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SP 2017-0004 TravertineTRAVERTINE SPECIFIC PLAN AMENDMENT - OCTOBER 27, 2023 City of La Quinta 78-495 Calle Tampico La Quinta, CA 92253 TRAVERTINE SPECIFIC PLAN AMENDMENT - 2023 TABLE OF CONTENTS 1 Introduction.................................................................................................................................................1-1 1.1 Purpose and Intent.......................................................................................................1-1 1.2 Authority and Requirements.........................................................................................1-1 1.3 Specific Plan Amendment Components.........................................................................1-2 1.4 Project Description.......................................................................................................1-3 1.4.1 Project Setting and Surrounding Land Uses.......................................................................1-6 1.5 Project Objectives.......................................................................................................1-10 1.6 Existing Conditions.....................................................................................................1-10 1.7 Project Site History.....................................................................................................1-11 1.7.1 Required Additional Studies After Specific Plan Approval...................................................1-11 1.8 Relationship to the City General Plan..........................................................................1-15 1.8.1 Land Use Element............................................................................................................1-15 1.8.2 Circulation Element..........................................................................................................1-18 1.9 Zoning Map Amendment............................................................................................1-19 2 Land Use......................................................................................................................................................2-1 2.1 Project Description and Summary................................................................................2-1 2.1.1 Land Use Plan Description.................................................................................................2-1 2.1.2 Open Space........................................................................................................................2-4 2.1.3 Recreational Trails..............................................................................................................2-4 2.1.4 Roadways...........................................................................................................................2-6 2.1.5 Residential..........................................................................................................................2-6 2.1.6 Tourist Serving Recreational Facilities.............................................................................2-10 2.2 Development Regulations & Standards.......................................................................2-11 2.2.1 Low Density Residential- Planning Areas 3-5, 7, 8, 10, & 12-16 ......................................2-11 2.3.2 Medium Density Residential — Planning Areas 2, 6, and 9 ...............................................2-13 2.3.3 Resort (Tourist Commercial) — Planning Areas 1 and 11 .................................................2-14 2.3.5 Natural Open Space/Restricted Open Space — Planning Area 20 ....................................2-16 3 Design Guidelines........................................................................................................................................ 3-1 3.1 Purpose and Intent.......................................................................................................3-1 3.2 Introduction.................................................................................................................3-1 3.3 Theme..........................................................................................................................3-1 3.4 Architectural Design Elements......................................................................................3-2 TRAVERTINE SPECIFIC PLAN AMENDMENT - 2023 3.4.1 Color...................................................................................................................................3-3 3.4.2 Materials............................................................................................................................3-3 3.5 Landscape Design Elements........................................................................................3-12 3.5.1 Main Community and Gates Entries................................................................................3-15 3.5.2 Typical Entry Landscape and Monumentation................................................................3-15 3.5.3 Jefferson Street/Avenue 62 streetscape..........................................................................3-19 3.5.4 Loop Road Streetscape....................................................................................................3-19 3.5.5 Residential Streetscape....................................................................................................3-19 3.5.6 Parcel Landscape Open Space..........................................................................................3-23 3.5.7 Community Slope.............................................................................................................3-23 3.5.8 Open Space and Edge Conditions....................................................................................3-23 3.5.9 On -Street, Off -Street and Strolling Trails.........................................................................3-27 3.5.10 Public Hiking Trails...........................................................................................................3-27 3.5.11 Community West and East Parks.....................................................................................3-31 3.5.12 Resort and Spa.................................................................................................................3-34 3.5.13 Golf Academy / Practice Facility......................................................................................3-36 3.5.14 Typical Fences and Walls.................................................................................................3-37 3.5.15 Landscape Cross-Sections................................................................................................3-40 3.6 Planting Zones............................................................................................................3-49 3.7 Plant Material Guidelines...........................................................................................3-49 4 Infrastructure Plan.......................................................................................................................................4-1 4.1 Circulation Plan Description..........................................................................................4-1 4.2 Water...........................................................................................................................4-9 4.3 Sewer.........................................................................................................................4-11 4.4 Conceptual Grading and Drainage Plan........................................................................4-13 4.4.1 Drainage Plan...................................................................................................................4-16 4.4.2 Stormwater Management Plan........................................................................................4-18 4.4.3 Grading Plan.....................................................................................................................4-18 4.5 Utilities......................................................................................................................4-19 4.6 Public Facilities & Services..........................................................................................4-20 4.6.1 Solid Waste......................................................................................................................4-20 4.6.2 Fire Protection..................................................................................................................4-20 4.6.3 Police Protection..............................................................................................................4-21 TRAVERTINE SPECIFIC PLAN AMENDMENT - 2023 4.6.4 Community Services & Facilities......................................................................................4-21 4.6.5 Recreation........................................................................................................................4-21 5 Implementation Measures and Administration...........................................................................................5-1 5.1 Procedures...................................................................................................................5-1 5.2 Financing Plan..............................................................................................................5-1 5.3 Maximum Allowable Development...............................................................................5-1 5.4 Statistical Table............................................................................................................5-2 5.5 Determination of Development Standards....................................................................5-3 5.6 Conceptual Grading and Construction Phasing Plan .......................................................5-5 5.7 Maintenance Plan.........................................................................................................5-8 5.8 Amendments................................................................................................................5-9 6 Appendix..................................................................................................................................................... 6-1 6.1 Consistency with City of La Quinta General Plan............................................................6-1 6.2 Reference Table and Exhibit..........................................................................................6-7 TRAVERTINE SPECIFIC PLAN AMENDMENT - 2023 LIST OF EXHIBITS Exhibit 1.1 — Specific Plan Amendment — Area Comparison......................................................................1-5 Exhibit 1.2 — Regional Location Map..........................................................................................................1-7 Exhibit1.3 —Vicinity Map..........................................................................................................................1-8 Exhibit1.4 —Site Location Map..................................................................................................................1-9 Exhibit 1.5 — Conservation Area...............................................................................................................1-13 Exhibit 1.6.1— Existing General Plan Land Use Map................................................................................1-16 Exhibit 1.6.2 — Proposed Land Use Map..................................................................................................1-17 Exhibit 1.7.1— Existing Zoning.................................................................................................................1-20 Exhibit 1.7.2 — Proposed Zoning Plan.......................................................................................................1-21 Exhibit 2.1—Travertine Land Use Plan.......................................................................................................2-2 Exhibit2.2 — Recreation Plan.....................................................................................................................2-5 Exhibit 2.3 — Lot Configuration Estate and Luxury Single Family Detached..............................................2-7 Exhibit 2.4 — Lot Configuration Large and Mid SFD...................................................................................2-8 Exhibit 2.5 — Lot Configuration Small and Single Family Attached............................................................2-9 Exhibit 2.6 — Lot Configuration Resort Villas............................................................................................2-15 Exhibit3.1 — Estate Homes........................................................................................................................3-4 Exhibit 3.2 — Single Family Luxury Homes..................................................................................................3-5 Exhibit 3.3 — Single Family Mid Homes......................................................................................................3-6 Exhibit 3.4 — Single Family Entry Home.....................................................................................................3-7 Exhibit3.5 — Patio Homes..........................................................................................................................3-8 Exhibit 3.6 — Single Family Attached Units.................................................................................................3-9 Exhibit3.7 —Villas ....................................................................................................................................3-10 Exhibit 3.8 —Typical Materials.................................................................................................................3-11 Exhibit 3.9 — Overall Landscape Illustrative.............................................................................................3-13 Exhibit 3.10 — Landscape Categories Illustrative......................................................................................3-14 Exhibit 3.11— Main Community Entries..................................................................................................3-16 Exhibit 3.12 — Gated Entries.....................................................................................................................3-17 Exhibit 3.13 —Typical Entry Landscape and Monumentation.................................................................3-18 Exhibit 3.14 - Jefferson Street / Avenue 62 Streetscape.........................................................................3-20 Exhibit 3.15 — Loop Collector Streetscape...............................................................................................3-21 Exhibit 3.16 — Residential Streetscape.....................................................................................................3-22 Exhibit 3.17 — Parcel Landscape Open Space...........................................................................................3-24 TRAVERTINE SPECIFIC PLAN AMENDMENT - 2023 Exhibit 3.18 — Community Slope Landscape............................................................................................3-25 Exhibit 3.19 — Open Space and Edge Conditions.....................................................................................3-26 Exhibit 3.20 — On Street Trails..................................................................................................................3-28 Exhibit 3.21— Off Street Trails.................................................................................................................3-29 Exhibit 3.22 — Strolling Trail.....................................................................................................................3-30 Exhibit 3.23 — Community West Park......................................................................................................3-32 Exhibit 3.24 — Community East Park........................................................................................................3-33 Exhibit 3.25 — Resort and Spa Landscape Illustrative..............................................................................3-34 Exhibit 3.26 —Resort and Spa Landscape Concepts.................................................................................3-35 Exhibit 3.27 — Golf Training Facility Landscape Concept.........................................................................3-36 Exhibit 3.28 - Conceptual Wall Type Schedule................................................................................................ 3-37 Exhibit 3.29 - Overall Wall Elevations......................................................................................................3-38 Exhibit 3.30 — Landscape Cross -Sections Key Map — Interior..................................................................3-41 Exhibit 3.31— Landscape Cross -Sections Key Map — Exterior..................................................................3-42 Exhibit 3.32 — Landscape Cross -Section 1 and 2......................................................................................3-43 Exhibit 3.33 — Landscape Cross -Sections 3 and 4....................................................................................3-44 Exhibit 3.34 — Landscape Cross -Section 5................................................................................................3-45 Exhibit 3.35 — Landscape Cross -Section 6................................................................................................3-46 Exhibit 3.36 — Landscape Cross -Section 7, 8, and 9.................................................................................3-47 Exhibit 3.37 — Landscape Cross -Sections 10, 11, 12, and 13....................................................................3-48 Exhibit 3.38 - Planting Zones....................................................................................................................3-50 Exhibit 4.1 — Circulation Plan.....................................................................................................................4-3 Exhibit 4.2 — Roadway Sections A, B, & C...................................................................................................4-4 Exhibit 4.3 — Roadway Sections D, E, & F...................................................................................................4-5 Exhibit4.4 — Roundabout...........................................................................................................................4-6 Exhibit 4.5 — Street Gated Entry Section & Details....................................................................................4-7 Exhibit 4.6 —Typical Gated Entries.............................................................................................................4-8 Exhibit 4.7 — Conceptual Water Plan.......................................................................................................4-10 Exhibit 4.8 — Conceptual Sewer Plan........................................................................................................4-12 Exhibit 4.9 — Conceptual Grading Plan.....................................................................................................4-14 Exhibit 4.10 — Slope Ratio Diagram..........................................................................................................4-15 Exhibit 4.11— Conceptual Hydrology Plan...............................................................................................4-17 Exhibit 5.1—Construction Phase 1-A & 1-13 Plan........................................................................................5-7 TRAVERTINE SPECIFIC PLAN AMENDMENT - 2023 Exhibit 6.1—Travertine Specific Plan Land Use Plan (same as Exhibit 2.1) ................................................6-2 LIST OF TABLES Table 1: Approved 1995 Specific Plan and Proposed Specific Plan Amendment.....................................1-3 Table 2 — Land Use Plan Comparison.......................................................................................................1-15 Table 3 - Zoning Plan Comparison...........................................................................................................1-19 Table4: Land Use Summary......................................................................................................................2-1 Table 5: Planning Area Summary..............................................................................................................2-3 Table 6: Development Standards for Single Family Detached Homes in Low Density Planning Areas ..2-12 Table 7: Development Standards for Medium Density Planning Areas..................................................2-13 Table 8: Development Standards for Villas ........ ..................................................................................... 2-14 Table 9: Development Standards for Hotel/Commercial........................................................................2-16 Table10: Landscape Palette...................................................................................................................3-51 Table 11: Prohibited Invasive Ornamental Plants....................................................................................3-54 Table 12: Travertine Specific Plan Statistical Table....................................................................................5-2 Table 13: Development Standards for Low Density Residential...............................................................5-3 Table 14: Development Standards for Medium Density Residential........................................................5-4 Table15: Phasing Plan Summary...............................................................................................................5-6 Table 16: Maintenance Responsibilities...................................................................................................5-8 TRAVERTINE SPECIFIC PLAN AMENDMENT - 2023 1.0 INTRODUCTION 1 INTRODUCTION 1.1 Purpose and Intent The Travertine Specific Plan Amendment document is prepared to guide development of the site by setting forth a development plan, phasing plan, infrastructure plans, development standards, recreation plan, and design guidelines for architecture, landscaping, and other design elements for the Travertine project. This is an amendment to the original 1995 Specific Plan (SP1994-026) and reduces overall project area from the original plan due to a number of environmental and regulatory constraints identified since the original approval. The grading design of the site is planned to accommodate the proposed development of the site, while still preserving and protecting environmentally sensitive areas. Project design elements are intended to create visual harmony with the surrounding natural environment. This amendment supersedes SP1994-026 and will be the governing document for the project area. 1.2 Authority and Requirements The Amendment creates a master -planned residential and resort/spa community with a balanced mix of land uses and a quality environment through comprehensive planning regulations, standards, and design guidelines. The purpose of this document is to provide a foundation for a variety of land uses on the Travertine property through the application of regulations, standards, and design guidelines. This Specific Plan Amendment, when adopted by Resolution, serves both planning and regulatory functions, and establishes infrastructure service needs. California Government Code Section 65450 et seq. grants local planning agencies the authority to prepare and adopt specific plans for any area covered by a General Plan for the purpose of establishing systematic methods of implementation of the General Plan. This section of the Government Code mandates what a specific plan shall contain including text and diagrams which specify all the following in detail: • The distribution, location, and text of the uses of land, including open space, within the area covered by the plan. • The proposed distribution, location and extent and intensity of major components of public and private transportation, sewage, water, drainage, solid waste disposal, energy, and other facilities proposed to be located within the area covered by the plan and needed to support the land uses described in the plan. • Standards and criteria by which development will proceed, and standards for the conservation, development, and utilization of natural resources, where applicable. • A program of implementation measures including regulations, programs, and financing measures necessary to carry out the Travertine project. • A statement of its relationship to and consistency with the General Plan. The local authority and procedures for the review and adoption of the Specific Plan are described in Chapter 9.240 of the Municipal Code. The Specific Plan shall be adopted in accordance with the provisions of Article 8, Specific Plans, and Section 65450 et seq. of the California Government Code. For those situations and issues not addressed by this Specific Plan's regulations, the City's Zoning Code will serve as the regulatory requirement and as a supplement for administration review procedures, environmental review, and others. The Specific Plan, as amended, and the associated Final EIR shall be used in the review of all project proposals in the Specific Plan area. All mitigation measures shall be referenced in the Conditions of Approval for subsequent entitlements and are included in this Specific Plan as appendices. 1-11 Page TRAVERTINE SPECIFIC PLAN AMENDMENT - 2023 1.0 INTRODUCTION 1.3 Specific Plan Amendment Components This Specific Plan is organized into the following sections: Section 1. Introduction: This section summarizes the authority for preparing specific plans and contains the project description and history as well as development objectives. It also provides a comparison of the proposed Specific Pan Amendment to the original 1995 Specific Plan. Section 2. Land Use Plan: The Land Use Plan Section describes residential planning areas, proposed housing types, recreational and natural open space areas, and the community parks and trails planned within the community. Section 3. Design Guidelines: This section is intended to direct the site planning, landscaping, and architectural quality of the development. Streetscapes, entries, edge treatments, walls and fencing, lighting, signage, and architectural design are some of the features addressed in the Design Guidelines Section 4. Infrastructure: This section provides information on circulation improvements, planned backbone water, sewer, and storm drain systems, the grading concept for the development of the project, and public utilities serving Travertine. Section 5. Implementation Measures & Administration: The governing policies and procedures for the review and approval by the City of specific development proposals within the Specific Plan area are described in this section. This section provides the methods and procedures for interpreting and amending the Specific Plan, a summary of project financing, and the planned maintenance responsibilities for new development within the Specific Plan area. Section 6. General Plan Consistency Analysis: This discussion is included within the Appendix to the Specific Plan and provides an analysis of the consistency of the Specific Plan with the goals and policies of the City's General Plan. The Specific Plan Amendment is prepared to serve as an overall framework to guide the development of this project. To ensure the functional integrity, economic viability, environmental sensitivity, and positive aesthetic impact of the project, planning and development goals were established and supported through an extensive analysis. The analysis includes an examination of project environmental constraints, engineering feasibility, market acceptance, economic viability, City General Plan goals, development phasing, and local community goals. As amended, this Specific Plan serves as a regulatory document for development of the 855 -acre site into a high-quality, master planned residential community containing a Resort/Spa, varied residential uses, golf and various open space and recreational uses. This document will provide guidance to the City of La Quinta, builders, developers, architects, and designers in implementing the project. 1-2 1 Page TRAVERTINE SPECIFIC PLAN AMENDMENT - 2023 1.0 INTRODUCTION 1.4 Project Description The Travertine development is a master planned residential community with a Resort/Spa located in the City of La Quinta on the southern edge of the Coachella Valley at the base of the Santa Rosa Mountains. The project is generally bounded by the extension of Avenue 60 on the north; the extension of Avenue 64 to the south; CVWD Dike No. 4 on the east; and Jefferson Street on the west. The proposed project includes development of a mix of uses including up to 1,200 dwelling units of varying residential product types, a resort facility with up to 100 rooms or villas, recreational uses such as a golf training/practice facility featuring a clubhouse and banquet facilities, a number of neighborhood parks, a public trail system and recreational open space, and natural open space for conservation. The Specific Plan Amendment proposes a reduced project from the 1995 Travertine Specific Plan as a result of additional studies and information made available since its approval. These subsequent studies update the environmental analysis and include mitigation measures. The Environmental Impact Report (EIR) for the 1995 Travertine Specific Plan analyzed the environmental impacts associated with development of approximately 909 acres of that Plan. However, that 1995 EIR was prepared as a "programmatic" EIR, with a set of Mitigation Measures that also required that additional specific technical studies and environmental analysis be completed prior to project implementation to more specifically identify all on-site environmental sensitivities. These required additional studies have now been completed and have more specifically identified environmental and economic constraints within the project area to such an extent that the implementation of the 1995 Specific Plan, as approved, is now infeasible. This Specific Plan Amendment recognizes those newly identified constraints and incorporates the necessary additional mitigations and modifications in order to comply with Federal, State and local requirements. A detailed discussion of each of these new studies is included in Section 1.7 Project Site History as well as the EIR prepared for this Specific Plan Amendment. However, they can be summarized as resulting in an increase in restricted and natural open space areas and a reduction of developable acreage of the Specific Plan area, due to the mitigation requirements of the 1995 EIR. Table 1 provides a comparison of the 1995 Specific Plan to this Amended Plan. Table 1: Approved 1995 Specific Plan and Proposed Specific Plan Amendment Approved 1995 Specific Plan 909 -acres 2,300 Residential Dwelling Units 10 -acres of Neighborhood Commercial 500 Room Resort/ Hotel 36 — Hole Golf Course Proposed Specific Plan Amendment 855 -acres 1,200 Residential Dwelling Units Neighborhood Commercial Removed 100 Room Resort and Wellness Spa Golf Training and Practice Facility with associated Recreational and Commercial Elements and Resort style multi -family homes 1-3 1 Page TRAVERTINE SPECIFIC PLAN AMENDMENT - 2023 1.0 INTRODUCTION Tennis Club Private Recreation in Individual Developments 378 -acres of Open Space (including golf course) Tennis Club Removed Private Recreation in Individual Developments 358 -acres Open Space / Recreational & Restricted (no golf course in Open Space areas) Deletion of noncontiguous acreages including the northernmost Planning Area and miscellaneous acreage not within the City, and adjustments to boundary to accommodate preservation of open space and inclusion of Madison Street right-of-way for EVA purposes 1-4 1 Page TRAVERTINE SPECIFIC PLAN AMENDMENT - 2023 1.0 INTRODUCTION Exhibit 1.1 —Specific Plan Amendment —Area Comparison _ Areas removed from Specific Plan 64.8 Acres _Areas added to Specific Plan 11.2 Acreas ■ I ■ IWin.. r. rrrw� ■ ■ I �ww■�wwR I 1 r� L f ■ ■ ■ ■.J ■ I I ■ ■ I ■ ■ ■ 1 I 1-5 1 Page TRAVERTINE SPECIFIC PLAN AMENDMENT - 2023 1.0 INTRODUCTION 1.4.1 Project Setting and Surrounding Land Uses The property is located in the City of La Quinta on the southern edge of the Coachella Valley at the base of the Santa Rosa Mountains. The project is generally bounded by the extension of Avenue 60 on the north; the extension of Avenue 64 to the south; CVWD Dike No. 4 on the east; and Jefferson Street on the west. (Exhibit 1.2, 1.3, and 1.4) The project site consists of the following Assessor Parcel Numbers: 766- 110-003, -004, -007, and -009; 766-120-001, -002, -003, -006, -015, -016, -018, -021, and -023 753-040- 014, 016, and -017, 753-050-007, and -029; 753-060-003, 764-280-057 and -059, and 764-028-061. North • Coral Mountain and Coral Mountain Park immediately north of the project site • Lake Cahuilla County Park and Lake Cahuilla approximately 1 mile north • Golf course communities including Andalusia and PGA West approximately 1 mile north of the site South • BLM (Martinez Slide) — Open Space/Wilderness Area and CVMSHCP Santa Rosa and San Jacinto Mountains Conservation Area East • Vacant Land owned by: o Bureau of Reclamation (BOR) o Coachella Valley Water District (CVWD) o Bureau of Land Management (BLM) o Private vacant lands are directly adjacent to the eastern boundary of the site o The Trilogy Golf Club at La Quinta is approximately 2,500 feet northeast of the intersection of Madison and Avenue 62 West • Vacant, private lands • BLM - Open Space/Wilderness and CVMSHCP Santa Rosa and San Jacinto Mountains Conservation Area • BLM and BOR (Guadalupe Channel), managed and maintained by CVWD 1-6 1 Page TRAVERTINE SPECIFIC PLAN AMENDMENT - 2023 1.0 INTRODUCTION Exhibit 1.2 — Regional Location Map _ 111 D u, tmcr.i+v,� Noll W idM RANCHO r.r wsn.r. MIRAGE PALM DISERT V io i i w INDIO Q.d A- .. rv.yhwa� 111 INDIAN WELLS a F •• Arris. 1s r— 51F Ar. LA ❑UINTA x a A.• �j ■ COACHELLA o 91na R.• COUNTY OF RIVERSIDE PROJECT SITE e OF Arr wr Wl.ws Rrwwlun 4a v� 1-7 1 Page TRAVERTINE SPECIFIC PLAN AMENDMENT - 2023 1.0 INTRODUCTION Exhibit 1.3 - Vicinity Map st*'.?Nd.1 MAN 4, q, oh ; ►'t .. - - - f ADID � � r- � w�`f r� J i- - '.� � • CUACHE:LLA.+� _t � � #-1�JL � - � � � t •/iia. ^ _ - -�" -+w �� • �+ � •lam s f � � (��+�•. �r EL �• -_ rte, Ilk ; b 0 -,.,. Santa Rasa r Mountainsry PROJECT SITE Martinez �' w •. -Rack Slide 411 +-a � J-�, •.. ter- '`�� - �• - �'k - • .TJJI- - .c �. �� ric''9t�i�IvC2 �ebE}^e, E SrEf��ar _ eCC IB�hiCS, Gltt 5�:urCus � 5, er•� � n n n , ww n c ffCC�� J 1-8 1 Page TRAVERTINE SPECIFIC PLAN AMENDMENT - 2023 1.0 INTRODUCTION Exhibit 1.4 — Site Location Map LEGEND City of La Quinn Boundary Section Lines" 0 'me Public Lane suey syslem iPbssi c Section—one-square-rvmile blok of land, containing 640 acres, or approximately 57 Section Line Numbers aL efill sixth of a to' n hp. ooe m the o—tur, of the Earth, aaotmna may pally be slightly smaller than ons square mile Project Boundary From 11505 7.5 Mlnule Series Mal— ll Quadrangle, CA2015 1-9 1 Page TRAVERTINE SPECIFIC PLAN AMENDMENT - 2023 1.0 INTRODUCTION 1.5 Project Objectives The physical design for Travertine is based on the fundamental principles of good community form, utilizing the sites' natural form; and the protection or mitigation of environmental constraints now identified as present on the site. To ensure the successful interpretation and implementation of these ideas, the plan's design goals and principles have been distilled down to the following primary principles for this Specific Plan Amendment: 1. To develop a mixed-use master planned community, to include varying housing densities and housing product types, with associated recreational amenities such as, and not limited to, trails and parkland. 2. To facilitate the attainment of the City's Regional Housing Needs Allocation targets for new residential construction. 3. To preserve or mitigate impacts to sensitive biological resources in a manner consistent with current Federal, State and local requirements. 4. To develop a project that will generate a sustainable, diversified increase to the City's tax revenue stream, resulting in a project that is economically successful for the City as well as the master developer. 5. Provide for the protection of the health, safety, and welfare of the community and environs from flooding and hydrological hazards. 1.6 Existing 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. A cultivated vineyard once occupied most of the northern portion of the project site, but has been abandoned since 2007. The existing infrastructure on the project site is very limited as the site has not been previously developed, and only the former vineyard area was provided with water from three privately owned on-site wells. Section 5 contains detailed descriptions of proposed infrastructure. The Travertine project will be served by Coachella Valley Water District (CVWD) for domestic water. The site contains three existing privately -owned wells used when the vineyard was active. Additional offsite wells will be developed by the applicant in coordination with CVWD. The nearest Coachella Valley Water District (CVWD) sewer connection to the project site currently exists at Monroe Street and Avenue 62. CVWD has completed a preliminary analysis of the Travertine Development that will be used to ensure the size and capacity of the future infrastructure will be adequate to accommodate the estimated project flows. Ultimately flows will discharge into CVWD's Water Reclamation Plant No. 4 in Thermal. The site is currently served with electrical power from the Imperial Irrigation District (IID). Power from this source was used when the vineyard was last active (2007) to pump irrigation water from three existing privately -owned wells. IID will supply electricity to the development within the Travertine Specific Plan area. Natural gas will be provided to the site by Southern California Gas Company through the extension of natural gas infrastructure via Avenue 62 over Dike #4. Currently there is no natural gas provided on site. 1-10 1 Page TRAVERTINE SPECIFIC PLAN AMENDMENT - 2023 1.0 INTRODUCTION 1.7 Project Site History The project site is located on an alluvial fan emanating from the Santa Rosa Mountains in the southeast portion of the City of La Quinta. 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- 2006. In 1988-1989 the project site was part of a proposed land exchange, the Toro Canyon Land Exchange, between the Bureau of Land Management (BLM) 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 Bighorn Sheep. An EA was prepared for the land exchange. The EA concluded that the private land offered in the exchange would now be protected as federal resources in support of Bighorn Sheep and critical habitat. Also, as part of the land exchange, the Travertine project site would be available for development in accordance with the land use planning designations imposed by the City of La Quinta. The exchange consisted of the following: • Five sections of land within the Santa Rosa Mountains, four sections owned by Travertine property owners and one section owned by the Nature Conservancy; together comprising 3,207 acres within the Santa Rosa Mountain National Scenic Area, offered to the BLM. • One section of land owned by the BLM comprising approximately 639 acres offered to the Travertine property owners. • Upon approval of the Toro Canyon land exchange, the 639 acres were combined with approximately 270 acres of adjacent acres to create the Travertine project site for a total of approximately 909 acres of developable land. The County of Riverside included the Travertine project site within its Eastern Coachella Valley Community Plan (ECVCP). The ECVCP land use designation for the site's lower elevation - the flatter portions of the site - was "Planned Residential Reserve". This designation was intended to allow for large scale, self- contained Resort/Spa communities. The steeper portions of the site were designated as "Mountainous Areas" in the ECVCP where limited land uses permitted in areas covered by this designation included Open Space, limited recreational uses, limited single family residential, landfills and resource development. Once the Toro Canyon land exchange was approved, the City of La Quinta began annexation proceedings with the county of Riverside for the Travertine project site. The annexation was completed in 1993 with the project site designated as Low Density Residential (LDR, 2 to 4 du/ac) and Open Space (1 du/ac) land uses. In June 1995, the Travertine Specific Plan was approved and an EIR was certified by the La Quinta City Council by adoption of Resolutions 1995-38 and 1995-39, subject to conditions of approval and a Mitigation Monitoring and Reporting Program (MMRP). Along with the Specific Plan, the corresponding General Plan Amendment and Change of Zone were also approved. The Specific Plan identified a number of land uses including varying densities of residential development, neighborhood commercial, tourist commercial, and golf course open space. In June 1999, the La Quinta Planning Commission re -approved the Specific Plan for the Travertine project site to allow for an indefinite extension of time to develop the site with adoption of Resolution 1999-061. 1.7.1 Required Additional Studies After Specific Plan Approval Following the Plan's extension of time in 1999, the additional environmental studies required by the 1995 EIR began. In June 2004, a request was submitted to the U.S. Fish and Wildlife Service (USFWS) to initiate a Section 7 consultation regarding the impacts to the Peninsular Bighorn Sheep and its designated critical habitat. A Biological Opinion (BO) was completed by the USFWS in December 2005 1-111 Page TRAVERTINE SPECIFIC PLAN AMENDMENT - 2023 1.0 INTRODUCTION that evaluated the biological resources on the project site in a Biological Assessments (BA). The Travertine property owners had acquired several areas off-site to preserve open space habitat for the Bighorn Sheep and had proposed several mitigation measures in the time between the initial Specific Plan approval (1995) and the start of the Section 7 consultations (2005). The BO concluded that the mitigation measures proposed by Travertine, including the setbacks from habitat and the types of vegetation allowed near the southern and western property lines, would be appropriate for the preservation of any critical habitat that existed in the area and that the development of the site as previously approved, would not interfere with the Bighorn Sheep or its critical habitat (Exhibit 1.5) 1-12 1 Page TRAVERTINE SPECIFIC PLAN AMENDMENT - 2023 1.0 INTRODUCTION Exhibit 1.5 — Conservation Area LEGEND ® Ccacirella Valley Multiple Species Habitat/ 0 Project Boundary Critical Habitat Boundary(tJSFWS") N"• -•a Restncted Open Space 'U FWS- United Slates Fish and Dildlile Service From Coechepa Velley MSHCP- Conservelion Area Boundary w d,.shsp. org 1-13 1 Page TRAVERTINE SPECIFIC PLAN AMENDMENT - 2023 1.0 INTRODUCTION Implementation of the 1995 Specific Plan required the acquisition of additional right-of-way along the major roadways (Jefferson Street, Madison Street, and Avenue 62) from the Bureau of Land Management and the Bureau of Reclamation. This resulted in the need for another federal Environmental Assessment (EA No. CA -600-06-28) to be prepared and circulated. This EA was adopted in 2006. Archaeological/paleontological surveys and a jurisdictional delineation were both completed as part of this EA process in addition to other special studies to evaluate the impacts of project development. The consultations with the agencies and related documentation resulted in several recommended mitigation measures that the project proponent was required to incorporate into the project. The project proponent also worked closely with the Coachella Valley Association of Governments (CVAG) to ensure that the proposed land uses were compatible with the Coachella Valley Multiple Species Habitat Conservation Plan (CVMSHCP). Development of the project site is considered a "Covered Activity," as long as the following measures are retained in the design of the project (Fish and Wildlife ERIV — 2735.3): • The Specific Plan authorized disturbance must stay outside the Santa Rosa and San Jacinto Mountains Conservation Area. • The remainder of the property within the Specific Plan area and inside the Conservation Area will be preserved and undisturbed in perpetuity. • The project proponent committed to providing a no interest loan to the Coachella Valley Conservation Commission to acquire essential Peninsular Bighorn Sheep habitat in the project area if needed. • The project proponent was to provide additional fees for Bighorn Sheep monitoring and research. In 2007, the project proponent continued to work through the Conditions of Approval and Mitigation Measures by authorizing the completion of a Cultural Resources Inventory and Evaluation (2006), including limited subsurface testing on the project site. As part of this effort, four local Native -American tribes were contacted for comment regarding their knowledge of cultural resources in the area. The Torres -Martinez Desert Cahuilla Indians indicated awareness of several cultural resources in close proximity to the project site and requested a Native -American monitor be present during any ground disturbing activities. Also, during 2007, a Supplemental Cultural Resources Survey Report was prepared to evaluate the access road from the extension of Madison Street and access road from the extension of Jefferson Street. Results for both areas were negative for prehistoric and historic -era resources. As a result of all three surveys, the Specific Plan Land Use Plan and other plans (circulation, infrastructure) were designed to avoid areas that were found to have cultural and paleontological sensitivity. See Exhibit 1.5 Conservation Areas (Restricted Open Space designation). In summary, as a result of the additional studies conducted as required by the original EIR, sensitive habitat and cultural resource areas have been identified and other areas identified as necessary to accommodate and manage storm waters across the site have been proposed in this Amended Specific Plan as open space areas. 1-14 1 Page TRAVERTINE SPECIFIC PLAN AMENDMENT - 2023 1.0 INTRODUCTION 1.8 Relationship to the City General Plan As a part of the project, the City will consider the approval of a General Plan Amendment changing certain provisions of the City's General Plan to provide for the development of Specific Plan. The concurrent approval of this General Plan Amendment will ensure the project's consistency with the City's General Plan. The General Plan Amendment is discussed below. 1.8.1 Land Use Element The General Plan Amendment will change the land use configurations of General Plan Land Use Map for the project area for the following designations: Low Density Residential, Medium Density Residential, Tourist Commercial (including Resort/Spa Mixed Use), and Open Space. Table 2 — Land Use Plan Comparison 1-15 1 Page TRAVERTINE SPECIFIC PLAN AMENDMENT - 2023 Existing General Plan Proposed General Plan General Plan Designation Acres Units Acres Units Low Density Residential 382.2 1526 318.0 758 Medium / High Residential 84.4 774 60.8 442 Tourist Commercial 30.9 84.5 Open Space - Recreation 365.3 55.9 Open Space -Natural 12.2 301.2 Major Community Facilities 4.1 General Commercial 10.0 Master Planned Roadways 20.1 35.0 Total 909.2 2,300 855.4 1,200 1-15 1 Page TRAVERTINE SPECIFIC PLAN AMENDMENT - 2023 1.0 INTRODUCTION Exhibit 1.6.1 — Existing General Plan Land Use Map LEGEND Low Density Residential Tourist Commercial Major Community Facilities 0 Proposed Specific Plan Boundary MediumlHigh Density Residential Open Space - Recreation 0 Existing Specmc Plan Boundary _ General Commercial Open Space - Natural 1-16 1 Page TRAVERTINE SPECIFIC PLAN AMENDMENT - 2023 1.0 INTRODUCTION Exhibit 1.6.2 — Proposed General Plan Land Use Map '\f�kkj/'�� '= I Proposed General Plan �� General Plan Designation Acres Units Low Density Residential 318.0 758 PROPOSED JEFFERSON` _, Medium/ High Residential 60.8 442 STREET Tourist Commercial 84.5 Open Space - Recreation 55.9 Open Space -Natural 301.2 Major Community Facilites General Commercial — Master Planned Roadways 35.0 Total 855.4 1200 LOOP STREET EAS` G i LOOP STREET . WEST 62 Mart nc-r Rgck'31ide LLCLND Low Density Residential Open Space - Recreation 0 Proposed Specific Plan Boundary Medium ) High Density Residential ® Open Space - Natural Tourist Commercial 1-17 1 Page TRAVERTINE SPECIFIC PLAN AMENDMENT - 2023 1.0 INTRODUCTION 1.8.2 Circulation Element The General Plan Amendment will also change the General Plan Roadway Classification Map of the General Plan as follows: • The removal of Madison Street as a General Plan Roadway from Avenue 60 to Avenue 62. Instead, this road alignment will be utilized as an emergency vehicle access (EVA) for the project. • The adopted alignment of Jefferson Street within the project boundaries. Exhibit 1.6.3 - Existing and Proposed General Plan Roadway Classification I &1W mmm Sphere of Influence Primary Arterial Secondary Arterial Modified Secondary ........ Collector Arterial -0-0-0 Urban Arterial Proposed 1-18 1 Page TRAVERTINE SPECIFIC PLAN AMENDMENT - 2023 Existing 7 F707- CL rH� CL N � � � � O r a rF I &1W mmm Sphere of Influence Primary Arterial Secondary Arterial Modified Secondary ........ Collector Arterial -0-0-0 Urban Arterial Proposed 1-18 1 Page TRAVERTINE SPECIFIC PLAN AMENDMENT - 2023 1.0 INTRODUCTION 1.9 Zoning Map Amendment The City of La Quinta's Official Zoning Map is proposed to be modified to correspond with the land use areas and designations reflected in this Amendment. Table 3 - Zoning Plan Comparison 1-19 1 Page TRAVERTINE SPECIFIC PLAN AMENDMENT - 2023 Existing Zoning Plan Proposed Zoning Plan Zoning Acres Units Acres Units Low Density Residential 382.2 1526 318.0 758 Medium Density Residential 60.8 442 Medium / High Residential 84.4 774 Neighborhood Commercial 10.0 Tourist Commercial 30.9 84.5 Golf Course 377.5 Open Space 4.1 357.1 Master Planned Roadways 20.1 35.0 Total 909.2 2,300 855.4 1,200 1-19 1 Page TRAVERTINE SPECIFIC PLAN AMENDMENT - 2023 1.0 INTRODUCTION Exhibit 1.7.1 — Existing Zoning Plan W=IM - � a Martinez- Rock- Slide � LEGEND RL Low Density Residential _Tourist Commercial 0 Proposed Specific Plan Boundary - Medium High Density Residential _ Golf course Existing Specific Plan Boundary CN Neighborhood Commercial Open Space 1-20 1 Page TRAVERTINE SPECIFIC PLAN AMENDMENT - 2023 Existing Zoning Plan Zoning Acres Units Low Density Residential 382.2 1526 Medium Density Residential Medium/High Residential 84.4 774 Neighborhood Commercial 10.0 Tourist Commercial 30.9 Golf Course 377.5 Open Space 4.1 Master Planned Roadways 1 20.1 Total 1 909.2 2300 W=IM - � a Martinez- Rock- Slide � LEGEND RL Low Density Residential _Tourist Commercial 0 Proposed Specific Plan Boundary - Medium High Density Residential _ Golf course Existing Specific Plan Boundary CN Neighborhood Commercial Open Space 1-20 1 Page TRAVERTINE SPECIFIC PLAN AMENDMENT - 2023 1.0 INTRODUCTION Exhibit 1. Z2 — Proposed Zoning Plan PROPOSED JEFFEI f STREET � 2A L- s LOOPSTREET,' WEST '7 ` NAP IRQ\ Proposed Zoning Plan 9_ \ Zoning Acres Units Low Density Residential 318.0 758 1-M _ Medium Density Residential 60.8 442 Medium/ High Residential —�,i- Neighborhood Commercial � Jig-- Tourist Commercial 84.5 -Alii Golf Course 2R ace 357.1 lanned Roadways 35.0 Total 855.4 1200 LOOP STREET 3 EAST ---- C� '1 MM� AVENUE 62 .,4% Martinez Rock Slide LEGEND RL Low Density Residential _ Open space 0 Proposed Specific Plan Boundary Medium Density Resldenlial _ Tourist Commercial 1-211 Page TRAVERTINE SPECIFIC PLAN AMENDMENT - 2023 2.0 LAND USE 2 LAND USE This section identifies the development standards applicable to each planning area with the Travertine development; this includes the project description, land use descriptions, permitted uses and requirements. The design and land use plan address City of La Quinta community planning goals and concepts as well as aligning with community wide conservation and design. 2.1 Project Description and Summary As illustrated in Exhibit 2.1, the Travertine development will be comprised of a variety of land uses that are broken down into planning areas. Residential land uses will range from low density to medium density. A resort/spa facility will serve tourists and recreational visitors. A golf training/practice facility and banquet facility will provide recreational opportunities. Some related commercial uses will be combined with the resort/spa and golf facility to serve the daily needs of the community and its visitors. Table 4 identifies the overall land use summary planned for the property. Table 5 provides a summary of the land uses by planning area. Table 4: Land Use Summary Land Use Acres Percent Residential 378.8 ac 44.3% Resort/Golf and Banquet 84.5 ac 9.9% Facilities Master Planned Roadways 35.0 ac 4.1% Open Space Uses 357.1 ac 41.7% Total 855.4 ac 100% 2.1.1 Land Use Plan Description The Conceptual Land Use Plan is illustrated in Exhibit 2.1. The Travertine Land Use Plan incorporates a broad range of uses consistent with a master planned community by providing: • A mix of public and private uses, • A pattern of residential neighborhoods defined by interconnected loop streets linked by an extensive trail system, • Access to open space via pedestrian walkways and bike paths, • A moderately curvilinear primary street pattern connecting to local streets as the street system connects the Medium and Low -Density Residential neighborhoods within the Travertine community, • Sidewalks and bike lanes throughout the Travertine community with a Class II bike lane located along both sides of Jefferson Street, • A central walking path system to connect the community from north to south, • A trail system that circumnavigates the project and connects with the interior strolling trails, • Two recreational community parks for both passive and active uses, as well as local pocket parks within neighborhoods • A golf training facility that provides a Golf Academy and a 4 -hole training course. 2-11 Page TRAVERTINE SPECIFIC PLAN AMENDMENT - 2023 2.0 LAND USE Exhibit 2.1 —Travertine Specific Plan Land Use Plan f Dike 2 - _Ll�_ AVENUE 58 L` � I CORAL CANYON (FUTURE Coral > ° y Mptw�t�ain((� Dike4 z r� —moi AVENUE60 . PROPOSED JEFFERSON - STREET PAQt RESORS D.PARIEC. JEFFERSON ET. 100�A0MS 1B1 AC LOOPSTRE i�"-1 { 1itAc EAST 1 7 PA31 "P C12GAC jj NA.POAACCE59 Mgpi PA.R MDR LRR P—�R BE DU 2t DD 2BAAC 8.6 AC PA -16 55AG ] LDR \ 128 DV ` LOOP OP STREET MA ac 563 � 151 Ac ! ^1 C S PAR1- PA -T L A MDR /(} yJ r _. - SEG SAGGES LDR ]�� CSB ADC IB610U .i AC 1�;.. vA-21 LDR R LOOP - -- 221 AC PA -1f n58DV LDR 97AC 65DU 39.0 AC L COMMUNITY PA 11 _ y PARK WEST Re afi �TAc PA -12 Z \ P 107 DD Lw '�- 52.2 AC 481 18.1 AC PAIO ! f W12 hC - V Martinez Rock Slide 1 � COMMUNfTY_---- PARK FAST Vy I AVENUE 62 PA,enat CESS PMo BAC o. 20.1A y LEGEND 0 Low Density Residential - 318 Ac 0 Open Space 1 Recreananal - 55,9 Ac 0 Medium Density Residential - 60.8 Ac ® Open Space 1 Natural - 301.2 Ac Total Acreage 855 4 Ac Resorl - Golf Club - 8d,5 Ac Master Planned Roadways - 35.0 Ac TRAVERTINE SPECIFIC PLAN AMENDMENT - 2023 ,tl�' 2-2 1 Page Table 5: Planning Area Summary 2.0 LAND USE Planning Area Summary PA Land Use Acres I Resort / Spa 38.3 2 Medium Density Residential 25.9 3 Low Density Residential 29.4 4 Low Density Residential 9.6 5 Low Density Residential 16.2 6 Medium Density Residential 20.1 7 Low Density Residential 18.7 8 Low Density Residential 16.9 9 Medium Density Residential 14.8 10 Low Density Residential 25.6 11 Resort / Golf 46.2 12 Low Density Residential 52.2 13 Low Density Residential 26.7 14 Low Density Residential 39.0 15 Low Density Residential 33.3 16 Low Density Residential 50.4 17 Open Space Recreation 18.1 18 Open Space Recreation 14.7 19 Open Space Recreation 23.1 20 Open Space Natural 301.2 21 Master Planned Roadways 35.0 TOTALS 855.4 Master Planned Roadways Acres Jefferson 17.1 N.A.P Access 0.2 Loop West 9.7 Loop East 5.5 Section 5 Access 0.2 Madison EX. A. 1.5 PA Access 0.8 TOTAL 35.0 2-3 1 Page TRAVERTINE SPECIFIC PLAN AMENDMENT - 2023 2.0 LAND USE 2.1.2 Open Space Approximately 357.1 -acres or 41.7% of the Amended Travertine Specific Plan area are designated as open space, including both natural open space and recreational open space uses (Planning Areas 17-20). Approximately 55.9 -acres of the site are planned for Open Space — Recreation uses. Designed to offer both passive and active oriented recreational opportunities, areas planned for Open Space — Recreation include picnic tables, barbeques, golf facilities, a tot lot playground, and staging facilities for the regional interpretive trail. Natural Open Space accounts for approximately 301.2 -acres predominately along the southern boundary of the property. 2.1.3 Recreational Trails The Specific Plan proposes two types of recreational trails — one system within the community and one encircling the perimeter of the community. The core inter -community network is a spine trail, which provides a direct link to community open spaces and gathering areas, as well as passive and active spaces. This 5.3 -mile system also provides connectivity from the individual residential homes along internal local streets and bikeways along Jefferson Street. The Community Grand Loop Trail will include a staging area, located to the south of the extension of Avenue 62 that will provide parking and public access to 5 -mile loop of an interpretive stations, rest stops and scenic vistas that will circumnavigate the project boundary, as seen in Exhibit 2.2. Natural open space areas will largely be protected areas, however the community perimeter trail will provide view opportunities and potentially interpretive kiosks, for the public to experience these areas. 2-4 1 Page TRAVERTINE SPECIFIC PLAN AMENDMENT - 2023 2.0 LAND USE Exhibit 2.2 — Recreation Plan w D .tea - AVENUE 58 Q _ I `J CORALCANYOAt y (FUTURE)�� Coral �� JJ v MV(((Jau�n�Yain ' LPtKe4 STREET v� 1NAP_ '00PSTREET '} ' S i �� • ,i:. .....�1 EAST j COiV7MUNITY v� fir, A PARK EAST �tLCOPSTREET, L; ! WESTq ®•; �' COMMUNITY PARKWEST - ��-_� �`r �� -,t ♦ 8u, '=1' I > i ��►�� i \ i-\ L� Martinez Rock Slide �ry LEGEND 0 Boo Hoff Trail 0 IntarconnectorTrail ®+, Open Space I Natural Community Grand Loop Trail 0 Class II Bike Trail f0 Community Parks LJ Strolling Trail Open Space/ Recreational ® Trailhead TRAVERTINE SPECIFIC PLAN AMENDMENT - 2023 AVENUE EO 0 AVENUE 82 2-5 1 Page 2.0 LAND USE 2.1.4 Roadways The development of Travertine provides for substantial improvements to several public roadways, including the southerly extension of Jefferson Street as a Modified Secondary Arterial south of the proposed Coral Canyon property and the westerly extension of Avenue 62, also as a Modified Secondary Arterial. The right-of-way corridor for Madison Street will be improved as an emergency vehicle access (EVA) connecting the Travertine development area Avenue 60. Loop roads emanating east and west from the Jefferson Road spine via two roundabout intersections will be privately maintained. The loop road entries into residential areas will be gated and will serve as collector roads to access the individual residential neighborhoods. Collectively, the roadway system has been designated as Planning Area 21 for the purposes of tracking overall acreage of the Specific Plan area. 2.1.5 Residential Residential areas (Planning Areas 2 through 10 and 12 through 16) account for approximately 44.3% of the amended project's total land area. Low Density Residential Planning Areas will vary in density from 1.5 du/ac to 4.5 du/ac. Medium Density Residential will vary in density from 4.5 du/ac to 8.5 du/ac. The overall project proposes a maximum of 1,200 dwelling units based on range of lot sizes, with an overall average density for the project of 1.4 du/ac. In conformance with project goals, several housing styles are proposed to appeal to a range of future Travertine residents. The residential lot layouts are designed to reflect the project site's natural character by minimizing areas proposed for grading and softening the slopes between the residential pads. The Travertine residential products will provide a variety of options. Six residential types are proposed: • Estate Homes • Single Family Luxury Homes • Single Family Large Homes • Single Family Mid Homes • Patio Homes Small Lot • Single Family Attached Units For lot configuration see Exhibit 2.3 for estate and luxury single family detached (SFD) lot configurations; Exhibit 2.4 for large and mid SFD lot configurations and Exhibit 2.5 for small SFD and single family attached unit lot configurations. 2-6 1 Page TRAVERTINE SPECIFIC PLAN AMENDMENT - 2023 2.0 LAND USE Exhibit 2.3 - Lot Configuration Estate and Luxury Single Family Detached 72.5' MIN. 70' MIN. I I I i I I I i 25' MIN. ! LU w110 .5I7 CO L 7. ' 7. 100, MIN. AA 1 AA 3' o I I 15'MIN. 18' M! I 15' MIN. I TYP. RESIDENTIAL ROAD — `With Side Load Garage LUXURY SFD LOTS MIN LOT. 7,000 SQ. FT. MIN_ WIDTH: 60' MIN. DEPTH: 100' 2-7 1 Page TRAVERTINE SPECIFIC PLAN AMENDMENT - 2023 TYP. RESIDENTIAL ROAD 18' `With Side T _ _ I _ Load Garage ESTATE LOTS MIN LOT: 9,000 SQ. FT. MIN. WIDTH: 70' MIN. DEPTH: 100' 62.5' MIN. 60' MIM I I I i 20'MIN. LLl 4 LL I� I� Q10, .517 5+7. 51 F~ CO 100' MIN. AA 1 AA 3' o I I 15'MIN. 18' M! I 15' MIN. I TYP. RESIDENTIAL ROAD — `With Side Load Garage LUXURY SFD LOTS MIN LOT. 7,000 SQ. FT. MIN_ WIDTH: 60' MIN. DEPTH: 100' 2-7 1 Page TRAVERTINE SPECIFIC PLAN AMENDMENT - 2023 2.0 LAND USE Exhibit 2.4 — Lot Configuration Large and Mid SFD 60' MIN. 55' MIN. I I ---------1---15 MIN.---�-------- ' 10' 515 55 51 W i I I I 100' MIN. AA 3' p � i 5' MlN. 18 MI . � Ll MIN. � TYP. RESIDENTIAL ROAD 18' With side Load Garage fes — — — — —'�— — LARGE SFD LOTS MIN. LOT.' 6,000 SQ. FT. MIN. WIDTH: 55' MIN. DEPTH: 100' 55' MIN. 50' MIN. I I I s �--�5'7�A17�-- LU I I 90 U) MIN. , , 15' MIN.M8�MN. TYP_ RESIDENTIAL ROAD 18' - 4 MID SFD LOTS MIN_ LOT5, 500 SQ. FT MIN. WIDTH: 50' MIN. DEPTH: 90' 2-8 1 Page TRAVERTINE SPECIFIC PLAN AMENDMENT - 2023 2.0 LAND USE Exhibit 2.5 - Lot Configuration Small and Single Family Attached 2-9 1 Page TRAVERTINE SPECIFIC PLAN AMENDMENT - 2023 50' MIN. 45' MIN. 15' MIN. L � '10, 51,15 515 5' e. LU 80' ' MIN. 1 J -F� 10' MIN. M -F] £4: TYP. RESIDENTIAL ROAD SMALL LOT SFD MIN. LOT.' 5,000 SQ. FT. MIN. WIDTH: 45' MIN. DEPTH: 80' 37.5' MIN. 35' MIN. W — — -- 10' 'MIN. LU 10 .5'7. 7.,' 70' MIN. AA 5 MlN. 5 MIN. 18' �{ TYP. RESIDENTIAL ROAD SINGLE FAMIL Y A TTA CHED UNITS MIN. LOT. 4,000 SQ. FT. MIN. WIDTH. 35' MIN. DEPTH: 70' 2-9 1 Page TRAVERTINE SPECIFIC PLAN AMENDMENT - 2023 2.0 LAND USE 2.1.6 Tourist Serving Recreational Facilities Planning Areas 1 and 11 will provide for Tourist Serving Recreational Facilities. Planning Area 1 is planned for a luxury resort and wellness spa, with 100 guest villas, on the approximately 38.3 -acre site located at the northwest entrance to the project from Jefferson Street. This area will consist of resort related amenities including restaurants, small shops, spa facilities, lounge and activity rooms, outdoor activities; tennis, yoga, walking and hiking trails. The proposed amendment would allow fractional ownership/time-share development in the tourist commercial zones (PA 1 & 11) with the approval of a Conditional Use Permit. The hotel/resort wellness center proposes 100 guest villas or rooms within the planning area. Within PA 11, a golf academy with related 4 -hole practice course is located near the southeastern entry to the project on approximately 46.2 acres. This will provide a high-end practice facility, entertainment/ banquet facilities and wedding gardens for both the residents and guests. 2-10 1 Page TRAVERTINE SPECIFIC PLAN AMENDMENT - 2023 2.0 LAND USE 2.2 Development Regulations & Standards The following section describes the development regulations and standards for Low Density Residential, Medium Density Residential, Resort/Spa Mixed Use, and Open Space land use categories. The land use character within the Planning Areas is intended to facilitate estate living, medium density villa -style life, and a Resort/Spa and tourist orientation. All three categories are anticipated to be implemented via a range of lot sizes. The regulations and standards contained within this Plan shall apply to all development proposals with the Specific Plan area. Whenever the Specific Plan is silent on any development regulations or standards, the City's Municipal Code will apply. 2.2.1 Low Density Residential- Planning Areas 3-5, 7, 8, 10, & 12-16 The Low Density Residential (1.5-4.5 du/ac) category will be characterized by larger single-family detached residential lots (from 5,500 to 9,000 square feet or greater) with the opportunity for custom homes. These homes will have the largest setbacks in the development, as well as the smallest maximum lot coverage. A community park with recreational facilities is located in Planning Area S and is linked by pedestrian trail to the community center facilities located in Planning Area 13. 2.2.1.1 Permitted Uses Permitted uses in the Low Density Residential areas of the Specific Plan will conform to those listed in Municipal Code Chapter 9.40 Residential Permitted Uses. The following uses require a conditional use permit: • Mobile home subdivisions and manufactured homes on individual lots, subject to Section 9.60.180 2-111 Page TRAVERTINE SPECIFIC PLAN AMENDMENT - 2023 2.0 LAND USE 2.2.1.2 Development Standards Any of the products listed in Table 6 can be built in any of the Low -Density Residential planning areas. The development standards applicable to any individual residential lot will be a function of the lot's area, subject to limited exceptions permitted and described in Section 5 Implementation Measures and Administration. Table 6: Development Standards for in Low Density Planning Areas Product Estate Luxury SFD Large SFD Mid SFD Minimum Lot Size 9,000 sq. ft. 7,000 sq. ft. 6,000 sq. ft. 5,500 sq. ft. Minimum Lot Width, Detached' 70 feet 60 feet 55 feet 50 feet Minimum Lot Depth 100 feet 100 feet 100 feet 90 feet Minimum Cul -de -Sac 40 feet 40 feet 40 feet 40 feet Lot Width Maximum Structure Height 2 22 feet 22 feet 28 feet 28 feet Maximum Number of 2 2 2 2 Stories Minimum Front Yard 15 feet 15 feet 15 feet 15 feet Setback Minimum Garage Setback' 18 feet 18 feet 18 feet 18 feet Minimum Interior Side Yard Setbacks' 7.5 feet 7.5 feet 5 feet 5 feet Minimum Exterior Side Yard Setbacks' 10 feet 10 feet 10 feet 10 feet Minimum Rear Yard 25 feet 20 feet 15 feet 5 feet Setback Maximum Lot Coverage 35% 35% 40% 45% 'The Design and Development Director can administratively approve modifications of the standards up to 15% to account for irregular lotting situations. Please refer to the City of La Quinto Municipal Code Section 9.50.070 Irregular lots, for irregular lot specifications. 2Building height will be measured from finished building pad elevation. 'A11 setbacks are measured from the property line. Side -loaded garages may encroach up to 5 feet into the front yard setback. °Mechanical equipment shall be allowed within side yard setback area with a minimum three-foot clearance to the side property line. 'Exterior (Perimeter) Streets for the Travertine Specific Plan area are Loop Street East and West, Jefferson Street, Avenue 62 and the Madison EVA. 2-12 1 Page TRAVERTINE SPECIFIC PLAN AMENDMENT - 2023 2.0 LAND USE 2.3.2 Medium Density Residential — Planning Areas 2, 6, and 9 Planning Area 2, 6 and 9 are located to the north of Jefferson Street. These are designated Medium Density Residential reflecting the transition between the lower density golf, residential housing and open space development and the resort/spa development. The Medium Density Residential Planning Areas are intended to provide medium density (4.5-8.5 du/ac) single-family residential products to accommodate residents seeking lots ranging from 4,000 to 5,775 square feet in size. The development standards in Table 5 provide for a characteristic medium -density residential neighborhood. 2.3.2.1 Permitted Uses Permitted and prohibited use shall conform to Municipal Code Chapter 9.40 Residential Permitted Uses, for Planning Areas 2, 6 and 9. 2.3.2.2 Development Standards Either of the two products listed in Table 7 can be built in any of the Medium -Density Residential planning areas, as determined by the individual lot size. Limited exceptions may be approved as described in Section 5, Density Transfer Provisions. Table 7., Development Standards for Medium Density Planning Areas Product Small Lot SFD Single Family Attached Lot Size 5,000 sq. ft. 4,000 sq. ft. Minimum Lot Width, Detached 1 45 feet 35 feet Minimum Lot Depth 1 80 feet 70 feet Minimum Cul -de -Sac Lot Width 35 feet 35 feet Maximum Structure Height 2 28 feet 28 feet Maximum Number of Stories 2 2 Minimum Front Yard Setback 10 feet 15 feet Minimum Garage Setback 18 feet 5 feet Rear Yard Setbacks 15 feet 10 feet Minimum Interior Side Yard Setbacks' 5 feet 7.5 feet Minimum Exterior Side Yard Setbacks5 10 feet 10 feet Maximum Lot Coverage 55% 55% 'The Design and Development Director can administratively approve modifications of the standards up to 15% to account for irregular lotting situations. Please refer to the City of La Quinta Municipal Code Section 9.50.070 Irregular lots, for irregular lot specifications. 'Building height will be measured from finished building pad elevation. 'All setbacks are measured from the property line 'Mechanical equipment shall be allowed within side yard setback area with a minimum three-foot clearance to the side property line. 5 Exterior (Perimeter) Streets for the Travertine Specific Plan area are Loop Street East and West, Jefferson Street and Avenue 62. 2-13 1 Page TRAVERTINE SPECIFIC PLAN AMENDMENT - 2023 2.0 LAND USE 2.3.3 Resort (Tourist Commercial) – Planning Areas 1 and 11 Planning Area 1 is located in the northern portion of the site and anticipated to provide 100 -villas and wellness spa. Planning Area 11 is located in the southern portion of the site and anticipated to provide a golf training/practice facility with a golf academy, banquet facilities and a four -hole training golf course. Both are planned to be a part of a resort and/or golf related use. Site Development Permits will be submitted as needed by the future developers of the Hotel/Resort and Golf Facilities including any fractional ownership options. Any of the products listed in Table 6 and 7 can be built in any of the Tourist Commercial planning areas. For lot configurations of the resort villas, see Exhibit 2.6. The Travertine Specific Plan permits a maximum of 1,200 dwelling units to be constructed. If Planning Areas 1 and/or 11 develop(s) with residential housing, these dwelling units will be counted toward the maximum of 1,200 units. Transfer of Dwelling Units may occur according to the provisions provided in Section 5. This area will be subject to review through the Tentative Tract Map process or a Site Development Permit process. The maximum number of units allowed in the Travertine Specific Plan may not be exceeded without a formal amendment to the Specific Plan. 2.3.3.1 Permitted Uses Permitted uses in Planning Area 1 and 11 will conform with those listed in Municipal Code Chapter 9.80 Nonresidential Permitted Uses (Tourist Commercial), except as modified herein. Resort Residential uses shall be permitted for Planning Areas 1 and 11, in addition Resort Villas shall be permitted without a conditional use permit. Short-term Vacation Rentals shall be permitted with appropriate permits and licenses per Section 3.25 of the Municipal Code. The following uses shall require a conditional use permit in Planning Areas 1 and 11: • Printing, blueprinting and copy services. • Medical offices—physicians, dentists, optometrists, chiropractors and similar practitioners, 3 or fewer offices in one building • Restaurants, drive-through • Townhome and multifamily dwelling as a primary use (any approved units to be included in the 1,200 maximum) The development standards for Planning Areas 1 and 11 shall be those as defined in Municipal Code Section 9.90.040 (Tourist Commercial), except as follows: Table 8: Development Standards for Villas Product Villas Minimum lot frontage 30 feet 28 feet Maximum building height' 22 feet adjacent to an image corridor Maximum number of stories 2 Minimum livable reserved floor area excluding 420 sq. ft. garage 2-14 1 Page TRAVERTINE SPECIFIC PLAN AMENDMENT - 2023 2.0 LAND USE Minimum front yard setback from: Street or parking stall curb 8 feet Pedestrian circulation walks 5 feet Garage/carport setback -from street curb 5 feet Minimum building to building setback: Without partial attachmentz 6 feet With partial attachmentz 4 feet Minimum interior/exterior side yard setbacks s 3 feet Minimum rear yard setback 15 feet Maximum allowable wall height 8 feet Minimum parking required 1 space per bedroom 1 space per 300 sq. ft. GFA 'Chimneys, roof vents, finials, spires, and similar architectural features not containing usable space are permitted to extend up to three feet above the maximum structure height. 'Partial attachment of two buildings is made when an enclosed area having a typical interior function such as a hot water heater closet furnace closet, or other essential use, is attached to two otherwise separate buildings. Construction standards and fire ratings shall meet U.B.C. requirements. 3 Mechanical equipment shall be allowed within side yard setback areas with a minimum three-foot clearance to the side property line Exhibit 2.6 — Lot Configuration Resort Villas PRIVATE ROAD RESORT VILLAS 2-15 1 Page TRAVERTINE SPECIFIC PLAN AMENDMENT - 2023 2.0 LAND USE Table 9: Development Standards for Hotel/Commercial Product Hotel/Commercial Maximum Building Height' 40 feet Maximum Number of Stories 3 stories Maximum Number of Keys 100 Hotel keys Maximum floor area ratio (FAR) 0.5 Minimum perimeter building/landscape setbacks 40/20 feet 'Building height will be measured from finished building pad elevation. 'Building height does not include architectural projections. Architectural projections shall be regulated by Section 9.90.020 of the La Quinta Municipal Code. A line -of --sight study will be conducted and submitted when the final designs are submitted to the City for design review. 2.3.4 Open Space/Recreation Uses — Planning Areas 17, 18, 19 A conceptual plan for multi -use trail purposes is included in Chapter 4 and shown on Exhibit 2.2. Trails have been provided throughout the community to allow homeowners to access the various neighborhood parks and open space features of the community. 2.3.4.1 Permitted Uses Permitted uses shall conform to those included in Municipal Code Section 9.120.020 Table of Permitted Uses for Parks and Recreation (PR), Golf Course (GC) and Open Space (OS). 2.3.4.2 Development Standards —Open Space/Recreation The Open Space/Recreation area (Exhibit 2.1) will be subject to Section 9.130.010 of the Municipal Code. 2.3.5 Natural Open Space/Restricted Open Space — Planning Area 20 Along the southern, western, and eastern boundaries of the site, there is an area of land that is restricted from development due to the various environmental constraints including biological, geological, and cultural resources (Exhibit 2.2). This area will remain undisturbed to preserve these resources, however the community perimeter trail will provide view opportunities and potentially interpretive kiosks. As part of the recreational plan and trail system, there will be an interpretive trail that will provide signage and educational information along the trail to highlight the site's cultural elements. A cultural resource study has been conducted for the area near the Martinez Rock Slide, and local tribes have been contacted as part of the procedure. This area is designated as a natural open space buffer between the residential development and the open space of the foothills of the Santa Rosa Mountains. Portions of the open space/natural area were determined to be of biological importance by the U.S. Fish and Wildlife Service (USFWS) through the Biological Opinion completed in 2005 and the subsequent federal Environmental Assessment completed in 2006. If new information is obtained regarding these biological resources, it may result in a change in the acreage restricted from disturbance by the USFWS. In this event, any area removed from restricted open space will fall under the open space/recreation category and will be subject to the development standards detailed in Section 2.2.4.1. The developer will be required to obtain a Streambed Alteration Agreement from the California Department of Fish and Wildlife (CDFW). A portion of this area is also in a conservation area of the CVMSHCP. Coordination with 2-16 1 Page TRAVERTINE SPECIFIC PLAN AMENDMENT - 2023 2.0 LAND USE CVAG will be necessary to site the water tanks in this area. In addition, an all-weather access road will be installed along the western edge of the development for access to Section 5. This is shown in the Circulation plan in Section 4.1. 2.3.5.1 Permitted Uses • Trails, interpretative signs/kiosks along the perimeter of the area only • Permanent structures, with the exception of two water reservoirs, service roadway, underground pipelines and ancillary facilities as allowed through consultation with the US Fish and Wildlife Service, will be prohibited in the Open Space/Natural area. • There will be an access road provided to connect off-site properties in Section 5, to the loop road of the Travertine project. This will be defined by an easement and entitled by the Applicant to allow access to and from the project to Section 5. • All other uses will be prohibited in this area. 2.3.5.2 Development Standards —Open Space/Natural The water reservoir structures, in accordance with Coachella Valley Water District guidelines and direction, will not exceed 50 feet in height, unless a height in excess of 50 feet is specifically required by CVWD. 2.3.5.3 Additional Requirements Development within the Specific Plan will be subject to the CVMSHCP Avoidance, Minimization and Mitigation Measures and any applicable Land Use Adjacency Guidelines (Sections 4.4 and 4.5 respectively of the Final Major Amendment to the CVMSHCP — August 2016). Exterior lighting shall also comply with Section 9.100.150, Outdoor Lighting contained in the City of La Quinta Municipal Code. Lighting and Photometric Plans shall be approved with a Site Development Permit. 2-17 1 Page TRAVERTINE SPECIFIC PLAN AMENDMENT - 2023 3.0 DESIGN GUIDELINES 3 DESIGN GUIDELINES The guidelines contained in this section identify unifying elements for design of buildings and landscaping within the Travertine development in order to complement its surrounding community. The exhibits provided are intended as conceptual illustrations and do not depict final designs, or plans. 3.1 Purpose and Intent The Design Guidelines have been developed to achieve a high quality, cohesive design concept for the community that will develop within the Travertine Specific Plan. These design guidelines provide the foundation for the design and construction of an aesthetically unified residential and tourist commercial development incorporating the natural environment and the local history of the surrounding area. The design guidelines are intended to: • Ensure the extensive open space elements of the plan are visible and available to all residents. • Assist in implementing the design intent of the Specific Plan by establishing project compatibility among different residential densities and land uses. • Provide a consistent approach to site planning and the design of buildings, streets, signage, walls and fences, lighting, landscaping and other design elements that will endure the life of the community. • Ensure the placement of structures consider the environmental conditions including sun orientation, prevailing winds and on and off-site views. • Ensure the residential development edges are softened by landscape whenever possible. • Promote the orientation of residential products to maximize vistas and access to open space uses. • Offer a variety of residential products, styles and lot configurations that will ease monotony and help to create a pleasing distinction of home types. • Ensure manufactured slopes have varied gradients and where appropriate are shaped to mimic natural landforms. • Provide for a varied street scene by staggering front setbacks and garage orientations. • Ensure all land uses are cohesively situated within the project's natural setting. 3.2 Introduction The Travertine land use plan has been designed to make the most of the benefits of the distinguishing qualities of its location and topography. The land use plan is influenced by and is sensitive to the environment in which the community is located. The Design Guidelines adopted as part of the Travertine Specific Plan consist of two principal components: Landscape Design Elements and Architectural Design Elements. These components define the design concept, physical character and overall design vision of Travertine. The Design Guidelines establish the framework to achieve a harmonious compatibility between the residential neighborhoods and project design features. 3.3 Theme Travertine draws its inspiration from the desert environment in which it is situated. The project's unique setting finds itself at the base of the Santa Rosa mountains and upon completion will be surrounded by permanent open space as a backdrop for this one -of -a -kind community. The large landforms, including the historic Martinez Rock Slide and Coral Mountain, act as an inspiration for theming the project in terms of form, color, and scale. The goal of this project is to provide the highest quality residential and tourist commercial master planned community. 3-11Page TRAVERTINE SPECIFIC PLAN AMENDMENT - 2023 3.0 DESIGN GUIDELINES The Resort/Spa portion of the project will provide a unique setting for wellness. The Resort/Spa will cater to a clientele interested in state-of-the-art holistic healing methods as well as a relaxation therapy that will define this exclusive Resort/Spa. The massing and scale of the Resort/Spa architecture is intended to blend with and mimic the Coral Mountain topography that is the natural backdrop. Architectural designs for the Travertine community may be contemporary or traditional interpretations of the common contemporary desert themed architecture; as long as they are comprised of a consistent and appropriate design vocabulary that is true to the principles of the style and stay within the constraints of location, program, and budget. It is the intention of these guidelines to foster a community of unique environmental design solutions that are appropriate for the project. 3.4 Architectural Design Elements The integrity of the architectural character of the project will be maintained through the application of guidelines stipulated within the plan and throughout the site. When used together the styles should be designed to create a neighborhood character that will be sustainable over time. Each home should contribute to the architectural character of the neighborhood. Design elements such as porches, recessed windows, architectural details and accents, garage configurations and orientations, and articulated elevations are encouraged to enhance individual homes and to promote the overall neighborhood character. The Architectural Guidelines suggest themes compatible with the Coachella Valley character but are not intended to limit expressions of varying architectural styles. The Architectural Guidelines section outlines selected architectural styles and massing by the proposed home types and densities for the project. Examples of six typical home sizes are listed below and styles can be found in Exhibits 3.1-3.7. Low Density Residential • Estate Homes, Exhibit 3.1 • Single Family Luxury, Exhibit 3.2 • Single Family Mid, Exhibit 3.3 • Single Family Entry, Exhibit 3.4 Medium Density Residential • Patio Homes, Exhibit 3.5 • Single Family Attached Units, Exhibit 3.6 Resort Residential and Spa • Villas, Exhibit 3.7 Every development proposal within the Travertine Specific Plan shall be reviewed bythe City of La Quinta to assure its conformance with the intent of the architectural guidelines stated and illustrated within the document. However, other suitable designs proposed that may not be specifically mentioned in this document, may be considered and approved upon a finding by the approving authority that the proposed design is consistent with the initial theme as contained within the Specific Plan. The guidelines below describe general attributes that are common to the architectural examples discussed. These are not intended as regulatory requirements and may be adapted and modified to suit a particular style that creates a richness of diversity in the Specific Plan area. Accordingly, these Design Guidelines are provided as a resource to those involved in the design and implementation of this Specific Plan and illustrative in nature and meant to be flexible and respond to the changes in taste over time. 3-2 TRAVERTINE SPECIFIC PLAN AMENDMENT - 2023 3.0 DESIGN GUIDELINES Massing and Scale: • The size and scale of the building should be proportionate to the size of the lot and building's setting in compliance with setbacks. • Provide variable setback to different parts of the dwelling unit to encourage vertical and horizontal massing breaks. • Varied garage layouts and floor plan configurations that create more desirable proportions and neighborhood curb appeal. • Projections and recesses that provide shadow and depth. • The addition of balconies or porches is highly encouraged to improve the scale and massing of two-story homes. • The solar orientation of the buildings will be a key consideration in the design in order to reduce the impact of the development on the local utilities. Building Articulation: • The roof ridgelines, heights and slopes of the homes should be appropriate to the intended architectural style. • Design elements such as fireplaces and chimneys add interest with added articulation to home designs. Porches, Balconies, Stoops, and Decks: • Front porches, balconies, covered terraces, courtyards are key elements used to provide outdoor living spaces. • Porches, balconies and covered terraces should be authentic to the architectural style of the home. • Porches, balconies and covered terraces should be in proportion to the scale of the building. • Decks and balconies should be of adequate size to serve as outdoor spaces. • Decks and balconies of adjacent homes should be staggered to protect privacy of neighbors and • Decks and balcony posts, trims and balustrade railings shall be consistent with the architectural style of the home 3.4.1 Color The proposed architectural color motif will be desert compatible, using a palette of earth tones. This harmonious and pleasing palette will be completed with a variety of accents, roof tones and textures, with complementary window moldings and architectural detailing. The predominantly earth tone structure colors will range from beiges, gray -green tones, mauves, whites, creams, tan, sand, light browns, and similar earth tones. 3.4.2 Materials Roofing material shall be compatible with architectural features and resistant to the harsh desert climate. In addition, stucco, rock fagade, tile, and materials resistant to the desert environment will be utilized in the construction of the buildings onsite. Energy efficiency will be a major consideration when designing the homes and buildings in the development. Unsuitable materials, such as unprotected exposed metal, equipment and venting, unprotected wood, and vinyl, will be prohibited. Examples of materials that may be used are found in Exhibit 3.8. 3-31Panc TRAVERTINE SPECIFIC PLAN AMENDMENT - 2023 3.0 DESIGN GUIDELINES Exhibit 3.1 — Estate Homes 3-41Page TRAVERTINE SPECIFIC PLAN AMENDMENT - 2023 3.0 DESIGN GUIDELINES Exhibit 3.2 — Single Family Luxury Homes 1 N i 3-51Page TRAVERTINE SPECIFIC PLAN AMENDMENT - 2023 3.0 DESIGN GUIDELINES Exhibit 3.3 — Single Family Mid Homes 3-61Page TRAVERTINE SPECIFIC PLAN AMENDMENT - 2023 3.0 DESIGN GUIDELINES Exhibit 3.4 — Single Family Entry Home 3-71Page TRAVERTINE SPECIFIC PLAN AMENDMENT - 2023 Exhibit 3.5 — Patio Homes w 3.0 DESIGN GUIDELINES �s1in1� j;• 3-81Page TRAVERTINE SPECIFIC PLAN AMENDMENT - 2023 3.0 DESIGN GUIDELINES Exhibit 3.6 — Single Family Attached Units 3-91Page TRAVERTINE SPECIFIC PLAN AMENDMENT - 2023 k4LA U(V Ilk K O* 3.0 DESIGN GUIDELINES Exhibit 3.8 — Typical Materials Materials will reflect and respond to the Desert enviroments; stone veneers, stucco tile, and other decorative materials will be common. 3-11 TRAVERTINE SPECIFIC PLAN AMENDMENT - 2023 3.0 DESIGN GUIDELINES 3.5 Landscape Design Elements The primary purpose of the design guidelines for landscape architecture is to ensure that landscape treatments and materials utilized in Travertine will enhance the high-quality aesthetic impression to be achieved while also complementing the physical design and architectural features of the community. It will also be important for the sustainability of the project to consider only those plant materials that utilize minimal amounts of water. The landscape elements are planned to accent entrances and soften hard surfaces and structures. Landscape materials and elements selected should be appropriate for the climate of the area, which includes hot dry summers and moderate winters. All landscape materials are in compliance with CVWD standards. The Landscape Categories Illustrative Exhibit 3.12 identifies the varied landscape areas of the project. Examples of landscape treatments are found in Exhibits 3.13 - 3.26. The experience of both arriving and leaving the Travertine project from the northeast extension of Jefferson Street will be enhanced by the abundance of open space between the dike and the Resort/Spa property. The area between the dike and Resort/Spa will be permanent open space under the control and management of the CVWD. Proximity to the open space will heighten the exclusivity and the feeling of protection provided by this project feature. Generous setbacks will be provided along Jefferson Street and the edges of development. The open space and landscape elements will emulate the simplicity and beauty of the existing environment. The Landscape Design Guidelines section presents general imagery for entries, streetscapes, community slope, parks, trails and project edge conditions. A plant palette provides a specific list of plants that reinforces the community design character, and which is compatible with the surrounding natural open space. The plant lists are organized by plant type and are found in Table 10. The landscape concept focuses on creating a strong relationship with the built environment and the native plant community. Landscape elements will occur throughout the community and unite Travertine under a common design theme and plant palette. General guidelines and design criteria for the community landscape elements are described throughout this section. All landscape plans will be submitted to the City for review and approval. The following Exhibits display conceptual ideas of desert themes and layouts for the Travertine Project. The primary community landscape elements shown in Exhibits 3.11-3.29 are: 1. Main Community Entries, Exhibit 3.11 2. Gated Entries, Exhibit 3.12 3. Typical Landscape and Monumentation, Exhibit 3.13 4. Jefferson Street/Avenue 62 Streetscape, Exhibit 3.14 5. Loop Roads Streetscape, Exhibit 3.15 6. Residential Streetscape, Exhibit 3.16 7. Parcel Landscape Open Space, Exhibit 3.17 8. Community Slope, Exhibit 3.18 9. Open Space and Edge Conditions, Exhibit 3.19 10. On Street Trails, Exhibit 3.20 11. Off -Street Trails, Exhibit 3.21 12. Strolling Trails, Exhibit 3.22 13. Community West Park, Exhibit 3.23 14. Community East Park, Exhibit 3.24 15. Resort & Spa Landscape Concept, Exhibit 3.25 16. Resort and Spa Landscape Illustrative, Exhibit 26 17. Golf Training Facility Landscape Concept, Exhibit 3.27 18. Typical Walls and Fences, Exhibit 3.29 3-121Pagc TRAVERTINE SPECIFIC PLAN AMENDMENT - 2023 3.0 DESIGN GUIDELINES Exhibit 3.9 — Overall Landscape Illustrative NO TRAVERTINE SPECIFIC PLAN AMENDMENT - 2023 HLILti PRACijU FACIM11 t 3-131Page �i iA l' E'—N L Ef$ r v d I w ®e TRAVERTINE SPECIFIC PLAN AMENDMENT - 2023 HLILti PRACijU FACIM11 t 3-131Page 3.0 DESIGN GUIDELINES Exhibit 3.10 — Landscape Categories Illustrative LLGL NI) 0 Jefferson Street Sireetscape ® ParksI Golf I Basin ® Trails - Off Street 0 Loop Road Streetscape Natural Landscape Transition 0 Basin 0Trails - On Street 0 Community Slope Landscape 0 Golf ® E-071 Trails - On Street + _I Trailhead 3-141Page TRAVERTINE SPECIFIC PLAN AMENDMENT - 2023 3.0 DESIGN GUIDELINES 3.5.1 Main Community and Gates Entries 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 residential portions of the project, both of which are connected to the loop roads, connected to the Jefferson and Avenue 62 arterial road. See Exhibits 3.11 and 3.12. Less formal gates and monumentation are proposed at the entry to the Resort/Spa (PA -1), the golf academy (PA -11), PA -2, and PA -10. The treatment of the gated project entries and the roundabout intersections within the Travertine Specific Plan area establishes the overall community character for the project while forming a design hierarchy. These thematic features are created through a blend of hardscape elements and plant materials which make the first impression for all visitors and residents entering the community. These entry experiences will help define the character of Travertine by complementing the surrounding natural environment, as shown in Exhibit 3.13. 3.5.2 Typical Entry Landscape and Monumentation The family of community entry features starts with the main community entries, on the north end of the project on Jefferson Street and on the east side where Avenue 62 enters the community. Both are similar in form and materials and designed to give a sense of entry into the community. Both consist of a tower element faced in stone topped with a soft light source with grille work. A tile inset detail is in the center of the column. The sign panel is a long horizontal stone -faced panel with the name pinned and backlit on it. In addition, various smaller textured stone panels will accent where the column and the sign panel meet, as shown in Exhibit 3.13. The next group of monumentation is the parcel entries, and three possible types are proposed. All three pick up on the same patterns and form as the main entries but on a much smaller scale. All have planters in the walls and a panel for the parcel name. All the materials in all three entry designs will be selected for their natural look, color, and textures to compliment the desert landscaping and accent plants. 3-151Page TRAVERTINE SPECIFIC PLAN AMENDMENT - 2023 3.0 DESIGN GUIDELINES Exhibit 3.11 — Main Community Entries NORTH COMMUNITY ENTRY SOUTH MAIN ENTRY TRAVERTINE SPECIFIC PLAN AMENDMENT - 2023 th 3-161Page 3.0 DESIGN GUIDELINES Exhibit 3.12 — Gated Entries 71 COMMUNITY TOWER ELEMi JPtAN4ER H PLANTER 2Y PANEL -IV cS . ,� LEGEND F-ilf—] Gated Entrees TRAVERTINE SPECIFIC PLAN AMENDMENT - 2023 3-171Page 3.0 DESIGN GUIDELINES Exhibit 3.13 — Typical Entry Landscape and Monumentation - - SIGN ?wNEL _ COMMUNITY TOWER ELEMENT TSI 1 fir. F _ "✓F i101• - CCMMUNITY TO WER ELEMEM SIGNPANEL l 15 � f rf� 1%I f / PIANTER AWL ............. --4- - M�ftw o aevAPON COMMUNUY TOWER ELEMENT vr � PV.NTEA ELEVATION y .c .4 3-181Page TRAVERTINE SPECIFIC PLAN AMENDMENT - 2023 3.0 DESIGN GUIDELINES 3.5.3 Jefferson Street/Avenue 62 streetscape The main road through Travertine is the Jefferson Street/Avenue 62 corridor. The landscape for this roadway will have a landscaped median planted with rows of California Fan Palms and colorful accents and groundcovers. The California Fan Palms will provide a strong street design statement for the community. An enhanced landscape buffer will border the street on both sides outside of the right-of- way in an area that will be maintained by the Master Property Owners Association. The buffer planting area will vary in width, but have an average width of 25 feet, and will consist of desert flowering trees and colorful desert planting and groundcover with boulder groupings and strong desert accent plants. Where possible, the buffering landscape areas will utilize varying slope ratios. All the median palms will be uplit. See Exhibit 3.14. 3.5.4 Loop Road Streetscape The Loop Road will not have a median. The planting within the right-of-way will have desert theme using colorful shrubs and groundcover with desert accent plants. At intersections with local residential streets, a formal band of color accent trees will be added. Under this formal row of trees will be an understory of plants chosen for their unique colors and forms will complement the formal color tree row above. Where adjacent residential uses are in a side -on position to the Loop Street, an enhanced landscape buffer will be added. Where possible, varying slope ratios within the buffer area will be utilized. See Exhibit 3.15. 3.5.5 Residential Streetscape Overall, the residential streetscape landscape design will be a mixture of native desert plant areas in the majority of the sites along the streets. Smaller areas of more intensive planting will complement more color and lushness in planting where there are intersections, trail and sidewalk intersections, entry features, places where people would congregate, and gated entry areas. See Exhibit 3.16. 3-191Page TRAVERTINE SPECIFIC PLAN AMENDMENT - 2023 3.0 DESIGN GUIDELINES Exhibit 3.14 - Jefferson Street/Avenue 62 Streetscape LEGEND Jefferson Street Streetscape 3-20 1 P a g e TRAVERTINE SPECIFIC PLAN AMENDMENT - 2023 3.0 DESIGN GUIDELINES Exhibit 3.15 — Loop Collector Streetscape LEGEND 0 Loop Road Streetscape 3-211Page TRAVERTINE SPECIFIC PLAN AMENDMENT - 2023 3.0 DESIGN GUIDELINES Exhibit 3.16 — Residential Streetscape !q 3-221Page TRAVERTINE SPECIFIC PLAN AMENDMENT - 2023 3.0 DESIGN GUIDELINES 3.5.6 Parcel Landscape Open Space Some parcels at Travertine will have small open area spaces for the residents of that parcel. These areas will have small turf areas surrounded by desert planting with desert trees. Each of these open spaces will have a small shade structure. Specimen desert accent planting will have prominent spots in each of these spaces. See Exhibit 3.17 3.5.7 Community Slope The 5:1 slope will provide the opportunity to have a natural desert look on the slopes. The trails in these slope areas will have a band of more intensive desert planting lining them. Along the trail slopes, trail stops are provided for seating and shade. The more extensive open area slopes will have native soil surface worked and prepared to be more naturalistic, with boulders placed in natural patterns. The planting here will be hydroseeded with a native desert shrub mix. Native desert trees will be added, and they will be on irrigation. See Exhibit 3.18. 3.5.8 Open Space and Edge Conditions The goal of the Travertine community is to blend into the natural desert surroundings. The edge/transitional landscape treatment will be an integral part of this goal. The landscape that surrounds the community is native untouched desert, and then a band of transitional landscape planting will occur that will have native plant reseeding and native tree planting. This edge/transitional planting area will vary in width according to location and ease the look into the community planting which will have a higher density of desert planting. See Exhibit 3.19. 3-231Page TRAVERTINE SPECIFIC PLAN AMENDMENT - 2023 3.0 DESIGN GUIDELINES Exhibit 3.17 — Parcel Landscape Open Space Lot - (J ,.A . A. COMMUNITY SHADE STRUCTURE _EGEND Parcel Landscape Open Space 3-241Page TRAVERTINE SPECIFIC PLAN AMENDMENT - 2023 3.0 DESIGN GUIDELINES Exhibit 3.18 — Community Slope Landscape 4 LEGEND Community Slope Landscape 3-251Page TRAVERTINE SPECIFIC PLAN AMENDMENT - 2023 3.0 DESIGN GUIDELINES Exhibit 3.19 - Open Space and Edge Conditions LEGEND _ Natural Landscape Transition 3-261Page TRAVERTINE SPECIFIC PLAN AMENDMENT - 2023 3.0 DESIGN GUIDELINES 3.5.9 On -Street, Off -Street and Strolling Trails All trails in Travertine will have planting adjacent to them. Depending on the location and type, the planting will vary in density and use of color desert shrubs and accents. Trails will have shade areas provided by groves of trees and in some place's structures also. The strolling trail through the middle of the community will be the most intensely planted and also have an adjacent open space lawn that lines one area. Public and private trails are located throughout the community. The proposed system of trails and paths throughout the Specific Plan area forms a centerpiece of the park and recreation plan. The trail system provides a link for walkers, joggers and cyclists, connecting neighborhoods, parks and open spaces. See Exhibits 3.20, 3.21 and 3.22. 3.5.10 Public Hiking Trails Public hiking trails surround the perimeter of Travertine and can be accessed from the staging areas located on the south side of Jefferson Street near Avenue 62. These trails are routed along some of the most scenic locations in the area and connect to the existing public hiking trail system at the Boo Hoff Trail. See Exhibit 3.23. 3-27 1 P a g e TRAVERTINE SPECIFIC PLAN AMENDMENT - 2023 3.0 DESIGN GUIDELINES Exhibit 3.20 — On Street Trails T E t � I � �I r i •. �`. �� Iii Ott, _ _.J LEGEND Trails - On Street 3-28 1 P a g e TRAVERTINE SPECIFIC PLAN AMENDMENT - 2023 3.0 DESIGN GUIDELINES Exhibit 3.21 — Off Street Trails T 0,7'' TFZ.M INTERCONNECTOR TRAIL OVERHEAD G TRAIL OR SIDEWALK SFATWALL AO i COLUMNS oLunws I � 6 STROLUNG At I y OVERHEAD ®� SEATVALL >� PLANTER NATNE $LONE W ALL$ WATER FOUNTAIN -- COMPACTED AND SCREENED DESERT SOIL NATIVE SEEDING ON DISTURBED AREAS 12'� GRAND LOOP TRAIL SECTION NATIVE SOII' I'I �� d--- TRANSifIONAL DESERT REAMING I WCOMPACTEO D.G. I INTERCONNECTOR TRAIL •�.—____.I -EGEND Community Grand Loop Trail Interconnector Trail Tradhead 3-291Page TRAVERTINE SPECIFIC PLAN AMENDMENT - 2023 3.0 DESIGN GUIDELINES Exhibit 3.22 — Strolling Trail r. .rte I STROLLING TRAIL PEDESTRIAN SHADE • 6 h� d� A. e p: O �. LEGEND 0 Trails On Street 3-301Page TRAVERTINE SPECIFIC PLAN AMENDMENT - 2023 3.0 DESIGN GUIDELINES 3.5.11 Community West and East Parks Community parks are located at each end of the spine trail and will provide turf in limited areas for recreation and play. Shade trees, benches and picnic areas, tot lots and dog parks will make these passive parks an enjoyable space for the residents to meet. The community parks will supplement the pocket parks located within the individual residential developments, see Exhibits 3.23 and 3.24. A community clubhouse is proposed for the community park north of Jefferson Street. Cross-section 3, Exhibit 3.33, shows 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 project's 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-section 11, Exhibit 3.37, is located on Jefferson Street between the two -project roundabouts. Again, the slope gradients are softened to a 5:1 ratio to provide large setbacks to residential uses. Cross-sections 12 and 13, Exhibit 3.37, show the spine trail that connects both community parks. This trail will be 10 feet wide and will accommodate pedestrians and cyclists to provide off-street access to the community amenities, 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. 3-311Page TRAVERTINE SPECIFIC PLAN AMENDMENT - 2023 3.0 DESIGN GUIDELINES Exhibit 3.23 — Community West Park LECENE r _i Parks TRAVERTINE SPECIFIC PLAN AMENDMENT - 2023 3-321Page 3.0 DESIGN GUIDELINES Exhibit 3.24 — Community East Park LEGDID 0 Parks TRAVERTINE SPECIFIC PLAN AMENDMENT - 2023 3-331Page 3.0 DESIGN GUIDELINES 3.5.12 Resort and Spa The North resort area of the community will have an oasis -type landscape concept. Areas of intensive use will have a lush green landscape design. These areas would be pool areas, dining, recreational areas, and resort guest garden areas. Also, the villa area pool, recreational, and guest garden areas would be designed with this oasis type of landscape design. A lush desert landscape would link these oasis areas of the resort and the villas and other vital areas of the resort. In addition, a native low water use landscape design would be used in the less visited and outer areas of the resort. It would be used on guest access trails to the undisturbed desert areas to experience the native desert. See Exhibit 3.25 and 3.26. Exhibit 3.25 — Resort and Spa Landscape Illustrative CORAL MOUNTAIN 2 • RESORT MAIN COMPLEX r SPA -1 1 WELLNESS CENTER NORTH ENTRY RESORT ROOMS b i ' Ao 3-341Page TRAVERTINE SPECIFIC PLAN AMENDMENT - 2023 3.0 DESIGN GUIDELINES Exhibit 3.26 — Resort and Spa Landscape Concepts 0 3-351Page TRAVERTINE SPECIFIC PLAN AMENDMENT - 2023 3.0 DESIGN GUIDELINES 3.5.13 Golf Academy / Practice Facility The south golf academy area will be a low water use native desert landscape design overall. Low water - use plants will be used extensively in sites not devoted to turf for the golf academy functions. Ancillary areas of the facility will have a mini oasis look with limited use of turf for social functions and formal desert low water use gardens for guests to explore surrounding the banquet venue. See Exhibit 3.27. Exhibit 3.27 — Golf Training Facility Landscape Concept I3SAa➢ i —,2011 ---------------- HSA a➢ ---------------- AW M N U F 6 2 TRAIL STAGLNG AREA T)TW NG RANGE 'F'1 FACILITY AND WHDDINGGARDLN 4M F PRACTTCE FACT[.ITY r enc%.I TRAVERTINE SPECIFIC PLAN AMENDMENT - 2023 3-361Page 3.0 DESIGN GUIDELINES 3.5.14 Typical 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 and should reflect the materials and design of the approved home facade. 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. Location of fences and walls and examples of materials that may be used for fences and walls are found in Exhibit 3.28 and 3.29. 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 housedesign. 2. Appropriate materials for walls and fencing include tube steel, river rock stone veneer, glass, split face block and slumpstone block. 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 include the use of barbed wire, razor wire, chain link, or similar materials. Chain link fencing is permitted for temporary construction fences when authorized by a minor use permit issued in accordance with Section 9.210.025. Said minor use permit shall not be approved until a permit for grading, or construction, has been filed for, whichever comes first. 3-371Page TRAVERTINE SPECIFIC PLAN AMENDMENT - 2023 3.0 DESIGN GUIDELINES Exhibit 3.28 — Conceptual Wall Type Schedule NAP 0 LEGEND Wildlife Fence 0 6View Fence ! Combination Fence and Wall Community Standard Wall 3-38 1 P a g e TRAVERTINE SPECIFIC PLAN AMENDMENT - 2023 Exhibit 3.29 - Overall Wall Plan 3.0 DESIGN GUIDELINES W HEIGHT —VERTICAL RAILS 4" ON CENTER COMMUNITY WILDLIFE FENCE CMU SPLIT FACE BLOCK SMU SMOOTH FACE BLOCK DETAIL EVERY 206' O.CJPAINTED T-6' HEIGHT TYPICAL 1 I STANDARD PARCEL PERIMETER WALL PROPERTY LINE WALL REAR YARD POOL BARRIER STANDARD FENCE f 1' HEIGHT BLOCK WALL POOL CODE HENCE HEIGHT- COMMUNITY STANDARD VIEW FENCE COMMUNITY STANDARD SAND FINISH STUCCO WALL 1-- TRAVERTINE STONE 1NSEf 7 DES€RT 111"I'1A ROCK ' i CESEIT PA -1I INSET WITH TILE AND GLASS INSETS 2'X2' COLUMN If COMMUNITYSTANDARD SAND FINISH STUCCO WALL i 1 I ' s ENHANCED WALL ELEVATION END ENHANCED WALL 3-391Page TRAVERTINE SPECIFIC PLAN AMENDMENT - 2023 II I STANDARD PARCEL PERIMETER WALL PROPERTY LINE WALL REAR YARD POOL BARRIER STANDARD FENCE f 1' HEIGHT BLOCK WALL POOL CODE HENCE HEIGHT- COMMUNITY STANDARD VIEW FENCE COMMUNITY STANDARD SAND FINISH STUCCO WALL 1-- TRAVERTINE STONE 1NSEf 7 DES€RT 111"I'1A ROCK ' i CESEIT PA -1I INSET WITH TILE AND GLASS INSETS 2'X2' COLUMN If COMMUNITYSTANDARD SAND FINISH STUCCO WALL i 1 I ' s ENHANCED WALL ELEVATION END ENHANCED WALL 3-391Page TRAVERTINE SPECIFIC PLAN AMENDMENT - 2023 3.0 DESIGN GUIDELINES 3.5.15 Landscape Cross -Sections The following cross-sections depict the relationship between the slope areas and the buildable areas of the project. The majority of the cross-sections show the Native Seed Planting areas of slopes. These areas would be fine graded to match the existing desert and have boulder outcroppings. In addition, only native desert trees planted with a density to match the current desert and a native non -irrigated desert seed mix would be installed in these slope areas. Other cross-sections have the treatments stated above and the Transitional Desert Planting that would line the pedestrian trails. These areas will have more native plants and shrubs and would be on an irrigation system. Tree placement in all cross-sections would be driven by matching tree density of the surrounding desert areas, views from home lots, and blending into adjacent areas more extensively planted, such as the Transitional Zone. 1. Landscape Cross -Sections Key Map — Interior, Exhibit 3.30 2. Landscape Cross -Sections Key Map — Exterior, Exhibit 3.31 3. Landscape Cross -Section 1 and 2, Exhibit 3.32 4. Landscape Cross -Sections 3 and 4, Exhibit 3.33 5. Landscape Cross -Sections 5, Exhibit 3.34 6. Landscape Cross -Sections 6, Exhibit 3.35 7. Landscape Cross -Sections 7, 8, and 9, Exhibit 3.36 8. Landscape Cross -Sections 10, 11, 12, and 13, Exhibit 3.37 3-401Paac TRAVERTINE SPECIFIC PLAN AMENDMENT - 2023 3.0 DESIGN GUIDELINES Exhibit 3.30 — Landscape Cross -Sections Key Map — Interior LEGEND 0 Section Lines TRAVERTINE SPECIFIC PLAN AMENDMENT - 2023 3-411Page r LEGEND 0 Section Lines TRAVERTINE SPECIFIC PLAN AMENDMENT - 2023 3-411Page 3.0 DESIGN GUIDELINES Exhibit 3.31 — Landscape Cross -Sections Key Map — Exterior I��RF MN?✓G6�wel Er � I I �� II I \ LI f 1 '1 A1 fl AcI?I-, ARE k u - col.F ACA111 �. I: L��r�r rncrFrvn�ll l�aimu R4101.E['R{CTICFFACllM' EGEND t Section Lines TRAVERTINE SPECIFIC PLAN AMENDMENT - 2023 3-421Page 3.0 DESIGN GUIDELINES Exhibit 3.32 — Landscape Cross -Section 1 and 2 PL ll r Existing Natural Slope Jefferson Slope Villas Slope Villas Slope Villas Street SECTION 1 ---�--� Existing --�' Slope Road Villas Elev. 160' SECTION 1 CONT'D 12' Trail DL Slope Utility Resort Road Road Coral Mountain PL PL I DL # DL I Natural Slope L Slope MAY Jefferson Street SECTION 2 Elev. 214' TRAVERTINE SPECIFIC PLAN AMENDMENT - 2023 Mev, 230' 3-431Page 3.0 DESIGN GUIDELINES Exhibit 3.33 — Landscape Cross -Sections 3 and 4 12' — _, R' Natural Slope LRoad Slope LDR LDR Elev, SECTION 3 237' iceaervior J Elev. 425' SECTION 4 DL DL DL � � Elev. DL I I I Elev. 365' I Existing Natural Slope Reservior ISlope Elev. 335' MSE Wall SECTION 4 - CONT'D Natural 3-441Page TRAVERTINE SPECIFIC PLAN AMENDMENT - 2023 3.0 DESIGN GUIDELINES Exhibit 3.34 — Landscape Cross -Section 5 Slope SECTION 5 !Natural Martinez Rock SECTION 5 CONT'D Slide 3-451Page TRAVERTINE SPECIFIC PLAN AMENDMENT - 2023 3.0 DESIGN GUIDELINES Exhibit 3.35 — Landscape Cross -Section 6 Existing T Jefferson LDR LDR Fairway l Street Elev. 119' Elev. 119' Elev. 117' Elev. 215' Road Elev. Slope Water Slope J Slope 118' Feature SECTION 6 12' Trail 'Ij I [I LDR LDR LDR �atural Elm 120' Elev. 120' Elev. 129 Road Elev. Slope Road Elev, Slope 119' 127' SECTION 6 CONT'D 3-461Page TRAVERTINE SPECIFIC PLAN AMENDMENT - 2023 3.0 DESIGN GUIDELINES Exhibit 3.36 - Landscape Cross -Section 7, 8, and 9 4' Retaining wall Basin Entry Elev- 25' Landscape/ Open Space Jefferson Street Elev. 50' SECTION 7 SECTION 8 PL 12' Trail DL Existing MDR Elev. 62' Slope F 2' Retaining Wall Existing Public Driving Range Facility Elev. 42' – — Entry Landscape/ Open Space Recreation Center Elev. 83 SECTION 9 Natural DL 12' J Trail Slope Natural PL Basin Elev. 33' 3-471Page TRAVERTINE SPECIFIC PLAN AMENDMENT - 2023 3.0 DESIGN GUIDELINES Exhibit 3.37 — Landscape Cross -Sections 10,11,12, and 13 12' PL Trail DL Resort Elev. 100' Resort Secondary Entry SECTION 10 CVWD Recharge Basin Natural LDR Slope j Slope MDRi MDR Elev. 147' Jefferson Street Elev. 62' L Road Elev. 135' SECTION 11 R' LDR dope LDR Elev. 140' Elev. 145' 0 :1400[U►9VA 8' 8' Trail Trail MDR Vasco MDR Elev. 98' Elev. 98' SECTION 13 3-481 P a g e TRAVERTINE SPECIFIC PLAN AMENDMENT - 2023 3.0 DESIGN GUIDELINES 3.6 Planting Zones The project has three planting area types. These are Native Seed Revegetation, Transitional Desert Planting, and Enhanced Desert Planting. See Exhibit 3.38. The Native Seed Planting Area is the area that links the undisturbed desert areas surrounding the project to the disturbed interior of the project. These areas are the slopes and places that will have significant restoration grading. The grading will return the sites to a more natural native desert with boulder massing and grading, raking, and water settling. After the water settles and final fine grading is completed, a native seed mix of desert plants native to the surrounding area will be applied. Native trees will be planted in patterns and density to match the surrounding desert. Only the trees will be on irrigation. The Transitional Desert Planting areas will stitch the Native Seed Planting Areas and the Enhanced Desert Planting together. These areas will be associated with lining paths, the main roads, trails and used as a buffer to the Enhanced Desert Planting. Desert low water use shrubs, trees, and groundcovers will give shade, color, and interest to these areas where people walk and hike. The plant density for these areas will be 50% less than the Enhanced Desert Planting's areas. The Enhanced Desert Planting Area will have double the planting density of the Transitional Desert Planting. All plants will be low -water -use desert plants but will be augmented with more lush moderate water use plants still associated with the landscapes found in desert planting designs. Some will have small lawn areas. The areas related to this planting design are the public areas where people will congregate, the trail ends, community center areas, traffic circles, all entry features, some selected areas of the North resort area, and the South Golf facility. 3.7 Plant Material Guidelines It is the intent of these guidelines to provide flexibility and diversity in plant material selection, while maintaining a limited palette in order to give greater unity and thematic identity to the community. The landscape areas within Travertine focus on the use of plant materials characteristic of Coachella Valley materials and colors. It is important to make a strong connection with the natural open space surrounding the community, while also providing a pleasing landscape for common areas within the streetscapes and off-street trail areas. The informal landscape theme of the spine trail will include benches, and areas to relax and enjoy the views of the surrounding mountains and valleys. Native and non-native trees will provide shaded areas and shrubs and grasses will add color and texture. See Table 10 for a list of prohibited invasive ornamental plants. The Travertine landscape plan will be limited to the plant palette contained in Table 10 which is in compliance with CVWD requirements for low-water landscaping and reflects the desert environment of the surrounding areas. The goal of the landscape plan is to achieve water conservation through the design of the plan and use of native materials. The limited selection of materials used in simple, significant composition, complementary to adjacent common landscape area and reinforcing the individual architectural and site setting is encouraged. Overall plant material selection for given project areas shall have compatible, drought resistant characteristics. Irrigation programming can then be designed to minimize water application for the entire landscape setting and will require smart landscaping systems. Sustainability is a major consideration of the City of La Quinta and the region as a whole. When possible, rapidly renewable materials will be considered and used in the construction of the buildings in Travertine. It also will be important to consider the construction waste generated from the site and prevent raw materials from entering the landfills by minimizing waste and utilizing recycling programs. 3-49 1 P a g c TRAVERTINE SPECIFIC PLAN AMENDMENT - 2023 3.0 DESIGN GUIDELINES Exhibit 3.38 - Planting Zones MATIN E SEED R�VEy\E IA --- --- — n 'T'R,nNaTT.IOnAr,ESP,A� n EIVKINCED QESEkT. PLANNAP T a I , 11 l I i I N LEGEND 0 Native Seed Revegetation 0 Transitional Desert Planting 0 Enhanced Desert Planting 3-501Pane TRAVERTINE SPECIFIC PLAN AMENDMENT - 2023 3.0 DESIGN GUIDELINES Table 10: Landscape Palette Test type Botanical Name Common Name Trees Acacia sp. Acacia Bauhinia sp. Bauhinia Cercocarpus sp. Cercocarpus Chilopsis sp. Chilopsis Chitalpa sp. Chitalpa Citrus sp. Citrus Dalea so. Dalea Ebenopsis Ebenopsis Fraxinus so. Fraxinus Laqerstroemia so. Lagerstroemia Lvsiloma so. Lvsiloma Olneva sp. Olneva Parkinsonia sp. Parkinsonia Prosopis sp. Prosopis Pistacia sp. Pistacia Quercus sp. Quercus Rhus sp. Rhus Schinus sp. Schinus Sophora so. Sophora Thevetia so. Thevetia Tipuana so. Tipuana Vitex so. Vitex Palms Abutilon Bismarkia so. Bismarkia Butia so. Butia Palm Brahea asp. Brahea Palm Chamaerops so. Chamaerops Palms Cvcas so. Cvcas Phoenix so. Phoenix Palm Washinqtonia so. WashinRtonia Palm Shrubs Carissa Abutilon so. Abutilon Alvogne so. Alvogne Anisacanthus so. AnisacanthusAnt Bouqainvillea so. Bougainvillea Baileva so. Bailvea Buddleia so. Buddleia Calliandra so. Calliandra Callistemon so. Callistemon Carrissa so. Carissa Carvopteris so. Carvopteris Cordia so. Cordia Dalea so. Dalea 3-511Page TRAVERTINE SPECIFIC PLAN AMENDMENT - 2023 3.0 DESIGN GUIDELINES Dodonea so. Dodonaea Encelia so. Encelia Eremophila so. Eremophila Ericameria so. Ericameria Erioqonum sp. Eriogonum Euphorbia sp. Euphorbia Hamelia sp. Hamelia Justicia sp. Justicia Lantana sp. Lantana Larrea sp. Larrea Leucaena sp. Leucaena Leucophvllum so. Leucophvllum Rosemarinus so. Rosemary Ruellia so. Ruellia Russelia so. Russelia Salvia so. Sage Senna so. Cassia Simmondsia so. Simmondsia Taqetes so. Tagetes Tecoma so. Tecoma Verbena so. Verbena Wedelia so. Wedelia Espaliers and Vines Bouqainvillea so. Bougainvillea Antiqonon so. Antigonon Calliandra so. Calliandra Gelsemium so. Gelsemium Pvracantha so. Prvracantha Trachelopsermum so. Trachelospermum Desert Accents Aqave so. Agave Aloe so. Aloe Atriplex so. Atri Alex Bailey so. Bailvea Bulbine so. Bulbine CalvIophus so. Calvlophus Caesalpina so. Caesalpinia Cereus so. Cerus Dasvlirion so. Dasvlirion Dracenea draco Dragon Tree Echinocactus so. Echinocactus Euphorbia so. Euphorbia Fouquieria so. Fouqueiria Hesperaloe so. Hesperaloe Manqave so. Mangave Nolina so. Nolina Opuntia sp. Opuntia 3-521Panc TRAVERTINE SPECIFIC PLAN AMENDMENT - 2023 3.0 DESIGN GUIDELINES Pachvicereus so. Pachvicereus Pedilanthus so. Pedilanthus Penstemon so. Penstemon Yucca so. Yucca Groundcover Acacia so. Acacia Acalvpha so. Acalvpha Ambrosia so. Ambrosia Conoclinium so. Conoclinium Convolvulus so. Convolvulus Dalea so. Dalea Gazania so. Gazania Guara so. Guara Glandularia so. Glandularia Malephora so. Malephora Oenothera so. Oenothera Portulacaria so. Portulacaria Psilostrophe so. Psilostrophe Rosmarinus so. Rosemary Ruellia so. Ruellia Senecio so. Senicio Verbena so. Verbena Grasses Muhlenberqia so. Muhlenbergia 3-531Panc TRAVERTINE SPECIFIC PLAN AMENDMENT - 2023 3.0 DESIGN GUIDELINES Table 11: Prohibited Invasive Ornamental Plants Botanical Name Arundo donax Atriplex semibaccata Avena barbata Avena fatua Brassica tournefortii2 Bromus madritensis ssp. rubensl Bromus tectorum2 Cortaderia iubata [syn. C. atacamensis] Cortaderia dioica [syn. C. selloanai Descurainia sophia Eichhornia crassipes Elaegnus anqustifolia Foeniculum vulqare Hirschfeldia incana Lepidium latifolium Lolium multiflorum Nerium oleander Nicotiana qlaucal Parkinsonia aculeatal Pennisetum clandestinum Pennisetum setaceum2 Pinus sp. Ricinus communis Salsola traqus Schinus molle Schismus arabicus Schismus barbatus Stipa capensis Tamarix spp. (all species) Taeniatherum caput -medusae Tribulus terrestris Washinqtonia robusta Common Name giant reed Australian saltbush slender wild oat wild oat African or Saharan mustard red brome cheat grass Jubata grass or Andean pampas grass pampas grass tansy mustard water hyacinth Russian olive sweet fennel short -pod mustard perennial pepperweed Italian ryegrass oleander tree tobacco Mexican palo verde Kikuyu grass fountain grass Pine castorbean Russian thistle Peruvian pepper tree Mediterranean grass Saharan grass no common name tamarisk or salt cedar Medusa -head puncturevine Mexican fan palm 3-54 1 P a g e TRAVERTINE SPECIFIC PLAN AMENDMENT - 2023 4.0 INFRASTRUCTURE PLAN 4 INFRASTRUCTURE PLAN This Section describes the infrastructure development plan, requirements and implementation as well as the general intent and comprehensive framework of the infrastructure development within the Travertine development. 4.1 Circulation Plan Description Exhibit 4.1 illustrates the conceptual Circulation system proposed to serve the Travertine community. The community at buildout will be served by two access points: (1) the southerly extension of Jefferson Street as a Modified Secondary Arterial, south of Avenue 58, and (2) the westerly extension of Avenue 62 as a Modified Secondary Arterial west of Monroe Street. An emergency vehicle access road (EVA) will provide a secondary point of access for emergency use only, during the first phase of builder construction, or up to the first 600 units. The EVA will extend from the southerly termination of Madison Street to the interior of the project to provide emergency access prior to the full extension of Jefferson and Avenue 62. The required timing for the opening of the EVA will be established by conditions of approval on subdivision maps as a function of the pace, intensity and location of development within the Specific Plan. During the Grading Phase A stage (discussed more fully in Section 4.4 Conceptual Grading and Drainage Plan, herein), Avenue 62 will cross Dike No.4 and extend westerly towards the Travertine project boundary. This crossing will require a license, secured by the City of La Quinta, and approved by the Bureau of Reclamation (BOR) and approval from the County of Riverside. This spine roadway, which curves through the project, is shown on Exhibit 4.1. Jefferson Street will be extended south of Avenue 58 through the Coral Canyon development, a portion of Bureau of Land Management (BLM) land and continue through Travertine to meet the extension of Avenue 62. As illustrated in Exhibit 4.1, The Jefferson Street/ Avenue 62 spine road will be a modified secondary arterial road configuration between the northern project boundary (as the southerly extension of Jefferson) and the eastern project boundary (as the westerly extension of Avenue 62). Avenue 62 will be improved as a Modified Secondary Arterial east of the project to Monroe Street. The Travertine community land uses are oriented on both sides of the Jefferson Street / Avenue 62 spine roadway, with local loop collector roads emanating from the spine roadway via round -abouts to provide access to the neighborhoods as illustrated on Exhibit 4.1. Loop collector roads will have a typical right- of-way of 70 feet, with curb -to -curb distances of 40 feet with 9 -foot curb adjacent landscaped parkways and a 6 -foot -wide pedestrian walkway on both sides. Exhibits 4.2 and 4.3 identify the typical street cross sections and standards. A detail of the round -about is shown in Exhibit 4.4. Local roads are also planned to be utilized and will be comprised of a curb -to -curb dimension of 32 feet for single loaded streets, which allows for parking on one side of the street and 41 feet, for double loaded streets which allows for parking on both sides of the street. These residential local roads will provide a landscape easement at a minimum of 12 feet on each side of the street and 15 feet to residential building. An access road will be dedicated for entry to Section 5 for any future uses. The road will connect from the loop road of the Travertine project to Section 5, that will be defined as an easement and entitled by the Applicant to allow access from the project, during the same Construction Phase as the loop road is built. 4-11Page TRAVERTINE SPECIFIC PLAN AMENDMENT - 2023 4.0 INFRASTRUCTURE PLAN The project neighborhoods will be gated for privacy. These gates will be located at the intersections of the loop roads and Jefferson Street or Avenue 62. Exhibit 4.5 shows the location of the gates off the spine roadway and the typical gate configuration is shown on Exhibit 4.6. The Resort / Spa entry at Jefferson will also be gated. Gating of individual neighborhoods within the residential Planning Areas is permitted. The location of any proposed gates will be reviewed and approved by the city as part of either a tentative tract map application or as a part of a site plan review application. Exhibit 4.6 exhibits the typical landscape of the entries to the development from both Avenue 62 and Jefferson Street as well as typical entry gates for the residential portions of the development off of the spine road and on the loop road entries of the project. The ultimate drainage plans for Specific Plan area's conveyance and retention/detention onsite will determine the placement and extent of bridges and/or culvert crossings needed to maintain all-weather access for all roadways. The Construction Phase 1 stage (see Section 5.6 of this Specific Plan) will include facilities of approximately 14.1 -acres that will be located both north and south of the prolongation of Avenue 62 and will outlet water into the impound area against Dike No. 4. 4-21Page TRAVERTINE SPECIFIC PLAN AMENDMENT - 2023 4.0 INFRASTRUCTURE PLAN Exhibit 4.1 — Circulation Plan z - - A IE,VUE 5,3 � Dike 2 - 10, CAAlYON J �� y {FiITURE) T coral Moimtam Dike 4 JH AVENUE 60 i PROPOSED JEFFERSON STREET 1 d ` �_,S 'EVA (PHASE( ONLY 1 L IVAP �``)}! S }(I__—_s57REET. EAST / 1 1� AVENUE62 � C i r j t • �� Martinez Rock Slide /� `, j ., �'-t'u'b <•_ -�,-_ rtr��-, LEGEND Oil Jefferson Street/Avenue 62 F—@)7 Roundabout 16 Emergency Vehicular Access Loop Collector © Gates ® Local Roads ® Access Road 4-31Page TRAVERTINE SPECIFIC PLAN AMENDMENT - 2023 4.0 INFRASTRUCTURE PLAN Exhibit 4.2 — Roadway Sections A, B, & C 15' 27' 27' 15' Vades 2:1-5:f � 6' 4 3' 8' L 12' �, T J, T 12' 8' 63' L 6' LVades 2:1-5:1 a scape vane Min. - Min. vs' ani wel Median Travel Buffer Lane Median Lane Buffer Perkwa Clara II Bike Lane Parkway Y Y Meandering Sidewalk Section A - JEFFERSON STREET & AVE 62 84' Modified Secondary Arterial RM R/W 70' IP 15' 20' 20' 15' i 31 MAX. 6' 9' 8' 12' 12' 8' 9' 6' 3:1 MAX. Landscape Walk Travel Travel I Walk Landscape Buffer Parkway Class II Lane Lane Cless II Parkway Buffer Bike Bike Lane Lane Section B - LOOP COLLECTOR County of Riversides Cay of Le Quints S'L LRm I 80' N'L SRM I xI Fence, 3 Fence ajffi� Retaining Well Retaining Wek H. Varies 4'W 35'm II H. Varies 4' to 35't 10' e' 12' 6' , 12' �El' 6' 4 ' Bike Travel Travel Bike Lane Lene Median' Lane Lanel Sidewalk 46 Curb to Curb Striped Medien (0-600 Unks) Raised Median (601+Unite) Section C - BRIDGE SECTION 4-41Page TRAVERTINE SPECIFIC PLAN AMENDMENT - 2023 4.0 INFRASTRUCTURE PLAN Exhibit 4.3 — Roadway Sections D, E, & F RIW 60' RIW 10' 20' 20' 10' 2' 2' I I 3:1 MAX. 5' 5' 8' 12' 12' 8' �5�5' 3:1 MAX. Landscape Travel Travel Landscape Buffer WalParking Lane Lane Parki Balk Buffer Section D - LOCAL ROAD RNV 40' RMI1. 1. 5 5' Utility Utility Easement I I Easement L J 8' �, 12' 12' 8'; RNV21 RNV 10.5' 10.5' Travel Lanes Section F - TANK ROAD Parking Travel Lanes Parking Section E - LOCAL ROAD R/W30' R/W I` I [3'[ 12' 12' L3'[ Shoulder Travel Shoulder Lanes Section G - MADISON EVA 4-51Page TRAVERTINE SPECIFIC PLAN AMENDMENT - 2023 4.0 INFRASTRUCTURE PLAN Exhibit 4.4 — Roundabout STREET 6 CURB MASS PLANTING a STONE INSET BAND RAISED PLANTER COMMUNITY TOWER ELEMENT i o STONE WALL c RNV 180' RIW 11 25' 25' N ---- }fir -------------- 6' Parkway L 8' 12' 45' 45' 12' 8- PsrkwaY 6' L(Vaires) Travel Travel (V )-I Lane Raised Lane Class It Bike Lane Median Class II Bike Lane Meandering Sidewalk or Meandering Sidewalk or Multi -Purpose Trail MuRVPurpose Trail I `1 I l i, 1 4-61Page TRAVERTINE SPECIFIC PLAN AMENDMENT - 2023 4.0 INFRASTRUCTURE PLAN Exhibit 4.5 - Street Gated Entry Section & Details law 125' PJW , I I 5' I I � � 15' I I I I� 6' 10' 24' Li! 26' 14' I I 14' I .14' 10' 6' Parkway Travel Lane Gate House Travel Lane Median Travel Parkway Lane Meandering Sidewalk or Meandering Sidewalk or Multi -Purpose Trail Multi -Purpose Trail _ ENTRY I EXIT GATE `y - - COMMUNITY TOWER ELEMENT NATIVE $TONE COMMUNITY WALL STANDARD 24' I 14' 1 26 1��1 I 14 1 1 I 125' I 4-71Page TRAVERTINE SPECIFIC PLAN AMENDMENT - 2023 4.0 INFRASTRUCTURE PLAN Exhibit 4.6 — Typical Gated Entries 4-81Page TRAVERTINE SPECIFIC PLAN AMENDMENT - 2023 4.0 INFRASTRUCTURE PLAN 4.2 Water Coachella Valley Water District (CV W D) has jurisdiction over domestic water service to the Travertine project. Currently, domestic water service lines exist in the area of the intersection of Avenue 60 and from the Jefferson Street extension and Avenue 62. During the Construction Phase 1 stage (see Section 5.6 Conceptual Grading and Construction Phasing Plan), water utilities will be connected prior to any home building. One well will be constructed during the Grading Phase A stage, located off the Travertine project site. Currently there are ongoing discussions with local parcel owners, CVWD and developers, to locate the future offsite well sites. The well sites necessary to serve the project have been analyzed by CVWD. The initial number of well sites based on the criteria outlined in CVWD's Development Design Manual (Aug. 2018 version) section 5.6.1 for this project is equivalent to up five well sites at maximum. The final number of well sites that will actually be needed to serve the site will be determined from a development agreement between CVWD and the developer based on extenuating circumstances for providing alternative means and measures of water service to not only the project but to the region. The process for acquisition of well sites will be done by a private purchase by the developer, where the environmental clearance coincident with the project will be generic for all typical well sites located within CVWD's jurisdiction. Those site- specific well sites will be purchased by the developer and ultimately dedicated to CVWD. Exhibit 4.7 identifies the conceptual on-site water service facilities that are required to provide domestic water to the community. As noted above, wells are required to be improved and/or constructed to serve the project site, with one well operable and available prior to the issuance of the first Certificate of Use and Occupancy. Additional facilities will include two water reservoirs and booster stations to collect the well water and store it at elevation to provide the required water pressure for the site. The project site will be served with a thirty -inch main line within Jefferson Street/Madison Street alignments. Twelve -inch and smaller lines will then feed off the main line to serve the individual developments along these public streets. Precise locations, alignments, and sizes of water service facilities will be determined at the Tentative and Final Map stage of development, per City and CVWD regulations and standards. Irrigation water for landscaping and any golf uses is intended to be non -potable Coachella Canal water that is available to the site. Infrastructure will be installed in Grading Phase A stage to convey the water to the site and to ensure that the non -potable water remains separate from the potable water system. In the event that this water is not available to the Travertine development, the onsite irrigation wells will be utilized for future irrigation. In the Phase A Grading stage (see Section 5.6 Conceptual Grading and Construction Phasing Plan), prior to any building construction, the project must have the necessary fire flows to all hydrants in addition to providing two points of access. The project will provide all wet and dry utilities from Avenue 62 to the point of connection for various builder phases. The project will have to adequately secure all common area landscape prior to construction. See Exhibit 4.7 4-91Pagc TRAVERTINE SPECIFIC PLAN AMENDMENT - 2023 4.0 INFRASTRUCTURE PLAN Exhibit 4.7 — Conceptual Water Plan i Epp I NAP LOOP EAST , r LOOP STREET' s >- 7 N3?� 1 BOOSTER 43 lNlarlinez Rrick Slide AVE 62 INSERT` 425` 335' RESERVIOR RESERVIOR - 2.65 MG 035 MG N LEGEND 0 Designate Zone Separation Proposed Reservoirs 0 335 Domestic Water Main 0 Proposed Booster Pump 0 425 Domestic Water Main AVENUE 62 BOOSTER #1 0 4-101Page TRAVERTINE SPECIFIC PLAN AMENDMENT - 2023 4.0 INFRASTRUCTURE PLAN 4.3 Sewer The project site is presently served by the CVWD. Plans to extend the sewer mains along Avenue 62 and Jefferson Street to the project are in development. The conceptual on-site sewer facilities and improvements are shown on Exhibit 4.8. The facilities are comprised of a series of eight -inch sewer lines serving the individual developments and flowing into the main sewer line located within the Jefferson Street/spine road alignment. The main sewer line increases in size as it proceeds eastward, ranging in size from eight inches on the west side to 15 inches at Madison Street, where the line exits the project site. Final design criteria, location, alignment and sizing of sewer facilities will be determined at the tentative and final map stage of development, pursuant to the processes and specifications of the City and CVWD. 4-111Pagc TRAVERTINE SPECIFIC PLAN AMENDMENT - 2023 4.0 INFRASTRUCTURE PLAN Exhibit 4.8 — Conceptual Sewer Plan Dike 2 �i AVENUE 68 �E j �T CORAL CANYON (FUTURE)!'; 1 % 11 Coral �� • _ r� Mountain i Dike 4. ECEND Sewer Lines t> r I__—_-- I LOOPSTREET EAST �P STREET _ } - - all 1 6 �- S Martinez Rock Slide TRAVERTINE SPECIFIC PLAN AMENDMENT - 2023 AVENUE 62 4-121Page 4.0 INFRASTRUCTURE PLAN 4.4 Conceptual Grading and Drainage Plan The project site slopes gently in a downslope direction from west to east and is subject to two kinds of drainage conditions: alluvial fan flow and incised drainage corridors along inactive fans. The primary existing drainage condition is alluvial fan flow; eight canyon drainages contribute runoff to the overall project site. The major contributors of runoff to the planned development area are Devil Canyon, Middle North Canyon, Middle South Canyon, and Rock Avalanche Canyon. Flows from these canyons and other drainages continue across the site and ultimately drain into the reservoir created by Dike No. 4. Exhibit 4.9 illustrates the conceptual grading of the plan and outlines the areas of cut and fill. Exhibit 4.10 demonstrates the proposed gradient of the slopes within the project. 4-131Page TRAVERTINE SPECIFIC PLAN AMENDMENT - 2023 4.0 INFRASTRUCTURE PLAN Exhibit 4.9 — Conceptual Balance Grading Plan Dike 2 AVENUE 58 it f T1 STREET �- CORAL CANYON 'r I r [FU111EJ.7 Cut Area Fill Area -C.�P Sok. WEST � Et! ( Coral in r Mounta- ° I I` � �' Dike 4 � O PROPOSED JEFFERSON �,~�"'� r _l '.STREET 1 j j �------' LOOPSTREET f EAST Y ` �,V- .. /j } y U Martinez s Rock Slide AVENUE 60 AVENUE 62 TRAVERTINE SPECIFIC PLAN AMENDMENT - 2023 4-141Page 4.0 INFRASTRUCTURE PLAN Exhibit 4.10 — Slope Ratio Diagram I1 `'� � AVENUE 58 Dike 3 �- r -fir I CORAL - r I� i ,CANYONTIRE 'l YICD)CoralIVIOurilaill , Dike 4 _ AVENUE 60 F PROPOSED JEFFERSON NAP LOOPS EAST Z rn LOOPSTREET`- WEST AVENUE62 1 Rock Slide LEGEND 0 Slope 5:1 0 Slope 3:1 Slope 2:1 4-151Page TRAVERTINE SPECIFIC PLAN AMENDMENT - 2023 4.0 INFRASTRUCTURE PLAN 4.4.1 Drainage Plan The approach to the management of drainage in the Specific Plan is to concentrate the planned development within the inactive fan areas where possible and provide a perimeter flood protection system around the development site to provide the necessary level of protection. The primary watershed solution (Exhibit 4.11 and 4.12) illustrates flows being conveyed around the site in order to pass flows to the downstream off-site areas along Dike No. 4 in a manner that avoids flooding risks to the downstream areas. Project implementation will require management of active alluvial fan flow conditions on the western and southern edges of the planned development area. Alluvial fan flows potentially impact the entire western and southern edges of the planned development area. To manage this condition, it is determined that a perimeter flood protection barrier will be used along the western and southern boundaries. The barrier will consist of a raised edge condition with a slope lining to protect against scour and erosion. The edge will be elevated above the water surface elevations associated with the 100 -year storm event and will be designed based on a worst-case flow scenario assuming an active alluvial flow condition. These flood protection barriers solve four problems: they will intercept alluvial fan flows, incised canyon flows, and will control associated debris load; and they will allow planned conveyance facilities around the project. The proposed conveyance features will direct off-site flows, once intercepted by the barriers, around the perimeter of the development by means of open channel swales to safe outlets on the north and south sides of the development. The site itself will be raised along these edge barriers to avoid the creation of levee like conditions. The offsite run-off from Devil Canyon will be distributed in the north through the existing Guadalupe Dike system to Dike No. 4. Offsite watershed runoff from the Middle Canyons (North and South) and Rock Avalanche Canyon will be intercepted and conveyed along the southern portion of the site to Dike No. 4 south of the proposed Avenue 62 crossing. As seen under the primary drainage solution; Exhibit 4.11, flows will be conveyed around the site on the west and south boundaries and re -distributed on the east along Dike No. 4. The Conceptual Hydrology plan for the Travertine development ensures that all residents of the community, as well as downstream facilities and properties, will be protected from periodic flooding that is experienced in the region. Exhibit 4.11 also identifies the existing flows that come on to the project site, generally from the south and west. The diagrams also identify the various conceptual storm facilities (perimeter barriers, on-site drainage) that are required to transmit storm runoff flows. More detailed engineering and design, consistent with design standards established by the City and the CVWD, will be completed at the final map stages of development, resulting in the precise location, alignment, and sizing of all drainage facilities. 4-161Pagc TRAVERTINE SPECIFIC PLAN AMENDMENT - 2023 4.0 INFRASTRUCTURE PLAN Exhibit 4.11— Conceptual Hydrology Plan S� CORAL CANYON (FUTURE) V 1" { 1, LOCPSTREET 5�3 meqq, WEST r AVENUE58I -� PROPOSED JEFFERSON STREET Coral GUADALUPE CREEK l Mountain DIVERSION DIKES , NAP LCCPSTRE EAST JL1 i s Dike 4 OUTLET PIPES FROM BASINS _ AVENUE 62 -, 1 �I tV Martinez Rock Slide LEGEND Existing Major Watershed 0 Perimeter Flood Barrier High Point Existing Sheet Flovr 0 On -Site Drainage Watershed Diversion 0 VJQMP Basin TRAVERTINE SPECIFIC PLAN AMENDMENT - 2023 4-171Page 4.0 INFRASTRUCTURE PLAN 4.4.2 Stormwater Management Plan Before any construction, a stormwater management plan will be created and finalized as part of the Construction Phase A stage. For the stormwater management plan, the applicant will finalize the calculation of Standard Project Flood (SPF), 100 -year and 25 -year runoff rates for on-site and off-site drainages. The project must have hydraulic analysis utilizing refined runoff rates to determine design water surface elevations and flow velocities along the perimeterflood barriers, Guadalupe Canal, and Dike No. 4; in addition, the stormwater management plan must accomplish the following: 1. Evaluation of flow velocities on a reach -by -reach basis to determine a) lining requirements in terms of materials and lining thickness, b) potential for deposition of sediments, and c) the need for channel stabilization to control scour. 2. Create adjustments to flood protection system configurations (in terms of barrier and levee heights and bridge crossing widths) and refine the hydraulic analysis. Determine the optimum configuration of channels, barriers, and levees with necessary containment and erosion control structures which will provide the 100 -year flood protection and blend effectively with natural environment (where appropriate) and the proposed development. 3. Prepare detailed designs and specifications for facilities including containment levees, erosion protection (natural appearing where possible), and channel stabilization structures as may be required. Consideration of re -naturalization, preservation of natural features, and reduction of visual impacts will be made during the various steps. In addition, all drainage facilities for on-site drainage will be designed following the same process. The objectives for the flood control and drainage facilities throughout the Travertine properties are: • Protect all buildings from damage from a 100 -year storm in any of the drainage areas that cross or are within the property. • Safely discharge all flows leaving the property • Control sediment, and manage debris flow around the site. • Assure the reliable operation of each drainage feature through a full range of flows from low flows to the design event. • Where levees, channels, or embankments are used, provide adequate freeboard. • Assure that embankment, levee, and channel lining or stabilization is used to control scouring of channel inverts or side slopes. • Re -naturalize, landscape and or use "naturalized contour grading" where feasible and appropriate. 4.4.3 Grading Plan Grading of the project site will occur in two phases. Phase A will be the southerly half of the site, generally south of the Jefferson/Avenue 562 corridor to the edge of the preserved open space. Phase B will grade the balance of the site northward. Given the complexities associated with controlling alluvial fan flow and the sloping nature of the site, creative grading techniques will be necessary shown on Exhibit 4.9, Conceptual Grading Plan and Exhibit 4.10, Slope Ratio Diagram. The area planned to be graded is generally comprised of slopes of between 0% and 10%. The site is elevated, and grading will potentially be visible to areas north of the site. The grading will maintain the natural orientation and drainage of the land by implementing varied contoured grading at 2:1 to 5:1 ratio in conformance with natural terrain. The sections will demonstrate day -lighted slopes to natural, where natural slopes meet the graded slopes, as well as relationships between typical pads, proposed surface improvements, channels, trails, proposed golf uses, grading, reservoir pads, etc. at 4-181Page TRAVERTINE SPECIFIC PLAN AMENDMENT - 2023 4.0 INFRASTRUCTURE PLAN various locations throughout the project. Additionally, all areas adjacent to the 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 Municipal Code. All grading will be performed under the supervision of an Engineering Geologist to guarantee a stable site for the intended use. Landscaping and irrigation facilities will be required for all graded slopes greater than 5 feet in height or areas susceptible to erosion. Track mounted portable crushers will be used directly on site, to allow rock crushing to exact grading specification. Rock crushing on site will eliminate the need for exporting rock and importing good fill material while also avoiding traffic congestion, providing dust control, avoiding damage to roads and tracked mud. Future final maps will include detailed grading plans and supporting engineering designs and analyses for review and approval by the City of La Quinta. 4.5 Utilities Electric service to Travertine will be provided by Imperial Irrigation District (IID). An offsite 2.5 -acre substation will be required for the Travertine development and may be constructed during the Grading Phase A stage. Currently there are ongoing discussions with local parcel owners, IID and developers, to identify the future offsite substation. All required off-site parcels required for the substation will be chosen to fit the requirements of IID and will be studied with metrics provided bythe utility. The location of the 2.5 -acre site will be within a 2 -miles 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. Telephone service will be provided by Frontier or Spectrum. Southern California Gas Company provides natural gas to the project site. The applicant will comply with the requirements of all utilities. All existing and proposed utilities within or immediately adjacent to the proposed development shall be installed underground. Power lines with voltage higher than 92kV are exempt from this requirement. Energy conservation is the effort made to reduce the consumption of energy by using less of an energy service. It can be achieved either by using energy more efficiently or by reducing the amount of service used. Conservation methods must extend across and overlap with many different types of energy services such as water, electricity, and petroleum products. Energy conservation is an increasingly critical factor in both existing and developing communities across the globe. Many energy conservation measures have been included within the design and land plan of the Travertine community. These range from a land plan that seeks to balance and minimize grading, the use of natural or natural -emulating terrain features (slopes and drainage features) to minimize man-made hardscape features, low water use landscape design, and an extensive system of riding and hiking trails. In addition to these design decisions, additional energy conservation programs exist and will continue to be developed and put into place by regulators at the local, state and federal levels. The on-going physical implementation of the plan will be regulated by additional conservation measures, such as greenhouse gas/emission controls on large scale construction machinery, Title 24 housing requirements, and the reduction and recycling of construction waste materials. The Travertine community will implement all additional regulatory conservation measures that become effective during the course of its development. 4-191Pagc TRAVERTINE SPECIFIC PLAN AMENDMENT - 2023 4.0 INFRASTRUCTURE PLAN 4.6 Public Facilities & Services 4.6.1 Solid Waste Services associated with the collection and disposal of solid waste generated within the Travertine community will be operated and administered by Burrtec per the contract with the City of La Quinta. Individual developments within Travertine will implement measures that will be consistent with City regulations designed to reduce solid wastes, including but not limited to AB 939. 4.6.2 Fire Protection Fire protection service is provided for the City of La Quinta and administered by the Riverside County Fire Department. Presently, the Fire Department occupies three fire stations within the City: Station No. 32 located on Avenue 52 west of Washington Street; Station No. 70 located at the intersection of Madison Street and Avenue 54; and Station No. 93 located on Adams Street north of Miles Avenue. Currently there is an ongoing discussion with Riverside County Fire Department and the City, to locate and fund the new south La Quinta fire station. At such time the location of the future fire station is determined, the interested parties will join in a "fair share" program to fund its installment. Emergency medical paramedic services are currently provided to the City by American Medical Response, a private paramedic ambulance agency. All water mains and fire hydrants providing the required fire flows will be constructed in accordance with the City Fire Code in effect at the time of development. In addition, the level of service required for Travertine will be aligned with the criteria for Category II - Urban as outlined in the Fire Protection Master Plan as follows: • Fire station located within three miles • Receipt of full "first alarmed" assignment within 15 minutes 4-201Page TRAVERTINE SPECIFIC PLAN AMENDMENT - 2023 4.0 INFRASTRUCTURE PLAN 4.6.3 Police Protection Law enforcement services are provided to the project site by the City of La Quinta Police Department through a service contract with the Riverside County Sheriff's Department. The La Quinta Police Department will provide service to the project site from existing facilities located at City Hall in the City of La Quinta. The current service agreement between the City and the Sheriff's Department provides protection on a 24-hour basis, seven days per week. The Sheriff's Department utilizes seven patrol deputies which result in typical response times of five minutes throughout the City. 4.6.4 Community Services & Facilities A large public library is located on Calle Tampico and is operated by the Riverside County Library System to serve City of La Quinta residents and visitors. The City of La Quinta is served by two school districts: the Coachella Valley Unified School District (CVUSD) and the Desert Sands Unified School District (DSUSD). The majority of the site is located within the CVUSD area. A small portion on the eastern side of the project site is within DSUSD boundaries. No school sites are proposed within the Travertine project site. 4.6.5 Recreation The recreation plan will include a network of trails, including both on -street and off-street trails, which will provide pedestrian opportunities for both residents and visitors (see Exhibit 2.2). A small parking and staging areas will be provided along Avenue 62 where it enters project site from the East. The trailhead is intended to facilitate use of the trails. The off-street trails will account for approximately 2 acres. The onsite and off-street trail system inside the gates provides users a system that connects the planning areas north and south of Jefferson Street. The applicant will meet the City Parks dedication requirements as set forth in Chapter 13.48, of t he Municipal Code and in compliance with the goals and policies of the La Quinta General Plan. Credit shall be granted for onsite parks against park fees. 4-211Page TRAVERTINE SPECIFIC PLAN AMENDMENT - 2023 5.0 IMPLEMENTATION MEASURES AND ADMININSTRATION 5 IMPLEMENTATION MEASURES AND ADMINISTRATION This section of the Travertine Specific Plan Amendment describes the mechanisms for implementing the Plan and is to be consulted whenever there is a question concerning the Plan implementation in relation to the subsequent actions that may be proposed within the Travertine Development area boundary. As the City of La Quinta is the public agency responsible for the administration of the Travertine Specific Plan Amendment, the tools and procedures described in this section are to be implemented consistent with all City rules, regulations and policies. 5.1 Procedures The entitlement procedures required for future development applications within the Travertine community shall be in conformance with those procedures established and set forth in the City of La Quinta Municipal Code, except as noted below. All development applications shall be reviewed by the City of La Quinta as to their consistency with the intent of this Specific Plan. 5.2 Financing Plan The infrastructure and public facilities improvements, as generally described in the Conceptual Grading and Construction Phasing Plan, will be financed in various ways and may include, but not limited to those programs as outlined below: • Developer contribution with reimbursement agreements • Developer contribution with credits against fees The final financing arrangements, including participation agreements, if any, shall be determined prior to or concurrently with the recordation of the applicable Final Map and shall be reviewed and approved by the City of La Quinta as well as all affected agencies if necessary. 5.3 Maximum Allowable Development The Travertine Specific Plan permits a maximum of 1,200 dwelling units to be constructed within the Specific Plan area. If Planning Areas 1 and/or 11 are developed to include residential housing, the maximum number of permitted dwelling units in Travertine will remain at 1,200 units. Transfer of Dwelling Units No amendment to this Specific Plan shall be required to transfer dwelling units between planning areas, provided that the following development transfer conditions are met: A. Each residential Planning Area allowing residential land uses (i.e., Low Density Residential and Medium Density Residential) is assigned a target number of dwelling units. B. The project master developer may increase or decrease dwelling unit counts in any residential planning area, with the concurrence of the City's Planning Division. The Design and Development Director shall have the authority to determine if the transfer is in substantial conformance with the provisions herein and in the Travertine Plan Statistical Table (Table 12), or if a Specific Plan Amendment is required. C. Dwelling units may be transferred into Planning Areas 1 and/or 11 subject to the approval of a Conditional Use Permit. D. In no case shall dwelling units be transferred into planning areas designated as Open Space. E. A transfer of units may be approved up to a 20% increase above the otherwise permitted density range for that Planning Area, i.e., Low Density Residential 4.0 du/ac plus 20% or Medium Density Residential 8.0 du/ac plus 20%, as listed within the Statistical Table (Table 12). 5-1 TRAVERTINE SPECIFIC PLAN AMENDMENT - 2023 5.0 IMPLEMENTATION MEASURES AND ADMININSTRATION 5.4 Statistical Table The Travertine Statistical Table (Table 12) provides details regarding the permitted density range for the development of each residential planning area. The table identifies each residential area as either a Low Density or a Medium Density Residential District with a corresponding permitted density range. The table then lists a preliminary or targeted number of dwelling units for each area. Additionally, as detailed in Section 5.3 Maximum Allowable Development/Transfer of Dwelling units, Travertine Statistical Table also described the parameters of the maximum allowable transfer of units to each Planning Area, so long as the maximum number of 1,200 dwelling units is not exceeded. The master developer shall be responsible for maintaining an accurate and up-to-date Statistical Table that reflects the number and location (by Planning Area) of all approved dwelling units, whether by tentative map, conditional use permit or other actions. The schedule of approved units shall be complied with in a method and manner acceptable by the Planning Manager. Table 12 - Travertine Statistical Table PA Land Use Acres Permitted Density Range*** Target # of Units Density Range plus 20% 1 Resort/Spa* 38.3 2 Medium Density Residential 25.9 4.0 - 8.0 du/ac 205 249 3 j Low Density Residential 29.4 2.0 - 4.0 du/ac 85 141 4 Low Density Residential 9.6 2.0 - 4.0 du/ac 27 46 5 Low Density Residential 16.2 2.0 - 4.0 du/ac 31 78 6 Medium Density Residential 20.1 4.0 - 8.0 du/ac 163 193 7 Low Density Residential 18.7 2.0 - 4.0 du/ac 61 90 8 Low Density Residential 16.9 2.0 - 4.0 du/ac 73 81 9 Medium Density Residential 14.8 4.0 - 8.0 du/ac 74 142 10 Low Density Residential 25.6 2.0 - 4.0 du/ac 75 123 11 Resort /Golf ** 46.2 12 Low Density Residential 52.2 2.0 - 4.0 du/ac 107 251 13 Low Density Residential 26.7 2.0 - 4.0 du/ac 48 128 14 Low Density Residential 39.0 2.0 - 4.0 du/ac 65 187 15 Low Density Residential 33.3 2.0 - 4.0 du/ac 70 160 16 Low Density Residential 50.4 2.0 - 4.0 du/ac 116 242 17 Open Space Recreation 18.1 18 Open Space Recreation 14.7 19 Open Space Recreation 23.1 20 Open Space Natural 301.2 21 1 Master Planned Roadways35.0 Totals +855.4 1,200 * 100villa units within PA 1 are excluded from maximum permitted 1,200 dwelling units **potential units within the Resort/Golf Land Use designation will be residential dwellings consistent with Zoning Code and will be counted as partof the 1,200dwelling unit maximum 'the numberof proposed dwelling units within any Residential Planning Area mayexceed the Permitted Density Range by20%as long as the maximum numberof 1,200dwelling units is met 5-21Page TRAVERTINE SPECIFIC PLAN AMENDMENT - 2023 5.0 IMPLEMENTATION MEASURES AND ADMININSTRATION 5.5 Determination of Development Standards Within the Planning Areas designated as Low Density Residential, four product types may be constructed in conformity of Table 13 as determined by the lot area of an individual building site. Each Tentative Tract Map and Site Development Permit submitted shall include a table listing the lot area of each residential building site and identify the product type to be built upon that lot. The approval of the Tentative Tract Map and Site Development Permit will establish the product type for each lot. The Design and Development Director may approve a product type on a lot of otherwise substandard area upon the review of an exhibit demonstrating the relative setbacks and separations of the lot and all adjacent lots. If it is determined that the variation will be in general conformance with the design guidelines of the Specific Plan (Section 3), the Director shall approve the variation. The Director's approval may occur after the approval of the Tentative Tract Map and can be considered with a Modification by Applicant. Table 13: Development Standards for Low Density Residential Product Estate Luxury SFD Large SFD Mid SFD Minimum Lot Size 9,000 sq. ft. 7,000 sq. ft. 6,000 sq. ft. 5,500 sq. ft. Minimum Lot Width, Detached' 70 feet 60 feet 55 feet 50 feet Minimum Lot Depth 100 feet 100 feet 100 feet 90 feet Minimum Cul -de -Sac 40 feet 40 feet 40 feet 40 feet Lot Width Maximum Structure Height 2 22 feet 22 feet 28 feet 28 feet Maximum Stories 2 2 2 2 Minimum Front Yard 15 feet 15 feet 15 feet 15 feet Setback Minimum Garage Setback' 18 feet 18 feet 18 feet 18 feet Minimum Interior Side Yard Setbacks' 7.5 feet 7.5 feet 5 feet 5 feet Minimum Exterior Side Yard Setbacks' 10 feet 10 feet 10 feet 10 feet Minimum Rear Yard 25 feet 20 feet 15 feet 5 feet Setback Maximum Lot Coverage 35% 35% 40% 45% 'The Design and Development Director can administratively approve modifications of the standards up to 15% to account for irregular lotting situations. Please refer to the City of La Quints Municipal Code Section 9.50.070 Irregular lots, for irregular lot specifications. 'Building height will be measured from finished building pad elevation. 'All setbacks are measured from the property line. Side -loaded garages may encroach up to 5 feet into the front yard setback. °Mechanical equipment shall be allowed within side yard setback area with a minimum three-foot clearance to the side property line. 'Perimeter Streets for the Travertine Specific Plan area are Loop Street East and West Jefferson Street Avenue 62 and the Madison EVA. 5-31Page TRAVERTINE SPECIFIC PLAN AMENDMENT - 2023 5.0 IMPLEMENTATION MEASURES AND ADMININSTRATION Within the Planning Areas designated as Medium Density Residential, two product types may be constructed in conformity of Table 14 as determined by the lot area of an individual building site. Each Tentative Tract Map and Site Development Permit submitted shall include a table listing the lot area of each residential building site and identify the product type to be built upon that lot. The approval of the Tentative Tract Map and Site Development Permit will establish the product type for each lot. The Director may approve a product type on a lot of otherwise substandard area upon the review of an exhibit demonstrating the relative setbacks and separations of the lot and all adjacent lots. If it is determined that the variation will be in general conformance with the design guidelines of the Specific Plan (Section 3), the Director shall approve the variation. The Director's approval may occur after the approval of the Tentative Tract Map with a Modification by Applicant. Table 14: Development Standards for Medium Density Residential Product Small Lot SFD Single Family Attached Lot Size 5,000 sq. ft. 4,000 sq. ft. Minimum Lot Width, Detached 1 45 feet 35 feet Minimum Lot Depth' 80 feet 70 feet Minimum Cul -de -Sac Lot Width 35 feet 35 feet Maximum Structure Height z 28 feet 28 feet Maximum Stories 2 2 Minimum Front Yard Setback 10 feet 15 feet Minimum Garage Setback' 18 feet 5 feet Rear Yard Setbacks 15 feet 10 feet Minimum Interior Side Yard Setbacks' S feet 7.5 feet Minimum Exterior ide Yard Setbacks 10 feet 10 feet Maximum Lot Coverage 55% 55% 'The Design and Development Director can administratively approve modifications of the standards up to 15% to account for irregular lotting situations. Please refer to the City of La Quints Municipal Code Section 9.50.070 Irregular lots, for irregular lot specifications. 2Building height will be measured from finished building pad elevation. 'All setbacks are measured from the property line. 'Mechanical equipment shall be allowed within side yard setback area with a minimum three-foot clearance to the side property line. 'Perimeter Streets for the Travertine Specific Plan area are Loop Street East and West, Jefferson Street and Avenue 62. 5-4 1 P a g e TRAVERTINE SPECIFIC PLAN AMENDMENT - 2023 5.0 IMPLEMENTATION MEASURES AND ADMININSTRATION 5.6 Conceptual Grading and Construction Phasing Plan The primary intent of the phasing of the Travertine development, as conceptually depicted in Exhibit 5.1 and Exhibit 5.2, is to ensure that complete and adequate public facilities and services are in place and available for the residents and visitors to the community. The project grading and construction will take place in three phases. Phases 1A and 1B will grade the southern half of the project, improve and extend Avenue 62 into the Specific Plan area, and provide an EVA to cross the CVWD ponds and Dike 4 to connect to Madison Street. The connection point of the EVA within the community will be subject to the review and approval of more specific tract -level design. Grading Phase 1B will grade an additional land area north of the central roadway spine increment that is sufficient to accommodate the construction of the first 600 units within the Specific Plan. Grading and construction within Phases 1A and 1B are identified separately because this area would be able to accommodate the maximum amount of unit construction that may occur until the second major point of connection (the extension of Jefferson Street from the north and into the community), is constructed and operable to serve the community. Following the completion of the grading in areas 1A and 113, grading activities for the remaining project area may continue into Grading Phase 2, and later Phase 3. However, unit construction within these two Phases is dependent upon the completion of the second access to Jefferson Street. As development in Travertine and the surrounding community continues, market conditions as well as infrastructure design and improvements may evolve and change, and may necessitate changes to the phasing program anticipated and described herein. Upon the review and confirmation by the City of La Quinta that any such changes meet the intent of the Specific Plan, adequately serve the needs of the community, and do not require preparation of a subsequent or supplemental Environmental Impact Report pursuant to Public Resources Code section 21166 and California Code of Regulations, title 14 (CEQA Guidelines), section 15162, these revisions shall be permitted without an amendment to this Specific Plan and the Development Director may determine, consistent with CEQA Guidelines sections 15162(b) and 15164, whether to prepare a subsequent negative declaration, an addendum, or no further documentation. If the developer proposes to phase improvements and obligations required by the Conditions of Approval, phasing plans shall be submitted to the Public Works Division for review and approval by the City Engineer. The phasing plans are not approved until they are signed by the City Engineer. 5-51Pane TRAVERTINE SPECIFIC PLAN AMENDMENT - 2023 5.0 IMPLEMENTATION MEASURES AND ADMININSTRATION Table 15: Phasing Plan Summary PA Land Use Acres Target Units Villas 4 6 16 PHASE 1 (1-A and 1-B) 9.6 20.1 50.4 27 163 116 5 LDR 16.2 31 7 LDR 18.7 61 8 LDR 16.9 73 9 MDR 14.8 74 10 LDR 25.6 75 11 Resort / Golf 46.2 12 LDR 51.7 107 13 LDR 26.7 48 14 LDR 39.0 65 15 LDR 33.3 70 18 Open Space Recreation 14.7 19 Open Space Recreation 23.1 20 Open Space Natural 301.2 Phase 1 Totals 628.6 604 4 6 16 LDR MDR LDR 9.6 20.1 50.4 27 163 116 Phase 2 Totals 80.1 306 PHASE 3 1 Resort / Spa 38.3 100 2 MDR 25.9 205 3 LDR 29.4 85 17 Open Space Recreation 18.1 Phase 3 Totals 111.7 290 100 Build Out Total 820.4 1,200 Master Planned Roadways (35.0 ac.) 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 5-61Pane TRAVERTINE SPECIFIC PLAN AMENDMENT - 2023 5.0 IMPLEMENTATION MEASURES AND ADMININSTRATION Exhibit 5.1— Conceptual Grading and Construction Phasing u�r�,na AVENUE 38 Dike Z W CORAL CANYON �RJTUREJ Coral IrMountain nme en e i r PHASE 3 :1 PHASE 2 Al PHASE 1-A Martinez Rock Slide WATER a TANKS y\ "'N - AVENUE 60 ,{ AVENUE 62 5-71Page TRAVERTINE SPECIFIC PLAN AMENDMENT - 2023 5.0 IMPLEMENTATION MEASURES AND ADMININSTRATION 5.7 Maintenance Plan The primary objective of the Maintenance Plan is to ensure that the Travertine community establishes and maintains the highest standards of quality with regard to the upkeep of improvements and facilities. Common landscape areas and/or recreational facilities within individual developments will be maintained by an assigned Homeowners Association governing that development. Landscaping within the private streets' rights-of-way is proposed to be maintained by the Master Property Owners Association (POA) and Home Owners Association (HOA). Entry monumentation, master common landscape areas, and other areas commonly owned shall be maintained by a POA to be established by the developer. Common landscape areas and/or recreational facilities within individual developments will be maintained by an assigned HOA governing that development. Landscaping within the private streets' rights-of-way is proposed to be maintained by the Master POA and HOA. Entry monumentation, master common landscape areas, and other areas commonly owned shall be maintained by a Master POA to be established by the developer. All resort facilities will be privately owned and maintained. The following matrix, Table 16, identifies the maintenance responsibilities for the Travertine development. Table 16: Maintenance Responsibilities Maintenance Responsibilities City Master Property Owners Association (POA) Home Owners Association (HOA) Private Major Entries X Public Streets within project boundaries X Public Streets outside project boundaries, within City jurisdiction (Median landscaping only) X Private Streets X X X Master Common Landscape X Golf Course X Recreational Facilities X X X Resort Complex X Common Landscape X Flood Control Facilities X 5-8 1 P a g e TRAVERTINE SPECIFIC PLAN AMENDMENT - 2023 5.0 IMPLEMENTATION MEASURES AND ADMININSTRATION 5.8 Amendments The Design and Development Director shall have the authority to determine substantial conformance with the provisions of this Specific Plan when changes in unit counts within individual planning areas are less than or equal to 20% and consistent with the density exchange parameters described in Section 5.3. Specific Plan modifications initiated by the developer shall be submitted to the Planning Division in writing. Any changes shall be processed per the provisions contained in the Government Code Section 65453 and will be subject to the requirements of Section 9.240.010 (Specific Plan Review) of the Municipal Code. If the Director determines that the modification(s) is (are) minor (less than or equal to 20% change and consistent with the density exchange parameters described in Section 5.3 ), the Director may approve the modification(s) without further administrative review. Modifications are considered minor when the result in a less than or equal to 20% change and are consistent with the density exchange parameters described in Section 5.3. Other types of changes, including but not limited to architecture design changes found to be consistent with design guidelines, or changes in the landscape palette of less than 20% deviation may be approved by the Director. If the Director determines that the modification(s) may result in a significant change in the project, the modification(s) shall require an amendment to the Specific Plan and will be referred to the decision- making authority specified in the Municipal Code. 5-91Page TRAVERTINE SPECIFIC PLAN AMENDMENT - 2023 6.0 APPENDIX 6 APPENDIX 6.1 Consistency with City of La Quinta General Plan An assessment of the proposed Amendment's consistency with applicable General Plan goals, policies and programs is provided below. Land Use GOAL LU -1 Land use compatibility throughout the City. Consistency Analysis: The Travertine Specific Plan provides diverse and high-quality housing, tourist commercial, resort and spa, skills golf course with club facilities, and park and recreation opportunities that meet the needs of its residents and bring tourism to the City. The Travertine Specific Plan establishes and maintains connections between existing neighborhoods and the Specific Plan neighborhoods. GOAL LU -2 High quality design that complements and enhances the City. Consistency Analysis: The Travertine Specific Plan provides many high-quality design elements that will ensure the following: a wide array of residential housing; integrates recreational uses; provides tourist commercial uses, preserves open space, and protects scenic views. GOAL LU -3 Safe and identifiable neighborhoods that provide a sense of place. Consistency Analysis: The Travertine Specific Plan incorporates design guidelines that will ensure high quality architecture and landscaping. The residential enclaves will be cohesive in design and character and recreational facilities will be consistent with their surrounding neighborhood. The master -planned community of Travertine is designed to complement the surrounding development in the area, incorporating residential, tourist commercial, open space, and park areas into a cohesive plan complementary to uses in the vicinity of the project. This Specific Plan is designed such that compatible land uses, open space areas, landscaped manufactured slopes, and elevation changes serve as buffers between the planned Travertine community and surrounding open space land uses. GOAL LU -5 A broad range of housing types and choices for all residents of the City. Consistency Analysis: The Travertine Specific Plan provides a mix of housing types that include medium, and low-density housing types, designed with enhanced architecture and landscaping, and access to pedestrian walkways, providing a walkable community for the residents. Circulation GOAL CIR-2 A circulation system that promotes and enhances transit, alternative vehicle, bicycle, and pedestrian systems. 6-11Pagc TRAVERTINE SPECIFIC PLAN AMENDMENT - 2023 6.0 APPENDIX Consistency Analysis: The Specific Plan provides a master planned roadway system with a network of bicycle/pedestrian pathways designed to meet the needs of residents, safely and efficiently transport people and goods, and accommodate the projected residential growth within the community. Livable Community GOAL SC -1 A community that provides the best possible quality of life for all its residents. Consistency Analysis: The Travertine Specific Plan provides a master planned community that includes over 357 acres of open space (including natural, passive and active areas) which is served by a network of pedestrian, bike and hiking trails, will connect residents and visitors to amenities to meet both active and passive needs. Residents will also have two community parks as well as localized pocket parks within neighborhoods. Visitors and residents will have access to a golf academy, and resort/ spa facilities. Residences will be designed in conformance with high architectural standards. CEC Energy Efficient Standards (CBC Title 24) will be required for all residential and non-residential uses. Solar systems, both passive and active, will take advantage of the year-round abundant sunshine. Green Building technology will be promoted to improve resource efficiency in the residential and tourist serving commercial uses. Economic Development GOAL ED -1 A balanced and varied economic base which provides the City a fiscal stability to the City, and a broad range of goods and services to its residents and the region. Consistency Analysis: The Travertine Specific Plan includes tourist commercial uses that will accommodate and attract residents of the city and visitors, offer new employment opportunities, and contribute to a strong and diversified economic base. The project developer will pay its reasonable fair -share of impact fees and improvement costs to fund the infrastructure improvements and other public facilities necessary to service the planned development. GOAL ED -2 The continued growth of the tourism and Resort/Spa industries in the City. Consistency Analysis: The Travertine Specific Plan allows for resident and tourist commercial uses that complement and support one another and will help maintain a strong sales and property tax base. The tourist commercial components of the Specific Plan will promote transient occupancy tax, retail, restaurants, and other support uses in a pedestrian -friendly environment which will enhance the fiscal growth potential and real estate values of the City and the Travertine community. Parks, Recreation and Trails GOAL PR -1 A comprehensive system of parks and recreation facilities and services that meet the active and passive needs of all residents and visitors. Consistency Analysis: The Travertine Specific Plan will provide many recreational opportunities, including: two community parks (totaling approximately 13 acres), 6 miles of walkable trails that circumnavigate the 6-21Panc TRAVERTINE SPECIFIC PLAN AMENDMENT - 2023 6.0 APPENDIX community and an additional 5 miles of trails interior to the project providing for a walkable community for the residents. Residential development areas will also have additional localized pocket park areas within the neighborhoods. On -street bike lanes will make it convenient to ride around the project for exercise and local transportation. A Class II bikeway will be constructed on the Jefferson Street/Avenue 62 as well as the Loop Streets for the use and enjoyment of La Quinta residents. These amenities will also provide access to the project's 55.9 acres of recreational open space, and 301 acres of natural open space (including the 152 acres of habitat preservation), as well as the resort/ spa and the golf academy. Housing GOAL H-1 Provide housing opportunities that meet the diverse needs of the City's existing and projected population. Consistency Analysis: The Specific Plan is designed to provide a range of housing types and densities at varying price points that will help meet the anticipated demand for housing within different economic segments of the City. GOAL H-5 Provide equal housing opportunities for all persons. Consistency Analysis: The Specific Plan developer will encourage the enforcement of laws and regulations prohibiting discrimination in lending practices and in the for -sale or rental housing. GOAL H-6 Provide a regulatory framework that facilitates and encourages energy and water conservation through sustainable site planning, project design, and green technologies and building materials. Consistency Analysis: The Travertine Specific Plan incorporates sustainable design strategies that promote energy and water conservation measures. The project is designed to control water runoff and avoid contamination of water resources. All HOA maintained landscaped areas will be designed in a water - efficient manner and drought tolerant plants will be used throughout the individual neighborhoods, the resort/spa and golf course. Title 24 compliance is required for all construction. Air Quality GOAL AQ -1 A reduction of air emissions generated within the City. Consistency Analysis: The Travertine Specific Plan will expand routes for golf carts and neighborhood electric vehicles, and plan for accessing and recharging facilities at the resort/spa and the golf academy facility. The plan provides an extensive pedestrian and bicycle network of paths, approximately 11 miles of such trails in addition to the on -street bike lanes that will be provided, to allow safe and convenient access to recreational and community facilities. Proposed development air quality emissions and greenhouse gas emissions shall be analyzed under CEQA and adhere to the City's GHG Reduction Plan. All construction activities will minimize emission of all air quality pollutants, grading activities shall adhere to established fugitive dust criteria. The project will implement the air quality mitigation measures as identified in the project EIR. 6-31Page TRAVERTINE SPECIFIC PLAN AMENDMENT - 2023 6.0 APPENDIX Energy and Mineral Resources GOAL EM -2 The conservation and thoughtful management of local mineral deposits to assure the long-term viability of limited resources. Consistency Analysis: The Travertine Specific Plan will preserve any local mineral resources identified by the Department of Mines and Geology and to the greatest extent possible designate those undeveloped lands as Open Space. The project will implement mineral deposit resource mitigation measures as identified in the project EIR if necessary. Biological Resources GOAL BIO -1 The protection and preservation of native and environmentally significant biological resources and their habitats. Consistency Analysis: The project has designated 152 acres of protected habitat area along the southern, western, and eastern boundaries of the site. This preserve area will protect known biological resources, including the important habitat for the Bighorn Sheep. The project will implement biological resource mitigation measures as identified in the project EIR. The designated habitat area also includes areas of cultural resources to be protected. Cultural Resources GOAL CUL -1 The protection of significant archaeological, historic, and paleontological resources occur in the City. Consistency Analysis: The Travertine Specific Plan will preserve any significant archaeological and historic resources to the greatest extent possible. The project has been redesigned to preserve all nine cultural resources identified that are within or intersect the project. The project will implement mitigation measures as identified in the project EIR. Water Resources GOAL WR -1 Support the Coachella Valley Water District in its efforts to supply adequate domestic water to residents and businesses. Consistency Analysis: The project will utilize drought tolerant landscaping on all HOA maintained slopes and parkways. The resort/wellness center and the golf academy and its facilities will predominately use water wise landscaping and judicially reduce the use of turf in the golf skills course area. Open Space and Conservation GOAL OS -1 Preservation, conservation and management of the City's open space lands and scenic resources for enhanced recreation, environmental and economic purposes. 6-41Pagc TRAVERTINE SPECIFIC PLAN AMENDMENT - 2023 6.0 APPENDIX Consistency Analysis: The Travertine plan preserves 301 acres for habitat and natural preservation purposes. The vistas of the Santa Rosa Mountains, Coral Mountain and other scenic resources will not be disrupted. Noise GOAL N-1 A healthful noise environment which complements the City's residential and Resort/Spa character. Consistency Analysis: The project complements the City's residential and Resort/Spa character. The project EIR addresses the potential impacts of noise associated with the proposed development. The Specific Plan will incorporate appropriate design measures and adhere to all applicable restrictions and requirements identified in the EIR to ensure that the potential impacts are mitigated to below a level of significance. Soils and Geology GOAL GEO-1 Protection of the residents' health and safety, and of their property, from geologic and seismic hazards. Consistency Analysis: The project EIR addresses the potential impacts of natural hazards associated with the proposed development. The Specific Plan will incorporate appropriate design measures and adhere to all applicable restrictions and requirements identified in the EIR to ensure that the potential impacts are mitigated to below a level of significance. Flooding and Hydrology GOAL FH -1 Protection of the health and safety, and welfare of the community from flooding and hydrological hazards. Consistency Analysis: The Specific Plan includes preservation and avoidance of the larger areas related to the identified Middle North and Middle South storm flows to address flooding concerns. Additionally, development has been sufficiently set back from the natural water courses to assure adequate protection of life, property, and habitat values. A reinforced flood protection barrier along the western and southern edge of development will provide flood protection for flows from the adjacent open space and directing the flows to downstream off-site areas along Dike No. 4 and the Guadalupe Dike thereby protecting the project from off-site flows. Hazardous Materials GOAL HAZ-1 Protection of residents from the potential impacts of hazardous and toxic materials. Consistency Analysis: Development of the project will be evaluated in the EIR and the project will implement all measures identified in the project EIR to protect the residents' safety from potential impacts from hazardous and toxic material. 6-51Panc TRAVERTINE SPECIFIC PLAN AMENDMENT - 2023 6.0 APPENDIX Emergency Services GOAL ES -1 An effective and comprehensive response to all emergency service needs. Consistency Analysis: Fire protection and emergency response services to the Specific Plan Area will be provided by the City and County. The service levels of fire and police protection needed to adequately serve the Travertine community will be identified and addressed in the Environmental Impact Report being prepared in conjunction with this Specific Plan. Although Madison Street, south of Avenue 60, would be removed as a public right of way, it will be improved as an emergency vehicle accessway (EVA) for access into the Travertine community. During the phased construction of the community, interim solutions have been identified and will be implemented to ensure required access for fire and emergency services will be available at all times. Water Sewer & Other Utilities GOAL UTL-1 Domestic water facilities and services which adequately serve the existing and long-term needs of the City. Consistency Analysis: The domestic water needs will be provided by Coachella Valley Water District. The water assessment analysis for the Travertine community will be addressed in the Environmental Impact Report being prepared in conjunction with this Specific Plan. XleL[�Ijivi Sanitary sewer facilities and services which adequately serve the existing and long-term needs of the City. Consistency Analysis: The sewer needs and facilities will be provided by Coachella Valley Water District. The sewer services assessment analysis for the Travertine community will be addressed in the Environmental Impact Report being prepared in conjunction with this Specific Plan. 6-61Page TRAVERTINE SPECIFIC PLAN AMENDMENT - 2023 6.0 APPENDIX 6.2 Reference Table and Exhibit 1. Table 12 - Travertine Statistical Table PA Land Use Acres Permitted Density Range *** Target # of Units Density Range plus 20% 1 Resort/Spa* 38.3 2 Medium Density Residential 25.9 4.0 - 8.0 du/ac 205 249 3 Low Density Residential 29.4 2.0 - 4.0 du/ac 85 141 4 Low Density Residential 9.6 2.0 - 4.0 du/ac 27 46 5 Low Density Residential 16.2 2.0 - 4.0 du/ac 31 78 6 Medium Density Residential 20.1 4.0 - 8.0 du/ac 163 193 7 Low Density Residential 18.7 2.0 - 4.0 du/ac 61 90 8 Low Density Residential 16.9 2.0 - 4.0 du/ac 73 81 9 Medium Density Residential 14.8 4.0 - 8.0 du/ac 74 142 10 Low Density Residential 25.6 2.0 - 4.0 du/ac 75 123 11 Resort/ Golf ** 46.2 12 Low Density Residential 52.2 2.0 - 4.0 du/ac 107 251 13 Low Density Residential 26.7 2.0 - 4.0 du/ac 48 128 14 Low Density Residential 39.0 2.0 - 4.0 du/ac 65 187 15 Low Density Residential 33.3 2.0 - 4.0 du/ac 70 160 16 Low Density Residential 50.4 2.0 - 4.0 du/ac 116 242 17 Open Space Recreation 18.1 18 Open Space Recreation 14.7 19 Open Space Recreation 23.1 20 Open Space Natural 301.2 21 Master Planned Roadways 35.0 Totals 855.4 11200 * 100 villa units within PA 1 are excluded from maximum permitted 1,200 dwelling units ** potential units within the Resort/Golf Land Use designation will be townhome and/or multifamily dwellings consistent with Zoning Code and will be counted as part of the 1,200 dwelling unit maximum *** the number of proposed dwelling units within any Residential Planning Area may exceed the Permitted Density Range by 20% as long as the maximum number of 1,200 dwelling units is met 6-71Page TRAVERTINE SPECIFIC PLAN AMENDMENT - 2023 6.0 APPENDIX 2 - Exhibit 2.1 Travertine Land Use Plan Rmk Slide _1GOJD 0 IAP oenarlY ROBH en1'81 - 319 k 0 open spice e Reueewmm- 563 Fe Mo&.m NnF 1p lteoden4si- d4 t Ac open f,"m + Neharol . 391 3 A, Saler hxbd�e 0654A. 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