SP 2004-071 La Paloma (2004)LA PALOMA LIBRARY COPY
°
Specific Plan
4 City of La Quinta
WWI
T
m c U F o 10
o.m FEZ S
�a UU_m Ht3 1
O�OSUw® • ....
41
wo
Prepared For:
PACIFIC RETIREMENT WESTPORT LA QUINTA, LLC
SERVICES 3801 PGA Blvd., Suite 105
1200 Mira Mar Palm Beach Gardens, Florida
Medford, Oregon 98504 38410
(541)857-7215 (561)624-1225
Prepared By:
MSA CONSULTING, INC.
34200 Bob Hope Drive
Rancho Mirage, California 92270
(760)320-9811
LA PALOMA
Specific Plan
City of La Quinta
Specific Plan No. 2004-071
Adopted December 7, 2004
Resolution No. 2004-152
Prepared For:
PACIFIC RETIREMENT SERVICES
1200 Mira Mar
Medford, Oregon 97504
(541) 857-7215
WESTPORT LA QUINTA, LLC
3801 PGA Blvd. Suite 105
Palm Beach Gardens, Florida 33410
(561) 624-1225
Prepared By:
MSA CONSULTING, INC.
34200 Bob Hope Drive
Rancho Mirage, California 92270
(760) 320-9811
LA PALOMA
Specific Plan
Table of Contents
1.10 Introduction
1.10.1 Purpose.................................................................................1
1.20 Executive Summary
1.20.1 The Land........................................................................................3
1.20.2 The Project...........................................................................3
1.20.3 The Process..........................................................................8
1.20.3.1 Relationship to General Plan...................................8
1.20.3.2 Relationship to Zoning/Development Process ......... 9
1.20.3.3 Relationship to Other Agencies .............................12
2.10 Project Description
2.10.1 The Site..............................................................................13
2.10.2 Site Plan..............................................................................13
2.10.3 Landscape Plan..................................................................14
2.10.4 Utilities................................................................................18
2.10.5 Art in Public Places.............................................................18
2.20
Phasing.................................................................................18
2.20.1 Infrastructure Phasing.........................................................18
2.30
Grading/Drainage/Flood Control....................................................18
2.30.1 Grading Plan.......................................................................18
2.30.2 Erosion Control...................................................................19
2.30.3 SWPPP/NPDES/PM10.......................................................19
2.30.4 Hydrology............................................................................22
2.30.5 Flood Control Master Plan..................................................22
2.30.6 On -Site Storm Water Detention..........................................22
2.30.7 Nuisance Water..................................................................22
2.40
Utilities.................................................................................23
2.40.1 Sewer Plan.........................................................................23
2.40.2 Water Plan..........................................................................23
2.40.2.1 CVWD Well Site...............................................................23
2.40.3 Electrical Plan.....................................................................23
2.40.4 Other Utilities......................................................................23
2.50
Land Use .................................................................................25
2.50.1 Land Use Plan....................................................................25
2.50.2 Development Standards......................................................25
2.50.2.1 Permitted/Conditional/Prohibited Uses ............................25
2.50.2.2 Parking Requirements.....................................................26
2.50.2.3 Signage Requirements....................................................26
2.50.3 Design Guidelines...............................................................26
2.50.3.1 General Architectural Theme...........................................26
2.50.3.2 Acceptable Building Materials..........................................26
2.50.3 3 Colors..............................................................................27
2.50.3.4 Roofs...............................................................................29
2.50.3.5 Solar Control....................................................................29
2.50.3.6 Equipment........................................................................29
2.50.3.7 Fencing and Walls...........................................................29
2.50.3.7 Site Lighting.....................................................................29
2.60 Circulation.................................................................................31
2.60.1 Overview.............................................................................31
2.60.2 Off -Site Circulation System.................................................31
2.60.3 Public Transportation/Transportation Management ............31
2.60.4 On -Site Circulation System.................................................34
2.70 Landscape Development Standards..............................................34
2.70.1 Landscape Palette..............................................................34
2.70.2 Landscape Maintenance.....................................................34
2.80 Signage.................................................................................34
3.10 Project Implementation
3.10.1 Implementation...................................................................36
I
iii
LIST OF EXHIBITS
Exhibit 1
Aerial Photograph...................................................................5
Exhibit 2
Site Plan..................................................................................6
Exhibit 2a
Setback Variation...................................................................6a
Exhibit 3
Site Plan on Aerial Photograph................................................7
Exhibit 4
City General Plan...................................................................10
Exhibit 5
City Zoning Map.....................................................................11
Exhibit 6
PD 1 — Landscaped Site Plan - North....................................15
Exhibit 7
PD 2 — Landscaped Site Plan - South...................................16
Exhibit 8
PD 3 — Plant Palette..............................................................17
Exhibit 9
Existing Utilities......................................................................20
Exhibit 10
Proposed Phasing.................................................................21
Exhibit 11
Preliminary Grading...............................................................28
Exhibit 12
Architectural Features............................................................32
Exhibit 13
Street Cross-Sections............................................................33
Exhibit 14
Monument Signage................................................................35
iii
APPENDIX
Exhibits:
General Plan Amendment
Change of Zone
Site Photographs I
Site Photographs II
Architectural Renderings
North Property Line Transitions
Site Sections A
Site Sections B/C/D
Site Section E
Site Photograph — North Property Line
Architectural Perspective 1
Architectural Perspective 2
Cottage Setbacks — G8
Cottage Setbacks — G9
Resolution/Ordinance:
Resolution No. 2004-149
Environmental Assessment 2003-470
Resolution No. 2004-150
General Plan Amendment 2003-091
Ordinance No. 411
Zone Change 2003-112
Resolution No. 2004-152
Specific Plan 2004-071
iv
SPECIFIC PLAN LA PALOMA
1.10 INTRODUCTION
1.10.1 PURPOSE
The purpose of this Specific Plan is to set forth the detailed development
principles, guidelines, and programs to facilitate the development of a 20 acre
net site located on the east side of Washington Street and split by Avenue 50.
The project is called La Paloma which is a continuing care retirement community
consisting of independent, assisted living, memory care and skilled nursing units.
The project also includes independent cottages and garden apartments both
located on the southerly site and proposed to be connected by a tunnel under
50th Avenue.
This Specific Plan is intended to meet the requirements for a Specific Plan as set
forth in State law and City of La Quinta regulations. The State authorizes cities
and counties to adopt Specific Plans as appropriate in implementing their
General Plans. Such a plan is to include the detailed regulations, conditions,
programs, and any proposed legislation that is necessary for the systematic
implementation of the General Plan. The Specific Plan provides the linkage
between the General Plan (and the general goals and policies of the City) and
the detailed implementation of that plan with tools such as zoning ordinances,
subdivision ordinances, and the like.
The Government Code (Section 65451) sets forth the minimum requirements of
a Specific Plan and states:
"A Specific Plan shall include a text and diagram or diagrams which
specify all of the following in detail:
1). The distribution, location, and extent of the uses of land, including
open space, within the area covered by the plan.
2). The proposed distribution, location and extent and intensity of
major components of public and private transportation, sewage, water, drainage,
solid waste disposal, energy, and other essential facilities proposed to be located
within the area covered by the plan and needed to support the land uses
described by the plan.
3). Standards and criteria by which development will proceed, and
standards for the conservation, development, and utilization of natural resources,
where applicable.
4). A program of implementation measures including regulations,
programs, public works projects, and financing measures necessary to carry out
paragraphs (1), (2), and (3)."
- 1 - Adopted December 7, 2004
SPECIFIC PLAN LA PALOMA
The Specific Plan shall include a statement of the relationship of the specific
plan to the General Plan. The establishment of specific performance, design,
and development standards is set forth to guide the development of the subject
property in such a way as to implement the General Plan while maintaining some
flexibility to respond to changing conditions which may be a factor in any long
term development program. The document also acts to augment the City's
Zoning Ordinance by providing particular design guidelines, a tailored list of
allowable, conditionally allowable, and prohibited uses for the site, and unique
development standards.
- 2 - Adopted December 7, 2004
SPECIFIC PLAN LA PALOMA
1.20 EXECUTIVE SUMMARY
1.20.1 THE LAND
The site for La Paloma is actually two separate properties totaling approximately
21 acres located on the east side of Washington Street on both the north and
south sides of 50th Avenue. The northerly site (14 acres) is currently delineated
on the City's General Plan as Low Density Residential and zoned Low Density
Residential (RL 17/1); the southerly property (seven acres) is designated as
Office and zoned Office Commercial. This application is being accompanied by
a General Plan Amendment to change the sites' designations to Medium High
Density Residential for the northern parcel and Medium Density for the southern
parcel, a Change of Zone application for Medium High Density and Medium
Density Residential respectively, and a Conditional Use Permit to facilitate the
congregate care operation. The sites are both vacant and are generally flat and
have been grubbed and leveled in the past. The Commercial -Office site was the
subject of a previous application for a chain drug store that was turned down by
the city in 2001. The larger site on the north side of Washington Street was
entitled for single-family subdivision in the early 1990's but the entitlements were
allowed to lapse.
The sites front on Washington Street and straddle Avenue 50. Property to the
south is part of the CVWD evacuation channel, as is property to the east.
Further east, on the far side of the channel, is the City Park and Sports Complex
as well as the La Quinta Middle School and single-family residential units.
Property to the north is subdivided and mostly developed with single family
residences. Property directly west, across Washington Street is developed
residential property (La Quinta Country Club). The site is shown on an aerial
photograph in Exhibit 1.
The Environmental Conservation Element of the General Plan identifies the site
as having no significant issues constraining the property.
1.20.2 THE PROJECT
La Paloma is a proposed full service retirement community complex of 216
independent and assisted living units (166 units on the north site and 50 units on
the south site) plus 20 assisted living, 18 dementia care beds and 20 skilled
nursing beds on 21 acres of property located at the northeast and southeast
corners of Washington Street and 50th Avenue in the City of La Quinta. The
property will operate as a senior residential community with independent,
assisted and skilled nursing components which will be licensed by the State of
California. The project is planned to be built out in three phases. The project will
have the appearance of a high quality condominium or hotel complex with
predominantly two story buildings on the campus (north) site.
- 3 - Adopted December 7, 2004
SPECIFIC PLAN LA PALOMA
The cottage (south) site portion of the complex will include both single story and
two story structures. The site plan is shown on Exhibits 2 and 3.
La Paloma is a "life lease" purchased by its residents that entitles them to full
use of the facilities, including their residence, meals, housekeeping services,
laundry services, club activities. Residents are also guaranteed access to higher
levels of care at the facility including assisted living, dementia care, and skilled
nursing for life. Upon entry, residents generally will reside in the independent
living area. Their lifestyle will be indistinguishable from other La Quinta residents
choosing an attached residential housing unit. At some point, these residents
may need a degree of assistance in their daily lives and they can move to the
assisted living portion of the complex. A skilled nursing center is also available
when a resident requires a higher degree of help.
Residents may receive all of their meals and will have access to several on-site
amenities including an auditorium, pool and fitness center, craft area, library,
computer learning center, and private dining rooms. A medical clinic will provide
basic health care services under the direction of a licensed nurse, as well as
individual consultation on wellness matters such as nutrition, diet and exercise.
Residential units will not be subdivided for individual ownership.
The complex will have a staff of approximately 100 employees with a maximum
shift of 50. Staff positions will include administration, activities, housekeeping,
dining services, building and grounds maintenance and nursing. Community
busses will be available for resident's transportation needs. A full range of
activities will be programmed for the residents, both on and off-site. On-site
facilities planned include a dining room, recreational space that will house a
fitness center, private library, lounges and an auditorium. Other conveniences
for residents include a swimming pool, putting green and a bocce court.
Parking for the northerly campus -like facility is primarily located directly off the
perimeter drive. The perimeter drive is proposed to provide fire and safety
equipment access as well as servicing to the complex. Access to each site will
be limited to one access from each adjacent street. In addition, the two sites are
proposed to be linked by a tunnel connecting the sites under 50th Avenue. The
final determination will be made after a detailed analysis of the subsurface
utilities, project costs and an evaluation of the overall circulation characteristics
of the two properties.
Due to the manner in which residents buy into La Paloma ("life lease"), the State
of California Department of Social Services requires that 50% of the apartments
must be reserved prior to commencement of construction of any of the complex.
Thus, the success of the development is relatively assured.
- 4 - Adopted December 7, 2004
N *',-;••.�r,- fir', ' 'C
`
.. A A Ole ' t
P ! . r� .n, '/. � �` �• � � : ;r r.,�� sip,, �--» r .Iq - s a F•• � � of p� r! ..r.. . r_
.41
Ott. IL 4F) .
_ welt � p;�l �� �..h� r •
1000
`^ I
• � y• '9� �` %' 14" p �`` ..� , t '!s"e,.r"r +sr _:^- n–� r-� -a1'� ... r. "i 'J.� .f • .
�.� N � � � � �� � � �. � � mor • i — - a � n
�-
z
SITE
}
�+ �AL-
A
i
lip
1 . +.• + , .. - -AVENUE 50 irk..
`arm a
SITE
v-
-111-4
!_ R
N.T.S
4.
,o
0
d
6 �
00.
J0
0 < LL
+r lo
0 W
Baa
L
Q
0
� 00
r U
■M
$
d0 5w
■
a
o gz
V o ot�
N
LkAE,i31Dr
wlw.1 - Ltl6whG 11wT RM'DWL
- LC6Adc C'mifdgf
�g - f]RIWC Cc:LP4w 4610
- >^wlo9 RCCTIct
- Q-1T-4-lAw4-I
- OriR15 wC1T111
-1'x"01 m AROBF-YIATIQN$7
- DHA -D Eaw P' YYw AC. dffnwt 141-W
- Q�TAC luT lF[ t!°L • C[weWrl PRbP. FADPpFIw
_ In�nol-- E . L n Pu e. - TV46C yam ux1A-r
-- _ alQ1F4 fiLTQeµT Fx - m w/ FA[NDR R . WN.4
L = Q44tIWD Vw wlp�n uF tiw
c.uwm i
- 5'AYDILw Ali Effi'D-D SRR uR W-. = INbnr 'ke - SONw.i reatKi
- 6AOP2an fowl' x wnr vA - Nuawl w - wTST
A,Z
ek
NORTH.A)TE
T3rTF APLA
rg7A� GUIL MLA
P Dt] —Nt ww L3VNi0 PAC0. AREA
A BSWTEB LeYN4O I A XNEEMAIEWO AREA
EwLLLLR dNR8R46 PACiLFFY APP
L.:ANMGCA. APNEA
14AM60A1•E ARRA
IiEOV WEW PASXWO
TOTAL PARKNNQ OPACE S PNOY 10
ON-FRTREET PANIONI? SPACOO
CAPTORT PAFdUNQ erACES
AC COAe6LR PAfCCEJO SPACES PEC 0105-M
ACCE696LE PAPMEwO ul•ACES PHQYWDEm
we,sw a
7tV5 B
55.Wa e
54.641 B
.7026 B
]0,620 6F
241,635 w
224 SPACES
240 BPACRS
a4. SPACQ8
166 6PACE8
6 SPACER
10 WACE9
AMUT.H.-SITE
amL AREA
TOTALg1m m ^PEA
SOAP APAR'fhF:NTd
CdTTAaRa
LAN APE ARBA
WWga6CAi'@ ANSA
TOTAL PAMi"O SPACR13 PAOvhWEID
ON-SSREET PAM" SPACE$
CARPORT PAMC MP E6
11APt" R PARK SPACES W COWAO 8
ACCEiig& E PANKEIO. 8PA� PAULA W
A� PAMN40 SPACLS PTIOYIQEm
*m0 aP
m.a2n aP
n,54Q W
Y9,3M1 BP
4a; 8P
47 cm O}y QP
e0. UPACSWWAGS6
Z BAC Ea
28 P ES
s ACEs
2
2 B AC
2 BPnCdiBeS
MAY 94, 2944
IN THE CITY OF LA C UINTA
COUNTY OF nIVEFisims, STATE OF CALIFORNIA
SITE PLAN
L.E91]L.J4�BFAI�TJ4N
A FORTON OF THE BOM v2 OF TWE SCUT—EST QVARTCO Of TIe
40VHEAST OUARM or $90mm 4t TO*NW 4 4Twr:t wLa�aE r rAST,
OW a6RtlIM%DM wr4olAIL
A:!a£4dl YAW CRS
048-070-017 A 770-O40-012
DEVELOPER
TA4ETPCPT t QMS LA W WIA. LLC.
4401 POA am"ARD. SWE 686
PAW BEApo OAROEILB. FLOW* 7340
TELEP1 W, nM4.1224
FU, fa40F4A•463e
PAiW)C RETTREV1ElR URYICEt, WC
5EQ4 Ip1A I
AELepFol OAEOQN pT4Df
e.
PAY, 44406 16.Bsi-04W
PAY, Nwawe4T4S
rruralr.�eco
N4A "N"701Q oea
a ww "a WE neve
IUJiC/1O WIA[ _CAL OWA 2$214
� I74G M R4Tt
PA* 9KMO-740a
nomm 6 Sonat Rte 24401
ARCHITECT
ANO&A MOWN A4400 ?ED A IeCT4
4120 OWTNWEW WACADALI AVTTFI4 WAIS e
PORn,06 OWdON 012V
maww. 1wD3124a•TCQ
PAw M"246.1710
Q9N9HAL..N0-T9S
6A14TAw0 CFY xCpWD NQATN ME Ife. eRE4QENT1dL LO1W
SMMI WE r Co NDF]ICX UW�"AU
PROPQRFD GTT IONNO NOB'H we I 66aR ONEDAIw-tEOtl DEW4aY 1E4OEWf D
samt an I son 04DW ovw v WSw v
ODETNQ LAM 1146 NACANI
PRWQWD Ld1O UN, RDRTW WE rW4TMM COWRETRnaET4T Wa IY
4081H SITE I CONIPAINQ CARE ReTFEHENT 00M A.HTY
EXWRG 0" QEielAL FLAK NIXRN WE 1LOA 0.0W OeNWY RE4aeR U
4OLNN ERE e W mrmE �L1Lt
P68P0'A'Q CITY 4E223NL PLAN Nom ERE I NMR Dlmw,MIIEN BENAtTY nFmlamac
AOIITIt OR[ I NCO MEDIWF 4w omwv IIQ omw
uRO48 kCRA04 NC61TI Bf1E SHQI dLRlEI 14rwmN Sae f1.a! ACES}
W( ACREAGE• NORM eW 1*450 ACRE4t I SQYTN 4RE 11Qe A' WW
4.TII. WE9,
tLWTW. NE4R.IL B T*4 WT T 11W12ea•nea4
OAF n. Q 11 ""ANY 1r401535."v
TELE..Q'E YEW
COVPANY 11aDnP0+n-erne
WATEW CDAOELLA VAURY WAFER O4TWI114w,DO 4a,
CABLE- IPE WAR" . Sla-wo
$EWER• COACYE U YAL Y WAT W6TN4CT 1,3u4 dbl
WA• IRQEAQRutM AERYICE ALEFT 'SWIM -2w
NOT[. 6 ARORECT" PLANE FO{ &AJ W0 FUNCTION QETAL
�� IN',T.i. ��
ti �
o v
%41 %'-W
MSA C'ONSULTIWOID, INC
MAaNBIL0. $dRSll k AfA7C7AT8lt 1247.
R+IWFn E CM. dxm®sa w lAx�a axnaw
$00EOE W.. ERTFF R—U -CA !d
��n I'" 3405x1 w I," M3t w
N
N.T.S
M/2
M/H
M/8
i
r
s —WASHING—T614 STREET
r
r
R/W
XR-
d
N
i
4
£r7
a
i
WQ
Z
�2<
.� o a
ca J
L Q LL
> W
,e Q 0.
0JU)
ca
VJ
O
y : M
v
a �
■
■
0
0 w�
dki
A
M`7
ITC,
.- vs*
4-1 lL
V
Ali
AP
1w
IL
ZA
N.T-S.
pre t 'd, a. -7-
4F'O 4+:
- ffi� f
�
AP
1w
IL
ZA
N.T-S.
pre t 'd, a. -7-
SPECIFIC PLAID LA PALQMA
1.20.3 THE PROCESS
1.20.3.1 RELATIONSHIP TO THE GENERAL PLAN
Implementation of development within the La Paloma Specific Plan area is
intended to carry out the goals and policies contained in the General Plan of the
City of La Quinta in a planned and orderly fashion. All development within La
Paloma Specific Plan shall be consistent with the provisions of the La Quinta
General Plan. The proposed General Plan Land Use for the site is shown in
Exhibit 4.
Among the important provisions of the General Plan that will be implemented
upon the development of La Paloma include:
• Land Use -The General Plan suggests that the appropriate locations for
Medium High Density and Medium Density Residential Uses include areas
where planned community facilities, major vehicular transportation system
access, appropriately sized utilities, commercial services and employment
uses are easily available, and where adjacent development is compatible.
• Land Use- Medium High Density and Medium Density Residential uses
should be located close to park/open space uses such as neighborhood and
community parks, schools or other recreational facilities.
• Land Use- Medium High Density and Medium Density Uses can be used to
buffer lower density residential uses from commercial facilities and arterial
roadways.
• Circulation -The Circulation Element of the General Plan outlines the design
and location of required street improvements to complete the transportation
system in the City. La Paloma will complete the unfinished portions of two
important links in the City's circulation network: Washington Street and
Avenue 50. Possible improvements may be sidewalks, bicycle links, bus
stops, and signal improvements.
• Roadway Image Corridors -In addition to roadway improvements, the project
will implement special roadway corridor improvements which will evoke the
unique identity and character sought by the City of La Quinta. Washington
Street is identified as a Primary Image Corridor and Avenue 50 is shown as a
Secondary Image Corridor.
• Water Quantity and Quality -The Specific Plan outlines the use of drought
tolerant planting and irrigation techniques and incorporates a grading concept
designed to detain stormwater on site.
• Infrastructure -The Specific Plan incorporates plans to complete the
infrastructure that lies adiacent to the project site.
- 8 - Adopted December 7, 2004
SPECIFIC PLAN LA PALOMA
1.20.3.2 RELATIONSHIP TO ZONING/DEVELOPMENT
PROCESSES
The property requires a General Plan Amendment and Change of Zone to be
properly planned and zoned for the uses projected for the site. Exhibit 5 depicts
the zoning on and surrounding the site. The City of La Quinta requires a Specific
Plan to establish an overall master development plan in the circumstance of the
Medium High Density and Medium Density Residential zoning classification. In
addition to the Specific Plan, the processing for entitlements includes a General
Plan Amendment, a Change of Zone, a Conditional Use Permit, and a Site
Development Permit.
- 9 - Adopted December 7, 2004
LEGEND
Roads
Township Lange Sections
Railroads
City Limits
• Planning Area #1
• ••••• Planning Area #2
• • • City Sphere of Influence
Residential Land Uses
WOR Wry low Density up to 2 dulac
LDR Low Density up to 4 dulac
MDR Medium Density up to a dulac
MHDR Medium -High Density up to 12 du/ac
HDR High Density up to 16 dulac
Hillside Overlay
® Agricultum/Equestrian Overlay
Commercial Land Uses
M/RC MizeNRegional Commercial
CC Community Commercial
�! NC Neigldmdw)od Commercial
CP Commercial Park
D O Office
TC Tourist Commercial
VC Village Commercial
Other Land Uses
I Induswal
MC Major Community Facilities
P Park Facilities
05 Open Space
" G Goff Cause Open Space
W Watercourse/Fload Control
Q Floating Park Designation
SITE
I
I�
1 f
LL
M-
N.T.S.
-10-
9
0
N
O
O
0
�V
WQ
C Z
Q
0J
,Jpp U
`� LL
W
C Qa
JU)
V
1L
U
0
0 PL,
0
■
CIS � � ado
z
a
O
on
m,.a
r
►�►��►^�r■►a'��'M'I ' �r�r�r�►iii�.fifw.I�.�..�
so, . l s +.. w[rii, ■ �mmmmmmfl /ti itfl •�1 itr
r �r a..lww tfw ww US ww[ w •wLrlr
■..#Mo am 0 wQ Half Iw`fr. .i
awn, wom
!111 "ON. 1.
i1-1164 ► ..
Ltor•
1.0
.�■.1!
Val
ar
a .nr w
IL
IL
i
L,+I� �l�1�Iiilirl�N■I
s
a
11
SPECIFIC PLAN LA PAL OMA
1.20.3.3 RELATIONSHIP TO OTHER AGENCIES
In addition to City approvals, permits will be needed from the Coachella Valley
Water District (CVWD) for connection to water and sewer lines. Other
infrastructure extensions or connections will be required by the Imperial Irrigation
District for electrical power, Verizon for telephone service, Southern California
Gas Company for natural gas, and Warner Cable for cable TV service.
The drainage characteristic of the adjacent evacuation channel has induced the
Coachella Valley Water District to secure easements over the slope areas of the
site adjacent to 50th Avenue. Permission will have to be secured from CVWD
both for accessing the site from 50th Avenue as well as to landscape the slope
areas.
At the State level, approvals are required by the State Department of Social
Services through the Office of Statewide Health Planning and Development.
-12- Adopted December 7, 2004
SPECIFIC PLAN LA PAL OMA
2.10 PROJECT DESCRIPTION
2.10.1 THE SITE
The site consists of a 14 acre parcel located on the northeast corner and a 7
acre parcel on the southeast corner of Washington Street and Avenue 50 in the
City of La Quinta. The site is currently vacant but has been cleared and grubbed
and the northerly site has received some fill material in the past in anticipation of
development. The northerly site was previously approved for the development of
a single family tract of houses (Tentative Tract Map 26148) in the late 1980's
and the approval was extended into the early 1990's. The site abuts a partially
built out established tract of single family homes which take access from
Washington Street at Sagebrush Avenue.
To the immediate east of the subject property is the La Quinta Evacuation
Channel. The bottom of this drainage course is approximately 37 feet below the
existing grade of the subject site. Further to the east, the land uses include the
La Quinta Sports Park and La Quinta Middle School. The middle school site is
approximately 1100 feet to the east of the subject property. The project and the
surroundings are shown on Exhibit 2.
2.10.2 SITE PLAN
The site plan complies with required landscape setbacks on both Washington
Street and Avenue 50 and employs a single vehicular access from each street to
each of the two sites (access to south site from Washington Street is limited to
right out and emergency vehicles only). These standards are consistent with the
adopted image corridors established in the General Plan. The building form on
the northerly parcel is campus -like, with a porte cochere at the end of a formal
entry approach lined with palm trees and extensive landscaping. Building
massing will be primarily two stories with some single story elements located on
the cottage site. The two story buildings are located approximately 85 feet from
the existing single-family homes located on the south side of Saguaro Street. A
tunnel under 50th Avenue is proposed to connect the two sites without requiring
residents to use public streets.
The proposed cottage site plan is requesting a minor variation from the
aggregate 45 foot setback to the rear of the housing units by asking for a total
setback of 41 feet in several locations and a setback to patio covers of 35 feet in
two instances. The site is irregular in shape and the development is constrained
by the shape, as well as the additional street dedication on Washington to
comply with the General Plan as well as the staff request for additional right-of-
way to accommodate a dedicated right turn lane.
-13- Adopted December 7, 2004
SPECIFIC PLAN LA PALOMA
2.10.3 LANDSCAPE PLAN
The landscape concept follows a 'lush oasis" theme but emphasizing water
efficient materials exhibiting color and form. A planting palette is shown in
Exhibit 8 - PD -3 Plant Palette. Pathway areas are planted with a combination of
Acacia, Cercidium and Ironwood trees with under plantings of desert shrubs and
groundcovers which will include Agave species Bougainvillea, Cassia, Red bird
of paradise and varied Texas Ranger species. Groundcovers include Acacia
desert carpet, Spreading Lantana and Mexican Primrose. Palm trees are used
as accents in parking medians corner treatments and entry areas.
Courtyards are all treated individually with separate themes and activities to
differentiate spaces. Overall courtyards may be treated with a more lush plant
palette due to shaded conditions brought about by the two-story buildings. Lawn
is limited to primary impact and/or entry areas in an effort to keep water use to a
minimum. The landscape concept is shown in Exhibit PD -1 and PD -2.
-14- Adopted December 7, 2004
0
'iO R
N.T.S.
-15-
C)
i
O
O L^'
4 W
O
0
^^L
f+
L
0
Z �Z
I Q
o _j
cc a
EL- JU
.a? Q LL
W
Qa
(DU)
CL
�J
c
J
r
I
0
V
�{� NM
F
M
w�
C7 �
Ni UMENT
1
1
low W
0
0
Ffi1+QF ON
WlF
Ci S ICN:
P�
GOLF COURSE
L.AKWAPE ARCHIEC7S, NC.
74020 NFBSA)DRO. SURE E
PALM DESERT CA 92200
(700) 566-3024
FAX (760) 773-5815
E4AAL RQA-ROA-PD.COM
w
0
0
n
L
a
0
O
^^L
6-6
O Q
f
1 Q
� J
oft.
cu
J0
+? Q LL
cn 10
W
Qa
cu J�
v
c
J
N
0
d4��
W ,^�
■
U A�
V1 x� x0
I
�• IL '
k
0
0
Ffi1+QF ON
WlF
Ci S ICN:
P�
GOLF COURSE
L.AKWAPE ARCHIEC7S, NC.
74020 NFBSA)DRO. SURE E
PALM DESERT CA 92200
(700) 566-3024
FAX (760) 773-5815
E4AAL RQA-ROA-PD.COM
w
0
0
n
L
a
0
O
^^L
6-6
O Q
f
1 Q
� J
oft.
cu
J0
+? Q LL
cn 10
W
Qa
cu J�
v
c
J
N
0
d4��
W ,^�
■
U A�
V1 x� x0
Di
SPECIFIC PLAN LA PAL OMA
2.10.4 UTILITIES
Utility extensions will be minimal with most utilities existing at the perimeter of the
site. Some upgrades will be required by the individual utility companies providing
service to the property; however no major line extensions are expected. Street
widening implementing the General Plan will be installed concurrently with the
construction of the project and will be completed prior to occupancy of the
facility. All adjacent, overhead utility lines are proposed to be under -grounded
with the exception of the transmission lines following the alignment of the
evacuation channel. Existing utilities are shown in Exhibit 9.
2.10.5 ART IN PUBLIC PLACES
The requirement for Art in Public Places may be fulfilled either by an on-site
installation or by payment of a fee.
2.20 PHASING
The project is anticipated to be built in three phases. The projected phasing is
shown in Exhibit 10.
2.20.1 INFRASTRUCTURE PHASING
The infrastructure improvements required in conjunction with this development
will all be installed and completed prior to occupancy of the facility. All of the
adjacent infrastructure improvements adjacent to each of the two sites will be
improved with the initial development of the property.
2.30 GRADING / DRAINAGE / FLOOD CONTROL
2.30.1 GRADING PLAN
The sites will be mass graded to allow for the export of material from the
northerly site to the southerly parcel. Due to the sensitivity of the neighbors
along Saguaro Street, the building pad elevations will be established at an
elevation of 47 feet, which ranges from level with up to 5 feet lower than the
adjacent homes to the north of the campus site. Overall it is anticipated that
approximately 10,000 cubic yards of export material will be moved to the
southern site. Stormwater, including that from a 100 -year event will be drained
inLU the evacuation channel before storm Tows have peaked.
-18- Adopted December 7, 2004
SPECIFIC PLAN LA PALOMA
Due to the adjacent Evacuation Channel, CVWD has noted that the channel
water surface elevation is established at 48 feet (above sea level). They will
require that the site development plan and street improvement plans for 50th
Avenue designed and constructed to contain a water surface elevation of 50 feet
in order to maintain channel integrity. The Preliminary Grading Plan is shown in
Exhibit 11.
2.30.2 EROSION CONTROL
The grading operations shall include adequate provisions for wind and water
erosion control both during as well as after grading operations have ceased. The
details of erosion control shall be included in the project's Storm Water Pollution
Prevention Plan (SWPPP) and PM 10 Plan.
• Prewatering--The site shall be prewatered to a depth of three feet prior to the
onset of grading operations.
• During Grading --Once grading has commenced, and until grading has been
completed, watering of the site and/or other treatment(s) determined to be
appropriate shall be ongoing.
• Post Grading --All disturbed areas shall be treated to prevent erosion for the
term that the area will remain undeveloped. Wherever feasible, final
landscape and irrigation shall be installed as soon as feasible after grading
operations have been completed.
2.30.3 SWPPP/NPDES/PM 10
Since the Coachella Valley experiences periods of moderate to heavy wind
conditions, wind-blown dust and sand is a concern with mass grading operations,
especially those in excess of five acres in size. Because of health concerns, the
Environmental Protection Agency has instituted a plan in the valley to curb
excess PM 10 (small particle dust). The City also participates in the National
Pollutant Discharge Elimination System program. The City of La Quinta requires
SWPPP, NPDES and PM 10 plans to control the wind and water born erosion
associated with such grading operations. The project will comply with the City's
requirements relative to these programs.
_19- Adopted December 7, 2004
42' STEEL
TRANSMISSION TOWER
— _ _p— R —0._.. — — R�p.—
0
0
n
r
0
ei
W
Z
NVQ
.� 0 a
+r J U
QLL
D w
Q (I
C
JU)
N
x
w
r
r a
n
U
w�
P �
F� a
y lyrn
■
d
U�
�0 t�
V� ■ x o
�x
4
R
O
O
x
W
7
C2Q
00
co JU
-C QLL
W
Qa
JU)
0
0
0
^^L
LCL
0
� N M
.g$
All
SPECIFIC PLAN LA PALOMA
2.30.4 HYDROLOGY
La Paloma lies in a Zone X flood zone as determined by FEMA, Community
Panel Number 060709 000513, revised August 19, 1991. Zone X includes areas
to be outside the 500 -year event. There are no tributary flows that have to be
accommodated in the development of the site.
2.30.5 FLOOD CONTROL MASTER PLAN
The stormwater drainage system in the City of La Quinta is administered by the
CVWD. Generally speaking, the system consists of improvements to the natural
drainage channels that run through the City. There is an existing storm drain
located in Washington Street that collects storm water and conducts that flow
into the evacuation channel via a storm drain in 50th Avenue. Projects located
adjacent to the evacuation channel formerly had to detain storm flows and
release the water after the level of water in the evacuation channel ebbed. More
recently it has been determined that due to the time delay in storm water actually
reaching the evacuation channel that the storm flows from adjacent development
do not have to be detained and can be directed to the channel directly.
2.30.6 ON-SITE STORM WATER DESIGN
The City of La Quinta in conjunction with the CVWD requires each development
to include provisions for handling storm water attributed to the site. The design
storm which creates the worst case scenario is a 100 -year, 24-hour event. The
nature of the runoff build up in the adjacent Evacuation Channel is such that the
site drainage can be piped directly into the channel and will not be required to be
retained/detained on site. The on-site design and outlet into the channel will
require approval from CVWD.
2.30.7 NUISANCE WATER
Nuisance water attributed to the project will be collected and directed to areas
within the landscape. A series of dry wells will be installed to percolate this water
prior to the water being collected in the storm drain system in order to prevent
the development of wetlands environments. The amount of nuisance water is
expected to be reduced due to the use of water efficient landscape and irrigation
materials.
-22- Adopted December 7, 2004
SPECIFIC PLAN LA PALOMA
2.40 UTILITIES
La Paloma is well served by utilities and is situated in a corridor planned for a
relatively intense scope of urban development. No major utility extensions are
anticipated in conjunction with the project. Several overhead utility lines exist
along Washington Street, 50th Avenue and along the evacuation channel. It is
the intent of the development to underground all of the adjacent overhead utility
lines as required by the City of La Quinta and Imperial Irrigation District.
2.40.1 SEWER PLAN
Sanitary sewer facilities for La Quinta are provided by CVWD. Sewer mains are
located on the west side of the site in Washington Street, in Avenue 50 and also
in the Evacuation Channel at the southeast corner of the site. Sewage will flow
by gravity to the main. No upsizing of facilities will be required. The on-site
sewer system will be private.
2.40.2 WATER PLAN
Water facilities for La Quinta are provided by CVWD. An 18" main exists in
Washington Street and there is also an 18" main in Avenue 50. The on-site
water lines will be connected into the existing infrastructure network in at least
two places to avoid "dead-end" lines.
2.40.2.1 CVWD WELL SITE
No well site is being required for this site. The nearest well is located outside the
site near the northeast corner of the site.
2.40.3 ELECTRICAL PLAN
The Imperial Irrigation District provides electric facilities in the City of La Quinta.
The District indicates that the design of the electrical service will depend on final
load calculations for the overall project. The District will require the installation of
underground facilities throughout the project. Existing power poles located on
Washington Street, Avenue 50 and the north property line will also be under -
grounded as allowed by I.I.D.
2.40.4 OTHER UTILITIES
Natural gas is provided by the Southern California Gas Company. The nearest
facility is a 6" line located in Washington Street. Each of the two project sites
will independently connect into the gas line.
-23- Adopted December 7, 2004
SPECIFIC PMN LA PALOMA
Television cable service is provided by Warner Cable with the nearest facilities
located in Washington Street at Saguaro Drive abutting the site.
Telephone service will be provided by Verizon. Existing facilities exist in both
Washington Street and in Avenue 50. Verizon expects to serve the project from
these locations.
Waste disposal service is provided by Waste Management of the Desert. Plans
for incorporating recycling facilities shall be demonstrated for this development
upon application for a Site Development Permit.
-24- Adopted December 7, 2004
SPECIFIC PLAN LA PALOMA
2.50 LAND USE
2.50.1 LAND USE PLAN
The land use designations proposed for the site are medium high density and
medium density residential. This will facilitate the proposed continuing care
retirement community complex.
The Specific Plan establishes development standards for the entire site including
an integrated design for the Washington Street and Avenue 50 frontages. These
standards will include considerations for building siting, architecture, lighting,
landscape, public art, and signage. These guidelines are intended to be
consistent with the La Quinta General Plan goals, policies, and objectives.
Statistical Breakdown North Site South Site
Building Coverage 28.6% 26.7%
Landscape/Open Space 29.2% 47.1%
Parking/Drives/Hardscape 42.2% 26.2%
2.50.2 DEVELOPMENT STANDARDS
The RMH and RM zoning development standards contained in the City of La
Quinta Zoning ordinance shall be followed except where specifically modified by
this Specific Plan. The only change proposed to the development standards for
the RM zone would be to allow units along Washington Street to have a 41 foot
rather than a 45 foot setback (20 foot landscape parkway + a 21 foot setback
from the wall to the closest building) and also to allow a 35 foot setback to open
patio covers. The requested reductions only involve the cottages on the south
site.
2.50.2.1 PERMITTED/CONDITIONAL/PROHIBITED USES
The City's Zoning Ordinance delineates the range of allowed, conditionally
allowable and prohibited uses for each zoning classification. No deviations from
these standards are proposed within this Specific Plan.
The following uses may be approved by the Planning Commission under
Conditional Use Permit procedures:
1. Senior Group Housing, 7 or more persons, subject to the provisions of
Section 9.40.040 of the La Quinta Zoning Ordinance.
-25- Adopted December 7, 2004
SPECIFIC PLAN LA PALOMA
2.50.2.2 PARKING REQUIREMENTS
The City of La Quinta Zoning Ordinance prescribes a total of 1 space per unit (.5
spaces per unit primary parking and .5 spaces per unit for guest parking) for
senior housing projects. The Ordinance further requires one parking space per
each four beds in convalescent hospitals, nursing homes and the like. These
standards cover parking needed both by the residents as well as the staff for the
facility.
Using the current city standards the required parking would be 226 spaces for
the various independent and assisted units and 10 spaces (9.5) for the skilled
nursing and memory units. The total parking provided is 325 spaces which
leaves an excess of 89 spaces to help with peak periods of parking overlap
during shift changes, occasional visitor spikes during holidays and the like. The
applicants are comfortable with these ratios based on extensive experience with
this land use type.
2.50.2.3 SIGNAGE REQUIREMENTS
The project shall be allowed a corner monument sign in addition to the allowable
signage at each entry. Such signs shall be architecturally integrated with the wall
and landscape designs and limited to one sign on each corner with no more than
15 square feet of sign face per sign.
2.50.3 DESIGN GUIDELINES
2.50.3.1 GENERAL ARCHITECTURAL THEME
The desired architectural style of the project and its various components is based
on early traditional Mediterranean, California Mission, Spanish, Southwest and
similar themes found in La Quinta. These styles are exemplified by articulated
building forms, multiple roof forms, thick walls, covered walkways, and building
orientation to courtyards and gardens. The desired range of architectural
character is shown in Exhibit 12.
2.50.3.2 ACCEPTABLE BUILDING MATERIALS
A. Stucco (hand smoothed or vertical -raked textures preferred). Building
corners should be rounded using a bull -nose corner detail or larger radius
construction techniques.
B. Masonry: flagstone, adobe, Spanish style brick, or split faced block.
C. Wood: Exposed, heavy timber, rough sawn beams, and glue -laminated
beams with stain finish (transparent or opaque). Exposed wood may be
used in protected applications such as soffits,
-26- Adopted December 7, 2004
SPECIFIC PLAN LA PALOMA
D. Glass Block.
E. Weathering Metals: Copper, iron, bronze used as building accents and
detail areas.
2.50.3.3 COLORS
The general color scheme shall be a range typically associated with
Mediterranean architectural styles from off-white to medium earth tones. Stark
white colors, while traditionally used, are discouraged due to glare
considerations. Wood shall be stained using medium to dark earth tones and
complementary southwest colors (e.g., aqua, teal, terra cotta, whitewash).
2.50.3.4 CARPORTS
Sloped and flat roof carports shall be utilized on the project site. Sloped concrete
"S" roof carports shall be constructed on the north property line and along 50th
Avenue on the north site. Flat roof carports shall be constructed on all other
locations. Carports on north property line facing the existing single-family
residences shall also be enclosed on the north elevation with architecturally
compatible materials.
-27- Adopted December 7, 2004
NOTE: SEE SPECIFIC PLAN APPENDICES SITE
SECTION A & SITE SECTIONS B, C, & D (TYPICAL)
'ioo R
N.T.S.
_28_
SPECIFIC PLAN LA PALOMA
2.50.3.4 ROOFS
Hip, gable, flat and shed roof designs or combinations thereof consistent with the
general architectural theme are acceptable and encouraged for main building
masses. Acceptable roofing materials for pitched roofs include clay tile, and
weathering metals. Where clay tile materials are used, a multi -hued mixture of
earth tones (terra cotta, buff, olive, and the like) shall be used.
Although the use of mudded, clay tile and weathering metal roofs is
recommended throughout, flat roofs may be used if cornice and parapet detailing
is consistent with the overall architectural approach.
2.50.3.5 SOLAR CONTROL
Passive solar control techniques shall be employed in the overall design in order
to achieve an energy conserving building. Roof overhangs, canopies, deep-set
windows, balconies, and ground level trellises and porticos should be used as
possible to shade glass areas.
2.50.3.6 EQUIPMENT SCREENING
Consistent with City of La Quinta regulations, roof mounted mechanical
equipment; ductwork and vents shall be completely screened from all possible
views by the forms of the architecture.
2.50.3.7 FENCING AND WALLS
The service areas shall be effectively screened from view by masonry walls of
the same or complementary materials as the main building walls. A uniform
perimeter masonry wall shall be constructed along the northerly property line of
the northern parcel. In those areas where existing masonry walls are present
and in good condition, the walls will be stuccoed and painted to match. In areas
where there is either no wall or a wood fence, a new 6 foot high masonry wall will
be erected. If requested by any of the property owners abutting the project, the
perimeter masonry wall may be up to 8 feet in height. A combination of solid
walls and view fencing may be used along the street and channel frontages.
Parking areas may be screened from view from the street by either solid walls or
landscape materials. A minimum six foot high, decorative masonry wall will be
necessary along both public streets to reduce the noise levels impinging on the
residential uses.
el 00
ZM.3.8 SI T E LIGHT ING
On-site lighting shall be designed to be consistent with the City's "Dark Sky"
ordinance. Vehicular entries from both Washington Street and Avenue 50 shall
be lighted in a manner that will make them apparent and stand out at night.
-29- Adopted December 7, 2004
SPECIFIC PLAN LA PALOMA
Pedestrian walkways and entries shall be lighted using either decorative fixtures
or landscape lighting.
All lighting shall be designed and located so as to confine direct light within the
project boundaries (including landscape buffer areas located along Washington
Street and Avenue 50.) Landscape lighting is preferable to area light standards.
-30- Adopted December 7, 2004
SPECIFIC PLAN LA PALOMA
2.60 CIRCULATION
2.60.1 OVERVIEW
La Paloma proposes to develop the adjacent street system in a manner
consistent with the City of La Quinta General Plan Circulation. The property is
located on Washington Street, designated by the City's General Plan as a Major
Arterial requiring a half street of 60 feet. The site also abuts Avenue 50
designated as a Primary Arterial for which the General Plan calls for a half street
of 55 feet.
2.60.2 OFF-SITE CIRCULATION SYSTEM
The existing conditions around the site include partial improvements on both
abutting public streets. The General Plan standards for improvements which will
be required in conjunction with this project are consistent with other recent road
improvements for both Washington Street and Avenue 50. The construction of
the required improvements will continue the process of implementing the
adopted General Plan Circulation Plan.
Expanded pavement, curb, gutter, median and sidewalk/bikepath improvements
are planned for the project's two street frontages. Signal upgrades may be
required in addition to relocation to the ultimate improvement location.
Exhibit 13 shows the proposed cross sections for the streets affecting the
project.
2.60.3 PUBLIC TRANSPORTATION/TRANSPORTATION
DEMAND MANAGEMENT
Bus turnouts and shelters may be required as a part of the project's public street
improvements pursuant to requirements of Sunline Transit, the Public Works
Director and Caltrans.
Prior to issuance of building permits for individual Site Development Permits,
applicants shall submit a Transportation Demand Management (TDM) Plan to
the Public Works and Community Development Departments. The plans shall
address capital improvement and operational standards as set forth in the City's
TDM Ordinance. Any transit related improvements required by the Sunline
Transit Agency as a condition to development will not constitute compliance with
LL_ 1_� V 11_1
Me puri submival requirements.
- 31 - Adopted December 7, 2004
fir
J".
N.T.S.
-32-
EXISTING
R/W 120'
60' 60'
9' 44' 7' 7' 44'
BARRIER BARRIER
CURD CURB
1= STD. CURB STD. CURB
1 & GUTTER EX • A. C. & GUTTER
A.C. I1-111 _- 2%
2:1 - 2% 111-111—III-1 1-111-� ---�
MAX
rrQ?
IT
^� Ij LANDSCAPED
I � BASE COURSE MEDIAN
COMPACTED SUBGRADE
6' MEANDE-
RING SIDEWALK SECTION A -A
WASHINGTON STREET
N.T.S.
EXISTING
R/W
,50
12' 32'
BARRIER
u-� CURB
T- STD. CURB
l & GUTTER EX.
2:1 - 2% A. C.
MAX � l -11f.,11--11=11 ,.
-III- '
al- F-1II-111=11 111
'=IIh11-11-111
LANDSCAPED -
f. BASE COURSE MEDIAN
COMPACTED SUB RADE
6' MEANDE-
RING SIDEWALK SECTION B -B
AVENUE 50
N.T.S.
50'
32'
BARRIER
CURB
STD. CURB
A.C.-\ & GUTTER
2%
a
12'
EXISTING
R/W
EXISTING
R/W
2:1
MAX
2:1
MAX
N.T.S.
-33-
SPECIFIC PLAN LA PAL OMA
2.60.4 ON-SITE CIRCULATION SYSTEM
The 14 acre northerly site will be serviced by a perimeter drive which has two
basic functions: fire department access to all buildings and service vehicle
access to the projects delivery area located on the north side of the facility. The
nature of the operation of this complex will entail approximately five delivery
trucks per day with all deliveries being scheduled during normal working hours
(9:00 a.m. to 5:00 p.m). The southerly site has an interior drive with buildings
located on both sides.
2.70 LANDSCAPE DEVELOPMENT STANDARDS
La Paloma will meet the minimum standards for landscape as set forth in the
Zoning Ordinance. The Site Development Permit Application shall set forth the
landscape concept consistent with the Specific Plan.
2.70.1 LANDSCAPE PALLETTE
Landscape materials selected for detailed landscape plans will be chosen from
the Master Plant List shown in Exhibit PD -3:
2.70.2 LANDSCAPE MAINTENANCE
Since the project is under a single management entity, landscape maintenance
will be under a single control. A particular concern is to allow tree forms to fully
develop in the parking lot areas in order to achieve the required percentage of
shading as set forth in the Zoning Ordinance.
2.80 SIGNAGE
Major project signs are anticipated at each entry and on the corner of
Washington Street and Avenue 50 in conjunction with the landscape. The
signage will be consistent with City of La Quinta sign ordinance requirements
with the exception of the corner signage being requested for each site to
complement the signage located at the project entries. The corner signage is
being requested due to the nature of the limited access to each of the two sites.
Since there are two separate sites and raised landscaped medians limiting
access into each of the project entries, it is felt that the corner identification signs
will help guide users into the site and hopefully eliminate the need for a large
number of u -turns on both Washington Street and Avenue 50. Exhibit 14.
-34- Adopted December 7, 2004
SIGN AREA
OTWO SIDED ENTRY SIGN
9.2 SF SIGN AREA PER SIDE
18.4 SF TOTAL PER SIGN
A It�,AL0MA i
$�It4R T..IVIIiQ '�'Olf�l[U11gY ._. v..!
( CO NT Y SIGN
' 14.4 SF SIGN AREA
SIGN AREA
It
T
N.T.S
-35-
w
0
N
N
n J
Q \mv
m
Z
�2<
OIL
J
J U
QLL
4-1 lo
C 0.
Q
0 �
J
E
0
c
0
0
a�U
� M
■
SPECIFIC PLAN LA PALOMA
3.10 PROJECT IMPLEMENTATION
La Paloma will require approvals from the City of La Quinta for a General Plan
Amendment, a Change of Zone, a Site Development Plan, and an Environmental
Assessment in addition to the Specific Plan. Each of these applications shall be
consistent with the approved Specific Plan document. In addition the City will
review the building construction documents which must also be consistent with
the Specific Plan and Site Development Plan approvals.
One issue that arises out of the proposed General Plan Amendment and Change
of Zone is the residual impact of increasing the base densities for the project site
and the possibility that the proposed Continuing Care Retirement Community
(CCRC) is not built. It is proposed that the General Plan Amendment for the
project include the requirement that a Specific Plan be required for the portion of
the project located on the northeast corner of Washington Street and 50th
Avenue. Thus if the proposed CCRC does not come to fruition, a revised
Specific Plan will need to be processed in order to develop the property. This
provision will eliminate the normal "right -of -zone" land uses and development
standards and mandate the involvement of the neighborhood, Planning
Commission and City Council in any future development proposal.
The project and the various applications that are necessary to complete the
entitlement process shall be consistent with the ordinances, policies, and
regulations of the City of La Quinta unless otherwise approved within this
Specific Plan.
In addition to the approvals and actions on the part of the City, the project must
also be approved by the State of California Department of Social Services,
Continuing Care Division due to its oversight of this type of senior housing
project. These approvals must be in place prior to issuance of building permits.
As previously stated, the project is required by State regulations to have taken
reservations for at least 50% of the apartment units prior to commencing
construction.
Finally, the project must receive approvals from the various utility providers on
the improvement and connection permits necessary to service the facility. These
approvals shall be in place prior to occupancy of the development.
-36- Adopted December 7, 2004
SPECIFIC PLAN LA PALOMA
APPENDIX
Exhibits:
General Plan Amendment
Change of Zone
Site Photographs I
Site Photographs II
Architectural Renderings
North Property Line Transition
Site Sections A
Site Sections B, C, and D
Site Section E
Site Photograph — North Property Line
Architectural Perspective I
Architectural Perspective II
Cottage Setbacks
Resolution/Ordinance:
Resolution No. 2004-149
Resolution No. 2004-150
Ordinance No. 411
Resolution No. 2004-152
Environmental Assessment 2003-470
General Plan Amendment 2003-091
Zone Change 2003-112
Specific Plan 2004-071
-37- Adopted December 7, 2004
GENERAL PLAN AMENDMENT
LAND USE
LAND USE
PARCEL 1
PARCEL 2
ELEMENT FROM LD
ELEMENT FROM CO
(14.01 ACRES / APN-
(7.67 ACRES / APN-
R TO MHDR - PARCEL
TO MDR - PARCEL 2
646-070-013)
770-040-012)
1
N.T.S.
CHANGE OF ZONE
FROM RL 17/1 TO MHDR - PARCEL 1
FROM CO TO MDR - PARCEL 2
PARCEL 1 (14.01 ACRES / APN- 646-070-013)
PARCEL 2 (7.67 ACRES / APN- 770-040-012)
OR
N.T.S.
Q
N . �
n
O
d
x
W
02<
c
0 of
a
Jo
QLL
0
W
Qa
U)
�J
C
01
0
all
�i
z uN
W r^�
a
■
961- y �f .+• iw
. ..-s
NORTHWEST CORNER OF PROJECT BOUNDARY
.,ik 0, —
N.T.S.
AA
NORTHEAST CORNER OF PROJECT BOUNDARY
SOUTHEAST CORNER OF PROJECT BOUNDARY
N.T.S.
MAIN ENTRY — INDEPENDENT LIVING FACILITY
SOUTHWEST CORNER OF THE
INDEPENDENT LIVING FACILITY
�y
ioi1/1 llIf �w�
SOUTH ELEVATION OF THE
INDEPENDENT LIVING FACILITY
La Paloma Retirement Community "ad,tuw
Renderings Mluom Naan Afsaiatm item
C
r --Nm
R
R
a
O
ae
t26Q
3
c
a.r
E
O
a.�
q
a
a.r
O
1
F�
c t
o x
d
G=
.r
r'
1
iwi; WO33.IIN M
W --IWS mu.d •,W,M.up �;
ua+tl Vb5 M1"4 W18u�M
�iunwwo� luawaJilallewoled el
�O
U
v
L
La Paloma Retirement Community mad 18,2M4
Site Photo MInm Mohan ksodated Atthhch
�I
' r
1t,�-,�'r �': ,��►` :\`i` ��p'4�+�`: mer .
� /]S. iii. ''� ,i = � �+•'
,JAM, ry
i
•`tis
r
1
,JAM, ry
i
•`tis
r
P
.�,(j '� ,, / la Vii.♦ I�iV'�y
N
LIGHTED
MONUMENT
SIGN (SINGLE
SIDED)
f
b' NIGH
PERIMETER i
WALL
(SOUND WALL)
W
W
Cie �
Z
O
V
Z
T_
Q
LANDSCAPE LIGHTED
MONUMENT
SETBACK SIGN (DOUBLE
SIDED)Ln
I
TYPICAL PROPERTY
LINE LOCATION
(FOR REFERENCE
ONLY)
Z Z
QZ
Z
(A Q
OCL
Nou
Z
p 3
ce
00
V HIGH METAL
FENCE AND GATE
FLAT ROOF f
4
I
CARPORTS
9
R r
W
P o '^
Z a N
9■
0
0
r
r
L. Ln
_
04 w x
L.[. D r
V HIGH
D_
1110
METAL FENCE
Z=
rAGE.
GC7TTf�CiS I
�.- FFL:4S
LANDSCAPETYFYTYP.SETBACK 9
i
0`-sZ�r Z' -PJB` it
w AUT MATED
1
SLIC ING GAT
LIGHTED
McWl IMRN
COTTAGE 5ET5ACK
PARTIAL SITE FLAN.
a s r u w sr.r
in
IS
DETENTION
POND
1.300 SF
f
�.."
O_ z
9
R r
W
P o '^
Z a N
0
0
r
r
L. Ln
_
04 w x
L.[. D r
V HIGH
D_
1110
METAL FENCE
Z=
rAGE.
on
ce S
1
¢
Ih
30
Lo
1
{
f
1
� +
V
N
O Z
TYPE
N 0
a
CPI
AUTOMATED
U
--TRASH ENCLOSURE
SLIDING GATE
—
C V7
I
/ I✓
Q a)
O i
C AGE'
d--+ L- U^
TYF? "
O r
U ci-
c
o
2�
c
C _ O
LE
`.J
C TACE
TYP
DATE: 07.16.04
FFL .4
JOB: 036575
TYP.
COT E
FILE Al -2
TYPE
DRAWN: JT
CHECKED: CD
COPYRIGHT ANKROM MOISAN
ASSOCIATED ARCHITECTS 2004
GY
iE
6' NIGI.4 METAL
FENCE AND GATE
FN
6'-P@r 7' FFL.41b.(
TYP. PFF.1
I
50TH
AVENUE
LANDSCAPE
LIGHTED
MONUMENT
SETBACK
SIGN (DOUBLE
n
FLAT -••
CARPORTS
AR
ullull�
■
rJ
��
_
..............
l:t
�.
TYPICAL PROPERTY
LINE LOCATION
(FOR REFERENCE
ONLY)
N
b' WIGH
I METAL FENCE
AGE
_NL_J�
AUTOMATED
--TRASH ENCLOSURE SLIDING GATE
COTTAGE SETBACK
PARTIAL SITE FLAN.
2
7 U 0
jz N o
z
Q�g
z
v� g o a
O °_ W �
0
9
o 0 i �� Z�
W
1 �z N
w
00In
_r__�INTUNNEL � D ?
D_
w a'. o
F -Ln
o
Zi on
V
...r 6' HIGH< U m
1 \; PERIMETER o
WALLLh '^
(SOUND GALL) `� N o
.51
6l
F4 V
Q.3
c L)
AGE > C
C TAGaE Q?
TYP
Ln '+-+
(11
ru�4--} • 1-- U
2 N 4 `--
V! co c
E CUD—
tQ + C
C d
1 CL yy
CO E
TYPE.. J
DATE: 07.16.04
103: 036575
FIEF: A3-2
DRAWN: JT
CHECKED: CD
COPYRIGHT ANKROM MOISAN
ASSOCIATED ARCHITECTS 2004
G9
RESOLUTION NO. 2004-149
A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF
LA QUINTA, CALIFORNIA, CERTIFYING A MITIGATED
NEGATIVE DECLARATION OF ENVIRONMENTAL IMPACT
PREPARED FOR GENERAL PLAN AMENDMENT 2003-091,
ZONE CHANGE 2003-112, SPECIFIC PLAN 2004-071,
CONDITIONAL USE PERMIT 2003-074 AND SITE
DEVELOPMENT PERMIT 2003-762
ENVIRONMENTAL ASSESSMENT 2003-470
PACIFIC RETIREMENT SERVICES AND WESTPORT LA QUINTA, L.P..
WHEREAS, the City Council of the City of La Quinta, California, did, on
the 7' day of December, 2004 hold a duly noticed Public Hearing to consider the
request of Pacific Retirement Services and Westport La Quinta, L.P. for Environmental
Assessment 2003-470 prepared for General Plan Amendment 2003-091, Zone Change
2003-112, Conditional Use Permit 2003-074, Specific Plan 2004-071 and Site
Development Permit 2003-762 which allows a senior retirement community, located at
the northeast and southeast corners of Washington Street and Avenue 50, more
--- particularly described as:
APN'S 646-070-013 AND 770-040-012
WHEREAS, the Planning Commission of the City of La Quinta, California,
did, on the 9"' day of November, 2004 hold a duly noticed Public Hearing to consider
the request of Pacific Retirement Services and Westport La Quinta, L.P. for
Environmental Assessment 2003-470 prepared for General Plan Amendment 2003-
091, Zone Change 2003-112, Conditional Use Permit 2003-074, Specific Plan 2004-
071 and Site Development Permit 2003-762 and recommended certification by
adoption of Resolution 2004-084; and
WHEREAS, the Community Development Department published the public
hearing notice in the Desert Sun newspaper on November 27, 2004, for the City
Council meeting as prescribed by the Municipal Code. Public hearing notices were also
mailed to all property owners within 500 feet of the site; and
WHEREAS, upon hearing and considering all testimony and arguments, if,
any, of all interested persons desiring to be heard, said City Council did find the
following facts, findings, and reasons to justify certification of said Environmental
Assessment:
R000lutlon No. 2004-149
Environmental Assessment 2003-470
Pacilk Retirement Snrvkee and Westport La Quints, L.P.
Adopted: December 7. 2004
Page 2
1 • The proposed applications will not be detrimental to the health, safety, or
general welfare of the community, either indirectly, or directly, 'in that no
significant unmitigated impacts were identified by Environmental Assessment
2003-470.
2. The proposed project will not have the potential to degrade the quality of the
environment, substantially reduce the habitat of a fish or wildlife population to
drop below self sustaining levels, threaten to eliminate a plant or animal
community, reduce the number or restrict the range of rare or endangered plants
or animals or eliminate important examples of the major periods of California
history or prehistory. Potential impacts associated with cultural and
paleontologic resources can be mitigated to a less than significant level.
3. There is no evidence before the City that the proposed project will have the
Potential for an adverse effect on wildlife resources or the habitat on which the
wildlife depends.
4. The proposed project does not have the
potential to achieve short-trm
environmental goals, to the disadvantage of long-term environmental g alse as
the proposed project supports the long term goals of the General Plan by
providing a variety of housing opportunities for City residents. No significant
effects on environmental factors have been identified by the Environmental
Assessment.
5. The proposed project will not result in impacts which are individually limited or
cumulatively considerable when considering planned or proposed, development in
the immediate vicinity, as development patterns in the area will not be
significantly affected by the proposed project. The construction of senior
residential housing will not have considerable cumulative impacts. The project is
consistent with the General Plan, and the potential impacts associated with
General Plan build -out.
6. The proposed project will not have environmental effects that will adversely
affect the human population, either directly or indirectly. The proposed project
has the potential to adversely affect human beings, due to air quality and noise
impacts. The Coachella Valley is in a non -attainment area for PM 10, and the
-bite will generate PM 10; however, there are a number of mitigation measures to
reduce the potential impacts on air quality. Noise impacts have been addressed
through a series of mitigation measures, which will lower the potential for
significant impacts to less than significant levels.
Raolutlpn No. 2004-149
- EnvkOnm*ntd A46088nwnt 2002-470
Pedit Red n wt S_flc" and WNtport Ln Gubum. L.P.
Ad*Pt d: Dvicembw 7, 2004
Pap 3
7. There is no substantial evidence in light of the entire record that the project may
have a significant effect on the environment.
8. The Planning Commission has considered Environmental Assessment 2003-470
and said reflects their independent judgment.
9. The City has on the basis of substantial evidence, rebutted the presumption of
adverse effect set forth in 14 CAL Code Regulations 753.5(d).
10. The location and custodian of the City's records relating to this project is the
Community Development Department located at 78-495 Calle Tampico, La
Quinta, California.
NOW THEREFORE, BE IT RESOLVED by the City Council of the City of La
Quinta, California, as follows:
1. That the above recitations are true and correct and constitute the findings of the
City Council for this Environmental Assessment.
2. That it does hereby certify Environmental Assessment 2003-470 for the
reasons set forth in this Resolution and as stated in the Environmental
Assessment Checklist and Mitigation Monitoring Program, attached and on file
in the Community Development Department.
3. That Environmental Assessment 2003-470 reflects the Council's independent
judgment.
PASSED, APPROVED and ADOPTED at a regular meeting of the La Quinta
City Council held on this 7 t day of December, 2004, by the following vote, to wit:
AYES: Council Members Henderson, Osborne, Perkins, Mayor Adolph
NOES: Council Member Sniff
ABSENT: None
ABSTAIN: None
Resolution No. 2004149
Envkon mental Assessment 2003470
PecMe Retirement Servlces and Westport La Quints, L.P.
Adopted: December 7. 2004
Pape 4
ata -a
DON ADOLP , Mayo
City of La Quinta, California
ATTEST:
�7
JU S. GREEK, C C, City lark.
City of La Quinta, California
(CITY SEAL)
APPROVED AS TO FORM:
r--
4A�TE JENSON, Q.ity Attorney
City of La Quinta, California
Environmental Checklist Form
1. Project title: General Plan Amendment 03-091, Zone Change 03-112, Specific Plan 04-071,
Conditional Use Permit 03-074, Site Development Permit 03-762, La Paloma Project
2. Lead agency name and address: City of La Quinta
78-495 Calle Tampico
La Quinta, CA 92253
3. Contact person and phone number: Stan Sawa
760-777-7125
4. Project location: The Northeast and Southeast corners of Washington Street and Avenue 50.
APN: 646-070-013 and 770-040-012
5. Project sponsor's name and address: Westport La Quinta LP
3801 PGA Boulevard, Suite 805
Palm Beach Gardens, FL 33410
Pacific Retirement Services
1200 Mira Mar
Medford OR 97504
6. General plan designation: Current, northeast 7. Zoning: Current, northeast comer: Low
corner: Low Density Residential Density Residential
Proposed, northeast comer: Medium High Proposed, northeast corner: Medium
Density Residential High Density Residential
:Current, southeast corner: Office :Current, southeast comer: Office
Proposed, southeast corner: Medium Density Commercial
Residential Proposed, southeast corner: Medium
Density Residential
Description of project: (Describe the whole action involved, including but not limited to later
phases of the project, and any secondary, support, or off-site features necessary for its
implementation. Attach additional sheets if necessary.)
The proposed project includes lands on the east side of Washington Street, both north and
south of Avenue 50. The project proposes the development of 216 assisting living units, 20
skilled nursing beds and 18 dementia care beds on a total of 21 acres. A number of
applications have been filed, as follows:
General PIan Amendments (GPA) and Zone Changes (ZC) On the northeast corner of
Washington Street, a GPA and ZC from the current designation of Low Density Residential
to Medium High Density Residential on 14.01 acres of land. On the southeast corner of
Washington Street and Avenue 50, a GPA and ZC from the current designation of Office to
Medium Density residential on 7.67 acres of land.
Specific Plan: A Specific Plan which establishes the design standards and guidelines for a 254
unit retirement community, consisting of independent and assisted living units, skilled
nursing units, and a dementia unit. Most of the buildings are proposed to be two story in
height. Access to the northeast portion of the site is piroposed on booth Washington Street and
Avenue 50. Access to the southeastern site is also proposed on both streets. The access points
on Avenue 50 are offset, and would be separated by a median on Avenue 50, so that direct
vehicular access could not be gained from one side to the other. Interior driveways circle each
site, and are proposed to be 26 feet wide.
Conditional Use Permit: A conditional use permit is required to allow "congregate care
facilities" in the Medium High and Medium Density Residential category.
Site Development Permit• A site development permit is required to allow the construction of
the facility based on the standards and guidelines of the Specific Plan
9. Surrounding land uses and setting: Briefly describe the project's surroundings:
Northeast Corner:
North: Existing single family homes (Low Density Residential)
South: Avenue 50, Vacant desert lands included in project (Office)
West: Washington Street, Existing single farnily residential, golf course (Low Density
Residential, Golf Course Open Space)
East: La Quinta Evacuation Channel (Watercourse/Flood Control)
Southeast Corner:
North: Avenue 50, Vacant desert land included in project (Low Density Residential)
South: Vacant desert land, La Quinta Evacuation Channel (Office, Watercourse/Flood
Control)
West: Washington Street, Existing single family residential, golf course (Low Density
Residential, Golf Course Open Space)
East: Avenue 50 and La Quinta Evacuation Channel (Watercourse/Flood Control)
10. Other public agencies whose approval is required (e.g., permits, financing approval, or
participation agreement.)
Coachella Valley Water District
-2-
ENVIRONMENTAL FACTORS POTENTIALLY AFFECTED:
The environmental factors checked below would be potentially affected by this project, involving at least
one impact that is a "Potentially Significant Impact" as indicated by the checklist on the following pages.
Aesthetics
Biological Resources
Hazards & Hazardous
Materials
Mineral Resources
Public Services
Utilities / Service
Systems
Agriculture Resources Air Quality
Cultural Resources Geology /Soils
Hydrology / Water Land Use / Planning
Quality
Noise Population / Housing
Recreation Transportation/Traffic
Mandatory Findings of Significance .
DETERMINATION: (To be completed by the Lead Agency) On the basis of this initial evaluation:
I find that the proposed project COULD NOT have a significant effect on the
environment, and a NEGATIVE DECLARATION will be prepared.
I find that although the proposed project could have a significant effect on the
environment, there will not be a si0ficanit effect in this case because revisions in the
project have been made by or agreed to by the project proponent. A MITIGATED
NEGATIVE DECLARATION will be prepared.
I find that the proposed project MAY have a significant effect on the environment, and
an ENVIRONMENTAL IMPACT REPORT is required.
I find that the proposed project MAY have a "potentially significant impact" or
"potentially significant unless mitigated" impact on the environment, but at least one
effect 1) has been adequately analyzed in an earlier document pursuant to applicable
legal standards, and 2) has been addressed by mitigation measures based on the earlier
analysis as described on attached sheets. An ENVIRONMENTAL IMPACT REPORT.
is required, but it must analyze only the effects that remain to be addressed.
[ find that although the proposed project could have a significant effect on the
mvironment, because all potentially significant effects (a) have been analyzed
adequately in an earlier EIR or NEGATIVE DECLARATION pursuant to applicable
standards, and (b) have been avoided or mitigated pursuant to that earlier EIR or
qEGJA-1IVE t?RCr Aum ATION, including .revisions or mitigation measures that are
reposed upon the proposed project, nothing further is required.
Signature
-3-
October 31 2004
Date
EVALUATION OF ENVIRONMENTAL, IMPACTS:
1) A brief explanation is required for all answers except "No Impact" answers that are adequately
supported by the information sources a lead agency cites in the parentheses following each
question. A "No Impact" answer is adequately supported if the referenced information sources
show that the impact simply does not apply to projects like the one involved (e -g., the project
falls outside a fault rupture zone). A "No Impact" answer should be explained where it is based
on project -specific factors as well as general standards (e.g., the project will not expose sensitive
receptors to pollutants, based on a project -specific screening analysis).
2) All answers must take account of the whole action involved, including off-site as well as on-site,
cumulative as well as project -level, indirect as well as direct, and construction as well as
operational impacts.
3) Once the lead agency has determined that a particular physical impact may occur, then the
checklist answers must indicate whether the impact is potentially significant, less than significant
with mitigation, or less than significant. "Potentially Significant Impact" is appropriate if there is
substantial evidence that an effect may be significant. if there are one or more "Potentially
Significant Impact" entries when the determination is made, an EIR is required.
4) "Negative Declaration: Less Than Significant With Mitigation Incorporated" applies where the
incorporation of mitigation measures has reduced an effect from "Potentially Significant Impact"
to a "Less Than Significant Impact." The lead agency must describe the mitigation measures, and
briefly explain how they reduce the effect to a less than significant level (mitigation measures
from Section XVII, "Earlier Analyses," may be cross-referenced).
5) Earlier analyses may be used where, pursuant to the tiering, program EIR, or other CEQA
process, an effect has been adequately analyzed in an earlier EIR or negative declaration. Section
15063(c)(3)(D). In this case, a brief discussion should identify the following:
a) Earlier Analysis Used. Identify and state where they are available for review.
b) Impacts Adequately Addressed. Identify which effects from the above checklist were
I
within the scope of and adequately analyzed in an earlier document pursuant to applicabe
legal standards, and state whether such effects were addressed by mitigation
based on the earlier analysis. measures
C) Mitigation Measures. For effects that are "Less than Significant with Mitigation Measures
Incorporated," describe the mitigation measures which were incorporated or refined from
the earlier document and the extent to which they address site-specific conditions for the
project.
6) Lead agencies are encouraged to incorporate into the checklist references to information sources
for potential impacts (e.g., general plans, zoning ordinances). Reference to a nrP.A„or., - r
epareu
"01Y F
or outside dccuinent should, where appropriate, include a reference to the page•or pa swhere
the statement is substantiated. 8
7) Supporting Information Sources: A source list should be attached, and other sources used or
individuals contacted should be cited in the discussion.
ME
`^ 9) This is only a suggested form, and lead agencies are free to use different formats; however, lead
agencies should normally address the questions from this checklist that are relevant to a project's
environmental effects in whatever format is selected.
9) The explanation of each issue should identify:
a) the significance criteria or threshold, if any, used to evaluate each question; and
b) the mitigation measure identified, if any, to reduce the impact to less than significance.
-5-
I. AESTHETICS -- Would the project:
a) Have a substantial adverse effect on a
scenic vista? (General Plan Exhibit 3.6)
b) Substantially damage scenic resources,
including, but not limited to, trees, rock
outcroppings, and historic buildings
within a state scenic highway? (Aerial
photograph)
c) Substantially degrade the existing
visual character or quality of the site and
its surroundings? (Application materials)
d) Create a new source of substantial
light or glare which would adversely
affect day or nighttime views in the area?
(Application materials)
Potentially
Significant
Impact
Less Than
Significant wl
Mitigation
Uss Than
Significant
Impact
No
Impact
X
X
X
X
I. a) -d) Washington Street is a Primary Image Corridor as defined by the General Plan, while
.Avenue 50 is designated a Secondary Image Corridor. These designations require that
enhanced landscaped setbacks be provided, Additionally, the City requires that height
restrictions be implemented adjacent to the .roadways. The proposed project will include
single story development closest to Washington Street, and two story development for he
balance of the site. The northern site is located adjacent to single story residential
development on its northern boundary. The buildings along the northern boundary will be
set back at least 55 feet from the property line, and are generally not massed on this line.
These buildings will be a maximum of two stories in height. Single family development,
should it have occurred qn the site, could also have been two stories in height. There are
no significant natural features on the site. Impacts associated with visual resources are not
expected to be significant.
The construction of the proposed project will cause an increase in light generation,
primarily from car headlights and landscape lighting. The City regulates lighting levels
and does not allow lighting to spill over onto adjacent property. Further, residential
lighting is generally limited, and of low intensity. Impacts will not be significant.
-6-
L!"A
a) Convert Prime Farmland, Unique
Farmland, or Farmland of Statewide
Importance (Farmland), as shown on the
maps prepared pursuant to the Farmland
Mapping and Monitoring Program of the
California Resources Agency, to non-
agricultural use? (General Plan EIR p. I11-21
ff.)
b) Conflict with existing zoning for
agricultural use, or a Williamson Act
contract? (Zoning Map)
c) Involve other changes in the existing
environment which, due to their location
or nature, could result in conversion of
Farmland, to non-agricultural use?
(General Plan Land Use Map)
Potentially
Law Than
LA= Than
No
sipl&ant
Signiicant wl
Significant
Impact
Impact
Mitigation
Impact
X
X
X
II. a) -c) The proposed project is located in an urbanized area of the City. There are no agricultural
activities within several miles of the project site. There are no Williamson Act contracts
on the project site. There will be no impacts to agricultural resources as a result of the
proposed project.
-7-
III. AIR QUALITY: Would the project:
a) Conflict with or obstruct
implementation of the applicable air
quality plan? (SCAQMD CEQA Handbook,
Project Study)
b) Violate any air quality standard or
contribute substantially to an existing or
projected air quality violation? (SCAQMD
CEQA Handbook, Project Study)
c) Result in a cumulatively considerable
net increase of any criteria pollutant for
which the project region is non -
attainment under an applicable federal or
state ambient air quality standard
(including releasing emissions which
exceed quantitative thresholds for ozone
precursors)? (SCAQMD CEQA Handbook,
2002 PM 10 Plan for the Coachella Valley,
Project Study)
d) Expose sensitive receptors to
substantial pollutant concentrations?
(Project Description, Project Study)
e) Create objectionable odors affecting_ a
substantial number of people? (Project
Description, Aerial Photo, site inspection)
Potentially Less Than Less Than No
Significant Significant W, Significant Impact
Impact Mitigation Impact
KI
X
KI
*4
X
III. a), b) & c) The emissions from vehicles have the greatest impact on air quality in the City. The
proposed project is estimated to generate up to 617 average daily vehicle trips. This trip
generation level is very low due to the nature of the senior care facility. Should the project
not be built, the General Plan Amendment could generate up to 260 multi -family
residential units. These units could generate up to 1,724 daily trips if the project were a
market project. In order to calculate the most conservative potential impacts, the
calculations provided below are based on 1,724 daily trips.
"La Paloma Residential Development Traffic Impact Analysis," prepared by Urban Crossroads, July 2004.
-8-
r--- Moving Exhaust Emission Projections at Project Buildout
_ `(pounds per day)
Ave. Trip Total
Tota} No. Vehicle TripsMay Length (miles) milealday
1,724 x 15 — 2.5,860
PM10 PMto PMI0
Pollutant ROC CO NOX Exhaust Tire Wear Brake Wear
Grams at 50 mph 2,327.40 60,512 4012,412 80 259.60 259.60
Pounds at 50 mph 5.14 133.58 27.40 - 0.57 0.57
SCAQMD Threshold
(1bsJday) 75 550 100 150
Assumes 1724 ADT. Based on California Air Resources Board's EMFAC7G Emissions Model. Assumes Year 2005
summertime mming conditions at 757, light duty autos, catalytic
As demonstrated above, the maximum potential units on the project site would not result
in exceedances ' of the. SCAQMD thresholds of significance. Impacts associated with
vehicular emissions are therefore expected to be less than significant.
The City and Coachella Valley are a severe non-attainment area for PM 10 (Particulates of
10 microns or less). The Valley's 2002 PM 10 Plan adopted much stricter measures for the
control of dust both during the construction process and during project operations.-These
include the following, to be included in conditions of approval for the proposed project:
CONTROL
MEASURE TITLE & CONTROL METHOD
BCM -1 Further Control of Emissions from Construction Activities: Watering,
chemical stabilization, wind fencing, revegetation, track -out control
BCM -2 Disturbed Vacant Lands: Chemical stabilization, wind fencing, access
restriction, revegetation
BCM -3 Unpaved Roads and Unpaved Parking Lots: Paving, chemical
stabilization, access restriction, revegetation
BCM -4 Paved Road Dust: Minimal track -out, stabilization of unpaved road
shoulders, clean streets maintenance
The proposed project will generate dust during grading. Under mass grading conditions,
the site could generate up to 572.35 pounds of dust per day while grading is active,
without mitigation. The contractor will be required to submit a PM 10 Management Plan
prior to initiation of any earth moving activity. In addition, the potential impacts
associated with PM 10 can be mitigated by the measures below.
1. Cons action equipment shall be properly maintained and serviced to minimize
exhaust emissions.
2. Existing power sources should be utilized where feasible via temporary power
poles to avoid on-site power generation.
_q_
3. Construction personnel shall be informed of ride sharing and transit opportunities.
4. Imported fill shall be adequately watered prior to transport,covered during
transport, and watered prior to unloading on the project site.
5. Any portion of the site to be graded shall be pre -watered to a depth of three feet
prior to the onset of grading activities.
6. Watering of the site or other soil stabilization method shall be employed on an on-
going basis after the initiation of any grading activity on the site. Portions of the
site that are actively being graded shall be watered regularly to ensure that a crust
is formed on the ground surface, and shall be watered at the end of each work day.
7. Any area which remains undeveloped for a period of more than 30 days shall be
stabilized using either chemical stabilizers or a desert wildflower mix hydroseed
on the affected portion of the site.
8. SCAQMD Rule 403 shall be adhered to, insuring the clean-up of construction -
related dirt on approach routes to the site.
9. All grading activities shall be suspended during first and second stage ozone
episodes or when winds exceed 25 miles per hour.
10. Landscaping of the landscaped parkway on Washington Street and Avenue 50
shall be completed immediately following precise grading of the sites.
Implementation of these mitigation measures will ensure that impacts associated with
PM 10 are mitigated to a less than significant level.
III. d) & e) The project is not expected to generate objectionable odors, nor will it expose residents to
concentrations of pollutants.
Would the uroiect:
a) Have a substantial adverse effect, either
directly or through habitat modifications,
on any species identified as a candidate,
sensitive, or special status species in local
or regional plans, policies, or regulations,
or by the California Department of Fish
and Game or U.S. Fish and Wildlife
Service (General Plan MEA p. 74 ff.)
b) Have a substantial adverse effect on any
riparian habitat or other sensitive natural
community identified in local or regional
plans, policies, regulations or by the
Califomia Department of Fish and Game
or US Fish and Wildlife Service? (General
Plan MEA p. 74 ff.)
0 Have a substantial adverse effect on
federally protected wetlands as defined by
Section 404 of the Clean Water Act
(including, but not limited to, marsh,
vernal pool, coastal, etc.) through direct
removal, filling, hydrological interruption,
or other means? (General Plan MEA p. 74 ff.)
d) Interfere substantially with the
movement of any native resident or
migratory fish or wildlife species or with
established native resident or migratory
wildlife corridors, or impede the use of
native wildlife nursery sites? General Plan
MEA p, 74 ff.)
e) Conflict with any local policies or
ordinances protecting biological resources,
such as'a tree preservation policy or
ordinance (General Plan MEA p. 74 ff.)
Conflict with the provisions of an
adopted Habitat Conservation Plan,
Natural Community Conservation Plan, or
other approved local, regional, or state
Potentially
Less Than
Less Than No
Significant.
Significant W,
Significant Impact
Impact
Mitigation
Impact
P
x
M
91
X
x
habitat conservation plan? (General Plan
MEA p. 74 ff.)
IV. a) -f) Both sites have been significantly impacted by roadway development and surrounding
development. The northern site is surrounded by roadways on two sides, existing single
family development: on the north, and the La Q,uinta Evacuation Channel on the east. The
southern site is triangular in shape, and has streets on two sides and the La
Quinta
Evacuation Channel on the third. The sites are sparsely vegetated, and isolated, and do
not provide significant habitat. The sites are not within a special study area for species of
concern in the General Plan. No impacts associated with biological resources are
expected to result from implementation of the proposed project.
Only the northern site is located within the boundary of the Coachella Valley Fringe -toed
Lizard Habitat Conservation Plan's fee mitigation area. Development on that portion of
the project will be required to pay the fee in place at the time of development.
-12-
V. CULTURAL RESOURCES
the moiect:
a) Cause a substantial adverse change in
the significance of a historical resource
as defined in '15064.5?
CHlstoncal/Archaeological Resources Survey,"
CRM Tech, September 2044)
b) Cause a substantial adverse change in
the significance of an archaeological
resource pursuant to '15064, 5 ?
("HistoricaVArchaeological Resources Survey,"
CRM Tech, September 2004)
C) Directly or indirectly destroy a unique
Paleontological resource or site or unique
geologic feature? (General Plan Exhibit 6.8)
d) Disturb any human remains, including
those interred outside of formal
cemeteries? ("HistoricaVArchaeological
Resources Survey," CRM Tech, September 2004)
Potentially Less Tbaa Less Than No
Significant Significant N/ Significant Impact
Impact Mitigation Impact
M:4
KI
X
V. a) -b) & d) Cultural resources studies were completed for both proposed project sites2. The
investigations included both records searches and field investigations.
Southern Site
A scatter of historic/rnodern refuse and prehistoric isolates were found on the southern
project site. The study further determined that although impacted, the southern site may
yield sub -surface resources, and that the following mitigation measure shall be
implemented:
1. A qualified archaeological monitor shall be present on site during any earth
moving activities. Should the monitor identify a resource, he shall be empowered
to stop or redirect earth moving activities until such time as the resource can be
properly identified and processed. The archaeological monitor shall be required to
prepare a report at the end of earth moving activities and file such report with the
Community Development Department.
2 "A Phase I Cultural Resource Investigation of 7.63 Acres at the Southeast Comer of Avenue 50 and Washington
Street, City of La Quinta," prepared by McKenna et al., January 19, 2000. Also "Cultural Resources Report Desert
Club Manor Project," prepared by CRM Tech, April 1998.
-13-
Northern Site
A potentially significant location was recorded on the site, CA-RIV-6074, which requires
further investigation, in order to assure that the potential impacts are mitigated to a less
than significant level. The following mitigation measure shall be implemented to assure
that potential impacts to CA-RIV-6074 are reduced to less than significant levels:
1. Prior to any earth moving activities on the site, a Phase II investigation shall be
conducted for CA-RIV-6074. The results of the investigation shall be provided in
a report to be submitted to the City for review and approval prior to the issuance
of grading permits.
The implementation of these mitigation measures shall ensure that all potential impacts
associated with cultural resources are mitigated to a less than significant level.
V. c) Neither site occurs within the historic boundary of ancient Lake Cahuilla. No impacts to
paleontologic resources are expected.
-14-
VI. GEOLOGY AND SOILS -- Would
the project:
a) Expose people or structures to
potential substantial adverse effects,
including the risk of loss, injury, or death
involving:
i) Rupture of a known earthquake fault,
as delineated on the most recent Alquist-
Priolo Earthquake Fault Zoning Map
issued by the State Geologist for the area
or based on other substantial evidence of
a known fault? (MEA Exhibit 6.2)
ii) Strong seismic ground shaking? (MEA
Exhibit 6.2)
iii) Seismic -related ground failure,
including liquefaction? (MEA Exhibit 6.3)
iv) Landslides? (MEA Exhibit 6.4)
b) Result in substantial soil erosion or
the loss of topsoil? (MEA Exhibit 6.5)
d) Be located on expansive soil, as
defined in Table 18-1-B of the Uniform
Building Code (1994), creating
substantial risks to life or property (MEA
Exhibit 6.1)
e) Have sails incapable of adequately
supporting the use of septic tanks or
alternative waste water disposal systems
where sewers are not available for the
disposal of waste water? (General Plan
Exhibit 8.1)
Potentially Less Than Less Than No
Sipitieaat Signitkant w/ Siguiticant Impact
Impact Mitigation I Impact
M
X
X
X
X
X
94
VI. a) -e) The proposed project is located in a Zone III groundshaking zone. The City implements
the most stringent provisicsr�s of the Uraf�r;;t I3uildir- C
r scis
These provisions will apply to the proposed project. Th,e s�e sonot local dnucall n anlve areazones.
with
a high potential for liquefaction, and is sonic distance from any hillsides, so is not subject
to landslides. The mitigation measures provided under, air quality will assure that
potential soil erosion from wind are mitigated. The potential impacts associated with soil
-15-
erosion due to rain storms will be addressed in the preparation of final grading plans for
the site. The soil type on and in the vicinity of the project are not considered expansive.
The proposed project will be connected to CVWD sewer systems, and will therefore not
require septic tanks.
Overall impacts to geology and soils are expected to be less than significant.
-17-
Potentially
Less Tbaa
Ler Tbsn
No
Significant
Signiscaat wl
sipwaat
Impact
Impact
mmptloo
impact
VA. HAZARDS AND HAZARDOTJS
MATERIALS --Would the roiect:
a) Create a significant hazard to the
X
public or the environment through the
routine transport, use, or disposal of
hazardous materials? (Application materials)
b) Create a significant hazard to the
X
public or the environment through
reasonably foreseeable upset and
accident conditions involving the release
of hazardous materials into the
environment? (General Plan MEA, p. 95 ff.)
c) Emit hazardous emissions or handle
X
hazardous or acutely hazardous
materials, substances, or waste within
one-quarter mile of an existing or
proposed school? (General Plan MEA, p. 95
ff.)
d) Be located on a site which is included
X
on a list of hazardous materials sites
compiled pursuant to Government Code
Section 65962.5 and, as a result, would it
create a significant hazard to the public
or the environment? (General Plan MEA, p:
95 ff.)
e) For a project located within an airport
X
land use plan or, where such a plan hag
not been adopted, within two miles of a
public airport or public use airport,
would the project result in a safety
hazard for people residing or working in
the project area? (General Plan land use map)
f) For a project within the vicinity of a
X
private airstrip, would the project result
in a safety hazard for people residing or
working in the project area? (General Plan
land use map)
g) Impair implementation of or
X
physically interfere with an adopted
-17-
emergency response plan or emergency
evacuation plan? (General Plan MEA p. 95 ff)
h) Expose people or structures to a X
significant risk of loss, injury or death
involving wildland fires, including where
wildlands are adjacent to urbanized areas
or where residences are intermixed with
wildlands? (General Plan land use map)
VII. a) -h) The proposed project will consist of a senior living facility, and is not expected to
generate hazardous materials. In the nursing care section of the facility, requirements
imposed by the County of Riverside for health care facilities will be implemented if
required. Impacts associated with hazardous materials are expected to be insignficant.
The site is not located in a wild land fire area.
Potentially Less Than Less Than No
Significant significant W/ Significant Impact
Impact Mitigation Impact
VIII. HYDROLOGY AND WATER
UALITY -- Would the_pro ect:
a) Violate any water quality standards or X
waste discharge requirements? (General
Plan EIR p. III -187 ff.)
b) Substantially deplete groundwater X
supplies or interfere substantially with
groundwater recharge such that there
would be a net deficit in aquifer volume
or a lowering of the local groundwater
table level (e.g., the production rate of
pre-existing nearby wells would drop to a
level which would not support existing
land uses or planned uses for which
permits have been granted)? (General Plan
EIR P. III -187 ff.)
c) Substantially alter the existing X
drainage pattern of the site or area,
including through the alteration of the
course of a stream or river, in a manner
which would result in substantial erosion
or siltation on- or off-site? (General Plan
EIR p. 111-187 f)
d) Substantially alter the existing X
drainage pattern of the site or area.
-Is-
including through the alteration of the
course of a stream or river, or
substantially increase the rate or amount
of surface runoff in a manner which
would result in flooding on- or off-site?
(General Plan EIR p. UP 187 ff.)
e) Create or contribute runoff water
X
which would exceed, the capacity of
existing or planned stormwater drainage
systems or provide substantial additional
sources of polluted runoff? (General Plan
EIR p. III -187 ff.)
f) Place housing within a 100 -year flood
X
hazard area as mapped on a federal Flood
Hazard Boundary or Flood Insurance
Rate Map or other flood hazard
delineation map? (General Plan EIR p. III -
187 ff.)
g) Place within a 100 -year flood hazard
X
area structures which would impede or
redirect flood flows? (Master Environmental
Assessment Exhibit 6.6)
VIII. a) & b) Domestic water is supplied to the project site by the Coachella Valley Water District
(CVWD). The development of the site will result in the need for domestic water service.
The CVWD has prepared a Water Management Plan which indicates that it has sufficient
water sources to accommodate growth in its service area. The CVWD has implemented
or is implementing water conservation, purchase and replenishment measures which will
result in a surplus of water in the long term.
The project proponent will be required to implement the City's water efficient
landscaping and construction provisions, including requirements for water efficient
fixtures, which will ensure that the least amount of water is utilized within the homes.
The applicant will also be required to comply with the City's NPDES standards, requiring
that potential pollutants not be allowed to enter surface waters. These City standards will
assure that impacts to water quality and quantity will be less than significant.
VIII. c) & d) Both sites are located adjacent to the La Quinta Evacuation Channel, a regional flood
control facility managed by CVWD. The City will allow discharge of storm flows into the
Chanmel, with approval from CVWD, without retention on the site. The project proponent
is proposing to implement such a direct discharge on the project site. CVWD has
standards and requirements for such discharge to assure that waters are not polluted when
they enter the channel. These standards will be implemented for the proposed project,
assuring that impacts are reduced to a less than significant level.
-19-
VIII. e) -g) The site is not located in a flood zone as designated by FEMA.
IX. LAND USE AND PLANNING -
Would the project:
a) Physically divide an established
corlimunity? (Aerial photo)
b) Conflict with'any applicable land use
plan, policy, or regulation of an agency
with jurisdiction over the project
(including, but not limited to the general
plan, specific plan, local coastal program,
or zoning ordinance) adopted for the
purpose of avoiding or mitigating an
environmental effect? (General Plan Land
Use Element)
c) Conflict with any applicable habitat
conservation plan or natural community
conservation plan? (Master Environmental
Assessment p. 74 ff.)
Potentially
Less Than
Less Than
No
Significant
Significant wl
Significant
Impact
Impact
Mitigation
Impact
X
X
X
IX. a) -c) The proposed project will result in 254 senior living units on 21 acres. The current
General Plan designations for the two properties could result in approximately 56 single
family homes on the northern site, and approximately 107,000 square feet of office space
on the southern site. The proposed Medium High and Medium Density Residential land
use designation could result in up to 260 apartments or similar multi -family residential
land use. The intensity of the two sites will change, increasing on the north side, and
decreasing on the south side. The location of the proposed project is highly impacted, and
is not ideal for Low Density Residential development, due to noise and traffic. The
increase in density, and the configuration of the project, are likely to result a more
appropriate housing product on the northern site. The location of offices on the southern
site is appropriate for a major arterial roadway. However, the development of offices on
the site has not occurred, and the proposed project may be a higher and better use of the
property. The General Plan supports the development of a variety of housing. types
throughout the City. The proposed project does not occur elsewhere in the City, and will
provided another living option for City residents. The development of apartments, should
the project not go forward, would similarly provide another residential option for City
residents.
-20-
The northern project site is within the boundary of the mitigation fee for the Coachella
Valley Fringe -toed Lizard Habitat Conservation Plan, and will be required to pay the
appropriate fee at the time of development.
X. a) & b) The proposed project site is within the MRZ-1 Zone, and is therefore not considered to
have potential for mineral resources.
-21-
Potentially
Less Than
Less Than
No
Significant
Significant W/
significant
Impact
Impact
Mitigation
Impact
X. MINERAL RESOURCES -- Would
the project:
a) Result in the loss of availability of a
X
known mineral resource that would be of
value to the region and the residents of
the state? (Master Environmental Assessment
p. 71 ff.)
b) Result in the loss of availability of a
X
locally -important mineral resource
recovery site delineated on a local
general plan, specific plan or other land
use plan? (Master Environmental Assessment
p. 71 ff.)
X. a) & b) The proposed project site is within the MRZ-1 Zone, and is therefore not considered to
have potential for mineral resources.
-21-
Potentially
Less Than Fess Than No
Significant
Significant w/ Significant Impact
Impact
Mitigation Impact
XI. NOISE Would the project result in:
a) Exposure of persons to or generation
X
of noise levels in excess of standards
established in the local general plan or
noise ordinance, or applicable standards
of other agencies? ("Preliminary Noise
Study," Urban Crossroads, July 2004)
b) Exposure of persons to or generation
X
of excessive groundbome vibration or
groundborne noise levels? C'Preliminary
Noise Study," Urban Crossroads, July 2004)
c) A substantial permanent increase in
X
ambient noise levels in the project
vicinity above levels existing without the
project? ("Preliminary Noise Study," Urban
Crossroads, July 2004)
d) A substantial temporary or periodic
X
increase in ambient noise levels in the
project vicinity above levels existing
without the project? ("Preliminary Noise
Study," Urban Crossroads, July 2004)
e) For a project located within an airport
land use plan or, where such a plan has
X
not been adopted, within two miles of a
public airport or public use airport,
would the project expose people residing
or working in the project area to
excessive noise levels? (General Plan land
use map)
f) For a project within the vicinity of a
private airstrip, would the project expose
X
people residing or working in the project
area to excessive noise levels? (General
Plan lased use reap)
-22-
wm—
3U. a) -fl A noise impact analysis was conducted forthe proposed project3. The study found that
the development of the project will result in both short term (construction) and long term
(operational) noise impacts which could be significant without mitigation.
The study found that the current noise environment at both project sites currently exceeds
the City's standards for residential development, ranging from 68.6 dBA CNEL on
Avenue 50 to 71.6 dBA CNEL on Washington Street. On the northern project site, no
outdoor living areas are proposed in proximity to the street, and therefore no mitigation is
required. On the southern site, however, outdoor living areas for the cottages are
proposed, which would be subject to unacceptable noise levels .if not mitigated.
The study further found that interior noise' levels will exceed acceptable City standards,
for the cottages located on the southern site. Mitigation measures proposed below will
reduce these impacts to within City standards.
The proposed project will also generate noise during its construction. Although the
potential impact is short term and temporary, it can be uncomfortable for adjacent
residents. In the case of the proposed project, single family residential units are located
immediately notch of the northern site. Mitigation measures are included below to reduce
the potential impacts to these residents to less than significant levels.
In order to mitigate noise levels on the project site to less than significant levels, the
following mitigation measures shall be implemented.
1. A six foot wall oft a one foot berm shall be constructed on Washington Street,
adjacent to the southern portion of the site. The wall shall be of solid construction,
with no breaks or openings.
2. A six foot wall shall be constructed on Avenue 50, adjacent to the southern
portion of the site. The wall shall be of solid construction, with no breaks or
openings.
3. A windows closed condition shall be provided for all buildings on the southern
site shown on Exhibit I -A of the noise impact analysis as requiring this condition.
A mechanical, ventilation system shall be provided for all these units.
4. All construction equipment shall be properly maintained and muif]ered, and the
engines shall be equipped with shrouds.
5. Stockpiling and staging areas, as well as servicing and fueling of equipment for
the northern site shall be located adjacent to Avenue 50.
6. Construction activities shall be limited to those hours prescribed in the La Quinta
Municipal Code.
7. A final noise analysis shall be completed when final lot layout and pad elevations
have been completed to assure that the wall requirements are sufficient to meet
the City's standards.
The site is not located adjacent to an airport or air strip.
"La Paloma Retirement Community Preliminary Noise Study," prepared by Urban Crossroads, July 2004.
-23-
r
XII. POPULATION AND HOUSING —
Would the project:
a) Induce substantial population growth
in an area, either directly (for example,
by proposing new homes and businesses)
or indirectly (for example, through
extension of roads or other
infrastructure)? (General Plan, p. 9 ff.,
application materials)
b) Displace substantial numbers of
existing housing, necessitating the
construction of replacement housing
elsewhere? (General Plan, p. 9 ff., application
materials)
Potentially Leas Than Leas Than No
Significant Significant w/ Significant Impact
Impact Mitigation Impact
!�l
/.1
c) Displace substantial numbers of X
people, necessitating the construction of
replacement housing elsewhere? (General
Plan, p. 9 ff., application materials)
XII. a) -c) The development of the project site will not induce substantial growth, either with the
construction of the proposed project, or under a multi -family development scenario. The
sites are currently vacant, and development will displace no one.
-24-
XIII. a)Buildout of the site will have a less than significant impact on public services. The proposed
project will be served by the County Sheriff and Fire Department, under City contract.
Buildout of the proposed project will generate property tax which will offset the costs of
added police and fire services, as well as the costs of general government. The project
will have no impact on schools. The project will be required to pay the City's park fees
for development of off site park facilities.
-25-
Potentially
Less Than
Less Than
No
Significant
Significant w/
Significant
Impact
Impact
Mitigation
Impact
XIII. PUBLIC SERVICES
a) Would the project result in substantial
adverse physical impacts associated with
the provision of new or physically altered
governmental facilities, need for new or
physically altered governmental
facilities, the construction of which could
cause significant environmental impacts,
in order to maintain acceptable service
ratios, response times or other
performance objectives for any of the
public services:
Fire protection? (General Plan MEA, p. 57)
X
Police protection? (General Plan MEA, p. 57)
X
Schools? (General Plan MEA, p. 52 ff.)
x
Parks? (General Plan; Recreation and Parks
X
Master Plan)
Other public facilities? (General Plan MEA,
x
p. 46 ff.)
XIII. a)Buildout of the site will have a less than significant impact on public services. The proposed
project will be served by the County Sheriff and Fire Department, under City contract.
Buildout of the proposed project will generate property tax which will offset the costs of
added police and fire services, as well as the costs of general government. The project
will have no impact on schools. The project will be required to pay the City's park fees
for development of off site park facilities.
-25-
XTV. RECREATION —
a) Would the project increase the use of
existing neighborhood and regional parks
or other recreational facilities such that
substantial physical deterioration of the
facility would occur or be accelerated?
(Application materials)
b) Does the project include recreational
facilities or require the construction or
expansion of recreational facilities which
might have an adverse physical effect on
the environment? (Application materials)
Potentially
Less Than
LAm Than
No
Significant
Significant w/
I
Significant
Impact
Impact
Mitigation
impact
X
KI
XIV. a) & b) The proposed project will contribute park fees for off site park development. No impacts
are expected.
-26-
Potentially
LA= Than LA= Than No
significant
sipilktrut w! signilknnt Impart
Impact
Mitigation Impact
XV. TRANSPORTATIONlfRAFFIC --
Would the project:
a) Cause an increase in traffic which is
X
substantial in relation to the existing
traffic load and capacity of the street
system (i.e., result in a substantial
increase in either the number of vehicle
trips, the volume to capacity ratio on
roads, or congestion at intersections)?
("Traffic Impact Analysis," Urban Crossroads,
July 2004)
b) Exceed, either individually or
X
cumulatively, a level of service standard
established by the county congestion
management agency for designated roads
or highways? ("Traffic Impact Analysis,"
Urban Crossroads, July 2004)
c) Result in a change in air traffic
X
patterns, including either an increase in
traffic levels or a change in location that
results in substantial safety risks? (No air
traffic involved in project)
d) Substantially increase hazards due to a
X
design feature (e.g., sharp curves or
dangerous intersections) or incompatible
uses (e.g., farm equipment)? (site Plan)
e) Result in inadequate emergency
X
access? (Site Plan)
fl Result in inadequate parking capacity?
X
(Site Plan)
g) Conflict with adopted policies, plans,
X
or programs supporting alternative
transportation (e.g., bus turnouts, bicycle
racks)? (PMiect description)
-27-
XV. a) -g) A traffic Impact Analysis was prepared for the proposed project. The study analysed the
impacts of a senior care facility as described above. The study did not analyse the
potential impacts associated with development of up to 260 multi -family residential units.
The traffic study found, as stated under the air quality section, that the proposed project
will generate +617 average daily trips. The study further found that studied intersections
will operate within City standards with and without the proposed project, and concluded
that impacts of the proposed project on traffic levels would be less than significant.
The study also analysed project design and turning movements into and out of the facility,
and found that they could be hazardous, without mitigation.
The study did not include analysis of the proposed project as a multifamily development,
should the General Plan Amendment be approved and the proposed project not
constructed. As described above, a multi -family project has the potential to generate
1,724 daily trips, or almost three times that estimated for the proposed project. Should the
General Plan Amendment be approved, and the project not built as expected, the potential
traffic impacts could be significant, without mitigation.
The site is located within the service area of SunLine Transit, and can be served by it.
Given the independent living portion of the project, residents are likely to utilize transit if
available.
In order to assure that project impacts are adequately mitigated, the study includes several
mitigation measures, which are summarized below.
1. Driveways on Washington Street shall be restricted to right -in -right -out access
only.
2. Driveways on Avenue 50 shall be restricted to right -in -right -out -left -in only.
3. A 100 foot long east -bound left turn rocket shall be constructed on Avenue 50 to
allow safe access to the northerly site driveway.
4. A 100 foot long west -bound left turn pocket shall be constructed on Avenue 50 to
allow safe access to the southerly site driveway.
5. Any Project proposed for the project site which is not a senior care project shall be
required to prepare a traffic impact analysis which is project specific and
reflective of the project proposed.
With implementation of these mitigation measures, overall impacts to traffic are expected
to be reduced to a less than significant level.
"La Paloma Residential Development Traffic Impact Analysis," prepared by Urban Crossroads, July 2004)
-28-
Potentially
significant
Impact
Less Than
Significant w/
Mitigation
Less Than
Significant
Impact
No
Impact
XVI. UTILITIES AND SERVICE
SYSTEMS. Would the project:
a) Exceed wastewater treatment
X
requirements of the applicable Regional
Water Quality Control Board? (General
Plan MEA, p. 58 ff.)
b) Require or result in the construction of
X
new water or wastewater treatment
facilities or expansion of existing
facilities, the construction of which could
cause significant environmental effects?
(General Plan MEA, p. 58 ff.)
c) Require or result in the construction of
X
new storm water drainage facilities or
expansion of existing facilities, the
construction of which could cause
significant environmental effects?
(General Plan MEA, p. 58 ff.)
d) Have sufficient water supplies
X
available to serve the project from
existing entitlements and resources, or
are new or expanded entitlements
needed? (General Plan MEA, p. 58 ff.)
e) Result in a determination by the
X
wastewater treatment provider which
serves or may serve the project that it has
adequate capacity to serve the project=s
projected demand in addition to the
provider --s existing commitments?
(General Plan MEA, p. 58 ff.)
f) Be served by a landfill with sufficient
X
permitted capacity to accommodate the
project=s solid waste disposal needs?
(Genera! PIa.^. *,rE.", p. 5g t':.)
g) Comply with federal, state, and local
X
statutes and regulations related to solid
waste? (General Plan MEA, p. 58 ff.)
-29-
XVI. a) -g) Utilities are available at the project site. The service providers for water, sewer, electricity
and other utilities I:ave facilities in the immediate vicinity of the site, and will collect
connection and usaj;e fees to balance far the cost of providing services. The construction
of the proposed project is expected to have less than significant impacts on utility
providers.
-30-
Potentially Less Than ir.,eaa Thal No
Signifieant Significant wl Significant Impact
Impact Mitigation Impact
XVII. MANDATORY FWDINGS OF
SIGNIFICANCE --
F
the project have the potential toX
the quality of the environment,tially reduce: the habitat of a fishife species, cause a fish or
wildlife population to drop below self-
sustaining levels, threaten to eliminate a
Plant or animal community, reduce the
number or restrict the range of a rare or
endangered plant or animal or eliminate
important examples of the major periods
of California history or prehistory?
b) Does the project have the potential to
achieve short-term, to the disadvantage X
of long-term environmental goals?
b) Does the project have impacts that are X
individually iimited, but cumulatively
considerable? ("Curnulatively
considerable" means that the incremental
effects of a project are considerable when
viewed in connection with the effects of
past projects, the effects of other current
projects, and the effects of probable
future projects)?
c) Does the project have environmental x
effects which will cause substantial
adverse effects on human beings, either
directly or indirectly?
XVn• a) The site has the potential to impact cultural resources. The mitigation measures included
in this Initial Study, however, will reduce these potential impacts to less than significant
levels.
XVII. b) The proposed project will provide a variety of housing types to future City residents, and
is consistent with the General Plan's goals and policies.
-31-
XVII. c) Development of the proposed project is likely to have lower cumulative impacts than the
current General Plan designations overall. The increase in residential density is off -set by
the decrease in commercial office lands.
XVII. d) The proposed project has the potential to adversely affect 'human beings, due to air
quality, noise and traffic impacts. Mitigation measures provided in this report reduce
these potential impacts to less than significant levels.
XVIII- EARLIER ANALYSES.
Earlier analyses may be used where, pursuant to the tiering, program EIR, or other CEQA
process, one or more effects have been adequately analyzed in an earlier EIR or negative
declaration. Section 15063(c)(3)(D). In this case a discussion should identify the following on
attached sheets:
a) Earlier analyses used. Identify earlier analyses and state where they are available for review.
Not applicable.
b) Impacts adequately addressed. Identify which effects from the above checklist were within
the scope of and adequately analyzed in an earlier document pursuant to applicable legal
standards, and state whether such effects were addressed by mitigation measures based on the
earlier analysis.
Not applicable.
c) Mitigation measures. For effects that are "Less than Significant with
Incorporated," describe the mitigation measureMitigation
s which were incorporated or refined from the
earlier document and the extent to which they address site-specific conditions for the project.
Not applicable.
-32-
CITY OF LA QUINTA
MONITORING PROGRAM FOR CEQA COMPLIANCE
DATE: October 312004 ASSESSORS 646-070-013, 770-040-012
PARCEL NO.:
CASE NO.: General Plan Amendment 03-091, Zone PROJECT LOCATION: Northeast and southeast comers of Washington
Change 03-112, Specific Plan 04-071, Street and Avenue 50.
Conditional Use Permit 03-074, Site
_
Development Permit 03-762, La Paloma
EA/EIR NO: 2003-470 APPROVAL DATE: In Process
APPLICANT: Westport La Quinta LP and Pacific
Retirement Services
THE FOLLOWING REPRESENTS THE CITY'S MITIGATION MONITORING PROGRAM IN CONNECTION WITH THE MITIGATED NEGATIVE
DECLARATION FOR THE ABOVE CASE NUMBER
SUMMARY MITIGATION
MEASURES
III. AIR UALTTY
Maintain construction equipment.
Utilize temporary power.
Pre -water and stabilize soils.
Inform personnel of ridesharing and
alternative transportation.
Stabilize undeveloped areas after 30
days.
Enforce SCAQMI) Rule 403
RESPONSIBLE FOR
MONITORING
Contractor
City Engineer
Building Department
Community Development
Department
Building Department
Building Department
Stop grading during winds of more I Building Department
than 25 mph, 1 st and 2nd stage ozone
episodes.
Landscape Washington Street and Building Department
Avenue 50 immediately after precise
TIMING I CRITERIA
Project Construction
SCAQMD
standards
Prior to issuance of grading
IID standards
permits.
Prior to issuance of building
Site inspection
I
permits.
Prior to the issuance of
PMIO
grading permits
Management Plan
During construction. I Site inspection
During construction. I Site inspection.
During grading I Site inspection.
Immediately after preciseI Site inspection
grading
COMPLIANCE I DATE
CHECKED BY
SUMMARY MITIGATION
MEASURES
RESPONSIBLE FOR
TIMING
CRITERIA
MONITORING
3V. BIOLOGICAL RESOURCES
Coachella Valley Fringe -toed Lizard
Habitat Conservation Plan's fee
Community Development
Department
Prior to earth moving
Fee payment
mitigation shall be paid for south site
SUMMARY MITIGATION
MEASURES
RESPONSIBLE FOR
MONITORING
TIMING
CRITERIA
V. CULTURAL RESOURCES
Archaeological monitor to be on site
during all earth moving.
Building Department
During grading
g g g
Inspection
Phase II investigation for CA-RIV-
6074
Community Development
Prior, to earth movin g
Report submittal
Department
SUMMARY MITIGATION
MEASURES
RESPONSIBLE FOR
MONITORING
TIMING
CRITERIA
XI. NOISE
Construct 6 foot wail on 1 foot berm
on Washington for southern site.
Building Department
Prior to occupancy
p y
Inspection
Construct 6 foot wall on Ave. 50 on
southern site.
Building Department
Prior to occupancy
l y
Inspection
Windows closed condition for
buildings identified in Exhibit 1-A.
Building Department
Prior to occupancy
Inspection
Maintain construction equipment.
Building Department
During construction
MMENENMEWMEE�__
Inspection
COMPLIANCE DATE
CHECKED BY f
COMPLIANCE I DATE
CHECKED BY
COMPLIANCE DATE
CHECKED BY
Stockpiling on northern site to be Building Department During construction Inspection
adjacent to Ave. 50.
Construction only during prescribed Building Department During construction Inspection
times.
Final noise study, I Building Department I Prior to construction i Report submittal
SUIVIIIURY NMGATION
RESPONSIBLE FOR
TIMING
CRITERU
MEASURES
MONITORING
XV. TRAFFIC & CIRCULATION
Washington driveways to be right -in-
Public Works Department
Prior to occupancy
Inspection
right -out only.
Ave. 50 driveways to be right -in-
Public Works Department
Prior to occupancy
Inspection
right -out -left -in only.
100 foot east bound left turn pocket to
Public Works Department
Prior to occupancy
Inspection
be constructed on Ave. 50.
100 foot west bound left tum pocket
Public Works Department
During construction
Inspection
to be constructed on Ave. 50.
Any project not senior care to
Community Development
Prior to approval
Report submittal.
verform traffic analvsis_
r1pn2rtmonr
n
COMPL ANCE DATE
CHECKED BY
RESOLUTION NO. 2004-150
A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF
LA QUINTA, CALIFORNIA APPROVING A GENERAL PLAN
AMENDMENT FROM LOW DENSITY RESIDENTIAL TO
MEDIUM-HIGH DENSITY RESIDENTIAL AND OFFICE
COMMERCIAL TO MEDIUM DENSITY RESIDENTIAL TO
ALLOW THE CONSTRUCTION OF A SENION RETIREMENT
COMMUNITY
CASE NO.: GENERAL PLAN AMENDMENT 2003-091
PACIFIC RETIREMENT SERVICES AND WESTPORT LA QUINTA, L.P.
WHEREAS, the City Council of the City of La Quinta, California, did on
the 7"' day of December, 2004, hold a duly noticed Public Hearing to consider the
request of Pacific Retirement Services and Westport La Quinta, L.P. for approval of a
General Plan Land Use Amendment from Low Density Residential to Medium -High
Residential at the northeast corner of Washington Street and Avenue 50 and Office
Commercial to Medium Density Residential at the southeast corner of Washington
Street and Avenue 50 to allow construction of a senior retirement community at the
-- northeast and southeast corner of Washington Street and Avenue 50 on 21 total
acres, more particularly described as:
APN'S 646-070-013 and 770-040-012
WHEREAS, the Planning Commission of the City of La Quinta, California,
did on the 9' day of November, 2004, hold a duly noticed Public Hearing to consider
the request of Pacific Retirement Services and Westport La Quinta, L.P. for approval of
a General Plan Land Use Amendment from Low Density Residential to Medium -High
Residential at the northeast corner of Washington Street and Avenue 50 and Office
Commercial to Medium Density Residential at the southeast corner of Washington
Street and Avenue 50 to allow construction of a senior retirement community and
recommended approval by adoption of Resolution 2004-085; and
WHEREAS, said General Plan Amendment application has complied with
the requirements of "The Rules to Implement the California Environmental Quality Act
of 1970" as amended (Resolution 83-68), in that the La Quinta Community
Development Department has completed Environmental Assessment 2003-470. The
Community Development Director has determined that the project with Mitigation
Measures, will not have a sinnifiranT �.a..e...� :...__-. -- ��
•• • _.. W I Ipact on the environment and therefore,
recommends a Mitigated Negative Declaration of environmental impact be certified;
and
Resolution No. 2004160
General Plan Amendment 2003-091
Poclfle Retirement services end Westport La Quints, L.P.
Adopted: November 7. 2004
Pogo 2
WHEREAS, the Community Development Department published the public
hearing notice in the Desert Sun newspaper on November 27, 2004, for the City
Council meeting as prescribed by the Municipal Code. Public hearing notices were also
mailed to all property owners within 500 feet of the site; and
WHEREAS, at said Public Hearing, upon hearing and considering all
testimony and arguments, if any, of all interested persons wanting to be heard, said
City Council did make the following mandatory findings of approval to justify approval
of said General Plan Amendment:
1 . The proposed General Plan Amendment is internally consistent with the goals,
objectives, and policies of the General Plan in that the General Plan Amendment
results in promoting housing for the senior population in a controlled and
supervised environment.
2. Approval of the General Plan Amendment will not create conditions materially
detrimental to the public health, safety, and general welfare in that the resulting
project will provide adequate setbacks, be well designed and landscaped, and
will comply with all applicable City, County, State and Federal requirements.
3. The General Plan Amendment is compatible with adjacent properties -in that the
resulting senior housing project is compatible with and will minimize the impacts
to the surrounding single family residences.
4. The General Plan Amendment is suitable and appropriate for the property in that
it will allow development of a complex for senior citizens with access from
adjacent arterial streets and will be in close proximity to nearby medical and
commercial and recreational facilities.
5. Approval of the General Plan Amendment is warranted because the property is
in a location that will generate less tenant traffic due to residents' age and will
in turn create a safer situation for traffic passing the site.
NOW, THEREFORE, BE IT RESOLVED by the City Council of the City of La
Quinta, California, as follows:
That the above recitations are true and constitute the findings of the City
Council in this case;
Resokalon Ne. 2004150
'--� Generel Men Anandmeet 2003-081
P*Wfk ReWement Swwkee end We VOK Le Gulnte, L.P.
Adopted: November 7, 2004
Pepe 3
2. That it does approve General Plan Amendment 2003-091 for the reasons set
forth in this Resolution and as shown on the attached exhibit:
PASSED, APPROVED, and ADOPTED at a regular meeting of the La
Quinta City Council held on this 7' day of December, 2004, by the following vote, to
wit:
AYES: Council Members Henderson, Osborne, Perkins, Mayor Adolph
NOES: Council Member Sniff
ABSENT: None
ABSTAIN: None
ATTEST:
GREEK, CMC, i y Clerk
City of La Quinta, California
(CITY SEAL)
APPROVED AS TO FORM:
City of La
ON ADOL H, M or
City of La Quinta, California
014
LDR TO.FAHDIII
Mir
Pff A
7.1
low*
roc
ORDINANCE NO. 411
AN ORDINANCE OF THE CITY COUNCIL OF THE CITY
OF LA QUINTA, CALIFORNIA, AMENDING THE
OFFICIAL ZONING MAP OF THE CITY, BY REZONING
CERTAIN PROPERTY FROM LOW DENSITY
RESIDENTIAL 17/1 TO MEDIUM-HIGH RESIDENTIAL
AND OFFICE COMMERCIAL TO MEDIUM DENSITY
RESIDENTIAL TO ALLOW CONSTRUCTION OF A
SENIOR RETIREMENT COMMUNITY
CASE NO. ZONE CHANGE 2003-112
PACIFIC RETIREMENT SERVICES AND WESTPORT LA QUINTA, L.P.
The City Council of the City of La Quinta does ordain as follows:
SECTION 1. The La Quinta Official Zoning Map is hereby amended by
rezoning 14t acres located at the northeast corner of Washington Street and Avenue
50 from Low Density Residential 17/1 to Medium -High Residential and 7t acres
located at the southeast corner of Washington Street and Avenue 50 from Office
Commercial to Medium Density Residential: The property shown and depicted for such
rezoning on the map is attached to, and made a part of this Ordinance.
SECTION 2. ENVIRONMENTAL. The Zone Change has complied with
the requirements of "The Rules to Implement the California Environmental Quality Act
of 1970" (as amended and adopted in City Council Resolution 83-68), in that the
Community Development Department conducted an Initial Study (EA 2003-470) and
has determined that the proposed Zone Change will not have a significant adverse
impact on the environment and therefore, the City Council has certified a Mitigated
Negative Declaration of environmental impact.
SECTION 3. EFFECTIVE DATE. This Ordinance shall be in full force and
effect thirty (30) days after its adoption.
SECTION 4. POSTING. The City Clerk shall, within 15 days after
passage of this Ordinance, cause it to be posted in at least three public places
designated by Resolution of the City Council; shall certify to the adoption and posting
of this Ordinance; and shall cause this Ordinance and its certification, together wvith
proof of posting, to be entered into the Book of Ordinances of this City.
PASSED, APPROVED, and ADOPTED at a regular meeting of the
La Quinta City Council held on this 21 ST -day of December, 2004, by the following
vote:
Ordnance No. 411
Zone Change 2003-112
Pacific retirement Services and Westport La Quinta L.P.
Adopted: December 21, 2004
Page 2
AYES: Council Members Henderson, Osborne, Perkins, Mayor Adolph
NOES: Council Member Sniff
ABSENT: None
ABSTAIN: None
DON ADO H, NUyvorr
City of La Quinta, California
ATTEST:
J . GREEK, NC, Clerk
City of La Quinta, California
(CITY SEAL)
APPROVED AS TO FORM:
M. KAT ER I NNE JE -NS ,City Attorney
City of La Quinta, California
Ordinance No. 411
Zone Change 2003-112
Pacific retirement Services end Westport La Quinta L.P.
Adopted: December 21, 2004
Page 3
STATE OF CALIFORNIA)
COUNTY OF RIVERSIDE) ss.
CITY OF LA QUINTA )
I, JUNE S. GREEK, City Clerk of the City of La Quinta, California, do hereby certify the
foregoing to be a full, true, and correct copy of Ordinance No. 411 which was
introduced at a regular meeting on the 7' day of December, 2004, and was adopted at
a regular meeting held on the 21" day of December, 2004, not being less than 5 days
after the date of introduction thereof.
I further certify that the foregoing Ordinance was posted in three places within the City
of La Quinta as specified in a Resolution of the City Council.
1
J E S. GREEK, CMC, City Clerk
City of La Quinta, California
DECLARATION OF POSTING
I, JUNE S. GREEK, City Clerk of the City of La Quintg, California, do hereby certify
that the foregoing ordinance was posted on 4$11-0/.- 4 , pursuant to Council
Resolution.
JUNE S. GREEK, CMC, City Clerk
City of La Quinta, California
0:;F!
V W.M'o
7.MK
a
2math; ri pp U14 X5 4A
walk
V W.M'o
7.MK
a
F RESOLUTION NO. 2004-152
A RESOLUTION OF THE OF THE CITY COUNCIL OF
THE CITY OF LA QUINTA, CALIFORNIA, APPROVING
DESIGN CRITERIA AND DEVELOPMENT STANDARDS
FOR A SENIOR RETIREMENT COMMUNITY ON 21*
ACRES LOCATED ON THE NORTHEAST AND
SOUTHEAST CORNERS OF WASHINGTON STREET
AND AVENUE 50
CASE NO.: SPECIFIC PLAN 2004-071
PACIFIC RETIREMENT SERVICES AND WESTPORT LA QUINTA, L.P.
WHEREAS, the City Council of the City of La Quinta, California did, on
the 7' day of December, 2004, hold a duly noticed Public Hearing to consider a
request by Pacific Retirement Services and Westport La Quinta, L.P. for approval of
a Specific Plan for design criteria and development standards for the development
of a senior retirement community on 21 t acres on the northeast and southeast
corners of Washington Street and Avenue 50, more particularly described as:
APN'S 646-070-013 and 770-040-012
WHEREAS, the Planning Commission of the City of La Quinta,
California did, on the 9' day of November, 2004, hold a duly noticed Public
Hearing to consider a request by Pacific Retirement Services and Westport La
Quinta, L.P. for approval of a Specific Plan for design criteria and development
standards for the development of a senior retirement community on 21 t acres on
the northeast and southeast corners of Washington Street and Avenue 50, and
adopted Resolution 2004-089, recommending approval of this request; and
WHEREAS, the Community Development Department mailed case file
materials to all affected agencies for their review and comment on the proposed
project. All written comments are on file in the Community Development
Department; and
WHEREAS, the Community Development Department published the
public hearing notice in the Desert Sun newspaper on November 27, 2004, as
prescribed by the Municipal Code. Public hearing notices were also mailed to all
property owners within 500 feet of the site; and
Resolution No. 2004-152
SpecMc Plan 2004-071
PacMo Retirement Services and Westport Le Q tints, L.P.
Adopted: November 7, 2004
Pape 2
WHEREAS, the La Quinta Community Development Department has
completed Environmental Assessment 2003-470 and based upon this Assessment,
with Mitigation Measures, the project will not have a significant adverse effect on
the environment; therefore, a Mitigated Negative Declaration of environmental
impact is recommended; and
WHEREAS, at the Public Hearing upon hearing and considering all
testimony and arguments of all interested persons desiring to be heard, said City
Council did make the following Mandatory Findings to justify approval of said
Specific Plan:
Finding A - Consistency with General Plan
As proposed the project will have a Medium -High and Medium Density Residential
designation which conditionally permits the senior retirement community.
Additionally, the project provides adequate perimeter landscaping and acceptable
architectural General Plan and Toning requirements.
Finding B — Public Welfare Enhancement
The project will not be detrimental to the public health, safety and welfare in that
the project is designed in compliance with the City standards and County and State
standards, such as CEQA. Additionally, the facility helps provide housing variety
for City residents.
Findings C and D — Land Use Compatibility and Property Suitability
The project is in an area designated and zoned for the use which is proposed and
therefore, suitable for senior retirement development. The project provides
adequate buffering through landscaping, large setbacks and perimeter walls to
ensure compatibility with surrounding land uses.
NOW, THEREFORE, BE IT RESOLVED by the City Council of the
City of La Quinta, California as follows:
i .
That the above recitations are true and correct and constitute the findings
of said City Council in this case; and
Resokn on No. 2004-152
r specMe Plan 2004-071
Padit Retirement services and Westport Ls QuMta, L.P.
Adopted: November 7, 2004
Page 3
2. That it does hereby acknowledge that Environmental Assessment 2003-
470 has determined that no significant unmitigated effects on the
environment have been identified; and
3. That it does hereby approve Specific Plan 2003-071, for the reasons set
forth in this Resolution and subject to the attached Conditions of
Approval.
PASSED, APPROVED, and ADOPTED at a regular meeting of the La
Quints City Council, held on this 7t' day of December, 2004, by the following
vote, to wit:
AYES: Council Members Henderson, Osborne, Perkins, Mayor Adolph
NOES: Council Member Sniff
i
ABSENT: None
ABSTAIN: None
ON ADOLPH, yor
City of La Quints, California
ATTEST:
JU . GREEK, CMC, erk
City of La Quints, California
(CITY SEAL)
Resokrtion No. 2004-152
Specific Plan 2004071
Paclfk Retirement Services and Westport La Quints, L.P.
Adopted: November 7, 2004
Pape 4
APPROVED AS TO FORM:
g0,(HERINE
M. KA JENS ,City Attorney
City of La Quinta, California
CITY COUNCIL RESOLUTION 2004-152
CONDITIONS OF APPROVAL - FINAL
SPECIFIC PLAN 2004-071
PACIFIC RETIREMENT SERVICES AND WESTPORT LA QUINTA LP
ADOPTED: DECEMBER 7, 2004
GENERAL
1. The use of the subject property for a congregate care facility shall be in
conformance with the approved exhibits and conditions of approval contained in
Conditional Use Permit 2003-074, Site Development Permit 2003-762 and
Environmental Assessment 2003-470, unless otherwise amended by the
following conditions.
2. The approved shall be used within two years of the effective date of approval,
otherwise, it shall become null and void and of no effect whatsoever.
"Used" means the issuance of a building permit for the project. A time
extension for this Specific Plan may be requested as permitted in Municipal
Code Section 9.200.080 D.
3. Developer agrees to indemnify, defend, and hold harmless the City of La Quinta
in the event of any legal claim or litigation arising out of the City's approval of
this project. The City of La Quinta shall have the right to select its defense
counsel in its sole discretion.
The City shall promptly notify the developer of any claim, action or proceeding
and shall cooperate fully in the defense.
4. All conditions of approval from all applications for this project shall either be
included in the Specific Plan text or attached, as appropriate. Five copies of the
final approved Specific Plan shall be submitted to the Community Development
Department within 30 days of final approval by the City Council.
5. The perimeter wall along the north property line of the north site may be a
maximum eight feet high as measured from the north side. The design of this
wall, including the north -facing finish, demolition, and prevention of dead space
between new and existing walls shall be to the satisfaction of the Building
Official and City Engineer.
Resokrtlon No. 2004152
Conditions of Approval - FINAL
Specific Plan 2004071
Pacific Retirement Services and Westport La Qulnta, LP
Adopted: December 7, 2004
Page 2
6. The northern -most carports located of the north site shall be enclosed on the
north elevation with architecturally compatible materials and shall have a sloped
or mansard concrete tile roof to the satisfaction of the Community Development
Director.
7. Roof tiles shall be concrete "S" tile.
8. On the south site, vehicular access to Washington Street shall be right out only,
if deemed appropriate by the City Engineer.
,37.82 50.711 11
II i
x ,38.56 5
LEGEND -
679.3 - EXISTING SPOT ELEVATIONS
- EXISTING CONTOURS
Q- EXISTING EASEMENT DELTA
—C - - EXISTING ELECTRIC
_G —- EXISTING GAS
----IRR - - EXISTING IRRIGATION
_T ---- - EXISTING PHONE
...S - EXISTING SEWER
B�JSN
,38.88
w - - EXISTING WATER
----Q - EXISTING CABLE
R/W - EXISTING RIGHT OF WAY
- EXISTING LOT LINE
- EXISTING BOUNDARY
— — — — — — — — — — — — — - EXISTING EASEMENT
- PROPOSED CURB
— — - PROPOSED AND EXISTING CENTER LINE
- PROPOSED RIGHT OF WAY
i
ABBREVIATIONS-
A.C.
= ASPHALT
N =
NORTH
C/L
= CENTERLINE
PROP. = PROPOSED
E =
EAST
P.U.E. = PUBLIC UTILITY EASEMENT
E/P
= EDGE OF PAVEMENT
R =
RADIUS
EX.
= EXISTING
R/W
= RIGHT OF WAY
L =
LENGTH
S =
SOUTH
MAX.
= MAXIMUM
S.F.
= SQUARE FOOTAGE
MIN.
= MINIMUM
W =
WEST
NORTH SITE
6' MEANDE- COMPACTED SUBGRADE
6' MEANDE-i
RING SIDEWALK
STD. CURB CURB
& GUTTER EX.
�% A.C.
lwff FW BASE COURSE-'
6' MEANDE-1COMPACTED SUBGRADE
6' MEANDE-
RING SIDEWALK
SITE AREA
596,530 SF
TOTAL BUILDING AREA
171,195 SF
INDEPENDENT LIVING FACILITY AREA
135,086 SF
ASSISTES LIVING / ALZHEIMER'S AREA
18,581 SF
SKILLED NURSING FACILITY AREA
17.528 SF
LANDSCAPE AREA
173,520 SF
HARDSCAPE AREA
251,815 SF
REQUIRED PARKING
224 SPACES
TOTAL PARKING SPACES PROVIDED
249 SPACES
ON -STREET PARKINIC SPACES
84 SPACES
CARPORT PARKING SPACES
165 SPACES
ACCESSIBLE PARKING SPACES REC)UIRED
6 SPACES
ACCESSIBLE PARKING SPACES PROVIDED
10 SPACES
SECTION A -A
WASHINGTON STREET
N.T.S.
50'
32'
BARRIER
CURB
LANDSCAPED -J
MEDIAN
SECTION B -B
AVENUE 50
N.T.S.
NO.
REVISIONS
APPROVED
7DAT
1,
REVISED BASE PLAN & GENERAL NOTES
04
MAY 04, 2004
IN THE CITY OF LA OUINTA
COUNTY OF RIVERSIDE, STATE OF CALIFORNIA
SITE PLAN
LEGAL DESCRIPTION
A PORTION OF THE SOUTH 1/2 OF THE SOUTHWEST QUARTED OF THE
SOUTHEAST QUARTER OF SECTION 31, TOWNSHIP 5 SOUTH, RANGE 7 EAST,
SAN BERNARDINO MERIDIAN.
ASSESSORS PARCEL NUMBERS -
646 -070-013 / 770-040-012
DEVE!�,.OPER
WESTPOR'd HOLDINGS LA QUINTA, LLC.
3801 PGA BOULEVARD, SUITE 805
PALM SEMI M GARDENS, FLORIDA 33410
TELEPHONE (561)624-1225
FAX -
PACIFIC
AXEPACIFIC RE"E IREMENT SERVICES, INC
1200 MIRA MAR
MEDI"OPD, 0REGON 97504
TELEPHONE` (541)857-6514
FAX- (541)857-6514
ENGINEER
M, SA CXjNGULTING, INC
34200 8013 11015E DRIVE
RANCHO ARAGE, CALIFa:' 1.42A i;227U
TELEPHONE, (760)320-9bil
FAX, (780)=$-7893
R00ERT S. SMITH, RCE 26401
ARCHITECT
ANKROM MOISAN ASSC = IA "Eu_
6720 =SOUTHWEST MA(: ►DAM K° c_'>UE, SU -"TL'.
PORTLAND, OREGON 91 �fn
TELEPHONE ° (503)245-
FAX- CuJ`s')245-7710
GENERAL NOTES
EXISTING CITY ZONING- NORTH SITE / RL (RESIDENTIAL LOW)
SOUTH SITE / CO (OFFICE COMMERCIAL)
PROPOSED CITY ZONING- NORTH SITE / RH (HIGH DENSITY RESIDENTIAL)
SOUTH SITE / MHDR (MEDIU-HIGH DENSITY RESIDENTIAL)
EXISTING LAND USE, VACANT
PROPOSED LAND USE- NORTH SITE / CONTINUING CARE RETIREMENT COMMUNITY
SOUTH SITE / CONTINUING CARE RETIREMENT COMMUNITY
EXISTING CITY GENERAL PLAN- NORTH SITE / LDR (LOW DENSITY RESIDENTIAL)
SOUTH SITE / CO (OFFICE COMMERCIAL)
PROPOSED CITY GENERAL PLAN, NORTH SITE / MHDR (MEDIUM-HIGH DENSITY RESIDENTIAL)
SOUTH SITE / MHDR (MEDIUM-HIGH DENSITY RESIDENTIAL)
GROSS ACREAGE- NORTH SITE (14.01 ACRES) / SOUTH SITE (7.67 ACRES)
NET ACREAGE NORTH SITE (13.69 ACRES) / SOUTH SITE (7.04 ACRES)
UTILITIES-
ELECTRIC- IMPERIAL IRRIGATION DISTRICT (760)398-5854
GAS- THE GAS COMPANY (760)335-7762
TELEPHONE- VERIZON COMPANY (760)864-1715
WATER- COACHELLA VALLEY WATER DISTRICT (760)398-2651
CABLE- TIME WARNER (760)325-1508
SEWER- COACHELLA VALLEY WATER DISTRICT (760)398-2651
USA- UNDERGROUND SERVICE ALERT (800)227-2600
NOTE SEE ARCHITECT'S PLANS FOR BUILDING FUNCTION DETAILS
o:
0
12' w
0
z
STD. CURB _ ai
& GUTTER\ w
SOUTH SITE
SITE AREA
TOTAL BUILDING AREA
GARDEN APARTMENTS
COTTAGES
LANDSCAPE AREA
HARDSCAPE AREA
TOTAL PARKING SPACES PROVIDED
ON -STREET PARKING SPACES
CARPORT PARKING, SPACES
GARAGE PARKING SPACES IN COTTAGES
ACCESSIBLE PARKING SPACES REOUIRED
ACCESSIBLE PARKING SPACES PROVIDED
306,369 SF
81,920 SF
11,540 SF
70,380 SF
142,401 SF
82,013 SF
64 SPACES
10 SPACES
20 SPACES
34 SPACES
2 SPACES
2 SPACES
ti0 ROP
AVENUE
AVENUE 50
AVENUE 52
w
z
0
Ln
Ql
VICINITY MAP 2
N.T.S.
w
0
o:
z
0
2
Mo., pr*4�*
R
0' 60' 120' 180' 24(
SCALE 1 "=60'
MSA CONSULTING, INC.
MAWMR0, SMITH & ASSOCIATES, INC.
Pt•A 4Nwo ■ Crm Emnamm ■ LAND SURvEywo
34200 BoB HoPa DRm ■ RANcHo MmAGB ■ CA 92270
IDTa>La HONE (760) 320-9811 ■ FAx (760) 323-7893