SP 84-004 Rancho La Quinta (1998)RANCHO LA QUINTA
THE ESSENCE OF EARLY CALIFORNIA
SPECIFIC PLAN
May 19, 1998
A Development by:
T.D. DESERT DEVELOPMENT, L.P.
79285 Ranchol-a Quinta Dr.
La Quinta, CA 92253
Prepared for:
THE CITY OF LA QUINTA, CALIFORNIA
Print date: June 23, 1998
COPY NUMBER 66
PROJECT TECHNICAL TEAM
T.D. DESERT DEVELOPMENT, L.P.
Grady Sparks
79-285 Rancho La Quinta Drive
La Quinta, CA 92253
ENGINEERS
Watson Christensen
Civil Engineering
77-682 Country Club Drive, Suite F-2
Palm Desert, CA 92211
GOLF COURSE ARCHITECT
Robert Trent Jones II
705 Forest Avenue
Palo Alto, CA 94301
LANDSCAPE ARCHITECTURE & PLANNING
Forrest K. Haag, ASLA
250 Newport Center Drive, Suite 104
Newport Beach, CA 92660
TABLE OF CONTENTS
1 INTRODUCTION
1.1 EXECUTIVE SUNEVIARY.............................. .......................................... :................... 1.1
1.2 PURPOSE AND INTENT............................................................................................. 1.2
1.3 PROJECT REGIONAL SETTING................................................................................ 1.3
1.4 PROJECT LOCAL SETTING....................................................................................... 1.4
1.5 PROJECT HISTORY..................................................................................................... 1.6
1.6 ENABLING LEGISLATION......................................................................................... 1.7
1.7 CALIFORNIA ENVIRONMENTAL QUALITY ACT COMPLIANCE ......................... 1.8
2 PLANS, PROGRAMS AND GUIDELINES
2.1
COMMUNITY CONCEPT............................................................................................
2.1
2. 1.1 Planning Area Breakdown...................................................................................
2.2
2.2
LAND USE...................................................................................................................
2.3
2.2.1 Land Use / General Plan Context.........................................................................
2.3
2.2.2 Existing General Plan / Land Use.........................................................................
2.3
2.2.3 Proposed General Plan / Land Use.......................................................................
2.7
2.3
ZONING.......................................................................................................................
2.11
2.3.1 Existing Zoning...................................................................................................
2.11
2.3.2 Proposed Zoning.................................................................................................
2.15
2.4
THE NIASTER PLAN OF LAND USE.........................................................................
2.19
2.4.1 Land Use By Planning Area.................................................................................
2.23
2.5
CIRCULATION PLAN..................................................................................................
2.35
2.5.1 Offsite Improvements.....................................................................I.-.................
2.35
2.5.2 Onsite Improvements...........................................................................................
2.35
2.6
CONSERVATION, OPEN SPACE AND RECREATION PLAN .................................... 2.43
2.6.1 Conservation.......................................................................................................
2.43
2.6.2 Open Space.........................................................................................................
2.44
2.6.3 Recreation...........................................................................................................
2.45
2.7
INFRASTRUCTURE....................................................................................................
2.46
2.7.1 Water..................................................................................................................
2.49
2.7.2 Sanitary Sewage..................................................................................................
2.50
2.7.3 Public Utilities.....................................................................................................
2.51
2.7.4 Refuse Collection..............................................................................._................
2.51
2.7.5 Schools...............................................................................................................2.52
2.7.6 Law Enforcement.....................................................................................
....... 2.52
2.7.7 Fire Protection....................................................................................................
2.52
2.7.8 City Administration.............................................................................................
2.53
2.7.9 Library Facilities..................................................................................................
2.53
2.8 RANCHO LA QUINTA COMMUNITY DESIGN GUIDELINES .................................
2.54
2.8.1
General Architectural and Siting Guidelines.........................................................
2.56
2.8.2
Residential Site Planning Guidelines...................................................................
2.57
2.8.3
Residential Design Criteria..................................................................................
2.58
2.8.4
Residential Site Planning Criteria.........................................................................
2.60
2.8.5
Tourist Commercial Site Planning Guidelines.......................................................
2.62
2.8.6
Commercial Design Criteria................................................................................
2.62
2.8.7
Commercial Site Planning Criteria........................................................................
2.64
2.8.8
Landscape Guidelines..........................................................................................
2.66
2.8.9
Landscape Architectural Elements...................................................... ,,...............
2.66
2.8. 10 Landscape Plant Material Palette.........................................................................
2.67
3 ZONING AND DEVELOPMENT REGULATIONS
3.1
SPECIFIC PLAN OVERLAY DISTRICTS....................................................................
3.1
3. Ll Planning Area I...................................................................................................
3.3
3.1.2 Planning Area II..................................................................................................
3.6
3.1.3 Planning Area III.................................................................................................
3.14
3.1.4 Planning Area 17V.................................................................................................
3.17
3.1.5 Planning Area V..................................................................................................
3.23
3.2
DEVELOPMENT REVIEW PERMITS AND PROCESS ..............................................
3.26
3.3
DENSITY TRANSFER PROVISIONS.........................................................................
3.28
3.4
SITE FURNISHINGS - REGULATIONS......................................................................
3.29
3.5
SPECIFIC PLAN RELATIONSHIP TO EIR FOR SUBSEQUENT APPROVALS ... - -
3.31
3.6
SPECIFIC PLAN AMENDMENTS...............................................................................
3.32
3.6.1 Specific Plan Amendment Procedures..................................................................
3.32
4 GENERAL PLAN CONSISTENCY
4.1 LAND USE ELEMENT................................................................................................ 4.1
4.2 CIRCULATION ELEMENT................................................................................... . ...... 4.3
4.3 OPEN SPACE ELEMENT............................................................................................ 4.4
4.4 PARK AND RECREATION ELEMENT....................................................................... 4.5
4.5 ENVIRONMENTAL CONSERVATION ELEMENT ...........................,......................... 4.6
4.6 INFRASTRUCTURE AND PUBLIC SERVICES ELEMENT .................................. 4.7
4.7 ENVIRONMENTAL HAZARDS ELEMENT................................................................ 4.8
4.8 AIR QUALITY ELEMENT........................................................................................... 4.9
11
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EXHIBIT LIST
Exhibit 1
Regional Vicinity Map................................................................................
1.3
Exhibit 2
Local Vicinity Map....................................................................................
1.4
Exhibit 3
Adjacent Land Use Plan ......................................... . ...................................1.5
Exhibit 4
Community Concept................................................................................
2.1
Exhibit 5
Planning Area Breakdown.........................................................................
2.2
Exhibit 6
Existing General Plan Land Use................................................................
2.5
Exhibit 7
Proposed General Plan Land Use ............................... : .............................. .
2.9
Exhibit8
Existing Zoning ........................................... -......................................... ..
2.13
Exhibit
Proposed Zoning........................................................................................2.17
Exhibit 10
Illustrative Land Use Plan..........................................................................
2.21
Exhibit I 1
Existing and Proposed Circulation..............................................................
2.37
Exhibit 12
Existing and Proposed Infrastructure ..........................................................
2.47
Exhibit 13
Land Use Plan @ I " = 200'
(folded in Map Pocket I)
LIST OF TABLES
Table 1 Planning Area I - Existing Land Use .................--- .............................................. 2.25
Table 2 Planning Area I - Proposed Land Use..................................................................... 2.25
Table 3 Planning Area II - Existing Land Use..................................................................... 2.27
Table 4 Planning Area II - Proposed Land Use................................................................... 2.27
Table 5 Planning Area III - Existing Land Use.................................................................... 2.29
Table 6 Planning Area III - Proposed Land Use.................................................................. 2.29
Table 7 Planning Area IV - Existing Land Use.................................................................... 2.31
Table 8 Planning Area IV - Proposed Land Use.................................................................. 2.31
Table 9 Planning Area V - Existing Land Use..................................................................... 2.33
Table 10 Planning Area V - Proposed Land Use ............... ................................................... 2.33
Table 11 Summary Totals - Existing Land Use ........................................ 2.34
Table 12 Summary Totals - Proposed Land Use.................................................................... 2.34
Table 13 Recommended Plant Material Palette .................................................................... 2.67
ADDENDUM
Addenda I: Conditions of Approval
r- ` - -. .........- _.... -
IntroduCtion
1.1 EXECUTIVE SUMMARY
The Rancho La Quinta Specific Plan is organized in four sections.
Section 1, Introduction; This section provides an overview of the document, project setting and
history, the legislative authority for the Specific Plan and the method of compliance with the
California Environmental Quality Act (CEQA).
Section 2, Plans, Programs and Guidelines; This section provides the organization and framework of
the Land Use Plan and related plan exhibits. This section of the Specific Plan establishes the land use
policy for Rancho La Quinta Specific Plan area and provides the design guidelines which set design
and development criteria and direction for individual projects within the specific plan boundary.
Section 3, Zoning and Development Regulations; This section establishes the zoning applicable to
land within the Rancho La Quinta plan area boundary. Development Regulations are presented for
each Planning Area within the Specific Plan boundary.
Section 4, General Plan Consistency; This section uses the key land use issues statement of each
element of the City of La Quinta General Plan as the basis for evaluating the consistency of the
Rancho La Quinta Specific Plan with the City of La Quinta General Plan.
J
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1.1
1.2 PURPOSE AND INTENT
The Specific Plan presented herein is a comprehensive planning and development document intended
to guide future development of lands within the Rancho La Quinta plan area boundary. This
document establishes development plans, guidelines and development regulations for the project plan
area. The Rancho La Quinta Specific Plan (RLSP) is intended to insure a quality development
consistent with the goals, objectives, and policies of the City of La Quinta General Plan and the goals
of the developers of the property
The Specific Plan is intended to guide the character, design and standards of development at Rancho
La Quinta and within the Specific Plan area. It is meant to provide a degree of flexibility to allow
future development to respond to the changes in society and the economic marketplace which will
occur over the buildout period of the project area. The Specific Plan establishes and updates the
design and development policies applicable to development within the Specific Plan area. Further, in
Section 3 the Specific Plan establishes the regulations and standards which serve as the zoning and
development regulation for the property.
J
1.2
1.3 PROJECT REGIONAL SETTING
The site of Rancho La Quinta is approximately 100 miles from the city of Los Angles and the Pacific
coast and approximately 250 miles from the Phoenix/Scottsdale metropolitan region. The plan area is
located on the gently sloping floor of the Coachella Valley in the vicinity of Palm Springs and is
located within the corporate limits of the City of La Quinta in Riverside County.
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Exhibit 1
1.3
1.4 PROJECT LOCAL SETTING
The specific Plan boundary is within the City of La Quinta, a 31 square mile municipality located in
the southwestern portion of the Coachella Valley. The City is bounded on the west by the City of
Indian Wells, on the east, by the City of Indio and Riverside County, on the north by Riverside
County, and federal and county lands to the south. The City of La Quinta was incorporated in 1982.
♦ The Santa Rosa Mountains and the Indio Hills create the backdrop to the skyline west of
Rancho La Quinta and gently rolling desert dunes are scattered in undeveloped areas in the
vicinity north and east of the Rancho La Quinta site.
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Exhibit 2
Rancho La Quinta is accessible from Interstate 10 by way of Washington Street and Jefferson Street;
each arterial defining either the westerly or easterly property boundary. The northern property
boundary is defined by Avenue 48. Avenue 50 defines a portion of the southern boundary of the site.
Rancho La Quinta continues the implementation of a network of General Plan roads and
infrastructure within the City's master plan for development and exemplifies a quality of growth that
reiterates the City's emergence as a desert resort community with the highest standards for resort
residential and recreational development.
1.4
Property adjacent to Rancho La Quinta is designated by the General Plan for a variety of land uses
including:
♦ Low and Medium Density Residential (LDR and MDR) uses are proposed and existing in a
scattered pattern to the north, south, east, and west of the property.
♦ Major Community (school) Facilities (MC) are adjacent to the property to the southwest.
♦ Mixed Regional Commercial (M/RC) and Low Density Residential (LDR) land uses are
proposed to the north.
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Exhibit 3
1.s
1.5 PROJECT HISTORY
History of Rancho La Quinta
In 1979, the Riverside County Board of Supervisors unanimously approved a Specific Plan, change of
zone, and EIR for development on this 700 acre property then known as the ATO Desert Project
Specific Plan. The first approved plan for the property allowed for the development of a resort hotel,
two 18 hole golf courses, an equestrian center and 2049 residential dwelling units at densities of 4 to
12 dwelling units per acre.
An amendment to the ATO Specific Plan (later Rancho La Quinta) was approved by the City of La
Quinta in July 1984 to work within the land use parameters of the ATO Desert Project Specific Plan
and environmental documentation and yet provide for a revised land use vision statement for the
project consistent with the goals of the a new developer.
This Specific Plan amendment is required in order to reflect modifications in the internal layout of the
community, the refinement of development concepts and ancillary land uses, while providing for the
overall number of dwelling units of 1414 and a Resort Hotel of 200-400 rooms.
Current Specific Plan Approval
Each plan and amendments thereto has been supported with all necessary environmental review and
documentation. The current specific plan allows for the construction of 1500 homes surrounding two
18 -hole golf facilities in areas designated as Low Density Residential. Also included within the
existing 40 acre Tourist Commercial zone in the current entitlement for Rancho La Quinta is a club
lodge facility which envisions 80 to 100 guest cottages in addition to the golf, tennis and swimming
amenities.
Proposed Specific Plan Amendment
The specific plan delineated herein will maintain the maximum unit generation of 1414 units in low
density residential siting over the 726 acre plan area total. The plan further proposes a 30 acre
relocation of Tourist Commercial acreage previously a part of the 40 acres of TC zoning in the
vicinity of the existing private Rancho La Quinta Golf Club facilities. Ten acres of Tourist Com-
mercial zoning remains in place to provide consistency with retail shop uses in place today as well
as future club -serving uses and functions for the Rancho La Quinta Golf and Tennis Club facilities
while allowing residential development consistant with the development standards of the low density
residential zone immediately adjacent. The relocated 30 -acre Tourist Commercial zoning and land
use is proposed at the intersection of Jefferson and Avenue 48 to provide the setting for a 200-400
room Resort Hotel complimented by 18 holes of golf and associated support facilities. Within the
plan boundary, one golf course has been constructed and approximately 210+ residential building
permits have been issued as of the summer of 1998.
1.6
1.6 ENABLING LEGISLATION
♦ The authority to prepare, adopt, and implement the Rancho La Quinta Specific Plan is granted
to the City of La Quinta by the California Government Code (Title 7, Division 1, Chapter 3,
Article 8, Sections 65450 through 65457).
♦ As with General Plans, the Planning Commission must hold a public hearing before it can
recommend to the City Council, the adoption of a specific plan. The City Council of La Quinta
may adopt a specific plan by either ordinance or resolution.
♦ The Rancho La Quinta Specific Plan is a regulatory document that, once adopted, will serve as
the General Plan, zoning, and development code for the Rancho La Quinta plan area. As such,
the adopted plan must be consistent with the intent and purpose of the La Quinta General Plan.
Upon completion of the Rancho La Quinta Specific Plan, future development must be consistent
with the Specific Plan.
1.7
1.7 CALIFORNIA ENVIRONMENTAL QUALITY ACT
COMPLIANCE
An environmental impact report was prepared in conjunction with the original Specific Plan approval
and was certified by Riverside County Board of Supervisors. Subsequent minor alterations in the
development plan for Rancho La Quinta have generated the requirement for a focused environmental
study specific to archaeology. As a result of on-site environmental study concerning archaeology,
mitigation for environmental compliance is presently being administered under the jurisdiction of the
City of La Quinta Community Development Department with full cooperation of the developer of the
Rancho La Quinta project.
An Environmental Assessment has been conducted by the City of La Quinta Community
Development Department the result of which exempts the Rancho La Quinta plan area from an
Environmental Impact Report (EIR) within the California Environmental Quality Act under the
provisions of California Government Code Section 65457 (a).
The plan of development outlined within this document contemplates no substantive alteration in
environmental setting throughout the phased implementation of the Rancho La Quinta plan. As a
result, no additional environmental review is presently deemed necessary in contemplation of this
Specific Plan Amendment approval.
1.s
Plans, Programs and Guidelines
2.1 COMMUNITY CONCEPT
The national recognition and positive image of the City of La Quinta has been created in large part
through Rancho La Quinta, home of the 1996, 1997, and 1998 Skins Game. This national
recognition is combined with Rancho La Quinta's on-going commitment to the creation of the highest
quality resort living and recreation environment.
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Exhibit 4
Rancho La Quinta is a resort community created by a series of golf -oriented residential villages
defined by two championship eighteen hole golf courses radiating from the project focal point of the
Golf and Tennis Recreation Complex and the proposed Resort facilities. The community is defined
on three sides by the existing major circulation system which establishes its perimeter boundaries.
Specifically, Avenue 48 to the north, Jefferson Street to the east, Avenue 50 to the south. The Santa
Rosa Mountains to the west provide both a physical boundary and a visual backdrop to the
community. The Rancho La Quinta site is uniquely positioned at the intersection of Eisenhower
Drive and Washington Avenue; an intersection that has historically been the entry to "La Quinta."
The 715 acre property is distinguished from other La Quinta project sites by its varied dune
topography which comprise approximately 85% of the site and reach a height of approximately 40
feet in some areas. The development plan for Rancho La Quinta has been shaped by the aesthetic
qualities of the desert dune landforms and the unique site -driven land use elements for the plan area.
Natural landforms provide a basis for the location of roads, building sites, and golf / open space
areas. The two golf courses, which serve as the open space focus on the resort, are generally located
2.1
in low lying areas of the site while the higher elevations of the dunes are generally reserved for
development opportunities.
The Rancho La Quinta Golf and Tennis Club complex is located at the center of the Rancho La
Quinta community. Its main club buildings are sited prominently on a ridge of dunes overlooking the
returning nines of the golf course amenities. Other recreation facilities for tennis and swimming are
nestled in close proximity to the club facilities and are envisioned to provide the highest level of quality
recreation amenity. Surrounding the club and the golf courses are the residential development sites,
organized into neighborhoods along a primary loop road and its secondary roads and cul de sacs.
2.1.1 Planning Area Breakdown
The Specific Plan document breaks the plan area into five distinct sub -areas, each with corresponding "site
driven" development regulations and design criteria. These Planning Areas are depicted in Exhibit 5 shown
below.
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Planning Areas within the Rancho La Quinta Plan Community
Exhibit 5
Planning Area I is characterized by an existing 18 -hole championship golf course and corresponding
residential development and open space. Planning Area II is defined by the golf and tennis clubhouse
amenities, a residential model complex as well as associated residential sites adjacent to the golf amenities.
Also included is the proposed golf maintenance facility site. Planning Area III addresses the future 18 -hole
golf amenity and adjacent residential development. Planning Area IV is the site for a two- to four -hundred
room Resort Hotel and golf club. Planning Area V is the site of the Ventanas community, a well site, and the
associated watercourse. This is an existing residential tract characterized by single family detached homes.
2.2
2.2 LAND USE
2.2.1 Land Use / General Plan Context
The Rancho La Quinta Specific Plan implements the City ofLa Quinta General Plan by bringing together
detailed policies and regulations into a focused development plan for the Specific Plan Area. The Rancho La
Quinta Specific Plan (RLSP) is a regulatory document which, when adopted by the City Council of La
Quinta, governs all facets of project development including the distribution of land uses, location and sizing
of supporting infrastructure, development standards and regulations, and methods offinancing public
improvements for the plan area.
The location and alignment of the land uses and zones depicted herein are diagrammatic. The precise layout
of the future golf course, streets, and support facilities will determine the actual alignment and adjacency of
each land use category
The RLSP is prepared as a link between the General Plan guidelines and subsequent development
proposals for individual Planning Areas within the RLSP. The Land Use Element of the La Quinta
General Plan identifies and establishes the City's policy relative to the desired future pattern, intensity,
density and relationships of land uses in the City. The purpose of the Land Use Element within the
City's General Plan is to establish official City policy which:
♦ Identifies the general types, locations and distribution of land uses desired in La Quinta at
buildout;
♦ Identifies standards for land uses relative to population and building density/intensity and the character
and compatibility of land uses; and
♦ Identifies desired courses of action/ strategies which provide the means to implement the community's
land use policies.
The Rancho La Quinta Specific Plan implements the City's General Plan by:
♦ Specifying the land use in the plan area;
♦ Delineates standards for land use compatibility; and
♦ Provides the framework for development.
2.2.2 Existing General Plan / Land Use
The Existing Specific Plan for the project area defines the land use currently. The adopted General
Plan has created several overlays to the previously approved project. These land use policies are
illustrated in Exhibit 6 and include:
Residential Land Uses
Low Density Residential
Commercial Land Uses
Tourist Commercial
Other Land Uses
Golf Courses
Open Space
Water Course/Flood Control
2.3
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RESIDENTIAL LAND USES
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COMMERCIAL LAND USES
Tourist
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OTHER LAND USES
l�J Parks
Facilities
OCourse
Open Space
Watercourse/
Flood Control
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200 400 8Q0 1690
RANCHO LA QUINTA
Exhibit 6
I
2.2.3 Proposed General Plan / Land Use
The proposed General Plan and Land Use designations are identical categories to the existing plan General
Plan condition with the exception of a minor redistribution of the locations and corresponding acreages.
The location and alignment of the land uses and zones depicted herein are diagrammatic. The precise layout
of the future golf course, streets, and support facilities will determine the actual alignment and adjacency of
each land use category
These Land Use Policies are illustrated in Exhibit 7 and include:
Residential Land Uses
Low Density Residential - 2-4 DU/AC
Commercial Land Uses
Tourist Commercial - TC -(RSP)
Other Land Uses
Golf Courses
Open Space
Water Course/Flood Control
2.7
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(RESIDENTIAL LAND USES
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Residential
TC Tourist
Commercial
OTHER LAND USES
Parks
Facilities
Golf Course
Open Space
Watercourse/
Flood Control
200 aoo ago 1600
I
RANCHO LA QUINTA
Exhibit 7
2.3 ZONING
2.3.1 Existing Zoning
The existing zoning for the project area is illustrated in Exhibit 8 and includes:
Residential Land Uses
RL - Low Density Residential
Special Purpose Districts
Tourist Commercial
Overlay Districts
GC - Golf Courses
OS - Open Space
FP - Flood Plain
2.11
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Existing Zoning
RESIDENTIAL
RL Low Density
Residential
Q 200 400 890 1600
RANCHO LA QUINTA
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Exhibit 8
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Tourist
TC
Commercial
PURPOSESPECIAL
Parks
P R
Facilities
Golf Course
GC
Open Space
Watercourse/
FP
Flood Control
Q 200 400 890 1600
RANCHO LA QUINTA
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Exhibit 8
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2.3.2 Proposed Zoning
The proposed zoning for the Rancho La Quinta Specific Plan requires a minor redistribution ofthe Zone
locations and corresponding acreages to respond to the proposed zone change in planning Areas II, III, and
IV
The location and alignment of the land uses and zones depicted herein are diagrammatic. The precise layout
of the future golf course, streets, and support facilities will determine the actual alignment and adjacency of
each land use category
The proposed zoning for the project area is illustrated in Exhibit 9 and includes:
Residential Land Uses
RL - Low Density Residential
Special Purpose Districts
Tourist Commercial - TC - (RSP)
Overlay Districts
GC - Golf Courses
OS - Open Space
FP - Flood Plain
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Proposed Zoning
RESIDENTIAL
RL Low Density Residential
NON RESIDENTIAL, DISTRK: TS
TC Tourist Commercial
GC Golf course
Avenue 49
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200 400 apo lem
RANCHO LA QUINTA
Exhibit 9
2.4 THE MASTER PLAN OF LAND USE
The Master Plan for Rancho La Quinta reflects the development goal of providing championship
recreational golf amenities to promote upscale residential homesites with complimentary club resort
guest servicing facilities.
A detailed discussion of the proposed land use for Rancho La Quinta and the resulting change in
development intensity is presented for each of the five planning areas. The Existing Land Use
illustrates a complete tabulation of existing land uses, existing zoning, acreage and densities within
each planning area. The Proposed Land Use Table immediately below delineates a comprehensive
tabulation of proposed land uses, zoning, acreages and densities for the same planning area.
Tables 11 and 12 represent a comprehensive tabulation of existing and proposed Land Use, zoning,
Acreage, Units and density for the Rancho La Quinta Plan area in total.
2.19
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OPEN SPA( F
RESIDENTIAL
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LAND USF
2.4.1 Land Use By Planning Area
Within the boundary of the Specific Plan for the Rancho La Quinta, a range of land use categories are
provided for. These include Open Space, Golf, Residential, and Tourist Commercial. The plan area is
broken into five individual Planning Areas in order to address each unique development environment
within the plan boundary.
11
The diagram above delineates the limits of each Planning Area and their relationship to the Rancho La
Quinta Plan Boundary.
Included in each description of land use (by Planning Area) is a narrative and supporting graphics to
delineate the proposed land use location within each Planning Area of the Specific Plan. Development
regulations for each planning area are presented in Section 3 - Zoning and Development Regulations.
Residential unit generation for each planning area is based on gross acreage totals of residential and golf land
at 2-4DUs/AC. For the purpose of maximizing unit count for the plan area, an intensity of 4 DUs/AC is
assumed on the net residential area in each Planning Area table. The gross density of the Rancho La Quinta
Plan is less than 2 DUs per gross acre.
2.23
Planning Area I
Residential Land Use
Existing and planned residential land uses in Planning Area I are located East of Washington Street, south of
Avenue 48, taking access from the main project entry at Eisenhower and Washington as well as from
Avenue 48. The Specific Plan for Rancho La Quinta provides for a range of residential housing types
consistent with the Low Density Residential designation established for the property within the Specific Plan
for Rancho la Quinta. The permitted dwelling types, lot size, height limits and other site development
standards are established in Section 3, Zoning and Development Standards, of this Specific Plan document.
Residential land at Rancho La Quinta will be developed primarily as golf frontage lots for detached
single family units. The buildout of the residential component of the plan area will retain the
opportunity for attached single family homes to respond to future market trends within future phases
of development. A variety of Resort Residential and Residential housing types are provided for
within the plan area; all consistent with the Low Density Residential established for the planning area.
The permitted dwelling types, lot size, height limits and other site development standards and uses are
established in Section 3, Zoning and Development Regulations and Standards within this Specific
Plan document.
Golf and Open Space Land Use
Golf and recreational uses currently exist on the land within Planning Area I and are generally located
to provide the backdrop for existing and proposed Low Density residential land use.
Water Course and Floodway Land Use
The CVWD water evacuation channel is in the southwestern portion of the planning area and is
incorporated into the golf and open space element of the plan.
2.24
TABLET
PLANNING AREA I - EXISTING LAND USE
Rancho La Quinta Residential and Golf Facilities
GENERAL•
LDR - Low Density Residential RL 105.0 252 2-4 DUs/AC
G - Golf Course / Open Space GC 119.5 286 2-4 DUs/AC
W - Water Course / Floodway WC 8.5 —
SUBTOTALS 233.0 538
TABLE2
PLANNING AREA I - PROPOSED LAND USE
Rancho La Quinta Residential and GolfFacilities
GENERAL PLAN/LAND USE ZONE ACRES UNITS DENSITY
LDR-Low Density Residential RL 105.0 420 4 DUs/AC
G - Golf Course GC 119.5 —
W - Water Course / Floodway WC 8.5 —
SUBTOTALS
* No changes in zoning or land use is contemplated in Planning Area I.
i
233.0 420
2.25
Planning Area II
Land uses in Planning Area II are located South of Avenue 48, East of Washington, and interface with the
existing residential in Planning Area I and Golf Course. Residential housing types are planned to be
compatible with the existing residential elements adjacent to the Planning Area and are to be consistent with
the proposed Low Density Residential designation proposed for the property. There are currently 88
"casitas" built or planned to be built in the Low Density Residential area ofPlanning Area II. Atotal of 104
Low Density Residential units are allowed in Planning Area H.
The Rancho La Quinta Tourist Commercial Residential Overlay District
Residential Land Use in the Tourist Commercial Zone
Land use in Planning Area II is comprised of a Tourist Commercial Residential TC -(RSP) Overlay district
to allow for the development of detached and/or attached Residential and other similar residential units in
association with the existing Rancho La Quinta Low Density Residential use. The permitted dwelling types,
lot size, height limits and other site development standards for the Tourist Commercial Residential Overlay
District are established in Section 3, Zoning and Development Standards, Planning Area II, within this
Specific Plan document. Residential application of Tourist Commercial uses within Planning Area II are
limited to residential uses defined in Section 3 Planning Area II Zoning and Development Regulations.
The Rancho La Quinta Golf Club
The Rancho La Quinta Country Club presently features a Robert Trent Jones designed 18 hole
championship golf amenity with supporting interim golf clubhouse and pro shop. Future supporting
recreational amenities include a member clubhouse -locker room complex in concert with the existing
tennis courts, swimming pool and fitness center.
The Golf Maintenance Facilities
The Golf Maintenance Facility is sited in Planning Area II with adjacency to Avenue 48 along its
northerly perimeter and the Storm Water Evacuation Channel and future golf along its easterly
boundary. Access to the proposed maintenance facility is provided from Avenue 48 at the intersection
of Dune Palms Road.
The Rancho La Quinta Tennis Club
The Rancho La Quinta tennis facility amenities include professional instruction facilities, tennis pro
shops, olympic-sized pool, spa, and exhibition court. Future recreational amenities may include a full
service Fitness Center featuring all state ofthe art fitness and aerobic training facilities.
Open Space Land Use
Golf and recreational open space uses currently exist on the land within Planning Area II and are generally
located throughout the Golf and County Club facilities. This open space provides the backdrop for
proposed Golffacilities and Low Density Residential land use proposed for this area ofthe plan.
J
2.26 J
TABLE 3
PLANNING AREA II - EXISTING LAND USE
Rancho La Quinta Residential and Tourist Commercial Facilities
TC - Tourist Commercial TC 40.0 * N/A
W - Water Course / Floodway WC Inc. —
SUBTOTALS 40.0
By definition, TC -Tourist Commercial generates no specific unit count.
TABLE 4
PLANNING AREA II - PROPOSED LAND USE
Rancho La Quinta Residential and Tourist Commercial Facilities
LDR-Low Density Residential RL 26.0 104 4 DU's/AC
TC - Tourist Commercial TC 10.0 * —
W - Water Course / Floodway WC 4.0 — —
SUBTOTALS 40.0 104
By definition, TC -Tourist Commercial generates no specific unit count.
2.27
Planning Area III
Residential Land Use
Residential land uses in Planning Area III are located South of Avenue 48, East of Washington, and North
of Avenue 50 and interface with the existing residential and golf course in Planning Area I. Residential
housing types are planned to be compatible with the existing residential elements adjacent to the Planning
Area and are to be consistent with the proposed Low Density and Medium Density designations proposed
for the property. Residential entry points will be created from the perimeter street network and will maintain
residential security via gates and internal security services.
Open Space Land Use
Open Space land use within Planning Area III comprises golf course area and common area open
space within the residential areas ofthe plan.
Water Course and Floodway Land Use
The CVWD water evacuation channel is located in the northwestern portion of the planning area and
is incorporated into the golf and open space element ofthe plan.
J
2.28 1
TABLE 5
PLANNING AREA III - EXISTING LAND USE
Rancho La Quinta Residential, Golf, and Park Facilities
GENERAL
LDR-Low Density Residential RL 215.0 514 2-4 DU's/AC
G - Golf Course GC 160.0 378 2-4 DU's/AC
W - Water Course / Floodway WC 12.0
P - Parkland Dedication PR 8.0
SUBTOTALS 395.0 892
TABLE 6
PLANNING AREA III - PROPOSED LAND USE
Rancho La Quinta Residential and Golf
GENERAL PLAN/LAND USE ZONE ACRES UNITS DENSITY
LDR-Low Density Residential RL 192.0 768 4 DU's/AC
G - Golf Course GC 151.0 --
W - Water Course / Floodway WC 12.0
SUBTOTALS
355.0 768
2.29
Planning Area IV
Resort Hotel Land Use
Resort Hotel land use is envisioned for Planning Area IV to allow for the development of a 200-400 room
tourist serving/golf supporting hotel. This amenity is planned to provide the base for the second 18 hole golf
amenity at Rancho La Quinta. Access to the golf amenity of the Resort Hotel is envisioned to be provided
to the private members of the Rancho La Quinta Golf Club. Access by the Resort Hotel guest to the
Private Golf amenities of Rancho La Quinta is limited to a member -guest or private membership
relationship.
Residential Land Use
Residential Land uses in Planning Area IV are located South of Avenue 48, East of Washington. Land uses
are planned consistent with the proposed Tourist Commercial Residential TC - (RSP) designation proposed
for the property.
The Rancho La Quinta Tourist Commercial Residential Overlay District
Residential land use in Planning Area IV is accommodated via a Tourist Commercial Residential TC -
(RSP) Overlay district to allow for the development of detached and/or attached Tourist Commercial
Residential and other similar residential units in association with the Rancho La Quinta Resort and Resort
Golf Club facilities.
The permitted dwelling types, lot size, height limits and other site development standards for the
Tourist Commercial Residential Overlay District are established in Section 3, Zoning and
Development Standards, Planning Area IV, within this Specific Plan document.
Tourist Commercial uses within Planning Area IV are limited to residential uses and uses supporting
the Resort Hotel and golf amenities and associated residential as defined in Section 3, Planning Area IV,
Zoning and Development Regulations. The resort residential uses envisioned for Planning Area IV will
generate Transient Occupancy Tax in accordance with the requirements of the City ofLa Quinta.
2.30
TABLE 7
PLANNING AREA IV - EXISTING LAND USE
Rancho La Quinta Residential, •Golf,• Utility Site
GENERAL PLAN/LAND USE ZONE ACRES UNITS DENSITY
LDR-Low Density Residential RL 25.2 60 2-4 DU's/AC
G - Golf Course GC 5.0 10 2-4 DU's/AC
IID Substation Site 1.8
SUBTOTALS 32.0 70
TABLE 8
PLANNING AREA IV - PROPOSED LAND USE
Rancho La Quinta Tourist Commercial Facilities and Utility Site
GENERAL PLAWLAND USE ZONE ACRES UNITS DENSITY
TC Tourist Commercial TC 30.2 * —
IID Substation Site 1.8
SUBTOTALS 32.0 — —
F
By definition, TC -Tourist Commercial generates no specific unit count.
i
1
2.31
Planning Area V
Residential Land Use
Existing and planned land use in Planning Area V is generally located East of Washington Street and south
of Cabrillo Way within the RLSP plan boundary as revised by this amendment. Land use is characterized
by the existing "Ventanas" subdivision which is planned to provide a maximum of 122 single family detached
units. The exhibit below illustrates the current layout of the Ventanas subdivision.
RANCHO LA QUINTA
FUTURE
RESIDENTIAL
Water Course and Floodway Land Use
The CVWD water evacuation channel is in the southwestern portion of the planning area and is not
envisioned to be utilized in the open space.
Ancillary Land Use
A well site is envisioned to be accommodated within planning area V.
2.32
TABLE 9
PLANNING AREA V - EXISTING LAND USE
Rancho La Quinta Residential, Golf, and Utility Site
LDR-Low Density Residential
W - Water Course / Floodway
Well Site
SUBTOTALS
TABLE 10
RL 30.5 106 2-4 DU's/AC
WC 3.0
.5
34.0 106
M
PLANNING AREA V - PROPOSED LAND USE
Rancho La Quinta Residential, Golf, and Utility Site
GENERAL•
LDR-Low Density Residential RL 30.5 122 4 DU's/AC
W - Water Course / Floodway WC 3.0 —
Well Site .5
SUBTOTALS
34.0 122
2.33
SUMMARY TOTALS
TABLE 11
Existing Land Use*
LDR - Low Density Residential RL 320 768 2-4 DU's/AC
TC - Tourist Commercial TC 28 —
G - Golf Course GC 305 732 2-4 DU's/AC
ROW/Roads / O.S./ Easments 47
TOTAL 700 1500
,Does not Include the Ventanas plan area totals.
LEGEND
I
0
OPEN SPACE
® OPEN SPACE
„ r
Lana Use Plan
Rancho La Quints
WATER COURSE. FLOOD CONTROL
Pmpamd For.
RESIDENTIAL
TC
TD. Desert Development
K2TOW DENSITY LDR
(L{ DU/AQ
G - Golf Course/ O.S.
79M R...l.o LQ,; -W -LQ ch
COMMERCIAL,
{'
70URTSTCOMMERCL L mpwn
726 1414
TABLE 12
Proposed Land Use**
�41a►1a./d1�9�d\►/Ml01loll lL`f
I
.J►1�l.��la►.
LDR - Low Density Residential
RL
353.5 1414 4 DU's/AC
`
TC - Tourist Commercial
TC
40
G - Golf Course/ O.S.
GC
332.5 --
TOTAL
726 1414
J
"Includes Ventanas plan area. Does not Include a acre parkland dedication previously
In Planning Area Ill.
2.34
2.5 CIRCULATION PLAN
Project related circulation improvements currently serve the existing residential and golfwithin the Rancho
La Quinta Specific Plan boundary. Future improvements necessitated by additional project related
improvements are shown in concept on the proposed Circulation Plan exhibit shown below. The Circulation
Plan exhibits a hierarchy of street improvements (existing and proposed) which vary from arterial access to
the site via the existing regional network of offsite infrastructure to private street improvements within the
plan area.
2.5.1 Offsite Improvements
The offsite public streets surrounding the project are currently developed in accordance with La Quinta City
Engineering and Public Works Department standards in effect and will be constructed incrementally in
accordance with the applicable General Plan designations. City-wide mass transit systems and stops are
accessible via the perimeter public thoroughfares of Washington, 48th, 50th and Jefferson.
The following mitigation measures are recommended to reduce potential circulation impacts
associated with the proposed project and should be implemented in conjunction with development of
the residential areas within Planning Area II.
2.5.2 Onsite Improvements
The following mitigation measures are recommended to reduce potential circulation impacts
associated with the proposed project and should be implemented in conjunction with development of
the residential areas within Planning Area II.
♦ The applicant shall develop all roads internal to the project in accordance with the design
standards specified in the general plan and the structural standards in effect at the time of tentative
tract or zoning approval area in conjunction with the phased implementation of the specific plan.
All roadways within the specific plan area shall remain private.
♦ The primary loop road shall be widened to a minimum pavement width of 36 feet unless the
Applicant demonstrates that adequate provision has been made for sufficient off-street parking
to accommodate all needs, including guests, so that on -street parking is not required.
♦ All other roads shall be widened to a minimum pavement width of 32 feet unless the Applicant
demonstrates that adequate provision has been made for sufficient off-street parking to
accommodate all needs, including guests, so that on -street parking is not required.
2.35
J
7
Ewa—U-1
Existing
and Proposed
Circulation Plan
Major Arterial
6 lane divided
Primary Arterial
4 lane divided
Onsite Arterial
ie 49 T 4 lane
Collector
2 lane
Local Street
2 lane
_ _ _ _ Cul de Sac
2 lane
200 400 840 1800
RANCHO LA QUINTA
Exhibit 11
landscape + 1 } Landscape
Setback i 1 Setback
20' Z)" blin 5' i+li:r 14' LI2' 13' 1al'wr 13 _ 12' Imo' 20"
120' R.O.W.
Major Arterial
Typical: Jefferson/Washington Street
12' S' AI iri 14" 13' 12' 13' l4' 5' Min 12`
--Meandering
100'-110' RO.W. sidewalk
Primary Arterial
Typical: Avenue 50
Street Sections
f a. —
;at %—
RANCHO LA QUINTA
J
J
J
`Tm
Onsite Major Collector
Typical, Rancho La Quinta Entry
Collector
Typical, Rancho La Quinta Drive
u 2.41
Minimum Local Street
Typical, Cabrillo Way
J
J
2.42 1
2.6 CONSERVATION, OPEN SPACE, AND RECREATION PLAN
The Rancho La Quinta Specific Plan Conservation, Open Space, and Recreation Plan identifies and
establishes the plan policy relative to the identification and management of natural resources, open
space and recreation amenities within the plan area boundary. The purpose of the Conservation,
Open Space, and Recreation Plan is to establish development policies and philosophy which identifies
areas in the Rancho La Quinta plan area with natural resources which shall be managed to prevent
waste, destruction or neglect. Additionally, the plan identifies policies related to permissible uses and
development standards within Conservation, Open Space, and Recreation areas, as well as programs
to ensure the conservation of resources and identifies desired courses of action/strategies which
provide the means to implement the community's conservation policies.
2.6.1 Conservation
The Rancho La Quinta project area has been developed with the goal of balancing the conservation
and management of natural resources with the implementation of a high quality recreation based
Rancho La Quinta community. Policies and programs for the conservation, management and use of
natural resources include:
♦ Support the use of the La Quinta Redevelopment Project in the elimination of flooding
condition to the site and surrounding area.
♦ Prevention of soil erosion using the appropriate design criteria and careful placement of
landscaping.
♦ Maintenance, protection, and replenishment of ground water by using the golf course areas as
drainage areas to absorb local runoff.
♦ Preservation of existing water resources by storing excess drainage water in the golf course
lakes for use in golf course irrigation.
♦ Elimination of groundwater contamination through the regional prohibition of septic tanks and
support of a regional sewage treatment plant.
Topography
Topography of the Rancho La Quinta property is distinguished from most other cove sites by its
varied dune topography reaching an approximate height of 40 feet on area east of the CVWD
evacuation channel. The development plan for Rancho La Quinta has used the characteristics and
qualities of the desert dune natural landforms to guide the location of golf and recreation sites, roads,
building sites, and open space areas. Golf Course amenities which serve as the open space for the
Rancho la Quinta, are generally located in low lying areas of the site while the higher elevations of
the dunes are generally reserved for club facilities, Resort and residential building sites. The higher
elevations will afford housing areas exposure to prevailing breezes as well as allow opportunities to
maximize view -value for the residential sites. The Rancho La Quinta Club complex is located at the
center of Rancho La Quinta community plan area with main club buildings sited prominently to take
advantage of the golf course routing and views. Other club facilities for tennis and swimming are in
proximity ofthe existing golf amenities to maximize ease of circulation.
2.43
Surrounding the Club and golf courses are the residential development sites, organized into neighborhoods
along a primary loop road -and its secondary roads and cul de sacs. Where views and open space
premiums permit, land in the central portions ofthe plan area will be used for larger single family residential
lots while perimeter lands will be reserved for smaller residential lots.
Archaeological Resources
An archaeological study was conducted by the Archaeological Research Unit, University of
California, Riverside, to identify and preliminarily evaluate cultural/historical resources within the
undeveloped portions of Rancho La Quinta which comprise the eastern portion of parcel 20469.
Preceding an intensive pedestrian survey of the project area, the Eastern Information Center (of the
California Historical Resources Information system) performed a cultural resources records search.
This review revealed that portions of the study area had undergone some level of archaeological
survey, albeit extant reports are generally unclear on the number, content, and location of specific
archaeological sites. The Eastern Information Center files contain records for two previously
recorded prehistoric sites (CA-RIV-1176, CA-RIV-1177) within the subject portion of Parcel 20469.
The records search also identified a number of additional archaeological sites and other prior cultural
resources inventory surveys in the general vicinity. Along with the two prehistoric sites noted above,
one historic (CA-RIV-5772H) and 15 prehistoric (CA-RIV-115764 through -5771, and CA-RIV-
5773 through -5780) sites, and two prehistoric archaeological isolates (33-6871, 33-6872) were
encountered during fieldwork for the current investigation. Of the 20 archaeological sites now
recorded within the project boundaries, it is recommended that both isolates, the historic site, and
four of the prehistoric sites (CA-RIV-5766, -5775, -5777, and -5778) not be considered important
cultural resources properties under criteria stipulated in the California Environmental Quality Act of
1970 (as amended). The remaining 13 prehistoric sites (CA-RIV-1176, -1177, 5764, -5767 through -
5771, and CA-RIV-5773 through -5780) are recommended as potentially important cultural
resources properties under legislated criteria. These sites are being achieved through the initiation of
Phase II archaeological archaeological mitigation.
If a site of significance is encountered during Phase II investigations on site, the site shall be retained
as open space, capped per current acceptable method, or excavated and archived per acceptable
methods.
2.6.2 Open Space
The Open Space Concept
Rancho La Quinta is designed with the realization that as urban and suburban development takes place in
the La Quinta Cove Region, recreation and open space becomes a limited and valuable resource. In
addition, it is recognized that in the Palm Springs area, high-quality projects that are to be successful must
be designed and planned around an open space/recreation program centering on golf. Rancho La Quinta's
landscaped perimeter establishes a standard of lush landscape setbacks as a framework for the major open
space system of the community. Interior open space / recreation uses planned for Rancho La Quinta
include golf courses, tennis and pool/spa facilities and common open space areas.
Approximately 50% ofthe project area is dedicated to two championship golf courses which are designed
so that adjacent residential development will benefit from the visual and open space value created by the
golf amenities. The golf courses generally follow the low land and lower dunes. "Fingers" of development
project into the open space at higher elevations, where they can make the best use of, not only ofthe golf
2.44
course frontage, but of the prevailing breeze and spectacular Coachella Valley mountain views. To fi.uther
maximize the benefit of an open space precedence, greenways and green belts are strategically planned
throughout the project which will give visual variety to dwelling clusters and higher density residential uses
which are developed along golf course areas and/or adjacent to roadways of internal circulation. While
providing frontage for the majority of the residential units in the development, open spaces also
accommodate additional land for interior walkway systems connecting residential areas to the Country Club
complex.
2.6.3 Recreation
The Rancho La Quinta is planned as a "recreational/residential" community and therefore contains as
a major element an extensive passive and active recreation program of development. Standards for
the development of recreation improvements are:
♦ Promotion of a variety of recreation uses in context with a Rancho La Quinta lifestyle
♦ Promotion of high quality, championship -level golf and tennis facilities
♦ Continued development of a variety of housing types with open space providing both passive
and active recreation opportunities
Permitted recreation facilities include:
♦ Championship Golf Courses and Club Facilities
♦ Driving Ranges
♦ Tennis Courts
♦ Swimming Pools & Jacuzzi's
♦ Health Spas
♦ Pro Shops
♦ Shopping Amenities
♦ Trail Systems
The complete list of permitted uses and the development regulations for the Conservation, Open
Space and Recreation areas are established by the Zoning and Development Regulations and are
presented for each Planning Area within the Specific Plan boundary.
J
2.45
2.7 INFRASTRUCTURE
The infrastructure system planned to serve the Rancho La Quinta project is described below and is
designed to provide a coordinated system of infrastructure and public services to adequately serve the plan
area at full buildout. The Infrastructure and Utilities Plan identifies standards for infrastructure and public
services relative to land use intensity envisioned for the plan area within the community's infrastructure and
public services policies.
An offsite infrastructure phasing plan shall be prepared prior to approval of the first tentative map.
Avenues 48 & 50
Infrastructure Mitigation Area
2.46
Jefferson Corridor
Infrastructure Mitigation Area
Infrastructure Mitigation Zones
(NTS) `1
�J
Avenue 48
• . .
•?::•--------------------
Y. r•
0 Noll
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F, /• 11
isenhower
T
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+ •f
1N 4 t 11
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Avenue 50
Avenue 49
Existing
and Proposed
Infrastructure
I LEGEND
Water
Sewer
® Existing wellsite
13 Proposed wellsite
X44 4414 9>{1D 5444
RANCHO LA QUINTA
I Exhibit 12
rC
2.7.1 Water
Potable Water
The potable water system of the City is operated and administered by the Coachella Valley Water District
(CVWD) which extends service based upon approved designs and improvements constructed by the
private developer. The CVWD assesses new development $2,100 per connection to tap into the potable
water distribution system. CVWD operates from a system wide master plan that provides the City with
potable water which is pumped from an underground aquifer through wells located throughout the City.
Wells range in depth from 500 to 900 feet. Potable water pumped to the surface is stored in three
reservoirs located south of the Cove, one at Highway 111 and Adams, and one reservoir in the northeastern
portion ofPGA West. These five reservoirs provide high quality water to each pressure zone in the City.
The potable water distribution system transports water to residential and commercial users via an
underground system with lines ranging in size from 6 to 36 inches.
An agreement with the CVWD calls for new onsite wells for domestic water tied with a 12" main to the
existing CVWD mainline on Washington Street. Sites for a water reservoir and additional wells will be
dedicated by the developer as needed to satisfy the capacity requirements ofthe development. Later
phases ofthe project will connect Rancho La Quinta's water distribution loop with CVWD mains on
Avenue 50 and Jefferson Street. Irrigation water for the golf courses will be provided by a separate system
of shallow onsite wells.
Although the City is blessed with an abundance of ground water, the CVWD is continuing to take
preventative measures to conserve this precious resource for its existing and future customers. These
measures include the use of a lush and water efficient plant material approval policy, implemented through a
landscape review committee and a water management specialist on CVWD staff entrusted to promote the
mutual goals ofthe agency and the policies ofthe developer.
Prior to approval of final tract maps or site development permit, the issuance of zoning approvals, or the
issuance of permits, the Applicant shall prepare a hydrological analysis for approval by the City Engineer
which will indicate the method and design to protect the proposed development from the 100 -year flood if it
has not been accomplished prior to issuance of golf grading permit. This plan shall be consistent with the
purposes of any similar plans of the Coachella Valley Water District to be in effect for flood protection.
The Rancho La Quinta area is protected from storm water flows by a system of channels and
landforms integrated into the design of the golf elements of the plan and is considered safe from storm
water flows with these facilities in place.
The Coachella Valley Water District requests the right to review and approve the grading and drainage plan
prior to the issuance of grading and/or building permits. The developer shall obtain an encroachment permit
from the district prior to any construction within the right-of-way ofthe La Quinta Evacuation Channel. This
includes, but is not limited to, surface improvements, drainage inlets, landscaping and roadways.
_J The district will furnish domestic water and sanitation service to the Rancho La Quinta area in
accordance with the current regulations of this district. These regulations provide for the payment of
certain fees and charges by the subdivider and said fees and charges are subject to change.
�J
I 2.49
The district will need additional facilities to provide for the orderly expansion of its domestic water system to
serve Rancho La Quinta. The developer may be required to provide land on which some ofthese facilities
will be located. These sites shall be shown on the tract map as lots to be deeded to the district for such
purpose.
Plans for grading, landscaping and irrigation systems shall be submitted to the district for review in
order to ensure efficient water management.
This area is within improvement District No. 1 of the Coachella Valley Water District for irrigation
water service. Water from the Coachella Canal is available and may be used for golf course and green belt
irrigation purposes where economically feasible. The District may need additional facilities for the orderly
expansion ofits irrigation water distribution system in order to serve future development within Rancho La
Quinta. These facilities may include additional lateral piping, reservoirs and booster pumping facilities.
Should these facilities be required, the developer may be required to provide these facilities and the land on
which some of these facilities will be located.
the orderly expansion of its system. The Applicant will be required to provide and dedicate to the
District any land needed for these facilities.
Irrigation Water
Irrigation water is pumped from shallow wells on site. The existence of the vast, high quality
underground water supply has relegated this source for use in irrigating golf courses, existing
agricultural areas and for recharging the underground aquifer.
2.7.2 Sanitary Sewage
The sanitary sewage collection and treatment system for the City is operated and administered by the
CVWD which extends service based upon approved designs and improvements constructed by the
private developer. The CVWD assesses new development per equivalent dwelling unit (EDU) to
provide comprehensive wastewater collection and treatment. The current capacity of the Mid -Valley
Water Reclamation Plant is 4.35 million gallons per day (MGD). This facility serves numerous
Coachella Valley communities including La Quinta. The CVWD has indicated that the sewage
treatment plant can be expanded in the future to serve additional demand, including the demand of La
Quinta encompassing the Rancho La Quinta plan area.
As a result of development of this property and others in the area, CVWD proposes to build a
regional sewage treatment plant and extend its interceptor main along Avenue 50 to Washington
Street. T.D. Desert Partners, L.P. has constructed an offsite gravity main paralleling Washington Street to
the intersection of Avenue 50 as part of its phased development to serve land west ofthe CVWD storm
water channel. The remainder of the property will be served by gravity mains to the interceptor main on
Avenue 50.
The sanitary sewer system shall be installed in accord with District regulations. The area shall be
annexed to Improvement District No. 55 for sanitation service.
Storm Water Drainage
The master grading and drainage concept of the development will work within the character of the existing
rolling topography and landforms to provide an effective system of drainage and storm water management
2.50
while conserving and enhancing the open space feel of the Rancho La Quinta project. In general, runoff
from the developed areas at higher elevations will be directed to lower areas of the site where the fairways
of the golf course are routed maximizing the opportunity for the recharge of groundwater resources while
using the natural lay of the land to direct storm flows. Storm water runoff will be held onsite and stored in
the system of golf course lakes and low points whose capacity is calculated to hold the necessary storm
generated volumes prior to discharge to the storm water evacuation channel which traverses the Rancho La
Quinta project site. Storm water drainage from perimeter streets shall be accommodated onsite.
The CVWD storm water channel which bisects the 713 acre site is constructed according to an alignment
worked out in conjunction with the originally adopted ATO Specific Plan and works within the current land
plan concept for recreation, golf and open space in concert with storm water management. The channel is
designed to carry measured and controlled storm water runoff from the alluvial fan of the La Quinta Cove to
the Whitewater River. This conveyance of storm water is a rare event triggered by a severe combination of
meteorological events; normally this channel will be a dry -land open space element within the plan boundary
used as recreational open space.
The channel is designed to conduct full capacity storm flows yet be integrated with the grading of two
Championship Golf Courses. The embankments that form the storm water channel have been
"softened" by the golf course architects working together with the project landscape architects, civil
engineers, and the Coachella Valley County Water District to minimize the "Engineered" appearance
of this flood control facility.
2.7.3 Public Utilities
All overhead public utility transmission lines for cable television, electricity and telephone are routed
around the perimeter of the Rancho La Quinta site. All permanent power and telecommunications
distribution lines internal to the project will be placed underground.
Electricity
Electrical power is provided to the site as well as surrounding development from the Imperial
irrigation District (IID) substation currently operational west of the intersection of Avenue 48 and Jefferson
Street.
Natural Gas
Southern California Gas provides service to the site from its service main along Highway 1 I I north of the
property boundary.
Telephone
Land based Telephone services are provided by General Telephone Company the project area and will
extend lines to the site as needed. Regionally, cellular service providers include LA Cellular and
AirTouch Cellular Service.
2.7.4 Refuse Collection
Refuse collection within the City Limits is provided by an entity franchised by the City of La Quinta for this
purpose. Refuse collection occurs in accordance with a schedule established by the franchisee and the city.
It is envisioned that the Rancho La Quinta residential areas of the plan will be served by extension ofthe
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contract refuse collection services currently in place at the Rancho La Quinta. Prior to regularly scheduled
pick-up and removal, refuse will be contained in a maintained surface bin environment consistent with and
ensuring the excellent quality of environment currently existing at the Rancho La Quinta.
2.7.5 Schools
The public education needs of the City of La Quinta are provided by two public school districts which
include the Desert Sands Unified School District (DSUSD) and the Coachella Valley Unified School
District (CVUSD). The Coachella Valley also contains several private schools administered by
religious or other private entities that are attended by La Quinta school children. The Rancho La
Quinta plan area is served by Desert Sands Unified School District.
An existing agreement is currently in effect between the Applicant and the Desert Sands Unified
School District details the per unit mitigation fee associated with the student generation. This
agreement is the framework for fees to be levied on residential construction within the plan area.
Based on location of existing schools, the make-up of the population of the project and their
minimal student generation, the Rancho La Quinta plan is adequately served through build out of the
plan area by existing and proposed school facilities in the City.
2.7.6 Law Enforcement
Law enforcement services are provided to the City (and Rancho La Quinta) through a contract with
the Riverside County Sheriff Department. The Sheriff Department extends service to the City from
existing facilities located in the City of La Quinta and City of Indio. The existing agreement between
the City and Sheriff Department provides protection on a 24-hour basis, seven days per week. The
Department utilizes seven patrol deputies which provide five minute response times to the Rancho La
Quinta plan area. Two additional deputies which comprise its target team, are also contracted by the
City and work 40 hours each. The Sheriff Department utilizes a standard of 1.5 deputies/1,000
population to adequately serve the City.
Given the high level of recreation and resort amenity, the Rancho La Quinta plan area is further protected by
a private security force assuring the idyllic ambiance that is the hallmark of the Rancho La Quinta Lifestyle.
2.7.7 Fire Protection
Fire protection service is provided to the City by the Riverside County Fire Department. The Fire
Department administers two stations in the City. One facility (Station #32) on Avenue 52, west of
Washington Street, and another facility (Station #70) at the intersection of Madison Street and
Avenue 54 within the PGA WEST project area. The Fire Department also operates four additional
stations in surrounding communities which results in overlapping service areas. The Department
currently exhibits an Insurance Services Office (ISO) public protection class rating of four, based on a
descending scale from one to ten, with first -in -response times ranging from two to six minutes. The
ISO established it's rating system based on the provision ofmanpower/staffing, communication facilities,
water system for suppression, automatic sprinkler/alarm systems, response times, and building standards.
Paramedic service is provided to the City by Springs Ambulance Service which is located at Station #70 in
La Quinta.
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2.7.8 City Administration
City administration facilities in La Quinta currently include offices of approximately 31,000 square feet for
City departments (i.e., Mayor and City Council, City Manager, City Clerk, Finance Department, Planning
and Community Development Department, Engineering and Public Works Department). These public
resource outlets are housed in the municipal complex at the southwest corner of Calle Tampico and
Washington Street. The complex provides space for all City administration staff and ancillary facilities.
Given the current level of developer backed participation funding current growth within the City, this new
facility provides adequate space for City functions projected to suffice a growing population well into the
future.
2.7.9 Library Facilities
The City is served by a public library which is administered by the Riverside County Library System.
The existing facility contains approximately 2,065 square feet and includes approximately 20,000
volumes. The County utilizes an unadopted standard of 0.5 square feet per capita and 1.2 volumes
per capita to serve the City. Based on this standard, the City is currently under -served in space, but
contains a surplus of volumes. However, a new 9,000 square foot facility is planned as a component of the
municipal complex. The additional facility will provide adequate library space to satisfy the literary needs of
the community well into the future.
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2.8 RANCHO LA QUINTA COMMUNITY DESIGN GUIDELINES
The design guidelines contained in this subsection are intended to establish a consistent design expression
among site planning, engineering, architecture, and landscape architectural components while allowing
reasonable flexibility in design.
The design guidelines for Rancho La Quinta are intended to:
♦ Assist in implementing the design intent of the Specific Plan by establishing project design
compatibility among different residential densities and land use;
♦ Create a framework to implement individual product design vocabulary while maintaining
community identity;
♦ Delineate criteria for enhancing the natural site features, plant materials and habitat areas; and
♦ Provide a consistent approach to site planning, building design, street furniture and signage,
wall and fence materials and color, lighting, landscaping, and other design elements that will
endure for the life of the community.
The guidelines provided herein suggest thematics compatible with the existing Rancho La Quinta
character and are not intended to limit expressions of varying architectural styles within the entire
Specific Plan area. The Design Guidelines presented herein establish the framework to achieve harmony
and compatibility within the existing framework of residential neighborhoods and the Rancho La Quinta
while providing the flexibility to create variety in the architectural expression and interpretation ofthe design
styles envisioned for the community. Examples of the desired design theme are illustrated on the following
pages and are conceptual and do not depict final designs, nor should they limit the range of expression
among individual builders and their professional design teams.
The guidelines are provided for the benefit of merchant builders, their planners/ designers, and City of
La Quinta staff and decision-making bodies in the review of future Rancho La Quinta site
development proposals. As such, the design guidelines identify elements for all residential and other land
use proposals within the Rancho La Quinta Specific Plan area. These guidelines may be incorporated into
the subsequent site development permits, conditional use permits, and subdivision maps submitted to the
City for approval unless it is demonstrated that certain guidelines are not applicable, appropriate, or feasible
under site specific circumstances.
The Rancho La Quinta Community Image
The extensive landscape element provided by the golf courses together with Rancho La Quinta's
landscaped perimeter setbacks present an image of privacy and lushness for the community. The
master landscape plan makes all structures on the interior of the project unobtrusive and at the same
time, enhance the views from these structures to the surrounding greenbelts and mountain vistas. The
use ofDate Palm, Citrus, and other species typically seen throughout the desert provides a regional context
to the plant palette for Rancho La Quinta. A full list of plant material recommended as suitable for the
landscape theme is provided in the Recommended Plant Material Palette on page 2.68.
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The Private Club Facilities
At the center of Rancho La Quinta is a private club complex that presently functions as the social center and
focal point ofthe community comprised of:
A Private Country Club of approximately 800 members providing dining, lounge and social
activity facilities and house the club and sports facilities pro shops, locker rooms, lounges and golf
cart storage for its championship golf courses.
A Swim and Tennis Club is provided, available for all residents of Rancho La Quinta, featuring a
pro shop, locker rooms and restaurant/ lounge area. The Swim and Tennis Club is sited to
overlook courts, pools, and spas, all in a garden setting.
Avenue 48
d
This member/guest serving facility will be sited within the golf club facilities and recreation facilities currently
in place. This centrally located golf -oriented guest hotel complex will provide opportunities for small to
medium sized groups of participants giving access to the golf amenities of Rancho La Quinta while adding
depth to the economic viability of the supporting Tourist Commercial facilities of shops, restaurants, and
other tourist services envisioned for the community.
The Resort Hotel Amenity
A Resort Hotel with the potential for two to four hundred rooms will be located adjacent to the existing
arterials of Jefferson and Avenue 48. This resort amenity will provide the opportunity for resort guests to
play the 2nd 18 hole championship course at Rancho La Quinta. Residential development will give the
added opportunity of ownership in the Rancho La Quinta project.
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2.8.1 General Architectural and Siting Guidelines
The architectural theme for Rancho La Quinta may include Spanish mission, southwest tacotorial adobe,
pueblo and other compatible "desert architecture" styles.
Color
The earth tone color palette that predominates within the existing architectural context of the Rancho
La Quinta residential construction and ancillary structures is based on a history of whitewashed
stucco over adobe bricks. This motif is complemented with a simplistic color scheme and a variety of
roof tones and textures offset by the contrast of the window mouldings and associated architectural
detail.
♦ The predominant color of all structures shall be, wherever possible, limited to the spectrum of
white, cream, tan, sand, light brown, mauve and other earth tones. Colors outside of this
spectrum shall be, wherever possible, used for accents only. In order to achieve the variety of
architectural expression envisioned for the residential components of the Rancho La Quinta a
variety of materials and colors shall be, wherever possible, used to create a rich tapestry of design
elements.
♦ The predominant color range is defined by the earth tones. A range of muted color tones shall
be used throughout the neighborhoods within Rancho La Quinta.
Materials
A limited variety of roof materials shall be, wherever possible, used including barrel tile, flat concrete tile,
and concrete shakes. The color of roofs shall provide a range of deep tones. The color of roof materials
shall be, wherever possible, varied to reflect the existing surrounding architectural theme. All roofing
material shall be fire retardant.
♦ The predominant exterior building material shall be, wherever possible, within the vernacular of
the existing Rancho La Quinta theme - smooth finish stucco.
♦ Wood, tile and wrought iron shall be, wherever possible, used as accent materials as dictated by
the applicable architectural style.
Site Planning
Appropriate site planning guidelines as discussed below shall be, wherever possible, used in order to
ensure functional and aesthetic development within Rancho La Quinta. Guidelines are intended to be
flexible. Not all guidelines are applicable in all situations. Judicious use of guidelines shall be,
wherever possible, used in order to achieve a high quality consistency in design theme within the
adjacent architectural context.
♦ Site planning parameters shall conform to the criteria set fourth herein wherever possible.
♦ Flexibility in interpretation is to be implemented in site design to achieve individuality among
development boundaries.
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Building Massing and Scale
The general character of residential development areas shall reflect a neighborhood scale in which the
building massing does not overwhelm the street scene. Typically, residences shall be, wherever possible,
low-rise in nature to create a pleasant neighborhood environment and street scene.
♦ Building wall planes, particularly on the front elevation, shall be staggered to create interest
along the street scene, to provide a desirable human scale, and to avoid visual monotony.
♦ Single -story plate lines are encouraged on the front elevation by stepping back the second -story
wall planes to effectively breaks up the building mass and provides a reduced scale along the
street scene.
♦ Single -story plate lines with second -story wall setbacks are encouraged on side and rear
elevations where feasible.
♦ Side elevations shall provide the same level of articulation and detail as the front elevations
where feasible.
♦ Articulated roofscapes shall be created through the use of a variety of roof forms.
♦ Repetitious gable ends along front and rear elevations shall be minimized.
2.8.2 Residential Site Planning Guidelines
The climate in the La Quinta is characterized by sunny and hot weather in the summer, while the winter
months feature excellent air clarity and are relatively mild. The design of residences shall incorporate
elements which respond to these conditions, such as patios, courtyards, arcades, plazas, and paseos. In
addition, extended roof overhangs shall be used in response to climatic conditions. Other residential site
considerations include the following:
♦ The placement of structures should consider prevalent environmental conditions — sun, wind
and view.
♦ Orientation of development edges should maximize view potential and access to natural open
areas and improved recreation areas. Open area "fingers" should extend into residential areas
where possible.
♦ Varying house configurations on corner lots is encouraged to promote variety in the street scene
and maximize the view of drivers at intersections.
♦ A combination of side -entering and front -entering garages and varied driveway locations are
encouraged to breakup repetitive curb cuts and yard patterns.
♦ Cul-de-sacs are encouraged to improve neighborhood safety and character.
♦ Guest parking shall be, wherever possible, located to provide easy access to units.
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♦ Four-way intersections within individual projects are discouraged.
♦ Walkways shall be, wherever possible, provided within multiple -family neighborhoods.
♦ Neighborhoods bordering open areas shall be, wherever possible, sited to maximize views of the
Rancho La Quinta course amenities, yet discourage through access.
♦ Recreation areas/greenbelt features shall be, wherever possible, visible upon entry to
neighborhoods to enhance neighborhood value.
♦ Individual multi -family buildings shall be, wherever possible, separated sufficiently to provide a
green space image and accommodate walks and other circulation elements.
2.8.3 Residential Design Criteria
Wall Planes, Windows, and Doors
♦ The use of desert heat withstanding windows is encouraged. If aluminum or vinyl frame
windows are used, the frames must be painted or appropriately colored to coexist with the
building or trim material.
♦ The use of multipane windows is encouraged for front elevations which are visible from other
private or quasi -public spaces. Trim may, wherever possible, be painted to be compatible with
the building architecture.
♦ The style of windows shall be compatible with the architectural style of the building. The use of
many different styles of windows on one building plane shall be avoided. The size and
proportion of panes shall correspond to the overall proportioning of the elevation.
♦ Accent windows having different or articulated shapes or with a finer texture (e.g., many small
panes) shall be used as an accent element to create interest on building elevations if consistent
with the Spanish eclectic style.
Entries
♦ The entry of residential dwelling units shall be articulated as a focal point of the building's front
elevation through the appropriate use of roof elements, columns, porticos, recesses or
projections, windows or other architectural features.
♦ Sufficient stacking distances at project entries shall be, wherever possible, provided.
Porches, Balconies, and Railings
♦ Front porches shall be designed, where feasible, as an integral part of the front elevation to
provide visual interest and activity along the street scene, as well as to promote social
interaction among community residents by providing outdoor living spaces oriented to the front of the
dwelling unit.
♦ Porches and balconies function as an extension of interior spaces, providing shaded outdoor living
space.
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♦ Second story balconies are encouraged providing visual interest to the street scene increasing the
perceived front setback ofthe second story.
♦ Porches and balconies shall be designed as an integral component of the building's architecture
and style, and shall not appear as a poorly conceived add-on element.
♦ The design of porch and balcony railings shall complement the building's architecture and style.
Columns
♦ Columns used as a structural or aesthetic design element shall convey a solid and durable image,
and shall be consistent with the architectural style of the building.
♦ Columns may be used as a free-standing form, or as support for roofs and balconies.
Chimneys
♦ Chimneys, particularly chimney caps, shall be simple in design, so as not to distract from the
building.
♦ The design of chimneys shall be compatible with the architectural style of the building. Exposed
metal flues are not permitted.
Garage Doors
♦ Garage doors shall be compatible with the architectural style ofthe dwelling unit.
♦ Garage doors shall be recessed from adjacent walls to create a strong shadow which effectively
minimizes the impact of large flat surfaces.
♦ Two single doors shall be incorporated into some two -car garages, while three -car garages shall
incorporate a double door with a single door or three single doors.
♦ Where three -car garages are proposed, at least one garage entrance shall be offset or detached
from the remaining two entrances.
Exterior Stairs
♦ Exterior stairways shall be simple bold elements which complement the architectural massing
and form of the existing Rancho La Quinta building environment.
Archways
♦ The use of archways must be compatible with the architectural style ofthe building, and shall be
designed as an complimentary part of the building or adjacent courtyard.
♦ When used, archways shall define or enframe space, such as entries, porticos, patios, and
courtyards.
2.59
Walls and Fences
♦ Walls and fences which are visible from streets, open space, or other private or quasi -public areas,
shall be compatible in material, color, and design with adjacent architectural elements.
Building Details
♦ All mechanical equipment shall be screened from view by walls or fences compatible with the building
architecture, or by plant material adequate in size to provide proper screening.
♦ All utility meters are encouraged to be integrated into the architecture and screened from view.
♦ The materials, colors, and forms of carport structures shall be consistent with the architectural style of
the residential neighborhood in which they are located.
♦ Carports which are integrated into the building design or community walls are encouraged.
♦ Accessory structures shall be designed to be consistent with the architectural style ofthe adjacent
buildings.
♦ All flashing, sheet metal, and vents shall be, wherever possible, painted or screened from view in a
manner which is compatible with the building architecture.
Common Space Elements
♦ All residential and commercial areas shall have fully enclosed trash enclosures, which are compatible
in material, color and design with the building architecture.
♦ Support facilities such as recreation buildings, permanent leasing offices, mail stations, etc., shall be
designed in the same architectural style, and to the same level of detail and articulation, as the main
buildings they support.
2.8.4 Residential Site Planning Criteria
Single -Family Detached
The following concept shall be incorporated into the
design of Single-family Detached neighborhoods:
♦ The street layout within residential
neighborhoods shall provide view corridors to
the pedestrian pathways, open space, and
landscape elements unifying pedestrian
circulation and site landmarks, where feasible.
♦ The use ofparkways or greenbelt gardens
connecting the residential courts is encouraged
in the design of neighborhood streetscapes,
where feasible.
2.60
♦ Residential dwelling units shall be sited to maximize view opportunities of the mountains in the La
Quinta region where feasible.
♦ Where two-story units are plotted adjacent to one another, the side second story of at least one unit
shall be stepped back, where feasible, to create a single -story plate line along the common side yard.
♦ The plotting of dwelling units may feature a random mix of front entry and side entry garages, along
with the motor court concept, where feasible, to provide variety to the street scene.
Single -Family Attached
The general site planning concepts established for the
Single-family Detached neighborhoods also apply to
the Single-family Attached neighborhoods. In
addition the following concept shall be incorporated
into the design of Single-family Attached
neighborhoods:
♦ Neighborhood entry roadways shall focus on
to an amenity or a community open space
feature or landmark, where feasible.
♦ The street layout within residential
neighborhoods shall provide view corridors to the Open Space and other special community features
and landmarks, where feasible. In addition, the view corridors should also provide physical access to
these community features, where feasible.
♦ The design of streets shall be pedestrian oriented. The use of parkways is encouraged in the design of
neighborhood streetscapes, where feasible.
Multifamily
The general site planning concepts established for the
Single-family Detached and Single-family Attached
neighborhoods apply to the Multifamily
neighborhoods. In addition, the following concept
shall be incorporated into the design of multifamily
neighborhoods
♦ In order for the buildings to form a strong
neighborhood edge, parking areas shall not be
located along perimeter streets wherever
possible. Parking areas shall be, wherever
possible, screened from view from private or
quasi -public edges by being placed behind buildings or within court conditions when possible.
♦ The impact of parking areas shall be minimized through the use of auto courtyards featuring enhanced
paving, plant material, and other landscape features.
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2.8.5 Tourist Commercial Site Planning Guidelines
The site design and planning oftourist serving commercial areas such as the Resort Hotel will incorporate
elements which respond to the desert climatic conditions in much the same manner as the residential
components of the plan. Elements include generous patios, spacious courtyards, arcades, plazas, and
paseos. Other planning guidelines for commercial areas are listed below.
♦ Prominent buildings shall be, wherever possible, sited in key landmark locations and be easily
accessible and convenient.
♦ Service areas shall be, wherever possible, sited in little used areas and effectively screened.
♦ Pedestrian access routes between adjacent uses shall be, wherever possible, incorporated into the
commercial site design, where feasible.
♦ Mixed use areas shall be, wherever possible, site planned as large pieces and individual uses
integrated to provide functional and cohesive, mixed-use zones.
♦ Pedestrian spaces shall be, wherever possible, provided by creating plazas, courtyards, and
promenades linking commercial use areas.
♦ Parking shall be, wherever possible, oriented to permit pedestrian flow to shops without having to
cross numerous traffic aisles.
♦ Pedestrian courts are encouraged, especially to accent open area access point or primary
vehicular entry.
♦ The use of landscape areas and green space to separate vehicular traffic from commercial and
service traffic is encouraged.
♦ Within the Rancho La Quinta the shared use of service areas, parking, access, etc., shall be,
wherever possible, integrated into the design.
♦ Orient private or quasi -public entrances to be visible from entry streets.
♦ Roof equipment shall be, wherever possible, architecturally screened where feasible.
♦ Pedestrian access to adjacent uses shall be, wherever possible, provided.
2.8.6 Commercial Design Criteria
Wall Planes, Windows, and Doors
♦ The use of wood frame windows scaled to the interior space is encouraged. Frames shall be,
wherever possible, painted or appropriately colored to match the commercial building or
adjacent residential trim material.
2.62
♦ The use of wood trim is encouraged for all windows on front elevations, or any other elevation which
is visible from other private or quasi -public spaces. Trim shall be, wherever possible, painted to be
compatible with the building architecture.
♦ The style of windows shall be compatible with the architectural style of the building. The use of
many different styles of windows on one building plane shall be avoided. The size and
proportion of panes shall correspond to the overall proportioning of the elevation.
♦ Accent windows having different or articulated shapes or with a finer texture (e.g., many small
panes) shall be used as an accent element to create interest on building elevations if consistent
with the Spanish eclectic style.
Entries
♦ The entry of commercial building masses (Resort Hotel) shall be articulated as a focal point of
the building's front elevation through the appropriate use of spacial offsets, roof elements,
columns, porticos, recesses or projections, windows or other architectural features.
Porches, Balconies, and Railings
♦ Front porches shall be designed, where feasible, as an integral part of the front elevation to
provide visual interest.
♦ Porches and balconies function as an extension of interior spaces, providing shaded outdoor space.
♦ Second story balconies are encouraged to provide visual interest to the street scene, and to
increase the perceived front setback of the second story.
♦ Porches and balconies shall be designed as an integral component of the building's architecture
and style, and shall not appear as a poorly conceived add-on element.
♦ The design of porch and balcony railings shall complement the building's architecture and style.
Columns
♦ Columns used as a structural or aesthetic design element shall convey a solid and durable
image, and shall be consistent with the architectural style of the commercial building.
♦ Columns may be used as a free-standing form, or as support for roofs and balconies.
Chimneys
♦ Chimneys, particularly chimney caps, shall be simple in design, so as not to distract from the building.
♦ The design of chimneys shall be compatible with the architectural style of the building. Exposed
metal flues are not permitted.
Exterior Stai rs
♦ Exterior stairways shall be simple bold elements which complement the architectural massing and form
of the existing Rancho La Quinta building environment.
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Archways
♦ The use of archways must be compatible with the architectural style ofthe building, and shall be
designed as an complimentary part of the building or adjacent courtyard.
♦ When used, archways shall define or enframe space, such as entries, porticos, patios, and
courtyards and parking elements.
Walls and Fences
♦ Walls and fences which are visible from streets, open space, or other private or quasi -public
areas, shall be compatible in material, color, and design with adjacent and/or existing
architectural elements.
Building Details
♦ All mechanical equipment shall be screened from view by walls or fences compatible with the
building architecture, or by plant material adequate in size to provide proper screening.
♦ All utility meters are encouraged to be integrated into the architecture and screened from view.
♦ The materials, colors, and forms of carport structures shall be consistent with the architectural
style of the Commercial neighborhood in which they are located.
♦ Carports or landscaped treillage which integrate into the building design is encouraged.
♦ Accessory structures shall be designed to be consistent with the architectural style of the
adjacent commercial buildings.
Common Space Elements
♦ All commercial areas shall have fully enclosed trash enclosures, which are compatible in
material, color and design with the building architecture.
♦ Facilities such as recreation buildings, permanent leasing offices, mail stations, etc., shall be
designed in the same architectural style, and to the same level of detail and articulation, as the
main buildings they support.
2.8.7 Commercial Site Planning Criteria
Commercial Elements Within the Rancho La Quinta
The Rancho La Quinta recreation areas feature a strong pedestrian orientation through the use of elements
and forms relating to the human scale. Street furnishings which add to the festive atmosphere of the
commercial area and its pedestrian orientation shall be encouraged.
♦
Group functions and uses are encouraged at plaza spaces and existing recreation amenities within the
Rancho La Quinta to promote an active pedestrian environment.
♦ Arcaded walkways provide a pedestrian scale to buildings, and particularly when used on south
and west facades provide pleasant shaded cover.
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♦ Special areas shall be created such as paseos, plazas, and courtyards to further enhance the
pedestrian environment of the recreation areas of the Rancho La Quinta.
♦ Small scale lighting fixtures which complement the character of the function space or
commercial area.
♦ Appropriately spaced benches and seating areas for pedestrian comfort.
♦ Flags or banners made of durable cloth material flown from vertical free standing poles, or
incorporated into the design of street lighting and building architecture through the use of
cantilevered poles.
Commercial Building Parking
Parking (on -street and off-street) shall be accommodated in groups of small parking dusters to
minimize the visual impact of parking areas.
♦ Long and unbroken rows of surface parking stalls shall be avoided.
♦ Off-street surface parking shall be screened from view through the use of plant material or low
walls compatible with walls forms on the existing grounds.
♦ Landscape treatments shall be used with surface parking areas to visually minimize the impact
of parking areas.
♦ Parking areas shall provide clearly defined pedestrian circulation.
Commercial Building Service Elements
Trash enclosures, loading docks, rubbish bins, transformers, satellite antennas, processing
equipment, and any other unsightly apparatuses must be screened from view through the use
landscape or architectural elements which are compatible in material, color and design with the
building architecture.
Commercial Building Massing and Scale
Off -set wall planes shall be used where appropriate as an integral part ofthe building design to provide
visual articulation.
♦ Building offsets shall be used to indicate building entries and pedestrian nodes.
♦ Offset or angled building comers shall be used to provide subtle articulation.
The building massing shall consist of a mix of building heights along with the use offocal vertical elements.
J♦ Projections, overhangs and recesses shall be used to provide shadow, articulation, and scale to
building elevations.
J
U 2.65
♦ Stepping back ofbuilding elevations is encouraged to provide second story terraces and visual
articulation.
♦ The commercial areas shall contribute to a distinctive roofscape theme in Rancho La Quinta
through the use of a variety of roof forms.
♦ Building design shall incorporate elements which respond to the climatic conditions of La
Quinta through the use of courtyards, paseos, arcades and extended roof overhangs.
Commercial Building Materials and Colors
A range of muted color tones shall be used throughout the commercial areas at Rancho La Quinta.
♦ The extensive use of bright vibrant colors is discouraged except for limited accent or focal
elements.
♦ The color of roofs should provide a range of tones compatible with the existing Spanish architectural
influence. All roofing material shall be fire retardant.
2.8.8 Landscape Guidelines
The underlying theme of the landscape architecture at Rancho La Quinta promotes a "feeling of
oasis" for the community. The intent of the landscape concept is to create a lush character of visual
variety and textural interest consistent with this goal. Use of drought tolerant plant material is a
primary consideration in the development of the plant palette to further aid in the conservation of
water while promoting this lush theme in the prevailing landscape image.
The existing landscape concept of Rancho La Quinta exhibits a predominance of palm lined
boulevards and lush mass plantings. The major landscape improvements envisioned by the
landscape guidelines of the original Specific Plan are in place with future landscape improvements
limited to those associated with the construction of individual parcels.
2.8.9 Landscape Architectural Elements
Special landscape architectural treatments reflecting the existing landscape architectural forms on site shall
be used including courtyards, promenades, and other similar areas to accentuate their importance as
people -oriented spaces and to provide a separation between service -traffic and the Rancho La Quinta
homeowners and their guests.
J
2.66
TABLE 13
POTENTIAL PLANT MATERIAL PALETTE
Trees
Brachychiton populneus
Bottle Tree
Ceratonia siliqua
Carob
Cercidium microphyllum
Littleleaf Palo Verde
Cercidium praecox
Sonoran Palo Verde
Chamaerops humillus
Mediterranean Fan Palm
Citrus
N.C.N.
Jacaranda mimosifolia
Jacaranda
Rhus lancea
African Sumac
Schinus molle
California Pepper Tree
Schinus terebinthifolius
Brazilian Pepper Tree
Syagrus romanzofflanum
Queen Palm
Washingtonia robusta
Mexican Fan Palm
Vines and Ground Cover
Apten cordifolia
Red Apple
Bougainvillea spp. Shrub form
`Barbara Karst'
Bougainvillea spp. ground cover
Calliandra tweedi
`Pink Powder Puff
Carissa macrocarpa
`Boxwood Beauty'
Rosa banksiae
Lady Bank's Rose
Flower carpet
Rose Ground Cover
Gazania spp.
Gazania
Hedera spp.
Ivy
Lantana spp.
Lantana
Lonicera japonica `Halliana'
Hall's Honeysuckle
Tecomaria capensis
Cape Honeysuckle
Trachelospermum jasminoides - staked or ground cover
Star Jasmine
Shrubs
Agapanthus africanus
Lily -of -the -Nile
Buxus microphylla japonica
`Green Beauty'
Carissa macrocarpa `Tuttle'
Natal Plum
Chrysanthemum frutescens
Marguerite
Ligustrum japonicum
Wax Leaf Privet
Photinia frazeri
N.C.N.
Pittosporum tobira `Wheeler's Dwarf
Wheeler's Dwarf (Variegated)
Rhaphiolepis indica
India Hawthorne
2.8.10 Landscape Plant Material Palette
To provide guidance to the builders and designers of future projects within the Rancho La Quinta, a
plant material palette is suggested. Species in addition to those listed are to be considered in order to
provide diversity; however, the plant material in the list provided are relatively successful in the
unique soil and climatic conditions of the Rancho La Quinta.
2.67
Zoning and Development Regulations
3.1 SPECIFIC PLAN OVERLAY DISTRICTS
A. Purpose. To provide flexible regulations via the specific plan process thereby allowing the use of
modern land planning and design techniques to create master -planned developments
incorporating coordinated building design, integrated greenbelts, common and private recreation
facilities (such as swimming pools, golf courses, etc.), emphasizing a separation of pedestrian
and vehicular traffic, and an overall increase in residential and resort amenity.
The regulations presented herein are pursuant to Article 8—Authority and Scope of Specific Plans
of the state Planning and Zoning Law of the Government Code, Section 65000 et seq and are in
compliance with the California Environmental Quality Act (CEQA) and amend Chapter 9 of the
City of La Quinta Zoning Code.
The specific plan overlay district allows variations in residential land uses as provided by Section
9.40.030 (per General Plan Policy 2-1.1.9). Specific plan densities, development standards and
other features must be consistent with the General Plan.
B. Permitted Uses. The Rancho La Quinta Specific Plan specifies the permitted uses within the
plan area boundaries defined within Planning Area I through Planning Area IV. Uses are tailored
to the individual site location within the Rancho La Quinta plan boundary, the existing
topography, and other characteristics and are consistent with the General Plan. Any
determination on a proposed use, whether listed or unlisted herein, may be either internally
reviewed by the Community Development Director and/or Planning Manager or referred to the
Planning Commission as a non -hearing item if the Community Development Director and/or
Planning Manager determines on a case-by-case basis that the public interest would be better
served by such referral.
C. Zoning Designation. The Rancho La Quinta Specific Plan specifies overlay zoning adopted in
conjunction with approval of the Specific Plan document. Upon approval, the Rancho La Quinta
Specific Plan is an integral part of the zoning for the property within the plan boundary and
becomes the Official Zoning for the City of La Quinta. Property zoning shall consist of the base
district symbol followed by the specific plan symbol in parentheses; for example, RL (RSP).
Zoning and Development Regulation and Standards by Planning Area
Zoning and Development Regulation and Standards are presented for Planning Area I through
Planning Area V as delineated in the Planning Area Exhibit and are presented in the following order:
3.1
Planning Area I
RESIDENTIAL SPECIFIC PLAN RL -(RSP) USES AND STANDARDS
GOLF COURSE / OPEN SPACE II (GC) PASSIVE AND ACTIVE RECREATION AREA
WATER COURSE / FLOOD CONTROL (FP) AREA
Description of Uses in Planning Area I
Zoning and Development Regulation and Standards
Planning Area II
RESIDENTIAL SPECIFIC PLAN RL -(RSP) USES AND STANDARDS
TOURIST CON RvIERCIAL TC -(RSP) USES
GOLF COURSE / OPEN SPACE II (GC) PASSIVE AND ACTIVE RECREATION AREA
WATER COURSE / FLOOD CONTROL (FP) AREA
Description of Uses in Planning Area II
Zoning and Development Regulation and Standards
Planning Area III
RESIDENTIAL SPECIFIC PLAN RL -(RSP) USES AND STANDARDS
GOLF COURSE / OPEN SPACE II (GC) PASSIVE AND ACTIVE RECREATION AREA
Description of Uses in Planning Area III
Zoning and Development Regulation and Standards
Planning Area IV
TOURIST COMMERCIAL TC -(RSP) USES
GOLF COURSE / OPEN SPACE II (GC) PASSIVE AND ACTIVE RECREATION AREA
Description of Uses in Planning Area IV
Zoning and Development Regulation and Standards
Planning Area V
RESIDENTIAL SPECIFIC PLAN RL -(RSP) USES AND STANDARDS
WATER COURSE / FLOOD CONTROL (FP) AREA
Description of Uses in Planning Area V
Zoning and Development Regulation and Standards
3.2
3.1 .1 Planning Area I
RESIDENTIAL SPECIFIC PLAN RL -(RSP) USES AND STANDARDS
GOLF COURSE / OPEN SPACE (GC) PASSIVE AND ACTIVE RECREATION AREA
WATER COURSE / FLOOD CONTROL (FP) AREA
Description of Uses in Planning Area I
Within the overall plan boundary, Planning Area I encompasses development uses and standards for
the Rancho La Quinta existing and proposed residential grounds as well as ancillary Rancho La
Quinta supporting recreational uses and areas including flood control areas. This Planning Area is
located east of existing Washington Street, south of Avenue 48 and west of the CVWD flood control
and evacuation channel within the Rancho La Quinta grounds.
Planning Area I of the Land Use Plan presently has, within its boundaries, two underlying zones, Low
Density Residential (LDR) and Golf Course/Open Space (GC).
A Residential Specific Plan (RSP) overlay for Planning Area I is proposed to address residential land
use within Planning Area I with development regulation and criteria presented herein. The
development criteria for open space, passive, and active recreation areas for golf and other uses is
delineated for Planning Area I herein. Criteria for compatable use of the flood control area within
Planning Area I is addressed as well.
Golf Course / Open Space Land Use
Golf and Open Space land in Planning Area I is defined by the existing and proposed golf course
amenities and adjacent fingers of greenbelt within the development plan. Development criteria related
to Golf Course / Open Space areas are defined herein.
Water Course / Flood Control Area
The storm water drainage system in the City is administered by the CVWD which maintains and
operates a comprehensive system to safely collect and transport flows through the City. Storm water
generated on the western side of the Cove and various circulation arteries and adjacent land is
diverted through the La Quinta Storm Water Channel and its collectors and transported to the
Coachella Valley Storm Water Channel to the north and east of the City. These storm flows are
transported through the Rancho La Quinta project in areas which are cross utilized as golf and open
space corridors for the benefit of the project.
J 3.3
RESIDENTIAL SPECIFIC PLAN (RSP) USES AND STANDARDS
The following section delineates the permitted land use and development standards for property
designated as Residential Specific Plan (RSP) on the Land Use Plan, within Planning Area I.
A. Purpose. To provide for the continuing development of low density neighborhoods (two -to -four
units per acre) with single family detached dwellings on large and medium size lots also
permitting clustered smaller dwellings, such as one and two-story single family attached units,
townhomes, or condominiums, with open space.
B. Permitted Uses. Permitted uses for lands designated as Residential Specific Plan (RSP) include
single family detached dwellings, single family attached dwellings, town homes, condominiums,
and including residential and golf supporting maintenance and office uses. Guest houses and
"Granny Units" shall be allowed in both attached and detatched residential tracts. Any
determination on a proposed use whether listed or unlisted herein may be either internally
reviewed by the Community Development Director or Planning Manager or referred to the
Planning Commission as a non -hearing item if the Community Development Director or Planning
Manager determines on a case-by-case basis that the public interest would be better served by
such referral.
Building height shall be limited to one story and 22 feet for all residential structure within 150 feet
of specific plan perimeter. Residential building height shall be limited to 28 feet.
C. Temporary & Interim Uses. Temporary outdoor event staging facilities and on-site Construction
and site guard offices including Relocatable buildings.
D. Development Standards. The following development standards apply to property designated as
Residential Specific Plan (RSP) on the Land Use Plan.
SINGLE FAMILY DETACHED DEVELOPMENT STANDARDS
ITEM QUANTITY
Min. Lot Size
6,500 sq/ft
Min. Golf Course Lot Frontage
50 ft.
Min. Off -Golf Lot Frontage
50 ft.
Max. Structure Height
28 ft.'
Max. No. of Stories
2'
Min. Front Yard Setback
15 ft.*2
Min. Garage Setback
15 ft.2
Min. Interior/Exterior Side Yard Setbacks
5/10 ft.'
Min. Rear Yard Setback
10 ft. * *4
Min. Livable Floor Area Excluding Garage
1,400 sq/ft
* Projects with ten or more dwelling units shall incorporate front setbacks varying between 15 ft. and 25 ft.+ in order to avoid
streetscape monotony.
**Swimming pools are allowed to be constructed to rear yard property lines subject to approval by golf course owner or operator.
` Building height shall be limited to one story and 22 ft. for all residential structures within 150 ft. of specific plan perimeter.
Z 20 ft. if "tilt -up" type garage door is used facing street. Units with side entry garages shall have a minimum setback of 15 ft.
3 Residential unit supporting mechanical equipment shall be allowed within side yard setback area including cave overhang.
Units with Golf / Open Space frontage shall allow architectural projections no closer to the rear yard line than the 10" min_ rear
yard in any case subject to approval by golf course owner or operator.
3.4
SINGLE FAMILY ATTACHED DEVELOPMENT STANDARDS
ITEM QUANTITY
Min. Lot Size
6,500 sq/ft
Min. Lot Frontage
45 ft.
Max. Structure Height
28 ft.
Max. No. of Stories
2
Min. Front Yard Setback
15 ft.*
Min. Garage Setback
25 ft.'
Min. Interior/Exterior Side Yard Setbacks
5/10 ft.2
Min. Rear Yard Setback
15 ft.**
Min. Livable Floor Area Excluding Garage
1400 sq/ft
Projects with ten or more dwelling units shall incorporate front setbacks varying between 15 ft. and 25 ft. or more in order
to avoid streetscape monotony.
"swimming pools are allowed to be constructed to rear yard property lines subject to approval by golf course owner or operator.
20 ft. if "tilt -up" type garage door is used. Units with side enty garages shall have a minimum setback of 15 ft.
z Residential unit supporting mechanical equipment shall be allowed within side yard setback area including eave overhang.
GOLF COURSE / OPEN SPACE (GC) USES AND STANDARDS
A. Purpose and Intent To provide for the protection and preservation of golf course open space
areas within the La Quinta Resort community.
B. Permitted Uses. The following uses shall be permitted in the areas designated as Golf Course
Open Space on the Land Use Plan.
Open Space and Recreation Uses
Open Space
Clubhouses and community pools/cabanas
Tennis courts or complexes, public or private
Golf courses and country clubs, including clubhouses and other customary accessory uses
Golf courses without above -ground structures, including fairways, greens, tees, and golf -cart
paths
2. Accessory Uses
Signs, subject to this Specific Plan Document and /or Chapter 9.160 of the City of La Quinta
Zoning Code
Fences and walls, subject to this Specific Plan Document and /or Section 9.100.030 of the
City of La Quinta Zoning Code
Satellite dish and other antennas, subject to Section 9.100.070 of the City of La Quinta
Zoning Code
3. Temporary Uses & Interim Uses
Temporary outdoor event staging facilities
On-site Construction and site guard offices
Relocatable buildings
3.5
4. Other Uses
Communication towers and equipment, subject to Chapter 9.170 of the City of La Quinta
Zoning Code
Water wells and pumping stations
Water tanks and reservoirs
Public flood control facilities and devices
C. Development Standards. The following development standards apply to the construction of
ancillary buildings for golf operations on property designated as Golf Course / Open Space on the
Land Use Plan.
GOLF COURSE/OPEN SPACE ANCILLARY BUILDING DEVELOPMENT STANDARDS
ITEM QUANTITY
Maximum Structure Height (ft.) 28
Maximum Number of Stories 1
Minimum perimeter building setbacks (ft.) from:
perimeter street rights-of-way 20
perimeter residentially zoned property 20
abutting commercial and other non -residentially zoned property 20
Minimum setback from interior property lines within the same project 0
3.1.2 Planning Area II
RESIDENTIAL SPECIFIC PLAN RL -(RSP)
TOURIST COMMERCIAL TC -(RSP) USES
Tourist Commercial — Residential
GOLF COURSE / OPEN SPACE II (GC) PASSIVE AND ACTIVE RECREATION AREA
WATER COURSE / FLOOD CONTROL (FP) AREA
Description of Uses in Planning Area II
Within the overall plan boundary, Planning Area II encompasses development uses and standards for
the Rancho La Quinta Golf and County Club as well as ancillary Rancho La Quinta supporting
recreational uses and areas including flood control areas. This area is located south of 48th centrally
3.6
between Washington and Jefferson Street and west of the CVWD flood control and evacuation
channel within the Rancho La Quinta grounds.
Planning Area II of the Land Use Plan presently has, within its boundaries, one underlying zone,
Tourist Commercial (TC).
A Tourist Commercial (TC) overlay for Planning Area II is proposed to address land use within
Planning Area II with development regulation and criteria presented herein. The development criteria
for open space, passive, and active recreation areas for golf and other uses is delineated for Planning
Area II in addition to criteria for compatable use of the flood control area.
Golf Course / Open Space Land Use
Golf and Open Space land in Planning Area II is defined by the existing and proposed golf course
amenities and adjacent fingers of greenbelt within the development plan. Development criteria related
to Golf Course / Open Space areas are defined herein.
Water Course / Flood Control Area
The storm water drainage system in the City is administered by the CVWD which maintains and
operates a comprehensive system to safely collect and transport flows through the City. Storm water
generated on the western side of the Cove and various circulation arteries and adjacent land is
diverted through the La Quinta Storm Water Channel and its collectors and transported to the
Coachella Valley Storm water Channel to the north and east of the City. These storm flows are
transported through the Rancho La Quinta project in areas which are cross utilized as golf and open
space corridors for the benefit of the project.
TOURIST COMMERCIAL SPECIFIC PLAN TC -(RSP) USES AND STANDARDS
The following sections establish the permitted land uses and development standards for property
designated as TC -(RSP) within Planning Area II as depicted on the Land Use Plan. The Tourist
Commercial Specific Plan TC -(RSP) overlay addresses all land within Planning Area II which is
zoned TC located south of 48th centrally between Washington and Jefferson Street and west of the
CVWD flood control and evacuation channel within the Rancho La Quinta grounds.
A. Purpose and Intent To provide for the development and regulation of a range of specialized club
commercial and residential uses. Land use in the residential category is limited to Low Density
Residential in Planning Area H.
B. Permitted Uses. Permitted uses for land designated Tourist Commercial Specific Plan TC -(RSP)
on the Land Use Plan and/or Proposed Zoning exhibits as either TC or TC -(RSP) includes all
currently existing resort serving uses and allowable uses delineated in the Tourist Commercial
District herein.
Building height shall be limited to one story for all residential structures within 150 feet of specific
plan perimeter
3.7
C. Temporary & Interim Uses. Temporary or recurring outdoor event staging facilities and related
uses serving the Resort Hotel and residential use and on-site construction and site guard offices
including relocatable buildings.
D. Accessory Uses. Resort golf, hotel, and residential maintenance facilities and sites. Signs, fences
and walls, subject to the design criteria set forth in this Specific Plan document. Satellite dish and
other antennas, subject to this Specific Plan.
E. Other Allowable Uses. Communication towers and equipment, subject to this Specific Plan.
Water wells and pumping stations, water tanks and reservoirs, public flood control facilities and
devices.
F Development Standards. The following development standards apply to property proposed for
development designated on the Land Use Plan and/or Proposed Zoning exhibits as either TC or
TC -(RSP) and as described within the text of this Specific Plan. Standards are established for
Residential and Commercial building and uses within Planning Area II.
Tourist Commercial TC -(RSP)
Residential Building Standards
These standards apply to all land within Planning Area II as described within the text of this Specific
Plan.
SINGLE FAMILY DETACHED DEVELOPMENT STANDARDS
ITEM QUANTITY
Min. Lot Size
6,500 sq/ft
Min. Golf Course Lot Frontage
50 ft.
Min. Off -Golf Lot Frontage
50 ft.
Max. Structure Height
28 ft.'
Max. No. of Stories
2'
Min. Front Yard Setback
15 ft. *2
Min. Garage Setback
15 ft.2
Min. Interior/Exterior Side Yard Setbacks
5/10 ft.'
Min. Rear Yard Setback
10 ft.**4
Min. Livable Floor Area Excluding Garage
1,400 sq/ft
* Projects with ten or more dwelling units shall incorporate front setbacks varying between 15 ft. and 25 ft.+ in order to avoid
streetscape monotony.
**Swimming pools are allowed to be constructed to rear yard property lines subject to approval by golf course owner or operator.
Building height shall be limited to one story and 22 ft. for all residential structures within 150 ft. of specific plan perimeter.
2 20 ft. if "tilt -up" type garage door is used facing street. Units with side entry garages shall have a minimum setback of 15 ft.
' Residential unit supporting mechanical equipment shall be allowed within side yard setback area including eave overhang.
" Units with Golf / Open Space frontage shall allow architectural projections no closer to the rear yard line than the 10' min, rear
yard in any case subject to approval by golf course owner or operator.
3.8
SINGLE FAMILY ATTACHED DEVELOPMENT STANDARDS
ITEM QUANTITY
Min. Lot Size
6,500 sq/ft
Min. Lot Frontage
45 ft.
Max. Structure Height
28 ft.
Max. No. of Stories
2
Min. Front Yard Setback
15 ft.*
Min. Garage Setback
25 ft.'
Min. Interior/Exterior Side Yard Setbacks
5/10 ft.2
Min. Rear Yard Setback
15 ft.**
Min. Livable Floor Area Excluding Garage
1400 sq/ft
* Projects with ten or more dwelling units shall incorporate front setbacks varying between 15 ft. and 25 ft. or more in order
to avoid streetscape monotony.
**Swimming pools are allowed to be constructed to rear yard property lines subject to approval by golf course owner or operator.
' 20 ft. if "tilt -up" type garage door is used. Units with side entry garages shall have a minimum setback of 15 ft.
Residential unit supporting mechanical equipment shall be allowed within side yard setback area including eave overhang.
Tourist Commercial TC -(RSP)
Commercial Building Standards
Development Standards for all other buildings other than residential structures within Planning Area
II shall conform to the following standards. These standards apply to all land within Planning Area II
designated TC -(RSP) as described within the text of this Specific Plan.
COMMERCIAL BUILDING DEVELOPMENT STANDARDS
ITEM QUANTITY
Min. Lot Size
1,200 sq/ft
Min. Lot Frontage
35 ft.
Max. Building Height
40 ft.*
Max. No. of Stories
3
Min. Setback from:
Street or Parking Stall Curb
8 ft.
Pedestrian Circulation Walks
2 ft.
Garage/Carport Setback- from Street Curb
5 ft.
Min. Building to Building Setback
Without Partial Attachment (See Note)
6 ft.
With Partial Attachment (See Note)
4 ft.
Min. Interior/Exterior Side Yard Setbacks
0 ft.'
within same project
Min. Front Yard Setback within same project
0 ft.
Maximum Allowable Wall Height
10 ft.
Note: Partial attachment of two buildings is made when an enclosed area having a typical interior function such as a hot water
heater closet, furnace closet, or other essential use is attached to two otherwise separate buildings. Construction standards and fire
ratings shall meet U.B.C. requirements.
*Not including flagpoles, chimney projections, bell towers, spires, or building projections that are nonessential to the functional
space of the commercial building (i.e. bell towers etc.)
' Residential unit supporting mechanical equipment shall be allowed within side yard setback area including eave overhang.
J 3.9
1. Retail Uses
Retail stores under 10,000 sq/ft floor area per business
2. General Commercial Uses
Barber shops, beauty, nail and tanning salons and similar uses
Resort serving uses such as travel services, photo developing, videotape rentals, shoe repair,
appliance repair, and similar uses typically ancillary to resort hotel uses
Resort central cleaning facilities
Resort maintenance plants and facilities*
Printing, blueprinting, copy services and mobile office uses
Pet supplies and services
3. Office Uses and Health Services
Resort related general offices serving the on-going functions of the Resort
Guest serving medical clinics
Health spa and clinics
4. Dining, Drinking, and Entertainment Uses
Pool/spa and Water Park uses*
Restaurants, other than drive-thru
Restaurants, counter take-out with ancillary seating, such as yogurt, ice cream, pastry shops,
and similar
Bars, taverns, and cocktail lounges
Live entertainment as an accessory use to a Resort event.
Theaters, live or motion picture --indoor or outdoor*
5. Recreation Uses
Pool or billiard tables as accessory use (3 tables or less)
Game machines, as allowed by local and state statute
Golf courses and country clubs
Tennis clubs or complexes
Health and fitness clubs & Spas
6. Public and Semi -Public Uses
Library and museum uses
Parks, play fields, and open space
Bicycle, equestrian and hiking trails
Swimming pools
7. Residential
Townhome, Single-family, and Multi -family residential uses in accordance with the Residential
Specific Plan Overlay within this document*
3.10
Accessory Uses
Private parking lots
Parking garages as an accessory use to residential and lodging uses*
Signs in accordance with this Specific Plan
Antennas and satellite dishes
Portable outdoor vending uses (such as flower stands)
Incidental products or services for employees or businesses, such as child day care, cafeterias
and business support uses
9. Temporary & Interim Uses
Interim event parking lots for events anticipated to extend over three or more days of use**
Temporary outdoor event staging facilities
Temporary outdoor event staging facilities anticipated to extend over three or more days of
use* *
On-site Construction and site guard offices.
Relocatable buildings.
* A single asterisk indicates an allowable use requiring approval of a Conditional Use Permit from the La Quinta Planning
Commission.
** A double asterisk indicates an allowable use on a temporary basis requiring approval of a Temporary Use Permit from the
La Quinta Community Development Director.
GOLF COURSE / OPEN SPACE (GC) USES AND STANDARDS
A. Purpose and Intent To provide for the protection and preservation of golf course open space
areas within the Rancho La Quinta Resort community.
B. Permitted Uses. The following uses shall be permitted in the areas designated as Golf Course
Open Space on the Land Use Plan.
Open Space and Recreation Uses
Open Space
Clubhouses and community pools/cabanas
Tennis courts or complexes, public or private
Golf courses and country clubs, including clubhouses and ancillary golf maintenance facilities
Golf courses without above -ground structures, including fairways, greens, tees, and golf -cart
paths
2. Accessory Uses
Signs, subject to this Specific Plan Document and/or Chapter 9.160 of the City of La Quinta
Zoning Code
Fences and walls, subject to this Specific Plan Document and/or Section 9.100.030 of the City
of La Quinta Zoning Code
Temporary Uses & Interim Uses
Temporary outdoor event staging facilities
On-site Construction and site guard offices
Relocatable buildings
3.11
4. Other Uses
Communication towers and equipment, subject to Chapter 9.170 of the City of La Quinta
Zoning Code
Water wells and pumping stations
Water tanks and reservoirs
Public flood control facilities and devices
C. Development Standards. The following development standards apply to the construction of
ancillary buildings for golf operations on property designated as Golf Course / Open Space on the
Land Use Plan.
GOLF COURSE/OPEN SPACE MAINTENANCE AND ANCILLARY BUILDING DEVELOPMENT STANDARDS
ITEM QUANTITY
Maximum Structure Height (ft.)
28
Maximum Number of Stories 1
Minimum perimeter building setbacks (ft.) from:
perimeter street rights-of-way 20
perimeter residentially zoned property 20
abutting commercial and other non -residentially zoned property 20
Minimum setback from interior property lines within the same project 0
RESIDENTIAL SPECIFIC PLAN (RSP) USES AND STANDARDS
The following section delineates the permitted land use and development standards for property
designated as Residential Specific Plan (RSP) on the Land Use Plan, within Planning Area I.
A. Purpose. To provide for the continuing development of low density neighborhoods (two -to -four
units per acre) with single family detached dwellings on large and medium size lots also
permitting clustered smaller dwellings, such as one and two-story single family attached units,
townhomes, or condominiums, with open space.
B. Permitted Uses. Permitted uses for lands designated as Residential Specifiq Plan (RSP) include
single family detached dwellings, single family attached dwellings, town homes, condominiums,
and including residential and golf supporting maintenance and office uses. Guest houses and
"Granny Units" shall be allowed in both attached and detatched residential tracts. Any
determination on a proposed use whether listed or unlisted herein may be either internally
reviewed by the Community Development Director or Planning Manager or referred to the
Planning Commission as a non -hearing item if the Community Development Director or Planning
Manager determines on a case-by-case basis that the public interest would be better served by
such referral.
Building height shall be limited to one story and 22 feet for all residential structure within 150 feet
of specific plan perimeter. Residential building height shall be limited to 28 feet.
C. Temporary & Interim Uses. Temporary outdoor event staging facilities and on-site Construction
and site guard offices including Relocatable buildings.
3.12
D. Development Standards. The following development standards apply to property designated as
Residential Specific Plan (RSP) on the Land Use Plan.
SINGLE FAMILY DETACHED DEVELOPMENT STANDARDS
ITEM QUANTITY
Min. Lot Size
6,500 sq/ft
Min. Golf Course Lot Frontage
50 ft.
Min. Off -Golf Lot Frontage
50 ft.
Max. Structure Height
28 ft.'
Max. No. of Stories
2'
Min. Front Yard Setback
15 ft.*2
Min. Garage Setback
15 ft.2
Min. Interior/Exterior Side Yard Setbacks
5/10 ft.3
Min. Rear Yard Setback
10 ft. * *4
Min. Livable Floor Area Excluding Garage
1,400 sq/ft
* Projects with ten or more dwelling units shall incorporate front setbacks varying between 15 ft. and 25 ft.+ in order to avoid
streetscape monotony.
**Swimming pools are allowed to be constructed to rear yard property lines subject to approval by golf course owner or operator.
' Building height shall be limited to one story and 22 ft. for all residential structures within 150 ft. of specific plan perimeter.
2 20 ft. if "tilt -up" type garage door is used facing street. Units with side entry garages shall havc a minimum setback of 15 ft.
' Residential unit supporting mechanical equipment shall be allowed within side yard setback area including eave overhang.
4 Units with Golf / Open Space frontage shall allow architectural projections no closer to the rear yard line than the 10' min. rear
yard in any case subject to approval by golf course owner or operator.
SINGLE FAMILY ATTACHED DEVELOPMENT STANDARDS
ITEM QUANTITY
Min. Lot Size
6,500 sq/ft
Min. Lot Frontage
45 ft.
Max. Structure Height
28 ft.
Max. No. of Stories
2
Min. Front Yard Setback
15 ft.*
Min. Garage Setback
25 ft.'
Min. Interior/Exterior Side Yard Setbacks
5/10 ft.2
Min. Rear Yard Setback
15 ft.**
Min. Livable Floor Area Excluding Garage
1400 sq/ft
* Projects with ten or more dwelling units shall incorporate front setbacks varying between 15 ft. and 25 ft. or more in order
to avoid streetscape monotony.
**Swimming pools are allowed to be constructed to rear yard property lines subject to approval by golf course owner or operator.
20 ft. if "tilt -up" type garage door is used. Units with side entry garages shall have a minimum setback of 15 ft.
' Residential unit supporting mechanical equipment shall be allowed within side yard setback area including eave overhang.
3.13
3.1.3 Planning Area III
RESIDENTIAL SPECIFIC PLAN RL -(RSP) USES AND STANDARDS
GOLF COURSE / OPEN SPACE II (GC) PASSIVE AND ACTIVE RECREATION AREA
WATER COTTRSE / FLOOD CONTROL (FP) AREA
Description of Uses in Planning Area III
A Residential Specific Plan (RSP) overlay for Planning Area III is proposed to address residential
land use within Planning Area III with development regulation and criteria presented herein. The
development criteria for open space, passive, and active recreation areas for golf and other uses is
delineated with criteria for compatable use of the flood control area as well.
Golf Course / Open Space Land Use
Golf and Open Space land in Planning Area III is defined by the existing and proposed golf course
amenities and adjacent fingers of greenbelt within the development plan. Development criteria related
to Golf Course / Open Space areas are defined herein.
Water Course / Flood Control Area
The storm water drainage system in the City is administered by the CVWD which maintains and
operates a comprehensive system to safely collect and transport flows through the City. Storm water
generated on the western side of the Cove is diverted through the Upper Bear Creek Training Dike to
the Upper Bear Creek Detention Basin. The flows are then conveyed by the Bear Creek Channel to
the Oleander Reservoir via the La Quinta Resort Golf Course before being transported to the
Coachella Valley Storm water Channel via the La Quinta Evacuation Channel.
RESIDENTIAL SPECIFIC PLAN (RSP) USES AND STANDARDS
The following section establishes the permitted land use and development standards for property
designated as Residential Specific Plan (RSP) on the Land Use Plan, within Planning Area III.
A. Purpose To provide for the continuing development of low density neighborhoods (two -to -four
units per acre) with single family detached dwellings on large and medium size lots permitting
clustered smaller dwellings, such as one and two-story single family attached units, townhomes,
or condominiums, with open space.
3.14
B. Permitted Uses. Permitted uses for lands designated as Residential Specific Plan (RSP) include
single family detached dwellings, single family attached dwellings, town homes, condominiums,
and including residential and golf supporting maintenance and office uses. Guest houses and
"Granny Units" shall be allowed in both attached and detached residential tracts. Any
determination on a proposed use weather listed or unlisted herein may be either internally
reviewed by the Community Development Director or Planning Manager or referred to the
Planning Commission as a non -hearing item if the Community Development Director or Planning
Manager determines on a case-by-case basis that the public interest would be better served by
such referral.
Building height shall be limited to one story for all residential structures within 150 feet of specific
plan perimeter.
C. Temporary & Interim Uses. Temporary outdoor event staging facilities and on-site Construction
and site guard offices including Relocatable buildings.
D. Development Standards. The following development standards apply to property designated as
Residential Specific Plan (RSP) on the Land Use Plan.
SINGLE FAMILY DETACHED DEVELOPMENT STANDARDS
ITEM QUANTITY
Min. Lot Size
6,500 sq/ft
Min. Golf Course Lot Frontage
50 ft.
Min. Off -Golf Lot Frontage
50 ft.
Max. Structure Height
28 ft.
Max. No. of Stories
2
Min. Front Yard Setback
15 ft.'
Min. Garage Setback
15 ft.'
Min. Interior/Exterior Side Yard Setbacks
5/10 ft.'
Min. Rear Yard Setback
10 ft.,
Min. Livable Floor Area Excluding Garage
1400 sq/ft
' 20 ft. if "tilt -up" type garage door is used facing street. Units with side entry garages shall have a minimum setback of 15 ft.
2 Residential unit supporting mechanical equipment shall be allowed within side yard setback area including eave overhang.
' Units with Golf / Open Space frontage shall allow architectural projections no closer to the rear yard line than the 10' min. rear
yard in any case subject to approval by golf course owner or operator.
3.15
SINGLE FAMILY ATTACHED DEVELOPMENT STANDARDS
ITEM QUANTITY
Min. Lot Size
6,500 sq/ft
Min. Lot Frontage
45 ft.
Max. Structure Height
28 ft.
Max. No. of Stories
2
Min. Front Yard Setback
15 ft.
Min. Garage Setback
25 ft.'
Min. Interior/Exterior Side Yard Setbacks
5/10 ft.2
Min. Rear Yard Setback
15 ft.
Min. Livable Floor Area Excluding Garage
1400 sq/ft
` 20 ft. if "tilt -up" type garage door is used. Units with side entry garages shall have a minimum setback of 15 ft.
a Residential unit supporting mechanical equipment shall be allowed within side yard setback area including eave overhang.
GOLF COURSE / OPEN SPACE (GC) USES AND STANDARDS
A. Purpose and Intent To provide for the protection and preservation of golf course open space
areas within the Rancho La Quinta Resort community.
B. Permitted Uses. The following uses shall be permitted in the areas designated as Golf Course
Open Space on the Land Use Plan.
Open Space and Recreation Uses
Open Space
Clubhouses and community pools/cabanas
Tennis courts or complexes, public or private
Golf courses and country clubs, including clubhouses and other customary accessory uses
Golf courses without above -ground structures, including fairways, greens, tees, and golf -cart
paths
2. Accessory Uses
Signs, subject to this Specific Plan Document and /or Chapter 9.160 of the City of La Quinta
Zoning Code
Fences and walls, subject to this Specific Plan Document and /or Section 9.100.030 of the
City of La Quinta Zoning Code
Satellite dish and other antennas, subject to Section 9.100.070 of the City of La Quinta
Zoning Code
Temporary Uses & Interim Uses
Temporary outdoor event staging facilities
On-site Construction and site guard offices
Relocatable buildings
3.16
4. Other Uses
Communication towers and equipment, subject to Chapter 9.170 of the City of La Quinta
Zoning Code
Water wells and pumping stations
Water tanks and reservoirs
Public flood control facilities and devices
C. Development Standards. The following development standards apply to the construction of
ancillary buildings for golf operations on property designated as Golf Course / Open Space on the
Land Use Plan.
GOLF COURSE/OPEN SPACE ANCILLARY BUILDING DEVELOPMENT STANDARDS
ITEM QUANTITY
Maximum Structure Height (ft.) 28
Maximum Number of Stories I
Minimum perimeter building setbacks (ft.) from:
perimeter'street rights-of-way 20
perimeter residentially zoned property 20
abutting commercial and other non -residentially zoned property 20
Minimum setback from interior property lines within the same project 0
3.1.4 Planning Area IV
TOURIST COMMERCIAL TC -(RSP) USES
Tourist Commercial — Residential
Tourist Commercial — Commercial Building
GOLF COURSE / OPEN SPACE II (GC) PASSIVE AND ACTIVE RECREATION AREA
Description of Uses in Planning Area IV
Planning Area IV is located at the intersection of Avenue 48 and Jefferson Street and includes the site
for the Rancho La Quinta Resort Hotel and Golf Club as well as resort serving residential uses. This
site encompasses the existing I.I.D. Substation site as well.
3.17
Golf Course / Open Space Land Use
Golf and Open Space land in Planning Area IV is defined by the proposed golf course amenities and
adjacent fingers of greenbelt within the development plan. Development criteria related to Golf
Course / Open Space areas are defined herein.
TOURIST COMMERCIAL SPECIFIC PLAN TC -(RSP) USES AND STANDARDS
The following sections establish the permitted land uses and development standards for property
designated as TC -(RSP) within Planning Area IV as depicted on the Land Use Plan. The Tourist
Commercial Specific Plan TC -(RSP) overlay addresses all land within Planning Area IV which is
located south of Avenue 48 centrally between Washington and Jefferson Streets and east of the
CVWD flood control and evacuation channel within the Rancho La Quinta grounds.
A. Purpose and Intent To provide for the development and regulation of a range of specialized
commercial and tourist serving residential uses oriented to tourist and resort activity, located in
areas designated on the General Plan. Representative land uses include destination resort hotels,
conference -oriented hotels and motels, Interval (Timeshare), fractional ownership residential uses,
eating and drinking establishments, accessory retail and personal service shops, and recreational
uses.
B. Permitted Uses. Permitted uses for land designated Tourist Commercial Specific Plan TC -(RSP)
on the Land Use Plan and/or Proposed Zoning exhibits as either TC or TC -(RSP) includes all
currently existing resort serving uses and allowable uses delineated in the Tourist Commercial
District herein.
Building height shall be limited to one story for all residential structures within 150 feet of specific
plan perimeter.
C. Temporary & Interim Uses. Temporary or recurring outdoor event staging facilities and related
uses serving the Resort Hotel and residential use and on-site construction and site guard offices
including relocatable buildings.
D. Accessory Uses. Resort golf, hotel, and residential maintenance facilities and sites. Signs, fences
and walls, subject to the design criteria set forth in this Specific Plan document. Satellite dish and
other antennas, subject to this Specific Plan
E. Other Allowable Uses. Communication towers and equipment, subject to this Specific Plan.
Water wells and pumping stations, water tanks and reservoirs, public flood control facilities and
devices.
F. Development Standards. The following development standards apply to property proposed for
development designated on the Land Use Plan and/or Proposed Zoning exhibits as either TC or
TC -(RSP) and as described within the text of this Specific Plan. Standards are established for
both Resort Residential and Commercial building and uses within Planning Area IV.
3.18
SINGLE FAMILY ATTACHED DEVELOPMENT STANDARDS
QUANTITY
ITEM
Min. Lot Size
6,500 sq/ft
Min. Lot Frontage
45 ft.
Max. Structure Height
28 ft.
Max. No. of Stories
2
Min. Front Yard Setback
15 ft.
Min. Garage Setback
25 ft.'
Min. Interior/Exterior Side Yard Setbacks
5/10 ft.Z
Min. Rear Yard Setback
15 ft.
Min. Livable Floor Area Excluding Garage
1400 sq/ft
' 20 ft. if "tilt -up" type garage door is used. Units with side entry garages shall have a minimum setback of 15 ft.
s Residential unit supporting mechanical equipment shall be allowed within side yard setback area including eave overhang.
Water Course / Flood Control Area
The storm water drainage system in the City is administered by the CVVWD which maintains and
operates a comprehensive system to safely collect and transport flows through the City. Storm water
generated on the western side of the Cove is diverted through the Upper Bear Creek Training Dike to
the Upper Bear Creek Detention Basin. The flows are then conveyed by the Bear Creek Channel to
the Oleander Reservoir via the La Quinta Resort Golf Course before being transported to the
Coachella Valley Storm water Channel via the La Quinta Evacuation Channel.
The evacuation channel is immediately adjacent of Planning Area V and is not envisioned as useable
for residential use in any case.
3.25
3.2 DEVELOPMENT REVIEW PERMITS AND PROCESS
The permits, approval process and required findings for development with Rancho La Quinta shall be
as set forth in Chapters 9.200 and 9.210 of the City of La Quinta Zoning Code. In addition, the
following shall apply:
3.2.1 Prior to the issuance of a building permit for construction of any use contemplated by this
specific plan, the applicant shall first obtain approval of Site Development Permit and/or
tentative maps in accordance with the requirements of the Municipal Land Use and Land
Division Ordinances of the City of La Quinta.
3.2.2 The applicant shall comply with the latest Uniform Building Code, as adopted by the City of
La Quinta. The appropriate seismic design criteria will be adhered to and will depend upon
the type and use of the proposed structure and the underlying geologic conditions.
3.2.3 Permit applications shall comply with the requirements and standards of Chapter 9 of the City
of La Quinta Municipal Code, unless otherwise modified by these conditions.
3.2.4 Prior to issuance of a building permit for any new residential units as either models or
production units, the final working drawings for the structures and landscaping and irrigation
(for lots to be developed) shall be submitted to the Community Development Department for
review and approval in addition to the Site Development Permit.
3.2.5 Prior to the issuance of a grading or building permit for construction of any building or use
contemplated by this Specific Plan, the applicant shall obtain permits and/or clearance as
required from the following public agencies:
Fire Marshal
Public works department (Grading Permit, Improvement Permit)
Community Development Department
Riverside Co. Environmental Health Department
Coachella Valley Water District
Imperial Irrigation District
California Regional Water Quality Control Board (NPDES Permit)
3.2.6 Prior to the issuance of a grading or building permit for construction of any building or use
contemplated by this Specific Plan, the applicant shall provide or show there exists a water
system capable of delivering 1000 gpm for a two hour duration at 20 PSI residual operating
pressure. This operating pressure must be available before any combustible material is placed
on the job site.
3.2.7 Fire Department access roads shall be provided to within 150 -feet of each building. Dead-end
roads in excess of 150 -feet shall be equipped with a turn -around or other fire access
acceptable to the Fire Marshal. All fire apparatus access roads shall have an unobstructed
width of not less that 20 -feet.
3.26
3.2.8 Whenever access into private property is controlled through use of gates, barriers, guard
houses or similar means, provision shall be made to facilitate access by emergency vehicles in
a manner approved by the Fire Department. All controlled access devices that are power
operated shall have a Knox Box over -ride system capable of opening the gate when activated
by a special key located in emergency vehicles. Devices shall be equipped with backup power
facilities to operate in the event of power failure. All controlled access devices that are not
power operated shall also be approved by the Fire Department. Minimum opening width shall
be 16 -feet with a minimum vertical clearance of 15 -feet.
3.2.9 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 Departments.
3.2.10 The applicant shall comply with the City's Flood Protection Ordinance.
3.2.11 A grading plan shall be prepared by a registered civil engineer and must meet the approval of
the City Engineer prior to issuance of a grading permit.
3.2.12 The grading plan shall conform with the recommendations of the soils report and shall be
certified as adequate by a soils engineer or an engineering geologist. A statement shall appear
on the final map(s), if any are required of this development, that a soils report has been
prepared pursuant to Section 17953 of the Health and Safety Code.
3.2.13 The development shall be graded to conform with the approved hydrology report and plan for
Rancho La Quinta.
3.2.14 All existing and proposed utilities within or immediately adjacent to the proposed
development, shall be installed underground. High voltage power lines which the power
authority will not accept underground are exempt from this requirement.
3.2.15 In areas where hardscape surface improvements are planned, underground utilities shall be
installed prior to construction of the surface improvements. The applicant shall provide
certified reports of utility trench compaction tests for approval of the City Engineer.
3.2.16 Improvement plans for parking lots, driveways and access gates shall be prepared by a
registered civil engineer. Improvements shall be designed and constructed in accordance with
the La Quinta Municipal Code, adopted Standard and Supplemental Drawings and
Specifications, and as approved by the City Engineer.
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" C.A.B.
Collector 4.0"/5.00"
Secondary Arterial 4.0"/6.00"
Primary Arterial 4.5"/6.00"
Major Arterial 5.5"/6.50"
3.27
3.3 DENSITY TRANSFER PROVISIONS
The transfer of residential density from one Residential Planning Area to another Residential Planning
Area within the Rancho La Quinta Specific Plan boundary is permitted based upon the provisions
herein. Revisions to the Planning Area Statistical Summaries (Tables 9 and 10) made in accordance
with these provisions do not require an amendment to the RLSP. Transfers of density may be
approved to add or reduce the number of units within a given Residential Planning Area up to but not
exceeding 25% of the Target Units for each Planning Area as shown on the summary Land Use
Tables 11 and 12.
Residential density may be transferred from any Residential Planning Area allowing residential
development to any other Residential Planning Area allowing residential development regardless of
Planning Area location or intensity residential land use category. Within the Planning Area receiving
the transferred density, the permitted density need not be evenly distributed to all subdivisions which
comprise the "receiving" Planning Area.
Application for Density transfer shall be made in writing to the Community Development Director or
designee and shall include the following:
♦ Location of properties to be involved in the transfer including the Planning Area or District
designations.
♦ The number of units to be transferred.
♦ A calculation of acreage for each affected Planning Area showing the current number of allowable
Units, the proposed number of Allowable Units for the effected Planning Areas, and, if the transfer
is approved, the increase and decrease (expressed as a percentage of the previous approval unit
count).
♦ The Community Development Director or designee shall approve the Density Transfer if the
following conditions are met:
• The overall goals of the RLSP are maintained.
• The full range of housing stock remains available.
• Community facilities such as schools and parks can accommodate the additional units in the
affected area.
• Infrastructure facilities such as roads, sewer, and water can accommodate the additional units in
the affected area.
• The proposed densities are compatible with existing City of La Quinta General Plan Land Use
designations.
3.28
3.4 SITE FURNISHINGS - REGULATIONS
The following sections establish the permitted standards for various site furnishings for property
designated within Planning Areas I, 11, III, IV and V inclusive as depicted on the Land Use Plan.
These standards may be modified by existing or future CC&Rs for development within the specific
plan area.
Patio Covers, Decks and Play Equipment.
A. Applicability. For purposes of this Section, The term "patio covers, arbors, trellage, decks, and
play equipment" includes any type of structure other than a building or a carport. Such structures
include but are not limited to open and solid patio covers, gazebos, trellises, arbors, and to play
equipment which is more than eight feet in height. All such structures shall be "open" (no side
walls) and are referred to in this Section as "yard structures". Uncovered decks and others
structures less than 36 inches above finish grade shall not be subject to the provisions of this
Section.
B. Standards. Patio covers, arbors, trellage, decks, gazebos, play equipment or other yard
structures, attached to or detached from the main building shall comply with the following
requirements:
1. The location shall be governed by the standards for wall projections within individual
residential development zones.
2. No structure shall be more than 18 feet in height.
3. For trellises, patio covers, gazebos, arbors, and similar structures, eaves or roofs may
overhang into the required setback a minimum of one foot. Setbacks shall be measured from
the nearest supporting member of the structure to the property line or, if the property line is at
the toe of a slope, from the top of the slope.
4. Structures shall be constructed in a manner so as to minimize rooftop water from draining
onto any adjacent parcel.
Satellite Dish and Other Antennas.
A. Purpose, Satellite dish and other antennas consistent with the design and location provisions of
this Section shall be permitted as accessory structures within any TC - (SPR) or RM - (SPR)
districts within the Rancho La Quinta Specific Plan boundary.
B. Permitted Antennas. Commercial television, radio, microwave, communication towers, and
related facilities are permitted subject to approval of the Community Development Director and/
or a conditional use permit. Satellite dish and other antennas are permitted as accessory
structures in districts in accordance with this Section. Such permitted outdoor antennas shall
comply with the following design standards and requirements:
1. Number. No more than one satellite dish shall be permitted per lot.
3.29
2. Height and Diameter. Satellite dish antennas shall not exceed eight feet in height measured
from adjacent grade or finish floor and shall be no more than eight feet in diameter.
Ground -Mounted Antennas.
a. Location. All ground -mounted antennas shall be located within the rear yard or may be
located within an interior side yard if not within the required side yard setback. Such
antennas are prohibited from exterior street side yards unless not visible from the street.
All antennas over six feet in height shall be set back a minimum of ten feet from all
property lines.
b. Screening. Ground -mounted satellite dish antennas shall be screened from view, including
views from adjacent yards, by landscaping or decorative structures (trellis, arbor, fence,
etc.). The dish antenna shall be a single color that blends with its surroundings (e.g., off-
white, dark green, brown, gray, or black).
4. Building Mounted Antennas. Roof -top and other building -mounted antennas are prohibited
in all residential districts unless completely screened from horizontal view via a parapet wall
or other feature which is integrated into the architecture of the building.
3.30
G. Allowable Density. The Allowable Density in areas designated TC (RSP) is determined by site
planning criteria such as mandatory parking, building setbacks, and other site specific design
criteria which is governed by development standards delineated herein.
Tourist Commercial Residential TC -(RSP)
Residential Building Standards
These standards apply to all land within Planning Area IV as described within the text of this Specific
Plan.
DETACHED AND ATTACHED DEVELOPMENT STANDARDS
ITEM QUANTITY
Min. Lot Size
Min. Lot Frontage
Max. Building Height
Max. No. of Stories
Min. Livable Floor Area Excluding Garage
Min. Front Yard Setback from:
Street or Parking Stall Curb
Pedestrian Circulation Walks
Garage/Carport Setback- from Street Curb
Min. Building to Building Setback
Without Partial Attachment (See Note)
With Partial Attachment (See Note)
Min. Interior/Exterior Side Yard Setbacks
Min. Rear Yard Setback
Maximum Allowable Wall Height
Minimum Parking Required
1,200 sq/ft
30 ft.
28 ft.
2
420 sq/ft.
8 ft.
5 ft.
5 ft.
6 ft.
4 ft.
3 ft.'
5 ft.
8 ft.
1 Space per Bedroom
Note: Partial attachment of two buildings is made when an enclosed area having a typical interior function such as a hot water
heater closet, furnace closet, or other essential use is attached to two otherwise separate buildings. Construction standards and fire
ratings shall meet U.B.C. requirements.
' Residential unit supporting mechanical equipment shall be allowed within side yard setback area including eave overhang.
3.19
Tourist Commercial TC
Commercial Building Standards
Development Standards for all other buildings other than residential structures within Planning Area
IV shall conform to the following standards. These standards apply to all land within Planning Area
IV designated TC -(RSP) as described within the text of this Specific Plan.
BUILDING DEVELOPMENT STANDARDS
ITEM QUANTITY
Min. Lot Size
1,200 sq/ft
Min. Lot Frontage
35 ft.
Max. Building Height
40 ft.*
Max. No. of Stories
3
Min. Setback from:
Street or Parking Stall Curb
8 ft.
Pedestrian Circulation Walks
2 ft.
Garage/Carport Setback- from Street Curb
5 ft.
Min. Building to Building Setback
Without Partial Attachment (See Note)
6 ft.
With Partial Attachment (See Note)
4 ft.
Min. Interior/Exterior Side Yard Setbacks
0 ft.'
within same project
Min. Front Yard Setback within same project
0 ft.
Maximum Allowable Wall Height
10 ft.
*Not including flagpoles, chimney projections, bell towers, spires, or building projections that are nonessential to the functional
space of the commercial building (i.e. bell towers etc.). A variable roof height shall be incorporated into all structures up to 3
stories.
' Residential unit supporting mechanical equipment shall be allowed within side yard setback area including eave overhang.
1. Retail Uses
Retail stores under 10,000 sq/ft floor area per business
2. General Commercial Uses
Barber shops, beauty, nail and tanning salons and similar uses
Resort serving uses such as travel services, photo developing, videotape rentals, shoe
repair, appliance repair, and similar uses typically ancillary to resort hotel uses
Resort central cleaning facilities
Resort maintenance plants and facilities*
Printing, blueprinting, copy services and mobile office uses
Pet supplies and services
Office Uses and Health Services
Resort related general offices serving the on-going functions of the Resort
Guest serving medical clinics
Health spa and clinics
3.20
J
J
4. Dining, Drinking, and Entertainment Uses
Pool/spa and Water Park uses*
Restaurants, other than drive-thru
Restaurants, counter take-out with ancillary seating, such as yogurt, ice cream, pastry shops,
and similar
Bars, taverns, and cocktail lounges
Live entertainment as an accessory use to a Resort event
Theaters, live or motion picture --indoor or outdoor*
Recreation Uses
Pool or billiard tables as accessory use (3 tables or less)
Game machines, as allowed by local and state statute
Golf courses and country clubs
Tennis clubs or complexes
Health and fitness clubs & spas
6. Public and Semi Public Uses
Library and museum uses
Parks, play fields, and open space
Bicycle, equestrian and hiking trails
Swimming pools
7. Residential and Lodging Uses
Townhome, Timeshare, Single-family, and Multi -family residential uses in accordance with the
Residential Specific Plan Overlay within this document*
Hotel uses in accordance in accordance with the Residential Specific Plan Overlay within this
document
Accessory Uses
Private parking lots
Parking garages as an accessory use to residential and lodging uses*
Signs in accordance with this Specific Plan
Antennas and satellite dishes
Portable outdoor vending uses (such as flower stands)
Incidental products or services for employees or businesses, such as child day care, cafeterias
and business support uses
9, Temporary & Interim Uses
Interim event parking lots for events anticipated to extend over three or more days of use**
Temporary outdoor event staging facilities
Temporary outdoor event staging facilities anticipated to extend over three or more days of
use**
On-site Construction and site guard offices
Relocatable buildings
3.21
* A single asterisk indicates an allowable use requiring approval of a Conditional Use Permit from
the La Quinta Planning Commission.
* * A double asterisk indicates an allowable use on a temporary basis requiring approval of a
Temporary Use Permit from the La Quinta Community Development Director.
GOLF COURSE / OPEN SPACE (GC) USES AND STANDARDS
A. Purpose and Intent: To provide for the protection and preservation of golf course open space
areas within the La Quinta Resort community.
B. Permitted Uses. The following uses shall be permitted in the areas designated as Golf Course
Open Space on the Land Use Plan.
Open Space and Recreation Uses
Open Space
Clubhouses and community pools/cabanas
Tennis courts or complexes, public or private
Golf courses and country clubs, including clubhouses and other customary accessory uses
Golf courses without above -ground structures, including fairways, greens, tees, and golf -cart
paths
2. Accessory Uses
Signs, subject to this Specific Plan Document and /or Chapter 9.160 of the City of La Quinta
Zoning Code
Fences and walls, subject to this Specific Plan Document and /or Section 9.100.030 of the
City of La Quinta Zoning Code
Satellite dish and other antennas, subject to Section 9.100.070 of the City of La Quinta
Zoning Code
Temporary Uses & Interim Uses
Temporary outdoor event staging facilities
On-site Construction and site guard offices
Relocatable buildings
4. Other Uses
Communication towers and equipment, subject to Chapter 9.170 of the City of La Quinta
Zoning Code
Water wells and pumping stations
Water tanks and reservoirs
Public flood control facilities and devices
C. Development Standards. The following development standards apply to the construction of
ancillary buildings for golf operations on property within the Rancho la Quinta Land Use Plan.
3.22
GOLF COURSE/OPEN SPACE ANCILLARY BUILDING DEVELOPMENT STANDARDS
ITEM QUANTITY
Maximum Structure Height (ft.) 28
Maximum Number of Stories 2
Minimum perimeter building setbacks (ft.) from:
perimeter street rights-of-way 20
perimeter residentially zoned property 20
abutting commercial and other non -residentially zoned property 20
Minimum setback from interior property lines within the same project 0
3.1.5 Planning Area V
RESIDENTIAL SPECIFIC PLAN USES AND STANDARDS RL -(RSP)
WATER COURSE / FLOOD CONTROL AREA FP
Description of Uses in Planning Area V
A Residential Specific Plan (RSP) overlay for Planning Area V is proposed to address residential land
use within Planning Area V with development regulation and criteria presented herein. Planning Area
V encompases the Ventanas project area. This tract presently provides for single family detatched
lots accessed by way of the Rancho La Quinta project and existing local streets to the west.
RESIDENTIAL SPECIFIC PLAN (RSP) USES AND STANDARDS
The following section establishes the permitted land use and development standards for property
designated as Residential Specific Plan (RSP) on the Land Use Plan, within Planning Area V.
A. Purpose. To provide for the continuing development of low density neighborhoods (two -to -four
units per acre) with single family detached dwellings on large and medium size lots permitting
clustered smaller dwellings, such as one and two-story single family attached units, townhomes,
or condominiums, with open space.
3.23
B. Permitted Uses. Permitted uses for lands designated as Residential Specific Plan (RSP) include
single family detached dwellings, single family attached dwellings, town homes, condominiums,
and including residential and golf supporting maintenance and office uses. Guest houses and
"Granny Units" shall be allowed in both attached and detached residential tracts. Any
determination on a proposed use weather listed or unlisted herein may be either internally
reviewed by the Community Development Director or Planning Manager or referred to the
Planning Commission as a non -hearing item if the Community Development Director or Planning
Manager determines on a case-by-case basis that the public interest would be better served by
such referral.
C. Temporary & Interim Uses. Temporary outdoor event staging facilities and on-site Construction
and site guard offices including Relocatable buildings.
D. Development Standards. The following development standards apply to property designated as
Residential Specific Plan (RSP) on the Land Use Plan.
SINGLE FAMILY DETACHED DEVELOPMENT STANDARDS
ITEM QUANTITY
Min. Lot Size
6,500 sq/ft
Min.
Golf Course Lot Frontage
50 ft.
Min.
Off -Golf Lot Frontage
50 ft.
Max.
Structure Height
28 ft.
Max.
No. of Stories
2
Min,
Front Yard Setback
15 ft.'
Min.
Garage Setback
15 ft.'
Min.
Interior/Exterior Side Yard Setbacks
5/10 ft.2
Min.
Rear Yard Setback
10 ft.,
Min.
Livable Floor Area Excluding Garage
1400 sq/ft
' 20 ft. if ,lilt -up" type garage door is used facing street. Units with side entry garages shall have a. minimum setback of 15 ft.
' Residential unit supporting mechanical equipment shall be allowed within side yard setback area including cave overhang.
s Units with Golf 1 Open Space frontage shall allow architectural projections no closer to the rear yard line than the 10" min. rear
yard in any case subject to approval by golf course owner or operator.
3.24
3.5 SPECIFIC PLAN RELATIONSHIP TO EIR FOR
SUBSEQUENT APPROVALS
In accordance with the provisions of Section 65457(a) of the California Government Code, no
environmental impact report or negative declaration need be filed pursuant to Division 13
(commencing with Section 21000) of the California Public Resources Code, for any residential
project including any subdivision or Planning Area change, which is undertaken pursuant to and in
conformity with the RLSP.
J 3.31
3.6 SPECIFIC PLAN AMENDMENTS
3.6.1 Specific Plan Amendment Procedures
Minor modifications to the approved Rancho La Qunita Specific Plan are allowed at the discretion of
the Community Development Director or designee. Modifications to the Specific Plan must be
consistent with the purpose and intent of the (then) current approved RLSP.
A. Changes That Do Not Require A Specific Plan Amendment. As development within the
Rancho La Qunita progresses, it may be demonstrated that certain detail changes are appropriate
in refinement of the Specific Plan, therefore it is intended that the Specific Plan Document provide
flexibility with respect to the interpretation of the details of project development as well as those
items discussed in general terms in the Specific Plan. If and when it is determined that changes or
adjustments are necessary or appropriate, these changes or adjustments shall be made as an
administrative procedure approved by the Community Development Director or designee. After
such administrative change has been approved, it shall be attached to the Specific Plan as an
addenda, and may be further changed and amended from time to time as necessary. Any such
administrative changes do not require a Specific Plan Amendment.
The following changes to the Specific Plan may be made without amending the RLSP:
♦ The transfer of dwelling units from one planning area to another within a single planning area
while maintaining the maximum overall Specific Plan dwelling unit number of 1,507 units.
♦ The addition of new information to the Specific Plan maps or text that do not change the
effect of any regulation. The new information may include more detailed, site-specific
information. If this information demonstrates that Planning Area boundaries are inaccurately
designated, based upon the Goals of the Specific Plan, said boundaries may be adjusted or
redesignated to reflect a more accurate depiction of on-site conditions, without requiring a
Specific Plan Amendment. Adjustments to the golf corridors may be made resulting in a
corresponding change to the adjacent development parcel without the requirement of a
specific plan amendment.
♦ Changes to the community infrastructure such as drainage systems, roads, water and sewer
systems, etc., which do not have the effect of increasing or decreasing capacity in the project
area beyond the specified density range nor increase the backbone infrastructure construction
or maintenance costs.
B. Changes That Require A Specific Plan Amendment. If it has been determined that the
proposed change is not in conformance with the intent of the current Specific Plan approval, the
Specific Plan may be amended in accordance with the procedures set forth in Chapter 9.240 of the
City of La Quinta Zoning Code.
3.32
General Plan Consistency
California Government Code (Title 7, Division 1, Chapter 3, Article 8, Section 65450 - 65457)
permits the adoption and administration of specific plans as an implementation tool for elements
contained in the local general plan. Specific plans must demonstrate consistency in regulations,
guidelines and programs with the goals and policies set forth in the general plan.
The City of La Quinta General Plan contains the following elements: Land Use, Circulation, Open
Space, Parks and Recreation, Environmental Conservation, Infrastructure and Public Services,
Environmental Hazards, Air Quality and Housing. Each element of the General Plan contains a
summary of key issues which direct and guide that element's goals and policies.
The summary of key issues is used in the Specific Plan for the Rancho La Quinta as the basis for
evaluating the Specific Plan's consistency with the City's General Plan. Applicable key issues are
stated below followed by a statement of how the Rancho La Quintas Specific Plan conforms thereto.
4.1 LAND USE ELEMENT
♦ Maintaining the City's low density residential character with a balance of supporting commercial
and community facilities.
• The Land Use Plan of the Rancho La Quinta designates the majority of the site as Low
Density Residential as well as Open Space and Golf use. Supporting commercial
development is provided within the Tourist Commercial land use element of the Specific
Plan in areas adjacent to existing supporting infrastructure..
♦ The City enjoys a reputation as a desirable locale. The City's unique and attractive character
stems from a combination of its environmental setting near the mountains, the "La Quinta"
image...
• The Rancho La Quinta Master Plan enjoys a foundation of the nationally recognized
Rancho La Quinta Skins Game golf event capitalizing on, and reinforcing, the City's
unique setting for championship golf recreation.
♦ Commercial development should be placed in locations which benefit the overall welfare of the
City. Commercial uses... should respect the character and be sensitive to the nature of the
surrounding uses.
• The Tourist Commercial Plan locates tourist serving uses on the perimeter of the project
adjacent to the arterial of Jefferson Street and Avenue 48. The Resort Hotel and golf
recreation elements within the resort will promote the up -scale recreation based image of
the City while adding economic viability to the Rancho La Quinta project.
♦ As the Commercial development continues to build -out, potential incompatibilities between land
uses will need to be addressed. Visual, audible and odoriferous impacts will have to be
addressed through design, buffering, screening and other mitigation techniques.
• Rancho La Quinta designates the majority of the site as Low Density Residential and
4.1
championship golf amenities. Supporting and adjacent development is planned in a
variety of heights and elevations in order to minimize the visual impact while providing
greenbelt screens to negative off -property influences such as traffic noise and related
impacts.
♦ The trend of walled residential subdivisions has resulted in many types of perimeter wall
treatments in the City. The design of these walls and other elements of the streetscape should
be coordinated to create more of a continuous appearance throughout the entire community.
• The perimeter wall treatment in place at Rancho La Quinta establishes a consistent theme
via continuous plantings and wall treatments as envisioned by the City in this statement.
♦ Maintain the City's low density residential character with a balance of supporting commercial
and community facilities.
• The Land Use Plan of the Rancho La Quinta Specific Plan designates the majority of the
site as Low Density Residential. Residential serving commercial development is planned
within the Tourist Commercial land use of the Specific Plan.
♦ Development should not be allowed on hillsides nor alluvial fan areas to protect the scenic
resources of the City.
. The project boundary of Rancho La Quinta is outside of the pristine hillsides and alluvial
fan areas and therefore generates no impact to these valuable resources.
4.2
4.2 CIRCULATION ELEMENT
♦ Roadway classifications and design standards should be based on current estimates of build out
reflecting approved development projects.
• Development standards of perimeter roadways are established in the General Plan
Circulation Element. Existing and proposed roadway improvements in and around the
project boundary are based on current estimates of build out and consistent with the goals
and policies established in the Circulation Element of the General Plan.
♦ Alternative circulation system improvements need to be developed to relieve traffic congestion
along Washington Street.
• Rancho La Quinta abuts Jefferson Street and takes primary and secondary access from
this collector for the property development envisioned east of the CVWD storm water
channel.
♦ Traffic impacts resulting from development should be identified through a mandatory traffic
impact analysis process.
• Development projects at Rancho La Quinta are subject to this requirement established in
the Development Review Process (3.2) of this Specific Plan. Provisions for ride -shuttles
for employees further reduces the impact to off- and on-site users of the Rancho La
Quinta property environment.
♦ Pedestrian and bicycle networks should be developed which link activity centers in order to
facilitate recreational walking and biking and to establish non -automotive transportation as a
viable alternative to driving.
• Internal bicycle and pedestrian access is incorporated in the Circulation Plan for Rancho
La Quinta accommodated on the existing and planned roadway system.
♦ The circulation system should be designed and maintained to encourage walking, bicycling and
transit utilization as alternatives to automobile travel. Improvements to existing transit service
should be considered, including provision of additional transit stops on major roadways and
covered bus shelters at all existing and future stops.
• The development along the perimeter of Rancho La Quinta designates locations for transit
stops and shelters. The internal circulation systems promotes the use of golf carts,
pedestrian paths and shuttles as a means of minimizing vehicular traffic.
4.3
4.3 OPEN SPACE ELEMENT
♦ Development on dune areas should be enhanced to accentuate the scenic, topographical and
cultural resources of the City.
• The Specific Plan designates the dune portions of Rancho La Quinta as a valuable
resource to be integrated into the overall master plan of development in either landform
mass and topography or in plant material thematics. The Championship Golf Courses
constructed (and planned for construction) in a portion of the dune topography provides
the opportunity for man 's interaction with the open space resource in an environmentally
responsible manner
♦ Open space should be defined to include hillside areas, alluvial fans, water courses, golf courses,
and natural park areas. Natural, improved and unimproved types of open space should be
included within the definition.
• Dunes, lakes, and park -like settings are the predominant landscape theme throughout
Rancho La Quinta and are integrated into the overall master plan thematics.
♦ As a link to the City's cultural past, elements of existing citrus orchards, date palm groves and
farming areas should be preserved.
• Rancho La Quinta has established Citrus "Groves" as a primary imaging theme in the
perimeter landscape. Date Palms are used as the primary vertical statement at the entry
points to the project as well as within the boulevard landscape theme.
♦ Permitted land uses and standards for development in open space and watercourse areas should
be identified.
• Development standards for Rancho La Quinta are delineated in Section 3, Zoning and
Development Regulations, within this document for development in open space and
watercourse areas.
4.4
4.4 PARK AND RECREATION ELEMENT
♦ Park and recreation uses should be located in proximity to residential uses to facilitate
pedestrian access and should include the provision of appropriate facilities.
• The master plan for development within the Rancho La Quinta has, as a primary focus,
recreation amenities for golf, tennis, hiking, casual pedestrian ambling, etc.
♦ An integrated bicycle network and well functioning pedestrian path system should be provided
• Bike paths are a passive use of the private roadway system within Rancho La Quinta with
connections to the existing established network of bake paths on adjacent circulation links.
♦ Sewage effluent should be utilized for large turf (i.e., golf course, active recreation) areas and
drought tolerant plant species should be used to reduce the impact on the potable water supply
of the City.
• When economically feasible, recycled water sources are envisioned as a source of
irrigation water for the recreation elements of the plan area. Drought resistant plant
material is a staple of the palette within the plan area.
4.5
4.5 ENVIRONMENTAL CONSERVATION ELEMENT
♦ Development on hillsides and alluvial fan areas should be restricted to protect the scenic,
topographical and archaeological resources of the City.
• The master plan for development within planning area V specifically limits the type of use
and development to occur within the hillside areas of the plan.
♦ Scenic corridors, vistas and viewsheds of the Santa Rosa and Coral Reef Mountains, as well as
views toward the San Gorgonio Pass, should be preserved and enhanced.
♦ Utility resources should be conserved utilizing a variety of feasible strategies.
• Recycled wastewater will be utilized at Rancho La Quinta to supplement irrigation
demands once economically available to minimize water consumption.
♦ The City should be protected from the adverse impacts of storm water runoff, including
property damage as well as water quality.
• The golf courses are designed with basins within the corridors to provide storm water
retention during flooding.
♦ Permitted land uses and standards for development in open space and watercourse areas should
be identified.
• Golf course use features the integration of watershed zones with openspace and are
designed within the corridors to provide storm water retention during flooding. The
CVWD storm water channel is used as a retention system for storm flows within the
regional storm water system and allows for recharge to the underground water resource.
♦ The quality and quantity of groundwater should be protected and maintained. Water
conservation efforts should be maintained, expanded and implemented.
• Lakes within the golf course boundry provide for storage of run-off.
4.6 1
4.6 INFRASTRUCTURE AND PUBLIC SERVICES ELEMENT
♦ Utility resources should be conserved utilizing a variety of feasible strategies.
• All structures are built to City Zoning and Development Code and the uniform building
code standards which implement a strategy of conservation of energy and resources.
♦ The undergrounding of utilities within roadway rights-of-way or existing easements should be
required for new development.
♦ Adequate levels of law enforcement, fire protection, health care services and facilities should be
provided in reasonable proximity to City residents.
• The Rancho La Quinta project contributes to infrastructure fees to mitigate any perceived
impact.
♦ The recycling, reduction and reuse of waste generated in the City should be supported by the
City.
• All structures are built to City Zoning and Development Code and the uniform building
code standards which implement a strategy of conservation of energy and resources.
♦ The frequent collection of solid waste and adequate disposal should be provided to keep the
City clean and disease-free.
• The Rancho La Quinta project contributes to infrastructure fees to mitigate any perceived
impact.
4.7
4.7 ENVIRONMENTAL HAZARDS ELEMENT
♦ The standards for development should be carefully regulated to minimize structural damage and
loss of life (from earthquakes), even though the City is located in a low intensity ground -shaking
zone.
• All structures are built to City Zoning and Development Code and the uniform building
code standards which implement a strategy of conservation of energy and resources.
♦ The future development on hillsides and alluvial fan areas should be restricted to protect the loss
of life and minimize damage to property resulting from geologic instability during seismic
events.
• All structures are built to City Zoning and Development Code and the uniform building
code standards which implement a strategy of conservation of energy and resources.
♦ The development of areas located within 100 -year floodplain boundaries and not protected by
existing storm water facilities should be addressed.
• All structures are built to City Zoning and Development Code and the uniform building
code standards which implement a strategy of conservation of energy and resources.
♦ Subsidence hazards for the eastern portion of the City due to its location within a region
characterized by potential soil liquefaction during severe ground shaking should be reduced if
possible.
♦ Noise mitigation should be considered with all development near arterial streets.
• Setbacks from adjacent arterials are required by City development regulation.
• A noise study shall be prepared for development adjacent to arterials and other
development as required by the City of La Quinta Community Devleopment Department.
♦ The factors that contribute to the increased risk of fire hazard should be reduced to protect La
Quinta citizens and structures from fire damage.
• All structures are built to City Zoning and Development Code and the uniform building
code standards which implement a strategy of conservation of energy and resources.
♦ The effects of light pollution should be minimized within the City.
4.8
4.8 AIR QUALITY ELEMENT
♦ The stationary and mobile source of air quality impacts associated with new development
should be addressed.
• An analysis of the Air Quality has been prepared in conjunction with this Specific Plan
amendment. No adverse impacts are associated with this project proposal.
• The Applicant shall utilize blowsand and dust control measures in accordance with the
Municipal Code and the Uniform Building Code and subject to the approval of the City
Engineer. Particular care shall be exercised during periods of extreme wind activity.
At the time of submittal of tentative tract maps or plans for any zoning approval the
Applicant shall demonstrate that adequate provision has been made for non -automotive
means of transportation within the project site as a means of reducing dependence on
private automobiles. this may include golf cart path systems, bicycle and pedestrian
systems, and other similar systems consistent with the specific plan.
• Specific project designs shall encourage the use of public transit by providing for bus
shelters as required by the Community Development Director and consistent with the
requirements of local transit districts and the specific plan.
• The Applicant shall encourage and support the use of Sunline van/bus service and Dial -A -
Ride between the project site, local airports (e.g., Palm Springs, Thermal) and other
regional land uses. (Jitneys, though not required, are encouraged.)
J 4.9
Addenda I
Rancho Iia Quinta
Conditions of Approval
1.1
• N' 1
78-495 CALLE TAMPICO - LA OUINTA, CALIFORNIA 92253 - (760) 777-7000
G, �F-4�i.` FAX (760) 777-7101
TDD (760) 777-1227
May 26,1998
Mr. Forrest K. Haag, ASLA
250 Newport Center Drive, Suite 104
Newport Beach, CA. 92660
SUBJECT: GENERAL PLAN AMENDMENT 98-057
SPECIFIC PLAN 84-004 AMENDMENT NO. 2
CHANGE OF ZONE 98-086
Dear Mr. Haag:
This is to inform you that the City Council at their meeting of May 19,1998, approved
General Plan Amendment 98-057, Specific Plan 84-004 Amendment No. 2., and Change
of Zone 98-086. The attached Final Conditions of Approval apply to your project, the
Rancho La Quinta Specific Plan 84-004 Amendment No. 2.
Please note that if the conditions require any further review by staff, the Planning
Commission, etc., they will need to be done at the appropriate time.
Should you have any questions regarding the above information, please contact the
undersigned.
Very truly yours,
JERRY HERMAN
COMMUNITY DEVELOPMENT DIRECTOR
FRED BAKER, AICP
Principal Planner
Attachments: Final Conditions of Approval, Rancho La Quinta Specific Plan 84-004
Amendment No. 2
0 10
MAILING ADDRESS - P.O. BOX 1504 - LA OUINTA, CALIFORNIA 92253 In
CITY COUNCIL RESOLUTION 98-047
CONDITIONS OF APPROVAL - FINAL
SPECIFIC PLAN 84-004 AMENDMENT NO.2
MAY 19,1998
GENERAL CONDITIONS OF APPROVAL
1 . Upon their approval by the City Council, the City Clerk is directed to file these
Conditions of Approval with the Riverside County Recorder for recordation
against the properties to which they apply.
2. Land divisions within Specific Plan 84-004, Amendment No 2 shall comply with
the requirements and standards of §§ 66410-66499.58 of the California
Government Code (the Subdivision Map Act) and Chapter 13 of the La Quinta
Municipal Code (LQMC).
3. Prior to the issuance of a grading or building permits for any facilities
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 Co. Environmental Health Department
• Desert Sands Unified School District
• Coachella Valley Water District (Potable water supply and work within the
La Quinta Evacuation Channel)
• Imperial Irrigation District
• 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
approval of the plans.
The applicant shall comply with applicable provisions of the City's NPDES
stormwater discharge permit. For projects requiring project -specific NPDES
construction permits, the applicant shall include a copy of the application for the
Notice of Intent with grading plans submitted for plan checking. Prior to
issuance of a grading or site construction permit, the applicant shall submit a
copy of the proposed Storm Water Pollution Protection Plan for review by the
Public Works Department.
4. Provisions shall be made to comply with the terms and requirements of the
City's adopted Infrastructure Fee program in effect at the time of issuance of
building permits.
COA.SP84-004AMDA02
1
Conditions of Approval
Specific Plan 84-004, Amendment #2
May 19, 1998
PROPERTY RIGHTS
5. All easements, rights of way and other property rights required of or otherwise
necessary to facilitate the ultimate use of the development 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
final maps or parcel maps or a waivers of parcel maps lying over or adjacent to
the required property rights. The conferral shall include irrevocable offers to
dedicate or grant easements to the City for access to and maintenance,
construction, and reconstruction of all essential improvements which are located
on privately -held lots or parcels.
6. Prior to approval of final maps, parcel maps or grading plans and prior to
issuance of grading permits, the applicant shall furnish proof of temporary or
permanent easements or written permission, as appropriate, from owners of any
abutting properties on which grading, retaining wall construction, permanent
slopes, or other encroachments are to occur.
7. 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 approved alternate rights of way or access
easements to those properties or notarized letters of consent from the property
owners.
8. The applicant shall grant public and private 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.
9. Right of way grants required of this development include:
A. Washington and Jefferson Streets - Sixty -foot halves of 120' rights of way
B. Avenues 48 and 50 - Fifty -five-foot halves of 110' rights of way
Grants shall include additional widths as necessary for dedicated right and left
turn lanes, bus turnouts, and other features contained in the approved
construction plans.
The applicant shall grant the above rights of way withing sixty days of written
request by the City.
COA.SP84-004AMD.NO2
2
Conditions of Approval
Specific Plan 84-004, Amendment #2
May 19, 1998
10. The applicant shall grant flood easements to CVWD for all areas of the
development below the elevation of 50.00 feet which are not drainage isolated
(to elevation 50.00) from the La Quinta Evacuation Channel. The applicant shall
endeavor to offer easements over currently -improved portions of the channel
within six months of the approval of this specific plan update. Easements over
unimproved portions shall be offered for dedication when subdivided or
otherwise approved for construction
11. The applicant shall dedicate 10 -foot public utility easements contiguous with and
along both sides of all private streets.
12. The applicant shall create perimeter setback lots, of minimum width as noted,
adjacent to the following street rights of way:
A. Washington Street - As constructed at the time of this Specific Plan update
B. Avenues 48 and 50 and Jefferson Street - 20'
Minimum widths may be used as average widths if meandering wall designs are
approved.
Required setback areas or lots shall apply to all existing and proposed street
frontage of the property being subdivided including, but not limited to, remainder
parcels and lots dedicated or deeded to others such as water well and power
substation sites.
Where public sidewalks are placed on privately -owned setback lots, the
applicant shall dedicate blanket sidewalk easements over the setback lots.
13. The applicant shall vacate abutter's rights of access to Washington and
Jefferson Streets and Avenues 48 and 50 from lots abutting the streets. Direct
access to these streets shall be restricted to entry/exit drives approved by the
City.
14. The applicant shall dedicate any easements necessary for placement of and
access to utility lines and structures, drainage basins, mailbox clusters, park
lands, and common areas.
FINAL MAP(S) AND PARCEL MAP(S)
15. Prior to approval of any land division map, the applicant shall furnish accurate
AutoCad files of the complete map, as approved by the City's map checker, on
storage media and in a program format acceptable to the City Engineer. The
COA.SP84-004AMD.NO2
3
Conditions of Approval
Specific Plan 84-004, Amendment #2
May 19, 1998
files shall utilize standard AutoCad menu choices so they may be fully retrieved
into a basic AutoCad program.
If the map was not produced in AutoCad or a file format which can be converted
to AutoCad, the City Engineer may accept raster -image files of the map.
IMPROVEMENT PLANS
16. Improvement plans submitted to the City for plan checking shall be submitted
on 24" x 36" media in the categories of "Rough Grading," "Precise Grading,"
"Streets & Drainage," and "Landscaping." All plans except precise grading
plans shall have signature blocks for the City Engineer. Precise grading plans
shall have signature blocks for Community Development Director and the
Building Official. Plans are not approved for construction until they are signed.
"Streets and Drainage" plans shall normally include signals, sidewalks, bike
paths, gates and entryways, and parking lots. If water and sewer plans are
included on the street and drainage plans, the plans shall have an additional
signature block for the Coachella Valley Water District (CVWD). The combined
plans shall be signed by CVWD prior to their submittal for the City Engineer's
signature.
"Landscaping" plans shall normally include landscape improvements, irrigation,
lighting, and perimeter walls.
Plans for improvements not listed above shall be in formats approved by the City
Engineer.
17. Grading and drainage plans within or directly affecting the La Quinta Evacuation
Channel shall have signature blocks for CVWD.
18. The City may maintain standard plans, details and/or construction notes for
elements of construction. For a fee established by City resolution, the applicant
may acquire standard plan and/or detail sheets from the City.
19. When final plans are approved by the City, and prior to approval of the land
division map, the applicant shall furnish accurate AutoCad files of the complete,
approved plans on storage media acceptable to the City Engineer. The files shall
utilize standard AutoCad menu choices so they may be fully retrieved into a
basic Autocad program. At the completion of construction and prior to final
acceptance of improvements, the applicant shall update the files to reflect as -
constructed conditions including approved revisions to the plans.
COA.SP84-004AMDA02
4
Conditions of Approval
Specific Plan 84-004, Amendment #2
May 19, 1998
If the plans were not produced in AutoCad or a file format which can be
converted to AutoCad, the City Engineer may accept raster -image files of the
plans.
IMPROVEMENT AGREEMENT
20. The applicant shall construct improvements and/or satisfy obligations, or furnish
executed, secured agreements to construct improvements and/or satisfy
obligations required by the City prior to approval of final or parcel maps or
issuance of certificates of compliance for waived parcel maps. For secured
agreements, security provided, and the release thereof, shall conform with
Chapter 13, LQMC.
Improvements to be made or agreed to shall include removal of any existing
structures or obstructions which are not part of the proposed improvements.
21. If improvements are secured, the applicant shall provide approved estimates of
improvement costs. Estimates shall comply with the schedule of unit costs
adopted by City resolution or ordinance. For items not listed in the City's
schedule, 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. Security is not required for
telephone, gas, or T.V. cable improvements. However, tract improvements shall
not be agendized for final acceptance until the City receives confirmation from
the telephone authority that the applicant has met all requirements for telephone
service to lots within the development.
22. The applicant shall pay cash or provide security in guarantee of cash payment
for applicant's required share of improvements which are or have been
constructed by others (participatory improvements).
At the time of approval of this specific plan update, known participatory
improvements consist of the following:
Avenue 48 - Reimburse A.G. Spanos Construction Co. in the amount of
$60,555.59 for pavement and median curbing installed on the south side of
Avenue 48 between Washington and Adams Streets as part of offsite
improvements for Tract 24230 - Lake La Quinta. This amount shall be reduced
by the applicant's approved costs for installation of landscaping in the north half
of said median.
I COA.SP84-004AMD.NO2 5
Conditions of Approval
Specific Plan 84-004, Amendment #2
May 19, 1998
GRADING
23. Graded, undeveloped land shall be maintained to prevent dust and blowsand
nuisances. The land shall be planted with interim landscaping or provided with
other wind and water erosion control measures approved by the Community
Development and Public Works Departments.
24. Prior to occupation of development sites for construction purposes, the
Applicant shall submit and receive approval of fugitive dust control plans
prepared in accordance with Chapter 6.16, LQMC. 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.
25. The applicant shall comply with the City's flood protection ordinance. The
applicant shall coordinate with the Federal Emergency Management Agency's
National Flood Insurance Program and take steps as necessary to ensure that
residential properties abutting the La Quinta Evacuation Channel are not subject
to the flood insurance associated with the Flood Zone A designation of the
Channel.
26. The applicant shall furnish a thorough preliminary geological and soils
engineering report ("soils report") with grading plans.
27. Grading plans shall be prepared by a registered civil engineer and must meet the
approval of the City Engineer prior to issuance of grading permits. The grading
plan shall conform with the recommendations of the soils report(s) and shall be
certified as adequate by a soils engineer or an engineering geologist. A
statement shall appear on final map(s) that soils reports have been prepared
pursuant to Section 17953 of the Health and Safety Code.
28. The applicant shall endeavor to minimize differences in elevation at the interface
of this development with abutting properties and of separate tracts and lots
within this development. Building pad elevations on contiguous lots shall not
differ by more than three feet except for lots within a tract, but not sharing
common street frontage, where the differential shall not exceed five feet. If
compliance with this requirement is impractical, the City will consider and may
approve alternatives which minimize safety concerns, maintenance difficulties
and neighboring -owner dissatisfaction with the grade differential.
29. Prior to issuance of building permits, the applicant shall provide documents,
bearing the seal and signature of a California registered civil engineer or
surveyor, that list actual building pad elevations for the building lots. The
document shall list the pad elevation approved on the grading plan, the as -built
elevation, and the difference between the two, if any. The data shall be
COA.SP84-004AMD.NO2
6
Conditions of Approval
Specific Plan 84-004, Amendment #2
May 19, 1998
organized by map and lot number and shall be listed cumulatively if submitted
at differerit times.
DRAINAGE
30. The applicant shall comply with the provisions of Engineering Bulletin No. 97.03
and the following:
31. The design of the development shall not cause any increase in flood boundaries,
levels or frequencies in any area outside the development.
32. Stormwater falling on site during the peak 24-hour period of a 100 -year storm
(the design storm) shall be retained within the development unless otherwise
approved by the City Engineer. The tributary drainage area shall extend to the
centerline of adjacent public streets.
33. Storm flow in excess of retention capacity shall be routed through a designated
overflow outlet and into the historic drainage relief route.
34. Storm drainage historically received from adjoining property shall be received
and retained or passed through into the historic downstream drainage relief
route.
35. Nuisance water shall be retained on site.
36. If the applicant proposes drainage of stormwater from a design storm directly
or indirectly to public waterways, the applicant and, subsequently, the
Homeowners' Association shall be responsible for any sampling and testing of
the development's effluent which may required under the City's NPDES Permit
or other city- or area -wide pollution prevention program and for any other
obligations and/or expenses which may arise from such discharge of the
development's stormwater or nuisance water. The tract CC & Rs shall reflect
the existence of this potential obligation.
UTILITIES
37. All existing and proposed utilities within or 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.
J
COA.SP84-OO4AMD.NO2 7
Conditions of Approval
Specific Plan 84-004, Amendment #2
May 19, 1998
38. In areas where hardscape surface improvements are planned, underground
utilities shall be installed prior to the hardscape improvements. The applicant
shall provide certified reports of utility trench compaction tests for approval of
the City Engineer.
STREET AND TRAFFIC IMPROVEMENTS
39. 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 land
being divided may be subject to the provisions of the ordinance.
40. The applicant shall develop all internal roads in accordance with the design
standards specified in the specific plan and the structural standards in effect at
the time of tentative tract approval. All internal roads shall remain private. The
minimum street width shall be 36 feet as measured between curbfaces or
flowlines except as follows:
A. Single -loaded residential streets - 32 -feet minimum.
B. Streets may be constructed to minimum widths of 32 feet with parking
restricted to one side, and 28 feet if on -street parking is prohibited, if there
is adequate off-street parking for residents and visitors and the applicant
provides for enforcement of the restrictions by the homeowners association
The following minimum off-site street improvements shall be constructed to
conform with the General Plan street type noted in parentheses:
C. Washington Street and the portion of Avenue 48 from Washington Street
to Dune Palms Road have been constructed by the applicant at the time of
this specific plan amendment.
D. Avenue 48 (Primary Arterial) - Reimburse the City for the cost to construct
the applicant's half of this street from Dune Palms Road to Jefferson
Street.
E. Jefferson Street (Major Arterial) - Fifty -one -foot half of 102' improvement
(curbface to curbface) plus six-foot sidewalk for the length of the
applicant's frontage.
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Conditions of Approval
Specific Plan 84-004, Amendment #2
May 19, 1998
F. Avenue 50 (Primary Arterial) - Forty -three-foot half of 86' improvement
(curbface to curbface) plus six-foot sidewalk for the length of the
applicant's frontage.
E. Traffic signal at Jefferson St. and Avenue 48 - 25% responsibility for the
cost to design and construct.
F. Traffic signals at Adams Street, Dune Palms Road, Jefferson Street
entrance - 50% responsibility for the cost to design and construct.
G. Traffic signal at Avenue 50 entrance - 50% responsibility for the cost to
design and construct.
H. Traffic signals at resort site entries - 100% responsibility for the cost to
design and construct.
The applicant shall be solely responsible for any modifications required to adapt
existing signals for the opening of this developments entries. Signals shall be
secured (reimbursed if already constructed by others) with development
approvals for the entries affected and shall be constructed prior to the opening
of the entries unless otherwise approved by the City Engineer.
Corner cutbacks, bus turnouts, dedicated turn lanes, and other features
contained in the approved construction plans may warrant additional street
widths as determined by the City Engineer.
41. The minimum rate of progress on the applicant's remaining responsibility for off-
site streets (approximately 2.1 of the original 3.1 miles of improvements) shall
be as follows:
A. The applicant shall reimburse the City for the cost of improvements to
Avenue 48 between Dune Palms Road and Adams Street at the time of
approval of the next final map or other development approval providing
additional residential or resort guest ,property.
B. The applicant shall secure the estimated cost of Jefferson Street
improvements (or reimburse actual costs if already constructed) as follows:
1) Prior to construction of permanent, non -emergency access to this
street, or
COA.SP84-004AMD.NO2
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Conditions of Approval
Specific Plan 84-004, Amendment #2
May 19, 1998
2) At the time of approvals allowing residential or resort guest uses in
the portion of the specific plan area lying within one quarter mile of
the centerline of Jefferson Street. This obligation may be pro rated
with development approvals for the first 80 percent of such property
within that area until permanent non -emergency access is provided to
Jefferson Street or the City Engineer determines that improvements
are needed, in part, because of traffic generated by the specific plan
area.
3) Construction or reimbursement shall be complete prior to approval of
the final 20 percent of the residential or resort guest acreage within
this area.
C. The applicant shall secure the estimated cost of Avenue 50 along
applicant's frontage and Avenue 48 between Dune Palms Road and
Jefferson Street (or reimburse actual costs if already constructed)
concurrently with approvals allowing residential or resort guest uses in the
portion of the specific plan area lying east and south of the La Quinta
Evacuation Channel and more than one quarter mile west of the centerline
of Jefferson Street.
The provision of security and construction/reimbursement of these
improvements shall comply with the provisions listed above for Jefferson
Street improvements except that reimbursement for the Avenue 48
improvements shall precede securing/constructing Avenue - 50
improvements until the pro rata contributions are needed for pending
construction of Avenue 50 improvements.
The above notwithstanding, off-site street improvements determined necessary
to serve developing portions of the specific plan area shall be secured or
reimbursed at the time of approval of those portions of the development and
shall be constructed concurrently with those portions. All off-site street
improvements shall be completed no later than five years after the approval of
this Specific Plan unless otherwise approved by the City Council. Improvements
and reimbursements so required may exceed the minimum rate of progress
outlined above.
42. Improvements shall include all appurtenances such as traffic signs,
channelization markings and devices, raised medians if required, street name
signs, and sidewalks. Mid -block street lighting is not required.
COA.SP84-004AMD.NO2
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Conditions of Approval
Specific Plan 84-004, Amendment #2
May 19, 1998
43. The City Engineer may require improvements extending beyond development
boundaries such as, but not limited to, pavement elevation transitions, street
width transitions, or other incidental work which will ensure that newly
constructed improvements are safely integrated with existing improvements and
conform with the City's standards and practices.
44. Improvement plans for all on- and off-site streets and access gates shall be
prepared by registered professional engineer(s) authorized to practice in the
State of California. Improvements shall be designed and constructed in
accordance with the LQMC, adopted Standard and Supplemental Drawings and
Specifications, the specific plan, and as approved by the City Engineer.
45. Street right of way geometry for culs de sac, 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.
46. All streets proposed to serve residential or other access driveways shall be
designed and constructed with vertical curbs and gutters or shall have other
approved methods to convey nuisance water without ponding and to facilitate
street sweeping.
47. Street pavement sections shall be based on a Caltrans design 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" a.b.
Collector 4.0"/5.00"
Secondary Arterial 4.0"/6.00"
Primary Arterial 4.5"/6.00"
Major Arterial 5.5"/6.50"
The listed structural sections are minimums, not defaults. Street pavement
sections shall be designed using Caltrans design procedures with site-specific
data for soil strength and traffic volumes.
The applicant shall submit current (no more than two years old) mix designs for
base materials, Portland cement concrete and asphalt concrete, including
complete mix design lab results, for review and approval by the City. For mix
designs over six months old, the submittal shall include recent (no more than six
months old at the time proposed for construction) aggregate gradation test
results to confirm that the mix design gradations can be reproduced in
COA.SP84-004AMD.NO2
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Conditions of Approval
Specific Plan 84-004, Amendment #2
May 19, 1998
production of the base or paving material. Construction operations shall not be
scheduled until mix designs are approved.
48. Final inspection and occupancy of homes or other permanent buildings within
the development will not be approved until the homes or permanent buildings
have improved access to publicly -maintained streets. The improvements shall
include streets and sidewalks, traffic control devices and street name signs.
TTlTKIII ■i `J
49. Final inspection and occupancy of homes and buildings within tracts abutting the
perimeter will occur only after the perimeter wall has been constructed adjacent
to those tracts. Perimeter walls along public streets shall be installed within one
year of the applicants' construction or participation in the costs of the streets.
50. The applicant shall provide landscape improvements in the perimeter setback
areas or lots along all adjacent public streets. Landscape improvements shall
coincide with construction of the adjacent perimeter wall unless otherwise
approved by the City Engineer.
51. Landscape and irrigation plans for landscaped lots, landscape setback areas,
medians, 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 Riverside County Agricultural Commissioner.
52. Slopes shall not exceed 5:1 within public rights of way and 3:1 in landscape
areas outside the right of way unless otherwise approved by the City Engineer.
53. 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.
54. The applicant shall ensure that landscaping plans and utility plans are
coordinated to provide visual screening of above -ground utility structures.
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Conditions of Approval
Specific Plan 84-004, Amendment #2
May 19, 1998
55. The applicant shall provide public transit amenities as required by Sunline Transit
and/or the City Engineer.
O001_1111 a VA ERR M R
56. The applicant shall employ construction quality -assurance measures which meet
the approval of the City Engineer.
57. The subdivider shall arrange and bear the cost of measurement, sampling and
testing not performed by the City but necessary to provide evidence that
materials and their placement comply with plans and specifications.
58. The applicant shall employ or retain California registered civil engineers,
geotechnical engineers, or surveyors, as appropriate, who will provide, or have
their agents provide, sufficient supervision and verification of the construction
to be able to furnish and sign accurate record drawings.
59. Upon completion of construction, the applicant shall furnish the City
reproducible record drawings of all plans which were signed by the City
Engineer. Each sheet of the drawings shall have the words "Record Drawings,"
"As -Built" or "As -Constructed" clearly marked on each sheet and be stamped
and signed by the engineer or surveyor certifying to the accuracy of the
drawings. The applicant shall revise the plan computer files previously
submitted to the City to reflect the as -constructed condition.
iVIAINTENAN CL
60. The applicant shall make provisions for continuous and perpetual maintenance
of all required improvements unless and until expressly released from said
responsibility by the City.
61. 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 plan checking and permits.
62. The final Conditions of Approval shall be incorporated in the Final Specific Plan
document.
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Conditions of Approval
Specific Plan 84-004, Amendment #2
May 19, 1998
63. Applicant agrees to indemnify, defend, and hold harmless the City of La Quinta
in the event of any legal claim or litigation arising out the City's approval of this
project. The City of La Quinta shall have the right to select its defense counsel
at its sole discretion.
64. Fringe -Toed Lizard mitigation fees in effect at the time of permit issuance, shall
be paid Prior to land disturbance activities (i.e. grading permit).
65. Applicant shall work with staff to correct internal document inconsistencies prior
to final publication of Specific Plan document.
66. The applicant shall comply with the recommendations of the Phase II
archaeological investigation for this Specific Plan including consultation with
designated local Native American representative. If a site is determined to be
significant as a result of the Phase II investigation, the site shall be retained as
open space, capped for preservation per current acceptable methods, or
excavated for data recovery per acceptable methods. The applicant shall submit
to the City of La Quinta Historic Preservation Commission, for review and
approval, a proposal for Phase III archaeological mitigation as recommended by
the Phase II investigation report. A final report of all archaeological mitigation
measures shall be submitted to the Historic Preservation Commission for each
component of work, subject to a grading permit, within the specific plan area.
67. The applicant shall comply with the recommendations of the Archaeology Report
prepared by the Archaeological Research Unit in 1995 for this project.
68. During grading activities, the project site shall be monitored by a professionally
qualified archaeological monitor. The monitor is authorized to temporarily divert
or stop equipment in order to investigate and mitigate exposed cultural deposits.
A final report of the monitoring activities shall be submitted to the City's Historic
Preservation Commission for review.
69. Prior to issuance of a grading permit, the applicant shall retain a professionally
qualified paleontologist to provide monitoring of earthmoving activities, including
trenching for both on-site and off-site related work.
Prior to commencing grading activities, the paleontologist shall conduct a
preliminary survey and surface collection of any paleontological resources. The
project paleontologist shall prepare a monitoring and salvage program for review
and approval by the Community development Department prior to
implementation.
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Conditions of Approval
Specific Plan 84-004, Amendment #2
May 19, 1998
During grading activities, the project site shall be monitored by a professionally
qualified paleontologist who maintains the necessary paleontologic collecting
permits and repository agreements. In areas of known high potential, the
project paleontologist may designate a paleontologic monitor to be present
during 100% of the earth -moving activities. If, after 50% of the grading is
completed, it can be demonstrated that the level of monitoring should be
reduced, the project paleontologist may so amend the mitigation program. The
paleontologic monitor(s) is authorized to temporarily divert equipment is
authorized to temporarily divert equipment while removing fossils.
Prior to issuance of occupancy, the project paleontologist shall submit a final
report to the Community Development Director. The final report shall discuss
the methods used, results of the surface survey, identification, cataloging,
curation, and storage of fossil materials collected; and the significance of the
paleontological resources. A final report of the finds and their significance after
all operations are complete shall be reviewed by the Historic Preservation
Commission for acceptability. Acceptance of the final report for the project by
the Historic Preservation Commission signifies completion of the program of
mitigation
70. Applicant shall be allowed in Planning Area IV -Tourist Commercial, Building
Development Standards a maximum of three stories, and any building must have
a varied roof line not to exceed 40' in height.
71. Delete from the Rancho La Quinta Specific Plan (page 3.10, item no. 7) the
following as permitted uses: timeshare and hotel.
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