SP 2006-081 Canyon Ridge (2014) - Amendment 1
Canyon Ridge Specific Plan
City of La Quinta
Riverside, CA
Date: July11th, 2007
AMENDED April, 2014 and
Approved July 15th, 2014
Prepared - For:
BHT 11 La Quinta 74, LLC
3027 Townsgate Road, Suite 250 Westlake Village, CA 9136 1
Prepared By:
MDS Consulting and BHT II La Quinta 74, LLC
BHT II
MDS CONSULTING
Table of Contents
1. I RODUCTION' .......................................................... 1
1.1 Executive Summary ............................................................ 1
1.2 Purpose and Intent ............................................................. 1
1.3 Project Regional Setting ...................................................... 2
1.4 Project Local Setting............................................................2
1.5 Project History.....................................................................5
1.6 Enabling Legislation ........................................................... 5
1.7 California Environmental Quality Act Compliance ............ 6
2. PLANS, PROGRAMS AND GUIDELINE S ........................ 6
2.1 Community Concept ............................................................ 6
2.2 Land Use .............................................................................. 6
2.2.1 Land Use/General Permit Context ...................... 6
2.2.2 General Plan/Land Use .......................................... 7
2.3 Zoning .................................................................................. 8
2-4 The Master Plan of Land Use .............................................. 8
2.5 Circulation Plan ................................................................... 9
2.5.1 Offsite Improvements ............................:.............. 10
2.5.2 Onsite Improvements............................................ 1 0
2.6 The Conservation, Open Space, and Recreation Plan ........ 11
2.6.1 Conservation.......................................................... 11
2.6.2 Open Space ........................................................... 12
2.6.3 Recreation .............................................................. 13
2.7 Infrastructure ...................................................................... 13
2.7.1 Water ..................................................................... 13
2.7.2 Sanitary Sewage........................................................ 14
2.7.3 Public Utilities .......................................................... 15
2.7.4 Refuse Collection ...................................................... 15
2.7.5 Schools ...................................................................... 16
2.7.6 Law Enforcement ..................................................... 16
2.7.7 Fire Protection .......................................................... 16
2.7.8 City Administration .................................................. 17
2.7.9 Library Facilities....................................................... 17
2.7.10 Environmental Hazards and Issues ......................... 17
2.8 The Community Design Guidelines .................................... 17
2.8.1 General Architectural and Siting Guidelines ........... 19
2.8.2 Residential Site Planning Guidelines....................... 23
2.8.3 Residential Design Criteria ...................................... 25
2.8.4 Residential Site Planning Criteria ............................ 25
2.8.5 Landscape Guidelines .............................................. 26
2.8.6 Landscape Plant Material Palette ............................ 26
3· ZONING AND DEVELOPMENT REGULATIONS ............ 26
3.1 Specific Plan Overlay District .............................................. 26
3.1.1 Residential Specific Plan Uses and Standards ......... 27
4· GENERAL PIAN CONSISTENCY ................................... 31
4.1 Land Use Element ............................................................... 32
4.2 Circulation Element ............................................................ 32
4·3 Open Space Element ........................................................... 32 4-4 Park and Recreation Element ............................................. 33
4·5 Natural Resource Conservation Element............................ 33
4.6 Infrastructure and Public Services Element ....................... 34
4·7 Environmental Hazards Element........................................ 34
4.8 Cultural Resource Element ................................................. 35
5· SPECIFIC PLAN AMENDMENTS...................................... 36
5.1 Specific Plan Amendments................................................. 36
5.1.1 Specific Plan Amendment Procedure...................... 36
5.2 Environmental Assessment 2006-579....................... App. A
5.3 Specific Plan Conditions of Approval................................. App. A
5-4 Tentative Tract Conditions of Approval............................. App. A
5.5 Site Development Permit Conditions of Approval............. App. A
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List of Exhibits
1) Regional Vicinity Map
2) Site Vicinity Map
3) Existing Land Use Exhibit
4) Existing Zoning Exhibit REVISED
5) Existing General Plan Exhibit REVISED
6) Tentative Tract Map
7) Current Land Use Exhibit
8) Parking Plan Exhibit REVISED
9) Circulation Diagram REVISED
10) Street Sections A & B
11) Street Sections C & D
12) Street Sections E & F
13) Technical Street Section Exhibit
14) Open Space Diagram REVISED
15) Master Landscape Plan REVISED
17 ) Wall Concept Exhibit REVISED
16 ) Entry Structure Exhibit REVISED
18) A & B Hacienda Character Elevation REVISED
19) A & B Bungalow Character Elevation REVISED
20) Residential Development Standards Comparison Exhibit
21) Specific Plan Development Standards Exhibit
1 Introduction
1.1 EXUCUTIVE SUMMARY
The Canyon Ridge Specific Plan is organized into five sections:
Section 1, Introduction: This section provides an overview of the document,
project setting and history, the legislative authority for the Specific Plan and the
method of compliance with the California Environmental Quality Act (CEQA).
Section 2, Plans , Programs and Guidelines: This section provides
the organization and framework of the Land Use Plan and related plan exhibits. This
section of the Specific Plan establishes the land use policy for the Canyon Ridge
Specific Plan area and provides the design guidelines which set design and
development criteria and direction for individual projects within the specific plan
boundary.
Section 3, Zoning and Development Regulations: This section establishes
the zoning applicable to land within the Canyon Ridge Specific Plan area
boundary. Development Regulations are presented for each product type within the
Specific Plan boundary.
Section 4, General Plan Consistency: This section uses the key land use
issues statement of each element of the City of La Quinta General Plan as the
basis for evaluating the consistency of the Canyon Ridge Specific Plan with the
City of La Quinta General Plan.
Section 5, Addenda: This section provides the City Council Resolutions and
Conditions of Approval.
1.2 PURPOSE AND INTENT
The Specific Plan for BHT II La Quinta 74 LLC (“BHT II”) is presented as a
comprehensive planning and development document intended to guide future
development of lands within the Canyon Ridge Specific Plan area boundary.
This document establishes development plans, guidelines and development
regulations for the project plan area and specifies development criteria for all
future use within the plan. The Canyon Ridge Specific Plan is intended to
insure a development consistent with the goals, objectives, and policies of the City
of La Quinta General Plan and the goals of BHT II.
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This document guides the character, design and standards of development for the
land within the Canyon Ridge Specific Plan area and also provides flexibility
to allow future development to respond to the changes in the economic
marketplace of the region. The Canyon Ridge Specific Plan establishes and
updates the design and development zoning policies applicable to development
within the project plan area and establishes the regulations and standards which
serve as the zoning and development regulation for the property. In cases where the
zoning and development regulation is nonspecific within the document, the zoning
and development regulation is guided by the City of La Quinta ordinance in effect at
the time.
1.3 PROJECT REGIONAL SE'ITING
The site of the Canyon Ridge Specific Plan is approximately 120 miles from
the city of Los Angeles and the Pacific Coast and approximately 247 miles from the
Phoenix/Scottsdale metropolitan region . See Regional Vicinity Map Exhibit #1.
The plan area is located at the base of the Santa Rosa Mountains in the regional
vicinity of Palm Springs and is located within the corporate limits of the city of La
Quinta in Riverside County.
1.4 PROJECT LOCAL SEITING
The specific plan boundary is within the City of La Quinta, a 31-square mile
municipality located in the southeastern portion of the Coachella Valley. The city is
bounded on the west by the City of Indian Wells, on the east, by the city of Indio
and Riverside County, on the north by Riverside County, and federal and county
lands to the south. The City of La Quinta was incorporated in 1982. The Canyon
Ridge Specific Plan is accessible from Interstate 10 by way of Jefferson
Street and/or Washington Street. See Site Vicinity Map- Exhibit #2.
The project site is bounded by vacant mountain slopes on the west, by the St.
Francis of Assisi Catholic Church on the north, by existing residential land on the
south and existing commercial buildings on the east. See Existing Land Use
Exhibit #3.
The Canyon Ridge Specific Plan continues the implementation of a network of
General Plan roads and infrastructure within the City's master plan for
development.
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Property adjacent to the Canyon Ridge Specific Plan is currently designated as
follows:
Existing Zoning Existing General Plan
NORTH - (RL) Low Density Residential
EAST - (RC) Regional Commercial
SOUTH - (RL) Low Density Residential
(LDR) Low Density Residential
(M/RC) Mixed, Regional Commercial
(LDR) Low Density Residential
WEST - Low Density Residential (LDR) Low Density Residential
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Regional Vicinity Map
Exhibit #1
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Site Vicinity Map
Exhibit #2
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Source: City of La Quinta Official Zoning Map, September 2007
EXHIBIT 4—EXISTING ZONING
Source: City of La Quinta General Plan, adopted February 19, 2013 (Property outline
and identification of the Canyon Ridge Specific Plan have been added ).
Exhibit 5 — EXISTING GENERAL PLAN
1.5 PROJECT HISTORY
Previous entitlements on the property include the following:
City Council Resolution No. 2007 -016, certifying a m itigated n egative
d eclaration of e nvironmental i mpact prepared for Specific Plan 2006 -081,
Tentative Tract Map 35060 and Site Development Permit 2006 -873
City Council Resolution No. 2007 -017, approving d evelopment s tandards,
principles, guidelines and programs for the development of 74 homes located
at the northeast corner of Washington Street and Avenue 48 (extended)
C ity Council Resolution No. 2007 -018, approving the subdivision of
approximately 28.33 acres into 74 residential lot s and miscellaneous lots City Council Resolution No. 2004-160, certification of a mitigated negative
declaration of environmental impact for Tentative Tract No. 32397.
(Environmental Assessment No. 2004-522, December 21, 2004) City Council Resolution No. 2004-161, approving the subdivision of
approximately ±28.43 acres of land into a 74-lot residential development.
(Tentative Tract No. 32397, December 21, 2004)
The project was previously entitled and developed as the La Quinta Arts
Foundation in June of 2000.
1.6 ENABLING LEGISLATION
The authority to prepare, adopt, and implement the Canyon Ridge Specific
Plan is granted to the City of La Quinta by California Government Code (Title 7,
Division 1, Chapter 3, Article 8, Sections 5450 through 65457).
As with General Plans , the Planning Commission must hold a public hearing
before it can recommend to the City Council, the adoption of a specific plan or an
amendment thereto. The City Council of La Quinta may adopt a Specific Plan
and/or an amendment to the Specific Plan by either ordinance or resolution.
The Canyon Ridge Specific Plan is a regulatory document that, once adopted,
will provide flexibility to the existing zoning and development standards and
serve as the Design and Development Guidelines for the Canyon Ridge
Specific Plan area. Upon completion of the Canyon Ridge Specific Plan
adoption process, future development must be consistent with the Specific Plan.
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1.7 CALIFORNIA ENVIRONMENTAL QUALITY ACT COMLIANCE
As a result of environmental issues identified by City Staff, focused
environmental studies were prepared in conjunction with the 2007 specific
plan approval and were incorporated into the data used by the City of La Quinta
for adopting findings for approval. As a result of the findings of those on-site
environmental studies concerning archaeology, biology, hydrology, and
paleontology, mitigations for environmental compliance where developed and
administered under the jurisdiction of the City of La Quinta Community
Development Department. Previous Mitigated Negative Declarations for recent
prior entitlements where also used as a resource for environmental determinations
on the 2006 Canyon Ridge Specific Plan.
2 Plans, Programs and Guidelines
2.1 COMMUNITY CONCEPT
The Canyon Ridge Specific Plan is a single-family detached residential
community composed of two housing types (large single-family detached houses
(haciendas) on large lots and clustered single-family detached homes (bungalows)).
The project has internal recreation lots, an internal walk system, and enhanced
retention basins. The internal streets are private with a gated entrance from
Washington Street. A secondary gate for community ingress and egress and
emergency access will be provided through the adjacent St. Francis of Assisi
circulation system.
An internal pedestrian-friendly system of paseos and w alkways connects the
various open space features of the project for active recreation.
2.2 LANDUSE
2.2.1 Land Use/General Permit Context
The Canyon Ridge Specific Plan implements the City of La Quinta General Plan
by bringing detailed policies and regulations together into a comprehensive
development plan for the Specific Plan Area. The Canyon Ridge Specific Plan is a
regulatory document which, when adopted by the City Council of La Quinta, governs
development standards and design guidelines for the plan area. The Canyon Ridge
Specific Plan land use is LDR (Low Density Residential) and the zone designation
is RL (Residential Low Density).
Site Development Permits will be required for model homes, recreational or open
spaces amenities, entry statements, and similar facilities.
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The Canyon Ridge Specific Plan is prepared as a link between the La Quinta
General Plan and subsequent development proposals for development areas within
the plan area. The Land Use Element of the La Quinta General Plan identifies
and establishes the City's policy relative to the planned future pattern, intensity,
density and relationships of land uses in the City, as well as in the plan area
addressed herein. The purpose of the Land Use Element within the City's
General Plan is to establish City policy which includes:
Clustering of smaller housing types on property with a designated land use of
Low Density Residential, LDR. Provided such uses encourage open space
and common area amenities.
Implementing a Specific Plan for the clustered land use pattern
Proposing the development of attached or detached housing in a country
club setting or standard subdivisions within properties designated Low
Density Residential
The Canyon Ridge Specific Plan implements the City's General Plan
by:
Specifying the land uses in the plan area;
Delineating standards for land use compatibility with the City's goals and
policies (see Section 4, Consistency with General Plan of this document);
Providing the framework for development in an orderly manner
2.2.2 General Plan /Land Use
The specific plan for the project area defines the currently approved land use for
the property.
These Land Use Policies are illustrated in following exhibits and include:
Residential Land Uses
Low Density Residential - 2-4 DU /AC
Circulation Elements
Greenbelt Use
See Technical Site Plan Exhibit #6.
Existing Land Use Designation
The exhibit following illustrates the current Land Use Designations for the subject
property.
See Current Land Use Exhibit #7.
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2.3 ZONING
Existing Zoning Designation
Exhibit 4 illustrates the current Zoning Designations for the subject property.
See Existing Zoning Exhibit #4.
2.4 THE MASTER PLAN OF LAND USE
The Master Plan for the Canyon Ridge Specific Plan reflects the development
goal of providing upscale residential homesites set in a gate-guarded
environment of private streets and connected greenbelt elements.
The Canyon Ridge Specific Plan proposes to have two types of single-family
detached residential uses: large single-family detached homesites (haciendas) and
clustered single-family detached houses (bungalows) on smaller fee lots.
The twenty-five hacienda homesites are proposed on 6.51 acres (not including
streets). These hacienda lots range in size from 10,320 square feet to 19,057
square feet, averaging 11,350 square feet. The proposed homes range in size from
3,315 square feet to 3,746 square feet.
The forty-nine bungalow homesites are proposed on 8.41 acres (not including
streets). These bungalow lots range in size from 6,281 square feet to 9,395 square
feet, averaging 7,498 square feet. The proposed bungalows range in size from
2,467 square feet to 3,480 square feet.
The following Land Use Tabulation details all of the proposed land uses for the
Canyon Ridge Specific Plan:
Hacienda Lots (25 DU) (Lots 1-25)
Bungalow Lots (49 DU) (lots 26-74)
Enhanced Retention Basins (Lots I & J)
Central Passive Park (Lot H)
Entrance Passive Park (Lot D)
Private Street Parkway (and Median)
Private Streets (Paved Section)
Perimeter Landscaped Lots (South, North and West) (Lots
A, B, C & G)
Open Space (Lots K & L)
Washington Street Dedication (Lots E & F)
Total
6.51 acres
8.41 acres
3.60 acres
0-47 acres
0.18 acres
2.12 acres
3.07 acres
2.73 acres
1.03 acres
0.21 acres
28.33
Acres
22.98%
29.69%
12.70%
1.66%
0.64%
7-48%
10.84%
9.64%
100%
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CANYON RIDGE SPECIFIC PLAN
The Canyon Ridge Specific Plan provides for a range of residential housing
types consistent with low Density Residential designation established for the
property. The permitted dwelling types, lot size, height limits and other site
development standards are established in Section 3: Zoning and Development
Standards within this Canyon Ridge Specific Plan document.
2.5 CIRCULATION PLAN
The circulation system for the Canyon Ridge Specific Plan conforms to the
requirements of the City of La Quinta General Plan - Circulation Element by
providing a hierarchy of vehicular traffic-way (including golf cart circulation)
with pedestrian-ways segregated within the plan area. The circulation alignment is
defined by the central east/west entry plaza and park area along with the
north/south detention area walkways.
A distinctive design element in the circulation system for the Canyon Ridge
Specific Plan are the proposed chicanes that occur at the paseo connections
running east/west through the project. A chicane is a bend in an otherwise
straight path and as such they serve a dual purpose in the circulation of the
community. They encourage pedestrian circulation along the Paseos by
providing a visual and physical destination or node along the pedestrian
circulation system. They also encourage traffic calming break up the otherwise
linear street organization improving the visual interest along the street scene. The
chicane street design reduces the availability of on-street parking, a Parking Plan
Exhibit has been included to demonstrate an adequate amount of on-street parking
See Parking Plan Exhibit #8
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Within the Canyon Ridge Specific Plan area, the circulation system has been
designed to accomplish the following: Provide for internal private roadways that provide a safe route for project
ingress and egress.
Provide for private streets which allow two access connections to
Washington Street. This will facilitate the internal network of private
roadways to best serve the residential pads and open space amenities.
Provide for internal traffic calming by using chicanes to slow traffic.
See the following exhibits:
Circulation Diagram E xhibit #9
Street Sections Exhibits #10-12
Technical Street Section Exhibit #13
2.5.1 Offsite Improvements
The offsite public streets surrounding the project are currently developed in
accordance with The City of La Quinta standards in effect and will be constructed
incrementally in accordance with the applicable General Plan designations as
required by the City Engineer. Washington Street will be completed on the west
side fronting the property.
2.5.2 0nsite Improvements
The following measures are proposed to mitigate potential circulation impacts
associated with the project and will be implemented in conjunction with
development of the residential areas within the project boundary.
A ll roads internal to the project shall be developed as private facilities
which will address the structural standards in effect at the time of tentative
tract or zoning approval area in conjunction with phased implementation
of the Canyon Ridge Specific Plan.
The primary internal roads shall have minimum pavement widths of thirty-
two feet and thirty-six feet. Parking will be allowed on both sides of the
thirty-six-foot wide streets and on one side of the thirty-two-foot wide
streets.
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2.6 THE CONSERVATION, OPEN SPACE, AND RECEATION PLAN
The Canyon Ridge Specific Plan Open Space and Recreation Plan identifies and
establishes the open space and recreation amenities within the project. The site is
currently an unused parking lot with little natural open space. The project will
develop the entire site, including small natural areas along the west
boundary.
2.6.1 Conservation
The Canyon Ridge Specific Plan project area will be developed with the goal of
balancing the conservation and management of open space resources with the
implementation of a high quality residential-based community. Policies and
programs for the conservation, management, and use of natural resources include:
Prevention of soil erosion using the appropriate design criteria and careful
placement of landscaping.
Maintenance, protection, and replenishment of ground water by using the
retention basin as drainage areas to absorb and percolate project
stormwater runoff.
Re-use of palm trees and palo-verde trees currently on-site from previous
development.
Topography
The Canyon Ridge Specific Plan proposes to remove the existing parking lot and
re-grade the site to allow for the development of the retention basins, lot pads,
and perimeter slopes in conformance with the City's grading ordinances.
Archaeological Resource
A Review of recent cultural resource studies was performed for the Canyon
Ridge Specific Plan area by LSA Associates. The first report was prepared for the
previous Canyon Ridge Project by CRM TECH dated February 18, 2005. This
report concluded that "no known historical resources as defined by CEQA are
currently present within the project area, accordingly recommends to the City of La
Quinta a finding of No Impact regarding cultural resources." It does detail
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the records of two sites discovered in the Canyon Ridge Specific Plan area. The
first area CA-RIV-6245 was two prehistoric ceramic shards that were determined
ineligible for the California Register of Historical Resources. The second site
detailed in the report occurred in the area of CA-RIV-2199/4168. It was
determined to qualify as a "historical resource" under CEQA guidelines, but was
removed through testing and mitigation excavations pending development of the
La Quinta Arts Center Site in 1991. The second report details another site
discovered during the development of The La Quinta Art Center per the
mitigation measure for that project. The records indicate that this site, CA-RIV-
6214 was ineligible for listing as a "historical resource"
The report recommends monitoring during grading to determine the presence or
absence of deep archaeological deposits.
Biology Resource Study
A Biological Survey was performed for the previous project by AMEC Earth and
Environmental on February 28, 2005 entitled "Canyon Ridge Biological Survey."
Mitigation measures suggested in this report included the following:
Payment of the Coachella Valley Multiple Species Habitat Conservation Fee
Grading activity limitation during certain times of the year to reduce the
possibility of negatively impacting the Big Horn Sheep
Monitoring of nesting bird sites to minimize or eliminate disturbances.
No other biological mitigations were adopted for the previous Canyon Ridge project
2.6.2 0pen Space
The Open Space Concept
The Canyon Ridge Specific Plan is designed with the realization that open
space is a valuable resource and adds to the residents' quality of life. As the La
Quinta region becomes further developed, projects that incorporate portions of
their site with open space set a higher standard. Canyon Ridge Specific
Plan's landscaped frontage and detention basins establish a standard for multi-
functioning sites. A pedestrian circulation route traverses the basins through
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distinctive planting and desert shade trees, creating a physical amenity for the
residents and a visual amenity for the community. A central park provides an
open green through the interior of the project, extending sight lines and
increasing the open feeling of the community. By facilitating easy access to
walkways and parks, the Canyon Ridge Specific Plan ensures a pedestrian-
friendly environment.
See Open Space Diagram- Exhibit # 14.
See Conceptual Landscape Diagram- Exhibit #15
2.6.3 Recreation
Canyon Ridge Specific Plan is a community that provides for easy access to
walking paths and passive park spaces. The central park is a large open green for
open play and passive recreation. A shaded arbor seating adds to the peaceful
quality of the park. Recreation facilities include:
Extensive paseo system
Open space walkways
Central park space for passive recreation
Shaded arbor seating
Children’s play amenity
Dog park component, including a water source and pet clean-up facilities
2.7 INFRASTRUCTURE
The infrastructure system which serves the project is described below and is
designed to provide a coordinated system of infrastructure and public services to
adequately serve the plan area at full buildout. The infrastructure and utilities
plan identifies standards relative to land use for the plan area and establishes the
community's infrastructure and public services policies.
2.7.1 Water
Potable Water
The potable water system of the City is operated and administered by the
Coachella Valley Water District (CVWD) which extends service based upon
approved designs and improvements constructed by the private developer. The
CVWD assesses new development a per connection fee to tap into the potable
water distribution system. CVWD operates from a system wide master plan that
provides the City with potable water which is pumped from an underground
aquifer through wells located throughout the City.
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CVWD is continuing to take preventative measures to conserve precious water
resources for its existing and future customers. These measures include the use
of a water-efficient plant material approval policy, implemented through a
landscape review committee and a water management specialist on CVWD staff
entrusted to promote the mutual goals of the agency and those of the developer.
Potable water lines are available in Washington Street and can provide service to
the project.
Irrigation Water
Irrigation water will be provided by the CVWD in accordance with their policies.
2.7.2 Sanitary Sewage
The sanitary sewage collection and treatment system for the City is operated and
maintained by the CVWD which extends service based upon approved designs
and improvements constructed by the private developer. The CVWD assesses
new development per each equivalent dwelling unit (EDU) to provide
comprehensive wastewater collection and treatment. The current capacity of the
Mid-Valley Water Reclamation Plant is 4·35 million gallons per day (MGD). This
facility serves numerous Coachella Valley communities including La Quinta. The
CVWD has indicated that the sewage treatment plant can be expanded in the
future to serve additional demand, including the demand of La Quinta
encompassing the project. The sanitary sewer system will be installed in
accordance with District regulations.
Sanitary sewer facilities exist in Washington Street and can provide service to the
project.
Storm Water Drainage
The master grading and drainage concept of the development works within the
character of the existing and proposed topography and landform of the site to
provide an effective system of drainage and storm water management. The
runoff from the developed areas at higher elevations will be directed to lower
areas of the site where the storm water retention basins are proposed. Storm
water runoff from a theoretical 100-year 24-hour storm will be held onsite within
the storm water retention basins in conformance with the City's current drainage
policies. In addition to site flows, tributary flows from Washington Street will
also be retained onsite. Storm Drain design will not incorporate any offsite
drainage to Saint Francis or Laguna De La Paz. A notice of discharge will be filed
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with the NPDES with approved best management practices for interim site
conditions.
2.7.3 Public Utilities
Public utility transmission lines for cable television, electricity and telephone are
available to provide service in Washington Street. Permanent power and
telecommunications distribution lines internal to the project will be placed
underground.
Electricity
Electrical power is provided by the Imperial Irrigation District ("IID") to the site,
as well as surrounding development from the La Quinta Substation. This I ID
substation is currently operational west of the intersection of Avenue 48 and
Jefferson Street.
Natural Gas
Southern California Gas provides service adjacent to the site form its service
main along Washington Street just north of the property boundary.
Telephone
Land-based Telephone services for the project area are provided by General
Telephone Company. Regionally, cellular service providers include AT&T
Cellular, Verizon Cellular, Nextel, Sprint, Pacific Bell, and others.
Cable 1V
Cable Service is currently provided to adjacent communities by Time Warner
Cable and will provide service to the project.
Internet Service Providers
Internet service is provided via a host of currently available vendors both land
based and cellular.
2.7.4 Refuse and Recycling Collection
Refuse and Recycling collection within the city limits is provided by Burrtec via a
franchise agreement with the City of La Quinta for this purpose. Refuse
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collection occurs in accordance with a schedule established by the franchisee and
the city. It is envisioned that the residential areas of the plan will provide
individual curbside pick-up for all homes served by an extension of the contract
refuse collection services currently in place at the Canyon Ridge Specific
Plan. Prior to regularly scheduled pickup and removal, refuse will be contained
or covered to eliminate any windblown trash.
2.7.5 Schools
The public education needs of the City of La Quinta are provided by two public
school districts which include the Desert Sands Unified School District
("DSUSD") and the Coachella Valley Unified School District ("CVUSD"). The
Coachella Valley also contains several private schools administered by religious
or other private entities that are attended by La Quinta school children.
In conformance with State law in effect at the time of construction, the project
will pay development impact fees to the appropriate school district in accordance
with the established rate at the time of construction.
Based on location of existing schools, the makeup of the population of the project
and their minimal student generation, the project is adequately served through
buildout of the plan area by existing and proposed school facilities in the city.
2.7.6 Law Enforcement
Law enforcement services are provided to the City (and the project) through a
contract with the Riverside County Sheriff’s Department. The
Sheriff’s Department extends service to the city from existing facilities located in
the city of La Quinta and city of Indio. The existing agreement between the
City and Sheriff’s Department provides protection on a 24-hour basis, seven
days per week.
2.7.7 Fire Protection
Fire protection service is provided to the City by the Riverside County Fire
Department. The Fire Department administers three stations in the city.
The first facility (Station #32) is on Avenue 52, west of Washington Street. The
second facility (Station #70) is located at the intersection of Madison Street
and Avenue 54 within the PGA WEST project area. And the third facility (Station
#93) is located at 44-558 Adams Street. The Fire Department also operates four
additional stations in surrounding communities which result in overlapping
service areas. The Department currently exhibits an Insurance Services Office
(ISO) public protection class rating of four, based on a descending scale from one
to ten, with first-in-response times from two to six minutes. The
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ISO established its rating system based on the provision of manpower/staffing,
communication facilities, water system for suppression, automatic sprinkler I alarm
systems, response times, and building standards. Given this rating, the project is
adequately served for fire suppression. Paramedic service is provided to the city of
La Quinta and the project area by Springs Ambulance Service. Paramedic staff is
located at Station # 70 in La Quinta.
2.7.8 City Administration
Located in the Civic center Campus, City administration facilities in La Quinta
currently include offices of approximately 31,000 square feet for the City
departments (i.e., Mayor and City Council, City Manager, City Clerk, Finance
Department, Community Development Department, Public Works Department,
Building and Safety, and Community Services). The municipal complex relocated at
the southwest corner of Calle Tampico and Washington Street.
2.7.9 Library and Senior Center Facilities
The City of La Quinta is served by a public library and Senior Center which is
administered by the Riverside County Library System. This facility is located on the
Civic Center Campus.
2.7.10 Environmental Hazards and Issues
A noise study was prepared by LSA Associates for the proposed project site
configuration and design. The study concludes that the proposed landscape
barriers reduce noise levels to meet the city standard for exterior noise. The
proposed mitigation measures are recommended to reduce noise from Washington
Street.
2.8 THE COMMUNITY DESIGN GUIDELINES
The concept and character of traditional Spanish and Andalusian architecture
will be followed in the project area and will include a focused range of architectural
expressions with intricate details paying tribute to the rich Spanish influence of La
Quinta. The guidelines are provided for the benefit of the project proponent, their
planners and designers, and City of La Quinta decision-making bodies in the
review of future site development proposals. As such, the design guidelines
identify elements for all residential land use proposals within the Canyon
Ridge Specific Plan area. These guidelines may be incorporated into subsequent
site
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development permits, conditional use permits, and subdivision maps submitted
to the City for approval unless it is demonstrated that certain guidelines are not
applicable, appropriate, or feasible under site specific circumstances.
The architecture will take into account the physical and natural environment with
respect to climate and, therefore, pay careful attention to eaves and overhangs to
provide for the shading of window areas as well as utilizing exterior finish
materials carefully for their long term durability and appearance qualities.
In addition, because of the unique seasonal variations in the climate of this
region, careful attention must be paid to the planning and selection of
landscaping materials so that they work in harmony with the built and natural
environments to enhance to overall quality of the development and use water in a
manner that is both productive and efficient.
The architectural consistency will be maintained in all development site areas
within the Canyon Ridge Specific Plan and will be reviewed by the City of La
Quinta to ensure conformance to the desired architectural parameters of the time.
Per the La Quinta Zoning Code (9.210.010) and as specified in section 3.3 of
this document, site development permits will be required for all applicable
architectural construction efforts within the plan area.
The design guidelines contained in this subsection are intended to establish a
consistent design expression among site planning, engineering, architecture, and
landscape architectural components while allowing reasonable flexibility in
design.
The design guidelines for Canyon Ridge Specific Plan are intended to:
Assist in implementing the design intent of the Specific Plan by
establishing project design compatibility;
Create a framework to implement individual product design vocabulary
while maintaining community identity; Delineate criteria for enhancing the site features, plant materials and
habitat areas; and
Provide a consistent approach to site planning, building design, street
furniture and signage, wall and fence materials and color, lighting,
landscaping, and other design elements that will endure for the life of the
community.
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The guidelines provided herein suggest thematics compatible with the Canyon
Ridge Specific Plan character and are not intended to limit expressions of
varying architectural styles within the entire Specific Plan area that may need
limited flexibility to address market demand over the project buildout. The
Design Guidelines presented herein establish the basis to achieve harmony and
compatibility within the framework of future residential neighborhoods at the
Canyon Ridge project while providing the flexibility to create limited variety in the
architectural expression and interpretation of the design styles envisioned for the
community. Descriptions of the desired design theme illustrated on the following
pages are conceptual and do not depict final designs, nor should they limit the
range of expression among individual builders and their professional design teams.
The Community Image
The extensive landscape element provided by the enhanced basin and central
common area, together with landscaped perimeter setbacks, is envisioned to promote
an image of privacy and exclusivity for the gated community.
The master landscape plan helps to make residential structures on the interior of the
project unobtrusive and at the same time, enhance the views from these structures
to the surrounding greenbelts about mountain vistas. The use of Date Palm, Citrus,
and other species typically seen throughout the desert provides a regional context
to the plant palette for the project. A full list of plant material suitable for the
landscape theme is provided in the Recommended Plant Material Palette presented
in section 2.8.6 of the specific plan.
See Entry Structure Exhibit #17
2.8.1 General Architectural and Siting Guidelines
The architectural theme is limited to Traditional Spanish a n d A n d a l u s i a n
style with specific architectural expression reviewed and approved by the City of
La Quinta in individual site development permit applications.
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SPECIFIC PLAN
Color
The earth tone color palette that will dominate the architectural context of
residential construction and is based on the historic simplicity of whitewashed
stucco over adobe bricks as a staple of desert architecture.
This motif is complemented with a simplistic color scheme and a variety of roof
tones and textures offset by the contrast of the window moldings and associated
architectural detail.
The predominant color of all structures shall be limited to the spectrum of
earth tones. Colors outside of this spectrum shall be used for accents only.
In order to achieve the variety of architectural expression envisioned for the
residential components of the project, a variety of materials and colors shall
be used to create a rich tapestry of design elements.
Materials
Traditional Spanish and Andalusian Architecture is richly reflected in the
materials utilized in the construction of the Canyon Ridge Specific Plan.
Ornamental Iron details at the eaves and windows accent authentic architectural
pre- cast concrete. Brick and clay tile details in wall caps, openings, and
rooflines compliment the overall architectural expression. Roof materials will be
mudded-clay tiles with tile boosts and a variety of color schemes. Stucco, tile,
wood and wrought iron detailing will vary in color to enhance the diverse feel of
the proposed street scene.
The predominant exterior building material shall be within the vernacular
of the Traditional Spanish and Andalusian theme –stucco and brick finish.
Windows and doors, full round arch shape, square, rectilinear with simple
surround and deeply recessed to show wall thickness. Doors and surrounds
shall be rectangular or arched.
Decorative ironwork, shutters, gable end roof vents, decorative columns and
trim, round arches and pre-cast concrete or stucco profiles.
Walls and Fences
The Canyon Ridge Specific Plan provides for wall forms which will take the
character envisioned to blend into the residential theme. Walls for special
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definition or for security enclosure will be of masonry with accents of columns,
ornamental metal, wood, or a combination of those materials. The heights of
walls will relate to the purpose envisioned for them.
Fences and walls shall be used in conjunction with plant materials and
other landscape techniques to reinforce the character of the Canyon
Ridge Specific Plan area.
Fences and walls are to be used in a consistent manner throughout the
community with limited opportunity for deviations to accommodate individual
site driven situations. The material, style, and height of walls are envisioned
to provide an element of continuity throughout the Canyon Ridge Specific
Plan to ensure visual consistency.
As a significant thematic element the details and materials used in walls and
fences will be of a high quality suited to the particular function and purpose. Long linear walls may be staggered horizontally or broken to provide interest
and to break or create sight lines.
Fences adjacent to open space areas may be of a predominately open
construction to allow continuation of views or to allow for planted
screening to be enjoyed by both sides of the fence.
View Fences may be constructed with a predominately open construction
(4' of view fence atop 2' of solid material)
Fences are envisioned to be constructed primarily of masonry. Specific
materials and landscape treatments may be reviewed and approved for each
affected area or lot by the developers of the Canyon Ridge Specific Plan
area. Such materials and treatment are envisioned to result in a consistent
visual appearance in the Canyon Ridge Specific Plan. Walls and fences are not necessarily required between open spaces and
residential sites.
See Wall Concept Plan- Exhibit #16
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Project identification signs
Community identification signs are allowed within the project area of the
Canyon Ridge Specific Plan.
Primary project identification shall occur at the project entry on
Washington Street.
Minimal signage is proposed at the secondary gate since this will be for
resident access only
Building Massing and Scale
The general character of residential development areas shall reflect a neighborhood
scale in which the building massing does not overwhelm the street scene. Typically,
residences shall be low-rise nature to create a pleasant neighborhood environment
and street scene. The designs of both product types are informally organized
around a courtyard and asymmetrical massing.
Long and rectangular structures, with overall house massing emphasizing the
horizontal plane.
Gable and hip roofs are typical, with low pitches. Gabel ends are tight rakes and
eaves with exposed shaped rafter tails. Clay tile with heavy mud set and
random tile boost.
Side elevations shall provide the same level of articulation and detail as the
font elevations.
Repetitious gable ends along front and rear elevations shall be minimized.
See Hacienda Character Elevation- Exhibits #18 A & B
See Bungalow Character Elevation- Exhibits # 19 A & B
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2.8.2 Residential Site Planning Guidelines
The climate in La Quinta is characterized by sunny and hot weather in the summer,
while the winter months feature excellent air clarity and are relatively mild. The
design of residences shall incorporate outdoor living elements which respond to
these conditions, such as patios, courtyards, arcades, plazas, and paseos. Every
dwelling in the project will feature an expansive courtyard in which to experience
the desert environs. In addition, extended roof overhangs shall be used in
response to climate conditions. Other residential site considerations include the
following:
The placement of structures should consider prevalent environmental
conditions - sun, wind and view.
Orientation of development edges should maximize view potential and access
to natural open areas and improved recreation areas.
Varying house configurations on corner lots is encouraged to promote
variety in the street scene and enhance the view of drivers at intersections.
Tandem garage parking.
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Hacienda Siting Standards
Lot width (minimum ) - 86 feet
Lot depth (minimum )- 117 feet
Lot area (minimum) - 10,320 square feet
10' minimum rear yard setback
5' sideyard setback
15' minimum front yard setback
Guest parking is located on the private street to provide easy access to units
Single-story units only with a maximum roof height of 28'
Landscape features such as walls, shale structures, outdoor fireplaces, and
water features can be constructed with zero setbacks to property lines as
approved by the City and the Canyon Ridge Homeowner's Association
Bungalow Siting Standards
Lot width (minimum ) - 65 feet
Lot depth (minimum )- 103 feet
Lot area (minimum) - 6,290 square feet
5' minimum unit sideyard setback
5' minimum rear yard setback
5' minimum front yard setback
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Windows along paseo will be limited and designed to ensure privacy and
adequate screening
Landscape features such as walls, shale structures, outdoor fireplaces, and
water features can be constructed with zero setbacks to property lines as
approved by the City and the Canyon Ridge Homeowners Association
See Technical Site Plan Exhibit #6.
See Development Standards Comparison Exhibit #20.
2.8.3 Residential Design Criteria
The Haciendas and Bungalows drew their character from the Spanish revival period
in California. The enclave of homes is patterned after the surviving examples of
local Spanish Colonial architecture, and their original European precedents. The
result is a very rhythmic combination of elements such as intricate wrought
iron grilles, predominantly gable roofs, courtyards, precast trims at openings, use
of wood to add color and texture. The homes were designed to be of generally
single story mass and introduction of very few two story elements to preserve its
low silhouette to take advantage of the view to the mountain which anchors the
entire site. The utilization of the broad range and scale of influences from
different European sources created an ensemble that does not compete with each
other but rather complement each other was also achieved in the process.
2.8.4 Residential Site Planning Criteria
Single-Family Detached
The following concept shall be incorporated into the design of Single-family
Detached neighborhoods.
The street layout within residential neighborhoods shall provide view corridors
to the pedestrian pathways, open space, and landscape elements unifying
pedestrian circulation and site landmarks.
The use of parkways or greenbelt gardens connecting the residential courts is
encouraged in the design of neighborhood streetscapes.
Residential dwelling units shall be sited to maximize view opportunities of the
mountains in the La Quinta region.
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2.8.5 Landscape Guidelines
The underlying theme of the landscape architecture of Canyon Ridge Specific
Plan is to create an ornamental desert character of visual variety and textural
interest. Use of drought tolerant planting is a primary consideration in the
development of the plant palette to further aid in the conservation of water while
promoting this theme in the interior landscape. The central park will have a
desert character which will continue into the streetscape. More drought tolerant
desert planting will add to the open space character of the basins. The frontage
area consists of transitional desert planting of Palo verdes and Palms to blend the
streetscape with the more native looking basins. The Private front yards and
paseos will be maintained by the proposed project's HOA. This will allow for the
utility easements and front yards to be landscaped in a cohesive fashion,
enhancing the street scene. Easements in favor of the HOA for landscape and
maintenance will be recorded on the bungalow lots in the paseo areas.
See Conceptual Landscape Plan- Exhibit #15
2.8.6 Landscape Plant Material Palette
Species in addition to those listed are available for consideration and will provide
diversity.
3 Zoning and Development Regulations
3.1 SPECIFIC PLAN OVERLAY DISTRICT
A. Purpose. To provide flexible regulations via the specific plan process
thereby allowing the use of land planning and design techniques to create
master-planned developments incorporating coordinated building design,
integrated greenbelts, private recreation facilities, emphasizing a
separation of pedestrian and vehicular traffic, and an overall increase in
residential and recreational amenity.
The proposal regulations presented herein are pursuant to Article 8-
Authority and Scope of Specific Plans of the state Planning and Zoning Law
of the Government Code, Section 65000 es seq and Zoning Code found
in Chapter 9 of the City of La Quinta Municipal Code.
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The specific plan overlay district allows variations in residential land uses as
provided by Section 9.40.030 (per General Plan Policy LU 2.1 ). Specific
plan densities, development standards and other features must be
consistent with the General Plan.
The Specific Plan area is required to provide 30% open space (per L.Q.M.C.
9.50.030) as part of the overlay district. The net density for the Canyon
Ridge Specific Plan area is approximately 3 units per acre in conformance
with the underlying zoning for the site.
B. Permitted Uses. The Canyon Ridge Specific Plan specifies the
permitted uses within the plan area boundaries defined within one or more
Planning Areas. Uses are tailored to the individual site location within the
plan boundary, the existing topography, and other characteristics, and are
consistent with the General Plan.
C. Zoning Designation. The Canyon Ridge Specific Plan specifies
overlay zoning adopted in conjunction with approval of the Specific Plan
document. The Canyon Ridge Specific Plan is an integral part of the
zoning for the property within the plan boundary and becomes the official
zoning for the City of La Quinta.
D. Site development permits are required for the following:
1. Perimeter wall and landscaping
2. Common area landscaping
3. Prototypical homes (model homes) and landscaping
3.1.1 Residential Specific Plan Uses and Standards
Description of Residential Uses
A Residential Specific Plan (RSP) overlay for the plan area addresses residential
land use within the entire site with development regulations and criteria
presented herein.
The Bungalow residential area is a clustered single family detached design that
requires a plan that adequately addresses common area amenities and open space.
The homes are organized along Paseos and feature 3 different floorplans and 1
elevations per plan to create visual interest where the structures are exposed
to common areas and open space. All plans are accessed along
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Paseos with common driveway parking and all homes facing the street have
courtyard access. The Bungalow residential area is planned for 49 units on 8.41
acres.
The Hacienda residential area is a detached design with traditional street
orientation and access. There are 2 plan types with 2 distinct elevations per plan.
The Hacienda residential area is planned for 25 units on 6.51 acres.
The Canyon Ridge Specific Plan establishes standards and conceptual
housing types for the location and development of housing consistent with the
upscale residential nature of the project and is envisioned to be consistent with
anticipated trends in housing demand in the La Quinta marketplace. Unit type
and site plan features specified for each potential housing type are subject to
market demand fluctuations at the time of development.
RESIDENTIAL SPECIFIC PLAN (RSP) USES AND STANDARDS
The following section establishes the permitted land use and development
standards for property designated as Residential Specific Plan (RSP) on the Land
Use Plan.
A. Purpose. To provide for the development of low density neighborhoods
up to four units per acre with single-family detached dwellings on lots
permitting clustered smaller dwellings, such as one and two-story single-
family detached units.
B. Permitted Uses. Permitted uses for lands designated as Residential
Specific Plan include single-family detached dwellings, including
residential a nd open space supporting uses. Guest houses and "Granny
Units" shall be allowed in residential sites. Residences may be constructed
as stand-alone units or in attached conditions permitted by a Minor Use
Permit for the project area.
C. Temporary and Interim Uses. Temporary on-site construction
trailers and site guard offices including relocatable buildings are allowed
with approval of T.U.P. subsequent to approval of Specific Plan.
D. Development Standards. The following development standards apply to
property designated as Residential Specific Plan (RSP) on the Land Use
Plan:
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Exhibit #20
Residential Development Standards Comparison
Development Standard
City
Zoning
Code
(RL
)
Canyon
Ridge
Specific Plan
- Haciendas
Canyon
Ridge
Specific Plan
- Bungalows Minimum lot size for single-
family dwellings
7,200 sf 10,320 sf 6,290 sf
Minimum lot frontage for single-
family dwellings
60' 86' 65'
Units per residential acre
permitted
2-4 3.8 5.8
Maximum structure height 28' 28' 28'
Maximum number of stories 1 1 1
Minimum front yard setback 20' 15' 5'
Minimum garage setback 25' 20' n/a
Minimum interior/ exterior side
yard setback
5'/10' 5'/5' 5'/5'
Minimum rear yard setback 20' for new lots 10' 5'
Maximum lot coverage (% of net
lot area)
50 50 60
Minimum livable area excluding
garage
1,400 sf 3,200 sf 2,300 sf
Minimum common open area (%
of net developable project area) n/a 30 30
Minimum/ average landscape
setbacks
10'/20' 10'/20' 10'/20'
Architectural Features may encroach up to 18" into any setback
The Total Project area of the Canyon Ridge Specific Plan is 28.33
Acres
The City of La Quinta Defines the Net Project Area as the total project
area less any Rights of Way for Public or Private Streets
The Total area dedicated to Street Right of Ways is 3.28 Acres
The Total Number of units planned is 74 single family homes
Cluster home plans are permitted in RL zoning with adequate common
area open space
The areas dedicated for Common Area Open Space account for 9.1 Acres or 36%
of Net Project Area (excluding perimeter landscape setback requirement)
The Total Net Density for the Specific Plan area is 2.95 units per acre of
Net Project Area
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Additional Development Standards Permitted in the Canyon Ridge
Specific Plan are indicated in the following exhibit:
EXHIBIT#21
Development Standards Unique to Canyon Ridge Specific Plan
Overlay District
Development Standard
L.Q.M.C.
Canyon Ridge Specific Plan
Tandem Covered Parking permitted
only in mobile home parks
9.150.080 Permits Tandem Parking in
covered garages
One Guest Suites per residential lot 9.60.100 Plan design
guidelines
Lower50% of Walls to be solid
construction
9.60.030 Permits 30% of total wall height to
be solid construction with a
remainder of view fencing
Landscape Structures not permitted
attached to property line walls
9.60.045
9.60.040
Permits Structures constructed adjacent
to walls as approved by the City and
the Canyon Ridge HOA
Minimum common open area n/a 30%
Minimum/ average perimeter
landscape setbacks
10'/20' 10'/20'
Tandem Garage Parking
Per the Specific Plan design guidelines one Guest Suite with kitchenette shall
be permitted per lot
View fence material ratio greater than so% of total wall height
Architectural Features up to 28' in height within the 150' view corridor
setback from Washington Street
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4 General Plan Consistency
California Government Code (Title 7, Division 1, Chapter 3, Article 8, Section
65450-65457) Permits the adoption and administration of specific plans as an
implementation tool for elements contained in the local general plan. Specific
plans must demonstrate consistency in regulations, guidelines and programs with the
goals and policies set forth in the general plan.
The City of La Quinta General Plan contains the following elements: Land Use,
Circulation, Open Space, Parks and Recreation, Environmental Conservation,
Infrastructure and Public Services, Environmental Hazards, Air Quality and Housing.
Each element of the General Plan contains a summary of key issues which direct
and guide that element's goals and policies.
The summary of key issues is used in the Canyon Ridge Specific Plan as the
basis for evaluating the Specific Plan's consistency with the City's General Plan.
Applicable key issues are stated below followed by a statement of how the
Canyon Ridge Specific Plan conforms thereto.
4.1 LAND USE ELEMENT
The goals of the land use element of the La Quinta General Plan are to create high
quality, balanced development through comprehensive land use plan. The policies
of the land use element promote in-fill development around existing infrastructure.
Residential land use policies and programs consistent with the intent of the
Canyon Ridge Specific Plan include the use of creative planning techniques to
encourage in-fill development in existing neighborhoods. The residential land use
policies support the primary goal of assuring the future housing needs of the
City are met. The Canyon Ridge Specific Plan is consistent with the
guidelines and policies established within the land use element of the General
Plan by: Implementing a creative land use plan that relates an in-fill site to the
surrounding development and environment
Creating a community of high quality homes balanced by the open space and
common area amenities proposed
Providing a Specific Plan for flexibility of development standards in the
planned residential areas
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4.2 CIRCULATION ELEMENT
The circulation element of the City’s general plan promotes multi-modal
transportation as a general guideline. The circulation policies encourage
alternative circulation systems to relieve traffic congestion along Primary
Arterial Streets. The Golf Cart Transportation Program is one element of
the City's goals to provide an alternate transportation circulation pattern
and will be implemented in the near future. Golf carts will be restricted in
the communities CC&Rs to on site circulation until the city program is
implemented. The policies further state that Pedestrian and bicycle
networks should be developed which link activity centers in order to
facilitate recreational walking and biking and to establish non-automotive
transportation as a viable alternative to driving. The use of traffic calming
devices is also encouraged in the circulation element of the City's General
Plan. The Canyon Ridge Specific Plan is consistent with the circulation
policies by:
• Providing alternatives to vehicular access in the Circulation Plan for
the project and accommodated golf cart circulation within the
community .
• Creating a circulation plan that incorporate traffic calming
"chicanes"
• Creating pedestrian pathways throughout the community.
4·3 OPEN SPACE ELEMENT
The goals and policies of the City's open space element are to conserve and ( expand the natural habitat and ensure the long term viability of open
space. Development policies should enhance or accentuate the scenic;
( topographical and cultural resources of the City. The Canyon Ridge
Specific Plan is consistent with the goals establish for open space by:
• Identifying species, either existing or proposed as a valuable resource
to integrate into the overall master plan of development in plant
material thematics.
• Creating Park-like settings are the predominant theme throughout the
project and are integrated into the overall master plan landscape
thematics.
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• Using citrus trees and date palm where feasible in the landscape
architecture as a primary imaging theme of the interior and in the
perimeter landscape. Palms may be used as the primary vertical
statement at the entry points to the project as well as within the
boulevard landscape theme.
4·4 PARK AND RECREATION ELEMENT
The goals and policies of the Park and Recreation Element of the City's
General Plan are to provide recreational opportunities to a diverse
community. The policies promote uses be located in proximity to
residential uses to facilitate pedestrian access and should include the
provision of appropriate facilities. An integrated bicycle network and well
as functioning pedestrian path systems connecting the city is a goal of the
city’s General Plan element. It is the city’s policy to utilize drought tolerant
plant species to reduce the impact on the potable water supply of the City
• The master plan for development within the project has, as a primary
focus, recreation amenities for passive casual pedestrian ambling, etc.
• Bike paths are a passive use of the private roadway system within the
project with connections to the existing established network of bike
paths on adjacent perimeter circulation links.
• Drought resistant plant material is a staple of the palette within the plan
area.
4·5 NATURAL RESOURCES ELEMENT
The City's General Plan policies promote environmental protection from
the adverse impacts of storm water runoff, including property damage as
well as water quality. The primary goals of quality and quantity of
groundwater are central to this General Plan element in La Quinta. Scenic
corridors, vistas and viewsheds of the Santa Rosa and Coral Reef
Mountains, as well as views toward the San Gorgonio Pass, are promoted
through hillside preservation policies of the City. Air quality standards are a
primary concern in the City's General Plan.
• Drought tolerant planting material will further the city’s efforts in water
conservation.
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• Greenbelt use features the integration of watershed zones with open
space and is designed within the corridors to provide storm water
retention during flooding.
• The project is designed with retention basins within the corridors to
provide storm water retention during periods of rainfall.
• The retention basins within the project boundary provide for
storage of runoff and recharging of the groundwater.
• The stationary and mobile source of air quality impacts associated
with new development will be addressed through air quality
mitigation measures during construction.
• Energy Efficient Appliances will be utilized when possible to promote
the energy conservation goals of the General Plan
4.6 INFRASTRUCTURE AND PUBLIC SERVICES ELEMENT
The City's General Plan promotes a high level of public services in this
element. This section details policies promoting this high level of service
through the community by contributing to the development impact fees.
• The project contributes to development impact fees to provide for
city infrastructure and services.
• Utilities for the project will be built underground
4·7 ENVIRONMENTAL HAZARDS ELEMENT
The City's General Plan promotes emergency preparedness under this
element. The Flooding and Hydrology section outlines the importance new
projects accommodating their run-off below the 100 year flood plain.
Noise standards are also outlined in this section.
• No project areas slated for construction of habitable structures fall
within the 100-year floodplain and structures are built to the
Uniform Building Code standards which implement a strategy of
preserving life.
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(
• The community is designed with emergency access and duel gates
• All structures are built to the Uniform Building Code standards which
implement a strategy of seismic safety for habitable structures.
• Adequate Setbacks and site design with mounding and sound walls will be
incorporated in order to mitigate environmental impacts to city standards.
See Noise Impact Analysis Report.
4.8 CULTURAL RESOURCESS ELEMENT
This element of La Quinta's General Plan is focused on the rich historic resources of
the City. The policies outlined reflect an importance of thoroughly
documenting the cultural resources discovered when development occurs.
• Arhaeo / Paleo Monitoring is proposed during the excavation of the site to
properly document any possible cultural resources.
5 Specific Plan Amendments
5.1.1 Specific Plan Amendment Procedures
Minor modifications to the approved Canyon Ridge Specific Plan are allowed at
the discretion of the Community Development Director or designee. Modifications
to the Specific Plan must be consistent with the purpose and intent of the (then)
current approved specific plan.
A. Changes That Require a Minor Specific Plan Amendment. As
development within the project progresses, it may be demonstrated that
certain detail changes are appropriate in refinement of the Specific Plan,
therefore it is intended that the Specific Plan Document provide flexibility
with respect to the interpretation of the details of the project development as
well as those items discussed in general terms in the Specific Plan. If
BHT II - 35-
MDS CONSULTING CANYON RIDGE SPECIFIC PLAN
(
and when it is determined that changes or adjustments are necessary or
appropriate, these changes or adjustments shall be made as an
administrative procedure approved by the Community Development
Director or designee. After such administrative change has been approved,
it shall be attached to the Specific Plan as an addendum.
The following changes to the Specific Plan may be made without amending
the Canyon Ridge Specific Plan:
The addition of new information to the Specific Plan maps or text
that do not change the effect on any regulation. The new
information may include more detailed, site-specific information. If
this information demonstrates that Canyon Ridge Specific Plan
boundaries are inaccurately designated, based upon the goals of the
Specific Plan, said boundaries may be adjusted or redesigned to
reflect a more accurate depiction of on-site conditions, without
requ1nng a Specific Plan Amendment.
Changes to the community infrastructure such as drainage
systems, roads, water and sewer systems, etc., which do not have
the effect of increasing or decreasing capacity in the project
area beyond the specified density range nor increase the backbone
infrastructure construction or maintenance costs.
B. Changes That Require a Major Specific Plan Amendment. If
it has been determined that the proposed change is not in conformance
with the intent of the current Specific Plan approval, the Specific Plan
may be amended in accordance with the procedures set forth in Chapter
9.240 of the City of La Quinta Zoning Code.
BHT II - 36-
MDS CONSULTING CANYON RIDGE SPECIFIC PLAN
(
Project Team Members
R. W. Hollis, Jr. and Mark May
BHT II La Quinta 74, LLC
3027 Townsgate Road, Suite 250
Westlake Village, CA 91361
(805) 409-0220
Paul Haden and Faye Poklar
C2Collaborative
100 Avenida Miramar
San Clemente, CA 92672
(949) 366-6624
Vance D Graham
Bassenian Lagoni Architects
2031 Orchard Drive
Newport Beach, CA 92660
(949) 553-9100
Stan Morse and Chris Bergh
MDS Consulting
78-900 Avenue 47, Suite 208
La Quinta, CA 92253
(760) 771-4013
BHT II MDS C ONSULTING - 37-
CANYON RIDGE SPECIFIC PLAN
RESOLUTION NO. 2014-039
A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF
LA QUINTA, CALIFORNIA, APPROVING SPECIFIC PLAN
2006-081, AMENDMENT NO. 1, FOR THE CANYON
RIDGE PROJECT
CASE NO.: SPECIFIC PLAN 2006-081, AMENDMENT NO. 1
APPLICANT: WEST COAST HOUSING PARTNERS
WHEREAS, the City Council of the City of La Quinta, California did, on the
15th day of July, 2014, hold a duly noticed public hearing to consider a request by
West Coast Housing Partners for consideration of an amendment to the existing
Canyon Ridge Specific Plan in order to modify architectural style, remove Guest
Suites and make other minor amendments, more particularly described as:
APN: 760-240-014
WHEREAS, the Planning Commission of the City of La Quinta, California did,
on the 10th day of June, 2014, hold a duly noticed Public Hearing to consider a
recommendation on said Specific Plan Amendment, and after hearing and
considering all testimony and arguments, did adopt Planning Commission
Resolution 2014-011, recommending to the City Council approval of Specific Plan
2006-081, Amendment No. 1; and.,
WHEREAS, the Community Development Department published a public
hearing notice in The Desert Sun newspaper on July 3, 2014, as prescribed by the
Municipal Code. Public hearing notices were also mailed to all property owners
within 500 feet of the site; and,
WHEREAS, the Community Development Department completed Tribal
Consultation as required under SB 18, met with the Agua Caliente Band of Cahuilla
Indians, addressed their questions and concerns, and no further action is
necessary; and,
WHEREAS, at said Public Hearing, upon hearing and considering all
testimony and arguments, if any, of all interested persons desiring to be heard, said
City Council did make the following mandatory findings pursuant to Section
9.240.010 of the La Quinta Municipal Code to justify City Council approval of said
Specific Plan Amendment:
1. Consistency with the General Plan
The proposed Specific Plan amendment is consistent with the goals and
Resolution No. 2014-039
Specific Plan 2006-081, Amendment No. 1
West Coast Housing Partners (Canyon Ridge)
Adopted: July 15, 2014
Page 2
policies of the La Quinta General Plan in that the proposed homes are of
high quality and provide a master planned community for the residents.
2. Public Welfare
Approval of the proposed specific plan amendment will not create
conditions materially detrimental to public health, safety and general
welfare as the Community Development Department has determined that
this Specific Plan has been previously analyzed under CEQA, conditions
have not changed and the project will not result in any new impact not
previously considered.
3. Land Use Compatibility
The proposed Specific Plan amendment incorporates land uses that are
compatible with zoning on adjacent properties. The design regulations
specified in the Specific Plan amendment are compatible with the
residential development adjacent to the site.
4. Property Suitability
The uses permitted in the specific plan amendment are suitable and
appropriate for the subject property in „that the proposed amendment
makes no change in the density or intensity of development on the site.
The current specific plan area is serve_ d without adverse impact by all
necessary public services and utilities.
NOW THEREFORE, BE IT RESOLVED by the City Council of the City of La
Quinta, California, as follows:
SECTION 1. That the above recitations are true and constitute the findings of the
City Council in this case;
SECTION 2. That the City Council does hereby approve Specific Plan 2006-081,
Amendment No. 1, for the reasons set forth in this Resolution and subject to the
attached Conditions of Approval, Exhibit A.
PASSED, APPROVED and ADOPTED at a regular meeting of the La Quinta
City Council held on this 15th day of July, 2014, by the following vote:
Resolution No. 2014-039
Specific Plan 2006-081, Amendment No. 1
West Coast Housing Partners (Canyon Ridge)
Adopted: July 15, 2014
Page 3
AYES: Council Members Evans, Franklin, Henderson, Osborne, Mayor Adolph
NOES: None
1314016111111111111?7.
ABSTAIN: None
DON ADL H, M r
City of La uinta, California
ATTEST:
S7A
SUSAN MAYSELS, Ny Clerk
City of La Quinta, California
CITY SEAL)
APPROVED AS TO FORM:
WILLIAM H. IHRKE, City Attorney
City of La Quinta, California
RESOLUTION NO. 2014-040
A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF
LA QUINTA, CALIFORNIA, APPROVING SITE
DEVELOPMENT PERMIT 2013-937, INCLUDING SITE,
ARCHITECTURAL, AND LANDSCAPING PLANS FOR THE
CANYON RIDGE PROJECT
CASE NO.: SITE DEVELOPMENT PERMIT 2013-937
APPLICANT: WEST COAST HOUSING PARTNERS
WHEREAS, the City Council of the City of La Quinta, California did, on the
15th day of July, 2014, hold a duly noticed public hearing to consider a request by
West Coast Housing Partners for approval of site, architectural, and landscaping
plans for a 74 unit single family project located on the west side of Washington
Street, between Avenue 47 and Avenue 48 in the City of La Quinta, more
particularly described as:
APN: 760-240-014
WHEREAS, the Planning Commission of the City of La Quinta, California did,
on the 10th day of June, 2014, hold a duly noticed Public Hearing to consider a
recommendation on said Site Development Permit, and after hearing and
considering all testimony and arguments, did adopt Planning Commission
Resolution 2014-012, recommending to the City Council approval of Site
Development Permit 2013-937; and,
WHEREAS, the Community Development Department published a public
hearing notice in The Desert Sun newspaper on July 3, 2014 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 desiring to be heard, said
City Council did make the following mandatory findings to justify approval of said
Site Development Permit:
1. Consistency with the General Plan
The single family homes and the density of the project is consistent with the
Low Density Residential land use designation in the General Plan. The project
is consistent with the policies of the General Plan, particularly insofar as the
project proposes high quality residential units in a master planned project.
Resolution No.2014-040
Site Development Permit 2013-937
West Coast Housing Partners (Canyon Ridge)
Adopted: July 15, 2014
Page 2
2. Consistency with the Zoning Code and Canyon Ridge Specific Plan (SP 06-
081) as amended
The proposed development, as conditioned, is consistent with the
development standards of the City's Zoning -Code and Specific Plan 06-081,
as amended, in terms of project location, architectural style, building height,
building mass, and landscaping.
3. Compliance with the California Environmental Quality Act (CEQA)
Processing of this Site Development Permit for the proposed use is in
compliance with the provisions of the California Environmental Quality Act.
The Community Development Department has determined that this area has
been previously analyzed under CEQA, conditions have not changed, and the
proposed project will not create any new impact that has not already been
considered.
4. Architectural Design
The architecture and layout of the buildings are compatible with, and not
detrimental to, the development adjacent to the site, and consistent with the
development standards in the Municipal Code and Specific Plan 06-081.
5. Site Design
The site design, as conditioned, will be compatible with, and not detrimental
to, surrounding development, and with the overall design quality prevalent in
the City, in terms of interior circulation, vehicle parking, and pedestrian
access. The homes are. properly sized with regards to height and floor area,
mass and scale.
6. Landscape Design
The proposed project is consistent with the. landscaping standards and plant
palette and implements the standards for landscaping and aesthetics
established in the General Plan and Zoning Code. The .project landscaping,
as conditioned, will comply with the City's water tolerant landscaping
requirements, and will integrate into the community's existing landscaping.
NOW THEREFORE, BE IT RESOLVED by the City Council of the City of La
Quinta, California, as follows:
SECTION 1. That the above recitations are true and constitute the findings of the
City Council in this case;
Resolution No.2014-040
Site Development Permit 2013-937
West Coast Housing Partners (Canyon Ridge)
Adopted: July 15, 2014
Page 3
SECTION 2. That the City Council does hereby approve Site Development Permit
2013-937, for the reasons set forth in this Resolution and subject to the attached
Conditions of Approval, Exhibit A.
PASSED, APPROVED and ADOPTED at a regular meeting of the La Quinta
City Council held on this 15th day of July, 2014, by the following vote:
AYES: Council Members Evans, Franklin, Henderson, Osborne, Mayor Adolph
NOES: None
ABSENT: None
ABSTAIN: None
DON AD PH, yor
City of La Quinta, California
ATTEST:
SUSAN MAYSELS, y Clerk
City of La Quinta, California
CITY SEAL)
APPROVED AS TO FORM:
WILLIAM H. IHRKE, City Attorney
City of La Quinta, California