SP 2005-076 Casa La Quinta (2006)Casa La Quinta Specific Plan (CLASP)
(SP 2005-76)
Submitted To:
The City of La Quinta, California
Submitted By:
Developer: Borrego Resort Holdings, L.L.C.
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Date: February 10, 2006
Document Number: 1.1
Prepared By:
Architect: Knitter & Associates Inc. (KAA)
Res;;•
anning Commission
❑ Community Dev. Dept.
Initials
Case No.
Exhibit 9P•
O*iih Conditions
Casa La Ouinta Specific Plan Final La Ouinta, CA.
TABLE OF CONTENTS
INTRODUCTION....................................................................................................................................................... 4
1.1
CASA LA QUINTA SPECIFIC PLAN........................................................................................................................ 4
1.2
PURPOSE...........................................................................................................................................................
4
1.3
ORGANIZATION.................................................................................................................................................
5
1.4
DEVELOPMENT SUMMARY..................................................................................................................................
5
1.4.1 Location & Specific Plan Boundary ..............................................................................................................
5
1.4.2 Description...................................................................................................................................................6
2.
DEVELOPMENT FRAMEWORK....................................................................................................................8
2.1
INTRODUCTION..................................................................................................................................................
8
2.2
SPECIFIC PLAN OBJECTIVES................................................................................................................................
8
2.3
RELATIONSHIP TO THE CITY OF LA QUINTA COMPREHENSIVE GENERAL PLAN ......................................................
8
2.4
RELATIONSHIP TO MUNICIPAL CODE & ZONING..................................................................................................
9
2.5
EXISTING LAND USE..........................................................................................................................................
9
2.6
PERMITTED LAND USES - ZONING.....................................................................................................................
10
3.
RESOURCES AND CONSTRAINTS..............................................................................................................11
3.1
HISTORIC SETTING...........................................................................................................................................
11
3.2
AIR QUALITY..................................................................................................................................................
11
3.3
SOILS/MINERAL RESOURCES............................................................................................................................
11
3.4
ENVIRONMENTAL ASSESSMENT........................................................................................................................11
3.5
POTENTIAL ARCHAEOLOGICAL & CULTURAL RESOURCES..................................................................................
12
3.6
POTENTIAL PALENTOLOGICAL RESOURCES.......................................................................................................
12
3.7
SACRED LANDS SEARCH &NATIVE AMERICAN HERITAGE CONSULTATION.........................................................
12
3.8
NOISE.............................................................................................................................................................12
3.9
VISUAL & AESTHETIC RESOURCES....................................................................................................................
12
4.
DEVELOPMENT STANDARDS.....................................................................................................................14
4.1
PURPOSE.........................................................................................................................................................14
4.2
PERMITTED USES.............................................................................................................................................
14
4.3
PARCEL DEVELOPMENT SIZE / ACRE(S) .............................................................................................................
14
4.4
MAXIMUM DENSITY.........................................................................................................................................
14
4.4.1 Maximum Building Height..........................................................................................................................14
4.4.2 Maximum Number of Stories......................................................................................................................1
S
4.5
MAXIMUM SITE/LOT COVERAGE......................................................................................................................
15
4.6
AREA CRITERIA/UNIT SIZE...............................................................................................................................
15
4.7
SETBACKS.......................................................................................................................................................15
4.8
PEDESTRIAN WALKWAY SYSTEM......................................................................................................................
15
4.9
ARCHITECTURAL STYLE / CHARACTER.............................................................................................................
16
4.9.1
Siting..........................................................................................................................................................16
4.9.2
Building Area (Density)..............................................................................................................................17
4.10
BUILDING ACCESS...........................................................................................................................................
17
4.11
ENTRANCES.....................................................................................................................................................17
4.11.1
Dwelling Unit Access.............................................................................................................................17
4.12
PARKING & PRIVATE STORAGE.........................................................................................................................
17
4.12.1
Required Parking...................................................................................................................................17
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4.13 FA(yADE DEFINITION / MASSING ................................................
....... ................................................................ 18
i4.14 MATERIALS.....................................................................................................................................................
18
4 4.15 LIGHTING........................................................................................................................................................18
25
4.16 OPEN SPACE, POOLS (INCLUDING SPAS)............................................................................................................
19
4.17 DECKS & PATIOS.............................................................................................................................................
19
4.18 WASTE COLLECTION & RECYCLING..................................................................................................................
19
4.19 SIGNING..........................................................................................................................................................19
27
4.20 LIFE, HEALTH & SAFETY..................................................................................................................................
19
4.21 CC&R's.........................................................................................................................................................
20
4.22 LANDSCAPING.................................................................................................................................................
20
4.22.1 Concept..................................................................................................................................................20
II. B. CIRCULATION CONSIDERATIONS...........................................................................................................................29
4.22.2 Landscape Goals....................................................................................................................................
20
4.22.3 Landscape Areas....................................................................................................................................
21
4.22.4 Landscape Requirements........................................................................................................................
21
4.23 FENCES AND WALLS........................................................................................................................................
21
5. INFRASTRUCTURE & FACILITIES.............................................................................................................23
4
5.1 LAW ENFORCEMENT & FIRE PROTECTION.........................................................................................................
23
5.2 SITE GRADING, DRAINAGE & FLOOD CONTROL.................................................................................................
23
5.3 TRAFFIC, & CIRCULATION................................................................................................................................
23
4 5.3.1 Site Access & Circulation...........................................................................................................................
23
5.4 UTILITIES........................................................................................................................................................
23
5.4.1 Electric......................................................................................................................................................
23
5.4.2 Water ................................................ .....................................................................................................
....24
5.4.3 Wastewater (Sewer)....................................................................................................................................
24
5.4.4 Cable.........................................................................................................................................................
24
A5.4.5 Telephone...................................................................................................................................................24
5.4.6 Natural Gas................................................................................................................................................
24
APPENDICES........................................................................................................................................................... 25
APPENDIX A — LA QUINTA GENERAL PLAN POLICIES................................................................................ 24
LANDUSE ELEMENT....................................................................................................................................................
24
CIRCULATIONELEMENT...............................................................................................................................................
24
OPENSPACE ELEMENT.................................................................................................................................................
25
PARKSAND RECREATION ELEMENT...............................................................................................................................
25
NATURALRESOURCES ELEMENT...................................................................................................................................
25
INFRASTRUCTURE AND PUBLIC SERVICES ELEMENT.......................................................................................................
26
ENVIRONMENTALHAZARDS ELEMENT..........................................................................................................................
27
CULTURALRESOURCESELEMENT.................................................................................................................................
28
APPENDIX B — THE VILLAGE AT LA QUINTA DESIGN GUIDELINES........................................................29
1. B. GOALS & GUIDING PRINCIPLES..............................................................................................................................
29
II. A. VILLAGE DESIGN GUIDELINES..............................................................................................................................
29
II. B. CIRCULATION CONSIDERATIONS...........................................................................................................................29
II. C. SITE & BUILDING DESIGN....................................................................................................................................
30
II. D. ACCESSORY PROVISIONS......................................................................................................................................
30
APPENDIX C — LANDSCAPE PALETTE..............................................................................................................32
FIGURE 1— REGIONAL LOCATION MAP.......................................................................................................... 37
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FIGURE2 —
VICINITY MAP..................................................................................................................................38
FIGURE 3 —
SPECIFIC PLAN BOUNDARY MAP................................................................................................39
FIGURE4 —
AERIAL PHOTO................................................................................................................................40
FIGURE5 —
EXISTING ZONING...........................................................................................................................41
FIGURE6 —
EXISTING LAND USES.....................................................................................................................42
FIGURE 7 —
ZONING / EXISTING & PROPOSED...............................................................................................43
FIGURE 8 —
CONCEPTUAL DEVELOPMENT PLAN.........................................................................................44
FIGURE 9 —
CONCEPTUAL LANDSCAPE PLAN...............................................................................................45
FIGURE 10
— CONCEPTUAL STREET SECTIONS............................................................................................47
FIGURE11—
SEWER SERVICE PLAN..................................................................................................................50
FIGURE12
— WATER SERVICE PLAN................................................................................................................
51
FIGURE13
— PRELIMINARY GRADING PLAN..................................................................................................
52
EXHIBIT A
— CONCEPTUAL DEVELOPMENT ARCHITECTURE — ELEVATIONS (EXTERNAL) ............
53
EXHIBIT B
— CONCEPTUAL DEVELOPMENT ARCHITECTURE — COURTYARD ELEVATIONS
(INTERNAL).............................................................................................................................................................
57
EXHIBIT C
— CONCEPTUAL DEVELOPMENT SECTIONS..............................................................................
60
EXHIBIT D
— CONCEPTUAL LANDSCAPE ELEVATIONS..............................................................................
62
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INTRODUCTION
1.1 CASA LA QUINTA SPECIFIC PLAN
The Casa La Quinta Specific Plan (CLQSP) is a privately initiated planning document proposed to implement the City
of La Quinta's Comprehensive General Plan land use designation for a 1.23 acre site located in the Village at La
Quinta District at the corner of Calle Tampico and Avenida Villa that refines and implements the General Plan for the
site in order to guide the development. The State of California Government Code Section 65450 sets the minimum
requirements for the preparation, content and adoption of a Specific Plan.
1.2 PURPOSE
The Casa La Quinta Specific Plan, has been prepared at the request of the City of La Quinta to serve as a regulatory
planning document for the property within the Specific Plan area boundary. It describes a proposedmultifamily condo
development located approximately .5 mile west of the center of the City of La Quinta, at the corner of Calle Tampico,
Avenida Villa and Avenida Navarro, along the western edge of the Village district in La Quinta, California. While the
parcels' underlying zoning is VC (Village Commercial), this specific plan has been created to introduce a special set of
development and regulatory measures for the development within the Specific Plan area boundary.
It is the City's intent to use specific development plans to implement and encourage unique and efficient uses of land,
to establish a sense of community into the downtown La Quinta area. This Specific Plan provides general guidelines,
architectural design parameters, density and use limitations for the development. The Specific Plan is intended to
guide the overall development of this project (planning, design, and construction). It is designed to establish and
provide development standards that will control the way in which the development on this site will be developed. It
also serves as a governing document to facilitate architectural development and land use for the development. The
primary objective is to establish and protect the historic integrity and authenticity of the community while providing a
framework and development standards that provides assurance to the Community and individual land Owners of the
expected level of quality for the development.
These development standards and this document are binding and define the level cf quality and fundamental design
criteria, and provide direction to the property Owner, architect, engineer, landscape architect, and other professionals
concerning design and development conditions for this site. They are intended to establish and ensure that
development of Casa La Quinta is executed in a cohesive manner, with a high level of quality that conforms and is
consistent with development goals as envisioned.
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1.3 ORGANIZATION
The Specific Plan is comprised of the following sections:
❑ Chapter 1— Introduction: This section describes the purpose of the Specific Plan, defines
and describes the Casa La Quinta Specific Plan, and provides a summary of the location and description of the
development.
❑ Chapter 2 — Development Framework: This section provides information regarding the relationship of
the Specific Plan to the General Plan and Municipal Code for the City of La Quinta.
❑ Chapter — Resources & Constraints: This section provides information regarding resources on the site
or affected by the development of the site as proposed. Development standards are provided to guide
development and to mitigate any potential impacts to resources.
❑ Chapter — Development Standards: This section establishes the guidelines and design criteria for the
development, including architecture, design, landscaping, and provides direction for parking, setbacks, access,
entry, lighting, theming and design and space planning.
❑ Chapter 5- Infrastructure & Facilities: This section describes the type of infrastructure services required
as part of this Specific Plan to support the development of Casa La Quinta.
❑ Appendix A — La Quinta General Plan Policies: - This section describes the relationship between General
Plan element policies and the development.
❑ Appendix B — The Village at La Quinta Design Guidelines: - This section establishes the relationship
between Village Design Guidelines and the development.
1.4 DEVELOPMENT SUMMARY
1.4.1 LOCATION & SPECIFIC PLAN BOUNDARY
The development that is the subject of this Specific Plan {"the Site") is located in the SE %4 of Section 01, Township 6
South, Range 6 East, (T. GS., R. 6E.) of the USGS Quadrangle for La Quinta, Calif. (1959, 1980). Casa La Quinta is
located on the east side of the San Jacinto mountains, in the alluvial desert fan at the base of the Santa Rosa and Corral
mountains in the Coachella Valley and Imperial desert. It is part of the larger geologic alluvial fan formed from both
mountain ranges to the west, south and east.
For purposes of this Specific Plan, the development is defined as a submittal by one property owner designated for
construction. The project will be constructed as a single development It is comprised of the following six Assessor's
Parcel Number's or (APN's):
The site is on the South side of Calle Tampico, bounded by Calle Tampico to the North, Avenida Villa on the West and
South, and Avenida Navarro on the East (see Figure 1.) Directly east is the Village and Old Town La Quinta. It is one
block north from the La Quinta Park, with mixed-use commercial/residential and vacant land on both the East and
West. To the North, across Calle Tampico, is a school site. The northeast parcel located adjacent to the intersection of
Calle Tampico and Avenida Navarro is not a part of the site or the development.
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The site is on the South side of Calle Tampico, bounded by Calle Tampico to the North, Avenida Villa on the West and
South, and Avenida Navarro on the East (see Figure 1.) Directly east is the Village and Old Town La Quinta. It is one
block north from the La Quinta Park, with mixed-use commercial/residential and vacant land on both the East and
West. To the North, across Calle Tampico, is a school site. The northeast parcel located adjacent to the intersection of
Calle Tampico and Avenida Navarro is not a part of the site or the development.
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1.4.2 DESCRIPTION
The proposed multifamily condominium development consists of twenty (20) attached units on a currently vacart 1.23
acre site located on the south side of Calle Tampico between Avenida Villa and Avenida Navarro. The gross area of
the property is 1.23 acres (±53,441 square feet). The property is zoned VC and designated "Village Commercial" by
the March 2002 adopted City of La Quinta Comprehensive General Plan. It has a designation of High Density
Residential (HDR) or 16 DU/AC and is located in The Village at La Quinta subject to Design Guidelines for the
WON Village District
0"
For purposes of the Casa La Quinta Specific Plan (CLQSP), the development is defined as one submetal by one
property owner designated for construction, as one development. The development will be constructed as a single
development without any phasing. The Specific Plan is in accordance with the Village Commercial land use
designation for the 1.23 acre parcel to include High Density Residential (HDR) up to 16 dwelling units per acre.
Ownership, as opposed to timeshare or leasing, of these condominium units will ensure and preserve the quality of the
Village area and contribute to the historic character.
FLOOR
EXISTING
PROPOSED
ZONE
VC—HDR
16 Du/Ac
VC—HDR
16 Du/Ac
LAND USE
VACANT
MULTIFAMILY
ACREAGE
±1.23
±1.23
PARCEL Si
8
8
BUILDING
GROSS SF /
GFA
N/A
±100,218
For purposes of the Casa La Quinta Specific Plan (CLQSP), the development is defined as one submetal by one
property owner designated for construction, as one development. The development will be constructed as a single
development without any phasing. The Specific Plan is in accordance with the Village Commercial land use
designation for the 1.23 acre parcel to include High Density Residential (HDR) up to 16 dwelling units per acre.
Ownership, as opposed to timeshare or leasing, of these condominium units will ensure and preserve the quality of the
Village area and contribute to the historic character.
FLOOR
DESCRIPTION
SF
Sus FLOOR
Parking & Storage
±40,114 SF
GROUND FLOOR
Entry, Flats & Circulation
±30,358 SF
SECOND FLOOR
Flats & Circulation
±29.746 SF
TOTAL
±100,218 SF
Architectural character will be created through the use of design themes and style as identified in this Specific Plan. It
is important that this style create a sense of place, is representative of the City ofLa Quinta's identity and image, is
appropriate for the historic Village district, and finally is representative of the quality of architecture desired for the
community and indicative of future development in the area.
The proposed development provides 66 parking spaces, all within on-site garage spaces for residents and guests.
Garage parking spaces are accessible through a common gated security private driveway on Avenida Villa, near the
corner of Avenida Villa where it turns south. There is a 10,903 square foot common open space / pool / spa and
landscaped courtyard. At grade landscaping totals an additional 9,491 square feet and will provide street landscaping
on all sides of the development.
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PARKING
PARKING
PLAN
1
#UNITS
2 Du
UNIT TYPE
2 BR
AREA
±1,566 SF
PARKING
/UNI7°
2.5 x 2 UNITS
TOTAL
5 SPACES
2
2 Du
2 BR
±1,611 SF
2.5 x 2 UNITS
.5 SPACES
3
4 Du
3 BR
±1,972 SF
3.5 x4 UNITS
14 SPACES
4
2 Du
3 BR
±2,162 SF
3.5 x 2 UNITS
7 SPACES
5
3 BR
±2,299 SF
3.5 x 2 UNITS
7 SPACES
6
3 BR
±2 343 SF
3.5 x 2 UNITS
7 SPACES
7
3 BR
±2,564 SF
3.5 x 2 UNITS
7 SPACES
8
3 B�
±2,836 SF
3.5 x 2 UNITS
7 SPACES
9
3 BR
±3,274 SF
3.5 x2 UNITS
7 SPACES
COTAL
jDu
3ARKING REQUIRED
66 SPACES
TOTAL GARAGE SPACES
66 SPACES
PROVIDED
66 SPACES
INCLUDES GUEST SPACES
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2. DEVELOPMENT FRAMEWORK
2.1 INTRODUCTION
The Casa La Quinta Specific Plan has been prepared in accord with the specific provisions of the City of La Quinta
Municipal Code — Specific Plans (Chapter 9.240), Village Commercial District (Chapter 9.65), Village Overlay District
(Chapter 9.64), The Village at La Quinta: Design Guidelines — July 1998, and the City of La Quinta Comprehensive
General Plan — March 2002. Adoption of this Specific Plan by the City of La Quinta establishes the Casa La Quinta
Specific Plan (CLQSP) which incorporates the development standards unique to this area as presented in this
document. Zoning for the site (parcels identified previously) is in accord with the zoning for this site as shown on the
land use diagram of the La Quinta Comprehensive General Plan.
These proposed development and this Specific Plan create a unique opportunity b establish significant benchmarks and
development criteria for the City of La Quinta that will help guide and shape the image and character of this and all
future development efforts within the Village, thereby contributing to the longterm growth, stability, and preservation
of this historic downtown core, surrounding community and the overall environment.
2.2 SPECIFIC PLAN OBJECTIVES
In order to accomplish the intent of the Specific Plan, this proposal calls for a development that is "site specific" for the
Village Commercial land use designation for the 1.23 acre parcel proposing up to 16 DU/AC. State law states that a
Specific Plan may not be adopted unless the proposal is consistent with the General Plan. This development is "site
specific" and has been prepared in accord with the City of La Quinta General Plan. Specifically, it proposes a density
residential use for this project at the existing 16 Dwelling Units per acre and and establishes appropriate development
standards intended to guide the development of this multifamily development.
Requested revisions to the Zoning Ordinance to incorporate the following development standards:
❑ Proposal l "Requested increase to maximum building height of 38 feet, 6 inches. Proposal 1 requests
increasing the allowable building height by 3'6" feet, not including architectural projections. Architectural
projections include: Elevator penthouses, mechanical screens, wireless communication equipment, projections
of towers, stair towers, cupolas, mansards, domes and similar architectural projections will not be included in
the measurement of the vertical dimension, provided that such projections do not exceed the heights identified.
Rooftop equipment will not be included in the measurement of the vertical dimension"
❑ Proposal 2 "Requested revision to the number of stories allowed in connection with building height to 2
stories, excluding any sub-level(s) for parking. Proposal 2 defines the number of stories for the development
and specifies that the maximum number of habitable stories will not exceed two (2) stories, excluding parking.
Parking is defined as non -habitable space, and is excluded when determining total number of stories".
2.3 RELATIONSHIP TO THE CITY OF LA QUINTA COMPREHENSIVE GENERAL PLAN
The Casa La Quinta Specific Plan implements the intent of the, General Plan (Government Code Sec. 65450 st. seq.).
La Quinta's Comprehensive General Plan delineates the development property as Village Commercial ("VC") with a
density for multifamily residential of 16 DU/AC. The Casa La Quinta Specific Plan is structured to be consistent with
the intent of the General Plan Land Use Element, and with the ability to provide for Specific Plans within the
framework of the General Plan.
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Also, the Casa La Quinta Specific Plan is independent of the General Plan in addressing the specific development
criteria related to a defined area or site slated for development within the City. It creates and establishes standards
regarding the architecture, design, zoning, and development standards which will govern the implementation for the
development.
The City of La Quinta's General Plan designates the site as VC or "Village Commercial". The goals for this zone
include commercial development providing expanded retail options along Calle Tampico, pedestrian access to these
commercial developments, parking that is screened fromview, some residential units are provided for in this area, and
adherence to the adopted Village at La Quinta Design Guidelines. The Specific Plan site is composed of 1.23 acres of
private & public land use including sidewalks and access, with multifamily residential land use as shown in Figure 5.
2.4 RELATIONSHIP TO MUNICIPAL CODE & ZONING
The Casa La Quinta Specific Plan (CLQSP) provides policy guidance for the development within the Specific Plan area
boundary. It will be incorporated into the City of La Quinta's Municipal Code and will provide for land uses,
development standards and criteria that supplement or replace those of the City and will guide the development.
Wherever this Specific Plan contains provisions which differ from the La Quinta Municilml Code, the Specific Plan
will prevail and supercede the applicable provisions of that Code. It takes precedence and replaces those sections of the
Municipal Code and creates new zoning and regulation for the development. If development standards or the
Municipal Code are different from those presented in this Specific Plan, this Specific Plan will take precedence. If not
addressed in the Specific Plan, then provisions of the Municipal Code apply.
The Casa La Quinta Specific Plan is consistent with the La Quinta Municipal Code and the following criteria:
❑ Provides for increasing development density and providing multifamily residential in the Village at La Quinta.
The development is one block southwest from a large multi -story hotel, and would serve define the western
edge of the Village and the community center for La Quinta.
❑ The General Plan Land use policy diagram (Village Core) allows for high density residential and multifamily
residential in this area, by designation of the site as Village Commercial.
❑ The development is located adjacent to arterial roadways and intersections (Calle Tampico & Eisenhower,
Calle Tampico & Avenida Navarro, the Village, Main Street) which the code provides for the use of higher
density multifamily land uses given this situation.
❑ The development is located in close proximity (one black) from park/open space uses such as neighborhood or
community parks (Francis Hack La Quinta Community Park), schools (Benjamin Franklin Elementary),
❑ The development provides substantial recreational amenities within the development via a large central,
common open space, pool and spa.
2.5 EXISTINGLANDUSE
All land uses surrounding the development are designated by the General Plan as Village Commercial or VC. Village
Commercial is defined as "related to hotel or resort uses and pedestrian oriented retail stores, designed to help create a
village atmosphere in the traditional core of the City". Residential land uses listed as appropriate for this designation
are Medium High Density Residential & High Density Residential (MHDR & HDR — up to 16 DU/AC).
Specific land use descriptions are as follows:
❑ North Calle Tampico from Avenida Villa to Avenida Navarro is mixed use commercial office, with
a new elementary school to the northwest of the development. To the northeast is a fiva
story Embassy Suites hotel buffered by clustered two story resort residential complex and
mixed use commercial office.
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❑ West Avenida Villa from Calle Tampico to the north, to Avenida Mendoza on the west, to
Avenida Montezuma on the south the land use is mixed commercial and resi&ntial.
❑ South Avenida Villa from Avenida Montezuma on the south, to Avenida Navarro on the east is
vacant between the development and Francis Hack La Quinta Community Park.
❑ East Avenida Navarro from Avenida Villa on the south, to Calle Tampico to the north is mixed
use commercial, retail office space and a public parking lot.
2.6 PERMITTED LAND USES -ZONING
The subject property is adjacent to an area known as the Village and Old Townin downtown La Quinta. La Quinta is
experiencing a revitalization of the downtown historic district, through the influx of retail shops, restaurants,
commercial office space located above many of the existing buildings, and residential development.
Section 9.65.020 of the La Quinta Municipal Code, allows for multifamily dwellings, including condominiums in the
Village Commercial zoning district. Moreover, it states that "density will be determined on a site specific basis and is
based on the development capacity for the proposed project uses on the sitd'.
The proposed development is compatible with existing and planned land uses in the vicinity. The proposed density
High Density Residential HDR (up to 16 DU/AC) provides an opportunity to intensify land use in an appropriate
location. The proposed land use change is adjacent to Calle Tampico and is consistent with General Plan elements,
including the Land Use Element.
Permitted land uses surrounding the development are also all designated by the General Plan as Village Commercial or
VC. Village Commercial is defined as "related to hotel or resort uses and pedestrian oriented retail stores, designed to
help create a village atmosphere in the traditional core of the City". Residential land uses listed as appropriate for his
designation are Medium & High Density Residential (MHDR & HDR— up to 16 DU/AC).
Specific land use zoning designations are as follows:
❑ North Calle Tampico from Avenida Villa to Avenida Navarro, zoned Village Commercial.
❑ West Avenida Villa from Calle Tampico to the north, to Avenida Mendoza on the west, to
Avenida Montezuma on the south the land, zoned Village Commercial.
❑ South Avenida Villa from Avenida Montezuma on the south, to Avenida Navarro on the east,
zoned Village Commercial.
❑ East Avenida Navarro from Avenida Villa on the south, to Calle Tampico to the north, zoned
Village Commercial.
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3. RESOURCES AND CONSTRAINTS
3.1 HISTORIC SETTING
La Quinta has a strong historic background and character reflected in its' architecture. During the mid 1850's La
Quinta, was dotted with a significant group of Native American "Cahuilla" villages and rancherias. By the early
1900's these had disappeared and the area experienced a series of land and homestead claims and land grants. In 1910,
several ranches were operating in La Quinta.
Development and growth of La Quinta began in earnest in 1926 when the Desert Development Company opened the La
Quinta Hotel, focused on providing resort amenities, in this once secluded part of the Santa Rosa and Coral mountains
This landmark hotel introduced the "cove area" of La Quinta to the now historic Spanish Colonial Revival architecture
that is the indicative of and the hallmark so many historic and contemporary buildings and residences in La Quinta
today. Rapid growth characterized the post-war 1940's and development continues to this day.
The architecture of the development will be defined by this range of authentic, historic styles that reflect the traditional
and contemporary architecture that are prevalent and representative of the La Quinta region of Southern California.
Drawing on the historic and contemporary Spanish, Spanish Colonial with Mediterranean influences, this style offers
the range of design variations that will be incorporated into the development toprovide the quality needed to create
Casa La Quinta.
3.2 AIR QUALITY
The most significant impact to air quality will be from emissions that occur during construction and during build out of
the development. Vehicle traffic will also contribute to emissions. The short term impact to air quality will occur
during construction. The long term impact would result from vehicular traffic generated by the development.
3.3 SOILS/MINERAL RESOURCES
00% There are no significant mineral deposits present on the development site. The site is located on Quaternary lake
00� sediments deposited below the shoreline of ancient Lake Cahuilla. It has been classified as MRZ-1 (Mineral Resource
ww� Zone). Soil types on the site are classified as a type of Quaternary Alluvium- Qal.
WON ❑ Ip — Indio fine sandy loam
This series consists of well drained or moderately well drained soils that form the alluvium. Slopes are
091� between 0 to 2 percent, with a fine sandy loam surface area and water table below 6 feet. Erosion hazard is
slight.
❑ Is — Indio very fine sandy loam
This nearly level soil is formed in fine textured alluvium. Water table is below 6 feet, runoff slow, and erosion
Wft hazard slight.
3.4 ENVIRONMENTALASSESSMENT
A Phase One Enuronmental Site Assessment for the site was prepared and filed for Borrego Resort Holdings,
LLC, in February 2005 by MSA Consulting, Inc. The concluding assessment was that the site exhibited "no known
environmental contamination problems".
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3.5 POTENTIAL ARCHAEOLOGICAL & CULTURAL RESOURCES
A Cultural Resource Surrey for the development area was prepared and filed by Foothill Archaeological Services,
in March 2005. A complete records search for the development area was performed at the Eastern Information Center
of the California Historical Resources Information System (RS #3323, January 14, 2005). The records search revealed
that no previous archaeological studies had been carried out within the boundaries of the Casa La Quinta development
boundary. The concluding assessments are that no historical or archaeological sites ae known to exist within the
development boundaries. No major concentrations of cultural resources are evident and no historic structures are noted
in the immediate vicinity.
3.6 POTENTIAL PALENTOLOGICAL RESOURCES
A Regional Palentological Locality Inventory(RPLI) for the site was conducted by Bonterra Consulting through
the San Bernardino County Museum (SBCM) and found that "no previously -known paleontologic localities have been
recorded by the SBCM on the project site or within one mile in any direction." However, results of the literature review
indicate that excavation has the potential to impact significant nonrenewable fossil resources, and is therefore
considered to have a high palentological sensitivity. To reduce this potential impact, the development a mitigation
program consistent with provisions of the California Environmental Quality Act (CEQA) and regulations dictated by
the County of Riverside and Society of Vertebrate Paleontology as recommended by Bonterra Consulting will be
implemented during development.
3.7 SACRED LANDS SEARCH & NATIVE AMERICAN HERITAGE CONSULTATION
In response to the recent passage of SB -18, both a Sacred Lands Search & Natiw American Heritage
Consultation, were conducted. The records search found that "the sacred land file has failed to indicate the presence
of Native American cultural resources in the immediate project area." In addition, a list of Native American
individuals and organizations have also been contacted for their potential knowledge of other cultural resources in the
development area. See Appendix E for a complete listing of both contacts and letters.
3.8 NOISE
The most noticeable noise generation will be as a result of servicing of the developmentby Waste Management during
service and collection times. The most significant impact will occur as a result of noise generated only during
construction and during build out of the development. Otherwise, the development will not generate any significant
noise above that of the surrounding land uses. To mitigate the impact of potential noise from the development, the
development will provide building setbacks and landscaping on all sides to minimize and reduce possible noise impacts
and provide buffering with adjacent land uses. The development will comply with standards for noise as established by
the Uniform Building Code.
3.9 VISUAL & AESTHETIC RESOURCES
Casa La Quinta is a prominent and highly visible site in the City of La Quinta. Directly off Calle Tampico just west of
City Hall, the historic Village District, and surrounding properties and streets, Calle Tampico serves as a primary east
west artery. As the City grows, developments along this road will play a critical part in helping define the charxter
and visual image of the City. Given the importance and proximity of this development to the City center, it is
recognized that the City has the opportunity to utilize this Specific Plan to begin to establish both the standards and
quality desired by future developments in this area, that will ultimately help define and shape the overall character of
the community.
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Currently, the visual character of the surrounding developments is mixed and does not establish or adhere to any
architectural theme or style. The City of La Quinta adopted Design Guidelines for the Village in July 1998. These
Guidelines address issues of architectural elements, treatments, building design, and streetscape design.
The Casa La Quinta Specific Plan provides development standards that require careful treatment to avoid creating a
negative visual impact. The prominent location of the site, size and scale of potential future development provide an
outstanding opportunity to provide positive visual character for the Village and anchor this vital edge of the district.
This Specific Plan delineates the architectural and landscape standards required for this development. The intent is to
create a common architectural character or theme that will promote and tie into existing Vilage land uses, while
preventing the spread of disjointed architecture and planning through a cohesive image.
The architectural theme is based on the City's desire to preserve and promote its character as "The Gem of the Desert"
through both traditional (authentic, historic) and contemporary elements in the design. The image is created through
the articulation of roof elements, massing, staggered setbacks, building treatments, balconies, decks, trellises, fountain
and entry plaza.
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4. DEVELOPMENT STANDARDS
—TIW 4.1 PURPOSE
OR The purpose of these Development Standards is to provide specific criteria and regulations that will be applied to the
NO Casa La Quinta multifamily development as defined within this Specific Plan. These standards apply only to the
development of Casa La Quinta, as presented in this Specific Plan. The standards will also be used by the City of La
Quinta as a means of guiding development for the site and ensuring conformance to design criteria and objectives.
The architecture of the development is defined by a range of authentic, historic styles that reflect the traditional and
contemporary architecture that are prevalent and representative of the La Quinta region of Southern California.
Drawing on historic and contemporary Monterey, Spanish, and Mediterranean influences, each style offers a range of
design variations that will be incorporated into this development to provide the quality needed to create Casa La
Quinta.
Architectural character will be created through the use of design themes and styles as identified in this Specific Plan. It
is important that the development creates a sense of place and is appropriate for the Village. Individual units will be
unique in size, form, massing, design, materials, colors and elements. The Development Standards describe a
distinctive style aimed at reducing a repetitive look, and achieve a level of both architectural quality and continuity.
4.2 PERMITTED USES
Land use designation will be Village Commercial or VC with the land use provision for Medium HighDensity (MHDR
16 DU/AC).
4.3 PARCEL DEVELOPMENT SIZE / ACRES)
The size of the parcel for the development will be no less than 1.23 acres. This is the approximate combined total of all
eight (8) individual parcels.
4.4 MAXIMUMDENSITY
The maximum allowable density for the development will not exceed 16 DU/AC as calculated by the Community
Development Department for this site at 1.23 AC.
4.4.1 MAXIMUM BUILDING HEIGHT
The development building will not exceed a height at any point of thirtyeight feet, six inches (38'-6"). Height will be
measured from the finish grade on the lot to the top of the eave or the average point on sloped roofs, excluding the
parapet in both instances. Elevator penthouses, mechanical screening, wireless communication equipment, projections
of towers, stair towers, cupolas, mansards, domes and similar architectural projections will not be included in the
measurement of the vertical dimension, provided that such projections do not exceed the heights identified. Rooftop
mechanical equipment will be located in the roof well intended for screening and will not be included in the
measurement of the overall vertical dimension.
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4.4.2 MAXIMUM NUMBER OF STORIES
The maximum number of habitable stories will not exceed two (2) stories, excluding parking. Parking is defined as
non -habitable space, and is excluded when determining total number of stories
4.5 MAXIMUM SITE/LOT COVERAGE
The maximum allowable site coverage for the development will be no more than 60%. The courtyard area is included
as open space for the development.
4.6 AREA CRITERIA/UNIT SIZE
Total area for the development will not exceed ±48,182 SF out of a total site area of ±53,541 SF, Total building gross
area may not exceed a total of ±100,218 SF, including the following breakdown by floor:
FLOOR
DESCRIPTION
SF
Sus FLOOR
Parking & Storage
±40,114 SF
GROUND FLOOR
Entry, Flats & Circulation
±30,358 SF
SECOND FLOOR
Flats & Circulation
±29,746 SF
TOTAL
AVENIDA VILLA
±100.218 SF
Unit size in the development will not exceed ±3,300 SF per unit.
4.7 SETBACKS
Casa La Quinta requires a variety of setbacks that will ensure correct siting of the development and relationship to
adjacent streets, pedestrian and vehicle access, landscaping, and parking,
STREET
DIRECTION
IN'h 1'.
-SETBACK
AVG. SETBACK
'SETBACK FROM
CENTER LINE OF
FROM PL
STRF,FT
CALLE TAMPICO
AVENIDA VILLA
North
West
20'
5'
20'
8'
50'
30'
AVENIDA VILLA
South
5
8'
23.5'
AVENIDANAVARRo
I East
5'
8'
30'
Minimum setback requirements for all setbacks and easements and are established and indicated on the Preliminary
Grading Plan (Figure 13). All setbacks will be measured at right angles or as near to right angles as possible, to the
nearest property line. Setbacks are measured from the property line to the foundation line of the structure. Overhangs,
pop -outs, decks, balconies and recesses will be used to break up the massing and help articulate the development. Wall
furring, balconies, cantilevered roofs, trellis structures and similar architectural features are considered permitted
encroachments into the setbacks and may extend from the main structure up to four (4) feet into required setbacks.
4.8 PEDESTRIAN WALKWAY SYSTEM
A continuous pedestrian walkway will be provided for the development as delineated on the conceptual landscape plan.
Design and landscaping of the development will provide maximum opportunity for pedestrian access adjacent to the
site in a way that minimizes potential conflicts with vehicular traffic.
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4.9 ARCHITECTURAL STYLE/ CHARACTER
Distinctive historic architecture and variation is a hallmark of Casa La Quinta. The development will be designed to
complement the architectural character of the Village at La Quinta. It will utilize a blend of authentic old world
historic Spanish, Spanish Colonial Revival, and contemporary Mediterranean architecture and detailing similar to
much of the Village. A careful review and consideration of these styles is the basis for creating unique quality
architecture. Complimentary styles that contribute, add value, and are entirely appropriAe for Casa La Quinta will be
utilized. These styles have been combined to reflect the contemporary influence of the development.
In establishing the architectural character of Casa La Quinta, our principal goal is to provide architectural character
and integrity that reflects an authentic and historic Monterey/Spanish/Mediterranean development with contemporary
architectural styles. Representative styles have been selected for their strong design qualities and contextual references;
all aimed at achieving consistent, high quality architecture based on a palette of styles and types. These complimentary
styles are prevalent throughout California, and reflect the character, elegance, simplicity, and functional diversity found
throughout the area.
Individual units will be unique in size, form, massing, design, materials, colors and elements. The Development
Standards describe a distinctive style aimed at reducing a repetitive look, and achieve a level of both architectural
quality and continuity. Interpretation of architectural style described in this Specific Plan as they relate to site
planning, massing, materials, colors and textures and landscaping will all be assessed against these Development
Standards and will guide the overall development of Casa La Quinta.
Core design criteria have been created to assist in design and development that are unique to the development and
feasible as well as aesthetically appealing. These criteria are:
■ Residences, balconies and decks will be the primary emphasis of all exterior and courtyard elevations.
■ Authentic, historic compatible architectural style will ensure the quality and uniqueness within the Village
District and surrounding neighborhood.
■ Colors and materials will reinforce the architectural style and character.
■ Roof forms and massing will play a major role in defining the architectural style and quality.
■ Utilize a variety of floor plans to create variations in exterior and interior elevations and rooflines.
■ Maintain a strong indoor/outdoor relationship in each unit.
■ Recess windows and doors to provide depth and variety. Use accent trim and color divided detailing to
provide exterior definition and provide unit individuality.
■ Use decks and balconies to break up unit and wall massing and take advantage of the surrounding
mountains and desert vistas.
4.9.1 SITING
Casa La Quinta is located on the east side of the San Jacinto mountains, in the alluvial desert fan at the base of the
Santa Rosa and Corral mountains in the Coachella Valley and Imperial desert. Each unit as well as the entire
development has been designed to take advantage of and preserve the spectacular 360 degree view of the natural
occurring rock formations to the west, south and east, and a view of the Coachella Valley from the desert bench to the
north. This means utilizing and orienting indoor rooms, spaces and outdoor balconies, decks and patios toward the
unique natural features, including ridgeline topography, views of surrounding desert, natural open space, vegetation
and expansive desert vistas.
The development is planned as one multifamily residential condominium building, with access through a single gate
guarded below -grade parking level. A total of nine different unit plans combine for a total of ±20 condo units
averaging from ±1,500 SF to over ±3,300 SF. To the extent possible, the development will incorporate representative
historic architectural characteristics, detailing and elements of the adjoining Village, and surrounding community.
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4.9.2 BUILDING AREA (DENSITY)
Development will not exceed a maximum density of 16 dwelling units (DU) per acre as calculated by the Community
Development Department for the site at 1.23 AC.
4.10 BUILDINGACCESS
Vehicular access to the development will be provided via one single private drive off the publicroad along Avenida
Villa on the west side of the development towards the bend in Avenida Villa south of Calle Tampico. In this way,
multiple units will be accessible from a single access point. Access to parking is located on Avenida Villa, ±160 feet
from the corner of Avenida Villa and Calle Tampico, and ±50 feet from the corner of Avenida Villa and Avenida Villa
As indicated, all parking is on-site, below grade, to minimize the impact to on -street parking in the Village District.
Access is restricted to unit owners and their guests. Resident and guest access will be via secure card or "buzz -in"
doors to ensure security for the development. The private access driveway will not exceed a 15% slope from the back of
the sidewalk to the building access.
4.11 ENTRANCES
There will be two main pedestrian entrances to the development, one along Avenida Villa, and the other on Avenida
Navarro. No entrances will be allowed off Calle Tampico. Each entrance will provide access (compliant with ADA
accessibility guidelines). All stairs and access to individual units will be internal to the development, no exterior stairs
or access is allowed from the outside of the development.
4.11.1 DWELLING UNIT ACCESS
Elevators and stairs will be provided to serve all stories in the project where there are more than three (3) dwelling
units. Maximum distance to any elevator or stairs from any unit will not exceed ±80'. Each unit will have access to
the common courtyard area via a covered walkway or direct access.
4.12 PARKING & PRIVATE STORAGE
Parking and private storage for the project is provided onsite via a below -grade parking garage level located below the
development.
4.12.1 REQUIRED PARKING
Parking requirements are based on unit bedroom count. Units with 2 bedrooms require 2 spies per unit, plus an
additional .5 space for guest parking. Units with 3 bedrooms require 3 spaces per unit, plus an additional .5 space for
guest parking. Dens in each unit are not considered bedrooms and do not require any additional parking allocatim. As
such, they are excluded from any parking count requirement. Based on these requirements, 10 spaces (2.5 x 4 units)
will be required for each of the 4, 2 -bedroom units. A requirement of 56 spaces (3.5 x 16 units) will be required for
each of the 16, 3 -bedroom units. All parking will be on-site with parking spaces as described in this Specific Plan.
Using the following development standards, the following ratios have been used to determine the number of parking
spaces required and provided:
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UNITS
PLAN PARKINGREO'D./UNIT
SPACES/UNIT
TOTAL
2 BEDROOM
1 2.0/unit + .5 guest
2.5 x 2 UNIT
5 SPACES
2
2.5 x 2 UNIT
5 SPACES
3 BEDROOM
3 3.0/unit + .5 guest
3.5 x 4 UNIT
14 SPACES
4
3.5 x 2 UNIT
7 SPACES
5
3.5 x 2 UNIT
7 SPACES
6
3.5 x 2 uNis
7 SPACES
7
3.5 x 2 UNIT
7 SPACES
8
3.5 x 2 UNIs
7 SPACES
9
3.5 x 2 UNIT
7 SPACES
TOTAL UNITS
20 Du
TOTAL SPACES RE 'D.
66 SPACES
TOTAL SPACES PROVIDED
INCLUDES GUEST SPACES
66 SPACES
4.13 FMADE DEFINITION/ MASSING
Definition of the fagade and building massing will not be "flat" and will include well-defined variations using different
architectural features and materials that add scale, delineation and character. The development will be broken both
horizontally as well as vertically, using distinct detailing and articulation of massing and strong patterns of both shade
and shadow along both planes. The development will be scaled proportionally to relate to both the acjoining properties
and the residents of the development and the City of La Quinta.
4.14 MATERIALS
Building materials and color schemes will be selected to blend and be compatible with the natural environment.
Natural building materials with strong textures and rich colors, including cultured stone, masonry, stucco, clay and tile
are all appropriate. Muted earth tones will be reflected as both main and accent colors. A variety of design elements
and details utilizing strong and compatible building materials, facades and colors will be used to create different
building facades and massing. In general, natural materials compatible with the landscape will be utilized.
4.15 LIGHTING
In order to create a unified effect that will not interfere with the dramatic nature of the surrounding area, the
development will use the following lighting standards:
1. Exterior lighting will provide for complete shielding of light sources.
2. Light fixtures must be well integrated with the overall design and color scheme, using appropriate design,
color and lighting hardware.
3. Lighting will be directed downward away from adjacent parcels, common areas, and neighboring properties.
4. Site lighting, will be subdued and discrete in keeping with the overall design style of the development.
Lighting will provide adequate visibility for safety.
5. Lighting fixtures will incorporate hoods or shields to direct and focus, to the extent possible, as much light
down on walkways, landscaping and streets.
6. Landscape, pool, recreation and security lighting will be designed in accord with the architectural style and
character of the development.
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7. All lighting will meet the City of La Quinta Development Code regarding lighting and the requirement for
lighting fixtures to be "dark -sky friendly / compliant'.
4.16 OPEN SPACE, POOLS (INCLUDING SPAS)
A minimum of 50% of the site open space, common pool and spa will be designated within the overall development
envelope. The following development standards apply to the Outdoor Space, Pools (including Spas) component of this
Specific Plan:
1. A minimum of twenty percent (20%) of the gross site area will be active common open space dedicated to
common usage and ownership.
2. Pools, Spas and other recreational features comprise active recreation areas. All water features will be
designed to standards consistent with municipal utilization and conform to State of California Title 24
accessibility requirements.
Pool equipment will be located in a manner which complies with the Building Codes of the City of La Quinta.
Location of the equipment will be located in the parking level to minimize the impact of noise on both units and
neighboring properties.
4.17 DECKS & PATIOS
All adjacent or adjoining on -grade paved outdoor surfaces will be designed as an integral part of the development.
Exterior decks and patios will be designed with materials, textures, patterns, and elements consistent with the style of
architecture for the development.
F 4.18 WASTE COLLECTION & RECYCLING
Waste service and recycling for the development will be provided by Waste Management (WM) of the Desert under
contract to the City. Waste and recycling will be provided from two (2) air-conditioned service rooms both accessible
from the outside of the development. Pickup and collection will be from both existing streets, Avenida Vtlla and
Avenida Navarro and will be screened and secured as appropriate for the type and frequency of service provided.
Access areas will be screened and not located in any setbacks. Service for the development will be accessible from the
existing public streets, screened and secured as appropriate for the type and frequency of service provided.
4.19 SIGNING
The development will preserve the historic character of the area by using Village Entry identification signs at key
intersection locations consistent with the Design Guidelines and as recommended by the City of La Quinta
("...additional or alternate locations may be identified "). Address, directional and other development signing will
reflect the architectural and landscape character established.
4.20 LIFE, HEALTH & SAFETY
As part of the design, the development will provide adequate building emergency access, including exiting, fire
suppression, and adequate access for life, health and safety purposes. The development will also have an exterior
security lighting and fire /burglar alarm system equipped with motion detectors and window and door detectors. The
parking garage will be gate guarded and require a security access card to ensure the safety of the development.
Fire hydrants will be provided and installed as required by the City of La Quinta, Fire Department. Fire access will be
provided to the development as required by the Fire Department.
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4.21 CC&R's
The development will incorporate conditions, covenants and restrictions (C.C.&R.'s) that address issuesincluding but
not limited to parking, guest parking, existing and potential adjacent land uses and trash service.
4.22 LANDSCAPING
4.22.1 CONCEPT
The landscape design concept for the development is to create an environment that captures the feel of `desert elegance
using the approved landscape palette approved by the City of La Quinta as shown in
areas adjacent to Calle Tampico will reinforce the overall design of the development. dix Ipis� iimporta t to maintain C. The caped
natural setting for the development, similar to the surrounding mountains, This rugged desert setting creates the
backdrop for the look and feel of this development. A distinguishing feature of Casa La
intaentries. These entries will help reflect the rustic Spanish flavor of the development through different lcombinations be the two(of
building and plant materials typical to the region. These and other related materials that reflect the rural character of
Casa La Quinta will also be used in the design of the streetscape, development signing and lighting.
I. Landscape character will be consistent with the overall architectural style and design.
2. Each streetscene zone will have a minimum of three (3) 36" box trees, ten (14) 15 gallon shrubs, twenty (20) 5
gallon shrubs, twenty (20) 1 gallon shrubs, and one (1) 15 gallon vine to provide for a more mature look to the
landscape at the time of planting. The above quantities represent a minimum only. Landscaping or enhanced
landscaping using Buffer / Transition Zone standards as a basis, and contingent on available area, is required
adjacent to public areas and/or public right-of-ways.
3. In order to reduce water consumption and to promote water conservation, plant materials will be planted in
groups according to water use. Drought tolerant plant material will be used wherever it is appropriate to do
SO.
4. in corner conditions, all landscaped areas between the street and development will be a minimum of ('six) 6'
fl" wide, and planted with a combination of 5 gallon shrubs, vines, and ground cover in sufficient quantities to
completely fill the area at maturity leaving no bare areas. Vertically oriented trees in a 36" minimum box size
will be planted to buffer the side elevations of the architecture to the street and where there is suffcient room
to do so.
5. In designing landscape conditions, it is the intent to maintain views and/or privacy between units and adjacent
land uses where applicable.
b. All landscape areas will be automatically irrigated. Best irrigation design management practices using state of
the art irrigation equipment will be used to promote water conservation.
7. The development will provide a subsurface drainage system that allows for filtration prior to the drainline
inverting to the curb or storm drain system.
4.22.2 LANDSCAPE GOALS
Landscape plays a significant role in establishing the distinctive character of Casa La Quinta. The Spanish / Monterey
/ Mediterranean theme based on the traditional and historic encourages a rich variety of plantings, colors and textures.
Layers of planting will be used to soften building masses and integrate architectural forms with the surrounding Village
theme and environment. Landscaping will also reinforce the architectural character by the use of palm trees, willows
and native desert plants as a background palette. For the interior courtyard, pool and open space, palm trees, shade
tolerant plants and smaller palms will be used with native flowering plants, blossoming vines on walls, patio fences and
trellised third story balconies.
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4.22.3 LANDSCAPE AREAS
The entire development will be landscaped, including interior courtyard, street setbacks and parkway areas. They will
be designated as the Buffer / Transition area and Interior Courtyard area. Planting in these areas is designed to create a
cohesive environment that complements the overall theme and character of Casa La Quinta. Each of these areas will
require landscaping with materials including hardscape and softscape elements which will be both functional and
aesthetic. Landscape areas are described as follows:
❑ Buffer / Transition: Area from back of curb to the front of the development. This is the highly visible
streetscene area that is of primary importance as it is the buffer and transition between the development and
the surrounding land uses, including the Village. The development will have 36"box street trees spaced at
twenty (20) feet on center within the right of way. Within this area, the development will install a minimum
of three (3) trees of 36" box size or greater. Additional shrubs and ground cover will also be located here.
❑ Interior Courtyard: The Interior Courtyard is the common area inside the development. This area includes
a common pool, spa, garden areas, private patios, etc... Care is to be taken in the placement of trees, tall
shrubs, and other landscape elements so as to provide an element of privacy, yet maintain shared or open
views. This area will be designed by a landscape architect, It includes private patio spaces off the courtyard,
with access to individual units, and as such, the planting here is critical. Patio planting will provide screening
/ privacy between adjoining units, while taking care not to block natural st ilight coming into neighboring
units.
4.22.4 LANDSCAPE REQUIREMENTS
The entire development will be landscaped using the following criteria:
1. Trees will be selected for the sun exposure for the areas that they are to be planted in, and their ability to
provide summer shade. Sunlight penetration during winter months will be a determining factor especially for
the East, West & South facing areas.
2. To reduce water consumption and promote water conservation, plant materials will be grouped together
according to water use. Drought tolerant plant material will be used as appropriate.
3. All landscaped areas will be automatically irrigated using state of the art irrigation equipment to promote
water conservation.
4. Street corners will receive one (1) 48" minimum box size focal accent tree outside of the corner sight line in
addition to the street tree and other trees space permitting. Additional shrub planting will be required to
provide full and continuous landscaping around corners.
5. All trees planted within five feet (5') from any curb, sidewalk, driveway, fence, wall, building, or utility will
receive linear root control devices.
4.23 FENCES AND WALLS
The following wall & fencing guidelines apply to units within Casa La Quinta. These represent minimum fencing
requirements and will be subject to the following conditions:
• Material and design will be consistent and compatible with the architectural style, layout and arrangement of
the development.
• Landscaping will be used to mitigate the negative visual impact of fendng and walls.
• As required, fencing will be provided for all pool and spa common areas.
Return and screen walls (as needed) will be consistent with the architectural style of the development. (Similar
material, appearance).
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A combination of trees, shrubs, and vines will be used to soften the appearance of the development screen walls. The
intent is to have selected trash and mechanical service areas screened from adjacent land uses behind massings of plant
material in those areas where it is deemed appropriate to do so, and to open up view corridors to those areas where
visual access is desirable utilizing tubular steel fencing.
The following criteria in the design of the fences and walls:
2.
3.
4,
5,
Vines are to be planted on all walls where applicable to soften the impact of harsh unbroken walls where in
view to the rest of the community at a spacing that is not to exceed twenty feet (20') on center. If the type of
vine that is planted is not self clinging, a trellis or steel braided cord will be provided to allow for the vine to
be attached to it.
Walls and fences are to be a minimum of six feet (6') from the back of all street rightof--ways and sidewalks to
allow for sufficient room for planting of screening trees, or a minimum of six feet (6') from the back ofcurb
when no sidewalk is present
All walls facing streets will be constructed of a material with a style that is consistent with the architectural
theme of the development.
Gates will to reflect the architectural style of the development, and may be constructed of wood or hot dipped
galvanized tubular steel that is primed and painted with a rust resistant finish and constructed so as to be
considered `pool safe'.
Retaining walls will be no higher than (three) 3' in vertical height as measured from the top of the wall to the
top of grade in front of the wall.
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5. INFRASTRUCTURE & FACILITIES
5.1 LAW ENFORCEMENT & FIRE PROTECTION
Law enforcement for the City of La Quinta is provided by the Riverside County Sheriffs Department from Indio
Station, 82-695 Dr. Carreon, Indio. Fire protection service is provided by the Riverside County Fire Department from
La Quinta Station 32, 78136 Francis Hack Lane, La Quinta. Both Departments will provide services to the proposed
development.
5.2 SITE GRADING, DRAINAGE & FLOOD CONTROL
The subject property is generally flat with minimal to no sloping. Site drainage is toward the north at a slight gradient.
The high point of the site is along the southern edge along Avenida Villa running northwest to southeast. The low
point is along Calle Tampico to the north. Total grade change across the development is less than 2 feet, from 43' to
41'. The site is located within zone AO (depth 1 foot) as shown on the City of La Quinta Flood Insurance Rate Map,
Community Panel Number 060709, and Revised August 19, 1991. Given the proposed on-site below grade parking,
rtgrading and excavation is required for the sub floor, driveways, building footings and landscaping. The development
will be designed to handle all surface runoff originating from the development. The development shall drain to either
storm sewers or to street sections. Specific details as to the treatment of this runoff will be indicated on plans submitted
0" for approval.
0"
5.3 TRAFFIC, & CIRCULATION
The roadways surrounding the development have each been given design classifications based on current and projected
wpp1 traffic demands that will be generated by the "buildout" of the General Plan. Traffic circulation for the development
0011 conforms to the existing designations and will not require alteration or modification. Calle Tampico to the north is
designated a Primary Arterial — B, 4 lanes divided w/bike lane. Avenida Villa on the west and Avenida Navarro on the
010� east are both designated as Collector streets. Avenida Villa on the south of the development is classified as Local. The
0104 development will provide a system of pedestrian walkways, entry points, landscaping, and architectural character that
will establish a sense of place through the creation and connection with the historic Village district and surrounding
'PN^ land uses.
5.3.1 SITE ACCESS & CIRCULATION
The development is accessed via the current network of streets. All streets are publicly owned and maintained, and
meet all City of La Quinta standards for public streets.
5.4 UTILITIES
5.4.1 ELECTRIC
Imperial Irrigation District (IID) will provide electric service for the development. All electric service for the
development will be placed underground and provided from one of five substations that serve the City of La Quinta.
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5.4.2 WATER
The Coachella Valley Water District (CVWD) provides water services for the development. Eleven active wells and
eight reservoirs provide water to the area. All water service for the development will be provided from the existing
water line (6 inch), currently running along Calle Tampico, north of the development, to two feeder lines (6 -inch)
running the lengths of both Avenida Villa to the west, and Avenida Navarro, to the east of the development.
Discussions with CVWD have indicated that there are no water service issues with the development as proposed. All
water service will be placed underground and accessed from meters split to service units along both streets. Domestic,
landscape irrigation and fire sprinkler water flows will also be provided for the devebpment.
5.4.3 WASTEWATER (SEWER)
The Coachella Valley Water District (CVWD) provides sanitary sewer service and treatment for the development. All
wastewater service for the development will be placed underground and provided from two existing 8 -inch sewer lines
running along both Avenida Villa, to the west, and Avenida Navarro to the east. These feed into the existing 8 -inch
sewer line running along Calle Tampico, north of the development. Discussions with CVWD indicate that two
connections to existing facilities will be needed.
5.4.4 CABLE
Time Warner will provide Cable Television services to the development. All cable service will be placed underground.
5.4.5 TELEPHONE
Verizon California will provide telephone services to the development. Local facilities are locaed in both Palm
Springs and Indio. All telephone service will be placed underground.
5.4.6 NATURAL GAS
The Gas Company will provide natural gas services to the development. All natural gas lines will be placed
underground and provided from 1 existing 6 inch line along Calle Tampico for the development.
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APPENDICES
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APPENDIX A — LA QUtNTA GENERAL PLAN POLICIES
LAND USE ELEMENT
General Plan Land Use
Goal 2
The development recognizes the importance of promoting and contributing to the City's image as the "The Gem of the
Desert" by incorporating a high level of quality throughout the development.
Goal 2; Policy 2, and Program 2.2, Policy 4
The development will establish a set of unique development standards in line with the need for regulatory controls in
compliance with the General Plan that guide the quality and City's Development Code
Goal 3;Program 4.3
00% The development will be comprised of six adjacent parcels, incorporated, under one owner, covering all but one corner
of an entire block. Development standards as defined by this Specific Plan will be appliedto all properties as a single
development.
Goal 3;Policy 6
"In -fill development will be encouraged ...."
Goal 3; Policy 10
The development will create a unified effect that will not interfere with the dramatic nature of the surrounding areg by
establishing and applying lighting standards that are "dark sky" compliant.
Residential Land Use
Goal 2; Policy 1 and Program 1. 1, Policy 5 and Program 5.1
The proposed development will be compatible with and preserve the established character of the Village and the
neighborhood. Residential density will be ±16 DU/AC to allow for a range of multifamily unit types and choices for
residents of the City. The City will periodically review land use designation definitions to assure that changes in the
community and marketplace are met. The specific plan contains development standards for the development that
define setbacks, building height, architectural style/character, parking requirements and other design standards.
CIRCULATION ELEMENT
Policy 5 and Program 5. 1, Policy 6
Due to the location of the development in the Village Core and its proximity to both the Village and City Center, it
provides the City with a much needed and highly accessible residential component that is contiguous with or near
potential employment centers. The development will also provide increased pedestrian and nolrvehicular access to
local activity areas, including restaurants, shops, community parks, schools, and community centers.
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Program 6.3
Sidewalks will be incorporated within the landscape zones between the development and streets on all streets
surrounding the development.
Policy 13 and Program13.2, 13.4, 13.5, Policyl4, Policy 15
The development will promote the image of La Quinta and be compatible with and preserve the estaliished character of
the Village and historic district, and City Center. Landscaping along Calle Tampico will enhance the ascetic value of
this secondary image corridor.
OPEN SPACE ELEMENT
Policy I and Policy 7
The development recognizes the importance of preserving and encouraging access to open space by creating a unique
"indoor/outdoor" environment that maximizes the views and vista afforded the area. The development sets aside and
provides private on-site recreation common space and outdoor amenities associated with this type of development. The
development will also pay for appropriate fees for parkland needs generated by the project.
PARKS AND RECREATION ELEMENT
Goal 2, Policy 1, Program 1.3, Policy6
On-site amenities have been allocated and are a major component of this development.
NATURAL RESOURCES ELEMENT
Air Quality
Goal 1, Policy 1, 2, Program 1.2, Program 2.2, Policy 4, Program 6.3
Similar land uses are adjacent to the development. The location of the development has the potential toreduce harmful
emissions by providing for increased Village pedestrian traffic, and reducing vehicular traffic in this busy area.
Landscaping zones and setbacks will be established along major arterials that will act as buffers between the
development and these areas. As city center infill, this development has the ability to reduce commuting trips and as a
byproduct has the potential to increase pedestrian and bike access to local commercial and retail areas. Development
will encourage future growth around city activity centers and will establish more efficient travel in the downtown
district. Incorporation of on-site parking in the design of the development will maximize both vehicle and pedestrian
access without impacting already restricted parking or pedestrian access in this area.
Program 8.1
To the extent possible, the development will utilize an array of energy efficient measures and other energy saving
measures in the design and architecture of the development including passive solar, shading devices, 24" overhangs, 6"
exterior walls, inset windows, California Energy Star Compliant glazing, and tankless water heaters.
Energy and Mineral Resources
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Goa12, Policy 1, Program 1.2, Program 2.1, Program 3.2, Program 3.4
To the extent possible, the development will utilize an array of energy efficient measures and other energy saving
measures in the design and architecture of the development including passive solar, shading devices, 18" overhangs, 6"
exterior walls, inset windows, California Energy Star Compliant glazing, and tankless waterheaters. The development
will review the impact of solar access on adjacent lots using shade and shadow studies conducted for each season.
Setbacks will be established within the development standards.
Design and siting of the development has been done with respect to the impact of solar access from adjacent properties,
without negatively impacting those properties. Access to the development from core Village areas is facilitated via
pedestrian and bikeways along existing streets, while providing easy access to shopping, employment, and city
facilities.
Biological Resources
The site is not located in an area with any known biological resources or sensitivities.
Policy 3
To the extent possible, the development will include several drought tolerant plants in each of the categories provided
as identified by the landscape listing.
Paleontological Resources
Policy 1, Program 1.3
The site is located in an area of high sensitivity within the ancient boundary, shoreline and lakebed of Lake Cahuilla.
The preparation of a cultural resource analysis will be conducted as part of this Specific Plan, and based on findings,
recommended mitigation measures will be followed.
Water Resources
Policy 1, Program 1. 1, Program 1.2 and Program 1.3
The development will review comments from the Coachella Valley Water District (CVWD) concerning the use of
water, potential water conservation measures, location of meters, location of water mains, use of plumbing fixtures and
fittings including tankless water heaters, and demand for domestic and irrigation water.
INFRASTRUCTURE AND PUBLIC SERVICES ELEMENT
Emergency Seruces
Program 1.1, Program 4.2
The development will provide adequate building emergency access, including exiting, fire suppression, and adequate
access for life, health and safety purposes. The development will also have an exterior security lighting and fire
/burglar alarm system equipped with motion detectors and window and door detectors. The parking garage will be gtte
guarded and require a security access card to ensure the safety of the development.
The development will be compliant with the Uniform Fire Code and the Municipal Code. Fire access will be provided
to the development as required by the Fire Department.
Education Facilities
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Policy 3
The development will pay land impact fees designed to mitigate the impacts of the development on the Desert Sands
Unified School District.
Surface Water & Storm Drainage
Policy 3
The development is located in zone AO and will be designed to handle all surface water runoff originating from the
development. The development will drain to either storm sewers or to street sections. Specific details as to the
treatment of this runoff will be indicated on plans submitted for approval. The development will incorporate the design
and use of storm water management conveyance, drainage control facilities and mitigation techniques to accommodate
all surface water runoff.
Solid Waste Management
Policy 1, Program 1.1, Policy 2, andProgram 2.1
The development will comply with and promote City standards regarding municipal waste, collection, recycling and
reuse and will work with those agencies (specifically Waste Management) responsible for these services.
Domestic Water
Policy 1 and Program 1. 1, Policy
Domestic water and potable water services and facilities will be provided by the Coachella Valley Water District
(CVWD). The development will coordinate with CVWD with regarding all water services for the development. Water
lines & other water facilities will be designed by a registered civil engineer. The development will incorporate drought
tolerant planting and landscaping in accord with area water conservation measures.
Sanitary Sewer
Policy 1 and Program 1.1
Sanitary sewer collection and treatment services and facilities will be provided by the Coachella Valley Water District
(CVWD). The development will coordinate with CVWD regarding all sanitary sewer issues.
Public Utilities
Policy 2, Program 2. 1, Policy 3, Policy 4, Program 4.1 and Program 4.2
To the extent possible, the development will reduce the impact of new utility equipment by locating all utilities
underground, or below grade in the parking level or other location visually screened from public view using builling
massing, landscaping and other design features for the development. The development will coordinate the placement
and location of all utilities with each respective public agency.
ENVIRONMENTAL HAZARDS ELEMENT
Hazardous Materials
Policy 3, Program 3. 1, Policy 4 and Program 4. 1, Policy
The development will also utilize the services and be connected to the Coachella Valley Water District's sanitary sewer
system. The development will comply with all local and municipal regulations regarding the usq storage, transport
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and disposal of any hazardous materials. Since the development has both a common pool and spa, the development
will address the storage, use and treatment of chlorine and chlorine products needed for these common amenities.
Geologic and Seismic Hazards
Policy 3, Program 3.1, Policy 5, Program 5.1, Policy 9, Program 9.1
The development and Specific Plan requires that soils testing and sampling be conducted in areas subject to collapse.
The development will conduct soils sampling, testing, and compaction criteria and implement mitigation measures
based on these tests. The development will comply and be built in accord with the latest standards for foundations and
building construction as specified by the Uniform Building Code. The site is located in an area identified as being
susceptible to both seismically induced settlement and slight wind erosion. Mitigation measures will be taken during
construction of the development to reduce the impact of wind blown particulates.
Flooding and Hydrology
Policy 5
The development is located in the 500 year floodplain, zone AO and will incorporate the use of storm drains that feed
into City maintained stormwater channels and retention/detention basing, and other site drainage control facilities and
mitigation techniques to accommodate all surface water runoff.
Noise
Policy 1, Program 1.2
The development will provide building setbacks and landscaping on all sides to minimize and reduce possible noise
impacts and provide buffering with adjacent land uses. The development will comply with standards for noise as
established by the Uniform Building Code.
CULTURAL RESOURCES ELEMENT
Historic Preserwtion
Program 1.1.4, Policy 1.2, Policy 3.2, Program 3.2.1
Although the site is vacant, with no known historic resources, as part of the Specific Plan, a cultural resources survey
will be conducted by a qualified archaeologist and filed that provides and assessment of potential archaeological
resources on the site. Any mitigation or recommendation measures will be followed..
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APPENDIX B — THE VILLAGE AT LA QUINTA DESIGN GUIDELINES
1. B. GOALS & GUIDING PRINCIPLES
Goal, Principle — Establish the Village...
The creation of this multifamily residential development will establish important standards for the Village and future
residential developments in the Village in full accord with the ultimate goal of establishing the area as mixeduse.
Issues of quality, architecture, and promoting this area will serve to help define the identity and common theme for the
area. The development is located in the heart of the Village within walking distance to the historic Village at La
Quinta, retail shops, recreation and downtown amenities, neighborhood shopping and restaurant facilities.
Goal, Principle, Principle— Create a sense of design....
The design of the development will be complimentary in terms of architectural theming, scale, and landscaping while
creating an environment that reflects and provides a sense of place that will anchor this critical edge of the Village and
define entry and access from this direction.
11. A. VILLAGE DESIGN GUIDELINES
Land Use...
The development density will be f16DU/AC, appropriate for the site and area, in one project site and building.
Setbacks and landscaping will buffer the development from surroundng land uses while providing and encouraging
pedestrian and bike linkages and ties to the Village and surrounding area.
11. B. CIRCULATION CONSIDERATIONS
Vehicle Traffic & Pm*ing...
Vehicle access to the development will be provided via a private drive off the public road along Avenida Villa on the
west side of the development towards the bend in Avenida Villa south of Calle Tampico. Location of access is designed
to minimize and reduce the impact of traffic to adjoining land uses. The majority of parldng is on-site and below grade
to minimize the impact to on -street parking in the Village District. Access is restricted to unit owners and their guests.
As a result, the development will maximize the street frontage to pedestrian access and outdoor activities.
Pedestrian Movement...
A continuous pedestrian walkway will be provided for the development as delineated on the specific plan map. Design
and landscaping of the development will provide maximum opportunity for pedestrian access adjacent to the sle in a
way that minimizes potential conflicts with vehicular traffic.
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II. C. SITE & BUILDING DESIGN
Building Character....
Distinctive historic architecture and variation is a hallmark of Casa La Quinta. The development will be a blend of
authentic old world historic Monterey/Spanish Eclectic, Spanish Colonial, and contemporary Mediterranean. A careful
review and consideration of these styles is the basis for creating unique quality architecture. Complimentary styles that
contribute, add value, and are entirely appropriate for Casa La Quinta will be utilized. These styles have been
combined to reflect the contemporary influence of the development.
Architectural character will be created through the use of design themes and styles as identified in his Specific Plan
document. Styles that create a sense of place and are representative of Casa La Quinta identity, appropriate for the
Village neighborhood is encouraged. Individual units will be unique in size, form, massing, design, materials, colors
and elements. The Development Standards presented encourage a mix of styles aimed at reducing a repetitive look,
while achieving a level of architectural consistency.
�1 To the extent possible, the development will incorporate representative architectural characteristics and elements of the
surrounding historic area. It will be sited to complement existing adjacent buildings.
The Casa La Quinta Specific Plan provides development standards that require careful treatment to avoid creating a
negative visual impact. The prominent location of the site, size and scale of potential future development provide an
outstanding opportunity to provide positive visual character for the Village and anchor this vital edge of the district,
AIR This Specific Plan delineates the architectural and landscape standards required for this development. The intent is to
create a common architectural character or theme that will promote and tie into existing Village land uses, while
NOR preventing the spread of disjointed architecture and planning through a cohesive image.
The architectural theme is based on the City's desire to preserve and promote its character as "The Gem of the Desert"
through both traditional (authentic, historic) and contemporary elements in the design. The image is created through
the articulation of roof elements, massing, staggered setbacks, building treatments, balconies, decks, trellises, fountains
and entry plazas.
I" Site Design & Activity Space
Casa La Quinta is located on the east side of the San Jacinto mountains, in the alluvial desert fan at the base of the
Santa Rosa and Corral mountains in the Coachella Valley and Imperial desert. Each unit as well as the entire
development has been designed to take advantage of and preserve the spectacular 360 degree view of the natural
occurring rock formations to the west, south and east, and a view of the Coachella Valley from the desert bench to the
north. This means utilizing and orienting indoor rooms, spaces and outdoor balconies, decks and patios toward the
unique natural features, including ridgeline topography, views of surrounding desert, natural open space, vegetation
and expansive desert vistas.
The site development is planned as one multifamily project, with access through a single gate -guarded below -grade
parking level. A total of nine different unit plans combine for a total of 20 condo units averaging from ±1,500 SF to
over ±3,100 SF designed to take full advantage of the spectacular La Quinta vistas and unique views of the surrounding
San Jacinto and Santa Rosa mountains as well as the Coachella desert.
To the extent possible, the development will incorporate representative architectural characteristics, detailing and
elements of the adjoining Village area. It will be sited to complement existing adjacent buildings.
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11. D. ACCESSORY PROVISIONS
Streetscape
The entire streetscape will be landscaped, including interior courtyard, street setbacks and parkway areas. They will be
designated as the Buffer / Transition area and Interior Courtyard area. Planting in these areas is designed to create a
cohesive environment that complements the overall theme and character of Casa La Quinta. Each of theseareas will
require landscaping with materials including hardscape and softscape elements which will need to be both functional
and aesthetically pleasing. Landscape areas are described as follows:
❑ Buffer / Transition: Areas from back of curb to the front of the development. This is the highly visible
streetscene area that is of primary importance as it is the buffer and transition between the development and
the surrounding land uses, including the Village. The development will have 36" box street trees spaced at
twenty (20) feet on center within the right of way. Within this area, the development will install a minimum
of three (3) trees of 36" box size or greater. Additional shrubs and ground cover will also be located here.
❑ Interior Courtyard: The Interior Courtyard is the common area inside the development. This area includes
a common pool, spa, garden areas, private patios, etc... Care is to be taken in the placement of trees, tall
shrubs, and other landscape elements so as to provide an element of privacy, yet maintain shared or open
views. This area will be designed by a landscape architect. It includes private patio spaces off the courtyard,
with access to individual units, and as such, the planting here is critical. Patio planting will provide screening
/ privacy between adjoining units, while taking care not to block natural sunlight coming into neighboring
units.
Signing
The development will preserve the historic character of the area by using Village Entry identification signs at key
intersection locations consistent with the Design Guidelines and as recommended by the City of La Quinta
("...additional or alternate locations may be identified "). Address, directional and other development signing will
reflect the architectural and landscape character established.
Lighting/Landscaping
In order to create a unified effect that will not interfere with the dramatic nature of the surrounding area, the
development will use the following lighting standards:
1. Exterior lighting will provide for complete shielding of light sources.
2. Light fixtures must be well integrated with the overall design and color scheme, using appropriate design,
color and lighting hardware.
3. Lighting will be directed downward away from adjacent parcels, common areas, and neighboring
properties.
4. Site lighting, will be subdued and discrete in keeping with the overall design style of the development.
Lighting will provide adequate visibility for safety.
5. Lighting fixtures will incorporate hoods or shields to direct and focus, to the extent possible, as much light
down on walkways, landscaping and streets.
6. Uplighting of landscaping elements or the development is allowed if upd with restraint.
7. All lighting will meet the City of La Quinta Development Code regarding lighting and the requirement
for lighting fixtures to be "dark -sky friendly / compliant'.
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Casa La Ouinta SDecifie Plan Final La Ouinta, CA�
APPENDIX C — LANDSCAPE PALETTE
Casa La Quinta
Trees:
Archontophoenix cunninghamiana
Butia capitata
Chamaerops humilis
Citrus species
Eriobotrya japonica
Ficus benjamina
Geijera parviflora
Jacaranda mimosifolia
Lagerstroemia indica
Olea europaea `Fruitless'
Phoenix canariensis
Phoenix dactylifera
Platanus racemosa
Quercus ilex
Rhapis excelsa
Schinus molle
Syagrus romanzoffianum
Tristania conferta
Washingtonia robusta
Washingtonia filifera
Shrubs:
Abelia x grandiflora
Agapanthus species
Agave attenuate
Alyogyne huegelii
Asparagus densiflorus `Meyers'
Asparagus densiflorus `Sprengeri'
Aucuba japonica
Beaucarnea recurvata
Bougainvillea
Brunfelsia pauciflora
Caesalpinia gilliesii
Caesalpinia pulcherrima
Calliandra eriophylla
Calliandra haematocephala
Camellia species
Carissa grandiflora
Cestrum parqui
Chrysanthemum frutescans
Clivia miniata
Convolvulus cneorum
Cuphea hyssopifolia
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King Palm
Pindo Palm
Dwarf Fan Palm
Orange, Lemon and Lime Trees
Loquat
Weeping Fig
Australian Willow
Jacaranda
Crape Myrtle
Fruitless Olive
Canary Island Palm
Date Palm
California Sycamore
Holly Oak
Slender Lady Palm
California Pepper Tree
Queen Palm
Brisbane Box
Mexican Fan Palm
California Fan Palm
Glossy Abelia
Lily of the Nile
Agave
Blue Hibiscus
Meyers' Asparagus Fern
Sprengeri Asparagus Fern
Japanese Aucuba
Ponytail Palm
Bougainvillea
Yesterday -Today -Tomorrow
Yellow Bird of Paradise
Red Bird of Paradise
Fairy Duster
Pink Powder Puff
Camellia
Natal Plum
Willow -Leafed Jasmine
Marquerite
Clivia
Silver Bush Morning Glory
False Heather
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Cuphea llavea
Cycas revoluta
Dietes bicolor
Dracaena draco
Elaeagnus pungens
Euonymus japonica
Eurypos virides
Gardenia jasminoides
Grevillea noellii
Grewia occidentalis
Hemerocallis species
Hibiscus species
Lantana camera
Ligustrum japonicum
Nandina domestica
Nerium oleander (dwarf)
Pelargonium species
Pennisetum setaceum
Penstemon eatonii
Penstemon palmeri
Philodendron selloum
Philodendron `Xanadu'
Phormium tenax
Pittosporum tobira `Variegata'
Pittosporum tobira'Wheeler's Dwarf
Pyracantha
Rhapiolepis indica
Ruellia califomica
Ruellia peninsularis
Saliva greggii
Salvia leucantha
Sansevieria trifasciata
Strelitzia nicolai
Strelitzia reginae
Tecoma stans
Thevetia peruviana
Trachelospermum jasminoides
Viburnum tinus
Xylosma congestum
Vines:
Bougainvillea species
Clytostoma callistegioides
Distictis buccinatoria
Gelsemium sempervirens
Jasminum humile
Lonicera japonica `Halliana'
Passiflora pfordtii
Podranea ricasoliana
Tecomaria capensis
Trachelopermum jasminoides
Bat -Faced Cuphea
Sago Palm
Fortnight Lily
Dragon Tree
Silverberry
Evergreen Euoymus
Green Euryops
Gardenia
Grevillea
Lavender Star -Flower
Daylily
Hibiscus
Lantana
Wax Leaf Privet
Heavenly Bamboo
Pink Lady, Petite Salmon
Geranium
Purple Fountain Grass
Firecracker Penstemon
Palmer's Penstemon
Split -Leaf Philodendron
Xanadu
New Zealand Flax
Variegated Tobira
Wheeler's Dwarf Pittosporum
Firethorn
India Hawthorn
Ruellia
Baja Ruellia
Autimn Sage
Mexican Bush Sage
Snake Plant
Giant Bird of Paradise
Bird of Paradise
Yellow Trumpet Flower
Yellow Oleander
Star Jasmine
Laurustinus
Xylosma
Bougainvillea
Lavender Trumpet Vine
Blood Red Trumpet Vine
Carolina Jessamine
Italian Jasmine
Hall's Honeysuckle
Passion Vine
Pink Trumpet Vine
Orange Cape Honeysuckle
Star Jasmine
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Wisteria sinensis
Ground Covers:
Ajuga reptans
Convolvulus mauritanicus
Gazania species
Lantana montevidensis
Oenothera berlandieri
Phlox subulata
Ruellia brittoniana
Verbena montevidensis
Verbena peruviana
Additional Ground Covers:
Decomposed Granite
Lava Rock
Cobble
Knitter & Associates, Inc.
Chinese Wisteria
Carpet Bugle
Ground Morning Glory
Spreading Gazania
Trailing Lantana
Mexican Evening Primrose
Creeping Phlox
Dwarf Ruella
Verbena
Peruvian Verbena
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Casa La Ouinta Specific Plan Final La Ouinta, CA.
FIGURE I — REGIONAL LOCATION MAP
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REGIONAL MAP FigurC I
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Knitter&Associates, Inc, Page 37 2/10/2006
Casa La Ouinta Specific Plan Final La Ouinta, CA.
FIGURE 2 — VICINITY MAP
I
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VICINITY MAP
Ce.v P Cae,.FQ Spteirle Pian
La Quina, Califainia
BORRI:GO RL'SORT IIOLDINGS
The Village at La Quinta —
Design Guideline Boundary
Figure 2
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Knitter & Associates, Inc. Page 38 2/10/2006
Casa La Ouinta Specific Plan Final La Ouinta, CA.
FIGURE 3 — SPECIFIC PLAN BOUNDARY MAP
SPECIFIC PLAN BOUNDARY
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Page 39
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FIGURE 4 — AERIAL PHOTO
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Knitter& Associates, Inc.
Page 40
Figure 4
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2/10/2006
Casa La Ouinta Specific Plan Final La Ouinta. CA.
FIGURE 5 — EXISTING ZONING
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Knitter& Associates, Inc. Page 4t 211[}!2006
Casa La Ouinta Specific Plan Final La Ouinta, CA.
FIGURE 6 — EXISTING LAND USES
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Vacant Land
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School Retail
SPECIFIC PLAN BOUNDARY
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Knitter & Associates, Inc. Page 42 2/10/3906
Casa La (Myta Specific Plan Final La Ouinta, CA.
FIGURE 7 — ZONING / EXISTING & PROPOSED
ZONING: EXISTING & PROPOSED
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Knitter & Associates, Inc. Page 43 2/1012006
Casa La Quinta Specific Plata Final La puinta. CA.
FIGURE 8 — CONCEPTUAL DEVELOPMENT PLAN
Note: The following Conceptual Demlopment Plan is representative of a Concept only and is subject to revisions
and change.
Knitter &Associates, Inc.
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Page 44
211012006
Casa La Ouinta Specific Plan Final , . La Ouinta, CA.
FIGURE 9 — CONCEPTUAL LANDSCAPE PLAN
Note: The following Conceptual Landscape Plan is representative of a Concept only and subject to revisions and
change
Knitter & Associates, Inc. Page 45 2110./2006
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Knitter & Associates, Inc. Page 46 2/10/2006
Casa La Quinta Specific Plan Final La Qui nta, CA.
FIGURE 10— CONCEPTUAL STREET SECTIONS
Note: The following Conceptual Street Sections are representative of a Concept only and subject to revisions and
change.
Knitter & Associates, Inc. Page 47 211.012006
Casa La Quinta Specific Plan Final La Quinta. CA.
STREET SECTION NORTH - CALLE TAW ICO Ir- V -Q*
STREET SECTION SOUTH -AVENIDA VILLA 1'2 - MW
STREET SECTION EAST -AVENIDANAVARRO {ir= F -o"
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Knitter & Associates, Inc. Page 48 2/10/2006
Casa La Ouinta Specific Plan Final La Ouinta. CA.
North Scclion-Elevation X -.a
SOn111 Smion-F.leNation B-117
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Knitter & Associates, Inc. Page 49 2/1012006
Casa La Quints Specific Plan Final La Ouinta CA
FIGURE 11— SEWER SERVICE PLAN
Note: The following Sewer Service Plan is representative of a Concept only and is subject to revisions and change.
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Knitter & Associates, Inc. Page 50 2/10/2006
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Knitter & Associates, Inc. Page 50 2/10/2006
Casa La Ouinta Specific Plan Final La Ouinta. CA.
FIGURE 12 — WATER SERVICE PLAN
Note: The following Water Service Plan is representative of a Concept only and is subject to revisions and change.
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FIGURE 13 — PRELIMINARY GRADING PLAN
Note: The following Preliminary Grading Plan is representative of a Concept only and is subject to revisions and
change.
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Knitter& Associates, Inc. Page 52 2/10/2006
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Knitter& Associates, Inc. Page 52 2/10/2006
Casa La Quinta Specific Plan Final La Quinta, CA.
EXHIBIT A —CONCEPTUAL DEVELOPMENT ARCHITECTURE— ELEVATIONS (EXTERNAL)
Note: The following Conceptual Development Elevations are representative of a Concept only and are subject to revisions and change.
NORTH ELEVATION - CALLL TAMPICO
La Quinta, Calif -i.
BORRECO RESORT HOL.DINCS
KNITTER 6
ASSOCIATES
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Knitter & Associates, Inc. Page 53 2/10/2006
Casa La Quinta Specific Plan Final _ La Quinta, CA.
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WEST ELEVATION-AVENIDAVILLA
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Knitter& Associates, Inc. Page 54 2/10/2006
Casa La Quinta Specific Plan Final La Quinta, CA.
SOUTH ELEVATION - AVENIDA VILLA
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La Quirita, California
BORREGO RESORT HOLDINGS
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ASSOCIATES
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Knitter& Associates, Inc. Page 55 2/14/2006
Casa La Qulnta Specific Plan Final La Qulnta, CA.
4
CAST ELEVATION-AVENIDA NAVARRO ELEVATION
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La Quinta, California
130RREG0 RESORT HOLDINGS
118- 1'- 0"
KNITTER &
ASSOCIATES
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Knitter& Associates, Inc, Page 56 2/10/2006
Casa La Quints Specific Plan Final La Quinta, CA.
EXHIBIT B — CONCEPTUAL DEVELOPMENT ARCHITECTURE— COURTYARD ELEVATIONS (INTERNAL)
Note: The following Conceptual Development Courtyard Elevations are representative of a Concept only and are subject to revisions and change.
Knitter& Associates, Inc. Page 57 2110!2006
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Casa La Quinta Specific Plan Final La Quinta, CA.
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PHONE: 104917Q2-9977'
CO= ELEVATIONS
Casa La Quinta Specific Plan Final La Quinta, CA.
NORTH COURTYARD ELEVATION 1/8°= 1'-0°
EAST COURTYARD ELEVATION IN.= V-0°
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BORREOO RESORT IIOLDINOS
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ASSOCIATES
architecture &plaining
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PHONE: 19491 75L'-1 177
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coU1rTELEv4T1ohS
Casa [,,a Quinta Specific Plali Final La Quhita, CA.
EXHIBIT C — CONCEPTUAL DEVELOPMENT SECTIONS
Note: The following Conceptual Development Sections are representative of a Concept only and are subject to revisions and change.
E -W BUILDING SECTION I -tr KAA
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La Quinta, California KNITTER 9
ASSOCIATES
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BORREGO RESOWF HOI,ID-INGS - - -
Knitter& Associates, Inc. Page 60 2/10/2006
Casa La Quinta Specific Plan Final La Quinta, CA.
N -S BUILDING SECTTON
��z�ser �cr �uzr�tcz
La Quinta, California
BORRF."O RESORT TTOT,nYNGS
1/81. = 11.011
1 A
KNITTER &
ASSOCIATES
ErchbBctu &planing
20151 B -CH STREET
PHONE: [S42)
75-1 17
501117
7
Knitter & Associates, Inc. Page 61 2/10/2006
Casa La Quinta Specific Plan Final La Quinta, CA.
EXHIBIT D — CONCEPTUAL LANDSCAPE ELEVATIONS
Note: The following Conceptual Landscape Elevations are representative of a Concept only and are subject to revisions and change.
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Knitter& Associates, Inc. Page 62 2/10/2006
Casa La Quinta Specific Plan Final La Quinta, CA.
NORTH VIEW
BOJt12F.(',() 1,PRINGS HOLDINGS
Leyva-& Wilde
Landscape Architecture
14x') Givn"'�'-
Bad,, ( A 9'651
Fvbruary 8, 2006
Knitter& Associates, Inc. Page 63 2/10/2006
Casa La Quinta Specific Plan Final La Quinta, CA.
x
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EAST VIEW
Leyva & Wilde
Landscupc Archi(eclure
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1_x..1
BORM "0 SPRillds 1 01 D] Mis
Knitter& Associates, Inc. Page 64 2/10/2006
Casa La Uuinfa Specific Plan Final La Quinta,CA.
SOUTH VIEW
La Quinla. Califumia
BORREGO SPRINGS HOLDINGS
February H, 2006
Leyva & Wilde
Landscape Architecture
1489 lilcnnc7ap
Lug,. ¢each, CA 92651
we:m rau,., e 71 N11
Lr.. �N iurir. i i -
Knitter& Associates, Inc. Page 65 2110/2006