CC Resolution 2005-086RESOLUTION NO. 2005-086
A RESOLUTION OF THE OF THE CITY COUNCIL OF THE
CITY OF LA QUINTA, CALIFORNIA, APPROVING A
SPECIFIC PLAN AMENDMENT CHANGING LAND USES
FROM MEDIUM DENSITY RESIDENTIAL TO TOURIST
COMMERCIAL AND TOURIST COMMERCIAL TO OFFICE
COMMERCIAL FOR CERTAIN PROPERTIES LOCATED
SOUTHEAST OF THE INTERSECTION OF WASHINGTON
STREET AND MILES AVENUE WITHIN THE CENTRE
,POINTE PROJECT
CASE NO.: SPECIFIC PLAN 2001-055, AMENDMENT #2
CP DEVELOPMENT LA QUINTA, LLC
WHEREAS, the City Council of the City of La Quinta, California did, on
the 1 St day of November, 2005, hold a duly noticed Public Hearing to consider a
request by CP Development La Quinta, LLC for approval of a Specific Plan
Amendment amending land uses from Medium Density Residential to Tourist
Commercial (2.1 ± acres) and Tourist Commercial to Office Commercial(5 ± acres)
for certain properties located southeast of the intersection of Washington Street
and Miles Avenue in the Centre Pointe project to allow construction of 32
additional casitas units and additional medical office space, on property more
particularly described as:
PORTION OF APN'S 604-040-023 and 604-040-037
WHEREAS, the Planning Commission of the City of La Quinta,
California did, on the 1 1 "' day of October, 2005, hold a duly noticed Public Hearing
to consider a request by CP Development La Quinta, LLC for approval of a Specific
Plan Amendment amending land uses from Medium Density Residential to Tourist
Commercial (2.1 ± acres) and Tourist Commercial to Office Commercial (5 ± acres)
and adopted Resolution 2005-048, recommending approval of said application; and
WHEREAS, the Community Development Department published the
public hearing notice in the Desert Sun newspaper on October 21, 2005, for the
City Council meeting as prescribed by the Municipal Code. Public hearing notices
were also mailed to all property owners within 500 feet of the site; and
WHEREAS, said General Plan Amendment application has complied
with the requirements of "The Rules to Implement the California Environmental
Quality Act of 1970" as amended (Resolution 83-68), in that the La Quinta
Community Development Department has completed Environmental Assessment
(EA) 2005-551, an Addendum to EA 2001-436. The Addendum to the previously
Resolution No. 2005-086
Specific Plan 2003-055, Amendment #2
CP Development La Quints, LLC
Adopted: November 1, 2005
Page 2
certified Mitigated Negative Declaration of environmental impact has been certified
by the City Council; and
WHEREAS, at the Public Hearing upon hearing and considering all
testimony and arguments of all interested persons desiring to be heard, said City
Council did make the following Mandatory Findings to justify approval of said
Specific Plan Amendment:
1. The proposed Specific Plan Amendment is internally consistent with the
goals, objectives, and policies of the existing Specific Plan and General Plan
in that it will result in promoting commercial development in a controlled and
logical manner that is compatible with the neighborhood.
2. Approval of the Specific Plan Amendment will not create conditions
materially detrimental to the public health, safety, and general welfare in that
the resulting project will provide adequate setbacks, be well designed,
landscaped, and will comply with all applicable City, County, State and
Federal requirements.
3. The Specific Plan Amendment is suitable and appropriate for the property in
that it will allow expansion of a conceptually approved complex for medical
and tourist commercial uses.
4. Approval of the Specific Plan Amendment is warranted because the uses are
an expansion of uses approved on adjacent properties within Centre Pointe.
NOW, THEREFORE, BE IT RESOLVED by the City Council of the City
of La Quinta, California as follows:
1. That the above recitations are true and correct and constitute the findings of
said City Council in this case; and
2. That it does approve Specific Plan 2001-055, Amendment #2 for the
reasons set forth in this Resolution and subject to the attached Conditions of
Approval.
PASSED, APPROVED, and ADOPTED at a regular meeting of the La
Quinta City Council, held on this 1" day of November, 2005, by the following vote, _
to wit:
Resolution No. 2005-086
Specific Plan 2003-055, Amendment #2
CP Development La Quinta, LLC
Adopted: November 1, 2005
Page 3
AYES: Council Members Henderson, Sniff, Mayor Adolph
NOES: None
ABSENT: Council Members Osborne, Perkins
ABSTAIN: None
DON ADOL H, M or
City of La Quinta California
ATTEST:
JaN�.G REEK, CMC�Ci
City of La Quinta, California
(CITY SEAL)
APPROVED AS TO FORM:
M. KATHERINE JENSON, Ci Attorney
City of La Quinta, California
CITY COUNCIL RESOLUTION 2005-086
CONDITIONS OF APPROVAL FINAL
SPECIFIC PLAN 2001-055, AMENDMENT #2
CP DEVELOPMENT LA QUINTA, LLC
ADOPTED: NOVEMBER 1, 2005
GENERAL
1. The applicant agrees to defend, indemnify and hold harmlesstheCity of La
Quinta ("City"), its. agents, officers and employees from any claim, action or
proceeding to attack, set aside, void, or annul the approval of this Site
Development Permit. The City shall have sole discretion in selecting its defense
counsel.
The City shall promptly notify the applicant of any claim, action or proceeding
and shall cooperate fully in the defense.
2. Within 30 days of final approval of this Specific Plan by the City Council, two
draft revised copies of this Specific Plan incorporating the following Conditions
of Approval in the appropriate sections shall be submitted to the Community
Development Department for approval. Upon approval of the draft Specific Plan
by the Community Development Department, five copies of the final Specific
plan shall be submitted to the Community Development Department.
3. Change on Page 5. Amend the first paragraph of Zoning and Development
Standards for "Land Use Areas 1 through 4" to "Land Use Areas I through IV"
for consistency.
4. Change on Page 6. Add the following to Setbacks:
Standard
re uirement
Minimum perimeter building/landscape set back (in ft.) from
Seeley Street
20 ft.
5. Change on Page 7. For A. Purpose: and MEDIUM DENSITY RESIDENTIAL (RM)
DEVELOPMENT STANDARDS, change number of allowed residential units from
90 to 60 (per amended Development Agreement).
6. Change on Page 9. For MEDIUM DESITY RESIDENTIAL (RM) DEVELOPMENT
STANDARDS, revise the last paragraph to read "Streets shall be 32' measured
gutter flow line to gutter flow line with no parking on one side of the street."
Resolution No. 2005-086
Conditions of Approval — Final
Specific Plan 2001-055, Amendment #2
CP Development La Quints, LLC
Adopted: November 1, 2005
Page 2
7. Change on Page 16. Section 3 Development Plan. The following shall be added
to the first paragraph under Circulation at the end:
The traffic impact analysis shall be revised with future Site Development Permit
applications to reflect the changes in Land Use Areas as proposed by this
Specific Plan Amendment No. 2.
8. Change on Page 21 Under Phasing, the construction of Seeley Drive shall be
shown as a part of Phase I.
7. Change on Exhibit 131. The Land Use Area IV to reflect any reconfiguration of
Lots 8 through 12.
8. Change on Exhibit B-2, Concept Plan — Medical and Surgical Center. An
additional access driveway to the proposed facility to enhance access to the
surgical center in the back portion of the development shall be provided. Future
Site Development Permit application for the Medical and Surgical Center will
require additional circulation information and possible relocation of entrance
driveways and driveway aisles for a better internal circulation pattern.
9. Change Exhibit B3 to reflect the building/landscape setback required on Seeley
Drive of 20 feet. Additionally, adjustment of the parking lot configuration will
be required in future Site Development Permit entitlement to provide for safe
sight distance at the driveway at the Seeley Drive and Miles Avenue corner.
Additionally, the Site Development Permit entitlement for the Casitas may
require reconfiguration of the added Casitas complex to require off-street
internal vehicular circulation to the hotel area.
10. Change Exhibit F to reflect Private Residential Drive at 32' measured gutter flow
line to gutter flow line with no parking on one side of the street.
11. The new casitas' and medical complex require approval of a Site Development
Permit application.
12. The building envelope of the medical office complex adjacent to the existing
adjacent residences shall be designed to conform with the line -of -sight exhibit,
dated October 11, 2005, presented to the Planning Commission, and on file in
the Community Development Department.
-- City of La Quints
The Co7&e Pointe Project
. , . ITFII#F?4 ,
P� =&! IML W 'A,
Prepared for
CP Development La Quinta, LLC
77-564 Country Club Drive
Suite 100
Palm Desert, CA 92211
July 29, 2005
THE CENTRE POINTE PROJECT SPECIFIC PLAN
CITY OF LA QUINTA
Table of Contents
Section 1— Project Overview.......................................................................I
Section 2 — Design Guidelines
LandUse.......................................................................................3
Development Standards.....................................................................5
LandUse Area I.....................................................................5
LandUse Area II...................................................................7
LandUse Area III....................................................................9
LandUse Area IV..................................................................10
SiteConcept.......... :.....
..................................................................11
Architectural Character
....................................................................11
Landscape...................................................................................13
Artin Public Places
........................................................................16
Sustainability Guidelines
..................................................................16
Section 3 — Development Plan
Circulation..................................................................................16
Wind and Erosion Control.................................................................18
Drainage and Flood Control...............................................................18
Utilities......................................................................................19
Phasing......................................................................................20
Appendix A — General Plan Policies.............................................................21
Exhibits...............................................................................................27
AMENDMENT #2 JULY 29, 2005
THE CENTRE POINTE PROJECT SPECIFIC PLAN
Cr Y OF LA QUINTA
111trtlt thm $ Purpose
The Centre Pointe Project Specific Plan is an amendment to a previously
adopted Specific Plan that established the philosophy and guidelines for
the development of the property located at the southeast comer of Miles
Avenue and Washington Street in the City of La Quinta. The guidelines
presented within this document are in accordance with the adopted plan
and the City's Zoning Code and General Plan. The guidelines reflect the
quality and design desired at the site and conforms to the City's overall
goal of preserving, maintaining and enhancing the high quality of life La
Quinta residents enjoy. Although the Plan is designed to ensure the
quality of the development, it also provides a degree of flexibility to allow
future development to respond to the changes in society and the
economic marketplace of the region which will inevitably occur over the
build out period. In cases where the zoning and development regulations
are nonspecific within the document, the zoning and development is
guided by the City of La Quinta Zoning ordinance in effect at the time.
Enabling Legislation
• The authority to prepare, adopt, and implement a Specific Plan is
granted to the City of La Quinta by the California Government Code
(Title 7, Division 1, Chapter 3, Article 8, and Sections 65450
through 65457).
• As with General Plans, the Planning Commission must hold a
public hearing before it can recommend to the City Council the
adoption of a Specific Plan or an amendment thereto. The City
Council of La Quinta may adopt a Specific Plan and/or amendment
to the Specific Plan by either ordinance or resolution.
The Speck Plan is a regulatory document that, once adopted, will
amend the Zoning Ordinance, and serve as the Development Code
for the Development Site. Upon completion of the Specific Plan
adoption process, future development must be consistent with the
Specific Plan and amendments thereto.
The Property
Main access to La Quinta is achieved by traveling south on Washington
Street from Interstate 10. The approximate 50-acre subject property is
situated at the southeast comer of Miles Avenue and Washington Street, a
major entry point to the City.
PAGE 1
AMENDMENT #2 JULY 29, 2005
THE CENTRE POINTE PROJECT SPECIFIC PLAN
CITY OF LA QUINTA
The property is bound by the Coachella Valley Stormwater Channel to the
south, the Del Oro subdivision and vacant residential land to the north and
the Inco Century single-family subdivision to the east. The vacant desert
land is surrounded by uninterrupted views of the Santa Rosa Coral Reef
Mountains and the Little San Bernardino Mountain Range. An aerial
photo of the property is provided in Exhibit A.
The ownership
The subject property, consisting of parcel numbers 604-04-12, 604-04-13,
604-04-23 and 604-04-37, is owned by CP Development La Quinta, LLC.
Development Vision
The City has envisioned a development that would welcome incoming
tourists, residents and passer-bys into the community of La Quinta. The
site serves as the "front door" to the community and should be considered
a location that defines the character of La Quinta.
The landscape, architecture, design and integrity should reflect the pride
and history of the community and shall be developed with the utmost
quality and creativity.
The design guidelines and development plan described in this document
sets the stage for the development of the following:
A commercial component consisting of a resort style hotel,
timeshares, condominiums, up -scale restaurants serving the
residents of the community and the guests of the resort and.
commercial/retail uses.
PAGE 2
AMENDMENT #2 JULY 29, 2005
THE CENTRE POINTE PROJECT SPECIFIC PLAN
CITY OF LA QUINTA
• An office component for the development of a medical -surgical
facility.
A residential component consisting of resort casitas, single-family
residential homes and a park.
T77 77
Land Use Plan
The property is currently divided into four land use categories: Tourist
Commercial, Park, Office, and Medium Density Residential as depicted
in the figure below:
Approval of this amendment to the Speck Plan would change the current
land use to contain approximately 16.2 acres of Tourist Commercial, 9.45
— acres of Medium Density Residential allowing up to 8 dwelling units per
acre, 13.5 acres of medical office, 2.70 acres of Park and a .52 acre well
PAGE 3
AMENDMENT #2 JULY 29, 2005
THE CENTRE POINTE PROJECT SPECIFIC PLAN
CITY OF LA QUINTA
site. The figure below presents the revised land use plan for the
development.
PAGE 4
AMENDMENT ##2 JULY 29, 2005
THE CENTRE POINTE PROJECT SPECIFIC PLAN
CITY OF LA QUINTA
Zoning and Development Standards
The following section establishes the zoning and development standards
for the four land use areas within the development. These standards shall
guide design and development of the landscape, architecture and site
within the development area. Land Use Areas 1 through 4 are illustrated
in the following figure:
Land Use Area I
The permitted land uses and development standards for the 16.2. acre
Land Use Area I area designated as Tourist Commercial (TC) on the Land
Use Plan.
A. Purpose: To provide for the development and regulation of a
narrow range of specialized commercial uses oriented to tourist and
resort activity. Representative land uses include a destination resort
hotel, timeshares, condominiums, eating and drinking
establishments and accessory commercial/retail shops.
PAGE 5
AMENDMENT #2 JULY 29, 2005
THE CENTRE POINTE PROJECT SPECIFIC PLAN
CITY OF LA QUINTA
B. Permitted Uses: The following uses are permitted in the TC
Zoning District of this Specific Plan.
1. Resort style hotel with up to three stories, including pool, tennis
courts and other hotel amenities.
2. Resort style condominium/casitas*, including pool, tennis courts
and other resort amenities.
3. Timeshare with a conditional use permit (CUP).
4. Restaurant uses, with the exception of fast food or drive -
through facilities.
*Resort style condominiums are individual ownership condominiums
usually purchased as vacation units or second homes. When vacant, the
condominiums may be rented on a nightly or weekly basis, and all such
rentals shall be subject to payment of transient occupancy tax (TOT) in
accordance with ordinance of the City of La Quinta. The Hotel may provide
a program of management services which condominium owners may
utilize to facilitate the rental of their individual units and payment of
applicable TOT to the City.
TOURIST COMMERCIAL DEVELOPMENT STANDARDS
Minimum — Maximum building site (acres)
Building Heiqhts:
16-50
Hotel - Maximum building height (ft.) 40
Hotel - Maximum number of stories 3
Resort Casitas - Maximum building height (ft.) 33*
Resort Casitas - Maximum number of stories 2
Structure height within first 150 feet along Washington St. 22 ft
Setbacks:
Minimum perimeter building/landscape setback (in ft.)
from Washington Street 20
Minimum perimeter building/landscape setback (in ft.)
from Miles Avenue 20
Parking (Resort) 1/unit
Parking (Casitas) 1.6/unit
Parking (Restaurant) 1/115 sq. ft.
PAGE 6
AMENDMENT #2 JULY 29, 2005
THE CENTRE POINTE PROJECT SPECIFIC PLAN
CITY OF LA QUINTA
* Resort Casitas
• within the first 60' along Miles Avenue, measured from the south side of
the 20' landscape setback parcel, the Maximum height of the Resort
Casitas units is 22';
• within the next 60' to 150' along Miles Avenue, the Maximum height
of the Resort Casitas units is 26; the height may be 33' outside the
150' setback.
Land Use Area ft
The permitted land uses and development standards for the 9.45 acre
Land Use Area II area designated as Medium Density Residential (RM)
on the Land Use Plan.
A. Purpose: To provide for the development and preservation of
medium density neighborhoods consisting of up to 90 single-family
detached dwellings on medium and small size lots and/or
developments with clustered smaller dwellings, such as single-family
attached townhome or multifamily dwellings, with open space.
B. Permitted Uses: The following uses are permitted in the RM
Zoning District of this Specific Plan.
1. Attached dwelling units
2. Detached dwelling units
3. Casitas when attached to a main dwelling with or without
kitchens
4. Zero Lot Line Units (subject to the approval of a conditional use
permit
MEDIUM DENSITY RESIDENTIAL (RM) DEVELOPMENT STANDARDS
Area Requirements:
Maximum site (acres) 12
Maximum number of units 90
Single Family Detached Units
Lot Sizes
Minimum lot size 4,500 sq. ft.
Minimum lot frontage 45 ft.
Buildina Heights
Adjacent to existing residential 20 ft.
Not adjacent to existing residential 28 ft.
PAGE 7
AMENDMENT #2 JULY 29, 2005
THE CENTRE POINTE PROJECT SPECIFIC PLAN
CITY OF LA QUINTA
Maximum stories adjacent to existing residential 1
Maximum stories not adjacent to existing residential 2
Setbacks:
Front yard setback w/side loaded garage 15 ft.
Front yard setback w/front loaded garage 20 ft.
Side yard setback
Rear yard setback 5 ft.
Maximum lot coverage 20 ft-
Minimum livable floor area for single-family detached 60 /o
excluding garage
Parking 1,200 sq. ft.*
2/unit within a
garage
*The area south of Seeley Drive shall contain no less than 40 units available to
moderate income individuals and/or families. Of these 40 units the minimum
house size for 30% of the units can be no less. than 1,200 square feet. The
remaining 70% of the -units must have a minim
feet. um dwelling size of 1,400 square
Two -Story Courtyard Single Family Homes
Minimum lot size
Minimum lot frontage
sq. ft.
Minimum front yard setback
3 ft.
5ft.
Maximum structure height
20 ft.
Maximum number of stories
28 ft.
Minimum perimeter building/landscape setback (in ft.)
from Seeley Drive
2
Minimum livable floor area
20
Minimum Common area
1,000 sq. ft.
Parking
30 %
2/unit 1 space
Per unit
Interior street building/landscape setback
Covered
20 ft.
One- and Two -Story Single Cluster Courtyard Villas
Lot Sizes
Minimum lot size
Minimum lot frontage 2,200 sq. ft.
40 ft.
Building Heights
Adjacent to existing residential
20 ft.
PAGE 8
AMENDMENT #2 JULY 29, 2005
THE CENTRE POINTE PROJECT SPECIFIC PLAN
CITY OF LA QUINTA
— Not adjacent to existing residential
Maximum stories adjacent to existing residential
Maximum stories not adjacent to existing residential
Building Setbacks
Front Yard
Facing common area
Facing public or private street
Side yard
Rear Yard
Distance between buildings along common driveways
Interior street building/landscape setback
Setback from Seeley Drive
Minimum livable floor area
Minimum common open area
Streets shall be 28 'wide with 12' setbacks and no parking
on one side of the street.
28 ft.
1
2
15ft
20 ft
5ft
loft
30 ft
20 ft.
20 ft.
1,200 sq. ft.
30%
Parking-
2/unit **
** Up to 20% of the units may have a single car garage and 1 uncovered
parking space.
Land Use Area 111
The permitted land uses and development standards for the 2.70 acre
Land Use Area III area designated as Parks and Recreation (PR) on the
Land Use Plan.
A. Purpose: To provide for the development open space and
recreational opportunities.
B. Permitted Uses: The following uses are permitted in the PR
Zoning District with approval of this Specific Plan.
1. Open Space
2. Public parks and passive recreation facilities
3. Playfields, unlighted
4. Restrooms
5. Parking lots
6. Entry Monument
PAGE 9
AMENDMENT #2 JULY 29, 2005
THE CENTRE POINTE PROJECT SPECIFIC PLAN
CITY OF LA QUINTA
Land Use Area IV
The permitted land uses and development standards for the 13.5 acre
Land Use Area IV area designated as Office (0) on the Land Use Plan.
A. Purpose: To provide for the development medical office and
surgical center.
B. PermifttWUses: The following uses are permitted in the O Zoning
District with approval of this Specific Plan.
1. Medical Offices
2. Surgery and Recuperative Center
3. Ancillary related commercial uses such as medical supply, and
pharmacy
C. Prohibited Uses:
1. Helicopter Landing Areas
2. Emergency Center
OFFICE DEVELOPMENT STANDARDS
Minimum building site (acres)
Building Height Zones:
E
First 250 feet from the east property line is
Limited to structure heights of 33 ft
Maximum building height within the
remainder of the office area (to Seeley Drive 45 ft
First 150 feet along Washington Street is
limited to structure heights of 22 ft
Setbacks:
Minimum perimeter building/landscape setback
(in ft.) from Washington Street 20
Minimum perimeter building/landscape setback
(in ft.) from residential districts 50/15
Maximum number of stories
Parking
3
1/250 sq. ft.
PAGE 10
AMENDMENT #2 JULY 29, 2005
THE CENTRE POINTE PROJECT SPECIFIC PLAN
CITY OF LA QUINTA
Site Concept
The Site Concept is presented in Exhibit B of this document. As the
gateway to the City of La Quinta, the architectural and landscape design of
the site will be developed to enhance the qualities of the City. The
intersection of Miles and.Washington, due to its prominent location, will be
enhanced with landscaping and monumentation to create a sense of
arrival to the site. Landscaping along the streets will respond to the
existing boulevard character. A landscape buffer will be designed to
mitigate traffic noise and will be oriented to preserve views of distant
mountains. Sloping berms at a maximum height of 4' from curb height will
be planted in layers to restrict the views of parking areas from surrounding
streets.
Seeley Drive will have a landscaped median and parkways throughout the
project. The broad, pedestrian -scaled character of the street will run
through, the site.
In the residential area, sidewalks behind parkway planting will provide
access to the neighborhood park. The pedestrian -accessible park will
serve as green space for the residents.
Architectural Character
The buildings constructed on the site should maintain a consistent theme
carried out by quality materials and imaginative design consistent with the
existing character of La Quinta. Building design shall be unique to the site
in that the configuration should take advantage of and preserve
surrounding vistas. Additional reference material is provided in Exhibit C
of this document. Other salient characteristics of the architectural
character are:
• The use of simple plaster masses with deep punched openings,
arched entryways, and shading elements.
• Horizontal and vertical building offsets to create articulated breaks
and visual relief.
• Wood detailing, tile work and vivid colors at key places along broad
plaster masses.
• Building integration with indigenous landscaping, such that the
architecture appears as an extension and outgrowth of the
landscape.
PAGE 11
AMENDMENT #2 JULY 29, 2005
THE CENTRE POINTE PROJECT SPECIFIC PLAN
CITY OF LA QUINTA
• Strategic orientation and configuration of buildings and shading
elements to passively heat and cool spaces.
• False roofs are prohibited. Flat roofs may be used in combination
with other roof forms.
The simple yet strong architectural vocabulary for the development should
rely on strategically placed key details and the careful selection of
landscape materials. The details employed include arcades, balconies
deeply recessed openings, low walls, wood detailing and awnings.
Resort uses
• The following architectural elements should be incorporated in
order to increase building articulation and reduce the scale of the
three-story hotels:
o Elements such as awnings, balconies roof overhangs, or
trellises that protrude from building elevations.
o Varying roof plate heights that create a layered or staggered
rootline.
o Elements such as arcades or balconies that "step" in plan and
elevation, creating shadow and depth.
• Entries should be articulated with larger openings in the facade,
richer building materials and colors, and arcades or portals.
• Entry plazas and courtyards should include shading elements such
as trellises and landscaping.
Residential Uses
The design of the residential component shall incorporate elements that
respond to the climate of La Quinta. Such design features include patios,
balconies, courtyards, arcades, plazas and paseos. Extended roof
overhangs shall be incorporated into building design to provide additional
shade. Overall design of the residential component shall incorporate the
following guidelines:
• Architectural design shall be unique in character, but consistent
with surrounding area.
• Orientation of structures should consider the climate of the area.
• Housing edges should maximize view potential and access to
natural open areas.
PAGE 12
AMENDMENT #2 JULY 29, 2005
THE CENTRE POINTE PROJECT SPECIFIC PLAN
CITY OF LA QUINTA
• Porches and balconies should be designed to promote social
interaction among community residents and should be an integral
component of the buildings architectural style.
• Mechanical elements of the building shall be screened from view
by walls, fences or landscaping.
• Varying house configurations is encouraged to promote variety in
the street scene.
• Encourage the use of curvilinear streets.
Overall development identity and character is defined and enhanced by
the continuity of landscape materials along publicly visible areas.
Individual parcel identity can be established 'through variations in
landscaping at major entry points, along smaller streets within the
development, and within individual parcel open -space- areas. The HOA
shall maintain all common area landscaping in perpetuity.
Exhibits D 1-5 provide general guidance for the development of a final
landscape plan for the development.
Landscape Concept
The landscape architectural theme for the development is to create an
identifiable "signature" landscape character for the development.
Landscaping is subject to the City of La Quinta water efficient landscape
ordinance. Additional guidelines within this document are intended to
achieve the following goals:
• Create a signature landscape theme defining the character of La
Quinta
• Enhance major views by landscape treatment
• Utilize drought tolerant landscape
• Create hierarchy of theme signage from monumental entrance to
individual parcel identity
• Create focal points
• Utilize tree massing to screen the rear and sides of outdoor service
uses (i.e. trash enclosures, etc)
• Strategic clusters of dense landscaping to serve as wind barriers
PAGE 13
AMENDMENT #2 JULY 29, 2005
THE CENTRE POINTS PROJECT SPECIFIC PLAN
CITY OF LA QUINTA
The landscape concept shall consist of three zones to maximize water
efficiency as well as to keep maintenance at a minimum. The three zones
are as follows:
• Water Eflycient `Drip Zone' — These areas will receive the least
amount of use (e.g., median islands, parking islands, etc.).
Plantings in this zone will consist of drought tolerant low shrubs,
ground covers and desert trees. Crushed 'fines' rock and large
boulders can be used in addition to ground covers. The irrigation
system will be drip. (See Exhibit D-1)
• Transitional Landscape Zone — These areas will bridge the gap
between zone 1 and zone 3 and generally be seen along the street
frontages. Medium shrubs, canopy trees and a limited amount of
turf will be used. Turf areas should be irrigated with short flat spray
heads that have short radii to reduce the amount of over spray and
resulting damage to adjacent hardscape. (See Exhibit D-1)
• Building Entry Zone — These areas will be. located at building
entries, courtyards or other recreational facilities that will receive
maximum use.
Ground covers, shrubs and trees with more abundant foliage will be
used to create a cooler, quieter environment for the users of these
spaces. (See Exhibit D-1)
The streetscape concept is the primary landscape influence for the
development and is intended to unify the development. The streetscape
components consist of meandering sidewalks, identifying street tree
patterns, and a bermed edge accented with shrubs, ground covers and
rock. Turf areas will be located at intersections where ample space is
provided. Shrubs will be used as a screen where necessary. Root
barriers for trees shall be used for any tree that is located closer than 6'
from adjacent hadscape.
Washington Street and Miles Avenue Tree Design
The dominant tree along Miles Avenue shall be Prosopis Alba (Thornless
Mesquite) planted in informal clusters to follow the meandering walk
approximately 50 ft. intervals. The trees should be accented by clusters of
Washingtonia filifera (California Fan Palm). Phoenix dactylifera (Date
Palm) should be incorporated at significant development entry drives.
Washingtonis robusta (Mexican Fan Palm) can be used outside right-of-
ways to accentuate buildings or other site enhancements. Landscape
lighting may occur at specimen plants or to accent clusters.
PAGE 14
AMENDMENT #2 JULY 29, 2005
THE CENTRE POINTE PROJECT SPECIFIC PLAN
CITY OF LA QUINTA
Seeley Drive Tree Design
Seeley Drive should be planted with Tipuana Tipu (Tipu Tree) to lineate
the road. Washingtonia filifera (California Fan Palm) shall be used to
accent major parcel entries. Significant specimen plants will be accented
with uplighting. To supplement this pattern, other species of trees can be
used on site. Please refer to the plant palette (See Exhibit E).
Development Entries at Washington Street and Miles Avenue
Development entries at Washington Street and Miles Avenue shall
continue the Phoenix dactylifera (Date Palm) theme from the development
entries as mentioned above. Phoenix daciy%rfera (Date Palm) shall be
spaced formally at 25' intervals along the center median. Along either side
of the street, Phoenix dactyfifera (Date Palm) will occur at 25' intervals and
be placed to follow the contour of the meandering sidewalk. (See Exhibit
D-2, 3).
Parking Areas
Parking area landscaping shall be designed to accomplish the following:
• Provide shading
• Serve as a visual barrier from Miles Avenue, Washington Street
and Seeley Drive.
Landscaped islands shall be provided at the ends of stall rows to break up
parking areas by creating a series of smaller parking pockets. Parking
pockets shall be distributed at a minimum of one per 10 parking stalls and
should provide a minimum of 10' landscaped width to allow planting and
mounding. The landscaped islands shall be a minimum of 9' wide
providing a minimum of 6' wide landscape space. Islands shall contain
large canopy trees to provide shade.
Parking lots shall have 24" box trees (T-3" Caliper) whose placement shall
be such that the mature tree spread will shade fifty percent (50%) of the
parking stall area with tree canopies within 15 years.
Along Miles Avenue and Washington Street, parking must be screened
with a block wall and/or berm (3:1 slope maximum, height of 4' from curb
height) with adequate landscaping planted between the property line and
the paved parking areas. Shrubs should partially screen cars and aisles,
transforming vast parking lots into a series of smaller alcoves. (See
Exhibit D-5).
PAGE 15
AMENDMENT #2 JULY 29, 2005
THE CENTRE POINTE PROJECT SPECIFIC PLAN
CITY OF LA QUINTA
Mirdmum Landscaping Guidelines
These development regulations are meant to meet the City of La Quinta
water efficient landscape ordinance and to define an appropriate plant
palette that will reinforce the unique identity of the development, yet
provide flexibility and diversity in planting design.
A limited selection of plant materials used in simple, significant
compositions is encouraged. Planting design should be compatible
with and compliment adjacent plantings, reinforcing and enhancing
the individual architecture and design of the site.
The materials on the Plant Palette (See Exhibit E) have been
selected for their contribution to the development theme, their
adaptability to climatic and soil conditions and with respect for long
term cost effective maintenance.
Detailed landscape and irrigation plans are to be prepared by a
landscape architect licensed in the State of California for each
individual component- of the development. The landscape-
ans
are to be submitted to the City for review. All landscape areas l are
to be served by a permanent automatic underground imgation
system.
Art in Public Places
Fees generated for the development of this site shall be utilized to provide
public art in Land Use Area I and IV. In lieu fees will not serve as a
substitute for public art.
Susftinability Guiderums
In response to the recent California energy crisis the City is taking a
proactive role in development by ensuring that energy efficiency standards
will be incorporated into this Specific Plan. An energy efficiency plan shall
be submitted to the City for approval and shall include the following
aspects: orientation, shading, solar paneling and energy efficient products.
Cinculation
The circulation system for the Specific Plan conforms to the requirements
of the City of La Quinta General Plan — Circulation element by providing a
hierarchy of vehicular traffic -ways with pedestrian -ways segregated within
the plan area. A detailed discussion of the technical issues of traffic
PAGE 16
AMENDMENT #2 JULY 29, 2005
THE CENTRE POINTE PROJECT SPECIFIC PLAN
CITY OF LA QUINTA
impact analysis is presented in a site specific report prepared by Urban
Crossroads.
The following guidelines shall be implemented to provide a hierarchy of
travel options to residents and guests within the development:
Construct internal roadways that provide a safe route for
development ingress and egress to both commercial and
residential areas.
• Construct bike paths connecting with the system of bike paths
outside the development area consistent with the architectural
theme and landscape character.
Construct pedestrian meandering walkways connecting
commercial, residential areas with surrounding sidewalks.
Walkways shall blend with the surrounding landscape character
and provide interconnectivity within the development.
Off -Site Improvements
• The development shall contribute towards a citywide roadway and
traffic signal improvement program as a result of infrastructure
development fees for the City of La Quinta. These fees shall be
paid at the building permit stage of development.
• The Public Works Department shall consider the option to install a
left turn pocket for southbound Seeley Drive, north of Miles
Avenue.
on - to Improvements
• Construct Seeley Drive from Washington Street to Miles Avenue at its
ultimate width as a local street in conjunction with development
• Sight distance at the development entrance should be reviewed with
respect to standard Caltrans/City of La Quinta sight distance standards
at the time of preparation of final grading, landscape and street
improvement plans.
• Traffic signaling/striping at Miles Avenue and Seeley Drive should
be implemented when warranted in conjunction with detailed
construction plans for the development site and shall be financed
100% by resort developer.
PAGE 17
AMENDMENT #2 JULY 29, 2005
THE CENTRE POINTE PROJECT SPECIFIC PLAN
CITY OF LA QUINTA
Wind & Erosion Control
The Coachella Valley experiences periods of moderate to high wind
conditions. Therefore, wind blown dust and sand are a concern during
local grading operations. The South Coast Air Quality Management
District and the Environmental Protection Agency have instituted a plan in
the Coachella Valley to reduce excess PM 10 (small particle dust). These
provisions must be adhered to during grading operations.
SWPPP/NP0E3/PM10
The provisions of the National Pollutant Discharge Elimination System
(NPDES) apply to construction projects over 5 acres in size. The
development will require a Notice of Intent (NOI) and NPDES permit
containing a Best Management Practices Plan to be filed/prepared.
Furthermore, a Stormwater Pollution Prevention Plan (SWPPP) must also
be prepared for the development and submitted to the City of La Quinta.
Drainage and Flood Control
The drainage plan proposes to collect and convey storm flows via a piped
storm drain system to the Coachella Valley Stormwater Channel. This
system would be installed in phases starting with the northerly portion of
the site (hotel and casitas) including facilities contained within Seeley
Drive. If the plans for the remainder of the property (medical office
building, residential and boutique hotel) are advanced to the point of
knowing where the storm drain(s) would be located, then the entire system
may be installed with phase one.
If the detailed plans are still undergoing refinement, then one or more
temporary retention basins may be installed to collect the stormwater until
those phases are constructed. A feature of the grading and drainage
design will be an overflow channel in the event that the storm drains
become inoperative. A requirement with the storm drain system will be an
intercept to collect nuisance water such as a dry well or sand filter system.
With the drywells or alternative intercepts sized appropriately, this type of
system eliminates nuisance flow discharges to the channel, provides an
emergency overflow through the channel wall and eliminates surface
runoff over the channel wall. Due to the phasing of the development,
reciprocal drainage agreements may be necessary.
PAGE 18
AMENDMENT #2 JULY 29, 2005
THE CENTRE POINTE PROJECT SPECIFIC PLAN
CITY OF LA QUINTA
Utillidies
The infrastructure that will serve the development is described below and
is designed to provide a coordinated system of infrastructure and public
services to adequately serve the plan area at full build out. The
infrastructure and utilities plan identifies standards relative to land use for
the plan area and establishes the infrastructure and public service policies.
Sewer Plan
The development is located within the jurisdiction of the Coachella Valley
Water District (CVWD) for sewer service. As shown in Exhibit G, an
existing 18-inch sewer main is located along the CVWD channel access
road, to the south of the development. Preliminary discussions with
CVWD have indicated that two connections to this existing District facility
are appropriate. One sewer service will connect to an existing manhole
near the southwest comer of the development (near the intersection of
Washington Street and the Coachella Valley Stormwater Channel) and
extend northward along Washington_ Street to future Seeley. Drive. This
te line will exnd up Seeley and provide service for the proposed restaurant,
commercial, hotel, and townhouse developments. The second sewer
service will connect to an existing manhole near the southeast comer of
the development. This service will extend on site and be used for future
single-family residential development.
Water Plan
The development is located within the jurisdiction of the Coachella Valley
Water District for water service. As shown in Exhibit H, existing 18-inch
water stubs are located at both ends of future Seeley Drive. Preliminary
discussions with CVWD have indicated that the developer would be
required to complete this 184nch loop. On -site domestic, irrigation, and
fire flow water would be provided from the proposed 18-inch pipe.
Electrical Plan
Electric service is provided to the site by the Imperial Irrigation District
(IID). A preliminary discussion with III) has indicated that electrical
facilities are located on the south side of Miles Avenue and the east side of
Washington Street. Further discussion with III) will be necessary to
identify the exact location of these facilities. Service to the development is
assumed to be routine.
PAGE 19
AMENDMENT #2 JULY 29, 2005
THE CENTRE POINTE PROJECT SPECIFIC PLAN
CITY OF LA QUINTA
Phasing
Other Utilities
Natural Gas - Natural gas service is provided to the site by the Southern
California Gas Company. Based on "as -built' plans, an existing gas main
has been identified in Washington Street, adjacent to the site. Further
discussion with the Gas Company and a field investigation are
recommended to determine the exact location of the pipe. Service to the
development is assumed to be routine. However, some cutting and
removal/reconstruction of pavement and curb will be required.
Telephone - Telephone service will be provided to the development by
Verizon. Based on "as -built' plans, existing telephone facilities have been
identified in both Washington Street and Miles Avenue. Further discussion
with Verizon will be necessary to accurately locate these facilities and
determine the preferred connection points. Service to the development is
assumed to be routine. It is likely that some cutting and
removal/reconstruction of pavement and curb will be required.
Cable Television - Cable Television service will be provided to the site by
Time Warner. Based on correspondence with the cable company, empty
conduits exist along the south side of Miles Avenue and the east side of
Washington Street. The exact location of these conduits is not known.
Further discussion with the cable company will be necessary to determine
if extension of existing cable lines to serve the development is feasible.
The following diagram illustrates the phasing schedule for the proposed
development. A detailed description of each phase can be found in the
Third Amendment to the Disposition and Development Agreement (DDA).
PAGE 20
AMENDMENT #2 JULY 29, 2005
THE CENTRE POINTE PROJECT SPECIFIC PLAN
CITY OF LA QUINTA
M■ ES AVENUE
--------------------
Land Use Element
General Plan Land Use
Goal 2; Policy 2 and Program Z2, Policy 4:
"The site is greater than 10 acres in size and is located within a land use
designation (Tourist Commercial) that requires the preparation of a
Specific Plan. "
Residential Land Use
Goal 2; Policy 1, Policy 2, Policy 5 and Program 5.1, Policy 6,
"The proposed development will contain residential units that are
compatible with the existing established character. The residential density
for the development shall range from 4-8 DU/AC ("dwelling units per
acre"). The maximum density shall be 8 DU/AC. The general residential
product type shall be characterized by one and two-story single-family
detached homes on medium and small lots and/or . one to two-story,
single-family attached units in projects with open space.
PAGE 21
AMENDMENT #2 JULY 29, 2005
THE CENTRE POINTE PROJECT SPECIFIC PLAN
CITY OF LA QUINTA
The specific plan contains development standards including setbacks, and
architectural design characteristics. The plan includes attached and
detached product offering more opportunity for affordability."
Commercial Land Use
Goal 1 and 2; Policy 2
"The Tourist Commercial (TC) and Office (0) categories shall provide for a
narrow range of specialized uses oriented to tourist and resort activity.
The TC category includes destination resort hotels, small boutique hotel
units, eating and drinking establishments, accessory retail. The
development of hotels and related tourist -oriented uses is highly desirable
to provide a future revenue base for the City. The Specific Plan provides
standards to guide tourist -oriented development."
Otter Land Use Goals
Goal 1, Goal 2, Policy 4
"The Park (P) category of this Speck Plan shall provide for the
designation of an improved public park and recreational facilities in the
City.
Circulation Element
Traffic and Circulation
Policy 2 and Program 2.2, 2.3, 2.4, 2.10, Policy 6, Policy 13.1, 13.2,
Policy 14 and Policy IS:
"The proposed development has defined improvements which specifically
minimize the disruption of established neighborhoods, schools and
commercial centers by the creation of Seeley Drive with internal access
points for the development at a minimum spacing of 250 between access
points, minimal access points on Washington Street and Miles Avenue.
Washington Street is classified as a major Arterial and Miles Avenue is
classified as a Primary Arterial. The development will not lower
established levels of service along either arterial. The Specific Plan
identifies design standards for the development and enhancement of
streets. The Specific Plan further requires City approval on all future street
design. The completed street sections will contain provisions for bicycles
and pedestrians to reduce dependence on vehicles for transportation.
PAGE 22
AMENDMENT #2 JULY 29, 2005
THE CENTRE POINTE PROJECT SPECIFIC PLAN
CITY OF LA QUINTA
Open Space Element
Open Space .
Policy 1 and Policy 7:
Although the site does not have direct access to hillside areas or other
identified areas of preservation there has been the provision of on site
amenities associated with the resort components, the plan also sets aside
2.70 acres of public park space. The Specific Plan recognizes the
importance of views and prescribes guidelines to preserve them.
Parks and Recreation Element
Parks and Recreation
Goal 2, Policy 1, Program 1. 1, Program 1.3, Program 4.4, Policy 6,
In addition to the on site amenities associated with the resort components,
the plan has set aside 2.70 acres of public park space within this project..
Guidelines have been outlined in the Specific Plan for the reduction of
waste and water efficiency through irrigation methods and select plant
species.
Natural Resources Element
Air Quality
Goal 1, Policy 1, Program 2. 1, Policy 3, Policy 4:
The development is located adjacent to similar uses and is not subject to
objectionable odors or emissions. Landscaped setbacks have been
incorporated into the plan to separate the uses from adjacent roads and
associated impacts. The plan proposes a mixture of uses that could assist
in reduced commutes. The plan provides easy access to major roadways
thereby reducing vehicle miles traveled to reach major transportation
routes.
Energy and Mineral Resources
Goal 2, Program 1.2, Program 2. 1, Program 3.2,
The Plan encourages that the buildings contain the up to date energy
efficient appliances and solar control to reduce impacts on non-renewable
resources. The Specific Plan also encourages the use of active solar,
passive solar and other energy conservation opportunities wherever
feasible.
PAGE 23
AMENDMENT #2 JULY 29, 2005
THE CENTRE POINTE PROJECT SPECIFIC PLAN
CITY OF LA QUINTA
Biological Resources
Program 1.2, Policy 2, Program 2.2, Program 2.4,Policy 3
The site is located in an area of high sensitivity to various species
including the Palm Springs, Pocket Mouse, the Palm Springs Ground
Squirrel and others. At the appropriate time, biological surveys will be
conducted to determine if any protected species are present.
Recommended mitigation will be followed. The site will also participate in
the payment of fees for the protection of the Coachella valley fringe -toed
lizard. The Specific Plan encourages the use of native and drought
tolerant plant materials particularly in the public areas.
Paleontological Resources
The site is not located in an area of high paleonotolgical sensitivity.
Water Resources
Policy 1, Program 1.1, Program 1.2, Program 1.3 and Program 2.2,
The Speck Plan encourages incorporation of the comments from the
Coachella Valley water District regarding water usage and conservation
methods. The site contains a well site that is dedicated for the purposes of
new domestic supply. The sire will contain on site retention areas that will
assist in the recharging of the groundwater supply and flood control.
Infiasbucture and Public Services Element
Infrastructure and Public Services
Program 1.1 and Program 4.2
The Specific Plan requires compliance with the regulations of the Uniform
Fire Code and encourages safe areas, well lighted parking areas and
other security measures promoted by law enforcement agencies.
Educational Facilities
Program 1.1 and Policy 3:
The land uses included n the Specific Plan are subject to the payment of
an impact fees to offset impacts to the school system.
Surface Water and Storm Drainage
Policy 2, Policy 3 and Policy 4:
The Specific Plan provides for retention basins to be incorporated into the
grading and drainage plans of the individual site developments. These
retention basins shall be encouraged and to the extent feasible be sited in
PAGE 24
AMENDMENT #2 JULY 29, 2005
THE CENTRE POINTE PROJECT SPECIFIC PLAN
CITY OF LA QUINTA
areas which facilitate recharge of the groundwater aquifer. Adequate on
and off -site storm water collection and detention/retention facilities that will
contain and convey storm water to the Coachella Valley Stormwater
Channel will be reviewed by the City.
Solid Waste Management
Policy 1 and Program 1.1:
The Specific Plan encourages the wise use of resources and that includes
provisions for recycling and use of solid waste management services.
Domestic Water
Policy 1 and Program 1.1:
The project area is adequately served with domestic water and sanitary
sewer services by the Coachella Valley Water District.
Public Utilities
Policy 2, Program 2.1, Program 2.2, Policy 3, Policy 4, Program 4.1
and Program 4.2:
The Specific Plan proposes to that all utilities will be undergrounded.
In addition communication facilities that will serve the project will be placed
underground.
Environmental Hazards Element
Hazardous Materials
Program 3.1, Program 4.1 and Policy 5:
The uses proposed in the Specific Plan will comply with local regulations
regarding the transportation, storage and disposal of hazardous materials.
The development will also be connected to sanitary sewer system of the
Coachella Valley Water District.
PAGE 25
AMENDMENT #2 JULY 29, 2005
THE CENTRE POINTE PROJECT SPECIFIC PLAN
CITY OF LA QUINTA
Geologic and Seismic Hazards
Policy 3,Program 3.1, Policy 5, Program 5.1 and Policy 9:
The Specific Plan shall require that all structures and foundations be
designed and constructed to resist seismic forces in accordance with the
criteria of the Uniform Building Code (UBC). Although The site is not
located in an identified area of unstable soils. the development shall
comply with City regulations regarding soil compaction tests. The site is
located in an area identified as a wind hazards area. Care shall be taken
in the placement of buildings and public areas to minimize the wind
associated impacts.
Flooding and Hydrology
Policy 5, Program 5.1 and Policy 6:
The site is not located within a flood hazard area but it adjacent to the
Coachella Valley StormWater Channel. Partial lining of the channel will
protect the embankments and slope areas adjacent to the site. The
development will contain its incremental increase in storm runoff on site
and only emergency flows will be discharged into the Channel. On site
facilities will be designed to address nuisance water.
Noise
Policy 2 and Policy 3:
The Specific Plan has provided setbacks from the major roadways and
encourages care when placing structures to that the maximum amount of
noise insulation is proved to sensitive receptors. The residential uses are
located tat the most distant point form the noise sources.
Cultural Resources Element
Historic Pmservadon
The site is vacant and contains no visible historical resources. Care
should be taken during grading and excavation. If resources are
encountered, activities should be diverted to other areas until the
significance of the resource can be determined.
Housing Element
Policy 1.1.8:
A housing analysis shall be submitted as part final the final development
plan.
PAGE 26
AMENDMENT #2 JULY 29, 2005
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