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SP 1996-028 Dune Palms Plaza (1997)LAPIS ENERGY ORGANIZATION LAPIS ENERGY DEVELOPMENT DUNE PALMS ROAD AT HIGHWAY Ill SPECIFIC PLAN PREPARED FOR: Your Energy Partner Co"o7-no1-AL.y,7 AN"R6VED 62Y CITY COUAC'IL ON - - -.'--2- --- � -- - -9 — - --- --- THE CITY OF LA QUINT'Aq CALIFORNIA CO,4j,o I 7?,)A/,,t FINAL APPROVED U, Qi NTA PLANNING COWSSIOIJ BY MTE Ek PREPARED BY: LAPIS ENERGY ORGANIZATION, INC. 135 Saxony Road P. O. Box 231310 Encinitas, CA 92023 n M6 December 19, 1996 PLA 1�1 �16 TABLE OF CONTENTS LIST OF EXHIBITS EXHIBIT 1 REGIONAL LOCATION MAP 3 EXHIBIT 2 VICINITY MAP 4 SECTION Page 1.0 INTRODUCTION 1 1.1 EXECUTIVE SLAEVIARY 1 1.2 PURPOSE AND INTENT 1 1.3 PROJECT SETTING 1 1.4 ENABLING LEGISLATION 2 1.5 CULTURAL RESOURCES ASSESSMENT 2 2.0 PLANS PROGRAMS AND GUIDELINES 5 2.1 SPECIFIC PLAN MIXED/REGIONAL COMMERCIAL (M/RC) 5 USES AND STANDARDS 2.2 SPECIFIC PLAN COMMERCIAL PARK (CP) USES AND 5 STANDARDS 2.3 DEVELOPMENT CONCEPT 5 2.4 LAND USE PLAN 7 2.5 CIRCULATION PLAN 11 2.6 INFRASTRUCTURE AND UTILITIES PLAN 13 2.7 DEVELOPMENT DESIGN GUIDELINES 14 3.0 CONSISTENCY WITH THE GENERAL PLAN 17 3.1 LAND USE ELEMENT 17 3.2 CIRCULATION ELEMENT 17 3.3 OPEN SPACE ELEMENT 17 3.4 PARKS AND RECREATION ELEMENT 17 3.5 ENVIRONMENTAL CONSERVATION ELEMENT 17 3.6 INFRASTRUCTURE AND PUBLIC SERVICES ELEMENT 18 3.7 ENVIRONMENTAL HAZARDS ELEMENT 18 3.8 AIR QUALITY ELEMENT 18 4.0 LETTERS OF REFERENCE 19 LIST OF EXHIBITS EXHIBIT 1 REGIONAL LOCATION MAP 3 EXHIBIT 2 VICINITY MAP 4 1.0 INTRODUCTION 1.1 EXECUTIVE SUMMARY The Lapis Energy Development Specific Plan is a summary of the proposed development at the corner of Dune Palms Road and Highway 111, proposed by Lapis Energy Organization, Inc. of Encinitas, California. This is Specific Plan is submitted as part of the package that contains the Conditional Use Permit Application, the Tentative Parcel Map and the Site Development Application, and is organized into four chapters. For further clarification please refer to the drawings that are required as part of the other submittals Chapter I - Introduction, is an introduction to the development and includes a summary of the development as well as a description of the project setting, and legislative authority for the Specific Plan. Chapter 2 - Plans, Programs and Guidelines, provides the organization and framework of the Land Use Plan and related exhibits. It establishes the land use policy for the Lapis Energy Development and provides design guidelines for each of the individual parcels included in the development. Chapter 3 - Consistency with the General Plan, includes a statement of the relationship of the Specific Plan to the General Plan. Chapter 4 - Letters of Reference, includes letters of reference from Desert Sands Unified School District, Sunline Transit Agency and the Coachella Valley Clean Cities. 1.2 PURPOSE AND INTENT The Specific Plan is intended to guide the character, design and standards of development at the Lapis Energy Development. It is meant to provide a degree of flexibility to allow future development to respond to the changes in society and the economic marketplace which will occur over the buildout of the community. The Specific Plan establishes and updates the design and development policies applicable to development within the Specific Plan area. 1.3 PROJECT SETTING The Lapis Energy Development is located at the corner of Highway 111 and Dune Palms Road. The property is approximately 10.29 acres and extends from Highway 111 back to the Desert Sands Unified School District (DSUSD) Administrative Center on Dune Palms Road, and is entirely within the corporate limits of the City of La Quinta. The site is designated for Mixed/Regional Commercial (M/RC) and Commercial Park (CP) uses by the City of La Quinta General Plan. Lapis Energy Organization, Inc. 1 Lapis Energy Development Specific Plan The property adjacent to the Lapis Energy Organization Development is designated as Mixed/Regional Commercial (M/RC). The only other development currently underway is the construction of the DSUSD Administrative Center. 1.4 ENABLING LEGISLATION The authority to prepare, adopt, and implement specific plans is granted to the City of La Quinta by the California Government Code (Title 7, Division 1, Chapter 3, Article 8, Sections 65450 through 65457). As with General Plans, the Planning Commission must hold a public hearing before it can recommend adoption of a specific plan. The City Council of La Quinta may adopt a specific plan by either ordinance or resolution 1.5 CULTURAL RESOURCES ASSESSMENT The site is identified as being within the habitat range of the Coachella Giant Sand Treader Cricket, which is listed as a Species of Special Concern by the California Department of Fish and Game. A biological study to determine the extent of this species was conducted, and submitted with this Specific Plan. The results of the Biological Study showed no signs of the Coachella Giant Sand Cricket. A cultural resource assessment was also performed on the site to determine if significant archaeological or historic resources were are present on this site. The results of the cultural resource assessment study are outlined below. Phase I. The Phase I archaeological study included a surface investigation of the entire site for the possibility of existing archaeological artifacts. Ancient fragments and beads were located in a small area (10 square yards) during the Phase I study. Based on the Phase I findings, a Phase II investigation was recommended by the archaeologist and the City of La Quinta Planning Department. Phase II. The Phase II investigation included over twenty, one -meter by one -meter excavations throughout the site to determine if ancient artifacts existed in any other area of the site. All of the excavations were negative except for those located in the 10 square yard area located in the Phase I study. During the Phase II investigation, additional artifacts were found in the same area which included beads, stone and cremated human fragments. The human fragments consisted of the fifth metacarpal and a vertebrae from a single person. It was also determined that the find was approximately 2,000 years old, and the oldest find in the Coachella Valley to date. Due to the nature of the find, a meeting with the Tribal Council and the Planning Department staff was conducted to determine the proper course of action to be taken for closure of the archaeological site. A mitigation plan was developed that included a Phase I III study to remove all of the artifacts and completely exhaust the find. A stipulation to �. the removal of the find is that during any grading operations an Archaeologist must be ' I present. W _ Lapis Energy Organization, Inc. 2 Lapis Energy Development Specific Plan J Phase M. The Phase III investigation was in completed in December 1996, and all of the artifacts removed from the site. A detailed summary report of the findings will be submitted to the Planning Department in January 1997. EXHIBIT 1 REGIONAL LOCATION MAP TO TO SAN FRANCISCO LAS VEGAS RIVERSIDE LOS • ANGELPALM SPRINGS ES • %,,LA QUINTA Lapis Energy Organization, Inc. 3 TO PHOENIX SAN DIEGO ��� cA wasp MEDICO Lapis Energy Development Specific Plan EXHIBIT 2 VICINITY MAP Lapis Energy Organization, Inc. 4 Lapis Energy Development Specific Plan 2.0 PLANS PROGRAMS AND GUIDELINES Sections 2.1 and 2.2 establish the permitted land uses and development standards for property designated as Mixed/Regional Commercial (M/RC) and Commercial Park (CP) 2.1 SPECIFIC PLAN MIXED/REGIONAL COMMERCIAL (M/RC)USES AND STANDARDS Policy 2-3.1.1 The Mixed/Regional Commercial (M/RC) category shall provide areas for businesses serving the entire region with a trade area typically exceeding 100,000 people Businesses allowed to locate in M/RC areas shall include major retail commercial tenants associated with a regional mall, off-price retail outlet and/or power center. Other businesses permitted in the M/RC category include major office uses, such as corporate headquarters or regional service centers, research and development facilities, major community facilities and/or major medical related facilities. Overnight commercial lodging uses, entertainment uses, as well as automobile uses of a regional nature, may also be included. The maximum F.A.R. of a project in an M/RC category shall be 0.35. The maximum building height shall not exceed four stories. Policy 2-3.1.9 A Specific Plan must be approved prior to any land division or other development approval action of projects in M/RC areas. 2.2 SPECIFIC PLAN COMMERCIAL PARK (CP) USES AND STANDARDS Policy 2-3.2.1 The Commercial Park (CP) category shall provide areas for businesses offering heavy commercial uses, such as automobile repair and body work and warehousing and storage, and light industrial uses, such as office/showroom, office/warehouse, high tech light manufacturing, and other similar uses which serve the needs of a regional and local trade area. Typical trade area populations range from 15,000 to 50,000 people, but may be larger based on the specific nature of the business. The maximum F.A.R. of a project in a CP category shall be 0.50. The maximum building height shall be two stories. Projects in the CP areas shall be located with direct access to arterial or non-residential collector streets. Projects in CP areas shall be developed in a "campus -like" setting. 2.3 DEVELOPMENT CONCEPT The Lapis Energy Development is built around the use of compressed natural gas (CNG) as an alternative vehicular fuel. Lapis Energy Organization, Inc. (LEO) is under contract to provide refueling services to the Desert Sands Unified School District. DSUSD is Lapis Energy Organization, Inc. 5 Lapis Energy Development Specific Plan currently constructing a new Administrative Center on Dune Palms Road just South of the Lapis Energy Development. The development includes a refueling site which is dedicated to DSUSD at the back of the property, Parcel 4. The development also includes a refueling site which will be used by the public on the parcel adjacent to Highway 111, Parcel 1. Both refueling sites will be equipped to dispense CNG, the front refueling site will include unleaded gasoline, diesel fuel and propane, and the back refueling site will also include diesel fuel. As part of the alternative fuels station, a training facility and a mini automotive/retail center will be provided, Parcel 2. This center will provide support for CNG vehicles as well as standard motor vehicles. Several fleets in the Coachella Valley will be serviced at the Lapis Energy Development, as they are converted to natural gas. Section 2.1 includes Policy 2-3.1.1 for the Mixed/Regional Commercial (M/RC) uses The Lapis Energy Development is consistent with this policy because it includes a "regional services center", and "automobile uses of a regional nature". The entire Coachella Valley region is becoming an alternative fuels clean air corridor. The most significant obstacle in the use of alternative fuels is the lack of refueling sites and service centers for alternatively fueled vehicles (AFVs). Parcels 1, 2 and 4 provide the needed infrastructure for the expansion of AFVs throughout the region. The remaining parcel, Parcel 3 will be mini storage/RV storage . Section 2.2 includes Policy 2-3.2.1 for the Commercial Park (CP) uses. The Lapis Energy Development is consistent with this policy because it includes "warehousing and storage with serves the needs of the regional and local trade area". The mini storage/RV storage is designed specifically for the region and includes parking and access for recreational vehicles. In addition, the mini storage/RV storage provides a buffer from the bus parking and refueling area located on Parcel 4 and the DSUSD Administrative Center, to Highway 111. A full size parcel map of the Lapis Energy Development was submitted with this Specific Plan. Lapis Energy Organization, Inc. 6 Lapis Energy Development Specific Plan 2.4 LAND USE PLAN A full size layout of the Lapis Energy Development was submitted with this Specific Plan which depicts the types, locations and general organization of land use permitted to occur at the Lapis Energy Development. The Land Use Plan is intended to promote a balanced and functional mix of land uses consistent with the City of La Quinta's General Plan, including goals for orderly attractive, high quality, regional services. The Land Use Plan establishes a pattern of land uses and densities compatible with the site's setting and the goals and objectives of the Development. The development is divided into four parcels which include; Parcel 1: Lapis Energy Refueling Site, Parcel 2: Mini Automotive/Retail Center, Parcel 3: Mini Storage/RV Storage, Parcel 4: Desert Sands Unified School District Refueling Site 2.4.1 Lapis Refueling Station The Lapis Energy Refueling Site includes unleaded gasoline, diesel fuel, compressed natural gas (CNG) and propane dispensing. The site also includes a mini -mart which will house a fast food pizza restaurant. The restaurant will include both sit down and take out services The main building will be 2,500 square feet and will include the mini mart, sales area, and pizza restaurant. The pizza preparation area will be 250 square feet and there will be a seating area of 250 square feet. A smaller, 800 square foot, stand alone building which includes the CNG compressor, storage area, electrical services and the propane tank and dispenser. There will be a canopy covering the unleaded and diesel refueling pumps and another smaller canopy covering the CNG dispensing pumps. The Lapis Site will include a monument in honor of the archaeological find discussed in Section 1 5. Lapis is working in conjunction with the Tribal Council, the City of La Quinta Planning Department, Arts in Public Places, and a private Southwestern Artist to develop the monument. 2.4.2 Mini Automotive/Retail Center The Mini Automotive Center/Retail Site consists of two retail and automotive shop buildings, and a third smaller building which includes a Lube shop. The retail and automotive shop located to the east will be 4,604 square feet, the retail and automotive shop located to the south will be 4,176 square feet, and the Lube shop will be 2,230 square feet. The total building area included on parcel 2 is 11,010 square feet. 2.4.3 Mini Storage/RV Storage The Mini Storage/RV Storage site includes a managers living quarters, and office space. The mini storage includes 63,773 square feet of storage area and a 3,037 square foot u Lapis Energy Organization, Inc. 7 Lapis Energy Development *I Specific Plan office/manager's unit which includes a 1,272 square foot office, a 1,022 square foot manager's apartment, and a 536 square foot garage. The Zoning Code 9.100.160 allows only 600 square feet of building area for the managers living quarters. Limiting the total living area to 600 square feet is practical only for a single person, and if the manager has a family, a 600 square foot living unit is inadequate. There are a total of 36 full size recreational vehicle (RV) parking spaces located in the middle of the mini storage site for the storage of RV's. 2.4.4 Desert Sands Unified School District Refueling Station The DSUSD Refueling Site includes diesel fuel and compressed natural gas (CNG). The site will be installed to primarily fuel the DSUSD school buses and larger warehouse and food service trucks at a site with access directly to the District's Administrative Center, away from the public usage station located on Highway 111. 2.4.5 Landscape Setbacks Highway 111: The City of La Quinta General Plan requires a 50 foot landscape setback for walls buildings and parking areas. Depending on the landscape concept design, the setback can vary based on review of the design proposal. Dune Palms Road: The City of La Quinta General Plan requires a 20 foot landscape setback from the ultimate right-of-way. The preliminary design proposal includes the site storm run off retention basins within the landscape setbacks. A detailed hydrology and hydraulic analysis will be performed as part of the detailed design phase. 2.4.6 Building Setbacks The City of La Quinta General Plan requires a 10 foot building set back in addition to the 20 foot landscape setback along Dune Palms Road. The Lapis Energy Development significantly conforms to this requirement. All of the buildings included on Parcels 1 and 2 meet this requirement. The design of the mini storage/RV storage includes varying the locations of the outside walls to break up the flat wall effect of the long buildings. At two places, sections of the mini storage building external walls are located in the building setback area. Since the encroachment occurs because of the attempt to break up the long flat buildings and enhance the development's overall appearance, and since the encroachment constitutes only a very small percentage of the building areas, it is requested that the development be approved as submitted. 2.4.7 Access Easements Lapis Energy Organization, Inc. 8 Lapis Energy Development Specific Plan The City of La Quinta has requested an easement through the Lapis Energy Development to the undeveloped property to the east. The easement will initially be landscaped, and at the time the property to the east is developed, a reciprocal easement and participation in maintenance costs will be required from the abutting property owner. A 24 foot right of way is required, with a six foot landscape setback on each side. It has been requested, and the City Planning has indicated it would be possible to locate some of the building elements in the required setbacks in order to compensate for the additional easement the City has requested. There is a 5 foot landscape setback, and a 10 foot building setback requirement on the East side of the property . It is proposed to move the building setback out to 5 feet at certain locations for the mini storage building on the East side of the property. The building line would vary along the East side of the property to achieve break up of a flush wall effect. There is a 50 foot landscape setback requirement for the parcel adjacent to Highway 111, Parcel 1. It is further proposed to make the landscape setback at the front of the property 40 feet in order to use 10 feet of the landscape setback to locate some of the building elements associated with the Lapis Energy Refueling Site. The plans do not include encroachment into the 50 foot landscape setback, however, if during the design phase of the project, it is determined that this is required, it is proposed that the Planning Department be given authority to approve this encroachment. 2.4.8 Parking The parking spaces required for the development were determined using the following calculations: Parcel Requirement Building Area Spaces Spaced Required Provided 1 10 spaces plus 3,300 SF 23 32 one space for every 250 SF 2 - Retail l space for 11,010 SF 37 56 every 300 SF (For both uses) 2 - Lube 2 perbay 8 bays 16 3 1 space per 63,773 SF, 13 15 5,000 SF and 2 with a 2 in Garage spaces for 3,037 SF 36 RV parking manager's unit Manger's Unit 4 No Building 0 6 Totals 89 111 Lapis Energy Organization, Inc. 9 Lapis Energy Development Specific Plan 2.4.8 Floor Area Ratios The floor area ratios (F.A.R.) of each of the parcels are included below. Parcel Gross Area Net Area Building Area F.A.R. 1 114,195 67,518 3,300 029 2 93,342 76,230 11,010 .118 3 200,586 176,418 66,810 .333 4 39,058 32,670 0 0 Totals 447,181 352,836 81,120 .181 The F.A.R. are well below the guidelines set forth in the City of La Quinta's General Plan. J u Lapis Energy Organization, Inc. 10 Lapis Energy Development ISpecific Plan 2.5 CIRCULATION PLAN 2.5.1 Highway 111 Highway 111 is designated as a Primary Image Corridor in the General Plan, Policy 3- 4.1.2, and requires an ultimate half width of 86 feet from centerline (subject to an alignment study). Dedication to achieve such a width is required for the Lapis Energy Development Policy 3-4.1.2 Primary Image Corridors shall be defined as streets in the roadway network which are the major urban design statement of the City. Primary Image corridors shall consist of boulevard streets with raised landscaped medians and heavily landscaped areas within and contiguous to the street rights-of-way. Primary image corridors shall include landscape themes which are reminiscent of La Quinta's agricultural past and desert environment. Primary image corridors may include vertical landscape elements such as palm trees complemented with shade -producing understory of canopy trees, such as indigenous, drought tolerant, desert species. More water intensive understory trees, such as various citrus species, should be used sparingly in nodes at key locations as highlights and reminders of past agricultural activities. Ground plane landscape materials 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. 2.5.2 Dune Palms Road Dune Palms Road is designated as a Secondary Image Corridor in the General Plan; Policy 3-4.1.4, and requires an ultimate half width of 55 feet from the centerline. Dedication to achieve such a width is required for the Lapis Energy Development. 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, street lighting systems, street furniture, bus shelters, and street name signs. However, secondary street image corridors shall emphasize the use of lower profile indigenous canopy trees, accentuated with the use of citrus trees in various nodes. The use of taller, vertical landscape elements shall be de-emphasized and shall occur in nodes, primarily at street intersections. Lapis Energy Organization, Inc. 11 Lapis Energy Development Specific Plan 2.5.3 New Traffic Signal A four way traffic signal will be installed at the corner of Highway 111 and Dune Palms Road, by the City of La Quinta. A bond representing one quarter of the cost of construction is required from the Lapis Energy Development for the installation of the new street light. 2.5.4 Site Access There are four points of access to the Lapis Energy Development Site Highway 111 access is to Parcel 1 is located 250 feet from the end of the ultimate curb return location shown. The access is limited to a right -in, right out. The current configuration indicates that the driveway is located totally on the Lapis Energy Development. Lapis Organization is negotiating the location of the driveway with the owner of the property to the East regarding the possibility of a shared driveway. The first access point on Dune Palms Road is also located 250 feet from the end of the ultimate curb return location show. The access is limited to right -in, right -out. The second access point on Dune Palms Road is a full turn access point which may include a street signal. An easement from this driveway through the Lapis Energy Development will be required for access to the undeveloped property to the East of the development. The third access point on Dune Palms Road is a full turn access point originally designed as part of the DSUSD project. DSUSD has approved modification of the driveway to allow the school district bus drivers to access the refueling site. Lapis Energy Organization, Inc. 12 Lapis Energy Development Specific Plan 2.6 INFRASTRUCTURE AND UTILITIES PLAN The infrastructure system planned to serve the Lapis Energy Development is described below: 2.6.1 Water Domestic water supply is provided by CVWD through a distribution system constructed by the land owner and dedicated to the water district. The water supply will be used for all domestic uses in the development as well as the irrigation requirements for site landscaping. 2.6.2 Sewer An off site sewer treatment plant which is operated by CVWD has adequate capacity to treat waste from the entire development. The sewer main was extended up Dune Palms Road for the DSUSD project. The main will be extended up Dune Palms Road to Highway 111 for this development. 2.6.3 Public Utilities The public utility transmission lines for electricity, cable and telephone are routed around the Lapis Energy Development Site. All of the permanent power and telecommunications distribution lines internal to the project will be placed underground. 2.6.4 Refuse Collection Refuse collection is provided by an entity franchised by the City of La Quinta for this purpose. Refuse collection occurs in accordance with a schedule established by the franchise and the city. 2.6.5 Schools School services for the specific plan area are facilitated by the Desert Sands Unified and Coachella Valley School Districts. 2.6.6 Drainage Drainage will be via on site retention, conducting storm water run off from all parcels into landscaped retention basins fronting along Dune Palms Road and Highway 111. Depths of design storm water retention will be approximately 3 feet maximum in accordance with engineering design hydrology and hydraulic calculations per city approved criteria. Lapis Energy Organization, Inc. 13 Lapis Energy Development Specific Plan 2.7 DEVELOPMENT DESIGN GUIDELINES 2.7.1 Architectural and Siting Guidelines Architecture The architectural theme of the Lapis Energy Development is "Contemporary Mediterranean", a blend of modern and international styles. The use of modern materials and mix textures and finishes reflective of the surrounding desert mountains and dunes allows for aesthetics and long life - low maintenance structures that give a sense of permanence and quality to the development. Color Colors taken from the surrounding mountains will be reproduced on the surfaces of the building walls with variety through "stepped" variations of tonal families. For example, the wainscot on several of the buildings will be of darker tone than the adjacent wall surface. The top cornice will be a tone either darker or lighter than the wall - depending upon the specific building. Contrasting trim colors will be applied to window and door frames as well as usage in the signage program. All colors will be of earth related tones blended for overall color harmony. Materials Concrete slabs and walks will be of earth color and will have a variety of simple textures to delineate the respective use and placement of material. Walls will be of concrete block and stucco. Concrete blocks will be of smooth split face textures - utilizing a banding of smooth and rough textures. The split face blocks, in addition to their standard joinery will have additional joints aligned into panels for additional texture. At the top of the wall additional texture will be added through the use of multi -scored blocks. Trellis work will consist of metal shapes and block/stucco columns to add to the articulation of the facades The predominant exterior building materials will be textured or smooth finish stucco, and precision split face concrete block. Wood, tile and limited wrought iron will be used as accent materials. The building plans and elevations were submitted with this Specific Plan, Lapis Energy Organization, Inc. 14 Lapis Energy Development Specific Plan 2.7.2 Landscape Guidelines Planting design follows through with the theme set up at the educational services center with the use of drought tolerant shrubs and trees such as Cassia, Texas Ranger, Palo Verde and Acacia. These are accentuated by lawn and citrus trees (thematic along Dune Palms Road). Flowering groundcovers along the parkway provide areas of color and are welcome relief to the gravel groundcover used throughout the site. Planting interior to the project recognizes the need to provide shade in parking areas while maintaining visibility to the retail areas. Mesquite tress and flowering shrubs and vines are used on building frontages to soften the mass. Entries into the project are accentuated by plantings of California Fan Palms, Bougainvillea and Evergreen shrubs. Further enhancing these palms are ethnic up light for night viewing. III Lapis Energy Organization, Inc 15 Lapis Energy Development ISpecific Plan The following is a summary of the plants used for the Lapis Energy Development Plant Legend Symbol Genus Species Common Name Trees ASC Acacia Salicina Willow Acacia ASM Acacia Smallii Sweet Acacia CEM Cercidium Micro h Ilium Foothill Palo Verde CIT Citrus Citrus EM Eucalyptus Microtheca Coolibah Tree RL Rhus Lancea African Sumac PRO Proso is Chilensis Chilean Mesquite WF Washington Filifera California Fan Palm QV Quercus Vir iniana "Herita e" Heritage Live Oak Shrubs BRO Bougainvillea "Rosenka" Bougainvillea CA Cassia Artemisioides Feathery Cassia DOS Nerium Oleander "Petite Salmon" Dwarf Oleander DW Das lirion Wheeleri Desert Spoon FS Fou uieria S lendens Ocotillo LFL Leuco hyllum L. Texas Ranger VC Va uelinia Californica Arizona Redwood Vines/Espaliers BBK Bougainvillea "Barbara Karst" Bougainvillea Ground Cover ACR Acacia R. "Desert Car et" Trailing Acacia LSS Lantana M. "Spreading Sunshine" Yellow Prostrate Lantana LAM Lantana Montevidensis Purple Pros. Lantana BCH Baccharis P. "Centennial" Baccharis Lawn Hybrid Bermuda "Tifway Green" Lawn Sod - Over Seed w\ Perennial Le Winter u Lapis Energy Organization, Inc. 16 •1 Lapis Energy Development Specific Plan 3.0 CONSISTENCY WITH THE GENERAL PLAN California Government Code (Title 7, Division 1, Chapter 3, Article 8, Section 65450 - 65457) permits the adoption and administration of specific plans as an implementation tool for elements contained in the local general plan. Specific plans must demonstrate consistency in regulations, guidelines and programs with the goals and policies set forth in the General Plan. The City of La Quinta General Plan includes the following elements: Land Use, Circulation, Open Space, Parks and Recreation, Environmental Conservation, Infrastructure and Public Services, Environmental Hazards, and Air Quality. Each element of the General Plan contains a summary of key issues which direct and guide that elements goals and policies. The summary of key issues is used in this Specific Plan as the basis for evaluating the Specific Plan's consistency with the General Plan. Applicable key issues are stated below followed by a statement of how the Specific Plan conforms thereto. 3.1 LAND USE ELEMENT The Land Use Plan of the Lapis Energy Development designates the site to be Mixed/Regional Commercial (M/RC) and Commercial Park (CP). These uses are consistent with the City of La Quinta's General Plan, and will also support the commercial development of Highway 111. 3.2 CIRCULATION ELEMENT The roadway classifications and design standards will meet the criteria set forth in the City of La Quinta's General Plan. This development will enhance the development of both Highway 11 I and Dune Palms Road. 3.3 OPEN SPACE ELEMENT Not applicable to this Specific Plan. 3.4 PARKS AND RECREATION ELEMENT Not applicable to this Specific Plan. 3.5 ENVIRONMENTAL CONSERVATION ELEMENT The landscaping guidelines set forth in the City of La Quinta's General Plan for Primary Image corridors and Secondary Image corridors will be followed. The storm water retention system will protect the City from the adverse impacts of storm water runoff, including property damage as well as water quality. Lapis Energy Organization, Inc. 17 Lapis Energy Development Specific Plan 3.6 INFRASTRUCTURE AND PUBLIC SERVICES ELEMENT The Lapis Energy Development will extend the "back bone" of the public utilities from the Desert Sands Unified School District project to Highway 111 along Dune Palms Road. The extension of these utilities will make domestic water, sewer, natural gas, telecommunications and cable more readily available for future development along Highway 111. The development will increase the usage of CNG as an automobile fuel within the entire region. The Coachella Valley has been a front runner in the usage of CNG as an alternative fuel. The addition of this development which includes a refueling site and a maintenance center for alternatively fueled vehicles adds to the ability of the entire valley to convert to alternative fuels. 3.7 ENVIRONMENTAL HAZARDS ELEMENT The standards for the development should be carefully regulated to minimize structural damage and loss of life (from earth quakes), even though the City is located in a low intensity ground shake zone. Subsidence hazards for the eastern portion of the City due to its location within the region characterized by a potential soil liquefaction during severs ground shaking should be reduced if possible. Noise mitigation should be considered with all development near arterial streets The effects of light pollution should be minimized within the City. 3.8 AIR QUALITY ELEMENT The mobile source impacts of the entire DSUSD diesel school bus fleet will be eliminated due to the conversion of that fleet to CNG. In addition, several other fleets such as the City of La Quinta, Waste Management of the Desert, in the region will be converted to run on CNG. The development will also provide service and training for alternatively fueled vehicles. Overall, the mobile source pollution will be significantly reduced by The Lapis Energy Organization Development. 6J J u Lapis Energy Organization, Inc. 18 Lapis Energy Development 0P. Specific Plan 4.0 LETTERS OF REFERENCE Attached are three letters of reference for Lapis Energy Organization, Inc and the Lapis Energy Development. The letter were submitted by; The Desert Sands Unified School District, The Coachella Valley Region Clean Cities, and Sunline Transit Agency. The letters of reference document the commitment Lapis has made to these entities which will be supported by the Lapis Energy Development. The entire Coachella Valley will 1 benefit from this development, and the use of alternative fuels will increase, thus improving the quality of life in the Coachella Valley. Lapis Energy Organization, Inc. 19 Lapis Energy Development Specific Plan