SP 2001-051 Vista Montana (2002) - Amendment 1Vista Montana
SPECIFIC PLAN AMENDMENT I
A Development by:
KSL Development Corporation
55-920 PGA Boulevard
La Quinta, California
Prepared for:
The City of La Quinta, California
Community Develomeet Department
p
Prepared by:
Cameo Homes
1105 Quail street
Newport Beach, CA 92660
rORREST K. HAAG, ASLA, INC.
LANDSCAPt ARCHITECTURE -LAND PLANNING
1251 H. COAST HIGHWAY LAGUNA B[ACH, CA 92651
(919) 316-9066 rAX-(919) 3YG 906E
rORRtST@rKHMAIL.COM MI MM ASLA
Date: November 15, 2002
Q E C,I 4UI j- . I
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PROJECT STAFF
KSL DEVELOPMENT CORPORATION
Mr. S. Chevis Hosea
Vice President, Land Development
55-920 PGA Boulevard
La Quinta, California 92253
(760) 564-7146 fax (760) 564-8090
CAMEO HOMES
Mr. Victor J. Mahony
1105 Quail street
Newport Beach, California 92660
(949) 955-3832 fax (949) 250-8574
CITY OF LA QUINTA
COMMUNITY DEVELOPMENT DEPARTMENT
Mr. Jerry Herman
Director of community development
78-495 Calle Tampico
La Quinta, California 92253
(760) 777-7125 fax (760) 777-7155
PLANNING, ENTITLEMENT, & APPROVALS
Forrest K. Haag, ASLA, Inc.
Landscape Architecture - Land Planning
1254 N. Coast Highway
Laguna Beach, California 92651
(949) 376-9066 fax (949) 376-9067
CIVIL ENGINEERING
MDS Consulting
Mr. Christopher Bergh
79-799 Old Avenue 52
La Quinta, California 92253
(760) 771-4013 fax (760) 771-4073
KTGY GROUP
Architecture planning
Keith Labus
17992 Mitchell South
Irvine, California 92614
(949) 851-2133 fax (949) 851-5156
TABLE OF CONTENTS
1 INTRODUCTION
1.1 EXECUTIVE SUMMARY................................................................................... 1.1
1.2 PURPOSE AND INTENT.....................................................................................1.2
1.3 PROJECT REGIONAL SETTING....................................................................... 1.3
1.4 PROJECT LOCAL SETTING.............................................................................. 1.4
1.5 PROJECT DEVELOPMENT HISTORY.............................................................. 1.5
1.6 ENABLING LEGISLATION................................................................................ 1.5
1.7 CALIFORNIA ENVIRONMENTAL QUALITY ACT COMPLIANCE .............. 1.5
2 PLANS, PROGRAMS AND GUIDELINES
2.1
APPROVED VISTA MONTANA SPECIFIC PLAN ............................................
2.1
2.2
CIRCULATION PLAN.........................................................................................
2.3
2.3
OPEN SPACE AND RECREATION PLAN .........................................................
2.5
2.3.1 Specific Plan Area Open Space..................................................................
2.5
2.3.2 Recreation Withing The Vista Montana Specific Plan ...............................
2.5
2.4
SPECIFIC PLAN AREA INFRASTRUCTURE....................................................
2.5
2.4.1 Water...........................................................................................................
2.5
2.4.2 Sanitary Sewage & Storm Water Drainage ................................................
2.6
2.4.3 Public Utilities............................................................................................
2.6
2.4.4 Refuse Collection.......................................................................................
2.7
2.4.5 Schools.......................................................................................................
2.7
2.4.6 Law Enforcement.......................................................................................
2.7
2.4.7 Fire Protection............................................................................................
2.7
2.4.8 City Administration....................................................................................
2.7
2.4.9 Library Facilities........................................................................................
2.7
2.5
SPECIFIC PLAN AREA DEVELOPMENT REGULATION ...................................
2.8
2.5.1 Architectureal & Site Design Guidelines ...................................................
2.9
2.5.2 Specific Plan Project Signage.....................................................................
2.13
2.6
LANDSCAPE ARCHITECTURAL GUIDELINES/STANDARDS ....................
2.15
2.6.1 Landscape Plant Material Palette...............................................................
2.15
2.7
OTHER PROJECT COMPLIANCE.....................................................................
2.19
3 ZONING AND DEVELOPMENT REGULATIONS
3.1 VISTA MONTANA SPECIFIC PLAN OVERLAY DISTRICTS ........................ 3.1
3.1.1 Planning Area I........................................................................................... 3.3
3.1.2 Planning Area II.......................................................................................... 3.8
3.1.3 Planning Area III........................................................................................ 3.12
3.1.4 Planning Area IV........................................................................................ 3.16
3.2 AMENDMENTS TO SPECIFIC PLAN & VILLAGE USE PERMIT ................ 3.18
4 CONSISTENCY FINDINGS
4.1 LAND USE ELEMENT........................................................................................ 4.1
4.2 CIRCULATION ELEMENT................................................................................. 4.2
4.3 OPEN SPACE ELEIVIENT.................................................................................... 4.2
4.4 PARK AND RECREATION ELEMENT.............................................................. 4.3
4.5 ENVIRONMENTAL CONSERVATION ELEMENT .......................................... 4.3
4.6 INFRASTRUCTURE AND PUBLIC SERVICES ELEMENT ............................ 4.4
4.7 ENVIRONMENTAL HAZARDS ELEMENT ..................................................... 4.5
4.8 AIR QUALITY ELEMENT.................................................................................. 4.6
EXHIBIT LIST
ProjectRegional Setting..................................................................................................... 1.3
ProjectSite Vicinity............................................................................................................ 1.4
ProjectSite ....................................... ............................. ................................................ 1.4
Existing Approved Master Plan.......................................................................................... 2.1
The Village Use Permit Diagram....................................................................................... 2.2
CirculationPlan.................................................................................................................. 2.3
TypicalRoad Sections........................................................................................................ 2.4
BuildingElevations.................................................................................................... 2.9-2.12
Map pockets include Technical Site Plan and Illustrative Site Plan
Introduction
1.1 EXECUTIVE SUMMARY.
The Vista Montana Specific Plan is organized in four sections and addresses a Specific Plan
Amendment, and a modified Village Use Permit.
Section 1, Introduction: This section provides an overview of the document, project setting
and history, the legislative authority for the Specific Plan, and the method of plan compliance
with the California Environmental Quality Act (CEQA).
Section 2, Plans, Programs and Guidelines: This section provides the organization and
framework of the Land Use Plan and related plan exhibits. This section of the document
establishes the land use policy for the Vista Montana area and provides design guidelines
which set design and development criteria and direction for individual project sites within the
Specific Plan.
Section 3, Zoning and Development Regulations: This section establishes the zoning
applicable to land within the Specific Plan area boundary. Development Regulations are
presented for each planning area within the plan boundary.
Section 4, General Plan Consistency: This section uses the key land use issues statement
of each element of the City of La Quinta General Plan as the basis for evaluating the
consistency of the Specific Plan presented to support consistency findings with the City of La
Quinta General Plan.
11/15/02 Vista Montana Specific Plan 1.1
1.2 PURPOSE AND INTENT
This document is presented as an amendment to the prior Specific Plan Approval for the site
under the name Vista Montana.
This Specific Plan Amendment is presented as a comprehensive planning and development
document intended to guide future development of lands within the Vista Montana Specific
Plan and includes as a parallel approval, a Village Use Permit for a portion of the site referred
to as La Quinta Village Apartments and retail commercial sites. This document establishes
development plans, guidelines and development regulations for the project plan area and
specifies development criteria for all future use within the plan area. The plan is intended to
insure a quality development consistent with the goals, objectives, and policies of the City of
La Quinta General Plan and the goals of the developers of the property.
This document guides the character, design and standards of development for the land within
the Vista Montana Specific Plan area and yet it is meant to provide a degree of flexibility to
allow future development to respond to the changes in society and the economic marketplace
of the region which inevitably will occur over the buildout period of the project area. The
Vista Montana Specific Plan establishes and updates the design and development zoning
policies applicable to development within the project plan area and establishes the
regulations and standards which serve as the zoning and development regulation for the
property. In cases where the zoning and development regulation is nonspecific within the
document, the zoning and development regulation is guided by the City of La Quinta
ordinance in effect at the time.
1.2 Vista Montana Specific Plan 11/15/02
1.3 PROJECT REGIONAL SETTING
The Vista Montana Specific Plan site is approximately 100 miles from the city of Los Angles
and the Pacific coast and approximately 250 miles from the Phoenix/Scottsdale metropolitan
region generally between each of these regions.
The plan area is located on the gently sloping floor of the Coachella Valley in the regional
vicinity of Palm Springs and is located within the corporate limits of the City of La Quinta in
Riverside County.
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PROJECT REGIONAL SETTING
11/15/02 Vista Montana Specific Plan 1.3
1.4 PROJECT LOCAL SETTING
The Vista Montana Specific Plan boundary is within the City of La Quinta, a 31 square mile
municipality located in the southeastern portion of the Coachella Valley. The City is bounded
on the west by the City of Indian Wells, on the east, by the City of Indio and Riverside
County, on the north by Riverside County, and federal and county lands to the south. The
City of La Quinta was incorporated in 1982.
♦ Eisenhower Mountain and the San Jacinto Mountain Range create the backdrop to the
skyline west of the site with the La Quinta Resort Golf Club in the foreground to the
west.
4¢�I
s
Avenue 50
INTERSTATE 10
VISTA MONTANA
PROJECT SITE VICINITY
The site is accessible from Interstate 10 by
way of Washington and Eisenhower Drive.
L TheVista Montana Specific Plan exemplifies
L the City's emergence as a desert resort and
oCalle residential community with the highest
aj Tampico standards for residential and commercial
-uAvenue s� development. The plan continues the
implementation of an orderly network of
VISTA
MCN TANA planned roads and infrastructure within the
City's master plan for development.
PROJECT SITE
1.4 Vista Montana Specific Plan 11/15/02
1.5 PROJECT DEVELOPMENT HISTORY
Vista Montana Plan Area Previous Entitlement
The project site is planned for various commercial and residential uses under Village Use
Permit # 2001-07, Specific Plan # 2001-051.
1.6 ENABLING LEGISLATION
♦ The authority to prepare, adopt, and implement the Vista Montana Specific Plan and
Village Use Permit is granted to the City of La Quinta by the California Government
Code (Title 7, Division 1, Chapter 3, Article S, Sections 65450 through 65457).
♦ As with General Plans, the Planning Commission must hold a public hearing before it
can recommend to the City Council, the adoption of a Specific Plan and Village Use
Permit or an amendment thereto. The City Council of La Quinta may adopt a Specific
Plan and Village Use Permit and/or an amendment to the Specific Plan and Village Use
Permit by either ordinance or resolution.
♦ The Vista Montana Specific Plan is a regulatory document that, once adopted, will
amend the Zoning Ordinance, and serve as the Development Code for the plan area. As
such, the adopted plan, once incorporated by reference, makes consistent, the La Quinta
General Plan. Upon completion of the Specific Plan adoption process, future
development must be consistent with the Specific Plan and amendments thereto.
1.7 CALIFORNIA ENVIRONMENTAL QUALITY ACT
COMPLIANCE
As a result of environmental issues identified by City Staff, focused environmental studies
have been prepared in conjunction with the Specific Plan and have been amended or refined
to address specific issues related to the introduction of new land use patterns related to the
site. This information and addenda therto has been incorporated into the data used by the City
of La Quinta for developing findings for approval. The Vista Montana site has been
surveyed for historical and archeological resources, biotic resources, impacts from site
hydrology, noise impacts, and traffic. As a result of the findings of these on-site
environmental studies concerning archaeology, biology, hydrology, traffic, and noise,
mitigations for environmental compliance have been developed and administered under the
jurisdiction of the City of La Quinta Community Development Department.
11/15/02 Vista Montana Specific Plan 1.5
2 Plans, Programs and Guidelines
2.1 APPROVED VISTA MONTANA SPECIFIC PLAN
i PARCEL 1
uH .r
School Site Office
Building
&
Parking A L—
(AUX TAMMM
TABLE I REPRESENTS LAND USE FOR THE VISTA MONTANA SPECIFIC PLAN
AMENDMENT I
TABLE I
PROPOSED LAND USE
The Vista Montana Specific Plan
GENERAL r USE ZONE ACRES
VC Village Commercial Residential VC *10.31
VC Village Commercial VC *1.73
SUB TOTAL 12.04
KSL Distribution Center & Parkina
KSL Office 3.14
School Site 12.74
T TAIL 33.00
*The La Quinta Village Apartments in the Vista Montana Specific Plan provides for 193 units on 12.04 Acres
resulting in a net desity of approximately 16 MAC. Subj ect to adoption of Housing Agreement with City of La
Quinta; the total unit count could increase to a maximum of 200 dwelling units at a net density of 16.6DUs/AC.
11115102 Vista Montana Specific Plan 2.1
The Village Use Permit for the La Quinta Village Apartments
The residential component of the plan is to be developed in multistory buildings surrounding
open space amenities; the setting for common area pool and spa amenities. Residential areas
are accessed from Eisenhower Drive. Recreation amenities are illustrated within section 3.1.2.
Residential unit generation for the development is based on a maximum total of 200 units on
gross land area of 12.04 acres of residential land which equates to a gross density of
approximately 16.6 DU/AC subject to Housing Agreement with City of La Quinta. Total
acreage in each land use category includes roads, open space, R.O.W., and other supporting
land use.
TABLE It
RESIDENTIAL BUILDING SUMMARY
Vista Montana Specific Plan (Amendment I) Residential Use
;NO. OF
UNITS ...
AREA
TOTALSQ.FT.
46
ONE BEDROOM (ONE BATH) -1 ST & 2ND FLOOR
670
670
46
TWO BEDROOM(TWO BATH) -1 ST & 2ND FLOOR
895
895
46
TWO BEDROOM(TWO BATH) -1 ST & 2ND FLOOR
904
904
16
TWO BEDROOM(ONE BATH) -2ND FLOOR
930
930
46
TWO BEDROOM TWO BATH /DEN -1 ST & 2ND FLOOR
1177
1177
200
2.2 Vista Montana Specific Plan 11115102
2.2 CIRCULATION PLAN
The circulation system for the Vista Montana Specific Plan conforms to the requirements of
the City of La Quints General Plan - Circulation Element by providing a hierarchy of
vehicular traffic -ways with pedestrian -ways segregated within the plan area. A detailed
discussion of the technical issues of traffic impact analysis is presented in a site specific
report prepared by Endo Engineering and is provided as an attachment to the Technical
Appendix of this document.
Entries into the La Quinta Village Commercial and Apartment areas have been located along
Eisenhower to provide adequate line of sight and optimum traffic ingress and egress to and
from the residential components of the master plan area.
Within the Vista Montana Specific Plan Planning Areas I and II, the circulation system has
been designed to accomplish the following:
♦ Provide for internal private roadways that provide a safe route for project ingress and
egress to both commercial and gated residential areas.
♦ Provide for private streets which allow access to Eisenhower Drive minimizing conflict
with existing traffic patterns.
♦ A minimum of 460 parking spaces (handicap spaces included) will be provided to
accomplish a ratio of 2.3 spaces per unit.
♦ Covered spaces will be 10'x 20' at a ratio of 1 covered space per unit
♦ Commercial use area shall provide 25% covered parking and will provide
spaces for the current zoning code and will not be shared with the residential
plan area.
♦ Uncovered spaces will be 9'x 19'
I
left in, right in,
right out
Emergency
access only
0 Full turn
CIIW LATION PLAN
11115102 Vista Montana Specific Plan 2.3
f'
P 17 E
48'
Typical Entry Drive
5' F'UF,
2.4
5' PLS
28" 130C:BOC
Minimum Local Street
Internal Loop Road (no on -street parking)
28' Back -of -curb to Back -of -curb
Vista Montana Specific Plan 11/15/02
2.3 OPEN SPACE AND RECREATION PLAN
2.3.1 Specific Plan Area Open Space
The Vista Montana Specific Plan is designed with the realization that as urban and suburban
development takes place in the La Quinta Region, recreation and open space becomes a
limited and valuable resource. In addition, it is recognized that in the Palm Springs area,
high-quality projects that are to be successful must be designed and planned within an open
space/recreation area centering on quality open space amenities.
Within the residential area of the plan, 4.8 acres or approximately 40% of the project area is
dedicated to open space on site.
2.3.2 Recreation Within the Vista Montana Specific Plan
The Vista Montana Specific Plan has as a component a "recreational/residential" community
within Planning Area II and contains as a major element an extensive passive and active
recreation program of development. Standards for the development of recreation
improvements within the La Quinta Village Apartments are:
♦ Promotion of a variety of recreation uses in context with the La Quinta Villige
Apartments lifestyle
♦ Development of housing types with passive and active recreation opportunities
Recreation facilities include:
♦ Open space areas for soccer and sand lot volley ball
♦ Pool & spa facilities
♦ Connection to offsite trail systems and recreation facilities
♦ Walking jogging course
♦ Bar-B-Que/ picnic areas
♦ Lawn Bowling
2.4 Specific Plan Area Infrastructure
The infrastructure system which serves the Specific Plan Area is described below and is
designed to provide a coordinated system of infrastructure and public services to adequately
serve the plan area at full buildout.
2.4.1 Water
Potable Water
The potable water system of the City is operated and administered by the Coachella Valley
Water District (CVWD) which extends service based upon approved designs and
improvements constructed by the private developer. The CVWD assesses new development
a per connection fee to tap into the potable water distribution system. CVWD operates from
a system wide master plan that provides the City with potable water which is pumped from
11/15/02 Vista Montana Specific Plan 2.5
an underground aquifer through wells located throughout the City.
The City of La Quinta and CVWD continue to take measures to conserve water resources for
its existing and future residents and customers. These measures include the City of La
Quinta Municipal Code requirement to use registered landscape architects to prepare
technical documents to implement a lush and water efficient plant material policy. The use of
a landscape review committee and a water management specialist on the CVWD staff is
entrusted to enforce the goals of the City and agency as well.
2.4.2 Sanitary Sewage and Storm Water Drainage
Sanitary Sewage
The sanitary sewage collection and treatment system for the City is operated and
administered by the CVWD which extends service based upon approved designs and
improvements constructed by the private developer. The sanitary sewer system will be
installed in accord with District regulations.
Storm Water Drainage
The master grading and drainage concept of the development works within the character of
the existing and proposed topography and landform of the site to provide an effective system
of drainage and storm water management while conserving and enhancing the open space
feel of the Vista Montana project.
2.4.3 Public Utilities
Public utility transmission lines for cable television, electricity and telephone are routed
around the perimeter of the Vista Montana Specific Plan site and are, or will be, installed
underground unless utility engineering precludes that possibility. Where design and current
engineering criteria permit, permanent power and telecommunications distribution lines
internal to the project will be placed underground.
Electricity
Electrical power is provided to the site as well as surrounding development from the La
Quinta Substation. This Imperial Irrigation District (IID) substation is currently operational
west of the intersection of Avenue 48 and Jefferson Street.
Natural Gas
Southern California Gas Company provides service adjacent to and south of the site from its
service main along Tampico and Eisenhower.
Telephone
Land-based Telephone services for the project area are provided by Verizon Telephone
Company. Regionally, cellular service providers include AT&T Cellular, Verizon Cellular,
Nextel, Sprint, Pacific Bell, and others.
Internet Service Providers
Internet service is provided via a host of currently available vendors both land based and
cellular.
Z6 Vista Montana Specific Plan 11115/02
2.4.4 Refuse Collection
Waste Management of the Desert provides solid waste collection and disposal services to the
City through a franchise agreement. Waste is currently disposed of at the Edom Hill and
Mecca Landfills. These landfills are capable of accommodating the amount of solid waste
currently generated by residents and businesses and are projected to reach its capacity around
year 2004, and the closure date for the Mecca Landfill is estimated at year 2011.
2.4.5 Schools
A school site is planned for the southwest corner of the Specific Plan area and is not a part of
the planning effort contemplated by Vista Montana Specific Plan Amendment I. Prior to
building permit issuance, the developer shall pay school mitigation fees to the Desert Sands
Unified School District based on the State imposed fee in effect at that time. The school
facilities' fee shall be established by Resolution (i.e., State of California School Facilities
Financing Act).
Based on location of existing schools, the makeup of the population of the project and their
minimal student generation, the plan is adequately served through buildout of the plan area by
existing and proposed school facilities in the City.
2.4.6 Law Enforcement
Law enforcement services are provided to the City and the Vista Montana project area through
a contract with the Riverside County Sheriff's Department.
2.4.7 Fire Protection
Fire protection service is provided to the City by the Riverside County Fire Department.
2.4.8 City Administration
City administration facilities in La Quinta are housed in the municipal complex at the
southwest corner of Calle Tampico and Washington Street.
2.4.9 Library Facilities
The City of La Quinta is served by a public library which is administered by the Riverside
County Library System. This facility is located at 78-080 Calle Estado.
11115102 Vista Montana Specific Plan 2.7
2.5 THE VISTA MONTANA COMMUNITY DESIGN AND
DEVELOPMENT STANDARDS
A. Purpose - This section outlines the relationship between the Vista Montana
development standards and the La Quints Village Commercial Design Standards within the
City's Village Commercial Zoning District. This application of the overall Zoning Code to
Village area projects is accomplished through design review during the Specific Plan and
Village Use Permit process, prioritizing the Vista Montana guidelines and concepts and the
VC Zoning District.
Setbacks. Setback criteria is delineated within section 3 of the document
based on the proposed site development plan conditions and the proposed
project characteristics.
a. Setbacks along side and rear property lines are not required; however,
any setback provided must be made wide or deep enough to be usable
space, such as for pedestrian access to side -loading commercial space,
stairwells, or through -access between front and rear of the building(s).
b. Arcades, trellises, awnings and similar architectural treatments are
exempt from setback requirements, but must be designed to accentuate
a pedestrian atmosphere, the proposed use(s), and the project
architecture where utilized.
d. Upper floors of buildings shall be designed to be articulated from the
immediately lower floor, to achieve a terraced effect. This reduces the
appearance of mass to the structure, allows for upper floor outdoor
areas and walkways, and enhances pedestrian scale.
?. Heights. Building height shall be limited as delineated in the development
criteria herein for main building mass. Architectural and roof projections not
providing habitable or otherwise unusable space, such as chimneys, spires,
finials, and similar features shall be permitted to extend up to ten feet above
the maximum structure height.
3. Parking. Parking area requirements for permitted uses shall be determined by
regulation delineated in the development criteria herein. All current La
QuintaMunicipal code parking regulations shall be applicable unless modified
herein, such as required number of stalls, space and isle dimensions, location
of parking areas, etc.
4. Landscaping. Project landscaping shall be provided to implement the Vista
Montana design guidelines and existing city policies.
2.8 Vista Montana Specific Plan 11/15/02
5. Screening. Projects parking service area and trash enclosure screening shall be
provided to implement the Vista Montana design guidelines and the existing
City Policies.
6. Lighting. Projects landscape, parking, building and pedestrian lighting shall be
provided to implement the Vista Montana design guidelines and the existing
City Policies.
2.5.1 Architectural and Site Design Guidelines
The architectural theme for Vista Montafia is an expression of "La Quinta Heritage" style with
forms and details emulating the expression of the La Quinta Village, and grounds, La Quinta
Resort, and grounds.
Color in the Vista Montana Architectural Vernacular
The earth tone color palette that predominates within the existing architectural context of Vista
Montana residential construction and ancillary structures is based on a history of whitewashed
stucco over adobe bricks. This motif is complemented with a simplistic color scheme and a
variety of roof tones and textures offset by the contrast of the window mouldings and
associated architectural detail.
TYPICAL RESIDENTIAL BUILDING MASSING
# The predominant color of all structures shall be, limited to the spectrum of
white, cream, tan, sand, light brown, mauve and other earth tones. Colors
outside of this spectrum shall be used for accents only. In order to achieve the
variety of architectural expression envisioned for the residential components of
the project, a variety of materials and colors shall be used to create a rich
tapestry of design elements.
# The predominant color range is defined by the earth tones. A range of muted
color tones shall be used throughout the neighborhoods within Vista Montana.
11115/02 Vista Montana Specific Plan 2.9
Building Massing and Scale
The general character of residential development areas shall reflect a scale in which the
building massing does not overwhelm the street scene. Typically, a building shall create a
pleasant pedestian environment and street scene.
♦ Where site planning criteria allows building wall planes, particularly on the front
elevation, shall be staggered to create interest along the street scene, to provide a
desirable human scale, and to avoid visual monotony.
♦ Multi -story residential plate lines are encouraged on the front elevation by step
ping back the second -story wall planes to effectively breaks up the building mass
and provides a reduced scale along the street scene.
♦ Multi -story plate lines with second -story wall setbacks are encouraged on side
and rear elevations.
♦ Articulated roofscapes shall be created through the use of a variety of roof
forms.
♦ Repetitious gable ends along front and rear elevations shall be minimised.
Building Details
Wall Planes, Windows, and Doors
♦ The use of desert heat withstanding windows is encouraged. If aluminum or
vinyl frame windows are used, the frames must be painted or appropriately
colored to coexist with the building or trim material.
♦ The use of multipane windows is encouraged for front elevations which are
visible from other private or quasi -public spaces. Trim may, wherever possible,
be painted to be compatible with the building architecture.
♦ The style of windows shall be compatible with the architectural style of the
building. The use of many different styles of windows on one building plane
shall be avoided. The size and proportion of panes shall correspond to the overall
proportioning of the elevation.
2.10 Vista Montana Specific Plan 11/15/02
• Accent windows having different or articulated shapes or with a finer texture
(e.g., many small panes) shall be used as an accent element to create interest on
building elevations if consistent with the Spanish eclectic style.
ZIO,V77i
Ile a *Ioil I- fz4
Entries
♦ The entry of residential dwelling units shall be articulated as a focal point of the
building's front elevation through the appropriate use of roof elements, columns,
porticos, recesses or projections, windows or other architectural features.
♦ Sufficient stacking distances at project entries shall be, wherever possible, provided.
Porches, Balconies, and Railings
♦ Front porches shall be designed, where feasible, as an integral part of the front
elevation to provide visual interest
and activity along the street scene, as
well as to promote social interaction
among community residents by pro
viding outdoor living spaces oriented
to the front of the dwelling unit.
♦ Porches and balconies function as an
extension of interior spaces, provid
ing shaded outdoor living space.
♦ Second story balconies are encour
aged providing visual interest to the
street scene increasing the perceived
front setback of the second story.
Porches and balconies shall be
designed as an integral component of
the building's architecture and style, and
shall not appear as a poorly conceived add-on element.
11115102 vista Montana specific Plan 2.11
♦ The design of porch and balcony railings shall complement the building's architecture
and style.
Columns
♦ Columns used as a structural or aesthetic design element shall convey a solid and
durable image, and shall be consistent with the architectural style of the building.
♦ Columns may be used as a freestanding form, or as support for roofs and balconies.
Exterior Stairs
♦ Exterior stairways shall be simple bold elements which complement the architectural
massing and form of the Vista Montana building environment.
Archways
♦ The use of archways must be compatible with the architectural style of the building,
and shall be designed as an complimentary part of the building or adjacent courtyard.
♦ When used, archways shall define or enframe space, such as entries, porticos, patios,
and courtyards.
Roof Materials in the Vista Montana Architectural Vernacular
A limited variety of roof materials shall be, wherever possible, used including barrel tile, flat
concrete tile, concrete shakes, and a limited variety of asphalt and built-up roof materials.
The color of roofs shall provide a range of deep tones complementing the building mass and
color and, where possible, shall be varied to reflect the existing surrounding architectural
theme. All roofing material shall be fire retardant.
r
2.12 Vista Montana Specific Plan 11/15/02
2.5.2 Project Walls
The Vista Montana development projects a subtle sense of security and privacy without the
necessity of a highly visible security guard presence or monumental walls or fence elements.
This is accomplished, in part, by a series of landscaped berms, generous setbacks from the
adjacent primary arterials, and low wall elements at the property boundaries and entry points
which reinforce this element of perceived security. Project Wall standards described and
detailed herein are intended to apply to all situations where such walls are visible from public
streets, public use areas, common areas within the project and other semipublic areas. The
use of wall forms described herein are not mandatory yet are envisioned to provide an
opportunity to mitigate noise, visual, and security concerns and impacts as necessary.
Allowable wall heights are delineated for each planning area in Section 3 - Zoning and
Development Regulations within this document.
Several of the variations of wall forms are illustrated herein with other interpretations
allowed on a case by case review of the Community Development Department to determine
consistency with the intent of the project theme and design character of the Vista Montana
Specific Plan area.
♦ Fences and walls may be used in conjunction with plant materials and other landscape
techniques to reinforce the character of the Vista Montana Specific Plan area.
♦ Fences and walls are to be used in a consistent manner throughout the community
with a variety of characters for individual site driven situations. The material, style,
and height of walls are envisioned to provide an element of continuity throughout the
Vista Montana Specific Plan to ensure visual consistency.
♦ As a significant thematic element the details and materials used in walls and fences
will be of a high quality suited to the particular function and purpose.
♦ Long linear walls may be staggered horizontally or broken with pilasters to provide
interest and to break or create sight lines.
♦ Fences adjacent to open space areas may be of an open construction to allow
continuation of views or to allow for planted screening to be enjoyed by both sides of
the fence.
♦ Fences are envisioned to be constructed primarily of ornamental metal or masonry or
a combination of these. Where necessary for sound attenuation, masonry walls
and berming
11/15/02 Vista Montana Specific Plan 2.13
may be allowed by the developers of the Vista Montana Specific Plan area. Specific
materials and landscape treatments may be reviewed and approved for each affected area or
lot by the developers of the Vista Montana Specific Plan area. Such materials and treatment
are envisioned to result in a consistent visual appearance in the Vista Montana Specific Plan.
♦ Walls or fences are not necessarily required between open spaces and residential sites.
♦ Because cluster residential developments are envisioned along streets with higher
traffic volumes, special wall or fence requirements for these developments are
envisioned to be determined as part of the internal design review process.
2.14 Vista Montana Specific Plan 11115102
2.6 Landscape Architectural Guidelines/Standards
It is important for each participant in the development of the plan area to understand the
overall landscape development concept of the project. Proper selection and use of the plant
materials while emphasizing individual project theme will reinforce overall connection to the
Village of La Quinta which will become know for its use of color and scale in the landscape.
The selection of plant materials for each planning area shall generally reinforce the overall
Early California thematic image of the architecture as well focus on reinforcing the
individual architectural style of each building within the project area when slight variations
are created. An emphasis shall be placed on the use of indigenous, naturalized and drought
resistant species of plant materials in keeping with the City's desire to promote water
efficient landscape architecture and in light of our environmental obligation to conserve.
2.6.1 Landscape Plant Material Palette
To provide guidance to the builders and designers of future residential projects within the La
Quinta Village Apartments project, a plant material palette is suggested. Species in addition
to those listed are available for consideration and will provide diversity. However, the plant
material list provided is relatively successful in the unique soil and climatic conditions of the
Coachella Valley region.
TABLE TII
SUGGESTED PLANT MATERIAL PALETTE
BOTANICAL a O
Trees
Acacia craspedocarpa
Leather Leaf Acacia
Acacia penatula
Sierra Madre Acacia
Acacia saligna
Willow Acacia
Acacia salicins
Weeping Wattle
Acacia smallii
Sweet Acacia
Acacia stenophylla
Shoestring Acacia
Acacia Willardiana
Palo Blanco
Bauhinia sp.
Orchid Tree
Brachychiton populneus
Bottle Tree
Calistemon viminalis
Bottle Brush Tree
Cedrus deodara
Deodar Cedar
Ceratonia siliqua
Carob
Cercidium microphyllum
Littleleaf Palo Verde
Cercidium floridum
Blue Palo Verde
Cercidium praecox
Sonoran Palo Verde
Chamaerops humillus
Mediterranean Fan Pahn
Chorisia speciosa
Silk Floss Tree
Cinnamomum camphors
Champhor Tree
Citrus sp.
Cupressus glabra
Arizona Cypress
Cupressus sempervirens
Italian Cypress
Cycas revoluta
Sago Palm
11115/02 Vista Montana Specific Plan 2.15
Eucalyptus camaldulensis
Red Gum
Eucalyptus microtheca
Eucalyptus
Eucalyptus spathulata
Swamp Malee
Fraxinus udeii
Majestic Beauty Ash
Fraxinus velutina
Arizona Ash
Geijeraparviflora
Australian Willow
Grevillea robusta
Silk Oak
Jacaranda mimosifolia
Jacaranda
Juniperus chinensis `Tonilosa'
Hollywood Juniper
Lagerstroemia indica
Crape Myrtle
Lysiloma thomberi
Feather Bush
Magnolia grandiflora var.
Southern Magnolia
Olea europea
Olive
Parkinsonia aculeata
Mexican Palo Verde
Phoenix dactilifera
Date Palm
Pinus brutia
Calabrian Pine
Pinus canariensis
Canary Pine
Pinus eldarica
Mondell Pine
Pinus halipensis
Aleppo Pine
Pinus monophylla
Single -leaf Pinon Pine
Pinus roxburghii
Chir Pine
Pithecellobium flexicaule
Texas Ebony
Pittosponim phillyraeoides
Willow Pittosporum
Podocarpus macrophylla
Yew Pine
Populus nigra `Italica'
Lombardy Poplar
Prosopis chilensis
Mesquite
Prosopis glandulosa var. Glandulosa
Texas Honey Mesquite
Prunus caroliniana
Carolina Cherry
Quercus ilex
Holly Oak
Quercus suber
Cork Oak
Quercus virginiana
Southern Live Oak
Rhus lancea
African Sumac
Schinus molle
California Pepper Tree
Schinus terebinthifolius
Brazilian Pepper Tree
Syagrus romanzoffianum
Queen Palm
Thevetia Peruviana
Yellow Oleander
Vitex agaus-castus
Chaste Tree
Washingtonia filifera
California Fan Palm
Washingtonia robusta
Mexican Fan Palm
Shrubs
Agapanthus africanus
Lily -of -the -Nile
Asparagus densiflorus
Asparagus
Bougainvillea sp.
La Jolla Bougainvillea
Buxus microphylla japonica
`Green Beauty'
Caesalpinia mexicana
Mexican Bird of Paradise
Carissa grandiflora
Natal Plum
Carissa macrocarpa `Tuttle'
Natal Plum
Cassia artemisioides
Feathery Cassia
Cassia nemopbylla
Bushy Senna
Cassia phyllodinea
Desert Cassia
Chrysanthemum frutescens
Marguerite
Cocculus laurifolius
Cocculus
Cordia Parvifolia
Anacahuita Mexican Olive
Dalea frutescens `Sierra Negra'
Black Dalea
Dalea pulchra
Indigo Bush
Dietes vegeta
Fortnight Lily
Dodonea viscosa
Green Hop Bush
Encilia famosa
Brittle Brush
2.16 Vista Montana Specific Plan 11115102
Vines
Euphorbia milli
Crown of Thorns
Euryops virides
Green Euryops
Hesperaloe parviflora
Red Yucca
Ilex vomitoria
Stokes Holly
Juniperus sp. `Prostrata'
Prostrate Juniper
Juniperus sabina `Tameriscifolia'
Tam Juniper
Juniperus var. `Seagreen'
Seagreen Juniper
Justica californica
Chuperosa
Lantana camara
Bush Lantata
Leucophyllum candidum
`Silver Cloud'
Leucophyllum frutescens
Texas Ranger `Green Cloud', `White Cloud'
Leucophyllum laevigatum
Chihuahuan Sage
Leucophyllum lagmaniae `Rio Bravo'
Rio Bravo Sage
Leucophyllum pruinosum `Sierra Bouquet'
Sierra Bouquet Sage
Leucophyllum zygophyllum
Blue Ranger
Ligustnun japonicum
Wax Leaf Privet
Liriope japonica
Giant Lily Turf
Muhlenbergia dumosa
Giant Mulee
Muhlenbergia rigens
Dwarf Mulee
Myrtus Communis `compacta'
Compact Myrtle
Nandina domestica
Heavenly Bamboo
Nerium oleander `Petite'
Dwarf Oleander
Ophiopoganjaponicus
Mondo Grass
Pennisetum setaceurn
Fountain Grass
Pennisetum setaceum cupreum
Purple Fountain Grass
Philodendron selloum
Philodendron
Phormium tenax
New Zealand Flax
Photinia frazeri
N.C.N.
Pittosporum tobira `Wheeler's Dwarf
Wheeler's Dwarf (Variegated)
Plumbago scandens
Summer Snow
Pyracantha sp.
Firethorn
Rhaphiolepis indica
India Hawthorne
Rosmarinus oflicinalis
Rosemary
Rosa sp.
Rose
Ruellia peninsularis
Baja Ruellia
Salvia greggii
Red Salvia
Simmondsia chinensis
Jojoba
Tecoma stans
Yellow Bells
Tecoma stans augustata
Hardy Yellow Trumpet Flower
Tecomaria capensis
Cape Honeysuckle
Thevetia peruviana
Yellow Oleander
Vitex angus-vastus
Chaste Tree
Xylosma congestum
Xylosma
Yucca pendula
Pendulous Yucca
Bignonia violacea
Violet Trumpet vine
Bougainvillea spp. Shrub form
`Barbara Karst'
Bougainvillea spp. ground cover
Ficus pumila
Creeping Fig
Gelsemium sempervirens
Carolina Jessamine
Lonicera j apoinca halliana
Hall's Honeysuckle
Macfadyena unguis-cati
Cat's Claw
Parthenocissus triscuspidata
Boston Ivy
Rosa banksiae
Lady Banks' Rose
Tecomaria capensis
Cape Honeysuckle
Trachelospermum jasminoides
Star Jasmine
Wisteria sinensis
Chinese Wisteria
11/15/02 Vista Montana Specific Plan 2.17
Ground Cover
Acacia redolens prostrata
Prostrate Acacia
Apten cordifolia
Red Apple
Baccharis sarothroides
`Centennial'
Carissa macrocarpa
`Boxwood Beauty'
Flower carpet
Rose Ground Cover
Fragaria chiloensis
Ornamental Strawberry
Gazania spp.
South African Daisy
Hedera spp.
Ivy
Lantana montevidensis
Purple Trailing Lantana
Lippia repens
Lippia
Lonicera japonica `Halliana'
Hall's Honeysuckle
Oenothera berlandieri
Mexican Evening Primrose
Polygonum capitatum
Pink Clover Blossom
Potentilla verna
Spring Cinquefoil
Rosmarinus o. prostratus
Prostrate Rosemary
Salvia clevelandii
Chaparral Sage
Trachelospermum jasminoides - staked or
Star Jasmine
ground cover
Verbena peruviana
Peruvian Verbena
Verbena tenuisecta
Moss Verbena
Desert Accents
Acacia aneura
Mulga
Acacia smallii
Sweet Acacia
Agave deserti
Desert Agave
Agave parryi
Parry's Agave
Agave vilmoriniana
Octopus Agave
Ambrosia deltoidia
Little Bursage
Aristida purpurea
Purple Three Awn
Atriplex
Saltbush
Baileya multiradiata
Desert Marigold
Caesalpinia pulcberrima
Red bird of Paradise
Cassia nemophila
Green Cassia
Cercidium floridium
Blue Palo Verde
Cercidium hybrid
Dalea greggii
Trailing Indigo Bush
Dalea spinosa
Smoke Tree
Dasylirion wheeleri
Desert Spoon
Encilia farinosa
Brittle Bush
Ericameria laricifolia
Turpentine Bush
Fouquieria splendens
Ocotillo
Hesperaloe parviflora
Red Yucca
Justicia californica
Chuparosa
Leucophyllum laevigatum
Texas Sage
Lantana `Trailing Purple'
Lantana
Lantana `Gold Mound'
Gold Lantana
Larrea tridentate
Creosote Bush
Oenothera berlandieri
Mexican Evening Primrose
Oenothera caespitosa
White Evening Primrose
Olneya testoa
Olive
Penstemon parryi
Parry's Penstemon
Phormium
New Zealand Flax
Prosopis chilensis
Chilean Mesquite
Prosopis glandulosa
Honey or Texas Mesquite
Salvia greggii
Red Sage
Tagetes lemmonii
Mountain Marigold
Verbena gooddingii
Verbena
Yucca elata
Soaptree Yucca
2.18 Vista Montana Specific Plan 11/15/02
2.7 Other'Project Compliance
Water Conservation Ordinance
The City of La Quinta Zoning Ordinance Section 9.180: 010-110 delineates mandatory
requirements for water conservation compliance. The Vista Montana project as proposed
provides standards equal to or exceeding the development constraints and requirements of the
current ordinance.
Transportation Demand Management
The City of La Quinta Zoning Ordinance Section 9.180: 010-110 delineates mandatory
requirements for Transportation Demand Management (TDM) compliance. The Vista
Montana project incorporates standards equal to or exceeding the requirements of
Transportation Demand Management as set fourth therein.
The Vista Montana Project
♦ Promotes a variety of work schedules and flex time programs for management and
maintenance employees of each site use function.
♦ Promotes the use of bicycles as a means of relating to the "historical use" of this form
of transportation at the La Quinta Resort and Club.
♦ Promotes the use of shuttles, vanpools, and carpools, for the residential and Resort
offsite parking area.
11/15/02 Vista Montana Specific Plan 2.19
Zoning & Development Regulations
3.1 VISTA MONTANA SPECIFIC PLAN
OVERLAY DISTRICTS
A. Purpose. To provide flexible regulations by way of the City's adopted Specific Plan
process to allow the application of design and planning techniques to create a master
planned development incorporating coordinated building design, integrated greenbelts,
and recreation facilities. The resulting plan will emphasize a separation of pedestrian
and vehicular traffic and an overall increase in residential and recreational values.
The regulations presented herein are pursuant to Article 8—Authority and Scope of
Specific Plan of the State Planning and Zoning Law of the Government Code, Section
65000 et seq and are in compliance with the California Environmental Quality Act
(CEQA) and amend Chapter 9 of the City of La Quinta Zoning Code.
B. Permitted Uses. The Vista Montana Specific Plan specifies the permitted uses within the
plan area boundary. Permitted uses in the VC Zoning District will combine essential
day-to-day neighborhood goods and services, tourism and visitor -based retail facilities
necessary for the operational demands of such uses.
C. Zoning Designation. Specific Plan overlay zoning will be adopted in conjunction with
approval of the Vista Montana Specific Plan Amendment I, document. Once adopted,
the document is an integral part of the zoning for the property and becomes the official
zoning policy for the plan area within the City of La Quinta.
11/15/02 Vista Montana Specific Plan 3.1
Zoning and Development Regulations and Standards
Zoning and Development Regulations and Standards are presented for Planning Area I,II,III
as follows:
Planning Area I
VILLAGE COMMERCIAL RETAIL
Description of Zoning and Development Regulation and Standards for the Retail use.
Planning Area II
VILLAGE COMMERCIAL RESIDENTIAL (VC) USES AND STANDARDS
Description of Zoning and Development Regulation and Standards for Residential Use
Planning Area III
VILLAGE COMMERCIAL PARKING FACILITIES AND USES
Description of Distribution Center facilities Zoning and Development Regulation and
Standards for Parking and facilities
Planning Area IV
VILLAGE COMMERCIAL OFFICE USES
Description of Distribution Center facilities Zoning and Development Regulation and
Standards for office uses
3.2 Vista Montana Specific Plan 11/15/02
CALIE i:YIPCC �- ��
u - .
3.1.1 Planning Area I
VILLAGE COMMERCIAL RETAIL USES AND STANDARDS
Description of Uses Within Planning Area I
Within the overall plan boundary, Planning Area I addresses uses approximately 1. 73 acres of
use related to the retail commercial element of the plan including office space as well as
restaurant use.
Village Commercial Retail (VC) Uses and Standards
The following sections establish the permitted land uses and development standards for
property designated as within Planning Area I as depicted on the Land Use Plan. The Village
Commercial Retail (VC) overlay addresses all land within Planning Area I.
A. Purpose and Intent. To provide for the development of Planning Area I as a year-round
offsite and resident serving commercial retail location.
B. Permitted Uses Permitted uses in the VC Zoning District will combine essential day-
to-day neighborhood goods and services, tourism and visitor -based retail and
entertainment opportunities, and facilities necessary for the operational demands of such
11/15/02 Vista Montana Specific Plan 33
uses. The following uses are permitted in Planning Area I with review and or approval of
appropriate City and Riverside County jurisdictional authority. Review of development
proposals generally conforming to this Specific Plan may require submittal of a Site
Development Permit, Temporary Use Permit, or other long or short term approval
package at the discretion of the Community Development Department.
Within Planning Area I, the following uses are permitted:
Residential dwelling including town homes, condominiums, apartments and similar
housing types in association with Commercial Retail Use. Residential density shall
be determined on a site specific basis, based on the development capacity for the
Commercial/Retail Pads.
2. Commercial guest lodging (including bed and breakfast) and associated uses, such as
retail shops, restaurants and conference rooms.
Indoor or outdoor professional art studios, displays and/or galleries, for all artistic
endeavors and production, to include dance, painting, sculpting, ceramics, jewelry,
glass blowing, photography, handmade furniture, stone cutting, and`similar activities.
There may be sales, presentations and displays or demonstrations to the public.
4. Professional service offices providing limited sales, such as medical, dental, veteri-
nary clinic, dietician, optician, catering attorney, real estate, banking, mortgage
broker, social and community service offices, property management, financial ser-
vices, beautician, barber, reproduction service, tailor, cleaners and laundry, postal
services, shoe, watch, jewelry and bicycle repair, and similar uses. Offices with
larger scale service aspects, such as limousine and auto rental services, are permitted
(vehicles may be stored in the District). Uses such as construction management
offices are permitted provided construction material and job equipment are not kept
on premise.
5. Restaurants and prepared food service facilities for onsite consumption or carry -out
including restaurants, delicatessen, tea, coffee and ice cream shops, pizzerias, and
similar uses.
6. Prepared food sold specifically for on-site consumption, with indoor/outdoor seating.
Such uses include fine dining and other low to medium turnover restaurant; cocktail
lounges, dinner clubs, sports bar/lounge, bar/grill, night clubs and similar uses, with
alcohol sales for on-site consumption only, along with live, recorded or other enter-
tainment in or outdoors such as music and/or dancing, karaoke, arcade games, pool,
billiard or shuffleboard tables, etc.
7. Public indoor assembly/entertainment facilities, such as auditoriums, theaters, dinner
theaters, conference center, gymnasium facilities, concert halls and related uses.
3.4 Vista Montana Specific Plan 11/15/02
8. Indoor facilities for education, training, self-help and improvement, hobbies, or
vocational purpose, both public and private. These may be located in any facilities
9. Indoor/outdoor cultural, historic and similar displays and galleries for all types of
artifacts and/or artistic media, such as museums, auction houses and consignment
room. Such uses may include sale of display art pieces.
10. Retail merchandise sales of limited goods (goods that can be carried out by the
customer), such as antiques, appliances, bicycles, wholesale and/or retail foods,
newspaper and magazines, tobacco products, kitchen and bath shops, video and audio
equipment, clothing, pets and pet supplies, office equipment and supplies, party and/
or costume rentals, sporting goods, home furnishings, hardware and home improve-
ment items, and other related items.
11. Temporary & Interim Uses
Temporary buildings, other than temporary construction offices, shall require a
Temporary Use Permit Development Permit application, subject to the requirements
of Section 9.210.010 of the City Zoning Ordinance.
The permitted uses in The Village area do not preclude other similar uses which are
compatible with the specifically identified uses and otherwise meet the criteria for
Specific Plan. Any determination on a proposed use whether listed or unlisted herein
may be either internally reviewed by the Community Development Director or
Planning Manager or referred to the Planning Commission as a non -hearing item if the
Community Development Director or Planning Manager determines on a case-by-case
basis that the public interest would be better served by such referral.
11/15/02 Vista Montana Specific Plan 3.5
C. Development Standards The following development standards apply to property
proposed for development designated on the Land Use Plan and/or Proposed Zoning
exhibits as Planning Area I.
PLANNING AREA I
VILLAGE COMAMRCIAL RETAIL DEVELOPMENT STANDARDS
LAND USE ELEMENT CRITERIA
Maximum Structure Height
Maximum Number of Stories
Minimum Front Setback
Minimum Rear Setback
Minimum Parking
Minimum Covered Parking
Maximum Lot Coverage (F.A.R.)
Minimum Building Setback to Eisenhower
Minimum Interior/Exterior Side Yard Setbacks
Maximum Wall Height
Maximum net retailloffice professional building area
35 ft.*
2
10'
10'
1 /250' GLA
25% of total
.25
25 ft.
5/10 ft.
10. ft.
24,000 s.f.
*Architectural and roof projections not providing habitable or otherwise unusable space, such as
chimneys, spires, finials, and similar features shall be permitted to extend up to ten feet above the
maximum structure height.
3.6 Vista Montana Specific Plan 11/15/02
PLANNING AREA I
BUILDING ELEVATIONS
• Retail Elevation Illustrative
• 4 Sided Elevations
• Roof Plan
11/15/02 Vista Montana Specific Plan 3.7
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Back Elevation
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LA QUINTA VILLAGE
La Quinta, California
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La Quinta, California
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LA QUINTA VILLAGE
La Quinta, California
Elevation Legend
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LA QUINTA VILLAGE
La Quinta, California
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LA QUINTA VILLAGE
La Quinta, California
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LA QUINTA VILLAGE
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06/26/2002
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1105 Quail Street
Newport Beach, CA 92658
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06/26/2002
LA QUINTA VILLAGE
La Quinta, California
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LA QUINTA VILLAGE
La Quinta, California
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FORREST@FKHMAIL.COM MEMBER ASLA
3.1.2 Planning Area II
VILLAGE COMMERCIAL RESIDENTIAL (VC) USES AND STANDARDS
Description of Uses Within Planning Area H
The following section establishes the permitted land uses and development standards for
Planning Area Il property designated as Village Commercial Residential (VC) on the Land
Use Plan for approximately 10.3 acres of Village Commercial Residential use.
A. Purpose. To provide for the development of resort oriented medium to high density
residential environments with densities up to 16 units per acre subject to Housing
Agreement with the City of La Quinta.
B. Permitted Uses. The following uses are permitted in the VC Zoning District with
approval of this Specific Plan, pursuant to the procedures set forth in Section 9.65.050
and as set forth herein.
Single and multifamily dwellings in whole ownership, interval, timeshare, and
fractional use. Such uses include town homes, stacked flats, condominiums, lock -
off units, apartments and similar residential and resort oriented residential housing
types.
2. Guest serving supporting uses to lodging or residential use such as retail shops,
restaurants and limited meeting and conference rooms.
3. Indoor or outdoor professional art studios, displays and/or galleries, for all artistic
endeavors and production, to include dance, painting, sculpting, ceramics,
jewelry, glass blowing, photography, handmade furniture, stone cutting, and
similar activities. There may be sales, presentations and displays or
demonstrations to the public.
11/15/02 Vista Montana Specific Plan 3'8
4. Uses such as construction management offices are permitted provided construc-
tion material and job equipment are not kept on premise.
5. Prepared food service for on-site consumption, drive-in and drive-through, and/or
carry -out, including restaurants, delicatessen, tea, coffee and ice cream shops,
pizzerias, and similar uses.
6. Prepared food sold specifically for on-site consumption, with indoor/outdoor
seating. Such uses include fine dining and other low to medium turnover restau-
rant; cocktail lounges, dinner clubs, sports bar/lounge, bar/grill, night clubs and
similar uses, with alcohol sales for on-site consumption only, along with live,
recorded or other entertainment in or outdoors such as music and/or dancing, etc.
7. Indoor facilities for education, training, self-help and improvement, hobbies, or
vocational purpose, both public and private. These may be located in any facili-
ties which can accommodate the use, such as ability to meet occupancy require-
ments, etc.
8. Indoor/outdoor cultural, historic and similar displays and galleries for all types of
artifacts and/or artistic media, such as museums, auction houses and consignment
room. Such uses may include sale of display art pieces.
9. Retail merchandise sales in the recreation building snack shop of limited goods
(goods that can be carried out and hauled by the customer), such as newspapers,
magazines, tobacco products, kitchen and bath shops, video and audio equipment,
clothing, pets and pet supplies, office equipment and supplies, and other related uses.
The permitted uses in The Village area do not preclude other similar uses which are
compatible with the specifically identified uses and otherwise meet the criteria for the
Specific Plan. Any determination on a proposed use whether listed or unlisted herein
may be either internally reviewed by the Community Development Director or
Planning Manager or referred to the Planning Commission as a non -hearing item if the
Community Development Director or Planning Manager determines on a case-by-case
basis that the public interest would be better served by such referral.
C. Temporary & Interim Uses. Temporary on-site construction and site guard offices and
yards including locatable buildings and other buildings facilitating development of the
Village Commercial plan area.
D. Development Standards. The following development standards apply to property
within Planning Area II.
3.9 Vista Montana Specific Plan 11/15/02
PLANNING AREA II
VILLAGE COMMERCIAL RESIDENTIAL DEVELOPMENT STANDARDS
LAND USE ELEMENT CRITERIA
Minimum Building Setback to Eisenhower
Minimum Building Setback to school site
Maximum Structure Height
Maximum No. of Stories
Minimum Building Setback to Resort Parking Facility
Minimum Parking Setback to Building
Minimum Interior/Exterior Side Yard Setbacks
Maximum Wall Height
Minimum Unit Size
Minimum Covered Parking
Minimum Parking
Minimum Number of Bicycle Racks
Minimum Drive Isle Width
150 ft.
50 ft.
35 ft.*
3
50 ft.
0 ft.**
5/10 ft.
8 ft.
670 sq/ft
1 sp/unit
2.3sp/unit
6
24 ft.
* Architectural and roof projections not providing habitable or otherwise unusable space, such as
chimneys, spires, finials, and similar features shall be permitted to extend up to ten feet above the
maximum structure height.
** Carriage units have parking beneath unit/otherwise loft.
11/15/02 Vista Montana Specific Plan 3.10
PLANNING AREA II
• RECREATION BLDG.
• ELEVATIONS
• ROOF PLAN
• FLOOR PLAN
• EIGHT UNIT BLDG.
• ELEVATIONS
• ROOF PLAN
• FLOOR PLAN
• UNIT PLANS
• TYPICAL CARRIAGE BLDG.
• ELEVATIONS
• ROOF PLAN
• FLOOR PLAN
• UNIT PLANS
• RECREATION AMENITIES
• POOL AREA
• RECREATION BASIN
• BBQ NODES & LAWN BOWLING
11/15/02 Vista Montana Specific Plan 3.11
3.1.3 Planning Area III
VILLAGE COMMERCIAL PARKING FACILITIES AND USES
Description of Uses Within Planning Area III
Within the overall plan boundary, Planning Area III encompasses approximately 6.5 acres of
development uses and standards for the La Quinta Resort remote parking and Resort
Distribution Center.
Planning Area III of the Land Use Plan presently has, within its boundaries, one underlying
zone — Village Commercial VC.
Village Commercial Parking and Related Uses and Standards
The following sections establish the permitted land uses and development standards for
property designated Planning Area III as depicted on the Land Use Plan.
A. Purpose and Intent. To provide for the development and regulation of a range of
specialized Village Commercial serving parking and vehicular uses oriented to the La Quinta
Resort offsite parking and Distribution Center activity. Representative land uses include
remote parking and shuttle stops, delivery and storage of resort serving soft goods and
merchandise.
B. Permitted Uses. Permitted uses for land designated Village Commercial (VC) on the
Land Use Plan and/or Proposed Zoning exhibits as VC includes all uses delineated in the La
Quinta Zoning Ordinance Village Commercial District.
I. Retail Uses
2. General Commercial Uses
Resort serving uses typically ancillary to resort hotel use such as purchasing,
11/15/02 Vista Montana Specific Plan 3.12
shipping, and receiving
Resort central distribution facilities of pro shop soft and hard goods
Resort maintenance staging and facilities
Vehicle Storage
3. Office Uses and Health Services
Resort Distribution Center related general offices serving the ongoing functions of the
Resort
4. Dining, Drinking, and Entertainment Uses
Ancillary to the employee load of the distribution facility in the form of cafeterias and
business support uses
S. Recreation Uses
Ancillary to the employee load of the distribution facility
6. Public and Semi Public Uses
Limited Indoor exhibition uses
Limited open space use for resort
7. Residential and Lodging Uses
Not allowed
8. Accessory Uses
Signs in accordance with this Specific Plan
Antennas and satellite dishes per zone code
Incidental products or services for employees or businesses, such as child day care,
cafeterias and business support uses.
9. Temporary & Interim Uses
Temporary buildings, other than temporary construction offices, shall require a
Temporary Use Permit Development Permit application, subject to the requirements of
Section 9.210.010 of the City Zoning Ordinance.
10. Temporary construction offices and their related facilities shall be subject to TUP appli
cation as required by Section 9.100.140 of the City's Zoning Ordinance. Approval of
the temporary use by the Community Development Department is required.
E. Other Allowable Uses. Communication towers and equipment, subject to this Specific
Plan. Water wells and, public flood control facilities and devices serving this and
other sites.
F. Development Standards. The following development standards apply to property pro
posed for Planning Area III and as described within the text of this Specific Plan.
3.13 Vista Montana Specific Plan 11/15/02
Standards are established for Distribution Facility buildings and uses within Planning
Area III and are presented herein.
PLANNING AREA III
VILLAGE CONIMERCIAL PARIONNG AND DISTRIBUTION CENTER
LAND USE ELEMENT CRITERIA
Minimum Building Setback to Bermudas
75 ft.
Minimum Building Setback to Tampico
150ft.
Maximum Structure Height
32 ft.*
Maximum No. of Stories
2
Minimum Building Setback to Resort Parking Facility
n/a
Maximum Lot Coverage
n/a
Maximum Building Size
40,000 sq/ft
Minimum Front Yard Setback
n/a
Minimum Garage Setback
n/a
Minimum Interior/Exterior Side Yard Setbacks
n/a
Minimum Rear Yard Setback
n/a
Maximum Wall Height
8 ft.
Minimum Landscape Setbacks Adjacent to Perimeter
n/a
* Architectural and roof projections not providing habitable or otherwise unusable space, such as
chimneys, spires, finials, and similar features shall be permitted to extend up to ten feet above the
maximum structure height.
l l/15/02 Vista Montana Specific Plan 3.14
PLANNING AREA III
ARCHITECTURE & LANDSCAPE ARCHITECTURE
FOR THE DISTRIBUTION CENTER & PARKING
The detailed architecture and landscape architecture for the KSL Distribution
Center will be designed to be consistent with the "La Quinta Heritage" thematic.
This element of the Vista Montana Specific plan will be required to be reviewed
and approved by Planning Commission hearing.
The distribution facility will conform to the design standards set forth in
this document and per the direction of the Architecture and Landscape
Architecture Review Committee and Planning Commission's subsequent
review and conditioning.
11/15/02 Vista Montana Specific Plan 3.15
3.1.4 Planning Area N
VILLAGE COMMERCIAL OFFICE USES AND STANDARDS
Description of Uses In Planning Area IV
Within the overall plan boundary, Planning Area IV addresses approximately 3.14 acres of
use related to the commercial office element of the plan including KSL Development
Corporation Headquarters, office space, and limited supporting uses.
Village Commercial Office Uses and Standards
The following section establishes the permitted land uses and development standards for
Planning Area IV property designated as Village Commercial on the Land Use Plan.
A. Purpose. To provide for uses related to the commercial office element of the plan
including KSL Development Corporation Headquarters and office space and associated
supporting uses such as parking and delivery receiving facilities.
B. Permitted Uses. Permitted uses for lands designated as Village Commercial Office are
of the Vista Montana Plan include Any determination on a proposed use whether listed
or unlisted herein may be either internally reviewed by the Community Development
Director or Planning Manager or referred to the Planning Commission as a non -hearing
item if the Community Development Director or Planning Manager determines on a
case-by-case basis that the public interest would be better served by such referral.
C. Temporary & Interim Uses. Temporary outdoor event staging facilities and on-site con
struction and site guard offices including relocatable buildings.
D. Development Standards. The following development standards apply to property within
Planning Area IV.
11/15/02 Vista Montana Specific Plan 3.16
VILLAGE COMMERCIAL OFFICE DEVELOPMENT STANDARDS
LAND USE ELEMENT CRITERIA,
Minimum Building Setback to Eisenhower
n/a
Minimum Building Setback to Tampico
50 ft.
Maximum Structure Height
28 ft.
Maximum No. of Stories
2
Minimum Building Setback to Resort Parking Facility
25 ft.
Minimum Parking Setback to Building
10 ft.
Minimum Interior/Exterior Side Yard Setbacks
5/10 ft.
Maximum Wall Height
6 ft.
Minimum Landscape Setbacks Adjacent to Perimeter
5 ft. min.
Minimum Parking
1/250GLA
*Architectural and roof projections not providing habitable or otherwise unusable space, such
as chimneys, spires, finials, and similar features shall be permitted to extend up to ten feet
above the maximum structure height.
317 Vista Montana Specific Plan 11/15/02
3.2 AMENDMENTS TO SPECIFIC PLANS AND VILLAGE USE
PERMITS
3.2.1 Specific Plan and Village Use Permit Amendment Process
Minor modifications to an approved Specific Plan and/or Village Use Permit are allowed at
the discretion of the Community Development Director or his designee. Modifications to the
Specific Plan and Village Use Permit must be consistent with the purpose and intent of the
approved Specific Plan and/or Village Use Permit.
A. Changes That Do Not Require A Specific Plan and Pillage Use Permit Amendment.
As development within the Specific Plan area progresses, it may be demonstrated that
certain detail changes are appropriate in refinement of the Specific Plan and/or Village
Use Permit, therefore it is intended that the Specific Plan and Village Use Permit Docu-
ment provide flexibility with respect to the interpretation of the details of project devel-
opment as well as those items discussed in general terms in the Specific Plan and Village
Use Permit. If and when it is determined that changes or adjustments are necessary or
appropriate, these changes or adjustments shall be made as an administrative procedure
approved by the Community Development Director or designee. After such administra-
tive change has been approved, it shall be attached to the Specific Plan and Village Use
Permit as an addenda, and may be further changed and amended from time to time as
necessary. Any such administrative changes do not require a Specific Plan and Village
Use Permit Amendment.
The following changes to the Specific Plan and Village Use Permit may be made without
amending the La Quinta Village Apartments Specific Plan and Village Use Permit:
♦ The addition of new information to the Specific Plan and Village Use Permit maps or
text that do not change the effect of any regulation. The new information may
include more detailed, site-specific information. If this information demonstrates that
Planning Area boundaries are inaccurately designated, based upon the goals of the
Specific Plan and Village Use Permit, said boundaries may be adjusted or
redesignated to reflect a more accurate depiction of on-site conditions, without
requiring a Specific Plan and Village Use Permit Amendment.
♦ Changes to the community infrastructure such as drainage systems, roads, water and
sewer systems, eVC., which do not have the effect of increasing or decreasing
capacity in the project area beyond the specified density range nor increase the
backbone infrastructure construction or maintenance costs.
B. Changes That Require A Specific Plan and Village Use Permit Amendment. If it has
been determined that the proposed change is not in conformance with the intent of the
current Specific Plan and Village Use Permit approval, the Specific Plan and Village Use
Permit may be amended in accordance with the procedures set forth in Chapter 9.240 of
the City of La Quinta Zoning Code.
11/15/02 Vista Montana Specific Plan 3.18
Consistency Findings
The City of La Quinta Zoning Ordinance Chapter 9.65 permits the adoption and
administration of Specific Plans as an implementation tool for developing consistency with
elements contained in the local general plan. This Specific Plan must demonstrate consistency
in regulations, guidelines, and programs with the goals and policies set forth in the Zoning
Ordinance and General Plan. A summary of key issues is used in the Specific Plan for Vista
Montana as the basis for evaluating the Specific Plan consistency with the City's General Plan.
The City of La Quinta General Plan contains the following elements: Land Use, Circulation,
Open Space, Parks and Recreation, Environmental Conservation, Infrastructure and Public
Services, Environmental Hazards, Air Quality, and Housing. Each element of the General Plan
contains a summary of key issues which direct and guide that element's goals and policies of
this Specific Plan.
4.1 LAND USE ELEMENT
♦ The City enjoys a reputation as a desirable locale. The City's unique and attractive
character stems from a combination of its environmental setting near the mountains, the
"La Quinta" image.
• The Vista Montana Master Plan enjoys a foundation of masterfully crafted
residential and tourist serving commercial functions and land use capitalizing on,
and reinforcing, the City's unique setting for premier resort serving development.
♦ The trend of residential subdivisions has resulted in many types of perimeter wall and
fence treatments in the City. The design of these walls and other elements of the
streetscape should be coordinated to create a continuous appearance throughout the
community.
• The perimeter wall and fence treatment proposed at the Vista Montana project
establishes a consistent theme via continuous planting and wall treatments as
envisioned by the City in this statement.
♦ Development should not be allowed on hillsides nor alluvial fan areas to protect the
scenic resources of the City.
• The project boundary of the Vista Montana Specific Plan is outside of the pristine
hillsides and alluvial fan areas and, therefore, generates no impact to these
valuable resources, yet takes advantage of views to them.
I1/15/02 Vista Montana Specific Plan 4.1
4.2 CIRCULATION ELEMENT
♦ Roadway classifications and design standards should be based on current estimates of
build out reflecting approved development projects.
• Development standards of perimeter roadways are established in the General Plan
Circulation Element. Existing and proposed roadway improvements in and around
the project boundary are based on current estimates of build out and consistent
with the goals and policies established in the Circulation Element of the General
Plan.
♦ Alternative circulation system improvements need to be developed to relieve traffic
congestion along Primary Arterial Streets.
• The Vista Montana plan abuts Eisenhower Drive and Calle Tampico. The plan
takes primary access from Eisenhower Drive for the property development
envisioned.
♦ Traffic impacts resulting from development should be identified through a mandatory
traffic impact analysis process.
• The Vista Montana Specific Plan is subject to this requirement established in the
Development Review Process (3.2) of this Specific Plan.
♦ Pedestrian and bicycle networks should be developed which link activity centers in
order to facilitate recreational walking and biking and to establish non -automotive
transportation as a viable alternative to driving.
• Alternatives to vehicular access are incorporated in the Circulation Plan for the
Vista Montana Specific Plan and accommodated on the roadway and pedestrian
systems.
♦ The circulation system should be designed and maintained to encourage walking,
bicycling, and transit utilization as alternatives to automobile travel. Improvements to
existing transit service should be considered, including provision of additional transit
stops on major roadways and covered bus shelters at all existing and future stops.
• The development along the perimeter of the Vista Montana Specific Plan allows
for multipurpose circulation links to adjacent streets, sidewalks, and open space
areas. The internal circulation system promotes the use of pedestrian paths and
walkways as a means of minimizing vehicular traffic.
4.3 OPEN SPACE ELEMENT
♦ Open space should be defined to include hillside areas, alluvial fans, water courses, and
natural park areas. Natural, improved and unimproved types of open space should be
included within the definition.
• Parklike settings are the predominant landscape theme throughout the Vista
Montana plan and are integrated into the overall master plan landscape thematics.
4.2 Vista Montana Specific Plan 11/15/02
♦ As a link to the City's cultural past, elements of existing citrus orchards, date palm
groves and farming areas should be preserved.
• The Vista Montana Specific Plan will use palm and citrus trees where feasible in
the landscape architecture as a primary imaging theme of the interior and in the
perimeter landscape. Palms may be used as the primary vertical statement at the entry
to the project as well as within the boulevard landscape theme.
♦ Permitted land uses and standards for development in open space areas should be
identified.
• Development standards for the Vista Montana Specific Plan are delineated in
Section 3, Zoning and Development Regulations within this document for
development in open space and water feature areas.
4.4 PARK AND RECREATION ELEMENT
♦ Park and recreation uses should be located in proximity to residential uses to facilitate
pedestrian access and should include the provision of appropriate facilities.
. The master plan for development within the Vista Montana Specific Plan has, as a
primary focus, recreation amenities for passive casual pedestrian ambling, etc.
♦ An integrated bicycle network and well functioning pedestrian path system should be
provided
. Bike paths are a passive use of the private roadway system within the Vista
Montana Specific Plan with connections to the existing established network of bike
paths on adjacent perimeter circulation links.
♦ Drought tolerant plant species should be used to reduce the impact on the potable water
supply of the City.
• When economically feasible, recycled water sources are envisioned as a source of
supplemental irrigation water for the recreation elements of the plan area. Drought
resistant plant material is a staple of the palette within the plan area.
4.5 ENVIRONMENTAL CONSERVATION ELEMENT
♦ Utility resources should be conserved utilizing a variety of feasible strategies.
• Recycled wastewater will be utilized at the project site, if feasible, to supplement
irrigation demands, once economically available, to minimize water consumption.
♦ Permitted land uses and standards for development in open space and watercourse areas
should be identified.
• Greenbelt use features the integration of watershed zones with open space and are
designed within the corridors to provide storm water retention during flooding.
♦ The City should be protected from the adverse impacts of storm water runoff, including
property damage as well as water quality.
11/15/02 Vista Montana Specific Plan 4.3
• TheVista Montana Specific Plan open space is designed with basins within the
corridors to provide storm water retention during flooding.
♦ The quality and quantity of groundwater should be protected and maintained. Water
conservation efforts should be maintained, expanded and implemented.
. The project shall conform to all applicable water conservation ordinance in effect
at the time of development.
♦ Scenic corridors, vistas and viewsheds of the Santa Rosa and Coral Reef Mountains, as
well as views toward the San Gorgonio Pass, should be preserved and enhanced.
• The location of the Vista Montana Specific Plan area provides the opportunity for
varied mountain vistas from development parcels within the plan area.
4.6 INFRASTRUCTURE AND PUBLIC SERVICES ELEMENT
♦ The undergrounding of utilities within roadway rights-of-way or existing easements
should be required for new development.
• Utilities for the Vista Montana Specific Plan will be underground where feasible.
♦ Utility resources should be conserved utilizing a variety of feasible stFategies.
. All structures will be built to City Zoning and Development Code'and the Uniform
Building Code standards which implement a strategy of conservation of energy
and resources.
♦ The recycling, reduction and reuse of waste generated in the City should be supported
by the City.
• All structures will be built to City Zoning and Development Code and the Uniform
Building Code standards which implement a strategy of conservation of energy
and resources.
♦ Adequate levels of law enforcement, fire protection, health care services and facilities
should be provided in reasonable proximity to City residents.
• The Vista Montana Specific Plan project contributes to infrastructure fees to
mitigate any perceived impact to City provided law enforcement, fire protection,
health care resources.
♦ The frequent collection of solid waste and adequate disposal should be provided to keep
the City clean and disease-free.
• The Vista Montana Specific Plan project contributes to infrastructure fees to
mitigate any perceived impact to City provided disposal services.
4.4 Vista Montana Specific Plan 11/15/02
4.7 ENVIRONMENTAL HAZARDS ELEMENT
♦ The development of areas located within 100 -year floodplain boundaries and not
protected by existing storm water facilities should be addressed.
• No plan areas slated for construction of habitable structures fall within the 100
year floodplain and structures are built to the Uniform Building Code standards
which implement a strategy of preserving and enhancing life.
♦ The standards for development should be carefully regulated to minimize structural
damage and loss of life (from earthquakes), even though the City is located in a low
intensity ground -shaking zone.
• All structures are built to the Uniform Building Code standards which implement a
strategy of seismic safety for habitable structures.
♦ Subsidence hazards for the eastern portion of the City due to its location within a region
characterized by potential soil liquefaction during severe ground shaking should be
reduced if possible.
• All structures are built to City Zoning and Development Code and the Uniform
Building Code standards which implement a strategy of seismic safety for
habitable structures.
♦ Noise mitigation should be considered with all development near arterial streets.
• Setbacks from adjacent arterials are required by City development regulation.
♦ The factors that contribute to the increased risk of fire hazard should be reduced to
protect La Quinta citizens and structures from fire damage.
• All structures are built to City Zoning and Development Code and the Uniform
Building Code standards which implement a strategy of conservation of energy
and resources while enhancing access for emergency vehicles in times of
emergency.
♦ The effects of light pollution should be minimized within the City.
• All structures are built to City Zoning and Development Code and the Uniform
Building Code standards which implement a strategy of conservation of energy
and resources.
11/15/02 Vista Montana Specific Plan 4.5
4.8 AIR QUALITY ELEMENT
♦ The stationary and mobile source of air quality impacts associated with new
development should be addressed.
Specific project designs shall encourage the use of public transit by providing for
bus shelters as required by the Community Development Director and consistent
with the requirements of local transit districts and the Specific Plan circulation.
+ The Applicant shall encourage and support the use of van/bus service between the
project site, local airports (e.g., Palm Springs, Thermal) and other regional land
uses.
. At the time of submittal of tentative tract maps or plans for any zoning approval
the Applicant shall demonstrate that adequate provision has been made for non -
automotive means of transportation within the project site as a means of reducing
dependence on private automobiles. This may include path systems, bicycle and
pedestrian systems, and other similar systems consistent with the Vista Montana
Specific Plan presented herein.
4.6 Vista Montana Specific Plan 11/15/02
P.O. Box 1504
78-495 CALLE TAMPICO
LA QUINTA, CALIFORNIA 92253
October 16, 2002
Mr. Forrest K. Haag, ASLA, Inc.
Landscape Architecture - Land Planning
1254 N. Coast Highway
Laguna Beach, California 92651
(760) 777-7000
FAX (760) 777-7101
SUBJECT: EA 2001-411 REVISED, VUP 2001-007 (AMENDMENT #1) AND SP 2001-
051 (AMENDMENT #1)
Dear Mr. Haag:
On October 8, 2002, the Planning Commission adopted Resolutions 2002-093, 2002-094
and 2002-095 recommending to the City Council approval of your request to amend the
Vista Montana Specific Plan, including development of a mixed use project on Planning
Areas 1 and 2 by Cameo Homes.
On October 15, 2002, the City Council, on a 5-0 vote, adopted Resolutions 2002-139,
2002-140 and 2002-141, certifying EA 2001-411 Revised and approving your various
development components on 33± acres, subject to the attached Conditions of Approval.
Should you have questions regarding this letter, please contact the undersigned at 760-
777-7067 or via e-mail at www.gtrousde@la-quinta.org.
Very truly yours,
ZHER;MAN
M . NITY-DEVELOPMENT DIRECTOR
R0111110,16I-
Enc.
c: Cameo Homes
M.D.S. Consulting
Elsa Paisley, Associate Engineer
Fire Marshal
Nicole Criste, Terra Nova
LtCCV UP 07RevC amen. wpd-g/gt Q9
CITY COUNCIL RESOLUTION 2002-140
CONDITIONS OF APPROVAL - FINAL
SPECIFIC PLAN 2001-051 AMENDMENT #11, CAMEO HOMES
ADOPTED: OCTOBER 15, 2002
GENERAL
All changes to the Specific Plan which are also included in the Village Use
Permit shall be made to the latter to ensure consistency. The project proponent
shall submit amended final documents within 30 days of City Council approval
of the Specific Plan and Village Use Permit and/or prior to issuance of a grading
permit, whichever occurs first. Ten copies of the final Plan with Conditions of
Approval in the appendix shall be submitted to the Community Development
Department. Included in the filing shall be a copy of the Specific Plan document
on diskette in WordPerfect format.
2. The applicant/developer agrees to defend, indemnify, and hold harmless the City
of La Quinta (the "City"), its agents, officers and employees from any claim,
action or proceeding to attack, set aside, void, or annul the approval of this
project. The City shall have sole discretion in selecting its defense counsel.
The City shall promptly notify the applicant of any claim, action or proceeding
and shall cooperate fully in the defense.
3. The Specific Plan, and any Parcel Map submitted thereunder, shall comply with
the requirements and standards of Government Code § 66410 through
66499.58 (the "Subdivision Map Act"), and Chapter 13 of the La Quinta
Municipal Code ("LQMC").
The City of La Quinta's Municipal Code can be accessed on the City's Web site
at www.la-quinta.org.
4. Prior to the issuance of any permit by the City, the applicant shall obtain the
necessary permits and/or clearances from the following agencies:
• Fire Marshal
• Public Works Department (Grading Permit, Improvement Permit)
• Community Development Department
• Riverside Co. Environmental Health Department
• Desert Sands Unified School District
• Coachella Valley Water District (CVWD)
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City Council Resolution 2002-140
Conditions of Approval - Final
Specific Plan 2001-051 Amendment #1, Cameo Homes
Adopted: October 15, 2002
Page 2
• Imperial Irrigation District (IID)
• California Water Quality Control Board (CWQCB)
• SunLine Transit Agency
The applicant is responsible for all requirements of the permits and/or clearances
from the above listed agencies. When the requirements include approval of
improvement plans, applicant shall furnish proof of such approvals when
submitting the improvement plans for City approval.
5. Right of way dedications required of this development include:
A. PUBLIC STREETS
1. Avenida Bermudas (Collector) - 44 foot right of way, from
centerline up to the point of the street vacation pursuant to City
Council Resolution 2002-03. Vacated areas shall be compatible
with the Santa Rosa Plaza development located on the east side
of Avenida Bermudas.
2. Calle Tampico (Primary Arterial) - 50 foot half of 100 foot right of
way.
3. Eisenhower Drive (Primary Arterial) - 50 foot half of 100 foot right
of way.
B. PRIVATE STREETS
Primary Entry Drive (off Eisenhower Drive): Minimum 48 feet in width
(measured from back of curb to back of curb) within the right of way;
textured concrete paving shall be used for driveway surfaces within 80
feet of Eisenhower Drive. All other streets shall be approved by the City
Engineer.
C. CULS DE SAC
For culs de sac use Riverside County Standard 800 (symmetric) or 800A
(offset) with 39.5 -foot radius, or larger, or specific design as approved
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City Council Resolution 2002-140
Conditions of Approval - Final
Specific Plan 2001-051 Amendment #1, Cameo Homes
Adopted: October 15, 2002
Page 3
by the City Engineer. For non-standard cuts de sac, right of way
dedication shall be as required by the City Engineer.
6. The applicant shall create perimeter setbacks along public rights of way as
follows (listed setback depth is the average depth if meandering wall design is
approved):
A. Eisenhower Drive (Primary Arterial) - 20 -feet
B. Calle Tampico (Primary Arterial) - 20 -feet
C. Avenida Bermudas - 10 -feet
The setback requirement applies to all frontage including, but not limited to,
remainder parcels and sites dedicated for utility purposes.
Where public facilities (e.g., sidewalks) are placed on privately -owned setbacks,
the applicant shall dedicate blanket easements for those purposes.
7. Existing aerial lines within or adjacent to the proposed development and all
proposed utilities shall be installed underground. Power lines exceeding 34.5
kv are exempt from this requirement.
8. The applicant shall install the following street improvements to conform with
the General Plan street type noted in parentheses. (Public street improvements
shall conform with the City's General Plan in effect at the time of construction.)
A. OFF-SITE STREETS
1 . Calle Tampico (Primary Arterial) - Construct modification to raised
median to include a dedicated left turn lane to the site from
eastbound Calle Tampico @ Avenida Mendoza.
Applicant shall bear the cost of roadway improvements on the
outer twenty (20) feet of the roadway.
Eisenhower Drive (Major Arterial) - Construct 38 -foot half of 76 -
foot improvement (travel width, excluding curbs) plus 8 ft.
meandering sidewalk. Applicant shall construct the full raised
center median. Center median shall include turning pocket for left
turn for southbound Eisenhower Drive. Applicant to design
improvement to compliment the alignment of the bridge.
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City Council Resolution 2002-140
Conditions of Approval - Final
Specific Plan 2001-051 Amendment #1, Cameo Homes
Adopted: October 15, 2002
Page 4
In lieu of constructing the permanent raised median, the applicant
shall install a 6 -inch curb berm on pavement that delineates an
interim median lay out. The lay out shall be defined during the
design of the street improvements, and take into account the
unwidened bridge and the turning movement restriction.
Applicant shall bear the cost of roadway improvements on the
outer twenty (20) feet of the roadway. The cost of the median
modifications shall be reimbursed from the Development Impact
Fee fund in an amount not to exceed the budgeted amount.
2. Avenida Bermudas (Collector) - Reconstruct the northwest corner
of Avenida Bermudas and Calle Tampico and install new curb at
32 feet west of centerline, widening Avenida Bermudas for 100
feet north of the curb return. Provide 15:1 taper from 32 feet to
20 feet. Provide additional lane on the west side of centerline to
provide dedicated left turn lane and through/right turn lane.
Provide additional paving as necessary on the east side of the
centerline, if no paving exists, to provide for a total of two 14 foot
travel lanes.
B. PRIVATE STREETS -
1 . Eisenhower Drive Project Entry: Construct minimum 48 foot full
width improvements (measured from back of curb to back of curb)
within the right of way.
2. All on street parking is prohibited and the applicant shall be
required to provide for the perpetual enforcement of the restriction
by the Homeowners' Association for condominiums or property
management agency for apartments.
Entry drives, main interior circulation routes, turn knuckles, corner cutbacks, bus
turnouts, dedicated turn lanes, and other features contained in the approved
construction plans may warrant additional street widths as determined by the
City Engineer.
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City Council Resolution 2002-140
Conditions of Approval - Final
Specific Plan 2001-051 Amendment #1, Cameo Homes
Adopted: October 15, 2002
Page 5
MAINTENANCE AND LANDSCAPING
9. The applicant shall make provisions for continuous, perpetual maintenance of
all on-site improvements, perimeter landscaping, access drives, and sidewalks.
The applicant shall maintain required public improvements until expressly
released from this responsibility by the appropriate public agency.
10. The applicant shall provide landscaping in required setbacks, retention basins,
common lots, levees and park areas. The perimeter setback and parkway areas
in the street right-of-way shall be shaped with berms and mounds, pursuant to
Section 9.100.040(B)(7), LQMC.
11. Landscape and irrigation plans for landscaped lots and setbacks, medians,
retention basins, and parks shall be signed and stamped by a licensed landscape
architect.
The applicant shall submit plans for approval by the Community Development
Department prior to plan checking by the Public Works Department. When plan
checking is complete, the applicant shall obtain the signatures of CVWD and the
Riverside County Agricultural Commissioner prior to submitting for signature by
the City Engineer. Plans are not approved for construction until signed by the
City Engineer.
12. Landscape areas shall have permanent irrigation improvements meeting the
requirements of the City Engineer. Use of lawn shall be minimized with no lawn
or spray irrigation within 18 inches of curbs along public streets.
13. Landscape plans, which shows plant size, location, berming and walls shall be
submitted to the Community Development Department for review and approval
prior to issuance of building permits. Street trees shall have a minimum 1.5 -
inch caliper and be 10' tall once planted. Palm trees shall have a minimum
brown trunk height of 8'-0". Parking lot trees shall have a 1 .0 -inch caliper and
be 8'-0" tall once planted. Other related trees shall not have a caliper of less
than 0.75 -inches. All landscaping plans shall conform to the City's Water
Efficiency Ordinance (Chapter 8.13).
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City Council Resolution 2002-140
Conditions of Approval - Final
Specific Plan 2001-051 Amendment #1, Cameo Homes
Adopted: October 15, 2002
Page 6
14. The landscaping plan shall include all frontages on City streets, and shall be
installed as part of the first phase of construction on the project site. Integrated
into the landscape plan shall include a grove of Date Palms (18' high and taller)
and plaque to memorialize the agricultural history of the site.
MISCELLANEOUS
15. Development areas for SP 2001-051 are defined as follows:
Planning Area #1 - Office/Commercial
Planning Area #2 - Residential/Retention Basin
Planning Area #3 - Resort Hotel Distribution Center
Planning Area #4 - Existing KSL Resort Offices
Planning Area #5 - Future Public School
Special Note: No on-site development standards are specified for Planning Unit
#5 as this property will be developed with a public school, subject to the
requirements of the State of California and Desert Sand Unified School District.
Regarding continued development in Planning Area #3, any new development
projects shall require approval of a Village Use Permit by the Planning
Commission. Furthermore, any applicable conditions of City Council Resolution
2001-18 shall be met unless otherwise defined hereon.
16. Buildings shall not exceed a height of 35 feet. Architectural features may
extend up to 40 feet, subject to approval by the Community Development
Director. Building features higher than 40'-0" shall be submitted to the Planning
Commission for review and possible approval.
17. The maximum residential density for Planning Areas #1 and #2 is 16 dwelling
units per acre, unless affordable units are offered. An Affordable Agreement
shall be approved by the City's Redevelopment Agency and recorded against the
property for a term of not less than 55 years outlining the percentage of units
within the development that are income restricted not to exceed a site allocation
of 200 housing units. Additional live/work residential units may be located in
Planning Area #1, subject to approval by the Community Development Director.
Each residential dwelling unit shall have one covered parking space while open
parking spaces shall be commonly shared. A residential parking ratio of 2.3 per
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City Council Resolution 2002-141
Conditions of Approval - Final
Village Use Permit 2001-007 Amendment #1, Cameo Homes
Adopted: October 15, 2002
Page 2
A. For construction activities including clearing, grading or excavation of
land that disturbs five (5) acres or more of land, the Permitee shall be
required to submit a Storm Water Pollution Protection Plan ("SWPPP").
B. The applicant's SWPPP shall be approved by the City Engineer prior to
any on or off-site grading being done in relation to this Site Development
Permit.
C. The applicant shall ensure that the required SWPPP is available for
inspection at the project site at all times through and including
acceptance of all improvements by the City.
D. The applicant's SWPPP shall include provisions for all of the following
Best Management Practice ("BMPs"), 8.70.020 (Definitions), LQMC:
1) Temporary Soil Stabilization (erosion control).
2) Temporary Sediment Control.
3) Wind Erosion Control.
4) Tracking Control.
5) Non -Storm Water Management.
6) Waste Management and Materials Pollution Control.
E. All erosion and sediment control BMPs proposed by the applicant shall be
approved by the City Engineer prior to any onsite or offsite grading,
pursuant to this project.
F. The approved SWPPP and BMPs shall remain in effect for the entire
duration of project construction until all improvements are completed and
accepted by the City.
PROPERTY RIGHTS
5. Prior to the issuance of any permit(s) , the applicant shall acquire, or confer,
those easements, and other property rights necessary for the construction
and/or proper functioning of the proposed development. Conferred rights shall
include irrevocable offers to dedicate or grant access easements to the City for
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CITY COUNCIL RESOLUTION 2002-141
CONDITIONS OF APPROVAL - FINAL
VILLAGE USE PERMIT 2001-007 AMENDMENT #1, CAMEO HOMES
OCTOBER 15, 2002
GENERAL
1 . The applicant agrees to defend, indemnify, and hold harmless the City of La
Quinta (the "City"), its agents, officers and employees from any claim, action
or proceeding to attack, set aside, void, or annul the approval of this Village Use
Permit. The City shall have sole discretion in selecting its defense counsel.
The City shall promptly notify the developer of any claim, action or proceeding
and shall cooperate fully in the defense.
2. Prior to the issuance of any permit by the City, the applicant shall obtain the
necessary permits and/or clearances from the following agencies:
• Fire Marshal
• Public Works Department (Grading Permit, Improvement Permit)
• Community Development Department
• Riverside Co. Environmental Health Department
• Desert Sands Unified School District
• Coachella Valley Water District (CVWD)
• Imperial Irrigation District (IID)
• California Water Quality Control Board (CWQCB)
• SunLine Transit Agency
The applicant is responsible for all requirements of the permits and/or clearances
from the above listed agencies. When the requirements include approval of
improvement plans, applicant shall furnish proof of such approvals when
submitting the improvement plans for City approval.
3. This Village Use Permit application shall run concurrently with the Conditions
of Approval for Specific Plan 2001-051. Phased site improvements shall be
addressed during review of any Precise Grading Plan application.
4. The applicant shall comply with applicable provisions of the City's NPDES
stormwater discharge permit, Sections 8.70.010 et seq. (Stormwater
Management and Discharge Controls), and 13.24.170 (Clean Air/Clean Water),
LQMC; Riverside County Ordinance No. 457; and the State Water Resources
Control Board's Order No. 99-08-DWQ.
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City Council Resolution 2002-140
Conditions of Approval - Final
Specific Plan 2001-051 Amendment #1, Cameo Homes
Adopted: October 15, 2002
Page 7
unit shall be maintained. Minimum liveable square per apartment unit shall be
670 square feet and larger.
18. 30% of office/commercial parking areas shall be covered by trellis structures.
Plans shall be submitted to the Community Development Department for review
and approval prior to the issuance of building permits.
19. Prior to the issuance of grading permits, the Specific Plan and Village Use Permit
documents shall be amended to show the location of all trash enclosures on the
site. The plans shall be submitted to the Community Development Department
for review and approval.
20. A master signage program shall be submitted for review and approval by the
Planning Commission (i.e., Business Item), subject to the requirements of the
Zoning Code.
21. Specific Plan 2001-051 shall comply with all applicable conditions and/or
mitigation measures for the following related approvals:
• Environmental Assessment 200 1 -41 1 Revised
• Village Use Permit 2001-007 Amendment #1
In the event of any conflict(s) between approval conditions and/or provisions of
these approvals, the Community Development Director shall determine
precedence.
The Community Development Director shall cause to be filed with the County
Clerk a "Notice of Determination" pursuant to CEQA Guideline § 15075(a) once
reviewed by the City Council.
22. Minor changes, as determined by the Community Development Director to be
consistent with the intent and purpose of the Specific Plan, may be approved.
Examples include modifications to landscaping materials and/or design, parking
and circulation arrangements not involving reductions in required standards
beyond those identified in the Specific Plan, minor site, building area or other
revisions necessary due to changes in technical plan aspects such as drainage,
street improvements, grading, etc. Such changes may be approved on a staff -
level basis and shall not constitute a requirement to amend the Specific Plan.
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City Council Resolution 2002-140
Conditions of Approval - Final
Specific Plan 2001-051 Amendment #1, Cameo Homes
Adopted: October 15, 2002
Page 8
Consideration for any modifications shall be requested in writing to the Director
and submitted with appropriate graphic and/or textual documentation in order
to make a determination on the request.
23. Buildings that have been planned under a Village Use Permit application do not
require a separate Site Development Permit application in order to be built.
24. Perimeter wall heights for the apartment complex shall not exceed 8'-0". Open
wrought iron or tubular metal fencing is recommended to enclose the west and
north sides of Planning Area #2.
25. Each planning area shall include a shaded areas for bicycle storage racks. The
use of loop and ribbon bars are encouraged.
26. Parking requirements set forth in Chapter 9.150 of the Zoning Code shall be
meet, unless otherwise allowed by the conditions noted herein. Two-way
parking driveway aisles for the residential component of the Plan may be 24
feet wide as noted on the Technical Site Plan (Revision #2) exhibit. Parking lot
light fixtures shall not exceed 18'-0" in overall height as measured from
adjacent paved surfaces.
27. The Specific Plan text shall include discussion specifically noting the future
school site is deleted from the Specific Plan.
28. The Specific Plan text shall be amended to include the KSL Administrative
Offices as a Planning Area.
29. The Specific Plan text for Planning Area III shall include design guidelines
compatible with the other Planning Areas.
30. The Specific Plan shall include a statement that this Amended Specific Plan
supercedes the original Specific Plan.
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City Council Resolution 2002-141
Conditions of Approval - Final
Village Use Permit 2001-007 Amendment #1, Cameo Homes
Adopted: October 15, 2002
Page 3
emergency services, and for the maintenance, construction and reconstruction
of essential improvements.
6. Dedications shall include additional widths as necessary for dedicated right and
left turn lanes, and other features contained in the approved construction plans.
7. The perimeter setback requirements are addressed and approved under Specific
Plan 2001-051, Resolution No. 2001-18.
8. The applicant shall offer for dedication those easements necessary for the
placement of, and access to, utility lines and structures, park lands, and
common areas shown on the plan.
9. Direct vehicular access to Eisenhower Drive from any portion of the site from
frontage along Eisenhower Drive is restricted, except for those access points
identified on the site plan for this project, or as otherwise conditioned in these
conditions of approval.
10. The applicant shall furnish proof of easements, or written permission, as
appropriate, from those owners of all abutting properties on which grading,
retaining wall construction, permanent slopes, ingress/egress, or other
encroachments will occur.
1 1 . The applicant shall cause no easement to be granted, or recorded, over any
portion of the subject property between the date of approval of this Site
Development Permit and the date of final acceptance of the on and off-site
improvements for this Site Development Permit, unless such easement is
approved by the City Engineer.
IMPROVEMENT PLANS
As used throughout these conditions of approval, professional titles such as
"engineer," "surveyor," and "architect" refer to persons currently certified or licensed
to practice their respective professions in the State of California.
12. Improvement plans shall be prepared by or under the direct supervision of
qualified engineers and/or architects, as appropriate, and shall comply with the
provisions of Section 13.24.040 (Improvement Plans), LQMC.
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City Council Resolution 2002-141
Conditions of Approval - Final
Village Use Permit 2001-007 Amendment #1, Cameo Homes
Adopted: October 15, 2002
Page 4
13. The following improvement plans shall be prepared and submitted for review
and approval by the City. A separate set of plans for each line item specified
below shall be prepared. The plans shall utilize the minimum scale specified,
unless otherwise authorized by the City Engineer in writing. Plans may be
prepared at a larger scale if additional detail or plan clarity is desired. Note, the
applicant may be required to prepare other improvement plans not listed here
pursuant to improvements required by other agencies and utility purveyors.
A.
Perimeter Landscape Plan:
1 "
= 20'
Horizontal
B.
On -Site Rough Grading Plan:
1 "
= 40'
Horizontal
C.
On -Site Precise Grading Plan:
1 "
= 30'
Horizontal
D.
Site Development Plans:
1 "
= 30'
Horizontal
E.
Site Utility Plan:
1 "
= 40'
Horizontal
Other engineered improvement plans prepared for City approval that are not
listed above shall be prepared in formats approved by the City Engineer prior to
commencing plan preparation.
"Site Development" plans shall normally include all on-site surface
improvements including but not necessarily limited to finish grades for curbs &
gutters, building floor elevations, parking lot improvements and ADA
requirements; and show the existing street improvements out to at least the
center lines of adjacent existing streets.
"Site Utility" plans shall normally include all sub -surface improvements including
but not necessarily limited to sewer lines, water lines, fire protection and storm
drainage systems.
"Rough Grading" plans shall include perimeter walls with Top Of Wall & Top Of
Footing elevations shown. All footings shall have a minimum of 1 -foot of
cover, or sufficient cover to clear any adjacent obstructions.
14. The City maintains standard plans, details and/or construction notes for
elements of construction. For a fee, established by City resolution, the
applicant may purchase such standard plans, detail sheets and/or construction
notes from the City.
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City Council Resolution 2002-141
Conditions of Approval - Final
Village Use Permit 2001-007 Amendment #1, Cameo Homes
Adopted: October 15, 2002
Page 5
15. The applicant shall furnish a complete set of the AutoCAD files of all complete,
approved improvement plans on a storage media acceptable to the City
Engineer. The files shall be saved in a standard AutoCAD format so they may
be fully retrievable through a basic AutoCAD program.
At the completion of construction, and prior to the final acceptance of the
improvements by the City, the applicant shall update the AutoCAD files in order
to reflect the as -built conditions.
Where the improvement plans were not produced in a standard AutoCAD
format, or a file format which can be converted to an AutoCAD format, the City
Engineer will accept raster -image files of the plans.
IMPROVEMENT SECURITY AGREEMENT
Improvement security agreement is set forth under the Conditions of Approval for
Parcel Map 30721.
GRADING
16. The applicant shall comply with the provisions of Section 13.24.050 (Grading
Improvements), LQMC.
17. Prior to occupancy of the project site for any construction, or other purposes,
the applicant shall obtain a grading permit approved by the City Engineer.
18. To obtain an approved grading permit, the applicant shall submit and obtain
approval of all of the following:
A. A grading plan prepared by a qualified engineer or architect,
B. A preliminary geotechnical ("soils") report prepared by a qualified
engineer, and
C. A Fugitive Dust Control Plan prepared in accordance with Chapter 6.16
(Fugitive Dust Control), LQMC.
D. Storm Water Pollution Prevention and Best Management Plans.
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City Council Resolution 2002-141
Conditions of Approval - Final
Village Use Permit 2001-007 Amendment #1, Cameo Homes
Adopted: October 15, 2002
Page 6
All grading shall conform to the recommendations contained in the Preliminary
Soils Report, and shall be certified as being adequate by a soils engineer, or by
an engineering geologist.
The applicant shall furnish security, in a form acceptable to the City, and in an
amount sufficient to guarantee compliance with the approved Fugitive Dust
Control Plan provisions submitted with its application for a grading permit.
19. The applicant shall maintain all open graded, undeveloped land in order to
prevent wind and/or water erosion of such land. All open graded, undeveloped
land shall either be planted with interim landscaping, or stabilized with such
other erosion control measures, as were approved in the Fugitive Dust Control
Plan.
20. Grading within perimeter setback and parkway areas shall have undulating
terrain and shall conform to LQMC 9.60.240(F). The maximum slope shall not
exceed 4:1 anywhere in the landscape setback area, and shall not exceed 8:1
in the first 6 feet adjacent to the curb in the right of way.
21. Building pad elevations of perimeter lots shall not differ by more that one foot
from the building pads in adjacent developments.
22. The applicant shall minimize the differences in elevation between the adjoining
properties and the pads within this development.
Building pad elevations on contiguous interior lots shall not differ by more than
three feet except for lots that do not share a common street frontage, where
the differential shall not exceed five feet.
Where compliance within the above stated limits is impractical, the City may
consider alternatives that are shown to minimize safety concerns, maintenance
difficulties and neighboring -owner dissatisfaction with the grade differential.
23. Prior to any site grading or regrading that will raise or lower any portion of the
site by more than plus or minus three tenths of a foot from the elevations
shown on the Technical Site Plan, the applicant shall submit the proposed
grading changes to the City Staff for a substantial conformance finding review.
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City Council Resolution 2002-141
Conditions of Approval - Final
Village Use Permit 2001-007 Amendment #1, Cameo Homes
Adopted: October 15, 2002
Page 7
24. Prior to the issuance of a building permit for any building lot, the applicant shall
provide a lot pad certification stamped and signed by a qualified engineer or
surveyor.
Each pad certification shall list the pad elevation as shown on the approved
grading plan, the actual pad elevation and the difference between the two, if
any. Such pad certification shall also list the relative compaction of the pad
soil. The data shall be organized by lot number, and listed cumulatively if
submitted at different times.
25. This development shall comply with Chapter 8.11 (Flood Hazard Regulations),
LQMC. Since it is located within a flood hazard area as identified on the City's
Flood Insurance Rate Maps, the development shall be graded to ensure that all
floors and exterior fill (at the foundation) are above the level of the project (100 -
year) flood and building pads are compacted to 95% Proctor Density as required
in Title 44 of the Code of Federal Regulations, Section 65.5(a) (6). Prior to
issuance of building permits for lots which are so located, the applicant shall
furnish elevation certifications, as required by FEMA, that the above conditions
have been met.
DRAINAGE
"Stormwater handling shall conform with the approved hydrology and drainage report
for La Quinta Village Apartment. Nuisance water shall be disposed of in an approved
manner."
26. The applicant shall comply with the provisions of Section 13.24.120 (Drainage),
LQMC, Engineering Bulletin No. 97.03. More specifically, stormwater falling on
site during the 100 year storm shall be retained within the development, unless
otherwise approved by the City Engineer. The tributary drainage area shall
extend to the centerline of adjacent public streets. The design storm shall be
either the 3 hour, 6 hour or 24 hour event producing the greatest total run off.
27. In design of retention facilities, the maximum percolation rate shall be two
inches per hour. The percolation rate will be considered to be zero unless the
applicant provides site specific data indicating otherwise.
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Conditions of Approval - Final
Village Use Permit 2001-007 Amendment #1, Cameo Homes
Adopted: October 15, 2002
Page 8
28. Ornamental metal fencing, a minimum height of 5'-0", shall be constructed
around the 1.15 -acre retention basin. Pedestrian gates shall be equipped with
self-closing hardware and deadbolt lockset to ensure safety and restrict access
to project residents and guests.
29. For on-site common retention basins, the basin depth shall not exceed 11 feet
for 40,000 SF basin size according to Engineering Bulletin 97-03 Amendment
#1.
30. Stormwater may not be retained in landscaped parkways or landscaped setback
lots Only incidental storm water (precipitation which directly falls onto the
setback) will be permitted to be retained in the landscape setback areas. The
perimeter setback and parkway areas in the street right-of-way shall be shaped
with berms and mounds, pursuant to Section 9.100.040(6)(7), LQMC.
31. The design of the development shall not cause any increase in flood boundaries,
levels or frequencies in any area outside the development.
32. Storm drainage historically received from adjoining property shall be received
and retained or passed through into the historic downstream drainage relief
route.
33. Property must continue to accept off-site drainage from Eisenhower Drive.
UTILITIES
34. The applicant shall comply with the provisions of Section 13.24.1 10 (Utilities),
LQMC.
35. The applicant shall obtain the approval of the City Engineer for the location of
all utility lines within any right-of-way, and all above -ground utility structures
including, but not limited to, traffic signal cabinets, electric vaults, water valves,
and telephone stands, to ensure optimum placement for practical and aesthetic
purposes.
36. Existing overhead utility lines within, or adjacent to the proposed development,
and all proposed utilities shall be installed underground.
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City Council Resolution 2002-141
Conditions of Approval - Final
Village Use Permit 2001-007 Amendment #1, Cameo Homes
Adopted: October 15, 2002
Page 9
All existing utility lines attached to joint use 92 KV transmission power poles
are exempt from the requirement to be placed underground.
37. Underground utilities shall be installed prior to overlying hardscape. For
installation of utilities in existing improved streets, the applicant shall comply
with trench restoration requirements maintained, or required by the City
Engineer.
The applicant shall provide certified reports of all utility trench compaction for
approval by the City Engineer.
STREET AND TRAFFIC IMPROVEMENTS
Public Street improvements shall be constructed as required by the Conditions of
Approval for Specific Plan 2001-051 Amendment No. 1.
38. The applicant shall extend improvements beyond the subdivision boundaries to
ensure they safely integrate with existing improvements.
39. The applicant shall design street pavement sections using Caltrans' design
procedure (20 -year life) and site-specific data for soil strength and anticipated
traffic loading (including construction traffic). Minimum structural sections shall
be as follows (or approved equivalents for alternate materials):
Residential & Parking Areas 3.0" a.c./4.50" c.a.b.
Primary Arterial 4.5" a.c./6.00" c.a.b.
40. The applicant shall submit current mix designs (less than two years old at the
time of construction) for base, asphalt concrete and Portland cement concrete.
The submittal shall include test results for all specimens used in the mix design
procedure. For mix designs over six months old, the submittal shall include
recent (less than six months old at the time of construction) aggregate gradation
test results confirming that design gradations can be achieved in current
production. The applicant shall not schedule construction operations until mix
designs are approved.
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City Council Resolution 2002-141
Conditions of Approval - Final
Village Use Permit 2001-007 Amendment #1, Cameo Homes
Adopted: October 15, 2002
Page 10
41. In lieu of constructing the permanent raised median, the applicant shall install
a 6" AC curb berm on pavement that delineates an interim median lay out. Lay
out shall be defined during the design of the street improvements and take into
account the unwidened bridge and the turning movement restriction.
PARKING LOTS AND ACCESS POINTS
42. The design of parking facilities shall conform to LQMC Chapter 9.150 (Parking).
Entry drives, main interior circulation routes, corner cutbacks, dedicated turn
lanes and other features shown on the approved Technical Site Plans, may
require additional street widths as may be determined by the City Engineer.
43. General access points on Eisenhower Drive shall be limited to the following:
A. Primary Entry
1 . Only right turn in, right turn out and left turn in are allowed. Left
turn out movement is prohibited.
2. Construct minimum 48 foot full width improvements, measured
back of curb to back of curb within the right of way at the entry.
B. Emergency access shall be gated in accordance with the Fire Department
regulations.
44. Improvements shall include appurtenances such as traffic control signs,
markings and other devices, raised medians if required, street name signs and
sidewalks. Mid -block street lighting is not required.
45. Improvements shall be designed and constructed in accordance with City
adopted standards, supplemental drawings and specifications, •or as approved
by the City Engineer. Improvement plans for streets, access and parking areas
shall be stamped and signed by qualified engineers.
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City Council Resolution 2002-141
Conditions of Approval - Final
Village Use Permit 2001-007 Amendment #1, Cameo Homes
Adopted: October 15, 2002
Page 11
46. Corner cut-backs shall conform to Riverside County Standard Drawings #805,
unless otherwise approved by the City Engineer.
CONSTRUCTION
47. The City will conduct final inspections of habitable buildings only when the
buildings have improved street and (if required) sidewalk access to publicly -
maintained streets. The improvements shall include required traffic control
devices, pavement markings and street name signs. If on-site streets in
residential developments are initially constructed with partial pavement
thickness, the applicant shall complete the pavement prior to final inspections
of the last ten percent of homes within the development or when directed by
the City, whichever comes first.
LANDSCAPING
48. The applicant shall comply with Sections 9.90.040 (Table of Development
Standards) & 9.100.040 (Landscaping), LQMC.
49. The applicant shall provide landscaping in the required setbacks, retention
basins, common lots, levees, and park areas.
50. Landscape and irrigation plans for landscaped lots and setbacks, medians,
retention basins, levees, and park areas shall be signed and stamped by a
licensed landscape architect.
The applicant shall submit the landscape plans for approval by the Community
Development Department (CDD), prior to plan checking by the Public Works
Department. When plan checking has been completed by CDD, the applicant
shall obtain the signatures of CVWD and the Riverside County Agricultural
Commissioner, prior to submittal for signature by the City Engineer.
NOTE: Plans are not approved for construction until signed by the City Engineer.
51. Landscape areas shall have permanent irrigation improvements meeting the
requirements of the City Engineer. Use of lawn areas shall be minimized with
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City Council Resolution 2002-141
Conditions of Approval - Final
Village Use Permit 2001-007 Amendment #1, Cameo Homes
Adopted: October 15, 2002
Page 12
no lawn, or spray irrigation, being placed within 18 inches of curbs along public
streets.
52. Only incidental storm water will be permitted to be retained in the landscape
setback areas. The perimeter setback and parkway areas in the street right-of-
way shall be shaped with berms and mounds, pursuant to Section
9.100.040(6)(7), LQMC.
53. Once the trees have been delivered to the site for installation, a field inspection
by the Community Development Department is required before planting to
insure they meet minimum size and caliper requirements noted in approved
plans. All trees shall be double staked or guyed to prevent damage from
seasonal winds.
54. Integrated into the landscape plan shall include a grove of Date Palms and
plaque to memorialize the agricultural history of the site.
55. The landscaping plan shall include all frontages on City streets, and shall be
installed as part of the first phase of construction on the project site.
QUALITY ASSURANCE
56. The applicant shall employ construction quality -assurance measures that meet
with the approval of the City Engineer.
57. The applicant shall employ, or retain, qualified engineers, surveyors, and such
other appropriate professionals as are required to provide the expertise with
which to prepare and sign accurate record drawings, and to provide adequate
construction supervision.
58. The applicant shall arrange for, and bear the cost of, all measurements,
sampling and testing procedures not included in the City's inspection program,
but which may be required by the City, as evidence that the construction
materials and methods employed comply with the plans, specifications and
other applicable regulations.
59. Upon completion of construction, the applicant shall furnish the City with
reproducible record drawings of all improvement plans which were approved by
the City. Each sheet shall be clearly marked "Record Drawing," "As -Built" or
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City Council Resolution 2002-141
Conditions of Approval - Final
Village Use Permit 2001-007 Amendment #1, Cameo Homes
Adopted: October 15, 2002
Page 13
"As -Constructed" and shall be stamped and signed by the engineer or surveyor
certifying to the accuracy and completeness of the drawings. The applicant
shall have all AutoCAD or raster -image files previously submitted to the City,
revised to reflect the as -built conditions.
MAINTENANCE
60. The applicant shall comply with the provisions of Section 13.24.160
(Maintenance), LQMC.
61. The applicant shall make provisions for the continuous and perpetual
maintenance of all private on-site improvements, perimeter landscaping, access
drives, and sidewalks.
FEES AND DEPOSITS
62. The applicant shall comply with the provisions of Section 13.24.180 (Fees and
Deposits), LQMC. These fees include all deposits and fees required by the City
for plan checking and construction inspection. Deposits and fee amounts shall
be those in effect when the applicant makes application for plan check and
permits.
63. Permits issued under this approval shall be subject to the provisions of the
Infrastructure Fee Program and Development Impact Fee program in effect at
the time of issuance of building permit(s).
MISCELLANEOUS
64. Prior to building permit issuance, trash and recycling areas for the project shall
be approved by the Community Development Department. The plan will be
reviewed for acceptability by applicable trash company prior to review by the
Community Development Department.
65. The proposed signs shall be compatible with the architectural theme of the
project in regard to quality, color, size, placement, and configuration. Additional
sign components are:
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City Council Resolution 2002-141
Conditions of Approval - Final
Village Use Permit 2001-007 Amendment #1, Cameo Homes
Adopted: October 15, 2002
Page 14
A. Residential Component - Only one freestanding monument sign of 24
square feet (double -sided) is allowed on Eisenhower Drive, provided
indirect uplighting is used and the sign does not exceed a maximum
height of 6'-0". Exposed sign surfaces, other than sign graphics, shall
be stuccoed.
B. Commercial Component - One individual channel letter sign per tenant
space not exceeding 30 square feet (i.e., one square foot of sign per
linear foot of frontage, up to a maximum of 30 square feet). If lit signs
are required, only indirect or backlit reverse channel letter signs are
permitted. Signs made be constructed using wood or metal, unless
painted directly on walls and windows. Logos and decorative accents
are permitted as a part of the tenant signs. Second story tenants,
greater than 2,000 sq. ft., are permitted a wall sign with a maximum size
of 25 square feet.
One freestanding monument sign of 30 square feet (double -sided) is
allowed per street frontage or development parcel, provided indirect
uplighting is used and the sign does not exceed a maximum height of 8'-
0". Exposed sign surfaces, other than sign letters, shall be stuccoed.
C. Colors, copy style and layout are not specified, but subject to individual
approval by the owner prior to City approval.
D. Permanent signs may be approved by the Community Development
Department, unless referred to the Planning Commission (Business Item).
66. Office building elevations shall include inset windows (e.g., 12 -inches and
greater) .
67. All changes to the Specific Plan which are also included in the Village Use
Permit shall be made to the latter to ensure consistency. The project proponent
shall submit amended documents within 30 days of City Council approval of the
Specific Plan and Village Use Permit.
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City Council Resolution 2002-141
Conditions of Approval - Final
Village Use Permit 2001-007 Amendment #1, Cameo Homes
Adopted: October 15, 2002
Page 15
68. Additional site development requirements are:
A. To buffer noise from adjacent uses, a solid masonry wall shall be
constructed on the south and east sides of the apartment complex.
Pilaster spacing shall be approximately 60' on center, unless otherwise
approved by the Community Development Director.
B. Vines and decomposed granite shall be used in the perimeter planters
(i.e., south and east only) of the apartment complex in -lieu of shrubs and
trees.
C. Trees within the apartment complex shall be placed so they have
adequate room to grow (a minimum 10'-0" by 10'-0" area). Parking lot
trees shall be placed in minimum six-foot wide planters and be a
minimum height of ten feet once installed. Bubblers shall be used to
irrigate trees.
D. A concept landscaping plan, which shows plant size, location, berming
and walls shall be submitted to the Community Development Department
for review and approval prior to issuance of building permits (1 " = 20'
scale).
E. Textured concrete paving shall be used to construct driveway surfaces
within 80 feet of Eisenhower Drive within Planning Area #1.
69. Minor amendments to the development plans shall be subject to approval by the
Community Development Director.
70. Security lighting plans shall be approved by the Community Development
Department Director prior to issuance of building permits.
71. A centralized mailbox delivery system shall be used for the project pursuant to
any requirements of the U.S. Postal Service.
72. Oversized vehicles, recreational vehicles and trailers shall be prohibited in open
or carport spaces. Parking restrictions shall be enforced by the property owner
and/or manager.
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City Council Resolution 2002-141
Conditions of Approval - Final
Village Use Permit 2001-007 Amendment #1, Cameo Homes
Adopted: October 15, 2002
Page 16
73. VUP 2001-007 shall comply with all applicable conditions and/or mitigation
measures for the following related approvals:
• Environmental Assessment 2001-411 Revised
• Specific Plan 2001-051 Amendment #1
In the event of any conflict(s) between approval conditions and/or provisions of
these approvals, the Community Development Director shall determine
precedence.
The Community Development Director shall cause to be filed with the County
Clerk a "Notice of Determination" pursuant to CEQA Guideline § 15075(a) once
reviewed by the City Council.
FIRE DEPARTMENT
Conditions are subject to change with adoption of new codes, ordinances, laws, or
when building permits are not obtained within twelve (12) months. Final conditions
will be addressed when plans are reviewed. A plan check fee must be paid to the Fire
Department at the time construction plans are submitted. All questions regarding the
meaning of the Fire Department conditions should be referred to the Fire Department
Planning & Engineering staff at (760) 863-8886.
74. Approved super fire hydrants, shall be spaced every 330 feet and shall be
located not less than 25 feet nor more than 165 feet from any portion of the
building as measured along vehicular travel ways.
75. Blue dot reflectors shall be placed in the street 8 inches from centerline to the
side that the fire hydrant is on, to identify fire hydrant locations.
76. Fire Department connections shall be not less than 15 feet nor more than 50
feet from a fire hydrant and shall be located on the street side of the buildings.
77. The water mains shall be capable of providing a potential fire flow of 3000
g.p.m. and the actual fire flow from any two adjacent hydrants shall be 1500
g.p.m. for a 2 -hour duration at 20 psi residual operating pressure.
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City Council Resolution 2002-141
Conditions of Approval - Final
Village Use Permit 2001-007 Amendment #1, Cameo Homes
Adopted: October 15, 2002
Page 17
78. Building plans shall be submitted to the Fire Department for plan review to run
concurrent with the City plan check.
79. Water plans for the fire protection system (fire hydrants, fdc, etc.) shall be
submitted to the Fire Department for approval prior to issuance of a building
permit.
80. City of La Quinta ordinance requires all commercial buildings 5,000 sq. ft. or
larger to be fully sprinkled (NFPA 13 Standard). Sprinkler plans will need to be
submitted to the Fire Department.
81. The required water system, including fire hydrants, shall be installed and
accepted by the appropriate water agency prior to any combustible building
material being placed on an individual lot.
82. Fire Department street access shall come to within 150 feet of all portions of
the 1 st floor of all buildings, by path of exterior travel.
83. Any commercial operation that produces grease-ladden vapors will require a
hood/duct system for fire protection (i.e., restaurants, drive-thru's, etc.).
84. The applicant or developer shall prepare and submit to the Fire Department for
approval, a site plan designating required fire lanes with appropriate lane
painting and/or signs. Streets shall be a minimum of 20 feet wide with a height
of 13'-6" clear and unobstructed.
85. Install a KNOX key box on each commercial suite.
86. Install portable fire extinguishers as required by the California Fire Code.
87. Gates entrances shall be at least two feet wider than the width of the travel
lanes. Any gate providing access from a road to a driveway shall be located at
least 35'-0" setback from the roadway and shall open to allow a vehicle to stop
without obstructing traffic on the road. Where one way road with a single
traffic lane provides access to a gate entrance, a 40 -foot turning radius shall be
used.
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City Council Resolution 2002-141
Conditions of Approval - Final
Village Use Permit 2001-007 Amendment #1, Cameo Homes
Adopted: October 15, 2002
Page 18
88. Gates, if any, shall be equipped with a rapid entry system (KNOX). Plans shall
be submitted to the Fire Department for approval prior to installation. Gate pins
shall be rated with a shear pin force, not to exceed 30 pounds. Gates activated
by the rapid entry system shall remain open until closed by the rapid entry
system. A separate pedestrian access gate is also required.
89. The minimum dimension for access roads is 20 feet clear and unobstructed
width and a minimum clearance of 13'-6" in height.
PUBLIC SAFETY
Conditions are subject to change with adoption of new codes, ordinances, laws, or
when building permits are not obtained within twelve (12) months. Final conditions
will be addressed when plans are reviewed. All questions regarding the meaning of
following conditions should be addressed to Senior Deputy Andy Gerrard at (760) 863-
8950.
90. Illuminated directory signs shall be installed within the apartment complex to
identify building locations and unit numbers (e.g., 5' high by 4' wide @ 20 sq.
ft.). A protective Plexiglas cover shall be installed over each directory sign to
discourage vandalism of sign elements. Signs shall be positioned so they are
visible from main vehicular or pedestrian access points. An emergency phone
number shall also be posted on each sign.
91. Each individual building and unit shall be clearly marked with the appropriate
building number and address. The placement of building and unit numbers shall
be positioned so as to be easily viewed from vehicular and pedestrian pathways
throughout the complex. Main building numbers shall be a minimum height of
12 -inches and internally illuminated.
92. Security lighting shall be provided throughout the master planned development.
The lighting shall have sufficient wattage to provide adequate illumination to
make clearly visible the presence of any person on or about the premises form
a least 25 feet away during the hours of darkness and provide a safe and secure
environment for all persons, property, and vehicles.
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City Council Resolution 2002-141
Conditions of Approval - Final
Village Use Permit 2001-007 Amendment #1, Cameo Homes
Adopted: October 15, 2002
Page 19
93. No Trespassing/Loitering signs shall be posted at the entrance of parking lots
and located in other appropriate places. Signs must be at least 2' high by 1,
wide (two sq. ft.) in overall size with white background and black 2" lettering.
All entrances to parking areas shall be posted with appropriate signs per
22658(a) California Vehicle Code to assist in removal of vehicles at the property
owner's/manager's request.
94. Pedestrian and vehicular access gates shall be installed for the apartment
complex. Dual switch KNOX devices (Model 3503) shall be installed to assist
emergency personnel.
95. Common use facility rooms such as conference, laundry, TV rooms, etc., shall
have doors that lock and contain transparent material for surveillance (e.g.,
windows, etc.).
96. Dwelling front doors shall have wide -angled peepholes installed.
97. Convex mirrors shall be installed at stairwell landings if the stairwells do not
have in-line sight.
98. If elevators are planned, elevator shafts and cabs shall be transparent to allow
occupants to be visible. Convex mirrors shall be installed in each elevator cab.
99. Graffiti resistant paint should be applied to building and fence surfaces.
MISCELLANEOUS
100. Enhanced paving shall be provided at the main entry on Eisenhower Drive.
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