SP 1985-006 Citrus (formerly The Ranch) (1998) - Amendment 3The Ranch
SPECIFIC PLAN 85-006
Amendment 3
(Formerly Oak R6 "P. MMOMMISSIon
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ily Council oCommunity Dev. Deg
Initials
July 4, 1998 Case No.
Exhibit
CON o, Q With Conclifions
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PREPARED FOR:
The City
of
La Quinta, California
PREPARED BY:
IASL Land Corporation, Inc.
56-140 PGA Blvd.
La Quinta, California 92660
The Ranch
Amendment 3
July 4, 1998
This document is the third amendment to This Ranch Specific Plan Amendment 3
SPECIFIC PLAN 85-006 originally approved in documents two minor plan area boundary adjust -
March of 1985 and subsequently revised in ments and does not contemplate any other
August 1985 and February of 1998. changes in development and zoning regulation or
criteria.
The original plan was prepared by Landmark
Land Company of California, Inc. with technical
consultant support by LSA, Inc., Leighton &
Associates and in-house planning and architec-
ture.
The document presented herein delineates
land use regulation and zoning criteria for the
plan area. Any land use regulation and zoning
criteria not specifically delineated herein is estab-
lished within the approved City of La Quinta
Zoning Ordinance. Modification to the text and/or
graphics have been made to reflect current day
plan approvals with outdated text and graphics
deleted from the document (on file as Oak Tree
West Amendment 2).
The two areas of boundary adjustment are
reflected with the graphic symbols shown above.
Forrest K. Haag, ASLA, INC.
Design 4 Land Planning
250 Newport Center Drive, Suite 104
Newport Beech, CA 912660
Table of Contents
INTRODUCTION........................................................................................................................................
1
PROJECTDESCRIPTION.........................................................................................................................
2
VICINITYMAP............................................................................................................................................
2
�l
PROJECT GOALS......................................................................................................................................
3
LOCALMAP...............................................................................................................................................
3
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SPECIFIC PLAN BOUNDARY ADJUSTMENTS......................................................................................
4
EXISTING AND PROPOSED GENERAL PLAN DESIGNATIONS..........................................................
5
EXISTING AND PROPOSED ZONING ........................
LAND USE, OPEN SPACE, CONSERVATION AND RECREATION ELEMENTS .................................
CONCEPTUALLAND USE PLAN.............................................................................................................
8
_
TABLE 1: SINGLE FAMILY DEVELOPMENT STANDARDS.................................................................
9
TABLE 2: OFFICE COMMERCIAL DEVELOPMENT STANDARDS ..................................................... 10
CONCEPTUALCIRCULATION PLAN....................................................................................................
11
CIRCULATIONELEMENT.......................................................................................................................
12
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DESERT ARCHITECTURE.....................................................................................................................
13
HOUSING
�.
ARCHITECTURAL CHARACTER...........................................................................................................
14
OFFICECOMMERCIAL...........................................................................................................................
15
PUBLIC SERVICES AND UTILITIES
SAFETYELEMENTS...............................................................................................................................
17
NOISEELEMENTS..................................................................................................................................
17
PHASINGAND IMPLEMENTATION.......................................................................................................
18
Introduction
The Ranch Specific Plan addresses planning
and development programs for 1020 acres of
residential, recreational and commercial land use
in the City of La Quinta, California.
This document is submitted to the City of La
Quinta in compliance with the requirements of all
applicable federal, state, and local code require-
ments which pertain Lo the preparation of specific
plans in the State of California.
The specific plan for The Ranch 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 (first.
draft) dated November 1984.
1❑
Companion documents utilized in the prepara-
tion of The Ranch Specific Plan are:
* Traffic and circulation study, LSA, Inc.
(December 1984).
* Archaeological resource assessment,
LSA, Inc. (July 1984).
* Geotechnical reconnaissance, Leighton
& Associates (February 1985).
* City of La Quinta General Plan, Cotton/
Beland/Associates (draft) (November
1984).
* E.I.R. La Quinta Redevelopment Project
No. 1, LSA, Inc. (September 1983)
* PGA West environmental impact report
and technical appendices, LSA, Inc.
(January 1984).
0
Project Description
The subject property consists of approximately
1167 acres or 1.8 square miles within the City of
La Quinta, California.
The project is bounded on the east by
Jefferson Street, on the west by the Santa Rosa
Mountains, on the south by Avenue 54 and on the
north primarily by a property boundary running
east and west approximately 1320' south of
Avenue 50.
The Ranch is proposed to be a comprehen-
sive planned community of both public and private
facilities.
Additionally, a 3.5 acre site overlooking the
golf course provides the setting for a commercial
office building complex.
Vicinity !Map
Golfing amenities include golf courses and
driving range facilities as well as golf teaching
schools and related sports amenities on approxi-
mately 400 acres.
Residential uses will be developed around the
open space provided by the golf course, driving
ranges, lakes and Santa Rosa mountains. The
plan area provides for 588 acres of residential
development at a density of 2-4 DUs/AC generat-
ing an allowable unit count of 2352.
Open space land use is accommodated in the
mountainous terrain adjacent to the golf amenities
on 175.5 acres.
When adopted by the City Council of La
Quinta, this specific plan will amend the existing
plan and will control the land use of the subject
property.
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Land Use, Open Space, Conservation
& Recreation
Conceptually, the project is designed and
planned around two types of open space: golf
course corridors and common open space.
Approximately 35% of the project is devoted
to golf course/open space. Golf courses will be
designed so that adjacent development will
realize maximum visual and open space values of
the golf facility.
A routing, contouring and landscaping of the
golf courses will create visual interest and charac-
ter providing a desirable setting for residential and
resort development. The courses provide a
ribbon of open space throughout the project.
These greenbelt fairways with lakes will create the
predominant landscape features of the project as
well as being the major open space amenity. The
existing and proposed courses will provide both
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7❑
active and passive forms of recreation. A series
of lakes and streams will be developed in
conjunction with the courses' system providing
additional open space amenities and recreational
opportunities.
To further the sense of open space, the
location of common areas in residential zones will
be strategically located throughout the project
with recreation amenities provided as a compli-
ment to the golf component of the project area.
The areas west of the Coachella Canal against
the rugged mountain slope will be utilized in the
golf course.
78
AVENUE 50
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Table 1
Single Family Development Standards
These standards apply to all residential land within the Specific Plan Boundary.
_ Minimum lot size
6,000 sq/ft
Minimum lot frontage
55 ft.
Maximum structure height
28 ft.
_ Maximum number of stories
2*
Minimum front yard setback (non -garage portion of residence)
15 ft.**
Minimum front garage setback
20 ft.***
Minimum interior side yard setbacks
5 ft•+
Minimum exterior side yard setbacks
10 ft.+
Minimum Rear Yard Setback
10 ft.
Minimum livable floor area excluding garage
1,400 sq/ft
Swimming pool rear setback adjacent golf course
0 ft. w/ approval
of course owner
Maximum 22 feet and one story height for structures within 150 feet of Avenue 52, Avenue 54 and Jefferson Street.
•' Projects with 10 or more residences shall incorporate front setbacks varying between 15 ft. and 25 ft. to avoid street scape
monotony.
**'25 ft. If "lift -up" door is used with 15 ft. allowed of garage is side entry.
+ For zero lot line residences, one side setback may be 0 ft. provided other side setback is minimum of 15 ft. Exterior side
setback must be a minimum of 15 ft.
Table 2
Office Commercial Development Standards
These standards apply to all office commercial land within the Specific Plan Boundary.
Maximum structure height 40 ft.
Maximum number of stories 3
Maximum Floor Area Ratio (FAR)' .30
Minimum Perimeter Building/ Landscape Setbacks (in ft.)2
From all Primary Image Corridor Rights -of -Way
(except Hwy 111) and from all Major and Primary Arterials 30/20
From all other Perimeter Street Rights -of -Way 20/10
' From residential districts and PR, OS & GC districts 30/15
Minimum setbacks from interior property lines within the
same project 0
' FAR means the gross floor area of all buildings divided by the building site area.
2 Landscape setback shall consist of landscaped area within the building. setback.
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CONCEPTUAL
CIRCULATION PLAN
71
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AVENUE 54
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AVENUE 52
AVENUE 54
Circulation
Circulation concepts proposed meet the
requirements of the La Quinta General Plan
Circulation Element by providing a hierarchy of
vehicular traffic with non -vehicular modes segre-
gated within.
Secured access points to and from arterial
streets are limited with locations providing opti-
mum safe traffic viewshed and operation.
Individual driveways are proposed with gener-
ous setbacks from neighborhood boulevards,
residential loop collector, and neighborhood
streets to further ingress and egress and a sense
of open space.
The existing street improvements on Avenue
52 currently are constsructed in a non -conforming
condition. The non -conforming standard results
from the construction of a portion of the improve-
ment prior to the adoption of the 1992 general
plan and the cross sections shown therein.
The exhibit shown below represents the
ultimate condition for improvements planned on
Avenue 52 adjacent to the project.
Major Arterial
Typical: Jefferson Street
i
114
Primary Arterial
Non -Conforming Existing Condition
5
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Desert Architecture
The concept of "desert architecture" will be
followed throughout the development of Oak Tree
West. This type of architecture may range from a
"Spanish Mission" to "Southwest Adobe", "Pueblo"
or "Territorial" styles.
The architectural integrity of the project will be
maintained through stringent controls and guide-
lines applied to each phase of the development.
All detailing will enhance and emphasize the
character of "Desert Architecture".
The base color of all structures will be limited
to the spectrum of white, cream, tan, sand, light
Housing
The housing element establishes standards
and plans for location and use of housing consis-
tent with the nature of the project. Unit character,
site plan features, building coverage, lot size and
height limits are specified for each housing type.
estate lots
Individual custom units with generous areas
for site amenities such as tennis courts and/or
pools.
single family
Detached living units built on an individual lot
given all required setbacks.
33
brown, mauve and other earth tones. Primary
colors will be allowed for accents only. Roofing
materials will be limited to concrete -based materi-
als for Spanish tiles or shake type tiles. Four
basic roof forms will be considered as acceptable:
hip, gable, shed and flat.
Signage concepts for the entire development
will also be subject to architectural review as well
as conformance to building and city planing
standards.
zero lot line
Single family units built on one side yard
property line creating access to private patio
areas between units.
cluster housing
Two story townhouse living units, clustered
along the golf course corridor, shall be designed
and oriented to create maximum golf course
frontage and privacy.
1•i
55
Office Commercial
The Ranch Specific Plan allows for the provi-
sion of 3.5 acres of Commercial Office space
generally located at the intersection of Jefferson
and Avenue 52.
Site Potential
* 3.5 acres
* 26,000 sq. ft. office
* 104 parking spaces
* 20% open space
Elevation
Section
66
Public Services & Utilities
Water
The Coachella Valley Water District (CVWD)
will provide domestic water through a distribution
system dedicated by the developer. Conservation
of domestic water usage will be further promoted
by the use of water saving fixtures.
Golf course irrigation will be provided by on-
site wells and existing lines with additional capac-
ity provided by the All American Canal. The
utilization of drought tolerant plant species
throughout the project will reduce irrigation con-
sumption.
Waste Water
The developer will dedicate sewer line ease-
ments and install sanitary sewage improvements
with the development in concert with sanitary
sewage improvements already in place on the
PGA West project.
Power
All overhead transmission lines will be routed
on Avenue 52 or Jefferson Street supplied by the
Imperial Irrigation District (IID). Internal distribu-
tion lines will be installed underground. An exist-
ing substation is East of the site which supplies
power requirements of the City of La Quinta, as
well as nearby development.
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Telephone
The City of La Quinta is served by the
General Telephone Company. Demands for the
city are presently being met by existing facilities.
Demands for service by the project are to be
borne by the developer.
Natural Gas
The Southern California Gas Company indi-
cates future natural gas distribution system to
supplement La Quinta will come east along the
alignment of Avenue 52 and/or west from
Jefferson Street.