SP 1997-029 The Centre at LQ (2005) Amendment 4 Superseded�i
THE CENTRE AT LA QUINTA
SPECIFIC PLAN 97-029
AMENDMENT ##4
JUN - 7 2005
F
JUN 2
Prepared For:
Stamko Development Co.
2205 Poinsettia
Manhattan Beach, CA 90266
Telephone (310) 282-0477
Prepared By
THE KEITH COMPANIES
Palm Desert Division
73-733 Fred Waring Drive, Suite 100
Palm Desert, California 92260-2590
Telephone (760) 346-9844
The Keith Companies
Specific Plan 97-029 Amendment #4 _ The Centre at La Quinta
IPROJECT DESCRIPTION
The City of La Quinta previously approved 99.3 acres of property located east of
Adams Street, south of Highway 111, and west of Dune Palms (Figure 1-1). The
entire property is designated M/RC — Mixed Regional Commercial on the Land
" Use Element of the General Plan and is zoned CR — Regional Commercial on
the City of La Quinta Zoning Map (Figure 1-2 and 1-3). Those designations allow
a variety of commercial activities as well as high density residential use so long
as there is an affordable component.
This project will amend Planning Area II (PA II) by:
• Realigning the road circulation to eliminate the loop street and
incorporating a single access street from in front of the WalMart store to
Adams Street. That access will swing to the north. The new access will be
private. (See Figure 1-8)
• Reconfigure the drainage retention basin in the southern part of the
amendment area.
® Provision of a new private access between the lot at the southwest corner
of Dune Palms and Hwy. 111 and the property immediately to the west
(See Figure 1-4).
The originally proposed road extending Auto Centre Way South out to La Quinta
Drive has been revised. A new street, traversing PA II from Adams Street to La
Quinta Drive, will take its place. To facilitate traffic flow, the eastern most end of
the created road will align with the existing Wal-Mart retail center road on the
east side of La Quinta Drive. Auto Centre Way South will be extended as
necessary to meet up with the new road (Figure 1-4). Access to the PA II will be
from Adams Street, Auto Centre Way South, or La Quinta Drive and all three will
utilize standard right-in/right-out access.
Amendment #4 allows for an additional access point between two abutting
parcels in Planning Area III along Dune Palms Road at the northern end near
Highway 111. No additional accesses to public streets are proposed.
1.10.1 Purpose and Intent
This Specific Plan 97-029 Amendment #4 (the "Specific Plan") establishes
updates and incorporates the design and development principles contained in the
Centre at La Quinta Specific Plan, to facilitate the revision of Planning Area II as
defined in the Specific Plan, thereby facilitating its orderly development.
Land uses will maintain a floor area ratio (FAR) not to exceed 0.25 consistent
with the Specific Plan, although the La Quinta City General Plan (General Plan)
allows a FAR of up to 0.35 for this project site.
Page 2 of 19 6/3/2005
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Specific Plan 97-029 Amendment #4 The Centre at La Quinta
The State authorizes cities and counties to adopt specific plans that are
consistent with the intent and purpose of their General Plan. Such a plan
includes development regulations, guidelines and development that are
necessary for the systematic implementation of the General Plan. The Centre at
La Quinta Specific Plan and this amendment ensure a quality development
consistent with the goals, objectives and policies of the City, and implementation
of the General Plan.
The establishment of zoning and development standards is set forth in the
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
marketplace which will occur over the build -out. The Specific Plan, while largely
relying on the CR — Regional Commercial District regulations, also acts to
augment the City's Zoning Ordinance by providing design guidelines and unique
development standards. This Amendment will be incorporated into the Specific
Plan so that those goals are met and the property is consistent with the Specific
Plan and the General Plan.
1.10.2 Project History
On July 15, 1997, the City of La Quinta unanimously approved Resolution 97-64
(Specific Plan 97-029), Ordinance No. 306 (Development Agreement),
Resolution 97-62 (Environmental Impact Report), Resolution 97-66 (Conditional
Use Permit), Resolution 97-63 (Tentative Parcel Map 28525) and Resolution 97-
65 (Site Development Permit 97-603 for a proposed mixed commercial
development on 87 acres of property located at the southeast corner of Highway
111 and Adams Street in the City of La Quinta known as The Centre at La
Quinta. Those approvals allowed for the development of 275,000 square feet for
9 new car dealerships pads and/or auto related commercial pads on 2 of the 9
pads and a development of a 400,000 square foot mixed regional commercial
center in three planning areas. Planning Areas I and II encompassed the auto
center component and Planning Area III was designated for the mixed regional
commercial center.
Planning Area I is built out and Planning Area III has 291,602 square feet of
commercial uses built, with additional square footage under construction.
Previous amendment #3 expanded Planning Area III to include 12.33 additional
acres. This afforded the creation of three new commercial parcels: 1) 2.69 acres
located at the southwest corner of Highway 111 and Dune Palms Road; 2) 1.41
acres immediately south of the first parcel and fronting Dune Palms Road; and 3)
a parcel of 8.23 acre just south of parcel 2 and also fronting on Dune Palms
Road.
Page 7 of 19
Specific Plan 97-029 Amendment #4 The Centre at La Quinta
1.20.1 The Project
The Centre at La Quinta Specific Plan envisioned Planning Areas I and II as an
auto mall and/or a mixed regional commercial development. Planning Area I has
over the years, developed as car dealerships instead of the commercial
development. Coupled with the building of the auto center, Planning Area I and II
have on-site and off-site improvements, including La Quinta Drive from Highway
111 to the south of Planning Area II, consistent with the Specific Plan.
This Amendment will revise Planning Area II to address: the circulation of
Planning Area II, reconfiguring the retention basin in PA II, vacating the proposed
street in PA II in favor of a west/east running street connecting Adams Street and
La Quinta Drive and aligning with the existing Wal -mart retail center road on the
east side of La Quinta Drive which will continue to Dune Palms Road in front of
Sam's Club, and allowing for an additional access point in Planning Area III
between two parcels. Road work will allow for improvement of curb/gutter,
landscaping, necessary infrastructure, entries, traffic signals, on-site lighting,
parking, infrastructure, and signage necessary. Specific internal circulation will
depend on the ultimate users and the configuration of the buildings.
1.20.2 The Process
1.20.2.1 Relationship to the General Plan
Implementation of development within The Centre at La Quinta Specific Plan
Amendment #4 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 and this Amendment shall be consistent with the provisions
of the General Plan. The General Plan Land Use for the site is shown in Figure
1-3.
Among the relevant provisions of the General Plan that will be implemented upon
the development of The Centre at La Quinta and this Amendment 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 (FAR) for the project at .25, well under the maximum FAR 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, and required street improvements to complete the transportation system
in the City.
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ISpecific Plan 97-029 Amendment #4 The Centre at-La-Quinta.-
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3) Roadway Image Corridors — In addition to roadway improvements, the project
will implement special roadway corridor improvements which will evoke the
rl 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 the recharge of groundwater
supplies.
5) Infrastructure — The Specific Plan incorporates plans to complete the
infrastructure which lies adjacent to the project site.
1.20.2.2 Relationship to Zoning -and Development Processes
The property is already planned and zoned for the uses in the project. Specific
Plan 97-029 establishes an overall master development plan for the CR zoning
classification. No substantive alteration in the development concept is
contemplated by this amendment.
Development that occurs on the acres being revised in Planning Area II will be
consistent with the approved Specific Plan and therefore the City's Zoning
Ordinance. Processing of specific development proposals will be done in
accordance with the Specific Plan and Zoning Ordinance provisions.
1.20.2.3 Relationship to Other Agencies
In addition to City approvals, permits will be required 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 (IID) for
electrical power, General Telephone Company (GTE) for telephone service and
Time Warner for cable TV service.
2.10 PROJECT DESCRIPTION
2.10.1 The Site
This site consists of about 22 acres located south of Auto Centre Drive, east of
Adams Street, and west of La Quinta Centre Drive. 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 regional commercial center. The site
has been mass graded in anticipation of development.
2.10.2 Site Plan
2.10.3 Landscape Plan
Page 10 of 19 6/3/2005
Specific Plan 97-029 Amendment #4 The Centre at La Quinta
The landscape concept follows a "desert oasis" theme emphasizing water
efficient materials exhibiting color and form with a de -emphasis on the use of turf
areas. Parking areas will feature the concept of a high canopy tree form to
reduce the conflict between landscape elements and project graphics. See the
Specific Plan Section 2.70 which contains landscaping requirements.
2.10.4 Utilities
Utility extensions will be moderate to facilitate development in PA II. Some
upgrades may be required by the individual utility companies providing service to
the property.
2.10.5 Art in Public Places
Due to the different timing of buildings within the amendment area, it is
appropriate to tailor Art in Public Places individually and/or pay a fee to the City.
2.20 LAND USE
2.20.1 Land Use Plan
Development standards established for the existing Specific Plan will be applied
to the acreage subject to this Amendment. Generally, the standards include an
integrated design for street frontages, especially to the west side of La Quinta
Drive south of Auto Centre Drive and the south side of Auto Centre Drive. The
standards also include considerations for building setbacks, architecture, lighting,
landscape treatments, public art, noise and storm water retention. The standards
are consistent with the General Plan. Integration of this Amendment into the
Specific Plan will ensure consistency with the General Plan.
2.20.2 Development Standards
The CR zoning development standards contained in the City of La Quinta Zoning
ordinance will be followed except where specifically modified by the Specific Plan
and this Amendment.
2.20.3 Grading
2.20.3.1 Grading Plan
Planning Area II has been mass graded to establish pads for the various end
users. Precise grading will be submitted for review and approval with building
permits for future buildings. The grading for this area is estimated to involve 600
cubic yards for every acre (estimated one foot of grading per acre) for a total of
about 13,200 cubic yards of dirt. The retention basin will have to be graded the
Page 11 of 19
Specific Plan 97-029 Amendment #4 The Centre at La Quinta
size of which will be determined when more specific building, parking and
landscaping plans are formulated. There will be a net balance in this PAI I.
2.20.3.2 Erosion Control
The grading operations shall include adequate provisions for water and wind
erosion control both during, as well as after, grading operations have ceased.
The details of erosion control shall be included in the project's Storm Water
Pollution Prevention Plan (SWPPP) and PM 10 Plan consistent with City
regulations and the Specific Plan.
2.20.3.3 SWPPP/NPDES/PM10
Since the Coachella Valley experiences periods of moderate to heavy wind
conditions, windblown dust and sand is a concern with 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 (NPDES) program. 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.
2.30 Drainage/Flood Control
2.30.1 H drolo
The project 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 storm water 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.
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Specific Plan 97-029 Amendment #4 The Centre at La Quinta
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, the worst case scenario. Storm water retention will be provided
on-site consistent with Section 2.30.3 of the Specific Plan, where applicable in
this Amendment and City regulations.
The overall drainage plans are show in Figure 1-6.
2.30.4 Nuisance Water
Nuisance water attributed to the project will be collected and directed to areas
within the landscape area. The amount of nuisance water is expected to be
reduced due to the use of water efficient landscape and irrigation materials.
2.40 Utilities
The project site is well served by utilities and is situated in a corridor planned for
a relatively intense scope of commercial and residential 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. Figure 1-7 shows the schematic design for sewer facilities.
2.40.2 Water Plan
Water facilities for the City are provided by CVWD. An 18" main exists in
Highway 111 down La Quinta Drive then extending through Auto Centre Drive to
Adams Street. In addition, an 18" main has been constructed in Highway 111
from La Quinta Drive to Dune Palms Road and a 12" main will cross west/east
from Adams Street through PA II. Figure 1-8 shows the schematic design for
water service in PAII.
2.40.2.1 CVWD Well Site
A 0.55 acre well site was dedicated to CVWD in PAII. CVWD has not developed
the property. That well will help serve the proposed development. No additional
well sites are needed.
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Specific Plan 97-029 Amendment #4 The Centre at La Quinta
2.40.3 Electrical Plan
Electric facilities in the City are provided by the IID. The final design for service
will depend on local calculations for specific building proposals. All electric
utilities will be underground.
2.40.4 Other Utilities
Natural gas is provided by the Southern California Gas Company.
Television cable service is provided by Time Warner.
Telephone service will be provided by GTE.
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 Permit application. For additional information see Section 2.40.4 of
the Specific Plan.
2.50.1.2 Mixed Regional Commercial Development
The General Plan standard Floor Area Ration (FAR) of 0.35 would normally
apply to property with the Regional Commercial designation. However, the
Specific Plan limits the maximum FAR to 0.25. Amendment No. 3 maintains this
standard.
Taking into account City requirements for parking, setbacks, open space, storm
water retention and current commercial development patterns, the project site for
Amendment #4, as is true for the balance of La Quinta, will rely on surface
parking with two story construction. Maximum building heights will be 40 feet.
Other development standards are as specified in Zoning Code Section 9.90.040.
2.50.2 Infrastructure Phasing
See Section 2.50.2 of the Specific Plan,
2.50.2.1 Permitted/Conditional Uses
The CR zone list of "Principle Uses" permitted and conditionally permitted, as
outlined in Section 9.80.040 of the City of La Quinta Municipal Code, are allowed
in Planning Area II as modified by this Specific Plan. Those uses will be
controlled through the approval of the Site Development Permits.
Page 17 of 19
' Specific Plan 97-029 Amendment #4 The Centre at La Quinta
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2.50.3 Design Guidelines
All applicable design guidelines contained in the Specific Plan will apply to the
area covered by Amendment #4 (See Section 2.50.5).
r2.60 Circulation
2.60.1 Overview
The project area has frontage along Adams Street and Hwy. 111 which have
been fully improved. As the property develops, to the west side of La Quinta
Drive will be required per City standards
Street improvements will require pavement, curb, gutter, median, sidewalks, bike
improvements, as required, and traffic signals (as warranted).
Access to the PAII will be through accesses at Adams Street, Auto Centre Way
South and La Quinta Drive. Internal circulation and the location of access will
depend on development patterns dictated by specific uses (See Figure 1-5).
Other circulation issues (e.g., public transit) are discussed in Section 2.60 of the
Specific Plan.
2.70 Landscape
2.70.1 Landscape Concept
The landscape concept follows a "desert oasis" theme emphasizing water
efficient materials exhibiting color and form. Parking areas will feature the
concept of a high canopy tree from to reduce the conflict between landscape
elements and project graphics. Street frontages will concentrate form and color
consistent with other frontages already developed within the Specific Plan.
2.70.2 Landscape Development Standards
PATI, especially the undeveloped portion associated with this Amendment, will
meet the minimum standards for landscape as set forth in the Zoning Ordinance.
It will also be consistent with the City's Highway 111 Design Theme, if applicable,
except as outlined in the Specific Plan.
2.70.3 Landscape Palette
Landscape materials selected for detailed landscape plans shall be chosen from
Exhibit 12 as contained in Section 2.70 of the Specific Plan.
Page 18 of 19
Specific Plan 97-029 Amendment #4 The Centre at La Quina
2.70.4 Landscape Maintenance
Landscape maintenance will be consistent with Section 2.70.4 of the Specific
Plan.
2.80 Signage
2.80.1 Signage Concept
Signs for development on the property will be reviewed by the City during the
Site Development Permit approval. All signs will be consistent with the Specific
Plan.
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