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SP 2000-043 Point Happy (2000)CITY OF LA QUINTA POINT HAPPY SPECIFIC PLAN 2000 - 043 pit r. �� . {[ d ' �''°F• ,° - e J . V ' yam. .41, MADISON DEVELOPMENT, INC. Idl DUDEK AND ASSOCIATES ,i PREST-VUKSIC ARCHITECTS r. LANTEX �a [7 1 BASS0Ct ATE Page 1 TABLE OF CONTENTS I. INTRODUCTION................................................ 3 A. AUTHORITY AND SCOPE .............. • • • • • • . • ....... • • 3 B. PURPOSE AND INTENT................................. 3 C. DOCUMENT ORGANIZATION ............................ 3 D. PROJECT LOCATION...................................3 E. PROJECT OVERVIEW....... 6 F. REQUIRED FINDINGS .................................. II. PROJECT SETTING............................ 7 A. EXISTING GENERAL PLAN AND ZONING ................... 7 B. EXISTING SITE CHARACTERISTICS ........................8 C. SURROUNDING LAND USE .............................. 8 III. PROJECT MASTER PLANS ......................... . ............. . 11 A. SITE PLAN.... 11 B. PHASING PLAN ...................................... 14 C. LANDSCAPE PLAN................................... 14 D. CIRCULATION PLAN 22 E. GRADING PLAN ...................... .......... 24 F. DRAINAGE PLAN....................................28 G. SEWER PLAN 28 H. WATER PLAN ....................................... 28 I. OTHER UTILITY PLANS .............. • • ..... • • • .. 30 IV. DEVELOPMENT REGULATIONS.................................... 30 A. PRINCIPAL USES PERMITTED ........................... 32 B. PROPERTY DEVELOPMENT STANDARDS .................. 32 V. DESIGN GUIDELINES............................................ 33 A. ARCHITECTURAL GUIDELINES .......................... B. LANDSCAPE GUIDELINES .......................... . ... 33 37 C. SIGN PROGRAM ..................................... 39 VI. OPERATIONAL GUIDELINES .............................. . ....... 44 A. TRANSPORTATION DEMAND MANAGEMENT ............... 44 B. MAINTENANCE..................................... 44 [7 1 BASS0Ct ATE Page 1 1 Table 1 -Land Use Summary ..................... , .... 4 ............... , ...... 11 Table 2 - Site Plan Compliance 13 Table 3 - Proposed Plant Palette ............................................... 18 APPENDIX A June 2, 2000 Letter from City of La Quinta to Madison/P.T.M. La Quints L.C.C. 1. City Council Resolution No. 2000-48 - Case No. Specific Plan 2000-043. 2. Conditions of Approval - Final, Specific Plan 2000-043. 3. City Council Resolution No. 2000-49 - Case No. Conditional Use permit 2000-049. 4. City Council Resolution No. 2000-47 - Environmental Assessment 2000-395. Gesso CIAlrE Page 2 LIST OF FIGURES Figure 1 - Regional Location Ma ............................................ • . � g p 4 Figure 2 - Vicinity Map ..................................................... Figure 3 - Land Use Designations .......... .............. 5 9 Figure 4 - Existing Site Conditions ....................... :............... ` ...... 10 Figure 5 - Land Use Plan ................................................... 12 Figure 6 - Conceptual Building Mass ............................................ 15 16 Figure 7 - Phasing Plan ......................... Figure 8 - Landscape Concept ..................... I .......................... 17 ...... Figure 9 - Illustrated Landscape Elevation ................................. 20 21 Figure 10 - Landscape Details .......... _ Figure 11 - Circulation Plan ................................................. 23 Figure 12 - Conceptual Grading Plan ... .... 25 26 Figure 13 - Rock Outcrop Sections A -D •.................................. . • Figure 14 - Rock Outcrop Section E ............................................ 27 Figure 15 - Conceptual Drainage Plan 29 Figure 16 - Utility Plan ............................... . ........... 31 Figure 17 - Illustrative Architectural Treatments ................. • • • • .... 34 Figure 18 - Sign Program - Builder ..............................::........ .... 40 ` Figure 19 - Sign Program - Buildings 41 Figure 20 - Sign Program - Detail - Monument Signs ................................. 42 s LIST OF TABLES 1 Table 1 -Land Use Summary ..................... , .... 4 ............... , ...... 11 Table 2 - Site Plan Compliance 13 Table 3 - Proposed Plant Palette ............................................... 18 APPENDIX A June 2, 2000 Letter from City of La Quinta to Madison/P.T.M. La Quints L.C.C. 1. City Council Resolution No. 2000-48 - Case No. Specific Plan 2000-043. 2. Conditions of Approval - Final, Specific Plan 2000-043. 3. City Council Resolution No. 2000-49 - Case No. Conditional Use permit 2000-049. 4. City Council Resolution No. 2000-47 - Environmental Assessment 2000-395. Gesso CIAlrE Page 2 1 I. INTRODUCTION A. AUTHORITY AND SCOPE Section 65450 of the California Government Code grants local planning agencies the authority to prepare a specific plan of development over a given piece of property. The Point Happy Specific Plan implements the current General Plan designation for the project site, Community Commercial, by maintaining consistency of land uses and intensities. In order to approve the project, the City must make the findings required by La Quinta Zoning Code, Chapter 9.240: Specific Plans. B. PURPOSE AND INTENT The purpose of this Specific Plan document is to address the land use issues associated with development of the Point Happy 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 residents of La Quinta and the surrounding communities with a high quality commercial center. In both text and illustration, this document depicts the character and configuration of the various components comprising the Specific Plan and establishes a foundation document that will govern further development of the site. In this way, the Specific Page 3 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 Point Happy Specific Plan is organized into five 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 Point Happy 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 Highway II I on the south, Washington Street on the east, a vacant rock outcrop on the west, and the Whitewater Channel on the north. The project site is shown in Figure 2, Vicinity Map. The project consists of Assessors Parcels 604-050-002 (7.834 acres gross) and a portion of 604-050-035 (1.965 acres gross). Page 3 r Q MESON BLVD: [ SERT HOT r SPRINGS t_, i DBI ON ROAD �• s ' F - .-CHINO ...,... r^o-. y 6 LuwsON+D T}iOUSAND PALMS r ' 9 PALM SPRINGS' CATHEDRAL p.4I S111RAM CM �FRA" LrB ort f RANCHO ITL4G � �_ � 10 _ __L i L-_ _ � I AVENLE as i PALM SERT ----------------- - - -- - ; -�. 31N IAN WELLS l INDK? y, ! r }� �,55••�• r ,,� ,r-�r - - COACHELLA f LA 62UINTA---6MME-- 60 � r ; f � J4 Rya ri-i DMV rl TRE APM-r-W. PRIEST , , RGURE rio. MADISON VUKSIC Regional Location Map DEVELOPMENT ARCHITECTS &ASSOCIATI S ��.I.� 1 [till I NOT TO SCALE n DeMMr,G NU: Vicinity Map PREST, MADISON VUKSIC DEVELOPMENT JAmwRCHITECTSuEC4 &ASSOCIATES' 1 MILE 0 '/z 1 ROuRE NO, 2 SPECIFIC PLAN - 2000-043 Point Happy, La Quinta E. PROJECT OVERVIEW IProject Summary ' The project proposes the development of a commercial center on a 9.5 acre site. The project will result in the creation of 12 individual lots ranging in size from approximately .5 acres to 1.1 acres. Each lot contains a building pad suitable for construction of structures. One lot proposed for a service station contains two building pads. The site will contain the following range of uses: Restaurant (sit down) Fast Food Restaurants Bank/Institutional Retail Space Office Service Station Two of the office buildings will have two 2 -story elements the balance of the site will be one story. In addition to buildings the project will include associated parking, street improvements, landscaping and utility improvements. Requested Entitlements To facilitate this project, the developer is seeking approval from the City of La Quinta of a Specific Plan that will be followed by a parcel map, and Site Development Permits for individual structures. The proposed service station will require approval of a Conditional Use Permit. F. REQUIRED FINDINGS According to the La Quinta Zoning Code, Chapter 9.240.010.E, the City Council must make four specific findings in order to approve the project. Each fording 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. 5. Consistency with the General Plan. The plan or amendment is consistent with the goals, objectives and policies of the General Plan. • The project is a commercial center which is consistent with the General Plan Land Use designation Community Commercial. 6. 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. Page 6 goo -n43 Point Happv, La C • In accordance with the General Plan, a community oriented commercial center is consistent with the Community Commercial land use designation whose stated characteristics include retail business serving the daily needs of a multiple neighborhood area. T Land Use Compatibility. The specific plan is compatible with zoning on adjacent properties. The site is separated and buffered from uses on the north and west by adjacent flood channel and rock outcrop. General plan land use and zoning designations and existing land uses to the east and south of the project are also commercial. 8. Property Suitability: The specific plan is suitable and appropriate for the subject property. • The project is appropriately located at the intersection of two arterial roadways. • The project is located on the Highway 111 frontage and compliments the land use issues identified in the General Plan for this frontage where "The City supports encouraging and pursuing high tax revenue -generating types of uses, specifically retail commercial....", "The Highway 111 Corridor should be oriented toward community and regional retail, office and commercial park uses", "Commercial development should be facilitated to occur in appropriate locations already planned and zoned, such as the Highway 111 Corridor". • All utilities are readily available to the project site. • The site plan complies with City development standards. II. PROJECT SETTING A. EXISTING GENERAL PLAN AND ZONING The 9.5 acre project site located at the northwest comer of Highway 111 and Washington Street has a General Plan land use designation of Community Commercial (CC). The project is consistent with General Plan Goal 2-4 which states : "Community and neighborhood commercial and employment uses which are clustered in nodes at the intersections of major arterial streets" In addition to businesses offering merchandise and personal services which meet the daily needs ' of a multi -neighborhood area, General Plan Policy 2-3.1.1 states: "Typical businesses allowed in the CC category include general merchandise and/or larger specialty stores such as hardware/appliance outlets, building material/home improvement stores, automobile service stations, and service and office uses of a community scale": Page 7 I J 2000-043Point Piappy,fuinta Consistent with this, existing zoning of the project site is Community Commercial District (CC). Zoning Code 9.70.050 states that the purpose and intent of the CC zone is: "To provide for the development and regulation of medium- to large-scale commercial areas located at the intersections of arterial highways as shown on the General Plan. The CC district is intended to provide for the sale of general merchandise, hardware and building materials, food, drugs, sundries, personal services, and similar goods and services to meet the needs of a multi -neighborhood area." I Relevant Permitted and Conditional Permitted uses listed in Chapter 9.80 include: `Permitted - Retail stores to 50,000 sq, ft., convenience stores, .showrooms, general services, banks, offices, restaurants (including drive thru), commercial recreational, and auto parts stores; Conditional Permitted - Service Stations, car washes, auto repair. " Existing General Plan and Zoning designations for the site and surrounding properties are shown on Figure 3. B. EXISTING SITE CHARACTERISTICS The project site is currently vacant, though has been disturbed by off road vehicles (see Figure 4, Existing Site Conditions). The eastern portion of the site has two elevated mounds approximately 7 to 8 feet in height. A rock out crop borders the western portion of the site. Figure 4 delineates the toe of slope. The frontage along Washington Street has been improved with curbs and gutters. A portion of the Highway 111 frontage has been improved with curb and gutters near Washington Street. A bus stop shelter and pullout is located on the Highway 111 frontage. The Whitewater Stormwater Channel (concrete sided) borders the northern boundary of the site. C. SURROUNDING LAND USE In order to provide a context for project planning, surrounding land use is shown in Figure 3. Adjacent land north of the project site is currently vacant/Whitewater River Channel. Land immediately to the west is vacant rock outcrop. The project site is bordered on the east by Washington Street, a six lane major arterial roadway with 120 foot wide right-of-way. Immediately to the east of Washington Street is a commercial center. The project site is bordered on the south by Highway 111, a four/six lane Major arterial roadway with 120 foot wide right-of-way. A shopping center to the south of Highway 111. Page 8 C„V W ST0RM WA TE,n Ark � diT 1 MI .tla ,n �4 J� $�fr� � �.�s •+d `� .ka ��r �r� � � ._ -.._l X11 W w. ,q.'�. 3y �+ ,u . / .ter ,R, •� 'x' ww+.r x Q .,.+ �" i � (rj •� ..,m,. r .�, ,�,� .�. �' ;.a •p, � $a C�Gi QG`.rlG3D ...,. . •� x .�. °., I M/RC (NR) GENERAL PLAN as » ►. . r3 I I.WA r rxx GCS gVIRD COMMUNITY COMMERCIAL WITH NUN -RESIDENTIAL OVERLAY • / *n �'^.. .yes ' � � r, � lA ]WR@ MIXED REGIONAL COMMERCIAL WITH NON RESIDENTIAL OVERLAY CC (NR) l ZONING CC (NR) COMMUNITY COMMERCIAL WITH j �• NON-RESIDENTIAL OVERLAY SOURCE: CITY OF IA 9UINTA GENERAL PLAN 1992, AND ZONING CODE PRIEST FIGU2EN0. DMAM TLE: VLJKSIC Land Use DesignationARCHITEc�`s &nssaciaTEs PPPIJCPNT. • , MADISON , NOT TO SCALE DEVELOPMENT m = = m = m i = � ! � m m � � � � PREST ��IASSMCIATBS FIGURE NO. DRAMNG ilne VUKSIC Existing Site Conditions ARCr�ITETS dr— �, mmmn- MADISON NOT TO SCALE DEVELOPMENT u 1 SPECIFIC PLAN - 2000-043 Point Happy, La Quinta I11. PROJECT MASTER PLANS A. SITE PLAN The Land Use Plan is shown in Figure 5, and Conceptual Building Mass is shown in Figure 6. The Specific Plan proposes construction of nine building clusters dispersed around a centralized parking area. The Specific Plan approval will include the parking circulation configuration, the building pad location and the perimeter and parking area landscape plans. The project site will ultimately be broken into twelve 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: Table 1 Point Happy Land Use Summary Parcel Parcel Size (3) Building Size(4) Stories Use(4) 1 23,000 S.F. 2,500(') 1 Fast Food 2 35,000 S.F. 3,450(') 1 Restaurant 3 42,000 S.F. 9,0000) 1 Restaurant 4 30,000 S.F. 7,000(') 1 Restaurant/Office/Retail 5 35,000 S.F. 5,500 1 Bank/Financial 6 23,000 S.F. 2,3000) 1 Fast Food 7 46,800 S.F 3,100(2) 1 Service Station/Convenience Store/Car Wash 8 25,000 S.F. 10,000 2 Office 9 21,500 S.F. 9,000 2 Office 10 26,600 S.F. 4,000 1 Office 11 38,550 S.F. 8,000 1 Retail 12 38,550 S.F. 9,100 1 Retail Parkway 28,240 S.F. N/A N/A Parkway Total 413,240 S.F. 72,950 (t) Restaurant will also include outdoor dining. (2) Service Station convenience building only. Does not include covered gas pump area or wash building. (3) Parcel size rounded to nearest foot. Parcel configurations are approximate and will be refined with submission of Parcel Map. (4) Land use and building size may be modified, subject to conformance with parking and design criteria contained in this Specific Plan. L& � Page l l nssr�c�nT ....� m = 011111111111m IM11MIM m mu = = !� w +ter �■■ �w r C V'° sr/? s H'g jv" � { 12,E PAD 9 PAD 10 PAD 11 9.(100 SF 8= SF PAD 12 - St 2 Story 4'0� Bulldln ' 9100 SF t BuUding 9 Bulki�ig 2,500 SF < s J1 ..� r r-_ .� PAD lye F� 1 FI UK No. ARCHIFrECTS &ASSOCIATES - aaauc,wT. FEET MADISON LOT FLOOR AREA AREA ..._. -- 2,500 LOT 1 24,500 SF LOT 2 35,000 SF 3,450 f 7"�•. LOT 3 42,000 SF 9,000 LOT 4 30,000 SF 7,000 LOT 5 35,000 SF 5,500 LOT 6 23,000 SF 2,300 LOT 7 46,800 SF 3,100 LOT 8 LOT 9 25,000 SF 22,300 SF 10,000 9,000 REQUIRED PARKING M `: LOT 10 25,900 SF 4,000 61,370 _ 250 SF PER SPACE = 246 NOTE: LOT 11 38,550 SF 8,000 9,980 _ 75 SF PER SPACE = 133 LAND USE AND BUILDING SIZE FOR EACH PAD LOT 12 3�8,�50 SF - 9;100 - TOTAL PARKING REQUIRED 379 SHALL BE EVALUATED DURING DEVELOPMENT TOTAL 386,600 SF 72,950 TOTAL PARKING PROVIDED 388 PERMIT REVIEW FOR CONSISTENCY WITH PARIONG AND DESIGN CRITERIA OF THE SPECIFIC PLAN DRAWM6 TLE: Land Use Plan PRIEST ,, WKSIG FI UK No. ARCHIFrECTS &ASSOCIATES aaauc,wT. FEET MADISON DEVELOPMENT 0 80 160 SPECIFIC PLAN - 2000-043 Point Happy, La Quinta Capitalizing on the prominent location of the project site, the Point Happy project proposes a major statement at the intersection of Washington Street and Highway'111. Rather than typical commercial centers, the proposal suggests a restaurant complex at the corner with other uses being located away from the intersection within the project site. The perimeter will include major setbacks and landscaping that will integrate the individual building pads along the street frontages. Three driveway accesses will be provided to the site. One driveway (signalized) along Washington Street, two along Highway 111. One driveway along Highway 111, located in the middle of the parcel will provide right -in -right -out access. Another driveway will be located at the westerly property line at an existing signal. This driveway offers another opportunity to make a major statement along Highway 111. The existing rock out crop will require some excavation to extend the driveway from the lighted intersection. As part of this improvement it is planned to create unique water, landscape and lighting treatments on the exposed rock face. The project provides landscaped parking areas containing 379 standard parking spaces and 9 handicapped spaces. An additional monument sign will be located along Highway 111 for the service station. See Section 1H.0 for additional discussion of landscaping. Meandering sidewalks will be located along the street frontage. Pedestrian access to the bus 1 stop/shelter will be provided to the project site through perimeter sidewalks and internal walkways. Outdoor lighting associated with the building and parking areas will be designed to comply with the City's Outdoor Lighting Control Ordinance. In consultation with City staff, the building setback along Washington Street is reduced to 20 feet. This was agreed to in order to provide more on-site landscaping (in parking areas, around buildings and along the northerly project boundary). A comparison of the Point Happy Specific Plan with Development Standards from the La Quinta Zoning Code is shown in the table which follows. Table 2 - Site Plan Compliance Development Standard Proposed Site Plan Standard CC Zone S iFic Plan Min -Max Bldg Site (acres) n/a .49-1.1 c3� Max Structure Height (ft)(') 40 36 Max Number of Stories 3 2 Max Floor Area Ratio (FAR) .30 .30 Min. Building Setback - Hwy. 111 (ft)(') 50 50 Min Building Setback - Primary Arterials (ft)(') 30 20 Min. Landscape Setback - Hwy. 111 (ft) 50 50 Min Landscape Setback - Primary Arterials (ft) 20 20 Min Setback from interior property lines 0 0 Building Landscape 5% 6.0(4) Interior Parking Lot Landscape (2) 5% 5.7 Page 13 u 0 ri SPECIFIC PLAN - 2000-043. Point Happy, La Quinta Table 2 - Site Plan Compliance Development Standard Proposed Site Plan Standard Parking Spaces CC Zone 379 Specific Plan 379 (') Maximum structure height 22 ft within 150 ft. of Highway 111 and Washington Street. (2) Does not include approximately 88,139 sq.ft. of setback landscaping along Highway 111 and Washington St. (3) Final configuration of parcels will be determined with submission of Parcel Map. (4) Estimate based on Conceptual Building Mass Plan, Figure 6. Final landscape percentage to meet Specific Plan criteria subject to site development permit review. B. PHASING PLAN 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 curbing and planters and two coarse paving - base paving installed during Phase I with second coarse upon completion of respective pads during Phase II), creation of building pads, and ' perimeter streetscape improvements. Phase 2 will include structure improvements to individual pads. 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 summarize in Table 1, and illustrated conceptually in Figure 6, Conceptual Building Mass. See Figure 7, Phasing Plan, for illustration of Phase 1 and Phase 2. C. LANDSCAPE PLAN The landscape concept for the project is shown in Figure 8 and the proposed plant palette is shown in Table 3. Landscaping associated with the project consists of three basic types: ' landscaping around the buildings, landscaping within the parking lot, landscaping along Washington street and along Highway 111. Figure 9, Illustrated Landscape Elevation and Figure 10, Landscape Details, provide illustrations of these landscape types. Highway 111 and Washington Street and the Parking Lot will require landscaping during first phase of project development, see Figure 7, Phasing Plan. Landscaping plans for building pads will be submitted for review as development occurs in each parcel/pad area. Conceptual landscape plan approval of streetscapes along Highway 111 and Washington Street is being pursued with this Specific Plan. The landscape treatments are designed to reflect and enhance the character of the proposed buildings and the community of La Quinta. The streetscaping along Highway 111 and Washington Street will maintain a plant palette and design concept which is compatible with surrounding finished street frontages and will conform to City Design Guidelines. Lighting Bollards are to be included along sidewalks in landscape setbacks fronting Washington Street and Highway 111 in a manner similar to existing development along Highway 111, see Figure 10, Landscape Details. Page 14 a�ss,oeie,rti. 'I �� - i _ _ I i = f III ' i Rnf,� G - •��•1••i� ? ! mON ak r r�. I. --- „� arc»wr4 1 - � rsfYaxsY�iR d3 1�aL f "`•..P I''�� +. t ram i ■ � � �� r-f-"-'j ; --fes— —�� _ � �_ ^-I� � �---_ __ - i;� --T ,M1♦Y - ix++z.-,',+.,c..l? I �I r r� _ ^,{p,�p '.__r _ �rr .t 0", ,� J '�^ � ail �J i• hL'F • T� •� �.� h-+-�' _ _ _ I: k, �t - t, `A•--�-.L � �er ic.1P 'r 1 r �� f ..t�f' -y �. �� -�' � i If i J f 1 fl' . _y ;lt: fP II r 7— i�3 SF J DRAWING TITLE: Conceptual Building Mass PRESTI V'UKSIC 14RCHLECTTS I&ASSOCIATESI APPLICANT. FEET MADISON =_8Q 0— DEVELOPMENT 160 O 19GU2E NO. L Note; (1) Pads (2) Lanc installec DRAWING TITLE: Phasing Plan I PRIEST r VUKSIC I All's ARCHITECTS &ASSOCIATES Pro(¢Eonal T fog Cmmplc Pmface APPLICANT. ET MADISON_ _ $ 0 DEVELOPMENT FIGURE NO. 7 SnI IRC:F• IANTFX DRAWING TITLE: Landscape Concept Plan I I ! s .!L- v . PREST I V�i'�rS7l�i IIN ARCHITECTS&ASSOCIATES .-, T..1� C-0. APPUCANT MADISON NOT TO SCALE DEVELOPMENT S, w w E, FIGURE NO. �00 Table 3 - Proposed Plant Palette Quantity Scientific Name Common Name Size Caliper For Highway HEM Trees 21 Washingtonia filifera California Fan Palm 20' height n/a 17 Acacia smallii Sweet Acacia 24" box 1.5" 8 Jacaranda mimosofolia Jacaranda 24" box 1.5" Shrubs 10 Fouqueria splendens Ocotillo 5 Gal. n/a 100 Dodonaea viscosa Hopseed Bush 5 Gal. n/a 80 Leucophyllum frutescens Texas Ranger 5 Gal. n/a 80 Calliandra californica Baja Fairy Duster 5 Gal. n/a 100 Dalea pulchra Indigo Bush 5 Gal. n/a 100 Ruellia peninsularis Ruellia 5 Gal. n/a Vines & Groundcover 150 Lantana montevidensis Trailing Lantana 1 Gal. n/a 150 Lantana m. "Golden Mound" Trailing Lantana 1 Gal. n/a Turf Hydro-stolenized Bermuda #328 n/a For Washington Street:(') Trees 1 Washingtonia filifera California Fan Palm 20' height n/a 1 Acacia smallii Sweet Acacia 24" box 1.5" 7 Jacaranda mimosofolia Jacaranda 24" box 1.5" Shrubs 20 Dodonaea viscosa Hopseed Bush 5 Gal. n/a 50 Leucophyllum frutescens Texas Ranger 5 Gal. n/a 40 Calliandra californica Baja Fairy Duster 5 Gal. n/a 100 Ruellia peninsularis Ruellia F5 Gal. n/a Page 18 Table 3 - Proposed Plant Palette Quantity Scientific Name Common Name Size Cali t For Parking Lot: (z) Trees 88 Proposis alba Mesquite 25' Height 2" 58 Lagerstroemia indica Crape Myrtle 15' Height 1" Shrubs 50 Bougainvillea spp. Bougainvillea .5 Gal. n/a 200 Baccharis pilularis Dwarf Coyote Bush 1 Gal. n/a For Buildings: (2) Trees n/a Ficus microcarpa `Nitida' Indian Laurel Fig 30' Height 1" n/a Jacaranda mimosifolia Jacaranda 30' Height 1.5" n/a Hesperaloe parviflora Red Yucca 15' Height 1" n/a Lagerstroemia indica Crape Myrtle 15' Height 1" Shrubs n/a Bougainvillea spp. Bougainvillea 5 Gal. n/a n/a Lantana montividensis Trailing Lantana 1 Gal. n/a n/a Dondonaea viscosa Hopseed Bush 5 Gal. n/a n/a Leycophyllum frutescens Texas Ranger 5 Gal. n/a n/a Calliandra californica Baja Fairy Duster 5 Gal. n/a n/a Ruellia peninsularis Ruellia 5 Gal. n/a Please note that final quantities will be established during City review of subsequent landscape plans. tz> Please note that final quantities for the buildings will be established during City review of subsequent Landscape ' Plans. essoCt►Te. Page 19 .._.... ........ HIGHWAY tt1 — ENTRANCE 2 HIGHWAY t11 — MAIN ENTRANCE TYPICAL PARKING ISLAND PLANTING TYPICAL BUILDING FRONTAGE PLANTING t BUS SHELTER 1 .i WASHINGTON ST ENTRANCE LIGHTING BOLLARDS Bollards to be located along Washington Street and Highway 111 frontage along sidewalk at 60' intervals CRAPE.MYR i C:E FAV PALMS OCOTILLO Wl HARDENBERGIA SWEET ACACIA SOURCE: M EX DMWW,- TIU: Conceptual Landscape Treatment of Typical Elevation) Building PRIEST VUKSIC ARCHITECTS &ASSOCIATES Pro( dmd T * FYO= FIGUU NO. .nIPuCau, • , - MADISON � NOT TO SCALE 0 DEVELOPMENT 1 'SPECIFIC -X24111111-1143 The landscaping design listed below will incorporate the City Design Guidelines to enhance not ' only the project but also the community. 1. The project entrance shall be visible to pedestrians and people driving in cars by ' accenting the entries with varying heights of California Fan Palms and Sweet Acacia trees. 2. The surrounding architecture will be accented with colorful plant material consisting of Crape Myrtle, Jacaranda, Bougainvillea and other flowering shrubs. 3. Shade trees in the parking areas will consist of Mesquite trees with their spreading canopy habit to provide shade and a pleasing, cooling, softening effect to combat the expanse of asphalt. Bacckaris will act as the groundcover for the parking islands, as ' its durability is unequaled, it will also soften the hardscape. 4. Planted along Highway 111's streetscape and in specific locations around the buildings, ' Ocotillo will be featured as a specimen plant. This unusual plant will be used as an accent shrub to add a varying effect throughout the seasons. The vibrant, bright red, foot long clusters of flowers in Spring, will change to cool green leaves in Summer. These leaves soon drop and the Ocotillo is transformed into a severe structural contrast of thorny limbs in the Fall. 5. Entries and some larger planting groups will be enhanced by Red Yucca and various sizes of boulders. This brings the existing rocky terrain of the region into the design. ' 6. Buildings will be softened and the parking spaces will be enclosed by berming the planter beds up to one or two feet high. ' See Section V.B. for a discussion of landscape design guidelines applicable to the project. D. CIRCULATION PLAN tThe project Circulation Plan, as shown in Figure 11, is typical of a commercial center with an internal system of access aisles to serve the parking areas and multiple building pads. Vehicular External access is taken from three locations. Two locations are signalized; one at the northeast corner of the site on Washington Street, and one at the southwest corner on Highway 111. A third entry is located at the middle of the site on Highway 111. This entry is limited to right -in - right -out turning movement. A main internal circulation corridor is established between the two ' signalized intersections. Parking isles and internal access drives serving the balance of the site intersect this corridor. A service isle is provided adjacent to the Whitewater Channel at the rear of the property. A secondary corridor is taken from Highway 111 into the center of the project. This entry provides immediate access to proposed drive-thru type businesses. A third drive-thru is located off of the Washington Street entry. The signalized entry at Highway 111 provides access to a service station pad. This entry extends into the site approximately 200 feet ' before access is provided to the gas station pad. To ensure minimal congestion, each entry to fi ASSU C1 ATE Page 22 ................. DEK .. APPLICANT. FEET MADISON DEVELOPMENT R 8© X60 ' the site provides substantial "stacking" for vehicles leaving the site, and extensive distance before vehicles entering the site meet intersecting parking isles or drives. All traffic considerations along Highway 111 are subject to Caltrans approval. 1 Pedestrian As seen in Figure 11, pedestrian sidewalks are provided along both the Washington Street and Highway 111 frontages. A bus stop (to be replaced by a new facility meeting City of La Quinta standards) is located on Highway 111 is connected to the internal pedestrian system within the project. The pedestrian system interconnects all buildings within the site. E. GRADING PLAN Grading Concept The Conceptual Grading Plan is shown in Figure 12. This figure illustrates existing site grades, street grades and pad grades. The property proposed for development will be graded to create thirteen building pads (one pad per parcel, two pads for the service station) and parking areas and streetscapes. The site will be graded from the highest pad elevation in the northwest corner of the site (Parcel 8) of 88 feet to the lowest pad elevation in the southeast corner of the site (Parcel 3) of 8 1. 5 feet. Approximate pad elevations for each parcel will be as follows: In total, approximately 103,000 cubic yards of earthwork (55,000 c.y. cut and 48,000 c.y. fill) ' is proposed and all grading will be balanced within the property limits without the need for borrow or disposal sites. The earthwork is fairly evenly distributed throughout the site with an average of 1 to 2 foot being added or removed at most locations. Excavation will occur along the southwest boundary of the project site to facilitate driveway extension from the signal on Highway 111. Figure 4 illustrates toe of slope and the limits of excavation into the rock outcrop. The elevation of the access road has been adjusted to reduce the limits of excavation. Figures 13 and 14 provide cross section exhibits of cuts into rock outcrop. The cross sections are representative of the varying degrees of excavation along the western border of the site. Slope of final grade will be 3/4:1. A retaining wall of varying heights may be provided along portions of the graded area. Iessotm-- Page 24 Parcel 1 84.5 feet Parcel 2 83.0 feet Parcel 3 Parcel 4 81.5 feet 82.0 feet Parcel 5 82.0 feet Parcel 6 Parcel 7 83.5 feet Service Bays 85.3 feet Market 86.0 feet In total, approximately 103,000 cubic yards of earthwork (55,000 c.y. cut and 48,000 c.y. fill) ' is proposed and all grading will be balanced within the property limits without the need for borrow or disposal sites. The earthwork is fairly evenly distributed throughout the site with an average of 1 to 2 foot being added or removed at most locations. Excavation will occur along the southwest boundary of the project site to facilitate driveway extension from the signal on Highway 111. Figure 4 illustrates toe of slope and the limits of excavation into the rock outcrop. The elevation of the access road has been adjusted to reduce the limits of excavation. Figures 13 and 14 provide cross section exhibits of cuts into rock outcrop. The cross sections are representative of the varying degrees of excavation along the western border of the site. Slope of final grade will be 3/4:1. A retaining wall of varying heights may be provided along portions of the graded area. Iessotm-- Page 24 Parcel 8 88.0 feet Parcel 9 87.5 feet Parcel 10 86.5 feet Parcel 11 85.5 feet Parcel 12 85.0 feet In total, approximately 103,000 cubic yards of earthwork (55,000 c.y. cut and 48,000 c.y. fill) ' is proposed and all grading will be balanced within the property limits without the need for borrow or disposal sites. The earthwork is fairly evenly distributed throughout the site with an average of 1 to 2 foot being added or removed at most locations. Excavation will occur along the southwest boundary of the project site to facilitate driveway extension from the signal on Highway 111. Figure 4 illustrates toe of slope and the limits of excavation into the rock outcrop. The elevation of the access road has been adjusted to reduce the limits of excavation. Figures 13 and 14 provide cross section exhibits of cuts into rock outcrop. The cross sections are representative of the varying degrees of excavation along the western border of the site. Slope of final grade will be 3/4:1. A retaining wall of varying heights may be provided along portions of the graded area. Iessotm-- Page 24 i i 'i i '� i � � � � � � i i as � � � • ■moi 5 r • b I�Ill� 11 r . lx l8Y9) Tc 80 f ` L --- . KEY _85— Existing Grade Contour x (80.0) Finished Grade mo Pad Elevation A**� Cross Sections Tc 80.59 Top of Curb �-Ta 4 7-0 The Conceptual Grading Plan reflects the concept approved by the Clay ' Council (other site plans In this document do not reflect these changes) MIA's DRAWING TITLE: Conceptual Grading Plan Tr O lu 1 I,1.. PRIES , , 1 1 VCJKSIC FIGURE NO, ARCHITECTS ! ASSOCIATES 7 C-0�p 12 APPLICANT. FEET MADISON I DEVELOPMENT 0 80 160 ,60 150 140 130 120 110 100 90 - c SECTION 1+45 175 165 155 NL 145 135 125 115 105 95 95 B SECTION 0+75 155 145 135 125 115 105 95 &5 A SECTION 0+20 oMWNG RU: PREST MADISON VUKSIC FIGURE NO. Cross sections DEVELOPMENT ARCHITECTS&ASSOCIATES C-0. P,*- 13 . FEET 0 25 50 75 1-1 11 150 140 130 120 1 110 100 90 E SECTION 2 + 75 160 150 140 130 120 110 100 90 EE D SECTION 2 + 00 POINT HAPPY' eneniein 0f AAI PAEST , NO. MADISON VUKSIC DEVELOPMENT ARCHITECTS &ASSOCIA'PES �"� 14 FEET 0 25 50 75 ri Sewer service is provided to the site by the Coachella Valley Water District (CVWD) via an existing 8" sewer line located on the north side of the street centerline in Highway 111. The project site will be connected to this line at two locations, one at an existing 6" lateral near the Highway 111 and Washington Street; the other through a new line connected to an existing sewer manhole. Onsite sewer lines will be installed with stubouts to development pads. See Figure 16, Utility Plan. H. WATER PLAN Water service is also provided to the site by CVWD and is available at the property from a 12" waterline located east of the street centerline in Washington Street and north of the street centerline of Highway 111. Both domestic and irrigation water will be taken from this line. New onsite waterlines will consist of 12" domestic waterlines, 6" fire hydrants and 1-1/2" to 2" services as needed. Initial water improvements will involve creation of a looped water line to serve the pads within the site, the connection of landscape irrigation lines (for streetscapes along Highway 111 and Washington Street), and the provision of stubouts 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 valve s will be removed. See Figure 16, Utility Plan. �essoc9n:r Page 28 ....................... 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 construction projects over 5 acres in size. Grading operations will include provisions to reduce water and wind erosion control both during and after grading operations. F. DRAINAGE PLAN The Drainage Plan for the site is shown in Figure 15. The drainage plan proposes to direct surface runoff via parking lots generally from the northwest to the southeast. A low point will be established in the north portion of Parcel 4 and westerly portion of Parcel 2 where a catch basin will be located in the parking area. Drainage collected at this point will be conveyed via underground pipe to the north where drainage flows will be discharged into the Whitewater Channel per direction of the C.V.W.D. Catch basins will be located along this drain pipe to intercept surface flows from adjacent parking areas. The site design will drain away from Washington Street. The exact sizing and design 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. G. SEWER PLAN Sewer service is provided to the site by the Coachella Valley Water District (CVWD) via an existing 8" sewer line located on the north side of the street centerline in Highway 111. The project site will be connected to this line at two locations, one at an existing 6" lateral near the Highway 111 and Washington Street; the other through a new line connected to an existing sewer manhole. Onsite sewer lines will be installed with stubouts to development pads. See Figure 16, Utility Plan. H. WATER PLAN Water service is also provided to the site by CVWD and is available at the property from a 12" waterline located east of the street centerline in Washington Street and north of the street centerline of Highway 111. Both domestic and irrigation water will be taken from this line. New onsite waterlines will consist of 12" domestic waterlines, 6" fire hydrants and 1-1/2" to 2" services as needed. Initial water improvements will involve creation of a looped water line to serve the pads within the site, the connection of landscape irrigation lines (for streetscapes along Highway 111 and Washington Street), and the provision of stubouts 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 valve s will be removed. See Figure 16, Utility Plan. �essoc9n:r Page 28 ....................... KEY --► Directlon of Flow ......•• Underground Storm Drain ® Proposed Catch Basins DRAWING TITLE; Conceptual Drainage Plan M PREST WKSIC , FIGURE NO. ARCHITECTS &ASSOCIATES APPLICANT. MADISON ET DEVELOPMENT 0 80 660 M I. OTHER UTILITY PLANS 1 Natural Gas Natural gas service is provided to the site by The Gas Company, which has a 4" medium pressure steel gas main in Washington Street adjacent to the site. The main in Washington was constructed in the late 1950's and is likely to be located near the center of the street, although the exact location requires verification. Service from either location would require cutting and reconstruction of some street pavement which would typically be completed within one day. The Gas Company anticipates service for this project to be routine. Electric Electric services is provided to the site by the Imperial Irrigation District and is available to the property on Highway 111. Telephone Telephone service is provided to the site by General Telephone Company and is available to the property on Washington Street. GTE service is available to the project area from a terminal ' located at the main entrance off Washington Street. In the case of this project, telephone cable would be extended from a pull box located in Washington Street. GTE also has facilities available for high speed internet connection (ISDN or high capacity circuits) and anticipates service for this project to be routine. Cable Television Cable Television service isP rovided to the site by Warner Cable and is available to the property from Washington Street. Installation of cable television would be coordinated with the extension of electrical service so that a single trench containing both facilities would be constructed. Time Warner Cable considers service for this project to be routine. IV. DEVELOPMENT REGULATIONS The development regulations contained herein provide specific standards relative to permitted land uses in addition to site design and construction regulations to be applied within the Specific Plan area. They are intended to protect the public health, safety and welfare and to create a harmonious relationship with surrounding land. In general, this specific plan is consistent with the 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 Planning 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. f] �� $$gC1ATL Page 30 c VW D srap HA jVV ro� ff 1F=PFti.. _~►i+ __ _ `— •.�-_ 'R •air ` (7 i H W,q KEY`••. ` • '•• ` — — — — — Existing 12" Water Line ............... Existing 8" Sewer Line %. — j ---- Proposed 12" Water Line — — — Proposed 8" Water Line ............... Proposed 8" Sewer Line L Fire Hydrant DRAWING TITLE: Conceptual Utility Plan I i,- LU IC I PRIESTJ vumc FIGURE NO ARCHITECTS &ASSOCIATES .. .� R __, T a Proem 16 APPLICANT. FE� MADISON ri■� DEVELOPMENT [ 817 161 0 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 use as identified in and subject to the provisions of the Community Commercial (CC) Zoning District described in Section 9.80.040 of the La Quinta Zoning Code. B. PROPERTY DEVELOPMENT STANDARDS • Maximum structure height: 22 feet within 150 feet of street R.O.W., 26 feet beyond 150 feet of street R.O.W. • Maximum number of stories: 1 floor within 150 feet of street R.O.W., 2 stories beyond 150 feet of street R.O.W. • Maximum Floor Area Ratio: .30 • Building Setbacks' from Highway 111: 50 feet. from Washington Street: 20 feet. • Landscape Setbacks2 — from Highway 111: 50 feet. from Washington Street: 20 feet. • Interior Landscape — parking areas: 5 % of project area' non parking areas: 5 % of project area' • Required Parking (379 space required per square foot, 388 spaces provided calculated for entire site)5 — General Retail uses over 50,000 sq/ft GFA - 1 space per 250 sq/ft. — Restaurant space in excess of 20% of total shopping center • GFA - 1 space per 75 sq/ft GFA (conventional "sit down") - 1 space per 100 sq/ft GFA (drive-thru fast food) Number given is minimum building setback from the street right-of-way. In addition to the required landscape setback, the building setback may contain parking, driveways and similar facilities. 2 Perimeter landscape setback shall consist of landscaped area within the building setback. Number given is minimum landscaped setback from the street right-of-way. 3 Perimeter landscape setbacks shall not be credited toward the interior landscape requirement. 4 Total project area is 9.5 acres. Percentages are applicable to site as a whole, as described in this Specific Plan, individual parcels may vary higher or lower. 5 Required parking may be increased if parking and circulation is found to be inadequate during site development permit review. L& Page ge 32 M_ ........ SPECIFIC PLAN - 1111-041 Point Happy, La Quinta 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 Point Happy 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 1 of construction plans for the Specific Plan area. A. ARCHITECTURAL GUIDELINES 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 interpretation of a Colonial Spanish style and is characterized by hipped and gabled "flat clay" tile roofs, flat roofs with ornate cornice details; deep set multi - paned windows, and colonial details such as shutters and wrought iron rails. The exterior wall materials will consist of a smooth exterior plaster in keeping with the Colonial Spanish style. Figure 17, Illustrative Architectural Treatments, illustrates a the variety of architectural treatments ultimately envisioned for future building construction on the project site. While the building depicted in this exhibit does not pertain to a specific building it does depict the style and details that are acceptable. 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. • Site development permit for parcels abutting the Whitewater Storm Channel shall include rear and side elevations facing the channel that address building articulation and landscaping. Roof Treatments • Appropriate use of flat, hip, and gable roof forms are encouraged while barns, and false roofs should be avoided. k Flat roofs may be used with the ornate cornice shown in Figure 17, and in combination with other roof forms. ahssRCIATS Page 33 .......... ............... O Cornice Detail 1 Foam form with plaster finish Cornice Detail 2 Foam form with plaster finish cO Exposed Rafters 4x8 to 6x12 douglas fir rafters with stain finish O Arched Openings Q Clay Pipe of Terra Cotta Details O Wood Shutters QCanvas Canopies O Eave Details Foam with plaster finish Oi Flat Clay Roof Tile US Tile Scratched Madera Rustic Blend QRecessed Niche Detail ORecessed Niche Surround OWrought Foam with plaster finish of Stone O Recessed Niche Detail with kV recessed light fixture OStone of Plaster Bowl Detail Q Gable Roof DRAWING TITLP, Illustrated Architecture Treatment Lam" Hip Roof FIGURE NO, Arched Window Detai OWrought Iron Window Detail Q Entry Roof Detail kV Covered Verandas/Walkways Q Stone Window Sill MADISON NOT TO SCALE 7 Stone Wainscot Wall Cap Detail Foam with plaster finish O Handpainted Tile Detail Ox Doors and Windows with True Divided Lites O Irrigated Clay and Stone FIGURE NO, Pots for Landscapping OStonework at Main Entries ® Raised Planters with Stone 17 Caps for sifting gg Cantera Stone Columns Tuscan style cc Exposed Wood Trellis PRIEST VUKSIG , � FIGURE NO, ARCHITECTS LCASSOCIATES PROff590Nu CIX1FbNiKIN 17 APPLICANT. MADISON NOT TO SCALE 7 DEVELOPMENT • The use of variable ridge lines on a single structure is encouraged. • Roof pitch may vary between elements of a structure. • 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. 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 facade 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. Walls & Fences • Walls are encouraged to use materials and colors which match or compliment associated buildings. • Walls which create long, unbroken straight lines should be avoided. 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 24 feet. Signage • 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. • A central directory will be provided inside the main lobby. kASSO�IATES Page 35 SPECIFIC PLAN - 2001-041 F'oint Mappy,_ luinta • Tenant signs may be used if exterior doorways to individual suites are added in the future. Tenant signs shall be unobtrusive, consistent with the building vernacular and placed beneath the first floor arcade. • This signage program is conceptual only. A detailed signage program must be submitted and approved before issuance of the first building permit. Car Ports • Car ports should be designed to be architecturally compatible with the proposed building motif. • All carport structures shall be made of wood. • Pre-engineered, lightweight steel structures are not allowed. 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. Accent colors should be limited to one or two per structure. • Acceptable construction materials are steel, wood, brass, stucco, concrete, plaster, ceramic tile, aluminum and glass. • The following indicates selected colors and materials that establish the working palette that is intended to serve as a basis for architectural cohesiveness for the project. PAINT COLORS Manufacturer: Dunn Edwards (or equal) BASE COLORS These colors would be used on large wall surfaces, but could also be used as accents. 1. Pearl White SP 70 (This color is generally off-white) 2. Stonish Beige SP 68 (This color is generally light adobe) ACCENTS COLORS These colors would be used for accent walls and architectural elements. 3. Rosewood SP 126 (This color is generally brown with a redish hue) 4. Ryan's Eye DE 3028 (This color is generally chocolate) 5. Burnt Cedar DE 966 (This color is generally coral) 6. Fandango SP 354 (This color is generally light brown with a redish hue) 7. Rim Shot DE 3138 (This color is generally a light olive or dark sage) � SPF", S Page 36 1 1 1 1 1 1 1 1 1 1 1 1 1 1 MATERIALS (to be similar or equal) ROOF TILE Manufacturer: US Tile Style: Flat, non -glazed, scratched clay tile Color: Madera Blend STONE COLUMNS, SURROUNDS, SILL AND WAINSCOTS Canterra Stone/Pattern: Cafe II WOOD TRELLIS & RAFTERS Wood: Douglas Fir or Cedar Stain: AceWood Stain Color: 222-139 Fruitwood EXTERIOR CEMENT PLASTER Finish: Smooth, hand troweled and painted with elastomeric paint Color: Refer to Paint Colors WINDOWS Material: Steel, Aluminum, or Wood Frames with true divided lites. Color: Dunn Edwards Rim Shot DE 3138 as listed under Accent Color Glazing: Clear or Light to Medium Bronze Tint with approval CANVAS AWNINGS Any color which reasonably resembles one of those listed under Accent Colors WROUGHT IRON Color: Dunn Edwards Ryan's Eye DE 3028 as listed under Accent Colors Color: Dunn Edwards Rim Shot DE 3138 as listed under Accent Colors with approval B. LANDSCAPE GUIDELINES General Guidelines • Groundcovers shall 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 shall be used wherever possible as a means of conserving scarce water resources and minimizing maintenance costs. xnssvrrnr�s, Page 37 i SPECIFIC PLAN - 2000-043 Point Happy,. Quinta • Landscaping shall be designed to screen above ground utility equipment, service areas and trash containers. Homogenous, visually subtle plant materials shall be selected for use in these areas in order not to focus attention on the objectionable items. 11 Entryways • Areas which serve as a focus of vehicular traffic, such as project entries, shall be accented by the use of colorful shrubs and groundcovers for enhanced visual interest. These shrubs and groundcovers are to include Bougainvillea, Lantana, Ruellia, and Baja Fairy Duster. • Project entries shall utilize vertical accents such as palm trees to provide a sense of arrival to the facility with California Fan Palms of varying heights. • Plant materials at project entries shall be located so as to avoid interfering with motorist sight lines. Plant combinations shall leave an area of 3' high to 6' vertical height open to allow for clear vision of approaching cars and pedestrians. Buildings • Primary building entries shall be accented by the use of colorful shrubs and groundcovers for enhanced visual interest. These will include Lantana, Bougainvillea and Ruellia. • Plant materials shall be used to soften long stretches of blank wall surface. Hardenbergia and Boston Ivy shall be used here. • Landscape materials shall be selected with colors and textures which enhance architectural elements. Streetscapes • Streetscapes shall incorporate informal masses of trees and shrubs. • Streetscapes fronting the project shall maintain a plant palette and design concept which is compatible with surrounding finished street frontages. • Streetscapes shall incorporate rock outcroppings within berming, thereby relating to the Point. • Streetscape along Highway 111 shall conform to specific city guidelines as follows: • For proposed plant palette, see Table 3. • For Landscape Concept Site Plan, see Figure 8. • For details of entrances to the project and the bus stop, see Figure 10. Parking Lots • Plant material will consist of Baccharis groundcover, Mesquite trees, and Bougainvillea shrubs which will allow sight line over shrubs yet provide islands that are green and colorful. • The design of parking lots shall include provisions for canopy trees to provide shade for parked vehicles. • Parking areas shall be screened from adjacent roadways by the use of low walls or berms. nsso[ars Page 38 C. SIGN PROGRAM The purpose of this criteria is to establish the sign standards necessary to insure coordinated proportional exposure for all tenants while maintaining integrated compatibility with the projects architectural design. The program is intended to allow each business room for rcreativity within limits of their store front width. Figures 18, 19 and 20 illustrate special concept sign locations and letter styles and installation details. GENERAL CRITERIA 1. All signs and their installation must comply with all local building and electrical codes. 2. No animated, flashing, or audible signs will be permitted. 3. No exposed lamps shall be permitted. 4. All tenants must have sign installed prior to opening for business and must maintain the following signs: a. Individual metal Channel Letters with Plexiglas faces, interior illuminated. Recommended colors are: Red, Blue, Yellow, and White. b. Store address affixed to both front and back of the store. Located at the front door on transom area, at rear door above 6 feet. C. The detailed sign plans specific to each tenant and/or owner must be submitted and approved before issuance of a sign permit. 5. Upon removal of any sign by tenant, any damage to the sign band face will be repaired by tenant or by Landlord at tenant cost. 6. Acceptable signage on doors and windows is as follows: a. Signage to be attached directly on the storefront glass or to be hung in the window openings. This applied to signs that may indicate the name of the store or business, professional designation, symbol and/or Logo. b. No illuminated signs are permitted without the express written approval of the Landlord, and the City Of La Quinta Community Development Department. C. Numbers identifying the address of the premises. d. A sign listing the store business hours. e. A sign or signs displaying the credit card(s) accepted by the merchant. f. All signs must be prepared in a professional manner. g. Signs may not be hand lettered or scripted presenting an unprofessional appearance. h. No signs or posters may be placed outside the demised or leased line of the premises. i. Advertising banners attached to the outside fascia of the store area are not permitted without express written permission by the Landlord and City. 7. All signing shall be of materials compatible with exterior building colors, materials, finishes, and of a high quality of fabrication. Page 39 'AASSQCIA't .f.�.. DRAWING nn.E: Sign Program PRIEST , FIGURE NO. WtJKSiC ARCHITECTS 6�ASSOCIATES APPLICANT. 18 MADISON NOT TO SCALE DEVELOPMENT g '.erLical oign suppor•I-s supplied Hy oUacro %it.h m9nufac1,urin0 of canopy 41 080 aluminum cult om color to match canopy mourll.ed •;.ith obud Oyotem thru cal logy (6rolnrtim) jt-o vcr•Lic9I ulcVAI 014Hr ao Of en Mot hod of a1-1�9chrticnt M]tsrrrern MowRkpplmss af•h I � otrxfa aL't xhcd ' Chit-- r � = i palrM1caE 4s match cargi+y : Grmnnte4 - - "--�.Lss•[crontY,�rhsd tc pfasr i r - �� I ;I-luuu� Ilcluo,�u gift,S i .)r n l II II I III. I 0 DRAWWG TRIS: Sign Program - Building -77' `-A•� T F�?111111 Curl om cul acrylic Irl' Icmcrm3 NO. oprmycd to dcsircd color I_� II I I I c II'I hplatc cd 1z alumil um 11 r{—�irl� \ / f carrier plaxs Faith mechanical fast rl lir>g h inect f sec Hclo';;) 19 g '.erLical oign suppor•I-s supplied Hy oUacro %it.h m9nufac1,urin0 of canopy 41 080 aluminum cult om color to match canopy mourll.ed •;.ith obud Oyotem thru cal logy (6rolnrtim) jt-o vcr•Lic9I ulcVAI 014Hr ao Of en Mot hod of a1-1�9chrticnt M]tsrrrern MowRkpplmss af•h I � otrxfa aL't xhcd ' Chit-- r � = i palrM1caE 4s match cargi+y : Grmnnte4 - - "--�.Lss•[crontY,�rhsd tc pfasr i r - �� I ;I-luuu� Ilcluo,�u gift,S i .)r n l II II I III. I 0 DRAWWG TRIS: Sign Program - Building -77' `-A•� T F�?111111 I'I'i NO. I ICUI IIII I II' I I_� II I I I c II'I I W91 -II s- I'I I II APPLICANT. 19 MADISON NOT TO SCALE DEVELOPMENT PRIEST VUKSIQ, lljk@jFGURE PUJ —3 F&ASSOCIATPS NO. ARCHITECTS APPLICANT. 19 MADISON NOT TO SCALE DEVELOPMENT 7 A _dL .1 -0 AL it Ito roc I Co t d uit 6% Fo r 03o'.1- F-ii[Itcd to 1,11_1-lch 11-r. rock JI 11 trr !I MASSING KEY I 1--_1'-0" %-xA-,- MONUMENT - MAIN PROJECT IDENTIFICATION SOURCE: IMPERIAL SIGN CO.. INC. 1:7.0 C 1 1 5FZ` E 5 x -3 3. 1'.•`, 3. 0 ft d1 -0c c. -tv f ron I rock i t I C 010 t' 3 td 0 iZC-,- I'Ut r101- to C"CC Cd 5 foot itl hdoll-1, MONUMENT - SECONDARY ENTRY & BUSINESS IDENTIFICATION ,v RAVANG TITLE: FIGURE NO. PRIEST Sign VUKSIC ARCHITECTS I,& A SS 0 C I ATES Sign Program - Detail - Monument Signs �] T.- �_pl. Fq- 20 APPLICANT MADISON NOT TO SCALE DEVELOPMENT l n 11 8. Except as noted in this signage program, no signing is permitted which does not directly relate to the primary service or function of the tenant's activity. Sign copy will be restricted to that specified in the individual sign section. 9. All signs shall be kept in a "like new" condition. On notice by the Landlord, a tenant will be required to refurbish any signing which does not qualify as being an acceptable standard. 10. All signs and installation of signs will conform to the appropriate building and electrical codes and bear the U. L. Label. 11. Electrical service to tenant signs shall be the responsibility of each tenant. 12. Exceptions to these criteria must receive written approval. SPECIFICATIONS FOR TENANT SIGNS Individual Illuminated Letters: Individual illuminated letters will be a channel metal letter five inches deep. Letter faces will be Plexiglas with a 3/4" white Trim Cap molding for securing the Plexiglas face to the metal channel letter. Illumination of the letters will be with neon tubing mounted inside the letter. The letters are to be mounted onto the building face. A metal raceway that will accommodate the wiring and the transformers required for the illumination of the letters shall be mounted on the inside of walls. AWNING SIGNS In some instances an awning will be used as signage. Copy will be centered on the front occupying only 75 % of lineal width. MONUMENT SIGNS One (1) main and three (3) secondary monument signs are proposed for Point Happy. Their locations are illustrated in Figure 6, and the size and configuration are illustrated on Figure 19. A separate monument sign will be allowed on the service station site (Parcel 7) subject to a separate sign application. LETTER SIZES AND COLORS ARE AS FOLLOWS 1. In -Line shops: Tenant signs may be a maximum letter height of 16" but no less than 9" if one line of copy is to be used. 2. Freestanding Pads: Tenant signs may be a maximum letter height of 24" but no less than 18" if one line of copy is to be used. Page 43 SPECIFIC PLAN - 1111-043 3. In-line shops and Freestanding Pads: In the event of the double line signage being ' necessary, total height to be 25" top to bottom, or 10" character height, double line. 4. Sign length not to exceed 80% of Leasehold width on both in-line and freestanding pad's shops and/or 50 square feet. LETTER STYLES AND CONFIGURATIONS Letter styles and configurations are illustrated in Figures 18 and 19. ' UNDER CANOPY SIGNS Under canopy signs are to be 12 inches high by 36 inches long double faced Sandblasted signs. These under canopy signs are to be hung in the breeze way in front of the store entrance. The copy or logo colors as per attached drawings. VI. OPERATIONAL GUIDELINES A. TRANSPORTATION DEMAND MANAGEMENT According to the guidelines contained in the City's Transportation Demand Ordinance (Section ' 9.180.030), this project is required to make provisions for transportation demand management. In response to this requirement, the project shall incorporate the following measures: • The project shall make provisions for bicycle racks in accordance with City Zoning Code Section 9.150.050.D.3.c. The project shall provide a walkway from the bus shelter located on Highway 111 at the southeast corner of the project site to facilitate pedestrian access to the commercial uses within the project. • 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. B. MAINTENANCE ' Maintenance of buildings and grounds shall be the responsibility of the building management association. On site facilities and landscaping shall be maintained in a clean, attractive and safe condition in accordance with City regulations. Page 44 APPENDIX A I C 1 1 lJ I 11 I Titiv/ P.O. Box 1504 78-495 CALLS TAMPICO (760) 777-7000 LA QUINTA, CALIFORNIA 92253 (TDD) (760) 777-1227 June 2, 2000 Mr. Ed Alderson Madison/P.T.M. La Quinta L.C.C. 5300 Waverly Ave. # 4109 Palm Springs, California 92264 SUBJECT: SPECIFIC PLAN 2000-043, CONDITIONAL USE PERMIT 2000-049, AND IENVIRONMENTAL ASSESSMENT 2000-395 Dear Mr Alderson: This is to inform you that the City Council at their meeting of May 16, 2000, certified Environmental Assessment 2000-395 and approved Specific Plan 2000-043 and Conditional Use Permit 2000-395. The attached Final Conditions of Approval apply to your project, Point Happy Specific Plan, (including the Conditional Use Permit). In addition, compliance the mitigation measures in the Environmental Assessment is required. Please note that if the conditions require any further review by staff, the Planning Commission, 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 Enclosures: Final Conditions of Approval Specific Plan 2000-043, Final Conditions of Conditional Use Permit 2000-395, and Certified Environmental Assessment 2000-395 RESOLUTION NO. 2000-48 '0 e► A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF }' LA QUINTA, CALIFORNIA, GRANTING APPROVAL OF THE DESIGN GUIDELINES AND DEVELOPMENT STANDARDS FOR A 72,950 SQUARE FOOT COMMERCIAL CENTER AT THE NORTHWEST CORNER OF WASHINGTON STREET AND HIGHWAY 111 CASE NO. SPECIFIC PLAN 2000-043 MADISON/P.T.M. LA QUINTA, L. L C. ' WHEREAS, the City Council of the City of La Quinta, California, did on the 161" day of May, 2000, hold a duly -noticed Public Hearing to consider Specific Plan 2000-049 consisting of a combination of retail, office, commercial services, entertainment, and restaurants on 9.779 acres, generally located at the northwest corner of Washington Street and Highway 111, and; WHEREAS, the Planning Commission of the City of La Quinta, California, did, on the- 25th day of April, 2000, at a duly -noticed Public Hearing adopted Resolution 2000-023 recommending approval of Specific Plan 2000-049, a 72,950 square foot commercial development consisting of 'a mixture of retail, office and restaurant uses on 9.779 acres, generally bounded by; Washington Street, Highway 111, and a CVWD Storm Water Channel. The project area is located at the northwest corner of Highway 111 and Washington Street, more particularly described as: APN: 604-050-002 and a portion of 604=050-035 WHEREAS, said Specific Plan 2000-049 has complied with the requirements of the California Environmental Quality Act of 1970 (as amended), pursuant to the adoption of Resolution 83-68 by the City Council, in that the Community Development Director has conducted an Initial Studv (EA 2000-395), and determined that the Specific Plan will not have a significant adverse impact on the environment and a Mitigated Negative Declaration of Environmental Impact is recommended; 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 Planning Commission did make the following mandatory findings of approval to justify a recommendation for approval of said Specific Plan: Ll "900,uNon No. 20300-" p6r19n Qu}d90rW00&V- StwWwds madiaoniP.T.M. La Gulnta, L.L.C. Adopud; May 96, 2000 Page 2 1That the proposed Specific Plan is consistent with the goals and policies of the . p P La Quinta General Plan in that the property is designated Community Commercial which permits the uses proposed for the property. 2. That the Specific Plan is compatible with the existing and anticipated area development in that the project, as conditioned, provides adequate circulation. 3. That the proposed Specific Plan is conceptual; further review will be required under a Site Development Permit review process at which time project related conditions will be attached to mitigate impacts. NOW, THEREFORE, BE IT RESOLVED by the City Council of the City of La Quinta, California, as follows: 1 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 the above-described Specific Plan request for the reasons set forth in this Resolution, and subject to the attached Conditions of Approval. PASSED, APPROVED and ADOPTED at a regular meeting of the La Quinta City Council held on this 16' day of May, 2000, by the following vote, to wit: AYES: Council Members Adolph, Henderson, Sniff, Mayor Pena NOES: None ABSENT: Council Member Perkins ABSTAIN: None JO PENA ayor City of La Quinta, California 1 S:\City C1erk\Ree01uti0ns\Ree 2000-48.wpd 1 1 1 1 1 1 1 1 1 1 1 1 1 Resolution No. 2000-48 Design Quidelines/Dev. Standards Madisori/P.T.M. La nuinta, L.L.C. Adopted: May 16, 2000 Page 3 ATTEST: JUNE REEK, City Clerk City of La Quinta, California (City Seal) APPROVED AS TO FORM: DAWN C. HONEYW LL, City Attorney City of La Quinta, California \\ RESOLUTION 2000-48 CONDITIONS OF APPROVAL - FINAL SPECIFIC PLAN 2000-043 MAY 16, 2000 1 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 permit. 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. Prior to the issuance of a grading, construction or building permit, the applicant shall obtain permits and/or clearances from the following public agencies: = Fire Marshal = Public Works Department (Grading Permit, Improvement Permit) • Caltrans 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) ' The applicant is responsible for any requirements of the permits or clearances from those jurisdictions. If the requirements include approval of improvement plans, 1 applicant shall furnish proof of said approvals prior to obtaining City approval of the plans. The applicant shall comply with applicable provisions of the City's NPDES stormwater discharge permit. For projects requiring project -specific NPDES construction permits, the applicant shall submit a copy of the CWQCB acknowledgment of the applicant's Notice of Intent prior to issuance of a grading or site construction permit. The applicant shall ensure that the required Storm Water Pollution Protection Plan is available for inspection at the project site. 1 3. p 1 This development shall be subject to the Infrastructure Fee Program and Development Impact Fee program in effect at the time of permit approval. IP:\C'AROLYN\!!Point Happy\CC.COA.SP2000-043.wpd Resolution 2000-48 Conditions of Approval - Final Specific plan 2000-043 May 16, 2000 PROPERTY RIGHTS ' 4. Prior to issuance of a grading or building permit, the applicant shall acquire or confer easements and other property rights necessary for construction or proper functioning of the proposed development. ' 5. The applicant may be required by Caltrans to furnish additional Highway 1 1 1 right of way to accommodate the proposed bus turnout and dedicated right -turn -in lane. If so, the right of way shall be deeded to the City in fee simple. 6. If the applicant cannot obtain permission from CVWD for location of the bikepath (required below) within the Coachella Valley Stormwater Channel, the applicant shall grant an easement across the north end of this property for that purpose. 7. The applicant shall dedicate or deed cross -access easements to all private lots or parcels existing or created on this property. The easements shall cover all parking ' and circulation areas and_ routes within the development. 8. The applicant shall create perimeter setbacks along public rights of way as follows: A. Highway 1 1 1 - 50 feet. B. Washington Street - 20 feet. Where public facilities (e.g., sidewalks) are placed on privately -owned setbacks, the applicant shall dedicate blanket easements for those purposes. , 9. The applicant shall dedicate easements necessary for placement of and access to utility lines and structures. ' 10. The applicant shall vacate abutter's rights of access to public streets from all frontage except access points described herein. 1 1. The applicant shall furnish proof of easements or written permission, as appropriate, from owners of any abutting properties on which grading, retaining wall construction, permanent slopes, or other encroachments are to occur. 12. Prior to placement of any privately -owned buildings or other costly structures in the City's drainage easement along Washington Street, the applicant shall obtain an ' encroachment permit for that purpose. The permit will require that in the event the City finds it necessary to construct, reconstruct or maintain facilities therein, the applicant shall indemnify the City from expenses exceeding those which would have been incurred with hardscape or landscaping. P:\CAROLYN\!!Point Happy\CC.COA.SP2000-043.wpd u f Resolution 2000-48 Conditions of Approval - Final Specific plan 2000-043 May 16, 2000 ' 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 landscape architects, as appropriate. Plans shall be submitted on 24" x 36" media in the categories of "Rough Grading," "Precise Grading," "Streets & Drainage," and "Landscaping." Precise grading plans shall have signature blocks for Community Development Director and the Building Official. All other plans shall have signature blocks for the City Engineer. Plans are not approved for construction until they are signed. "Streets and Drainage" plans shall normally include signals, sidewalks, bike paths, entry drives, gates, and parking lots. "Landscaping" plans shall normally include irrigation improvements, landscape lighting and entry monuments. "Precise Grading" plans shall normally include perimeter walls. Plans for improvements not listed above shall be in formats approved by the City Engineer. 14. The City may maintain standard plans, details and/or construction notes for elements of construction. For a fee established by City resolution, the applicant may acquire standard plan and/or detail sheets from the City. plans area roved b the Cit the applicant shall furnish accurate 15. When final p pp y Y, AutoCad files of the complete, approved plans for any public street improvements on storage media acceptable to the City Engineer. The files shall utilize standard AutoCad menu items so they may be fully retrieved into a basic AutoCad program. ' At the completion of construction and prior to final acceptance of improvements, the applicant shall update the files to reflect as -constructed conditions. If the plans were not produced in AutoCad or a file format which can be converted to AutoCad, the City Engineer may accept raster -image files of the plans. 1 P: \CAROLYNV! Point Happy\CC.COA.SP2000-043.wpd 1 n 1 Resolution 2000-48 Conditions of Approval - Final Specific plan 2000-043 May 16, 2000 lMPROVEME T A REEMENT 16. Depending on the timing of development of the lots or parcels created by this map and the status of off-site improvements at that time, the subdivider may be required to construct improvements, to construct additional improvements subject to reimbursement by others, to reimburse others who construct improvements that are obligations of this map, to secure the cost of the improvements for future construction by others, or a combination of these methods. In the event that any of the improvements required herein are constructed by the City after the date of approval of the original conditions of approval for this property, the Applicant shall, at the time of approval of a map or other development or building permit, reimburse the City for the cost of those improvements. 17. The applicant shall construct improvements and/or satisfy obligations, or furnish an executed, secured agreement to construct improvements and/or satisfy obligations required by the City prior to approval of a final map or parcel map, or issuance of a certificate of compliance for a waived parcel map. For secured agreements, security provided, and the release thereof, shall conform with Chapter 13, LQMC. Improvements to be made or agreed to shall include removal of any existing structures or obstructions which are not part of the proposed improvements. 18. If improvements are secured, the applicant shall provide estimates of improvement costs for checking and approval by the City Engineer. Estimates shall comply with the schedule of unit costs adopted by City resolution or ordinance. For items not listed in the City's schedule, estimates shall meet the approval of the City Engineer. Estimates for improvements under the jurisdiction of other agencies shall be approved by those agencies. Security is not required for telephone, gas, or T.V. cable improvements. However, development -wide improvements shall not be agendized for final acceptance until the City receives confirmation from the telephone authority that the applicant has met all requirements for telephone service to lots within the development. P:ICAROLYNTPoint Happy\CC.COA.SP2000-043.wpd Resolution 2000-48 Conditions of Approval - Final Specific plan 2000-043 May 16, 2000 19. If improvements are phased with multiple final maps or other administrative approvals (e.g., Site Development Permits), off-site improvements and common improvements (e.g., access drives, traffic signal improvements & perimeter landscaping) shall be constructed or secured prior to approval of the first phase unless otherwise approved by the City Engineer. 20. If the applicant fails to construct improvements or satisfy obligations in a timely manner or as specified in an approved phasing plan or in an improvement agreement, the City shall have the right to halt issuance of building permits or final building inspections, withhold other approvals related to the development of the project or call upon the surety to complete the improvements. GRADING 21. Prior to issuance of a grading permit, the applicant shall furnish a preliminary geotechnical ("soils") report and an approved grading plan prepared by a qualified engineer. The grading plan shall conform with the recommendations of the soils report and be certified as adequate by a soils engineer or engineering geologist. 22. Slopes shall not exceed 5:1 within public rights of way and 3:1 in landscape areas outside the right of way unless otherwise approved by the City Engineer. 22. Prior to occupation of the project site for construction purposes, the applicant shall submit and receive approval of a fugitive dust control plan prepared in accordance with Chapter 6.16, LQMC. The Applicant shall furnish security, in a form acceptable to the city, in an amount sufficient to guarantee compliance with the provisions of the permit. 23. The applicant shall maintain graded, undeveloped land to prevent wind and water erosion of soils. The land shall be planted with interim landscaping or provided with other erosion and wind control measures soil stabilizing binders approved by the Community Development and Public Works Departments. 24. Prior to issuance of building permits, the applicant shall provide building pad certifications stamped and signed by qualified engineers or surveyors. For each pad, the certification shall list the approved elevation, the actual elevation, the difference P:\CAROLYN\!!Point Happy\CC.COA.SP2000-043.wpd Resolution 2000-48 Conditions of Approval - Final Specific plan 2000-043 May 16, 2000 between the two, if any, and pad compaction. The data shall be organized by lot number and listed cumulatively if submitted at different times. DRAINAGE 1 25. If the applicant proposes discharge of stormwater directly or indirectly to the Coachella Valley Stormwater Channel, the applicant shall indemnify the City from the costs of any sampling and testing of the development's drainage discharge which may be required under the City's NPDES Permit or other City- or area -wide pollution prevention program, and for any other obligations and/or expenses which may arise from such discharge. The indemnification shall be executed and furnished to the City ' prior to issuance of any grading, construction or building permit and shall be binding on all heirs, executors, administrators, assigns, and successors in interest in the land within this tentative map excepting therefrom those portions required to be dedicated or deeded for public use. The form of the indemnification shall be acceptable to the City Attorney. If such discharge is approved for this development, the applicant shall make provisions in the CC&Rs for meeting these potential obligations. 26. If the applicant does not discharge stormwater to the Coachella Valley Stormwater Channel, stormwater shall be retained on-site and disposed of in facilities approved by the City Engineer. 1 27. Nuisance water shall be retained on site and disposed of in facilities approved by the City Engineer. UTILITIES 28. The applicant shall obtain the approval of the City Engineer for the location of all utility lines within the right of way and all above -ground utility structures including, but not limited to, traffic signal cabinets, electrical vaults, water valves, and telephone stands, to ensure optimum placement for practical and aesthetic purposes. 29. Existing aerial lines within or adjacent to the proposed development and all proposed ' utilities shall be installed underground. Power lines exceeding 34.5 kv are exempt from this requirement. t 30. Utilities shall be installed prior to overlying hardscape. For installation of utilities in existing, improved streets, the applicant shall comply with trench restoration ' P:\CAROLYN\!!Point Happy\CC.COA.SP2000-043.wpd Resolution 2000-48 Conditions of Approval - Final Specific plan 2000-043 May 16, 2000 requirements maintained or required by the City Engineer. The applicant shall provide certified reports of trench compaction for approval of the City Engineer. STREET AND TR FFIC_IMPROVEMENT 31. The applicant shall install the following street 'improvements to conform with the General Plan street type noted in parentheses. (Public street improvements shall conform with the City's General Plan in effect at the time of construction.) A. OFF-SITE STREETS AND BIKEPATH 1) Highway 1 1 1 - Complete construction of north side of the street. Construct eight -foot sidewalk/bikepath. Modify traffic signal, median, traffic signs, and traffic markings at the west access drive to accommodate a fourth leg on the intersection. 2) Washington Street (Major Arterial) - Construct eight -foot sidewalk/bike path. Modify traffic signal, median, traffic signs, and traffic markings at the north access drive to accommodate a fourth leg on the intersection. 3) Bike path- Pay pro -rata share of Bike Path adjacent to project site. Prorate share shall not exceed $30 per lineal foot of 8 -foot wide PCC bike path. 32. The applicant may be required to extend improvements beyond development boundaries to ensure they safely integrate with existing improvements (e.g., grading; traffic control devices and transitions in alignment, elevation or dimensions of streets and sidewalks). 33. Improvements shall be designed and constructed in accordance with the LQMC, adopted standards, supplemental drawings and specifications, and as approved by the City Engineer. Improvement plans for streets, access gates and parking areas shall be stamped and signed by qualified engineers. 34. The applicant shall design street pavement sections using Caltrans' design procedure (20 -year life) and site-specific data for soil strength and anticipated traffic loading (including construction traffic). Minimum structural sections shall be as follows (or approved equivalents for alternate materials): Residential & Parking Areas 3.0" a.c./4.50" c.a.b. Collector 4.0"/5.00" P: \CAROLYN\!! Point Happy\CC.COA.SP2000-043.wpd Resolution 2000-48 Conditions of Approval - Final Specific plan 2000-043 May 16, 2000 Secondary Arterial 4.0"/6.00" Primary Arterial 4.5"/6.00" Major Arterial 5.5"/6.50" 35. The applicant shall submit current mix designs (less than two years old at the time of construction) for base, asphalt concrete and Portland cement concrete. The submittal shall include test results for all specimens used in the mix design procedure. For mix designs over six months old, the submittal shall include recent (less than six months old at the time of construction) aggregate gradation test results confirming that design gradations can be achieved in current production. The applicant shall not schedule construction operations until mix designs are approved. 36. General access points and turning movements of traffic are limited to the following: A. Highway 111 1) Full -access drive at existing traffic signal at the southwest corner of this property. 2) . Right-in/Right-out drive centered approximately 435 feet east of the centerline of the westerly drive. IE_ Washington Street 1) Full -access drive at existing traffic signal at the northeast corner of this property. LANDSCAPING 37. The applicant shall provide landscape improvements in landscape setbacks and in on- site areas as designated in the landscape plan for this Specific Plan. 38. Landscape and irrigation plans shall be signed and stamped by a licensed landscape architect. The applicant shall submit plans for approval by the Community Development Department prior to plan checking by the Public Works Department. When plan checking is complete, the applicant shall obtain the signatures of CVWD and the Riverside County Agricultural Commissioner prior to submitting for signature by the P:\CAROLYN\!!Point Happy\CC.COA.SP2000-043.wpd Resolution 2000-48 Conditions of Approval - Final Specific plan 2000-043 May 16, 2000 City Engineer. Plans are not approved for construction until signed by the City Engineer. 39. Landscape areas shall have permanent irrigation improvements meeting the requirements of the City Engineer. Use of lawn shall be minimized with no lawn or spray irrigation within 18 inches of curbs along public streets. PUBLIC SERVICES 40. The applicant shall provide an improved bus turnout with a City approved Bus Shelter design on Highway 111 as required by Sunline Transit and approved by the City Engineer and Community Development Director. The applicant shall provide an improved bus turnout with a City approved Bus Shelter design on Washington Street between the Coachella Valley Storm Water Channel and Washington Street, if needed by Sunline Transit and approved by the City Engineer and Community Development Director. QUALITY ASSURANCE � 41. The applicant shall employ construction quality -assurance measures which meet the approval of the City Engineer. 42. The applicant shall employ or retain qualified civil engineers, geotechnical engineers, surveyors, or other appropriate professionals to provide sufficient construction supervision to be able to furnish and sign accurate record drawings. 43. The applicant shall arrange and bear the cost of measurement, sampling and testing procedures not included in the City's inspection program but required by the City as evidence that construction materials and methods comply with plans, specifications and applicable regulations. 44. Upon completion of construction, the applicant shall furnish the City reproducible record drawings of all improvements constructed within City or Caltrans' right of way. ' Each sheet shall be clearly marked "Record Drawings," "As -Built" or "As - Constructed" and shall be stamped and signed by the engineer or surveyor certifying to the accuracy of the drawings. The applicant shall revise the CAD or raster -image files previously submitted to the City to reflect as -constructed conditions. j P:\CAROLYN\!!Point Happy\CC.COA.SP2000-043.wpd Resolution 2000-48 Conditions of Approval - Final Specific plan 2000-043 May 16, 2000 MAINTENANCE 45. The applicant shall make provisions for continuous, perpetual maintenance of all on- site improvements, perimeter landscaping, access drives, and sidewalks. The applicant shall maintain required public improvements until expressly released from this responsibility by the appropriate public agency. FEES AND DEPOSITS 46. The applicant shall pay the City's established fees for plan checking and construction inspection. Fee amounts shall be those in effect when the applicant makes application for plan checking and permits. FIRE MARSHAL 48. All water mains and fire hydrants providing required fire flows shall be constructed in accordance with the appropriate sections of the water district, subject to the approval by the Riverside County Fire Department. 49. Automatic fire sprinklers providing required fire flows shall be constructed in accordance with La Quinta City Ordinance 8.08.090. 50. All interior fire apparatus access roads shall be a minimum of 20 feet unobstructed width and ab unobstructed vertical clearance of 13 feet 6 inches. Any portion of an exterior wall of the first story of any building shall be located within 150 feet from apparatus access as measured by an approved route around the exterior of the building. MISCELLANEOUS 51. Prior to issuance of a grading permit, 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. 52. Applicant shall provide an acceptable treatment of the exposed rock outcrop to return it to the appearance of the adjacent uncut rock. P:\CAROLYN\!!Point Happy\CC.COA.SP2000-043.wpd Resolution 2000-48 Conditions of Approval - Final Specific plan 2000-043 May 16, 2000 53. On page 39 of the Specific Plan under General Criteria add a new item to read: "Detailed sign plan shall be submitted for each tenant or building consistent with the Specific Plan Sign Program prior to issuance of a building permit." 54. A redesign of the Monument Sign to be compatible with Mediterranean architectural style shall be submitted to the Community Development Director for review and approval. A new exhibit (Figure 19, page 41) shall be included in the Specific Plan 55. On page 35 of the Specific Plan under Architectural Features and Details add a new bullet point to read: "Design articulation and enhanced landscaping of all buildings along on all north elevations (i.e. rear elevations facing the channel) shall be required." 56. On page 36 of the Specific Plan under Car Ports add a new bullet point to read: "All carport structures shall be made of wood." Delete the word steel in the second bullet point under carports regarding acceptable materials. 57. Street names as they exist at each of the signaled intersections shall be continued with the proposed project. ' 58. On page 43 of the Specific Plan under the second bullet point under "VI. Operational Guidelines revise to read " The project shall provide a walkway from the bus shelter located on Highway 111 at the southeast corner of the project site to facilitate pedestrian access to the commercial uses within the project." 59. The applicant shall reduce the rock cut as much as possible along the driveway at Highway 111 and the Plaza La Quinta traffic signal beyond the 40 foot driveway entry point (the 40 foot driveway access design detail is required to be approved by CALTRANS), prior to issuance of a grading permit. 60. On page 32 of the Specific Plan under "B. PROPERTY DEVELOPMENT STANDARDS, Required Parking" add a new item to read: "The required parking may be increased if parking and/or circulation is found to be inadequate as the individual pads are reviewed for their Site Development Permits." IP: TAROLYNT Point HappyTC.COA.SP2000-043.wpd Yee RESOLUTION NO. 2000-49 A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF /�✓ LA QUINTA, CALIFORNIA, GRANTING APPROVAL OF A CONDITIONAL USE PERMIT TO ALLOW AN AUTO SERVICE STATION CASE NO.: CONDITIONAL USE PERMIT 2000-049 MADISON/P.T.M. LA QUINTA, L. L C. City WHEREAS, the Cit Council of the City of La Quinta, California, did on the 16"' day of May, 2000, hold a duly -noticed Public Hearing to consider Conditional r. Use Permit 2000-049 to allow a service station with service bay canopy generally located at the northwest corner of Highway 111 and Washington Street more particularly. described as: APN: 604-050-002 and a portion of 604-050-035 WHEREAS, the Planning Commission of the City of La Quinta, California, did on the 25T' day of April, 2000, at a duly noticed Public Hearing , adopt Resolution 2000-024 recommending approval of Conditional Use Permit 2000-049, to allow a service station with service bay canopy generally located at the northwest corner of Highway 11.1 and Washington Street. WHEREAS, said Conditional Use Permit 2000-049 has complied with the requirements of the California Environmental Quality Act of 1970 (as amended), pursuant to the adoption of Resolution 83-68 by the City Council, in that the Community Development Director has conducted an Initial Study (EA 2000-395), and determined that the Conditional Use Permit will not have a significant adverse impact on the environment and a Mitigated Negative Declaration of Environmental Impact is recommended; and, WHEREAS, at said Public Hearing, upon hearing arid considering all testimony and arguments, if any, of all interested persons wanting to be heard, said City Council did make the following mandatory findings of approval to justify a recommendation for approval of said Conditional Use Permit 2000-049: 1. That the proposed Conditional Use Permit_ is consistent with the goals and policies of the La Quinta General Plan in that the property is designated Community Commercial which permits the uses proposed for the property. 2. The proposed service station use is consistent with the City's Zoning Code in that development standards and criteria contained in the Specific Plan as conditioned, supplement, replace, or are consistent with those in the City's Zoning Code. 3. Approval of this Conditional Use Permit will not be detrimental to the public health, safety or general welfare or incompatible with surrounding properties. The adjacent properties are designated and zoned for commercial use and the site is located at the intersection of two Arterial roadways, which commonly attracts automotive -based commercial uses. The conditional uses proposed are a consistent representation of the uses which would be proposed for surrounding sites. The adverse impact of the project will be mitigated to an acceptable level and generally in conformance with the Dark Sky Ordinance with a soft lighting design which includes limiting the height, direction and wattage of the lights fixtures, shielding the light fixtures, and limiting lighting levels during night operation. 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 -hereb approve - y pp a the above described Conditional Use Permit request for the reasons set forth in this Resolution, and subject to the attached Conditions of Approval. PASSED, APPROVED and ADOPTED at a regular meeting of the La Quints City Council, held on this 16th day of May, 2000, by the following vote, to wit: AYES: Council Members Adolph, Henderson, Sniff NOES: Mayor Pena ABSENT: Council Member Perkins ABSTAIN: None Resolution No. 2000-49 CUP 2000-049 Madison/P.T.M. La Quinta, L.L.C. Adopted: May 16, 2000 Page 2 2. The proposed service station use is consistent with the City's Zoning Code in that development standards and criteria contained in the Specific Plan as conditioned, supplement, replace, or are consistent with those in the City's Zoning Code. 3. Approval of this Conditional Use Permit will not be detrimental to the public health, safety or general welfare or incompatible with surrounding properties. The adjacent properties are designated and zoned for commercial use and the site is located at the intersection of two Arterial roadways, which commonly attracts automotive -based commercial uses. The conditional uses proposed are a consistent representation of the uses which would be proposed for surrounding sites. The adverse impact of the project will be mitigated to an acceptable level and generally in conformance with the Dark Sky Ordinance with a soft lighting design which includes limiting the height, direction and wattage of the lights fixtures, shielding the light fixtures, and limiting lighting levels during night operation. 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 -hereb approve - y pp a the above described Conditional Use Permit request for the reasons set forth in this Resolution, and subject to the attached Conditions of Approval. PASSED, APPROVED and ADOPTED at a regular meeting of the La Quints City Council, held on this 16th day of May, 2000, by the following vote, to wit: AYES: Council Members Adolph, Henderson, Sniff NOES: Mayor Pena ABSENT: Council Member Perkins ABSTAIN: None RESOLUTION 2000-49 CONDITIONS OF APPROVAL CONDITIONAL USE PERMIT 2000-049 - FINAL MAY 16, 2000 GENERAL CQNDITIONS OF APPROVAL. 1. Lighting Improvements for the canopy structure shall be designed and constructed -in accordance with the LQMC, adopted standards, supplemental drawings and specifications, and as approved by the Community Development Director. Applicant agrees to limit the lighting of the service bay canopy by minimizing the number of luminaries for the ceiling of the service bay canopy structure and, 2) to recessing said luminaries into the ceiling of the service bay canopy to reduce lighting and glare levels. 2. Any and all exterior lighting modifications are to be approved by the Planning Commission as an Amendment to this Conditional Use Permit. MISCELLANEOUS 3. The a a to defend indemnify, and hold harmless the City of La applicant agrees y, 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. 1 11 u Resolution No. 2000-49 CUP 2000-049 Madison/P.T.M. La Quints, L.L.C. Adopted: May 16, 2000 Page 3 r JOH h J. ENA, or City of La Quinta, California ATTEST- JUS' GREEK, City Clerk City of La Quinta, California (City Seal) APPROVED AS TO FORM: DAWN C. HONEY ELL, City Attorney City of La Quinta, California 1 RESOLUTION NO. 2000-47 A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF LA QUINTA, CALIFORNIA, CERTIFYING A NEGATIVE DECLARATION OF ENVIRONMENTAL IMPACT FOR SPECIFIC PLAN 2000-043 AND CONDITIONAL USE PERMIT 2000-049 ENVIRONMENTAL ASSESSMENT 2000-395 MADISON/P.T.M. LA QUINTA, L. L C. WHEREAS, the City Council of the City of La Quinta, California, did, on the 16"' day of May hold a duly -noticed Public Hearings to consider a recommendation from the Planning Commission on the Environmental Assessment 2000-395 for Specific Plan 2000-043 and Conditional Use Permit 20.00-049 herein referred to as the "Project" WHEREAS, the Planning Commission of the City of La Quinta, California, did, on the 25th day of April, 2000, at a duly -noticed Public Hearing adopt. Resolution 2000-022 recommending certification of Environmental Assessment 2000-395 for Specific Plan 2000-043 and Conditional Use Permit 2000-049 herein referred to as the "Project"; and, WHEREAS, said Project has complied with the requirements of "The Rules to Implement the California Environmental Quality Act of 1970"(as amended; Resolution 83-68 adopted by the La Quinta City Council) in that the Community Development Department has prepared an Initial Study (EA 2000-395); and, WHEREAS, the Community Development Director has determined that rsaid Project could have a significant adverse effect on the environment unless mitigation measures are implemented, and that a Mitigated Negative Declaration of Environmental Impact could be filed; and, WHEREAS, 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, findings, and reasons to justify recommending certification of said Environmental Assessment: 1. The Project will not be detrimental to the health, safety, or general welfare of the community, either indirectly or directly, in that appropriate mitigation measures have been imposed which will minimize project impacts. LF1 yam* . Resolution No. 2000-47 Environmental Assessment 2000-395 May 16, 2000 Page 2 2. The proposed 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 a rare or endangered plant or animal or eliminate important examples of the major periods of California history or prehistory. 3. The proposed Project does not have the potential to achieve short-term environmental goals, to the disadvantage of long-term environmental goals. 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 Environmental Assessment 2000-395 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. PASSED, APPROVED and ADOPTED at a regular meeting of the La L Quinta City Council held on this 16th day of May, 2000, by the following vote, to wit: AYES: Council Members Adolph, Henderson, Sniff, Mayor Pena NOES: None ABSENT: Council Member Perkins ABSTAIN: None JOHN JV. PENA',Jr6yor City of La Quinta, California L 1 1 i 1 1 1 1 1 A 1 1 1 Resolution No. 2000-47 Environmental Assessment 2000-395 May 16, 2000 Page 3 ATTEST: . GREEK, City Cler City of La Quinta, California (City Seal) APPROVED AS TO FORM: DAWN C. HONEYW LL, City Attorney City of La Quinta, California 11 11 1 I--] I 11 C 1 1 f] r Environmental Checklist Form 1. Project Title: Point Happy Specific Plan 2. Lead Agency Name and Address: City of La Quinta 78495 Calle Tampico La Quinta, CA 92253 3. Contact Person and Phone Number: Fred Baker 760-777-7125 4. Project Location: Northwest comer of Washington Street and Highway 111. 5. Project Sponsor's Name and Address: Madison Development 938 North Mountain Avenue Ontario, CA 91762 6. General Plan Designation: Community Commercial/Non-residential Overlay 7. Zoning: Community 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.) Specific Plan establishing development standards for a 9.8t acre,site. The project will include 12 individual lots, with project buildout expected to include a gas station, restaurants, general retail space and office space. 9. Surrounding Lane Uses and Setting: Briefly describe the projects surroundings. The site is bordered on the north by the Coachella Valley Storm Water Channel, on the west by steep hillside, on the south by the La Quinta Plaza Shopping Center, and on the east by the Highway 111 Shopping Center project. 10. Other agencies whose approval is required (e.g., permits, financing approval, or participation agreement) Coachella Valley Water District California Department of Transportation (CalTrans) I 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. Land Use and Planning X Trans ortabon/Circulation Public Services Population and Housing X Biological Resources Utilities and Service Systems X Geological Problems Ener and Mineral Aesthetics Water Hazards Cultural Resources X Air Quali X Noise Recreation Mandaton,Finds of Determination 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. ' X 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 the mitigation measures described on an attached sheet have been added to the project. A NEGATIVE DECLARATION will be prepared. I find that the proposed project MAY have a significant effect on the environment, and an ENVIRONMENTAL IMPACT REPORT is required. I find that the proposed project MAY have a significant effect(s) 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, if the effect is a potentially significant impact or potentially significant unless mitigated." An ENVIRONMENTAL IMPACT REPORT is required, but it must analyze only the effects that remain to be addressed. 1 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 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. Signature CHRISTINE DI IORIO Printed Name Date THECITY F LA QUINTA For r 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) "Potentially Significant Unless Mitigated Incorporated" applies where the incorporation of mitigation measures has reduced an effect from "Potentially Significant Impact" to a "Less than 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 XVII, "Earlier Analyses," may be cross-referenced). 5) Earlier analyses 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 analyses are discussed in Section XVII 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. See the sample question below. A source list should be attached, and other sources used or individuals contacted should be cited in the discussion. 1 7) This is only a suggested form, and lead agencies are free to use different ones. Issues (and Supporting Information Sources): LAND USE AND PLANNING. Would the Proposal: Potarrtialiy Potentially Significant Less Than Significant Unless Significant No Impact Mitigated Impact Impact a) Conflict with general plan designation of zoning? (General PlanL-- X Land Use Map) I---I— b) Conflict with applicable environmental plans or policies adopted bY ;menses with jurisdiction over the Project (General Plan EIR, p. 4- X ff'� c) Be incompatible with existing land use in the vicinity? (General Plan X Land Use Map, Figure 4, Figure 4 of Specific Plan) d) Affect agricultural resources or operations (e.g., impacts to soils or X farmlands, or impacts from incorrilm ble land uses)? (General Plan EIR, Exhibit 4.1-4, page 4-15) e) Disrupt or divide the physical arrangement of an established X community (including a low-income or minority community)? (Figure 2 of Specific Plan) II. POPULATION AND HOUSING. Would the proposal: a) Cumulatively exceed official regional or local population projections? X (General Plan Master Environmental Assessrnent, p. 2-32 ff.) directly indirectly ( g• X b) Induce substantial growth in an area either dire or indi e. through projects in an undeveloped area or extension or major infrastructure)? (General Plan page 2-14 ff.) c) Displace existing housing, especially affordable horsing? (Figure 4 X of Specific Plan) 111. GEOLOGIC PROBLEMS. Would the proposal result in or expose people to potential impacts involving: b) Seismic ground shaking? (General Plan OR, page 4-30 ff.) X c) Seismic ground failure, including liquefaction? (General Plan X EIR, Exhibit 42-3, page 4-35 and page 4-30 ff.) I. a) Fault rupture? (General Plan EIR, Exhibit 42-3, page 435) X �. Potentially Potentially Significant Las Thar, Issues (and Supporting Information Sources): Significant UrAms Significant No impact Mitigated Impact Impact d) Seiche, tsunami, or volcanic hazard? (General Plan EIR, page 4-30 X e) Landslides or mudflows? (General Plan EIR, page 4-30 ff.) f) Erosion, changes in topography or unstable soil conditions from excavation, grading, or fill? (General Plan EIR, p. 441) g) Subsidence of the land?. (General Plan EIR, page 4-43) h) Expansive soils? (General Plan EIR, page 4-40 to 43) 1) Unique geologic or physical features? (General Plan, page 8-7, Specific Plan text) IV. WATER. Would the proposal result in: a) Changes in absorption rates, drainage patterns or the rate and amount of surface runoff? (Specific Plan p. 28 8 Figure 5) b) Exposure of people or property to water related hazards such as flooding? (General Plan EIR, Exhibit 4.3-1, page 4-53) c) Discharge into surface waters or other alteration of surface water X quality (e.g. temperature, dissolved oxygen or turbidity)? (Specific Plan document, P. 28) d) Changes in the amount of surface water in any water body? X (Specific Plan document, p. 28) f) Change in the quantity of ground waters, either through direct X additions or withdrawals, or through interception of an aquifer by cuts or excavations, or through substantial loss of groundwater recharge capability? (General Plan EIR, page 4-55 ff.) e) Changes in currents, or the course or direction of water movements? X (General Plan EIR, page 4-51 ff.) 1 1V. 1 1 1 1 1 1 i 1 1 1 A 1 1 issues (and Supporting Information Sources): g) Altered direction or rate of flow of groundwater'? (General Plan EIR, page 455 ff.) h) Impacts to groundwater quality? (General Plan EIR, page 457 ff.) i) Substantial reduction in the amount of groundwater otherwise available for public water supplies? (General Plan EIR, page 4-57 A.) AIR DUALITY. Would the proposal: a) Violate any air quality standard or contribute to an existing or projected air quality violation? (General Plan EIR, page 4-171 ff.) b) Expose sensitive receptors to pollutants? (Project Description, Specific Plan document) c) After air movement, moisture, or temperature, or cause any change in climate? (General Plan MEA, page 5-33 ff.) d) Create objectionable odors? (Project Description, Specific Plan document) TRANSPORTATIONICIRCULATION. Would the proposal result in: Potentially Potentially Significant Less Than Significant Unless Significant No Impact Mitigated Impact Impact . X MM M a) Increased vehicle trips or traffic congestion? (Wildan, letter report X _ dated February 16, 2000) b) Hazards to safety from design features (e.g., sharp curves or dangerous intersections) or incompatible uses (e.g., farm equipment)? (Wiidan, letter report dated February 16, 2000) c) Inadequate emergency access or access to nearby uses? (Specify Plan Land Use Plan) d) Insufficient parking capacity on-site or off-site? (Specific Plan land Use Plan) e) Hazards or barriers for pedestrians or bicyclists? (Specific Plan Land Use Plan) �T ' VII. BIOLOGICAL RESOURCES. Would thero osal result in P P impacts to: a Endangered, threatened or rare species or their 9 Pe habitats (including but not limited to plants, fish, insects, animals, and birds)? (General Plan EIR, Exhibit 4.4-1, page 4-69, and page 4-71 ff.) b) Locally designated species (e.g., heritage trees)? (General Plan EIR, Exhibit 4.4-1, page 4-69, and page 4- 71 ff.) c) Locally designated natural communities (e.g., oak forest, coastal habitat, etc.)? (.General Plan EIR, Exhibit 4.4-1, page 4-69.) d) Wetland habitat (e.g., marsh, riparian, and vemal pool)? (General Plan EIR, Exhibit 4.4-1, page 4-69) Ie) Wildlife dispersal or migration corridors? (General Plan EIR, page 4-71 ff.) VIII. ENERGY AND MINERAL RESOURCES. Would the proposal: a) Conflict with adopted energy conservation plans? (General Plan MEA, page 5-26 ff.) X X Potentially X potential Significant Less Than Issues (and Supporting Information Sources): Unless Significant No ly Mlbgaw Impact Impact Significa nt Impact f) Conflicts with adopted policies supporting aftemative X transportation (e.g., bus tumouts, bicycle racks)? X (Specific Plan Site Plan, Exhibit 5) g) Rail, waterbome or air traffic impacts? (General Plan X MEA) ' VII. BIOLOGICAL RESOURCES. Would thero osal result in P P impacts to: a Endangered, threatened or rare species or their 9 Pe habitats (including but not limited to plants, fish, insects, animals, and birds)? (General Plan EIR, Exhibit 4.4-1, page 4-69, and page 4-71 ff.) b) Locally designated species (e.g., heritage trees)? (General Plan EIR, Exhibit 4.4-1, page 4-69, and page 4- 71 ff.) c) Locally designated natural communities (e.g., oak forest, coastal habitat, etc.)? (.General Plan EIR, Exhibit 4.4-1, page 4-69.) d) Wetland habitat (e.g., marsh, riparian, and vemal pool)? (General Plan EIR, Exhibit 4.4-1, page 4-69) Ie) Wildlife dispersal or migration corridors? (General Plan EIR, page 4-71 ff.) VIII. ENERGY AND MINERAL RESOURCES. Would the proposal: a) Conflict with adopted energy conservation plans? (General Plan MEA, page 5-26 ff.) EMENW7 X X X EMENW7 No X EMENW7 No mmmiu X X A .4 mmmiu potentially Potentially Significant Less Than Significant Unless Significant No Issues (and Supporting Information Sources): Impact Mitigated Impact Impact b) Use non-renewable resources in a wasteful and X inefficient manner? (General Plan MEA, page 5-26 ff.) c) Result in the loss of availability of a known mineral X resource that would be of future value to the region and Ll I IX. HAZARDS. Would the proposal involve: a) A risk of accidental explosion or release of hazardous X ' substances (including, but not limited to: oil, pesticides, chemicals, or radiation)? (Specific Plan Project Description) • b) Possible interference with an emergency response X plan or emergency evacuation plan? (General Plan MEA, page 6-27 ff.) fc) The creation of any health hazard or potential health X hazard? (Specific Plan Project Description) d) Exposure of people to existing sources of potential X health hazards? (Specific Plan Project Description) f e) Increased fire hazard in areas with flammable brush, X grass, or trees? (Specific Plan Project Description) X. NOISE. Would the proposal result in: a) Increases in existing noise levels? (General Plan EIR, X Exhibit 4.9-1) b) Exposure of people to severe noise levels? (General X Plan EIR, Exhibit 4.9-1) I 1 I X1. 1 1 I 1 1 1 1 1 1 1 1 Issues (and Supporting Information Sources): PUBLIC SERVICES. Would the proposal have an effect upon, or result in a need for new or altered government services in any of the following areas: a) Fire protection? (General Plan MEA, page 4-3 ff.) b) Police protection? (General Plan MEA, page 4-3 ff.) c) Schools? (General Plan MEA, page 4-9) d) Maintenance of public facilities, including roads? (General Plan MEA, pages 3-3, 4-7) e) Other governmental services? (General Plan MEA, page 4-14 ff.) UTILITIES AND SERVICE SYSTEMS. Would the proposal result in a need for new systems or supplies, or substantial alterations to the following utilities: Potentially Potentially Significant Less Than Significant unless Significant No Impact Mitigated Impact impact a) Power or natural gas? (General Plan MEA, page 4-26) 1 1 X 1= b) Communications systems? (General Plan MEA, page X 4-29) c) Local or regional water treatment or distribution facilities? (General Plan MEA, page 4-20) d) Sewer or septic tanks? (General Plan MEA, page 4-24) X F— e) Storm water drainage? (General Plan MEA, page 4- X 27) Issues (and Supporting Information Sources): f) Solid waste disposal? (General Plan MEA, page 4-28) potentially poWltially Significant Less Than Significant Unless Significant No Impact Mitigabd Impact Impact X g) Local or regional water supplies? (General Plan MEA, X page 4-20) XIII. AESTHETICS. Would the proposal: a) Affect a scenic vista or scenic highway?(General Plan X Exhibit CIR-5) b) Have a demonstrable negative aesthetic effect? X (General Plan EIR, page 5-12 ff.) c) Create light or glare? (Specific Plan Project X Description) IXIV. CULTURAL RESOURCES. Would the proposal: a) Disturb paleontological resources? (Paleontological X Lakebed Determination Study, Community Development Department) i b) Disturb archaeological resources? X (Historical/Archaeological Resource Report, CRM Tech, December 21, 1999) c) Affect historical resources? (Historical/Archaeological Resource Report, CRM Tech, December 21. 1999) d) Have the potential to cause a physical change which would affect unique ethnic cultural values? (HistoricaVArchaeologicai Resource Report, CRN! Tech, December 21, 1999) e) Restrict existing religious or sacred uses within the X potential impact area? (Historical/Archaeological Resource Report, CRM Tech, December 21, 1999) 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 projects, and the effects of probable future projects.) X d) Does the project have environmental effects which X will cause substantial adverse effects on human beings, either directory or indirectly? P—..daily Pobtntially Significant Lass Than SIgnIfiNo issues and supporting Information Sources): Impact MingUnka ( PP 9 � Impad Mitigated significant Impact Impact Impact Xv. RECREATION. Would the proposal: a) Increase the demand for neighborhood or regional X parks or other recreational facilities? (Specific Plan Project Description) b) Affect existing recreational opportunities? (General X Plan, Exhibit PRA) XVI. MANDATORY FINDINGS OF SIGNIFICANCE. a) Does the project have the potential to degrade the X 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 to 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- X term, to the disadvantage 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 projects, and the effects of probable future projects.) X d) Does the project have environmental effects which X will cause substantial adverse effects on human beings, either directory or indirectly? XVII, EARLIER ANALYSES. Earlier analyses 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 150e3(c)(3)(D). In, this case a discussion should identify the following on attached sheets: v.. a) Earlier analyses used. Identify earlier analyses and state where they are available for review. General Plan EIR and MEA are available at the Community Development Department at City Hall. 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. cJ 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 ttie extent to which they address site-specific conditions for the project _ �• �� wax r'; 1 Addendum to Environmental Checklist, EA 00-395 ' Ill.a),b) & c) The City is located in a seismically active area. The proposed Specific Plan is located in a Zone IV groundshaking zone, immediately south of an inferred and inactive fault. The City has implemented provisions in the Uniform Building Code for seismically active areas. The project will be required to conform to these standards. This mitigation measure will ensure that impact from seismic activity will be reduced to a less than significant level. III.f) Construction of the proposed project will have the potential to create unstable soil conditions during earth moving activities. At such time as any phase of the project is proposed for development, the project proponent will be required to submit soils analysis to the City Engineer for review and approval. The recommendations contained in this study will reduce the potential impact from erosion of soils to a level of insignificance. Ill. g) I& h) The proposed project does not occur in an area susceptible to subsidence or expansive soils. The potential for ground subsidence during a seismic event is considered to be low at the site'. In addition, the provisions of item lll.f), above, will ensure that potential impacts are reduced to a less than significant level. IV.a) & b) Construction of the proposed project will reduce the amount of land available for absorption of water into the ground, and has the potential to increase surface runoff, as well as degrade the quality of such runoff. Leakage from automobiles onto parking lots can cause water pollution. It is not expected that the quantity of leakage at the project site will represent a significant impact. ' IV. c) & d) The Specific Plan area is part of the La Quinta Master Drainage Plan, previously approved for this area. The proposed project will direct flows to the Coachella Valley Stormwater Channel, and discharge surface water into this Channel. The channel is under the jurisdiction of the Coachella Valley Water District (CVWD). The project proponent will be required to meet the standards of CVWD in order to discharge into the channel. These standards assure that contaminants in the water are eliminated prior to their entering the channel. The impacts of discharge into surface waters is therefore not expected to be significant. IV. f), g), h) & i) The proposed project will result in the construction of retail and office development, in conformance with the City's General Plan Community Commercial designation. As such, the potential impacts of the project were previously analysed under the 1992 General Plan EIR. Impacts to water resources were determined at that time to be mitigated for development Geotechnical Engineering and Limited Geologic Report, Earth Systems Consultants, March 8, 1999. i at the proposed project site. The City also implements water conserving and water protection measures. Such measures shall reduce the potential impacts to groundwater quality and ' quantity to a less than significant level. . ' V. a) & b) The implementation of commercial land uses on the project site was analysed under the 1992 General Plan EIR. City-wide, impacts to air quality are expected to continue as buildout occurs. Improvements in technology which are likely to reduce impacts, particularly from motor vehicles or transit route improvements in the future have the potential to reduce impacts. The City determined at the time of certification of the General Plan EIR that air quality impacts required a Statement of Overriding Considerations, which determined, as regarded air quality, that the impacts to air quality of development of the Plan would be cumulative only when considered in conjunction with regional development, and that the City would implement f all feasible measures to reduce emissions within its boundaries. The implementation of the proposed project, therefore, is not expected to have a significant impact on air quality resources. VI. a) &b) A traffic impact analysis was prepared for the proposed Specific Plan'. The analysis included existing conditions analysis, trip generation forecasts, and future traffic volumes. The proposed project will take access from three points: a signalized driveway extending Channel Drive on Washington Street; a right in/right out access at the mid -point of the project along Highway 111; and a signalized intersection at the western property boundary, extending Plaza La Quinta on Highway 111. The total estimated traffic generation is estimated to be 6,085 daily trips, of which 305 are expected during the morning peak hour, and 575 during the evening peak hour (these numbers reflect a pass -by trip reduction typical for retail commercial centers). At project buildout plus five years, all intersections in the project area are expected to operate at acceptable levels of service. The type of development proposed in the Specific Plan was also considered during review of the City's General Plan in 1992, and traffic generated by the site was incorporated into that analysis. The California Department of Transportation (CalTrans) controls access on Highway 111, designated a state Highway. CalTrans will require that the access from the westerly drive into and out of the proposed project be aligned to the existing Plaza La Quinta intersection•. CalTrans will be responsible for approving final design of this intersection. In order to assure safe ingress and egress at this intersection, all such improvements shall be complete to the satisfaction of both the City Engineer and CalTrans prior to issuance of the first occupancy permit for the proposed project. Traffic Study for "Highway 111 and Washington Retail Center," Wildan, February 16, 2000. California Department of Transportation, letter dated March 15, 2000. AllPejroect related roadways will operate within acceptable levels of service (LOS D P Y or better) at project buildout. The project is therefore not expected to have a significant impact ' on the circulation system. VII. a) & b) The site has been highly impacted by roadway construction on its east and south boundary, billboard installation, and use by off road vehicles. Its value as viable habitat has therefore been significantly reduced. In addition, the site is isolated by the above -referenced roadways, the occurrence of the Stormwater Channel, and the rock outcropping at Point Happy. The site occurs outside the boundary of the Coachella Valley Fringe -toed Lizard Habitat Conservation Plan. Impacts to biological resources on the site are not expected to be significant. ' IX. a), c) & d) The proposed Specific Plan includes the location of a gasoline service station in the southwestern portion of the project site. Such service stations store and dispense hazardous materials which have the potential to explode. Service stations are highly regulated, however, and are required to implement technological safety measures in both their construction and ' operation. The implementation of these safety measures will adequately reduce the potential impacts of the service station to less than significant levels. X. a) & b) The Washington Street/Highway 111 intersection is an impacted area for noise levels, based on analysis performed for the General Plan EIR. The proposed project, however, is not considered a sensitive receptor, and must meet a exterior noise level of 75 dBA CNEL. No sensitive receptors occur adjacent to the project site. No discussion of outdoor dining is included in the project Specific Plan. Should outdoor dining be proposed for the project site, the proponent shall be required to demonstrate that noise levels will not exceed 75 dBA CNEL in the outdoor dining area. Such analysis shall be completed and approved by the Community Development Department prior to the issuance of the building permit. The implementation of this mitigation measure will reduce the potential impacts of noise to a less than significant level. XI. - All public services were analysed for potential impacts during the review of the 1992 General Plan. Impacts of the proposed project were included in this review. No significant impact to public services is expected from the proposed project. XII. All utilities were analysed for potential impacts during the review of the 1992 General Plan. Impacts of the proposed project were included in this review. No significant impact to utilities is expected from the proposed project. XIII. The proposed project occurs along the Highway 11 and Washington Street corridors, designated Primary Image Corridors in the General Plan. The City has established standards for structural setbacks within such corridors, which will be met by the proposed project. The project proponent will be required to implement the Highway 111 Design Theme to connect the project site to other projects along this corridor. No significant impacts are expected to result from the project to the aesthetic environment. ' An archaeological and historic resource analysis was performed for the project site'. XIV. 9 .. Previous investigations had also been conducted in 1989 and 1990. The 1989 and 1990 on- site investigations identified and recorded two potential archaeological sites on the project site. Historic investigations on the project site. in conjunction with the current archaeological investigation identified a historic component to one of the previously identified archaeological ' sites. The current investigation also identified a new archaeological site, east of the known site The investigation resulted in a recommendation that further site testing be performed on CA-RIV-36591H. This recommendation was confirmed by the Historic Preservation Commission. The following mitigation measures shall be required of the project proponent: 1. A Phase II site investigation of CA-RIV-36591H shall be performed, meeting the standards ' of the City of La Quinta. A final report shall be provided to the Historic Preservation Commission for its review and approval prior to issuance of the first building permit. 2. Artifacts visible at CA-RIV-6385 shall be collected. 3. An archaeological monitor shall be on-site during all grubbing, excavation and grading activities on the site. The implementation of these mitigation measures will reduce the potential impacts on cultural resources to a less than significant level. 1 a 'HistoricaVArchaeological Resource Report,' CRM Tech, December 24,1999.