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SP 2002-062 Jefferson Square (2005) - Amendment 1CITY OJT LA QUINTA JEFFERSON SQUARE AMENDED SPECIFIC PLAN APPLICANT: REGENCY MARINITA - LA QUINTA LLC DESIGN TEAM: DUDEK & ASSOCIATES, INC. CARY ARCHITECTS CUMMINGS CURLEY ASSOCIATES, INC. APPROVED REVISED VERSION JANUARY 2004 AMENDED VERSION JUNE 2005 Jefferson Square Amended Specific Plan Prepared for: Regency Marinita - La Quinta, LLC. 14200 Culver Drive, Suite S Irvine, CA 92604 Prepared by: Dudek & Associates, Inc. 75-150 Sheryl Avenue, Suite C Palm Desert, California 92211 Cary Architects 9017 Morning Glow Way Sun Valley, California 91352 Cummings Curley Associates, Inc. Landscape Architect 7447 N. Figueroa St. Suite 310 Los Angeles, California 90041 Approved Revised Version January 20, 2004 City Council Amended Specific Plan June 2005 SPECIFIC PLAN Jefferson Square TABLE OF CONTENTS I. INTRODUCTION..............................................................1 A. AUTHORITY AND SCOPE .......................................... 1 B. PURPOSE AND INTENT ......... .................................. 1 C. DOCUMENT ORGANIZATION ...................................... 1 D. PROJECT LOCATION .......... .................................... 1 E. PROJECT OVERVIEW ............................................. 4 F. REQUIRED FINDINGS ............................................. 5 II. PROJECT SETTING............................................................6 A. EXISTING GENERAL PLAN AND ZONING ........................... 6 B. EXISTING SITE CHARACTERISTICS ............................... 12 C. SURROUNDING LAND USE ................................... .... 12 III. PROJECT MASTER PLANS ........................ . ........................... 14 A. SITE PLAN......................................................14 B. PHASING PLAN.................................................17 C. LANDSCAPE PLAN..............................................17 D. CIRCULATION PLAN............................................20 E. GRADING PLAN.................................................23 F. DRAINAGE PLAN...............................................23 G. SEWER PLAN...................................................23 H. WATER PLAN .................. ....................,.......,.26 I. OTHER UTILITY PLANS .......................................... 26 IV. DEVELOPMENT REGULATIONS ............................... . ............... 27 A. PRINCIPAL USES PERMITTED ................ .................... 27 B. PROPERTY DEVELOPMENT STANDARDS .......................... 27 V. DESIGN GUIDELINES.........................................................28 A. ARCHITECTURAL GUIDELINES ................................... 28 B. SIGN GUIDELINES...............................................36 C. LIGHTING GUIDELINES..........................................37 D. LANDSCAPE GUIDELINES ........................................ 37 VI OPERATIONAL GUIDELINES .................................................. 38 A. HOURS OF OPERATION .......................................... 38 B. TRANSPORTATION DEMAND MANAGEMENT ...................... 38 C. MAINTENANCE.................................................38 ss...... January, 2004 - Page i LIST OF FIGURES Figure 1, Regional Location Map ......................................................... 2 Figure 2, Vicinity Map ................................... . ................... , ......... 3 Figure 3; Existing Land Use Designations ............ . . . . . ......... . .... . . . ................ 8 Figure 4, Existing Site Conditions ............................. , ......................... 13 Figure5, Site Plan...................................................................15 Figure 6, Land Use Plan ............................................. • ................. 16 Figure 7, Phasing Plan................................................................ 18 Figure 8, Preliminary Landscape Plan ....................... ............................. 19 Figure 9, Circulation Plan.............................................................. 21 Figure 10, Conceptual Grading & Drainage Plan ............................................ 24 Figure 11, Conceptual Utility Plan ....................................................... 25 Figure 12, Market and Pad C Elevations .................................................. 29 Figure 13, Shops 3 and Bank B Elevations ................................................. 30 Figure 14, Drug Store, Fuel Station and Bank A Elevations .................................... 31 Figure 15, Shops 1 and 2 Elevations...................................................... 32 Figure 16, Preliminary Site Sections...................................................... 33 LIST OF TABLES Table 1, Site Plan Compliance........................................................... 4 Table 2, Land Use Summary........................................................... 17 h ASSOCIATk�ti` January, 2004 - Page ii 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 over a given piece of property. Consistent with this authority and in accordance with La Quinta General Plan, General Land Use Policy 4, the City is requiring that a Specific Plan be prepared for the proposed commercial center. In order to approve the project, the City must make the findings required by La Quinta Zoning Code, Chapter 9.240: Specific Plans. B. PURPOSE AND INTENT The purpose of this Specific Plan document is to address the land use issues associated with development of Jefferson Square in sufficient detail to ensure that the subject site develops in a manner which is consistent with the General Plan; protects the public health, safety and general welfare; is compatible with zoning on adjacent properties and is suitable and appropriate for the subject property (Zoning Code 9.240.010.E). Ultimately the project seeks to provide the surrounding residential neighborhoods with a high quality and convenient commercial/retail center. In both text and illustration, this document depicts the character and configuration ofthe 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 ofLa Quinta General Plan by specifying appropriate land uses, intensity ofuse, 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 or tenant uses. Minor modifications to the specific plan are within the Community Development Director's power to approve, and do not require further consideration at public hearings. C. DOCUMENT ORGANIZATION The Jefferson Square Specific Plan is organized into six 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. Against this background, 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 character, and Section VI discusses key operational guidelines for the project. D. PROJECT LOCATION From a regional perspective, the Jefferson Square Specific Plan is located in the Coachella Valley within the incorporated City of La Quinta as shown in Figure 1, Regional Location Map. Locally, the project site is bounded by Fred Waring Drive and a residential development on the north; Jefferson Street and vacant land under construction and zoned for commercial use by the City of Indio on the east; an existing well site, city park area, and retention basin buffer the site from January, 2004 - Page 1 r c, r o PIERSON BLVD. DESFJZi T HOT i SPRINGS DILLON ROAD 77 z Z RA)" ROL �Q TI4OUSAND PALMS y } t PALM SPRINGS i Q CATHEI]RAL CITY -:FRANK SINATRA DR 1. xi CCKFNIFN OLUil DR RANCHO MIRAG - � to snow FALM DESERT - - - --i iNDiAN WELLS IN JO _ �.,.y COACHELLA LA QUINT --,0_ AVURIE 62 Source. Dudek & AssocIotes {, jy -�'6 • 'I � Y LL loon , 1 • � 1 I ISI., 10 ,r BEi MUDADUNES a�'�f� �a 3V, (-aU(gIur C..I_LdF1 • �, �r,rn ti �- ,.� lot A' F • i.� i�z k DAPPY ^i..�1r: - -� o '..;� 'rte i .Ir - 1 •.! •_--'Ld a y FRED.LLJ LU WARING ' DRIVEAVEN II• ;� v. ' 7h � i ,1 • 1E ` I r- 1 k ��' 1 ir�rl•:r j 4 � VI� lO 4, r rasE. \ u a LU LL LU Polnt 1 I AVENUE • A6 LLJ i, O I• --; — J' r, fS< it ill u: f . L• �} {T ,I ;r p 0FiM 72 I Lm r'l z Mir < q LVaill Source: Dudek & Associates DRAWING TM -E: Vicinity Map B,ASSOCIATEB JEFFERSON SQUARE I Nor�T ,w�g�r.� PFIGURENO- NOT TO SCALE residential along the west; and single family residential exists along the southern periphery ofthe site. As shown in Figure 2, Vicinity Map, the project area consists of a rectangular 10.6 acre parcel of land, containing Assessor Parcel 604-521-004. The existing site conditions consist primarily of sandy soil sloping to the east at an approximate 1% grade. There are no unique physical or topographic features on site or in the immediate area. E. PROJECT OVERVIEW Project Summary The project proposes development of a neighborhood commercial/retail center on an approximate 10.6 acre site. The project will result in creation of seven (7) individual lots ranging in size from 0.49 acres to approximately 4.7 acres. Each lot contains a building pad suitable for construction of at least one of the following proposed uses: • Market • Drug store • Retail/service shops • Bank • Fuel station • Restaurant In addition to the proposed buildings, the project will include associated parking, street improvements, pedestrian sidewalks, landscaping, an above ground retention basin as well as underground retention facilities and utilities. For the most part, the Specific Plan will be consistent with the allowable uses and development standards ofthe site's neighborhood commercial general plan and zoning designations. However, the adoption of the Specific Plan would allow a fuel station on site, with a conditional use permit, along with drive-thru windows at the proposed drug store and bank (or restaurant) buildings. A reduction in landscape setbacks from the City's standard of 15 feet to 5 feet minimum along the project's western boundary is also being pursued (refer to Figure 5). The Specific Plan would provide a total of 403 parking spaces on site, meeting Parking Standards ofthe Zoning Ordinance, and would implement a reciprocal parking agreement among all uses on site which will be made part of the conditions of the Building Management Association. A comparison of the Site Plan with development standards from the La Quinta Zoning Code is shown in Table 1 Site Plan Compliance. Table 1 - Site Plan Compliance Development Standard CN Zone Specific Plan Min -Max Bldg Site (acres) 1-20 10.6 Max Structure Height (ft) 35 35' Max Structure Height (ft) 150 feet from Arterial Hwy. 22 222 Max Number of Stories 2 1 Max Floor Area Ratio (FAR) 0.25 0.253 Min Building Setback - Primary Image Corridor (ft) 30 30 January, 2004 - Page 4 Table 1 - Site Plan Compliance Development Standard CN Zone Specific Plan Min Building Setback - from OS and Park District (ft) 30 304 Min Building Setback - from Residential Districts (ft) 30 30 Min Landscape Setback - Primary Image Corridor (ft) 20 20 Min Landscape Setback - from OS and Park District (ft) 15 5 5 Min Landscape Setback - from Residential Districts (ft) 15 15 Min Setback from interior property lines 0 0 Building Landscape 5% 5% Interior Parking Lot Landscape 5% 5% Parking Spaces (1 space per 250 sq. ft.) 403 403 Not including architectural appendages, such as a roof parapet or tower, up to 41 feet. Z Not including up to 10% of the building mass, which will extend up to 36 feet. ' Building size may be slightly reduced or enlarged during final design. However, the maximum FAR of 0.25 will not be exceeded for the entire site, or at any individual lot. 4 The development standard is 30 feet; however, the current site plan setback is 33 feet. 5 The project's western property line along Monticello Park averages 11 feet, with a minimum of 7.5 feet and maximum of 24.7 feet. The development standard is for 5 feet minimum; however the current site plan minimum setback is 7.5 feet. Requested Entitlements To facilitate this project, the developer is seeking the City of La Quinta's approval of a Specific Plan, and a Site Development Permit to develop a majority of the Specific Plan area, excluding Pad's A, B, and C, which will be developed under separate Site Development Permits once tenants have been secured for those areas. A Conditional Use Permit (CUP) will also be required for the proposed fueling station, and will be processed once a tenant is secured for that site. A tentative parcel map for the entire site is being filed concurrently with Specific Plan approval application. F. REQUIRED FINDINGS According to the La Quinta Zoning Code, Chapter 9.240.010.E, the City Council must make four specific findings in order to approve the project. Each finding is listed below followed by a discussion of how each is satisfied by this project. The project's success in meeting the required findings is supported by the facts presented throughout the Specific Plan document. Consistency with the General Plan. The plan or amendment is consistent with the goals, objectives and policies of the General Plan. The project proposes development of a commercial/retail center that will serve the surrounding neighborhoods, which is consistent with the allowable uses under the site's Neighborhood Commercial (NC) General Plan Land Use designation. January, 2004 - Page 5 r 2. Public Welfare. Approval of the plan or amendment will not create conditions materially detrimental to the public health, safety and general welfare. The site plan for this project is consistent with City development standards which are established to protect the public health and safety. In accordance with the City's General Plan, the proposed commercial development is consistent with the sites NC land use designation, which envisions commercial land uses such as: food and drug stores; personal services; small restaurants; and financial institutions, which will serve the daily needs ofadjacent neighborhoods. 3. Land Use Compatibility. The specific plan is compatible with zoning on adjacent properties. The subject property is general planned and zoned Neighborhood Commercial. The commercial property is physically separated and buffered from planned residential uses along the north by intervening roadways and landscape/sidewalk easements. Residential development to the west is buffered from the site by an existing 6' high block wall, a city park, well -site, and retention basin. An existing 6' high block wall located atop a 2' berm, separates the site and existing residential to the south. The Specific Plan would be compatible with planned land use on the City of Indio property to the east. The vacant parcel of land immediately east of the site and Jefferson Street is designated for commercial use by the City of Indio. Hours of operation will be consistent with adjacent land uses. The proposed uses will not generate excessive noise or other nuisances. 4. Property Suitability: The specific plan is suitable and appropriate for the subject property. • Consistent with the NC land use designation for the site, the Specific Plan area is appropriately located at the intersection of two primary and major arterial roadways. • The project is being proposed in a location that will allow convenient access to commercial and retail uses by the surrounding residential communities. • The site will require minimal grading, and all utilities are readily available, and can be routinely extended to serve the proposed uses. • The site plan complies with City development standards, and implements General Plan Goals and Policies. II. PROJECT SETTING A. EXISTING GENERAL PLAN AND ZONING The 10.6 acre project site located at the southwest corner of Fred Waring Drive and Jefferson Street is designated as Neighborhood Commercial (NC) in the City's General Plan. As stated in Table 2.1 of the City's General Plan, the NC land use designation supports: January, 2004 - Page 6 r "The development of commercial land uses which serve the daily needs of the adjacent neighborhood on parcels of 10 to 20 acres. Typical land uses include food and drug stores, personal services, small restaurants, and financial institutions. This designation generally occurs at arterial and major arterial intersections." Consistent with the City's General Plan designation, the subject property is zoned Neighborhood Commercial (CN). The City of La Quinta Zoning Code, Section 9.70.060 states that the purpose and intent of the CN 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. " Existing General Plan and zoning designations for the site and surrounding properties are shown in Figure 3 Existing Land Use Designations. The Jefferson Square Specific Plan would result in development of commercial and service oriented land uses on an approximate 10 acre site located at the intersection of two major arterial roadways, which is consistent with the city's existing General Plan and zoning designations for the site. The intent of the Jefferson Square Specific Plan is to establish a site plan, design standards, and specific allowable land uses that will facilitate development of a commercial/retail center that will cater to the surrounding residential neighborhoods, and complement the City and surrounding community through the use of decorative architectural and landscaping themes. Circulation Element The Jefferson Square Specific Plan area is bordered by Fred Waring Drive on the north, and Jefferson Street on the east. The City's General Plan designates Fred Waring Drive as a Primary Arterial, and Jefferson Street as a Major Arterial. Both roadways are also designated as Primary Image Corridors in the General Plan. The development ofthe property is consistent with policies and programs outlined in the Circulation Element of the General Plan. Policy 4: "Encourage expansion of ridership and the service area of the public transit systems operated by the Sunline Transit Authority within the City. " The project includes the provision for a bus stop on Jefferson Street. The project will identify a Transportation Demand Coordinator in accordance with City Ordinance (Section 9.180.030), who will be responsible for coordinating ride sharing, bus ridership, flexible work schedules, and other Transportation Demand Management program among employees. Policy 5: "Asa means of reducing traffic associated with wo>•k-related out -migration, make every reasonable effort to enhance the City's job/housing balance. " The project will result in the development of a commercial/retail center on site, which would provide for increased job opportunities in a housing rich area. January, 2004 - Page 7 LDR 12L fi WELL SITE}�� P \ pQ NC @M CITY PARK G I OLDR C�_. w41 s lUjz RETENTION O BASINS d p J ■� d LU s !i Rp z �l Z MEMORIAL PLACE GENERAL PLAN ZONING NC Neighborhood Commercial @M Neighborhood Commercial LDR Low Density Residential 4 DLI/Ac Gid Low Density Residential P Park Facilities PH Parks & Recreation Source: Dudek & Assoclales IRIIIIIIIIIIIIII Ib IICo DRAWING TIRE Existing Land Use Designations A SS, IATE f�ffRlNHr 1MN far Comylez PYyrc4 FFIGU�N-0.• FEETC75 150 Policy 6: "Develop and encourage the use of continuous and convenient bicycle routes and multi -use trails to places of employment, recreation, shopping, schools, and other high activity areas with potential for increased bicycle, equestrian, golf cart and other non- vehicular use. " The project will include development ofineandering pedestrian sidewalks and "on road" bicycle lanes fronting the development along Fred Waring Drive and Jefferson Street. A functional network of internal pedestrian walkways and bicycle racks will also be provided on site. Open Space Element The site has not been defined in the General Plan as an area that includes outstanding and significant natural or manmade features, there are no steep topographical or geotechnical constrains, nor does the site fall under any of the criteria for Open Space designation. Thus, development of the site is not in conflict with any of the City's Open Space policies, goals and programs. Park and Recreation Element The site is not identified in the General Plan as an existing or proposed city park and/or recreational facility. Development of the Specific Plan area would not result in an increase in population generating a need for additional parkland or recreational facilities. The City's General Plan identifies Monticello Park as being located immediately adjacent to the site's western boundary. The project will include the development ofpedestrian sidewalks and "on road" bicycle lanes along Fred Waring Drive and Jefferson Street, which would facilitate pedestrian movement between the site and the adjacent parkland. A functional network of internal pedestrian walkways and bicycle racks will also be provided on site. Thus, development of the site is not in conflict with any of the City's Parks and Recreation policies, goals and programs. Natural Resources Element Development ofthe site will not degrade any aspects of the natural and man-made environment which are of aesthetic, environmental or cultural value to the City. Development of the Jefferson Square Specific Plan will be consistent with many of the policies and programs outlined in the Natural Resources Element of the General Plan. Air Quality Policies - Policy 2: "The City shall strive to maintain a balance between housing and commercial and industrial growth within the community to reduce the length of commuter trips. " The project will result in the development of a neighborhood commercial/retail center on site, which would provide the local community with a convenient location for buying goods/services, which they would otherwise have to travel out of the area to obtain. Policy 4: "The City shall encourage growth around activity centers and arterial streets to provide more efficient travel patterns and transit service. " &wssac�wYes January, 2004 - Page 9 Polis 5: "The City shall promote the development of alternative modes of transportation to reduce motor vehicle emissions. " The Jefferson Square Specific Plan would be developed at the intersection of Fred Waring Drive and Jefferson Street, which are designated as Primary and Major Arterials in the General Plan. The project will provide alternative transportation amenities including; a bus stop along Jefferson Street, and "on road" bicycle lanes and pedestrian sidewalks fronting Fred Waring Drive and Jefferson Street. Energy and Mineral Resource Policies - Polis 1: "The City shall encourage the incorporation of energy conservation features in the design of all new construction and the installation of energy-saving devices in existing development. " The proposed project shall comply with the City's energy conservation plans as identified in the City's General Plan. The City shall review all project related design and building plans to ensure compliance with energy saving techniques and policies, including compliance with Title 24 building standards of the California Administrative Code 1604(f). Biological Resource Policies - Policy: "The City shall continue to participate in regional efforts to protect wildlife habitat, including suitable habitat for rare and endangered species. " Policy2: "Staff shall review all development applications for vacant land for their potential impacts to existing wildlife and habitat. " Policy: "Native, drought -tolerant desert plant materials shall be incorporated into the new development to the greatest extent practical. Invasive, non-native species shall be discouraged. " Prior to the mass grading activities, the project site was intensively surveyed by a qualified biologist for the presence of sensitive biological resources. The associated survey concluded that there were no sensitive biological resource within the site. The City's required design and environmental review and conditioning process will ensure that the project does not adversely affect any identified sensitive species. The project's proposed landscaping pallette incorporates the use of native drought -tolerant plants (see Landscape Guidelines below). Paleontologic Resource Policies - Policy 1: "The City shall require the preparation of paleontologic resource analyses by a qualified paleontologist for all development proposals which occur in areas of High Sensitivity. " According to Exhibit 6.8 of the City's General Plan, the project site is located within an area of "low" paleontologic sensitivity, and therefore would require no further studies or conflict with any relevant General Plan policies and programs. Al�;c,„F.�I January, 2004 - Page 10 Water Resource Policies - Policy 1: "The City shall support the Coachella Valley Water District (CVWD) in its efforts to supply adequate domestic water to residents and businesses. " Prior to the issuance of grading permits, the developer shall secure the necessary commitments from CVWD for the project's domestic water needs. Policy 4: "The City shall ensure that surface water resources are protected. " Policy 6: "All development plans shall be reviewed for their potential to create surface and groundwater contamination hazards from point and non point sources. " In accordance with the Federal Clean Water Act, the project will be subject to the permit requirements ofthe National Pollution Discharge Elimination System (NPDES). The construction contractor, in consultation with the lead agency, 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). The City's required design and environmental review and conditioning process will ensure compliance with the City's applicable stormwater drainage standards. Infrastructure and Public Services Element Development ofthe site will not be in conflict with the policies and programs ofthe Infrastructure and Public Service Element. The necessary public utility infrastructure is readily available to the project site from the surrounding development, and the associated extensions are anticipated to be routine once construction begins. The project will incrementally increase the need for public services within the City, and therefore the developer will contribute the appropriate development fees to help fund the expansion of these services within the City. Environmental Hazards Element The site is not identified in the Environmental Hazards Element as being located within an area that is susceptible to a significant risk from seismic, liquefaction or flood related hazards. Consistent with policy 5 of the Geologic and Seismic Hazards section, all structures on site will be built in accordance with the latest version ofthe Uniform Building Code (UBC). The City's standard protocols for tentative tract map review, conditioning and approval, will ensure compliance with the relevant goals, policies and programs ofthe Environmental Hazards Element. Cultural Resource Element According to Exhibit 9.1 ofthe City's General Plan, the project site does not contain any identified cultural or historic resources on site or in the immediate vicinity. Development ofthe property will be consistent with policies and programs outlined in the Cultural Resource Element ofthe General Plan. Policy 1.2: "The City shall consider the identification of cultural resources as an integral part of the planning process. " C.AS$DCIATXS January, 2004 - Page 11 J........... ........ .- Policy 2.1: "The City shall make all reasonable efforts to protect cultural resources under its regulatory control. " Prior to the mass grading activities, the project site was intensively surveyed by a qualified archaeologist for the presence of cultural resources. The associated survey concluded that there were no archaeological resources within the site. Construction specifications will be included, which require the contractor to immediately halt grading or any other construction activity, if a buried cultural resource artifact/site is accidentally uncovered during grading operations. The specifications will require that the developer or contractor notify the City and summon a qualified specialist in order to determine the appropriate action for documenting and preserving a find. B. EXISTING SITE CHARACTERISTICS Existing site conditions are shown in Figure 4. The subject property is vacant, and contains sparse areas of desert scrub vegetation. The site has recently been mass graded and generally slopes to the east at an approximate 1% grade. Elevations on site range from approximately 50 feet above sea level (asl) along the west to approximately 40 feet asl at the eastern boundary. There are no unique physical or topographic features on site. Off-site improvements include a traffic signal, and existing curb and gutter (with handicapped access) at the northeast corner ofthe site (Fred Waring Drive and Jefferson Street intersection), and four electrical transmission line poles, which flank the northern periphery ofthe site. The site is also bordered by C high masonry walls on the southern and western boundaries. C. SURROUNDING LAND USE In orderto provide a context for project planning, surrounding land use is shown in Figure 4. The subject property 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 ofthe project site. The project site is bordered on the east by Jefferson Street, a major arterial with 120 foot wide right-of-way. Property to the east of Jefferson Street is within the City of Indio's jurisdictional boundaries. The majority ofproperty immediately east ofthe site and Jefferson Street consists primarily ofvacant desert land which has been commercially zoned by the City of Indio and is currently under construction. 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 an existing retention basin associated with the recently 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 periphery ofthe site. These homes are separated from the project site by an elevated berm with a six foot high masonry block perimeter wall. January, 2004 - Page 12 SJN (35 r F rAJV1J L Y r, r JJDE 1NTJAL 11 _ - 4 - N OD-" '21 " W �-%P�RCEL l sza az� E 0. 'Accresf `� L 6fl N 45°25' s �-4W &.9,12W4A$ 36.3' PA CE b r f-- ,1 Acres)' )' P RCEL6 f i WELL I ( 0,5 Acres) /*r ! SITE +v'� PARC L7 �. ] 6� H , E . Acres VA� - �� »r ...�,f.�.. ° ROUG GRADED Ir' URCELesB P Cf L 5 t •res) .w , / ! 1 cc PA C u7 VA ROUG J G ` 0 L Cr CITY PARKg ' LLI " ` PARC L3 1 (--4,7 Ac 1-BOUGHH GRADED ZD dee cc i t 1 W • rt S� i LU LU PARCEL 2I f o.l t <� 1.5 Acres) PAA[ RETENTION BASIN As��1y17>�eU ED Acres O A �GH. J _ W UIt 91 r Oz SIN E FA L R'IE LC. l —� MEMORIAL PLACE Source: Dudek & Associates DRAWING TIRE Existing Site Conditions JEFFERSON FEET FIGURE NO. 0 75 150 4 III. PROJECT MASTER PLANS A. SITE PLAN As shown in Figure 5 Project Site Plan, the Specific Plan would result in development of a Market, Drug Store (with a drive-thru), assorted retail and service oriented shops, possible restaurant uses, two banks, and a fuel station (refer to Table 2, Land Use Summary). The building areas of the eight potential building footprints are illustrated in Figure 6 Land Use Plan. The proposed footprints may be modified (enlarged or reduced) during final design, however, a maximum Floor Area Ratio (FAR) of 0.25 will not be exceeded over the entire site. For the most part, the Specific Plan complies with the development standards of the site's Neighborhood Commercial (CN) zoning designation. The project requires a CUP to allow the proposed fueling station on site, and since drive-thru establishments are generally not allowed within the City's CN zoning district, the Specific Plan seeks the City's discretionary approval to allow drive-thru windows at the proposed drug store and bank (or restaurant) buildings. If a fuel station tenant is not secured, the square footage of existing pads will be increased and the space reserved for the fuel station will be replaced with parking to accommodate the square footage increase. The project provides landscaped parking areas containing a total of 403 spaces. Ifthe square footage of any ofthe buildings changes, the number ofrequired spaces also changes. The site plan will accommodate this change by providing the correct amount of spaces using the 1 space per 250 sq. ft. ratio for general retail uses that are 50,000 sq. ft. or greater. Ifrestaurant uses are included on the site, the number of spaces required would be calculated using the 1 space per 250 sq. ft. ratio. The City Ordinance provides for restaurant uses that are part of shopping centers that are not in excess of 20% ofthe shopping center gross floor area to be allowed to use the parking ratio for the shopping center instead of using a separate restaurant parking ratio' Ingress/egress for the site will be taken from two locations along Fred Waring Drive, and two locations from Jefferson Street. Left turn lanes from these roadways will be provided at the western access along Fred Waring Drive, and the southern access on Jefferson Street. Deceleration lanes will be provided at the two entrances on Jefferson Street, and the eastern entrance on Fred Waring Drive. The project will also provide a dedicated right turn lane for eastbound traffic using Fred Waring Drive turning south onto Jefferson Street. Domestic water services will be extended to the site from an existing 18 inch water line at the northwest corner of the site along Fred Waring Drive, and an existing 12 inch water line near the southeast corner ofthe site at Jefferson Street. Sewer services will be extended from an existing 10 inch sewer line in Jefferson Street. On site drainage will be conveyed to an above ground retention basin, located in the southwest corner ofthe site, as well as to an underground retention system. Trash enclosures will be located at various points within the project site, and will be screened from view, to the extent feasible, by landscaping. The landscape plan maintains and enhances existing landscaped areas along Fred Waring Drive and Jefferson Street, and will accent the project's architectural theme within the site (see Section III C for additional discussion of landscaping). ' Section 9.150.060.D.1 Table 9-12 of the City Ordinance states "General retail uses 50, 000 sq ft GFA and greater, I space per 250 sq ft GFA; For shopping centers, freestanding or non freestanding restaurant space in excess of 20% of the total shopping center gross floor area shall be computed separately using the applicable restaurant parking ratio. " January, 2004 - Page 14 a _ _ 'i"'i*�af�ani�ai��el�+rr�eraa ` sf�srs a+r�la�ar�i`�irrrrarrfi�Ea��+eaasraaa�! + �a�arrra CVWD �'!^---�� ,f I RETENTION LOADING BASt -, 2 4 ` T 1N{pi1E�i 1�1 Building PARCEL 6 b I Building m SHOP 31-- 23,136 SF + 10,186SF ° 1 Q�47 r 5 -- Building 1 vs ._ a PAR EI 5�. 1` S'HQW2 .�''- 43,540 SIF F r reokirss j ■ es _,,207 5F `- I _ / �- Building .✓ II x _ N� es 47 4 95' 2 c, <� nlod I I I dR �, f7 B7 PARCEL 2 � + 63,600 SF is.+o HOPI -_12 - 200 SF b !9 - i +� icingla 2a ac�Prm CiTaEN LOADING I PAR CE -3-- + 9s' as 7 "m 2Q2' cb90 ' i lA m v DRUG STORE ! F 13,013 SF i - Building 26 23 26 26 20 .» J - i +1 f PA DEV? 68.4955E r i I Fi 0 .�. � s 9 �, P Ri 1 i2 22 , B2, 1,20D SIF i J � BANK A' 4,500 SE FUEL STATION Building $ + i 120 SF "I�%isLCEL asl a W _ -"4T ' Building 12 23,020 SF 22 PAD "C" - 5,000 SF r'\ , i City Secondary Buildingr�`� t� Gateway Sign ver 7>/ ~ - n Dedlcatlon x - -x-+v L r• l iWKIN ✓ BPNK 5� MEM 'y MgJUMEM SIGN ((�� ASPS JEFFEt E E T OSx G� SOUfCe: Dudek & Ascodales DRAWING TIRE Site Plan Fr -M1 110 FEET 0 An 110 5 0 O O Q Y Z 'T azQg II = w a a Q Q CD U w a Q O c Cf LU p 0 U w z O CL w (Y 0 V N J Z o a0 z�z0 Q Y N C p � q cl�Q 8 UCS prof w d a ZZ C°<MEL Q ,n YY J3U W Q Q w Z _� SII d d cwn w =� X vi /�7( J J N= m C W cc O �.✓ W ~ J ~ < � c 00 g=w� Z a a —C E D-�1q —— t m L-- smiliRit reset o !I f [ mLL 5 V. O cc �� pLL j�, o W -- fit] O m cc m a v n a c >o ? w D oma W r yod _R I I it t w J Z5 f/ 5 Imo C p L. _ i H'im I .a 11 r 1k P p I 0 a °n o cn cn � cn cn cn cn cn O V O O aO O O r.L Q u7 c+j O � O � CO O ,n .- r o LL LL LL LL ll Ll Ll LL L1 LL LL LL l.L U� O O O O O�� r � N O� aO � � O O U � � N N OO �O O a r V OR S O V � N � O N � N � V � � � O N N c'7 V ,n �o � � Q m U � UN N N� N N N O � N N N o °- a a�� a a�� a fl- fl- a� Table 2 - Land Use Summary Parcel Parcel Size s.f. Building Use" Number of Stories Building Square Footage* Floor Area Ratio 1 21,200 Pad C 1 5,000 0.24 2 63,800 Shops 1, 2 1 13,407 0.21 3 202,690 Market and Fuel Station 1 50,120 0.25 4 23,020 Bank A 1 4,500 0.20 5 43,540 Shops 3 1 10,186 0.23 6 23,136 Bank B 1 4,505 0.19 7 68,495 Drug Store 1 13,013 0.19 SUBTOTAL 445,881 100,731" 0.23 A, B, C 15,875 City Right of Way Dedication D 468 City Secondary Gateway Sign Dedication TOTAL 462,224 * Land use and building size may be modified, and/or slightly reduced or enlarged during final design. However, the maximum FAR of 0.25 will not be exceeded for the entire site, or at any individual lot. *" Maximum f oor area allowed within the Specific Plan is 111,470 square feet. B. PHASING PLAN As shown in Figure 7 Phasing Plan, the site will be developed in two phases. Phase I will include the required grading, curb and pavement construction, along with the associated utility infrastructure and construction of the Market and Fuel Station. Phase 2 will complete development of the site with the construction of the remaining seven buildings and the associated landscaping. The Phase 2 buildings will be developed as dictated by market conditions. C. LANDSCAPE PLAN The purpose of the landscape plan is to establish standards that will contribute to the thematic development of the proposed project. Important to the development of a coordinated project image and identity are the project -wide enhancement ofmajor streets, entries and internal spaces. These elements are designed to establish levels of hierarchy that will provide a varied and high quality experience at the pedestrian and vehicular level within and surrounding the project. The landscape concept and the proposed plant palette for the project are shown in Figure 8 Conceptual Landscape Plan. In general, landscape treatments are designed to reflect and enhance the character ofthe proposed buildings. Landscaping associated with the project consists oftwo basic types: project perimeter and streetscape; and project site and building landscaping. Fred Waring Drive and Jefferson Street and the parking lot will require landscaping during the first phase of development. Landscaping plans for individual building pads will be submitted for review as development occurs in each pad area. January, 2004 - Page 17 W ry Q z Z)Q 0 J U) a Z u O - (/)LL W U LL 2 LL W Source: Corry Architects; Cummings Curle DMW1NGTITLE: Preliminary Landscape Plan 9s, Inc, 1 FIGUE NO. &ASSOCIATES Z Tnee dad � yV� NOT TO SCALE Lu Sw4d $*rook Name cemow Nwna 8vrael Aaacla —y I �Z „1# AWaltru"n r±SMfYIhLW%A1j 11 JQUeen FbIM Bmo"h Loo Poprdnekm Owns T1a j . W LaparauomW t 9la~ NWdwa HybeA Wft Crape Myrue Plum o Ceravaore'Au$o(wpuvRe' Pawd Plum ousocA VI*W1a Soumam Llra Gel VAwhhVbrAp Robuob Min Ren Pain Rhoenll &Wwwa Oft palm I Zhft" � BOUGeImdAsa 0p. I cw wle Gnft" n B* felt' Q,— Odea %*&a Infto Bush tiod"m Viten AtrapoporN Hopaaad Buaki + ° ' . , �.. Fauq Mft $plwOW ocom Hupwaba Pandora Ped Yuon F L,erAams MweMd " T"ft Lwwo Lankw Monoevldwldn KsoW MwW TmWV Lw me t tomophyNrn Frutoomm Twrea F" 17 Pamwlru SP, P—F-V M FbmWA Pwiwdark Rueia Gn"Cu.,'A., Tull €� HwdwoDarah VWww Lin Vine -' Prtllanoefasuv TAanpkbb mom by ELJHydm4fterAnd OwmuAe #US VICINITY MAP �M� z6I MW FIGUE NO. &ASSOCIATES P,q—d T. lar c"I. Prq— yV� NOT TO SCALE Conceptual landscape plan approval ofstreetscapes along Fred Waring Drive and Jefferson Street is being pursued with this Specific Plan. The landscape concept for the project perimeter and streetscape will incorporate turfed areas, along with a colorful mix ofwater efficient groundcovers and accent shrubs. In order to integrate the project into the surrounding community and create a harmonious street frontage, the streetscaping along Fred Waring Drive and Jefferson will maintain a plant palette and design concept which is compatible with surrounding street frontages and will conform to City Design Guidelines. The retail buildings will have a residential feeling, using plentiful ornamental material in order to provide a temperate environment. Uncovered parking areas will be shaded with a combination of Southern Live Oak, and Crape Myrtle trees. Palm trees will be used to provide vertical scale and aesthetic contrasts. Bottle trees may be used to help screen views from adjacent residential areas. Species in addition to those listed are to be considered in order to provide diversity. The associated plant materials have been chosen for their adaptability to the desert climate of La Quinta, their relationship to the existing surrounding developments, and the intended use and function with the project. D. CIRCULATION PLAN As shown in Figure 9, the project Circulation Plan is typical of a commercial center, with an internal system of sidewalks, walkways, and access aisles serving the various building locations, parking areas, and patio locations. On site circulation provides for both vehicular and pedestrian movement throughout the site. Vehicular External access to the various uses on site will be taken from two locations along Fred Waring Drive, and two locations along Jefferson Street. Deceleration lanes will be provided at the two entrances on Jefferson Street, and the eastern entrance on Fred Waring Drive. The southernmost access on Jefferson Street and the westernmost access on Fred Waring Drive will provide left turning lanes into the site from these peripheral roadways. The remaining two ingress/egress locations will provide restricted, right turn in -right turn out access only. The project will provide 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 will be a minimum of 650 feet south ofthe intersection with Fred Waring Drive. On Fred Waring Drive the left turning lane will be a minimum of 540 feet west of the intersection with Jefferson Street. Jefferson Street is designated in the general plan as a major arterial. Fred Waring Drive has been designated as a primary arterial, but is being reclassified as a major arterial. The half -width of major arterial is 60 feet of right of way and 51 feet of pavement. The current half -width right of way for both streets is 55 feet, and both streets are proposed to receive an additional 5 feet of dedicated right of way. The project will dedicate an additional 9 foot wide and 100 foot long right of way to accommodate the dedicated right turn lane at the southwest corner of Fred Waring Drive and Jefferson Street. The project will also dedicate a 12 foot wide and 50 foot long standard Sunline bus turnout on Jefferson Street. January, 2004 - Page 20 C C D C CO N L C C O O c O U C y Q C U > C N _o U C c Q 7 � O O NF - F7 C U O � U D U N O r p N -r- } w O _0m L W c O � L O N D O Y in im) z Of c in 2 d m 0 A R I N G DRIVE F— W W L„ F- cn U - LU E SPECIFIC PLAN Jefferson Square The Specific Plan would provide a total of 403 parking spaces on site, and would implement a reciprocal parking agreement among all uses on site which will be made part ofthe conditions of the Building Management Association. The City of La Quinta Municipal Code No. 9.150.080.A8(b) requires that projects containing a total of 351-450 parking spaces, which take access from a major or primary arterial, to maintain a minimum distance of 70 feet from on site parking spaces and/or parking isles to provide for stacking. However, in lieu of implementing the 70 -foot throat requirement, the project will incorporate deceleration lanes at three of the four entrances into the site. Ifthe total number of parking spaces changes, the minimum distance from on site parking spaces and/or parking isles also changes. The site plan provides for this by using a standard of a 90 -foot throat, required for projects containing 451 or more parking spaces, in the deceleration lanes at three of the site entrances, as noted above. Direct access to the drugstore drive through lanes would be taken from the easternmost accessway location along Fred Waring Drive. A right turn would be provided approximately 50 feet from the right-of-way, into two 12 foot wide drive-thru lanes located on the north side ofthe drug store building. Each lane would provide enough stacking to accommodate up to seven automobiles (-120 feet) per lane, without obstructing the accessway. Drive-thru traffic would exit the property at the northernmost ingress/egress location along Jefferson Street. The westernmost accessway along Fred Waring Drive will provide access into the interior parcels via a 30 -foot wide lane located between Bank B and Shops 3, and will serve as the primary truck access. Banks A and B will also have drive-thru lanes. Direct access to the drive-thru at Bank A would be from the southern accessway along Jefferson Street. Access to the drive-thru at Bank B would be taken from either the eastern or western accessway along Fred Waring Drive. To screen views of waiting cars from the street, each drive thru will have a 4 foot wall or a combination of a wall and berm totaling 4 feet. The primary internal circulation corridors extend from all access points on Jefferson Street and Fred Waring Drive. Delivery trucks will access the loading docks at the rear of the Market by entering the westernmost accessway on Fred Waring Drive. A service isle is provided along the rear of this store, and includes a three point turn around location for delivery trucks at the northwest corner of the Market (see Figure 9). A loading dock is also provided at the rear of the drug store with access from the easternmost accessway on Fred Waring Drive. The internal access isles have been designed to create a functional network for vehicular movement throughout the site and associated parking isles. The primary access to the fuel station would be taken from the southern site entrance along Jefferson Street. Secondary access to the fuel station is provided by the northern site entrance on Jefferson Street. The southern site entrance on Jefferson Street provides a direct route to shops on the southern end of the property and the Market. Pedestrian Pedestrian sidewalks and on -street bicycle lanes are provided along both the Fred Waring Drive and Jefferson Street frontages (see Figure 9). Sidewalks will be designed 8 feet wide and on - street bicycle lanes will be 4 feet wide. A functional network of sidewalks and walkways are provided within the site to link individual building sites, and facilitate safe pedestrian movement throughout the development. A bus stop will be provided along Jefferson Street which will be linked to the internal pedestrian system. January, 2004 - Page 22 E. GRADING PLAN The developer will submit a PM 10 Plan (dust control plan) for the project in accordance with the applicable City and Southern California Air Quality Management District (SCAQMD) standards and codes, prior to the issuance of any grading permits. The project Grading and Drainage Plan is shown in Figure 10. The subject property has already been mass graded to an average elevation of 45 feet above sea level. Precise grading ofthe site will result in development of eight building pads, an above and underground retention system, and associated parking areas designed to convey surface drainage flows to appropriate catch basins on site. The site will be graded from the highest pad elevation of 48.5 feet in the northwestern corner ofthe site (Parcel 6), to low pad elevations of 44.0 feet along Jefferson Street. In total, approximately 50,000 cubic yards of earthwork would be required, and all grading will be balanced on site without the need for borrow or disposal sites. Since the site has already been mass graded, precise grading would only result in minor deviations from existing grade. The associated earthwork will be fairly evenly distributed throughout the site with an average of less than one - two feet being added or removed at most locations. Final grading will match finished elevations on surrounding properties and will not result in significant manufactured cut/fill slopes. Precise Grading Plans are subject to review and approval by the City according to standard engineering protocols. F. DRAINAGE PLAN The project's construction contractor, in consultation with the City of La Quinta, shall be responsible for filing all required notices with the Regional Water Quality Control Board (RWQCB), preparingthe Strom Water Pollution Prevention Plan (SWPPP), and implementing required Best Management Practices (BMPs) for the project. The project drainage plan proposes to direct surface runoff into a number of catch basins located throughout the site (see Figure 10). Stormwater will be conveyed from the individual catch basins into an underground storm drain system, and ultimately to an underground retention system located near the center of the site and an above ground retention basin, located in the southwest corner ofthe site. All stormwater will be retained on site. The exact size and design of the proposed storm drain facilities will be determined by the final engineering design and will be reviewed by the City via standard plan check protocols to ensure that the drainage is adequately addressed. G. SEWER PLAN Sewer service is provided to the site by the Coachella Valley Water District (CVWD) via an existing 10 inch sewer line located within the right of way of Jefferson Street along the site's eastern property line. As shown in Figure 11 Conceptual Utility Plan, the project will extend an 8 inch main line into the site from an existing manhole located nearthe northeast corner of Parcel 4. From this stub -out location, the project's sewer line would extend westward into the central portion ofthe site, where a proposed manhole would be located, and then ninety degrees south and north along the front of the Market where it would terminate at a manhole near Parcel 2. Individual sewer laterals will be extended to the project's main from each development pad. January, 2004 - Page 23 / \ / co 0 ƒ \ 9 p \ c2 PE y\ 0�G ± 5 -0« Q g � / O / \ C f \ §LU \ 0)\ e z i \ % 2 ƒ 0 0 LU LU / \ / co 0 ƒ \ 9 p \ c2 PE y\ 0�G ± 5 -0« Q g � / O C C C J J J J 5' C/) CO cN U3 o -C 6 N m co ao �v � °' 0 0 0 0 °' 0 0 i=- a a a a} a a x x x O O O O -� O O LU w w a a. a a w a a j 1 I LU 1 1 I I • o J FRE -'D WARING DRIVE cc p o I. I- I Ic I ` F I� � I it � �• � LU ,�- ' 1 I a i I ! - 1 fO I I I Mk km + I w 1 I I I) a 1 MIT. U- w Ila I � � J N L7 W o 1 I ,�♦ aa. I - a 1 I + — a 1 + _ J 0 q � a Na H. WATER PLAN Water service will also be provided to the site by CV WD and is available to the property from an existing 18 inch water line located within Fred Waring Drive at the northwest corner of the site, and an existing 12 inch line in Jefferson Street at the southeast corner of the site (see Figure 11). Domestic, irrigation, and fire flow water will be taken from these lines. The proj ect will include off site extensions to these existing water lines to facilitate the necessary on site extensions. New on site waterlines will consist of 8 inch main lines extending from CV WD's off site service lines at two points along Fred Waring Drive, and two points along Jefferson Street. 1.5 inch to 3 inch service lines will also be used for lateral extensions to individual building pads. The internal system would result in a looped network ofwater lines designed to serve individual building pads, fire hydrants, and the project's landscape irrigation infrastructure. I. OTHER UTILITY PLANS Natural Gas Natural gas service is provided to the site by The Gas Company, which currently maintains a 4 inch gas line within the right of way for Fred Waring Drive, at the project's northwest corner. The required extensions to facilitate service to the site would be routine, and 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 site by the Imperial Irrigation District (IID), which currently maintains existing aboveground 92 kV and 12.5 kV transmission lines within the right ofway for Fred Waring Drive along the project's northern property line. The project will extend lines from IID's existing 12.5 kV line onto the site. All on site transmission lines will be placed underground. IID anticipates service for this project to be routine. Telephone Telephone service is provided to the site by Verizon, which maintains existing telephone lines within the right of way for Fred Waring Drive approximately 400 feet west of the project limits. Verizon serves the Monticello residential development area to the west of the property from a terminal located at the intersection of Monticello Avenue and Fred Waring Drive. Verizon engineering staff do not anticipate any difficulty extending services along Fred Waring Drive or Jefferson Street and connecting to the project. Service for this project would be routine. Cable Television Cable Television service is provided to the site by Time Warner Cable and is available to the property from existing cable within the right of way for Fred Waring Drive along the project's northern property line. Installation of cable television would be coordinated with the extension of electrical service so that a single trench containing both facilities would be constructed. Time Warner Cable considers service for this project to be routine. h `s *.`•""' " ` January, 2004 - Page 26 SPECIFIC PLAN Jefferson Square IV. 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 public health, safety and welfare and to create a harmonious relationship with surrounding land. In general, this specific plan is consistent with the CN Zone of the City of La Quinta Zoning Code unless a different standard is identified below. The proposed land uses are consistent with the NC land use designation in the City's 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 ofthe City of La Quinta Zoning Code shall govern. The Community Development Director shall have the authority to approve minor adjustments during development permit review, so long as he determines such adjustments are consistent with the Specific Plan Land Use Plan. A. PRINCIPAL USES PERMITTED This Specific Plan shall allow all uses identified as Permitted as a principal use, Permitted as an accessory to the principal use, Permitted as a principal or accessory use if a Conditional Use Permit is approved, Permitted ifa minor use permit is approved, and Permitted as a temporary use as identified in and subject to the provisions of the Neighborhood Commercial (CN) Zoning District described in Section 9.80.040 of the La Quinta Zoning Code. B. PROPERTY DEVELOPMENT STANDARDS • Maximum structure height: 35 feet' • Max Structure Height within 150 feet of Arterial Hwy: 22 feet' • Maximum number of stories • Maximum Floor Area Ratio: 0.25 • Building Setbacks4 — from Jefferson Street: 30 feet — from Fred Waring Drive: 30 feet — from common property line: 30 feet • Landscape Setback' — from Jefferson Street: 20 feet — from Fred Waring Drive: 20 feet 2 Not including architectural appendages, such as a roofparapel or tower, up to 41 feet. 3 Not including up to 10% of the building mass, which will extend up to 36 feet. 4 Number given is minimum building setback from the street right-of-way. In addition to the required landscape setback, the building setback may contain parking, driveways and similar facilities. ' Landscape setback shall consist of landscaped area within the building setback. Number given is minimum landscaped area from the street right-of-way January, 2004 - Page 27 SPECIFIC PLAN Jefferson Square From Open Space/Park Districts: 5 feet minimum' From residential areas: 15 feet. Interior Landscape' — parking areas: 5% of project area — non parking areas: 5% of project area Required Parking — Retail Stores: One space per 250 square feet (sf) Gross Floor Area (GFA). — Restaurant: One space per 250 sf of GFA, when restaurant is not more than 20% of shopping center floor area. — A facility to accommodate a minimum offive bicycles shall be provided for any restaurant use. — Other Uses: The parking provisions of the La Quinta Zoning Code Section 9.150 shall apply. V. DESIGN GUIDELINES The Design Guidelines forthe Specific Plan have been developed as a method of achieving a high quality, cohesive design character for the development of the proposed project in La Quinta. They provide specific design criteria forthe development ofthe project, as well as encouraging creativity, imagination and a high level ofharmony and consistency within 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 for application in the following ways: • To provide the City of La Quinta with the necessary assurance that the Specific Plan area will develop 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. ARCHITECTURAL GUIDELINES The building design theme of this commercial complex strives to achieve a Mediterranean style architecture. In utilizing elements from this vernacular the complex achieves 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 12, 13, 14, and 15 illustrate the typical building elevations and use ofthe vernacular to unify and provide a sense of scale for the in-line tenants. The figures also illustrate the use ofthe vernacular for a typical outlying pad building and how the architectural style is continuous around the exterior ofthe pad building. Figure 16 shows cross sections ofthe site taken from various locations on the site. The elevations used for the specific plan provide a " The project's western property line along Monticello Park averages 11 feet, with a minimum of 7.5 feet and maximum of 24.7 feet. The development standard is for 5 feet minimum; however the current site plan minimum setback is 7.5 feet. Perimeter landscape areas shall not be credited toward the interior landscape requirement. ssn#inres January, 2004 - Page 28 VAN J�qpm A Ir ; JEFFERSON SQUARE S P E 0 1 F I C; P L A N ok so J, VAN. IC JEFFERSON SQUARE S P E C I F I C P L A N w®ripN �A_ 4 wk WAM kAM �1VAV � � �: � >«r � 1N di • � UDEK r 2u Slore-West Pen lion Drun Store - Norlh Elevation ff Wa=W-OM-. Rank "A"- West Elevation Source; Cary Architects DRAWINGTITLE; Drug Store, Fuel Station & Bank A Elevations c .w Fueling -Station East Elevation Drug Store - WE Elevation Drug Stora - Soulh Elevation Drug Store - East Elevalian r , � f Bonk "A"- South Elevation Bank "A"- East Elevation Bank "A"• Nod Elevation LL FIGUT NO. P'4— �.T-. c",.P..,.m 14 NOT TO SCALE �� •7 � 'STT! �,� ii_ f -t Ito�^'� .tel -' f•.+Orw7��i��.!'i►i�w9.w.7�.t!'"..'R iTgwmam#.r,�s.+i;,:,7: F, 01 MoTo MINN ORO Im �—= C !i.�.•�_l—.oto • Mm JEFFERSON SQUARE SPECIFIC PLAN cRti'r_v+s_� -NJ!. hl:rt• vrt� ,ailIt `� Site Section --• I " at Bank "A" Lookiq Soulh Site Section — I" at Pad "C' luukiq ma .]1117 .UUM11 — 0 all as"� Looking"00 t Site Section -- "i" at Sh s ""3"" Source: Cary Architects lookug South DMWINGTITIE; Preliminary Site Sections Site Section — I" at Wor A" L.W1110% &ASSOCIATES FIGUT NO. 1 1 6 r.{.,dma r.._ h. NOT 70 SCALE basis for acceptable materials and usage for the various buildings and do not deem to illustrate specific examples of tenants, or building occupants. Through the use of extensive canopies, trellises, landscaped sidewalks, and patios, the complex achieves a campus like environment, suitable for pedestrian movement between the various elements of the complex. Mass & Scale • Varied proportions are encouraged. Elements in facades should be spaced at regular intervals to create a visual rhythm, colonnade effect. • Each building will incorporate a continuity of mass, scale and 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, tile accents and color banding should be utilized/encouraged, for continuity of scale between the elementsibuildings. 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. • 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. • Exteriorwalls should emphasize shadow reliefusing recesses, medallions, covered walkways, trellises, and landscaping where appropriate. • Building entryways should be visually emphasized, and try to keep sense ofpedestrian 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, accents, medallions, etc. January, 2004 - Page 34 SPECIFIC PLAN Jefferson Square Lighting • Exterior lighting, when used, should enhance the building design and the adjoining/related landscape. • Lighting standards and buildings fixtures should be of a design and size compatible with the building and adjacent areas. Exposed wall packs should be avoided. • Lighting shall be restrained in design and excessive brightness (night glow) avoided. • Standard design techniques should be employed to shield parking light fixtures and control direct glare and spill light emanating from these fixtures. Parking lot light poles should be equipped with a fixture and lamping that is compatible with adjacent properties, and a flush lense and should not exceed a maximum height of 18 feet above parking lot surface. 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): Paint Colors: (Manufacturer: ICI Paint Company or equal) Main Building Colors These colors would be used on large wall surfaces, but could also be used as accents. 1. Pavilion Peach, #440 2. Georgian Clay, #276 3. Peach Chiffon, 4396 4. Yellow Ducking, #767 13uilding Accents Colors These colors would be used for accent walls and architectural elements. Base of Buildings 1. Ominous, #212 Cornice of Buildings 1. Baker White, #734 2. Ominous, #212 Canopies and Accents 1. Burma Road, #330 2. May Apple, #718 3. Honey Tone, #674 4. Padre Island, #308 January, 2004 - Page 35 SPECIFIC PLAN Jefferson Square Materials (to be similar or equal) Roof Tile Manufacturer: US Tile Style: "Mission" or "S" style clay tile Color: Palermo Blend Medallions, Special Accents Quarry Tile Company: Natural Hues, Buttercream, Wintergreen, Blueberry, Ginger Wood Trellis & Rafters Wood: Douglas Fir or Cedar Stain: Paint Color: To match cornice colors Exterior Cement Plaster Finish: Smooth, hand troweled and painted with elastomeric paint Color: Refer to Paint Colors Windows Material: Steel or Aluminum Frames with true divided lights Color: Ral #5021 Glazing: Clear [Light to Medium Bronze Tint with prior written approval] Canvas Awnings Sunbrella: Turquoise #4610 and Pacific Blue #4601 Wrought Iron Color: Dunn Edwards color to match I.C.I. Paint Company "Cape Storm" 41264 B. SIGN GUIDELINES A detailed sign program forthe Specific Plan area will be submitted under a separate sign permit subsequent to Specific Plan approval. The developer shall secure the sign permit from the City of La Quinta Building and Safety Department by submitting three (3) copies of the fully dimensioned scaled drawings as follows: a) A site plan showing the location of the occupant space on -the site. b) An elevation of the occupant space drawing to scale and showing sign placement and occupant space width. c) A detailed elevation ofthe 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 of La Quinta. January, 2004 - Page 36 Since the Jefferson Square Specific Plan site is located at a secondary gateway into the City of La Quinta, the project will provide an approximate 468 square foot area at the northeast corner of the site for a City monument sign. The design and ultimate construction of the City's monument sign will be the City's responsibility, and will be completed subsequentto development ofthe Specific Plan at the City's discretion. Landscaping and continued landscape maintenance within the sign area shall be the responsibility ofthe project's Building Management Association. C. 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 lense and 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. D. LANDSCAPE 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 proposed project a unique and special commercial community center. General Guidelines Groundcovers should be used to enhance the appearance ofthe project and protect soil from erosion. Acceptable groundcover includes gravels, rocks or living plant materials. Tree bark and shredded wood products, which are lightweight and subject to wind and water erosion, are prohibited. Water efficient landscape materials, including native plants, with drip irrigation should be used wherever possible as a means of conserving scarce 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 by the use of colorful shrubs and ground covers for enhanced visual interest. These shrubs and ground covers may include Bougainvillea, Trailing Lantana, Ruellia, and Baja Fairy Duster. Project entries should utilize vertical accents such as palm trees to provide a sense of arrival to the facility with Mexican Fan Palms of varying heights. Plant materials at project entries should be located so as to avoid interfering with motorist sightlines. Plant combinations shall leave an area from 30 inches above grade open to allow for unobstructed vision of approaching vehicles and pedestrians. 6� 315SO I V fy January, 2004 - Page 37 SPECIFIC PLAN Jefferson Square Buildings • Plant materials should be used to soften long stretches of blank wall surface. Hardenbergia and Boston Ivy shall be used here. • 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 will consist of Rosemary groundcover, Southern Live Oak and Crape Myrtle trees, and Bougainvillea shrubs which will 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 by the use of low walls, landscaping, or berms. 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. Restaurant uses, fast food drive thru type, would be open 24 hours a day, seven days a week, and the Market, Drug Store and fuel station 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 is required to make provisions for transportation demand management. In response to this requirement, the project shall incorporate the following measures: The project shall make provisions for bicycle racks in accordance with City Zoning Code Section 9.150.050.D.3.c. The project shall identify aTransportation 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. On site facilities and landscaping shall be maintained in a clean, attractive and safe condition in accordance with City regulations. �_A 461CfAIt.a January, 2004 - Page 38