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SP 1987-011 Washington Park Addenda ???August 29, 2002 ADDENDA TO WASHINGTON SQUARE SPECIFIC PLAN LA QUINTA, CALIFORNIA Submitted by: Washington 111 -LTD -Owner Prepared by: Dale Frank & Associates, Inc. -Developer 7825 SE 76'x' Street Mercer Island, WA 98040 (206) 2754130 (206) 275-4131 Fax E-mail: dffjr2@attbi.con i SPECIFIC PLAN ADDENDA Washington Square now Washington Park TABLE OF CONTENTS I. INTRODUCTION/ EXECUTIVE SUMMARY_., ...................... A. Authority and Scope ------------------- B. Purpose and Intent C. Project Overview _ _ __ _ _ D. The Process & Findings ------- _.................... _____..._. ._.__.... .. ._.....___,....................... II. DEVELOPMENT PLAN A. Project Description-------------------------------------------- _ _ ______ _____ _ ............... 1. Existing Site — Zoning and Characteristics 2. Definitions of Land Use Types_________________ 3. Site Uses --------------- 4. Existing Physical Conditions ------------------------------ ._._........................ 5. Existing Utilities________ 6. Architecture Land Use — Site Plan ___________-,_-____---_____.--___-__ 7. Development Standards B. Landscape Description .----------------------------- -- -- ---------- — -- ----- --- --------------- III.----_-- ., III. SITE CIRCULATION A. Overview. ------ ----:---------------------------------------------- B. Vehicular C. Street Alignments__________________ D. Design Parameters E. Pedestrian Circulation ______ _ IV. GRADING/UTII,ITIES/DRAINAGE/FLOOD CONTROL A. Grading Plan_____________ _ - _ B. Drainage Plan------------------------------------------------------------ --- --------•----------._.,,----- C. Sewer Plan -__ -__ D. Water Plan,____ ___________._r. _. ..... _--- . _-. _. ---. ............ _............. .__- E. Other Utility Plan ---------- _-------------- V. DEVELOPMENT REGULATIONS VI. PHASING AND IMPLEMENTATION ________________ VII. DESIGN GUIDELINES ---------------------------------------------- -------- ------- ..._..--------- ,—__..------- ,__------_----_ A. Overview B. Architectural Guidelines C. Sign Program ................ VIII. OPERATIONAL GUIDELINES AND MAINTENANCE..... ............. ---------------------------------- APPENDIX _.-_._---- ----------------. APPENDIX1 -TRAFFIC STUDY ...................................................... . ................. . ........ APPENDIX 2- PHASE 1/GEOTECHNICAL REPORT,.........................,.............................. APPENDIX 3- BIOLOGICAL REPORT ............ . ...... . . .... . . . . ............................................. APPENDIX 4- ARCHEOLOGICAL REPORT ........... ......................................................... Dale Frank & Associates, Inc. Page 1 TABLE OF EXHIBITS Exhibit 1 Regional Location Map Exhibit 2 Vicinity Plan Exhibit 3 Aerial Photo Exhibit 4 Site Plan/Zoning Exhibit 5 Tentative Parcel Map Exhibit 6 Art in Public Places Exhibit 7 A -C Landscape Concept Plan Exhibit 8 A -C Landscape Elevation Studies Exhibit 9 Circulation Plan Exhibit 10 Preliminary Grading Design Exhibit 11 Drainage Facilities Plan Exhibit 12 Utility (Sewer / Water Facilities) Plan Exhibit 13 Illustrated Architectural Treatments Table 1 Land Use Summary Table 2 Compliance Summary Table 3 Proposed Plant Pallet Dale Frank & Associates, Inc. LIST OF TABLES Page 2 �J SPECIFIC PLAN ADDENDA Washington Square now Washington Park Owner: Washington 111, LTD. C/o Dale Frank & Associates, Inc. Submitted and prepared by: Dale Frank & Associates, Inc. 7900 SE 78`h Street, Suite 405 Mercer Island, WA 98040 (206) 275-4130 Architectural Consultant: MCG Architecture Attn: Saeid Shantiyai 200 South Los Robles Avenue Suite 300 Pasedana, CA 91101 (626) 793-9119 Engineering Consultant: Pardue Cornwell & Associates, Inc. Attn: Hayward Pardue 151 Kalmus Drive Suite M-2 Costa Mesa, CA 92626 (714) 241-3400 Landscape Consultant: Cummings Curley & Associates Attn: Robert Curley 7447 N Figueroa Street Suite 310 Los Angeles, CA 90041 (323) 344-4240 Biological Consultant: Thomas Olsen Associates, Inc. Attn: Thomas Olsen 2829 S. State Street Hemet, CA 92543 (909)764-4655 Dale Frank & Associates, Inc. Page 3 Geotechnical, Hydrology & Phase 1 Consultant: Sladden Engineering Attn: Brett L. Anderson 39-725 Garrand Lane Suite G Palm Desert, CA 92211 (760) 772-3893 Archaeology Consultant: CRM -Tech Attn: Michael Hogan 2411 Sunset Drive Riverside, CA 92506 (909) 784-3051 Traffic Consultant: Urban Crossroads Attn: Scott Sato 41 Corporate Park Suite 210 lrvine,CA 92606 (949) 660-1994 Dale Frank & Associates, Inc. Page 4 I. INTRODUCTION/ EXECUTIVE SUMMARY THIS SPECIFIC PLAN IS AN ADDENDA TO THE PRVIOUSLY APPROVED SPECIFIC PLAN FOR WASHINGTON SQUARE. THE NAME OF THE PROJECT HAS BEEN CHANGED TO WASHINGTON PARK. A. Authority and Scope This specific plan has been prepared pursuant to California Government Code (Title 7, Division 1, Chapter 3, Article 8, Sections 65450-65457). The City of La Quinta General Plan was adopted March 20, 2002 pursuant to California Government Code (Section 65300). The Washington Park Specific Plan Addenda demonstrates implementation of regional commercial zoning criteria consistent with the General Plan in both land use and intensity. Approval of the Washington Park Specific Plan Addenda is subject to city council findings as listed in The City of La Quinta Zoning Code section 9.240 Specific Plans. B. Purpose and Intent The purpose of the enclosed specific plan permit submittal for the Washington Park Commercial Development is to ensure that this proposed development satisfies the requirements of the City of La Quinta Zoning Code and all allowances which may be granted as a part of the Specific Plan approval process. The proposed regional commercial development is consistent with the approved General Plan, protects the public health, is compatible with adjacent zoning and uses, and is suitable and appropriate for the subject property. The following preliminary site development, building development, and landscaping documents depict the character and components of the Washington Park Development. Ultimately this development will provide the citizens of the Central Coachella Valley with a high quality commercial center. C. Project Overview The Washington Park Development is located in the Central Coachella Valley within the incorporated City of La Quinta (See Exhibit 1 — Regional Location Map). The site is bounded to the north by State Highway 111 and Simon Drive, to the west by Washington Street, to the south by 47th Street and to the east by Adams Street (see Exhibit 2 — Vicinity Map and Exhibit 3 -Aerial Photo). A portion of the original Washington Square development area was previously approved for d evelopment b y E agle H ardware and Supply as an Addenda to the original Specific Plan. Other than the existing Lowes, the site is currently vacant and undeveloped. The site has no significant landscaping. This plan is submitted as an addenda to the previously approved Specific Plan for Washington Square. Dale Frank & Associates, Inc. Page 1 EXHIBIT 1 SPECIFIC PLAN ADDENDA Washington Square, now Washington Park 111p aPalrrr 11 _ ....Ramon R N.— Frank Vnfttm Frank_Vna-tre.L},c� 711 aRncts'v Miiage`- -' - 1 I 74�- all 2 -ad I a La Ouirita Ca • � i S . Dale Frank & Associates, Inc. drawing Title i 1 B i 1 EXHIBIT 2 SPECIFIC PLAN ADDENDA Washington Square, now Washington Park � Dale Frank & Associates, Inc. drawing title i Ei-et4l •Zt. !q aqryI r witer .44 ql U_ /Y r A- 4- 411 N: IL ell. MR -.4 m W40 �: ff -7- U -f -'Washington Ole Park 1:0 rj;w V; i kp� 'PA, .30 v, Mason Dale Frank & Associates, Inc. drawing title EXHIBIT 3 SPECIFIC PLAN ADDENDA Washington Sauare now Washington Park r �L. x its` 2 �•a< r ,� a� ti 57 Subject . ��'�!.+ ap 14. ..'�„n '�^ ` ♦� r.t F __ _ '�'1 l� `.fir, rt �.��,"��' 'iw s �' r.�t. 1 .r •'. ,u �^� ate •6C J^�✓. TVTAY• _ 4. • .,�.n ,�.,�- � iii'„ „` .,��.. 1ww � r . si •�3 t se'.'4u-+�+ r I-':'��%rV Y, b+ a r _ � ,,,.+. y iM y�� i��,_ �.•_ Vic# � �-�.*.�r k� r� �. �� 'r ,�� M 5R. kz" ' • a + c i ' a} . 1�._ K � . , .^x y, ,.� p� i,s•.s3�i,,�' a m nt ; Ti uirti 'f.' r. 6 �.-S+. �� VZ�.lt�ytl=L3irl4w ' '37 �T3L.. I footages and the location of the building pads be approved, subject to allowed modifications (plus or minus 10%) within the discretion of the Director of Community Development. Any modification shall be subject to the parking standards, development standards and floor area ratios described in this Specific Plan Addenda. The applicant also retains the right to file for a Development Agreement or alternative City contributions in conjunction with this project and the associated right of way improvements. If any regulation, condition, program, or portion thereof of this specific plan is for any reason held invalid or unconstitutional by any court or competent jurisdiction, such portion shall be deemed a separate, distinct and independent provision, and the invalidity of the such provision shall not affect the validity of the remaining portions. D. The Process & Findings According to the La Quinta Zoning Code, Chapter 9.240.010.E, the City Council must make four required findings to approve the project. L Consistency with General Plan. The proposed development is consistent in use and intensity with the Mixed Regional Commercial designation of the General Plan. 2. Public Welfare. The plan or amendment will not create conditions materially detrimental to the public health, safety, and general welfare. The proposed project is consistent with city development standards, engineering standards and fire department requirements designed to protect public welfare. 3. Land Use Compatibility. The specific plan is compatible with zoning on adjacent properties. The proposed development is consistent with the commercial character and uses of the properties and major arterial streets surrounding the subject parcel. The project is appropriately buffered from adjacent uses; existing residential uses to the west and south; and the existing commercial uses to the west, north and east. 4. Property Suitability. The specific plan is suitable and appropriate for the subject property. The project is located between State Highway 111 on the north, Washington Street on the west, Adams Street on the east and 47th Avenue on the south. The Highway 111 corridor continues to be a "critical commercial core" and the city supports and encourages commercial uses in this area. Utilities and city infrastructure for the project are readily available and will meet project demands. The project complies with city development standards. Dale Frank & Associates, Inc. Page 3 II. DEVELOPMENT PLAN A. Project Description 1. Existing Site — Zoning and Characteristics The site is zoned CR — Regional Commercial and is consistent with the General Plan Designation M/RC — Mixed Regional Commercial. The site is subject to a NR — Non Residential overlay designation prohibiting the inclusion of residential uses. As stated in chapter 9.70 the purpose and intent is ..."to provide for the development and regulation of regionally oriented commercial areas located along the Highway 111 corridor as shown on the general plan. The CR district is intended to provide a broad range of goods and services serving the entire region." 2. Definitions of Land Use Types Land use types are defined in Table 801 in Chapter 9.80.040 of the City of La Quinta zoning code. 3. Site Uses a. 1?_ urpvse This site use is intended for retail sales, commercial services, and office development. Commercial services required to support a major business center will be encouraged within the project site. Retail facilities, which support business operations and which can take advantage of high traffic volume frontage along Highway 111 will also be encouraged within the project site. b. Permitted and Conditional Uses Permitted and conditional land uses are listed in Table 801 in chapter 9.80.040. Existing zoning and General Plan designations as well as existing uses are described on Exhibit 4 — Zoning and Land Use Designation Plan. 4. Existing Physical Conditions Existing physical conditions are set forth in the attached reports, Appendix 1-4. a. Topography. The site topography is split to the southwest and southeast by a ridge and is marked only by sand dunes, which are six to eight feet in height. Local relief on the property is less than 39.8 feet. Sand dunes on-site average grade is three to four percent. Elevations on-site range from 98.3 feet above mean sea level at the elbow in Simon Drive to a low point of 58.5 feet above mean sea level near the southeast comer of the site at Avenue 47. Dale Frank & Associates, Inc. Page 4 b. Geology and Soils. The earth in aterials f ound o n -site c onsist p rimarily o f w indblown deposits composed of gray, fine grained sands and silty sands with occasional layers of alluvial silt and fine sandy silt. Because sand dunes migrate over time, these silt layers are eventually buried beneath the dunes. Due to the strong prevailing northwesterly winds, a potential for wind erosion has been identified. Liquefaction is not considered to pose a hazard to development on site because of the significant depth of groundwater in the area. C. Seismicity. No geologic faults are known to occur in, or to cross, the immediate boundaries of the project site. The hazard from ground rupture due to fault movement within the site is considered to be negligible. However, the area is subject to earth shaking as a result of known active faults in the region. The San Andreas and San Jacinto Faults, which are historically active, are known faults in the region. The San Andreas Fault is located approximately 5-1/2 miles northeast of the site. Northwest of the site this fault becomes two major n orthwest-southeast t rending b ranches: t he Banning Fault and the Mission Creek Fault. The San Jacinto Fault is located within the San Jacinto Mountains, about 17 miles to the southwest of the City of La Quinta. d. Hydrology. According to the Flood Insurance Rate Map (FIRM) for the City of La Quinta prepared by the Federal Emergency Management Agency (FEMA), the Washington Park Specific Plan Area lies within Zone "C". Zone C indicates areas subject to minimal flooding. Existing storm drainage facilities include the Whitewater River (Coachella Valley Stormwater Channel), located to the north of the project site and the La Quinta Evacuation Channel, located to t he a ast. T he L a Q uinta E vacuation C hannel d rains d irectly i nto t he W hitewater C hannel. The Whitewater Channel drains in a southeasterly direction. e. Biology. Vegetation within the project site consists of a sparse coverage of creosote bushes, small brush and grass typical of the desert environment. The following sensitive plant communities were found on-site: mesquite hummocks and willow riparian. Animal presence on-site is low due to the sparse vegetation and lack of water. The "endangered" fringetoed lizard could inhabit the site although the property is not located in the active blowsand area, this species' primary habitat. An area has been preserved within the blowsand area to preserve the primary habitat of the fringetoed lizard. A per acre mitigation fee will need to be paid. No flat - tailed horned lizards were detected on site. B iological assessment to determine the existence other potential species are for the: Palm Springs ground squirrel; Palm Springs pocket mouse; and the CV giant sand treader cricket. Any mitigation measures recommended shall be implemented. f. Archaeology. The project site is part of the remaining archaeological site CA-RIV-150, and has been subject to previous archaeological excavations. Most recently a study was done by CRM Tech, Archaeological Consultants, in August 5 of 2002, identifying some archaeological remains from CA-RIV-150. Mitigation measures as recommended by CRM Tech shall be implemented prior to any land disturbance activities (i.e. grading permit). Additional archaeological research will need to be done at time of development. Dale Frank & Associates, Inc. Page 5 g. Climate. The climate in the project area is dominated by the region's Pacific high pressure system, and is characterized by hot, dry summers and mild winters. The area is susceptible to periodic, strong winds and sandstorms. Air quality for the area tends to be very good. The only identifiable air quality problems tend to be visibility and dust problems during periods of high winds. 5. Existing Utilities. a. Water. Water service to the site is provided by the Coachella Valley Water District (CVWD). The project area is served by wells and transmission in ains. T he C oachella Valley Water District currently maintains a well and reservoir site at the northwest corner of Adams and Avenue 47. Water from the wells is pumped directly into the Coachella Valley Water District water distribution system. Existing distribution lines include a 12 - inch main along the south side of Highway 111, a 12 -inch main along Washington Street, a 12 -inch main along Simon Drive, a 12 -inch main along La Quinta Center Drive to the southeast corner of Lowe's, a 12 -inch main along Adams Street from the southeast corner of the site north to Highway 111, an 18 -inch main from the corner of Highway 111 and Washington Street to the south side of Simon Drive, an 18 -inch main along Adams Street from the southeast corner of the site south, and an 18 -inch main in Avenue 47 from Adams Street to Washington Street. Sizes of existing distribution lines in the project area range from 18 inches to a minimum of 6 inches. A future well site will need to be provided with the future development of Washington Park to maintain adequate facilities, and a well construction to accommodate the future development. b. Wastewater. Sewage collection and treatment facilities are provided and maintained by the Coachella Valley Water District (CVWD). Wastewater is treated at the Mid -Valley Water Reclamation Plant near Avenue 62 and Fillmore Street in the County of Riverside. Existing sewer lines include an 8 -inch dry sewer located along Simon Drive and a 10 -inch forced main along Washington Street. An existing 15 -inch sewer line is located adjacent to the existing well site at Adams Street and Avenue 47. An existing temporary pump station is located near the corner of Washington Street and Highway 111. An existing sewage lift station is located at Avenue 50 and the La Quinta Evacuation Channel. Sewage is collected from the lift station and transported via the forced main along Avenue 50 to the water reclamation plant. The future development of Washington Park will require some improvements to connect the project site with the existing system. C. Solid Waste Disposal. Waste Management of the Desert provides solid waste collection and disposal throughout the City of La Quinta, including the project site. Solid waste collected on the project site will be transported to an approved landfill. d. Natural Gas. The Gas Company provides natural gas service to the area. The Gas Company presently maintains a six inch high pressure line along Highway 111, a four inch high pressure line and a six inch medium pressure line along Washington Street. The existing facilities are considered to be adequate to serve existing facilities and any Dale Frank & Associates, Inc. Page 6 SPECIFIC PLAN ADDENDA Washington Square, now Washington Park additional needs associated with major development will be determined individually by The Gas Company. e. Electricity. Electricity in the project area is provided by the Power Division of the Imperial Irrigation District (IID). IID presently maintains overhead power lines along the north side of Highway 111 and along the east side of Washington Street. Electric undergrounding will be required. A sub -station is located at the intersection of Dune Palms Road and Avenue 48. Existing facilities are considered adequate to serve existing and future development, although, a large sub -station transformer will be required to serve the project. f. Telephone. Telephone service to the project area is provided by Verizon. Verizon presently maintains telephone cables underground along the south side of Highway 111 and along the east side of Washington Street. Existing facilities are considered to be adequate to serve existing development. 6. Architecture Land Use — Site Plan The site plan with conceptual building mass and zoning is shown in Exhibit 4 — Site Plan/Zoning Washington Park should be viewed as a single comprehensive, mixed use development. Land uses will consist of a mix of retail, office, commercial service, entertainment and restaurants and office/medical users. Washington Park will have an identity that is consistent with a desert location, yet will display a distinctive atmosphere. W ashington P ark i s a 51.14 acre p lanned development project that will accommodate the needs of commercial users in the area. The Specific Plan provides site specific development standards and criteria within which phased development of the project site will occur. It is anticipated that the planned development areas within Washington Park will be comprised of a series of one story retail and possibly a two-story office/retail structure and a two story athletic club (one story w/ a partial mezzanine). (Again, Proponent requests approval of this Specific Plan Addenda with final approval of the development pads and building square footages on the parcels to be within the discretion of the Director of Community Development plus or minus 10%, subject to the parking provided, development standards and floor area ratios described in this Specific Plan Addenda.) The buildings will be situated, designed, and constructed in such a manner as to maximize area aesthetics and transportation benefits. The individual buildings will be linked together by a common landscape theme and consistent architectural treatments. The visual image that will be created by Washington Park will be one of a high quality commercial use project. A landscape theme and hierarchy will be established that will lend identity and coherence to the project area, and yet be consistent with the adjacent uses. Uniform lighting and graphic systems for signage will be integrated into the design and layout of the project. Washington Park will serve as a visual landmark to people entering the City of La Quinta via Washington Street or traveling along Highway 111. The project is proposed for construction in two phases. Phase 1 will include site grading, infrastructure (wet/dry utilities to pads), parking lot and key driveway improvements (concrete Dale Frank & Associates, Inc. Page 7 EXHIBIT 4 :T SUMMARY- 08.15.02 NO AREA ± 5021 AC LOINS AREA MERAGE ROVIDED tATIO PROVIDED A _ 480 AC AREA ROVIDEO 1ATIO PROVIDED -B' A ± 11.31 AC AREA ROVIDED 1ATIO PROVIDED 'C' A _ 7.59 AC AREA pOVIDED RATIO PROVIDED ro• A 4,63 AC AREA 'ROVIDED RATIO PROVIDED .E. - A ± 10.99 AC AREA BONDED TATIO PROVIDED A ± 10 BR AC AREA ROVIDED 'ATIO PROVIDED SHOPPING CENTER' (PARCEL E 6; F) A t 21.60 AC AREA 'ROVIDED RATIO PROVIDED DATE: 05.30.02 MCO JOB M: 02.221.01 DATE REVISIONS M.14 orwxAnancc.allOT w.rwnsMma�c OVERALL SPECIFIC PLAN _PROJECT I€NCLUOING COWES S FUTURE OFFICE) 2187,150 SF LAND AREA _ 6565 AC _ 2.859,624 SF 4820515E BALKING AREA _ 622,540 SF 22.31 % PARKING PROVIDED 3,212 STALLS 2,536 STALLS PARKING RATIO PROVIDED 5.16 ,'IOODSF 5 20 /1000SF LOWES / ♦ ryt 209,155 SF LAND AREA ± 13.65 AC s 594,940 SF 1 42,500 SF BUILDING AR EA _ 111,944 SF 210 STALLS PARKING PROVIDED 574 STALLS 4 94 /1000SF PARKING RATIO PROVIDED 5,13 /1000SF i FUTURE OFFICE Reel•1 ' LANDARFA _ 1.78 AC _ 77.537 SF .f leswar.` t 492,5FA SF BUILDING AREA (Retail) 14,226 SF '-. z 113,000 SF BUILDING AREA (ORlce) _ 7,296 SF 650 STALLS BUILDING AREA(Walehouse) _ 1,024 SF 5.75 /100DSF PARKING PROVIDED 102 STALLS / PARKING RATIO PROVIDED 4.52 /1000SF 330,800 SF 64,000 SF 338 STALLS - s 5 28 11000S PSI 201,720 SF - .""�•'/ \ xsw s 44.000 SF +, _ 215 STALLS r elpmart` 4,09 /1000SF 1 `• f _ 478,940 SF 126,000 SF 552 STALLS i 4r 1'y-99mesc. M.awas. 4 38 /1001SF / e HIGHWAY 111 i r f J 1^ + f 1 sr, I ' Pa" =L' eswsr� IV711111Pifl!lIIIlhm' . . •••• siiecaar. WASHINGTON PARK PLAN Scheme LA QUINTA, CALIFORNIA SCALE 290 South G Re ea, Suite DALE FRANK & ASSOCIATES INC Pas9119a,CeSlm793391 I626.7939119 'E626.793.,qM G 112 1 a 7825 SE 76TH STREET mcoarchitecture.com N MERCER ISLAND, WA, 98040 206.275.4130 OVERALL SPECIFIC PLAN PROJECT (INCLUDING LOWES & FUTURE OFFICE) LAND AREA ± 65.65 AC ± 2,859,624 SF BUILDING AREA ± 622,540 SF PARKING PROVIDED 3,212 STALLS PARKING RATIO PROVIDED 5.16 /1000SF LOWES LAND AREA ± 13.66 AC ± 594,940 SF ' BUILDING AREA t ± 111,944 SF PARKING PROVIDED 574 STALLS PARKING RATIO PROVIDED 5.13 /1000SF FUTURE OFFICE LAND AREA ± 1.78 AC ± 77,537 SF BUILDING AREA (Retail) ± 14,226 SF BUILDING AREA (Office) ± 7,296 SF BUILDING AREA (Warehouse) ± 1,024 SF PARKING PROVIDED 102 STALLS PARKING RATIO PROVIDED 4.52 /1000SF PROJECT SUMMARY- 08.15.02 GROSS LAND AREA TOTAL BUILDING AREA PERCENT COVERAGE PARKING PROVIDED PARKING RATIO PROVIDED PARCEL "A" LAND AREA BUILDING AREA PARKING PROVIDED PARKING RATIO PROVIDED PARCEL "B" LAND AREA BUILDING AREA PARKING PROVIDED PARKING RATIO PROVIDED PARCEL "C" LAND AREA BUILDING AREA PARKING PROVIDED PARKING RATIO PROVIDED PARCEL T" LAND AREA BUILDING AREA PARKING PROVIDED PARKING RATIO PROVIDED PARCEL "E" LAND AREA BUILDING AREA PARKING PROVIDED PARKING RATIO PROVIDED PARCEL T" LAND AREA BUILDING AREA PARKING PROVIDED PARKING RATIO PROVIDED ± 50.21 AC ± 2,187,150 SF ± 488,050 SF 22.31 % 2,536 STALLS 5.20 /1000SF ± 4.80 AC ± 209,155 SF 42,500 SF 210 STALLS 4.94 /1000SF ± 11.31 AC ± 492,560 SF ± 113,000 SF 650 STALLS 5.75 /1000SF ± 7.59 AC ± 330,800 SF 64,000 SF 338 STALLS 5.28 /1000SF ± 4.63 AC ± 201,720 SF ± 44,000 SF 215 STALLS 4.89 /1000SF ± 10.99 AC ± 478,940 SF ± 126,000 SF 552 STALLS 4.38 /1000SF ± 10.88 AC ± 473,975 SF ± 98,550 SF 571 STALLS 5.79 /1000SF "TARGET SHOPPING CENTER" (PARCEL E & F) LAND AREA ± 21.88 AC ± 952,915 SF BUILDING AREA ± 224,550 SF PARKING PROVIDED 1,123 STALLS PARKING RATIO PROVIDED 5.00 /1000SF D Y SPECIFIC PLAN ADDENDA Washington Square, now Washington Park curb inlands and planters and paving), creation of building pads, and perimeter streetscape and landscape improvements. Phase 2 will include structure improvements to individual pads and adjacent landscape areas within the parking area. Such improvements will occur subject to market conditions. All graded areas remaining after Phase 1 will be left in a stabilized condition. Complete development during Phase 2 will be subject to City of La Quinta Site Development Permit review. The conceptual development of each pad is summarized in Table 1, and illustrated conceptually in Exhibit 4, Conceptual Building Mass. Specifically, the plan is designed to achieve the following objectives: a. Create a high quality development within which commercial facilities can locate; b. Achieve consistency with the City of La Quinta design standards. Consistent design and development standards will work to insure a high quality, integrated project compatible with present and future surrounding development; Implement the General Plan of the City of La Quinta and the proposed Highway 111 Specific Plan; d. Provide a land use program that will allow development to occur in an orderly manner, and yet will have the flexibility to respond to changes in market demand; e. Respond to growing pressures of commercial expansion in the Coachella Valley region; f. Provide an expanding economic base for the City of La Quinta; g. Provide employment opportunities for persons living in the La Quinta area who are currently commuting to outlying employment centers; h. Create a landscape and streetscape that will enhance the aesthetic and visual quality of the area and be consistent with proposed streetscapes adjacent to the project site; i. Provide a planned infrastructure, utility and service project that can meet the expanding needs of the project site in an efficient and cost-effective manner; J. For opening year, maintain projected traffic at project area intersections to a level of service "D" (Washington Street and Highway 111; and Adams Street and 47`h Avenue); and k. Design a project that will maintain a minimum traffic level of service "C", except for the intersection of Highway 111 at Adams Street and Washington Street. This specific plan proposes the construction of 20 buildings linked by site circulation and architectural elements. A network of pedestrian pathways has been developed which enable both entry into the site and movement throughout the interior of the site. Allowance has been made Dale Frank & Associates, Inc. Page 8 0 SPECIFIC•Square,•w Washingto Park-- for shade, water elements, and inclusion of public artwork. Specific Plan Approval will include the building locations, parking and drive-through circulation, service locations, and landscaping plans. The basis for the calculation of parking demand and use allocation is City of La Quinta Zoning Code Table 9 — 12 Parking for Nonresidential Land Uses. "General retail uses 50,000 GFA and greater... I space per 250 s q. ft. G FA. " A s tandard d evelopment p rotocol f or t he project includes parking at 5 stalls per each 1,000 square feet of building area. The conceptual building sizes are summarized in Table 1 below: The project site will ultimately be broken into 2 or 3 development parcels. To create a basis for establishing parking demand, site and circulation layout, specific uses and building sizes have been utilized. These uses may change or be moved among the development pads on the site through individual site development permit review. However, they are subject to the parking protocol, 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: Dale Frank & Associates, Inc. page 9 Table 1 Washington Park Land Use Summary Building Size Use Parking Building 1 5,000 Bank Building 2 39,000 Grocer, Mixed Commercial Retail Mixed Commercial Retail Building 3 12,500 Building 4 6,500 Mixed Commercial Retail Building 5 9,500 Mixed Commercial Retail Buildin 6 21,000 Mixed Commercial Retail Building 7 14,500 Mixed Commercial Retail Building 8 24,000 Mixed Commercial Retail Building 9 16,000 Restaurants Building 10 9,000 Mixed Commercial Retail Building 11 64,000 Athletic Club, Mixed Commercial Retail Building 12 20,000 Mixed Commercial Retail Building 13 17,000 Mixed Commercial Retail, General/Professional Offices Building 14 5,500 Mixed Commercial Retail Building 15 125,400 Target Building 16 43,000 Mixed Commercial Retail Building 17 40,000 Mixed Commercial Retail Building 18 6,200 Mixed Commercial Retail Building 19 6,000 Mixed Commercial Retail Building 20 3,250 Drive-thru restaurant Building 21 Building 22 N/A Total 488,050 GSF The subject properties will be divided by a new parcel map composed of Parcels 1 - 6 of - Tentative Parcel Map No.643-020-017 (Exhibit 5). The total proposed net site area is 488,050 GSF (11.20 acres). The aggregate total of land dedicated to landscape buffer and deeded to the city is 4.06 acres or 7.8 % of the gross site area. Project phasing is planned. ' Building size is conceptual and may be modified, to a maximum of 10%, subject to conformance with parking and design criteria contained in the Specific Plan, see table 2. 2 A standard development protocol for the project includes parking at 5 stalls per each 1,000 square feet of building area. Dale Frank & Associates, Inc. Page 10 EXHIBIT 5 4 SSM TENTATIVE PARCEL M^P' No_ 30903 WASHiNGYON PARK LA QUINTA. CA 0,� I ♦� r rr/ HIGHWAY 111 � - racer \ r/rte ^ V r \ r y rii ,,\iJ 1iiL�E �o 4 sccm s - erx ♦ t E WASHINGTON ,mow.: mr o. °,'"'r.�r'mv lmw ►L Iv � ♦♦ ' �w ♦ n�rc v wsva yw _� r • .:� `�, MML lilht�i SITE f • f7;.. a \ ADAMSSTREET t orra ure m �+weaww Re "m' ago'' ~'`� ♦� 6 I `'• �`t,'�....-4�ifq�' , �-.\�\ , �. �\, � u+�a w�1ola��s�rspt�nn ar erwrr ' \j . t4 IA. LM � 1�� NM L9�R�DiA MYlL!'M1[II pnfC# f . �( 51 xnX lA. eras w.1P /Ls9 _ /y `'-• $r �4 �. 4\ +, 1� s Q 6 RL a+AQfw{ fM OF'7R mm— 47th STREET wM�e 41, ffft �l rvw�rs�rrrvw +n PAFICM AREA SUWARY wM IMAM PARCEL No. GROSS AREA ♦ L 4 BD AC x---. .. ,. '�•, •. _ iRJlrflmMloea 2 1131 AC. 3 7.59 AC. ;',-\�Im m ma wpEft I= 4" \\. s A �_ SLAM WA %Isq 4 4.63 AG — — r' ^•! ` \ i,♦ 5 TARGET PARCEL 10.07 AC. 6 11.90 AC. N. A. �f `1\ f �`%7 sj ,•,ti .. �''�4'�'j/r i ru.w�.w�a..wwon�..w.a... TOTAL 50.20 AC. FI ♦ , O CI , %ri rr,. \�1`A74q_ Lff l�i 11100 0 F I ff��r, • ��/'fir'' "a. '��'E : �� ! i fry -. Yml IA i�lMI1011'JII A!O TiM'T 1M� OIM*117r• :f Au IL P u =IN w y / '• , _ � ••.✓;�, r'+ �,'��t .-� ,, {r � �1 .. � �y IFBLP= W,.La f 1 PL PARCELS '1 _s. .. _. 41 { -\,rte •�`� \::lt � w.-. � � i.. �� — ..fit t SPECIFIC PLAN ADDENDA Wash in ton S uare, now Washington Park 7. Development Standards The Washington Park Development occupies a prominent corner site at the intersection of two (� major regional roadways. All construction within the Washington Park Specific Plan area shall be in compliance with the Uniform Building Code, Uniform Fire Code, and all other ordinances adopted by the City pertaining to construction and safety features. All other City standards and policies shall apply at the time of submittal. Minimum parcel size, building height, minimum building setbacks, parking, roofing and rooftop equipment, outdoor storage requirements and other building specifications shall comply with City of La Quinta standards. The 51 acre development site was planned with two separate and distinct areas, the eastern half or the Target Center with the west or remaining portion of the site fronting along Washington Street. T he p roj ect s urrounds L owes a nd a t t he n orthwest c ower o f the approximate 75 acre block is L a Q uinta C ourt a nd C hampion M otors. T o c reate u niformity W ashington P ark h as blended the design of the existing buildings with the proposed buildings to create a uniform project at the cornerstone to the entry into the City of La Quinta. The project design has carefully integrated the architecture with the landscape buffers surrounding the parking with the internal pedestrian circulation to enhance the user experience and create a high quality addition to the City of La Quinta. Recognizing that the City of La Quinta has adopted an ordinance requiring the provision of art in public places, the Washington Park Specific Plan will abide by the requirements as adopted. The potential locations for public art are shown in Exhibit 6, Potential Public Art Locations. Parkways shall be provided within the setback areas to provide pedestrian and bicycle circulation, and design features of interest to maximize opportunities for social interaction. To encourage imaginative design for parkways, minimum setback requirement trade-offs may be considered. Imaginative parkway designs will include various amenities. Site retention area(s) have been specifically designed in a park like setting to create the dual purpose of a storm water retention area and to create a public amenity. Parkway designs must conform with landscape standards and criteria and are subject to City approval. Building heights are in conformance with city standards, except, building heights have been designed to a standard building protocol not to exceed 26' versus 22' within 150' of Highway 111. The proposed buildings do not exceed one story, except in areas where allowed, a two story athletic club and a two story office/retail structure may be considered. Separation between buildings 1 ocated w ithin t he s ame planning area or between planning areas shall comply with building and fire codes. Exterior building improvements shall be constructed of materials approved by the City. All exterior walls shall be of an integral color, painted or suitably treated. Dale Frank & Associates, Inc. Page 11 n EXHIBIT 6 a0l,gmenl OanartB N�tMI ve�aaon ab IFmi TevY, aM qma A�w.n �y HIGHWAY 711 WASHINGTON PARK LA QUINTA, CALIFORNIA DALE FRANK & ASSOCIATES INC 7825 SE 76TH STREET MERCER ISLAND, WA, 98040 206.275.4130 <7T 16 ___j P07EWX ART UXA7M 200 South Los Robles, Suite 3M Pasadena, Cal'domia 91101 626.793.9119 E 626.7969295 mcgarchitecture.com Potential Public Art Locations DATE: 05.30.02 MCG JOB B: 02221.01 Scheme DATE REVISIONS s►e:m SCALE ____. 0 —�� O U(A AgG9fEC15 x002 A -TS PESETNED N a0l,gmenl OanartB N�tMI ve�aaon ab IFmi TevY, aM qma A�w.n �y HIGHWAY 711 WASHINGTON PARK LA QUINTA, CALIFORNIA DALE FRANK & ASSOCIATES INC 7825 SE 76TH STREET MERCER ISLAND, WA, 98040 206.275.4130 <7T 16 ___j P07EWX ART UXA7M 200 South Los Robles, Suite 3M Pasadena, Cal'domia 91101 626.793.9119 E 626.7969295 mcgarchitecture.com The b uilding s etback a long W ashington S treet h as b een r educed t o 2 0'. In consultation with Community Development Staff this is proposed in order to maintain continuity with existing projects; to provide a greater amount of interior on-site landscaping and to enhance on-site pedestrian amenities. Numerous driveway access points will be provided to the site. A right turn -in and right turn -out access will be provided along the Highway 111 frontage east of Lowe's. Two right turn -in and right turn -out accesses will be provided along the Washington Street Frontage south of Simon Drive. The project will enhance the landscape buffer at these entries with pedestrian circulation and site signage treatments to take advantage of the rocky desert landscape. A left turn in is proposed from Washington Street at the most southern ingress and egress to the project to help traffic circulation as apart of the City's ROW improvements. Two way access is being provided in two locations on 47t Street. Lastly, two-way access will be provided onto Simon Drive. A parking standard for the project has been devised to provide parking at 5 stalls per each 1,000 square feet of building area. Parking for the site shall be reviewed, approved and comply with this minimum parking requirements for uses within the Washington Park Development. (i.e., the parking ratio of 5/1000 shall be provided for adjustment in size of the building pads and building square footages (plus or minus 10%) within the discretion of the Director of Community Development. The proj ect p rovides 1 andscaped p arking a reas c ontaining p arking s talls. T hese a reas i nclude handicap accessible spaces dispersed to serve all proposed structures. Landscape islands break up the parking. Integrated into these parking areas are enhanced pedestrian walkways. This internal pedestrian walkway system will connect the project businesses to the street sidewalks in 5 locations. Building entries have been shaped to allow overhang and trellis cover and to provide generous landscaped plaza areas. Architectural building elements have been used to enhance pedestrian walkway views and to create a consistent contemporary theme for all buildings. Small-scale water fountain features are proposed at two building entry areas. Site water retention areas have been incorporated into various areas to create a modified park theme. Potential for public artwork has been incorporated at 5 prominent locations. Outdoor lighting for the project will be designed to enhance project features while meeting all local Outdoor Lighting Control Ordinance guidelines. In consultation with Community Development Staff two minor variations on the City zoning code is proposed: A conditional use permit application has been filed in conjunction with this specific plan to allow for a health club. The health club would be a full service club between 25,000 and 35,000 square feet including physical therapist, chiropractor, message and other fitness services. This use is consistent and appropriate with adj acent uses. A c omparison o f t he W ashington P ark D evelopment P Ian w ith t he C ity o f L a Q uinta Z oning Code is shown in the following table: Dale Frank & Associates, Inc. Page 12 : 1-2--711111111911 - SPECIFIC E -- LAN ADDENDA Washington Square, now Washington Park Table 2 Washington Park Compliance Summary Development Standard Proposed Specific Plan Category CR Zone Provided by Specific Plan Max Structure Height 22' 26' Max Floor Area Ratio (FAR) .35 .22 Min. Perimeter Building/Landscape Setback — Hwy. 50750' 50750' 111 Min. Perimeter Building/Landscape Setback— 30'/20' 20'/20' Washington Street Min. Perimeter Building/Landscape Setback -. _ 20'/10' 20'/10' Simon Drive Min, Perimeter Building/Landscape Setback— 47`s 20'/10' 20'/10' Avenue Min. Perimeter Building/Landscape Setback — 20'/10' 20'/10' Adams Street Min. Setback from Interior Property Lines 0' 6' landscape buffer provided Building Landscape Area 5% 5% Interior Parking Lot Landscape 5% 5% Parking spaces varies 3,2123 Loading Areas varies Subject to tenant demand Total Allowable GSF based on Parking Provided4 Total % Restaurant Use based on Table 9-12 20% <20% 2 Maximum structure height equals 26' with in 150' of the Highway 111 primary image corridor. 3 Total parking for the site shall be provided at 5 stalls per 1,000 GSF. Dale Frank & Associates, Inc. Page 13 SPECIFIC PLAN ADDENDA Washington Square, now Washington Park B. Landscape Description The landscape design and implementation of Washington Park will incorporate the City of La Quinta Design Guidelines. Being located at one of the most prominent locations in the City and the Coachella Valley, it will aspire to set and demonstrate the highest possible standards of landscape design and execution, enhancing the project and the community. The landscape design shall follow a "Desert Spring" theme, using water conserving, low maintenance plants similar to the landscape concept developed for the City of La Quinta Highway 111 Corridor, and the better commercial developments in the area such the Eagle Hardware store (now Lowe's) and La Quinta Court. The street landscaping on Washington Street and Highwaylll (see Exhibit 7A, 7B & 7C — Landscape Plan) will incorporate a mixture of medium and large flowering trees, together with open -form shrubs, drifts of low groundcovers, succulents, and occasional specimen plants such as multi -stem Ocotillo or a dwarf palm. The planting will be done on undulating earth mounds among croppings of native boulders and rocks (See Exhibit 8A, 8B & 8C — Landscape Elevation Studies). Use of turf shall be limited. All other planting areas (except for groundcovers) will be covered with decomposed granite, stabilized and compacted, and tightly set rocks. Groups of Washingtoma Palms (hybrids of the stocky California Fan Palm and the slender Mexican Fan Palm) will enhance street corners, site entrances and building entries. Other exotic palms such as the Guadalupe and Pindo palms will add interest in specific locations with their blue foliage. Mediterranean and Sago Palms will be used as specimens and focal points, especially in plazas and courtyards. The parking lot will be shaded with wide canopy trees. Where space is limited (for example: near buildings) or where screening is desired, i.e., columnar trees will be used. Annual flowers will be planted in restricted locations such as around monument signs, entries and in large decorative pots. Plaza areas developed, as outdoor display for commercial uses will be treated in conformance with City of La Quinta Zoning requirements. Landscape Development Standards: plant materials will meet or exceed the standards for landscape as set forth by the City of La Quinta zoning ordinance and applicable Highway, 111 image corridor design guidelines. Landscape Palette: please see the following plant list and the conceptual landscape plan. Landscape Maintenance: a landscape maintenance manual shall be submitted as part of the general planting specifications. The following is the proposed plant palette for the Washington Park Project. Plant material identified with an asterisk is proposed for use along Highway 111: Dale Frank & Associates, Inc. Page 14 F! L EXHIBIT 7-A DAIS OOA0.02 two" I: 02=0 DATE I�VISIOk6 ao rn0.,wc+mc»rxx a,a wmmr�on�a X�. ti• �M.•kakm[w�w.l1.�•Y•w0k••hd a HIGHWAY 171 WASHINGTON PARK PLANTING LEGEND 0-- 0 0� 0-- V PALMS r*�L Y •' ��'wrswyM• Gl=— SHRUBS O a.�.r.. O ,o*rrn. O ® orrr� sa• O ra•.r M. w ua. CACTI AND SUCCULENTS M( O+. VINES .� GROUND COVER Mw— Im — — ® er�y rw ® ru..rr w ® gra rr r irr .o• X11 r..k.or. Q o.roro.� LA QUINTA, CALIFORNIA CONCEPTUAL LANDSCAPE SITE PLAN 4. Scheme A A HIGHWAY 171 WASHINGTON PARK PLANTING LEGEND 0-- 0 0� 0-- V PALMS r*�L Y •' ��'wrswyM• Gl=— SHRUBS O a.�.r.. O ,o*rrn. O ® orrr� sa• O ra•.r M. w ua. CACTI AND SUCCULENTS M( O+. VINES .� GROUND COVER Mw— Im — — ® er�y rw ® ru..rr w ® gra rr r irr .o• X11 r..k.or. Q o.roro.� LA QUINTA, CALIFORNIA CONCEPTUAL LANDSCAPE SITE PLAN Scheme A A C U M M I k poC U R L E Y 30110 LE INC............."5S°... E I " °..... `'"" '°"``'` °� k9101 Scae : r -loo DALE FRANK & ASSOCIATES A. ,,., ` • .r•, a Y �..r m B;tIM'.769.811P m 6G6.7SB�M � � } 7825 SE 76TH STREET MERCER ISLAND, WA, 98040 um N 206.275.4130 PLANTING LEGEND A4TREES 1 '0 J7 /1131 LALI \A X dOiS X 1\ > X x PALMS N J P NX NN\ 41\ Acaci, 40- 410 5 -Gal - Q Phoenix roebelenii ad2 0 3 Stems (Typ sym) SHRUBS <TUC '41 0 Dasylirion wheeled 15 -Gal (Typ sym) 0 ' -J, Fouquieria splendensffi Butia capitata e 7+ Canes (Typ sym) 8'- 12' BT (Typ sym) ry Annual Color CACTI AND SUCCULEWS Flats (Typ sym) A 1 0 Turf - Bermuda 0 Seed (Typ syrp),- Hesperaloe pavihora VINES 5 -Gal (Typ sym) GROUND COVER ED Baja $elect Cobble W16" (Typ sym) 181o EXISTING WASHINGTON PARK DATE 05.3002 MCG JOB f: LA QUINTA, CALIFORNIA 02221(h CONCEPTUAL LANDSCAPE SITE PUW ei M.A" Los .oils 3� DALE FRANK & ASSOCIATES INC N FLmdena, CaftNa 91101 t 7825 SE 76TH STREET (IDM79U119 f620.79LM mcgMh1kcIamcom MERCER ISLAND, WA, 98040 MN,. 206.275.4130 dols LIS els dols dOis 4 . . . . . . . . . . 0 -- ww P RO -.:;: A rl p, e-; je Acacia redolens-I 5 -Gal (Typ sym) enix roebelenii ems (Typ sym) Ifirion wheeled al (Typ sym) idens 5ym). DATE, 05.3002 MCO JOB #: 02.221-01 Desert Dust Decomposed Granite 2" Layer (Typ sym) Dalea greggi Acacia willardiana 1 -Gal (Typ sym) = 24" -Box (Typ Sym) Leucophyllum frutescens'Compacta' 5 -Gal (Typ sym) 36" Berm (Typ sym) WASHINGTON PARK _CAPE PU LA QUINTA, CALIFORNIA f'! f:31,0(a. L.:mnsc, DALE FRANK & ASSOCIATES INC 7825 SE 76TH STREET MERCER ISLAND, WA, 98040 206.275.4130 4U 9 f,7 -Z ! �, C101 ;1� Phoenix roebelenii -3 Sterns (Typ sym) Phoenix dactylifera 12'-20' BT (Typ sym) 200 Sao& Us Roft Sub 300 Pandena, Calffom!z vol m92&793.9119m92&793.9119F6219 _6.MGM5 mcprahbdirgam ... . ...... ...... F_ d01S KOS dGIS _�E 7 dOiS �. , �jr,t f �tf • ' Rt :4 ell A Desert Dust Decomposed Granite 2" Layer (Typ sym) DATE: 05 30.02 MCG JOB #1 02-221.01 '0 Dalea greggi 1 -Gal (Typ sym) EXISTING 36" Berm SIGNAL (Typ sym) Phoenix dactylifera 12'-20' BT (Typ- sym) WASHINGTON PARK CONCEPTUAL LA IDSCAPE SITE PLM LA QUINTA, CALIFORNIA Highw,ay I I I St: e(.4 U nldscapirg DWI, i 200 &wIh In We; 9ft XID DALE FRANK & ASSOCIATES INC Fasadem Califemia 91101 7825 SE 76TH STREET QJ 62&:7039119 E=7982M MERCER ISLAND, WA, 98040 MCPFChftCtUMG0M 206.275.4130 7— DATE: 05 30.02 MCG JOB #1 02-221.01 '0 Dalea greggi 1 -Gal (Typ sym) EXISTING 36" Berm SIGNAL (Typ sym) Phoenix dactylifera 12'-20' BT (Typ- sym) WASHINGTON PARK CONCEPTUAL LA IDSCAPE SITE PLM LA QUINTA, CALIFORNIA Highw,ay I I I St: e(.4 U nldscapirg DWI, i 200 &wIh In We; 9ft XID DALE FRANK & ASSOCIATES INC Fasadem Califemia 91101 7825 SE 76TH STREET QJ 62&:7039119 E=7982M MERCER ISLAND, WA, 98040 MCPFChftCtUMG0M 206.275.4130 n EXHIBIT 7—B Washingtonia r 8'-116 r` /• i r Desert Dust Decomposed Granite 2" Layer (Typ sym) r Baja Select Cob fr ' 3"-6" I7yp t Hesperaloe pkv "I (T,^ D+isyl n wheeler! _ Ali r al (T p*m) r � � � f ti wrE: osaam Il�doeo: o MIAH WE o.rallow�n,am wawo".ise"® ■n�++�"r.yr5��ruw n�.wn"�a Cr. x.w w wwawy.+�+.prN�1� 11 AN WNW \` til S71N� " SIGNAL - I ' Phoerilk4actyllEera Lantana montevidensis f 12'-20' BT (Typ sym) 1 -Gal (Typ sym r elata Baccharis centennial '$t / f 1 (Typ sym) 1 -Gal (Typs ) A >r ~ � Opuntia basilaris i 5 -Gal, (Typ sym) `Prosopis chilens olorado' 3'1 B (Typ sym) ti ~ Fouquierla splei Canes (Typ WASHINGTON PARK CONCEPTUAL LANDSCAPE SrrE PLAN LA QUINTA, CALIFORNIA Cassia nemophila 5 -Gal sym) DP • Charneerops humilis 8" -Box (Typ s ) PARTIAL ENLARGED SITE PLAN C U M M 1 N C U R L E Y zoo W& in ROM so goo DALE FRANK & ASSOCIATES INC " S 5 ° ° E s ' " ` ,7`B1D1 sem: r-sa �. • •��, `.,�" �, ;.:�`,a,��4;,,;.`,m:�• ` • • m944i'99,9119 mE)91!6M799�9tB6 7825 SE 76TH STREET aaw urarr+a. wer. u.v. a,• o Is MERCER ISLAND, WA, 98040 N 206.275.4130 O � Phoenix da�ctylifera ~ 12'-20' " sym) f EXHIBIT 7-C CATe MWJW.: cophyllum frutescens 5 -Gal (Typ sym) } a Leucophyllum fruti6i 5 -Gal (Typ 0&=02 02MA" UATE REV0010 • ro..aon�,ue �u�nsiaen® r�{;rrwa.�. ew.prnti.r.rapr ao.wwwYMin�O..r ronrwrwp�.�.d .y rrw�vrMNM.rrnWn aria rgbusta' V-16' BT�p sym €Q� Acacia apara "-Box (Typ sym) Dalea greggi 1 -Gal (Typ sym) ion wheel l al (Typ syj , r aerops humilis x (TYp , YM) Phoe dactylifera 17-20'B yp sym) Q Hes aloe pat ora I (Typ sym) Baja Solect Cobble " (Typ sym) r;= • Butia capitata 8'-12' BT (Typ v Annual Color Flats (Typ sym) ' Acacia redolens AV" 5 -Gal (Typ sym) Phoenix roebelenii 3 Stems (Typ syrn) rton wheelers �� 15 -Gal (Typ sym) r — Fouquiarta splendens 7+ Canes (Typ sym)_ y _ _ Turf - Bermuda Seed (Tqp s o J _ 1 l EXISTING f ` SIGNAL 6 WASHINGTON PARK LA QUINTA, CALIFORNIA PARTIAL ENLARGED SITE PLAN C U M M I NM C U R L E Y �SEMI In rift so DALE FRANK & ASSOCIATES INC " g 5 ° ° ES ' " ` 1'°101 scare: l•=aa ,..;.: `..:. .::�,a '`....... mi�e>r�11e mai 7825 SE 76TH STREET a e - `"w, ;... � .,.. a ., , �m MERCER ISLAND, WA, 98040 e =@ w�,�, N 206.275.4130 � � L DATE: 06.17.02 MCG JOB #: 02.211.10 DATE REVM; NS W= 1VIC,iN1Lr.'1820x2 FU ARMs FE$ERAM rqT rnr w+an+o+r m..w.r a �r.. w wwaNa u r..rc w,s Ro....,m rly.lApMKry'.mwaw MadA..rQr�..... al NORTH MATION: PARCEL f AM -MAJOR -1 CONCEPTUAL ELEVATIONS - SUB MAJORS YffrA6ti WASHINGTON PARK Scheme A LA QUINTA, CALIFORNIA 290 Sms In MIA so X0 smipm -'9 DALE FRANK & ASSOCIATES, INC. Cr 91101 (IMM3119 m 1120.79105 0 e 37zu 7825 SE 76TH STREET N MERCER ISLAND, WA 98040 206.275.4131 J EXHIBIT 8-B sOUTHW F -ST ' F -Lr --V- FA' PzG5-: L- 'G ' DATE oa.17.02 MCC JDe # 02.211.10 DATE RENSIDNS 07.15.02 0WOARCHUGN2W ALLOOM MMAED Di MTW YW—PLrn...,. w...bOJU GQ- .WA0p C7.pp�lW No....rp,y or�aured ..r Waw w ak� W my I eyr..m+at WASHINGTON PARK CONCEPTUAL ELEVATIONS - SHOP'S LA QUINTA, CALIFORNIA Scheme A no 3" las Via, sum pm�900 �®;'.-'� DALE FRANK & ASSOCIATES, INC. puw '' X91101 m On -793. I9 m Mi9iEM o e 1e 37 7825 SE 76TH STREET N MERCER ISLAND, WA 98040 206.275.4131 EXHIBIT 8-C DATE OW7.02 MCG JOB f: 02.2,,.10 DATE O M02AFU"TW S 2002 AlLPIOM nESUMD %M- TMs bWmW bn b mc+W b WIwwd b�ijnb �0��Qb�r vial by be0w Qbw a bw1 bylwAwW LL NORTH ELEV. rWrz--EL `D' WASHINGTON PARI CONCEPTUAL ELEVATIONS - HENRY'S Scheme LA QUINTA, CALIFORNIA SO &w& fps Raft 30300 Scale : I'= 18' DALE FRANK & ASSOCIATES, INC.m g AmWhmis 91 0 e 16 92 7825 SE 76TH STREET W MERCER ISLAND, WA 98040 206.275.4131 J Table 3 Proposed Plant Palette Qty Key & Scientific Name I Common Name Size Caliper Shade/Canopy Trees C.L. Chilopsis linearis* Desert Willow (multi stem) 24" box 1.5"-2.0" A.S. Acacia smallii* Sweet Acacia (multi) 24" box 1.5"-2.0" A.A. Acacia aneura Mulga 24" box 1.5"-2.0" A.W. Acacia willardiana* Palo Blanco (multi) 24" box 1.5" P.C. Prosopis chilensis `Colorado' 1 Chilean Mesquite 36" box 1 2.5"-3" Columnar Trees A.S. Acacia stenophylla Shoestring Acacia 36" box 1 2.0"-3.0" B.P. Brachychiton populneus Bottle Tree 36" box Palms W.R. Washingtonia robusta* Mexican Fan Palm *hybrid 8712716' n/a P.D. Phoenix dactylifera Date Palm 12716720' n/a C.H. Chamaerops humilis* Mediterranean Fan Palm 36" box n/a B.A. Brahea edulis Guadalupe Palm 6710714' n/a B.C. Butia capitata Pindo Palm 8712' n/a P.R. Phoenix roebelenii Pigmy Date Palm 3 stems n/a C.R. Cycas revoluta Sago Palm Specimen n/a Shrubs C.A. Cassia artemisioides* Feathery Cassia 5 gal. n/a C.N. Cassia nemophila Desert Cassia 5 gal. n/a C.P. Caesalpinia pulcherima* Red Bird of Paradise 15 gal. n/a D.P. Dalea pulcehra* Indigo Bush 5 gal. n/a L.F. Leocophyllum frutescens* Texas Ranger Green Cloud 5 gal. n/a L.F. Leocophyllum frutescens* Texas Ranger White Cloud 5 gal. n/a T.P. Thevetia peruviana Yellow Oleander 15 gal. n/a B.R. Bougainvillea `Rosenka' * Bougainvillea Spp. 5 gal. n/a C.E. Calliandra eriophylla* Fairy Duster 5 gal. n/a C.Ca. Calliandra califomica Baja Fairy Duster 15 gal. n/a G.N. Grevillea noellii Grevillea 5 gal. n/a L.Fe. Leucophllum fr. compacta* Dwarf Texas Ranger 5 gal. n/a R.P. Ruellia peninsularis Ruellia 5 gal. n/a D.P. Dalea pulchra* Indigo Bush 5 gal. n/a G.C. Grewia caff Lavender Starflower 15 gal. n/a Cacti and Succulents F.S. Fouquieria splendens* I Ocotillo 7 canes+ n/a Dale Frank & Associates, Inc. Page 15 SPECIFIC PLAN ADDENDA Washington Square, now Washington Park NOTES: Only plants and materials marked with asterisk (*) will be planted at HWY 111 as per Planting Palette/Guidelines for Highway 111, City of La Quinta. Plant quantity is estimated. Exact numbers shall be included in the final planting plan. Dale Frank & Associates, Inc. Page 16 Table 3 Proposed Plant Palette —' Qty Key & Scientific Name common Name Size Caliper E.G. Echinocactus grusinii Golden Barrel Cactus 5 gal. n/a F.C. Ferocactus cylindracus Red Barrel Cactus 5 gal. n/a O.B. Opuntia basilaris Beaver Tail Cactus 5 gal. n/a O.S. Opuntia Santa -Rita Santa Rita Prickly Pear 5 gal. n/a Y.E. Yucca elata Soaptree Yucca 15 gal. n/a N.L. Nolina longifolia Mexican Grass Tree 15 gal. n/a D.W. Dasylirion wheeleri* Desert Spoon 15 gal. n/a D.A. Dasylirion acrotriche* Green Desert Spoon 15 gal. n/a H.P. Hesperaloe parvifolia Red Yucca 5 gal. n/a Vines and Espaliers B.S. Bougainvillea San Diego Red Bougainvillea 5 gal. n/a B.B. Bougainvillea Barbara Karst Bougainvillea Goundcovers 5 gal. n/a 3' o.c. A.R. Acacia redolens* Acacia Redolence 5 gal. n/a 2.5' o.c B.C. Baccharis centennial `Stam' Desert Broom Hybrid 1 gal. n/a T o.c. D.G. Dalea greggi* Prostrate Indigo Bush 1 gal. n/a 2.5' o.c L.M. Lantana montevidensis Training Lantana Purple 1 gal. n/a 2.5' o.c. L.M. Lantana montevidensis Training Lantana Gold Mound 1 gal. n/a n/a Turf* Bermuda #328/Annual Rye Grass Seed n/a n/a Drifts of Annual Color Seasonal Flowers (in limited locations) Flats n/a Non Organic Materials Boulders* Baja Select (Permion treated) 2'-to'6' n/a n/a Cobble Stones and Pebbles* Baja Select 3" -to 6" n/a n/a Decomposed Granite* Desert Dust, Stabilized and Compacted 2" layer n/a n/a Mowing Strip* Colored Concrete, 6" wide n/a NOTES: Only plants and materials marked with asterisk (*) will be planted at HWY 111 as per Planting Palette/Guidelines for Highway 111, City of La Quinta. Plant quantity is estimated. Exact numbers shall be included in the final planting plan. Dale Frank & Associates, Inc. Page 16 III. SITE CIRCULATION A. Overview Exhibit 9, Circulation Plan, illustrates the project site access and internal circulation. The site has been organized to meet maximum efficiency goals. Unlike typical commercial development planning, Washington Park has integrated enhanced pedestrian circulation, landscaped pedestrian spaces, shade and wayfinding devices, water features, and dedicated space for public art along with enhanced concentration on blending the retention areas to serve a dual purpose, retention and park. B. Vehicular Site access is available in several locations. Three primary access points on Highway 111 (two signaled accesses onto Simon Drive and La Quinta Center Drive and the third a right in right out between La Quinta Center Way and Adams Street); three access points on Washington Street (three right in right out only with the third at Simon Drive providing ingress via the left turn lane. The southerly access will provide a median break and left turn lane with appropriate storage turning into the site from Washington Street.); two on 47th Street; and one on Simon Drive. Internal drives establish circulation within the center. A dditionally circulation is provided by ingress and egress easements with Lowes. All entrances adjoin the primary and secondary parking areas as well as the primary service drive. All traffic considerations along Highway 111 are subject to Caltrans approval. Street Alignments. The proposed alignment of streets within Washington Park is illustrated on Exhibit 9. The number of access points along any of the perimeter streets are no closer than 300 feet from curb return of intersecting street and so as not be closer than 300 feet apart, unless alternative configurations are approved by the City Engineer. Design Parameters All roadways within the Washington Park project area have been designed to maintain a minim level of service "C" where possible at all intersections for existing plus future development. Traffic volumes which will be generated by the project were estimated by Urban Crossroads. a. Roadway Hierachy The project roadway hierarchy is as follows: Dale Frank & Associates, Inc. Page 17 Fl, EXHIBIT 9 v.-d.w.x 1 ( '1 SITE CIRCULATION WASHINGTON PARK Scheme LA QUINTA, CALIFORNIA DAIS RENSpN6 _.. BDaI� : 1' .100 298 S" W Ruhb6 M 399 a�f1� DALE FRANK & ASSOCIATES INC mfi29i93hadomCi 91101 n 7825 SE 78TH STREET MERCER ISLAND, WA, 98040 m -.��."•.+'"'�w ::"""' 206275.4130 Mah SPECIFIC PLAN ADDENDA Washington Square, now Washington Park Regional Access: San Bernardino (1-10) Freeway State Highway 111 Arterial Street: Washington Street (Major arterial) Adams Street (Secondary arterial) Avenue 47 (Modified secondary) Collector Streets: Simon Drive b. Mid -Block Street Cross Sections Ultimate daily traffic projections were utilized to determine the number of through lanes needed on each project site roadway to serve anticipated demands. Based on the City of La Quinta daily design capacities, required mid -block cross-sections were determined. c. Intersection Configurations Intersection configurations for ultimate conditions were determined by the project traffic analysis attached within the traffic study prepared by Urban Crossroads dated August 5, 2002. Intersections were analyzed using the project trip generation and trip distribution methods. Roadway recommendations were made with regard to capacity analysis, traffic flow and roadway alignments, signalization and the midblock cross section requirements. The following is the access points and characteristics for Washington Park. State Highway 111 An additional access point between the existing La Quinta Center Drive and Adams Street will be provided. Right hand turns only will be permitted from this access point for exiting vehicles onto State Highway 111. Washington Street Two access points will be located on W ashington S treet b etween S imon D rive and the s ite's southern boundary. The southern most entrance will allow right-in/right-out traffic only. The northern access point will allow right-in/right-out traffic only. An opening in the median island to p ermit 1 eft t urns i n a nd o ut i s requested of the City Council as substantiated by the traffic study confirming the validity for this median opening at the southern most entrance on Washington Street. 47th Avenue Two driveways are planned on 47th Avenue. These driveways will serve traffic to/from the public and residential developments south of Washington Park. Additionally 47th Avenue is planned to be used by trucks to/from the loading zones. Dale Frank & Associates, Inc. Page 18 SPECIFIC PLAN ADDENDA Washington Square, now Washington Park Adams Street One right-in/right-out driveway is planned on Adams Street to serve mainly traffic from the eastern developments and to the southern developments. Adams Street is signalized at the State Highway 111 intersection. Simon Drive One driveway on Simon Drive will serve mainly traffic to and from State Highway 111. Access to and from Washington Park will be limited to right-in/right-out, since no median break exists, on Washington Street at the Simon Drive location. Peak hour traffic volumes for ultimate conditions were determined by utilizing trip generation and trip distribution for key intersections in the project area. The peak hour volumes for ultimate conditions were found to have no significant effect on present conditions to warrant any changes. d. Internal Streets The locations of the internal streets within Washington Park are approximate and may shift, depending on final site plan. However, the general circulation pattern will be maintained. E. Pedestrian Circulation In addition to vehicular circulation, a pedestrian circulation system will be provided within Washington Park, Exhibit 9. This system will consist of perimeter sidewalks along State Highway 111, Washington Street, Simon Drive, Avenue 47, and Adams Street. In addition, walkways and pedestrian seating areas will be provided between buildings, along store fronts, and adjacent to building entrances. A walkway will be provided adjacent to interior loop streets to provide state and adequate movement between buildings and parking areas. The proposed pedestrian system will link up with the existing walkway system throughout the City. Meandering pedestrian walkways within the landscaped buffer are provided along Highway 111 and Washington Street. These walkways interconnect with site pedestrian circulation at logical points around the site. A primary pedestrian system is proposed which interconnects all buildings on the site. This primary pedestrian system intersects and crosses the vehicular circulation at logical points. Each building is provided with perimeter circulation that incorporates shade devices, landscaping and awning cover to protect patrons, shade the buildings and assist in wayfinding. Water features are proposed at strategic areas. An area for the possible inclusion of public art has been centrally located adjacent to the Highway 111 primary drive and a main cross -site pedestrian circulation walk. Shopping cart collection areas per City design standards will be added to parking area islands in convenient locations should tenant demand require it. The intensity of development in the area will justify extension of public transit services. The local transit service will be contacted to determine the need to locate bus turn outs and passenger waiting shelters on this site. The location of bus turnouts and passenger waiting shelters will be determined during the site plan review process. Bus stops along Highway 111 will be per the city of La Quinta standards and will be connected to the site pedestrian circulation system. Highway 111 locations are preliminary subject to Caltrans and Sun Transit approval. Dale Frank & Associates, Inc. Page 19 SPECIFIC PLAN ADDENDA Washin ton Square, now Washington Park IV. GRADING/UTILITIES/DRAINAGE/FLOOD CONTROL A. Grading Plan Grading Concept The Conceptual Grading Plan is shown in Exhibit 10. This figure illustrates existing site grades, street grades, and pad grades. The property proposed for development will be graded to create 20 main building pads and parking areas and streetscapes. The site will be graded from the highest (79.5) in the northeast corner of the site to the lowest pad elevation (72.5) at the pad located to the south of the existing Lowes building In total, approximately 477,000 cubic yards of earthwork is proposed and it is expected that all grading will be balanced within the property limits without the need for import or export. The earthwork is fairly evenly distributed throughout the site. The maximum departure of existing ground from proposed ground is 8 feet. The elevation of the access road has been adjusted to reduce the limits of excavation. No retaining walls are planned for the site. Erosion Control Since the Coachella Valley experiences periods of moderate to high wind conditions, wind blown dust and sand is a concern during local grading operations. The South Coast Air Quality Management District (SCAQMD) in conjunction with the Environmental Protection Agency has instituted a plan in the Coachella Valley to curb excess PM 10 (small particle dust). The provisions of the National Pollutant Discharge Elimination System (NPDES) will apply to the construction projects over 5 acres in size. A Stormwater Pollution Prevention Plan (SWPPP) and Best Management Practices (BMP) guide will be developed prior to grading operations. These documents will be adhered to during construction. Grading operations will include a plan to reduce water erosion control both during and after grading operations. B. Drainage Plan The Drainage Plan for the site is shown in Exhibit 11. The drainage plan/stormwater conveyance system proposes to direct surface runoff via concrete gutters in the parking lots to drainage drop inlets (side opening concrete catch basins or concrete basins with traffic rated grills). The catch basins will be connected via an undergound pipe system to a combined detention pond and wetpool facility. The outflow for the discharge/water quality facility is designed to connect to existing new catch basins in Washington Street, Highway 111, 47Th Street and Adams Street. The flow control system will be designed using Riverside County Surface Water Design Manual criteria and conveyance system design software. The existing drainage that currently enters the site will be intercepted and directed into the site drainage system. The purchase of additional capacity will be required. The exact sizing, design and additional cost of these improvements will be determined during final engineering design and would be reviewed by the City via standard plan check protocols to ensure that drainage is adequately addressed. Dale Frank & Associates, Inc. Page 20 EXHIBIT 10 FF'W f: T4Z i� 11 FF X2; aF■142 ; FF= - a Ia• f { r no - FCA r . 1 't� M ' r v Z WASHINGTON PARK CONCEPTUAL GRADING PLAN LA QUINTA, CALIFORNIA DALE FRANK & ASSOCIATES INC PPJWFE JM LL 7825 SE 76TH STREET PN-Ame - +n+ • . 151 KALMUS DRIVE SI.D0. M, SLMTE 2 MERCER ISLAND, WA, 98040 COSTA MESA, CALIF 92020 9nR 77R Ai-gn 47140 241-3400 241-34321:AX EXHIBIT 11 Is, 'no N� V 0 N J Li I L L f L:m wn 11111nill"! L r r1 N __j .�l it WASHINGTON PARK CONCEPT DRAINAGE PLAN LA QUINTA, CALIFORNIA I" = 300 it DALE FRANK & ASSOCIATES INC 0 130 3W 7825 SE 76TH STREET T51 KALMM VMVE BLDG, P& WTI! 2 MERCER ISLAND, WA, 9W4O COSTA MESA. GAUF_ OMO 206.275.4130 17141 241-3400 24F3432 FAX LEGEND PROPOSED SD E)os-nNG SD C. Sewer Plan Sewer s ervice i s p rovided t o the s ite b y t he C oachella V alley Water District (CVWD) via an existing 8" sewer line located in Simon Drive on the southerly boundary of the project. The project site will be connected to this line at an existing 6" Lateral that was constructed for this site. O nsite s ewer 1 ines w ill b e i nstalled w ith stub -outs to development pads. See Exhibit 12, Utility Plan. D. Water Plan Water service is also provided to the site by CVWD and is available at the property from an 18" waterline located in Simon Drive on the north, and 12" waterline located in Adams Street on the east (See Exhibit 12 — Utility Plan). The proposed water main will be an 18" diameter pipeline. Both domestic and irrigation water will be taken from this line. New onsite waterlines that will connect to the new 18" water main will consist of 12" domestic waterlines, 6" fire hydrants and 1-1/2" to 1" services as needed. Initial water improvements will involve creation of a looped water line to serve the pads within the site, the connection of the landscape irrigation lines (for all streetscapes) and the provision of stub -outs with blow off valves in anticipation of the future building at each pad. When buildings are constructed, the building will be connected to the water line and the blow off valves will be removed. E. Other Utility Plans Natural Gas Natural gas service is provided to the site by The Gas Company, which has an existing gas main in Washington Street adjacent to the site. The main in Washington will require Underground Service Alert personnel to provide the exact location. Service arrangements will be determined by The Gas Company when final plans and building requirements are submitted. Electric Electric services is provided to the site by Imperial Irrigation District and is available to the property. Telephone Telephone service is provided to the site by Verizon and is available to the property. Cable Television Cable T elevision s ervice i s p rovided t o t he s ite b y Time Warner/AOL and is available to the property. Installation of cable television would be coordinated with the extension of electrical service so that a single trench containing both facilities would be constructed. Dale Frank & Associates, Inc. Page 21 EXHIBIT 12 LEGEND ` SO PROPOSED SEWER '.•� i�{ " PROPOSED WATER SQ EXISTING SEWER ' f Q EXISTING WATER `♦♦.�`�� © EXISTING GAS �j,' •♦ e ♦`a T� EXISTING TELEPHONE a♦ Y ,fit' ,"^ • �% � \�-�.��Y♦s Y♦N4+� x L 0 \k IN 5555. _ � "44 , ��...'r *\♦♦♦ /��^ _.�-� ylr ,, rr � -ems*, �� t,♦` Jam!• � � `,i tom' �� .. �, -._. +� � .�_�..... ,. ♦\ �'�!Y♦♦ . r,A ! el � k ,rv:.a Tf n : Y .S�—..—..,..--r.�.�� A �Jfr O�1 '` ��}'AO♦\ r''r � 71t �._fY��l. '� .� .fief _Y �'✓ & 1. � ` ♦`♦�~``♦`� _- _.i _' 3 t �`°"i }jr __- {.. ''''Yti ..... \. �`' \\• �♦i J �� w .�..�"ter r � � v S _' `4 � r♦``` r -F a �:- `•� ter./ 44 _ --"Xa _ - J I \\'\�."'♦ »-= .s C= \\ �+.�♦ h �. /r I rj .;. r,„: z� c;.';.';..`-3 c:::.:: .�.. - _ I J c :3 -'S =3 fl �✓ y w �d r 41} ' 1�- - a1 f l'Jllf!Il`:1iIlimiftwllllU�j�EILa.._ j a i _ 3 V w �..�..� G -1-4 � NN A CONCEPT UTILITY PLAN 1" = 300 fL 300 D 150 300 WASHINGTON PARK LA QUINTA, CALIFORNIA DALE FRANK & ASSOCIATES INC 7825 SE 76TH STREET wwwobl *. SUITE MERCER ISLAND, WA, 98040 167 COSTA MESA, CALF. e'sOn 2 206.27.51.4130 (M) 241-3400 241-3432 FAX V. DEVELOPMENT REGULATIONS The d evelopment r egulations c ontained h erein p rovide s pecific s tandards relative to permitted land uses in addition to site design and construction regulations to be applied within the Specific Plan A rea. T hey a re i ntended t o p rotect t he p ublic h ealth, s afety, and w elfare and to create a harmonious relationship with surrounding land. In general, this specific plan is consistent with the CC Zone of the City of La Quinta Zoning Code unless a different standard is identified below. Should a development standard contained in this Specific Plan conflict with an equivalent standard contained in the City of La Quinta Zoning Code, the provisions of the Specific Plan shall take precedence. In instances where the Specific Plan does not address a particular regulation, the applicable portion of the City of La Quinta Zoning Code shall govern. The Community Development Director shall have the authority to approve minor adjustments during Development Permit Review, so long as he determined such adjustments are consistent with the Specific Plan Land Use Plan. VI. PHASING AND IMPLEMENTATION Required ROW improvements, site preparation, and utilities work will begin as soon as the required approvals are available. The entire development will be constructed in two phases with construction beginning as soon as the required approvals are available. Two general contractors have been selected. The development will be sequenced to maximize efficiency and to accommodate current tenant requirements as quickly as is reasonable. Lease negotiations and project marketing to attain 100% occupancy are subject to market conditions and are ongoing. VII. DESIGN GUIDELINES A. Overview The Design Guidelines for the Specific Plan have been developed as a method of achieving a high quality, cohesive design character for the development of Washington Park. They provide specific design criteria for the development of the project, as well as encouraging creativity, imagination a nd a h igh l evel of h armony a nd c onsistency 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: 0 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; i To provide guidance to developers, builders, engineers, architects, landscape architects and other professionals in order to maintain the desired design quality; ■ To provide guidance to City staff, the Planning Commission and the City Council in the review of construction plans for the Specific Plan area. Dale Frank & Associates, Inc. Page 22 SPECIFIC PLAN ADDENDA Washington Square, now Washington Park The following describes the design intent and the elements proposed that will ensure Washington Park is executed in a cohesive manner with appropriate scale and emphasis and with a consistent and timeless architectural language. The project will be constructed in a two phases. Site work will be conducted during phase 1 and pad buildings will be constructed as each is leased and permitted. B. Architectural Guidelines The buildings have been developed as a desert interpretation of contemporary modern architecture. Regional and southwestern influenced elements have been incorporated. Building massing and composition, the dramatic play of light and shadow, rich and vibrant color, and the use of wooden trellises and stone detailing will combine to create a high quality, progressive addition to the community. Exhibit 13 depicts conceptual detailing and key architectural elements for the various building types and methods of construction used for the proposed 20 buildings. Exhibit 13 keynotes correspond to the color and material board submitted. All the elements depicted in this illustration create an architectural palette for the development of the proposed 20 buildings. This architectural palette is intended to provide a framework for the future development of all buildings on this site. Every element may or may not occur on all of the buildings. The initial phase of the project will be to create access, develop parking areas, provide perimeter streetscape improvements, and to provide building pads for ultimate construction of buildings. The design guidelines contained herein are intended to ensure that the design of structures o n e ach p ad w ill b e r esponsive a nd c omplimentary t o i is n eighbors. T he building design utilizes a contemporary modern style and is characterized by overlapping volumes and flat roofs with simple rooflines; deep set multi paned window, exposed structure and material connections as a means of ornamentation. The exterior wall materials will consist of a smooth exterior plaster, concrete masonry units and tilt up concrete panels. Illustrative Architectural Treatments illustrate the variety for the building elevations ultimately envisioned for future construction on the project site. While the buildings depicted in this exhibit does not pertain to a specific building it does depict the style and details that are acceptable. • Building Massing Mass & Scale • Varied proportions are encouraged. Elements in facades should be spaced at varying intervals to create a visual rhythm. • Each building will incorporate a continuity of mass, scale and architectural features. • Continuity between pads within the project site will also be maintained. A limited pallet of architectural elements has been developed that will, through various combinations and uses, create compositional interest, rhythm, continuity and harmony. This pallet is characterized by: dramatic geometric forms, layered structural expression, and the Dale Frank & Associates, Inc. Page 23 r r � EXHIBIT 13 �o G49 WASHINGTON PARK CONCEPTUAL ELEVATIONS LA QU[NTA, CAUF%RNIA Schema R �.�.J-•.,........_.____�:��.�.._._r...._� ..�____.-2MSam lecfh61a8+Ie3OC s..� ,• :e nes cw$w: DAL= FRANK & ASSOCIATES, [NO1 a �7n� 7825 SE 78TH SIMEET UM FAFRCER MAW. WA S8M 2C8 2?5.4131 f SPECIFIC PLAN ADDENDA Washington Square, now Washington Park integration of contrasting building elements that promote variety as well as enhance the play of light and shadow on surfaces. Simple masses will be accentuated with deep-set openings, reveals, inset detailing, and human scale features. The project creates a hierarchy that addresses center identity at intersections, entrances, and prominent site locations. Similar building forms enhance internal organization within the project. Primary entrances are emphasized with increased massing and deep shadows created by the addition of overhangs and shading structures. Limited individual tenant identity is achieved with color, awnings, and signage. Project continuity will be maintained through the consistent use of architectural vocabulary and treatments. • Roof Lines and Screening Elements • Appropriate use of flat roof is encouraged while barns, and false roofs should be avoided. • Roof pitch may vary between elements of a structure as long as roof slope is screened from public view and that the screening in incorporated into the building design • Mechanical equipment may be placed only on flat portions of roofs provided that they are screened from public view and that the screening is incorporated into the building design. Roofs shall be flat. Building elevations will be varied by the use of multiple parapet heights and stepped back screening elements. Shadowline reveals and simple trim will be used. The drive-through canopy will be an extension of adjacent building fagade elements. • Architectural Features and Details • All mechanical equipment including fuse boxes, heating and cooling devices and satellite dishes shall be screened from public view. Screening devices shall utilize the same materials and colors as the main structure. • The use of curtain walls is not allowed. • Exterior walls should emphasize shadow relief using recesses, bays, awnings, and covered walkways. • Building entryways should be visually emphasized. • The use of false 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. Building emphasis will be on dramatic form and composition. Shadow relief will be emphasized with deep-set openings, trellis shade devices, awnings, freestanding columns, and varied surface textures. Walls that provide screening will be varied in height and detailed with relief and inset tile elements. The building forms will be offset against integrated landscaping and boulder arrangements. Lighting treatments will enhance the nightscape. Dale Frank & Associates, Inc. Page 24 SPECIFIC PLAN ADDENDA Washin ton Square, now Washington Park All rooftop equipment, electrical equipment, utility meters, service equipment, and trash storage areas will be appropriately located and screened from view. Fountains, seating, and public artwork will be integrated into landscaped plaza areas and building perimeters. • Walls and Fences • Walls are encouraged to use materials and colors that match or compliment associated buildings. • Walls that create long, unbroken straight lines should be avoided. • Site and Building Lighting • Exterior lighting, when used, should enhance the building design and the adjoining landscape. • Lighting standards and building fixtures should be of a design and size compatible with the building and adjacent areas. • Lighting shall be restrained in design and excessive brightness (night glow) avoided. • Standard design techniques should be employed to shield parking light fixtures and control direct glare and spill light emanating from these fixtures. Parking lot light poles should be equipped with a flush lense and should not exceed a maximum height of 24 feet. Lighting will be integrated to enhance building design and site amenities. Lighting will adhere to City of La Quinta Zoning Code Section 9.100.150 Outdoor Lighting. Fully shielded and appropriately filtered fixtures will be employed. Light fixtures will be of appropriate size and type so as to be compatible with the building and site architecture. Parking lot lighting will not create excessive glare or nighttime glow. Pole mounted fixtures will not exceed a maximum of 24' in height. • Materials and Color Fagade color and building accent colors comprise a key component of the overall design approach. Rich saturated colors will be utilized in combination with natural neutral tones to create variety and interest. Colors and materials will be compatible with and will complement the local natural landscape. Restraint will be exercised in the number of colors and materials used from building to building. Architectural elements will be treated consistently to reinforce architectural hierarchies and maintain a cohesive overall project appearance. Dale Frank & Associates, Inc. Page 25 Proposed materials include stained and natural concrete, stained and painted exterior plaster finish, stone and textured cast stone tiles and panels, wood, aluminum, glass, fabric and translucent plexiglass. The following is a conceptual selection of specific colors and materials proposed for the project. (Manufacturer selections are preliminary.) PAINT COLORS Please note selected building colors are conceptual in nature and are intended to show the intent of the design. Actual colors used may vary and if so, are to be approved by the Owner/Developer and Director of Community Development. Building Base/Body Colors Proposed for major building elements and large wall surfaces. These would also enjoy limited use as accent colors (Manufacturer selections are preliminary). Actual colors used may vary and if so, are to be approved by the Owner/Developer and Director of Community Development. • Sherwin Williams #SW 2228 (Mistletoe) • Sherwin Williams #SW 2365 (Turtle Creek) • Sherwin Williams #SW 2369 (Olive Grove) Building Accent Colors Proposed for use adjacent to and surrounding tenant window areas and entries, on sign and trellis structures, tenant entry volumes and other architectural features (Manufacturer selections are preliminary). Actual colors used may vary and if so, are to be approved by the Owner/Developer and Director of Community Development. • Sherwin Williams #SW 2147 (Plum Perfect) • Sherwin Williams # SW2343 (Grillwork Gold) • Sherwin Williams #SW2310 (Flora) • Benjamin Moore #2175-20 (Pilgrimage Foliage) • Benjamin Moore #2068-20 (Grape Gum) PROJECT MATERIALS Please note selected building materials are conceptual in nature and are intended to show the intent of the design. Actual materials used are to be approved by the Owner/Developer and and Director of Community Development. Exterior Concrete Smooth steel trowel finish to be clear sealed, stained or painted. Exterior Cement Plaster Trowel finish with light sand or textured finish to be painted. Dale Frank & Associates, Inc. Page 26 SPECIFIC PLAN ADDENDA Washington Square, now Washington Park Stone Tile El Dorado Stone: Shadow Rock -Bron or comparable Wood Trellis Structures Fabricated wood frames and supports to be stained. Treated or stained wood rafters to match. Window and Entrance Systems Aluminum storefront systems and steel entry systems with true divided lights. Frame color to be clear anodized or painted with accent color. 1" insulated glass with clear or light tint. Awnings Black Sunbrella Fabric (100% Acrylic) with black metal frames (Manufacturer selections are preliminary). Clear anodized corrugated metal on wood frame. Concrete Integral color to match paint palette Concrete Precision cut and split face block. Integral color to match paint palette. Wood Stain Frazee: Madera M417 or comparable C. Sign Program The signage program will be submitted under a separate submission to the PC for review and approval with individual building signage to be subject to approval by the Director of Community Development in accordance with the approved signage program. • Signage should be designed with appropriate scale and proportion and should relate visually to buildings and surroundings. • Sign colors, materials, and lighting should be restrained and harmonious with the building and site to which it principally relates. • The number of graphic elements on a sign should be limited to the necessary minimum and should be composed in proportion to the area of the sign face. • Each sign should be compatible with signs on adjoining premises and should not compete for attention. Dale Frank & Associates, Inc. Page 27 SPECIFIC PLAN ADDENDA Washington Square, now Washington Park VIII. OPERATIONAL GUIDELINES AND MAINTENANCE A. Transportation Demand Management City guidelines require the following provisions for transportation demand management: The project shall make provision for bicycle parking in accordance with City Zoning Code Section 9.150.060.D.3. 2. The project will provide an accessible walkway connection from the bus stop on Highway 111 to the buffer circulation and then to the site. 3. The project shall identify a transportation demand coordinator to promote tenant and employee participation in TDM programs, to encourage ride sharing, to promote mass -transit usage, encourage flexible scheduling, telecommuting, and other TDM programs as appropriate. B. Facilities Maintenance Facilities maintenance will be the responsibility of the project management. Maintenance will be performed in a clean, safe manner and in accordance with City of La Quinta guidelines. Maintenance responsibilities for Washington Park will be divided between the property owners' association and individual property owners. Covenants, conditions, and restrictions (CC&R's) and/or project rules and regulations will be prepared prior to the first subdivisions within the project to guarantee maintenance of facilities. Local Service Drives. The local service drives within the project will be privately maintained by a property owners' association. The specific method of maintenance will be defined at the time individual areas are subdivided and shall be regulated by the CC&R's and/or project rules and regulations. All private maintenance shall be in accordance with the City standards in effect at the time of acceptance of improvements. Open space and Pedestrian Facilities. Pedestrian facilities constructed, excluding public sidewalks, will be maintained by the property owners' association. In addition, the association will be responsible for maintaining the parkway landscaping, median landscaping within the project site, buffer area plantings, and project entry monumentation. Public sidewalks and medians within the public right-of-way shall be maintained by the City of La Quinta. CC&R's shall be recorded to guarantee such maintenance. Dale Frank & Associates, Inc. Page 28 r Drainage Facilities. Drainage facilities on private property in the absence of an easement will be considered to be ( private drains. Maintenance of such private drains will be the responsibility of the landowner or I the association charged with the general maintenance of the landscaping and other common improvements of the area in question. Water and Sewer. Water and sewer facilities located on private property in the absence of an easement will be considered to be private facilities. Maintenance of such private facilities will be the responsibility of the landowner or the association charged with the general maintenance of the landscaping and other common improvements of the area in question. Dale Frank & /associates, Inc. Page 29 10 HIGHWAY 111 c oarz: ma Fronnam.e�.onW �, eeme.roaaaeiwm e yuuneMe Venonp M1VIMi.enAuiion and QenLTereM. erN cl P9enry eppioab. ,lowvmers wgu�vnea� vey tiM an given w'vnp4e py ine ivrNed WASHINGTON PARK LA QUINTA, CALIFORNIA DALE FRANK & ASSOCIATES INC 7825 SE 76TH STREET MERCER ISLAND, WA, 98040 206.275.4130 200 South Los Robles, Suite 300 Pasadena, CaOfornia 91101 T.: 626393.9119 1—) 626.796.9295 a egarchdecture,com SITE PLAN CIRCULATION DATE 05. 'M02 MCG JOB k: 02,22101 Scheme DATE REVISIONS g.tl9P _ SCALE 0 19 1 2 C7:rCUN`uuwwI wk ZAYamslrlxYntn N oarz: ma Fronnam.e�.onW �, eeme.roaaaeiwm e yuuneMe Venonp M1VIMi.enAuiion and QenLTereM. erN cl P9enry eppioab. ,lowvmers wgu�vnea� vey tiM an given w'vnp4e py ine ivrNed WASHINGTON PARK LA QUINTA, CALIFORNIA DALE FRANK & ASSOCIATES INC 7825 SE 76TH STREET MERCER ISLAND, WA, 98040 206.275.4130 200 South Los Robles, Suite 300 Pasadena, CaOfornia 91101 T.: 626393.9119 1—) 626.796.9295 a egarchdecture,com