2020-04-08 TRAFFIC-SP REVIEW
1
April 08, 2020
Mark Rogers
TRG Land
898 Production Pl
Newport Beach, CA 92663
mrogers@trgland.com
SUBJECT: 3RD DESIGN REVIEW – TRAFFIC STUDY
4th DESIGN REVIEW – SPECIFIC PLAN
TRAVERTINE CORPORATION TRUST ACCOUNT STATUS
GENERAL PLAN AMENDMENT 2017-0002, ZONE CHANGE 2017-0002,
SPECIFIC PLAN AMENDMENT 2017-0004, TENTATIVE TRACT MAP
2017-0008, ENVIRONMENTAL ASSESSMENT 2017-0008
Dear Mr. Rogers:
City staff has reviewed the 3rd submittal of the Traffic Study/Phasing Analysis and the 4th
submittal of the Specific Plan. Comments are provided in the documents and have been
uploaded into the eTrakit portal as follows:
• Specific Plan comments are provided in the documents located in the SP2017-0004
case attachments and are labelled by section:
o 4th REVIEW CORRECTIONS-SP CH 1
o 4th REVIEW CORRECTIONS-SP CH 2
o 4th REVIEW CORRECTIONS-SP CH 3
o 4th REVIEW CORRECTIONS-SP CH 4
o 4th REVIEW CORRECTIONS-SP CH 5
• Traffic Study comments are provided in the document located in the TTM2017-0008
case attachments and is labelled 3rd Review Corrections - Traffic Study 4-8-20.
Please check these comments, revise documents and resubmit. Please note that the
Traffic Study is currently being reviewed by Riverside County’s traffic engineer and
comments from them will be forthcoming.
2
TRAVERTINE CORPORATION TRUST ACCOUNT STATUS
Additionally, we wanted to give you an update on the trust account balance and project
hours bank for the project. Initially, $61,223 was deposited into the Travertine
Corporation trust account with the City. When applications were first submitted, in
September 2017, the fees for the above-mentioned applications in the amount of
$30,881, was withdrawn from the trust account. To date, $7,653.75 has been expended
for the peer review, leaving a remaining balance of $22,688.25 in the trust account.
When the applications were submitted, a bank of 198.15 hours was created for staff to
review the project. At this time, that bank has 37% remaining and staff anticipates it to
be quickly depleted with the next set of submittals. Once the bank has been depleted,
staff can no longer review the project applications until another deposit is received. Staff
can add to the bank using funds in the trust account that are being used for the peer
review; however, once the funds for the peer review are depleted, you will be asked to
provide another deposit.
If you have any questions, please contact me at (760) 777-7067.
Sincerely,
Cheri L. Flores
Planning Manager
Design and Development Department
cc. Lou Miramontes, Hofmann Land Development Company
Danny Castro, Design and Development Director
191114_Section 1-City Edits
Main document changes and comments
Page 1-1: Commented [CF1] Cheri Flores 7/30/2019 11:22:00 AM
Make sure all indentations are consistent throughout the entire document.
Page 1-1: Commented [AC2R1] Alexsundra Captan 8/6/2019 10:01:00 AM
fixed
Page 1-1: Commented [CF3] Cheri Flores 2/27/2019 3:33:00 PM
Specific Plan should always be capitalized. Note in corrections below that first usage is Specific Plan Amendment,
and that thereafter, only Amendment should be used when referencing the current document. Some sections
reference Amendment 1 and some just Amendment. Pick one and use consistently. Please check throughout.
Page 1-1: Commented [AC4R3] A CAPTAN 4/10/2019 2:14:00 PM
Specific Plan has been capitalized and replaced with Specific Plan Amendment. All future mentions of this
document are referred as Amendment
Page 1-1: Commented [CF5] Cheri Flores 4/4/2019 12:16:00 PM
Please insert the Purpose and Authority sections from Section 2. Also identify the regulations that allow SP, ie
government code and municipal codes from Section 2.
Once the information from Section 2 is incorporated into Section 1 please delete Section 2
Also include summary of the sections, ie. Section 1 does this, Section 2 does this, etc.
Also please include a brief summary that states that this is an amendment to the original specific plan and reduces
project area from original.
Page 1-1: Commented [AC6R5] A CAPTAN 4/17/2019 1:14:00 PM
Text added
Page 1-1: Commented [CF7] Cheri Flores 4/5/2019 8:58:00 AM
Specific Plans are adopted by Resolution.
Page 1-1: Commented [AC8R7] A CAPTAN 4/10/2019 3:16:00 PM
What would be the adoption process for an Amendment?
9.240.010 Specific plan review. Uses the word adopted? Is this correct to use and reference?
Page 1-1: Commented [CF9R7] Cheri Flores 7/26/2019 2:50:00 PM
Adopt is the correct word.
Page 1-1: Commented [AC10R7] Alexsundra Captan 8/6/2019 9:09:00 AM
accepted
Page 1-2: Commented [CF11] Cheri Flores 4/4/2019 12:18:00 PM
Move this entire paragraph to the phasing section.
Page 1-2: Commented [AC12R11] A CAPTAN 4/12/2019 10:36:00 AM
Moved
Page 1-3: Commented [CF13] Cheri Flores 7/29/2019 4:04:00 PM
Check all exhibit numbers throughout. Some exhibits that were previously in this section may not be needed
anymore due to text removal, ie. Geology and hydrology related exhibits.
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Updated
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1 mile
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1-mile
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No hyphen needed here.
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(
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4
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5
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and Table 1
Page 1-4: Commented [CF16] Cheri Flores 2/27/2019 3:39:00 PM
Move these after the project description
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Moved
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6
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8
Page 1-4: Commented [CF18] Cheri Flores 4/4/2019 12:21:00 PM
Please define what the pattern of organization pertains to. Organization of what?
Page 1-4: Commented [AC19R18] A CAPTAN 4/10/2019 2:37:00 PM
The pattern of the organization pertains to the physical design of the project
Page 1-4: Commented [CF20] Cheri Flores 4/4/2019 12:22:00 PM
These seem to reflect CEQA checklist items and copied GP goals. What are the project’s goals?
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Updated
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1. Enhance the existing Boo Hoff trail system by adding a staging area at the northernly point of the
project with parking area and access from the proposed extension of Jefferson.
2. Provide an interpretive trail element that circumnavigates the project and identifies the unique
features both historical and current within the project setting.
3. To focus the activities for the community on walking and hiking as well as providing a major
recreational facility along the eastern edge of the project
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.
1.
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.
1.
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1.
Establish a distinctive community character through place-making elements that embrace and respect the
site’s special physical attributes, as well as authentic architecture that reflects local heritage.
1.
Page 1-5: Commented [NC22] Nicole Criste 3/29/2019 3:01:00 PM
Please Define. Is a visitor a resident’s guest, or is the course going to be public?
Page 1-5: Commented [AC23R22] A CAPTAN 4/10/2019 2:41:00 PM
It will be public, has been revised.
Page 1-5: Commented [CF24] Cheri Flores 3/29/2019 3:12:00 PM
With the possible exception of topography, which informs the land plan, all this should be summarized into one
short paragraph that says:
1. Environmental issused of concerned included…(list).
1. These issued were studied in an EIR (include SCH #) certified by the City in ?.
1. The Amendment has been designed to address environmental concerns through project features,
including….(short list of things like the master flood control system, the lands designated OS, etc.)
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Added/Revised
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1.6 Environmental Conditions
The site lies on an alluvial fan made up of material deposited by drainages emanating from the Santa Rosa
Mountains. The Travertine property is comprised of broad, gently sloping terrain that is typical of the
western portions of the Coachella Valley. The vegetation which presently occupies the project site can be
characterized as a sparse desert biotic community. The native plant life found on upland portions of the
site is comprised primarily of Creosote Bush, White Bursage, and Mesquite. A cultivated vineyard once
occupied most of the northern portion of the project site, but has been abandoned since 2007. None of the
flora is considered significant. Archaeology and paleontology were evaluated during the initial CEQA
process and subsequent certified final EIR, SCH 1994112047, and again during the EA process in 2006.
As a result, the site was designed and planned to avoid those areas that were found to have cultural and
paleontological sensitivity. Several mitigation measures were adopted that will be applied during the
construction phase of the project to monitor for any buried deposits. Further technical studies are being
prepared for the EIR in conjunction with this Specific Plan.
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Line spacing: Multiple 1.15 li
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preliminary
Page 1-6: Commented [NC26] Nicole Criste 3/29/2019 3:15:00 PM
Add footnote; reference specific document or correspondence.
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, Travertine Development Preliminary Hydraulic Modeling Results, Project No. ST0143
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To be added
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,
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,
Page 1-6: Commented [CF28R26] Cheri Flores 7/26/2019 4:09:00 PM
Please be sure to add citation.
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added
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Page 1-6: Deleted Cheri Flores 2/12/2020 9:22:00 AM
Currently, the project is processing the 2nd round of review by CVWD for a hydraulic model.
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Currently, the project is processing the 2nd round of review by CVWD for a hydraulic model.
Page 1-6: Commented [CF30] Cheri Flores 1/23/2020 8:31:00 AM
Remove this statement. Not necessary here.
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and provide rights-of-way and easements for any electrical infrastructure needed to serve the project
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will be located
Page 1-6: Commented [CF31] Cheri Flores 7/26/2019 4:10:00 PM
13 kv what? Please say what you are referring to, lines or power, etc.
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ADDED
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transmission lines to the site
Page 1-6: Commented [NC33] Nicole Criste 3/29/2019 3:19:00 PM
Reference SP section and subsection where these standards are described.
Page 1-6: Commented [AC34R33] A CAPTAN 4/12/2019 2:01:00 PM
ADDED
Page 1-6: Commented [NC35] Nicole Criste 3/29/2019 3:20:00 PM
Where does it occur now?
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ADDED
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and Green
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s
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8 and 95-3
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.
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.13
Page 1-7: Commented [CF37] Cheri Flores 7/29/2019 4:01:00 PM
Renumber exhibit
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Updated
Page 1-8: Commented [NC39] Nicole Criste 3/29/2019 3:29:00 PM
Add footnote. Cite specific document or correspondence.
Page 1-8: Commented [CF40R39] Cheri Flores 7/26/2019 4:12:00 PM
Please don’t forget to provide citation.
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added
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Fish and Wildlife ERIV – 2735.3)
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Indent: Left: 0.25"
Page 1-8: Commented [CF42] Cheri Flores 7/26/2019 4:12:00 PM
Not sure why this is highlighted, please resolve this.
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1
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2
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1
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2
Page 1-9: Commented [CF43] Cheri Flores 4/5/2019 9:25:00 AM
Change the title from “Proposed Specific Plan” to “Proposed Amendment”
Page 1-9: Commented [AC44R43] A CAPTAN 4/11/2019 9:53:00 AM
UPDATED
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6
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8
Page 1-9: Commented [CF45] Cheri Flores 1/23/2020 8:37:00 AM
Make this a subsection of 1.11
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Space..
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Space.
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Font: (Default) Times New Roman, 12 pt, Bold
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Indent: Left: 0.5", No bullets or numbering
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8
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7
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7
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9
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9
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8
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8
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11
Page 1-10: Commented [CF46] Cheri Flores 7/29/2019 4:01:00 PM
Renumber exhibits based on text changes, removals and additions
Page 1-10: Commented [AC47R46] Alexsundra Captan 8/6/2019 2:56:00 PM
updated
Page 1-10: Commented [NC48] Nicole Criste 3/29/2019 4:00:00 PM
Correct throughout
Page 1-10: Commented [AC49R48] A CAPTAN 4/10/2019 3:48:00 PM
Updated
Page 1-10: Deleted Cheri Flores 1/23/2020 8:50:00 AM
08-113
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2017-0002
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08-133
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2017-0002
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910
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9
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10
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12
Page 1-10: Commented [CF50] Cheri Flores 7/29/2019 4:07:00 PM
Check exhibit numbers
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updated
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1
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1
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0
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0
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.
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Header and footer changes
Text Box changes
Header and footer text box changes
Footnote changes
Endnote changes
191114_Section 2-City Edits
Main document changes and comments
Page 2-1: Commented [CF1] Cheri Flores 7/30/2019 11:02:00 AM
Let’s use Exhibit 2.2 for the land use plan, rename it Exhibit 2.1 and remove Exhibit 2.1. They are both basically
the same. You can put the acreages on Exhibit 2.2.
Please be sure to cite the lot configuration exhibits in their respective sections.
Page 2-1: Commented [AC2R1] Alexsundra Captan 8/6/2019 2:52:00 PM
TO BE UPDATED
Page 2-1: Commented [CF3R1] Cheri Flores 2/12/2020 9:26:00 AM
Comment stands.
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and 2.2
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2
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3
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2
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3
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388.1
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380.4
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44.3
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43.4
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96.4
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84.1
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11.0
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9.6
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2.5
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5.1
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4.0
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3.7
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357
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379
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0
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4
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0.8
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3.3
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6
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7
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6
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8
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2.1.1
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380
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379-
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.3
Page 2-1: Commented [CF4] Cheri Flores 1/10/2020 3:23:00 PM
Is it 379 or 380? Above is cited as 380, please remain consistent.
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6.5
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8
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-
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Restricted
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Natural
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2.5
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3
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-
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Page 2-2: Inserted Alexsundra Captan 10/29/2019 3:44:00 PM
Page 2-2: Commented [CF5] Cheri Flores 2/12/2020 9:28:00 AM
This exhibit does not show trails. They aren’t shown until Exhibit 3.12. If you want to reference them here, please
use an exhibit showing the trails and staging areas.
Page 2-2: Commented [CF6] Cheri Flores 3/29/2019 4:03:00 PM
Show where these are on the map, reference the map here
Page 2-2: Commented [AC7R6] A CAPTAN 4/12/2019 1:11:00 PM
Updated
Page 2-2: Commented [CF8R6] Cheri Flores 2/12/2020 9:28:00 AM
These are not shown on Exhibit 2.2-see comment above
Page 2-2: Commented [CF9] Cheri Flores 2/12/2020 9:28:00 AM
This exhibit does not show trails. See comment above
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43.4
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45
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2.0
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1.6
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7
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8
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9
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0
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For lot configuration see Exhibit 2.3 for estate and luxury
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single family detached
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(
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SFD
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)
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Page 2-2: Commented [CF10] Cheri Flores 3/17/2020 1:06:00 PM
Define this term
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lot configurations, Exhibit 2.4 for large and mid SFD lot configurations and Exhibit 2.5 for small SFD and
single family attached units lot configurations.
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40
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38.2
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32
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122-
Page 2-2: Commented [CF11] Cheri Flores 1/10/2020 3:24:00 PM
Will there be any other uses since it expanded to 122 acres? If so, please list them.
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2
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1
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3
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4
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3
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4
Page 2-3: Commented [CF12] Cheri Flores 4/10/2019 8:17:00 AM
The explanation is on the next page, not in section 6.
Please put discussion in Section 6 and then the reference for section 6 is good here.
Page 2-3: Commented [AC13R12] A CAPTAN 4/12/2019 1:21:00 PM
Updated Text in Section 6 (Now 5 after 1 ch+2ch)
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5
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1
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3
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4
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2
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1
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3
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4
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PA Land Use Acres Density
Range
Target
Density
Target
Units Rooms
1 Open Space Recreation 17.2
2 Resort / Spa 38.2 100
3 Medium Density Residential 26.1 4-8 du/ac 7.9 205
4 Low Density Residential 29.2 2-4 du/ac 2.9 85
5 Low Density Residential 9.9 2-4 du/ac 2.7 27
6 Low Density Residential 11.3 2-4 du/ac 2.7 31
7 Medium Density Residential 20.7 4-8 du/ac 7.9 163
8 Low Density Residential 18.1 2-4 du/ac 3.4 61
9 Low Density Residential 21.7 2-4 du/ac 3.4 73
10 Medium Density Residential 14.8 4-8 du/ac 5.0 74
11 Low Density Residential 26.5 2-4 du/ac 2.8 75
12 Resort / Golf 45.9
13 Low Density Residential 50.5 2-4 du/ac 2.1 107
14 Low Density Residential 30.6 2-4 du/ac 1.6 48
15 Low Density Residential 35.2 2-4 du/ac 1.8 65
16 Low Density Residential 35.1 2-4 du/ac 2.0 70
17 Low Density Residential 50.7 2-4 du/ac 2.3 116
18 Open Space Recreation 18.1
19 Open Space Recreation 8.8
20 Open Space Recreation 22.0
21 Open Space Recreation (Golf) 122.0
22 Open Space Recreation 28.4
23 Open Space Natural 151.8
24 Open Space Natural 10.7
25 Master Planned Roadways 32.5
TOTALS 876.0 1,200 100
Page 2-3: Commented [CF14] Cheri Flores 2/12/2020 12:55:00 PM
Map says 50.6, please change whichever is incorrect.
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Master Planned Roadways Acres
Jefferson 17.4
Loop West 9.4
Loop East 5.4
Section 5 Access 0.3
TOTAL 32.5
Page 2-4: Commented [CF15] Cheri Flores 2/12/2020 12:57:00 PM
These #s don’t match the exhibit, please change whichever is incorrect
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,
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2.1.1
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2.1.1
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6
2.1.1
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7
2.1.1
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9,
2.1.1
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12
2.1.1
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11
2.1.1
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, 16
2.1.1
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2.1.1
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7
2.1.1
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6
2.1.1
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These Planning Areas are located south of Jefferson Street and adjacent to Planning Area 19.
Page 2-4: Commented [NC16] Consulting Planner 3/29/2019 4:26:00 PM
You must add which zone applies. Presumably, it’s RL.
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Revised
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Font: (Default) Times New Roman
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4
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5
Page 2-5: Commented [NC18] Consulting Planner 3/29/2019 4:30:00 PM
Same comment as in first draft: Can any of these product types be built in any of the Single Family Detached – Low
Density planning areas? If so, say so.
Page 2-5: Commented [AC19R18] A CAPTAN 4/12/2019 3:30:00 PM
Added under development standards
Page 2-5: Commented [CF20] Cheri Flores 3/17/2020 1:29:00 PM
All setbacks need to be measured from property lines, not just front.
Page 2-5: Commented [CF21] Cheri Flores 8/5/2019 11:24:00 AM
Please add this footnote to the side yard setbacks for all residential development standards tables.
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added
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Page 2-5: Commented [CF23] Cheri Flores 7/29/2019 4:21:00 PM
Check cross references
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Is in section 5.
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See
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7
2.1.1
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6
2.1.1
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9
2.1.1
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, 9
Page 2-6: Commented [NC25] Consulting Planner 3/29/2019 4:36:00 PM
Again, cite the zone which applies.
Are there any conditional uses?
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no
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Font: (Default) Times New Roman
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5
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6
Page 2-6: Commented [NC27] Consulting Planner 3/29/2019 4:37:00 PM
Please address comments from 1st draft for entire table.
Page 2-6: Commented [AC28R27] A CAPTAN 4/12/2019 2:41:00 PM
Addressed in section 5.
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Page 2-6: Commented [CF29] Cheri Flores 3/17/2020 1:28:00 PM
All setbacks need to be measured from property lines, not just front.
Page 2-6: Commented [CF30] Cheri Flores 3/17/2020 1:24:00 PM
Please show a side loaded garage lot on Exhibit 2.5.
Page 2-6: Commented [CF31] Cheri Flores 8/5/2019 11:24:00 AM
Please add this footnote to the side yard setbacks for all residential development standards tables.
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added
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2
2.1.1
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1
2.1.1
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Planning
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A
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a
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area 2 is located
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in the
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north
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ern portion
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of the site and
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P
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p
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planning
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A
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a
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area 12 is
Page 2-6: Inserted Cheri Flores 3/17/2020 1:14:00 PM
located in the
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south
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ern portion
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of the site. Both are planned to be a part of a resort and/or Golf use. The resort planning areas are
anticipated to provide 100-keys and golf in
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P
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p
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planning
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A
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a
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area 12 will have 9-12 holes.
Page 2-6: Commented [CF33] Cheri Flores 7/30/2019 11:32:00 AM
Please put in a description of the PA’s as the rest of the sections have.
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TO BE UPDATED
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added
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For lot configurations of the villas, see Exhibit 2.6.
Page 2-6: Commented [NC36] Consulting Planner 3/29/2019 4:38:00 PM
Again, cite the zone that applies.
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Updated
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2
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1
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2
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1
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6
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7
Page 2-7: Commented [CF38] Cheri Flores 3/21/2019 11:31:00 AM
See LQ Municipal Code Section 9.60.310 for development standards for resort residential. The standards there
would better suit the Villa use. These standards are for a hotel.
Page 2-7: Commented [AC39R38] A CAPTAN 4/12/2019 1:34:00 PM
Added and Updated
Page 2-7: Commented [CF40] Cheri Flores 3/17/2020 1:18:00 PM
Should this be 15 feet? Exhibit 2.6 shows 15 foot min rear setbacks.
Page 2-7: Commented [CF41] Cheri Flores 3/17/2020 1:16:00 PM
Looks like mechanical equipment can’t be in the side yard setback since it needs a 3 foot clearance and the side
setbacks are 3 ft. They’ll need to go in the rear yard setback.
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7
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8
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100
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75 Hotel keys / 25 Villa
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keys
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keys
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1, 18, 19, 20, 21, and 22
2.1.1
Page 2-8: Commented [CF42] Cheri Flores 3/17/2020 1:33:00 PM
This is what is in Chapter 4 in the recreation plan and on Exhibit 2.7, isn’t it?
Page 2-8: Deleted Cheri Flores 3/17/2020 1:36:00 PM
will be submitted to the Planning Department for review and approval prior to approval of any Tentative
Tract Map
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is included in Chapter 4 and shown on Exhibit 2.7
Page 2-8: Commented [CF43] Cheri Flores 3/21/2019 11:35:00 AM
Make sure with Tribe how close you can go
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Text added
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2
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3
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7
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3
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Chapter 9.120 Special Purpose Permitted Uses,
Page 2-8: Commented [NC45] Consulting Planner 3/29/2019 4:43:00 PM
Cite the zone that applies.
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Added
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Recreational
2.1.1.1
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/Recreation
2.1.1.1
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Recreational
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The
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/Recreation
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area
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7
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3
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s
Page 2-8: Commented [NC47] Consulting Planner 3/29/2019 4:43:00 PM
Cite the zone.
Page 2-8: Commented [AC48R47] A CAPTAN 4/12/2019 3:18:00 PM
Cited above
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– Planning Areas 23 and 24
2.1.1
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,
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7
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3
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restricted
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natural
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recreation
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/recreation
Page 2-9: Commented [NC49] Consulting Planner 3/29/2019 4:47:00 PM
The road in Section 5 should be included here too.
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Added
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Restricted
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/Natural
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in Section
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in Section
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Natural
2.1.1.1
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/Natural
2.1.1.1
Page 2-9: Commented [CF51] Cheri Flores 4/10/2019 8:24:00 AM
I did not see a height up to 75 feet to be specifically permitted in the Code. If you can find the Code section, please
cite it. If not, the SP will set the height limit per CVWD requirements.
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Note added and revised
Page 2-9: Commented [CF53] Cheri Flores 3/25/2019 5:06:00 PM
Development will also need to comply with CVMSHCP Adjacency Guidelines
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Note added
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Zoning Ordinance
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Municipal Code
Header and footer changes
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2.0
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Heading 1
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Heading 1, Centered, Border: Bottom: (Single solid line, Auto, 0.5 pt Line width)
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of 9
Text Box changes
Header and footer text box changes
Footnote changes
Endnote changes
191114_Section 3-City Edits
Main document changes and comments
Page 3-1: Commented [NC1] Nicole Criste 3/31/2019 10:55:00 AM
This section needs bolstering with graphics in the text. Please put the exhibits throughout instead of at the end of
the section for easier reference. Focus on materials, colors and architectural styles.
Add a section on prohibited styles and materials for architectural section.
Page 3-1: Commented [AC2R1] A CAPTAN 4/12/2019 3:35:00 PM
Graphics to stay in back of sections
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Page 3-1: Commented [NC3] Nicole Criste 3/31/2019 10:21:00 AM
Note previous comment regarding proper capitalization
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FIXED
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Font: 14 pt
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Font: 14 pt
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tens of thousandsthousands of acres of
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thousands of
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known
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including
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as
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as well as
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and
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,
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s
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high end
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high-end
Page 3-2: Deleted Cheri Flores 3/17/2020 1:51:00 PM
which borders the Resort/Spa
Page 3-2: Commented [CF5] Cheri Flores 4/11/2019 10:48:00 AM
This should be Section 4.4 Architectural Design Guidelines
Page 3-2: Commented [AC6R5] A CAPTAN 4/12/2019 4:03:00 PM
REVISED
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3.1-3.6
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3.1–3.10
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typical estates
Page 3-2: Commented [CF7] Cheri Flores 3/17/2020 1:55:00 PM
What is the difference between Exhibits 3.1 and 3.7? They are both for Estate homes. Do we need both?
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,
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3.7-3.9.
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5
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6
Page 3-2: Commented [CF8] Cheri Flores 3/17/2020 1:56:00 PM
Finish out this list with the resort residential.
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Resort Residential
Resort Homes, Exhibit
Villas, Exhibit
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List Paragraph
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Font: (Default) Times New Roman
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Font: (Default) Times New Roman
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List Paragraph, Bulleted + Level: 1 + Aligned at: 0.25" + Indent at: 0.5"
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Font: (Default) Times New Roman
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10
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7
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3.4.3 Fences and Walls
For purposes of this section, “fence” or “wall” means any type of fence, wall, retaining wall, sound
attenuation wall, screen or windscreen. The terms “fence” and “wall” are used interchangeably in this
section to mean any or all of the preceding structures. All fencing and wall use are subject to the City of La
Quinta municipal 9.60.030 Fences and walls
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and
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should reflect the materials and design of the approved home façade. The treatment of the wall should
match the architectural treatment of the residential building, or the walls and/or fences that are an integral
part of the garden design. Examples of materials that may be used for fences and walls are found in Exhibit
3.11.
Low freestanding courtyard walls, gateposts and entry monuments under six (6) feet high may be integrated
into the driveway or auto court-design. Walls, fences, terraces and outdoor landscape areas should appear
to be extensions of indoor areas and the building architecture, rather than as independent elements. Walls
shall be architecturally compatible with the house and built of similar materials and colors “Drive through”
archways or beams may be permitted on a case by case basis with the approval of the City.
The design concept, therefore, is to make fences and walls blend with both the architecture and the
landscape, while still providing privacy and security consistent with the needs of individual lot owners.
Fences and walls placed on lots shall be an extension of the colors and materials of the adjacent residential
architecture, visually compatible and be of materials related to the land (such as stone). They may occur as
an extension of house living spaces, to frame courtyards or to direct views. Wrought iron fencing styles and
downslope fencing techniques are encouraged to maintain views.
The following requirements apply to all fences and walls within the Travertine Community:
1. Walls and fences should be kept as low as possible while performing their intended function. Wall
height should be minimized to avoid a “fortress” appearance. The design of fences and walls, as well
as the materials used, should be consistent with the overall house design.
Appropriate materials for walls and fencing include tube steel, river rock stone veneer, split face block
and slumpstone block
1.
Page 3-4: Commented [CF9] Cheri Flores 3/17/2020 2:04:00 PM
You may, if you want, include bamboo or glass as appropriate materials. The Municipal Code does so just want to
give that option.
Page 3-4: Inserted Alexsundra Captan 10/25/2019 2:06:00 PM
1. .
3. Fence and wall colors should match or complement the color of the building.
4. Tops of retaining walls should blend with natural contours. Ends of walls should not end abruptly,
but are to transition into existing landforms, rock outcroppings and vegetation.
5. Plant materials are encouraged to be woven in and around fences to help fences merge with the
landscape.
6. Adjacent to a Nonresidential Zone or Uses, the maximum fence height between a residential zone or
use and a nonresidential zone or use shall be eight feet.
Prohibited Fence Materials and Construction Fences include, the use of barbed wire, razor wire, chain link,
or similar materials in or on fences is prohibited in all residential districts. Chain link fencing is permitted
for temporary construction fences when authorized by a minor use permit issued in accordance with Section
9.210.02
Page 3-4: Inserted Cheri Flores 3/17/2020 2:05:00 PM
5
Page 3-4: Deleted Cheri Flores 3/17/2020 2:05:00 PM
0
Page 3-4: Inserted Alexsundra Captan 10/25/2019 2:13:00 PM
0. Said minor use permit shall not be approved until a permit for grading, or construction, has been filed
for, whichever comes first.
Page 3-5: Commented [CF10] Cheri Flores 8/7/2019 11:08:00 AM
Please provide a subsection on walls and fences and provide an exhibit with examples. The subsection can go at
the end of this section.
Page 3-5: Commented [AC11R10] Alexsundra Captan 10/24/2019 11:38:00 AM
Added
Page 3-5: Deleted Alexsundra Captan 10/30/2019 11:10:00 AM
11
Page 3-5: Inserted Alexsundra Captan 11/14/2019 11:19:00 AM
11
Page 3-5: Commented [NC12] Nicole Criste 3/31/2019 10:25:00 AM
Exhibit 4-11 should be in Landscaping section
Page 3-5: Commented [AC13R12] A CAPTAN 4/12/2019 3:47:00 PM
Wrong, please look at updated graphics sent 1-25-19 to Cherie
Page 3-5: Commented [CF14R12] Cheri Flores 8/5/2019 5:20:00 PM
Please remove reference to exhibits showing architectural styles. These are covered in the previous section.
Page 3-5: Commented [AC15R12] Alexsundra Captan 10/11/2019 2:28:00 PM
updated
Page 3-5: Inserted Alexsundra Captan 11/14/2019 11:20:00 AM
31
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27
Page 3-5: Commented [CF16] Cheri Flores 4/11/2019 10:49:00 AM
Move this to Architectural Design Guidelines Section
Page 3-5: Commented [CF17] Cheri Flores 4/11/2019 10:48:00 AM
Move this to Landscape Design Guidelines Section
Page 3-5: Commented [AC18R17] A CAPTAN 4/12/2019 4:03:00 PM
moved
Page 3-5: Commented [NC19] Nicole Criste 3/31/2019 10:51:00 AM
Add plant palette. Should not be an Appendix, but in text. Prohibited plants (see comment below) must also be
included in document.
Page 3-5: Commented [AC20R19] A CAPTAN 4/12/2019 3:47:00 PM
To stay in Appendix
Page 3-5: Commented [CF21R19] Cheri Flores 8/5/2019 5:15:00 PM
Please put plant palette into this section as previously requested.
Page 3-5: Commented [AC22R19] Alexsundra Captan 8/9/2019 2:00:00 PM
ADDED
Page 3-5: Inserted Alexsundra Captan 8/9/2019 2:44:00 PM
8
Page 3-5: Deleted Alexsundra Captan 8/9/2019 2:44:00 PM
4
Page 3-8: Inserted Alexsundra Captan 11/14/2019 11:21:00 AM
s 3.12-3.24
Page 3-8: Deleted Alexsundra Captan 11/14/2019 11:21:00 AM
3.11
Page 3-8: Commented [NC23] Nicole Criste 3/31/2019 10:41:00 AM
Need to add concepts for the homes and the resort/spa.
Page 3-8: Commented [AC24R23] A CAPTAN 4/12/2019 4:01:00 PM
Seen in exhibits 13-14
Page 3-8: Commented [CF25R23] Cheri Flores 8/7/2019 10:47:00 AM
These exhibits show concept for streetscapes and don’t show landscape concepts for the resort/spa or for the
homes. Please provide this. Local streetscapes need to be addressed.
Page 3-8: Commented [AC26R23] Alexsundra Captan 10/11/2019 2:35:00 PM
added
Page 3-8: Inserted Alexsundra Captan 10/30/2019 4:17:00 PM
Page 3-8: Inserted Alexsundra Captan 10/11/2019 1:58:00 PM
.
Page 3-8: Deleted Alexsundra Captan 10/11/2019 1:58:00 PM
:
Page 3-8: Inserted Alexsundra Captan 11/14/2019 11:22:00 AM
E
Page 3-8: Deleted Alexsundra Captan 11/14/2019 11:22:00 AM
e
Page 3-8: Inserted Alexsundra Captan 11/14/2019 11:22:00 AM
s
Page 3-8: Inserted Alexsundra Captan 11/14/2019 11:22:00 AM
5
Page 3-8: Deleted Alexsundra Captan 11/14/2019 11:22:00 AM
2
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31
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27
Page 3-8: Deleted Alexsundra Captan 10/11/2019 2:00:00 PM
Page 3-8: Moved to page 10 (Move #1) Alexsundra Captan 10/11/2019 2:00:00 PM
Sections 1-3, Exhibit 3.23, show the natural condition along the projects’ western boundary to the
development. The multi-use trail runs along the western boundary and separates the natural environment
from the projects graded slopes. Slopes along this edge are generally graded at a 2:1 ratio; along with the
outer edge, they will also be reinforced for flood protection.
Page 3-8: Deleted Alexsundra Captan 10/11/2019 2:01:00 PM
on.
Page 3-8: Moved to page 11 (Move #2) Alexsundra Captan 10/11/2019 2:02:00 PM
Sections 4-6, Exhibit 3.24, represent the relationship of golf uses along the southern edge of the
property to the golf facility uses and residential uses.
Sections 7-9, Exhibit 3.25, generally represent the north eastern boundary of the project and show
the relationship between the residential uses, the trail and beyond the property boundary to the
natural ground. Section 9 shows the connection between the Resort/Spa use and the preserved
Coral Mountain.
Page 3-8: Moved to page 9 (Move #3) Alexsundra Captan 10/11/2019 2:02:00 PM
Sections 10-12, Exhibit 3.26, show the Jefferson Street landscaped slopes where the gradient has
been softened to a 5:1 ration to both emulate the natural slope of the property and provide spacious
setbacks between the street and the residential land uses. Section 11 cuts through two residential
uses and the secondary access to the Resort/Spa from the Travertine community.
Page 3-8: Deleted Alexsundra Captan 10/11/2019 2:01:00 PM
Sections 13-15, Exhibit 3.27, the spine trail that connects both community parks is shown in
Section 13. This trail will be 10 feet wide and will accommodate pedestrians and cyclists to provide
off-street access to the community amenities. Section 14 demonstrates the loop road system and
the generous setbacks to residential development. Slope gradients on either side of the street are at
a 5:1 ratio to allow for landscape and distance to separate homes from the street. Section 15 is
located on Jefferson Street between the two-project round-a-bouts. Again, the slope gradients are
softened to a 5:1 ratio to provide large setbacks to residential uses.
Page 3-8: Deleted Alexsundra Captan 10/30/2019 2:57:00 PM
Page 3-8: Inserted Alexsundra Captan 10/23/2019 3:06:00 PM
The extension of the secondary arterial connection between Jefferson and Avenue 62 will be an ungated
public road. Gating will occur to serve the uphill and downhill portion of the project, both of which are in
the loop roads, connected to the Jefferson and Avenue 62 arterial road.
Page 3-9: Deleted Alexsundra Captan 10/24/2019 9:20:00 AM
Primary vehicular gates are to be located on Jefferson Street at the northern entry point to the project and
at the Avenue 62 edge.
Page 3-9: Deleted Alexsundra Captan 10/24/2019 9:21:00 AM
two
Page 3-9: Inserted Alexsundra Captan 10/24/2019 9:21:00 AM
4
Page 3-9: Inserted Alexsundra Captan 11/14/2019 11:22:00 AM
3.20.
Page 3-9: Deleted Alexsundra Captan 10/30/2019 11:20:00 AM
19.
Page 3-9: Deleted Alexsundra Captan 10/30/2019 3:01:00 PM
inside the gates
Page 3-9: Deleted Alexsundra Captan 10/30/2019 3:01:00 PM
gradually become more
Page 3-9: Inserted Alexsundra Captan 10/30/2019 3:01:00 PM
be
Page 3-9: Deleted Alexsundra Captan 9/13/2019 9:55:00 AM
9 foot
Page 3-9: Deleted Alexsundra Captan 10/30/2019 11:20:00 AM
13
Page 3-9: Inserted Alexsundra Captan 11/14/2019 11:23:00 AM
14
Page 3-9: Deleted Alexsundra Captan 10/30/2019 11:20:00 AM
14
Page 3-9: Inserted Alexsundra Captan 11/14/2019 11:23:00 AM
15
Page 3-9: Commented [AC27] Alexsundra Captan 9/13/2019 9:49:00 AM
gates
Page 3-9: Inserted Alexsundra Captan 10/30/2019 4:23:00 PM
Local street landscapes will be designed in a unified matter with the master road system of the project, see
Exhibit 3.24.
Page 3-9: Inserted Alexsundra Captan 10/11/2019 2:02:00 PM
Page 3-9: Inserted Cheri Flores 3/17/2020 2:27:00 PM
Cross-s
Page 3-9: Moved from page 8 (Move #3) Alexsundra Captan 10/11/2019 2:02:00 PM
Sections 10-12, Exhibit 303.26, show the Jefferson Street landscaped slopes where the gradient has been
softened to a 5:1 ration to both emulate the natural slope of the property and provide spacious setbacks
between the street and the residential land uses. Cross-sSection 11 cuts through two residential uses and
the secondary access to the Resort/Spa from the Travertine community.
Page 3-9: Deleted Cheri Flores 3/17/2020 2:27:00 PM
S
Page 3-9: Deleted Alexsundra Captan 10/30/2019 11:19:00 AM
Page 3-9: Inserted Alexsundra Captan 11/14/2019 11:23:00 AM
30
Page 3-9: Deleted Alexsundra Captan 10/30/2019 11:19:00 AM
3.26
Page 3-9: Deleted Cheri Flores 3/17/2020 2:26:00 PM
n
Page 3-9: Inserted Cheri Flores 3/17/2020 2:27:00 PM
Cross-s
Page 3-9: Deleted Cheri Flores 3/17/2020 2:27:00 PM
S
Page 3-9: Deleted Alexsundra Captan 10/11/2019 2:02:00 PM
Page 3-9: Inserted Alexsundra Captan 11/14/2019 11:24:00 AM
.
Page 3-9: Inserted Cheri Flores 3/17/2020 2:28:00 PM
Page 3-9: Inserted Alexsundra Captan 8/9/2019 2:45:00 PM
T
Page 3-9: Deleted Alexsundra Captan 8/9/2019 2:44:00 PM
t
Page 3-9: Inserted Alexsundra Captan 8/9/2019 2:44:00 PM
9
Page 3-9: Deleted Alexsundra Captan 8/9/2019 2:44:00 PM
5
Page 3-9: Commented [CF28] Cheri Flores 3/17/2020 2:28:00 PM
Make sure this is consistent with CVMSHCP adjacency guidelines
Page 3-9: Inserted Alexsundra Captan 10/25/2019 2:51:00 PM
Page 3-9: Inserted Alexsundra Captan 8/9/2019 2:44:00 PM
9
Page 3-9: Deleted Alexsundra Captan 8/9/2019 2:44:00 PM
5
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16
Page 3-10: Inserted Alexsundra Captan 11/14/2019 11:24:00 AM
17
Page 3-10: Inserted Cheri Flores 3/17/2020 2:28:00 PM
Cross-s
Page 3-10: Moved from page 8 (Move #1) Alexsundra Captan 10/11/2019 2:00:00 PM
Sections 1-3, Exhibit 3.2327, show the natural condition along the projects’ western boundary to
the development. The multi-use trail runs along the western boundary and separates the natural
environment from the projects graded slopes. Slopes along this edge are generally graded at a 2:1
ratio; along with the outer edge, they will also be reinforced for flood protection. Cross-sSections
13-15, Exhibit 3.31, show the spine trail that connects both community parks are shown in Section
13. This trail will be 10 feet wide and will accommodate pedestrians and cyclists to provide off-
street access to the community amenities. Cross-s Section 14 demonstrates the loop road system
and the generous setbacks to residential development. Slope gradients on either side of the street
are at a 5:1 ratio to allow for landscape and distance to separate homes from the street. Cross-
sSection 15 is located on Jefferson Street between the two-project round-a-bouts. Again, the slope
gradients are softened to a 5:1 ratio to provide large setbacks to residential uses.
Page 3-10: Deleted Cheri Flores 3/17/2020 2:29:00 PM
S
Page 3-10: Deleted Alexsundra Captan 10/30/2019 11:21:00 AM
23
Page 3-10: Inserted Alexsundra Captan 10/30/2019 11:21:00 AM
27
Page 3-10: Inserted Alexsundra Captan 10/11/2019 2:01:00 PM
Page 3-10: Inserted Cheri Flores 3/17/2020 2:29:00 PM
Cross-s
Page 3-10: Deleted Cheri Flores 3/17/2020 2:29:00 PM
S
Page 3-10: Inserted Alexsundra Captan 10/11/2019 2:01:00 PM
Sections 13-15, Exhibit 3.31,
Page 3-10: Inserted Cheri Flores 3/17/2020 2:29:00 PM
show
Page 3-10: Inserted Alexsundra Captan 10/11/2019 2:01:00 PM
the spine trail that connects both community parks are shown in Section 13. This trail will be 10
feet wide and will accommodate pedestrians and cyclists to provide off-street access to the
community amenities.
Page 3-11: Deleted Cheri Flores 3/17/2020 2:30:00 PM
are shown in Section 13
Page 3-11: Inserted Cheri Flores 3/17/2020 2:30:00 PM
Cross-s
Page 3-11: Deleted Cheri Flores 3/17/2020 2:30:00 PM
S
Page 3-11: Inserted Alexsundra Captan 10/11/2019 2:01:00 PM
Section 14 demonstrates the loop road system and the generous setbacks to residential
development. Slope gradients on either side of the street are at a 5:1 ratio to allow for landscape
and distance to separate homes from the street.
Page 3-11: Inserted Cheri Flores 3/17/2020 2:30:00 PM
Cross-s
Page 3-11: Deleted Cheri Flores 3/17/2020 2:30:00 PM
S
Page 3-11: Inserted Alexsundra Captan 10/11/2019 2:01:00 PM
Section 15 is located on Jefferson Street between the two-project round-a-bouts. Again, the slope
gradients are softened to a 5:1 ratio to provide large setbacks to residential uses.
Page 3-11: Commented [NC29] Nicole Criste 3/31/2019 10:54:00 AM
Move each of these paragraphs to the sub-section to which they apply.
Page 3-11: Commented [CF30R29] Cheri Flores 8/5/2019 5:32:00 PM
Please incorporate Nicole’s comment from March 2019 above. Or create another section to address these.
Page 3-11: Commented [AC31R29] Alexsundra Captan 10/11/2019 2:29:00 PM
added
Page 3-11: Inserted Alexsundra Captan 10/11/2019 2:01:00 PM
Page 3-11: Deleted Alexsundra Captan 10/11/2019 2:02:00 PM
Page 3-11: Deleted Alexsundra Captan 10/11/2019 2:02:00 PM
Page 3-11: Inserted Alexsundra Captan 10/11/2019 2:02:00 PM
Page 3-11: Commented [NC32] Nicole Criste 3/31/2019 10:51:00 AM
See comment above about plant palette and move into document.
Page 3-11: Commented [AC33R32] A CAPTAN 4/12/2019 3:58:00 PM
Will stay in Appendix
Page 3-11: Commented [CF34R32] Cheri Flores 8/5/2019 5:12:00 PM
Please insert Plant Palette into this section as previously requested.
Page 3-11: Commented [AC35R32] Alexsundra Captan 8/7/2019 2:32:00 PM
Inserted.
Page 3-11: Commented [NC36] Nicole Criste 3/31/2019 10:48:00 AM
That’s fine, but what is the landscape theme for the balance of the golf areas?
Page 3-11: Commented [AC37R36] A CAPTAN 6/6/2019 9:31:00 AM
updated
Page 3-11: Inserted Alexsundra Captan 10/30/2019 11:26:00 AM
.19
Page 3-11: Deleted Cheri Flores 3/17/2020 2:32:00 PM
Additionally, the landscape of the Jefferson Street corridor and the adjacent slope is illustrated in Exhibit
3.1314.
Page 3-11: Inserted Alexsundra Captan 11/14/2019 11:31:00 AM
14
Page 3-11: Inserted Cheri Flores 3/17/2020 2:31:00 PM
Cross-s
Page 3-11: Moved from page 8 (Move #2) Alexsundra Captan 10/11/2019 2:02:00 PM
Sections 4-6, Exhibit 3.2428, represent the relationship of golf uses along the southern edge of the
property to the golf facility uses and residential uses. Cross-sSections 7-9, Exhibit 3.2529, generally
represent the north eastern boundary of the project and show the relationship between the residential uses,
the trail and beyond the property boundary to the natural ground. Cross-sSection 9 shows the connection
between the Resort/Spa use and the preserved Coral Mountain.
Page 3-11: Deleted Cheri Flores 3/17/2020 2:31:00 PM
S
Page 3-11: Deleted Alexsundra Captan 10/30/2019 11:30:00 AM
24
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28
Page 3-11: Inserted Cheri Flores 3/17/2020 2:32:00 PM
Cross-s
Page 3-11: Deleted Cheri Flores 3/17/2020 2:32:00 PM
S
Page 3-11: Deleted Alexsundra Captan 10/30/2019 11:30:00 AM
25
Page 3-11: Inserted Alexsundra Captan 11/14/2019 11:31:00 AM
29
Page 3-11: Inserted Cheri Flores 3/17/2020 2:32:00 PM
Cross-s
Page 3-11: Deleted Cheri Flores 3/17/2020 2:32:00 PM
S
Page 3-11: Deleted Alexsundra Captan 10/11/2019 2:02:00 PM
Page 3-11: Inserted Alexsundra Captan 9/13/2019 10:01:00 AM
Page 3-11: Formatted Cheri Flores 3/17/2020 2:33:00 PM
Line spacing: Multiple 1.15 li
Page 3-11: Commented [NC38] Nicole Criste 3/31/2019 10:53:00 AM
Require smart landscaping systems.
Page 3-11: Commented [AC39R38] A CAPTAN 4/12/2019 3:58:00 PM
Added
Header and footer changes
Page 3-1: Deleted Alexsundra Captan 10/30/2019 2:56:00 PM
Page 3-1: Formatted Alexsundra Captan 10/30/2019 2:56:00 PM
Centered, Border: Bottom: (Single solid line, Auto, 0.5 pt Line width)
Page 3-1: Deleted Alexsundra Captan 10/30/2019 3:51:00 PM
of 10
Text Box changes
Header and footer text box changes
Footnote changes
Endnote changes
191114_Section 4-city edits
Main document changes and comments
Page 4-1: Commented [NC1] Nicole Criste 3/31/2019 11:39:00 AM
For each subsection, add a discussion of phasing, with particular focus on Phase 1 (what needs to be done prior
to any building construction)
Page 4-1: Commented [AC2R1] A CAPTAN 6/6/2019 9:36:00 AM
added
Page 4-1: Inserted Cheri Flores 3/17/2020 2:46:00 PM
Arterial
Page 4-1: Inserted Cheri Flores 3/17/2020 2:46:00 PM
Arterial
Page 4-1: Commented [CF3] Cheri Flores 3/17/2020 2:41:00 PM
Check with County on this. East of Monroe is in their jurisdiction.
Page 4-1: Inserted Alexsundra Captan 10/10/2019 11:37:00 AM
the Construction
Page 4-1: Inserted Alexsundra Captan 10/10/2019 11:40:00 AM
stage
Page 4-1: Inserted Cheri Flores 3/17/2020 4:13:00 PM
No.
Page 4-1: Deleted Cheri Flores 3/17/2020 4:13:00 PM
#
Page 4-1: Commented [CF4] Cheri Flores 3/17/2020 2:42:00 PM
Please label Dike #4 on the Circulation map and the Site Location Map so that people know where it is. Any other
dikes in the area that are referenced should be on these maps too.
Page 4-1: Deleted Alexsundra Captan 10/24/2019 9:41:00 AM
will have two gated entry points,
Page 4-1: Inserted Cheri Flores 3/17/2020 2:45:00 PM
, a portion of Bureau of Land Management (BLM) land,
Page 4-1: Commented [NC5] Nicole Criste 3/31/2019 11:06:00 AM
How? Need to describe need for securing property agreements and phasing if the non-project section of Jefferson
is not built when this project develops.
Page 4-1: Commented [AC6R5] A CAPTAN 6/6/2019 9:36:00 AM
added
Page 4-1: Deleted Cheri Flores 3/17/2020 2:45:00 PM
Bureau of Land Management (
Page 4-1: Deleted Cheri Flores 3/17/2020 2:46:00 PM
)
Page 4-1: Deleted Cheri Flores 3/17/2020 2:46:00 PM
The spine road
Page 4-1: Inserted Cheri Flores 3/17/2020 2:51:00 PM
The Jefferson Street
Page 4-1: Inserted Cheri Flores 3/17/2020 2:51:00 PM
/ Avenue 62 spine road
Page 4-1: Deleted Alexsundra Captan 10/24/2019 9:43:00 AM
gated
Page 4-1: Inserted Cheri Flores 3/17/2020 2:46:00 PM
Arterial
Page 4-1: Inserted Cheri Flores 3/17/2020 2:47:00 PM
Arterial
Page 4-1: Deleted Cheri Flores 3/17/2020 2:53:00 PM
4
Page 4-1: Commented [CF7] Cheri Flores 9/11/2019 8:32:00 AM
Let’s make this 4.2
Page 4-1: Deleted Alexsundra Captan 9/11/2019 1:13:00 PM
Page 4-1: Commented [AC8R7] Alexsundra Captan 9/11/2019 1:44:00 PM
updated
Page 4-1: Commented [CF9R7] Cheri Flores 3/17/2020 2:53:00 PM
The exhibit did not get updated, please renumber exhibit 4.4 to be 4.2.
Page 4-1: Inserted Alexsundra Captan 9/11/2019 1:13:00 PM
.3
Page 4-1: Deleted Alexsundra Captan 9/11/2019 1:13:00 PM
.2
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4
Page 4-1: Deleted Alexsundra Captan 9/11/2019 1:13:00 PM
3
Page 4-1: Commented [CF10] Cheri Flores 9/11/2019 8:38:00 AM
These would be 4.3 and 4.4
Page 4-1: Commented [AC11R10] Alexsundra Captan 9/11/2019 1:44:00 PM
Updated
Page 4-1: Commented [CF12R10] Cheri Flores 3/17/2020 2:54:00 PM
The exhibits did not get updated, renumber exhibit 4.2 to be 4.3 and exhibit 4.3 to be 4.4.
Page 4-1: Inserted Alexsundra Captan 9/11/2019 1:21:00 PM
Page 4-1: Deleted Alexsundra Captan 9/11/2019 1:21:00 PM
Page 4-1: Commented [NC13] Nicole Criste 3/31/2019 11:13:00 AM
Define – one way or parking on one side?
Page 4-1: Commented [AC14R13] A CAPTAN 4/17/2019 10:09:00 AM
Revised
Page 4-1: Deleted Alexsundra Captan 9/11/2019 1:21:00 PM
. .
Page 4-1: Inserted Alexsundra Captan 9/11/2019 1:21:00 PM
.
Page 4-1: Inserted Alexsundra Captan 9/11/2019 1:21:00 PM
Page 4-1: Inserted Cheri Flores 3/17/2020 5:11:00 PM
Page 4-1: Commented [NC15] Nicole Criste 3/31/2019 11:15:00 AM
Where? How?
Page 4-1: Commented [AC16R15] A CAPTAN 4/17/2019 10:00:00 AM
Text Added
Page 4-1: Inserted Cheri Flores 3/17/2020 3:58:00 PM
5
Page 4-1: Deleted Cheri Flores 3/17/2020 3:58:00 PM
1
Page 4-1: Deleted Alexsundra Captan 10/24/2019 9:43:00 AM
on
Page 4-1: Inserted Alexsundra Captan 10/24/2019 9:43:00 AM
off
Page 4-1: Deleted Cheri Flores 3/17/2020 3:58:00 PM
Jefferson
Page 4-1: Inserted Cheri Flores 3/17/2020 3:58:00 PM
the spine roadway
Page 4-1: Inserted Cheri Flores 3/17/2020 3:58:00 PM
6
Page 4-1: Deleted Cheri Flores 3/17/2020 3:58:00 PM
5
Page 4-2: Deleted Cheri Flores 3/17/2020 4:12:00 PM
and monumentation
Page 4-2: Inserted Alexsundra Captan 10/24/2019 9:48:00 AM
off of the spine road and on the loop road entries of the project
Page 4-2: Commented [NC17] Nicole Criste 3/31/2019 11:16:00 AM
Add where they are expected to be necessary.
Page 4-2: Commented [AC18R17] A CAPTAN 6/6/2019 9:37:00 AM
added
Page 4-2: Inserted Alexsundra Captan 10/10/2019 11:38:00 AM
The Construction
Page 4-2: Inserted Alexsundra Captan 10/10/2019 11:40:00 AM
stage
Page 4-2: Inserted Alexsundra Captan 10/11/2019 2:07:00 PM
14.1
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___-
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-
Page 4-2: Inserted Alexsundra Captan 10/10/2019 11:38:00 AM
the Construction
Page 4-2: Inserted Alexsundra Captan 10/10/2019 11:38:00 AM
stage
Page 4-2: Commented [NC19] Nicole Criste 3/31/2019 11:18:00 AM
Add a discussion of off site well(s), location and timing.
Page 4-2: Commented [AC20R19] A CAPTAN 4/17/2019 10:11:00 AM
added
Page 4-2: Commented [AC21R19] Alexsundra Captan 9/11/2019 1:57:00 PM
Still Tentative
Page 4-2: Commented [AC22R19] Alexsundra Captan 10/24/2019 10:09:00 AM
added
Page 4-2: Inserted Cheri Flores 3/17/2020 4:21:00 PM
(CVWD)
Page 4-2: Inserted Cheri Flores 3/17/2020 4:14:00 PM
the
Page 4-2: Inserted Cheri Flores 3/17/2020 4:14:00 PM
Street
Page 4-2: Inserted Alexsundra Captan 10/10/2019 11:39:00 AM
the Construction
Page 4-2: Inserted Alexsundra Captan 10/10/2019 11:40:00 AM
stage
Page 4-2: Inserted Alexsundra Captan 10/10/2019 11:39:00 AM
the Construction
Page 4-2: Inserted Alexsundra Captan 10/10/2019 11:39:00 AM
stage
Page 4-2: Inserted Alexsundra Captan 9/11/2019 1:20:00 PM
The well sites necessary to serve the project have been analyzed by CVWD the initial number of well
based on the total acreage of the project is equivalent to 9 well sites
Page 4-2: Commented [CF23] Cheri Flores 3/17/2020 4:14:00 PM
Double check based on more recent conversations with CVWD.
Page 4-2: Inserted Alexsundra Captan 10/24/2019 10:09:00 AM
. The number of well sites that will actually be needed to serve the site come from a development agreement
between CVWD and the land owner
Page 4-2: Commented [CF24] Cheri Flores 3/17/2020 4:15:00 PM
Is this referring to the well site land owners? If so, please clarify that here.
Page 4-2: Inserted Alexsundra Captan 10/24/2019 10:09:00 AM
based on extenuating circumstances for providing alternative means and measures of water service to not
only to the project but to the region
Page 4-2: Deleted Cheri Flores 3/17/2020 4:15:00 PM
to
Page 4-2: Inserted Cheri Flores 3/17/2020 4:17:00 PM
.
Page 4-2: Deleted Cheri Flores 3/17/2020 4:17:00 PM
,
Page 4-2: Inserted Alexsundra Captan 10/24/2019 10:09:00 AM
,
Page 4-2: Inserted Cheri Flores 3/17/2020 4:17:00 PM
T
Page 4-2: Deleted Cheri Flores 3/17/2020 4:17:00 PM
t
Page 4-2: Inserted Alexsundra Captan 10/24/2019 10:09:00 AM
the process for acquisition of well sites will be done by a private purchase by the land owner
Page 4-2: Commented [CF25] Cheri Flores 3/17/2020 4:17:00 PM
Clarify who this is referring to.
Page 4-2: Inserted Alexsundra Captan 10/24/2019 10:09:00 AM
, where the environmental clearance coincident with the project will be generic for all typical well sites
located within CVWD’s jurisdiction. As the site-specific well sites are purchased by the land owner
ultimately dedicated to CVWD, any unique conditions not covered by the EIR for the overall project will
then be covered supplementary to that document.
Page 4-2: Deleted Alexsundra Captan 10/24/2019 10:09:00 AM
Page 4-2: Inserted Cheri Flores 3/17/2020 4:14:00 PM
Page 4-2: Inserted Alexsundra Captan 9/11/2019 1:13:00 PM
7
Page 4-2: Deleted Alexsundra Captan 9/11/2019 1:13:00 PM
8
Page 4-2: Commented [CF26] Cheri Flores 9/11/2019 8:52:00 AM
Change to 4.7
Page 4-2: Commented [AC27R26] Alexsundra Captan 9/11/2019 1:20:00 PM
Changed
Page 4-2: Inserted Alexsundra Captan 10/24/2019 9:59:00 AM
Page 4-2: Deleted Cheri Flores 3/17/2020 4:20:00 PM
may
Page 4-2: Inserted Cheri Flores 3/17/2020 4:20:00 PM
are
Page 4-2: Deleted Cheri Flores 3/17/2020 4:20:00 PM
be
Page 4-3: Commented [NC28] Nicole Criste 3/31/2019 11:20:00 AM
Where? What size? When?
Page 4-3: Commented [AC29R28] A CAPTAN 6/6/2019 1:40:00 PM
TBD
Page 4-3: Inserted Alexsundra Captan 10/10/2019 11:39:00 AM
the Construction
Page 4-3: Inserted Alexsundra Captan 10/10/2019 11:39:00 AM
stage
Page 4-3: Deleted Cheri Flores 3/17/2020 4:21:00 PM
Coachella Valley Water District
Page 4-3: Inserted Cheri Flores 3/17/2020 4:21:00 PM
CVWD
Page 4-3: Commented [NC30] Nicole Criste 3/31/2019 11:21:00 AM
This belongs in financing
Page 4-3: Commented [AC31R30] A CAPTAN 4/17/2019 10:12:00 AM
Removed
Page 4-3: Inserted Alexsundra Captan 9/13/2019 9:33:00 AM
s
Page 4-3: Inserted Alexsundra Captan 11/14/2019 1:02:00 PM
Exhibit 4.8 and 4.9, demonstrates consistency with the Hillside Conservation regulations of the City in
that slopes greater than 20%
Page 4-3: Commented [CF32] Cheri Flores 9/11/2019 9:35:00 AM
Only cut and fill is shown. You can put slope percentage on it if you like. If not, don’t say the plan demonstrates
consistency.
Page 4-3: Commented [AC33R32] Alexsundra Captan 9/11/2019 2:31:00 PM
To be updated on graphic
Page 4-3: Commented [CF34R32] Cheri Flores 3/17/2020 4:24:00 PM
Please update exhibit.
Page 4-3: Inserted Alexsundra Captan 11/14/2019 1:02:00 PM
are avoided.
Page 4-3: Inserted Alexsundra Captan 11/14/2019 12:55:00 PM
10 and 4.11
Page 4-3: Deleted Alexsundra Captan 9/11/2019 1:14:00 PM
7)
Page 4-3: Commented [CF35] Cheri Flores 9/11/2019 8:52:00 AM
Change to 4.8
Also, make sure the title of the exhibit says conceptual grading plan.
Page 4-3: Commented [AC36R35] Alexsundra Captan 9/11/2019 1:34:00 PM
Updated
Page 4-3: Inserted Alexsundra Captan 9/11/2019 1:14:00 PM
)
Page 4-3: Commented [NC37] Nicole Criste 3/31/2019 11:26:00 AM
Recommend rewording this. The intent of the sentence is not, I don’t believe, to convey flooding risk to
downstream properties.
Page 4-3: Commented [AC38R37] A CAPTAN 4/17/2019 9:52:00 AM
Revised
Page 4-3: Deleted Alexsundra Captan 9/11/2019 1:25:00 PM
The project site was part of a land exchange in 1988-1989, known as the Toro Canyon Land Exchange,
between the BLM, Berkey and Associates and the Nature Conservancy, to dispose of public lands that
would be more suitable for development in exchange for private land further to the south that provides
important habitat for Peninsular Bighorn Sheep. As part of the land exchange, the Travertine project site
would be developable in accordance with land use planning designations imposed by the County of
Riverside. Upon approval of the Toro Canyon land exchange, the 638.56 acres were combined with
approximately 270 acres of adjacent property owned by private landowners. The land exchanges resulted
in a revised total project area of approximately 909 acres.
In June 1995, the Travertine and Green Specific Plan was approved and an EIR was certified by the La
Quinta City Council by adoption of Resolution 95-39, subject to conditions of approval and a Mitigation
Monitoring and Reporting Program (MMRP). Prior to adoption of the Specific Plan, a General Plan
Amendment and a Zone Change were adopted. The Specific Plan established site-specific standards and
guidelines for the project area and identified a number of land uses including those shown in Table 1,
Approved Travertine and Green Specific Plan Land Uses.
A cultivated vineyard once occupied most of the northern portion of the project site, but has been
abandoned since 2007. The only known land use of the site can be seen in an area near the center of the
site, see Exhibit 1.3; this area was used as a vineyard that included, grape vines, irrigation lines, access
roads. The vineyard is no longer active and appears to have ceased operation sometime in 2005-06.
Page 4-3: Commented [CF39] Cheri Flores 9/11/2019 8:55:00 AM
This doesn’t make sense here. Please remove.
Page 4-3: Commented [AC40R39] Alexsundra Captan 9/11/2019 1:20:00 PM
Removed
Page 4-4: Inserted Alexsundra Captan 10/30/2019 1:03:00 PM
4.10
Page 4-4: Deleted Alexsundra Captan 9/11/2019 1:15:00 PM
4.7
Page 4-4: Commented [CF41] Cheri Flores 9/11/2019 8:59:00 AM
This exhibit does not show any flood flows. Exhibit 1.8 shows this. Either repeat it in this chapter or move it to
this chapter to show conceptual drainage and hydrology
Page 4-4: Commented [AC42R41] Alexsundra Captan 9/11/2019 1:19:00 PM
Exhibit now referenced to 1.8
Page 4-4: Inserted Alexsundra Captan 10/30/2019 1:03:00 PM
4.10
Page 4-4: Deleted Alexsundra Captan 9/11/2019 1:15:00 PM
4.7
Page 4-4: Commented [CF43] Cheri Flores 9/11/2019 9:01:00 AM
This exhibit does not show hydrology, see above comment
Page 4-4: Commented [AC44R43] Alexsundra Captan 9/11/2019 1:19:00 PM
Exhibit now referenced to 4.10
Page 4-4: Deleted Alexsundra Captan 9/11/2019 1:15:00 PM
,
Page 4-4: Inserted Alexsundra Captan 10/30/2019 1:04:00 PM
4.11
Page 4-4: Deleted Alexsundra Captan 9/11/2019 1:15:00 PM
4.7
Page 4-4: Commented [CF45] Cheri Flores 9/11/2019 9:02:00 AM
It doesn’t. See above comment.
Page 4-4: Commented [AC46R45] Alexsundra Captan 9/11/2019 1:19:00 PM
Exhibit now referenced to 4.9
Page 4-4: Commented [CF47R45] Cheri Flores 3/17/2020 4:27:00 PM
Thank you, please label exhibit 4.10 as Conceptual Hydrology Plan on the exhibit.
Page 4-4: Commented [CF48] Cheri Flores 9/11/2019 9:05:00 AM
This isn’t shown on exhibit 1.8, make sure to include it.
Page 4-4: Deleted Cheri Flores 3/17/2020 4:29:00 PM
Coachella Valley Water District
Page 4-4: Inserted Cheri Flores 3/17/2020 4:29:00 PM
CVWD
Page 4-4: Commented [NC49] Nicole Criste 3/31/2019 11:30:00 AM
Add reference to having CVWD approval now, and append same as appendix.
Page 4-4: Commented [AC50R49] A CAPTAN 6/6/2019 9:38:00 AM
TBD
Page 4-4: Commented [AC51R49] Alexsundra Captan 10/11/2019 2:09:00 PM
addded
Page 4-4: Inserted Cheri Flores 3/17/2020 4:29:00 PM
1
Page 4-4: Deleted Cheri Flores 3/17/2020 4:29:00 PM
0
Page 4-4: Inserted Alexsundra Captan 10/10/2019 11:40:00 AM
the Construction
Page 4-4: Inserted Alexsundra Captan 10/10/2019 11:41:00 AM
stage
Page 4-4: Inserted Cheri Flores 3/17/2020 4:30:00 PM
water
Page 4-4: Commented [NC52] Nicole Criste 3/31/2019 11:32:00 AM
Why is this suddenly not narrative? Recommend removal. Instead, describe on-site stormwater system
requirements, phasing and interconnection (if any).
Page 4-4: Commented [AC53R52] A CAPTAN 6/6/2019 9:38:00 AM
FIXED
Page 4-5: Deleted Cheri Flores 3/17/2020 4:34:00 PM
77
Page 4-5: Inserted Alexsundra Captan 10/30/2019 1:05:00 PM
7
Page 4-5: Inserted Cheri Flores 3/17/2020 4:34:00 PM
8
Page 4-5: Inserted Cheri Flores 3/17/2020 4:34:00 PM
Conceptual
Page 4-5: Inserted Alexsundra Captan 10/30/2019 4:34:00 PM
and Exhibit 4.
Page 4-5: Inserted Cheri Flores 3/17/2020 4:34:00 PM
9
Page 4-5: Deleted Cheri Flores 3/17/2020 4:34:00 PM
8
Page 4-5: Inserted Alexsundra Captan 10/30/2019 4:34:00 PM
8
Page 4-5: Inserted Cheri Flores 3/17/2020 4:35:00 PM
, Slope Ratio Diagram
Page 4-5: Commented [CF54] Cheri Flores 9/11/2019 9:35:00 AM
Only cut and fill is shown. You can put slope percentage on it if you like. If not, don’t say the plan demonstrates
consistency.
Page 4-5: Commented [AC55R54] Alexsundra Captan 9/11/2019 2:31:00 PM
To be updated on graphic
Page 4-5: Commented [CF56R54] Cheri Flores 3/17/2020 4:35:00 PM
Please update the graphic.
Page 4-5: Inserted Cheri Flores 3/17/2020 4:39:00 PM
Additionally, a
Page 4-5: Moved from page 5 (Move #1) Cheri Flores 3/17/2020 4:39:00 PM
All areas adjacent to General Plan designated open space areas shall comply with the requirements of
Section 9.110.070 and 9.140.040 (Hillside Conservation Regulations) of the Zoning OrdinanceMunicipal
Code.
Page 4-5: Deleted Cheri Flores 3/17/2020 4:39:00 PM
A
Page 4-5: Deleted Cheri Flores 3/17/2020 4:39:00 PM
Zoning Ordinance
Page 4-5: Inserted Cheri Flores 3/17/2020 4:39:00 PM
Municipal Code
Page 4-5: Inserted Cheri Flores 3/17/2020 4:39:00 PM
Page 4-5: Deleted Cheri Flores 3/17/2020 4:39:00 PM
Page 4-5: Moved to page 5 (Move #1) Cheri Flores 3/17/2020 4:39:00 PM
All areas adjacent to General Plan designated open space areas shall comply with the requirements of
Section 9.110.070 and 9.140.040 (Hillside Conservation Regulations) of the Zoning Ordinance.
Page 4-5: Moved to page 6 (Move #2) Cheri Flores 3/17/2020 4:40:00 PM
Southern California Gas Company provides natural gas to the project site.
Page 4-5: Commented [NC57] Nicole Criste 3/31/2019 11:37:00 AM
Is a substation required? If so, where? When in phasing?
Page 4-5: Commented [AC58R57] A CAPTAN 6/6/2019 9:38:00 AM
Added
Page 4-5: Inserted Cheri Flores 3/17/2020 4:40:00 PM
(IID)
Page 4-5: Inserted Cheri Flores 3/17/2020 4:51:00 PM
5-acre
Page 4-5: Inserted Alexsundra Captan 10/10/2019 11:36:00 AM
the Construction
Page 4-5: Inserted Alexsundra Captan 10/10/2019 11:41:00 AM
stage
Page 4-5: Commented [CF59] Cheri Flores 9/11/2019 9:41:00 AM
This has to be covered in the EIR similar to the off-site wells. IID requires this.
Page 4-5: Commented [AC60R59] Alexsundra Captan 10/11/2019 2:11:00 PM
Text Added
Page 4-5: Inserted Alexsundra Captan 10/11/2019 2:10:00 PM
All required off-site parcels required for utilities
Page 4-5: Deleted Cheri Flores 3/17/2020 4:48:00 PM
utilities
Page 4-5: Inserted Cheri Flores 3/17/2020 4:48:00 PM
the substation
Page 4-5: Inserted Alexsundra Captan 10/11/2019 2:10:00 PM
will be chosen to fit the requirements of CVWD and IID. All parcels meet CVWD requirements including
the region, elevation, minimum size, distance from the site, and proximity to one another. The metrics of
these facilities will be provided by CVWD and the environmental impacts of the sites will be analyzed
using secondary sources such as California Historical Resources Information System (CHRIS) records
search. Desktop analyses of biological, cultural and paleo will be performed on the proposed sites.
Page 4-5: Deleted Cheri Flores 3/17/2020 4:49:00 PM
of CVWD and
Page 4-5: Deleted Cheri Flores 3/17/2020 4:49:00 PM
All parcels meet CVWD requirements including the region, elevation, minimum size, distance from the
site, and proximity to one another. The metrics of these facilities will be provided by CVWD
Page 4-5: Moved to page 5 (Move #3) Cheri Flores 3/17/2020 4:49:00 PM
and the environmental impacts of the sites will be analyzed using secondary sources such as California
Historical Resources Information System (CHRIS) records search. Desktop analyses of biological,
cultural and paleo will be performed on the proposed sites.
Page 4-5: Deleted Cheri Flores 3/17/2020 4:49:00 PM
Page 4-5: Formatted Cheri Flores 3/17/2020 4:49:00 PM
Indent: Left: 0"
Page 4-5: Inserted Cheri Flores 3/17/2020 4:49:00 PM
Page 4-5: Deleted Cheri Flores 3/17/2020 4:50:00 PM
The five-acre site required by IID for a substation
Page 4-5: Inserted Alexsundra Captan 10/11/2019 2:10:00 PM
The five-acre site required by IID for a substation
Page 4-5: Inserted Cheri Flores 3/17/2020 4:50:00 PM
and
Page 4-5: Inserted Alexsundra Captan 10/11/2019 2:10:00 PM
will be studied with metrics provided by the utility
Page 4-5: Inserted Cheri Flores 3/17/2020 4:50:00 PM
.
Page 4-5: Moved from page 5 (Move #3) Cheri Flores 3/17/2020 4:49:00 PM
and theThe environmental impacts of the potential sites will be analyzed using secondary sources such as
California Historical Resources Information System (CHRIS) records search. Desktop analyses of
biological, cultural and paleontological resources will be performed on the proposed sites.
Page 4-5: Deleted Cheri Flores 3/17/2020 4:50:00 PM
and the
Page 4-5: Inserted Cheri Flores 3/17/2020 4:50:00 PM
The
Page 4-5: Inserted Cheri Flores 3/17/2020 4:50:00 PM
potential
Page 4-5: Inserted Cheri Flores 3/17/2020 4:51:00 PM
ntological resources
Page 4-5: Inserted Alexsundra Captan 10/11/2019 2:10:00 PM
The location of the 5-acre site will be within a 2-mile radius of the project. The routing of the proposed
service lines along the route to the site will be studied for visual impacts and aesthetics in addition to all
other known impact metrics that IID will make available.
Page 4-6: Moved from page 5 (Move #2) Cheri Flores 3/17/2020 4:40:00 PM
Southern California Gas Company provides natural gas to the project site.
Page 4-6: Inserted Alexsundra Captan 10/29/2019 3:09:00 PM
Page 4-6: Deleted Alexsundra Captan 10/29/2019 3:09:00 PM
Page 4-6: Deleted Cheri Flores 3/17/2020 4:40:00 PM
35kV
Page 4-6: Inserted Cheri Flores 3/17/2020 4:40:00 PM
92kV
Page 4-6: Formatted Alexsundra Captan 10/30/2019 3:55:00 PM
Font: 11 pt
Page 4-6: Deleted Alexsundra Captan 10/29/2019 3:09:00 PM
Page 4-6: Formatted Alexsundra Captan 10/30/2019 3:55:00 PM
Font: 11 pt
Page 4-6: Commented [NC61] Nicole Criste 3/31/2019 11:40:00 AM
Add a subsection on need for new south LQ fire station and how it will be implemented (fair share, phasing, etc.).
Page 4-6: Formatted Alexsundra Captan 10/30/2019 3:55:00 PM
Font: 11 pt
Page 4-6: Commented [AC62R61] A CAPTAN 5/10/2019 3:45:00 PM
added
Page 4-6: Formatted Alexsundra Captan 10/30/2019 3:55:00 PM
Font: 11 pt
Page 4-6: Inserted Cheri Flores 3/17/2020 4:46:00 PM
Avenue
Page 4-6: Deleted Cheri Flores 3/17/2020 4:46:00 PM
nd Street
Page 4-6: Formatted Alexsundra Captan 10/30/2019 3:55:00 PM
Font: 11 pt
Page 4-6: Formatted Alexsundra Captan 10/30/2019 3:55:00 PM
Font: 11 pt
Page 4-6: Formatted Alexsundra Captan 10/30/2019 3:55:00 PM
Font: 11 pt
Page 4-6: Commented [NC63] Nicole Criste 3/31/2019 11:41:00 AM
Police is at City Hall. Sheriff station is in Thermal.
Page 4-6: Formatted Alexsundra Captan 10/30/2019 3:55:00 PM
Font: 11 pt
Page 4-6: Commented [AC64R63] A CAPTAN 4/17/2019 9:49:00 AM
Fixed
Page 4-6: Formatted Alexsundra Captan 10/30/2019 3:55:00 PM
Font: 11 pt
Page 4-7: Inserted Cheri Flores 3/17/2020 4:53:00 PM
7
Page 4-7: Deleted Cheri Flores 3/17/2020 4:53:00 PM
3
Page 4-7: Inserted Alexsundra Captan 10/24/2019 9:49:00 AM
Street. The
Page 4-7: Formatted Cheri Flores 3/17/2020 4:55:00 PM
Font: Condensed by 0.05 pt
Header and footer changes
Page 4-1: Deleted Alexsundra Captan 10/30/2019 2:44:00 PM
Page 4-1: Formatted Alexsundra Captan 10/30/2019 2:44:00 PM
Centered, Indent: Left: 0", Right: 0.06", Border: Bottom: (Single solid line, Auto, 0.5 pt Line width), Tab
stops: 5.5", Left + Not at 6.5"
Page 4-1: Deleted Alexsundra Captan 10/30/2019 3:53:00 PM
of 9
Text Box changes
Header and footer text box changes
Footnote changes
Endnote changes
191114_Section 5-CITY EDITS
Main document changes and comments
Page 5-1: Formatted Alexsundra Captan 10/30/2019 3:56:00 PM
Heading 1, None, Line spacing: single, No bullets or numbering, Widow/Orphan control, Allow hanging
punctuation, Adjust space between Latin and Asian text, Adjust space between Asian text and numbers,
Tab stops: Not at 0.44"
Page 5-1: Formatted Alexsundra Captan 10/30/2019 3:57:00 PM
Top: 0.81", Bottom: 0.13"
Page 5-1: Inserted Alexsundra Captan 10/30/2019 2:29:00 PM
The final financing arrangements, including participation agreements, if any, shall be determined at the
Tentative Map stage of development and shall be reviewed and approved by the City of La Quinta as well
as all affected agencies if necessary.
Page 5-1: Commented [CF1] Cheri Flores 10/4/2019 1:15:00 PM
Are the final financing arrangements to be determined at the Final Map stage, or with the smaller lot TTMs? If so,
please revise to reflect this. If not, then financing arrangements need to be better described here since the
Tentative map is being processed with the SPA. Expand on what those bullet points mean
Page 5-1: Commented [AC2R1] Alexsundra Captan 10/24/2019 10:42:00 AM
Described
Page 5-1: Inserted Cheri Flores 4/1/2020 2:29:00 PM
The applicant shall enter into a Subdivision Improvement Agreement with the City, which requires the
developer to submit bonds to the City to guarantee completion of improvements, at the Final Map stage of
development.
Page 5-1: Inserted Alexsundra Captan 10/30/2019 2:29:00 PM
The current plan for financing infrastructure and improvements to
Page 5-1: Deleted Cheri Flores 4/1/2020 2:31:00 PM
to
Page 5-1: Inserted Cheri Flores 4/1/2020 2:31:00 PM
will
Page 5-1: Inserted Alexsundra Captan 10/31/2019 9:07:00 AM
be provided by the Hofmann organization
Page 5-1: Commented [CF3] Cheri Flores 3/17/2020 5:04:00 PM
What is the name of the Hofmann organization? Is it Hofmann Land Development or another LLC? Explain also
that this is the property owner of the Travertine project.
Page 5-1: Inserted Alexsundra Captan 10/30/2019 2:29:00 PM
. At this time no outside financing mechanisms are anticipated to be needed to provide infrastructure to
service the project. Any shared costs or reimbursement agreements coincident with other developments
within the area will be quantified through agreements governed by the
Page 5-1: Inserted Cheri Flores 3/17/2020 5:05:00 PM
C
Page 5-1: Deleted Cheri Flores 3/17/2020 5:05:00 PM
c
Page 5-1: Inserted Alexsundra Captan 10/30/2019 2:29:00 PM
city of La Quinta for purposes of assessing future projects.
Page 5-1: Commented [CF4] Cheri Flores 4/1/2020 2:35:00 PM
Please denote how many phases there will be. Traffic Study shows 3, NOP shows 4. This needs to be consistently
described in all studies
Also, please describe that there are two different types of phasing plans and what is the difference between the
construction phasing and conceptual phasing.
Page 5-1: Inserted Alexsundra Captan 10/30/2019 2:28:00 PM
The primary intent of the construction phasing plan of the Travertine development is to ensure that complete
and adequate public facilities and services are in place and available to builders, residents and first
responders, see Exhibit 5.1. The project will provide all wet and dry utilities from Avenue 62 to the point
of connection for various product phases and water tanks.
The project will be constructed by a master developer. The master developer will provide the mass grading
and the rough graded pads for builder product. They will also install all major and common roads, as well
as install all backbone sewer, water, and storm drains in addition to dry utilities that will serve the individual
builder pads in the project. All areas that are common in the project will be landscaped though the master
developer process. The individual builder responsibilities will include any interior infrastructure associated
with the builder’s product, including interior streets, landscaping, common areas, amenities, as well as any
of the utility points of connection to the master system (sewer, water, storm drain and dry utilities).
Page 5-1: Inserted Cheri Flores 3/17/2020 5:15:00 PM
One well will be constructed during the Construction Phase I stage, located off the Travertine project site.
Additionally, an offsite 5-acre substation will be constructed during the Construction Phase I stage.
Page 5-2: Inserted Alexsundra Captan 10/30/2019 3:19:00 PM
The project is anticipated to be constructed from east to west and south to north as the major infrastructure
for water, sewer, storm drain and dry utilities will be pioneered with the construction and widening of
Avenue 62 south of the Trilogy project , continue over Dike
Page 5-2: Inserted Cheri Flores 3/17/2020 5:08:00 PM
No.
Page 5-2: Deleted Cheri Flores 3/17/2020 5:08:00 PM
#
Page 5-2: Inserted Alexsundra Captan 10/30/2019 2:28:00 PM
#4 westerly towards the Travertine and project over CVWD’s recharge basin
Page 5-2: Deleted Cheri Flores 3/17/2020 5:09:00 PM
and
Page 5-2: Inserted Cheri Flores 4/1/2020 2:33:00 PM
s
Page 5-2: Inserted Alexsundra Captan 10/30/2019 2:28:00 PM
. The major infrastructure will be constructed from the east moving up the spine road, providing laterals
and points of connections to the individual development areas.
Page 5-2: Inserted Cheri Flores 4/1/2020 2:34:00 PM
Page 5-2: Inserted Alexsundra Captan 10/30/2019 2:28:00 PM
The construction, installation, and/or extension of infrastructure and facilities necessary to serve each phase
of development shall be operational prior to the issuance of the first Certificate of Occupancy or Final
Inspection for that particular phase. Perimeter streets and associated landscaping (i.e. the extension of
Jefferson
Page 5-2: Commented [CF5] Cheri Flores 4/26/2019 4:00:00 PM
Please specify what will be “backbone” roads, water, sewer etc. built prior to construction of anything else
Page 5-2: Commented [AC6R5] A CAPTAN 6/6/2019 1:46:00 PM
TBD
Page 5-2: Commented [CF7R5] Cheri Flores 10/4/2019 1:17:00 PM
Will the spine road be completed with the first phase? Please note that. When will any off sites improvements be
done, ie wells, substation? What about water lines and sewer lines? Are the mains going in with the spine road at
first and then the rest go in phases? We need some assumptions here.
Page 5-2: Commented [AC8R5] Alexsundra Captan 10/29/2019 12:52:00 PM
Revised
Page 5-2: Inserted Cheri Flores 3/17/2020 5:09:00 PM
Street
Page 5-2: Commented [AY9] Amy Yu 3/27/2020 5:14:00 PM
Should show Jefferson St extension in Construction Phase 1 on Exhibit 5.1
Page 5-2: Commented [CF10] Cheri Flores 4/2/2020 12:31:00 PM
See Amy’s comment above, or clarify the language here. It is unclear if the entire Jefferson St extension will be
installed in first phase, or if half is inf first phase and half in 2nd phase.
Page 5-2: Inserted Alexsundra Captan 10/30/2019 2:28:00 PM
) will be required to be constructed and installed prior to the issuance of the very first Certificate of
Occupancy or Final Inspection for the entire development.
It should be noted that, as development in Travertine and the surrounding community continues, market
conditions as well as infrastructure design and improvements may evolve and change, resulting in various
revisions to the phasing program anticipated and described herein. These revisions, upon review and
confirmation by the City of La Quinta they meet the intent of the Specific Plan and adequately serve the
needs of the community, shall be permitted without an amendment to the Specific Plan
Page 5-2: Inserted Cheri Flores 4/2/2020 12:33:00 PM
, subject to the approval of the Design and Development Director
Page 5-2: Inserted Alexsundra Captan 10/30/2019 2:28:00 PM
.
Page 5-2: Inserted Alexsundra Captan 11/14/2019 11:34:00 AM
2
Page 5-2: Deleted Alexsundra Captan 11/14/2019 11:34:00 AM
1
Page 5-2: Commented [CF11] Cheri Flores 4/1/2020 2:38:00 PM
This exhibit should be renamed to Conceptual Product Phasing Plan to provide more clarity
Page 5-2: Deleted Cheri Flores 4/1/2020 2:41:00 PM
The current policy for Riverside County Fire is to allow up to 200 units off a single point of access. At this
time the city of La Quinta has commented that they do not support this policy.
Page 5-2: Inserted Alexsundra Captan 10/30/2019 2:31:00 PM
Table 10: Product Phasing Plan Summary
PA Land Use Acres Density Range Target Density Target
Units
PHASE 1
11 Low Density Residential 26.5 2-4 du/ac 2.8 75
12 Resort / Golf 45.9
13 Low Density Residential 50.5 2-4 du/ac 2.1 107
14 Low Density Residential 30.6 2-4 du/ac 1.6 48
15 Low Density Residential 35.2 2-4 du/ac 1.8 65
20 Open Space Recreation 22.0
23 Open Space Natural 151.8
24 Open Space Natural 10.7
Phase 1 Totals 373.2 295
PHASE 2
6 Low Density Residential 11.3 2-4 du/ac 2.7 31
8 Low Density Residential 18.1 2-4 du/ac 3.4 61
9 Low Density Residential 21.7 2-4 du/ac 3.4 73
10 Medium Density Residential 14.8 4-8 du/ac 5.0 74
16 Low Density Residential 35.1 2-4 du/ac 2.0 70
19 Open Space Recreation 8.8
Phase 2 Totals 109.8 309
PHASE 3
5 Low Density Residential 9.9 2-4 du/ac 2.7 27
7 Medium Density Residential 20.7 4-8 du/ac 7.9 163
17 Low Density Residential 50.7 2-4 du/ac 2.3 116
Phase 3 Totals 81.3 306
PHASE 4
1 Open Space Recreation 17.2
2 Resort / Spa 38.2
3 Medium Density Residential 26.1 4-8 du/ac 7.9 205
4 Low Density Residential 29.2 2-4 du/ac 2.9 85
18 Open Space Recreation 18.1
21 Open Space Recreation (Golf) 122.0
22 Open Space Recreation 28.4
Phase 4 Totals 279.2 290
Grand Total* 843.5 1,200
*Master Planned Roadways are not included in the Grand Total. Master Planned Roadways are built throughout the project from
south-east of the project site to the north-west.
Page 5-3: Commented [CF12] Cheri Flores 4/11/2019 1:01:00 PM
Make sure this is still correct after getting info from fire on how many homes can be built without second access
Page 5-3: Commented [AC13R12] A CAPTAN 6/6/2019 1:48:00 PM
The Alternative will be discussed in the EIR, not in the Specific Plan
Page 5-3: Commented [CF14R12] Cheri Flores 10/4/2019 1:22:00 PM
Please address this comment here. Fire’s determination would affect the phasing
Page 5-3: Commented [AC15R12] Alexsundra Captan 10/29/2019 12:52:00 PM
Added comment
Page 5-4: Inserted Cheri Flores 3/17/2020 5:35:00 PM
(HOA)
Page 5-4: Inserted Cheri Flores 3/17/2020 5:34:00 PM
Page 5-4: Deleted Cheri Flores 3/17/2020 5:35:00 PM
Home Owners Association (
Page 5-4: Inserted Cheri Flores 3/17/2020 5:35:00 PM
’s
Page 5-4: Deleted Cheri Flores 3/17/2020 5:35:00 PM
)
Page 5-4: Inserted Cheri Flores 3/17/2020 5:35:00 PM
Page 5-4: Inserted Cheri Flores 3/17/2020 5:36:00 PM
11
Page 5-4: Deleted Cheri Flores 3/17/2020 5:36:00 PM
9
Page 5-4: Inserted Alexsundra Captan 10/30/2019 2:29:00 PM
Table 11: Maintenance Responsibilities
Maintenance
Responsibilities
CVWD /
City
Master Property
Owners
Association
(POA)
Home
Owners
Association
(HOA) Private CVWD
Major Entries ×
Public Streets
within project
boundaries
(Landscaping)
× ×
Page 5-4: Commented [CF16] Cheri Flores 10/4/2019 2:21:00 PM
Who maintains flood control facilities? POA? Please indicate here.
Page 5-4: Commented [AC17R16] Alexsundra Captan 10/30/2019 1:42:00 PM
Added
Page 5-4: Formatted Table Cheri Flores 4/2/2020 2:34:00 PM
Formatted Table
Page 5-4: Deleted Cheri Flores 4/2/2020 2:34:00 PM
CVWD /
Page 5-4: Deleted Cheri Flores 4/2/2020 12:36:00 PM
×
Page 5-4: Inserted Cheri Flores 4/2/2020 12:37:00 PM
Public Streets
outside project
boundaries, within
City jurisdiction
(Median
landscaping only)
×
Page 5-4: Inserted Alexsundra Captan 10/30/2019 2:29:00 PM
Private Streets × × ×
Master Common
Landscape
×
Golf Course ×
Recreational
Facilities
× × ×
Resort Complex × ×
Flood Control
Facilities ×
Common
Landscape
×
Page 5-4: Deleted Cheri Flores 4/2/2020 2:34:00 PM
×
Page 5-5: Commented [NC18] Nicole Criste 4/11/2019 1:36:00 PM
What about other changes? Style of architecture, landscape palette? There should be an administrative approval
trigger for those too. Please add those.
Page 5-5: Commented [AC19R18] A CAPTAN 6/6/2019 1:51:00 PM
Added
Page 5-5: Inserted Alexsundra Captan 10/30/2019 3:19:00 PM
Page 5-5: Inserted Cheri Flores 3/17/2020 5:37:00 PM
5.7.1
Page 5-5: Formatted Cheri Flores 3/17/2020 5:43:00 PM
Indent: Left: 0.25"
Page 5-5: Commented [CF20] Cheri Flores 10/4/2019 2:15:00 PM
Exhibit 5.1 is the Conceptual Phasing Plan. Unless you are referring back to the land use plan. In which case, the
exhibit reference would need to be corrected.
Page 5-5: Commented [AC21R20] Alexsundra Captan 10/9/2019 9:39:00 AM
updated
Page 5-5: Commented [NC22] Nicole Criste 4/11/2019 1:42:00 PM
See Section 6.5 above. This is inconsistent with that Section, and that Section should apply, not this one.
Header and footer changes
Page 5-1: Deleted Alexsundra Captan 10/30/2019 3:57:00 PM
of 5
Text Box changes
Header and footer text box changes
Footnote changes
Endnote changes
Summary of Comments on Microsoft Word - 12184-01 Traffic Phasing Report.docx
Page: 1
Author: nsc Subject: Sticky Note Date: 3/30/2020 4:11:24 PM General Comment: 1. The constant reference to the previous TIA, including mitigation measures such as on-site improvements, needs to be centralized into one document. The two studies can easily be combined, given that the last analysis was a single-phase analysis. We also need a master list of on- and off-site mitigation in this document. 2. Required improvements are mitigation measures. They all need to be in Section 7. 3. Assumption is made that the 40 foot paved section is adequate for all phases of development. There is no substantiation for this, and no discussion of when full off-site improvements will be required, based on ambient growth+ cumulative. The trips generated by this project exceed the capacity of a sub-standard two lane roadway on both Jefferson and Avenue 62. This analysis needs to describe when,if no other development occurs, the project builds out off site improvements. 4. The assumption that Jefferson will be in by a certain date assumes that BLM issues a permit. Unless that can be guaranteed, Jefferson cannot be assumed available for at least the first two scenarios.
Page: 13
Author: nsc Subject: Sticky Note Date: 3/24/2020 12:22:50 PM Inconsistent with NOP, which calls out two overall phases and 4 construction phases. Please see NOP Exhibits 7 and 8. Either there needs to be an explanation of why the TIA differs from the NOP, or the TIAneeds to be amended to reflect 4 development phases. Author: nsc Subject: Sticky Note Date: 3/24/2020 12:34:15 PM Note that based on the project schedule, this EIR will be released after the July 1 deadline for the preparation of alternative transportation methodology. As such, this TIA will need to conform to the City's policy, once established.
Page: 14
Author: consultingplanner Subject: Sticky Note Date: 3/24/2020 12:34:53 PM Phasing Map is inconsistent with 3.20 NOP maps. See comments above regarding need for consistency.
Page: 15
Author: nsc Subject: Sticky Note Date: 3/24/2020 12:36:17 PM The SP max. is 1200 units. This count may be only 3 units over that, but it needs to be 1200. Please find the error and correct. Author: nsc Subject: Sticky Note Date: 3/24/2020 12:54:20 PM What is "interim"? Please define. Also, the assumption must be that the short-term solution will be replaced by a long-term, City compliant roadway section at some point. This document should clearly state when the permanent solution will be implemented, whether as a needed mitigation, or a project feature. Author: nsc Subject: Highlight Date: 3/24/2020 12:36:40 PM Author: nsc Subject: Highlight Date: 3/24/2020 12:36:43 PM Author: nsc Subject: Sticky Note Date: 3/24/2020 12:51:37 PM Phases should reference reader to exhibit on previous page for Planning Area #s Author: nsc Subject: Sticky Note Date: 3/24/2020 12:37:36 PM Discussion above calls for 4 phases. Please be consistent. Author: nsc Subject: Sticky Note Date: 3/24/2020 12:55:09 PM See comment above regarding interim conditions. This project will not be allowed to build out with sub-standard roadways.
Page: 26
Author: nsc Subject: Sticky Note Date: 3/30/2020 3:59:37 PM Need analysis of whether these signals are included in CIP and when funding is programmed, assumingproject will increase deficiencies. Also, show what jurisdiction has control
Page: 30
Author: nsc Subject: Highlight Date: 3/26/2020 1:08:22 PM This needs to be a mitigation measure. It is not in Section 7. Author: nsc Subject: Sticky Note Date: 3/26/2020 1:12:58 PM 1. Need an analysis of whether these are programmed CIP improvements (by jurisdiction - these are notall LQ intersections). 2. If not CIP funded, need to know how they will be built. 3. Need to describe how much worse the project contribution is, and assign fair-share. 4. If improvements are not CIP funded, there is an existing significant impact. How will it be mitigated to LTS? Author: nsc Subject: Sticky Note Date: 3/26/2020 1:14:21 PM See previous comment. Is this CIP funded, and if not what is the project's contribution and how does it get fixed?
Page: 38
Author: nsc Subject: Sticky Note Date: 3/26/2020 1:18:55 PM Is there ROW? One lane in each direction is 24 feet. What is the extra 16 for?
Page: 39
Author: nsc Subject: Sticky Note Date: 3/26/2020 1:28:07 PM See previous comment under Existing Conditions.
Page: 40
Author: nsc Subject: Sticky Note Date: 3/26/2020 1:28:42 PM All this belongs in Section 7.
Page: 43
Author: nsc Subject: Sticky Note Date: 3/26/2020 1:37:53 PM In addition to comments below, see comments in Section 3 that apply. Author: nsc Subject: Sticky Note Date: 3/26/2020 1:34:26 PM north side?
Page: 59
Author: nsc Subject: Sticky Note Date: 3/26/2020 1:38:03 PM In addition to comments below, see comments in Section 3 that apply. Author: nsc Subject: Sticky Note Date: 3/26/2020 1:53:14 PM north?
Page: 75
Author: nsc Subject: Sticky Note Date: 3/26/2020 3:48:32 PM This requirement will be in place before the EIR is released. We need to address as a team how the project will address alternative impact analysis.
Page: 76
Author: nsc Subject: Sticky Note Date: 3/26/2020 3:51:21 PM This needs to be better explained. There is no retail in this project, and the jobs will be limited to servicejobs in the resort industry. The project proposes no housing that will be affordable to that population. Therefore, any reduction from the high end, which is not explained either, is unsubstantiated.
Page: 77
Author: nsc Subject: Sticky Note Date: 3/26/2020 3:55:43 PM Is this related to internal capture in trip generation? Internal capture represents 5.8% of total trips. The reduction taken is 9%? Author: nsc Subject: Sticky Note Date: 3/26/2020 3:59:03 PM This does not resolve the issue. If the City settles on a 15% reduction in VMT, which is what I've read elsewhere for a target, then this project has significant traffic impacts.
Page: 79
Author: nsc Subject: Sticky Note Date: 3/26/2020 4:07:04 PM See previous comments regarding consolidation of all improvements in this section, and addressing CIP/DIF installations.