SP 1987-011 Washington Park (2002) Amendment 4MAY g 20#3
WASHINGTON PARK
SPECIFIC PLAN
SP 1987-011, AMENDMENT NO. 4
LA QUINTA, CALIFORNIA
""d bad; to c
ng Commission
: unity Dev. Dept,
------------
i L%unditions
SUBMITTED BY:
WASHINGTON 111, LTD -OWNER
TABLE OF CONTENTS
I. INTRODUCTION/ EXECUTIVE SUMMARY- _---___--____--------------------------------------------- PAGE
A. Authority and Scope----------------------------------------------•---------------------------------------1
B. Purpose and Intent---------------------------------------------------------------------------------- - 1
C. Project Overview 1
D. The Process & Findings ------------ --------- ---------------------------------------------------- ....... 3
II. DEVELOPMENT PLAN
A.
Project Description ----------------------------------------------------------------------------------------
1. Existing Site - Zoning and Characteristics---------------------------------------------
5
2. Definitions of Land Use Types ---------------------------------------------------------------
5
3. Site Uses
5
4. Existing Physical Conditions ................... ---.
............ ------- 5
5. Existing Utilities-------------------------------------------------------------------------------------7
6. Architecture Land Use - Site Plan
8
7. Development Standards -------------------------------------------------------------------------
12
B.
Landscape Description --------------------------------------------------------------------------
------- 15
IIL SITE CIRCULATION
18
A.
Overview
18
B.
Vehicular
18
C.
Street Alignments— -------------------------------------------------------------------------------------
18
D.
Design Parameters __„__ „_-
------ p. .......... 18
E.
Pedestrian Circulation
20
IV. GRADING/iJTILITILS/DRAINAGE/FLOOD CONTROL
21
A.
Grading Plan -----------------------------------------------------------------------------------------------
B.
Drainage Plan ------------------------------------------
-I..__.._._ 21
C.
Sewer Plan --- ------- ------- ----------------------------------------------------
_____ 22
D.
Water Plan
22
E.
Other Utility Plan----------
_____22
V. DEVELOPMENT REGULATIONS
VI. PHASING AND IMPLEMENTATION___________
23
VII. DESIGN GUIDELINES.................•-_.,_...__......_...__,..--._..--- 23
---------------------------------------
A. Overview 23
B. Architectural Guidelines24
.................. ..-------------------------------------------------------------
C. Sign Program.--------------------------------------------------------------------------------------------- 28
VIII. OPERATIONAL GUIDELINES AND MAINTENANCE--------------------------------------------------- 29
APPENDIX 1- APPLICABLE GENERAL PLAN POLICIES
APPENDIX 2- TRAFFIC STUDY................................................................................
APPENDIX 3- GEOTECHNICAL REPORT.....................................................................
APPENDIX 4- BIOLOGICAL REPORT..........................................................................
APPENDIX 5- ARCHEOLOGICAL REPORT...................................................................
APPENDIX6- PHASE I..........................................................................................
Washington 111, LTD Page 1
TABLE OF EXHIBITS
Exhibit 1
Regional Location Map
Exhibit 2
Vicinity Plan
Exhibit 3
Site Aerial Photograph
Exhibit 4
Site Plan and Washington Park Development Plan Summary
Exhibit 5
Tentative Parcel Map
Exhibit 6
Art in Public Places
Exhibit 7 A -C
Landscape Concept Plan
Exhibit 8 A -C
Landscape Elevation Studies
Exhibit 9
Circulation Plan
Exhibit 10
Preliminary Grading Design
Exhibit 11
Drainage Facilities Plan
Exhibit 12
Utility (Sewer / Water Facilities) Plan
Exhibit 13
Illustrated Architectural Treatments
Exhibit 14
Site Lighting/Photometric Plan
LIST OF TABLES
Table 1
Land Use Summary
Table 2
Compliance Summary
Table 3
Proposed Plant Pallet
ATTACHMENTS
ngton 111, LTD Page 2
Owner:
Washington 111, LTD.
Submitted and prepared by:
Washington 111, LTD
Architectural Consultant:
MCG Architecture
200 South Los Robles, Suite 300
Pasadena, CA 91101
(626)793-9119
Engineering Consultant:
Pardue Cornwell & Associates, Inc.
Attn: Hayward Pardue
151 Kalmus Drive
Suite M-2
Costa Mesa, CA 92626
(714) 241-3400
Landscape Consultant:
Cummings Curley & Associates
Attn: Robert Curley
7447 N Figueroa Street
Suite 310
Los Angeles, CA 90041
(323) 344-4240
Biological Consultant:
Thomas Olsen Associates, Inc.
Attn: Thomas Olsen
2829 S. State Street
Hemet, CA 92543
(909) 764-4655
Washington 111, LTD Page 3
SPECIFIC PLAN Washington Park
Geotechnical, Hydrology & Phase 1 Consultant:
Sladden Engineering
Attn: Brett L. Anderson
39-725 Garand Lane
Suite G
Palm Desert, CA 92211
(760) 772-3893
Archaeology Consultant:
CRM -Tech
Attn: Michael Hogan
2411 Sunset Drive
Riverside, CA 92506
(909) 784-3051
Traffic Consultant:
Urban Crossroads
Attn: Scott Sato
41 Corporate Park
Suite 210
Irvine, CA 92606
(949)660-1994
Washington 111, LTD Page 4
SPECIFIC PLAN Washington Park
I. INTRODUCTION/ EXECUTIVE SUMMARY
THIS SPECIFIC PLAN IS AN ADDENDA TO THE PRVIOUSLY APPROVED SPECIFIC PLAN
FOR WASHINGTON SQUARE. THE NAME OF THE PROJECT HAS BEEN CHANGED TO
WASHINGTON PARK.
A. Authority and Scope
This specific plan has been prepared pursuant to California Government Code (Title 7, Division
1, Chapter 3, Article 8, Sections 65450-65457). The City of La Quinta General Plan was adopted
March 20, 2002 pursuant to California Government Code (Section 65300). The Washington Park
Specific Plan Addenda demonstrates implementation of regional commercial zoning criteria
consistent with the General Plan in both land use and intensity. Approval of the Washington
Park Specific Plan Addenda is subject to city council findings as listed in The City of La Quinta
Zoning Code section 9.240 Specific Plans.
B. Purpose and Intent
The purpose of the enclosed specific plan permit submittal for the Washington Park Commercial
Development is to ensure that this proposed development satisfies the requirements of the City of
La Quinta Zoning Code and all allowances which may be granted as a part of the Specific Plan
approval process. The proposed regional commercial development is consistent with the
approved General Plan, protects the public health, is compatible with adjacent zoning and uses,
and is suitable and appropriate for the subject property. The following preliminary site
development, building development, and landscaping documents depict the character and
components of the Washington Park Development. Ultimately this development will provide the
citizens of the Central Coachella Valley with a high quality commercial center.
C. Project Overview
The Washington Park Development is located in the Central Coachella Valley within the
incorporated City of La Quinta (See Exhibit 1 — Regional Location Map). The site is bounded to
the north by State Highway 111 and Simon Drive, to the west by Washington Street, to the south
by 47th Street and to the east by Adams Street (see Exhibit 2 — Vicinity Map and Exhibit 3 -
Aerial Photo). A portion of the original Washington Square development area was previously
approved for development by Eagle Hardware and Supply as an Addenda to the original Specific
Plan. Other than the existing Lowes, the site is currently vacant and undeveloped. The site has
no significant landscaping. This plan is submitted as an addenda to the previously approved
Specific Plan for Washington Square.
D. Washington Park Specific Plan
The current vacant portion of the proRosed project site bounded by Highway 111, Washington
Street, Adams Street, and Avenue 47t consists of 50.23 acres. In addition, a 1.78 acre vacant
site was previously approved for a two story office building and amended into the Washington
Washington 111, LTD Page 1
EXHIBIT 1
Washington 111, LTD
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SPECIFIC PLAN Washington Park J
Square Specific Plan. Also, within the Washington Square Specific Plan is Lowe's Home
Improvement on 13.66 acres. In total, there are 66.06 aces within the Washington Square
Specific Plan.
The City approved the Washington Square Specific Plan in 1989 and amended in 1991, 1997,
and 2001. The 1997 Amendment allowed a 13.39 acre portion of the site to be created and Eagle
Hardware to be constructed (now Lowe's Horne Improvement). In 2001, a third amendment
added a 1.78 acre site into the Specific Plan which consisted of a proposal to construct a two
story 25,240 square foot building with retail, office and wholesale uses. This Amendment
addresses the remaining 50.62 acres and is now called Washington Park.
Local Circulation
Existing local circulation at the project site includes Washington Street, Highway 111, Adams
Street, Simon Drive, and Avenue 47. Washington Street is currently a six lane arterial west of
the Property. Washington Street serves as a major gateway into La Quinta's city center and other
major developments south of the site. Highway 111 is currently six lanes wide in most areas
(except on the eastern portion of the property between La Quinta Center Drive and Adams Street
where Highway 111 is two lanes in an easterly direction) and serves as the gateway to the east
and west of the site. Adams Street bounds the site to the east. Adams Street has been improved
to two lanes in a northerly direction opposite the Property boundary and is one lane in a
southerly direction along the eastern boundary of the site. Simon Drive, currently two lanes
wide, is located at the northwest corner of the site and serves as an access road from Highway
111 to Washington Street. Avenue 47 is currently two lanes wide and runs east -west from
Adams Street to Washington Street along the southern boundary of the site.
Regional Circulation
The project site has excellent regional access, being at the intersection of two major routes:
Washington Street and Highway 111. Washington Street has a major off -ramp from Interstate
Freeway 10, less -than 3 miles north of the project site. Highway 111 is the major east -west route
extending from Interstate Freeway 10 near Palm Springs to Indio. To the west of the site,
Highway 111 connects with Highway 74, providing access to Rancho California and San Diego.
The project is currently composed of 2 Parcels. The subject properties will be divided into 6
parcels by a new parcel map. The total proposed site area is 2,187,150 GSF (50.21 acres).
The project will develop approximately 20 separate buildings for use by commercial tenants
consistent with the Regional Commercial zoning designation and the General Plan. The exact
number of buildings and building pad locations may change or be moved among the
development pads on the site through individual site development permit review. Proponent
requests approval of the Specific Plan Addenda with final approval of the development pads and
building square footages on the parcels to be within the discretion of the Director of Community
Development, plus or minus 10%, subject to the parking provided, development standards and
floor area ratios described in this Specific Plan Addenda. The proposed range of uses is
consistent with City of La Quinta zoning code, 9.80.040 for CR Regional Commercial District.
Washington 111, LTD Page 2
SPECIFIC PLAN Washington Park
In addition to the buildings, the project involves associated site improvements, landscaping,
parking, and right of way improvements. Project phasing is proposed.
Requested Entitlements
The applicant is seeking approval from the City of La Quinta for this Specific Plan Addenda to
be submitted in conjunction with a Site Development Permit Application, a Parcel Map, a
conditional use application for a health club. Proponent requests that the building square footages
and the location of the building pads be approved, subject to allowed modifications (plus or
minus 10%) within the discretion of the Director of Community Development. Any modification
shall be subject to the parking standards, development standards and floor area ratios described
in this Specific Plan Addenda. The applicant also retains the right to file for a Development
Agreement or alternative City contributions in conjunction with this project and the associated
right of way improvements.
E. The Process & Findings
According to the La Quinta Zoning Code, Chapter 9.240.010.E, the City Council must make four
required findings to approve the project.
1. Consistency with General Plan.
The proposed development is consistent in use and intensity with the Mixed Regional
Commercial designation of the General Plan.
2. Public Welfare. The plan or amendment will not create conditions materially detrimental
to the public health, safety, and general welfare.
The proposed project is consistent with city development standards, engineering standards and
fire department requirements designed to protect public welfare.
3. Land Use Compatibility. The specific plan is compatible with zoning on adjacent
properties.
The proposed development is consistent with the commercial character and uses of the properties
and major arterial streets surrounding the subject parcel. The project is appropriately buffered
from adjacent uses; existing residential uses to the west and south; and the existing commercial
uses to the west, north and east.
4. Property Suitability. The specific plan is suitable and appropriate for the subject property.
The project is located between State Highway 111 on the north, Washington Street on the west,
Adams Street on the east and 47th Avenue on the south. The Highway 111 corridor continues to
be a "critical commercial core" and the city supports and encourages commercial uses in this
Washington 111, LTD Page 3
SPECIFIC PLAN Washington Park
area. Utilities and city infrastructure for the project are readily available and will meet project
demands.
Washington 111, LTD Page 4
Il. PROPOSED DEVELOPMENT PLAN (for Specific Plan 1987-011, Amendment No.
4)
A. Project Description
1. Existing Site — Zoning and Characteristics
The site is zoned CR — Regional Commercial and is consistent with the General Plan
Designation M/RC — Mixed Regional Commercial. The site is subject to a NR — Non
Residential overlay designation prohibiting the inclusion of residential uses.
As stated in chapter 9.70 the purpose and intent is ..."to provide for the development and
regulation of regionally oriented commercial areas located along the Highway 111 corridor as
shown on the general plan. The CR district is intended to provide a broad range of goods and
services serving the entire region."
2. Definitions of Land Use Types
Land use types are defined in Table 801 in Chapter 9.80.040 of the City of La Quinta zoning
code.
3. Site Uses
a. Purpose
This site use is intended for retail sales, commercial services, and office development.
Commercial services required to support a major business center will be encouraged within the
project site. Retail facilities, which support business operations and which can take advantage of
high traffic volume frontage along Highway 111 will also be encouraged within the project site.
b. Permitted and Conditional Uses
Permitted and conditional land uses are listed in Table 801 in chapter 9.80.040.
Existing zoning and General Plan designations as well as existing uses are described on Exhibit 4
— Zoning and Land Use Designation Plan.
4. Existing Physical Conditions
Existing physical conditions are set forth in the attached reports, Appendix 1-4.
a. Topography. The site topography is split to the southwest and southeast by a ridge and is
marked only by sand dunes, which are six to eight feet in height. Local relief on the property is
less than 39.8 feet. Sand dunes on-site average grade is three to four percent. Elevations on-site
Washington 111, LTD Page 5
SPECIFIC PLAN Washington Park
range from 98.3 feet above mean sea level at the elbow in Simon Drive to a low point of 58.5
feet above mean sea level near the southeast corner of the site at Avenue 47.
b. Geology and Soils. The earth materials found on-site consist primarily of windblown
deposits composed of gray, fine grained sands and silty sands with occasional layers of alluvial
silt and fine sandy silt. Because sand dunes migrate over time, these silt layers are eventually
buried beneath the dunes. Due to the strong prevailing northwesterly winds, a potential for wind
erosion has been identified. Liquefaction is not considered to pose a hazard to development on
site because of the significant depth of groundwater in the area.
C. Seismicity. No geologic faults are known to occur in, or to cross, the immediate
boundaries of the project site. The hazard from ground rupture due to fault movement within the
site is considered to be negligible. However, the area is subject to earth shaking as a result of
known active faults in the region. The San Andreas and San Jacinto Faults, which are
historically active, are known faults in the region. The San Andreas Fault is located
approximately 5-1/2 miles northeast of the site. Northwest of the site this fault becomes two
major northwest -southeast trending branches: the Banning Fault and the Mission Creek Fault.
The San Jacinto Fault is located within the San Jacinto Mountains, about 17 miles to the
southwest of the City of La Quinta.
d. Hydrology. According to the Flood Insurance Rate Map (FIRM) for the City of La
Quinta prepared by the Federal Emergency Management Agency (FEMA), the Washington Park
Specific Plan Area lies within Zone "C". Zone C indicates areas subject to minimal flooding.
Existing storm drainage facilities include the Whitewater River (Coachella Valley Stormwater
Channel), located to the north of the project site and the La Quinta Evacuation Channel, located
to the east. The La Quinta Evacuation Channel drains directly into the Whitewater Channel.
The Whitewater Channel drains in a southeasterly direction.
e. Biology. Vegetation within the project site consists of a sparse coverage of creosote
bushes, small brush and grass typical of the desert environment. The following sensitive plant
communities were found on-site: mesquite hummocks and willow riparian. Animal presence
on-site is low due to the sparse vegetation and lack of water. The "endangered" fringetoed lizard
could inhabit the site although the property is not located in the active blowsand area, this
species' primary habitat. An area has been preserved within the blowsand area to preserve the
primary habitat of the fringetoed lizard. A per acre mitigation fee will need to be paid. No flat -
tailed horned lizards were detected on site. Biological assessment to determine the existence
other potential species are for the: Palm Springs ground squirrel; Palm Springs pocket mouse;
and the CV giant sand treader cricket. Any mitigation measures recommended shall be
implemented.
f. Archaeology. The project site is part of the remaining archaeological site CA-RIV-150,
and has been subject to previous archaeological excavations. Most recently a study was done by
CRM Tech, Archaeological Consultants, in August 5 of 2002, identifying some archaeological
remains from CA-RIV-150. Mitigation measures as recommended by CRM Tech shall be
implemented prior to any land disturbance activities (i.e. grading permit). Additional
archaeological research will need to be done at time of development.
Washington 111, LTD Page 6
g. Climate. The climate in the project area is dominated by the region's Pacific high pressure
system, and is characterized by hot, dry summers and mild winters. The area is susceptible to
periodic, strong winds and sandstorms. Air quality for the area tends to be very good. The only
identifiable air quality problems tend to be visibility and dust problems during periods of high
winds.
5. Existing Utilities.
a. Water. Water service to the site is provided by the Coachella Valley Water District
(CVWD). The project area is served by wells and transmission mains. The Coachella
Valley Water District currently maintains a well and reservoir site at the northwest corner
of Adams and Avenue 47. Water from the wells is pumped directly into the Coachella
Valley Water District water distribution system. Existing distribution lines include a 12 -
inch main along the south side of Highway 111, a 12 -inch main along Washington Street, a
12 -inch main along Simon Drive, a 12 -inch main along La Quinta Center Drive to the
southeast corner of Lowe's, a 12 -inch main along Adams Street from the southeast corner
of the site north to Highway 111, an 18 -inch main from the corner of Highway 111 and
Washington Street to the south side of Simon Drive, an 18 -inch main along Adams Street
from the southeast corner of the site south, and an 18 -inch main in Avenue 47 from Adams
Street to Washington Street. Sizes of existing distribution lines in the project area range
from 18 inches to a minimum of 6 inches. A future well site will need to be provided with
the future development of Washington Park to maintain adequate facilities, and a well
construction to accommodate the future development.
b. Wastewater. Sewage collection and treatment facilities are provided and maintained by the
Coachella Valley Water District (CVWD). Wastewater is treated at the Mid -Valley Water
Reclamation Plant near Avenue 62 and Fillmore Street in the County of Riverside.
Existing sewer lines include an 8 -inch dry sewer located along Simon Drive and a 10 -inch
forced main along Washington Street. An existing 15 -inch sewer line is located adjacent to
the existing well site at Adams Street and Avenue 47. An existing temporary pump station
is located near the corner of Washington Street and Highway 111. An existing sewage lift
station is located at Avenue 50 and the La Quinta Evacuation Channel. Sewage is
collected from the lift station and transported via the forced main along Avenue 50 to the
water reclamation plant. The future development of Washington Park will require some
improvements to connect the project site with the existing system.
C. Solid Waste Disposal. Waste Management of the Desert provides solid waste collection
and disposal throughout the City of La Quinta, including the project site. Solid waste
collected on the project site will be transported to an approved landfill.
d. Natural Gas. The Gas Company provides natural gas service to the area. The Gas
Company presently maintains a six-inch high-pressure line along Highway 111, a four -inch
high-pressure line and a six-inch medium pressure line along Washington Street. The
existing facilities are considered to be adequate to serve existing facilities and any
Washington 111, LTD Page 7
additional needs associated with major development will be determined individually by
The Gas Company.
e. Electricity. The Power Division of the Imperial Irrigation District (IID) provides
electricity in the project area. IID presently maintains overhead power lines along the
north side of Highway 111 and along the east side of Washington Street. Electric
undergrounding will be required. A sub -station is located at the intersection of Dune
Palms Road and Avenue 48. Existing facilities are considered adequate to serve existing
and future development, although, a large sub -station transformer will be required to serve
the project.
f. Telephone. Verizon provides telephone service to the project area. Verizon presently
maintains telephone cables underground along the south side of Highway 111 and along
the east side of Washington Street. Existing facilities are considered to be adequate to
serve existing development.
6. Architecture Land Use — Site Plan
The site plan with conceptual building mass and zoning is shown in Exhibit 4 — Site Plan/Zoning
Washington Park should be viewed as a single comprehensive, mixed use development. Land
uses will consist of a mix of retail, office, commercial service, entertainment and restaurants and
office/medical users. Washington Park will have an identity that is consistent with a desert
location, yet will display a distinctive atmosphere. Washington Park is a 51.14 acre planned
development project that will accommodate the needs of commercial users in the area. The
Specific Plan provides site specific development standards and criteria within which phased
development of the project site will occur.
It is anticipated that the planned development areas within Washington Park will be comprised of
a series of one story retail and possibly a two-story office/retail structure and a two story athletic
club (one story w/ a partial mezzanine). (Again, Proponent requests approval of this Specific
Plan Addenda with final approval of the development pads and building square footages on the
parcels to be within the discretion of the Director of Community Development plus or minus
10%, subject to the parking provided, development standards and floor area ratios described in
this Specific Plan Addenda.) The buildings will be situated, designed, and constructed in such a
manner as to maximize area aesthetics and transportation benefits. The individual buildings will
be linked together by a common landscape theme and consistent architectural treatments.
The visual image that will be created by Washington Park will be one of a high quality
commercial use project. A landscape theme and hierarchy will be established that will lend
identity and coherence to the project area, and yet be consistent with the adjacent uses. Uniform
lighting and graphic systems for signage will be integrated into the design and layout of the
project. Washington Park will serve as a visual landmark to people entering the City of La
Quinta via Washington Street or traveling along Highway 111.
The project is proposed for construction in two phases. Phase 1 will include site grading,
infrastructure (wet/dry utilities to pads), parking lot and key driveway improvements (concrete
Washington 111, LTD Page 8
EXHIBIT 4
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Washington Park Development Plan Summary
LAND AREA ± 50.23 AC ± 2,188,019 SF
BUILDING AREA ± 496,305 SF
PARKING PROVIDED 2,598 STALLS
Existing Lowes
LAND AREA ± 13.66 AC ± 594,940 SF
BUILDING AREA ± 212,085 SF
PARKING PROVIDED 574 STALLS
Note: Building Area includes 34,060 sf. garden cntr and 56,070 sf. covered lumber area
Future Office Complex
LAND AREA
± 1.78 AC ± 77,537 SF
TOTAL BUILDING AREA
± 22,546 SF
RETAIL AREA
± 14,226 SF
OFFICE AREA
± 7,296 SF
WAREHOUSE AREA
± 1,024 SF
PARKING PROVIDED
102 STALLS
OVERALL SPECIFIC PLAN PROJECT (including Lowes and future office)
LAND AREA ± 65.65 AC ± 2,860,496 SF
TOTAL BUILDING AREA ± 730,936 SF
PERCENT COVERAGE 25.55 %
PARKING PROVIDED 3,274 STALLS
WASHINGTON PARK DEVELOPMENT PLAN
(Exlcludes Existing Lowes and Office Complex)
GROSS LAND AREA ±
50.23 AC ±
2,188,018 SF
TOTAL BUILDING AREA
496,305 SF
PERCENT COVERAGE
22.68%
PARKING PROVIDED
2,598 STALLS
TOTAL PARKING AREA
997,770 SF
PERCENT PARKING COVERAGE
45.60
TOTAL LANDSCAPE OVER PARKING AREA
96,702 SF
PERCENT LANDSCAPE OVER PARKING AREA
9.69
PARCEL 1
LAND AREA ±
4.81 AC ±
209,524 SF
BUILDING AREA
±
42,235 SF
PARKING PROVIDED
223 STALLS
PARCEL 2
LAND AREA ±
11.37 AC ±
495,277 SF
BUILDING AREA
±
113,000 SF
PARKING PROVIDED
665 STALLS
PARCEL 3
LAND AREA ±
7.54 AC ±
328,442 SF
BUILDING AREA
±
64,000 SF
PARKING PROVIDED
332 STALLS
PARCEL 4
LAND AREA ±
4.63 AC ±
201,683 SF
BUILDING AREA
±
41,370 SF
PARKING PROVIDED
218 STALLS
PARCEL 5
LAND AREA ± 11.00 AC ± 479,160 SF
BUILDING AREA ± 136,000 SF
PARKING PROVIDED 557 STALLS
Note: Building Area includes 10,000 sf Garden Center
PARCEL 6
LAND AREA ± 10.88 AC ± 473,933 SF
BUILDING AREA ± 99,700 SF
PARKING PROVIDED 603 STALLS
curb inlands and planters and paving), creation of building pads, and perimeter streetscape and
landscape improvements. Phase 2 will include structure improvements to individual pads and
adjacent landscape areas within the parking area. Such improvements will occur subject to
market conditions. All graded areas remaining after Phase 1 will be left in a stabilized condition.
Complete development of the site during Phase 2 will be subject to City of La Quinta Site
Development Permit review. The conceptual development of each pad is summarized in Table
1, and illustrated conceptually in Exhibits 8 A -C, Landscape Elevation Studies.
Specifically, the plan is designed to achieve the following objectives:
a. Create a high quality development within which commercial facilities can locate;
b. Achieve consistency with the City of La Quinta design standards. Consistent design
and development standards will work to insure a high quality, integrated project
compatible with present and future surrounding development;
C. Implement the General Plan of the City of La Quinta and the proposed Highway 111
Specific Plan;
d. Provide a land use program that will allow development to occur in an orderly
manner, and yet will have the flexibility to respond to changes in market demand;
e. Respond to growing pressures of commercial expansion in the Coachella Valley
region;
f. Provide an expanding economic base for the City of La Quinta;
g. Provide employment opportunities for persons living in the La Quinta area who are
currently commuting to outlying employment centers;
h. Create a landscape and streetscape that will enhance the aesthetic and visual quality
of the area and be consistent with proposed streetscapes adjacent to the project site;
i. Provide a planned infrastructure, utility and service project that can meet the
expanding needs of the project site in an efficient and cost-effective manner;
For opening year, maintain projected traffic at project area intersections to a level of
service "D" (Washington Street and Highway 111; and Adams Street and 47th
Avenue); and
k. Design a project that will maintain a minimum traffic level of service "C", except for
the intersection of Highway 111 at Adams Street and Washington Street.
This specific plan proposes the construction of 20 buildings linked by site circulation and
architectural elements. A network of pedestrian pathways has been developed which enable both
entry into the site and movement throughout the interior of the site. Allowance has been made
Washington 111, LTD Page 9
SPECIFIC PLAN Washington Park
for shade, water elements, and inclusion of public artwork. Specific Plan Approval will include
the building locations, parking and drive-through circulation, service locations, and landscaping
plans. The basis for the calculation of parking demand and use allocation is City of La Quinta
Zoning Code Table 9 — 12 Parking for Nonresidential Land Uses. "General retail uses 50,000
GFA and greater... I space per 250 sq. ft. GFA. " A standard development protocol for the
project includes parking at 5 stalls per each 1,000 square feet of building area. The conceptual
building sizes are summarized in Table 1 below:
The project site will ultimately be broken into 2 or 3 development parcels. To create a basis for
establishing parking demand, site and circulation layout, specific uses and building sizes have
been utilized. These uses may change or be moved among the development pads on the site
through individual site development permit review. However, they are subject to the parking
provided, development standards, and floor area ratios described in this Specific Plan. The
conceptual parcel size, uses and building size are summarized in Table 1, Land Use Summary
below:
Washington 111, LTD Page 10
The subject properties will be divided by a new parcel map composed of Parcels 1 - 6 of
Tentative Parcel Map No. 30903 (Exhibit 5). The total proposed net site area is 2,188,018 GSF
(50.23 acres). The aggregate total of land dedicated to landscape buffer and deeded to the city is
4.06 acres or 7.8 % of the gross site area. Project phasing is planned.
1 Building size is conceptual and may be modified, to a maximum of 10%, subject to conformance with parking and
design criteria contained in the Specific Plan, see table 2.
2 A standards development protocol for the project includes parking at 5 stalls per each 1,000 square feet of building
area.
Washington 111, LTD Page 11
Table 1
Washington Park
Land Use Summary
Building
Size
Use
Building 1
5,000
Bank
Building 2
39,000
Grocer, Mixed Commercial Retail
Building 3
12,500
Mixed Commercial Retail
Building 4
6,500
Mixed Commercial Retail
Building 5
9,500
Mixed Commercial Retail
Building 6
21,000
Mixed Commercial Retail
Building 7
14,500
Mixed Commercial Retail
Building 8
24,000
Mixed Commercial Retail
Building 9
16,000
Restaurants
Building 10
9,000
Mixed Commercial Retail
Building [1
64,000
Athletic Club, Commercial Retail
Building [2
20,000
Mixed Commercial Retail
Building 13
17,000
Mixed Commercial Retail, General/Professional Offices
Building 14
5,500
Mixed Commercial Retail
Building 15
125,400
Target
Building 16
43,000
Mixed Commercial Retail
Building 17
40,000
Mixed Commercial Retail
Bui ldin 18
6,200
Mixed Commercial Retail
Bui [ding 19
6,000
Mixed Commercial Retail
Building 20
3,250
Restaurant ,
Total
496,305 GSF
The subject properties will be divided by a new parcel map composed of Parcels 1 - 6 of
Tentative Parcel Map No. 30903 (Exhibit 5). The total proposed net site area is 2,188,018 GSF
(50.23 acres). The aggregate total of land dedicated to landscape buffer and deeded to the city is
4.06 acres or 7.8 % of the gross site area. Project phasing is planned.
1 Building size is conceptual and may be modified, to a maximum of 10%, subject to conformance with parking and
design criteria contained in the Specific Plan, see table 2.
2 A standards development protocol for the project includes parking at 5 stalls per each 1,000 square feet of building
area.
Washington 111, LTD Page 11
EXHIBIT 5
Washington 111, LTD
TENTATIVE PARCEL MAP No. 30905
WASHINGTON PARK
LA QUINTA. CA
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SPECIFIC PLAN Washington Park
7. Development Standards
The Washington Park Development occupies a prominent corner site at the intersection of two
major regional roadways. All construction within the Washington Park Specific Plan area shall
be in compliance with the Uniform Building Code, Uniform Fire Code, and all other ordinances
adopted by the City pertaining to construction and safety features. All other City standards and
policies shall apply at the time of submittal.
The 50.23 acre development site was planned with two separate and distinct areas, the eastern
half or the Target Center with the west or remaining portion of the site fronting along
Washington Street. The project surrounds Lowes and at the northwest corner of the approximate
75 acre block is La Quinta Court and Champion Motors. To create uniformity Washington Park
has blended the design of the existing buildings with the proposed buildings to create a uniform
project at the cornerstone to the entry into the City of La Quinta. The project design has carefully
integrated the architecture with the landscape buffers surrounding the parking with the internal
pedestrian circulation to enhance the user experience and create a high quality addition to the
City of La Quinta.
Recognizing that the City of La Quinta has adopted an ordinance requiring the provision of art in
public places, the Washington Park Specific Plan will abide by the requirements as adopted. The
potential locations for public art are shown in Exhibit 6, Potential Public Art Locations.
Parkways shall be provided within the setback areas to provide pedestrian and bicycle
circulation, and design features of interest to maximize opportunities for social interaction. To
encourage imaginative design for parkways, minimum setback requirement trade-offs may be
considered. Imaginative parkway designs will include various amenities. Site retention area(s)
have been specifically designed in a park like setting to create the dual purpose of a storm water
retention area and to create a public amenity. Parkway designs must conform with landscape
standards and criteria and are subject to City approval.
Building heights are in conformance with city standards, except, building heights have been
designed to a standard building protocol not to exceed 26' versus 22' within 150' of Highway
111. The proposed buildings do not exceed one story, except in areas where allowed, a two story
athletic club and a two story office/retail structure may be considered. Separation between
buildings located within the same planning area or between planning areas shall comply with
building and fire codes.
Exterior building improvements shall be constructed of materials approved by the City.
All exterior walls shall be of an integral color, painted or suitably treated.
Washington 111, LTD Page 12
EXHIBIT 6
Washington 111, LTD
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1/16NYtAT 111 �7�w
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Note:
A De`elpnalt By.
— --ce Thls Inlormalon Is conceptual in nature and Is
bjce t to adjustment. pending /urlher
�� su-- eriflcation and Ulent, Tenant and Governmental
Washington 111 Ltd.
P 1.- Agency approvals. Na warranties oI quarantlea
74770 Hwy 111. s14te 201
of any kind arc given or implied by the Architect
Na Date 2esm�
Indian Wells, CA 92201
Original concept plan prepared bj MCS
_ Architecture and modiFicd by KKE Architects, Inc
(760)6740998
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Washington Park
La Qulnta, CA
KKE Architects, Inc.
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The building setback along Washington Street has been reduced to 20'. In consultation with
Community Development Staff this is proposed in order to maintain continuity with existing
projects; to provide a greater amount of interior on-site landscaping and to enhance on-site
pedestrian amenities.
Numerous driveway access points will be provided to the site. A right turn -in and right turn -out
access will be provided along the Highway 111 frontage east of Lowe's. Two right turn -in and
right turn -out accesses will be provided along the Washington Street Frontage south of Simon
Drive. The project will enhance the landscape buffer at these entries with pedestrian circulation
and site signage treatments to take advantage of the rocky desert landscape. A left turn in is
proposed from Washington Street at the most southern ingress and egress to the project to help
traffic circulation as apart of the City's ROW improvements. Two way access is being provided
in two locations on 47 Street. Lastly, two-way access will be provided onto Simon Drive.
A parking standard for the project has been devised to provide parking at 5 stalls per ach 2,000
square feet of building area. Parking for the site shall be reviewed, approved and comply with
this minimum parking requirements for uses within the Washington Park Development. (i.e., the
parking ratio of 511000 shall be provided for adjustment in size of the building pads and building
square footages (plus or minus 10%) within the discretion of the Director of Community
Development.
The project provides landscaped parking areas containing parking stalls. These areas include
handicap accessible spaces dispersed to serve all proposed structures. Landscape islands break
up the parking. Integrated into these parking areas are enhanced pedestrian walkways. This
internal pedestrian walkway system will connect the project businesses to the street sidewalks in
5 locations. Building entries have been shaped to allow overhang and trellis cover and to
provide generous landscaped plaza areas. Architectural building elements have been used to
enhance pedestrian walkway views and to create a consistent contemporary theme for all
buildings. Small-scale water fountain features are proposed at two building entry areas. Site
water retention areas have been incorporated into various areas to create a modified park theme.
Potential for public artwork has been incorporated at 5 prominent locations. Outdoor lighting for
the project will be designed to enhance project features while meeting all local Outdoor Lighting
Control Ordinance guidelines.
In consultation with Community Development Staff two minor variations on the City zoning
code is proposed:
A conditional use permit application has been filed in conjunction with this specific plan to allow
for a health club. The health club would be a full service club between 25,000 and 35,000 square
feet including physical therapist, chiropractor, message and other fitness services. This use is
consistent and appropriate with adjacent uses.
A comparison of the Washington Park Development Plan with the City of La Quinta Zoning
Code is shown in the following table:
Washington 111, LTD Page 13
SPECIFIC PLAN Washington Park
Table 2
Washington Park
Compliance Summary
Development Standard
Proposed Specific Plan
Categog
CR Zone
Provided by Specific Plan
Max Structure Height
22
26ft
Max Floor Area Ratio (FAR)
.35
.22
Min. Building Setback — Hwy. 111
50ft
50ft
Min. Building Setback — Washington Street
30ft
20ft
Min. Building Setback — Simon Drive
20ft
20ft
Min. Landscape Setback — Hwy. 111
50ft
50ft
Min. Landscape Setback — Washington Street
20ft
20ft
Min. Landscape Setback — Simon Drive
loft
loft
Min. Setback from Interior Property Lines
Oft
6' landscape buffer provided
Building Landscape Area
5%
5%
Interior Parking Lot Landscape
5%
5%
Parking spaces
2,5983
Loading Areas
2
2
Total % Restaurant Use based on Table 9-12
20%
<20%
2 Maximum structure height equals 26' within 150' of a primary image corridor,
3 Total parking for the site shall be provided at 5 stalls per 1,000 GSF.
Washington 111, LTD Page 14
SPECIFIC PLAN Washington Park
B. Landscape Description
The landscape design and implementation of Washington Park will incorporate the City of La
Quinta Design Guidelines. Being located at one of the most prominent locations in the City and
the Coachella Valley, it will aspire to set and demonstrate the highest possible standards of
landscape design and execution, enhancing the project and the community.
The landscape design shall follow a "Desert Spring" theme, using water conserving, low
maintenance plants similar to the landscape concept developed for the City of La Quinta
Highway 111 Corridor, and the better commercial developments in the area such the Eagle
Hardware store (now Lowe's) and La Quinta Court.
The street landscaping on Washington Street and Highwayl11 (see Exhibit 7A, 7B & 7C —
Landscape Plan) will incorporate a mixture of medium and large flowering trees, together with
open -form shrubs, drifts of low groundcovers, succulents, and occasional specimen plants such
as multi -stem Ocotillo or a dwarf palm. The planting will be done on undulating earth mounds
among croppings of native boulders and rocks (See Exhibit 8A, 8B & 8C — Landscape Elevation
Studies). Use of turf shall be limited. All other planting areas (except for groundcovers) will be
covered with decomposed granite, stabilized and compacted, and tightly set rocks.
Groups of Washingtonia Palms (hybrids of the stocky California Fan Palm and the slender
Mexican Fan Palm) will enhance street corners, site entrances and building entries. Other exotic
palms such as the Guadalupe and Pindo palms will add interest in specific locations with their
blue foliage. Mediterranean and Sago Palms will be used as specimens and focal points,
especially in plazas and courtyards.
The parking lot will be shaded with wide canopy trees. Where space is limited (for example: near
buildings) or where screening is desired, columnar, evergreen trees will be used.
Annual flowers will be planted in restricted locations such as around monument signs, entries
and in large decorative pots.
Plaza areas developed, as outdoor display for commercial uses will be treated in conformance
with City of La Quinta Zoning requirements.
Landscape Development Standards: plant materials will meet or exceed the standards for
landscape as set forth by the City of La Quinta zoning ordinance and applicable Highway 111
image corridor design guidelines.
Landscape Palette: please see the following plant list and the conceptual landscape plan.
Landscape Maintenance: a landscape maintenance manual shall be submitted as part of the
general planting specifications.
The following is the proposed plant palette for the Washington Park Project. Plant material
identified with an asterisk is proposed for use along Highway 111:
Washington 111, LTD Page 15
EXHIBIT 7-A
Washington 111, LTD
Leucophyllum trutis
5 -Gal (Dr
Leucophyllum frutescens
5 -Gal (Typ sym)
Acacia aneu
Box (Typ sym
Dales greggl
\1 -Gal (Typ sym)
irion wheeler!�'I,' ,
'al (Typ sym)
aerops humilis
16'- x ((Typ sym)
Phoe dactylifera
12'-2f]' B yp sym)
Hes aloe pay ora
5- 1(Typ sym)
J '` RR IXl'I
Butia capitata
8'-12' BT (Typ
al Color
(Typ sym) _ Y
7,000 S.F.
Lantana montevi..
P _ ON PARK
LA-QUINTA, CALIFORNIA
Acacia redolens.
5 -Gal (Typ sym)
Phoenix roebelenii
3 Stems (Typ sym)
�irion wheeled
15 -Gal (Typ sym} - ' -
Fouquieria splendens
7+ Canes (Typ sym) -
CONCEPTUAL LANDSCAPE SITE PLAN
Scheme WASHINGTON 111 LTD.
30240 Rancho Viejo Road, Suite B C U M M N C U 11'L E Y
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Acacia stenophylla
36" -Box (Typ sym)
Sub -Major -1
36,000 S.F.
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CONCEPTUAL LANDSCAPE SITE PLAN
Enlarged Partial Site Plan
Scale: 1"=30'
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Dalea greggi
1 -Gal (Typ sym)
Proposed Target
126,000 S.F.
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2" Layer (Typ sym) Phoenix roebelenii
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24" Box (Typ Sym)
Leucophyllum frutescens'Compacta'
5 -Gal (Typ sym)
WASHINGTON PARK - }—
LA QUINTA, CALIFORNIA
WASHINGTON 111, LTD.
30240 Rancho Viejo Road, Sufte B
San Juan Capistrano, CA 92675
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HIGHWAY 111
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LA QUINTA, CALIFORNIA
CONCEPTUAL LANDSCAPE SITE PLAN
Scheme WASHINGTON 111 LTD
scat a, a 30240 Rancho Viejo Road, Suite B KKZM
San Juan Capistrano, CA 92675
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SPECIFIC PLAN Washington Park
EXHIBIT 7-B
Washington 111, LTD
Lantana montevidensisl/
1 -Gal (Typ ssfyyn)
Baccharis centennial'Srlar
1 -Gal (Typos }
�r !
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Washingtonia robds 'HybrJd'
8'-16''B (TYp )
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2" Layer (Typ syrtf�
Baja Select Cob
3'-6" (30 sym)-
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- f -Gal (T ym)
r
Office/Retail
17,000 S.F.
+
Pad_
+w :' 9,000 S. .
y R
CONCEPTUAL LANDSCAPE SITE PLAN
Enlarged Partial Site Plan
Scale: 1"=30'
0 15' 30 60'
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LA QUINTA, CALIFORNIA
WASHINGTON 111, LTD.
30240 Rancho Viejo Road, Suite B
San Juan Capistrano, CA 92675
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EXHIBIT 7-C
Washington 111, LTD
111MM
If1i{{t�5{„j�k _
Acacia stenophylla
36" -Sox (Typ syrn)
Sub -Major -1
36,000 S.F.
111 �
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126,000 S.F.
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22,000 S.F.
Delea pulchre
5 -Gal (Typ sym)
Leucophyllum frutescens
5 -Gal (Typ sym)
WASHINGTON PARK
LA QUINTA, CALIFORNIA
CONCEPTUAL LANDSCAPE SITE PLAN
Enlarged Partial Site Plan WASHINGTON 111, LTD, KKM�
Scala . r =sU 30240 Rancho Viejo Road, Suite B c u ra M sa c u s e r
/ ��1 San Juan Capistrano, CA 92675 n �s� s� o c ' s r�e Ls
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EXHIBIT 8-A
Washington 111, LTD
DATE: 0007.02
moo JOB I: 02211.10
DATE FXnjtqXVLq
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WASHINGTON PARK
CONCEPTUAL ELEVATIONS - SUB MAJORS LA QUINTA, CALIFORNIA
Scheme A
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WASHINGTON PARK
LA QUINTA, CALIFORNIA
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SPECIFIC PLAN Washington Park
Table 3
Proposed Plant Palette
Qty
Key & Scientific Name I
Common Name Size
Caliper
Shade/Canopy
Trees
C.L. Chilo sis linearis*
Desert Willow (multi stem)
24" box
1.5"-2.0"
A.S. Acacia smallii*
Sweet Acacia (multi)
24" box
1.5"-2.0"
A.A. Acacia aneura
Mulga
24" box
1.5"-2.0"
A.W. Acacia willardiana*
Palo Blanco (multi)
24" box
1.5"
P.C. Prosopis chilensis `Colorado'
Chilean Mesquite
36" box
2.5"-3"
Columnar Trees
A.S. Acacia stenophylla
Shoestring Acacia
36" box
2.0"-3.0"
B.P. Brachychiton populneus
Bottle Tree
36" box
3.0"-4.0"
Palms
W.R. Washingtonia robusta*
Mexican Fan Palm *hybrid
8712716'
n/a
P.D. Phoenix dactylifera
Date Palm
12716720'
n/a
C.H. Chamaerops humilis*
Mediterranean Fan Palm
36" box
n/a
B.A. Brahea edulis
Guadalupe Palm
6710714'
n/a
B.C. Butia capitata
Pindo Palm
8712'
n/a
P.R. Phoenix roebelenii
Pigmy Date Palm
3 stems
n/a
C.R. Cocas revoluta
L Sago Palm
Specimen
n/a
Shrubs
C.A. Cassia artemisioides*
Feathery Cassia
5 gal.
n/a
C.N. Cassia neuro hila
Desert Cassia
5 gal.
n/a
C.P. Caesalpinia pulcherima*
Red Bird of Paradise
15 gal.
n/a
D.P. Dalea ulcehra*
Indigo Bush
5 gal.
n/a
L.F. Leocophyllum frutescens*
Texas Ranger Green Cloud
5 gal.
n/a
L.F. Leocophyllum frutescens*
Texas Ranger White Cloud
5 gal.
n/a
T.P. Thevetia peruviana
Yellow Oleander
15 gal.
n/a
B.R. Bougainvillea `Rosenka'*
Bougainvillea Spp.
5 gal.
n/a
C.E. Calliandra eriophylla*
Fairy Duster
5 gal,
n/a
C.Ca. Calliandra californica
Baja Fairy Duster
15 gal.
n/a
G.N. Grevillea noellii
Grevillea
5 gal:
n/a
L.Fc. Leuco hilum fr. compacta*
Dwarf Texas Ranger
5 gal.
n/a
R.P. Ruellia peninsularis
Ruellia
5 gal.
n/a
D.P. Dalea pulchra*
Indigo Bush
5 gal.
n/a
G.C. Grewia caffra
Lavender Starflower
15 gal.
n/a
Cacti and Succulents
F.S. Fouquieria splendens* I Ocotillo
7 canes+
n/a
Washington 111, LTD Page 16
SPECIFIC PLAN Washington Park
NOTES: Only plants and materials marked with asterisk (*) will be planted at HWY 111 as per Planting
Palette/Guidelines for Highway 111, City of La Quinta.
Plant quantity is estimated. Exact numbers shall be included in the final planting plan.
Washington 111, LTD Page 17
Table 3
Proposed Plant Palette
Qty
Key & Scientific Name
Common Name
Size
Caliper
E.G. Echinocactus grusinii
Golden Barrel Cactus
5 gal,
n/a
F.C. Ferocactus cylindracus
Red Barrel Cactus
5 gal.
n/a
O.B. Opuntia basilaris
Beaver Tail Cactus
5 gal.
n/a
O.S. Opuntia Santa -Rita
Santa Rita Prickly Pear
5 gal.
n/a
Y.E. Yucca elata
Soaptree Yucca
15 gal.
n/a
N.L. Nolina longifolia
Mexican Grass Tree
15 gal.
n/a
D.W. Dasylirion wheeleri*
Desert Spoon
15 gal.
n/a
D.A. Dasylirion acrotriche*
Green Desert Spoon
15 gal.
n/a
H.P. Hesperaloe parvifolia
Red Yucca
5 gal.
n/a
Vines and Espaliers
B.S. Bougainvillea San Diego Red
Bougainvillea
5 gal.
n/a
B.B. Bougainvillea Barbara Karst Bougainvillea
Goundcovers
5 gal.
n/a
3' o.c.
A.R. Acacia redolens*
Acacia Redolence
.5 gal.
n/a
2.5' o.c
B.C. Baccharis centennial `Starr'
Desert Broom Hybrid
1 gal.
n/a
T o.c.
D.G. Dalea e i*
Prostrate Indigo Bush
1 gal.
n/a
2.5' o.c
L.M. Lantana montevidensis
Training Lantana Pu le
1 gal.
n/a
2.5' o.c.
L.M. Lantana montevidensis
Training Lantana Gold
Mound
1 gal.
n/a
n/a
Turf*
Bermuda 4328/Annual Rye
Grass
Seed
n/a
n/a
Drifts of Annual Color
Seasonal Flowers (in limited
locations) °
Flats
n/a
Non Or
anic Materials
Boulders*
Baja Select (Permion treated)
2'-to'6'
n/a
n/a
Cobble Stones and Pebbles*
Baja Select
3" -to 6"
n/a
n/a
Decomposed Granite*
Desert Dust, Stabilized and
Compacted
2" layer
n/a
n/a
Mowing Strip*
Colored Concrete, 6" wide
n/a
NOTES: Only plants and materials marked with asterisk (*) will be planted at HWY 111 as per Planting
Palette/Guidelines for Highway 111, City of La Quinta.
Plant quantity is estimated. Exact numbers shall be included in the final planting plan.
Washington 111, LTD Page 17
III. SITE CIRCULATION
A. Overview
Exhibit 9, Circulation Plan, illustrates the project site access and internal circulation. The site
has been organized to meet maximum efficiency goals. Unlike typical commercial development
planning, Washington Park has integrated enhanced pedestrian circulation, landscaped pedestrian
spaces, shade and wayfinding devices, water features, and dedicated space for public art along
with enhanced concentration on blending the retention areas to serve a dual purpose, retention
and park.
B. Vehicular
Site access is available in several locations. Three primary access points on Highway 111 (two
signaled accesses onto Simon Drive and La Quinta Center Drive and the third a right in right out
between La Quinta Center Way and Adams Street); three access points on Washington Street
(two right in right out, with the third at Simon Drive providing ingress via the left turn lane. The
southerly access will provide a median break and left turn lane with appropriate storage turning
into the site from Washington Street.); two on 47th Street; and one on Simon Drive.
Internal drives establish circulation within the center. Additionally circulation is provided by
ingress and egress easements with Lowes. All entrances adjoin the primary and secondary
parking areas as well as the primary service drive.
All traffic considerations along Highway 111 are subject to Caltrans approval.
Street Alignments.
The proposed alignment of streets within Washington Park is illustrated on Exhibit 9.
The number of access points along any of the perimeter streets are no closer than 250 feet from
curb return of intersecting street and so as not be closer than 250 feet apart, unless alternative
configurations are approved by the City Engineer.
Design Parameters
All roadways within the Washington Park project area have been designed to maintain a minim
level of service "C" where possible at all intersections for existing plus future development.
Traffic volumes which will be generated by the project were estimated by Urban Crossroads.
a. Roadway Hierachy
The project roadway hierarchy is as follows:
Washington 111, LTD Page 18
SPECIFIC PLAN Washington
EXHIBIT 9
Washington 111, LTD
9
SITE C IRGULATION PLAN
,ppa Note:
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subja t to adjustments pending further
Washington 111 Ltd.
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SPECIFIC PLAN Washington Park
Regional Access:
San Bernardino (1-10) Freeway
State Highway 111
Arterial Street:
Washington Street (Major arterial)
Adams Street (Secondary arterial)
Avenue 47 (Modified secondary)
Collector Streets:
Simon Drive
b. Mid -Block Street Cross Sections
Ultimate daily traffic projections were utilized to determine the number of through lanes needed
on each project site roadway to serve anticipated demands. Based on the City of La Quinta daily
design capacities, required mid -block cross-sections were determined.
c. Intersection Configurations
Intersection configurations for ultimate conditions were determined by the project traffic analysis
attached within the traffic study prepared by Urban Crossroads dated August 5, 2002.
Intersections were analyzed using the project trip generation and trip distribution methods.
Roadway recommendations were made with regard to capacity analysis, traffic flow and
roadway alignments, signalization and the midblock cross section requirements. The following
is the access points and characteristics for Washington Park.
State Highway 111
An additional access point between the existing La Quinta Center Drive and Adams Street will
be provided. Right hand turns only will be permitted from this access point for exiting vehicles
onto State Highway 111.
Washington Street
Two access points will be located on Washington Street between Simon Drive and the site's
southern boundary. The southern most entrance will allow right-in/right-out traffic only. The
northern access point will allow right-in/right-out traffic only. An opening in the median island
to permit left turns in and out is requested of the City Council as substantiated by the traffic
study confirming the validity for this median opening at the southern most entrance on
Washington Street.
47th Avenue
Two driveways are planned on 47th Avenue. These driveways will serve traffic to/from the
public and residential developments south of Washington Park. Additionally 47th Avenue is
planned to be used by trucks to/from the loading zones.
Washington 111, LTD Page 19
Adams Street
One right-in/right-out driveway is planned on Adams Street to serve mainly traffic from the
eastern developments and to the southern developments. Adams Street is signalized at the State
Highway 111 intersection.
Simon Drive
One driveway on Simon Drive will serve mainly traffic to and from State Highway 111. Access
to and from Washington Park will be limited to right-in/right-out, since no median break exists,
on Washington Street at the Simon Drive location.
Peak hour traffic volumes for ultimate conditions were determined by utilizing trip generation
and trip distribution for key intersections in the project area. The peak hour volumes for ultimate
conditions were found to have no significant effect on present conditions to warrant any changes.
d. Internal Streets
The locations of the internal streets within Washington Park are approximate and may shift,
depending on final site plan. However, the general circulation pattern will be maintained.
E. Pedestrian Circulation
In addition to vehicular circulation, a pedestrian circulation system will be provided within
Washington Park, Exhibit 8. This system will consist of perimeter sidewalks along State
Highway 111, Washington Street, Simon Drive, Avenue 47, and Adams Street. In addition,
walkways and pedestrian seating areas will be provided between buildings, along storefronts, and
adjacent to building entrances. A walkway will be provided adjacent to interior loop streets to
provide state and adequate movement between buildings and parking areas. The proposed
pedestrian system will link up with the existing walkway system throughout the City.
Meandering pedestrian walkways within the landscaped buffer are provided along Highway 111
and Washington Street. These walkways interconnect with site pedestrian circulation at logical
points around the site. A primary pedestrian system is proposed which interconnects all buildings
on the site. This primary pedestrian system intersects and crosses the vehicular circulation at
logical points. Each building is provided with perimeter circulation that incorporates shade
devices, landscaping and awning cover to protect patrons, shade the buildings and assist in
wayfinding. Water features are proposed at strategic areas. An area for the possible inclusion of
public art has been centrally located adjacent to the Highway 111 primary drive and a main
cross -site pedestrian circulation walk. Shopping cart collection areas per City design standards
will be added to parking area islands in convenient locations should tenant demand require it.
The intensity of development in the area will justify extension of public transit services. The
local transit service will be contacted to determine the need to locate bus turn outs and passenger
waiting shelters on this site. The location of bus turnouts and passenger waiting shelters will be
determined during the site plan review process. Bus stops along Highway 111 will be per the
city of La Quinta standards and will be connected to the site pedestrian circulation system.
Highway 111 locations are preliminary subject to Caltrans and Sun Transit approval.
Washington 111, LTD Page 20
SPECIFIC PLAN Washington Park
IV. GRADING/UTILITIES/DRAINAGE/FLOOD CONTROL
A. Grading Plan
Grading Concept
The Conceptual Grading Plan is shown in Exhibit 10. This figure illustrates existing site grades,
street grades, and pad grades. The property proposed for development will be graded to create 20
main building pads and parking areas and streetscapes. The site will be graded from the highest
(79.5) in the northeast corner of the site to the lowest pad elevation (72.5) at the pad located to
the south of the existing Lowes building
In total, approximately 477,000 cubic yards of earthwork is proposed and it is expected that all
grading will be balanced within the property limits without the need for import or export. The
earthwork is fairly evenly distributed throughout the site. The maximum departure of existing
ground from proposed ground is 8 feet. The elevation of the access road has been adjusted to
reduce the limits of excavation. No retaining walls are planned for the site.
Erosion Control
Since the Coachella Valley experiences periods of moderate to high wind conditions, wind
blown dust and sand is a concern during local grading operations. The South Coast Air Quality
Management District (SCAQMD) in conjunction with the Environmental Protection Agency has
instituted a plan in the Coachella Valley to curb excess PM 10 (small particle dust). The
provisions of the National Pollutant Discharge Elimination System (NPDES) will apply to the
construction projects over 5 acres in size A Storm Water Pollution Prevention Plan (SWPPP) and
Best Management Practices (BMP) guide will be developed prior to grading operations. These
documents will be adhered to during construction. Grading operations will include a plan to
reduce water erosion control both during and after grading operations.
B. Drainage Plan
The Drainage Plan for the site is shown in Exhibit 11. The drainage plan/stormwater conveyance
system proposes to direct surface runoff via concrete gutters in the parking lots to drainage drop
inlets (side opening concrete catch basins or concrete basins with traffic rated grills). The catch
basins will be connected via an undergound pipe system to a combined detention pond and
wetpool facility. The outflow for the discharge/water quality facility is designed to connect to
existing new catch basins in Washington Street, Highway 111, 47h Street and Adams Street. The
flow control system will be designed using Riverside County Surface Water Design Manual
criteria and conveyance system design software. The existing drainage that currently enters the
site will be intercepted and directed into the site drainage system. The purchase of additional
capacity will be required. The exact sizing, design and additional cost of these improvements
will be determined during final engineering design and would be reviewed by the City via
standard plan check protocols to ensure that drainage is adequately addressed.
Washington 111, LTD Page 21
EXHIBIT 10
Washington 111, LTD
19
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CONCEPTUAL GRADING PLAN
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WASHINGTON PARK
LA QUINTA, CALIFORNIA
DALE FRANK & ASSOCIATES INC
7825 SE 76TH STREET
MERCER ISLAND, WA, 98040
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WASHINGTON PARK
LA QUINTA, CALIFORNIA
DALE FRANK & ASSOCIATES INC
7825 SE 76TH STREET
MERCER ISLAND, WA, 98040
206.275.4130
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C. Sewer Plan
Sewer service is provided to the site by the Coachella Valley Water District (CVWD) via an
existing 8" sewer line located in Simon Drive on the southerly boundary of the project. The
project site will be connected to this line at an existing 6" Lateral that was constructed for this
site. Onsite sewer lines will be installed with stub -outs to development pads. See Exhibit 12,
Utility Plan.
D. Water Plan
Water service is also provided to the site by CVWD and is available at the property from an 18"
waterline located in Simon Drive on the north, and 12" waterline located in Adams Street on the
east (See Exhibit 12 — Utility Plan). The proposed water main will be an 18" diameter pipeline.
Both domestic and irrigation water will be taken from this line.
New onsite waterlines that will connect to the new 18" water main will consist of 12" domestic
waterlines, 6" fire hydrants and 1-1/2" to 1" services as needed. Initial water improvements will
involve creation of a looped water line to serve the pads within the site, the connection of the
landscape irrigation lines (for all streetscapes) and the provision of stub -outs with blow off
valves in anticipation of the future building at each pad. When buildings are constructed, the
building will be connected to the water line and the blow off valves will be removed.
E. Other Utility Plans
Natural Gas
Natural gas service is provided to the site by The Gas Company, which has an existing gas main
in Washington Street adjacent to the site. The main in Washington will require Underground
Service Alert personnel to provide the exact location. Service arrangements will be determined
by The Gas Company when final plans and building requirements are submitted.
Electric
Electric services are provided to the site by Imperial Irrigation District and are available to the
property.
Telephone
Telephone service is provided to the site by Verizon and is available to the property.
Cable Television
Cable Television service is provided to the site by Time Warner/AOL and is available to the
property. Installation of cable television would be coordinated with the extension of electrical
service so that a single trench containing both facilities would be constructed.
Washington 111, LTD Page 22
SPECIFIC PLAN Washington Park
EXHIBIT 12
Washington 111, LTD
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LA QUINTA, CALIFORNIA
I" = 300 ft DALE FRANK & ASSOCIATES INC
300 0 130 3w 7825 SE 76TH STREET � �. -- � ��w Wft Ma
MERCER ISLAND, WA, 98040 1b1 KCOS A MESA. CALIF. B2B26 TE 2
206.275.4130 17141 241-3400 241-3432 FAX
V. 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 CC Zone of the City of La Quinta Zoning Code unless a different standard is identified
below. 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.
The Community Development Director shall have the authority to approve minor adjustments
during Development Permit Review, so long as he determined such adjustments are consistent
with the Specific Plan Land Use Plan.
VI. PHASING AND IMPLEMENTATION
Required ROW improvements, site preparation, and utilities work will begin as soon as the
required approvals are available. The entire development will be constructed in two phases with
construction beginning as soon as the required approvals are available. Two general contractors
have been selected. The development will be sequenced to maximize efficiency and to
accommodate current tenant requirements as quickly as is reasonable. Lease negotiations and
project marketing to attain 100% occupancy are subject to market conditions and are ongoing.
VII. DESIGN GUIDELINES
A. Overview
The Design Guidelines for the Specific Plan have been developed as a method of achieving a
high quality, cohesive design character for the development of Washington Park. They provide
specific design criteria for the development of the project, as well as encouraging creativity,
imagination and a high level of harmony 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.
Washington 111, LTD Page 23
The following describes the design intent and the elements proposed that will ensure Washington
Park is executed in a cohesive manner with appropriate scale and emphasis and with a consistent
and timeless architectural language. The project will be constructed in a two phases. Site work
will be conducted during phase 1 and pad buildings will be constructed as each is leased and
permitted.
B. Architectural Guidelines
The buildings have been developed as a desert interpretation of contemporary modern
architecture. Regional and southwestern influenced elements have been incorporated. Building
massing and composition, the dramatic play of light and shadow, rich and vibrant color, and the
use of wooden trellises and stone detailing will combine to create a high quality, progressive
addition to the community.
Exhibit 13 depicts conceptual detailing and key architectural elements for the various building
types and methods of construction used for the proposed 20 buildings. Exhibit 13 keynotes
correspond to the color and material board submitted. All the elements depicted in this
illustration create an architectural palette for the development of the proposed 20 buildings. This
architectural palette is intended to provide a framework for the future development of all
buildings on this site. Every element may or may not occur on all of the buildings.
The initial phase of the project will be to create access, develop parking areas, provide
perimeter streetscape improvements, and to provide building pads for ultimate construction of
buildings. The design guidelines contained herein are intended to ensure that the design of
structures on each pad will be responsive and complimentary to its neighbors. The building
design utilizes a contemporary modern style and is characterized by overlapping volumes and
flat roofs with simple rooflines; deep set multi paned window, exposed structure and material
connections as a means of ornamentation. The exterior wall materials will consist of a smooth
exterior plaster, concrete masonry units and tilt up concrete panels. Illustrative Architectural
Treatments illustrate the variety for the building elevations ultimately envisioned for future
construction on the project site. While the buildings depicted in this exhibit does not pertain to a
specific building it does depict the style and details that are acceptable.
• Building Massing
Mass & Scale
• Varied proportions are encouraged. Elements in facades should be spaced at varying
intervals to create a visual rhythm.
• Each building will incorporate a continuity of mass, scale and architectural features.
• Continuity between pads within the project site will also be maintained.
A limited pallet of architectural elements has been developed that will, through various
combinations and uses, create compositional interest, rhythm, continuity and harmony. This
Washington 111, LTD Page 24
EXHIBIT 13
Washington 111, LTD
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pallet is characterized by: dramatic geometric forms, layered structural expression, and the
integration of contrasting building elements that promote variety as well as enhance the play of
light and shadow on surfaces. Simple masses will be accentuated with deep-set openings,
reveals, inset detailing, and human scale features.
The project creates a hierarchy that addresses center identity at intersections, entrances, and
prominent site locations. Similar building forms enhance internal organization within the
project. Primary entrances are emphasized with increased massing and deep shadows created by
the addition of overhangs and shading structures. Limited individual tenant identity is achieved
with color, awnings, and signage. Project continuity will be maintained through the consistent
use of architectural vocabulary and treatments.
• Roof Lines and Screening Elements
• Appropriate use of flat roof is encouraged while barns, and false roofs should be
avoided.
• Roof pitch may vary between elements of a structure as long as roof slope is screened
from public view and that the screening in incorporated into the building design
• 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 the building
design.
Roofs shall be flat. Building elevations will be varied by the use of multiple parapet heights and
stepped back screening elements. Shadowline reveals and simple trim will be used.
The drive-through canopy will be an extension of adjacent building fagade elements.
• Architectural Features and Details
• All mechanical equipment including fuse boxes, heating and cooling devices and satellite
dishes shall be screened from public view. Screening devices shall utilize the same
materials and colors as the main structure.
• The use of curtain walls is not allowed.
• Exterior walls should emphasize shadow relief using recesses, bays, awnings, and
covered walkways.
• Building entryways should be visually emphasized.
• The use of false fagade treatments should be avoided. 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.
Building emphasis will be on dramatic form and composition. Shadow relief will be emphasized
with deep-set openings, trellis shade devices, awnings, freestanding columns, and varied surface
textures. Walls that provide screening will be varied in height and detailed with relief and inset
Washington 111, LTD Page 25
tile elements. The building forms will be offset against integrated landscaping and boulder
arrangements. Lighting treatments will enhance the nightscape.
All rooftop equipment, electrical equipment, utility meters, service equipment, and trash storage
areas will be appropriately located and screened from view.
Fountains, seating, and public artwork will be integrated into landscaped plaza areas and
building perimeters.
• Walls and Fences
• Walls are encouraged to use materials and colors that match or compliment associated
buildings.
• Walls that create long, unbroken straight lines should be avoided.
• Site and Building Lighting
• 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 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 flush lense and should not exceed a maximum height of 25
feet.
Lighting will be integrated to enhance building design and site amenities. Lighting will adhere
to City of La Quinta Zoning Code Section 9.100.150 Outdoor Lighting. Fully shielded and
appropriately filtered fixtures will be employed. Light fixtures will be of appropriate size and
type so as to be compatible with the building and site architecture.
Parking lot lighting will not create excessive glare or nighttime glow. Pole mounted fixtures will
not exceed a maximum of 25 feet in height (see Exhibit 14).
• Materials and Color
Fagade color and building accent colors comprise a key component of the overall design
approach. Rich saturated colors will be utilized in combination with natural neutral tones to
create variety and interest. Colors and materials will be compatible with and will complement
the local natural landscape.
Restraint will be exercised in the number of colors and materials used from building to building.
Architectural elements will be treated consistently to reinforce architectural hierarchies and
maintain a cohesive overall project appearance.
Washington 111, LTD Page 26
SPECIFIC PLAN Washington Park
EXHIBIT 14
Washington 111, LTD
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Agency approvals. No warranties of guaranties
of any kind are given or implied by the Architect. 74770 Hwy 111, Suite 201
Na Due Beavon D—pt- Indian Wells, CA 92201
Original concept plan prepared try M06
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SPECIFIC PLAN Washington Park
Proposed materials include stained and natural concrete, stained and painted exterior plaster
finish, stone and textured cast stone tiles and panels, wood, aluminum, glass, fabric and
translucent plexiglass.
The following is a conceptual selection of specific colors and materials proposed for the project.
(Manufacturer selections are preliminary.)
PAINT COLORS
Please note selected building colors are conceptual in nature and are intended to show the intent
of the design. Actual colors used may vary and if so, are to be approved by the
Owner/Developer and Director of Community Development.
Building Base/Body Colors
Proposed for major building elements and large wall surfaces. These would also enjoy limited
use as accent colors (Manufacturer selections are preliminary). Actual colors used may vary and
if so, are to be approved by the Owner/Developer and Director of Community Development.
• Sherwin Williams #SW 2228 (Mistletoe)
• Sherwin Williams #SW 2365 (Turtle Creek)
• Sherwin Williams #SW 2369 (Olive Grove)
Building Accent Colors
Proposed for use adjacent to and surrounding tenant window areas and entries, on sign and trellis
structures, tenant entry volumes and other architectural features (Manufacturer selections are
preliminary). Actual colors used may vary and if so, are to be approved by the Owner/Developer
and Director of Community Development.
• Sherwin Williams #SW 2147 (Plum Perfect)
• Sherwin Williams # SW2343 (Grillwork Gold)
• Sherwin Williams #SW2310 (Flora)
• Benjamin Moore #2175-20 (Pilgrimage Foliage)
• Benjamin Moore #2068-20 (Grape Gum)
PROJECT MATERIALS
Please note selected building materials are conceptual in nature and are intended to show the
intent of the design. Actual materials used are to be approved by the Owner/Developer and
Director of Community Development.
Exterior Concrete
Smooth steel trowel finish to be clear sealed, stained or painted.
Exterior Cement Plaster
Trowel finish with light sand or textured finish to be painted.
Washington 111, LTD Page 27
SPECIFIC PLAN Washington Park
Stone Tile
El Dorado Stone: Shadow Rock -Bron or comparable
Wood and Steel Trellis Structures
Fabricated wood frames and supports to be stained. Treated or stained wood rafters to match.
Window and Entrance Systems
Aluminum storefront systems and steel entry systems with true divided lights. Frame color to be
clear anodized or painted with accent color. 1" insulated glass with clear or light tint.
Awnings
Black Sunbrella Fabric (100% Acrylic) with black metal frames (Manufacturer selections are
preliminary).
Clear anodized corrugated metal on wood frame.
Concrete
Integral color to match paint palette
Concrete
Precision cut and split face block. Integral color to match paint palette.
Wood Stain
Frazee: Madera M417 or comparable
C. Sign Program
e
The signage program will be submitted under a separate submission to the PC for review and
approval with individual building signage to be subject to approval by the Director of
Community Development in accordance with the approved signage program.
• Signage should be designed with appropriate scale and proportion and should relate
visually to buildings and surroundings.
• Sign colors, materials, and lighting should be restrained and harmonious with the
building and site to which it principally relates.
• The number of graphic elements on a sign should be limited to the necessary minimum
and should be composed in proportion to the area of the sign face.
• Each sign should be compatible with signs on adjoining premises and should not compete
for attention.
Washington 111, LTD Page 28
VIII. OPERATIONAL GUIDELINES AND MAINTENANCE
A. Transportation Demand Management
City guidelines require the following provisions for transportation demand management:
1. The project shall make provision for bicycle parking in accordance with City Zoning
Code Section 9.150.060.D.3.
2. The project will provide an accessible walkway connection from the bus stop on
Highway 111 to the buffer circulation and then to the site.
3. The project shall identify a transportation demand coordinator to promote tenant and
employee participation in TDM programs, to encourage ride sharing, to promote
mass -transit usage, encourage flexible scheduling, telecommuting, and other TDM
programs as appropriate.
B. Facilities Maintenance
Facilities maintenance will be the responsibility of the project management. Maintenance will be
performed in a clean, safe manner and in accordance with City of La Quinta guidelines.
Maintenance responsibilities for Washington Park will be divided between the property owners'
association and individual property owners. Covenants, conditions, and restrictions (CC&R's)
and/or project rules and regulations will be prepared prior to the first subdivisions within the
project to guarantee maintenance of facilities.
Local Service Drives.
The local service drives within the project will be privately maintained by a property owners'
association. The specific method of maintenance will be defined at the time individual areas are
subdivided and shall be regulated by the CC&R's and/or project rules and regulations. All
private maintenance shall be in accordance with the City standards in effect at the time of
acceptance of improvements.
Open space and Pedestrian Facilities.
Pedestrian facilities constructed, excluding public sidewalks, will be maintained by the property
owners' association. In addition, the association will be responsible for maintaining the parkway
landscaping, median landscaping within the project site, buffer area plantings, and project entry
monumentation. Public sidewalks and medians within the public right-of-way shall be
maintained by the City of La Quinta. CC&R's shall be recorded to guarantee such maintenance.
Drainage Facilities.
Washington 111, LTD Page 29
Drainage facilities on private property in the absence of an easement will be considered to be
private drains. Maintenance of such private drains will be the responsibility of the landowner or
the association charged with the general maintenance of the landscaping and other common
improvements of the area in question.
Water and Sewer.
Water and sewer facilities located on private property in the absence of an easement will be
considered to be private facilities. Maintenance of such private facilities will be the
responsibility of the landowner or the association charged with the general maintenance of the
landscaping and other common improvements of the area in question.
Washington 111, LTD Page 30
ATTACHMENTS
Washington 111, LTD
P.O. Box 1504
78-495 CALLE TAMPICO (760) 777-7000
LA QUINTA, CALIFORNIA 92253 FAX (760) 777-7101
April 16, 2003
Jack Tarr
Jack Tarr Development Company
30240 Rancho Viejo Road, Suite B
San Juan Capistrano, CA 92675
SUBJECT: WASHINGTON PARK SPECIFIC PLAN (SP 1987-011, AMENDMENT NO. 4),
CONDITIONAL USE PERMIT 2002-072, TENTATIVE PARCEL MAP 30903 , SITE
DEVELOPMENT PERMIT 2002-751 WITH CONDITIONS OF APPROVAL AND
ENVIRONMENTAL ASSESSMENT 2002-459
Dear Mr. Tarr:
The La Quinta City Council on December 17, 2002 certified Environmental
Assessment 2002-459 for your project and approved: 1) Washington Park Specific
Plan (SP 1987-011, Amendment No. 4), design guidelines and development standards
for a 488;050 square foot commercial center, 2)a Conditional Use Permit (CUP 2002-
072) to allow an athletic facility use over 5,000 square feet, 3) Tentative Parcel Map
30903, a subdivision of 50.62 Acres into six parcels, and, 4) a Site Development
Permit (SDP 2002-751) allowing construction of five commercial buildings. Attached
is a copy of the Environmental Assessment, Resolutions and Final Conditions of
Approval. This completes the discretionary entitlement process.
Please note that if the conditions require any further review by staff, the Planning
Commission, City Council etc., they will need to be done at the appropriate time.
Should you have any questions regarding the above information, please contact the
undersigned.
Very truly yours,
JERRY HERMAN
COMMUNITY DEVELOPMENT DIRECTOR
FRED BAKER, AICP
Principal Planner
Enclosure: Environmental Assessment, Resolutions and Final Conditions of Approval
C. Project File
AAWashington Park approval Itr.wpd
RESOLUTION NO. 2002-166
A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF
LA QUINTA, CALIFORNIA, CERTIFYING A MITIGATED
NEGATIVE DECLARATION OF ENVIRONMENTAL IMPACT
(EA 2002-459) PREPARED FOR SPECIFIC PLAN 1987-011
AMENDMENT NO. 4, PARCEL MAP 30903, AND
CONDITIONAL USE PERMIT 2002-072
CASE NO.: ENVIRONMENTAL ASSESSMENT 2002-459
APPLICANT: WASHINGTON 111, LTD
WHEREAS, the City Council of the City of La Quinta did on the 17`h day
of December, 2002, hold a duly noticed public hearing to consider a request of
Washington 1 1 1, LTD for approval of development plans including the distribution of
land uses and development standards, for commercial and office uses by means of
Specific Plan (SP) 2002-087-011 Amendment No.4, Conditional Use Permit (CUP)
2002-072), Parcel Map (TPM 30903), and a Site Development Permit (SDP) 2002-
751, collectively "the Project" generally bounded by Highway 111, Avenue 47,
Washington Street and Adams Street, more particularly described as:
A.P.N.'S 643-020-017, 643-020-0.18, 643-020-022, 643-020-023,
and 643-090-016
WHEREAS, the Planning Commission of the City of La Quinta did on the
26`h day of November, 2002, hold a duly noticed public hearing to consider a request
of Washington 1 1 1, LTD for approval of development plans including the distribution
of land uses and development standards, for commercial and office uses by means of
Specific Plan (SP) 2002-087-011 Amendment No.4, Conditional Use Permit (CUP)
2002-072), Parcel Map (TPM 30903), and a Site Development Permit (SDP) 2002-
751, collectively "the Project" generally bounded by Highway 1 1 1, Avenue 47,
Washington Street and Adams Street; and
WHEREAS, an Initial Study and Mitigated Negative Declaration has been
prepared for the Project; and
1 WHEREAS, the City has prepared the Initial Study and Mitigated Negative
Declaration in compliance with CEQA and the State CEQA Guidelines, California Code
of Regulations, Title 14, Section 15000 et. seq., ("CEQA Guidelines"); and
WHEREAS, the City mailed a Notice of Intention to adopt the Mitigated
Negative Declaration in compliance with Pubic Resources Code Section 21092 on
November 15, 2002 to landowners within 500 feet of the Project Site and to all public
entities entitled to notice under CEQA, which notice also included a notice of the
public hearing date for the City Council on December 17, 2002; and
Resolution No. 2002-166
Environmental Assessment 2002-459
Washington 111, LTD
Adopted: December 17, 2002
Page 2
WHEREAS, the City published a Notice of Intention to adopt the Mitigated
Negative Declaration and associated Initial Study in The Desert Sun newspaper on
December 6, 2002, and further caused the notice to be filed with the Riverside County
Clerk in accordance with the CEQA Guidelines; and
WHEREAS, during the comment period, the City received no comment
letters.
NOW THEREFORE, BE IT RESOLVED by the City Council of the City of
La Quinta, California, as follows:
SECTION 1: The above recitations are true and correct and are adopted
as the Findings of the City Council.
SECTION 2: The City Council finds that the Mitigated Negative
Declaration has been prepared and processed in compliance with the State CEQA
Guidelines and the City's implementation procedures. The City Council has
independently reviewed and considered the information contained in the Mitigated
Negative Declaration, and finds that it adequately describes and addresses the
environmental effects of the Project, and that, based upon the Initial Study, the
comments received thereon, and the entire record of proceeding for this Project, there
is no substantial evidence in light of the whole record that there may be significant
adverse environmental effects as a result of the Project. The mitigation measures
identified in the Mitigated Negative Declaration have been incorporated into the Project
and these measures mitigate any potential significant effect to a point where clearly
no significant environmental effects will occur as a result of this Project.
SECTION 3: The Project will not be detrimental to the health, safety, or
general welfare of the community, either indirectly, or directly, in that no significant
unmitigated impacts were identified by Environmental Assessment 2002-459.
SECTION 4: The Project will not have the potential to degrade the quality
of the environment, substantially reduce the habitat of a fish or wildlife population to
drop below self sustaining levels, threaten to eliminate a plant or animal community,
reduce the number, or restrict the range of, rare or endangered plants or animals or
eliminate important examples of the major periods of California history, or prehistory.
SECTION 5: There is no evidence before the City that the Project will
4. +L.n n+nnti7l fnr Mn wrAYerce Pffart nn WilrilifP_ rp-,mimp—q nr the habitat on which
iiave tic pvw,....+.
the wildlife depends.
Resolution No. 2002-166
Environmental Assessment 2002-459
Washington 111, LTD
Adopted: December 17, 2002
Page 3
SECTION 6: The Project does not have the potential to achieve short-
term environmental goals, to the disadvantage of long-term environmental goals, as
no significant effects on environmental factors have been identified by the
Environmental Assessment.
SECTION 7: The Project will not result in impacts which are individually
limited, or cumulatively considerable when considering planned or proposed
development in the immediate vicinity, as development patterns in the area will not be
significantly affected by the Project.
SECTION 8: The Project will not have the environmental effects that will
adversely affect the human population, either directly or indirectly, as no significant
impacts have been identified which would affect human health, risk potential or public
services.
SECTION 9: The City Council has fully considered the proposed Mitigated
Negative Declaration and the comments, if any, received thereon.
SECTION 10: The Mitigated Negative Declaration reflects the
independent judgment and analysis of the City Council.
SECTION 11: The location of the documents which constitute the record
of proceedings upon which the City Council decision is based is the La Quinta City
Hall, Community Development Department, 78-495 Calle Tampico, La Quinta,
California 92253, and the custodian of those records is Jerry Herman, Community
Development Director.
SECTION 12: A Mitigation Monitoring Program (MMP), a copy of which
is attached hereto as Exhibit A, is hereby adopted pursuant to Public Resources Code
§ 21081.6 in order to assure compliance with the mitigation measures during Project
implementation.
SECTION 13: Based upon the Initial Study and the entire record of
proceedings, the Project has no potential for adverse effects on wildlife as that term
is defined in Fish and Game Code § 711.2.
SECTION 14: The City Council has on the basis of substantial evidence,
rebutted the presumption of adverse effect set forth in 14 California Code of
Regulations 753.5(d).
Tine
•�•�•__ wl_- a,,. 11,..1.....+'.,.,ie horol�.rrnr-nrnmentAori
SEC iON! 5: I ne IVilti ated lNegalive vc�.laia ion. is 1166 .+y
for certification.
Resolution No. 2002-166
Environmental Assessment 2002-459
Washington 111, LTD
Adopted: December 17, 2002
Page 4
NOW THEREFORE, BE IT RESOLVED by the City Council of the City of
La Quinta, California, as follows:
1. That the above recitations are true and correct and constitutes the findings of
the City Council for this Environmental Assessment.
2. That it does hereby certify a Mitigated Negative Declaration of environmental
impact for Environmental Assessment 2002-459 for the reasons set forth in this
Resolution and as stated in the Environmental Assessment Checklist and
Addendum, on file in the. Community Development Department and attached
hereto.
PASSED, APPROVED and ADOPTED at a regular meeting of the La Quinta
City Council held on this 17th day of December, 2002, by the following vote, to wit:
AYES: Council Members Henderson, Osborne, Perkins, Sniff, Mayor Adolph
NOES: None
ABSENT: None
ABSTAIN: None LL
DON AJOLPH, Klayor
City of La Quinta, California
ATTEST:
5;)�� 'e2( 'C�
JUN . GREEK, CMC, Ci Clerk
City of La Quinta, California
(CITY SEAL)
Resolution No. 2002-166
Environmental Assessment 2002-459
Washington 111. LTD
Adopted: December 17, 2002
Peg• 5
APPROVED AS TO FORM:
M. KAT ERINE JE City Attorney
'City of La Quinta, California
Environmental Checklist Form
1. Project Title: Specific Plan 1987-011, Amendment No. 4, Conditional
Use Permit 2002-072, Site Development Permit 2002-751,
Tentative Parcel Map 30903
2. Lead Agency Name and Address: City of La Quinta
78-495 Calle Tampico
La Quinta, CA 92253
3. Contact Person and Phone Number: Fred Baker, 760-777-7125
4. Project Location: The south side of Highway 111, between Washington
Street and Adams Street
APN: 643-020-017, 018, 022, 023, 643-090-016
5. Project Sponsor's Name and Address: Washington 111, Ltd.
7825 SE 76th Street
Mercer Island, WA 98040
6. General Plan Designation: Regional Commercial
7. Zoning: Regional Commercial
8. Description of Project: (Describe the whole action involved, including but not limited to
later phases of the project, and any secondary, support, or off-site features necessary for its
implementation. Attach additional sheets if necessary.)
The Specific Plan Amendment.establishes the design standards and guidelines
for a multi -tenant, multi -building commercial center, including a 125,000 square
foot Target store, retail, office and restaurant pads on 65 acres. The site already
includes the Lowe's Hardware building. Total square footage proposed,
including the existing Lowe's building, is 622,540 square feet.
The Conditional Use Permit is required to allow a 25,000 to 35,000 square foot
health club on.the site.
The Parcel Map, will divide 50.2 acres of the site (not including the Lowe's
building) into 6 parcels for conveyance and development.
P:IFREDIW ashingtonParklEAChk Ist459. wpd
t
9. Surrounding Land Uses and Setting: Briefly describe the project's surroundings.
North: Regional Commercial
South: Developing community commercial, Lake La Quinta
West: Simon Motors, Regional Commercial
East: La Quinta Auto Center
10. Other agencies whose approval is required (e.g., permits, financing approval, or
participation agreement.)
Coachella Valley Water District
P:IFREDIW ashingtonPerklEAChkiet459.wpd
2
Environmental Factors Potentially Affected:
The environmental factors checked below would be potentially affected by this project,
involving at least one impact that is a "Potentially Significant Impact" as indicated by
the checklist on the following pages.
Aesthetics
Agriculture Resources
Air Quality
Biological Resources
Cultural Resources
Geology and Soils
Hazards and Hazardous
Materials
Hydrology and Water Quality
Land Use Planning
Mineral Resources
Noise
Population and Housing
Public Services
Recreation
Transportation/ Traffic
Utilities and Service Systems
Mandatory Findings
Determination
(To be completed by the Lead Agency.) On the basis of this initial evaluation:
I find that the proposed project COULD NOT have a significant effect on the environment,
and a NEGATIVE DECLARATION will be prepared
El
I find that although the proposed project could have a significant effect on the environment,
there will not be a significant effect in this case because revisions in the project have been
made by or agreed to by the applicant. A MITIGATED NEGATIVE DECLARATION will
be prepared.
LTJ
I find that the proposed project MAY have a significant effect on the environment, and an
ENVIRONMENTAL IMPACT REPORT is required.
Fol
I find that the proposed project MAY have a "potentially significant impact' or "potentially
significant unless mitigated" on the environment, but at least one effect 1) has been adequately
analyzed in an earlier document pursuant to applicable legal standards, and 2) has been
addressed by mitigation measures based on the earlier analysis as described on attached sheets.
An ENVIRONMENTAL IMPACT REPORT is required, but it must analyze only the effects
that remain to be addressed.
M
I find that although the proposed project could have a significant effect on the environment,
because all potentially significant effects (a) have been analyzed adequately in an earlier EIR
pursuant to applicable standards, and (b) have been avoided or mitigated pursuant to that earlier
EIR, including revisions or mitigation measures that are imposed upon the proposed project,
nothing further is required.
El
Signature ate
P:\FRED\W ashingtonPork\EAChklst469.wpd
Evaluation of Environmental Impacts:
1) A brief explanation is required for all answers except "No Impact" answers that are
adequately supported by the information sources a lead agency cites in the parentheses following
each question. A "No Impact" answer is adequately supported if the reference information sources
show that the impact simply does not apply to projects like the one involved (e.g. the project falls
outside a fault rupture zone). A "No Impact" answer should be explained where it is based on
project -specific factors as well as general standards (e.g. the project will not expose sensitive
receptors to pollutants, based on a project -specific screening analysis).
2) All answers must take account of the whole action involved, including off-site as well
as on- site, cumulative as well as project -level, indirect as well as direct, and construction as well
as operational impacts.
3) "Potentially Significant Impact" is appropriate if there is substantial evidence that an
effect is significant. If there are one or more "Potentially Significant Impact" entries when the
determination is made, an EIR is required.
4) "Negative Declara ion: Potentially Significant Unless Mitigation Incorporated"
applies where the incorporation of mitigation measures has reduced an effect from "Potentially
Significant Impact" to a "Less Significant Impact." The lead agency must describe the mitigation
measures, and briefly explain how they reduce the effect to a less than significant level (mitigation
measures from Section XVIII, "Earlier Analysis," may be cross-referenced).
5) Earlier analysis may be used where, pursuant to the tiering, program EIR, or other
CEQA process, an effect has been adequately analyzed in an earlier EIR or negative declaration.
Section 15063(c)(3)(D). Earlier analysis are discussed in Section XVIII at the end of the checklist.
6) Lead agencies are encouraged to incorporate into the checklist references to
information sources for potential impacts (e.g., general plans, zoning ordinances). Reference to a
previously prepared or outside document should, where appropriate, include a reference to the page
or pages where the statement is substantiated.
7) Supporting Information Sources: A source list should be attached, and other sources
used or individuals contacted should be cited in the discussion.
8) The analysis of each issue should identify:
a) the significance criteria or threshold used to evaluate each question; and
significance b) the mitigation measure identified, if any, to reduce the impact to less than
P:\FRED\WashingtonPark\EAChkist459.wpd
4
L
Issues (and Supporting Information Sources):
Would the proposal result in potential impacts involving:
AESTHETICS: Would the project:
a) Have a substantial adverse effect on a scenic vista? (General Plan
Exhibit 3.6)
b) Damage scenic resources, including, but not limited to, trees, rock
outcroppings, and historic buildings within a state scenic highway?
(Site topography, Slope Study,Figure 54)
c) Substantially degrade the existing visual character or quality of the
site and its surroundings? (Application materials)
d) Create a new source of substantial light or glare which would
adversely affect day or nighttime views in the area? (Application
materials)
II, AGRICULTURAL RESOURCES:. In determining whether impacts
to agricultural resources are significant environmental effects, lead
agencies may refer to the California Agricultural Land Evaluation and
Site Assessment Model prepared by the California Dept. Of
Conservation as an optional model to use in assessing impacts on
agriculture and farmland. Would the project:
a) Convert Prime Farmland, Unique Farmland, or Farmland of
Statewide. Importance (Farmland.) to non-agricultural use? (General
Plan EIR p. 111-21 f)
b) Conflict with existing zoning for agricultural use, or a Williamson
Act contract? (Zoning Map, Property Owner).
c) Involve other changes in the existing environment which, due to
their location or nature, could individually or cumulatively result in
loss of Farmland, to nonagricultural use? (No ag. land in proximity to
project site)
III, AIR QUALITY: Where available, the significance criteria established
by the applicable air quality management or au pollution control
district may be relied upon to make the following determinations.
Would the project:
a) Conflict with or obstruct implementation of the applicable Air
Quality Attainment Plan or Congestion Management Plan?
(SCAQMD CEQA Handbook)
b) Violate any stationary source air quality standard or contribute to an
existing or projected au quality violation? (SCAQMD CEQA
Handbook)
c) Result in a net increase of any criteria pollutant for which the
project region is non -attainment under an applicable federal or state
ambient air quality standard (including releasing emissions which
exceed quantitative thresholds for ozone precursors)? (SCAQMD
CEQA Handbook, 2002 PM10 Plan for the Coachella Valley)
d) Expose. sensitive receptors to substantial pollutant concentrations?
(Project Dcscription, Aerial Photo, site inspection)
P:iFREDIWasNngtonPark\EAChkist4 59.w pd
Potentially
Potentially Significant Len Ttun
Significant Ualeu Significant No
Impact Mitigated impact Impact
X
X
X
X
X
X
e) Create objectionable odors affecting a substantial number of
people? (Project Description, Aerial Photo, site inspection)
IV. BIOLOGICAL RESOURCES: Would the project:
a) Have a substantial adverse impact, either directly or through habitat
modifications, on any specics identified as a candidate, sensitive, or
special status species in local or regional plans, policies, or
regulations, or by the California Department of Fish and Game or U.S.
Fish and Wildlife Service? ("Biological Resources Assessment..."
Thomas Olsen Associates, August, 2002)
b) Have a substantial adverse impact on any riparian habitat or other
sensitive natural community identified in local or regional plans,
policies, regulations or by the California Department of Fish and
Game or US Fish and Wildlife Service? ("Biological Resources
Assessment..." Thomas Olsen Associates, August, 2002)
c) Adversely impact federally protected wetlands (including, but not
limited to, marsh, vernal pool, coastal, etc.) Either individually or in
combination with the known or probable impacts of other activities
through direct removal, filling, hydrological interruption, or other
means? ("Biological Resources Assessment..." Thomas Olsen
Associates, August, 2002)
d) Interferesubstantially with the movement of any resident or
migratory fish or wildlife species or with established resident or
migratory wildlife corridors, or impede the.use of wildlife nursery
sites? ("Biological Resources Assessment..." Thomas Olsen
Associates, August, 2002)
e) Conflict with any local policies or ordinances protecting biological
resources such as a tree preservation policy or ordinance? ("Biological
Resources Assessment..." Thomas Olsen Associates, August, 2002)
f) Conflict with the provisions of an adopted Habitat Conservation
Plan, Natural Conservation Community Plan, or other approved local,
regional, or state habitat conservation plan? (`Biological Resources
Assessment..." Thomas Olsen Associates, August, 2002)
V. CULTURAL RESOURCES: Would the project:
X
X
X
X
X
X
a) Cause a substantial adverse change in the significance of a historical
resource which is either listed or eligible for listing on the National
Register of Historic Places, the California Register of Historic
Resources, or a local register of historic resources? ("Historical/
Archaeological Resources Survey..." CRM Tech, August 2002)
b) Cause a substantial adverse change in the significance of a unique
archaeological resources (i.e., an artifact, object, or site about which it
can be clearly demonstrated that, without merely adding to the current
body of knowledge, there is a high probability that it contains
information needed to answer important scientific research Questions,
has a special and particular quality such as being the oldest or best
available example of its type, or is directly associated with a
scientifically recognized important prehistoric or historic event or
person)? ("Archaeological Testing and Mitigation..." CRM Tech,
October 2002)
c) Disturb or destroy a unique paleontological resource or site?
(Master Environmental Assessment Exhibit 5.9)
P:\FRED\ W ashingtonPark%EAChklst459. wpd
d) Disturb any human remains, including those interred outside of X
formal cemeteries? ("Historical/ Archaeological Resources Survey..."
CRM Tech, August 2002)
VI. GEOLOGY AND SOIIS: Would the project:
a) Expose people or structures to potential substantial adverse effects,
including the risk of loss, injury, or death involving:
Q Rupture of a known earthquake fault, as delineated on the most
recent Alquist-Priolo Earthquake Fault Zoning Map issued by the State
Geologist for the area or based on other substantial evidence of a X
known fault? (MEA Exhibit 6.2)
7 -
ii) Strong seismic ground shaking? (MEA Exhibit 6.2) X
iii) Seismic -related ground failure, including liquefaction? (General X
Plan Exhibit 8.2)
iv) Landslides? (General Plan Exhibit 8.3) X
b) Result in substantial soil erosion or the loss of topsoil? (General
Plan Exhibit 8.4) X
c) Be located on a geological unit or soil that is unstable, or that would
become unstable as a result of the project, and potentially result in on- X
or off-site landslides, lateral spreading, subsidence, liquefaction or
collapse? (General Plan Exhibit 8.1)
d) Be located on expansive soil, as defined in Table 18-1-B of the
Uniform Building Code (1994), creating substantial risks to life or X
property? (General Plan Exhibit 8.1)
e) Have soils incapable of adequately supporting the use of septic
tanks or alternative waste water disposal system where sewers are not
available for the disposal of waste water? (General Plan Exhibit 8.1) X
VII. HAZARDS AND HAZARDOUS MATERIALS: Would the
project:
a) Create a significant hazard to the public or the environment through
the routine transport, use, or disposal of hazardous materials? ("Phase
I Environmental Site Assessment' Sladden Engineering, August 2002)
b) Create a significant hazard to the public or the environment through
reasonably foreseeable upset and accident conditions involving the
likely release of hazardous materials into the environment? ("Phase I
Environmental Site Assessment' Sladden Engineering, August 2002)
c) Reasonably be anticipated to emit hazardous materials, substances,
or waste within one-quarter mile of an existing or proposed school?
(Application materials)
d) Is the project located on a site which is included on a list of
hazardous materials sites complied pursuant to Government Code
Section 65962.5 and, as a result, would it create a significant hazard to
the public or the environment? ("Phase I Environmental Site
Assessment' Sladden Engineering, August 2002)
P:IFREDIW ashingtonParklEAChklst459. wpd
F!
X
e) For a project located within an airport land use plan or, where such
a plan has not been adopted, within two miles of a public airport or
public use airport, would the project result in a safety hazard for
people residing or working in the project area? (General Plan land use
map)
f) For a project within the vicinity of a private airstrip; would the
project result in a safety hazard for people residing or working in the
project area? (General Plan land use map)
Z) Impair implementation of or physically interfere with an adopted
emergency response plan or emergency evacuation plan? (General
Plan MEA P. 95 ff)
h) Expose people or structures to the risk of loss, injury or death
involving wildlands fires, including where wildlands are adjacent to
urbanized areas or where residences are intermixed with wildlands?
(General Plan land use map)
VIII. HYDROLOGY AND WATER QUALITY: Would the project:
a) Violate Regional Water Quality Control Board water quality
standards or waste discharge requirements? ("Preliminary Hydrology
Report" Pardue, Cornwell & Associates, October, 2002)
b) Substantially deplete groundwater supplies or interfere substantially
with groundwater recharge such that there would be a net deficit in
aquifer volume or a lowering of the local groundwater table level (i.e.,
the production rate of pre-existing nearby wells would drop to a level
which would not support existing land uses or planned uses for which
permits have been granted? (General Plan EIR p. III -87 ff.)
c) Substantially alter the existing drainage pattern of the site or area,
I
ncluding through the alteration of the course of stream or river, in a
manner which would result in substantial erosion or siltation on- or
off-site? ("Preliminary Hydrology Report" Pardue, Cornwell &
Associates, October, 2002)
d) Substantially alter the existing drainage pattern of the site or area,
including through the alteration of the course of a stream or river, or
substantially increase the rate or amount of surface runoff in a manner
which would result in flooding on- or off-site? ("Preliminary
Hydrology Report" Pardue, Cornwell & Associates, October, 2002)
e) Create or contribute runoff water which would exceed the capacity
of existing or planned stormwater drainage systems to control?
("Preliminary Hydrology Report" Pardue, Cornwell & Associates,
October, 2002)
f) Place housing within a 100 -year floodplain, as mapped on a federal
Flood Hazard Boundary or Flood Insurance Rate Map or other flood
hazard delineation map? (Master Environmental Assessment Exhibit
6.6)
g) Place within a 100 -year floodplain structures which would impede or
redirect flood flows? (Master Environmental Assessment Exhibit 6.6)
M
X
IX. LAND USE AND PLANNING: Would the project:
a) Physically divide an established community? (Project Description) X
P:IFREDIW ashinytonParklEAChklst45 9. wpd
b) Conflict with any applicable land use plan, policy, or regulation of
an agency with jurisdiction over the project (including, but not limited
to the general plan, specific plan, local coastal programs or zoning
ordinance) adopted for the purposes of avoiding or mitigating an
environmental effect? (General Plan p. 18 ff.)
c) Conflict with any applicable habitat conservation plan or natural
communities conservation plan? (Master Environmental Assessment p.
74 ff.)
X. MINERAL RESOURCES: Would the project:
a) Result in the loss of availability of a known mineral resource
classified MRZ-2 by the State Geologist that would be of value to the
region and the residents of the state? (Master Environmental
Assessment p. 71 ff.)
b) Result in the loss of availability of a locally -important mineral
resource recovery site delineated on a local general plan, specific plan
or other land use plan? (Master Environmental Assessment p. 71 ff.)
XI. NOISE: Would the project result in:
a) Exposure of persons to, or generation of noise levels in excess of
standards established in the local general plan or noise ordinance, or
applicable standards of other agencies? (General Plan p. 95)
b) Exposure of persons to or generation of excessive groundborne
vibration or groundborne noise levels? (Residential project — no
ground borne vibration)
c) A substantial temporary or periodic increase in ambient noise levels
in the project vicinity above levels existing without the project?
(General Plan EIR, P. I11-144 f)
d) For a project located within an airport land use plan or, where such
a plan has not been adopted, within two miles of a public airport or
public use airport, would the project expose people residing or
working in the project area to excessive noise levels? (General Plan
land use map)
e) For a project within the vicinity of a private airstrip, would the
project expose people residing or working in the project area to
excessive levels? (General Plan land use map)
XII. POPULATION AND HOUSING: Would the project:
a) Induce substantial population growth in an area, either directly (for
example, by proposing new homes and businesses) or indirectly (for
example, through extension of roads or other infrastructure)? (General
Plan, p. 9 ff., application materials)
b) Displace substantial numbers of existing housing, necessitating the
construction of replacement housing elsewhere?. (Application
Materials)
P:\FRED\WasNngtonParkkEAChkist459.wpd
91
X
X
X
X
X
X
X
X
X
X
X
X
c) Displace substantial numbers of people, necessitating the
construction of replacement housing elsewhere? (Application
Materials)
XIII. PUBLIC SERVICES
a) Would the project result in substantial adverse physical impacts
associated with the provision of new or physically altered
governmental facilities, need for new or physically altered
governmental facilities, the construction of which could cause
significant environmental impacts, in order to maintain acceptable
service ratios, response times or other performance objectives for any
of the public services:
Fire protection? (General Plan MEA, p. 57)
Police protection? (General Plan MEA, p. 57)
Schools? (General Plan MEA, p. 52 ff.)
Parks? (General Plan; Recreation and Parks Master Plan)
Other public facilities? (General Plan MEA, p. 46 ff.)
XIV. RECREATION:
a) Would the project increase the use of existing neighborhood and
regional parks or other recreational facilities such that substantial
physical deterioration of the facility would occur or be accelerated?
(Application Materials)
b) Does the project include recreational facilities or require the
construction or expansion of recreational facilities which might have
an adverse physical effect on the environment? (Application
Materials)
XV. TRANSPORTATION/TRAMC: Would the project:
a) Cause an increase in traffic which is substantial in relation to the
existing traffic load and capacity of the street system.(i.e., result in a
substantial increase in either the number of vehicle trips, the volume to
capacity natio on roads, or congestion at intersections)? ("Traffic
Impact Analysis" Urban Crossroads, October, 2002)
b) Exceed, either individually or cumulatively, a level of service
standard established by the county congestion management agency for
designated roads or highways? ("Traffic Impact Analysis" Urban
Crossroads, October, 2002)
c) Result in a change in air traffic patterns, including either an increase
in traffic levels or a change in location that results in substantial safety
risks? (No air traffic involved in project)
d) Substantially increase hazards to a design feature (e.g., sharp curves
or dangerous intersections) or incompatible uses (e.g., farm
equipment)? ("Traffic Impact Analysis" Urban Crossroads, October,
2002)
P:IFRED\W ashingtonParklEAChklst459. wpd
10
irl
X
E4
94
X
e) Result in inadequate emergency access? (Tentative Parcel Map
30903)
f) Result in inadequate parking capacity? (Tentative Parcel Map
30903)
g) Conflict with adopted policies supporting alternative transportation
(e.g., bus turnouts, bicycle racks)? ("Traffic Impact Analysis" Urban
Crossroads, October, 2002)
XVI. UTILITIES AND SERVICE SYSTEMS: Would the project:
a) Exceed wastewater treatment requirements of the applicable
Regional Water Quality Control Board? (General Plan MEA, p. 58 ff.)
b) Require or result in the construction of new water or wastewater
treatment facilities or expansion of existing facilities, the construction
of which could cause significant environmental effects? (General Plan
MEA, p. 58 ff.)
c) Require or result in the construction of new storm water drainage
facilities or expansion of existing facilities, the construction of which
could cause significant environmental effects? (General Plan MEA, p.
58 ff.)
d) Are sufficient water supplies available to serve the project from
existing entitlements and resources, or are new or expanded
entitlements needed? (General Plan MEA, p. 58 ff.)
e) Has the wastewater treatment provider which serves or may serve
the project determined that it has adequate capacity to serve the
project's projected demand in addition to the provider's existing
commitments? (General Plan MEA, p: 58 ff.)
f) Is the project served by a landfill with sufficient permitted capacity
to accommodate the project's solid waste disposal needs? (General
Plan MEA, p. 58 ff.)
XVII. MANDATORY FINDINGS OF SIGNIFICANCE:
a) Does the project have the potential to degrade the quality of the
environment, substantially reduce the habitat of a fish or wildlife
species, cause a fish or wildlife population to drop below self-
sustaining levels, threaten to eliminate a plant or animal community,
reduce the number or restrict the range of a rare or endangered plant or
animal or eliminate important examples of the major periods of
California history or prehistory?
b) Does the project have the potential to achieve short-term, to the
disadvantaSe of long-term, environmental goals?
c) Does the project have impacts that are individually limited, but
cumulatively considerable? ("Cumulatively considerable" means that
the incremental effects of a project are considerable when viewed in
connection with the effects of past projects, the effects of other current
project, and the effects of probable future projects)?
P:\FRED\Wa3hingtonPark\EAChkist459.wpd
11
X
X
X
X
X
X
X
X
X
X
X
X
d) Does the project have environmental effects which will cause
substantial adverse effects on human beings, either directly or X
indirectly?
XVIII. EARLIER ANALYSIS.
Earlier analysis may be used where, pursuant to the tiering, program EIR, or other CEQA process, one or more effects
have been adequately analyzed in an earlier EIR or negative declaration. Section 15063(c)(3)(D). In this case a
discussion should identify the following on attached sheets.
a) Earlier analysis used. Identify earlier analysis and state where they are available for review.
None
b) Impacts adequately addressed. Identify which effects from the above checklist were within the scope of and
adequately analyzed in an earlier document pursuant to applicable legal standards, and state whether such effects were
addressed by mitigation measures based on the earlier analysis.
Not applicable.
c) Mitigation measures. For effects that are "Less than Significant with Mitigation Incorporated," describe the
mitigation measures which were incorporated or refined from the earlier document and the extent to which they address
site-specific conditions for the project.
See attached Addendum.
SOURCES:
Master Environmental Assessment, City of La Quinta General Plan 2002.
General Plan, City of La Quinta, 2002.
General Plan EIR, City of La Quinta, 2002.
SCAQMD CEQA Handbook.
City of La Quinta Municipal Code
"Results of Phase I Environmental Site Assessment Target Store..." prepared by Sladden Engineering, August,
2002.
"Preliminary Hydrology Report for Concept Grading Plan," prepared by Pardue, Cornwell & Associates,
October, 2002.
"Historical/Archaeological Resources Survey Report...," prepared by CRM Tech, August, 2002.
"Archaeological Testing and Mitigation at a Portion of Site CA-RIV-150," prepared by CRM Tech, October,
2002.
"Biological Resources Assessment & Flat -Tailed homed Lizard Focused Study..." prepared by Thomas Olsen
Associates, August, 2002.
P:\fRED\W ashingtonPark\EAChklst4 F 9. wpd
12
Addendum for Environmental Assessment 2002-459
I. a), b) & c)
The proposed project is located within a General Plan Image Corridor on both
Washington Street and Highway 111. The site is located in the center of the
City's Regional Commercial land use district, and is surrounded by commercial
development. The project proponent is requesting a height of 26 feet for a
building within 150 of the right of way in the Specific Plan application. The
building will not be excessive in height (only 4 feet above the stated maximum).
The Specific Plan has been designed to provide visual relief by staggering
building sites within the frontage on both Washington and Highway 111, and
providing enhanced landscaping and building architecture. The project will
reflect the high quality development which the General Plan encourages on both
Washington and Highway 111. No scenic landmarks occur at or near the site.
I. d) The project will. generate light from parking lot lighting. The City's dark sky
ordinance will be applied to all lighting plans submitted for the proposed project
site. These requirements do not allow lighting to spill over to other properties,
which will mitigate the potential impacts associated with the project. The
potential impacts associated with light and glare are not expected to be
significant.
II. a) -c)
The proposed project site is neither in a prime agricultural area, nor subject to
Williamson Act contracts.
III. a), b) & c)
The primary source of air pollution in the City is the automobile. The Specific
Plan Amendment, Site Development Permit, Conditional Use Permit and
Tentative Parcel Map will result in the construction of 622,540 square feet of
retail and office space, which will generate 10,904 trips at buildout'. Based on
this trip generation, the proposed project will generate the following pollutants.
Running Exhaust Emissions
(pounds/day)
PM10 PM10 PM10
co ROC NOx Exhaust Brakes Tires
50 mph 450.6 17.33 92.43 -- 1.93 1.93
Daily Threshold'
550 75 100 150
"City of La Quinta Target Development Traffic Impact Analysis," prepared by urban Crossroads, October,
2002.
P:\FREDkWasNngtonPark%Addendum459. wpd
Based on 10,904 trips/day and average trip length of 8 miles, using EMFAC7G
Model provided by California Air Resources Board. Assumes catalytic light autos
at 75 OF, year 2005. • Operational thresholds provided by SCAQMD for assistance
in determining the significance of a project and the need for an EIR.
The proposed project will not exceed any threshold for the generation of moving
emissions, as established by the South Coast Air Quality Management District
in determining the need for an EIR. The impacts to air quality relating to
chemical pollution are not expected to be significant.
The proposed project will also result in stationary source air quality emissions,
from the power generated for cornmercial facilities at natural gas and electric
generating facilities. The potential impacts of the 622,540 square feet of retail
space is estimated in the two tables below.
Emissions Associated with Natural Gas Consumption
for Commercial Development at Project Buildout
(Lbs. per l0 ` Cu.Ft.)
Estimated Total Monthly Natural Gas Us_,ge_ 1,805,366 cf/month
Carbon Nitrogen Sulfur Reactive
Pollutants Monoxide Oxides Oxides Particulates Organic Gases
1.8 1.8 1.8 1.8 1.8
Factor 20 120 negligible 0.2 5.3
Lbs./Month 36.1 216.6 negligible 0.4 9,.6
Based on cf/square foot usage and emissions factors provided in Tables A9 -12-A and A9 -12-B, "CEQA Air Quality
Handbook," prcparcd by South Coast Air Quality Management District, April 1993.
Power Plant Emission Projections
for Commercial Development at Project Buildout
(Lbs. per 1,000 kwh)
Estimated Total Annual Electric Usage: 81435,417 kwh,lyear
Carbon Nitrogen Sulfur Reactive
Pollutants Monoxide Oxides Oxides Particulates Organic Gases
8.435 8,435 8,435 8,435 8,435
Factor 0.2 115 0.12 0.04 0.01
Lbs./Year 1,687.1 9,700.7 1,012.3 337.4 84.4
Based on kwh/square foot usage and emissions factors provided in Tables A9 -11-A and Table A9 -11-B, "CEQA Air
Quality Handbook," prepared by South Coast Air Quality Management District, April 1993. Assumes continued
availability of natural gas in power plants and an average contribution from hydro -electric sources. Represents total
pounds emitted per year by all commercial development at buildout.
Based on these estimated impacts, the project will have ,the following
cumulative air quality impacts. It is important to note that the potential impacts
associated with power plant consumption are likely to occur outside the
Coachella Valley, and will therefore not have a significant impact on the local
or regional air quality.
P:\FRED%WashinptonPark Wddendum469. wpd
Anticipated Cumulative Daily Project -Related Emissions
Associated with Buildout of the Proposed General Plan
{pounds per daY) -
Total
SCAQMD
Stationary Moving Source Anticipated
Threshold
Source Emissions Emissions Emissions
Criteria*
Power Nat.Gas Vehicles Total lbs.
Total lbs.
Plants Consumption at 50 mph Per day
Y450.6
Per day
_
Carbon Monoxide 4.6 1.2 456.43
550.00
Nitrogen Oxides 26.6 7.22 92.43 126.23
100.00
Sulfur Oxides 2.8 2.77
150.00
Particulates 0.9 0.01 3.86 4.80
150.00
ROCS . 0.2 2.81 17.33 20.37
75.00
• Threshold criteria offered by the South Coast Air Quality Management District for assistance in determining the
significance of air quality impacts. Source: "CEQA Air Quality Handbook," prepared by South Coast Air Quality
Management District, April 1993.
The proposed project is expected to exceed thresholds for only nitrogen oxides
at buildout. This excedance will not occur within one air basin, since the power
plant emissions will occur elsewhere. The project site was analysed within the
context of the General Plan EIR in 2002, and falls within the analysis included
in that document. At the time of adoption of the General Plan, the City found
that although air quality impacts associated with buildout of the General Plan
Land Use map was significant, a Statement of Overriding considerations was
adopted, affirming that although the impacts associated with air quality were
significant, the benefit associated with buildout of the General Plan outweighed
the potential impacts. In order to help to reduce impacts associated with
buildout of the proposed project, the following mitigation measure shall be
implemented.
1. Any employer on the project site who has 100 or more total employees,
regardless of shift, shall submit to the Community Development
Department for review and approval, a Transportation Demand
Management Plan, which includes incentives for carpooling and use of
transit, such as preferred and shaded parking spaces for van and car
pools, discounted bus passes, and bike racks for employees. The Plan
shall include a description of the employee education program to be
implemented. The Plan shall be implemented immediately upon
occupancy of any building by any employer of 100 employees or more.
III. c) & d) The construction of the proposed project will generate dust, which could
impact residents both on and off site. The Coachella Valley is a severe
non -attainment area for PM10 (particulate matter of 10 microns or
smaller).
The proposed project would result in the disturbance of up to 65 acres of land,
and the movement of 477,000 cubic yards of dirt on the site. Cut and fill is
P:\fFiE0\WashingtonPark\Addendum459.wpd 3
expected to be balanced. This has the potential to generate the following
amount of fugitive dust.
Calculations of Fugitive Dust Potential
Total Acres to be Factor Total Potential Dust
Disturbed at Buildout* (lbs./day/acre) Generation (lbs./day)
65 26.4" 1716
ourcc: R e h - , ua ity nu oo prepared y ou oast u na
April 1993. t3' Management District,
The Valley has recently adopted stricter measures for the control of PM 10.
These measures will be integrated into conditions of approval for the proposed
project. These include the following control measures.
CONTROL
MEASURE TITLE & CONTROL METHOD
BCM -1 Further Control of Emissions from Construction Activities: Watering,
chemical stabilization, wind fencing, revegetation, track -out control
BCM -2 Disturbed Vacant Lands: Chemical stabilization, wind fencing, access
restriction, revegetation
BCM -3 Unpaved Roads and Unpaved Parking Lots: Paving, chemical
stabilization, access restriction, revegetation
BCM4 Paved Road Dust: Minimal track -out, stabilization of unpaved road
shoulders; clean streets maintenance
The contractors of all buildings on the site will be required to submit a PM10 Management Plan
prior to initiation of any earth moving activity. In addition, the potential impacts associated with
PM10 can be mitigated by the measures below.
1. Construction equipment shall be properly maintained and serviced to minimize
exhaust emissions.
2. Existing power sources should be utilized where feasible via temporary power poles
to avoid on-site power generation.
3. Construction personnel shall be informed of ride sharing and transit opportunities.
4. Cut and fill quantities will be balanced on site.
5. Any portion of the site to be graded shall be pre -watered to a depth of three feet prior
to the onset of grading activities.
6. Watering of the site or other soil stabilization method shall be employed on an on-
going basis after the initiation of any grading activity on the site. Portions of the site
that are actively being graded shall be watered regularly to ensure that a crust is
formed on the ground surface, and shall be watered at the end of each work day.
7. Landscaped areas shall be installed as soon as possible to reduce the potential for
P:\FRED%WeshingtonPRrk%Addendum459.wpd 4
wind erosion. Slope stabilizing landscaping shall be installed immediately upon
completion of grading of said slopes.
8. SCAQMD Rule 403 shall be adhered to, insuring the clean up of construction -related
dirt on approach routes to the site.
9. All grading activities shall be suspended during first and second stage ozone episodes
or when winds exceed 25 miles per hour.
10. An air quality monitor shall be on site during all grading and earth moving activities.
The monitor shall be empowered to employ all necessary l3CMs to lower the amount
of dust generated on the project site.
11: The project proponent shall submit the PM 10 Management Plan to the South Coast
Air Quality Management District for review prior to issuance of grading permits.
12. The project proponent shall conform to the notification standards included in the
2002 SIP for PM 10 in the Coachella Valley.
III. e) The construction of the proposed project will not generate any objectionable odors.
a) -f)
A biological resource analysis was prepared for the proposed projecf. The survey found that
the project site is suitable habitat for a number of species, but only Palm Springs ground
Squirrel was identified. The project site is also potential habitat for both the Coachella Valley
milk vetch and the Giant sand treader cricket. In addition, 5 acres of mesquite hummocks are
currently located on the site. This plant community can support all the sensitive species
potentially or actually located on the project site. The City has instituted a mitigation
measure for the impacts associated with disturbance of mesquite hummocks, which will
apply to the project site. In addition, the proposed project occurs within the boundaries of the
Coachella Valley fringe -toed lizard HCP, and will be subject to the fm.requirements
associated with this document. In order to assure that impacts to biological resources are
reduced to a less than significant level, the following mitigation measures shall be
implemented.
1. Prior to construction or site preparation activities, the project developer shall enter
into a Memorandum of Understanding (MOU) with CDFG and an appropriate non-
profit organization whose purpose is to acquire and manage land for the purpose of
protecting special status plants and wildlife. This MOU shall provide the
organization chosen the financial resources necessaryto purchase and manage 10
acres of mesquite hummock habitat in the Willow Hole area.
2. The project proponent shall pay the required fee under the Coachella Valley fringe -
toed lizard HCP prior to the issuance of grading permits for any portion of the site.
"Biological Resources Assessment and Flat -Tailed Horned Lizard Focused Study...," prepared by Thomas
Olsen Associates, August, 2002.
P:\FRED1WashinptonPark W dde nd um459.wpd
V. a) -d)
Phase I and Il cultural resources smeys were completed for the proposed projece. The
Phase I survey identified potentially significant resources on the site, which were.
investigated as part of the testing program. The testing program identified materials which
are being investigated in the laboratory, and curated according to City and professional
standards. The studies made recommendations for mitigation measures which were
confirmed by the Historic Preservation Commission, as follows:
1. An archaeologist shall be present on and off site during all grubbing and earth
moving activities. The archaeologist shall be required to submit to the Community
Development Department, for review and approval, a written report on all activities
on the site prior to occupancy of the first building on the site.
2. The final report documenting ithe results of the artifact analysis and overall
interpretation of the locus shall be submitted to Community Development
Department for approval by the historical Preservation Commission prior to issuance
of the first occupancy permit for the project.
VI. a) i) -iv)
The project site lies in a Zone IV groundshaking zone. The site is not located within an
Alquist Priolo Study Zone. The property, as with the rest of the City, will be subject to
significant ground movement in the event of a major earthquake. Structures on the site will
be required to meet the City's and the State's standards for construction, which include
Uniform Building Code requirements for seismic zones. These requirement will ensure that
impacts from ground shaking are reduced to a less than significant level. The site is not in
an area subject to liquefaction or landslides
VI. b) The site is located in a severe blowsand hazard area, and will therefore be subject to
significant soil erosion from wind. The project proponent will be required to Implement the
mitigation measures listed under air quality, above, to guard against soil erosion due to wind.
These mitigation measures will lower the potential impacts associated with wind erosion to
a less than significant level.
VI. c) -e)
The soils on the site are not expansive, and will support the development proposed by the
project proponent. The project proponent will be required to submit a site-specific
geotechnical study at the time of building permit issuance to assure that all building
techniques employed on the site result in safe structures. These standards will lower the
potential impacts to a less than significant level.
VII. a) -h)
A Phase I Environmental Site Assessment was prepared for the proposed project. The
"Historical/Archaeological Resources Survey..."' and Archaeological Testing and Mitigation at a Portion
of Site CA-RIV-150..." prepared by CRM Tech, August and October, 2002.
4 "Phase I Environmental Site Assessment..." prepared by Sladden Engineering, August, 2002.
P:1FHED\WashingtonParkV►ddendum459.wpd 6
investigation found that the site was not affected by use or storage of hazardous substances.
For any commercial use which uses or stores hazardous materials at project buildout, fire
department and health department standards shall apply which are designed to mitigate the
potential impacts associated with such use or storage. The impacts associated with hazardous
materials are expected to be less than significant.
VIII. a), c),d) & e)
The proposed project will be responsible for the drainage of on and off site flows. A
preliminary hydrology study has been prepared for the project sites The preliminary
hydrology study prepared for the proposed project is still under review by the City Engineer,
and will be modified to conform to the City's standards for on-site retention. In order to
assure that this is the case, the following mitigation measure shall be implemented:
1. The project proponent shall secure approval from the City Engineer of the hydrology
study for the project site prior to the issuance of any grading permit.
VIII. b)
The Coachella Valley Water District provides domestic water to the subject property. The
retail development on the project site will be required to implement the City's standards for
water conserving plumbing fixtures and on-site retention, which both aid in reducing the
potential impacts to groundwater. The proposed project will also meet the requirements of
the City's water -conserving landscaping ordinance. These standards will reduce potential
-- impacts to a less than significant level.
IX. a) -c)
The project site is currently vacant, and will be developed for its General Flan designation.
of Regional Commercial. The project is consistent with the General Plan and Zoning
designations for the project site. The project will not divide an existing community, or
conflict with a land use plan or with a habitat or natural community conservation plan.
X.a) & b)
The ploject site occurs outside the MRZ-2 Zone, and is not expected to contain resources.
XI. a) The project site is located in an area of the City subject to high traffic noise levels. The
project will develop as retail commercial development, which is not a sensitive receptor. The
closest sensitive receptors are located to the south of the project site, in the Lake La Quinta
project site. The project site plan includes parkway landscaping and parking lot setbacks
which will increase the separation between the commercial land use and the residential units
to the south_ The impacts associated with operational noise are not expected to be significant.
M. c) The construction of the project will generate noise from construction equipment and
activities. Existing homes occur to the south of the site. Homes are considered sensitive
receptors to noise, and the construction at the site could have a short tern negative impact.
In order to reduce these potential impacts, the following mitigation measures shall be
implemented:
"Preliminary Hydrology Study," prepared by Pardue, Cornwell & Associates, October, 2002:
P:IFRED%WashingtonPork\Addendum4 5 9.wpd
1. All internal combustion equipment operating within 500 feet of any occupied
residential unit shall be fitted with properly operating mufflers and air intake
silencers.
2. All stationary construction equipment (e.g. generators and compressors) shall be
located in the northwestern half of the site, as far away from existing homes as
possible.
3. Construction activities shall be limited to the hours prescribed in the La Quinta
Municipal Code.
Xi. d) & e)
The project site is not within the vicinity of an airport or airstrip.
XII. arc)
The project site is currently vacant, and will result in the construction of commercial
development. No impacts to population and housing are expected.
XIII. a)
Buildout of the site will have a less than significant impact on public services. The proposed -
project will be served by the County Sheriff and Fire Department, under City contract.
Buildout of the proposed project will generate property and sales tax which.will offset the
costs of added police and fire services.
The commercial development will be required to pay the state -mandated school fees to
mitigate potential impacts to schools.
To offset.the potential impacts on City traffic systems, the project or its components will be
required to participate in the City's Impact Fee Program.
Site development is not expected to have a significant impact on municipal services or
facilities.
XIV. a) & b)
The construction of commercial development will not impact recreational services. The
generation of property and sales tax, and the General Plan policies in place to ensure that
standards for parkland acquisition are followed by the City as development occurs, will
mitigate potential impacts to these facilities to a less than significant level.
XV. a) & b)
A traffic impact report was prepared for the proposed projects. The study found that the
proposed project will generate 14,539 trips per day, but that 25% of these trips will be pass -
by trips which would otherwise occur were the project not constructed. The study further
found that traffic signal warrants exist at Adams and 47th Street, and that modification of the
traffic signal operation at Washington and Highway 111 to provide a right turn overlap phase
"City of La Quinta Target Development Traffic Impact Analysis," prepared by Urban Crossroads,
October, 2002.
P:IFRED\WasNngtonPark\Addendum459. wpd
is required without the project. With -the project, several improvements are required to
mitigate the potential impacts associated with the buildout of the project. These mitigation
measures are: .
1. Construct Washington Street from Simon Drive to Avenue 47 at its ultimate half -
section width as an augmented major arterial in conjunction with the development.
2. Construct Adams Street from Highway 111 to Avenue 47 at its ultimate half_ -section
width as a secondary arterial in conjunction with the development.
3. Construct Highway 111 from Simon Drive to Adams Street at its ultimate half -
section width as a special class of major arterial with a right-of-way requirement of
172 feet established by Caltrans.
4. Construct Avenue 47 from Washington Street to Adams Street at its ultimate half -
section width as a collector in conjunction with development.
5. Project driveways #1 and #4 shall be restricted to right turns only.
6. Project driveways #5 and #6 shall be full access driveways.
7. Project driveway #2 shall be restricted to right tum inhighttuin out/left turn in.
8. Construct a 150 foot left turn in pocket for driveway #2 on Washington Street.
9. All improvements shall be completed in conformance to exhibit 7-A of the October
2002 Traffic Impact Analysis.
With the implementation of these mitigation measures, the impacts associated with traffic
generated at the site will be reduced to a less than significant level.
XV. c) -g)
The project will not impact air pattems. Tlh[e design of the site does not create any hazardous
design features. The Specific Plan and site plan include parking requirements generally in
conformance to the City's standards. The site plan provides for a number of emergency
access points. Alternative transportation in the form of bus stops will be implemented
throughout the area based on General Plan policies and programs.
XVI. a) -f)
Utilities are available at the project site. The project developer will be required to pay
connection and service fees for each of the utilities, which are designed to incorporate future
needs and facilities. These fees will eliminate the potential impacts associated with utilities
at the site.
P:\FRED%WsshingtonPerkWddendum459.wpd 9
CITY OF LA QUINTA
MONITORING PROGRAM FOR CEQA COMPLIANCE
DATE: November 21, 2002 ASSESSORS PARCEL NO.: 643-020-017, 018, 022, 023, 643-090-016
CASE NO.: Specific Plan 1987-011, PROJECT LOCATION: The south side of Highway 111, between Washington Street
Amendment No. 4, Conditional and Adams Street
Use Permit 2002-072, Site
Development Permit 2002-751,
Tentative Parcel Map 30903
EVER NO: 2002-459
APPLICANT: Washington 111, Ltd.
APPROVAL DATE: In Process
THE FOLLOWING REPRESENTS THE CITY'S MITIGATION MONITORING PROGRAM IN CONNECTION WITH THE MITIGATED NEGATIVE
DECLARATION FOR THE ABOVE CASE NUMBER
SUMMARY MITIGATION
MEASURES
RESPONSIBLE FOR
MONITORING
TIMING
CRITERIA
COMPLIANCE
CHECKED BY
DATE
III. AIR QUALITY
P:IFR ED1 WashingtonParklMitig. Monit02-459.wpd
Establish TDM Plan for all employers
Community Development
Prior to Certificate of
Municipal Code,
with 100+ employees.
Department
Occupancy
SCAQMD
Maintain construction equipment.
Contractor
Project Construction
Standards
Utilize temporary
p ry power.
City Engineer
Prior to issuance of
SCAQMD standards
Balance cut and fill on site.
City Engineer
grading permits.
Project Construction
IID standards
Pre -water and stabilize soils.
Building Department
Prior to issuance of
Municipal Code
Provide alternative transportation.
Community Development
building permits.
Prior to the issuance of
PM 10 Management
Plan
Department
grading permits
Install landscaping early.
Building Department
Project Construction
TDM ordinance.
Site inspection
Stop grading during winds of more
Building Department
Project Construction
than 25 mph., 1 st and 2nd stage
Site inspection
ozone episodes.
Submit PM 10 Plan to SCAQMD
Project proponent.
Prior to grading permits
Approval by
Air Quality Monitor on-site for all
Building Department
During earth moving
SCAQMD
earth moving activities.
2002 Coachella
Valley PM 10 SIP.
Provide notices to SCAQMD
Project proponent
During earth moving
SCAQMD
•
2002 Coachella
Valley PM 10 SIP.
P: VWashini M1t1g.Monit02-459.wpd
SUMMARY MITIGATION
RESPONSIBLE FOR
TIMING
CRITERIA
COMPLIANCE DATE
MEASURES
MONITORING
CHECKED BY
1V. BIOLOGICAL RESOURCES
MOU with CDFG for Mesquite
Hummock replacement for 10
Community Development
Before grading permits
MOU document.
acres.
Department
Pay CV Fringe -toed lizard fee.
Building Department
Prior to grading permits
Proof of payment
SUMMARY MITIGATION
RESPONSIBLE FOR
TIMING
CRITERIA
COMPLIANCE DATE
MEASURES
MONITORING
CHECKED BY
IV. CULTURAL RESOURCES
Archaeological monitor on site
Community Development
During grubbing and
Standard
during all grubbing and grading
Department
grading
professional
activities.
practices.
SUMMARY MITIGATION
RESPONSIBLE FOR
TIMING
CRITERIA
COMPLIANCE DATE
MEASURES
MONITORING
CHECKED BY
VIII. HYDROLOGY
Secure City Engineer approval for
City Engineer
Prior to grading
Approval letter
hydrology study.
P:IFREDI WaahingtonPark%Mitlg. Monit02-459.wpd
SUMMARY MITIGATION
MEASURES
RESPONSIBLE FOR
MONITORING
TIMING
CRITERIA
COMPLIANCE
CE DATE
CHECKED BY
XI. NOISE
Generators to be kept away from
homes.
Building Department
During construction
Inspection
Limit construction hours to LQMC
hours
Building Department
During construction
Inspection
Fit engines with mufflers
Building Department
During construction
Inspection.
SUMMARY MITIGATION
RESPONSIBLE FOR
TIMING
CRITERIA
COMPLIANCE DATE
MEASURES
MONITORING
CHECKED BY'
XV. TRAFFIC
Construct Washington to ultimate
Building Department
In conjunction with
Inspection
half -width right of way
development
Construct Adams to ultimate half-
Building Department
In conjunction with
Inspection
width right of way
development
Construct Highway 1 1 1 to ultimate
Building Department
In conjunction with
Inspection.
half -width right of way
development
Construct Avenue 47 to ultimate
Building Department
In conjunction with
Inspection.
half -width right of way
development
Construct all improvements as
Building Department
In conjunction with
Inspection.
shown on exhibit 7-A of traffic
development
study.
RESOLUTION NO. 2002-167
A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF
LA QUINTA, CALIFORNIA, APPROVING THE DESIGN
GUIDELINES AND DEVELOPMENT STANDARDS FOR A
66.06 ACRE COMMERCIAL CENTER
CASE NO.: SPECIFIC PLAN 1987-011 AMENDMENT NO. 4
APPLICANT: WASHINGTON 111, LTD
WHEREAS, the City Council of the City of La Quinta, California, did on
the 17th day of December, 2002, hold a duly noticed Public Hearing to consider a
request of Washington 111, LTD for approval of guidelines and standards in a
development plan including the distribution of land uses and development standards,
for commercial and office uses by means of a Specific Plan (SP 2002-087-011,
Amendment No.4), Conditional Use Permit (CUP 2002-072), Parcel Map (TPM 30903),
and a Site Development Permit (SDP) 2002-751, collectively "the Project" generally
bounded by Highway 1 1 1, Avenue 47, Washington Street and Adams Street, more
particularly described as :
A.P.N.'S 643-020-017, 643-020-018, 643-020-022, 643-020-023,
and 643-090-016
WHEREAS, the Planning Commission of the City of La Quinta, California,
did on the 26TH day of November, 2002, hold a duly noticed Public Hearing to consider
a request of Washington 1 1 1, LTD for approval of guidelines and standards in a
development plan including the distribution of land uses and development standards,
for commercial and office uses by means of a Specific Plan (SP 2002-087-011,
Amendment No.4), Conditional Use Permit (CUP 2002-072), Parcel Map (TPM 30903),
and a Site Development Permit (SDP) 2002-751, collectively "the Project" generally
bounded by Highway 111, Avenue 47, Washington Street and Adams Street.
WHEREAS, said Specific Plan 1987-011, Amendment No.4 has complied
with the requirements of "The Rules to Implement the California Environmental Quality
Act of 1970" as amended (Resolution 83-68), in that the Community Development
Department has conducted an Initial Study (Environmental Assessment 2002-459),
and determined that the proposed Specific Plan will not have a significant impact on
the environment and a Mitigated Negative Declaration of environmental impact is
recommended for certification; and,
WHEREAS, at said public hearing upon hearing and considering all
testimony and arguments, if any, of all interested persons desiring to be heard, said
Planning Commission did find the following facts and reasons to justify the
recommendation for approval of the Specific Plan:
Resolution No. 2002.167
Specific Plan 1987-011, Amendment No. 4
Washington 111, LTD
Adopted: December 17, 2002
Page 2
1. That the proposed Specific Plan is consistent with the goals and policies of the
La Quinta General Plan in that the property is designated Regional Commercial
which permits the uses proposed for the property.
2. That the Specific Plan is compatible with the existing and anticipated
development in the area, in that the project, as conditioned, provides- adequate
circulation.
3. That the proposed Specific Plan will not create conditions materially detrimental
to the public health, safety, and welfare in that the resulting uses will require
Planning Commission review and approval of development plans under a Site
Development Permit, which will ensure adequate Conditions of Approval.
NOW, THEREFORE, BE IT RESOLVED by the City Council of the City of
La Quinta, California, as follows:
1. That the above recitations are true and correct and constitute the findings of the
City Council in this case.
2. That it does hereby approve of the above-described Specific Plan request for the
reasons set forth in this Resolution, subject to the attached conditions.
PASSED, APPROVED and ADOPTED at a regular meeting of the La Quinta
City Council held on this 17th day of December, 2002, by the following vote to wit:
AYES: Council Members Henderson, Osborne, Perkins, Sniff, Mayor Adolph
NOES: None
ABSENT: None
ABSTAIN: None
DON ADOLPH, ayor
City of La Quinta, California
Resolution No. 2002-167
Specific Pian 1987-011, Amendment No. 4
Washington 111, LTD
Adopted: December 17, 2002
Pape 3 -
ATTEST:
JU .'GREEK, CMC, Clark
City of La Quinta, California
(CITY SEAL)
APPROVED AS TO FORM:
M. KATHE E JENSON, Ci Attorney
City of La Quinta, California
RESOLUTION NO. 2002-167
CONDITIONS OF APPROVAL - FINAL
SPECIFIC PLAN 1987-011, AMENDMENT NO. 4
WASHINGTON 111, LTD
DECEMBER 17, 2002
GENERAL
1. The applicant agrees to defend, indemnify and hold harmless the City of La
Quinta ("City"), its agents, officers and employees from any claim, action or
proceeding to attack, set aside, void, or annul the approval of this Specific Plan,
or any other application pertaining thereto. 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. This Specific Plan, and any Parcel Map submitted 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 Web Site
at www.la-quinta.org.
3. Prior to the issuance of any grading, construction, or building permit by the City,
the applicant shall obtain the necessary clearances and/or permits from the
following agencies:
• Fire Marshal
• Public Works Department (Grading Permit, Improvement Permit)
• Community Development Department
• Riverside Co. Environmental Health Department
Desert Sands Unified School District
• Coachella Valley Water District (CVWD)
• Imperial Irrigation District (IID)
• California Water Quality Control Board (CWQCB)
• SunLine Transit Agency
The applicant is responsible for all requirements of the permits and/or clearances
from the above listed agencies. When the requirements include approval of
improvement plans, the applicant shall furnish proof of such approvals when
submitting those improvements plans for City approval.
Resolution No. 2002-167
Conditions of Approval - FINAL
Specific Plan 1987-011, Amendment No. 4
Washington 111, LTD
December 17, 2002
Page 2
4. The applicant shall comply with applicable provisions of the City's NPDES
stormwater discharge permit, Sections 8.70.010 et seq. (Stormwater
Management and Discharge Controls), and 13.24.170 (Clean Air/Clean Water,
LQMC; Riverside County Ordinance No. 457; and the State Water Resources
Control Board's Order No. 99-08-DWQ .
a. For construction activities including clearing, grading or excavation of
land that disturbs five (5) acres of land or more, Permittee shall be
required to submit a Storm Water Pollution Protection Plan ("SWPPP").
b. The applicant's SWPPP shall be approved by the City Engineer prior to
any on or off-site grading being done in relation to this project.
C. 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.
d. The applicant's SWPPP shall include provisions for all of the following
Best Management Practices ("BMPs") (8.70.020 (Definitions), LQMC):
i. Temporary Soil Stabilization (erosion control).
ii. Temporary Sediment Control.
iii. Wind Erosion Control.
iv. Tracking Control.
V. Non -Storm Water Management.
vi. Waste Management and Materials Pollution Control.
e. 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.
f. The approved SWPPP and BMPs shall remain in effect for the entire
duration of project construction until all improvements are completed and
accepted by the City.
Resolution No. 2002-167
-® Conditions of Approval - FINAL
Specific Plan 1987-011, Amendment No. 4
Washington 111, LTD
December 17, 2002
Page 3
PROPERTY RIGHTS
5. 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 for maintenance, construction and reconstruction of
essential improvements.
6. The applicant shall offer for dedication on the Parcel Map all public street right-
of-ways in conformance with the City's General Plan, Municipal Code,
applicable specific plans, and/or as required by the City Engineer.
7. The public street right-of-way offers for dedication required for this development
include:
a. PUBLIC STREETS
1) Washington Street ( Augmented major arterial, 132 -foot right of
way) additional 6 foot dedication measured from the property line
shown in the recorded Quit Claim deed per instrument number
164281 through 164314, to provide for a 132 feet of right of
way. This dedication may be waived if a future General Plan
Amendment is approved by the City Council.
2) Adams Street from Highway 111 to Avenue 47 - No dedication
required.
3) Highway 111 from Simon Drive to Adams Street ( Special class of
Major Arterial, 140 feet), additional 15 foot dedication will be
required measured from the existing 55 foot right-of-way to
provide for a 70 feet of right-of-way measured from the street
centerline.
4) Avenue 47 from Washington Street to Adams Street - No
dedication required.
B. Miscellaneous Right -of -Way Dedications Requirements
Resolution No. 2002-167
Conditions of Approval - FINAL
_Specific Plan 1987-011, Amendment No. 4
Washington 111, LTD
December 17, 2002
Page 4
1) Right-of-way geometry for standard corner cut-backs at curb
returns shall conform to Riverside County Standard Drawings
#805, unless otherwise approved by the City Engineer.
2) Dedications shall include additional widths as necessary for
dedicated right and left turn lanes, bus turnouts, and other
features contained in the approved construction plans.
3. If the City Engineer determines that access rights to the proposed
street right-of-ways shown on the approved Specific plan are
necessary prior to approval of any subdivision map dedicating such
right-of-ways, the applicant shall grant the necessary right-of-ways
within 60 days of a written request by the City.
4. The applicant shall offer for dedication those easements necessary
for the placement of, and access to, utility lines and structures,
drainage basins, bus turn out, mailbox clusters, park lands, and
common areas on the Parcel Map.
8. The applicant shall create perimeter landscaping setbacks along all public right-
of-ways as follows:
A. Washington Street (Augmented Major Arterial) - 20 feet from the R/W -
P/L.
B. Adams Street (Secondary Arterial) - 10 feet from the R/W - P/L.
C. Avenue 47 (Collector) - 10 feet from the R/W - P/L.
D. Highway 111 (Special class of Major Arterial)- 50 feet from the R/W -
P/L.
E. Simon Drive (Secondary Arterial) - 10 feet from the R/W -PL
The listed setback depth shall be the average depth where a meandering wall
design is approved.
The setback requirements shall apply to all frontages including, but not limited
to, remainder parcels and sites dedicated for utility purposes.
Where public facilities (e.g., sidewalks) are placed on privately -owned setbacks,
the applicant shall offer for dedication blanket easements for those purposes on
the Parcel Map. .
Resolution No. 2002-167
Conditions of Approval - FINAL
Specific Plan 1987-011, Amendment No. 4
Washington 111, LTD
December 17, 2002
Page 5
9. At locations where the onsite finished grade adjacent to the landscaped setback
lot has an elevation differential with respect to the arterial street top of curb
exceeding 5 feet, the applicant shall comply with, and accommodate, the
maximum slope gradients in the parkway/setback area and meandering sidewalk
requirements by either: 1) increasing the landscape setback size as needed, or
2) installing retaining walls between the sidewalk and the back of the
landscaped area as needed.
10. Direct vehicular access to Highway 111, Washington Street, Avenue 47, Adams
Street and Simon Drive from lots with frontage along Highway 111, Washington
Street, Avenue 47, Adams Street and Simon Drive are restricted, except for
those access points identified on the Specific Plan for this project, or as
otherwise conditioned in these conditions of approval.
11. 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,
12. The applicant shall cause no easement to be granted, or recorded, over any
portion of the subject property between the date of approval of the Parcel Map
and the date of recording of the Parcel Map, unless such easement is approved
by the City Engineer.
IMPROVEMENT PLANS
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.
13. Improvement plans shall be prepared by or under the direct supervision of
qualified engineers and/or architects, as appropriate.
14. The following improvement plans shall be prepared and submitted for review
and approval by the City. 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, the
applicant may be required to prepare other improvement plans not listed here
pursuant to improvements required by other agencies and utility purveyors.
Resolution No. 2002-167
Conditions of Approval - FINAL
Specific Plan 1987-011, Amendment No. 4
Washington 111, LTD
December 17, 2002
Page 6
A. Off -Site Street Plan: 1 " = 40' Horizontal, 1 "
= 4' Vertical
The street improvement plans shall include permanent traffic control and
separate plan sheet(s) (drawn at 20 scale) that show the meandering
sidewalk, mounding, and berming design in the combined parkway and
landscape setback area.
B. Off -Site Street Median Landscape Plan: 1 " = 20' Horizontal
C. Perimeter Landscape Plan: 1 " = 20' Horizontal
D. On -Site Rough Grading Plan: 1 °' = 40'. Horizontal
E. On -Site Precise Grading Plan: 1 " = 30' Horizontal
F. Site Development Plan:* 1 " = 40' Horizontal
G. Site Utility Plan: 1 " = 40' Horizontal
*Prior to submitting the Site Development Plan for review and approval, the
applicant shall submit a site development phasing for approval.
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.
All Off -Site Plan & Profile Street Plans and Signing & Striping Plans shall show
all existing improvements for a distance of at least 200 -feet beyond the project
limits, or a distance sufficient to show any required design transitions.
"Rough Grading" plans shall normally include perimeter walls with Top Of'Wall
& Top Of Footing elevations shown.. All footings shall have a minimum of 1 -
foot of cover, or sufficient cover to clear any adjacent obstructions.
"Site Development" 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 ADA
requirements for the parking lot and access to the building.
"Site Utility" plans shall normally include all sub -surface improvements including
but not necessarily limited to sewer lines, water lines, fire protection and storm
drainage systems. The "Site Utility" plan shall have signature blocks for the
Building Official and the City Engineer.
Resolution No. 2002-167
Conditions of Approval - FINAL
Specific Plan 1987-011. Amendment No. 4
Washington 111, LTD
December 17, 2002
Page 7
In addition to the normal set of improvement plans, a "Site Development" plan
and a "Site Utility" plan are required to be submitted for approval by the
Building Official and the City Engineer.
15. The City maintains standard plans, detail sheets and/or construction notes for
elements of construction. For a fee, established by City Resolution, the
applicant may purchase such standard plans, detail sheets and/or construction
notes from the City.
16. The applicant shall furnish a complete set of the AutoCAD files of all approved
improvement plans on a storage media acceptable to the City Engineer. The
files shall be saved in a standard AutoCAD format so they may be fully
retrievable through a basic AutoCAD program.
At the completion of construction, and prior to the final acceptance of the
improvements by the City, the applicant shall update the AutoCAD files in order
to reflect the as -built conditions.
Where the improvement plans were not produced in a standard AutoCAD
format, or a file format that can be converted to an AutoCAD format, the City
Engineer will accept raster -image files of the plans.
IMPROVEMENT SECURITY AGREEMENTS
17. Prior to the approval of the Parcel Map pertaining to this Specific Plan, or the
issuance of any permit(s), the applicant shall construct all on site and off-site
improvements and satisfy its obligations for same, or shall furnish a fully
secured and executed Subdivision Improvement Agreement ("SIA") guaranteeing
the construction of such improvements and the satisfaction of its obligations for
same, or shall agree to any combination thereof, as may be required by the City.
18. Improvements to be made, or agreed to be made, shall include the removal of
any existing structures or other obstructions which are not a part of the
proposed improvements.
When improvements are phased through a "Phasing Plan," or an administrative
approval (e.g., Site Development Permits), all off-site improvements and
common on-site improvements (e.g., backbone utilities, retention basins,
perimeter walls, landscaping and gates) shall be constructed, or secured through
a SIA, prior to the issuance of any permits in the first phase of the
development, or as otherwise approved by the City Engineer.
Resolution No. 2002-167
Conditions of Approval - FINAL
Specific Plan 1987-011, Amendment No. 4
Washington 111, LTD
December 17, 2002
Page B
Improvements and obligations required of each subsequent phase shall either be
completed, or secured through a SIA, prior to the completion or the occupancy
of permanent buildings within such latter phase, or as otherwise approved by
the City Engineer.
19. Depending on the timing of the development of this Specific Plan, and the
status of the off-site improvements at the time, the applicant may be required
to:
(A) Construct certain off-site improvements.
(B) Construct additional off-site improvements, subject to the reimbursement of
its costs by others.
(C) Reimburse others for those improvements previously constructed that are
considered to be an obligation of the tentative parcel map.
(D) Secure the costs for future improvements that are to be made by others.
(E) To agree to any combination of these means, as the City may require.
In the event that any of the improvements required for this development are
constructed by the City, the applicant shall, prior to the issuance of any permit
related thereto, reimburse the City for the costs of such improvements.
20. If the applicant elects to utilize the secured agreement alternative, the applicant
shall submit detailed construction cost estimates for all proposed on-site and
off-site improvements, including an estimate for the final survey
monumentAtion, for checking and approval by the City Engineer. Such
estimates shall conform to the unit cost schedule adopted by City resolution,
or ordinance.
For items not listed in the City's unit cost schedule, the proposed unit costs
shall be approved by the City Engineer.
Estimates for improvements under the jurisdiction of other agencies shall be
approved by those agencies and submitted to the City along with the applicant's
detailed cost estimates.
21. Should the applicant fail to construct the improvements for the development,
or fail to satisfy its obligations for the, development in a timely manner, the City
shall have the right to, halt issuance of building permits, and/or final building
inspections, withhold other approvals related to the development of the project,
or call upon the surety to complete the improvements.
Resolution No. 2002-167
Conditions of Approval - FINAL
Specific Plan 1987-011. Amendment No. 4
Washington 111, LTD
December 17, 2002
Page 9
GRADING
22. The applicant shall comply with the provisions of Section 13.24.050 (Grading
Improvements), LQMC.
23. 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.
24. 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 qualified engineer or architect,
B. A preliminary geotechnical ("soils") report prepared by a qualified
engineer, and
C. A Fugitive Dust Control Plan prepared in accordance with Chapter 6.16,
(Fugitive Dust Control), LQMC, and
D. An approved Better Management Plan prepared by a qualified engineer.
All grading shall conform to the recommendations contained in the Preliminary
Soils Report, and shall be certified as being adequate by a soils engineer, or by
an engineering geologist.
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 as submitted with its application for a grading permit.
25. 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.
26. Grading within the perimeter setback and parkway areas shall have undulating
terrain and shall conform with the requirements of LQMC Section 9.60.240(F)
except as otherwise modified by this condition requirement. The maximum
slope shall not exceed 3:1 anywhere in the landscape setback area, except for
the back slope lie the slope at the back of the landscape lot) which shall not
exceed 2:1 if fully planted with ground cover. The maximum slope in the first
six (6) feet adjacent to the curb shall not exceed 4:1 when the nearest edge of
sidewalk is within six (6) feet of the curb, otherwise the maximum slope within
Resolution No. 2002-167
Conditions of Approval - FINAL
Specific Plan 1987-011, Amendment No. 4
Washington 111, LTD
December 17, 2002
Page 10
the right of way shall not exceed 3:1. All unpaved parkway areas adjacent to
the curb shall be depressed one and one-half inches (1.5") in the first eighteen
inches 0 8") behind the curb.
27. The applicant shall minimize the differences in elevation between the adjoining
properties and the lots within this development.
28. Building pad elevations on the rough grading plan submitted for City Engineer's
approval shall conform with pad elevations shown on the tentative map, unless
the pad elevations have other requirements imposed elsewhere in these
Conditions of Approval.
Building pad elevations on contiguous interior lots shall not differ by more than
three feet except for lots that do not share a common street frontage, where
the differential shall not exceed five feet.
Where compliance within the above stated limits is impractical, the City may
consider alternatives that are shown to minimize safety concerns, maintenance
difficulties and neighboring -owner dissatisfaction with the grade differential.
29. Prior to any site grading or regrading that will raise or lower any portion of the
site by more than plus or minus three tenths of a foot from the elevations
shown on the approved Tentative Parcel Map, the applicant shall submit the
proposed grading changes to the City Staff for a substantial conformance
finding review.
30. 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.
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. The data shall be organized by lot number, and listed cumulatively if
submitted at different times.
DRAINAGE
Resolution No. 2002-167
Conditions of Approval - FINAL
Specific Plan 1987-011, Amendment No. 4
Washington 111, LTD
December 17, 2002
Page 11
31. The applicant shall comply with the provisions of Section 13.24.120 (Drainage),
LQMC, Engineering Bulletin No. 97.03. 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 tributary drainage area shall
extend to the centerline of adjacent public streets. The design storm shall be
either the 3 hour, 6 hour or 24 hour event producing the greatest total run off.
32. In design of retention facilities, the maximum percolation rate shall be two
inches per hour. The percolation rate will be considered to be zero unless the
applicant provides site specific data indicating otherwise.
33. Use underground drainage facilities for additional storage if the proposed
retention basins are not capable of handling the 100 year storm.
Hydrology/hydraulic calculations and design of the underground facilities shall
be reviewed and approved by the City Engineer prior to installation.
34. Nuisance water shall be retained on site and shall be disposed of in a trickling
sand filter and leach field approved by the City Engineer. The sand filter and
leach field shall be designed to contain surges of up to 3 gph/1,000 sq. ft. of
landscape area, and infiltrate 5 gpd/1,000 sq. ft.
35. Storm water may not be retained in landscaped parkways or landscaped
setback lots Only incidental storm water (precipitation which directly falls onto
the setback) will be permitted to be retained in the landscape setback areas.
The perimeter setback and parkway areas in the street right-of-way shall be
shaped with berms and mounds, pursuant to Section 9.100.040(8)(7), LQMC.
36. The design of the development shall not cause any increase in flood boundaries,
levels or frequencies in any area outside the development.
37. Storm drainage historically received from adjoining property shall be received
and retained or passed through into the historic downstream drainage relief
route.
UTILITIES
38. The applicant shall comply with the provisions of Section 13.24.1 10 (Utilities),
LQMC.
Resolution No. 2002-167
Conditions of Approval - FINAL
specific Plan 1987-011, Amendment No. 4
Washington 111, LTD
December 17, 2002
Page 12
39. 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.
40. Existing overhead utility lines within, or adjacent to the proposed development,
and all proposed utilities shall be installed underground.
All existing utility lines attached to joint use 92 KV transmission power poles
are exempt from the requirement to be placed underground.
41. Underground utilities shall be installed prior to overlying hardscape. For
installation of utilities in existing improved streets, the applicant shall comply
with trench restoration requirements maintained, or required by the City
Engineer.
The applicant shall provide certified reports of all utility trench compaction for
approval by the City Engineer.
STREET AND TRAFFIC IMPROVEMENTS
42. The applicant shall comply with .the provisions of Sections 13.24.060 (Street
Improvements), 13.24.070 (Street Design - Generally) & 13.24.100 (Access
For Individual Properties And Development), LQMC for public streets
43. Streets shall have vertical curbs or other approved curb configurations that will
convey water without ponding, and provide lateral containment of dust and
residue during street sweeping operations. Unused curb cuts on any lot shall
be restored to standard curb height prior to final inspection of permanent
building(s) on the lot.
44. The applicant shall construct the following street improvements to conform with
the General Plan.
A. OFF-SITE STREETS
1) Highway 111 from La Quinta Center Dr. to Adams Street, as
required by CALTRANS.
Resolution No. 2002-167
Conditions of Approval - FINAL
Specific Plan 1987-011, Amendment No. 4
Washington 111, LTD
December 17, 2002
Page 13
A) Construct an eastbound right turn lane only at Adams
Street.
B) Widen the south side of Highway 111 from La Quinta
Center Drive to Adams Street to its ultimate half street
width as required by CALTRANS. Street widening
improvements shall include all appurtenant components
such as, but not limited to, street pavement, curb, gutter,
traffic control striping, legends, and signs, except for street
lights.
C) Install Bus Shelter per City Standard approximately 150 feet
east of La Quinta Center Drive with power and water. The
applicant shall provide'perpetual water and power service at
its expense.
D) Install an 8 -foot wide meandering sidewalk.
2) Adams Street from Highway 1 1 1 to Avenue 47
A) Widen the west side of the street from Highway 111 to
Avenue 47 to comply with Primary Arterial A street
standard, unless a future General Plan amendment leaves
the street classification as a secondary Arterial, to include,
but not limited to street pavement, curb, gutter, traffic
control striping, legends, and signs, except for street lights..
B) Install an 8 -foot wide meandering sidewalk
3) Washington Street between Simon Drive to Avenue 47
A) Widen the east side of the street from Simon Drive to
Avenue 47 to comply with the Augmented Major street
standard, unless the future General Plan amendment
changes the street classification, to include but not limited
to, curb, gutter, traffic control striping, legends, and signs,
except for street lights.
B) Construct the median with approved landscaping and
provide left turn pockets for the southbound traffic at the
southerly driveway.
Resolution No. 2002-167
Conditions of Approval - FINAL
Specific Plan 1987-011, Amendment No. 4
Washington 111, LTD
December 17, 2002
Page 14
C) Install Bus Shelter per City Standard approximately 150 feet
north of Avenue 47 with power and water. The applicant
shall provide perpetual water and power service at its
expense.
D) Install an 8 -foot wide meandering sidewalk.
4) Avenue 47 from Washington Street to Adams Street
A) Repair, replace, any broken, altered or missing sidewalk,
curb. And gutter
B) Reimburse the developer, Spanos, 50% for those
improvements installed on the north side of the centerline
at Avenue 47.
5) Traffic signal
A) At Adams Street
1. A traffic signal at Avenue 47 shall be installed when
warrants are met. The developer shall pay 50% of
the cost to design and install the traffic signal.
B) Highway 111
1. At Adams Street intersection
2.
A. Optical receivers on both the eastbound and
westbound traffic shall be relocated to the
southwest corner of this intersection.
B. The Applicant shall modify the traffic signal as
needed to accommodate the new street
improvement.
Resolution No. 2002-167
Conditions of Approval - FINAL
Specific Plan 1987-011, Amendment No. 4
Washington 111, LTD
December 17, 2002
Page 15
3.
4.
At La Quinta Drive intersection
A. Optical receivers for westbound traffic shall be
relocated to the southwest corner of this
intersection.
B. The Applicant shall modify the traffic signal
phasing according to the traffic study.
At Washington Street.
A. Applicant shall modify the traffic signal
phasing according to the traffic study
B) Washington Street at Avenue 47
Reimburse the developer, Spanos, 25% of the cost for the
design and construction of the traffic signalization at
Washington street and Avenue 47.
45. The meandering sidewalk shall have an arrhythmic horizontal layout that utilizes
concave and convex curves with respect to the curb line that either touches the
back of curb or approaches within five feet of the curb at intervals not to
exceed 250 feet. The sidewalk curvature radii should vary between 50 and 300
feet, and at each point of reverse curvature, the radius should change to assist
in creating the arrhythmic layout. The sidewalk shall meander 25 feet into the
landscape setback lot and at intervals not to exceed 250 feet.
46. 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:
Residential
Collector
Secondary Arterial
Primary Arterial
Major Arterial
Augmented Major Arterial
3.0"
a.c./4.50" c.a.b.
4.0"/5.00"
4.0"/6.00"
4.5"/6.00"
5.5"/6.50"
5.5"/6.50"
or the approved equivalents of alternate materials.
Resolution No. 2002-167
Conditions of Approval - FINAL
Specific Plan 1987-011, Amendment No. 4
Washington 111, LTD
December 17, 2002
Page 16
47. General access points shall be a minimum of 250 feet apart measured between
curb returns, and turning movements of traffic are limited to the following:
A. Entries at Highway 111: Driveways shall be restricted to right turn in
and right turn out only, except at existing signalized entries.
B. Entries at Avenue 47: Full access turn is allowed. The second driveway
from Washington Street shall be moved to meet the minimum 250 foot
spacing between driveway approaches measured at curb returns.
C. Entries at Washington Street:
1) At Simon Drive: Shall be restricted to right turn in, right turn out,
and left turn In. Left turn out is prohibited.
2) South driveway shall be restricted to right turn in, right turn out,
and left turn in only. Left turn out is prohibited.
3) The north driveway shall be restricted to right turn in and right turn
out only.
D. Entry at Adams Street: Driveway shall be restricted to right turn in and
right turn
out only. There shall be a minimum 250 foot spacing between the drive
way approach and the intersection at Avenue 47 measured at the curb
returns.
E. Entries at Simon Drive: Full access turn is allowed.
48. Improvements shall include appurtenances such as traffic control signs,
markings and other devices, raised medians if required, street name signs and
sidewalks. Mid -block street lighting is not required.
49. Improvements shall be designed and constructed in accordance with City
adopted standards, supplemental drawings and specifications, or as approved
by the City Engineer. Improvement plans for streets, and parking areas shall be
stamped and signed by qualified engineers.
50 Standard corner cut-backs shall conform to Riverside County Standard Drawings
#805, unless otherwise approved by the City Engineer.
Resolution No. 2002-167
Conditions of Approval - FINAL
Specific Plan 1987-011, Amendment No. 4
Washington 111, LTD
December 17, 2002
Page 17
51. The applicant shall extend improvements beyond the subdivision boundaries to
ensure they safely integrate with existing improvements.
LANDSCAPING
52. ' The applicant shall comply with Sections 13.24.130 (Landscaping Setbacks) &
13.24.140 (Landscaping Plans), LQMC.
53. The applicant shall provide landscaping in the required setbacks, retention
basins, common lots and park areas.
54. Landscape and irrigation plans for landscaped lots and setbacks, medians,
retention basins, and parks shall be signed and stamped by a licensed landscape
architect.
The applicant shall submit the landscape plans for approval by the Community
Development Department (CDD), prior to plan checking by the Public Works
Department. When plan checking has been completed by CDD, the applicant
shall obtain the signatures of CVWD and the Riverside County Agricultural
Commissioner, prior to submittal for signature by the City Engineer.
NOTE: Plans are not approved for construction until signed by the City Engineer.
55. Landscape areas shall have permanent irrigation improvements meeting the
requirements of the City Engineer. Use of lawn areas shall be minimized with
no lawn, or spray irrigation, being placed within 18 inches of curbs along public
streets.
PUBLIC SERVICES
56. The applicant shall provide public transit improvements as required by SunLine
Transit Agency and approved by the City Engineer.
QUALITY ASSURANCE
57. The applicant shall employ construction quality -assurance measures that meet
with the approval of the City Engineer.
Resolution No. 2002-167
Conditions of Approval - FINAL
Specific Plan 1887-011, Amendment No. 4
Washington 111, LTD
December 17, 2002
Pape 18
58. The applicant shall employ, or retain, qualified engineers, surveyors, and such
other appropriate professionals as are required to provide the expertise with
which to prepare and sign accurate record drawings, and to provide adequate
construction supervision.
59. The applicant shall arrange for, and bear the cost of, all measurements,
sampling and testing procedures not included in the City's inspection program,
but which may be required by the City, as evidence that the construction
materials and methods employed comply with the plans, specifications and
other applicable regulations.
60. Upon completion of construction, the applicant shall furnish the City with
reproducible record drawings of all improvement plans which were approved by
the City. Each sheet shall be clearly marked "Record Drawing," "As -Built" or
"As -Constructed" 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 AutoCAD or raster -image files previously submitted to the City,
revised to reflect the as -built conditions.
MAINTENANCE
61. The applicant shall comply with the provisions of Section 13.24.160
(Maintenance), LQMC.
62. The applicant shall make provisions for the continuous and perpetual
maintenance of all private on-site improvements, perimeter landscaping, access
drives, and sidewalks.
FEES AND DEPOSITS
63. The applicant shall comply with the provisions of Section 13.24.180 (Fees and
Deposits), LQMC.).
64. Permits issued under this approval shall be subject to the provisions of the
Development Impact Fee program in effect at the time of issuance of building
permit(s).
Resolutlon No. 2002-167
Conditions of Approval - FINAL
Specific Plan 1987-011. Amendment No. 4
Washington 111, LTD
December 17, 2002
Page 19
FIRE MARSHALL
65.. Approved super fire hydrants, shall be located not less than 25 feet nor more
than 165 feet from any portion of the buildings as measured along vehicular
travel ways.
66. Blue dot reflectors shall be placed in the street 8 inches from centerline to the
side that the fire hydrant is on, to identify fire hydrant locations.
67. The water mains shall be capable of providing a potential fire flow of 4000 gpm
and the actual fire flow from any two adjacent hydrants shall be 2000 gpm for
a 4 -hour duration at 20 -psi residual operating pressure.
68. Building plans shall be submitted to the Fire Department for plan review to
run concurrent with the City plan check.
69. Water plans for the fire protection system (fire hydrants, etc.) shall be
submitted to the Fire Department for approval prior to issuance of a building
permit.
70. City of La Quinta ordinance requires all commercial buildings 5,000 sq. ft. or
larger to be fully sprinkled. NFPA 13 Standard. Sprinkler plans will need to be
submitted to the Fire Department.
71. Any operation that produces grease -laden vapors will require a Hood/duct
system for fire protection. (Restaurants, drive-thru's, etc.)
72. The required water system, including fire hydrants, shall be installed and
accepted by the appropriate water agency prior to any combustible building
material being placed on an individual lot.
73. The applicant or developer shall prepare and submit to the Fire Department
for approval, a site plan designating required fire lanes with appropriate lane
painting and/or signs. Streets shall be a minimum 20 feet wide with a height
of 13"6" clear and unobstructed.
74. Install a KNOX key box on each commercial building and/or suite. (Contact
the fire department for an application).
Resolution No. 2002-167
Conditions of Approval - FINAL
Specific Plan 1987-011, Amendment No. 4
Washington 111, LTD
December 17, 2002
Page 20
75. Install portable fire extinguishers as required by the California Fire Code and
in accordance with NFPA 10.
MISCELLANEOUS
76. Prior to approval of a precise grading plan, the applicant shall prepare a separate
landscape plan for Highway 111. The applicant shall prepare a separate palette
of materials in the Landscape Plan consistent with the La Quinta Highway 111
Design Theme. The plan shall include improvements consistent with the City
of La Quinta Highway 111 Design Theme 0 0-6-97) and including the same
landscape lighting bollards at the existing Lowe's Home Improvement store.
The applicant shall provide landscape improvements in the perimeter setback
areas along Highway 1 1 1 and on the east side of La Quinta Center Drive. The
Highway 111 landscape plan shall be approved by the Community Development
Department Director.
77. All tree specimens shall be 36 inch box or better along the main/central
walkway from Highway 111.
78. Landscaping equal to five percent of the net project area shall be provided
within parking areas per Zoning Code section 9.100.040. The landscape plan
shall be approved by the Community Development Department Director.
79. Delete paragraph number two under Development Standards on page 11 of the
Specific Plan which does not apply.
80. Further define Item K "Architectural Detail" in the Materials Palette.
81. The total site parking calculation for the Specific Plan shall include all buildings
including useable outdoor space such as outdoor dining and outdoor garden
centers.
82. The parking lot design and parking lot lighting plan, including the illumination
study, shall be incorporated into the Specific Plan.
83. Within 30 days of City Council approval, the final Conditions of Approval shall
be incorporated in the Final Specific Plan document. Applicant shall work with
staff to correct internal document inconsistencies prior to final publication of
Specific Plan document.
84. No drive through lanes associated with fast food stores shall be allowed.
RESOLUTION NO. 2002-168
A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF
LA QUINTA, CALIFORNIA, APPROVING A COMMERCIAL
ATHLETIC FACILITY USE OVER 5,000 SQUARE FEET
CASE NO.: CONDITIONAL USE PERMIT 2002-072
APPLICANT: WASHINGTON 111, LTD
WHEREAS, the City Council of the City of La Quinta, California, did on
the 17th day of December, 2002, hold a duly noticed Public Hearing to consider a
request of Washington 111, LTD for approval of an athletic facility use over 5,000
square feet by means of a Specific Plan (SP 2002-087-011, Amendment No.4),
Conditional Use Permit ' (CUP 2002-072), Parcel Map (TPM 30903), and a Site
Development Permit (SDP) 2002-751, collectively "the Project" generally bounded by
Highway 1 1 1, Avenue 47, Washington Street and Adams Street, more particularly
described as :
A.P.N.'S: 643-020-017, 643-020-018, 643-020-022, 643-020-023,
and 643-090-016
WHEREAS, the Planning Commission of the City of La Quinta did on the
26th day of November, 2002, hold a duly noticed public hearing to consider the
request of Washington 1 1 1, LTD for approval of an athletic facility use over 5,000
square feet by means of a Specific Plan (SP 2002-087-011. Amendment No.4),
Conditional Use Permit (CUP 2002-072), Parcel Map (TPM 30903)and a Site
Development Permit (SDP) 2002-751, collectively "the Project" generally bounded by
Highway 111.
WHEREAS, said Conditional Use Permit has complied with the
requirements of "The Rules to Implement the California Environmental Quality Act of
1970" as amended (Resolution 83-68), in that the Community Development
Department has conducted an Initial Study (Environmental Assessment 2002-459),
and determined that the proposed Conditional Use Permit will not have a significant
impact on the environment and a Mitigated Negative Declaration of environmental
impact is recommended for certification; and,
WHEREAS, at said public hearing upon hearing and considering all
testimony and arguments, if any, of all interested persons desiring to be heard, said
Planning Commission did find the following facts and reasons to justify the
recommendation for approval of the Conditional Use Permit:
1. The project is consistent with the General Plan in that the property proposed for
the athletic facility is designated as Regional Commercial and allows this land
use.
Resolution No. 2002-168
Conditional Use Permit 2002-071 - Washington 111, LTD
Adopted: December 17, 2002
Page 2
2. This project has been designed to be consistent with the provisions of the
Zoning Code or amended as allowed in the applicable Specific Plan.
3. Processing and approval of this project is in compliance with the requirements
of the California Environmental Quality Act in that the La Quinta Community
Development Department has determined that this Conditional Use Permit will
not have a significant impact on the environment and a Mitigated Negative
Declaration of Environmental Impact has been certified.
4. The site :design of the project is appropriate for the use in that it has been
designed with the appropriate parking and vehicular access, and provided with
adequate landscaping.
NOW, THEREFORE, BE IT RESOLVED by the City Council of the City of
La Quinta, California, as follows:
1. That the above recitations are true and correct and constitute the findings of the
City Council in this case.
2. That it does approve of the above-described Conditional Use Permit request for
the reasons set forth in this Resolution, subject to the attached conditions.
PASSED, APPROVED and ADOPTED at a regular meeting of the La Quinta
City Council held on this 17th day of December, 2002, by the following vote to wit:
AYES: Council Members Henderson, Osborne, Perkins, Sniff, Mayor Adolph
NOES: None
ABSENT: None
ABSTAIN: None
DON AD 6 4H,a
City of La Quinta, California
Resolution No. 2002-168
— Conditional Use Permit 2002-071 - Washington 111, LTD
Adopted: December 17, 2002
Page 3
ATTEST:
C,-, �, �- � ::: �e� � �
JU REEK, CMC, Ity Clerk
City of La Quinta, California
(CITY SEAL)
APPROVED AS TO FORM:
Ile
M. KAT RINE JEN , City Attorney
City of La Quinta, California
RESOLUTION NO. 2002-168
CONDITIONS OF APPROVAL - FINAL
CONDITIONAL USE PERMIT 2002-072
WASHINGTON 111, LTD
DECEMBER 17, 2002
FIRE MARSHALL
1. Approved super fire hydrants, shall be located.not less than 25 feet nor more
than 165 feet from any portion of the buildings as measured along vehicular
travel ways.
2. Blue dot reflectors shall be placed in the street 8 inches from centerline to the
side that the fire hydrant is on, to identify fire hydrant locations.
3. The water mains shall be capable of providing a potential fire flow of 4000 gpm
and the actual fire flow from any two adjacent hydrants shall be 2000 gpm for
a 4 -hour duration at 20 -psi residual operating pressure.
4. Building plans shall be submitted to the Fire Department for plan review to
run concurrent with the City plan check.
5. Water plans for the fire protection system (fire hydrants, etc.) shall be
submitted to the Fire Department for approval prior to issuance of a building
permit.
6. City of La Quinta ordinance requires all commercial buildings 5,000 sq. ft. or
larger to be fully sprinkled. NFPA 13 Standard. Sprinkler plans will need to be
submitted to the Fire Department.
7. Any operation that produces grease -laden vapors will require a Hood/duct
system for fire protection. (Restaurants, drive-thru's, etc.)
8. The required water system, including fire hydrants, shall be installed and
accepted by the appropriate water agency prior to any combustible building
material being placed on an individual lot.
9. The applicant or developer shall prepare and submit to the Fire Department
for approval, a site plan designating required fire lanes with appropriate lane
painting and/or signs. Streets shall be a minimum 20 feet wide -with a height
of 13"6" clear and unobstructed.
10. Install a KNOX key box on each commercial building and/or suite. (Contact
the fire department for an application)
Resolution No. 2002-168
Conditions of Approval - FINAL
Conditional Use Permit 2002-072
Washington 111, LTD
December 17, 2002
Page 2
11. Install portable fire extinguishers as required by the California Fire Code and
in accordance with NFPA 10.
MISCELLANEOUS
12. The applicant agrees to defend; indemnify, and hold harmless the City of La
Quinta (the "City"), its agents, officers and employees from any claim, action
or proceeding to attack, set aside, void, or annul the approval of this permit.
The City shall have sole discretion in selecting its defense counsel.
CAMydata\WPDOCS\Resolutions\CC COA CUP 2002-072.wpd
RESOLUTION NO. 2002-169
A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF
LA QUINTA, CALIFORNIA, APPROVING TENTATIVE
PARCEL MAP 30903 TO ALLOW THE SUBDIVISION OF
APPROXIMATELY 50.62 ACRES INTO SIX LOTS
CASE NO.: TENTATIVE PARCEL MAP 30903
APPLICANT: WASHINGTON 111, LTD
WHEREAS, the City Council of the City of La Quinta, California, did on
the 17"' day of December, 2002, hold a duly noticed Public Hearing to consider a
request of Washington 111, LTD to subdivide six lots on 50.62 acres by means of a
Specific Plan (SP 2002-087-011 Amendment No.4), Conditional Use Permit (CUP
2002-072), Parcel Map (TPM 30903), and a Site Development Permit (SDP) 2002-
751, collectively "the Project", generally bounded by Highway 1 1 1, Avenue 47,
Washington Street and Adams Street, more particularly described as
A.P.N.'S: 643-020-017, 643-020-018, and 643-020-023, and
WHEREAS, the Planning Commission of the City of La Quinta, California,
did on the 26TH day of November, 2002, hold a duly noticed Public Hearing to
consider a request of Washington 111, LTD to subdivide six lots on 50.62 acres by
means of a Specific Plan (SP 2002-087-011 Amendment No.4), Conditional Use
Permit (CUP 2002-072), Parcel Map (TPM 30903), and a Site Development Permit
(SDP) 2002-751, collectively "the Project", generally bounded by Highway 1 1 1,
Avenue 47, Washington Street and Adams Street; and
WHEREAS, said Tentative Parcel Map has complied with the requirements
of "The Rules to Implement the California Environmental Quality Act of 1970" as
amended (Resolution 83-63), in that an Environmental Assessment was completed for
this project; and
WHEREAS, at said public hearing, upon hearing and considering all
testimony and arguments, if any, of all interested persons wanting to be heard, said
Commission did make the following Mandatory Findings of approval to justify said
Tentative Parcel Map 30586:
1. The proposed map is consistent with the City of La Quinta General Plan
Commercial Land Use Policy 3 in that strip commercial development will be
discouraged and minimum lot depth is achieved.
Resolution No. 2002-169
Tentative Parcel Map 30903
Washington 111, LTD
Adopted: December 17, 2002
Page 2
2. The design, or improvement of, the proposed subdivision is consistent with the
La Quinta General Plan and the Subdivision Ordinance.
All streets and improvements in the project conform to City standards
contained in the General Plan and Subdivision Ordinance as designed. All on-
site streets will be private. Access for the commercial project will be provided
from an internal street planned under the Specific Plan.
3. The design of the Tentative Parcel Map, or the proposed improvements, are not
likely to cause substantial environmental damage, or substantially injure fish or
wildlife, or their habitat.
The subject site is physically suitable for the proposed land division. Therefore,
this project will not cause substantial environmental damage or injury to fish or
wildlife, or their habitat because mitigation measures will be implemented.
4. The design of the Tentative Parcel Map, or type of improvements, are not likely
to cause serious public health problems.
The design of the Tentative Parcel Map, as conditionally approved, will not
cause serious public health problems because they will install urban
improvements based on City, State, and Federal requirements.
5. The design of the Tentative Parcel Map, or type of improvements, will not
conflict with easements, acquired by the public at large, for access through, or
use of, property within the proposed subdivision.
The proposed streets are planned to provide direct access to each building in the
commercial center. All required public easements will provide access to the site
or support necessary infrastructure improvements.
6. The design of the lots, or type of improvements, are not likely to cause serious
public health problems in that the Fire Marshal, Sheriff's Department, and the
City's Building and Safety Department have reviewed the proposal for public
health conditions and the project is conditioned as appropriate.
7. The design of the lots, or type of improvements, will not conflict with
easements acquired by the public at large, for access through or use of property
within the proposed subdivision in that the proposed internal streets will be
privately owned and maintained, and that there will be no publicly -owned
improvements within the Tentative Parcel Map.
Resolution No. 2002-169
Tentative Parcel Map 30903
Washington 111, LTD
Adopted: December 17, 2002
Pape 3
8. The design of the lots and grading improvements, within the tract are an
acceptable minimum in that the tract design preserves community acceptance
and buyer satisfaction; and
WHEREAS, in the review of this Tentative Parcel Map, the Planning
Commission has considered the effect of the contemplated action on housing needs
of the region for purposes of balancing those needs against the public service needs
of the residents of the City of La Quinta and its environs with available fiscal and
environmental resources.
NOW, THEREFORE, BE IT RESOLVED by the City Council of the City of
La Quinta, California, as follows:
1. That the above recitations are true and constitute the findings of the City
Council in this case;
2. That it does hereby approve Tentative Parcel Map 30903 for the reasons set
forth in this Resolution and subject to the attached conditions,.
PASSED, APPROVED and ADOPTED at a regular meeting of the La Quinta
City Council, held on this the 171h day of December, 2002 by the following vote, to
wit:
AYES: Council Members Henderson, Osborne, Perkins, Sniff, Mayor Adolph
NOES: None
ABSENT: None
ABSTAIN: None dinAd
DON ADOLPH, Mayor
City of La Quinta, California
Resolution No. 2002-169
Tentative Parcel Map 30903
Washington 111, LTD
Adopted: December 17, 2002
Page 4
ATTEST:
JU .GREEK, CMC, Cit Perk
City of La .Quints, California
(CITY SEAL)
APPROVED AS TO FORM:
r
. KATHE E JENSQ ity Attorney
City of La Quinta, California
RESOLUTION NO. 2002-169
CONDITIONS OF APPROVAL - FINAL
TENTATIVE PARCEL MAP 30903
WASHINGTON 111, LTD
DECEMBER 17, 2002
GENERAL
1. The applicant agrees to defend, indemnify and hold harmless the City of La
Quinta ("City"), its agents, officers and employees from any claim, action or
proceeding to attack, set aside, void, or annul the approval of this Tentative
Parcel Map, or any Parcel 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. This Tentative Parcel Map, and any Parcel 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 Web Site
at
www.la-quinta.org.
i
3. Prior to the issuance of any grading, construction, or building permit by the City,
the applicant shall obtain the necessary clearances and/or' permits from the
following agencies:
• Fire Marshal
• Public Works Department (Grading Permit, Improvement Permit)
• Community Development Department
• Riverside Co. Environmental Health Department
• Desert Sands Unified School District
• Coachella Valley Water District (CVWD)
• Imperial Irrigation District (IID)
• California Water Quality Control Board (CWQCB)
• SunLine Transit Agency
The applicant is responsible for all requirements of the permits and/or clearances
from the above listed agencies. When the requirements include approval of
improvement plans, the applicant shall furnish proof of such approvals when
submitting those improvements plans for City approval.
Resolution No. 2002-169
Conditions of Approval - FINAL
Tentative Parcel Map 30903
Washington 111. LTD
December 17, 2002
Page 2
4. The applicant shall comply with applicable provisions of the City's NPDES
stormwater discharge permit, Sections 8.70.010 et seq. (Stormwater
Management and Discharge Controls), and 13.24.170 (Clean Air/Clean Water),
LQMC; Riverside County Ordinance No. 457; and the State Water Resources
Control Board's Order No. 99-08-DWQ.
A. For construction activities including clearing, grading or excavation of land
that disturbs five (5) acres or more of land, the Permitee shall be required
to submit a Storm Water Pollution Protection Plan (SWPPP).
B. The applicant's SWPPP shall be approved by the City Engineer prior to any
-on or off-site grading being done in relation to this project.
C. 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.
D. The applicant's SWPPP shall include provisions for all of the following Best
Management Practices ("BMPs") (8.70.020 (Definitions), LQMC):
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.
E. 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.
F. The approved SWPPP anad BMPs shall remain in effect for the entire
duration of project construction until all improvements are completed and
accepted by the City.
PROPERTY RIGHTS
5. 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
Resolution No. 2002-169
Condklons of Approval - FINAL
Tentative Parcel Map 30903
Washington 111. LTD
December 17, 2002
Page 3
the proposed development. Conferred rights shall include irrevocable offers to
dedicate or grant access easements to the City for emergency services and for
maintenance, construction and reconstruction of essential improvements.
6. The applicant shall offer for dedication on the Parcel Map all public street right-of-
ways in conformance with the City's General Plan, Municipal Code, applicable
specific plans, and/or as required by the City Engineer.
7. The public street right-of-way offers for dedication required for this development
include:
A. PUBLIC STREETS
1) Washington Street ( Augmented major arterial, 132 -foot right of way)
additional 6 foot dedication measured from the property line shown in
the Quit Claim deed recorded per instrument number 164281 through
164314, to provide for a 132 feet of right of way. This dedication
may be waived if a future General Plan Amendment is approved by the
City Council.
2) Adams Street from Highway 111 to Avenue 47 - No dedication
required.
3) Highway 111 from Simon Drive to Adams Street ( Special class of
Major Arterial, 140 feet), additional 15 foot dedication will be required
measured from the existing 55 foot right-of-way to provide for a 70
feet of right-of-way measured from the street centerline.
4) Avenue 47 from Washington Street to Adams Street - No dedication
required.
B. Miscellaneous Right -of -Way Dedications Requirements
1) Right-of-way geometry for standard corner cut-backs at curb returns
shall conform to Riverside County Standard Drawings #805, unless
otherwise approved by the City Engineer.
2 Dedications shall include additional widths as necessary for dedicated
right and left turn lanes, bus turnouts, and other features contained in
the approved construction plans.
Resolution No. 2002-169
Conditions of Approval - FINAL
Tentative Parcel Map 30903
Washington 111, LTD
December 17, 2002
Page 4
3. If the City Engineer determines that access rights to the proposed
street right-of-ways shown on the approved Specific plan are
necessary prior to approval of any subdivision map dedicating such
right-of-ways, the applicant shall grant the necessary right-of-ways
within 60 days of a written request by the City.
4. The applicant shall offer for dedication those easements necessary for
the placement of, and access to, utility lines and structures, drainage
basins, bus turn out, mailbox clusters, park lands, and common areas
on the Parcel Map.
8. The applicant shall create perimeter landscaping setbacks along all public right-of-
ways as follows:
A. Washington Street (Augmented Major Arterial) - 20 feet from the R/W to
P/L.
B. Adams Street (Secondary Arterial) - 10 -feet from the R/W to P/L.
C. Avenue 47 (Collector) - 10 -feet from the R/W-P/L.
D. Highway 1 1 1 (Special class of Major Arterial) 50 feet from the R/W to
P/L.
E. Simon Drive (Secondary Arterial) - 10 feet from the R/W to PL
The listed setback depth shall be the average depth where a meandering wall
design is approved.
Where public facilities (e.g., sidewalks) are placed on privately -owned setbacks,
the applicant shall offer for dedication blanket easements for those purposes on
the Parcel Map.
9. At locations where the onsite finished grade adjacent to the landscaped setback
lot has an elevation differential with respect to the arterial street top of curb
exceeding 5 feet, the applicant shall comply with, and accommodate, the
maximum slope gradients in the parkway/setback area and meandering sidewalk
requirements by either: 1) increasing the landscape setback size as needed, or 2)
installing retaining walls between the sidewalk and the back of the landscaped
area as needed.
Resolution No. 2002-169
Conditions of Approval - FINAL
Tentative Parcel Map 30903
Washington 111, LTD
December 17, 2002
Page 5
10. Direct vehicular access to Highway 111', Washington Street, Avenue 47, Adams
'Street and Simon Drive from lots with frontage along Highway 1 1 1; Washington
Street, Avenue 47, Adams Street and Simon Drive are restricted, except for
those access points identified on the Tentative Parcel Map for this project, or as
otherwise conditioned in these conditions of approval.
11. 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.
12. The applicant shall cause no easement to be granted, or recorded, over any
portion of the subject property between the date of approval of the Tentative
Parcel Map and the date of recording of any Parcel Map, unless such easement
is approved by the City Engineer.
PARCEL MAPS
13. Prior to the City's approval of a Parcel Map, the applicant shall furnish accurate
AutoCAD files of the Parcel Map that was approved by the City's map checker
on a storage media acceptable to the City Engineer. Such files shall be in a
standard AutoCAD format so as to be fully retrievable into a basic AutoCAD
program.
Where a Parcel Map was not produced in an AutoCAD format, or produced in a
file that can be converted to an AutoCAD format, the City Engineer will accept
a raster -image file of such Parcel Map.
IMPROVEMENT PLANS
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.
14. 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 Section 13.24.040 (Improvement Plans), LQMC.
Resolution No. 2002-169
Conditions of Approval - FINAL
Tentative Parcel Map 30903
Washington 111, LTD
December 17, 2002
Page 6
15. The following improvement plans shall be prepared and submitted for review and
approval by the City. 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, the applicant may
be required to prepare other improvement plans not listed here pursuant to
improvements required by other agencies and utility purveyors.
A. Off -Site Street Plan: 1 " = 40' Horizontal, 1 " = 4'
Vertical
The street improvement plans shall include permanent traffic control and
separate plan sheet(s) (drawn at 20 scale) that show the meandering
sidewalk, mounding, and berming design in the combined parkway and
landscape setback area.
B. Off -Site Street Median Landscape Plan: 1 " = 20' Horizontal
C. Perimeter Landscape Plan:' 1 " = 20' Horizontal
D. On -Site Rough Grading Plan: 1 " = 40' Horizontal
E. On -Site Precise Grading Plan: 1 " = 30' Horizontal
F. Site Development Plan*: 1 " = 40' Horizontal
G. Site Utility Plan: 1 " = 40' Horizontal
*Prior to submitting the Site Development Plan for review and approval, the
applicant shall submit a site development phasing for approval.
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.
All Off -Site Plan & Profile Street Plans and Signing & Striping Plans shall show
all existing improvements for a distance of at least 200 -feet beyond the project
limits, or a distance sufficient to show any required design transitions.
"Rough Grading" plans shall normally include perimeter walls with Top Of Wall
& Top Of Footing elevations shown. All footings shall have a minimum of 1 -foot
of cover, or sufficient cover to clear any adjacent obstructions.
"Site Development" 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 current ADA requirements.
Resolution No. 2002-169
-- Conditions of Approval - FINAL
Tentative Parcel Map 30903
Washington 111, LTD
December 17, 2002
Page 7
"Site Utility" plans shall normally include all sub -surface improvements including
but not necessarily limited to sewer lines, water lines, fire protection and storm
drainage systems. The "Site Utility" plan shall have signature blocks for the
Building Official and the City Engineer.
In addition to the normal set of improvement plans, a "Site Development." plan
and a "Site Utility" plan are required to be submitted for approval by the Building
Official and the City Engineer.
16. The City maintains standard plans, detail sheets and/or construction notes for
elements of construction. For a fee, established by City Resolution, the applicant
may purchase such standard plans, detail sheets and/or construction notes from
the City.
17. The applicant shall furnish a complete set of the AutoCAD files of all approved
improvement plans on a storage media acceptable to the City Engineer. The files
shall be saved in a standard AutoCAD format so they may be fully retrievable
through a basic AutoCAD program.
At the completion of construction, and prior to the final acceptance of the
improvements by the City, the applicant shall update the AutoCAD files in order
to reflect the as -built conditions.
Where the improvement plans were not produced in a standard AutoCAD format,
or a file format that can be converted to an AutoCAD format, the City Engineer
will accept raster -image files of the plans.
IMPROVEMENT SECURITY AGREEMENTS
18. Prior to the approval the Parcel Map, the applicant shall construct all onsite and
off-site improvements and satisfy its obligations for same, or shall furnish a fully
secured and executed Subdivision Improvement Agreement ("SIA") guaranteeing
the construction of such improvements and the satisfaction of its obligations for
same, or shall agree to any combination thereof, as may be required by the City.
19. Any Subdivision Improvement Agreement ("SIA") entered into by and between
the applicant and the City of La Quinta, for the purpose of guaranteeing the
completion of any improvements related to this Tentative Parcel Map, shall
comply with the provisions of Chapter 13.28 (Improvement Security), LQMC.
Resolution No. 2002-169
Conditions of Approval - FINAL
Tentative Parcel Map 30903
Washington 111, LTD
December 17, 2002
Page 9
20. Improvements to be made, or agreed to be made, shall include the removal of any
existing structures or other obstructions which are not a part of the proposed
improvements; and shall provide for the setting of the final survey
monumentation.
When improvements are phased through a "Phasing Plan," or an administrative
approval (e.g., Site Development Permits), all off-site improvements and common
on-site improvements (e.g., backbone utilities, retention basins, perimeter walls,
landscaping and gates) shall be constructed, or secured through a SIA, prior to
the issuance of any permits in the first phase of the development, or as otherwise
approved by the City Engineer.
Improvements and obligations required of each subsequent phase shall either be
completed, or secured through a SIA, prior to the completion or the occupancy
of permanent buildings within such latter phase, or as otherwise approved by the
City Engineer.
21. Depending on the timing of the development of this Tentative Parcel Map, and
the status of the off-site improvements at the time, the applicant may be required
to:
(A) Construct certain off-site improvements.
(B) Construct additional off-site improvements, subject to the reimbursement
of its costs by others.
(C) Reimburse others for those improvements previously constructed that are
considered to be an obligation of this tentative parcel map.
(D) Secure the costs for future improvements that are to be made by others.
(E) To agree to any combination of these means, as the City may require.
In the event that any of the improvements required for this development are
constructed by the City, the applicant shall, prior to the approval of the Parcel
Map, or the issuance of any permit related thereto, reimburse the City for the
costs of such improvements.
22. If the applicant elects to utilize the secured agreement alternative, the applicant
shall submit detailed construction cost estimates for all proposed on-site and off-
site improvements, including an estimate for the final survey monumentation, for
checking and approval by the City Engineer. Such estimates shall conform to the
unit cost schedule adopted by City resolution, or ordinance.
Resolution No. 2002-169
Conditions of Approval - FINAL
Tentative Parcel Map 30903
Washington 111, LTD
December 17, 2002
Pape 0
For items not listed in the City's unit cost schedule, the proposed unit costs shall
be approved by the City Engineer.
At the time the applicant submits its detailed construction cost estimates for
conditional approval of the Parcel Map by the City Council, the applicant shall
also submit one copy each of an 8-1/2" x 11 " reduction of each page of the
Parcel Map, along with a copy of an 8-1/2" x 11 " Vicinity Map.
Estimates for improvements under the jurisdiction of other agencies shall be
approved by those agencies and submitted to the City along with the applicant's
detailed cost estimates.
23. Should the applicant fail to construct the improvements for the development, or
fail to satisfy its obligations for the development in a timely manner, the City
shall have the right to halt issuance of building permits, and/or final building
inspections, withhold other approvals related to the development of the project,
or call upon the surety to complete the improvements.
GRADING
24. The applicant shall comply with the provisions of Section 13.24.050 (Grading
Improvements), LQMC.
25. 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.
26. 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 qualified engineer or architect,
B. A preliminary geotechnical ("soils") report prepared by a qualified engineer,
and
C. A Fugitive Dust Control Plan prepared in accordance with Chapter 6.16,
(Fugitive Dust Control), LQMC.
D. An approved BMP's prepared by a qualified engineer.
All grading shall conform to the recommendations contained in the Preliminary
Soils Report, and shall be certified as being adequate by a soils engineer, or by
an engineering geologist.
Resolution No. 2002-169
Conditions of Approval - FINAL
Tentative Parcel Map 30903
Washington 111, LTD
December 17, 2002
Page 10
A statement shall appear on the Parcel Map that a soils report has been prepared
in accordance with the California Health & Safety Code § 17953.
The applicant shall furnish security, in aJorm acceptable to the City, and in an
amount sufficient to guarantee compliance with the approved Fugitive Dust
Control Plan provisions as submitted with its application for a grading permit.
27. 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.
28. Grading within the perimeter setback and parkway areas shall have undulating
terrain and shall conform with the requirements of LQMC Section 9.60.240(F)
except as otherwise modified by this condition requirement. The maximum slope
shall not exceed 3:1 anywhere in the landscape setback area, except for the back
slope (i.e. the slope at the back of the landscape lot) which shall not exceed 2:1
if fully planted with ground cover. The maximum slope in the first six (6) feet
adjacent to the curb shall not exceed 4:1 when the nearest edge of sidewalk is
within six (6) feet of the curb, otherwise the maximum slope within the right of
way shall not exceed 3:1. All unpaved parkway areas adjacent to the curb shall
be depressed one and one-half inches (1.5") in the first eighteen inches (18")
behind the curb.
29. The applicant shall minimize the differences in elevation between the adjoining
properties and the lots within this development.
Building pad elevations on contiguous interior lots shall not differ by more than
three feet except for lots that do not share a common street frontage, where the
differential shall not exceed five feet.
Building pad elevations on the rough grading plan submitted for City Engineer's
approval shall conform with pad elevations shown on the tentative map, unless
the pad elevations have other requirements imposed elsewhere in these
Conditions of Approval.
Where compliance within the above stated limits is impractical, the City may
consider alternatives that are shown to minimize safety concerns, maintenance
difficulties and neighboring -owner dissatisfaction with the grade differential.
Resolution No. 2002-169
Conditions of Approval - FINAL
Tentative Parcel Mop 30903
Washington 111. LTD
December 17, 2002
Page 11
30. Prior to any site grading or regrading that will raise or lower any portion of the
site by more than plus or minus three tenths of a foot from the elevations shown
on the Specific Plan, the applicant shall submit the proposed grading changes to
the City Staff for a substantial conformance finding review.
31. 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.
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. The
data shall be organized by lot number, and listed cumulatively if submitted at
different times.
DRAINAGE
32. The applicant shall comply with the provisions of Section 13.24.120 (Drainage),
LQMC, Engineering Bulletin No. 97.03. 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 tributary drainage area shall
extend to the centerline of adjacent public streets. The design storm shall be
either the 3 hour, 6 hour or 24 hour event producing the greatest total run off.
33. In design of retention facilities, the maximum percolation rate shall be two inches
per hour. The percolation rate will be considered to be zero unless the applicant
provides site specific data indicating otherwise.
34. Use underground drainage facilities for additional storage if the proposed
retention basins are not capable of handling the 100 year storm.
Hydrology/hydraulic calculations and design of the underground facilities shall be
reviewed and approved by the City Engineer prior to installation.
35. Nuisance water shall be retained on site and shall be disposed of in a trickling
sand filter and leach field approved by the City Engineer. The sand filter and
leach field shall be designed to contain surges of up to 3 gph/1,000 sq. ft. of
landscape area, and infiltrate 5 gpd/1,000 sq. ft.
Resolution No. 2002-169
Conditions of Approval - FINAL
Tentative Parcel Map 30903
Washington 111, LTD
December 17, 2002
Page 12
36. Storm water may not be retained in landscaped parkways or landscaped setback
lots Only incidental storm water (precipitation which directly falls onto the
setback) will be permitted to be retained in the landscape setback areas. The
perimeter setback and parkway areas in the street right-of-way shall be shaped
with berms and mounds, pursuant to Section 9.100.040(B)(7), LQMC.
37. The design of the development shall not cause any increase in flood boundaries,
levels or frequencies in any area outside the development.
38. 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.
39. Storm drainage historically received from adjoining property shall be received and
retained or passed through into the historic downstream drainage relief route.
UTILITIES
40. The applicant shall comply with the provisions of Section 13.24.1 10 (Utilities),
LQMC.
41. 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.
42. Existing overhead utility lines within, or adjacent to the proposed development,
and all proposed utilities shall be installed underground.
All existing utility lines attached to joint use 92 KV transmission power poles are
exempt from the requirement to be placed underground.
43. Underground utilities shall be installed prior to overlying hardscape. For
installation of utilities in existing improved streets, the applicant shall comply
with trench restoration requirements maintained, or required by the City Engineer.
The applicant shall provide certified reports of all utility trench compaction for
approval by the City Engineer.
Resolution No. 2002-169
Conditions of Approval - FINAL
Tentative Parcel Map 30903
Washington 111, LTD
December 17, 2002
Pape 13
STREET AND TRAFFIC IMPROVEMENTS
44. The applicant shall comply with the provisions of Sections 13.24.060 1Street
Improvements), 13.24.070 (Street Design - Generally), LQMC for public streets;
45. Streets shall have vertical curbs or other approved curb configurations that will
convey water without ponding, and provide lateral containment of dust and
residue during street sweeping operations. Unused curb cuts on any lot shall be
restored to standard curb height prior to final inspection of permanent building(s)
on the lot.
46. The applicant shall construct the following street improvements to conform with
the General Plan street type noted in parentheses.
A. OFF-SITE STREETS
1) Highway 111 from La Quinta Center Dr. to Adams Street, as required
by CALTRANS.
A) Construct an eastbound right turn lane only at Adams Street.
B) Widen the south side of the highway from La Quinta Center Drive
to Adams Street to its ultimate half street width as required by
CALTRANS. Street widening improvements shall include all
appurtenant components such as, but not limited to, street
a
pavement, curb, gutter, traffic control striping, legends, and
signs, except for street lights.
C) Install Bus Shelter per City Standard approximately 150 feet east
of La Quinta Center Drive with power and water. The applicant
shall provide perpetual water and power service at its expense.
D) Install an 8 -foot wide meandering sidewalk.
2) Adams Street from Highway 111 to Avenue 47
A) Widen the west side of the street from Highway 111 to Avenue
-- 47 to comply with Primary Arterial A street standard, unless a
future General Plan amendment leaves the street classification as
a secondary Arterial, to include, but not limited to street
pavement, curb, gutter, traffic control striping, legends, and
signs, except for street lights.
Resolution No. 2002.169
Conditions of Approval - FINAL
Tentative Parcel Map 30903
Washington 111. LTD
December 17, 2002
Page 14
B) Install an 8 -foot wide sidewalk.
3) Washington Street from Simon Drive to Avenue 47 (Augmented Major
Arterial, 132 foot R/W)
A) Widen the east side of the street from Simon Drive to Avenue 47
to comply with the Augmented Major street standard, unless the
future General Plan amendment changes the street classification,
to include but not limited to, curb, gutter, traffic control striping,
legends, and signs, except for street lights.
B) Construct the median with approved landscaping and provide left
turn pockets for the southbound traffic at the southerly driveway.
C) Install Bus Shelter per City Standard approximately 150 feet
north of Avenue 47 with power and water. The applicant shall
provide perpetual water and power service at its expense.
D) Install an 8 -foot wide meandering sidewalk.
4) Avenue 47 from Washington Street to Adams Street
A) Repair, replace, any broken, altered or missing sidewalk, curb.
And gutter
B) Reimburse the developer, Spanos, 50% for those improvements
installed on the north side of the centerline at Avenue 47.
5) Traffic Signal
A) At Adams Street
1. A traffic signal at Avenue 47 shall be installed when
warrants are met. The developer shall pay 50% of the cost
to design and install the traffic signal.
B) Highway 111
1. At Adams Street intersection
Resolution No. 2002-169
Conditions of Approval - FINAL
Tentative Parcel Map 30903
Washington 111, LTD
December 17, 2002
Pogo 15
A. Optical receivers on both the eastbound and
westbound traffic shall be relocated to the southwest
corner of this intersection.
B. The Applicant shall modify the traffic signal as needed
to accommodate the new street improvement.
2. At La Quinta Drive intersection
A. Optical receivers for westbound traffic shall be
relocated to the southwest corner of this intersection.
B. The Applicant shall modify the traffic signal phasing
according to the traffic study.
3. Washington Street.
A. Applicant shall modify the traffic signal phasing
according to the traffic study.
B) Washington Street at Avenue 47
Reimburse the developer, Spanos, 25% of the cost for the design
and construction of the traffic signalization at Washington street
and Avenue 47.
47. The meandering sidewalk shall have an arrhythmic horizontal layout that utilizes
concave and convex curves with respect to the curb line that either touches the
back of curb or approaches within five feet of the curb at intervals not to exceed
250 feet. The sidewalk curvature radii should vary between 50 and 300 feet,
and at each point of reverse curvature, the radius should change to assist in
creating the arrhythmic layout. The sidewalk shall meander 25 feet into the
landscape setback lot and at intervals not to exceed 250 feet.
48. 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:
Resolution No. 2002.169
Conditions of Approval - FINAL
Tentative Parcel Map 30903
Washington 111, LTD
December 17, 2002
Page 16
Residential
Collector
Secondary Arterial
Primary Arterial
Major Arterial
Augmented Major Arterial
3.0"
a.c./4.50" c.a.b.
4.0"/5.00"
4.0"/6.00"
4.5"/6.00"
5.5"/6.50"
5.5"/6.50"
or the approved equivalents of alternate materials.
49. General access points shall be a minimum of 250 feet apart measured
between curb returns, and turning movements of traffic are limited to the
following:
A. Entries at Highway 111: Driveways shall be restricted to right turn
in and right turn out only, except at existing signalized entries.
B. Entries at Avenue 47: Full access turns are allowed. The second
driveway from Washington Street shall be moved to meet the
minimum 250 foot spacing between driveway approaches measured
at curb returns.
C. Entries at Washington Street:
1) At Simon Drive: Shall be restricted to right turn in, right turn put, and
left turn in. Left turn out is prohibited.
2) South driveway shall be restricted to right turn in, right turn out, and
left turn in only. Left turn out is prohibited.
3) The north driveway shall be restricted to right turn in and right turn out
only.
D. Entry at Adams Street: Driveway shall be restricted to right turn in and
right turn out only. There shall be a minimum 250 foot spacing
between the drive way approach and the intersection at Avenue 47
measured at the curb returns.
E. Entries at Simon Drive: Full access turn is allowed.
Resolution No. 2002-169
Conditions of Approval - FINAL
Tentative Parcel Map 30903
Washington 111, LTD
December 17, 2002
Pape 17
50. Improvements shall include appurtenances such as traffic control signs, markings
and other devices, raised medians if required, street name signs and sidewalks.
Mid -block street lighting is not required.
51. Improvements shall be designed and constructed in accordance with City adopted
standards, supplemental drawings and specifications, or as approved by the City
Engineer. Improvement plans for streets, and parking areas shall be stamped and
signed by qualified engineers.
52. Standard corner cut-backs shall conform to Riverside County Standard Drawings
#805, unless otherwise approved by the City Engineer.
53. The applicant shall extend improvements beyond the subdivision boundaries to
ensure they safely integrate with existing improvements.
LANDSCAPING
54. The applicant shall comply with Sections 13.24.130 (Landscaping Setbacks) &
13.24.140 (Landscaping Plans), LQMC.
55. The applicant shall provide landscaping in the required setbacks, retention basins,
common lots and park areas.
56. Landscape and irrigation plans for landscaped lots and setbacks, medians,
retention basins, and parks shall be signed and stamped by a licensed IandsGape
architect.
The applicant shall submit the landscape plans for approval by the Community
Development Department (CDD), prior to plan checking by the Public Works
Department. When plan checking has been completed by CDD, the applicant
shall obtain the signatures of CVWD and the Riverside County Agricultural
Commissioner, prior to submittal for signature by the City Engineer,
NOTE: Plans are not approved for construction until signed by the City Engineer.
57. Landscape areas shall have permanent irrigation improvements meeting the
requirements of the City Engineer. Use of lawn areas shall be minimized with no
lawn, or spray irrigation, being placed within 18 inches of curbs along public
streets.
Resolution No. 2002-169
Conditions of Approval - FINAL
Tentative Parcel Map 30903
Washington 111, LTD
December 17, 2002
Page 1 a
PUBLIC SERVICES
58. The applicant shall provide public transit improvements as required by SunLine
Transit Agency and approved by the City Engineer.
QUALITY ASSURANCE
59. The applicant shall employ construction quality -assurance measures that meet
with the approval of the City Engineer.
60. The applicant shall employ, or retain, qualified engineers, surveyors, and such
other appropriate professionals as are required to provide the expertise with
which to prepare and sign accurate record drawings, and to provide adequate
construction supervision.
61. The applicant shall arrange for, and bear the cost of, all measurements, sampling
and testing procedures not included in the City's inspection program, but which
may be required by the City, as evidence that the construction materials and
methods employed comply with the plans, specifications and other applicable
regulations.
62. Upon completion of construction, the applicant shall furnish the City with
reproducible record drawings of all improvement pians which were approved by
the City. Each sheet shall be clearly marked "Record Drawing," "As-Buift" or
"As -Constructed" 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 AutoCAD or raster -image files previously submitted to the City, revised
to reflect the as -built conditions.
MAINTENANCE
63. The applicant shall comply with the provisions of Section 13.24.160
(Maintenance), LQMC.
64. The applicant shall make provisions for the continuous and perpetual maintenance
of all private on-site improvements, perimeter landscaping, access drives, and
sidewalks.
Resoiutbn No. 2002-169
Conditions of Approval - FINAL
Tentative Parcel Map 30903
Washington 111, LTD
December 17, 2002
Page 19
FEES AND DEPOSITS
65. The applicant shall comply with the provisions of Section 13.24.180 (Fees and
Deposits), LQMC. These fees include all deposits and fees required by the City
for plan checking and construction inspection. Deposits and fee amounts shall
be those in effect when the applicant makes application for plan check and
permits.
66. Permits issued under this approval shall be subject to the provisions of the
Development Impact Fee Program in effect at the time of issuance of building
permit(s).
FIRE MARSHALL
67. Approved super fire hydrants, shall be located not less than 25 feet nor more
than 165 feet from any portion of the buildings as measured along vehicular
travel ways.
68. Blue dot reflectors shall be placed in the street 8 inches from centerline to the
side that the fire hydrant is on, to identify fire hydrant locations.
69. The water mains shall be capable of providing a potential fire flow of 4000 gpm
and the actual fire flow from any two adjacent hydrants shall be 2000 gpm for
a 4 -hour duration at 20 -psi residual operating pressure.
70. Building plans shall be submitted to the Fire Department for plan review to run
concurrent with the City plan check.
71. Water plans for the fire protection system (fire hydrants, etc.) shall be
submitted to the Fire Department for approval prior to issuance of a building
permit.
72. City of La Quinta ordinance requires all commercial buildings 5,000 sq. ft. or
larger. to be fully sprinkled. NEPA 13 Standard. Sprinkler plans will need to be
submitted to the Fire Department.
-- 73. Any operation that produces grease -laden vapors will require a Hood/duct system
for fire protection. (Restaurants, drive-thru's, etc.)
Resolution No. 2002-169
Conditions of Approval - FINAL
Tentative Parcel Map 30903
Washington 111, LTD
December 17, 2002
Page 20
74. The required water system, including fire hydrants, shall be installed and
accepted by the appropriate water agency prior to any combustible building
material being placed on an individual lot.
75. The applicant or developer shall prepare and submit to the Fire Department for
approval, a site plan designating required fire lanes with appropriate lane
painting and/or signs. Streets shall be a minimum 20 feet wide with a height
of 13"6" clear and unobstructed.
76. Install a KNOX key box on each commercial building and/or suite. (Contact the
fire department for an application)
77. Install portable fire extinguishers as required by the California Fire Code and in
accordance with NFPA 10.
RESOLUTION NO. 2002-170
A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF
LA QUINTA, CALIFORNIA, APPROVING A DEVELOPMENT
PLANS FOR FIVE COMMERCIAL BUILDINGS
CASE NO.: SITE DEVELOPMENT PERMIT 2002-751
WASHINGTON 111, LTD
WHEREAS, the City Council of the City of La Quinta did on the 17th day
of December, 2002, hold a duly noticed public hearing to consider the request of
Washington 111, LTD for approval of development plans for five commercial buildings
within a planned commercial center by means of a Specific Plan (SP 2002-087-011
Amendment No.4), Conditional Use Permit (CUP 2002-072), Parcel Map (TPM 30903),
and a Site Development Permit (SDP) 2002-751, collectively "the Project" generally
bounded by Highway 1 1 1, Avenue 47, Washington Street and Adams Street, more
particularly described as:
A.P.N.'S 643-020-017, 643-020-018, 643-020-022, 643-020-023,
and 643-090-016
WHEREAS, the Planning Commission of the City of La Quinta did on the
26th day of November, 2002, hold a duly noticed public hearing to consider the
request of Washington 1 1 1, LTD for approval of development plans for five
commercial buildings within a planned commercial center by means of a Specific Plan
(SP 2002-087-011 Amendment No.4), Conditional Use Permit (CUP 2002-072), Parcel
Map (TPM 30903), and a Site Development Permit (SDP) 2002-751, collectively "the
Project" generally bounded by Highway 1 1 1, Avenue 47, Washington Street and
Adams Street.
WHEREAS, the Architecture and Landscape Review Committee of the
City of La Quinta did on the 6th day of November, 2002, hold a duly noticed public
meeting to consider a request for development plans for five commercial buildings
within a planned commercial center by means of a Site Development Permit (SDP)
2002-751; and
WHEREAS, said Site Development Permit has complied with the
requirements of "The Rules to Implement the California Environmental Quality Act of
1970" as amended (Resolution 83-68), in that the Community Development
Department has conducted an Initial Study (Environmental Assessment 2002-459),
and determined that the proposed Site Development Permit will not have a significant
impact on the environment and a Mitigated Negative Declaration of Environmental
Impact is recommended for certification; and,
Resolution No. 2002-170
Site Development Pernik 2002-759
Washington 111, LTD
Adopted: December 17, 2003
Page 2
WHEREAS, at said public hearing upon hearing and considering all
testimony and arguments, if any, of all interested persons desiring to be heard, said
Planning Commission did find the following facts and reasons to justify the
recommendation for approval of the Site Development Permit:
1. The project is consistent with the General Plan in that the property proposed for
the commercial project is designated as Regional Commercial.
2. This project has been designed to be consistent with the provisions of the
Zoning Code, or amended as allowed in the applicable Specific Plan.
3. Processing and approval of this project is in compliance with the requirements
of the California Environmental Quality Act in that the La Quinta Community
Development Department has determined that this site Development Permit will
not have a significant impact on the environment and a Mitigated Negative
Declaration of environmental impact has been certified.
4. The site design of the project is appropriate for the use in that it has been
designed with the appropriate parking and vehicular access, and provided with
adequate landscaping.
NOW, THEREFORE, BE IT RESOLVED by the City Council of the City of
La Quinta, California, as follows:
1. That the above recitations are true and correct and constitute the findings of the
City Council in this case.
2. That it does hereby approve of the above-described Site Development Permit
request for the reasons set forth in this Resolution, subject to the attached
conditions.
PASSED, APPROVED and ADOPTED at a regular meeting of the La Quinta
City Council held on this 17th day of December, 2002, by the following vote to wit:
AYES: Council Members Henderson, Osborne, Perkins, Sniff, Mayor -Adolph
NOES: None
ABSENT: None
ABSTAIN: None
Resolution No. 2002-170
She Development Pennk 2002-759
Washington 111, LTD
Adopted: December 17, 2003
Page 3
DON ADOLPH, Wayor
City of La Quinta, California
ATTEST:
J . GREEK, CMC, City Clerk
City of La Quinta, California
(CITY SEAL)
APPROVED AS TO FORM:
M'KkTHEINE JENSOhj,,Qty Attorney
City of La Quinta, California
RESOLUTION NO. 2002-170
CONDITIONS OF APPROVAL -FINAL
SITE DEVELOPMENT PERMIT 2002-751
WASHINGTON 111, LTD
DECEMBER 17, 2002
GENERAL
1. The applicant agrees to defend, indemnify, and hold harmless the City of La
Quinta (the "City"), its agents, officers and employees from any claim, action or
proceeding to attack, set aside, void, or annul the approval of this Site
Development Permit. The City shall have sole discretion in selecting its defense
counsel.
The City shall promptly notify the developer of any claim, action or proceeding
and shall cooperate fully in the defense.
2. Prior to the issuance of any permit by the City, the applicant shall obtain the
necessary permits and/or clearances from the following agencies:
• Fire Marshal
-- Public Works Department (Grading Permit, Improvement Permit)
• Community Development Department
• Riverside Co. Environmental Health Department
• Desert Sands Unified School District
• Coachella Valley Water District (CVWD)
• Imperial Irrigation District (IID)
• California Water Quality Control Board (CWQCB)
• SunLine Transit Agency
The applicant is responsible for all requirements of the permits and/or clearances
from the above listed agencies. When the requirements include approval of
improvement plans, the applicant shall furnish proof of such approvals when
submitting the improvement plans for City approval.
3. The applicant shall comply with applicable provisions of the City's NPDES
stormwater discharge permit, Sections 8.70.010 et seq. (Stormwater
Management and Discharge Controls), and 13.24.170 (Clean Air/Clean Water),
LQMC; Riverside County Ordinance No. 457; and the State Water Resources
Control Board's Order No. 99-08-DWQ .
A. For construction activities including clearing, grading or excavation of land
that disturbs five (5) acres or more of land, or that disturbs less than five
(5) acres of land, but which is a part of a construction project that
encompasses more than five (5) acres of land, the Permitee shall be required
to submit a Storm Water Pollution Protection Plan ("SWPPP").
Resolution No. 2002.170
Conditions of Approval - FINAL
Site Development Permit 2002-751
Washington 111, LTD
December 17, 2002
Page 2
B. The applicant's SWPPP shall be approved by the City Engineer prior to any
on or off-site grading being done in relation to this Site Development Permit.
C. 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.
D. The applicant's SWPPP shall include provisions for all of the following Best
Management Practice ("BMPs"), 8.70.020 (Definitions), LQMC:
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.
E. 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.
F. The approved SWPPP and BMPs shall remain in effect for the entire duration
of project construction until all improvements are completed and accepted
by the City.
PROPERTY RIGHTS
4. The Applicant shall comply with the Conditions of Approval for Property Rights
set forth under Parcel Map 30903.
PARCEL MAP
5. The Applicant shall comply with the Conditions of Approval for Parcel Map set
forth under Parcel Map 30903.
IMPROVEMENT PLANS
6. The Applicant shall comply with the Conditions of Approval for Improvement
Plans set forth under Specific Plan No. 87-011 Amendment No.4.
Resolution No. 2002-170
Conditions of Approval - FINAL
Site Development Permit 2002-751
Washington 111, LTD
December 17, 2002
Page 3
7. Prior to submitting the Site Development plan for review and approval, the
applicant will submit a site development phasing for approval.
OFF-SITE IMPROVEMENT SECURITY AGREEMENT
8. The Applicant shall comply with the Conditions of approval for Off-site
Improvement Security Agreement set forth under Parcel Map 30903.
GRADING
9. The Applicants shall comply with the Conditions of Approval for Grading set forth
under Specific Plan No. 87-011 Amendment No. 4.
DRAINAGE
10. The Applicant shall comply with the Conditions of Approval for Drainage set forth
under Specific Plan No. 87-011 Amendment No.4.
UTILITIES
11. The Applicant shall comply with the Conditions of Approval for Utilities set forth
under Specific Plan No. 87-011 Amendment No. 4.
STREET AND TRAFFIC IMPROVEMENTS
12. The Applicant shall comply with the Conditions of Approval for Street and Traffic
Improvements set forth under Specific Plan No. 87-011 Amendment No. 4.
PARKING LOTS and ACCESS POINTS
13. The Applicant shall comply with the Conditions of Approval for Parking Lots and
Access points set forth under Specific Plan No. 87-011 Amendment No. 4.
LANDSCAPING
14. The Applicant shall comply with the Conditions of Approval for Landscaping set
forth under Specific Plan No. 87-011 Amendment No. 4.
Resolution No. 2002-170
Conditions of Approval - FINAL
Site Development Permit 2002-751
Washington 111, LTD
December 17, 2002
Page 4
QUALITY ASSURANCE
15. The applicant will employ construction quality -assurance measures that meet
with the approval of the City Engineer.
16. The applicant will employ, or retain, qualified engineers, surveyors, and such or
other appropriate professionals as are required to provide the expertise with
which to prepare and sign accurate record drawings, and to provide adequate
construction supervision.
17. The applicant will arrange for, and bear the cost of, all measurements, sampling
and testing procedures not included in the City's inspection program, but which
may be required by the City, as evidence that the construction materials and
methods employed comply with the plans, specifications and other applicable
regulations.
18. Upon completion of construction, the applicant will furnish the City with
reproducible record drawings of all improvement plans which were approved by
the City. Each sheet shall be clearly marked "Record Drawing," "As -Built" or
"As -Constructed" 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 AutoCAD or raster -image files previously submitted to the City, revised
to reflect the as -built conditions.
MAINTENANCE
19. The applicant shall comply with the provisions of Section 13.24.160
(Maintenance), LQMC.
20. The applicant shall make provisions for the continuous and perpetual maintenance
of all private on-site improvements, perimeter landscaping, access drives, and
sidewalks,
FEES AND DEPOSITS
21. The applicant shall comply with the provisions of Section 13.24.180 (Fees and
Deposits), LQMC. These fees include all deposits and fees required by the City
_for plan checking and construction inspection. Deposits and fee amounts shall
be those in effect when the applicant makes application for plan check and
permits.
1
Resolution No. 2002-170
Conditions of Approval - FINAL
Site Development Permit 2002-751
Washington 111. LTD
December 17, 2002
Page 5
22. Permits issued under this approval shall be subject to the provisions of the
Development Impact Fee program in effect at the time of issuance of building
permit(s).
23. Prior to completion of any approval process, the developer has to pay Spanos
50%f or the cost incurred in completing the north side portion of Avenue 47, and
25% for the design and installation of the traffic signal at Washington Street and
Avenue 47.
FIRE MARSHALL
24. Approved super fire hydrants, shall be located not less than 25 feet nor more
than 165 feet from any portion of the buildings as measured along vehicular
travel ways.
25. Blue dot reflectors shall be placed in the street 8 inches from centerline to the
side that the fire hydrant is on, to identify fire hydrant locations.
26. Fire Department connections shall be not less than 25 feet nor more than 50 feet
from a fire hydrant and shall be located on the street side of the buildings.
27. The water mains shall be capable of providing a potential fire flow of 4000 gpm
and the actual fire flow from any two adjacent hydrants shall be 2000 gpm for
a 4 -hour duration at 20 -psi residual operating pressure. This flow is based on
the largest building size at 126,000-Z ft.
28. Building plans shall be submitted to the Fire Department for plan review to run
concurrent with the City plan check.
29. Water plans for the fire protection system (fire hydrants, FDC, etc.) shall be
submitted to the Fire Department for approval prior to issuance of a building
permit.
30. City of La Quinta ordinance requires all commercial buildings 5,000 sq, ft. or
larger to be fully sprinkled. NFPA 13 Standard. Sprinkler plans will need to be
submitted to the Fire Department.
31. The required water system, including fire hydrants, shall be installed and
accepted by the appropriate water agency prior to any combustible building
material being placed on an individual lot.
Resolution No. 2002.170
Conditions of Approval - FINAL
Site Development Permit 2002.751
Washington 111, LTD
December 17, 2002
Page 6
32. Fire Department street access shall come to within 150 feet of all portions of the
1 s`. floor of all buildings, by path of exterior travel.
33. Any commercial operation that produces grease -laden vapors will require a
Hood/duct system for fire protection. (Restaurants, drive-thru's, etc.)
34. The applicant or developer shall prepare and submit to the Fire Department for
approval, a site plan designating required fire lanes with appropriate lane
painting and/or signs. Streets shall be a minimum 20 feet wide with a height
of 13"6" clear and unobstructed.
35. Install a KNOX key box on each commercial suite and/or building. (Contact the
fire department for an application)
36. Install portable fire extinguishers as required by the California Fire Code.
MISCELLANEOUS
37. Prior to issuance of a building permit, a more complete description of Item K
"Architectural Detail" in the Materials Palette is required.
38. Prior to issuance of a building permit, eliminate all wall banners from all
architectural elevations and from the color and material board.
39. Prior to approval of a precise grading plan, landscaping calculations equal to five
percent of the net project area shall be provided within parking areas per Zoning
Code section 9.100.040. The landscape plan site plan for the parking areas shall
be approved by the Community Development Department Director.
40. The Target Building shall have a vertical average height of 35 feet up to 40 feet;
and work with staff to design variations in color or materials on the midsection
of the front of the building.
41. A vestibule shall be added to the entrance of the Target building.
42. Additional articulation shall be added around the door on the front elevation of
the Target building.