SP 2002-062 Jefferson Square (2004)CITY OF LA QUINTA
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JEFFERSON SQUARE
SPECIFIC PLAN
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MARINITA DEVELOPMENT COMPANY
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,Ylanning Commission a3 �=- DESIGN TEAM:
City Council ° D
O Community Dev. Dept. UDEK & ASSOCIATES, INC.
Initials NADEL ARCHITECTS, INC.
Case No. SQ vI `6(P-1- - CHARLES TROWBRIDGE & ASSOCIATES
Ex ibit
Ex
Conditions JANUARY 2004
(Revised)
Jefferson Square
Specific Plan
Prepared for:
Marinita Development Company
3835 Birch Street
Newport Beach, California 92660
Prepared by:
Dudek & Associates, Inc.
75-150 Sheryl Avenue, Suite C
Palm Desert, California 92211
Nadel Architects, Inc.
3080 Bristol Street
Costa Mesa, California 92626
Charles Trowbridge & Associates
1599 Superior Avenue, Ste. B-5
Costa Mesa, California 92627
Revised
January 20, 2004
City Council
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TABLE OF CONTENTS
I. INTRODUCTION................................................................ 1
A. AUTHORITY AND SCOPE ........................................... 1
B. PURPOSE AND INTENT ............................................. 1
C. DOCUMENT ORGANIZATION ....................................... 1
D. PROJECT LOCATION ..................... , ................... - - .... 1
l E. PROJECT OVERVIEW ..................................... 4
I F. REQUIRED FINDINGS .................................... 5
II.
PROJECT SETTING ........................................ . .. _ .............
6
A. EXISTING GENERAL PLAN AND ZONING ............................
6
B. EXISTING SITE CHARACTERISTICS ..................... _ ...........
12
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1_
C. SURROUNDING LAND USE ............. . ..........................
12
III.
PROJECT MASTER PLANS ......................................................
12
1
A. SITE PLAN .......................................................
12
B. PHASING PLAN ...................................................
16
C. LANDSCAPE PLAN.... -. . ...... .......... .......
18
D. CIRCULATION PLAN ..............................................
18
E. GRADING PLAN ..................................................
22
F. DRAINAGE PLAN ..........,.. ....................................
22
G. SEWER PLAN .....................................................
22
H. WATER PLAN ....................................................
25
I. OTHER UTILITY PLANS ...........................................
25
! IV.
DEVELOPMENT REGULATIONS .................................. , ..............
26
A. PRINCIPAL USES PERMITTED ......................................
26
B. PROPERTY DEVELOPMENT STANDARDS ...........................
26
V.
DESIGN GUIDELINES...........................................................
27
I
A. ARCHITECTURAL GUIDELINES .......... . . .. . . . . . . . . ..............
27
B. SIGN GUIDELINES ................................................
33
C. LIGHTING GUIDELINES ....................... ..............
34
D. LANDSCAPE GUIDELINES .........................................
34
VI
OPERATIONAL GUIDELINES ........ ............................................
35
A. HOURS OF OPERATION ............................................
35
B. TRANSPORTATION DEMAND MANAGEMENT ..... . .................
35
C. MAINTENANCE...................................................
35
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LaessoGs^tires January, 2004 - Page I
SPECIFIC PLAN Jefferson Square
I LIST OF FIGURES
Figure 1, Regional Location Map ...... .....................-................
............... 2
Figure 2, Vicinity Map...................................................................
3
Figure 3, Existing Land Use Designations ................................
. ................... 8
Figure 4, Existing Site Conditions.........................................................
13
Figure 5, Site Plan......................................................................
14
Figure 6, Land Use Plan.................................................................
15
Figure7, Phasing Plan ........... .--- ........ .................-,...,....-.............
17
Figure 8, Conceptual Landscape Plan .......................................................
19
Figure 9, Circulation Plan................................................................
20
Figure 10, Conceptual Grading & Drainage Plan ........ ......................................
23
Figure 11, Conceptual Utility Plan .............................. - _ - -
- - ..... - _ - _ _ - . - - - .... - . 24
Figure 12, Market Area - Front Elevations ...................................................
28
Figure 13, Market Area - Side & Rear Elevations .... . ..... . . . . . -- ...
................ —.— 29
Figure 14, Typical Building Elevation for Pads B & C .........................................
30
LIST OF TABLES
Table 1, Site Plan Compliance............................................................. 4
Table 2, Land Use Summary .............................................................. 16
January, 2004 - Page ii
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SPECIFIC PLAN Jefferson Square
I. INTRODUCTION
A. AUTHORITY AND SCOPE
Section 65450 ofthe California Government Code grants local planning agencies the authority to
prepare a specific plan of development over a given piece of property. Consistent with this
authority and in accordance with La Quinta General Plan, General Land Use Policy 4, the City
is requiring that a Specific Plan be prepared for the proposed commercial center. hi order to
approve the project, the City must make the findings required by La Quinta Zoning Code, Chapter
9.240: Specific Plans.
B. PURPOSE AND INTENT
The purpose of this Specific Plan document is to address the land use issues associated with
development of Jefferson Square in sufficient detail to ensure that the subject site develops in a
manner which is consistent with the General Plan; protects the public health, safety and general
welfare; is compatible with zoning on adjacent properties and is suitable and appropriate for the
subject property (Zoning Code 9.240.010.E). Ultimately the project seeks to provide the
surrounding residential neighborhoods with a high quality and convenient commercial/retail center.
In both text and illustration, this document depicts the character and configuration ofthe various
components comprising the Specific Plan and establishes a foundation document that will govern
further development of the site. In this way, the Specific Plan will serve to implement the City
of La Quinta General Plan by specifying appropriate land uses, intensity of use, and development
standards which are consistent with General Plan goals, objectives and policies.
C. DOCUMENT ORGANIZATION
The Jefferson Square Specific Plan is organized into six sections. Section I provides a regulatory
context for the project and an overview of key project elements. Section II, provides a context
for project planning and design by briefly describing the project's existing setting in terms of
regulatory land use designations and surrounding land uses. Against this background, Section III
presents the primary master plan components of the Specific Plan. Section IV describes the
development standards to which the project must adhere. Section V contains design guidelines
with respect to landscaping and architecture to ensure that the project is of a high quality and is
well integrated into the community character, and Section VI discusses key operational guidelines
for the project.
D. PROJECT LOCATION
From a regional perspective, the Jefferson Square Specific Plan is located in the Coachella Valley
within the incorporated City of La Quinta as shown in Figure 1, Regional Location Map. Locally,
the project site is bounded by Fred Waring Drive and vacant land on the north; Jefferson Street
and vacant land on the east; an existing well site, city park area, and retention basin buffer the site
from residential along the west; and single family residential exist along the southern periphery of
the site. As shown in Figure 2, Vicinity Map, the project area consists of a rectangular 10.7 acre
parcel of land, containing Assessor Parcel 604-070-003. The existing site conditions consist
primarily of sandy soil sloping to the east at an approximate 1% grade. There are no unique
physical or topographic features on site or in the immediate area.
January, 2004 - Page 1
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E. PROJECT OVERVIEW
Project Summary
The project proposes development of a neighborhood commercial/retail center on an approximate
10.7 acre site. The project will result in creation of seven (7) individual lots ranging in size from
0.5 acres to approximately 5.0 acres. Each lot contains a building pad suitable for construction
of at least one of the following proposed uses:
• Market
• Drug store
• Retail/service shops
• Restaurant
• Fuel station
In addition to the proposed buildings, the project will include associated parking, street
improvements, pedestrian sidewalks, landscaping, and underground retention basin and utilities.
For the most part, the Specific Plan will be consistent with the allowable uses and development
standards of the sites neighborhood commercial general plan and zoning designations. However,
the adoption of the Specific Plan would allow a fuel station on site along with drive-thru windows
at the proposed drug store and coffee shop, along with a reduction in landscape setbacks from the
City's standard of 15 feet to 7 feet, along the southern half of the project's western boundary
(refer to Figure 5). The Specific Plan would provide a total of 464 parking spaces on site, and
would implement a reciprocal parking agreement among all uses on site which will be made part
of the conditions of the Building Management Association. A comparison of the Site Plan with
development standards from the La Quinta Zoning Code is shown in Table 1 Site Plan
Compliance.
Table 1 - Site Plan Compliance
Development Standard
CN Zone
Specific
Plan
Min -Max Bldg Site (acres)
1-20
10.7
Max Structure Height (ft)
35
35'
Max Structure Height (ft) 150 feet from Arterial Hwy.
22
222
Max Number of Stories
2
1
Max Floor Area Ratio (FAR)
0.25
0.253
Min Building Setback - Primary Image Corridor (ft)
30
30
Min Building Setback - from OS and Park District (ft)
30
37
Min Building Setback - from Residential Districts (ft)
30
30
Min Landscape Setback - Primary Image Corridor (ft)
20
20
Min Landscape Setback - from OS and Park District (ft)
15
13.5 avg4
Min Landscape Setback - from Residential Districts (ft)
15
15
Min Setback from interior property lines
0
0
January, 2004 - Page 4
Table 1 - Site Plan Compliance
Development Standard
CN Zone
Specific
Plan
Building Landscape
5%
5%
Interior Parking Lot Landscape
5%
5%
Parking Spaces
455
464
(_ ' Not including architectural appendages, such as a roof parapet or tower, up to 41 feet.
2 Not including up to 10% of the building mass, which will extend up to 36 feet.
1 3 Building size may be slightly reduced or enlarged during final design. However, the
maximum FAR of 0.25 will not be exceeded for the entire site, or at any individual lot.
a The southern half of the project's western property line along Monticello Park would
maintain a minimum 7 foot landscape setback, the northern half of the project's western
property line would maintain a minimum 23 foot landscape setback, for an average 13.5 feet.
Requested Entitlements
j To facilitate this project, the developer is seeking the City of La Quinta's approval of a Specific
11 Plan, and a Site Development Permit to develop a majority of the Specific Plan area, excluding
Pad's A, B, and C, which will be developed under separate Site Development Permits once
tenants have been secured for those areas. A Conditional Use Permit (CUP) will also be
required for the proposed fueling station, and will be processed once a tenant is secured for that
site. A tentative parcel map for the entire site will be filed subsequent to Specific Plan approval.
F. REQUIRED FINDINGS
According to the La Quinta Zoning Code, Chapter 9.240.01 O.E, the City Council must make four
specific findings in order to approve the project. Each finding is listed below followed by a
discussion of how each is satisfied by this project. The project's success in meeting the required
findings is supported by the facts presented throughout the Specific Plan document.
Consistency with the General Plan. The plan or amendment is consistent with the
goals, objectives and policies of the General Plan.
• The project proposes development of a commercial/retail center that will serve
the surrounding neighborhoods, which is consistent with the allowable uses under
L- the sites Neighborhood Commercial (NC) General Plan Land Use designation.
2. Public Welfare. Approval of the plan or amendment will not create conditions
materially detrimental to the public health, safety and general welfare.
The site plan for this project is consistent with City development standards which
are established to protect the public health and safety.
In accordance with the City's General Plan, the proposed commercial
development is consistent with the sites NC land use designation, which envisions
commercial land uses such as: food and drug stores; personal services; small
restaurants; and financial institutions, which will serve the daily needs of adj acent
neighborhoods.
i &ASSOCIATEFS January, 2004 - Page 5
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3. Land Use Compatibility. The specific plan is compatible with zoning on adjacent
properties.
• The subject property is general planned and zoned Neighborhood Commercial.
The commercial property is physically separated and buffered from planned
residential uses along the northby intervening roadways and landscape/sidewalk
easements. Residential development to the west is buffered from the site by an
existing C high block wall, a citypark, well -site, and retention basin. An existing
6' high block wall located atop a 2' berm, separates the site and existing
residential to the south.
• The Specific Plan would be compatible withplanned land use on the City of Indio
property to the east. The vacant parcel of land immediately east of the site and
Jefferson Street is designated for commercial use by the City of Indio.
• Hours of operation will be conducive with adjacent land uses.
The proposed uses will not generate excessive noise or other nuisances.
4_ Property Suitability: The specific plan is suitable and appropriate for the subject
property.
• Consistent with the NC land use designation for the site, the Specific Plan area
is appropriately located at the intersection of a primary and major arterial
roadway.
• The project is being proposed in a location that will allow convenient access to
commercial and retail uses by the surrounding residential communities.
• The site will require minimal grading, and all utilities are readily available, and can
be routinely extended to serve the proposed uses.
{0 The site plan complies with City development standards, and implements General
I Plan Goals and Policies.
H. PROJECT SETTING
A. EXISTING GENERAL PLAN AND ZONING
The 10.7 acre project site located at the southwest corner of Fred Waring Drive and Jefferson
Street is designated as Neighborhood Commercial (NC) in the City's General Plan. As stated in
Table 2.1 of the City's General Plan, the NC land use designation supports:
"The development of commercial land uses which serve the daily needs of the adjacent
neighborhood on parcels of 10 to 20 acres. Typical land uses include food and drug
stores, personal services, small restaurants, and financial institutions. This designation
generally occurs at arterial and major arterial intersections."
Consistent with the City's General Plan designation, the subject property is zoned Neighborhood
Commercial (CN). The City of La Quinta Zoning Code, Section 9.70.060 states that the purpose
and intent of the CN Zone is:
"To provide for the development and regulation of small-scale commercial areas located
at the intersections of arterial highways as shown on the General Plan. The CN district is
January, 2004 - Page 6
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intended to provide for the sale of food, drugs, sundries, and personal services to meet the
daily needs of a neighborhood area. "
Existing General Plan and zoning designations for the site and surrounding properties are shown
in Figure 3 Existing Land Use Designations. The Jefferson Square Specific Plan would result in
development of commercial and service oriented land uses on an approximate 10 acre site located
at the intersection of two major arterial roadways, which is consistent with the city's existing
General Plan and zoning designations for the site.
The intent of the Jefferson Square Specific Plan is to establish a site plan, design standards, and
specific allowable land uses that will facilitate development ofa commercial/retail center that will
cater to the surrounding residential neighborhoods, and complement the City and surrounding
community through the use of decorative architectural and landscaping themes.
Circulation Element
The Jefferson Square Specific Plan area is bordered by Fred Waring Drive on the north, and
Jefferson Street on the east. The City's General Plan designates Fred Waring Drive as a Primary
Arterial, and Jefferson Street as a Major Arterial. Both roadways are also designated as Primary
Image Corridors in the General Plan. The development of the property is consistent with policies
and programs outlined in the Circulation Element of the General Plan.
Policy 4: "Encourage expansion of ridership and the service area of the public transit
systems operated by the Sunline Transit Authority within the City. "
The project includes the provision for a bus stop on Jefferson Street. The project will identify a
Transportation Demand Coordinator in accordance with City Ordinance (Section 9.180.030), who
will be responsible for coordinating ride sharing, bus ridership, flexible work schedules, and other
Transportation Demand Management program among employees.
Policy 5: "As a means of reducing traffic associated with work-related out -migration, make
every reasonable effort to enhance the City's joblhousing balance. "
The project will result in the development of a commercial/retail center on site, which would
provide for increased job opportunities in a housing rich area.
Policy 6: "Develop and encourage the use of continuous and convenient bicycle routes and
multi -use trails to places of employment, recreation, shopping, schools, and other high
activity areas with potential for increased bicycle, equestrian, golf cart and other non-
vehicular use. "
The proj ect will include development of meandering pedestrian sidewalks and "on road" bicycle
lanes fronting the development along Fred Waring Drive and Jefferson Street. A functional
network of internal pedestrian walkways and bicycle racks will also be provided on site.
January, 2004 - Page 7
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Open Space Element
The site has not been defined in the General Plan as an area that includes outstanding and
(— significant natural or manmade features, there are no steep topographical or geotechnical
Iconstrains, nor does the site fall under any of the criteria for Open Space designation. Thus,
development of the site is not in conflict with any of the City's Open Space policies, goals and
programs.
Park and Recreation Element
r
The site is not identified in the General Plan as an existing or proposed city park and/or
recreational facility. Development of the Specific Plan area would not result in an increase in
population generating a need for additional parkland or recreational facilities. The City's General
Plan identifies Monticello Park as being located immediately adjacent to the site's western
boundary. The project will include the development ofpedestrian sidewalks and "on road" bicycle
lanes along Fred Waring Drive and Jefferson Street, which would facilitate pedestrian movement
between the site and the adj acent parkland. A functional network of internal pedestrian walkways
and bicycle racks will also be provided on site. Thus, development of the site is not in conflict
Iwith any of the City's Parks and Recreation policies, goals and programs.
Natural Resources Element
Development of the site will not degrade any aspects of the natural and man-made environment
which are of aesthetic, environmental or cultural value to the City. Development of the Jefferson
Square Specific Plan will be consistent with many of the policies and programs outlined in the
Natural Resources Element of the General Plan.
Air Quality Policies -
Policy 2: "The City shall strive to maintain a balance between housing and commercial and
industrial growth within the community to reduce the length of commuter trips. "
The project will result in the development of a neighborhood commercial/retail center on site,
which would provide the local community with a convenient location for buying goods/services,
which they would otherwise have to travel out of the area to obtain.
Policy 4: "The City shall encourage growth around activity centers and arterial streets to
provide more efficient travel patterns and transit service. "
Policy 5: "The City shall promote the development of alternative modes of transportation to
reduce motor vehicle emissions. "
The Jefferson Square Specific Plan would be developed at the intersection of Fred Waring Drive
and Jefferson Street, which are designated as Primary and Major Arterials in the General Plan.
The project will provide alternative transportation amenities including; a bus stop along Jefferson
Street, and "on road" bicycle lanes and pedestrian sidewalks fronting Fred Waring Drive and
Jefferson Street.
sASSOCIyres January, 2004 - Page 9
SPECIFIC PLAN Jefferson Square
ffEnergy and Mineral Resource Policies -
il
Policy I: "The City shall encourage the incorporation of energy conservation features in
r the design of all new construction and the installation of energy-saving devices in existing
development. "
The proposed project shall comply with the City's energy conservation plans as identified in the
City's General Plan. The City shall review all project related design and building plans to ensure
compliance with energy saving techniques and policies, including compliance with Title 24 building
standards of the California Administrative Code 1604(f).
Biological Resource Policies -
Policy 1: "The City shall continue to participate in regional efforts to protect wildlife habitat,
including suitable habitat for rare and endangered species."
Policy 2: "Staff shall review all development applications for vacant land for their potential impacts
to existing wildlife and habitat."
Polio: "Native, drought -tolerant desert plant materials shall be incorporated into the new
development to the greatest extent practical. Invasive, non-native species shall be discouraged.
Prior to the mass grading activities, the project site was intensively surveyed by a qualified
biologist for the presence of sensitive biological resources. The associated survey concluded that
there were no sensitive biological resource within the site. The City's required design and
environmental review and conditioning process will ensure that the project does not adversely
affect any identified sensitive species. The project's proposed landscaping pallette incorporates
the use of native drought -tolerant plants (see Landscape Guidelines below).
Paleontologic Resource Policies -
Polic1: "The City shall require the preparation of paleontologic resource analyses by a
qualified paleontologist for all development proposals which occur in areas of High
Sensitivity. "
According to Exhibit 6.8 of the City's General Plan, the project site is located within an area of
"low" paleontologic sensitivity, and therefore would require no further studies or conflict with any
relevant General Plan policies and programs.
Water Resource Policies -
Polio: "The City shall support the Coachella Valley Water District (CVWD) in its efforts
to supply adequate domestic water to residents and businesses. "
Prior to the issuance of grading permits, the developer shall secure the necessary commitments
from CVWD for the project's domestic water needs.
Policy 4: "The City shall ensure that surface water resources are protected. "
0101111
&ASSOCSATas January, 2004 - Page 10
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Policy 6: `All development plans shall be reviewed for their potential to create surface and
groundwater contamination hazards from point and non point sources. "
�- In accordance with the Federal Clean Water Act, the project will be subject to the permit
requirements ofthe National Pollution Discharge Elimination System (NPDES). The construction
contractor, in consultation with the lead agency, shall be responsible for filing all required notices
with the Regional Water Quality Control Board (RWQCB), preparing the Strom Water Pollution
Prevention Plan (SWPPP), and implementing required Best Management Practices (BMPs). The
City's required design and environmental review and conditioning process will ensure compliance
with the City's applicable stormwater drainage standards.
Infrastructure and Public Services Element
Development of the site will not be in conflict with the policies and programs of the Infrastructure
and Public Service Element. The necessarypublic utility infrastructure is readily available to the
project site from the surrounding development, and the associated extensions are anticipated to
be routine once construction begins. The project will incrementally increase the need for public
services within the City, and therefore the developer will contribute the appropriate development
fees to help fund the expansion of these services within the City.
Environmental Hazards Element
The site is not identified in the Environmental Hazards Element as being located within an area
that is susceptible to a significant risk from seismic, liquefaction or flood related hazards.
Consistent with policy 5 of the Geologic and Seismic Hazards section, all structures on site will
be built in accordance with the latest version of the Uniform Building Code (UBC). The City's
standard protocols for tentative tract map review, conditioning and approval, will ensure
compliance with the relevant goals, policies and programs of the Environmental Hazards Element.
Cultural Resource Element
According to Exhibit 9.1 of the City's General Plan, the project site does not contain any identified
cultural or historic resources on site or in the immediate vicinity. Development of the property will
be consistent with policies and programs outlined in the Cultural Resource Element of the General
Plan.
Policy i .? : "The City shall consider the identification of cultural resources as an integral
part of the planning process. "
Policy 2.1: "The City shall make all reasonable efforts to protect cultural resources under
its regulatory control. "
Prior to the mass grading activities, the project site was intensively surveyed by a qualified
archaeologist for the presence of cultural resources. The associated survey concluded that there
were no archaeological resource within the site. Construction specifications will be included,
which require the contractor to immediately halt grading or any other construction activity, if a
buried cultural resource artifact/site is accidentally uncovered during grading operations. The
specifications will require that the developer or contractor notify the City and summon a qualified
specialist in order to determine the appropriate action for documenting and preserving a find.
January, 2004 - Page 11
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SPECIFIC PLAN Jefferson Square
B. EXISTING SITE CHARACTERISTICS
Existing site conditions are shown in Figure 4. The subject property is vacant, and contains sparse
areas of desert scrub vegetation. The site has recently been mass graded and generally slopes
to the east at an approximate 1% grade. Elevations on site range from approximately 50 feet
above sea level (asl) along the west to approximately 40 feet asl at the eastern boundary. There
are no unique physical or topographic features on site. Off-site improvements include a traffic
signal, and existing curb and gutter (with handicapped access) at the northeast corner of the site
(Fred Waring Drive and Jefferson Street intersection), and four electrical transmission line poles,
which flank the northern periphery of the site. The site is also bordered by 6' high masonry walls
on the southern and western boundaries.
C. SURROUNDING LAND USE
In order to provide a context for proj ect planning, surrounding land use is shown in Figure 4. The
subject property is bordered on the north by Fred Waring Drive, which is a six lane primary
arterial roadway with a 120 foot wide right-of-way. Vacant land with entitlements for a single
family subdivision is located directly across Fred Waring Drive from the project site. The prof ect
site is bordered on the east by Jefferson Street, a major arterial with 120 foot wide right-of-way.
Property to the east of Jefferson is within the City of Indio's jurisdictional boundaries. The
majority ofproperty immediately east of the site and Jefferson Street, consist primarily of vacant
desert land which has been commercially zoned by the City of Indio. The Heritage Palms Golf
Resort is located across Jefferson Street to the southeast. Land use immediately west of the site
includes an existing well site, City park, and an existing retention basin associated with the
recently developed residential subdivision (Monticello) further to the west. The rear yards of
approximately seven single family residences of the Monticello neighborhood exist along the
southern periphery of the site. These homes are separated from the project site by a two foot
high elevated berm containing a six foot high masonry block perimeter wall.
III. PROJECT MASTER PLANS
A. SITE PLAN
As shown in Figure 5 Project Site Plan, the Specific Plan would result in development of a
Market, Drug Store (with a drive-thru), assorted retail and service oriented shops, possible
restaurant uses, and a fuel station (refer to Table 2, Land Use Summary). The building areas of
the eight potential building footprints are illustrated in Figure 6 Land Use Plan. The proposed
footprints maybe slightly modified (enlarged orreduced) during final design, however, a maximum
Floor Area Ratio (FAR) of 0.25 will not be exceeded at the site. For the most part, the Specific
Plan complies with the development standards ofthe sites Neighborhood Commercial (CN) zoning
designation. The project requires a CUP to allow the proposed fueling station on site, and since
drive-thru establishments are generally not allowed within the City's CN zoning district, the
Specific Plan seeks the City's discretionary approval to allow drive-thru windows at the proposed
drug store and coffee shop.
The project provides landscaped parking areas containing a total of 464 spaces. Ingress/egress
Lfor the site will be taken from two locations along Fred Waring Drive, and two locations from
Jefferson Street. Left turn lanes from these roadways will be provided at the western access
j along Fred Waring Drive, and the southern access on Jefferson Street. Deceleration lanes will
I&As50CIAT�s January, 2004 - Page 12
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{ MARKET DRUG STORE
i 50,000 18,432 SF
BulldU, SHOP 3 Bullding T T y
SHOP 2 I 9,070 SF f
4,700 SF I Building
Bullding
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PARCEL 2 PARCEL 3 .
4086 5F 83,368 SF
SHOP i I
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�s1 jl . - t Subtotal 452,691 SF 102,402 SF
I Parcel A 16,945 SF
Parcel B 341 SF
Total 469,977 SF
j �dd�ll REQUIRED PARKING
RETAIL=94,9020/250 SF PER SPACE = 380
I f RESTAURANT= 7,50001 /100 SF PER SPACE = 75
TOTAL PARKING REQUIRED 455
TOTAL PARKING PROVIDED 464
i I
3 I NOTES;
I� --LAND USE AND BUILDING SIZE FOR EACH PAD
: a SHALL BE EVALUATED DURING DEVELOPMENT
PERMIT REVIEW FOR CONSISTENCY WITH PARKING
AND DESIGN CRITERIA OF THE SPECIFIC PLAN.
ARCEL
341 F. ..THE MAXIMUM ALLOWABLE FLOOR AREA IS
City secondary 113,173 S.F.
Gateway Sign
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Land Use Plan �eeltects Inc I& ASSOCIATES
FIGURE NO.
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0 60 120 6
Parcel
Floor
Parcel
Area
Area
Parcel l
208,171 SF
50,000 SF
Parcel 2
40,786 SF
9,070 SF
Parcel 3
83,368 SF
18,432 SF
Parcel 4
49,589 SF
11,900 SF
Parcel 5
21,844 SF
5,000 SF
Parcel 6
22,415 SF
5,000 SF
Parcel 7
26,518 SF
3,000 SF
�s1 jl . - t Subtotal 452,691 SF 102,402 SF
I Parcel A 16,945 SF
Parcel B 341 SF
Total 469,977 SF
j �dd�ll REQUIRED PARKING
RETAIL=94,9020/250 SF PER SPACE = 380
I f RESTAURANT= 7,50001 /100 SF PER SPACE = 75
TOTAL PARKING REQUIRED 455
TOTAL PARKING PROVIDED 464
i I
3 I NOTES;
I� --LAND USE AND BUILDING SIZE FOR EACH PAD
: a SHALL BE EVALUATED DURING DEVELOPMENT
PERMIT REVIEW FOR CONSISTENCY WITH PARKING
AND DESIGN CRITERIA OF THE SPECIFIC PLAN.
ARCEL
341 F. ..THE MAXIMUM ALLOWABLE FLOOR AREA IS
City secondary 113,173 S.F.
Gateway Sign
Dedlcallon
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Land Use Plan �eeltects Inc I& ASSOCIATES
FIGURE NO.
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be provided at the two entrances on Jefferson Street, and the eastern entrance on Fred Waring
Drive. The project will also provide a dedicated right turn lane for eastbound traffic using Fred
Waring Drive turning south onto Jefferson Street. Loading docks will be provided at the rear of
both the Market and Drug Store. Domestic water services will be extended to the site from an
existing 18 inch water line at the northwest corner of the site along Fred Waring Drive, and an
existing 12 inch water line near the southeast corner of the site at Jefferson Street. Sewer
services will be extended from an existing 10 inch sewer line in Jefferson Street. All on site
drainage will be conveyed to an underground retention system, and will not require the use of
above ground retention basins. Trash enclosures will be located at various points within the
project site, and will be screened from view, to the extent feasible, by landscaping. The landscape
plan maintains and enhances existing landscaped areas along Fred Waring Drive and Jefferson
Street, and will accent the projects architectural theme within the site (see Section III C for
additional discussion of landscaping).
Table 2 - Land Use Summary
Parcel Parcel
Size s.f.
Building
Use*
Number
of
Stories
Building
Square
Footage*
Floor
Area
Ratio
1 208,171
Market
1
50,000
0.24
2 40,768
Shops
1
9,070
0.22
3 83,368
Drug Store
1
18,432
0.22
4 49,589
Shops
1
11,900
0.24
5 21,844
Pad
1
5,000
0.23
6 22,415
Pad
1
5,000
0.22
7 26,518
Fuel Station
1
3,000
0.11
SUBTOTAL 452,691
1
102,402** 1
0.23
A 16,945
City Right of Way Dedication
B 341
City Secondary Gateway Sign Dedication
TOTAL 469,977
` Land use and building size may be modified, and/or slightly reduced or enlarged during
final design. However, the maximum FAR of 0.25 will not be exceeded for the entire site, or
at any individual lot.
** Maximum floor area allowed within the Specific Plan is 113,173 square feet.
B. PHASING PLAN
L As shown in Figure 7 Phasing Plan, the site will be developed in two phases. Phase I will include
the required grading, curb and pavement construction, along with the associated utility
infrastructure. Phase 2 will complete development of the site with the construction of eight
buildings and the associated landscaping. The Phase 2 buildings will be developed as dictated by
market conditions.
ffC. .
snssocc.�rJanuary, 2004 -Page 16
Plan Nadell -' chitects Inc Big M114
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C. LANDSCAPE PLAN
The purpose of the landscape plan is to establish standards that will contribute to the thematic
development of the proposed project. Important to the development of a coordinated project
limage and identity are the project -wide enhancement ofmaj or streets, entries and internal spaces.
These elements are designed to establish levels of hierarchy that will provide a varied and high
quality experience at the pedestrian and vehicular level within and surrounding the project. The
landscape concept and the proposed plant palette for the project are shown in Figure 8 Conceptual
Landscape Plan. In general, landscape treatments are designed to reflect and enhance the
character of the proposed buildings. Landscaping associated with the project consists of two
basic types: project perimeter and streetscape; and project site and building landscaping. Fred
Waring Drive and Jefferson Street and the parking lot will require landscaping during the first
phase ofdevelopment. Landscaping plans for individual building pads will be submitted for review
[ as development occurs in each pad area. Conceptual landscape plan approval of streetscapes
along Fred Waring Drive and Jefferson Street is being pursued with this Specific Plan.
The landscape concept for the project perimeter and streetscape will incorporate turfed areas,
along with a colorful mix of water efficient groundcovers and accent shrubs. In order to integrate
the project into the surrounding community and create a harmonious street frontage, the
' streetscaping along Fred Waring Drive and Jefferson will maintain a plant palette and design
concept which is compatible with surrounding street frontages and will conform to City Design
Guidelines.
The retail buildings will have a residential feeling, using plentiful ornamental material in order to
provide a temperate environment. Uncovered parking areas will be shaded with a combination of
Southern Live Oak, and Crape Myrtle trees. Palm trees will be used to provide vertical scale and
aesthetic contrasts. Bottle trees may be used to help screen views from adjacent residential
areas. Species in addition to those listed are to be considered in order to provide diversity. The
associated plant materials have been chosen for their adaptability to the desert climate of La
Quinta, their relationship to the existing surrounding developments, and the intended use and
function with the project.
D. CIRCULATION PLAN
As shown in Figure 9, the project Circulation Plan is typical of a commercial center, with an
internal system of sidewalks, walkways, and access aisles serving the various building locations,
j parking areas, and patio locations. On site circulation provides for both vehicular and pedestrian
L movement throughout the site.
Vehicular
External access to the various uses on site will be taken from two locations along Fred Waring
Drive, and two locations along Jefferson Street. Deceleration lanes will be provided at the two
entrances on Jefferson Street, and the eastern entrance on Fred Waring Drive. The southernmost
access on Jefferson Street and the westernmost access on Fred Waring Drive will provide left
turning lanes into the site from these peripheral roadways. The remaining two ingress/egress
locations will provide restricted, right turn in -right turn out access only. The project will provide
a dedicated right turn lane for eastbound traffic using Fred Waring Drive turning south onto
Jefferson Street. On Jefferson Street the left turning lane into the project will be a minimum of
L
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&nss❑:eras January, 2004 - Page 18
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FIGURE NO.
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650 feet south of the intersection with Fred Waring Drive, On Fred Waring Drive the left turning
lane will be a minimum of 540 feet west of the intersection with Jefferson Street. Jefferson
Street is designated in the general plan as a major arterial. Fred Waring Drive has been
designated as a primary arterial, but is being reclassified as a major arterial. The half -width of
a major arterial is 60 feet of right of way and 51 feet of pavement. The current half -width right
of way for both streets is 55 feet, and both streets are proposed to receive an additional 5 feet of
dedicated right of way. The prof ect will dedicate an additional 9 foot wide and 100 foot long right
` of way to accommodate the dedicated right turn lane at the southwest corner of Fred Waring
Drive and Jefferson Street. The project will also dedicate a 12 foot wide and 50 foot long
standard Sunline bus turnout on Jefferson Street.
The Specific Plan would provide a total of 464 parking spaces on site, and would implement a
(— reciprocal parking agreement among all uses on site which will be made part of the conditions of
the Building Management Association. The City ofLa Quinta Municipal Code No. 9.150.080.8(b)
requires that projects containing a total of 451 parking spaces or greater, which take access from
f a major or primary arterial, to maintain a minimum distance of 90 feet from on site parking spaces
y and/or parking isles to provide for stacking. However, in lieu of implementing the 90 -foot throat
requirement, the proj ect will incorporate deceleration lanes at three of the four entrances into the
site. Direct access to the drugstore drive through lanes would be taken from the easternmost
accessway location along Fred Waring Drive. A right turn would be provided approximately 50
feet from the right-of-way, into two 12 foot wide drive-thru lanes located on the north side of the
drug store building. Each lane would provide enough stacking to accommodate up to seven
automobiles (--120 feet) per lane, without obstructing the accessway. Drive-thru traffic would
exit the property at the westernmost ingress/egress location along Fred Waring Drive. This
accessway will also serve as the primary service entrance for delivery truck traffic, and will
provide limited access into the interior parcels via a 12 -foot wide one way lane located between
the drug store drive-thru and Fred Waring Drive.
The primary internal circulation corridors extend from the two accessways on Jefferson Street
and the easternmost accessway on Fred Waring Drive. Delivery trucks will access the loading
docks at the rear of the Market and Drug Store by entering the westernmost accessway on Fred
Waring Drive. A service isle is provided along the rear of these stores, and includes a turn around
location for delivery trucks at the southwest corner of the site. The internal access isles have
been designed to create a functional network for vehicular movement throughout the site and
associated parking isles. The primary access to the fuel station would be taken from the northern
site entrance along Jefferson Street. Secondary access to the fuel station is provided by the
eastern site entrance on Fred Waring Drive, which provides an access isle to the station, located
between the parking area and Fred Waring Drive. The southern site entrance on Jefferson Street
provides a direct route to shops on the southern end of the property and the Market.
1_ Pedestrian
Pedestrian sidewalks and on -street bicycle lanes are provided along both the Fred Waring Drive
and Jefferson Street frontages (see Figure 9). Sidewalks will be designed 8 feet wide and on -
street bicycle lanes will be 4 feet wide. A functional network of sidewalks and walkways are
provided within the site to link individual building sites, and facilitate safe pedestrian movement
throughout the development. A bus stop will be provided along Jefferson Street which will be
directly linked to the internal pedestrian system.
f
I&k550C IA'TF7R January, 2004 - Page 21
SPECIFIC PLAN Jefferson Square
I E. GRADING PLAN
The developer will submit a PM 10 Plan (dust control plan) for the project in accordance with the
applicable City and Southern California Air Quality Management District (SCAQMD) standards
(. and codes, prior to the issuance of any grading permits. The project Grading and Drainage Plan
is shown in Figure 10. The subj ect property has already been mass graded to an average elevation
of 45 feet above sea level. Precise grading of the site will result in development of seven building
pads, an underground retention system, and associated parking areas designed to convey surface
drainage flows to appropriate catch basins on site. The site will be graded from the highest pad
r� elevation of 46.5 feet in the northwestern corner of the site (Parcel 3), to the lowest pad elevation
of 42.8 feet in the southeastern comer (Parcel 5).
In total, approximately 25,000 cubic yards of earthworkwould be required, and all grading will be
balanced on site without the need for borrow or disposal sites. Since the site has already been
mass graded, precise grading would only result in minor deviations from existing grade. The
associated earthwork will be fairly evenly distributed throughout the site with an average of less
[ than one - two feet being added or removed at most locations. Final grading will match finished
elevations on surrounding properties and will not result in significant manufactured cut/fill slopes.
Precise Grading Plans are subject to review and approval by the City according to standard
engineering protocols.
F. DRAINAGE PLAN
The project's construction contractor, in consultation with the City of La Quinta, shall be
responsible for filing all required notices with the Regional Water Quality Control Board
(RWQCB), preparing the Strom Water Pollution Prevention Plan (SWPPP), and implementing
required Best Management Practices (BMPs) for the project. The prof ect drainage plan proposes
to direct surface runoff into a number of catch basins located throughout the site (see Figure 10).
Stormwater will be conveyed from the individual catch basins into an underground storm drain
system, and ultimatelyto an underground retention system located within the southeast portion of
the site. All stormwater will be retained on site, without the use of aboveground retention basins.
The exact size and design of the proposed storm drain facilities will be determined by the final
engineering design and will be reviewed by the City via standard plan check protocols to ensure
that the drainage is adequately addressed.
G. SEWER PLAN
Sewer service is provided to the site by the Coachella Valley Water District (CVWD) via an
existing 10 inch sewer line located within the right of way of Jefferson Street along the sites
eastern property line. As shown in Figure 11 Conceptual Utility Plan, the project will extend an
8 inch main line into the site from an existing manhole located near the northeast corner of Parcel
4. From this stub -out location, the project's sewer line would extend westward into the central
portion of the site, where a proposed manhole would be located, and then ninety degrees south
along the front of the Market where it would terminate at a manhole near Parcel 4. Individual
sewer laterals will be extended to the project's main from each development pad.
i
L
II &ASSDCiTES January, 2004 - Page 22
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Existing 12" Water Line
— — — Existing 10" Sewer Line
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-- Proposed 8" Water Line
----------- Proposed 8" Sewer Line
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1.
H. WATER PLAN
Water service will also be provided to the site by CVWD and is available to the property from an
existing 18 inch water line located within Fred Waring Drive at the northwest corner of the site,
and an existing 12 inch line in Jefferson Street at the southeast corner of the site (see Figure 11).
Domestic, irrigation, and fire flow water will be taken from these lines. The project will include
off site extensions to these existing water lines to facilitate the necessary on site extensions. New
on site waterlines will consist of 8 inch main lines extending from CVWD's off site service lines
at two points along Fred Waring Drive, and two points along Jefferson Street. 1.5 inch to 3 inch
service lines will also be used for lateral extensions to individual building pads. The internal
system would result in a looped network ofwater lines designed to serve individual building pads,
fire hydrants, and the project's landscape irrigation infrastructure.
I. OTHER UTILITY PLANS
Natural Gas
Natural gas service is provided to the site by The Gas Company, which currently maintains a 4
inch gas line within the right of way for Fred Waring Drive, at the project's northwest corner.
The required extensions to facilitate service to the site would be routine, and would be coordinated
with The Gas Company through their design review and approval process prior to the issuance
of grading permits for the project.
Electric
Electric service is provided to the site by the Imperial Irrigation District (IID), which currently
maintains existing aboveground 92 kV and 12.5 kV transmission lines within the right of way for
Fred Waring Drive along the project's northern property line. The project will extend lines from
)ID's existing 12.5 kV line onto the site. All on site transmission lines will be placed underground.
IlD anticipates service for this project to be routine.
Telephone
Telephone service is provided to the site by Verizon, which maintains existing telephone lines
within the right of way for Fred Waring Drive approximately 400 feet west of the project limits.
Verizon serves the recently developed Monticello residential development area to the west of the
property from a terminal located at the intersection of Monticello Avenue and Fred Waring Drive.
Verizon engineering staff are currently designing telephone lines to serve an approved residential
development on the north side of Fred Waring Drive across from the project site. Verizon
engineering staff do not anticipate any difficulty extending services along Fred Waring Drive or
Jefferson Street and connecting to the project. Service for this project would be routine.
Cable Television
Cable Television service is provided to the site by Time Warner Cable and is available to the
property from existing cable within the right of way for Fred Waring Drive along the project's
northemproperty line. Installation ofcable television would be coordinated with the extension of
electrical service so that a single trench containing both facilities would be constructed. Time
Warner Cable considers service for this project to be routine.
January, 2004 - Page 25
r
IV. DEVELOPMENT REGULATIONS
The development regulations contained herein provide specific standards relative to permitted land uses
rin addition to site design and construction regulations to be applied within the Specific Plan area. They
! are intended to protect the public health, safety and welfare and to create a harmonious relationship with
surrounding land. In general, this specific plan is consistent with the CN Zone of the City of La Quinta
Zoning Code unless a different standard is identified below. The proposed land uses are consistent with
the NC land use designation in the City's General Plan. Should a development standard contained in this
Specific Plan conflict with an equivalent standard contained in the City of La Quinta Zoning Code, the
rprovisions of the Specific Plan shall take precedence. In instances where the Specific Plan does not
I address a particular regulation, the applicable portion of the City of La Quinta Zoning Code shall govern.
The Planning Director shall have the authority to approve minor adjustments during development permit
review, so long as he determines such adjustments are consistent with the Specific Plan Land Use Plan.
A. PRINCIPAL USES PERMITTED
( This Specific Plan shall allow all uses identified as Permitted as a principal use, Permitted as a
accessory to the principal use, Permitted as a principal or accessory use if a Conditional Use
( Permit is approved, Permitted if a minor use permit is approved, and Permitted as a temporary
t use as identified in and subject to the provisions of the Neighborhood Commercial (CN) Zoning
District described in Section 9.80.040 of the La Quinta Zoning Code.
B. PROPERTY DEVELOPMENT STANDARDS
• Maximum structure height: 35 feet'
• Max Structure Height within 150 feet of Arterial Hwy: 22 feet'
• Maximum number of stories:
• Maximum Floor Area Ratio: 0.25
• Building Setbacks'
— from Jefferson Street: 30 feet
— from Fred Waring Drive: 73 feet
— from common property line: 30 feet
• Landscape Setback'
— from Jefferson Street: 20 feet
— from Fred Waring Drive: 20 feet
1 Not including architectural appendages, such as a roof parapet or tower, up to 41 feet.
2 Not including up to 10% of the building mass, which will extend up to 36 feet.
L3 Number given is minimum building setbackfrom the street right-of-way. In addition to the required landscape setback, the
building setback may contain parking, driveways and similarfacilities.
4 Landscape setback shall consist of landscaped area within the building setback Number given is minimum landscaped area from
the street right-of-way.
L
January, 2004 - Page 26
— From Open Space/Park Districts: 13.5 feet averages
From residential areas: 15 feet.
• Interior Landscape'
— parking areas: 5% of project area
— non parking areas: 5% of project area
1 • Required Parking
— Retail Stores: One space per 250 square feet (sf) Gross Floor Area (GFA).
— Restaurant: One space per 100 sf of GF.A
l— A facility to accommodate a minimum of five bicycles shall be provided for any
restaurant use.
— Other Uses: The parking provisions of the La Quinta Zoning Code Section 9.150 shall
apply.
V. DESIGN GUIDELINES
The Design Guidelines for the Specific Plan have been developed as a method of achieving a high quality,
cohesive design character for the development of the proposed project in La Quinta. They provide
specific design criteria 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.
Iv A. ARCHITECTURAL GUIDELINES
The building design theme of this commercial complex strives to achieve a Mediterranean style
- architecture. In utilizing elements from this vernacular the complex achieves a massing and scale
that is comforting and pleasing. Textured plaster, deep canopies, and trellises allow for contrast
and shade, while simplified cornice detailing and the use of color unifies the different building
L elements within the complex. Figures 12 and 13 illustrate the typical building elevations and use
of the vernacular to unify and provide a sense of scale for the in-line tenants. Figure 14 illustrates
the use of the vernacular for a typical outlying pad building and how the architectural style is
continuous around the exterior of the pad building. The elevations used for the specific plan
l provide a basis for acceptable materials and usage for the various buildings and do not deem to
illustrate specific examples of tenants, or building occupants.
S The southern half of theproject's western property line along Monticello Park would maintain a minimum 7 foot landscape
setback; the northern half of the project's western property line would maintain a minimum 23 foot landscape setback for an average
13.5 feet
6 Perimeter landscape areas shall not be credited toward the interior landscape requirement.
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e &ASSDClATE5 January, 2004 - Page 27
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Market Area - Front Elevations
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Market Area - Side & Rear Elevations
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PARTIAL PLAN
SOUTH ELEVATION SCALE
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PARTIAL PLAN
NORTH ELEVATION
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Typical Building Elevation for Pads B & C
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Through the use of extensive canopies, trellises, landscaped sidewalks, and patios, the complex
achieves a campus like environment, suitable for pedestrian movement between the various
elements of the complex.
Mass & Scale
• Varied proportions are encouraged. Elements in facades should be spaced at regular
C1intervals to create a visual rhythm, colonnade effect.
• Each building will incorporate a continuity of mass, scale and architectural features and
similar detailing.
]l • The facade of in-line retail stores shall be off -set to help break up building mass and give the
appearance of multiple buildings.
• Accent features such as medallions, tile accents and color banding should be
utilized/encouraged, for continuity of scale between the elements/buildings.
Roof Treatments
• Appropriate use of flat, hip, shed, and pitched gable roof forms are encouraged.
• Flat roofs may be used with a parapet alone, or in combination with other roof forms.
• The use of variable ridge lines on a single structure is encouraged.
• Roof pitch may vary between buildings in the complex.
• Mechanical equipment may be placed only on flat portions of roofs provided that they are
` screened from public view and that the screening is incorporated into building design.
l • Roof pitch on any one structure should be consistent within the limitations of the material
being used.
Architectural Features and Details
• All mechanical equipment including fuse boxes, heating and cooling devices and satellite
dishes shall be screened from public view. The building parapet heights shall be adjusted so
that roof elements are screened from view.
• The use of curtain walls is not allowed.
• Separate screening walls, shall only be used as an exception, and shall be designed to utilize
building materials and colors.
• Exteriorwalls should emphasize shadow reliefusing recesses, medallions, covered walkways,
trellises, and landscaping where appropriate.
• Building entryways should be visually emphasized, and try to keep sense ofpedestrianscale.
• Shaded walkways are encouraged in areas with high levels of pedestrian traffic.
• Conversion of first floor windows to exterior tenant entries is allowed subject to Staff
approval of architectural details.
• Accent at corners of pad buildings by using small tower features is encouraged.
Walls and Fences
Walls are encouraged to use materials and colors which match or compliment
associated/adjacent buildings and context.
Walls that create long, unbroken straight lines should be avoided when possible byvarying the
parapets or with use of color, accents, medallions, etc.
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&ASSOCIATES January, 2004 - Page 31
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Lighting
• Exterior lighting, when used, should enhance the building design and the adjoining/related
landscape.
Lighting standards and buildings fixtures should be of a design and size compatible with the
building and adjacent areas. Exposed wall packs should be avoided.
• Lighting shall be restrained in design and excessive brightness (night glow) avoided.
• Standard design techniques should be employed to shield parking light fixtures and control
direct glare and spill light emanating from these fixtures. Parking lot light poles should be
equipped with a fixture and lamping that is compatible with adjacent properties, and a flush
Tense and should not exceed a maximum height of 18 feet above parking lot surface.
Materials & Colors
• The facade plays an integral role in building appearance and should use a continuous palette
of similar materials and colors.
• Restraint should be exercised in the number of materials and colors selected for a given
structure.
• Acceptable construction materials are steel, wood, stucco, concrete, plaster, ceramic tile,
natural stone, aluminum and glass.
• Architectural details should be painted to match the facade.
• The following identifies the general colors and materials which will serve as a working palette
to provide a basis of establishing architectural cohesiveness for the project (changes may
occur at time of Architectural review):
Paint Colors: (Manufacturer: ICI Paint Company or equal)
Main Building Colors
These colors would be used on large wall surfaces, but could also be used as accents.
1. Pavilion Peach, #440
2. Georgian Clay, #276
3. Peach Chiffon, #396
4. Yellow Ducking, #767
Building Accents Colors
These colors would be used for accent walls and architectural elements.
Base of Buildings
1. Ominous, #212
Cornice of Buildings
1. Baker White, #734
2. Ominous, #212
Canopies and Accents
1. Burma Road, #330
2. May Apple, #718
3. Honey Tone, #674
4. Padre Island, #308
January, 2004 - Page 32
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Materials (to be similar or equal)
Roof Tile
Manufacturer: US Tile
Style: "Mission" or "S" style clay file
Color: Palermo Blend
Medallions S cial Accents
rQuarry Tile Company: Natural Hues, Buttercream, Wintergreen, Blueberry, Ginger
Wood Trellis & Rafters
Wood: Douglas Fir or Cedar
Stain: Paint
Color: To match cornice colors
Exterior Cement Plaster
Finish: Smooth, hand troweled and painted with elastomeric paint
Color: Refer to Paint Colors
Windows
Material: Steel or Aluminum Frames with true divided lights
Color: Ral #5021
Glazing: Clear [Light to Medium Bronze Tint with prior written approval]
Canvas Awnings
Sunbrella: Turquoise #4610 and Pacific Blue #4601
Wrought Iron
Color: Dunn Edwards color to match I.C.I. Paint Company "Cape Storm" #1264
B. SIGN GUIDELINES
A detailed sign program for the Specific Plan area will be submitted under a separate sign permit
subsequent to Specific Plan approval. The developer shall secure the sign permit from the City
of La Quinta Building and Safety Department by submitting three (3) copies of the fully
dimensioned scaled drawings as follows:
a) A site plan showing the location of the occupant space on the site.
b) An elevation of the occupant space drawing to scale and showing sign placement and
occupant space width.
c) A detailed elevation of the sign drawn to scale and showing all colors, materials, dimensions
and copy.
d) Fabrication and installation details, including structural and engineering data, UL electrical
specification, and type and intensity of illumination (for electrical signs).
e) Any other drawing, details and information as required by the City of La Quinta.
January, 2004 - Page 33
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D. LANDSCAPE GUIDELINES
The guidelines presented herein are not intended to discourage creative design or individuality.
Rather, they are intended to assist in providing the continuity and desired image which will make
the proposed project a unique and special commercial community center.
General Guidelines
Groundcovers should be used to enhance the appearance of the project and protect soil from
erosion. Acceptable groundcover includes gravels, rocks or living plant materials. Tree bark
and shredded wood products, which are lightweight and subject to wind and water erosion,
are prohibited.
Water efficient landscape materials, including native plants, with drip irrigation should be used
wherever possible as a means of conserving scarce water resources and minimizing
maintenance costs.
• Landscaping should be designed to screen above ground utility equipment, service areas and
trash containers. Homogenous, visually subtle plant materials should be selected for use in
these areas in order not to focus attention on the objectionable items.
Entryways
Areas which serve as a focus of vehicular traffic, such as project entries, should be accented
by the use of colorful shrubs and groundcovers for enhanced visual interest. These shrubs
and groundcovers may include Bougainvillea, Trailing Lantana, Ruellia, and Baja Fairy
Duster.
Project entries should utilize vertical accents such as palm trees to provide a sense of arrival
to the facility with Mexican Fan Palms of varying heights.
Plant materials at project entries should be located so as to avoid interfering with motorist
sight lines. Plant combinations shall leave an area from 30 inches above grade open to allow
for unobstructed vision of approaching vehicles and pedestrians.
�nssociaras January, 2004 -Page 34
Since the Jefferson Square Specific Plan site is located at a secondary gateway into the City of
La Quinta, the project will provide an approximate 468 square foot area at the northeast corner
of the site for a City monument sign. The design and ultimate construction of the City's
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monument sign will be the City's responsibility, and will be completed subsequent to development
the Specific Plan at the City's discretion. Landscaping and continued landscape maintenance
within the sign area shall be the responsibility of the proj ect's Building Management Association.
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C. LIGHTING GUIDELINES
• Exterior lighting, when used, should enhance the building design and the adjoining landscape.
• Lighting standards and building fixtures should be of a design and size compatible with the
I
building and adjacent areas.
• Lighting shall be restrained in design and excessive brightness (night glow) avoided.
• Standard design techniques will be employed to shieldparking light fixtures from adjacent land
uses and control direct glare and spill light emanating from these fixtures.
• Parking lot light poles will be equipped with a recessed lamp and a flush lense and not exceed
a maximum height of 18 feet throughout the site.
• The average foot candles (fc) for the project site would be 1.8 fc, with a maximum of 4.9 fc
and a minimum of 0.7 fc.
D. LANDSCAPE GUIDELINES
The guidelines presented herein are not intended to discourage creative design or individuality.
Rather, they are intended to assist in providing the continuity and desired image which will make
the proposed project a unique and special commercial community center.
General Guidelines
Groundcovers should be used to enhance the appearance of the project and protect soil from
erosion. Acceptable groundcover includes gravels, rocks or living plant materials. Tree bark
and shredded wood products, which are lightweight and subject to wind and water erosion,
are prohibited.
Water efficient landscape materials, including native plants, with drip irrigation should be used
wherever possible as a means of conserving scarce water resources and minimizing
maintenance costs.
• Landscaping should be designed to screen above ground utility equipment, service areas and
trash containers. Homogenous, visually subtle plant materials should be selected for use in
these areas in order not to focus attention on the objectionable items.
Entryways
Areas which serve as a focus of vehicular traffic, such as project entries, should be accented
by the use of colorful shrubs and groundcovers for enhanced visual interest. These shrubs
and groundcovers may include Bougainvillea, Trailing Lantana, Ruellia, and Baja Fairy
Duster.
Project entries should utilize vertical accents such as palm trees to provide a sense of arrival
to the facility with Mexican Fan Palms of varying heights.
Plant materials at project entries should be located so as to avoid interfering with motorist
sight lines. Plant combinations shall leave an area from 30 inches above grade open to allow
for unobstructed vision of approaching vehicles and pedestrians.
�nssociaras January, 2004 -Page 34
SPECIFIC PLAN Jefferson Square
Buildings
• Plant materials should be used to soften long stretches ofblank wall surface. Hardenbergia
r • and Boston Ivy shall be used here.
ILandscape materials shall be selected with colors and textures which enhance architectural
elements.
IStreetseapes
• Streetscapes should incorporate informal masses of trees and shrubs.
l • Streetscapes fronting the project should maintain a plant palette and design concept which is
l compatible with surrounding finished street frontages.
Parking Lots
• Plant material will consist of Rosemary groundcover, Southern Live Oak and Crape Myrtle
( trees, and Bougainvillea shrubs which will allow sight line over shrubs yetprovide islands that
are green.
• The design of parking lots should include provisions for canopy trees to provide shade for
parked vehicles.
• Parking areas should be screened from adjacent roadways by the use of low walls,
landscaping, or berms.
[ VI OPERATIONAL GUIDELINES
A. HOURS OF OPERATION
The commercial and retail uses on site will operate from 6:00 AM to 12:00 AM, Monday through
Sunday. Restaurant and coffee shops will operate from 6:00 AM to 1:00 AM, Monday through
Sunday, and the associated fuel station would be open 24 hours seven days a week.
B. TRANSPORTATION DEMAND MANAGEMENT
According to the guidelines contained in the City's Transportation Demand Ordinance (Section
9.180.030), this project is required to make provisions for transportation demand management. In
response to this requirement, the project shall incorporate the following measures:
• The project shall make provisions for bicycle racks in accordance with City Zoning Code
f Section 9.150.050.D.3.c.
l • The project shall identify a Transportation Demand Coordinator to promote participation in
TDM programs among employees.
• The TDM Coordinator shall encourage ride sharing, bus ridership, telecommuting, flexible
work schedules, and other TDM programs as feasible and appropriate.
L.
C. MAINTENANCE
Maintenance of buildings, parking facilities, common walkways and landscaped areas, sewers,
drainage facilities, utilities, and any other improvements not dedicated to public use shall be
maintained by the project's Building Management Association. On site facilities and landscaping
shall be maintained in a clean, attractive and safe condition in accordance with City regulations.
&ASSOCIATES January, 2004 - Page 35