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SPECIFIC PLAN 04-072
SCHUMACHER
60th & Monroe
iii OF
PREPARED FOR
THE CITY OF LA QUINTA, CALIFORNIA
COMMUNITY DEVELOPMENT DEPARTMENT
NOVEMBER 2004
� SCHUMACHER
� 60th & Monroe
Specific Plan No. 04-072
November, 2004
1 Developed by.
Schumacher/60th & Monroe Partners, LLC
2995 Woodside Road #400
Woodside, California 94062
'1 Ph: (650) 529-2385 Fax: (650) 529-2386
Contact Person: Web Barton
Prepared by.
Franco Polo Design Company
73-375 EI Paseo, Suite U4
Palm Desert, California 92260
Ph: (760) 776-1494 Fax: (760) 776-0834
Contact Person: Frank Laulainen, Architect
In Association with:
MDS Consulting
78-900 Avenue 47th, Suite 208
La Quinta, California 92253
Ph: (760) 771-4013 Fax: (760) 771-4073
Contact person: Jerry Green
John C. Krieg, Landscape Architect
P.O. Box 390375
Anza, California 92539
i Ph: (909) 763-2060 Fax: (909) 763-9766
Contact Person: John C. Krieg, Landscape Architect
No
IV. LAND USE SUMMARY 21
V. DESIGN STANDARDS 22
—� A. Development Regulations and Standards 22
Planning Area #1 22
Planning Area #2 23
"' Planning Area #3 23
TABLE OF CONTENTS
1. INTRODUCTION
3
A. General Plan Consistency
3
B. Purpose and Intent
3
C. Project Regional Setting
4
D. Project Local Setting
4
E. Project History
4
F. Enabling Legislation
5
G. CEQA Compliance
5
II. EXECUTIVE SUMMARY
6
III. PLANNING AREAS
10
A. Land Use Concept
10
Planning Area #1: Medium Density Residential
10
Planning Area #2: Neighborhood Commercial
10
Planning Area #3: Open Space/Parks/Recreation
10
B. Land Use Element
11
C. Residential Element
12
Residential Specific Plan Uses and Standards
12
C.1: Purpose and Intent
12
C.2: Permitted Uses
12
C.3: Temporary & Interim Uses
13
CA: Accessory Uses
13
—�
C.5: Other Allowable Uses
13
C.6: Development Standards
13
D. Neighborhood Commerical Element
14
D.1: Purpose and Intent
14
D.2: Permitted Uses
14
D.3: Temporary & Interim Uses
14
E. Open Space Element
15
F. Park & Recreation Element
15
G. Environmental Conservation Element
15
H. Environmental Hazards Element
16
I. Air Quality Element
17
J. Infrastructure & Public Services Element
18
K. Circulation Element
19
IV. LAND USE SUMMARY 21
V. DESIGN STANDARDS 22
—� A. Development Regulations and Standards 22
Planning Area #1 22
Planning Area #2 23
"' Planning Area #3 23
1
1
1
1
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VI. DESIGN GUIDELINES -
24
A. General Design Guidelines & Standards
24
B. Specific Plan 04-072 Community Theme
24
C. Detailed Design Considerations
25
C.1 Design Guidelines
25
C.2 The Specific Plan 04-072 Community Image
25
D. Residential Architectural Guidelines
26
D.1 Materials in Residential Architecture
26
D.2 Color in Residential Architecture
26
D.3 Entries
26
DA Verandas, Porches, Balconies, Railings
26
D.5 Columns
27
D.6 Chimneys
27
D.7 Garage Doors
27
D.8 Exterior Stairs
27
D.9 Courtyards, Loggias, Patios, and Archways
27
D.10 Garden Walls
27
D.I I Building Details
28
D.12 Common Space Elements
28
E. Residential Site Planning Criteria
32
E.1 Other Residential Considerations
33
F. Main Entries
33
G. Commercial Architectural & Site Guidelines
34
G.1 Materials in Commercial Architecture
34
G.2 Color in Commercial Architecture
34
G.3 Commercial Area Site Planning
35
GA Building Massing & Scale in Commercial Architecture
35
G.5 Other Commercial Site Considerations
37
H. Landscape Architecture
39
H.1 Design Specifications
39
H.2 Approval Specifications
39
H.3 Irrigation Specifications
39
H.4 Slope Specifications
39
H.5 Retention Basins Specifications
39
H.6 Screening Specifications
39
H.7 Common Area Specifications
40
H.8 Planting Specifications
40
H.9 Watering Method Specifications
40
I. Project Plant Palette Classifications
40
I.1 Exterior Street Trees and Palms
41
I.2 Entry Statement Trees and Palms
41
I.3 Interior Street Trees
41
I.4 Rear Lane Trees and Palms
42
I.5 Open Space & Retention Area Trees
42
I.6 Exterior Desert Representation
42-43
I.7 Transitional (Site Interior)
44-45
I.8 Building Foundation (Site Interior)
45-46
1
VII. INFRASTRUCTURE PLAN
47
A. Circulation
47
B. Water
47
C. Sewer
47
D. Grading and Drainage
48
E. Utilities
48
F. Public Services
48
F.1: Transportation
48
F.2: Solid Waste Disposal
48
F.3: Refuse Collection
48
F.4: School Services
48
VIII. IMPLEMENTATION & ADMINISTRATION 49
A. Procedures 49
B. Maintenance Plan 49
C. Amendments 49
VIIII. OFFICIAL ZONING MAP 50
X. LIST OF EXHIBITS
EXHIBIT 1
Location Map
1
EXHIBIT 2
Vicinity Map
2
EXHIBIT 3
Existing Zoning Site Plan
8
EXHIBIT 4
Slope Analysis
9
EXHIBIT 5
Illustrative Land Use Plan
20
EXHIBIT 6
Typical Cross Section of 35' Wide Street
51
EXHIBIT 7
Typical Cross Section of 20' Wide Rear Lane
52
EXHIBIT 8
Typical Front Garage Footprint
53
EXHIBIT 9
Typical Rear Garage Footprint
54
EXHIBIT _10
Front Elevation with Front Garage -Entry -_A
__ 55
EXHIBIT 11
Front Elevation with Front Garage Entry - B
56
EXHIBIT 12
Front Elevation with Rear Garage Entry - A
57
EXHIBIT 13
Front Elevation with Rear Garage Entry - B
58
EXHIBIT 14
Rear Elevation with One Story Garage
59
EXHIBIT 15
Rear Elevation with Two Story Garage & Guest House
60
EXHIBIT 16
Main Entry Gate and Perimeter Walls
61
EXHIBIT 17
Neighborhood Commercial Typical Main Village Massing
62
& Typical Front Building Massing
EXHIBIT 18
Neighborhood Commercial Typcial
63
Conceptual Character Elevations
EXHIBIT 19
Landscape Master Plan
64
EXHIBIT 20
Circulation Plan
65
EXHIBIT 21
Water/Sewer Plan
66
EXHIBIT 22
Drainage Plan
67
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LOCATION MAP
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SCHUMACHER
60TH & MONROE
DEVELOPED BY:
SCHUMACHER/
60TH & MONROE
PARTNERS, L.L.C.
PREPARED BY:
FRANCO POLO DESIGN COMPANY
IN ASSOCIATION WITH:
MDS CONSULTING
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JOHN C. KRIEG, LANDSCAPE ARCHITECT
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SCHUMACHER
60TH & MONROE
DEVELOPED BY:
SCHUMACHER/
60TH & MONROE
PARTNERS, L.L.C.
PREPARED BY:
FRANCO POLO DESIGN COMPANY
IN ASSOCIATION WITH:
MDS CONSULTING
t.
JOHN Q. KRIEG. LANDSCAPE ARCHITECT
EXHIBIT
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I. INTRODUCTION
A. General Plan Consistency
California Government Code (Title 7, Division 1, Chapter 3, Article 8, Section 65450-65457)
permits the adoption and administration of Specific Plans as an implementation tool for elements
contained in the local General Plan. Specific Plans must demonstrate consistency in regulations,
guidelines, and programs with the goals and policies set forth in the GENERAL PLAN.
The City of La Quinta General Plan contains the following elements: Land Use, Housing, Open
Space, Conservation, Noise and Safety, and Circulation. Each element of the General Plan
contains a summary of key issues which direct and guide the element's goals and policies. The
summary of key issues used in the Specific Plan 04-072 are the basis for evaluating the Specific
Plan's consistency with the City's General Plan,
B. Purpose and Intent
The Specific Plan presented herein is a Comprehensive Planning and Development Document
intended to guide development of the land within the Specific Plan 04-072 area boundary. This
document establishes Development Plans, Guidelines, and Regulations for the project planning
areas and specifies development criteria for various use entitlements scheduled to be developed
within the planning areas.
This document is intended to insure a high quality of development consistent with the goals,
objectives, and policies of the City of La Quinta General Plan and the goals of the developers of
the said property. These goals include:
r•
1). Disassociate this project from the requirements of existing Specific Plan 218 Amendment No.
1 and to create a stand alone document for this property.
r 2). Implementation of a plan which recognizes, and wherever possible, protects the
environmental characteristics of the property.
3). Creation of a community with a balance of appropriate land uses and a range of residential
housing product types.
4). Development of complementary recreational and related commercial facilities which will
adequately serve the residential housing community.
5). Development of a community which provides a safe, secure, and ecologically sound living
environment.
6). Establish design and development standards within the Specific Plan area to further the goals
of the General Plan.
ti
3
This document guides the standard of development for ' Specific Plan 04-072 and is structured
with the intent to provide a degree of flexibility to address the demands of market-driven changes.
The Specific Plan establishes the design and development zoning policies applicable to
development within the Specific Plan area described herein and establishes the regulations and
standards which serves as the ordinance and development regulation for the property.
Any site impacts and their proposed mitigation measures are addressed in the appropriate section
within the Appendix of this document.
C. Project Regional Setting
The site is located on U.S. Geological Survey (U.S.G.S.) Maps. It falls within the Valerie
Quadrangle Map including portions of Section 26 of Township 6, South and Range 7 East, San
Bernardino Base and Meridian. In 1999, this general project area was renamed to "Coral
Mountain" after a significant landform which has been historically referred to as "Coral Reef
Mountain." This significant geological feature forms part of what is referred to as the "Remnant of
Ancient Shoreline." Refer to Exhibit 1 for Location Map on page 1 and Exhibit 2 for Vicinity
Map on page 2.
The Coachella Valley is divided into the Upper and Lower Coachella Valley Land Use Planning
Area profiles. The project site is located within the Lower Coachella Land Use Planning Area.
D. Project Local Setting
The project is located within the City of La Quinta. It is approximately 10 miles south of
Interstate 10, 4.5 miles west of State Highway 86, and 8 miles south of State Highway 111. The
region is serviced by Palm Springs International Airport 37 miles to the west. Private and Charter
Air Service is available at the "Jacquelin Cochran Regional Airport" (Thermal Airport) located 4
miles to the east of the site. Refer to Exhibit 2 Vicinity Map.
E. Project History
Past land usage has been agricultural in nature. The parcel was part of the Coral Mountain
Specific Plan No. 218, Amendment No. 1, which was conditionally approved by Riverside County
September 26, 2000.
71 Specific Plan No. 218, Amendment No. 1, includes a variety of Residential Densities (including
low, medium, and high density), Neighborhood Commercial, Athletic Club Facilities, and Golf
Course uses. The Schumacher 60th & Monroe Specific Plan is similar in nature to Specific Plan
No. 218 with the exception that it does not include golf and the residential component is
exclusively Medium Density Residential (MDR). The recreational element is more neighborhood
orientated with open space being used for basketball and volleyball courts and numerous active
and passive recreational play areas.
! 4
In summary, it should be emphasized that the Schumacher 60th & Monroe Specific Plan 04-072 is
a stand alone document. This Specific Plan shall adhere and be consistent with the goals,
objectives, and policies of the City of La Quinta General Plan and augment the City's Municipal
Zoning Code. This Specific Plan will provide development standards for the project site and no
longer be tied to the existing Coral Mountain Specific Plan No.218, Amendment No. 1.
F. Enabling Legislation
The authority and procedures for this Specific Plan is described in Chapter 9.240 of the City of La
Quinta Municipal Zoning Code. The Specific Plan shall be adopted in accordance with the
provisions of Article 8, Specific Plans, Section 65460 et seq. of the California Government Code.
G. California Environmental Quality Act (CEQA) Compliance
The following statements define the City of La Quinta's responsibility to address CEQA
compliance in the preparation of a Negative Declaration of Environmental Impact (NEG -DEC).
(a). The lead agency or responsible agency shall prepare a certified Environmental Impact
•-- Report (EIR) if some changes or additions are necessary but none of the conditions
described in Section 15162 of CEQA calling for preparation of a subsequent EIR have
occurred.
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(b). A Negative Declaration may be prepared if only minor technical changes or additions are
necessary.
(c). Information need not be circulated for public review but can be included in or attached to
the final EIR or adopted Negative Declaration.
(d). The decision making body shall consider the final EIR or adopted Negative Declaration
prior to making a decision on the project.
(e). A brief explanation of the decision not to prepare a EIR pursuant to Section 15162 should
be included, should the lead agency support findings to do so for the project, or as it occurs
elsewhere in the record. The explanation must be supported by substantial evidence.
5
II. Executive Summary
The proposed +/- 110 acre mixed use project site has dramatic sweeping view sheds which orient
westward to the foothills of the Santa Rosa Mountains and northeastward to the Little San
Bernardino Mountains. To the southeast lies the Salton Sea which, with recently enacted
environmental cleanup measures, is destined to become a major regional recreational draw. Lake
Cahuilla County Park lies within five minutes driving time to the northwest of the site. Many
natural features and recreational amenities currently exist in this area, which places "60th &
Monroe Project," as a perfect location for what is envisioned to be the "La Quinta lifestyle
move -up market." Demographically, the project is not age -restricted and is envisioned to appeal
to all inclusive age groups and family structures.
The subject property is within the city limits of La Quinta. The land is virtually flat, gradually
sloping southeast to northwest. Previous site uses were agricultural in nature and the land now
lies fallow. Agriculture and Citriculture proliferate in the surrounding general area while native
desert Saltbush Scrub and Sonoran Creosote Bush Scrub predominates on remaining undeveloped
parcels to the north and east of the property.
Surrounding development sites consist of the approved "La Melza Tracts" located directly south
of Avenue 60th, the "Triology Country Club" development located diagonally to the southwest,
and the "Andalusia at Coral Mountain" located directly west across Monroe Street.
This Specific Plan will prescribe the methodology by which the site will be developed. It will
direct the architectural character of the housing units and the natural character of the open space
component. Most importantly, the Specific Plan will ensure adequate environmental protection
while ongoing development proceeds in an orderly and well planned manner. This document is
compiled to provide a foundation for establishing a "Village -Style Housing Community" that will
create a people -friendly neighborhood, which will ultimately enhance the user's quality of life and
promote pride in home ownership.
60th & Monroe Specific Plan will be a 392 Lot Single -Family Subdivision, proposed as a
Medium -Density Residential Project with approximately 3.9 homes to the gross acre. The Lot
sizes will range between +/-5,853 to 10,356 sq.ft. and the Product Homes will range in size from
2100 to 2700 sq.ft., including optional Guest House Casitas. A 10 acre Neighborhood
Commercial Site along with approximately 16 acres of Open Space is also an integral part of this
Specific Plan.
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The strength of the housing concept lies in employing front loaded and rear loaded lots (garage
parking) with reduced width of main streets with overhanging street trees and quaint brick rear
lanes as a means of creating variety and visual relief to the streetscape. Gently curving streets
providing an assortment of ever changing vistas will add to the "Neighborhood Village Concept,"
which fits closely to what planners call, "New Urbanism."
Four foot wide sidewalks set four feet back from street curbs will insure pedestrian safety and act
_ as the circulation spine that connects and enhances the neighborhood character. Street parking,
which will be allowed on one side only will provide users with a physical buffer from moving
vehicular traffic.
In the residential development, some two story elements are proposed in order to provide a
streetscape of varying roof heights and elevation changes for a more interesting street scene.
Residences will emulate Early Spanish Colonial and Early California Mediterranean motifs which
mirror well with the historic La Quinta Hotel and the Old Town La Quinta Village area. Centrally
located, common open space will promote active recreation in the forms of basketball and
volleyball courts, and field games while other liberal informal turf areas will accommodate more
passive recreational pursuits.
-- Similarly, the commercial development is to blend into the "Neighborhood Village Concept," with
a variety of building masses and roof variations. Parking facilities are to be broken -up into friendly
lot sizes and shaded with ample trees in keeping with the village scale. in the village scale.
A transitional green space will provide a link between the Residential area and the Neighborhood
Commercial area to the southwest corner of the residential property. This green space will create
a funneling effect leading patrons from their homes to a place of leisurely shopping.
The project's main entry, to be located on Monroe Street, will speak to the ambiance within and
— make the statement that 60th & Monroe will be an address of prominence. This main entry
immediately enters the neighborhood with a grand vista along the project's central greenbelt
giving easy identification to the community. A secondary entrance will be located off of Avenue
60th, which visually is also connected to the common green belt area.
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PREPARED BY:
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IN ASSOCIATION WITH:
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SCHUMACHER/
60TH & MONROE
PARTNERS, L.L.C.
PREPARED BY:
FRANCO POLO DESIGN COMPANY
IN ASSOCIATION WITH:
MDS CONSULTING
2
JOHN C. KRI.EG, LANDSCAPE ARCHITECT
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III. PLANNING AREAS
A. LAND USE CONCEPT
60TH & Monroe is a +/- 110 acre site located at the northeast corner of Avenue 60th and
Monroe Street. It lies in the southeastern portion of The City of La Quinta. Approximately 84
acres has been designated for Single Family Residential Development, 10 acres for a future
.. Neighborhood Commercial Area, and 16 acres for Open Space.
The developer of the Specific Plan 04-072 envisions a "Neo -Traditional" Village Neighborhood of
unique designed homes, open space, and commercial, in which the character will be very
harmonious with the City's "Gem City" atmosphere and environmental setting being near the
mountains. Refer to Exhibit 2.
A.1 Planning Area #1: Medium Density Residential
Residential development is anticipated to occur on approximately 80% of the Specific Plan Area,
characterized by one and two-story, 2 to 3 bedroom homes ranging from approximately 2100 to
2700 square feet. Product types are single family detached units. A significant number of homes
will face onto centrally located open space corridors. This highlights the projects' desire to
provide a distinctive living environment where the homes will live larger than their actual physical
dimensions. The thrust of this emerging concept is to create old fashioned neighborhoods similar
_ to those that existed prior to the automotive age and to scale design elements to human rather
than automotive dimensions.
A.2 Planning Area #2: Neighborhood Commercial
_ The proposed Neighborhood Commercial Development is located at the northeast corner of
Avenue 60th and Monroe Street along with it's Parking and Service Elements. The complex will
consist of a mixture of Commercial Retail and Resort -Related Commercial Development
r anticipated to serve both Visitor and Neighborhood Commercial Users.
A.3 Planning Area #3: Open Space/Parks/Recreation
Characterized by 16 acres of Open Space, the primary recreational component of the
development, will be a volleyball court and basketball court, game areas, field games, and passive
recreational areas. In addition to their function as a recreational component, the parks open
J space/recreation areas will provide a visual amenity within the Specific Plan area with a significant
number of residential units having frontage on and/or views of the open space elements.
Individual homesites within the Specific Plan area may have additional recreational amenities
including pool and spa facilities.
10
B. LAND USE ELEMENT
• The goals and policies of Specific Plan 04-072 are to maintain the City's Low to Medium
Density Residential (LDR & MDR) character with a balance of supporting commercial and
community facilities as per the City of La Quinta's General Plan.
The Land Use Plan of Specific Plan 04-072 designates the majority of the site as Medium
Density Residential as well as Open Space. The supporting Commercial Specific Plan
addresses areas adjacent to existing supporting infrastructure.
• The City enjoys a reputation as a desirable locale. The City's unique and attractive character
stems from a combination of it's environmental setting near the Santa Rosa Mountains, the
"La Quinta" architectural image, abundant public services, educational facilities, and a general
sense of community pride. La Quinta ranks as one of the fastest growing and most innovative
communites in Riverside County which is also one of the fastest growing counties in the
United States.
As the Commercial development continues in the City, potential incompatibilities between
land uses will need to be addressed. Visual, audible and odoriferous impacts will have to
addressed through design, buffering, screening, and other mitigation techniques.
Specific Plan 04-072 designates the majority of the site as Medium Density Residential and
Open Space Recreational amenities. Supporting and adjacent development is planned in a
variety of heights and elevations in order to minimize the visual impact while providing
greenbelt screens to mitigate of impacts such as traffic, noise, etc.
• The trend of walled residential subdivisions has resulted in many types of perimeter wall
treatments in the City. The design of these walls and other elements of the streetscape should
be coordinated to create more of a continuous appearance throughout the entire community.
The perimeter wall treatment suggested for Specific Plan 04-072 establishes a consistent
theme via continuous plantings and wall treatments as envisioned by the City through the
use of smooth stucco material.
• Maintain the City's Medium Density Residential character with a balance of supporting
commercial and community facilities.
The Land Use Plan of the Specific Plan 04-072 designates the majority of the site as Medium
Density Residential. Residential serving commercial development is planned within the
Neighborhood Commercial land use of the Specific Plan. Refer to Exhibit S.
• Development should not be allowed on hillsides nor alluvial fan areas to protect the scenic
resources of the City.
The project boundary of Specific Plan 04-072 is outside of the pristine hillsides and alluvial
fan areas and therefore generates no impact to these valuable resources.
C. RESIDENTIAL ELEMENT
Planning Area #1 encompasses development uses and standards for the Single -Family Residential
uses as well as ancillary supporting recreational uses and areas. This Planning Area is located
within the major portion of the project site and encompasses approximately 84 acres of land.
Planning Area #1 of the Land Use Plan proposed, contained within its boundaries, one underlying
zone, which is Medium Density Residential MDR - (RSP)
A Residential Specific Plan (RSP) for Planning Area #1 is proposed to address residential
supporting uses and land uses within Planning Area #2. Neighborhood Commercial is addressed
within the context of the development regulations and criteria presented herein. The development
criteria for open space, passive, and active recreation areas, and other uses are also delineated for
Planning Area #3 herein.
RESIDENTIAL SPECIFIC PLAN (RSP) USES AND STANDARDS
The following section delineates the permitted land use and development standards for property
designated as Medium Density Residential on the Land Use Plan within Planning Area # 1.
C.1 Purpose and Intent
To provide for the development and regulation of a range of specialized residential uses oriented
•• towards "La Quinta Resort Lifestyle" activity, located in areas designated within Planning Area #1
in the Specific Plan. Representative land use include Residential ownership, short term and long
term rentals, and leasing uses as well as supporting open space and recreational use.
C.2 Permitted Uses
Permitted uses for land designated within Planning Area #1 includes all currently existing
residential serving uses and allowable uses delineated in the Medium Density Residential District
description of the La Quinta Zoning Ordinance and as specified herein.
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C.3 Temporary & Interim Uses
Temporary facilities and related uses serving the Residential use including on-site construction,
site guard offices, and relocatable buildings. Temporary sales and marketing buildings and offices
may be allowed with approval of a Minor Use Permit.
CA Accessory Uses
Recreation and staging areas for recreation events and space for maintenance facilities and sites.
Signs, fences and walls, are subject to the design criteria set forth in this Specific Plan document.
Satellite dish and other antennas are subject to this Specific Plan.
C.5 Other Allowable Uses
Water wells and pumping stations, water tanks and reservoirs, public flood control facilities and
_ devices as necessary to facilitate the Coachella Valley Water District (CVWD) and/or developer
in water management and conservation.
C.6 Development Standards
The following development standards apply to property proposed for development designated on
the Land Use Plan as Medium Density Residential and as described within the text of this Specific
Plan.
The following uses are permitted in Planning Area # 1:
1. Single -Family Homes.
2. Recreational Uses. Outdoor lawn and recreation uses. Pool/spa and water recreation
uses.
3. Semi -Public Uses. Parks, play fields, and passive and active open space area.
Bicycle, cart, and pedestrian trails.
4. Accessory Uses. On -Site maintenance facilities including low -profile maintenance
Jbuilding(s) and open-air parking stalls as an accessory use to maintenance and security
residential uses.
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D. NEIGHBORHOOD COMMERCIAL (NC) -ELEMENT
Planning Area #2 Within the overall plan boundary, encompasses development uses and
standards for the Specific Plan 04-072 Neighborhood Commercial Center as well as ancillary
supporting uses. This Planning Area is located northeast of the intersection at Monroe Street and
Avenue 60th on the southwest boundary of the project site.
Planning Area #2 of the Land Use Plan contains one underlying zone, which is Neighborhood
Commercial (NC) on 10 acres of land.
NEIGHBORHOOD COMMERCIAL (NC) USES AND STANDARDS
The following section delineates the permitted land use and development standards for property
designated as Neighborhood Commercial (NC) on the Land Use Plan within Planning Area #2.
D.1 Purpose and Intent
Neighborhood Commercial designation supports the development of commercial land uses which
serve the daily needs of the adjacent neighborhood residents. Typical land uses may include food
and drug stores, personal services, restaurants and cafes, and financial institutions, along with
adequate convenient parking facilities for the patron user.
D. 2 Permitted Uses
Permitted uses in the NC Zoning District will combine essential day-to-day neighborhood goods
and services, tourism and visitor -based retail restaurant and limited entertainment opportunities,
and facilities necessary for the operational demands of such uses. These uses are permitted in
Planning Area #2 with review of development proposals generally conforming to this Specific
Plan and submittal of Site Development Permits, Temporary Use Permits, or other long or short
term approval package as regulated under the Zoning Code.
D. 3 Temporary & Interim Uses
Sales offices, construction and site guard offices in relocatable or modular buildings. Temporary
and Interim event parking lots for events anticipated to extend over three or more days of use.
Temporary outdoor event staging facilities anticipated to extend over three or more days of use.
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E. OPEN SPACE ELEMENT
• Open Space land in Planning Area #3 is defined by the areas adjacent to the residential units.
Amenity and supporting facilities are located on adjacent fingers of greenbelt within the
development plan and may be field and court recreation facilities and or optional pools,
fountains, spas, etc.
Thisf the site is outside o p ro'ect predominant Citrus Orchards area. Date Palms will be used
J
as a primary vertical statement at the entry points and other special interest points within the
overall landscape theme.
F. PARK & RECREATION ELEMENT
• As a primary focus, the development within Specific Plan 04-072 as a primary focus includes a
variety of Recreational Amenities for both active and passive recreation needs all within easy
walking distance.
Park and recreation uses will be located in proximity to residential uses to facilitate
pedestrian access and will include the provision of appropriate facilities.
• An integrated bicycle network and well functioning pedestrian path system will be provided.
Bike paths are a passive use of the private roadway system within Specific Plan 04-072
with connections to the existing established network of bike paths on adiacent circulation
links.
• Sewage effluent should be utilized for large turf active and passive recreation areas and the
uses of drought tolerant plant species should be used to reduce the impact on the potable
water supply of the City.
When economically feasible, recycled water sources are envisioned as a source of irrigation
water for the recreation elements of the plan area. Drought resistant plant material is a
staple of the palette within the plan area.
G. ENVIRONMENTAL CONSERVATION ELEMENT
• Scenic corridors, vistas and view sheds of the Santa Rosa and Coral Reef Mountains, as well
as views toward the Little San Bernardino Mountains, should be preserved and enhanced.
Utility resources will be conserved utilizing a variety of feasible strategies.
15
I • Recycled wastewater will be utilized at Specif Plan 04-072 to supplement irrigation demand
once economically available to minimize water consumption.
The City will be protected from the adverse impacts of storm water runoff, including property
damage as well as water quality.
• The open space areas are designed with basins within the corridors to provide storm water
retention during periods of flooding.
Permitted land uses and standards for development in open space and watercourse areas will
be identified and utilized.
• Open Space Areas use features the integration of watershed zones with open space and are
designed within the corridors to provide storm water retention during flooding.
The quality and quantity of groundwater will be protected and maintained. Water
conservation efforts should be maintained, expanded, and implemented.
• Specially planned open space areas were so situated to maximize vistas and view sheds of the
prominent nearby mountain ranges.
Site irrigation water system shall be separate from domestic water system for present and
future water conservation efforts.
H. ENVIRONMENTAL HAZARDS ELEMENT
• The standards for development should be carefully regulated to minimize structural damage
and loss of life (from earthquakes), even though the City is located in a low intensity
groundshaking zone.
All structures are to be built to City Zoning and Development Code and the Uniform
Building Code standards which implement a strategy of conservation of energy and
I resources, and reduce risk of injury.
1 • The development of areas located within 100 -year floodplain boundaries and not protected by
existing storm water facilities should be addressed.
All structures are to be built to meet the standards of the 100 year floodplain of the City
Zoning and Development Code and the Uniform Building Code standards which implement a
strategy of conservation of energy and resources.
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• Subsidence hazards for the eastern portion of the City due to its location within a region
characterized by potential soil liquefaction during severe ground shaking should be reduced if
possible.
1 All structures are to be built to City Zoning and Development Code and the Uniform
Building Code standards which implement a strategy of conservation of energy and
resources.
Noise mitigation will be considered with all development near arterial streets.
' g
Setbacks from adjacent arterials are required by City Development Regulation. A noise
study has been prepared for development adjacent to arterials and other development as
required by the City of La Quinta Community Development Department.
• The factors that contribute to the increased risk of fire hazard should be reduced to protect La
Quinta citizens and structures from fire damage.
All structures are to be built to City Zoning and Development Code and the Uniform
Building Code standards which implement a strategy of conservation of energy and
resources.
I. AIR QUALITY ELEMENT
• The stationary and mobile source of air quality impacts associated with new development will
be addressed.
..� An analysis of the Air Quality has been prepared in conjunction with the Specific Plan
04-072. All perceived impacts associated with this project proposal will be mitigated to a
level of insignificance.
l The Applicant shall utilize blow sand and dust control measures in accordance with the
Municipal Code and the Uniform Building Code and subject to the approval of the City
Engineer. Particular care shall be exercised during periods of extreme wind activity.
At the time of submittal of tentative tract maps or plans for any zoning approval the
Applicant shall demonstrate that adequate provision has been made for non -automotive
means of transportation within the project site as a means of reducing dependence on private
automobiles. This may include golf cart, bicycle and pedestrian path systems, and other
similar systems consistent with the Specific Plan.
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• Specific project designs shall encourage the use of public transit by providing for bus stops as
required by the Community Development Director and consistent with the requirements of
local transit districts and the Specific Plan.
The Applicant shall encourage and support the use of Sunline Bus Service and Dial -A -Ride
between the project site, local airports (e.g., Palm Springs, Thermal), and other regional
land uses.
iJ. INFRASTRUCTURE & PUBLIC SERVICES ELEMENT
• Utility resources should be conserved utilizing a variety of feasible strategies.
All structures are to be built to City Zoning and Development Code and the Uniform
Building Code standards which implement a strategy of conservation of energy and
resources.
�" • Adequate levels of law enforcement, fire protection, health care servies and facilities will be
S
' provided in reasonable proximity to City residents.
The Specific Plan 04-072 project contributes to infrastructure fees to mitigate any perceived
impact and provides additional security personnel thereby reducing the required manpower
Oak from the City's law enforcement services.
• The recycling, reduction, and reuse of waste generated in the City should be supported by the
City.
All structures are to be built to City Zoning and Development Code and the Uniform
Building Code standards which implement a strategy of conservation of energy and
resources. Trash collection areas will provide space for recycling, reduction and reuse of
waste.
• Frequent collection of solid waste and adequate disposal should be provided to keep the City
clean and disease-free.
The Specific Plan 04-072 project contributes to infrastructure fees to mitigate any perceived
impact.
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K. CIRCULATION ELEMENT
• The circulation plan for Specific Plan 04-072 is intended to utilize existing local area
roadways to provide the access to the Specific Plan area.
These roadways include Avenue 60 and Monroe Street. The internal circulation system will
consist of a series of loop roads providing access to the individual residential and
recreational components within the Specific Plan area. Refer to Exhibit 20.
• Roadway classifications and design standards should be based on current estimates of
build -out reflecting approved development projects. Development standards of perimeter
roadways are established in the General Plan Circulation Element.
Existing and proposed roadway improvements in and around the project boundary are based
on current estimates of build -out and consistent with the goals and policies established in the
Circulation Element of the General Plan.
• Alternative circulation system improvements need to be developed to relieve traffic congestion
along Washington Street.
Specific Plan 04-072 abuts Avenue 60 and Monroe Street and takes primary and secondary
access from these roadways. Impacts to Washington Street are minimal due to the distance
from the project site.
•
Traffic impacts resulting from development should be identified through a mandatory traffic
impact analysis process.
Development projects at Specific Plan 04-072 are subject to this requirement established in
the Development Review Process delineated in this Specific Plan Document. A mitigated
Traffic Impact Study has been accomplished for this project.
• Pedestrian and bicycle networks should be developed which link activity centers in order to
facilitate recreational walking and biking and to establish non -automotive transportation as a
viable alternative to driving. Encouraging the use of pedestrian pathways and bicycle paths are
integral elements of this project.
19
ILL
20
IV. LAND USE SUMMARY
The primary objective of the Land Use Plan is to provide a template that will allow for the
creation of a unique and innovative residential community. Every attempt has been made to
respond to what planners call the "new urbanism." The thrust of this emerging concept is to
create old fashioned neighborhoods similar to those that existed prior to the automotive age and
to scale design elements to human rather than automotive dimensions. The automobile is a fact of
life in America so (as with most purist concepts) a compromise to or hybridization of the "new
urbanism" theme is the goal of this project.
^j The site development will possess a sense of intimacy and human scale through the use of
narrower than usual 35 foot wide collector interior streets and 20 foot wide brick lined rear lanes.
Refer to Exhibits 6 and 7.
Curving the alignment of the interior streets will provide a slowing and calming effect while
varying building facades and roof heights will add interest and variety well beyond the scope of a
typical subdivision street scene.
Site landscaping will place an emphasis on street trees that overhang roadways providing filtered
light and/or shade which will humanize the street scene along the primary circulation system.
Front and rear loaded homes alike will have cozy veranda style facades with individualized front
yards, thus customizing the entire street scene into the desired friendly village neighborhood
ambiance. Rear lanes will further emphasize the friendly neighborhood feeling with it's narrower
and tightly canopied street landscaping. Refer to Exhibit 19.
A significant number of homes will face onto centrally located open space corridors. This
highlights the projects' desire to provide a distinctive living environment where the homes live
.� larger than their actual physical dimensions. Refer to Exhibits 8 through 15.
The Neighborhood Commercial Center, while serving a broader based clientele, will have a
softened and more intimate connection to 60th & Monroe. A pedestrian -physical link between
the housing and shopping areas will stress minimizing street crossings and, again, make every
attempt to separate pedestrian and automotive traffic. Refer to Exhibits 17 and 18.
A significant goal of the 60th & Monroe Specific Plan is to exceed the quality of any mid -priced
housing development currently existing within the City of La Quinta.
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1 V. DESIGN STANDARDS
A. DEVELOPMENT REGULATIONS & STANDARDS
Planning Area #1: Medium Density Residential
The housing parcel is zoned for Medium Density Residential (MDR). Building heights for
residential uses shall be subject to height limits specified in the specific plan, except that no
building or structure, regardless of use, exceeding one story (22 feet in height), shall be allowed
within 200 -feet of any perimeter property line/public street frontage. All building heights shall be
measured from the finish grade elevation. All other residential structures shall be limited to two
stories, not exceeding 28 feet. Refer to development standards below:
Medium Density Residential Development Standards
RESIDENTIAL DEVELOPMENT STANDARDS
Maximum Building Height
Maximum Number of Stories
Minimum Living Area Per Unit excluding attached/detached parking_
MDR
28 ft.
2
1500 sq.ft.
SP
28 ft.
2
2100 s ,ft.*
Minimum Lot Size
0
60'x 100'
Maximum Lot Coverage
50%
50%
Minimum Front Setback to Garage Door
20 ft.
20 ft.
Minimum Front Setback to Living Area
20 ft.
12 ft.
Minimum Front Setback to Patio Areas
None
4 ft.
Minimum Side Yard Setback - Interior Lots
5/5 ft.
5/5 ft.
Minimum Side Yard Setback - Corner Lots
5/10 ft.
5/10 ft.
Minimum Rear Yard Setback - Standard
20 ft.
15 ft.
Minimum Rear Yard Setback to Garage w/Rear Lane Access
0
6 ft.
Minimum Rear Yard Setback - Gardenwalls w/Rear Lane Access
0
4 ft.
Minimum Setback to Pools & Spas
0
3 ft.
**Minimum Height of Garden P/L Walls
6 ft.
6 ft.
Minimum Rear Lane Access Width
28 ft.
20 ft.
Minimum Front Access Street Width w/Parallel Parking on both sides.
_
36 ft.
35 ft.***
Includes Guest House/Casita approximately 250 sq.ft.
** Construction to be masonry units or equal with stucco finish on both sides.
*** 35Ft, width with parking on one side only.
Note: Any other develoment standards not included shall comply with Chapter 9 of the Zoning Code.
All parts or any portion of any structure shall be designed by a Licensed Architect in the State
of California.
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Planning Area #2: Neighborhood Commercial/Parking Element
The Commercial parcel is zoned Neighborhood Commercial (NC). The overall character of the
Neighborhood Commercial is to reflect a consistent "character" as to the residential community as
described above. The buildings are to be arranged and located on the site to achieve the "village
character." In-line building masses are to be broken -up with visual roof line variations, building
shapes and forms to create an "undulating building profile." Mixing in free-standing buildings to
enhance the village atmosphere and to break-up massive parking areas is the basic design concept.
Architectural exterior detailing, surfaces, textures, materials, roofs, etc. are to be consistent with
the residential element, reflecting the Spanish Colonial influence of Old La Quinta. Pedestrian and
parking areas are to be shaded with adequate canopy trees and softened with ample landscaping.
Service driveways and service areas are to be adequately shielded from pedestrian and residential
environments achieved by a combination of screen walls, trees and shrubbery. Landscape material
is to be native type consistent with the overall project landscape palette. Any applicable
development standards as noted for NC Zoning, Chapter 9.70 of the Zoning ordinance shall apply.
Satellite dishes, t.v. antennas, and mechanical equipment shall be screened from public view.
Refer to development standards below:
Neighborhood Commercial/Parking Element Development Standards
STANDARDS
Maximum Structure Height
Maximum Number of Stories
Minimum Bldg/Landscape Setbacks
Minimum Parking
I. —_. _.
Maximum Lot Coverage (F.A.R.)
Minimum Interior/Exterior Side Yard Setbacks
*Maximum Common Wall Height
CN ZONE
SP
35 ft.
35 ft.
2
30/20 ft.
_
2
30/20 ft.
1/250' GLA
1/250' GLA
0.25
0.25
Oft.
Oft.
6 ft. _
8 ft.
Construction to be masonry units or equal with stucco finish on both sides.
Planning Area #3: Open Space/Recreational Areas
The open space component complies with Sections 9.120 and 9.130 of the City of La Quinta
Zoning Code. These areas are conceived to be people -friendly parks and green belt space. On site
identification signs, maximum size is ten square feet (10 sq.ft.). A maintenance facility will house
lawn mowers and other maintenance supplies and equipment. This facility is not to exceed a floor
area of 500 square feet (500 sq.ft.) or a roof height of 10' feet. This facility is to be screened from
public view with a combination of garden walls and plant material. Recreational elements are to
include, but not limited to, a regulation size (full court) basketball and volleyball court and
available turf area for other field games. Regulation size shall be as defined in Architectural
Graphic Standards by Ramsey and Sleeper. All trash collection areas shall be appropriately
located throughout the project and be enclosed and screened from view with stucco finished
masonry walls and screen planting. Access shall be metal swinging gates screened from view.
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VI. DESIGN GUIDELINES
A. GENERAL DESIGN GUIDELINES & STANDARDS
This section provides Design Guidelines and Standards that apply to Specific Plan 04-072. Many
of the guidelines and standards contained herein, only apply to certain situations or in conjunction
with specific use and/or building types as delineated in this document, though applicable uniformly
�+ throughout the project site. It should be noted that these more detailed design guidelines and
standards do not replace nor reduce applicable subdivision development requirements of the City
of La Quinta. It is the ultimate purpose of these Guidelines to foster a neighborhood of
r' outstanding quality and "livability" that establishes a higher standard of design excellence. The
following major topic areas are incorporated into this section: The overall Community Theme,
Residential Buildings, Commercial Buildings, Ancillary Buildings, and Site Development
r` Guidelines and Standards.
rB. SPECIFIC PLAN 04-072 COMMUNITY THEME
The Specific Plan 04-072 Master Plan will rely on what planners refer to as "New Urbanism" as
the basic planning concept for creating a more people -friendly neighborhood community. These
design guidelines will assist the developer of this Specific Plan to execute a 'Built -Environment"
that will include, but not limited to, the following main concepts:
i • Develop a community that is visually attractive and captures the essence of the surroundings.
r • Incorporate a variety of open space and recreational uses (active and passive).
• Design a planned community that complements existing development in the surrounding area
and is compatible with the surrounding environment.
• Establish densities that are consistent with development patterns of surrounding areas.
• Recognize the unique nature'of 60th & Monroe as a community within a community that
meets the living and recreational needs of future residents of the City of La Quinta.
• Develop a high quality, people -friendly streetscape open space, which will create a strong
community identity and long-term value.
! The design guidelines contained in this subsection are intended to establish a consistent design
approach among site planning, engineering, architecture, and landscape architectural components
while allowing flexibility in design over the build -out of the entire community.
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1
C. DETAILED DESIGN CONSIDERATIONS
CA Design Guidelines
The design guidelines for Specific Plan 04-072 are intended to assist in implementing the design
intent of the Specific Plan by establishing project design compatibility among the various product
home designs and provide a consistent approach to site planning in the design of buildings, streets,
sidewalks, garden walls, entry patios, lighting, landscaping, and other design elements that will
endure for the life of the community.
The guidelines provided herein suggest themes compatible with Spanish Colonial and California
Mediterranean "character" but are not intended to limit expressions of varying architectural styles.
The design guidelines presented herein establish the framework to achieve harmony and
compatibility between residential neighborhoods while still providing flexibility that allows for a
variety of architectural expression and interpretation. Examples of the design theme are
illustrated throughout this document. These examples are meant to convey general design
concepts and are not intended to limit the range of expression among individual builders and their
professional design teams. These examples including architecture, interior and perimeter
landscaping, perimeter walls will require review and approval by the Architectural & Landscaping
Review Committee and the La Quinta Planning Commission.
These guidelines are provided for the benefit of merchant builders, their planners/designers, and
City of La Quinta staff' and decision-making bodies in the review of future Specific Plan 04-072
site development proposals. As such, the design guidelines identify elements for all residential and
other land use proposals within the Specific Plan 04-072 area. These guidelines may be
incorporated into subsequent site development permits, conditional use permits, and subdivision
maps submitted to the City for approval unless it is demonstrated that certain guidelines are not
applicable, appropriate, or feasible under site-specific circumstances, which would require
amendments and additional review and approval by staff and/or Planning Commission and/or City
Council.
C.2 The Specific Plan 04-072 Community Image
The extensive open space element together with the proposed Specific Plan 04-072 landscape
perimeter provides an image of privacy and lushness for the community. The master landscape
plan makes structures on the interior of the project unobtrusive and at the same time, frames the
views from these structures to surrounding greenbelts and mountain vistas. The use of Date Palm,
Citrus, and other desert tree species provide the main landscape framework for Specific Plan
04-072. A full list of recommended plant material is provided in the Project Plant Palette
Classifications in this Section, Sub Section Part I.
25
i
D. RESIDENTIAL ARCHITECTURAL GUIDELINES
The climate in La Quinta is characterized by sunny and hot weather in the summer and relatively
mild winters that feature excellent air clarity. The design of residences shall incorporate elements
which respond to these conditions, such as patios, courtyards, loggias, and breezeways. In
addition, extended roof overhangs shall be used to provide shade.
D.1 Materials in Residential Architecture
The materials to be used for construction will be antiqued stucco walls, soft rounded corners,
sculptured low walls of stucco, some classic ledger -stone veneer, squarish timber beams, posts
and lintels, French doors and windows, antique Spanish tile roofs, with detailed accents of ornate
wrought iron and cast clay pottery urns and trim.
D.2 Color in Residential Architecture
Stucco colors will vary in hues of earth adobe, antique terra cotta, to salty white. Wood and
timber will be heavy bodied paint -stain antiqued like barn lumber. Iron work will be a blend of
Patina and Rust fauxed to create antiquity. The final result is to achieve warm cozy abodes
bounded together in a people -cozy village where folks can truly enjoy life, in the La Quinta
Retreat Lifestyle!
D.3 Entries
The entry of residential dwelling units shall be articulated as a focal point of the building's front
elevation through the appropriate use of roof elements, columns, porticos, entry courtyards,
recesses or projections, windows, or other architectural features. Refer to Figures 1 and 2.
DA Verandas, Porches, Balconies, and Railings
Verandas, Porches and balconies shall be designed as an integral component of the building and
not as a poorly conceived add-on element. The design of porch and balcony railing shall
complement the building's architecture and style. Second story balconies are encouraged to
provide visual interest. Front porches shall be designed, where feasible, as an integral part of
buildings to provide visual interest, as well as to promote social interaction among community
r residents by providing outdoor living spaces oriented to the front of the dwelling unit.
Incorporate porches and balconies to function as extensions of interior spaces and to provide
shaded outdoor living spaces. Second story balconies and railings are encouraged to provide
visual interest. Refer to Figures 1 and 2.
W,
D.5 Columns
Columns used as a structural or aesthetic design element shall convey a solid and durable image,
and shall be consistent with the architectural style of the building. Columns may be used as a
free-standing form, or as support for roofs and balconies, or as a pilaster against a wall.
D.6 Chimneys
Chimneys, particularly chimney caps, shall be simple in design, so as not to distract from the
1 building. The design of chimneys shall be compatible with the architectural style of the building.
Exposed metal flues are not permitted.
D.7 Garage Doors
Garage doors shall be roll -up type compatible with the architectural style of the residence and
incorporate design details that minimize the impact of large flat surfaces towards the street.
Garage doors shall be set back with at least a 12" reveal to the face of the wall.
D.8 Exterior Stairs
Exterior stairways shall be simple bold elements which complement the architectural massing and
form of the residence.
M D.9 Courtyards, Loggias, Patios, and Archways
The use of courtyards, loggias, patios, and archways must be compatible with the architectural
style of the building, and shall be designed as a complimentary part of the building or adjacent
courtyard. When used, archways shall define outdoor spaces, such as entries, porticos, patios,
and courtyards. Refer to Figure 3.
D.10 Garden Walls
Garden Walls which are visible from streets, open space, or other private or quasi -public areas,
shall be compatible in material, color and design with adjacent architectural elements. Refer to
Figure 3.
27
n
1 D.11 Building Details
All mechanical equipment shall be screened from view by walls or fences compatible with the
building architecture, or by plant material adequate in size to provide proper screening. Side yard
mechanical equipment shall be set into pockets to allow 5 ft. minimum for unobstructed free flow.
Accessory structures shall be consistent with the architectural style of the adjacent building. All
flashing, sheet metal, and vents shall be, wherever possible, painted -out to match adjacent material
and/or color, or screened from view in a manner which is compatible with the building
architecture.
D.12 Common Space Elements
All residential areas shall have trash and service areas behind garden walls, screened from street
view, which are to be compatible in material, color, and design with the building architecture.
Support facilities such as recreation buildings, public restrooms, maintenance buildings, leasing
offices, mail stations, etc. shall be designed in the same architectural style, and to the same level of
detail and articulation, as the main buildings they support.
1 28
Toiyl"y 1579;"e -
CS NTlr--( RPOTAL. -
I W, I. CATE
T*, &A r-VEN WAX
PF-C.MLAnVS --k I MNI!Y 6A?b
m W. .01 pt It t m
FIGURE 1
Mer plecle-sSep laln4(
ri?-egr,H moo-IZ5
d -14T. 9AP-MN
W4i.L-s
V040-17,-knve wi,cwLiLL5
(rlc4ae-r
TYPICAL OLD LA QUINTA ARCHITECTURAL AMBIANCE
Rp�
FIGURE 3
MV -7 -AL COUKTYAKCD
M
ENTRY COURTYARD PORTALS
�l+,i�K1tIG�
ome tome
GN51T VE-gAHV , MONTYAMP 4' �
FRIENDLY FRONT PATIOS and STREET SCENE
31
E. RESIDENTIAL SITE PLANNING CRITERIA
Single -Family Residential
The overall ambiance of the project has been conceived to be a rebirth or renaissance of the Old
La Quinta Hotel Character. Creating a new residential community which focuses on recreating
the ambiance of the early history of La Quinta is paramount to the design of the 60th & Monroe
Project.
Since the opening of the original La Quinta Hotel on ,December 29th, 1926, Walter Morgan has
been given credit for creating the beginning of "The Retreat Lifestyle" frequently associated with
La Quinta. The timeless quality of blending the soft rambling Early California (Spanish Colonial
Revival) Architecture with a lush landscape oasis setting was total magic in this and desert area.
This concept in essence, created the "Village Atmosphere" that La Quinta is fully recognized for.
The Basic Planning Concept for 60th & Monroe was to capture the essence of this truly
people -friendly "Village Atmosphere" in a planned neighborhood community.
The Master Plan envisions meandering tree lined streets, narrow in concept to slow -down the
auto and bring more people -life to the street scene. The village ambiance is further enhanced by a
continuous Greenbelt -Park spine meandering throughout the community. It becomes obvious that
historic -oriented, village scaled Architecture then becomes the grand finale of this totally self
contained neighborhood village.
The following details shall be incorporated into the planning of the single-family neighborhoods:
r • The street layout within residential neighborhoods shall provide view corridors to the
pedestrian pathways, open space, and landscape elements, thereby unifying pedestrian
circulation and site landmarks, where feasible. Adhere to curvilinear street layouts rather
■► than monotonous long straight lengths of streets.
• The use of parkways or greenbelt gardens connecting the residential courts is encouraged in
the design of neighborhood streetscapes.
• Adhere to the narrower (more people -friendly) tree lined street concept.
• Residential dwelling units shall be sited to maximize view opportunities of the mountains in
the La Quinta region where feasible.
• Where two-story units are located adjacent to one another, the side second -story of at least
one unit shall be stepped back, where feasible, to create a single -story plate line along the
common side yard.
• The location of dwelling units may include a random mix of front entry and rear entry
garages, along with livable front porch and patios.
7 32
E.1 Other Residential Design Considerations
1 • The placement of structures should consider prevalent environmental conditions including
sun orientation, prevailing winds, and desired views.
• Orientation of residential development edges should maximize view potential and access to
natural open areas and recreation areas. Open space "fingers" should extend into residential
areas where possible.
• Varying house configuration on corner lots is encouraged to promote variety in the street
scene and preserve sightlines of drivers at intersections.
• A combination of front -entering and rear -entering garages with varied building setbacks and
driveway locations are encouraged to breakup repetitive curb cuts and yard patterns.
• The use of multipane windows is encouraged for front elevations which are visible from other
private or quasi -public spaces. Trim may be painted to complement the building architecture
and color.
• The style of windows shall be compatible with the architectural style of the building. The use
of many different styles of windows on one building plane shall be avoided. The size and
11 proportion of panes shall correspond to the overall proportioning of the elevation.
• Accent windows that have a different or articulated shape or utilize multi -panes may be used
as an accent element to create interest on building elevations. Windows are to be consistent
with the regional Spanish style.
IF. MAIN ENTRIES
The residential community is to be gate guarded with a manned main gate entrance located off of
Monroe Street. The secondary entry is not manned, but gated, and located off of 60th Avenue.
Allow sufficient vehicular stacking and turnaround space prior to entering the entry gated area.
Refer to Figure 5.
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G. COMMERCIAL ARCHITECTURAL & SITE GUIDELINES
1 The Commercial architectural theme for - Specific Plan 04-072 may include Spanish,
Mediterranean, Tuscan, Andalusion, and other compatible "desert architecture" styles, as
1 delineated in the attached examples. The Neighborhood Commercial is to have a similar character
and be in scale with the residential architecture, emulating the traditional old world mixed-use
villages. The commercial segment is to be a harmonious blend with the entire neighborhood
community. In addition to the normal vehicular parking support, the village is to have a people
friendly pedestrian link to the residential component.
The major building masses are to be broken -up into a series of more intimate village -scaled
elements, mixed in with free-standing smaller -scaled buildings to create the neighborhood village
concept. Variations in roof heights and shapes as well as varying the depths of facades, are to be
used to achieve the undulating building profile.
G.1 Materials in Commercial Architecture
The architectural details and use of materials and textures are to be the same as described above
under Residential Component. For the Traditional surface -mounted signage along with
appropriate tree shading landscaping is to be considered a more integral part of the overall village
architectural theme rather than as separate components.
Roof material shall be traditional Spanish clay style. The color of roofs should provide a range of
deep earth tones. The color of roof materials shall be varied to reflect the existing surrounding
architectural theme. All roofing material shall be fire retardant.
The predominant exterior building material shall be smooth finish stucco in keeping with the
overall architectural vernacular. Wood, tile, and wrought iron shall be appropriately incorporated
as accent materials and be consistent with the architectural style.
G.2 Color in Commercial Architecture
The overall architectural theme is based on whitewashed stucco mixed with traditional ledger
stone veneer exteriors utilizing an earth tone color palette. This color motif is to be completed
with simplistic color schemes, a mild variation of roof tones and textures, and complementary
window moldings and architectural detailing.
The predominant color of all structures shall be limited to the spectrum of white, cream, tan, sand,
light brown, mauve, and similar earth tones. Colors outside of this spectrum shall be limited to
single accent elements. In order to achieve the variety of architectural expression envisioned for
the commercial components of the project, a variety of materials and colors shall be used to create
rich tapestry of design elements. A range of muted color tones shall be used throughout the
development within Specific Plan 04-072.
W
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G.3 Commercial Area Site Planning
I Appropriate site planning guidelines as discussed below shall be used to ensure functional and
aesthetic development within Specific Plan 04-072's Neighborhood Commercial center. The
1 guidelines are intended to be flexible and not all guidelines are applicable in all situations.
Reasonable application of guidelines in order to achieve a high quality consistency in design theme
within the adjacent architectural context are necessary. Site planning parameters shall conform to
1 the criteria set forth with flexibility in interpretation is to be implemented in the design to achieve
individual expression.
GA Building Massing and Scale in Commercial Architecture.
The character of the commercial development areas shall reflect a neighborhood scale so that the
building massing does not overwhelm the street scene. The site, wherever possible, is to be
low-rise in nature to create a pleasant pedestrian scale environment. Refer to Figure 4.
35
FIGURE 4
NEIGHBORHOOD COMMERCIAL TYPICAL FRONT
VILLAGE SCALE and AMBIANCE
VILLAGE CHARACTER NEIGHBORHOOD COMMERCIAL
36
M
G.5 Other Commercial Site Considerations
• Building wall planes, particularly on the front elevation, shall be offset to create interest along
the street, to provide a desirable pedestrian scale, and avoid visual monotony.
• Single -story plate lines are encouraged on the front elevation. Second -story wall planes shall
be offset to effectively break up the building mass and reduce the perceived building scale as
viewed from the street.
• Single -story plate lines with second -story wall setbacks are encouraged on side and rear
elevations. Side elevations shall provide the same level of articulation and detail as the front
elevations. Articulated roofscapes shall be created through the use of a variety of roof forms.
• Repetitious gable ends along front side and rear elevations shall be minimized.
• The extensive use of bright vibrant colors is discouraged except on limited accent and/or focal
elements (signage, etc.).
3
• The color of roofs should provide a range of tones compatible with Spanish Colonial regional
traditions.
37
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FIGURE' 5
MAIN ENTRY GATE a9d PERIMETER !/HALLS
MnNRc)F -4:Z'TRFFT
�I•,�..qklll
,51z(.:UNU/-\KY CIV 1 K Y
HV CIVVC
38
1 H. LANDSCAPE ARCHITECTURE
These guidelines will ensure that landscape treatments and plant material selections are in
substantial conformance with other surrounding high quality developments. Furthermore, the
landscape design solutions promoted by 60th & Monroe will mirror the rugged quality of the
surrounding desert terrain. These guidelines strive to inspire and compliment the architectural
facades and overall building volumes of the community so as to present a unified and coordinated
neighborhood "look" and "feel." The landscape master plan will adhere to the following
conditions:
H.1 Design Specifications
All arts or an portion of the site shall be designed b a registered landscape architect in the
p any g Y g p
State of California.
H.2 Approval Specifications
Landscape and Irrigation plans must be approved by the City of La Quinta Community
Development Department and Public Works Department along with Coachella Valley Water
District (C.V.W.D.). No plans will be approved for construction until they have received full
approval from all governmental bodies, including the Architectural Landscape Review Committee
and the Planning Commission.
H.3 Irrigation Specifications
All landscape areas shall have permanent irrigation. No spray irrigation heads shall be placed
within 12 inches of public and private streets, or as specified by the City Engineer.
HA Slope Specifications
k
Slopes shall not exceed a 3:1 ratio.
H.5 Retention Basins Specifications
Retention basins shall be surfaced in turf grass and be so designed to be mowed with standard
tractor mounted equipment. Turf areas are to be designed to accommodate recreational activity.
H.6 Screening Specifications
1 Screening shall be provided for above ground utility structures, either with low masonry walls
and/or landscaping.
39
1 H.7 Common Area Specifications
Common area trees along Avenue 60 and Monroe Street shall have a minimum caliper of 1.5 to
2.5 inches and a minimum height of 8'-0" as measured from the top of the container. Palm Trees
at entry areas and perimeter areas are to be a minimum height of 25 feet.
H.8 Planting Specifications
Inorganic ground covers shall consist of Decomposed Granite or Salt River, or White Water
River Stone. No artificially colored gravel will be allowed.
H.9 Watering Method Specifications
1 Prior to issuance of a building permit the applicant shall furnish a water conservation plan which is
to include:
1). Methods to conserve water including but not
limited to drought tolerant plant material
selection and the use of low water usage
irrigation equipment.
2). Method to maximize groundwater recharge including
limiting consumption of groundwater recharge.
3). Use of reclaimed and/or canal water to offset and
minimize the use of potable water.
This water conservation plan shall be subject to review by Coachella Valley Water District and the
County of Riverside Agricultural Commission prior to final approval by the Community
Development Director and the City Engineer.
I. PROJECT PLANT PALETTE CLASSIFICATIONS
A palette of acceptable plants has been developed to address planting needs in these
classifications:
• Exterior (60th and Monroe) Street Trees & Palms.
• Entry Statement Trees & Palms.
• Interior Street Trees.
• Rear Lane Trees & Palms.
• Open Space & Retention Area Trees.
• Exterior (60th and Monroe) & Desert Representation Shrubs, Vines,
Succulents, and Ground Covers.
• Transitional (Site Interior) Shrubs, Vines, Succulents, and Ground
Covers.
• Building Foundation (Site Interior) Shrubs, Vines, Succulents, and
Ground covers.
40
f
a
I.1 EXTERIOR (60TH AND MONROE) STREET TREES & PALMS
ACACL4 ,4NEURA
ACACL4 SALICINA
ACACL4 SMALLll
CERCIDIUM FLORIDUM
CERCIDIUM PRAECOX
CHAMAEROPS HUMILIS
CHILOPSIS LINEARIS
LYSILOAM THORNBERI
OLNEYA TESOTA
PROSOPIS CHILENSIS
RHUS LANCEA
WASHINGTONL4 ROBUSTA
MULGA
WEEPING WATTLE
SWEET ACACIA
BLUE PALO VERDE
SONORAN PALO VERDE
MEDITERRANEAN FAN PALM
DESERT WILLOW
FEATHER BUSH
DESERT IRONWOOD
CHILEAN MESQUITE
AFRICAN SUMAC
MEXICAN FAN PALM
m I.2 ENTRY STATEMENT TREES & PALMS
m
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BOTANICAL NAME
ALBIZL4 JULIBRISSIN
COMMON NAME
MIMOSA
CHORISL4 SPECIOSA
FLOSS SILK TREE
DALBERGIA SISSOO
SISSOO
JACARANDA ACUTIFOLL4
JACARANDA
AMGNOLL4 GRANDIFLORA
SOUTHERN MAGNOLIA
OLEA EUROPOEA "SWAN HILL"
FRUITLESS OLIVE
PHOENIX DACTYLIFERA
DATE PALM
QUERCUS AGRIFOLL4
HERITAGE LIVE OAK
"HERITAGE"
BRAZILIAN PEPPER TREE
ULMUS PARVIFOLIA
EVERGREEN ELM
WASHINGTONL4 FILIFERA
CALIFORNIA FAN PALM
I.3 INTERIOR STREET TREES
BOTANICAL. NAME
FRAXINUS VELUTINL4
COMMON NAME
FAN-TEX ASH
"RIO GRANDE"
JACARANDA ACUTIFOLL4
JACARANDA
OLEAEUROPOEA "SWAN HILL"
FRUITLESS OLIVE
PINUS ELDA RICA
MONDELL PINE
PINUS PINEA
ITALIAN STONE PINE
PROSOPIS CHILENSIS
CHILEAN MESQUITE
SCHINUS MOLLS
CALIFORNIA PEPPER TREE
SCHINUS TEREBINTHFOLIUS
BRAZILIAN PEPPER TREE
ULMUSPAR VIFOLL4
EVERGREEN ELM
41
1
REAR LANE TREES & PALMS
I.4
BOTANICAL NAME
ACACL4 STENOPHYLLA
BRACHYCHITON POPULEUS
1
CALLISTEMON VIMINALIS
CITRUS "DWARF SPECIES"
FRAXINUS UHDEI
1
GEIJERA PAR VIFLORA
LAGERSTROMM INDICA
MAGNOLL4 GRANDIFLORA "RUSSET"
MELALEUCA QUINQUENERVL4
1
PINUS CANARIENSIS
PRUNUS CERASIFERA
1
"KRAUTER VESUVIUS"
PYR US CALLERYANA
WASHINGTONL4 ROB USTA
SHOESTRING ACACIA
AUSTRALIAN BOTTLE TREE
WEEPING BOTTLEBRUSH
DWARF CITRUS
EVERGREEN ASH
AUSTRALIAN WILLOW
CRAPE MYRTLE
HYBRID MAGNOLIA
CAJEPUT TREE
CANARY ISLAND PINE
KRAUTER PURPLE PLUM
BRADFORD PEAR
MEXICAN FAN PALM
1 I.5 OPEN SPACE & RETENTION AREA TREES
1
1
1
1
1.6
1
1
1
CINNAMOMUM CAMPHORA
FRAXINUS VELUTINA
"RIO GRANDE"
GEIJERA PAR VIFLORA
OLEA EUROPAEA "SWAN HILL"
PINUS ELDARICA
PINUS PINEA
PISTACL4 CHINENSIS
PLA TANUS RACEMOSA
PROSOPIS CHILENSIS
SCHINUS MOLLE
CAMPHOR TREE
FAN-TEX ASH
AUSTRALIAN WILLOW
FRUITLESS OLIVE
MONDELL PINE
ITALIAN STONE PINE
CHINESE PISTACHE
CALIFORNIA SYCAMORE
CHILEAN MESQUITE
CALIFORNIA PEPPER TREE
EXTERIOR (60TH AND MONROE) AND DESERT REPRESENTATION
SHRUBS, VINES, SUCCULENTS, & GROUND COVERS
SHRUBS
BOUGAINVILLEA
"CRIMSON JEWEL"
BOUGAINVILLEA "ROSENKA"
CAESALPINM PULCHERRIMA
1 CALLIANDRA CALIFORNICA
CASSM ARTEMISOIDES
CASSL4 PHYLLODENL4
DODONAEA VISCOSA
1
42
RED BUSH BOUGAINVILLEA
PINK BUSH BOUGAINVILLEA
MEXICAN
BIRD -OF -PARADISE
BAHJA FAIRY DUSTER
FEATHERY CASSIA
DESERT CASSIA
HOP BUSH
1 I.6 EXTERIOR AND DESERT REPRESENTATION (CONT.)
-� ENCELIA FARINOSA
JUSTICIA CALIFORNICA
LANTANA SELLOWLINA "SPECIES"
LEUCOPHYLLUM CANDIDUM
"THUNDER CLOUD"
LEUCOPHYLL UM ZYGOPHYLL UM
MUHLENBERGL4 CAPILLARIS
MUHLENBERGL4 RIGENS
PENNISETUM SETACEUM
"CUPREUM"
PENSTEMON
CENTRANTHIFOLIUS
RUELLIA PENINSULARIS
SAL VL4 GREGGII
TECOAJA STANS
VAUQUELINL4 CALIFORNICA
VINES
BOUGAINVILLEA
"BARBARA KARST"
BOUGAINVILLEA BRAZILENSIS
IPOMOEA ACUMINATA
PYROSTEGL4 VENUSTA
ROSEA BANKSLIE
SUCCULENTS
AGAVE AUGUSTIFOLL4 "VARIEGATA"
AGA VE PARRY] H,4 UCHUCENSIS
AGAVE PAR VIFLORA
-� AGAVE VILMORINL4NA
ALOE FEROX
ALOE SAPONARL4
ALOE VERA
DASYLIRION WHEELERI
FOUQUIERL4 SPLENDENS
HESPERALOE FUNIFERA
HESPERALOE PAR VIFLORA
YUCCA ELATA
YUCCA PEND ULA
GROUND COVERS
ACACIA REDOLENS "DESERT CARPET"
! GA2ANL4 VNIFLORA
I MELAMPODIUM LEUCANTHUM
OENOTHERA BERLANDIERI
PSILOSTROPHE COOPER[
VERBANA PERUVL4NA
VERBENA RIGIDA
43
BRITTLE BUSH
CHAUPAROSA
TRAILING LANTANA
DWARF GRAY
TEXAS RANGER
BLUE TEXAS RANGER
RED DEER GRASS
DEER GRASS
RED FOUNTAIN GRASS
SCARLET BUGLER
RUELLIA
AUTUMN SAGE
YELLOW BELLS
ARIZONA ROSEWOOD
RED VINE BOUGAINVILLEA
LAVENDER BOUGAINVILLEA
BLUE DAWN FLOWER
FLAME VINE
LADY BANK'S ROSE
VARIEGATED AGAVE
BLUE AGAVE
GREEN AGAVE
OCTOPUS AGAVE
FIRE FLOWER ALOE
AFRICAN ALOE
ALOE
DESERT SPOON
OCOTILLO
WHITE YUCCA
RED YUCCA
SOAPTREE YUCCA
GREEN YUCCA
PROSTRATE ACACIA
TRAILING YELLOW GAZANIA
BLACKFOOT DAISY
MEXICAN PRIMROSE
PAPER FLOWER
PINK VERBENA
PURPLE VERBENA
1
TRANSITIONAL (SITE INTERIOR)
SHRUBS, VINES, SUCCULENTS, & GROUND COVERS
SHRUBS
BACCHARIS "CENTENNIAL"
BOUGAINVILLEA
"CRIMSON JEWEL"
BOUGAINVILLEA
"LAVENDER QUEEN"
BOUGAINVILLEA "ROSENKA"
CAESALPINLA PULCHERRIMA
CASSIA ARTEMISOIDES
CONVOLVULUS MA URITANIC US
CORTADERIA SELLOANA
"PUMILA"
FELICIA AMELLOIDES
HELICTOTR UCHON
SEMPERVIRENS
HEMEROCALLIS FULVA
LANTANA SELLOWIANA "SPECIES"
LEUCOPHYLL UM LANGNIANIE
"RIO BRA VO"
MUHLENBERGIA CAPILLARIS
MUHLENBERGIA RIGENS
NERIUM OLEANDER
"PETITE PINK"
PLUMBAGO A URICULATA
RUELLIA PENINSULARIS
SALVIA GREGGII
SANTOLINA
CHAMAECYPARISSUS
SANTOLINA VIRENS
TECOMARIA CAPENSIS
VAUQUELINIA CALIFORNICA
VINES
BOUGAINVILLEA
"BARBARA KARST"
BOUGAINVILLEA BRASILENSIS
CAMPIS RADICANS
FEIJOA SELLOWIANA
GELSEMIUM SEMPERVIRENS
MACFADYENA UNGUIS-CATI
PYRACANTHA FORTUNEANA
"GRABERI"
ROSA BANKSIAE
44
HYBRID DESERT BROOM
RED BUSH
BOUGAINVILLEA
LAVENDER BUSH
BOUGAINVILLEA
PINK BUSH BOUGAINVILLEA
MEXICAN BIRD -OF -PARADISE
FEATHERY CASSIA
BUSH MORNING GLORY
DWARF PAMPAS GRASS
BLUE MARGUERITE
BLUE OAT GRASS
DAY LILY
TRAILING LANTANA
DWARF GREEN
TEXAS RANGER
RED DEER GRASS
DEER GRASS
DWARF PINK OLEANDER
CAPE PLUMBAGO
RUELLIA
AUTUMN SAGE
LAVENDER COTTON
GREEN LAVENDER COTTO
CAPE HONEYSUCKLE
ARIZONA ROSEWOOD
RED VINE BOUGAINVILLEA
LAVENDER VINE BOUGAINVILLEA
TRUMPET VINE
PINEAPPLE GUAVA
CAROLINA JASMINE
CAT'S CLAW VINE
FIRETHORN
LADY BANK'S ROSE
1
1 1.7
1
1
1
1
1
I.8
TRANSITIONAL (SITE INTERIOR) (CONT.)
SUCCULENTS
AGAVE ATTENUATA
AGAVE VILMORINL4NA
DASYLIRION WHEELERRI
EUPHORBL4 MILII
HESPERALOE PARVIFLORA
PORTULACARM AFRA
YUCCA GLORIOSA
YUCCA PENDULA
GROUND COVERS
APTENL4 CORDIFOLL4
BACCHARIS PIL ULARIS
„TWIN PEAKS„
CERASTIUM TOMENTOSUM
DROSANTHEMUM SPECIOSUM
FESTUCA OVINA GLAUCA
GA2ANL4 UNIFLORA
LOBULARL4 MARITIMA
OPHIOPOGON JAPONICUS
POLYGONUM CAPITA TUM
POTENTILLA VERNA
VERBENA PER UVIANA
DRAGON TREE AGAVE
OCTOPUS AGAVE
DESERT SPOON
CROWN OF THORNS
RED YUCCA
ELEPHANT'S FOOD
SPANISH DAGGER
GREEN YUCCA
RED APPLE
HYBRID DWARF
COYOTE BUSH
SNOW -IN -SUMMER
ARIZONA ICE PLANT
BLUE FESCUE
TRAILING YELLOW GAZANIA
SWEET ALYSSUM
MONDO GRASS
PINK CLOVER BLOSSOM
SPRING CINQUEFOIL
PINK VERBENA
BUILDING FOUNDATION (SITE INTERIOR)
SHRUBS, VINES, SUCCULENTS, & GROUND COVERS
AGAPANTHUS AFRICANUS
CARISSA
MACROCARPA "SPECIES"
EURYOPS PECTINATUS
HIBISCUS ROSA-SINENSIS "SPECIES"
MOREA IRIDIOIDES
MURRAYA PANIC ULA TA
NANDINA DOMESTICA "SPECIES"
NERIUM OLEANDER "PETITE PINK"
OLEA EUROPAEA "LITTLE OLLIE"
PHILODENDRON SELLOUM
PHOTINL4 FRASERI
PITTOSPOR UM TOBRL4 "VARIEGATA "
PITTOSPOR UM TOBRIA
"WHEELER'S DWARF"
RHAPHIOLEPSIS INDICA "SPECIES"
ROSA SPECIES
STRELITZIA NICOLAI
STRELITZIA REGINAE
45
LILY -OF -THE -NILE
NATAL PLUM
COMMON EURYOPS
HIBISCUS
MOREA LILY
ORANGE JESSAMINE
HEAVENLY BAMBOO
DWARF PINK OLEANDER
DWARF OLIVE
SPLIT -LEAF PHILODENDRON
FRASER'S PHOTINIA
VARIGATED MOCK ORANGE
DWARF MOCK ORANGE
INDIA HAWTHORN
ROSE
GIANT BIRD -OF -PARADISE
BIRD -OF -PARADISE
1.8 BUILDING FOUNDATION (SITE INTERIOR) (CONT.)
VIBURNUMTINUS "SPRING BOUQUET" LAURUSTINUS
XYLOSMA CONGESTUM "COMPACTA" DWARF XYLOSMA
VINES
BOUGAINVILLEA
RED VINE BOUGAINVILLEA
"BARBARA KARST"
OCTOPUS AGAVE
BOUGAINVILLEA BRASILENSIS
LAVENDER VINE BOUGAINVILLEA
CALLIANDRA INAEQUILAERA
PINK POWDER PUFF VINE
CLYTOSTOMA CALLISTEGIOIDES
VIOLET TRUMPET VINE
GREW14 CAFFRA
LAVENDER STARFLOWER
IPOMOEA ACUMINATA
BLUE DAWN FLOWER
MACFADYENA UNGUIS-CATI
CAT'S CLAW VINE
MANDE VILLA 'ALICE DU PONT"
MANDEVILLA
PANDOREA JASMINOIDES
BOWER VINE
PARTHENOCISSUS
BOSTON IVY
TRIC USPIDATA
STAR JASMINE
VIGNA CARACALLA
SNAIL VINE
WISTERIA SINENSIS
WISTERIA
SUCCULENTS
AGAVE ATIENUATA
DRAGON TREE AGAVE
AGAVE VILMORINLINA
OCTOPUS AGAVE
CRASSULA ARGENTEA
JADE PLANT
ECHEVERIA IMBRICATA
HEN AND CHICKS
EUPHORBIA MILLI
CROWN OF THORNS
HESPERALOE PAR VIFLORA
RED YUCCA
PA CHYPODIUM LAMERI
MADAGASCAR PALM
PORTULACA AFRA
ELEPHANT'S FOOD
SANSEVIERIA TRIFASCI4TA
MOTHER-IN-LAW'S TONGUE
YUCCA GLORIOSA
SPANISH DAGGER
YUCCA PENDULA
GREEN YUCCA
GROUNDCOVERS
APLENIA CORDIFOLL4
RED APPLE
ASPARAGUS SPRENGERI
ASPARAGUS FERN
DICHORDRA REPENS
DICHONDRA
DUCHUSNEA INDICA
INDIAN MOCK STRAWBERRY
FESTUCA OVWA GLA UCA
BLUE FESCUE
HEDERA CANARIENSIS
ALGERIAN IVY
HEDERA HELIX
ENGLISH IVY
LIRIOPE MUSCARI
SILVER LILY TURF
"SILVERY SUNPROOF"
LIRIOPE SPICATA
I
CREEPING LILY TURF
OPHIOPOGONJAPONICUS
MONDO GRASS
TRACHELOSPERM
STAR JASMINE
JASMINOIDES
VINCA MAJOR
PERIWINKLE
.e
VII. INFRASTRUCTURE PLAN
All physical elements comprising the site's infrastructure have been studied with an eye towards
pY P g Y
efficiency in layout and ongoing ease of maintenance. All service elements are to create an ease
of lifestyle so frequently associated with the La Quinta Retreat Lifestyle.
A. CIRCULATION
Main access to the site will be off of Monroe Street while secondary access will be off of Avenue
60. The City of La Quinta General Plan adopted March 20th, 2002 designates both of these
streets as "Primary Arterial." Exhibit 20 illustrates the circulation plan for the project. Primary
Arterial stipulates four lanes divided, with a bike lane. The right-of-way width is 110 feet while
the curb to curb width is 86 feet.
I Schumacher/60th & Monroe Partners, L.L.C. have commissioned RK Engineering Group, Inc.,
20201 S.W. Birch Street, Suite 250, Newport Beach, CA. 92660 to conduct a Focused Traffic
Review. This review is contained in the Appendix of this Specific Plan.
B. WATER
Jurisdiction over domestic water service to 60th & Monroe rests with Coachella Valley Water
District (C.V.W.D.). Domestic Water Service lines currently exist at the intersection of Monroe
Street and Avenue 60, at the Coral Mountain location. The 60th & Monroe project is required to
provide two well sites to serve the project with connections made for domestic water.
On-site improvements, as illustrated in Exhibit 21, shall include an 18" water line within the
+� Monroe Street and Avenue 60 Rightaway. Precise alignments, locations, line sizes, and
connections will be determined at the Tenative Map Stage of development.
C. SEWER
Coachella Valley Water District (C.V.W.D.) will provide sewer service to this site. The nearest
available existing 15" sewer line occurs at Monroe Street, at the Coral Mountain site. Exhibit 21
depicts location where the 60th & Monroe connection will occur. The existing 15" line will be
extended approximately 1000 feet from the Coral Mountain boundary onto the 60th & Monroe
site. On-site, the project will be serviced by 8" sewer lines throughout.
47
1
1 D. GRADING & DRAINAGE
Drainage Plan, Exhibit 22, illustrates proposed grading solutions and required facilities to
accommodate increased water flows that will be generated as the site develops. There is no part
of the site as it now exists, or as it will be eventually designed, that will exceed a gradient of 5%.
1 Elevations of site corners are shown on Exhibit 4. A more comprehensive design delineating size,
location, and type of drainage equipment will be determined at the Tenative Map Stage of
development.
E. UTILITIES
[ Water and sewer services are to be provided by Coachella Valley Water District (C.V.W.D.).
Imperial Irrigation District (I.I.D.) will be the electrical provider. Southern California Gas
Company (SCG) will provide natural gas to the site.
F. PUBLIC SERVICES
F.1 Transportation
Public Transportation Services will be provided by Sun Line Bus.
F.2 Solid Waste Disposal
Solid Waste Disposal will be provided by Waste Management of the Desert.
F.3 Refuse Collection
.o Refuse Collection will be provided by Waste Management of the Desert.
FA School Services
,,I
School Services are provided by Coachella Valley Unified School District.
KFO
1
VIII. IMPLEMENTATION &ADMINISTRATION
1 A. PROCEDURES
The entitlement procedures proposed within Specific Plan 04-072 shall be in complete
conformance with established procedures set forth in the City of La Quinta Municipal Code.
Furthermore, the procedures outlined herein shall adhere to the purpose and intent of the City of
La Quinta Comprehensive General Plan adopted March 20th, 2002. Any development
applications shall be reviewed by the appropriate departments and staff of the City of La Quinta
for consistency with the intent of this Specific Plan.
1 B. MAINTENANCE PLAN
1 The purpose for establishing the maintenance responsibilities to be outlined below is to assure that
improvements and facilities provided receive efficient and quality care. Such care will guarantee a
1 high level of street and interior community appeal which significantly contributes to the quality of
life that residents of La Quinta have come to expect. The two maintenance areas and associated
responsible parties are as follows:
• Along Monroe Street and Avenue 60 public right-of-way and/or that area extending from the
back of the street curb to the perimeter walls shall be maintained by a Master Homeowner's
Association to be established by the developer.
• Entry monumentation, master common landscape areas and/or recreational facilities within the
development area, and all other areas commonly owned shall be maintained by a Master
Homeowner's Association established by the developer.
C. AMENDMENTS
Minor adjustments, changes, transfers, and refinements of this Specific Plan, up to 20% of the
4 Planning Area may be administratively approved by the Community Development Director. Other
revisions to this document may be proposed on a case by case basis to the Community
Development Director. The Community Development Director has the authority within the
administrative structure of the City of La Quinta to approve said revisions. These findings must
pertain to and include the following:
• The proposed revisions do not impune the general intent and objectives of this Specific Plan.
• The proposed revisions do not increase adverse impacts to the public services and facilities.
• The proposed revisions do not increase negative impacts to surrounding property and
residences.
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TYPICAL CROSS SECTION at .20'-)I1fI-DE-.R EAR LQ►IdE
SCHUMACHER i
60TH & MONROE
bEVBLOPEO BY:
SCHUMACHER/
GOTH & MONROE
PARTNERS, L.L.C.
FRED
REPABY:
SRANCO POLO DESIGN COMPANY
WASSO TIONWRH:
NDS fAIISULTING
a
mlwc route. unoac..re u�cnnecT
EXHIBIT 7
52
&'HT, GAIZVE-I
WALLS - TIrf*
SERA
OPTIONAL 1`1045)1—
A
REAR YARD
14
REAR YARD
N
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7
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FRONT YARD
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35' WIDE MAIN STREET __
----------------
PARKING ONLY ON ONE SIDE OF THE STREET
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STALLS Oil "NB S'PF- ur Tr1TMF--CT
PARALLIE L. PARKING
1 19 1
GAR AGE
-iP, HjObhrn SfZE& 4ARY 2100 SF TCT "2700 SF,
SCHUMACHER:
60TH & MONROIt
DEVELOPED BY:
SCHUMACHER/
60TH & MONROE
PARTNERS, L.L.C.
PREPARE[) BY:
FRANCO POLO DESIGN COMPANY
IN ASSOCIATION WITH:
MOS CONSULTING Cy
eL 3
JOHN C. KRIEG, LANDSCAPE ARCHITECT
EXHIBIT
53
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60TH & MONROE
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SCHUMACHER/
60TH & MONROE
PARTNERS, L.L.0
PREPARED BY
FRANCO POLO DESIGN COMPANY
IN ASSOCIATIONWITH
MDS CONSULTING
f
JOHN C KRIEG, LANDSCAPE ARCHITECT
EXHIBIT 9
54
m
S`rl1'GC.o r=XTR-910 Fera -
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W-1. Gk7r-
,
rge-00-All
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(Pnei,--e-r- F -r --H )
FRONT ELEVATION WITH FRONT GARAGE ENTRY
fl
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WAW -s
SCHUMACHER
60TH & MONROE
DEVELOPED BY:
SCHUMACHER/
60TH & MONROE
PARTNERS, L.L.C.
PREPARED BY:
FRANCO POLO DESIGN COMPANY
IN ASSOCIATION WITH:
)ADSICONSULTING
8
JOHN C. KRIEG, LANDSCAPE ARCHITECT
EMIT
55
&'14-r- GAfWeS WA -U.
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FRONT ELEVATION WITH FRONT GARAGE ENTRY
vA.a► erf aF WIHM?W45
SCHUMAC H ER
60TH $ MONROE
DEVELOPED BY:
SCHUMACHER/
60TH & MONROE
PARTNERS, L.L.C.
PREPARED BY:
FRANCO POLO DESIGN COMPANY
IN ASSOCIATION WITH:
MDS CGNSULTING
6
JOHN C. KRIEG, LANDSCAPE ARCHITECT
EXHIBIT 1�
56
VACIET-Y OF
w w mpws / Perxi L. e,
(®' k T. OAP=-
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vv I woor-L-A:;;7c- -
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FRONT ELEVATION WITH REAR GARAGE ENTRY
v T►uc- wor. 6aju-
�s
SCHUMACHER
60TH & MONROE
DEVELOPED BY:
SCHUMACHER/
60TH & MONROE
PARTNERS, L.L.0
PREPARED BY:
FRANCO POLO DESIGN COMPANY
IN ASSOCIATION WITH:
MDS CONSULTING
8
JOHN C KRIEG. L,NDSCME ARCHITECT
HIB17 1
57
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r
r� ✓erj a- s
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v ARAI NUMIM Imll=
FRONT ELEVATION WITH REAR GARAGE ENTRY'
SCHUMACHER
601`H :& MONROE
DEVELOPED BY:
SCHUMACHER/
60TH & MONROE
PARTNERS, L.L.C.
y' PREPARED BY:
FRANCO POLO DESIGN COMPANY
IN ASSOCIATION WITH:
4: MOS CONSULTING
F.
[, JOHN C. KRIEG, LANDSCAPE ARCHITECT
F"IBIT 1
58
�pAr I'aH 'BILE 9.00P5 -1f
I
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nEGoPZAT4Vr= CH I M Wr=-( C A
- STU F_-XTj�-:aZjojZ5
i5ol:T C,0RSmr--5
REAR ELEVATION WITH ONE—STORY GARAGE
SCHUMACHER
WTH & MONROE
DEVELOPED BY,
SCHUMACHER/
60TH & MONROE
PARTNERS, L.L.C.
� PREPARED BY:
FRANCO POLO DESIGN -COMPANY
i1 I
IN ASSOCIATION WITH:
MDS CONSULTING
Its JOHN C. KRIEG, LANDSCAPE ARCHITECT
EXHIBIT 1
59
5rA,m ievi'I n LxF-5
LsHT. GAFF - IR /ALLs
'5&VF-T lZOV P4C1P-7V COVWC-M:5
5
K r_ e H -M-( F
ME -to R94CF.55SP
REAR ELEVATION WITH TWO—STORY GARAGE & GUEST HOUSE
SCHUMACHER
60TH & MONROE
DEVELOPED BY:
SCHUMACHER/
60TH & MONROE
PARTNERS, L.LC
PREPARED BY
iv
FRANCO POLO DESIGN COMPANY
IN ASSOCIATIONWITH
MD$ CONSULTING
a
JOHN C KRIEG, LAND5CAPE ARCHITECI
EXHIBIT 15.
60
" L�llr
I
-�-:ellip
k
�-"
REAR ELEVATION WITH TWO—STORY GARAGE & GUEST HOUSE
SCHUMACHER
60TH & MONROE
DEVELOPED BY:
SCHUMACHER/
60TH & MONROE
PARTNERS, L.LC
PREPARED BY
iv
FRANCO POLO DESIGN COMPANY
IN ASSOCIATIONWITH
MD$ CONSULTING
a
JOHN C KRIEG, LAND5CAPE ARCHITECI
EXHIBIT 15.
60
f? II'I ��'r I `:AY,VE ES --
'A
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ii y . a
r
37
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MAIN: GATE and
PERIMETER WALLS
SCHUMACHER
60TH & MONROE
DE -Bl:
SCHUMACHER/
60TH & MONROE
PARTNERS, LLC
PNEPAgEO BY:
FF.CO POLO UESIGN COMPANY
iN ASBOGNTION WNH
•pB CONSu1B+G
EXHIBIT 16
61
a
VOR DF NATIV£ TeEPS IL-AN1 Afq NG•
Ta okA--LIMeNT A7r.HIIEGTUf F
BIZEAK
-U? OF 6LL'X AMSSEh
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/--- VAF-IATpN IN rLA%F LIME5 8 ULIGHTS
- —rr �—., --l—
<7EEI- AFrHEb t -1:2W 'AI.. -S
NEIGHBORHOOD COMMERCIAL
FdC CX9piE ME:ET,M4 Ff.AGe �'/Iu1.c,E' ATrnnpFiERE.
TYPICAL MAIN VILLAGE BUILDING
$ILEA'G-UP OF 6LVCa MA$9El, - - - VAPATION M rerr- LINES e� PeIGIATS
1
COWNi,SL, A2OHI7EC.TUZAL OETAI L.tNCT i �.-- VAL'IATON IN A¢cL117Ec70Kl.L SHAPES 9 FAGAP6g,
NEIGHBORHOOD COMMERCIAL TYPICAL FRONT BUILDING
Uy --',7F: CANO—C TF."EE OACHEIVE.
VI6LAGE-5GALR 4 067lA&GP4LV—S
MASSING STUDIES
SCHUMACHER.
60TH .&-MONS 09
gEVELOPEp PM.
SCHUM/ACHER/
60TH S MONROE
PARTNERS, L.L•.0
P ffAREO BY:
FRANCO POLO DES:GN COMPANY
INA*S0C1AT*N WITI
NO600NEULTUIG
row c. gars, I.Naosenrs,wcnrecr
EXHIBIT 17
NEIGHBORHOOD COMMERCIAL TYPICAL. MAIN VILLAGE
NEIGHBORHOOD COMMERCIAL TYPICAL MAIN VILLAGE
NEIGHBORHOOD COMMERCIAL TYPICAL FRONT BUILDING
SCHUMACHER
60TH & MONRO.E
OeVEIOPEp ®<:
SCHUMACHER/
60TH & MONROE
PARTNERS, L.L.C.
PflEP-BT:
FRANCO POLO DESIGN COMPANY
IN A6SOCIATION W ITN:
40E CONELLTMO
L
JONN C. NNEO, IAND6C.V 6 MCNITEC!
CONCEPTUAL CHARACTER ELEVATIONS Q Q
EXHIBIT 18
63
� = = � ARTERIAL
COLLECTOR
REAR LANE
* PRMARY ENTRANCE/EWr
X SEMMARY ENTRANCE//
AVENUE 60
NORTH
SCHUMACHER
60TH & MONROE
DEVELOPED BY:
SCHUMACHER/
60TH & MONROE
PARTNERS, L.L.C.
PREPARED BY:
FRANCO POLO DESIGN COMPANY
IN ASSOCIATION WIl'H:
FADS CONSULTING
R.
JOHN C KRIEG, LANDSCAPE ARCHITECT
E.XHIBrr'
EXIBTL4G 1 ATER SM;
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1
OICC11
MON
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k1k)
M i r r
44V F- fd u F C
f ;
I.
L
NORTH
SCHUMACHER
60TH & MONROE
DEVELOPED BY:
SCHUMACHER/
60TH & MONROE
PARTNERS, L.L.C.
PREPARED BY:
f•RANCO POLO DESIGN COMPANY
IN ASSOCIATION WITH:
MDS CONS1.11-7INC
8
JOHN C, KRIEG, LANDSCAPE ARCHITECT
1 IB17 `.
66
DR,aI.AGE 5ASxSOLMARY
STORM WATER TO BE 100%
RETA!® ON SITE
NORTH
SCHUMACHER
60TH & MONROE
DEVELOPED BY:
SCHUMACHER/
60TH & MONROE
PARTNERS, L.L.C.
PREPARED BY:
PRANCO POLO DESIGN COMPANY
I14 ASSOCIATIONWITH
LADS CONSULTINC
JOHN C. KRIED. LANDSCAPE ARCHITECT
EX I
67