SP 1990-015 Greg Norman Course (2000) - Amendment 3The Greg Norman Course
ate .--
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❑ Planni z Commissioner
~E] City Council
❑ Community Dev. DepL
Initials �3
Case No.
Exhibit �—
June 23, 2000 'U With Conditions _—
SPECIFIC PLAN AMENDMENT III
A Development by:
KSL LAND HOLDINGS, INC.
56-140 PGA Boulevard
La Quinta, California
Prepared for:
THE CITY OF LA QUINTA, CALIFORNIA
COMMUNITY DEVELOPMENT DEPARTMENT
Print date: June 23, 2000 COPY NUMBER: 335-
6t vnti. A -i 3
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PROJECT TECHNICAL TEAM
KSL DEVELOPMENT CORPORATION
REAL ESTATE DEVELOPMENT DEPARTMENT
S. Chevis Hosea
55-920 PGA Boulevard
La Quinta, CA 92253
CITY OF LA QUINTA
COMMUNITY DEVELOPMENT DEPARTMENT
Christine di Iorio
PlanningManager
78-495 Calle Tampico
La Quinta, CA 92253
LANDSCAPE ARCHITECTURE & MASTER PLANNING
Forrest K. Haag, ASLA, Inc.
250 Newport Center Drive, Suite 104
Newport Beach, CA 92660
CIVIL ENGINEERING
MDS
Stanley Morse
17320 Redhill Avenue, Suite 350
Irvine, CA 92614
GOLF COURSE ARCHITECTURE
GregNormanGolfCourse Design
501 NorthAlA
Jupiter, FL 33477
GARDENING
Horton Shepardson Associates
42575 Melanie Place, Suite S
Palm Desert, CA 92260
Ray Lopez
42525 Kansas Street
Palm Desert, CA 92211
TABLE OF CONTENTS
1 INTRODUCTION
1.1 EXECUTIVE SUM[N4ARY...................................................................................... 1.1
1.2 PURPOSE AND INTENT...................................................................................... 1.2
1.3 PROJECT REGIONAL SETTING.......................................................................... 1.3
1.4 PROJECT LOCAL SETTING.................................................................................1.4
1.5 PROJECT HISTORY............................................................................................. 1.6
1.6 ENABLING LEGISLATION................................................................................. 1.7
1.7 CALIFORNIA ENVIRONMENTAL QUALITY ACT COMPLIANCE ............... 1.8
2 PLANS, PROGRAMS AND GUIDELINES
2.1 CONEVIUNITY CONCEPT.......................................................................:............
2.1
2.1.1
Planning Area Breakdown............................................................................
2.2
2.2 LAND USE.............................................................................................................
2.3
2.2.1
Land Use/ General Plan Context..................................................................
2.3
2.2.2
General Plan / Land Use.............................................................................
2.4
2.3 ZONING.................................................................................................................
2.5
2.4 THE MASTER PLAN OF LAND-USE.................................................................
2.6
2.4.1
Land Use By Planning Area.......................................................................
2.7
2.5 CIRCULATION PLAN..........................................................................................
2.14
2.5.1
Offsite Improvements.................................................................................
2.13
2.5.2
Onsite Improvements..................................................................................
2.15
2.6 CONSERVATION, OPEN SPACE AND RECREATION PLAN ..........................
2.17
2.6.1
Conservation...............................................................................................
2:17
2.6.2
Open Space.................................................................................................
2.18
2.6.3
Recreation...................................................................................................
2.19
2.7 INFRASTRUCTURE.............................................................................................
2.20
2.7.1
Water.....:.....................................................................................................2.20
2.7.2
Sanitary Sewage.........................................................................................
2.21
2.7.3
Public Utilities............................................................................................
2.22
2.7.4
Refuse Collection.......................................................................................
2.22
2.7.5
Schools.......................................................................................................
2.22
2.7.6
Law Enforcement.......................................................................................
2.23
2.7.7
Fire Protection............................................................................................
2.23
2.7.8
City Administration....................................................................................
2.23
2.7.9
Library Facilities........................................................................................
2.24
2.8 THE NORMAN COURSE COMMUNITY DESIGN GUIDELINES ..................
2.25
2.8.1
General Architectural and Siting Guidelines ..............................................
2.26
2.8.2
Residential Site Planning Guidelines.........................................................
2.30
2.8.3
Residential Design Criteria.........................................................................
2.31
2.8.4
Residential Site Planning Criteria..............................................................
2.33
I
2.8.5 Club Facility Site Planning Guidelines......................................................
2.35
2.8.6 Club Facility Design Criteria......................................................................2.36
2.8.7 Landscape Guidelines.................................................................................
2.38
2.8.8 Landscape Plant Material Palette...............................................................
2.39
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3 ZONING AND DEVELOPMENT REGULATIONS
3.1 SPECIFIC PLAN OVERLAY DISTRICTS...........................................................
3.1
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3.1.1 Planning Area I.............................................................................................
3.2
3.1.2 Planning Area II............................................................................................3.5
3.1.3 Planning Area III ..........................................................................................3.10
3.2 DEVELOPMENT REVIEW PERMITS AND PROCESS .......................................
3.12
3.3 SITE FURNISHINGS - REGULATIONS.............................................................
3.15
I 3.4 SPECIFIC PLAN RELATIONSHIP TO EIR FOR SUBSEQUENT APPROVALS3.17
3.5 SPECIFIC PLAN AMENDMENTS.......................................................................
3.18
' 3.5.1 Specific Plan Amendment Procedures........................................................
3.18
4 GENERAL PLAN CONSISTENCY
4.1 LAND USE ELEMENT..........................................................................................
4.1
4.2 CIRCULATION ELEMENT...................................................................................
4.3
4.3 OPEN SPACE ELEMENT......................................................................................4.4
4.4 PARK AND RECREATION ELEMENT.................................................................4.5
4.5 ENVIRONMENTAL CONSERVATION ELEMENT .............................................
4.6
4.6 INFRASTRUCTUREAND PUBLIC SERVICES ELEMENT ................................
4.7
' 4.7 ENVIRONNIENTAL HAZARDS ELEMENT
4.8 AIR QUALITY ELEMENT...................................................................................
4.9
I
EXHIBIT LIST
Exhibit 1 Regional Vicinity Ma 1.3
Exhibit2 Site Vicinity Map.............................................................................................. 1.4
Exhibit 3 Adjacent Land Use Plan................................................................................... 1.5
Exhibit 4 Planning Area Breakdown................................................................................ 2.2
Exhibit 5 General Plan Land Use..................................................................................... 2.4
Exhibit6 Zoning............................................................................................................... 2.5
Exhibit 7 Illustrative Land Use Plan................................................................................ 2.6
Exhibit 8 Clubhouse Site Plan .......................................................................................... 2.9
Exhibit 9 Maintenance Facility Site Plan......................................................................... 2.12
Exhibit10 Circulation........................................................................................................ 2.14
Exhibit 11 Infrastructure.................................................................................................... 2.20
LIST OF TABLES
Table 1
Planning Area I - Land Use..............................................................................
2.8
Table 2
Planning Area II - Land Use.............................................................................
2.10
Table 3
Planning Area III - Land Use............................................................................
2.11
Table 4
Summary Totals - Land Use............................................................................
2.13
Table 5
Suggested Plant Material Palette......................................................................
2.39
A
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ADDENDA
Amendment II Conditions of Approval
Map Pocket: Maintenance Facilities Site Plan
A
Introduction
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1.1 EXECUTIVE SUMMARY
The Norman Course Specific Plan Amendment III is organized in four sections.
Section 1, Introduction: This section provides an overview of the document, project setting
and history, the legislative authority for the Specific Plan and the method of compliance with
the California Environmental Quality Act (CEQA).
Section 2, Plans, Programs and Guidelines: This section provides the organization and
framework of the Land Use Plan and related plan exhibits. This section of the Specific Plan
establishes the land use policy for The Norman Course Specific Plan area and provides the
design guidelines which set design and development criteria and direction for individual
projects within the specific plan boundary. Further, two separate use permit proposals are
outlined which delineate development criteria for the Golf Clubhouse and the Golf
Supporting Maintenance Facilities.
Section 3, Zoning and Development Regulations: This section establishes the zoning
applicable to land within The Norman Course Specific Plan area boundary. Development
Regulations are presented for each Planning Area within the Specific Plan boundary.
Section 4, General Plan Consistency: This section uses the key land use issues statement
of each element of the City of La Quinta General Plan as the basis for evaluating the
consistency of The Norman Course Specific Plan with the City of La Quinta General Plan.
The Greg Norman Course - Amend. III
1.1
1.2 PURPOSE AND INTENT
The Specific Plan. Amendment presented herein is a comprehensive planning and
development document intended to guide future development of lands within The Norman
Course plan area boundary previously referred to as SP 90-015. This document establishes
development plans, guidelines and development regulations for the project plan area and
specifies development criteria for two use pen -nit entitlements. The Norman Course Specific
Plan (NCSP) is intended to insure a quality development consistent with the goals,
objectives, and policies of the City of La QQuinta General Plan and the goals of KSL
Development Corporation, the developers of the property.
Although this third amendment to the Specific Plan guides the character, design and standards of
development for the land within The Norman. Course Specific Plan area, it is meant to
provide a degree of flexibility to allow fixture development to respond to the changes in .
society and the economic marketplace of the region which inevitably will occur over the
buildout period of the project area. The Norman Course Specific P1anAmendment III
establishes and updates the design and development zoning policies applicable to
development within the Specific Plan area and establishes the regulations and standards
which serve as the zoning and development regulation for the property. In cases where the
zoning and development regulation is nonspecific within the document, the zoning and
development regulation is guided by the City of La Quinta ordinance in effect at the time.
1 2 The Greg Norman Course - Amend. III
1.3 PROJECT REGIONAL SETTING
The site of The Norman Course is approximately 105 miles from the city of Los Angles and
the Pacific coast and approximately 240 miles from the Phoenix/Scottsdale metropolitan
region. The plan area is located on the gently sloping floor of the Coachella Valley in the
general vicinity of Palm Springs and is located within the corporate limits of the City of La
Quinta in Riverside County.
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The Greg Norman Course - Amend. III
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Exhibit 1
1.3
1.4 PROJECT LOCAL SETTING
The specific plan boundary is within the City of La Quinta, a 31 square mile municipality
located in the southwestern portion of the Coachella Valley. The City is bounded on the west
by the City of Indian Wells, on the east, by the City of Indio and Riverside County, on the
north by Riverside County, and federal and county lands to the south. The City of La Quinta
was incorporated in 1982.
♦ The San Jacinto Mountain range and the Chocolate Mountains create the backdrop to
the skyline west of Norman Course and gently rolling desert dunes and agricultural
lands are scattered in undeveloped areas in the vicinity north and east of the Norman
Course site.
INDIAN WELLS
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PALM DESERT
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SITE VICINITY
N.T.S.
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INDIA
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AVENUE 50 COACHELLA
AVENUE 52 i
AVENUE Sd I
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14 A111PORT BLVD.
PROJECT SITE
Exhibit 2
The Norman Course is accessible from Interstate 10 by way of Jefferson Street and Monroe
Street. Monroe defines the easterly property boundary. The southern property boundary is
defined by Airport Boulevard, the westerly by Madison Street, and Avenue 55 defines a
portion of the northern boundary of the site.
The Norman Course continues the implementation of a network of General Plan roads and
infrastructure within the City's master plan for development and exemplifies a quality of
growth that reiterates the City's emergence as a desert resort community with the highest
standards for resort residential and recreational development.
1.4 The Greg Norman Course - Amend. III
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Property adjacent to The Norman Course is designated by the General Plan for Low Density
and Very Low Density Residential (LDR and VLDR) proposed and existing uses in a
scattered pattern to the north, south, and west of the property.
LDR 1
LDR
VLDR
Exhibit 3
The Greg Norman Course - Amend. III 1.5
1.5 PROJECT HISTORY
A Brief History of The Norman Course's Previous Entitlement
The initial plan approved by the City of La Quinta Planning Commission in September of
1991 envisioned a comprehensively planned, low density residential community consisting
of 1060 low density dwelling units surrounding a championship 18 hole golf course played
from the existing Resort Golf Clubhouse at PGA WEST. This plan was approved by the City
Council on December of 1991 with the following supporting environmental documents:
• Soil Engineering and Geology Report: Buena Engineers, Inc. (June 1990)
• Traffic Impact Study: Endo Engineering (June 1990)
• Environmental impact Report S.P. #90-015: Douglas Wood & Associates (June 1990)
• City of La Quinta General Plan Cotton/Beland/Associates, Inc. (November 1985)
• Hydrology Study: Lloyd W. Watson, R.C.E., Landmark Land Company of California,
Inc. (July 1990)
The residential units of specific plan 90-015 were envisioned to be developed overlooking
the proposed golf course and open space located within the master planned community on a
total of 265 acres. The community theme was previously envisioned to reflect the existing
residential character at PGA WEST, attracting both seasonal clientele and year round
residents to the plan area.
One hundred twenty-five acres was planned to be dedicated to golf course and open space
uses, with the balance of 140 acres for residential development. The proposed project
planned to yield a gross density of 4 dwelling units per acre, and a net density of 7.6 dwelling
units per acre, all consistent with the existing adjacent land uses at PGA WEST and
consistent with low density residential designation of the City of La Quinta General Plan/
Zoning Ordinance.
Specific Plan 90-015 Revised
The approved specific plan (90-015) was amended in the long hot summer of 1998 by the
City of La Quinta's Community Development Department in an annual review cycle in order
to comply with a prior condition which required periodic plan progress review. Changes to
the 1991 approval included increasing the overall size of the plan area by 20 acres and an
overall reduction of the number of units from 1060 to 365.
Specific Plan Amendment II
Specific Plan Amendment II revised the plan to reflect a residential and golf master plan on
290.3 acres of planned development yielding under 200 units. Amendment II included 2
separate use permits within the package. The first is a Site Development Permit (SDP) for
the golf clubhouse and surrounding environment. The second SDP addresses the golf
maintenance building and its surroundings.
Specific Plan Amendment III
Amendment III documents minor clarifications in circulation and site design for golf and golf
maintenance facilities. This document also expands the variety of plant materials within the
Suggested Plant Material Palette.
1.6 The Greg Norman Course - Amend. III
1.6 ENABLING LEGISLATION
+ The authority to prepare, adopt, and implement The Norman Course Specific Plan is
granted to the City of La Quinta by the California Government Code (Title 7, Division
1, Chapter 3, Article 8, Sections 65450 through 65457).
♦ As with General Plans, the Planning Commission must hold a public hearing before it can
recommend to the City Council, the adoption of a specific plan or an amendment thereto.
The City Council of La Quinta may adopt a Specific Plan and/or an amendment to the
Specific Plan by either ordinance or resolution.
♦ The Norman Course Specific Plan as amended is a regulatory document that, once adopted,
will serve as the General Plan, the.Zoning Ordinance, and Development Code for The
Norman Course plan area. As such, the adopted plan, once incorporated by reference,
makes consistent, the La Quinta General Plan. Upon completion of The Norman Course
Specific Plan adoption process, future development must be consistent with the
Specific Plan and amendments thereto.
The Greg Norman Course - Amend. Ill
1.7
1.7 CALIFORNIA ENVIRONMENTAL QUALITY ACT
COMPLIANCE
An environmental impact report was prepared in conjunction with the original specific plan
approval and was certified by the City of La Quinta. Subsequent minor alterations in the
development plan for The Norman Course have generated the requirement for focused
environmental resource studies specific to paleontology, archaeology, and historic resources.
As a result of on-site environmental study concerning these issues, mitigation for
environmental compliance is presently being administered under the jurisdiction of the City
of La Quinta Community Development Department with full cooperation of the developer of
The Norman Course project.
1
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The Greg Norman Course - Amend. III
Plans, Programs and Guidelines
2.1 COMMUNITY CONCEPT
The national recognition and positive image of the City of La Quinta has been created in
large part through participation and promotion of premier golf and residential development
exemplified by the Norman Course development. The Norman Course Specific Plan's
adjacency to PGA West restates KSL Development Corporation's on-going commitment to
the creation of the highest quality resort and golf recreation environment in concert with the
highest level of residential development.
The Norman Course Specific Plan is a residential single family estate community created by
a series of golf -oriented residential avenues defined by the championship eighteen hole Greg
Norman golf course radiating from the project focal point of the golf clubhouse and practice
facilities. The residential and golf community is defined on three sides by the existing major
circulation system which establishes its perimeter boundaries. Specifically, Madison Avenue
to the West, Monroe Street to the east, and Airport Avenue to the south. The San Jacinto
Mountains to the west provide a panoramic visual backdrop to the community. The Norman
Course Specific Plan site is uniquely positioned immediately adjacent to internationally
recognized PGA West plan area and will benefit from the opportunity to provide
championship golf options for PGA West participants as well.
The Norman Course plan area is a 290.3 acre property which was previously the site of a turf
farm. The development plan for The Norman Course Specific Plan has therefore not been
encumbered by existing natural landforms or topography normally associated with the
natural landforms in the desert region. This "blank slate" opportunity for establishing the
land plan has resulted in a highly efficient golf and residential layout with an infrastructure
feasible basis for the location of roads, building sites, and golf/open space areas. The golf
course, which serves as the open space focus on the estate plan, is generally located in areas
graded to provide low lying fairways with desertscape created on the perimeters of those
corridors providing a buffer to the adjacent residential development opportunities.
The Norman Course Golf Club is located at the center of a residential estate community with
its main club building sited prominently, overlooking the golf course and practice range
amenities. Surrounding the club and the golf course are the residential development sites,
organized into neighborhoods along a primary road and its secondary roads and cul-de-sacs.
The Greg Norman Course - Amend. III 2.1
ring Area Breakdown
Ian document breaks the plan area into three distinct sub -areas, each with
"site driven" development regulations and design criteria. These Planning
)icted in Exhibit 5 shown below
rig
Exhibit 4
Planning Areas within The Norman Course Specific Plan Community
Planning Area I is characterized by an 18 -hole championship golf course, clubhouse, and
associated supporting functions and amenities. Planning Area II is a series of single family
detached lots linked by the internal residential street layout. Planning Area III is defined by
the golf maintenance facility and associated supporting uses.
22 The Greg Norman Course - Amend. III
.J
The NCSP is prepared as a link between the La Quinta General Plan guidelines and
subsequent development proposals for individual planning areas within the NCSP. The Land
'
Use Element of the La Quinta General Plan identifies and establishes the City's policy
10
2.2 LAND USE
2.2.1 Land Use / General Plan Context
1
The Norman Course Specific Plan implements the City of La Quinta General Plan by
for
10
bringing detailed policies and regulations together into a focused development plan the
document
Specific Plan Area. The Norman Course Specific Plan (NCSP) is a regulatory
i
which, when adopted by the City Council of La Quinta, governs all facets of project
do
development including the distribution of land uses, location and sizing of supporting
'
infrastructure, as well as development standards and regulations for the plan area.
The location and alignment of the land uses and zones depicted herein are diagrammatic.
l
The precise layout of the golf course, the neighborhood streets, and the support facilities will
10
determine the actual alignment and adjacency of each land use category and are delineated in
'
more specific detail in subsequent map and plan processes.
.J
The NCSP is prepared as a link between the La Quinta General Plan guidelines and
subsequent development proposals for individual planning areas within the NCSP. The Land
'
Use Element of the La Quinta General Plan identifies and establishes the City's policy
10
relative to the planned future pattern, intensity, density and relationships of land uses in the
Land Use Element
City as well as in the plan area addressed herein. The purpose of the
within the City's General Plan is to establish official City and plan area policy which:
10
♦ Identifies the general types, locations and distribution of land uses desired in La Quinta
at buildout;
i
♦ Identifies standards for land uses relative to population and building density/intensity
do
and the character and compatibility of land uses; and
♦ Identifies desired courses of action/ strategies which provide the means to implement
the community's land use policies.
The Norman Course Specific Plan implements the City's General Plan by:
10
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♦ Specifying the land uses in the plan area;
♦ Delineating standards for land use compatibility with the City's goals and policies; and
0
♦ Providing the framework for development in an orderly and profitable manner.
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The Greg Norman Course - Amend. W 2.3
nin., I Use
Exhibit 5
The specific plan for the project area defines the currently approved land use for the property.
The location and alignment of the land uses depicted herein are diagrammatic. The precise
layout of the future golf course, streets, and support facilities currently established in
approved tracts and lots will determine the actual alignment and adjacency of each land use
category.
These Land Use Policies are illustrated in Exhibit 5 and include:
Residential Land Uses
Low Density Residential - 2-4 DU/AC
Other Land Uses
Circulation Elements
Golf Course Uses
Golf Supporting Facilities
2.4
The Greg NormanCourse - Amend. III
2.3 ZONING
Eft
The zoning for the project area is illustrated in Exhibit 6 and includes:
Residential Land Uses
RL - Low Density Residential
Overlay Districts
Circulation Elements
GC - Golf Courses
Golf Supporting Uses
s
The Greg Norman Course - Amend. III
1
Exhibit 6
2.5
1
1
1
2.4 THE MASTER PLAN OF LAND USE
The Master Plan for The Norman Course Specific Plan reflects the development goal of
providing championship recreational golf amenities to promote upscale residential homesites
with complimentary club and guest servicing facilities.
A detailed discussion of the land use for The Norman Course Specific Plan and the
development intensity is presented for each of the three planning areas. The Land Use tables
illustrate a complete tabulation of land uses, zoning, acreage and densities within each
planning area.
9i2 -
Exhibit 7
Table 4 represents a comprehensive tabulation of land use, zoning, acreage, units and density
for The Norman Course Specific Plan area in total.
2.6 The Greg Norman Course - Amend. III
2.4.1 Land Use By Planning Area
A range of land use categories are provided for the area within the boundary of The Norman
Course Specific Plan. These include Golf and Clubhouse uses, Residential uses, and
supporting ancillary facilities to those categories. The plan area is broken into three
individual planning areas in order to address each unique development environment within
the plan boundary.
The diagram above delineates the limits of each planning area and their relationship to The
Norman Course Specific Plan boundary.
Included in each description of land use (by planning area) is a narrative and supporting
graphics to delineate the use location within each Planning Area of the overall Specific Plan.
Development regulations for each planning area are presented in Section 3 - Zoning and
Development Regulations. Residential unit generation for Planning Area II is based on gross
acreage totals of residential and golf land at 2-4 DUs/AC. The gross density of The Norman
Course Specific Plan is less than 1 DU per gross acre. Total number of gross acres in each
land use category includes roads, open space, R.O.W., and other incidental land use.
The Greg Norman Course - Amend. III
r ,
2.7
Planning Area I
Golf and Open Space Land Use
Golf Course and Open Space recreational uses exist on the land within Planning Area I and
are generally located to provide the backdrop for Low Density Residential land use.
Golf uses in Planning Area I are distributed throughout the plan area with major access to the
golf clubhouse facilities provided from the two main project entry points on Madison Street
and Airport Boulevard. Golf cart access is also provided by way of perimeter improvements
to facilitate non -vehicular modes of transportation to and from PGA West immediately
adjacent to The Norman Course. A golf and maintenance vehicle access tunnel is approved
for construction and is located north of the project access point on Madison Street. Planning
Area I provides for the potential location of two golf course comfort stations, as shown on
the graphic below.
TABLE 1
PLANNING AREA I - LAND USE
The Norman Course Specific Plan Golf Course Area
GENERAL PLAWLAND USE ZONE ACRES UNITS DENSITY
G - Golf Course / Open Space GC 208.6
SUBTOTAL 208.6
*Comfort Station Locations
2.8 The Greg Norman Course - Amend. III
The Greg Norman Course Clubhouse
The Greg Norman golf clubhouse is designed in a residential scale to reflect an Australian
territorial character exhibiting low sloped, Dutch -gabled roof trusses with dormer accents and
wide overhangs surrounding the perimeter of the building. Heavy timber trellis and shade
canopies provide solar protection for outside gathering spaces as well as reinforcing the
building's indigenous character.
The materials selection includes local dry stacked coursed stone, ship lapped wood siding
and a standing seam metal roof which will be painted a warm reddish brown to provide a
weathered copper appearance.
9 GREEN
Exhibit 8
The Clubhouse is sited to maximize views to the Santa Rosa mountains and the adjacent golf
course providing a distinguished presence to the club facilities. It is exterior accessed with
large operable window/doors for integration with the exterior patio dining area.
A larger scale graphic of The Norman Course Clubhouse and Site is contained in Map Pocket II.
The Greg Norman Course - Amend. III 29
Planning Area II
Residential Land Use
The Specific Plan for The Norman Course provides for a range of residential housing types
consistent with the Low Density Residential designation established for the property. The
permitted dwelling types, lot size, height limits and other site development standards are
established in Section 3: Zoning and Development Standards within this Specific Plan
document.
Residential land at The Norman Course will be developed primarily as golf frontage lots for
detached single family estates. The buildout of the residential component of the plan area
will retain the opportunity for attached single family homes to respond to future market
trends within future phases of development. A variety of Residential housing types are
provided for within the plan area; all consistent with the Low Density Residential land use
designation established for the planning area.
TABLE 2
PLANNING AREA II - LAND USE
The Norman Course Specific Plan Residential
•� a i � 0
LDR - Low Density Residential RL 79.2 190 2-4 DUs/AC
SUBTOTAL 79.2 190
2.10 The Greg Norman Course - Amend. III
Planning Area III
The Golf Maintenance Facilities
The Golf Maintenance Facility is sited in Planning Area III with adjacency to the project
entry point on Airport Boulevard along the southerly project perimeter. The site is
immediately adjacent to the golf along its northerly boundary to facilitate access to the golf
facilities by maintenance personnel.
TABLE 3
PLANNING AREA III - LAND USE
The Norman Course Specific Plan Golf Maintenance Facilities
GENERAL r USE ZONE ACRES UNITS DENSITY
G - Golf Course GC 2.5 _=
SUBTOTAL 2.5
HE
No
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The Greg Norman Course - Amend. III 2.11
r�
The Greg Norman Course Maintenance Facility
The Greg Norman Course golf maintenance facilities are designed in a residential scale. The
maintenance building is envisioned as an understated, low profile building sited in a manner
to minimize visual impact from adjacent views.
The materials selection includes plaster coated exterior wall panels and a metal roof. The
roof will be painted a warm reddish brown, replicating a weathered copper appearance
similar to that of the Clubhouse.
Chemical Storage
Dumpsters for Clippings
Material Bins—%, _
ourse
Access
Covered
outdoor Equipment
Fuel—%
Plant Washdown Pumps
C I Site Sktoorra a Area 1---
(N.A.P.) 8 Roll -off Canopy Storage
L---- —1
1
AIRPORT BLVD.
1
Exhibit 9
A Site Development Permit package for the Greg Norman Course maintenance facility site is
contained in the map pocket and includes:
• Cover Sheet
• Grading and Paving Plan
• Horizontal Control Plan
• Roof and Floor Plan
• Elevations
212 The Greg Norman Course - Amend. III
SUMMARY TOTALS
TABLE 4
•
-GENERAL PLAWLAND USE "'ZONE ACRES- UMTS DENSITY
LDR - Low Density Residential RL 79.2 190 2-4 DUs/AC
G - Golf Course/ O.S. GC 211.1 — —
TOTAL 290.3 190
W
The Greg Norman Course - Amend. III 2.13
2.5 CIRCULATION PLAN
The circulation system for the Norman Course Specific Plan conforms to the requirements of
the City of La Quinta General Plan - Circulation Element by providing a hierarchy of
vehicular traffic -ways with pedestrian -ways segregated within the plan area. The circulation
alignment is defined by the golf course and ties to perimeter streets adjacent to within PGA
West and the plan area boundary.
The City of La Quinta General Plan Circulation Element delineates an equestrian overlay
which provides for a multipurpose trail on the easterly side of Madison Street. This element
is delineated in the Open Space Policy Diagram on page 4-5 of the General Plan and on
Exhibit 10, below. This Specific Plan document provides for a multipurpose trail adjacent to
the westerly project boundary running north and south in the right-of-way for Madison
Street. With the adoption of an accompanying General Plan Amendment, this multipurpose
trail will provide for various forms of circulation other than automotive in the Madison right-
of-way.
PRIMARY ARTERIAL
ONSITE COLLECTOR
LOCAL STREET
GOLF ACCESS TUNNEL
• • • • MULTIPURPOSE TRAIL
Exhibit 10
Secured entries into the residential areas have been located to provide adequate line of sight
and optimum traffic ingress and egress from the residential components of the master plan
area.
A golf and maintenance vehicle access tunnel is approved for construction and is located
north of the project access point on Madison Street.
2.14 The Greg Norman Course - Amend. III
Individual driveways are proposed with generous setbacks from entry boulevards,
neighborhood loop collectors, and neighborhood streets to further provide safe ingress and
egress from the individual residences.
Within the Norman Course Specific Plan area, the circulation system has been designed to
accomplish the following:
♦ Provide for internal private roadways that respond to the golf corridors while providing
a safe route for project ingress and egress.
♦ Provide for private streets which allow access to Madison Street, Airport Boulevard,
and Monroe Street; to facilitate the internal network of private roadways within the
Norman Course Specific Plan boundary to adequately serve the residential pads and
golf amenities.
2.5.1 Offsite Improvements
The offsite public streets surrounding the project are currently developed in accordance with
La Quinta City Engineering and Public Works Department standards in effect and will be
constructed incrementally in accordance with the applicable General Plan designations.
2.5.2 Onsite Improvements
The following mitigation measures are recommended to reduce potential circulation impacts
associated with the project and should be implemented in conjunction with development of
the residential areas within Planning Area II.
♦ The applicant shall develop all roads internal to the project in accordance with the design
standards specified in the general plan and the structural standards in effect at the time, -of
tentative tract or zoning approval area in conjunction with the phased implementation of
the specific plan. All roadways within the specific plan area shall remain private.
• The primary internal road shall be widened to a minimum pavement width of 28 feet
provided that the applicant demonstrates that adequate provision has been made for
off-street parking.
The Greg Norman Course - Amend. III
2.15
Primary Arterial
Typical: Madison /Airport
5
Onsite Collector
Typical: Kingston Heath Entry
zs' u.o.w.
Minimum Local street
Typical: Turnber y Way
2.16 The Greg Norman Course - Amend. III
2.6 CONSERVATION, OPEN SPACE, AND RECREATION
PLAN
The Norman Course Specific Plan Conservation, Open Space, and Recreation Plan identifies
and establishes the plan policy relative to the identification and management of natural
resources, open space and recreation amenities within the plan area boundary. The purpose
of the Conservation, Open Space, and Recreation Plan is to establish development policies
and philosophy which identify areas in The Norman Course plan area with natural resources
which shall be managed to prevent waste, destruction, or neglect. Additionally, the plan
identifies policies related to permissible uses and development standards within
Conservation, Open Space, and Recreation areas, as well as programs to ensure the
conservation of resources and identify desired courses of action/strategies which provide the
means to implement the community's conservation policies.
2.6.1 Conservation
The Norman Course Specific Plan project area has been developed with the goal of balancing
the conservation and management of natural resources with the implementation of a high
quality recreation -based community. Policies and programs for the conservation,
management, and use of natural resources include:
♦ Support the use of the La Quinta Redevelopment Project in the elimination of flooding
condition to the site and surrounding area.
♦ Prevention of soil erosion using the appropriate design criteria and careful placement of
landscaping.
♦ Maintenance, protection, and replenishment of ground water by using the golf course
areas as drainage areas to absorb local runoff.
♦ Preservation of existing water resources by storing excess drainage water in the golf
course lakes for use in golf course irrigation.
♦ Elimination of groundwater contamination through the regional prohibition of septic
tanks and support of a regional sewage treatment plant.
Topography
The development plan for The Norman Course has used the characteristics and qualities of
the natural landforms to guide the location of golf and recreation sites, roads, building sites,
and open space areas. Golf Course amenities, which serve as the open space for The Norman
Course, are generally located in low lying areas of the site while the higher elevations are
generally reserved for club facilities and residential building sites. The higher elevations will
afford housing areas exposure to prevailing breezes as well as allow opportunities to
maximize view -value for the residential sites. The Norman Course Clubhouse complex is
located at the center of The Norman Course community plan area with main club buildings
sited prominently to take advantage of the golf course routing and views.
The Greg Norman Course - Amend. III 2.17
Surrounding the Club and golf courses are the residential development sites, organized into
neighborhoods along a primary loop road—and its secondary roads and cul-de-sacs. Where
views and open space premiums permit, land in the central portions of the plan area will be
used for larger single family residential lots while perimeter lands will be reserved for
smaller residential lots.
Archaeological Resources
An archaeological study was conducted by LSA Associates, Inc. to identify and preliminarily
evaluate cultural/paleontological resources for The Norman Course which encompasses
290.3 acres located north of Airport Boulevard, west of Monroe Street and east of Madison
Street. In 1990, a review of the archaeological site records on file at the Eastern California
Information Center (ECIC), University of California, Riverside showed no sites within The
Norman Course boundaries and no sites recorded within a mile of the project. A 1990 survey
of the property had been completed when the ground was covered with sod for the turf farm;
therefore, visibility was limited. With the removal of the sod, visibility was increased, thus
allowing for identification of cultural resources that had previously been covered. During the
1999 LSA Associates, Inc. walkover, three archaeological sites (NGC -1, NGC -2, and NGC -
3 -H) and five isolated archaeological artifacts were found. The isolated artifacts were
collected, their locations mapped on the grading plans for future identification, and isolate
forms were completed and filed with the Eastern Information Center. They are not considered
to be significant archaeological resources, and the mapping and identification of the items, as
well as their ultimate curation, exhausts their research potential.
In February, 1999, LSA Associates, Inc. tested the three archaeological sites. At NGC -1,
where a cremation was located, a cleansing ceremony was performed by the Torres -Martinez
Desert Cahuilla Indians. Testing of this site consisted of surface collection and excavations.
The excavations revealed that no subsurface deposit was present and no other cremations
were present. Since the cremation has been dealt with, the level of impact to the site has
been reduced to less -than -significant. The test of site NGC -2 consisted of surface collections
and revealed no subsurface deposit and the site is considered not significant. The NGC -3-H
site test consisted of surface collection and excavation. Few historic artifacts over 50 years
old were found, and the site is considered not significant and therefore no impacts to
resources will occur by the planned development. The prehistoric material is scheduled to be
given to the Torres -Martinez Desert Cahuilla Indians for curation or reburial and the historic
material will be curated by the La Quinta Historic Society.
2.6.2 Open Space
The Open Space Concept
The Norman Course is designed with the realization that as urban and suburban development
takes place in the La Quinta Region, recreation and open space becomes a limited and
valuable resource. In addition, it is recognized that in the Palm Springs area, high-quality
projects that are to be successful must be designed and planned around an open space/
recreation program centering on golf. The Norman Course's landscaped perimeter
establishes a standard of landscaped walkways as a framework for the major open space
system of the community. Interior open space/recreation uses for The
18 The Greg Norman Course - Amend. ID
Norman Course Specific Plan include a golf course, driving range, and common open space
areas adjacent to residential development.
Approximately 70% of the project area is dedicated to a championship golf course which is
designed so that adjacent residential development maximizes the visual and open space
values created by the golf amenities. Higher residential pads make the best use, not only of
the golf course frontage, but of the prevailing breeze and spectacular Coachella Valley
mountain views.
2.6.3 Recreation
The Norman Course is a "recreational/residential" community and therefore contains as a
major element an extensive passive and active recreation program of development.
Standards for the development of recreation improvements are:
♦ Promotion of a variety of recreation uses in context with The Norman Course lifestyle
♦ Promotion of high quality, championship -level golf facilities
♦ Continued development of housing types with passive and active recreation
opportunities
Permitted recreation facilities include:
♦ Championship Golf Course and Club Facility
♦ Driving Range
♦ Pro Shop
♦ Shopping Amenities
♦ Trail Systems
The complete list of permitted uses and the development regulations for the Conservation,
1 Open Space and Recreation areas are established by the Zoning and Development
Regulations and are presented for each Planning Area within the Specific Plan boundary.
A
The Greg Norman Course - Amend. III 2.19
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2.7 INFRASTRUCTURE
The infrastructure system which serves The Norman Course project is described below and is
designed to provide a coordinated system of infrastructure and public services to adequately
serve the plan area at full buildout. The Infrastructure and Utilities Plan identifies standards
for infrastructure and public services relative to land use intensity for the plan area within the
community's infrastructure and public services policies.
An offsite infrastructure phasing plan shall be prepared prior to approval of the fust tentative
map.
2.7.1 Water Exhibit 11
Potable Water
The potable water system of the City is operated and administered by the Coachella Valley
Water District (CVWD) which extends service based upon approved designs and
improvements constructed by the private developer. The CVWD assesses new development
$2,100 per connection to tap into the potable water distribution system. CVWD operates
from a system wide master plan that provides the City with potable water which is pumped
from an underground aquifer through wells located throughout the City. Wells range in depth
from 500 to 900 feet. Potable water pumped to the surface is stored in three reservoirs
located south of the Cove, one at Highway 111 and Adams, and one reservoir in the
northeastern portion of PGA West. These three reservoirs provide high quality water to each
pressure zone in the City. The potable water distribution system transports water to
residential and commercial users via an underground system with lines ranging in size from 6
to 36 inches. An agreement with the CVWD calls for five onsite wells.
Although the City is blessed with an abundance of ground water, the CVWD is continuing to
take preventative measures to conserve this precious resource for its existing and future
2.20 The Greg Norman Course - Amend. III
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customers. These measures include the use of a lush and water efficient plant material
approval policy, implemented through a landscape review committee and a water
management specialist on CVWD staff entrusted to promote the mutual goals of the agency
and the policies of the developer.
The Norman Course Specific Plan area is protected from storm water flows by a system of
channels and landforms integrated into the design of the golf elements of the plan and is
considered safe from storm water flows with these facilities in place.
The Coachella Valley Water District requests the right to review and approve the grading and
drainage plan prior to the issuance of grading and/or building permits. This includes, but is
not limited to, surface improvements, drainage inlets, landscaping and roadways.
The district will furnish domestic water and sanitation service to The Norman Course
Specific Plan area in accordance with the current regulations of this district. These
regulations provide for the payment of certain fees and charges by the subdivider and said
fees and charges are subject to change.
Irrigation Water
Irrigation water is pumped from wells on site and is supplemented by the existence of the
vast, high quality underground water supply has relegated this source for use in irrigating
golf courses, existing agricultural areas and for recharging the underground aquifer.
2.7.2 Sanitary Sewage
The sanitary sewage collection and treatment system for the City is operated and
administered by the CVWD which extends service based upon approved designs and
improvements constructed by the private developer. The CVWD assesses new development
per equivalent dwelling unit (EDU) to provide comprehensive wastewater collection and
treatment. The current capacity of the Mid -Valley Water Reclamation Plant is 4.35 million
gallons per day (MGD). This facility serves numerous Coachella Valley communities
including La Quinta. The CVWD has indicated that the sewage treatment plant can be
expanded in the future to serve additional demand, including the demand of La Quinta
encompassing The Norman Course plan area.
As a result of development of this property and others in the area, CVWD proposes to build a
regional sewage treatment plant and extend its interceptor main along Avenue 50 to
Washington Street.
The sanitary sewer system shall be installed in accord with District regulations. The area
shall be annexed to Improvement District No. 55 for sanitation scrvicc,
Storm Water Drainage
The master grading and drainage concept of the development works within the character of
the rolling topography and landforms to provide an effective system o[drainage and storm
water management while conserving and enhancing the open spauc 1e.cl of'I'hc Norman
The Greg Norman Course - Amend. III
2.21
Course project. In general, runoff from the developed areas at higher elevations will be
directed to lower areas of the site where the fairways of the golf course are routed,
maximizing the opportunity for the recharge of groundwater resources while using the
natural lay of the land to direct storm flows. Storm water runoff will be held onsite and
stored in the system of golf course lakes and low points whose capacity is calculated to hold
the necessary storm -generated volumes prior to discharge. Stormwater drainage from
perimeter streets shall be accommodated onsite.
2.7.3 Public Utilities
All overhead public utility transmission lines for cable television, electricity and telephone
are routed around the perimeter of The Norman Course Specific Plan site. All permanent
power and telecommunications distribution lines internal to the project will be placed
underground.
Electricity
Electrical power is provided to the site as well as surrounding development from the Imperial
Irrigation District (IID) substation currently operational west of the intersection of Avenue
48 and Jefferson Street.
Natural Gas
Southern California Gas provides service to the site from its service main along Highway 111
north of the property boundary.
Telephone
Land-based Telephone services for the project area are provided by General Telephone
Company. Regionally, cellular service providers include AT&T Cellular, AirTouch Cellular,
Nextel, Sprint, Pacific Bell, and others.
2.7.4 Refuse Collection
Refuse collection within the City Limits is provided by an entity franchised by the City of La
Quinta for this purpose. Refuse collection occurs in accordance with a schedule established
by the franchisee and the City. It is envisioned that The Norman Course residential areas of
the plan will be served by extension of the contract refuse collection services currently in
place at The Norman Course Specific Plan. Prior to regularly scheduled pick-up and
removal, refuse will be contained in a maintained surface bin environment ensuring an
excellent quality of environment at The Norman Course.
2.7.5 Schools
The public education needs of the City of La Quinta are provided by two public school
districts which include the Desert Sands Unified School District (DSUSD) and the Coachella
Valley Unified School District (CVUSD). The Coachella Valley also contains several
private schools administered by religious or other private entities that are attended by La
Quinta school children. The Norman Course plan area is served by Coachella Valley Unified
School District.
2.22 The Greg Norman Course - Amend. III
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An existing agreement is currently in effect between the Applicant and the Desert Sands
Unified School District details the per unit mitigation fee associated with the student
generation. This agreement is the framework for fees to be levied on residential construction
within the plan area.
Based on location of existing schools, the make-up of the population of the project and their
minimal student generation, The Norman Course plan is adequately served through buildout
of the plan area by existing and proposed school facilities in the City.
2.7.6 Law Enforcement
Law enforcement services are provided to the City (and The Norman Course) through a
contract with the Riverside County Sheriff's Department. The Sheriff's Department extends
service to the City from existing facilities located in the City of La Quinta and City of Indio.
The existing agreement between the City and Sheriff's Department provides protection on a
24-hour basis, seven days per week. The Department utilizes seven patrol deputies which
provide five minute response times to The Norman Course plan area. Two additional
deputies which comprise its target team, are also contracted by the City and work 40 hours
each. The Sheriff's Department utilizes a standard of 1.5 deputies/1,000 population to
adequately serve the City.
Given the high level of recreation, The Norman Course plan area is further protected by a
private security force assuring the idyllic ambiance that is the hallmark of The Norman
Course Lifestyle.
2.7.7 Fire Protection
Fire protection service is provided to the City by the Riverside County Fire Department. The
Fire Department administers two stations in the City. One facility (Station #32) on Avenue
52, west of Washington Street, and another facility (Station #70) at the intersection of
Madison Street and Avenue 54 within the PGA WEST project area. The Fire Department
also operates four additional stations in surrounding communities which results in
overlapping service areas. The Department currently exhibits an Insurance Services Office
(ISO) public protection class rating of four, based on a descending scale from one to ten, with
first -in -response times ranging from two to six minutes. The ISO established it's rating
system based on the provision of manpower/staffing, communication facilities, water system
for suppression, automatic sprinkler/alarm systems, response times, and building standards.
Paramedic service is provided to the City by Springs Ambulance Service which is located at
Station #70 in La Quinta.
2.7.8 City Administration
City administration facilities in La Quinta currently include offices of approximately 31,000
square feet for City departments (i.e., Mayor and City Council, City Manager, City Clerk,
Finance Department, Planning and Community Development Department, Engineering and
Public Works Department). These public resource outlets are housed in the municipal
complex at the southwest corner of Calle Tampico and Washington Street. The complex
Hie Greg Norman Course - Amend. III
2.?3
provides space for all City administration staff and ancillary facilities. Given the current
level of developer backed participation funding current growth within the City, this new
facility provides adequate space for City functions projected to suffice a growing population
well into the future.
2.7.9 Library Facilities
The City of La Quinta is served by a public library which is administered by the Riverside
County Library System. The existing facility contains approximately 4,130 square feet and
includes approximately 28,000 volumes. The County utilizes an unadopted standard of 0.5
square feet per capita and 1.2 volumes per capita to serve the City. Based on this standard,
the City is currently under -served in space, but contains a surplus of volumes.
2.24
The Greg Norman Course - Amend. III
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2.8 THE NORMAN COURSE COMMUNITY DESIGN
GUIDELINES
The concept and character of desert architecture will be followed in the area defined as The
Norman Course. This architectural image may include a range of such styles as Early
California or Spanish Colonial to the southwest adobe look of the Pueblo, Pueblocontempo,
Neuvocontempo, and/or Tacotorial styles.
The various styles of desert architecture take into account the physical and natural
environment with respect to climate and, therefore, must pay careful attention to eaves and
overhangs to provide for the shading of window areas as well as choosing exterior finish
materials carefully for their long term durability and appearance qualities. In addition,
because of the unique seasonal variations in the climate of this region, careful attention must
be paid to the planning, and selection of landscaping materials so that they work in harmony
with the built and natural environments to enhance the overall quality of the development and
use water in a manner that is both productive and efficient.
11
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The design guidelines for The Norman Course are intended to:
♦ Assist in implementing the design intent of the Specific Plan by establishing project
design compatibility among different residential densities and land use;
♦ Create a framework to implement individual product design vocabulary while
maintaining community identity;
♦ Delineate criteria for enhancing the site features, plant materials and habitat areas; and
♦ Provide a consistent approach to site planning, building design, street furniture and
signage, wall and fence materials and color, lighting, landscaping, and other design
elements that will endure for the life of the community.
The guidelines provided herein suggest thematics compatible with The Norman Course
character and are not intended to limit expressions of varying architectural styles within the
The Greg Norman Course - Amend. III
2.25
The architectural integrity of the project will be protected through stringent controls and
guidelines applied to each phase of the development. Every development proposal within
by the
The Norman Course Specific Plan will require a preliminary design review master
developer's review committee attended by the preeminent internationally acclaimed design
and planning talent of Forrest K. Haag, ASLA, Inc. as well as being subjected to the scrutiny
•,
and rigorous dissection at the able hands of Ms. Christine di Iorio, Planning Manager for the
Fine City of La Quinta; all to ensure conformance to the desired architectural parameters of
the time.
The design guidelines contained in this subsection are intended to establish a consistent
design expression among site planning, engineering, architecture, and landscape architectural
components while allowing reasonable flexibility in design.
11
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The design guidelines for The Norman Course are intended to:
♦ Assist in implementing the design intent of the Specific Plan by establishing project
design compatibility among different residential densities and land use;
♦ Create a framework to implement individual product design vocabulary while
maintaining community identity;
♦ Delineate criteria for enhancing the site features, plant materials and habitat areas; and
♦ Provide a consistent approach to site planning, building design, street furniture and
signage, wall and fence materials and color, lighting, landscaping, and other design
elements that will endure for the life of the community.
The guidelines provided herein suggest thematics compatible with The Norman Course
character and are not intended to limit expressions of varying architectural styles within the
The Greg Norman Course - Amend. III
2.25
entire Specific Plan area. The Design Guidelines presented herein establish the framework to
achieve harmony and compatibility within the existing framework of residential
neighborhoods and The Norman Course while providing the flexibility to create variety in the
architectural expression and interpretation of the design styles envisioned for the community.
Examples of the desired design theme are illustrated on the following pages and are
conceptual and do not depict final designs, nor should they limit the range of expression
among individual builders and their professional design teams.
The 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 Norman
Course site development proposals. As such, the design guidelines identify elements for all
residential and other land use proposals within The Norman Course Specific Plan area.
These guidelines may be incorporated into the 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.
The Norman Course Community Image
The extensive landscape element provided by the golf courses together with The Norman
Course's landscaped perimeter setbacks present an image of privacy and exclusivity for the
community. The master landscape plan makes all structures on the interior of the project
unobtrusive and at the same time, enhance the views from these structures to the surrounding
greenbelts and mountain vistas. The use of Date Palm, Citrus, and other species typically
seen throughout the desert provides a regional context to the plant palette for The Norman
Course. A full list of plant material recommended as suitable for the landscape theme is
provided in the Recommended Plant Material Palette on page 2.39.
The Private Club Facilities
At the center of The Norman Course is a private club facility that will function as the social
center and focal point of the community comprised of a Private Country Club providing
dining, lounge and social activity facilities and house the club and sports facilities pro shops,
locker rooms, lounges and golf cart storage for its championship golf course.
This member/guest serving facility will be sited within the golf club facilities. This centrally
located golf -oriented complex will provide opportunities for small to medium sized groups of
participants giving access to the golf amenities of The Norman Course while adding depth to
the economic viability of the supporting facilities and other services envisioned for the
community.
2.8.1 General Architectural and Siting Guidelines
The architectural theme for The Norman Course may include Spanish mission, southwest
tacotorial adobe, pueblo and other compatible "desert architecture" styles.
Color
The earth tone color palette that predominates within the existing architectural context of The
Norman Course residential construction and ancillary structures is based on a history of
2.26 The Greg Norman Course - Amend. III
whitewashed stucco over adobe bricks. This motif is complemented with a simplistic color
scheme and a variety of roof tones and textures offset by the contrast of the window
mouldings and associated architectural detail.
,.J ♦ The predominant color of all structures shall be, wherever possible, limited to the
spectrum of white, cream, tan, sand, light brown, mauve and other earth tones. Colors
' outside of this spectrum shall be, wherever possible, used for accents only. In order to
. achieve the variety of architectural expression envisioned for the residential
components of The Norman Course a variety of materials and colors shall be, wherever
possible, used to create a rich tapestry of design elements.
•
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♦ The predominant color range is defined by the earth tones. A range of muted color
tones shall be used throughout the neighborhoods within The Norman Course.
Materials
J
A limited variety of roof materials shall be, wherever possible, used including barrel tile, flat
concrete tile, and concrete shakes. The color of roofs shall provide a range of deep tones.
The color of roof materials shall be, wherever possible, varied to reflect the existing
t
surrounding architectural theme. All roofing material shall be fire retardant.
♦ The predominant exterior building material shall be, wherever possible, within the
vernacular of the existing The Norman Course theme - smooth finish stucco.
1
♦ Wood, tile and wrought iron shall be, wherever possible, used as accent materials as
dictated by the applicable architectural style.
Site Planning
yin
-,
Appropriate site planning guidelines as discussed below shall be, wherever possible, used
order to ensure functional and aesthetic development within The Norman Course. Guidelines
are intended to be flexible. Not all guidelines are applicable in all situations. Judicious use
of guidelines shall be, wherever possible, used in order to achieve a high quality consistency
in design theme within the adjacent architectural context.
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♦ Site planning parameters shall conform to the criteria set fourth herein wherever
possible.
♦ Flexibility in interpretation is to be implemented in site design to achieve individuality
among development boundaries.
1
Walls and Fences
The Specific Plan for the Greg Norman Course area provides for an expansion of the narrow
definition of allowable wall types within the zoning ordinance. Once adopted, wall forms for
the specific plan area will take several characters which will blend into the "'Ienitorial"
theme of the Greg Norman golf environment within the plan arca. Walls liar spacial
definition or for security enclosure may be of masonry, wood, steel lencinl! with plant
material integrated or a combination of those materials. The hcip'hts of waHs will relate to
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The Greg Norman Course - Amend. III 2.27
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the purpose envisioned for them. Walls or fences shall be used to visually screen
maintenance functions essential to the golf operation as well as screen mechanical and
service functions of the club facilities.
Several of the variations of wall forms are illustrated herein with other interpretations
allowed on a case by case review of the Community Development Department to determine
consistency with the intent of the project theme and design character of the Norman Course
Specific Plan area.
♦ Fences and walls may be used in conjunction with plant materials and other landscape
techniques to reinforce the Territorial character of the Norman Course Specific Plan
area. .
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Fences and walls are to be used in a consistent manner throughout the community with
a variety of characters for individual site driven situations. The material, style, and
height of walls are envisioned to provide an element of continuity throughout the
Norman Course Specific Plan to ensure visual consistency.
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♦ As a significant thematic element the details and materials used in walls and fences will
be of a high quality suited to the particular function and purpose.
♦ Long linear walls may be staggered horizontally or broken to provide interest and to
break or create sight lines.
♦ Fences adjacent to open space or golf areas may be of an open construction to allow
2.28 The Greg Norman Course - Amend. III
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continuation of views or to allow for planted screening to be enjoyed by both sides of
the fence.
♦ Fences are envisioned to be constructed primarily of wood, ornamental metal or
masonry or a combination of these. Where necessary for sound attenuation, masonry
walls and berming may be allowed by the developers of the Norman Course Specific
Plan area. Specific materials and landscape treatments may be reviewed and approved
for each affected area or lot by the developers of the Norman Course Specific Plan area.
Such materials and treatment are envisioned to result in a consistent visual appearance
in the Norman Course Specific Plan.
♦ Walls or fences are not necessarily required between open spaces and residential sites.
♦ Because cluster residential developments are generally preferred along streets with
higher traffic volumes, special wall or fence requirements for these developments are
envisioned to be determined as part of the internal design review process.
Project Identification Signs
Project identification signs are allowed within the project area of the Specific Plan. Such
signage may reference the project which is the, subject of this Specific Plan and/or may
reference a project addressed within an adjacent Specific Plan area.
♦ The Norman Course plan area may have project signs giving direction to or within PGA
WEST plan area.
♦ The PGA WEST plan area may have project signs giving direction to or within the
Norman Course plan area.
♦ Signs and monuments shall conform to Section 9.160 of the City of La Quinta Zoning
Ordinance.
Building Massing and Scale
The general character of residential development areas shall reflect a neighborhood scale in
which the building massing does not overwhelm the street scene. Typically, residences shall
be, wherever possible, low-rise in nature to create a pleasant neighborhood environment and
street scene.
♦ Building wall planes, particularly on the front elevation, shall be staggered to create
interest along the street scene, to provide a desirable human scale, and to avoid visual
monotony.
The Greg Norman Course - Amend. III
2.29
• Single -story plate lines are encouraged on the front elevation by stepping back the
second -story wall planes to effectively breaks up the building mass and provides a
reduced scale along the street scene.
♦ Single -story plate lines with second -story wall setbacks are encouraged on side and rear
elevations where feasible.
♦ Side elevations shall provide the same level of articulation and detail as the front
elevations where feasible.
♦ Articulated roofscapes shall be created through the use of a variety of roof forms.
♦ Repetitious gable ends along front and rear elevations shall be minimized.
2.8.2 Residential Site Planning Guidelines
The climate in the La Quinta is characterized by sunny and hot weather in the summer, while
the winter months feature excellent air clarity and are relatively mild. The design of
residences shall incorporate elements which respond to these conditions, such as patios,
courtyards, arcades, plazas, and paseos. In addition, extended roof overhangs shall be used
in response to climatic conditions. Other residential site considerations include the
following: .
♦ The placement of structures should consider prevalent environmental conditions — sun,
wind and view.
♦ Orientation of development edges should maximize view potential and access to natural
open areas and improved recreation areas. Open area "fingers" should extend into
residential areas where possible.
♦ Varying house configurations on corner lots is encouraged to promote variety in the
street scene and maximize the view of drivers at intersections.
♦ A combination of side -entering and front -entering garages and varied driveway
locations are encouraged to breakup repetitive curb cuts and yard patterns.
♦ Cul-de-sacs are encouraged to improve neighborhood safety and character.
♦ Guest parking shall be, wherever possible, located to provide easy access to units.
♦ Four-way intersections within individual projects are discouraged.
♦ Walkways shall be, wherever possible, provided within multiple -family neighborhoods.
♦ Neighborhoods bordering open areas shall be, wherever possible, sited to maximize
views of The Norman Course amenities, yet discourage through access.
2.30 The Greg Norman Course - Amend. III
♦ Recreation areas/greenbelt features shall be, wherever possible, visible upon entry to
neighborhoods to enhance neighborhood value.
2.8.3 Residential Design Criteria
Wall Planes, Windows, and Doors
♦ The use of desert heat withstanding windows is encouraged. If aluminum or vinyl
frame windows are used, the frames must be painted or appropriately colored to coexist
with the building or trim material.
♦ The use of multipane windows is encouraged for front elevations which are visible
from other private or quasi -public spaces. Trim may, wherever possible, be painted to
be compatible with the building architecture.
♦ The style of windows shall be compatible with the architectural style of the building.
The use of many different styles of windows on one building plane shall be avoided.
The size and proportion of panes shall correspond to the overall proportioning of the
elevation.
• Accent windows having different or articulated shapes or with a finer texture (e.g.,
many small panes) shall be used as an accent element to create interest on building
elevations if consistent with the Spanish eclectic" style.
Entries
♦ The entry of residential dwelling units shall be articulated as a focal point of the
building's front elevation through the appropriate use of roof elements, columns,
porticos, recesses or projections, windows or other architectural features.
♦ Sufficient stacking distances at project entries shall be, wherever possible, provided.
Porches, Balconies, and Railings
• Front porches shall be designed, where feasible, as an integral part of the front
elevation to provide visual interest and activity along the street scene, as well as to
promote social interaction among community residents by providing outdoor living
spaces oriented to the front of the dwelling unit.
• Porches and balconies function as an extension of interior spaces, providing shaded
outdoor living space.
• Second story balconies are encouraged providing visual interest to the street scene
increasing the perceived front setback of the second story.
• Porches and balconies shall be designed as an integral component of the building's
architecture and style, and shall not appear as a poorly conceived add-on element.
♦ The design of porch and balcony railings shall complement the building's architecture
and style.
The Greg Norman Course - Amend.111 2.31
i
Columns
♦ Columns used as a structural or aesthetic design element shall convey a solid and
durable image, and shall be consistent with the architectural style of the building.
♦ Columns may be used as a freestanding form, or as support for roofs and balconies.
Chimneys
♦ Chimneys, particularly chimney caps, shall be simple in design, so as not to distract
from the building.
♦ The design of chimneys shall be compatible with the architectural style of the building.
Exposed metal flues are not permitted.
Garage Doors
♦ Garage doors shall be compatible with the architectural style of the dwelling unit.
♦ Garage doors shall be recessed from adjacent walls to create a strong shadow which
effectively minimizes the impact of large flat surfaces.
♦ Two single doors shall be incorporated into some two -car garages, while three -car
garages shall incorporate a double door with a single door or three single doors.
♦ Where three -car garages are proposed, at least one garage entrance may be offset or
detached from the remaining two entrances.
Exterior Stairs
♦ Exterior stairways shall be simple bold elements which complement the architectural
massing and form of The Norman Course building environment.
Archways
♦ The use of archways must be compatible with the architectural style of the building,
and shall be designed as an complimentary part of the building or adjacent courtyard.
When used, archways shall define or enframe space, such as entries, porticos, patios,
and courtyards.
Walls and Fences
♦ Walls and fences 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.
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.
232 The Greg Norman Course - Amend. III
0"
4M
♦ All utility meters are encouraged to be integrated into the architecture and screened
from view.
♦ The materials, colors, and forms of carport structures shall be consistent with the
architectural style of the residential neighborhood in which they are located.
♦ Carports which are integrated into the building design or community walls are
encouraged.
♦ Accessory structures shall be designed to be consistent with the architectural style of
the adjacent buildings.
♦ All flashing, sheet metal, and vents shall be, wherever possible, painted or screened
from view in a manner which is compatible with the building architecture.
Common Space Elements
♦ All residential and commercial areas shall have fully enclosed trash enclosures, which
are compatible in material, color and design with the building architecture.
♦ Support facilities such as recreation buildings, permanent 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.
2.8.4 Residential Site Planning Criteria
Single -Family Detached
The following concept shall be incorporated into the design of Single-family Detached
neighborhoods: �.
11
The street layout within residential neighborhoods
shall provide view corridors to the pedestrian
Fathways, open space, and landscape
elements unifying pedestrian
circulation and site landmarks,
where feasible.
♦ The use of parkways or greenbelt
gardens connecting the residential
courts is encouraged in the design of
neighborhood streetscapes, where
feasible.
11
Residential dwelling units shall be sitec
maximize view opportunities of the
mountains in the La Quinta region whe
feasible.
The Greg Norman Course - Amend. III
2.33
♦ Where two-story units are plotted
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 plotting of dwelling units may
feature a random mix of front entry and
side entry garages, along with the motor
court concept, where feasible, to provide
variety to the street scene.
Single -Family Attached
The general site planning concepts established
for the Single-family Detached neighborhoods
also apply to the Single-family Attached
neighborhoods. In addition the following concept
shall be incorporated into the design of Single-family
Attached neighborhoods:
♦ Neighborhood entry roadways shall focus on to an amenity or a community open space
feature or landmark, where feasible.
♦ The street layout within residential
neighborhoods shall provide view
corridors to the Open Space and other
special community features and
landmarks, where feasible. In addition,
the view corridors should also provide
physical access to these community
features, where feasible.
♦ The design of streets shall be pedestrian
oriented. The use of parkways is
encouraged in the design of
neighborhood streetscapes, where
feasible.
Multifamily
The general site planning concepts established for the Single-family Detached and Single-
family Attached neighborhoods apply to the Multifamily neighborhoods. In addition, the
following concept shall be incorporated into the design of multifamily neighborhoods
♦ In order for the buildings to form a strong neighborhood edge, parking areas shall not
be located along perimeter streets wherever possible. Parking areas shall be, wherever
2.34 The Greg Norman Course - Amend. III
possible, screened from view from private or quasi -public edges by being placed behind
buildings or within court conditions when possible.
♦ The impact of parking areas shall be minimized through the use of auto courtyards
featuring enhanced paving, plant material, and other landscape features.
9 GREEN
2.8.5 Club Facility Site Planning Guidelines
The site design and planning of the club facility will incorporate elements which respond to
the desert climatic conditions in much the same manner as the residential components of the
plan. Elements include generous patios, spacious courtyards, arcades, plazas, and paseos.
Other planning guidelines for commercial areas are listed below.
♦ Prominent buildings shall be, wherever possible, sited in key landmark locations and be
easily accessible and convenient.
♦ Service areas shall be, wherever possible, sited in little used areas and effectively
screened.
♦ Pedestrian access routes between adjacent uses shall be, wherever possible,
incorporated into the commercial site design, where feasible.
♦ Mixed use areas shall be, wherever possible, site planned as large pieces and individual
uses integrated to provide functional and cohesive, mixed-use zones.
Ll The Greg Norman Course - Amend. III
2.35
♦ Pedestrian spaces shall be, wherever possible, provided by creating plazas, courtyards,
and promenades linking commercial use areas.
♦ Parking shall be, wherever possible, oriented to permit pedestrian flow to shops without
having to cross numerous traffic aisles.
♦ Pedestrian courts are encouraged, especially to accent open area access point or primary
vehicular entry.
♦ The use of landscape areas and green space to separate vehicular traffic from
commercial and service traffic is encouraged.
♦ Within The Norman Course the shared use of service areas, parking, access, etc., shall
be, wherever possible, integrated into the design.
♦ Orient private or quasi -public entrances to be visible from entry streets.
♦ Roof equipment shall be, wherever possible, architecturally screened where feasible.
♦ Pedestrian access to adjacent uses shall be, wherever possible, provided.
2.8.6 Club Facility Design Criteria
Wall Planes, Windows, and Doors
♦ The use of wood frame windows scaled to the interior space is encouraged. Frames
shall be, wherever possible, painted or appropriately colored to match the commercial
building or adjacent residential trim material.
♦ The use of wood trim is encouraged for all windows on front elevations, or any other
elevation which is visible from other private or quasi -public spaces. Trim shall be,
wherever possible, painted to be compatible with the building architecture.
♦ The style of windows shall be compatible with the architectural style of the building. -
The use of many different styles of windows on one building plane shall be avoided.
The size and proportion of panes shall correspond to the overall proportioning of the
elevation.
♦ Accent windows having different or articulated shapes or with a finer texture (e.g.,
many small panes) shall be used as an accent element to create interest on building
elevations if consistent with the Spanish eclectic style.
r
Entries
♦ The entry of commercial building masses shall be articulated as a focal point of the
building's front elevation through the appropriate use of spacial offsets, roof elements,
columns, porticos, recesses or projections, windows or other architectural features.
2.36 The Greg Norman Course - Amend. III
Porches, Balconies, and Railings
♦ Front porches shall be designed, where feasible, as an integral part of the front
elevation to provide visual interest.
♦ Porches and balconies function as an extension of interior spaces, providing shaded
outdoor space.
♦ Second story balconies are encouraged to provide visual interest to the street scene, and
to increase the perceived front setback of the second story.
♦ Porches and balconies shall be designed as an integral component of the building's
architecture and style, and shall not appear as a poorly conceived add-on element.
♦ The design of porch and balcony railings shall complement the building's architecture
and style.
Columns
♦ Columns used as a structural or aesthetic design element shall convey a solid and
durable image, and shall be consistent with the architectural style of the commercial
building.
♦ Columns may be used as a freestanding form, or as support for roofs and balconies.
Chimneys
♦ Chimneys, particularly chimney caps, shall be simple in design, so as not to distract
from the building.
♦ The design of chimneys shall be compatible with the architectural style of the building.
Exposed metal flues are not permitted.
Exterior Stairs
♦ Exterior stairways shall be simple bold elements which complement the architectural
massing and form of the existing The Norman Course building environment.
Archways
♦ The use of archways must be compatible with the architectural style of the building,
and shall be designed as an complimentary part of the building or adjacent courtyard.
♦ When used, archways shall define or enframe space, such as entries, porticos, patios,
and courtyards and parking elements.
Walls and Fences
♦ Walls and fences which are visible from streets, open space, or other private or quasi -
public areas, shall be compatible in material, color, and design with adjacent and/or
existing architectural elements.
The Greg Norman Course - Amend. III
2.37
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.
♦ All utility meters are encouraged to be integrated into the architecture and screened
from view.
♦ The materials, colors, and forms of carport structures shall be consistent with the
architectural style of the Commercial neighborhood in which they are located.
♦ Carports or landscaped treillage which integrate into the building design is encouraged.
♦ Accessory structures shall be designed to be consistent with the architectural style of
the adjacent commercial buildings.
Common Space Elements
♦ All commercial areas shall have fully enclosed trash enclosures, which are compatible
in material, color and design with the building architecture.
♦ Facilities such as recreation buildings, permanent 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.
2.8.7 Landscape Guidelines
The underlying theme of the landscape architecture at The Norman Course is to create a lush
desert character of visual variety and textural interest consistent with this goal. Use of
drought tolerant plant material is a primary consideration in the development of the plant
palette to further aid in the conservation of water while promoting this lush theme in the
prevailing landscape image.
2.8.8 Landscape Plant Material Palette
To provide guidance to the builders and designers of future residential projects within The
Norman Course, a plant material palette is suggested. Species in addition to those listed are
to be considered in order to provide diversity; however, the plant material in the list provided
are relatively successful in the unique soil and climatic conditions of The Norman Course.
2.38 The Greg Norman Course - Amend. III
n
0
W
U
A
TABLE 13
SUGGESTED PLAIT MATERIAL PALETTE
BOTANICALNAME COMMON
Trees
Acacia craspedocarpa
Leather Leaf Acacia
Acacia penatula
Sierra Madre Acacia
Acacia saligna
Willow Acacia
Acacia salicin
Weeping Wattle
Acacia smallii
Sweet Acacia
Acacia stenophylla
Shoestring Acacia
Acacia Willardiana
Palo Blanco
Bauhinia sp.
Orchid Tree
Brachychiton populneus
Bottle Tree
Calistemon viminalls
Bottle Brush Tree
Cedrus deodara
Deodar Cedar
Ceratonia siliqua
Carob
Cercidium microphyllum
Littleleaf Palo Verde
Cercidium floridum
Blue Palo Verde
Cercidium praecox
Sonoran Palo Verde
Chamaerops humillus
Mediterranean Fan Palm
Chorisia speciosa
Silk Floss Tree
Cinnamomum camphora
Champhor Tree
Citrus sp.
Cupressus glabra
Arizona Cypress
Cupressus sempervirens
Italian Cypress
Cycas revoluta
Sago Palm
Eucalyptus camaldulensis
Red Gum
Eucalyptus microtheca
Eucalyptus
Eucalyptus spatF ulata
Swamp Malee
Fraxinus udeii
Majestic Beauty Ash
Fraxinus velutina
Arizona Ash
Geijera parviflora
Australian Willow
Grevillea robusta
Silk Oak
Jacaranda mimosifolia
Jacaranda
Juniperus chinensis 'Torulosa'
Hollywood Juniper
Lagerstroemia indica
Crape Myrtle
Lysiloma thornberi
Feather Bush
Magnolia grandiflora var.
Southern Magnolia
Olea europea
Olive
Parkinsonia aculeata
Mexican Palo Verde
Phoenix dactilifera
Date Palm
Pinus brutia
Calabrian Pine
Pinus canariensis
Canary Pine
Pinus eldarica
Mondell Pine
Pinus halipensis
Aleppo Pine
Pinus monophylla
Single -leaf Pinon Pine
Pinus roxburghii
Chir Pine
Pithecellobium flexicaule
Texas Ebony
Pittosporum phillyraeoides
Willow Pittosporum
Podocarpus macrophylla
Yew Pine
Popuius nigra 'Italica'
Lombardy Poplar
Prosopis chilensis
Mesquite
Prosopis glandulosa var. Glandulosa
Texas Honey Mesquite
Prunus caroliniana
Carolina Cherry
Quercus ilex
Holly Oak
Quercus sober
Cork Oak
The Greg Norman Course - Amend. III
2.39
Quercus virginiana
Rhus lancea
Schinus molle
Schinus terebinthifolius
Syagrus romanzoffianum
Thevetia Peruvian
Vitex agnus-cactus
Washingtonia filiffera
Washingtonia robusta
Shrubs
Agapanthus africanus
Asparagus densiflorus
Bougainvillea sp.
Buxus microphylla japonica
Caesalpinia mexicana
Carissa grandiflora
Carissa macrocarpa 'Tuttle'
Cassia artemisioides
Cassia nemophylia
Cassia phyllodinea
Chrysanthemum frutescens
Coccutus laurifotius
Cordia Parvifolia
Dalea frutescens 'Sierra Negra'
Dales pulchra
Dietes vegeta
Dodonea viscosa
Encilla farnosa
Euphorbia milli
Euryops virides
Hesperaloe parviflora
Ilex vomitoria
Juniperus sp. 'Prostrate
Juniperus sabina 'Tameriscifolia'
Juniperus var. 'Seagreen'
Justica californica
Lantana camara
Leucophyllum candidum
Leucophyllum frutescens-
Leucophyllum laevigatum
Leucophyllum lagmaniae 'Rio Bravo'
Leucophyllum pruinosum 'Sierra Bouquet'
Leucophyllum zygophyUum
Ligustrurn japonicum
Liriope japonica
Muhlenbergia dumosa
Muhlenbergia rigens
Myrtus Communis 'compacta'
Nandina domestics
Nerium oleander 'Petite'
Ophiopogan japonicus
Pennisetum setaceum
Pennisetum setaceum cupreum
Philodendron selloum
Phormium-tenax
Photinia frazeri
Pittosporum tobira 'Wheeler's Dwarf'
Plumbago scandens
Southern Live Oak
African Sumac
California Pepper Tree
Brazilian Pepper Tree
Queen Palm
Yellow Oleander
Chaste Tree
California Fan Palm
Mexican Fan Palm
Lify-0f-the-Nile
Asparagus
La Jolla Bougainvillea
'Green Beauty'
Mexican Bird -of Paradise
Natal Plum
Natal Plum
Feathery Cassia
Bushy Senna
Desert Cassia
Marguerite
Cocculus
Anacahuita Mexican Olive
Black Dalea
Indigo Bush
Fortnight Lily
Green Hop Bush
Brittle Brush
Crown of Thorns
Green Euryops
Red Yucca
Stokes Holly
Prostrate Juniper
Tam Juniper
Seagreen Juniper
Chuperosa
Bush Lantata
'Silver Cloud'
Texas Ranger 'Green Cloud', 'White Cloud'
Chihuahuan Sage
Rio Bravo Sage
Sierra Bouquet Sage
Blue Ranger.
Wax Leaf Privet
Giant Lily Turf
Giant Mulee
Dwarf Mulee
Compact Myrtle
Heavenly Bamboo.
Dwarf. Oleander
Mondo'Grass
Fountain Grass
Purple Fountain Grass
Philodendron
New Zealand Flax
N:C.N.
Wheeler's Dwarf, (Variegated)
Summer Snow
2,40 The Greg Norman Course - Amend. III
11
Vines
Pyracantha sp.
Firethorn
Rhaphiolepis indica
India Hawthorne
Rosmarinus officinalis
Rosemary
Rosa sp.
Rose
Ruellia peninsularis
Baja Ruellia
Salvia greggii
Red Salvia
Simmondsia chinensis
Jojoba
Tecoma stans
Yellow Bells
Tecoma stans augustata
Hardy Yellow Trumpet Flower
Tecomaria capensis
Cape Honeysuckle
Thevetia peruviana
Yellow Oleander
Vitex angus-castus
Chaste Tree
Xylosma congestum
Xylosma
Yucca pendula
Pendulous Yucca
Bignonia violacea
Violet Trumpet vine
Bougainvillea spp. Shrub form
'Barbara Karst'
Bougainvillea spp. ground cover
Red Apple
Ficus pumila
Creeping Fig
Gelsemium sempervirens
Carolina Jessamine
Lonicera japoinca halliana
Hall's Honeysuckle
Macfadyena unguis-cati
Cat's Claw
Parthenocissus triscuspidata
Boston Ivy
Rosa banksiae
Lady Banks' Rose
Tecomaria capensis
Cape Honeysuckle
Trachelospermum jasminoides
Star Jasmine
Wisteria sinensis
Chinese Wisteria
Ground Cover
Acacia redolens prostrata
Prostrate Acacia
Apten cordifolia
Red Apple
Baccharis sarothroides
'Centennial'
Carissa macrocarpa
'Boxwood Beauty'
Flower carpet
Rose Ground Cover
Fragaria chiloensis
Ornamental Strawberry
Gazania spp.
South African Daisy
Hedera spp.
Ivy
Lantana montevidensis
Purple Trailing Lantana
Lippia repens
Lippia
Lonicera japonica 'Halliana'
Hall's Honeysuckle
Oenothera berlandieri
Mexican Evening Primrose
Polygonum capitatum
Pink Clover Blossom
Potentilla verna
Spring Cinquefoil
Rosmarinus o. prostratus
Prostrate Rosemary
Salvia clevelandii
Chaparral Sage
Trachelospermum jasminoides - staked or
Star Jasmine
ground cover
Verbena peruviana
Peruvian Verbena
Verbena tenuisecta
Moss Verbena
Desert Accents
Acacia aneura
Mulga
Acacia smallii
Sweet Acacia
Agave deserti
Desert Agave
Agave parryi
Parry's Agave
Agave vilmoriniana
Octopus Agave
Ambrosia deltoidia
Little Bursage
Aristida purpurea
Purple Three Awn
The Greg Norman Course - Amend. III
2.41
Atriplex
Saltbush
Baileya multiradiata
Desert Marigold
Caesalpinia pulcherrima
Red bird of Paradise
Cassia nemophila
Green Cassia
Cercidium floridium
Blue Palo Verde
Cercidium hybrid
Dalea greggii
Trailing Indigo Bush
Dalea spinosa
Smoke Tree
Dasylirion wheeled
Desert Spoon
Encilia farinosa
Brittle Bush
Ericameria laricifolia
Turpentine Bush
Fouquieria splendens
Ocotillo
Hesperaloe parviflora
Red Yucca
Justicia californica
Chuparosa
Leucophyllum laevigatum
Texas Sage
Lantana 'Trailing Purple'
Lantana
Lantana 'Gold Mound'
Gold Lantana
Larrea tridentata
Creosote Bush
Oenothera berlandieri
Mexican Evening Primrose
Oenothera caespitosa
White Evening Primrose
Olneya testoa
Olive
Penstemon parryi
Parry's Penstemon
Phormium
New Zealand Flax
Prosopis chilensis
Chilean Mesquite
Prosopis glandulosa
Honey or Texas Mesquite
Salvia greggii
Red Sage
Tagetes lemmonii
Mountain Marigold
Verbena gooddingii
Verbena
Yucca elata
Soaptree Yucca
2.42 The Greg Norman Course - Amend. III
S
� 3 Zoning and D
ent ReLiulations
3.1 SPECIFIC PLAN OVERLAY DISTRICTS
A. Purpose To provide flexible regulations via the specific plan process thereby allowing
l the use of land planning and design techniques to create master -planned developments
incorporating coordinated building design, integrated greenbelts, private recreation
facilities (such as golf course, etc.), emphasizing a separation of pedestrian and vehicular
traffic, and an overall increase in residential and recreational amenity.
",
The regulations presented herein are pursuant to Article &--Authority and Scope of
Specific Plans of the state Planning and Zoning Law of the Government Code, Section
1
65000 et seq and are in compliance with the California Environmental Quality Act
(CEQA) and amend Chapter 9 of the City of La Quinta Zoning Code.
The specific plan overlay district allows variations in residential land uses as provided
r
by Section 9.40.030 (per General Plan Policy 2-1.1.9). Specific plan densities,
1
development standards and other features must be consistent with the General Plan.
B. Permitted Uses. The Norman Course Specific Plan specifies the permitted uses within
the plan area boundaries defined within Planning Area I through Planning Area III. Uses
�►
are tailored to the individual site location within The Norman Course plan boundary, the
existing topography, and other characteristics, and are consistent with the General Plan.
I
®
C. Zoning Designation. The Norman Course Specific Plan specifies overlay zoning
The Norman
adopted in conjunction with approval of the Specific Plan document.
Course Specific Plan is an integral part of the zoning for the property within the plan
r
boundary and becomes the official zoning for the City of La Quinta. Property zoning
.,
shall consist of the base district symbol followed by the specific plan symbol in
parentheses; for example, RL (RSP).
W
b
0
W
1k
r
The Greg Norman Course - Amend. III
0
J
3.1
Zoning and Development Regulation and Standards by Planning Area
Zoning and Development Regulation and Standards are presented for Planning Area I
through Planning Area III as delineated in the Planning Area Exhibit and are presented in the
following order:
Planning Area I
GOLF COURSE / OPEN SPACE II (GC) PASSIVE AND ACTIVE RECREATION
AREA
Description of Uses in Planning Area I
Zoning and Development Regulation and Standards
Planning Area II
RESIDENTIAL SPECIFIC PLAN RL -(RSP) USES AND STANDARDS
Description of Uses in Planning Area II
Zoning and Development Regulation and Standards
Planning Area III
GOLF COURSE (GC) GOLF COURSE MAINTENANCE FACILITIES
Description of Uses in Planning Area III
Zoning and Development Regulation and Standards
3.1.1 Planning Area
GOLF COURSE / OPEN SPACE (GC) PASSIVE AND ACTIVE RECREATION AREA
Description of Uses in Planning Area I
Within the overall plan boundary, Planning Area I encompasses development uses and
standards for The Greg Norman Golf Course, an eighteen hole championship golf course.
This Planning Area is located generally throughout the plan area.
3.2
r
The Greg Norman Course - Amend. III
AWN
A
0
..)
I�
6d
FA
Planning Area I of the Land Use Plan has within its boundaries one underlying zone, Golf
Course/Open Space (GQ).
Golf Course / Open Space Land Use
Golf and Open Space land in Planning Area I is defined by the proposed golf course amenity
and supporting facilities and adjacent fingers of greenbelt within the development plan.
Development criteria related to Golf Course/Open Space areas are defined herein.
GOLF COURSE / OPEN SPACE (GC) USES AND STANDARDS
A. Purpose and Intent To provide for the development and use of golf course open space
areas within The Norman Course community.
B. Permitted Uses. The following uses shall be permitted in the areas designated as Golf
Course Open Space on the Land Use Plan.
1. Open Space and Recreation Uses
Open Space
Clubhouses and community pools/cabanas and supporting club facilities
Tennis courts or complexes, public or private
Golf courses and country clubs, including clubhouses and other customary accessory
uses (i.e., restaurants, related retail, salons in the clubhouse)
including fairways, greens, tees, and golf -cart paths
2. Accessory Uses
Signs, subject to this Specific Plan Document and /or Chapter 9.160 of the City of La
Quinta Zoning Code
Fences and walls, subject to this Specific Plan Document and /or Section 9.100.030
of the City of La Quinta Zoning Code
Satellite dish and other antennas, subject to Section 9.100.070 of the City of La
Quinta Zoning Code
3. Temporary Uses & Interim Uses
Temporary outdoor event staging facilities
Onsite Construction and site guard offices
Relocatable buildings
4. Other Uses
Communication towers and equipment, subject to Chapter 9.170 of the City of La
Quinta Zoning Code
Water wells and pumping stations
Water tanks and reservoirs
Public and private flood control facilities and devices
C. Development Standards. The following development stantlaitl.s ►►mik 11, d'C CtMstruction
of buildings for golf operations on property designatcel w; t $gill t till, sr t )pcn Space on
the Land Use Plan (Planning Area 1).
fhc Greg Norman Course - Amend. H]
3.3
GOLF CLUBHOUSE BUILDING DEVELOPMENT STANDARDS
QUANTITYITEM
Minimum Lot Size
1,200 sq/ft
Minimum Lot Frontage
35 ft.
Maximum Building Height
40 ft.*
Maximum Number of Stories
3
Minimum setbacks (ft.) from:
Street or Parking Stall Curb
8 ft.
Pedestrian Circulation Walks
2 ft.
Garage/Carport Setback - from Street Curb
5 ft.
Minimum Building to Building Setback
Without Partial Attachment (see Note)
6 ft.
With Partial Attachment (see Note)
4 ft.
Minimum Interior/Exterior Side Yard Setbacks
0 ft.
within same project
Minimum Front Yard Setback within same project
0 ft.
Maximum Allowable Wall Height
10 ft.
Note: Partial attachment of two buildings is made when an enclosed area having a typical interior function such as a hot
water heater closet, fiimace closet, or other essential use is attached to two otherwise separate buildings. Construction
standards and fire ratings shall meet U.B.C. requirements.
* Not including flagpoles, chimney projections, bell towers, shires, or building projections that are nonessential to the
functional space of the commercial building (i.e. bell towers, etc.).
GOLF COURSE/OPEN SPACE ANCILLARY BUILDING DEVELOPMENT STANDARDS
ITEM QUANTITY
Maximum Structure Height (ft.) 28
Maximum Number of Stories 1
Minimum perimeter building setbacks (ft.) from:
perimeter street rights-of-way 20
perimeter residentially zoned property 20
abutting commercial and other non -residentially zoned property 20
Minimum setback from interior property lines within the same project 0
3.4 The Greg Norman Course - Amend. III
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0
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3.1.2 Planning Area II
RESIDENTIAL SPECIFIC PLAN RL -(RSP) USES AND STANDARDS
Description of Uses in Planning Area II
A Residential Specific Plan (RSP) overlay for Planning Area II addresses residential land use
within Planning Area II with development regulation and criteria presented herein.
The Norman Course Specific Plan establishes standards and conceptual housing types for the
location and development of housing consistent with the resort oriented nature of the project
and projected trends in housing demand. Unit type and site plan features specified for each
potential housing type are subject to market demand at the time of development.
RESIDENTIAL SPECIFIC PLAN (RSP) USES AND STANDARDS
The following section establishes the permitted land use and development standards for
property designated as Residential Specific Plan (RSP) on the Land Use Plan, within
Planning Area II.
A. Purpose To provide for the continuing development of low density neighborhoods (two -
to -four units per acre) with single family detached dwellings on large and medium size
lots permitting clustered smaller dwellings, such as one and two-story single family
attached units, townhomes, or condominiums, with open space if market variations so
require.
B. Permitted Uses. Permitted uses for lands designated as Residential Specific Plan (RSP in
Planning Area II) include single family detached dwellings, single family attached
dwellings, town homes, condominiums, and including residential and golf supporting
uses. Guest houses and "Granny Units" shall be allowed in both attached and detached
residential sites. Any determination on a proposed use whether listed or unlisted herein
may be either internally reviewed by the Community Development Director or Planning
Manager or referred to the Planning Commission as a non -hearing item if the Community
The Greg Norman Course - Amend. III
3.5
Development Director or Planning Manager determines on a case-by-case basis that the
public interest would be better served by such referral.
C. Temporary & Interim Uses. Temporary outdoor event staging facilities and on-site
construction and site guard offices including relocatable buildings.
D. Development Standards The following development standards apply to property
designated as Residential Specific Plan (RSP) on the Land Use Plan within Planning Area
II.
3.6 The Greg Norman Course - Amend. III
ESTATE LOTS
Min. Lot Size
6500 sq/ft
Min. Golf Course Lot Frontage
50 ft.
Min, Off -Golf Lot Frontage
55 ft.
Max. Structure Height
28 ft.
Max. No. of Stories
2
Min. Front Yard Setback (non -garage portions of dwelling)
15 ft.*
Min. Garage Setback
25 ft.'
Min. Interior/Exterior Side Yard Setbacks
5110 ft.
Min. Rear Yard Setback
10 ft.**2
Min. Livable Floor Area Excluding Garage
1400 sq/ft
* projects with ten or more dwelling units shall incorporate front setbacks varying between 15 ft. and 25 ft.+ in order to avoid
streetscape monotony.
* * Swimming pools are allowed to be constructed to rear yard property lines subject to approval by golf course owner or
operator.
' 20 ft. if "roll -up" type garage door is used facing street. Units with side entry garages shall have a minimum setback of 15 ft.
z Units with Golf / Open Space frontage shall allow architectural projections no closer to the rear yard line than the 10' min. rear
yard in any case subject to approval by golf course owner or operator.
The Greg Norman Course - Amend. III 3.7
ZERO LOT
Min. Lot Size
6500 sq/ft
Min. Golf Course Lot Frontage
50 ft.
Min. Off -Golf Lot Frontage
55 ft.
Max. Structure Height
28 ft
Max. No. of Stories
2
Min. Front Yard Setback (non -garage portions of dwelling)
15 ft.*
Min. Garage Setback
25 ft'
Min. Interior/Exterior Side Yard Setbacks
0/10 ft.
Min. Rear Yard Setback
10 ft.**z
Min. Livable Floor Area Excluding Garage
1400 sq/ft
Max. Wall Height
8 ft.'
* Projects with ten or more dwelling units shall incorporate front setbacks varying between 15 ft. and 25 ft.+ in order to avoid
streetscape monotony.
**Swimming pools are allowed to be constructed to rear yard property lines subject to approval by golf course owner or
operator.
20 ft. if "roll -up" type garage door is used facing street. Units with side entry garages shall have a minimum setback of 15 ft.
z Units with Golf / Open Space frontage shall allow architectural projections no closer to the rear yard line than the 10' min, rear
yard in any case subject to approval by golf course owner or operator.
See description of wall types in section 2.8.1.
3.8 The Greg Norman Course - Amend. III
CLUSTER DOUSING
Min. Lot Size
6500 sq/ft
Min. Golf Course Lot Frontage
50 ft.
Min. Off -Golf Lot Frontage
55 ft.
Max. Structure Height
28 ft.
Max. No. of Stories
2
Min. Front Yard Setback (non -garage portions of dwelling)
15 ft.*
Min. Garage Setback
25 ft.'
Min. Interior/Exterior Side Yard Setbacks
5/10 ft.
Min. Rear Yard Setback
10 ft.**2
Min. Livable Floor Area Excluding Garage
1400 sq/ft
Max. Wall Height
g ft.3
* Projects with ten or more dwelling units shall incorporate front setbacks varying between 15 & and 25 ft.+ in order to avoid
streetscape monotony.
"Swimming Swimming pools are allowed to be constructed to rear yard property lines subject to approval by golf course owner or
Operator-
120
perator.'20 ft. if "roll -up" type garage door is used facing street. Units with side entry garages shall have a minimum setback of 15 ft.
2 Units with Golf / Open Space frontage shall allow architectural projections no closer to the rear yard line than the 10' min. rear
yard in any case subject to approval by golf course owner or operator.
9 See description of wall. types in section 2.8.1.
The Greg Norman Course - Amend. III
3.9
3.1.4 Planning Area III
GOLF COURSE/OPEN SPACE - GOLF MAINTENANCE FACILITIES
Description of Uses in Planning Area III
Planning Area III of the Land Use Plan has within its boundaries one underlying zone, Golf
Course/Open Space (GC). Golf and Open Space in Planning Area III is defined by the
proposed golf course maintenance facilities. Development criteria related to Golf Course/
Open Space areas are defined herein.
GOLF COURSE / OPEN SPACE (GC) USES AND STANDARDS
A. Purpose and Intent. To provide for the development of golf course maintenance
facilities areas within the community.
B. Permitted Uses. The following uses shall be permitted in the areas designated as Golf
Course Open Space on the Land Use Plan in Planning Area III.
1. Primary Uses
Golf Maintenance Facilities
Open Space
2. Accessory Uses
Signs, subject to this Specific Plan Document and /or Chapter 9.160 of the City of La
Quinta Zoning Code
Fences and walls, subject to this Specific Plan Document and /or Section 9.100.030
of the City of La Quinta Zoning Code
Satellite dish and other antennas, subject to Section 9.100.070 of the City of La
Quinta Zoning Code
3. Temporary Uses & Interim Uses
Temporary outdoor event staging facilities
Onsite Construction and site guard offices
Relocatable buildings
3.10 The Greg Norman Course - Amend. III
4. Other Uses
Communication towers and equipment, subject to Chapter 9.170 of the City of La
Quinta Zoning Code
Water wells and pumping stations
Water tanks and reservoirs
Public flood control facilities and devices
Fuel storage tanks
Fertilizer and agricultural support chemicals
Other typical accessories to support the golf maintenance operations
C. Development Standards The following development standards apply to the construction
of ancillary buildings for golf operations on property designated as Golf Course / Open
Space on the Land Use Plan.
GOLF COURSE/OPEN SPACE ANCILLARY BUILDING DEVELOPMENT STANDARDS
QUANTITYITEM
Maximum Structure Height (ft.)
28
Maximum Number of Stories
1
Minimum perimeter building setbacks (ft.) from:
perimeter street rights-of-way
20
perimeter residentially zoned property
20
abutting commercial and other non -residentially zoned property
20
Minimum setback from interior property lines within the same project
0
The Greg Norman Course - Amend. III
3.11
3.2 DEVELOPMENT REVIEW PERMITS AND PROCESS
The permits, approval process, and required findings for development of The Norman Course
shall be as set forth in Chapters 9.200 and 9.210 of the City of La Quinta Zoning Code. In
addition, the following shall apply.
3.2.1 Prior to the issuance of a building permit for construction of any use contemplated by
this specific plan, the applicant shall first obtain approval of Site Development Permit
and/or tentative maps in accordance with the requirements of the Municipal Land Use
and Land Division Ordinances of the City of La Quinta.
3.2.2 The applicant shall comply with the latest Uniform Building Code, as adopted by the
City of La Quinta. The appropriate seismic design criteria will be adhered to and
will depend upon the type and use of the proposed structure and the underlying
geologic conditions.
3.2.3 Permit applications shall comply with the requirements and standards of Chapter 9 of
the City of La Quinta Municipal Code, unless otherwise modified by these conditions.
3.2.4 Prior to issuance of a building permit for any new residential units as either models or
production units, the final working drawings for the structures and landscaping and
irrigation (for lots to be developed) shall be submitted to the Community
Development Department for review and approval in addition to the Site
Development Permit.
3.2.5 Prior to the issuance of a grading or building permit for construction of any building
or use contemplated by this Specific Plan, the applicant shall obtain permits and/or
clearance as required from the following public agencies:
Fire Marshal
Public works department (Grading Permit, Improvement Permit)
Community Development Department
Riverside Co. Environmental Health Department
Coachella Valley Water District
Imperial Irrigation District
California Regional Water Quality Control Board (NPDES Permit)
3.2.6 Prior to the issuance of a grading or building permit for construction of any building
or use contemplated by this Specific Plan, the applicant shall provide or show there
exists a water system capable of delivering 1000 gpm for a two hour duration at 20
PSI residual operating pressure. This operating pressure must be available before any
combustible material is placed on the job site.
3.2.7 Fire Department access roads shall be provided to within 150 -feet of each building.
Dead-end roads in excess of 150 -feet shall be equipped with a turnaround or other fire
access acceptable to the Fire Marshal. All fire apparatus access roads shall have an
unobstructed width of not less that 20 -feet.
3.12 The Greg Norman Course - Amend. III
3.2.8 Whenever access into private property is controlled through use of gates, barriers,
guard houses or similar means, provision shall be made to facilitate access by
emergency vehicles in a manner approved by the Fire Department. All controlled
access devices that are power operated shall have a Knox Box override system
capable of opening the gate when activated by a special key located in emergency
vehicles. Devices shall be equipped with backup power facilities to operate in the
event of power failure. All controlled access devices that are not power operated
shall also be approved by the Fire Department. Minimum opening width shall be 16
feet with a minimum vertical clearance of 15 -feet.
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3.2.9
Graded but undeveloped land shall be maintained to prevent dust and blowsand
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nuisances. The land shall be planted with interim landscaping or provided with other
wind and water erosion control measures approved by the Community Development
Departments.
3.2.10
The applicant shall comply with the City's Flood Protection Ordinance.
3.2.11
A grading plan shall be prepared by a registered civil engineer and must meet the
approval of the City Engineer prior to issuance of a grading permit.
•
3.2.12
The grading plan shall conform with the recommendations of the soils report and
shall be certified as adequate by a soils engineer or an engineering geologist. A
statement shall appear on the final map(s), if any are required of this development,
that a soils report has been prepared pursuant to Section 17953 of the Health and
Safety Code.
3.2.13
The development shall be graded to conform with the approved hydrology report and
plan for The Norman Course.
3.2.14
All existing and proposed utilities within or immediately adjacent to the proposed
development, shall be installed underground. High voltage power lines which the
power authority will not accept underground are exempt from this requirement.
3.2.15
In areas where hardscape surface improvements are planned, underground utilities
.'
shall be installed prior to construction of the surface improvements. The applicant
shall provide certified reports of utility trench compaction tests for approval of the
City Engineer.
'
3.2.16
Improvement plans for parking lots, driveways and access gates shall be prepared by
a registered civil engineer. Improvements shall be designed and constructed in
accordance with the La Quinta Municipal Code, adopted Standard and Supplemental
Drawings and Specifications, and as approved by the City Engineer.
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The Greg Norman Course - Amend. III 3.13
ft
Pavement sections shall be based on a Caltrans design procedure for a 20 year life
and shall consider soil strength and anticipated traffic loading, including site and
building construction traffic. The minimum pavement sections shall be as follows:
Residential & Parking Areas
Collector
Secondary Arterial
Primary Arterial
Major Arterial
3.0"a.c./4.50" C.A.B.
4.0"/5.00"
4.0"/6.00"
4.5/6.00"
5.5"/6.50"
3.14 The Greg Norman Course - Amend. III
1. The location shall be governed by the standards for wall projections within individual
.' residential development zones.
..� 2. No structure shall be more than 18 feet in height.
3. For trellises, patio covers, gazebos, arbors, and similar structures, eaves or roofs may
overhang into the required setback a minimum of one foot. Setbacks shall be
measured from the nearest supporting member of the structure to the property line or,
if the property line is at the toe of a slope, from the top of the slope.
# 4. Structures shall be constructed in a manner so as to minimize rooftop water from
draining onto any adjacent parcel.
Satellite Dish and Other Antennas.
A. Purpose Satellite dish and other antennas consistent with the design and location
-� provisions of this Section shall be permitted as accessory structures within any districts
r within The Norman Course Specific Plan.
. B. Permitted Antennas. Commercial television, radio, microwave, communication towers,
and related facilities are permitted subject to approval of the Community Development
Director and/or a conditional use permit. Satellite dish and other antennas are permitted
as accessory structures in districts in accordance with this Section. Such permitted
outdoor antennas shall comply with the following design standards and requirements:
1. Number. No more than one satellite dish shall be permitted per lot.
it
The Greg Norman Course - Amend. III 3.15
i
3.3 SITE FURNISHINGS - REGULATIONS
The following sections establish the permitted standards for various site furnishings for
property designated within Planning Areas I, II, and III inclusive as depicted on the Land Use
Plan. These standards may be modified by existing or future CC&Rs for development within
the specific plan area.
`
Patio Covers, Decks and Play Equipment.
A. Applicability. For purposes of this Section, The term "patio covers, arbors, treillage,
decks, and play equipment" includes any type of structure other than a building or a
carport. Such structures include but are not limited to open and solid patio covers,
gazebos, trellises, arbors, and to play equipment which is more than eight feet in height.
All such structures shall be "open" (no side walls) and are referred to in this Section as
"yard structures". Uncovered decks and others structures less than 36 inches above finish
grade shall not be subject to the provisions of this Section.
B. Standards. Patio covers, arbors, treillage, decks, gazebos, play equipment or other yard
structures, attached to or detached from the main building shall comply with the
_
following requirements:
1. The location shall be governed by the standards for wall projections within individual
.' residential development zones.
..� 2. No structure shall be more than 18 feet in height.
3. For trellises, patio covers, gazebos, arbors, and similar structures, eaves or roofs may
overhang into the required setback a minimum of one foot. Setbacks shall be
measured from the nearest supporting member of the structure to the property line or,
if the property line is at the toe of a slope, from the top of the slope.
# 4. Structures shall be constructed in a manner so as to minimize rooftop water from
draining onto any adjacent parcel.
Satellite Dish and Other Antennas.
A. Purpose Satellite dish and other antennas consistent with the design and location
-� provisions of this Section shall be permitted as accessory structures within any districts
r within The Norman Course Specific Plan.
. B. Permitted Antennas. Commercial television, radio, microwave, communication towers,
and related facilities are permitted subject to approval of the Community Development
Director and/or a conditional use permit. Satellite dish and other antennas are permitted
as accessory structures in districts in accordance with this Section. Such permitted
outdoor antennas shall comply with the following design standards and requirements:
1. Number. No more than one satellite dish shall be permitted per lot.
it
The Greg Norman Course - Amend. III 3.15
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2. Height and Diameter. Satellite dish antennas shall not exceed eight feet in height
measured from adjacent grade or finish floor and shall be no more than eight feet in
diameter.
3. Ground -Mounted Antennas.
a. Location. All ground -mounted antennas shall be located within the rear yard or
may be located within an interior side yard if not within the required side yard
setback. Such antennas are prohibited from exterior street side yards unless not
visible from the street. All antennas over six feet in height shall be set back a
minimum of ten feet from all property lines.
b. Screenirig. Ground -mounted satellite dish antennas shall be screened from view,
including views from adjacent yards, by landscaping or decorative structures
(trellis, arbor, fence, etc.). The dish antenna shall be a single color that blends
with its surroundings (e.g., off-white, dark green, brown, gray, or black).
4. Building -Mounted Antennas. Rooftop and other building -mounted antennas are
prohibited in all residential districts unless completely screened from horizontal view
via a parapet wall or other feature which is integrated into the architecture of the
building.
3.16 The Greg Norman Course - Amend. III
0
3.4 SPECIFIC PLAN RELATIONSHIP TO EIR FOR
SUBSEQUENT APPROVALS
In accordance with the provisions of Section 65457(a) of the California Government Code,
no environmental impact report or negative declaration need be filed pursuant to Division 13
(commencing with Section 21000) of the California Public Resources Code, for any
residential project including any subdivision or Planning Area change, which is undertaken
pursuant to and in conformity with the NCSP.
The Greg Norman Course - Amend. III
3.17
3.5 SPECIFIC PLAN AMENDMENTS
3.5.1 Specific Plan Amendment Procedures
Minor modifications to the approved Norman Course Specific Plan are allowed at the
discretion of the Community Development Director or designee. Modifications to the
Specific Plan must be consistent with the purpose and intent of the (then) current approved
NCSP.
A. Changes That Do Not Require A Specific Plan Amendment. As development within
The Norman Course progresses, it may be demonstrated that certain detail changes are
appropriate in refinement of the Specific Plan, therefore it is intended that the Specific
Plan Document provide flexibility with respect to the interpretation of the details of
project development as well as those items discussed in general terms in the Specific
Plan. If and when it is determined that changes or adjustments are necessary or
appropriate, these changes or adjustments shall be made as an administrative procedure
approved by the Community Development Director or designee. After such
administrative change has been approved, it shall be attached to the Specific Plan as an
addenda, and may be further changed and amended from time to time as necessary. Any
such administrative changes do not require a Specific Plan Amendment.
The following changes to the Specific Plan may be made without amending the NCSP:
♦ The addition of new information to the Specific Plan maps or text that do not change
the effect of any regulation. The new information may include more detailed, site-
specific information. If this information demonstrates that Planning Area boundaries
are inaccurately designated, based upon the Goals of the Specific Plan, said
boundaries may be adjusted or redesignated to reflect a more accurate depiction of
on-site conditions, without requiring a Specific Plan Amendment. Adjustments to the
golf corridors may be made resulting in a corresponding change to the adjacent
development parcel without the requirement of a specific plan amendment.
♦ Changes to the community infrastructure such as drainage systems, roads, water and
sewer systems, etc., which do not have the effect of increasing or decreasing capacity
in the project area beyond the specified density range nor increase the backbone
infrastructure construction or maintenance costs.
B. Changes That Require A Specific Plan Amendment" If it has been determined that the
proposed change is not in conformance with the intent of the current Specific Plan
approval, the Specific Plan may be amended in accordance with the procedures set forth
in Chapter 9.240 of the City of La Quinta Zoning Code.
3.18 The Greg Norman Course - Amend. III
General Plan Consistency
California Government Code (Title 7, Division 1, Chapter 3, Article 8, Section 65450 - 65457)
permits the adoption and administration of specific plans as an implementation tool for
elements contained in the local general plan. Specific plans must demonstrate consistency in
regulations, guidelines and programs with the goals and policies set forth in the general plan.
The City of La Quinta General Plan contains the following elements: Land Use, Circulation,
Open Space, Parks and Recreation, Environmental Conservation, Infrastructure and Public
Services, Environmental Hazards, Air Quality and Housing. Each element of the General Plan
contains a summary of key issues which direct and guide that element's goals and policies.
The summary of key issues is used in the Specific Plan for The Norman Course as the basis for
evaluating the Specific Plan's consistency with the City's General Plan. Applicable key issues
are stated below followed by a statement of how The Norman Course's Specific Plan conforms
thereto.
4.1 LAND USE ELEMENT
♦ Maintaining the City's low density residential character with a balance of supporting
facilities.
The Land Use Plan of The Norman Course designates the majority of the site as
Low Density Residential as well as Open Space and Golf use:
♦ The City enjoys a reputation as a desirable locale. The City's unique and attractive
character stems from a combination of its environmental setting near the mountains, the
"La Quinta" image.
The Norman Course Master Plan enjoys a foundation of a premiere golf
"signature" implementing a masterfully crafted land use plan capitalizing on, and
reinforcing, the City's unique setting for championship golf recreation.
♦ 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 in place at The Norman Course establishes a
consistent theme via continuous plantings and wall treatments as envisioned by
the City in this statement.
♦ Development should not be allowed on hillsides nor alluvial fan areas to protect the
scenic resources of the City.
The project boundary of The Norman Course is oulside o0he pristine hillsides and
alluvial fan areas and therefore generates no impact io these valuable resources.
The Greg Norman Course - Amend. III
4.1
4.2 CIRCULATION ELEMENT
♦ Roadway classifications and design standards should be based on current estimates of
build out reflecting approved development projects.
Development standards of perimeter roadways are established in the General Plan
Circulation Element. Existing and proposed roadway improvements in and around
the project boundary are based on current estimates of build out and consistent
with the goals and policies established in the Circulation Element of the General
Plan.
♦ Alternative circulation system improvements need to be developed to relieve traffic
congestion along Washington Street.
The Norman Course abuts Airport Boulevard and takes primary access from this
collector for the property development envisioned between Madison and Monroe
Streets. Jefferson Street feeds the project from the North, relieving Washington
Street as a feeder to the site.
♦ Traffic impacts resulting from development should be identified through a mandatory
traffic impact analysis process.
Development projects at The Norman Course are subject to this requirement
established in the Development Review Process (3.2) of this Specific Plan.
♦ Pedestrian and bicycle networks should be developed which link activity centers in
order to facilitate recreational walking and biking and to establish non -automotive
transportation as a viable alternative to driving.
Alternatives to vehicular access are incorporated in the Circulation Plan for The
Norman Course and accommodated on the roadway and pedestrian systems.
♦ The circulation system should be designed and maintained to encourage walking,
bicycling and transit utilization as alternatives to automobile travel. Improvements to
existing transit service should be considered, including provision of additional transit
stops on major roadways and covered bus shelters at all existing and future stops.
The development along the perimeter of The Norman Course allows for
multipurpose circulation links to adjacent streets, sidewalks, and open space areas.
The internal circulation syslem promotes the use of golf cares and pedestrian paths
and walkways as a means of minimizing vehicular traffic.
4.2 The Greg Norman Course - Amend. III
J ♦ Permitted land uses and standards for development in open space and watercourse
areas should be identified.
' Development standards for The Norman Course are delineated in Section 3,
Zoning and Development Regulations, within this document for development in
open space and watercourse areas.
T)ic (ircg Norman Course -Amend. III
4.3
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4.3 OPEN SPACE ELEMENT
♦ Development should be enhanced to accentuate the scenic, topographical and cultural
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resources of the City.
The Specific Plan designates The Greg Norman Golf Course as a valuable
resource to be integrated into the overall master plan of development in either
'
landform mass and topography or in plant material thematics. The championship
golf course constructed in the topography provides the opportunity for man's
interaction with the open space resource in an environmentally responsible
manner.
♦ Open space should be defined to include hillside areas, alluvial fans, water courses, golf
courses, and natural park areas. Natural, improved and unimproved types of open
space should be included within the definition.
Lakes, and park -like settings are the predominant landscape theme throughout
The Norman Course and are integrated into the overall master plan thematics.
♦ As a link to the City's cultural past, elements of existing citrus orchards, date palm
groves and farming areas should be preserved.
The Norman Course has established landscape architecture as a primary imaging
theme in the perimeter landscape. Palms are used as the primary vertical
statement at the entry points to the project as well as within the boulevard
landscape theme.
J ♦ Permitted land uses and standards for development in open space and watercourse
areas should be identified.
' Development standards for The Norman Course are delineated in Section 3,
Zoning and Development Regulations, within this document for development in
open space and watercourse areas.
T)ic (ircg Norman Course -Amend. III
4.3
4.4 PARK AND RECREATION ELEMENT
♦ Park and recreation uses should be located in proximity to residential uses to facilitate
pedestrian access and should include the provision of appropriate facilities.
The master plan for development within The Norman Course has, as a primary
focus, recreation amenities for golf, hiking, casual pedestrian ambling, etc.
♦ An integrated bicycle network and well functioning pedestrian path system should be
provided
. Bike paths area passive use of the private roadway system within The Norman
Course with connections to the existing established network of bike paths on
adjacent circulation links.
♦ Sewage effluent should be utilized for large turf (i.e., golf course, active recreation)
areas and 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.
44 The Greg Norman Course - Amend. III
0
4.5 ENVIRONMENTAL CONSERVATION ELEMENT
♦ Scenic corridors, vistas and viewsheds of the Santa Rosa and Coral Reef Mountains, as
well as views toward the San Gorgonio Pass, should be preserved and enhanced.
The location of The Norman Course within the flat lands of the Coachella Valley
provides the opportunity for distant mountain vistas from development parcels
within the plan area.
♦ Utility resources should be conserved utilizing a variety of feasible strategies.
. Recycled wastewater will be utilized at The Greg Norman Golf Course to
supplement irrigation demands, once economically available, to minimize water
consumption.
♦ The City should be protected from the adverse impacts of storm water runoff, including
property damage as well as water quality.
The golf course is designed with basins within the corridors to provide storm water
retention during flooding.
♦ Permitted land uses and standards for development in open space and watercourse areas
should be identified.
Golf course 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 should be protected and maintained. Water
conservation efforts should be maintained, expanded and implemented.
. Lakes within the golf course boundary provide for storage of run-off.
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The Greg Norman Course - Amend. III
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4.5
4.6 INFRASTRUCTURE AND PUBLIC SERVICES ELEMENT
♦ Utility resources should be conserved utilizing a variety of feasible strategies.
. All structures are built to City Zoning and Development Code and the Uniform
Building Code standards which implement a strategy of conservation of energy
and resources.
♦ The undergrounding of utilities within roadway rights-of-way or existing easements
should be required for new development.
Utilities for The Norman Course will be underground.
♦ Adequate levels of law enforcement, fire protection, health care services and facilities
should be provided in reasonable proximity to City residents.
. The Norman Course project contributes to infrastructure fees to mitigate any
perceived impact.
♦ The recycling, reduction and reuse of waste generated in the City should be supported
by the City.
. All structures are built to City Zoning and Development Code and the Uniform
Building Code standards which implement a strategy of conservation of energy
and resources.
♦ The frequent collection of solid waste and adequate disposal should be provided to keep
the City clean and disease-free.
The Norman Course project contributes to infrastructure fees to mitigate any
perceived impact.
The Greg Norman Course - Amend. III
4.6
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A
4.7 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 ground -shaking zone.
. All structures are built to the Uniform Building Code standards which implement a
strategy of seismic safety for habitable structures.
The development of areas located within 100 -year floodplain boundaries and not
protected by existing storm water facilities should be addressed.
. No plan areas slated for construction of habitable structures fall within the 100
year floodplain and structures are built to the Uniform Building Code standards
which implement a strategy ofpreserving life.
• Subsidence hazards for the eastern portion of the City due to its location within a region
characterized by potential soil liquefaction during severe ground shaking should be
reduced if possible.
. All structures are built to City Zoning and Development Code and the Uniform
Building Code standards which implement a strategy of seismic safety for
habitable structures.
+ Noise mitigation should be considered with all development near arterial streets.
. Setbacks from adjacent arterials are required by City development regulation.
♦ The factors that contribute to the increased risk of fire hazard should be reduced to
protect La Quints citizens and structures from fire damage.
. All structures are built to City Zoning and Development Code and the Uniform
Building Code standards which implement a strategy of conservation of energy
and resources.
♦ The effects of light pollution should be minimized within the City.
. All structures are built to City Zoning and Development Code and the Uniform
Building Code standards which implement a strategy of conservation of energy
and resources.
The Urev Norman Course - Amend 111
4.7
4.8 AIR QUALITY ELEMENT
♦ The stationary and mobile source of air quality impacts associated with new
development should be addressed.
. An analysis of the Air Quality has been prepared in conjunction with the original
Specific Plan. No adverse unmitigated impacts are associated with this project.
. 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 path systems,
bicycle and pedestrian systems, and other similar systems consistent with the
specific plan.
Specific project designs shall encourage the use of public transit by providing for
bus shelters as required by the Community Development Director and consistent
with the requirements of local transit districts and the specific plan circulation.
The Applicant shall encourage and support the use of vanlbus service between the
project site, local airports (e.g., Palm Springs, Thermal) and other regional land
uses. (Jitneys, though not required, are encouraged.)
4.8 The Greg Norman Course - Amend. III
AMENDMENT II
CONDITIONS OF APPROVAL
RESOLUTION NO. 99-112
A RESOLUTION OF THE CITY COUNCIL OF THE
CITY OF LA QUINTA, CALIFORNIA, APPROVING
AMENDMENT #2 TO A SPECIFIC PLAN ON THE
NORTH SIDE OF AIRPORT BOULEVARD, BETWEEN
MADISON AVENUE AND MONROE STREET.
SPECIFIC PLAN 90-015, AMENDMENT #2
FORREST HAAG FOR KSL LAND CORPORATION
WHEREAS, the City Council of the City of La Quinta, California, did on
the 7T" day of September, 1999, hold a duly noticed Public Hearing to consider the
request of FORREST HAAG for KSL Land Corporation for approval of Amendment #2
to Specific Plan 90-015 to allow reduction of the number of dwelling units from 365
to 320 (approved at 220) and creation of development standards for land on the north
side of Airport Boulevard, between Madison Avenue and Monroe Street, more
particularly described as:
A portion of Section 15, T6S, R7E, SBBM (Tentative Tract 29136)
WHEREAS, the Planning Commission of the City of La Quinta did on the
24th day of August, 1999, hold a duly noticed public hearing to consider the above
request to amend the aforementioned Specific Plan and adopted Planning Commission
Resolution 99-064, recommending approval; and,
WHEREAS, said Specific Plan Amendment has complied with the
requirements of "The Rules to Implement the California Environmental Quality Act of
1970" as amended (Resolution 83-68), in that the La Quinta Community Development
Department has determined that this project is exempt per Public Resources Code
Section 65457 (a). An Environmental Impact Report (EA 90-159 for SP 90-015) was
certified on December 3, 1991, by the City Council. An Environmental Assessment
addendum to the previously approved environmental impact report was completed for
Amendment #1 which was approved by the City Council on December 1, 1998. No
changed circumstances or conditions exist which would trigger the preparation of a
subsequent environmental impact report pursuant to Public Resources Code 21166;
and,
WHEREAS, at said Public Hearing upon hearing and considering all
testimony and arguments, if any, of all interested persons desiring to be heard, said
City Council did find the following facts and reasons to justify approval of the Specific
Plan Amendment:
Resolution 99-112
Specific Plan 90-015, Amendment #2
September 7, 1999
Page 2
1. The proposed Specific Plan Amendment is consistent with the goals and
policies of the La Quinta General Plan in that the residential and related
recreational uses proposed are consistent with use of the site as stipulated in
the General Plan.
2. The Specific Plan Amendment will not create conditions materially detrimental
to the public health, safety, and general welfare provided the revisions to the
specific plan requested by the Coachella Valley Water District regarding water
use and sanitation, and Public Works Department regarding access are
implemented.
3. The Specific Plan Amendment will provide land use compatibility with zoning
on adjacent properties in that the resulting residential and recreational uses are
compatible with the adjacent zoning.
4. The Specific Plan Amendment is suitable and appropriate for the property in
that a majority of the surrounding development is also low density with
recreational amenities.
NOW, THEREFORE, BE IT RESOLVED, by the City Council of the City of
La Quinta, California as follows:
That the above recitations are true and correct and constitute the findings of
the City Council in this case.
2. That it does hereby confirm the conclusion of the La Quinta Community
Development Department that the project needs no further environmental
assessment.
3. That it does hereby approve the above-described Amendment request for the
reasons set forth in this Resolution, subject to the attached conditions.
PASSED, APPROVED and ADOPTED at a regular meeting of the La
Quinta City Council held on this 7' day of Septemb r, .1999, by the following vote,
to wit:
AYES: Council Members Adolph, Henderson, Perkins, Sniff, Mayor Pena
NOES: None
ABSENT: None
ABSTAIN: None
Resolution 99-112
Specific Plan 90.015, Amendment #2
September 7, 1999
Page 3
ti
JOHN �A, or
City of La Quinta, California
A'
9AUNDRA L. ,JUIgOLA, City Clerk
City of La Quinta, California
APPROVED AS TO FORM:
DAWN C, HONEYW LL, City attorney
City of La Quinta, California
RESOLUTION 99-112
CONDITIONS OF APPROVAL - FINAL
SPECIFIC PLAN 90-015, AMENDMENT #2
FORREST HAAG FOR KSL LAND CORPORATION
SEPTEMBER 7, 1999
GENERAL CONDITIONS
1. The development shall comply with Specific Plan 90-015, Amendment #2, the
Final EIR and the following conditions, which shall take precedence in the event
of any conflicts with the provisions of the Specific Plan.
2. Exterior lighting for the project shall comply with the "Dark Sky" Lighting
Ordinance. Plans shall be approved by the Community Development
Department prior to issuance of a building permit.
3. Prior to issuance of a building permit for construction of any building or use
contemplated by this approval, the applicant shall obtain permits and/or
clearances from the following agencies:
- City Fire Marshal
- City of La Quinta Public Works Department
- Community Development Department
- Building and Safety Department
- Coachella Valley Water District
- Coachella Valley Unified School District
- Imperial Irrigation District
- Riverside County Road Department of Transportation
California Water Quality Control Board (CWQCB)
Evidence of said permits or clearances from the above mentioned agencies
shall be presented to the Building and Safety Department at the time of the
application for a building permit for the use contemplated herewith.
The applicant shall comply with applicable provisions of the City's NPDES
Stormwater Discharge Permit. For projects requiring project -specific NPDES
construction permits, the applicant shall submit a copy of the Notice of Intent
received from the CWQCB prior to issuance of a grading or site construction
permit. The applicant shall ensure that the required Storm Water Pollution
Protection Plan is available for inspection at the project site.
Resolution 99-112
Conditions of Approval - Final
Specific Plan 90-015, Amendment #2
September 7, 1999
Page 2
4. Provisions shall be made to comply with the terms and requirements of the
City's adopted Infrastructure Fee program in effect at the time of issuance of
building permits.
5 . Construction shall comply with all local and State building code requirements
as determined by the Building and Safety Director.
6. Prior to any initial final tract map approval, the applicant/developer shall
prepare an overall plan or program for the provision of comfort station locations
for all maintenance employees. This plan/program shall set forth requirements
for on-site maintenance employee restroom facilities and how they will be
provided for by the homeowner associations' subcontractors, for all contracted
landscaping and other maintenance workers. Said plan/program shall indicate
methods of providing such facilities, the parties responsible for so doing, and
means for enforcement of procedures set forth in the plan/ program.
7. The subdivider agrees to defend, indemnify, and hold harmless the City of La
Quinta (the "City"), its agents, officers and employees from any claim, action
or proceeding to attack, set aside, void, or annul the approval of this specific
plan or any tentative or final map thereunder. The City shall have sole
discretion in selecting its defense counsel.
The City shall promptly notify the subdivider of any claim, action or proceeding
and shall cooperate fully in the defense.
8. The applicant/developer shall submit an off-site improvements and on-site
buildout phasing schedule and map at time of the first request to approve a
final tract or parcel map. This schedule and map_'shall be subject to review and
acceptance by the Public Works Department.
OMMOR I u ikq
9. All adopted mitigation measures, as recommended in the Draft/Final EIR, shall
be incorporated into all future project approvals relating to SP 90-015 where
applicable and/or feasible. It is understood that certain measures will not be
applicable to certain site specific proposals, however, all development within
the Specific Plan area shall be verified as in conformance with said Specific
Plan and the mitigation adopted within the Draft/Final EIR. The Specific Plan
Draft and Final EIR shall be used in the review of all project proposals in the SP
Resolution 99-112
Conditions of Approval - Final
Specific Plan 90-015, Amendment #2
September 7, 1999
Page 3
90015 area. Said mitigation measures are hereby incorporated into these
conditions by reference.
10. Prior to any site disturbance, the applicant/developer shall initiate a lakebed
delineation study, to be based upon the paleontological survey contained in the
DEIR as Appendix "G". The study shall determine the extent of the ancient
lakebed for purposes of implementing a pre -development data recovery
program
within the limits of the delineated lakebed. This delineation study shall be
submitted to the City for monitoring approved and future area projects. If the
developer of this project initiates development activity, then the pre -
development data recovery program shall be undertaken prior to any site
disturbance. The applicant/developer may be reimbursed by other area
developers within the area defined by the lakebed study. The
applicant/developer shall propose a method of reimbursement (such as cost per
impacted acre in the lakebed area, etc.) to the City for review/acceptance.
Conversely, if other area developer(s) initiate development activity, and are
similarly conditioned, this project will be required to reimburse said developers)
in accordance with the provisions of a reimbursement program.
If the program is undertaken by this project, then paleontological monitoring of
grading shall be required for cuts made during construction activity. Full time
monitoring shall be required, given the ubiquitous distribution of paleobiological
remains on the project site. The mitigating shall be done under the supervision
of a qualified vertebrate paleontologist knowledgeable in both paleontological
and archaeological sampling techniques. This program shall include a report
identifying contact personnel who will be working on-site., the proposed time
schedule for grading monitoring, the qualifications of the persons assigned to
do such monitoring and the method to be used in reporting on compliance to
the City. This report shall be approved by the City prior to the developer
authorizing any work on the program itself.
11. Applicant/Developer shall work with Waste Management of the Desert to
implement provisions of AB 939 and AS 1-4132': The applicant/developer is
required to work with Waste Management in setting up the following programs
for this project:
A. Developer shall prepare a plan to provide enlarged trash enclosures for
inclusion of separate facilities for storage of recyclables such as glass,
Resolution 99-112
Conditions of Approval - Final
Specific Plan 90-015, Amendment #2
September 7, 1999
Page 4
plastics, newsprint and aluminum cans.
B. Developer shall provide proper on-site storage facilities within the project
for green wastes associated with golf course and common area
maintenance. Compostable materials shall be stored for pick-up by
Waste Management, or an authorized hauler for transport to an
appropriate facility.
C. Curbside recycling service shall be provided in areas where no
centralized trash/recycling bins are' pr9yid.ed or utilized.
FIRE MARSHAL
12. All water mains and fire hydrants providing the required fire flows shall be
constructed in accordance with the appropriate sections of CVWD Std. W-33,
subject to the approval by the Riverside County Fire Department.
13. All buildings shall be constructed with fire retardant roofing material as
described in Section 3203 of the Uniform Building Code. Any wood shingles
or shakes shall have a Class "B" rating and shall be approved by the Fire
Department prior to installation.
14. The Homeowner's Association or appropriate community service district shall
be responsible for the maintenance of the open space areas. Prior to approval
of any development plan for lands adjacent to open space areas, a fire
protection/vegetation management plan shall be submitted to the Fire
Department for approval.
15. Specific access plans shall be submitted to the Fire Department for approval
prior to approval of any development plans.
COACHELLA VALLEY WATER DISTRICT
16. Specific Plan 90-015 is within Improvement District No. 1 of the Coachella
Valley Water District (CVWD) for irrigation water service. Water from the
Coachella Canal is available to the area. The developer shall primarily use this
water for golf course and landscape irrigation.
Resolution 99-112
Conditions of Approval - Final
Specific Plan 90-015, Amendment #2
September 7, 1999
Page 5
17. Revisions to specific plan text as requested by Coachella Valley Water District
in their letter dated August 12, 1999, on file in the Community Development
Department, shall be incorporated into thef.ingl text.
ELECTRIC UTILITIES
18. All existing and proposed electric power lines with 12,500 volts or less, which
are adjacent to the proposed site or on-site, shall be installed in underground
facilities as required by the City and Imperial Irrigation System.
Vida
••
19. Impacts shall be mitigated in accordance with the provisions of AB 1600,
Section 53080 and 65995 of the Government Code or the then existing
legislation and/or local ordinances adopted pursuant thereto or any applicable
Mitigation Agreement entered into by the developer and the District.
RECREATION
20. Applicant/Developer shall pay a parkland mitigation fee based upon a
requirement of 3.10 acres, as determined based upon the La Quinta General
Plan standards and the analysis in the staff report for SP 90-015.
Determination of this fee shall be accomplished as set forth in Chapter 13.40
of the La Quinta Subdivision Ordinance.
TRAFFIC/CIRCULATION IMPROVEMENTS
21. Applicant shall dedicate public street right of way and utility easements in
conformance with the City's General Plan, Municipal Code, and as required by
the City Engineer, as follows:
A. Madison Street - Primary Arterial, 55 -foot half width;
B. Monroe Street - Primary Arterial, 55 -foot half width;
C. Airport Boulevard - Primary Arterial, 55_ -foot half width;
The public right of way shall be dedicated by grant deed within 180 days
following City Council approval of the Specific Plan.
Resolution 99-112
Conditions of Approval - Final `—
Specific Plan 90-015, Amendment #2
September 7, 1999
Page 6
22. Improved landscaped setback lots of noted width adjacent to the following
street right of ways shall be constructed with the adjacent street improvements
as follows:
A. Madison Street, 20 -feet wide;
B. Monroe Street, 20 -feet wide.
C. Airport Boulevard, 20 -feet wide.
The Madison Street setback lot shall include provision for an equestrian trail.
Design of this trail shall be subject to review and acceptance of the Community
Development Department and approval of the Architecture and Landscape
Review Committee.
23. Vehicle access rights to Madison Street, Airport Boulevard and Monroe Street
shall be vacated except for the three residential access streets on the
Circulation Plan in the Specific Plan. Any vehicular access on Monroe Street
shall be an "secondary only" access.
24. Turning movements of traffic accessing the residential Specific Plan areas from
adjoining public streets shall be as follows:
A. Madison Street
1. Residential Area Main Gate - Full turning movement permitted if
the median opening to the north of this location is closed.
mad :• I - • .1• .• • -,
1. Residential Secondary Gate - Full turning movement permitted.
25. The City is contemplating adoption of a major thoroughfare improvement
ordinance which is intended to distribute the improvement cost of major
thoroughfare construction evenly and fairly on undeveloped land. If the
ordinance is adopted, all land division maps prepared pursuant to this Specific
Plan shall be subject to payment of fees, or construction of improvements in w
lieu of, as setforth in the ordinance, provided the ordinance is adopted 60
(days prior to recordation of the map. The fees shall be paid, or agreed to be
paid, prior to recordation of the map.
Resolution 99-112
�- Conditions of Approval - Final
Specific Plan 90-015, Amendment #2
September 7, 1999
Page 7
If in the event, the major thoroughfare improvement ordinance is not adopted,
the cost of designing and installing traffic signals on off -site streets shall be
as follows:
A. Airport Boulevard/Madison Street: 25% fair share responsibility;
B. Airport Boulevard/Monroe Street: 25% fair share responsibility;
C. Airport Boulevard/Secondary Gate: 100% fair share responsibility;
D. Madison Street/Main Gate: 100% responsibility, unless cost is shared
with development across the street to the west.
26, The access location into the residential area on Madison Street shall be not less
than 1,200 feet from the Airport Boulevard centerline and no less than 1,077
feet f from the centerline of the existing approved northerly entry into PGA
West from Madison Street.
The access location into the residential secondary gate on Airport Boulevard
shall be not less than 1200 feet from the Madison Street centerline.
27. Bus turnouts and bus waiting shelters shall be provided on Madison Street,
Monroe Street, and Airport Boulevard as requested by SunLine Transit when
street improvements are installed. Street improvement plans shall be reviewed
by SunLine Transit Agency prior to final City approval.
28. All street improvements shall be installed in accordance with the General Plan,
the La Quinta Municipal Code, adopted Standard Drawings, City Engineer's
requirements and shall include all appurtenant`cd'mponents required by same.
Miscellaneous incidental improvements and enhancements to existing
improvements where joined by the new improvements shall be designed and
constructed as required by the City Engineer to assure the new and existing
improvements are appropriately integrated to provide a finished product that
conforms with City standards and practices. This includes tapered off-site
street transitions that extend beyond specific plan area boundaries and join the
widened and existing street sections.
The on- and off -site street improvements shall be phased as follows:
A. East side of Madison Street north of Airport Boulevard and west half of
Airport Boulevard - Secure street and perimeter improvements with first
development approval or permit (golf, residential or other use) in the
western half of the Specific Plan area. Construct prior to the opening
Resolution 99-112
Conditions of Approval - Final
Specific Plan 90-015, Amendment #2
September 7, 1999
Page B
of any permanent access drive in the western half of the S.P. area.
The developer may seek City Council approval to defer construction of
all or a portion of the improvements on either street until the
improvements are warranted or until a permanent access drive is
constructed on the street, at the City's discretion.
B. East half of Airport Boulevard and Monroe Street - Secure street and
perimeter improvements with first development approval or permit (golf,
residential or other use) in the eastern half of the Specific Plan area.
Construct street and perimeter improvements prior to the opening of any
permanent non -emergency access drive in the eastern half of the S.P.
area or when directed by the City, whichever comes first. The
developer may seek City Council approval to defer construction of all or
a portion of the improvements on either street until the improvements
are warranted or until a permanent access drive is constructed on the
street, at the City's discretion.
C. Perimeter walls/fences not fronting public streets - Secure each half
(west and east) with first development approval or permit (golf,
residential or other use) in that half of the specific plan area. Construct
with adjacent tracts or as directed by the City, whichever comes first.
29. The following specific street widths shall be constructed to conform with the
General Plan street type noted therewith:
A. ON-SITE STREETS
The minimum street width shall be 36 feet as measured between curb faces or
flow lines except as follows:
1 . Single -loaded residential streets - 32 -feet minimum.
2. Streets may be constructed to minimum widths of 32 feet with parking
restricted to one side, and 28 feet if on -street parking is prohibited, if
there is adequate off-street parking for residents and visitors and the
applicant provides for enforcement of the restrictions by the
homeowners association. _
3. Entry streets (divided) - 20 -foot width between curb faces or flow lines
for each section.
Resolution 99-112
Conditions of Approval - Final
Specific Plan 90-015, Amendment #2
September 7, 1999
Page 9
B. OFF-SITE STREETS - The City is contemplating adoption of a major
thoroughfare improvement ordinance which is intended to distribute the
improvement cost of major thoroughfare construction evenly and fairly
on undeveloped land at the time the land is subdivided or otherwise
developed for beneficial use. If the ordinance is adopted, all land
division
Maps within this project shall be subject to exaction by said ordinance,
provided the ordinance is adopted 60 days prior to recordation of the map.
If in the event, the major thoroughfare improvement ordinance is not adopted,
the off-site street improvements for this project shall be as follows:
1 . Madison Street (portion contiguous to specific plan boundary) - Half -
width Primary Arterial street improvements, 110 -foot option.
2. Monroe Street (portion contiguous to specific plan boundary) - Half -
width Primary Arterial street improvements, 110 -foot right of way
option.
3. Airport Boulevard (portion contiguous to specific plan boundary) Half -
width Primary Arterial street improvements, 110 -foot right of way
option.
30. An encroachment permit for work in any abutting local jurisdiction shall be
secured prior to constructing or joining improvements.
31, The applicant shall provide an overall plan illustrating or describing provisions
to allow multiple modes of non -motor vehicle travel throughout the entire
specific plan area. This plan may utilize combinations of golf cart paths and
tunnels, pedestrian walks, bikeways, etc., to achieve this. These systems shall
be designed to provide overall project access. This plan shall be submitted at
the time of the initial tract map submittal, for review by the Planning
Commission.
Resolution 99-112
Conditions of Approval - Final
Specific Plan 90-015, Amendment #2
September 7, 1999
Page 10
32. All project grading shall be done in a manner that permits storm flow in excess
of the retention basin capacity to flow out of the project through designated
emergency overflow outlets and into the historic drainage relief route.
Similarly, the project shall be graded in a manner that anticipates receiving
storm flow from adjoining property at locations that has historically received
flow.
33. Storm water run-off produced in 24 hours by a 100 -year storm shall be
retained on site in landscaped retention basins or other approved retention
areas on the golf course. The maximum water depth for any retention area
shall not exceed six feet; basin slopes shall riot exceed 3:1. The percolation
rate shall be considered to be zero inches per hour unless applicant provides
site-specific data that indicates otherwise. Other requirements include, but are
not limited to permanent irrigation improvements, landscape plants and
materials, and appurtenant structural drainage amenities all of which shall be
designed and constructed in accordance with requirements deemed necessary
by the City Engineer.
The tributary drainage area for which the applicant is responsible shall extend
to the centerline of any public street contiguous to the site.
34. A thorough preliminary engineering, geological, and soils engineering
investigation shall be conducted with a report submitted for review along with
any rough grading plan in the specific plan area. The report recommendations
shall be incorporated into the grading plan design prior to grading plan
approval. The soils engineer and/or the engineering geologist must certify to
the adequacy of the grading plan. '
35. Graded, undeveloped land shall be maintained to prevent dust and blowsand
nuisances. The land shall be planted with interim landscaping or provided with
other wind and water erosion control measures approved by the Community
Development and Public Works Departments.
Prior to occupation of the project site for construction purposes, the Applicant
shall submit and receive approval of a fugitive dust control plan prepared in
accordance with Chapter 6.16, LO.MC. In accordance with said Chapter, the
Applicant shall furnish security, in a form acceptable to the city, in an amount
sufficient to guarantee compliance with the provisions of the permit.
Resolution 99-112
Conditions of Approval - Final
Specific Plan 90-015, Amendment #2
September 7, 1999
Page 11
36. Applicant is encouraged to maintain all land within the project boundaries in
agricultural status until such land is graded for development, provided that
such agricultural production is economically feasible. In the event said
undeveloped land is not continued or- placed in agricultural production,
applicant shall plan and maintain said land in appropriate ground cover to
prevent dust and erosion and to provide an aesthetically pleasing environment.
QUALITY ASSURANCE
37. The applicant shall employ construction quality -assurance measures which
meet the approval of the City Engineer.
38. The subdivider shall arrange and bear the cost of measurement, sampling and
testing not included in the City's permit inspection program but, which are
required by the City to provide evidence that materials and their placement
T comply with plans and specifications. Testing shall include a retention basin
sand filter percolation test, as approved by the City Engineer, after required
tract improvements are complete and soils have been permanently stabilized.
39. The applicant shall employ or retain California registered civil engineers,
geotechnical engineers, or surveyors, as appropriate, who will provide, or have
their agents provide, sufficient supervision and verification of the construction
to be able to furnish and sign accurate record drawings.
40. Upon completion of construction, the applicant shall furnish the City
reproducible record drawings of all plans which were signed by the City
Engineer. Each sheet of the drawings shall have the words "Record
Drawings," "As -Built" or "As -Constructed" clearly marked on each sheet and
be stamped and signed by the engineer or surveyor certifying to the accuracy
of the drawings. The applicant shall revise the plan computer files previously
submitted to the City to reflect the as -constructed condition.
LAND USE
41. Street dedications, bikeways, easements, improvements, landscaping with
permanent irrigation system and screening,, etc.; to satisfaction of City, shall
be provided by applicant/developer for any site(s) where dedication of land for
public utilities and/or facilities is required.
Resolution 99-112
Conditions of Approval - Final
Specific Plan 90-015, Amendment #2
September 7, 1999
Page 12
42. Any proposed entry gates shall be subject to separate reviews to insure
adequate stacking/queuing space, fire access, etc. Plans including guard
houses or similar structures will also be subject to Community Development
Department approval.
43. 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 (28 feet in height), shall be allowed within 200 feet of any
perimeter public street frontage. All building heights shall be measured from
finished grade elevation. All other residential structures shall be limited to two
stories, not to exceed 28 feet.
44. Perimeter security wails shall be subject to the following standards:
A. Setback from right-of-way lines along Madison Street, Monroe Street
and Airport Boulevard shall be 20 feet. A meandering wall shall be
permitted with Community Development Department approval. -_
B. All wall designs, including location and materials, shall be subject to
review by the Community Development Department. Wall design(s)
along Madison Street shall include any necessary provisions /allowances
for equestrian trail areas as required in Condition #22.
C. Perimeter wall designs shall incorporate noise abatement requirements
as set forth in the Final EIR for SP 90-015.
45. A six foot wide meandering sidewalk shall be constructed in the northerly,
easterly, and westerly parkways and landscape setback lots of Airport
Boulevard, Madison Street, and Monroe Street, respectively. Sidewalk design
along Madison Street shall take into account the required equestrian trail.
46. Applicant shall provide a blanket easement that covers the entire landscaped
setback lots for the purpose of a meandering public sidewalk on all streets and
equestrian trail along Madison Street.
47. The text shall be revised to include the water well site and street layout
approved with Tentative Tract 29347.
Resolution 99-112
Conditions of Approval - Final
Specific Plan 90.015, Amendment #2
September 7, 1999
Page 13
LANDSCAPING REQUIREMEUTS
48. Landscape and irrigation plans shall be prepared by a licensed landscape
architect for the landscaped lots. The plans and proposed landscaping
improvements shall be in conformance with requirements of the Community
Development Director, City Engineer, and Coachella Valley Water District and
the plans shall be signed these officials prior to construction.
49. The applicant/developer shall prepare detailed irrigation and landscaping plans
for required perimeter landscaped setbacks along arterial roadways. These
plans shall be coordinated with the street improvement plans for the
corresponding arterials, and shall be subject to review by the Community
Development and Public Works Departments.
50. The Potential Plant Material Pallette shall be revised to emphasize those plants
shown on the clubhouse landscape plans.
51. Prior to the approval of building permits, the applicant shall prepare a water
conservation plan which shall include consideration of:
A. Methods to minimize the consumption of water, including water saving
features incorporated into the design of the structures, the use of
drought tolerant and low-water usage landscaping materials, and
programs to increase the effectiveness of landscape and golf course
irrigation, as recommended by Coachella Valley Water District and the
State Department of Water Resources.
MAINTENANCE
52. Applicant shall provide an Executive Summary Maintenance Booklet for the
street, landscape irrigation, perimeter wall, and drainage facilities installed in
the Specific Plan area. The booklet should include drawings of the facilities,
recommended maintenance procedures and frequency, and a costing algorithm
with fixed and variable factors to assist the homeowner's association in
planning for routine and long term maintenance.
Resolution 99.112
Conditions of Approval - Final
Specific Plan 90-015, Amendment #2
September 7, 1999
Page 14
MISCELLANEOUS
53. Five Copies of the final Specific Plan, incorporating all conditions of approval
and revisions, as approved by the City Council, shall be submitted to the
Community Development Department within 60 days of approval or prior to
issuance of building permits for residential units, whichever comes first.
54. The specific plan approved number of dwelling units shall be revised from 320
to 220.
55. The specific plan text shall be revised to include Australian territorial as an
acceptable architectural theme for residential development
56. Developer to construct a tunnel underpass for golf carts under either Airport
Boulevard or Madison Street, contingent on costs not exceeding $500,000.00
and permission from all property owners and easement owners for access for
construction. Completion of tunnel shall be within two years of all required
tentative tract map approvals. City shall use best efforts for processing and
assisting with road closure during construction.
a
PLANNING COMMISSION RESOLUTION 99-065
A RESOLUTION OF THE PLANNING COMMISSION OF THE
CITY OF LA QUINTA, CALIFORNIA, APPROVING THE
DEVELOPMENT PLANS FOR CONSTRUCTION OF A
CLUBHOUSE AND MAINTENANCE BUILDING, SUBJECT
TO CONDITIONS
CASE NO.: SITE DEVELOPMENT PERMIT 99-653
APPLICANT: FORREST HAAG FOR KSL LAND CORPORATION
WHEREAS, the Planning Commission of the City of La Quinta, California,
did on the 24T" day of August, 1999, hold a duly noticed Public Hearing to consider
the request of FORREST HAAG, ASLA for KSL Land Corporation to approve the
construction plans for a clubhouse and maintenance building in the RL zone district,
located in the Norman Golf Course on the north of Airport Boulevard, between
Madison Street and Monroe Street, more particularly described as:
Portions of Tentative Tract 29136
WHEREAS, said Site Development Permit has complied with the
requirements of "The Rules to Implement the California Environmental Quality Act of
1970" as amended (Resolution 83-63) in that the Community Development
Department has determined this request is exempt per Public Resources Code Section
65457 (A). An Environmental Impact Report (EA 90-159 for SP 90-015) was certified
on December 3, 1991, by the City Council. An Environmental Assessment addendum
to the previously approved environmental impact report was completed for
Amendment #1 which was approved by the City Council on December 1, 1998. No
changed circumstances or conditions exist which would trigger the preparation of a
subsequent environmental impact report pursuant to Public Resources Code 21166;
and,
WHEREAS, the Architecture and Landscaping Review Committee, on
August 4, 1999, at a regular meeting, recommended approval of the architectural and
landscaping plans, subject to conditions; and,
WHEREAS, at said Public Hearing, upon hearing and considering all
testimony and arguments, if any, of all interested persons wanting to be heard, said
Planning Commission did find the following facts and reasons to justify approval of
said Site Development Permit:
1. The clubhouse and maintenance building are consistent with the General Plan
in that they are related uses to golf courses which are permitted on the
property.
c:\Stan\sdp 99-653.wpd
4
Resolution 99-065
Site Development Permit 99-653
2. The clubhouse and maintenance building are designed to comply with City
Zoning Code requirements and are in compliance with proposed Specific Plan
90-015, Amendment #2.
3. The architectural design of the buildings, including but not limited to the
architectural style, scale, building mass, materials, colors, architectural details,
roof style, and other architectural elements are compatible with the surrounding
development and with the quality of design prevalent in the city in that the
proposed construction is attractive and will set the tone for development of the
specific plan area, which presently has no residences constructed or approved
as of this time.
4. The site design of the buildings, including but not limited to project entries,
interior circulation, pedestrian and bicycle access, pedestrian amenities,
screening of equipment and trash enclosures, exterior lighting, and other site
design elements are compatible with surrounding development and with the
quality of design prevalent in the city in that design elements have been
coordinated to ensure compatibility between proposed buildings and pedestrian
elements.
5. Project landscaping, including but not limited to the location, type, size, color,
texture, and coverage of plant materials, has been designed so as to provide
relief, complement buildings, visually emphasize prominent design elements and
vistas, screen undesirable views, provide a harmonious transition between
adjacent land uses and between development and open space, and provide an
overall unifying influence, to enhance the visual continuity of the project,
complement surrounding the project area, ensuring lower maintenance and
water use, provided additional trees are provided adjacent to the storage canopy
area and outdoor plant area of the maintenance facility, and the maintenance
area plant pallette is modified to conform with that of the clubhouse area.
NOW, THEREFORE, BE IT RESOLVED by the Planning Commission of the
City of La Quinta, California, as follows:
1 . That the above recitations are true and constitute the findings of the Planning
Commission in this case;
2. That it does hereby approve Site Development Permit 99-653 for the reasons
set forth in this Resolution, subject to the Conditions labeled Exhibit "A",
attached hereto;
c:\Stanlsdp 99-653.wpd
Resolution 99-065
Site Development Permit 99-653
PASSED, APPROVED, and ADOPTED at a regular meeting of the La
Quinta City Planning Commission, held on the 24th day of August, 1999, by the
following vote, to wit:
AYES: Commissioners Abels, Butler, Robbins, and Chairman Kirk
NOES: None
ABSENT: Commissioner Tyler
ABSTAIN: None
IRK, Chairman
City of La Quinta, California
ATTEST:
JERRY HER AN, Community Development Director
City of La Quinta, California
c:\Stan\sdp 99-653.wpd
PLANNING COMMISSION RESOLUTION 99-065
CONDITIONS OF APPROVAL - ADOPTED
SITE DEVELOPMENT PERMIT 99-653
FORREST HAAG FOR KSL DEVELOPMENT COMPANY
AUGUST 24, 1999
GENERAL
1. The use of this site shall be in conformance with the approved exhibits
contained in Site Development Permit 99-653, unless otherwise amended by
the following conditions.
2. The approved Site Development Permit for the clubhouse and maintenance
building shall be used within one year of the date of approval, otherwise, it
shall become null and void and of no effect whatsoever.
"Used" means the issuance of a building permit. A time extension may be
requested as permitted in the La Quinta Zoning Code Section 9.200.080.
3. The subdivider agrees to defend, indemnify, and hold harmless the City of La
Quinta (the "City"), its agents, officers and employees from any claim, action
or proceeding to attack, set aside, void, or annul the approval of this tentative
map or any final map thereunder. The City shall have sole discretion in selecting
its defense counsel.
The City shall promptly notify the subdivider of any claim, action or proceeding
and shall cooperate fully in the defense.
4. The project shall incorporate the latest technology in recycling and other means
of reducing the amount of waste requiring disposal (land filing), during
demolition, construction, and upon site development/operation.
A) prior to issuance of a demolition/building permit, the applicant shall
provide proof to the Community Development Department that a
recycling company and program has been established for the recycling of
construction/demolition debris.
B) If the applicant can successfully demonstrate that current provisions exist
to meet the requirements of the California Solid Waste Reuse and
Recycling Access Act of 1991, the Community Development Director
may waive, modify, or delete the requirements of this condition.
5. Final architectural working drawings for all structures, substantially conforming
to this approval shall be submitted to the Community Development Department
for approval prior to submission of plans to the Building and Safety Department.
c:\stan\pc coa sdp 99-653
PLANNING COMMISSION RESOLUTION 99-065
CONDITIONS OF APPROVAL - ADOPTED
SITE DEVELOPMENT PERMIT 99-653
FORREST HAAG FOR KSL DEVELOPMENT COMPANY
AUGUST 24, 1999
6. Preliminary landscaping and final landscaping, hardscape, and irrigation plans,
substantially conforming to this approval shall be submitted to the Community
Development Department for approval prior to submission of plans to the
Building and Safety Department.
7. Prior to the issuance of a demolition, grading, construction or building permit,
the applicant shall obtain permits and/or clearances from the following public
agencies:
• Fire Marshal
• Public Works Department (Grading Permit, Improvement Permit)
• Community Development Department
• Riverside Co. Environmental Health Department
• Coachella Valley Unified School District
• Coachella Valley Water District (CVWD)
• Imperial Irrigation District (IID)
The applicant is responsible for any requirements of the permits or clearances
from those jurisdictions. If the requirements include approval of improvement
plans, applicant shall furnish proof of said approvals prior to obtaining City
approval of the plans.
FIRE MARSHAL
8. Provide or show there exists a water system for the residential units capable of
delivering 1000 gpm for a 2 hour duration at 20 psi residual operating pressure
which must be available before any combustible material is placed on the job
site. Fire flow requirements for non-residential structures will be determined
when detailed plans are submitted.
9. A combination of on-site and off-site Super fire hydrants on a looped system
(6" x 4" x 2-1/2" x 2-1/2") will be located not less than 25' or more than 165'
from any portion of the buildings as measured along approved vehicular travel
ways. The required fire flow shall be shall be available from any adjacent
hydrants in the system.
10. The applicant shall be responsible to submit written certification from the water
company noting the location of the existing fire hydrant and that the existing
water system is capable of delivering 1000 gpm for a 2 hour duration at 20 psi
0stan\pc coa sdp 99-653
1
PLANNING COMMISSION RESOLUTION 99-065
CONDITIONS OF APPROVAL - ADOPTED
SITE DEVELOPMENT PERMIT 99-653
FORREST HAAG FOR KSL DEVELOPMENT COMPANY
AUGUST 24, 1999
residual operating pressure. If a water system is currently does not exist, the
applicant/developer shall be responsible to provide written certification that
financial arrangements have been made to provide them.
11. Blue retro -reflective pavement markers shall be mounted on private streets,
public streets and driveways to indicate location of fire hydrants. Prior to
installation, placement of markers must be approved by the Riverside County
Fire Department.
12. Prior to the issuance of a building permit, if any, applicant/developer shall
furnish one blue line copy of the water system plans to the Fire Department for
review. Plans shall conform to the fire hydrant types, location and spacing, and
the system shall meet the fire flow requirements. Plans must be signed by a
registered Civil Engineer and the local water company with the following
certification: "I certify that the design of the water system is in accordance with
the requirements prescribed by the Riverside County Fire Department".
13. The required water system including fire hydrants shall be installed and
operational prior to the start of construction.
14. All buildings shall be accessible by an approved all-weather roadway extending
to within 150' of all portions of the exterior wall of the first story.
15. Install a complete fire sprinkler system for all non-residential structures over
5,000 square feet. The post indicator valve and Fire Department connection
shall be located to the front within 50' of a hydrant, and a minimum of 25' from
the building.
16. Systems plans must be submitted to the Fire Department for review, along with
a plan/inspection fee. The approved plans, with Fire Department job card must
be at the job site for all inspections.
17. The minimum dimensions for fire apparatus access roads entering and exiting
this project shall have an unobstructed width of not less than 20 feet in each
direction and an unobstructed vertical clearance of not less than 13 feet 6
inches. Parking is permitted on one side of roadways with a minimum width of
28 feet. Parking is permitted on both sides of roadways with a minimum of 36
feet.
18. Gates installed to restrict access shall be power operated and equipped with a
Fire Department override system consisting of Knox Key operated switches,
Series KS -2P with dust cover, mounted per recommended standard of the Knox
c:\stan\pc coa sdp 99-653
PLANNING COMMISSION RESOLUTION 99-065
CONDITIONS OF APPROVAL - ADOPTED
SITE DEVELOPMENT PERMIT 99-653
FORREST HAAG FOR KSL DEVELOPMENT COMPANY
AUGUST 24, 1999
Company. Improvement plans for the entry street and gates shall be submitted
to the Fire Department for review/approval prior to installation.
19. Gate openings shall be not less than 16 feet in width. All gates shall be located
at least 40 feet from the roadway and shall open to allow a vehicle to stop
without obstructing traffic on the road. Gates shall have a secondary power
supply or an approved manual means to release mechanical control of the gate
in the event of loss of primary power.
non-residential buildings
20. Install Knox Key Lock boxes, Models 4400, 3200 or 1300, mounted per
recommended standard of the Knox Company. Special forms are available from
this office for the ordering of the Key Switch, this form must be authorized and
signed by this office for the correctly coded system to be purchased.
21. If a building requires Hazardous Materials Reporting (Material Safety Data
Sheets) the Knox Haz Mat Data and Key Storage Cabinet, Model 1220 or 1300
with tamper switches shall be used.
22. If the building/facility is protected with a fire alarm system or burglar alarm
system, the lock boxes will require "tamper" monitoring.
23. Conditions subject to change with adoption of new codes, ordinances, laws, or
when building permits are not obtained within twelve months of approval.
24. Final conditions will be addressed when the building plans are reviewed. A plan
check fee must be paid to the Fire Department at the time building plans are
submitted.
FEES
25. The applicant shall comply with the terms and requirements of the Infrastructure
Fee Program in effect at the time of issuance of building permit.
26. Prior to issuance of first building permit allowed by this approval, the developer
shall pay school mitigation fees to the Coachella Unified School District based
on the State imposed fee in effect at that time.
Ostan\pc coa sdp 99-653
PLANNING COMMISSION RESOLUTION 99-065
F CONDITIONS OF APPROVAL - ADOPTED
SITE DEVELOPMENT PERMIT 99-653
FORREST HAAG FOR KSL DEVELOPMENT COMPANY
AUGUST 24, 1999
i.
MISCELLANEOUS
27. Final architectural working drawings for all structures, substantially conforming
to this approval shall be submitted to the Community Development Department
for approval prior to submission of plans to the'Building and Safety Department.
28. The plant pallette for the maintenance facility shall be revised to reflect that of
the club house.
29. The area adjacent to the south side of the storage canopy and outdoor storage
for the maintenance facility shall be planted to ensure a dense hedge of trees
above the perimeter wall height.
30. Preliminary landscaping and final landscaping, hardscape, and irrigation plans,
substantially conforming to this approval shall be submitted to the Community
Development Department for approval prior to submission of plans to the
Building and Safety Department.
c:\stan\pc coa sdp 99-653