SP 1997-029 The Centre at LQ (1997) Superseded1
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THE CENTRE AT LA QUINTA
SPECIFIC PLAN
PREPARED FOR
STAMKO DEVELOPMENT CO.
AND
THE CITY OF LA QUINTA
MAINIERO, SMITH AND ASSOCIATES, INC.
IN CONJUNCTION WITH
WALKER/RANCOURT + ASSOCIATES
HORTON SHEPARDSON ASSOCIATES
June 12, 1997
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THE CENTRE AT LA QUINTA
Table of Contents
Section I. Summary
1.10 Purpose ................................................ p.1
1.20 Executive Summary ...................................... p. 2
1.20.1 The Land ............. ,...................... p.2
1.20.2 The Project .................................. p. 4
1.20.3 The Process .................................. p. 8
1.20.3.1 Relationship to General Plan ............... p. 8
1.20.3.2 Relationship to Zoning and Development ...... p. 8
1.20.3.3 Relationship to Other Agencies ............. p. 11
Section II. Specific Plan
2.10
Project Description ......................................
p. 12
2.10.1 The Site ....................................
p. 12
2.10.2 Site Plan ...................................
p. 12
2.10.3 Landscape Plan ..............................
p. 12
2.10.4 Utilities .....................................
p. 12
2.10.5 Art in Public Places ...........................
p. 13
2.20
Phasing ............................... ..............p.14
2.20.1 Phasing Description ........ ...................
p. 14
2.20.2 Infrastructure Phasing . . . ................ • ... - .
p. 14
2.20.3 Grading ............. . . ....................
p. 15
2.20.3.1 Grading Plan ...........................
p. 15
2.20.3.2 Erosion Control .........................
p. 15
2.20.3.3 SWPPP/NPDES .................... I ...
p. 15
2.30
Drainage/Flood Control ...................................
p. 18
2.30.1 Hydrology ..................... ........ .-......
P. 18
2.30.2 Flood Control Master Plan .....................
P. 18
2.30.3 On-site Storm Water Retention ..................
p. 18
2.30.3 Nuisance Water ..............................
P. 19
2.40
Utilities ................................................
p. 20
2.40.1 Sewer Plan .................................
p. 20
2.40.2 Water Plan .......................... . .......
p. 20
2.40.2.1 Well Site ..............................
p. 20
2.40.3 Electrical Plan ................... . ...........
p. 20
2.40.4 Other Utilities ... . ............... . ............
p. 21
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11
2.50 Land Use .............................................
p.27
2.50.1 Land
Use Plan ...............................
p. 27
2.50.1.1
Auto Mall ............. . ...............
p. 27
2.50.1.2
Mixed Regional Commercial Development ....
p. 29
2.50.2 Development Standards .......................
p. 31
2.50.2.1
Permitted/Conditional Uses ................
p. 31
2.50.3 Design Guidelines ............................
p. 32
2.50.3.1
General Architectural Theme ...............
p. 32
2.50.3.2
Acceptable Building Materials ..............
p. 32
2.50.3.3
Colors ................................
p. 32
2.50.3.4
Roofs .................................
p. 32
2.50.3.5
Equipment Screening ....................
p. 32
2.50.3.6
Fencing and Walls ......................
p. 33
2.50.3.7
Site Lighting ...........................
p. 33
2.50.4 Project Operations ............................
p. 34
2.50.4.1
Project Operations -Auto Mall ..............
p. 34
2.50.4.1.1
Site Plan ..............................
p. 34
2.50.4.1.2
Lighting ...............................
p. 35
2.50.4.1.3
Noise .................................
p. 35
2.50.4.1.4
Special Events .........................
p. 35
2.60 Circulation ............................................ p.37
2.60.1 Overview ................................... p. 37
2.60.2 Off-site Circulation Plan ........................ p. 37
2.60.3 Public Transportation/Transportation Demand Mgmt. . p. 37
2.60.4 On-site Circulation Plan ........................ p. 39
2.60.4.1 La Quinta Centre Drive ................... p. 39
2.60.4.2 Auto Centre Drive/Auto Centre Way ......... p. 39
2.60.4.3 Mixed Regional Commerical Center Circulation p. 39
2.70 Landscape ............................................. p.41
2.70.1 Landscape Concept ........................... p. 41
2.70.2 Landscape Development Standards .............. p. 41
2.70.3 Landscape Palette ............................ p.42
2.70.4 Landscape Maintenance ....................... p.43
2.80 Signage ................. ............. p.44
2.80.1 Signage Concept ............................. p. 44
2.80.1.1 Signage Concept -Auto Mall ..................... p. 44
2.80.1.2 Signage Concept -Mixed Regional Commercial Center p. 45
Section III Appendices
Appendix A- Conditions of Approval
Appendix B - General Plan Policies
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Section IV Environmental Impact Report
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TABLE OF EXHIBITS
The Centre at La Quinta
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Exhibit 1
Aerial Photo .......................................... . . .
p. 3
Exhibit 2
Overall Site Plan ........................................ .
p. 5
Exhibit 2-1
Phase I & II Site Plan .....................................
p. 6
Exhibit 2-2
Phase III Site Plan ........................................
p. 7
Exhibit 3
City General Plan .........................................
P. 9
Exhibit 4
City Zoning ........................................... .
P. 10
Exhibit 5
Exhibit 6
Grading/Drainage Plan ...................................
Utilities- Sewer .........................................
p. 16
p. 22
Exhibit 7
Utilities - Telephone .....................................
p. 23
Exhibit 8
Utilities - Natural Gas ....................................
p• 24
Exhibit 9
Utilities - Electrical
p• 25
Exhibit 10
Utilities - Water .........................................
p. 26
Exhibit 11
Street Cross Sections
p. 38
Exhibit 12
Landscape Palette ::..................................
p. 42
Exhibit 13
Landscape - Highway 111 Cross Section .....................
p. 46
Exhibit 14
Landscape - Highway 111 Concept Plan .....................
p. 47
Exhibit 15
Landscape - Adams Road .................................
p. 48
Exhibit 16
Landscape - Auto Centre Drive .............................
p. 49
Exhibit 17
Signage - Plan ..........................................
p. 50
Exhibit 18
Signage - Monument Signs ................................
p. 51
Exhibit 19
Signage - Building .......................................
p. 52
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SPECIFIC PLAN THE CENTRE AT LA QUINTA
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 an 87 acre
site located on the south side of Highway 111 between Adams Street and Dune
Palms Road. The project is called The Centre at La Quinta.
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.
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 appropriate 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 (and 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:
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"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,
applicable.
where
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.
SPECIFIC ALGIN THE CENTRE AT LA QUINTA
1 1.20 EXECUTIVE SUMMARY
1.20.1 THE LAND
The Centre at La Quinta is a proposed mixed commercial development on 87
acres of property located at the southeast corner of Highway 111 and Adams
Street in 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). 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 B). 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 (portions had been previously cultivated) but has some
dune formations with an elevational difference of up to 25 feet.
The site has nearly 2300 feet of frontage on Highway 111 and also abuts Adams
Street on the west side of the project. Property to the south is vacant and is
zoned for residential uses. Property to the east is an underdeveloped
commercial site with a single home and a small date grove. Dune Palms Road
lies approximately 300 feet to the east of the site. Property to the north, across
Highway 111 is vacant. Property directly west is partly vacant and zoned for
commercial uses and partly developed residential property (Lake La Quinta).
The site is shown on an aerial photograph in Exhibit 1.
Commercial use of the subject site was analyzed in the City's General Plan EIR
which 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.
EXHIBIT 1
AERIAL
PHOTOGRAPH
SPECIFIC PLAN
THE CENTRE AT LA OUINTA
STAMKO DEVELOPMENT
Mainiero, Smith and Assoc.
Planning/Engheering
Walker/Rancourt + Assoc.
Architecture
Horton/SheWdson Assoc.
Lendsc" Architecture
fA
' THE CENTRE! AT LA WNTA
s��cr�rc �r�anr
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1.20.2 THE PROTECT
The Centre at La Quinta is a multi -phased commercial proposal designed around
two main activities: an auto sales mall and a large scale retail complex. Exhibit 2
depicts the proposed development. The first phase of development will occur on
the northwest portion of the property (Highway 111 and Adams Street) and will
' contain an integrated auto sales facility for up to 5 dealerships . Included in the
first phase will be all on-site streets including La Quinta Centre Drive and Auto
Centre Drive/Auto Centre Way, landscaping, lighting, and infrastructure as well
as perimeter improvements such as walls and signage. Included in Phase I will
be the mass grading of the entire westerly half of the project including La Quinta
Centre Drive. Phase II will build out the remaining dealers and possibly auto
related commercial.
Off-site improvements included with Phase I include the entire frontage of Adams
Street (curb/gutter, landscaped median, landscaped parkway and infrastructure
extensions), the westerly frontage portion of Highway 111 (curb/gutter,
1 landscaped parkway and necessary infrastructure extensions). The
development of Phase II and/or Phase III will initiate the implementation of the
remainder of the Highway 111 improvements including the landscaped median.
The main site access will be a signalized, landscaped entry from Highway 111
and will be shared with the Phase III commercial portion of the project. A second
entry will be provided on the west boundary from Adams Street. The entry will
align with Avenue 47 and could be signalized if warrants are met.
The auto mall will include coordinated landscape, lighting, signage, and
maintenance. A property owners association comprised of the property owners
in Phases I and II will handle all landscape and common area maintenance
associated with the auto mall portion of the project. All activity will be contained
on-site including vehicle unloading.
Phase III will focus on the eastern portion of the site and is focused on the
development of a multi-user retail center 400,000 s.f. of retail floor area.
Probable candidate uses include restaurants, entertainment, big box retail,
financial, and offices. The allowable, conditionally allowable, and prohibited uses
shall be generally as set forth in the zoning regulations for the CR zone with
some exceptions as noted in section 2.50.2.1. Phase III common area
improvements will be maintained by a separate property owners association.
The site development concept for Phase III is still in the development stage and
will be changed but not in a way that increases the density and/or intensity of the
site development and/or the maximum heights of the proposed buildings.
RELOCATE EXISTING
SIGNAL
6' MASONRY WALL
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SITE
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FUTURE SIGNAL PER OrrY FIEOUIREMENT
FOR ULTIMATE R.O.W.
15' DEDICATION
(70' HALF—STREET)
W AVERAGE LANDSCAPE PARKWAY
/--RIGHT IN/RIGHT OUT ACCESS
EXHIBIT 2 1
SITE PLAN
SPECIFIC PLAN
THE CENTRE AT LA OUINTA
STAMKO DEVELOPMENT
Mainiero, Smith and Assoc.
Pl"ng/ErghwhV
Walker/Ramourt + Assoc.
Architecture
Horton/Shepardson Assoc.
Landscape Archfiecture
RELOCATE EXISTING
SIGNAL.
6' MASONRY WALL
—. H&H—WAY
6' MASONRY WALL
Phase land
EXHIBIT 2-1
SITE PLAN
PHASE I AND II
SPECIFIC PLAN
THE CENTRE AT LA OUINTA
STAMKO DEVELOPMENT
Mainiero, Smith and Assoc.
P1srr kWEngiieerhV
Walker/Rancourt + Assoc.
Architecture
Horton/Shepardson Assoc.
Landscape Architecture
a
Site Area
Bks Area
Max S�Ht
SRe 1
4.03 Acres
40,000 61.
35 Ft.
Site 2
3.10 Acres
22,000 Sf.
35 Ft
Site 3
4.04 Acres
27,600 Sf.
35 Ft.
Site 4
427 Acres
30,000 Sf.
35 Ft
Site 5
5.02 Acres
31,600 Sf.
35 Ft
Site 6
3.07 Acres
28,000 St.
35 Ft.
5iie 7
3.82 Acrea
32,600 Si.
56 Ft
Si►e 8
3.93 Acres
32,600 Sf.
35 Ft
Site 9
4.21 Acres
30,000 Sf.
35 Ft
275,000 V.
EXHIBIT 2-1
SITE PLAN
PHASE I AND II
SPECIFIC PLAN
THE CENTRE AT LA OUINTA
STAMKO DEVELOPMENT
Mainiero, Smith and Assoc.
P1srr kWEngiieerhV
Walker/Rancourt + Assoc.
Architecture
Horton/Shepardson Assoc.
Landscape Architecture
a
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I liki,
1 ■ INI
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I.111 HIGHER
Jill
PER CITY REWIF EMENT
FOR ULTIMATE RO.W.
f
---, -002
I ■ -0 1'
■IInIIIIIIIIIIIII
Phase
.. . ■ m r, ..m; j
Wl* g 1
8,000 8f.
1
25
Buking 2
8,000 Sf.
1
25
Bum 3
8,000 St.
1
25
&ikir►g 4
8,0&0 Si.
1
W
BukkQ 5
130,000 8f.
2
40'
Binding 6
78,000 Sf.
2
40'
Bukkg 7
100,000 8f.
1
40'
Buiding 8
60,000 Sf.
1
40'
400,000 Sf.
EXHIBIT 2-2
SITE PLAN
PHASE III
SPECIFIC PLAN
THE CENTRE AT LA OUINTA
STAMKO DEVELOPMENT
Mainiero, Smith and Assoc.
Mannkg/Engheering
Walker/Rsncourt + Assoc.
Archdacture
Horton/SheWdson Assoc.
Landscape Architecture
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sPscrFrc PLAN THE gENTRs A T La urrvra
1.20.3 THE PROCESS
1.20.3.1 RELATIONSHIP TO THE GENERAL PLAN
Implementation of development within the Centre at La Quinta Specific Plan area
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 Centre at La Quinta Specific Plan shall be consistent with the provisions of
the La Quinta General Plan. The General Plan Land Use for the site is shown in
Exhibit 3.
1 1.20.3.2 RELATIONSHIP TO ZONING AND DEVELOPMENT PROCESSES
The property is already properly planned and zoned for the uses projected for
the site. Exhibit 4 depicts the zoning on and surrounding the site. The City of La
Quinta requires a Specific Plan to establish an overall master development plan
in the circumstance of the CR zoning classification. In addition to the Specific
Among the important provisions of the General Plan which will be implemented
upon the development of The Centre at La Quinta include:
• Land Use -The General Plan delineates the Highway 111 corridor as a
Mixed/Regional Commercial (M/RC) land use. The proposed project is
consistent with the approved land use. The Specific Plan sets forth the
maximum Floor Area Ratio (F.A.R) for the project at .18, well under the
maximum F.A.R. for M/RC uses (.35).
• Circulation -The Circulation Element of the General Plan outlines the design
and location of required street improvements to complete the transportation
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system in the City. The Centre at La Quinta will complete portions of two
important links in the City's circulation network: Highway 111 and Adams
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Street. Included in the improvements will be sidewalks, bicycle links, bus
stops, and signal improvements.
• Roadway Image Corridors -In addition to roadway improvements, the project
will implement special roadway corridor improvements which will evoke the
unique identity and character sought by the City of La Quinta.
• Water Quantity and Quality -The Specific Plan outlines the use of drought
tolerant planting and irrigation techniques and incorporates a grading concept
designed to retain stormwater on site to assist in recharge of groundwater
supplies.
• Infrastructure -The Specific Plan incorporates plans to complete the
infrastructure which lies adjacent to the project site.
1 1.20.3.2 RELATIONSHIP TO ZONING AND DEVELOPMENT PROCESSES
The property is already properly planned and zoned for the uses projected for
the site. Exhibit 4 depicts the zoning on and surrounding the site. The City of La
Quinta requires a Specific Plan to establish an overall master development plan
in the circumstance of the CR zoning classification. In addition to the Specific
^� _ � GEM 074qkHE DESERT
.:,
GENERAL PLAN
F , L� j_� - -' ,/' PROPOSED
', `� ' r - `� LAND USE POLICY DIAGRAM
RESIDENTIAL LAND USES
_ VLDR VERY LOW DENSITY RESIDENTIAL (0-2 oU/AC)
i }1 �- .L� tx - _ 10 LDR LOW DENSITY RESIDENTIAL (2-4 Du/AC)
:..
MDR MEDIUM DENSITY RESIDENTIAL (4-9 MAC)
MEDIUM HIGH DENSrrY RESIDENTIAL (e-12 MAC)
t, k'" z (i,- F'
HIGH DENSrTY RESIDENTIAL (12-:6 DU/AC)
SITE
" t'' o ® RURAL RESIDENTIAL OVERLAY
L; ;`•�
!� 0 �COMMERCIAL LAND USES
MIXED/REGIONAL COMMERCIAL
r �/ e _ - �'Ej
- COMMUNITY COMMERCIAL
NEIGHBORHOOD COMMERCIAL
h` MARC°I COMMERCIAL PARK
OFFICE
_ {�_` '�y~`ti TC§: TOURIST COMMERCIAL
r �-, � Q f �
j i� ¢� %VC VILLAGE COMMERCIAL
®NON-RESIDENTIAL OVERLAY
L= OTHER LAND USES
[' T I j l F` ®URBAN MIX
I' y
MAJOR COMMUNITY FACILrTIES
fi
PARK FACILITIES
OPEN SPACE
_..
_GOLF COURSE OPEN SPACE
Lp js
M ''�+'ra WATERCOURSE/FLOOD CONTROL
`w_as
'RE IU
.s., � �?� a 1� r�._�.m.- ♦ I 6 OCTOBER 1..o
92
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AVEI IU'`_ 50
EXHIBIT 3
CIN
GENERAL PLAN
SPECIFIC PLAN
THE CENTRE AT LA OUINTA
STAMKO DEVELOPMENT
Mainiero, Smith and Assoc.
PianNng/Eng'neering
Walker/Rancourt + Assoc.
Architecture
Horton/Shepardson Assoc.
Landscape Architecture
E
l
THE DESERT
f.RI..d.I1G.�.1L1OV
®
VERY LOW DENSITY RESIDENTIAL
RL
LOW DENSfTY RESIDnmhL
�]
COVE RESIDENTIq-
F-R-M-1
MEDIUM DENSITY RES DMAL
®�
MEDIUM H10H DENSrTY RmDENT1aL
F:�QT.�.
HIGH DENSITY RESIDEN LOL
TIE MH
�frl
�ti
•
f
FWP-j
WJAGE PARK
VILLAGE SOUTH
THE DESERT
f.RI..d.I1G.�.1L1OV
®
VERY LOW DENSITY RESIDENTIAL
RL
LOW DENSfTY RESIDnmhL
�]
COVE RESIDENTIq-
F-R-M-1
MEDIUM DENSITY RES DMAL
®�
MEDIUM H10H DENSrTY RmDENT1aL
F:�QT.�.
HIGH DENSITY RESIDEN LOL
TIE MH
DF EASMICT
FV—C-1
VVIAG£ CORE
FWP-j
WJAGE PARK
VILLAGE SOUTH
I
VILLAGE NORTH
TAMPICO URBAN MIX
YR -10 000 VILLAGE RESIDE?nM
NQNRESlDr►:TIA+
DiMIQTTS
FC—R-1
REGIONAL COMMERCIAL
CR
COMMERCIAL PARK
CC
COMMUNrrf COMMERCIAL
CN
NEIGHBORHOOD COMMERCIAL
®
rDURIST CCWMERCIAL
MM
OFFICE COMMERCIAL
MC 1
WVOR CDVWUNETY FACILITIES
,SPECIAL
®
PURPOSE pSTRJICT5
FARKS AND P.ECRFAMON
GOLF COURSE
®
OPEN SPACE
®
fLDODPLAIN
OVERLAY
®
DISTRICTS
RESIDENnAl SPECIFIC PLM 01-73LAY
EED
NONRESIDENTIAL OVERLAY
EEg
RURAL RESID-2C AL MRLAY
Goma
HILLSIDE CONSEtVAT04 OVERLAY
MUALLY OREENTED GUSNM C+Tr_RLAY
0
EWE R:kN O ERI.AY
EXHIBIT 4 -I
CITY ZONING
SPECIFIC PLAN
THE CENTRE AT LA QUINTA
STAMKO DEVELOPMENT
Mainiero, Smith and Assoc.
Planning/6Vkx Bring
Walker/Rancourt + Assoc.
Ardtitecture
Horton/SheWdson Assoc.
Landscape Arctitecture
10
SPECIFIC PLAN THE CENTRE AT LA QUINTA
Plan, the processing for entitlements proposes the inclusion of a Development
' Agreement, a Tract or Parcel Map, and a Conditional Use Permit for the
automobile dealerships. Individual applications will be under normal City
requirements at the time of the application for Site Development Permits
(architecture, landscape architecture, signage, final grading, etc.).
Those uses which 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 specified within this Specific Plan. Such conditional uses could
include mixed use commercial and residential, wholesaling, vocational schools,
bars and taverns, and health clubs among others.
1.20.3.3 R ELATIONS H I ID 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. Other infrastructure extensions
will be required by the Imperial Irrigation District for electrical power, General
Telephone Company (GTE) for telephone service and Colony Cablevision for
cable TV service.
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SPECIFIC PLAN _ THE CENTRE AT LA QUIN' A
2.10 PROJECT DESCRIPTION
2.10.1 THE SITE
The landscape concept follows a "desert oasis" theme emphasizing water
efficient materials exhibiting color and form with a deemphasis on the use of turf
areas. Parking areas in the mixed regional center will feature the concept of a
high canopy tree form to reduce the conflict between landscape elements and
project graphics. The auto mall will use tree forms sparingly and concentrate
landscape form and color along the street frontage of each site. Turf areas will
' be integrated into the landscape in front of each dealership. Most landscape
areas throughout the project will be used for storm water retention.
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 utility companies
providing service to the property. (Exhibits 6 to 10 depict the utility
improvements planned in conjunction with the project). A well site will be
provided to the CVWD at the southwest corner of the property, fronting on
Adams Street. Street widening implementing the General Plan will be installed
' concurrently with Phase I and Phase II or Phase. III. The timing of Highway 111
1 12
The site is an 87 acre parcel located on the southeast corner of Highway 111
and Adams Street in the City of La Quinta. The site is currently vacant although
the northern half of the property served at one time in an agriculture production
capacity. The Centre at La Quinta is a multiple use regional commercial project
designed around two main uses. The westerly half of the 87 acre site will be
devoted to automobile sales and auto related commercial in an integrated auto
mall; the easterly portion is expected to be developed as a mixed regional
commercial center with a series of freestanding and attached buildings
comprising 400,000 square feet of floor space.
2.10.2 SITE PLAN
The site Ian will feature required, extensive, coordinated landscape buffers to
p
both Highway 111 and Adams Street which will implement the City's Highway
111 streetscape planning efforts (ongoing during the project's planning phase);
significant building setbacks to both adjacent public streets; controlled, signalized
vehicular access from both streets (upon warrants); and integrated architecture,
landscape architecture and signage concepts established through the Specific
Plan and controlled through private CC&Rs as well as City processes.
2.10.3 LANDSCAPE PLAN
The landscape concept follows a "desert oasis" theme emphasizing water
efficient materials exhibiting color and form with a deemphasis on the use of turf
areas. Parking areas in the mixed regional center will feature the concept of a
high canopy tree form to reduce the conflict between landscape elements and
project graphics. The auto mall will use tree forms sparingly and concentrate
landscape form and color along the street frontage of each site. Turf areas will
' be integrated into the landscape in front of each dealership. Most landscape
areas throughout the project will be used for storm water retention.
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 utility companies
providing service to the property. (Exhibits 6 to 10 depict the utility
improvements planned in conjunction with the project). A well site will be
provided to the CVWD at the southwest corner of the property, fronting on
Adams Street. Street widening implementing the General Plan will be installed
' concurrently with Phase I and Phase II or Phase. III. The timing of Highway 111
1 12
fl
SPECIFIC PLAN THE CENTRE AT LA 9UINTA
improvements will be at the discretion of Caltrans working with the City Public
Works Department.
2.10.5 ART IN PUBLIC PLACES
The requirement for Art in Public Places will be fulfilled in an integrated fashion
with the concept embedded in the overall plan from the onset. The prime
1 location for such an installation is expected to be the generous landscape
setback along Highway 111. The average distance from the curb to the project
in this area will be 62 feet which will include a sidewalk/bikepath and possibly a
bus stop.
Due to the probable differential in timing between Phases I, II and III, and with
the different scale and type of development between the west and east sides of
the project, it may be appropriate to tailor the Art in Public Places concept
individually for each half.
0
1 13
SPECIFIC Pt AN THE CENTRE AT LA QUINTA
2.20 PHASING
2.20.1 PHASING DESCRIPTION
As currently scheduled, the project will be phased with Phases I and II
comprising the auto mail which can be expected to be completed in year 2000
and Phase III comprising the mixed regional commercial center which can be
expected to be completed in year 2005. See Exhibit 2 for phasing. Phase I will
comprise five parcels for auto dealerships with Phase II adding four parcels for
additional dealerships and/or auto related commercial. No more than two of the
parcels in Phase II may be developed with uses other than auto dealers. The
uses expected to be developed if dealerships are not secured are outlined in
Section 2.50.2.1.
Phase III is the easterly half of the property and is planned to accommodate a
mixed regional commercial center. Phase III is expected to begin in year 2000
and be completed in year 2005. The intensity and scope of Phase III will be less
than the approved General Plan and existing zoning for the site. As such, the
General Plan sets forth the development potential as a retail commercial
development with a maximum floor area ratio (FAR) of up to .35. This would
translate to a development up to 580,000 square feet. This Specific Plan sets
E the development intensity of Phase III at 400,000 square feet of floor area.
Phase III will be broken down into four additional subphases.
1 14
For purposes of this Specific Plan, the FAR will be calculated on the basis of the
gross site area. This shall not be construed to allow a higher density than
allowed by the General Plan. -
2.20.2 INFRASTRUCTURE PHASING~
The first phase of infrastructure development will coi tide with Phase I and will
include the westerly frontage portion of Highway 111 (curb/gutter, landscaped
parkway, and necessary infrastructure extensions) and the entire frontage of
Adams Street (curb/gutter, landscaped median, landscaped parkway, and
infrastructure extensions). La Quinta Centre Drive as well as Auto Centre Drive
and Auto Centre Way, will be completed with the Phase I along with the on-site
infrastructure located within the street right-of-way. Utilities will be extended to
the site as necessary.
The second phase of infrastructure will coincide with either the issuance of the
first grading permit for Phase III, the issuance of the first building permit for
Phase II, or the expiration of three (3) years following the recordation of the
parcel map in connection with the project. The improvements will consist of the
completion of Highway 111 improvements including the landscaped median
along with utility extensions as necessary across the remainder of the project's
1 14
SPECIFIC PLAN THE CENTRE AT LA QUINTA
I
frontage. Exhibits 6 through 10 depict the location and scope of infrastructure
' improvements.
2.20.3 GRADING
1 2.20.3.1 GRADING PLAN
The auto mall portion of the site (Phases I and II) and the internal road system
will be mass graded as part of the initial site preparation. The rough pads will be
established for the individual dealership and/or auto related commercial sites. It
is estimated that the grading operation will move approximately 125,000 yards of
dirt and there will be a net balance on the site.
The mixed regional commercial center (Phase III), is also designed to be mass
graded to establish rough pads for the various end users at the onset of the
development of that phase. The grading for this phase is estimated to require a
similar 125,000 yards and result in balanced grading for the project. Exhibit 5
depicts the rough grading and drainage concept for the property.
1 2.20.3.2 EROSION CONTROL
The grading operations shall include adequate provisions for wind and water
erosion control both during as well as after grading operations have ceased.
This will include treatment of the Phase II sites which may remain undeveloped
for several years. The details of erosion control shall be included in the project's
Storm Water Pollution Prevention Plan (SWPPP) and PM 10 Plan.
• Prewatering--The site shall be prewatered to a depth of three 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.
1 2.20.3.3 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 those in excess of five acres in size. 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
1 project will involve two phases of mass grading, each being approximately half of
1 15
TP (75.0)
rel cyl r- SIGNAL_ 6 MASONRY WALL TP (64.5)
PER ami CEG MEME 17
fit ---- r UL-fW
FOR R.O.W.
--
-1-: DEDICATiON
1
PAD
PAD
�.0 71.0 i
S I
69.0
TP (62.5) I
f
iA TP -HP
1 '
TP -HP .7
.
-AV-ESS TO �, ; ' - V -� �` �- 3`-�-_` ' TP
,,s�i'q '�,- _,.._ i 661.0
r-- 0
PAD
69.0
PAD -�
65.0
:y.
�O
w
SETBACK ..... .
t 6' iASo Y
WIX
PAC
it 63.0
L
Q
TP (56.5)
L -j
6' MASC�FFY WAL_L..
193225
W AVE. LAM=A,PE
PARKWAY
RK3aT IN/RK31HT
EXHIBIT 5
GRADING/
DRAINAGE PLAN
SPECIFIC PLAN
THE CENTRE AT LA QUINTA
DRAINAGE CONCEPT:
10 MAJORITY OF ONSITE FLOWS DRAWN
TO LANDSCAPE EASEMENTS ON
PERIMETER OF LOTS.
(9) HIGHWAY 1tl AND ADAMS STREET
DRAIN TO LANE)SCAPE EASEMENTS
ALONG RIGHT OF WAY.
30 SMALL OUANTMES OF STORM WATER
OVERFLOWS TO SMALL COMMON
RETENTION AREA AT SOUTH END OF
LA QUINTA CENTRE DRIVE.
STAMKO DEVELOPMENT
Mainiero, Smith and Assoc.
Planning/Engineering
Walker/Rancourt + Assoc.
ArcMecture
Horton/Shepardson Assoc.
Landscape AreMecture
16
1
SPECIFIC PIAN THE CENTRE ATLA QUINTA
r
the 87 acre site or about 43.5 acres in size. 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.
1
L]
ri
0
fl
1 17
SPECIFIC PLAN THE CENTRE AT LA QUINTA
r
1
2.30 DRAINAGE/FLOOD CONTROL
t 2.30.1 HYDROLOGY
The Centre at La Quinta lies in a Zone C flood zone as determined by FEMA.
Zone C includes areas that are not considered to be subject to flooding in a 500
year event. There are no tributary flows that have to be accommodated in the
development of the site. On site flows must be managed including the City's
requirement for on-site retention of all storm water from a 100 year storm.
1 2.30.2 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. There is no planned collection
system to drain individual sites into these channels as there is a capacity
limitation. The development of property must include provisions to insure that no
additional storm water is conducted into these channels.
No drainage fees are required by the City or CVWD.
1 2.30.3 _ ON-SITE STORM WATER RETENTION
The City of La Quinta in conjunction with the CVWD requires each development
to include provisions for the retention of all storm water attributed to the site. The
design storm which creates the worst case scenario is a 100 year, 24 hour event.
The Centre at La Quinta proposes to use the project's landscape areas for this
retention. Each site within the auto mall will capture its storm water with
retention being accomplished primarily in the landscape setback area along the
internal, public streets. The total retention area will be approximately 7 acre-feet.
The mixed regional commercial center in addition to retaining the storm waters
attributed to it, will also retain the storm water attributed to the public, on-site
street system. It will also use its landscape areas for this purpose. The mixed
regional commercial center retention requirement will be approximately 8 acre-
feet.
® Water falling on the perimeter public streets will be conveyed into the adjacent
landscape setbacks for retention. The volume of this retention will be
approximately .5 acre-feet. The overall grading and drainage plan is shown in
Exhibit 5.
1 18
1
SPECIFIC P[.4N TFiE CENTRE AT LA QUINTA
1
2.30.3 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.
1
1
1
1
_ -
1
1
1
1
t19
fl
SPECIFIC PLAN THE CENTRE AT 1A QUINTA
2.40 UTILITIES
The Centre at La Quinta is well served by utilities and is situated in a corridor
planned for a relatively intense scope of commercial development. No major
utility extensions are anticipated in conjunction with the project.
' 2.40.1 SEWER PLAN
Sanitary sewer facilities for La Quinta are provided by CVWD. The nearest
sewer main is located on the west side of the site in Adams Street. The project
will gravity flow to the main in Adams Street. No upsizing of facilities will be
required. Exhibit 6 shows the schematic design for sewer facilities.
2.40.2 WATER PLAN
Water facilities for La Quinta are provided by CVWD. A 12" main exists in
Highway 111 and there is an 18" main in Adams Street. CVWD will require an
18" main that connects the Adams Street main to the Highway 111 main through
the subject site. In addition, an 18" main will be constructed in Highway 111
from the main project entry to the easterly property line. Exhibit 10 shows the
rschematic design for water service.
2.40.2.1 CVWD WELL SITE
A 0.55 acre well site located at the southwest corner of the project is proposed to
be dedicated to the CVWD. CVWD will develop the property. The location of the
well site is shown on the Site Plan, Exhibit 2.
1 2.40.3 ELECTRICAL PLAN
Electric facilities in La Quinta are provided by the Imperial Irrigation District. The
nearest substation is located at Adams Street and 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 auto mall to join with future
projects either to the east or to the south of the auto mall. The District will
temporarily serve the project with an overhead connection to existing facilities on
Adams Street. Exhibit 9 shows the schematic design for electrical facilities.
1
1 20
P
SRECIFIC p[ �4N THE CENTRE AT LA QUtNTA
2.40.4 OTHER UTILITIES
Natural gas is provided by the Southern California Gas Company. The nearest
facility is a 6" line located in Highway 111 along the northerly frontage of the site.
The conceptual plan for natural gas service is shown in Exhibit 8.
Television cable service is provided by Continental Cable Vision with the nearest
facilities located in Highway 111 abutting the site. Service will be extended to the
site from this point of connection.
Telephone service will be provided by GTE. Fiber-optic cable will be available at
the corner of 48th Avenue and Adams Street. GTE expects to serve the project
1 from this location. Exhibit 7 shows the proposed connection for the telephone
system.
Waste disposal service is provided by Palm Desert Waste Management. Plans
for incorporating recycling facilities shall be considered with each phase of
development. Facilities shall be reviewed for compliance with all City ordinances
by Community Development Staff upon submission of Site Development Plans.
n
1 21
' -: , �, RELOCATE EXtSTUNG
6M.A.SONRY WALL.
t -- -- ref - - SK WAL
fc�f-lwxy-
ENENT
PER CfTY FE-OUIFER
FOR ULTUATE R.O.W.
Dealer Dad I
6*14 1 Dealer pad 2
4,03 ACRES
kCRES
3.10 ACRES 4.044
Dealer pad 3
--EXISTING 18" SEWER
PLAZA
gjkj�T
Icy
1-1CC�ESS TO
ADAMS STFEEET AL
�tO
(A I n
I R;-_
Dealer Pad 5
5.02 ACRES
o
PROPOSED 8" SEWER
SE �CRAC2"'
6' MASOWY
WALL
10"
Dealer pad 4
4.27 ACRES
rllv
C'ealleir Pad 00
421 ACRES
Deafer pad 6
1,07 4 CRIES
T
-8"s
PROPOSED 11" SEWER
4.) 1
00 '0
7
r"wer pad/Auto Ctr4T,-_,ci5j 8
J 1 1 3 Dpmk�r pad/AltoPNsted CorwvwcW
82 ACRES
3,W ACRES
cvwr)
WELL
1932 25
-
6' MASONRY WAU_
PROPOSED 8" SEWER
\x
W AV -E ILMOSCAPE
PARKWAY
RIGM INIFOU-IT
T AC'r�'- - .
EXHIBIT 6
UTILITIES
SEWER
SPECIFIC PLAN
THE CENTRE AT LA OUINTA
STAMKO DEVELOPMENT
Mainiero, Smith and Assoc.
Planning/Engineering
Walker/Rancourt + Assoc.
Architecture
Horion/Shepardson Assoc.
Landscape Architecture
22
J
,.'-6'MASONRY WALL.
Hl(jPWAY FUUPC SIAL
T
Dealer pad I Dealer pad 2
A A ^Mt --
Dealer pad
3.10 ACRES I
3
PROPOSED TELEPHONE 4.04 ACRES
PLAZA
rlCfEss TO
ADAMS STFEET
a Dealer oad Dlr S H A
U ( 1 5.02 ACRE
IL 4.27 ACRES
GTE PROVIDED
FIBER—OPTIC
CABLE
SMACK Dealer pad 9
6' MASONRY
WALL
4M ACRES
< Dealer pad ro 6
3.07 ACRES
00
7 - 7
Is
7
Dealer pacVAuto Related CortwcW
3,E12 ACRES
CVWD
WEH
,—PROPOSED
TELEPHONE
8
Dower pad/Auto Related Cc,r�n'rerdal
3,93 ACRES
6' MASONRY WALL
FER C[TY REOUFEK4EW
FOR ULMMATE R.O.W.
Z.c
- W' AVE. LAJOSCAPE
PARKWAY
�RC4iT IN/F11C4-IT
C��ACCESS__
" __ 71� 7
EXHIBIT 7
UTILITIES
TELEPHONE
SPECIFIC PLAN
THE CENTRE AT LA OUINTA
STAMKO DEVELOPMENT
Mainiero, Smith and Assoc.
PlanNrg/Enghwing
Walker/Rancourt + Assoc.
Architecture
Horton/Shepardson Assoc.
Landscape Architecture
23
J
Lu
WEr-
Ra o
EMSTING
G MAScOli"slf WALL
.. _ "�,�=� • .���, ,�' EXISTING G GAS MAIN
6� %�--
6" �FUTURE SIGNAL uL T��" IFd
F0R0K t 50'AVE ",10 A
PARKWAY
•_
•
_ - - _ _._C�I.rT ACCESS
Dealer pati fi ����� —sy G-`,
Dealer pad 2 r �
4.4,E Aur,I � I
.. 3.10 ACRES�'$ ��� �a�
PROPOSED GAS MAIN `�W I
4.44 ACLS
\-ACCESS TO
ADAMS STREET
Dealer pad 5
5.02 ACRES
jt
-- PLANA
Dealer pad 4
4.27 ACRES
�:....................:....... °� : 1� `/
SMACK 7ealrP4 0vi
MASONRY uj
WALL 421 ASS
< ` Dealer pad 6
k 31,07 ACRES i
ly
�.
--moo - (inoL� -1}-
7
tour Jer PsWk to fielatsd Cosrm&rcial $
3.32 ACRES Maier pad/Auto Pe4atsd Ccmnwctal
'... _
3-93 ACRES
cc
CVWD
WELL 'k
4
6'MASONRY WALL
PROPOSED GAS MAIN
�G
ax.o,
x
m�
-EXHIBIT 8
UTILITIES
NATURAL GAS
SPECIFIC PLAN
THE CENTRE AT LA OUINTA
STAMKO DEVELOPMENT
Mainiero, Smith and Assoc,
Plaming/Engheering
Walker/Rancourt + Assoc.
Arch tecture
Horton/Shepardson Assoc.
I _nrufacar-w% Arr+&mrfo er.m
r
m
_• A TE EX S-nNG
SOAAL y 6' MASOWY WALL
-r-v t Lnrm-- SIGIMAL PER C6TY REOU69EVENT
- - FOR ULTIMATE R.Q.W.
.. _ -- - .. _.. ... - -� - �� _ - .. _ _ ,� yes' rAt-�-�eEr)y�•_`� _
Dealer pad I
4.03 ACRES
PROPOSED ELECTRICAL
E
�-ACCESS TO
ADAMS STREET
Dealer pad 2
3.10 ACRES
PLAZA
d Dealer pad � "` Dever pad 4
5.02 ACRES 4..27 ACRES M
b` ? EXISTING IID i
'OVERHEAD C)�!
! TRANSMISSION
LINES
SETBACK Dealer pad 9
6' MAY ref
WALL 4-21 AGS=SM.
+ !
< Dealer read C
j
• 3.07 ACRES!
• F ± p`�,,
PROPOSED ELECTRICAL
Dealer pad
4.04 ACRES
50' AVE_ LANDSCAPE
PARKWAY
— — �4;IGI-fi WRIGHT
QUT ACCESS
m
C SS
m 7
Ra&W pact/Auto Refeled (-'*wwc W y 8
r 3.82 ACRES [cater pad/Auto Related 04Nr wcW
3-43 ACRES
wGV
Q WELL
• �,
6' MASONW WALL
;X.01
m
n
EXHIBIT 9
UTILITIES
ELECTRICAL
SPECIFIC PLAN
THE CENTRE AT LA QUINTA
STAMKO DEVELOPMENT
Mainiero, Smith and Assoc.
PlanNng/Eng'needng
Walker/Rancourt + Assoc.
Architecture
Horton/Shepardson Assoc.
Landscape ArcNtecture
%%%.j�""__RELOQ&TE EYSTING,
6' MASONRY WAI I EXISTING 12" WATER
12
w RJTURE S*NAL
12"
W
f -
Dealer pad 1
Dealer pad 2
4,03 ACRES
3JO ACRES Dealer pad 3
—J
—EXISTING 18" WATER
4,04 ACRES
PLAZA
'ACCESS TO
ADAfAS STREET
Dealer pad 5
5.02 ACRES
PROPOSED
-"-18" WATER
w
0
Dealer pad 4
L 4.27 ACRES
... . . . . . . . . . . . . . .. . . . . ...
SE -M -ACK Dealer pad 9 r''l.
a
6 MASCHRY , � i i
WALL_ Q 421 ACRES
Utz",umar Pau U
7
00 C�Swer pad Auto Flsiaie-d Com-wcW
3Z2 ACRES Doakw pad/Auto Plekted Co,,tvrwcW
3,93 ACRES
CvwD
WE'L
SIT=
1912 i: 6
6' MASONRY WAH
PER CITY REOUIREMB4T
FOR ULTIMATE P.O.W. 50' AV' LANDSCAPE
,1.t._qEMCAnaid PARKWAY
RIN '
W I Fi fGhT
CS JT ACCESS
--� 12' W
PROPOSED 18" WATER
PROPOSED
12" WATER
MOT
EXHIBIT 10
UTILITIES
WATER
SPECIFIC PLAN
THE CENTRE AT LA OUINTA
STAMKO DEVELOPMENT
Mainiero, Smith and Assoc.
Planning/Engineering
Walker/Rancourt + Assoc.
Architecture
Horion/Shepardson Assoc.
Landscape Archliecture
98
SPECIFIC PLAN THE CENTRE AT.UA QUINTA
2.50 LAND USE
2.50.1 LAND USE PLAN
The proposed plan indicates two distinct land use programs. The westerly half
(43.5 acres) of the project is devoted to automobile sales and delineates sites for
nine dealerships and/or auto related commercial on no more than two of the
' parcels in Phase II. These sites range from 3 acres to nearly 6 acres. These
parcels will take access internally, via a public road system. The easterly portion
of the site (43.5 acres) will share a signalized access at Highway 111 with the
1 auto mall. A site development alternative which appears feasible includes
multiple "large box" pads, restaurants and entertainment and office uses as
I depicted in Exhibit 2.
The Specific Plan establishes development standards for the entire site including
an integrated design for the Highway 111 and Adams Street frontages. These
standards will include considerations for building siting, architecture, lighting,
landscape, public art, and storm water retention. 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 B.
2.50.1.1 Auto Mall
The development of the auto mall portion of the project will be done via a series
of freestanding dealerships and/or auto related commercial structures. A limited
number of common area improvements are planned including an upgraded
street design, limited common customer parking, and a vertical accent feature
located in the center of a circulation roundabout. The parcelization of the auto
mall anticipates nine lots which are programmed as follows:
IParcel 1
Lot Size:
4.01 acres
'
Facilities:
Showroom/Offices:
7,000 s.f.
Parts:
6,000 s.f.
Service (48 stalls)
27,000 s.f
'
Total
40,000 s.f.
Anticipated personnel
80
Parcel 2
Lot Size:
3.08 acres
Facilities:
Showroom/Offices:
Parts:
7,000 s.f.
4,000 s.f.
Service (20 stalls)
11 400 s.f.
Total
22,000 s.f.
Anticipated Personnel
50
27
fJ
C
t
r
fl
[1
SPECIRC PLAN THE CENTRE AT LA QUINTA
Parcel 3
Lot Size: 4.00 acres
Facilities: Showroom/Offices:
8,000 s.f.
Parts:
4,000 s.f.
Service (20 stalls)
15,600 s.f.
Total
27.600 s.f.
Anticipated Personnel
80
Parcel 4
Lot Size: 4.27 acres
Facilities: Showroom/Offices: 10,000 s.f.
Parts: 6,000 s.f.
Service 20 stalls 14,000 s.f.
Total 30,000 s.f.
Anticipated Personnel 60
Parcel 5
Lot Size: 5.01 acres
Facilities: Showroom/Offices:
8,000 s.f.
Parts:
5,000 s.f.
Service (20 stalls)
18,100 s.f.
Total
31,100 s.f.
Anticipated Personnel
80
Parcel 6
Lot Size: 3.07 acres
Facilities: Showroom/Offices:
8,000 s.f.
Parts:
4,000 s.f.
Service 20 stalls
16,000 s.f.
Total
28,000 s.f.
Anticipated Personnel
80
Parcel 7
Lot Size: 3.76 acres
Facilities: Showroom/Offices: 8,500 s.f.
Parts: 4,800 s.f.
Service (18 stalls) 18,300 s.f.
Total 32,600 s.f.
Anticipated Personnel 100
28
2.50.12 MIXED REGIONAL COMMERCIAL DEVELOPMENT
The 43.5 acre eastern portion of the site, if developed to the full potential set
forth in the City's General Plan (FAR of .35), could generate up to 580,000
square feet of commercial floor space which by City standards would require
2300 parking spaces. A development of this intensity would probably entail
either a mid -rise development, multi-level parking structures, significant shared
parking such as suggested under ULI guidelines, or a combination of these
techniques. However, this Specific Plan limits the maximum square footage of
commercial floor space to 400,000 square feet with an FAR of .25 which is far
below that allowed by the General Plan.
1
Taking City of La Quinta requirements into account, including parking standards
and dimensions, setbacks, open space, and storm water retention, and current
commercial development patterns, this development will rely on surface parking
with primarily one story and a limited amount of two story construction. Such a
plan would yield over 2000 parking spaces and would support 400,000 square
feet of development (FAR .25).
1 29
SPECIFIC PLAN
THE CENTRE AT LA QUINTA
Parcel 8
Lot Size: 3.76 acres
Facilities: Showroom/Offices:
8,500 s.f.
Parts:
4,800 s.f.
Service (18 stalls)
18,300 s.f.
Total
32,600 s.f.
Anticipated Personnel
100
'
Parcel 9
Lot Size: 4.25 acres
Facilities: Showroom/Offices:
8,800 s.f.
Parts:
Service (20 stalls)
5,600 s.f.
15,600 s.f.
Total
30,000 s.f.
Anticipated Personnel
80
Thus the total development anticipated in the
auto mall involves approximately
43.5 acres (gross), contains 275,000 square feet of facilities (FAR = .15) and
employs approximately 710 people. The maximum
development for Phases I
and II without further review shall be 275,000
s.f. or an FAR of .15.
While it is expected that all of the sites will
be developed with auto sales and
related uses, the sites in Phases One and
Two may develop pursuant to the
allowance for uses as set forth in the Zoning Ordinance except as further
delineated in Section 2.50.2.1.
2.50.12 MIXED REGIONAL COMMERCIAL DEVELOPMENT
The 43.5 acre eastern portion of the site, if developed to the full potential set
forth in the City's General Plan (FAR of .35), could generate up to 580,000
square feet of commercial floor space which by City standards would require
2300 parking spaces. A development of this intensity would probably entail
either a mid -rise development, multi-level parking structures, significant shared
parking such as suggested under ULI guidelines, or a combination of these
techniques. However, this Specific Plan limits the maximum square footage of
commercial floor space to 400,000 square feet with an FAR of .25 which is far
below that allowed by the General Plan.
1
Taking City of La Quinta requirements into account, including parking standards
and dimensions, setbacks, open space, and storm water retention, and current
commercial development patterns, this development will rely on surface parking
with primarily one story and a limited amount of two story construction. Such a
plan would yield over 2000 parking spaces and would support 400,000 square
feet of development (FAR .25).
1 29
SPECIFIC PLAN rJ4E GENTRF Ar fA UINTA
Considered together with the auto mall, the total development for the entire
project reaches 675,000 square feet which is an FAR of .18; only 51% of the
allowable intensity set forth in the General Plan.
In order to maintain views to the nearby mountain vistas, the building massing
proposed in Phase III will limit the building height along Highway 111 to 35 feet
and will establish minimum openings between buildings of 25 feet.
fl
C
11
c
1 30
t
SPECIFIC THE CENTRE AT LA U1NTA
2.50.2 DEVELOPMENT STANDARDS
The CR zoning development standards contained in the City of La Quinta Zoning
ordinance shall be followed except where specifically modified by this Specific
Plan.
2.50.2.1 PERMITTED/CONDITIONAUPROHIBITED 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 this Specific Plan. Also,
due to the nature of the auto mall concept being proposed in phases one and
two, a master Conditional Use Permit may be approved to cover all of the
dealership sites. In addition, this Specific Plan modifies the Zoning Ordinance list
of allowable and conditionally allowable uses in Phases I and II as follows:
The following uses may be approved by the Planning Commission under
Conditional Use Permit procedures:
1. Car Rental Agencies
2. Car Insurance Agencies
3. Car Wash (Full Service or Self Service)
5. Body Shop including Painting
4. Accessories, Retail and Installation
5. Glass Installation
6. Detailing
7. Upholstery
8. Public Auto/Recreation Vehicle Storage
The following addition to the CR zone list of "Principle Uses" which would be
permitted in Phase III of the Centre at La Quinta:
1. Retail stores, over 50,000 sq/ft floor area
The reason for this addition is that this use fits particularly well into the concept
of a mixed regional commercial center and would be controlled internally through
the property management entity. The municipal concerns over such use could
be controlled through the approval of the Specific Plan and additional
discretionary approvals would be an unnecessary duplication of effort.
31
SPECIFIC PLAN THE CENTRE AT LA QUINTA
11
1 2.50.3 DESIGN GUIDELINES
2.50.3.1 GENERAL ARCHITECTURAL THEME
The desired architectural style of the project is contemporary desert based on
early California Mission, Spanish, southwest and similar themes found in La
Quinta.
r 2.50.3.2 ACCEPTABLE BUILDING MATERIALS
A. Stucco (hand smoothed or vertical -raked textures preferred).
B. Masonry: flagstone, adobe, Spanish style brick, split faced block, or
fluted, split 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.
E. Weathering Metals: Copper, iron, bronze used as accents and detail
areas.
2.50.3.3 , COLORS
The general color scheme shall be a range from off-white to medium earth tones.
Wood shall be stained using medium to dark earth tones and complementary
southwest colors (aqua, teal, terra cotta, whitewash).
2.50.3.4 ROOFS
1 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 the 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.
2.50.3.5 EQUIPMENT SCREENING
Roof mounted mechanical equipment, ductwork and vents shall be screened
from view by an architectural device consistent with the building design.
1 32
11
SPECIR PLAN n1E CENTRE AT LA QUINTA
2.50.3.6 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.
2.50.3.7 SITE LIGHTING
On site lighting source for display or parking lot lighting shall be metal halide
fixtures mounted on square tubular steel poles, 24 ft. in height above finish
grade.
Front line or perimeter poles shall be 5" x 5" square tubular steel with two 1000
watt metal halide fixtures.
Interior poles shall be 5" x 5" square tubular steel with three or four 1000 watt
metal halide fixtures.
' Security lighting shall be similar to display lighting except that fixtures may be
reduced to 400 watts.
General: All lighting shall be designed and located so as to confine direct light
within the project boundaries (including landscape buffer areas located along
Highway 111 and Adams Street).
The lighting systems shall be designed and installed so fixtures are mounted
perfectly horizontal with no tilt to the mounting.
Fixtures shall be equal to "LSI " Citation Series.
Pole shall be mounted to bases with anchor bolts and shall have sheet metal bolt
covers. No direct burial poles shall be used.
1 33
u
n
SPECfF1C PLAN THE CENTRE AT LA QUINTA
2.50.4 PROJECT OPERATIONS
2.50.4.1 PROJECT OPERATIONS -AUTO MALL
The auto mall operations are set forth to insure that they are fully understood to
be a part of the Specific Plan. While there will be a Conditional Use Permit in
place, it is the intent to delineate the elements which will comprise the
operational characteristics of the auto mall to facilitate long term management of
the Specific Plan and the ongoing land use of this part of the overall project
2.50.4.1.1 SITE PLAN
One of the main functions of the site plans for the dealerships within the auto
mall is to accommodate a great deal of vehicle storage. The design of the
facilities may treat these storage areas separate from the requirements of the
City dealing with automobile parking standards, including but not limited to
elimination of striping, curbs, shading, and access." Vehicle storage and display
may be accommodated on roofs as well as in surface facilities. 'r
Customer parking areas shall comply with the requirements of the Zoning
Ordinance relative to off-street parking.
One City standard that does not directly apply to the auto dealerships in this
project is that of an individual loading zone for each business. Due to the unique
characteristics of this land use, the overall site plan has been developed to allow
off-loading of vehicles within the right-of-way cross section of the internal streets
(Auto Centre Drive and Auto Centre Way). The design of the cross section
includes a striped, center lane that will double as a left turn lane as well as the
unloading area for vehicles.
The fifty foot landscape setback area along Highway 111 may incorporate
vehicle displays subject to Planning Commission review and approval.
Vehicle storage areas will be screened from public view by means of a solid
masonry wall up to 6 feet in height and/or landscape materials including
mounding. In particular, the storage areas abutting Highway 111 and Adams
Street will require particular attention. The required landscape easements (50
feet and 20 feet respectively) shall be designed to enhance the screening of
vehicle storage as well as service and work areas.
34
SPECIFIC PLAN THE CENTRE A T LA QUfNTA
1 2.50.4.1.2 LIGHTING
' A key tool in marketing and selling vehicles is adequate night lighting of display
areas. Control of the lighting is proposed by selecting lighting fixtures that will
direct light away from the perimeter property lines and toward the vehicle display
' areas. Fixtures will be "shoe box" type lights mounted on 24 foot high poles.
Typically, two to four 1000 watt, metal halide lights are mounted on each pole.
In front line display areas along Auto Centre Drive, Auto Centre Way, and La
rQuinta Centre Drive, the poles will be spaced approximately on 40' centers. In
secondary areas, the poles will be approximately 60' on center with three to four
fixtures per pole. In rear storage areas, the poles will be spaced approximately
80' to 100' on center.
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. All lighting will comply with the City's "Dark Sky" ordinance.
2.50.4.1.3 NOISE
The operation of auto dealerships will include repair and service of vehicles.
Service departments typically operate between the hours of 7:00 a.m. and 6:00
p.m., five or six days per week. It is the intent of this Specific Plan that the layout
and design of the vehicle service department will be a side entrance facility. This
design requirement will contain much of the noise generated by this type of
activity. The layout of individual dealerships shall orient the service department
openings of the perimeter sites away from the residential area to the south and
west.
' A second design requirement will be the prohibition of a general usage public
address 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. During the life of this project,
other improvements in communications should also be expected.
2.50.4.1.4 SPECIAL EVENTS
The auto mall operation will include regularly scheduled special events designed
to increase the flow of traffic into the center. These special events shall be
limited to no more than 40 total days per year for the auto mall with no single
event lasting more than 10 days. Concurrent or jointly sponsored events held on
the same day shall count as a single day regardless of how many dealers
1 participate. These special events may not utilize searchlights. However, laser
displays and other similar technologies or techniques may be used upon
1 35
SPECIFIC PLAN THE CENTRE ATLA QUINTA
approval by the City during those special events. In no case shall any such
' lighting activity continue after 10:00 p.m. or after business hours. All special
events under this entitlement shall be individually approved by the Community
Development Director with the Temporary Use Permit process.
1
1
1
1
1
1
1
1
1
36
1
SPECIFIC PIAN THE CENTRE AT LA QUINTA
1
' 2.60 CIRCULATION
2.60.1 OVERVIEW
The Centre at La Quinta 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 of 70 feet. The site also abuts Adams Street designated
as a Primary Arterial for which the General Plan calls for a half street of 55 feet.
Additional right-of-way dedication and street improvements for both 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.
2.60.2 OFF-SITE CIRCULATION SYSTEM
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
1 37
The existing conditions around the site include partial improvements on both
abutting public streets. The General Plan standards for improvements which will
be required in conjunction with this project are consistent with other recent road
improvements for both Highway 111 and Adams Street. The construction of the
required improvements will continue the process of implementing the adopted
General Plan Circulation Plan.
In addition top avement, curb, gutter, median and sidewalk/bikepath
improvements, traffic signals are planned at the project's main access points to
both Highway 111 and Adams Street (at 47th Avenue) if warrants are met and
would be installed at such time as warrants are met. In addition, the existing
traffic signal at Adams and Highway 111 will be upgraded.
Exhibit 11 shows the proposed cross sections for the streets affecting the
project.
2.60.3 PUBLIC TRANSPORATION/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
1 37
R/W R Am
0' P.U.E. IV
LA WIN IA UtN 1 Kt UKIVC kpuvnc)
Painted Median (no parking)
NOT TO SCALE
AU I U ULN I Kt WAT I,puonc) kwiul NUI nniy)
AUTO CENTRE DRIVE (public) (with parking)
NOT TO SCALE
R/W
P.U.E.
R/W
CL
LA UUINIA GtNIKt LJMIVt kpuonc)
Raised or Painted Median (no parking)
NOT TO SCALE
R/W
R/W
CURB k GUTTER
AGGREGATE
BARRIER
AUAMJ JIKttl
NOT TO SCALE
C/L
SECTION E—E
STATE HIGHWAY 111
NOT TO SCALE
CURB
R/W
CURB & GUTTER
BASE
EXHIBIT 11
STREET CROSS
SECTIONS
SPECIFIC PLAN
THE CENTRE AT LA OUINTA
STAMKO DEVELOPMENT
Mainiero, Smith and Assoc.
Planning/Enghewhg
Walker/Rancourt + Assoc.
Architecture
Horton/Shepardson Assoc.
Landscape Architecture
38
SPECIFIC PLAN THE CENTRE A T LA RUINTA
address capital improvement and operational standards as set forth in the City's
TDM Ordinance. Any transit related improvements required by the Sunline
Transit Agency as a condition to development will not constitute compliance with
the plan submittal requirements.
2.60.4 ON-SITE CIRCULATION SYSTEM
The 87 acre site is generally bisected b a main north/south drive La Quinta
9 Y Y (
Centre Drive) that separates the auto mall from the mixed regional commercial
site. The auto mall is further served by Auto Centre Drive and Auto Centre Way
which also provides direct access from 47th Avenue. The mixed regional
commercial center will develop its own internal circulation system which will be
designed to interconnect with the road system established in Phases I and II with
the auto mall.
1 2.60.4.1 LA QUINTA CENTRE DRIVE
1 La Quinta Centre Drive will be a roadway which starts at the landscaped entry
from Highway 111 with two lanes in each direction and a total right-of-way of 88
feet. A landscaped median will divide the main drive at Highway 111. From that
point to the intersection with Auto Centre Drive, there will be a painted median
that will also serve as the center left turn lane. Southerly of the intersection, the
road reduces to one lane in each direction with a painted center median and a
total right-of-way of 60 feet. There will be no on -street parking allowed. La
Quinta Centre Drive will be a dedicated public road. No individual site access will
be allowed north of Auto Centre Drive with full access allowable southerly of that
intersection.
2.60.4.2 AUTO CENTRE DRIVE/AUTO CENTRE WAY
The internal access for the individual dealer and/or auto related commercial sites
' will be provided by dedicated public roads (Auto Centre Drive/Auto Centre Way)
each with a right-of-way of 74 feet. This section, consistent with the General
Plan collector street, will accommodate two travel lanes, parking on both curbs
and a center left turn lane that will also be used for vehicle unloading. Auto
Centre Drive also provides a direct connect to Adams Street which aligns with
47th Avenue.
2.60.4.3 MIXED REGIONAL COMMERCIAL CENTER CIRCULATION
The mixed regional commercial center circulation plan is depicted on the overall
site plan. However, the final circulation design will depend on the ultimate users
and the configuration of buildings. The circulation design should take the loop
road into consideration and access to the mixed regional commercial center
39
SPECIFIC PLAN THE CENTRE AT L4 QUWTA
should align with the loop road if practical. The interior circulation system should
include an identifiable "collector" road which could be either private or public
depending on final design.
' The interior roadway design should take proper engineering principles into
account including but not limited to adequate distance between intersecting
drives and eliminating conflicts between backing vehicles and travel lanes.
1 A right-in/right-out drive to Highway 111 is proposed toward the easterly property
line to allow east -bound vehicles to egress the project without having to return to
La Quinta Centre Drive. This drive will also provide a second point of access
from Highway 111 for those motorists who miss La Quinta Centre Drive.
GCI
SPECIFIC PLAN THE CENTRE AT LA Ql I NTA
2.70 LANDSCAPE
2.70.1 LANDSCAPE CONCEPT
The landscape concept follows a "desert oasis" theme emphasizing water
efficient materials exhibiting color and form. Parking areas in the mixed regional
commercial center will feature the concept of a high canopy tree form to reduce
the conflict between landscape elements and project graphics. The auto mall will
use tree forms sparingly and concentrate form and color along the street
frontage of each dealership and/or auto related commercial use. Most
landscape areas throughout the project will be used for storm water retention.
The project will feature extensive streetscapes along both Highway 111 and
Adams Street. The concept of the westerly (auto mall) portion of the site will be
to enclose the dealerships with a six foot walled enclosure and incorporating a
graphic identification system into the required 50 foot landscape setback area.
The easterly (mixed regional commercial center) plan will incorporate the
landscape buffer into the overall plan. No wall will be required east of the main
entry with the exception of the overall entry treatment including possible project
signage.
The City of La Quinta is developing a streetscape program for Highway 111. It is
the intent of this Specific Plan to complement that effort by incorporating design
principles into the guidelines for the project. One area that the Specific Plan will
have to deviate from the streetscape program will be the tree palette. The
Highway 111 streetscape concept uses mostly flowering trees which are not
appropriate in the circumstance of auto dealerships. Trees of similar shape and
size will be used; however, flowering trees will not be required along the auto
mall portion of the Highway 111 frontage.
2.70.2 LANDSCAPE DEVELOPMENT STANDARDS
The Centre at La Quinta will meet the minimum standards for landscape as set
forth in the Zoning Ordinance.
41
n
u
fJ
SPECIFIC PLAN THE CENTRE AT _LAUC? INTA
2.70.3 LANDSCAPE PALLETTE
Landscape materials selected for detailed landscape plans shall be chosen from
the following materials:
MASTER PLANT LIST- Exhibit 12
TREES
ACACIA SMALII
SWEET ACACIA
ACACIA STENOPHYLLA
SHOESTRING ACACIA
CERCIDIUM FLORIDUM
BLUE PALO VERDE
CERDIDIUM PRAECOX
SONORAN PALO VERDE
GEIJERA PARVIFOLIA
AUSTRALIA WILLOW
LYSILOMA THORNBERI
FEATHER BUSH
SOPHORA SECUNDIFLORA
TEXAS MOUNTAIN LAUREL
PALMS
CHAMAEROPS HUMILIS MEDITERRANEAN FAN PALM
WASHINGTONIA FILIFERA CALIFORNIA FAN PALM
WASHINGTONIA ROBUSTA MEXICAN FAN PALM
SHRUBS
CAESALPINIA PULCHERRIMA
RED BIRD OF PARADISE
CASSIA SPECIES
CASSIA
ENCELIA FARINOSA
BRITTLE BUSH
JUSTICIA SPICIGERA
MEXICAN HONEYSUCKLE
LEUCOPHYLLUM C. SPECIES
TEXAS RANGER
NERIUM OLEANDER'PETITE PINK'
DWARF OLEANDER
NOLINA PARRYI
DWARF MEXICAN GRASS TREE
RAPHIOLEPIS (.'SPECIES'
INDIA HAWTHORN
SALVIA G. 'SIERRA LINDA'
SAGE
SIMMONDSIA CHINENSIS
JOJOBA
THEVETIA PERUVIANA
YELLOW OLEANDER
XYLOSMA CONGESTUM'COMPACTA'
DWARF XYLOSMA
GROUNDCOVER
ANNUAL COLOR
SEASONAL FLOWERS
ACACIA R. 'DESERT CARPET'
TRAILING ACACIA
BACCHARIS CENTENNIAL
BACCHARIS
DALEA GREGGII
PROSTRATE INDIGO BUSH
LANTANA MONTEVEDENSIS
PURPLE PROSTRATE LANTANA
LANTANA M. 'GOLD SPOT'
YELLOW PROSTRATE LANTANA
OENOTHERA BERLANDIERI
MEXICAN PRIMROSE
ROSMARINUS O. 'LOCKWOOD FOREST'
DWARF ROSEMARY
SANTOLINA VIRENS
GREEN SANTOLINA
42
u
SPECIFIC PLAN THE CENTRE AT LA QUINTA
VERBENA RIGIDA
PALM SPRINGS'GOLD'
WILDFLOWERS
DESERT WILDFLOWER MIXTURE
2.M4 LANDSCAPE MAINTENANCE
VERBENA
GRAVEL TAILINGS
CALIFORNIA POPPIES, VERBENA,
ETC.
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.
Landscaping maintenance for the auto mall portion of the project shall be under
a single maintenance contract managed by the Property Owners Association.
Similarly, the landscape for the mixed regional 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.
n
t
1 43
SPECIFIC PLAN THE CENTRE AT LA QUINTA
2.80 SIGNAGE
2.80.1 SIGNAGE CONCEPT
Comprehensive sign plans shall be in place for each Phase of developoent prior
to the issuance of building permits for that phase. The main principle of the
comprehensive sign plan shall be compliance with the Sign Ordinance portion of
the La Quinta Zoning Ordinance.
Monument signs shall conform to the City of La Quinta standard of 8 feet
maximum height except for the primary project monuments which may be 12 feet
high as shown in Exhibit 18.
2.80.1.1 SIGNAGE CONCEPT -AUTO MALL
Due to its unique retailing and land use concept, the auto mall has turned
inward, away from Highway 111 to equalize the location factor across the site.
Although only three of the dealerships have technical "frontage" on Highway 111,
each dealer will be afforded one graphic identification sign in the landscape
setback area along Highway 111. In addition, overall center identification signs
will be utilized along Highway 111; one monument sign west of the main entry
and one near the corner of Adams Street and Highway 111. At the entrance on
Adams Street an identification sign may be allowed providing identification to
both the auto mall as well as the mixed regional commercial center. Exhibit 18
shows the conceptual monument signs proposed for Highway 111 and Adams
Street.
Once inside the auto mall, each of the dealers will be allowed the following
signage:
1. One ground mounted "Dealership Identification" sign per franchise not to
exceed 40 sq. ft. per face. This sign is primarily for manufacturer's identification.
2. One wall mounted "Dealership Identification" sign with .24" maximum
height letters. Letters shall be channel can, plex-faced, internally illuminated.
3. One secondary wall or fascia mounted sign for each department (used
cars, service, parts, and body shop). Sign shall be of appropriate size to be
seen from the internal loop street and shall be sized to fit the architectural
element on which it is located.
4. Directional signs as necessary as approved by the Director of Community
Development.
Exhibit 19 depicts the sign locations and design concept for the interior
Identification signs for the auto dealers.
44
SPECIFIC PLAN _ _ THE CENTRE ATL4 QUINTA
I
2.80.1.2 SIGNAGE -MIXED REGIONAL COMMERCIAL CENTER
The appropriate signage for the ultimate user(s) of this portion of the project will
only be determined upon development of a detailed site and use plan for the site.
The signage concept shall include a single -sign allowance per main building
entrance. Alternative locations may be considered based on the most effective
use of graphic identification.
Multi -tenant buildings shall integrate a concept for graphics into the architectural
scheme which shall become the basis for the comprehensive sign plan for the
complex. Freestanding signs may identify the building only; not individual
tenants. Single user, freestanding buildings may use freestanding, monument
signage.
The mixed regional commercial center shall be allowed two complex
identification signs; one east of the main entry on Highway 111 and a second
sign near the easterly access point. The center may utilize signage at major
access points off La Quinta Centre Drive. Major tenants (GLA over 50,000 s.f)
may be identified on the complex signs.
Exhibits 17 and 18 depict the sign locations and design concept for the
identification signs for the retail center portion.
45
SECTION -I HIGHWAY 111 PARKWAY
1 /B"z V. 0"
r��
HORTON
SHEPARDSON
ASSOCIATES
IA.OKAK AMMICnAl
EXHIBIT 13
LANDSCAPE
HWY 111 X -SECT
SPECIFIC PLAN
THE CENTRE AT LA OUINTA
STAMKO DEVELOPMENT
Mainiero, Smith and Assoc.
Planning/6xjhwing
Walker/Rancourt + Assoc.
Architecture
Horton/Shepardson Assoc.
Landscape Arctvtecture
46-
rA-er� WA 1. - W f CAF
GoW MN* (01a locl c-0.
Wli'7r-, 51DEWAt K-
G�NG�T� C`I�wP-SND
AUTO DEALERS
L,,AMJ
HIGHWAY 111
PLAN — HIGHWAY 111 PARKWAY
151=205"01115
r2 x 10GI WAa 1 -
12i�c� &-d o. C'
tAWN
II~
HORTON
SHEPARDSON
ASSOCIATES
#ft04TKrM
EXHIBIT 14
LANDSCAPE
HWY 111 CONCEPT
SPECIFIC PLAN
THE CENTRE AT LA OUINTA
STAMKO DEVELOPMENT
Mainiero, Smith and Assoc.
Planning/Eng'neering
Walker/Rancourt + Assoc.
Architecture
Horton/Shepardson Assoc.
Landscape ArcMecture
47
IwrA
PLAN -ADAMS PARKWAY
*1"=zo3"05,
WIN
LAWN
sECT1C2IV-ADAMS PARKWAY 1/455=13-0"
�
1
tir-
,AL)Tc
PE�AL_Vf,
HORTON
SHEPARDSON
ASSOCIATES
M(>.TKnW
EXHIBIT 15
LANDSCAPE
ADAMS STREET
SPECIFIC PLAN
THE CENTRE AT LA OUINTA
STAMKO DEVELOPMENT
Mainiero, Smith and Assoc.
Planting/BVineering
Walker/Rancourt + Assoc.
ArcMecture
Horton/Shepardson Assoc.
Landscape Arct*ecture
48
J
PLAN - AUTO CENTRE DRIVE w/ WEE4 U.1 'I,
v Ni HORTON
!!�. ! !! VLS SHEPARDSON
1 =20 -O ASSOCIATES
L41 oeu+t iA74 nCru1E
0
— — Jnr � W i Ma r •R 0 W Ws � � W— M i � w 1— A � KIM f WEW — . — r ■ — ■ — ■ ■
EXHIBIT 16
LANDSCAPE
AUTO CENTRE
SPECIFIC PLAN
THE CENTRE AT LA OUINTA
STAMKO DEVELOPMENT
Mainiero, Smith and Assoc.
Planning/BVheering
Walker/Ranoourt + Assoc.
Architecture
Horton/Shepardson Assoc.
Landscape Architecture
r
i1
-61 mASO�40RY WALL
q ONAL
RIGHWAY
FUTURE WVUL
ub,
QDJ- f A)
Dealer pad 1
4,03 ACRES
z
\--ACCESS TO
ADAW SITEET
Dealer pad 5
5.02 TS
1 r
ji ey-
w
SE7BACK
VVAS OWY
WALL
Dealer pad 6
3.07 ACRES
Dealer pad 2
3.10 ACRES Dealer pad 3
4.04 ACFES
FILAZA
7
De,&ter piLd/Aryr'y Auto Umo
3.82 ACRES
Dealer pad 4
4.27 ACFC-8
Deafer pad 9
4.21 ACRES
a
r>,-jLjer pad/AndWy Auto U066
3.93 ACRES
62 MASVNRY WALL
F,ER crry REOUIREMWr
FOR Ul-1114ATE FLO.W.
-:0-1 Arry
6' 11AX
53` AVE. L*MSCMIE:
PARKWAY
R W/RK-+fT
FA NQ
PARKlhr.x
1932.25
PARKIWA
330-01
EXHIBIT 17
SIGNAGE
PLAN
SPECIFIC PLAN
THE CENTRE AT LA OUINTA
SIGN PROGRAM
KA) - AUTO CENTER MONUMENT
\C/
REGIONAL CENTER MONUMEN'
COMBINED AUTO/REGIONAL
MONUMENT
DEALER ID MONUMENT•
STAMKO DEVELOPMENT
mainiero, Smith and Assoc.
FlanNng/Engheering
Walker/Rancourt + Assoc.
Architecture
Horton/Shepardson Assoc.
Landscape Architecture
50
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SHEPARDSON
ASSOCIATES
EXHIBIT 18
SIGNAGE
ONUMENT SIGN
SPECIFIC PLAN
THE CENTRE AT LA OUINTA
STAMKO DEVELOPMENT
Mainiero, Smith and Assoc. f
Planning/evheering !
Walker/Rancourt + Assoc.
ArcMedure
Horton/Shewdson Assoc.
%ar4ac a AreMacture II
51
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EXHIBIT 18
SIGNAGE
ONUMENT SIGN
SPECIFIC PLAN
THE CENTRE AT LA QUINTA
STAMKO DEVELOPMENT
Mainiero, Smith and Assoc.
Planning/Eng'neering
Walker/Rancourt + Assoc.
ArdAecture
Horton/Shepardson Assoc.
Landscape ArcNtecture
51 ,�
SOUTH ELEVATION
BUILDING IDENTIFICATION
s
MONUMENT IDENTIFICATION
EXHIBIT 19
SIGNAGE
BUILDING
SPECIFIC PLAN
THE CENTRE AT LA OUINTA
STAMKO DEVELOPMENT
Mainiero, Smith and Assoc.
Planning/Eng'neering
Walker/Rancourt + Assoc.
ArcMect re
Horton/Shepardson Assoc.
Landscape ArcMecture
52
0 SPFCIFIC PLAN THE CENTRE AT LA t. UINi A
APPENDIX A
CONDITIONS OF APPROVAL
(To be Added)
SPECIFIC PLAN THE CENTRE AT LA QUINTA
APPENDIX B
APPLICABLE GENERAL PLAN POLICIES
APPLICABLE GENERAL PLAN POLICIES
The General Plan of the City of La Quinta was adopted in 1992 and included the
Goals, Objectives and Policies that were deemed necessary to properly
implement the plan. The key policies which come into play with the development
of the subject property are as follows:
2.0 LAND USE ELEMENT
2-2.1.1 "The General Plan shall utilize the building floor area to site
area ratio (F.A.R.) as the appropriate standard for commercial land use
intensity. F.A.R. shall be defined as the gross floor area of a building
divided by the net area of the commercial parcel of land. Net area is the
total area of a site minus the area dedicated as public street right-of-way."
Table LU -4 further defines the F.A.R. in the M/RC category as a maximum
of 0.35 with a building height of four stories. Such use is limited to the
Highway 111 corridor.
2-3.1.1 "The M/RC category shall provide areas for businesses
serving the entire region with a trade area typically exceeding 100,000
people. Businesses allowed to locate the M/RC areas shall include major
retail commercial tenants associated with a regional mall, off-price retail
outlet and/or 'power center.' Other businesses permitted in the M/RC
category include regional service centers, research and development
facilities, major community facilities and/or major medical -related facilities.
overnight commercial lodging uses, entertainment uses, as well as
automobile uses of a regional nature, may also be included."
2-3.1.9 "A specific plan must be approved prior to any land division
or other development approval action of projects in the M/RC areas."
2-3.1.10 "Project approvals and redevelopment agreements for
projects in M/RC areas shall stipulate phasing of construction and
responsibility for public facility improvements."
2-3.1.11 Design of projects in M/RC areas shall include appropriate
standards to establish adequate buffers and land use compatibility
between commercial and residential uses both within and the mixed-use
project and with surrounding property."
2.3.12 , "The City shall require the development and integration of
'Employment Support Services' in the M/RC Category including such uses
as childcare, occupational health, fitness facilities, etc."
3.0 CIRCULATION ELEMENT
3-2.1.7 "Development projects along Highway 111 shall dedicate
right-of-way as specified by Caltrans (California Department of
Transportation) to provide a maximum right-of-way of 172 feet, or as
needed by Caltrans. The City will coordinate with Caltrans and the
Coachella Valley Association of Governments (CVAG) to identify regional
options for relieving the growth of future traffic demands in the Highway
111 Corridor."
3-3.1.1 "Access to all major and primary arterials shall be restricted
to intersection locations and other approved points of ingress and egress."
3-3.1.3 "The City shall institute street access guidelines consistent
with the functional roadway classifications. These shall be applied, where
feasible, to all new developments. The following guidelines shall be sued
to define appropriate access:
a). The City shall restrict individual driveway access to Major and
Primary Arterials wherever possible.
b). Access to Major and Primary Arterials shall be limited through
the use of medians and access controls to maintain street capacity.
c). When permitted, access along arterial and collector streets
shall be located a minimum of 250 feet from the ends of the curb returns."
3-3.1.4 "In order to enhance and protect the capacity and safety of
the circulation system and reduce potential traffic conflicts, the City shall
require the consolidation of driveway access points along roadways
classified as collector and arterial."
3-4.1.1 "Special roadway image corridors and City gateways which
evoke a unique identity and character throughout the City shall be
designated on Figure CIR-5, Streetscape Image Policy Diagram."
3-4.1.2 "Primary image corridors shall be defined as streets in the
roadway network which are the major urban design statements of the City.
Primary image corridors shall consist of boulevard streets with raised,
landscaped medians and heavily landscaped areas within and contiguous
to the street right-of-way. Primary image corridors shall include landscape
themes which are reminiscent of La Quinta's agricultural past and desert
environment. Primary image corridors may include vertical elements such
as palm trees complemented with a shade -producing understory of
canopy trees, such as indigenous, drought tolerant desert species. More
water intensive understory canopy trees, such as various citrus species,
should be used sparingly in does at key locations as highlights and
reminders of past agricultural activities. Ground plane landscape
materials should evoke a lush image through the use of drought tolerant,
low maintenance plant species. Turf should be used in a manner
consistent with citrus trees --sparingly and in high visibility locations.
Primary image corridors shall include street traffic signals, street lighting
systems, street furniture, bus shelters, street name signs, and noise
berms/barriers which are designed in a coordinated and consistent theme
unique to La Quinta. At key intersections, primary image corridors shall
include treatments which may include special roadway paving,
hardscape/screen wall arrangements and displays of public art."
3-4.1.3 "Primary image corridors shall include the following
roadways: Highway 111."
3-4.1.4 "Secondary image corridors shall be defined as streets in
the roadway network which are the secondary urban design statements of
the City. Secondary image corridors shall consist of streets with raised,
landscaped medians and landscaped areas within and contiguous to the
street right-of-way. Secondary image corridors shall be consistent with
primary image corridors relative to similar landscape materials, street
traffic signals, street lighting systems, street furniture, bus shelters and
street name signs. However, secondary image corridors shall emphasize
the use of lower profile indigenous canopy trees, accentuated with the use
of citrus trees in various nodes. The use of taller, vertical landscape
elements shall be de-emphasized and shall occur in nodes, primarily at
street intersections."
3-4.1.5 "Secondary image corridors shall include the following
roadways: Adams Street (south of the Coachella Valley Stormwater
Channel)"
3-4.1.10 "Along primary, secondary, and agrarian image corridors the
City shall establish appropriate building height limits to ensure a low
density character and appearance."
3-4.1.11 "Landscaped setbacks are necessary to ensure a high
quality and attractive appearance on major streets. Setbacks for walls,
buildings and parking areas may vary, if properly designed, but shall
generally be as follows:
• Highway 111 - 50 feet
• Other Major Arterials - 20 feet
Landscaping within these setback areas shall be consistent with the
appropriate image corridor designation, if applicable."
3-4.1.17 "The City's streetscape quality shall be improved by
undergrounding of utilities wherever possible."
3-4.1.18 "Prevention of visual blight shall be enhanced by the
administration of a comprehensive sign ordinance."
3-5.1.5 "The City shall coordinate with Sunline Transit to establish
transit stops adjacent to medical facilities, senior citizen facilities, major
areas of employment, shopping centers and parks."
ENVIRONMENTAL CONSERVATION ELEMENT
6-1.1.2 "The City shall utilize street corridors to provide scenic vistas
go of the Coral Reef and Santa Rosa Mountains. Landscaped setbacks
along streets shall be required pursuant to Policy 3-4.1.11 in the
Circulation Element of the General Plan. The setbacks are as follows:
Highway 111 - 50 feet; Other Major Arterials - 20 feet.
AIR QUALITY ELEMENT
9-2.1.1 "in accordance with the California Environmental Quality Act
(CEQA), the City shall require all proposed developments to evaluate the
air quality impacts of the proposed use. The applicant shall submit an air
quality analysis if the project meets one of the following threshold criteria
of significance for air quality or threshold levels for land uses identified in
the most recent version of the South Coast Air Quality Management
District's Air Quality Handbook for preparing Environmental Impact
Reports.
Air quality analyses for new development shall locate sensitive receptors
near the project and assess probable exposure to the project's emissions.
If the project will have a significant impact on air quality, the analysis must
propose suitable mitigation measures as identified in the South Coast Air
Quality Management District's Air Quality Handbook for preparing
Environmental Impact Reports."
9-8.2.5 "The City shall administer the provisions of the existing
Outdoor Illumination Ordinance (Dark Sky Ordinance) to help limit night
time energy consumption from lighting."