1ST SUBMITTAL - ANDALUSIA SPECIFIC PLANSPECIFIC PLAN 03-067
AMENDMENT V OF ANDALUSIA AT CORAL MOUNTAIN
PREPARED BY:
MSA CONSULTING, INC.
IN THE CITY OF:
LA QUINTA, CALIFORNIA
THE WAVE
AT CORAL MOUNTAIN
OCTOBER 2019
Specific Plan 03-067 ii
Amendment V Project Technical Team
MERIWETHER COMPANIES
2440 Junction Place, Suite 200
Boulder, CO 80301
CITY OF LA QUINTA
DESIGN AND DEVELOPMENT DEPARTMENT
78-495 Calle Tampico
La Quinta, Ca 92253
ARCHITECT
CCY Architects
228 Midland Avenue
Basalt, Colorado 81621
LANDSCAPE ARCHITECT
Vita Planning and Landscape Architecture
181 Third Street, Suite 100
San Rafael, Ca 94901
CIVIL ENGINEERING & ENTITLEMENTS
MSA Consulting, Inc.
34200 Bob Hope Drive,
Rancho Mirage, Ca 92007
Specific Plan 03-067 iii
TABLE OF CONTENTS
SPECIFIC PLAN 03-067 ....................................................................................... I
Table of Contents ................................................................................................................................ iii
1 INTRODUCTION .................................................................................................. 1
1.1 EXECUTIVE SUMMARY ..................................................................................................................... 1
1.2 PURPOSE AND INTENT ................................................................................................................... 2
1.3 PROJECT SETTING .......................................................................................................................... 3
1.4 PROJECT HISTORY .......................................................................................................................... 6
1.5 ENABLING LEGISLATION ................................................................................................................ 8
1.6 CEQA COMPLIANCE ......................................................................................................................... 9
2 PLANS, PROGRAMS, AND GUIDELINES ................................................. 10
2.1 THE LAND USE CONCEPT ............................................................................................................. 10
2.1.1 Planning Area Breakdown .................................................................................................................................. 12
2.2 LAND USE ....................................................................................................................................... 14
2.2.1 Land Use/General Plan Context ......................................................................................................................... 14
2.2.2 Existing General Plan / Land Use ....................................................................................................................... 15
2.2.3 Proposed General Plan/Land Use ...................................................................................................................... 16
2.3 ZONING .......................................................................................................................................... 17
2.3.1 Existing Zoning .................................................................................................................................................... 17
2.3.2 Proposed Zoning ................................................................................................................................................. 18
2.4 THE LAND USE MASTER PLAN ...................................................................................................... 19
Andalusia East Planning Areas .......................................................................................................... 21
2.4.1 Andalusia East Land Use by Planning Area ....................................................................................................... 21
Andalusia west planning areas .......................................................................................................... 34
2.4.2 Andalusia West Land Use by Planning Area ...................................................................................................... 34
2.4.3 Andalusia Land Use Summary – Andalusia East and West ............................................................................. 42
2.5 CIRCULATION PLAN ...................................................................................................................... 44
2.5.1 Offsite Improvements ......................................................................................................................................... 53
2.5.2 Onsite Improvements ......................................................................................................................................... 53
2.6 MASTER PLAN SUPPORTING ELEMENTS .................................................................................... 55
2.6.1 Open Space and Recreation ............................................................................................................................... 55
2.6.2 Infrastructure and Utilities Plan ......................................................................................................................... 55
2.6.3 Water and Sewer Plan ......................................................................................................................................... 56
2.6.4 Electricity .............................................................................................................................................................. 57
2.6.5 Natural Gas ........................................................................................................................................................... 57
Specific Plan 03-067 iv
2.6.6 Telephone ............................................................................................................................................................ 57
2.6.7 Refuse Collection ................................................................................................................................................. 57
2.6.8 School Service ...................................................................................................................................................... 57
2.6.9 Law Enforcement ................................................................................................................................................. 57
2.6.10 Fire Protection ................................................................................................................................................... 58
2.6.11 Library Facilities· ............................................................................................................................................... 58
2.7 GENERAL DESIGN GUIDELINES & STANDARDS .......................................................................... 59
2.7(A)Community Theme – Andalusia East ...................................................................................... 59
2.7.1 Andalusia East Community Image ..................................................................................................................... 61
2.7.3 Andalusia East Golf and Country Club Facilities .............................................................................................. 63
2.7.4 Andalusia East Residential Site Planning Guidelines ...................................................................................... 71
A. Residential Architectural Design Criteria ............................................................................................................... 72
B. Residential Site Planning Criteria ........................................................................................................................... 76
2.7(B) Community Theme – Andalusia West .................................................................................... 78
2.7.5 Andalusia West Community Image .................................................................................................................... 79
2.7.6 Andalusia West Club Facilities ............................................................................................................................ 82
2.7.7 Wave Club Design Criteria ................................................................................................................................... 83
Andalusia West Residential Site Planning Guidelines .............................................................................................. 89
2.7.8 Andalusia West Residential Architectural Design Guidelines ......................................................................... 90
2.7.9 Andalusia West Landscape Guidelines .............................................................................................................. 95
2.8 Grading Design Standards and Guidelines ................................................................................. 96
2.9 PLANT MATERIAL PALETTE .......................................................................................................... 97
3 ZONING AND DEVELOPMENT REGULATIONS ................................... 100
3.1 SPECIFIC PLAN OVERLAY DISTRICTS ......................................................................................... 100
ANDALUSIA EAST .............................................................................................................................. 102
3.1.1 Planning Area I – Andalusia East ...................................................................................................................... 102
3.1.2 Planning Area II – Andalusia East ..................................................................................................................... 105
3.1.3 Planning Area III – Andalusia East .................................................................................................................... 108
3.1.4 Planning Area IV – Andalusia East .................................................................................................................... 111
3.1.5 Planning Area V – Andalusia East ..................................................................................................................... 114
3.1.6 Planning Area VI – Andalusia East .................................................................................................................... 118
ANDALUSIA WEST ............................................................................................................................. 121
3.1.7 Planning Area VII – Andalusia West .................................................................................................................. 121
3.1.8 Planning Area VIII – Andalusia West ................................................................................................................. 123
3.1.9 PLANNING AREA IX – Andalusia West ............................................................................................................... 126
3.1.10 PLANNING AREA X – Andalusia West .............................................................................................................. 131
3.2 SPECIFIC PLAN AMENDMENTS ................................................................................................... 133
3.2.1 Specific Plan Amendment Procedures ............................................................................................................ 133
3.3 DENSITY TRANSFER PROVISIONS .............................................................................................. 135
Specific Plan 03-067 v
4 GENERAL PLAN CONSISTENCY .............................................................. 136
ANDALUSIA EAST CONSISTENCY WITH 1992 GENERAL PLAN ....................................................... 136
4.1 LAND USE ELEMENT ................................................................................................................... 136
4.2 CIRCULATION ELEMENT ............................................................................................................ 137
4.3 OPEN SPACE ELEMENT ............................................................................................................... 139
4.4 PARK AND RECREATION ELEMENT ............................................................................................ 140
4.4 ENVIRONMENTAL CONSERVATION ELEMENT .......................................................................... 140
4.6 INFRASTRUCTURE AND PUBLIC SERVICES ELEMENT .............................................................. 141
4.7 ENVIRONMENTAL HAZARDS ELEMENT ..................................................................................... 141
4.8 AIR QUALITY ELEMENT ............................................................................................................... 142
ANDALUSIA WEST CONSISTENCY WITH GENERAL PLAN 2035 ...................................................... 144
4.9 LAND USE ELEMENT ................................................................................................................... 144
4.10 CIRCULATION ELEMENT .......................................................................................................... 145
4.11 LIVABLE COMMUNITY ELEMENT .............................................................................................. 145
4.12 ECONOMIC DEVELOPMENT ELEMENT .................................................................................... 145
4.13 PARKS, RECREATION AND TRAILS ELEMENT .......................................................................... 146
4.14 HOUSING ELEMENT .................................................................................................................. 146
4.15 AIR QUALITY ELEMENT ............................................................................................................. 147
4.16 ENERGY AND MINERAL RESOURCES ELEMENT ...................................................................... 147
4.17 BIOLOGICAL RESOURCES ELEMENT ....................................................................................... 147
4.18 CULTURAL RESOURCES ELEMENT .......................................................................................... 147
4.19 WATER RESOURCES ELEMENT ................................................................................................ 148
4.20 OPEN SPACE AND CONSERVATION ELEMENT ........................................................................ 148
4.21 NOISE ELEMENT ........................................................................................................................ 148
4.22 SOILS AND GEOLOGY ELEMENT ............................................................................................... 149
4.23 FLOODING AND HYDROLOGY ELEMENT .................................................................................. 149
4.24 Hazardous Materials Element.................................................................................................. 149
4.25 EMERGENCY SERVICES ELEMENT ............................................................................................ 149
4.25 WATER, SEWER & OTHER UTILITIES ELEMENT ....................................................................... 149
4.26 PUBLIC FACILITIES ELEMENT ................................................................................................... 150
Specific Plan 03-067 1
1 Introduction
1.1 EXECUTIVE SUMMARY
Specific Plan 03-067 (“Specific Plan” or “SP”) is organized as follows:
Section 1: Introduction. This Section provides an overview of the document, project
setting and history, existing approvals, legislative authority for the specific plan process ,
and the method of compliance with the California Environmental Quality Act (CEQA).
Section 2: Plans, Programs, and Guidelines. This Section provides the organizational
framework of the Land Use Plan and related plan exhibits. This Section establishes the
land use policy for the Specific Plan area and provides the design guidelines which set
design and development criteria and direction for individual projects within the Specific
Plan boundary.
Section 3: Zoning and Development Regulations. This Section establishes the zoning
and development regulations applicable to land within the Specific Plan boundary.
Development Regulations are presented for each Planning Area .
Section 4: General Plan Consistency. This Section evaluates the consistency of the
Specific Plan with the City of La Quinta General Plan using the key land use issues
statement of each element of the City of La Quinta General Plan as the basis .
Specific Plan 03-067 2
1.2 PURPOSE AND INTENT
The Specific Plan presented herein is a comprehensive planning and development
document intended to guide development of lands within the Specific Plan are a boundary.
This document establishes development plans, guidelines, and regulations for the project
plan area and specifies development criteria for various use permit entitlements
scheduled to be developed within the plan area.
This document is intended to ensure a high quality of development consistent with the
goals, objectives, and policies of the City of La Quinta General Plan and the goals of the
developers of the property. The goals include:
• Implementation of a plan which recognizes and, wherever po ssible, 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
This Specific Plan guides the standard of development and is structured to provide a
degree of flexibility to address market-driven demand changes. The original specific plan
for this project was adopted in 1988 by the Riverside County Board of Supervisors. Since
the project’s annexation into the City of La Quinta, there have been multiple amendments
and entitlement activities associated with the property. This Amendment (Amendment V)
of the Coral Mountain Specific Plan is primarily intended to incorporate the development
of a boutique resort and master planned community, a.k.a. “The Wave at Coral Mountian,”
within the portion of the Specific plan area west of Madison Street. Development
regulations, guidelines, and standards for the portion of the SP east of Madison Street will
remain unchanged. In addition, this Specific Plan has been amended to define two distinct
sub-communities within the SP boundary (“Andalusia East” and “Andalusia West”), with
corresponding "site driven" development regulations, planning areas, and design criteria .
Specific Plan 03-067 3
1.3 PROJECT SETTING
The Specific Plan area is located approximately 130 miles from the City of Los Angeles and
the Pacific coast, approximately 250 miles from the City of Las Vegas, and approximately
250 miles from the Phoenix/ Scottsdale metropolitan region. As shown on Exhibit 1, the SP
is situated in the easterly portion of the Coache lla Valley within the corporate limits of the
City of La Quinta, Riverside County. The project is accessible from Interstate 10 by way of
Monroe Street with immediate access to Avenue 58 to the North , as shown in Exhibit 2.
EXHIBIT 1
Consisting of approximately 930 acres, the amended Specific Plan area is generally defined
by Avenue 58 along the Northerly boundary, Monroe Street to the East, Avenue 60 to the
South, and to the West, vacant land and portions of the flood control dike. In its existing
setting, the project property is partially developed east of M adison with Andalusia Country
Club. The Specific Plan Area west of Madison Street is currently undeveloped. Surrounding
land uses are listed in Table 1 and shown in Exhibit 3.
Specific Plan 03-067 4
TABLE 1
Jurisdiction General Plan Zoning Existing Use
North
La Quinta LDR/OS-R/MC RL/GC/MC Single Family Residences, golf course,
major community facility
South La Quinta LDR/MHDR/OS-
R/OS-N
RL / OS / GC /
RMH
Avenue 60, Single Family Residences,
golf course
East La Quinta GC/LDR/MHDR RL/RM/CN Agricultural uses, undeveloped land
West La Quinta OS-N OS Natural Open Space
General Plan Designations: LDR – Low Density Res. / OS-R - Open Space - Recreation/ OS-N – Open Space –
Natural / GC- General Commercial / MHDR – Medium/ High Density Residential / MC – Major Community
Facilities
Zoning Designations: RL – Low Density Residential / RMH – Medium High Density Residential / GC – Golf Course
/ CN – Commercial Neighborhood / MC – Major Community Facilities
EXHIBIT 2
Specific Plan 03-067 5
EXHIBIT 3
Specific Plan 03-067 6
1.4 PROJECT HISTORY
The original specific plan for this project was approved under Riverside County jurisdiction
by the Riverside County Board of Supervisors in 1988. Since then the property has been
annexed into the City of La Quinta and has gone through various entitlement activities and
specific plan amendments, summarized as follows:
TABLE 2
Specific Plan Name Year Approved Summary
Rancho La Quinta Specific
Plan 218 (County of
Riverside)
1988 Original Specific Plan approved by Riverside County
Board of Supervisors; included a maximum
development of 4,262 dwelling units and 35 acres of
commercial uses.
Coral Mountain Specific Plan
218, Amendment I (County of
Riverside)
2000 Reduced development intensity by 762 dwelling units
and 25.8 acres of commercial uses to up to 3,500
dwelling units and 9.2 acres of commercial uses.
Coral Mountain Specific Plan,
Amendment II (City of La
Quinta)
2003 Changed name from “Rancho La Quinta” to “Coral
Mountain” Specific Plan; split specific plan into two
specific plans (Exhibit 4), Trilogy and Andalusia;
Specific Plan 03-067 supersedes Coral Mountain
Specific Plan 218 for Andalusia area.
Amendment III of Coral
Mountain Specific Plan
2013 Relocated golf clubhouse and provided higher density
around golf course.
Amendment IV of Andalusia
at Coral Mountain
2017 Revised development standards in Planning Area II
around the golf clubhouse to allow for 80
attached/detached residential villas of up to 2 stories
on 16 acres.
Amendment V of Andalusia
at Coral Mountain
2019 Revised to refine uses and development standards for
SP area west of Madison Street (aka “Andalusia
West”). The amendment will allow for up to a 150-
room resort hotel, 104 resort residential units, 496
single family detached homes, short-term rentals,
wave pool amenity, golf, and various resort-related
amenities.
Specific Plan 03-067 7
The development plan for the Specific Plan area includes:
• The development of a 20-hole championship golf course and club amenities
(Andalusia East);
• The development of up to 1,400 residential units (Andalusia East – 650 units,
Andalusia West – 750 units);
• The development of supporting infrastructure to assure adequate facilities and
services (Andalusia West and Andalusia East);
• The development of up to a 150-room resort hotel with supporting resort
amenities and 55,000 sf of retail, 5,000 sf of neighborhood commercial, and
related infrastructure improvements (Andalusia West);
• The development of a recreational surf wave amenity, golf and golf practice
facilities, and variety of neighborhood / resort commercial uses (Andalusia
West);
• The development of a variety of residential product types including estate lots,
attached and detached single family units, and resort residential - both short-
term / long-term rentals and owner occupancy (Andalusia West).
EXHIBIT 4
Specific Plan 03-067 8
1.5 ENABLING LEGISLATION
• The authority to prepare, adopt. and implement the Coral Mountain Specific
Plan is granted to the City of La Quinta by the California Government Code (Title
7, Division 1, Chapter 3, Article 8, 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 an amendment to the Specific Plan by either ordinance or resolution.
• This Specific Plan is a regulatory document that, once adopted, will serve as the
General Plan, the Zoning Ordinance, and Development Code (Specific Plan) for
the amended plan area. As such, the adopted plan, once incorporated by
reference, makes consistent the La Quinta General Plan. Upon completion of
the Specific Plan amendment and adoption process, future development must
be consistent with the Specific Plan and amendments thereto.
Specific Plan 03-067 9
1.6 CEQA COMPLIANCE
The following statements address the City of La Quinta's responsibility to address CEQA
compliance in the preparation of a Negative Declaration of environmental impact (NEG -
DEC).
a) The lead agency or responsible agency shall prepare an addendum to a
previously certified EIR if some changes or additions are necessary but none of
the conditions described in Section 15162 calling for preparation of a
subsequent EIR have occurred.
b) An addendum to an adopted Negative Declaration may be prepared if only
minor technical changes or additions are necess ary.
c) An addendum need not be circulated for public review but can be included in or
attached to the final EIR or adopted Negative Declaration.
d) The decision-making body shall consider the addendum with the final EIR or
adopted negative declaration prior to making a decision on the project.
e) A brief explanation of the decision not to prepare a subsequent EIR pursuant to
Section 15162 should be included in an addendum to an EIR, the lead agency's
findings on the project or elsewhere in the record. The explanati on must be
supported by substantial evidence.
Specific Plan 03-067 10
2 Plans, Programs, and
Guidelines
2.1 THE LAND USE CON CEPT
Residential Uses
The project consists of two distinct communities, “Andalusia West” and “Andalusia East”,
located west and east of Madison Street respectively. Andalusia East is currently under
development and is envisioned as a private country club featuring a 20-hole championship
golf course, low density residential uses, and associated resort amenities and
infrastructure. The second community, Andalusia West (a.k.a. “The Wave at Coral
Mountain”), is envisioned as a boutique resort and planned residential neighborhoods.
This community will feature a robust variety of residential product types and amenities,
including an artificial wave basin as the focal point of the community.
Product types may include single-family detached/attached units and fractional interest
ownership. Residential development is anticipated to occur over approximately 50% of
the total acreage 'within the Specific Plan area with the balance of the property in open
space, wave basin, golf course, and other recreation-based land uses.
Commercial Uses
Commercial development is proposed to be located on approximately 14 acres of land
located on the Southwest & Southeast corner of Madison Street and Avenue 58.
Commercial development will consist of a mixture of commercial retail and resort -related
commercial development. It is anticipated that the commercial retail development will
include both neighbor hood commercial and visitor serving commercial uses.
Parks/ Open Space/ Recreation
The primary recreational component of Andalusia East is on a 20-hole championship golf
course designed by Rees Jones. In addition to its function as a recreational component,
the golf course will also provide a visual amenity within the Andalusia East area with a
significant number of residential units having frontage on and/or views of the golf course.
The conceptual layout for the golf course is shown on the Master Plan graphic. Individual
developments within the Specific Plan area may have additional recreational amenities
including tennis and swimming facilities.
The primary recreational component of Andalusia West will include an artificial surf wave
basin that will serve as the focal point of the Andalusia West community . “The Wave” or
“Wave” surf basin will feature state of the art proprietary technology designed to faithfully
re-create ocean waves for recreational use by resort residents and guests as well as
providing a venue for competitive and professional surfing events. In addition, Andalusia
West will also provide a variety of associated recreational amenities, including golf and
Specific Plan 03-067 11
golf practice facilities, that will complement the proposed resort and planned residential
neighborhoods.
Circulation
The circulation plan for this Specific Plan is intended to utilize existing local arterial
roadways to provide the access to the Specific Plan area. These roadways include Avenue
60, Avenue 58, Monroe Street and Madison Street. The internal circulation system will
consist of a series of roads providing access to the individual residential and recreational
components within the Specific Plan area.
Additional information is provided in Section 2.5 (Circulation Plan) of this SP.
Resort Hotel
Andalusia West will feature a full-service resort hotel (up to 150 keys). The hotel is
envisioned as a boutique resort with a mix of traditional hotel rooms, suites, and c asitas.
Resort Club and Amenities
Andalusia West will offer a variety of community and active lifestyle amenities such as golf
and golf practice facilities, hiking, biking, spa and dining, golf training facilities, bicycle
pump-track, and a swimming pool area. In addition, spa and dining facilities may be
provided within the resort.
Wave Amenity
The primary recreational component of Andalusia West will include “The Wave”, an
artificial wave basin that will serve as the focal point of the community. The Wave will
feature state of the art proprietary technology designed to faithfully recreate ocean waves
for recreational purposes.
Specific Plan 03-067 12
2.1.1 Planning Area Breakdown
This SP breaks the plan area into two distinct sub communities (Andalusia East and
Andalusia West), with corresponding "site driven" development regulations , planning
areas, and design criteria. These Planning Areas are depicted in Exhibit 5 shown below.
Planning Areas within the Specific Plan Community
ANDALUSIA EAST
Planning Area I is characterized by the club facilities, supporting parking and circulation
elements, and associated open space area.
Planning Area II is defined by villa residential dwelling units of one and two stories with
associated pools and open space areas.
Planning Area III is defined by various residential dwelling product types of one and two
stories with associated pools, spas and open space areas.
Planning Area IV is defined by the golf and open space maintenance facilities.
Planning Area V is defined by the neighborhood commercial site and its supporting
parking and circulation elements.
Planning Area VI addresses golf course areas and the primary stormwater management
and retention zone of the plan area.
ANDALUSIA WEST
Planning Area VII consists of neighborhood commercial uses and their supporting parking
and circulation elements.
Planning Area VI II is defined by various residential dwelling product types of one and two
stories with associated amenities and open space areas (including golf and golf practice
facilities).
Planning Area IX will allow for the construction of a resort consisting of a boutique hotel,
resort residential neighborhoods, retail, garden, golf, golf practice facilities, associated
club and resort amenities, and back of house infrastructure . An artificial wave generating
basin, to be used for professional competitions and recreational purposes (for residents
and guests), will serve as the focal point of Planning Area IX and the boutique hotel.
Planning Area X is defined by a variety of open space, recreational (including golf and golf
practice facilities), and back of house uses that provide amenities for the communities of
Andalusia West.
Specific Plan 03-067 13
EXHIBIT 5
Specific Plan 03-067 14
2.2 LAND USE
2.2.1 Land Use/General Plan Context
The Specific Plan implements the City of La Quinta General Plan by bringing together
detailed policies and regulations into a focused development plan for the Specific Plan
area. The Specific Plan is a regulatory document which, when adopted by the City Council
of La Quinta, governs all facets of project development including the distribution of land
uses, location and sizing of supporting infrastructure, as well as development standards
and regulations for uses within the plan area.
The location and alignment of the land uses and zones depicted herein are diagrammatic.
The precise layout within subsequent site development permit applications for individual
projects will determine the actual alignment and adjacency of each land use category. A
Change of Zone and General Plan Land Use Map Amendment application will be processed
concurrently with this Specific Plan to bring the SP into conformity with the City’s General
Plan and Zoning Map.
This Specific Plan is prepared as a link between the La Quinta General Plan and subsequent
development proposals for individual planning areas within the Specific Plan.
The Land Use Element of the La Quinta General Plan identifies and establishes the City's
policy relative to the planned future pattern, intensity, density and relationships of land
uses in the City as well as in the Specific Plan area addressed herein. The purpose of the
Land Use Element within the City's General Plan is to establish official City and plan area
policy which:
• Identifies the general types, locations and distribution of land uses desired in La
Quinta at buildout;
• Identifies standards for land uses rela tive to population and building
density/intensity and the character and compatibility of land uses;
• Identifies desired courses of action/ strategies which provide the means to
implement the community's land use policies while implementing the Specific
Plan.
The Specific Plan establishes consistency with, and implements the City's General Plan
by:
• Specifying the land uses in the plan area;
• Delineating standards for land use compatibility with the City's policies;
• Providing the framework for development in an orderly manner;
• Making consistent the General Plan Land Use and Zoning Category for the
property and the City's General Plan.
Specific Plan 03-067 15
2.2.2 Existing General Plan / Land Use
Exhibit 6, Existing General Plan Land Use, depicts the existing General Plan Land use
categories for the Specific Plan area as follows:
• Low Density Residential
• Open Space – Recreation
• General Commercial
EXHIBIT 6
Specific Plan 03-067 16
2.2.3 Proposed General Plan/Land Use
Exhibit 7, Proposed General Plan Land Use, depicts the proposed General Plan Land use
categories for the Specific Plan area as follows:
• Low Density Residential (LDR)
• Open Space – Recreation (OS-R)
• General Commercial (GC)
• Tourist Commercial (TC)
EXHIBIT 7
Specific Plan 03-067 17
2.3 ZONING
2.3.1 Existing Zoning
Exhibit 8, Existing Zoning, depicts the existing zoning categories for the Specific Plan area
as follows:
• Low Density Residential (RL)
• Neighborhood Commercial (CN)
• Golf Course (GC)
EXHIBIT 8
Specific Plan 03-067 18
2.3.2 Proposed Zoning
Exhibit 9, Proposed Zoning, depicts the proposed zoning categories for the Specific Plan
area as follows:
• Low Density Residential (RL)
• Neighborhood Commercial (CN)
• Golf Course (GC)
• Tourist Commercial (CT)
• Parks and Recreation (PR)
EXHIBIT 9
Specific Plan 03-067 19
2.4 THE LAND USE MAS TER PLAN
The Land Use Master Plan reflects the development goal of providing a variety of
residential units in a secluded setting of a championship golf course and other private and
semi-private recreational amenities.
The Land Use Master Plan graphically delineates the proposed uses located within each
planning area of the overall amended Specific Plan. The Master Plan includes
complementary architecture in all product types and common area buildings and club
facilities as well as a hierarchy of landscape setbacks, pedestrian areas, and connecting
circulation systems for pedestrians, bicycles and carts.
Development regulations for each planning area are presented in Section 3 - Zoning and
Development Regulations. The Master Plan proposes 1,400 units distributed within a gross
area of approximately 929 acres. These buildings are arranged in configurations which
may include detached units, townhome styled units and/or stacked flats of two, four, and
six units each. Additionally, a 1 4-acre neighborhood commercial area is being planned
adjacent to the intersection of Madison Street and Avenue 58. The balance of the property
is planned to be golf and open space use for the benefit of residents and their guests. The
project may be constructed in phases subject to the orderly extension of roads and public
utilities and subject to the conditions of approval established on future tentative maps.
ANDALUSIA EAST
Planning Area I is characterized by the club facilities, supporting parking circulation
elements, and associated open space area. This facility includes resident and guest serving
recreation facilities and supporting uses for all residents and guests.
Planning Area II is defined by villa residential dwelling units of one and two stories with
associated pools and open space area. These units are envisioned as attached and
detached townhome "Casitas".
Planning Area III is defined by various residential dwelling product types of one and two
stories with associated pools and spas and associated ope n space areas. These units are
envisioned as attached and detached single family units.
Planning Area IV is defined by the golf and open space maintenance facilities.
Planning Area V is defined by the Neighborhood Commercial site and its supporting
parking and circulation elements. This site is envisioned to be developed as a pedestrian -
scale neighborhood serving a commercial area.
Planning Area VI is defined by a 20-hole golf course area and associated open space, also
serving as the primary stormwater management and retention zone of the plan area.
Specific Plan 03-067 20
ANDALUSIA WEST
Planning Area VII consists of neighborhood commercial uses and their supporting parking
and circulation elements.
Planning Area VIII is defined by various residential dwelling product types of one and two
stories with associated amenities and open space areas.
Planning Area IX will allow for the construction of a boutique hotel , resort residential
neighborhoods, retail, associated club and resort amenities, golf and golf practice
facilities, parking, and back of house infrastructure. An artificial wave generating basin, to
be used for professional competitions and recreational purposes (for residents and
guests), will serve as the focal point of Planning Area IX and Andalusia West.
Planning Area X will allow for a variety of open space, recreational (including golf and golf
practice facilities), and back of house uses that are compatible with the communities of
Andalusia West.
Specific Plan 03-067 21
ANDALUSIA EAST PLANNING AREAS
2.4.1 Andalusia East Land Use by Planning Area
A detailed discussion of the proposed land use for the Specific Plan and the resulting
change in development intensity is presented for each of the six planning zones. The
Existing Land Use Table illustrates a tabulation of existing land use, existing zoning,
acreage and densities within each planning area.
A range of land use categories are provided within the boundary of the Specific Pla n. These
include land use for the golf and open space within the plan, various residential uses, a
limited neighborhood serving commercial use and supporting ancillary facilities for
proposed land uses.
The plan area is broken into six distinct planning ar eas. Development and zoning criteria
responding to the environment within each planning area is presented for each use area.
Exhibit 10 below delineates the limits of each Planning Area and their relationship to
Specific Plan boundary.
EXHIBIT 10
Specific Plan 03-067 22
Planning Area I – Andalusia East
Golf and Tennis Clubhouse Land Use
Planning Area I is the intended site for the Specific Plan Club facilities and is located in the
central portion of the easterly half of the master plan area. Primary access to the Club
facilities is provided from the main project entry point from Madison Street through a
secure entry gate. Planning area I is approximately 10 acres and is delineated herein.
Pedestrian and cart access throughout the plan is provided on surface streets an d other
open space paths to facilitate alternative modes of transportation to and from residential
areas and other local offsite areas such as the Commercial element of the plan at the
intersection of Madison and Avenue 58.
Club Facilities will include golf and tennis locker rooms, meeting rooms, indoor and
outdoor, restaurants, lounge areas, kitchen and food preparation and support facilities, as
well as five to ten tennis courts, swimming pool, sauna, and spa amenities.
Specific Plan 03-067 23
PLANNING AREA I – Andalusia East
TABLE 3
Planning Area I – Existing Land Use
Existing Land Use Description – Club Amenities
General Plan/Land Use Zone Acres Units Density
Open Space - Recreation GC 10 VACANT
Subtotals 10
Planning Area I – Proposed Land Use
Proposed Land Use Description – Club Amenities
General Plan/Land Use Zone Acres Units Density
Open Space - Recreation GC 10 N/A
Subtotals 10
Specific Plan 03-067 24
Planning Area II – Andalusia East
Residential Land Use
Planning Area II is adjacent to the club facilities site with internal access to residential
facilities from the club access road. Residential uses configured as attached and detached
single, duplex, triplex and fourplex units are planned for the land area within Planning Area
II.
Unit count and distribution is described in the accompanying tables and graphics. Within
Planning Area II there are 71 units---proposed on 16 acres of generally flat terrain. This mix
of residential buildings and ancillary recreation amenities results in a net density of five
dwelling units per acre.
Specific Plan 03-067 25
PLANNING AREA II – Andalusia East
TABLE 4
Planning Area II – Existing Land Use
Existing Land Use Description – Vacant Flat Terrain
General Plan/Land Use Zone Acres Units Density
Open Space - Recreation GC 16 VACANT
Subtotals 16
Planning Area II – Proposed Land Use
Proposed Land Use Description - Residential Use
General Plan/Land Use Zone Acres Units FAR
Open Space – Recreation GC 16 80
Subtotals 16 80
Specific Plan 03-067 26
Planning Area III – Andalusia East
Residential Land Use
Land use in Planning Area III is distributed generally within the entire project site with
internal access to residential units provided from a main project loop road. Both attached
and detached single family units ar e planned for the land area within Planning Area I II.
Unit count and distribution is described in accompanying tables and graphics.
Specific Plan 03-067 27
PLANNING AREA III – Andalusia East
TABLE 5
Planning Area III – Existing Land Use
Existing Land Use Description – Vacant Flat Terrain
General Plan/Land Use Zone Acres Units Density
Low Density Residential RL 218 459
Subtotals 218 459
Planning Area III – Proposed Land Use
Proposed Land Use Description - Residential Use
General Plan/Land Use Zone Acres Units FAR
Low Density Residential RL 218 650
Subtotals 218 650
Specific Plan 03-067 28
Planning Area IV – Andalusia East
Golf and Open Space Maintenance Facilities
Land use in Planning Area IV is located on 3 acres adjacent to the intersection of Madison
Street and Avenue 60 on the northeast corner of the intersection. Access to the site is
provided from Avenue 60 as well as from the internal plan.
A Site Development Permit shall be applied for prior to development of the Golf
Maintenance Facility.
Specific Plan 03-067 29
PLANNING AREA IV – Andalusia East
TABLE 6
Planning Area IV – Existing Land Use
Existing Land Use Description – Golf Maintenance Facilities
General Plan/Land Use Zone Acres Units Density
Low Density Residential RL 3 VACANT
Subtotals 3
Planning Area IV – Proposed Land Use
Proposed Land Use Description – Golf Maintenance Facilities
General Plan/Land Use Zone Acres Units FAR
Low Density Residential RL 3 VACANT
Subtotals 3
Specific Plan 03-067 30
Planning Area V – Andalusia East
Neighborhood Commercial Land Use
Planning Area V is located at the intersection of Madison Street and Avenue 58 and is
planned to be accessed from either arterial roadway adjacent to the two sites. Pedestrian
and cart access from the internal area is also planned to facilitate alternative modes of
transportation to and from the two sites.
Planning Area V has a total of 5 acres of Neighborhood Commercial development with
access from either side of Madison street or the south side of A venue 58. Acreage of the
two adjacent commercial lots are not required to be precisely equal in square footage.
Planning Area V encompasses 5 acres and is described in accompanying tables and
graphics.
Specific Plan 03-067 31
PLANNING AREA V – Andalusia East
TABLE 7
Planning Area V – Existing Land Use
Existing Land Use Description – Vacant Flat Terrain
General Plan/Land Use Zone Acres Units Density
General Commercial CN 5 VACANT
Subtotals 5
Planning Area V – Proposed Land Use
Proposed Land Use Description – Neighborhood Serving Commercial
General Plan/Land Use Zone Acres Units FAR
General Commercial CN 5 0
Subtotals 5 0
Specific Plan 03-067 32
Planning Area VI – Andalusia East
Residential (Supporting) Land Use - Golf Course/ Open Space
Planning Area VI is distributed generally throughout the Andalusia East Plan Area and
represents the majority of the Plan acreage. A 20-hole championship golf course will
occupy approximately 280 acres. 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 the vast majority of residential units having frontage on and/or views of the
golf courses. The conceptual layout for the gol f courses is shown on the Master Plan
Exhibit.
Distribution of this land use is described in accompanying tables and graphics. An
Employee parking lot is sited in the northeast corner of the project adjacent to Avenue 58
allowing employee access to the s ite via internal circulation paths.
Specific Plan 03-067 33
PLANNING AREA VI – Andalusia East
TABLE 8
Planning Area VI – Existing Land Use
Existing Land Use Description – Golf Course
General Plan/Land Use Zone Acres Units Density
Open Space - Recreation GC 281 VACANT
Subtotals 281
Planning Area VI – Proposed Land Use
Proposed Land Use Description – Golf Course
General Plan/Land Use Zone Acres Units FAR
Open Space - Recreation GC 281 0
Subtotals 281 0
Specific Plan 03-067 34
ANDALUSIA WEST PLANN ING AREAS
2.4.2 Andalusia West Land Use by Planning Area
PLANNING AREA VII – Andalusia West
General Commercial Land Use
Planning Area VII (PA-VII) is intended to allow for the construction of neighborhood
commercial buildings with affiliated circulation and infrastructur e improvements. PA-VII
is located at the southwest intersection of Ave 58 and Madison Street.
This Planning Area consists of appr oximately 9 acres of undeveloped land and will allow
for approximately 5,000 sf of neighborhood commercial building space.
Specific Plan 03-067 35
PLANNING AREA VII – Andalusia West
TABLE 9
Planning Area VII – Existing Land Use
Existing Land Use Description – Vacant Flat Terrain
General Plan/Land Use Zone Acres Units Density
General Commercial CN 9 VACANT
Subtotals 9
Planning Area VII – Proposed Land Use
Proposed Land Use Description – Neighborhood Commercial
General Plan/Land Use Zone Acres Units Density
General Commercial CN 9 VACANT
Subtotals 9
Specific Plan 03-067 36
PLANNING AREA VIII – Andalusia West
Low Density Residential Land Use
Planning Area VIII (PA-VIII) is intended to allow for the construction of low density, single
family residential neighborhoods with associated amenities (including golf and golf
practice facilities), circulation, and infrastructure improvements.
Located west of Madison Street, PA-VIII consists of approximately 220 acres of
undeveloped land and will allow for the construction of up to 496 single family detached
dwellings.
Specific Plan 03-067 37
PLANNING AREA VIII – Andalusia West
TABLE 10
Planning Area VI – Existing Land Use
Existing Land Use Description – Golf Course
General Plan/Land Use Zone Acres Units Density
Low Density Residentia/
Open Space - Recreation
RL/GC 220 VACANT
Subtotals 220
Planning Area VIII – Proposed Land Use
Proposed Land Use Description – Residential Uses
General Plan/Land Use Zone Acres Units Density
Low Density Residential RL 220 VACANT
Subtotals 220
Specific Plan 03-067 38
PLANNING AREA IX – Andalusia West
Tourist Commercial
Planning Area IX (PA-IX) is intended to allow for the construction of resort residential and
tourist commercial uses, including a boutique hotel (up to 150 keys), 104 attached resort
residential units, 55,000 sf of retail, a community garden, restaurants, golf and golf
practice facilities, “The Wave” surf basin, and other resort supporting ancillary uses and
amenities.
PA-IX consists of approximately 102 acres and is located entirely west of Madison street
and is centrally located within Andalusia West.
Specific Plan 03-067 39
Planning Area IX – Andalusia West
TABLE 11
Planning Area IX – Existing Land Use
Existing Land Use Description – Vacant Flat Terrain
General Plan/Land Use Zone Acres Units Density
Low Density Residential /
Open Space - Recreation
RL / GC 102 VACANT
Subtotals 102
Planning Area IX – Proposed Land Use
Proposed Land Use Description – Tourist Commercial Uses
General Plan/Land Use Zone Acres Units Density
Tourist Commercial CT 102 VACANT
Subtotals 102
Specific Plan 03-067 40
PLANNING AREA X – Andalusia West
Open Space Recreation Land Use
Planning Area X (PA-X) is intended to allow for active recreational and ancillary uses
compatible with the resort uses of the master planned community, including golf and golf
practice facilities. Allowable uses land uses include tennis courts, hiking trails, gardens,
and supporting ancillary functions to those uses. In addition, PA-IX will also allow for the
hosting of special events by the resort and back of house facilities.
PA-IX consists of approximately 54 acres and is located entirely west of Madison street.
Specific Plan 03-067 41
Planning Area X – Andalusia West
TABLE 12
Planning Area X – Existing Land Use
Existing Land Use Description – Vacant Flat Terrain
General Plan/Land Use Zone Acres Units Density
Low Density Residential /
Open Space Recreation
RL / GC 54 VACANT
Subtotals 54
Planning Area X – Proposed Land Use
Proposed Land Use Description – Open Space Recreation
General Plan/Land Use Zone Acres Units Density
Open Space - Recreation PR 54 VACANT
Subtotals 54
Specific Plan 03-067 42
2.4.3 Andalusia Land Use Summary – Andalusia East and West
Existing Land Use
General Plan/Land Use Zone Acres Units FAR
LDR RL 497 1400 2.8 DU/AC
GC CN 10
G GC 427
Totals 934 1400 2.8 DU/AC
TABLE 13 (A)
Specific Plan 03-067 43
TABLE 13 (B)
Proposed Land Use
General Plan/Land Use Zone Acres Units
LDR RL 455 1146 2.5 DU/AC
CT CT 102 254
G GC 309
GC CN 14
OS-R PR 54
Totals 934 1400
Specific Plan 03-067 44
2.5 CIRCULATION PLAN
The proposed circulation system for the Specific Plan addresses the requirements of the
City of La Quinta General Plan Circulation Element by providing a hierarchy of vehicular
traffic ways with pedestrian paths within the plan area. The C irculation Plan for the
Specific Plan utilizes existing circulation element roadways adjacent to and internal to the
project area (Madison Street) to provide primary access to the Specific Plan area. These
roadways include Avenue 60, Avenue 58, Avenue 62, Monroe Street and Madison Street.
The internal circulation system of the amended plan for Coral Mountain will consist of a
series of loop roads providing access to the individual residential and recreational
components within the Specific Plan area. Cul -de-sac neighborhood streets/drives will
utilize the internal loop spines in assuring a "private neighborhood feel". It is anticipated
that the internal loop collector system will consist of private streets.
The proposed circulation plan for the Specific Plan is illustrated below and will consist of
improvement of roadways surrounding the Specific Plan area, including 58th Street to the
north, 60th Street to the south and Monroe to the east. The Specific Plan area is bisected
by Madison Street, which, pursuant to the standards set forth in Specific Plan 218
approved in Riverside County, has been improved as a 110' right of way. Similarly, 60th
Street has been constructed as a street, including full median construction, as a 100' ri ght
of way. Except for the tie-in to Madison Street, it is anticipated that both Monroe Street
and 58th Street will be constructed in accordance with the City of La Quinta General Plan
Circulation Element Standards in conjunction with the development of an internal loop
road system to serve development within the project.
The proposed Circulation Plan s for Andalusia East and Andalusia West illustrated below
and will consist of improvement of the roadways surrounding the Specific Plan area to
General Plan Circulation Element Standards an d development of an internal loop road
system to serve development within the project.
Individual cluster access drives are proposed with generous setbacks from the arrival
boulevard and interior loop road to provide safe ingress and egress from individua l
residences.
Within the Specific Plan area, the circulation system has been designed to accomplish the
following:
• Provide for internal private roadways that respond to the proposed
development corridors while providing a safe route for project ingress and
egress;
• Provide for a private street with access to Madison Street, and to facilitate the
internal network of planned private roadways to adequately serve residential
areas and other amenities.
Specific Plan 03-067 45
ANDALUSIA EAST CIRCULATION PLAN AND STREET SECTIONS
EXHIBIT 11
Specific Plan 03-067 46
EXHIBIT 12
Specific Plan 03-067 47
ANDALUSIA WEST CIRCULATION PLAN AND STREET SECTIONS
EXHIBIT 13
Specific Plan 03-067 48
EXHIBIT 14
Specific Plan 03-067 49
Specific Plan 03-067 50
Specific Plan 03-067 51
Specific Plan 03-067 52
Specific Plan 03-067 53
2.5.1 Offsite Improvements
• The offsite public streets surrounding the project are currently developed in
accordance with La Quinta City Engineering and Public Works Department
standards and will be constructed incrementally in accordance with the
applicable General Plan designations. City-wide mass transit systems and stops
are accessible along perimeter public thorough fares. Perimeter landscape
improvements shall be implemented along the project frontage.
• The offsite trails system is consistent with the La Quinta General Plan
multipurpose and Bridal Trails plan to allow safe access to the trail head and
staging area currently operational at the westerly terminus of Avenue 58 at Lake
Cahuilla.
2.5.2 Onsite Improvements
The following mitigation measures are recommended to reduce potential circulation
impacts associated with the proposed project and shall be implemented in a phased
manner in conjunction with adjacent planning area(s) requiring roadway improvements.
Bus stops will be provid ed on Avenue 58 in the vicinity of the project service entry and
along Avenue 60 in the vicinity of the Maintenance Building employee entry.
• All internal divided roads will have a minimum pavement width of 10 feet
(divided roads) per lane to accommodate minimum design criteria for fire
equipment access. All other roads shall have a minimum pavement of 28 feet
(internal streets and drives).
• Each subdivision shall comply with the on -site and off-site street improvement
recommendations and mitigation measures as required by the City Engineer.
• All sections shall be approved by the City of La Quinta.
• All access points shall conform to appropriate street classification per City
standards for access spacing.
• Commercial uses shall be per the General Plan. Neighborhood commercial uses
must be located along secondary or greater highways, or near intersections with
secondary highways.
• The offsite trails system is consistent with the La Quinta General Plan
multipurpose and Bridal Trails plan to allow safe acces s to the trail head and
staging area currently operational at the westerly terminus of Avenue 58 at Lake
Cahuilla.
• Any landscaping within public road rights -of-way will require approval by the
Community Development Department and assurance of continuing
maintenance through the establishment of a landscape maintenance district or
similar mechanism as approved by the City.
Specific Plan 03-067 54
• No textured pavement accents will be allowed within City rights-of-way.
Image Corridor Standards for the Specific Plan Area
Development adjacent to the City of La Quinta General Planned Image Corridors located
on Monroe Street, Avenue 60, Madison Street, and Avenue 58 shall be restricted to a height
limitation of 22' from pad grade within a setback distance of 150' from the right -of-way.
Rear and side yard setbacks for lots adjacent to the Image Corridors shall be expanded to
a minimum of 25' per La Quinta Municipal Zoning Code Section 9.50.020.
Specific Plan 03-067 55
2.6 MASTER PLAN SUPPORTING ELEMENTS
Open Space, Recreation, and Infrastructure Plans and Concepts
Within the Specific Plan 03-067, the Open Space, Recreation and Infrastructure Plan
identifies and establishes the plan policy relative to the management of open space and
recreation amenities within the plan area boundary as well as delineates infrastru cture
supporting the plan area. The purpose of this plan is to establish development policies and
a philosophy which identifies resources and facility sites in the plan area, which shall be
managed to prevent waste, destruction, or abuse of natural or manm ade amenities or
resources.
PROJECT SETTING
The 934-acre project area is within the City of La Quinta, a 51 square mile municipality
located in the southwestern portion of the Coachella Valley. The City, which was
incorporated in 1982, is bounded on the we st by the City of Indian Wells, on the east by the
City of Indio and Riverside County, on the north by Riverside County, and Federal and
County lands to the south.
The second amendment to the Specific Plan project site is generally defined by Avenue 58
along the Northerly boundary, Monroe Street to the East, Avenue 60 to the South, and to
the West vacant Iand and portions of the flood control dike.
2.6.1 Open Space and Recreation
The Specific Plan utilizes open space and recreation as a fundamental concept for the
development. 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 a 20-hole championship golf courses for Andalusia East and a wave-
generating basin for Andalusia West. Individual developments within the Specific Plan
area may have additional recreational amenities including tennis and swimming facilities
to augment the recreation base of the community.
The conceptual layout for the golf courses and private club facilities are illustrated on the
master plan graphic.
2.6.2 Infrastructure and Utilities Plan
The infrastructure system planned to serve the Specific Plan project described below will
be designed to provide a coordinated system of infrastructure and public services to
adequately serve the plan area at full buildout. Standards for infrastructure and public
services relative to land use intensity envisioned for the plan area will be served by the
following utilities:
• Sewer: Coachella Valley Water District (CVWD)
• Water: Coachella Valley Water District (CVWD)
• Electricity: Imperial Irrigation District (IID)
Specific Plan 03-067 56
• Gas: Sothern California Gas Company
2.6.3 Water and Sewer Plan
The intent of the 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 domestic wate r from wells. Agricultural water used for irrigation is a
surface water source. An underground irrigation distribution system providing water to
the valley, traverses the western portion of the Specific Plan property from the northwest
to the southwest. The Specific Plan will conform to the requirements of the CVWD's current
and future programs and requirements pertaining to water management and
conservation.
Sewer Service
The Specific Plan area would be served by a series of standard sewer lines and latera ls
linking to existing 18" force mains located in Avenue 60 and Madison 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 sew er service to
the Specific Plan area.
Domestic Water Service
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 Specific Plan development.
The developer will be required to construct domestic water lines, transmission mains and
reservoir sites to accommodate the water demands for this project. CVWD will require a
well site for each 70 acres of developed land. The location of such well sites will be subject
to CVWD approval.
Irrigation Water
The sources for irrigation water for the golf courses and other landscape features within
the Specific Plan area will be provided by recla imed or canal water. These waters will be
stored in lakes and ponds located throughout the golf courses. The exis ting underground
irrigation distribution system traversing the Specific Plan area is not anticipated to be
disturbed in conjunction with Specif ic 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. Grading of the golf course will be coordinated with CVWD in
relation to the alignment of the existing or relocated lines. CVWD reserves the right to
review and approve any activity occurring within any existing irrigation right -of-way within
the Specific Plan area.
Specific Plan 03-067 57
2.6.4 Electricity
All overhead public utility transmission lines for cab le television, electricity and telephone
are routed or currently scheduled for installation in the vicinity of the perimeter of the
Specific Plan site. The developer will be required by IID to install to District standards. All
permanent power and telecomm unications distribution lines internal to the project, will
be required to install those facilities underground per the District guidelines where
possible.
2.6.5 Natural Gas
All natural gas transmission facilities are routed or c urrently scheduled for installation in
the vicinity of the perimeter of the Specific Plan site. The developer will be required by
Southern California Gas Company (the Gas Company) to install to the Gas Company
standards. All permanent distribution lines internal to the project will be installed per the
District guidelines.
2.6.6 Telephone
Land-based telephone services are provided by General Telephone Company in the
project area and will extend lines to the site as needed. Local cellular service is provided
for that area.
2.6.7 Refuse Collection
Refuse collection within the City limits is provided by an entity franchised by the City of La
Quinta and occurs in accordance with a schedule established by the franchisee and the
City. It is envisioned that unit areas of the plan will be ser ved by extension of the contract
refuse collection services currently in place with the City. Prior to regularly scheduled
pickup and removal, refuse will be contained in a maintained surface bin environment to
ensure recycling of waste materials as appropriate and required.
2.6.8 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 Speci fic 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.
2.6.9 Law Enforcement
In general, police protection for the Spe cific Plan area will be provided by the County of
Riverside Sheriff’s Department Police protection provided by the Sheriff’s Department will
be augmented by security facilities to be incorporated into the Specific Plan. In general, it
is anticipated that the entire Specific Plan area will be a gate -guarded community with its
own private security force. Primary and secondary entrances to these residential
development areas will be protected by either a guard -gated entry or by card-gated entry.
The presence of such security will reduce the dependence of the development on
Specific Plan 03-067 58
complete protection by the Riverside County Sheriff ’s Department and other City of La
Quinta security personnel. In addition, it is anticipated that many of th e 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.
2.6.10 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 (the "PGA
Station"). It is anticipated that fire protection service to the specific plan area will be
provided from the PGA Station. Of the 987-acre plan area, 542 acres was originally entitled
for 2,198 developable units. Since originally approved, development of both the PGA West
development and the Coral Mountain specific plan areas have experienced a significant
reduction in overall project densities. As a result, the PGA Station should be more than
sufficient to service the requirements of this plan area.
2.6.11 Library Facilities·
The City is served by a public library which is administered by the Riverside County Library
System located within 6 miles of the project boundary.
'
Specific Plan 03-067 59
2.7 GENERAL DESIGN GUIDELINES & STANDARDS
This section provides design guidelines and standards that apply to the Coral Mountain
Specific Plan area. The general guidelines presented herein are an extension of the
approved Coral Mountain Specific Plan Amendment I Design Guidelines and in many cases
paraphrase the prior approval document where applicable.
Many of the guidelines and standards, thoug h applicable throughout the project, only
apply in certain situations or in conjunction with certain uses and/or building types. Those
guidelines that have no specific call -out or geographic reference point can be assumed to
apply uniformly throughout the project site. It should be noted that these design
guidelines and standards do not replace or reduce applicable subdivision requirements of
the City of La Quinta and/or as mo dified by the adopted Coral Mountain Specific Plan
Amendment I.
The following major topic areas are incorporated in this section for each: The Overall
Community Themes, Commercial and Ancillary Buildings and Sites, Club Facilities,
Residential Buildings, and Grading Guidelines and Standards. Separate design guidelines
and standards are provided for Andalusia East and Andalusia West to achieve each
community’s development concept.
2.7(A)COMMUNITY THEME – ANDALUSIA EAST
The Specific Plan will rely on the Rancho La Quinta project as a baseline for architectural
and landscape architectural standards. These design guidelines will assist the developer
of the Specific Plan project to execute a built environment that incorporates the following
main concepts:
• Develop a community that is visually attractive and captures the essence of the
surroundings.
• Incorporate a variety of open space and recreational uses (active and passive).
• Design a planned community that complements existing development in the
surrounding area and is compatible with the surrounding environment.
• Establish densities that are consistent with development patterns of
surrounding areas.
• Recognize the unique nature of Coral Mountain as a community within a
community that meets the living and recreational needs of future residents of
the City of La Quinta.
• Develop high quality golf courses to create a strong community identity and
long-term value.
The design guidelines contained in this subsection are intended to establish a consistent
design approach among site planning, engineering, architecture, and landscape
Specific Plan 03-067 60
architectural components while allowing flexibility in design over the build -out of the
community.
The design guidelines for Specific Plan are intended to:
• Assist in implementing the design intent of the Specific Plan by establishing
project design compatibility among different residential densities and land
uses;
• Provide a consistent approach to site planning and the design of buildings,
streets, signage, walls and fences, lighting, landscaping, and other design
elements that will endure for the life of the commu nity.
The guidelines provided herein suggest themes compatible with Spanish Colonial
“character" but are not intended to limit expressions of varying architectural styles. The
design guidelines presented herein establish the framework to achieve harmony a nd
compatibility between residential neighborhoods while still providing flexibility that
allows for a variety of architectural expression and interpretation. Examples of the design
theme are illustrated throughout this document . These examples are meant t o convey
general design concepts and are not intended to limit the range of expression among
individual builders and their professional design teams.
The guidelines are provided for the benefit of merchant builders, their planners/
designers, and City of La Quinta staff and decision-making bodies in the review of future
Specific Plan site development proposals. As such, the design guidelines identify elements
for all residential and other land use proposals within the Specific Plan area. These
guidelines may be incorporated into subsequent site development permits, conditional
Specific Plan 03-067 61
use permits, and subdivision maps submitted to the City for approval unless it is
demonstrated that certain guidelines are not applicable, appropriate, or feasible under
site-specific circumstances.
A range of muted color tones shall be used throughout the development within Specific
Plan 03-067.
2.7.1 Andalusia East Community Image
Materials in Commercial Architecture
Roof materials shall include clay barrel tile, flat concrete tile, and concrete shakes. The
color of roofs shall provide a range of deep earth tones. The color of roof materials shall
be varied to reflect the existing surrounding architectural theme. All roofing material shall
be fire retardant.
• The predominant exterior building material shall be smooth finish stucco in
keeping with the Specific Plan architectural vernacular.
• Wood, tile and wrought iron shall be appropriately incorporated as accent
materials and be consistent with the architectural style.
Specific Plan 03-067 62
Commercial Area Site Planning
Appropriate site planning guidelines as discussed below shall be used to ensure functional
and aesthetic development within Specific Plan 03 -067's Neighborhood Commercial
center. The guidelines are intended to be flexible and not all guidelines are applicable in
all situations. Reasonable application of guidelines in order to achieve a high -quality
consistency in design theme within the adjacent architectural context will be necessary.
• Site planning parameters shall conform to the criteria set forth.
• Flexibility in interpretation is to be implemented in site design to achieve
individual expression.
Building Massing and Scale in Commercial Architecture
The character of the commercial development areas shall reflect a neighborhood scale so
that building massing does not overwhelm t he street scene. The site shall be, wherever
possible, low- rise in nature to create a pleasant pedestrian scale environment.
• Building wall planes, particularly on the front elevation, shall be offset to create
interest along the street, to provide a desir able pedestrian scale, and avoid
visual monotony.
• Single-story plate lines are encouraged on the front elevation. Second -story
wall planes shall be offset to effectively break up the building mass and reduce
the perceived building scale as viewed from the street.
Specific Plan 03-067 63
• Single-story plate lines with second-story wall setbacks are encouraged on side
and rear elevations.
• Side elevations shall provide the same level of articulation and detail as the
front elevations.
• Articulated roofscapes shall be created through the use of a variety of roof
forms.
• Repetitious gable ends along front and rear elevations shall be minimized.
2.7.3 Andalusia East Golf and Country Club Facilities
A Clubhouse complex at the center of the Specific Plan master plan will function as the
social center and focal point of the community. This complex is comprised of:
• A clubhouse providing dining, lounge and social activity facilities club, and sport
facility pro shops, locker rooms, lounges and golf cart storage for its
championship golf course s and supporting circulation facilities for operations
of those facilities.
• Circulation facilities for golf and clubhouse operations
• A Swim and Tennis Club featuring a pro shop, locker rooms and a
restaurant/lounge area is envisioned for Specific Plan 03 -067. The Swim and
Tennis Club is sited within a garden setting overlooking the courts, pools, and
spas.
• A Spa of approximately 6,000 SF containing several treatment rooms, a steam
room, a salon, and retail is envisioned for Specific Plan 03 -067.
Specific Plan 03-067 64
Club Facility Site Planning Guidelines
The site design and planning of the Specific Plan club facility areas such as the Golf and
Tennis Club will incorporate elements that respond to the desert climate in the same
manner as the residential components of the plan. Elements include generous patios,
spacious courtyards, arcades, plazas, and paseos. Other planning guidelines for
commercial, golf and country club facilities are listed below.
• Main buildings shall be, wherever possible, sited in landmark locations and be
easily accessible and convenient.
• Service areas shall be, wherever possible, sited in low -visibility areas and
effectively screened by utilizing building elements and/or landscaping.
• Pedestrian access routes between adjacent uses shall be, wherever possible,
incorporated into the site design.
• Pedestrian spaces shall be, wherever possible, provided by creating plazas,
courtyards, and promenades that link use areas.
• Parking shall be, wherever possible, oriented to permit pedestrian flow to cl ub
facilities.
Specific Plan 03-067 65
• Pedestrian courts are encouraged, especially to accent open area access points
or primary vehicular entries and drop-offs.
• The use of landscape areas and green space to separate
customer traffic from commercial and service traffic is
encouraged.
• Shared use of service
areas, parking, access, etc., shall
be integrated into the design
wherever possible.
• Roof equipment shall be
architecturally screened where
feasible.
• Pedestrian access to
adjacent uses shall be provided where feasible.
•
Club Facility Design Criteria
Wall Planes, Windows, and Doors
• The use of wood frame windows scaled to the interior space is encouraged
Frames shall be, wherever possible, painted or appropriately colored to match
the club facility.
• The use of wood trim is encouraged on all elevations visible from private or
quasi-public spaces. Trim shall be compatible with the building’s architecture
and color.
• The style of windows shall be compatible with the architectural style of the
building. The use of many different window styles and/or shapes on one
building plan shall be avoided. The size and proportion of panes shall be in scale
to the overall wall plan.
Specific Plan 03-067 66
• Accent windows that have a different or articulated shape or utilize multi -panes
shall be used to create interest on building elevations as long as they are
consistent with the style of the building.
Entries
• The club entry shall be a focal point of the
building’s front elevation through the
appropriate use of massing, building
offsets, varied roof elements, columns,
porticos, recesses or projections, accent
windows, or other architectural features.
Porches, Balconies, and Railings
• Porches shall be incorporated to the greatest
extent possible.
• Porches and balconies function as an
extension of interior spaces to p rovide visual
interest, shadow, texture and shade.
• Second story balconies are encouraged to
provide visual interest.
• Porches and balconies shall be designed as an
integral component of the building's
architecture and style, and shall not appear as
a poorly conceived add-on element.
• The design of porch and balcony railings shall complement the building's
architecture and style.
Specific Plan 03-067 67
Columns
• Columns used as a structural or aesthetic design
element shall convey a solid and durable image and
shall be consistent with the architectural style of
the club facility building.
• Columns may be used as free-standing form, or as
supports for roofs and balconies.
Chimneys
• Chimneys, particularly chimney caps, shall be
simple in design so as not to distract from the
building.
• The design of chimneys shall be compatible with the architectural style of the
building. Exposed metal flues are not permitted.
Exterior Stairs
• Exterior stairways shall be simple
bold elements which complement
the architectural massing and form
of the building.
Archways
• The use of archways shall be
compatible with the architectural
style of the building and designed
as a complementary component of
the building or adjacent courtyard.
• When used, archways shall define or enframe space, such es entries, porticos,
patios, courtyards, and parking elements.
Specific Plan 03-067 68
Walls and Fences
• Walls and fences which are visible from streets, open space, or other private or
quasi-public areas, shall be compatible in material, color, and design with
adjacent and/or existing architectural elements.
Building Details
• All mechanical equipment shall be screened from view by walls or fences that
are compatible with the building architecture, or by adequately sized plant
material.
• All utility meters are to be integrate d into the architecture and screened from
view.
• The materials, colors, and forms of garage structures shall be consistent with
the architectural style of the chili facility neighborhood in which they are
located.
• Building designs that incorporate trellises and other shade structures are
encouraged.
• Accessory structures shall be designed to be consistent with the architecture of
the adjacent club facility buildings.
Andalusia East Club Facility Site Planning Criteria
Club facility areas are to maintain a ped estrian friendly environment through the use of
appropriately proportioned architectural and landscape elements. Street furnishings that
add to the festive and pedestrian atmosphere surrounding the club shall be encouraged.
• Group functions and uses are encouraged at plaza spaces and recreation
amenities to promote a lively pedestrian environment.
• Arcades provide a pedestrian scale to buildings and pleasant shade cover,
particularly when used on south and west facades.
• Special areas such as paseos, plazas, and courtyards shall be created to further
enhance the pedestrian environment.
Specific Plan 03-067 69
• Lighting fixtures shall be small in scale and consistent with the character and
use of exterior areas.
• Appropriately spaced benches and seating areas are to be provided fo r
pedestrian comfort.
• Flags or banners shall be made of durable cloth material and flown from vertical
free- standing poles or incorporated into the design of street lighting and
building architecture through the use of cantilevered poles.
Club Facility Parking
Parking (on-street and off-street) shall be designed to minimize the visual impact of
parking areas.
• Off-street surface parking shall be screened from view through the use of plant
material or low walls that are consistent with the architectural styl e.
• Landscape treatments shall be used at surface parking areas to provide shade
and minimize the visibility of parking areas.
• Parking areas shall provide clearly defined pedestrian circulation.
• Trash enclosures, loading docks, rubbish bins, transformers, s atellite antennas,
processing equipment, and any other unsightly apparatuses must be screened
from view through the use of landscape or architectural elements that are
compatible with the building architecture in material, color and design.
Club Facility Massing and Scale
Offset wall planes shall be used as an integral part of the building design to provide visual
articulation.
• Building offsets shall be used to indicate building entries and pedestrian nodes.
• Offset or angled building comers shall be used to provide subtle articulation.
The Clubhouse building massing shall consist of a mix of building heights along with the
use of focal vertical elements.
• Projections, overhangs and recesses shall be used to provide shadow,
articulation, and scale to building elevations.
Specific Plan 03-067 70
• Stepping back of building elevations is encouraged to provide second story
terraces and visual articulation .
• The club facility areas shall create a distinctive roofscape theme by utilizing a
variety of roof forms.
• Building design shall incorporate elements that respond to the desert climate
of La Quinta through the use of courtyards, paseos, arcades and extended roof
overhangs.
Materials and Colors at the Club Facility
A range of muted color tones shall be used throughout the club facil ity areas at Specific
Plan 03-067.
Specific Plan 03-067 71
• The extensive use of bright vibrant colors is discouraged except on limited
accent and/or focal elements.
• The color of roofs should provide a range of tones compatible with regional
Spanish traditions. All roofing material shall be fire retardant.
2.7.4 Andalusia East Residential Site Planning Guidelines
The climate in La Quinta is characterized by sunny and hot weather in the summer and
relatively mild winters that feature excellent air clarity. The design of residences shall
incorporate elements which respond to these conditions, such as patios, courtyards,
arcades, plazas, and passageways.
In addition, extended roof
overhangs shall be used to provide
shade. Other residential site
considerations include the
following:
• The placement of
structures should
consider prevalent
environmental
conditions including sun
orientation, prevailing
winds and desired views.
• Orientation of residential
development edges should maximize view potential and access to natural ope n
areas and recreation areas. Open space "fingers" should extend into residential
areas where possible.
• Varying house configurations on corner lots is encouraged to promote variety in
the street scene and preserve sightlines of drivers at intersections.
• A combination of side entering and front -entering garages and varied driveway
locations are encouraged to breakup repetitive curb cuts and yard patterns.
• Cul-de-sacs are encouraged to improve neighborhood safety and character.
• Guest parking shall be, wherever possible, located to provide easy access to
units.
• Four-way intersections within individual neighborhoods are discouraged.
• Neighborhoods bordering open areas shall be, wherever possible, sited to
maximize views of the Specific Plan course amenities, whi le discouraging
through access.
• Recreation areas/greenbelt features shall be, wherever possible, visible upon
entry to neighborhoods to enhance neighborhood value.
Specific Plan 03-067 72
• Individual multi-family buildings shall be, wherever possible, separated
sufficiently to provide a green space image and accommodate walks and other
circulation elements.
A. Residential Architectural Design Criteria
Wall Planes, Windows, and Doors
• The use of desert heat withstanding windows is encouraged. If aluminum or
vinyl frame windows are used, the frames must be painted or appropriately
colored to complement the building and/or trim material.
• The use of multipane windows is encouraged for front elevations which are
visible from other private or quasi-public spaces. Trim may be painted to
complement the building architecture and color.
• The style of windows shall be compatible with the architectural style of the
building. The use of many different styles of windows on one building plane
shall be avoided. The size and proportion of panes shall correspond to the
overall proportioning of the elevation.
Specific Plan 03-067 73
• Accent windows that have a different or articulated
shape or utilize multi-panes shall be used as an
accent element to create interest on building
elevations. Windows are to be consistent with the
regional Spanish style.
Entries
• The entry of residential dwelling units shall be
articulated as a focal point of the building's front
elevation through the appropriate use of roof
elements, columns, porticos, recesses or projections,
windows or other architectural features.
• Sufficient stacking distances at project entries shall
be, wherever possible, provided.
Porches, Balconies, and Railings
• Front porches shall be designed, where feasible, as an integral part of buildings
to provide visual interest, as well as to promote social interaction among
community residents by providing outdoor living spaces oriented to the front of
the dwelling unit.
• Incorporate porches and balconies to function as extensions of interior spaces,
to provide shaded outdoor living spaces.
Columns
• Columns used as a structural or aesthetic design element shall convey a solid
and durable image and shall be consistent with the architectural style of the
building.
• Columns may be used as a free-standing form, or as support for roofs and
balconies.
Specific Plan 03-067 74
Chimneys
• Chimneys, particularly chimney caps, shall be
simple in design, so as not to distract from the
building.
• The design of chimneys shall be compatible
with the architectural style of the buil ding.
Exposed metal flues are not permitted.
Garage Doors
• Garage doors shall be compatible with the
architectural style of the residence and incorporate design details that minimize
the impact of large flat surfaces towards the street.
• It is encouraged that two single doors shall be utilized for some two -car garages,
while three-car garages may incorporate a double door with a single door or
three single doors.
• Where three-car garages are proposed, at least one garage entrance shall be
offset or detached from the remaining two entrances.
Exterior Stairs
• Exterior stairways shall be simple bold elements which complement the
architectural massing and form of the resid ence.
Archways
• The use of archways must be compatible with the architectural s tyle of the
building and shall be designed as a complimentary part of the building or
adjacent courtyard.
• When used, archways shall define outdoor spaces, such as entries, porticos,
patios, and courtyards.
Walls and Fences
Specific Plan 03-067 75
• Walls and fences which are visible from streets, open space, or other private or
quasi-public areas, shall be compatible in material, color, and design with
adjacent architectural elements.
Building Details
• All mechanical equipment shall be screened from view by walls or fences
compatible with the building architecture, or by plant material adequate in size
to provide proper screening.
• The materials, colors, and forms of carport structures shall be consistent with
the architectural style of the neighborhoods in which they are located.
• Accessory structures shall be consistent with the architectural style of the
adjacent buildings.
• All flashing, sheet metal, and vents shall be, wherever possible, painted or
screened from view in a manner which is compatible with the building
architecture.
Common Space Elements
• All residential areas shall have fully enclosed trash enclosures, which are
compatible in material, color and design with the building architecture.
Specific Plan 03-067 76
• Support facilities such as recreation buildings, permanent leasing offices, mail
stations, etc., shall be designed in the same architectural style, and to the same
level of detail and articulation, as the main buildings they support.
B. Residential Site Planning Criteria
Single-Family Detached
The following concept shall be incorporated into the design of single-family detached
neighborhoods:
• The street layout within residential neighborhoods shall provide view corridors
to the pedestrian pathways, open space, and landscape elements, thereby
unifying pedestrian circulation and site landmarks, where feas ible.
• The use of parkways or greenbelt gardens connecting the residential courts is
encouraged in the design of neighborhood streetscapes.
• Residential dwelling units shall be sited to maximize view opportunities of the
mountains in the La Quinta region where feasible.
• Where two-story units are located adjacent to one another, the side second
story of at least one unit shall be stepped back, where feasible, to create a
single-story plate line along the common side yard.
• The location of dwelling units may include a random mix of front entry and side
entry garages, along with a motor court concept, where feasible, to provide
variety to the street scene.
Single-Family Attached
The general site planning concepts established for the single -family detached
neighborhoods also apply to the single-family attached neighborhoods. In addition, the
following concept shall be incorporated into the design of single -family attached
neighborhoods:
• Neighborhood entry roadways shall focus on an amenity or a community open
space feature or landmark, where feasible.
Specific Plan 03-067 77
• The street layout within residential neighborhoods shall provide view corridors
to the open space and other special community features and landmarks, where
feasible. In addition, the view corridors should also provide physical access to
these community features, where feasible.
• The design of streets shall be pedestrian oriented. The use of parkways is
encouraged in the design of neighborhood streetscapes, where feasible.
Specific Plan 03-067 78
2.7(B) COMMUNITY THEME – ANDALUSIA WEST
The Specific Plan will emphasize the creation of low -density, walkable neighborhoods that
emphasize the resort and the Wave as the central amenity within the community. These
guidelines will assist the developer of the Specific Plan project to execute a built
environment that incorporates the following main concepts:
• Develop a resort that centralizes the recreational amenities, retail shops and
dining venues.
• Establish low-density neighborhoods that are linked through open space “walk
streets” that connect neighborhoods throughout the Community to the resort.
• Establish a density hierarchy that situates the highest density development
within the resort and gradually reduces density as you move away from the
resort into the surrounding residential neighborhoods.
• Develop buildings which are responsive to their desert environment and utilize
passive heating / cooling techniques through proper site planning and design.
• Incorporate a variety of open space and recreational uses (active and passive).
• Design a planned community that complements existing development in the
surrounding area and is compatible with the surrounding environment.
• Develop a high-quality wave basin (The Wave) that provides unique recreational
opportunities for future residents of the community and creates a landmark
facility that will enhance the City’s reputation as the “Gem of the Desert”.
• Develop a community that is visually attractive and captures the essence of the
Coral Mountain landscape.
Specific Plan 03-067 79
2.7.5 Andalusia West Community Image
Materials in Commercial Architecture
Roof materials for Andalusia West shall be selected for high-performance characteristics
intended to reduce heat gain includi ng metal roofing products in a variety of profiles like
corrugated or standing seam as well as a variety of membrane roofs like TPO or PVC. The
colors of the roof materials shall provide a range of lighter tones to reduce heat gain such
as white, sand, an d gray. All roofing shall be fire retardant. Roof mounted photo -voltaic
solar panels and roof mounted evaporative cooling mechanical equipment with proper
screening will be used throughout the West Tract.
• In order to visually support the resort concept, there will not be a predominant
exterior building material for the West Tract. An eclectic variety of high -
performance materials ranging from cast or rammed earth to board -formed
concrete and Portland cement stucco or weathered wood will be used.
Varied building materials create eclectic look
• Wood, tile, concrete block, and oxidized steel shall be appropriately
incorporated as accent materials and be consistent with the architectural style
of the resort.
Pedestrian-level roof detail
Specific Plan 03-067 80
Commercial Area Site Planning
Appropriate site planning guidelines as discussed below shall be used to ensure functional
and aesthetic development within the resort. The guidelines are intended to be flexible
and not all guidelines are applicable in all si tuations. Reasonable application of guidelines
in order to achieve a high-quality consistency in design theme within the adjacent
architectural context will be necessary.
• Commercial development will focus on establishing neighborhood scale retail
buildings and a walkable, pedestrian friendly environment.
• Establish a “Main Street” feel with an emphasis toward on -street parking.
• Encouraging boutique retailers which complement the quality of the resort
community.
• Maintain flexibility to encourage crea tive and innovative retail concepts.
Resort club overlooks the Wave amenity
Building Massing and Scale in Commercial Architecture
The character of the commercial development area shall be reflective of a resort with the
primary focus being the Wave. The majority of the commercial buildings will be one -story
with small footprints and pedestrian level interest or details. The two -story lodge shall be
the dominant building mass and neighborhood landmark.
• Avoiding visual monotony, buildings with small footpr ints create a porous or
open edge condition to the Wave and allow pedestrians to wander casually
between structures.
• Porches, trellises, and brise -solei break up the building mass at the pedestrian
level while providing shelter or relief from the intense d esert sun as viewed from
the street.
• Porches, trellis, and brise-solei provide visual setbacks for the two -story lodge
on front, side, and rear elevations.
Specific Plan 03-067 81
Shaded outdoor spaces
• Side elevations provide an appropriate level of articulation for secondary
facades from the neighborhood perspective and pedestrian experience.
• A variety of roof forms from flat to ramped and gabled, create visual interest
reinforcing the eclectic nature of the resort.
• Repetition and variation are common themes in design and will be evaluated
for visual interest with the roof scape throughout the resort.
Club Facility Site Planning
The resort has been planned to function as the social center of the Community and
contains a variety of amenities including: The Wave, retail shops, boutique hotel and
dining venues. The resort has been designed to minimize the use of cars and encourage
walking by linking the neighborhoods through “Walk Streets”, creating a pedestrian
friendly environment. The following principles shall be used in the design and
development of the resort:
• “Walk Streets” will terminate on The Wave providing a visual connection from
the neighborhoods to the resort.
• Streets will maintain a narrow road profile with on -street parking to help slow
traffic and encourage walking or electric cart circulation.
• Club amenities will be spread throughout the resort to create multiple group
function areas and a lively pedestrian environment.
• Shade and pedestrian comfort will be provided through the use of arcades,
shade devices, landscaping and proper solar orientation when siting buildings.
• Special areas such as paseos, plazas, and courtyards shall be created to further
enhance the pedestrian environment.
Specific Plan 03-067 82
2.7.6 Andalusia West Club Facilities
A commercial complex at the center of Andalusia West will function as the social center
and focal point of the community. The rest of the complex is comprised of:
• The “Board Room” is where surfers check-in, gear-up, change, meet their
instructors, and prepare to get in the water, including a space to explore and
identify the best boards for their surf style and skill. Check -in facilities also
support a retail surf shop which is open to the public.
Board room located on boardwalk
Iconic architectural forms
• The “Shaping Studio” is where surfboards are custom made by instructors (like
artists in residence) offering hands-on educational seminars, DIY production,
and live demonstrations.
• The “High-Performance Center” is a facility for experienced surfers with
programming to reach the next-level through multi-day in-water coaching
sessions, equipment testing, advanced video analysis; and, dry -land strength,
endurance, mobility, and sport specific training.
• A “Fitness Center” of approximately 4,000 sf contains yoga, cardio, and spin
studios. Locker Room facilities are shared with the Board Room.
Specific Plan 03-067 83
• A “Spa” of approximately 3,000 sf contains several treatment rooms, pre/post
treatment lounge, and small retail area overlooking an internal courtyard.
Locker Room facilities are shared with the Board Room.
• The “Wave Club” features changing rooms, board storage, family pool, and a
casual dining / lounge area. These facilities are located on the periphery of the
resort fronting the west end bay on the Wave.
• The “Long House” provides a hospitality component to the resort. Amenities
include a restaurant and bar, meeting space, swimming pool, and lodging.
Lodging unit options range from Wave front hotel rooms to detached casitas.
Indoor-outdoor living spaces
2.7.7 Wave Club Design Criteria
Wall Planes, Windows, and Doors
• Large expanses of high-performance aluminum, wood, wood-clad, or steel
windows and operable door systems scaled to the interior space a s well as
adjacent covered exterior space are encouraged to support a seamless indoor -
outdoor experience. Frames shall be painted or appropriately colored to
complement the club facility.
High-performance window and door systems promote indoor -outdoor living
Specific Plan 03-067 84
• Rather than trimming, windows shall be set into walls to reveal the depth of the
wall assembly. When expressed as a wall of glass, window or door systems shall
be detailed to highlight the structural elements.
• The style of windows shall be compatible with the architectural style of the
building. The eclectic use of different window styles or shapes on one building
plane may be considered appropriate provided the resulting composition is
complementary to the resort.
• Clerestory windows encouraging a natural stack effect for ventilation and
visually allowing the roof to float above the wall plane shall be used as long as
they are consistent with the building design.
Entries
• Entry into individual club facilities shall be signified by massing, wall offsets,
roof elements, columns, porches, recesses or projections, accent windows or
other architectural features.
Emphasis on building entries
Porches, Loggias, Balconies, and Railings
• Porches and loggias shall be incorporated into building design to the greatest
extent possible with a focus on ground level detail and sun control.
• Porches, loggias, and balconies facilitate seamless indoor -outdoor experiences
and provide visual interest, shadow, texture, and shade.
• Second story balconies and covered outdoor rooms shall be designed as an
integral component of the building’s architectu re and may be expressed as
recessed or additive.
• Steel, cable, glass, wood, parapet, or perforated metals may be used for railings.
Specific Plan 03-067 85
Resort club terrace offers views of the Wave
Columns
• Columns shall be used as structural elements consistent with the arc hitectural
expression of an individual building.
• Columns may be used as supports for porches, loggias, balconies, and roofs and
expressed in structural steel, wood timbers, or as a simple mass.
Simple columns delineate outdoor spaces
Chimneys
• Chimneys are often important design elements and signature features on
buildings. Chimney caps shall be simple in design and provide visual screening
for vent or flue terminuses.
• The design of chimneys shall be compatible with the building’s architecture.
Exposed metal flues with an applied decorative metal shroud are permitted.
Specific Plan 03-067 86
Exterior Stairs
Connected upper and lower outdoor spaces
• Exterior stairways shall be simple structural expressions which complement the
architectural massing and form of the building.
Gateways
• The use of gateways shall be compatible with the building’s architecture.
• When used, gateways shall define thresholds into exterior spaces at entries,
porches, patios, and courtyards.
Architecturally-integrated gateways
Specific Plan 03-067 87
Walls and Fences
• When visible from streets, open space, other quasi -public or private spaces, site
walls and fences shall be compatible with adjacent and / or existing
architectural elements.
Integrated pony walls extend architecture
Building Details
• All mechanical equipment shall be screened from view by walls, fences, or
landscaping.
• All utility meters are to be integrated into the architecture and screened from
view.
• The materials, colors, and forms of garage struc tures shall be consistent with
the architectural style of the neighborhood in which they are located.
• Building designs that incorporate trellises and other shade structures are
encouraged.
• Accessory structures shall be complementary to the architecture of adjacent
buildings.
Club Facility Parking
Parking (on-street and off-street) shall be designed to minimize the visual impact of
parking areas.
• Off-street surface parking shall be screened from view through the use of plant
material or low walls that are consistent with the architectural style.
• Landscape treatments shall be used at surface parking areas to provide shade
and minimize the visibility of parking areas.
Specific Plan 03-067 88
• Parking areas shall provide clearly defined pedestrian circulation.
• In addition to vehicular parking spaces, there will be golf cart and bicycle
parking areas located adjacent to Walk Streets to encourage the use of alternate
transportation within the resort.
• Trash enclosures, loading docks, rubbish bins, transformers, satellite antennas,
processing equipment, and any other unsightly apparatuses must be screened
from view through the use of landscape or architectural elements that are
compatible with the building architecture in material, color and design.
Wave Club Massing and Scale
Buildings with small footprints shall be used as an integral part of the site planning design
to provide open view corridors to the Wave in a casual campus setting.
• Building faces shall be offset from each other to highlight the spaces in between
and clarify pedestrian nodes.
• Offset building corners provide subtle articulation.
The Wave Club massing strategy shall consist of an eclectic mix of one - and two-story
building heights and roof forms.
• Architectural projections, overhangs, and recesses shall be used to provide
shadow, articulation, and scale to building elevations.
Variety of roof and building forms
• Roof decks and terraces are encouraged to provide visual interest as well as
activity above the street level. This may be accomplished with step-backs in the
second level massing.
• A eclectic mix of roof forms from flat, parapet, ramped, shed, and gable create
visual interest to the roofscape in the resort.
• High-performance buildings shall incorporate time -tested vernacular solutions,
passive solar organization, and active technologies to respond to the desert
climate of the Coachella Valley.
Materials and Colors at the Wave Club Facilities
Specific Plan 03-067 89
Architecture shall defer to the desert landscape with natural textures, tones, and materials
native to the Coachella Valley.
• Bright vibrant colors, echoing native desert wildflowers and artistic
interpretations of the desert landscape, are encouraged as building accents or
focal points within the resort.
• Roof colors ranging from gray, beige, white, sand, tau pe, and natural metals
provide a range of color options compatible with the desert landscape. All
roofing materials shall be fire retardant.
Andalusia West Residential Site Planning Guidelines
Planning for the residential areas within the Specific Plan ce nters on the resort as the
activity hub for the community with open space and walking trail connections providing
easy access to this central core. Density has been placed within a 1200’ walking radius of
the resort to concentrate density within the walka ble core. Residents are encouraged to
walk or use alternate forms of transportation to access the resort to help promote a
pedestrian friendly community and reduce traffic.
The climate in La Quinta is characterized by sunny and hot weather in the summer a nd
relatively mild winters that feature excellent air clarity. The design of residences shall
incorporate elements that respond to these conditions, such as patios, courtyards,
arcades, plazas and Walk Streets which encourage residents to take advantage o f outdoor
living. Other residential site planning considerations include the following:
• The placement of structures should consider prevalent environmental
conditions including sun orientation, prevailing winds and desired views.
• Orientation of residentia l development edges should maximize view potential
and access to natural open areas and recreation areas. Open space "fingers"
should extend into residential areas where possible.
• Varying house configurations on corner lots are encouraged to promote varie ty
in the street scene and preserve sightlines of drivers at intersections.
Specific Plan 03-067 90
• A combination of side entering and front -entering garages and varied driveway
locations are encouraged to breakup repetitive curb cuts and yard patterns.
• Guest parking shall be, wherever feasible, located to provide easy access to
units.
• Neighborhoods bordering open areas shall be, wherever feasible, are sited to
maximize views of the Specific Plan amenities, while discouraging through
access.
• Recreation areas/greenbelt features sha ll be, wherever feasible, visible upon
entry to neighborhoods to enhance neighborhood value.
• Individual multi-family buildings shall be, wherever feasible, separated
sufficiently to provide a green space image and accommodate walks and other
circulation elements.
Casual, relaxed Main Street vibe
2.7.8 Andalusia West Residential Architectural Design Guidelines
Wall Planes, Windows, and Doors
• To withstand the desert heat, high-performance residential windows with
responsive passive solar shading strategies are encouraged. Window colors
shall complement the building.
Specific Plan 03-067 91
Clerestory windows for cross-ventilation
• Large panes or walls of operable glass allow spaces to flow seamlessly indoor -
outdoor and can be anticipated for widespread use on residenti al. Window and
door details that reveal the depth of the wall assembly are preferred over
applied trim. If used, trim will complement the building.
• The style of windows shall be compatible with the architectural style of the
residence. The eclectic use of different window styles or shapes on one building
plane may be considered appropriate provided the resulting composition
remains coherent.
• Clerestory windows encouraging a natural stack effect for ventilation and
visually allowing the roof to float abov e the wall plane shall be used as long as
they are consistent with the style of the residence.
Entries
• The entry of a residence shall be an important design consideration for the West
Tract. Often with two entries, walk-street (primary / pedestrian) and alley
(secondary / vehicular), entries shall be signified by porches, trellises, columns,
recesses, projections, sidelights, or other architectural features including
vibrant color.
Entries orientated to Walk Streets
Specific Plan 03-067 92
• Residential unit entries shall be scaled appropriately and understated . Grand,
two-story, entry gestures are discouraged.
Porches, Loggias, Balconies, and Railings
• Front porches are required for all residences to encourage neighborly
interaction along the Walk Streets and sig nify entry to the unit.
• Porches and loggias shall be incorporated into residential design to the greatest
extent possible with a focus on pedestrian level detail and sun control.
• Porches, loggias, and balconies facilitate seamless indoor -outdoor experiences
and provide visual interest, shadow, texture, and shade.
Front porches relate residences to Walk Street
• Second story balconies shall be designed as an integral component of the
residence and may be expressed as recessed or additive.
• Steel, cable, glass, wood, parapet, or perforated metals may be used for railings.
Columns
• Columns shall be used as structural elements consistent with the architectural
expression of an individual residence.
• Columns may be used as supports for porches, loggias, balconie s, and roofs and
expressed in structural steel, wood timbers, or as a simple mass.
Chimneys
• Chimneys are often important design elements and signature features on
residences. Chimney caps shall be simple in design and provide visual screening
for vent or flue terminuses.
Specific Plan 03-067 93
• The design of chimneys shall be compatible with residential architecture.
Exposed metal flues with an applied decorative metal shroud are permitted.
Garage Doors
• Garage doors shall be compatible with the architectural style of the resi dence
and incorporate design details like porches, trellises, or deep recesses that
minimize the impact of large flat surfaces that front the street.
• It is encouraged that two single doors (or a single door designed to look like two
doors) be utilized for two-car garages while three-car garages may incorporate
a double door and single door or three single doors.
• Where three car garages are proposed, at least one garage entrance shall be
offset or detached from the remaining two entrances.
Exterior Stairs
• Exterior Stairs shall be simple elements which complement the massing and
form of the residence.
Exterior stairs leading to roof terrace
Archways
The use of archways must be compatible with the architectural style of the building and
shall be designed as a complimentary part of the building or adjacent courtyard.
Walls and Fences
When walls and fences are visible from the street, open space, or other private / quasi -
public areas, shall be compatible in material, color, and design of adjacent ar chitectural
features.
Building Details
• Exterior residential mechanical equipment shall be screened from view by
walls, fences, or landscaping.
• Guest houses, casitas, detached garages, carports and gear / storage sheds will
be integrated into the design of individual residences and neighborhoods.
Specific Plan 03-067 94
• Raised planters for floral, vegetable, or herb gardens shall complement
materials used in the residence.
• Flashing and sheet-metal shall be prefinished.
• Vents, roof appurtenances, gutters, and downspouts shall be i ntegrated into the
residential design or screened from view.
Common Space Elements
• Trash enclosures will be compatible with and integrated into the neighborhood.
• Resident serving accessory buildings or structures for sports / recreation,
storage, administration, mail / delivery, shall be compatible with the
neighborhood.
Pedestrian Walk Streets lead to the Wave
Specific Plan 03-067 95
2.7.9 Andalusia West Landscape Guidelines
The following graphic provides thematic guidance for key common landscape areas within
the project and is shown for illustrative purposes only.
Generally, the conceptual landscape plan will incorporate landscape elements that
establish a “sense of place” and create visual unity and co mpatibility throughout the
project. Key landscape elements would include entryways, streetscapes, and common
areas. Section 2.10 PLANT MATERIAL PALETTE, provides a list of compatible trees, shrubs,
and groundcovers to be incorporated as part of the concept ual landscape design. Final
landscape design will be subject to implementing tentative tract maps or site
development permit review.
• Entry ways are intended to create a “sense of place” within Andalusia West .
• Landscape treatment along spine road is designed to establish physical and
visual connectivity between uses and the communities of Andalusia West.
• Common area landscaping is encouraged to complement the resort nature of
Andalusia West, creating a unique sense of place and connectivity withi n the
community.
Specific Plan 03-067 96
2.8 GRADING DESIGN STAND ARDS AND GUIDELINES
The following Guidelines are provided to give general direction to grading design to the
entire specific plan area, both Andalusia East and West . The primary focus of these
Guidelines is to minimize the visual impact of grading by shaping the landform to reflect a
more natural topography. The existing relatively flat character of the Specific Plan site will
require a carefully throughout grading design to significantly alter the natural landfor m to
create drama and visual excitement.
These Guidelines are intended to outline approaches to landform alterations which
accomplish this drama and yet sensitively blend graded areas with the adjacent
topographic conditions. Since the majority of Coral Mountain property is generally without
significant contour or grade, it is anticipated that landform alteration associated with the
development will be substantial in order to achieve the development goal of the creation
of unique and dramatic landform within the golf course, residential, and open space area
of the plan.
Grading Concepts and Standards
Landform alteration proposed as a part of construction within the project site boundary is
subject to review and approval by the developer as part of th e 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 that utilize varied gradients.
• Manufactured landforms at development edges shall be recontoured to a
transition to their existing grade.
• The toe and crest of any manufactured slope in excess of ten feet (10') in height
shall be rounded with vertical curves to create natural, non -abrupt grade
changes.
• All graded slopes shall be re vegetated and irrigated in accordance 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. Where these
improvements occur, natural materials may be used for slope bank protection.
• 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.
• Grading and Drainage Plans must be prepared under the direction of a licensed
Civil Engineer.
Specific Plan 03-067 97
2.9 PLANT MATERIAL PALETTE
The theme of the landscape architecture at the Specific Plan project is to create a lush
desert character of visual variety and textural interest while complying with water
conserving techniques based on plant selection and technical irrigation system design.
Consistent with this goal, use of drought t olerant plant material is a primary consideration
in the development of the plant palette to further aid in the conservation of water while
promoting this lush desert theme in the prevailing landscape image.
To provide guidance to the builders and designer s of future projects within the Specific
Plan 03- 067 project, the plant material palette suggested gives guidance to builders and
developers within the project. Species in addition to those listed are to be considered in
order to provide diversity; however, the plant material in the list provided are relatively
successful in the unique soil and climactic conditions of project site.
PLANT PALETTE
BOTANICAL NAME COMMON NAME
Trees Acacia salicina
Acacia saligna
Acacia smalli
Acacia stenophylla
Brachychiton populneus
Cercidium floridum
Cercidium hybrid
Cercidium praecox
Chamerops humilis
Chilopsis linearis
Citrus Species
Cupressus sempervirens
Fraxinus Uhdei 'Majestic Beauty'
Geijera parviflora
Lagerstroemia indica
Lysiloma microphylla var. thomberri
Olea europaea
Olneya Tesota
Parkinsonia aculeata
Phoenix dactylifera
Pinus eldarica
Pinus halepensis
Prosopis chilensis
Rhus lancea
Schinus terebinthifolius
Thevetia peruviana
Ulmus parvifolia
Washingtonia filifera
Washingtonia robusta
Weeping Wattle
Blue Leaf Wattle
Desert Sweet Acacia
Shoestring Acacia
Bottle Tree
Blue Palo Verde
Desert Museum
Sonoran Palo Verde
Med. Fan Palm
Desert Willow
Citrus
Italian Cypress
Evergreen Ash
Australian Willow
Crape Myrtle
Feather Bush
Olive
Desert Ironwood
Mexican Palo Verde
Date Palm
Afghan Pine
Aleppo Pine
Chilean Mesquite
African Sumac
Brazilian Pepper Tree
Yellow Oleander
Elm
California Fan Palm
Mexican Fan Palm
Specific Plan 03-067 98
SHRUBS
Acacia farnesiana
Bucida buceris
Prosopis species
Caesalpinia pulcherrima
Carissa grandiflora
Cassia nemophilla
Dietes vegeta
Dodonaea viscosa
Hemerocallis hybrid
Heteromeles arbutifolia
Hibiscus species
Justicia califomica
Leucophyllum Species
Myrtus communis 'Compacta'
Nandina domestica
Photinia fraseri
Phormium tenax
Pittosporum tobira
Prunus caroliniana
Rhaphiolepis indica
Rosmarinus officinalis
Ruellia brittonia 'Katie'
Ruellia californica
Sophora secundiflora
Tecoma stans 'Angustata'
Tecomaria capensis
Xlyosma congestum
Sweet Acacia
Black Olive
Mesquite
Red Bird of Paradise
Natal Plum
Desert Cassia
Fortnight Lily
Green Hopseed Bush
Daylily
Toyon
Hibiscus
Chuparosa
Texas Ranger
Compact Myrtle
Heavenly Bamboo
Photinia
New Zealand Flax
'Wheeler's Dwarf'
Carolina Laurel Cherry
India Hawthorn
Rosemary
Compact Ruellia
Ruellia
Texas Mountain Laurel
Yellow Bells
Cape Honeysuckle
N.C.N.
GROUND-
COVER
Acacia redolens
Baccharis x
Bougainvillea
Dalea greggii
Lantana camara
Lantana montevidensis
Myoporum parvifolium
Oenothera berlandieri
Primrose
Pyracantha fortuneana
Rosmarinus officinalis
Turf
Verbena species
Desert Carpet
'Centennial'
various
Trailing Indigo Bush
'New Gold'
Purple Trailing Lantana
Prostrate Myoporum
Mexican Evening
Firethorn
'Prostratus'
Verbena
VINES Antigonon leptopus
Bougainvillea species
Clytostoma callistegioides
Ficus pumila
Macfadyena unguis-cati – “Cat's Claw”
Rosa banksiae - Lady Bank's Rose
Coral Vine
'Barbara Karst'
Violet Trumpet Vine
Creeping Fig
Specific Plan 03-067 99
ACCENTS Annual Color
Agave deserti
Agave desmettiana
Aloe barbadensis
Dasylirion wheeleri
Hesperaloe parviflora
Muhlenbergia emersylleyi 'Regal Mist'
Muhlenbergia rigens
Nolina microcarpa
Phormium tenax
Desert Agave
Agave
Aloe Vera
Desert Spoon
Red Yucca
Bull Grass
Deer Grass
Bear Grass
New Zealand Flax
Specific Plan 03-067 100
3 Zoning and Development
Regulations
3.1 SPECIFIC PLAN OVERLAY DISTRICTS
Purpose
To provide flexible regulations via the specific plan process which allows the use of
creative land planning and design techniques to create master -planned developments
incorporating coordinated building design, integrated greenbelts, private recreation
facilities, emphasizing a separation of pedestrian and vehicular traffic, and an overall
increase in recreational amenity.
The regulations presented herein are pursuant to Artic le 8B Authority and Scope of
Specific Plans of the State Planning and Zoning Law of the Government Code, Section
65000 et seq and are in compliance with the California Environmental Quality Act (CEQA)
and amend Chapter 9 of the City of La Quinta Zoning Cod e (9.60.290).
The specific plan overlay district allows variations in tourist commercial land uses as
provided by Section 9.40.030 (per General Plan Policy 2 -1.1.9). Specific plan densities,
development standards and other features will be made consistent with the General Plan
by adoption of this Specific Plan.
Permitted Uses
The Specific Plan delineates the permitted uses within the plan area boundaries defined
within Planning Area I through Planning Area X. Uses are tailored to individual site
locations within the Specific Plan boundary, the existing street systems, topography, and
other characteristics.
Zoning Designation
The Specific Plan 03-067 specifies overlay zoning adopted in conjunction with approval of
the Specific Plan document. Upon approval, th e Specific Plan becomes an integral part of
the zoning for the property within the plan boundary and, for the plan area, becomes the
Official Zoning for the City of La Quinta. Property zoning shall consist of the base district
symbol followed by the specific plan symbol in parentheses; for example, Low Density
Residential - LDR would be noted as LDR(RSP).
Specific Plan 03-067 101
Zoning and Development Regulation and Standards by Planning Area
Development Regulations and Standards are presented for Planning Area s I through
Planning Area X as delineated in the Planning Area Exhibit and are presented as follows:
ANDALUSIA EAST ANDALUSIA WEST
Planning Area I - VI Planning Area VII - X
Specific Plan 03-067 102
ANDALUSIA EAST
3.1.1 Planning Area I – Andalusia East
GOLF COURSE-GC - (RSP)
Description of Uses in Planning Area I
The following section establishes the permitted land use and development standards for
property designated as GC within Planning Area I as depicted on the Land Use Plan. Golf
Supporting Use and Facilities address all land within Planning Area I.
Within the overall plan boundary, Planning Area I proposed 11 acres development uses
and standards for the Specific Plan Golf and Recreation Club, resident and guest serv ing
recreation amenities and supporting uses.
A Golf Course Residential Specific Plan GC-(RSP) overlay for this project area is proposed
to address land use within Planning Area I with development regulation and criteria
presented herein.
Planning Area I of the Specific Plan establishes standards for the location and
development of recreation amenities consistent with the resort -oriented nature of the
project and projected trends in golf supporting facilities to serve the 20-hole course of
Specific Plan 03-067.
Purpose and Intent. To provide for the development and regulation of a
range of specialized resident and guest serving uses oriented to Golf and
Tennis Club, resident and guest serving recreation center and supporting
uses, located in areas designated within Planning Area I in the Specific Plan.
Permitted Uses. Permitted uses for land designated GC on the Land Use Plan
and/or Proposed Zoning exhibits as GC-(RSP) includes all currently existing
allowable uses delineated in the Golf Course district delin eated in the La
Quinta Zoning ordinance and as specified within this Specific Plan.
Temporary & Interim Uses. Temporary or recurring outdoor event staging
facilities and related uses serving the use and on -site construction and site
guard offices including relocatable buildings. Temporary golf house, sales
and marketing buildings and offices are allowed.
Accessory Uses. Resort recreation and stage areas, and maintenance
facilities and sites. Signs, fences and walls, subject to the design criteria set
forth in this Specific Plan document. Satellite dish and other antennas,
subject to this Specific Plan.
Other Allowable Uses. Water wells and pumping stations, water tanks and
reservoirs, public flood control facilities and devices as necessary to facilitate
the CVWD or developer in water management and conservation.
Allowable Site Coverage. As specified herein.
Specific Plan 03-067 103
Development Standards. The following development standards apply to
property proposed for development designated on the Land Use Plan and/or
Proposed Zoning exhibits as GC - (RSP) and as described within the text of
this Specific Plan. Standards are established for all buildings, structures and
uses within Planning Area I.
BUILDING DEVELOPMENT STANDARDS
ITEM QUANTITY
Max. Building Height Max.
No. of Stories
Min. Front Yard Setback from:
Street or Parking Stall Curb
Pedestrian Circulation Walks
Garage/Carport Setback
Min. Total Side Yard Setback
Min. Interior/Exterior Side Yard Setbacks
Max. Allowable Wall Height
Max. Parking Required
35 ft.*t
2
8 ft.
5 ft.
5 ft.
10 ft.**
5 ft.
10 ft.***
1 space/250 sf****
t Height is limited to 22' for a setback of 150' from R.O.W. on Madison & Avenue 58.
* Not including chimney projections, bell towers, spires, etc.
**AC Units. trellis elements. pools, and spas are allowed to encroach into side and rear setback areas.
*** 2' of the 10' ht. may be retaining with 8' freestanding.
**** The area (sf) of the cart garage will not be included in the parking requirement calculation.
The following uses are permitted in Planning Area I.
1. Recreation Uses
Outdoor lawn and recreation uses
Golf and Tennis clubs or complexes.
Health and fitness clubs & Spas.
Golf course & turf/landscape areas.
Live entertainment as an accessory use to a "one -time" event.
2. Semi-Public Uses
Museum uses.
Parks, play fields, botanical garden uses, and passive and active open space
area.
Bicycle, cart, and pedestrian trails and storage facilities.
Swimming pools and spas.
3. Lodging Uses
Not allowed
4. Accessory Uses
Private parking lots, carports and open-air parking stalls as an accessory use
to Residential or Open Space uses.
Signs in accordance with this Specific Plan.
Antennas and satellite dishes in accordance with this Specific Plan.
Specific Plan 03-067 104
5. Temporary & Interim Uses
** Interim event parking lots for events anticipated to extend over three or
more days of use. Temporary outdoor event staging facilities.
**Temporary outdoor event staging facilities anticipated to extend over
three or more days of use.
**Construction and site guard offices in relocatable buildings.
* A single asterisk indicat es an allowable use requiring approval of a Conditional Use
Permit from the La Quinta Planning Commission.
** A double asterisk indicates an allowable use on a temporary basis requiring approval
from the La Quinta Design and Development Director.
OPEN SPAC E LAND USE
Open Space land in Planning Area I is defined by the areas adjacent to the recreation club
amenities. Criteria related to development of the open space surrounding recreation club
facilities is presented and allowable in all areas of Planning Area identified. The following
development standards apply to the construction of club/recreation facility buildings for
supporting structures within the golf course zone on property designated as GC - (RSP) on
the Land Use Plan.
ANCILLARY BUILDING DEVELOPMENT STANDARDS
ITEM QUANTITY
Max. Building Height Max.
No. of Stories
Min. Setback from:
Street or Parking Stall Curb
Pedestrian Circulation Walks
Structure Setback
Min. Building to Building Setback
Min. Interior/Exterior Side Yard Setbacks to
adjacent lot
Max. Allowable Screen Wall Height
28 ft.*t
1
2 ft.
2 ft.
5 ft.
5 ft.
10 ft.
10 ft.
t Height is limited to 22' for a setback of 150' from R.O.W. on Madison & Avenue 58.
* Not including flagpoles, chimney projections, bell towers, spires, or building projections that are
nonessential to the functional space of the commercial building (i.e. bell towers, etc.).
Specific Plan 03-067 105
3.1.2 Planning Area II – Andalusia East
Low Density Residential - LDR - (RSP)
Description of Uses in Planning Area II·
Planning Area II encompasses development uses and standards for the Specific Plan Villas
and Casitas as well as ancillary supporting recreational uses and areas. This Planning Area
is located centrally within the eastern half of the project site and encompassed 20 acres of
land.
Planning Area II of the Land Use Plan proposed, within its boundaries, one underlying
zone, Low Density Residential LDR - (RSP).
A Residential Specific Plan (RSP) overlay for Planning Area II is proposed to address
residential supporting uses land use within Planning Area II with development regulation
and criteria presented herein. The development criteria for open space, passive, and
active recreation areas and other uses is also delineated for Planning Area II herein.
RESIDENTIAL SPECIFIC PLAN (RSP) USES AND STANDARDS
The following section delineates the permitted land use and development standards for
property designated as Low Density Residential Specific Plan LDR - (RSP) on the Land Use
Plan, within Planning Area II.
Purpose and Intent. To provide for the development and regulation of a
range of specialized residential uses oriented to Golf club and resort lifestyle
activity, located in areas designated within Planning Ar ea II in the Specific
Plan. Representative land uses include Residential ownership, short term
and long-term rentals, and leasing uses as well as supporting open space and
recreational use.
Permitted Uses. Permitted uses for land designated LDR - (RSP) on the Land
Use Plan and/or Proposed Zoning exhibits as LDR - (RSP) includes all
currently existing residential serv-ing uses and allowable uses delineated in
the Low-Density Residential district description of the La Quinta Zoning
ordinance and as specified herein.
Temporary & Interim Uses. Temporary or recurring outdoor event staging
facilities and related uses serving the Residential use and on -site
construction and site guard offices including relocatable b uildings.
Temporary sales and marketing buildings and offices may be allowed.
Accessory Uses. Recreation and staging areas for recreation events,
maintenance facilities and sites. Signs, fences and walls, subject to the
design criteria set forth in this Sp ecific Plan document. Satellite dish and
other antennas, subject to this Specific Plan.
Specific Plan 03-067 106
Other Allowable Uses. Water wells and pumping stations, water tanks and
reservoirs, public flood control facilities and devices as necessary to facilitate
the CVWD or developer in water management and conservation.
Development Standards. The following development standards apply to
property proposed for development designated on the Land Use Plan and/or
Proposed Zoning exhibits as Low Density Residential LDR - (RSP) and as
described within the text of this Specific Plan. Standards are established for
Low Density Residential LDR - (RSP) buildings, structures and uses within
Planning Area IL
Residential Detached and Attached Development Standards
These standards apply to all land within Planning Area II as described within the text and
graphics of this Specific Plan.
BUILDING DEVELOPMENT STANDARDS
ITEM QUANTITY
Max. Building Height Max.
Max. No. of Stories
Min. Livable Floor Area Per Unit
Min. Front Yard Setback from:
Street or Parking Stall Curb
Pedestrian Circulation Walks
Garage/Carport Setback
Min. Total Side Yard Setback
Min. Interior/Exterior Side Yard Setbacks
Max. Allowable Wall Height
Max. Parking Required
28 ft.*t
2
1500 sq.ft
8 ft.
5 ft.
5 ft.
10 ft.**
5 ft.
10 ft.***
1 space/250 sf****
t Height is limited to 22' for a setback of 150' from R.O.W. on Madison & Avenue 58.
* Not including chimney projections, bell towers, spires, etc.
**AC Units. trellis elements. pools, and spas are allowed to encroach into side and rear setback areas.
*** 2' of the 8' ht. may be retaining with 6' freestanding.
The following uses are permitted in Planning Area II.
1. Recreation Uses
Outdoor lawn and recreation uses
Pool/spa and water recreation uses
Live entertainment as an accessory use to a "one -time" event.
2. Semi-Public Uses
Parks, play fields, botanical garden uses, and passive and active open space
area.
Bicycle, cart, and pedestrian trails and storage facilities.
Swimming pools and spas.
3. Lodging Uses
Specific Plan 03-067 107
Residential use as delineated within this 3.1.2 herein.
4. Accessory Uses
Private parking lots, carports and open-air parking stalls as an accessory use
to Residential or Open Space uses.
Signs in accordance with this Specific Plan.
Antennas and satellite dishes in accordance with this Specific Plan.
5. Temporary & Interim Uses
Sales offices, construction and site guard offices in relocatable or modular
buildings.** Interim event parking Jots for events anticipated to extend over
three or more days of use.**
Temporary outdoor event staging facilities.
Temporary outdoor event staging facilities anticipated to extend over three
or more days of use.**
* A single asterisk indicates an allowable use requiring approval of a Conditional Use
Permit from the La Quinta Planning Commission.
** A double asterisk indicates an allowable use on a temporary basis requiring approval
from the La Quinta Design and Development Director.
OPEN SPACE LAND USE
Open Space land in Planning Area II is defined by the areas adjacent to the residential
units. Amenity and supporting facilities are located on adjacent fingers of greenbelt within
the development plan and may be pools, fountains, spas, etc. Development criteria is
defined herein. The following development standards apply to the construction of
buildings for supporting residential unit and recreational features (such as satellite pool
buildings) on property designated as Low Density Residential LDR - (RSP)on the Land Use
Plan.
ANCILLARY BUILDING DEVELOPMENT STANDARDS
ITEM QUANTITY
Max. Building Height Max.
No. of Stories
Min. Setback from:
Street or Parking Stall Curb
Pedestrian Circulation Walks
Structure Setback
Min. Building to Building Setback
Min. Interior/Exterior Side Yard Setbacks to
adjacent lot
Max. Allowable Screen Wall Height
28 ft.*t
1
2 ft.
2 ft.
5 ft.
5 ft.
10 ft.
10 ft.
t Height is limited to 22' for a setback of 150' from R.O.W. on Madison & Avenue 58.
* Not including flagpoles, chimney projections, bell towers, spires, or building projections that are
nonessential to the functional space of the commercial building (i.e. bell towers, etc.).
Specific Plan 03-067 108
3.1.3 Planning Area III – Andalusia East
RESIDENTIAL SPECIFIC PLAN LDR-(RSP) USES AND STANDARDS
Description of Uses in Planning area III
Within the overall plan boundary, Planning Area III encompasses development uses and
standards for the Coral Mountain proposed residential grounds as well as ancillary
supporting recreational uses and areas. This Planning Area is located throughout the
project site and encompasses 218 acres.
Planning Area III of the Land Use Plan proposed, within its boundaries, one underlying
zone, Low Density Residential LDR - (RSP).
A Residential Specific Plan LDR -(RSP) overlay for Planning Area Ill is proposed to address
residential supporting uses land use within Planning Area III with development regula tion
and criteria presented herein. The development criteria for open space, passive, and
active recreation areas and other uses is delineated for Planning Area III herein.
RESIDENTIAL SPECIFIC PLAN (RSP) USES AND STANDARDS
The following section delineates the permitted land use and development standards for
property designated as Low Density Residential Specific Plan LDR - (RSP) on the Land Use
Plan, within Planning Area III.
Purpose and Intent. To provide for the development and regulation of a range
of specialized residential uses oriented to golf club and resort lifestyle
activity, located in areas designated within Planning Area III in the Specific
Plan. Representative land uses include residential ownership, short term and
long-term rentals, and leasing uses as well as supporting open space and
recreational use.
Permitted Uses. Permitted uses for land designated LDR - (RSP) on the Land
Use Plan and/or Proposed Zoning exhibits as LDR - (RSP) includes all
currently existing residential serving uses and a llowable uses delineated in
the Low Density Residential district description of the La Quinta Zoning
ordinance and as specified herein. Sales and marketing buildings and offices
are allowed.
Temporary & Interim Uses. Temporary or recurring outdoor event staging
facilities and related uses serving the residential use and on -site construction
and site guard offices including relocatable buildings.
Accessory Uses. Recreation and staging areas for recreation events,
maintenance facilities and sites. Signs, fenc es and walls, subject to the
design criteria set forth in this Specific Plan document. Satellite dish and
other antennas, subject to this Specific Plan.
Specific Plan 03-067 109
Other Allowable Uses. Water wells and pumping stations, water tanks and
reservoirs, public flood contro l facilities and devices as necessary to facilitate
the CVWD or developer in water management and conservation.
Development Standards. The following development standards apply to
property proposed for development designated on the Land Use Plan and/or
Proposed Zoning exhibits as Low Density Residential LDR - (RSP) and as
described within the text of this Specific Plan. Standards are established for
Low Density Residential LDR - (RSP) buildings, structures and uses within
Planning Area III.
Residential Detached and Attached Development Standards
These standards apply to all land within Planning Area I II as described within the text and
graphics of this Specific Plan.
BUILDING DEVELOPMENT STANDARDS
ITEM QUANTITY
Max. Building Height
Max. No. of Stories
Min. Livable Floor Area Per Unit
Min. Front Yard Setback from:
Street or Parking Stall Curb
Pedestrian Circulation Walks
Garage/Carport Setback
Min. Total Side Yard Setback
Min. Interior/Exterior Side Yard Setbacks
Max. Allowable Wall Height
Max. Parking Required
28 ft.*t
2
1500 sq.ft
10 ft.
5 ft.
5 ft.
10 ft.**
5 ft.
8 ft.***
Per Current Code
t Height is limited to 22' for a setback of 150' from R.O.W. on Madison & Avenue 58.
* Not including chimney projections, bell towers, spires, etc.
**AC Units. trellis elements. pools, and spas are allowed to encroach into side and rear setback areas.
*** 2' of the 8' ht. may be retaining with 6' freestanding.
The following uses are permitted in Planning Area I II.
1. Recreation Uses
Outdoor lawn and recreation uses
Pool/spa and water recreation uses
Live entertainment as an accessory use to a "one-time" event.
2. Semi-Public Uses
Parks, play fields, botanical garden uses, and passive and active open space
area.
Bicycle, cart, and pedestrian trails and storage facilities.
Swimming pools and spas.
3. Lodging Uses
Residential use as delineated within t his 3.1.3 herein.
Specific Plan 03-067 110
4. Accessory Uses
Private parking lots, carports and open-air parking stalls as an accessory use
to Residential uses.
Signs in accordance with this Specific Plan.
Antennas and satellite dishes in accordance with this Specific Plan.
5. Temporary & Interim Uses
Sales offices, construction and site guard offices in relocatable or modular
buildings.** Interim event parking Jots for events anticipated to extend over
three or more days of use.**
Temporary outdoor event staging facilities.
Temporary outdoor event staging facilities anticipated to extend over three
or more days of use.**
* A single asterisk indicates an allowable use requiring approval of a Conditional Use
Permit from the La Quinta Planning Commission.
** A double asterisk indicates an allowable use on a temporary basis requiring approval
from the La Quinta Design and Development Director.
OPEN SPACE LAND USE
Open Space land in Planning Area III is defined by the areas adjacent to the residential
units. Amenity and supporting facilities are located on adjacent fingers of greenbelt within
the development plan and may be pools, fountains, spas, etc. Development criteria is
defined herein. The following development standards apply to the construction of
buildings for supporting residential unit and recreational features (such as satellite pool
buildings) on property designated as Low Density Residential LDR - (RSP)on the Land Use
Plan.
ANCILLARY BUILDING DEVELOPMENT STANDARDS
ITEM QUANTITY
Max. Building Height Max.
No. of Stories
Min. Setback from:
Street or Parking Stall Curb
Pedestrian Circulation Walks
Structure Setback
Min. Building to Building Setback
Min. Interior/Exterior Side Yard Setbacks to
adjacent lot
Max. Allowable Screen Wall Height
28 ft.*t
1
2 ft.
2 ft.
5 ft.
5 ft.
10 ft.
10 ft.
t Height is limited to 22' for a setback of 150' from R.O.W. on Madison & Avenue 58.
* Not including flagpoles, chimney projections, bell towers, spires, or building projections that are
nonessential to the functional space of the commercial building (i.e. bell towers, etc.).
Specific Plan 03-067 111
3.1.4 Planning Area IV – Andalusia East
GOLF COURSE GC-(RSP) USES AND STANDARDS
Description of Uses in Planning Area IV
Within the overall plan boundary, Planning Area IV encompasses development uses and
standards for the Specific Plan proposed Golf Course maintenance facility as well as
ancillary supporting golf uses. This 3-acre Planning Area is located at the intersection of
Madison Street and Avenue 60 on the southern boundary of the project site.
Planning Area IV of the Land Use Plan presently has, within its boundaries, one underlying
zone, GC-(RSP).
A Specific Plan (RSP) overlay for Planning Area IV is proposed to address golf course
supporting uses land use within Planning Area IV with development regulation and crit eria
presented herein. The development criteria for other uses is delineated for Planning Area
IV herein.
RESIDENTIAL SPECIFIC PLAN (RSP) USES AND STANDARDS
The following section delineates the permitted land use and development standards for
property designated as Golf Course Specific Plan GC- (RSP) on the Land Use Plan, within
Planning Area IV.
Purpose and Intent. To provide for the development and regulation of a
range of specialized maintenance uses oriented to golf course maintenance
activity, located in areas designated within Planning Area IV in the Specific
Plan. Representative land uses include golf and open space maintenance
building use and supporting ancillary functions to that use.
Permitted Uses. Permitted uses for land designated GC - (RSP) on the Land
Use Plan and/or Proposed Zoning exhibits as GC-(RSP) includes all currently
existing maintenance building serving uses and allowable uses delineated in
the Golf Course district description of the La Quinta Zoning ordinance and as
specified herein.
Temporary & Interim Uses. Temporary or recurring outdoor event staging
facilities and related uses serving the maintenance use, and on-site
construction and site guard offices, and relocatable buildings.
Accessory Uses. Fuel and supply storage incidental to the operations of the
maintenance facilities and sites. Signs, fences and walls, subject to the
design criteria set forth in this Specific Plan document as required by law.
Satellite dish and other antennas, subject to this Spe cific Plan.
Other Allowable Uses. Water wells and pumping stations, water tanks and
reservoirs, public flood control facilities and devices as necessary to facilitate
the CVWD or developer in water management and conservation.
Specific Plan 03-067 112
Development Standards The following development standards apply to
property proposed for development designated on the Land Use Plan and/or
Proposed Zoning exhibits as Golf Course GC - (RSP) and as described within
the text of this Specific Plan. Standards are establi shed for Golf Course GC -
(RSP) buildings, structures and uses within Planning Area IV.
BUILDING DEVELOPMENT STANDARDS
ITEM QUANTITY
Max. Building Height
Max. No. of Stories
Min. Front Yard Setback from:
Street or Parking Stall Curb
Pedestrian Circulation Walks
Garage/Carport Setback
Min. Total Side Yard Setback
Min. Interior/Exterior Side Yard Setbacks
Max. Allowable Wall Height
Max. Parking Required
28 ft.*t
1
8 ft.
5 ft.
5 ft.
10 ft.**
5 ft.
8 ft.***
Per Current Code
t Height is limited to 22' for a setback of 150' from R.O.W. on Madison & Avenue 58.
* Not including chimney projections, bell towers, spires, etc.
**AC Units. trellis elements. pools, and spas are allowed to encroach into side and rear setback areas.
*** 2' of the 8' ht. may be retaining with 6' freestanding.
The following uses are permitted in Planning Area I V.
Recreation Uses
Outdoor lawn and recreation uses
Semi-Public Uses
Maintenance building uses, and passive and active open space area.
Swimming pools and spas.
Special Uses
Fuel storage, fertilizer storage, and use incidental to maintenance building
functions.
Accessory Uses
Private parking lots, carports and open-air parking stalls as an accessory use
to Residential uses.
Signs in accordance with this Specific Plan.
Antennas and satellite dishes in accordance with this Specific Plan.
Temporary & Interim Uses
Site guard offices in relocatable or modular buildin gs.**
Interim event parking lots for events anticipated to extend over three or
more days of use.**
Temporary outdoor event staging facilities.
Specific Plan 03-067 113
Temporary outdoor event staging facilities anticipated to extend over three
or more days of use.**
* A single asterisk indicates an allowable use requiring approval of a Conditional Use
Permit from the La Quinta Planning Commission.
** A double asterisk indicates an allowable use on a temporary basis requiring approval
from the La Quinta Design and Development Director.
Specific Plan 03-067 114
3.1.5 Planning Area V – Andalusia East
NEIGHBORHOOD COMMERCIAL NC-(RSP) USES AND STANDARDS
Description of Uses in Planning Area V
Within the overall plan boundary, Planning Area V encompasses development uses and
standards for the Specific Plan Neighborhood Commercial center as well as ancillary
supporting uses. This Planning Area is located at the southeast intersection of Madison
Street and Avenue 58.
Planning Area V of the Land Use Plan proposed, within its boundaries, one underlying
zone, Neighborhood Commercial NC-(RSP) on 5 acres of land.
Permitted uses in the NC Zoning District will combine essential day -to-day neighborhood
goods and services, tourism and visitor-based retail restaurant and limited entertainment
opportunities and facilities necessary for the operational demands of such uses. The
following uses are permitted in Planning Area V with review of development proposals
generally conforming to this Specific Plan and may require submittal of a Site Development
Permit, Temporary Use Permit, or other long or short term approval package at the
discretion of the Community Development Department.
NEIGHBORHOOD COMMERCIAL NC - (RSP) USES AND STANDARDS
The following section delineates the permitted land use and development standards for
property designated as Neighborhood Commercial NC-(RSP) on the Land Use Plan, within
Planning Area V.
Purpose and Intent. To provide for the development and regulation of a
range of specialized neighborhood serving commercial and retail uses
oriented to Golf club and resort lifestyle activity, located in areas designated
within Planning Area V in the Specific Plan. Re presentative land use includes
neighborhood serving commercial and retail use and supporting ancillary
functions to those uses.
Permitted Uses. Permitted uses for land designated Neighborhood
Commercial NC-(RSP) on the Land Use Plan and/or Proposed Zoning exhibits
as Neighborhood Commercial NC-(RSP) includes all currently existing
maintenance building serving uses and allowable uses delineated in the Golf
Course district description of the La Quinta Zoning ordinance and as
specified herein.
Temporary & Interim Uses. Temporary or recurring outdoor event staging
facilities and related uses serving the Commercial use, on -site construction
and site guard offices and relocatable buildings. Temporary sales and
marketing buildings and offices are allowed.
Specific Plan 03-067 115
Accessory Uses. Signs, fences and walls, subject to the design criteria set
forth in this Specific Plan document as required by law. Satellite dish and
other antennas, subject to this Specific Plan.
Other Allowable Uses. Water wells and pumping stations, water tank s and
reservoirs, public flood control facilities and devices as necessary to facilitate
the CVWD or developer in water management and conservation.
Development Standards. The following development standards apply to
property proposed for development designated on the Land Use Plan and/or
Proposed Zoning exhibits as Golf Course Neighborhood Commercial NC -
(RSP) and as described within the text of this Specific Plan. Standards are
established for Neighborhood Commercial NC - (RSP) buildings, structures
and uses within Planning Area V.
Neighborhood Commercial and Development Standards
These standards apply to all land within Planning Area V as described within the text and
graphics of this Specific Plan.
BUILDING DEVELOPMENT STANDARDS
ITEM QUANTITY
Max. Structure Height
Max. No. of Stories
Min. Front Setback
Min. Rear Setback
Min. Parking
Max. Lot Coverage (FAR)
Min. Building Setback to Avenue 58
Min. Building Setback to Madison Street
Min. Interior/Exterior Side Yard Setbacks
Max. Wall Height
35 ft.*
2
10 ft.
10 ft.
1/250 ft GLA.
.25.
25 ft.*
25 ft.
5/10 ft.
10 ft.
*Architectural and roof projections not providing habitable or otherwise unusable space, such as
chimneys, spires, finials, and similar features shall be permitted to extend up to ten feet above the
maximum structure height.
The following uses are permitted in Planning Area V.
1. Retail Uses. Retail merchandise sales of limited goods (goods that can be
carried out by the customer), such as antiques, appliances, bicycles,
wholesale and/or retail foods, newspaper and magazines, tobacco products,
kitchen and bath shops, video and audio equipment, clothing, pets and pet
supplies, office equipment and supplies, party and/or cos tume rentals,
sporting goods, home furnishings, hardware and home improvement items,
and other related items.
Specific Plan 03-067 116
2. Public Uses. Restaurants and prepared food service facilities including
restaurants, delicatessen, tea, coffee and ice cream shops, pizzerias, and
similar uses. Prepared food sold specifically for on -site consumption, with
indoor/outdoor seating. Such uses include fine dining and other low to
medium turnover restaurant ; cocktail lounges, dinner clubs, sports
bar/lounge, bar/grill, night clubs and similar uses, with alcohol sales for on-
site consumption only, along with live, recorded or other entertainment in or
outdoors such as music and/or dancing, karaoke, arcade games, pool,
billiard or shuffleboard tables, etc.
3. Special Uses. Professional service offices providing limited sales, such as
medical, dental, veterinary clinic, dietician, optician, catering, attorney, real
estate, banking, mortgage broker, social and community service offices,
property management, financial services, beautician, barber, reproduction
service, tailor, cleaners and laundry, postal services, shoe, watch , jewelry
and bicycle repair, and similar uses. Offices with larger scale service aspects,
such as limousine and auto rental. Indoor or outdoor professiona l art
studios, displays and/or galleries, for all artistic endeavors and production,
to include dance, painting, sculpting, ceramics, jewelry, glass blowing,
photography, handmade furniture, stone cutting, and similar activities.
There may be sales, presen tations and displays or demonstrations to the
public.
4. Accessory Uses
Private parking lots, carports and open-air parking stalls as an accessory use
to commercial building uses.
Signs in accordance with this Specific Plan.
Antennas and satellite dishes in a ccordance with this Specific Plan.
5. Temporary & Interim Uses
Site guard offices in relocatable or modular buildings.**
Interim event parking lots for events anticipated to extend over three or
more days of use.**
Temporary outdoor event staging facilities.
Temporary outdoor event staging facilities anticipated to extend over three
or more days of use.**
6. Other Allowable Uses. Public indoor assembly/entertainment facilities, such
as auditoriums, theaters, dinner theaters, conference center, gymnasium
facilities, concert halls and related use. Indoor facilities for education,
training, self-help and improvement, hobbies, or vocational purpose, both
public and private. These may be located in any facilities Indoor/outdoor
cultural, historic and similar d isplays and galleries for all types of artifacts
and/or artistic media, such as museums, auction houses and consignment
room. Such uses may include sale of display art pieces .
Specific Plan 03-067 117
* A single asterisk indicates an allowable use requiring approval of a Conditional Use
Permit from the La Quinta Planning Commission.
** A double asterisk indicates an allowable use on a temporary basis requiring approval
from the La Quinta Design and Development Director.
The permitted uses in Planning Area V do not preclude other si milar uses which are
compatible with the specifically identified uses and otherwise meet the criteria for this
Specific Plan and the currently approved Neighborhood Commercial District within the La
Quinta Zoning ordinance.
Any determination on a proposed use whether listed or unlisted herein may be either
internally reviewed by the Community Development Director or Planning Manager or
referred to the Planning Commission as a non -hearing item if the Community
Development Director or Planning Manage r determines on a case-by-case basis that the
public interest would be better served by such referral.
Specific Plan 03-067 118
3.1.6 Planning Area VI – Andalusia East
GOLF COURSE-GC - (RSP) – USES AND STANDARDS
Description of Uses in Planning Area VI
Within the overall plan boundary, Planning Area VI encompasses 281 acres of development
for the Specific Plan proposed Golf Course as well as ancillary supporting uses. This
Planning Area is located throughout the site.
Planning Area VI of the Land Use Plan presently addresses 281 acres within its boundaries,
one underlying zone, GC - (RSP).
A Specific Plan (RSP) overlay for Planning Area VI is proposed to address golf course
supporting uses land use within Planning Area VI with development regulation and criteria
presented herein. The development criteria for other use is delineated for Planning Area
VI herein.
RESIDENTIAL SPECIFIC PLAN (RSP) USES AND STANDARDS
The following section delineates the permitted land use and development standards for
property designated as Golf Course Sp ecific Plan GC- (RSP) on the Land Use Plan, within
Planning Area VI.
Purpose and Intent. To provide for the development and regulation of a
range of specialized golf and open space uses oriented to Golf club and resort
recreation lifestyle and activity, lo cated in areas designated within Planning
Area VI in the Specific Plan. Representative land uses include golf and open
space use and supporting recreation functions to that use.
Permitted Uses. Permitted uses for land designated GC - (RSP) on the Land
Use Plan and/or Proposed Zoning exhibits as GC - (RSP) includes all currently
existing golf serving uses and allowable uses delineated in the Golf Course
district description of the La Quinta Zoning ordinance and as specified
herein. Sales and marketing buildings and offices are allowed.
Temporary & Interim Uses. Temporary or recurring outdoor event staging
facilities and related uses serving the golf course use and on-site construction
and site guard offices including relocatable buildings.
Accessory Uses. Limited food and beverage sales throughout the golf course
area and accessory facilities (such as comfort stations and vending booths)
to that use.
Other Allowable Uses. Water wells and pumping stations, water tanks and
reservoirs, public flood control facilities and devices as necessary to facilitate
the CVWD or developer in water management and conservation.
Development Standards. The following development standards apply to
property proposed for development designated on the Land Use Plan and/or
Specific Plan 03-067 119
Proposed Zoning exhibits as Golf Course GC - (RSP) and as described within
the text of this Specific Plan. Standards are established for Golf Course LDR -
(RSP) buildings, structures and uses within Planning Area VI.
Golf Course Building Standards
These standards apply to all land within Planning Area VI as described within the text and
graphics of this Specific Plan.
BUILDING DEVELOPMENT STANDARDS
ITEM QUANTITY
Max. Building Height Max.
No. of Stories
Min. Front Yard Setback from:
Street or Parking Stall Curb
Pedestrian Circulation Walks
Garage/Carport Setback
Min. Total Side Yard Setback
Min. Interior/Exterior Side Yard Setbacks
Max. Allowable Wall Height
Max. Parking Required
28 ft.*t
2
8 ft.
5 ft.
5 ft.
10 ft.**
5 ft.
8 ft.***
Per Current Ordinance
t Height is limited to 22' for a setback of 150' from R.O.W. on Madison & Avenue 58.
* Not including chimney projections, bell towers, spires, etc.
**AC Units. trellis elements. pools, and spas are allowed to encroach into side and rear setback areas.
*** 2' of the 10' ht. may be retaining with 8' freestanding.
The following uses are permitted in Planning Area VI.
1. Recreation Uses
Golf course use
Pool/spa and water recreation uses
2. Semi-Public Uses
Maintenance building uses and passive and active open space areas
Parking facilities for employees of the development
3. Special Uses
Fuel storage, fertilizer storage, and uses incidental to golf course operations
4. Temporary & Interim Uses
Site guard offices in relocatable or modular buildings**
Temporary outdoor event staging facilities related to golf operations
Temporary outdoor event staging facilities anticipated to extend over three
or more days of use.**
* A single asterisk indicates an allowable use requiring approval of a Conditional Use
Permit from the La Quinta Planning Commission.
** A double asterisk indicates an allowable use on a temporary basis requiring approval
from the La Quinta Design and Development Director.
Specific Plan 03-067 120
OPEN SPACE LAND USE
Open Space land in Planning Area VI is defined by the areas adjacent to the Golf Course
Supporting facilities are located on adjacent fingers of greenbelt within the development
plan. The following development standards apply to the construc tion of buildings for
supporting golf and residential features (such as restroom buildings) on property
designated as Golf Course GC- (RSP) on the Land Use Plan.
ANCILLARY BUILDING DEVELOPMENT STANDARDS
ITEM QUANTITY
Max. Building Height Max.
Max. No. of Stories
Min. Setback from:
Street or Parking Stall Curb
Pedestrian Circulation Walks
Structure Setback
Min. Building to Building Setback
Min. Interior/Exterior Side Yard Setbacks to adjacent lot
Max. Allowable Screen Wall Height
14 ft.*
1
2 ft.
2 ft.
0 ft.
5 ft.
0 ft.
8 ft.
* Not including flagpoles, chimney projections, bell towers, spires, or building
projections that are nonessential to the functional space of the commercial building (i.e.
bell towers, etc.) which may extend an additional 10’ in height.
Specific Plan 03-067 121
ANDALUSIA WEST
3.1.7 Planning Area VII – Andalusia West
PLANNING AREA VII – NEIGHBORHOOD COMMERCIAL NC-(RSP) USES AND STANDARDS
Description of Uses in Planning Area VII
Planning Area VII (PA-VII) is intended to allow for the construction of neighborhood
commercial buildings with affiliated circulation and infrastructure improvemen ts. PA-VII
is located at the southwest intersection of Ave 58 and Madison Street. This Planning Area
consists of approximately 9 acres of undeveloped land and will allow for approximately
5,000 sf of neighborhood commercial building space .
Permitted uses in the Neighborhood Commercial Zoning District will combine essential
day-to-day neighborhood goods and services, tourism and visitor -based retail restaurant
and limited entertainment opportunities and facilities necessary for the operational
demands of such uses. The following uses are permitted in PA-VII with review of the
development proposals generally conforming to this Specific Plan and may require the
submittal of a Site Development Permit, Temporary Use Permit, or other long- or short-
term approval package at the discretion of the Community Development Department.
NEIGHBORHOOD COMMERCIAL NC-(RSP) USES AND STANDARDS
The following section delineates the permitted land use and development standards for
property designated as Neighborhood Commercial NC-(RSP) on the Lands Use Plan, within
PA-VII.
Purpose and Intent. To provide for the development and regulation of a
range of specialized neighborhood serving commercial and retail uses
oriented to resort lifestyle activity, located in areas designated withi n PA-VII
in the Specific Plan. Representative land use includes neighborhood serving
commercial and retail use and supporting ancillary functions to those uses.
Permitted Uses. Permitted uses in PA-VII includes all allowable uses in
Planning Area V (PA-V) of this Specific Plan; including all retail, temporary,
interim, accessory, public, special, and other allowable uses listed in PA-V.
Permitted uses in PA -VII includes all allowable uses delineated in the
Neighborhood Commercial District of the La Quinta Z oning ordinance and as
specified herein. The permitted uses in Planning Area VII do not preclude
other similar uses which are compatible with the specifically identified uses
and otherwise meet the criteria for this Specific Plan and the currently
approved Neighborhood Commercial District within the La Quinta Zoning
ordinance. Any determination on a proposed use whether listed or unlisted
herein may be either internally reviewed by the Community Development
Director or Planning Manager or referred to the Pl anning Commission as a
non-hearing item if the Community Development Director or Planning
Specific Plan 03-067 122
Manager determines on a case-by-case basis that the public interest would
be better served by such referral.
Development Standards. These standards apply to all land within PA-VII as
described within the text and graphics of this Specific Plan .
BUILDING DEVELOPMENT STANDARDS
Max. Structure Height
Max. No. of Stories
Min. Front Setback
Min. Rear Setback
Min. Parking
Max. Lot Coverage (FAR)
Min. Building Setback to Avenue
58
Min. Building Setback to
Madison Street
Min. Interior/Exterior Side Yard
Setbacks
Max. Wall Height
35 ft1
2
10 ft.
10 ft.
1/250 ft GLA.
25 %
25 ft.
25 ft.
5/10 ft.
10 ft.
1. Architectural and roof projections not providing habitable or otherwise unusable space, such as
chimneys, spires, finials, and similar features shall be permitted to extend up to ten feet above
the maximum structure height.
ITEM Quantity
Specific Plan 03-067 123
3.1.8 Planning Area VIII – Andalusia West
PLANNING AREA VIII - LOW DENSITY RESIDENTIAL LDR -(RSP) USES AND STANDARDS
Description of Uses in Planning Area VIII
Planning Area VIII (PA-VIII) is intended to allow for the construction of low density, single
family residential neighborhoods with affiliated amenities, circulation, and infrastructure
improvements. PA-VIII is located west of Madison Ave and consists of approximately 220
acres of undeveloped land and will allow for the construction of up to 496 single family
attached and detached dwellings.
PA-VIII of the Land Use Plan proposed and already approved, within its boundaries, one
underlying zone, Low Density Residential LDR -(RSP).
A Residential Specific Plan LDR -(RSP) overlay for PA-VIII is proposed to address residential
supporting uses land use within PA-VIII with development regulation criteria presented
herein. The development criteria for open space, passive, and active recreation areas and
other uses delineated for PA-VIII herein.
RESIDENTIAL SPECIFIC PLAN (RSP) USES AND STANDA RDS
The following section delineates the permitted land use and development standards for
property designated as Low Density Residential Specific Plan LDR -(RSP) on the Land Use
Plan, within PA-VIII.
A. Purpose and Intent. To provide for the development and regulation of a range of
specialized residential uses oriented to the Resort, other amenities and resort
lifestyle activity, located in areas designated within PA -VIII in the Specific Plan.
Representative land use will in clude residential ownership, short -term and long-
term rentals, fractional interest, and leasing uses as well as supporting open space,
golf, and recreational uses.
B. Permitted Uses. Permitted uses for land designated LDR-(RSP) on the Land Use
Plan and/or Zoning Exhibits as LDR -(RSP) includes all currently existing residential
serving uses and allowable uses defined in the Low Density Residential district
description of the La Quinta Zoning ordinance and as specified herein . Sales and
marketing buildings and offices are allowed. Specifically, permitted uses in PA-VIII
includes all allowable uses in Planning Area III (PA-III) of this Specific Plan; including
all recreation, semi-public, special, accessory, temporary, interim, and other
allowable uses.
Specific Plan 03-067 124
PERMITTED USES1,2,3,4
Single Family Residences (attached, detached)
Detached or attached accessory dwelling unit (i.e. Guest House,
Casita) - 1 per residence
Detached Garages
Golf course and golf practice facilities.
P
P
P
P
Notes:
1. Permitted uses in PA-VIII includes all allowable uses in Planning Area III (PA-III) of this Specific
Plan; including all recreation, semi-public, special, accessory, temporary, interim, and other
allowable uses.
2. Permitted uses in PA-VIII includes all allowable uses delineated in the Low Density Residential
District description of the La Quinta Zoning ordinance and as specified herein.
3. The permitted uses in Planning Area VIII do not preclude other similar uses which are
compatible with the specifically identified uses and otherwise meet the criteria for this
Specific Plan and the currently approved Low Density Residential District within the La Quinta
Zoning ordinance.
4. Any determination on a proposed use whether listed or unlisted herein may be either
internally reviewed by the Design and Development Director or Planning Manager or referred
to the Planning Commission as a non-hearing item if the Design and Development Director or
Planning Manager determines on a case-by-case basis that the public interest would be better
served by such referral.
C. Development Standards. These standards apply to all land within PA -VIII as
described within the text and graphics of this Specific Plan.
RESIDENTIAL DEVELOPMENT STANDARDS
Max. Structure Height
Max. No. of Stories
Min. Livable Floor Area Per Unit
Min. Front Setback (From Street or
Parking Stall Curb)
Min. Front Setback (From Pedestrian
Circulation Walks)
Garage/Carport Setback
Min. Total Side Yard Setback
Min. Interior/Exterior Side Yard
Setbacks
Max. Allowable Wall Height
Max. Parking Required
28 ft1,2
2
1500 sf
10 ft.
5 ft.
5 ft.
5 ft.3
5 ft.
8 ft.4
Per Current Code
Notes
1. Height is limited to 22' for a setback of 150' from R.O.W. on Madison & Avenue 58.
2. Not including chimney projections, bell towers, spires, etc.
3. AC Units, trellis elements, pools, and spas are allowed to encroach into side and rear setback areas.
0 foot setback allowed for zero lot line product.
4. 2' of the 8' ht. may be retaining with 6' freestanding.
ITEM QUANTITY
Specific Plan 03-067 125
OPEN SPACE LAND USE
Open Space land in Planning Area VIII is defined by the areas adjacent to residential units.
Development criteria is defined herein. The following development standards apply to the
construction of buildings for supporting residential unit and recreational features (such as
satellite pool buildings) on property designated as Low Density Residential LDR -(RSP) on
the Land Use Plan.
PA-VIII ANCILLARY BUILDING DEVELOPMENT STANDARDS
ITEM QUANTITY
Max. Structure Height
Max. No. of Stories
Min. Front Setback (From Street or Parking Stall Curb)
Min. Front Setback (From Pedestrian Circulation Walks)
Min. Building to Building Setback
Min. Total Side Yard Setback
Min. Interior/Exterior Side Yard Setbacks to A djacent Lot
Max. Allowable Screen Wall Height
28 ft1,2
1
2 ft.
2 ft
5 ft.
5 ft.
10 ft.
10 ft.
1. Height is limited to 22' for a setback of 150' from R.O.W. on Madison & Avenue 58.
2. Not including chimney projections, bell towers, spires, etc.
3.
Specific Plan 03-067 126
3.1.9 PLANNING AREA IX – Andalusia West
PLANNING AREA IX- TOURIST COMMERCIAL TC -(RSP) USES AND STANDARDS
Description
Planning Area IX (PA-IX) is intended to allow for the construction of resort residential and
tourist commercial uses, including up to a 150 -key resort hotel, 104 attached resort
residential units, 55,00 sf of retial, a community farm, restaurants, golf, and other resort
supporting ancillary uses and amenities. The Wave, an artificial wave generating basin to
be used for professional competitions and recreational purposes (for members and
guests), will serve as the focal point of Planning Area IX. PA-IX consists of approximately
103 acres and is located entirely west of Madison street and is centrally located within
Andalusia West. The development standards and permitted uses for PA -IX are as follows
and delineated below:
TOURIST COMMERCIAL TC -(RSP) USES AND STANDARDS
The following section delineates the permitted land use and development standards for
property designated as Tourist Commercial -(RSP) on the Lands Use Plan, within PA-IX.
Purpose and Intent. To provide for the development and regulation of a
range of specialized Tourist Commercial uses oriented to resort lifestyle
activity, located in areas designated within PA -IX in the Specific Plan.
Representative land use includes a resort hotel, the “Wave,” clubhouse and
resort amenities, and supporting ancillary functions to those uses.
Permitted Uses. Permitted uses for land designated Neighborhood
Commercial includes all uses compatible with the specifically identified uses
and otherwise meet the criteria for this Specific Plan and the currently
approved Tourist Commercial District within the City of La Quinta Zoning
District. Specifically, permitted uses for PA-VII includes all allowable uses
which are permitted for Planning Area V (PA -V) in this Specific Plan.
Specific Plan 03-067 127
Hotel
Timeshare/Fractional Ownership Units/ Short Term Rentals
Private clubhouse
Resort residential
Spa services
Restaurants
Retail
Recreational uses, golf course, golf practice facilities, and open space
Commercial amusement and indoor/outdoor recreation
Administrative and back of house facilities
Parking
Accessory structures, including entry features
Temporary and special events / events open to the public
P
P
P
P
P
P
P
P
P
P
P
P
P
1. Permitted uses in PA-IX includes all allowable uses delineated in the Tourist Commercial District
description of the La Quinta Zoning ordinance and as specified herein.
2. The permitted uses in Planning Area IX do not preclude other similar uses which are compatible
with the specifically identified uses and otherwise meet the criteria for this Specific Plan and the
currently approved Tourist Commercial District within the La Quinta Zoning ordinance.
3. Any determination on a proposed use whether listed or unlisted herein may be either internally
reviewed by the Design and Development Director or Planning Manager or referred to the Planning
Commission as a non-hearing item if the Design and Development Director or Planning Manager
determines on a case-by-case basis that the public interest would be better served by such referral.
TOURIST COMMERCIAL PERMITTED USES
PERMITTED USES123
Specific Plan 03-067 128
THE WAVE PERMITTED USES
Wave generation basin, system, and related operational equipment
Observation tower
Access bridge
Storage tank for equalizing water surface
Operation buildings and space for recreation, competition, and commercial activities
(lockers, storage, kitchens, gathering spaces, etc.)
Bleachers, decking, docks, shade structures, etc.
Stage area for special events / competitions
Walkway / pier structures
Directional lighting, lighting for special events
Parking
Accessory structures, including entry features
Back of house and maintenance facilities
Temporary and special events / events open to the public
P
P
P
P
P
P
P
P
P
P
P
A. Development Standards. The following development standards apply to property
proposed for development designated the Land Use Plan and/or Zoning exhibits as
Tourist Commercial TC-(RSP) and as described within the text of this Specific Plan .
PERMITTED USES
NON-RESIDENTIAL DEVELOPMENT STANDARDS
ITEM QUANTITY
Min. Lot Size
Max. Structure Height 1,3
Max. No. of Stories
Minimum setback from low-density residential district (PA-VIII)2
Minimum setback from interior property lines within
nonresidential districts.
Min. Parking Required
n/a
40 ft
3
From Perimeter 40 ft
Landscape Setback 20 ft
0 ft.
Per Current Code
Notes:
1. All minimum perimeter setbacks shall be increased one foot for every foot in height that building is above
thirty-five feet. Mixed use projects are exempt from this requirement.
2. Landscape setback shall consist of landscaped area within the building setback. Number given is
minimum landscaped setback from the street right-of-way. The remaining building setback may contain
parking, driveways and similar facilities. In a ddition to above landscape setbacks, interior landscaping
shall be required as a percentage of the net project area as follows: parking areas: minimum five percent;
nonparking areas: minimum five percent (also see Section 9.100.050).
3. Not including basements. Also, notwithstanding above table, the maximum structure height equals
twenty-two feet for all buildings within one hundred fifty feet of any general plan image corridor and major
or primary arterials.
Specific Plan 03-067 129
RESORT RESIDENTIAL DEVELOPMENT STANDARDS
ITEM QUANTITY
Min. lot frontage
Max. building height1
Max. number of stories3
Min. livable reserved floor area excluding garage
Min. Front Setback (From Street or
Parking Stall Curb)
Min. Front Setback (From Pedestrian
Circulation Walks)
Garage/Carport Setback
Minimum building to building setback
(Without partial attachment).
Minimum building to building setback
(With partial attachment).
Min. Rear Yard Setback
Min. Interior/Exterior Side Yard Setbacks2
Max. Allowable Wall Height
Min. Parking Required
30 ft
30 ft
3
1500 sq. ft.
5 ft
5 ft.
5ft.
6 ft.
4 ft.
5 ft
3 ft.
8 ft
1/2 space per bedroom
Note: Partial attachment of two buildings is made when an enclosed area having a typical interior function such as
a hot water heater closet, furnace closet, or other essential use, is attached to two otherwise separate buildings.
Construction standards and fire ratings shall meet U.B.C. requirements. 0-foot setbacks allowed for Resort
Residential uses fronting the Wave Basin.
1. Chimneys, roof vents, appropriately screened mechanical equipment, finials, spires, and similar
architectural features not containing usable space are permitted to extend up to three feet ab ove the
maximum structure height.
2. Residential units supporting mechanical equipment shall be allowed within side yard setback area with a
minimum three-foot clearance to the side property.
3. Outdoor Roof Decks and Terraces above 2nd floor living spaces, effectively a 3rd floor, are allowed provided
all elements (railings, parapets, furniture, temporary shading devices including umbrellas, stairs, and/or
access lifts) remain within the 28’ height limit.
Specific Plan 03-067 130
RESORT RESIDENTIAL DEVELOPMENT STANDARDS
THE WAVE DEVELOPMENT STANDARDS
ITEM QUANTITY
Min. Lot Size
Max. Structure Height
Max. No. of Stories
Minimum setback from interior property lines
n/a
45 ft
3
0 ft.
Specific Plan 03-067 131
3.1.10 PLANNING AREA X – Andalusia West
OPEN SPACE RECREATION – PR – (RSP)
Description
Planning Area X (PA-X) is intended to allow for open space, active-recreational (including
golf and golf practice facilities) and ancillary uses compatible with the resort. In addition,
PA-IX will also allow for the hosting of special events by the resort and back of house
facilities. PA-IX consists of approximately 54 acres and is located entirely west of Madison
street. The development standards and permitted uses for PA -IX are as follows and
delineated below:
A. Purpose and Intent. To provide for the development and regulation of a range of
specialized open space and recreational uses oriented to resort lifestyle activity,
located in areas designated within PA-X in the Specific Plan. Representative land
use include tennis courts, hiking trails, gardens, swimming pools, temporary
events, and supporting ancillary functions to those uses.
B. Permitted Uses. Permitted uses for land designated Open Space Recreational
includes all uses compatible with the specifically identified uses and otherwise
meet the criteria for this Specific Plan and the currently approved Parks and
Recreation District within the City of La Quinta Zoning District.
Bicycle and hiking trails
Tennis courts, swimming pools, and similar uses.
Botanical Gardens
Ancillary administrative and back of house facilities
Parking for special events
Accessory structures and uses located on the same site as a permitted use
Special events / events open to the public – including pop-up villages.
Directional lighting, lighting for special events
Golf and golf practice facilities
P
P
P
P
P
P
P
P
P
Notes:
1. Permitted uses in PA-X includes all allowable uses delineated in the Parks and Recreation District
description of the La Quinta Zoning ordinance and as specified herein.
2. The permitted uses in Planning Area X do not preclude other similar uses which are compatible with
the specifically identified uses and otherwise meet the criteria for this Specific Plan and the currently
approved Parks and Recreation District within the La Quinta Zoning ordinance.
3. Any determination on a proposed use whether listed or unlisted herein may be either internally
reviewed by the Design and Development Director or Planning Manager or referred to the Planning
Commission as a non-hearing item if the Design and Development Director or Planning Manager
determines on a case-by-case basis that the public interest would be better served by such referral.
PERMITTED USES1,2,3
Specific Plan 03-067 132
C. Development Standards. The following development standards apply to property
proposed for development designated the Land Use Plan and/or Zoning exhibits as
Parks and Recreation PR-(RSP) and as described within the text of this Specific Plan.
OPEN SPACE RECREATION DEVELOPMENT STANDARDS
Min. building site
Min. lot frontage
Maximum structure height (ft.)
Maximum lot coverage
Maximum number of stories
Minimum setbacks
Minimum setback from interior property lines within the
same project
n/a
n/a
28
n/a
2
n/a
0
ITEM QUANTITY
Specific Plan 03-067 133
3.2 SPECIFIC PLAN AM ENDMENTS
Minor modifications to the approved Specific Plan are allowed at the discretion of the
Community Development Director or Designee. Future modifications to the Specific Plan
must be consistent with the purpose and intent of the current approved Coral Mountain
Specific Plan Amendment.
3.2.1 Specific Plan Amendment Procedures
Minor modifications to the approved Specific Plan are allowed at the discretion of the
Design and Development Director or designee.
Changes That Do Not Require A Specific Plan Amendment
As development within the Specific Plan progresses, it may be demonstrated that certain
detail changes are appropriate in refinement of the Specific Plan; therefore it is intended
that the Specific Plan document provide flexibility with respect to the interpretation of the
details of project development as well as those items discussed in general terms in the
Specific Plan. If and when it is determined that changes or adjustments are necessary or
appropriate, these changes or adjustments shall be made as an administrative procedure
approved by the Design and Development Director or designee. After such administrative
change has been approved, it shall be attached to the Specific Plan as an addendum and
may be further changed and amended from time to time as necessary. Any such
administrative changes do not require a Specific Plan amendment process.
The following changes to the Specific Plan may be made without amending the Specific
Plan 03-067:
• The transfer of dwelling units from one planning area to another within a single
planning area while maintaining the maximum overall Specific Plan dwelling
unit number of units.
• The addition of new information to the Specific Plan maps or text th at do not
change the effect of any regulation. The new information may include more
detailed, site-specific information. If this information demonstrates that
Planning Area boundaries are inaccurately designated, based upon the goals of
the Specific Plan, said boundaries may be adjusted to reflect a more accurate
depiction of on-site conditions, without requiring a Specific Plan Amendment.
Adjustments to the golf corridors may be made resulting in a corresponding
change to the adjacent development parcel wi thout the requirement of a
specific plan amendment.
• Changes to the community infrastructure such as drainage systems, roads,
water and sewer systems, etc., which do not have the effect of increasing or
decreasing capacity in the project area beyond the spe cified density range nor
increase the backbone infrastructure construction or maintenance costs.
Specific Plan 03-067 134
Changes That Require A Specific Plan Amendment.
If it has been determined that the proposed change is not in conformance with the intent
of the current Specific Plan approval, the Specific Plan may be amended in accordance
with the procedures set forth in Chapter 9.240 of the Ci ty of La Quinta Zoning Code.
Specific Plan 03-067 135
3.3 DENSITY TRANSFER P ROVISIONS
The transfer of residential density from one Residential Planning Area to another
Residential Planning Area within the Specific Plan boundary is permitted based upon the
provisions herein. Revisions to the Planning Area Statistical Summaries made in
accordance with these provisions do not require an amendment to the Specific Plan.
Transfers of density may be approved to add or reduce the number of units within a given
Residential Planning Area up to but not exceeding 25% of the Target Units for each
Planning Area.
Residential density may be transferred from any Residential Pla nning Area allowing
residential development to any other Residential Planning Area allowing residential
development regardless of Planning Area location or intensity residential land use
category. Within the Planning Area receiving the transferred density, the permitted density
need not be evenly distributed to all sub- divisions which comprise the "receiving"
Planning Area. Application for Density Transfer shall be made in writing to the Design and
Development Director or designee and shall include the fol lowing:
• Location of properties to be involved in the transfer including the Planning Area
or other lot or district designations.
• The number of units to be transferred from one planned are to another.
• A calculation of acreage for each affected Planning Area showing the current
number of allowable units, the proposed number of allowable units for the
effected Planning Areas, and, if the transfer is approved, the increase and
decrease (expressed as a percentage of the previous approval unit count).
The Design and Development Director or designee shall approve the Density Transfer if the
following conditions are met:
• The overall goals of the Specific Plan as amended are maintained.
• The full range of housing stock remains available.
• Community facilities such as s chools and parks can accommodate the
additional units in the affected area.
• Infrastructure facilities such as roads, sewer, and water can accommodate the
additional units in the affected area.
• Proposed densities are compatible with existing City of La Quin ta General Plan
Land Use designations.
Specific Plan 03-067 136
4 General Plan Consistency
California Government Code (Title 7, Division 1, Chapter 3, Article 8, Section 65450 - 65457)
permits the adoption and administration of specific plans as an implementation tool for
elements contained in the local general plan. Specific plans must demonstrate
consistency in regulations, guidelines and programs with the goals and policies set forth
in the general plan. Amendments I-IV of the Specific Plan analyzed the Plan’s consistenc y
with the General Plan as approved in 1992 ; this analysis remains in the document and is
renamed “Andalusia East Consistency with the 1992 General Plan”. Amendment V, which
divides the Specific Plan area into “Andalusia East” and “Andalusia West”, adds a
consistency analysis between the newer La Quinta General Plan 2035 and the Andalusia
West sub-community.
Sub-Community General Plan Consistency
Andalusia East 1992 General Plan
Andalusia West General Plan 2035
ANDALUSIA EAST CONSISTENCY WITH 1992 GENERAL
PLAN
The City of La Quinta General Plan, as approved in 1992, contains the following elements:
Land Use, Circulation, Open Space, Parks and Recreation, Environmental Conservation,
Infrastructure and Public Services, Environmental Hazards, Air Quali ty and Housing. Each
element of the 1992 General Plan contains a summary of key issues which direct and guide
that element's goals and policies. The summary of key issues is used in the Specific Plan
03-067 as the basis for evaluating the Specific Plan's Andalusia East community’s
consistency with the City's General Plan. Applicable key issues are stated below followed
by a statement of how the project: Specific Plan as amended conforms thereto.
4.1 LAND USE ELEMENT
• Maintaining the City's low-density residential character with a balance of
supporting commercial and community facilities.
o The Land Use Plan of Specific Plan 03-067 designates the majority of the site as
Low Density Residential as well as Open Space and Golf use. Supporting
commercial Specific Plan in areas adjacent to existing supporting
infrastructure.
• The City enjoys a reputation as a desirable locale. The City's unique and
attractive character stems from a combination of its environmental settin g near
the mountains, the "La Quinta" image.
o The Developer of the Specific Plan 03 -067 Master Plan enjoys a foundation of
hosting nationally recognized golf events capitalizing on, and reinforcing, the
Specific Plan 03-067 137
City’s unique setting for championship golf recreation and the notoriety that
comes with premier sporting event broadcast worldwide.
• As the Commercial development continues in the City, potential
incompatibilities between land uses will need to be addressed. Visual, audible
and odoriferous impacts will have t o be addressed through design, buffering,
screening and other mitigation techniques.
o Specific Plan 03-067 designates the majority of the site as Low Density
Residential and championship golf amenities. Supporting and adjacent
development is planned in a variety of heights and elevations in order to
minimize the visual impact while providing greenbelt screens to negative off-
property influences such as traffic noise and related impacts.
• The trend of walled residential subdivisions has res ulted in many types of
perimeter wall treatments in the City. The design of these walls and other
elements of the streetscape should be coordinated to create more of a
continuous appearance throughout the entire community.
o The perimeter wall treatment suggested for Specific Plan 03-067 establishes a
consistent theme via continuous plantings and wall treatments a s envisioned
by the City in this statement.
• Maintain the City's low density residential character with a balance of
supporting commercial and community facilities.
o The Land Use Plan of the Specific Plan 03-067 Specific Plan designates the
majority of the site as Low Density Residential. Residential serving commercial
development is planned within the Neighborhood Commercial land use of the
Specific Plan.
• Development should not be allowed on hillsides nor alluvial fan areas to protect
the scenic resources of the City.
o The project boundary of Specific Plan 03-067 is outside of the pristine hillsides
and alluvial fan area mid therefore generates no impact to these valuable
resources.
4.2 CIRCULATION ELEMENT
• Roadway classifications and design standards should be based on current
estimates of build-out reflecting approved development projects.
o Development standards of perimeter roadways are established in the General
Plan Circulation Element. Existing and proposed roadway improvements in
and around the project boundary are based on current estimates of build -out
and consistent with the goals and policies established in the Circulation
Element of the General Plan.
Specific Plan 03-067 138
• Alternative circulation system improvements need to be developed to relieve
traffic congestion along Washington Street.
o Specific Plan 03-067 abuts Madison and Jefferson Streets and takes primary and
secondary access from these roadways. Impacts to Washington Street are
minimal due to the distance from the project site.
• Traffic impacts resulting from development should be identified through a
mandatory traffic impact analysis process.
o Development projects at Specific Plan 03-067 are subject to this requirement
established in the Development Review Process delineated in this Specific Plan
document as amended.
• Pedestrian and bicycle networks should be developed which link activity
centers in order to facilitate recreational walking and biking and to establish
non-automotive transportation as a viable alternative to driving.
o Internal golf cart, bicycle, and pedestrian access is incorporated in the
Circulation Plan for Specific Plan 03-067 and is accommodated on the existing
and planned roadway system.
• The circulation system should be designed and maintained to encourage
walking, bicycling and transit utilization as alternatives to automobile travel.
Improvements to existing transit service should be considered, including
provision of additional transit stops on major roadways and covered bus
shelters at all existing and future stops.
o The development along the perimeter of Specific Plan 03-067 designates
locations for transit stops and shelters. The internal circulation system
promotes the use of golf carts, pedestrian paths and shuttles as a means of
minimizing vehicular traffic.
Specific Plan 03-067 139
4.3 OPEN SPACE ELEMENT
• Development on "dune" areas should be enhanced to accentuate the scenic,
topographical and cultural resources of the City.
o Although no areas of typical dune landform exist within the amended Specific
Plan boundary, the landscape concept designates the dune portions of
Specific Plan 03-067 as a valuable resource to be integrated into the overall
master plan of development in either landform mass and topography or in
plant material theme. The Championship Golf Courses planned for
construction will utilize varied and significant topography in an
environmentally responsible manner to create dramatic scenic resources.
• Open space should be defined to include h illside areas, alluvial fans, water
courses, golf courses, and natural park areas. Natural, improved and
unimproved types of open space should be included within the definition.
o Lakes and dramatic earthscaping are the predominant landscape theme
throughout Specific Plan 03-067 landscape architecture as planned and will be
integrated into the overall master plan grading concept.
• As a link to the City's cultural past, elements of existing citrus orchards, date
palm groves and farming areas should be preserved .
o Specific Plan 03-067 will utilize the success of the Rancho La Quinta landscape
concept which established Citrus "Groves" as a primary imaging theme in
landscape architecture. Similarly, Date Palms will be used as the primary
vertical statement at the entry points to the project as well as within the
boulevard landscape theme.
• Permitted land uses and standards for development in open space and
watercourse areas should be identified.
o Development standards for Specific Plan 03-067 are delineated in Section 3,
Zoning and Development Regulations, within this document for development
in open space and water course areas.
Specific Plan 03-067 140
4.4 PARK AND RECREATION ELEMENT
• Park and recreation uses should be located in proximity to residential uses to
facilitate pedestrian access and should include the provision of appropriate
facilities.
o The master plan for development within Specific Plan 03-067 has, as a primary
focus, recreation amenities for golf, tennis, and passive walking within the
project site.
• An integrated bicycle network and well-functioning pedestrian path system
should be provided.
o Bike paths are a passive use of the private roadway system within Specific Plan
03-067 with connections to the existing established network of bike paths on
adjacent circulation links.
• Sewage effluent should be utilized for large turf (i.e., golf course, active
recreation) areas and drought tolerant plant species should be used to reduce
the impact on the potable water supply of the City.
o When economically feasible, recycled water sources are envisioned as a source
of irrigation water for the recreation elements of the plan area. Drought
resistant plant material is a staple of the palette within the plan area.
4.4 ENVIRONMENTAL CONSER VATION ELEMENT
• Scenic corridors, vistas and view sheds of the Santa Rosa and Coral Reef
Mountains, as well as views toward the San Gorgonio Pass, should be preserved
and enhanced.
• Utility resources should be conserved utilizing a variety of feasible strategies.
o Recycled wastewater will be utilized at Specific Plan 03-067 to supplement
irrigation demands once economically available to minimize water
consumption.
• The City should be protected from the adverse impacts of storm water runoff,
including property damage as well as water qual ity.
o The golf courses are designed with basins within the corridors to provide storm
water retention during flooding.
• Permitted land uses and standards for development in open space and
watercourse areas should be identified.
o Golf course use features the integration of watershed zones with open space
and are designed within the corridors to provide storm water retention during
flooding.
Specific Plan 03-067 141
• The quality and quantity of groundwater should be protected and maintained.
Water conservation efforts should be maintained, expanded and implemented.
o Lakes within the golf course boundary provide for storage of run-off for use in
irrigation.
4.6 INFRASTRUCTURE AND PUBLIC SERVICES
ELEMENT
• Utility resources should be conserved utilizing a variety of feasible stra tegies.
o All structures are built to City Zoning and Development Code and the uniform
building code standards, which implement a strategy of conservation of
energy and resources.
• Adequate levels of law enforcement, fire protection, health care services and
facilities should be provided in reasonable proximity to City residents.
o The Specific Plan 03-067 project contributes to infrastructure fees to mitigate
any perceived impact and provides additional security personnel thereby
reducing the required manpower from the City's law enforcement services.
• The recycling, reduction and reuse of waste generated in the City should be
supported by the City.
o All structures are built to City Zoning and Development Code and the un iform
building code standards which implement a strategy of conservation of energy
and resources.
• Frequent collection of solid waste and adequate disposal should be provided to
keep the City clean and disease-free.
o The Specific Plan 03-067 project contributes to infrastructure fees to mitigate
any perceived impact.
4.7 ENVIRONMENTAL HAZARDS ELEMENT
• The standards for development should be carefully regulated to minimize
structural damage and loss of life (from earthquakes), even though the City is
located in a low intensity ground- shaking zone.
o All structures are built to City Zoning and Development Code and the uniform
building code standards which implement a strategy of conservation of energy
and resources.
• The development of areas located within I00-year floodplain boundaries and
not protected by existing storm water facilities should be addressed.
Specific Plan 03-067 142
o All structures are built to City Zoning and Development Code and the un iform
building code standards which implement a strategy of conservation of energy
and resources.
• Subsidence hazards for the eastern portion of the City due to its location within
a region characterized by potential soil liquefaction during severe ground
shaking should be reduced if possible.
o All structures are built to City Zoning and Development Code and the uniform
building code standards which implement a strategy of conservation of energy
and resources.
• Noise mitigation should be considered with all development near arterial
streets.
o Setbacks from adjacent arterials are required by City development regulation.
o A noise study has been prepared for development adjacent to arterials and
other development as required by the City of La Quinta Community
Development Department.
• The factors that contribute to the increased risk of fire hazard should be reduced
to protect La Quinta citizens and structures from fire damage.
o All structures are built to City Zoning and Development Code and the uniform
building code standards which implement a strategy of conservation of energy
and resources.
4.8 AIR QUALITY ELEMENT
• The stationary and mobile source of air quality impacts associated with new
development should be addressed.
o An analysis of the Air Quality has been prepared in conjunction with the
previous Specific Plan amendment #I. All perceived impacts associated with
this project proposal will be mitigated to a level of insignificance.
o The Applicant shall utilize blow sand and dust control measures in accordance
with the Municipal Code and the Uniform Building Code and subject to the
approval of the City Engineer. Particular care shall be exercised during periods
of extreme wind activity.
o An analysis of the Air Quality has been prepared in conjunction with the
previous Specific Plan Amendment I. All perceived impacts associated with
this project proposal will be mitigated to a level of insignificance.
o At the time of submittal of tentative tract maps or plans for any zoning
approval the Applicant shall demonstrate that adequate provision has been
made for non-automotive means of transportation within the project site as a
means of reducing dependence on private automobiles. This may include golf
Specific Plan 03-067 143
cart path systems, bicycle and pedestrian systems, and other similar systems
consistent with the specific plan
o Specific project designs shall encourage the use of public transit by providing
for bus stops as required by the Community Development Director and
consistent with the requirements of local transit districts and the specific plan.
o The Applicant shall encourage and support the use of Sunline van/bus service
and Dial-A-Ride between the project site, local airports (e.g., Palm Springs,
Thermal) and other regional land uses.
Specific Plan 03-067 144
ANDALUSIA WEST CONSISTENCY WITH GENERAL
PLAN 2035
The City of La Quinta General Plan 2035 contains the following elements: Land Use,
Circulation, Livable Community, Economic Development, Parks, Recreation and Trail s;
Housing; Air Quality; Energy and Mineral Resources; Biological Resources; Cultural
Resources; Water Resources; Open Space and Conservation; Noise; Soils and Geology;
Flooding and Hydrology; and Hazardous Materials. Each element of the General Plan 2035
contains a summary of goals which reflect the City’s values, aims, and aspirations. They
also address the physical development of the City , the protection of people and property
from man-made hazards, and the preservation of the City’s assets. Each element’s
relevant goals are used in the Specific Plan as the basis for evaluating the Specific Plan's
Andalusia West community’s consistency with the City's General Plan 2035. Applicable
goals are stated below followed by a statement of how the Specific Plan as amended
conforms thereto.
4.9 LAND USE ELEMENT
• Land use compatibility throughout the City .
o The site components (neighborhood commercial, low density residential,
resort residential, resort hotel, resort amenities, wave basin, and recreational
open space amenities) are compatible with surrounding residential and
neighborhood commercial uses, surrounding streets, and natural barriers.
• High quality design that comple ments and enhances the City.
o The Specific Plan includes detailed design guidelines in Section 2.7 to guide
high-quality development throughout the Specific Plan area. The high-quality
design, amenities, and mix of land uses on the site work to offset any variation
from the zoning ordinance in this Specific Plan.
• A broad range of housing types and choices for all residents of the City.
o Andalusia West proposes high-quality, non-golf housing access to resort and
recreational amenities not offered elsewhere in the area, thus enhancing
housing choice for potential buyers.
o The Specific Plan land use plans provides for a broad range of housing types in
Planning Areas VIII and IX, designed to promote a broad range of housing
options on the site. Planning Area VIII, designated as Low Density Residential
in the land use plan, anticipates detached residential dwelling units with
densities ranging from 0.8-2.8 dwelling units per acre. The land use plan for
Planning Area IX anticipates attached residential dwelling units with densities
ranging from 2.5-2.8 dwelling units per acre.
• A balanced and varied economic base which provides a broad range of goods
and services to the City’s residents and the region.
Specific Plan 03-067 145
o The Specific Plan land use plan includes both neighborhood commercial and
tourist commercial land uses which will generate revenue and create
employment opportunities. The proposed project would increase services
associated with tourism and neighborhood commercial uses.
4.10 CIRCULATION ELEMENT
• A transportation and circulation network that efficiently, safely and
economically moves people, vehicles, and goods using facilities that meet the
current demands and projected needs of the City.
o The project proposes a private circulation system to provide safe and efficient
passage for pedestrians and motorists throughout the site.
• A circulation system that promotes and enhances transit, alternative vehicle,
bicycle and pedestrian networks.
o The project proposes a private circulation system with low-speed, low-volume
internal streets that will safely accommodate both vehicles and pedestrians.
4.11 LIVABLE COMMUNITY ELEMENT
• A community that provides the best possible quality of life for all its residents.
o The Specific Plan includes elements to address the goal of the Livable Community
Element, which generally is intended to assist the City in developing a more united
community through resource conservation, built environment enhancement,
promotion of alternative forms of transportation, and improvement of community
health. The Specific Plan is consistent with this goal by pro moting a high-quality mix of
uses that will greatly enhance the built environment, will promote walkability in the
resort center of the project, and will provide ample opportunities for active recreation.
4.12 ECONOMIC DEVELO PMENT ELEMENT
• A balanced and varied economic base which provides fiscal stability to the City, and a broad
range of goods and services to its residents and the region.
o The project promotes a balanced and varied economic base for the City by
introducing a resort with up to 150 hotel keys, a water-based active recreation
amenity, and resort residences that will boost tourism and promote fiscal stability.
Additionally, the residential use will incrementally increase demand for commercial
goods and services in the region, thus enhancing the economy.
• The continued growth of the tourism and resort industries in the City.
o Andalusia West promotes the continued growth of the tourism and resort
industries in La Quinta by providing a resort featuring a hotel with up to 150
keys, a water-based active recreation amenity, and supporting uses to
enhance the resort experience.
Specific Plan 03-067 146
4.13 PARKS, RECREATION AND TRAILS ELEMENT
• A comprehensive system of parks, and recreation facilities and services that
meet the active and passive needs of all residents and visitors.
o The Project designates up to 54 acres for recreational open space uses, which
includes a water-based active recreational amenity that will provide
recreational opportunities currently not available in the City.
4.14 HOUSING ELEMENT
• Provide housing opportunities that meet the diverse needs of the City’s existing
and projected population.
o The Andalusia West Sub-community anticipates the development of up to 696
attached and detached dwelling units with densities ranging from 0.8-2.8
dwelling units per acre, thus contributing to and diversifying the City’s market
rate housing stock.
• Assist in the creation and provision of resources to support housing for lower
and moderate income households.
o This site is not identified as a vacant or underutilized property on Exhibit II -14
of the General Plan. Rather, the site will be developed into high -end single-
family attached and detached residential dwelling units in keeping with the
character of surrounding developments. Due to the project location, this goal
is not applicable to the project.
• Create a regulatory system that does not unduly constrain the maintenance,
improvement, and development of housing affordable to all La Quinta
residents.
o The project does not establish a regulatory program that would constrain
affordable housing. Therefore, this goal is not applicable to this project.
• Conserve and improve the quality of existing La Quinta neighborhoods and
individual properties.
o The project will complement the surrounding residential communities.
Development of the property into a boutique hotel, neighborhood commercial,
recreational open space, and residential uses will add value and amenities to
neighboring communities and the City.
• Provide equal housing opportunities for all persons.
o The project does not establish housing policy for the City but does contribute
to this goal by providing quality housing for a segment of the population.
Specific Plan 03-067 147
• Provide a regulatory framework that facilitates and encourages energy and
water conservation through sustainable site planning, project design, and green
technologies and building materials.
o The project promotes water conservation through the use of drought tolerant
plant materials and water efficient irrigation techniques. The project will
comply with all City and water district regulations and building codes for
water conservation, energy efficiency, and building standards. The project will
also comply with all applicable green building requirements.
4.15 AIR QUALITY ELEMENT
• A reduction in all air emissions generated within the City.
o An analysis of the Air Quality impacts of the project has been prepared in
conjunction with Amendment V of the Specific Plan. All perceived impacts
associated with this project proposal will be mitigated to a level of
insignificance.
o The Applicant shall utilize blow sand and dust control measures in accordance
with the Municipal Code and the Uniform Building Code and subject to the
approval of the City Engineer. Particular care shall be exercised during periods
of extreme wind activity.
4.16 ENERGY AND MINERAL RESOURCES ELEMENT
• The sustainable use and management of energy and mineral resources.
o The project will comply with all applicable green building requirements,
including the installation of private rooftop solar systems on residences.
• The conservation and thoughtful management of local mineral deposits to
assure the long-term viability of limited resources.
o The project is not located in an area with significant mineral deposits and does
not include any mining activities. Therefore, because of its location, the goal is
not applicable to the project.
4.17 BIOLOGICAL RESOURCES ELEMENT
• The protection and preservation of native and environmentally significant
biological resources and their habitats.
o An analysis of the biological impacts of the project has b een prepared in
conjunction with Amendment V of the Specific Plan. All perceived impacts
associated with this project proposal will be mitigated to a level of
insignificance.
4.18 CULTURAL RESOURCES ELEMENT
Specific Plan 03-067 148
• The protection of significant archaeological, his toric and paleontological
resources which occur in the City.
o An analysis of the Cultural Resource impacts of the project has been prepared
in conjunction with Amendment V of the Specific Plan. All perceived impacts
associated with this project proposal will be mitigated to a level of
insignificance.
4.19 WATER RESOURCES ELEMENT
• The efficient use and conservation of the City’s water resources.
o The project promotes water conservation through the use of drought tolerant
plant materials and water efficient irrigation techniques. The project will
comply with all City and Coachella Valley Water District regulations and
building codes for water conservation.
4.20 OPEN SPACE AND CONSERVATION ELEMENT
• Preservation, conservation and management of the City’s open space lands and
scenic resources for enhanced recreational, environmental and economic
purposes.
o The project includes significant open space amenities. It includes a water-
based recreational amenity for use by community residents and guests. In
addition, it designates approximately 54 acres as open space. The project
incorporates connections to the public sidewalk and public trail system for
convenient walking, jogging, and biking activities.
• Good stewardship of natural open space and preservation of open space areas.
o The property contains no geologic hazard zones or significant biological
resources, suitable for preservation as active or passive op en space. However,
the development does incorporate a significant open space amenity through
the development of the water-based recreational amenity.
• Preservation of scenic resources as vital contributions to the City’s economic
health and overall quality of life.
o The project is not located in an area designated as open space nor is it elevated
or visually prominent. The project does not propose excess ively high
residential, commercial, or mixed-use structures out of character with the
surrounding community that would excessively block mountain views.
4.21 NOISE ELEMENT
• A healthful noise environment which complements the City’s residential and
resort character.
Specific Plan 03-067 149
o The project establishes residential, resort residential, and neighborhood
commercial uses with compatible noise levels in an existing residential area.
These uses maintain and enhance the City’s residential and resort character
and will be subject to the City’s noise ordinance. Noise levels on 58th Avenue
and Madison Street are not excessive and the project is buffered by a 10 -foot
high perimeter wall. The project with comply with any noise mitigations
identified during the project CEQA review.
4.22 SOILS AND GEOLOGY ELEMENT
• Protection of the residents’ health and safety, and of their property, from
geologic and seismic hazards
o The project is not subject to any on-site geologic or seismic hazards. Therefore,
construction of new uses does not threaten the health and safety of project
residents or guests.
4.23 FLOODING AND HYDROLOGY ELEMENT
• Protection of residents from the potential impacts of hazardous and toxic
materials.
o The project is not located in a floodplain. The project design will comply with
all mandatory drainage and stormwater management regulations.
4.24 HAZARDOUS MATERIALS ELEMENT
• Protection of residents from the potential impacts of hazardous and toxic
materials.
O The project is not expected to generate any hazardous waste beyond those
commonly found with residential, resort residential, and neighborhood
commercial uses. The routine transport, use or disposal of hazardous or toxic
materials is not anticipated. Hazardous waste will be disposed of properly
through the City and County’s Hazardous Waste Management Plan (HWMP).
4.25 EMERGENCY SERVICES ELEMENT
• An effective and comprehensive response to all emergency service needs.
o The project design provides adequate access and circulation for emergency
service vehicles. The development is in close proximity to urban fire and police
services. Additionally, the design will comply with all City design standards
and building codes and will undergo standard review by the Police and Fire
Departments during entitlement approvals.
4.25 WATER, SEWER & OTHER UTILITIES ELEMENT
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• Domestic water facilities and services which adequately serve the existing and
long-term needs of the City.
o Each project component, including each residential lot, will be provided with
domestic water service from CVWD’s public water system. The domestic and
irrigation water systems will be built to City and CVWD standards.
• Sanitary sewer facilities and services which adequately serve the existing and
long-term needs of the City.
o Each project component, including each residential lot, will be provided with
sanitary sewer service from CVWD’s public wastewater collection and
treatment system. The sanitary sewer system will be built to City and CVWD
standards.
4.26 PUBLIC FACILITIES ELEMENT
• Public facilities and services that are available, adequate and convenient to all
City residents.
o The proposed project has access to a full range of public services, including
public schools through the Coachella Valley Unified School District, a public
library and senior center at the La Quinta Civic Center, as well as police, fire,
paramedic, and waste disposal services.