measures to reduce potential long term impacts. Finding Number 3 - Site Design 1. The project is compatible with the City's standards and existing surrounding development. Conditions of approval have been included to ensure compliance with the City's standards. Each of the phases of the proposed_ Specific Plan will be required to submit Development Review Permit applications prior to development of the site. 2. The proposed Specific Plan mandates the continued development of the Highway 111 Design guidelines, and allows for the parkway landscaping of Dune Palms Road. Findina Number 4 - Site Improvements Resolution 99-111 Specific Plan 99-036 September 7, 1999 Page 3 1. The proposed Specific Plan requires the improvement, to their respective full half -widths, of Dune Palms Road and Highway 111 along the property boundaries. 2. The extension of all public services, as required, will provide for the logical expansion of development services in the City. 3. All improvements within and adjacent to the proposed project will be constructed to meet City standards and be compatible with surrounding development. 4. The Specific Plan, as conditioned, will not pose a hazard to the public health, welfare or safety. 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 those mitigation measures required in EA 99-383. 3. That it does approve Specific Plan 99-036 for the reasons set forth in this Resolution and subject to the attached conditions. PASSED, APPROVED and ADOPTED at a regular meeting of the La Quinta City Council, held on the 7th of September, 1999, by the following vote, to wit: AYES: Council Members Adolph, Henderson, Perkins, Sniff, Mayor Pena NOES: None ABSENT: None ABSTAIN: None JOHN J. ENA, MaVor City of La Quinta, California Resolution 99-111 Specific Plan 99-036 September 7, 1999 Page 4 ATTEST: AUNDRA L. JfJHOLA, City Clerk City of La Quinta, California APPROVED AS TO FORM: DA\(Vf C. HQNEYWEL ,City Attorney City of La Quinta, California RESOLUTION NO. 99-111 CONDITIONS OF APPROVAL SPECIFIC PLAN 99-036 LA QUINTA CORPORATE CENTER September 7, 1999 GENERAL 1. Prior to issuance of the first Site Development Permit all necessary amendments to the Specific Plan shall be submitted to the City and these Conditions of Approval shall be appended to the Specific Plan. 2. The applicant 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. 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 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) 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. 99-111 Conditions of Approval Specific Plan 99-036 - La Quinta Corporate Center September 7, 1999 Page 2 4. The applicant shall comply with the terms and requirements of the infrastructure fee program 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 include: A. Highway 111 - the remainder of applicant's 70 -foot half of a 140 -foot right of way plus additional 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 111 to accommodate dual left turn lanes. The additional width section shall be 60 -foot half -width from Highway 111 to 300 feet north and taper from that point northerly to 44 feet. C. Industrial Road - 64 -foot right of way from western boundary (connecting to industrial road within 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 cuts de sacs at the road's termini at that property. The temporary grant shall automatically expire when the industrial road is completed and the cuts de sacs removed. D. North/South 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. 99-111 Conditions of Approval Specific Plan 99-036 - La Quinta Corporate Center September 7, 1999 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. 1. 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. Hwy 111 - Fifty feet B. Adams Street, Dune Palms Road, Industrial Road, and Cul De Sac - Ten 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 setbacks, 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. Resolution No. 99-111 Conditions of Approval Specific Plan 99-036 - La Quinta Corporate Center September 7, 1999 Page 4 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 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. Resolution No. 99-111 Conditions of Approval Specific Plan 99-036 - La Quinta Corporate Center September 7, 1999 Page 5 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 a permit for on-site grading or building construction, the applicant shall construct improvements and satisfy obligations required by these conditions, Caltrans and/or utility authorities or furnish an executed, secured agreement to do. 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. Resolution No. 99-111 Conditions of Approval Specific Plan 99-036 - La nuinta Corporate Center September 7, 1999 Page 6 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. 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. 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 Resolution No. 99-111 Conditions of Approval Specific Plan 99-036 - La nuinta Corporate Center September 7, 1999 Page 7 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. 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. No. 99-111 of pproval an 3-036 - La nuinta Corporate Center 7, 1999 q. Highway 111 - The north half (58 feet) of a 116 -foot street improvement including landscape median, fifty percent of the traffic signal modification at the project main entry and an eight -foot sidewalk. 3. Dune Palms Road - Construct half -width street improvement plus six-foot sidewalk. Half street shall be 48 -feet from the Highway 111 curb return 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 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, the applicant may be required to construct that portion of the road subject to reimbursement. If not available, the applicant shall construct cuts de sacs at the industrial road's termini at that property. 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. F 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. us turnouts, dedicated turn lanes and other features in the approved plans may warrant additional street widths as deemed necessary. by the City ngineer. Improvements shall be designed and constructed in accordance with the QMC, 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. ide )ss int 9 or is, ick gn ;ed ns he te. gn de ite in ns ire ;et on fic Resolution No. 99-111 Conditions of Approval Specific Plan 99-036 - La Quinta Corporate Center September 7, 1999 Page 10 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 between the access drive curb return and the Hwy 111 curb return. D. Access drives from arterial highways (Highway 111, Adams Street and Dune Palms Road) 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 curbface of Highway 111, and 50 feet from the curbface of Dune Palms Road. The hotel site is subject to the conditions of Specific Plan 98-033 which, for that parcel, take precedence over these conditions E. Industrial Road - 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 111 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 Resolution No. 99-111 Conditions of Approval Specific Plan 99-036 - La nuinta Corporate Center September 7, 1999 Page 11 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 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. he applicant shall provide public transit improvements as required by Sunline Transit and/or the City. 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. Resolution No. 99-111 Conditions of Approval Specific Plan 99-036 - La Quinta Corporate Center September 7, 1999 Page 12 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. 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. Resolution No. 99-111 Conditions of Approval Specific Plan 99-036 - La Quinta Corporate Center September 7, 1999 Page 13 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 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. 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 1 1 1 property line. The building height may 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. Prior to the approval of the first Site Development Permit, the project proponent shall establish or cause to be established, a property owner and/or tenant association, which will be responsible for the maintenance of parking areas, interior roadways, sidewalks, landscaping and other common area amenities. Resolution No. 99-111 Conditions of Approval Specific Plan 99-036 - La Quinta Corporate Center September 7, 1999 Page 14 67. Signage shown in the specific Plan for the Hotel 1 1 1 site (approved separately as SP 98-033), located adjacent to Specific Plan 99-036 to the west, at the northeast corner of Adams Street and Highway 1 1 1, shall not be part of this approval. All references to signage on this parcel shall be removed from the text Specific Plan 99-036. 68. The signage program and associated exhibits shall be modified to reflect the following: A. Sign D shall not exceed 100 s.f. In total area. B. Sign G shall not exceed 100 s.f. In total area. C. Sign F shall not exceed 50 s.f. In total area. D. No additional monument signs shall be permitted. 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. F. Gasoline ID and price signs, 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 sign will be constructed. All Site Development Permit applications involving signage shall submit an analysis which demonstrates consistency with this condition of approval. 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. 70. The applicant shall comply with the mitigation measures contained in EA 99- 383. CONDITIONS OF APPROVAL WI - CITY COUNCIL RESOLUTION 99-111 CONDITIONS OF APPROVAL - APPROVED SPECIFIC PLAN 99-036 LA QUINTA CORPORATE CENTER September 7, 1999 GENERAL 1 . Prior to issuance of the first Site Development Permit all necessary amendments to the Specific Plan shall be submitted to the City and these Conditions of Approval shall be appended to the Specific Plan. 2. The applicant 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. 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 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) 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. CAMy Documents\WPDOCS\SP99036-c.ofa.wpdCCwpd7.wpd Conditions of Approval Specific Plan 99-036 - La Quinta Corporate Center September 7, 1999 4. The applicant shall comply with the terms and requirements of the infrastructure fee program 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 include: A. Highway 1 1 1 - the remainder of applicant's 70 -foot half of a 140 -foot right of way plus additional 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 111 to 300 feet north and taper from that point northerly to 44 feet. D. Industrial Road - 64 -foot right of way from western boundary (connecting to industrial road within 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 cuts de sacs at the road's termini at that property. The temporary grant shall automatically expire when the industrial road is completed and the cuts de sacs removed. E. North/South 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. 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. CAMy Documents\WPDOCS\SP99036-c.ofa.wpdCCwpd7.wpd Conditions of Approval Specific Plan 99-036 - La Quinta Corporate Center September 7, 1999 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. Hwy 1 1 1 - Fifty feet B. Adams Street, Dune Palms Road, Industrial Road, and Cul De Sac - Ten 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 setbacks, 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 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. C:\My Documents\WPDOCS\SP99036-c.cfa.wpdCCwpd7.wpd Conditions of Approval Specific Plan 99-036 - La Quinta Corporate Center September 7, 1999 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 a permit for on-site grading or building construction, the applicant shall construct improvements and satisfy obligations required by these conditions, Caltrans and/or utility authorities or furnish an executed, secured agreement to do. 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. C:\My Documents\WPDOCS\SP99036-c.ofa.wpdCCwpd7.wpd Conditions of Approval Specific Plan 99-036 - La Quinta Corporate Center September 7, 1999 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. 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. 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. CAMy Documents\WPDOCS\SP99036-c.ofa.wpdCCwpd7.wpd Conditions of Approval Specific Plan 99-036 - La Quinta Corporate Center September 7, 1999 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. 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 C:\My Documents\WPDOCS\SP99036-c.ofa.wpdCCwpd7.wpd Conditions of Approval Specific Plan 99-036 - La Quinta Corporate Center September 7, 1999 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 1 1 1 - The north half (58 feet) of a 1 16 -foot street improvement including landscape median, fifty 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 1 1 1 curb return 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. Industrial Road - 40 -foot travel width (between curb faces) from Adams Street to east boundary of hotel site and 50 feet th- r ea «� 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, the applicant may be required to construct that portion of the road subject to reimbursement. If not available, the applicant shall construct cuts de sacs at the industrial road's termini at that property. CAMy Documents\WPDOCS\SP99036-c.ofa.wpdCCwpd7.wpd Conditions of Approval Specific Plan 99-036 - La auinta Corporate Center September 7, 1999 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. 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. 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). 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 4.0"/6.00" Primary Arterial 4.5"/6.00" Major Arterial 5.5"/6.50" 43. The applicant shall submit current mix designs (less than two years old at the CAMy Documents\WPDOCS\SP99036-c.ofa.wpdCCwpd7.wpd Conditions of Approval Specific Plan 99-036 - La Quinta Corporate Center September 7, 1999 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 111 midway between Adams Street and Dune Palms Road and aligning with the Auto Center's main entry on south side of Highway 1 1 1 - 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 between the access drive curb return and the Hwy 1 1 1 curb return. E. Access drives from arterial highways (Highway 1 1 1, Adams Street and Dune Palms Road) 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 curbface of Highway 1 1 1, and 50 feet from the curbface of Dune Palms Road. The hotel site is subject to the conditions of Specific Plan 98-033 which, for that parcel, take precedence over these conditions F. Industrial Road - 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 CAMy Documents\WPDOCS\SP99036-c.ofa.wpdCCwpd7.wpd Conditions of Approval Specific Plan 99-036 - La Quinta Corporate Center September 7, 1999 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 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. QUALITY ASSURANCE 51. The applicant shall employ construction quality -assurance measures which meet the approval of the City Engineer. C:\My Documents\WPDOCS\SP99036-c.ofa.wpdCCwpd7.wpd Conditions of Approval Specific Plan 99-036 - La Quinta Corporate Center September 7, 1999 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. 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. C:\My Documents\WPDOCS\SP99036-c.ofa.wpdCCwpd7.wpd Conditions of Approval Specific Plan 99-036 - La Quinta Corporate Center September 7, 1999 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. 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 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. 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 1 1 1 property line. The building height may 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. Prior to the approval of the first Site Development Permit, the project proponent shall establish or cause to be established, a property owner and/or tenant association, which will be responsible for the maintenance of parking areas, C:\My Documents\WPDOCS\SP99036-c.ofa.wpdCCwpd7.wpd Conditions of Approval Specific Plan 99-036 - La Quinta Corporate Center September 7, 1999 interior, roadways, sidewalks, landscaping and other common area amenities. 67. Signage shown in the Specific Plan for the Hotel 111 site (approved separately as' -SP 98-033), located adjacent to Specific Plan 99-036 to the west, at the northeast corner of Adams Street and Highway 111, shall not be part of this approval. All references to signage on this parcel shall be removed from the text Specific Plan 99-036. 68. The signage program and associated exhibits shall be modified to reflect the following: A. Sign D shall not exceed 100 s.f. In total area. B. Sign G shall not exceed 100 s.f. In total area. C. Sign F shall not exceed 50 s.f. In total area. D. No additional monument signs shall be permitted. 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. F. Gasoline ID and price signs, 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 sign will be constructed. All Site Development Permit applications involving signage shall submit an analysis which demonstrates consistency with this condition of approval. 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. 70. The applicant shall comply with the mitigation measures contained in EA 99- 383. CAMy Documents\WPDOCS\SP99036-c.ofa.wpdCCwpd7.wpd E 0 RESOLUTION NO. 2002-85 CONDITIONS OF APPROVAL - FINAL SPECIFIC PLAN 99-036 (AMENDMENT #1) - LA QUINTA CORPORATE CENTRE SKY WEST CORP. CENTRE GROUP LLC AND CITY OF LA QUINTA JUNE 4, 2002 GENERAL 1 . Condition deleted. 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) 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 G:\Condcc SP99036#1 LQCorp2002.wpd/Greg 0 0 Resolution No. 2002-85 Conditions of Approval - Final Specific Plan 99-036 (Amendment #1) - La Quinta Corporate Centre Adopted: June 4, 2002 Page 2 Storm Water Pollution Protection Plan is available for inspection at the project site. 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 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. Industrial Road/Corporate Centre Drive - 64 -foot right of way from western boundary (connecting to industrial road within 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. North/South Cul de sac - 64 -foot right of way. G:\Condcc SP99036#1 LQCorp2002.wpd/Greg 0 0 Resolution No. 2002-85 Conditions of Approval - Final Specific Plan 99-036 (Amendment #1) - La Quinta Corporate Centre Adopted: June 4, 2002 Page 3 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. 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, Industrial Road/Corporate Centre Dr., and Cul De Sac - 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 setbacks, 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 G:\Condcc SP99036# 1 LQCorp2002.wpd1Greg 0 0 Resolution No. 2002-85 Conditions of Approval - Final Specific Plan 99-036 (Amendment #1) - La Quinta Corporate Centre Adopted: June 4, 2002 Page 4 submitted on 24" x 36" media in the categories of "Rough Grading," "Precise Grading," "Streets & Drainage," and "Landscaping." All plans except precise 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. G:\Condcc SP99036#1 LQCorp2002.wpd/Greg 0 0 Resolution No. 2002-85 Conditions of Approval - Final Specific Plan 99-036 (Amendment #1) - La Quinta Corporate Centre Adopted: June 4, 2002 Page 5 18. Prior to issuance of any further for site grading or building construction permits, the applicant shall construct any remaining or deferred improvements and satisfy obligations required by 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. G:\Condcc SP99036#1 LQCorp2002.wpd/Greg Resolution No. 2002-85 Conditions of Approval - Final Specific Plan 99-036 (Amendment #1) - La Quinta Corporate Centre Adopted: June 4, 2002 Page 6 24. The applicant shall endeavor to minimize differences in elevation at abutting properties. 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. 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 G:\Condcc SP99036#1LQCorp2002.wpd/Greg Resolution No. 2002-85 Conditions of Approval - Final Specific Plan 99-036 (Amendment #1) - La Quinta Corporate Centre Adopted: June 4, 2002 Page 7 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. 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 1 1 1 - The north half (58 feet) of a 1 16 -foot street improvement including landscape median, 50 percent of the traffic signal modification at the project main entry and an eight -foot sidewalk. G:\Condcc SP99036#1 LQCorp2002.wpd/Greg 0 0 Resolution No. 2002-85 Conditions of Approval - Final Specific Plan 99-036 (Amendment #1) - La Quinta Corporate Centre Adopted: June 4, 2002 Page 8 B. Dune Palms Road - Construct half -width street improvement plus six-foot sidewalk. Half street shall be 48 -feet from the Highway 1 1 1 curb return 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. Industrial Road (Corporate Centre Dr.) - 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, 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. Culs de sac, knuckle turns and corner cutbacks shall conform with Riverside County Standard Drawings #800, #801, and #805 respectively unless otherwise approved by the City Engineer. G:1Condcc SP99036#1 LQCorp2002.wpd/Greg 0 9 Resolution No. 2002-85 Conditions of Approval - Final Specific Plan 99-036 (Amendment #1) - La Quinta Corporate Centre Adopted: June 4, 2002 Page 9 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). 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 4.0"/6.00" Primary Arterial 4.5"/6.00" Major Arterial 5.5"/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 1 1 1 - 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. G:\Condcc SP99036#1 LQCorp2002.wpd/Greg 0 0 Resolution No. 2002-85 Conditions of Approval - Final Specific Plan 99-036 (Amendment #1) - La Quinta Corporate Centre Adopted: June 4, 2002 Page 10 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 between the access drive curb return and the Hwy. 1 1 1 curb return. D. Access drives from arterial streets (Highway 1 1 1, Adams Street and Dune Palms Road) 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 curbface of Highway 1 1 1, and 50 feet from the curbface of Dune Palms Road. E. Industrial Road/Corporate Centre Dr. - 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. G:\Condcc SP99036#1 LQCorp2002.wpd/Greg Resolution No. 2002-85 Conditions of Approval - Final Specific Plan 99-036 (Amendment #1) - La Quinta Corporate Centre Adopted: June 4, 2002 Page 11 LANDSCAPING 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. G:\Condcc SP99036#1 LQCorp2002.wpd/Greg Resolution No. 2002-85 Conditions of Approval - Final Specific Plan 99-036 (Amendment #1) - La Quinta Corporate Centre Adopted: June 4, 2002 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 exceed the maximum square footage shown on page 3 of the Specific Plan for G:\Condcc SP99036/11 LQCorp2002.wpd/Greg 0 0 Resolution No. 2002-85 Conditions of Approval - Final Specific Plan 99-036 (Amendment #1) - La Quints Corporate Centre Adopted: June 4, 2002 Page 13 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 1 1 1 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. 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 Lot users. E. All tenants shall be permitted one wall -mounted s,ign and one under - canopy sign meeting the regulations of Section 9.160 of the Municipal G:1Condcc SP99036#1 LQCorp2002.wpd/Greg 0 0 Resolution No. 2002-85 Conditions of Approval - Final Specific Plan 99-036 (Amendment #1) - La Quinta Corporate Centre Adopted: June 4, 2002 Page 14 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 sign 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 99-110). 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. G:\Condcc SP99036#1 LQCorp2002.wpd/Greg