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CC Resolution 2024-044 Jefferson Square Flora Res Dev SP Amend, TTM, SDPRESOLUTION NO. 2024 — 044 A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF LA QUINTA, CALIFORNIA, APPROVING 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 CASE NUMBERS: SPECIFIC PLAN 2022-0004 (SP 2002-062 AMENDMENT 3); 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 City Council of the City of La Quinta, California did, on December 3, 2024, hold a duly noticed Public Hearing to consider a request by Flora La Quinta LLC, for 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 City Council of the City of La Quinta, California, did, on November 19, 2024, previously hold a duly noticed Public Hearing to consider adoption of a Mitigated Negative Declaration and approval of said Specific Plan Amendment, Tentative Tract Map and Site Development Permit; and WHEREAS, upon hearing and considering all testimony and arguments, the City Council did continue the public hearing until December 3, 2024 to have more time to consider concerns of the neighboring residents regarding privacy, traffic, and parking; and WHEREAS, the Design and Development Department published a public hearing notice in The Desert Sun newspaper on October 30, 2024, as prescribed by the Municipal Code. Public hearing notices were also mailed to all property owners within 500 feet of Resolution No. 2024 — 044 Specific Plan 2022-0004 (SP 2002-062 Amendment 3); 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: December 3, 2024 Page 2 of 6 the site and emailed or mailed to all interested parties who have requested notification relating to the project on November 8, 2024; and WHEREAS, the Planning Commission of the City of La Quinta did adopt Planning Commission Resolution 2024-014 recommending the City Council approve 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 at a duly noticed Public Hearing on October 8, 2024; and WHEREAS, said Specific Plan Amendment, Tentative Tract Map and Site Development Permit have complied with the requirements of "The Rules to Implement the California Environmental Quality Act of 1970" (CEQA) as amended (Resolution 1983- 63). The City prepared an Initial Study/Mitigated Negative Declaration and found that the impacts of the proposed project could be mitigated to less than significant levels. The City Council has adopted Resolution No. 2024-043 approving said Mitigated Negative Declaration; and Specific Plan 2022-0004 Amendment No. 3 to the Jefferson Square Specific Plan (SP 2002-062) WHEREAS, at said Public Hearing, upon hearing and considering all testimony and arguments, if any, of all interested persons desiring to be heard, the City Council did make the following mandatory findings contained in Section 9.240.010 of the Municipal Code to justify approval of said Specific Plan Amendment [Exhibit A]: 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. Resolution No. 2024 — 044 Specific Plan 2022-0004 (SP 2002-062 Amendment 3); 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: December 3, 2024 Page 3 of 6 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 (TTM 38604) WHEREAS, at said Public Hearing, upon hearing and considering all testimony and arguments, if any, of all interested persons desiring to be heard, said City Council did make the following mandatory findings contained in Section 13.12.130 of the Municipal Code to justify approval of said Tentative Tract Map: 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/Mitigated Negative Declaration 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/Mitigated Negative Declaration will reduce those impacts to less than significant levels. 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 Resolution No. 2024 — 044 Specific Plan 2022-0004 (SP 2002-062 Amendment 3); 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: December 3, 2024 Page 4 of 6 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 o easements acquired by the public within the proposed subdivision. type of improvements will not conflict with at large for access through or use of property 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 City Council did make the following mandatory findings contained in Section 9.210.010 of the Municipal Code to justify approval of said Site Development Permit: 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 that 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. 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 that brings residents within 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. Resolution No. 2024 — 044 Specific Plan 2022-0004 (SP 2002-062 Amendment 3); 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: December 3, 2024 Page 5 of 6 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 City Council of the City of La Quinta, California, as follows: SECTION 1. That the above recitations are true and constitute the Findings of the City Council in this case. SECTION 2. That the above project be determined by the City Council to be consistent with the Initial Study/Mitigated Negative Declaration prepared for the project (EA 2022-0012). SECTION 3. That the City Council hereby does approve Specific Plan 2022-0004 (SP 2002-062 Amendment 3), Tentative Tract Map 2022-0003 (TTM 38604), and Site Development Permit 2022-0015 for the reasons set forth in this Resolution and subject to the attached Conditions of Approval [Exhibit B]. PASSED, APPROVED, and ADOPTED at a regular meeting of the La Quinta City Council held on this 3rd day of December 2024, by the following vote: Resolution No. 2024 — 044 Specific Plan 2022-0004 (SP 2002-062 Amendment 3); 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: December 3, 2024 Page 6 of 6 AYES: Councilmembers Fitzpatrick, McGarrey, Pena, Sanchez NOES: Mayor Evans ABSENT: None ABSTAIN: None LINDA VANS, ayor City of La Quinta, California ATTEST: MONIKA RADEV , City erk City of La Quinta, California APPROVED AS TO FORM: WILLIAM H. IHR E, City Clerk City of La Quinta, California Resolution No. 2024-044 Specific Plan 2022-0004 (SP 2002-062 Amendment 3); Tentative Tract Map 2022-0003 (TTM 38604); Site Development Permit 2022-0015 Project: Jefferson Square Specific Plan Amendment No. 3 Adopted: December 3, 2024 EXHIBIT A Jefferson Square Specific Plan 2002-062 Amendment No. 3 Adopted: December 3, 2024 The City of La Quinta 78-495 Calle Tampico La Quinta, CA 92253 Applicant Beacon Realty 69-930 CA Hwy I 11, Ste 203 Rancho Mirage, CA 92270 Design Team goUrban Development Aero Collective — Architect DRC, Inc. — Civil Engineer LandStudio 360 - Landscape Architect Specific Plan Jefferson Square Jefferson Square Amended Specific Plan Prepared for: Beacon Realty 69-930 CA Hwy I 1 1, 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 May 2024 2 Specific Plan Jefferson Square 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. PA LAND USE & DEVELOPMENT REGULATIONS...................................................................38 May 2024 3 Specific Plan Jefferson Square B. PA2 LAND USE & DEVELOPMENT REGULATIONS...................................................................40 V. DESIGN GUIDELINES........................................................................................................................43 A. RETAIL ARCHITECTURAL GUIDELINES (PAI 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 May 2024 4 Specific Plan Jefferson Square LIST OF FIGURES FIGURE I: 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 1 1: 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 I...............................................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 May 2024 5 Specific Plan Jefferson Square 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. I 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. I 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. May 2024 6 Specific Plan Jefferson Square 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 I: 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 I ("PA I") and (ii) Planning Area 2 ("PA2") as illustrated in Figure 2: Vicinity Map. PA 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 PA I may require a subsequent Specific Plan Amendment, Site Development Permit (SDP) or Conditional Use Permit (CUP) subject to the PA I 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. May 2024 7 Specific Plan O� Palm Springs, i 1116 Cathedral City Sky Malley Coachella Valley Preserve Jefferson Square L �i specific Plan location Palm Desert--.. - Indio f Coachella La Quinta ts a d Thermal Figure I: Regional Location Map May 2024 8 Specific Plan m C � m e 's Dr Fred Waring Or Amalfi Dr r et""aAade YV Porkw3l ESPl01r10 Fred Waring Dr Frpd'Nar e 4 A W � iV1On;ii P'l I I U � a L a;cuP L^ A y1` �fppp x 4 G, 4 4 � h W .1 ;. Iris C! m rn O m a � � rail May 2024 Jefferson Square Stiae54;yrgl-08ereeCn Cs o 3 Specific Plan Area 4 Fred Waring 4r Fred Waring Dr Fred Waring Dr y n m G ❑, �°rar irpun ar % M1A F•i n�.iim �I N �� gg 4 �i O 7 Independence Way Morris Ave Morris Aye a 0 DECIarBtlon Ct d O _ Figure 2: Vicinity Map 9 e, k"'9hrg��V RU Specific Plan Jefferson Square 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. Fred Waring Dr. PL 1: Planning Area 1 PL 2: Planning Area 2 PL 1 1 PL 2 Divider: Jefferson Square Specific ........ Plan Boundary Parcel Boundary Line a CG General Commercial Land Use Designation Figure 3: General Plan Land Use Designation PL 1: Planning Area 1 PL 2: Planning Area 2 PL 1 1 PL2 Divider, --. Jefferson Square Specific ........ Plan Boundary Parcel Boundary Line GN Neighborhood Commercial Zoning District Figure 4: Zoning Map Designation 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 May 2024 10 Specific Plan Jefferson Square 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. I 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 PA I 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 PA I buildings have been renamed as depicted in Figure 11). Onsite and offsite horizontal improvements were also constructed throughout the entire Specific Plan area (PAI and PA2), including three certified pads (one on PA and two on PA2) identified in Figure 5 as Pad A, Shops I, 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 I: 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 I 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. May 2024 11 Specific Plan Jefferson Square I I I I - - ADJACENT RECREATIONAL PARK LAND I IL ❑ - - RETENTION AREA - ❑ LOADING I Lei 18 D_ DAY PRA S200SF. � - L0.�91NG ❑ 12 G 1 288 SF. sa Q °Q IL c s I I a N a SHOPS3 MAJOR S OP 2 FRESH ss 4 7,00O5 42,500SF 4, 00 IF& EASY u 13,928 SIF 0 I ADJACENT RESIDENTIAL PROPERTIES d \\ 6 e 4 b p da o d 6 d ® RECYCLE \ I CENTER —_ 2 44 ngEr. I s - - - - - m• a o a.- �- e � � u o® i 1 1a ao 12 �. o 2 I 15 �. —7�` � 14 I HOPS 1 A DRUG I N�Eq IN —4- - - I 13,013 SIF n m 71 LVo e e i a 9 € D PAD A �' u 4,500 SF ro LANDSCAPED I RETENTIONAREA M 18.180 SF (AZ ACI I I rl 12 — 15 vow LiN u DECELERATION LANE -"" D ELERATION LANE UTURE CITY — — — — — — — — — — — M O N U M E N T — — — t— — — — — — — — — ——--_ _ JEFFERSON �T — _ _ — — — — _ — — _ — --- -----— — — — — — — — — I �gf41it I I I I I Figure 5: Amendment No. 2 Site Plan (for reference purposes) May 2024 12 Specific Plan Jefferson Square Table 1: Jefferson Square Specific Plan Parcel Areas and Land Use Parcel # APN Acreage Building Area Parcel 1 604-521-007 1.47 13.01K Parcel 2 604-521-009 0.81 6.7K Parcel 3 604-521-010 1.86 14.01K Parcel 4 604-521-01 1 0.58 0.9K Parcel 604-521-012 0.45 4.3K Parcel 6 604-521-013 4.09 0 Parcel 7 604-521-014 1.01 0 Total 10.27 38.9K Land Use Retail (Pharmacy) Retail Retail Food (drive thru coffee) Retail Vacant Vacant Figure 6: Site Aerial View on December 31, 2005, Source Google Earth May 2024 13 Specific Plan Jefferson Square Figure 7: Site Aerial View on June 23, 201 I, Source Google Earth Figure 8: Site Aerial View on June 06, 2021, Source Google Earth May 2024 14 Specific Plan Jefferson Square $Mar - - - - - - - - - -- - - - - - - -—----------- - - - - - — - - - - - - - - - ACFfU" $WET - fpmw SR EFJ - - - - - - - - - - - - fT s7Er� - - - - - - - - - - - - — -- - -- -- - — - "- - --------�- ----- - --------a--- ---- ---iazQ Sb! !/5 AA r 9NAtI mww-k MlM �A Sloe &OIY dT 4NL5E p1A oTi ---I - �``---a-------- -------`.L.-"--' 7�-- - --- �r Wes° wswu+.r aFmrriweAz srawr raAev muwar �• � �1 ®mw �" AmxA[r .1. 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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 6`h 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 PA I 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. May 2024 16 Specific Plan Jefferson Square 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. May 2024 17 Specific Plan Jefferson Square 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. I, 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 I through 7) varying in size from 0.45 acres to 4.09 acres as listed in Table I. Vertical improvements have been developed in PA (Parcels I through 5) and horizontal improvements have been constructed throughout the entire Specific Plan area (PAI 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. May 2024 18 Specific Plan Jefferson Square 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 East City of Indio / Neighborhood Center West OS-R Open Space Recreation / MC Major Community Facilities RL Low Density Residential City of Indio / Neighborhood Center PR Parks and Recreation / MC Major Community Facilities May 2024 19 Specific Plan Jefferson Square Skngle Family Residential FnW limprV fi, 1-411 wirq f wSMN"a Fi -_ k1....�. x We II ., r r site Y ommarc+al h appi ng r Monticello -Center Park T J Retention ' Rasin Single Fan?ily Residenti al Single Family A-osid arrhal � Figure 10: Surrounding Developments May 2024 20 Specific Plan Jefferson Square 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 1 I: 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, PA I 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 I — Mixed -Use Development Plan PA I is built out with approximately 39,000 sq. ft. of building area. PA I consists of five commercial buildings referenced as RETAIL I, 2, 3, 4, and 5 throughout the remainder of this document. PA 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 PA I include 176 parking spaces, which exceeds the required parking for existing uses by 46 spaces. Should additional commercial space be proposed for PAI, it will be required to demonstrate conformance with the parking requirements of this Specific Plan (see Table 5). A summary of the existing PA I building areas and retail uses is provided in Table 3: Retail Land Use Summary — Planning Area 1. May 2024 21 Specific Plan Jefferson Square PLANNING AREA 2 �� _PLANNINI NG AREA 1 � --- — — �� L, ❑ I RETAIL 2 RES 1 �• is M ' � � RETAIL 5 RETAIL 3 � m � O A — _ z ILI RES 2 r RES 5 �s .. .. .... _. .. _. x..?i. .---- --. .. ,.�.. RES 4 .__..::. �::. .. _ `r �.-..... RES 3 \_ - —� RETAIL 1 RES 6ilk 0 i 1 � fl u T J 1 JEFFERSON STREET z Figure 1 1: Conceptual Site Plan — Mixed Use Development May 2024 22 Specific Plan Jefferson Square Table 3: Existing Retail Land Use Summary — Planning Area Parcel Site Area Building Building Building UseNumber Floor Area # (sq. ft.) Reference Area of Stories Ratio(') Drug Store 1 63,903 RETAIL 1 13,013 (Anchor) with 1 0.20 Drive Thru 2 35,414 RETAIL 2 7,000 Retail Shops and 1 0.20 Restaurant 3 80,978 RETAIL 3 13,969 Retail 1 0.17 4 25,047 RETAIL 4 852 Coffee Shop 1 0.03 with Drive Thru 5 19,646 RETAIL 5 4,500 Retail Shops and 1 0.23 Restaurant 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 PA I 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 I I - Conceptual Site Plan — Mixed Use Development illustrates how 95 residential units could be developed within PA2. In this plan, RES I 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 I I 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 PAI 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 I to provide pedestrian access to Monticello Park (see Figure 13: Circulation Plan). PA2 multifamily amenities are discussed further in Section III.B. May 2024 23 Specific Plan Jefferson Square Table 4: Multifamily Land Use Summary — Planning Area 2 Building # Dwelling Unit Building Use Number of Count 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, PA I 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 Building Building Use �,� Number Floor Area # (sq. ft.) Area �,) of Stories Ratio(') 6 178,160 42,500 Commercial Retail 1 0.24 Building 7 43,996 5,000 Retail Shops and 1 0.11 Restaurant May 2024 24 Specific Plan Ste Plan --_ ----. - - _--_-----___-_- JEFFERSON Si. Figure 12: Conceptual Site Plan - Commercial Retail Development May 2024 25 Jefferson Square Specific Plan Jefferson Square 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: I. 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 PA I 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. May 2024 26 Specific Plan Jefferson Square 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: I. 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 May 2024 27 Specific Plan Jefferson Square PA I 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: I. 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 I 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 I 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 May 2024 28 Specific Plan Jefferson Square 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. PA I Vehicular Circulation RETAIL I (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 I 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 I. An elevated loading dock is provided for RETIAL 3, and a service aisle is provided along the rear of the RETAIL I for loading purposes. Any future additions or expansions to PA I shall 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 I 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 I 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. May 2024 29 Specific Plan Jefferson Square Proposed Existing Monticello City Monticello City Park Connection Park Connection —n--m�„ . -- -- -- -- ��- ---- -- JEFFERSON STREET Sita Plan 1 Figure 13: Circulation Plan May 2024 30 Specific Plan Jefferson Square 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 I pad along Primary Entry Drive I. 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, May 2024 31 Specific Plan Jefferson Square the line extends north and south where retail laterals are connected to the line. Sewer laterals for the RETAIL I, 2, 3, 4, and 5 buildings are connected to this sewer main. May 2024 32 Specific Plan Jefferson Square • o��.� HURTER Sr s� �S7 SII IERR I, S9 �N —KS1,P �MEa�NE� s ��HOP,N � 9N.D s<A,E9 , MUM.MpR =- ZI`-R 9RIEEO AS SECnfry . 1NEMCE IlONO THE -- SECRON Sam uNE fFYT, ,HENCEmxiI. gtx" FAST, 55 — TO TN£ TRUE POINT OF BEOIHN.C: THENCE RIINNINO PAWNEEL TO PNO 55A0 FEET SOM1 OF WEST. 551.92 RE,. THENCE SW1H arx030 WAifR k SEWER COACHFLLP VALLEY wAIHR 0151RICr SCHOOL - ,-0IYRNC£ WN£P120N UFgRNIA E➢90H FilQ L N [E zNC A IH E CAHFOINIAHB2914 ,Oo (9P9) Y26-d9rz0 lPBKdYL N& 1 EAIN —1-1 t CO NNE CNIFCRN 92614 PARK. ( ( X9( 725-6020 � EHGKEERE Z OEVELOPNENT RESWRCE CCNSULTIfITS, INC. TZ �OAq RLdE51ER AVE„ BOIR C "M 5 A999) rzxrs2n 17992 MIGHELL 147 — (— IF A, W CA uwll- PEP (�{ PREUNINAW EARTHWORK LVT PALL A,NY n— 19As9 UPORP .1 CY Underground SWrrlce Alert [ell: POLL PREE GRAPHIC SCALE 1-800 422-4133 I Nivva -TeK In CONCEPTUAL GRADING PLAN SWC OF JEFFERSON AVE AND FRED WARING DR. ET nY W .1 M R/f C/L R/W SaWUA m. .QFFIHN SMET�- "�• SEx AG SECTION n m To scAIE � LA OUINTA, CALIFORNIA 1 nr nv- I I 1• �° R e ��"�£"R➢ C. IG CPIVEv. uc� 1 SEUM Q NOI 10 SCRi£ � Rn E<mra.NL Ywxc �� F 31' MPF —TWN I II I I I I I �I I I I I I I I I I I I II I I I I I OCINITY MAP M- to-(� cpNSTAucr a' EVAe Au0 curlEA V CONSTNUCT 6" WRB ONLY —A. U-- IO. RECTANOOLAR PIPE FOR ORAINACE PASS 1XROtlOX o-/� LpHs,RULT AL eAAE>wENr Ll CONSIRVCI PCC PAYDAENT So- LdNS1 — CtriO — —AA. BO- COr9TRUCT HANDICAP RAMP o- C.smNcr — OPENING CATCH S— C —UST CRATED INLET o- ccNswucl RFTA.IUG wAu 19 CONSTHUCT ] WIDE KC RI— CUTIFA 11 S9' CMH UNOSHCROUNO STCRAEE SYSTEM 12 INSTALL ImPE TEE/- 1] INSTALL HOPE ELBOW CCNOVE,E uCHAM9OF W/PMH ACCE55 B RAEEAs 15 CONSTRUCT IV HOPE STORM GRAIN I� CONmu. IRA. ENIXDSUf+E RAIN 1e cpNSRruCr za HOPE sroRM pArrN 19 CONSTRUCT >Q' HOPE STORM OR. 20 INSTALL IB'%12- HOPE ItE€XICTR o- caISTRMCI s1pRM PRAIN MANHOLE 22 INSTALL SHALE OlIAAO W/FCS9L Fl- 2] „HALL STgsAwPTEx IREArNENr LIP - upATSENmv GOmAMIc sEeAHAmp o- CONSTRUCT EI1p RARE 25 LWS1RULl IS HOPE STORK GRAIN xe CaNSIA19CT e^ HOPE sraRM GRAIN 2] CCNSTRUCT v CURB AHO W ITER 20 REMOVE —1-NM —1F.G P NT STRIPE OR PAVEMENT MARKING AS NOTED o- LLN— OLNORETE 51 —T I 9 I l I II II I 4.CS6 pRegIPC{ PIE - - PROFOBm SIORUCAMI STIR.— OBSA�IXG mEWER uNE 1 % EGSTIN6 fil3 lll[ --a9— wroR cB.auR --- — MINOR courpuR g6pp TL RATE OF CFA➢E 65.SO R\ ELLV S. �yI _ r ,. � IXIy1eIG ELL AIpNS UAE HY9RM9 -' - n _ Pee 9s CRo CA1W 9rsIN - �. AcamIAH Q S4NiPRY SFWTR MANHOLE COp S4WIPlPI SEWS,R CI&WWr Figure 14: Amendment No. 2 Conceptual Grading Plan OLGF� IS W WNc �p � st. M OF XP PS FAW 'A SCMH TO SRI srPU SAR 1F TOP �W ALGR�EGAT[ cOICAEIE wuT IAIS O! WFLH GPLX R SIN CE.E W o1PAropn rnNLHETE otvEN Faannc OAO IRLL mi. EUSn16 FlNEHW Fl,ppR FlN6HW GPAOC FIFE XipUNI iLOW UNE FINHIWD 91FFACE OAABE BAGH HCK POI. ea49T . PIK UN , u✓F.a FA-1 uNE _T �IXNNECIHN RICH UOF� Y TI srpRM9wN LPNHpIE s1AN9Nm R�IE STEHWk1 RUIIDIIC SENRi TOP OFF CRARIE mP w soonrm TIE OF —E mPv11" TOP OF REHINHC WALL TOP W SCAEEe WALL rNfnc 0. RPIL BRAwuC . pT 2rD FRo-c T wraw MI —TCNMu9E 1 GF 1 SHEETS wus YMWWI May 2024 33 Specific Plan Jefferson Square PROP. 1005F r TRIBAL EASEMENT u I D:C. PATH PER ARCHITECTS PIUM (D 8 EXIST,3 MEC TATEO 5WALI 4 SVIALE I � PRELIMINARY GRADING PLAN SWC OF JEFFERSON AVE AND FRED WARING DR. LA QUINTA, CALIFORNIA ,CT LINE� .~~ I EXISTING SIN eG 2 WS LOT UNE i I I --- --4E. -- Y I h 1 SONH k 2 _ _ ..... a rrP —_—UNECIR1111 LT UNE X'I ---"—-_— ----- ------�-----RRA�OGE D% LOT LINE h —----------------`---- 14I ---- -I --- ----_ - ---------I---'--�--- _ R/W — FERSON STRIFE LEGEND: Mus AME — — — PRBPEW UNE AC ASPHALTCOXCJifIE ------- PfOPO�D LOT UNES BLDG BUILDING d -- CURER UNE BF RA(JffLCT PAESEHIEA I — — — — AP.WCEINT LOT LINES CB CADS WIN EASE" OF CURE RACE AW N CURB LINE CM& CURB A CUTIFTi CURE AND CURER CL CENIEIaIXE CO CLDNWE N ... ERCE OF PAW/ENT CCNC CONCRETE EX141N0 RETRNNG KALL OF DEEPENED FOOTXC VICINITY MAP . 119J14 LINK PENCE C.C. UELUIPUSED GW IHE EC E%SING N.T.S. _------_ 111110 UNE N FN9ffD FLOCR ---�F--- PIECE LINE APPLJCWT LEGAL DEMRIPTN]N_ RETAINING WNE FA IRRAx PE'/il-rolup,'T PARCEL 6 40 7 OF FARM M/ K. 362a1 EH ERE KiDR NT 11 M1E AV "I 203 N THE 0- DE LA QUINTA —, OF RI>h TOE STATE OF CA —A REOCRBBe PROPOSED 9ORMDRAN F, ROW MINE 1Fr=CCSSe2) 3W5p3NK2 R N BOCK 235, PABES 1 TO ] IN—RS OF dI57NG SIgiNDR,VN ES FN191ED SURFACE ax.'T T. wls 6vMEx RI A 5N0 OONury OF T1E MINT, E ISINO SEWER UNE GB CRADE BREAK PRELIMINARY EARTHWORK BLOOD ZONE EXISIINC WATER LINE LS WN)SCAPE AREA - I1E LANB aRcwv a IP suRlcv 1TC.s OVER-EKCAYATW: 1,980 CY W11i1N ROGa 20NE'X' (MNSHMm). H�F ERE HIONWT UP HP OF fATIER IMPORT OF, 1,71100 CY BENC AN PRFI, OEIEANNEO TO BE W14nE 500-1TJA ROOa PLAN PEA CR ❑ CATCH SKIN NAP NOT A PART NE K - I,a Ran wsuRANOE RATE MW (PAM) - SDMH O A P PRUPERIY TINE CWMJNITY PANEL NOMBER STORAIDAfNN NAHHOIE IL � APN NUMBERS: 0a065C223N; OAlEO AOGLLST 29 20015. SWINE O PROP. PRUPGSEU - 1.I SANTARY SEWER MANHOLE POO POINT DE OCMIDTON 604-521-01a SNCSBo i� SAMOAI' SEWER CLAOUT PYMT PAMLHI UTILM PURVEYORS 65.50 PROPOSED ELLVAONS R NIECE SEWER R WATER —EELIA 1A WATER PSTIKT (760) 3ea-2651 656fi fi dI50NG DIYAIOILS RET RETAINING ELECTRIC IMPEIKAL IIlRICRIIW 051R1CT (]EO) 5G3-]]56 55,00 FL R/F RIGHT OF WAY cwM— FDI— ORD) 2m-42R1 1.0% — SLOPE CF {WOE ST STORM ORAJN CAS THE CAS OD.— (900) 4.-- `eAO 0 FCC, PM. A OCDA SOME SIDRIERNN WAPIOUE 1¢FPNORE RNPo (RoD) aWT-San OEI N N YEILKIKINIDN PTE&DR SW SEWER MANHOLE UUE IIXE WARNER {f.R11: NI ORO 340-1312 SN STAHOMRD SW SEINER rG lOP aF CURB BASIS OF BEARINGS THE BEAAINGS SHOWN HEREON AM BASED ON SG TOP OF GRATE THE BEARING OF JEFFPRSGN STREET HANNG A IRAIISF TRANSFORMER BEAFNC OF NORTH OD'20'2D' VLSI, AS SHOWN ON THE MAP OF TRACT No, 24197-3, 1YP. TYPICAL RECORDED IN ROOK 305, FACES 41-44 GP WIN WARR MM MAPS, IN THE OFFICE OF THE MN 1Y RECORDER OF RIVERSIDE MINTY. PA 84' ;12' R4' ETC RE WA L mouNOIN EK SOPMAT C. CURB SECTION A -A N,TS. LOT L E 3 19' 1,5' i EA. � BLOG N EX 32A AC P4117 CURB RBBDX C{1TIER AC PMMT EX. �MD SECTION C-C N.T.S. Figure 15: PA2 Conceptual Grading and Drainage Plan PIt /L 124, SAERYIT2, 2' I 11 d. ROT WALL I FRDG 11 �01- J Z -__. d. u WMGN FLS Lr sDEWALR �Ex cxaNO corm SECTION B-B N.T.S. P/L 26 15, d' RET' BLDG WA < �NEx I PRE, PATIO ND EX Po RROP. ptOINRT ADCE55 NET. WALL SECTION D-D N.T.S. DELIM)UTION NOTES: o-PR0TEC7 IN PUCE) 57 TO CRIME {REM PRt PLW) D--SAIYCUF WsTNIG PAXDfM D—REM0.'E iSO IINC PMRLIFI41 E--REMWE E7A5n EURDA Me a WMR/RWw" x('jON �REMDME EBS11N6 SUEWNX o-REN&E EX— aDaDX WTTER o-REMOYE EAIEIING SIGN 9`0H UIKIIY RELO " SEE PPEIRKFMRY MUPY PAW GRADNIG CONSTRUCTION NOTES: 0- 2o-CEN5TR11CT 6' C➢RB o-oolsrRUT 6' mm AND GDTm o- SRENMN �S�,�COIETNIR 3 WCE RIDI CURPR lJ CAS r CHAR WR o-co1E11a1cr 1Ny1H• s xF — Bo-CGI5RIUCT FUNNING WAU EASEIYEiNT NOTE$: 71 FASEMBII MR PRfLNPS AND IKY k RRF(,SM CFJa`ARD N RVOR OF THE CCkCHEUA YALEI MHR DDNCT. RECORDED W"I"' 12 m AS INSTRUMENT NO 200N-0L436]9 UI PAROU MP 2R2F1. PME MS. Ms 1-] pWOW FOR PNO N R10 RDE.N241L PURI DRICATEO 70 WE LTD' Of A QumRESERNNC TO THE OWNER BE TK AD NCI WAIF.' THE SUNUMSIIN TIE RKRiT TO WE MINOR CIWCES TO TINS USEME-. AT ITS 601E NTT. FE49ROW ON PAstA WW 3s24t, PMB mn, POE t-7 EASEMENT FOR WIN AND ACCESS PURPOSES DED4AED 10 UNE GIY OF 1A DO— ON PWATC MRP AN2a1, W 223. M 1-7 0. FF GUITTOLNke BY CITY OF IA (AINIA4 ERE WATFA WE SWyi BE 0N-SIIE PRNAR MD NO NEW EASEMENT )FOIGWTBN R REWIRE, m 5 a` a` W it Z CC �, a v 0 Nz }' Z a a a 0 Z 00 LU J LL. aW: -�5a ISSUE: FRII BATE: a/14/23 CHECKED: BY DRAWN: DC DRAINING RILE: 211]]eR101 PROJECT NO.: 21-M SHEET NUMBER: 1 Cr SHEE S scue A>t NpwN May 2024 34 Specific Plan Jefferson Square �Q? P""•Hil`w•o gnu xw HruP:n"x r: �f spun cry t¢F �E�F acOuiln'. flAfi d .Yr•]IWK YC.0 .AxferaAw• 4rYonnre is sn.,.. FstTCM !4 YJr�rl IrfiI'M' rs9. w.w w: nlEtir or.r,•�r EAs]. asw 342 AAu.¢ io Iwo ism"e�i"raX6 �Ylelnw�r ua•Ilex n, Ymr. 'rssi� r'• ru+. Alar+ rtY iNlci AIXIM w!t'# us1" alrm u{L'" I4 A Ypnr ,xy: �'t �esl GQ-C•sV >��'xp.0a •¢t. m 1ti r.aallnc ninIE.Ac v vv rum, 2-1il, A arA.z4 .Irsi w .n,uYY. A Ipllmxx JI .fl.la ECI _. yx[P c4AaICILA wyiA' NApI !IA F'A LLIuiFA :ialh �rAuiGIw. VOtaa IE�EI, RxAL G�[fwK M (5w] �eC�➢let d�eCAtlt ]Y �1•M iAq lJrt I Eli r Insalwtl -a m] i "�nret A.4 i.I gnw4 cA mar nrnE, C• s23�• tilt M:1s1'v PwYnw �Pc� i PPK TM1• iN- [OV\I M:] OFF ��i.•i�uUr AEG">AEYfEAlS: girrl [sT Wiry mxn� sr,, aXla rc I1I,riPvrrti 9 o-rFi uuY RI�CtIKCIrY YCIL.A [YNiR R.aYYXG {YI oc>esxL.' aTAnwAtf kP w•AI.iXw� N IX� LEfdtl2 .}ii U4 -------------- 0. SCE rKAEIC H W+C41 II{� r�ruA[ fTtiw� 9i((dl]YF [M[XO 51[YAI[MX IMNG �A LK W u. •n =G XA.p .'VwLJA xM C4 WP RN• nl GMI gg'J� P�w• l\ f1IPL9R'�n�Wtr$ � �qi FXl FTC �� 1�mca. XYnn! �+o • r•.Jlr wm =ur]r r� I M L SEC 1-eon 422-4133 CONCEPTUAL SEINER & WATER PLAN SWC OF JEFFERSON AVE AND FRED WARING DR. LA QUANTA, CALIFORNIA 1 I I II 1 1 p WW w11Y [4 SIOYpA PYCKi RCp vry to Irrnwr tar us wwpPlpr uli :v aYovicem nx wIAI s •rlYUII�]rr vx Ao lour Figure 16: Existing Sewer and Water Plan a 1 WATER CONSTRUCTION NOTES: Q C Ecr m u r. erck coumAcral fa urac cx,an 1. IYarAAP 11' L•r WA,WA R� cWo sacPluwvs IIc�P..L C LVP �A lu. LnE o- WA1 .' NP •A1F LnE IYYr..{ urP r v (�- xxrAl �IPus- aLCp IIaTAl ocuaE :Ewcl[R olECx 455r18LT IYYI..! CwC'I:". T CeryYI�Ox [ IMrAy POPI IrpCA1m YYLK MF IMr,A1 rcWFnRur Aiwi Illsra i �C IKTA1 T CCIR M *Ai SEA l IVY] 2' *M KE WA l Y IP,C OMSIC Mill L.0 C-2W a. i�i1�LLEo�Ance KIl1� w 8' .A1[PA YM T. IPPr.1 Y uoe Rta. [iXQ lY Al EEJIl .� IXSIn1 r�w.lt�l AaluLr Ilnrni wu Cx+ IXSCr.1C P' w49R UM o- IYsru n' nc we-P uai IlKrkl !.' DP WAr01 NAX. SEWER CONSTRUCTION NOTES: (D-41,:rAu4r n— — r ��rlsr. r• v=r uxnY I..I. sv,EA urPP,x, r tiuwews�.aiu•. wl s mrrrlX• 1�IrvxrXl. srn..L—Ul �:0.1ne.i ro emr 1[.. xaY c�- ��I IX PLNY Immaz QRAPTUC SCATF 9 3 z 12 lu 01 May 2024 35 Specific Plan Jefferson Square __. ..--------- 41 s I` FH 1 P 1 'EaS TO T, PRELIMINARY UTILITY PLAN SWC OF JEFFERSON AVE AND FRED WARING DR. LA AUINTA, CALIFORNIA TRrvy: E%'. IWAII ti' LEGENQ: — �-- PR "M UAE %OC EU MlG _'� J ' — FRCPJ37 EX LFES CENTER INE OF t9 &cmu FTdYIIIRR FJSCH &L^J1 JY.INLEEF LM LIES CF CIA FACE 11'• L:11 LnL-. ________________ E4�EAEIR CL CFRTFIAIIE ~WA'aERe • OLPH AND CUTTER CCAIC C1INCRETE .=3] _ EPA FF AIISFO FLOOR f12' 50 • � IX6'RIC iJ.TAWNC lN1 F6 RNSIEp Ca➢E -. • :1 • . CMH LINK FOXE F8 FIRE vWdHi s4 ..�ZJ MOCM LIE Ft FL011 UW ---_-. :�-. ' FETMM ML UB IRd10E BREW 55 - - - PF9R'LER STTdILWH LS UJICEtlPE AREA B FOR H RIOR LOT UHE BUM SR MO NN M UP EF CURER CRk DRAM LNE CWfECIIDN - _ — — — — _ — BMW MFER UXE W HOT A PVT 54 F%SE W %TFR IIXF R PROPOM LEE ' ` W X> ARE WOW PR[P. POO PRCPoS[u PEIW of COMECTHI a CB ❑ OSTCR W" R RIROE SCEAH STORI)UN ..E H/W AOT OF NqY - ' j is T saLnp S M ❑ SIHR/R1 S ffR NER CLEV u sc SCMH STOWorcw iR 1XYH kWY'LE EE.co Tc SMI SE NWHXE c"5.50 FL" FROr 11 EUMTM STo SFN EARL 85 r IX611NG nFVAipH3 so sl% T Tm of cumSLOPE a• 6RM.E mm lCP OF GMT9� F77k F OD IJIER WEP/BY1F1➢1 FB.IHTIIER T9. a 1YPICu 1R5 REFER 1 Figure 17: PA2 Conceptual Multifamily Sewer and Water Plan AMUCAINT 60 IJI M CEIFLOPRENi LEGAL �E lIPilON1 imNNE eE 1A t63 ACIL CA 9ue[¢ IN nELCitt OF Li pANiA. LVIN,>'' CCSss¢, PoMKRSoE STn1A a CAUFCTmIA REWRoo coil: {�562,' -� uaR3 P.—r ELN i E O�F10E OF iNE x] T - �ORUER Ci Mo Cp.Ntt. APH NUMBERS, _ _ FiOW ZONE M LRrvO StlYM OH THIS :U.M LIES Eah�1-olA 1N,HIR Flood mNE (M—M), 0. 1TSiPEvSLw=VFW+ ROao vuM PER F� nSURAHCE RATE WRP IFImi - NEEER ocrosczs�x oATEo xIA ana. snLF1T PvPUUIrma EIECIRC IxPERIY IRRI".ARNxI olsTRwT ITEO} 3P'rTi58 (7.0 css THE ces EewAMr Iem) ur_sxm m, —E wamN IN" Rura000 MI•E vK WNR ITAO) JW-t 31Z C]—PNOw IN Ftmcv Nuu M GiwE Q'ol PFR PUk) to-RLLO�,IE YME' VV PER RM II--S II E1D -Rx Ex, M. E FCC MuF LES rRmcw unuPLS Cr Em SER PUN] UTL ITY CONSTRUCTION NOTE& �IWTYi T P,C o E5EIC WSFR UNE 51 INE1Nt r PW: FEd VTM UK o-IEGTxi. 8. OI ARE MIM uE o-lV TYA 6'' P� 3.'AFA UIE o-ltyvSL G FlC sFuRw MH LHE &-INaZYE 127 HIM S DRNH 6¢HSW_ T CC/IESTIC "FER IETER AW bLTiLC� PgflFTRER o-IISiNL 6 muE1E E}ECA RclEOFOR ASSUYRu o-118fW_ F ft AW Fix R1prMVT A Mn, o-lPGvvt AS 5ENER vRAF E 61 IIggSL FilIFF EUNI]JT C-IHSTPu 5�i1ai O-N — MUCMR duo x GRIPw+ 14� I NOT. W" Fm AKRHn -IEHTu E1.RPaE; adaTEo N FMR a ❑E O90" WUF aR VffiV.. R[WRIER ■CIDST II 2M AS MSiPoI" 0 ](6�w4,16]B M PA%EL WP Mil. M Lid PES 1-7 RSEI&NT FM To RE IJ oT' S u WJ AEfFR1TIC TO ME T 11 of TE LARD Ny-G N11HN 11E SIIIMIMION THE RGHT M WkE vMSR CIVNi3 M lIG FI.YSEIR, AT ITS SaE I=T. RECCAEEII W PXRCEL WA ]BP4I. ❑H EASQ[MT FOR IESEER Na K1'&SS -R— E—TIX TH THE (TIY OF u RIIHTA ON f•RR.'F1 AVP 3AN,• I'm 2" R8 1-i " E ClF,E1FIlED 81' S1' OF U [AIRRAI RRE 1WTER'H SHUL Of OR-SRE PAfw1F kA] NO HEw F�sF1ElR NE TCM Is ADMI). GRAPHIC SC.4LL 1'=30' z 0 U +r V) z 0 U 0 I- 0 Z d z o �= J _ IL, aCd N z a - a Q - Q 3 CJ Z Lu LL LL vvcc W: _LL2j CL u i IME: FREIMA OATS: 12/M/22 CHEF D: f"/ CFATH1: IN DRAW FILE: 21t77 u101 PR0.ECT No-: 2"" SHEET NUNEIER: -_ 1 OF 1 sHmys Fru r- A@ Sg11N May 2024 36 Specific Plan Jefferson Square 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. 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. May 2024 37 Specific Plan Jefferson Square 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 PA I and PA2 below. It should be noted that if multifamily development is not implemented in PA2, then the PAI land use and development regulations shall apply to the entire site. A. PAI LAND USE & DEVELOPMENT REGULATIONS Permitted Uses Permitted uses in PAI 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 I and 4 (refer to Table 3: Retail Land Use Summary — Planning Area 1). Development Standards PA I allows neighborhood commercial and retail uses as permitted above. Commercial buildings in PAI shall adhere to the development standards listed in Table 6: Nonresidential Development Standards. Table 6: Nonresidential Development Standards Development Standard Maximum structure height Max Structure Height within 150 ft. of Jefferson Street Maximum number of stories Maximum Floor Area Ratio Building Setbacks(3) From Jefferson Street Development Standard 35 ft.(') 22 ft.(') 1 0.25 30 ft. May 2024 38 Specific Plan Jefferson Square From Fred Waring Drive 30 ft. Interior property lines 0 ft. Landscape Setback(') 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 15 ft. Specific Plan area 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). 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 Restaurant 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. May 2024 39 Specific Plan Jefferson Square (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 PA 1. 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) Maximum building width (ft.) 300 Minimum building separation (ft.) 6 Maximum structure height (ft.) 43.75(') Max structure height within 150 ft. of 28(3) Jefferson Street (ft.)(2) Max structure height within 75 ft. of southern property line where adjacent to 28 single-family residential Maximum number of stories 3 Maximum number of stories within 75 ft. of southern property line where adjacent 2 to single-family residential Minimum livable area excluding garage (sq. ft.) One -bedroom apartment 600 May 2024 40 Specific Plan Jefferson Square Two -bedroom apartment Three -Bedroom plus apartment Townhome or Condo Minimum common open area (% of net project area)(') Active recreation area (% of common open area)(') Maximum lot coverage (% of net lot area)(') Building Setbacks(') From Jefferson Street Interior property lines within Specific Plan Area From Residential and Parks and Recreation districts(8) Landscape SetbacV) From Jefferson Street Interior property lines within Specific Plan Area From Open Space/Park Districts From residential districts Private garage minimum interior dimensions Minimum Off -Street Parking Requirement Studio and one -bedroom Two- and three -bedroom 800 1,000 1,200 30 30 60 30 ft. 0 ft. 30 ft. 20 ft. 0 ft. 5 ft. minimum 15 ft. 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. I covered space per unit, plus 0.5 guest spaces per unit 2 covered spaces per unit plus 0.5 guest spaces per unit May 2024 41 Specific Plan Jefferson Square Notes: 3 covered spaces per unit plus 0.5 Four or more bedroom covered spaces per each bedroom over three, plus 0.5 guest spaces per unit Senior Housing I covered space per unit, plus 0.5 guest spaces per unit (I) 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 Districts) 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 /at 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 /at 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 corridor to allow for architectural features and enhancements. RES 4 and RES 6 are the only buildings located within 150 feet ofJefferson Street and proposes 2-story townhomes. The primary building structure height is 22 feet, however, the decorative roof/cap 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. May 2024 42 Specific Plan Jefferson Square 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 (PAI 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 PA 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 T-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. May 2024 43 Specific Plan Jefferson Square • 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) May 2024 44 Specific Plan Jefferson Square Main Building Colors: These colors would be used on large wall surfaces but could also be used as accents. Paint I. 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 May 2024 45 Specific Plan Jefferson Square 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 May 2024 46 Specific Plan Jefferson Square EAST ELEVATION VALE: H6": 1'-0' SOUTH ELEVATION lw- WEST ELEVATION sc.LL .Il,6 ,--�r NORTH ELEVATION Figure 18: Example of Inline Retail May 2024 47 Specific Plan Jefferson Square NORTH ELEVATION EA T ELEVATION 5CALF-111, 1'[5' SOUTH ELEVATION SCALE-, 11 9' 1'Z' Figure 19: Example of Retail Shop Building PARTIAL PLAN F--1 WEST ELEVATION ACALZ r a 1, W:1 t7 May 2024 48 Specific Plan Jefferson Square NORTH ELEVATION EAST ELEVATIDN SOUTH ELEVAT N SCOI.E-1l9V;I- ` PARTIAL PLAN W SCALE -1 M 5'. 1 'Cr WEST ELEVATION 5ULE�t11F:,1qY Figure 20: Example of Corner Anchor Building May 2024 49 Specific Plan Jefferson Square NORTH ELEVATION 5"LE = i f I fi" :1',' EAST ELEVATION SCALE=1f:6'-I'M SOUTH ELEVATION SCAT —0' PARTIAL PLAN SCALE=1l1 G': 1'-0• WEST ELEVATION Figure 21: Example of Retail Pad Building SCALE -1elG': VY May 2024 50 Specific Plan Jefferson Square 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 PA I. 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 May 2024 51 Specific Plan Jefferson Square • 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 facade 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 facade 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) May 2024 52 Specific Plan Jefferson Square Main Building Colors These colors would be used on large wall surfaces but could also be used as accents. Paint I. 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) May 2024 53 Specific Plan Jefferson Square 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 May 2024 54 Specific Plan Jefferson Square FA ■■ on ■■ ■■ on ■■ �I i GENERALNOTES 1. REFER TO F?44ARCRC, PLANS FOR ADWIOUkL 5. RFffRTC CPALDWG&{OR VFILRY LiKATTONS WALL TYPE CALL -OUTS, INKENSIOW, DOOR TAG& & CONNMTiOMS. AND DETAIL 2. TYP+CA.L DIVENSIC"O ARE TO FAO£ OF STFMC,TURF WHICH IF, FACE OF CAUGR{TH. FACE OF 511M. OR FACE OF SHEATHING AS ODOURS. S- WHERE EXTRA I.A.YER OF GYPSJ LU HOARE) IS REOUIPED FOR FIRE RATING ADD EXTRA LAYER TO ITINTiRF LENGTH OF WALL. $0 T44FRE I$NO JOG IN FINISHED SURFACE. 4- PROVIDE FIRE PARTSTION NACCORDAW—E WRH CBC 198.1 FOR: •WALL$ 5£PARATING D'N6LLING UNITS 4'nRR100R WAI I A SfYNOTES WWOOTHFINIS4+STUCOD,WHI'TE © OLABSAND ALWdINUMSTOREFRONT svSTUA. MACK 0 SMOOTH FINISH STIICC6, BEIGE 1� METALADDR€SS NUMBERS ©3 SMOOTH FINISH. TM r171 STAIR I EIEVATOA TOWER - EXEMPT ® STOWE, FA1,AM LIGHT FROM KIDG HEIGHT (D ROM.. WOOD STRUCTURAL BEIGE S00 t© TRANSFORMER ® ROOF. TILE, SPAFOBH GnEv E3 RENNPP T4AL LOBBY WRAHCE 0 ROOF OECK s® METAI. RAILM, SLAM © FMREX WINDOWS. FRAME ODLOR BLACK, t CLEAR OLASS Figure 22: Example of 3-Story Multifamily Building °E Bldg 1 - East Elevation 2 IlHdp,1 ,pa'FF .errs Bldg 1 - North ElevaIiw m � L•J— STIDNE, FACADE LIGHT STUCCO. WHITE ACCENT PANEL TILE, SPANISH GREY Sheet I of 2 May 2024 55 Specific Plan Jefferson Square ■ Ali i' ■N ■! ® ® m 0 i� � ■ 11 ■ II ii ii 1 ii ■� •�: .� --------------------------------- 1. REFER TO F RI-AARGE0 PLAN$ FOR AWTIOM4 Q. REFFR T4 CFVL DWG$ FpR t FILITY 40CAT14N$ N'ALLTYPE GALL -OUTS. OIPAEN51CM, DOOR tAO5- $ CONNEC110m. AND DETAIL 2 TYPg0AI D"AENSION9ARETO FACE OF S7RWTVR6 WHICH!$ FACE OF COHCKTE. FACE GF STUD, OR FACE GF SHEATHINGAS OCCURS- 3- WHERE EXTRA LAYER CF GYPSUM BOARD IS RECUIRED FOR HRE RATING ADO EXTRA LAYER TO ENTIRE LUNGTH OF WA44, SOTITF?R[ *MGJQ' IN FIN131HED SURFACE. 4. PRGYNIZE FIRE P.FRTTNON IN ACCORDANCE WITH cat70.1 Fw: •WALL$ SEPARATING DWELLING UNN$ CORR®OR WALLS �1 SMOOTH F1IHISH STUCCO, WHITE 0 SMOOTH FFNISH STUCCO, 8EI3E �3 SMOOTH FrNISH, TAN 9� STOM. FACAM 41G14T []5 ROOF. WOOD STRUCTURAL, BEIGE SA44D �6 A00F, TILE. SPNNS" GREY R00FDE0K © F®REXWINDOWS, FRAUE COLOR BLACK, CLEAR GLASS. 0 GLASS ANDALUMINLIM S70REFRONT SYSTEM, BLACK M METALADDRESS MUMEIERS it OTAIR 1 ELEVATMTOWER- EXEMPT FROM CLOG HEIGHT TRANSFORMER 0 RESIC WIAL LOBBY EWRANCE t� METAL FLAILING, SLACK Figure 22: Example of 3-Story Multifamily Building Bldg 1 - Sou' 1 Elevation Bldg 1 -w0Sl Elevation STONE, fA.CAOE LIGHT ... ___ STUCCO. WHITE ACCENT PANEL TK-E. SPANISH GREY Sheet 2 of 2 May 2024 56 Specific Plan Jefferson Square GENERALNOTES 1. REFER TO ENLARGED PLANS FOR ADDITIONAL 5. REFER 70 CIVIL DWGS FOR UTILITY LOCATIONS WALL TYPE CALL -OUTS, DIMENSIONS, DOOR TAGS, & CONNECTIONS. AND DETAIL. 2. TYPICAL DIMENSIONS ARE 70 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 F€NISHED SURFACE. 4, PROVIDE FIRE PARTITION IN ACCORDANCE WITH CBC 709A FOR: -WALLS SEPARATING DWELLING UNITS -CORRIDOR WALLS -�rIIIIIIIIIII�— �, III 11 i`i 1 � ED 11 11 ii „1111 ■■ � ■■ 11 11 ■■ YNOTES n *sr -a• �I / 2NO FLR (Bldg 2B) 1 488 FF 482' FF LL SMOOTH FINISH STUCCO, WHITE LJ CEMENTBOARD DECORATIVE PANEL 18 WOOD TRELLIS PAINTED, SEE COLOR MATERIAL BOARD ❑Z CORNICE/TRIM SMOOTH FINISH, SEE COLOR MATERIAL BOARD F9 WOOD PERGOLA ❑3 STONE, SEE COLOR MATERIAL BOARD 10 SCREEN WALL PER LANDSCAPE ® ALUMINUM DOORS, FRAME COLOR 11 LIGHT FIXTURE, SEE LIGHTING PLANS BLACK, CLEAR GLASS 12 METAL RAILING, BLACK ❑5 TILE ROOF, SEE COLOR MATERIAL BOARD 13 42"PLASTER I STONE WALL © ROOF PARAPET 14 6'-0' PLASTER 1 STONE PATIO WALL ALUMINUM WINDOWS. FRAME COLOR BLACK, CLEAR GLASS 151 FIRE DEPT ADDRESS TYP Figure 23: Example of 3-Story Townhome Building Bldg 2 - West Elevation 2 scaL�. IrB° - i�m t� +77'-0" - - - - - -�-F ROOF (Bldg 2A3) b ttn �N V� *67'-0" . O 3R[) FLR (Bldg 2f3] 772 nz +; j 0 �J2ND FLR )BMg 2BJ m 11V4LR(Bldg2!3) Bldg 2-3 - South Elevation CRLE: t!B LEGEND STONE FwOME 5£E WLOR MATERIwL BMRP � 5TV000, sEE OOI.OP MA*£RigL BOPRB lllllllll■ CEMENT B0MB-1. SEE DOLOR Mwi —L BOwRO PILL ROOF, SEE COLOR MwTEFwL BOMP Sheet I of 2 May 2024 57 Specific Plan Jefferson Square 1. REFER TO ENLARGED PLANS FOR ADDITIONAL 5. REFER TO CIVIL DWGS FOR UTILITY LOCATIONS WALL TYPE CALL -OUTS, DIMENSIONS, DOOR TAGS. & CONNFCTIONS- AND DETAIL. 2. TYPICAL DIMENSIONSARE 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, 50 THERE IS NO JOG IN FINISHED SURFACE. 4. PROVIDE FIRE PARTITION IN ACCORDANCE WITH CBC 709.1 FOR: -WALLS SEPARATING DWELLING UNITS -CORRIDOR WALLS PON" IP100 IEII IIIIII•' � 1 II IIII. II ' IIIIII. � � ■ 1 Illlllllklllll m4apffimml pip pill II I Ill! "• • .. lunnunlll m .�. ■I ■ ■ R .' BIII II II III I IIII L „. l I — — IIIIIIIUIII I IIIIII 11111111 IIIFII • IIII a • �' ill. uu¢ I I Itll 11-�.■■ p mn r,„�� IIII .w IIIII ■ ■ IIIIIIIIIIIIII IIIII IIIII IIIIIII ■I ■ IIILIII ■I �. IIIII .' I 0 SMOOTH FINISH STUCCO, WHITE 0 CEMENT BOARD DECORATIVE PANEL WOOD TRELLIS PAINTED, SEE COLOR MATERIAL BOARD Q CORNICE !TRIM SMOOTH FINISH, SEE COLOR MATERIAL BOARD 0 WOOD PERGOLA �3 STONE, SEE COLOR MATERIAL BOARD 10 METAL GATE, BLACK ® ALUMINUM DOORS, FRAME COLOR 11 LIGHT FIXTURE, SEE LIGHTING PLANS BLACK, CLEAR GLASS 4P METAL RAILING, BLACK TILE ROOF, SEE COLOR MATERIAL BOARD 13 42"PLASTER! STONE WALL © ROOF PARAPET 14 1 PLASTER f STONE PATIO WALL �7 ALUMINUM WINDOWS, FRAME COLOR BLACK, CLEAR GLASS 15 FIRE DEPT ADDRESS TYP Figure 23: Example of 3-Story Townhome Building Bldg 2-3 - North Elevation 2 Bldg 3 - East Elevation STONE FACADE. SEE COLOR MATERIAL RDARD STUCCO, SEE CI—R MATERIAL BOARD — CEMENT BOARD PANEL, SEE COLOR .-E.- BOARD TILE ROOF. SEE COLOR MATERIAL BOARD Sheet 2 of 2 May 2024 58 Specific Plan Jefferson Square GENERALNOTES 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 150'-0" FROM JEFFERSON ST PL 9 3 2 8 i-------------- 4------- 1-- 6 7--- 3--------- —4------------- i— — — — -- -——-— - — - — -—-—-—-— - — - — -- I a � a I o OLL 7= �0111 �LL g sw I .off 'r FE _1®® lid Eyj �H 5, REFER TO CIVIL DWGS FOR UTILITY LOCATIONS & CONNECTIONS. 76 TO PL ALONG ADJ RESIDENTIAL KEYNOTES LJ SMOOTH FINISH STUCCO, WHITE U CEMENT BOARD DECORATIVE PANEL PAINTED, SEE COLOR MATERIAL BOARD 2❑ CORNICE (TRIM SMOOTH FINISH, SEE COLOR MATERIAL BOARD �9 WOODPERGOLA 31 STONE, SEE COLOR MATERIAL BOARD 10 SCREEN WALL PER LANDSCAPE 4� ALUMINUM DOORS, FRAME COLOR 11 LIGHT FIXTURE, SEE LIGHTING PLANS BLACK, CLEAR GLASS 12 METAL RAILING, BLACK TILE ROOF, SEE COLOR MATERIAL BOARD 13 NOT USED © ROOF PARAPET 1� PATIO WALL, STONE 7� ALUMINUM WINDOWS, FRAME COLOR BLACK, CLEAR GLASS 15 NOTUSED Figure 24: Example of 2- & 3-Story Townhome Building Bldg 4 - North Elevation �1 SLALEIfB' 1'-0" L Bldg 4-6 - East Elevation �1 s.A E — . "" 1 LEGEND ® STONE FACADE, SEE COLOR MATERIAL EOARO STl1LLO, SEE LOLOR MATERIAL BOARD - CEMEIR BOARD PANEL. SEE COLOR-TERIAL BOAR. TILE ROOF SEE COLOR MATERIAL W. May 2024 59 Specific Plan Jefferson Square - - - --9 - 7 --$ --1------ — - — - — - 4 2 r I a V� �g yz `p <i mo d rI i-O A ADJ owNN CRIME 2 7 9 4 5 4 12 8 6 I 14 11 I I IIIIIIIIIIIII� �lmim- ■■ IIIIII I Ill I■■ ■■■ GENERALNOTES KEYNOTES 1. REFER TO ENLARGED PLANS FOR ADDITIONAL 5. REFER TO CIVIL DWGS FOR UTILITY LOCATIONS ❑1 SMOOTH FINISH STUCCO, WHITE ❑B CEMENT BOARD DECORATIVE PANEL WALL TYPE CALL -OUTS, DIMENSIONS, DOOR TAGS, & CONNECTIONS. PAINTED, SEE COLOR MATERIAL BOARD AND DETAIL. 0 CORNICE ITRIM SMOOTH FINISH, SEE COLOR MATERIAL BOARD �9 WOOD PERGOLA 2. TYPICAL DIMENSIONS ARE TO FACE OF STRUCTURE WHICH IS FACE OF CONCRETE, FACE �g STONE, SEE COLOR MATERIAL BOARD 10 NOT USED OF STUD, OR FACE OF SHEATHING AS OCCURS. ® ALUMINUM DOORS, FRAME COLOR 1i LIGHT FIXTURE, SEE LIGHTING PLANS 3. WHERE EXTRA LAYER OF GYPSUM BOARD IS BLACKCLEAR GLASS , REQUIRED FOR FIRE RATING ADD EXTRA LAYER TO 12 METAL RAILING, BLACK ENTIRE LENGTH OF WALL, SO THERE IS NO JOG IN ❑5 TILE ROOF, SEE COLOR MATERIAL BOARD FINISHED SURFACE. 13 PATIO GATE, BLACK © ROOF PARAPET 4. PROVIDE FIRE PARTITION IN ACCORDANCE WITH RI PAT10 WALL, STONE CBC 709.1 FOR' ❑T ALUMINUM WINDOWS, FRAME COLOR -WALLS SEPARATING DWELLING UNITS -CORRIDOR WALLS BLACK, CLEAR GLASS 1© NOT USED n ROOD 60' y,BT-0 g a3RD FLR (Bldg 2I3) _y -a �w _ h ,57'-0 —7 .5F FLF (Bldg 213) 4T.5' F 47.0FF b 46.8' F5 I j;, 4� r-0• HE I ■■ ■■ ■■ ■■ ■■ ■■ Figure 25: Example of 2-Story Townhome Building Bldg 4-5 - West Elevation r1 Bldg 5-6 - South Elevation %a1 SCALE: 1l6" + 1'�B" I LEGEND STONE FACADE. SEE COLOR MAlERILL BOARC STUCCO. SEE COLOR LWIERIAL BOARD 11111111 CEMENT BOARD PANEL. SEE COLOR MATERIAL BOARD TILE RCOF.SEE COLOR MATERIAL BOARD May 2024 60 Specific Plan Jefferson Square 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: I FC minimum • Pedestrian Egress Walkways: I FC minimum • Pedestrian Walkways: 0.25 FC minimum • Main Entry Roadway: I 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 May 2024 61 Specific Plan Jefferson Square 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 I. 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 May 2024 62 Specific Plan Jefferson Square • 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 011ie 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. May 2024 63 Specific Plan Jefferson Square • 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. May 2024 64 Specific Plan Jefferson Square ..I r. .. W GRLA iiONAL FAH9 LAN. I JEFFERSON ST. Figure 26: Conceptual Landscape Plan - Commercial GROUNDCOVER LIST swNx aar+lla-x lalee cwwrl+yr.t sn - 4RUJaa�4ail•. a�¢.[wacr I wl ylx.� +walmYrU +�'f+f W Al 6Pfi41 : ;ILL * F4G - iw,—T"Hr Ipy*a'ar IMtlX+.FI]XAW.Vfi +rIRJ.WTiYi 14�f16C - JAMYY'kiN YOLD' +�hORO�IrfIhM la�fYBC �IwW3rOa5$IC..+w w1�941M R•�• lu��r8r - 'AIYlIIY �OLm110� 'rVHOV. 14L iY8{ roeueercoLb � wue romN r+l-Lome.r .LrlllQl —r•, =owrw uo.0 KruL� romrX lxai. oewvA.xaras TY r4 Y IW�oW jTA IRhCTWi16ROL! de - vRraccsnucruwoas Sti RUB LIST 6++*i 14raw-. {iFp. IL" Yh f�+4�IOf laLW+u Flu NOrwzN 4Qft ullnww�,l rA ern Hr gX.}ur.;111 {�'{ IUP LwD..*.,.w +Na -:+ -'-1G7Y1147F•F} pw!m{aEwi I -yam ellr.o-It.xa,w} xRnewen eau �ccat.e.•r+el.c*a aalua TMr lar.-, ;y—•rzc�a,.a a.•mrLnae RL}rICC} lGla Lsll�•Ir.vell rr•• L�rooimeuax fwl - LDJC9rt-L�w 14f+l6ClW -1YH14uQ. fw Qom- WIL[IrEl.9+4 LYRLM6 IIGG`a ypr +G+1 t �4111[rRkIrP+L+9+4.4'n uP WIIXP„ igaL M �� la Lw�4YGW riGR'iLaL rflra ��Rr81N F6NAII.YN1 V.v. R.c...a �R•a TREE LIST swm; �arwo._h waw��+l „u 1lF pY /FJCy n� W GI [� galxS UGFI�r'+� it*R T MW H11 G1 DirAVS'r+AXLII'[Hfh rip 6Ril.� �'-- Fwyl llnf� rFFL �u4� r�sl�u.r Ir urn y +�lfwlw+4y �I T� R�faV� Ir frM May 2024 65 Specific Plan Jefferson Square ADJACENT PARK — — — — — — — — — l —, — ProperLy LInC-, 3'x5' DG Ladder hcccss Zone , r BLDG 1 uu " 4 _ 1 � . f*3 POOL, AND PLAZA ENLARGEMENT REFER TO SHEET 03 ' —1 Low decorative screen wall t47 BLDG2 2 BLDG �+ "BLDG ECLGi4 �fil� BLDG l Property Line / Right of way N -J E F F E P S 0 N S T P E E T I -I Property Line I `. Limit of Wcrk I • _ f SI 3'x5' DG Ladder Access Zone I € EXISTING COMMERCIAL — I - — I I I E I - I l PLANE-'dY-U. — TRANSFORMER AND UTILITIES NOTE V,slblavansiorni and utilties shall be screened by _ _ - lanos�pe in orderroimprove the aesthetlrs from the _ — — putil nghtor-vuay. Property Line / Right of Way FIRE NOTES Obsutruceve vegetatilocated on planting shall be loted no closer than 3'clew from anyfire apparana. A hard-wearing surface shall he prcyjded to all emergency egress rescue openings for ladder access PROPOSED IMPROVEMENTS 0 Project monumentation signage © Enchanceo vehlculars pavers at entry drive aisle © Natural grey concrete with retardant finish and sawcut joints at walkways 0 Tot Lot Playground with rubberized surfacing for Ages 2-11 © Screen wall with stucco finish to match existing at along Jefferson Street 0 Existing Bio-filtration planter to remain as is 0 Enchanted pedestrian pavers with banding 0 Residential Patio with Screen Wall 0 Accent Palms and Trees at main vehicular entry M Existing Property Line CMU wail m Existing Trash Enclosure to remain as -is ® New pathway leading to Adjacent Park, including now opening within existing wall ® Solid Cantilevered Carport shade canopy. Typ, ® Recreational Jogging Trail in Decomposed Granite Paving ® Recreational Picnic Area TotanartdapeAr® 491066S- ZtkofTotal (total prJ,OU Ar 2I::29 SrI Project Tota[TudArea osr e16dTottl Proe,t PARKING LOT LANDSCAPE TABULATIONS REOUIREMENT REQUIRED PROVIDED rra•kngl1 Aga -rids ton, irregl,rred to 3&_�F "AmsF be 3h, or gea[ei ofttxai Parkng Lot Area (Sfl f791l (73.930 SP, Parking is with S or more Perking spaces 137B6SF rv`,296 sF Is required ro here the parking area SOX poiq rm% shaded Treec )opy sliding are calculated at 15 years grG*nf'- Parking area ox0lading trr tiro= i,7�S. PALM / TREE LEGEND SYM NAME so.nxc PALMS t Phoeru tl,.t, 25 HRi Ptaa'MetllocN' MerboodxrA qsg-,a�n waa.t�i•rar, 25an9 CANOPY TREES A'�Ps9 var'Maverc'k 36"amr rlxyryty-HWM�1 M�,aµllC h:5— Al Aradasl, Aga 24, no, 242ac Af,. � �....., �urhorasewr {fpn 24 Ell realm— —w A,Sl— Chi,__ CfvL'llcxsp. 24"avR 24, a bVv ar Tp�irreve !u"SrRAvn COURTYARD ACCENT TREE roPx., ok.I Olive free 0.s SY— A.sr VERTICAL SCREEN -r„1inrrmvmw,ls 3u eattkbrA, r; O.0 3rr l 'rd- Got: Pr—cir— 35"eM Gudn, 4.u1c1 cherry rr0t. Figure 27: Conceptual Landscape Plan — Multifamily GENERAL NOTES A Final Landscape Plansshall accurately show placement of Lees, shrubs, and groundcovers. B. Landscape Architect shall verify utility, sewer, storm drain easement and place planting locations accoidingly m meet City of La Quinta repulrernents. C. All required landscape areas shall oe maintained by owner per the City of La Quinta requeennerit,. D. All existing street tree shall be protected in place; additional 24' box size trees may oe required if existing street trees are dead or In poor condition. Planting, staking, irrigation, and root barriers shall conform to Landscape & Forestry spec if cations. Tree inspector will make final determination of Precise local after fine grading and hardscape installation is complete- £ Any off site Improvement plans to be approved by Public Works prior to issuanceof construcoor permit IRRIGATION NOTES An automatrc irrigation system shall be installed to provide crneragetar all plarmng areas shw,m on the plan. Law piprIauon equipment shall prwlde sufficient walla far plant grormh with a minimum water loss due to water run-off I rigation systems shall use high quality automatic control vatves, eorruollers and other necessary irrigation equipment. All components shall be of non-cerroske material All drip systemsshall be adequately f Iliered and regulated per the manufacNmA recommended riesign parameters All imgadon improvoments5hall follow the City of La Quinta Guidelines for %rater efficient landscapes. The estimated applied water use allownd for the iandl c pe area srW not exceed the MAWA calculation. The proposed type of irrigation system throughout the site will be drip The=lnal Lard —pre Plans required compliance with the City of La Quinta Water Effidency Ordinance and the Coachella Valley Water 0 strict's Landscaping and Irrigation System Design Ordinance. PLANTING NOTES The selection of pant material Is based on cuhurai. aesthetic, and maintenance comideratlons. All planting areas shall be prepared with appropriate soil amendments, fertilizers, al appropdatesupplements based upon asols reportfrom an agrin,ltural suitahlity soli sample taken from the site Ground covers or gravel mulch shall fill in beL-Neen the shrubs to shied the sal hum 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 %,reed growth. The shrubs shall be allowed to grown theu natural forms All landscape Improvements shall idlow the City of Ln Quinta Guidelines. SHRUBS AND GROUNDCOVERS LEGEND VArOLiKIDTE td Quinta pars Pn> ymfi SYM NAME — WUCOLS NAME =xc WUCOLS TH MIN. SCREENING SHRUBS Lc ohAlvmspp -,.ra. ..as, Wdpcarpu 'r. r- .—L W0111 T (+anger a0'tn' I[[e R%e Ypllpv; VyWd .:Cole Fir, yi,ptlm•ptrra'Mgo 'S(%,L At(},ym oleo ttlropy( (cara I,(_:L Lon M ppl:taex)rum Z63: LkWOlfleo fOhw soot SHRUBLS.�AaNcD Aft spP 'S^✓Y. Law Lnrrer,ry rn IrA Medium F—ilAg— coot C., rill rl, <A'Cc Floe �. six LOw Lanrdnd--dL.IF_ ICA W.01 m A� �,rp��amana Ell Wnr lz�l.->•L' 5: Rti,an [znlarv'Ne,v C-r lc/ Medium Ow, - I, I, F.,Iqlle, Gnld l.nnrarvr +-0"pG c—1,rwkhemrn, 5:x Wr Lamed [rldfrTda SCht Vryl fRd Bid IParad+ 6o0e Creosote Uus+, goat. tdkAf^*9*,V Gt,lptrdrm 5 CAL Arpr},!<n — LAw ltxp John l L,4, root Rregal M(A— xvo< r_esva her ,,l a S^J1 1— MIAL-b-glit Intdne— — MF.dlrlm D—Kcassk, 4G'O.c AU[un'In C'W- Ior OC ECniiva,fwspr,,5pns spill Law Mun4npeg0 ngar5 Ir{ M4dWn'� Golden ElarrelCactus __ Cher Gras, •'V- E—Ml lnlra six very Lair P.yal .—Mr-^- 5Cx An e,hlenwh F'fYQL Mexken Feria GxYir CdLYb r0'nr Fvrnu'relaSoler'x six 4arf Lev rrt+r.+.nwn,rsAvmaoE•�a ,far MLdlwn r? dNo n�(:3n[51 6M I.o�sh�+ML •�6 ras�aY <OGC rrsrerahe parvfilorasrx Inw Ruelaapmrc'slfaE rx luv �� Hied Yarera a-T OC &,la lEudG Z6 oL +c✓a It— VferbCna 9aM>d�9i as I— IU! lary At. rna [ki'ey Tdl1C V. .-r MnrrryimvWy suiar 1(,er MtKMxn N.rcra a�nlnRa tS rJki ir,n <ryoy.acaulls CONCEPTUAL LANDSCAPE PLAN u W ❑ � a . w� (Lu V / v Z Z O LA a � U W ^ L IJ Z W 1 Sheet I of 3 May 2024 66 Specific Plan Jefferson Square ADJACENT PARK FENCES AND WALLS LEGEND Existing property line CMU wall, pilaster, and/ - - -- -'- - -- - - - - _ or tubular stee€ fencing to be protected in place. Wall Height: Existing to remain, Property Line/Existing CMUWaII Existing Low CMU wall with stucco finish Limit of Work along7efferson Street _ _ Wall Height: ExlstllrQ to remain. > Li r�l .4 II New finish to 0., High Low CMU wall with stucco match existing along 7efferson Street jIII— 6'-0" High decorative spa we][ with tile finish. Design to be reviewed for approval by the ' City per separate submittal. nulnf_Fuvaii i�nmvruwr h __ l E 1 - -- --ill, U-0" High tubular steel pool enclosure fence - "' = _I (refer to detail 01 for reference,) - --0" High decorative screen well. Design to be reviewed for approval by the City per D V � — �' separate submittal. � _ -� _ Monumentation Signage by Signage rrt r) = __ L Consultant. Design to be reviewed for z m Z �riim nn; Xll liamliun,;iF approvalbytheCityperseparatesubmittal- r- 3'-6" High decorative screen wall. 12'-IS' High vertical landscape screen '4. r WALL AND FENCE MATERIAL AND COLOR NOTE ij All Landscape Architect to ensure colors and materials match or compliment the Architecture. Property Line / Right of Way Limit of Work I J E F F E R S O N STREET Property Line/ Right of Way O PLA' DETAIL 01: POOL ENCLOSURE FENCE 4 acwix. FWusPoce Posrs F ¢s O7 �•Fz,ueur,ws,EEitrrulo mrtau L P,eW,O,gS,s 9 OiSNBIkMBiEELPICKETSr9.0 CENTER �q�.IRM IOCEN,FA f1FtOPIF® ®t m ,ssuFsn sna rw, v.m FWSN � uvX,EocnP Qcns r wcw nee seo�, ,m � F ff P�.,s BYKIHG IACIXiEGiIlR4.EUf8, FgfEL r.aeFR el mF QPGURtGINPLaGfmxeRe�FeLaevmlK- 3 c RroKrsucacnu EocES FsunoEnK,r 8 tu,F�riK,F.�sc,nrs 10 ar eoaLtFrrlsacN,+. 71 ®rlr�sXsuRt•uz +I� OC.'W"JEIE Fp01liG �.',� OLY]WIL1Ea51e4�PGF 7�FRI5XGFME QLOM]EIE POGLOrLK Scala NTS SECTION A: PROPOSED LANDSCAPE SCREENING FOR ADJACENT NEIGHBORS SECTION r CONCEPTUAL FENCE AND WALL, AND SCREENING PLAN Figure 27: Conceptual Landscape Plan - Multifamily 0= u a V N O N Lrj N W Z z LU 0 � Q = a LLI 4A U Z Z o 0 Lu Ln Q � a LU U cn LL. 7 LL. LU Z Q 1 I 11Y-_A Sheet 2 of 3 May 2024 67 Specific Plan Jefferson Square FA N p e; P 4 44" WIDE D.G. 1-M11( 3'xS'DG LaddeAccess Zone y 37x5' DG Ladder AccesS Zone K ` ■ I V 3'x5' DG Ladder Access Zone r 44" WIDE Q.G. r— —; I L�— I 3'x5' DG Ladder Access Zone 4 ■ PROPO5EDIMPROVEMENTS O co 0 Enchanted pedestrian pavers with banding - C' © Pool Deck - Paver field with banding © Natural grey concrete pathway Q Tubular steel pool enclosure fencing © Tubular steel secured gate 0 6' High spa accent wall Q Tivoli String lighting overhead ❑d Q Fire pit with Adirondack seating atop synthetic turf Q BBQ counter with 2 grills O - m Double Sided fireplace wlth TV mounted, and soft seating , 1 m Cabana with lounge seating ■■■■■ M Chaise lounges with side table t� c _ M Table Tennis m Large dining table with chairs c m M S' High decorative wall m Dining table and chairs with umbrella D - m 18" High seat wall 71 GENERAL NOTES A. Fir�lL,nrxi«tpc Pans shall acn�r-attiy Jxrw pFarn'nerrt of trees shrud� atd graund�rs B, Landssape Architect shall verify utility sewer. aorm drain easement and pain plarrtlny kxatior6 accondngty ro meet Cltyd La Qunta requirements. C. Ali required landscape areas shall be maintained by owner per the Gty of La Quirtta requ ircments. t D An mmng strata vee shall be pi in pbcr;addki4nal 24" box sate magroiia gran iflora may tin required fev sting N street rrees aredeari or in poor cord'aion. PkuV4-g, staking, 0 irrigation, and root barriers shall conform to Landscape N 8 Feim"y r, aFKatiom Tree uspcct-111 malty final determinabon of precise locationsatter Fine grading and Lo haelscape installation is compete. N -- L Any off site+mproVerrrontplans tobcapordvrxlbyPubic LLI Vvaks prior tc Lsaiance cf construction pennft Z PLANTING NOTES n ■ 4.1f. The selection of plant material is based on cuhurd aesthetic, C_ and makKenanceconsidaratiens. All Plantingaresi g� prepared with appropriate soli amendments, fendizers, and appropnW -pple Tients based upon a Is report iron an z _ ___ ! agricdhtralsgitandiry �asample taken frpm the sroe Ground mulch fill In txmncentheshrubsto u O41 ouversorgroM shall 3 II shield the sal from, the silo. evap6Varroraion and run-off LLJ All the flouter and shrub beds shall be grael mulched to help II _ -� conserwweter, lower the soil temperature and reduce vm0d W Q ■ .� `� Il • growth- Thestrubs shall be alkrwed to grow in their natural J pe mpraremervsshall Fdkrvr theC of La farrr6. A9 lartdsce \' V QJInfa Guidelines IRRIGATION NOTES d An auw^-atic eir�yatnn system shall faeirv^taterf to provide vier ■ � � V.w • coverage for a1 planting areas shamon the pan Lowy ffiaent water fix 4A U omcpWilon equipment steal€ provide su IolantgFomhwith aminim umwater loss due towaterrun-off z IrrlgationsysmmsshiiiIhigh qualityaut naticcontrd 7 Q valves,corludrrsand other necessary irrgation equipment L U .I All companenushall heornon-mrrasrvema el. All drip O systems shall be adequately filtered and regulated per the W manufacnxersrecanmendeddLsgnpatametem All Q O PLANirirgalim imprwemnenrs shall foil the GtyofLa Quanta Guidelines br landscapes. The 0- W wamf efficient Estimated U appied waums allowed for the lardscape area 5"I ria W TRANSFORMER AND UTILITIES NOTE axcedtheMAVVA-!uulatlon The proposcvtypeofirrigation The 0 Vi-----,-merandutiltiesshallbexreened system throughout the site will be drip. Final Landscape U s�G.•-L Plaris required compil with the City d La Quints Water z by landscape in order to improw the aesthetics Effioerxy Cadinance and the Coachcla valley Wier Disircfs W Q from the pubic right-of-way. Landxapirtg and Irrigation System Design Ordinance. —11 J 03 POOL AND PLAZA ENLARGEMENT Figure 27: Conceptual Landscape Plan - Multifamily Sheet 3 of 3 May 2024 68 Specific Plan Jefferson Square 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. May 2024 69 Specific Plan Jefferson Square 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 I I I.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. May 2024 70 Specific Plan Jefferson Square 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 §9.200.1 10. • The City of La Quints 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. May 2024 71 Specific Plan Jefferson Square Appendix A GENERAL PLAN CONSISTENCY ANALYSIS May 2024 72 Specific Plan Jefferson Square LAND USE ELEMENT Policy No. Policy Consistency Goal LU- I Land use compatibility throughout the City. Policy LU 1.1 The Land Use Map shall implement the goals The Specific Plan area is located at the and policies of the Land Use Element and the southwest corner of Fred Waring Drive and other Elements of this General Plan. 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 This Specific Plan includes land use and Ordinance in a Specific Plan will be offset by development regulations (Section IV) and high quality design, amenities and mix of land design guidelines (Section V) that will allow a uses. 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 The Specific Plan approval dates back nearly proposing the integration of recreation, 20 years, followed by the approval of Specific tourist commercial and residential uses; and Plan Amendment No. I and Specific Plan for all projects proposing flexible Amendment No. 2 in 2005 and 2008, development standards that differ from the respectively. Planning Area I is fully built out Zoning Ordinance. 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 The outdoor lighting contained within the maintained. 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. May 2024 73 Specific Plan Jefferson Square Policy LU 3.1 Policy LU 3.3 Encourage the preservation of neighborhood character and assure a consistent and compatible land use pattern. 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. 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. 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 The Specific Plan area is located at the to existing neighborhoods and infrastructure. 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 I 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 May 2024 74 Specific Plan Jefferson Square 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 The City updated the Housing Element in residential product type to meet the needs of 2022. The City's RHNA is 1,530 units for the current and future residents. 2022-2029 planning period. The RHNA includes housing planning goals for very low, low, moderate, and above -moderate income households. Table 11-30 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 Planning Area I of the Specific Plan area is an a full range of retail, office, resort, and established retail center that offers a wide institutional businesses in the City. variety of goods and services. Goal LU-7 Innovative land uses in the Village and on Highway I 11. Policy LU-7.1 Encourage the use of mixed -use development The Specific Plan proposes a horizontally in appropriate locations. 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. The Specific Plan specifies reduced covered parking standards and parking garage design Program LU-7.4a: Consider density bonuses, dimensions. See Table 6. modified parking requirements, expedited entitlement and building permit processing and fee waivers for Mixed Use projects. May 2024 75 Specific Plan Jefferson Square CIRCULATION ELEMENT Policy No. Policy Consistency A transportation and circulation network that efficiently, safely, and economically moves Goal CIR- I 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 The Specific Plan allows multifamily in major roadways and to reduce vehicle miles Planning Area 2. A mixed -use development traveled by traffic originating in the City, the project would provide inter -connections City shall pursue development of a land use between uses, which would allow residents pattern that maximizes interactions between and businesses to co -exist without conflict adjacent or nearby land uses. 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 edestrian networks. Policy CIR-2.3 Develop and encourage the use of The project would provide inter -connections continuous and convenient pedestrian and between uses, allowing residents and bicycle routes and multi -use paths to places businesses to co -exist without conflict, and of employment, recreation, shopping, providing residents with work and shopping schools, and other high activity areas with opportunities that do not include their cars. potential for increased pedestrian, bicycle, Having commercial uses close by inherently golf cart /NEV modes of travel. 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- I A community that provides the best possible quality of life for all its residents. Policy SC 1.2 Reduce water consumption at a minimum The development will meet the CALGreen consistent with the Greenhouse Gas code which requires water conservation, high Reduction Plan (also see Air Quality efficiency plumbing fixtures and fittings such Element). 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 This Specific Plan area's storm water friendly storm water management techniques management system incorporates two above such as bioswales, permeable surfaces and ground retention ponds as well as one other methods as they are developed, in all underground infiltration basin. Refer to new development. Section III. E. Drainage Plan for more detailed information. May 2024 76 Specific Plan Jefferson Square Policy SC 1.5 All new development shall include resource The development will meet CALGreen and efficient development principles. 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- I 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 The Specific Plan provides mixed use balance of land use designations to address development standards and design guidelines economic needs, meet market demand, and that provide development flexibility to assure assure a wide range of development future projects are designed to meet market demand and provide a wide range of opportunities. development opportunities. HOUSING ELEMENT Policy No. Policy Consistency Goal H- I Provide housing opportunities that meet the diverse needs of the City's existing and projected o ulation. Policy H 1.3 Direct new housing development to viable The Specific Plan area is located in an areas where essential public facilities can be established neighborhood in close proximity provided and employment opportunities, to employment opportunities, educational educational facilities, and commercial support facilities, and commercial goods and services. are available. 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 As of 2019, 78% of the City's housing stock moderate -income households. 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. May 2024 77 Specific Plan Jefferson Square Policy H 3.1 Remove unnecessary regulatory constraints The Specific Plan will allow the development to enable the construction or rehabilitation of underserved, less expensive housing types of housing that meets the needs of La Quinta (condominiums, townhomes, and residents, including lower income and special apartments) in the City. needs residents. Provide a regulatory framework that facilitates and encourages energy and water Goal H-6 conservation through sustainable site planning, project design, and green technologies and building materials. Policy H 6.1 Promote higher density and compact The Specific Plan allows high density developments that increase energy efficiency residential development (12 — 24 units per and reduce land consumption. 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 The Specific Plan will incorporate CALGreen techniques that also assist the occupant in and California Building Energy Efficiency reducing energy costs; therefore, reducing Standards. Housing will incorporate high housing costs. 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-I A reduction in all air emissions generated within the City. Policy AQ 1.3 Work to reduce emissions from mobile Mixed -use development in the Specific Plan sources by encouraging a decrease in the area would reduce the amount of vehicle number of vehicle trips and vehicle miles trips and VMT by locating residents in traveled. 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 All construction activities will abide by emissions of all air quality pollutants. construction requirements set forth by the City including the Fugitive Dust Control regulations. Policy AQ 1.6 Proposed development air quality emissions The project will be analyzed under the of criteria pollutants shall be analyzed under provisions of CEQA. CEQA. May 2024 78 Specific Plan Jefferson Square Policy AQ 1.7 Greenhouse gas emissions associated with a The proposed PA2 multifamily plan has been development project shall demonstrate analyzed for greenhouse gas emissions. The adherence to the City's GHG Reduction Plan. 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- I The protection and preservation of native and environmentally significant biological resources and their habitats. Policy BIO 1.4 Comply with the requirements of the Development projects shall comply with the Migratory Bird Treaty Act (META). requirements of the Migratory Bird Treaty Act M BTA . Policy BIO 1.6 Native desert plant materials should be The Landscape Guidelines for this Specific incorporated into new development projects Plan include a California native and drought to the greatest extent possible. Invasive, non- tolerant landscape palette. The landscaping native species shall be discouraged. will be consistent and compatible with the surrounding context. CULTURAL RESOURCES ELEMENT Policy No. Policy Consistency Goal CUL- I 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 On November 15, 2022, CRM Tech identify archaeological and historic resources conducted a field inspection of the PA2 in the City. 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 May 2024 79 Specific Plan Jefferson Square 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-I The efficient use and conservation of the City's water resources. Policy WR 1.4 Protect storm water from pollution and The development is required to prepare a encourage its use to recharge the aquifer. 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-I A healthful noise environment which complements residential and resort character. Policy N I.I Noise standards in the City shall be Block walls (noise barriers) and rooftop consistent with the Community Noise and parapet walls will be provided to protect Land Use Compatibility scale described in this neighboring homes from noise sources. Element. 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 Through the completion of a Final Acoustical adjacent to any roadway identified in Table Report once plans are finalized, the project IVA as having a build out noise level in excess will comply with City noise standards. 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. Policy N 1.3 New non-residential development located LSA completed a Noise and Vibration Impact adjacent to existing residential development, Analysis to identify the Specific Plan's noise sensitive receptors or residentially impacts on the neighboring sensitive designated land, shall be required to submit a receptors. The Noise and Vibration Impact noise impact analysis in conjunction with the Analysis demonstrates the proposed PA2 first Planning Department application, which development will generate less than demonstrates that it will not significantly significant impacts on those sensitive impact the adjacent residential development receptors due to operations of rooftop or residential land. mechanical ventilation equipment as levels will be below the applicable daytime and nighttime hourly noise level standards. May 2024 80 Specific Plan Jefferson Square Policy N 1.4 All Mixed Use projects shall be required to The project will comply with City noise submit a noise impact analysis in conjunction standards. with the first Planning Department application, which demonstrates compliance with the City`s noise standards. Policy N 1.5 All noise impact analysis will include, at a LSA completed a Noise and Vibration Impact minimum, short-term construction noise and Analysis to identify the Specific Plan's noise noise generated by the daily operation of the impacts on the neighboring sensitive project at build out. 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- I 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 All new development will require building be built in accordance with the latest adopted permits subject to the latest California version of the Building Code. Building Code Standards. FLOODING AND HYDROLOGY ELEMENT Policy No. Policy Consistency Goal FH- I Protection of the health, safety, and welfare of the community from flooding and hydrological hazards. Policy FH 1.6 Major drainage facilities, including debris The existing above ground drainage retention basins, retention/detention basins, and flood basins will remain in place. The basins are not control facilities shall provide for the designed for recreational use but will remain enhancement of wildlife habitat and open to wildlife habitat. community open space to the greatest extent feasible, while still maintaining their functional qualities. EMERGENCY SERVICES ELEMENT Policy No. Policy Consistency Goal ES- I An effective and comprehensive response to all emergency service needs. Policy ES 1.2 New development proposals shall continue All construction permits shall be subject to to be routed to the Fire Department to Fire Department review to assure necessary assure that project access and design provide safety standards are met. for maximum fire and life safety. May 2024 81 Specific Plan Jefferson Square Policy ES 1.6 New development proposals shall continue Development proposals shall be reviewed by to be routed to the Police Department to the Police Department to assure necessary assure that project access and design provide safety standards are met. for defensible space and maximum crime prevention while maintaining City design standards and codes. WATER, SEWER AND OTHER UTILITIES ELEMENT Policy No. Policy Consistency Goal UTL-I 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 All development is required to meet water consumption rates over "business -as- CALGreen requirements with the required usual' consumption rates. 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 All development within the Specific Plan area connect to sanitary sewer service. will connect to existing onsite sanitary sewer service lines. May 2024 82 Resolution No. 2024-044 Conditions of Approval - Adopted EXHIBIT B Specific Plan 2022-0004 (SP 2002-062 Amendment 3); 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: December 3, 2024 Page 1 of 13 GENERAL 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 (SP 2002-062 Amendment 3) Tentative Tract Map 2022-0003 (TTM 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. Resolution No. 2024-044 Conditions of Approval - Adopted Specific Plan 2022-0004 (SP 2002-062 Amendment 3); 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: December 3, 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 for 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. Resolution No. 2024-044 Conditions of Approval - Adopted Specific Plan 2022-0004 (SP 2002-062 Amendment 3); 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: December 3, 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 Resolution No. 2024-044 Conditions of Approval - Adopted Specific Plan 2022-0004 (SP 2002-062 Amendment 3); 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: December 3, 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. Resolution No. 2024-044 Conditions of Approval - Adopted Specific Plan 2022-0004 (SP 2002-062 Amendment 3); 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: December 3, 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 Resolution No. 2024-044 Conditions of Approval - Adopted Specific Plan 2022-0004 (SP 2002-062 Amendment 3); 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: December 3, 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" refer 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 are 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. Resolution No. 2024-044 Conditions of Approval - Adopted Specific Plan 2022-0004 (SP 2002-062 Amendment 3); 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: December 3, 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. lag u intaca.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 that 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 FOR 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 Resolution No. 2024-044 Conditions of Approval - Adopted Specific Plan 2022-0004 (SP 2002-062 Amendment 3); 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: December 3, 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 (05) 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. Resolution No. 2024-044 Conditions of Approval - Adopted Specific Plan 2022-0004 (SP 2002-062 Amendment 3); 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: December 3, 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 eitherthe 1-hour, 3-hour, 6-hour, or24- 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 the 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 that 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. Resolution No. 2024-044 Conditions of Approval - Adopted Specific Plan 2022-0004 (SP 2002-062 Amendment 3); 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: December 3, 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 the 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. Resolution No. 2024-044 Conditions of Approval - Adopted Specific Plan 2022-0004 (SP 2002-062 Amendment 3); 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: December 3, 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 justify 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. Resolution No. 2024-044 Conditions of Approval - Adopted Specific Plan 2022-0004 (SP 2002-062 Amendment 3); 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: December 3, 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, 5t" 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 an application for plan checks 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-01 B. 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. Resolution No. 2024-044 Conditions of Approval - Adopted Specific Plan 2022-0004 (SP 2002-062 Amendment 3); 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: December 3, 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 ensure that the cultural resource in this area is not disturbed.