SP 1990-015 PGA West (1998) - Annual ReviewPGA WIESTM
Specific Plan 90-015
Annual Review
September 22, 1998
KSL Development Corporation
56-140 PGA Boulevard
La Quints, California
Prepared for
The City of La Quinta
Community Development Department
COPY NO. dL-Y_
PROJECT TECHNICAL SUPPORT
KSL DEVELOPMENT CORPORATION
REAL ESTATE DEVELOPMENT DEPARTMENT
S. Chevis Hosea
55-920 PGA Blvd.
La Quinta, CA 92253
CITY OF LA QUINTA
COMMUNITY DEVELOPMENT DEPARTMENT
Christine di Iorio
Planning Manager
78-495 Calle Tampico
La Quinta, CA 92253
LANDSCAPE ARCHITECTURE & 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
TABLE OF CONTENTS
1. Executive Summary ................................................................................................................ 1
2. Project Description................................................................................................................. 3
3. Goals, Policies, and Objectives............................................................................................... 4
4. Existing Conditions and Constraints....................................................................................... 5
5. Land Use, Open Space, Conservation and Recreation Elements ........................................... 8
6. Circulation Element.............................................................................................................. 10
7. Architectural Character......................................................................................................... 11
8. Housing Element................................................................................................................... 12
9. Public Services and Utilities Element................................................................................... 15
10. Seismic Safety and Safety Element...................................................................................... 16
11. Noise Element....................................................................................................................... 17
12. Phasing and Implementation................................................................................................. 18
90-015
1. Executive Summary
Specific Plan 90-015, as envisioned by KSL Development Corporation, proposes a residential and
golf course community of approximately 285 acres. The project site is adjacent to the existing
community of PGA WEST. The 285 acre project site is located in the city of La Quinta, generally
east of the existing Jack Nicklaus Resort Course at PGA WEST and north of the intersection of
Madison Street and Airport.
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Specific Plan 90-015 proposes phased development of a limited number of estates adjacent to an 18 -
hole championship length golf amenity. This 285 acre private development will be consistent with
low density residential zoning in the project vicinity.
The community circulation plan for Specific Plan 90-015 is designed to adequately serve future
traffic volumes while enhancing the pedestrian orientation of the golf club setting of the project.
Each of the project's entries will be enhanced with carefully articulated landscaping and entry
statement.
Public utilities and infrastructure necessary to serve the proposed development will be phased and
implemented in conjunction with the development of the property as a logical and orderly extension
of roadways, infrastructure, and supporting the development and is expected to last over a 5+ year
period until build -out of the project.
Specific Plan 90-015 is submitted to the City of La Quinta in compliance with all applicable federal,
state, and local code requirements which pertain to the preparation of specific plans in the State of
California in accordance with and standards for mitigation of environmental impacts consist with
the California Environmental Quality Act (CEQA).
The adoption of Specific Plan 90-015 provides a comprehensive guide for the orderly development
of this project in conformance with the goals and policies of the City of La Quinta General Plan.
Correlating documents utilized in the preparation of this Specific Plan are as follows:
♦ Soil Engineering and Geology Report
Buena Engineers, Inc.
♦ Traffic Impact Study
Endo Engineering
♦ Environmental Impact Report #90-015
Douglas Wood & Associates
♦ City of La Quinta General Plan
BRW, Inc.
♦ Hydrology Study
Lloyd W Watson, R.C.E.
Landmark Land Company of California, Inc.
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2. Project Description
The comprehensively planned, low density residential community of the Specific Plan 90-015 as
proposed, consists of 365 dwelling units and a championship golf course played from the existing
Resort Golf Clubhouse at PGA WEST. The residential units will be developed overlooking the
proposed golf course and open space located within the master planned community. The community
theme will reflect the existing residential character at PGA WEST, attracting both seasonal clientele
and year round residents to the area.
The subject property consists of approximately 285 acres located in Section 15, Township 6S, Range
7E within the County of Riverside, City of La Quinta, California. The project boundary is illustrated
below.
The project boundary begins ±2,600 feet north of the intersection of Madison Street and Airport
Boulevard and runs easterly ±3,600 feet, turning southerly ±650 feet and then again turns easterly
±1,600 then it turns southerly for ±1,950 feet and then turns west at the intersection of Monroe
Street and Airport Boulevard running ±5,200 feet, at Airport Boulevard and Madison Street it turns
northerly and runs ±2,600 feet north, closing the parcel.
The Master Circulation Plan for the Specific Plan 90-015 is consistent with the La Quinta General
Plan — Circulation Element, and is planned to adequately serve future traffic volumes, on-site and
off. The phasing of public utilities and supporting infrastructure necessary to serve the specific plan
area will be in conjunction with each phase of site development.
The Specific Plan 90-015 will amend the existing City of La Quinta General Plan and Zoning Code
and will establish the framework for orderly development and use of the subject property when
adopted by the city council of the City of La Quinta.
Specific Plan Area
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3. Goals, Policies, and Objectives
Specific Plan 90-015 will provide a unique blend of housing and recreational facilities that will cater
to market demands unique to the PGA WEST area. In response to these demands, the following
goals, policies and objectives for development are intended to govern the orderly phased
construction of the project over the next 5 years.
The implementation of Specific Plan 90-015 will:
♦ Develop a distinctive, unique and prestigious resort/recreational/residential community.
♦ Adhere to high standards of urban planning for the location, design and development of project
uses.
♦ Adhere to high standards of appearance, aesthetic, safety and convenience.
♦ Promote a community identity using a creative architectural vocabulary in harmony with the
surrounding PGA WEST residential environment.
♦ Employ a circulation system that is safe and efficient, which encourages internal alternative
transportation means.
♦ Promote a community with a wide spectrum of housing types integrated to the golf course
currently in place.
♦ Promote balanced growth in order to enhance a healthy local economy with opportunities for
housing, recreation, and employment.
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4. Existing Conditions and Constraints
Specific Plan 90-015 is located on the gently rolling floor of the Coachella Valley in the City of La
Quinta, California. The approved PGA WEST Specific Plan #83-002 (Amendment 3) with existing
golf courses and residential units lies to the west of the subject property. Scattered Rural Residential
and vacant land lies north of the subject property, while the portion to the east of the plan area is
undeveloped with the exception of scattered rural residential. The plan area is currently
undeveloped and is in use as a turf farm and ornamental plant storage yard. The Environmental
Impact Report for Specific Plan 90-015 prepared by Douglas Wood and Associates, assesses the
environmental condition of the subject property.
Existing and Proposed General Plan Designation
The General Plan Designation for the property is Very Low Density Residential and Low Density
Residential. No change to the existing General Plan is contemplated by this Specific Plan
Amendment.
Existing and Proposed Zoning
The Zoning Designation for the property is Very Low Density Residential and Low Density
Residential. The land area of Specific Plan 90-015 requires no change to the existing Zoning. The
proposed residential is limited to the Low Density Residential areas within the plan boundary.
Existing Circulation Plan
The existing circulation plan shown below is a reflection of the previous routing and land use plans
of Specific Plan 90-015 as approved.
txisung t;ircuiazion rian
Proposed Circulation Plan
The proposed circulation plan for the property is established by the existing arterials of Madison
Street and Airport Avenue with internal private streets planned to provide access to the future club
facilities and residential pads adjacent to the golf course.
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5. Land Use, Open Space, Conservation and Recreation
Elements
Specific Plan 90-015 as presented, incorporates two types of open space into the plan area; the
course corridors of the golf course and future residential common open space. The golf course is
designed so that the adjacent residential development will realize the maximum visual and open
space values of the golf facility.
The original 90-015 plan area consisted of 265 acres generating 1060 planned Dwelling Units
(DUs) at 4 DUs per gross acre. The proposed land use plan generates 91.2 residential acres
generating 365 residential units located on the proposed golf course.
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Exsiting Land Use Plan
9/22/98
Routing, contouring and landscaping of the golf course will create visual interest and character,
providing a desirable setting for residential development. The golf course provides a ribbon of open
space and is the predominant landscape feature of the project as well as being the major open space
and recreational amenity. A series of lakes and streams are to be developed in conjunction with the
golf course, providing additional open space amenities and recreational opportunities. The golf
course will provide open space for both passive and active forms of recreation.
ResidentiaVROW 91.2
Golf Course/Open Space 193.8
Total 285.0
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'Conceptual golf routing may change per direction of Golf Course Architect.
Proposed Land Use Plan
9/22/98 7
6. Circulation Element
The proposed circulation system for Specific Plan 90-015 conforms with 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 proposed circulation alignment is
defined by the proposed golf course and ties to existing 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 an equestrian 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 the diagram below.
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.
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 90-015 Specific Plan area, the circulation system has been designed to accomplish the
following:
♦ Provide for internal private roadways that respond to the proposed golf corridors while
providing a safe route for project ingress and egress.
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Circulation Plan
The circulation element shown above reflects the proposed circulation system for the golf course which
defines the conceptual alignment of the internal streets.
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♦ Provide for private streets which allow access to Madison Street and Airport Boulevard; to
facilitate the internal network of planned private roadways within the Specific Plan 90-015
boundary to adequately serve the residential pads and golf amenities.
Onsite Improvements
The following mitigation measures are recommended to reduce potential circulation impacts
associated with the proposed project and should be implemented in conjunction with development
of the residential areas.
♦ 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 road shall be a minimum pavement width of 36 feet unless the applicant
demonstrates that adequate provision has been made for sufficient off-street parking to
accommodate all needs, including guests, so that on -street parking is not required.
♦ All other roads shall be a minimum pavement width of 28 feet unless the applicant
demonstrates that adequate provision has been made for sufficient off-street parking to
accommodate all needs, including guests, so that on -street parking is not required.
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. City-wide mass transit
systems and stops are accessible via the perimeter public thoroughfares.
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Primary Arterial
Typical: Madison / Airport
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Typical: Club Facilities Entry Drive
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Minimum Local Street
Typical: Neighborhood Street
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7. Architectural Character
The concept and character of desert architecture will be followed in the area defined as Specific
Plan 90-015. This architectural image may include a range of such styles as Early California or
Spanish Colonial to the southwest adobe look of the Pueblo 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.
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Details
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 specific Plan Spe-
cific Plan 90-015 will require a preliminary design review by the master developer's review commit-
tee attended by the preeminent internationally acclaimed design and planning talent of Forrest K.
Haag, ASLA 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.
9/22/98 11
8. Housing Element
Specific Plan 90-015 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 housing type are subject to
market demand at the time of development.
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
5/10 ft.
Min. Rear Yard Setback
10 ft.**Z
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.
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. y
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Estate Lots
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ZERO LOT LINES
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
* 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.
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.
_tet Lines
9/22/98 13
CLUSTER HOUSING - -
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.**z
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.
Cluster Housing
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9. Public Services and Utilities Element
Water
The Coachella Valley Water District (CVWD) will provide domestic water through a distribution
system constructed by the developer. Conservation or domestic water will be further promoted by
the use of water saving fixtures.
Golf course irrigation will be provided by on-site wells. The utilization of drought tolerant plant
species throughout the project will minimize irrigation consumption.
Waste Water
The Mid -Valley Water Reclamation Plant, located south of the plan area, acts as the sewage
treatment plant. This plant is maintained by the CVWD. The developer will dedicate sewer line
easements and install sanitary sewage improvements in the development as required by the agency.
Refuse collection will be provided by a franchised holder with the City .of La Quinta.
Power
All electrical power will be supplied by the Imperial Irrigation District (IID). Internal distribution
lines will be installed underground.
Telephone
The City of La Quinta is served by the General Telephone Company. Demands for the City are
presently being met by existing facilities.
Natural Gas
The Southern California Gas Company is presently providing natural gas service to the proposed
club project area.
9/22/98 15
10. Seismic Safety and Safety Element
The geological and seismic safety elements associated with Specific Plan 90-015 are directed toward
reducing damage to property and the social dislocation resulting from earthquake, fire, flooding and
other public safety hazards.
A geological reconnaissance has been conducted as part of the planning process for Specific Plan
90-015. The study indicates that the proposed land use for the entire project is geotechnically
feasible. Certain key constraints and mitigations are noted:
♦ The standards for implementation of seismic risk for ground shaking, according to the
Riverside County Planning Department, will be implemented for design and construction of
buildings proposed for the project.
♦ Site specific studies for major structures may be required as development proceeds to ensure
public safety.
♦ All site construction will conform to the latest edition of the Uniform Building Code.
♦ Mitigation measures for controlling dust will be utilized as development occurs.
♦ Residential areas will be served by a private street system with 24 hour security providing a
sense of assured public safety. Additionally, public education in crime prevention will be
encouraged and supported by the use of signage, pamphlets, neighborhood newsletters, and
watch programs, etc.
♦ A fire station, provided by KSL Development Corporation, in the PGA WEST development is
located approximately one half mile from Specific Plan 90-015, at the southwest intersection
of Avenue 54 and Madison Street. This project area will thereby be assured of a five minute
response time, thus minimizing fire risk.
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11. Noise Element
All proposed land uses within Specific Plan 90-015 fall under the "normally acceptable"
compatibility range established for Community Noise Equivalent Levels (CNEL).
Interior street and building setbacks, proper orientation of buildings and landscaped buffers will
reduce noise impacts to within state standards from nearby existing and future roadways.
Additionally, appropriate setbacks and circulation systems within the project boundary will mitigate
any potential incompatibility of uses.
Upon approval of precise development plans and/or tentative tract maps, both residential and
commercial structures shall be demonstrated to meet interior noise standards as defined by state
guidelines.
9/22/98 17
12. Phasing and Implementation
Phasing of infrastructure in support of Specific Plan 90-015 reflects various conditions and factors
influencing project implementation and absorption.
These are:
♦ Current and projected trends in housing demand
♦ Absorption rates of a variety of dwelling types
♦ Development and timing of infrastructure and other improvements.
♦ Availability of financing
♦ Relationship between the implementation of Specific Plan 90-015 and competition from other
regional projects.
The Specific Plan and subsequent detailed plans will be instituted, implemented and completed
under the ongoing auspices of the applicant.
Each phase of development will be preceded by the preparation and approval of the required
detailed plans and documents to ensure proper use and appropriate and compatible development of
the property.
Homeowners' Associations will be organized to administer and maintain the following:
♦ Common open space and recreation facilities
♦ Private road and security systems
♦ Architectural integrity and consistency
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