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CT 13 1994
L
EXHIBIT
ff-CASE N0.
81IP4684
Travertine
Specific Plan of Land Use
City of La Quinta
Prepared for
Travertine Corporation
27 September 1994
The Keith Companies
71,
r
PUBLIC AGENCY
LA QUINTA PLANNING AND DEVELOPMENT DEPARTMENT
P.O. Box 1504, 78-495 Calle Tampico
La Quinta California 92253
TEL 619/777-7125 FAX 619/777-7011
Jerry Heiman, Planning and Development Director
Stan Sawa, Principal Planner
APPLICANT
TRAVERTINE CORPORATION
75-156 Pepperwood Drive
Indian Wells California 92210
TEL 619/346-4145 FAX 619/346-7451
James Lennon, President
CONSULTANT
THE KEITH COMPANIES
ENGINEERING
41-865 Boardwalk, Suite 101
Palm Desert California 92260
TEL 619/346-9844 FAX 619/346-9368
Mike Rowe, Division Manager
DEVELOPMENT SERVICES
Winchester Asset Management
41-865 Boardwalk, Suite 101
Palm Desert California 92260
TEL 619/340-3575 FAX 619/346-9368
PLANNING
22690 Cactus Avenue, Suite 300
Moreno Valley California 92553
TEL 909/653-0234 FAX 909/653-5308
Richard B. Stephens, Director of Planning
Tom Nievez, Senior Planner
John Harrison, Senior Planner
ENVIRONMENTAL
2955 Red Hill Avenue
Costa Mesa California 92626
TEL 714/540-0800 FAX 714/668-7191
Tom Holm AICD, Director of Environmental Services
Kim Ruddins, Environmental Planner
SUBCONSULTANTS
Thomas Olsen Associates, Inc.
2829 South State Street
Hemet California 92543
TEL 909/766-4655
FAX 909/766-4658
Joan R Callahan, Ph.D.
Travertine Specific Plan
TABLE OF CONTENTS
I. SUMMARY
A. PURPOSE & AUTHORITY
B. PROJECT
II. ENVIRONMENT
A.
LOCATION
B.
GEOLOGY
C.
SOILS
D.
TOPOGRAPHY
E.
SEISMICITY
F.
HYDROLOGY
G.
BIOLOGY
H.
EXISTING INFRASTRUCTURE
I.
GENERAL PLAN & ZONING
III. LAND USE PLAN
A. LAND USE SUMMARY
B. DEVELOPMENT REGULATIONS & STANDARDS
1. Residential
2. Commercial
3. Open Space/Recreational
C. DESIGN GUIDELINES
1. Community
2. Architecture
3. Landscape Architecture
IV. INFRASTRUCTURE PLAN
A.
CIRCULATION
B.
WATER
C.
SEWER
D.
GRADING & DRAINAGE
E.
UTILITIES
F.
PUBLIC FACILITIES/SERVICES
1. Transportation
2. Solid Waste
3. Fire Protection
4. Police Protection
5. Community Services
V. IMPLEMENTATION MEASURES & ADMINISTRATION
A.
PROCEDURES
B.
FINANCING PLAN
C.
PHASING PLAN
D.
MAINTENANCE PLAN
E.
AMENDMENTS
VI. APPENDICES
A. DESCRIPTION
B. ASSESSOR'S PARCEL MAPS
C. GLOSSARY
ii
1.
2.
3.
4.
5.
6.
7.
8.
9.
10.
11.
12.
13.
14.
15.
16.
17.
EXHIBITS
REGIONAL LOCATION MAP
LOCATION MAP
VICINITY MAP
AREA OWNERSHIP MAP
LAND USE PLAN
SOILS
ELEVATIONS
SLOPE ANALYSIS
SEISMICITY
HYDROLOGY / DRAINAGE
BIOLOGY
LAND USE / PLANNING AREAS
CIRCULATION PLAN
TYPICAL STREET SECTIONS
WATER / SEWER SYSTEM
GRADING PLAN
PRELIMINARY PHASING PLAN
iii
r Travertine Specific Plan
r
I. SUMMARY
A. PURPOSE & AUTHORITY
The Travertine Specific Plan creates a master -planned resort community
with a balanced mix of land uses and a quality environment through
comprehensive planning regulations, standards and design guidelines.
The purpose of this document is to provide a foundation for a variety of
uses on the Travertine property through the application of regulations,
standards and design guidelines. The Specific Plan, when adopted by
City legislative action, serves both planning and regulatory functions, as
well as establishing infrastructure service needs. It will be the major
device for implementing the General Plan on this property.
The Specific Plan is not a static document, inflexible, and unyielding to
change. It is based upon the best information available at the time of
its preparation. Because of socio-economic variation, it will become
necessary, on occasion, to make adjustments to the Plan to respond to
changing conditions. The ability to react to unforeseen change is an
important measure of the adequacy of any planning program.
It is the objective of this Specific Plan to: 1) establish the guidelines to
create a multi -use high quality resort oriented community; while at the
same time, 2) ensure the preservation of natural open spaces adjacent
the site.
The authority and procedures for this Specific Plan is described in
Chapter 9.16, General Plan and Specific Plan, La Quinta Municipal
Planning and Zoning Code. The Specific Plan shall be adopted in
accordance with the provisions of Article 8, Specific Plans, Section
65450 et seq. of the California Government Code
I
TRAVERTINE SUMMARY 1 I-1
r
E B. PROJECT DESCRIPTION
The Travertine Specific Plan encompasses approximately 909.2 acres in
the City of La Quinta at the northeastern base of the Santa Rosa
Mountains in the Coachella Valley.
The property is bounded by 60th Avenue to the north; 64th Avenue &
Bureau of Land Management land to the south; Madison Street to the
east; and Jefferson Street to the west.
The site is 1 mile south of PGA West and Lake Cahuilla in Section 33,
Township 6 South, Range 7 East, and Sections 3, 4 & 5 Township 7
South, Range 7 East, San Bernardino Base & Meridian, County of
Riverside, California.
The Travertine development proposes a variety of complimentary land
uses, including residential, commercial , and a resort/hotel facility.
Recreational opportunities will include two 18 -hole golf courses, and
tennis club in addition to the private recreational facilities provided in
the individual residential developments. Each general land use category
is briefly described below:
1. RESORT RESIDENTIAL
The project focuses on providing approximately 2,300 resort
homes oriented to the mountains, valley, and the two 18 -hole
championship golf courses within the community. The overall
project density will be 2.5 units per gross acre. This density is
consistent with the density range designated by the General Plan
of 2 to 4 units per gross acre.
The residential component of the Travertine community is
comprised of three residential product types; Estate Homes,
Resort Homes, and Villas. These products are to be situated on
lots ranging in minimum lot sizes 3,600, 7,200 and 20,000
square feet. A comprehensive discussion of each product type,
including design guidelines, development standards and
regulations is provided in Chapter III of this document.
2. COMMERCIAL
The project includes a 27.2 acre hotel/conference center site with
comprehensive visitor facilities. Also, a neighborhood -serving
commercial site of approximately 10 acres will accommodate
TRAVERTINE SUMMARY 1 1-2
community residents, visitors, and the adjacent community.
Each of the golf courses will be served by it's own clubhouse
facility which will include associated commercial uses.
3. OPEN SPACE/RECREATIONAL
The two golf courses, comprised of some 363 acres, or 40
percent of the total project site, will be integrated into the
residential development to enhance community identity. The
southern course will be for target golf with naturalized
landscaping. The northern course will have traditional
landscaping. Each course will have its own clubhouse and
related facilities, as well as maintenance facilities.
The proposed hotel/conference center will include tennis, spa and
other recreational facilities. The project proposes a separate
tennis club, which will be located in the southern portion of the
community, adjacent to the golf course, practice range and
abutting Madison Street. Additionally, many individual
residential planning areas will provide private swimming pools,
tennis clubs, and other recreational facilities.
TRAVERTINE SUMMARY 1 I-3
The overall land use summary for the Travertine development is provided in the
following Table 1 and depicted in Exhibit 5. A detailed analysis of land uses,
I « describing residential products and densities by Planning Area, is provided in Chapter
I III, Table 3 and Exhibit 12.
Travertine Specific Plan
OVERALL LAND USE TABULATION
Table 1
Land Use
Residential
Golf Course (north)
Golf Course (south)
Resort/Hotel
Tennis Club
Commercial
Maintenance
Master -planned Street
TOTAL
Acres % Units Density
481.2
51 2,300 4.94
180.5
20
182.4
20
27.2
3
3.7
1
10.0
1
4.1
1
20.1
2
909.2 100.0% 2,300
TRAVERTINE SUMMARY 1 1-4
2.53
SITE LOCATION
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MONUMENT I
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DIEGO
Travertine
Development
Regional Location Map
F1Exhibit 1
Travertine
Development
Location Map
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Exhibit 2
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Travertine
Development
Vicinity Map
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Exhibit 3
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!, COMPANIES
Travertine Developrnent
- -- _ La C-juinta, California
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VICINI TY MAP
COMPANIES11V THE KEITH
Planning • Engineering • Land Surveying
Environmental Services • Public Works let 619/346-9644
Water Resources • Landscape Architecture 1-619/3,16 - 936B
Quarry 1-7 mile~
-, 0,
J`i 11
LAND -USC SUMMARY
LAND USE
ACRES
FSIATES
s
13%
RESORT I-IOMES
2794
31%
VILLAS
84A
9%
GOLF COURSE .o.,
180.5
20%
GOLF COURSE .0
Y � ,r 1
20%
MAINTENANCE
4.1
• I
TENNIS CLUB
�
1/7%
RLSORT/I 10 TEL
27 2
3%
f
ti VILI ,% HOMES o
10.0
I%
VICINI TY MAP
COMPANIES11V THE KEITH
Planning • Engineering • Land Surveying
Environmental Services • Public Works let 619/346-9644
Water Resources • Landscape Architecture 1-619/3,16 - 936B
Quarry 1-7 mile~
-, 0,
J`i 11
LAND -USC SUMMARY
LAND USE
ACRES
FSIATES
11 7A
13%
RESORT I-IOMES
2794
31%
VILLAS
84A
9%
GOLF COURSE .o.,
180.5
20%
GOLF COURSE .0
182.4
20%
MAINTENANCE
4.1
1/2%
TENNIS CLUB
3.7
1/7%
RLSORT/I 10 TEL
27 2
3%
COMMERCIAL
10.0
I%
JEFFERSOi I ST.
20 ..1
2%
TOTAL 909.2 100%
Voll: GROSS ❑r NSl l A 2 � 1)[' %( 1;00 1 A'ITS I of AI..
SCORE CARD��olcln�'�uase
SCORE CARD sol:lll cocasr
Exhibit 5
0 200 400 600
Travertine Specific Plan
II. ENVIRONMENT
A. LOCATION
The project is approximately 20 miles east of Palm Springs; 75 miles
east of Riverside; and 125 miles east of Los Angeles. The site is
primarily within Section 33, Township 6 South, Range 7 East, and
Section 4 Township 7 South, Range 7 East, San Bernardino Base &
Meridian. Portions of the site are also within Sections 3 & 5, T7S,
R7E, SBB&M. The project is bounded by extensions of 60th Avenue
on the north; 64th Avenue on the south; Madison Street on the east; and
Jefferson Street on the west. The extension of 62nd Avenue would
bisect the project.
The Travertine Specific Plan is located in the City of La Quinta on the
southern edge of the Coachella Valley at the base of the Santa Rosa
Mountains.
ADJACENT LAND USES
North
The Lake Cahuilla County Park is north of the property, and Lake
Cahuilla is approximately 1 mile further north. Also approximately 1
mile north of the site, is the PGA West development. PGA West
comprises a residential community and four world-famous golf courses:
Pete Dye's TPC Stadium Course, Arnold Palmer Course, Jack Nicklaus
Resort Course and Jack Nicklaus Private Course. Travertine is
approximately 1 mile southeast of The Quarry at La Quinta, a golf
course resort and residential development.
South
The Martinez Slide forms the southern boundary of the project. The
Bureau of Land Management overseas this geologic formation
TRAVERTINE ENVIRONMENT II II -1
East
Vacant, private lands adjoin the site to the east, and the All American
Canal parallels the property boundary. Properties east of the canal are
devoted to agriculture.
West
Vacant, private lands adjoin the site to the west, and the Guadalupe
Creek enters the property at the northwestern border.
B. GEOLOGY
The site lies on an alluvial fan deposited by the Santa Rosa Mountains.
The Martinez Slide on the southern edge of the property is a seven -mile
long geological formation created by shifting surface material from
Martinez Mountain.
C. SOILS
The property is comprised of various soil types, including Carrizo and
Carsitas sands. Rock outcrops also are found on the site. Exhibit 6
describes the soil types that are present on the project site.
D. TOPOGRAPHY
As depicted in Exhibit 7, the Travertine property is comprised of broad,
gently sloping alluvial fans that are typical of the western portions of
-the Coachella Valley. These --alluvial fans originate in the Santa Rosa
Mountains which border the Coachella Valley and the project site on the
west side. The southern boundary of the project site lies at the base of
the Martinez Rock Slide, a seven -mile long geologic formation of
slumped mountain slopes.
Elevations range from as low as 30 feet above mean sea level (msl) at
the northeastern boundary to over 530 feet msl at the southwestern
corner. The site is generally flat with 5% slopes generally downward
from the south and west. There are no significant on-site topographic
features with the exception of some outcroppings on the northern end of
the property.
TRAVERTINE ENVIRONMENT II II -2
As outlined below and illustrated in Exhibit 8, approximately 793 acres,
or 90 percent of the site, is comprised of land with slopes of less than
10 percent. The steeper areas, those with slopes greater than 20
percent, are confined to approximately 47 acres, or 5 percent of the
project site, and are generally located in the southern portions of the
property.
slope Cate ol
Acres
% of Site
0.0 - 10.0%
792.94
90.1
10.0 - 12.5%
18.80
2.1
12.5 - 15.0%
10.74
1.2
15.0 - 17.5%
6.72
0.8
17.5 - 20.0%
4.41
0.5
20.0%+
46.88
5.3
E. SEISMICITY
The project site, as is the entire Southern California region, is subject to
groundshaking/earthquake activity. As established by the County of
Riverside, the project site is located within a region designated as
Groundshaking Zone III. Exhibit 9 illustrates the relationship of the
project site to both the San Andreas and San Jacinto earthquake faults.
F. HYDROLOGY
Bordered by the Santa Rosa Mountains to the west and the Martinez
Slide to the south, the project site accepts flows from the mountains and
drains generally from the west to the east and north. The site also
contains several small drainage courses that flow from the higher
elevations. Exhibit 10 illustrates both the existing hydrologic
characteristics and conditions of the project site, as well as the
conceptual drainage improvements that would accommodate the
proposed development.
G. BIOLOGY
The vegetation which presently occupies the project site can be
characterized as a sparse desert scrub biotic community. The plant life
found on the site, illustrated in Exhibit 11, is comprised primarily of
TRAVERTINE ENVIRONMENT II II -3
Creosote Bush, White Bursage, and Mesquite. A few Palo Verde and
Smoke trees exist on the site along natural arroyo drainages, while
several types of cactus are scattered across the alluvial fan which
comprises most of the site. A mature, cultivated vineyard presently
exists and occupies most of the northern portion of the project site,
providing a sharp contrast to the naturally brown desert landscape
common to the area.
In terms of animal life, larger mammals are not commonly found
occupying the project site, and can be considered to be locally absent.
Various birds and several small reptiles do inhabit the project site,
however, although none of any resource significance. Evidence of
smaller mammals, such as jackrabbits and cottontails can also be found
on the property.
A comprehensive description of the natural resources that exist on the
site, as well as an analysis of the impacts of the project on those natural
resources will be provided in the environmental documentation that is
required for the project application.
H. EXISTING INFRASTRUCTURE
The site is presently served with electric power which is used to pump
vineyard irrigation water from the existing wells. Chapter IV of this
document describes those infrastructure improvements that will be
required to serve the development in the future.
I. GENERAL PLAN & ZONING
1. Land Use Element
Low Density Residential
Policy 2-1.1.5
A Low Density Residential (LDR) category shall be established
on the Land Use Policy Diagram. The density standard for this
category shall range from 2-4 DU/AC. The maximum density
shall be 4 DU/AC. The general residential product type shall be
characterized by one to two-story, single-family detached homes
on large or medium size lots and/or clustered one to two-story,
single-family attached units in projects with generous amounts of
TRAVERTINE ENVIRONMENT II II -4
open space, subject to conditions for varying residential use
guidelines as specified in Policy 2-1.1.9. Appropriate locations
of LDR uses shall include all areas of the City except the
Village, along Highway 111 and in open space areas.
Specific Plan
Policy 2-1.1.9
MHDR and HDR uses will be allowed to locate in areas
designated on the Land Use Policy Diagram as LDR, providing:
■ A Specific Plan application is filed and the overall project
density is consistent with the underlying Land Use Policy
Diagram density;
■ The MHDR and HDR uses are part of a mixed-use,
planned development;
■ Utilities/transportation facilities are designed to
accommodate the MHDR and HDR uses;
■ MHDR or HDR uses are located adjacent to or in close
proximity to arterial roadways and intersections;
■ HDR or MHDR uses buffer VLDR, LDR and/or MDR
uses from commercial uses and arterial roadways;
■ MHDR and/or HDR uses are located in close proximity
to park/open space uses such as neighborhood and
community parks, schools or other recreational facilities.
If not located in close proximity to these uses, the
MHDR and/or HDR uses must provide substantial
recreational amenities within the development;
The 900 -acre Travertine site has the General Plan designation of
Low Density Residential (2-4 DU/AC) which translates as a
range of 1,800 to 3,600 residential units. The proposed
development has a target of 2.5 DU/AC for a maximum yield of
2,250 units-- 1,350 units less than the maximum allowed per the
General Plan.
TRAVERTINE ENVIRONMENT II II -5
1
Population
Travertine is projected to have a population of 4,275 assuming
1.9 persons/household which accounts for both permanent and
seasonal residents.
Neighborhood Commercial
Policy 2-4.2.1
The NC category shall provide areas for businesses offering the
provision and sale of food, drugs, sundries and personal services
which meet the daily needs of an immediate neighborhood trade
area. Typical neighborhood commercial trade area populations
range from 3,000 to 6,000 people. Typical businesses allowed in
the NC category include grocery supermarkets, drugstores, eating
and drinking establishments, automobile service stations,
personal services, such as a laundry and barber salon, and small
scale administrative/professional offices, such as medical
services, finance, insurance and real estate offices.
Policy 2-4.2.2
The maximum F.A.R. of a project in the NC category shall be
0.25. The maximum building height shall be two stories.
Projects in NC areas shall be located on sites which are a
maximum of 20 acres in size and shall be located on, and shall
directly access, arterial streets.
The Travertine Specific Plan provides approximately 9 acres of
neighborhood commercial to serve the development and adjacent
community.
Tourist Commercial
Policy 2-6.2.1
The TC category shall provide for a narrow range of specialized
uses oriented to tourist and resort activity. The TC category
includes destination resort hotels, convention -oriented
hotels/motels, eating and drinking establishments, accessory retail
and personal service shops, and recreational uses such as golf,
tennis, and equestrian facilities. The size of these facilities will
vary with many of a region -wide interest.
Policy 2-6.2.2
TRAVERTINE ENVIRONMENT II II -6
The maximum building height of projects in TC areas shall be
three stories.
Policy 2-6.2.3
The development of hotels and related tourist -oriented uses is
highly desirable to provide a future revenue base for the City.
The Resort/Hotel site encompasses approximately 28 acres; two
golf course clubhouse sites contain over 7 acres; and the
Travertine Tennis Club includes about 4 acres. The combined
Tourist Commercial land within the Travertine Specific Plan
exceeds 40 acres.
Golf .-nurse
Policy 2-6.4.5
A Golf Course Open Space (G) category shall be established on
the Land Use Policy Diagram. The Golf Course category shall
provide for the preservation and protection of golf course open
space areas in the City. Golf course open space areas not
designated on the Land Use Policy Diagram shall be added to
the Land Use Policy Diagram subsequent to the approval of a
grading plan and/or when development occurs. A General Plan
amendment is not necessary to add specific golf course mapping
which is part of an approved project area and which meets the
other requirements of this policy. However, a General Plan
amendment shall be required to change a designated golf course
area to a completely different use.
Travertine's two golf courses exceed 367 acres of open space.
The golf courses are supported by maintenance facilities,
comprised of 4.1 acres.
TRAVERTINE ENVIRONMENT II 11-7
Travertine
Development
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RU Rubble land
Soils
Exhibit 6
0 200 400 800
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Development
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OMES
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48" RCP Culy, to its natural pattern
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GOLF
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ACTIC GOLF
RANGE ,- a VILLA HOMES a
Open Channel
•' B = 15', D = 8', Z = 1.5 RESORT HOrEL
Conc. Trap. Channel 13
COMMERCIAL
TENNIS CLUB �` a
9
10 Ac -ft 19 Ac -ft
3761 cfs AINTENAN E 1500 cfs
Detention Basin 809 cfs Detention Basin 22 Ac -ft
m
Broad Weir Structure Detention Basin
to release water to its
nahlral nattem
Hydrology/
Drainage Plan
Exhibit 10
0 200 400 800
ti
Travertine
r Development
I
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Quarry 1.7 miles
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0 200 400 800
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THE KEITH
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Travertine Specific Plan
III. LAND USE PLAN
A. LAND USE SUMMARY
As illustrated in Exhibit 5 in Chapter I, the Travertine development will
be comprised of a variety of land uses oriented around the two golf
courses planned for the community. Three residential products types are
proposed; Estate Homes, Resort Homes and Villas. A 10 -acre
neighborhood commercial site is proposed to meet the needs of both the
residents of Travterine and also the daily needs of those visting the
community. Additionally, a 27 -acre resort/hotel facility will serve the
recreational visitors. A Tennis Club, situated on 3.7 acres, will provide
additional rcereational opportunities to the residents and visitors of the
Travterine community.
Table 1 of Chapter I identifies the overall land use summary planned
for the property. The land use plan is illustrated in Exhibit 5, Chapter I.
The proposed land use plan has been further delineated by Planning
Area, as depicted in Exhibit 12, and as brought out in the following
Table 3.
TABLE 3
LAND USE SUMMARY
LAND USE
ACRES
PERCENT
Residential
481.2
51.0%
Golf Course
362.5
40.0%
Maintenance
4.1
0.5%
Tennis Club
3.7
0.5%
Resort/Hotel
27.2
3.0%
Commercial
10.0
1.0%
Jefferson Street
20.1
2.0%
TOTAL;
909.2
100.0%
TRAVERTINE LAND USE PLAN III -I
For the purposes of ensuring orderly planning and development phasing of the
property in the future, the overall Land Use Plan has been delineated by Planning
Area. The Planning Areas provide more detailed direction as to land use, intensity and
total numbers of dwelling units. The exact acreages of these Planning Areas will be
determined at the Tentaive Map stage of development. Adjustments and refinements
in acreages and subsequent dwelling unit counts may vary from the figures stated
herein by 10 percent without the need for an amendment to this Specific Plan. Table
4 and Exhibit 12 identify the land use plan by planning areas.
TABLE 4
TOTAL: 909.2 2.5 230
TRAVERTINE LAND USE PLAN 111-2
LAND USE/ PLANNING AREAS
PLANNING
LAND USE ACREAGE
AVG.
DWELLING
AREA
DENSITY
UNITS
REI
Very Low Density Residential
17.7
2.0
35
RE2
Very Low Density Residential
99.7
2.0
199
RR1
Medium Density Residential
57.1
4.6
1
264
RR2
Medium Density Residential
66.7
4.6
307
RR3
Medium Density Residential
46.1
4.6
214
RR4
Medium Density Residential
57.1
4.6
q264
RR5
Medium Density Residential
52.4
4.6
243
�-7j7.
VRI
Medium/High Density Residential
13.3
9.2
121 ,
VR2
Medium/High Density Residential
71.1
9.2
653/
GC N
Golf Course
180.5
GC S
Golf Course
182.4
MN 1
Maintenance
3.2
MN 2
Maintenance
0.9
TC
Tennis Club
3.7
R/H
Resort/Hotel
27.2
C
Commercial
10.0
-
Jefferson Street ROW
20.1
TOTAL: 909.2 2.5 230
TRAVERTINE LAND USE PLAN 111-2
F:R
RR 4
57.1 acm,
RR 5
QC 52.4 acres
{II d
GC cep f
.v
.l
GG VR 2
71.1 acres
Q
o .a
TC
3.7 acres �r e
MN 1
Travertine
Development
Qaury 1.7 mils
ci
RR I
f 57.1 acres
17
9
y, Ih Y rr.-
Gl: Sam_ yy Jr
RR 2 0 �U o`rf
66.7 errorMN
v o nnw
9 acres
i t
RR 3
4aka, r7
4:
i
f_.ANDXSE 1 PI.ANNiNG AREAL
GCPLANNING AVG. DWELLING
\ r ANA IIAND-USE &CM DENSIOC UNN1TS
f' 1.
CC v RE 1 Very Low Density Residential 17.7 2.0 35
r RE 2 Very Low Density Residential 99.7 2.0 199
y �u RR 1 Medium Density Residential 57.1 4.6 264
a a 3 RR 2 Medium Density Residential 66.7 4.6 307
RR 3 Medium Density Residential 46.1 4.6 214
RR 4 Medium Density Residential 57.1 4.6 264
RR 5 Medium Density Residential 52.4 4.6 243
VR i Medium High Density Res. 13.3 9.2 121
VR 1 VR 2 Medium High Density Res. 71.1 9.2 653
13.3 acres GC N Golf Course 180.5
GC 5 Golf Course 182.4
MN 1 Maintenance 3.2
MN 2 Maintenance .9
TC Tennis Club 3.7
C Resort/Hotel 10.2 Land Use/Planning Areas
zX RM C Commercial 10.0
272 .ere, Jefferson Street 20.1
.
1] C
10.0 acro TOTAL 909.2 2.5 2300
Exhibit 12
0 200 400 800
r ��
c v
m
B. DEVELOPMENT REGULATIONS &
STANDARDS
ESTATE HOMES
a. Permitted Uses
1) One -family dwellings
2) Home occupations.
3) Temporary real estate tract offices, to be used only for
and during the original sale of the development, but not
to exceed a period of two years in any event.
4) Second Units per the La Quinta Municipal Code.
5) Small and large family day care homes pursuant to the
State Health and Safety Code.
6) Residential care facilities, where the number of residents
under care is six (6) or fewer, pursuant to the State
Welfare and Institutions Code.
b. Development Standards
1) Building height shall not exceed two stories, with a
maximum height of thirty-five feet (35').
2) Lot area shall be not less than twenty thousand square
feet (20,000 sf).
3) The minimum average width of that portion of a lot to be
used as a building site shall be eighty feet (80') with a
minimum average depth of one hundred twenty-five feet
(125'). That portion of a lot used for access on "flag"
lots shall have a minimum width of thirty feet (30'), not
to exceed one hundred fifty feet (150) in length.
4) The minimum frontage of a lot shall be seventy-two feet
(72'), except that lots fronting on knuckles or cul-de-sacs
may have a minimum frontge of forty feet (40').
5) The front yard shall be not less than thirty feet (30'),
measured from the existing street line or from any future
street line as shown on any specific plan of highways, or
general plan, whichever is nearer the proposed structure.
6) The rear yard shall not be less than twenty feet (20').
7) Automobile storage space shall be provided as required
by the La Quinta Municipal Code.
8) Minimum gross livable area shall be one thousand six
hundred square feet (1,600 sf), excluding the garage, as
measured from the exterior walls of the dwelling.
TRAVERTINE LAND USE PLAN III -4
9) Mechanical and Related Equipment. When ground -
mounted, heating and cooling mechanical equipment shall
be screended from all sides. When equipment is located
on pitched roofs or flat roofs, wills and/or screening must
be provided on all sides. The screening must be an
integral part of the architectural design of the house.
10) Landscaping. The front yard of all lots, and in addition,
the side yard of corner lots, shall be landscaped to
property line per the requirements of the Design
Guidelines.
11) Screening. Refuse container areas and permanently
mounted bottled gas tanks shall be concealed by
landscaping or block/masonry walls.
12) Underground Utilities. All electric services, overhead
wires, or associated structures must be installed
underground from the service pole (if any) to the new
residence.
13) Driveway Materials. The driveway shall be surfaced with
concrete and constructed in accordance with city
standards.
14) Lighting. All exterior lighting shall be located and
directed so as not to shine directly on adjacent properties
or otherwise create a nuisance.
15) Fencing. Refer to the Design Guidelines.
2. RESORT HOMES
a. Permitted Uses
1) One -family dwellings.
2) Home occupations.
3) Temporary real estate tract offices to be used only for
and during the original sale of the development, but not
to exceed a period of two years in any event.
b. Development Standards
1) Building height shall not exceed two stories, with a
maximum height of twenty-eight feet (28').
2) Lot area shall be not less than seven thousand two
hundred square feet (7,200 sf).
3) The minimum average width of that portion of a lot to be
used as a building site shall be sixty feet (60') with a
minimum average depth of eighty (80').
TRAVERTINE LAND USE PLAN 111-5
4) The minimum frontage of a lot shall be sixty feet (60'),
except that lots fronting on knuckles or cul-de-sacs may
have a minimum frontge of thirty-five feet (35').
5) The front yard shall be not less than twenty feet (20'),
measured from the existing street line or from any future
street line as shown on any specific plan of highways, or
general plan, whichever is nearer the proposed structure.
6) The rear yard shall not be less than ten feet (10').
7) Automobile storage space shall be provided as required
by the La Quinta Municipal Code.
8) Minimum gross livable area shall be one thousand feet
(1,000 sf), excluding the garage, as measured from the
exterior walls of the dwelling.
9) Mechanical and Related Equipment. When ground -
mounted, heating and cooling mechanical equipment shall
be screended from all sides. When equipment is located
on pitched roofs or flat roofs, wills and/or screening must
be provided on all sides. The screening must be an
integral part of the architectural design of the house.
10) Landscaping. The front yard of all lots, and in addition,
the side yard of corner lots, shall be landscaped to
property line per the requirements of the Design
Guidelines.
11) Screening. Refuse container areas and permanently
mounted bottled gas tanks shall be concealed by
landscaping or block/masonry walls.
12) Underground Utilities. All electric services, overhead
wires, or associated structures must be installed
underground from the service pole (if any) to the new
residence.
13) Driveway Materials. The driveway shall be surfaced with
concrete and constructed in accordance with city
standards.
14) Lighting. All exterior lighting shall be located and
directed so as not to shine directly on adjacent properties
or otherwise create a nuisance.
15) Fencing. Refer to the Design Guidelines.
3. VILLAS
a. Permitted Uses
1) One -family dwellings.
2) Two-family dwellings, multiple family dwellings,
bungalow courts and apartment houses.
TRAVERTINE LAND USE PLAN III -6
3) Home occupations.
4) Temporary real estate tract offices to be used only for
and during the original sale of the development, but not
to exceed a period of two years in any event.
5) Churches, educational institutions, public libraries,
museums and art galleries not operated for compensation.
b. Development Standards
1) Building height shall not exceed two stories, with a
maximum height of twenty-eight feet (28').
2) Lot area shall be not less than three thousand six hundred
square feet (3,600 sf).
3) The minimum average width of that portion of a lot to be
used as a building site shall be thirty-six feet (36') with a
minimum average depth of eighty (80').
4) The minimum frontage of a lot shall be thirty-six (36'),
except that lots fronting on knuckles or cul-de-sacs may
have a minimum frontge of twenty-four feet (24').
5) The front yard shall be not less than ten feet (10'),
measured from the existing street line or from any future
street line as shown on any specific plan of highways, or
general plan, whichever is nearer the proposed structure.
6) The rear yard shall not be less than ten feet (10').
7) Automobile storage space shall be provided as required
by the La Quinta Municipal Code.
8) Minimum gross livable area shall be eight hundred square
feet (800 sf), excluding the garage, as measured from the
exterior walls of the dwelling.
9) Mechanical and Related Equipment. When ground -
mounted, heating and cooling mechanical equipment shall
be screended from all sides. When equipment is located
on pitched roofs or flat roofs, wills and/or screening must
be provided on all sides. The screening must be an
integral part of the architectural design of the house.
10) Landscaping. The front yard of all lots, and in addition,
the side yard of corner lots, shall be landscaped to
property line per the requirements of the Design
Guidelines.
11) Screening. Refuse container areas and permanently
mounted bottled gas tanks shall be concealed by
landscaping or block/masonry walls.
12) Underground Utilities. All electric services, overhead
wires, or associated structures must be installed
TRAVERTINE LAND USE PLAN 111-7
4
a.
underground from the service pole (if any) to the new
residence.
13) Driveway Materials. The driveway shall be surfaced with
concrete and constructed in accordance with city
standards.
14) Lighting. All exterior lighting shall be located and
directed so as not to shine directly on adjacent properties
or otherwise create a nuisance.
15) Fencing. Refer to the Design Guidelines.
COMMERCIAL
Permitted Uses
1) Antique shops
2) Appliance stores
3) Art Supply shops and studios
4) Auditoriums and conference rooms
5) Bakery shops
6) Banks and financial institutions
7) Barber and beauty shops
8) Bars and cocktail lounges
9) Book stores
10) Catering services
11) Cleaning and dyeing shops
12) Clothing stores
13) Confectionery or candy stores
14) Costume design studios
15) Dance halls
16) Delicatessens
17) Department stores
18) Drug stores
19) Dry goods stores
20) Employment agencies
21) Florist shops
22) Food markets and frozen food lockers
23) Gasoline service stations
24) Gift shops
25) Hotels, resort hotels and motels
26) Hobby shops
27) Ice cream shops
28) Interior decorating shops
29) Jewelry stores
30) Laboratories, film, dental, medical, research or testing
TRAVERTINE LAND USE PLAN III -8
31) Laundries and laundromats
32) Leather goods stores
33) Liquor stores
34) Locksmith shops
35) Massage parlors, turkish baths, health centers
36) Meat markets
37) Music stores
38) News stores
39) Notions or novelty stores
40) Offices, including business, law medical,
dental,chiropractic, arthitectural, engineering, community
planning, real estate
41) Paint and wallpaper stores
42) Pet shops and pet supply shops
43) Photography shops and studios
44) Plumbing shops
45) Printers or publishers
46) Produce markets
47) Radio and television broadcasting studios
48) Refreshment stands
49) Restaurants and other eating establishments
50) Schools, business and professional, including art, barber,
beauty, dance, drama, music and swimming
51) Shoe stores and repair shops
52) Signs, on-site advertising
53) Sporting goods stores
54) Stained glass assembly
55) Stationery stores
56) Stations, bus, railroad and taxi
57) Taxidermist
58) Tailor shops
59) Telecommunications centers
60) Theaters, not including drive-in
61) Tobacco Shops
62) Tourist information centers
63) Toy shops
64) Travel agencies
65) Watch repair shops
The following uses are permitted, together with outside storage and display of
materials appurtenant to such use, provided a plot plan has been approved
pursuant to the provisions of the La Quinta Municipal Code.
1) Bicycle sales and rentals
2) Fishing and casting pools
TRAVERTINE LAND USE PLAN 111-9
3) Golf cart sales and service
4) Hardware stores
5) Parking lots and parking structures
6) Sports and recreational facilities, not including motor
driven vehicles and riding academies, but including
archery ranges, athletic playgrounds, sports arenas,
skating rinks, stadiums, and commercial swimming pools
b. Development Standards
1) There is not minimum lot area requirement.
2) There are no yard requirements for buildings which do
not exceed thirty-five feet (35') in height.
3) All buildings and structures shall not exceed fifty feet
(50') in height, unless a height up to seventy-five feet
(75') is specifically permitted under the provisions of the
La Quinta Municipal Code.
4) Automobile storage space shall be provided as required
by the La Quinta Municipal Code.
5. OPEN SPACE/RECREATIONAL
a. Permitted Uses
1) Golf courses and appurtenant facilities, including
clubhouses. A clubhouse is permitted to have customary
retail shop and retaurant facilities.
2) Noncommercial community association recreation and
assembly buildings and facilities.
3) Lakes, including noncommercial fishing therefrom
4) Picnic grounds
5) Parking lots, only for above -listed permitted uses,
pursuant to the provisions of the La Quinta Municipal
Code
6) Water wells and appurtenant facilities
7) On-site identification signs, maximum size, ten square
feet (10 sq ft).
8) Riding academies and stables, provided a conditional use
permit has been granted
b. Development Standards
1) Lot area. This zone is applied to those areas within
subdivisions and other residential development that
TRAVERTINE LAND USE PLAN III -10
provide open space and recreational area and facilities for
the project. Therefore, no minimum lot size is
established for the zone.
2) Yards. Whenever a building is to be constructed on a lot
in this zone, it shall have a front yard, side yard and rear
yard, each of which shall be not less than fifty feet (50').
If more than one building is constructed on one lot, there
shall be not less than twenty feet (20') separation between
the buildings.
3) Trash Areas. All trash collection areas shall be enclosed
with a solid fence or wall not less than six feet (6) high.
4) Automobile storage space shall be provided as required
by the La Quinta Municipal Code.
5) All buildings and structures shall not exceed fifty feet
(50') in height, unless a height up to seventy-five (75') is
specifically permitted under the provisions of the La
Quinta Municipal Code.
C. DESIGN GUIDELINES
1. COMMUNITY
a. Purpose & Intent
The Design Guidelines have been developed to achieve a quality
and cohesive design concept for the community that will develop
within the Travertine Specific Plan.
b. Theme
The project wide theme of the community is best described as
"Desert". Individual "villages" shall contain details which are
consistent with recognized features of one of these traditional
desert styles: Mission, Southwest Traditional, Spanish Colonial,
or Territorial.
Designs for the Travertine Community may be contemporary or
traditional interpretations of these styles, as long as they are
comprised of a consistent and appropriate design vocabulary that
is true to the principles of the style as possible, within the
constraints of location, program and budget. It is the intention
of these guidelines to foster a community of unique
environmental design solutions that are appropriate for the
project, rather than stage set, or "doll house" architecture.
TRAVERTINE LAND USE PLAN III -11
2. ARCHITECTURE
The integrity of the architectural character of the project will be
maintained through the application of the guidelines stipulated
within this plan throughout the entire site, and for each village.
Every development proposal for the Travertine Specific Plan
shall be reviewed by the City of La Quinta Planning Director to
assure it's conformance with the intent of the architectural
guidelines stated and illustrated within this document. However,
it is intended that other suitable designs which are not
specifically mentioned in this document, but are consistent with
the initial theme, may be considered and approved for use.
a. Color
The base colors of all structures shall be limited to a
palette of white, cream, tan, sand, light brown, mauve and
other colors considered to be "earth tones". Primary
colors may be used for accent only.
b. Materials
Roofing material shall be limited to ceramic or concrete -
based materials, either flat or round -shake type tiles.
3. LANDSCAPE ARCHITECTURE
The primary purpose of the design guidelines for landscape
architecture is to ensure that lanscape treatments and materials
utilized in Travertine will enhance the high quality impression to
be acheived while also complimenting the physical design and
architectural features of the community.
The Conceptual Master Landscape Plan illustrated in Exhibit
_, identifies the overall landscape concept that will tie the
community together in terms of consistent and complimentary
landscape treatments throughout the site.
TRAVERTINE LAND USE PLAN III -12
r
Travertine Specific Plan
IV. INFRASTRUCTURE PLAN
A. CIRCULATION
Exhibit 13 illustrates the Conceptual Circulation system proposed to
serve the Travertine community. Jefferson Street will provide access to
the project site from the north, entering the project site at the northwest
corner and paralleling the western project boundary. Jefferson Street
then makes a broad and sweeping curve to the east and transitions into
62nd Street. 62nd Street will offer access to the site from the east. The
project site also abuts Madison Street on the eastern boundary. The
primary entry into the Travertine community will take place at the
intersection of 62nd Street and Madison Street. As illustrated in Exhibit
14, Jefferson Street, 62nd Street and Madison Street will all be
improved as Secondary Arterial streets, with a right-of-way of 88 feet,
curb -to -curb -dimension of 64 feet, and a 12 foot parkway on each side
of the street with sidewalks and landscaping.
A series of local streets emanating from Jefferson Street and 62nd Street
will serve the residential neighborhoods of the community. These local
streets will have a typical right-of-way of 60 feet, curb to curb distances
of 36 - 40 feet, and 10 - 12 foot parkways. Additionally, cul-de-sacs
are planned to be utilized in certain local conditions within the project.
The cul-de-sac streets will be comprised of 50 foot right-of-way, 32 - 36
foot curb to curb dimensions, and parkways of 7 - 9 feet on each side of
the street.
Exhibit 14 identifies the typical street cross sections and standards that
will be utilized in the Travertine development.
B. WATER
Coachella Valley Water District has jurisdiction over domestic water
service to the Travertine project. Currently, domestic water service
lines exist in the area of the intersection of 58th and Madison, at the
PGA West location. The development of project site will require the
drilling of wells and the installation of service connections for on-site
TRAVERTINE INFRASTRUCTURE PLAN IV -1
r
domestic water service.
Exhibit 15 identifies the conceptual on-site water serve facilities that are
required to provide domestic water to the community. As noted above,
wells are required to be improved to serve the project site, with one
well operable and available prior to the issuance of the first Certificate
of Use and Occupancy. The project site will be served with a twenty-
four inch main line within Jefferson Street/62nd street alignments.
Twelve -inch lines will then feed off the main line to serve the
individual developments along these public streets. Precise locations,
alignments and sizes of water service facilities will be determined at the
Tentative and Final Map stage of development, per City regulations and
standards.
C. SEWER
The project site is presently served by Coachella Valley Water District.
The nearest existing sewer lines are located at 58th and Madison, at the
PGA West site, approximately seven miles from the project boundaries.
The on-site sewer facilities and improvements are shown on Exhibit 15.
The facilities are comprised of a series of eight -inch sewer lines serving
the individual developments and flowing into the main sewer line
located within the Jefferson Street/62nd Street alignments. The main
sewer line increases in size as it proceeds eastward, ranging in size from
eight inches on the west side to twenty-four inches at Madison Street,
where the line exits the project site. Final design criteria, location,
alignment and sizing of sewer facilities will be determined at the
Tentative and Final Map stage of development, pursuant to the
processes and specifications of the City of La Quinta. Additionally,
individual development within the community will participate in those
applicable assessment programs for the improvement of sewer facilities.
D. GRADING & DRAINAGE
As depicted on Exhibit 16, the conceptual grading plan for the
development is consistent with the Hillside Conservation regulations of
the City in that it avoids those areas with slopes greater than 20 percent.
The area proposed to be graded is generally comprised of slopes of
between 0 and 10 percent. The grading will maintain the natural
orientation and drainage of the land. Future Tentative Maps will
include detailed grading plans for review and approval by the City of La
TRAVERTINE rNFRASTRUCTURE PLAN IV -2
r
Quinta.
The Conceptual Drainage plan for the Travertine development, as
F illustrated in Exhibit 10, ensures that all residents of the community, as
well as downstream properties, will be protected from periodic flooding
(1 that is experienced in the region. Exhibit 10 identifies the existing
II flows that come on to the project site, generally from the south and
west. The plan also identifies the location, type and size of the various
storm drain lines and facilities that are currently anticipated to be
required to transmit storm runoff flows. More detailed engineering and
design, consistent with design standards established by the City and
Coachella Valley Water District, will be completed at the Tentative Map
and Final Map stages of development, resulting in the precise location,
alignment and sizing of all drainage facilities.
TRAVERTINE INFRASTRUCTURE PLAN IV -3
ESTATE HOMES
O
F-STATFiNOMES I
RESORT }TOMES
ESTATE Z
HOMES
i
RESORT IIOMES
4
A
a
B
RESORT HOMES.,
A t/ �,
a �
ESTATE HOMES
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9
nom® �o 17
VILLA HOMES
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rGOLF
F � VILLA HOMES a
a
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. RESORT HOTEZ
9
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TENNIS CLUBz
GOLF
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� �rMAIWENANCE
ESTATE HOMES
O
FSTATF HOMES I
ESTATE
HOMES
_ RESORT HOMES
Travertine
Development
Jl
� +PP.ACTICE EST61M. HQMES
/J RESORT HOMES Y MANGE
RES,6RT HOMES Q
CLUB t A
OOI.F HOUSE
16 9
GO I' GOLF
z
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OLf..'• MAINTENANCE••
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14 2
f.. V __' - _ ..
RESORT HOMES -,� • _ \ _ RESORT HOMES .
0
Secondary Arterial
" Local Street
GOLF
ESTATE HOMES
3 VICQ'M MAP
Q� CLUB HOUSE OLF
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VILLA HOMES
IB `�
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FLANGEVILLA HOMES 0
o °
RESORT HOTEE
°
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_ COMMERCIAL
TENNIS CLUB
b LF
I x
----I-- MAIN TENANCE
Qua" 1.7 miles
Circulation Plan
Exhibit 13
0 200 400 800
Travertine
Development
Typical Street Sections
Secondary Arterial
Local Street
60'
Cul -De -Sac
I
q.
Exhibit 14
Travertine
Development
FSTATEUOMES I
Querty 1.7 mild
ESTATE -HOMES -�4� I • ��c .
6
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8
4b 0 0 is
`Neaa�aaf llfilfl�#�NN/iu#iliylul .�01MA•a3
o - RESORT HOMES
3 •+ ci 8 2 f! a ♦ RESORT HOMES I PRACT�iC EST67 99MES ,
1 G yRANGE ` �.
ESTATE Q •���` w v
HOMES
I
r RESORT HOMES
CLUB
\ 7 s..a•aaa • � a ff --� 7 ,.D GOLF ,HO SE
1 f:
12
•
GOL
OPE M SPACE fl
GOLF GOLF .i' 8 ` •.+.
f - ESTATE v,
frif-
HOMES I � :-
1 `..••,..= • LF. •-- MAINTENANCE
\',�_ --S • RESORT HOMES
S i
• _ RESORT HOMES - -- RESORT HOMES' -
�� Water
Y —� •- _ � s«aaaa«aa«
OLF G ..?
., Sewer
1.
'ESTATE HOMES +
a*
� a
CLUB HOUS
a .GOLF
17�
• p�� 18: `• `` .- VILLA HOMES
�° Water/Sewer Plan
O .
CTIC GOLF
RANGE VILLA HOMES o
q
RESORT HOTEL
Exhibit 15
18!! COMMERCIAL
TENNIS CLUB ° n M 0 200 400 800
o , GOLFea
_
MAINTENANCE 10 <
THE KEITH COMPAN
Travertine
Development
Quam 17 miles
�F
EST6TCE H9Mis .
Grading Plan
Exhibit 16
it 200 400 BOO
1 � �
I
r' E. UTILITIES
Southern California Gas Company provides the natural gas to the
project site. Electric service to Travertine will be provided by Imperial
Irrigation District. Telephone service is provided by General Telephone
F. PUBLIC FACILITIES & SERVICES
1. TRANSPORTATION
The Travertine community will be accessed by public streets,
constructed by the developers, dedicated to and maintained by
the City of La Quinta. Travertine will incorporate those
measures adopted by the City of La Quinta which promote
public transit, should the Travertine community be determined to
be an area of demonstrated demand in the future.
2. SOLID WASTE
Services associated with the collection and disposal of solid
waste generated within the Travertine community will be
operated and administered by Waste of the Desert. Individual
developments within Travertine will implement measures that
will be consistent with City regulations designed to reduce solid
wastes, pursuant to AB 939.
3. FIRE PROTECTION
Fire protection service is provided to the City of La Quinta and
the project site by the Riverside County Fire Department.
Presently, the Fire Department occupies two fire stations within
the City; Station No. 32 located on 52nd Street west of
Washington Street, and Station No. 70 located at the intersection
of Madison Street and 54th Avenue.
Emergency medical paramedic services are currently provided to
the City by Springs Ambulance Service, a private paramedic
ambulance agency.
TRAVERTINE INFRASTRUCTURE PLAN IV -8
4. POLICE PROTECTION
Law enforcement services are provided to the project site and the
City of La Quinta through a service contract with the Riverside
County Sheriff Department. The Sheriff Department will
provide service to the project site from existing facilities located
at 82-695 Dr. Carreon Boulevard in the City of Indio. The
current service agreement between the City and the Sheriffs
Department provides protection on a 24-hour basis, seven days
per week. The Sheriffs Department utilizes seven patrol
deputies which result in typical response times of five minutes
throughout the City. Existing personnel can adequately provide
law enforcement services to the project site.
5. COMMUNITY SERVICES & FACILITIES
An existing 2,065 square foot public library, located in the
Village and operated by the Riverside County Library System,
serves the City of La Quinta. A new 9,000 square foot library is
planned to be constructed in the City's municipal complex.
The City of La Quinta is served by two school districts; the
Coachella Valley Unified School District and the Desert Sands
Unified School District. While no school sites are proposed
within the Travertine project site, future development of
Travertine will comply with all applicable regulations and fee
programs adopted by the City of La Quinta.
TRAVERTINE INFRASTRUCTURE PLAN IV -9
Travertine Specific Plan
V. IMPLEMENTATION MEASURES &
ADMINISTRATION
A. PROCEDURES
The entitlement procedures required for future development applications
within the Travertine community shall be in conformance with those
procedures established and set forth in the City of La Quinta Municipal
Code. All development applications shall be reviewed by the City of
La Quinta as to their consistency with the intent of this Specific Plan.
B. FINANCING PLAN
The infrastructure and public facilities improvements, as generally
described in the Phasing Plan, will be financed in various ways,
including but not limited to those programs as outlined below:
■ Developer contribution with reimbursement agreements;
Developer contribution with credits against fees;
■ City of La Quinta contribution (as budgeted);
■ Public financing (Community Facilities District);
■ Public Financing (Assessment District).
The final financing arrangements, including required participation
agreements, shall be determined at the Tentative Map stage of
development and shall be reviewed and approved by the City of La
Quinta as well as all affected agencies.
TRAVERTINE IMPLEMENTATION MEASURES &
ADMINISTRATION V-1
C. PHASING PLAN
The primary intent of the phasing of the Travertine development, as
depicted in Exhibit 17, is to ensure that complete and adequate public
facilities and services are in place and available for the residents and
visitors to the community.
The construction, installation and/or extension of infrastructure and
facilities necessary to serve each phase of development shall be
operational prior to the issuance of the first Certificate of Use and
Occupancy for that particular phase.
It should be noted that, as development in Travertine and the
surrounding community continues, market conditions as well as
infrastructure design and improvements may evolve and change,
resulting in various revisions to the phasing program anticipated and
described herein. These revisions, upon the review and confirmation by
of the City of La Quinta that proposed revisions meet the intent of the
Specific Plan and adequately serve the needs of the community, shall be
permitted without an amendment to this Specific Plan.
TRAVERTINE IMPLEMENTATION MEASURES &
ADMINISTRATION V-2
Legend
Phase
• ' ' '+ Phase 11
k Phase 111
Phase IV
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Travertine
Development
Quarry 1.7 miles
r
LAND -USE / PLANNING AREAS_
•. • • • p
;: • • • • • • • o 'aR RE l Very Lowy Dewily Residential
•,►••• a•►•►•►a►a oapn�go omen a m P RE 2 Very Low Density Residential
• r • • •r • • a°o p °
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e ad
• • a •
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RR 3
Medium Density Restdennal
• •. `•'.' •
RR 4
Medium Density Residential
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Medium High Density Res.
�•••Y�R►l i':'
VR 2
Medium High Density Res.
LAND -USE / PLANNING AREAS_
•. • • • p
;: • • • • • • • o 'aR RE l Very Lowy Dewily Residential
•,►••• a•►•►•►a►a oapn�go omen a m P RE 2 Very Low Density Residential
• r • • •r • • a°o p °
• a • • • a o A RR 1 Medium Density Residential•►••• • ► •i►` an,� RR 2 Medium Density Residential
e ad
• • a •
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RR 3
Medium Density Restdennal
• •. `•'.' •
RR 4
Medium Density Residential
'•`•'r••••`•
°°°° ° ° RR 5
Medium Density Residential
• • • ■ ' •
VR i
Medium High Density Res.
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Medium High Density Res.
• • • • ' •
•a�7'•'
GC N
Golf Course
52.4
GC S
Golf Course
r'•/■•.••�.`
MN 1
Meintenants
••ii'•'•'•`
MN 2
Maintenance
'•■►'♦••a►'
TC
Tennis Club
• • • • • .
RM
Resatt/Hotel
3.2
C
Commercial
9
leffcrseo Street
TOTAL
AVG. DWETIMG
SUM DENSnT UNrM
17.7
2.0
35
99.7
2.0
199
57 14.6
264
66.7
4.6
307
46.1
4.6
214
57.1
4.6
264
52.4
4.6
243
13.3
9.2
121
711
9.2
653
180.5
182.4
3.2
9
3.7
27.2
10.0
20.1
909.2 a 2300
Phasing Plan
Exhibit 17
0 200 400 8GO
_ 1�
F D. MAINTENANCE PLAN
I The primary objective of the Maintenance Plan is to ensure that the
Travertine community establishes and maintains the highest standards of
r-- quality with regard to the upkeep of improvements and facilities.
Common landscape areas and/or recreational facilities within individual
developments will be maintained by the particular Homeowners
Association governing that development.
The resort complex is to be privately owned and maintained. The golf
courses are also to be privately owned and maintained.
Public streets are to be dedicated to and maintained by the City of La
Quinta. Entry monumentation, master common landscape areas, and
other areas commonly owned shall be maintained by a Master Property
Owners Association established by the developer.
The following matrix, Table 5-1, identifies the maintenance
responsibilities for the Travertine development.
TRAVERTINE IMPLEMENTATION MEASURES &
ADMINISTRATION V-4
TABLE 5-1
MAINTENANCE RESPONSIBILITIES
TRAVERTINE IMPLEMENTATION MEASURES &
ADMINISTRATION V-5
City
Master POA
HOA
Private
Major Entries
•
Public Streets;
■
Private Streets
Master Common
Landscape
Golf Course
Rec. Facilities
Resort Complex
Common
Landscape
TRAVERTINE IMPLEMENTATION MEASURES &
ADMINISTRATION V-5
E. AMENDMENTS
Minor adjustments to the Specific Plan, including transfers and
refinements of up to ten percent between Planning Areas may be
administratively approved by the Planning Director. Other revisions to
this document may be proposed to the Planning Director. The Planning
Director has the authority to make certain findings that permit the
Director to approve said revisions administratively. Said findings must
include the following:
The proposed revisions comply with and implement the general
intent and objectives of the Specific Plan;
■ The proposed revisions do not result in an increase to the
adverse impacts to public services and facilities that were
identified and considered in the approval of this Specific Plan;
■ The proposed revisions will not increase negative impacts to
surrounding property and residents.
TRAVERTINE IMPLEMENTATION MEASURES &
ADMINISTRATION V -G
0 0
RESOLUTION 95-39
A RESOLUTION OF THE CITY COUNCIL OF THE
CITY OF LA QUINTA, CALIFORNIA, APPROVING
SPECIFIC PLAN 94-026
CASE NO. SP 94-026 - TRAVER I NE CORPORATION
WHEREAS, the Planning Commission of the City of La Quinta,
California, did, on the 28th day of March, and the 11th dtA,; 1995, hold a duly
noticed Public Hearing to consider the request of'T:�;,vF.-tdbe ��:Yporation for a 909.2 acre
project, consisting of 2,300 residential units, two ga:;:..:,aurses, a resort hotel, commercial, and
open space/recreation on a site generally bounded on the north by 60th Avenue, 64th
Avenue on the south, Madison Street 'on the east, and Jefferson Street on the west, more
particularly described as:
A PORTION OF SECTIONS 3, 4, 5 AND 33, TOWNSIiIPS
5 AND 6 SOUTH, RANGE 7 EAST, S.B.B.M.
WHEREAS, the City Council of the City of La Quinta. California, did
on the 2nd day of May, and the 6th day of June, 1995, hold a Public Hearing to consider
the applicant's request and recommendation of the Planning Commission concerning
Specific Plan 94-026; and
WHEREAS, said Specific Plan request has complied with the
requirements of the California Environmental Quality Act of 1970 (as amended), and
adopted by City Council Resolution 83-68, in that the Community Development Department
has completed a Draft and Final EIR, which have been reviewed and considered by the
Planning Commission of the City of La Quinta.
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 the approval of said Specific Plan.
The proposed Specific Plan, in conjunction with General Plan Amendment 94-026,
is consistent with the goals and policies of the La Quinta General Plan.
2. The Specific Plan, as conditioned, is compatible with the existing and anticipated area
development.
3. The project will be provided with adequate utilities and public services to ensure
public health and safety.
4. Adherence to the mitigation measures identified in the Final EIR, which have been
incorporated into the Conditions of Approval, will ensure that all identified
significant impacts will be reduced to levels of non -significance, with the exception
of impacts to issues, for which Statements of !Overriding Considerations will be
adopted by the La Quinta City Council.
RF-SOCC 113
V
NOW, THEREFORE, BE IT RESOLVED by the City Council of the
City of La Quinta; California as follows:
1. That the above recitations are true and correct and constitute the findings of the
Council in this case;
2. That it does hereby certify by separate Resolution of the Final Environmental Impact
Report for this Amendment by the La Quinta City Council;
3. That it does hereby approve the above described Specific Plan request for the
reasons set forth in this Resolution, and subject to the attached Conditions of
Approval.
PASSED, APPROVED, and ADOPTED at a regular meeting of the
La Quinta City Council, held on this 6th day of June, 1995, by the following vote, to wit:
AYES: Council Members Bangerter, Cathcart, Sniff, Mayor Pena
NOES: None
ABSENT: Council Member Perkins
ABSTAINNone ()i��
JOHN EN Mayor
City of La Quinta, California
j
ST:
ale
UNDRA JUHO , City Clerk
City of La Quinta, California
APPROVED AS TO FORMAT:
Lz L4dLLe-�'
DAWN HONEYWELL, City Attorney
City of La Quinta, California
RESOCC-113
RESOLUTION 95-39
CONDITIONS OF APPROVAL - RECOMMENDED
SPECIFIC PLAN 94.026 - TRAVERTINE CORPORATION
JUNE 6, 1995
* Modified by the Planning Commission on 3.28-95 and 4-11.95
Modified by the City Council on June 6, 1995
+ Added by the City Council on June 6, 1995
GENERAL:
1. Upon their approval by the City Council, the City Clerk is authorized to file these Conditions of
Approval with the Riverside County Recorder for recordation against the property to which
they apply.
2. Specific Plan 94-026 shall comply with the requirements and standards of the State Subdivision
Map Act and the City of La Quinta Land Division Ordinance, unless otherwise modified by the
following conditions.
3. The development shall comply with Exhibit "A", the specific plan for Specific Plan 94-026, the
Final EIR and the following conditions, which shall take precedence in the event of any
conflicts with the provisions of the Specific Plan.
4. 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.
Construction shall comply with all local and State Building Code requirements as determined
by the Building and Safety Director.
6. Prior to any initial 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 or program shall indicate station locations and design parameters and standards, and
shall be subject to review by the Community Development Department. Said plan or 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 or program.
7.* This specific plan approval shall expire and become void within four years unless extended
by the Planning Commission through the approval of an annual program review. The annual
review shall be requested at least 30 -days prior to the expiration.
CONAPRVl.149
Conditions of Approval
Specific Plan 94.026 - Travertine Corporation
June 6, 1995
8. During each annual review by the Commission, the developer/applicant shall be required to
demonstrate good faith compliance with the terms of the specific plan. The
applicant/developer of this project hereby agrees to furnish such evidence of compliance as
the City,'in the exercise of its reasonable discretion, may require. Evidence of good faith
compliance may include, but shall not necessarily be limited to, good faith progress towards
implementation of and compliance with the requirements of the specific plan. Upon conclusion
of the annual review, the Commission may determine that the applicant has made good faith
compliance/progress and may extend the specific plan for one year.
9. This approval shall be in compliance with the approval of General Plan Amendment 95-049.
10. The applicant shall obtain approval of the necessary change of zone in order for the project
to be consistent with the proposed land uses.
11. Applicantideveloper shall work with Waste Management of the Desert to implement provisions
of AB 939 and AB 1462. The applicant/developer is required to work with Waste Management
in setting up waste collection and recycling programs for this project.
12. If the applicant desires to phase improvements and obligations required by the Conditions of
Approval, phasing plans shall be submitted to the Public Works Department for review and
approval by the City Engineer. The phasing plans are not approved until they are signed by
the City Engineer.
The applicant shall complete required improvements and satisfy obligations in the order of
the approved phasing plan. Improvements and obligations required of each phase shall be
complete and satisfied prior to completion of homes or occupancy of permanent buildings
within the phase unless a sub -phasing plan is approved by the City Engineer.
13. Prior to the issuance of a grading or building permit for construction of any building or use
contemplated by this approval, 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 County Environmental Health Department
* Coachella Valley Unified School District
* Coachella Valley Water District (CVWD)
* Imperial Irrigation District
CONAPRA.149
Resolution No. 95-39
Conditions of Approval
Specific Plan 94.026 - Travertine Corporation
June 6, 1995
* California Regional Water Quality Control Board (NPDES Permit)
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 approvals and signatures on the plans.
Evidence of permits or clearances from the above jurisdictions shall be presented to the
Building and Safety Department at the time of the application for a building permit for the use
contemplated herewith.
14. 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.
ENVIRONMENAl.
15. All adopted mitigation measures, as recommended in the Drafffinal Elft shall be incorporated
into all future project approvals relating to Specific Plan 94-026 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 EUL
The Specific Plan Draft and Final EIR shall be used in the review of all project proposals in the
Specific Plan 94-026 area. Said mitigation measures are hereby incorporated into these
conditions by reference.
DE EL PMI; T STANDARDS:
16. Any proposed entry gates shall be subject to separate plot plan reviews to insure adequate
stacking/queuing space, fire access, etc. Plans including guard houses or similar structures
will also be subject to Planning Commisgion approval.
17. Separate plot plan review of any maintenance facility site(s) shall be required with action
taken by the Planning Commission, with a report of action to be sent to the City Council.
18. 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 (20 -feet In
heights shall be allowed within 200 -feet of any perimeter property line/public street frontage.
All building heights shall be measured from finish grade elevation. All other residential
structures shall be limited to two stories, not to exceed 28 -feet.
CONAPRA.149 3
• 0
Conditions of Approval
Specific Plan 94.026 - Travertine Corporation
June 6, 1995
19. The requirements of the City's Off -Street Parking Ordinance shall be met concerning all
supplemental accessory facilities (e.g., hotel, golf courses, tennis court complex, etc.
20. This approval does not authorize the construction of a golf clubhouse, tennis building with
tennis courts, gatehouses, and a maintenance facility at the general locations shown on
Exhibit "A". These buildings' specific locations, design, height, and size shall be subject to
separate plot plan review and approval by the Planning Commission.
21. All lighting facilities shall comply with Chapter 9.210 (Outdoor Light Control) and be designed
to minimize light and glare impacts to surrounding property. All lighting to be installed shall
be subject to review and approval by the Community Development Department.
The applicant shall submit plans for street lighting along roads, if any, for review and
approval by the Community Development Department.
22. The minimum dwelling unit (living area) size for all residential units shall be 1,400 square feet
(excluding attached or detached parking garage}
23. The architectural style of the project shall be Spanish Colonial, Southwest Adobe, Pueblo, or
other styles approved by the Planning Commission.
24. All roofing material within the project shall be clay or concrete the barrel. The color of the
roof tiles shall consist of desert hues.
25. All residencesldwellings are required to have illuminated building address numbers per the
La Q,uinta Municipal Code.
26.* The Specific Plan shall be revised to switch the Estate Homes planning area with the golf
corridor located at the southern portion of the project, to provide an open space setback. This
setback shall consist of a 100 -foot wide naturalized trail corridor along the toe of the slope for
hiking and equestrian use, and a minimum 200 -foot wide golf corridor.
ERQRERJ1_R1M:
27. All easements, rights-of-way and other property rights necessary to facilitate the ultimate use
of the subdivision and functioning of improvements shall be dedicated, granted or otherwise
conferred, or the process of said dedication, granting, or conferral shall be ensured, prior to
approval of a final map or filing of a Certificate of Compliance for waiver of a final map. The
conferral shall include irrevocable offers to -dedicate or grant easements to the City for access
CONAPRA.149 1 4
• •
Resolution No. 95-39
Conditions of Approval
Specific Plan 94.026 - Travertine Corporation
June 6, 1995
to and maintenance, construction, and reconstruction of all required improvements which are
located on privately -held lots or parcels.
28. If the applicant proposes vacation or abandonment of any existing rights-of-way or access
easements which will diminish access rights to any properties owned by others, the applicant
shall provide to those properties alternate rights-of-way or access easements ou allgnments
approved by the City Council.
29. The applicant shall dedicate public street right-of-way and utility easements in conformance
with the City's General Plan, Municipal Code, applicable specific plans, and as required by the
City Engineer.
Dedication required of this development include:
A. Jefferson Street - half of full -width right-of-way for all frontage (full width for frontage
on both sides). Width shall be as determined in the approved Jefferson Street
alignment study.
B. 62nd Avenue - full width right-of-way for all frontage. Width shall be as determined
In the approved Jefferson Street alignment study.
C. Madison Street - North of 62nd Avenue - Primary Arterial - half of 110' right of way.
62nd Avenue to south end of proposedmaintenance facility - Secondary Arterial - half
of 88' right of way. At the north end of this segment, the applicant shall dedicate right
of way as required by the City Engineer for curvature resulting in a centerline match
with Madison Street right of way north of Avenue 62. This portion of the dedication is
subject to partial reimbursement by the City. Adjacent to the proposed maintenance
facility, the applicant shall dedicate full -width right of way.
South of proposed maintenance facility - Local Street - half of 60' right of way.
Dedications shall include additional widths as necessary for dedicated right and lett turn
lanes, bus turnouts, etc.
The applicant shall dedicate street rights-of-way prior to required approvals of any proposed
subdivision or improvements to land within the specific plan boundaries.
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June 6, 1995
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If the City Engineer determines that public access rights to proposed street rights-of-way
shown on the tentative map are necessary prior to approval of final maps dedicating the
rights-of-way, then developer shall grant temporary public access easement s to those areas
within 60 -days of written request by the City.
30. The applicant shall dedicate 10 -foot wide public utility easements contiguous with and along
both sides of all private streets.
31. The applicant shall designate common area setback lots, of minimum width as noted
(generally 20 -feet in front of lots, 10 -feet side, and five feet rear), adjacent to the following
street rights-of-way:
A.
Jefferson Street - 20 -feet
B.
Madison Street - 20 -feet
C.
62nd Avenue - 20 -feet
Minimum widths may be used as average widths for meandering wall designs.
If interior streets are private, the dedication shall be to a homeowners' association. If interior
streets are public, the dedication shall be to the City.
Where sidewalks, bikepaths, and/or equestrian trails are required, the applicant shall dedicate
blanket easements over the setback lots for those purposes.
32. The applicant shall vacate vehicle access rights to Jefferson Street, Madison Street and 62nd
Avenue from lots abutting the streets. Access to these streets shall be restricted to that shown
on the "Circulation" diagram in the specific plan.
33. The applicant shall dedicate easements necessary for placement of and access to utility lines
and structures, park lands, drainage basins, common areas, and mailbox clusters.
34. The applicant shall cause no easements to be granted or recorded over any portion of this
property between the date of approval of this specific plan by the City Council and the date of
recording of any final map(s) covering the same portion of the property unless such easements
are approved by the City Engineer.
35.* The applicant shall provide a conservation easement that covers a minimum of 200 -feet wide
buffer at the toe of the slope of the Martinez Slide by reversing the golf course and
reconfiguring the homes to the satisfaction of the Community Development Department If
CONAPRVl.149 6
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Conditions of Approval
Specific Plan 94.026 - Travertine Corporation
June 6,1995
appropriate, the Boo Hoff Trail could be routed through to add to the easement. This easement
shall be reviewed and approved by the Community Development Department, prior to
recordation with the County Recorders Office.
36. The applicant shall construct improvements andlor satisfy obligations, or enter into a secured
agreement to construct improvements and/or satisfy obligations required by the City for the
tentative tract map, parcel map, or approved phase of development prior to approval of the
map or phase or issuance of a certificate of compliance in -lieu of a final map.
Improvements to be made or agreed to shall include removal of any existing structures or
obstructions which are not part of the proposed improvements.
37. If improvements are secured, the applicant shall provide approved estimates of the
improvement costs. The estimates shall comply with the schedule of unit costs adopted by City
resolution or ordinance. For items not contained in the City's 'schedule of costs, estimates
shall meet the approval of the City Engineer.
Estimates for utilities and other improvements under the jurisdiction of outside agencies shall
be approved by those agencies.
38. If improvements are phased with multiple final maps or other administrative approvals (plot
plans, conditional use permits, etc. off-site improvements (Le., streets) and development -wide
improvements (i.e., perimeter walls, common area and setback landscaping, and gates) shall
be constructed or secured prior to approval of the first final map unless otherwise approved
by the engineer.
39. The applicant shall pay cash or provide security in guarantee of cash payment for applicant's
required share of future improvements to be constructed by others (deferred improvements
Deferred improvements for this development include:
A. Traffic signal at 62nd Avenue and Madison Street - 50% cost participation.
The applicant's obligations for all or a portion of the deferred improvements may, at the City's
option, be satisfied by participation in a major thoroughfare improvement program if this
development becomes subject to such a program.
CONAPRVL.149 1 7
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Conditions of Approval
Specific Plan 94.026 - Travertine Corporation
June 6, 1995
40. Improvement plans submitted to the City for plan checking shall be submitted on 24" R 36"
media in the categories of "Rough Grading", "Precise Grading", "Streets and Drainage", and
"Landscaping". All plans shall have signature blocks for the City Engineer and are not
approved for construction until they are signed.
"Streets and Drainage" plans shall normally include signals, sidewalks, bike paths, gates and
entryways, parking lots, and water and sewer plans. Combined plans including water and
sewer improvements shall have an additional signature block for the CVWD. The combined
plans shall be signed by CVWD prior to their submittal for the City Engineer's signature.
"Landscaping" plans shall normally include landscaping improvements, irrigation, lighting,
and perimeter walls.
Plans for improvements not listed above, shall be in formats approved by the City Engineer.
41. The City may maintain digitized standard plans for elements of construction. For a fee
established by City resolution, the developer may acquire the standard plan computer files
or standard plan sheets prepared by the City.
When final plans are approved by the City, the developer shall furnish accurate computer files
of the complete, approved plans on storage media and in program format acceptable to the
City Engineer.
GRAD
42. Graded but 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.
43. The applicant shall comply with the City's Flood Protection Ordinance.
44. A thorough preliminary engineering, geological and soils engineering investigation shall be
conducted. The report of the investigation ("the soils report") shall be submitted with the
grading plan.
45. A grading plan shall be prepared by a registered civil engineer and must meet the approval
CONAPRVL.149
Resolution No, 95-39
Conditions of Approval
Specific Plan 94.026 . Travertine Corporation
i— June 6, 1995
of the City Engineer prior to issuance of a grading permit.
The grading plan shall confirm 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 Anal 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.
46. Building pad elevations on contiguous lots shall not differ by more than three feet except for
lots within this development but not sharing common street frontage where the differential
shall not exceed five feet.
If the applicant is unable to comply with the pad elevation differential requirement, the City
will consider and may approve alternatives that preserve community acceptance and buyer
satisfaction with the proposed development.
47. 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 6.10,
La Quinta Municipal Code. 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.
48. Prior to issuance of any building permit the applicant shall provide a separate document
bearing the seal and signature of a California registered civil engineer, geotechnical engineer,
or surveyor that lists actual building pad elevations. The document shall, for each building
pad in the development, state the pad elevation approved on the grading plan, the as -built
elevation, and shall clearly identify the difference, if any. The data shall be organized by
development phase and lot number and shall be cumulative if the data is submitted at
different times.
D AINAGE:
49. Stormwater falling on site during the peak 24-hour period of a 100 -year storm shall be retained
on site (rather than detained and released as proposed in the specific plan document} The
tributary drainage area for which the developed is responsible shall extend to the centerline
of adjacent public streets.
50. Stormwater shall normally be retained in common retention basins. Individual lot basins or
other retention schemes may be approved by the City Engineer for lots 2.5 acres in size or
larger or where the use of common retention is determined by the City Engineer to be
CONAPRVL.149 9
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Conditions of Approval
Specific Plan 94.026 - Travertine Corporation
June 6, 1995
impracticable.
•
51. If individual lot retention is approved, the following conditions shall apply.
A. Each private lot proposed for on-site retention shall be designed to receive and safely
convey stormwater in excess of retention capacity, including inflow from adjacent
properties. Front yards shall drain to the street unless constrained by the overall lay
of the land. Basin capacity calculations and grading plans for each lot shall consider
previously -approved grading plans for adjacent properties and shall be submitted,
with copies of the previously approved adjacent lot plans, to the City Engineer for plan
checking and approval.
B. Prior to or concurrently with recordation of the final subdivision map, a homeowners'
association or lot owner's association (HOA) shall be legally established and
Covenants, Conditions and Restriction (CC & Rs) recorded. The CC & Rs shall stipulate
the requirement for design, construction and maintenance of individual on lot basins
and the required retention capacity for each individual lot. The CC & Rs shall grant
the HOA irrevocable rights to enter and maintain each individual retention basin and
all other grading and facilities necessary for the stormwater retention design.
The CC & Rs shall establish, in an irrevocable manner that
1. The HOA has responsibility for the overall retention capacity of the
development;
2. If the HOA fails to maintain the overall retention capacity, the City shall have
the right to seek other remedies to restore and/or maintain the overall
capacity or to establish or expand downstream facilities to mitigate the off-
site effects of the HOA's failure to maintain the overall capacity; and;
3. The HOA shall promptly reimburse the City for any and all costs incurred in
exercising such right.
C. The final subdivision map shall establish a perpetual easement granting the City the
right to enter and maintain retention basins and other drainage facilities and grading
as necessary to preserve or restor the approved stormwater conveyance and retention
design with no compensation to any property owner of the HOA.
52. In design of retention facilities, the basin percolation rate shall be considered to be zero unless
CONAPRVl.149 10
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Resolution No. 95-39
Conditions of Approval
Specific Plan 94.026 - Travertine Corporation
June 6, 1995
the applicant provides site-specific data that indicates otherwise.
Retention basin slopes shall not exceed 3:1. IF retention is on individual lots, the retention
depth shall not exceed two feet. If retention is in one or more common retention basins, the
retention depth shall not exceed six feet.
53. A trickling sand filter and leachfield to a design approved by the City Engineer shall be
installed to percolate nuisance water. The sand filter and leach field shall be sized to
percolate 22 gallons per day per 1,000 square feet of drainage area.
54. No fence or wall shall be constructed around retention basins except as approved by the
Community Development Director and the City Engineer.
55. The design of the development shall not cause any increase in flood boundaries, levels or
frequencies in any area outside the development
56. The development shall be graded to permit storm flow in excess of retention capacity to flow
out of the development through a designated overflow outlet and into the historic drainage
relief route.
57. Storm drainage historically received from adjoining property shall be received and retained
or passed through into the historic downstream drainage relief route.
58. If any portion of the 100 -year, 24-hour storm flow from this development is to be conveyed
directly or indirectly to the Whitewater Storm Evacuation Channel or the La Quinta Evacuation
Channel or will otherwise drain to water bodies subject to the NPDES, the applicant may be
required to design and install first -flush storage, oillwater separation devices, or other
screening or pretreatment method(s) to minimize the potential for conveyance of stormwater
contamination to off-site locations. Drainage to off-site locations an methods of treatment or
screening shall meet the approval of the City Engineer and CVWD.
ILii"1" ITIIiS
59. 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.
60. In areas where hardscape surface improvements are planned, underground utilities shall be
installed prior to construction of the surface improvements. The applicant shall provide
CONAPRVl.149 1 11
Conditions of Approval
Specific Plan 94.026 - Travertine Corporation
June 6, 1995
certified reports of utility trench compaction tests for approval of the City Engineer.
61. The applicant shall be responsible for the cost of environmental studies or reports required
in the realignment and/or construction of Jefferson Street south of 58th Avenue and 62nd
Avenue west of Madison Street. The applicant may seek reimbursement for portions of the
cost of said reports from other benefitting properties through any assessment districts which
may be formed for improvement of Jefferson Street or through entering a reimbursement
agreement with the City in accordance with the City's reimbursement policy.
62. The City is contemplating adoption of a major thoroughfare improvement program. If the
program is in effect 60 days prior to recordation of any final map or issuance of a Certificate
of Compliance for any waived final map, the development or portions thereof may be subject
to the provisions of the ordinance.
If this development is not subject to a major thoroughfare improvement program, the
applicant shall design and construct street improvements as listed below.
63. Improvement plans for all on- and off-site streets 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.
Street right-of-way geometry for cul-de-sacs, knuckle turns and corner cut-backs shall conform
with Riverside County Standard Drawings #800, #801, and #805 respectively unless otherwise
approved by the City Engineer.
Street 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 3.0" a.c./4.50" ab.
Collector 4.0"15.00"
Secondary Arterial 4.01116.00"
Primary Arterial 4.51116.00"
Major Arterial 5.51116.50"
If the applicant proposes to construct a partial pavement section which will be subjected to
CONAPRVL.149 , 12
Resolution No. 95-39
Conditions of Approval
Specific Plan 94.026 - Travertine Corporation
June 6, 1995
traffic loadings, the partial section shall be designed with a strength equivalent to the 20 -year
design strength.
64. Improvements shall include all appurtenances such as traffic signs, channelization markings,
raised medians if required, street name signs, sidewalks, and mailbox clusters approved In
design and location by the U.S. Post Office and the City Engineer. Mid -block street lighting is not
required.
65. The City Engineer may require improvements extending beyond subdivision boundaries such as,
but not limited to, pavement elevation transitions, street width transitions, or other incidental
work which will insure that newly constructed improvements are safely integrated with existing
improvements and conform with the City's standards and practices.
66.* The following minimum street improvements shall be constructed to conform with the General
Plan street type noted in parentheses:
A. OFF-SITE STREETS
1. Off-site portions of 58th Avenue, Jefferson Street and 62nd Avenue have several
alignment issues that have been addressed by the Jefferson Street Alignment Study
which identifies a new allgnment to resolve those issues. Development of this
specific plan shall not begin until off-site street improvements have been installed,
by the applicant or others, as follows:
Realigned Jefferson Street from the north end of this development to 58th Avenue,
and Madison Street from 58th Avenue to 62nd Avenue - at least two lanes (28 -feet
total paved width) plus 8 -foot wide shoulders. The existing pavement on Madison
Street from 58th Avenue to 60th Avenue may be incorporated in the new street
section if grades are appropriate, failed areas of the pavement are repaired, and
the existing pavement receives a 2.5 inch overlay of asphalt concrete.
Improvement of portions of the above streets remaining under the jurisdiction of
Riverside County will require the approval of that agency.
2. Jefferson Street and 62nd Avenue adjacent to development - Improvement section
as determined by approved Jefferson Street alignment study. The applicant shall
construct half -width street improvements for all frontage (full width for frontage
on both sidesy Half -width improvements shall include one 16 -foot lane on the
unimproved side of the road and -provision of security for the applicant's share of
CONAPRVl.149 1 13
Conditions of Approval
Specific Plan 94.026 - Travertine Corporation
June 6, 1995
future raised medians where required.
3. Madison Street - North of Avenue 62 - (Primary Arterial, 86 feet curb to curb, 18 -foot
median) - the applicant shall construction half -width street improvements along all
frontage.
Avenue 62 to south end of proposed maintenance facility - (Secondary Arterial, 64
feet curb to curb, no median) - The applicant shall construct half -width street
improvements (32' plus 8' shoulder) along all frontage on the west side and full -
width improvements (64') adjacent to the maintenance facility.
South of proposed maintenance facility - (Local Street, 40 feet curb to curb, no
median) - The applicant shall construct half -width street improvements consisting
of the applicant's half on the west side and eight feet of pavement plus an eight -
foot shoulder on the east side of the centerline.
4. Pro -rata participation in any traffic signals required by the approved plans or
which become necessary at access points.
Additional improvement widths may be necessary for bus turnouts,
accelerationldeceleration lanes and/or other features contained in the approved
construction plans.
B. PRIVATE STREETS AND CULS DE SAC
1. Residential - 36 -feet wide if double loaded (buildings on both sides 32 -feet if single
loaded.
2. Collector (>-300 homes or 3,004 vpd) - 40 -feet wide.
67. All streets proposed for residential or other access drives shall be designed and constructed
with curbs and gutters or shall have other approved methods to convey nuisance water without
ponding in yard or drive areas.
68. Access points and turning movements of traffic shall be restricted to locations shown on the
"Circulation" diagram of the specific plan.
69. Prior to occupancy of completed buildings within the development, the applicant shall install
traffic control devices and street name signs along access roads to those buildings.
CONAPRA.149 14
Resolution No. 95-39
Conditions of Approval
Specific Plan 94.026 • Travertine Corporation
- June 6, 1995
[FIXINVIN
70. The applicant shall provide landscape improvements in the perimeter setback areas or lots
along Jefferson Street, 62nd Avenue and Madison Street.
71. Landscape and irrigation plans for landscaped lots, landscape setback areas, medians,
common retention basins, and park facilities shall be prepared by a licensed landscape
architect.
Landscape and irrigation plans shall be approved by the Community Development Department
Landscape and irrigation construction plans shall be submitted to the Public Works Department
for review and approval by the City Engineer. The plans are not approved for construction until
they have been approved and signed by the City Engineer, the Coachella Valley Water District,
and the Rlverside County Agricultural Commissioner.
72. Landscape areas shall have permanent irrigation improvements meeting the requirements of
the City Engineer. Use of lawn shall be minimized with no lawn or spray irrigation within 5 -feet
of curbs along public streets.
73. Slopes shall not exceed 3:1 in perimeter setbacks, medians and other publicly- or commonly -
maintained landscape areas.
74. Unless otherwise approved by the City Engineer, common basins and park areas shall be
designed with a turf grass surface which can be mowed with standard tractor -mounted
equipment.
75. The applicant shall insure that landscaping plans and utility plans are coordinated to provide
visual screening of above -ground utility structures.
76. Prior to 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 sav!ng 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 CVWD and the State Department of Water
Resources.
B. Methods for maximizing groundwater recharge, including the construction of
COMAPRVL.149 15
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Conditions of Approval
Specific Plan 94.026 • Travertine Corporation
June 6, 1995
groundwater recharge facilities.
C. Methods for minim Wng the amount of water used for on-site irrigation, including the use
of reclaimed water from sewage treatment facilities. The water energy plan shall be
subject to review and acceptance by CVWD prior to final approval by the City Engineer.
77. The existing trees on the site shall be incorporated into the landscape plan wherever feasible.
A tree retention plan shall be submitted to staff as part of the final landscape plan and prior
to any site grading.
78. Applicant/developer shall submit a typical landscape plan for all golf course landscaping, which
shall be designated to feature drought tolerant plant species, and the latest water conserving
irrigation technology. The plan(s) shall be subject to initial review by the Planning Commission,
with subsequent final review and acceptance by CVWD prior to landscape construction.
Evidence of CVWD acceptance shall be submitted to the Community Development Department.
79. Desert or native plant species and drought resistant planning materials shall be required for
at least 90% of non -golf course planting areas. Provisions shall also be made for planting
materials which provide forage and nesting areas for nearby wildlife.
80. The applicant shall submit a copy of the proposed grading, landscaping and Irrigation plans
to the CVWD for review and approval with respect to the District's Water Management Program.
PUBLIC SERVICES - FIRF MARSIIAL:
81. All water mains and fire hydrants providing the required fire flows shall be constructed in
accordance with the City Fire Code in effect at the time of development.
82. The level of service required for this project shall be aligned with the criteria for Category II -
Urban as outlined In the Fire Protection Master Plan and as follows:
A. Fire station located within three miles.
B. Receipt of full "first alarm" assignment within 15 minutes.
Impacts to the Fire Department are generally due to the increased number due to the increased
number of emergency and public service calls generated by additional buildings and human
population. A fiscal analysis for this project shall identify a funding source to mitigate any
impacts associated with any capitol costs and the annual operating costs necessary for an
cowAPRVL.149 1 16
Resolution No. 95-39
Conditions of Approval
Specific Plan 94.026 - Travertine Corporation
f " June 6, 1995
increased level of service. Said analysis shall be subject to review and approval by the
Riverside County Fire Department and the City of La Quinta.
COACHELLA VALLE[ WMER DISTRICT,:
83.* The applicant shall comply with the requirements of the CVWD as stated in the District's letter
dated December 281994, attached to these Conditions of Approval. During project development
all irrigation facilities shall be designed to utilize reclaimed or canal water sources when such
sources become available. The applicant or his successor(s) shall install all required facilities
and improvements at no cost to CVWD or the City of La Quinta.
ELECTRICAL ILII :
84. The applicant shall comply with the requirements of the Imperial Irrigation District as stated
in the District's letter dated November 15, 1994, attached to these Conditions of Approval.
SCHOOLS:
85. The applicant shall comply with the requirements of the Coachella Valley Unified School District,
as stated in the District's letter dated November 16, 1994, attached to these Conditions of
Approval.
RECREATION:
86. Prior to any final map approval by the City Council, the applicant shall meet the parkland
dedication requirements as set forth in Section 13.24.030, La Quinta Municipal Code and in
compliance with the goals and policies of the La Quinta Parks and Recreation Master Plan.
PUBLIC TRANSIT: ,
87. The applicant shall provide public transit amenities as required by Sunline Transit andlor the
City Engineer.
88. The applicant shall employ construction quality -assurance measures which meet the approval
of the City Engineer.
89. The applicant shall employ or retain California registered civil engineers, geotechnical
CONAPRVL.149 1 17
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Conditions of Approval
Specific Plan 94.026 - Travertine Corporation
June 6, 1995
0
engineers, or surveyors, as appropriate, who will provide, or have his or her agents provide,
sufficient supervision and verification of the construction to be able to furnish and sign
accurate record drawings and certify compliance of all work with approved plans,
specifications and applicable codes.
90. 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.
MAINTENANCE
91. The applicant shall make provisions for continuous maintenance of landscaping and related
improvements in landscaped setbacks, retention basins and other public or common areas until
those areas have been accepted for maintenance by a homeowner's association (developments
with private and/or gated interior streets) or the City's Landscape and Lighting District
(developments without private or gated interior streets} The applicant shall maintain all other
improvements until final acceptance, by the City Council, of all improvements within each map
or phase.
92. The applicant shall provide an Executive Summary Maintenance Booklet for streets,
landscaping and related improvements, perimeter walls, drainage facilities, or any other
improvements to be maintained by an HOA. 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 HOA in planning for routine and long term maintenance.
EEES AND DEPOSITS
93. The applicant shall pay all deposits and fees required by the City for plan checking and
construction inspection. Deposit and fee amounts shall be those in effect when the applicant
makes application for the plan checks and permits.
94. Prior to approval of a final map or completion of any approval process for modification of
boundaries of the property subject to these conditions, the applicant shall process a
reapportionment of any bonded assessment(s) against the property and pay all costs of the
reapportionment.
95. 'In order to mitigate impacts on public schools, applicant shall comply with the following.
CONAPRVl.149 18 _
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Resolution No. 95-39
Conditions of Approval
Specific Plan 94.026 • Travertine Corporation
June 6, 1995
"Prior to the issuance of any building permits, the applicant shall provide the Community
Development Department with written clearance from the DSUSD and CWSD stating that
the per-unit impact fees have been paid."
96. The California Fish and Game Environmental filing fees shall be paid. The fee is $850.00 plus
$78.00 for the Riverside County document processing. The fee shall be paid within 24 -hours after
review by the City Council.
97. The applicant shall pay all fees and deposits required by the City for processing, plan checking
and construction inspection. The fee and deposit amount(s) shall be those which are in effect
at the time the work is undertaken and accomplished by the City.
MISCELLANEOUS
98. The applicant shall comply with applicable provisions of the National Pollution Discharge
Elimination system (NPDES) and the City's NPDES permit.
99. If the City finds it necessary to revise or abandon the Jefferson Street specific alignment
contemplated at the time of approval of this specific plan, the applicant shall revise this specific
plan as required by the City to fully address revised access routing.
100. For all open space designated areas that are 20 -percent or more in slope, a conservation
easement shall be prepared for City review and approval prior to recordation of the final map
with the County Recorder's Office.
101 *Prior to issuance of building permits, the developer(s) shall pay a school impact mitigation fee.
The greater of $2.72 per square foot of residential floor area with a cap of $6,000 per unit or the
State required fee, whichever is greater.
102.* The developer shall submit to the Community Development Department a detailed conceptual
plan for equestrian trail accommodation into the project. This plan shall include access,
signage, and detailed design. This plan shall be approved prior to approval of any tentative
tract for the project.
103.* Developer agrees to indemnify; defend and hold harmless the City of La Quinta in the event of
any legal claim or litigation arising out of the City's approval of the FEIR, the General Plan
Amendment, and/or the Specific Plan for this project.
104. This condition may be implemented by the developer in -lieu of Condition 66(AXI) and (2) as an
CONAPNVL.149 1 19
Conditions of Approval
Specific Plan 94.026 • Travertine Corporation
June 6, 1995
alternative method of providing access to the development until the development is 50% built -out
or until the hotel is constructed, whichever occurs first.
Construct a four (4) lane primary arterial street from the 58th AvenuelMadison Street
intersection westerly in the 58th Avenue alignment then southerly in the newly adopted
Jefferson Street alignment to the last access road into the area that is being developed.
The 58th Avenue improvements shall be configured as required by the City's 110 -foot right-
of-way option for Primary Arterial Streets and the improvements in the Jefferson Street
alignment shall be configured as required by the City Council adopted Jefferson Street
Alignment Study. Hill -width primary arterial street improvements shall be extended
southerly in the Jefferson Street alignment with each succeeding phase of development
as conditioned by the City for that development phase until the development is 50% built -
out or until the hotel is constructed; thereafter the off-site street improvements shall be
installed as required in Condition 66.
The full -width primary street improvements, including a raised landscaped median, shall
be installed, or bonded, prior to occupancy of the first residence. If the improvements are
bonded, the required full -width improvements shall be constructed within two (2) years
after occupancy of the first residence. The developer may pay for all of the improvements
and required right-of-way, with its own funds or sponsor an assessment district as the
funding mechanism.
Sub -phasing of the primary arterial street improvements required by this condition is
allowed as follows: the development may be served by a paved two (2) lane street
improvement constructed in the Jefferson Street alignment to support construction
activities, and golf only operations, at the development site but the third and fourth
traffic lanes shall be constructed in accordance with the timing requirements stated in
the preceding paragraphs of this condition.
CONAPRVL.149 20