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SP 1987-011 Washington Square (1989)WASHINGTON SQUARE COMMERCIAL MULTI -USE CENTER LA QUINTA, CALIFORNIA A COMMERCIAL PROJECT FOR: BIR,'TCIR, 701 N. Haven Avenue, Suite 150 Ontario, California 91764 Tel: (714) 944-9890 Fax: (714) 944-4026 PREPARED BY: LANNING NErWOW t nino Commisaion gi _ ty Council 5, 3 +Haman' Dev. Dept 411IL&AM v Initia;s Case No. Exh5 &*ith Conditions A WASHINGTON ��/[E. SQUARE. SUBMITTED BY: BIRTCHER 72120 MANUFACTURING ROAD, SUITE K THOUSAND PALMS, CALJFORNIA 92276 PREPARED BY: COMMERCIAL- PLANNING NETWORK MULTI NORTH ARCHIBALD AVENUE, BUTTE 101 RANCHO CUCAMONGA, CALIFORNIA 92335 -USE CENTER • ARCHITECTURAL CONSULTANT MUSIL PERKOWITZ RUTH, INC. 911 STUDEBAKER ROAD LONG BEACH, CALIFORNIA 90815 L4 Q V INTA, • ENGINEERING CONSULTANT CALIFORNIA CORPORATION ENGINEERING80 7EL,RVICE SUITEE PALM DESERT, CALIFORNIA 92260 • LANDSCAPE CONSULTANT RONALD GREGORY ASSOCIATES, INC. 73-960 HIGHWAY 111, SUITE 2 PALM DESERT, CALIFORNIA 92260 • GEOTECHNICAL CONSULTANT LEIGHTON AND ASSOCIATES, INC. 1737 ATLANTA AVENUE, SUITE 1 RIVERSIDE. CALIFORNIA 92507 • ARCHAEOLOGY CONSULTANT LSA 1 PARK PLAZA, SUITE SW IRVINE, CALIFORNIA 92714 • MARKETING CONSULTANT MARKET PROFILES 3188-A AIRWAY AVENUE COSTA MESA, CALIFORNIA 92626 • TRAFFIC CONSULTANT BARTON-ASCHMAN ASSOCIATES, INC. 1.533 SPRUCE STREET, SUITE 300 WERSIDE. CALIFORNIA 92507 WASHINGTON SQUARE SPECIFIC, PLAN August 1, 1991 TABLE OF CONTENTS I. INTRODUCTION ................................. 1-1 A. Purpose ................................. 1-1 B. Authority ................................. 1-1 C. Validity .................................. 1-1 D. Ambiguities ......... . .................... 1-1 EXISTING CONDITIONS .... , ......... . .... II -1 A. Project Location .......................... II -1 1. REGIONAL CONW ..................... II -1 2. LocAL CoNw ....................... II -1 B. Site Conditions ........................... II -1 1. EXtsnNG LAND USE ..................... II -1 2. EXISTING GENERAL PLAN AND ZONING .......... II -1 C. Existing Circulation ........................ 11-2 1. REGIONAL CIRcuLAwN .................. II -2 2. LocAL CIRCUTAmN .................... I1-9 D. Existing Physical Conditions . . ................ II -9 1. ToPoGRA.......... . . . ............. I1-9 2. GEOLOGY AND SOILS ... . ................ II -9 3. Sesmicrnr ........................... II -9 4. FhrDRoLoGY ......................... II -10 5. BIOLOGY ........................... 11-10 6. ARcHAEoLoGY .......... . ............. II -10 7. CLIMATE ........................... II -10 E. Existing Utilities ........................... II -11 1. WATM ............................ II -11 2. WASTEWAM ......................... II -11 3. SOLID WASTE DMKr.AL ................... II -11 4. NATURAL GAs ........................ II -12 5. ELlcTRicrrY .............. . ........... II -12 6. Te.E,�IONE .......................... II -12 111. PLANNING CONCEPTS ........................... III -1 A. Goats and Objectives ...................... III -1 WASHINGTON SQUARE SPECIFIC PLAN August 1, 1991 TABLE OF CONTENTS IV. LAND USE PLAN b DEVELOPMENT REGULATIONS .... N-1 A. Land Use Plan and Permitted Uses ............. N-1 1. DEFINITIONS OF LAND USE TYPES ........... ... N-1 2. SITE USES ........................... N-4 B. General Development Standards ............. N-5 1. GENERAL PIAN CONSISTENCY ............... N-5 2. RELATIONSHIP OF SPECIFIC PIAN DEVELOPMENT N-9 3. STANDARDS AND CRITERIA TO THE CITY N-9 4. OF LA QUINTA MUNICIPAL CODE .............. N-5 3. CONFORMANCE TO UNIFORM BUILDING N-12 6. AND FIRE CODES ...................... N-6 4. SEvERmLffy ......................... N-6 5. PUBLIC ART REQUIREMENT . ..... ........ ... N-6 6. SOUND ATTENUATION CRITERIA .. .. ........... N-6 C. Development Standards . . .................. N-9 1. MINIMUM PARCEL SIZE ................... N-9 2. MAwMUM Buu xNG HEIGHT .............. I . N-9 3. MINIMUM Bun DING SETBACKS ............... N-9 4. MINIMUM PAWNG SETBACKS .............. N-10 5. OUTDOOR STORAGE REQUIREMENTS ........... N-12 6. EXTERIOR BuuxNG MATERIALS REQUIREMENTS ..... N-12 7. ROOFING AND ROOFTOP EQUIPMENT .......... N-12 8. PARKING REQuIREMENS .................. N-13 9. LOADING AREA REQUIREMENS .............. N-20 V. COMPONENT PLANS ........................ . ... V-1 A. Clrculatlon and Access ..................... V-1 1. STREET ALIGNMENTS ..................... V-1 2. DESIGN PARAMErERS .................... V-1 3. PEDESTRIAN CIRCULATION .................. V-5 4. PUBLIC TRANSIT ........................ V-5 B. Infrastructure ............................ V-5 1. STORM DRAIN SYSTEM .................... V-5 2. WATER SYSTEM ........... .. ........... V-8 3. WASTEWATER ........ .... .. ........... V-8 C. Public Utilities ........................... V-11 1. ELECTRrm ......................... V-11 2. NATURAL GAS ....................... V-11 3. TELEPFIONE ......................... V-11 4. SOLID WASTE ........................ V-12 WASHINGTON SQUARE SPECIFIC PLAN Augur 7, 1991 TABLE OF CONTENTS D. Community Facilities ...... . . ........... . .. V-12 1. FIRE PROTECTION ...... . . . ............ V-12 2. POUCE PROTECTION .................... V-12 E. Grading ............................... V-12 F. Maintenance ............ . .............. V-13 1. STREETS ......... . ................. V-13 2. OPEN SPACE AND PEDESTRIAN FACILITIES . , ..... , V-13 3. DRAINAGE FACILITIES ................... V-13 4. WATER AND SEWER ............... . ... . V:13 VI. DESIGN GUIDELINES ....... . . . ... . ............... VI -1 A. Architectural Guidelines .....:.............. VI -1 1. GENERAL DESIGN GwawES ............... VI -1 2. ARCHITEcruPx SmE ......... . . . ........ VI -2 B. Landscape Concept ...... . ............... VI -4 B. 1. S7R&iSCAPE ......................... VI -4 C. 2. WTSMEC71ON bemTv STATEMENTS ........... . . VI -4 D. 3. ON-sTTE LANDSCAPING . .... . ............. VI -5 C. Signage and Graphics .................... VIA 4 D. Lighting ............................... W15 1. Pueuc LIGHTING ...................... VI -15 2. SITE LIGHTING ....................... VIA 5 VII. IMPLEMENTATION .................... . .......... VII -1 A. Land Use and Trip Generation ... , , .. , . VII -1 B. Processing .............................. VII -5 C. Infrastructure ........... . ..... . ........ . . VII -6 VIII. APPROVAL AND AMENDMENT PROCESS ............. VIII -1 A. Required Approvals ..... . ................ VIII -1 1. PLOT PLANS ....... . .... . .. . .. . ..... VIII -1 2. ENVIRONMENTAL IwoRMAwN ........ . ..... VIII -1 3. ARcmffE=RAL AND LANDSCAPE PLANS ........ VIII -1 B. Minor Revisions .......................... VIII -1 C. Major Revisions .............. . . . ......... VIII -2 D. Appeals .............. . .. . .. . ........ . VIII -2 WASHINGTON SQUARE SPECIFIC PLAN August 7. 1991 iii TABLE OF CONTENTS E. Conditions of Approval .................... VIII -2 IX. APPENDICES A. Art In Pubic Places B. Traffic Study C. Conditions of Approval D. Vesting Tentative Tract Map 27031 WASHINGTON SOUAR! SPICIFIC PLAN August 1, 1991 IV LIST OF EXHIBITS Exhibit II -1 Project Location, State ..................... II -3 Exhibit II -2 Regional Location ........................ 11-4 Exhibit II -3 Project Location, Local Context ............... II -5 Exhibit II -4 Project Site .............................. II -6 Exhibit II -5 Existing General Plan and Zoning ............. II -7 Exhibit II -6 Existing Circulation Plan .................... 11-8 Exhibit iV-1 Potential Public Art Locations ................. N-8 Exhibit N-2 Typical Building and Parking Setbacks ......... N-11 Exhibit IV -3 Parking Space Dimensions ................. N-16 Exhibit IV -4 Parking Space Striping Requirements .......... IV -19 Exhibit IV -5 Truck Loading And Maneuvering ............. IV -22 Exhibit V-1 Proposed Internal Project Circulation ............. V-2 Exhibit V-2 Mid -Block Cross -Sections ..... , ............... V-6 Exhibit V-3 Drainage Facilities Plan .. , ....... , . , , . , , .... V-7 Exhibit V-4 Water Facilities Plan ....................... V-9 Exhibit V-5 Sewer Facilities Plan ...................... V-10 Exhibit V-6 Maintenance Responsibilities Matrix ........... V-14 Exhibit VI -1 Landscape Concept Plan ................... VI -7 Exhibit VI -2 Conceptual Streetscapes ................... VI -8 Exhibit VI -3-A Conceptual Entries ................. , ...... VI -9 Exhibit VI -3-13 Conceptual Entries ............. . ......... W10 Exhibit VI -4-A On -Site Landscape Treatments ............... VI -11 Exhibit VI -4-13 On -Site Landscape Treatments ......... , .... VI -12 Exhibit VII -1 Planning Areas ..................... , .. , .. VII -3 WASHINGTON SQUARE SPIICIFIC PLAN August 7, 1991 v LIST OF TABLES Table IV -1 Maximum Interior Noise Levels, WASHINGTON SQUARE SPICIFIC PLAN August 7. 1991 Non -Residential Construction ................. IV -7 Table N-2 Off -Street Parking Space Requirements ........ IV -23 Table N-3 Widths for Parking Aisles with One -Way Traffic .......................... IV -24 Table N-4 Widths for Parking Aisles with One -Way Traffic ......................... IV -24 Table IV -5 Widths for Parking Aisles with Two -Way Traffic ......................... IV -25 Table fV-6 Widths for Parking Aisles with Two -Way Traffic ......................... IV -25 Table VI -1 Proposed Plant Palette .................... VI -13 Table VII -1 Land Use/Trip Generation Matrix .............. VII -1 Table VII -2 Land Use Trip Generation Ratios .............. VII -4 Table VII -3 Sample Scenario of Trip Budget Process ........ VII -5 Table VIII -1 References to the Conditions of Approval ...... VIII -3 WASHINGTON SQUARE SPICIFIC PLAN August 7. 1991 L INTRODUCTION Purpose This document outlines land use, access, infrastructure, and related features within the Washington Square Specific Plan. The intent of this document is to meet the municipal code requirements for the preparation of a specific plan within the City of La 9ulnta, and to serve as a guide for the long term development of the Washington Square Center. This document will Identify the general location and layout of the planning area, as well as various features Intended and required to Implement the provisions of the Washington Square Specific Plan. The Washington Square Specific Plan Illustrates how policies, objectives, and standards will be implemented in a comprehensive, orderly fashion. Once approved, this document will be used as a basis for evaluating individual site plans within the Washington Square planning area. The purpose of the Washington Square Specific Plan document is to ensure an integrated, well planned, high quality environment for the development of general commercial and commercial/office uses. This document Is Intended to guide project proposals within an overall development framework directed toward Integration of this site with the Intent of the proposed Highway 111 Specific Plan. This document fulfills the SpecHic Plan requirements of the City of La euinta Municipal Code and the State of California relating to the adoption and implementation of Specific Plans. The Specific Plan for Washington Square has been prepared in accordance with the California Government Code Section 65450 et.al. and applicable ordinances of the City of La 9uinta, and will constitute the zoning for the project site. Land use standards and regulations contained within this document shall govern all areas within the project. A legal description of the project boundaries is Included In the Appendix of this report. If any section, subsection, sentence, clause, phrase, or portion of this Specific Plan document is for any reason held to be invalid by the decision of any court of competent jurisdiction, such decision shall not affect the validity of the remaining portion of this plan. Unless otherwise provided, any ambiguity concerning the content or application of this Specific Plan shall be resolved by the Planning Commission of the City of La ®uinta. WASHINGTON SaUAR! SPlICIFIC PLAN August 7, 1491 I-1 II. EXlSTIN+G CONDITIONS A. Project Location L. REGIONAL, CONTEXT Z LOCAL, CONTSa E. Site Conditions 1. EWTING LANL7 USE 2. MOS?7N[i GENERAL. PLANAND ZONING The Washington Square Specific Plan encompasses 65.4 acres of vacant desert land located in central portion of Riverside County within the City of La ®uinta (see Figures II -1 and II -2, Project Location, State and Regional). The project Is located approximately 75 miles southeast of downtown Riverside and about 15 miles east of Palm Springs in the Coachella Valley. Neighboring cities Include Indian Wells, Indio, and Bermuda Dunes. Land uses in the surrounding area consist of primarily commercial and residential developments. Washington Square is located in the northwest portion of the City of La euinta at the southeast corner of Simon Drive and State Highway 111. The site extends along Highway 111 east to Adams Street (See Figures II -3 and II -4, Project Location, Local Context and Project Site and surrounding Land Uses). The project site presently consists of vacant land; there are no structures on the project site. Surrounding adjacent land uses consist of the Plaza La 6Zuinta Shopping Center, residential uses, and Simon Motors to the west; an abandoned bank building and vacant land to the north (although an approved specific plan for a commercial center presently exists for that site); vacant land to the east; and the Lake La Quinta residential development to the south. The project site also falls within the proposed Highway 111 Specific Plan area. If adopted, the Highway 111 Specific Plan will provide Improvements and set standards for development in the project area. The La euinta General Plan designates the project site as Mixed Commercial in a Non -Residential Overlay Zone. Uses within this designation must be essentially all commercial accept for Incidental residential uses. Incidental residential uses must be part of a larger mixed- use project: be a very small percentage of the total project square footage; be well Integrated Into the larger development; serve a legitimate necessary purpose for the development; have a high ratio of affordability; and be subject to explicit approval by the Clty. The current zoning for the site is C -P -S, Scenic Highway Commercial (see Figure 11-5, Existing General Pian and Zoning). WASmimaTON SQUARE SPECIFIC PLAN August 7, 1991 II -1 C Existing Circulation 1. REcUONAL CIRCULATION The project site has excellent regional access, being at the intersection of two major routes: Washington Street and Highway 111. Washington Street has a major off -ramp from Interstate Freeway 10, less than 3 miles north of the project site. Highway 111 is the major east -west route extending from Interstate Freeway 10 near Palm Springs to Indio. To the west of the site, Highway 111 connects with Highway 74, providing access to Rancho California and San Diego (see Figure II -6, Existing Circulation). WASHINGTON SaUA![ S'I[CIFIC PLAN August 7, 1991 II -2 SAN IDIS OBISP0 KERN COUNTY COUNTY SANTA SAN BERNARDINO COUNTY BARBARA LOS ANGELES COUNTY VENTURA COUNTY COUNTY NOE LLR SAN DIEGO 1� COUNTY IMPERIAL COUNTY LL mr 4 Im CL r W w a NOT TO SCALE WASHINGTON SQUARE 3 COMMERCIAL MULTI -USE CENTER LA 9UINTA, CALIFORNIA LL. NOT TO SCALE WASHINGTON SQUARE COMMERCIAL MULTI -USE CENTER LA QUINTA, CALIFORNIA z 0 ..r 0 .J J Z 0 1<!�I N W IfY r= V_ LL (NOT TO SCALE WASHINGTON SQUARE COMMERCIAL MULTI -USE CENTER LA QUINTA, CALIFORNIA Z 0 0 .J Lu "7 0 CL W LL RESIDENTIAL (Happy Point) � Commercial oT a ADAMS STREET n S z La Z PROJECT SITE AND FI[-t1RF II -d SURROUNDING LAND USES D ,rg r- D o v �N ar Cwt Z m D n z D > y1 I•j o 0 O j� F ."7. C Z o ° o D 1 M. T $ " nC ZD --4 ;a Mm 1 N r 0 70 w - - iirAariwiuTui s i nieY X ji-t N* ^ T T. T z m � .. a a � r Tri ti ADAMS STREET 7 /// 7 N H n T N ®R D n N* ^ T T. T z VI a o n n ,� D i 39 O y z S Tri o T H s - X- = oN m O RI C m 111 :10 mz z v 30 n n T N ®R a" Z � 4M m D n VI a o n n ,� D " C Tri o a D oN m C m 111 a" Z � 4M m MAJOR ARTERIAL 120' R.OX PRIMARY ARTERIAL 100-110' R.O.W. SECONDARY ARTERIAL I.�.� 88' R.O.W. SOURCE:.,,�. COLLECTOR ClrcuWon Plan, rivl:*d Sepiombor 64-72' R.O.W. 15, 1987. NOT TO SCALE WASHINGTON SQUARE COMMERCIAL MULTI -USE CENTER LA 9UINTA, CALIFORNIA Z LOCAL CIRCULATION D. EdsUfng Physical Conditions. f. TOPOGRAPHY Z GEOLOGY AND SO 2 SEr51 cony Existing local circulation at the project site includes Washington Street, Highway 111, Adams Street, Simon Drive, and Avenue 47. Washington Street is currently a four lane north -south arterial that serves as a major gateway into La 9uinta's city center and other major developments south of the site. Highway 111 is currently four lanes wide and serves as the gateway to the east and west of the site. Adams Street bounds the site to the east. Currently it is unimproved along the eastern boundary of the site. Improvements begin on Adams at the southeast corner of the site and continue south. Simon Drive, currently two lanes wide, is located at the northwest corner of the site and serves as an access road from Highway 111 to Washington for Simon Motors. Avenue 47 is currently two lanes wide and runs east -west from Adams Street to Washington Street along the southern boundary of the site. 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. The site Is essentially flat, but due to the 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 corner of the site at Avenue 47. The earth materials found on-site consist primarily of windblown deposits composed of gray, fine grained sands and silty sands with occasional layers of alluvial silt and fine sandy silt. Because sand dunes migrate over time, these silt layers are eventually buried beneath the dunes. Due to the strong prevailing northwesterly winds, a potential for wind erosion has been Identified. Liquefaction is not considered to pose a hazard to development on site because of the significant depth of groundwater in the area. 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 Son Andreas Fault is located approiamately 5-1/2 miles northeast of the site. Northwest of the site this fault becomes two major northwest -southeast trending branches: the Banning fault and the Mission Creek Fault. The San Jacinto Fault Is located within the San Jacinto Mountains, about 17 miles to the southwest of the City of La 9uinta. WASHINGTON SQUARE SPECIFIC PLAN August 7, 1991 II -9 4. HYDROLOGY S. BIOLOGY 7. CLIMATE According to the Flood insurance Rate Ma (FIRM) for the City of Lo ®uinta prepared by the Federal Emergency Management Agency (FEMA), the Washington Square 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 Lo 9uinta Evacuation Channel, located to the east. The La 9uinta Evacuation Channel drains directly into the Whitewater Channel. The Whitewater Channel drains in a southeasterly direction. Vegetation within the project site consists of a sparse coverage of creosote bushes, small brush and grass typical of the desert environment. Animal presence on-site is low due to the sparse vegetation and lack of water. fie "endangered' fringetoed lizard could Inhabit the site although the property is not located In the active blowsand area, this species' primary habitat. A 18.5 square mile area has been preserved within the blowsand area to preserve the primary habitat of the fringetoed lizard. Prior to land disturbance (i.e. land grading), a $600.00 per acre mitigation fee will need to be paid. Biological assessment to determine the existence of the flat -tailed horned lizard on site shall be prepared and any mitigation measures recommended shall be implemented prior to any land disturbance activities (i.e. grading permit). 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 LSA Associates, Archaeological Consultants, in January of 1991, identifying some archaeological remains from CA -RN - 150. Mitigation measures as recommended by LSA Association 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. The climate in the project area is dominated by the region's Pactfic high pressure system, and is characterized by hot, dry summers and mild winters. The area is susceptible to periodic, strong winds and sandstorms. Alr quality for the area tends to be very good. The only Identiflable air quality problems tend to be visibility and dust problems during periods of high winds. WASHINGTON SQUARE SPECIFIC PLAN August 1, 1991 II -10 E. Existing Utilities f. WATER 2 WASTEWATER 3V SOUr) WASTE DISPOSAL Water service to the site is provided by the Coachella Valley Water District (CVWD). The project area is served by wells and transmission mains. The Coachella Valley Water District currently maintains a well and reservoir site at the northwest corner of Adams and Avenue 47. Water from the wells is pumped directly into the Coachella Valley Water District water distribution system. Existing distribution lines include a 12 -Inch main along the south side of Highway 111, a 12 -inch main along Washington Street, a 12 -inch main along Simon Drive, a 12" main along Adams Street from the southeast corner of the site north to Highway 111, 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 six Inches. A future well site will need to be provided with the future development of Washington Square to maintain adequate facilities. and a well constructed to accommodate the future development. 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 ®uinta Evacuation Channel. Sewage is collected at the lift station and transported via the forced main along Avenue 50 to the water reclamation plant. The future development of Washington Square will require some improvements to connect the project site with the existing system. Palm Desert Waste Management provides solid waste collection and disposal throughout the City of La Duinta, Including the project site. Solid waste collected on the project site will be transported to either Edam Hill Landfill or Coachella Landfill. WASHINGTON SQUARII S'#CIFIC PLAN Agar 7, 1991 II -11 4. NATURAL GAs. S. EL.ECTRICi TY & TELEPHONE . The Southern California Gas Company provides natural gas service to the area. The Southern California 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 additional needs associated with major development will be determined Individually by the Southern California Gas Company. 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 substation transformer will be required to serve the project. Telephone service to the project area is provided by the General Telephone Company (GTE). GTE 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. WASHINGTON SaUAtfi SPICIFIC PLAN August 7, 1991 II -12 III. PLANNING CONCEPTS A. Goals and Objectives Washington Square 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. Washington Square will have an identity that is consistent with a desert location, yet will display a distinctive atmosphere. It Is anticipated that the development areas within Washington Square will be comprised of a series of one and two story structures with taller buildings located near the center portion of the site, away from the street frontages. The buildings will be situated, designed, and constructed in such a manner as to maximize arta 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 Square 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 Square will serve as a visual landmark to people entering the City of La euinta via Washington Street or traveling along Highway 111. Washington Square is a 65.4 acre planned development project that will accommodate the needs of commercial users in the area. The Specific Plan provides site specific development standards and criteria within which phased development of the project site will occur. Specifically, the plan is designed to achieve the following objectives: 1. Create a high quality development within which commercial and office facilities can locate; 2. Achieve consistency with the City of La euinta design standards. Consistent design and development standards will work to insure a high quality, integrated project compatible with present and future surrounding development; 3. Implement the General Plan of the City of La Quinto and the proposed Highway 111 Specific Plan; 4. Provide a land use program that will allow development to occur in an orderly manner, and yet will have the flexibllity to respond to changes in market demand; WASHINGTON SQUARE SPICIPIC PLAIT August 7, 1991 II! -1 5. Respond to growing pressures of commercial expansion In the Coachella Valley region; 6. Provide an expanding economic base for the City of La 9uinta; 7. Provide employment opportunities for persons living in the La 9uinta area who are currently commuting to outlying employment centers; 8. 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; 9. Provide a planned Infrastructure, utility and service program that can meet the expanding needs of the project site In an efficient and cost effective manner; 10. Improve traffic at project area intersections to a level of service "D" (Washington Street and Highway 110; and 11. 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. WASHINGTON SQUARE S'ICIFIC PLAN August 7. 1991 III -2 N. LAND USE PLAN AND DEVELOPMENT' REGULATIONS The proposed land use and development regulations for the Washington Square Specific Plan are consistent with the overall theme, intensity, orientation and related standards as established In the City of La 9uinta Municipal Code as follows: A. Land.Use Plan and Pennitted Uses - 1. DEFJrVI OJVS OF LAND USE TYPES Permitted and Conditional uses identified In Section N.2.b are defined as follows: a. Administrative and Professional Offices: Activities typically include, but are not limited to, executive management, administrative, or clerical uses of private and public firms. Additional activities Include the provision of design advice, information or consultation of a professional nature. Uses typically include, but are not limited to, corporate headquarters, branch offices, data storage centers, architect's, lawyer's, insurance sales, financial planner's, and accountant's offices. b. Anlmal Care: Activities typically include, but are not limited to, the provision of animal care, treatment, and boarding services of large and small animals. Uses typically include, but are not limited to, animal clinics, large and small animal hospitals, kennels which support and are incidental to animal clinics and hospitals, grooming facilities, and pet stores. c. Automotive Cleaning: Activities typically include, but are not limited to, the washing and polishing of automobiles. Uses typically include, but are not limited to, automobile laundries; car washes, excluding self service washes; and automotive detailing. d. Automotive Rental Agencies: Activities typically include, but are not limited to, the rental from the premises of motor vehicles, with provision for incidental maintenance services. e. Automotive Service Station: Activities typically include, but are not limited to, the sale from the premises of goods and the provision of services normally required in the daily operation of motor vehicles, including the principal sale of petroleum products, the incidental sale of replacement items, and the performance of minor repairs. f. Building and Maintenance Services: Activities typically include, but are not limited to, maintenance and custodial services, window cleaning services, disinfecting and exterminating services, and Janitorial services. WASHINGTON SQUARE SPECIFIC PLAN August 7. 1991 IV -1 g. Business Supply Retail and Services: Activities typically include, but are not limited to, retail sales; rental or repair from the premises of office equipment, office supplies, and similar, office goods primarily to firms and other organizations utilizing the goods rather than to individuals. The sale or rental of motor vehicles and the sale of materials used in construction of buildings or other structures is excluded from this use type. h. Business Supyort Services: Activities typically include, but are not limited to, firms rather than individuals of a clerical, employment, or minor processing nature, including multi -copy and blue -print services. The printing of books, other than pamphlets and reports for another firm is excluded from this use type. i. Communication Services: Activities typically include, but are not limited to, broadcasting and other information relay services accomplished primarily through the use of electronic and telephonic mechanisms. Uses typically Include, but are not limited to, television and radio studios, and telegraph offices. J. Convenience Sales and Service: Activities typically include, but are not limited to, the retail sales from the premises of frequently needed small personal convenience items and professional services, which are used frequently. Uses typically include, but are not limited to, drug stores, stores selling toiletries or magazines, beauty and barber shops, florist shops, and apparel laundering and dry cleaning agencies. k. Durable Goods Soles: Activities typically Include, but are not limited to, the retail sales from the premises of durable goods which are purchased infrequently. Uses typically include, but are not limited to, automobiles, boats, furniture, piano and organ, major appliances (e.g. refrigerators), and carpet and flooring stores. Eatina and Drinking Establishments: Activities typically include, but are not limited to, the retail sales from the premises of food or beverages prepared for on -premises consumption. Uses typically include, but are not limited to, restaurants and bars, and exclude fast food type services. m. Entertainment: Activities typically include, but are not limited to, sports performed either indoors or outdoors; cultural, educational and entertainment services to assembled groups of spectators or participants, as well as activities typically performed at private and non-profit clubs and lodges. Uses typically Include, but are not limited to, swimming centers, skating rinks, bowling alleys, dance halls, theaters, and meeting halls. WASHINGTON SQUARI SPICIFIC PLAN August 7, 1991 IN -2 n. Fast Food Sales: Activities typically include, but are not limited to, the retail sale from the premises of easily prepared foods and beverages such as; hamburgers, hot dogs, chicken, and tacos for either on-site or off-site consumption. o. Financial Institutions: Uses typically include, but are not limited to, banks, savings and loans, and credit unions. p. Food and Beverage Sales: Activities typically include, but are not limited to, the retail sales from the premises of food and beverages for off -premises consumption. Uses typically include, but are not limited to, food markets, liquor stores, and retail bakeries. q. Health Clubs and SQas: Activities typically Include, but are not limited to, sport and health-related activities performed either indoors or outdoors. Uses typically include, but are not limited to, health clubs, spas, gyms, and tennis clubs. r. Hotels, Hometeis and _Motels: Activities typically include, but are not limited to, lodging services to transient guests on a less -than -monthly basis, other than the case of uses such as private boarding houses. Uses typically include, but are not limited to, hotels, hometels (which may provide longer term residence), and motels. s. Home Improvement Center: Activities typically include, but are not limited to, wholesale and retail sales of lumber, hardware, landscaping and nursery supplies, and other items associated with home Improvements. Screened outdoor storage of materials may be permitted. t. Kiosks: Uses typically include, but are not limited to roll away, pedestrian oriented key shops, flower stands, and arts and crafts. Parking lot stand -clones will not be permitted. u. Laundry Services: Activities typically include, but are not limited to Institutional or commercial linen supply and laundry services, dry cleaning plants, rug cleaning, and diaper service laundries. v. Medical and Health Care Services: Activities typically Include, but are not limited to therapeutic, preventative, or correctional persond treatment by physicians, dentists, and other medical practitioners, as well as the provision of medical testing and analysis services. Health care uses typically include those performed by: • Medical Clinics Family Planning Clinics • In -Patient Health Care Facilities • Hospitals WASHINGTON SQUARE SPICIFIC PLAN August 7, 1991 1N-3 2_ WE UsEs w. Personal Services: Activities typically Include, but are not limited to information, instruction, and similar services of a personal nature. Uses typically include, but are not limited to driving schools, day care facilities, travel bureaus and agencies, and photography studios. x. Vocational and Trade Schools: Activities typically include, but are not limited to, organized instruction of work related skills by private Institutions and firms. a. Purpose This site use Is intended for retail sales, commercial services, and office development. Commercial services such as eating establishments, blueprinting and copying, and other 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. Office development will not be permitted immediately along Highway 111 frontage. b. Permitted Uses The following uses are permitted within the project site. Land uses are defined In Section IV.A.1. • Administrative and professional offices Animal care (subject to a conditional use permit) • Automotive cleaning (subject to a conditional use permit) • Automotive rental agencies (subject to a conditional use permit) • Automotive service stations (subject to a conditional use permit) • Building and maintenance services • Business supply retail and services • Business support services Communication services • Convenience sales and services • Durable goods sales Eating and drinking establishments • Entertainment • Fast food sales Financial institutions b Food and beverage sales WASHINGTON SaUA*1 SPECIFIC PLAN August 1. 1991 IV -4 B. General Development Standards t. GENTERAL PIAN CONSISTENCY 2 RELATIONSHIP DE SAECIRC PLAN DEVELOPMENT STANDARDS AND CRITERIA TO THE Crry OF LA WNTA MUNWIPAL CODE • Health clubs and spas • Hotels, hometeis, and motels • Home improvement centers • Kiosks • Laundry Services Medical and health care facilities • Personal services • Public facilities and utilities • Vocational and trade schools The following regulations and criteria establish minimum development standards for the land uses proposed within Washington Square. These regulations govern the development of all property within Washington Square. Implementation of development within the Washington Square Specific Plan area Is intended to carry out the goals and policies contained In the City of La 9uinta General Plan in an orderly and attractive fashion. All development within the Washington Square Specific Plan Area shall, therefore, be consistent with the provisions of the La euinta General Plan. Development standards and criteria contained In this document will supplement and/or replace those of the City of La Quinta's Municipal Code. Any standards or land use proposals not specifically covered herein shall be subject to the regulations, standards, and specifications of the City of La euinta. Unless otherwise specifically approved as part of this specific plan, all off-site improvements shall be subject to the City of La euinta's policies and standards in effect at the time improvement plans are submitted. h any provision of this document conflicts with the regulations of the La Qulnta Municipal Code, the provisions of this document shall take precedence. WASHINGTON SQUA91 SPIICIFIC PLAN August 7, 1991 N-5 I CONFORMANCE TO UNIFORM BUILDING AND FIRE CODES 4. SEVERABILITY S. Pvsilc ART REQUIREMENT S. SOUND /{TIMI ATION CRrr1ERLA All construction within the Washington Square 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. K any regulation, condition, program, or portion thereof of this specific plan is for any reason held Invalid or unconstitutional by any court of 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. Recognizing that the City of La 9uinta has adopted an ordinance requiring the provision of art In public places, the Washington Square Specific Plan will abide by the requirements as adopted. The potential locations for public art are shown in Figure N-1, Potential Public Art Locations. (Ordinance included in Appendices) The project's location, adjacent to State Highway 111, requires the implementation of sound attenuation measures for Interior spaces. Maximum interior sound level criteria have been established In the General Plan of the City of La euinta for each land use. Table IVA illustrates the maximum permitted interior noise levels (measures in LE912) for non-residential construction. Project will be required to analyze impacts on surrounding residential areas and provide mitigation prior to development. Noise levels during the hours from 7 a.m. to 7 p.m. which shall not be exceeded for the Interior commerclal/offlce portions of the project are as follows: WASHINGTON SQUARN SPICIFIC PLAN August 7. 1991 N-6 Table N-1 Maximum Intortor Noise Levels, Non-Residorlttal Construction Use Sound level, LEC42 Private Offices 40-50 dBA General Offices, 45-55 Reception, Typing, Clerical Banks, Retail Stores 50-55 Other Uses and Areas for 55-65 Manufacturing, Assembly, Testing, etc. (Where LE912 Is the Energy Equivalent Sound Level during the hours from 7 a.m. to 7 p.m.) A six-foot high solid masonry sound wall shall be constructed In the dirt median located between Washington Street and the frontage road which exists between Singing Palms Drive and Highland Palms Drive adjacent to the frontage of the site. Design and construction of the wall shall be subject to approval of the City prior to Issuance of a building permit for the wall. The wall Is to be built at the time of Issuance of. the first building permit. WASHINGTON SGIIARI S'[CIFIC PLAN August 7, 1991 N-7 ADAMS STREET fo D C) D P M� rj L} Z n n D > o 0 V ° PL ? -4 z c ' oc N Cf) m F nC za 4m C. Development: Standards f. MINIMUM PARCEL. SIZE BUILDING NElGHr 3.. MINIMUM BUILDING SET13ACKS No minimum parcel size shall be required, provided that sites meet minimum requirements for setbacks, parking and landscaping. The maximum building height within the commercial areas shall be 50 feet, measured from finished exterior grade of highest point of building. However, buildings up to 75 feet in height may be permitted when it can be determined that: a. An additional one (1) foot setback from adjacent uses be provided for each additional one (1) foot in building height; b. The enjoyment and use of adjoining properties is not adversely affected: c. Life saving equipment capabilities of the fire department are not adversely affected; and d. Desirable views and scenic vistas are not adversely affected. Within 150 feet of the Washington Street right-of-way, all buildings shall not exceed a height of one story with exact building height to be determined at the time of plot plan approval. In accordance with the City of La 9uinta standards, all Improvements other than landscaping, sidewalks, and appropriate street furniture shall comply with the following setbacks, as measured from the edge of the dedicated public right-of-way line (see also Figure IV -2. Typical Building and Parking Setbacks): a. Highway 111 50 feet; b. Washington Street 40 feet; c. All other streets 20 feet. WASHINGTON SQUARE SPECIFIC PLAN August 7. 1991 IV -9 fur►yrIMUM PAMU ra SETUCKS 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 may include fountains, benches, sculptures, bridges, archways, and other amenities. However, parkway designs must conform with landscape standards and criteria detailed In Section IV -B of this document and are subject to City approval. Separation between buildings located within the some planning area or between planning areas shall comply with the following, but shall be no less than any requirements of the building and fire codes: (1) Between one-story buildings not less than 10 feet; (2) Between multi=story buildings not less than equal to the taller building height; (3) Between a one-story and a multi -story building not less than 75 percent of the building height of the multi- story building. In accordance with City of La 9uinta standards, all parking facilities shall be subject to the following setbacks (see also Figure (V-2, Typical Building and Parking Setbacks): a. Highway 111 38 feet from right-of-way; b. Washington Street 20 feet; c. Adams Street 20 feet; d. All other streets 10 feet. The City requires that within these setbacks, adequate landscaping shall be provided to screen parking areas from direct view. Screening shall include berming, trees, shrubs, and other landscaping. Where berming cannot be done within the setback area, screen walls shall be provided, as approved by the City of La 9uinta. No trees or boulders shall be located within the CalTrans right-of-way along Highway 111. WASHINGTON SQUARE SPECIFIC PLAN August 7, 1991 IV -10 STREET A Parking Setback -------------------- Building Setback m F- W W F- N ick N 1 LU WASHINGTON SQUARE NOT TO SCALP COMMERCIAL MULTI -USE CENTER LA QUINTA, CALIFORNIA Ll. 5. OUTDOOR STORAGE REQUIREMENTS s. E CMRIOR BuiLoiNG A ATEIRL0.LS REQUIREMENTS 7. ROOnNa Ano ROOFTOP EQUIPMENT a. Refuse storage and disposal areas shall be provided within trash enclosures which are screened on of least three sides from public view by a solid decorative wall not less than six feet (67 in height. The fourth side shall consist at a solid metal gate painted to match or coordinate with the building as approved by the Planning Department (slatted chain (ink Is not acceptable). b. Refuse bins shall be provided in sufficient number, and shall be placed In convenient location(s). c. All trash shall be deposited In the trash enclosure, and the gate leading thereto shall remain closed except when in use, and shall remain in good working order. d. Trash areas shall not be used for storage. The premises shall be kept in a neat and orderly condition at all times, and all Improvements shall be maintained in a condition of good repair and appearance. e. Outdoor storage shall be permitted, provided it Is screened from view from the street and approved by the City of La Qulnta Planning Department. All building improvements shall be constructed of materials approved by the City. All exterior walls shall be of an integral color, painted or suitably treated. (See Section A for additional design guidelines) Rooftop equipment shall not be visible from adjacent streets or Properties. Mechanical equipment, Including ducts and pipes, shall be contained within rooftop penthouses, or opaque screening shall be provided, as approved by the City of La Quinto. Roof screens shall be sheathed in a matching or complimentary material and color to the exterior building material and color. All root screens shall be solid and continuous. Picket fence screening is not permitted. Unless roofing materials are a part of the design element (shingles, tiles, etc.), the ridge line elevation shall not exceed the parapet elevation. WASHINGTON SQUARE SPECIFIC PLAN August 7, 1991 M-12 B. PARK IYG REQUIREMEMM All parking area plans shall be reviewed and approved by the Planning Department. The following standards shall apply to all parking facilities within the Washington Square Specific Plan. a. Required Number of Parking Spaces Minimum off-street parking requirements for uses within the Washington Square Specific Plan area shall be as provided In Table IV - 2 of this chapter. Requirements for uses not listed in Table IV -2 shall be as required by the La Qulnta Municipal Code or by the La 9ulnta Planning Commission if no standard Is provided In the Municipal Code. Each planning area will be required to provide all of its own parking. In certain cases, shared parking may be allowed between planning areas (see section IV -8 c.) In the absence of floor plans, ultimate user, and/or a proposed mix of uses, the required number of parking spaces shall be calculated using table N-2. Where information exists regarding proposed uses, especially where a greater percentage of more parking Intensive uses are proposed, the requirements of the specific uses presented in Table IV -2 shall be used to determine parking requirements. b. Maximum Percentage of Compact Spaces The maximum percentage of compact spaces referred to in Table N-2 shall be calculated based on the total number of parking spaces required. c. Reductions to the Required Number of Parking Spaces (1) Use of the Urban Land Institute 'Shared Parking' methodology: This method may be used for calculating the peak demand over time, for parking in a development of mixed uses using the some parking facilities to determine if a reduction in the required number of parking spaces will be allowed. (2) Low Percentage of Usable Space: Where buildings contain extensive areas of employee facilities and amenities such as, but not limited to, cafeterias, racquetball and basketball courts, health facilities, child care facilities, or covered patios; multiple stairways and elevator shafts in multiple story buildings; or atriums, gross leasable space may be significantly reduced below the 85 percent average assumed in the parking schedules. In such cases, a reduction in parking requirements may be granted. WASHINGTON SOUARi S'ItCIFIC PLAN August 7.1991 IV -13 To be eligible for a reduction in parking requirements due to low percentage of usable space, the applicant shall submit a detailed floor plan breaking down the proposed usage of all square footage within the building. As a condition of granting a reduction in parking requirements due to low percentage of usable space, the building owner shall be required to sign a non -revocable agreement stating that the percentage of usable space will not be increased unless additional parking is provided pursuant to the requirements of this specific plan and the La 9uinta Municipal Code. (3) Required Number of Handicapped Parking Spaces Handicapped parking spaces shall be provided at the rate and configuration required by the State of California. (4) Required Amount and Type of Bicycle Parking (a) Bicycle parking for not less than five percent (5%) of the number of required automobile parking spaces shall be provided In close proximity to the primary entrance(s) of the use(s) they serve. (b) The location of bicycle parking should be safe, well-Iff, and of adequate space to accommodate bicycle users. (c) Bicycle parking facilities shall be provided with a mechanism which permits locking a bicycle into the parking facility. (5) Use of Required Parking Areas Areas required to meet applicable parking requirements may not be used for any purpose other than parking. (6) Parking Space Dimensions Automobile parking spaces shall meet the following design standards: (a) Full-sized Space: Minimum width and minimum depth as defined in Chapter 9.160 of the La ®ulnta Municipal Code (see Figure N-3, Parking Space Dimensions). (b) Compact Space: Minimum width and minimum depth as defined in Chapter 9.160 of the La euinta Municipal Code (see Figure IV -3). WASHINGTON SQUARE SPECIFIC PLAN August 7, 1991 N-14 (c) Parallel Space: Minimum dimension of 9 feet by 24 feet (see Figure N-3). (d) Handicapped Parking Space: All handicapped parking spaces shall be designed, constructed, and signed pursuant to State requirements. (7) Dimensions of Parking Bays and Drive Aisles The minimum dimensions of parking bays and maneuvering aisles shall be as shown In Tables N-3, 4, 5, and 6. (8) Improvement Standards Unenclosed parking areas within the Washington Square Specific Plan Area shall be improved as follows: (a) Directional Arrows and Signs Aisles, approach lanes, and maneuvering areas which are one-way shall be clearly marked with directional arrows to facilitate vehicular movement as required by the City Engineer. In addition to directional arrows, the Planning and Engineering Departments may require installation of signs to ensure safe and efficient vehicular movement. WASHINGTON SQUA!! S'ICIFIC PLAN August 7, 1991 N-15 PAINTED SURFACE IDENTIFICATION I2 23' DOUBLE SPACE HANDICAPPED STALL SIZE HANDICAPPED PARING SIGN 4'Ste--7 V MIN l 4' 5' EEL STOP �20' MIN36" 36�" A INTERNA110NAL SYMBOL SURFACE OF ACCESSIBILITY IDENTIFICATION SIGNS PAINTED IN BLUE PARALLEL PARING D�tN,AISLE_ Centerline 20' 24' -----�— 20' CURB FACE DrivewayDriveway FREESTANDING SIGNS � �; OVERHANG (IF OVERHANG IS NOT (70 Sq. in. Area) jL— WALL MOUNTED PROVIDED, SPACES SHALL SE I SIGNS 3' `-r EEL STOP �20' MIN36" 36�" A INTERNA110NAL SYMBOL SURFACE OF ACCESSIBILITY IDENTIFICATION SIGNS PAINTED IN BLUE PARALLEL PARING D�tN,AISLE_ Centerline 20' 24' -----�— 20' CURB FACE DrivewayDriveway 9' FULL-SIZE 8.5' COMPACT NOT TO SCALE WASHINGTON SQUARE COMMERCIAL MULTI -USE CENTER LA QUINTA, CALIFORNIA Z 0 Z LN fW V 922 CA V z ifs M W 0 ILL. OVERHANG (IF OVERHANG IS NOT PROVIDED, SPACES SHALL SE 20' IN LENGTH) 1.5' OVERHANG r "118.5' SPACE +U IF NO COVERHANG) O WS• ASA G .� �Q°LIpgC „� OTH c4,�� 9' FULL-SIZE 8.5' COMPACT NOT TO SCALE WASHINGTON SQUARE COMMERCIAL MULTI -USE CENTER LA QUINTA, CALIFORNIA Z 0 Z LN fW V 922 CA V z ifs M W 0 ILL. (b) Drainage All parking facilities shall be graded and provided with drainage facilities so as to provide for the disposal of water without surface flow over sidewalks and over driveways within public rights-of-way. (c) Safety • Unloaded drive aisles shall be provided where necessary and as required by the City Engineer within a parking area of a land use that generates use from 100 vehicles or more to prevent safety hazards and vehicular congestion on public streets which might be created by vehicles queuing or utilizing public streets to drive between parking aisles. Y Parking area design shall ensure adequate visibility of and between pedestrians, bicyclists, and motorists when entering or edting parking facilities and Individual spaces, and when circulating within a parking facility. To the edent possible, the parking facility shall be designed so that primary pedestrian access to and from building entrances is along, rather than across, parking aisles and to discourage pedestrians from crossing landscaped areas to reach building entrances. • Walkways shall be provided along major Interior loops to allow for safe and adequate pedestrian movement between buildings and parking areas. (d) Striping and Identification All automobile parking spaces shall be clearly outlined with double lines on the surface of the parking facility (see Figure IV Parking Space Striping Requirements). - All handicapped parking spaces shall be striped and marked according to applicable State standards. All parking spaces for compact cars shall be clearly identified as "Compact Car Only'. All motorcycle spaces shall have bollards installed and appropriately spaced so as to prevent automobile usage. Motorcycle spaces shall be marked so as to be clearly identified for motorcycle use. WASHINGTON SQUARE SPECIFIC PLAN gugLW T 1 991 IV -1 7 WASHINGTON SQUARE SPECIFIC PLAN August 7, 1991 IV•18 LANDING STRIP REQUIREMENT N ,LIMPER BLOCKS 4' STRIPE WHEREVER PARKING ABUTS A LANDSCAPED PLANTER AREA, EITHER IN THE PARKING LOT OR AD.IACENT TO A BUILDING, A 24" LANDING STRIP MUST BE PROVIDED 7 OVERHANG DEVELOPER OPTION BUMPER BLOCK MAY NOT BE COUMTFD AS SIDEWALK OR LANDSCAPING IN THIS OPTION, THE LENGTH OF THE PARKING STALL MAY BE REDUCED BY 2 ' (SEE PARKING REGULATIONS) NOT TO SCALE WASHINGTON SQUARE COMMERCIAL MULTI -USE CENTER bjA LA QUINTA, CALIFORNIA 1� Z W 2 W LL1 25 LL N! im 00 Z z Y a. OC p: a N W 0 LL 9. LoAwn r� AnFA REQUIREMEMM In order to prevent damage from motorcycle kick stands, required motorcycle parking areas shall be paved with concrete or equivalent surfacing approved by the Planning and Engineering Departments. All bicycle parking and storage areas shall be surfaced so as to keep the area in a dust -free condition. (f) Location of Parking All handicapped parking spaces shall be located pursuant to state requirements as close as possible to the entrance(s) to the use which they are Intended to serve, and oriented so that the user of the handicapped parking space need not go past the rear of automobile parking spaces in order to reach the building's main entrance. Permitted compact parking spaces shall be reasonably dispersed throughout the parking facility. The location of compact parking facilities shall be approved by the Planning Department. (g) Parking Access from Streets Parking spaces shall be located and designed such that motorists entering and leaving a parking space need not back onto a public street or onto a private drive other than a specifically designated parking aisle. (h) Passenger Loading Areas Passenger loading areas shall be provided for any building which will generate 100 or more employees. Such loading areas shall be located convenient to the primary employee entrance(s) to the use(s) which they are Intended to serve, generally adjacent to the frontage street, and shall be so designated either by signs or painted pavement: Passenger loading areas shall be designed such that vehicles can safely stop and discharge passengers, and not block through traffic. a. Loading area(s) shall be provided as required by the City of La 9uinta Municipal Code. b. Standards for maneuvering areas are illustrated in Figure IV -5. c. Loading areas shall be designed to provide for backing and maneuvering on-site and not from or within a public street. WASHINGTON $QUARK SPICIFIC PLAN August 7, 1441 N-20 d. Loading and maneuvering areas shall not encroach into building setback areas, unless adequate landscaping and buffers are provided. e. All loading areas shall be screened from view from public and private streets by a six-foot high decorative screen wall, ornamental landscaping, and/or portions of on-site buildings. Location of these screen walls shall be based on the final design approved by the planning commission for each planning area. Design and construction of the wall shall be subject to approval of the City prior to issuance of a building permit for the wall. f. Direct loading from a public street shall not be permitted. 'Loading areas and doors shall only be permitted along the rear or side of the building. g. Truck maneuvering areas shall not encroach into required parking stalls and drive aisles. h. On-site truck maneuvering to and from loading areas shall be provided to accommodate the types of trucks that will be servicing the specific use. With the approval of the Planning and Engineering Departments, a building owner may modify this maneuvering area requirement with the approval of a use and site specific traffic study. i. Side loading may be permitted provided that loading area Is screened In accordance with the standards of the City of La 9ulnta. WASHINGTON SQUAR9 SPECIFIC PLAN A 9USt 7. 1991 N-21 417 MINIMUM FOR COUNTERCLOCKWISE TRKFK: FLOW 55' FOR 55' LONG TRACTOR/TRAJIER 6S FOR 65' LONG TRACTORnRAILER LOADWG AREA ------- -- - I I I i I I i I I I WAMNG AREA b PATH OF LEFT FRONT WHEEL ! 'Q , � \Ar— PATH OF OVERHANG ! [ 12'-0' i I? It T PATH OF RIGHT REAR SIDE 4S4r SEMITRAILER t (55'4' X a -4r UNIT) 10 I o «r' it 81.0 55'4r SEMITRAILER AND TRACTOR COMBINATION MINIMUM PRACTICAL TURNING RADIUS OF 50'-0'. ,NOT TO SCALE, WASHINGTON SQUARE COMMERCIAL MULTI -USE CENTER LA QUINTA, CALIFORNIA Z W. I.0 to z Il z 4 0 z 0 u WASHINGTON SQUARI SPRCIFIC PLAN August 7. 1991 N-23 w Table N--3 Widths for Parking Aisles with One -Way Traffic -.7----r PARKING ANGLE F � I r W STALL WIDTH WIDTH Table N-4 Widths for Parking ,aisles with One -Way Traffic (Herringbone Pattern) 45 40'-0' 52'-O' 60 46'-O' 58'-0' 90 PARKING ANGLE i 3TALt PFooWIQ.YH WASHINGTON SQUARE SPECIFIC PLAN August 7, 1991 N-24 Table IV -5 Widths for Parking Aisles with Two -Way Traffic Parking Angle (degrees) 8.6' malls 9',0' Stalls 45 43'-0' 51'-0' 60 48'-5" 55'-0' 90 NA NA PARKING ANGLE STALL WIDTH r� WIDTH Table N-6 Widths for Parking Aisles with Two -Way Traffic (Herringbone Pattem) 45 46'-0- 1 58'4' 60 524r 60'-0' 90 55'-0' 66'4' PARKING ANGLE WASHINGTON SaUAR9 SPRCIFIC PLAN August 7, 1991 N--25 V. COMPONENT PLANS A Circulation and Access 1. s7?Ezr ALIGNMENTS Z DESIGN PAMMEMRS The proposed alignment of streets within Washington Square is illustrated on Figure V-1, Proposed Internal Project Circulation. The Highway 111 centerline will be relocated and the right-of-way widened. CalTrans has not determined the exact alignment and right-of-way width at this time. The number of access points along any of the perimeter streets will be limited so as not to be closer than 350 feet from curb return of Intersecting street and so as not to be closer than 300 feet. apart, unless alternative configurations are approved by the City Engineer. All roadways within the Washington Square project area have been designed to maintain a minimum level of service 'CO where possible at all intersections for existing plus future development. Traffic volumes which will be generated by the project were estimated by Barton-Aschman Associates. a. Roadway Hierarchy The project roadway hierarchy is as follows: Regional Access: ■ San Bernardino (1-10) Freeway ■ State Highway 111 Arterial Street: ■ Washington Street (Major) ■ Adams Street (Primary) Collector Streets: ■ Simon Drive ■ Avenue 47 Intemal Drives WASHINGTON SQUARS SPICIFIC PLAN august 7, 1991 V-1 0 i ZZ_ F Z I L ADAMS STREET jf ,1 ff PROPOSED INTERNAL FIGURE V-1 PROJECT CIRCULATION m A = C r DO z m n z n C/) m (n G1 a m rn o a V a D n m a S c Cyi TDG) r � o 0 _30 o Z - Z ° a !� D ' D � x m � n C Z i;a m ;o T 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 9uinta daily design capacities, required mid -block cross-sections were determined, and are illustrated on Figure V-2. c. Intersection Configurations Intersection configurations for ultimate conditions were determined by the project traffic analysis. 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, signatization and the midblock cross section requirements. The following is the access points and characteristics for Washington Square. State Highway 111 Two access points between the existing Simon Drive and proposed Adams Street will be provided. The westerly access which will align with the project across State Highway 111 will be signalized with a median break on State Highway 111 and left turn lanes with appropriate storage turning into the site from State Highway 111. Left and right hand turns will be permitted from this access point for exiting vehicles onto State Highway 111. To maintain a levet of service 'C' this Intersection of State Highway 111 and the main driveway of Washington Square will need to configured as follows. East leg approach (west boudt; South leg approach northboun West leg approach feastb_a_undL Three through lanes and two left turn lanes. One right turn lane, one through lane and one lett tum lane. Three through lanes. However, the unsignalized intersection will not have a median break on State Highway 111 and, consequently, will be used for right- In/right-out traffic only. WASHINGTON SQUARN SPICIFIC PLAN August 7, 1991 V-3 Washington Street Two access points will be located on Washington Street between Simon Drive and the site's southern boundary. The southern most entrance will allow right-in/right-out traffic only. The northern access point will allow right-iNright-out traffic only. An opening in the median Wand to permit left turns in and out may be approvedby the City Council at a future date if a traffic study confirms the need for this median opening. 47th Avenue Two driveways are planned on 47th Avenue. One of these driveways will serve traffic to/from the residential developments south of Washington Square. The second access point on 47th Avenue Is planned to be used mainly by trucks to/from the loading zones. Adams Street One right-iNright-out driveway Is planned on Adams Street to serve mainly traffic from the eastern developments and to the southern developments. Adams Street will be signalized at the State Highway 111 Intersection. Simon Drive One drive way on Simon Drive will serve mainly traffic to and from State Highway 111. Access to and from Washington Square 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 Square are approximate and may shift, depending on final site plan. However, the general circulation pattern will be maintained. WASHINGTON SQUARE SPECIFIC PLAN August 7, 1991 V-4 3. PEDEMIAN CIRCULATION 4. PUBLIC TRANSIT B. Infrastructure 1. STORM DRAIN SYSTEM In addition to vehicular circulation, a pedestrian circulation system will be provided within Washington Square. 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 safe and adequate movement between buildings and parking areas. The proposed pedestrian system will link up with the existing walkway system throughout the City. The intensity of development in the area will justify extension of public transit services. The local transit service has indicated a 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. The developer will construct drainage facilities necessary to provide for a 100 -year, 24-hour flood protection (see Figure V-3, Drainage Facilities Plan). In providing flood protection to the site, the developer will meet the following requirements: A storm drain system shall be designed to handle a 100 -year, 24- hour frequency storm for the project area. All drainage facilities within the boundaries of the project site shall be designed to handle the 100 -year, 24-hour frequency storm by a combination of storm drain and other surface drainage facilities. This should protect future buildings and other similar on-site facilities from damage caused by flooding. A retention basin will be incorporated into the design of the westerly portion of the site, and shall be designed for the 100 - year, 24-hour frequency storm. WASHINGTON SoUARI SPRCIFIC PLAN August 7, 1991 V-5 JL � l FIGURE V-3 DRAINAGE FACILITIES PLAN D no o- m = Nt a; D n Z 0 0 o Z�Z o ° D — o PC. m � m 9) s� �s z > ;o T 0sli _l-- 2a � 's 2 � FIGURE V-3 DRAINAGE FACILITIES PLAN D no o- m = Nt a; D n Z 0 0 o Z�Z o ° D — o PC. m � m 9) nC z m = ;o T 12' MIN. MAJOR ARTERIAL 0 12€3' 12' MIN. Highway 111 and Washington Street PRIMARY ARTERIAL 1 {{ 12' Milt. 86, 1.12' MIN. Adams Street adjacent to site SECONDARY ARTERIAL 112' MIN. 64' 12' MIN. 88' � ' Adams Street north of site COLLECTOR Simon Drive and Avenue 47 NOT To SCALE WASHINGTON SQUARE COMMERCIAL MULTI -USE CENTER LA QUINTA, CALIFORNIA 0 �w a -4-V O ;a n° O00 z zrn m p 0, a A Of X= N 1 X Z Z X a 4 rn 'q v _7 Z: C D n o OO rn D us z z $ Q pis N O� D Z m n — DDV' ` - 0 0 70 a M r+ • D_ Z D 2 2 Z "' • V-4 WATER FACILITIES PLAN D n 7 Q a D Z n — DDV' ` 0 0 n a M r+ C Z � z o n a D — � oc C cn N w ° n T g n zD m � M 2. WATER SYSTEM I WASTEWATER The water required to support development of Washington Square will be provided by the expansion of the Coachella Valley Water District's existing water system. A plan for water service has been prepared to identify project water facilities required to serve the Specific Plan site. The plan examines threshold limits and specifies the expansion of the water system infrastructure required by proposed development and construction. The plan also defines development needs in terms of flow requirements based on proposed land use as designated in the Specific Plan (see Figure V-4, Water Facilities Plan) Public water facilities will be placed in dedicated public streets, In dedicated easements within private streets, or in other dedicated easements subject to the approval of the City Engineer and the Coachella Valley Water District (CVWD). A well site Is required for development of the Washington Square project. The site must be located off-site on a site purchased by the developer. Wastewater services to the site will be provided by the expansion of lines within the Coachella Valley Water District's existing sewer system. Sewer mains for the project will be eight to twelve inches in diameter to carry the proposed wastewater discharge from the project, and will be designed In accordance with City of La ®uinta standards. Sewer pipes will be s¢ed so that eight Inch lines would be 50 percent (50%) full at design (peak) flow levels. For mains larger than eight inches, pipes are sized to flow seventy-five percent (75%) full. The minimum sewer pipe size proposed Is eight inch (see Figure V-5, Sewer Facilities Plan). The construction of these sewer lines will be phased to coincide with the project buildout time. Public wastewater facilities will be placed in dedicated streets, in dedicated easements within private streets, or in other dedicated easements subject to the approval of the City Engineer and the Coachella Valley Water District. WASHINGTON SQUAII'S SPECIFIC PLAN August 1. 1991 V-8 x 0 0 E v 0 v z i f m z § k k k' t(A(ack w k �& 0 ) i2� k - k m _ _ q m2 § caCR B f� \ \ Z > 54)§ ■ r � 0 } G URE V-5 SEWER FACILITIES PLAN fo\ n i2� �) 52� )k \ \ Z > 54)§ r � 0 } §� / \ ) ®[ m § . n = 2 � m C. Public Uf ales f. ELECTRIcny Electrical service within Washington Square will be provided by the Power Division of the Imperial Irrigation District (IID). To provide adequate electrical service to uses within the project site, the existing overhead lines along the north side of Highway 111 and along the east side of Washington Street will be extended Into the site. All electrical lines 12,500 volts or less within or adjacent to the site (including any existing overhead lines) will be placed underground within dedicated public streets, dedicated public utility easements along streets, or In dedicated easements within private streets, as approved by the City Engineer and the Imperial Irrigation District. The ultimate configuration of electrical facilities shall be as approved by the Imperial Irrigation District. The construction of electrical facilities will be consistent with the development of land within the sites such that adequate electrical service is available to developed uses at all times. Z NATURAL GAS Natural gas service within Washington Square will be provided by the Southern California Gas Company. To provide adequate natural gas service to uses within the project site, an on-site system of gas lines will be connected to the existing six inch high pressure line along Highway 111 and to the existing four inch high pressure line and six Inch medium pressure line along Washington Street. All natural gas lines within the site will be placed underground within dedicated public streets, dedicated public utility easements along streets, or in dedicated easements within private streets, as approved by the City Engineer and the Southern California Gas Company. The ultimate configuration of natural gas facilities shall be as approved by the Southern California Gas Company. The construction of natural gas facilities shall be consistent with the development of land within the site such that adequate natural gas service Is available to developed uses at all times. TELEPHONE Telephone service within Washington Square will be provided by the General Telephone Company (GTE). To provide adequate telephone service to uses within Washington Square, an on-site system of telephone lines will be connected to the existing cable system along the south side of Highway 111, and along the east side of Washington Street. All telephone lines within the site will be placed underground (Including any existing overhead lines) within dedicated public streets, dedicated public utility easements along streets, or in dedicated easements within private streets, as approved by the City Engineer and GTE. WASHINGTON SQUARE SPECIFIC PLAN August 7, 1991 V-11 4. Sours WAs7E D. Community Facilities t. FIRE PROTEC77ON 2. POLICE PROTEC77ON E. Grading. The ultimate configuration of telephone facilities may be designed by the project sponsor or directly by GTE. The actual construction of the telephone cabling system involves the laying of conduit through which actual lines will be run to the specifications of GTE. The construction of telephone facilities shall be consistent with the development of land within the site such that adequate telephone service is available to developed uses at all times. Solid waste collection and disposal services will be performed by Palm Desert Waste Management. The Solid Waste Superintendent shat! determine the type, size, quantity, and location of all solid waste receptacles. All refuse enclosures shall be constructed to City specifications. Refuse compaction shall be required of all multiple story development. As development in the area Increases, the demand for fire protection facilities will Increase. The City of La ®uinta General Plan anticipates the need for an additional fire station within the general area. Existing County fire stations are located In Bermuda Dunes and on Avenue 52 In La 9uinta provide service to the project area. Police protection for the City of La euinta Is provided on a contractual basis by Riverside County through existing police services. If necessary, these services will be expanded when the project is complete. The Washington Square site is characterized by several large and small sand dunes on a gradually sloping site. Preliminary grading operations Indicate that 34,550 cubic yards of fill will be necessary for the site and will be addressed In more detail as the project becomes more defined. The general intent of the grading program will be to provide suitable building pad and parking areas and adequate site drainage. Cut and fill numbers will change as grading plans become available at time of actual construction. WASHINGTON SOUARN SPICIFIC PLAN August 7, 1991 x/-12 F. Maintenance t. LOCAL SER1ncE DRIVES 2- OPEN SPACE AND P,E`DESTRLM FACUMES FACILMES 4. WATER AND 'S Ft Maintenance responsibilities for Washington Square will be divided between the property owners' associations and Individual property owners. Covenants, conditions, and restrictions (CC&R's) will be prepared prior to the first subdivisions within the project to guarantee maintenance of facilities (see Figure V -b, Maintenance Responsibilities). 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. Al private maintenance shall be in accordance with the City standards In effect at the time of acceptance of Improvements. 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 Guinta. CC&R's shall be recorded to guarantee such maintenance. Drainage facilities on private property in the absence of an easement will be considered to be private drains. Maintenance of such private drains will be the responsibility of the landowner or the association charged with the general maintenance of the landscaping and other common improvements of the area in question. Water and sewer facilities located on private property In the absence of an easement will be considered to be private facilities. Maintenance of such private facilities will be the responsibility of the landowner or the association charged with the general maintenance of the landscaping and other common Improvements of the area in question. WASHINGTON SQUARE SPECIFIC PLAN August 7. 1991 V-13 WASHINGTON SQUARE SPECIFIC PLAN August 7, 1991 V-14 V1. DESIGN GUIDELINES A Architectural Guidelines 1. GENERAL DESIGN ©1l1QEIMES" . Design continuity can be accomplished through the sensitive massing of structures and limited use of materials and colors. This design strategy will provide a unifying thread throughout the project while still allowing variety and Individual expression to occur. a. In order to insure a high quality, professional development, all buildings shall be designed by an architect registered in the State of California. Plans for proposed projects must bear his or her license number and seal when submitted for design review. b. Distinctive architectural design shall be encouraged to create Individual building identity. Detailing may vary but all building materials are to be durable, aesthetically pleasing, and low maintenance. c. The building's scale should be a major determining factor in the architectural design and detailing. Long expanses of building walls may be ameliorated by employing a system of overlapping forms and heights. d. The architectural concept must be consistent throughout the individual project with consideration given to all sides. Plazas with distinctive hardscaping and colorful landscaping should be used to Identify and accentuate building entries. e. Well defined entries into buildings are encouraged through the use of projections, recesses, entry space frames, raised planters, seating elements, surface texture/enhanced paving elements, or other elements designed to announce entrance into these structures. f. The use of low walls, either decorative or screening service yards, will provide a gradual building up of massing. g. Variety of surface and texture and a play of light (shapes and shadows) shall be encouraged. h. Plazas, courtyards, porticos, porte cocheres, and atriums shall be encouraged. WASHINGTON SQUARE SPECIFIC PLAN August 1, 1991 VI -1 2 ARCHrMcTuRAL STYLE Roof Styles should Provide Interesting be Consistent. Vertical Elements For Shadow Interest, « inset Windows. Consistent Massing An architectural style should be evident throughout the Washington Square Specific Plan. The architectural vocabulary will provide a positive visual image from Highway 111 through the use of colorful and distinctive design elements. Guidelines for the projects material and colors are as follows: a. Building Walls • If tilt -up concrete, pre -cast concrete panels and concrete blocks are used, then the surface should be sandblasted or painted and coated with a protective sealant. • If a stucco finish is used, it should be textured with machine spray and painted white or light neutral colors. • Ceramic tile, stone, or metal panels may be used for facade and base treatments. b. Roofs • If a gable, hip, pyramidal, or parapet roof is used, the pitch should not exceed a range from 3:12 to 5:12. If a mansard roof Is used, the roof should be flush with exterior wall planes, not overhang, and continue around the entire building. WASHINGTON SQUARE SPECIFIC PLAN August 7. 1991 W2 DrABLE • Metal standing seam, Spanish tile, and flat concrete tile roofs are acceptable. Wood shakes and flat clay the will not be permitted. • Roof tops should be designed to be visually attractive when viewed from adjacent buildings or roadways. Slodng wood r►oMb Hon7ontaf Ood T►efil Vented screen Wa/r Ewa Hat Roo! rile Roof rile Roc Vented Set WON % qu+A Flat Roof c. Accents • Horizontal or vertical banding is encouraged to add Interest to wall e)panses. • Darker tones of the primary building color and a limited use of muted primary colors are encouraged. d. Glass Areas • Glass areas on a building's southeast and west sides shall be designed to provide shading during hot summer months. Shading should be achieved with an architectural element as part of the actual design. WASHINGTON SQUARE SPECIFIC PLAN At" i, 1991 VI -3 B. Landscape Concept T. STREE SCAPE Z )NTERSECnom JDWM STATEMENTS The high quality environment envisioned for Washington Square will be established, in part, by the landscape treatment. The landscape is intended to give structure and identity to the overall project (see Figure VI -1, Landscape Concept Plan). The conceptual landscape plan recognizes the need to conserve water and energy, and to use plants which do well in the hot, dry climate of La 9uinta. The plan therefore proposes the use of drought tolerant plants, as well as other plants that may be native or naturalized to the area. The plan identifies primary landscape elements that will visually emphasize the character of this project. These elements include streetscape, buffer planting, entries and intersections, and on-site landscaping. The plant palettes included In the landscape concept may be substituted by the City of La 9uinta with equivalent plant materials. The conceptual streetscape plan establishes structure, coherence, continuity, and visual Identity for the project. The plant palette and the landscape treatment for each of the streets serve to reinforce the overall concept.(see Figure VI -2, Conceptual Streetscapes). The landscape identity statements proposed for the intersections within the project area are based on a hierarchial concept. The levels of Identity statements are: Major and Secondary. The location of these statements Is illustrated in Figure VI -3, Landscape Concept Plan. The major intersections located on Adams Street and Highway 111, and Simon Drive and Highway 111, will use Date Palm planting and incorporate a 4 -foot high raised monument wall which may be used for signage. Shrubs, groundcover and annual color will be used as accents (see Figure VI -3-A Concept Entries). The minor Intersections located at the project entries will use Date Palms and multi -trunked desert -type canopy trees. Shrubs and annual color will be used as accents. A 4 -foot wall will be used to define the entry that might also be used for signage. Pavement in the entry areas will be enhanced using colored stamped concrete with bands of colored snit finished concrete (see Figure VI -3-B, Conceptual Entries). WASHINGTON SGUARI S'ICIFIC PLAN August 7, 1991 VI -4 3. ON-SITE LANDSCAPING Criteria have also been established for landscaping of on-site areas. This landscaping will be the responsibility of individual parcel owners and will be reviewed and approved by the City as part of the development site plan coproval process. Planting requirements for public rights-of-way, especially the quantity of trees, shall not be used to fulfill on-site planting requirements (see Figure VI -4-A & VI -4-B, On -Site Landscape Treatments). These landscaped areas will Include building and parking setbacks, parking areas, buffers, and areas directly adjacent to buildings. All City standards regarding on-site construction of landscaping and irrigation systems shall be followed. A recommended plant palette has been provided offering a variety of plant materials which do well in this climate (see Table VI -1). However, since the water requirements of plant materials may vary extensively, attention should be given to selecting plants with similar water requirements in particular planting areas. Attention also should be given to installing Irrigation systems that can regulate water requirements as needed. Minimum saes for tree plant material shall be 24 -Inch box; minimum sizes for shrub plant material shall be 5 gallons. Smaller container -sae plant material must be approved by the City of La Quinta. WASHINGTON SOUAIII SPICIFIC PLAN August 7, 1 "1 VI -5 The quantity and actual placement of trees, shrubs, groundcover and turf shall be adequate to screen and soften buildings and their associated loading and parking areas from adjacent public streets. Such landscaping shall be designed with consideration given to parcel size and the intended building use. To minimize exterior water use, the following shall be incorporated into project design within the project area, where feasible: • The use of drought tolerant plants, extensive use of mulch In landscaped areas, installation of drip Irrigation systems where appropriate, and minimization of impervious areas.. WASHINGTON SOUARI SPICIFIC PLAN August 7, 1991 W6 ADAMS STREET f��fJp !1 a .. z 1 .11 & w ��F ►i_� i eNnSCAPE CONCEPT PLAN co D n V Z m = nnZ > D r 0C:0 z�Z D — C C/) m nC zD m ;o T O z Nnn O Z HZ �x yryq�� • _T > fl >> 7O n c m >u� TZ T< T.r N = T Z r S m C1 m R1 m o > > m A mo Z 9p w ��F ►i_� i eNnSCAPE CONCEPT PLAN co D n V Z m = nnZ > D r 0C:0 z�Z D — C C/) m nC zD m ;o T _ -4 u s r MOs n O 0 w OrO m o m a c,, C z O < C > o O'Dnx, O< = m D 0 D m 9 O z s C x A T w c rm 9 z O of O wm x < 3, • <i l r L �•� < IT1 nOif � qtr ` v s > f r; �m <i x � a ti• s \ 5� o; ON p 11 • Oa r • 7y �? Z m0 Nw Z� Mx M 1 No c J •�.\\ ma D N� r_ > S.. A n; z n _q n s x is n �c _ > mx T w { r n N 4 * r• O Y of T ii D z z � p IM m IT M w ns v a O 0i r O a e m T r O z t C < N r D z Ci N < T z = < z O m a w n _ -4 u s O O 0 w d m a p > o 0 D m 9 O z I C x A T w 9 < r O T a wm x > n � n T d ra > z I A T w < r e ; N wm x • TN I < s Jrp �a s f Q � O N-! Fm a z I i i N r"0- t I nr s rr n a ►•_: ll� 1 rlkITnl[C i D n � Vi m �N Z m =_ °3s �© D n Z VI v [ O w Z PL D y N m m (i C Z m �M z Q 7 Z � O C F r z a z O a O = 0 a n a D m O C A O m 0 z m � 9 D s � A z.c O s z r c o A E M O r 1 ~ a m F r r p Clf'_IIDC VI A A e%kl CITE 1 A WInCr` A DC TDI_ A": i z i 0 z z m p z o s <z a c s C r A m m n O p z < 9 m 1�"y1 D ; n Z \ y n e Z � O C F r z a z O a O = 0 a n a D m O C A O m 0 z m � 9 D s � A z.c O s z r c o A E M O r 1 ~ a m F r r p Clf'_IIDC VI A A e%kl CITE 1 A WInCr` A DC TDI_ A": i r n y o• 1�"y1 D ; n Z o 3o y n D � o O Q o a� s� n (Z zr Z a O (o N- C D � C (n 8 " m 9) U nC z �T7 m�• ;oT ,§Kcn cn e < \( / z - // n \ \ 2 § 0 { § §F / \ § «[ § m ng 2� 4 Z_ 6 Z I 6 —, FIGURE vi.d.R ON-SITE LANDSCAPE TREATMENTS D (i m v Eu D rr, y�y !^, y n Z DD 3 �n r r c O 3: O o vc� a ;a C Z r o ° D 0 o N m m 9) n Z -r � M Table VIA Proposed Plant Palette Bots tIcal Narne N too Palms: Chamaerops Humills Mediterranean Fan Palm 24' - 48' Box Phoenix Dactylifera Date Palm 16'- 29 His Trees: Chilopsls Unearts Desert Willow 24' - 36' Box Brachychtton Populneus Bottle Tree 24' - 36' Box Jacaranda Acutlfolla Jacaranda 24• - 48' Box Prosopsb Chllensls Chilean Mesquite 24' - 48' Box Rhus Lancea African Sumac 24' - 36' Box Schinus Molle California Pepper 24' - 36' Box Shrubs: Bougainvillea 'La Jolla' Clumping Bougainvillea 5 Gal Caesalpinia GIIIIesil Mexican Bird of Paradise 5 Gal Caesalpinla Pulcherdma Red Bird of Paradise 5 Gal Cassla Artemisloldes Feathery Cassia 5 Gal Casslo WN@enN Shrubby Serra 5 Gal Dodonea V. 'Purpuraea' Hopseed Bush 5 Gal Encella Fadnosa Brittle Bush 5 Gal Lamea Tridentato Creosote Bush 5 Gal Leucophyllum F. 'Green Cloud' Texas Ranger 5 Gal Nerium Oleander 'Pettte Pink Dwarf Oleander 5 Gal Pennisetum S. 'Cupmum' Purple Fountain Grass 5 Gal Salvla Greggil Sage 5 Gal Cacti: Echkxxx= us Grusonll Golden Barrel Cacho 10' - 14' Dia Fououteria Splendens Ocotillo 5'- 6'ft. 6-8 Cane M Hesperaloe Parviflora Red Yucca 5 Gal Yucca Pendula Soft Leaf Yucca 5 Gal Espallers: Bougainvillea 'San Diego Red' Bougainvillea 5 Gal Gehemium Sempervirens Carolina Jessamine 5 Gal Grewla Cafha Lavender Star Flower 5 Gal Annual Color Seasonal Flowers Haft Q 9' O.C. Baccharis P. 'Centennial' Baochads 5 Gal Dalea Greggil TralNng Indigo Bush 5 Gal Lantana C. 'Dwarf Yellow Dwarf Lantana 5 Gal Palen Springs Gold Fines Verbena P. 'Starfire' Verbena 5 Gal WASHINGTON SQIlARN SPtICIFIC PLAN August 7, 1991 W13 WASHINGTON SOIIART S'ICIFIC PLAN August 7, 1991 W14 D. Llghfing f. Puauc LjGffnMG Public lighting refers primarily to street lights. Street lights shall conform, both in type and location, to the Standards of the City of La 9uinta at the time of installation. The City shall provide for the maintenance and energy costs of street lighting. Site lighting refers to illumination of on-site areas for purposes of safety, security, and nighttime ambience. This Includes lighting for parking areas, pedestrian walkways, graphics and signage, architectural and landscape features, shipping and loading areas, and any additional exterior areas. The concept for on-site lighting is intended to be low-key. Overall high levels of illumination are not required; Intensity should be no greater than required for automobile and pedestrian safety. Illumination for parking areas shall be minimum of 1 foot-candle not to exceed 3 foot-candles, and all other lighting shall not exceed .05 foot-candles. Within these parameters, light sources should convey a sense of safety, direction, and movement. All lighting fixtures shall be from the same family of fixtures with respect to design, materials, color, fixture, and color of light. Lighting sources shall be shielded, diffused or indirect to avoid glare to pedestrians and motorists. Lighting fixtures shall be selected and located to confine the area of illumination to within the site boundaries. To minimize the total number of freestanding light standards, wall mounted lights shall be utilized. WASHINGTON SQUARE SPECIFIC PLAN August 7. 1991 VI -15 Iwmfnated Arew should be Confined to the S/te. Along pedestrian movement corridors, the use of low mounted bollard height standards which reinforce pedestrian scale shall be encouraged. Parking areas should be IN with shielded, lower intensity light fixtures. Pedestrian walkway lighting shall not exceed an overall height of sixteen feet (161. Steps, ramps, and seatwalls should be Illuminated, wherever possible, with built-in light fixtures. Shields provided for security lights shall be painted to match -the surface to which the fixture is attached. These fixtures shall not project above the facia or roof lines of the adjacent buildings. Exterior lights should be used to accent entrances and special features. All Illumination elements shall have controls to allow their selective use as an energy conservation measure. WASHINGTON SQUARE SPECIFIC PLAN August 7, 1991 VI -16 VI1.. IMPLEMENTATION A. Land use and Trip. Ceneratlon The development of Washington Square will occur through the use of planning areas. The project has been broken down into seven individual planning areas. The square footage and land use designation for each planning area Is shown in Figure V11-1, Planning Areas. A maximum floor area ratio (FAR) of .75 has been established for each of the planning areas. The FAR was determined dividing the sum of the maximum allowable p.m. peak hour trips by the lowest trip generating use, multiplying it by 1000 and then dividing it by the total project square footage {((max pm trips/trip rate) x 1000ytotal acres}. The overall goal Is to maintain a minimum Level of Service "C" at most Intersections, except Highway 111 at Adams Street and Washington Street. To accomplish this, the Specific Plan has been designed to use a maximum number of allowable PM trips to determine the total maximum square footage that the site could be built out at. By using the PM trips as the limiting factor, this guarantees that the project will always maintain a level of service V at the intersections. How this is accomplished for the proposed project Is shown in Table VII -1, Land Use/Trip Generation Matrix. This table represents one example of land uses and square footage. Many combinations of land uses and square footage may be used, as long as maximum trip generation numbers for "in' and 'our trips are not exceeded. Table VII -1 Land Use/Trip Genwatlon Matrix Proposed Pro1eO WASHINGTON SQUARE SPECIFIC PLAN August 7, 1991 V11-1 PM Peak Land Use Scryapre. Ttrpfa/Sdrt Trigr/Sg1E. FOO IN- OUT rN our General Retall 555,000 .00139 .00156 765 865 Health pub 20,000 .00075 .00075 15 15 Guice 65.000 .0003 .00176 20 115 Fbtet 100 rooms .25 .20 25 20 S11 -Down 40,000 .0095 .0085 380 340 Restaurant Fastfood Restaurant 10,000 .0025 .0022 25 22 SerAce Station 12 Pumps 2.5 1.66 30 20 with Car Wash Servlce Station 12 pumps 1.66 2.08 20 25 without Car Wash Totals 775,000 1,795 1,462 (rot to (not to emceed 2020) exceed 166( WASHINGTON SQUARE SPECIFIC PLAN August 7, 1991 V11-1 The specific plan allows for a combination of several different permitted and conditional land uses to comprise the entire project site. The allowable combination(s) of land uses will be determined by using the trip budget allowances for the site. Combinations which fall on or below the maximum allowable trip budget will be permitted. A list of permitted land uses and their p.m. peak trip generation ratios are shown In Table VII - 2. Land Use Trip Generation Ratios. WAS14INGTON SQUARI SPICIFIC PLAIT August 7, 1991 V11-2 n ADAMS STREET fjj/J/�J 77 FIGURE VII -1 PI ANINING AREAS D v DD vP41A WNL m2 O 1� t % DZ Y/ W p d D a1� fl o D W P L m 41PNN^ONW 4 O��c V104141 m FIGURE VII -1 PI ANINING AREAS D -n* 00, o,� h""{ Z m D O 1� t % /�Z 1 /�� / W p d T a1� lU C z r o D W P L m m 8 � N ^ Z m ;o m WASHINGTON SQUARE SPECIFIC PLAN 7. 1991 VINO B. Processing By taking combinations of the permitted land uses and applying their trip generation ratios according to the allocated square footage of each selected use, the trips used can be calculated. If the trips used do not exceed the trip budget, the selected combination may be a viable alternative. The following, Table VII -3, provides an example combination of land uses that might be allowed within the trip budget parameters: Table VII -3 Sample Scenario of Trip Budget Process PM Pock Land Use.: Square Footage Trips Trips IN OUT Entertainment 2,000 seats (35,000 s.f.) 200 200 Administrative 65,000 20 115 and Professional Offices Health Clubs and 20,000 15 15 Spas Hotels, Hometels, 50,000 18 14 and Motels Fast Food Sales 15,000 40 38 Eating and 45,000 477 423 Drinking Establishments Auto Cleaning 10,000 24 24 Service Station NA (5,000 s.f.) 13 13 General Retail 530,000 1,036 692 Totals 775,000 1,843 1,534 (not to (not to exceed exceed 1660) 2020) Planning areas will be processed as a plot plan not requiring public hearing per Section 9.180.030 of the City of La 9uinta municipal code. The Specific Plan allows for planning areas to be processed In any order, as well as any combination of planning areas at one time. A plot plan may also be processed for approval of one buildingluse within a single individual planning area. WASHINGTON SQUARE SPECIFIC PLAN August 7. 1991 VII -5 C. Infrastructure With each plot plan application, a conceptual site plan must be submitted, showing full buildout of the entire site for approval of an entire planning area or combination of areas. A conceptual site plan only needs to be submitted when approval of an individual building or use is being sought. The purpose of these site plans is to show full buildout, not exceeding the maximum allowable trip budget. Full buildout represents existing development, proposed development, and future development. In addition, an updated traffic analysis must be submitted along with the application, evaluating previously used trips, proposed trips to be used, and future available trips. The purpose of this analysis will be to demonstrate potential buildout of the remaining portions of the site while maintaining the trip budget. The construction of new infrastructure and utilities, and any necessary Improvements to existing utilities, will be completed as required In general conformance with the planning area use described above. All water, sewer, drainage, and road facilities within or outside of a planning area boundary will be constructed or improved prior to the construction of structures within the planning area boundaries to insure that the projected demands of development are met. All exterior Improvements will be constructed at the time of development of the first planning area. WASHINGTON SQUARE SPECIFIC PLAN Auguet 7, 19^1 IL APPROVAL AND AMENDMEyr PROCESS A. A qulred Approvals,. 1. PLOT PLANS 2. ENWRONU 4TAL INFORMA770M 3. ARCHUECTUR L AND LANDSCAPING PIANS B. U/nor Revlslon3 Plot pians shall be subject to review and approval by the City of La 9uinto Planning Commission per section 9.180.030 of the municipal code. An Environmental Information application is required by the City of La Guinta to be submitted with any land division or preliminary building or site plan. Applicant' filing for this should refer to the Initial Study prepared for this project, and the mitigation measures contained therein. The Initial Study may be found`at the City of La 9uinta Planning Department. The City.. of La 9uinta's planning staff will review all environmental documentation prior to the Planning Commission's plot plan review. .:4 All architectural and landscaping plans shall be reviewed and approved by the Design Review Board and Planning Commission of the City of La Qulnta. �.. 4 .r. 1. Minor revisions to the 1kdshington Square Specific Plan that relate to the realignment of roads"or adjustments to 'lndtvidual plans (such as circulation, drainage, sewer, and water) shall be approved be the City of to euinta. ^ a. The surrounding property owners within three hundred feet (3001 of the proposed revision shail..be notified In writing, along with affected service agencies, at, the proposed revision. The appllcant shall provide names and addresses of the affected property owners and agencies, and. shall pay all postage costs. If any affected party objects to the rearrangement(s). the proposal sholk be subject to req6irements for a "major amendment" to the specific plan. 2. Concurrent with notification pf property owners 'and agencies, the Planning Commission members shall be notified, 'in writing. of the proposed revision. Planning Commission members will have ten (10) days (from the date of their receipt of notice) In which to comment on the proposal. If the Planning Commission members have no objection to the proposed revision, the proposal will be placed on the ne)d Planning Commission agenda to be received and filed. If any member of the Planning Commission has a concern with the proposed revision, then the proposal shall be subject to the requirements for a 'major amendment- to the specific plan. WASHINGTON SQUARE SPECIFIC PLAN August 7. 1991 VIII -1 C. Major Revisions D. Appeals F--. Condifions of. Approval 3. An application tor°, a revision shall be accompanied with tt- appropriate amount of .fees as approved by the existing resolution the City Council for a revision to the specific plan. A major amendment to the specific plan will require review ar, approval by the City of La Quinta Development review Board, th Planning Commission, and the City Council. Such major amendments or governed by the California Government Code, Section 65500, whic requires an application and tee submitted to the local planning agenc,. stating in detail the reasons for the proposed amendment. An appeal from cony determination, decision„ or requirement of stat or the Planning Commission shall be made in conformance to the appec procedures established by the La Quinta Municipal Code. The conditions of approval adopted for this specific plan by the Of of La Quinta July 16, 1991 which have been incorporated Into the plan can be found as shown In Table VIII -1. Remaining conditions nc contained within this specifle plan are either related to erntronmentc requirements or subject to plot pian approval, ..grading permits, bulldint permits or occupancy permits. A copy of the adopted City Counc Resolutions and Conditions of Approval (including the remainim condltionst, can be found In Appendix D. WASHINGTON SQUARI S'ICIFIC PLAN August 7, 1991 VIII -2 a Table VIII -1 ti References to the Conditions of Approval \Condition of Approval_ Specific. Pian R.fw*nce OQndition 2 page N-9 C.2 Co�ditlon 3a page N-4 A.2.b Cond on 3b page V11-5 B Condlfia 3c page VIII -1 A.1 page VIII -1 A.2 page VIII -1 B.1 Condition 3d �►� page VIII -2 C page VIII -2 D Condition 3e page VI -5 B.3 Condition 4 page N-7 Condition 5 page N-21 C.9.e Condition 6 page VIII -1 A.3 Condition 7 page II -10 D.5 Condition 8 ge II -10 D.5 Condition 9 ge 11-10 D.6 Condition 17 pag V-5 A.4 Condition 21 pages V-3,4 A.2.c Condition 22 t page MTOC .4 Condition 31 page VI -8 (Figure VI -2) Condition 33 page V-11 C.i' .t WASHINGTON SQUARE SPECIFIC PLAN August 7. 1991 VIII -3 APPENDICES WASHINGTON SGUA111 SPICIEIC PLAN August 7, 1991 APPENDM A Art in Public Places WASHINGTON SQUARI SP[.CIFIC PLAN August 1, 1991 CITY COUNCIL ORDINANCE 173 AN ORDINANCE OF THE CITY COUNCIL OF THE CITY OF LA QUINTA, CALIFORNIA, AMENDING TITLE*2 OF THE MUNICIPAL CODE BY ADDING CHAPTER 2.65. The City Council of the City of La Quinta, California does ordain as follows: SECTION 1. There is hereby added to the La Quinta Municipal Code Chapter 2.65 to read as set forth in Exhibit "A", attached hereto and made part of. SECTION 2. EFFECTIVE DATE. This Ordinance shall be in full force and effective thirty (30) days after its adoption. SECTION 3. POSTING. The City Clerk shall, within 15 days after passage of this ordinance, cause it to be posted in at least three public places designated by resolution of the City Council; shall certify to the adoption and posting of this ordinance; and, shall cause this ordinance and its certification, together with proof of posting, to be entered into the Book of Ordinances of this City. The foregoing Ordinance was approved and adopted at a meeting of the City Council held on the 19th day of June 1990, by the following vote: - AYES: NOES: ABSENT: ABSTAIN: /� -U. JC HN P ayo City of La uinta, California 7AUNDRAAL. : JUHO , City Clerk City of La Quinta, California APPROVED AS TO FORM: DAta HONEYWELL, C� y Attorney led City of La Quinta, California n T /nnnnnc.m n i n Chapter 2.65 ART IN PUBLIC PLACES Sections: 2.65.010 Intent and purpose. 2.65.020 Findings. 2.65.030 Definitions 2.65.040 Formation and Function of Art in Public Places Committee 2.65.050 Requirement to provide Art Work or pay development fee. 2.65.060 Projects subject to Art in Public Places Program requirement 2.65.070 Processing of Arts Application. 2.65.080 Guidelines for Art Works. 2.65.090 Development Fee. 2.65.100 Credits and Agreements with Developers. 2.65.110 Art in Public Places Fund. 2.65.120 Implementation and Administration of this Chapter. 2.65.010 Intent and purpose. This Chapter may be known and cited as the "La Quinta Art in Public Places Program. The City of La Quinta has developed a nationwide reputation through the annual La Quinta Arts Festival and other artistic events, and attracts thousands of visitors every year to view and purchase art and crafts in the City. The public health, morals, safety and welfare, the preservation and enhancement of property values and economic vitality, as well as the popularity and prosperity of the community, are dependent upon and enhanced by visually pleasing and high quality public art. The stated goal of the Cultural Resources Element of the General Plan is to provide "enrichment of the community by adequate cultural and recreational facilities and activities". To implement this goal, the General Plan mandates the City to "provide facilities and encourage opportunities for cultural enhancement of the City of La Quinta". The General Plan further states that "the cultural resources of a city encompasses those facilities and programs which refresh, enhance or re-create people's bodies and spirits". Community parks, recreational activities, historic resources, library facilities and art festivals are included in this classification. The Art in Public Places Program is intended to achieve this purpose by providing visual art throughout the City. n T /nnnnnVM X110 1 - Residential and commercial development throughout the City will benefit from public art, both financially and visually. All property within the City will prosper through the enhancement and preservation of property values that will result from the location of visual art throughout the City. As such, the cost of providing public art should be shared. This program is a means of achieving a balanced responsibility of providing a cultural enhancement. Therefore, the City Council declares that art work in its various physical forms displayed in public venues in the City constitute public facilities of benefit to the citizens and visitors to the City and in the interest of the public health, morals, safety and welfare, it is the policy of the City to require the acquisition and installation of public art works as provided in this Chapter. 2.65.020 Findings. The City Council makes the following findings in connection with the adoption of this Ordinance: A. There is a reasonable relationship between the acquisition of Art Works through the Art in Public Places Program and the projects on which the fees provided by this Chapter shall be imposed because (1) art works will enhance the real property values within the City generally, including the developments on which the fees will be imposed, and (2) art works will, by enhancing the aesthetic values of the City as a whole, make the City attractive place to live and work, thereby making the City more economically vital; and B. There is a reasonable relationship between the need for cultural amenities such as art and the developments upon which the fees provided for herein shall be imposed because the development of real property generally necessitates that additional costs be incurred and amenities be provided to provide for harmonious and aesthetically pleasing environments created by the development; and C. The amount of the fee is reasonably related to the Art Works to be acquired because the amount of the fee increases as the value of the development upon which the fee is imposed rises, so there will be direct and proportionate relationship between the size of the development and the quantity or quality of Art Work which can be purchased from the fees generated by the development upon which the fee is imposed; and D. There is a reasonable relationship between the amount of the fees and the Art Work to be purchased because the fees generated by the Art in Public Places Program will provide a wide variety of Art Works, suitable for the wide variety of developments upon which the fees shall be imposed. 2.65.030 Definitions. As used in this Chapter: A. "Arts Application" means the application to be submitted by a Project Applicant pursuant to Section 2.65.070 hereof. B. "Art in Public Places Fund" means the fund established by Section 2.65.110 hereof. C. "Art Work" means original creations of art including, but not limited to, the following categories: sculpture, murals, mosaics, fountains, and paving designs. These categories may be realized through such mediums as steel, bronze, stain glass, concrete, wood, ceramic tile and stone, as well as other suitable materials. E. "Fee" or "Fees" means the fees imposed by this Chapter. F. "Project" means any project described in Section 2.65.060 hereof as being subject to the terms of Section 2.65.050. G. "Project Costs" means the total value of the improvements for a Project, as indicated on the Project Application submitted to the Department of Planning and Development in order to obtain a building permit or other land -use permit for the Project. Where a Project involves the subdivision of land for which no improvements are planned by the Project Applicant, "Project Costs" shall be determined on the basis of the fair market value of the subdivided lots. H. "Project Application" means any request for discretionary approval of a permit for construction or reconstruction on real property or other land -use permit, but not a permit to operate. I. "Public places" means any Art Site on public or private property within the City which is accessible and visible to the general public. 2.65.040. Formation and Functions of the "Art in Public Places Committee". A. Committee Composition and Selection. The City Council hereby establishes an "Art in Public Places Committee" (the "Committee") composed of three members of the "La Quinta Arts Foundation", one member of the Fine Arts subcommittee of the Community Services Commission, and one City Staff member. The Committee will be composed of five members. The Committee will be a standing committee appointed by the City Council. The Committee will submit to the City Council a recommendation for ratification of public art to be financed by the "Art in Public Places Program" and carry out the other functions described herein. B. Term of Committee. serve for staggered two year terms other year, commencing July 1, will serve two year terms, one for year. The Committee members will beginning on July 1 of every 1990. Initially two members three years and two for one C. Committee Functions. The primary function of the Committee will be to prepare an "Art in Public Places Plan" for recommendation for adoption by the City Council and the implementation of such Plan by the City Council. To the extent possible, the Plan shall identify Art Sites, Art Works and estimates of cost for the Art Works and Art Sites. In implementation of the Plan, the Committee shall undertake the following tasks: 1. The Committee will be responsible for selecting Art Works to be financed by the Art in Public Places Program, using the guidelines for selection as provided for in Section 2.65.080 hereof. 2. The Committee will work with City staff to develop a list of possible Art Sites. 3. The Committee will seek ways of procuring public art other than through fees such as endowments, donations, loan programs, trusts, and similar means of support. 4. The Committee will recommend to the City Council agreements for the purchase or commissioning of Art Works, the purchase or lease of Art Sites, and agreements for the purchase and display of Art Works, or the repair, maintenance or servicing of Art Works. 5. The Committee will meet monthly and will elect officers at their first meeting in July. Officers of the Committee will consist of Chairperson and Vice Chairperson. The Committee may adopt bylaws relating to the implementation of their work under this Chapter. 2.65.050. Requirement to Provide Art Work or Pay Development Fee. When a Project is subject to the requirements of this Chapter, the Project Applicant shall pay a development fee, as described in (A) below, or shall comply with the provisions of subsection'(B). A. Development Fees. The Project Applicants shall pay a fee to be deposited in the Art in Public Places Fund established pursuant to Section 11 equal to the amount provided in Section 2.65.090 hereof for the Project. The fee shall be paid by the Project Applicant at the time of final subdivision map approval or issuance of a certificate of occupancy, as may be applicable, unless otherwise provided by the City Council. Project Applicants shall indicate on their Art in Public Places Application whether the Project Applicant will comply with subsections (A) or (B) hereof. n t 1^nr\T1nr-M A 9 0 - A B. Provision of Art Work. In lieu of paying the development fee as required by (A) above, the Project Applicant may acquire and install an Art Work in a public place on or in the vicinity of the Project Site as approved by the City Council, pursuant to Section 2.65.100 of this Chapter. As a guide, the cost or value of such Art Work should approximate the amount of the fee that would be paid under subsection (A). The Project Applicant shall receive credit for the fee required by subsection (B) only in the actual amount of the cost of value of Art Work acquired or installed, plus costs of installation. Only Project Applicants liable for a fee pursuant to subsection (A) above that is in excess of $5,000 shall be permitted to elect to provide an Art Work pursuant to this subsection (B), unless such Project Applicant proposes- to furnish Art Work in excess of the amount of such fee and in a minimum amount of $5,000. 2.65.060. Projects Subject to Art in Public Places Program Requirements. A. Requirements. The requirements of this Chapter shall apply to all "Projects", which shall be defined for purposes of this Chapter to be all works of construction or rehabilitation within the City which constitute or include the following activities and which are not subject to the exceptions set forth in (B) below: 1. New commercial or industrial developments having Project Costs which exceed one hundred thousand dollars ($100,000); 2. Remodeling, repair or reconstruction of existing commercial or industrial property having Project Costs which exceed one hundred thousand dollars ($100,000) in expenditures; 3. Residential subdivision or development of two units or more, whether by detached single family residential structures, condominiums, apartments, townhouses or other dwelling units, including the repair, remodeling or renovation of same, having Project Costs exceeding one hundred thousand dollars ($100,000); 4. Individual residential units (hereby defined as not more than one single family dwelling which is to be constructed on an individual lot or parcel) having Project Costs of more than $100,000. B. Exceptions. The requirements of this Chapter shall not apply to the following activities: 1. Underground public works projects; or DT/nDTn1ovm A90 - G 2. Remodeling, repair or reconstruction of structures which have been damaged by fire, flood, wind, earthquake or other calamity. 3. Public projects. 2.65.070. Processing of Arts Application. The requirements and procedures for the processing of an Art in Public Places Application (an "Arts Application") shall be as follows: A. Upon submission of a Project Application for a Project subject to the requirements of this Chapter, the Department of Planning and Development shall provide to the Project Applicant a copy of the Ordinance codified in this Chapter and an Arts Application form. B. The Project Applicant shall submit to the Department of Planning and Development a completed Arts Application form, describing the manner in which the Project Applicant intends to establish compliance with this Chapter. The Arts Application shall include, for Project Applicants intending to meet the requirements of Section 2.65.040(8), a complete description of the Art Work, the artist creating the Art Work, a copy of the contract for commissioning or purchasing the Art Work, if any, the cost or estimated costof the Art Work and installation, the agreement or means by which the Project Applicant will meet the requirements of Section 2.65.100 hereof, and a site plan showing the location of the Art Work, complete with landscaping, lighting and other appropriate accessories to complement and protect the Art Work. C. The Department of Planning and Development shall, upon receipt of the Arts Application, submit the Arts Application to the Committee. D. The Committee shall, within thirty days from the date of submittal of the application by the Department of Planning and Development, submit to the City Council comments and a recommendation on the proposed Arts Application, based upon the guidelines set forth in Section 2.65.080 hereof. E. The Arts Application shall then be submitted to the City Council, which shall ratify the application based upon the guidelines set forth in Section 2.65.080 hereof. 2.65.080. Guidelines for Art Work. A. Guidelines. Guidelines for the approval and maintenance of Art Works shall include, but are not limited to, the following criteria: 1. The Art Work shall be easily visible and accessible to the public. - - -- •' 1 � - e "r% T'M r% 9 n — % — 2. The composition of the Art Work shall be of permanent materials in order to be durable against vandalism, theft and weather, and in order to require a low level of maintenance. 3. The Art Work shall be related in terms of scale, material, form and content to immediate and adjacent buildings and landscaping so that it compliments the Art Site and surrounding environment. 4. The Art Work shall be designed and constructed by persons experienced in the production of such Art Work and recognized by critics and by his or her peers as one who produces works of art. 5. The Art Work shall be permanently affixed to its site or display. 6. The Art Work shall be maintained properly by the Project Applicant or Owner, if applicable. B. Limitations. The following items are not to be considered as Art Works: 1. Art objects which are mass produced from a standard design. 2. Reproductions of original art works. 3. Decorative, ornamental or functional elements which are designed by a building architect as opposed to an artist commissioned for the purpose of creating the Art Work. 4. Landscape architecture and landscape gardening except where these elements are designed or approved by the artist and are an integral part of the Art Work as created by the artist. 5. Services or utilities necessary to operate or maintain the Art Work. C. Use of Art Work. Art Works acquired by expenditures from the Art in Public Places Fund shall be the property of the City. The City may dispose of such Art Work in its discretion, subject to any agreement with artists or otherwise relating to any specific Art Work. The Art Works acquired and installed by a Project Applicant for which credit for the fee required by Section 2.65.040 hereof is given pursuant to Section 2.65.100 of this Chapter shall be the property of the Project Applicant, except to the extent the City has rights in or to the Art Work or the display thereof pursuant to the agreement with the Project Applicant entered into pursuant to Section 2.65.100 hereof. BJ/ORDDRFT.039 - 7 - 2.25.090. Development Fee. There will be, and there is hereby, established an Art in Public Places Fee (herein referred to occasionally as the "Fee" or "Fees") to be collected, held and expended as follows: A. For the purposes of this Section, Project Costs will be based upon the building permit or other valuation as established by the Director of Planning and Development. B. Fees are to be collected with respect to all Projects at the time of issuance of a building permit, except in the case of residential developments of more than one dwelling unit, where the fee shall be collected on a pro rata basis for each dwelling when it receives its final inspection or certificate of occupancy, whichever occurs first. The Director of Planning and Development, or other such person appointed by him/her, is hereby appointed as the authorized individual to collect said fees. C. All residential structures whose building permit valuation is in excess of $100,000 will be charged a Fee hereunder equal to 1/4 of 1% for that portion of valuation in excess of $100,000. D. All new commercial developments, industrial developments and non-residential development within the City will be charged a Fee hereunder equal to 1/2 of 1% of the building permit valuation, said charge not to exceed $50,000. E. Nonprofit social service institutions, nonprofit cultural institutions, low and moderate income housing and remodeling or reconstruction resulting from fire, flood, earthquake or other acts of God will be exempt from all Fees. F. Said Fees will be collected commencing on the date this Ordinance becomes effective. In the event a Plan has not been adopted by the City Council within two years of the effective date of this Ordinance, all Fees in the Art in Public Places Fund shall be distributed by the Director of Planning and Development to the person or entity who has paid the Fees or in any other manner permitted by law. 2.65.100. Credits• A reements as to Particular Projects. A. A Project Applicant may apply for a credit against the Fee otherwise required to be paid by the Project Applicant under Section 2.65.050 hereof, of one hundred percent (100%) of the cost of an Art Work and costs of installation for including an Art Work in a public place in a Project subject to this Chapter, provided that such work shall be approved by the Committee, and the Project Applicant shall enter into a written agreement with the City providing that the Art Work shall be n_T /nDT1novrr n,30 - a permanently installed and open to public view at reasonable hours for a minimum period of 25 years after installation. The written agreement may be extended by the City for 10 year increments. B. Nothing herein shall restrict the City Council from waiving the requirements of this Chapter, in whole or in part, with respect to any Project otherwise subject to the provisions of this Chapter, provided that the City Council determines that the Project Applicant has entered into an agreement with the City making provision for the acquisition and installation of Art Works in connection with the development of the Project which addresses the goals and aims of this Chapter in a manner equally favorable to or on a basis more favorable to the City than would be achieved by strict compliance with this Chapter. 2.65.110. Art in Public Places Fund. A. Accounting. The Fees imposed pursuant to Section 2.54.090 of this Chapter and any other moneys collected in accordance with provisions of this Chapter shall be deposited in a separate account, entitled the "Art in Public Places Fund". The City Manager or his/her designee shall establish accounting records sufficient to identify and control these funds. The amounts held in the Arts in Public Places Fund shall otherwise be accounted for, deposited, invested and expended as provided by law and the practices and policies of the City. The account containing these funds may be invested along with other moneys of the City and the investment earnings thereon shall be used for and be subject to the same restrictions established in subsection (B). B. Use of Fund. The Art in Public Places Fund shall be used to provide Art Sites for, and Art Works in, public places in order to further the intent and purpose of this Chapter as set forth in Section 2.65.010 hereof. C. Permissible Expenditures. Expenditures of the Fees collected in the Art in Public Places Fund may include the following: i. The cost of Art Work and its installation. 2. Water works, landscaping, lighting and other objects which are an integral part of the Art Work. 3. Frames, mats, pedestals, and other objects necessary for the proper presentation of the Art Work. 4. Walls, pools, landscaping or other architectural or landscape architectural elements necessary for the proper aesthetic and structural placement of the Art Work. BJ/ORDDRFT.039 - 9 6. Expenditures for maintenance and repair of Art Works and expenses to otherwise implement any provision of this Chapter shall not exceed 5% of the total funds in said account on July 1 of any year but in no event shall exceed $25,000 in any fiscal year. D. Endowments. The Art in Public Places Fund shall also be used as a depository for endowments, bequests, grants or donations. Such sums may be expended as set forth in subsection (C) above and for art exhibitions or displays as approved by the City Council. 2.65.120. im lementation and Administration of this Chapter. The City may enter into agreements, upon recommendation of the Committee or otherwise, for the purchase or commissioning of Art Works, the purchase and lease of Art Sites, for insuring Art Works, for the display of Art Works on Art Sites not owned by the City, for installation of Art Work or the repair, maintenance or servicing thereof and for or relating to all other matters necessary or appropriate to implement the Art in Public Places Program. BJ/ORDDRFT.039 - 10 - APPENDIX B Traffic Study WASHINGTON SQUARE SPECIFIC PLAN August 1, 1991 * l • • ••• •S'IDii I• `I"•■ POOR `• I• •1 • �1 • I�1 • • Y• *I. • +'RIer r ••r Meld' � � �l • I]1 LI• •# •1 MelWIN 1• �• MI• Y]ti �• • _ •.919 February 1991 List of Figures and Tables 1. INTRODUCITCN 1 Study Purpose and Procedure 4 Existing Roadway System 5 Level of Service Concept 7 2. PF20JECTED TRAFFIC 10 A. PROPOSED PFMBCT TRIPS 10 Trip Generation 10 Trip Distribution 13 Traffic Assigrant 13 B. OTHER APPROVED DEVElopMENTS 13 3 TRAFFIC IMPACT ANALYSIS 17 P.M. Peak Hour Analysis—Existing Gecmetry 17 P.M. Peak He r Analysis—Future Geametry 20 Intersection Mitigation 20 Site Ams Analysis 24 Sunmry 26 A Capacity Analysis Results - Existing Volumes - Existing GeOmetry B Capacity Analysis Results - Existing Plus Approved Projects Volumes - Existing Gecmtry C Capacity Analysis Results - Existing Plus Approved Projects Plus ,ii Washington Square Volumes - Approved Projects Needed Geometry riguz es 1 Site Location 2 2 Site Plan 3 3 Existing ng Lane Configuration 6 4 Existing ng Traffic Voles - PM Peak Hour 8 5 Site Traffic Distribution 14 6 Washington Square Traffic Volumes — PM Peak Hour 15 7 Existing Plus Approved Projects Traffic Volumes — PM Peak Hour 16 8 Existing Plus Washington square Plus Approved Projects Traffic Volumes — PM Peak Hour 21 9 FWmre Area Roadway Network 22 Tables 1 Intersection Level of Service 9 2 P=ject Site Trip Generation 12 3 Existing Geometry Capacity Analysis - P.M. Peak Hour 19 4 Ebture Geometry Capacity Analysis - P.M. Peak Hour 23 ■ M.• s 4 ra Barton --fin Associates, Inc. was retained to pyre a traffic impact analysis for a proposed ruse project to be located in the City of La QInta, California. AS shown in Figure 1, the site is located on the south side of State Highway 111, bounded. by Win Street on the west, 47th Avenue on the South, and the proposed Adams Street on the east. jrWa-4=t cn Square was previously proposed by another developer and was approved by the City of La quinta. However, BiYtcher is proposing a new development size and circulation plan that differs t= the original approved one. This report will re -assess the impact of the new development on the adjacent roadway network. The new proposed development, as outlined by the project plarnwrs ► will consist of the following land -uses: o Retail: o health Club: o Restaurants: o Office Space: o Hotel: o Cineplex: o Service Stations: 555,000 square feet 20,000 square feet 40,000 square feet (sit-down) 10,000 square feet (fast-food) 65,000 square feet 100 roan, 2,500 seats. 12 -pump unit with car wash 12 -pump unit without car wash Figure 2 shows the preliminary site plan for Washington Square. The target oo10plet1cn date asSUDIed for this study is 1995. This report presents the results of a traffic impact analysis conducted to: 1. Evaluate the impact such a development would have upon existing and future traffic ccrxiiticns in and around the site; 2. R ccmnen i an access plan capable of providing safe and efficient ingress and, egress for the m_dti-use ccmplex; 1 w !!�!. , ��..,\,♦ JI I .+tom g ! Af s .. 'asp �. r• o ul' r—� 1r. *9 1 r _ ItE _ 1�`RYE ��VP: '��r+ � � i\��,• �y p -Yom.,,-. l�ir� s NVQ VtpAp 7•Y ¢ �r f, NrH CAMEO PAL ? Ism ST CT QCT,.-j-C_A Fko HOl`��,t� TA CT IU CT 44 i+ zL�mo,T,,,mA +� �� w• M Oer t, WWI AAYFIµ�Yy 'o SEELE k !` �• I I Y lC, VIA Ytw KCtc—)* yp ru4 �iOH�T{`Cep rfi�4 w� I N HAflLAN ;;vreAA om I tir aarm a I a Ess' 1 t I TORTOLA CSI e23 I MALIA GII 1 ap; 1 z - Pr + s �. re I - IYd0 9opce Ir A �A�_NNTF]t U U W d I N 3. Recommend an internal transportation plan capable of providing satisfactory on-site circulation; 4. Recommend any external roadway improvements necessary to accommodate both Washington Square arra through traffic volumes. The follawing studies and evaluations were performed to determine the site traffic impacts associated with the proposed development. 1. Data Collection. A thorough field reconnaissance of the site and surrotrci 7 roadways was corriucted. Appropriate maps and available transportation reports were collected. New development reports and its f= the la Qu nta general plan regarding circulation were obtained from the city. In addition recent evening peak -hour turning movements were obtained ne f actual S remit rr-t-e recently by Barton-"s•c= Associates, Inc. at key intersections in the vicinity. 2. Directional Distribution. The direction of approach arra departure of vehicles to and from the site was derived based upon the same distribution used for the original Washixagton Square Study (Barton-- Acschman Associates, Inc., member 1988). 3. Traffic Generation and Assigrunent. Trip generation rates established by the Institute of Transportation Engineers were used to estimate the level of traffic that would be generated by the proposed project. An estimate of ncn-project traffic was also prepared arra these trips were assigned to the roadway network in the vicinity of the site. 4. Capacity Analysis. Capacity analyses were performed at key inter-sact ons in the vicinity of the site in order to evaluate the roadway mark's ability to ante future traffic volumes. 5. Roadwav Reggirements. The external roadway facilities needed to acuate future traffic demand were identified. Where necessary, mitigation measures were recommended. Figure 3 illustrates the area road,ey network surrounding the project site. Me key roadways serving the project site are described below. State Route 111 is a major arterial street along the northern boundary of the sits. state RO to 111 is signalized at Washington street. 'ibis roadway is a divided, fear --lane facility with a painted mredian acting separate left -turn lanes on both sides of the intersection with Washington Street. WashIncton Street is a two-lane, north -south roadway that acts as the site's western bazrlaxy. 'there is traffic signal control where Washington r gton Street intersects both State Route Ill and 47th Avenue. Amoss between the existing residnitial areas in La Quinta and State Route 111 and Interstate 10 is provided by this street. 47th Avenue is a newly constructed two -lam stmt car ting Washington street on the west and the pry Adams street on the east. It runs ala -,g the southern side of project property line e=ept for the easte n pox -tion+ whera it eves slightly southward to provide exh distance between the two interons on the proposed Adams Street. Adams street is a north -south street that currently ends north of State Route ill. However, it is pry to go straight southward to intersect with 48th Avenue. It currently has a width of 20 feet of unpaved roadway. Simon Drive provides an alterative link between State Route ill arxi Washington Street. It currently has a pavement width of 60 feet. 5 u 0 level of service caacept Figure 4 shows a sumnary of the evening peak hour traffic counts taken at intersections adjacent to the site. In order to analyze the operational efficiency of the intersections, intersection capacity calculations were performed. These calculations dare the available capacity at the bions to the existing traffic levels at these locations to yield overall intersection volume/capacity (V/C) ratios. Based on the calculated volume/capacity ratio, the operation of the irate sections can be described in terms of "Level of Service." As shown in Table 1, levels of service range E "A". to "F" (as defined in the Hicd7day CapacityMamial, Highway Research Board, Special Report 209, 1985) . Level of service "A" i rd i cates free flow ca-ditioxLs while level of service "F" represents essentially a l ly total breakdown with stop -and -go conditions. In an urban situation, level of service "D" is typically considered an acceptable level of service during the peak hours of average weekdays. The ICU capacity analyses at the local intersections will be discussed in detail in the next chapter. 7 0 Level of Service NOTES: TABLE 1 INTERSECTION LEVEL OF SERVICE DEFINITIONS (1) Interpretation Volume/Capacity (2) Ratio A,B Uncongested operations; all vehicles 0.00-0.70 clear in a single signal cycle. C Light congestion; occasional backups 0.71-0.80 on critical approaches. D Congestion on critical approaches, but 0.81-0.90 intersection functional. Vehicles re- quired to wait through more than one cycle during short peaks. No long- standing lines formed. E Severe congestion with some long- 0.91-1.00 standing lines on critical approaches. Blockage of intersection may occur if traffic signal does not provide for protected turning movements. F Total Breakdown with stop -and -go 1.01+ operation. (1) Source: Highway Capacity Manual, 1985. (2) Volume/Level of Service E Capacity The peak hour traffic volumes for the proposed development were estimated based on the size and =gxrition of the project. The trip generation estimates for all of the larva use ccuponerrt•s are based on historical factors contained in an informational report prepared by the Institute of Trw'LsPortation Epgire�--`rS (M) , Trina ration, (Fourth Edition, 1987) . In that publication, the average trip rates are given for land uses and an equation by best -fit regression is given for land uses with a sufficient number of samples (surveys). The equations allow the rate to vary as the size or density of the land use varies. bete a the projected trip estimates involves selling the appropriate rate or equation to use for a specific land use and density. The most reliable trip estimate is based upon the hilt cOnf1derxY-!1 in either the trip equation or the average trip rate. The final p.M. peak tour total trips are then directionally split in percentages of inboLm and end trips as shown in the marua.l. mese directional split percentages were also determined frm actual surveys. In a mid -rase developwnt, as is plamed for Washiix3ton Square, there will be fiction of the differing land uses (i.e. patrons Will visit more than one land use an a trip) . This interaction will reduce the number of "new" traps to a mixed-use de e-lopmt fl: an estimate barred on rates or equations forfree-starding a locations. Research results vary to the amount Of reduction in "++ trips a mixed-use developmentmay This Y expect • report assumes a conservative estimate of 10 % of the retail, health club, arra restaurant trips and 15 % of the cinema, trips will already have been made by yrs for the purpose of patronizing another land use. Table 2 shows the trips calculated using the appropriate rate or equation, and the final eked site trip generation before and after reductions for the P.M. peak hour and an average weekday. Also shorn are the trip rates used based on 10 either the regression equation or the average trip rate. As shown in Table 2, wa-sh�ten Sere would gmate 3,685 trips during the P.M peak hour. Of this total, 2,025 are inbound trips and 1, 654 are outbound trips. Daily, the site would be e)T,�d to generate 42,730 trips. 11 U) N N r U WW J m a O d 0 o 0 0 0 00 0 0 o r N 'OO O .t S O N N O O O !� 'O �1 « �# r r •� .r i s Y xxxxx xx x�t G m O O O0 i _ V i Y t u i a ac ■ s v o 0 a wo v o m .0 a " u r i � a v s w w i • N N w w i 44 y y • Y O O O EE r+ m O O_ 0 8 m 0 O O M k M O a � li rOn O A \ \ O O . .- M w ■ L Oo N 1n O O • r M N � O .- N t ^ : # t2 u 0 0 O O in O O r N .r .r N M N N N p # k M L r r ■ • r r N N ap N M N NIt rQ f� 1A M N O k a� L s Npn i CD m a .O rn v kn N Ir s M � . .O r r M k k 4 C2 o s i 6r a 0 0 � ~ i f Y L i } Y i K d O O N N O in O N 11% i �+ O M V 'O In In .t # # m a # I U L # « m # v • r Y y m ac o E Op o Epp �+ C O O O Y pppopp 40 O O R • ►� •O O\p in •O N N d0 O rA A # • • • � y • # • W 1L V W V V • y yEE�� Y p u1 tRl p y C3 0 40GGGGCD N N 40 « z �ooOto 0o a d W G N O LA O in N 'O N 00 'r N N t • • N i t W O m of X 2 < C N V L • r fWV Y M ■ 7 L M U 5. <M U= Y Y r 0 r J t J C (A N H OC M r« V S O S V OC N ImL H 3 3 0• Trip Distribution b tion The distribution of trips to and from the project site was based largely on the same distribution used for the approved old Washington Square study. The primary factors considered in developing the assumed distribution were: 0 The population distribution within the project trade area; and o A travel time analysis of the routes serving the project site. Figure 5 illustrates the expected trip distribution. The orientation of trips to/ frrmz the project site is expected to be as follows 0 37 percent to/frtan the west; 0 33 percent to/frcmi the east; 0 18 percent to/Fri the north; and 0 12 percent to/from the south. Traffic Assigzm)ent Using the trip distribution illustrated in Figure 5, the peak hour project traffic was assigned to the roadway network. Figure 6 illustrates the addition of the existing traffic and the project site traffic. B. gTM APP,4DVM Li=d Two major traffic impact studies were conducted previously in the project's vicinity and both of them considered other minor projects that would impact the adjacent roadway network. These two major studies are the old Washington Square report, Domer 1988 and the Transpacific Commercial Project study, February 1990. Both studies were cwn ducted by Barton--Aschman. Associates, Inc. The latter project is located an the opposite side of State Rahe 111 facing The proposed Washington Square. As illustrated in the ►'Transpacific" study, related projects will generate 5,865 )d trips and 3,225 authound trips ctu� the IM peak Your. The- traffic hetraffic generated by these projects was assigned to the roadway network in the vicinity of the site. Figure 6 illustrates the existing plus other approved projects evening peak hour traffic volumes. Figure 7 shows the total projected traffic volumes due to the addition of Wash riton Square and the other approved projects to the eking traffic volumes. 13 '7 COUNTRY CLU■ O'R. 44TN AV S. R. 111 37%0 1� r O O i Z' M s It kWh INDIAN WELLS BERMUDA oat DUNES ►* WILES AV SITE lo - GOT" AV 12% 52NO AV LA Q INTA SITE TRAFFIC DISTRIBUTION «33% INDIO Q IN s U C- 0-4 4. R 3. TRAFFIC DnMM ANALYSIS The traffic impacts associated with a proposed development are typically assessed in terms of the ability of the supporting road system to acute site -generated traffic. The ability of the road system is expressed in te= of "Level of Service" (LCs) at critical locations (usually intersections). The operating characteristics and the volume -to - capacity ratios for various levels of service were described in Table 1. P.M. Peak Hour AnaWsis--E�d#j q retry Evening peak hour capacity calculations were performed using the existing configuration at the study intersections for the following scenarios: o Ex sting; and o Odsting plus other approved projects; Calculations were wed at key motions which are likely to be impacted by the Prcposed Washington square project. These intersection are: o State Route 111 at Weston; Square; o Stare Rahe 111 at Simon.. Drive; o State Route 111 at Adaats Street; o Washington Street at Simon Derive; and o Washington Street at 47th Avenue. The results of these capacity calculations are listed in Table 3. Capacity calculations conducted for the existing roadway conditions at the PM peak hour show that all the intersecticns considered performed within acceptable conditions. As shown in Table 3, all five intersections studied had Level of Service "A". 17 An e>mmination of intersection operation for existing geometry shows that four of the five inter -sections p j operate apt an existing are projected to unacceptable level of service if the existing plus other approved projects in the City of La Quinta are analyzed. As illustrated in Table 3, this condition results in ane Intersections Operating at Levels of Service 'IF", ul-Ze operating at Level of Service "Ell, tW0 at Level of Service I'D", and one intersection with Level of Service "A" . With the approval of other development projects in La Quinta, as well as the old Washington Square development, pian improvements have been recommended to mitigate the individual development projects. These mitigation measures are needed for the traffic solely related to these developments plus existing traffic. Four previously completed traffic studies were used to determine the current status of recommended improvements to local intersections within the Washington Square study area. Those four reports were: o La QuintaGeneral Plan Master d tvl r nerxtal Assessment Ttn f f is and Cixcu-1atig Studv, BSI Consultants, Inc.; March 2, 1988 1988. o Gest Hotel ion 'Traffic , Endo Engineering; ring; May 7, O WashiSton q t3are TrafficStuC3�l, Barton -Armon Associates, Inc.; December 1989. o TtaEgMcific Camrercial Project Traffic Study, Baxtcn-Asctmn Inc.; February 1990. The recommended inprovement measures to the studies were used to evaluate the impacts will have on future conditions. Figure 9 the five dons analyzed for future improvements recommended by previous studies di srs sse bellow. 18 study intersections by these the new Wash] on Square traffic shows the lane configuration for conditions. The cLmulative at these intersections will be Y' ' ' �► • �1 • 71• •1I 1 I /• • 0►4l d"•' I Y• INPERSECTICI EXISTING ICLJ LDS PZUS OTHER ICQJ PRW. IDS State Route 111 at: Wash i mtrn, Street 0.588 A 1.316 F Simon Drive 0.307 A 0.576 A Adams Street 0.299 A 0.964 E Washington Street, at: Simon Drive 0.584 A 0.874 D 47th Avenue 0.501 A 0.878 D ********************************************************** . . ;�. • �,,. • , . �. � � •r Nay: � The following condition was analyzed using future roadway geometry recommerxied by previous studies: The analysis of the cumulative traffic volumes resulting from adding traffic generated by Washington Square to the existing plus other approved projects traffic was performed for this Bio. Figure 8 illustrates these volumes that were used. The results of this analysis is shown in table 4. Ttnose results indicate that only the bion of Washington Street and the project's main driveway will operate at an unacceptable Level of Service (ILLS "Ell) as a result of the Wash i r±qt n Sguare, development. Additional mitigation will be needed at that intersection to bring the Level of Service up to the acceptable Level of Service "D'I. This mitigation is outlined below. Intersection Mitigations Lmprovements reccanended in previous studies will need to be made to study i not er se t cns to allow an acceptable 7P -rel of Service to be projected for a cumulative traffic condition which includes Washington Square development traffic. The Mitigation measures rec=w-nded for the old Washington Square project plus improvements by other developments are summarized bellow: - State Route 111 at Washington Street: o North leg approach (southbourxi) : Add two through lanes arxi one left turn lane o East leg approach (westbcxuri) : Add one through lane and one left turn lane o South leg approach (northbou nd) : Add one through lane and one left turn lane o West leg approach (eastbound) : Add one riot turn, one through, and one left turn lanes 20 ME w M State Route 111 at Simon Drive: o East leg approach (westbound) : Add one through lane o West leg approach (eastbound) : Add one through lane State Route 111 at Adams Street: o North leg approach (southbound) : Add one riot turn, one through, and one left turn lanes o East leg approach (westbound) : Add one through lane and two left turn lanes o South leg approach (northbound) : Add two through lanes arra two left turn lanes o West leg approach (eastbouuxd): Add one one through lane Washin#on Street at Simon Drive: O North leg approach (southbound): Add two through lanes o • South leg approach (northbound): : Add one through lane WachhX trn, Sit at 47th Avenue: o North leg approach (southbound) : Add two through lams o South leg approach (northb=u-d) : Add one through lane to replace the riot turn lane In Addit-ion to these mitigations recommended by previous studies, the i rrfie r sec i Cin of State Route 111 at the main driveway of Washington Square will need a second left turn lane on the east leg approach. Ione conf igvr ati cn at that intersection will be as follows: C-7 7-1 [, Fast leg approach (westbound) : turn lanes South leg approach (northbound): turn lane Three through lanes and two left One right turn lane and one left West leg approach (eastbound): Three through lanes. 24 Site Access Analysis The site plan for the development was presented in Figure 2 and showed the following access points and characteristics: o State Route 111 Two access points between the existing Simon Drive arra proposed Adams Street are shown. one of these two access points will have a median break on State Route 111 and left turn lanes with apprespri.ate storage turning into the site from State Route 111. Taft and right hand turns will be permitted from that ate= points for eating vehicles onto State Route 111. However, the other access point will not have a median break on State Route 111 and, gently, will be used for right--in/right-out traffic only. o Washington Street Two access points will be located on Washington Street between Simon Drive and the site's southern boundary. The southern access will allow right turn entrances and right turn exits only. The northern acmes paint will be the main entrance to the camercial center from Washington Street. This entrance W3 -Ll have a median break on Washington ton and a left turn lane in the median with an appropriate storage length. Left and riot hand urns will be permitted ft -cm the site onto Wash i rr -on street. 0 47th Avenue Two driveways are planned on 47th Avenue. one of these driveways will serve traffic fic to/ fn -m the residential developments west of Weston Square. The second acs point on 47th Avenue is planned to be used mainly by trucks to/frcm the loading zone. o Adam Street One riot -Wright -out driveway is planned on Adams Street to serve mainly traffic from the eastern dev+eiopmnts and to the southern developments. o Simon Drive one driveway on Simon Drive will serve mainly traffic to/from State Highway 111. Ams to/from Washington�Square will be limited to right -Wright out, since no median break exists on Weston Street at this location. The evaluation of the site access shows that no access point will be 25 congested or cause operat-ional difficulties. Figure 5 shows the estimated traffic assiTment at each driveway. This report has examined the traffic impacts associated with the develcpanerzt of Washingtcn Square.Also included in the analysis was the expected cocpletion of other projects that have previously been approved. The results of the calculations performed here have shown that the volume of traffic to be generated by wasYi r ton Square using mitigations re=nM�?r,riRx3 by previous studies will allow operation at acceptable levels of service with the inclusion of other surrazrirxg development in the area. included, The fiction of Washl')gtOn Street at State Route 111 should be mcadtored for further developments that might cause unfavorable congestion. 26 f`!�!�211FD i. . CAPACITY RT. 'TURN ON RED (cr) vpc: 2 'giFdJ Tang: 1700 vph. CYCLE LENGIIi (secs.) , 70 LEFT 17000 vph. of cycle) DOUBLE LTPENALTY: V�ROUND� OFF c�ecs.) 3 APPROACH MVMT LANES VOLUME CAPACITY V/C ICU ANALYSIS NOFEH RT 1 78 1700 0 N -S(1) : 0.222 TH 1 378 1700 0.222 N -S(2): 0.187 IT 1 76 1700 0.045 E -W(1): 0.272 FAST RT' 1 114 1700 0.021 E -I(2) : 0.366 TH 2 650 3400 0.191 IT 1 69 1700 0.041 V/C: 0.588 SOUTH RT 1 69 1700 0 AMBER: 0 TH 2 233 3400 0.142 IT 0 249 0 0 WEST RT 0 392 0 0 ICU: 0.588 Ti 2 714 3400 0.325 IT 1 137 1700 0.081 LOS: A ',• —Cr T=: WAS=GMN SQUAREWA—=GM E' •N : STAIE HIGHWAYSY' 91 D ?. •1' /' • .� ' ' CAPACI'T'Y RT. 'IUM ON RED (cr) vpc: 2 THFdJ Lane: 1700 vph. CYCLE LEN= (secs.) 70 LEFT Lane: 1700 vph. AMBER (% of cycle) 0 DOUBLE LT PENALTY: 0 V/C ROUND OFF (decs.) 3 APPROACH MVMT LANES VOLUME CAPACITY V/C ICU ANALYSIS NC RM RT 0 0 0 O N -S (1) : 0 TH 0 0 0 O N -S (2) : 0 IT 0 0 0 0 E -W(1) : 0.277 FAST RT 0 0 0 0 E -W(2) : 0.299 TH 2 943 3400 0.277 LT 0 0 0 0 V/C: 0.299 SC Lori RT 0 0 0 0 AMBER: 0 TH 0 0 0 0 LT 0 0 0 0 WEST RT 0 0 0 0 ICU: 0.299 TH 2 1016 3400 0.299 LT 0 0 0 0 IDS: A 21• • V• C 1 /• :• •1• CAPACITY RT. TUFN ON RED (cr) vpc: 2 THRU Iane: 1700 vph. CYCLE LIIVM (secs.) . 70 LEFT Lwy--: 1700 vph. AMBER (% of c}iCie) 0 DOUBLE LT PENALTY: 0 $ V/C MUD OFF (decs.) : 3 APPROACH MVMT LANES VOLLmE .CAPACITY V/C ICU ANALYSIS NO= Fl! 0 0 0 O N --S (1) : 0.019 TH 0 0 0 O N -S(2): 0.006 LT 0 0 0 0 E -W(1): 0.238 EAST FLT. 0 0 0 0 E -W(2): 0.288 TH 2 810 3400 0.238 LT 1 3 1700 0.002 V/C: 0.307 SOUTH RT 1 14 1700 0.006 AMBER: 0 TH 0 0 0 0 M 1 33 1700 0.019 WEST RT 0 24 0 0 ICU: 0.307 TH 2 948 3400 0.286 IT 0 0 0 0 IOS: A ''==Cr TITLE: WASHIN=N SQMM DESCRIPTION : EXISTING PM PEAK CAPACITY RT. TURN ON RED (cr) vpc: 2 UJ Lane: 1700 vph. CYCLE invm (secs.) 70 LEFT Lane: 1700 vph. AMBER (% of cycle) 0 DOUBLE LT PEPg1=: 0 % V/C ROUND OFF (decs.) 3 APPROACH MVMT LANES VOILTME CAPACI'T'Y V/C ICU ANALYSIS x NCM RT 0 0 0 O N -S (1) t 0.584 TH 1 992 1700 0.584 N -S(2): 0.194 LT 0 0 0 0 E -W(1) : 0 FAST RT 1 0 1700 0 E -l(2) : 0 TH 0 0 0 0 LT 0 0 0 0 V/C: 0.584 SCUIH RT 0 1 0 0 AMBER: 0 TH 2 659 3400 0.194 LT 0 0 0 0 WEST RT 0 0 0 0 ICU: 0.584 TH 0 0 0 0 LT 0 0 0 0 U)S: A it IIID4isi' 1• • .�►• CAPACITY RT. TURN ON RED (cr) vpc: 2 TW Lane: 1700 vph. CYCLE LEN= (secs.) . 70 LEFT Imine: 1700 vph. AMBER (% of cycle) . 0 DOUBLE LT PENALTY: 0 V/C ROUND OFA' (docs.) 3 APPROACH MVMT LANES VOLLzz CAPACITY V/C ICU ANALYSIS Nom RT 0 13 0 0 N -S (1) : 0.486 TH 1 798 1700 0.481 N -S(2): 0.199 LT 0 6 0 0 E -W(1) : 0.015 EST KT 0 22 0 0 E -W(2): 0.014 TH 1 0 1700 0.015 LT 0 3 0 0 V/C: 0.501 ScuiH RT 1 0 1700 0 AMBER: 0 TH 2 676 3400 0.199 LT 1 8 1700 0.005 WEST RT 0 18 0 0 ICU: 0.501 TH 1 0 1700 0.014 LT 0 5 0 0 LOS: A M kP 1p� V. r... M1=114 6�06rsillgk �'A �, Y• I C a 1 I I I• 11 W Y• 21 CAPACI'T'Y M. TURN ON RED (cr) vpc: 2 THRIJ Lane: 1700 vph. CYCLE IENGM (secs.) : 70 LEFT Lane: 1700 vph. AMBER (% of cycle) . 0 DOUBLE LT PENALTY: 0 % V/C ROUND OFF (tJ ) : 3 APPROACH MVMr LANES VOILMF. CAPACITY V/C ICU ANALYSIS NORM RT 1 98 1700 0 N -S(1): 0.326 TH 1 554 1700 0.326 N -S(2): 0.519 IT 1 266 1700 0.156 E -W(1): 0.583 EAST RT 1 263 1700 0 E -W(2): 0.797 TH 2 1288 3400 0.379 LT 1 324 1700 0.191 V/C: 1.316 SOUM RT 1 234 1700 0 AMBER: 0 TH 2 604 3400 0.363 IT 0 629 0 0 WEST RT 0 602 0 0 ICU: 1.316 TH 2 1457 3400 0.606 IT 1 347 1700 0.204 LCS: F �. • W # C i WWI tl' CAPACITY RT. TARN ON RID (cr) vpc: 2 TMZJ Lane: 1700 vph. CYCLE uanm (Sel" a,) r 70 LEFT Lane: 1700 vph. AMBER (% of cycle) 0 DOUBLE LT PENALTY: 0 % V/C ROUND OFF (decs.) • 3 APPROACH MVMr LANES Vomm CAPACITY V/C ICU ANALYSIS NCFMJ RT 0 0 0 O N -S(1): 0 TH 0 0 0 O N -S(2) : 0 LT 0 0 0 0 E -W(1): 0.438 EAST RT 0 0 0 0 E -W(2): 0.576 TH 2 1489 3400 0.438 IT 1 0 1700 0 V/C: 0.576 SOUIri RT 1 0 1700 0 AMBER: 0 TH 0 0 0 0 LT 1 0 1700 0. WEST RT 0 0 0 0 ICU: 0.576 TH 2 1957 3400 0.576 LT 0 0 0 0 LOS: A CAPACI'T'Y RT. TURN ON RED (cr) vpc: 2 THRU Lane: 1700 vph. CYCLE IEN= (secs.) 70 LEFT Lane: 1700 vph. AMBER (% of cycle) 0 DOUBLE IT PEMM: 0 $ V/C ROUND OFF (decs.) 3 APPROACH MVMT LANES VOLL]ME CAPACITY V/C ICU ANALYSIS NORM RT 0 280 0 0 N -S(1): 0.312 TH 1 120 1700 0.312 N -S(2): 0.341 LT 0 130 0 0 E -W(1) : 0.496 EAST RT 0 130 0 0 E -W(2): 0.623 TH 2 1094 3400 0.496 LT 0 463 0 0 V/C: 0.964 SOUTH RT 0 50 0 0 AMBER: 0 TH 1 100 1700 0.341 LT 0 430 0 0 WEST RT 0 310 0 0 ICU: 0.964 TH 2 1509 3400 0.623 LT 0 300 0 0 LOS: E PRWECr TME: WAMINGMN SQUARE INTERSECITON : WAMUN= Y' 71 i H AVENUE CAPACITY RT. 'TURN ON RED (cr) vpc: 2 THRJ Tana: 1700 vph. CYCLE imam (secs.) 70 IM Lane: 1700 vph. AMBER. (% of cycle) 0 DOUBLE IT PENALTY: 0 $ V/C ROUND OFF (docs.) 3 APPROACH MVMr LANES Vomm CAPACITY V/C ICU ANALYSIS NORTH RT 0 26 0 0 N -S(1): 0.834 TI 1 1364 1700 0.825 N -S(2): 0.401 L'T 0 12 0 0 E -W(1) : 0.044 EAST RT 0 44 0 0 E -W(2): 0.03 TH 1 -0 1700 0.044 LT 0 30 0 0 V/C: 0.878 SOUTH RT 1 0 1700 0 AMEER: 0- TH 2 1365 3400 0.401 LT 1 16 1700 0.009 WEST RT 0 36 0 0 ICU: 0.878 ZH 1 5 1700 0.03 LT 0 10 0 0 106: D -.. • r -+ rr •N STP=/SDvDN Ma CAPACITY RT. TURN ON RED (cr) vpc: 2 THR[j Lane: 1700 vph. CYCLE UMM (secs.) 70 LEFT Lane: 1700 vph. AMBER (% of cycle) 0 DOUBLE LT PENA=: 0 V/C ROUND OFF (dem.) 3 APPROACH MVMT IANES VOILME CAPACI'T'Y V/C ICU APIIaYSIS NaM RT 0 0 0 O N --S(1): 0.874 TH 1 1485 1700 0.874 N -S(2): 0.433 IT 0 0 0 0 E -W(1) : 0 EAST RT 1 0 1700 0 E -W(2): 0 TH 0 0 0 0 LT 0 0 0 0 V/C: 0.874 SCLTiii RT 0 5 0 0 AMBER: 0 TH 2 1467 3400 0.433 IT 0 0 0 0 WEST RT 0 0 0 0 ICV: 0.874 TH 0 0 0 0 LT 0 0 0 0 ICS: D 1 �''� � • Y• 1 C I I• /• `I t1 • Y' �1 CAPACI'T'Y RT. 'TURN ON RED (cr) vpc: 2 THRU Lane: 1700 vph. CYCLE IENGI!i (secs.) 70 LEFT Lane: 1700 vph. AMBER (% of cycle) 0 DOUBLE LT PENALTY: 0 $ V/C HOUND OFF (decs. ) 3 APPROACH MVMC LANES WLIJME CAPACITY V/C ICU ANALYSTS NO1ZIH RT 1 98 1700 0 N -S(1) : 0.367 TH 3 655 5100 0.128 N -S(2): 0.257 IT 2 428 3400 0.126 E -W(1): 0.407 EAST RT 1 346 1700 0.073 E -W(2): 0.47 Iii 3 1554 5100 0.305 LT 2 329 3400 0.097 V/C: 0.837 SOVIH RT 1 234 1700 0.039 AMBER: 0 TH 3 670 5100 0.131 IT 2 812 3400 0.239 WEST RT 1 764 1700 0.199 ICU: 0.837 TH 3 1903 5100 0.373 IT 2 347 3400 0.102 I05: D I �1's i •; V• I !! 1 I• � • � Y' � Ila. •i' �• •, • Y• • y 'J la. CAPACITY RT. TURN ON RED (cr) vpc: 2 TW Lane: 1700 vph. CYCLE LENGTH (secs.) 70 LEFT Lane: 1700 vph. ArEt (% of cycle) 0 DOUBLE LT PENALTY: 0 $ V/C ROUND OFF (decs.) 3 APPROACH MVMT LANES VOILD E CAPACITY V/C ICU AI4ALYSIS NCM RT 1 321 1700 0 N -S(1): 0.203 mi 2 140 3400 0.041 N -S(2): 0.15 LT 1 130 1700 0.076 E-1(1): 0.45 EAST RT 0 130 0 0 E -W(2): 0.611 TH 3 1519 5100 0.323 LT 2 564 3400 0.166 V/C: 0.814 SCILmi RT 0 67 0 0 AMBER: 0 TH 2 183 3400 0.074 LT 2 552 3400 0.162 WEST RT 0 343 0 0 ICU: 0.814 7H 3 1924 5100 0.445 LT 2 433 3400 0.127 LOIS: D . •••JECr TITLE: WASHINGTON S•' • •1 INTERSECrION : STATES C I/Y 11-11SIMON EY XVE DESCRIPTION : T• V• 1E. CAPACI'T'Y RT. TURN ON RED (cr) vpc: 2 THW Lane: 1700 vph. CYCLE LamH (secs.) 70 LEFT Lane: 1700 vph. AMBER (% of cycle) 0 DO= IT PENALTY: 0 % V/C ROM OF7 (docs.) 3 APPROACH MVMr LANES VOLUME CAPACI'T'Y V/C ICU ANALYSIS NORTH RT 0 0 0 O N -S (1) : 0.019 TH 0 0 0 O N -S(2): 0.055 IT 0 0 0 0 E -W(1) : 0.362 EAST RT 0 0 0 0 E -W(2): 0.503 TH 3 1804 5100 0.362 LT 0 41 0 0 V/C: 0.558 SOUI!H RT 1 100 1700 0.055 AMBER: 0 TH 0 0 0 0 IT 1 33 1700 0.019 WEST RT 0 203 0 0 ICU: 0.558 TH 3 2362 5100 0.503 LT 0 0 0 0 IDS: A RS' 1QU kA wo I• `1 11 • •' I• 'J01. mm CAPACITY RT. 'TURN ON RED (cr) vpc: 2 TH3J Lane: 1700 vph. CYCLE LENGIIi (secs.) 70 LEFT Lane: 1700 vph. AMBER (% of cycle) 0 DOUBLE LT PENALTY: 0 $ V/C ROUND OFF (decs.) : 3 APPROACH MVMT LANES VOLIM CAPACrII'Y V/C ICU ANALYSIS NORTH RT 0 0 0 O N -S(1): 0.185 TH 0 0 0 O N -S (2) : 0 LT 0 0 0 0 E -W(1): 0.362 EAST RT 0 0 0 0 E -W(2): 0.792 TR 3 1845 5100 0.362 LIT 1 525 1700 0.309 V/C: 0.977 SOUTH RT 1 365 1700 0 A4EER: 0 TH 1 0 1700 0 LT 1 315 1700 0.185 WEST RT 0 203 0 0 ICU: 0.977 TH 3 2259 5100 0.483 LT 0 0 0 0 106: E a1' a • V• I C I /' 1;• /• •1.?. W s• • • Y • 1.1•. 1 1 •, CAPACI'T'Y RT. 'TURN ON RED (cr) vpc: 2 TMU lane: 1700 vph. CYCLE LEMM (secs.) : 70 LEFT lane: 1700 vph. AMBER (% of cycle) 0 DOUBLE LT PENALTY: 0 $ V/C ROUND OFF (decs.) 3 APPROACH MVMT LANES VOLUME CAPACITY V/C ICU ANALYSIS NOFM RT 0 0 0 O N -S(1) : 0.185 TH 0 0 0 O N -S(2): 0.057 LT 0 0 0 0 E -W(1): 0.362 EAST RT 0 0 0 0 E -T(2): 0.637 TH 3 1845 5100 0.362 Ix 2 525 3400 0.154 V/C: 0.822 SOUTH RT 1 365 1700 0.057 AMBER: 0 TH 1 0 1700 0 LT 1 315 1700 0.185 WEST RT 0 203 0 0 ICL7: 0.822 TH 3 2259 5100 0.483 LT 0 0 0 0 LOS: D 1 01• •, Y• 1 C 1 I• •;` I• CAPACITY RT. TUIN ON RED (cr) vpc: 2 THRU Lane: 1700 vph. CYCLE 7ENGIH (secs.) : 70 IM Tare: 1700 vph. AMBER (% of cycle) : 0 DOUBLE LT PENALTY: 0 % V/C ROUND OFF (decs.) 3 APPROACH MVMT LANES VOLUME CAPACITY V/C ICU ANALYSIS NORTH RT 0 0 0 O N -S(1): 0.124 'IIS 0 0 0 O N -S (2) : 0 IT 0 0 0 0 E -W(1): 0.362 EAST RT 0 0 0 0 E -W(2): 0.792 Ti 3 1845 5100 0.362 IT 1 525 1700 0.309 V/C: 0.916 S( uili RT 1 365 1700 0 AMBER: 0 TH 0.5 0 850 0 IT 1.5 315 2550 0.124 WEST RT 0 203 0 0 ICU: 0.916 TR 3 2259 5100 0.483 LT 0 0 0 0 IDS: E • • • I• `1 11_,ej Ice, •' I • �I•�. •, V• I C I / Ii• /• •i• Mki • • Y• 1�. i 1 •; CAPACITY RT. 'TURN ON RED (cr) vpc: 2 THRU lane: 1700 vph. CYCLE I.FNM (secs,) 70 IEFT lane: 1700 vph. ABIDER (% of cycle) 0 DCUBLE LT PENALTY: 0 $ V/C FDM OFF (decs.) 3 APPROACH MVMT LANES vOlUm CAPACITY V/C ICU ANALYSIS NOWH RT 0 0 0 O N --S (1) : 0.124 TH 0 0 0 O N -S(2): 0.057 LT 0 0 0 0 E -W(1): 0.362 EAST RT 0 0 0 0 E -W(2): 0.637 TH 3 1845 5100 0.362 LT 2 525 3400 0.154 V/C: 0.761 SOUTH RT 1 365 1700 0.057 AMBER: 0 TH 0.5 0 850 0 LIQ 1.5 315 2550 0.124 WEST RT 0 203 0 0 ICU: 0.761 TH 3 2259 5100 0.483 LT 0 0 0 0 L06: C DESCRIPTION : T= FM PEAK—FUTURE LANJES CAPACITY RT. TURN ON RED (cr) vpc: 2 THW Lane: 1700 vph. CYCLE immH (secs.) 70 UUT Lane: 1700 vph. AMBER (% of cycle) 0 DOUBLE LT PE NAM Y : 0 % V/C ROUND OFF ( dem .) 3 APPROACH MVMT LANES VOILM CAPACITY V/C ICU ANALYSIS NORTH RT 0 0 0 O N -S(1): 0.343 TH 3 1748 5100 0.343 N -S(2): 0.312 LT 0 0 0 0 E -W(1): 0.074 EAST RT 1 133 1700 0.074 E -W(2): 0 TH 0 0 0 0 LT 0 0 0 0 V/C: 0.417 SOUI!i RT 0 6 0 0 AMBER: 0 TH 3 1583 5100 0.312 LT 0 0 0 0 WEST RT 0 0 0 0 ICU: 0.417 TH 0 0 0 0 LT 0 0 0 0 ILLS: A DESCRIPTION : TOTAL PM PEAK—FU= LV4ES CAPACITY RT. TUM ON RED (car) vac: 2 THRU Lane: 1700 vph. CYCLE IENGIH (sem,) 70 LEFT Lane: 1700 vph. AMBER (%, of cycle) 0 DOUBLE LT PFN,LTY: 0 °s V/C RO= OFF (decs.) 3 APPROACH MVMT LANES VOID CAPACITY V/C ICU ANALYSIS NOM RT 0 0 0 O N -S (1) : 0.291 TH 3 1485 5100 0.291 N -S(2): 0.493 IT EAST RT 1 263 1700 0.155 E -W(1): 0 1 83 1700 0 E -W(2): 0.049 TH 0 0 0 0 LT 1 83 1700 0.049 V/C: 0.542 SOUTH RT 0 223 0 0 AMBER: 0 TH 3 1500 5100 0.338 LT 0 0 0 0 WEST RT 0 0 0 0 ICU: 0.542 TH 0 0 0 0 IT 0 0 0 0 IDS: A / �1' • / ti // • Y'�71 CAPACITY RT. TURN ON RID (cr) vpc: 2 THFU Lane. 1700 vph. CYCLE IENGIH (secs.) . 70 IEFT Lane: 1700 vph. ANGER (% of cycle) 0 DOUBLE LT PEN=: 0 $ V/C ROUND OFF (decs.) 3 APPROACH MVMT LANES VOID CAPACITY V/C ICU ANALYSIS Iii RT 0 26 0 0 N -S(1): 0.291 Ti 3 1414 5100 0.291 N -S(2): 0.342 LT 0 45 0 0 E -W(1): 0.229 FAST RT 0 44 0 0 E -W(2): 0.03 Ti 1 66 1700 0.229 LT 0 279 0 0 V/C: 0.571 SOUTH RT 0 101 0 0 ABIDER: 0 Ti 3 1628 5100 0.342 IT 0 16 0 0 WEST RT 0 36 0 0 ICU: 0.571 TH 1 5 1700 0.03 LT 0 10 0 0 LOS: A E1►�Y�:•.`f .MM •,►I State Route 111 at: I= 10,160. . ►• ` . ii • ft 10 10MOO.•, 1 •1 ICJ IAS ICJ IM wastL' tcm Street 0.837 D — — Simon Drive 0.558 A — — Adam Street 0.814 D — — Project Driveway 0.977 E 0.822 D Street at: Simon Drive 0.417 A — — 47th Avenue 0.571 A — ProJ eat Driveway 0.542 A — —