SP 90-017 KSL Desert Resort - Annual Review (05-05-98)Specific Plan
90-017
AnnualReview
May 5, 1998
Prepared for
The City of La Quinta
Community Development Department
KSL Desert Resorts, Inc.
La Quinta, California
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D E CG FE � V FLE
llj� MAY 71998
CITY OF LAi UINTA
PLAWNG DEPARTMENT
PROJECT TECHNICAL SUPPORT
KSL DESERT RESORTS, INC.
REALESTATE DEVELOPMENT DEPARTMENT
Mr. S. Chevis Hosea
55-920 PGA Blvd.
La Quinta, CA 92253
CITY OF LA QUINTA
COMMUNITY DEVELOPMENT DEPARTMENT
Ms. Christine di Iorio
Planning Manager
78-495 Calle Tampico
La Quinta, CA 92253
LANDSCAPE ARCHITECTURE & PLANNING
Forrest K. Haag, A. S.L.A.
250 Newport Center Drive, Suite 104
Newport Beach, CA 92660
GOLFCOURSE ARCHITECT
Tom Weiskopf
ENGINEERS
MDS
17320 Redhill Avenue, Suite 350
Irvine, CA 92614
TABLE OF CONTENTS
1.
EXECUTTVE SUMMARY...................................................................................................
1
2.
PROJECT DESCRIPTION..................................................................................................3
3.
GOALS, POLICIES, AND OBJECTIVES...........................................................................
4
4.
EXISTING CONDITIONS AND CONSTRAINTS.............................................................
6
5.
LAND USE, OPEN SPACE, CONSERVATION AND RECREATION ELEMENTS ............
7
6.
CIRCULATION ELEMENT.................................................................................................
8
7.
ARCHITECTURAL CHARACTER.....................................................................................
9
8.
HOUSING ELEMENT......................................................................................................
10
9.
PUBLIC SERVICES AND UTILITIES ELEMENT............................................................
13
10.
SEISMIC SAFETY AND SAFETY ELEMENT.................................................................
14
11.
NOISE ELEMENT............................................................................................................
15
12.
PHASING AND E"PLEMENTATION..............................................................................
16
90-017
1. Executive Summary
Specific Plan 90-017 as envisioned by KSL Desert Resorts, proposes a residential and golf course
community of approximately 220 acres. The project site is adjacent to the existing community ofPGA
WEST and integrates with exiting ancillary golf course uses from the approved PGA WEST Specific Plan
83-002 Amendment 3. The 220 acre project site is located in the city of La Quinta, generally south and
east of the existing Jack Nicklaus Resort Course at PGA WEST and north of the intersection of Madison
Street and Avenue 58.
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Specific Plan 90-017 proposes phased development of 880 units, generous open space, and championship
golf course links. KSL Desert Resorts, Inc. will serve as the master developer for the project's 220 acres,
of which 102 acres will be dedicated to golf course and open space uses, with the balance of 118 acres for
residential development. The proposed project will yield a gross density of4 dwelling units per acre, and a
net density of 7.4 dwelling units per acre, all consistent with the existing adjacent land uses of PGA WEST
and consistent with the low density residential designation ofthe City ofLa Quinta General Plan/Zoning
Ordinance.
The community circulation plan for Specific Plan 90-017 is designed to adequately serve future traffic
volumes while enhancing the pedestrian orientation ofthe golf club setting of the project. Each of the
project's entries will be enhanced with carefully articulated landscaping and entry gates.
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Public utilities and infrastructure necessary to serve the proposed development will be phased and
implemented in conjunction with the development of the property. As a logical and orderly extension of
roadways and infrastructure, development is expected to last over a 10 + year period until completion.
Specific Plan 90-017 is submitted to the City of La Quinta in compliance with all applicable federal, state,
and local code requirements which pertain to the preparation of specific plans in the State of California
accordance with all environmental and standards for mitigation of environmental impact consist with CEQA.
The adoption of Specific Plan 90-017 provides a comprehensive guide for the orderly development of this
project in conformance with the goals and policies of the City of La Quinta General Plan.
Correlating documents utilized in the preparation of Specific Plan 90-017 are as follows:
♦ Soil Engineering and Geology Report
Buena Engineers, Inc.
♦ Traffic Impact Study
Endo Engineering
♦ Environmental Impact Report S.P. 90-017
Douglas Wood & Associates
♦ City of La Quinta General Plan
Cotton/Beland/Associates, Inc.
♦ Hydrology Study
Lloyd W Watson, R.C.E.
Landmark Land Company of California, Inc.
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2. Project Description
The comprehensively planned, low density residential community of Specific Plan 90-017 as proposed by
KSL Desert Resorts, Inc., consist of 880 dwelling units and a championship golf course played from the
existing Private Golf Clubhouse at PGA West. The residential units will be developed overlooking the
proposed golf course and open space located within the master planned community. The community theme
will reflect the existing residential character at PGA West, attracting both seasonal and year round residents
to the area.
The project boundary begins 2,600 feet north and 2,610 feet west of the intersection of Madison Street and
Avenue 58, and runs east 5,220 feet, turning south 2,620 feet, abutting the Lake Cahuilla Imperial Irrigation
District substation, then turning west and running 2,620 feet to the intersection of Madison Street and
Avenue 58, turning north 1,900 feet and then west 1,290 feet, turning south 660 feet, then west 1,320 feet
and finishing north 1,324 feet.
The Master Circulation Plan for Specific Plan 90-017 will implement the La Quinta General Plan -
Circulation Element, and is planned to adequately serve future traffic volumes, on-site and off. The phasing
of public utilities and supporting infrastructure necessary to serve the specific plan area will be required to
serve the project generated demands for roadways and other infrastructure.
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3. Goals, Policies, and Objectives
Specific Plan 90-017 will provide a unique blend of housing and recreational facilities that will cater to
market demands unique to the PGA WEST area. In response to these demands, the following goals,
policies and objectives for development are intended to govern the orderly phased construction of the
project over the next 5 years.
The implementation of Specific Plan 90-017 will:
♦ Develop a distinctive, unique and prestigious resort/recreational/residential community.
♦ Adhere to high standards of urban planning for the location, design and development of project uses.
♦ Adhere to high standards of appearance, aesthetic, safety and convenience.
♦ Promote a community identity using a creative architectural vocabulary in harmony with the
surrounding PGA WEST residential environment.
♦ Employ a circulation system that is safe and efficient, which encourages internal alternative
transportation means.
♦ Promote a community with a wide spectrum of housing types integrated to the Tom Weiskopf Course
currently in place.
♦ Promote balanced growth in order to enhance a healthy local economy with opportunities for housing,
recreation, and employment.
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4. Existing Conditions and Constraints
Specific Plan 90-017 is located on the gently rolling floor of the Coachella Valley in the City of La Quinta,
California. The approved PGA WEST Specific Plan #93-002 (Amendment 3) with existing golf courses
and residential units lies to the west and to the north ofthe subject property. Scattered Rural Residential
and vacant land lies south of the subject property west of Madison Street, while the portion to the east of
Madison Street is undeveloped with the exception of the Tom Weiskopf Course. East of the proposed
Specific Plan area is the Lake Cahuilla Imperial Irrigation District Substation consisting of approximately 40
acres.
The approximately 220 acre site is divided north to south by Madison Street, resulting in approximately 60
acres to the west and 160 acres to the east. The plan area is currently developed as a portion of the Tom
Weiskopf Course at PGA WEST with remaining future residential tracts adjacent. The circulation system is
defined by the remaining land and pads adjacent to the existing golf amenity.
The Environmental Impact Report for Specific Plan 90-017 prepared by Douglas Wood and Associates,
assesses the environmental condition of the subject property.
Existing and Proposed General Plan Designation
The General Plan Designation for the property is Low Density Residential. No change to the existing
General Plan is contemplated by this Specific Plan Amendment.
Existing and Proposed Zoning
The Zoning Designation for the property is Low Density Residential. The land area of 90-017 requires no
change to the existing Zoning.
Existing Circulation Plan
The existing circulation plan for the property is established by the existing golf corridors and resulting
residential pads immediately adjacent to the golf amenity. Although minor modification to the golf course
plan is reflected in the current built environment, no substantial change to the circulation layout has resulted
when compared to the previously approved 90-017 circulation plan.
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Existing Circulation
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�- Primary Arterial
The exhibit above is reproduced from the original Specific Plan 90-017 document. The circulation element
depicted in the original approval document has been modified to reflect the current built environment of the
Tom Weiskopf golf course which defines the alignment of the internal streets - both existing and proposed.
No additional traffic is generated as a result ofthese minor modification s\to alignment ofthe internal private
streets.
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5. Land Use, Open Space, Conservation and Recreation
Elements
Specific Plan 90-017 as presented, incorporates two types of open space into the plan area; the golf
course corridors ofthe existing Tom Weiskopf Course and future residential common open space. The golf
course is designed so that the adjacent residential development will realize the maximum visual and open
space values ofthe golf facility. In addition, passive recreation areas with pools and playing spaces will be
provided by merchant builders as each community or tract builds out.
The original 90-017 plan area consisted of 220 acres generating 880 planned Dwelling Units (DUs) at 4
DUs per gross acre with a net residential area of 118 acres and 102 acres of golf.
Ties to existing circulation element
Routing, contouring and landscaping of the Tom Weiskopf golf course creates visual interest and character,
providing a desirable setting for residential and resort development. The golf course provides a ribbon of
open space and is the predominant landscape features of the project as will as being the major open space
and recreational amenity. A series of lakes and streams are developed in conjunction with the golf course,
providing additional open space amenities and recreational opportunities. The golf course provides for both
passive and active forms of recreation.
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6. Circulation Element
The proposed circulation system for Specific Plan 90-017 implements the requirements of the City of La
Quinta General Plan - Circulation Element by providing a hierarchy of vehicular traffic -ways with
pedestrian -ways segregated within the plan area. The proposed circulation alignment is defined by the
existing Tom Weiskopf course and ties to existing residential streets within PGA WEST.
Guard gated entries into various private communities have been located to provide adequate line of sight
and optimum traffic ingress and egress from the residentail components of the masterplan area.
Individual driveways are proposed with generous setbacks from entry boulevards, neighborhood loop
collectors, and neighborhood streets to further provide safe ingress and egress from the individual
residences.
Within the 90-017 plan area, the circulation system has been designed to accomplish the following:
♦ Provide for internal private roadways that respond to the existing Torn Weiskopf golf corridors.
♦ Provide for private streets west of Madison Street which do not require access to Madison Street;
rather, rely on the internal network of existing and planned private roadways within the PGA WEST
and the 90-017 boundary to adequately serve the residential pads.
♦ Provide for private streets east of Madison Street which require access to Madison Street and rely on
the internal network of existing and planned private roadways within the PGA WEST and the 90-017
boundary to adequately serve the residential pads.
Ties to existing circulation
element of PGA West Specllic
Plan Amendment 3
Ties to existing circulation element
FGAWEST. of PGA West Specific Plan Amendment 3
Proposed Circulation
AVENUE 58
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7. Architectural Character
The concept and character of desert architecture will be followed in the area defined as Specific Plan 90-
017. This architectural image may include a range of such styles as "Early California" or "Spanish Colonial"
to the southwest adobe look ofthe "Pueblo" of"Territorial" styles.
The various tyles of desert architecture take into account the physical and natural environment with respect
to climate and, therefore, must pay careful attention to eaves and overhangs to provide for the shading of
window areas as well a choosing exterior finish materials carefully for their long term durability and
appearance qualities. In addition, because of the unique seasonal variations in the climate of this region,
careful attention must be paid to the planning, and selection of landscaping materials so that they work in
harmony with the built and natural environments to enhance the overall quality of the development and use
water in a manner that is both productive and efficient.
The architectural integrity ofthe project will be protected through stringent controls and guidelines applied to
each phase of the development. Every development proposal within specific Plan 90-017 will require a
preliminary design review by the master developer's review committee attended by the preeminent interna-
tionally acclaimed design and planning talent ofForrest K. Haag, ASLA as well as being subjected to the
scrutiny and rigorous dissection at the able hands of Ms. Christine di Iorio, Planning Manager for the Fine
City ofLa Quinta; all to ensure conformance to the desired architectural parameters ofthe time.
Primary and/or complementary colors will be allowed for accents only. Four basic roof forms will be
considered acceptable. They are hip, gable, shed and flat. Roofing materials will be limited to those of a
concrete or ceramic type where used in a sloping roof condition.
Roof
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8. Housing Element
Specific Plan 90-017 establishes standards and conceptual housing types for the location and development
of housing consistent with the resort oriented nature ofthe project and projected trends in housing demand.
Unit type and site plan features specified for each housing type are subject to market demand at the time of
development.
Min. Lot Size
6500 sq/ft
Min. GolfCourse Lot Frontage
50 ft.
Min. Off -Golf Lot Frontage
55 ft.
Max. Structure Height
28 ft.
Max. No. of Stories
2 --
Min. Front Yard Setback (non -garage portions of dwelling)
15 ft.*
Min. Garage Setback
15 ft.'
Min. Interior/Exterior Side Yard Setbacks
5/10 ft.
Min. Rear Yard Setback
10 ft. * *Z
Min. Livable Floor Area Excluding Garage
1400 sq/ft
* Projects with ten or more dwelling units shall incorporate front setbacks varying between 15 ft. and 25 ft.+ in order to avoid
streetscape monotony.
**Swimming pools are allowed to be constructed to rear yard property lines subject to approval by golf course owner or operator.
' 20 ft. if "roll -up" type garage door is used facing street. Units with side entry garages shall have a minimum setback of 15 ft.
Z Units with Golf / Open Space frontage shall allow architectural projections no closer to the rear yard line than the 10' min. rear yard
in any case subject to approval by golf course owner or operator.
Estate Lots
10 5/5/98
ZERO LOT
Min. Lot Size
6500 sq/ft
Min. GolfCourse Lot Frontage
50 ft.
Min. Off -Golf Lot Frontage
55 ft.
Max. Structure Height
28 ft.
Max. No. of Stories
2
Min. Front Yard Setback (non -garage portions of dwelling)
15 ft.*
Min. Garage Setback
15 ft.'
Min. Interior/Exterior Side Yard Setbacks
0/ 10 ft.
Min. Rear Yard Setback
loft.* *2
Min. Livable Floor Area Excluding Garage
1400 sq/ft
* Projects with ten or more dwelling units shall incorporate front setbacks varying between 15 ft. and 25 ft.+ in order to avoid
streetscape monotony.
**Swimming pools are allowed to be constructed to rear yard property lines subject to approval by golf course owner or operator.
' 20 ft. if "roll -up" type garage door is used facing street Units with side entry garages shall have a minimum setback of 15 ft.
z Units with Golf / Open Space frontage shall allow architectural projections no closer to the rear yard line than the 10' min. rear yard
in any case subject to approval by golf course owner or operator.
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Zero Lot Lines
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CLUSTER HOUSING
Min. Lot Size
6500 sq/ft
Min. Golf Course Lot Frontage
50 ft.
Min. Off -Golf Lot Frontage
55 ft.
Max. Structure Height
28 ft.
Max. No. of Stories
2
Min. Front Yard Setback (non -garage portions of dwelling)
15 ft.*
Min. Garage Setback
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
* Projects with ten or more dwelling units shall incorporate front setbacks varying between 15 ft. and 25 ft.+ in order to avoid
streetscape monotony.
**Swimming pools are allowed to be constructed to rear yard property lines subject to approval by golf course owner or operator.
' 20 ft. if "roll -up" type garage door is used facing street. Units with side entry garages shall have a minimum setback of 15 ft.
i Units with Golf / Open Space frontage shall allow architectural projections no closer to the rear yard line than the 10' min. rear yard
in any case subject to approval by golf course owner or operator.
Cluster Housing
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9. Public Services and Utilities Element
Water
The Coachella Valley Water District (CVWD) will provide domestic water through a distribution system
constructed by the developer. Conservation or domestic water will be further promoted by the use of water
saving fixtures.
Golf course irrigation will be provided by on-site wells and existing lines with additional capacity provided
by the Coachella Canal. The utilization of drought tolerant plant species throughout the project will minimize
irrigation consumption.
Waste Water
An off-site regional sewage treatment plant exists three miles south of the facility. This plant is maintain by
the CVWD. The developer will dedicate sewer line easements and install sanitary sewage improvements in
the development.
Refuse collection will be provided by a franchised holder with the City of La Quinta.
Power
All electrical power will be supplied by the Imperial Irrigation District (IID). Overhead transmission lines
are illustrated on the Public Services and Utilities Plan. Internal distribution lines will be installed
underground.
Telephone
The City ofLa Quinta is served by the General Telephone Company. Demands for the city are presently
being met by existing facilities. Additional facilities will need to be provided to service the site.
Natural Gas
The Southern California Gas Company is presently providing natural gas service to PGA WEST. An
extension ofthe existing gas main will be required to service the site.
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10. Seismic Safety and Safety Element
The geological and seismic safety elements associated with Specific Plan 90-017 are directed toward
reducing damage to property and the social dislocation resulting from earthquake, fire, flooding and other
public safety hazards.
A geological reconnaissance has been conducted as part of the planning process for Specific Plan 90-017
The study indicates that the proposed land use for the entire project is geotechnically feasible. Certain key
constraints and mitigations are noted:
♦ The standards for implementation of seismic risk for ground shaking, according to the Riverside
County Planning Department, will be implemented for design and construction of buildings proposed
for the project.
♦ Site specific studies for major structures will be initiated as development proceeds to ensure public
safety.
♦ All site construction will conform to the latest edition of the Uniform Building Code.
♦ Mitigation measures for controlling dust will be utilized as development occurs.
♦ Residential areas will be served by a private street system with 24 hour security providing a sense of
assured public safety. Additionally, public education in crime prevention will be encouraged and
supported by the use of signage, pamphlets, neighborhood newsletters, and watch programs, etc.
♦ A fire station, provided by KSL Desert Resorts, Inc. in the PGA WEST development is located
approximately '/z mile from Specific Plan 90-017, at the southwest intersection of Avenue 54 and
Madison Street. Additional fire fighting facilities exist on Avenue 52 in La Quinta. This project area
will thereby be assured of a five minute response time, thus minimizing fire risk.
14 5/5/98
11. Noise Element
All proposed land uses within Specific Plan 90-017 fall under the "normally acceptable" compatibility range
established for Community Noise Equivalent Levels (CNEL).
Interior street and building setbacks, proper orientation of buildings and landscaped buffers will reduce
noise impacts to within state standards from nearby existing and future roadways. Additionally, appropriate
setbacks and circulation systems within the project boundary will mitigate any potential incompatibility of
uses.
Upon approval of precise development plans and/or tentative tract maps, both residential and commercial
structures shall be demonstrated to meet interior noise standards as defined by state guidelines.
5/5/98 15
12. Phasing and Implementation
Phasing of infrastructure in support of Specific Plan 90-017 reflects various conditions an factors influencing
project implementation and absorption.
These are:
♦ Current and projected trends in housing demand
♦ Absorption rates of a variety of dwelling types
♦ Development and timing of infrastructure and other improvements.
♦ Availability of financing
♦ Relationship between the phasing of Specific Plan 90-017 and competition from other regional
projects.
The Specific Plan and subsequent detailed plans will be instituted, implemented and completed under the
ongoing auspices of the applicant.
Each phase of development will be preceded by the preparation and approval of the required detailed plans
and documents to ensure proper use and appropriate and compatiable development ofthe property.
Homeowners' Associations will be organized to administer and maintain the following:
♦ Common open space and recreation facilities
♦ Private road and security systems
♦ Architectural integrity and consistency
16 5/5/98