CC Resolution 1997-006^!M RESOLUTION 97-06
A RESOLUTION OF THE CITY COUNCIL OF THE CITY
OF LA QUINTA, CALIFORNIA, GRANTING APPROVAL
OF SPECIFIC PLAN 96-028, TO ALLOW
DEVELOPMENT OF A 81,110 SQUARE FOOT MIXED-
USE COMMERCIAL DEVELOPMENT ON 10.29 GROSS
ACRES
SPECIFIC PLAN 96-028
LAPIS ENERGY ORGANIZATION, INC.
WHEREAS, the Planning Commission of the City of La Quinta, California,
did on the 1 21h day of November, 1996, hold a duly noticed Public Hearing to consider
Specific Plan 96-028, to allow various uses in conjunction with requesting approval
for a 81,110 square foot commercial project on a 10.29 acre gross) site; and,
WHEREAS, at said Public Hearing, the Planning Commission did take
action to continue consideration of the referenced application to a regular meeting of
January 1 4th, 1 997; and,
WHEREAS, the Planning Commission of the City of La Quinta, California,
did on the 1 4th day of January, 1 997, did take action to recommend to the City
Council approval of Specific Plan 96-028; and,
WHEREAS, the City Council of the City of La Quinta, California, did on
the 4th day of February, 1 996, conduct a continued Public Hearing, which was duly
noticed for a regular meeting of November 1 9th, 1 996 and subsequently continued to
January 21st, 1997 and February 4th, 1997, to consider said Planning Commission
recommendation for Specific Plan 96-028; and,
WHEREAS, said application has complied with the requirements of The
Rules to Implement the California Environmental Quality Act of 1 970" as amended;
Resolution 83-68 adopted by the La Quinta City Council) in that the Community
Development Department has prepared an Initial Study EA 96-328), and a Mitigated
Negative Declaration has been certified; and,
WHEREAS, upon hearing and considering all testimony and arguments,
if any, of all interested persons desiring to be heard, said City Council did find the
following facts, findings, and reasons to justify approval of said Specific Plan:
1. The proposed Specific Plan is consistent with the goals, objectives and policies
of the La Quinta General Plan, as:
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The types of projects referred to under Policies 2-3.1.1 and 2-3.2.1,
which essentially call for uses drawing from a regional trade area, are
consistent with the project type being proposed on this site, in that the
uses cater to a regional market, relating to the proposed automotive uses
predicated on alternative fueled vehicles.
The General Plan Circulation Element policies 3-3.1.1 through 3-3.1.4)
specifically dictate the reduction of curb cuts along arterial roadways,
especially where parcels have minimal frontage distances; specifically,
that a minimum of 250 feet from end of ultimate curb return locations
shall be maintained for any arterial access Policy 3-3.1.3). The Specific
Plan has met the intent of these policies to the extent feasible, in that
spacing between the Highway 111/Dune Palms intersection and driveway
locations is at no point reduced by more than 25 feet.
Highway 111 is designated as a Primary Image Corridor in the General
Plan Policy 3-4.1.2), while Dune Palms Road is designated as a
Secondary Image Corridor Policy 3-4.1.4). These policies set forth
general streetscape concepts for these roads, which are generally
consistent with the provisions of the Specific Plan. The Specific Plan also
provides the landscape setbacks for these roadways, as required by
Policy 3-4.1.11.
The construction of this project as provided for in the Specific Plan will
implement Policy 3-2.1.7 of the Circulation Element, which pertains to
widening and improvement of Highway 111.
2. The proposed Specific Plan will not create conditions materially detrimental to
the public health, safety and general welfare. The Initial Study EA 96-328)
indicated that the project does have the potential to eliminate an important
example of California prehistory; however, extensive investigations of the site
have identified the existence of cultural resources and required mitigation
alternatives. The applicant has agreed to implementing the necessary mitigation
prior to site development activities and is in concurrence with project conditions
relating to this. The Initial Study concluded that no significant impacts from
implementation of the Specific Plan will occur, with incorporation of mitigation
as identified.
The overall project design provisions, including development conditions and
other environmental mitigation measures required to be incorporated, will assure
this through street, landscape, lighting and other infrastructure improvements,
3. The proposed Specific Plan is compatible with zoning on adjacent properties, as
the proposed project will not significantly alter the types or intensity of the
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^!M commercial uses already permitted by the Zoning Code in the CR and CP
districts. The surrounding properties are also zoned CR and CP; development of
these properties will incorporate similar compatible commercial uses.
4. The proposed Specific Plan is suitable and appropriate for the subject property.
The site is vacant, designated and zoned for commercial use, and located at the
intersection of two arterial roadways, which commonly attracts automotive-
based commercial uses. The Specific Plan is a consistent representation of the
project type which would be proposed for the site as long as the current General
Plan land use and zoning designations are applicable.
NOW, THEREFORE, BE IT RESOLVED by the City Council of the City of
La Quinta, California as follows:
1. That the recitations are true and correct and constitute the findings of the City
Council regarding this Specific Plan.
2. That it does hereby grant approval of Specific Plan 96-028, for the reasons set
forth in this Resolution and subject to approval conditions, attached hereto, as
Exhibit A" and on file in the Community Development Department.
PASSED, APPROVED, AND ADOPTED at a regular meeting of the La
Quinta City Council held on this 4th day of February, 1 997, by the following vote, to
wit:
AYES: Council Members Adolph, Henderson, Perkins, Sniff, Mayor Holt
NOES: None
ABSENT: None
ABSTAIN: None
GLENDA L. HOLT, MAY(R
City of La Quinta, California
A ST:
AUNDRA L. J HOLA, City Clerk
City of La Quinta, California
AS TO FORM:
DAWN HONEYWELL*<'*orney
City of La Quinta, California
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^!M RESOLUTION 97-06 EXHIBIT A"
CONDITIONS OF APPROVAL FINAL
SPECIFIC PLAN 96-028 LAPIS ENERGY ORGANIZATION, INC.
FEBRUARY 4, 1997
GENERAL CONDITIONS OF APPROVAL
1. Specific Plan 96-028 SP 96-028) shall be developed in compliance with these
conditions, the specific plan document as amended, and all approved site plan,
elevation, color, materials and other approved exhibits submitted for this
application. In the event of any conflicts between these conditions and the
provisions of SP 96-028, the conditions shall take precedence.
2. Upon their approval by the City Council, the City Clerk is authorized to file these
Conditions of Approval with the Riverside County Recorder for recordation
against the property(ies) to which they apply i.e., Assessor's Parcel Number
649-020-014).
3. SP 96-028 shall comply with all applicable conditions and/or mitigation
measures for the following related approvals:
* Environmental Assessment 96-328
* Site Development Permit 96-590
* Conditional Use Permit 96-029
* Tentative Parcel Map 28422
In the event of any conflict(s) between approval conditions and/or provisions of
these approvals, the Community Development Director shall determine
precedence.
4. The specific plan document for SP 96-028 shall be revised in conformance with
the following:
A. Section 2.4.6 The document shall incorporate language to allow
unenclosed shade and/or screen structures to locate within the 10 foot
building setback, which is behind the 20 foot landscape setback. In
general, the document shall reflect reductions in building setbacks for the
mini-mart parcel Parcel 1), the auto retail parcel Parcel 2), and the
storage parcel Parcel 3) as shown on the approved site plan.
B. Section 2.4.8 The parking table shall be revised to separate the building
area for the lube and retail uses, and to refer to the correct parking
requirement of 1 spacel3oo square feet, and revise the number of spaces
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^!MResolution 97-06
required. Correct number of RV spaces as reflected on the site plan shall
be denoted. Parcel 1 shall show the pizza restaurant use at 500 square
feet and it's required parking. Parcel 3 may not include counts for RV
stalls. Total number of spaces required shall be 88; the document table
shall contain all correct footage and include all correct number totals.
C. Section 2.5.4 This section shall discuss the actual distance from the
Dune Palms Road/Highway 111 intersection to the Highway 111 access
drive, as well as identify potential for permitting shared access with the
easterly property, either via the Lapis access or another mutually
agreeable alternative. Eliminate the discussion of the second Dune Palms
access point in regard to full turn signalization; revise as right-in/right-out
only.
D. Section 2.7.2 Add California Pepper tree species to the plant palette.
E. Discussion on Page 9 of the 40 foot landscape reduction along Highway
111 shall be deleted. No reduction in the 50 foot landscape setback
along Highway 111 shall be permitted which is not consistent with the
provisions of the General Plan or this Specific Plan.
F. The Specific Plan shall reference that deviations from the Zoning Code
include the allowance of tandem parking for the auto retail use, location
of parking spaces on or within three feet of any property line, potential
reduction or elimination of requirement for 5% minimum interior
landscaping for Parcel 3, and allowance for a reduction in parking
requirements on Parcel 3.
5. Minor changes, as determined by the Community Development Director to be
consistent with the intent and purpose of the Specific Plan, may be approved.
Examples include modifications to landscaping materials and/or design, parking
and circulation arrangements not involving reductions in required standards
beyond those identified in the Specific Plan. Such changes may be approved on
a staff-level basis and shall not constitute a requirement to amend the Specific
Plan. Consideration for any modifications shall be requested in writing to the
Director and submitted with appropriate graphic and/or textual documentation
in order to make a determination on the request.
6. All aspects of this project plan preparation, all construction phases, operations,
etc.) shall be subject to and comply with the adopted Mitigation Monitoring
Program and Negative Declaration EA 96-328), as certified by the La Quinta
City Council.
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7. All applicable conditions of approval for SDP 95-590 shall be incorporated into
the revised text for Specific Plan 96-028 in the appropriate sections. The
revised Specific Plan document shall be submitted to the Community
Development Department for compliance review at the time of initial building
permit submittal.
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