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SP 1997-029 The Centre at LQ (1998) Amendment 1 SupersededTHE CENTRE AT LAQuiNT SPECIFIC PLAN 97-029 AMENDMENT # 1 PREPARED FOR THE CITY OF LA QUINTA July 1998 Offered by STAMKO DEVELOPMEN VED BY CITY COUNCIL KEITH INTERNATIONAL by r`�. DATE 1 7 ab In Conjunction With RESO#' �6 " -7" WALKERARANCOURT + AS SC EA ME and HORTON SHEPARDSON ASSOCIATES THE CENTRE AT LA QUINTA SPECIFIC PLAN 97-029 AMENDMENT #1 PREPARED FOR THE CITY OF LA QUINTA BY KEITH INTERNATIONAL, INC. IN CONJUNCTION WITH WALKER/RANCOURT + ASSOCIATES HORTON SHEPARDSON ASSOCIATES JULY 1998 U I I THE CENTRE AT LA QUINTA Table of Contents Section I. Summary 1.10 Purpose and Intent ................................. P- 1 1 1.20 Executive Summary ............................... P. 1.20.1 Project History ................................. P. 1 1.20.2 The Project ..................................... p. 2 1.20.3 The Process ....................................p.14 1.20.3.1 Relationship to General Plan ........... p.14 1.20.3.2 Relationship to Zoning and Development ...... p.14 1.20.3.3 Relationship to Other Agencies ............. p.17 Section 11. 2.10 Project Description .. .......... • ....... ...... P-18 2.10.1 The Site ... ......................... ...p.18 2.10.2 Site Plan ................................ p.18 2.10.3 Landscape Plan ......................... P-18 2.10.4 Utilities .. .............................. P-18 2.10.5 Art in Public Places ....................... P-19 2.20 Land Use ....................................... p.20 2.20.1 Land Use Plan .......................... p.20 2.20.2 Development Standards ................. . .p.20 2.20.3 Grading ................................ p.21 2.20.3.1 Grading Plan .................... p.21 2.20.3.2 Erosion Control .................. p.21 2.20.3.3 SWPPP/NPDES/PM 10 ............ p.21 2.30 Drainage/Flood Control ............................ p.26 2.30.1 Hydrology .............................. p.26 2.30.2 Flood Control Master Plan ....... ......... p.26 2.30.3 On -Site Storm Retention ...................p.26 2.30.4 Nuisance Water ......................... p.27 2.40 Utilities. , ........................ ...... .... p.28 2.40.1 Sewer Plan ............. _ .............. p.28 2.40.2 Water Plan ............... ........p.28 2.40.2.1 CVWD Well Site . . . ....... ...... p.28 2.40.3 Electrical Plan ............... , . , - ..... p.28 2.40.4 Other Utilities .......... _ ............... p.29 2.50 Phasing. . .................... - ............... p.45 2.50.1 Phasing Description ....... ....... ... . , , p.45 2.50.1.1 Auto Mail ....................... p.45 2.50.1.2 Mixed Regional Commercial Development Site ...............p.47 2.50.2 Infrastructure Phasing. ....................p.48 p.48 2.50.2.1 Permitted/Conditional Uses. - - , - . ... p.48 2.50.3 Design Guidelines ..................... . p.49 2.50.3.1 General Architectural Theme - Auto Mall .................... . . . p.49 2.50.3.2 Acceptable Building Materials - Auto Mall ....................... p.49 2.50.3.3 Colors - Auto Mall ................ p.49 2.50.3.4 Roofs - Auto Mall .............. . .. p.50 2.50.3.5 Equipment Screening - Auto Mall .... p.50 2.50.3.6 Fencing and Walls - Auto Mall. ...... p.50 2.50.3.7 Lighting - Auto Mall ............... p.50 2.50.3.8 Design Guidelines - Mixed Regional Commercial ......... . ........... p.51 2.50.4 Project Operations ....................... p.52 2.50.4.1 Project Operations - Auto Mall ....... p.52 2.50.4.1.1 Site Plan -Auto Mall ..... p.52 2.50.4.1.2 Noise -Auto Mall ........ p.53 2.50.4.1.3 Special Events - Auto Mall . p.54 2.60 Circulation...................................... p.55 2.60.1 Overview ............. . ................. p.55 2.60.2 Off -Site Circulation Plan ................... p.55 2.60.3 Public Transportation/Transportation Demand Mgmt ........................... p.55 2.60.4 On-Site Circulation Plan ................... p.57 2.60.4.1 La Quinta Centre Drive ............ p.57 2.60.4.2 Auto Centre Drive/Auto Centre Way (North And South) ................ p.57 2.60.4.3 Mixed Regional Commercial Center ......................... p.58 2.70 Landscape .....................................p.59 2.70.1 Landscape Concept ...................... p.59 2.70.2 Landscape Development Standards .......... p.59 2.70.3 Landscape Palette ....................... p.59 2.70.4 Landscape Maintenance ................... p.61 2.80 Signage .........................................p.62 2.80.1 Signage Concept ........................ p.62 2.80.1.1 Signage -Auto Mall ............... p.62 2.80.1.2 Signage - Mixed Regional Commercial Center ............... p.63 TABLE OF EXHIBITS The Centre at La Quinta Exhibit 1 Aerial Photo ........................................... p.3 Exhibit 2 Site Plan (Development Scenario 1) ......................... p.5 Exhibit 2 Site Plan (Development Scenario 2) . . . . . . . .................. p.6 Exhibit 2 Site Plan (Development Scenario 3) ......................... p.7 Exhibit 2 Site Plan (Development Scenario 4) ......................... p.8 Exhibit 2-1 Planning Areas I & II Site Plans (Development Scenario 1) ....... p.9 Exhibit 2-1 Planning Areas I & 11 Site Plans (Development Scenario 2) ....... p.10 Exhibit 2-1 Planning Areas I & ll Site Pians (Development Scenario 3) ....... p.11 Exhibit 2-1 Planning Areas I & II Site Plans (Development Scenario 4) ....... p.12 Exhibit 2-2 Planning Area III Site Plan (Development Scenarios 1 - 4) ........ p.13 Exhibit 3 City General Plan ....................................... p.15 Exhibit 4 City Zoning ................ .................... p.16 Exhibit 5 Grading/Draining Plan (Development Scenario 1) .............. p.22 Exhibit 5 Grading/Drainage Plan (Development Scenario 2) .............. p.23 Exhibit 5 Grading/Drainage Plan (Development Scenario 3) .............. p.24 Exhibit 5(a) Highway 111 Retention (Development Scenarios 1, 2 & 3) ....... p.25 Exhibit 6 Utilities - Sewer (Development Scenario 1) ................... p.30 Exhibit 6 Utilities - Sewer (Development Scenario 2) ................... p.31 Exhibit 6 Utilities - Sewer (Development Scenario 3) ................... p.32 Exhibit 7 Utilities - Telephone (Development Scenario 1) ................ p.33 Exhibit 7 Utilities - Telephone (Development Scenario 2) . ...... . ... . .. p.34 Exhibit 7 Utilities - Telephone (Development Scenario 3) ................ p.35 Exhibit 8 Utilities - Natural Gas (Development Scenario 1) .. . . . .......... p.36 Exhibit 8 Utilities - Natural Gas (Development Scenario 2) ............... p.37 Exhibit 8 Utilities - Natural Gas (Development Scenario 3) ............... p.38 Exhibit 9 Utilities - Electrical (Development Scenario 1) ................ . p.39 Exhibit 9 Utilities - Electrical (Development Scenario 2) ................. p.40 Exhibit 9 Utilities - Electrical (Development Scenario 3) .................p.41 Exhibit 10 Utilities - Water (Development Scenario 1) ...................p.42 Exhibit 10 Utilities - Water (Development Scenario 2) ............... .. p.43 Exhibit 10 Utilities - Water (Development Scenario 3) ................... p.44 Exhibit 11 Street Cross Sections .................................... p.56 Exhibit 12 Landscape Palette ...................................... p.60 Exhibit 13-1 Highway 111 Parkway Concept At Pad 1 Vehicular Display. ...... p.64 Exhibit 13-2 Highway 111 Parkway Concept At Pad 1 Special Display ........ p.65 Exhibit 13-3 Highway 111 Parkway Concept At Pad 2 Vehicular Display ....... p.66 Exhibit 13-4 Highway 111 Parkway Concept At Pad 2 Special Display ........ p.67 Exhibit 13-5 Highway 111 Parkway Concept At Pad 3 Vehicular Display ....... p.67a Exhibit 13-6 Highway 111 Parkway Concept At Pad 3 Special Display ........ p.67b Exhibit 14 DELETED ............................................. p.68 Exhibit 15 Landscape - Adams Street South Of 47th Avenue .............. p.69 Exhibit 16 Landscape - Auto Centre Drive, Auto Centre Way (North & South) & La Quinta Drive ................................. . ..... p.70 Exhibit 17 Signage Plan (Development Scenario 1) ..................... p.71 Exhibit 17 Signage Plan (Development Scenario 2) .................. . ..p.72 Exhibit 17 Signage Plan (Development Scenario 3) ..................... p.73 Exhibit 17 Signage Plan (Development Scenario 4) ..................... p.74 Exhibit 18 Signage - Monument Signs................................p.75 Exhibit 19 Signage - Building ....................................... p.76 SPECIFIC PLAN 97-029 AMENDMENT #1 THE CENTRE AT LA QUINTA 1.10 PURPOSE AND INTENT This Specific Plan 97-029 Amendment #1 (the "Specific Plan") establishes and updates the design and development principles to facilitate the development of the area in this Specific Plan (an 87 acre site located on the south side of Highway 111 between Adams Street and Dune Palms Road). The project is called The Centre at La Quinta. This Specific Plan is required in order to reflect modifications in the internal layout of the project and the refinement of the development concepts and land uses under four Development Scenarios while maintaining a floor area ratio (FAR) not to exceed 0.25 while the La Quinta City General Plan (General Plan) would have allowed up to a FAR of 0.35 for this project. The state authorizes cities and counties to adopt specific plans that are consistent with the intention and purpose of their General Plan. Such a plan is to include the development regulations, development guidelines and development plans that are necessary for the systematic implementation of the General Plan. The Centre of La Quinta Specific Plan insures a quality development consistent with the goals, objectives and policies of the City and the goals of the developer of the project and the implementation of the General Plan. The establishment of zoning and development standards is set forth in'this Specific Plan to guide the development of the subject property in such a way as to implement the General Plan while providing a degree of flexibility to allow future development to respond to changes in society and the economic market place which will occur over the build out period of The Centre at La Quinta. This Specific Plan also acts to augment the City's Zoning Ordinance by providing design guidelines, a list of allowable, conditionally and prohibited uses for the site and unique development standards. kwkl;iztoill■ i On July 15, 1997, the City of La Quinta unanimously approved Resolution 97-04 (Specific Plan 97-029), Ordinance No. 306 (Development Agreement), Resolution 97-02 (Environmental Impact Report), Resolution 97-66 (Conditional Use Permit), Resolution 97-63 (Tentative Parcel Map 28525) and Resolution 97-05 (Site DevelopmenfiPermit 97-603) for a proposed mixed commercial development on 87 acres of property located at the southeast comer of Highway 111 and Adams Street in the City of La Quinta known as The Centre at La Quinta. The site is shown on an aerial photograph in Exhibit 1. These approvals would allow for the development of 275,000 square feet for 9 new car dealerships pads and/or for auto related commercial pads on 2 of the 9 pads and a development of •a 400,000 square foot mixed regional commercial center. SPECIFIC PLAN 9i-029 AMEN12WNT #1 -- THE CENTRE AT LA QUINTq .2Q,.2. THE PROJECT The Centre at La Quinta is a regional commercial project designed around two main uses: an auto mall and/or a mixed regional commercial development. Exhibits 2, 2-1 and 2-2 show the project in the four Development Scenarios. Planning Area I will contain 3 new car dealerships or a mixed regional commercial development. Planning Area I as an auto mall will have on-site improvements including La Quinta Drive from Highway 111 to Auto Centre Drive, Auto Centre Drive, Auto Centre Way North, landscaping, lighting and infrastructure as well as perimeter improvements such as signage. The internal circulation in Planning Area I as a mixed regional development will depend on the ultimate users and the configuration of the buildings. Off-site improvements in Planning Area I include the frontage of Adams Street (curb/gutter, landscaped median, landscaped parkway and infrastructure extensions) to 47th Avenue and the westerly frontage portion of Highway 111 (curb/gutter, landscaped parkway, necessary infrastructure extensions, upgrade and relocation of the existing traffic signal at Highway 111 /Adams Street and completion of the Highway 111 /La Quinta Drive intersection and traffic signal if first developed) from La Quinta Drive to Adams Street. Planning Area II will contain either 2 or 6 new car dealerships and/or auto related commercial pads and/or a mixed regional commercial development. Planning Area II as an auto mall will have on-site improvements including La Quinta Drive, Auto Centre Way South, landscaping, lighting and infrastructure as well as perimeter improvements such as signage. The development of Planning Area II will complete Adams Street to the south property line. The internal circulation in Planning Area 11 as a mixed regional development will depend on the ultimate users and the configuration of the buildings. The development of Planning Area III will improve the easterly frontage portion of Highway 111 (curb/gutter, landscaped parkway, necessary infrastructure, extensions and completion of the Highway 111/La Quinta Drive intersection and traffic signal if first developed) and landscaping, lighting and infrastructure as well as perimeter improvements such as signage. The internal circulation in Planning Area ill will depend on the ultimate users and the configuration of the buildings. The Highway 111 median will be completed by the developer (developer will pay for 50% of such median) after appropriate land has been dedicated to CALTRANS as follows: 1) if Planning Area I is developed first then with Planning Area III; or 2) if Planning Area III is completed first with either Planning Area I or II according to the City's development standards. The main site access will be a signalized, landscaped entry off Highway 111 south to La Quinta Drive. A second entry will be a right-in/right-out off Highway 111 in Planning Area I. This right-in/right-out will be south into Auto Centre Way North under Development Scenarios 1, 2 and 3. A third entry will be a right-in/right-out off Highway 111 south into Planning Area III. A fourth entry will be provided from Adams Street and will align with 47th Avenue and could be signalized if warrants are met. 2 EXHIBIT 1 AERIAL �." •e ;. f.. ,�_.; r � ..t��� t. :5:-•' _ .. t• r% '`!.• ...a�' '� • 4• . w` �+J�_ 'r�' ��� �"'�.ir - � . 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LANDSCAPE ARCHITECTURE 3 SPEC FIC PLAN 97-029 AMENDMENT #1 THE CENTRE AT LA QUINTA Planning Areas I and II as an auto mall will include coordinated landscape, lighting, signage, and maintenance. Property owners in these Planning Areas will handle all landscape lighting, signage and common area maintenance associated with this portion of the project through Property Owner's Association's CC&R's. Planning Area III and Planning Areas I and II, if applicable, will be a mixed regional commercial center. Probable uses include restaurants, entertainment, stand alone big box retail, financial, and offices. The allowable, conditionally allowable and prohibited uses shall be generally set forth in the zoning regulations for the CR zone with the exception as noted in Section 2.50.2.1. Planning Area III and Planning Areas I and II, if applicable, common area improvements will be maintained by Property Owner's Association's CC&R's and will include coordinated landscape, lighting, signage, and common area maintenance. The mixed regional commercial development is still in the development stage and may be changed but not in a way that increases the density and/or the intensity of the site development and/or the maximum heights of the proposed buildings. This Speck Plan delineated herein has four Development Scenarios that have an average FAR of .18 to .25 as follows: 1) Development Scenario #1: a) Planning Area I - 88,300 square feet for new car dealership pads (FAR. 15); b) Planning Area II - 186,700 square feet for 6 new car dealerships and/or auto related commercial pads (FAR of .15); and c) Planning Area III - 400,000 square feet of mixed regional commercial (FAR of .25) 2) Development Scenario #2: a) Planning Area I - 88,300 square feet for 3 new car dealership pads (FAR of .15); b) Planning Area II - 53,900 square feet for 2 new car dealerships and/or auto related commercial pads (FAR of .15); c) Planning Area II - 210,000 square feet of mixed regional commercial (FAR of 25). and d) Planning Area III - 400,000 square feet of mixed regional commercial (FAR of 25). 3) Development Scenario #3: a) Planning Area I - 88,300 square feet for 3 new car dealership pads (FAR of .15); b) Planning Area II - 295,000 square feet of mixed regional commercial (FAR of .25); and c) Planning Area III - 400,000 square feet of mixed regional commercial (FAR of .25). a) Planning Area I -144„000 square feet of mixed regional commercial (FAR .25); b) Planning Area II - 306,000 square feet of mixed regional commercial ( (FAR of .25); and c) Planning Area II - 400,000 square feet of mixed regional commercial (FAR of .25). 4 .-:� 111111129 Q` KtLULAlt tX15IING 51GNAL PLANNING AREA I —WPLINV 9r RIGHT IN/RIGHT OUT ACCESS PAD + 111�IIf`Rt FUTURE SIGNAL PLANNING AREA I O' AVERAGE LANDSCAPE PARKWAY loo' MIH BLDG --- -, - ET8,4CK PER CITY REQUIREMENT FOR ULTIMATERJDW I �- 15' DEDICATION (70' HALF-STRI ` RIGHT IN/RIGHT ACCESS -I -J PR0Pf15£D ADJU E p• _ I F, O II ! IIISI -,AD 9 �1 I r I Rdillll11i1�` LL. Lu PAD 8 lu+r Ilrll � r CVWD WELL _=1 SITE r — III II II 'Il IIIIIII��j1 II lilllllllll! ilii•, tt EXHIBIT 2 DEVELOPMENT SCENARIO #1 SITE PLAN PLANNING AREA I PADS 1 - 3 (NEW CAR DEALERSHIPS) PLANNING AREA II PADS 4 - 9 (NEW CAR DEALERSHIPS/AUTO RELATED USES) PLANNING AREA III REGIONAL COMMERCIAL CENTER SCALE 1"=200' 0 100 200 400 600 SPECIFIC PLAN THE CENTRE AT LA QUINTAI STAMKO DEVELOPMENT KEITH INTERNATIONAL, INC CIVIL ENGINEERING WALKER/RANCOURT & ASSOC. ARCHITECTURE HORTON/SHEPARDSON ASSOC. LANDSCAPE ARCHITECTURE WI Lu�I � cx Lu VIA GRAZA u Fl In l I i ] i —WPLINV 9r RIGHT IN/RIGHT OUT ACCESS PAD + 111�IIf`Rt FUTURE SIGNAL PLANNING AREA I O' AVERAGE LANDSCAPE PARKWAY loo' MIH BLDG --- -, - ET8,4CK PER CITY REQUIREMENT FOR ULTIMATERJDW I �- 15' DEDICATION (70' HALF-STRI ` RIGHT IN/RIGHT ACCESS -I -J PR0Pf15£D ADJU E p• _ I F, O II ! IIISI -,AD 9 �1 I r I Rdillll11i1�` LL. Lu PAD 8 lu+r Ilrll � r CVWD WELL _=1 SITE r — III II II 'Il IIIIIII��j1 II lilllllllll! ilii•, tt EXHIBIT 2 DEVELOPMENT SCENARIO #1 SITE PLAN PLANNING AREA I PADS 1 - 3 (NEW CAR DEALERSHIPS) PLANNING AREA II PADS 4 - 9 (NEW CAR DEALERSHIPS/AUTO RELATED USES) PLANNING AREA III REGIONAL COMMERCIAL CENTER SCALE 1"=200' 0 100 200 400 600 SPECIFIC PLAN THE CENTRE AT LA QUINTAI STAMKO DEVELOPMENT KEITH INTERNATIONAL, INC CIVIL ENGINEERING WALKER/RANCOURT & ASSOC. ARCHITECTURE HORTON/SHEPARDSON ASSOC. LANDSCAPE ARCHITECTURE KLLUGATE MISTING SIGNAL PLANNING AREA I � l a 4 iwf�uN�nnrrer. ,�+ PROPOSED ADJUSTED LOT LINE i W � Or Lu J RIGHT IN/RIGHT OUT s ACCESSWGIRWAY W1 h PROPOSED ADJUSTED 1 PQ � LOT LINE FUTURE SIGNAL PLANNING AREA I 50' AVERAGE LANDSCAPE PARKWAY loo, k(IN BLDG SETB,gCK r PER CITY REi}U1RE14IENT 14R flLTIMATE R Wj 5' DEOICATION I!! (70' H�LF-STRgETL__ . RIGHT IN/RIGHT ACCESS NOTE: SAME OFF AND ON—SITE IMPROVEMENT PHASING AS DEVELOPMENT SCENARIO 11. EXHIBIT 2 DEVELOPMENT SCENARIO #2 SITE PLAN PLANNING AREA I PADS 1 — 3 (NEW CAR DEALERSHIPS) PLANNING AREA II PADS 4 — 5 (NEW CAR DEALERSHIPS/AUTO RELATED USES) AND REGIONAL COMMERCIAL CENTER PLANNING AREA III REGIONAL COMMERCIAL CENTER SCALE 1"=200' 0 100 200 400 600 SPECIFIC PLAN THE CENTRE AT LA QUINTA STAMKO DEVELOPMENT KEITH INTERNATIONAL, INC CIVIL ENGINEERING WALKER/RANCOURT & ASSOC. ARCHITECTURE NORTON/SHEPARDSON ASSOC. LANDSCAPE ARCHITECTURE F U � C' d' U-1 wa GRAIi*NA " -- CVWD j WELL x I SITE J' ! RIGHT IN/RIGHT OUT s ACCESSWGIRWAY W1 h PROPOSED ADJUSTED 1 PQ � LOT LINE FUTURE SIGNAL PLANNING AREA I 50' AVERAGE LANDSCAPE PARKWAY loo, k(IN BLDG SETB,gCK r PER CITY REi}U1RE14IENT 14R flLTIMATE R Wj 5' DEOICATION I!! (70' H�LF-STRgETL__ . RIGHT IN/RIGHT ACCESS NOTE: SAME OFF AND ON—SITE IMPROVEMENT PHASING AS DEVELOPMENT SCENARIO 11. EXHIBIT 2 DEVELOPMENT SCENARIO #2 SITE PLAN PLANNING AREA I PADS 1 — 3 (NEW CAR DEALERSHIPS) PLANNING AREA II PADS 4 — 5 (NEW CAR DEALERSHIPS/AUTO RELATED USES) AND REGIONAL COMMERCIAL CENTER PLANNING AREA III REGIONAL COMMERCIAL CENTER SCALE 1"=200' 0 100 200 400 600 SPECIFIC PLAN THE CENTRE AT LA QUINTA STAMKO DEVELOPMENT KEITH INTERNATIONAL, INC CIVIL ENGINEERING WALKER/RANCOURT & ASSOC. ARCHITECTURE NORTON/SHEPARDSON ASSOC. LANDSCAPE ARCHITECTURE F AVENUE Li °ted 0 o NO. RELOCATE EXISTING SIGNAL PLANNING AREA I r RIGHT IN/RIGHT OUT ACCESS FUTURE SIGNAL rG "- PLANNING AREA I I PROPOSED ADJU _ LOT LINE LOO POSED ADJUSTED G � 11 INE co 21.12 ACRES I I I CVWD WELL I SITE I 1 AVERAGE )SCAPE PARKWAY t�LDG EiBACK i PER CITY REQUIREMENT �- j FT7R._U411MATE ROW `+ L-- -� r ft 5DEDlcanorl � � f (70` HALF -SIRE r' RIGHT IN/RIGHT OU ACCESS— NOTE: SAME OFF AND ON-SITE IMPROVE1AM PHASING AS DEVELOPMENT SCENARIO 11, i EXHIBIT 2 DEVELOPMENT SCENARIO #3 SITE PLAN PLANNING AREA I PADS 1 - 3 (NEW CAR DEALERSHIPS) PLANNING AREA II REGIONAL COMMERCIAL CENTER PLANNING AREA III REGIONAL COMMERCIAL CENTER SCALE 1"=200' 0 100 200 400 600 SPECIFIC PLAN THE CENTRE AT LA QUINTA STAMKO DEVELOPMENT KEITH INTERNATIONAL, INC CIVIL ENGINEERING WALKER/RANCOURT & ASSOC. ARCHITECTURE HORTON/SHEPARDSON ASSOC. LANDSCAPE ARCHITECTURE rl I E W S N �r W 47th AVENUE w �3 Y Na f RELOCATE EXISTING SIGNAL PLANNING AREA I 1 M GPWAZiA NA I 02 I �I CVWD WELLfSITE WE RIGHT IN/RIGHT OUT ACCESS `GI 41f AY FUTURE SIGNAL PLANNING AREA y PAD P E8 r PLANNING AREAS I & II _ SITE AREA BLDG AREA MAX. BLDG. HT. —mTPROm-mmI ADJUSTED r f V EfECT Im F PAD 1 4.49 ACRES 34,500 S.F. 35 FT. PAD 2 3.38 ACRES 26,000 S.F. 35 FT. .AD 9 + 7 r PAD 3 3.61104 ACRES 27,800 S.F. 35 FT. I - PAD 4 3.47 ACR ES 26,700 S.F. 35 FT. PAD 5 3.54 ACRES 27,200 S.F. 35 FT. PAD 6 4.52 ACRES 34,800 S.F. 35 FT. ILLLLLQ PAD 7 3.82 ACRES 29,400 S.F. 35 FT. PAD 8 3.92 ACRES 30,200 S.F. 35 FT. lNf� PAD 9 4.99 ACRES 38,400 S.F. 35 FT. Nr�m��rnrl �� EXHIBIT 2-1 SITE PLAN DEVELOPMENT SCENARIO #11 PLANNING AREAS I & II PLANNING AREA I PADS 1 - 3 (NEW CAR DEALERSHIPS) PLANNING AREA II PADS 4 - 9 (NEW CAR DEALERSHIPS/AUTO RELATED USES) PLANNING AREA III REGIONAL COMMERCIAL CENTER SCALE 1"=200' 0 100 200 400 600 SPECIFIC PLAN THE CENTRE AT LA QUINTA STAMKO DEVELOPMENT KEITH INTERNATIONAL, INC CIVIL ENGINEERING WALKER/RANCOURT & ASSOC. ARCHITECTURE HORTON/SHEPARDSON ASSOC. LANDSCAPE ARCHITECTURE 6Z lu RELOCATE EXISTING SIGNAL PLANNING AREA I RIGHT IN/RIGHT OUT ACCESS HIGHWAY W �- i�0 vw U SETWK 4 -Till__. 1 PADt. - in z ! + - r . 47th �vrrivGE ,...I_-- A:UTO c9,gtu .1 �r L=affi-iE! �4 r ON.�.- Ojos T -� I PAD 5� IC's 1 FUTURE SIGNAL 111 PLANNING AREA, I PROPOSED ADJUSTED LOT UNE D dL f FAD 4 { Ne %e� I (L .. VA GRAZ14NNA m j I i I ! � PROPOSED ADJUSTED LOT UNE 9 PLANNING AREAS I & II PAD 1 PAD 2 PAD 3 PAD 4 PAD 5 REGIONAL COMMERICAL BLDGS SITE AREA BLDG AREA MAX. BLDG. HT. 4.49 ACRES 34,500 S.F. 35 FT. 3.38 ACRES 26,000 S.F. 35 FT. 3.61 ACRES 27,800 S.F. 35 FT. 3.91 ACRES 26,700 S.F. 35 FT. 3.91 ACRES 27,200 S.F. 35 FT. 19.3 ACRES 210,000 S.F. 40 FT. NOTE SAME OFF AND ON-SITE IMPROVEMENT PHASING AS DEVELOPMENT SCOW 11. EXHIBIT 2 - 1 SITE PLAN DEVELOPMENT SCENARIO #2 PLANNING AREAS I & II PLANNING AREA I PADS 1 — 3 (NEW CAR DEALERSHIPS) PLANNING AREA II PADS 4 - 5 (NEW CAR DEALERSHIPS/AUTO RELATED USES) AND REGIONAL COMMERCIAL CENTER PLANNING AREA III REGIONAL COMMERCIAL CENTER SCALE 1"=200' 0 100 200 400 600 SPECIFIC PLAN THE CENTRE AT LA QUINTAI STAMKO DEVELOPMENT KEITH INTERNATIONAL, INC CIVIL ENGINEERING WALKER/RANCOURT & ASSOC. ARCHITECTURE NORTON/SHEPARDSON ASSOC. LANDSCAPE ARCHITECTURE 10 RELOCATE EXISTING SIGNAL PLANNING AREA I RIGHT IN/RIGHT OUT ACCESS (� �1 I 5 I FT. PAD 2 CK .ACRES 26,000 S.F. 35 FT. PAD 3 WELL �s x - 27,800 S.F. sITcvwoE Li ; 27.12 !kf d,49. ,ACRES -:: f "�3► 295,000 S.F. 40 FT. .; PAD 2, 3.38 ACRES 47th AVENUE � -AT]T0 C',ft,"NTFIE. :' v FUTURE SIGNAL PLANNING AREA PAD 3 3.81. ACRES ['1 4 l i Atrro ow N a - Sum 1� PROPOSED ADJUSTED I LOT UNE ----- PROPOSED ADJUSTED LOT LINE w '910101,16as wl W � owI = VIA GRAZIAMNA (� �1 I 34,500 S.F. I FT. PAD 2 3.38 .ACRES 26,000 S.F. 35 FT. PAD 3 WELL 1 27,800 S.F. sITcvwoE PLANNING AREAS I & II SITE ,AREA BLDG AREA MAX. BLDG, FIT. PAD 1 4.49 ACRES 34,500 S.F. 35 FT. PAD 2 3.38 .ACRES 26,000 S.F. 35 FT. PAD 3 3.61 ACRES 27,800 S.F. 35 FT. PLANNING AREA 11 BLDGS 27.12 ACRES 295,000 S.F. 40 FT. NOTE: SAME OFF AND ON—SITE IMPROVEMENT PFIASING AS DEVELOPMENT SCENARIO 11. EXHIBIT 2 - 1 DEVELOPMENT SCENARIO #3 SITE PLAN PLANNING AREA I PADS 1 — 3 (NEW CAR DE4LERSHIPS) PLANNING AREA 11 REGIONAL COMMERCIAL CENTER PLANNING AREA HI REGIONAL COMMERCIAL CENTER SCALE 1"=200' 0 100 200 400 600 SPECIFIC PLAN THE CENTRE AT LA QUINTA STAMKO DEVELOPMENT KEITH INTERNATIONAL, INC CIVIL ENGINEERING WALKER/RANCOURT & ASSOC. ARCHITECTURE HORTON/SHEPARDSON ASSOC. LANDSCAPE ARCHITECTURE H w; W 0-c (nu 1a' 47th _ AVENUE Lu P> i N �PIt Y 1' i1 ui s� I U a d LA- C� I the e'0A7rRLn« RELOCATE EXISTING SIGNAL PLANNING AREA I FUTURE SIGNAL PLANNING AREA I �. . EA w 100' MIN BLDG 65 IN II RIGHT IN/RIGHT OUT 65' MIN ACCESS b5 MIN 65 MIN I ~-PROPOSED ADJUSTED LOT UNE PROPOSED ADJUSTED LOT UNE AL J o� hea$ a' cm_._.. -------------- WeiSITEr� f 6s--, MIN PLANNING AREAS I & II SITE AREA BLDG AREA MAX. BLDG. HT. PLANNING AREA 18LDGS 13.2 ACRES 144,000 S.F. 25 FT. PLANNING AREA II BLDGS 28.14 ACRES 306,000 S.F. 40 FT. NOTE. SAME OFF AND ON-SITE IMPROVOeff PHASING AS DEVELOPMENT SCENARIO 11. EXHIBIT 2 - 1 SITE PLAN DEVELOPMENT SCENARIO #4 PLANNING AREAS I & II PLANNING AREA I REGIONAL COMMERCIAL CENTER PLANNING AREA II REGIONAL COMMERCIAL CENTER PLANNING AREA III REGIONAL COMMERCIAL CENTER SCALE 1"='200' 0 100 200 400 600 SPECIFIC PLAN THE CENTRE AT LA QUINTA STAMKO DEVELOPMENT KEITH INTERNATIONAL, INC CIVIL ENGINEERING WALKER/RANCOURT & ASSOC. ARCHITECTURE NORTON/SHEPARDSON ASSOC. LANDSCAPE ARCHITECTURE 12 FUTURE SIGNAL PLANNING AREA 1 0' AVERAGE PER CrFY REQUIREMENT 7�� LANpSCAPE PARKWAY(FOR ULTIMATE ROW 15' DEDICATION -_ (70' HALF -STREET) 100'- S,ETl3,gC -�_ - 65' ? 65, RIGHT IN/RIGHT-"'OUT -� ACCESS, BLDG AREA STORIES MAX. BLDG. HT, EXHIBIT 2-2 SITE PLAN -PLANNING AREA III DEVELOPMENT SCENARIOS #1 - J4 SCALE 1"=200' 0 100 200 400 600 SPECIFIC PLAN BUILDING 1 8,000 S.F. 1 25 FT. BUILDING 2 8,000 S.F. 1 25 FT. THE CENTRE AT LA Q U I N TA BUILDING 3 8,000 S.F. 1 25 FT. - BUILDING 4 8,000 S.F. 1 25 FT. BUILDING 5 130,000 S.F. 2 40 FT. STA M K O DEVELOPMENT BUILDING 6 78,000 S.F. 2 40 FT. BUILDING 7 100,000 S.F. 1 40 Fr. KEITH INTERNATIONAL, INC BUILDING 8 60,000 S.F. 1 40 Fr. CIVIL ENGINEERING WALKER/RANCOURT & ASSOC. ARCHITECTURE HORTON/SHEPARDSON ASSOC. LANDSCAPE ARCHITECTURE 1.3 SPECIFIC PLAN 97-029 AMENDMENT #9 THE CENTRE AT LA QUINTA Implementation of development within The Centre at La Quinta Specific Plan area will carry out the goals and policies contained in the General Plan in a planned and orderly fashion. All development within The Centre at La Quinta Specific Plan shall be consistent with the provisions of the General Plan. The General Plan Land Use for the site is shown in Exhibit 3. Among the important provisions of the General Plan which will be implemented upon the development of The Centre at La Quinta include: 1) Land Use - General Plan delineates the Highway 111 corridor as a Mixed/Regional Commercial (M/RC) land use. The proposed project is consistent with the approved land use. The Specific Plan sets for the maximum Floor Area Ratio (F.A.R.) for the project at .25, well under the maximum F.A.R. for M/RC uses (.35). 2) Circulation -The Circulation Element of the General Plan outlines the design and location of required street improvements to complete the transportation system in the City. The Centre at La Quinta will widen to General Plan standards portions of two important major arterial streets in the City's circulation network; Highway 111 and Adams Street. Included in the improvements will be sidewalks, bicycle links, bus stops, and signal improvements. 3) 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. 4) Water Quantity and Quality - The Specific Plan outlines the use of drought tolerant planting and irrigation techniques and incorporates a grading concept designed to retain storm water on site to assist in recharge of groundwater supplies. 5) Infrastructure -The Specific Plan incorporates plans to complete the infrastructure which lies adjacent to the project site. The property is already properly planned and zoned for the uses in the project. Exhibit 4 depicts the zoning on and surrounding the project. Specific Plan 97-029 establishes an overall master development plan for the CR zoning classification. It is anticipated that Ordinance No. 306 (Development Agreement) under Resolution 97-62 will need to be amended to reflect the changes to the project. Planning Areas I and II will require amending Resolution 97-65 (Site Development Permit 97-003). Applications for these amendments will be reviewed and considered under normal City requirements at the time of submittal. No substantive alteration in the environmental setting throughout The Centre at La Quinta project site is contemplated by the changes to the project. 14 THE DESERT GENERAL PLAN EXHIBIT 3 CITY GENERAL PLAN HHUPUSED LAND USE POLICY DIAGRAM RESIDENTIAL LAND USES IVLDRI VERY LOW DENSITY RESIDENTIAL (0.2 DU/AC) �:-.. `----- _ .. I � ;, b.� ., t` _-.. — _ LDR I LOW DENSITY RESIDENTIAL (2.4 DU/AC) ® MEDIUM DENSITY RESIDENTIAL (,-a DU/AC) MEDIUM HIGH DENSITY RESIDENTIAL (s -r2 WJAC) 'SITE J ® HIGH DENSITY RESIDENTIAL (u-ia DWAC) .T s' Z Lr} D19 RURAL RESIDENTIAL OVERLAY �I.,; f % ." r ` , COMMERCIAL LAND USES MIXED/REGIONAL COMMERCIAL COMMUNfTYCOMMERCUIL 7, a, r n �r _ Lu � NEIGHBORHOOD COMMERCWL � ! M/R -----�-�-� - COMMERCIAL PARK */+ OFFICE �. I L/` y _I l TOURIST COMMERCIAL SPECIFIC PLAN "_ ✓ "= ` =v ✓Ala Al I _ "" 'FVC7 VILLAGE COMMERCIAL NON-RESIDENTIAL OVERLAY �f ' – -— [ LDR �� - LDR j ¢ OTHER LAND USES URBAN MIX THE CENTRE AT LA QUINTA ,� " , - - '� f!- �F ` :_..s _ «� •` ' + :I I MC MAJOR COMMUNITY FACILITIES PARK FACILrrIES I OS -1 OPEN SPACE { { } G+ GOLF COURSE OPEN SPACE .rte; (� ATERCOU OL �'' �� STAMKO DEVELOPMENT Et.�R w - W RSEJFLOOD CONTROL 6 OCTA=9 1992 t z KEITH INTERNATIONAL, INC �� ��-._.rte. � f� ... _� -- �- � . � � � ���; • i . � �CG� � J CIVIL ENG I N E E R I N G .,�_� - "- WALKER/RANCOURT & ASSOC. f -- �:. TC ARCHITECTURE • 3 � NORTON/SHEPARDSON ASSOC. LANDSCAPE ARCHITECTURE 15 In" f ,_.� .. ■r _ �. ■..ai■r� ...+ h • ■r. 1411 ' '• a .,r i w n ■ur ■ r f� r�s�i �51�i j� _ N m-. MC 3m zi I v, GEM OF ! �+r• �+ =:err. � X11 ►ys � s "•:' .. �._Jt . ,�� {yr 3 �. lip 10 96 dp _i ■ ftffl- — S�R THE DESERT KZTIEHDa �® VERY LOM' DENSITY RESDENML R! Low DENSrIY RESIDENTIAL j ® CON_ RESIDES'ML RW ' l •,yf MEDIUM HIGH DE*IsITY REsr.,-- — f r.rc ," T.,F <9l HCH DENSITY RMSIDENTLk 1 A^F fSTRfrT 0 VY1JL :E CORE VP WJ.A,:E FARK tis f ,_.� .. ■r _ �. ■..ai■r� ...+ h • ■r. 1411 ' '• a .,r i w n ■ur ■ r f� r�s�i �51�i j� _ N m-. MC 3m zi I v, GEM OF ! �+r• �+ =:err. � X11 ►ys � s "•:' .. �._Jt . ,�� {yr 3 �. lip 10 96 dp _i ■ ftffl- — S�R THE DESERT KZTIEHDa �® VERY LOM' DENSITY RESDENML R! Low DENSrIY RESIDENTIAL j ® CON_ RESIDES'ML RW MEDIUM DENSrTY RESADgIAL E RS! -f MEDIUM HIGH DE*IsITY REsr.,-- — f r.rc ," T.,F <9l HCH DENSITY RMSIDENTLk 1 A^F fSTRfrT 0 VY1JL :E CORE VP WJ.A,:E FARK tis YIL! Rv: SOUTH VILLAZE NORTH ' FV -7! TAMPICO URaiN LCX -TQ DOC VRLACE RESIDEN'TOL a=ar1:NTLA' Df:TTtl"TS f CR REGIONAL COMWERC t Co I CWM----n%AL PARK y J COIAMUNITY COYMER=KL CN NEJCN90Rk000 Cowimcm 0 TDums-r cOY vns L ® OFnL-- MWMEFr- AL i Q WJOR CMiWLWM MIMES !;P -CW PUP005F =r2IM I ® PARKS AND P.ECREATICN ® GOLF CDuRSE ® OPEN SPACE ® FLOODPLAJ-4 C'4sP'_A" °'R% G'S'—T PEstJF?:rut sPEa-r- PLm O',--m-A-r NOk4£SU�TVL a,ERLA- (`iJPAL RESID--aMAL OVERLAY 1 C KLLSDE CONSONATM OVEN Y it -f] sau.AL' Y ORIENTED B---,;* SS ar-u'-lY ECQ=7RJ.4 Oti-_-RA" — EXHIBIT 4 CITY ZONING SPECIFIC PLAN THE CENTRE AT LA QUINTA STAMKO DEVELOPMENT KEITH INTERNATIONAL, INC CIVIL ENGINEERING WALKER/RANCOURT & ASSOC. ARCHITECTURE NORTON/SHEPARDSON ASSOC. LANDSCAPE ARCHITECTURE ic SPECIFIC PLAN 97-029 AMENDMENT #1 THE CENTRE AT LA QUINTA In addition to City approvals, permits will be required by CALTRANS for the work in the Highway 111 right-of-way, and by the Coachella Valley Water District (CVWD) for 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 Media One for cable TV service. 17 SPECIFIC PLAN 97-029 AMENDMENT #f 7'l -E CENTRE AT I A QVIN TA 2.10.1 THE SITE This site is 87 acres located on the southeast comer of Highway 111 and Adams Street in the City of La Quinta. The site is currently vacant. The Centre at La Quinta is a multiple use regional commercial project designed around two main uses: an auto mall and a mixed regional commercial center. The site plan will have the required landscape buffer to Highway 111 consistent with the City's Highway 111 Design Theme with the exception that deviations will be permitted in on- site storm retention (Section 2.30.3), flowering trees (Section 2.70.2), landscaping lighting (Section 2.70.2) and signage (Section 2.80.1.1) under Development Scenarios 1, 2 and 3; the required landscape buffer to Adams Street; significant building setbacks are proposed along Highway 111 under all four Development Scenarios; significant building setbacks are proposed along Adams Street under Development Scenarios 2 and 3; controlled, signalized vehicular access from Highway 111 and Adams Street; and integrated architecture, landscape architecture and signage concepts established through this Specific Plan and controlled through Property Owner's Association's CC&R's and City processes. 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 commercial development 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 though turf and spray irrigation which will not be placed closer than five feet from street curbs. 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 in the four Development Scenarios). Street widening implementing the General Plan will be installed concurrently with Planning Areas I, II and III. The timing of Highway 111 improvements will be at the discretion of CALTRANS working with the City Public Works Department. 18 Due to the probable differential in construction timing between Planning Areas I, II and III and with the different scale and type of development, it may be appropriate to tailor the Art in Public Places concept individually to each Planning Area and/or to pay the fee to the City. 19 SPECIFIC PLAN 97-029 AMENDMENT #1 _... THE CE -N TRE A T LA QYIN LA The proposed plan indicates two land uses: an auto mall and/or a mixed regional commercial center. Planning Areas I and II as an auto mall will have up to 9 pads with new car dealerships and/or auto related commercial uses. These pads range from 3 acres to 5 acres and will take access internally, via a private and public road system. The uses in Planning Areas I and/or II, if applicable as a mixed regional commercial development, and Planning Area III appear to include stand alone big box retail, restaurants, entertainment, financial and offices. Planning Area III will share a signalized access at Highway 111 with Planning Areas I and II. This Specific Plan establishes development standards for the entire site including an integrated design for the Highway 111 and Adams Street frontages. These standards will include considerations for building setbacks, architecture, lighting, landscape, public art, noise and storm water retention. These standards will be consistent with the General Plan goals, policies, and objectives. The key General Plan provisions are reiterated in Appendix B. PWOW�111111111 1111:0 :1 •-„ ► 1 96WIff d, 9_;9 The CR zoning development standards contained in the City of La Quinta Zoning ordinance will be followed except where specifically modified by this Specific Plan. The City's Highway 111 Design Theme will be followed with the exception that deviations will be permitted in on- site storm retention (Section 2.30.3), flowering trees (Section 2.70.2), landscaping lighting (Section 2.70.2) and signage (Section 2.80.1.1) under Development Scenarios 1, 2 and 3. 20 SPECIFIC PLAN 9i-029 AMENOMENT #I THE NTRE AT L4 9UIN TA Planning Areas I and II and its internal road system may be mass graded in up to four sub phases. The pads will be established in each Planning Area for the individual new car dealership, auto related commercial and/or mixed regional commercial pads. It is estimated that the total grading operation for Planning Areas I and 11 will move approximately 125,000 yards of dirt and there will be a net balance in these Planning Areas. Exhibits 5 depict the mass grading and drainage concept for Planning Areas I and II under Development Scenarios #1, #2 and #3 as an auto mall. Planning Area III may be mass graded in up to four sub phases to establish pads for the various end users. The grading for this area is estimated to require a similar 125,000 yards of dirt and there will be a net balance in this Planning Area. -• •all• -•_ The grading operations shall include adequate provisions for water and wind erosion control both during, as well as after, grading operations have ceased. The details of erosion control shall be included in the project's Storm Water Pollution Prevention Plan (SWPPP) and PM 10 Plan. The following are requirements for water and wind erosion control: a) Prewatering—The site shall be prewatered to a depth of three feet prior to the onset of grading operations. b) During Grading—Once grading has commenced, and until grading has been completed, watering of the site and/or other treatment(s) determined to be appropriate be ongoing. C) Post Grading—All disturbed areas shall be treated to prevent wind and erosion control for the term that the area will remain undeveloped even though it may remain undeveloped for several years. Wherever feasible, final landscape and irrigation shall be installed. 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 South Coast Air Quality Management District in conjunction with the Environmental Protection Agency has instituted a plan in the valley to curb excess PM 10 (small particle dust). The City also participates in the National Pollutant Discharge Elimination System program. The grading concept for the project will involve up to 8 phases of mass grading. The City of La Quinta requires SWPPP, NPDES and PM 10 Plans to control the wind and water born erosion associated with such grading operations. The project will comply with the City's requirements relative to these programs. 21 W W P IM S N CD Z �a 47th AVENUE w 0 Y `" t w3 c� acr wl Z3cx Ix F a2 8 0 VIA GRAM RELOCATE EXISTING SIGNAL PLANNING AREA I TP 75.0) PAD 69 TP 62.5 7R TP HIP 70.0 ..PAD 65 PROPOSED ADJUSTED LOT LINE PAD 63 4 A� RIGHT IN/RIGHT OUT ACCESS � G7 I PAD PAD \ 67 \ 68 1 PAD 69 / PROPOSED ADJUSTED LOT LINE FUTURE SIGNAL PLANNING AREA 1 0' AVERAGE 11 f LANDSCAPE PARKWAY __-GAR, TIP 4.5 PER CITY REOUIRE�IENT fOR_ULTIMATE ROW I 15' DEDICATION r I (70' HALF -STREET RIGHT IN,/RIGHT Ott TP - HIP ACCESS` -.-_i TP 66.75 TP 66.0 TEMPORARY �'��`' RETENTION" ©Q BASIN FOR PHASE I & 11 Gr�atiQ p ¢�4a4q' ti i {A jf DRAINAGE CONCEPT I 1. MAJORITY OF ONSITE FLOWS DRAIN TO! LANDSCAPE EASEMENTS ON PERIMETER Or 5� PAD —PADS 62 I ° 2. HIGHWAY 111 AND ADAMS STREET DRAIN TO LANDSCAPE EASEMENTS ALONG RIGHT 'OF \ I TP 57.0 WAY. — 3. SMALL QUANTITIES OF STORM WATER a IA TP 59.7 / I I PAD I PAD / t 62 1 61 CVWD WELL WE� i SITE I COMMON RETENTION AREA OVERFLOWS TO SMALL COMMON RETENTION AREA AT SOUTH END OF LA QUINTA DRIVE. EXHIBIT 5 DEVELOPMENT SCENARIO #1 GRADING/DRAINAGE PLAN PLANNING AREA I PADS 1 - 3 (NEW CAR DEALERSHIPS) PLANNING AREA II PADS 4 - 9 (NEW CAR DEALERSHIPS/AUTO RELATED USES) PLANNING AREA III REGIONAL COMMERCIAL CENTER SCALE 1"=200' 0 100 200 400 600 6y»yiy[mal "T ►1 THE CENTRE AT LA QUINTAI STAMKO DEVELOPMENT KEITH INTERNATIONAL, INC CIVIL ENGINEERING WALKER/RANCOURT & ASSOC. ARCHITECTURE HORTON/SHEPARDSON ASSOC. LANDSCAPE ARCHITECTURE W RELOCATE EXISTING SIGNAL PLANNING AREA I H f� TP 75.0 • PAD 1 7— PAD TP 62.5 47th YE UE TO)SNTR d TP HP 70.0 o PAD 65 Csmn iu PAD 5 PROPOSED ADJUSTED LOT LINE RIGHT IN/RIGHT OUT ACCESMG S WAY FUTURE SIGNAL PLANNING AREA I Age ! TP b. 5 PAD 3 4 tib PAD 2_ � PAD j PAD fi7 68 TP - HP � TP 66.75 s w a i'p / 'O5 PAD �� ss / PAD 4 `Z�mOPOSED ADJUSTED LOT LINE l G° t Qp ASE C� Acc° G G O,gp,L TP 66.0 EXHIBIT 5 DEVELOPMENT SCENARIO #2 LANDSCAPE PARKWAY GRADING/DRAINAGE PLAN PER CITY REOUIREMENT' +OR _ULTIMATE ROW J 15' DEDICATION ! J (70' FBF-STRE-O.- ---� RIGHT IN/RIGHT ACCESS TEMPORARY " + 'fit' RETENTION �4' `�o- 41 BASIN FOR r0 PLANNING ,' AREAS I & A�II 1�,°��� C,?P DRAINAGE CONCEPT 1. MAJORITY OF ONSITE FLOWS DRAIN TO LANDSCAPE EASEMENTS ON PERIMETER OF PADS. 2. HIGHWAY 111 AND ADAMS STREET DRAIN TO LANDSCAPE EASEMENTS ALONG RIGHT OF WAY. 3. SMALL QUANTITIES OF STORM WATER OVERFLOWS TO SMALL ----COMMON-ItEFENTION SAT SOUTH---- I. END OF_LA_QU DRIVE. 4. REGIONAL COMMERCIAL - PLANNING AREAS I & III TO BE RETAINED ON SITF .J NOTE: SAME OFF AND ON-SITE IMPROVEMENT PHASING AS DEVELOPMENT SCENM 11. PLANNING AREA I PADS 1 - 3 - (NEW CAR DEALERSHIPS) PLANNING AREA II PADS 4-9 (NEW CAR DEALERSHIPS/AUTO RELATED USES) AND REGIONAL COMMERCIAL PLANNING AREA III REGIONAL COMMERCIAL CENTER SCALE 1"=200' 0 100 200 400 600 SPECIFIC PLAN THE CENTRE AT LA QUINTA STAMKO DEVELOPMENT KEITH INTERNATIONAL, INC CIVIL ENGINEERING WALKER/RANCOURT & ASSOC. ARCHITECTURE NORTON/SHEPARDSON ASSOC. LANDSCAPE ARCHITECTURE 23 Lu au I 0-0 RELOCATE EXISTING SIGNAL PLANNING AREA I T� ( ) PAD 69 TP 62.5 CVWD WELL SITE 70.0 '—PROPOSED ADJUSTED RIGHT IN/RIGHT OUT ACCESS HI��'AY ' PAD 68 I F- POPOSED ADJUSTED L LOT LINE tt � �E rill o "[J)\\AG �. TI FUTURE SIGNAL PLANNING AREA I — 111 LA 50` AVERAGE LANDSCAPE PARKWAY PER CITY REOUIREMENT �P�64/,5;-FOR-ULIMATE ROW z R PAD f 115' DEDICATION I (70' HALF—STREET 67 d - -4 R'GHi IN/RIGHT OU 1 TP - HP ACCESS—_ j� TP 66.75 i r � l TP 66.0 TEMPORAR RETENTIONY Q 'S BASIN FOR PLANNING�- � AREA I Ao AP -j DRAINAGE CONCEPT 1. MAJORITY OF ONSITE FLOWS DRAIN TO LANDSCAPE EASEMENTS ON PERIMETER OF PADS. 2. HIGHWAY 111 AND ADAMS STREET DRAIN TO LANDSCAPE EASEMENTS ALONG RIGHT OF WAY. I - - 3. SMALL QUANTITIES OF STORM WATER OVERFLOWS TO SMALL COMMON RETENTION AREA AT SOUTH END OF LA QUINTA DRIVE. 4. REGIONAL COMMERCIAL - CANNING REAS II & III TO BE N SITE. NOTE: SAME OFF AND ON-SITE IMPROVEMENT PHASING AS DEVELOPMENT SCENARIO 11. I EXHIBIT S DEVELOPMENT SCENARIO #3 GRADING/DRAINAGE PLAN PLANNING AREA I PADS 1 - 3 (NEW CAR DEALERSHIPS) PLANNING AREA II REGIONAL COMMERCIAL CENTER PLANNING AREA III REGIONAL COMMERCIAL CENTER SCALE 1"=200' 0 100 200 400 600 SPECIFIC PLAN THE CENTRE AT LA QUINTA STAMKO DEVELOPMENT KEITH INTERNATIONAL, INC CIVIL ENGINEERING WALKER/RANCOURT & ASSOC. ARCHITECTURE NORTON/SHEPARDSON ASSOC. LANDSCAPE ARCHITECTURE W,I PAD 1 • REQUIRED VOLUME: 730 C.F_ VOLUME PROVIDED: 1550 C.F. (AT ELEV 67) PAD 2 HIGIIREQUIRED VOLUME: 5200 C.F. TVA VOLUME PROVIDED: 4400 C.F. (AT ELEV 66) - ----- PAD 3 OVERFLOW TO PAD 3 BASIN REQUIRED VOLUME: 445 C.F. ro VOLUME PROVIDED: 2900 C.F. (AT ELEV 65) 1 _�72% 68 G AREA LO 61 NT." CATO H.- �,­10 POINT C- TG= 00 ., k: fob").7 0 0 6 7. OFS L QNT OW P CATCH 13ASI.N 7, TG —6500 P A PAD 2 AUTO R E D EXHIBIT 5A DEVELOPMENT SCENARIO #11, 21 & 3 HIGHWAY 111 RETENTION PLANNING AREA I PADS 1 - 3 (NEW CAR DEALERSHIPS) PLANNING AREA 11 PADS 4 - 9 (NEW CAR DEALERSHIPS/AUTO RELATED USES) PLANNING AREA III REGIONAL COMMERCIAL CENTER 6 OFS LOW POINT CATCH .BASIN LOW,,- POi NT_ TG=65 00 CATCH --BASIN TG=65.00-- SCALE 1'=100' 0( I `r PI 0 50 100 200 300 r 4 CpAr �l kl, DRIVE STAMKO DEVELOPMENT KEITH INTERNATIONAL, INC CIVIL ENGINEERING WALKER/RANCOURT & ASSOC. ARCHITECTURE HORTON/SHEPARDSON ASSOC. LANDSCAPE ARCHITECTURE -2.5 !4 STAMKO DEVELOPMENT KEITH INTERNATIONAL, INC CIVIL ENGINEERING WALKER/RANCOURT & ASSOC. ARCHITECTURE HORTON/SHEPARDSON ASSOC. LANDSCAPE ARCHITECTURE -2.5 SPECIFIC PLAN 97-029 AMENDMENT V THE CENTRE AT LA QUINTA U ITARM11 119161IM41Z I I z• 1 11001 • • A The Centre at La Quinta lies in a Zone C flood zone as determined by FEMA. Zone C includes areas that are not considered to be subject to flooding in a 500 year event. There are no tributary flows that have to be accommodated in the development of the site. On site flows must be managed including the City's requirement for on-site retention of storm water from a 100 year storm. 2 30 2 FLOOD CONTROL MASTER PLAN The stormwater drainage system in the City of La Quinta is administered by CVWD. Generally speaking, the system consists of improvements to the natural drainage channels that run through the City. There is no planned collection system to drain individual sites into these channels as there is a capacity limitation. The development of property must include provisions to insure that no additional storm water is directed into these channels. 2,30 .3 ON-SITE STORM WATER RETENTION The City in conjunction with CVWD requires each development to include provisions for the retention of all storm water attributed to the site in a 100 year, 24 hour event which is the worst case scenario. The Centre at La Quinta proposes to use the project's`landscape areas for this retention. The auto mall and/or auto related commercial pads in Planning Areas I and II, if applicable, should capture the storm water with retention being accomplished primarily in the landscape setbacks area along the internal private and public streets. This_ Specific Plan will be consistent with the City's Highway 111 Design Theme with the exception that a deviation shall be permitted on the north sides of Pads 111; 2 and 3 under Development Scenarios 1, 2 and 3 from this Design Theme and allow storm water to drain into the 50 foot setback on Highway 111. Exhibit 5(a) under Development Scenarios 1, 2 and 3 illustrates the Highway 111 parkway grading concept for retention in the 50 foot setback from Adams Street east to La Quinta Drive. The auto mall and/or auto related commercial development retention requirement will be approximately 7 acre-feet. The mixed regional commercial development, in addition to retaining the storm waters attributed to it, will also retain the storm water attributed to the private and public on-site street system in Planning Areas I and II, if applicable. It will also use its landscape areas for this purpose. The mixed regional commercial development retention requirement will be approximately 8 acre-feet. Water falling on Highway 111 and Adams Street will be directed into the adjacent landscape setbacks for retention. The volume of this retention will be approximately .5 acre-feet. The overall grading and drainage plans for Development Scenarios 1, 2 and 3 are shown in Exhibits 5. 26 SPECIFIC PLAN 97-029 AMENDMENT V THE CENTRE AT LA QUINTA 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. All wash down water and runoff from service and fueling areas in the auto mall in Planning Areas I and II shall be routed through oil/water separation devices approved by the City prior to disposal in retention/percolation facilities. The applicant and, eventually, the Property Owners Associations in these Planning Areas shall schedule regular inspections of the separation devices to ensure that accumulations of petroleum products and contaminated nuisance water are pumped from the devices and disposed of in accordance with law. 27 SPECIFIC PLAN 97-029 AMENDMENT #1 THE CENTRE AT L..4 QUIN7 A 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. Moderate utility extensions are anticipated in conjunction with the project. 2.40.1 SEWER PLAN Sanitary sewer facilities for the City are provided by CVWD. The nearest sewer main is located on the west side of the site in Adams Street. The project will gravity flow to the main in Adams Street. No up sizing of facilities will be required. Exhibits 6 show the schematic design for sewer facilities under Development Scenarios 1, 2 and 3. Water facilities for the City are provided by CVWD. A 12" main exists in Highway 111 and there is an 18" main in Adams Street. CVWD will require an 18" main that connects the Adams Street main to the Highway 111 main through the subject property. In addition, an 18" main will be constructed in Highway 111 from La Quinta Drive to Dune Palms Road. Exhibits 10 show the schematic design for water service under Development Scenarios 1, 2 and 3. VATAYAIILTAYAII� A 0.55 acre well site is proposed to be dedicated to CVWD. CVWD will develop the property. The well site will be landscaped, walled and accessible. Under Development Scenario 1, the well site location will be in the southwest corner of Planning Area II. Under Development Scenarios 2, 3 and 4, the well site location will be identified by the developer at a future date and will be approved by CVWD. Any exhibit in this Specific Plan under Development Scenarios 2, 3 and 4 visually showing the well site in a specific location which conflicts with the language in the previous sentence, this language will control. Electric facilities in the City are provided by the Imperial Irrigation District. The nearest substation is located at Adams Street and the Whitewater River Channel. 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 Planning Areas I and II to join with Planning Area III or future projects to the east or south of these Planning Areas. The -Dist w44l-tempocarily.serve-.Planniog as Land II with an underground connection under Adams Street to the existing overhead facility on Adams Street. Exhibits g show the schematic design for electrical facilities,underr Deolopment SrAwarios,-1-, 2 and 3. T � � � � e� 28 SPECIFIC PLAN 97-029 AMENDMENT #1 THE CENTRE AT LA QUINTA 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 plans for natural gas service are shown in Exhibits 8 under Development Scenarios 1, 2 and 3. Television cable service is provided by Media One with the nearest facilities located in Highway 111 abutting the site to the east.. 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 from this location. Exhibits 7 show the proposed connection for the telephone system under Development Scenarios 1, 2 and 3. Waste disposal service is provided by Palm Desert Waste Management. Plans for incorporating recycling facilities shall be considered with the development in each Planning Area. Facilities shall be reviewed for compliance with all City ordinances by the Community Development Staff upon submission of each Site Development Plan. Wo I,, E -a W a Ei M RELOCATE EXISTING SIGNAL LANNING AREA I RIGHT IN/RIGHT OUT ACCESS 'AY FUTURE SIGNAL PLANNING AREA I 0' AVERAGE RAI -_ llx LANDSCAPE PARKWAY F ARS - = PAD 1� } ---� 4.49 ACRES }'" PER CITY REQUIRa NT �1?�T1�ITE CATION R W 0 � - DE©IP PAD 2 PAD 3 1(70' F—STREET 3.38 ACRES 3.81 ACRES RIGH" IN/'RI HT 0 PROPOSED 8' VC SEWER ACC D CONSTRUCTED IN LANNING AREA I A PAD 5 p 3.54 ACRES.} PAD 4 3.47 ACRES w LOT PROPOSED ADJUSTED ' ~ LRO POSED ADJUSTED INE LINE PAD 9 4 99 ACRES I 4 52 ACRES 1 I +l PROPOSED Er VCP SEWER CONSTRUCTED IN PLANNING AREAS 11 /111 PAD 7 PAD 8 cm 3.82 ACRES 3.92 ACRES WELL SITE EXHIBIT 6 DEVELOPMENT SCENARIO #1 UTILITIES -SEWER PLANNING AREA I PADS 1 — 3 (NEW CAR DEALERSHIPS) PLANNING AREA II PADS 4-9 (NEW CAR DEALERSHIPS/AUTO RELATED USES) PLANNING AREA III REGIONAL COMMERCIAL CENTER SCALE 1"=200' 0 100 200 400 600 SPECIFIC PLAN THE CENTRE AT LA QUINTA STAMKO DEVELOPMENT KEITH INTERNATIONAL, INC CIVIL ENGINEERING WALKER/RANCOURT & ASSOC. ARCHITECTURE HORTON/SHEPARDSON ASSOC. LANDSCAPE ARCHITECTURE 30 I,, w w 6W RELOCATE EXISTING SIGNAL PLANNING AREA I RIGHT IN/RIGHT OUT ACCESS SAY FUTURE SIGNAL PLANNING AREA I 50' AVERAGE LANDSCAPE PARKWAY PAD 1 4.49 ACRES PER CITY REOUIREM NT WMATE RpW '' PAD 2 PAD 3 (70'DE ATtET 3.38 ACRES 3.81 ACRES RIGHT I IN/RIGHT ACCESS Rr PROPOSED IT SEWER TO BE CONSTRUCTED IN PLANNING AREA I ` PAD 5 3.91 ACRES " � 3PAD � .91 ACRES PROPOSED ADJUSTED PROPOSED ADJUSTED LOT UNE LOT LINE Y CVWD WELL SITE � 1 NOTE: SAME OFF AND ON-SITE 111PROMM PHASING AS DEVELOP M SOIARIO 11. EXHIBIT 6 DEVELOPMENT SCENARIO #2 UTILITIES —SEWER PLANNING AREA I - PADS 1 - 3 (NEW CAR DEALERSHIPS) PLANNING AREA II PADS 4-9 (NEW CAR DEALERSHIPS/AUTO RELATED USES) AND REGIONAL COMMERCIAL CENTER PLANNING AREA III REGIONAL COMMERCIAL CENTER SCALE 1"=200' 0 100 200 400 600 SPECIFIC PLAN THE CENTRE AT LA QUINTA 1 STAMKO DEVELOPMENT KEITH INTERNATIONAL, INC CIVIL ENGINEERING WALKER/RANCOURT & ASSOC. ARCHITECTURE NORTON/SHEPARDSON ASSOC. LANDSCAPE ARCHITECTURE 31 NO w °d V D eC+ N a RELOCATE EXISTING SIGNAL PLANNING AREA I RIGHT IN/RIGHT OUT ACCESS �11URGH'AY PAD 1 A`S 4.49 ACRES © PAD 2 3.38 ACRES T FRUFOSED ER TD BE CONSTRUCTED 114 PLANNING AREA 1 -� PROPOSED ADJUTED I LOT LINE PROPOSED ADJUSTED LOT UNE +"1� wA0-�ft I CVWD WELL SITE PAD 3 3.61 ACRES 1 FUTURE SIGNAL PLANNING AREA 1 0' AVERAGE 111 LANDSCAPE PARKWAY PER CITY REQUI p NT 15' DICATION I (70' H�F-STROET RIGIN jRl HT ACC I NOTE: SAME OFF AND ON-SffE MPROVWNT PHASING AS 0MOPYENf SCENARIO 11. I EXHIBIT 6 DEVELOPMENT SCENARIO #3 UTILITIES — SEWER PLANNING AREA I PADS 1 - 3 (NEW CAR DEALERSHIPS) PLANNING AREA II REGIONAL COMMERCIAL CENTER PLANNING AREA III REGIONAL COMMERCIAL CENTER SCALE 1"=200' 0 100 200 400 600 SPECIFIC PLAN THE CENTRE AT LA QUINTA STAMKO DEVELOPMENT KEITH INTERNATIONAL, INC CIVIL ENGINEERING WALKER/RANCOURT & ASSOC. ARCHITECTURE HORTON/SHEPARDSON ASSOC. LANDSCAPE ARCHITECTURE 3 w r H 47th AVENU cn w N � ■ RELOCATE EXISTING SIGNAL LANNING AREA 1 RIGHT IN/RIGHT OUT accESs Ay ~"~~- FUTURE SIGNAL ``- PLANNING AREA 1 0' AVERAGE LANDSCAPE PARKWAY �r�NC G�rNE� PAD 1 Ag 4.49 ACRES + +PER CITY � r--FOR-U�11hiATE REOURI NT �W PROPOSED TELEPHONE PAD 3 �- 15' DEDICATION I INSTALLED IN PLANNING A PAD 2 (70' -SM TR I 3.81 ACRES RIGH IN/RI HT OU' 3.38 ACRES ACC —1�u MT$& GTE PROVIDED FIBER-OPTIC CABLE PROPOSED TELEPHONE � � � � �� A 0. INSTALLED IN PLANNING 3 11 PAD 5 PAD 4 '� � 3.47 ACRES .�j '���j � ►� PROPOSED ADJUSTED v—� LURT OSED ADJUSTED Ga LOT LINE LINE PAD 9 4.99 ACRES r PAD 6 4.52 ACRES �� TD"� PROPOSED TELEPHONE' INSTALLED IN PLANNING AREA II PAD 7 CVWD 3.82 ACRES WELL SITE PAD 8 3.92 ACRES EXHIBIT 7 DEVELOPMENT SCENARIO I UTILITIES - TELEPHONE PLANNING AREA I PADS 1 - 3 (NEW CAR DEALERSHIPS) PLANNING AREA II PADS 4 - 9 (NEW CAR DEALERSHIPS/AUTO RELATED USES) PLANNING AREA III REGIONAL COMMERCIAL CENTER SCALE 1"=200' 0 100 200 400 600 SPECIFIC PLAN THE CENTRE AT LA QUINTA STAMKO DEVELOPMENT KEITH INTERNATIONAL, INC CIVIL ENGINEERING WALKER/RANCOURT & ASSOC. ARCHITECTURE NORTON/SHEPARDSON ASSOC. LANDSCAPE ARCHITECTURE 66 w ad U D N Ay�1 RELOCATE EXISTING SIGNAL PLANNING AREA I RIGHT IN/RIGHT OUT s ACCESS �IGI�rAY _ FUTURE SIGNAL d� PLANNING AREA I G GTE LINE PAD 1 Gv 4.49 ACRES ��o U }4 PAD 2 3.38 ACRES R"Jt I Lt PAD 5 0 3.91 ACRES Iv PROPOSED ADJUSTED I LOT UNE GTE PROVIDED FIBER—OPTIC CABLE PAD 3 3.81 ACRES PROPO ED TELEPHONE TO BE INSTALLED IN PLAN NG AREA I ' � t PAD 4 LO) 3.91 ACRES PROPOSED ADJUSTED LOT UNE fF_ 111 AVERAGE LA LANDSCAPE PARKWAY PER CITY REQUIREMENT -y R 1ll,TiiAATE RDW 15' DEDICATION (70' HALF-STRI ET RIGHT IN/RIGHT ACCESS NOTE: SAME OFF AND ON—SITE IMPROVEME f PHASING AS DEVELOPMENT SOW 11. EXHIBIT 7 DEVELOPMENT SCENARIO #2 UTILITIES -TELEPHONE PLANNING AREA I PADS 1 — 3 (NEW CAR DEALERSHIPS) PLANNING AREA II PADS 4-9 (NEW CAR DEALERSHIPS/AUTO RELATED USES) AND REGIONAL COMMERCIAL CENTER PLANNING AREA III REGIONAL COMMERCIAL CENTER SCALE 1"=200' 0 100 200 400 600 SPECIFIC PLAN THE CENTRE AT LA QUINTA STAMKO DEVELOPMENT KEITH INTERNATIONAL, INC CIVIL ENGINEERING WALKER/RANCOURT & ASSOC. ARCHITECTURE HORTON/SHEPARDSON ASSOC. LANDSCAPE ARCHITECTURE 10 W ' N RELOCATE EXISTING SIGNAL PLANNING AREA I 4.49 ACRES PROPOSED TELEPHONE TO BE CONSTRUCTED IN PLANNING AREA I - Irl TRg- n GTE ROVIDED FIBE –OPTIC CARL PROPOSED ADJUSTED LOT LINE RIGHT IN/RIGHT OUT ,-ACCESS k pts PAD 2 3.38 ACRES I PROPOSED ADJU�TED LOT UNE GPSLE'II - WMD 'EG EER cQR � 27. k ACRES F— L FUTURE SIGNAL PLANNING AREA I 111 50' AVERAGE LANDSCAPE PARKWAY t a' J PER CITY REQUIRES ENT c J FOR_.UL,TIMATE RPW 15' DEDICATION 1 r PAD 3 11' (70' HALF -STREET) y f+ 3.61 ACRES `-----_r RIGHT IN/RIGHT OUI ACCESS--_! af j 1 Wol I i VIA GRAZiA INA I cvwD WELL SITE NOTE: SAME OFF AND ON-SITE IMPROVEMENff PHASING AS DEVELOPMENT SCENARIO 11. EXHIBIT 7 DEVELOPMENT SCENARIO #3 UTILITIES -TELEPHONE PLANNING AREA I PADS 1 — 3 (NEW CAR DEALERSHIPS) PLANNING AREA II REGIONAL COMMERCIAL CENTER PLANNING AREA III REGIONAL COMMERCIAL CENTER SCALE 1"=200' 0 100 200 400 600 SPECIFIC PLAN THE CENTRE AT LA QUINTA STAMKO DEVELOPMENT KEITH INTERNATIONAL, INC CIVIL ENGINEERING WALKER/RANCOURT & ASSOC. ARCHITECTURE HORTON/SHEPARDSON ASSOC. LANDSCAPE ARCHITECTURE 35 I I E., f w WZ a 47th AVENU _ � I � I o I N 1- RELOCATE EXISTING SIGNAL PLANNING AREA I PAD 1 4.49 ACRES PROPOSED GAS MAIN INSTALLED IN PLANNII QEA I TR, Dj PAD 5 3.54 ACRES PROPOSED ADJUSTED LOT UNE PROPOSED GAS MAIN — INSTALLED IN PLANNING AREA II PAD 6� 4.52 ACRES g, PAD 7 CVWD 3.82 ACRES WELL SITE RIGHT IN/RIGHT OUT ACCESS N -- 1-07 t�`� PAD 3 PAD 2 3.61 ACRES 3.38 ACRES PROPOSED GAS MAIN INSTALLED IN PLANNING 1� AREA I PAD 4 I 3.47 ACRES J 11 �� I� I 1 �- PROPOSED ADJUSTED / LOT LINE I � / � r PAD 9 FUTURE SIGNAL PLANNING AREA I j�0' AVERAGE �.__ 111 ! LANDSCAPE PARKWAY J PER CITY REQUIREMENT -�a�--u�Tr�€AAT� Raw 15' OEt'iiCATION J � LL(70' HALF -STREET ��`� RIGHT` IN/RIGHT C ACCESS ---J �p 4.99 ACRES I 1► © 1 PROPOSED GAS MAIN �. y INSTALLED IN PLANNING fL ` AREA II _ .-.. PAD 8 3.92 ACRES EXHIBIT 8 DEVELOPMENT SCENARIO #1 UTILITIES -NATURAL GAS PLANNING AREA I PADS 1 — 3 (NEW CAR DEALERSHIPS) PLANNING AREA II PADS 4-9 (NEW CAR DEALERSHIPS/AUTO RELATED USES) PLANNING AREA III REGIONAL COMMERCIAL CENTER i I SCALE 1"=200' 0 100 200 400 600 SPECIFIC PLAN THE CENTRE AT LA QUINTA STAMKO DEVELOPMENT KEITH INTERNATIONAL, INC CIVIL ENGINEERING WALKER/RANCOURT & ASSOC. ARCHITECTURE HORTON/SHEPARDSON ASSOC. LANDSCAPE ARCHITECTURE 36 z 12 I I W Lu a f i RELOCATE EXISTING SIGNAL PLANNING AREA I RIGHT IN/RIGHT OUT ACCESS A FUTURE SIGNAL PLANNING AREA 1 50' AVERAGE LANDSCAPE PARKWAY PAD 1 4.49 ACRES Ll PAD 3 PAD 2 3.81 ACRES 3.38 ACRES ~ROPO ED GAS MAIN GNTB>s_gRI1� TO BE INSTALLED IN �—_ LAN NG AREA I ' cam, r PAD 5 3.91 ACRES la PROPOSED ADJUSTED LOT UNE PAD 4 3.91 ACRES PROPOSED ADJUSTED LOT UNE A6,�9 VIA G 3 v� l I I cvwD 1} wELL I srrE F F— I PER CITY REOUIREIMINT e I--FOP-ULTIMATE ROW -:' 15' DEDICATION 1 f (70' HALF--STR ET RIGHT IN/RIGHT ACCESS EXHIBIT 8 DEVELOPMENT SCENARIO #2 UTILITIES -NATURAL GAS NOTE: SAME OFF AND ON—SITE IMPROVEMENT PHASING AS DEVELOPMENT SCENARIO #1. i PLANNING AREA I PADS 1 - 3 (NEW CAR DEALERSHIPS) PLANNING AREA II PADS 4-9 (NEW CAR DEALERSHIPS/AUTO RELATED USES) AND REGIONAL COMMERCIAL CENTER PLANNING AREA III REGIONAL COMMERCIAL CENTER SCALE 1"=200' 0 100 200 400 600 SPECIFIC PLAN THE CENTRE AT LA QUINTA STAMKO DEVELOPMENT KEITH INTERNATIONAL, INC CIVIL ENGINEERING WALKER/RANCOURT & ASSOC. ARCHITECTURE MORTON/SHEPARDSON ASSOC. LANDSCAPE ARCHITECTURE 37 RELOCATE EXISTING SIGNAL PLANNING AREA I 17th AVENUE Lu I o I N �� Iti CVWD WELL SITE I yo 4.49 ACRES PROPOSED GAS MAIN TO BE CONSTRUCTED IN PLANNING AREA I UT4­Q"TRg_ - PROPOSED ADJUSTED LOT UNE RIGHT IN/RIGHT OUT ACCESS 1 EXrS}TN S ANN Ag l 4 4 PAD 2 PAD 3 3.38 ACRES 3.61 ACRES Ir I � PROPOSED ADJUSTED LOT UNE tvA 11 c �s F 7 FUTURE SIGNAL PLANNING AREA I IO' AVERAGE 1 1 1 LANDSCAPE PARKWAY .. PER CITY REQUIREMENT FOR. -ULTIMATE ROW IL15' DEDICATION f I (70' HALF -STREET " RIGHTIN/RIGHT OUB" ACC8SS_J NOTE: SAME OFF AND ON-SITE If,IPRONEWIT PHASING AS DIDUCIPWIX SCENARIO 11. EXHIBIT 8 DEVELOPMENT SCENARIO #3 UTILITIES —NATURAL GAS PLANNING AREA I PADS 1 - 3 (NEW CAR DEALERSHIPS) PLANNING AREA II REGIONAL COMMERCIAL CENTER PLANNING AREA III REGIONAL COMMERCIAL CENTER SCALE 1"=200' 0 100 200 400 600 SPECIFIC PLAN THE CENTRE AT LA QUINTA STAMKO DEVELOPMENT KEITH INTERNATIONAL, INC CIVIL ENGINEERING WALKER/RANCOURT & ASSOC. ARCHITECTURE HORTON/ SHEPARDSON ASSOC. LANDSCAPE ARCHITECTURE W f, WI � � Y cr A� 47th AVENU w � I Irl �3 N CLI a W uju =: F 8 0�I o a.al ----- 4-1. VIA GRAB 0INA RELOCATE EXISTING SIGNAL PLANNING AREA I IOn., DIM 4.49 ACRES PROPOSED ELECTRICAL INSTALLIED IN PLANNING AREA PAD 5 1 3.54 ACRES 1 PAD 4 3.47 ACRES 1 kli O. v5 PROPOSED ADJUSTEDns LOT LINE PROPOSED ELECTRICAL- INSTALLED LECTRICALINSTALLED IN PLANNING AREA III PAD 6 4.52 ACRES RIGHT IN/RIGHT OUT ACCESS H1GHryPAy PAD 2 3.38 ACRES PAD 3 1 3.61 ACRES f �+ PROPOSED ELECTRICAL I I INSTALLED IN PLANNING AREA I PAD 9 4.99 ACRES ' it 1 1 1 � r t f R PROPOSED ELECTRICAL INSTALLED IN PLANNING AREA 1111 PAD 7 CVWD 3.82 ACRES WELL SITE mmr_______--: _ PROPOSED ELECTRICAL INSTALLED IN PLANNING -AREA !!/!!!- PAD 8 3.92 ACRES FUTURE SIGNAL PLANNING AREA I �-�' 111 F 50' AVERAGE LANDSCAPE PARKWAY L j PER CITY REOUIREMENT I I `FoR-uLTmATE Rbw I 15' DEDICATION I + (70' HALF -STREET) l RIGHT IN/RI HT 06 ACCESS ---J EXHIBIT 9 DEVELOPMENT SCENARIO #1 UTILITIES -ELECTRICAL PLANNING AREA I PADS 1 - 3 (NEW CAR DEALERSHIPS) PLANNING AREA II PADS 4 - 9 (NEW CAR DEALERSHIPS/AUTO RELATED USES) PLANNING AREA III REGIONAL COMMERCIAL CENTER SCALE 1"=200' 0 100 200 400 600 SPECIFIC PLAN THE CENTRE AT LA QUINTA STAMKO DEVELOPMENT KEITH INTERNATIONAL, INC CIVIL ENGINEERING WALKER/RANCOURT & ASSOC. ARCHITECTURE HORTON/SHEPARDSON ASSOC. LANDSCAPE ARCHITECTURE Sy RELOCATE EXISTING SIGNAL PLANNING AREA I RIGHT IN/RIGHT OUT I ACCESS 1241119 w PAD 1 is I 4.49 ACRES G PAD 2 PAD 3 3 5.81 ACRES .38 ACRES 47#h AVENu SRR i! ROPO ED ELECTRICAL —, ;= TO BE INSTALLED IN LAN NG AREA c3 C CL PAD 5 oio PAD 4 3.91 ACRES�� � � �� 3.91 ACRES I � � PROPOSED ADJUSTED PROPOSED ADJUSTED LOT LINE LOT LINE if vien �e FUTURE SIGNAL PLANNING AREA 1 50' AVERAGE LANDSCAPE PARKWAY T:;�PER CITI' REQUII�Et�NT � r FOR_ULTIMATE RPW �— f 15' DEDICATION F I f (70' HALi"wSTR�Ei)_ ! RIGHT IN/RIGHT ACCESS VIA GRAZ NA— f-,--SECOND FEED TO BEnQFEm TO _ PLANNING AREA I EllCTRICAL _ CVWD PROPOSED ELECTRICAL WELL TO BE INSTALLED IN -- SITE PLANNING AREA III NOTE: SAME OFF AND ON—SITE IMPROVDAM PHASING AS DEVELOPMENT SCENARIO 11. b I EXHIBIT 9 DEVELOPMENT SCENARIO #2I UTILITIES —ELECTRICAL PLANNING AREA I PADS 1 — 3 (NEW CAR DEALERSHIPS) PLANNING AREA II PADS 4 — 9 (NEW CAR DEALERSHIPS/AUTO RELATED USES) AND REGIONAL COMMERCIAL CENTER PLANNING AREA III REGIONAL COMMERCIAL CENTER SCALE 1"=200' mommor- 0 100 200 400 600 SPECIFIC PLAN THE CENTRE AT LA QUINTA I STAMKO DEVELOPMENT KEITH INTERNATIONAL, INC CIVIL ENGINEERING WALKER/RANCOURT & ASSOC. ARCHITECTURE HORTON/SHEPARDSON ASSOC. LANDSCAPE ARCHITECTURE Hsi O• RELOCATE EXISTING SIGNAL PLANNING AREA I I' =-1 4.49 ACRES PROPOSED ELECTRICAL_ TO BE CONSTRUCTED IN PLANNING AREA I "4-09N TRg- n a - PROPOSED ADJUSTED LOT LINEs u "F�, G RIGHT IN/RIGHT OUT ACCESS FUTURE SIGNAL PLANNING AREA 1 0' AVERAGE LANDSCAPE PARKWAY -- G A Pti n — - PAD 2 PAD 3 j 3.38 ACRES 3.81 ACRES f r —_ D. F PROPOSED ADJUSTED LOT LINE CVWD WELL SITE f F 0PER CITY RE(liUIREMEHT --FOR- ULTIMATE ROW P 15' DEDICATION f X70' Fl 1 Y --STREET) [[ ~11 RIGHT IN/RIGHT OU ACCES-S-----_J PR POSED ELE TRICAlt --- 2n FEED TO BE LOOPED TO PLANNING AREA I ELECTRICAL IN ALL NNING AREA III NOTE: SAME OFF AND ON-SITE IMPROVEMENT PHASING AS DEVELOPMENT SCENARIO 11. i EXHIBIT 9 DEVELOPMENT SCENARIO #3 UTILITIES -ELECTRICAL PLANNING AREA I --- PADS 1 - 3 (NEW CAR DEALERSHIPS) PLANNING AREA II REGIONAL COMMERCIAL CENTER J_ PLANNING AREA III REGIONAL COMMERCIAL CENTER SCALE 1"=200' 0 100 200 400 600 SPECIFIC PLAN THE CENTRE AT LA QUINTA STAMKO DEVELOPMENT KEITH INTERNATIONAL, INC CIVIL ENGINEERING WALKER/RANCOURT & ASSOC. ARCHITECTURE HORTON/SHEPARDSON ASSOC. LANDSCAPE ARCHITECTURE 41 WI La mI 47th AVE U Lu w cn I� r 'bo oaf F I I z W W 5 er I c L- �II Uri ai l . 3 VIA GI RELOCATE EXISTING SIGNAL PLANNING AREA I PAD 1 4.49 ACRES PROPOSED 18" WATER INSTALLED IN PLANNING AREA I RIGHT IN/RIGHT OUT ACCESS PROPOSED 18" WATER i�tlr INSTALLED IN PLANNING AREA I FUTURE SIGNAL TO DUNE PALMS �- PLANNING AREA 1 0' AVERAGE 111 LANDSCAPE PARKWAY --- 2" WA p G ARA Tn �'Nit PAD 3 PAD 2 3.61 ACRES 3.38 ACRES �r 1 PAD 5 3.54 ACRES ea+� 1�qmv© PROPOSED ADJUSTED LOT LINE PROPOSED 12" WATER INSTALLED IN PLANNING AREA II/III PAD 6 4.52 ACRES PAD 7 3.82 ACRES �f I PROPOSED 18" WATER INSTALLED IN PLANNIN AREA PAD 4 3.47 ACRES -- PROPOSED ADJUSTED y , LOT LINE 4" PAD 9 WATCR INSTALLED IN PLANNING AREA PAD 8 3.92 ACRES PER CITY REOUIREMENT --FOR-ULTIMATE ROW — — i 15' DEDICATION I it (70' HALF—STR � a RIGHT IN/RIGHT OU ACCESS-- PAD CCESS- err h1 ■ PROPOSED 12" WATER INSTALLED IN PLANNING AREA 11,111 EXHIBIT 10 DEVELOPMENT SCENARIO #1 UTILITIES -WATER - PLANNING AREA I PADS 1 - 3 (NEW CAR DEALERSHIPS) PLANNING AREA II PADS 4 - 9 (NEW CAR DEALERSHIPS/AUTO RELATED USES) PLANNING AREA III REGIONAL COMMERCIAL CENTER SCALE 1"=200' G� - — -- --- 0 100 200 400 600 SPECIFIC PLAN THE CENTRE AT LA QUINTA I STAMKO DEVELOPMENT KEITH INTERNATIONAL, INC CIVIL ENGINEERING WALKER/RANCOURT & ASSOC. ARCHITECTURE HORTON/SHEPARDSON ASSOC. LANDSCAPE ARCHITECTURE 42 h1 ■ PROPOSED 12" WATER INSTALLED IN PLANNING AREA 11,111 EXHIBIT 10 DEVELOPMENT SCENARIO #1 UTILITIES -WATER - PLANNING AREA I PADS 1 - 3 (NEW CAR DEALERSHIPS) PLANNING AREA II PADS 4 - 9 (NEW CAR DEALERSHIPS/AUTO RELATED USES) PLANNING AREA III REGIONAL COMMERCIAL CENTER SCALE 1"=200' G� - — -- --- 0 100 200 400 600 SPECIFIC PLAN THE CENTRE AT LA QUINTA I STAMKO DEVELOPMENT KEITH INTERNATIONAL, INC CIVIL ENGINEERING WALKER/RANCOURT & ASSOC. ARCHITECTURE HORTON/SHEPARDSON ASSOC. LANDSCAPE ARCHITECTURE 42 ;� '31 N Lry �zt rE au1 Lml- WELL SITE RELOCATE EXISTING SIGNAL PLANNING AREA I RIGHT IN/RIGHT OUT ACCESS PAD 1 4.49 ACRES ilv�m� PAD 5 3.91 ACRES - PROPOSED ADJUSTED LOT LINE Fx+STING _12' WA PAD 3 3.38 ACRES 3.61 ACRES I PROPO ED IT WATER TO BE INSTALLED IN PLAN NG AREA I J v's �s 3.911AAC S ACols FUTURE SIGNAL PLANNING AREA PROPOSED 18" WATER TO BE INSTALLED IN PLANNING AREA I TO DUNE PALMS 111 F 50' AVERAGE LANDSCAPE PARKWAY PER CITY REQUIREMENT � FOR_.ULTIMATE ROW 15' DEDICATION I ` (70' HALF--STREF) RIGHT IN/RIGHT �OLIT- -� ACCESS PROPOSED ADJUSTED LOT UNE r NOTE: SAME OFF AND ON-SITE IMPROVEMENT PHASING AS DEVELOPMENT SCENARIO It EXHIBIT 10 DEVELOPMENT SCENARIO #2 UTILITIES —WATER PLANNING AREA I PADS 1 - 3 (NEW CAR DEALERSHIPS) PLANNING AREA II PADS 4-9 (NEW CAR DEALERSHIPS/AUTO RELATED USES) AND REGIONAL COMMERCIAL CENTER PLANNING AREA III REGIONAL COMMERCIAL CENTER SCALE 1"=200' 0 100 200 400 600 SPECIFIC PLAN THE CENTRE AT LA QUINTAI STAMKO DEVELOPMENT KEITH INTERNATIONAL, INC CIVIL ENGINEERING WALKER/RANCOURT & ASSOC. ARCHITECTURE HORTON/SHEPARDSON ASSOC. LANDSCAPE ARCHITECTURE 43 RELOCATE EXISTING SIGNAL PLANNING AREA I 0th AVE IU Il��., ' .. .,err •alitt- 0 't f o } JE I �3 Y N I IujI %0 PROPOSED ADJUSTED LOT LINE �>< W G 1 Lu a CL EL. U � VIA G NA �I I I CVWD WELL SITE RIGHT IN/RIGHT OUT ACCESS FUTURE SIGNAL PLANNING AREA I EXiST1NG 12' WATER - ---� tS PAD 2 3.38 ACRES r I� PROPOSED ADJU�TED LOT LINE 0' AVERAGE 111 LANDSCAPE PARKWAY PROPOSED 18° WATER TO BE CONSTRUCTED IN PLANNING AREA I TO DUNE PALMS r El PER CITY REQUIREMENT 44DR_ULTIMATE ROW (70'OEDIFIALF-STREET i� + �RIGHj IN/RIGHT [3U' ACCESS ---.j NOTE: SAME OFF AND ON-SITE IMPROVEMENT PHASING AS DEVELOPMENT SCENARIO #1. I EXHIBIT10 DEVELOPMENT SCENARIO #3 UTILITIES -WATER PLANNING AREA I PADS 1 - 3 (NEW CAR DEALERSHIPS) PLANNING AREA II REGIONAL COMMERCIAL CENTER PLANNING AREA III REGIONAL COMMERCIAL CENTER SCALE 1"=200' 0 100 200 400 600 SPECIFIC PLAN THE CENTRE AT LA QUINTA STAMKO DEVELOPMENT KEITH INTERNATIONAL, INC CIVIL ENGINEERING WALKER/RANCOURT & ASSOC. ARCHITECTURE NORTON/SHEPARDSON ASSOC. LANDSCAPE ARCHITECTURE El r! W W � I PAD 1 in C, 4.49 ACRES Lu PROPOSED 18" WATER TO BE CONSTRUCTED - 1 r IN PLANNING AREA I 0th AVE IU Il��., ' .. .,err •alitt- 0 't f o } JE I �3 Y N I IujI %0 PROPOSED ADJUSTED LOT LINE �>< W G 1 Lu a CL EL. U � VIA G NA �I I I CVWD WELL SITE RIGHT IN/RIGHT OUT ACCESS FUTURE SIGNAL PLANNING AREA I EXiST1NG 12' WATER - ---� tS PAD 2 3.38 ACRES r I� PROPOSED ADJU�TED LOT LINE 0' AVERAGE 111 LANDSCAPE PARKWAY PROPOSED 18° WATER TO BE CONSTRUCTED IN PLANNING AREA I TO DUNE PALMS r El PER CITY REQUIREMENT 44DR_ULTIMATE ROW (70'OEDIFIALF-STREET i� + �RIGHj IN/RIGHT [3U' ACCESS ---.j NOTE: SAME OFF AND ON-SITE IMPROVEMENT PHASING AS DEVELOPMENT SCENARIO #1. I EXHIBIT10 DEVELOPMENT SCENARIO #3 UTILITIES -WATER PLANNING AREA I PADS 1 - 3 (NEW CAR DEALERSHIPS) PLANNING AREA II REGIONAL COMMERCIAL CENTER PLANNING AREA III REGIONAL COMMERCIAL CENTER SCALE 1"=200' 0 100 200 400 600 SPECIFIC PLAN THE CENTRE AT LA QUINTA STAMKO DEVELOPMENT KEITH INTERNATIONAL, INC CIVIL ENGINEERING WALKER/RANCOURT & ASSOC. ARCHITECTURE NORTON/SHEPARDSON ASSOC. LANDSCAPE ARCHITECTURE El r! SPECIFIC PLAN 97-029 AMENDMENT #1 THE CENTRE AT LA QUINTA Fw 2.50 PHASING . OR► The Centre at La Quinta will be phased with Planning Areas I and II being the auto mall and/or a mixed regional commercial development which should begin in 1998 and be completed in year 2005. Planning Area I will be 3 new auto dealerships or a mixed regional commercial development with Planning Area II adding up to 6 additional new auto dealerships and/or auto related commercial pads and/or a mixed regional commercial development. The intensity and density of Planning Areas I and II will be a FAR of .15 up to .25 under all Development Scenarios which is less than the approved General Plan maximum FAR of up to .35. The General Plan allows a maximum of 635,000 square feet for these Planning Areas. The intensity and density of the development in Planning Areas I and II will be 275,000 square feet up to 450,000 square feet. Planning Areas I and II could be broken up into four sub phases Planning Area III will be a mixed regional commercial development. Planning Area III should begin in year 2000 and should be completed in year 2005. The intensity and density of Planning Area III will be less than the General Plan maximum FAR of up to .35 or 580,000 square feet. This Speck Plan sets the development intensity and density of Planning Area III at 400,000 square feet of floor area. Planning Area III could be broken in up to four sub phases. The development of the auto mall will be done via a series of freestanding dealerships and/or auto related commercial structures. Common area improvements are planned including an upgraded street design, limited common customer parking and a decorative plaza located at Auto Centre Way North and Auto Centre Way South, if applicable, and Auto Centre Drive. The auto mall will have up to 9 dealership and/or auto related pads which are as follows: Pad 1 Pad 2 Lot Size: 4.49 acres Facilities: 34,500 s.f. Anticipated Personnel: 80 Lot Size: 3.38 acres Facilities: 26,000 s.f. Anticipated Personnel: 50 45 SPECIFIC PLAN 97-029 AMENDMENT #1 THE CENTRE AT LA QUINTA Pad 3 Lot Size: 3.61 acres Facilities: 27,800 s.f. Anticipated Personnel: 80 Pad 4 Lot Size: 3.47 acres Facilities: 26,700 s.f. Anticipated Personnel: 60 Pad 5 Lot Size: 3.54 acres Facilities: 27,200 s.f. Anticipated Personnel: 80 Pad 6 Pad 7 Pad 8 Pad 9 Lot Size: 4.52 acres Facilities: 34,800 s.f. Anticipated Personnel: 80 Lot Size: 3.82 acres Facilities: 29,400 s.f. Anticipated Personnel: 100 Lot Size: 3.92 acres Facilities: 30,200 s.f. Anticipated Personnel: 100 Lot Size: 4.99 acres Facilities: 38,400 s.f. Anticipated Personnel: 80 The maximum development in Planning Areas I and II under Development Scenario I as an auto mall involves approximately 43.5 gross acres, contains 275,000 square feet of facilities with a FAR of .15 which is 43.5% of the allowable intensity and density set forth in the General Plan and would employ approximately 710 people. Planning Areas I and II as new car dealerships will be developed pursuant to the allowance for uses as set forth in the Zoning Ordinance and Resolution 97-66 (Conditional Use Permit). 46 SPECIFIC PLAN 97-029 AMENDMENT #1 THE CENTRE AT LA QUINTA .50.1.2 MIXED REGIONAL COMMERCIAL DEVELOPMEN Planning Area III if developed to its full potential set forth in the 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 and density would probably entail either a mid -rise development, multi-level parking structures or 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 in Planning Area III to 400,000 square feet (FAR of .25) which is only 69% of the allowable intensity and density set forth in the General Plan. Planning Areas I and II if developed to their full potential as a mixed regional commercial center set forth in the General Plan (FAR of .35), could generate up to 635,000 square feet of commercial floor space which by City standards would require 2500 parking spaces. A development of this intensity and density would probably entail either a mid -rise development, multi-level parking structures or significant shared parking such as suggested under ULI guidelines, or a combination of these techniques. This Specific Plan limits the maximum square footage of commercial floor space to 450,000 square feet (FAR of .25) which is only 69% of the allowable intensity and density set forth in the General Plan. Taking the City of La Quinta requirements into account including parking standards and dimensions, setbacks, open space, storm water retention and current commercial development patterns, Development Scenarios 1 through 4 as a mixed regional commercial center will rely on surface parking with primarily one story and a limited amount of two story construction. Development Scenario 4 as an 87 acre mixed regional commercial center would have approximately 4250 parking spaces and would support 850,000 square feet (FAR .25). In the mixed regional commercial development (Planning Area III and Planning Area I, if applicable under Development Scenario #4), mountain views will be maintained along Highway 111 by the buildings having a maximum height of 25 feet, establishing minimum openings between each building of 65 feet with a minimum setback of 100 feet from the Highway 111 property line and the buildings being staggered. 47 I E,. ,�PECFIC PL4N 9T-4�9 A MENL]MENT #9 THE CENTRE ATEAU�? _ NTA Planning Area I improvements under all four Development Scenarios will include the westerly frontage portion of Highway 111 (curb/gutter, landscaped parkway, necessary infrastructure extensions, upgrade and relocation of the existing traffic signal at Highway 111/Adams Street and the completion of the Highway 111/La Quinta Drive intersection and traffic signal if first developed) from La Quinta Drive to Adams Street and the frontage of Adams Street (curb/gutter, landscaped median, landscaped parkway and infrastructure extensions) from Highway 111 to 47th Avenue. Auto Centre Drive and Auto Centre Way North, will be completed with Planning Area I under Development Scenarios 1, 2 and 3 along wit the on- site infrastructure located within the private street and public right-of-way Under Development Scenarios 1, 2 and 3, La Quinta Drive will be completed to Auto Ce tre Drive. Utilities will be extended to the site as necessary. v'A It 4T.. Planning Area II improvements under all four Development Scenarios will consist of the completion of Adams Street improvements from 47th Avenue to the south property line including the landscaped median. Under Development Scenario 1, La Quinta Drive and Auto Centre Way South will be completed along with the on-site infrastructure located within the public right-of-way. Planning Area III improvements under all four Development Scenarios will include the easterly frontage portion of Highway 111 (curb/gutter, landscaped parkway, necessary infrastructure extensions and completion of the Highway 111/La Quinta Drive intersection and traffic signal if first developed ) from La Quinta Drive to the east property line. Under Development Scenarios 2 and 3, the completion of La Quinta Drive south of Auto Centre Drive will depend on the ultimate users and the configuration of the buildings. Under Development Scenario 4, the completion of La Quinta Drive south of Highway 111 will depend on the ultimate users and the configuration of the buildings. The Highway 111 median will be completed by the developer after appropriate land has been dedicated to CALTRANS as follows: 1) if Planning Area I is developed first, then with Planning Area III; or 2) if Planning Area III is developed first, then with Planning Area I or II according to the City's development standards. The developer will be responsible for paying 50% of the cost of the Highway 111 median. The following nine uses may be approved by the Planning Commission under Conditional Use Permit procedures: 1. Car Rental Agencies 2. Car Insurance Agencies 3. Car Wash (Full Service or Self Service) 4. Body Shop including Painting 5. Accessories, Retail and Installation 48 SPECIFIC FLAN 97 (}29_,4Mf�lDIV�ENr #i __ SNE cENr�' Ar LA QUINTA 6. Glass Installation 7. Detailing 8. Upholstery 9. Public Auto/Recreation Vehicle Storage The CR zone list of "Principle Uses" permitted in the mixed regional commercial (Planning Area III) in The Centre at La Quinta includes retail stores over 50,000 square feet floor area. Those uses will be controlled through the approval of the Site Development Permits. In this Specific Plan, the CR Zone list of "Principle Uses" for Planning Areas I and II, if applicable, should include retail stores over 50,000 square feet floor area. Those uses will again be controlled through the approval of the Site Development Permits. / •191:4 111211 / l 1=110 W.11a amilillaft 111101111flivil11,N�1'11 44 This Specific Plan will be consistent with the City's Highway 111 Design Theme. The desired architectural style of the project is contemporary desert. 2.5032 ACCEPTABLE BUILDING MATERIALS - AUTO MALL Stucco machine applied and hand smoothed. Masonry: Spanish style brick, split faced block; fluted, split faced block; mortar washed slump stone. Wood: Exposed, heavy timber, rough sawn beams and glu-laminated beams with satin finish (transparent or opaque). Glass Block. Weathering Metals: Copper, iron, bronze used as accents and detail areas. 2.50.3 3 CQLQRS- AUTO MALL The general color scheme shall be a range from off-white to medium earth tones. Wood shall be stained using medium to dark earth tones and complementary southwest colors (aqua, teal, terra cotta, whitewash). 49 SPECIFIC PLAN 97-029 AMENDMENT #1 THE CENTRE AT LA QUINTA 2-501-4- - RS. QES- AUTO MALL Hip, gable and shed roof designs or combinations thereof consistent with the general [ architectural theme are acceptable and encouraged for main building masses. Acceptable l roofing materials for pitched roofs include clay the and weathering metals. Where clay tile materials are used, a multi -hued mixture of earth tones (terra cotta, buff, olive, and the like) shall be used. 250 3 5 EQUIPMENT SCREENING- AUTO MALL Roof mounted mechanical equipment, ductwork and vents shall be screened from view by an architectural device consistent with the building_ design. 2.50.3.6 FENCING AND WALLS- AUTO MALL Automobile service areas and service shops shall be effectively screened from view by masonry walls up to 6 feet of the same or complementary materials as the main building walls and/or landscape materials including mounding. 2.50 3.7 LIGHTING - AUTO MAL,L A key tool in marketing and selling vehicles is adequate night lighting of display areas. Control of the lighting is proposed by selecting lighting fixtures that will direct light away from the perimeter property lines and toward the vehicle display areas. Fixtures will be "shoe box" type lights with flush lens mounted on 5 inch x 5 inch square tubular steel poles 24 feet in height above finished grade. Front line or perimeter poles shall have up to two 1,000 watt metal halide fixtures while interior poles shall have up to four 1,000 watt metal halide fixtures. Security lighting shall be similar to display lighting except that fixtures may be reduced to 400 watts with up to two metal halide fixtures. In front line display areas along Highway 111, La Quinta Drive, Auto Centre Drive and Auto Centre Way North, and Auto Centre Way South and Adams Street, if applicable under Development Scenarios 2 and 3, the poles will be spaced approximately 40 feet on center. In storage areas, the poles will be spaced approximately 80 feet to 100 feet on center. In all remaining lighting areas, the poles will be spaced approximately 60 feet on center. Under Development Scenarios 1 and 2, all lighting shall be shielded along Pads 5, 6 and 7 on Adams Street and landscape lighting shall be installed in the 20 foot setback in front of each of these pads for the residential development known as Lake La Quinta. 50 SPECIFIC PLAN 97-029 AMENDMENT #1 THE CENTRE AT LA QUINTA The special display pads located along Highway 111 and Adams Street, if applicable under Development Scenarios 2 and 3, will not have stripping and shall be lighted with fixtures recessed into bollards that swivel horizontally but not vertically. These bollards will be pre- cast concrete and will be 14 inches in diameter and 42 inches in height above finished grade. Each bollard will have two 400 watt metal halide fixtures with a LSI Cat No. DRM-HF-400- MHR-MT or equal. The bollards shall be approximately 30 feet on center along the front and wrapping around the corners on two sides of each of these special display pads with light directed away from Highway 111. Since the City has generally maintained low lighting levels, the lighting shall be consistent with these low lighting requirements. All lighting will comply with the City's "Dark Sky" ordinance. All lighting shall be designed and located so as to confine direct light within project boundaries (including landscape buffer areas located along Highway 111 and Adams Street). The lighting systems shall be designed and installed so fixtures are mounted perfectly horizontal with no tilt to the mounting. Fixtures shall be equal to "LSI" Citation Series. Poles shall be mounted to bases with anchor bolts and shall have sheet metal bolt covers. No direct burial poles shall be used. This Specific Plan will be consistent with the City's Highway 111 Design Theme reflecting its physical character and ensuring architectural integrity and compatibility through building scale, building mass, materials, colors, roofs, equipment screening, fencing and walls, lighting and landscaping. These guidelines will be included each Site Development Permit and will be reviewed and considered under normal City requirements at the time of submittal. Since the City has generally maintained low lighting levels, the lighting for the mixed regional commercial center will be consistent with these low lighting level requirements. All lighting in the mixed regional commercial center will comply with the City's "Dark Sky" ordinance. 51 SPECIFIC PIAN 97-029 AMENDMENT #1 THE CENTRE AT L4 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. This Specific Plan will delineate the operational characteristics of the auto mall to facilitate long term management and the ongoing use of this automall. 2.50.4A .1 SITE PLAN AUTO MALL One of the main functions of the site plans for each new car dealership is to accommodate a great deal of vehicle storage. The design of the facilities may treat these storage areas separate from the requirements of the City dealing with automobile parking standards including but not limited to elimination of striping, curbs, shading, and access. Customer parking areas shall comply with the requirements of the Zoning Ordinance relative to off- street parking. The City does not have a standard that directly applies to vehicular off-loading zones for each auto dealership pad in this project. Due to the unique characteristics of this auto mall, the site plan has been developed to allow off-loading of vehicles within the right-of-way cross section of the internal streets (Auto Centre Drive and Auto Centre Way South) which is a striped center lane that will double as a left turn lane as well as the unloading area for vehicles. Pads 1, 2 and 3 along Highway 111 are behind a 62 foot landscape setback from the curb and will have vehicular displays. In addition, Pads 1, 5, 6 and 7 along Adams Street are behind a 32 foot landscape setback from the curb and will have vehicular displays. The special display pads along Highway 111 and Adams Street will not have stripping and will allow at least one car per every 10 linear feet. Exhibits 13-1, 13-2, 13-3, 13-4, 13-5 and 13-6 show Highway 111 parkway concepts and cross sections of three vehicular displays and three special display pads at specific locations in Pads 1, 2 and 3 along Highway 111. Each special display pad will not have stripping and will not be elevated more than one foot above the average finish grade of that display area due to safety concerns. Vehicle storage areas will be screened from public view by means of a solid masonry wall up to 6 feet in height and/or landscape materials including mounding. In particular, the storage areas seen from Highway 111 and Adams Street will require particular attention. The required landscape easements for Highway 111 and Adams Street (50 feet and 20 feet, respectively) shall be designed to enhance the screening of vehicle storage as well as service and work areas. In order to maintain the distance from the residential development known as Lake La Quinta, the buildings on Pads 5, 6 and 7 will be a minimum of 100 feet from the Adams Street property line. In addition, the buildings on Pads 1, 2 and 3 will be a minimum of 120 feet from the Highway 111 property line. 52 SPECIFIC PLAN 97°-029 AMENDMENT #I THE CENTRE -A T LA QUINTA 2,50A 1.2 NOISE - AUTQ_MA t� The operation of auto dealerships will include repair and service of vehicles. Service departments shall operate only between the hours of 7:00 a.m. and 6:00 p.m. up to six days per week excluding Sunday. This Specific Plan and Resolution 97-65 (Site Development Permit 97-603) have the layout and design of the vehicle service department as a side entrance facility. The layout of individual dealerships shall orient the service department openings of Pads 5, 6 and 7 and Pad 8 away from the residential area to the west and south, respectively. A second design requirement will be the prohibition of a general usage public address/ paging systems. There are a variety of communication systems available that can replace p.a. type devices for most applications. These alternatives include pagers and personal telecommunication systems. 53 SPEC1FlC PLAN 97-029 AMENDMENT #I THE NT EAT U1NTA 2.50.41.3 SPECIAL EVENTS - AUTO MALL; The auto mall operation will include regularly scheduled special events designed to increase the flow of traffic into the automall. These special events shall be limited to no more than 40 total days per year for the auto mall with no single event lasting more than 10 days. Concurrent or jointly sponsored events held on the same day shall count as a single day regardless of how many dealers participate. These special events may not utilize searchlights. However, laser displays and other similar technologies or techniques may be used upon approval of the individual Temporary Use Permit. In no case shall any such lighting activity continue after 10:00 p.m. or after business hours All special events under this entitlement process shall be individually considered and approved by the Community Development Director through the Temporary Use Permit process. 54 SPECIFIC PLAN 97-029 AMENDMENT # 1_ THE CENTRE A T LA QL'fNTA .�WU&N 2.60.1 OVERVIEW The Centre at La Quinta will develop the adjacent street system in a manner consistent with the City's General Plan Circulation Plan and also in accord with CALTRANS' requirements. The property is located on Highway 111, a state highway designated by the 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. After appropriate land has been dedicated to CALTRANS and the City for improvements on Highway 111 and Adams Street, respectively, street improvements for both streets will be required according to the City's development standards. The timing and design of ` improvements for Highway 111 will be coordinated with CALTRANS. 2.60 .2 OFF-SITE CIRCULATION SYSTEM The existing conditions around the site include partial improvements on Highway 111 and Adams Street. 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 City's General Plan Circulation Plan. In addition to pavement, curb, gutter, median, and sidewalk/bikepath improvements, as required, traffic signals are planned at the project's main access points to both Highway 111 and Adams Street (at 47th Avenue) at such time as warrants are met. In addition, the existing traffic signal at Adams and Highway 111 will be upgraded and relocated in Planning Area I. Exhibit 11 shows the proposed cross sections for the streets affecting the project. 2 60 3 PUBLIC TRANSPORTATION/TRANSPORTATION DEMAND MANAGEMENT Bus turnouts shall be provided as a part of the project's public street improvements. The project developer agreed to provide a bus stop shelter that complies with the City's Highway 111 Design Theme. Prior to issuance of building permits for individual Site Development Permits, each applicant shall submit a Transportation Demand Management (TDM) Plan to the Public Works and Community Development Departments. The plans shall address capital improvement and operational standards as set forth in the City's TDM Ordinance. Any transit related improvements required by the Sunline Transit Agency as a condition to development will not constitute compliance with the plan submittal requirements. 55 10' R/W PUE 1 SIDEWALK 60' SECTION A -A LA QUINTA DRIVE (Public) Painted Median (No Parking) NOT TO SCALE R/W 10' PUE 10' 6' SIDEWALK R/W RAN SECTION B -B AUTO CENTRE WAY SOUTH (Public - with parking) AUTO CENTRE DRIVE (Public - with parking) NOT TO SCALE tn� R�W aa. R/W t1' SECTION C -C LA QUINTA DRIVE (Public) Raised or Painted Median (No Parking) NOT TO SCALE R/W R/W SECTION D -D ADAMS STREET (PUBLIC) NOT TO SCALE R/W 140' R/W 12' 116' 12' CL $. 58, 58' 8' SIDEWALK SIDEWALK~ 44' r 14' 14' I 44' SECTION E -E STATE HIGHWAY 111 (PUBLIC) NOT TO SCALE 6' 20' 20' 6' SIDEWALK SIDEWALK 8' 12' 12' 8' SECTION F -F AUTO CENTRE WAY NORTH (Private) NOT TO SCALE EXHIBIT 11 TREET CROSS SECTIONS SPECIFIC PLAN THE CENTRE AT LA QUINTAI STAMKO DEVELOPMENT KEITH INTERNATIONAL, INC CIVIL ENGINEERING WALKER/RANCOURT & ASSOC. ARCHITECTURE HORTON/SHEPARDSON ASSOC. LANDSCAPE ARCHITECTURE 56 8PECEIC PLAN 97-029 AMENY NT # I THF CjFNTF2E,4 T LA Q1NrA The main entrance to The Centre at La Quinta will be La Quinta Drive. The auto mall in Development Scenario 1 will be served by Auto Centre Drive and Auto Centre Way North which also provides direct access from Highway 111 and 47th Avenue, respectively. In Development Scenarios 2 and 3, the auto mall will be served by Auto Centre Way South, if applicable, and Auto Centre Drive. The mixed regional commercial center in Development Scenarios 1 through 4 will develop its own final internal circulation system based on the ultimate users and the configuration of the buildings which should include an identifiable "collector" street which could be either private or public depending on the final design. 2,60.4.1 LA. QUINTA DRIVE La Quinta 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 La Quinta Drive at Highway 111. In Development Scenarios 1, 2 and 3, La Quinta Drive will intersect with Auto Centre Drive and there will be a painted median. Under Development Scenario 1, the road reduces to one lane in each direction with a painted center median and a total right-of-way of 60 feet south of the Auto Centre Drive intersection. There will be no on -street parking allowed on La Quinta Drive. La Quinta Drive will be a dedicated public road in Development Scenarios 1, 2 and 3. There will be one curb cut on each of the west and east side of La Quinta Drive allowed north of Auto Centre Drive in compliance with standards of CALTRANS and the City with full access allowed southerly from that intersection. 2.60.4.2 AUTO CENTRE DRIVE/AUTO CENTRE WAY (NORTH AND SQUTH) The internal access for each dealer and/or auto related commercial pad in Development Scenarios 1, 2 and 3 will be provided by a private road (Auto Centre Way North) and dedicated public roads (Auto Centre Drive and Auto Centre Way South, if applicable). Auto Centre Way North will accommodate two travel lanes and will be 40 feet, consistent with the General Plan collector street. Auto Centre Way North will have parking south of the curb cuts and will be a right-in/right-out access off Highway 111. There will be one curb cut on each of the west side and east side of Auto Centre Way North in compliance with standards of CALTRANS and the City. Auto Centre Drive and Auto Centre Way South, if applicable, will be consistent with the General Plan collector street, will accommodate two travel lanes with a right-of-way of 74 feet, parking on both curbs and a center left turn lane that will also be used for vehicle unloading. Auto Centre Drive provides a direct connect to Adams Street which aligns with 47th Avenue. There will be a plaza at Auto Centre Way North and Auto Centre Drive under Development Scenarios 1, 2 and 3. This circular intersection is shown in Exhibits 2 and 2-1 with an island in the center and parking at all four circular comers. Any exhibit in this Specific Plan visually showing the plaza with a different design that conflicts with the language in the previous sentence, this language will control. 57 SPECIFIC PLAN 97-029 AMENDMENT #1 THE CENTRE AT LA QUINTA M--IIIEIuI. 9 : :Eel 01 ki F-11 190101►j►1 I =1 : L The final internal circulation design for the mixed regional commercial center in Development Scenarios 1 through 4 will depend on the ultimate users and the configuration of buildings which should include an identifiable "collector" street which could be either private or public depending on final design. The circulation design should take Auto Centre Drive/Auto Centre Way (North and South, if applicable) into consideration and access to the mixed regional commercial center should align with Auto Centre Drive/Auto Centre Way (North and South, if applicable) under Development Scenarios 1, 2 and 3, if practical. The interior roadway design will take proper engineering principles into account including but not limited to adequate distance between intersecting drives and eliminating conflicts between backing vehicles and travel lanes. Right-in/right-out drives from Highway 111 are proposed towards the westerly property line in Planning Area I (Auto Centre Way South under Development Scenarios 1, 2 and 3), and the easterly property line in Planning Area III. These drive aisles will also provide a second and third point of access in the half mile Highway 111 frontage. 58 SPECIFIC.PLAN 97029 AMENQMENT #1 THE CENTRE AT LA QUINTA 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 mail will use tree forms sparingly and concentrate form and color along the street frontage of each dealership and/or auto related commercial pad. Most landscape areas throughout the project will be used for storm water retention. The Centre at La Quinta will meet the minimum standards for landscape as set forth in the Zoning Ordinance. This Specific Plan will be consistent with the City's Highway 111 Design Theme except that two areas, the tree palette and the lighting in the 50 foot setback along Highway 111, will have to deviate from the Design Theme. The Highway 111 Design Theme 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 Highway 111 and Adams Street frontage under Development Scenarios 1, 2 and 3. In addition, the City's Highway 111 Design Theme requires one landscape up -light for every third tree and one landscape walk -light for every 40 linear feet of walkway. Under Development Scenarios 1, 2 and 3, the lighting provided in Section 2.50.3.7 (Lighting - Auto Mall) and Section 2.80.1.1 (Signage - Auto Mall) is more than adequate. Therefore, there will only be landscape up -lights on trees on the corners of Highway 111 and La Quinta Drive, Auto Centre Way North and Adams Street and the landscape walk -lights for the walkway will be at least 60 linear feet or more. 2.70.3 LANDSCAPE PALETTE Landscape materials selected for detailed landscape plans shall be chosen from Exhibit 12. 59 TREES ACACIA SMALII ACACIA STENOPHYLLA CERCIDIUM FLORIDUM CERDIDIUM PRAECOX GEIJERA PARVIFOLIA LYSILOMA THORNBERI SOPHORA SECUNDIFLORA PALMS CHAMAEROPS HUMILIS WASHINGTONIA FILIFERA WASHINGTONIA ROBUSTA SHRUBS CAESASPINIA PULCHERRIMA CASSIA SPECIES ENCELIA FARINOSA JUSTICIA SPICIGERA LEUCOPHYLLUM C. SPECIES NERIUM OLEANDER 'PETITE PINK' NOLINA PARRYI RAPHIOLEPIS I. 'SPECIES' SALVIA G. 'SIERRA LINDA' SIMMONDSIA CHINENSIS THEVETIA PERUVIANA XYLOSMA CONGESTUM 'COMPACTA' GROUNDCOVER ANNUAL COLOR ACACIA R. 'DESERT CARPET' BACCHARIS CENTENNIAL DALEA GREGGII LANTANA MONTEVEDENSIS LANTANA M. 'GOLD SPOT' OENOTHERA BERLANDIERI ROSMARINUS O. 'LOCKWOOD FOREST' SANTOLINA VIRENS VERBENA RIGIDA PALM SPRINGS 'GOLD' WILDFLOWERS DESERT WILDFLOWER MIXTURE SWEET ACACIA SHOESTRING ACACIA BLUE PALO VERDE SONORAN PALO VERDE AUSTRALIA WILLOW FEATHER BUSH TEXAS MOUNTAIN LAUREL MEDITERRANEAN FAN PALM CALIFORNIA FAN PALM MEXICAN FAN PALM RED BIRD OF PARADISE CASSIA BRITTLE BUSH MEXICAN HONEYSUCKLE TEXAS RANGER DWARF OLEANDER DWARF MEXICAN GRASS TREE INDIA HAWTHORN SAGE JOJOBA YELLOW OLEANDER DWARF XYLOSMA SEASONAL FLOWERS TRAILING ACACIA BACCHARIS PORSTRATE INDIGO BUSH PURPLE PROSTRATE LANTANA YELLOW PROSTRATE LANTANA MEXICOAN PRIMROSE DWARF ROSEMARY GREEN SANTOLINA VERBENA GRAVEL TAILINGS CALIFORNIA POPPIES, VERBENA, ETC.. EXHIBIT 12 LANDSCAPE PALETTE SPECIFIC PLAN THE CENTRE AT LA QUINTA STAMKO DEVELOPMENT KEITH INTERNATIONAL, INC CIVIL ENGINEERING WALKER/RANCOURT & ASSOC. ARCHITECTURE HORTON/SHEPARDSON ASSOC. LANDSCAPE ARCHITECTURE No ' SPECIFIC PLAN 97-029 AMENDMENT #9 THE CENTRE AT LA QUINTA O 210-4 LANDSCAPE MAINTENANCE Two landscape maintenance handbooks should be established to develop standard maintenance practices for the auto mall, if applicable, and the mixed regional commercial development. Of particular concern, is to allow tree forms to fully develop in the mixed regional commercial parking lot areas in order to achieve the required percentage of shading as set forth in the Zoning Ordinance. Landscape maintenance for the auto mall portion of the project shall be under the Property Owner's Association's CC&R's with a single maintenance contract managed by the Associations as multiple ownerships will exist. Similarly, the landscape maintenance for the mixed regional commercial center shall also be under the Property Owner's Association's CUR's with a single maintenance contract managed by the center or by the Associations in the event that multiple ownership exists. 61 1 SPECIFIC ELAN 9 7-0 9 A MENOMEN T# I THE CENTRE AT L4 QUINTA j4 Comprehensive sign plans shall be in place for each Planning Area prior to the issuance of building permits for that Planning Area. The main principle of the comprehensive sign plan shall be compliance with the Sign Ordinance portion of the City Zoning Ordinance. 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. Only three of the dealerships have technical "frontage" on Highway 111. This Specific Plan will be consistent with the City's Highway 111 Design Theme except that one area, the signage, will have to deviate by allowing nine dealer identification monument signs in the 50 foot landscape setback area along Highway 111 under Development Scenarios 1, 2 and 3 as shown in Exhibit 17. These nine dealer identification monument signs will be lighted and will be consistent with the City's lower lighting level requirements and will comply with the City's "Dark Sky" ordinance. In addition, two entry monument signs will be utilized along Highway 111; one entry 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 entry monument sign will be allowed providing identification to both the auto mall, if applicable, and the mixed regional commercial center. Exhibit 18 shows the conceptual dealer identification monument sign and the conceptual entry monument signs proposed for Highway 111 and Adams Street. Each dealer or auto related pad will be allowed the following signage: 1. One ground mounted interior "Product Identification" sign per franchise not to exceed 40 square feet per face. This sign will be primarily for manufacturer's identification. 2. One wall mounted "Dealership Identification" sign with 24" maximum height letters. Letters shall be channel can, plex faced, internally illuminated. Architectural forms or designs may require signs to be split on more than one building face or element, subject to Planning Commission approval. If an existing dealership pad purchases additional franchises, then additional proportional signage for the new franchises will be allowed. This additional signage shall be individually considered and approved by the Community Development Director. 3. One secondary wall or fascia mounted sign for each department (used cars, service, parts, body shop, etc.). Signs shall be of appropriate size to be seen from La Quinta Drive, Auto Centre Drive, Auto Centre Way (North and South) and Highway 111 (depending on building orientation to Highway 111) and shall be sized to fit the architectural element on which it is located. 4. Directional signs shall be individually considered and approved by the Community Development Director. 62 SPECIFIC PLAN 97-029 AMENDMENT #1 THE CENTRE AT LA QUINTA Exhibit 19 depicts the design concept for the "Dealership Identification" and the interior "Product Identification" signs. The appropriate signage for the ultimate users will be determined upon development of a detailed site plan. The signage concept shall include a single -sign allowance per main building entrance. Alternative locations may be considered based on the most effective use of graphic identification. Multi -tenant buildings shall integrate a concept for graphics into the architectural scheme which shall become the basis for the comprehensive sign plan for the complex. Freestanding signs may identify the building only and not individual tenants. Single, freestanding user buildings may use freestanding monument signage. Planning Area III under Development Scenarios 1, 2 and 3 shall be allowed two center entry monument signs on Highway 111; one east of the main entry and a second sign near the easterly access point. Planning Areas I and II under Development Scenario 4 shall be allowed two center entry monument signs on Highway 111; one west of the main entry and one near the corner of Adams Street. In addition, one entry monument sign will be allowed at the entrance of Adams Street. The center may utilize signage at major access points off La Quinta Drive and other internal identifiable "collector" streets. Major tenants (50,000 square feet or more) may be identified on the complex signs. Exhibits 17 show the sign locations under Development Scenarios 1 through 4 and Exhibit 18 shows the conceptual entry monument signs proposed for Highway 111 and Adams Street. 63 TxurV 1 1 1 6 i o i f PLAN O be�'� 'J�1 fitf I�AO�lU�J1��7"�Iroj,J � +lopLL SJ� ilL CROSS S EJL ION ' A' W. EXHIBIT 13-1 HIGHWAY 111 PARKWAY CONCEPT AT PAD 1 VEHICULAR DISPLAY NOTE: THERE WILL BE NO LAWN AREAS OR SPRAY IRRIGATION WITHIN 5' OF THE STREET CURB. SPECIFIC PLAN THE CENTRE AT LA QUINTA STAMKO DEVELOPMENT KEITH INTERNATIONAL, INC CIVIL ENGINEERING WALKER/RANCOURT & ASSOC. ARCHITECTURE NORTON/SHEPARDSON ASSOC. LANDSCAPE ARCHITECTURE plwy 1 1 1 M PLAT O I 00 I r/r I� i CROSS SECTIO ' A' tIu ua list. lot t 'a EXHIBIT 13-2 HIGHWAY 111 PARKWAY CONCEPT AT PAD 1 SPECIAL DISPLAY PAD NOTE: THERE WILL BE NO LAWN AREAS OR SPRAY IRRIGATION WITHIN 5' OF THE STREET CURB. SPECIFIC PLAN THE CENTRE AT LA QUINTAI STAMKO DEVELOPMENT KEITH INTERNATIONAL, INC CIVIL ENGINEERING WALKER/RANCOURT & ASSOC. ARCHITECTURE HORTON/SHEPARDSON ASSOC. LANDSCAPE ARCHITECTURE 65 HW'Y 111 70 7 69 CROSS SECTION 'A' EXHIBIT 13-3 LANDSCAPE HIGHWAY 111 PARKWAY CONCEPT AT PAD 2 VEHICULAR DISPLAY NOTE: THERE WILL BE NO LAWN AREAS OR SPRAY IRRIGATION WITHIN 5' OF THE STREET CURB. SPECIFIC PLAN THE CENTRE AT LA QUINTA ISTAMKO DEVELOPMENT KEITH INTERNATIONAL, INC CIVIL ENGINEERING WALKER/RANCOURT & ASSOC. ARCHITECTURE HORTON/SHEPARDSON ASSOC. LANDSCAPE ARCHITECTURE .. 6 j"7 - 67 Hw'Y 111, — Z� Fm I t"z fI t 1 CROSS SECTION 'A' iln► ��� iins lot 1/G R{ . "'—'QR "AkU°�V4 .J c'-f',a'f '7"'o w EXHIBIT 13-4 HIGHWAY 111 PARKWAY CONCEPT AT PAD 2 SPECIAL DISPLAY PAD NOTE: THERE WILL BE NO LAWN AREAS OR SPRAY IRRIGATION WITHIN 5' OF THE STREET CURB. SPECIFIC PLAN THE CENTRE AT LA QUINTAI STAMKO DEVELOPMENT KEITH INTERNATIONAL, INC CIVIL ENGINEERING WALKER/RANCOURT & ASSOC. ARCHITECTURE NORTON/SHEPARDSON ASSOC. LANDSCAPE ARCHITECTURE 67 HFNY 111 68 67 66 65 PLAN Cp �crc� iV�ay�TK!P � =" v CROSS SECTION ' A' Tur 4.7 mum EXHIBIT 13-5 HIGHWAY 111 PARKWAY CONCEPT AT PAD 3 VEHICULAR DISPLAY NOTE: THERE WILL BE NO LAWN AREAS OR SPRAY IRRIGATION WITHIN 5' OF THE STREET CURB. SPECIFIC PLAN THE CENTRE AT LA QUINTA STAMKO DEVELOPMENT KEITH INTERNATIONAL, INC CIVIL ENGINEERING WALKER/RANCOURT & ASSOC. ARCHITECTURE NORTON/SHEPARDSON ASSOC. LANDSCAPE ARCHITECTURE 67A i 71 70 HWY 111 69 r-11 b8 Ilot IIIA ILII lilt doll Ing Moll Ifl� Iml 1I�11 il�Il IIT I�11 Moll III 11ir i ''1: � � _�� ''ifs �'�_'� I1. � i 'IES t .11 ' �_� ''_�' �_ I � �� '� 'I■■1', �r111 1''. CROSS SECTION "A" L 99� EXHIBIT 13-6 HIGHWAY 111 PARKWAY CONCEPT AT PAD 3 SPECIAL DISPLAY PAD NOTE: THERE WILL BE NO LAWN AREAS OR SPRAY IRRIGATION WITHIN 5' OF THE STREET CURB. SPECIFIC PLAN THE CENTRE AT LA QUINTA STAMKO DEVELOPMENT KEITH INTERNATIONAL, INC CIVIL ENGINEERING WALKER/RANCOURT & ASSOC. ARCHITECTURE NORTON/SHEPARDSON ASSOC. LANDSCAPE ARCHITECTURE . . PEGlFIG PLAN 97-0AMEN1'v1ENT V THE G AITREAT LQ IANTA (Page 68 is deleted.) .: ADAMS STREET PLAN -ADAMS PARKWAY SOUTH OF 47th AVENUE /— ELEVATION -ADAMS PARKWAY SOUTH OF 47th AVENUE EXHIBIT 15 ADAMS STREET PARKWAY SOUTH OF 47TH AVENUE NOTE: THERE WILL BE NO LAWN AREAS OR SPRAY IRRIGATION WITHIN 5' OF THE STREET CURB. SPECIFIC PLAN THE CENTRE AT LA QUINTAI STAMKO DEVELOPMENT KEITH INTERNATIONAL, INC CIVIL ENGINEERING WALKER/RANCOURT & ASSOC. ARCHITECTURE HORTON/SHEPARDSON ASSOC. LANDSCAPE ARCHITECTURE mo PLAN - AUTO CENTRE DRIVE AUL- �. NORTONN SHEPARDSON ASSOCIATES _ w.oraw ro. ncru. '1 v -J ` f. i 7 MIS. pJ i G YEA L�e- SEC�'ID�V - AUTO CENTRE DRIVE EXHIBIT 16 LANDSCAPE AUTO CENTRE DRIVE, AUTO CENTRE WAY NORTH & SOUTH NOTE: THERE WILL BE NO LAWN AREAS OR SPRAY IRRIGATION WITHIN 5' OF THE STREET CURB. SPECIFIC PLAN THE CENTRE AT LA QUINTA STAMKO DEVELOPMENT KEITH INTERNATIONAL, INC CIVIL ENGINEERING WALKER/RANCOURT & ASSOC. ARCHITECTURE NORTON/SHEPARDSON ASSOC. LANDSCAPE ARCHITECTURE 70 RELOCATE EXISTING SIGNAL PLANNING AREA I 47th AVENi w a_ c U 'I NSI RIGHT IN/RIGHT OUT AccESs FUTURE SIGNAL PLANNING AREA 1 0' AVERAGE 111 LANDSCAPE PARKWAY I 0 � PAD 3 3 PAD 21 e � 3.61 ACRES f 3.38 ACRES J + ��X PAD 5 I ' 3.54 ACRES PROPOSED ADJUSTED LOT UNE PAD 6 4.52 ACRES PAD 7 CVWD 3.82 ACRES WELL SITE PAD 4 3.47 ACRES PROPOSED ADJUSTED LOT UNE +'i , INV I PAD 9 4.99 ACRES f M 7�(70- R CITY REQUIREMENT R—ULTIMATE ROW HALICAT TRT } i �' -- RIGHT IN/RI HT ()U ACCESS`-_; I SIGN PROGRAM 1 � r � AUTO CENTER MONUMENT / j j) — REGIONAL CENTER MONUMENT A/R — COMBINED AUTO/REGIONAL MONUMENT — PAD 8 FAI ER ID MONUMENT 3.92 ACRES EXHIBIT 17 DEVELOPMENT SCENARIO #1 SIGNAGE PLAN -- - PLANNING AREA I PADS 1 — 3 (NEW CAR DEALERSHIPS) PLANNING AREA II PADS 4-9 (NEW CAR DEALERSHIPS/AUTO RELATED USES) PLANNING AREA III ' REGIONAL COMMERCIAL CENTER SCALE 1"=200' 0 100 200 400 600 SPECIFIC PLAN THE CENTRE AT LA QUINTA STAMKO DEVELOPMENT KEITH INTERNATIONAL, INC CIVIL ENGINEERING WALKER/RANCOURT & ASSOC. ARCHITECTURE NORTON/SHEPARDSON ASSOC. LANDSCAPE ARCHITECTURE 71 wao� VIA RELOCATE EXISTING SIGNAL PLANNING AREA I RIGHT IN/RIGHT OUT ACCESS WAY PAD 1 1 4.49 ACRES �t PAD 2 %f 3.36 ACRES AT PAD 5 le 3.91 ACRES o I to PROPOSED ADJUSTED LOT UNE PAD 4 3.91 ACRES FUTURE SIGNAL PLANNING AREA I ---_ 111 my a PAD 3 ; 3.61 ACRES 0. PROPOSED ADJUSTED LOT UNE -1 II (lU, 3 Act w�u 50' AVERAGE LANDSCAPE PARKWAY !7�- ` PER CITY REOUIRB � +OR -.ULTIMATE ROW 15' DEDICATION 1 (70' HW -STREET) L --___i RIGHT IN/RIGHT 'OUT ACCESS 4 41. SIGN PROGRAM OA -AUTO CENTER MONUMENT [ j - REGIONAL CENTER MONUMENT A�R - COMBINED AUTO/REGIONAL MONUMENT D LER-4D, MONUMENT I NOTE: SAME OFF AND ON-SITE IMPROVEMENT PHASING AS DEVELOPMENT SCENARIO 11. I EXHIBIT 17 DEVELOPMENT SCENARIO #2 SIGNAGE PLAN PLANNING AREA I PADS 1 - 3 (NEW CAR DEALERSHIPS) PLANNING AREA II PADS 4 - 9 (NEW CAR DEALERSHIPS/AUTO RELATED USES) AND REGIONAL COMMERCIAL CENTER PLANNING AREA III REGIONAL COMMERCIAL CENTER SCALE 1"=200' 0 100 200 400 600 SPECIFIC PLAN THE CENTRE AT LA QUINTAI I RELOCATE EXISTING SIGNAL PLANNING AREA I RIGHT IN/RIGHT OUT ACCESS WG4*AY FUTURE SIGNAL PLANNING AREA 1 0' AVERAGE -- 11 LANDSCAPE PARKWAY PAD ---1. 4.49 ACRES PAD 2 PAD 3 RE - PROPOSED ADJUSTED LOT LINE I r�glr�y-- { CVWD WELL SITE 3.38 ACRES 3.61 ACRES (' d PROPOSED ADJU LOT LINE Qi l c L G PER CITY REOUIREMENT'L'� EOR -..ULTIMATE ROW 15 DEDICATION (70. HALF -STREET) --- RIGHT IN/RIGHT OUT \ ACCESS--. a ei§os * � 'c, - SIGN PROGRAM AUTO CENTER MONUMENT REGIONAL CENTER MONUMENT COMBINED AUTO/REGIONAL MONUMENT - DEALER ID MONUMENT � s NOTE: SAME OFF AND ON-SITE IMPROVEMENT PHASING AS DEVELOPMENT SCENARIO 1. EXHIBIT 17 DEVELOPMENT SCENARIO #3 SIGNAGE PLAN PLANNING AREA I PADS 1 - 3 (NEW CAR DEALERSHIPS) PLANNING AREA II REGIONAL COMMERCIAL CENTER PLANNING AREA III REGIONAL COMMERCIAL CENTER SCALE 1"=200' 0 100 200 400 600 SPECIFIC PLAN THE CENTRE AT LA QUINTAI STAMKO DEVELOPMENT KEITH INTERNATIONAL, INC CIVIL ENGINEERING WALKER/RANCOURT & ASSOC. ARCHITECTURE HORTON/SHEPARDSON ASSOC. LANDSCAPE ARCHITECTURE 73 I H W W � I ILD I E� 00 K 47th VENUE U-1 U N �3 Na Ia a I w �I C J CCCCJJJJ � p VLA GRAZL4NA , RELOCATE EXISTING SIGNAL PLANNING AREA I RIGHT IN/RIGHT OUT ACCESS - 41-UTGAY 100' MIN g - 65' MIN 65' IN 5' MI /va �i �R c4 � S 13.2 PROPOSED ADJUSTED LOT LINE F PROPOSED ADJUTED LOT UNE Y�lD / 'L`>c r , G���G ASF_S 2 I - FUTURE SIGNAL PLANNING AREA 10' AVERAGE LANDSCAPE PARKWAY 5' MI 100' MIN Bt O\ 4 CK PER CITY REQUIREMENT r' FOR ULTIMATE ROW-_ T!r-DEDICATION I I (70' Hff -STREET) -RIGHt IN/RIp [T 0 ACC SS SIGN PROGRAM @) - REGIONAL CENTER MONUMENT 1 �I cvwD WELL SITE NOTE: SAME OFF AND ON-SITE IMPROVEMENT PHASING AS DEVELOPMENT SCENARIO J1. EXHIBIT 17 DEVELOPMENT SCENARIO #4 SIGNAGE PLAN PLANNING AREA I REGIONAL COMMERCIAL CENTER PLANNING AREA II REGIONAL COMMERCIAL CENTER PLANNING AREA III REGIONAL COMMERCIAL CENTER SCALE 1"=200' 0 100 200 400 600 SPECIFIC PLAN THE CENTRE AT LA QUINTA STAMKO DEVELOPMENT KEITH INTERNATIONAL, INC CIVIL ENGINEERING WALKER/RANCOURT & ASSOC. ARCHITECTURE HORTON/SHEPARDSON ASSOC. LANDSCAPE ARCHITECTURE 74 I DEALER MONUMENT SIGN x ENTRY MONUMENT SIGN 47 TH AVE ENTRY MONUMENT SIGN HWY 111 .'. 4J I EXHIBIT 18 SIGNAGE MONUMENT SIGNS SPECIFIC PLAN THE CENTRE AT LA QUINTA STAMKO DEVELOPMENT KEITH INTERNATIONAL, INC CIVIL ENGINEERING WALKER/RANCOURT & ASSOC. ARCHITECTURE HORTON/SHEPARDSON ASSOC. LANDSCAPE ARCHITECTURE 75 SOUTH ELEVATION BUILDING IDENTIFICATION 1111=i;III MONUMENT IDENTIFICATION EXHIBIT 19 SIGNAGE BUILDING SPECIFIC PLAN THE CENTRE AT LA QUINTA STAMKO DEVELOPMENT KEITH INTERNATIONAL, INC CIVIL ENGINEERING WALKER/RANCOURT & ASSOC. ARCHITECTURE NORTON/SHEPARDSON ASSOC. LANDSCAPE ARCHITECTURE __. _ 76 F�� J. SPECIFIC' PLAN THE CENTRE AT LA QUINTA APPENDIX A CONDITIONS OF APPROVAL (To be Added) A bill r r SPECIFIC PLAN THE CENTRE Ai LA OUINTA 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 "'n 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, hard scape/scree n 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 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."