4 Riv Cnty Board SP 218 for Rancho La Quinta (1989)PART
SPECIFIC PLAN 218
TABLE OF CONTENTS
PART 4
SPECIFIC PLAN 218
1.0
SPECIFIC PLAN
1-1
1.1
Summary
1-2
2.0
PROJECT -WIDE PLANNING STANDARDS
2-1
2.1
Land Use Element
2-1
2.1.1
Residential Uses
2-1
2.1.2
Commercial Uses
2-1
2.1.3
Open Space and Recreation Uses
2-2
2.2
Circulation Element
2-2
2.2.1
Approach
2-2
2.2.2
Plan Description
2-3
2.3
Drainage Element
2-5
2.3.1
Approach
2-5
2.3.2
Plan Description
2-5
2.4
Water and Sewer Plan
2-7
2.4.1
Approach
2-7
2.4.2
Plan Description
2-7
2.5
Grading Plan
2-9
2.5.1
Objectives
2-9
2.5.2
General Criteria
2-9
2.5.3
Specific Criteria
2-11
2.6
Public Facilities Element
2-12
2.6.1
Approach
2-12
2.6.2
Plan Description
2-12
2.6.3
Staging Element/Public Facilities
2-13
2.7
Open Space/Recreation Element
2-14
2.7.1
Approach
2-14
2.7.2
Plan Description
2-14
2.7.3
Comprehensive Maintenance Plan
2-19
i
TABLE OF CONTENTS - PART 4 (Continued)
SECTION
TITLE
STANDARDS BY PLANNING AREA
PASSE
3-1
3.0
3.1
Planning Area 1
3-1
3.2
Planning Area 2
3-1
3.3
Planning Area 3
3-4
3.4
Planning Area 4
3-4
3.5
Planning Area 5
3-4
3.6
Planning Area 6
3-4
3.7
Planning Area 7
3-9
3.8
Planning Area 8
3-9
3.9
Planning Area 9
3-9
3.10
Planning Area 10
3-13
3.11
Planning Area 11
3-15
3.12
Planning Area 12
3-15
3.13
Planning Area 13
3-18
4.0
DESIGN GUIDELINES
4-1
4.1
Purpose and Intent
4-1
4.2
The Rancho La Quints Character
4-1
4.2.1
Project Theme
4-1
4.2.2
Project Setting
4-1
4.3
Residential Development Standards-
4-2
4.3.1
Medium Density Residential
4-2
4.3.1.1
Concept
4-2
4.3.1.2
Development Standards
4-2
4.3.2
Medium High Density Residential
4-6
4.3.2.1
Concept
4-6
4.3.2.2
Development Standards
4-6
4.3.3
Commercial Development Standards
4-10
4.4
Community Elements
4-12
4.4.1
Project Entries
4-12
4.4.2
Streetscapes
4-17
4.4.3
Land Use Transitions
4-18
ii
TABLE OF CONTENTS - PART 4 (Continued)
SECTION
4.4.4
TITLE
Recreation and Open Space
PAGE
4-31
4.4.5
Community Walls and Fencing
4-46
4.4.6
Signage
4-50
4.4.7
Residential Guidelines
4-52
4.4.8
Commercial Guidelines
4-48
4.4.9
Landscape Guidelines
4-54
4.4.9.1
Landscape Regulations
4-54
4.4.9.2
Landscape Regulations
4-59
4.4.9.3
Residential Landscape Guidelines
4-59
LIST OF FIGURES - PART 4
NUMBER
1.1-1
TiTLE
Rancho La Quinta Proposed Specific Plan
PAGE
1-3
2.1-1
Proposed Circulation Plan
2-4
2.3-1
Proposed Drainage Plan
2-6
2.4-1
Proposed Sewer Plan
2-8
2.4-2
Master Water Plan
2-10
2.7-1
Open Space and Recreation
2-18
3.1-1
Planning Area 1
3-2
3.2-1
Planning Area 2
3-3
3.3-1
Planning Area 3
3-5
3.4-1
Planning Area 4
3-6
3.5-1
Planning Area 5
3-7
3.6-1
Planning Area 6
3-8
3.7-1
Planning Area 7
3-10
3.8-1
Planning Area 8
3-11
3.9-1
Planning Area 9
3-12
3.10-1
Planning Area 10
3-14
3.11-1
Planning Area 11
3-16
3.12-1
Planning Area 12
3-17
Hi
TABLE OF CONTENTS - PART 4 (Continued)
LIST OF FIGURES - PART 4 (Continued)
NUM B FR
3.13-1
TITLE
Planning Area 13
PAGE
3-19
4.3-1
Typical Concept Plan - Medium Density Residential (2-5 DU/Acre)
4-3
4.3-2
Typical Illustrative Site Plan - Medium Density Residential
(2-5 DU/Acre)
4-4
4.3-3
Typical Architectural Elevation - Medium Density Residential
4-5
4.3-4
Typical Concept Plan - Medium High Density Residential
(5-8 DU/Acre)
4-7
4.3-5
Typical Illustrative Site Plan - Medium High Density Residential
(5-8 DU/Acre)
4-8
4.3-6
Typical Architectural Elevation Medium High Density Residential
4-9
4.3-7
Typical Illustrative Site Plan - Commercial Area
4-11
4.4-1
Project Entries
4-13
4.4-2
Typical Primary Entry - Plan View
4-15
4.4-3
Typical Primary Entry - Section
4-16
4.4-4
Typical Secondary Entry - Plan and Section
4-19
4.4-5
Typical Neighborhood Entry - Plan and Section
4-21
4.4-6
Typical Commercial Entry - Plan and Section
4-23
4.4-7
Typical Streetscape - Secondary Highway (64' on 88')
4-25
4.4-8
Typical Streetscape - Urban Arterial (110' on 134')
4-26
4.4-9
Typical Streetscape - Arterial Highway (86' on 110')
4-27
4.4-10
Typical Streetscape - Internal Collector (44' on 66')
4-28
4.4-11
Typical Streetscape - Internal Private Street (40')
4-29
4.4-12
Interface - Medium Density Residential/Golf Course
4-30
4.4-13
Interface - Medium Density Residential/Biological Preserve
4-32
4.4-14
Interface - Medium High Density Residential/Golf Course
4-33
4.4-15
Interface - Medium High Density Residential/Park Use
4-34
4.4-16
Interface - Medium High Density Residential/Biological Preserve
4-35
4.4-17
Interface - Golf Course/Revegetation Area
4-36
4.4-18
Conceptual Plan Community Park - Sub Area ld
4-38
4.4-19
Conceptual Plan Community Park - Sub Area Id.
4-39
4.4-20
Conceptual Plan Community Park - Sub Area 4c
4-40
iv
TABLE OF CONTENTS - PART 4 (Continued)
f
LIST OF FIGURES - PART 4 (Continued)
NUMBER TITLE PAGE
4.4-21 Conceptual Plan Community Park - Sub Area 4c 4-41
4.4-22 Conceptual Plan Biological Reserve - Planning Area 3 4-42
4.4-23 Conceptual, Plan Revegetation Area - Planning Area 5 4-43
4.4-24 Typical Walls and Fences 4-47
LIST OF TABLES - PART 4
NUMBER
1.1-1
Land Use Plan Legend
1-4
1.1-2
Planning Area Use Summary
1-5
2.1-1
Residential Land Use Summary
2-1
2.6-1
Projected Rate of Dwelling Unit Development
2-15
2.6-2
Projected Rate of Non -Residential Development
2-16
2.6-3
Summary of Public Facilities and Improvements
2-17
4.4-1
Rancho La Quints Plant Pallete
4-61
v
SECTION 1.0
SPECIFIC PLAN
The Rancho La Quinta project site is located within the County of Riverside, in the
Coachella Valley south and east of the City of La Quinta. The Santa Rosa Mountains are
located to the west, Salton Sea to the southeast and Little San Bernardino Mountains to the
northeast. The project site includes 1251 acres bounded to the north by Avenue 58, south
by Avenue 62, west of Jackson Street and east of Lake Cahuila County Park. The project
site is located on the U.S. Geological Survey Indio, La Quinta, Martinez Mountain and
Valerie Quadrangle Maps, including portions of Sections 26, 27, 28, 34 and 35 of
Township 6 South and Range 7 East.
The Coachella Valley is divided into the Upper and Lower Coachella Valley Land Use
Planning Area profiles and the project site is located within the Lower Coachella Land Use
Planning Area. The predominant land use in this area is agriculture, including dry farming
and citriculture, while a large portion of the Planning Area is vacant, non -irrigated desert.
Several sections of land in the Planning Area are under Indian (Torres Martinez and
Augustine Indian reservations) and Bureau of Land Management (BLM) ownership. The
resulting checkerboard pattern is found throughout eastern Riverside County.
The project site includes 1251 acres of flat, slightly sloping land. The elevation ranges
from approximately sea level in the western portion of the site to 90 feet below sea level in
the eastern portion. Currently, the majority of the site is used for agricultural purposes or
consists of fallow fields. Approximately 250 acres include native vegetation, such as
desert saltbush scrub, sonoran creosote bush scrub and a small amount of freshwater
marsh along an irrigation ditch.
The site is within the jurisdictional boundaries of the County of Riverside and is included in
the Lower Coachella Valley Land Use Planning Area. It is also partially located within the
sphere of influence of the City of La Quinta. Land adjacent to the project site is primarily
utilized for agricultural purposes. A residential/recreational development, the PGA West
project, is located approximately 0.5 miles to the northwest of the project boundary. The
PGA West boundary represents La Quinta's city limits. Land between the PGA West
development is primarily within the ownership of Landmark Land Company, developer of
the PGA West and proposed Rancho La Quinta projects.
1-1
The project is being processed as a Specific Plan that amends the County of Riverside's
General Plan for the project site. The Specific Plan will guide the future development of
the site. The tentative maps for development are required to be in substantial conformance
with the goals and policies outlined in the Specific Plan. These policies and guidelines will
ensure that the planning and environmental protections are in place and that development
will proceed in an orderly and planned fashion.
Rancho La Quinta is proposed to be a comprehensive planned community with both public
and private facilities. Defined objectives for the development are as follows:
• Implementation of a plan which recognizes, and wherever possible, protects the
environmental characteristics of the property
• Creation of a community with a balance of appropriate land uses and a range of
housing types
• Development of complementary recreational and commercial facilities which
will serve a range of housing types
• Development of a community which provides a safe, secure and ecologically
sound living environment
1.1 SUMMARY
The proposed project consists of approximately 1,251 acres southeast of the City of
La Quinta within the County of Riverside. Proposed development within the specific plan
area consists of approximately 4,262 dwelling units (DU) with an overall density of 3.5
DU/acre. Approximately 35 acres of commercial development are also proposed within
the specific plan area including neighborhood commercial, visitor commercial, and office
development. Recreational uses will consist of two 18-hole championship golf courses on
approximately 380 acres and approximately 41 acres of additional public uses such as
parks, fire station, s& ,ols, roadways and open space. Table 1.1-1 is a land use summary
of proposed uses within the specific plan area. Figure 1.1-1, the specific plan map,
illustrates the proposed locations for various land use types within the specific plan area.
1-2
;tl
Rancho La Quinta Proposed Specific Plan
2000
Qm
FEET
Figure
1.1-1
Table 1.1-2 presents a land use summary for each of the five planning areas. Detailed
descriptions of proposed development within each of the planning areas are provided
below.
Table 1.1-1
LAND USE PLAN LEGEND
Net Gross Gross
Acreage Acreage Density Units
Residential 795 1216
Medium (2-5) 612 909 3 2727
Medium High (5-8) 183 307 5 1535
Public Use 41 - - -
(Fire Station Inc.)
Open Space/Golf 380 - -
Commercial 35 - - 670,000 SF
TOTALS - 1251 - 4,262 DU
Overall Density 3.5
1-4
Table 1.1-2
PLANNING AREA USE SUMMARY
Residential
Open
Planning
Medium
Medium High
Commercial Public
Space
Total
Area
Acres
DU
Acres DU
Acres SF Acres
Acres
Acres
1
35 607,000
35
2
10
10
3
10
10
4
10
10
5
10
10
6
190
190
7
190
190
8
1
1
9
183 1535
183
10
127
663
127
11
346
1512
346
12
55
228
55
13
84
324
84
TOTAL 612 2727 183 1535 35 607,000 41 380 1251
SECTION 2.0
PROJECT -WIDE PLANNING STANDARDS
2.1 LAND USE ELEMENT
2.1.1. Residential Uses
Three types of residential uses are proposed to belocated within the specific plan area with
densities ranging from 2-8 DU/acre: medium density residential (M) and medium high
density residential (MH). Medium density residential uses will consist of single-family
detached dwelling units with densities ranging from 2-5 DU/acre on lot sizes averaging
7,200 square feet in size. Medium high density residential uses will consist of single-
family detached units, duplexes and patio homes with densities ranging from 5-8 DU/acre
on lot sizes ranging from 5,000 to 7,200 square feet in size. Residential development is
anticipated to occur over approximately 63% of the total acreage within the specific Plan
area. Table 2.1-1 is a residential land use summary for the specific plan area.
Figure 1.1-1, the specific plan map, illustrates the locations of the various residential use
types within the specific plan area.
Table 2.1-1
RESIDENTIAL LAND USE SUMMARY
Density Gross
Use Range Density
M 2-5 3 2,727
MH 5-8 5 1:53a
TOTALS
2.1.2 Commercial Uses
Number
Percent of Total
Units
Total Acreage Acres
12
65
78
59
4,262
100 795
Commercial development is proposed to be located on approximately 35 acres, or
approximately 3%, of the specific plan area. Commercial development will consist of a
mixture of commercial retail and office development. It is anticipated that the commercial
retail development will include both neighborhood commercial and visitor serving
commercial uses. Commercial development is proposed to be located at the intersection of
Avenue 58 and Madison Street. Commercial development will be located in the southwest
2-1
quadrant of this intersection. It is anticipated that approximately 60% of the total
commercial development will consist of office uses. Figure 1.1-1, the specific plan map,
illustrates the proposed location of commercial development within the specific Plan area.
Development standards for commercial uses are also described in the Sub -Area descriptions
for Planning Areas 1, 3, 4, and 5, and in this Specific Plan.
2.1.3 Open Space and Recreation Uses
Rancho La Quinta is designed to be a planned residential community with a strong
recreation orientation. Extensive recreational amenities have been incorporated into the
design of the project to serve future residents. The primary
recreational component of the
development will be the two 18-hole championship golf courses which will occupy
-
380-acres, or approximately 30%, of the specific plan area. In addition to its function as a
recreational facility, the golf course component will also provide a significant visual
amenity within the specific plan area with most residential units having frontage on and/or
views of the golf courses. The conceptual layout for the golf courses is shown on the
specific plan map, Figure 2.1-1. Individual developments within the specific plan area
will also have additional recreational amenities including tennis and swimming facilities.
Approximately 41 acres have also been designated as public use areas within the specific
plan area. These public use areas may include community Parks and open space areas.
Section 2.7 discusses the proposed open space and recreation plan.
2.2 CIRCULATION ELEMENT
2.2.1 Approach
The circulation plan for the Rancho La Quinta Specific Plan is intendedto l�lize existing
circulation element roadways to provide the primary access to the spec p
roadways include Avenue 60, Avenue 58, Avenue 61, Monroe Street and Madison
Street. The internal circulation system will consist of a series of ltrlososps roads
hh adse providing
ific plan
access to the individual residential and recreational components
am ess roads will be dedicated to the
area. -Improvements to the primary circulation e
County of Riverside and will be maintained by the County. It is anticipated that the internal
loop collector system will consist primarily of private streets.
2-2
2.2.2 Plan Description
The proposed circulation plan for the Rancho La Quinta Specific Plan is illustrated in
Figure 2.1-1. In general, the circulation plan will consist of improvement of the County
roadways surrounding the specific plan area to County Circulation Element standards and
development of an internal loop road system to serve individual developments within the
project. The following specific road improvements will be provided by the
Rancho La Quinta Specific Plan:
• Improve Avenue 58 adjacent to the project site to major highway standards
(100' ROW, 76' pavement)
• Improve Avenue 60 from Madison Street to Monroe Street to secondary
highway standards (88' ROW, 64' pavement) and east of Monroe Street to
arterial highway standards (110' row, 86' pavement)
• Improve Avenue 62 adjacent to the project to secondary highway standards (88'
ROW, 64' pavement)
• Improve Madison Street adjacent to the project to urban arterial standards (134'
ROW, 110' pavement)
• Improve Monroe Street to secondary highway standards (88' ROW, 64'
pavement) adjacent to the project and north on Avenue 60 to Avenue 58.
• Improve Jackson Street adjacent to the project to arterial highway standards
(110' ROW, 86' pavement)
A variety of intersection improvements will also be provided in conjunction with specific
plan implementation. These include the following:
• Avenue 58/Madison Street: widen approaches to two lanes in each direction.
• Avenue 58/Jackson Street: widen Avenue 58 approaches to four lanes, provide
4-way stop sign
2-3
N
A
Avenue 58
1j —111,!a) T�
✓fl��llilll111i111�11111A1i11����I��i�il
C C w■
- m�
TRAFFIC
•MH— - m a SIGNAL
�. L' ;.il I !I:• - yip.,.:.•—:y.JN
�- ��.,,'�'•;� .". ,� TRAFFIC L
• � f•NOTA. ,. _�, . PART
Avenue 66
LEGEND
r URBAN ARTERIAL
(134' ROW, 110' PAVEMENT)
ARTERIAL HIGHWAY
(110' ROW, 86' PAVEMENT)
MAJOR HIGHWAY
(100' ROW, 76' PAVEMENT)
SECONDARY HIGHWAY
1■ ~ w (88' ROW, 64' PAVEMENT)
r_ INTERNAL COLLECTOR
(66' ROW, 44' PAVEMENT)
INTERNAL PRIVATE STREET
(40' PAVEMENT & ROW)
PART NO
' Avenue 61
J' N
2000
Avenue 0 FEET .
Figure
Pp,` -posed Circulation Plan 2.1
• Avenue 60/Jackson Street: widen Avenue 60 approaches to four lanes, provide
4-way stop sign
a Avenue 58/Monroe Street: provide signalized intersection
• Avenue 60/Monme Street: provide signalized intersection
2.3 DRAINAGE ELEMENT
2.3.1 Approach
The primary objective of the drainage plan for the Rancho La Quinta Specific Plan is to
utilize natural drainage courses to the maximum extent possible and to respect the existing
character of the site. No increased runoff is anticipated to exit the site as a result of the
proposed development since runoff will be retained on -site to the maximum extent
possible. In general, the site is currently protected from flooding by the Westside Flood
Levy which traverses the western boundary of the site in a north/south direction.
2.3.2 Plan Description
The proposed master drainage plan for the specific plan area is illustrated in Figure 2.3-1.
As shown in Figure 2.3-1, runoff from the individual residential development areas would
drain toward the various golf course holes adjoining these areas. A series of interconnected
lakes are proposed to be utilized on the golf courses to retain storm water runoff and to
provide irrigation water for the golf courses. A 2-foot freeboard will be maintained in each
of the golf course lakes to provide storage capacity during flash flood conditions. The
internal golf course drainage system will be constructed and maintained by the
Rancho La Quinta golf club and homeowners associations. All pads for residential units
will be located 3-6 feet above the elevation of the 100-year storm. A natural offsite basin
will capture some of the runoff from portions of the specific plan area located north of
Avenue 60 and east of Madison Street. Runoff to this offsite area will not exceed that
occurring under natural conditions.
2-5
N
O�
Prnposed Drainage Plan
48.41
2000
a
2.
Figure
2.4 WATER AND SEWER PLAN
2.4.1 Approach
The intent of the Rancho La Quinta Specific Plan is to utilize existing water and sewer
facilities, where possible, and to provide additional or upgraded facilities as necessary.
Water and sewer service for the specific plan area is provided by the Coachella Valley
Water -District (CVWD). The CVWD provides two types of water service within the
Coachella Valley -domestic water and agricultural or irrigation water. Both types of water
service are supplied by wells. A portion of the Coachella Canal, providing irrigation water
to the valley, traverses the western portion of the Rancho La Quinta property from the
northwest to the southeast.
2.4.2 Plan Description
Sewer Service
The anticipated sewer master plan for the specific plan area is illustrated in Figure 2.4-1.
As shown in Figure 2.4-1, the specific plan area would be served by a series of standard
sewer lines and laterals linking to existing 18" force mains located in Avenue 60
andMadison Street. Pumping facilities would be located as necessary within the specific
plan area to transport sewage to the existing trunk lines. The CVWD has indicated its
ability to provide sewer service to the specific plan area. A will serve letter is included in
the appendix to this specific plan.
Domestic Water Service
The anticipated domestic water service master plan for the specific plan area is illustrated in
Figure 2.4-2. As shown in Figure 2.4-2 domestic water would be distributed to individual
residential units by standard water lines to be located within road rights -of -way. New
water lines would need to be installed in conjunction with road improvements to serve the
proposed Rancho La Quinta development.
2-7
01)
MUKE
9
j
Im
';
NOTA
FART
Np -
NOT A
PART
HIGH POINT LEGEND z
PROPOSED GRAVIT? SEWER & FLOW DIRECTION
FORCE MAIN
EXISTING 18"SEWER
PROPOSED 18'SEWER FORCE MAIN
Ave It
eN ;
30 2000
FEET
Figure
Prr%oosed Sewer Plan 2.41
In-i4ation Waier
Irrigation water for the golf courses and other landscape features within the specific plan
area will be provided by the irrigation lakes to be located throughout the golf courses. The
existing underground CVWD Coachella Canal traversing the specific plan area (illustrated
on Figure 2.4-2) will not be disturbed in conjunction with specific plan implementation.
The golf courses have been routed over this irrigation line to ensure that no residential units
would be constructed on top of the underground line. The line will not be disturbed as a
result of golf course construction.
2.5 GRADING PLAN
2.5.1 Objectives
Grading criteria, to be most effective, should be tailored on a "per site" basis, so that each
unique set of conditions may be analyzed and the most sensitive techniques may be applied.
The following Guidelines provide general direction to grading design in Rancho La Quinta.
The primary focus of these Guidelines is on easing the visual impact of grading. Hence,
primary emphasis is placed on molding the graded landform to reflect the natural
topography. In the case of Rancho La Quinta, the existing relatively flat character of the
site will enable development to occur without significantly altering the natural landform.
These Guidelines are intended to foster approaches to landform alterations which minimize
the amount of area affected and sensitively blend graded areas with the existing topographic
conditions. Since the majority of Rancho La Quinta property is relatively flat, it is
anticipated that landform alteration associated with the development will be minimal.
2.5.2 General Criteria
Landform alteration proposed as a part of construction in any area of the property is subject
to review and approval by the developer as part of the plan review procedures. Such
review shall include, but not be limited to, the following criteria:
• Manufactured slopes should be varied in cross-section and along the slope
length, with variable gradients of 4:1, 3:1, and 2:1 slope ratios, resulting in an
approximate average 3:1 slope.
2-9
NOT A
PART
LEGEND
EXISTING IRRIGATION MAIN LINE
PROPOSED Ir WATER LINE
PROPOSED 12"WATER LINE
. ....... PROPOSED 18'WATER LINE
— PROPOSED 24"WATER LINE
..... PROPOSED 36"WATER LINE I
JI
NOT
PART
-A 411-
'ro Z-2
0 2000
ro
FEET
Figure
Mister Water Plan 2.4- 10—
• Manufactured landforms at development edges shall be recontoured to
approximate their original form, and imitate a natural appearance.
• The toe and crest of any manufactured slope in excess of ten (10) feet vertical
and height shall be rounded with vertical curves to blend to the natural
topography, and shall be designed in proportion to the total height of the slope.
• All graded slopes shall be revegetated and irrigated in a manner consistent with
the landscape architectural and resource management standards outlined in these
Guidelines, and as approved by the developer.
Where residential access across drainage courses occurs it shall be
accomplished by a bridge or aesthetically enhanced culvert accommodating only
the accessway. Where these improvements occur, natural materials shall be
used for slope bank protection.
2.5.3 Specific Criteria
The following specific criteria shall be used by the developer to ensure acceptable standards
of construction and minimize future site maintenance problems.
• If imported soil is required, the existing soil should be used for subgrade in
streets and building areas with the higher quality import soil used for planting
areas.
• Berms, channels, swales, etc., shall be graded in such a way as to be an
integral part of the graded and/or paved surface, and shall be designed with
smooth vertical transitions between changes in slope. No drainage swales shall
surface drain across pedestrian/bicycle paths.
• Drainage from private to common, or common to private areas is generally
prohibited.
• All Grading and Drainage Plans must be prepared under the direction of a
licensed Civil Engineer.
2-11
• All work shall be in accordance with the County of Riverside Grading and
Excavation Code and Standard Drawings, and other governmental requirements
as may be applicable.
• All common area finish grades shall be installed per an approved Grading and
Drainage Plan, and certified as such by a licensed Civil Engineer. This written
verification must be submitted to the developer prior to the completion of the
work.
2.6 PUBLIC FACILITIES ELEMENT
2.6.1 Approach
In addition to infrastructure facilities (water, sewer, drainage, roads), a variety of public
facilities will also be provided in conjunction with specific plan implementation. These
public facilities include police protection, fire protection, school service, library service and
park facilities. The objective of the specific plan is to provide these public facilities in
accordance with the requirements of the County of Riverside.
2.6.2 Plan Description
Police Protection
In general, police protection for the specific plan area will be provided by the County of
Riverside Sheriffs Department. Police protection provided by the Sheriffs Department
will be augmented by security facilities to be incorporated into the specific plan. In general,
it is anticipated that the specific plan area will be a gate -guarded community with its own
private security force. Primary and secondary entrances to the residential development
areas will be protected by either a guard -gated entry or by a card -gated entry. The presence
of such a security force should reduce somewhat, the dependence of the development on
complete protection by the Riverside County Sheriffs Department. In addition, it is
anticipated that may of the residences within the specific plan area will have their own
individual private security systems. This pattern has been typical of other similar
developments by the developer.
2-12
Fire Protection
Fire protection within the specific plan area will be provided by the Riverside County Fire
Department. In conjunction with their PGA West development, the developer constructed a
new fire station on the PGA West property at Madison Street and Avenue 54. It is
anticipated that fire protection service to a portion of the Rancho La Quinta Specific Plan
area will be provided from this fire station. An additional fire station may be constructed
within the specific plan area to serve the balance of the development if required by the
Riverside County Fire Department.
School Service
School service in the vicinity of the specific plan area is provided by the Coachella Valley
Unified School District (CVUSD). It is not anticipated that significant numbers of students
will be generated by the specific plan due to the anticipated family characteristics of
potential purchasers of residential units. The applicant will contribute school fees in
accordance with the requirements of the CVUSD.
LihMly Service
The nearest library to the specific plan area is located in Indio, although bookmobile service
is also occasionally provided in the project vicinity. It may be that additional library
facilities will be required as development progresses in the project area.
Parks
Potential locations for public use areas have been incorporated into the design of the
specific plan as illustrated on the specific plan map (Figure 1.1-1). As discussed in
Section 2.7, parks will be provided in accordance with County of Riverside requirements.
2.6.3 Staging Element/Public Facilities
At the present time, it is anticipated that the specific plan area will be developed in four,
five-year phases beginning in 1990 and continuing until 2010. The types of development
occurring within each of the development phases may vary depending upon market
2-13
conditions. Public facilities will, however, be provided concurrent with need in
conjunction with each phase of development.
The specific plan is expected to be developed in four 5-year phases beginning with Phase I
in the northwest quadrant of the specific plan area. Phase I development will consist of the
northern 18-hole golf course, clubhouse facilities, driving range, adjacent residential
development and approximately 35 acres of commercial development along Avenue 58.
Phase 2 development will consist primarily of the second 18-hole golf course and
residential development adjacent to Avenue 60 in the central portion of the specific plan
area. Phases 3 and 4 will include the remaining residential within the specific plan area.
Tables 2.6-1 and 2.6-2 summarize the anticipated rate of residential and non-residential
development.
Public facilities and improvements will be provided and phased in accordance with the
requirements of the County of Riverside. Transportation, drainage, water and sewer
improvements will be provided as described in Sections 2.2, 2.3, and 2.4 of this specific
plan. Open space and recreation facilities will be provided as described in Section 2.7.
Other public facilities will be provided as described in Section 2.6. Table 2.6-3 provides
a summary of the public facilities and improvements to be provided in conjunction with
specific plan implermentatio:i.
2.7 OPEN SPACE/RECREATION ELEMENT
2.7.1 Approach
Rancho La Quinta is intended to be a recreation oriented residential community. As such, a
primary objective of the development is to provide a variety of diverse recreational
amenities for residents of the specific plan area.
2.7.2 Plan Description
The primary recreational component of the Rancho La Quinta development are the two
championship golf courses to be constructed throughout the development. In addition to
providing significant recreational opportunities to residents of the specific plan area, the
golf courses will provide an important visual amenity with the majority of the residential
units fronting various golf holes. Additional recreational amenities to be provided in
2-14
Table 2.6-1
PROJECTED RATE OF DWELLING UNIT DEVELOPMENT
(in units)
Year Annual Cumulative
1
256
256
2
256
512
3
256
768
4
256
1,024
5
256
1,280
6
64
1,344
7
64
1,408
8
64
1,472
9
64
1,536
10
64
1,600
11
426
2,026
12
426
2,452
13
426
2,878
14
426
3,304
15
426
3,730
16
106
3,836
17
106
3,942
18
106
4,048
19
107
4,155
20
107
4,262
2-15
Table 2.6-2
PROJECTED RATE OF NON-RESIDENTIAL DEVELOPMENT
(in acres)
year
Annual
Ciimulative
1
198.0
198.0
2
15.0
213.0
3
20.0
233.0
4
0.0
233.0
5
0.0
233.0
6
202.0
435.0
7
0.0
435.0
8
0.0
435.0
9
0.0
435.0
10
0.0
435.0
11
0.0
435.0
12
0.0
435.0
13
0.0
435.0
14
0.0
435.0
15
0.0
435.0
16
0.0
435.0
17
0.0
435.0
18
0.0
435.0
19
0.0
435.0
20
0.0
435.0
2-16
Table 2.6-3
SUMMARY OF PUBLIC FACILITIES AND IMPROVEMENTS
Traffic/Circulation
Road Improvements
Intersection improvements
Alternative Transportation Modes
Public Facilities
Water
Sewer
Drainage
Population based Parks
Schools
Fire Protection
Police Protection
Gas and Electric
Telephone Service
Cable Television Service
Upgrade road network to circulation
element standards as described in
Section 2.2 with development of
individual planning areas.
Provide signalized intersections and
stop signs as described in
Section 2.2 with development of
individual planning areas.
Provide transit, bicycle, pedestrian
circulation improvements as required
by County Engineer with
development of individual planning
areas.
Project -serving facilities to be
provided by developer.
Project -serving facilities to be
provided by developer.
Project serving facilities to be
provided by developer.
Provide park land and/or park fees in
accordance with County of Riverside
requirements.
Provide school site and/or fees in
accordance with CVUSD require-
ments.
Provide fire station and/or fees in
accordance with requirements of
Riverside County Fire Department.
Provide fees as required by Riverside
county Sheriffs Department.
Provided by gas company.
Provided by phone company.
Provided by private cable T.V.
service.
2-17
MH M `
NOT A :�
PART
f� +
N I
°o Lake Cahullla M
County Park r
M,
City of
La Minta
• • rr�il
NOT A
PART
numm
O
i4 K
i�
r; N
0 2000
ON FLOOD LEVEE/ FEET
RECREATIONAL TRAIL
To Fish Traps Park
Figure
open Space and Recreation11
LEGEND
®GOLF COURSE
PUBLIC USE AREA
POTENTIAL LINK TO
-0- EQUESTRIAN TRAIL
conjunction with the golf course development include swimming pools, tennis courts,
exercise facilities and other amenities associated with a "country club" atmosphere. The
golf courses and associated amenities will occupy 380 acres, or 30%, of the specific plan
area.
Additional recreational amenities to be located within the specific plan area include
approximately 41 acres of public use areas including open space and community park
sites. The locations for these public use areas are illustrated on the open space and
recreation plan (Figure 2.7-1). Community park sites will be designed and provided in
conformance with the requirements of the County of Riverside. Links will be provided as
appropriate between the community parks and the County of Riverside's recreational trail
system. Links will also be provided as appropriate between the community parks and
existing trails along the Westside Flood Levy which traverses the western boundary of the
Specific Plan area in a north/south direction.
2.7.3 Comprehensive Maintenance Plan
To receive final design review approval of development plans, a precise method of long-
term maintenance shall be formally proposed by the builder. Particular care should be
taken to provide for high -quality maintenance in common areas, visible locations, and high
traffic conditions.
The method(s) proposed by the builder should include specific financing mechanisms, and
cost considerations to maintaining the California Desert Ranch atmosphere of Rancho La
Quinta. This shall include routine periodic landscape maintenance, pest control,
fertilization, water, and utilities, etc., as well as potential funding of reserves for major
maintenance, repair, and replacement of plant material, irrigation systems, and other
elements of the landscape architectural design.
2-19
a
PLANNING AREA 1
Project Boundary
�o
....... .
RWkwaltrA I
_M..ffi
Residential
1
1
Primary Entrance
Landscaped Buffer Area
AVENUE 58
1
1
r
1
Q
1
1
Q
_
Rancho La Quinta
PLANNING AREA 1
COMMERCIAL
607,000 SQ FT
35 ACRES
Kerr Map
Figure 3.1-1
- . AVENUE 58
w
LU
cc
LLI
Lai
Z
D
U
K
L AVENUE 62
e+orrrr
Rancho La 6Zuinta
PLANNING AREA 2
COMMUNITY/ NEIGHBORHOOD PARK
10 ACRES
Key Map Figure 3.2-1
AVENUE 58
w
w
LLJ
Cmr
}�•_ r� ��, i 2
5 O
AVENUE 62
Win+
a
Rancho La Qulnta
PLANNING AREA 3
COMMUNITY/ NEIGHBORHOOD PARK
10 ACRES
Keys Map Fiaure 3.3-1
• Links between the Neighborhood Parks and the County of Riverside
recreational trail system and trails located on the flood control levee shall be
provided as appropriate as depicted by Figs. 4.4-18, 4.4-19, 4.4-20, 4.4-21 of
the Design Guidelines.
• Access between the Neighborhood parks and residential development shall be
provided via the internal private street system as depicted by Fig. 4.4-15,
Section 4 of this document.
3.3 -PLANNING AREA 3
Planning Area 3 includes 10 acres of community/neighborhood park (Figure 3.3-1). All
development standards described in Section 3.2 apply to Planning Area 3.
Planning Area 3 shall conform to Design Guidelines of Section 4.0 and the standards set
forth in Ordinance 348.2932 as dilineated in this document.
3.4 PLANNING AREA 4
Planning Area 4 includes 10 acres of community/neighborhood park (Figure 3.4-1) All
development standards described in Section 3.2 apply to Planning Area 4.
Planning Area 4 shall conform to Design Guidelines of Section 4.0 and the standards -set
forth in Ordinance 348.2932 as dilineated in this document.
3.5 PLANNING AREA 5
Planning Area 5 includes 10 acres of community neighborhood park (Figure 3.5-1). All
development standards described in Section 3.2 apply to Planning Area 5.
Planning Area 5 shall conform to Design Guidelines of Section 4.0 and the standards set
forth in Ordinance 348.2932 as dilineated in this document.
3.6 PLANNING AREA 6
Planning Area 6 includes 190 acres of golf course, clubhouse and driving range in the
northern portion of the Specific Plan (Figure 3.6-1). The following development standards
shall apply to development within Planning Area 6 consistent with Part 3 of the Specific
Plan Ordinance 348.2932.
3-4
Rancho La 6luinta
PLANNING AREA 4
COMMUNITY/ NEIGHBORHOOD PARK
10 ACRES
Keys Map Figure 3.4-1
AVENUE 58
Uj
w
Cn
o '
AVENUE 62
Narn�
Rancho La 6luinta
PLANNING AREA 5
COMMUNITY/ NEIGHBORHOOD PARK
10 ACRES
Key Map Figure 3.5-1
AVENUE 58
Lli
Lu
LLJ
of Qe
V7
AVENUE 62
NOW"
r11
View Fence
Project Boundary � `
Skyline Trees {
}
AVENUE 58
F-—.------1 w
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cc
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Not a o
Part _
Driving Range
Primary Entrance
Golf Course Clubhouse —� l
AVENUE 60
Rancho La Quinta
PLANNING AREA 6
GOLF COURSE
190 ACRES
Kerr Map
Figure 3.6-1
58
.. W
cc
;i W --
:.ti.•..++;�� O
�• .�,�.!� 1 _
+ u
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L�
AVENUE 6Z
ranTH
Rancho La Quinta
PLANNING AREA 7
GOLF COURSE
190 ACRES
Key Map Figure 30 7-1
• The number of lots fronting the golf course or with views of the golf course
shall be maximized. Interface between adjacent land uses is depicted in
Fig. 4.4-12 and 4.4-14.
• The primary entrance to the golf course club house, pro shop and driving range
facilities shall be from Avenue 60.
• The clubhouse entrance shall be a primary focal point and shall be landscaped
and designed in accordance with the concepts presented in Section 4.0 of this
Specific Plan.
3.7 PLANNING AREA 7
Planning Area 7 encompasses approximately 190 acres of golf course and biological
reserve in the southern portion of the Specific Plan (Figure 3.7-1). In addition to the
development standard listed in Section 3.6, special consideration shall be given to the
relationship between the golf course and the biological reserve area as depicted in
Section 4.0, Fig. 4.4-17 of the Design Guidelines.
3.8 PLANNING AREA 8
Planning Area 8 includes one acre of public use (Figure 3.8-1). Proposed use of this site
is for a fire station to service the Rancho la Quinta Specific Plan. The fire station site shall
be designed in accordance with the requirements of the County of Riverside. A landscaped
buffer shall be provided between the fire station site and adjacent golf course uses
consistent with Design Guidelines set fourth in Section 4.0 of this document.
3.9 PLANNING AREA 9
Planning Area 9 includes 183 acres of medium -high (5-8 DU/AC) residential uses, totalling
approximately 1535 dwelling units (Figure 3.9-1). The following development standards
3-9
Rancho La Quinta
PLANNING AREA 8
FIRE STATION
1 ACRE
Key Map Figure 3.8-1
AVENUE 5B
W
LCc
LI
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L --
`"" J ��
o
N
�`zlf
1 O
r �I
Lm
AVENUE 62
No�rn�
Project Boundary
Skyline Trees
PLANNING AREA 9-
,, a ides I
Pedestrian Access
To Park
AVENUE 58
IjE E I, F
1 , 1
:
'0
R
I<
9
o Residential
0
Primary Entrance I
Internal Private Street
View Fence
Street Trees
Rancho La 6luinta
PLANNING AREA 9
RESIDENTIAL
MEDIUM -HIGH 5-8 DU/AC
183 ACRES
1,535 + DWELLING UNITS
Key Map
Figure 3.9-1
W
w
C _Q
w �.
O
z
Li-J
LU
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O
10,
[ { vl
AVENUE 62
IarrrN
shall apply to Planning Area 9 consistent with Design Guidelines set fourth in Section 4.0
of this document.
• Access to residential uses shall be provided from internal private streets
(40' ROW).
The number of lots fronting the golf course or with views of the golf course
shall be maximized.
• Access to the community parks from medium -high density residential area shall
be provided via the internal private street system.
Residential development in Planning Area 9 shall comply with the zoning
requirements as outlined in Part 3 of the Specific Plan Zoning Ordinance
348.2932.
3.10 PLANNING AREA 10
Planning Area 10 (Figure 3.10-1) consists of 127 acres of land designated for medium
density (2-5 DU/AC) residential development. The following development standards shall
apply to the development consistent with Design Guidelines as set fourth in Section 4.0 of
this document and Part 3 Ordinance 348.2932.
• The primary entrance to residential development shall be from Madison Street
which shall also serve as a primary entrance to the Specific Plan area as depicted
in Fig. 4.4-2 of Section 4.0.
• Primary access to medium density residential development shall be provided by
the internal loop collector and by the internal private street network as depicted
in Fig. 4.4-10 of the Design Guidelines.
• Medium density residential lots fronting the golf course or with views of the
golf course shall conform to Design Guidelines Section 4.0 of the
Specific Plan and Fig. 4.4-12.
3-13
Primary -
Entrance
Project Boundary
Street Trees
Skyline Trees
View Fence
-PI-ANNING
AliEA 10
Golf Course
Driving Range
Internal Collector
Loop
Golf Course
Clubhouse
Rancho La Quinta
PLANNING AREA 10
RESIDENTIAL
MEDIUM 3-5 DU/AC
127 ACRES
663 + DWELLING UNITS
Kell Map
Figure 3.10-1
IM
Primary -
Entrance
Project Boundary
.rStreet Trees
Skyline Trees
View Fence
PLANNING
AREA 10
Golf Course
Driving Range
Internal Collector
Loop
Golf Bourse
Clubhouse
Rancho La 6Zuinta
PLANNING AREA 10
RESIDENTIAL
MEDIUM 3-5 DU/AC
127 ACRES
663 + DWELLING UNITS
Keay Map
AVENUE 5B
Figure 3.10-1
0
N 772 70::: If 0
Z.
, J
-- -- z
H
1.`
_J
AVENUE 62
NORTH
3.11 PLANNING AREA 11
Planning Area 11 includes 346 acres of medium density (3-5 DU/AC) residential
development (Figure 3.11-1). Approximately 1512 dwelling units are proposed. The
following development standards shall apply to development within this planning area:
• All residential development shall comply with zoning requirements as dilineated
in Part 3 of the Specific Plan Ordinance 348.2932.
• Planning Area 11 shall be served by Avenue 60 and Monroe Street.
• Entrances to Planning Area 11 shall be provided from both Avenue 60 and
Monroe Street; these entrances shall also serve as secondary entries to the
Specific Plan area as depicted in Fig. 4.4-4 of the Design Guidelines.
• Access shall be provided via the internal collector loop street located within the
planning area as depicted in Figure 4.4-10 of Section 4.0 of the
Design Guidelines.
• Special consideration shall be given to medium density residential uses located
adjacent to the out parcel in the east central portion of the planning area and
buffers shall be provided as appropriate.
3.12 PLANNING AREA 12
Planning Area 12 will include 55 acres of medium density residential (3-5 DU/AC) uses
(Figure 3.12-1). Approximately 228 dwelling units are proposed. The following
development standards shall apply to the development consistent with Part 3,
Ordinance 348.2932.
• Planning Area 12 shall be served by Avenue 60 and Monroe Street.
• The primary access to residential development within the Planning Area shall be
from Monroe Street with secondary access off of Avenue 60 as depicted by
Fig. 4.4-2 of the Design Guidelines.
3-15
Secondary Entrance
Project Boundary
Street Trees L
View Fence —
Skyline Trees
Internal Private
Street
Internal Collector
Loop
PLANNING AREA 11
N
1
1
M1
W
Residential
SO
�7j� Residential
AVENUE 62
Secondary Entrance
Not a Part 11 r
-Landscaped Buffer Area
aN
E
I-
W
W
N
W
PI
Rancho La Quinta
PLANNING AREA 11
RESIDENTIAL
MEDIUM 3-5 DU/AC
346 ACRES
1,512 + DWELLING UNITS
Key Map
Figure 3.1 1-1
r AVENUE 58
C_��
II
\l ` W C �`
fA
o -D
Q�'�� \,
AVENUE 62
+ x
0
JY
r U
Project Boundary
Primary Entrance
W
W
F—
Residential
:secondary
Entrance
Skyline Trees
View Fence
PLANNING
AREA 12
Open Space/
Mesquite Res
Olen View
Fence
Street Trees
Internal
Ocllector Loop
Rancho La Quinta
PLANNING AREA 12
RESIDENTIAL
MEDIUM 3-5 DU/AC
55 ACRES
228 + DWELLING UNITS
Key M a p
Figure 3.12-1
AVENUE 58
w
Cn
r cc
--- C• 0'
1 of
LLJ
LAJ` H ,� , ��'•]' awc
Z cr7
1 z
i
AVENUE 6�2 T
/NORTH
• Access to residential units shall be via the internal loop collector street within the
planning area as depicted by Fig. 4.4-10 of the Design Guidelines.
• The number of residential lots fronting the golf course or with views of the golf
course shall be maximized as depicted by Fig.4.4-12 of the Design
Guidelines.
3.13 PLANNING AREA 13
Planning Area 13 will include 324 dwelling units (Figure 3.13-1) on 84 acres of medium
density (3-5 DU/AC). The following development standards shall apply to development
consistent with Part 3, Ordinance 348.2932.
• Planning Area 13 shall be served by Avenue 60 and Monroe Street.
• The primary entrance to the planning area shall be from Avenue 60 which shall
also serve as a primary entrance to the Specific Plan area as depicted by
Fig. 4.4-2, Section 4.0 of the Design Guidelines.
• A biological reserve area shall be located within Planning Area 13 to preserve
mesquite woodland habitat as depicted by Fig. 4.4-22 of Section 4.0 of the
Design Guidelines.
• Special consideration shall be given to the relationship between medium density
residential development and the biological reserve area in the eastern portion of
the planning area.
• The number of medium density residential lost fronting the golf course or with
the views of the golf course shall be maximized.
3-18
Rancho La Quinta
PL►4NNING AREA 13
RESIDENTIAL
MEDIUM 3-5 DU/AC
84 ACRES
324 + DWELLING UNITS
Key Map Figure 3.13-1
SECTION 4.4
DESIGN GUIDELINES
4.1 PURPOSE AND INTENT
Rancho La Quints is intended to be a balanced residential and recreation -based community
located in a desert environment. The project will draw upon a design vocabulary from
leading country clubs and residential communities across the nation and from other the
developer projects across the country. These design guidelines include criteria for use by
builders, planners, architects, landscape architects and civil engineers under the immediate
direction of the developer. These Rancho La Quinta Design Guidelines will be used by the
developer to review builder proposals for overall conformance with community design
concepts. The intent of these design guidelines is to allow each community within Rancho
La Quints to establish its own individual identity, yet blend with the overall community
theme.
4.2 THE RANCHO LA QUINTA CHARACTER
4.2.1 Project Theme
The desired project image is that of a balanced residential and recreation -based community
located in a desert environment. The design vocabulary to be utilized in the design of the
project will involve a California Desert Ranch style theme which will be reinforced through
building and structural elements, landscape design, signage and streetscape features. The
California Desert Ranch style theme will enhance the residential -recreation orientation of the
development.
4.2.2 Project Setting
The project is located within a desert environment typical of the La Quinta area. Little
topographic relief exists on the relatively flat site. Views of the mountains to the west are
available from the western portion of the site. Distant mountain and valley views are
available from the southern and eastern portions of the property. Surrounding land uses
include residential -recreation development of a similar character to that anticipated for the
proposed project - including the existing PGA West and La Quinta developments.
4-1
4.3 RESIDENTIAL DEVELOPMENT STANDARDS
This section presents development standards for the various types of residential
development proposed within the Rancho La Quinta community.
4.3.1 Medium Density Residential
Medium density residential (as defined by Riverside County Planning Department)
development within Rancho La Quinta will include single family detached units with
densities ranging from 2-5 DU/acre. The average lot size within medium density residential
areas will be 7,500 square feet.
4.3.1.1 Concept
In order to achieve a balanced residential community, medium density residential uses are
provided away from the village cores mostly adjacent to open space areas. This density
category allows for custom residential applications. Site planning on lowest density
projects should be sensitive to the natural topography. Detached housing, architectural and
site planning technique can be used to provide interest, soften building masses, and
maintain human scale along the streetscape.
for medium density residential development.
4.3.1.2 Development Standards:
Figure 4.3-1 illustrates a typical concept plan
The following development standards shall apply to medium density residential
development areas. Figure 4.3-2 presents a typical illustrative site plan for these
development areas and Figure 4.3-3 depicts a typical architectural elevation for the medium
density residential development areas.
Density Ranges: 2-5 dwelling units per gross acre
Product Types: Single-family detached
Special _ riteria: In tract areas, variety of floor plans elevations, and
architectural details should be provided including the use of alternating
reversing repetitive floor plans. In custom home areas, adherence to the
architectural standards of this manual will provide the necessary continuity.
4-2
1
1
Ii
Collector
Road
Major Road
Pedestrian
Access
Community
Trail System
Variable Building Setbacks
Along Major Road
Pedestrian Path
Local Street
Single Family Dwelling
Typical Concept Plan
Medium Density Residential (2-5 DU/Acre)
Figure
4=3-1
4-3
Entry Identification
-- Major Road
Collector Road
Pedestrian Path
Pedestrian Access
Private Garage Entry
Typical Illustrative Site Plan Figure
Medium Density Residential (2-5 DU/Acre) 4.3-2
4-4
�ol Ll I I I R 91=1 i Pi k VA N=-M rer:-
Where possible, site grading should be responsive to existing natural
topography. Avoid long straight street alignments - instead use curvilinear
streets and cul-de-sacs for interest, privacy, and safety. Tracts bordering
natural open space areas should be designed to maximize open space views and
to minimize access to natural open space areas.
4.3.2 Medium High Density Residential
Medium high density residential (as defined by Riverside County Planning Department)
development within Rancho La Quinta will include single family detached units, patio
homes and duplexes with densities ranging from 5-8 units per acre. Lot sizes within these
development areas are anticipated to range from 4,000 to 10,000 square feet.
4.3.2.1 Concept
To achieve the higher densities (5-8 DU/ac) in this residential category, patio home and
duplex products will be needed. Neighborhoods may incorporate one or both of these
product types. By combining product types, a more varied and interesting street scene can
be achieved. Affordable housing can be provided that achieves a lower density character.
Duplex should be designed to resemble single family dwelling. When combined with patio
homes, they should be sited in strategic locations such as at intersections and at the ends of
cul-de-sacs to maximize their visibility. Sidewalks adjacent to local streets within these
neighborhoods will connect with the community trail system.
Figure 4.3-4 presents a typical concept plan for medium high density residential
development areas.
4.3.2.2 Development Standards:
The following development standards shall apply to medium high density residential
development areas. Figure 4.3-5 presents a typical illustrative site plan for these
development areas and Figure 4.3-6 depicts a typical architectural elevation for the medium
high density residential development areas.
Density Ranges: 5-8 dwelling units per gross acre.
4-6
Local Road
Path
ial Sidewalk)
ige Entry
vupifdx
Typical Concept Plan Figure
Medium High Density Residential (5-8 DU/Acre) 4.3-4
4-7
Private Garage
Entry
CuWe-Sac
Lod Road
tsac Kyara
Typical Illustrative Site Plan Figure
Medium High Density Residential (5-8 DU/Acre) 4.3-5
4-8
0r_
product Type: Single-family detached/patio homes/duplex
Special Criteria: A variety of floor plans; elevations, and architectural details
should be provided including the use of alternately reversing repetitive floor
plans. Varying front setbacks along local streets. Varying rear setbacks where
tracts back up to community greenbelts and trail systems. Low profiles along
street fronts, using techniques such as using second story setbacks, single story
elements oriented to streets, and clopped roof at sides and corners of buildings.
Avoid long straight street alignments - instead use curvilinear streets, cul-de-
sacs for interest, privacy and safety.
4.3.3 Commercial Development Standards
The following guidelines should be used in the design of commercial office facilities within
Rancho La Quinta.. Figure 4.3-7 presents a typical illustrative site plan for a commercial
development area.
- Architectural design of the commercial office development should reflect the
overall California Desert Ranch.
- Architecture should respond to the public street and shall contain significant
elements relating to the human scale.
- Use of attractive roof forms is highly encouraged.
- Buildings with facades parallel to the street are highly encouraged. Long
inarticulated facades and roof forms should be avoided, however.
- Use of attractive, durable, high quality, weather resistant materials should be
required for all visible and/or weather exposed surfaces on the building exterior.
- Integrally colored inorganic materials, such as brick, concrete, stone, copper,
core ten steel and anodized aluminum are encouraged.
- Subdued colors not specifically limited to earth tones are encouraged.
- Use of bright vibrant colors and primary colors should not be permitted except
as limited accents graciously employed.
- Use of reflective glass should be prohibited except where used on a minimal
basis as an accent.
- Temporary modular buildings such as portable buildings or mobile homes and
metal system buildings such as Butler Buildings are prohibited. Job site trailers
associated with on -site construction activity are pemissible during construction.
4-10
Project
Entry
Landscape Screening
Project Entry
EON
11� Of :ai �_ y41 CI _ i4
awl rhi Buffer
Typical Illustrative Site Plan
Commercial Area
Figure
4.3-7
4-11
All parking required for employees, clients, customers or any others related to
an enterprise shall be provided on site, unless otherwise provided by a
reciprocal parking agreement
- Loading docks, staging areas and transformers shall be screened from public
streets.
Trash enclosures, rubbish bins, transformers, processing equipment and any
other unsightly apparatus shall be situated away from the street and should be
architecturally screened.
- All roof equipment shall be enclosed in a penthouse or otherwise screened as to
not be visible from a public street or right of way.
- The level of on -site lighting as well as lighting fixtures, shall comply with any
and all applicable requirements and policies of the County of Riverside and
Mount Palomar Observatory. Energy conservation, safety, and security should
be emphasized when designating any lighting system.
4.4 COMMUNITY ELEMENTS
4.4.1 Project Entries
Two primary project entries and ten secondary entries are proposed to serve the Rancho
La Quinta development, These entries are illustrated on Figure 4.4-1. The primary
project entries will be located along Madison Street and along Avenue 60. The primary
entries will project the image of the project as a recreation -oriented community. Secondary
entries will be located along Monroe Street, Avenue 60 and Madison Street The design of
the community entry features should be consistent with and complement the landscape
design of the community streetscape improvements and should establish the design theme
and quality of the entire Rancho La Quinta development. Both guard -gated and card -gated
entries maybe provided as part of the Rancho La Quinta development. The following
guidelines shall guide design and development of community entry features
• Monuments installed at community entries shall be for permanent project
identification and not for advertisement
• Entry monuments shall be installed only within maintained landscaped areas and
shall be consistent in character with any perimeter wall or fencing, and with the
landscape architectural character of the project
4-12
Project Entries
Figure
4.4-1
V All monuments shall be constructed of stone and/or masonry material; open
fencing shall be provided adjacent to stone entries to retain view opportunities.
• Informally grouped theme tree plantings shall be located at community entries as
appropriate.
• Decorative shrub, lawn and/or groundcover plantings and decorative boulders
shall be provided as appropriate to allow the community identity signage to
blend into the landscape and streetscape design of the development.
• Decorative paving insets within public and private streets shall be provided as
appropriate to complement and highlight the community entry statement.
• Landscape accent lighting shall be provided as appropriate to highlight the
community entry statement and its landscaping.
The integration of Rancho La Quinta with the surrounding development and the character of
the Specific Plan area will partially depend upon the hierarchy of the entry statements
developed for the Specific Plan area. Project entry statements must be able to provide for a
variety of arrival sequences into the project while maintaining consistency and compatibility
in the overall project theme. Four conceptual entry statements have been developed for the
four types of hierarchical entries into the Specific Plan area: primary entries; secondary
entries; neighborhood entries and entries to commercial development areas.
Two primary project entries will be provided for the Rancho La Quinta Specific Plan area
- one on Madison Street between Planning Areas 1 and 2 and another on Avenue 60
between Planning Areas 3 and 5. The primary entries must strongly project the image of
the project as a recreation oriented residential community with a California Desert Ranch
theme. Figures 4.4-2 and 4.4-3 present a plan view and section of the type of primary
entry statement proposed for the Rancho La Quinta Specific Plan.
Ten secondary entries are proposed wi ,lin the Specific Plan area as illustrated in
Figure 4.4-1. These entries will be provided where major community streets (Avenue 60,
Monroe Street, Madison Street) intersect the internal project loop collector system.
Secondary entries will provide access to residential development areas and to the golf
course clubhouse area. Secondary entries will be smaller in scale and importance than the
4-14
A
r+
N
Decorative
Community Wall
Primary Signage Wall
Decorative Shrubs Planting
Formal Palm Tree
Planting in Street Median
Pedestrian Walk -
Formal Palm Tree
Planting in Street R.O.W.
Primary Signage
Easement Area
Residential
Rear Yard
1
"...y ,.,,cent Paving
Typical Primary Entry - Plan View Figure
4.4-2
Figure
Tvnical Primary Entry - Section 4A
primary entries but will reinforce the recreation -orientation and California Desert Ranch
theme of the project. A conceptual plan view and section of a secondary entry is presented
in Figure 4.4-4.
Neighborhood entries will be located within the Specific Plan area where internal loop
collector streets which serve major residential enclaves intersect with internal project streets
which serve individual residential product types or development areas. Neighborhood
entries will be informal and will be scaled to provide an understated sense of arrival which
would not compete with residential architecture. Neighborhood entries will be designed to
be compatible with the architecture of the individual developments within which they are
located Figure 4.4-5 illustrates a plan view and section of a typical neighborhood entry.
Commercial entries will occur where major driveway entries to commercial areas intersect
with major circulation corridors, such as Avenue 58. Commercial entries shall be
compatible with the overall California Desert Ranch theme of the project. Figure 4.4-6
illustrates a plan view and section of a typical commercial entry.
4.4.2 Streetscapes
A hierarchy of streetscape elements will be provided within the Rancho La Quinta
development including secondary highways, urban arterials, arterial highways, internal
collectors, and internal private streets.
Secondary highways providing access to the Specific Plan area include Monroe Street and
Avenue 62. These streets will be constructed with 64 feet of pavement on 88 feet of right-
of-way including a 16 foot landscaped median. Twelve -foot landscaped setbacks with
pedestrian walkways will be provided on both sides of the street. Figure 4.4-7 illustrates a
typical secondary highway streetscape.
Madison Street is the only urban arterial providing access to the Specific plan area. This
street will be constructed with 110 feet of pavement on 134 feet of right-of-way including
an 18-foot landscaped median. Twelve -foot landscaped setbacks with pedestrian
walkways will be provided on both sides of the street. Figure 4.4-8 illustrates a typical
urban arterial streetscape.
I
4-17
Arterial highways providing access to the Specific Plan area include Avenue 60 and
Monroe Street south of Avenue 60. These streets will be constructed with 86 feet of
pavement on 110 feet of right-of-way, including a 22-foot landscaped median. Twelve -
foot landscaped setbacks with pedestrian walkways will be provided on both sides of the
street. Twenty -foot setbacks will also be provided between arterial highways and adjacent
residential development. Figure 4.4-9 illustrates a typical arterial highway streetscape.
Internal collectors serving the Specific Plan area include the collector loop streets located
within each of the five Planning Areas. Internal collector streets will be constructed with
44 feet of pavement on 66 feet of right-of-way. Twelve foot landscaped setbacks with
pedestrian walkways will be provided on both sides of the street. Figure 4.4-10 illustrates
a typical streetscape for an internal collector.
Internal private streets will provide access to individual residential units within the Specific
Plan area and will be 40-foot paved private streets. Figure 4.4-11 illustrates a typical
streetscape for an internal private street.
4.4.3 Land Use Transitions
To provide appropriate interfaces between various land use types, a variety of land use
transition treatments are proposed for the Rancho La Quinta Specific Plan. These
transitions are intended to provide appropriate edge treatments between individual land uses
to ensure creation of a high quality, environmentally sensitive and aesthetically pleasing
community. Land use transitions are intended to:
• Provide for the separation and buffering of dissimilar land uses or product
types.
• Establish design criteria for creating linkages between land use types.
Land use transition treatments incorporated into the Rancho La Quinta Specific Plan are
st nmaried below.
Medium Densky Residential Golf Course Interface: A typical treatment for this interface is
illustrated in Figure 4.4-12. Golf course frontage for residential units is a desirable feature
of the Specific Plan and views of the golf course from residential areas will be maximized.
4-18
Evergreen Entry Accent Trees
Secondary Identification Signage
With Residential Enclave Identification
lao
_ 4
0
(� , °
. 0 �� D
a t•
Decorative
�—� f 1.� �.` I �� 1 -� •�• % �� �:T Column
M T
Shrub and Accent
Planting
Section
Typical Secondary Entry - Plan and Section
Evergreen Entry
Accent Trees
e
Walkway
Yr �.
ry
Shrub and Accent Planting
Figure
4.4-4
4-19 4-20
Evergreen Entry Accent Trees
6
Section
Typical Neighborhood Entry - Plan and Section
Plan
Neighborhood
Collector
Street
Neighborhood Entry Wall
Evergreen Entry Accent Trees
— Walkway
Typical
�^ Resiripwini I nt
F gure,
4.4-5
4-21 4-22
Entry Monument w/Major
Commercial Identification
Evergreen Entry
Accent Trees
l7
Op
U
o
L:aOuinta-Meicada
Decorative Column
Shrub and Accent Planting
Section
Typical Commercial Entry - Plan and Section
Plan
Evergreen Entry
Accent Trees
Planting
%.'.�jor (Arnmercial Driveway Entry
1 •-- Walkway
Commercial -ntryWall—
Decorat ve Column
Figure
4.4-6
4-23 4-24
Solid Wood Fence with Stucco Pilaster
I 1 n,,,m»rnTllll
Open Construction Wood View Fence
I li i�r�II II
i ��l�li I�i li � II Illil��ll II�II�II'Ill II
i
Solid Stucco Will with Wood Trim
Split Rail Fence
r llil �1i1!!I Lf lidll!!!u•+•r
si}r. •r1n.f lll7nr+.. irof rlf lrfl lir ,11r
I f
' rll i�l�lil
II���II
I
li'
Wrought Iron Fence with Stucco Column
Ali
Solk_1 Construction Wood Fence
Typical Walls and Fences
4-47 4-48
(-1()Jf("
4.4-24
A
N
th
am
Formal
Palm
Tree
Planting
in
Median
88' R.O.W.
64' Curb to Curb
Pedestrian
t 4fI—Sidewalk/
Bikepath .
16' Median6
-11
Formal Evergreen
Planting
r
Figure
Typical Streetscape - Secondary Highway (64' on 88') 4.4-7
A
N
Os
Residential Rear Yard
134' R.O.W
110' Curb to Curb
—Formal Palm Tree 18' Median
Plantinn Within I_ .
T Ical Streetscape - U rban Arterial (1 ()' on 134)
Residential Rear Yard
5' High, Decorative
Community Wall
Figure
4.1
A
N
J
Formal Palm Tree
Planting Overstory
Formal Evergreen
Understory
r Decorative Wall
Figure
Typical Streetscape - Arterial Highway (86' on 110) 4.4-
A
kJ
cc
66' R.O.W,
44' Curb to Curb
I •
•Pedestrian
J4w, Walk
R
Informal, Randomly Spaced
Evergreen Trees in Street R.O.W.
Residential Front or Rear Yard *
* Note: Where a residential rear yard faces an internal
collector street, a 5' high solid fence should be
placed along the rear lot line.
Figure
Ttrraical Streetscape - Internal Collect' (44' on 66') 4.4- 1
Informal Evergreen
Street Tree Planting
Residential Front Yard
e. Oe. OM-'
Figure
Typical Streetscape - Internal Private Street (40) 4.4-11
A
W
O
Improved Open Space Golf Course
Medium Density Residential
Open View
Fence
lrasrface - Medium Density ResidenfL-i1/Golf Course
Pad
Figure
4e4-
Open view fences shall be provided in the rear of residential units along the golf course to
maintain views.
Medium Densily Residential iolo 'cal Res rye: A typical treatment for this interface is
presented in Figure 4.4-13. Views of the reserve shall be maintained from residential units
through use of an open view fence. This interface is located only in Planning Area 3.
Medium High Density Residential/Golf Course: A typical treatment for this interface is
illustrated in Figure 4.4-14. Where residential units front the golf course, views of the
golf course from the residential units shall be maximized. Where parking areas or
circulation elements are located adjacent to the golf course, a decorative wall shall be
provided.
Medium High Density Residential/Park Use: A typical treatment for this interface is
presented in Figure 4.4-15. As shown in Figure 4.4-15, a 20-foot landscaped buffer
shall be provided between medium high density residential uses and park areas. Views of
the park shall be maintained from residential areas.
Medium High_Density ResidentialBiological Reserve: Atypical treatment for this interface
is illustrated in Figure 4.4-16. Views of the reserve shall be maintained from residential
units through an open view fence. This interface is located only in Planning Area 3.
Golf CourselRevegetation Area: A typical treatment for this interface is illustrated in
Figure 4.4-17. An open rail or view fence shall define the border between the golf course
rough and the revegetation area. This interface is located only within Planning Area 5.
4.4.4 Recreation and Open Space
Four community parks approximately 10 acres each in size are designated within the
Specific Plan area - two within Planning Area 1 and two within Planning Area 4. These
community parks have been sited to provide access to the existing trail system on the
Westside Flood Levy and to afford the potential for future links to the County of
Riverside's recreational trail system. Conceptual site plans have been developed for each
of the community parks as summarized below. Conceptual plans have also been developed
for the biological reserve and revegetation areas located within Planning Areas 3 and 5,
respectively.
4-31
Medium Density Residential Property Lot Line
FOo-en View Fence
Figure
Ire"dace - Medium Density Residentie-I (Biological Preserve 4.4-"
A
W
W
Note: Where multi -family residential parking or
vehicular circulation areas occur adjacent to
golf course, a 6' high, solid decorative wall
shall be used
Figure
Interface - Medium High Density Residential/Golf Course 4.4-1 e
Medium Hiah Density 1_ Passive or Active Park
Residential
Buffer Sidewalk r-ILA"'I
Area
Figure
Ir" �rface - Medium High Density ResiAsntlal/Park Use 4.4-'
A
W
N
Figure
Interface - Medium High Density Residential/Biological Preserve 4,4-1
Improved Open Space/
Golf Course
Golf Course Rough
Golf Course Fairway
or Green
Open View
or Rail Fence
Open Space/
Interface - Golf Course/Revegetation Area Figure
4.4-1
4-36
Figure 4.4-18 presents a conceptual site plan for the community park proposed to be
located in the extreme southwestern portion of Planning Area 1. As shown in
Figure 4.4-18, a decorative wall or fence will separate the community park from adjacent
residential units and the opportunity is available for a potential link to the existing trail on
the flood control levy adjacent to the community park.
Figure 4.4-19 presents a conceptual site plan for the community park proposed to be
located in the western portion of Planning Area 1. A buffer will be provided between the
park and adjacent medium high density residential development as well as a buffer along
the southern boundary of the park in the vicinity of the flood control levy. The opportunity
is available for a potential link to the existing trail on the flood control levy.
Figure 4.4-20 presents a conceptual plan for the community park located in the extreme
southwestern portion of Planning Area 4. A central entry to this park could be provided
from the adjacent medium density residential development area. Figure 4.4-21 is a
conceptual plan for the community park site located in the northwestern portion of Planning
Area 4.
Figure 4.4-22 presents a conceptual plan for the biological reserve within Planning
Area 3. As shown, a view fence would be provided between the biological reserve and
adjacent residential development.
A concept plan for the revegetation area is illustrated in Figure 4.4-23. The revegetation
area would be located between golf course holes 13 and 16 in Planning Area 5. A rail
fence would create the boundary between the golf course rough and revegetation area.
The following site planning criteria shall be utilized in the design of recreation and open
space areas:
Building/Parking Orientation
• Recreation facilities shall be architecturally integrated with the natural terrain.
• Facilities should relate to other surrounding uses and spaces, interacting with
rather than impacting them
4-37
Medium High Density
Residential
Decorative Community Neighborhood Streetscape
Wall or Fence 1
T3
Shrub Parking
Buffer Restroom
Planting L/
I f Turf Typ.
Existing Trail on Flood
-,711�666n
SOO
Potential Trail
Connection to Park
Open Space/Park
Tree Planting
I'r
, ;
N
0 200
FEET
Conceptual Plan Figure
4�4"1
Community Park - Planning Area 3
4-38
Decorative Community
Wall or Fence
Open Space/Park
Tree Planting
Turf Typ.
Shrub
Buffer
Planting
Medium High Density
Residential
Neighborhood Streetscape
Potential Trail
Connection to Park
Pedestrian Walk
Parking
Existing Trail on
Flood Levee
N
o zoo
FEET
Conceptual Plan Figure
Community Park - Planning Area 2 4.4-19
4-39
Decorative Community
Wall or Fence
Turf Typ.
Existing Trail on Flood Levee
Medium High Density
Residential
Neighborhood Streetscape
Open Space/Park
Tree Planting
FEET
Conceptual Plan Figure
4.4-20
Community'Park - Planning Area 4
Decorative Community Pedestrian Walk Neighborhood Streetscape
Wall or Fence
N
IF;
0 200
Gm -
FEET
Conceptual Plan Figure
Community Park - Planning Area 5 4.4-21
4-41
View Fence
Medium Density Residential
r--Neighborhood
Streetscape
1 4A 4t4j
Existing Mesquite Grove to be Preserved
Conceptual Plan
Biological Reserve - Planning Area 13
4-42
Figure
4.4-22
Decorative
Rail Fence
Mesquite
Revegetation
Area
Conceptual Plan
Revegetation Area - Planning Area 7
4-43
Golf Course Rough
Golf Course Fairway
Golf Course
Tree Planting
Figure
4.4-23
• Parking shall be screened from adjacent uses and circulation routes.
• Significant landscape/median separations between major parking areas shall be
established.
• Pedestrian and vehicular circulation shall be separated.
• Significant turf area should separate structures from parking areas.
• All recreation building elevations shall be fully articulated.
Adjacent Use Orientation
• Open space and recreational uses shall be three -dimensionally integrated into
adjacent development concepts.
• Neighborhood parks and playfields should, if possible, be sited adjacent to
major population user areas.
• Natural features should be utilized to help define neighborhood clusters and
pockets or enclaves of development.
• Pedestrian circulation systems shall link recreation and open space areas with
development.
Lighting
• Light rays shall be confined on site through orientation, the use of
shadingidirectional controls, and/or landscape treatment.
• Lighting fixtures shall complement fixtures in adjacent development and shall
enhance community character.
• Lighting shall be sufficient to provide reasonable safety for persons and
property; allow sufficient illumination to identify hazards to pedestrian and
vehicular circulation, and permit routine surveillance by security personnel.
4-44
in the right-of-way must be removed or is requested to be moved by the
County.
(2) Such landscaping in the right-of-way shall observe the provisions of the
Code pertaining to traffic and pedestrian safety.
(3) Any underground sprinkler systems, planters, or other permanent
structures placed in the right-of-way shall require a license agreement with
the Specific Plan 218 community. When any other governmental
jurisdiction is trustee of the public right-of-way at the particular location in
question, arrangements must be made with such other jurisdiction.
Procedures
A. When site plan review by the Planning Commission is required prior to
application for Building Permit on any land where these landscaping
requirements are applicable, the site plan shall conform to County land use
applications When an application is made for a building permit on any land
where these landscaping requirements are applicable, such building permit
application shall conform to County application requirements.
B . Landscaping plans shall be reviewed by applicable County Agencies.
C. An inspection fee in an amount to be set by the Board of Supervisors from time
to time by ordinance shall be collected by the Building and Safety Department
at the time of application for a certificate for occupancy.
D. The Building and Safety Department shall inspect each site no sooner than 9
months nor later than 12 months after issuance of the certificate of occupancy to
ensure compliance with these Landscaping Regulations. Provided, however,
that the owner/developer for the property may call for such inspection at any
time before the nine month date.
4-57
Credits Toward Landscaping Requirements
A. Each square foot of landscaped area which is permeable and within the area
encompassed by the dripline of a tree of at least 4 inches in caliper shall count as
1.5 square feet of landscaped area for the purposes of satisfying the minimum
requirements. In order to encourage growth of smaller trees between 4 and
8 inches in caliper, such trees may receive special credit for twice the area of
the dripline. Thus, each square foot of landscaped area around such 4 inch to
8 inch trees is permeable and contiguous to count as 1.5 square feet of
landscaped area.
B. The foregoing 150 percent credit shall be subject to the following limitations.
Neither overlapping dripline areas nor areas contiguous to the dripline areas
which overlap shall be counted twice. Moreover, a tree dripline area shall not
qualify for credit under this subsection if (1) less than one-half of the dripline
area is permeable cover, (2) there have been any damaging changes in the
original grade of the dripline under the tree, or (3) the total of such area
receiving such credit around the tree exceeds the total square footage of
landscaped area within the dripline. Permeable pavers shall be considered as
permeable cover. Changes in grade required by County ordinance, such as
sidewalks, curbing, driveway approaches, etc., shall not be considered as
damaging changes. In no case shall the actual landscaped area in the street yard
of a lot be less than two-thirds of the required minimum percentages as
applicable under Basic Landscape Requirements discussed above.
Alternative Compliance
A. Notwithstanding all of the foregoing provisions a landscape plan which is
alternative to strict compliance with the various landscape requirements above
may be approved by the Planning Director. If the Planning Director finds that
such plan is as good or better than a plan in strict compliance with the various
landscaping requirements ab( ve (in accomplishing the purposes and intent of
the Landscaping provisions), said plan shall be deemed valid.
4-58
4.4.9.2 Landscape Character
The California Desert Ranch community design theme anticipated for Rancho La Quinta
will derive as much from the quality of the landscape as from the architectural design of the
community. There will be a need to retain continuity and quality of common areas, while
allowing for individuality and creativity within distinct neighborhoods and product types.
Overall community identity will be strongly influenced by the quality of open space
improvements, community entries, individual neighborhood entries and landscaping of
disturbed areas. The primary objective of the landscape development program for Rancho
La Quinta is to reinforce the California Desert Ranch theme proposed for the development
by developing a landscape design concept which responds to the existing character of the
Rancho La Quinta property. In an effort to capture the spirit of the indigenous landscape,
plant materials and construction materials will be selected for their ability to blend with and
complement nature. This palette should contain materials which are both indigenous to and
compatible with the existing character of the property and which complement the California
Desert Ranch theme of the project.
4.4.9.3 Residential Landscape Guidelines
Detached Single Family Areas - All streets and/or driveway scenes shall include
landscaping features appropriate to each project's residential environment and pedestrian
scale. Slope area landscape materials shall be selected and located to protect views and
complement the surrounding hillsides and back drop. Landscape shall be installed to
mitigate solar heat and reflection from paced surfaces (e.g., shade patterns, spacing of tree
canopies, effect of prevailing breezes, etc.).
Attached Single Family Areas - Smaller open space areas shall be combined where possible
to generate larger, more usable, spaces. Trash receptacles shall be screened from arterial
greenways with plant material and enclosures compatible with adjacent structures and
landscaping. Landscaping berms shall be used where feasible to reduce the scale of
residential structures as viewed from below or from other neighborhoods, and also to
screen garage and parking areas. Specimen trees shall be used where residential buildings
exceed 25 feet in height to reduce visual massing of structures as viewed form arterial
greenways and adjacent uses. Landscaping shall be installed to mitigate solar heat and
reflection impacts from paved surfaces.
4-59
Multi -Family Areas - Parking areas shall be clustered to open up and enhance the quantity
and value of the available landscape open space. Parking areas shall be well -screened from
arterial greenways and adjacent uses. Open spaces shall, where possible, be large, usable
areas for the active/passive enjoyment of residents. Landscaping shall be installed to
mitigate solar heat and reflection impacts from paved surfaces. Specimen trees shall be
used where buildings exceed 25 feet in height to reduce the visual impact to arterial
greenways and adjacent uses.
Commercial Landscape Guidelines - Landscaping shall be sufficient in size and quantity to
effectively screen or reduce the scale of large building masses. Extensive berming and/or
grade change to accentuate screening is encouraged. Evergreen shrubs and trees shall be
used in screening trash containers, loading, and similar utilitarian areas. Shrubs shall be
introduced to soften the intersection of building walls and ground planes. Turf shall be
used in large areas to the extent feasible. Landscape features and furniture, such as
seatwalls integrated into the building foreground, are encouraged to break the visual impact
of expansive wall planes. The visual appearance of major parking areas shall be softened
by the use of extensive landscaping in planters, medians, and berms.
Plant Materials - Plant materials will be selected from the Master Plant List presented in
Table 4.4-1.
Irrigation - All landscape areas shall be fully irrigated with an automatically -controlled
underground irrigation system. The builder must submit Irrigation Plans prepared by a
licensed Landscape Architect or certified Irrigation Design Consultant for formal design
review and approval prior to installation. Areas of separate maintenance responsibility shall
be controlled by separate control valves. All lawn and shrub irrigation systems should be
separate. Irrigation controllers should be selected to minimize the amount and frequency of
water being applied to the soil. Because waterings should be deep and infrequent,
irrigation controllers should be capable of short multiple applications required for the
"soak" allowing the soil to dry out between soakings. The use of water conserving
syste as, such as drip irrigation for shrubs and tree planting, is encouraged. To minimize
negative visual intrusion, all automatic valves shall be installed in valve boxes with the pop-
up variety of head used whenever application allows. All backflow control devices and
controllers shall be placed in shrub areas and screened so that they are not visible.
4-60
Table 4.4-1
RANCHO LA QUINTA PLANT PALLETE
Trees
Bottle Tree
Mexican Blue Fan Palm
Blue Palo Verde
Carob Tree
Jacaranda
Crape Myrtle
Olive
Chilean Mesquite
Cork Oak
African Sumac
California Pepper
Brazilian Pepper
California Fan Palm
Mexican Fan Palm
0
Shrubs
Desert Broom
Bush Bougainvilla
Yellow Bird of Paradise
Dwarf Poinciana
Fairy Duster
Feathery Cassia
Green Hop Bush
Lantana
Texas Ranger
Heavenly Bamboo
Dwarf Oleander
Purple Fountain Grass
Yellow Oleander
Zylosma
Groundcover
Gazania
Trailing Lantana
Dwarf Rosemary
4-61
Maintenance - To receive final design review approval of development plans, a precise
method of long-term maintenance shall be formally proposed by the builder. Particular care
should be taken to provide for high -quality maintenance in common areas, visible
locations, and high traffic conditions. The method(s) proposed by the builder should
include specific financing mechanisms, and cost considerations for maintaining the high
quality image desired for Rancho La Quinta. This shall include routine periodic landscape
maintenance, pest control, fertilization, water, and utilities, etc., as well as potential
funding of reserves for major maintenance, repair, and replacement of plant material,
irrigation systems, and other elements of the landscape architectural design.
4-62