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PC Resolution 2024-014 Jefferson Square SP, TTM, SDPPLANNING COMMISSION RESOLUTION 2024 - 014 A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF LA QUINTA, CALIFORNIA, RECOMMENDING THAT THE CITY COUNCIL APPROVE A SPECIFIC PLAN AMENDMENT TO ALLOW EITHER COMMERCIAL OR MULTI-FAMILY RESIDENTIAL ON THE SOUTH HALF OF THE JEFFERSON SQUARE PROJECT, A TENTATIVE TRACT MAP AND A SITE DEVELOPMENT PERMIT TO ALLOW A TOTAL OF 89 APARTMENT AND TOWNHOUSE UNITS ON 5 ACRES OF THE 10 ACRE SITE LOCATED AT THE SOUTHWEST CORNER OF JEFFERSON STREET AND FRED WARING DRIVE CASE NUMBERS: SPECIFIC PLAN 2022-0004, TENTATIVE TRACT MAP 2022-0003 (TTM 38604), SITE DEVELOPMENT PERMIT 2022-0015 APPLICANT: FLORA LA QUINTA LLC PROJECT: JEFFERSON SQUARE SPECIFIC PLAN AMENDMENT NO. 3 WHEREAS, the Planning Commission of the City of La Quinta, California did, on October 8, 2024, hold a duly noticed Public Hearing to consider a request by Flora La Quinta LLC, a Specific Plan Amendment to allow either commercial or multi-family residential on the south half of the Jefferson Square Shopping Center, a Tentative Tract Map and a Site Development Permit to allow a total of 89 apartment and townhouse units on 5 acres of the 10 acre site located at the southwest corner of Jefferson Street and Fred Waring Drive, more commonly described as: APNs 604-521-013 and 604-521-014 WHEREAS, the Design and Development Department published a public hearing notice in The Desert Sun newspaper on September 17, 2024, as prescribed by the Municipal Code. Public hearing notices were also mailed to all property owners within 500 feet of the site on September 27, 2024; and Specific Plan 2022-0004 Amendment No. 3 to the Jefferson Square Specific Plan (SP2002-062) WHEREAS, at said Public Hearing, upon hearing and considering all testimony and arguments, if any, of all interested persons desiring to be heard, the Planning Commission did make the following mandatory findings to justify approval of said Specific Plan Amendment [Exhibit A]: PLANNING COMMISSION RESOLUTION 2024-014 SPECIFIC PLAN 2022-0004; TENTATIVE TRACT MAP 2022-0003 (TTM 38604); SITE DEVELOPMENT PERMIT 2022-0015 PROJECT: JEFFERSON SQUARE SPECIFIC PLAN AMENDMENT NO. 3 LOCATION: SOUTHWEST CORNER OF JEFFERSON STREET AND FRED WARING DRIVE ADOPTED: OCTOBER 8, 2024 PAGE 2 OF 5 1. The proposed Specific Plan Amendment is consistent with the General Plan insofar as the project implements the Mixed Use Overlay to allow horizontal mixed use development consisting of residential and commercial retail development on the site. 2. Approval of the Specific Plan Amendment will not create conditions materially detrimental to the public health, safety, and general welfare, as development already occurs within this Specific Plan, and the development of either commercial or residential development on the site will be consistent with the urbanized nature of the area in which it is located. 3. Specific Plan 2002-062, Amendment No. 3 is compatible with zoning on surrounding properties, which allows residential uses and commercial retail development. 4. Specific Plan 2002-062, Amendment No. 3, is suitable and appropriate for the subject property, as the site is flat, already developed with parking areas and drive aisles, commercial development on its north half, and a functioning stormwater system. Tentative Tract Map 2022-0003 WHEREAS, at said Public Hearing, upon hearing and considering all testimony and arguments, if any, of all interested persons desiring to be heard, said Planning Commission did make the following mandatory findings to justify approval of said Tentative Tract Map [Exhibit B]: 1. The Tentative Tract Map is consistent with the General Plan insofar as the project implements the Mixed Use Overlay to allow horizontal mixed use development consisting of residential and commercial retail development on the site and is consistent with the Specific Plan as amended. 2. The design and improvement of the Tentative Tract Map for condominium purposes are consistent with the General Plan with the implementation of recommended conditions of approval. 3. The design of the Tentative Tract Map is not likely to cause substantial environmental damage nor substantially injure fish or wildlife or their habitat. The Initial Study prepared for the project (EA 2022-0012) found that although the project could have significant impacts relating to biological and cultural resources, geology, and noise, mitigation measures included in the Initial Study will reduce those impacts to less than significant levels. PLANNING COMMISSION RESOLUTION 2024-014 SPECIFIC PLAN 2022-0004; TENTATIVE TRACT MAP 2022-0003 (TTM 38604); SITE DEVELOPMENT PERMIT 2022-0015 PROJECT: JEFFERSON SQUARE SPECIFIC PLAN AMENDMENT NO. 3 LOCATION: SOUTHWEST CORNER OF JEFFERSON STREET AND FRED WARING DRIVE ADOPTED: OCTOBER 8, 2024 PAGE 3 OF 5 4.The design of the Tentative Tract Map is not likely to cause serious public health problems insofar as the map will be required to comply with all laws, standards, and requirements associated with sanitary sewer collection, water quality, and other public health issues. 5.The design and improvements required for the Tentative Tract Map will not conflict with easements, acquired by the public at large, for access through or use of property within the proposed subdivision. All roadway improvements and easements have been previously dedicated with the original development of the shopping center on the site. 6.The proposed Tentative Tract Map is consistent with all applicable provisions of Title 13 of the City’s Subdivision Regulations Code, minimum lot area requirements, and other applicable provisions of Title 9 of the City’s Zoning Code and the Subdivision Map Act. 7.The design of the subdivision or type of improvements will not conflict with easements, acquired by the public at large, for access through or use of property within the proposed subdivision. Site Development Permit 2022-0015 WHEREAS, at said Public Hearing, upon hearing and considering all testimony and arguments, if any, of all interested persons desiring to be heard, said Planning Commission did make the following mandatory findings to justify approval of said Site Development Permit, as conditioned [Exhibit B]: 1. The proposed development is consistent with the General Plan land use designation of General Commercial with a Mixed Use Overlay, which provides for a full range of commercial uses and horizontal or vertical mixed uses, including residential and retail commercial uses. The project is consistent with the following General Plan goals and policies: a. Goals LU-6 and ED-1 as it will contribute to a balanced and varied economic base which provides fiscal stability to the City, and a broad range of goods and services to its residents and the region. b. Goal LU-7 and Policy LU-7.1 and LU-7.4, which encourage mixed use development and provide incentives for mixed use projects. c. Policy SC-1.7, which encourages the redevelopment of existing projects with efficient design principles. PLANNING COMMISSION RESOLUTION 2024-014 SPECIFIC PLAN 2022-0004; TENTATIVE TRACT MAP 2022-0003 (TTM 38604); SITE DEVELOPMENT PERMIT 2022-0015 PROJECT: JEFFERSON SQUARE SPECIFIC PLAN AMENDMENT NO. 3 LOCATION: SOUTHWEST CORNER OF JEFFERSON STREET AND FRED WARING DRIVE ADOPTED: OCTOBER 8, 2024 PAGE 4 OF 5 2. The proposed development, as conditioned, is consistent with the purpose and intent of the Neighborhood Commercial zone with the Mixed Use Overlay as well as the development standards of the City’s Zoning Code and Jefferson Square Specific Plan, as amended. The project creates a horizontal mixed use neighborhood which brings residents into walking distance of commercial services. 3. The Design and Development Department prepared Environmental Assessment (EA) 2022-0012 in compliance with the requirements of the California Environmental Quality Act (CEQA). The Design and Development Department has determined that the project’s impacts can be mitigated to less than significant levels. 4. The architectural design of the project, including, but not limited to, the architectural style, scale, building mass, materials, colors, architectural details, roof style, and other architectural elements are compatible with surrounding development and with the quality of design prevalent in the city. 5. The site design of the project including, but not limited to, project entries, interior circulation, pedestrian and bicycle access, pedestrian amenities, screening and setbacks to adjacent properties, exterior lighting, and other site design elements are compatible with surrounding development and with the quality of design prevalent in the city. 6. Project landscaping, including, but not limited to, the location, type, size, color, texture, and coverage of plant materials, has been designed so as to provide visual relief, complement buildings, visually emphasize prominent design elements and vistas, and screen undesirable views. The proposed project is consistent with the landscaping standards and plant palette and implements the standards for landscaping and aesthetics established in the Zoning Code and Jefferson Square Specific Plan, as amended. NOW, THEREFORE, BE IT RESOLVED by the Planning Commission of the City of La Quinta, California, as follows: SECTION 1. That the above recitations are true and constitute the Findings of the Planning Commission in this case. SECTION 2. That the above project has been analyzed under the California Environmental Quality Act (CEQA), and all project impacts can be mitigated to less than significant levels. PLANNING COMMISSION RESOLUTION 2024-014 SPECIFIC PLAN 2022.0004; TENTATIVE TRACT MAP 2022·0003 (TTM 38604); SITE DEVELOPMENT PERMIT 2022.0015 PROJECT: JEFFERSON SQUARE SPECIFIC PLAN AMENDMENT NO. 3 LOCATION: SOUTHWEST CORNER OF JEFFERSON STREET AND FRED WARING DRIVE ADOPTED: OCTOBER 8, 2024 PAGE 5 OF 5 SECTION 3. That it does hereby recommend that the City Council approve Specific Plan 2022-0004 (Amendment No. 3 to SP2002-062), Tentative Tract Map 38604 (TTM2022- 0003), and Site Development Permit 2022-0015 for the reasons set forth in this Resolution and subject to the attached Conditions of Approval [Exhibit CJ. PASSED, APPROVED, and ADOPTED at a regular meeting of the City of La Quinta Plann ing Commission, held on October 8, 2024, by the following vote: AYES: Commissioners Guerrero, Hernandez, McCune, Nieto, Tyerman, and Chairperson Hassett NOES: None ABSENT: Commissioner Hundt ABSTAIN: None ATTEST: DANNY CASTRO, Design and Development Director City of La Quinta, California rperson City of La Quinta, California Jefferson Square Specific Plan 2002-062 Amendment No. 3 Adopted October 8, 2024 The City of La Quinta 78-495 Calle Tampico La Quinta, CA 92253 Applicant Beacon Realty 69-930 CA Hwy 111, Ste 203 Rancho Mirage, CA 92270 Design Team goUrban Development Aero Collective – Architect DRC, Inc. – Civil Engineer LandStudio 360 - Landscape Architect PLANNING COMMISSION RESOLUTION 2024-014 EXHIBIT A Specific Plan Jefferson Square May 2024 2 Jefferson Square Amended Specific Plan Prepared for: Beacon Realty 69-930 CA Hwy 111, Ste 203 Rancho Mirage, CA 92270 Prepared By: goUrban Development 24444 Hawthorne Blvd. STE 109C Torrance, CA 90505 May 2024 Previously Approved Versions Approved Specific Plan - January 20, 2004 Amended Specific Plan - June 2005 Amended Specific Plan - May 2008 Specific Plan Jefferson Square May 2024 3 TABLE OF CONTENTS I.INTRODUCTION ................................................................................................................................ 6 A.AUTHORITY AND SCOPE ............................................................................................................. 6 B.PURPOSE AND INTENT ................................................................................................................. 6 C.DOCUMENT ORGANIZATION .................................................................................................... 6 D.PROJECT LOCATION ..................................................................................................................... 7 E.LAND USE AND ZONING ........................................................................................................... 10 F.PROJECT HISTORY ....................................................................................................................... 10 G.PROJECT OVERVIEW .................................................................................................................... 16 H.PROJECT ENTITLEMENTS ............................................................................................................ 16 II.PROJECT SETTING ............................................................................................................................ 18 A.LAND USE AND ZONING ........................................................................................................... 18 B.EXISTING SITE CHARACTERISTICS ............................................................................................ 18 C.SURROUNDING LAND USE ........................................................................................................ 19 III.PROJECT MASTER PLANS ................................................................................................................ 21 A.CONCEPTUAL SITE PLAN ........................................................................................................... 21 B.PA2 AMENITY PLAN ..................................................................................................................... 26 C.PHASING PLAN ............................................................................................................................. 27 D.CIRCULATION PLAN ................................................................................................................... 28 E.GRADING PLAN ............................................................................................................................ 31 F.DRAINAGE PLAN .......................................................................................................................... 31 G.SEWER PLAN ................................................................................................................................. 31 H.WATER PLAN ................................................................................................................................ 37 I.OTHER UTILITY PLANS ................................................................................................................ 37 IV.LAND USE & DEVELOPMENT REGULATIONS............................................................................... 38 A.PA1 LAND USE & DEVELOPMENT REGULATIONS ................................................................... 38 Specific Plan Jefferson Square May 2024 4 B.PA2 LAND USE & DEVELOPMENT REGULATIONS ................................................................... 40 V.DESIGN GUIDELINES ........................................................................................................................ 43 A.RETAIL ARCHITECTURAL GUIDELINES (PA1 AND PA2) ......................................................... 43 B.RESIDENTIAL ARCHITECTURAL GUIDELINES (PA2) ................................................................ 51 C.SITE SIGN GUIDELINES................................................................................................................. 61 D.SITE LIGHTING GUIDELINES ....................................................................................................... 61 E.SITE LANDSCAPE .......................................................................................................................... 61 VI.OPERATIONAL GUIDELINES ........................................................................................................... 69 A.HOURS OF OPERATION .............................................................................................................. 69 B.TRANSPORTATION DEMAND MANAGEMENT ....................................................................... 69 C.MAINTENANCE............................................................................................................................. 69 VII. PLAN ADMINISTRATION AND IMPLEMENTATION..................................................................... 70 A.ADMINISTRATION........................................................................................................................ 70 B.IMPLEMENTATION ....................................................................................................................... 71 Specific Plan Jefferson Square May 2024 5 LIST OF FIGURES FIGURE 1: REGIONAL LOCATION MAP ................................................................................................................. 8 FIGURE 2: VICINITY MAP .............................................................................................................................................. 9 FIGURE 3: GENERAL PLAN LAND USE DESIGNATION .................................................................................. 10 FIGURE 4: ZONING MAP DESIGNATION ............................................................................................................ 10 FIGURE 5: AMENDMENT NO. 2 SITE PLAN (FOR REFERENCE PURPOSES) ............................................. 12 FIGURE 6: SITE AERIAL VIEW ON DECEMBER 31, 2005, SOURCE GOOGLE EARTH ........................... 13 FIGURE 7: SITE AERIAL VIEW ON JUNE 23, 2011, SOURCE GOOGLE EARTH........................................ 14 FIGURE 8: SITE AERIAL VIEW ON JUNE 06, 2021, SOURCE GOOGLE EARTH........................................ 14 FIGURE 9: 2022 SITE CONDITIONS ........................................................................................................................ 15 FIGURE 10: SURROUNDING DEVELOPMENTS ................................................................................................... 20 FIGURE 11: CONCEPTUAL SITE PLAN ................................................................................................................... 22 FIGURE 12: CONCEPTUAL SITE PLAN - COMMERCIAL RETAIL .................................................................. 25 FIGURE 13: CIRCULATION PLAN ............................................................................................................................ 30 FIGURE 14: CONCEPTUAL GRADING PLAN ...................................................................................................... 33 FIGURE 15: PA2 CONCEPTUAL GRADING AND DRAINAGE PLAN .......................................................... 34 FIGURE 16: CONCEPTUAL SEWER AND WATER PLAN ................................................................................ 35 FIGURE 17: PA2 CONCEPTUAL SEWER AND WATER PLAN ....................................................................... 36 FIGURE 18: EXAMPLE OF INLINE RETAIL ............................................................................................................. 47 FIGURE 19: EXAMPLE OF RETAIL SHOP BUILDING .......................................................................................... 48 FIGURE 20: EXAMPLE OF CORNER ANCHOR BUILDING ............................................................................. 49 FIGURE 21: EXAMPLE OF RETAIL PAD BUILDING ............................................................................................ 50 FIGURE 22: EXAMPLE OF 3-STORY MULTIFAMILY BUILDING ...................................................................... 55 FIGURE 23: EXAMPLE OF 3-STORY TOWNHOME BUILDING ...................................................................... 57 FIGURE 24: EXAMPLE OF 2- & 3-STORY TOWNHOME BUILDING ............................................................. 59 FIGURE 25: EXAMPLE OF 2-STORY TOWNHOME BUILDING ...................................................................... 60 FIGURE 26: CONCEPTUAL LANDSCAPE PLAN - COMMERCIAL................................................................. 65 FIGURE 27: CONCEPTUAL LANDSCAPE PLAN – MULTIFAMILY ................................................................. 66 LIST OF TABLES TABLE 1: JEFFERSON SQUARE SPECIFIC PLAN PARCEL AREAS AND LAND USE ................................. 13 TABLE 2: SPECIFIC PLAN AND SURROUNDING LAND USE AND ZONING DESIGNATIONS ........ 19 TABLE 3: EXISTING RETAIL LAND USE SUMMARY – PLANNING AREA 1 ............................................... 23 TABLE 4: MULTIFAMILY LAND USE SUMMARY – PLANNING AREA 2 ...................................................... 24 TABLE 5: RETAIL LAND USE SUMMARY - PLANNING AREA 2 ..................................................................... 24 TABLE 6: NONRESIDENTIAL DEVELOPMENT STANDARDS ......................................................................... 38 TABLE 7: PA2 MULTIFAMILY DEVELOPMENT STANDARDS .......................................................................... 40 APPENDICES APPENDIX A: CONSISTENCY ANALYSIS.............................................................................................................72 Specific Plan Jefferson Square May 2024 6 I.INTRODUCTION A.AUTHORITY AND SCOPE Section 65450 of the California Government Code grants local planning agencies the authority to prepare a specific plan of development or specific plan amendment over a given piece of property. The Jefferson Square Specific Plan (“Specific Plan”) is consistent with this authority and is developed in accordance with the City of La Quinta (the “City”) Zoning Code, Chapter 9.240: Specific Plans. To approve the Specific Plan, City Council must make findings required by the City Zoning Code, Chapter 9.240: Specific Plans. B.PURPOSE AND INTENT The City approved the Jefferson Square Specific Plan 2002-062 in 2004, followed by Amendment No. 1 in 2005 and finally Amendment No. 2 in 2008. Amendment No. 3 has been prepared to address the land use issues associated with future development of the Specific Plan area in sufficient detail to ensure that the Specific Plan area develops in a manner which is consistent with the General Plan; protects public health, safety, and general welfare; is compatible with zoning on adjacent properties; and is suitable and appropriate for the subject property. Ultimately the project seeks to provide the surrounding community with high quality and convenient commercial retail as well as multifamily housing opportunities. In both text and illustration, this document depicts the character and configuration of the various components comprising the Specific Plan and establishes a foundation document that will govern further development of the site. In this way, the Specific Plan will serve to implement the City of La Quinta General Plan by specifying appropriate land uses, intensity of use, and development standards which are consistent with General Plan goals, objectives, and policies. The Specific Plan is a flexible document, which allows minor modifications to accommodate minor changes to floor areas, tenant uses, or residential development standards, as described in Section VII. In cases where the zoning and development regulation is nonspecific within this document, the City’s Zoning Ordinance will apply. Amendment No. 3 supersedes all prior Specific Plan documents, including Specific Plan 2002-062, Amendment No. 1 and Amendment No. 2. C.DOCUMENT ORGANIZATION Amendment No. 3 is organized into seven sections. •Section I provides a regulatory context for the project and an overview of key project elements. •Section II provides a context for project planning and design by briefly describing the project’s existing setting in terms of regulatory land use designations and surrounding land uses. •Section III presents the primary master plan components of the Specific Plan. •Section IV describes the development standards to which the project must adhere. •Section V contains design guidelines with respect to landscaping and architecture to ensure that the project is of a high quality and is well integrated into the community’s character. •Section VI discusses key operational guidelines for the project. •Section VII outlines plan administration and implementation procedures. Specific Plan Jefferson Square May 2024 7 D. PROJECT LOCATION From a regional perspective, the Specific Plan area is located in the Coachella Valley within the City of La Quinta as shown in Figure 1: Regional Location Map. As shown in Figure 2: Vicinity Map, the Specific Plan area is located at the southwest corner of Fred Waring Drive and Jefferson Street. The project site is bounded by a residential development to the north; a commercial retail center within the City of Indio to the east; a well site, City park area, and retention basin to the west; and single-family residential along the southern boundary of the site. Amendment No. 3 divides the Specific Plan area into two planning areas, (i) Planning Area 1 (“PA1”) and (ii) Planning Area 2 (“PA2”) as illustrated in Figure 2: Vicinity Map. PA1 includes 5.17 acres of the northern portion of the Specific Plan area and is currently occupied by five retail buildings varying in size and totaling approximately 39,000 square feet (sq. ft.). Any future development in PA1 may require a subsequent Specific Plan Amendment, Site Development Permit (SDP) or Conditional Use Permit (CUP) subject to the PA1 Land Use & Development Regulations outlined in Section IV A. PA2 includes 5.10 acres in the southern portion of the Specific Plan area and except for completed roadway and parking improvements, remains undeveloped. PA2 improvements include a driveway along Jefferson Street, parking lot areas, stormwater management system, utility infrastructure, landscape improvements, and two pads. This Specific Plan Amendment would allow either multi-family or commercial development to occur in the future. Specific Plan Jefferson Square May 2024 8 Figure 1: Regional Location Map Specific Plan Jefferson Square May 2024 9 Figure 2: Vicinity Map Specific Plan Jefferson Square May 2024 10 E. LAND USE AND ZONING As shown in Figure 3: General Plan Land Use Designation, the 2035 General Plan Land Use Element designates the Specific Plan area as CG General Commercial. As shown in Figure 4: Zoning Map Designation, the City Zoning Map designates the Specific Plan area as CN Neighborhood Commercial. The Specific Plan area is subject to the MU Mixed Use Overlay District Regulations as introduced in the 2035 General Plan and noted in the City’s Zoning Map. The MU Overlay District Regulations apply to all commercial zoning districts. F. PROJECT HISTORY Figure 3: General Plan Land Use Designation Figure 4: Zoning Map Designation Specific Plan Jefferson Square May 2024 11 The City approved the Jefferson Square Specific Plan 2002-062 in January 2004. In its initial form, the Specific Plan proposed a 113,173 sq. ft. commercial retail center on a 10.7-acre site. In November 2005, Amendment No. 1 was approved to alter the site plan and reduce the proposed commercial retail square footage to 100,731 sq. ft. In May 2008, Amendment No. 2 was approved whereby the site plan was again altered and the proposed commercial retail square footage was once again reduced to 90,441 sq. ft. Concurrent with Amendment No. 2, the Planning Commission approved SDP 2007-898. A copy of the Amendment No. 2 site plan is provided as Figure 5: Amendment No. 2 Site Plan, for reference purposes. Construction of the Specific Plan area began in 2008. By 2009, four retail buildings were constructed in PA1 totaling approximately 38,000 sq. ft. Constructed retail buildings include those buildings identified in Figure 5 as Drug, Shops 2, Shops 3, and Fresh & Easy (note: to streamline the Specific Plan naming convention, all existing PA1 buildings have been renamed as depicted in Figure 11). Onsite and offsite horizontal improvements were also constructed throughout the entire Specific Plan area (PA1 and PA2), including three certified pads (one on PA1 and two on PA2) identified in Figure 5 as Pad A, Shops 1, and Major, parking lots, driveways, stormwater management system, utility infrastructure, landscape improvements, and public sidewalks and parkways. In 2013, Parcel Map No. 36241 was approved and recorded, whereby the Specific Plan area was subdivided into seven legal parcels. Street and landscape dedications were included with Parcel Map No. 36241 which reduced the Specific Plan area from 10.79 to 10.27 acres. A summary of the subdivision is presented as Table 1: Jefferson Square Specific Plan Parcel Areas and Land Use. In 2020, the Planning Commission approved SDP 2020-0002, which allowed the development of a drive-through coffee use (Dutch Bros Coffee Shop) on the pad formerly identified as Pad A. The drive-through coffee use has since been constructed and is operational as of 2023. As of August 2023, the formerly identified Major and Shops 1 pads remain vacant and undeveloped. Figures 6, 7, and 8 provide historical aerials of the Specific Plan area that illustrate the site in 2005, 2011, and 2021. Figure 9 depicts the Specific Plan area conditions as of 2022. Specific Plan Jefferson Square May 2024 12 Figure 5: Amendment No. 2 Site Plan (for reference purposes) Specific Plan Jefferson Square May 2024 13 Table 1: Jefferson Square Specific Plan Parcel Areas and Land Use Parcel # APN Acreage Building Area Land Use Parcel 1 604-521-007 1.47 13.0K Retail (Pharmacy) Parcel 2 604-521-009 0.81 6.7K Retail Parcel 3 604-521-010 1.86 14.0K Retail Parcel 4 604-521-011 0.58 0.9K Food (drive thru coffee) Parcel 5 604-521-012 0.45 4.3K Retail Parcel 6 604-521-013 4.09 0 Vacant Parcel 7 604-521-014 1.01 0 Vacant Total 10.27 38.9K Figure 6: Site Aerial View on December 31, 2005, Source Google Earth Specific Plan Jefferson Square May 2024 14 Figure 7: Site Aerial View on June 23, 2011, Source Google Earth Figure 8: Site Aerial View on June 06, 2021, Source Google Earth Specific Plan Jefferson Square May 2024 15 Figure 9: 2022 Site Conditions Specific Plan Jefferson Square May 2024 16 G. PROJECT OVERVIEW Since the approval of Amendment No. 2 in 2008, the retail industry has shifted considerably. Following the Great Recession of 2008, many once powerful retailers have filed for bankruptcy, including Fresh & Easy and Osh Hardware, two retailers that were slated to occupy the Specific Plan area. With the evolution of technology over the past 10 years, consumers have transitioned to online shopping and spend less time in brick-and-mortar stores. The Coronavirus Pandemic of 2020 further exacerbated this trend and has led to a substantial increase in retail vacancy throughout Southern California. Meanwhile, housing shortages continue to grow. In 2012, Southern California Association of Governments (SCAG) adopted the 5th Cycle Regional Housing Needs Assessment (RHNA) for the planning period of October 2013 to October 2021 and in 2021, the agency adopted the 6th Cycle RHNA for the planning period of October 2021 to October 2029. La Quinta RHNA allocations for the respective planning periods are 364 dwelling units and 1,530 dwelling units, or an anticipated housing demand increase of 320%. While Amendment No. 2 limited the Specific Plan area to commercial uses, Amendment No. 3 allows the Specific Plan area to be developed as a horizontally mixed-use project. Horizontal Mixed-Use is envisioned in the Specific Plan area as retail uses located in PA1 and higher density residential in PA2. The catalyst for this change is the Mixed-Use Overlay District Regulations, which apply to all commercially zoned properties in the City. H. PROJECT ENTITLEMENTS Approval/certification of the following actions will be required to implement the Project: Specific Plan Amendment No. 3: This document includes the land use and development standards, design guidelines, infrastructure needs and implementation strategies to fully implement the allowed uses of the Specific Plan. The Specific Plan requires separate public hearings before the Planning Commission and City Council. The Specific Plan shall be approved by City Council and adopted by resolution. Mitigated Negative Declaration: Pursuant to State and local CEQA guidelines, an Initial Study (IS) was prepared for Amendment No. 3 and determined that development pursuant to Amendment No. 3 could result in environmental impacts. The initial study identified specific mitigation measures that would mitigate any potential impacts resulting from implementation of development to a less than significant level. Consequently, a Mitigated Negative Declaration has been prepared for Amendment No. 3. Site Development Permit: An SDP is required by the City for final approval of a site plan, architectural design, and landscape design. The SDP requires a public hearing before the Planning Commission. The Community Development Director shall have the authority to approve minor adjustments to the SDP plan, so long as they determine such adjustments are consistent with the Specific Plan. Tentative Tract Map: If required, a Tentative Tract Map shall be reviewed by the Planning Commission, with their recommendation, and ultimately reviewed by the City Council for a final determination. Specific Plan Jefferson Square May 2024 17 Final Tract Maps, Grading Plans, Landscape Plans and Building Permits: Recordation of the final tract map(s) and approval of final landscape plans, issuance of grading and building permits, as needed, shall be obtained, for each building, as required by the City. Specific Plan Jefferson Square May 2024 18 II. PROJECT SETTING A. LAND USE AND ZONING The Specific Plan area’s land use and zoning designations are CG General Commercial and CN Neighborhood Commercial, respectively. The Specific Plan area is also subject to the MU Mixed Use Overlay District. The 2035 General Plan Land Use Element describes CG General Commercial uses as: “The full range of commercial uses can occur within this designation, ranging from supermarkets and drugstores in a neighborhood shopping center, to major national retailers in large buildings. General Commercial uses also include professional offices, service businesses, restaurants, hotels or motels, research and development and warehousing or similar low impact quasi-industrial projects. As established in Policy LU- 7.1, mixed use development is also appropriate in this designation. Mixed use project can include vertical mixed use – where retail/office occurs on the ground floor, with residential units above; horizontal mixed use – where retail/office and higher density residential occur next to each other and are integrated through pedestrian connections and common areas; or mixed use added to existing commercial development – where the residential project abuts or wraps around an existing commercial development.” The City Zoning Code states that the purpose and intent of the CN Neighborhood Commercial Zone is: “To provide for the development and regulation of small-scale commercial areas located at the intersections of arterial highways as shown on the General Plan. The CN district is intended to provide for the sale of food, drugs, sundries, and personal services to meet the daily needs of a neighborhood area.” Finally, the City Zoning Code states that the purpose and intent of the MU Mixed Use Overlay is: “to facilitate the development of mixed-use projects that include both multifamily residential and commercial components in a cohesively designed and constructed manner. The mixed-use overlay district will contribute to vehicle trip and associated air pollutant reductions by locating residents near services, employment, and transportation hubs, and by providing interconnected multi-purpose paths for alternative modes of transportation.” The proposed site plan, design standards, and allowable uses of the Specific Plan are consistent with the City’s Land Use, Zoning, and Mixed-Use Overlay District Regulations. A detailed General Plan consistency analysis is provided as Appendix A. B. EXISTING SITE CHARACTERISTICS Existing site characteristics are shown in Figure 9: 2022 Site Conditions. The subject property has been subdivided into seven legal parcels (Parcels 1 through 7) varying in size from 0.45 acres to 4.09 acres as listed in Table 1. Vertical improvements have been developed in PA1 (Parcels 1 through 5) and horizontal improvements have been constructed throughout the entire Specific Plan area (PA1 and PA2). Constructed site improvements include parking lots, driveways, stormwater retention systems, utility infrastructure, and landscape improvements. PA2 (Parcel 6 and 7) remain vacant with pads ready for vertical improvements. Offsite improvements include a traffic signal at the northeast corner of the Specific Plan area at the intersection of Fred Waring Drive and Jefferson Street, curb, gutter, public sidewalk and landscape improvements along the full lengths of Fred Waring Drive and Jefferson Street, and a deceleration lane on Jefferson Street. The Specific Plan area is also bordered by 6-foot-high masonry walls on the southern and western boundaries. Specific Plan Jefferson Square May 2024 19 C. SURROUNDING LAND USE Table 2: Specific Plan and Surrounding Land Use and Zoning Designations lists the Specific Plan area’s surrounding land uses and zoning designations. Figure 10: Surrounding Developments illustrates existing uses surrounding the Specific Plan area. The Specific Plan area is bordered on the north by Fred Waring Drive, which is a six-lane primary arterial roadway with a 120-foot- wide right-of-way. The Esplanade single-family residential subdivision is located directly across Fred Waring Drive, north of the Specific Plan area. The Specific Plan area is bordered on the east by Jefferson Street, a major arterial with a 120-foot-wide right-of-way. Property to the east of Jefferson Street is within the City of Indio’s jurisdictional boundaries and has been developed as a retail center. The Heritage Palms Golf Resort is located across Jefferson Street to the southeast. Land use immediately west of the Specific Plan area includes a well site, City park, and a retention basin associated with the developed residential subdivision (Monticello) further to the west. The rear yards of approximately seven single-family residences of the Monticello neighborhood exist along the southern boundary of the site. These homes are separated from the Specific Plan area by an elevated berm and a six-foot-high masonry block wall. Table 2: Specific Plan and Surrounding Land Use and Zoning Designations Area Land Use Designation Zoning Designation Specific Plan area CG General Commercial CN Neighborhood Commercial North LDR Low Density Residential RL Low Density Residential South LDR Low Density Residential RL Low Density Residential East City of Indio / Neighborhood Center City of Indio / Neighborhood Center West OS-R Open Space Recreation / MC Major Community Facilities PR Parks and Recreation / MC Major Community Facilities Specific Plan Jefferson Square May 2024 20 Figure 10: Surrounding Developments Specific Plan Jefferson Square May 2024 21 III. PROJECT MASTER PLANS A. CONCEPTUAL SITE PLANS Amendment No. 3 allows for either (i) a mixed-use development plan or (ii) a commercial retail development plan. Both development scenarios are further described below. It should be noted, the plans described in this Specific Plan are intended as examples of acceptable projects, however a final development plan and any subsequent plan alterations shall be subject to the approval of an SDP. Mixed-Use Development Plan Figure 11: Conceptual Site Plan – Mixed Use Development illustrates a mixed-use development plan that could result from the approval of Amendment No. 3. In this plan, PA1 would continue to serve as a commercial retail center and PA2 could be developed with up to 95 multifamily units. Multifamily unit types could include apartments, townhomes, condominiums or a combination thereof. Planning Area 1 – Mixed-Use Development Plan PA1 is built out with approximately 39,000 sq. ft. of building area. PA1 consists of five commercial buildings referenced as RETAIL 1, 2, 3, 4, and 5 throughout the remainder of this document. PA1 shall continue to serve as a neighborhood commercial center which is currently occupied by CVS Pharmacy, Dutch Bros Coffee and an assortment of other retail and service-oriented shops. The currently developed areas of PA1 include 176 parking spaces, which exceeds the required parking for existing uses by 46 spaces. Should additional commercial space be proposed for PA1, it will be required to demonstrate conformance with the parking requirements of this Specific Plan (see Table 5). A summary of the existing PA1 building areas and retail uses is provided in Table 3: Retail Land Use Summary – Planning Area 1. . Specific Plan Jefferson Square May 2024 22 Figure 11: Conceptual Site Plan – Mixed Use Development Specific Plan Jefferson Square May 2024 23 Table 3: Existing Retail Land Use Summary – Planning Area 1 Parcel # Site Area (sq. ft.) Building Reference Building Area(1) Building Use(1) Number of Stories Floor Area Ratio(1) 1 63,903 RETAIL 1 13,013 Drug Store (Anchor) with Drive Thru 1 0.20 2 35,414 RETAIL 2 7,000 Retail Shops and Restaurant 1 0.20 3 80,978 RETAIL 3 13,969 Retail 1 0.17 4 25,047 RETAIL 4 852 Coffee Shop with Drive Thru 1 0.03 5 19,646 RETAIL 5 4,500 Retail Shops and Restaurant 1 0.23 Total 224,987 39,334 0.17 (1) Land use and building size may be modified, and/or reduced or enlarged in the future. However, the maximum FAR of 0.25 will not be exceeded within the Planning Area, or at any individual lot. The maximum commercial square footage allowed in PA1 is 56,300 square feet. Planning Area 2 - Mixed-Use Development Plan The City of La Quinta Municipal Code Section 9.140.090 MU Overlay allows a residential unit density of 12 to 24 units per acre. Amendment No. 3 contemplates up to 95 residential units in PA2, which equates to 18.6 units per acre. Figure 11 - Conceptual Site Plan – Mixed Use Development illustrates how 95 residential units could be developed within PA2. In this plan, RES 1 is shown as a three-story slab-on-grade apartment building with 77 one-, two-and three-bedroom flats. RES 2, RES 3, RES 5, and RES 6 buildings are attached townhome buildings offering three-story, three-bedroom units. The RES 4 building is an attached townhome building consisting of two-story and three-story, three- bedroom units. A summary of the mixed-use plan illustrated by Figure 11 is provided in Table 4: Multifamily Land Use Summary – Planning Area 2. Primary access to PA2 would be taken from the existing southernmost Jefferson Street driveway. Pedestrian walkways would connect PA1 and PA2 to encourage walkability and reduce vehicle miles travelled. PA2 residents would have access to common area recreational facilities such as a pool, spa, gym, recreational room, co-office space, outdoor plaza, tot-lot, community garden and walking trail. A resident park access point is proposed north of RES 1 to provide pedestrian access to Monticello Park (see Figure 13: Circulation Plan). PA2 multifamily amenities are discussed further in Section III.B. Specific Plan Jefferson Square May 2024 24 Table 4: Multifamily Land Use Summary – Planning Area 2 Building # Dwelling Unit Count Building Use Number of Stories RES 1 77 Multifamily / Apartments 3 RES 2 5 Multifamily / Townhomes 3 RES 3 5 Multifamily / Townhomes 3 RES 4 4 Multifamily / Townhomes 2/3 RES 5 2 Multifamily / Townhomes 2 RES 6 2 Multifamily / Townhomes 2 Total 95 Density 18.6 units /ac PA 2 Alternative - Commercial Retail Development Plan If the residential development is not developed, Figure 12: Conceptual Site Plan – Commercial Retail Development illustrates a commercial retail development alternative that could result from the approval of Amendment No. 3. In this plan, PA1 and PA2 would serve as a commercial retail center as contemplated in Amendment No. 2. PA2 would consist of a 42,500 square foot retail building(s) on Parcel 6 and a 5,000 square foot retail building on Parcel 7 as summarized in Table 5 below. Table 5: Retail Land Use Summary - Planning Area 2 Parcel # Site Area (sq. ft.) Building Area(1) Building Use(1) Number of Stories Floor Area Ratio(1) 6 178,160 42,500 Commercial Retail Building 1 0.24 7 43,996 5,000 Retail Shops and Restaurant 1 0.11 Specific Plan Jefferson Square May 2024 25 Figure 12: Conceptual Site Plan - Commercial Retail Development Specific Plan Jefferson Square May 2024 26 B. PA2 AMENITY PLAN The following amenity plan details approved features for a PA2 multifamily project. Within this section, various options are presented, offering flexibility for integration into any multifamily plan. The carefully chosen amenities listed below aim to meet the diverse needs and preference of prospective residents. Selections should align with the needs and desires of the target residents with the intent of creating a vibrant and comfortable community environment. Alternative project amenities may be provided on-site with approval from the Director of Design and Development or designee. At a minimum, three outdoor and two indoor amenities should be provided for a PA2 multifamily project. Outdoor Amenities: 1. Swimming Pool: • Swimming pool with designated areas for lounging. 2. Spa Area: • Spa/jacuzzi with therapeutic jets for relaxation. 3. BBQ and Picnic Area: • BBQ station(s) with grills and picnic tables for gatherings. • Landscaped seating areas and umbrellas for a pleasant outdoor dining experience. 4. Gathering Space: • Tables and seating area. • Recreational area including yard games such as table tennis and cornhole. 5. Center Plaza: • Serves as a focal point for connectivity between PA1 and PA2. • Dining tables and chairs with umbrellas and lounge chairs. 6. Playground and Recreation Area: • Outdoor spaces for children to play and for residents to engage in recreational activities. • Examples include tot-lots, basketball courts, tennis courts, and bocce ball courts. 7. Green Space: • Landscaped area, garden, or pocket park that would contribute to a healthier and more aesthetically pleasing environment. 8. Jogging Trail: • Decomposed granite paved jogging trail along open landscaped area in the southwest corner. Specific Plan Jefferson Square May 2024 27 9. Dog Park: • Secure dog play area. 10. Monticello Public Park Access: • Direct access to Monticello public park from the multifamily community. Indoor Amenities: 1. Lobby Area: • Welcoming lobby with furnishings. • Concierge desk for resident services and security. • Comfortable seating areas for residents and guests. • Mail and package room with secured storage. 2. Community Room: • A multi-purpose community room that serves as a hub for various events, workshops, and social activities. • Kitchenette for catering and food preparation. 3. Coworking Space: • Coworking area equipped with high-speed internet. • Private work pods and meeting rooms for productivity. • Printing and scanning equipment for residents' convenience. 4. Education and Learning Space: • Areas for educational programs, workshops, tutoring and learning activities. 5. Fitness Center: • On-site gym or fitness center to promote health and well-being among residents. 6. Laundry Facilities: • On-site laundry facilities for the convenience of residents. Additional Amenities: 1. Community Events and Programs: • Regularly organized events and programs to encourage community engagement and interaction. 2. Bike Storage and Repair Station: • Secured bike storage for residents with bicycles. • Bike repair station with tools and air pump. C. PHASING PLAN Specific Plan Jefferson Square May 2024 28 PA1 was developed in 2008 apart from Parcel 4, which was developed in 2021. PA2 is anticipated to be developed in one phase. Construction is anticipated to be completed in 12 to 18 months. D. CIRCULATION PLAN Circulation within a mixed-use project comprised of multifamily and retail components is crucial for creating a vibrant and interconnected environment. Effective circulation design ensures smooth movement and accessibility for residents, shoppers, and employees, optimizing the functionality and success of the development. This section explores the significance of circulation in the Specific Plan area. Below are some key considerations and strategies implemented to enhance circulation. Considerations for Circulation Design: 1. Location and Separation: The multifamily and commercial components shall be separated yet interconnected through a network of walkways and vehicular drives to ensure privacy for residents while allowing easy access to retail amenities. 2. Pedestrian-Friendly Design: An emphasis shall be placed on pedestrian-friendly design principles that incorporate enhanced sidewalks and landscape, well-lit pedestrian paths, and crosswalks to enhance pedestrian safety and encourage walking within the development. 3. Traffic Flow and Parking: Any approved development plan shall account for efficient traffic flow within the project by incorporating well-designed drives and intersections with direct access to parking areas. Adequate parking facilities for both residents and retail customers shall be provided to ensure convenience and minimize congestion. 4. Entry and Exit Points: The Specific Plan area offers four vehicular entry and exit points to facilitate efficient circulation. Additionally, the Specific Plan area offers multiple pedestrian access points along Jefferson Street and Fred Waring Drive. 5. Designated Loading and Unloading Areas: The Specific Plan area strategically locates designated commercial loading and unloading areas to minimize disruption of traffic flow. Figure 13 illustrates an acceptable circulation plan which is discussed in further detail below. Vehicular Access and Circulation Vehicular access to the Specific Plan area is taken from four primary entry drives (Primary Entry Drives 1 through 4, Figure 13), (i) two locations along Fred Waring Drive, and (ii) two locations along Jefferson Street. Deceleration lanes are provided at the two drives on Jefferson Street, and Primary Entry Drive 3. Primary Entry Drives 1 and 4 provide left-in turning lanes into the site. Primary Entry Drives 2 and 3 provide restricted, right in-right out access only. There is a dedicated right turn lane for eastbound traffic using Fred Waring Drive turning south onto Jefferson Street. On Jefferson Street, the left turning lane into the project is approximately 650 feet south of the intersection with Fred Waring Drive. On Fred Waring Drive the left turning lane is approximately 540 feet west of the intersection with Jefferson Street. Fred Warning Drive and Jefferson Street are designated in the General Plan as major arterials and the intersection is signalized. Primary vehicular circulation drives serve as the backbone for vehicular circulation within the Specific Plan area. Primary vehicular circulation drives offer full site circulation throughout the Specific Plan Jefferson Square May 2024 29 project and direct access to parking facilities and loading areas. Drive throats are provided at ingress and egress points to allow vehicular stacking and minimize traffic congestion in the parking areas. PA1 Vehicular Circulation RETAIL 1 (CVS Pharmacy) is accessed through a secondary drive that fronts the store’s entrance. Convenient parking is located along the full extent of this secondary drive. Access to the RETAIL 1 drive-through lane is taken from Primary Entry Drive 3. Drive-through access is provided via two 12-foot-wide drive-through lanes located on the west side of RETAIL 1. Each lane provides enough stacking to accommodate up to seven automobiles (~120 feet), without obstructing the accessway. RETAIL 2, 3 and 5 are accessed through Primary Entry Drives 3 and 4, which lead to convenient parking spaces that front each of the buildings. RETAIL 4 (Dutch Bros Coffee) is accessed from Primary Entry Drive 2 which leads to parking spaces that directly front the store’s entrance and a double-stacked drive-through lane. Primary Entry Drive 4 serves as the primary truck access for RETAIL 3 and 5 and Primary Entry Drive 3 serves as the primary truck access for RETAIL 1. An elevated loading dock is provided for RETIAL 3, and a service aisle is provided along the rear of the RETAIL 1 for loading purposes. Any future additions or expansions to PA1shall incorporate the Considerations for Circulation Design listed above. Additions or expansions shall ensure accessible path of travel, loading zones (as needed), and convenient parking. Additions or expansions shall ensure efficient traffic flow within the project by integrating into the existing circulation drives and intersections. There should be a direct vehicular and pedestrian path from at least one Primary Entry Drive. PA2 Vehicular Circulation Primary Entry Drive 1 shall serve as the primary entrance for multifamily residents and their guests. Residents shall proceed to their designated parking space(s) via the primary vehicle circulation drives. RES 1 residents shall park in designated spaces located along the outer perimeter of the building. RES 2 through RES 6 residents shall park in private direct access garages. Residential guests shall park in the designated residential guest parking area located east of RES 3 fronting Jefferson Street. Pedestrian Access and Circulation Pedestrian sidewalks and on-street bicycle lanes are provided along both the Fred Waring Drive and Jefferson Street frontages which serve as the pedestrian entryways for the Specific Plan area. A functional network of internal sidewalks and walkways shall be provided within the Specific Plan area. Figure 13 illustrates an example of an acceptable Pedestrian Access and Circulation Plan. The pedestrian path of travel within the Specific Plan area shall begin at each of the primary entry drives. From the primary entry drives, a network of onsite sidewalks and striped pathways shall lead pedestrians to onsite buildings. A pedestrian connection point to Monticello City Park is proposed in addition to the one currently in existence. Specific Plan Jefferson Square May 2024 30 Figure 13: Circulation Plan Specific Plan Jefferson Square May 2024 31 E. GRADING PLAN The Specific Plan area was constructed in accordance with the Conceptual Grading and Drainage Plan referenced in Amendment No. 2. A copy of this plan is provided as Figure 14. Precise grading for the overall site resulted in the development of seven building pads, an above and underground retention system, and associated parking areas designed to convey surface drainage flows to appropriate catch basins on site. Minor grading and drainage adjustments would be necessary to develop PA2 as a multifamily project. Figure 15 PA2 Conceptual Grading and Drainage Plan serves as an example of an acceptable Grading and Drainage Plan. Final grading would match finished elevations of the surrounding retail parcels and would not result in significant slopes. Precise grading plans are subject to review and approval by the City according to standard engineering protocols. F. DRAINAGE PLAN The existing Specific Plan area drainage consists of direct surface runoff into several catch basins located throughout the site (see Figure 14, Amendment No. 2 Conceptual Grading & Drainage Plan). Stormwater is conveyed from individual catch basins into an underground storm drain system, and ultimately to an underground retention system located near the center of the site and two above-ground retention basins located on the west and south sides of the site. All storm water is retained on site. A multifamily development in PA2 shall be consistent with the previously approved hydrology report prepared for the Specific Plan. Tributary areas to each watershed shall be designed in such a way that substantially matches the existing condition. The characteristics and increased pervious area of a multifamily development plan would offset the effects of the reduced time of concentration and the ultimate result is discharge values close to or below existing conditions. Any proposed multifamily development in PA2 shall conform with current City of La Quinta drainage design requirements and to the previously approved hydrology report for the Jefferson Square retail center and shall provide adequate protection for the proposed on-site improvements and structures without introducing adverse effects on the neighboring developments. The project’s construction contractor, in consultation with the City, shall be responsible for filing all required notices with the Regional Water Quality Control Board (RWQCB), preparing the Strom Water Pollution Prevention Plan (SWPPP), and implementing required Best Management Practices (BMPs) for future projects. G. SEWER PLAN Sewer service to the project is provided by the Coachella Valley Water District (CVWD) via an existing 10-inch sewer line within the right of way of Jefferson Street along the site’s eastern property line. As shown in Figure 16, Existing Sewer and Water Plan, the Specific Plan area is serviced by two 8-inch private sewer mains. One 8-inch main runs from Jefferson Street to the front side of the RES 1 pad along Primary Entry Drive 1. This line shall provide sewer service for any PA2 multifamily development as illustrated in Figure 17, PA2 Conceptual Multifamily Sewer and Water Plan. A second 8-inch sewer main is constructed on the northeast side of the Specific Plan area. This line extends from an existing manhole located on Jefferson Street and runs along Primary Entry Drive 2 to where it terminates in front of the RETAIL 3 building. From this point, Specific Plan Jefferson Square May 2024 32 the line extends north and south where retail laterals are connected to the line. Sewer laterals for the RETAIL 1, 2, 3, 4, and 5 buildings are connected to this sewer main. Specific Plan Jefferson Square May 2024 33 Figure 14: Amendment No. 2 Conceptual Grading Plan Specific Plan Jefferson Square May 2024 34 Figure 15: PA2 Conceptual Grading and Drainage Plan Specific Plan Jefferson Square May 2024 35 Figure 16: Existing Sewer and Water Plan Specific Plan Jefferson Square May 2024 36 Figure 17: PA2 Conceptual Multifamily Sewer and Water Plan Specific Plan Jefferson Square May 2024 37 H. WATER PLAN CVWD provides water service to the Specific Plan area via an 18-inch water main located on Fred Waring Drive and a 12-inch water main located on Jefferson Street. Domestic, irrigation and fire flow water are taken from the street mains through a network of onsite pipelines consisting of 12-inch, 8-inch, and 6-inch lines. Refer to Figure 16, Conceptual Sewage and Water Plan for a detailed illustration of the existing onsite water system and existing retail laterals. Refer to Figure 17 for an illustration of a conceptual PA2 multifamily water system. I. OTHER UTILITY PLANS Natural Gas Natural gas service is provided to the Specific Plan area by The Gas Company, which currently maintains a 4-inch gas line within the right of way of Fred Waring Drive, at the project’s northwest corner. The required extensions to facilitate service to the PA2 project would be coordinated with The Gas Company through their design review and approval process prior to the issuance of grading permits for the project. Electric Electric service is provided to the Specific Plan area by the Imperial Irrigation District (IID), which currently maintains existing aboveground 92 kV and 12.5 kV transmission lines within the right of way of Fred Waring Drive along the project’s northern property line. Onsite electrical service is fed from the aboveground transmission lines to various transformers located throughout the Specific Plan area. Power is then directed to electrical meters located in the individual building from its corresponding transformer. All onsite electrical services connections are buried underground. Telephone Telephone service is provided to the Specific Plan area by Verizon, which maintains existing telephone lines within the right of way of Fred Waring Drive approximately 400 feet west of the project limits. Cable Television Cable Television service is provided to the Specific Plan area by Time Warner Cable and is available to the property from existing cable within the right of way of Fred Waring Drive along the project’s northern property line. Specific Plan Jefferson Square May 2024 38 IV. LAND USE & DEVELOPMENT REGULATIONS The development regulations contained herein provide specific standards relative to permitted land uses in addition to site design and construction regulations to be applied within the Specific Plan area. They are intended to protect the health, safety, and welfare of the public, and create a harmonious relationship with surrounding land uses. The development regulations of this Specific Plan are consistent with those of the City’s CN and MU codes and regulations, unless otherwise specified, and the proposed land uses are consistent with the GC land use designation in the City’s 2035 General Plan. Should a development standard contained in this Specific Plan conflict with an equivalent standard contained in the City of La Quinta Zoning Code, the provisions of the Specific Plan shall take precedence. In instances where the Specific Plan does not address a particular regulation, the applicable portion of the City of La Quinta Zoning Code shall govern. Land use and development regulations are specified for PA1 and PA2 below. It should be noted that if multifamily development is not implemented in PA2, then the PA1 land use and development regulations shall apply to the entire site. A. PA1 LAND USE & DEVELOPMENT REGULATIONS Permitted Uses Permitted uses in PA1 shall include all uses specified by the City’s Zoning Code, as listed in Table 9-5 Permitted Uses in Nonresidential Districts under the CN zoning designation. Additionally, drive-throughs are allowed on Parcels 1 and 4 (refer to Table 3: Retail Land Use Summary – Planning Area 1). Development Standards PA1 allows neighborhood commercial and retail uses as permitted above. Commercial buildings in PA1 shall adhere to the development standards listed in Table 6: Nonresidential Development Standards. Table 6: Nonresidential Development Standards Development Standard Development Standard Maximum structure height 35 ft.(1) Max Structure Height within 150 ft. of Jefferson Street 22 ft.(2) Maximum number of stories 1 Maximum Floor Area Ratio 0.25 Building Setbacks(3) From Jefferson Street 30 ft. Specific Plan Jefferson Square May 2024 39 From Fred Waring Drive 30 ft. Interior property lines 0 ft. Landscape Setback(4) From Jefferson Street 20 ft. From Fred Waring Drive 20 ft. From Open Space/Park Districts 5 ft. minimum From residential areas outside of the Specific Plan area 15 ft. Interior Landscape Parking areas 5% of project area Non parking areas 5% of project area Required Parking Retail Stores Minimum of one space per 300 sq. ft gross floor area (GFA). Restaurant Minimum of one space per 300 sq. ft. of GFA, when restaurant is not more than 20% of shopping center GFA. For freestanding restaurants and non- freestanding restaurant space in excess of 20% of the total shopping center GFA, parking shall be computed separately using the applicable City restaurant parking ratio(s). A facility to accommodate a minimum of five bicycles shall be provided for any restaurant use. Other Uses The parking provisions of the City Zoning Code Section 9.150 shall apply. Notes: (1) Not including architectural appendages, such as a roof parapet or tower, up to 41 feet. (2) Not including up to 10% of the building mass, which may extend up to 36 feet. (3) Number given is minimum building setback depth from the Street right-of-way that existed prior to the processing of Parcel Map No. 36241. In addition to the required landscape setback, the building setback may contain parking, driveways, and similar facilities. Specific Plan Jefferson Square May 2024 40 (4) Landscape setback shall consist of landscaped area within the building setback. Number given is minimum landscaped area from the street right-of-way that existed prior to the processing of Parcel Map No. 36241. B. PA2 LAND USE & DEVELOPMENT REGULATIONS Permitted Uses Permitted uses in PA2 shall include multifamily residential (apartments, condominiums, townhomes, and similar housing types) of medium to high density (twelve to twenty-four units per acre) with one- to three-story dwellings in addition to all uses allowed in PA1. Senior group housing and active adult senior communities are also permitted in PA2. PA2 shall be developed as either multifamily residential or commercial uses, but not a combination of the two. Development Standards If PA2 develops as a commercial alternative, its development shall adhere to the standards listed in Table 6. If PA 2 develops as a multifamily development the development shall adhere to the standards listed in Table 7: PA2 Multifamily Development Standards. Table 7: PA2 Multifamily Development Standards Development Standard Multifamily Min. / Max. development intensity (du/ac) 12/24 Minimum project size (acre) 1 Maximum building width (ft.) 300 Minimum building separation (ft.) 6 Maximum structure height (ft.) 43.75(1) Max structure height within 150 ft. of Jefferson Street (ft.)(2) 28(3) Max structure height within 75 ft. of southern property line where adjacent to single-family residential 28 Maximum number of stories 3 Maximum number of stories within 75 ft. of southern property line where adjacent to single-family residential 2 Minimum livable area excluding garage (sq. ft.) One-bedroom apartment 600 Specific Plan Jefferson Square May 2024 41 Two-bedroom apartment 800 Three-Bedroom plus apartment 1,000 Townhome or Condo 1,200 Minimum common open area (% of net project area)(4) 30 Active recreation area (% of common open area)(5) 30 Maximum lot coverage (% of net lot area)(6) 60 Building Setbacks(7) From Jefferson Street 30 ft. Interior property lines within Specific Plan Area 0 ft. From Residential and Parks and Recreation districts(8) 30 ft. Landscape Setback(8) From Jefferson Street 20 ft. Interior property lines within Specific Plan Area 0 ft. From Open Space/Park Districts 5 ft. minimum From residential districts 15 ft. Private garage minimum interior dimensions Single-car garage: Wall to wall dimensions of 10 ft. in width by 20 ft. in depth. Two-car garage: Wall to wall dimensions of 10 ft. in width by 20 ft. in depth for standard stalls. 9 ft. in width by 18 ft. in depth for compact stalls. Minimum Off-Street Parking Requirement Studio and one-bedroom 1 covered space per unit, plus 0.5 guest spaces per unit Two- and three-bedroom 2 covered spaces per unit plus 0.5 guest spaces per unit Specific Plan Jefferson Square May 2024 42 Four or more bedroom 3 covered spaces per unit plus 0.5 covered spaces per each bedroom over three, plus 0.5 guest spaces per unit Senior Housing 1 covered space per unit, plus 0.5 guest spaces per unit Notes: (1) Per Section 9.140.090 of the LQMC, a mixed-use project may be up to 25 percent more in height than in a base district. Consistent with Section 9.140.090, a maximum building height of 43.75 feet (25 percent more than the allowed building height of 35 feet in Neighborhood Commercial Distric ts) for residential uses in PA2. Architectural appendages, such as a tower, can extend up to 48 feet. (2) 150 ft. measurement shall be from the street right-of-way. (3) Not including up to 10% of the building mass, which may extend up to 36 feet. (4) Common open area equals percent of net project area. Common open area shall consist of passive landscaped and active recreation area, and excludes parking lot landscaping. Rights-of-way, parking areas, private patios, private yards and slopes steeper than twenty percent (20%) shall not count toward the common open area requirement. “Net project area” means all of the land area included within a development project excepting those areas which are designated as primary vehicular circulation driveways, drive aisles, parking areas, stormwater retention system (above and underground), public parks, and other uses or easements which preclude the use of the land therein as part of the development project. (5) Active Recreation Area equals the percent of common open area suitable for active recreational uses such as: swimming pool, spa and related facilities; clubhouse; tot lot with play equipment; court game facilities such as tennis, basketball or racquetball; improved softball or other playfields; or similar facilities for active recreational use. (6) Lot coverage means the cumulative ground floor area of the structures on a lot expressed as a percentage of the net lot area. For purposes of this definition, “ground floor area” means all enclosed area within the ground floor of a structure, including exterior walls and mechanical spaces. Carports, garages, accessory buildings and parking structures are included in ground floor area but swimming pools and unenclosed post -supported roofs over patios and walkways are not included and “net lot area” means the horizontal land area within a lot expressed in square feet, acres, or other area measurement. (7) Number given is minimum building setback depth from the street right-of-way. In addition to the required landscape setback, the building setback may contain parking, driveways, and similar facilities. (8) The number given is the minimum landscaped depth from the street right-of-way. The remaining building setback may contain parking, driveways, and similar facilities. Section 9.90.040 of the La Quinta Municipal Code requires that buildings within 150 feet of any general plan image corridor and major or primary arterials not exceed 22 feet in height. Table 7 revises this standard to 28 feet within 150 feet of an image co rridor to allow for architectural features and enhancements. RES 4 and RES 6 are the only buildings located within 150 feet of Jefferson Street and proposes 2-story townhomes. The primary building structure height is 22 feet; however, the decorative roof/c ap extends an additional six feet for a total height of 28 feet. The decorative roof is an architectural feature that adds to the aesthetic value of the project. Specific Plan Jefferson Square May 2024 43 V. DESIGN GUIDELINES Design Guidelines have been developed as a method of achieving a high quality and cohesive design character for the development of the Specific Plan area. They provide specific design criteria for the development of the project, as well as encourage creativity, imagination, and harmony consistent with the surrounding community. Adherence to the Design Guidelines will create a desirable asset to the community and enhance the project’s overall value. These guidelines will govern the design quality of the project in the following ways: • To provide the City with the necessary assurance that the Specific Plan area is developed in accordance with the quality and character proposed; • To provide guidance to developers, builders, engineers, architects, landscape architects and other professionals in order to maintain the desired design quality; • To provide guidance to City staff, the Planning Commission, and the City Council in the review of construction plans for the Specific Plan area. A. RETAIL ARCHITECTURAL GUIDELINES (PA1 AND PA2) Retail architectural design shall strive to achieve a Mediterranean style architecture. In utilizing elements from this vernacular, the retail buildings should achieve a massing and scale that is comforting and pleasing. Textured plaster, deep canopies, and trellises allow for contrast and shade, while simplified cornice detailing and the use of color unifies the different building elements within the complex. Figures 18, 19, 20, and 21 illustrate the typical building elevations and use of the vernacular to unify and provide a sense of scale for the in-line tenants. The figures also illustrate the use of the vernacular for a typical outlying pad building and how the architectural style is continuous around the exterior of the pad building. The elevations used for the Specific Plan provide a basis for acceptable design and materials for the various buildings in PA1 and PA2 and do not deem to illustrate specific examples of building design or building occupants. Through the use of extensive canopies, trellises, landscaping, sidewalks, and patios, the Specific Plan area achieves a campus like environment, suitable for pedestrian movement between the various uses throughout the project area. Mass & Scale • Varied proportions are encouraged. Elements in facades should be spaced at regular intervals to create a visual rhythm. Plaster pop-outs on the building sides, where not beneath an arcade, shall be 3’-5’ in depth, or to the satisfaction of the Planning Director. • Each building will incorporate a continuity of mass, scale, architectural features, and similar detailing. • The facade of in-line retail stores shall be off-set to help break up building mass and give the appearance of multiple buildings. • Accent features such as medallions, awnings, and color banding should be utilized/encouraged for continuity of scale between the elements/buildings. Roof Treatments • Appropriate use of flat, hip, shed, and pitched gable roof forms are encouraged. • Flat roofs may be used with a parapet alone, or in combination with other roof forms. Specific Plan Jefferson Square May 2024 44  The use of variable ridge lines on a single structure is encouraged.  Roof pitch may vary between buildings in the complex.  Mechanical equipment may be placed only on flat portions of roofs provided that they are screened from public view and that the screening is incorporated into building design.  Roof pitch on any one structure should be consistent within the limitations of the material being used. Architectural Features and Details  All mechanical equipment including fuse boxes, heating and cooling devices, and satellite dishes shall be screened from public view. The building parapet heights shall be adjusted so that roof elements are screened from view.  The use of curtain walls is not allowed.  Separate screening walls shall only be used as an exception and shall be designed to utilize building materials and colors.  Exterior walls should emphasize shadow relief using recesses, medallions, covered walkways, trellises, and landscaping where appropriate.  Building entryways should be visually emphasized and try to keep sense of pedestrian scale.  Shaded walkways are encouraged in areas with high levels of pedestrian traffic.  Conversion of first floor windows to exterior tenant entries is allowed subject to Staff approval of architectural details.  Accent at corners of pad buildings by using small tower features is encouraged. Walls and Fences  Walls are encouraged to use materials and colors which match or compliment associated/adjacent buildings and context.  Walls that create long, unbroken straight lines should be avoided, when possible, by varying the parapets or with use of color and accents. Materials & Colors  The facade plays an integral role in building appearance and should use a continuous palette of similar materials and colors.  Restraint should be exercised in the number of materials and colors selected for a given structure.  Acceptable construction materials are steel, wood, stucco, concrete, plaster, ceramic tile, natural stone, aluminum, and glass.  Architectural details should be painted to match the facade.  The following identifies the general colors and materials which will serve as a working palette to provide a basis of establishing architectural cohesiveness for the project (changes may occur at time of Architectural review).  It should be noted that the below mentioned colors are suggestions, and deviations are permitted with City approval.  Trellis structures shall be color finished metal tube structures or canvas awnings.  Paint Colors: (Manufacturer: Dunn Edwards Paint Company, Sherwin Williams, or equal) Specific Plan Jefferson Square May 2024 45 Main Building Colors: These colors would be used on large wall surfaces but could also be used as accents. Paint 1. Amber Dawn #DE2277 2. Biscuit #DE5330 3. Golden Crest #DE5353 4. Crossroads #DE5359 5. Lustrous Yellow #DE5472 6. Aloe Plant #DE5563 7. Light Aspiration #DE6185 8. Rattan Basket #DE6201 9. Calico Rock #DE6229 10. Union Springs #DE6243 11. Mesa Tan #DEC718 12. Adobe #DEC726 13. Agreeable Gray SW 7029 14. Downing Stone SW 2821 15. Techno Gray SW 6170 16. Dovetail SW 7018 17. Studio Clay SW 9172 18. Granite Peak SW 6250 Trim Colors 1. Calla Lily #DE5498 2. Marble Dust #DE6156 3. Porous Stone #DE6220 4. Pepper Shake SWVS 435 5. Urbane Bronze SW 7048 6. Cocoon SW 6173 Stone Eldorado Stone Bouquet / Flintstone Roof Tile Monier Lifetile Type: Slate Color: Cherrywood Metal Awnings Berridge Double Rib Panel Colors: Hartford Green & Colonial Red Exterior Cement Plaster Finish: Smooth, hand toweled and painted with elastomeric paint Color: Refer to Paint Colors Specific Plan Jefferson Square May 2024 46 Windows Material: Steel or Aluminum Frames with true divided lights Color: Ral #502 1 Glazing: Clear [Light to Medium Bronze Tint with prior written approval] Hardscape Color Accents Chromix #C-26 Antique Cork #C-27 Westwood Brown Vents Tri Black SW 6258 Specific Plan Jefferson Square May 2024 47 Figure 18: Example of Inline Retail Specific Plan Jefferson Square May 2024 48 Figure 19: Example of Retail Shop Building Specific Plan Jefferson Square May 2024 49 Figure 20: Example of Corner Anchor Building Specific Plan Jefferson Square May 2024 50 Figure 21: Example of Retail Pad Building Specific Plan Jefferson Square May 2024 51 B. RESIDENTIAL ARCHITECTURAL GUIDELINES (PA2) The residential architectural guidelines provided in this section focus on multifamily design. Retail construction in PA2 would adhere to the architectural guidelines described in Section V. A. Retail Architecture Guidelines. Multifamily design shall strive to achieve a contemporary Mediterranean architecture, as opposed to the more traditional architecture sought in PA1. PA2 architecture shall utilize elements from the existing retail vernacular, but at a more residential scale. Multifamily developments shall achieve a massing and scale that is both comforting and pleasing. Textured plaster, deep balconies, and trellises allow for contrast and shade, while simplified cornice detailing and the use of color unify the different building elements within the complex. Figures 22, 23, 24 and 25 illustrate examples of acceptable building elevations and use of the vernacular to unify and provide a sense of scale. The figures also illustrate the use of the vernacular for a typical outlying townhome building and how the architectural style is continuous with the other multifamily buildings. The elevations shown in this section provide a basis for acceptable design and materials for the various buildings in PA2 and do not illustrate specific examples of building design. Mass & Scale • Mediterranean architecture emphasizes harmony and balance in its design. Each building shall maintain proportional relationships between various elements, such as windows, doors, arches, and columns, to achieve a pleasing visual balance. • Utilize courtyards, arcades, and patios to break up the overall mass and create a sense of openness and connection with the outdoors. • Varied proportions are encouraged. Elements in facades should be spaced at regular intervals to create a visual rhythm. • Each building will incorporate a continuity of mass, scale, and architectural features and similar detailing. • Accent features such as awnings and color banding should be encouraged for continuity of scale between the elements/buildings. Roof Treatments • Roofs play a crucial role in Mediterranean architecture. Use of flat, hip, shed, and pitched roofs are encouraged. • Exposed roof materials shall consist of clay tiles or shingles that blend harmoniously with architectural elements, materials, and colors. • Flat roofs may be used with a parapet alone, or in combination with other roof forms. • The use of variable ridge lines on a single structure is encouraged. • Roof pitch may vary between buildings. • Mechanical equipment may be placed only on flat portions of roofs provided that it is screened from public view and that the screening is incorporated into building design. • Roof pitch on any one structure should be consistent within the limitations of the material being used. Architectural Features and Details Specific Plan Jefferson Square May 2024 52 • Mediterranean architecture often features an abundance of windows and openings to facilitate natural ventilation and light. • All mechanical equipment including fuse boxes, heating and cooling equipment, and satellite dishes shall be screened from public view. The building parapet heights shall be adjusted so that roof elements are screened from view. • The use of curtain walls is not allowed. • Separate screening walls shall only be used as an exception and shall be designed to utilize building materials and colors. • Exterior walls should emphasize shadow relief using recesses, covered walkways, trellises, and landscaping where appropriate. • Building entryways should be visually emphasized and keep a sense of pedestrian scale. • Corner accents using tower features are encouraged. Walls and Fences • Walls shall use materials and colors which match or complement associated/adjacent buildings and context. • Walls that create long, unbroken straight lines should be avoided, by varying the parapets or with use of color and accents. Spatial Organization • Organize interior spaces to flow naturally and create a sense of openness and airiness. • Emphasize connections to outdoor areas, like patios and gardens, which are essential features of Mediterranean living. • Through the use of extensive balconies, trellises, landscaping, sidewalks, and patios, PA2 should achieve a campus like environment, suitable for pedestrian movement between the various uses throughout the project area. Materials & Colors • The façade plays an integral role in building appearance and should use a continuous palette of similar materials and colors. • Choose local materials that complement the surrounding environment. Common materials include steel, wood, concrete, plaster, ceramic tile, aluminum, glass, stone, and stucco. • Use textured finishes on walls to add depth and interest to the façade without overwhelming the building's scale. • Restraint should be exercised in the number of materials and colors selected for a given structure. • Architectural details should be painted to match the facade. • Trellis structures shall be color finished metal tube structures or canvas awnings. • The following identifies the general colors and materials which will serve as a working palette to provide a basis of establishing architectural cohesiveness for the project. It should be noted that the below mentioned colors are suggestions, and deviations are permitted with City approval. • Paint Colors: (Manufacturer: Dunn Edwards Paint Company, Sherwin Williams, or equal) Specific Plan Jefferson Square May 2024 53 Main Building Colors These colors would be used on large wall surfaces but could also be used as accents. Paint 1. Amber Dawn #DE2277 2. Biscuit #DE5330 3. Golden Crest #DE5353 4. Crossroads #DE5359 5. Lustrous Yellow #DE5472 6. Aloe Plant #DE5563 7. Light Aspiration #DE6185 8. Rattan Basket #DE6201 9. Calico Rock #DE6229 10. Union Springs #DE6243 11. Mesa Tan #DEC718 12. Adobe #DEC726 13. Agreeable Gray SW 7029 14. Downing Stone SW 2821 15. Techno Gray SW 6170 16. Dovetail SW 7018 17. Studio Clay SW 9172 18. Granite Peak SW 6250 19. Whisper #DEW340 (Or equivalent) Trim Colors 1. Calla Lily #DE5498 2. Marble Dust #DE6156 3. Porous Stone #DE6220 4. Pepper Shake SWVS 435 5. Urbane Bronze SW 7048 6. Cocoon SW 6173 7. Stockhorse #DE6126 (Or equivalent) Stone Eldorado Stone Bouquet / Flintstone French Limestone: Country Beige (Or equivalent) Roof Tile Monier Lifetile Type: Slate Color: Cherrywood Eagle Tile Series: Malib Color: SMM 8820 Santa Clara Blend (Or equivalent) Specific Plan Jefferson Square May 2024 54 Awnings Berridge Double Rib Panel Colors: Hartford Green & Colonial Red Sunbrella (Fabric) Colors: 14617 Hogan Flame (Or equivalent) Exterior Cement Plaster Finish: Smooth, hand toweled and painted with elastomeric paint Color: Refer to Paint Colors Windows Material: Steel or Aluminum Frames with true divided lights Color: Black Glazing: Clear Material: Aluminum Storefront Window Color: Black Glazing: Clear Hardscape Color Accents Chromix #C-26 Antique Cor #C-27 Westwood Brown Specific Plan Jefferson Square May 2024 55 Figure 22: Example of 3-Story Multifamily Building Sheet 1 of 2 Specific Plan Jefferson Square May 2024 56 Figure 22: Example of 3-Story Multifamily Building Sheet 2 of 2 Specific Plan Jefferson Square May 2024 57 Figure 23: Example of 3-Story Townhome Building Sheet 1 of 2 Specific Plan Jefferson Square May 2024 58 Figure 23: Example of 3-Story Townhome Building Sheet 2 of 2 Specific Plan Jefferson Square May 2024 59 Figure 24: Example of 2- & 3-Story Townhome Building Specific Plan Jefferson Square May 2024 60 Figure 25: Example of 2-Story Townhome Building Specific Plan Jefferson Square May 2024 61 C. SITE SIGN GUIDELINES A master sign program for the Specific Plan area has been approved under a separate sign permit. The approved sign program provides guidelines necessary to achieve a visually coordinated, balanced, and appealing sign environment, harmonious with the architecture of the Specific Plan area, while maintaining provisions for individual graphic expression. The developer shall secure sign permits for any new buildings from the City’s Building and Safety Department by submitting three (3) copies of fully dimensioned scaled drawings as follows: a) A site plan showing the location of the proposed signage on the site. b) An elevation of the building drawn to scale showing sign placement. c) A detailed elevation of the sign drawn to scale and showing all colors, materials, dimensions, and copy. d) Fabrication and installation details, including structural and engineering data, UL electrical specification, and type and intensity of illumination (for electrical signs). e) Any other drawing, details, and information as required by the City. D. SITE LIGHTING GUIDELINES Commercial Lighting Guidelines • Exterior lighting, when used, should enhance the building design and the adjoining landscape. • Lighting standards and building fixtures should be of a design and size compatible with the building and adjacent areas. • Lighting shall be restrained in design and excessive brightness (night glow) avoided. • Standard design techniques will be employed to shield parking light fixtures from adjacent land uses and control direct glare and spill light emanating from these fixtures. • Parking lot light poles will be equipped with a recessed lamp and a flush lens and shall not exceed a maximum height of 18 feet throughout the site. • The average foot candles (FC) for the project site would be 1.8 FC, with a maximum of 4.9 FC and a minimum of 0.7 FC. Multifamily Lighting Guidelines • Residential Parking Lots: 1 FC minimum • Pedestrian Egress Walkways: 1 FC minimum • Pedestrian Walkways: 0.25 FC minimum • Main Entry Roadway: 1 FC minimum • Internal Roadway Drive Aisles: 0.25 FC minimum E. SITE LANDSCAPE The purpose of this section is to establish standards that would contribute to the thematic project image and identity of the Specific Plan area. The Specific Plan landscape design standards establish levels of hierarchy that would provide a varied and high-quality experience at the pedestrian and vehicular level within the project. Existing Specific Plan area landscape improvements include groundcover, shrubs, and trees along the full site perimeter, street frontages, parking lots, and drive aisles. These improvements reflect Specific Plan Jefferson Square May 2024 62 those specified in Amendment No. 2, Section III C. Landscape Plan. A copy of the Amendment No. 2 Preliminary Landscape Plan is provided as Figure 26. Existing landscape design utilizes ornamental material to provide a temperate environment. Parking lot areas are shaded with a combination of Palo Verde and Desert Museum Palo Verde trees. Palm trees are used to provide vertical scale and aesthetic contrasts. Tipu Trees, Acacia, and Chitalpa trees are used to help screen views from adjacent residential areas. Figure 27 illustrates an example of an acceptable PA2 landscape plan that would build upon the existing Specific Plan area landscape. A multifamily project in PA2 shall include an entry statement at Primary Entry Drive 1. In this conceptual plan, an enhanced paving band and project identity sign act as an entry statement at Primary Entry Drive 1. Furthermore, the drive is shown to be lined with a combination of tree species including palms, Desert Willows, and Palo Verdes. Like those at the Project intersection, Palm trees are shown along the primary vehicular drives to provide vertical scale and aesthetic contrasts. Palo Verde, Acacia, and Sumac are proposed as canopy trees to screen views from the adjacent single-family residential properties. Shrubs could include Agave, Aloe, Bougainvillea, Bottlebrush, Desert Cassia, Barrel Cactus, Brittlebush, Ocotillo, Red Yucca, Angelita Daisy and Sunset Lantana. Ground covers or gravel mulch may fill in between the shrubs to protect the soil from the sun, evapotranspiration, and run-off. Figure 27: Conceptual Landscape Plan – Multifamily illustrates a 165-foot-long landscaped hedge, measuring 12 feet in height placed south of buildings 5 and 6 along the southern property line to provide additional privacy screening from the adjacent single-family residential homes. Such a hedge would be necessary for any residential building 2 stories or higher located within 75 feet of the southern property line. The plant materials listed below are approved for use within the specific plan area. Any plant material proposed onsite that is not listed below would require approval by the City of La Quinta Director of Design and Development or designee. The approved plant materials have been chosen for their adaptability to the desert climate, their relationship to the existing surrounding developments, and their intended use and function with the project. A list of the approved species is provided below. Those in bold print represent plant species added with Amendment No. 3. Trees (Common Name)  Chitalpa  Mexican Blue Palm  Palo Verde – Cercidium Flordium  Palo Verde – Parkinsonia Aculeata  Tipu Tree  Willow Acacia  African Sumac  Desert Museum  Pindo Palm  Medjool Date Palm  Olive Tree  Mexican Fan Palm  Texas Mountain Laurel  Southern Magnolia Specific Plan Jefferson Square May 2024 63 • Silk Tree Shrubs (Common Name) • Red Hot Poker • Bougainvillea • Red Bird of Paradise • Desert Cassia • Brittlebush • Ocotillo • Red Yucca • Creosote Bush • Texas Ranger • Regal Mist • Autumn Glow • Deer Grass • Baja Ruellia • Mojo Pittosporum • Icee Blue Yellow-Wood • Little Ollie Dwarf Olive • Foxtail Agave • Aloe • Little John Bottlebrush • Golden Barrel Cactus • Red Yucca • Spanish Dagger • Mexican Fence Post Cactus Groundcovers • Spreading Sunset • Confetti • Purple Lantana • New Gold Lantana • Angelita Daisy • Verbena • Spreading Sunset Lantana • Creosote Bush • Lockwood De Forest Rosemary Design Guidelines The guidelines presented herein are not intended to discourage creative design or individuality. Rather, they are intended to assist in providing the continuity and desired image which will make the Specific Plan area a unique and special mixed-use project. Specific Plan Jefferson Square May 2024 64 • Ground covers or gravel mulch should be used to enhance the appearance of the Specific Plan area and protect soil from erosion. Acceptable ground cover includes gravel, rocks or living plant materials. Tree bark and shredded wood products, which are lightweight and subject to wind and water erosion, are prohibited in unprotected areas. • Water efficient landscape materials, including native plants, with drip irrigation should be used wherever possible as a means of conserving water resources and minimizing maintenance costs. • Landscaping should be designed to screen above ground utility equipment, service areas and trash containers. Homogenous, visually subtle plant materials should be selected for use in these areas in order not to focus attention on the objectionable items. Entryways • Areas which serve as a focus of vehicular traffic, such as project entries, should be accented using colorful shrubs and groundcovers for enhanced visual interest. These shrubs and ground covers may include Aloe, Angelita Daisy, Bougainvillea, Golden Barrel Cactus, Purple and gold Lantana, Verbena, and Yucca. • Project entries should utilize vertical accents such as palm trees to provide a sense of arrival to the facility with matched or varying heights. • Plant materials at project entries should be located to avoid interfering with motorist sight lines. Plant combinations shall leave an area 30 inches above grade open to allow for unobstructed views of approaching vehicles and pedestrians. Buildings • Plant materials should be used to soften long stretches of blank wall surface. • Landscape materials shall be selected with colors and textures which enhance architectural elements. Streetscapes • Streetscapes should incorporate informal masses of trees and shrubs. • Streetscapes fronting the project should maintain a plant palette and design concept which is compatible with surrounding finished street frontages. Parking Lots • Plant material should consist of Lantana groundcover, Palo Verde and Desert Museum trees, and Desert Cassia, Texas Ranger, Muhlenbergia, and Red Yucca shrubs which would allow sight line over shrubs yet provide islands that are green. • The design of parking lots should include provisions for canopy trees to provide shade for parked vehicles. • Parking areas should be screened from adjacent roadways using low walls, landscaping, or berms. Specific Plan Jefferson Square May 2024 65 Figure 26: Conceptual Landscape Plan - Commercial Specific Plan Jefferson Square May 2024 66 Figure 27: Conceptual Landscape Plan – Multifamily Sheet 1 of 3 Specific Plan Jefferson Square May 2024 67 Figure 27: Conceptual Landscape Plan – Multifamily Sheet 2 of 3 Specific Plan Jefferson Square May 2024 68 Figure 27: Conceptual Landscape Plan - Multifamily Sheet 3 of 3 Specific Plan Jefferson Square May 2024 69 VI. OPERATIONAL GUIDELINES A. HOURS OF OPERATION The retail uses on site will operate from 6:00 AM to 12:00 AM, Monday through Sunday. Any Market or Drug Store would also be open 24 hours a day, seven days a week. B. TRANSPORTATION DEMAND MANAGEMENT According to the guidelines contained in the City’s Transportation Demand Ordinance (Section 9.180.030), this project may be required to make provisions for transportation demand management. If the City deems necessary, the project shall incorporate the following measures: • The project shall make provisions for bicycle racks in accordance with the City Zoning Code. • The project shall identify a Transportation Demand Coordinator to promote participation in TDM programs among employees. • The TDM Coordinator shall encourage ride sharing, bus ridership, telecommuting, flexible work schedules, and other TDM programs as feasible and appropriate. C. MAINTENANCE Maintenance of buildings, parking facilities, common walkways and landscaped areas, sewers, drainage facilities, utilities, and any other improvements not dedicated to public use shall be maintained by the project’s Building Management Association. Residential units shall be maintained by the Residential Property Manager. On-site facilities and landscaping shall be maintained in a clean, attractive, and safe condition in accordance with City regulations. Specific Plan Jefferson Square May 2024 70 VII. PLAN ADMINISTRATION AND IMPLEMENTATION The purpose of this section is to provide an outline of the steps necessary to implement the Specific Plan and applicable conditions, mitigation measures, and regulations in coordination with the City and other governing public agencies. The approval of this Specific Plan, and adoption of conditions of approval and a Mitigation Monitoring and Reporting Program (MMRP) will assure that timely mitigation of project impacts take place at the appropriate milestones and in accordance with project implementation. A. ADMINISTRATION Administrative Changes It is the intent of the Specific Plan to provide design flexibility with respect to the interpretation of this document and any proposed project design programs. Minor modifications to the approved Specific Plan are allowed at the discretion of the Director of Design and Development or designee. Minor Modifications to the Specific Plan must be consistent with the purpose and intent of the Specific Plan. After such an administrative change has been approved, it shall be attached to the Specific Plan as an addendum. The following minor modifications qualify for an administrative change: • Modifications necessary to comply with final Conditions of Approval or mitigation measures; • Addition of information to the Specific Plan (including maps or text) for purposes of clarification that does not change the intent of any plan or regulation, as well as correction of any clerical or grammatical errors; • Adjustments to the alignment, location and sizing of utilities and facilities or a change in utility and/or public service provider may be approved by the City’s Engineering or Public Works Department so long as the adjustments or changes are found to be in compliance with applicable plans and standards of the agency responsible for such utilities and facilities; • Variation in the number and type of dwelling units within PA2, so long as the unit count does not exceed 95 units; • Alternative PA2 amenities in conformance with Section 111.B. which align with the needs and desires of the target residents with the intent of creating a vibrant and comfortable community environment; • Minor (10% or less) adjustments to any of the development standards or regulations listed in Tables 6 and 7 in accordance with LQMC § 9.210.040; • Changes to the site layout, building design, building materials and colors, landscape materials, entry design, and streetscape design which are consistent with the design criteria set forth in the Design Guidelines of the Specific Plan; and • Increases or decreases in parcel sizes, so long as any change meets the minimum parcel size requirements of the Specific Plan. Non-Administrative Changes Proposed changes not in conformance with the intent of the Specific Plan shall require City Council approval and be processed in accordance with the procedures provided in LQMC § 9.240. Specific Plan Jefferson Square May 2024 71 B. IMPLEMENTATION The implementation of the provisions of this Specific Plan shall be by the following: • The City of La Quinta Design & Development Department shall enforce the development standards and design guidelines set forth herein. • In the case of uncertainty or ambiguity in the meaning or intent of any provision of this Specific Plan, the Design and Development Director or designee has the authority to interpret the intent of the provision. • Any administrative decision or interpretation of this Specific Plan may be appealed to the Planning Commission. Likewise, any decision by the Planning Commission may be appealed to the City Council per LQMC §9.200.110. • The City of La Quinta shall administer the provisions of this Specific Plan in accordance with the State of California Government Code, Subdivision Map Act, the City of La Quinta General Plan and the LQMC. • The Specific Plan development procedures, regulations, standards, and specifications shall supersede the relevant provisions of the City’s Municipal Code, as they currently exist or may be amended in the future. • All regulations, conditions and programs contained herein shall be deemed separate distinct and independent provisions of this Specific Plan. If any such provision is held invalid or unconstitutional, the validity of all the remaining provisions of this Specific Plan shall not be affected. • Any development regulation and building requirement not addressed in this Specific Plan shall be subject to all relevant City of La Quinta ordinances, codes, and regulations. Specific Plan Jefferson Square May 2024 72 Appendix A GENERAL PLAN CONSISTENCY ANALYSIS Specific Plan Jefferson Square May 2024 73 LAND USE ELEMENT Policy No. Policy Consistency Goal LU-1 Land use compatibility throughout the City. Policy LU 1.1 The Land Use Map shall implement the goals and policies of the Land Use Element and the other Elements of this General Plan. The Specific Plan area is located at the southwest corner of Fred Waring Drive and Jefferson Street. The Specific Plan area Land Use designation is CG General Commercial and is subject to the MU Mixed Use Overlay as introduced in the 2035 General Plan. The Specific Plan area shall serve as a mix of commercial and multifamily uses consistent with the CG General Commercial Land Use designation and MU Mixed Use Overlay District. Goal LU-2 High quality design that complements and enhances the City. Policy LU 2.1 Changes and variations from the Zoning Ordinance in a Specific Plan will be offset by high quality design, amenities and mix of land uses. This Specific Plan includes land use and development regulations (Section IV) and design guidelines (Section V) that will allow a mix of commercial and multifamily uses of high quality and cohesive design character. Architectural design guidelines require Mediterranean architecture with the use of high-quality finishes and materials, and lush landscape improvements. The Specific Plan area shall include pedestrian connections with a plaza and other pedestrian friendly features. Residents shall benefit from a variety of amenities such as a swimming pool, indoor gym, community room, tot-lots and outdoor walking areas. Pedestrian walkways shall be well landscaped. Policy LU 2.2 Specific Plans shall be required for projects proposing the integration of recreation, tourist commercial and residential uses; and for all projects proposing flexible development standards that differ from the Zoning Ordinance. The Specific Plan approval dates back nearly 20 years, followed by the approval of Specific Plan Amendment No. 1 and Specific Plan Amendment No. 2 in 2005 and 2008, respectively. Planning Area 1 is fully built out with nearly 39,000 sq. ft. of commercial retail. Planning Area 2 has remained vacant for nearly 15 years as retail demand has faltered over the past 10 years. Specific Plan Amendment No. 3 provides flexible design standards that differ from the Zoning Ordinance but remain in-line with the City’s mixed use overlay development standards. Policy LU 2.3 The City’s outdoor lighting ordinance will be maintained. The outdoor lighting contained within the site will not produce significant light or glare that would adversely affect day or nighttime views in the area. New light sources will be similar to the existing lighting patterns in the area and will comply with the City’s lighting ordinance. Goal LU-3 Safe and identifiable neighborhoods that provide a sense of place. Specific Plan Jefferson Square May 2024 74 Policy LU 3.1 Encourage the preservation of neighborhood character and assure a consistent and compatible land use pattern. The Specific Plan area is located at the southwest corner of Fred Waring Drive and Jefferson Street, two major arterial roadways with 120-foot-wide rights-of-way. The Esplanade single-family residential subdivision is located directly across Fred Waring Drive, north of the Specific Plan area. The property to the east of Jefferson Street is within the City of Indio’s jurisdictional boundaries and has been developed as a retail center. The Heritage Palms Golf Resort is located across Jefferson Street to the southeast. Land use immediately west of the site includes an existing well site, City park, and a retention basin associated with the residential Monticello subdivision, which is located further to the west and directly south. The Specific Plan area is separated from the Monticello subdivision and neighboring park by a six-foot-high masonry wall and landscape improvements. The Specific Plan places its housing component (Planning Area 2) to the south of the project to serve as a buffer between the commercial uses and Monticello subdivision. Canopy trees and a 12-foot tall landscaped hedge shall line the southern property line to provide privacy between any proposed 2-story units within 75 feet of the southern property line and adjacent to the existing single-family homes. Planning Area 2 shall be developed with high quality Mediterranean architecture that complements the surrounding communities and existing retail uses. Policy LU 3.3 Maintain residential development standards including setbacks, height, pad elevations and other design and performance standards that assure a high quality of development in the Zoning Ordinance. Planning Area 2 of the Specific Plan is a designated mixed-use zone that allows multifamily housing in addition to commercial uses. Section IV B outlines land use and development standards including setbacks, height, parking standards, and other design and performance standards that assure a high quality of development. Goal LU-4 Maintenance and protection of existing neighborhoods. Policy LU 4.1 Encourage compatible development adjacent to existing neighborhoods and infrastructure. The Specific Plan area is located at the southwest corner of Fred Waring Drive and Jefferson Street, two major arterial roadways. The Specific Plan area is surrounded by single-family residential to the north and south, a city park to the west and retail to the east. The Specific Plan designates two Planning Areas: (i) Planning Area 1 which is located on the northern half of the site closest to the high traffic intersection and designated for commercial retail uses, and (ii) Planning Area 2 which is located on the Specific Plan Jefferson Square May 2024 75 southern half of the site closest to the Monticello subdivision and designated for multifamily or commercial retail uses. Planning Area 2 serves as a buffer between the commercial uses and Monticello subdivision. Water, sewer, electrical, gas and telecommunication utilities are currently stubbed to the site and readily available for future development. Goal LU-5 A broad range of housing types and choices for all residents of the City. Policy LU 5.2 Consider changes in market demand in residential product type to meet the needs of current and future residents. The City updated the Housing Element in 2022. The City’s RHNA is 1,530 units for the 2022–2029 planning period. The RHNA includes housing planning goals for very low, low, moderate, and above-moderate income households. Table II-30 of the 2022 Housing Element indicates that as of 2019, 78 percent of the City’s housing stock consists of single- family detached units. Multifamily projects in the form of five or more units accounted for a mere 6.5 percent of the City’s housing stock. The Specific Plan designates Planning Area 2 as a potential multifamily project area which would help further diversify the City’s housing offerings with apartments, condominiums, or townhomes. These units will incorporate current market trends that include the “work from home” spaces, recreational amenities, electric vehicle plugin stations, and water and power efficient fixtures. Goal LU-6 A balanced and varied economic base which provides a broad range of goods and services to the City’s residents and the region. Policy LU 6 1 Commercial land use designations shall allow a full range of retail, office, resort, and institutional businesses in the City. Planning Area 1 of the Specific Plan area is an established retail center that offers a wide variety of goods and services. Goal LU-7 Innovative land uses in the Village and on Highway 111. Policy LU-7.1 Encourage the use of mixed-use development in appropriate locations. The Specific Plan proposes a horizontally mixed-use development project in an existing commercial retail center. Planning Area 2 of the Specific Plan area remains undeveloped due to low demand for retail uses at this location. The Specific Plan designates Planning Area 2 as a mixed-use zone with the potential for fully integrated multifamily uses on the site. Policy LU-7.4 Develop incentives for Mixed Use project. Program LU-7.4a: Consider density bonuses, modified parking requirements, expedited entitlement and building permit processing and fee waivers for Mixed Use projects. The Specific Plan specifies reduced covered parking standards and parking garage design dimensions. See Table 6. Specific Plan Jefferson Square May 2024 76 CIRCULATION ELEMENT Policy No. Policy Consistency Goal CIR-1 A transportation and circulation network that efficiently, safely, and economically moves people, vehicles, and goods using facilities that meet the current demands and projected needs of the City. Policy CIR 1.12 As a means of reducing vehicular traffic on major roadways and to reduce vehicle miles traveled by traffic originating in the City, the City shall pursue development of a land use pattern that maximizes interactions between adjacent or nearby land uses. The Specific Plan allows multifamily in Planning Area 2. A mixed-use development project would provide inter-connections between uses, which would allow residents and businesses to co-exist without conflict and provide residents with adjacent work and shopping opportunities that do not necessitate vehicle travel. Having commercial uses close by inherently encourages walking and bicycle-riding rather than driving a car. Goal CIR-2 A circulation system that promotes and enhances transit, alternative vehicle, bicycle, and pedestrian networks. Policy CIR-2.3 Develop and encourage the use of continuous and convenient pedestrian and bicycle routes and multi-use paths to places of employment, recreation, shopping, schools, and other high activity areas with potential for increased pedestrian, bicycle, golf cart /NEV modes of travel. The project would provide inter-connections between uses, allowing residents and businesses to co-exist without conflict, and providing residents with work and shopping opportunities that do not include their cars. Having commercial uses close by inherently encourages walking and bicycle-riding rather than driving a car. Multifamily development amenities could include a bicycle storage room to further encourage the use of bicycles. Finally, nearby Sunline Transit stops are located on Fred Warning Drive. The project also provides a direct pedestrian connection to Monticello Park for guests and residents. LIVABLE COMMUNITY ELEMENT Policy No. Policy Consistency Goal SC-1 A community that provides the best possible quality of life for all its residents. Policy SC 1.2 Reduce water consumption at a minimum consistent with the Greenhouse Gas Reduction Plan (also see Air Quality Element). The development will meet the CALGreen code which requires water conservation, high efficiency plumbing fixtures and fittings such as toilets, water heaters and faucets. Water efficient landscape materials, including drought tolerant plants, with drip irrigation will be used wherever possible as a means of conserving water resources. Policy SC 1.3 Encourage the use of more environmentally friendly storm water management techniques such as bioswales, permeable surfaces and other methods as they are developed, in all new development. This Specific Plan area’s storm water management system incorporates two above ground retention ponds as well as one underground infiltration basin. Refer to Section III. E. Drainage Plan for more detailed information. Specific Plan Jefferson Square May 2024 77 Policy SC 1.5 All new development shall include resource efficient development principles. The development will meet CALGreen and California Building Energy Efficiency Standards. These codes are designed to provide increasingly stringent energy efficiency standards, leading to eventual requirements for net zero construction. ECONOMIC DEVELOPMENT ELEMENT Policy No. Policy Consistency Goal ED-1 A balanced and varied economic base which provides fiscal stability to the City , and a broad range of goods and services to its residents and the region. Policy ED-1.1 The Land Use Element shall maintain a balance of land use designations to address economic needs, meet market demand, and assure a wide range of development opportunities. The Specific Plan provides mixed use development standards and design guidelines that provide development flexibility to assure future projects are designed to meet market demand and provide a wide range of development opportunities. HOUSING ELEMENT Policy No. Policy Consistency Goal H-1 Provide housing opportunities that meet the diverse needs of the City’s existing and projected population. Policy H 1.3 Direct new housing development to viable areas where essential public facilities can be provided and employment opportunities, educational facilities, and commercial support are available. The Specific Plan area is located in an established neighborhood in close proximity to employment opportunities, educational facilities, and commercial goods and services. Existing onsite uses offer commercial goods and services, and a commercial retail center is located directly adjacent to the site. Public elementary and middle schools are within 1.0 mile of the Specific Plan area and La Quinta High School is approximately 1.6 miles from the site. Desert Sands Unified School District office, La Quinta Resort and Walmart Supercenter, the City’s three largest employers are all located within 6.0 miles from the site. Goal H-2 Assist in the creation and provision of resources to support housing for lower and moderate- income households. Policy H 2.1 Increase housing choices for lower and moderate-income households. As of 2019, 78% of the City’s housing stock was made up of single-family detached product type. This product type is typically more expensive than other product types (condominiums, townhomes, and apartments). The Specific Plan will provide development opportunity for underserved, less expensive housing types (condominiums, townhomes, and apartments). Goal H-3 Create a regulatory system that does not unduly constrain the maintenance, improvement, and development of housing affordable to all La Quinta residents. Specific Plan Jefferson Square May 2024 78 Policy H 3.1 Remove unnecessary regulatory constraints to enable the construction or rehabilitation of housing that meets the needs of La Quinta residents, including lower income and special needs residents. The Specific Plan will allow the development of underserved, less expensive housing types (condominiums, townhomes, and apartments) in the City. Goal H-6 Provide a regulatory framework that facilitates and encourages energy and water conservation through sustainable site planning, project design, and green technologies and building materials. Policy H 6.1 Promote higher density and compact developments that increase energy efficiency and reduce land consumption. The Specific Plan allows high density residential development (12 – 24 units per acre) on site. The Specific Plan envisions a clustering of units of varying product types in a compact footprint designed to increase energy efficiency and reduce land consumption. Policy H-6.4 Focus sustainability efforts on measures and techniques that also assist the occupant in reducing energy costs; therefore, reducing housing costs. The Specific Plan will incorporate CALGreen and California Building Energy Efficiency Standards. Housing will incorporate high efficiency plumbing fixtures, energy efficient lighting fixtures and appliances, energy efficient windows and drought tolerant landscaping with low flow watering systems. Additionally, electric vehicle plug in stations will be provided for select residential units. AIR QUALITY ELEMENT Policy No. Policy Consistency Goal AQ-1 A reduction in all air emissions generated within the City. Policy AQ 1.3 Work to reduce emissions from mobile sources by encouraging a decrease in the number of vehicle trips and vehicle miles traveled. Mixed-use development in the Specific Plan area would reduce the amount of vehicle trips and VMT by locating residents in proximity to services, employment, and public transportation. Additionally, alternative forms of travel (walking and cycling) shall be encouraged through use of pedestrian connections provided to surrounding areas. Providing a pedestrian access network to link areas of the project site encourages people to walk instead of drive. The project would provide a pedestrian access network that internally links all uses and connects to all existing or external streets and pedestrian facilities contiguous with the project site. Policy AQ 1.5 Ensure all construction activities minimize emissions of all air quality pollutants. All construction activities will abide by construction requirements set forth by the City including the Fugitive Dust Control regulations. Policy AQ 1.6 Proposed development air quality emissions of criteria pollutants shall be analyzed under CEQA. The project will be analyzed under the provisions of CEQA. Specific Plan Jefferson Square May 2024 79 Policy AQ 1.7 Greenhouse gas emissions associated with a development project shall demonstrate adherence to the City’s GHG Reduction Plan. The proposed PA2 multifamily plan has been analyzed for greenhouse gas emissions. The project is expected to result in GHG emissions totaling 646.43 MTCO2e per year from construction, area, energy, mobile sources, waste, and water usage sources, which is considerably below the pertinent screening level of 3,000 MTCO2e per year in compliance with AB 32, EO S-3-05, and the City’s GHG Reduction Plan. As a result, the project is not expected to conflict with any applicable plan, policy, or regulation for the purpose of reducing GHG emissions. BIOLOGICAL RESOURCES ELEMENT Policy No. Policy Consistency Goal BIO-1 The protection and preservation of native and environmentally significant biological resources and their habitats. Policy BIO 1.4 Comply with the requirements of the Migratory Bird Treaty Act (MBTA). Development projects shall comply with the requirements of the Migratory Bird Treaty Act (MBTA). Policy BIO 1.6 Native desert plant materials should be incorporated into new development projects to the greatest extent possible. Invasive, non- native species shall be discouraged. The Landscape Guidelines for this Specific Plan include a California native and drought tolerant landscape palette. The landscaping will be consistent and compatible with the surrounding context. CULTURAL RESOURCES ELEMENT Policy No. Policy Consistency Goal CUL- 1 The protection of significant archaeological, historic and paleontological resources which occur in the City. Policy CUL 1.1 All reasonable efforts should be made to identify archaeological and historic resources in the City. On November 15, 2022, CRM Tech conducted a field inspection of the PA2 project area. At that time, no historical/archaeological features or artifact deposits were encountered on the ground surface, which has been extensively disturbed by past grading, excavation, and other development activities. Currently an asphalt- paved parking lot occupies the northeastern and southwestern portions of the project area, with engineered earthen pads making up the rest of the acreage. Although the most recent field survey did not find any evidence of any cultural resources, the site has been sensitive for archaeological resources and could potentially contain additional subsurface archaeological resources. Therefore, mitigation in the form of a qualified archaeological and Tribal Specific Plan Jefferson Square May 2024 80 monitor during the excavation of any area located outside of the designated pad areas shall be required. With this mitigation measure, impacts to historical and archaeological resources are less than significant. WATER RESOURCES ELEMENT Policy No. Policy Consistency Goal WR-1 The efficient use and conservation of the City’s water resources. Policy WR 1.4 Protect storm water from pollution and encourage its use to recharge the aquifer. The development is required to prepare a Storm Water Pollution Prevention Plan (SWPPP) that complies with the La Quinta Drainage Area Management Plan (DAMP). NOISE ELEMENT Policy No. Policy Consistency Goal N-1 A healthful noise environment which complements residential and resort character. Policy N 1.1 Noise standards in the City shall be consistent with the Community Noise and Land Use Compatibility scale described in this Element. Block walls (noise barriers) and rooftop parapet walls will be provided to protect neighboring homes from noise sources. Mechanical ventilation systems will be installed to permit windows to remain closed for prolonged periods of time to ensure traffic noise will not exceed interior noise standards. Policy N 1.2 New residential development located adjacent to any roadway identified in Table IV-4 as having a build out noise level in excess of 65 dBA shall continue to be required to submit a noise impact analysis in conjunction with the first Planning Department application, which demonstrates compliance with the City’s noise standards. Through the completion of a Final Acoustical Report once plans are finalized, the project will comply with City noise standards. Policy N 1.3 New non-residential development located adjacent to existing residential development, sensitive receptors or residentially designated land, shall be required to submit a noise impact analysis in conjunction with the first Planning Department application, which demonstrates that it will not significantly impact the adjacent residential development or residential land. LSA completed a Noise and Vibration Impact Analysis to identify the Specific Plan’s noise impacts on the neighboring sensitive receptors. The Noise and Vibration Impact Analysis demonstrates the proposed PA2 development will generate less than significant impacts on those sensitive receptors due to operations of rooftop mechanical ventilation equipment as levels will be below the applicable daytime and nighttime hourly noise level standards. Specific Plan Jefferson Square May 2024 81 Policy N 1.4 All Mixed Use projects shall be required to submit a noise impact analysis in conjunction with the first Planning Department application, which demonstrates compliance with the City‘s noise standards. The project will comply with City noise standards. Policy N 1.5 All noise impact analysis will include, at a minimum, short-term construction noise and noise generated by the daily operation of the project at build out. LSA completed a Noise and Vibration Impact Analysis to identify the Specific Plan’s noise impacts on the neighboring sensitive receptors. The Noise and Vibration Impact Analysis demonstrates the proposed PA2 development will generate less than significant impacts on those sensitive receptors with the implementation of construction vibration mitigation measures. These mitigation measures will be implemented during construction. SOILS AND GEOLOGY ELEMENT Policy No. Policy Consistency Goal GEO-1 Protection of the residents’ health and safety, and of their property, from geologic and seismic hazards. Policy GEO 1.4 The City shall require that all new structures be built in accordance with the latest adopted version of the Building Code. All new development will require building permits subject to the latest California Building Code Standards. FLOODING AND HYDROLOGY ELEMENT Policy No. Policy Consistency Goal FH-1 Protection of the health, safety, and welfare of the community from flooding and hydrological hazards. Policy FH 1.6 Major drainage facilities, including debris basins, retention/detention basins, and flood control facilities shall provide for the enhancement of wildlife habitat and community open space to the greatest extent feasible, while still maintaining their functional qualities. The existing above ground drainage retention basins will remain in place. The basins are not designed for recreational use but will remain open to wildlife habitat. EMERGENCY SERVICES ELEMENT Policy No. Policy Consistency Goal ES-1 An effective and comprehensive response to all emergency service needs. Policy ES 1.2 New development proposals shall continue to be routed to the Fire Department to assure that project access and design provide for maximum fire and life safety. All construction permits shall be subject to Fire Department review to assure necessary safety standards are met. Specific Plan Jefferson Square May 2024 82 Policy ES 1.6 New development proposals shall continue to be routed to the Police Department to assure that project access and design provide for defensible space and maximum crime prevention while maintaining City design standards and codes. Development proposals shall be reviewed by the Police Department to assure necessary safety standards are met. WATER, SEWER AND OTHER UTILITIES ELEMENT Policy No. Policy Consistency Goal UTL-1 Domestic water facilities and services which adequately serve the existing and long-term needs of the City. Policy UTL 1.3 New development shall reduce its projected water consumption rates over “business-as- usual” consumption rates. All development is required to meet CALGreen requirements with the required use of low-flow fixtures and water efficient landscape and irrigation. Goal UTL-2 Sanitary sewer facilities and services which adequately serve the existing and long-term needs of the City. Policy UTL 2.1 All new development should be required to connect to sanitary sewer service. All development within the Specific Plan area will connect to existing onsite sanitary sewer service lines. GSPublisherVersion 0.53.100.3 NOT FOR CONSTRUCTION NO.ISSUES/REVISIONS DATE G0.00 Cover Sheet KEY PLAN STAMP: CONSULTANT: ALL DRAWINGS AND SPECIFICATIONS AREINSTRUMENTS OF SERVICE AND SHALL REMAIN THEPROPERTY OF THE DESIGN PROFESSIONAL. COPIESOF DRAWINGS AND SPECIFICATIONS RETAINED BY THECLIENT MAY BE UTILIZED ONLY FOR HIS USE AND FOROCCUPYING THE PROJECT FOR WHICH THEY WEREPREPARED, AND NOT FOR THE CONSTRUCTION OF ANYOTHER PROJECTS. ANY USE OR REPRODUCTION OFTHIS DRAWING IN WHOLE OR IN PART BY ANY MEANSWHATSOEVER IS STRICTLY PROHIBITED EXCEPT WITH 209 S MARKET ST 323.553.2376 INGLEWOOD , CA 90301 WRITTEN CONSENT OF A ER O COLLECTIVE 8/14/23ISSUE DATE GO URBAN DEVELOPMENT, LUIS GOMEZ, ONE WORLD TRADE CTR 8TH FLR LONG BEACH CA 90831 8/14/23 SITE DEVELOPMENT PERMIT 12/15/2022FLORA44155 JEFFERSON STLA QUINTA,CA 9225322006CITY SUBMITTAL JEFFERSON ST FRED WARING DRBLDG 4-6 BLDG 2-3 BLDG 1 FLORA 44155 JEFFERSON ST LA QUINTA CA 92253 CL PLANNING COMMISSION RESOLUTION 2024-014 EXHIBIT B GSPublisherVersion 0.53.100.3 NOT FOR CONSTRUCTION NO.ISSUES/REVISIONS DATE NNG0.01 Project Info & Index KEY PLAN STAMP: CONSULTANT: ALL DRAWINGS AND SPECIFICATIONS AREINSTRUMENTS OF SERVICE AND SHALL REMAIN THEPROPERTY OF THE DESIGN PROFESSIONAL. COPIESOF DRAWINGS AND SPECIFICATIONS RETAINED BY THECLIENT MAY BE UTILIZED ONLY FOR HIS USE AND FOROCCUPYING THE PROJECT FOR WHICH THEY WEREPREPARED, AND NOT FOR THE CONSTRUCTION OF ANYOTHER PROJECTS. ANY USE OR REPRODUCTION OFTHIS DRAWING IN WHOLE OR IN PART BY ANY MEANSWHATSOEVER IS STRICTLY PROHIBITED EXCEPT WITH 209 S MARKET ST 323.553.2376 INGLEWOOD , CA 90301 WRITTEN CONSENT OF A ER O COLLECTIVE 8/14/23ISSUE DATE GO URBAN DEVELOPMENT, LUIS GOMEZ, ONE WORLD TRADE CTR 8TH FLR LONG BEACH CA 90831 8/14/23 SITE DEVELOPMENT PERMITFLORA44155 JEFFERSON STLA QUINTA,CA 922532200612/15/2022CITY SUBMITTAL JEFFERSON ST FRED WARING DRBLDG 4-6 BLDG 2-3 BLDG 1MEMORIAL PLINDEPENDENCE WAYMORRIS AVEPKWY ESPLANDE SIndex & General G0.00 G0.01 G0.02 G0.03A G0.03B G0.04 G1.00 Cover Sheet Project Info & Index Site Photos Project Area & Lot Coverage Open Area & Recreation Exiting & Refuge Diagram Survey Civil C1.10 C2.10 C3.10 C4.10 Preliminary Grading Plan Preliminary Utility Plan Proposed Hydrology Map Tentative Tract Map Architectural A0.00 A0.10 A1.11 A1.12 A1.13 A1.14 A1.21 A1.22 A1.23 A1.24 A2.11 A2.12 A2.21 A2.22 A2.31 A2.32 A4.11 A4.12 A4.13 A5.10 A6.00 A6.01 Site Plan Site Elevations Bldg 1: 1st Floor Plan Bldg 1: 2nd Floor Plan Bldg 1: 3rd Floor Plan Bldg 1: Roof Plan Bldg 2-6: 1st Floor Plan Bldg 2-6: 2nd Floor Plan Bldg 2-6: 3rd Floor Plan Bldg 2-6: Roof Plan Bldg 1: Elevations Bldg 1: Elevations Bldg 2-3: Elevations Bldg 2-3: Elevations Bldg 4-6: Elevations Bldg 4-6: Elevations Bldg 1: Unit Plans Bldg 2-3: Unit Plans Bldg 4-6: Unit Plans Colors & Materials Renderings Renderings Landscape L1.10 L2.10 L3.10 Landscape Plan Fence & Wall Plan Pool & Plaza Enlargement Lighting LT1.01A LT1.01B LT1.01C LT1.02 LT3.11 LT3.12 LT3.21 LT3.22 LT3.31 LT3.32 Overall Site Lighting - East Overall Site Lighting - West Enlarged Site Ltg - Pool & Plaza Site Lighting - Photometric Plan Bldg 1 Elevations Bldg 1 Elevations Bldg 2-3 Elevations Bldg 2-3 Elevations Bldg 4-6 Elevations Bldg 4-6 Elevations 22006 - JEFFERSON SQ - CODE INFOPROJECT DESCRIPTIONLOT SUMMARYPROJECT INFORMATIONFLOOR AREA NET PROJECT AREA SUMMARY LOT COVERAGE SUMMARY NEW CONSTRUCTION OF MULTIFAMILY APARTMENTS AND TOWNHOMES, APPROXIMATELY 89 UNITS WITH AT-GRADEVEHICLE PARKING. OCCUPANCY R-2, TYPE V CONSTRUCTION WITH AUTOMATIC SPRINKLER SYSTEM (NFPA 13). FIREALARM SYSTEM PER CODE THROUGH ALL BUILDINGS.)BUILDING 1 WILL BE A SLAB ON GRADE 3 STORY APARTMENT BUILDING OF APPROXIMATELY 71 UNITS.BUILDING 2 WILL CONSIST OF 5 SLAB ON GRADE 3 STORY TOWNHOMES.BUILDING 3 WILL CONSIST OF 5 SLAB ON GRADE 3 STORY TOWNHOMES.BUILDING 4 WILL CONSIST OF 4 SLAB ON GRADE 2-3 STORY TOWNHOMES.BUILDING 5 WILL CONSIST OF 2 SLAB ON GRADE 2 STORY TOWNHOMES.BUILDING 6 WILL CONSIST OF 2 SLAB ON GRADE 2 STORY TOWNHOMES.APN 604-521-013 (PARCEL 6), 014 (PARCEL 7)LOTS 1, 2, & 3 (SEE C4.10 FOR TENTATIVE TRACT MAP)LOT SIZE 222,200EXISTING USE COMMERCIAL PARKING LOT / VACANT LANDPROPOSED USE MULTIFAMILY RESIDENTIAL APARTMENTS & TOWNHOMESGENERAL PLAN LAND USE NEIGHBORHOOD COMMERCIALCURRENT SPECIFIC PLAN AREA JEFFERSON SQUARE SP2002-062, AMT 02PROPOSED SPECIFIC PLAN AREA PLANNING AREA 2, JEFFERSON SQUARE SP2002-062, AMT 03OVERLAYMIXED USE OVERLAYSB 35 ELIGIBILITY YES5.1 ACRE5.1 ACREMINIMUM PROJECT SIZE 1 ACRE (SPA 3, TBL 7)MAX LOT COVERAGE 133,320 SF 60% NET LOT AREA (SPA 3, TBL 7)(SEE G0.03)(SPA3, TBL 7)MINIMUM DENSITY ALLOWED 61.2 12MAXIMUM DENSITY ALLOWED 122.4 24(SPA3, TBL 7)MIN BLDG SETBACK DEPTH FROM THE STREET ROW. MAY CONTAIN REQUIRED LANDSCAPE SETBACK, PARKING,DRIVEWAYS, AND SIMILAR FACILITIES. RESIDENTIAL SETBACKS APPLY TO RESIDENTIAL DISTRICTS OUTSIDE OF THESPECIFIC PLAN AREA.FROM JEFFERSON ST 30'-0"INTERIOR PROPERTY LINES WITHIN SPA 0'-0"0'-0"FROM RESIDENTIAL DISTRICTS 30'-0"FROM OPEN SPACE/PARK DISTRICTS 30'-0"LANDSCAPED AREA WITHIN BUILDING SETBACK. THE NUMBER REQUIRED IS THE MIN LANDSCAPED DEPTH FROM THESTREET ROW. RESIDENTIAL SETBACKS APPLY TO RESIDENTIAL DISTRICTS OUTSIDE OF THE SPECIFIC PLAN AREA.FROM JEFFERSON ST 20'-0"20'-0"INTERIOR PROPERTY LINES WITHIN SPA 0'-0"0'-0"FROM RESIDENTIAL DISTRICTS 15'-0"20'-0"FROM OPEN SPACE/PARK DISTRICTS 5'-0"5'-0"(SPA3, TBL 7)STRUCTURE HEIGHT (ARCH APPENDAGES UP TO 48 FT)43'-9"STORIES 3STRUCTURE HEIGHT WITHIN 150 FT OF JEFFERSON ST(MEASURED FROM STREET ROW 28'-0"27'-7"STRUCTURE HEIGHT WITHIN 75 FT OF SOUTHERN PLWHERE ADJ TO SINGLE FAMILY RESIDENTIAL 28'-0"STORIES WITHIN 75 FT OF SOUTHERN PL WHERE ADJTO SINGLE FAMILY RESIDENTIAL 2DESCRIPTIONMULTIFAMILY APARTMENTS AND TOWNHOMESOCCUPANCYR-2 RESIDENTIALCONSTRUCTIONTYPE-VSPRINKLEREDNFPA 13 SPRINKLEREDTHREE HOUR AREA SEPARATION(SPA3, TBL 7) MINIMUM LIVABLE AREA REQUIREMENTS, EXCLUDING GARAGEONE-BEDROOM APARTMENT 600 SFTWO-BEDROOM APARTMENT 800 SFTHREE OR MORE BEDROOM APARTMENT 1000 SFTOWNHOME OR CONDO 1200 SFBUILDING 1 (APARTMENTS)UNIT B1 24 1 1.0 600 697 27%UNIT B2 18 1 1.0 600 752 20%UNIT C1 21 2 2.0 800 1,063 24%UNIT C2 6 2 2.0 800 1,233 7%UNIT C3 2 2 2.0 800 1,173 2%BUILDING 2 - 6 (TOWNHOMES)UNIT D1 4 3 3.5 1,200 2,028 4%UNIT D2 4 3 3.5 1,200 2,074 4%UNIT D3 2 3 3.5 1,200 2,114 2%UNIT D4 2 3 2.5 1,200 1,907 2%UNIT D5 6 3 2.5 1,200 1,734 7%MAIN LOBBY 1 1 871REAR LOBBY 1 1 475UPPER ELEVATOR LOBBIES 1 2 - 3 950CORRIDORS11 - 3 15,333MAIL / PKG RM 1 1 - 3 265OFFICES11263COWORKING11748COMMUNITY RM 1 1 1125GYM11937BIKE RM 1 1 280 TRASH / REC 1 1 - 3 653 UTILITY 1 2 - 3 455 FIRE RISER CL 1 1 50 ELEC / MPOE 1 1 472 POOL EQUIP 1 1 376 ELEVATOR EQUIP RM 1 ROOF 200 TOWNHOME GARAGES 2 - 6 1 7,826 NET LOT AREA 222,200 SF DRIVEWAYS, AISLES, PARKING AREAS 74,060 STORMWATER RETENTION SYSTEM 7,478 PUBLIC PARKS, EASEMENTS, OTHER 0 (SP2002-062) SEE SHEET G0.03 FOR AREA CALCULATIONS NET LOT AREA 222,200 MAXIMUM LOT COVERAGE 60% NET LOT AREA 133,320 SF (SPA3, TBL 7) PROJECT ADDRESS 44155 JEFFERSON ST, LA QUINTA, CA 92253ZONING DISTRICT CNGROSS SITE AREA 222,200 SFNET LOT AREA 222,200 SFPROPOSED LOT COVERAGE 66,730 SF 30.1% NET LOT AREADENSITYUNITSUNITS PER ACREDENSITY PROPOSED 89 17.5SETBACKSBUILDING SETBACKS REQUIRED PROPOSEDLANDSCAPE SETBACKS REQUIRED PROPOSEDBUILDING HEIGHT AND STORIES MAX ALLOWED PROPOSED43'-9"327'-7"2UNIT SUMMARY QTY BEDS BATHS MIN UNITSIZE UNIT SIZE %TOTAL 89 1,092 97,182 100%ADDITIONAL AREAS BUILDING FLOOR AREA TOTAL 31,279 TOTAL PROJECT AREA 128,461 EXCLUDED AREAS AREA TOTAL EXCLUDED AREA 81,538 SF 140,662 SFNET PROJECT AREA (LQ MC 9.140.090)103'-2"41'-5"84'-9" 22006 - JEFFERSON SQ - CODE INFO PROJECT DESCRIPTION LOT SUMMARY PROJECT INFORMATION FLOOR AREA NET PROJECT AREA SUMMARY LOT COVERAGE SUMMARY NEW CONSTRUCTION OF MULTIFAMILY APARTMENTS AND TOWNHOMES, APPROXIMATELY 89 UNITS WITH AT-GRADE VEHICLE PARKING. OCCUPANCY R-2, TYPE V CONSTRUCTION WITH AUTOMATIC SPRINKLER SYSTEM (NFPA 13). FIRE ALARM SYSTEM PER CODE THROUGH ALL BUILDINGS.) BUILDING 1 WILL BE A SLAB ON GRADE 3 STORY APARTMENT BUILDING OF APPROXIMATELY 71 UNITS. BUILDING 2 WILL CONSIST OF 5 SLAB ON GRADE 3 STORY TOWNHOMES. BUILDING 3 WILL CONSIST OF 5 SLAB ON GRADE 3 STORY TOWNHOMES. BUILDING 4 WILL CONSIST OF 4 SLAB ON GRADE 2-3 STORY TOWNHOMES. BUILDING 5 WILL CONSIST OF 2 SLAB ON GRADE 2 STORY TOWNHOMES. BUILDING 6 WILL CONSIST OF 2 SLAB ON GRADE 2 STORY TOWNHOMES. APN 604-521-013 (PARCEL 6), 014 (PARCEL 7) LOTS 1, 2, & 3 (SEE C4.10 FOR TENTATIVE TRACT MAP) LOT SIZE 222,200 EXISTING USE COMMERCIAL PARKING LOT / VACANT LAND PROPOSED USE MULTIFAMILY RESIDENTIAL APARTMENTS & TOWNHOMES GENERAL PLAN LAND USE NEIGHBORHOOD COMMERCIAL CURRENT SPECIFIC PLAN AREA JEFFERSON SQUARE SP2002-062, AMT 02 PROPOSED SPECIFIC PLAN AREA PLANNING AREA 2, JEFFERSON SQUARE SP2002-062, AMT 03 OVERLAY MIXED USE OVERLAY SB 35 ELIGIBILITY YES 5.1 ACRE 5.1 ACRE MINIMUM PROJECT SIZE 1 ACRE (SPA 3, TBL 7) MAX LOT COVERAGE 133,320 SF 60% NET LOT AREA (SPA 3, TBL 7) (SEE G0.03) (SPA3, TBL 7) MINIMUM DENSITY ALLOWED 61.2 12 MAXIMUM DENSITY ALLOWED 122.4 24 (SPA3, TBL 7) MIN BLDG SETBACK DEPTH FROM THE STREET ROW. MAY CONTAIN REQUIRED LANDSCAPE SETBACK, PARKING, DRIVEWAYS, AND SIMILAR FACILITIES. RESIDENTIAL SETBACKS APPLY TO RESIDENTIAL DISTRICTS OUTSIDE OF THE SPECIFIC PLAN AREA. FROM JEFFERSON ST 30'-0" INTERIOR PROPERTY LINES WITHIN SPA 0'-0"0'-0" FROM RESIDENTIAL DISTRICTS 30'-0" FROM OPEN SPACE/PARK DISTRICTS 30'-0" LANDSCAPED AREA WITHIN BUILDING SETBACK. THE NUMBER REQUIRED IS THE MIN LANDSCAPED DEPTH FROM THE STREET ROW. RESIDENTIAL SETBACKS APPLY TO RESIDENTIAL DISTRICTS OUTSIDE OF THE SPECIFIC PLAN AREA. FROM JEFFERSON ST 20'-0"20'-0" INTERIOR PROPERTY LINES WITHIN SPA 0'-0"0'-0" FROM RESIDENTIAL DISTRICTS 15'-0"20'-0" FROM OPEN SPACE/PARK DISTRICTS 5'-0"5'-0" (SPA3, TBL 7) STRUCTURE HEIGHT (ARCH APPENDAGES UP TO 48 FT)43'-9" STORIES 3 STRUCTURE HEIGHT WITHIN 150 FT OF JEFFERSON ST (MEASURED FROM STREET ROW 28'-0"27'-7" STRUCTURE HEIGHT WITHIN 75 FT OF SOUTHERN PL WHERE ADJ TO SINGLE FAMILY RESIDENTIAL 28'-0" STORIES WITHIN 75 FT OF SOUTHERN PL WHERE ADJ TO SINGLE FAMILY RESIDENTIAL 2 DESCRIPTION MULTIFAMILY APARTMENTS AND TOWNHOMES OCCUPANCY R-2 RESIDENTIAL CONSTRUCTION TYPE-V SPRINKLERED NFPA 13 SPRINKLERED THREE HOUR AREA SEPARATION (SPA3, TBL 7) MINIMUM LIVABLE AREA REQUIREMENTS, EXCLUDING GARAGE ONE-BEDROOM APARTMENT 600 SF TWO-BEDROOM APARTMENT 800 SF THREE OR MORE BEDROOM APARTMENT 1000 SF TOWNHOME OR CONDO 1200 SF BUILDING 1 (APARTMENTS) UNIT B1 24 1 1.0 600 697 27% UNIT B2 18 1 1.0 600 752 20% UNIT C1 21 2 2.0 800 1,063 24% UNIT C2 6 2 2.0 800 1,233 7% UNIT C3 2 2 2.0 800 1,173 2% BUILDING 2 - 6 (TOWNHOMES) UNIT D1 4 3 3.5 1,200 2,028 4% UNIT D2 4 3 3.5 1,200 2,074 4% UNIT D3 2 3 3.5 1,200 2,114 2% UNIT D4 2 3 2.5 1,200 1,907 2% UNIT D5 6 3 2.5 1,200 1,734 7% MAIN LOBBY 1 1 871 REAR LOBBY 1 1 475 UPPER ELEVATOR LOBBIES 1 2 - 3 950 CORRIDORS 1 1 - 3 15,333 MAIL / PKG RM 1 1 - 3 265 OFFICES 1 1 263 COWORKING 1 1 748 COMMUNITY RM 1 1 1125 GYM 1 1 937 BIKE RM 1 1 280 TRASH / REC 1 1 - 3 653 UTILITY 1 2 - 3 455 FIRE RISER CL 1 1 50 ELEC / MPOE 1 1 472 POOL EQUIP 1 1 376 ELEVATOR EQUIP RM 1 ROOF 200 TOWNHOME GARAGES 2 - 6 1 7,826 NET LOT AREA 222,200 SF DRIVEWAYS, AISLES, PARKING AREAS 74,060 STORMWATER RETENTION SYSTEM 7,478 PUBLIC PARKS, EASEMENTS, OTHER 0 (SP2002-062) SEE SHEET G0.03 FOR AREA CALCULATIONS NET LOT AREA 222,200 MAXIMUM LOT COVERAGE 60% NET LOT AREA 133,320 SF (SPA3, TBL 7) PROJECT ADDRESS 44155 JEFFERSON ST, LA QUINTA, CA 92253 ZONING DISTRICT CN GROSS SITE AREA 222,200 SF NET LOT AREA 222,200 SF PROPOSED LOT COVERAGE 66,730 SF 30.1% NET LOT AREA DENSITY UNITS UNITS PER ACRE DENSITY PROPOSED 89 17.5 SETBACKS BUILDING SETBACKS REQUIRED PROPOSED LANDSCAPE SETBACKS REQUIRED PROPOSED BUILDING HEIGHT AND STORIES MAX ALLOWED PROPOSED 43'-9" 3 27'-7" 2 UNIT SUMMARY QTY BEDS BATHS MIN UNIT SIZE UNIT SIZE % TOTAL 89 1,092 97,182 100% ADDITIONAL AREAS BUILDING FLOOR AREA TOTAL 31,279 TOTAL PROJECT AREA 128,461 EXCLUDED AREAS AREA TOTAL EXCLUDED AREA 81,538 SF 140,662 SFNET PROJECT AREA (LQ MC 9.140.090) 103'-2" 41'-5" 84'-9"NBLDG 3 BLDG 4 BLDG 5 BLDG 6 BLDG 2 SPECIFIC PLAN PA2 BLDG 1 PROJECT TEAM SHEET INDEX VICINITY MAP DEVELOPER: BEACON REALTY ADVISORS 1844 CAMINO DEL MAR #11 DEL MAR, CA 92014 CONTACT: OMAR HUSSEIN PHONE: 214.923.3246 PROJECT MANAGER: GO URBAN DEVELOPMENT ONE WORLD TRADE CTR, 8TH FLR LONG BEACH, CA 90831 CONTACT: LUIS GOMEZ PHONE: 562.859.3392 ARCHITECT: AERO COLLECTIVE 209 S. MARKET ST. INGLEWOOD, CA 90301 CONTACT: ANDREW CRANE PHONE: 323.553.2376 SURVEYOR: DRC ENGINEERING, INC 160 S. OLD SPRINGS RD, STE 210 ANAHEIM HILLS, CA 92808 CONTACT: RENÈ VARGA PHONE: 714.685.6860 CIVIL ENGINEER: DRC ENGINEERING, INC 160 S. OLD SPRINGS RD, STE 210 ANAHEIM HILLS, CA 92808 CONTACT: RENÈ VARGA PHONE: 714.685.6860 LANDSCAPE ARCHITECT: LANDSTUDIO360 333 EL CAMINO REAL, STUDIO 200 TUSTIN, CA 92780 CONTACT: ALEX POLEN PHONE: 714.798.2255 LIGHTING CONSULTANT: FIRST CIRCLE DESIGN INC. 3187 AIRWAY AVE, BLDG C COSTA MESA, CA 92626 CONTACT: MATT LEVESQUE PHONE: 949.681.0500 & AND @ AT CENTERLINE DIAMETER PERPENDICULAR # POUND OR NUMBER (E) EXISTING (N) NEW A.D. AREA DRAIN ADD'L ADDITIONAL AFF ABOVE FINISH FLOOR AFG ABOVE FINISH GRADE AGGR AGGREGATE ALUM ALUMINUM APPROX APPROXIMATE APT APARTMENT ARCH ARCHITECTURAL ASPH ASPHALT A.S.W. AREA SEPARATION WALL BD BOARD BLDG BUILDING BLK BLOCK BLKG BLOCKING BM BEAM BOT BOTTOM BS BOTH SIDES BTWN BETWEEN BUR BUILT-UP ROOFING CAB CABINET CB CATCH BASIN CEM CEMENT CLG CEILING CLKG CAULKING CLO CLOSET CLR CLEAR CMU CONCRETE MASONRY UNIT COL COLUMN CONC CONCRETE CONN CONNECTION CONST CONSTRUCTION CONT CONTINUOUS CORR CORRIDOR CPT CARPET CTR CENTER DBL DOUBLE DET DETAIL DIA DIAMETER DIM DIMENSION DN DOWN DO DOOR OPENING DR DOOR DS DOWNSPOUT DWG DRAWING IGN IGNITION INSUL INSULATION INT INTERIOR JT JOINT KIT KITCHEN LAM LAMINATE LAV LAVATORY LG LONG LP LOW POINT LS LANDSCAPING LT LIGHT MAX MAXIMUM MC MEDICINE CABINET MECH MECHANICAL MFR MANUFACTURER MIN MINIMUM MISC MISCELLANEOUS MO MASONRY OPENING MR MOISTURE RESISTANT MTD MOUNTED MTL METAL N NORTH N/A NOT APPLICABLE NIC NOT IN CONTRACT NO OR # NUMBER NTS NOT TO SCALE OA OVERALL OC ON CENTER OCC OCCUPANCY OFF OFFICE O.H. OVERHANG OPNG OPENING OPP. H. OPPOSITE HAND OZ OUNCE P-LAM PLASTIC LAMINATE PA PLANTING AREA PL PLATE PLAS PLASTER PLYWD PLYWOOD PR PAIR PT PAINT PTN PARTITION QT QUARRY TILE E EAST EA EACH EE EMERGENCY EGRESS WINDOW EJ EXPANSION JOINT EL ELEVATION ELEC ELECTRICAL ELEV ELEVATION ENCL ENCLOSURE EP ELECTRICAL PANEL BOARD EQ EQUAL EQPT EQUIPMENT ES EACH SIDE EXT EXTERIOR EXH EXHAUT EW EACH WAY FA FIRE ALARM FAU FORCED AIR UNIT FD FLOOR DRAIN FDN FOUNDATION FE FIRE EXTINGUISHER FF FINISH FLOOR FG FINISH GRADE FIN FINISH FIXT FIXTURE FLR FLOOR FLUOR FLUORESCENT FOC FACE OF CONCRETE FOF FACE OF FINISH FOM FACE OF MASONRY FOS FACE OF STUD/STRUCTURE FR FIRE RESISTIVE FS FINISH SURFACE FT FOOT OR FEET FTG FOOTING FURR FURRING GA GAUGE GALV GALVANIZED GB GRAB BAR GD GARBAGE DISPOSAL GEN GENERAL GL GLASS GND GROUND GR GRADE G.S.M. GALVANIZED SHEET METAL GYP GYPSUM H HIGH HB HOSE BIB HC HOLLOW CORE HDR HEADER HDWD HARDWOOD HDWR HARDWARE HM HOLLOW METAL HORIZ HORIZONTAL HP HIGH POINT HR HOUR HT HEIGHT R RISER RAD RADIUS RD ROOF DRAIN REF REFERENCE REFR REFRIGERATOR REINF REINFORCING/MENT REQ REQUIRED RESIL RESILIENT RM ROOM RO ROUGH OPENING S SOUTH S.A.S.F. SC SOLID CORE SCHED SCHEDULE SECT SECTION SF SQUARE FEET SHT SHEET SIM SIMILAR SL SLOPE SPEC SPECIFICATION SQ SQUARE SS STAINLESS STEEL STD STANDARD STO STORAGE SUSP SUSPENDED SW SWITCH SYM SYMMETRICAL TEL TELEPHONE THK THICK TOC TOP OF CURB TP TOP OF PAVEMENT TOP TOP OF PARAPET TH TOWNHOUSE TRD TREAD TV TELEVISION TOW TOP OF WALL TYP TYPICAL UNF UNFINISHED UNO UNLESS NOTED OTHERWISE UR URINAL VB VAPOR BARRIER VCT VINYL COMPOSITION TILE VERT VERTICAL VEST VESTIBULE VIF VERIFY IN FIELD VL VALLEY LINE W WEST OR WIDE W/ WITH W/O WITHOUT WC WATER CLOSET WD WOOD WH WATER HEATER WP WATERPROOF/ING WPT WORKING POINT WR WATER RESISTIVE WT WEIGHT ABBREVIATIONS SYMBOL LEGEND PLANNING AND ZONING DATA A JEFFERSON ST FRED WARING DRMONTICELLO AVE GSPublisherVersion 0.53.100.3 NOT FOR CONSTRUCTION NO.ISSUES/REVISIONS DATE NNG0.02 Site Photos KEY PLAN STAMP: CONSULTANT: ALL DRAWINGS AND SPECIFICATIONS AREINSTRUMENTS OF SERVICE AND SHALL REMAIN THEPROPERTY OF THE DESIGN PROFESSIONAL. COPIESOF DRAWINGS AND SPECIFICATIONS RETAINED BY THECLIENT MAY BE UTILIZED ONLY FOR HIS USE AND FOROCCUPYING THE PROJECT FOR WHICH THEY WEREPREPARED, AND NOT FOR THE CONSTRUCTION OF ANYOTHER PROJECTS. ANY USE OR REPRODUCTION OFTHIS DRAWING IN WHOLE OR IN PART BY ANY MEANSWHATSOEVER IS STRICTLY PROHIBITED EXCEPT WITH 209 S MARKET ST 323.553.2376 INGLEWOOD , CA 90301 WRITTEN CONSENT OF A ER O COLLECTIVE 8/14/23ISSUE DATE GO URBAN DEVELOPMENT, LUIS GOMEZ, ONE WORLD TRADE CTR 8TH FLR LONG BEACH CA 90831 8/14/23 SITE DEVELOPMENT PERMITFLORA44155 JEFFERSON STLA QUINTA,CA 922532200612/15/2022CITY SUBMITTAL JEFFERSON ST FRED WARING DRBLDG 4-6 BLDG 2-3 BLDG 1 9 6 3 2 RETENTION BASIN JEFFERSON STREET FRED WARING DRIVERETENTION BASIN PL PL PL PL PL PL 8 75 4 PARCEL 5 N.A.P. PARCEL 3 N.A.P. PARCEL 2 N.A.P. PARCEL 1 N.A.P. PARCEL 4 N.A.P. PARCEL 7 (PROPOSED BLDG 4 - 6) PROPOSED BLDG 2 & 3 PARCEL 6 (PROPOSED BLDG 1) PL Image capture: Mar 2021 © 2022 Google Street View - Mar 2021 La Quinta, California Google Fred Waring Dr Image capture: Mar 2021 © 2022 Google Street View - Mar 2021 Google La Quinta, California Image capture: Mar 2015 © 2022 Google Street View - Mar 2015 Google La Quinta, California Image capture: Mar 2021 © 2022 Google Street View - Mar 2021 La Quinta, California Google Fred Waring Dr Street View - Mar 2021 Google La Quinta, California Street View - Mar 2015 Google La Quinta, California 1Key Plan 9. NE Corner of North Shopping Plaza (Parcels 3 & 5) 8. SE Corner of North Shopping Plaza (Parcels 3 & 5) 7. Facade of North Shopping Plaza (Parcels 3 & 5)4. Fred Waring Drive Facing South 3. Jefferson Street Facing West 5. Facing South (Parcels 5, 6 & Proposed Bldg 2 & 3)2. South Property Line Facing North (Parcels 6 & 7) 6. SW Property Line Facing East (Parcel 6 / Proposed Bldg 1) GSPublisherVersion 0.53.100.3 NOT FOR CONSTRUCTION NO.ISSUES/REVISIONS DATE NNG0.03A Project Area & Lot Coverage KEY PLAN STAMP: CONSULTANT: ALL DRAWINGS AND SPECIFICATIONS AREINSTRUMENTS OF SERVICE AND SHALL REMAIN THEPROPERTY OF THE DESIGN PROFESSIONAL. COPIESOF DRAWINGS AND SPECIFICATIONS RETAINED BY THECLIENT MAY BE UTILIZED ONLY FOR HIS USE AND FOROCCUPYING THE PROJECT FOR WHICH THEY WEREPREPARED, AND NOT FOR THE CONSTRUCTION OF ANYOTHER PROJECTS. ANY USE OR REPRODUCTION OFTHIS DRAWING IN WHOLE OR IN PART BY ANY MEANSWHATSOEVER IS STRICTLY PROHIBITED EXCEPT WITH 209 S MARKET ST 323.553.2376 INGLEWOOD , CA 90301 WRITTEN CONSENT OF A ER O COLLECTIVE 8/14/23ISSUE DATE GO URBAN DEVELOPMENT, LUIS GOMEZ, ONE WORLD TRADE CTR 8TH FLR LONG BEACH CA 90831 8/14/23 SITE DEVELOPMENT PERMITFLORA44155 JEFFERSON STLA QUINTA,CA 922532200612/15/2022CITY SUBMITTAL JEFFERSON ST FRED WARING DRBLDG 4-6 BLDG 2-3 BLDG 1 PARKING & STREETS74,060 sq ft 15' LANDSCAPESETBACK ATRESIDENTIAL AREA RETENTIONBASIN 7,478 sq ft JEFFERSON STREET PL PL PL 5' LANDSCAPESETBACK ATPARK DISTRICT20' LANDSCAPESETBACK ATJEFFERSON ST PL178'-7" BLDG WIDTH(300' MAX)84'-1" TO PL(30' MIN)133'-3"226'-10" 41'-5" TO PL(30' MIN) 99'-10"103'-2" TO PL(30' MIN)CARPORT (A)3,189 sq ft CARPORT (B)3,193 sq ft CARPORT (G)2,660 sq ft CARPORT (H) 2,676 sq ft CARPORT (C)3,547 sq ft CARPORT (D)545 sq ft CARPORT (E)2,131 sq ft BLDG 5 2,326 sq ft BLDG 62,326 sq ft BLDG 43,904 sq ft BLDG 24,344 sq ft BLDG 3 4,344 sq ft BLDG 129,943 sq ft CARPORT (F)1,602 sq ft PL COMMON OPEN AREA CALCULATIONS LOT COVERAGE CALCULATIONS ENCLOSED BUILDING AREAS (GROSS)AREA (SF)PERCENT LOT COVERAGE TOTAL 47,187 21.2% CARPORTS AREA (SF)PERCENT LOT COVERAGE TOTAL 19,543 8.8% TOTAL PROPOSED LOT COVERAGE 66,730 30.03% MINIMUM COMMON OPEN AREA: 30% NET PROJECT AREA PROVIDED COMMON OPEN AREA 70,245 SF PROVIDED COMMON OPEN AREAS ACTIVE RECREATION AREAS (EXTERIOR)AREA (SF)NET AREA PERCENTAGE TOTAL 26,323 18.7% ACTIVE RECREATION AREAS (INTERIOR)AREA (SF)NET AREA PERCENTAGE TOTAL 2,062 1.5% PASSIVE LANDSCAPED AREAS AREA (SF)NET AREA PERCENTAGE TOTAL 41,860 29.8% BLDG 1 BLDG 2 BLDG 3 BLDG 4 BLDG 5 BLDG 6 CARPORT (A) CARPORT (B) CARPORT (C) CARPORT (D) CARPORT (E) CARPORT (F) CARPORT (H) = OK (SPA3, TBL 7) COMMON OPEN AREA EQUALS PERCENT OF NET PROJECT AREA. COMMON OPEN AREA SHALL CONSIST OF PASSIVE LANDSCAPED AND ACTIVE RECREATION AREA. RIGHTS-OF-WAY, PARKING AREAS, PRIVATE PATIOS, PRIVATE YARDS AND SLOPES STEEPER THAN TWENTY PERCENT (20%) SHALL NOT COUNT TOWARD THE COMMON OPEN AREA REQUIREMENT. NET PROJECT AREA 140,662 (SEE "NET PROJECT AREA CALCULATION") REQUIRED COMMON OPEN AREA 30%42,198 SF (CALCULATION BELOW)= OK COURTYARD 7,782 PLAZA 1,904 TOT LOT (A)657 TOT LOT (B)672 PICNIC AREA 105 WALKING PATH GYM 937 COMMUNITY ROOM 1,125 LANDSCAPED AREA (A)4,603 LANDSCAPED AREA (B)12,084 LANDSCAPED AREA (C)15,799 LANDSCAPED AREA (D)9,374 CARPORT (G) 29,943 4,344 4,344 3,904 2,326 2,326 3,189 3,193 3,547 545 2,131 1,602 2,660 2,676 15,203 SCALE: 1" = 30'1Project Area & Lot Coverage GSPublisherVersion 0.53.100.3 NOT FOR CONSTRUCTION NO.ISSUES/REVISIONS DATE NNG0.03B Open Area & Recreation KEY PLAN STAMP: CONSULTANT: ALL DRAWINGS AND SPECIFICATIONS AREINSTRUMENTS OF SERVICE AND SHALL REMAIN THEPROPERTY OF THE DESIGN PROFESSIONAL. COPIESOF DRAWINGS AND SPECIFICATIONS RETAINED BY THECLIENT MAY BE UTILIZED ONLY FOR HIS USE AND FOROCCUPYING THE PROJECT FOR WHICH THEY WEREPREPARED, AND NOT FOR THE CONSTRUCTION OF ANYOTHER PROJECTS. ANY USE OR REPRODUCTION OFTHIS DRAWING IN WHOLE OR IN PART BY ANY MEANSWHATSOEVER IS STRICTLY PROHIBITED EXCEPT WITH 209 S MARKET ST 323.553.2376 INGLEWOOD , CA 90301 WRITTEN CONSENT OF A ER O COLLECTIVE 8/14/23ISSUE DATE GO URBAN DEVELOPMENT, LUIS GOMEZ, ONE WORLD TRADE CTR 8TH FLR LONG BEACH CA 90831 8/14/23 SITE DEVELOPMENT PERMITFLORA44155 JEFFERSON STLA QUINTA,CA 922532200612/15/2022CITY SUBMITTAL JEFFERSON ST FRED WARING DRBLDG 4-6 BLDG 2-3 BLDG 1 PARKING & STREETS 20' LANDSCAPESETBACK ATJEFFERSON ST PL15' LANDSCAPESETBACK ATRESIDENTIAL AREA LANDSCAPED AREA (D)9,374 sq ft LANDSCAPEDAREA (B) 12,084 sq ft RETENTION BASIN(EXCLUDED)7,482 sq ft LANDSCAPED AREA (C)15,799 sq ft LANDSCAPED AREA (A) 4,603 sq ft JEFFERSON STREET PL PL PL 5' LANDSCAPESETBACK ATPARK DISTRICTCOURTYARD7,782 sq ft COMM. RM1,125 sq ft PLAZA1,904 sq ft GYM937 sq ft 167 sq ft 87 sq ft 84 sq ft 167 sq ft 87 sq ft 55 sq ft 87 sq ft 167 sq ft 87 sq ft 81 sq ft81 sq ft 87 sq ft 87 sq ft 107 sq ft 81 sq ft 110 sq ft 93 sq ft 90 sq ft 344 sq ft258 sq ft260 sq ft228 sq ft 81 sq ft 81 sq ft 211 sq ft 436 sq ft 428 sq ft 433 sq ft 332 sq ft 86 sq ft87 sq ft 211 sq ft 94 sq ft 260 sq ft TOT LOT (B)672 sq ft TOT LOT (A) 657 sq ft PICNIC AREA105 sq ft WALKING PATH15,203 sq ft 167 sq ft PL COMMON OPEN AREA CALCULATIONS LOT COVERAGE CALCULATIONS ENCLOSED BUILDING AREAS (GROSS)AREA (SF)PERCENT LOT COVERAGE TOTAL 47,187 21.2% CARPORTS AREA (SF)PERCENT LOT COVERAGE TOTAL 19,543 8.8% TOTAL PROPOSED LOT COVERAGE 66,730 30.03% MINIMUM COMMON OPEN AREA: 30% NET PROJECT AREA PROVIDED COMMON OPEN AREA 70,245 SF PROVIDED COMMON OPEN AREAS ACTIVE RECREATION AREAS (EXTERIOR)AREA (SF)NET AREA PERCENTAGE TOTAL 26,323 18.7% ACTIVE RECREATION AREAS (INTERIOR)AREA (SF)NET AREA PERCENTAGE TOTAL 2,062 1.5% PASSIVE LANDSCAPED AREAS AREA (SF)NET AREA PERCENTAGE TOTAL 41,860 29.8% BLDG 1 BLDG 2 BLDG 3 BLDG 4 BLDG 5 BLDG 6 CARPORT (A) CARPORT (B) CARPORT (C) CARPORT (D) CARPORT (E) CARPORT (F) CARPORT (H) = OK (SPA3, TBL 7) COMMON OPEN AREA EQUALS PERCENT OF NET PROJECT AREA. COMMON OPEN AREA SHALL CONSIST OF PASSIVE LANDSCAPED AND ACTIVE RECREATION AREA. RIGHTS-OF-WAY, PARKING AREAS, PRIVATE PATIOS, PRIVATE YARDS AND SLOPES STEEPER THAN TWENTY PERCENT (20%) SHALL NOT COUNT TOWARD THE COMMON OPEN AREA REQUIREMENT. NET PROJECT AREA 140,662 (SEE "NET PROJECT AREA CALCULATION") REQUIRED COMMON OPEN AREA 30%42,198 SF (CALCULATION BELOW)= OK COURTYARD 7,782 PLAZA 1,904 TOT LOT (A)657 TOT LOT (B)672 PICNIC AREA 105 WALKING PATH GYM 937 COMMUNITY ROOM 1,125 LANDSCAPED AREA (A)4,603 LANDSCAPED AREA (B)12,084 LANDSCAPED AREA (C)15,799 LANDSCAPED AREA (D)9,374 CARPORT (G) 29,943 4,344 4,344 3,904 2,326 2,326 3,189 3,193 3,547 545 2,131 1,602 2,660 2,676 15,203 SCALE: 1" = 30'1Open Area & Recreation GSPublisherVersion 0.53.100.3 NOT FOR CONSTRUCTION NO.ISSUES/REVISIONS DATE NNG0.04 Exiting & Refuge Diagram KEY PLAN STAMP: CONSULTANT: ALL DRAWINGS AND SPECIFICATIONS AREINSTRUMENTS OF SERVICE AND SHALL REMAIN THEPROPERTY OF THE DESIGN PROFESSIONAL. COPIESOF DRAWINGS AND SPECIFICATIONS RETAINED BY THECLIENT MAY BE UTILIZED ONLY FOR HIS USE AND FOROCCUPYING THE PROJECT FOR WHICH THEY WEREPREPARED, AND NOT FOR THE CONSTRUCTION OF ANYOTHER PROJECTS. ANY USE OR REPRODUCTION OFTHIS DRAWING IN WHOLE OR IN PART BY ANY MEANSWHATSOEVER IS STRICTLY PROHIBITED EXCEPT WITH 209 S MARKET ST 323.553.2376 INGLEWOOD , CA 90301 WRITTEN CONSENT OF A ER O COLLECTIVE 6/13/24ISSUE DATE GO URBAN DEVELOPMENT, LUIS GOMEZ, ONE WORLD TRADE CTR 8TH FLR LONG BEACH CA 90831 6/13/24 SITE DEVELOPMENT PERMITFLORA44155 JEFFERSON STLA QUINTA,CA 922532200612/15/2022CITY SUBMITTAL JEFFERSON ST FRED WARING DRBLDG 4-6 BLDG 2-3 BLDG 1 LEGEND R-2 OCCUPANCY BUILDING A PATIO / BALCONY BUILDING B SERVICE AREA BUILDING C BUILDING B8,430 sq ft 34'-10"OPEN SPACE 26'-1"OPEN SPACE26'-6"OPEN SPACE 27'-10"OPEN SPACEBUILDING C10,531 sq ft DIAGONAL DISTANCE = 277' EXIT 2# ELEVATOR 2# STAIR 2# STAIR 3# STAIR 1# ELEVATOR 1# FIRE RISERS CLOSET REFUGE AREA C (1,137 SF) OCCUPANCY LOAD FACTOR: 3 SF / PERSON 155 OCCUPANCY X 3 SF =465 SF 1,137 SF >465 SF REFUGE AREA A (1,190 SF) OCCUPANCY LOAD FACTOR: 3 SF / PERSON 155 OCCUPANCY X 3 SF = 465 SF 1,190 SF > 465 SF REFUGE AREA B (1,084 SF) OCCUPANCY LOAD FACTOR: 3 SF / PERSON 155 OCCUPANCY X 3 SF =465 SF 1,084 SF >465 SF EXIT 1# HORIZONTAL EXIT HORIZONTAL EXIT EXIT TO PUBLIC WAY HORIZONTAL EXIT EXIT TO PUBLIC WAY EXIT OPEN TO SKY BUILDING A 11,490 sq ft HORIZONTAL EXIT BUILDING B8,269 sq ft BUILDING C10,612 sq ft DIAGONAL DISTANCE = 277' REFUGE AREA B (1,084 SF) OCCUPANCY LOAD FACTOR: 3 SF / PERSON 155 OCCUPANCY X 3 SF =465 SF 1,084 SF >465 SF REFUGE AREA C (1,137 SF) OCCUPANCY LOAD FACTOR: 3 SF / PERSON 155 OCCUPANCY X 3 SF =465 SF 1,137 SF >465 SF ELEVATOR 2# STAIR 2# STAIR 3# STAIR 1# ELEVATOR 1# HORIZONTAL EXIT HORIZONTAL EXIT OPEN TO SKY HORIZONTAL EXIT BUILDING A 11,633 sq ft REFUGE AREA A (1,533 SF) OCCUPANCY LOAD FACTOR: 3 SF / PERSON 155 OCCUPANCY X 3 SF =465 SF 1,533 SF >465 SF HORIZONTAL EXIT BUILDING B8,269 sq ft BUILDING C10,612 sq ft DIAGONAL DISTANCE = 277' REFUGE AREA B (1,084 SF) OCCUPANCY LOAD FACTOR: 3 SF / PERSON 155 OCCUPANCY X 3 SF =465 SF 1,084 SF >465 SF REFUGE AREA C (1,137 SF) OCCUPANCY LOAD FACTOR: 3 SF / PERSON 155 OCCUPANCY X 3 SF =465 SF 1,137 SF >465 SF ELEVATOR 2# STAIR 2# STAIR 3# STAIR 1# HORIZONTAL EXIT HORIZONTAL EXIT OPEN TO SKY HORIZONTAL EXIT ELEVATOR 1# BUILDING A 11,235 sq ft REFUGE AREA A (1,533 SF) OCCUPANCY LOAD FACTOR: 3 SF / PERSON 155 OCCUPANCY X 3 SF =465 SF 1,533 SF >465 SF HORIZONTAL EXIT SCALE: 1" = 30'1FIRST FLOOR - BUILDING EXITING DIAGRAM SCALE: 1" = 30'2SECOND FLOOR - BUILDING EXITING DIAGRAM SCALE: 1" = 30'3THIRD FLOOR - BUILDING EXITING DIAGRAM FIRST FLOOR R-2 OCCUPANCY RESIDENTIAL OCCUPANCY LOAD FACTOR (2019 CBC, 2020 CBC TABLE 1004.5) R-2 OCCUPANCY LOAD R-2 EGRESS REQUIRED (2019 CBC, 2020 CBC TABLE 1006.2.1) BLDG A 11,740 SF 200 SF 60 OCCUPANTS / 2 = 30 OCCUPANTS EXIT 2 MEANS OF EGRESS BLDG B 8,430 SF 200 SF 43 OCCUPANTS / 2 = 21.5 OCCUPANTS EXIT 2 MEANS OF EGRESS BLDG C 10,603 SF 200 SF 54 OCCUPANTS / 2 = 27 OCCUPANTS EXIT 2 MEANS OF EGRESS SECOND FLOOR R-2 OCCUPANCY RESIDENTIAL OCCUPANCY LOAD FACTOR (2019 CBC, 2020 CBC TABLE 1004.5) R-2 OCCUPANCY LOAD R-2 EGRESS REQUIRED (2019 CBC, 2020 CBC TABLE 1006.2.1) BLDG A 11,574 SF 200 SF 58 OCCUPANTS / 2 = 29 OCCUPANTS EXIT 2 MEANS OF EGRESS BLDG B 8,269 SF 200 SF 42 OCCUPANTS / 2 = 21 OCCUPANTS EXIT 2 MEANS OF EGRESS BLDG C 10,631 SF 200 SF 54 OCCUPANTS / 2 = 27 OCCUPANTS EXIT 2 MEANS OF EGRESS THIRD FLOOR R-2 OCCUPANCY RESIDENTIAL OCCUPANCY LOAD FACTOR (2019 CBC, 2020 CBC TABLE 1004.5) R-2 OCCUPANCY LOAD R-2 EGRESS REQUIRED (2019 CBC, 2020 CBC TABLE 1006.2.1) BLDG A 11,574 SF 200 SF 58 OCCUPANTS / 2 = 29 OCCUPANTS EXIT 2 MEANS OF EGRESS BLDG B 8,269 SF 200 SF 42 OCCUPANTS / 2 = 21 OCCUPANTS EXIT 2 MEANS OF EGRESS BLDG C 10,631 SF 200 SF 54 OCCUPANTS / 2 = 27 OCCUPANTS EXIT 2 MEANS OF EGRESS BUILDING A FIRST FLOOR SECOND FLOOR THIRD FLOOR TOTAL: 11,740 SF 11,574 SF 11,574 SF 34,888 SF BUILDING B FIRST FLOOR SECOND FLOOR THIRD FLOOR TOTAL: 8,430 SF 8,269 SF 8,269 SF 24,968 SF BUILDING C FIRST FLOOR SECOND FLOOR THIRD FLOOR TOTAL: 10,603 SF 10,631 SF 10.631 SF 31,965 SF GSPublisherVersion 0.53.100.3 NOT FOR CONSTRUCTION NO.ISSUES/REVISIONS DATE G1.00 Survey KEY PLAN STAMP: CONSULTANT: ALL DRAWINGS AND SPECIFICATIONS AREINSTRUMENTS OF SERVICE AND SHALL REMAIN THEPROPERTY OF THE DESIGN PROFESSIONAL. COPIESOF DRAWINGS AND SPECIFICATIONS RETAINED BY THECLIENT MAY BE UTILIZED ONLY FOR HIS USE AND FOROCCUPYING THE PROJECT FOR WHICH THEY WEREPREPARED, AND NOT FOR THE CONSTRUCTION OF ANYOTHER PROJECTS. ANY USE OR REPRODUCTION OFTHIS DRAWING IN WHOLE OR IN PART BY ANY MEANSWHATSOEVER IS STRICTLY PROHIBITED EXCEPT WITH 209 S MARKET ST 323.553.2376 INGLEWOOD , CA 90301 WRITTEN CONSENT OF A ER O COLLECTIVE 8/14/23ISSUE DATE GO URBAN DEVELOPMENT, LUIS GOMEZ, ONE WORLD TRADE CTR 8TH FLR LONG BEACH CA 90831 8/14/23 SITE DEVELOPMENT PERMIT 12/15/2022FLORA44155 JEFFERSON STLA QUINTA,CA 9225322006CITY SUBMITTAL JEFFERSON ST FRED WARING DRBLDG 4-6 BLDG 2-3 BLDG 1 BIKE LANE PARCEL 1 PARCEL 4 NOT A PART PARCEL 2 PARCEL 3 PARCEL 5 PARCEL 6 PARCEL 7 TRACT NO. 24197-3M.B. 308 / 41 - 442425262723222120WELL SITE LOT 1TRACT NO. 24197-1M.B. 308 / 51 - 53LOT "F"TRACT NO. 24197-3M.B. 308 / 41 - 44Engineering, Inc. Civil Engineering/Land Surveying/Land Planning GSPublisherVersion 0.53.100.3 NOT FOR CONSTRUCTION NO.ISSUES/REVISIONS DATE NNC1.10 Preliminary Grading Plan KEY PLAN STAMP: CONSULTANT: ALL DRAWINGS AND SPECIFICATIONS AREINSTRUMENTS OF SERVICE AND SHALL REMAIN THEPROPERTY OF THE DESIGN PROFESSIONAL. COPIESOF DRAWINGS AND SPECIFICATIONS RETAINED BY THECLIENT MAY BE UTILIZED ONLY FOR HIS USE AND FOROCCUPYING THE PROJECT FOR WHICH THEY WEREPREPARED, AND NOT FOR THE CONSTRUCTION OF ANYOTHER PROJECTS. ANY USE OR REPRODUCTION OFTHIS DRAWING IN WHOLE OR IN PART BY ANY MEANSWHATSOEVER IS STRICTLY PROHIBITED EXCEPT WITH 209 S MARKET ST 323.553.2376 INGLEWOOD , CA 90301 WRITTEN CONSENT OF A ER O COLLECTIVE 8/14/23ISSUE DATE GO URBAN DEVELOPMENT, LUIS GOMEZ, ONE WORLD TRADE CTR 8TH FLR LONG BEACH CA 90831 8/14/23 SITE DEVELOPMENT PERMITFLORA44155 JEFFERSON STLA QUINTA,CA 922532200612/15/2022CITY SUBMITTAL JEFFERSON ST FRED WARING DRBLDG 4-6 BLDG 2-3 BLDG 1GMPROPOSEDDUTCH BROSNOT FOR CONSTRUCTION GSPublisherVersion 0.53.100.3 NOT FOR CONSTRUCTION NO.ISSUES/REVISIONS DATE NNC2.10 Preliminary Utility Plan KEY PLAN STAMP: CONSULTANT: ALL DRAWINGS AND SPECIFICATIONS AREINSTRUMENTS OF SERVICE AND SHALL REMAIN THEPROPERTY OF THE DESIGN PROFESSIONAL. COPIESOF DRAWINGS AND SPECIFICATIONS RETAINED BY THECLIENT MAY BE UTILIZED ONLY FOR HIS USE AND FOROCCUPYING THE PROJECT FOR WHICH THEY WEREPREPARED, AND NOT FOR THE CONSTRUCTION OF ANYOTHER PROJECTS. ANY USE OR REPRODUCTION OFTHIS DRAWING IN WHOLE OR IN PART BY ANY MEANSWHATSOEVER IS STRICTLY PROHIBITED EXCEPT WITH 209 S MARKET ST 323.553.2376 INGLEWOOD , CA 90301 WRITTEN CONSENT OF A ER O COLLECTIVE 8/14/23ISSUE DATE GO URBAN DEVELOPMENT, LUIS GOMEZ, ONE WORLD TRADE CTR 8TH FLR LONG BEACH CA 90831 8/14/23 SITE DEVELOPMENT PERMITFLORA44155 JEFFERSON STLA QUINTA,CA 922532200612/15/2022CITY SUBMITTAL JEFFERSON ST FRED WARING DRBLDG 4-6 BLDG 2-3 BLDG 1GMPROPOSEDDUTCH BROSNOT FOR CONSTRUCTION GSPublisherVersion 0.53.100.3 NOT FOR CONSTRUCTION NO.ISSUES/REVISIONS DATE NNC3.10 Proposed Hydrology Map KEY PLAN STAMP: CONSULTANT: ALL DRAWINGS AND SPECIFICATIONS AREINSTRUMENTS OF SERVICE AND SHALL REMAIN THEPROPERTY OF THE DESIGN PROFESSIONAL. COPIESOF DRAWINGS AND SPECIFICATIONS RETAINED BY THECLIENT MAY BE UTILIZED ONLY FOR HIS USE AND FOROCCUPYING THE PROJECT FOR WHICH THEY WEREPREPARED, AND NOT FOR THE CONSTRUCTION OF ANYOTHER PROJECTS. ANY USE OR REPRODUCTION OFTHIS DRAWING IN WHOLE OR IN PART BY ANY MEANSWHATSOEVER IS STRICTLY PROHIBITED EXCEPT WITH 209 S MARKET ST 323.553.2376 INGLEWOOD , CA 90301 WRITTEN CONSENT OF A ER O COLLECTIVE 8/14/23ISSUE DATE GO URBAN DEVELOPMENT, LUIS GOMEZ, ONE WORLD TRADE CTR 8TH FLR LONG BEACH CA 90831 8/14/23 SITE DEVELOPMENT PERMITFLORA44155 JEFFERSON STLA QUINTA,CA 922532200612/15/2022CITY SUBMITTAL JEFFERSON ST FRED WARING DRBLDG 4-6 BLDG 2-3 BLDG 1LOADINGLOADINGHYBRIDPARKINGONLYHYBRIDPARKINGONLYGMPROPOSEDDUTCH BROS GSPublisherVersion 0.53.100.3 NOT FOR CONSTRUCTION NO.ISSUES/REVISIONS DATE NNC4.10 Tentative Tract Map KEY PLAN STAMP: CONSULTANT: ALL DRAWINGS AND SPECIFICATIONS AREINSTRUMENTS OF SERVICE AND SHALL REMAIN THEPROPERTY OF THE DESIGN PROFESSIONAL. COPIESOF DRAWINGS AND SPECIFICATIONS RETAINED BY THECLIENT MAY BE UTILIZED ONLY FOR HIS USE AND FOROCCUPYING THE PROJECT FOR WHICH THEY WEREPREPARED, AND NOT FOR THE CONSTRUCTION OF ANYOTHER PROJECTS. ANY USE OR REPRODUCTION OFTHIS DRAWING IN WHOLE OR IN PART BY ANY MEANSWHATSOEVER IS STRICTLY PROHIBITED EXCEPT WITH 209 S MARKET ST 323.553.2376 INGLEWOOD , CA 90301 WRITTEN CONSENT OF A ER O COLLECTIVE 8/14/23ISSUE DATE GO URBAN DEVELOPMENT, LUIS GOMEZ, ONE WORLD TRADE CTR 8TH FLR LONG BEACH CA 90831 8/14/23 SITE DEVELOPMENT PERMITFLORA44155 JEFFERSON STLA QUINTA,CA 922532200612/15/2022CITY SUBMITTAL JEFFERSON ST FRED WARING DRBLDG 4-6 BLDG 2-3 BLDG 1LOADINGLOADINGHYBRIDPARKINGONLYHYBRIDPARKINGONLYPROPOSEDDUTCH BROSPARCEL 4 P.M. NO. 36241 P.M.B. 235/1-7 NOT A PART PARCEL 1 P.M. NO. 36241 P.M.B. 235/1-7 NOT A PART PARCEL 3 P.M. NO. 36241 P.M.B. 235/1-7 NOT A PART PARCEL 5 P.M. NO. 36241 P.M.B. 235/1-7 NOT A PART PARCEL 2 P.M. NO. 36241 P.M.B. 235/1-7 NOT A PART WELL SITE NOT A PART LOT 1 TRACT NO. 24197-1 M.B. 303/51-53 NOT A PART LOT F TRACT NO. 24197-3 M.B. 308/41-44 NOT A PART TRACT NO. 24197-3M.B. 308/41-44NOT A PART20212425 26272322JEFFERSON STREET FRED WARING DR.LOT 1 119,877.12 SF 2.752 AC LOT 2 58,196.16 SF 1.336 AC LOT 3 44,126.28 SF 1.013 AC EASEMENT NOTES: LOT TABULATION: APNs: GENERAL PLAN DESIGNATION: EXISTING ZONING DESIGNATION: PROPOSED ZONING DESIGNATION: UTILITIES: ALTA/NSPS TABLE A ITEM NOTES: TITLE INFORMATION: RECORD OWNER: BENCHMARK: BASIS OF BEARINGS: NOTE: LEGAL DESCRIPTION: GSPublisherVersion 0.53.100.3 NOT FOR CONSTRUCTION NO.ISSUES/REVISIONS DATE NA0.00 Site Plan KEY PLAN STAMP: CONSULTANT: ALL DRAWINGS AND SPECIFICATIONS AREINSTRUMENTS OF SERVICE AND SHALL REMAIN THEPROPERTY OF THE DESIGN PROFESSIONAL. COPIESOF DRAWINGS AND SPECIFICATIONS RETAINED BY THECLIENT MAY BE UTILIZED ONLY FOR HIS USE AND FOROCCUPYING THE PROJECT FOR WHICH THEY WEREPREPARED, AND NOT FOR THE CONSTRUCTION OF ANYOTHER PROJECTS. ANY USE OR REPRODUCTION OFTHIS DRAWING IN WHOLE OR IN PART BY ANY MEANSWHATSOEVER IS STRICTLY PROHIBITED EXCEPT WITH 209 S MARKET ST 323.553.2376 INGLEWOOD , CA 90301 WRITTEN CONSENT OF A ER O COLLECTIVE 6/13/24ISSUE DATE GO URBAN DEVELOPMENT, LUIS GOMEZ, ONE WORLD TRADE CTR 8TH FLR LONG BEACH CA 90831 6/13/24 SITE DEVELOPMENT PERMITFLORA44155 JEFFERSON STLA QUINTA,CA 922532200612/15/2022CITY SUBMITTAL JEFFERSON ST FRED WARING DRBLDG 4-6 BLDG 2-3 BLDG 1 TOT LOT 2672 sq ft DN150'TO PROPERTY LINE AT JEFFERSON ST2 A0.10 3 A0.10 1 A0.10 ELEV#1 STAIR#1 STAIR#2 ELEV#2 STAIR#3 46.5' FS 46.4' FS 44.3' FS 43.0' FG 46.8' FS 47.6' FS 47.8' FS 48.0' FS 48.3' FS 48.7' FG 48.7' FG 49.2' FS 2x4" STEP 1x5" STEP 46.0' FS 5x6" STEP 47.1' FS 47.3' FS (46.0') FS3x5.25" STEP 47.0' FS 47.1' FS 46.9' FS 47.1' FS 47.1' FF 47.3' FF 2x4" STEP 2x4" STEP 49.4' FF 49.4' FF 49.4' FF 1x5" STEP 1x6" STEP 1x5" STEP1x5" STEP RETENTION BASIN RETENTION BASIN 40 STALLS 4 STALLSLOBBY ENTRANCE JEFFERSON STREET FRED WARING DRIVEPL PL PL PL PL PL CL103'-2" TO PL(30'-0" REQ SETBACK)130'-8"33'-10"26'33'-10"4'414'254'-7"140'-5"281'-11"290'156'14'16'10' 118'-1"88'-11"98'-2"206'-1"289'-8" 4'176'-10"4'-1"4'115'7'-9"122'-9"25'19'-6"15'-6" 60' 97'-2" 11'-5"16'-1"69'-8"137'-4"25'-9"163'-1"86'-1" 62'-6"11'79'-1"24'27'-2" 73'-6"130'-2"125'20'-10"74'18'36' 128' 15'-5"9'-4" 24'-9"10'35'45'19'27'19'19'28'38' 19'34'-10"19' 19'26'27'-6"27'-8"26'28'-6"19' TYP.26'-1"19'571'-11"801'541'253'-11"60'-7"357'-6"418'-1"148'-10"162'-3"38'-9"102'-3"43'-10" 83'-10"78'-4" 18'-11"141'4'93'-8"26'-6"19' TYP.9'TYP.9' TYP.9'TYP.9'TYP.9'TYP. 9'TYP. 68'-6" TO ADJ1-STORY RES 9'TYP. 19' TYP.26' 41'-5" TO PL(30'-0" REQ SETBACK)85'-1"84'-9" TO PL(30'-0" REQ SETBACK)LOADINGZONE TOT LOT 1657 sq ft PICNICAREA105 sq ft DC MA_PB DC MA_PB 46.1' FS 46.4' FS 47.0' FS 48.2' FS 47.1' FS 47.1' FS 47.1' FS 47.3' FS 47.6' FS 48.7' FG 41 1 1 1 1 15 2 2 2 2 1 1 5 5 5 5 6 6 6 10 11 6 6 13 13 13 3 77 8 9 9 9 3 3 3 3 6 12 1313 13 13 13 13 13 14 14 14 14 14 13 13 13 13 6 13 13136 13 16 17 16 17 13 17 4 2 17 6 48.2' FS 47.8' FS 2x6" STEP 47.0' FS 47.1' FS 47.1' FS 46.4' FG 49.4' FF 49.3' FS 2x5" STEP 2x6" STEP 3 3 3 3 2x6" STEP (PARCEL 7) TOWNHOUSES BLDG 3 - 3 STORY TOWNHOUSES BLDG 1 (PARCEL 6) 3 STORY APARTMENTS N.A.P. N.A.P.N.A.P.13 STALLS(COVERED) 15 STALLS(COVERED) 12 STALLS(COVERED) 20 STALLS(COVERED)3 STALLS(COVERED) 18 STALLS(COVERED)LOBBYENTRANCEPEDESTRIANENTRANCEBLDG 5 2 STORY BLDG 6 2 STORY 2 STORY 2 STORY 3 STORY N.A.P. 8 STALLS(COVERED)2 STALLS(UNCOVERED) BLDG 2 - 3 STORY TOWNHOUSES BLDG 4 6 STALLS(COVERED) 44125 JEFFERSON ST (PARCEL 3) 1 STORY - 28.8' HT NOT A PART PL 44155 JEFFERSON ST (PARCEL 4) 1 STORY NOT A PART 44075 JEFFERSON ST (PARCEL 1) 1 STORY - 23.3' HT NOT A PART 44025 JEFFERSON ST (PARCEL 2) 1 STORY - 24.8' HT NOT A PART 44155 JEFFERSON ST (PARCEL 5) 1 STORY - 28.8' HT NOT A PART R-1 79966 R-1 79952 R-1 79938 R-1 79924 R-1 79910 R-1 79996 R-1 79982 9 STALLS(COVERED) PLANNING AND ZONING DATA OPEN SPACE SUMMARY PARKING SUMMARY ZONING DISTRICT CN GENERAL PLAN LAND USE NEIGHBORHOOD COMMERCIAL CURRENT SPECIFIC PLAN AREA JEFFERSON SQUARE SPECIFIC PROPOSED SPECIFIC PLAN AREA OVERLAY MIXED USE OVERLAY SB 35 ELIGIBILITY YES GROSS SITE AREA 222,156 SF 5.1 ACRE NET SITE AREA 222,156 SF 5.1 ACRE MINIMUM LOT AREA 43,560 SF (1 ACRE, SP2002-062 TBL 6) MAXIMUM LOT COVERAGE 133,294 SF 60% NET LOT AREA (SP2002-062 TBL 6) DENSITY ALLOWED (FOR BONUS) 122.4 UNITS MIN 12 DU/ACRE. MAX 24 DU/ACRE SETBACKS (SP2002-062 TBL 6) BUILDING SETBACKS REQUIRED PROPOSED JEFFERSON ST 30'-0"102'-11" FRED WARING DR 30'-0"427'-6" INTERIOR PROPERTY LINES 0'-0"0'-0" ADJACENT 1 STORY NEIGHBOR 70'-0" *70'-0" LQMC 9.60.300 ANY STRUCTURE WITHIN 70'-0" OF AN EXISTING 1 STORY RESIDENCE WITHIN AN ADJACENT SUBDIVISION SHALL BE LIMITED TO ONE STORY LANDSCAPE SETBACKS REQUIRED PROPOSED JEFFERSON ST 20'-0"97'-3" FRED WARING DR 20'-0"374'-5" OPEN SPACE/PARK DISTRICTS 5'-0" MIN 50'-0" RESIDENTIAL AREAS 15'-0"31'-8" HEIGHT AND STORIES (SP2002-062 TBL 6) ALLOWED PROPOSED BUILDING HEIGHT 43'-9" 43'-9" ARCH APPENDAGES ALLOWABLE UP TO 48'-0" BUILDING STORIES 3 HEIGHT WITHIN 150' OF JEFFERSON ST 28'-0" 28'-0" ARCH APPENDAGES ALLOWABLE UP TO 36'-0" STORIES WITHIN 150' OF JEFFERSON ST 2 (SP2002-062 TBL 6) MIN COMMON OPEN AREA: 20% NET ACREAGE, EXCLUDING PARKING AREAS COMMON OPEN SPACE EXCLUDES LANDSCAPE SETBACKS, AREA DEDICATED TO STORMWATER RETENTION (ABOVE AND BELOW-GROUND). COMMON OPEN AREA SHALL CONSIST OF PASSIVE LANDSCAPED AND ACTIVE RECREATION AREA RIGHTS-OF-WAY, PARKING AREAS, PRIVATE PATIOS, PRIVATE YARDS AND SLOPES STEEPER THAN TWENTY PERCENT (20%) SHALL NOT COUNT TOWARD THE COMMON OPEN AREA REQUIREMENT. NET ACREAGE 222,156 PARKING AREA (SEE BELOW FOR CALCULATION)95,571 SEE "PARKING AREA" ON THIS SHEET FOR CALC TOTAL ACREAGE 126,585 PRIVATE OPEN SPACE BLDG 1 BLDG 2 BLDG 3 TOTAL 1ST FLOOR 1891 853 1554 4,298 2ND FLOOR 1891 853 1554 4,298 (APPROX) 3RD FLOOR 1891 853 500 3,244 (APPROX) (APPROX) COMMON OPEN SPACE AREA (SF) COURTYARD 7,782 PLAZA 1,904 DOG RUN 2,247 EXCLUDES 15' LANDSCAPE SETBACK GYM 1,125 COMMUNITY ROOM 1,339 LOBBY AND COWORKING 2,161 ADDITIONAL LANDSCAPED AREA RETENTION BASIN 7,416 SITE LANDSCAPE 12,580 28.88%> 25,317 REQUIRED=OK * SEE G0.03 FOR OPEN SPACE DIAGRAMS (SP2002-062 TBL 6) MIN OFF-STREET PARKING REQUIREMENT STUDIO AND 1-BR: 1 COVERED SPACE PLUS 0.5 GUEST SPACES PER UNIT TWO- AND 3-BR: 2 COVERED SPACES PLUS 0.5 GUEST SPACES PER UNIT FOUR OR MORE BR: 3 COVERED SPACES PLUS 0.5 COVERED SPACES PER EACH BR OVER THREE, PLUS 0.5 GUEST SPACES PER UNIT COVERED RESIDENTIAL PARKING REQUIRED UNIT TYPE NUMBER OF UNITS SPACES / UNIT SPACES STUDIO 0 1.0 0 1 BEDROOM 42 1.0 42 2 BEDROOM 28 2.0 56 3 BEDROOM 18 2.0 36 SPACES GUEST PARKING REQUIRED NUMBER OF UNITS SPACES / UNIT 88 0.5 44 SPACES ACCESSIBLE PARKING REQUIRED RESIDENTIAL STALLS 2%3 (ASSIGNED PARKING PER - CBC11A 1109A.4) GUEST PARKING 5% (CBC 1109A.5)3 SPACES PARKING PROVIDED: ACCESSIBLE SPACES 6 COVERED RESIDENTIAL STALLS 134 SPACES GUEST PARKING STALLS 44 REQUIRED OPEN SPACE PLAN SP2002-062 LQ MC 9.140.090 LOT COVERAGE PROPOSED 42,327 SF DENSITY PROPOSED 88 UNITS 17.25 DU / ACRE 3 2 TOTAL REQUIRED OPEN SPACE 20%25,317 SF TOTAL PRIVATE OPEN SPACE 5673 2559 3608 11,840 TOTAL COMMON OPEN SPACE 36,554 TOTAL REQUIRED RESIDENTIAL PARKING SPACES 134 TOTAL REQUIRED GUEST PARKING SPACES 44 TOTAL REQUIRED ACCESSIBLE SPACES 6 TOTAL PARKING REQUIRED 178 TOTAL PROVIDED RESIDENTIAL PARKING 178 SPACES PLANNING AND ZONING DATA OPEN SPACE SUMMARY PARKING SUMMARY ZONING DISTRICT CN GENERAL PLAN LAND USE NEIGHBORHOOD COMMERCIAL CURRENT SPECIFIC PLAN AREA JEFFERSON SQUARE SPECIFIC PROPOSED SPECIFIC PLAN AREA OVERLAY MIXED USE OVERLAY SB 35 ELIGIBILITY YES GROSS SITE AREA 222,156 SF 5.1 ACRE NET SITE AREA 222,156 SF 5.1 ACRE MINIMUM LOT AREA 43,560 SF (1 ACRE, SP2002-062 TBL 6) MAXIMUM LOT COVERAGE 133,294 SF 60% NET LOT AREA (SP2002-062 TBL 6) DENSITY ALLOWED (FOR BONUS) 122.4 UNITS MIN 12 DU/ACRE. MAX 24 DU/ACRE SETBACKS (SP2002-062 TBL 6) BUILDING SETBACKS REQUIRED PROPOSED JEFFERSON ST 30'-0"102'-11" FRED WARING DR 30'-0"427'-6" INTERIOR PROPERTY LINES 0'-0"0'-0" ADJACENT 1 STORY NEIGHBOR 70'-0" *70'-0" LQMC 9.60.300 ANY STRUCTURE WITHIN 70'-0" OF AN EXISTING 1 STORY RESIDENCE WITHIN AN ADJACENT SUBDIVISION SHALL BE LIMITED TO ONE STORY LANDSCAPE SETBACKS REQUIRED PROPOSED JEFFERSON ST 20'-0"97'-3" FRED WARING DR 20'-0"374'-5" OPEN SPACE/PARK DISTRICTS 5'-0" MIN 50'-0" RESIDENTIAL AREAS 15'-0"31'-8" HEIGHT AND STORIES (SP2002-062 TBL 6) ALLOWED PROPOSED BUILDING HEIGHT 43'-9" 43'-9" ARCH APPENDAGES ALLOWABLE UP TO 48'-0" BUILDING STORIES 3 HEIGHT WITHIN 150' OF JEFFERSON ST 28'-0" 28'-0" ARCH APPENDAGES ALLOWABLE UP TO 36'-0" STORIES WITHIN 150' OF JEFFERSON ST 2 (SP2002-062 TBL 6) MIN COMMON OPEN AREA: 20% NET ACREAGE, EXCLUDING PARKING AREAS COMMON OPEN SPACE EXCLUDES LANDSCAPE SETBACKS, AREA DEDICATED TO STORMWATER RETENTION (ABOVE AND BELOW-GROUND). COMMON OPEN AREA SHALL CONSIST OF PASSIVE LANDSCAPED AND ACTIVE RECREATION AREA RIGHTS-OF-WAY, PARKING AREAS, PRIVATE PATIOS, PRIVATE YARDS AND SLOPES STEEPER THAN TWENTY PERCENT (20%) SHALL NOT COUNT TOWARD THE COMMON OPEN AREA REQUIREMENT. NET ACREAGE 222,156 PARKING AREA (SEE BELOW FOR CALCULATION)95,571 SEE "PARKING AREA" ON THIS SHEET FOR CALC TOTAL ACREAGE 126,585 PRIVATE OPEN SPACE BLDG 1 BLDG 2 BLDG 3 TOTAL 1ST FLOOR 1891 853 1554 4,298 2ND FLOOR 1891 853 1554 4,298 (APPROX) 3RD FLOOR 1891 853 500 3,244 (APPROX) (APPROX) COMMON OPEN SPACE AREA (SF) COURTYARD 7,782 PLAZA 1,904 DOG RUN 2,247 EXCLUDES 15' LANDSCAPE SETBACK GYM 1,125 COMMUNITY ROOM 1,339 LOBBY AND COWORKING 2,161 ADDITIONAL LANDSCAPED AREA RETENTION BASIN 7,416 SITE LANDSCAPE 12,580 28.88%> 25,317 REQUIRED=OK * SEE G0.03 FOR OPEN SPACE DIAGRAMS (SP2002-062 TBL 6) MIN OFF-STREET PARKING REQUIREMENT STUDIO AND 1-BR: 1 COVERED SPACE PLUS 0.5 GUEST SPACES PER UNIT TWO- AND 3-BR: 2 COVERED SPACES PLUS 0.5 GUEST SPACES PER UNIT FOUR OR MORE BR: 3 COVERED SPACES PLUS 0.5 COVERED SPACES PER EACH BR OVER THREE, PLUS 0.5 GUEST SPACES PER UNIT COVERED RESIDENTIAL PARKING REQUIRED UNIT TYPE NUMBER OF UNITS SPACES / UNIT SPACES STUDIO 0 1.0 0 1 BEDROOM 42 1.0 42 2 BEDROOM 28 2.0 56 3 BEDROOM 18 2.0 36 SPACES GUEST PARKING REQUIRED NUMBER OF UNITS SPACES / UNIT 88 0.5 44 SPACES ACCESSIBLE PARKING REQUIRED RESIDENTIAL STALLS 2%3 (ASSIGNED PARKING PER - CBC11A 1109A.4) GUEST PARKING 5% (CBC 1109A.5)3 SPACES PARKING PROVIDED: ACCESSIBLE SPACES 6 COVERED RESIDENTIAL STALLS 134 SPACES GUEST PARKING STALLS 44 REQUIRED OPEN SPACE PLAN SP2002-062 LQ MC 9.140.090 LOT COVERAGE PROPOSED 42,327 SF DENSITY PROPOSED 88 UNITS 17.25 DU / ACRE 3 2 TOTAL REQUIRED OPEN SPACE 20%25,317 SF TOTAL PRIVATE OPEN SPACE 5673 2559 3608 11,840 TOTAL COMMON OPEN SPACE 36,554 TOTAL REQUIRED RESIDENTIAL PARKING SPACES 134 TOTAL REQUIRED GUEST PARKING SPACES 44 TOTAL REQUIRED ACCESSIBLE SPACES 6 TOTAL PARKING REQUIRED 178 TOTAL PROVIDED RESIDENTIAL PARKING 178 SPACES 1. TEMPORARY PEDESTRIAN PROTECTION SHALL BE PROVIDED AS REQUIRED 2. PROVIDE CLEAR ACCESS AT GRADE IN FRONT OF EMERGENCY ESCAPE WINDOW FROM EVERY SLEEPING ROOM BELOW THE FOURTH STORY 3. REFER TO CIVIL DRAWINGS FOR UTILITIES AND SITEWORK 4. REFER TO CIVIL DRAWINGS FOR BUILDING PLACEMENT ON SITE 5. CONSTRUCTION WASTE TO BE HANDLED BY A CERTIFIED HAULER 6. GENERAL CONTRACTOR, FRAMING CONTRACTOR, AND SCAFFOLDING CONTRACTOR REQUIRED TO OBTAIN CA OSHA PERMITS PRIOR TO COMMENCEMENT OF WORK PROPOSED BUILDINGS (E) ADJACENT BUILDING SIDEWALK STREET ACCESSIBLE CROSSWALK (E) SOFTSCAPE VERTICAL CIRCULATION PATIO / COURTYARD ACCENT PAVER, PER LANDSCAPE DWGS PLANTING AREA, PER LANDSCAPE DWGS PROPERTY LINE LOT LINE CARPORT TRANSFORMER AT GRADE W/ BOLLARDS FIRE HYDRANT FDC AND PIV PER CIVIL DWGS (E) TRASH ENCLOSURE PLAZA LOW WALLS, PER LANDSCAPE DWGS STORM DRAIN, PER CIVIL DWGS MONUMENT SIGNAGE UNDER SEPARATE SUBMITTAL TURNING RADIUS ADA SIDEWALK CURB RAMP, PER CIVIL DWGS BLDG FDC CONNECTION PUBLIC PARK CONNECTION FIRE BACK FLOW PREVENTER AND WATER METER DOMESTIC BACK FLOW PREVENTER AND WATER METER SCALE: 1" = 30'1Site Plan 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 KEYNOTES LEGENDGENERAL NOTES PARKING SUMMARY 136 180 GSPublisherVersion 0.53.100.3 NOT FOR CONSTRUCTION NO.ISSUES/REVISIONS DATE NA0.10 Site Elevations KEY PLAN STAMP: CONSULTANT: ALL DRAWINGS AND SPECIFICATIONS AREINSTRUMENTS OF SERVICE AND SHALL REMAIN THEPROPERTY OF THE DESIGN PROFESSIONAL. COPIESOF DRAWINGS AND SPECIFICATIONS RETAINED BY THECLIENT MAY BE UTILIZED ONLY FOR HIS USE AND FOROCCUPYING THE PROJECT FOR WHICH THEY WEREPREPARED, AND NOT FOR THE CONSTRUCTION OF ANYOTHER PROJECTS. ANY USE OR REPRODUCTION OFTHIS DRAWING IN WHOLE OR IN PART BY ANY MEANSWHATSOEVER IS STRICTLY PROHIBITED EXCEPT WITH 209 S MARKET ST 323.553.2376 INGLEWOOD , CA 90301 WRITTEN CONSENT OF A ER O COLLECTIVE 8/14/23ISSUE DATE GO URBAN DEVELOPMENT, LUIS GOMEZ, ONE WORLD TRADE CTR 8TH FLR LONG BEACH CA 90831 8/14/23 SITE DEVELOPMENT PERMITFLORA44155 JEFFERSON STLA QUINTA,CA 922532200612/15/2022CITY SUBMITTAL JEFFERSON ST FRED WARING DRBLDG 4-6 BLDG 2-3 BLDG 141'-10 1/2"BLDG 1: PROPOSED APARTMENT BUILDING EXISTING COMMERCIAL BUILDING EXISTING COMM. NOT A PART PL BLDG 3: PROPOSED TOWNHOMES BLDG 4: PROPOSED TOWNHOMES BLDG 6: PROPOSED TOWNHOMES EXISTING RESIDENTIAL NOT A PART EXISTING COMMERCIAL BUILDING EXISTING COMMERCIAL BUILDING PL PL SCALE: 1/16" = 1'-0"1East Elevation along Interior Street SCALE: 1/16" = 1'-0"2East Elevation along Jefferson St SCALE: 1/16" = 1'-0"3North Elevation along Fred Warring Dr KEYNOTES LEGENDGENERAL NOTES GSPublisherVersion 0.53.100.3 NOT FOR CONSTRUCTION NO.ISSUES/REVISIONS DATE NA1.11 Bldg 1: 1st Floor Plan KEY PLAN STAMP: CONSULTANT: ALL DRAWINGS AND SPECIFICATIONS AREINSTRUMENTS OF SERVICE AND SHALL REMAIN THEPROPERTY OF THE DESIGN PROFESSIONAL. COPIESOF DRAWINGS AND SPECIFICATIONS RETAINED BY THECLIENT MAY BE UTILIZED ONLY FOR HIS USE AND FOROCCUPYING THE PROJECT FOR WHICH THEY WEREPREPARED, AND NOT FOR THE CONSTRUCTION OF ANYOTHER PROJECTS. ANY USE OR REPRODUCTION OFTHIS DRAWING IN WHOLE OR IN PART BY ANY MEANSWHATSOEVER IS STRICTLY PROHIBITED EXCEPT WITH 209 S MARKET ST 323.553.2376 INGLEWOOD , CA 90301 WRITTEN CONSENT OF A ER O COLLECTIVE 6/13/24ISSUE DATE GO URBAN DEVELOPMENT, LUIS GOMEZ, ONE WORLD TRADE CTR 8TH FLR LONG BEACH CA 90831 6/13/24 SITE DEVELOPMENT PERMITFLORA44155 JEFFERSON STLA QUINTA,CA 922532200612/15/2022CITY SUBMITTAL JEFFERSON ST FRED WARING DRBLDG 4-6 BLDG 2-3 BLDG 1UPDW 19'6'9'TYP9'TYP10"10"9'TYP19'TYP38'-4"25'25'25'25'12'-4"26'-2"19'12' 8'-10"12'10'-5"10'-4"10'-4"8'-5" 9'-6" 10'-5"TYP 36'-10"36'-6"16'25'25'36'-6"39'36'-6"36'-6"36'-6"21'-3"20'-7"34'-10" 225'-2"175'-10"9'TYP 9'TYP 176'-10"5'-4"1 A2.12 2 A2.11 1 A2.112 A2.12 49.4' FF 49.4' FF 49.4' FF 49.2' FG BLDG 1 3 STORY APARTMENTS OPEN TOABOVE SIDEWALK OPEN TO SKY PLAZA A:1,904 sq ft COURTYARD SEE LS DWGS A:7,779 sq ft POOL EQUIP A:376 sq ft ELEC / MPOE A:472 sq ft BIKE RM A:280 sq ft TRASH / REC A:325 sq ftCORRIDOR 2 A:1,229 sq ft CORRIDOR 4 A:589 sq ft COR 1 A:676 sq ft UTILITY A:65 sq ft COWORKING A:748 sq ft OFFICES A:263 sq ft MAIL / PKG A:265 sq ft MAIN LOBBY A:871 sq ft FIRE RISER CLOSET A:16 sq ft COMMUNITY RM A:1,125 sq ft RESTROOM A:107 sq ft RESTROOM A:107 sq ft GYM A:937 sq ft CORRIDOR 3 A:520 sq ft UNIT B2 A:752 sq ft UNIT B2 A:752 sq ft UNIT B1 A:697 sq ft UNIT B1 A:697 sq ft UNIT B1 A:697 sq ft UNIT B1 A:697 sq ft UNIT B2 A:752 sq ft UNIT B2 A:752 sq ft UNIT B1 A:692 sq ft UNIT B2 A:752 sq ft REAR LOBBY A:475 sq ft ELEV #2 STAIR #2 UNIT C1 A:1,063 sq ft UNIT C1 A:1,063 sq ft UNIT C1 A:1,063 sq ftUNIT C2 A:1,238 sq ft STAIR #1 ELEV #1 UNIT C1 A:1,063 sq ft UNIT C2* A:1,227 sq ft UNIT C1 A:1,059 sq ft STAIR #3 UNIT B1 A:699 sq ft UNIT B4 A:684 sq ft UNIT B3 A:635 sq ft UNIT B3 A:635 sq ft COR 5 A:188 sq ftUP F 42' 19'TYP 9'-8" 8'-5"8'-3"TYP8'-11"10'8'-5"10'8'-11"10'-4"10'-4"10'8'-6"10'8'-11"10'-1"8'-5"10'10'8'-11" 8'-11"10'-3"10'-3"8'-5" 39'-1"36'-6"36'-6"36'-6"36'-6"22'-9" LOADINGZONEMA_PB 49.2' FS 2 8 8 8 6 3 3 5 7 7 7 9 8 10 10 10 10 10 10 10 10 4 9 1 9 N.A.P.15 STALLS(COVERED) 12 STALLS(COVERED) 18 STALLS(COVERED) 8 STALLS(COVERED)2 STALLS(UNCOVERED) 6 STALLS(COVERED) 9 STALLS(COVERED) LANDSCAPED POOL AREA, SEE LANDSCAPE DWGS LOT LINE ELEVATOR PER MFG SPECS EXTERIOR HALLWAY PLAZA, PER LANDSCAPE DWGS RESIDENT PACKAGE LOCKERS AWNING ABOVE SHOWN DASHED, TYP CARPORT SUPPORT STRUCTURE TYP LOW WALL, PER LANDSCAPE DWGS FIRE LANDING PAD 36"X60" 1. TEMPORARY PEDESTRIAN PROTECTION SHALL BE PROVIDED AS REQUIRED 2. PROVIDE CLEAR ACCESS AT GRADE IN FRONT OF EMERGENCY ESCAPE WINDOW FROM EVERY SLEEPING ROOM BELOW THE FOURTH STORY 3. REFER TO CIVIL DRAWINGS FOR UTILITIES AND SITEWORK 4. REFER TO CIVIL DRAWINGS FOR BUILDING PLACEMENT ON SITE 5. CONSTRUCTION WASTE TO BE HANDLED BY A CERTIFIED HAULER 6. GENERAL CONTRACTOR, FRAMING CONTRACTOR, AND SCAFFOLDING CONTRACTOR REQUIRED TO OBTAIN CA OSHA PERMITS PRIOR TO COMMENCEMENT OF WORK WALL LOW WALL (E) ADJACENT BUILDING SIDEWALK STREET ACCESSIBLE CROSSWALK (E) SOFTSCAPE PATIO / COURTYARD ACCENT PAVER, PER LANDSCAPE DWGS PLANTING AREA, PER LANDSCAPE DWGS SCALE: 1" = 10'1Bldg 1 - 1st Floor 2 3 4 5 6 7 1 8 9 10 KEYNOTES LEGENDGENERAL NOTES GSPublisherVersion 0.53.100.3 NOT FOR CONSTRUCTION NO.ISSUES/REVISIONS DATE NA1.12 Bldg 1: 2nd Floor Plan KEY PLAN STAMP: CONSULTANT: ALL DRAWINGS AND SPECIFICATIONS AREINSTRUMENTS OF SERVICE AND SHALL REMAIN THEPROPERTY OF THE DESIGN PROFESSIONAL. COPIESOF DRAWINGS AND SPECIFICATIONS RETAINED BY THECLIENT MAY BE UTILIZED ONLY FOR HIS USE AND FOROCCUPYING THE PROJECT FOR WHICH THEY WEREPREPARED, AND NOT FOR THE CONSTRUCTION OF ANYOTHER PROJECTS. ANY USE OR REPRODUCTION OFTHIS DRAWING IN WHOLE OR IN PART BY ANY MEANSWHATSOEVER IS STRICTLY PROHIBITED EXCEPT WITH 209 S MARKET ST 323.553.2376 INGLEWOOD , CA 90301 WRITTEN CONSENT OF A ER O COLLECTIVE 6/13/24ISSUE DATE GO URBAN DEVELOPMENT, LUIS GOMEZ, ONE WORLD TRADE CTR 8TH FLR LONG BEACH CA 90831 6/13/24 SITE DEVELOPMENT PERMITFLORA44155 JEFFERSON STLA QUINTA,CA 922532200612/15/2022CITY SUBMITTAL JEFFERSON ST FRED WARING DRBLDG 4-6 BLDG 2-3 BLDG 1 DNUP 1 A2.12 2 A2.11 1 A2.112 A2.12 38'-4"25'25'25'25'12'-4"26'-2"36'-10"36'-6"16'25'25'36'-6"39'36'-6"36'-6"36'-6"21'-3"20'-7"34'-10" 225'-2"175'-10"OPEN TOLOBBYBELOW OPEN TO SKY CORRIDOR 2 A:1,229 sq ft CORRIDOR 1 A:1,258 sq ft UNIT B2 A:752 sq ft UNIT B2 A:752 sq ft UNIT B2 A:752 sq ft UNIT B2 A:752 sq ft UNIT B1 A:692 sq ft UNIT B2 A:752 sq ft CORRIDOR 3 A:1,078 sq ft REAR LOBBY A:475 sq ft ELEV #2 STAIR #2 TRASH RM A:164 sq ft UNIT C1 A:1,063 sq ft UNIT C1 A:1,063 sq ft UNIT C1 A:1,063 sq ft UNIT C1 A:1,063 sq ft UNIT C2 A:1,238 sq ft UNIT C3 A:1,173 sq ft UTILITY A:195 sq ft STAIR #1 ELEV #1 UNIT C1 A:1,063 sq ft UNIT C1 A:1,063 sq ft UNIT C1 A:1,063 sq ft UNIT C2* A:1,227 sq ft UNIT C1 A:1,059 sq ft STAIR #3 UNIT B1 A:697 sq ft UNIT B1 A:697 sq ft UNIT B1 A:697 sq ft UNIT B1 A:697 sq ft UNIT B1 A:699 sq ft UNIT B4 A:684 sq ft UNIT B3 A:635 sq ft UNIT B3 A:635 sq ft 39'-1"36'-6"36'-6"36'-6"36'-6"22'-9" 3 3 3 444 4 4 4 4 4 4 4 4 4 4 4 4 4 4 4 4 4 4 4 2 5 5 1 4 4 4 BLDG 1 3 STORY APARTMENTSCARPORTROOF CARPORTROOFCARPORT ROOF ROOF BELOW COURTYARD BELOW PL CARPORT ROOF CARPORTROOFCARPORTROOFDOUBLE HEIGHT LOBBY LOT LINE AWNING BELOW BALCONY ELEVATOR PER MFG SPECS 1. TEMPORARY PEDESTRIAN PROTECTION SHALL BE PROVIDED AS REQUIRED 2. PROVIDE CLEAR ACCESS AT GRADE IN FRONT OF EMERGENCY ESCAPE WINDOW FROM EVERY SLEEPING ROOM BELOW THE FOURTH STORY 3. REFER TO CIVIL DRAWINGS FOR UTILITIES AND SITEWORK 4. REFER TO CIVIL DRAWINGS FOR BUILDING PLACEMENT ON SITE 5. CONSTRUCTION WASTE TO BE HANDLED BY A CERTIFIED HAULER 6. GENERAL CONTRACTOR, FRAMING CONTRACTOR, AND SCAFFOLDING CONTRACTOR REQUIRED TO OBTAIN CA OSHA PERMITS PRIOR TO COMMENCEMENT OF WORK WALL LOW WALL (E) ADJACENT BUILDING BALCONY TILE ROOF FLAT ROOF SCALE: 1" = 10'1Bldg 1 - 2nd Floor 2 3 4 1 5 KEYNOTES LEGENDGENERAL NOTES GSPublisherVersion 0.53.100.3 NOT FOR CONSTRUCTION NO.ISSUES/REVISIONS DATE NA1.13 Bldg 1: 3rd Floor Plan KEY PLAN STAMP: CONSULTANT: ALL DRAWINGS AND SPECIFICATIONS AREINSTRUMENTS OF SERVICE AND SHALL REMAIN THEPROPERTY OF THE DESIGN PROFESSIONAL. COPIESOF DRAWINGS AND SPECIFICATIONS RETAINED BY THECLIENT MAY BE UTILIZED ONLY FOR HIS USE AND FOROCCUPYING THE PROJECT FOR WHICH THEY WEREPREPARED, AND NOT FOR THE CONSTRUCTION OF ANYOTHER PROJECTS. ANY USE OR REPRODUCTION OFTHIS DRAWING IN WHOLE OR IN PART BY ANY MEANSWHATSOEVER IS STRICTLY PROHIBITED EXCEPT WITH 209 S MARKET ST 323.553.2376 INGLEWOOD , CA 90301 WRITTEN CONSENT OF A ER O COLLECTIVE 6/13/24ISSUE DATE GO URBAN DEVELOPMENT, LUIS GOMEZ, ONE WORLD TRADE CTR 8TH FLR LONG BEACH CA 90831 6/13/24 SITE DEVELOPMENT PERMITFLORA44155 JEFFERSON STLA QUINTA,CA 922532200612/15/2022CITY SUBMITTAL JEFFERSON ST FRED WARING DRBLDG 4-6 BLDG 2-3 BLDG 1 DOWNUP 1 A2.12 2 A2.11 1 A2.112 A2.12 38'-4"25'25'25'25'38'-6"36'-10"36'-6"16'25'25'36'-6"39'36'-6"36'-6"36'-6"21'-3"20'-7"34'-10" 225'-2"175'-10"OPEN TO SKY CORRIDOR 2 A:1,229 sq ft CORRIDOR 1 A:1,258 sq ft UNIT B2 A:752 sq ft UNIT B2 A:752 sq ft UNIT B2 A:752 sq ft UNIT B2 A:752 sq ft UNIT B1 A:692 sq ft UNIT B2 A:752 sq ft CORRIDOR 3 A:1,078 sq ft REAR LOBBY A:475 sq ft ELEV #2 STAIR #2 TRASH RM A:164 sq ft UNIT C1 A:1,063 sq ft UNIT C1 A:1,063 sq ftUNIT C1 A:1,063 sq ft UNIT C1 A:1,063 sq ftUNIT C2 A:1,238 sq ft UNIT C3 A:1,173 sq ft UTILITY A:195 sq ft STAIR #1 ELEV #1 UNIT C1 A:1,063 sq ft UNIT C1 A:1,063 sq ft UNIT C1 A:1,063 sq ft UNIT C2* A:1,227 sq ft UNIT C1 A:1,059 sq ft STAIR #3 UNIT B1 A:697 sq ft UNIT B1 A:697 sq ft UNIT B1 A:697 sq ft UNIT B1 A:697 sq ft UNIT B1 A:699 sq ft UNIT B4 A:684 sq ft UNIT B3 A:635 sq ft UNIT B3 A:635 sq ft 39'-1"36'-6"36'-6"36'-6"36'-6"22'-9" 444 4 4 4 4 4 4 4 4 4 4 4 4 4 4 4 4 4 4 4 4 4 4 2 5 5 1 ROOF BELOW ROOF PL BLDG 1 3 STORY APARTMENTS 1. TEMPORARY PEDESTRIAN PROTECTION SHALL BE PROVIDED AS REQUIRED 2. PROVIDE CLEAR ACCESS AT GRADE IN FRONT OF EMERGENCY ESCAPE WINDOW FROM EVERY SLEEPING ROOM BELOW THE FOURTH STORY 3. REFER TO CIVIL DRAWINGS FOR UTILITIES AND SITEWORK 4. REFER TO CIVIL DRAWINGS FOR BUILDING PLACEMENT ON SITE 5. CONSTRUCTION WASTE TO BE HANDLED BY A CERTIFIED HAULER 6. GENERAL CONTRACTOR, FRAMING CONTRACTOR, AND SCAFFOLDING CONTRACTOR REQUIRED TO OBTAIN CA OSHA PERMITS PRIOR TO COMMENCEMENT OF WORK WALL LOW WALL (E) ADJACENT BUILDING BALCONY TILE ROOF FLAT ROOF LANDSCAPED COURTYARD BELOW LOT LINE AWNING BELOW BALCONY ELEVATOR PER MFG SPECS SCALE: 1" = 10'1Bldg 1 - 3rd Floor 2 3 4 1 5 GENERAL NOTES LEGENDKEYNOTES GSPublisherVersion 0.53.100.3 NOT FOR CONSTRUCTION NO.ISSUES/REVISIONS DATE NA1.14 Bldg 1: Roof Plan KEY PLAN STAMP: CONSULTANT: ALL DRAWINGS AND SPECIFICATIONS AREINSTRUMENTS OF SERVICE AND SHALL REMAIN THEPROPERTY OF THE DESIGN PROFESSIONAL. COPIESOF DRAWINGS AND SPECIFICATIONS RETAINED BY THECLIENT MAY BE UTILIZED ONLY FOR HIS USE AND FOROCCUPYING THE PROJECT FOR WHICH THEY WEREPREPARED, AND NOT FOR THE CONSTRUCTION OF ANYOTHER PROJECTS. ANY USE OR REPRODUCTION OFTHIS DRAWING IN WHOLE OR IN PART BY ANY MEANSWHATSOEVER IS STRICTLY PROHIBITED EXCEPT WITH 209 S MARKET ST 323.553.2376 INGLEWOOD , CA 90301 WRITTEN CONSENT OF A ER O COLLECTIVE 6/13/24ISSUE DATE GO URBAN DEVELOPMENT, LUIS GOMEZ, ONE WORLD TRADE CTR 8TH FLR LONG BEACH CA 90831 6/13/24 SITE DEVELOPMENT PERMITFLORA44155 JEFFERSON STLA QUINTA,CA 922532200612/15/2022CITY SUBMITTAL JEFFERSON ST FRED WARING DRBLDG 4-6 BLDG 2-3 BLDG 1 DOWN 1 A2.12 2 A2.11 1 A2.112 A2.12 30'-8"110'-4"41'-10"182'-10"41'-9"34'-11"73'-8"35'-10"23'-1" 209'-2"30'25'-1"69'-11"53'-7"178'-6"30'-2"48'-7"73'21'-7"18'-7"38'-10" 230'-10" ELEV OVERRUN ELEV OVERRUN BLDG 1 3 STORY APARTMENTS STAIR #1 STAIR #2 ELEV #2 3 3 3 3 3 3 3 44 4 4 4 4 4 4 4 4 4 4 5 5 5 5 5 5 6 2 1 7 7 7 7 HVAC HVAC HVAC HVAC HVAC HVAC HVAC HVAC HVAC HVAC HVAC HVAC 1. TEMPORARY PEDESTRIAN PROTECTION SHALL BE PROVIDED AS REQUIRED 2. PROVIDE CLEAR ACCESS AT GRADE IN FRONT OF EMERGENCY ESCAPE WINDOW FROM EVERY SLEEPING ROOM BELOW THE FOURTH STORY 3. REFER TO CIVIL DRAWINGS FOR UTILITIES AND SITEWORK 4. REFER TO CIVIL DRAWINGS FOR BUILDING PLACEMENT ON SITE 5. CONSTRUCTION WASTE TO BE HANDLED BY A CERTIFIED HAULER 6. GENERAL CONTRACTOR, FRAMING CONTRACTOR, AND SCAFFOLDING CONTRACTOR REQUIRED TO OBTAIN CA OSHA PERMITS PRIOR TO COMMENCEMENT OF WORK LANDSCAPED COURTYARD BELOW LOT LINE DOWNSPOUT MECHANICAL EQUIPMENT TILE ROOF ELEVATOR PER MFG SPECS MECHANICAL SCREEN WALL LOW WALL (E) ADJACENT BUILDING BALCONY TILE ROOF FLAT ROOF DIRECTION OF SLOPE SCALE: 1" = 10'3Bldg 1 - Roof Plan 2 3 4 5 6 1 7 GENERAL NOTES KEYNOTES LEGEND GSPublisherVersion 0.53.100.3 NOT FOR CONSTRUCTION NO.ISSUES/REVISIONS DATE NA1.21 Bldg 2-6: 1st Floor Plan KEY PLAN STAMP: CONSULTANT: ALL DRAWINGS AND SPECIFICATIONS AREINSTRUMENTS OF SERVICE AND SHALL REMAIN THEPROPERTY OF THE DESIGN PROFESSIONAL. COPIESOF DRAWINGS AND SPECIFICATIONS RETAINED BY THECLIENT MAY BE UTILIZED ONLY FOR HIS USE AND FOROCCUPYING THE PROJECT FOR WHICH THEY WEREPREPARED, AND NOT FOR THE CONSTRUCTION OF ANYOTHER PROJECTS. ANY USE OR REPRODUCTION OFTHIS DRAWING IN WHOLE OR IN PART BY ANY MEANSWHATSOEVER IS STRICTLY PROHIBITED EXCEPT WITH 209 S MARKET ST 323.553.2376 INGLEWOOD , CA 90301 WRITTEN CONSENT OF A ER O COLLECTIVE 8/14/23ISSUE DATE GO URBAN DEVELOPMENT, LUIS GOMEZ, ONE WORLD TRADE CTR 8TH FLR LONG BEACH CA 90831 8/14/23 SITE DEVELOPMENT PERMITFLORA44155 JEFFERSON STLA QUINTA,CA 922532200612/15/2022CITY SUBMITTAL JEFFERSON ST FRED WARING DRBLDG 4-6 BLDG 2-3 BLDG 1 UP UP UP UP UP UP UP UP UP UP UP UPUPUP UP UP UPUPUPDN130'-8" 26'-4"26'26'26'26'-4"33'-10"26'33'-10"93'-8"36'-8"36'-8"7'-9"36'-8"36'-8"27'-7"28'-1"15'-9"16'-2"16'-2"16'-3" 23'-9" 25'-1" 14'-6" 14'-6" 20'-1" 20'-1"2'-6"5'-4"6'-10"19'TYP 10'-8"7'-7"12'12'25'-4"6'-10"15'-11" 12'-6"130'-8"10'-10"21'-2"27'-10"36'-11"25'-8"26'-4"36'-3"125'-2"8'-7"39'36'-6"36'-6"36'-6"21'-3"20'-7"34'-10" 225'-2"9'TYP150'TO PROPERTY LINE AT JEFFERSON ST2 A2.22 1 A2.21 2 A2.21 1 A2.22 2 A2.32 1 A2.31 2 A2.31 1 A2.32 47.3' FF 47.1' FF 47.2' FF 48.4' FF 48.4' FF 48.6' FF 47.3' FF 47.5' FF 47.5' FF 47.1' FF 47.0' FF 48.2' FF 48.4' FF 48.6' FF 48.6' FF 48.8' FF 48.2' FF48.0' FF 40 STALLS BLDG 2 3 STORY TOWNHOMES PL UNIT D2 A:370 sq ft UNIT D3 A:377 sq ft UNIT D1 GARAGE A:452 sq ft UNIT D3 GARAGE A:454 sq ft UNIT D1 GARAGE A:452 sq ft UNIT D2 GARAGE A:454 sq ft UNIT D2 GARAGE A:454 sq ft UNIT D4 GARAGE A:468 sq ft UNIT D4 A:279 sq ft UNIT D5 GARAGE A:393 sq ft UNIT D5 A:695 sq ft UNIT D5 GARAGE A:393 sq ft UNIT D5 A:695 sq ft UNIT D5 GARAGE A:393 sq ft UNIT D5 GARAGE A:393 sq ft UNIT D5 GARAGE A:393 sq ft UNIT D5 GARAGE A:393 sq ft UNIT D5 A:697 sq ft UNIT D4 GARAGE A:468 sq ft UNIT D4 A:279 sq ft UNIT D3 A:377 sq ft UNIT D1 GARAGE A:452 sq ft UNIT D3 GARAGE A:454 sq ft UNIT D1 GARAGE A:452 sq ft UNIT D2 GARAGE A:454 sq ft UNIT D2 GARAGE A:454 sq ft UNIT D1 A:366 sq ft UNIT D2 A:370 sq ft UNIT D2 A:370 sq ft UNIT D2 A:370 sq ft UNIT D1 A:366 sq ft UNIT D1 A:366 sq ft UNIT D1 A:366 sq ft UNIT D5 A:697 sq ft UNIT D5 A:697 sq ft UNIT D5 A:697 sq ft 32'-4"26'32'-4" 70'-0" DISTANCE TO ADJSINGLE STORY RESIDENCE 10"9'9'90'-8" DC MA_PB DC 3 2 1 2 2 4 4 4 4 4 4 4 4 4 4 4444 5 6 6 6 6 6 16 5 7 7 7 7 7 14 14 14 12 8 8 8 8 17 11111111 11 11 11 11 11 11 11 11 11 16 16 16 17 15 15 9 9 99 9 13 13 14 11111111 11 BLDG 6 2 STORY TOWNHOMES BLDG 3 3 STORY TOWNHOMES BLDG 4 2-3 STORY TOWNHOMES BLDG 5 2 STORY TOWNHOMES PROPERTY LINE LOT LINE TRANSFORMER AT GRADE W/ BOLLARDS RESIDENTIAL PATIO LOW WALL, PER LANDSCAPE DWGS ABOVE STORY SHOWN DASHED FDC CONNECTION TOWNHOME SIDEWALK SIDEWALK GUEST PARKING STALLS TOWNHOME PARKING GARAGES 1. TEMPORARY PEDESTRIAN PROTECTION SHALL BE PROVIDED AS REQUIRED 2. PROVIDE CLEAR ACCESS AT GRADE IN FRONT OF EMERGENCY ESCAPE WINDOW FROM EVERY SLEEPING ROOM BELOW THE FOURTH STORY 3. REFER TO CIVIL DRAWINGS FOR UTILITIES AND SITEWORK 4. REFER TO CIVIL DRAWINGS FOR BUILDING PLACEMENT ON SITE 5. CONSTRUCTION WASTE TO BE HANDLED BY A CERTIFIED HAULER 6. GENERAL CONTRACTOR, FRAMING CONTRACTOR, AND SCAFFOLDING CONTRACTOR REQUIRED TO OBTAIN CA OSHA PERMITS PRIOR TO COMMENCEMENT OF WORK WALL LOW WALL (E) ADJACENT BUILDING SIDEWALK STREET ACCESSIBLE CROSSWALK (E) SOFTSCAPE PATIO / COURTYARD ACCENT PAVER, PER LANDSCAPE DWGS PLANTING AREA, PER LANDSCAPE DWGS DIRECTION OF SLOPE (E) MAINTENANCE ROAD FOR RETENTION POND ADA PATH LANDSCAPED AREA SEE LANDSCAPE PLANS 26' DRIVE AISLE 6' STUCCO PRIVACY WALL 42" STUCCO PRIVACY WALL SCALE: 1" = 10'1Bldg 2-6 - 1st Floor 2 3 4 5 6 1 7 8 9 10 11 13 14 15 12 16 17 GENERAL NOTES KEYNOTES LEGEND GSPublisherVersion 0.53.100.3 NOT FOR CONSTRUCTION NO.ISSUES/REVISIONS DATE NA1.22 Bldg 2-6: 2nd Floor Plan KEY PLAN STAMP: CONSULTANT: ALL DRAWINGS AND SPECIFICATIONS AREINSTRUMENTS OF SERVICE AND SHALL REMAIN THEPROPERTY OF THE DESIGN PROFESSIONAL. COPIESOF DRAWINGS AND SPECIFICATIONS RETAINED BY THECLIENT MAY BE UTILIZED ONLY FOR HIS USE AND FOROCCUPYING THE PROJECT FOR WHICH THEY WEREPREPARED, AND NOT FOR THE CONSTRUCTION OF ANYOTHER PROJECTS. ANY USE OR REPRODUCTION OFTHIS DRAWING IN WHOLE OR IN PART BY ANY MEANSWHATSOEVER IS STRICTLY PROHIBITED EXCEPT WITH 209 S MARKET ST 323.553.2376 INGLEWOOD , CA 90301 WRITTEN CONSENT OF A ER O COLLECTIVE 8/14/23ISSUE DATE GO URBAN DEVELOPMENT, LUIS GOMEZ, ONE WORLD TRADE CTR 8TH FLR LONG BEACH CA 90831 8/14/23 SITE DEVELOPMENT PERMITFLORA44155 JEFFERSON STLA QUINTA,CA 922532200612/15/2022CITY SUBMITTAL JEFFERSON ST FRED WARING DRBLDG 4-6 BLDG 2-3 BLDG 1 BLDG 6 2 STORY TOWNHOMES UPUPUPUPUPUP UP UPUP UPUPUP2 A2.22 1 A2.21 2 A2.21 1 A2.22 2 A2.32 1 A2.31 2 A2.31 1 A2.32 26'-4"26'26'26'26'-1"36'-10"20'36'-10"36'20'36' 92'36'-8"26'26'36'-8"125'-4"36'-8"36'-8"7'-10"36'-8"36'-8"154'-6"130'-5"93'-8"26'-1"26'26'26'26'-1" 130'-3"150'TO PROPERTY LINE AT JEFFERSON STBLDG 2 3 STORY TOWNHOMES PL UNIT D5 A:1,037 sq ft UNIT D5 A:1,037 sq ft UNIT D5 A:1,037 sq ft UNIT D5 A:1,037 sq ft UNIT D5 A:1,036 sq ft UNIT D5 A:1,036 sq ft UNIT D4 A:819 sq ft UNIT D4 A:819 sq ft UNIT D1 A:831 sq ft UNIT D2 A:852 sq ft UNIT D3 A:884 sq ft UNIT D2 A:852 sq ft UNIT D1 A:831 sq ft UNIT D1 A:831 sq ft UNIT D2 A:852 sq ft UNIT D3 A:884 sq ft UNIT D2 A:852 sq ft UNIT D1 A:831 sq ft 2 1 2 2 3 3 3 3 3 3 3 3 3 3 3 3 3 3 3 3 3 3 BLDG 3 3 STORY TOWNHOMES BLDG 4 2-3 STORY TOWNHOMES BLDG 5 2 STORY TOWNHOMES 1. TEMPORARY PEDESTRIAN PROTECTION SHALL BE PROVIDED AS REQUIRED 2. PROVIDE CLEAR ACCESS AT GRADE IN FRONT OF EMERGENCY ESCAPE WINDOW FROM EVERY SLEEPING ROOM BELOW THE FOURTH STORY 3. REFER TO CIVIL DRAWINGS FOR UTILITIES AND SITEWORK 4. REFER TO CIVIL DRAWINGS FOR BUILDING PLACEMENT ON SITE 5. CONSTRUCTION WASTE TO BE HANDLED BY A CERTIFIED HAULER 6. GENERAL CONTRACTOR, FRAMING CONTRACTOR, AND SCAFFOLDING CONTRACTOR REQUIRED TO OBTAIN CA OSHA PERMITS PRIOR TO COMMENCEMENT OF WORK WALL LOW WALL (E) ADJACENT BUILDING BALCONY TILE ROOF FLAT ROOF DIRECTION OF SLOPE PROPERTY LINE LOT LINE BALCONY SCALE: 1" = 10'1Bldg 2-6 - 2nd Floor 2 3 1 GENERAL NOTES KEYNOTES LEGEND GSPublisherVersion 0.53.100.3 NOT FOR CONSTRUCTION NO.ISSUES/REVISIONS DATE NA1.23 Bldg 2-6: 3rd Floor Plan KEY PLAN STAMP: CONSULTANT: ALL DRAWINGS AND SPECIFICATIONS AREINSTRUMENTS OF SERVICE AND SHALL REMAIN THEPROPERTY OF THE DESIGN PROFESSIONAL. COPIESOF DRAWINGS AND SPECIFICATIONS RETAINED BY THECLIENT MAY BE UTILIZED ONLY FOR HIS USE AND FOROCCUPYING THE PROJECT FOR WHICH THEY WEREPREPARED, AND NOT FOR THE CONSTRUCTION OF ANYOTHER PROJECTS. ANY USE OR REPRODUCTION OFTHIS DRAWING IN WHOLE OR IN PART BY ANY MEANSWHATSOEVER IS STRICTLY PROHIBITED EXCEPT WITH 209 S MARKET ST 323.553.2376 INGLEWOOD , CA 90301 WRITTEN CONSENT OF A ER O COLLECTIVE 8/14/23ISSUE DATE GO URBAN DEVELOPMENT, LUIS GOMEZ, ONE WORLD TRADE CTR 8TH FLR LONG BEACH CA 90831 8/14/23 SITE DEVELOPMENT PERMITFLORA44155 JEFFERSON STLA QUINTA,CA 922532200612/15/2022CITY SUBMITTAL JEFFERSON ST FRED WARING DRBLDG 4-6 BLDG 2-3 BLDG 1 BLDG 6 2 STORY TOWNHOMES DOWN DOWN DOWN DOWN DOWNDOWNDOWN DOWNDOWNDOWN DOWNDOWN2 A2.22 1 A2.21 2 A2.21 1 A2.22 2 A2.32 1 A2.31 2 A2.31 1 A2.32 25'-4"34'-8"35'-4" 26'-1"26'26'26'26'-1"36'-10"20'36'-10"35'-11"23'-2"35'-11" 94'-11"38'26'26'12'26'128'26'24'26'5'-1"26'24'26'157'-2"130'-3"93'-8"26'-1"26'26'26'26'-1" 130'-3"150'TO PROPERTY LINE AT JEFFERSON ST76.3' FS 76.5' FS 76.2' FS 76.0' FS 76.5' FS 76.1' FS BLDG 2 3 STORY TOWNHOMES PL UNIT D1 A:831 sq ft UNIT D3 A:853 sq ft UNIT D1 A:831 sq ft UNIT D2 A:852 sq ft UNIT D4 A:809 sq ft UNIT D4 A:809 sq ft UNIT D2 A:852 sq ft UNIT D1 A:831 sq ft UNIT D3 A:853 sq ft UNIT D1 A:831 sq ft UNIT D2 A:852 sq ft UNIT D2 A:852 sq ft 2 1 2 2 3 3 3 3 3 3 3 3 3 3 3 3 5 5 5 5 6 6 6 6 HVAC HVAC HVAC HVAC BLDG 3 3 STORY TOWNHOMES BLDG 4 2-3 STORY TOWNHOMES BLDG 5 2 STORY TOWNHOMES 1. TEMPORARY PEDESTRIAN PROTECTION SHALL BE PROVIDED AS REQUIRED 2. PROVIDE CLEAR ACCESS AT GRADE IN FRONT OF EMERGENCY ESCAPE WINDOW FROM EVERY SLEEPING ROOM BELOW THE FOURTH STORY 3. REFER TO CIVIL DRAWINGS FOR UTILITIES AND SITEWORK 4. REFER TO CIVIL DRAWINGS FOR BUILDING PLACEMENT ON SITE 5. CONSTRUCTION WASTE TO BE HANDLED BY A CERTIFIED HAULER 6. GENERAL CONTRACTOR, FRAMING CONTRACTOR, AND SCAFFOLDING CONTRACTOR REQUIRED TO OBTAIN CA OSHA PERMITS PRIOR TO COMMENCEMENT OF WORK WALL LOW WALL (E) ADJACENT BUILDING BALCONY TILE ROOF FLAT ROOF DIRECTION OF SLOPE PROPERTY LINE LOT LINE BALCONY DOWNSPOUT MECHANICAL EQUIPMENT TILE ROOF SCALE: 1" = 10'1Bldg 2-6 - 3rd Floor 2 3 4 5 6 1 GENERAL NOTES KEYNOTES LEGEND GSPublisherVersion 0.53.100.3 NOT FOR CONSTRUCTION NO.ISSUES/REVISIONS DATE NA1.24 Bldg 2-6: Roof Plan KEY PLAN STAMP: CONSULTANT: ALL DRAWINGS AND SPECIFICATIONS AREINSTRUMENTS OF SERVICE AND SHALL REMAIN THEPROPERTY OF THE DESIGN PROFESSIONAL. COPIESOF DRAWINGS AND SPECIFICATIONS RETAINED BY THECLIENT MAY BE UTILIZED ONLY FOR HIS USE AND FOROCCUPYING THE PROJECT FOR WHICH THEY WEREPREPARED, AND NOT FOR THE CONSTRUCTION OF ANYOTHER PROJECTS. ANY USE OR REPRODUCTION OFTHIS DRAWING IN WHOLE OR IN PART BY ANY MEANSWHATSOEVER IS STRICTLY PROHIBITED EXCEPT WITH 209 S MARKET ST 323.553.2376 INGLEWOOD , CA 90301 WRITTEN CONSENT OF A ER O COLLECTIVE 8/14/23ISSUE DATE GO URBAN DEVELOPMENT, LUIS GOMEZ, ONE WORLD TRADE CTR 8TH FLR LONG BEACH CA 90831 8/14/23 SITE DEVELOPMENT PERMITFLORA44155 JEFFERSON STLA QUINTA,CA 922532200612/15/2022CITY SUBMITTAL JEFFERSON ST FRED WARING DRBLDG 4-6 BLDG 2-3 BLDG 1 BLDG 6 2 STORY TOWNHOMES 2 A2.22 1 A2.21 2 A2.21 1 A2.22 2 A2.32 1 A2.31 2 A2.31 1 A2.32 30'-1"9'-6"56'-3"8'-3"30'-1"39'-8"17'-4"39'-8"35'-11"23'-2"35'-11" 94'-11"26'9'-8"56'-8"9'-8"26'128'26'24'26'5'-1"26'24'26'157'-2"134'-2"96'-8"30'-1"9'-6"56'-3"8'-3"30'-1" 134'-2" BLDG 2 3 STORY TOWNHOMES PL 2 1 2 2 5 5 5 6 6 6 6 6 6 6 5 6 6 6 6 6 6 5 5 4 4 4 4 4 4 4 4 3 3 3 3 3 3 HVAC HVAC HVAC HVAC HVAC HVAC BLDG 3 3 STORY TOWNHOMES BLDG 4 2-3 STORY TOWNHOMES BLDG 5 2 STORY TOWNHOMES 1. TEMPORARY PEDESTRIAN PROTECTION SHALL BE PROVIDED AS REQUIRED 2. PROVIDE CLEAR ACCESS AT GRADE IN FRONT OF EMERGENCY ESCAPE WINDOW FROM EVERY SLEEPING ROOM BELOW THE FOURTH STORY 3. REFER TO CIVIL DRAWINGS FOR UTILITIES AND SITEWORK 4. REFER TO CIVIL DRAWINGS FOR BUILDING PLACEMENT ON SITE 5. CONSTRUCTION WASTE TO BE HANDLED BY A CERTIFIED HAULER 6. GENERAL CONTRACTOR, FRAMING CONTRACTOR, AND SCAFFOLDING CONTRACTOR REQUIRED TO OBTAIN CA OSHA PERMITS PRIOR TO COMMENCEMENT OF WORK WALL LOW WALL (E) ADJACENT BUILDING BALCONY TILE ROOF FLAT ROOF DIRECTION OF SLOPE PROPERTY LINE LOT LINE PARAPET WALL DOWNSPOUT MECHANICAL EQUIPMENT TILE ROOF SCALE: 1" = 10'1Bldg 2-6 - Roof Plan 2 3 4 5 1 6 GENERAL NOTES KEYNOTES LEGEND GSPublisherVersion 0.53.100.3 NOT FOR CONSTRUCTION NO.ISSUES/REVISIONS DATE A2.11 Bldg 1: Elevations KEY PLAN STAMP: CONSULTANT: ALL DRAWINGS AND SPECIFICATIONS AREINSTRUMENTS OF SERVICE AND SHALL REMAIN THEPROPERTY OF THE DESIGN PROFESSIONAL. COPIESOF DRAWINGS AND SPECIFICATIONS RETAINED BY THECLIENT MAY BE UTILIZED ONLY FOR HIS USE AND FOROCCUPYING THE PROJECT FOR WHICH THEY WEREPREPARED, AND NOT FOR THE CONSTRUCTION OF ANYOTHER PROJECTS. ANY USE OR REPRODUCTION OFTHIS DRAWING IN WHOLE OR IN PART BY ANY MEANSWHATSOEVER IS STRICTLY PROHIBITED EXCEPT WITH 209 S MARKET ST 323.553.2376 INGLEWOOD , CA 90301 WRITTEN CONSENT OF A ER O COLLECTIVE 8/14/23ISSUE DATE GO URBAN DEVELOPMENT, LUIS GOMEZ, ONE WORLD TRADE CTR 8TH FLR LONG BEACH CA 90831 8/14/23 SITE DEVELOPMENT PERMITFLORA44155 JEFFERSON STLA QUINTA,CA 9225322006JEFFERSON ST FRED WARING DRBLDG 4-6 BLDG 2-3 BLDG 112'10'10'41'-10"32'BUILDING HEIGHT43'-9" STRUCTUREHEIGHT LIMIT (SPA)48' MAX ARCHAPPENDAGE HEIGHT (SPA)37'-8"35' T.O.PARAPET314 138 10 12 48.7' FG 49.2' FS 49.4' FF 4 11 92657 1515 +48'-0" 1ST FLR (Bldg 1) +60'-0" 2ND FLR (Bldg 1) +70'-0" 3RD FLR (Bldg 1) +80'-0" ROOF (Bldg 1)12'10'10'32'BUILDING HEIGHT43'-9" STRUCTUREHEIGHT LIMIT (SPA)41'-10"35' T.O.PARAPET48' MAX ARCHAPPENDAGE HEIGHT (SPA)37'-8"1 231159781012 48.7' FG 49.2' FS 49.4' FF 8 11831314615134 +48'-0" 1ST FLR (Bldg 1) +60'-0" 2ND FLR (Bldg 1) +70'-0" 3RD FLR (Bldg 1) +80'-0" ROOF (Bldg 1) SMOOTH FINISH STUCCO, WHITE CORNICE SMOOTH FINISH, SEE COLOR MATERIAL BOARD STONE, VENEER, CORONADO LIGHT, LARGE SCONCES ACENT COLUMNS TILE ROOF, SEE COLOR MATERIAL BOARD ROOF PARAPET FIBREX WINDOWS, FRAME COLOR BLACK, CLEAR GLASS GLASS AND ALUMINUM STOREFRONT SYSTEM, BLACK METAL GLASS AWNING STAIR / ELEVATOR TOWER - EXEMPT FROM BLDG HEIGHT FABRIC AWNING, SEE COLOR MATERIAL BOARD RESIDENTIAL LOBBY ENTRANCE METAL RAILING, BLACK STONE FACADE, SEE COLOR MATERIAL BOARD STUCCO, SEE COLOR MATERIAL BOARD CEMENT BOARD PANEL, SEE COLOR MATERIAL BOARD TILE ROOF, SEE COLOR MATERIAL BOARD CEMENT BOARD DECORATIVE PANEL PAINTED, SEE COLOR MATERIAL BOARD FIRE DEPT ADDRESS TYP SCALE: 1/8" = 1'-0"1Bldg 1 - North Elevation SCALE: 1/8" = 1'-0"2Bldg 1 - East Elevation 10 12 1 2 3 4 5 6 8 11 9 137 14 15 KEYNOTES LEGENDGENERAL NOTES 1. REFER TO ENLARGED PLANS FOR ADDITIONAL WALL TYPE CALL-OUTS, DIMENSIONS, DOOR TAGS, AND DETAIL. 2. TYPICAL DIMENSIONS ARE TO FACE OF STRUCTURE WHICH IS FACE OF CONCRETE, FACE OF STUD, OR FACE OF SHEATHING AS OCCURS. 3. WHERE EXTRA LAYER OF GYPSUM BOARD IS REQUIRED FOR FIRE RATING ADD EXTRA LAYER TO ENTIRE LENGTH OF WALL, SO THERE IS NO JOG IN FINISHED SURFACE. 4. PROVIDE FIRE PARTITION IN ACCORDANCE WITH CBC 709.1 FOR: -WALLS SEPARATING DWELLING UNITS -CORRIDOR WALLS 5. REFER TO CIVIL DWGS FOR UTILITY LOCATIONS & CONNECTIONS. GSPublisherVersion 0.53.100.3 NOT FOR CONSTRUCTION NO.ISSUES/REVISIONS DATE A2.12 Bldg 1: Elevations KEY PLAN STAMP: CONSULTANT: ALL DRAWINGS AND SPECIFICATIONS AREINSTRUMENTS OF SERVICE AND SHALL REMAIN THEPROPERTY OF THE DESIGN PROFESSIONAL. COPIESOF DRAWINGS AND SPECIFICATIONS RETAINED BY THECLIENT MAY BE UTILIZED ONLY FOR HIS USE AND FOROCCUPYING THE PROJECT FOR WHICH THEY WEREPREPARED, AND NOT FOR THE CONSTRUCTION OF ANYOTHER PROJECTS. ANY USE OR REPRODUCTION OFTHIS DRAWING IN WHOLE OR IN PART BY ANY MEANSWHATSOEVER IS STRICTLY PROHIBITED EXCEPT WITH 209 S MARKET ST 323.553.2376 INGLEWOOD , CA 90301 WRITTEN CONSENT OF A ER O COLLECTIVE 8/14/23ISSUE DATE GO URBAN DEVELOPMENT, LUIS GOMEZ, ONE WORLD TRADE CTR 8TH FLR LONG BEACH CA 90831 8/14/23 SITE DEVELOPMENT PERMITFLORA44155 JEFFERSON STLA QUINTA,CA 9225322006JEFFERSON ST FRED WARING DRBLDG 4-6 BLDG 2-3 BLDG 112'10'10'32'BUILDING HEIGHT43'-9" STRUCTUREHEIGHT LIMIT (SPA)48' MAX ARCHAPPENDAGE HEIGHT (SPA)41'-10"37'-8"35' T.O.PARAPET35710914 48.7' FG 49.2' FS 49.4' FF 8 13124 6 2 +48'-0" 1ST FLR (Bldg 1) +60'-0" 2ND FLR (Bldg 1) +70'-0" 3RD FLR (Bldg 1) +80'-0" ROOF (Bldg 1)12'10'10'32'BUILDING HEIGHT43'-9" STRUCTUREHEIGHT LIMIT (SPA)48' MAX ARCHAPPENDAGE HEIGHT (SPA)35' T.O.PARAPET6 3 57 48.7' FG 49.2' FS 49.4' FF 913 10148 42 +48'-0" 1ST FLR (Bldg 1) +60'-0" 2ND FLR (Bldg 1) +70'-0" 3RD FLR (Bldg 1) +80'-0" ROOF (Bldg 1) STONE FACADE, SEE COLOR MATERIAL BOARD STUCCO, SEE COLOR MATERIAL BOARD CEMENT BOARD PANEL, SEE COLOR MATERIAL BOARD TILE ROOF, SEE COLOR MATERIAL BOARD SMOOTH FINISH STUCCO, WHITE CORNICE SMOOTH FINISH, SEE COLOR MATERIAL BOARD STONE, VENEER, CORONADO LIGHT, LARGE SCONCES ACENT COLUMNS TILE ROOF, SEE COLOR MATERIAL BOARD ROOF PARAPET FIBREX WINDOWS, FRAME COLOR BLACK, CLEAR GLASS GLASS AND ALUMINUM STOREFRONT SYSTEM, BLACK METAL GLASS AWNING STAIR / ELEVATOR TOWER - EXEMPT FROM BLDG HEIGHT FABRIC AWNING, SEE COLOR MATERIAL BOARD RESIDENTIAL LOBBY ENTRANCE METAL RAILING, BLACK CEMENT BOARD DECORATIVE PANEL PAINTED, SEE COLOR MATERIAL BOARD SCALE: 1/8" = 1'-0"1Bldg 1 - West Elevation SCALE: 1/8" = 1'-0"2Bldg 1 - South Elevation 10 12 1 2 3 4 5 6 8 11 9 137 14 KEYNOTES LEGENDGENERAL NOTES 1. REFER TO ENLARGED PLANS FOR ADDITIONAL WALL TYPE CALL-OUTS, DIMENSIONS, DOOR TAGS, AND DETAIL. 2. TYPICAL DIMENSIONS ARE TO FACE OF STRUCTURE WHICH IS FACE OF CONCRETE, FACE OF STUD, OR FACE OF SHEATHING AS OCCURS. 3. WHERE EXTRA LAYER OF GYPSUM BOARD IS REQUIRED FOR FIRE RATING ADD EXTRA LAYER TO ENTIRE LENGTH OF WALL, SO THERE IS NO JOG IN FINISHED SURFACE. 4. PROVIDE FIRE PARTITION IN ACCORDANCE WITH CBC 709.1 FOR: -WALLS SEPARATING DWELLING UNITS -CORRIDOR WALLS 5. REFER TO CIVIL DWGS FOR UTILITY LOCATIONS & CONNECTIONS. GSPublisherVersion 0.53.100.3 NOT FOR CONSTRUCTION NO.ISSUES/REVISIONS DATE A2.21 Bldg 2-3: Elevations KEY PLAN STAMP: CONSULTANT: ALL DRAWINGS AND SPECIFICATIONS AREINSTRUMENTS OF SERVICE AND SHALL REMAIN THEPROPERTY OF THE DESIGN PROFESSIONAL. COPIESOF DRAWINGS AND SPECIFICATIONS RETAINED BY THECLIENT MAY BE UTILIZED ONLY FOR HIS USE AND FOROCCUPYING THE PROJECT FOR WHICH THEY WEREPREPARED, AND NOT FOR THE CONSTRUCTION OF ANYOTHER PROJECTS. ANY USE OR REPRODUCTION OFTHIS DRAWING IN WHOLE OR IN PART BY ANY MEANSWHATSOEVER IS STRICTLY PROHIBITED EXCEPT WITH 209 S MARKET ST 323.553.2376 INGLEWOOD , CA 90301 WRITTEN CONSENT OF A ER O COLLECTIVE 8/14/23ISSUE DATE GO URBAN DEVELOPMENT, LUIS GOMEZ, ONE WORLD TRADE CTR 8TH FLR LONG BEACH CA 90831 8/14/23 SITE DEVELOPMENT PERMITFLORA44155 JEFFERSON STLA QUINTA,CA 9225322006JEFFERSON ST FRED WARING DRBLDG 4-6 BLDG 2-3 BLDG 110'10'10'30'BUILDING HEIGHT43'-9" STRUCTUREHEIGHT LIMIT (SPA)37'-11"T.O. ROOF35'-11"32' T.O.PARAPET112357 47.4' FS 47.1' FS 48.0' FF 48.6' FF 11 24614910 +47'-0" 1ST FLR (Bldg 2/3) +57'-0" 2ND FLR (Bldg 2/3) +67'-0" 3RD FLR (Bldg 2/3) +77'-0" ROOF (Bldg 2/3)10'10'10'30'BUILDING HEIGHT43'-9" STRUCTUREHEIGHT LIMIT (SPA)37'-11"T.O. ROOF47.4' FS 47.1' FS 48.0' FF 48.6' FF 1957 8113 1312215141610 +47'-0" 1ST FLR (Bldg 2/3) +57'-0" 2ND FLR (Bldg 2/3) +67'-0" 3RD FLR (Bldg 2/3) +77'-0" ROOF (Bldg 2/3) STONE FACADE, SEE COLOR MATERIAL BOARD STUCCO, SEE COLOR MATERIAL BOARD CEMENT BOARD PANEL, SEE COLOR MATERIAL BOARD TILE ROOF, SEE COLOR MATERIAL BOARD SMOOTH FINISH STUCCO, WHITE CORNICE / TRIM SMOOTH FINISH, SEE COLOR MATERIAL BOARD STONE, SEE COLOR MATERIAL BOARD ALUMINUM DOORS, FRAME COLOR BLACK, CLEAR GLASS TILE ROOF, SEE COLOR MATERIAL BOARD ROOF PARAPET ALUMINUM WINDOWS, FRAME COLOR BLACK, CLEAR GLASS CEMENT BOARD DECORATIVE PANEL PAINTED, SEE COLOR MATERIAL BOARD WOOD PERGOLA METAL GATE, BLACK LIGHT FIXTURE, SEE LIGHTING PLANS METAL RAILING, BLACK 42" PLASTER / STONE WALL 6'-0" PLASTER / STONE PATIO WALL FIRE DEPT ADDRESS TYP WOOD TRELLIS SCALE: 1/8" = 1'-0"1Bldg 3 - East Elevation SCALE: 1/8" = 1'-0"2Bldg 2-3 - North Elevation 10 12 1 2 3 4 5 6 8 11 9 13 7 14 15 16 KEYNOTESGENERAL NOTES 1. REFER TO ENLARGED PLANS FOR ADDITIONAL WALL TYPE CALL-OUTS, DIMENSIONS, DOOR TAGS, AND DETAIL. 2. TYPICAL DIMENSIONS ARE TO FACE OF STRUCTURE WHICH IS FACE OF CONCRETE, FACE OF STUD, OR FACE OF SHEATHING AS OCCURS. 3. WHERE EXTRA LAYER OF GYPSUM BOARD IS REQUIRED FOR FIRE RATING ADD EXTRA LAYER TO ENTIRE LENGTH OF WALL, SO THERE IS NO JOG IN FINISHED SURFACE. 4. PROVIDE FIRE PARTITION IN ACCORDANCE WITH CBC 709.1 FOR: -WALLS SEPARATING DWELLING UNITS -CORRIDOR WALLS 5. REFER TO CIVIL DWGS FOR UTILITY LOCATIONS & CONNECTIONS. LEGEND GSPublisherVersion 0.53.100.3 NOT FOR CONSTRUCTION NO.ISSUES/REVISIONS DATE A2.22 Bldg 2-3: Elevations KEY PLAN STAMP: CONSULTANT: ALL DRAWINGS AND SPECIFICATIONS AREINSTRUMENTS OF SERVICE AND SHALL REMAIN THEPROPERTY OF THE DESIGN PROFESSIONAL. COPIESOF DRAWINGS AND SPECIFICATIONS RETAINED BY THECLIENT MAY BE UTILIZED ONLY FOR HIS USE AND FOROCCUPYING THE PROJECT FOR WHICH THEY WEREPREPARED, AND NOT FOR THE CONSTRUCTION OF ANYOTHER PROJECTS. ANY USE OR REPRODUCTION OFTHIS DRAWING IN WHOLE OR IN PART BY ANY MEANSWHATSOEVER IS STRICTLY PROHIBITED EXCEPT WITH 209 S MARKET ST 323.553.2376 INGLEWOOD , CA 90301 WRITTEN CONSENT OF A ER O COLLECTIVE 8/14/23ISSUE DATE GO URBAN DEVELOPMENT, LUIS GOMEZ, ONE WORLD TRADE CTR 8TH FLR LONG BEACH CA 90831 8/14/23 SITE DEVELOPMENT PERMITFLORA44155 JEFFERSON STLA QUINTA,CA 9225322006JEFFERSON ST FRED WARING DRBLDG 4-6 BLDG 2-3 BLDG 110'10'10'30'BUILDING HEIGHT43'-9" STRUCTUREHEIGHT LIMIT (SPA)37'-11"T.O. ROOF11657 8 47.4' FS 47.1' FS 48.0' FF 48.6' FF 11 3131210215 15 14 9 +47'-0" 1ST FLR (Bldg 2/3) +57'-0" 2ND FLR (Bldg 2/3) +67'-0" 3RD FLR (Bldg 2/3) +77'-0" ROOF (Bldg 2/3)10'10'10'30'BUILDING HEIGHT43'-9" STRUCTUREHEIGHT LIMIT (SPA)35'-11"37'-11"T.O. ROOF47.6' FS 47.3' FS 48.2' FF 48.8' FF 11235711 24614139 +47'-0" 1ST FLR (Bldg 2/3) +57'-0" 2ND FLR (Bldg 2/3) +67'-0" 3RD FLR (Bldg 2/3) +77'-0" ROOF (Bldg 2/3) STONE FACADE, SEE COLOR MATERIAL BOARD STUCCO, SEE COLOR MATERIAL BOARD CEMENT BOARD PANEL, SEE COLOR MATERIAL BOARD TILE ROOF, SEE COLOR MATERIAL BOARD SMOOTH FINISH STUCCO, WHITE CORNICE / TRIM SMOOTH FINISH, SEE COLOR MATERIAL BOARD STONE, SEE COLOR MATERIAL BOARD ALUMINUM DOORS, FRAME COLOR BLACK, CLEAR GLASS TILE ROOF, SEE COLOR MATERIAL BOARD ROOF PARAPET ALUMINUM WINDOWS, FRAME COLOR BLACK, CLEAR GLASS CEMENT BOARD DECORATIVE PANEL PAINTED, SEE COLOR MATERIAL BOARD WOOD PERGOLA SCREEN WALL PER LANDSCAPE LIGHT FIXTURE, SEE LIGHTING PLANS METAL RAILING, BLACK 42" PLASTER / STONE WALL 6'-0" PLASTER / STONE PATIO WALL FIRE DEPT ADDRESS TYP WOOD TRELLIS SCALE: 1/8" = 1'-0"1Bldg 2-3 - South Elevation SCALE: 1/8" = 1'-0"2Bldg 2 - West Elevation 10 12 1 2 3 4 5 6 8 11 9 13 7 14 15 16 GENERAL NOTES 1. REFER TO ENLARGED PLANS FOR ADDITIONAL WALL TYPE CALL-OUTS, DIMENSIONS, DOOR TAGS, AND DETAIL. 2. TYPICAL DIMENSIONS ARE TO FACE OF STRUCTURE WHICH IS FACE OF CONCRETE, FACE OF STUD, OR FACE OF SHEATHING AS OCCURS. 3. WHERE EXTRA LAYER OF GYPSUM BOARD IS REQUIRED FOR FIRE RATING ADD EXTRA LAYER TO ENTIRE LENGTH OF WALL, SO THERE IS NO JOG IN FINISHED SURFACE. 4. PROVIDE FIRE PARTITION IN ACCORDANCE WITH CBC 709.1 FOR: -WALLS SEPARATING DWELLING UNITS -CORRIDOR WALLS 5. REFER TO CIVIL DWGS FOR UTILITY LOCATIONS & CONNECTIONS. LEGENDKEYNOTES GSPublisherVersion 0.53.100.3 NOT FOR CONSTRUCTION NO.ISSUES/REVISIONS DATE A2.31 Bldg 4-6: Elevations KEY PLAN STAMP: CONSULTANT: ALL DRAWINGS AND SPECIFICATIONS AREINSTRUMENTS OF SERVICE AND SHALL REMAIN THEPROPERTY OF THE DESIGN PROFESSIONAL. COPIESOF DRAWINGS AND SPECIFICATIONS RETAINED BY THECLIENT MAY BE UTILIZED ONLY FOR HIS USE AND FOROCCUPYING THE PROJECT FOR WHICH THEY WEREPREPARED, AND NOT FOR THE CONSTRUCTION OF ANYOTHER PROJECTS. ANY USE OR REPRODUCTION OFTHIS DRAWING IN WHOLE OR IN PART BY ANY MEANSWHATSOEVER IS STRICTLY PROHIBITED EXCEPT WITH 209 S MARKET ST 323.553.2376 INGLEWOOD , CA 90301 WRITTEN CONSENT OF A ER O COLLECTIVE 8/14/23ISSUE DATE GO URBAN DEVELOPMENT, LUIS GOMEZ, ONE WORLD TRADE CTR 8TH FLR LONG BEACH CA 90831 8/14/23 SITE DEVELOPMENT PERMITFLORA44155 JEFFERSON STLA QUINTA,CA 9225322006JEFFERSON ST FRED WARING DRBLDG 4-6 BLDG 2-3 BLDG 110'10'10'30'BUILDING HEIGHT75' TO PLALONG ADJ RESIDENTIAL 22' T.O.PARAPET28' HEIGHT LIMIT75' FROM RES PL (SPA)43'-9" STRUCTUREHEIGHT LIMIT (SPA)37'-11"T.O. ROOF27'-7" T.O.ROOF157 46.1' FS 44.3' FS 46.8' FS 47.0' FF 9111034212141494 +47'-0" 1ST FLR (Bldg 2/3) +57'-0" 2ND FLR (Bldg 2/3) +67'-0" 3RD FLR (Bldg 2/3) +77'-0" ROOF (Bldg 2/3)27'-7" T.O.ROOF10'10'10'30'BUILDING HEIGHT150'-0"FROM JEFFERSON ST PL 22' T.O.PARAPET28' HEIGHT LIMIT150' FROM JEFFERSON ST PL (SPA)43'-9" STRUCTUREHEIGHT LIMIT (SPA)37'-11"T.O. ROOF27'-7" T.O.ROOF18 14573 46.1' FS 44.3' FS 46.8' FS 47.0' FF 47.5' FF 1192 43 612 +47'-0" 1ST FLR (Bldg 2/3) +57'-0" 2ND FLR (Bldg 2/3) +67'-0" 3RD FLR (Bldg 2/3) +77'-0" ROOF (Bldg 2/3) STONE FACADE, SEE COLOR MATERIAL BOARD STUCCO, SEE COLOR MATERIAL BOARD CEMENT BOARD PANEL, SEE COLOR MATERIAL BOARD TILE ROOF, SEE COLOR MATERIAL BOARD SMOOTH FINISH STUCCO, WHITE CORNICE / TRIM SMOOTH FINISH, SEE COLOR MATERIAL BOARD STONE, SEE COLOR MATERIAL BOARD ALUMINUM DOORS, FRAME COLOR BLACK, CLEAR GLASS TILE ROOF, SEE COLOR MATERIAL BOARD ROOF PARAPET ALUMINUM WINDOWS, FRAME COLOR BLACK, CLEAR GLASS CEMENT BOARD DECORATIVE PANEL PAINTED, SEE COLOR MATERIAL BOARD WOOD PERGOLA SCREEN WALL PER LANDSCAPE LIGHT FIXTURE, SEE LIGHTING PLANS METAL RAILING, BLACK NOT USED PATIO WALL, STONE NOT USED SCALE: 1/8" = 1'-0"1Bldg 4-6 - East Elevation SCALE: 1/8" = 1'-0"2Bldg 4 - North Elevation 10 12 1 2 3 4 5 6 8 11 9 13 7 14 15 GENERAL NOTES 1. REFER TO ENLARGED PLANS FOR ADDITIONAL WALL TYPE CALL-OUTS, DIMENSIONS, DOOR TAGS, AND DETAIL. 2. TYPICAL DIMENSIONS ARE TO FACE OF STRUCTURE WHICH IS FACE OF CONCRETE, FACE OF STUD, OR FACE OF SHEATHING AS OCCURS. 3. WHERE EXTRA LAYER OF GYPSUM BOARD IS REQUIRED FOR FIRE RATING ADD EXTRA LAYER TO ENTIRE LENGTH OF WALL, SO THERE IS NO JOG IN FINISHED SURFACE. 4. PROVIDE FIRE PARTITION IN ACCORDANCE WITH CBC 709.1 FOR: -WALLS SEPARATING DWELLING UNITS -CORRIDOR WALLS 5. REFER TO CIVIL DWGS FOR UTILITY LOCATIONS & CONNECTIONS. LEGENDKEYNOTES GSPublisherVersion 0.53.100.3 NOT FOR CONSTRUCTION NO.ISSUES/REVISIONS DATE A2.32 Bldg 4-6: Elevations KEY PLAN STAMP: CONSULTANT: ALL DRAWINGS AND SPECIFICATIONS AREINSTRUMENTS OF SERVICE AND SHALL REMAIN THEPROPERTY OF THE DESIGN PROFESSIONAL. COPIESOF DRAWINGS AND SPECIFICATIONS RETAINED BY THECLIENT MAY BE UTILIZED ONLY FOR HIS USE AND FOROCCUPYING THE PROJECT FOR WHICH THEY WEREPREPARED, AND NOT FOR THE CONSTRUCTION OF ANYOTHER PROJECTS. ANY USE OR REPRODUCTION OFTHIS DRAWING IN WHOLE OR IN PART BY ANY MEANSWHATSOEVER IS STRICTLY PROHIBITED EXCEPT WITH 209 S MARKET ST 323.553.2376 INGLEWOOD , CA 90301 WRITTEN CONSENT OF A ER O COLLECTIVE 8/14/23ISSUE DATE GO URBAN DEVELOPMENT, LUIS GOMEZ, ONE WORLD TRADE CTR 8TH FLR LONG BEACH CA 90831 8/14/23 SITE DEVELOPMENT PERMITFLORA44155 JEFFERSON STLA QUINTA,CA 9225322006JEFFERSON ST FRED WARING DRBLDG 4-6 BLDG 2-3 BLDG 110'10'27'-7" T.O.ROOF22' T.O.PARAPET28' HEIGHT LIMIT150' FROM JEFFERSON ST PL (SPA)27'-7" T.O.ROOF1245712 46.1' FS 44.3' FS 46.8' FS 47.0' FF 146 3894 +47'-0" 1ST FLR (Bldg 2/3) +57'-0" 2ND FLR (Bldg 2/3) +67'-0" 3RD FLR (Bldg 2/3) +77'-0" ROOF (Bldg 2/3)10'10'10'27'-7" T.O.ROOF43'-9" STRUCTUREHEIGHT LIMIT (SPA)37'-11"T.O. ROOF75' TO PL ALONG ADJ RESIDENTIAL PL 28' HEIGHT LIMIT75' FROM RES PL (SPA)27'-7" T.O.ROOF157 46.1' FS 44.3' FS 46.8' FS 47.0' FF 47.5' FF 12 11 133924144 +47'-0" 1ST FLR (Bldg 2/3) +57'-0" 2ND FLR (Bldg 2/3) +67'-0" 3RD FLR (Bldg 2/3) +77'-0" ROOF (Bldg 2/3) STONE FACADE, SEE COLOR MATERIAL BOARD STUCCO, SEE COLOR MATERIAL BOARD CEMENT BOARD PANEL, SEE COLOR MATERIAL BOARD TILE ROOF, SEE COLOR MATERIAL BOARD SMOOTH FINISH STUCCO, WHITE CORNICE / TRIM SMOOTH FINISH, SEE COLOR MATERIAL BOARD STONE, SEE COLOR MATERIAL BOARD ALUMINUM DOORS, FRAME COLOR BLACK, CLEAR GLASS TILE ROOF, SEE COLOR MATERIAL BOARD ROOF PARAPET ALUMINUM WINDOWS, FRAME COLOR BLACK, CLEAR GLASS CEMENT BOARD DECORATIVE PANEL PAINTED, SEE COLOR MATERIAL BOARD WOOD PERGOLA NOT USED LIGHT FIXTURE, SEE LIGHTING PLANS METAL RAILING, BLACK PATIO GATE, BLACK PATIO WALL, STONE NOT USED SCALE: 1/8" = 1'-0"1Bldg 5-6 - South Elevation SCALE: 1/8" = 1'-0"2Bldg 4-5 - West Elevation 10 12 1 2 3 4 5 6 8 11 9 13 7 14 15 GENERAL NOTES 1. REFER TO ENLARGED PLANS FOR ADDITIONAL WALL TYPE CALL-OUTS, DIMENSIONS, DOOR TAGS, AND DETAIL. 2. TYPICAL DIMENSIONS ARE TO FACE OF STRUCTURE WHICH IS FACE OF CONCRETE, FACE OF STUD, OR FACE OF SHEATHING AS OCCURS. 3. WHERE EXTRA LAYER OF GYPSUM BOARD IS REQUIRED FOR FIRE RATING ADD EXTRA LAYER TO ENTIRE LENGTH OF WALL, SO THERE IS NO JOG IN FINISHED SURFACE. 4. PROVIDE FIRE PARTITION IN ACCORDANCE WITH CBC 709.1 FOR: -WALLS SEPARATING DWELLING UNITS -CORRIDOR WALLS 5. REFER TO CIVIL DWGS FOR UTILITY LOCATIONS & CONNECTIONS. LEGENDKEYNOTES GSPublisherVersion 0.53.100.3 NOT FOR CONSTRUCTION NO.ISSUES/REVISIONS DATE A4.11 Bldg 1: Unit Plans KEY PLAN STAMP: CONSULTANT: ALL DRAWINGS AND SPECIFICATIONS AREINSTRUMENTS OF SERVICE AND SHALL REMAIN THEPROPERTY OF THE DESIGN PROFESSIONAL. COPIESOF DRAWINGS AND SPECIFICATIONS RETAINED BY THECLIENT MAY BE UTILIZED ONLY FOR HIS USE AND FOROCCUPYING THE PROJECT FOR WHICH THEY WEREPREPARED, AND NOT FOR THE CONSTRUCTION OF ANYOTHER PROJECTS. ANY USE OR REPRODUCTION OFTHIS DRAWING IN WHOLE OR IN PART BY ANY MEANSWHATSOEVER IS STRICTLY PROHIBITED EXCEPT WITH 209 S MARKET ST 323.553.2376 INGLEWOOD , CA 90301 WRITTEN CONSENT OF A ER O COLLECTIVE 8/14/23ISSUE DATE GO URBAN DEVELOPMENT, LUIS GOMEZ, ONE WORLD TRADE CTR 8TH FLR LONG BEACH CA 90831 8/14/23 SITE DEVELOPMENT PERMITFLORA44155 JEFFERSON STLA QUINTA,CA 9225322006JEFFERSON ST FRED WARING DRBLDG 4-6 BLDG 2-3 BLDG 1 W / D DW F15' 4"x12' 4" 14' 6"x12' 4" 8' 7"x7' 14' 8"x11' 0" W.I.C BEDROOM A:169 sq ft LIVING&DINING ROOM A:202 sq ft KITCHEN A:187 sq ft BATHROOM A:61 sq ft UNIT B1 A:697 sq ft RE 8'x9' 8" BALCONY A:78 sq ft W / DDWF12' 8"x11' 7'x10' 9" 11' 3"x13' 6" 8' 6"x9' 7" 14'x22' 4" CL CL CL BEDROOM A:152 sq ft BATHROOM A:77 sq ft LIVING & DINING A:304 sq ft KITCHEN A:141 sq ft BALCONY A:81 sq ft UNIT B2 A:752 sq ft RE W / D DW F 14' 9"x10' 14' 3"x14' 9" 12' 6"x13' 9" 7' 6"x10'10'x14'9"9' 6"x10' 9'-6"x7'-9" CL CL W.I.C BEDROOM A:154 sq ft LIVING & DINING A:211 sq ft KITCHEN A:148 sq ft BATHROOM A:76 sq ft BATHROOM A:85 sq ft BEDROOM A:125 sq ft BALCONY A:96 sq ft UNIT C1 A:1,063 sq ft RE 11' 7"x17' 6" 11' 7"x11' 7" 10'x9' 3" 7'x9' 6" 11' 10"x18' 5" 11' 4"x18' 5" W.I.C CL CL CL W / DDW FM. BEDROOM A:202 sq ftDINING A:130 sq ft PATIO/BALCONY A:102 sq ft BEDROOM 2 A:216 sq ft LIVING ROOM A:210 sq ft KITCHEN A:93 sq ft BATHROOM A:88 sq ft BATHROOM A:67 sq ft UNIT C2 A:1,238 sq ft RE 11' 4"x7' 9" W / D DWF10'x7' 6" 12' 3"x11' 8'x10' 3" 14' 7"x14' 9" 14' 8"x11' 4" 10'x10' 6" 7'x13' CL CL CL W.I.C LIVING & DINING A:220 sq ft BEDROOM A:134 sq ft BEDROOM A:163 sq ft BALCONY A:82 sq ft KITCHEN A:116 sq ftBATHROOM A:91 sq ft BATHROOM A:76 sq ft UNIT C3 A:1,173 sq ft RE XX WALL LOW WALL BALCONY DIRECTION OF SLOPE *UNIT C2* SIMILAR SCALE: 1/4" = 1'-0"1Unit B1 SCALE: 1/4" = 1'-0"2Unit B2 SCALE: 1/4" = 1'-0"3Unit C1 SCALE: 1/4" = 1'-0"4Unit C2 SCALE: 1/4" = 1'-0"5Unit C3 1 CONSTRUCTION NOTES KEYNOTES LEGENDGENERAL NOTES LEGEND GSPublisherVersion 0.53.100.3 NOT FOR CONSTRUCTION NO.ISSUES/REVISIONS DATE A4.12 Bldg 2-3: Unit Plans KEY PLAN STAMP: CONSULTANT: ALL DRAWINGS AND SPECIFICATIONS AREINSTRUMENTS OF SERVICE AND SHALL REMAIN THEPROPERTY OF THE DESIGN PROFESSIONAL. COPIESOF DRAWINGS AND SPECIFICATIONS RETAINED BY THECLIENT MAY BE UTILIZED ONLY FOR HIS USE AND FOROCCUPYING THE PROJECT FOR WHICH THEY WEREPREPARED, AND NOT FOR THE CONSTRUCTION OF ANYOTHER PROJECTS. ANY USE OR REPRODUCTION OFTHIS DRAWING IN WHOLE OR IN PART BY ANY MEANSWHATSOEVER IS STRICTLY PROHIBITED EXCEPT WITH 209 S MARKET ST 323.553.2376 INGLEWOOD , CA 90301 WRITTEN CONSENT OF A ER O COLLECTIVE 8/14/23ISSUE DATE GO URBAN DEVELOPMENT, LUIS GOMEZ, ONE WORLD TRADE CTR 8TH FLR LONG BEACH CA 90831 8/14/23 SITE DEVELOPMENT PERMITFLORA44155 JEFFERSON STLA QUINTA,CA 9225322006JEFFERSON ST FRED WARING DRBLDG 4-6 BLDG 2-3 BLDG 1 UP FLOOR ABOVE CL CL UNIT D1 A:366 sq ft BEDROOM A:142 sq ft BATHROOM A:65 sq ft GARAGE A:452 sq ftUP W / D DWF CL UNIT D1 A:831 sq ft RE KITCHEN A:133 sq ft LIVING A:176 sq ft BALCONY A:67 sq ft BATHROOM A:31 sq ft DEN A:104 sq ft DINING A:187 sq ft DOWN CL W.I.C UNIT D1 A:831 sq ft CL BATHROOM A:79 sq ft BATHROOM A:118 sq ft BEDROOM A:272 sq ft BEDROOM A:186 sq ft BALCONY A:67 sq ft UP CL CL Unit D2 A:370 sq ft GARAGE A:454 sq ft BATHROOM A:65 sq ft BEDROOM A:135 sq ft DOWN CL W.I.C CL Unit D2 A:852 sq ft CL BATHROOM A:79 sq ft BATHROOM A:104 sq ft BALCONY A:62 sq ft BEDROOM A:280 sq ft BEDROOM A:176 sq ft UP W / D FLIVING ROOM & DINING A:469 sq ft Unit D2 A:852 sq ft RE DW KITCHEN A:190 sq ft BATHROOM A:33 sq ft BALCONY A:62 sq ft XX WALL LOW WALL BALCONY DIRECTION OF SLOPE *UNIT D3 SIMILAR *UNIT D3 SIMILAR*UNIT D3 SIMILAR SCALE: 1/4" = 1'-0"1Unit D1 - 1st Flr SCALE: 1/4" = 1'-0"2Unit D1 - 2nd Flr SCALE: 1/4" = 1'-0"3Unit D1 - 3rd Flr SCALE: 1/4" = 1'-0"4Unit D2 - 1st Flr SCALE: 1/4" = 1'-0"6Unit D2 - 3rd Flr SCALE: 1/4" = 1'-0"5Unit D2 - 2nd Flr 1 CONSTRUCTION NOTES KEYNOTES LEGENDGENERAL NOTES LEGEND GSPublisherVersion 0.53.100.3 NOT FOR CONSTRUCTION NO.ISSUES/REVISIONS DATE A4.13 Bldg 4-6: Unit Plans KEY PLAN STAMP: CONSULTANT: ALL DRAWINGS AND SPECIFICATIONS AREINSTRUMENTS OF SERVICE AND SHALL REMAIN THEPROPERTY OF THE DESIGN PROFESSIONAL. COPIESOF DRAWINGS AND SPECIFICATIONS RETAINED BY THECLIENT MAY BE UTILIZED ONLY FOR HIS USE AND FOROCCUPYING THE PROJECT FOR WHICH THEY WEREPREPARED, AND NOT FOR THE CONSTRUCTION OF ANYOTHER PROJECTS. ANY USE OR REPRODUCTION OFTHIS DRAWING IN WHOLE OR IN PART BY ANY MEANSWHATSOEVER IS STRICTLY PROHIBITED EXCEPT WITH 209 S MARKET ST 323.553.2376 INGLEWOOD , CA 90301 WRITTEN CONSENT OF A ER O COLLECTIVE 8/14/23ISSUE DATE GO URBAN DEVELOPMENT, LUIS GOMEZ, ONE WORLD TRADE CTR 8TH FLR LONG BEACH CA 90831 8/14/23 SITE DEVELOPMENT PERMITFLORA44155 JEFFERSON STLA QUINTA,CA 9225322006JEFFERSON ST FRED WARING DRBLDG 4-6 BLDG 2-3 BLDG 1UP17'-11 1/4" UNIT D4 A:279 sq ft BATHROOM A:88 sq ft GARAGE A:468 sq ftUP W / D FW.I.C BALCONY A:108 sq ft KITCHEN A:147 sq ft LIVING & DINING A:288 sq ft BEDROOM A:140 sq ft BATHROOM A:70 sq ft UNIT D4 A:819 sq ft REDWDOWNCL W.I.C CL UNIT D4 A:809 sq ft BEDROOM A:259 sq ft BEDROOM A:173 sq ft BATHROOM A:101 sq ftBATHROOM A:76 sq ft BALCONY A:84 sq ft CL UP CL FLIVING RM A:168 sq ftUNIT D5 A:697 sq ft REDWDINING ROOM A:141 sq ft KITCHEN A:142 sq ft GARAGE A:393 sq ft BATHROOM A:49 sq ft W D W.I.C. CL CL CL UNIT D5 A:1,037 sq ft BEDROOM A:157 sq ft BEDROOM A:149 sq ft BEDROOM A:147 sq ft BATHROOM A:81 sq ft BATHROOM A:94 sq ft BALCONY A:115 sq ft XX WALL LOW WALL BALCONY DIRECTION OF SLOPE SCALE: 1/4" = 1'-0"1Unit D4 - 1st Flr SCALE: 1/4" = 1'-0"2Unit D4 - 2nd Flr SCALE: 1/4" = 1'-0"3Unit D4 - 3rd Flr SCALE: 1/4" = 1'-0"4Unit D5 - 1st Flr SCALE: 1/4" = 1'-0"5Unit D5 - 2nd Flr 1 CONSTRUCTION NOTES KEYNOTES LEGENDGENERAL NOTES GSPublisherVersion 0.53.100.3 NOT FOR CONSTRUCTION NO.ISSUES/REVISIONS DATE NNA5.10 Colors & Materials KEY PLAN STAMP: CONSULTANT: ALL DRAWINGS AND SPECIFICATIONS AREINSTRUMENTS OF SERVICE AND SHALL REMAIN THEPROPERTY OF THE DESIGN PROFESSIONAL. COPIESOF DRAWINGS AND SPECIFICATIONS RETAINED BY THECLIENT MAY BE UTILIZED ONLY FOR HIS USE AND FOROCCUPYING THE PROJECT FOR WHICH THEY WEREPREPARED, AND NOT FOR THE CONSTRUCTION OF ANYOTHER PROJECTS. ANY USE OR REPRODUCTION OFTHIS DRAWING IN WHOLE OR IN PART BY ANY MEANSWHATSOEVER IS STRICTLY PROHIBITED EXCEPT WITH 209 S MARKET ST 323.553.2376 INGLEWOOD , CA 90301 WRITTEN CONSENT OF A ER O COLLECTIVE 8/14/23ISSUE DATE GO URBAN DEVELOPMENT, LUIS GOMEZ, ONE WORLD TRADE CTR 8TH FLR LONG BEACH CA 90831 8/14/23 SITE DEVELOPMENT PERMITFLORA44155 JEFFERSON STLA QUINTA,CA 922532200612/15/2022CITY SUBMITTAL JEFFERSON ST FRED WARING DRBLDG 4-6 BLDG 2-3 BLDG 1 TOT LOT 2672 sq ft DN150'TO PROPERTY LINE AT JEFFERSON STRETENTION BASIN RETENTION BASIN JEFFERSON STREET PL PL PL TOT LOT 1657 sq ft PICNICAREA105 sq ft DC MA_PB DC MA_PB N.A.P.N.A.P. 44125 JEFFERSON ST (PARCEL 3) 1 STORY - 28.8' HT NOT A PART PL 44155 JEFFERSON ST (PARCEL 4) 1 STORY NOT A PART 44155 JEFFERSON ST (PARCEL 5) 1 STORY - 28.8' HT NOT A PART 14 5 6 7 2 3 8 3 8 5 126 7 9 10 11 12 13 1 14 3 444 55 6 6 777 888 8 12 1111 11 1110 10 13 13 14 PLASTER, SMOOTH TEXTURE FINISH PAINT MFG: DUNN EDWARDS COLOR: DEW340 WHISPER (OR EQUIVALENT) TILE ROOF MFG: EAGLE TILE SERIES: MALIB COLOR: SMM 8820 SANTA CLARA BLEND (OR EQUIVALENT) POWDER COATED METAL RAILING COLOR: BLACK ACCENT COLOR PAINT MFG: DUNN EDWARDS COLOR: DE6126 STOCKHORSE (OR EQUIVALENT) STONE VENEER MFG: CORONADO SERIES: FRENCH LIMESTONE COLOR: COUNTRY BEIGE (OR EQUIVALENT) FABRIC AWNING MFG: SUNBRELLA COLOR: 14617 HOGAN FLAME (OR EQUIVALENT) ALUMINUM STOREFRONT WINDOW COLOR: BLACK FRAME & CLEAR GLASS ALUMINUM WINDOW COLOR: BLACK FRAME & CLEAR GLASS EXTERIOR LIGHTING SEE LIGHTING PLANS FOR SPECIFICATIONS COURTYARD ACCENT PAVING MINERAL TILES, 8X8 WARM (OR EQUIVALENT) PRODUCTION CONCRETE PAVING NATURAL GREY ETCH FINISH (OR EQUIVALENT) PEDESTRIAN ACCENT PAVERS ORCO, 3X9 BUFF (OR EQUIVALENT) VEHICULAR ACCENT PAVERS ORCO, DEL MAR ORCOTTA (OR EQUIVALENT) CEMENT BOARD DECORATIVE PANEL PAINTED PER TRIM 2 GSPublisherVersion 0.53.100.3 NOT FOR CONSTRUCTION NO.ISSUES/REVISIONS DATE A6.00 Renderings KEY PLAN STAMP: CONSULTANT: ALL DRAWINGS AND SPECIFICATIONS AREINSTRUMENTS OF SERVICE AND SHALL REMAIN THEPROPERTY OF THE DESIGN PROFESSIONAL. COPIESOF DRAWINGS AND SPECIFICATIONS RETAINED BY THECLIENT MAY BE UTILIZED ONLY FOR HIS USE AND FOROCCUPYING THE PROJECT FOR WHICH THEY WEREPREPARED, AND NOT FOR THE CONSTRUCTION OF ANYOTHER PROJECTS. ANY USE OR REPRODUCTION OFTHIS DRAWING IN WHOLE OR IN PART BY ANY MEANSWHATSOEVER IS STRICTLY PROHIBITED EXCEPT WITH 209 S MARKET ST 323.553.2376 INGLEWOOD , CA 90301 WRITTEN CONSENT OF A ER O COLLECTIVE 8/14/23ISSUE DATE GO URBAN DEVELOPMENT, LUIS GOMEZ, ONE WORLD TRADE CTR 8TH FLR LONG BEACH CA 90831 8/14/23 SITE DEVELOPMENT PERMIT 12/15/2022FLORA44155 JEFFERSON STLA QUINTA,CA 9225322006CITY SUBMITTAL JEFFERSON ST FRED WARING DRBLDG 4-6 BLDG 2-3 BLDG 1 1Aerial 2Entry GSPublisherVersion 0.53.100.3 NOT FOR CONSTRUCTION NO.ISSUES/REVISIONS DATE A6.01 Renderings KEY PLAN STAMP: CONSULTANT: ALL DRAWINGS AND SPECIFICATIONS AREINSTRUMENTS OF SERVICE AND SHALL REMAIN THEPROPERTY OF THE DESIGN PROFESSIONAL. COPIESOF DRAWINGS AND SPECIFICATIONS RETAINED BY THECLIENT MAY BE UTILIZED ONLY FOR HIS USE AND FOROCCUPYING THE PROJECT FOR WHICH THEY WEREPREPARED, AND NOT FOR THE CONSTRUCTION OF ANYOTHER PROJECTS. ANY USE OR REPRODUCTION OFTHIS DRAWING IN WHOLE OR IN PART BY ANY MEANSWHATSOEVER IS STRICTLY PROHIBITED EXCEPT WITH 209 S MARKET ST 323.553.2376 INGLEWOOD , CA 90301 WRITTEN CONSENT OF A ER O COLLECTIVE 8/14/23ISSUE DATE GO URBAN DEVELOPMENT, LUIS GOMEZ, ONE WORLD TRADE CTR 8TH FLR LONG BEACH CA 90831 8/14/23 SITE DEVELOPMENT PERMIT 12/15/2022FLORA44155 JEFFERSON STLA QUINTA,CA 9225322006CITY SUBMITTAL JEFFERSON ST FRED WARING DRBLDG 4-6 BLDG 2-3 BLDG 1 1Apartment Entry and Plaza 2Townhouse (Building 2) Palms Palm / tree legend parking lot landscape tabulations landscape tabulations COURTYARD Accent Tree VERTICAL SCREEN Canopy TreeS Tipuana tipu Tipu Tree Ficus nitida Indian Laurel Prunus caroliniana Carolina Laurel Cherry Washingtonia robusta Mexican Fan Palm Prosopis g. var. ‘Maverick’ Thornless Honey Mesquite Acacia sp. Acacia Rhus lancea African Sumac Sophora secundiflora Texas Mountain Laurel Olea europaea Olive Tree Callistemon viminalis Bottlebrush Chitalpa sp. Desert Willow 24” Box As Shown 25’ BTH As Shown 36” Box As Shown 24” Box As Shown 24” Box As Shown 24” Box As Shown 48” Box As Shown 36” Box 6’ O.C. 36” Box 6’ O.C. 36” Box 6’ O.C. 24” Box As Shown sym NAME requirement ProvidedRequired SIZE/SPACING Phoenix dactylifera ‘Medjool’ Medjool Date Palm Parking Lot Area Landscape is required to be 5% or greater of total Parking Lot Area (73,930 SF) Total Landscape Area (Total Project Area: 222,529 SF) Parking Lot with 5 or more parking spaces is required to have the parking area 50% shaded. Tree canopy shading are calculated at 15 years growth. Parking area excluding drive aisle 27,572SF. Total Turf Area 3,697 SF (5%) 49,066 SF 13,786 SF (50%) 0 SF 22% of Total Project 0% of Total Project 5,339SF (7%) 19,996 SF (73%) 25’ BTH As Shown SHRUBS AND Shrubs AND GROUNDCOVERs Legend Bougainvillea ‘Oo-La-La’ Oo-La-La Bougainvillea Larrea tridentata Creosote Bush Lantana hybrid ‘Confetti’ Confetti Lantana Lantana hybrid ‘Spreading Sunset’ Spreading Sunset Lantana Medium Very Low Medium Medium Medium Medium Medium Medium sym NAME NAMEWUCOLS WUCOLS Agave spp. Foxtail Agave Aloe spp. Aloe Callistemon v. ‘Little John’ Little John Bottlebrush Cassia nemophila Desert Cassia Caesalipinia pulcherrima Red Bird of Paradise Echinocactus grusonii Golden Barrel Cactus Encelia farinosa Brittlebush Low Medium Low Low Low Very Low Low Hesperaloe parviflora Red Yucca Muhlenbergia capillaris ‘Regal Mist’ Regal Mist Muhly Grass Lantana montevidensis Purple Lantana Lantana ‘New Gold’ New Gold Lantana Muhlenbergia lindheimeri Autumn Glow Muhlenbergia rigens Deer Grass Hymenoxys acaulis Angelita Daisy Yucca aloifolia Spanish Dagger Verbena gooddingii Verbena Ruellia peninsularis Baja Ruellia Pachycereus marginatus Mexican Fence Post Cactus Fouquieria splendens Ocotillo (10 Canes)Rosmarinus o. ‘Lockwood de Forest’ Lockwood De Forest Rosemary Low Low Low Low Low Low Very Low Very Low Medium 3’H MIN. SCREENING SHRUBS Leucophyllum spp Texas Ranger Pittosporum tobira ‘Mojo’ Mojo Pittosporum Podocarpus e. ‘Monmal’ Icee Blue Yellow-Wood Olea europaea ‘Montra’ Little Ollie Dwarf Olive Low Medium WUCOLS NOTE: La Quinta part of Region 6 LowMedium 15 GAL 4’-0” O.C. 1 5 GAL 4’-0” O.C. 1 5 GAL 3’-0” O.C. 15 GAL 2’-6” O.C. SIZE/SPACING SIZE/SPACING 5 GAL 3’-0” O.C. 5 GAL 8’-0” O.C. 1 GAL 4’-0” O.C. 1 GAL 3’-0” O.C. 1 GAL 4’-0” O.C. 1 GAL 4’-0” O.C. 1 GAL 4’-0” O.C. 1 GAL 3’-0” O.C. 5 GAL 2’-0” O.C. 5 GAL 3’-0” O.C. 5 GAL 6’-0” O.C. 5 GAL 6’-0” O.C. 5 GAL 4’-0” O.C. 5 GAL 4’-0” O.C. 15 GAL 4’-0” O.C. 15 GAL 3’-0” O.C. 5 GAL 3’-0” O.C. 1 GAL 2’-0” O.C. 15 GAL 4’-0” O.C. 1 GAL 2’-0” O.C. 1 GAL 2’-6” O.C. 5 GAL 1’-0” O.C. 5 GAL 8’HT 1 GAL 4’-0” O.C. Project monumentation signage Enchanced vehiculars pavers at entry drive aisle Natural grey concrete with retardant finish and sawcut joints at walkways Tot Lot Playground with rubberized surfacing for Ages 2-11 Screen wall with stucco finish to match existing at along Jefferson Street Existing Bio-filtration planter to remain as-is Enchanced pedestrian pavers with banding Residential Patio with Screen Wall Accent Palms and Trees at main vehicular entry Existing Property Line CMU wall Existing Trash Enclosure to remain as-is New pathway leading to Adjacent Park, including new opening within existing wall Solid Cantilevered Carport shade canopy, Typ. Recreational Jogging Trail in Decomposed Granite Paving Recreational Picnic Area 1 2 4 5 7 11 12 13 14 15 9 3 6 8 10 Proposed improvements 12 85 9 5 8 7 34 15 8 11 8 7 3 13 13 1313 13 13 10 14 4 10 12 6 6 The selection of plant material is based on cultural, aesthetic, and maintenance considerations. All planting areas shall be prepared with appropriate soil amendments, fertilizers, and appropriate supplements based upon a soils report from an agricultural suitability soil sample taken from the site. Ground covers or gravel mulch shall fill in between the shrubs to shield the soil from the sun, evapotranspiration and run-off. All the flower and shrub beds shall be gravel mulched to help conserve water, lower the soil temperature and reduce weed growth. The shrubs shall be allowed to grow in their natural forms. All landscape improvements shall follow the City of La Quinta Guidelines. Planting NOTES Final Landscape Plans shall accurately show placement of trees, shrubs, and groundcovers. Landscape Architect shall verify utility, sewer, storm drain easement and place planting locations accordingly to meet City of La Quinta requirements. All required landscape areas shall be maintained by owner per the City of La Quinta requirements. All existing street tree shall be protected in place; additional 24" box size trees may be required if existing street trees are dead or in poor condition. Planting, staking, irrigation, and root barriers shall conform to Landscape & Forestry specifications. Tree inspector will make final determination of precise locations after fine grading and hardscape installation is complete. Any off-site improvement plans to be approved by Public Works prior to issuance of construction permit. A. B. C. D. E. GENERAL NOTES An automatic irrigation system shall be installed to provide coverage for all planting areas shown on the plan. Low precipitation equipment shall provide sufficient water for plant growth with a minimum water loss due to water run-off. Irrigation systems shall use high quality automatic control valves, controllers and other necessary irrigation equipment. All components shall be of non-corrosive material. All drip systems shall be adequately filtered and regulated per the manufacturer’s recommended design parameters. All irrigation improvements shall follow the City of La Quinta Guidelines for water efficient landscapes. The estimated applied water use allowed for the landscape area shall not exceed the MAWA calculation. The proposed type of irrigation system throughout the site will be drip. The Final Landscape Plan’s required compliance with the City of La Quinta Water Efficiency Ordinance and the Coachella Valley Water District’s Landscaping and Irrigation System Design Ordinance. IRRIGATION NOTES 0 15’30’60’ 1” = 30’-0”Plan SCALE IF PRINTED AT FULL SIZE 24”X36” Property Line Property Line Low decorative screen wall 12’High Hedge Limit of Work Limit of Work JEFFERSON STREETADJACENT RESIDENTIALBLDG 5 BLDG 6 BLDG 4 BLDG 2 BLDG 3 BLDG 1 ADJACENT PARK EXISTING COMMERCIAL Property Line / Right of Way Property Line / Right of Way POOL, AND PLAZA ENLARGEMENT REFER TO SHEET 03 Visible transformer and utilties shall be screened by landscape in order to improve the aesthetics from the public right-of-way. Obsutructive vegetation planting shall be located no closer than 3’ clear from any fire apparatus. A hard-wearing surface shall be provided to all emergency egress rescue openings for ladder access. Transformer and utilities note FIRE noteS 3’x5’ DG Ladder Access Zone 3’x5’ DG Ladder Access Zone LANDSCPAE CONCEPTUAL DESIGN | JUNE 25, 2024JEFFERSON SQUARE01CONCEPTUAL LANDSCAPE PLAN 0 15’30’60’ 1” = 30’-0”Plan SCALE IF PRINTED AT FULL SIZE 24”X36” 0 4’8’16’ 1/8” = 1’-0”Section Existing property line CMU wall, pilaster, and/ or tubular steel fencing to be protected in place. Wall Height: Existing to remain. Existing Low CMU wall with stucco finish along Jefferson Street Wall Height: Existing to remain. New 6’-0” High Low CMU wall with stucco finish to match existing along Jefferson Street 6’-0” High decorative spa wall with tile finish. Design to be reviewed for approval by the City per separate submittal. 6'-0" High tubular steel pool enclosure fence (refer to detail 01 for reference.) 8’-0” High decorative screen wall. Design to be reviewed for approval by the City per separate submittal. Monumentation Signage by Signage Consultant. Design to be reviewed for approval by the City per separate submittal. 3’-6” High decorative screen wall. 12’-15’ High vertical landscape screen FENCES AND WALLS LEGEND All Landscape Architect to ensure colors and materials match or compliment the Architecture. WALL AND FENCE MATERIAL AND COLOR NOTE SECTION A: Proposed landscape screening for adjacent neighbors AAAA Property Line/Existing CMU Wall Property Line Limit of Work Line of Sigh t Limit of Work JEFFERSON STREETADJACENT RESIDENTIALADJACENT PARK Property Line / Right of Way Property Line / Right of Way LANDSCPAE CONCEPTUAL DESIGN | JUNE 25, 2024JEFFERSON SQUARE02CONCEPTUAL FENCE AND WALL, AND SCREENING PLAN DETAIL 01: POOL Enclosure FENCE Scale: NTS AT POOL FENCING ONLY. 6’-0” MAX Enchanced pedestrian pavers with banding Pool Deck - Paver field with banding Natural grey concrete pathway Tubular steel pool enclosure fencing Tubular steel secured gate 6’ High spa accent wall Tivoli String lighting overhead Fire pit with Adirondack seating atop synthetic turf BBQ counter with 2 grills Double-Sided fireplace with TV mounted, and soft seating Cabana with lounge seating Chaise lounges with side table Table Tennis Large dining table with chairs 8’ High decorative wall Dining table and chairs with umbrella 18” High seat wall 1 2 4 5 7 11 15 16 17 9 13 3 6 8 12 10 14 Proposed improvements The selection of plant material is based on cultural, aesthetic, and maintenance considerations. All planting areas shall be prepared with appropriate soil amendments, fertilizers, and appropriate supplements based upon a soils report from an agricultural suitability soil sample taken from the site. Ground covers or gravel mulch shall fill in between the shrubs to shield the soil from the sun, evapotranspiration and run-off. All the flower and shrub beds shall be gravel mulched to help conserve water, lower the soil temperature and reduce weed growth. The shrubs shall be allowed to grow in their natural forms. All landscape improvements shall follow the City of La Quinta Guidelines. Planting NOTES An automatic irrigation system shall be installed to provide coverage for all planting areas shown on the plan. Low precipitation equipment shall provide sufficient water for plant growth with a minimum water loss due to water run-off. Irrigation systems shall use high quality automatic control valves, controllers and other necessary irrigation equipment. All components shall be of non-corrosive material. All drip systems shall be adequately filtered and regulated per the manufacturer’s recommended design parameters. All irrigation improvements shall follow the City of La Quinta Guidelines for water efficient landscapes. The estimated applied water use allowed for the landscape area shall not exceed the MAWA calculation. The proposed type of irrigation system throughout the site will be drip. The Final Landscape Plan’s required compliance with the City of La Quinta Water Efficiency Ordinance and the Coachella Valley Water District’s Landscaping and Irrigation System Design Ordinance. IRRIGATION NOTES 1 163 1573 12 12 4 4 5 17 7 13 9 10 14313 16 8 2 6 16 5 11 Visible transformer and utilties shall be screened by landscape in order to improve the aesthetics from the public right-of-way. Transformer and utilities note Final Landscape Plans shall accurately show placement of trees, shrubs, and groundcovers. Landscape Architect shall verify utility, sewer, storm drain easement and place planting locations accordingly to meet City of La Quinta requirements. All required landscape areas shall be maintained by owner per the City of La Quinta requirements. All existing street tree shall be protected in place; additional 24" box size Magnolia grandiflora may be required if existing street trees are dead or in poor condition. Planting, staking, irrigation, and root barriers shall conform to Landscape & Forestry specifications. Tree inspector will make final determination of precise locations after fine grading and hardscape installation is complete. Any off-site improvement plans to be approved by Public Works prior to issuance of construction permit. A. B. C. D. E. GENERAL NOTES 0 5’10’20’ 1” = 10’-0”Plan SCALE IF PRINTED AT FULL SIZE 24”X36” POOLSPA 44” WIDE D.G. 44” WIDE D.G. 3’x5’ DG Ladder Access Zone 3’x5’ DG Ladder Access Zone 3’x5’ DG Ladder Access Zone 3’x5’ DG Ladder Access Zone LANDSCPAE CONCEPTUAL DESIGN | JUNE 25, 2024JEFFERSON SQUARE03POOL AND PLAZA ENLARGEMENT GSPublisherVersion 0.53.100.3 NOT FOR CONSTRUCTION NO.ISSUES/REVISIONS DATE NNLT1.01A Overall Site Lighting - East KEY PLAN STAMP: CONSULTANT: ALL DRAWINGS AND SPECIFICATIONS AREINSTRUMENTS OF SERVICE AND SHALL REMAIN THEPROPERTY OF THE DESIGN PROFESSIONAL. COPIESOF DRAWINGS AND SPECIFICATIONS RETAINED BY THECLIENT MAY BE UTILIZED ONLY FOR HIS USE AND FOROCCUPYING THE PROJECT FOR WHICH THEY WEREPREPARED, AND NOT FOR THE CONSTRUCTION OF ANYOTHER PROJECTS. ANY USE OR REPRODUCTION OFTHIS DRAWING IN WHOLE OR IN PART BY ANY MEANSWHATSOEVER IS STRICTLY PROHIBITED EXCEPT WITH 209 S MARKET ST 323.553.2376 INGLEWOOD , CA 90301 WRITTEN CONSENT OF A ER O COLLECTIVE 8/14/23ISSUE DATE GO URBAN DEVELOPMENT, LUIS GOMEZ, ONE WORLD TRADE CTR 8TH FLR LONG BEACH CA 90831 8/14/23 SITE DEVELOPMENT PERMITFLORA44155 JEFFERSON STLA QUINTA,CA 922532200612/15/2022CITY SUBMITTAL JEFFERSON ST FRED WARING DRBLDG 4-6 BLDG 2-3 BLDG 1 OVERALL SITE LIGHTING LAYOUT - EAST 7<3 7<3 7<3 7<3 7<3 7<3 7<3 7<3 7<3 $ (/(9 67$,5 67$,5 (/(9 67$,5 5(7(17,21%$6,1 67$//6 67$//6 /2%%< (175$1&( 3/ 3/ 3/3/ 7<3 7<3 7<3 7<3 7<3 7<3 7<3 7<3 7<3 7<3 7<3 7<3 7<3 7<3 7<3 7<3 7<3 7<3 7<3 7<3 7<3 7<3 7<3 7<3 3/3/3/3/ $'- 5(6 /2$',1* =21( '2*581VTIW %/'*3$5&(/ %/'*6725< 72:1+286(6 %/'* 3$5&(/ 6725< $3$570(176 1$31$367$//6 &29(5(' 67$//6 &29(5(' 67$//6 &29(5(' 67$//6 &29(5(' 67$//6 &29(5(' 67$//6 &29(5(' 67$//6 &29(5(' 67$//6 &29(5('/2%%<(175$1&(3('(675,$1(175$1&(6725< 6725< 6725< 6725< 6725< -())(562167 3$5&(/ 6725< +7 127$3$57 -())(562167 3$5&(/6725< 3 67 12 -())(562167 3$5&(/ 6725< +7 127$3$57 XF1 TCXF2 TC XL1 TC XL1 TC XL1 TC XL1 TC XL1 TC XL1 TC XL1 TC XL1 TC XL1 TC XL1 TC XL1 TC XL1 TC XL1 TC XL1 TC XL1 TC XL1 TC XL1 TC XL1 TC XF1 TCXF2 TC XF1 TCXF2 TC XF1 TCXF2 TC XF1 TCXF2 TC XF1 TC XF2 TC XF1 TC XF1 TC XF1 TC XF1 TC XF1 TC XF1 TC XF1 TC XF2 TC XF1 TC XF2 TC XF1 TC XF2 TC XF1 TC XF2 TC XF1 TC XF2 TC XF1 TC XF2 TC XF1 TC XF1 TC XF2 TC XF1 TC XF1 TC XF1 TC XF1 TC XF1 TC XF1 TC XF1 TC XF1 TC XF1 TCXF2 TC XF1 TCXF2 TC XF1 TCXF2 TC XF1 TCXF2 TC XF1 TCXF2 TC XF1 TCXF2 TC XF1 TCXF2 TC TC XP1 TC XF1 TC XF1 TC XF2 TC XF2 TC XF2 TC XP11 XP11 XP11 XP11 XP11 XZ11 TC XZ11 TC XZ11 TC XZ11 TC XF2 TC XP1 TC XF2 TC XF2 TC XF2 TC XF2 TC XF2 TC XF2 TC XF2 TC XF2 TC XF2 TC XF2 TC XF2 TC XF2 TC XF2 TC XF2 TC XF2 TC XF2 TC XF2 TC XF2 TC XL1 TC XL1 TC XL1 TC XL1 TC XL1 TC XL1 TC XL1 TC XL1 TC XL1 TC XL1 TC XDS1 TC XDS1 TC XDS1 TC XDS1 TC XDS1 TC XDS1 TC XDS1 TC XDS1 TC XDS1 TC XDS1 TC XDS1 TC XDS1 TC XDS1 TC XDS1 TC XDS2 SW XDS2 SW XP11 XZ11 TC XZ11 TC XP11 XP11 XP11 XDS2 SW XDS2 SW XDS2 SW XDS2 SW XDS2 SW XDS2 SW XDS2 SW XDS2 SW XDS2 TC XDS2 TC XDS2 TC XDS2 TC XDS2 TC XDS2 TC XDS2 TC XDS2 TC XDS2 TC XDS2 TC XDS2 TC XDS2 TC XDS2 TC XDS2 TC XDS2 SW XDS2 TC XDS2 TC XDS2 SW XDS2 SW XDS2 SW XDS2 SW XDS2 SW XDS2 SW XDS2 SW XDS2 SW XDS2 SW XDS2 SW XDS2 SW XK1 TC XK1 TC XK1 TC XK1 TC XK1 TC XK1 TC XK1 TC XL1 TC XL1 TC XL1 TC XL1 TC XL1 TC XL1 TC XL1 TC XL1 TC XK3 TC XK3 TC XZ2 TCXZ1 TC XP2 TC XP2 TC XK1 TC XP11 XP11 XDS1 TC XDS1 TC XDS1 TC XDS1 TC XDS1 TC XDS1 TC XDS1 TC XDS1 TC XDS1 TC XDS1 TC XDS1 TC XZ3 TC XK1 TC XK1 TC XK1 TC TC TC TC XL1 TC XL1 TC XL1 TC XL1 TC XL1 TC XF2 TC XL1 TC XL1 TC XP1 TC XL1 TC XL1 TC XZ3 TC XZ3 TC XL1 TC XL1 TC XL1 TC XL1 TC XL1 TC XL1 TC XL1 TC XL1 TC XL1 TC XL1 TC XL1 TC XL1 TC XL1 TC XL1 TC XP1 TC XDS1 TC XDS1 TC XDS1 TC XDS1 TC XDS1 TC XDS1 TC XDS1 TC XDS1 TC XDS1 TC TC XDS1 TC XDS1 TC XDS1 TC XDS1 TC XDS1 TC XDS1 TC XDS1 TC XDS1 TC XDS1 TC TC XP1 TC XZ11 TC XZ11 TC XDS2 TC XDS2 TC XDS2 TC XDS2 TC XDS2 TC XDS2 TC XZ3 TC XZ3 TC XL1 TC XDS2 SW XDS2 SW XDS2 SW XDS2 SW XDS2 SW XDS2 SW XDS2 SW TC TC TC TCXDS2 SW TC TC TC TC TC TC TC TC XP3 TC XP1 TC TC TC TC TC XL1 TC XL1 TC XL1 TC XL1 TC XL1 TC XL1 TC XDS2 TC XDS2 TCXL1 TC XL1 TC TC XP1 TC XZ11 TC TC TC TC TC TC TC XDS2 TC XDS2 TC XDS2 TC XDS2 TC XL1 TC XL1 TC XL1 TC XL1 TC XZ3 TC XDS2 TC TC XDS2 TC XDS2 TC XDS2 TC XDS2 TC Low profile area light mounts to parking shade fascia to illuminatedrive aisles Post mounted Festoon light strings provide general ambient lighting. Shielded Bollard fixture illuminates pathways. Low profile linear strip fixture illuminates vertical surfaces. Small recessed steplights illuminate pathways. XS1 XZ2 Large sconces accent columns and provide general ambient lighting at entries. Stake-mounted uplight fixtures accent landscape features. XL1 Palm Tree ring mounted accents highlight tree and provide general area lighting. Mount at approx. + 18'-0" XK1 Small surface mounted downlight illuminates Entry Doors areas. 12ft tall pedestrian post-top pole for drive aisles and general area light. Small aperture recessed downlight illuminates Entry Door areas. XZ11 XB1 XDS1 XP1 Linear strip mounts to carport shade structure to illuminate covered parking spaces. XF1 20.25" 3.92.25 3.92.25 4.75 3.13.8 2.5 2.5 Low profile linear strip fixture illuminates BBQ counter fascia. XP3 12.5 4.5 XK2 3.92.25 XZ3 11" XF2 Medium sconces provide general ambient lighting at Tenant unit balconies and patios. XDS2 XZ1 Ledge mounted low-profile linear strip softly illuminates building roof eaves. 0.5" 0.65" 25ft tall post-top pole fixture for parking lot general area illumination XP2 24" 26" 16" 9.5" 39" 1" LT1.01A LIGHT LEVEL CRITERIA Open Parking: Carports: Interior Roadways: Interior Roadways (Fire Lane): Pedestrian Walkways: Egress Walkways: Lobby Entries: 1FC-2FC Average (3:1 ratio of Average to Minimum) 1FC Minimum (4:1 ratio of Average to Minimum) 0.5FC Minimum (15:1 ratio of Maximum to Minimum) 1FC Minimum (40:1 ratio of Maximum to Minimum) 0.25FC Minimum (2:1 ratio of Average to Minimum) 1FC Minimum 1FC Minimum (4:1 ratio of Average to Minimum) JEFFERSON SQUARE EXTERIOR LIGHTING GUIDELINES A. Lighting fixture lamp sources used for illuminating Outdoor gathering areas and circulation associated with the project shall be shielded, directed downward, and glare-free when viewed from off the property. B. Facade lighting shall be fully shielded, fully confined from projecting into the sky by eaves, roofs, or overhangs, and mounted as flush to a wall as possible. C. Light Pollution shall be reduced to the greatest extent possible. D. Lighting shall be provided for safety, security, and an attractive nighttime environment. THE DESIGN ADHERES TO GUIDELINES USING THE FOLLOWING TECHNIQUES: 1. Spill Control Optics 2. Full Cut-off Optics 3. Fully Shielded Fixtures 4. Fixtures capable of Control via Time Clock and Photocell 5. Fixtures with less than 6,200 initial lumen output. 6725<6725< 6725< XF2 TC XF2 TC XF2 TC XF2 TC XL1XL1 XDS2 TC XDS2 TC XDS2 SW XDS2 SW XL1 TC XL1 TC XL1 TC XL1 TC XDS2 TC XDS2 TC XDS2 TC XDS2 SW TC TC TC TC TC TC Open Parking: Carports: Interior Roadways: Interior Roadways (Fire Lane): Pedestrian Walkways: Egress Walkways: Lobby Entries: 1FC-2FC Average (3:1 ratio of Average to Minimum) 1FC Minimum (4:1 ratio of Average to Minimum) 0.5FC Minimum (15:1 ratio of Maximum to Minimum) 1FC Minimum (40:1 ratio of Maximum to Minimum) 0.25FC Minimum (2:1 ratio of Average to Minimum) 1FC Minimum 1FC Minimum (4:1 ratio of Average to Minimum) 0.25FC Minimum 6725<6725< XF2 TC TC XF2 TC XDS2 SW XDS2 SW XDS2 TC XDS2 SW TC TC Pedestrian Walkways: Egress Walkways: Lobby Entries: 0.25FC Minimum (2:1 ratio of Average to Minimum) 1FC Minimum 1FC Minimum (4:1 ratio of Average to Minimum) 6725<(15:1 ratio of Maximum to Minimum) GSPublisherVersion 0.53.100.3 NOT FOR CONSTRUCTION NO.ISSUES/REVISIONS DATE NNLT1.01B Overall Site Lighting - West KEY PLAN STAMP: CONSULTANT: ALL DRAWINGS AND SPECIFICATIONS AREINSTRUMENTS OF SERVICE AND SHALL REMAIN THEPROPERTY OF THE DESIGN PROFESSIONAL. COPIESOF DRAWINGS AND SPECIFICATIONS RETAINED BY THECLIENT MAY BE UTILIZED ONLY FOR HIS USE AND FOROCCUPYING THE PROJECT FOR WHICH THEY WEREPREPARED, AND NOT FOR THE CONSTRUCTION OF ANYOTHER PROJECTS. ANY USE OR REPRODUCTION OFTHIS DRAWING IN WHOLE OR IN PART BY ANY MEANSWHATSOEVER IS STRICTLY PROHIBITED EXCEPT WITH 209 S MARKET ST 323.553.2376 INGLEWOOD , CA 90301 WRITTEN CONSENT OF A ER O COLLECTIVE 8/14/23ISSUE DATE GO URBAN DEVELOPMENT, LUIS GOMEZ, ONE WORLD TRADE CTR 8TH FLR LONG BEACH CA 90831 8/14/23 SITE DEVELOPMENT PERMITFLORA44155 JEFFERSON STLA QUINTA,CA 922532200612/15/2022CITY SUBMITTAL JEFFERSON ST FRED WARING DRBLDG 4-6 BLDG 2-3 BLDG 1 OVERALL SITE LIGHTING LAYOUT - WEST 7<3 7<3 7<3 7<3 7<3 7<3 $ $ 5(7(17,21%$6,1 67$//6 67$//6 /2%%< (175$1&( -())(5621675((7 3/ 7<3 7<3 7<3 7<3 7<3 7<3 7<3 7<3 7<3 7<3 7<3 %/'*3$5&(/ 72:1+286(6 %/'*6725< 72:1+286(6 67$//6 &29(5(' 67$//6 &29(5('6725< 6725< 6725< 6725< 6725< 1$3 3/ -())(562167 3$5&(/6725< 127$3$57 -())(5621 3$5&(/ 6725< + 127$3$57 &29(5(' *8(67352326('%8,/',1*6 ($'-$&(17%8,/',1* 6,'(:$/. 675((7 $&&(66,%/(&5266:$ (62)76&$3( 3(57</,1( /,1( 3257 16)250(5$7*5$'(:%2//$5'6 +<'5$17 $1'3,93(5&,9,/':*6 5$6+(1&/2685( =$ :$//63(5/$1'6&$3(':*6 50'5$,13(5&,9,/':*6 80(17$7,216,*1$*(81'(56(3$5$7(68%0,77$/ 27(6 /(*(1'3$5.,1*6800$5< XF1 TCXF2 TC XF1 TCXF2 TC XL1 TC XL1 TC XL1 TC XL1 TC XL1 TC XL1 TC XL1 TC XL1 TC XP1 TC XP1 TC XP2 TC XP2 TC XP1 TC TC XF1 TC XF1 TC XF2 TC XF2 TC XF2 TC XF2 TC XF2 TC XF2 TC XF2 TC XF2 TC XF2 TC XF2 TC XF2 TC XF2 TC XF2 TC XF2 TC XF2 TC XF2 TC XF2 TC XF2 TC XF2 TC XF2 TC XL1 TC XL1 TC XL1 TC XL1 TC XL1 TC XL1 TC XL1 TC XL1 TC XL1 TC XL1 TC XDS2 TC XDS2 TC XDS2 TC XDS2 TC XDS2 TC XDS2 TC XDS2 TC XDS2 TC XDS2 TC XDS2 TC XDS2 TC XDS2 TC XDS2 TC XDS2 TC XDS2 SW XDS2 TC XDS2 TC XDS2 SW XDS2 SW XZ3 TC XK1 TC XK1 TC XK1 TC XL1 TC XL1 TC XL1 TC XL1 TC XL1 TC XF2 TC XL1 TC XL1 TC XL1 TC XL1 TC XL1 TC XL1 TC XL1 TC XL1 TC XK1 TC XK1 TC XK1 TC XK1 TC XL1 TC XL1 TC XZ3 TC XZ3 TC XL1 TCXL1 TC XP1 TC XL1 TC XL1 TC XL1 TC XL1 TC XL1 TC XL1 TC XL1 TC XL1 TC XL1 TC XL1 TC XL1 TC XL1 TC XL1 TC XL1 TC XL1 TC XL1 TC XL1 TC XL1 TC XL1 TC XL1 TC XL1 TC XL1 TC XL1 TC XL1 TC XP1 TC XP1 TC XDS2 TC XDS2 TC XDS2 TC XDS2 TC XDS2 TC XDS2 TC XZ3 TC XZ3 TC XL1 TC XDS2 SW XDS2 SW XDS2 SW XDS2 SW XDS2 SW XDS2 SW XDS2 SW XP1 TC XP1 TC XP1 TC XP1 TCXDS2 SW XP3 TC XP3 TC XP3 TC XP3 TC XP3 TC XP3 TC XP3 TC XP3 TC XP1 TC XP1 TC XP1 TC XP1 TC XL1 TC XL1 TC XL1 TC XL1 TC XL1 TC XL1 TC XDS2 TC XDS2 TCXL1 TC XL1 TC XP1 TC XP3 TC XP3 TC XP3 TC XS1 TC XS1 TCXS1 TC XDS2 TC XDS2 TC XDS2 TC XDS2 TC XDS2 TC XP1 TC XDS2 TC XDS2 TC XDS2 TC XDS2 TC Low profile area light mounts to parking shade fascia to illuminatedrive aisles Post mounted Festoon light strings provide general ambient lighting. Shielded Bollard fixture illuminates pathways. Low profile linear strip fixture illuminates vertical surfaces. Small recessed steplights illuminate pathways. XS1 XZ2 Large sconces accent columns and provide general ambient lighting at entries. Stake-mounted uplight fixtures accent landscape features. XL1 Palm Tree ring mounted accents highlight tree and provide general area lighting. Mount at approx. + 18'-0" XK1 Small surface mounted downlight illuminates Entry Doors areas. 12ft tall pedestrian post-top pole for drive aisles and general area light. Small aperture recessed downlight illuminates Entry Door areas. XZ11 XB1 XDS1 XP1 Linear strip mounts to carport shade structure to illuminate covered parking spaces. XF1 20.25" 3.92.25 3.92.25 4.75 3.13.8 2.5 2.5 Low profile linear strip fixture illuminates BBQ counter fascia. XP3 12.5 4.5 XK2 3.92.25 XZ3 11" XF2 Medium sconces provide general ambient lighting at Tenant unit balconies and patios. XDS2 XZ1 Ledge mounted low-profile linear strip softly illuminates building roof eaves. 0.5" 0.65" 25ft tall post-top pole fixture for parking lot general area illumination XP2 24" 26" 16" 9.5" 39" 1" LT1.01B LIGHT LEVEL CRITERIA Open Parking: Carports: Interior Roadways: Interior Roadways (Fire Lane): Pedestrian Walkways: Egress Walkways: Lobby Entries: 1FC-2FC Average (3:1 ratio of Average to Minimum) 1FC Minimum (4:1 ratio of Average to Minimum) 0.5FC Minimum (15:1 ratio of Maximum to Minimum) 1FC Minimum (40:1 ratio of Maximum to Minimum) 0.25FC Minimum (2:1 ratio of Average to Minimum) 1FC Minimum 1FC Minimum (4:1 ratio of Average to Minimum) JEFFERSON SQUARE EXTERIOR LIGHTING GUIDELINES A. Lighting fixture lamp sources used for illuminating Outdoor gathering areas and circulation associated with the project shall be shielded, directed downward, and glare-free when viewed from off the property. B. Facade lighting shall be fully shielded, fully confined from projecting into the sky by eaves, roofs, or overhangs, and mounted as flush to a wall as possible. C. Light Pollution shall be reduced to the greatest extent possible. D. Lighting shall be provided for safety, security, and an attractive nighttime environment. THE DESIGN ADHERES TO GUIDELINES USING THE FOLLOWING TECHNIQUES: 1. Spill Control Optics 2. Full Cut-off Optics 3. Fully Shielded Fixtures 4. Fixtures capable of Control via Time Clock and Photocell 5. Fixtures with less than 6,200 initial lumen output. 6725<6725< 6725< XF2 TC XF2 TC XF2 TC XF2 TC XL1XL1 XDS2 TC XDS2 TC XDS2 SW XDS2 SW XL1 TC XL1 TC XL1 TC XL1 TC XDS2 TC XDS2 TC XDS2 TC XDS2 SW TC TC TC TC TC TC Open Parking: Carports: Interior Roadways: Interior Roadways (Fire Lane): Pedestrian Walkways: Egress Walkways: Lobby Entries: 1FC-2FC Average (3:1 ratio of Average to Minimum) 1FC Minimum (4:1 ratio of Average to Minimum) 0.5FC Minimum (15:1 ratio of Maximum to Minimum) 1FC Minimum (40:1 ratio of Maximum to Minimum) 0.25FC Minimum (2:1 ratio of Average to Minimum) 1FC Minimum 1FC Minimum (4:1 ratio of Average to Minimum) 0.25FC Minimum 6725<6725< XF2 TC TC XF2 TC XDS2 SW XDS2 SW XDS2 TC XDS2 SW TC TC Pedestrian Walkways: Egress Walkways: Lobby Entries: 0.25FC Minimum (2:1 ratio of Average to Minimum) 1FC Minimum 1FC Minimum (4:1 ratio of Average to Minimum) 6725<(15:1 ratio of Maximum to Minimum) GSPublisherVersion 0.53.100.3 NOT FOR CONSTRUCTION NO.ISSUES/REVISIONS DATE NNLT1.01C Enlarged Site Ltg - Pool & Plaza KEY PLAN STAMP: CONSULTANT: ALL DRAWINGS AND SPECIFICATIONS AREINSTRUMENTS OF SERVICE AND SHALL REMAIN THEPROPERTY OF THE DESIGN PROFESSIONAL. COPIESOF DRAWINGS AND SPECIFICATIONS RETAINED BY THECLIENT MAY BE UTILIZED ONLY FOR HIS USE AND FOROCCUPYING THE PROJECT FOR WHICH THEY WEREPREPARED, AND NOT FOR THE CONSTRUCTION OF ANYOTHER PROJECTS. ANY USE OR REPRODUCTION OFTHIS DRAWING IN WHOLE OR IN PART BY ANY MEANSWHATSOEVER IS STRICTLY PROHIBITED EXCEPT WITH 209 S MARKET ST 323.553.2376 INGLEWOOD , CA 90301 WRITTEN CONSENT OF A ER O COLLECTIVE 8/14/23ISSUE DATE GO URBAN DEVELOPMENT, LUIS GOMEZ, ONE WORLD TRADE CTR 8TH FLR LONG BEACH CA 90831 8/14/23 SITE DEVELOPMENT PERMITFLORA44155 JEFFERSON STLA QUINTA,CA 922532200612/15/2022CITY SUBMITTAL JEFFERSON ST FRED WARING DRBLDG 4-6 BLDG 2-3 BLDG 1 ENLARGED SITE LIGHTING LAYOUTS - POOL DECK AND PLAZA d pe n s h l k - r d h l y e r l s ur y g - r o t r l s d ’ h a cc t i ri g g e pit h Q r h 2 gril bl d e h s t s g a h e s se s h e bl ble e g ble h ai ’ e l h V g ble d ai s h 11 11 12 10 10 e n f l s d n , d ai e ons on l g l e d h pp e , il d pp e s d n n l il s l s e n e . d ov l mu h l l n n e s o ie d e l e n d l e r d b be s l e l mu d o p on e r e l e d e eed . e s l e d w n r l l e ov l e f a ui a Gu . g n rr n l e d o e over e l g sh n n e w pi n pm l e ie r r h h a imum s e o r rr n s l se h l s d r y rr n l l e f e l drp l e y d d d r e d n l rr n ov s l w e y f a li r r ie e d d e d e e l t eed e A N e d l e d y e n r ove e s m e c y r f a e . C 55 r d ut s l e l sh w t f d ov . e ct l y il , , m ain t d e g ons cc t y f e ui . l d e l e ai ai d y r r e f g e l e l g t e l e d n ; l 24 e no y e d f g t e d n po . , , rr , d t rr e pe iﬁ on . e pe r l e l rm n f e on e g d e n e ov s e pp ov d c o e f on n rm L 5’ 10’ 0’ ” = 0” S ALE IF RINTED ULL SIZE ” POOLSPA ANDSC AE ONCE AL DESIGN | D CEMBER 0 , 22JEFFERSON SQUAREPOOL AND OU ARD EN ARGE ENT XDS2 SW XDS2 SW XDS2 SW XDS2 SW XDS2 SW XDS2 SW XDS2 SW XDS2 SW XK1 TC XK1 TC XK1 TC XK1 TC XK1 TC XK1 TC XL1 TC XL1 TC XL1 TC XL1 TC XL1 TC XL1 TC XL1 TC XL1 TC XK3 TC XK3 TC XZ2 TCXZ1 TC XP2 TC XP2 TC XP11 XZ11 TC XZ11 TC XP11 XP11 XP11 XL1 TC XL1 TC XL1 TC XL1 TC XK1 TC XK1 TC XDS1 TC XDS1 TC XDS1 TC XDS1 TC XDS1 TC XDS1 TC XDS1 TC XDS1 TCXDS1 TC XDS1 TC XDS1 TC XDS1 TC XDS1 TC XZ11 TC Low profile area light mounts to parking shade fascia to illuminatedrive aisles Post mounted Festoon light strings provide general ambient lighting. Shielded Bollard fixture illuminates pathways. Low profile linear strip fixture illuminates vertical surfaces. Small recessed steplights illuminate pathways. XS1 XZ2 Large sconces accent columns and provide general ambient lighting at entries. Stake-mounted uplight fixtures accent landscape features. XL1 Palm Tree ring mounted accents highlight tree and provide general area lighting. Mount at approx. + 18'-0" XK1 Small surface mounted downlight illuminates Entry Doors areas. 12ft tall pedestrian post-top pole for drive aisles and general area light. Small aperture recessed downlight illuminates Entry Door areas. XZ11 XB1 XDS1 XP1 Linear strip mounts to carport shade structure to illuminate covered parking spaces. XF1 20.25" 3.92.25 3.92.25 4.75 3.13.8 2.5 2.5 Low profile linear strip fixture illuminates BBQ counter fascia. XP3 12.5 4.5 XK2 3.92.25 XZ3 11" XF2 Medium sconces provide general ambient lighting at Tenant unit balconies and patios. XDS2 XZ1 Ledge mounted low-profile linear strip softly illuminates building roof eaves. 0.5" 0.65" 25ft tall post-top pole fixture for parking lot general area illumination XP2 24" 26" 16" 9.5" 39" 1" LT1.01C GSPublisherVersion 0.53.100.3 NOT FOR CONSTRUCTION NO.ISSUES/REVISIONS DATE NNLT1.02 Site Lighting - Photometric Plan KEY PLAN STAMP: CONSULTANT: ALL DRAWINGS AND SPECIFICATIONS AREINSTRUMENTS OF SERVICE AND SHALL REMAIN THEPROPERTY OF THE DESIGN PROFESSIONAL. COPIESOF DRAWINGS AND SPECIFICATIONS RETAINED BY THECLIENT MAY BE UTILIZED ONLY FOR HIS USE AND FOROCCUPYING THE PROJECT FOR WHICH THEY WEREPREPARED, AND NOT FOR THE CONSTRUCTION OF ANYOTHER PROJECTS. ANY USE OR REPRODUCTION OFTHIS DRAWING IN WHOLE OR IN PART BY ANY MEANSWHATSOEVER IS STRICTLY PROHIBITED EXCEPT WITH 209 S MARKET ST 323.553.2376 INGLEWOOD , CA 90301 WRITTEN CONSENT OF A ER O COLLECTIVE 8/14/23ISSUE DATE GO URBAN DEVELOPMENT, LUIS GOMEZ, ONE WORLD TRADE CTR 8TH FLR LONG BEACH CA 90831 8/14/23 SITE DEVELOPMENT PERMITFLORA44155 JEFFERSON STLA QUINTA,CA 922532200612/15/2022CITY SUBMITTAL JEFFERSON ST FRED WARING DRBLDG 4-6 BLDG 2-3 BLDG 1 PROPERTY LINE LOT LINE (NOT A PART OF PROJECT) GSPublisherVersion 0.53.100.3 NOT FOR CONSTRUCTION NO.ISSUES/REVISIONS DATE NNLT3.11 Bldg 1 Elevations KEY PLAN STAMP: CONSULTANT: ALL DRAWINGS AND SPECIFICATIONS AREINSTRUMENTS OF SERVICE AND SHALL REMAIN THEPROPERTY OF THE DESIGN PROFESSIONAL. COPIESOF DRAWINGS AND SPECIFICATIONS RETAINED BY THECLIENT MAY BE UTILIZED ONLY FOR HIS USE AND FOROCCUPYING THE PROJECT FOR WHICH THEY WEREPREPARED, AND NOT FOR THE CONSTRUCTION OF ANYOTHER PROJECTS. ANY USE OR REPRODUCTION OFTHIS DRAWING IN WHOLE OR IN PART BY ANY MEANSWHATSOEVER IS STRICTLY PROHIBITED EXCEPT WITH 209 S MARKET ST 323.553.2376 INGLEWOOD , CA 90301 WRITTEN CONSENT OF A ER O COLLECTIVE 8/14/23ISSUE DATE GO URBAN DEVELOPMENT, LUIS GOMEZ, ONE WORLD TRADE CTR 8TH FLR LONG BEACH CA 90831 8/14/23 SITE DEVELOPMENT PERMITFLORA44155 JEFFERSON STLA QUINTA,CA 922532200612/15/2022CITY SUBMITTAL JEFFERSON ST FRED WARING DRBLDG 4-6 BLDG 2-3 BLDG 1 BUILDING 1 ELEVATIONS 12'-0"10'-0"10'-0"32'-0"BUILDING HEIGHT41'-10 1/2"13 48.7' FG 49.2' FS 49.4' FF +48'-0" 1S FLR (Bldg 1) +60'-0" 2ND FLR (Bldg 1) +70'-0" 3RD FLR (Bldg 1) +80'-0" F (Bldg 1)12'-0"10'-0"10'-0"32'-0"BUILDING HEIGHT41'-10 1/2"13 48.7' FG 49.2' FS 49.4' FF +48'-0" 1S FLR (Bldg 1) +60'-0" 2ND FLR (Bldg 1) +70'-0" 3RD FLR (Bldg 1) +80'-0" F (Bldg 1) SMOOTH FINISH STUCCO, WHITE SMOOTH FINISH STUCCO, BEIGE SMOOTH FINISH, AN ONE, ACADE LIGHT GLASSANDALUMINUM S SYSTEM, BLACK ME ADDRESS NUMBERS AIR / ELEVA OR T R - EXEMPT BLDG HEIGHT ONE ACADE STUCCO ACCEN TILE ROOF S Bldg 1 - North S Bldg 1 - East 10 KEYNOTES LEGENDGENERA NOTES 1. REFER TO ENLARGED PLANS FORADDITIONAL AL TYPE CALL-OUTS, DIMENSIONS, DOOR AND DE 2. TYPICA DIMENSIONS TO ACE OF CTURE WHICH IS ACE OF CONCRETE, ACE D, OR ACE OF SHE OCCURS. 3. WHERE EXTR L YER OF GYPSUM BOARD IS 5. REFER TO CIVI DWGS FOR UTILIT LOC & CONNECTIONS. N CONS NO. ISSU A B Ele KE PLAN AMP: CONSULTA TT UE D TE AABC BEA SQUARE 1844 CA DE 12 DEVE P BLDG 3 B B 12'-0"10'-0"10'-0"32'-0"BUILDING HEIGHT43'-9"SPECIFIC PLAN HEIGH LIMIT41'-10 1/2"45'-4 1/2"AIR TOWER(EXEMPT)13 48.7' FG 49.2' FS 49.4' FF +48'-0" 1S FLR (Bldg 1) +60'-0" 2ND FLR (Bldg 1) +70'-0" 3RD FLR (Bldg 1) +80'-0" ROOF (Bldg 1)12'-0"10'-0"10'-0"32'-0"BUILDING HEIGHT43'-9"SPECIFIC PLAN HEIGH LIMIT41'-10 1/2"45'-4 1/2"AIR TOWER(EXEMPT)13 48.7' FG 49.2' FS 49.4' FF +48'-0" 1S FLR (Bldg 1) +60'-0" 2ND FLR (Bldg 1) +70'-0" 3RD FLR (Bldg 1) +80'-0" ROOF (Bldg 1) SMOOTH FINISH STUCCO, WHITE SMOOTH FINISH STUCCO, BEIGE SMOOTH FINISH,AN ONE, ACADE LIGHT , WOOD STRUCTURAL, BEIGE SAND E, S ANISH GREY DECK REX WINDOWS, FRAME COLOR BLACK, CLEAR GLASS GLASSANDALUMINUM S SYSTEM, BLACK ME ADDRESS NUMBERS / ELEVA OR T EXEMPT BLDG HEIGHT ER RESIDENTIA LOBB ENTRANCE ME RAILING, BLACK ONE ACADE STUCCO ACCEN ANEL TILE ROOF SCALE: 1/8" = 1'-0" Bldg 1 - North Elevation SCALE: 1/8" = 1'-0" Bldg 1 - East Elevation 10 12 13 14 15 KEYNOTES LEGEND DDITIONAL , DOOR E OF RETE, ACE OCCURS. BOARD IS R L YER T S NO JOG IN RDANCE WITH G UNITS 5. REFER TO CIVI DWGS FOR UTILIT LOC & CONNECTIONS. Roof Eave Light Lobby Entry Door Light Lanscape Wall Accent LightLarge Sconce Medium Sconce XDS1 XDS2 XK2 3.92.25 XZ3 20.25" 11" 16" 9.5" XZ3 1" 0.5" 0.65" EAST NORTH LT3.11 GSPublisherVersion 0.53.100.3 NOT FOR CONSTRUCTION NO.ISSUES/REVISIONS DATE NNLT3.12 Bldg 1 Elevations KEY PLAN STAMP: CONSULTANT: ALL DRAWINGS AND SPECIFICATIONS AREINSTRUMENTS OF SERVICE AND SHALL REMAIN THEPROPERTY OF THE DESIGN PROFESSIONAL. COPIESOF DRAWINGS AND SPECIFICATIONS RETAINED BY THECLIENT MAY BE UTILIZED ONLY FOR HIS USE AND FOROCCUPYING THE PROJECT FOR WHICH THEY WEREPREPARED, AND NOT FOR THE CONSTRUCTION OF ANYOTHER PROJECTS. ANY USE OR REPRODUCTION OFTHIS DRAWING IN WHOLE OR IN PART BY ANY MEANSWHATSOEVER IS STRICTLY PROHIBITED EXCEPT WITH 209 S MARKET ST 323.553.2376 INGLEWOOD , CA 90301 WRITTEN CONSENT OF A ER O COLLECTIVE 8/14/23ISSUE DATE GO URBAN DEVELOPMENT, LUIS GOMEZ, ONE WORLD TRADE CTR 8TH FLR LONG BEACH CA 90831 8/14/23 SITE DEVELOPMENT PERMITFLORA44155 JEFFERSON STLA QUINTA,CA 922532200612/15/2022CITY SUBMITTAL JEFFERSON ST FRED WARING DRBLDG 4-6 BLDG 2-3 BLDG 1 BUILDING 1 ELEVATIONS 12'-0"10'-0"10'-0"32'-0"BUILDING HEIGHT43'-9"SPECIFIC PLAN HEIGH LIMIT41'-10 1/2"45'-4 1/2"AIR TOWER(EXEMPT)48.7' FG 49.2' FS 49.4' FF +48'-0" 1S FLR (Bldg 1) +60'-0" 2ND FLR (Bldg 1) +70'-0" 3RD FLR (Bldg 1) +80'-0" ROOF (Bldg 1)12'-0"10'-0"10'-0"32'-0"BUILDING HEIGHT43'-9"SPECIFIC PLAN HEIGH LIMIT41'-10 1/2"45'-4 1/2"AIR TOWER(EXEMPT)48.7' FG 49.2' FS 49.4' FF 15 +48'-0" 1S FLR (Bldg 1) +60'-0" 2ND FLR (Bldg 1) +70'-0" 3RD FLR (Bldg 1) +80'-0" ROOF (Bldg 1) SCALE: 1/8" = 1'-0" Bldg 1 - est Elevation SCALE: 1/8" = 1'-0" Bldg 1 - South Elevation 12'-0"10'-0"10'-0"32'-0"BUILDING HEIGHT43'-9"SPECIFIC PLAN HEIGH LIMIT41'-10 1/2"13 48.7' FG 49.2' FS 49.4' FF +48'-0" 1S FLR (Bldg 1) +60'-0" 2ND FLR (Bldg 1) +70'-0" 3RD FLR (Bldg 1) +80'-0" ROOF (Bldg 1)12'-0"10'-0"10'-0"32'-0"BUILDING HEIGHT43'-9"41'-10 1/2"48.7' FG 49.2' FS 49.4' FF +48'-0" 1S FLR (Bldg 1) +60'-0" 2ND FLR (Bldg 1) +70'-0" 3RD FLR (Bldg 1) +80'-0" ROOF (Bldg 1) SMOOTH FINISH STUCCO, WHITE SMOOTH FINISH STUCCO, BEIGE SMOOTH FINISH,AN ONE, ACADE LIGHT , WOOD STRUCTURAL, BEIGE SAND E, S ANISH GREY DECK REX WINDOWS, FRAME COLOR BLACK, CLEAR GLASS GLASSANDALUMINUM S SYSTEM, BLACK ME ADDRESS NUMBERS / ELEVA OR T R - EXEMPT BLDG HEIGHT RESIDENTIA LOBB ENTRANCE ME RAILING, BLACK ME CANOPY ONE ACADE STUCCO ACCEN ANEL TILE ROOF SCAL Bldg 1 - est El SCAL Bldg 1 - South El 10 12 13 14 15 KEYNOTES LEGEND PLANS FORADDITIONAL DIMENSIONS, DOOR S TO ACE OF ACE OF CONCRETE, ACE HE OCCURS. OF GYPSUM BOARD IS ADD EXTR L YER T L, SO RE IS NO JOG IN INACCORDANCE WITH G DWELLING UNITS S 5. REFER TO CIVI DWGS FOR UTILIT LOC & CONNECTIONS. Roof Eave Light Lobby Entry Door Light Lanscape Wall Accent LightLarge Sconce Medium Sconce XDS1 XDS2 XK2 3.92.25 XZ3 20.25" 11" 16" 9.5" XZ3 1" 0.5" 0.65" SOUTH WEST LT3.12 GSPublisherVersion 0.53.100.3 NOT FOR CONSTRUCTION NO.ISSUES/REVISIONS DATE NNLT3.21 Bldg 2-3 Elevations KEY PLAN STAMP: CONSULTANT: ALL DRAWINGS AND SPECIFICATIONS AREINSTRUMENTS OF SERVICE AND SHALL REMAIN THEPROPERTY OF THE DESIGN PROFESSIONAL. COPIESOF DRAWINGS AND SPECIFICATIONS RETAINED BY THECLIENT MAY BE UTILIZED ONLY FOR HIS USE AND FOROCCUPYING THE PROJECT FOR WHICH THEY WEREPREPARED, AND NOT FOR THE CONSTRUCTION OF ANYOTHER PROJECTS. ANY USE OR REPRODUCTION OFTHIS DRAWING IN WHOLE OR IN PART BY ANY MEANSWHATSOEVER IS STRICTLY PROHIBITED EXCEPT WITH 209 S MARKET ST 323.553.2376 INGLEWOOD , CA 90301 WRITTEN CONSENT OF A ER O COLLECTIVE 8/14/23ISSUE DATE GO URBAN DEVELOPMENT, LUIS GOMEZ, ONE WORLD TRADE CTR 8TH FLR LONG BEACH CA 90831 8/14/23 SITE DEVELOPMENT PERMITFLORA44155 JEFFERSON STLA QUINTA,CA 922532200612/15/2022CITY SUBMITTAL JEFFERSON ST FRED WARING DRBLDG 4-6 BLDG 2-3 BLDG 1 BUILDING 2-3 ELEVATIONS Roof Eave Light Lobby Entry Door Light Lanscape Wall Accent LightLarge Sconce Medium Sconce XDS1 XDS2 XK2 3.92.25 XZ3 20.25" 11" 16" 9.5" XZ3 1" 0.5" 0.65" BLDG 3 - EAST ELEVATION BLDG 2-3 NORTH ELEVATION LT3.21 08.01.2023 GSPublisherVersion 0.53.100.3 NOT FOR CONSTRUCTION NO.ISSUES/REVISIONS DATE NNLT3.22 Bldg 2-3 Elevations KEY PLAN STAMP: CONSULTANT: ALL DRAWINGS AND SPECIFICATIONS AREINSTRUMENTS OF SERVICE AND SHALL REMAIN THEPROPERTY OF THE DESIGN PROFESSIONAL. COPIESOF DRAWINGS AND SPECIFICATIONS RETAINED BY THECLIENT MAY BE UTILIZED ONLY FOR HIS USE AND FOROCCUPYING THE PROJECT FOR WHICH THEY WEREPREPARED, AND NOT FOR THE CONSTRUCTION OF ANYOTHER PROJECTS. ANY USE OR REPRODUCTION OFTHIS DRAWING IN WHOLE OR IN PART BY ANY MEANSWHATSOEVER IS STRICTLY PROHIBITED EXCEPT WITH 209 S MARKET ST 323.553.2376 INGLEWOOD , CA 90301 WRITTEN CONSENT OF A ER O COLLECTIVE 8/14/23ISSUE DATE GO URBAN DEVELOPMENT, LUIS GOMEZ, ONE WORLD TRADE CTR 8TH FLR LONG BEACH CA 90831 8/14/23 SITE DEVELOPMENT PERMITFLORA44155 JEFFERSON STLA QUINTA,CA 922532200612/15/2022CITY SUBMITTAL JEFFERSON ST FRED WARING DRBLDG 4-6 BLDG 2-3 BLDG 1 BUILDING 2-3 ELEVATIONS Roof Eave Light Lobby Entry Door Light Lanscape Wall Accent LightLarge Sconce Medium Sconce XDS1 XDS2 XK2 3.92.25 XZ3 20.25" 11" 16" 9.5" XZ3 1" 0.5" 0.65" BLDG 2 - WEST ELEVATION BLDG 2-3 SOUTH ELEVATION LT3.22 08.01.2023 GSPublisherVersion 0.53.100.3 NOT FOR CONSTRUCTION NO.ISSUES/REVISIONS DATE NNLT3.31 Bldg 4-6 Elevations KEY PLAN STAMP: CONSULTANT: ALL DRAWINGS AND SPECIFICATIONS AREINSTRUMENTS OF SERVICE AND SHALL REMAIN THEPROPERTY OF THE DESIGN PROFESSIONAL. COPIESOF DRAWINGS AND SPECIFICATIONS RETAINED BY THECLIENT MAY BE UTILIZED ONLY FOR HIS USE AND FOROCCUPYING THE PROJECT FOR WHICH THEY WEREPREPARED, AND NOT FOR THE CONSTRUCTION OF ANYOTHER PROJECTS. ANY USE OR REPRODUCTION OFTHIS DRAWING IN WHOLE OR IN PART BY ANY MEANSWHATSOEVER IS STRICTLY PROHIBITED EXCEPT WITH 209 S MARKET ST 323.553.2376 INGLEWOOD , CA 90301 WRITTEN CONSENT OF A ER O COLLECTIVE 8/14/23ISSUE DATE GO URBAN DEVELOPMENT, LUIS GOMEZ, ONE WORLD TRADE CTR 8TH FLR LONG BEACH CA 90831 8/14/23 SITE DEVELOPMENT PERMITFLORA44155 JEFFERSON STLA QUINTA,CA 922532200612/15/2022CITY SUBMITTAL JEFFERSON ST FRED WARING DRBLDG 4-6 BLDG 2-3 BLDG 1 BUILDING 3 ELEVATIONS10'-0"10'-0"10'-0"20'-0"BUILDING HEIGHT30'-0"BUILDING HEIGHT43'-3"SPECIFIC PLAN HEIGH LIMIT37'-8"27'-2 1/2"46.1' FS 44.3' FS 46.8' FS 47.0' FF +47'-0" 1S FLR (Bldg 2/3) +57'-0" 2ND FLR (Bldg 2/3) +67'-0" 3RD FLR (Bldg 2/3) +77'-0" ROOF (Bldg 2/3) SMOOTH FINISH STUCCO, WHITE SMOOTH FINISH STUCCO, BEIGE SMOOTH FINISH,AN ONE, ACADE LIGHT , WOOD STRUCTURAL, BEIGE SAND E, S ANISH GREY DECK REX WINDOWS, FRAME COLOR BLACK, CLEAR GLASS GLASSANDALUMINUM S M, BLACK ME ADDRESS NUMBERS / ELEVA OR T R - EXEMPT M BLDG HEIGHT RESIDENTIA LOBB ENTRANCE ME RAILING, BLACK ONE ACADE CCO ACCEN ANEL TILE ROOF SCALE: 1/8" = 1'-0" Bldg 3 - East Elevation 10 12 13 14 EYNOTES LEGEND Roof Eave Light Lobby Entry Door Light Lanscape Wall Accent LightLarge Sconce Medium Sconce XDS1 XDS2 XK2 3.92.25 XZ3 20.25" 11" 16" 9.5" XZ3 1" 0.5" 0.65" EAST NORTH +77'-0" ROOF (Bldg 2/3) 150'-0" JEFFERSON S . PL 46.1' FS 44.3' FS 46.8' FS 47.0' FF 47.5' FF +47'-0" 1S FLR (Bldg 2/3) +57'-0" 2ND FLR (Bldg 2/3) +67'-0" 3RD FLR (Bldg 2/3) +77'-0" ROOF (Bldg 2/3) Bldg LT3.31 BUILDING 4-6 ELEVATIONS GSPublisherVersion 0.53.100.3 NOT FOR CONSTRUCTION NO.ISSUES/REVISIONS DATE NLT3.32 Bldg 4-6 Elevations KEY PLAN STAMP: CONSULTANT: ALL DRAWINGS AND SPECIFICATIONS AREINSTRUMENTS OF SERVICE AND SHALL REMAIN THEPROPERTY OF THE DESIGN PROFESSIONAL. COPIESOF DRAWINGS AND SPECIFICATIONS RETAINED BY THECLIENT MAY BE UTILIZED ONLY FOR HIS USE AND FOROCCUPYING THE PROJECT FOR WHICH THEY WEREPREPARED, AND NOT FOR THE CONSTRUCTION OF ANYOTHER PROJECTS. ANY USE OR REPRODUCTION OFTHIS DRAWING IN WHOLE OR IN PART BY ANY MEANSWHATSOEVER IS STRICTLY PROHIBITED EXCEPT WITH 209 S MARKET ST 323.553.2376 INGLEWOOD , CA 90301 WRITTEN CONSENT OF A ER O COLLECTIVE 8/14/23ISSUE DATE GO URBAN DEVELOPMENT, LUIS GOMEZ, ONE WORLD TRADE CTR 8TH FLR LONG BEACH CA 90831 8/14/23 SITE DEVELOPMENT PERMITFLORA44155 JEFFERSON STLA QUINTA,CA 922532200612/15/2022CITY SUBMITTAL JEFFERSON ST FRED WARING DRBLDG 4-6 BLDG 2-3 BLDG 1 BUILDING 4-6 ELEVATIONS Roof Eave Light Lobby Entry Door Light Lanscape Wall Accent LightLarge Sconce Medium Sconce XDS1 XDS2 XK2 3.92.25 XZ3 20.25" 11" 16" 9.5" XZ3 1" 0.5" 0.65" BLDG 4-5 WEST ELEVATION BLDG 5-6 SOUTH ELEVATION LT3.32 08.01.2023 PLANNING COMMISSION RESOLUTION 2024-014 CONDITIONS OF APPROVAL - ADOPTED SPECIFIC PLAN 2022-0004; TENTATIVE TRACT MAP 2022-0003 (TTM 38604); SITE DEVELOPMENT PERMIT 2022-0015 PROJECT: JEFFERSON SQUARE SPECIFIC PLAN AMENDMENT NO. 3 LOCATION: SOUTHWEST CORNER OF JEFFERSON STREET AND FRED WARING DRIVE ADOPTED: OCTOBER 8, 2024 PAGE 1 OF 13 GENERAL 1. The applicant agrees to defend, indemnify, and hold harmless the City of La Quinta (“City”), its agents, officers, and employees from any claim, action, or proceeding to attack, set aside, void, or annul the approval of this Specific Plan, Site Development Permit, or any Final Map recorded thereunder. The City shall have sole discretion in selecting its defense counsel. The City shall promptly notify the applicant of any claim, action, or proceeding and shall cooperate fully in the defense. 2. All the following approvals shall comply with all applicable conditions and mitigation measures: Environmental Assessment 2022-0012 Specific Plan 2022-0004 Tentative Tract Map 38604 Site Development Permit 2022-0015 In the event of any conflict(s) between approval conditions and/or provisions of these approvals, the Director of Design and Development shall adjudicate the conflict by determining the precedence. 3. Within 30 days of the approval of Specific Plan Amendment 2022-0004, the applicant shall provide the City with a final amended Specific Plan in PDF format, with all redlines converted to final text. 4. The Site Development Permit shall expire two years from City Council approval and shall become null and void in accordance with La Quinta Municipal Code Section 9.200.080 unless a building permit has been issued. A time extension may be requested per LQMC Section 9.200.080. 5. Tentative Tract Map 2022-0003, and any Final Map recorded thereunder, shall comply with the requirements and standards of Government Code §§ 66410 through 66499.58 (the “Subdivision Map Act”), and Chapter 13 of the La Quinta Municipal Code (“LQMC”). The City of La Quinta’s Municipal Code can be accessed on the City’s Website at www.laquintaca.gov. 6. Cross lot access shall be recorded across all lots and parcels within the Tentative Tract Map and adjacent recorded parcel map which allows full access to and from all parts of the Specific Plan boundary. EXHIBIT C PLANNING COMMISSION RESOLUTION 2024-014 CONDITIONS OF APPROVAL - ADOPTED SPECIFIC PLAN 2022-0004; TENTATIVE TRACT MAP 2022-0003 (TTM 38604); SITE DEVELOPMENT PERMIT 2022-0015 PROJECT: JEFFERSON SQUARE SPECIFIC PLAN AMENDMENT NO. 3 LOCATION: SOUTHWEST CORNER OF JEFFERSON STREET AND FRED WARING DRIVE ADOPTED: OCTOBER 8, 2024 PAGE 2 OF 13 7. Tentative Tract Map 2022-0003 shall expire three years from the approval date unless recorded or granted a time extension pursuant to the requirements of La Quinta Municipal Code 13.12.160. 8. Prior to the issuance of any grading, construction, or building permit by the City, the applicant shall obtain any necessary clearances and/or permits from the following agencies, if required:  Riverside County Fire Marshal  La Quinta Public Works Department (Grading Permit, Green Sheet (Development Services Clearance) for Building Permits, Water Quality Management Plan (WQMP) Exemption Form – Whitewater River Region, Improvement Permit)  La Quinta Design and Development Department - Planning and Building Divisions  Riverside Co. Environmental Health Department  Desert Sands Unified School District (DSUSD)  Coachella Valley Water District (CVWD)  Imperial Irrigation District (IID)  California Regional Water Quality Control Board (CRWQCB)  State Water Resources Control Board  SunLine Transit Agency (SunLine)  South Coast Air Quality Management District Coachella Valley (SCAQMD) The applicant is responsible for all requirements of the permits and/or clearances from the above listed agencies. When these requirements include approval of improvement plans, the applicant shall furnish proof of such approvals when submitting those improvement plans for City approval. 9. Coverage under the State of California Construction General Permit must be obtained by the applicant, who then shall submit a copy of the Regional Water Quality Control Board’s (“RWQCB”) acknowledgment of the applicant’s Notice of Intent (“NOI”) and Waste Discharger Identification (WDID) number to the City prior to the issuance of a grading or building permit. 10. The applicant shall comply with applicable provisions of the City’s NPDES stormwater discharge permit, LQMC Sections 8.70.010 et seq. (Stormwater Management and Discharge Controls), and 13.24.170 (Clean Air/Clean Water); Riverside County Ordinance No. 457; the California Regional Water Quality Control Board – Colorado River Basin Region Board Order No. R7-2013-0011 and the State Water Resources Control Board’s Order No. 2012-0006-DWQ. PLANNING COMMISSION RESOLUTION 2024-014 CONDITIONS OF APPROVAL - ADOPTED SPECIFIC PLAN 2022-0004; TENTATIVE TRACT MAP 2022-0003 (TTM 38604); SITE DEVELOPMENT PERMIT 2022-0015 PROJECT: JEFFERSON SQUARE SPECIFIC PLAN AMENDMENT NO. 3 LOCATION: SOUTHWEST CORNER OF JEFFERSON STREET AND FRED WARING DRIVE ADOPTED: OCTOBER 8, 2024 PAGE 3 OF 13 A. For construction activities including clearing, grading, or excavation of land that disturbs one (1) acre or more of land, or that disturbs less than one (1) acre of land, but which is a part of a construction project that encompasses more than one (1) acre of land, the Permittee shall be required to submit a Storm Water Pollution Protection Plan (“SWPPP”) to the State Water Resources Control Board. The applicant or design professional can obtain the California Stormwater Quality Association SWPPP template at www.cabmphandbooks.com for use in their SWPPP preparation. B. The applicant shall ensure that the required SWPPP is available for inspection at the project site at all times through and including acceptance of all improvements by the City. C. The applicant’s SWPPP shall include provisions for all of the following Best Management Practices (“BMPs”) (LQMC Section 8.70.020 (Definitions)): 1) Temporary Soil Stabilization (erosion control). 2) Temporary Sediment Control. 3) Wind Erosion Control. 4) Tracking Control. 5) Non-Storm Water Management. 6) Waste Management and Materials Pollution Control. D. All erosion and sediment control BMPs proposed by the applicant shall be approved by the City Engineer prior to any onsite or offsite grading, pursuant to this project. E. The SWPPP and BMPs shall remain in effect for the entire duration of project construction until all improvements are completed and accepted by the City. F. The inclusion in the Property Owners’ or Homeowners’ Association (POA or HOA) or Conditions, Covenants, and Restrictions (CC&Rs), a requirement for the perpetual maintenance and operation of all post-construction BMPs as required, and the applicant shall execute and record an agreement that provides for the perpetual maintenance and operation of all post-construction BMPs as required. 11. Developer shall reimburse the City, within thirty (30) days of presentment of the invoice, all costs and actual attorney’s fees incurred by the City Attorney to review, negotiate, and/or modify any documents or instruments required by these conditions, if Developer requests that the City modify or revise any documents or PLANNING COMMISSION RESOLUTION 2024-014 CONDITIONS OF APPROVAL - ADOPTED SPECIFIC PLAN 2022-0004; TENTATIVE TRACT MAP 2022-0003 (TTM 38604); SITE DEVELOPMENT PERMIT 2022-0015 PROJECT: JEFFERSON SQUARE SPECIFIC PLAN AMENDMENT NO. 3 LOCATION: SOUTHWEST CORNER OF JEFFERSON STREET AND FRED WARING DRIVE ADOPTED: OCTOBER 8, 2024 PAGE 4 OF 13 instruments prepared initially by the City to effect these conditions. This obligation shall be paid in the time noted above without deduction or offset and Developer’s failure to make such payment shall be a material breach of the Conditions of Approval. 12. Developer shall reimburse the City, within thirty (30) days of presentment of the invoice, all costs and actual consultant’s fees incurred by the City for engineering and/or surveying consultants to review and/or modify any documents or instruments required by this project. This obligation shall be paid in the time noted above without deduction or offset and Developer’s failure to make such payment shall be a material breach of the Conditions of Approval. 13. Plans shall be prepared according to the applicable code at the time of submittal for a building permit. As of January 1, 2023, these are the 2022 California Building Codes. PROPERTY RIGHTS 14. Prior to issuance of any permit(s), the applicant shall acquire or confer easements and other property rights necessary for the construction or proper functioning of the proposed development. Conferred rights shall include irrevocable offers to dedicate or grant access easements to the City for emergency services and maintenance, construction, and reconstruction of essential improvements. 15. Pursuant to the aforementioned condition, conferred rights shall include approvals from the master developer or the Property Owners Association over easements and other property rights necessary for construction and proper functioning of the proposed development, not limited to access rights over proposed and/or existing parking lot that access public streets and open space/drainage facilities of the master development. 16. The applicant shall furnish proof of easements or written permission, as appropriate, from those owners of all abutting properties on which grading, retaining wall construction, permanent slopes, or other encroachments will occur. PARKING LOTS and ACCESS POINTS 17. The design of parking facilities shall conform to LQMC Chapter 9.150 and in particular, the following: A. The parking spaces and aisle widths and the double hairpin stripe parking space design shall conform to LQMC Chapter 9.150. B. Cross slopes should be a maximum of 2% where accessibility is required, including accessibility routes between buildings. PLANNING COMMISSION RESOLUTION 2024-014 CONDITIONS OF APPROVAL - ADOPTED SPECIFIC PLAN 2022-0004; TENTATIVE TRACT MAP 2022-0003 (TTM 38604); SITE DEVELOPMENT PERMIT 2022-0015 PROJECT: JEFFERSON SQUARE SPECIFIC PLAN AMENDMENT NO. 3 LOCATION: SOUTHWEST CORNER OF JEFFERSON STREET AND FRED WARING DRIVE ADOPTED: OCTOBER 8, 2024 PAGE 5 OF 13 C. Building access points shall be shown on the Precise Grading Plans so that accessibility issues can be evaluated. D. Accessibility routes to public streets and adjacent development shall be shown on the Precise Grading Plan. E. Parking space lengths shall be according to LQMC Chapter 9.150 and be a minimum of 18 feet in length with a 2-foot overhang for all parking spaces or as approved by the City Engineer. One van-accessible parking space is required per 6 accessible parking spaces. F. Drive aisles between parking spaces shall be a minimum of 26 feet, with access drive aisles to Public Streets a minimum of 30 feet or as approved by the City Engineer. A minimum of 20 feet on each side of approach drives shall be provided where divided by median islands and as approved by the City Engineer. 18. The applicant shall design street pavement sections using CalTrans' design procedure for 20-year life pavement, and the site-specific data for soil strength and anticipated traffic loading (including construction traffic). Minimum structural sections shall be as follows: Parking Lot & Aisles (Low Traffic) 3.0" a.c./4.5" c.a.b. Parking Lot & Aisles (High Traffic) 4.5” a.c./5.5” c.a.b. Loading Areas 6” P.C.C./4” c.a.b. or the approved equivalents of alternate materials. 19. The applicant shall submit current mix designs (less than two years old at the time of construction) for base, asphalt concrete, and Portland cement concrete. The submittal shall include test results for all specimens used in the mix design procedure. For mix designs over six months old, the submittal shall include recent (less than six months old at the time of construction) aggregate gradation test results confirming that design gradations can be achieved in current production. The applicant shall not schedule construction operations until mix designs are approved. 20. Improvements shall include appurtenances such as traffic control signs, markings and other devices, raised medians if required, street name signs, and sidewalks. 21. Improvements shall be designed and constructed in accordance with City adopted standards, supplemental drawings, and specifications, or as approved by the City PLANNING COMMISSION RESOLUTION 2024-014 CONDITIONS OF APPROVAL - ADOPTED SPECIFIC PLAN 2022-0004; TENTATIVE TRACT MAP 2022-0003 (TTM 38604); SITE DEVELOPMENT PERMIT 2022-0015 PROJECT: JEFFERSON SQUARE SPECIFIC PLAN AMENDMENT NO. 3 LOCATION: SOUTHWEST CORNER OF JEFFERSON STREET AND FRED WARING DRIVE ADOPTED: OCTOBER 8, 2024 PAGE 6 OF 13 Engineer. Improvement plans for streets, access gates, and parking areas shall be stamped and signed by qualified engineers. IMPROVEMENT PLANS 22. As used throughout these Conditions of Approval, professional titles such as “engineer,” “surveyor,” and “architect,” refers to persons currently certified or licensed to practice their respective professions in the State of California. 23. Improvement plans shall be prepared by or under the direct supervision of qualified engineers and/or architects, as appropriate, and shall comply with the provisions of LQMC Section 13.24.040 (Improvement Plans). 24. The following improvement plans shall be prepared and submitted for review and approval by the Public Works Department. A separate set of plans for each line item specified below shall be prepared. The plans shall utilize the minimum scale specified unless otherwise authorized by the City Engineer in writing. Plans may be prepared at a larger scale if additional detail or plan clarity is desired. Note that the applicant may be required to prepare other improvement plans not listed here pursuant to improvements required by other agencies and utility purveyors. A. PM10 Plan 1” = 40’ Horizontal B. Erosion Control Plan 1” = 40’ Horizontal C. Final WQMP (Plan submitted in Report Form) D. On-Site Precise Grading 1" = 20' Horizontal NOTE: A through D to be submitted concurrently. (Separate Storm Drain Plans if applicable) Other engineered improvement plans prepared for City approval that are not listed above shall be prepared in formats approved by the City Engineer prior to commencing plan preparation. “On-Site Precise Grading” plan is required to be submitted for approval by the Building Official, Planning Manager, and the City Engineer. “On-Site Precise Grading” plans shall normally include all on-site surface improvements, including but not necessarily limited to finish grades for curbs & gutters, building floor elevations, parking lot improvements, and accessibility requirements. PLANNING COMMISSION RESOLUTION 2024-014 CONDITIONS OF APPROVAL - ADOPTED SPECIFIC PLAN 2022-0004; TENTATIVE TRACT MAP 2022-0003 (TTM 38604); SITE DEVELOPMENT PERMIT 2022-0015 PROJECT: JEFFERSON SQUARE SPECIFIC PLAN AMENDMENT NO. 3 LOCATION: SOUTHWEST CORNER OF JEFFERSON STREET AND FRED WARING DRIVE ADOPTED: OCTOBER 8, 2024 PAGE 7 OF 13 25. The City maintains standard plans, detail sheets, and/or construction notes for elements of construction, which can be accessed via the Public Works Development “Plans, Notes and Design Guidance” section of the City website (www.laquintaca.gov). Please navigate to the Design and Development Department home page and look for the Standard Drawings hyperlink. 26. The applicant shall furnish a complete set of the mylars of all approved improvement plans on a storage media acceptable to the City Engineer. 27. Upon completion of construction, and prior to final acceptance of the improvements by the City, the applicant shall furnish the City with reproducible record drawings of all improvement plans which were approved by the City. Each sheet shall be clearly marked "Record Drawing" and shall be stamped and signed by the engineer or surveyor certifying to the accuracy and completeness of the drawings. The applicant shall have all approved plans previously submitted to the City, revised to reflect the as-built conditions. The applicant shall employ or retain the Engineer of Record during the construction phase of the project so that the EOR can make site visits in support of preparing "Record Drawing". However, if subsequent approved revisions have been approved by the City Engineer and reflect said "Record Drawing" conditions, the Engineer of Record may submit a letter attesting to said fact to the City Engineer in lieu of plan submittal. GRADING 28. The applicant shall comply with the provisions of LQMC Section 13.24.050 (Grading Improvements). 29. Prior to occupancy of the project site for any construction or other purposes, the applicant shall obtain a grading permit approved by the City Engineer. To obtain an approved grading permit, the applicant shall submit and obtain approval of all of the following: A. A grading plan prepared by a civil engineer registered in the State of California, and B. A preliminary geotechnical (“soils”) report prepared by a professional registered in the State of California, and C. A Fugitive Dust Control Plan prepared in accordance with LQMC Chapter 6.16, (Fugitive Dust Control), and PLANNING COMMISSION RESOLUTION 2024-014 CONDITIONS OF APPROVAL - ADOPTED SPECIFIC PLAN 2022-0004; TENTATIVE TRACT MAP 2022-0003 (TTM 38604); SITE DEVELOPMENT PERMIT 2022-0015 PROJECT: JEFFERSON SQUARE SPECIFIC PLAN AMENDMENT NO. 3 LOCATION: SOUTHWEST CORNER OF JEFFERSON STREET AND FRED WARING DRIVE ADOPTED: OCTOBER 8, 2024 PAGE 8 OF 13 D. An Erosion Dust Control Plan showing Best Management Practices prepared in accordance with LQMC Sections 8.70.010 and 13.24.170 (NPDES Stormwater Discharge Permit and Storm Management and Discharge Controls), and E. A WQMP prepared by an authorized professional registered in the State of California, and F. A grading bond in a form acceptable to the City, and in an amount sufficient to guarantee compliance with the grading bond requirements. All grading shall conform with the recommendations contained in the Preliminary Soils Report and shall be certified as being adequate by soils engineer or engineering geologist registered in the State of California. The applicant shall furnish security in a form acceptable to the City and in an amount sufficient to guarantee compliance with the approved Fugitive Dust Control Plan provisions. Additionally, the applicant shall replenish said security if expended by the City of La Quinta to comply with the Plan as required by the City Engineer. 30. The applicant shall maintain all open graded, undeveloped land in order to prevent wind and/or water erosion of such land. All open graded, undeveloped land shall either be planted with interim landscaping, or stabilized with such other erosion control measures, as were approved in the Fugitive Dust Control Plan. 31. Building pad elevations on the precise grading plan submitted for the City Engineer’s approval shall conform with pad elevations shown on the Site Development Permit Preliminary Grading Plans unless the pad elevations have other requirements imposed elsewhere in these Conditions of Approval. 32. Prior to any site grading or regrading that will raise or lower any portion of the site by more than plus or minus five-tenths of a foot (0.5’) from the elevations shown on the Site Development Permit Preliminary Grading Plans, the applicant shall submit the proposed grading changes to the City Staff for a substantial conformance finding review. 33. Prior to the issuance of a building permit for any building lot, the applicant shall provide a lot pad certification stamped and signed by a qualified engineer or surveyor with applicable compaction tests and over excavation documentation. Each pad certification shall list the pad elevation as shown on the approved grading plan, the actual pad elevation, and the difference between the two, if any. Such pad certification shall also list the relative compaction of the pad soil. PLANNING COMMISSION RESOLUTION 2024-014 CONDITIONS OF APPROVAL - ADOPTED SPECIFIC PLAN 2022-0004; TENTATIVE TRACT MAP 2022-0003 (TTM 38604); SITE DEVELOPMENT PERMIT 2022-0015 PROJECT: JEFFERSON SQUARE SPECIFIC PLAN AMENDMENT NO. 3 LOCATION: SOUTHWEST CORNER OF JEFFERSON STREET AND FRED WARING DRIVE ADOPTED: OCTOBER 8, 2024 PAGE 9 OF 13 DRAINAGE 34. Stormwater handling shall conform with the approved hydrology and drainage report for Jefferson Square, SDP 2022-0015, or as approved by the City Engineer. 35. The applicant shall comply with the provisions of LQMC Section 13.24.120 (Drainage), Retention Basin Design Criteria, Engineering Bulletin No. 06-16 – Hydrology Report with Preliminary Hydraulic Report Criteria for Storm Drain Systems and Engineering Bulletin No. 06-015 - Underground Retention Basin Design Requirements. More specifically, stormwater falling on site during the 100- year storm shall be retained within the development unless otherwise approved by the City Engineer. The design storm shall be either the 1-hour, 3-hour, 6-hour, or 24- hour event producing the greatest total runoff. 36. Nuisance water shall be retained on site. Nuisance water shall be disposed of per approved methods contained in Engineering Bulletin No. 06-16 – Hydrology Report with Preliminary Hydraulic Report Criteria for Storm Drain Systems and Engineering Bulletin No. 06-015 - Underground Retention Basin Design Requirements. 37. In design of retention facilities, the maximum percolation rate shall be two inches per hour. The percolation rate will be considered to be zero unless the applicant provides site-specific data indicating otherwise and as approved by the City Engineer. 38. No fence or wall shall be constructed around any retention basin unless approved by the Planning Manager and the City Engineer. 39. For on-site above-ground common retention basins, retention depth shall be according to Engineering Bulletin No. 06-16 – Hydrology Report with Preliminary Hydraulic Report Criteria for Storm Drain Systems. Side slopes shall not exceed 3:1 and shall be planted with maintenance-free ground cover. Additionally, retention basin widths shall be not less than 20 feet at the bottom of the basin or as approved by the City Engineer. 40. Stormwater may not be retained in landscaped parkways or landscaped setback lots. Only incidental storm water (precipitation which directly falls onto the setback) will be permitted to be retained in the landscape setback areas. The perimeter setback and parkway areas in the street right-of-way shall be shaped with berms and mounds, pursuant to LQMC Section 9.100.040(B)(7). 41. The development shall be graded to permit storm flow in excess of retention capacity to flow out of the development through a designated overflow and into the historic drainage relief route. PLANNING COMMISSION RESOLUTION 2024-014 CONDITIONS OF APPROVAL - ADOPTED SPECIFIC PLAN 2022-0004; TENTATIVE TRACT MAP 2022-0003 (TTM 38604); SITE DEVELOPMENT PERMIT 2022-0015 PROJECT: JEFFERSON SQUARE SPECIFIC PLAN AMENDMENT NO. 3 LOCATION: SOUTHWEST CORNER OF JEFFERSON STREET AND FRED WARING DRIVE ADOPTED: OCTOBER 8, 2024 PAGE 10 OF 13 42. The applicant shall comply with applicable provisions for post-construction runoff per the City’s NPDES stormwater discharge permit, LQMC Sections 8.70.010 et seq. (Stormwater Management and Discharge Controls), and 13.24.170 (Clean Air/Clean Water); Riverside County Ordinance No. 457; and the California Regional Water Quality Control Board – Colorado River Basin (CRWQCB-CRB) Region Board Order No. R7-2013-0011. A. For post-construction urban runoff from New Development and Redevelopments Projects, the applicant shall implement requirements of the NPDES permit for the design, construction, and perpetual operation and maintenance of BMPs per the approved Water Quality Management Plan (WQMP) for the project as required by the California Regional Water Quality Control Board – Colorado River Basin (CRWQCB-CRB) Region Board Order No. R7-2013-0011. B. The applicant shall implement the WQMP Design Standards per (CRWQCB- CRB) Region Board Order No. R7-2013-0011 utilizing BMPs approved by the City Engineer. A project-specific WQMP shall be provided which incorporates Site Design and Treatment BMPs utilizing first flush infiltration as a preferred method of NPDES Permit Compliance for Whitewater River receiving water, as applicable. C. The developer shall execute and record a Stormwater Management/BMP Facilities Agreement that provides for the perpetual maintenance and operation of all post-construction stormwater BMPs. UTILITIES 43. The applicant shall comply with the provisions of LQMC Section 13.24.110 (Utilities). 44. The applicant shall obtain the approval of the City Engineer for the location of all utility lines within any right-of-way and all above-ground utility structures, including, but not limited to, traffic signal cabinets, electric vaults, water valves, and telephone stands, to ensure optimum placement for practical and aesthetic purposes. 45. Underground utilities shall be installed prior to the overlying hardscape. For installation of utilities in existing improved streets, the applicant shall comply with trench restoration requirements maintained or required by the City Engineer. The applicant shall provide certified reports of all utility trench compaction for approval by the City Engineer. Additionally, grease traps and the maintenance thereof shall be located so as to not conflict with access aisles/entrances. PLANNING COMMISSION RESOLUTION 2024-014 CONDITIONS OF APPROVAL - ADOPTED SPECIFIC PLAN 2022-0004; TENTATIVE TRACT MAP 2022-0003 (TTM 38604); SITE DEVELOPMENT PERMIT 2022-0015 PROJECT: JEFFERSON SQUARE SPECIFIC PLAN AMENDMENT NO. 3 LOCATION: SOUTHWEST CORNER OF JEFFERSON STREET AND FRED WARING DRIVE ADOPTED: OCTOBER 8, 2024 PAGE 11 OF 13 CONSTRUCTION 46. The City will conduct final inspections of habitable buildings only when the buildings have parking lot improvements and (if required) sidewalk access to publicly maintained streets. The improvements shall include required traffic control devices, pavement markings, and street name signs. LANDSCAPE AND IRRIGATION 47. The applicant shall comply with LQMC Sections 13.24.130 (Landscaping Setbacks) & 13.24.140 (Landscaping Plans). 48. The applicant shall provide landscaping in the required setbacks, retention basins, and common lots. Said landscaping shall be constantly maintained by the center owner with damaged, dead, or dying plant material immediately replaced with healthy plant material of equivalent size. 49. Landscape and irrigation plans for landscaped lots and setbacks, medians, retention basins, and parks shall be signed and stamped by a licensed landscape architect. 50. All new and modified landscape areas shall have landscaping and permanent irrigation improvements in compliance with the City’s Water Efficient Landscape regulations contained in LQMC Section 8.13 (Water Efficient Landscape). 51. The applicant shall submit the final landscape plans for review, processing, and approval to the Design and Development Department in accordance with the Final Landscape Plan application process. Planning Manager approval of the final landscape plans is required prior to issuance of the first building permit unless the Director determines extenuating circumstances exist which justifies an alternative processing schedule. NOTE: Plans are not approved for construction until signed by the appropriate City official, including the Planning Manager and/or City Engineer. Prior to final approval of the installation of landscaping, the Landscape Architect of record shall provide the Design and Development Department a letter stating he/she has personally inspected the installation and that it conforms with the final landscaping plans as approved by the City. If staff determines during final landscaping inspection that adjustments are required in order to meet the intent of the Planning Commission’s approval, the Planning Manager shall review and approve any such revisions to the landscape plan. PLANNING COMMISSION RESOLUTION 2024-014 CONDITIONS OF APPROVAL - ADOPTED SPECIFIC PLAN 2022-0004; TENTATIVE TRACT MAP 2022-0003 (TTM 38604); SITE DEVELOPMENT PERMIT 2022-0015 PROJECT: JEFFERSON SQUARE SPECIFIC PLAN AMENDMENT NO. 3 LOCATION: SOUTHWEST CORNER OF JEFFERSON STREET AND FRED WARING DRIVE ADOPTED: OCTOBER 8, 2024 PAGE 12 OF 13 52. The applicant or his agent has the responsibility for proper sight distance requirements per guidelines in the AASHTO “A Policy on Geometric Design of Highways and Streets, 5th Edition” or latest, in the design and/or installation of all landscaping and appurtenances abutting and within the private and public street right-of-way. MAINTENANCE 53. The applicant shall comply with the provisions of LQMC Section 13.24.160 (Maintenance). 54. The applicant shall make provisions for the continuous and perpetual maintenance of all private on-site improvements, perimeter landscaping, access drives, sidewalks, and stormwater BMPs. FEES AND DEPOSITS 55. The applicant shall comply with the provisions of LQMC Section 13.24.180 (Fees and Deposits). These fees include all deposits and fees required by the City for plan checking and construction inspection. Deposits and fee amounts shall be those in effect when the applicant makes application for plan check and permits. 56. Permits issued under this approval shall be subject to the provisions of the Development Impact Fee and Transportation Uniform Mitigation Fee programs in effect at the time of issuance of building permit(s). FIRE DEPARTMENT 57. Fire Flow - Prior to building permit issuance, the applicant shall provide documentation showing a water system capable of delivering 4,000 gallons per minute at 20 psi for 4 hours duration. This fire flow calculation is based on Type VB building construction. The fire flow may be adjusted based on building construction type. 58. Fire Protection Water Supplies/Hydrants - The minimum number of fire hydrants required, as well as the location and spacing of fire hydrants, shall comply with Riverside County Fire Department Guideline OFM-01B. Prior to the issuance of building permits, plans for the water system shall be submitted to the Office of the Fire Marshal for review and approval. An approved water supply for fire protection shall be made available prior to the arrival of combustible materials on-site. 59. Fire Department Access shall comply with Riverside County Fire Department Guideline OFM-01A. Prior to the issuance of building permits, plans demonstrating compliance with the Fire Department Access requirements shall be submitted to the Office of the Fire Marshal for review and approval. Approved fire apparatus access roads shall be available during construction. PLANNING COMMISSION RESOLUTION 2024-014 CONDITIONS OF APPROVAL - ADOPTED SPECIFIC PLAN 2022-0004; TENTATIVE TRACT MAP 2022-0003 (TTM 38604); SITE DEVELOPMENT PERMIT 2022-0015 PROJECT: JEFFERSON SQUARE SPECIFIC PLAN AMENDMENT NO. 3 LOCATION: SOUTHWEST CORNER OF JEFFERSON STREET AND FRED WARING DRIVE ADOPTED: OCTOBER 8, 2024 PAGE 13 OF 13 PLANNING COMMISSION 60. Enhanced crosswalks will be provided throughout Planning Area 2 (including the southeast and northeast corners of the apartment building, and between building 2/3 and 4. These can consist of stamped colored concrete, paving stones, or similar features. 61. The tree screen located along the southern property line shall be extended to the southwest corner of the property. It will be located away from the existing wall a distance of up to 3 feet, so as to provide sufficient space for maintenance. The screen shall be maintained at a height of 15 feet in a neat and healthy condition. Installation shall be monitored by a Tribal monitor to assure that the cultural resource in this area is not disturbed.