SP 1987-011 Washington Square (2001) Amendment 31
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1.78 AC RETAIL/OFFICE SITE
F..Vj--WVA
WASHINGTON SQUARE
MWOR SPECIFIC PLAN AMENDMENT # I
CITY OF LA 1INTA
&-P—rQMd by_.
Manning Cornrni!C!;inn
Q_�itsi COuncil
0 Cammuni
,Initials
Case No. SP . -off, AMV*3
Exhibit._
"Ith Condition-,
D G I VI E
AUG 102001
crry OF LAQUINTA
.... I. . . ^ — m A rnT R A r, 11 IT
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1.78 AC RETAIL/OFFICE SITE
AVE 47
WASHINGTON SQUARE
SPECIFIC PLAN AMENDMENT #
CITY OF LA QUINTA
WASHINGTON SQUARE
MINOR SPECIFIC PLAN AMENDMENT #
PREPARED FOR:
THE CITY OF LA QUINTA, CALIFORNIA
APPLICANT:
TOM LATHROP
72-912 WILLOW STREET
PALM DESERT, CA. 92260
PH: (760) 346-5020 FAX (760) 346-3182
PREPARED BY:
MCGEE SURVEYING, INC.
CIVIL ENGINEERING SURVEYING
79-301 COUNTRY CLUB DR SUITE 102
BERMUDA DUNES, CA. 92201
(760) 345-3828
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TABLE OF CONTENTS
1 INTRODUCTION
COPY NUMBER
1.1
EXECUTIVE SUMMARY
1.1.1
VICINITY MAP
1.2
GENERAL PLAN CONSISTENCY
1.3
ZONING AND DEVELOPMENT RELATIONSHIP
2
DEVELOPMENT PLAN
2.1
PROJECT DESCRIPTION
2.1.1
PROJECT SITE
2.2
SITE/LAND USE PLAN
2.3
UTILITIES
3
DRAINAGE/FLOOD CONTROL
3.1
HYDROLOGY
3.2
ONSITE RETENTION
4
UTILITIES
4.1
SEWER PLAN
4.2
WATER PLAN
4.3
ELECTRICAL PLAN
4.4
OTHER UTILITIES
5
DESIGN GUIDELINES
5.1
GENERAL ARCHITECTURAL AND LANDSCAPE THE,E
5.2
GENERAL PROJECT DATA
5.3
BUILDING MATERIALS AND STANDARDS
5.4
COLORS
5.5
ROOFS
5.6
LANDSCAPE MATERIALS AND STANDARDS
5.7
DESIGN GUIDELINES
APPENDIX "A"
APPENDIX "B"
APPENDIX «C"
SITE PLAN
ZONING MAP
SITE PHOTOS
I INTRODUCTION
1.1 Executive Summary
This minor amendment to the Washington Square specific plan is organized into five
sections. This minor amendment covers an existing 1.78 Ac Site located at the south east
corner of the Washington specific plan area.
Section I - Introduction; Provides an overview of the document, the project and the
process.
Section II - Development Plan; Provides a project description including a description of
the Site, Site Plan, Land Use, Architecture, Landscaping and Utilities.
Section III - Drainage/Flood Control; Provides an overview of the Site Surface Hydrology
and Onsite Retention requirements.
Section IV - Utilities; Provides an overview of the existing Utilities serving the project site.
Section V - Design Guidelines; Provides an overview of the General Architectural and
Landscape theme, Colors, Roof Materials, and Landscape Standards.
1.2 General Plan Consistency
The addition of the proposed property into the Washington Square Specific Plan and
its subsequent development is intended to carry out the goals and policies contained
in the City of La Quinta General Plan in an orderly and attractive fashion.
Development of the property will be consistent with both the Washington Square
Specific Plan and the provisions of the La Quinta General Plan.
1.3 Zoning and Development Relationship
The proposed development is consistent with the development guidelines for the
Washington Specific Plan and with existing zoning on the property.
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WASHINGTON SQUARE
COMMERCIAL MULTIUSE CENTER
LA QUINTA, CALIFORNIA
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2 DEV'ELOPAMNI PLAN
2.1 Project Description
The proposed project consists of 1.78 Acres of vacant desert land located at the
southeast corner of the Washington Square Specific plan area off 47`h Ave. and
Adams with the entire northerly boundary of the site abutting the Washington
Specific Plan area. The project consists of a two-story retail/office building and
associated site improvements.
1 2. 1.1 Project Site
The project site presently consists of vacant land, there are not structures on the site.
Surrounding land uses (to the north) include Washington Square, residential uses (to
the south) a CVWD well site (to the east) and vacant land (to the west).
' The site topography is marked by a gentle slope from the northeast corner to the
southwest corner with a total relief of only four feet.
' An additional four -foot of relief is provided in the form of a retention basin that is
located at the Northeast corner of the property.
Site vegetation consists of a sparse coverage of creosote bushes, small brush and grass
typical of the desert environment. Animal presence on site is low due to the sparse
I vegetation and lack of water.
2.2 Site/Land Use Plan
The site consists of 1.78 Acres with a two-story General Retail/Office Building
proposed. A total of 23,466 s.f. of leaseable space is planned with the ground floor
comprising of 14,237 s.f. of retail use and 1,933 of wholesale and the 2nd floor
comprising 7,296 s.f. of office space.
Onsite covered and uncovered parking is proposed. Onsite parking will comply with
section IV.C.8 and Tables IV -2,3,4,5 of the Washington Square Specific Plan. A
single access to the site is proposed from 47"' Ave. at the southwest corner. See site
plan in Appendix "A". A total of 102 parking spaces are proposed with 11 spaces
being covered. A future access to the property north of our site is provided.
1 2.3 Utilities
All utilities to serve the project are available from the Avenue 47 frontage of the
property. For specific utility information see section 4 of this plan.
DRAINAGE/FLOQD CONTROL
3.1 Hydrology
According to the Flood Insurance Rate Map (Firm) for the project site this area lies
within Zone "C". Zone "C" indicates areas subject to minimal flooding. No direct
runoff from this site is anticipated, as City of La Quinta design guidelines require
onsite retention of the 100 year storm.
3.2 Onsite Retention
Based upon City of La Quinta engineering design guidelines a retention basin (or
basins) will be incorporated into the design of the site. The basin shall be designed for
the 100 year 3 -hour storm. The basin is anticipated to be located in the northwest
corner of the site.
Onsite runoff will be directed to the proposed retention basin via a combination of
surface flow and underground drainage system.
As an existing basin currently exists on the site, an attempt will be made to partially
utilize the existing basin.
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ILITI` M
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4.1 Sewer Plan
Sewage collection and treatment facilities are provided by Coachella Valley Water
District.
The project site is served by an existing 8" mainline in Avenue 47 with a 6" service
lateral stubbed out to the property at the southeast corner of the property.
4.2 Water Plan
Water service to the site is provided by Coachella Valley Water District. The site is
served by an existing well site located at the easterly well site located at the easterly
property boundary and by transmission mains.
' The project site is served by an existing 18" main and a 2" service has been provided
to the property. Additionally a fire hydrant exists on Avenue 47 to serve the site.
As apart of the project development an additional water service for landscape
purposes will need to be installed along with a fire service to accommodate
sprinklering of the proposed retail/ office building.
4.3 Electrical Plan
Electricity in the project area is provided by the power division of the Imperial
Irrigation District (IID). Existing facilities are considered adequate to serve existing
and future development in the area. Electrical service to the site will be taken from
Avenue 47 with an onsite transformer proposed to serve the proposed retail/office
building.
4.4 Other Utilities
1 Telephone service to the project area is provided by General Telephone (GTE).
Service to the project will be taken from Avenue 47. Natural Gas service to the
project is provided by Southern California Gas Company. Service to the project will
be taken from Avenue 47. Solid waste disposal service to the project is provided by
Palm Desert Waste Management.
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' 5 DESIGN GUIDELINES
' 5.1 General Architectural and Landscape Theme
The general architectural theme for the project will be consistent with the Washington
1 Square Specific Plan. The architectural vocabulary will provide a positive visual image from
Ave 47 through the use of colorful and distinctive elements. Specific design elements for the
project will conform to Section VI.A2 of the Washington Square Specific plan.
The general landscape theme will provide structure and identity to the overall project. The
Landscape theme recognizes the need to conserve water and energy and the use of plants
that do well in a hot dry climate. The landscape therefore proposes the use of drought
tolerant plants as well as other plants that are native or naturalized to the area.
' The landscape theme will be consistent with the Washington Square Specific Plan as
outlined in Section VI.B3. The street scene along Ave. 47 will conform to Figure V1-2 of the
Washington Square Specific Plan.
t5.2 General Project Data
The project site is comprised of 1.78 Acres. The building will be 25,240 s.f. with 1,774 s.f. of
common area storage, meter rooms, elevator area and a common restroom on the second
floor, leaving 23,466 s.f. of leaseable space. The ground floor will consist of 14,237 s.f. of
retail and 1,933 s.f. of Wholesale. The 2nd floor will be 7,296 s.f. of office space. The
proposed building will be sprinklered.
The maximum building height proposed for the project is 38.0 feet. Building set backs are
proposed at a 20' front side back from 47`'' Ave. and a 10' side set back from the easterly
property line.
1 A total of 102 parking spaces is proposed for the project with 11 spaces being covered.
Parking requirements are based upon parking ratios of 1 space/249 s.f. for office space, 1
' space/200 s.f. for retail and 1 space/ 1000 for wholesale use. The 11 covered spaces exceeds
the City's required 30% of office space parking be covered. All parking spaces conform to
the City of La Qunita General Plan and include a 26' aisle width for two-way traffic with
19' stalls.
Landscape areas for the project allow for 5' landscaped areas on the northerly and easterly
property lines and a minimum of 10' along the property frontage.
Landscaping for the project provides for 7,300 s.f. in the parking area which exceeds the
required 3,500 s.f. and also provides 7,750 s.f. in non -parking areas which exceeds the
required 3,500. s.f.
5.3 Building and Materials Standards
Building materials utilized on the project will comply with the applicable building and city
codes with the building materials conforming to the Washington Square Specific Plan.
5.4 Colors
The colors to be utilized for the proposed building will be consistent with the color schemes
for the Washington Square Specific Plan.
5.5 Roofs
Rooflines and roofing materials will be consistent with the Section IV.A2 of the Washington
Square Specific Plan.
5.6 Landscape Materials and Standards
Landscape materials utilized on the project will apply with the applicable building and city
codes. Landscape materials and standards will conform to Section I.V.B.3 of the
Washington Square Specific Plan.
5.7 Design Guideline
Design guidelines for the project will be consistent with the applicable sections of the
Washington Square Specific Plan.
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1 APPENDIX "A"
SITE PLAN
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I APPENDIX "B"
ZONING MAP
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RESIDENTIAL
RVL Very Low Density Residential
RL Low Density Residential
Cove Residential
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APPENDIX "C"
SITE PHOTOGRAPHS
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