Loading...
The URL can be used to link to this page
Your browser does not support the video tag.
SP 1997-029 The Centre at LQ (2018) Amendment 5 Superseded
The Centre at La Quinta Specific Plan 97-029 Amendment No. 5 Specific Plan Amendment 2017-0003 Adopted July 3, 2018 Prepared For: The City of La Quinta 78-495 Calle Tampico La Quinta, CA 92253 760-777-7125 Applicant: SLF-Adams Street La Quinta, LLC 2 Park Plaza, Suite 700 Irvine, CA 92614 (949) 417-1396 Contact: Carter McLarand Prepared By: WHA 2850 Red Hill Ave, Suite 200 Santa Ana, CA 92705 (949) 251-0607 Contact: Cathy Baranger MDS Consulting 41865 Boardwalk, Suite 218 Palm Desert, CA 92211 (760) 674-5776 Contact: Chris Bergh [This Page Intentionally Left Blank] Project Team Members James O’Malley & Carter McLarand SLF-Adams Street La Quinta, LLC 2 Park Plaza, Suite 700 Irvine, CA 92614 (949) 417-1396 Denise Ashton, Jeff Chelwick & Cathy Baranger WHA 2850 Redhill, Suite 200 Santa Ana, CA 92705 (949) 250-0607 Peter A Duarte Studio Pad, Inc. 23282 Mill Creek Drive, Suite 200 Laguna Hills, CA 92653 (949) 770-8530 Chris Bergh MDS Consulting 41865 Boardwalk, Suite 218 Palm Desert, CA 92211 (760) 674-5776 4 Adopted July 3, 2018 The Centre at La Quinta Specific Plan Amendment No. 5 SLF-Adams Street La Quinta, LLC Table of Contents List of Figures ............................................................6 List of Tables ..............................................................6 Section 1: Introduction ..............................................7 1.1 Purpose and Description ............................................................................................7 1.2 Purpose and Intent ......................................................................................................8 1.3 Setting..........................................................................................................................8 1.4 Project History ...........................................................................................................11 1.5 Enabling Legislation ...................................................................................................13 1.6 General Plan ..............................................................................................................13 1.7 Zoning ........................................................................................................................13 1.8 California Environmental Quality Act (CEQA) Compliance ........................................16 1.9 Entitlement Process ...................................................................................................16 Section 2: Master Plan .............................................17 2.1 Master Plan Concept .................................................................................................17 2.2 Land Use ....................................................................................................................18 2.3 Circulation Plan ..........................................................................................................19 2.3.1 Entries .........................................................................................................19 2.3.2 Private Streets .............................................................................................19 2.4 The Recreation and Open Space Plan .......................................................................22 2.4.1 Open Space .................................................................................................22 2.4.2 Recreational Amenities ...............................................................................22 2.4.3 Additional Landscape Areas ........................................................................23 2.5 Conservation .............................................................................................................24 2.6 Infrastructure ............................................................................................................24 2.6.1 Water ...........................................................................................................24 2.6.2 Sanitary Sewage ..........................................................................................26 5Adopted July 3, 2018 The Centre at La Quinta Specific Plan Amendment No. 5SLF-Adams Street La Quinta, LLC Table of Contents 2.6.3 Storm Water Drainage .................................................................................26 2.6.4 Public Utilities .............................................................................................30 2.6.5 Refuse Collection .........................................................................................30 2.6.6 Schools ........................................................................................................30 2.6.7 Law Enforcement .........................................................................................31 2.6.8 Fire Protection .............................................................................................31 2.6.9 City Administration ......................................................................................31 2.6.10 Library Facilities .........................................................................................31 Section 3: Development Regulations .......................32 3.1 Overview ...................................................................................................................32 3.1.1 Permitted Uses ............................................................................................32 3.1.2 Standards.....................................................................................................33 Section 4: Design Guidelines ....................................35 4.1 Landscape Concept ....................................................................................................36 4.2 Residential Architecture Guidelines ..........................................................................37 4.3 Residential Walls and Fences .....................................................................................37 4.4 Commercial Architecture Guidelines .........................................................................38 4.5 Landscape Guidelines ...............................................................................................38 4.5.1 Residential Landscape .................................................................................39 4.5.2 Commercial Landscape ................................................................................39 Section 5: Plan Administration .................................42 5.1 Financing of Improvements .......................................................................................42 5.2 Site Development Permits .........................................................................................42 5.3 Specific Plan Amendments ........................................................................................42 5.4 Enforcement ..............................................................................................................43 Section 6: General Plan Consistency ........................44 6 Adopted July 3, 2018 The Centre at La Quinta Specific Plan Amendment No. 5 SLF-Adams Street La Quinta, LLC Table of Contents List of Figures Figure 1.1: Regional Vicinity Map .........................................................................9 Figure 1.2: Local Vicinity Map .............................................................................10 Figure 1.3: Original Specific Plan Planning Areas ...............................................11 Figure 1.4: Planning Area II .................................................................................12 Figure 1.5: Amendment No. 5 Area ....................................................................13 Figure 1.6: Existing General Plan Land Use Designation .....................................14 Figure 1.7: General Plan Land Use Designation as Amended .............................14 Figure 1.8: Existing Zoning ..................................................................................15 Figure 1.9: Zoning as Amended ..........................................................................15 Figure 2.1: Conceptual Commercial Parcel Site Plan ...........................................17 Figure 2.2: Residential Street Diagram ..............................................................20 Figure 2.3: Residential Street Sections ................................................................21 Figure 2.4: Conceptual Potable Water Plan .......................................................25 Figure 2.5: Conceptual Sewer Plan .....................................................................27 Figure 2.6: Conceptual Storm Drainage Plan ......................................................28 Figure 2.7: Conceptual Detention Basin Plan and Section ..................................29 List of Tables Table 2.1: Land Use Tabulation ...........................................................................18 Table 3.1: Development Standards - Regional Commercial ................................33 Table 3.2: Development Standards - Residential .................................................34 Table 4.1: Landscape Plant Material Palette .......................................................41 Table 6.1: General Plan Consistency Analysis .....................................................46 7Adopted July 3, 2018 The Centre at La Quinta Specific Plan Amendment No. 5SLF-Adams Street La Quinta, LLC Section 1: Introduction 1.1 Purpose and Description The City of La Quinta previously approved The Centre at La Quinta Specific Plan No. 97- 029 (“Specific Plan”) with amendments for a 99.3-acre project located east of Adams Street, south of Highway 111 and west of Dune Palms Road. The entire Specific Plan area is designated General Commercial on the Land Use Element of the General Plan and is zoned CR – Regional Commercial on the City of La Quinta Zoning Map. The entire Specific Plan is built out except for Planning Area II which is regulated by Specific Plan Amendment No. 4. This area has remained undeveloped for over 20 years. Amendment No.5 allows the construction of medium density detached housing and a hotel near services and employment in Planning Area II. This Amendment supersedes Amendment No. 4 and amends Planning Area II (PA II) by: • Subdividing PA II into two separate land use areas: the northerly 2.8 acres of the site remains General Commercial and the remaining 19.2 acres is amended to a Medium High Density Residential land use designation and a Medium Density zoning designation. • Providing new private access from Adams Street and La Quinta Drive to the residential portion of PA II. • Reconfiguring and increasing the depth of the existing drainage/retention basin in the southeast corner of PA II to provide for additional capacity. This Amendment No. 5 to the Specific Plan is organized into seven sections: Section 1: Introduction: This Section provides an overview of the Specific Plan setting, history, legislative authority for the Specific Plan Amendment and compliance with the California Environmental Quality Act (CEQA). Section 2: Master Plan: This Section provides the organization and framework of the primary master plan components required for orderly development. Section 3: Development Regulations: This Section establishes the applicable zoning and development regulations for the Specific Plan area. Section 4: Design Guidelines: This Section provides the design guidelines for development within the Specific Plan area. 8 Adopted July 3, 2018 The Centre at La Quinta Specific Plan Amendment No. 5 SLF-Adams Street La Quinta, LLC Section 1: Introduction Section 5: Plan Administration: This Section describes the various processes and procedures to administer and implement the adopted Specific Plan. Section 6: General Plan Consistency: This Section reviews the goals and policies of each element of the City of La Quinta General Plan 2035 as the basis for evaluating the consistency of the Specific Plan with the City of La Quinta General Plan. Section 7: Addenda: This Section provides the City Council resolutions and conditions of approval. 1.2 Purpose and Intent This Specific Plan Amendment No. 5 allows for residential development in close proximity to employment centers, bus routes and commercial services along the Highway 111 Corridor immediately adjacent to retail, creating a safe and pleasant environment for future residents to walk from home to work or shopping. High quality development standards will bring new population that will utilize the existing development in The Centre at La Quinta Specific Plan. The Specific Plan Amendment No. 5 ensures new development consistent with the goals, objectives and policies of the City of La Quinta General Plan. In cases where the zoning and development regulation is nonspecific within this document, the City of La Quinta’s Zoning Ordinance will apply. 1.3 Setting The Specific Plan area is approximately one hundred miles east of the City of Los Angeles and the Pacific Coast. See Figure 1.1: Regional Vicinity Map. It is located at the northeasterly base of the Santa Rosa Mountains and is located within the corporate limits of the City of La Quinta in Riverside County. La Quinta, a 35-square mile municipality located in the southeastern portion of the Coachella Valley, was incorporated in 1982. 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 the City of Palm Desert, and federal and county lands to the south. The Specific Plan area is accessible from Interstate 10 by way of Washington Street and/or Jefferson Street. See Figure 1.2: Local Vicinity Map. 9Adopted July 3, 2018 The Centre at La Quinta Specific Plan Amendment No. 5SLF-Adams Street La Quinta, LLC Section 1: Introduction The Specific Plan area is bounded by Adams Street to the west, Auto Centre Drive to the north and La Quinta Drive and the existing Walmart to the east. An apartment development lies on the southerly boundary. The Specific Plan connects to the existing network of General Plan roads and infrastructure within the City’s master plan for development. Figure 1.1: Regional Vicinity Map 10 Adopted July 3, 2018 The Centre at La Quinta Specific Plan Amendment No. 5 SLF-Adams Street La Quinta, LLC Section 1: Introduction Figure 1.2: Local Vicinity Map 11Adopted July 3, 2018 The Centre at La Quinta Specific Plan Amendment No. 5SLF-Adams Street La Quinta, LLC Section 1: Introduction 1.4 Project History Entitlements previously approved for the Specific Plan are listed below: • On July 15, 1997, the City Council of the City of La Quinta unanimously approved Resolution 97-64 (Specific Plan 97-029), Ordinance No. 306 (Development Agreement), Resolution 97-62 (Environmental Impact Report), Resolution 97-66 (Conditional Use Permit), Resolution 97-63 (Tentative Parcel Map 28525) and Resolution 97-65 (Site Development Permit 97-603) for a proposed mixed use commercial development on 87 acres of property known as The Centre at La Quinta. Those approvals allowed for the development of 275,000 square feet for nine new car dealership pads and/or auto related commercial pads on two of the nine pads. It also allowed for development of a 400,000-square-foot mixed regional commercial center in three planning areas. Planning Areas I and II encompassed the auto center component and Planning Area III was designated for the mixed regional commercial center. Refer to Figure 1.3: Original Specific Plan Planning Areas. Figure 1.3: Original Specific Plan Planning Areas 12 Adopted July 3, 2018 The Centre at La Quinta Specific Plan Amendment No. 5 SLF-Adams Street La Quinta, LLC Section 1: Introduction • On November 17, 1998, the City of La Quinta approved Specific Plan 97- 029, Amendment No. 1, which generally added flexibility to land uses within Planning Area II. • On June 20, 2000, the City of La Quinta approved Resolution 2000-76, approving Specific Plan 97-029, Amendment No. 2, which added definition and conditions relating to setbacks, automotive display pads, landscaping, special events and signage. • On December 21, 2004, the City of La Quinta approved Resolution 2004-162 and 2004-163, approving Specific Plan 97-029, Amendment No. 3, which added approximately 12.33 acres to the plan area. The additional acreage is generally located on the south side of Highway 111, along the west side of Dune Palms Road. The Amendment added up to 164,000 square feet of additional commercial space within Planning Area III as part of the entitlement process for the “Sam’s Club” project. • On June 24, 2005, the City of La Quinta approved Resolution 2005-80 approving Specific Plan 97-029, Amendment No. 4, which allowed for a realignment of the roadway circulation within Planning Area II and the addition of a new street intersection along Adams Street. Amendment No. 4 was part of the entitlement process for the JC Penney project, which ultimately was abandoned. See Figure 1.4: Planning Area II. Currently Planning Areas I and III have been built out. Refer to Figure 1.5: Amendment No. 5 Area for the area affected by this Amendment. Figure 1.4: Planning Area II 13Adopted July 3, 2018 The Centre at La Quinta Specific Plan Amendment No. 5SLF-Adams Street La Quinta, LLC Section 1: Introduction Figure 1.5: Amendment No. 5 Area 1.5 Enabling Legislation The authority to prepare, adopt and implement the Specific Plan is granted to the City of La Quinta by California Government Code (Title 7, Division 1, Chapter 3, Article 8, Sections 65450 through 65457). The Planning Commission must hold a public hearing before it can recommend to the City Council, the adoption of a specific plan or an amendment thereto. The City Council of La Quinta may adopt a specific plan and/or an amendment to a specific plan by either ordinance or resolution. 1.6 General Plan The City’s General Plan was adopted in February 2013 and governs the land uses planned for the Specific Plan Amendment area. As shown in Figure 1.6: Existing General Plan Land Use Designation, the area is designated General Commercial. A general plan change to MHDR has been processed concurrently with this Specific Plan amendment for a portion of Planning Area II. See Figure 1.7: General Plan Land Use Designation as Amended. 1.7 Zoning As shown in Figure 1.8: Existing Zoning, the existing zoning of the site is Regional Commercial. A zone change to medium density residential has been processed concurrently with this Specific Plan Amendment for a portion of Planning Area II. See Figure 1.9: Zoning as Amended. 14 Adopted July 3, 2018 The Centre at La Quinta Specific Plan Amendment No. 5 SLF-Adams Street La Quinta, LLC Section 1: Introduction Figure 1.6: Existing General Plan Land Use Designation Figure 1.7: General Plan Land Use Designation as Amended 15Adopted July 3, 2018 The Centre at La Quinta Specific Plan Amendment No. 5SLF-Adams Street La Quinta, LLC Section 1: Introduction Figure 1.9: Zoning as Amended Figure 1.8: Existing Zoning 16 Adopted July 3, 2018 The Centre at La Quinta Specific Plan Amendment No. 5 SLF-Adams Street La Quinta, LLC Section 1: Introduction 1.8 California Environmental Quality Act (CEQA) Compliance Pursuant to State and local CEQA guidelines, an Initial Study (IS) was prepared for Specific Plan 97-029, Amendment No. 5 and determined that development pursuant to Amendment No. 5 could result in environmental impacts. The initial study identified specific mitigation measures that would mitigate any potential impacts resulting from implementation of development to below a level of significance. Consequently, a Mitigated Negative Declaration (MND) has been prepared for Specific Plan Amendment No. 5. 1.9 Entitlement Process Approval/certification of the following actions will be required to implement the Project: Specific Plan: This document includes the land use and development standards, design guidelines, infrastructure needs and implementation strategies to fully implement the allowed uses in the Specific Plan. The Specific Plan is adopted by the City of La Quinta City Council by resolution. Site Development Permit (SDP): The Site Development Permit is required by the City for final approval of landscape design, architectural design and site plan. The SDP requires separate public hearings before the Planning Commission and City Council. Tentative Tract Map: The Tentative Tract Map shall be reviewed by the Planning Commission, with their recommendation then being reviewed by the City Council for final determination. Final Tract Maps, Grading Plans, Landscape Plans and Building Permits: Recordation of the final tract map(s) and landscape plans, issuance of grading and building permits, as needed, shall be obtained, for each phase or building, as required by the City. Minor Use Permits: Additional minor use permits will be required for model homes, recreational or open spaces amenities, entry statements and similar facilities. 17Adopted July 3, 2018 The Centre at La Quinta Specific Plan Amendment No. 5SLF-Adams Street La Quinta, LLC 2.1 Master Plan Concept Specific Plan Amendment No. 5 allows for a mixed-use development consisting of commercial and residential uses. The commercial use is located at the northerly portion of the Specific Plan area on approximately 2.8 acres of land. The residential use will be located on the southerly 19.2 acres. The commercial parcel is envisioned to contain a hotel at this time, but the land use and zoning designations assigned to this portion of the Specific Plan area would allow a broad range of retail, office and hotel land uses. A parking lot along with an active use amenity (pool) and perimeter landscaping would complete the development. See Figure 2.1: Conceptual Commercial Parcel Site Plan. Figure 2.1: Conceptual Commercial Parcel Site Plan Section 2: Master Plan 18 Adopted July 3, 2018 The Centre at La Quinta Specific Plan Amendment No. 5 SLF-Adams Street La Quinta, LLC Section 2: Master Plan The residential parcel will allow medium density detached one- and two-story residential condominium clusters with up to 131 homes. A primary gated entrance is provided on Adams Street for visitors, residents and emergency access, with a secondary gate for resident and emergency access provided off La Quinta Drive. A central open space and clubhouse provide a unifying element to visually and physically connect the neighborhoods. An internal pedestrian-friendly system of sidewalks connects to the central recreational amenity. Both active and passive open space features are located throughout these areas. 2.2 Land Use The Specific Plan implements the City of La Quinta General Plan by bringing detailed policies and regulations together into a focused development plan for the Specific Plan area. The Specific Plan 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, as well as development standards and regulations for the plan area. The Specific Plan is a link between the La Quinta General Plan and the zoning ordinance, providing detailed policies and regulations for the Specific Plan area. There are two land use components within the Amendment area. The medium density residential area will allow detached residential homes with a community open space area and a retention basin. A Home Owners Association (HOA) will be formed for the residential development. The other land use area has a commercial designation. Refer to Table 2.1: Land Use Tabulation which details all of the new land uses for the Amendment area. Table 2.1: Land Use Tabulation Commercial 2.8 acres 12.72% Medium Density Residential 19.2 acres 87.28% Total 22.0 acres 100.00% With the single-family residential community to the west and the commercial uses to the north and east, the proposed medium density homes provide an appropriate transition between the two adjacent uses. The residential area contains approximately 4.1 acres of HOA maintained landscape areas and 3.6 acres of privately maintained yards. Additionally the 1.5-acre retention basin will be landscaped. The commercial parcel includes central and perimeter landscaped areas. 19Adopted July 3, 2018 The Centre at La Quinta Specific Plan Amendment No. 5SLF-Adams Street La Quinta, LLC Section 2: Master Plan 2.3 Circulation Plan The Specific Plan is located centrally within the City’s regional circulation system. Adams Street is designated as a Secondary Arterial with two lanes in each direction and parking on both sides of the street. There is a 12-foot landscaped median and a 15-foot parkway on each side of the street dedicated to sidewalk and landscape. La Quinta Drive, Auto Centre Way and Auto Center Way South are all local streets which consist of one traffic lane in each direction, sidewalks and parking on both sides of the street. Class II bicycle paths are located on Adams Street, adjacent to the development that can connect to Class II bicycle paths on Avenue 52 and Highway 111 and then elsewhere within the City. Adams Street is also planned for a future Class II golf cart/NEV path. Internally, bicycles and golf cart/NEVs can share the roadways with automobiles since the vehicle speed is 25 mph or less on all internal streets. The existing public streets surrounding the project have been developed in accordance with La Quinta Engineering Services and Public Works standards that were in effect when constructed. No additional off-site improvements are anticipated. 2.3.1 Entries The primary access for the residential portion of the project will be located on Adams Street at the northwestern corner of the project. The gated access includes a turning area for visitors, emergency vehicles and residents. A secondary residential and emergency vehicle access will be provided on La Quinta Drive. Each entry provides one lane of travel in each direction and sufficient stacking distance to accommodate traffic entering the development. Gate designs will be compliant with all local fire and City codes, and ADA accessibility requirements/regulations. The gates will also allow for pedestrian access. The commercial parcel will be accessed off of Auto Centre Drive and Auto Center Way South, both of which are planned to provide two-way driveways. 2.3.2 Private Streets The vehicular circulation system for the residential component of this SPA consists of an interior network of private streets that connect to the public road system at either Adams Street or La Quinta Drive. The private streets range in width between 25 feet and 37 feet. Five-foot wide sidewalks are located on at least one side of all the streets, with the majority of the streets having a sidewalk on both sides. There is 20 Adopted July 3, 2018 The Centre at La Quinta Specific Plan Amendment No. 5 SLF-Adams Street La Quinta, LLC Section 2: Master Plan Figure 2.2: Residential Street Diagram 21Adopted July 3, 2018 The Centre at La Quinta Specific Plan Amendment No. 5SLF-Adams Street La Quinta, LLC Section 2: Master Plan Figure 2.3: Residential Street Sections 22 Adopted July 3, 2018 The Centre at La Quinta Specific Plan Amendment No. 5 SLF-Adams Street La Quinta, LLC Section 2: Master Plan a 5- to 10-foot wide public utility easement on either side of these streets. Parking will be allowed on both sides of the 37-foot wide streets and will be prohibited on the 25-foot wide streets. The 25-foot wide courtyard driveways will provide access to the individual garages. See Figure 2.2: Residential Street Diagram and Figure 2.3: Residential Street Sections. 2.4 The Recreation and Open Space Plan 2.4.1 Open Space The residential component of the Specific Plan is designed as a “walkable community,” with the majority of the homes within a quarter mile of the centralized recreational amenity. Additional pocket parks are located throughout the community. Climate appropriate landscape provides shade and an attractive living environment. The Specific Plan provides for four types of open space as follows: • Open space associated with the central recreation area, pocket parks and the connecting landscape between these areas. • The perimeter of the landscaped water quality basin. • Private open space associated with the individual residential yard areas. • Open space within the commercial component will be consistent with the requirements of the City’s zoning standards for the potential hotel or other commercial use. 2.4.2 Recreational Amenities The recreational features within the residential component of the Specific Plan feature several amenities including a pedestrian circulation system that runs throughout the community and provides a variety of connections and routes to the central clubhouse area, the public streets and the other smaller pocket parks. These recreational areas include: • Bocce ball court with DG, real or artificial turf, surfacing and spectator bench seating areas. • Pocket parks and seating nodes with unifying community elements like specimen trees, seat walls, benches and sculptural landscaping. • Outdoor fitness areas with high-quality equipment allowing for individual and group training and exercising with some bench seating along the perimeter. • A fenced community dog park. 23Adopted July 3, 2018 The Centre at La Quinta Specific Plan Amendment No. 5SLF-Adams Street La Quinta, LLC Section 2: Master Plan A large central Clubhouse with various resort-style indoor and outdoor amenities allowing for numerous groups to enjoy and entertain their families and guests including: • A heated pool with contemporary styled cabanas/shade structures that complement the adjacent buildings as a year-round leisure recreational amenity for residents, larger group gatherings and special events. • Pool decking sized and designed to allow for lounge chaises, tables and chairs that can be re-adjusted/moved as needed providing flexibility to the arrangement of site furnishings. • A spa facility with a trellis and seating area. The pool and spa will be fenced and gated for resident controlled entry only and comply with current local pool enclosure codes and regulations. Hours of operation will be enforced by the HOA in an effort to avoid disturbing adjacent residents. • Barbecue facility with shaded trellis string lighting and pool area interface. This barbecue area includes two separate built-in barbecue entertainment counters for resident use. • Outdoor flex space with fire place and table seating with a clubhouse kitchen interface. Flexible and movable site furnishings will support various types of events and parties. • Seating area with fire pit/table and built-in seating that interfaces with pool restroom building and east pool area entry. 2.4.3 Additional Landscape Areas Although only the perimeter of the retention basin will be accessible for public use, the basin area (within the fence) will be landscaped with climate appropriate landscape. The enhanced landscape at the new entry on Adams Street and adjacent to La Quinta Drive will create pleasant views. 24 Adopted July 3, 2018 The Centre at La Quinta Specific Plan Amendment No. 5 SLF-Adams Street La Quinta, LLC Section 2: Master Plan 2.5 Conservation The Specific Plan is developed with the goal of balancing the conservation and management of open space resources with the implementation of a high-quality community. Policies and programs for the conservation, management and use of natural resources include: • Prevention of soil erosion using the appropriate design criteria and careful placement of landscaping. • Maintenance, protection and replenishment of ground water by using the retention basin and landscape areas within the commercial areas as drainage areas to absorb and percolate project stormwater runoff. • Compliance with LQMC Chapter 8.13 Water Efficient Landscaping. • Compliance with the 2016 CALGreen requirements and 2016 California Energy Code requirements (or those in effect at the time that building permits are issued). 2.6 Infrastructure The infrastructure system which serves the Specific Plan area 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 relative to land use for the plan area and establishes the community’s infrastructure and public services policies. 2.6.1 Water Potable Water The potable water system 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. CVWD assesses each new development on a per unit connection fee basis to provide potable water. 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. Refer to Figure 2.4: Conceptual Potable Water Plan. There are existing 18-inch water lines available in Adams Street, Auto Centre Drive and La Quinta Drive, and a 12-inch water line in Auto Center Way South to provide water for development in the Specific Plan area. Internally there will be 8-inch water lines. Refer to Figure 2.4: Conceptual Potable Water Plan. 25Adopted July 3, 2018 The Centre at La Quinta Specific Plan Amendment No. 5SLF-Adams Street La Quinta, LLC Section 2: Master Plan Figure 2.4: Conceptual Potable Water Plan 26 Adopted July 3, 2018 The Centre at La Quinta Specific Plan Amendment No. 5 SLF-Adams Street La Quinta, LLC Section 2: Master Plan 2.6.2 Sanitary Sewage The sanitary sewage collection and treatment system in the City is operated and maintained by the CVWD which extends service based upon approved designs and improvements constructed by the private developer. The sanitary sewer system, both on-site and off-site connections, will be installed in accordance with District regulations. There is an existing 18-inch sewer main in Adams Street and an existing 8-inch sewer lines in Auto Centre Drive for the development to connect to. On-site there will be 8-inch sewer lines in the residential component of the Specific Plan, and 6-inch sewer lines in the commercial component of the Specific Plan. Refer to Figure 2.5: Conceptual Sewer Plan. 2.6.3 Storm Water Drainage The preliminary grading and drainage concept of the development has been designed to reduce import and/or export of materials while also providing an effective system of drainage and stormwater management. The runoff from the developed areas at higher elevations will be directed to lower areas of the site where the existing stormwater retention basin is located. This basin has been reconfigured and made deeper to accommodate additional flows from the Specific Plan Area. Stormwater runoff from a theoretical 100-year 24-hour storm will be retained on-site within the stormwater retention basin in conformance with the City’s drainage policies. Emergency overflow provisions shall be provided at the southeast corner of the Specific Plan area. See Figure 2.6: Conceptual Storm Drainage Plan and Figure 2.7: Conceptual Detention Basin Plan and Section. 27Adopted July 3, 2018 The Centre at La Quinta Specific Plan Amendment No. 5SLF-Adams Street La Quinta, LLC Section 2: Master Plan Figure 2.5: Conceptual Sewer Plan 28 Adopted July 3, 2018 The Centre at La Quinta Specific Plan Amendment No. 5 SLF-Adams Street La Quinta, LLC Section 2: Master Plan Figure 2.6: Conceptual Storm Drainage Plan 29Adopted July 3, 2018 The Centre at La Quinta Specific Plan Amendment No. 5SLF-Adams Street La Quinta, LLC Section 2: Master Plan Figure 2.7: Conceptual Detention Basin Plan and Section 30 Adopted July 3, 2018 The Centre at La Quinta Specific Plan Amendment No. 5 SLF-Adams Street La Quinta, LLC Section 2: Master Plan 2.6.4 Public Utilities Electricity Electrical power will be provided by the Imperial Irrigation District to the site from the La Quinta Substation. Electrical power is currently available along Adams Street. Natural Gas Southern California Gas provides service adjacent to the site from its service mains along Adams Street, Auto Centre Drive and La Quinta Drive. Telephone Land-based telephone services are provided by Frontier Communications along Adams Street. Regionally, cellular service providers include AT&T, Verizon Wireless, Sprint and various others. Internet Service Providers Internet service is provided via a host of currently available vendors both land- based and cellular. 2.6.5 Refuse Collection Refuse collection within the City limits is provided by Burrtec Waste Management. Refuse collection occurs in accordance with a schedule established by the franchisee and the City. 2.6.6 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 Specific Plan area is served by the Desert Sands Unified School District. State-mandated school fees will be paid when building permits are issued. 31Adopted July 3, 2018 The Centre at La Quinta Specific Plan Amendment No. 5SLF-Adams Street La Quinta, LLC Section 2: Master Plan 2.6.7 Law Enforcement Law enforcement services are provided to the City through a contract with the Riverside County Sheriff’s Department. The Civic Center Community Policing Office is located at 78-495 Calle Tampico. In addition there is a station located in Thermal which is the Sheriff’s Departments central facility. The existing agreement between the City and Sheriff’s Department provides protection on a 24-hour basis, seven days per week. The La Quinta General Plan assumes a standard of 1 police officer/1,000 population to adequately serve the City. 2.6.8 Fire Protection Fire protection service is provided to the City by the Riverside County Fire Department. The Fire Department administers three stations in the City. The first facility (Station No. 93) is located on Adams Street, south of Fred Waring, a second facility (Station No. 32) is located on Avenue 52, west of Washington Street and the third facility (Station No. 70) is located 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 result in overlapping service areas. 2.6.9 City Administration City administration facilities in La Quinta currently include offices of approximately 31,000 square feet for the City departments (i.e., City Manager’s Office, City Clerk, Community Resources, Design & Development, Facilities and Finance). These public resource outlets are housed in the Civic Center at the southwest corner of Calle Tampico and Washington Street. The complex provides space for all City administration staff and ancillary facilities. 2.6.10 Library Facilities The City of La Quinta is served by a public library which is administered by the Riverside County Library System. This facility is located within the Civic Center park. 32 Adopted July 3, 2018 The Centre at La Quinta Specific Plan Amendment No. 5 SLF-Adams Street La Quinta, LLC 3.1 Overview This Section identifies the development standards for each land use. There are two land use areas within the Specific Plan. 3.1.1 Permitted Uses Regional Commercial. The existing Regional Commercial area located at the northern portion of the Specific Plan area allows for a planned hotel. However, any permitted, accessory or temporary use allowed per the La Quinta Municipal Code (LQMC) § 9.80.010 under CR may be considered for the Regional Commercial area. Medium Density Residential. The residential area allows residential units with a maximum density of 8 units per acre. This area has been designed for medium- density detached residential condominiums. Ancillary uses include clubhouses, community pool/cabana and common landscape areas. Residential Accessory Uses: All accessory uses are permitted under LQMC § 9.60 including but not limited to: • Patio covers subject to LQMC § 9.60.040, • Spas and cabanas, subject to LQMC § 9.60.70, • Satellite dishes and other antennas subject to LQMC § 9.60.080, • Home occupations, subject to LQMC § 9.60.110 and • The keeping of household pets, subject to LQMC § 9.60.120. Residential Temporary and Interim Uses: Temporary and Interim uses are permitted as provided in Table 9-1 Permitted Uses in § 9.40.030 of the LQMC. Section 3: Development Regulations 33Adopted July 3, 2018 The Centre at La Quinta Specific Plan Amendment No. 5SLF-Adams Street La Quinta, LLC Section 3: Development Regulations 3.1.2 Standards The development requirements for the Specific Plan can be found in Table 3.1: Development Standards - Regional Commercial and Table 3.2: Development Standards - Residential. Table 3.1: Development Standards - Regional Commercial Development Element SP Regional Commercial Maximum development intensity 42,700 SF FAR .35 FAR .35 Minimum lot size 2.8 Acres - Maximum structure height* 50’50’ Maximum number of stories 4 4 Minimum public street setbacks Auto Centre Drive 20’ building/ 10’ landscape 20’ building/ 10’ landscape Auto Center Way South 20’ building/ 10’ landscape 20’ building/ 10’ landscape La Quinta 20’ building/ 10’ landscape 20’ building/ 10’ landscape Minimum setback adjacent to residential parcels 50’*50’ building/ 10’ landscape Landscape 5% of total site 5% of total site *Setbacks shall be increased 0.5’ for every foot above 35 feet in height 34 Adopted July 3, 2018 The Centre at La Quinta Specific Plan Amendment No. 5 SLF-Adams Street La Quinta, LLC Section 3: Development Regulations Table 3.2: Development Standards - Residential Development Element SP*RM Reason for Variation Maximum development intensity 8 du/ac 8 du/ac Minimum lot size** 5,000 SF 5,000 SF Minimum lot width**50’50’ Maximum structure height 28’28’ Maximum number of stories 2 2 Minimum public street setbacks Adams Street 20’20’ La Quinta 20’20’ Minimum exterior yard setback 10’10’ Minimum internal rear yard setback 10’15’Market demand / Design flexibility Minimum building separation 6’N/A Design flexibility Minimum garage separation (garage door to garage door)30’N/A Minimum livable area excluding garage 1,200 SF 1,400 Market demand Minimum common open area***29.9%30% Total open space for Specific Plan is 48% which includes private yards which is unique to medium density project. Therefore, sufficient open space is provided on site. Minimum perimeter landscape setback 10’10’ Maximum wall heights 6’6’ Maximum wall heights shall comply with LQMC § 9.60.030 except that a 6-foot high view fence can be located on top of a 6-foot high retaining wall within the retention basin if approved by the Design and Development Director. *Deviations of up to 10 percent shall be allowed per LQMC § 9.50.60 **Applies for single family subdivisions. *** Common open space area calculated using net acreage and including all common open space except for the private roads and the fenced-in portion of the detention basin. Architectural projections are allowed per LQMC § 9.50.60. Patio covers, decks and play equipment are allowed per LQMC § 9.60.040. Barbecues, waterfalls, fountains, fireplaces and similar structures are allowed per LQMC § 9.60.045. All landscape shall adhere to the Water Efficient Landscaping requirements set forth in LQMC § 8.13. New non-residential development shall be located a minimum of 50 feet from its boundary with a residential property. 35Adopted July 3, 2018 The Centre at La Quinta Specific Plan Amendment No. 5SLF-Adams Street La Quinta, LLC Section 4: Design Guidelines The design guidelines contained in this Section identify unifying elements for building design and landscape while allowing reasonable flexibility in design. These guidelines will be reflected and refined in implementing subdivision maps and Site Developments Permits. A Desert Contemporary architectural style will be utilized in the Specific Plan area. This style allows a range of architectural expressions with details paying tribute to the rich historical influences of the City of La Quinta. The Desert Contemporary style is composed of simple, rectangular geometric forms with generous window areas accented by bold use of colors detailed by interesting canopies and projections. Stucco is the dominant wall material, with massing changes, color blocking and accent details providing interest. Flat roofs are typical but shallow-pitched roofs may also be utilized. Windows help articulate the form to create larger organizations, whether in horizontal or vertical compositions. Details and warm colors provide variation. The Centre La Quinta, CA © 2017 WILLIAM HEZMALHALCH ARCHITECTS, INC. DBA WHA. 2016292 Sept. 15,2017 3 Internal Street Perspective Example of Desert Contemporary Style Elements 36 Adopted July 3, 2018 The Centre at La Quinta Specific Plan Amendment No. 5 SLF-Adams Street La Quinta, LLC Section 4: Design Guidelines Example of Palms Providing Identity and Regional Context 4.1 Landscape Concept The extensive landscape element provided by the central common area around the retention basin in the southeast corner of the project area and the perimeter setbacks, are envisioned to promote an image of privacy and exclusivity for the gated residential community. Landscape helps reduce the visual impact of structures and, at the same time, enhances the views from these structures to the surrounding greenbelts and mountain vistas. The use of Date Palms and other species typically seen throughout the desert provides a regional context to the plant palette. A full list of plant material suitable for the landscape theme is provided in Table 4.1: Landscape Plant Material Palette. The use of local California native plants should be incorporated into the overall plant palette for both the Regional Commercial and Residential parcels. 37Adopted July 3, 2018 The Centre at La Quinta Specific Plan Amendment No. 5SLF-Adams Street La Quinta, LLC Section 4: Design Guidelines 4.2 Residential Architecture Guidelines The residential development character reflects a neighborhood scale with building massing that does not overwhelm the streetscene. A mix of one- and two- story massing creates a pleasant neighborhood environment and streetscene. Residential clusters are permitted within the Specific Plan. A residential cluster allows homes to be clustered around a common driveway so that garages generally do not face the street. The benefits of the residential cluster concept include: reducing the overall scale of the site, removing garages from the main circulation and enhancing the pedestrian experience. Each home will have private backyard space with some residents also having roof decks. Variety in plan forms in height and massing provides for interest and diversity along the street. Architectural details and warm color palettes provide variation between the Desert Contemporary plans. The main recreation area includes a recreation building, pool, spa and outdoor shared spaces. The recreation building will also have a Desert Contemporary architectural style. 4.3 Residential Walls and Fences Wall forms will reflect the Desert Contemporary design character and blend into the residential theme. Fences and walls shall be used in conjunction with landscape layering— placing plants according to size, shape and texture and allowing levels to undulate from high to low, to create an aesthetically pleasing look and complement the enhanced walls and gates. • As a significant thematic element, the details and materials used in walls and fences will be of high-quality suited to the particular function and purpose, with low maintenance features. Monument walls used at the major entries to the community shall be highly decorative and will utilize accent materials and colors complementary to the clubhouse architecture. • Fences adjacent to open space areas may be of an open construction to allow continuation of views or to allow for planted screening to be enjoyed by both sides of the fence. Open construction fencing adjacent to open space areas should be limited to rear yards to maximize beneficial views. • Gates shall be placed near resident garages, where possible, to allow rear/ side yard access from the exterior.Example of Wall/Landscape 38 Adopted July 3, 2018 The Centre at La Quinta Specific Plan Amendment No. 5 SLF-Adams Street La Quinta, LLC Section 4: Design Guidelines • Perimeter walls will be constructed primarily of masonry with a variety of colors and finishes. • Exterior walls should include the application of anti-graffiti sealants and protectants to help with future maintenance. 4.4 Commercial Architecture Guidelines The commercial component of the Specific Plan area should be visually attractive and cohesive with the surrounding aesthetic. Building(s) should be placed in an optimal location for visibility and circulation. The design shall provide a safe and pleasant environment through the use of high-quality architecture, climate appropriate landscape design, site furnishings and lighting. • Site design should facilitate convenient access to building entrances and on-site circulation for vehicles and pedestrians. • Unobstructed sight lines shall be provided at corners and driveways. • Enhanced entries shall be identified with landscape and signage. • The parking lots shall have minimal parking conflicts for easy and safe circulation. 4.5 Landscape Guidelines The underlying landscape design for both the Regional Commercial and Residential land uses shall be consistent with the local flora and surrounding neighborhoods. The landscape palette should be more contemporary and modern in nature to complement the Desert Contemporary architecture. Walkways shall be designed to encourage pedestrian activity. They shall be lit for night-time safety and appropriately landscaped for aesthetic interest. Bollard style lighting shall be placed along pedestrian pathways in the common open spaces while city approved street lights shall be located along the street sidewalks for both pedestrian and vehicular safety. All landscaping and lighting shall meet City and CVWD requirements. Wall and Fence Examples 39Adopted July 3, 2018 The Centre at La Quinta Specific Plan Amendment No. 5SLF-Adams Street La Quinta, LLC Section 4: Design Guidelines 4.5.1 Residential Landscape The residential community’s landscape can be separated into three main areas relative to the adjacent uses. • Community perimeter landscape: Local California accent native plants should be incorporated along the perimeter to blend with the native desert landscape. Landscape layering should be utilized with taller plants along perimeter walls and smaller plants and groundcovers closer to the streets/ sidewalks. Plants can be spaced further apart with point-source irrigation with low groundcover along planter edges. • Community open space areas: Enhanced planting areas using bolder, colorful accent plants at main entries and along more visible corridors. Larger accent succulents with point-source irrigation and varying groundcovers as borders are encouraged. Some use of medium (annuals) and high-water use (real turf) planting can be incorporated to complement the activities and uses of these areas. • Community residential landscape: Areas less visible to the public should use plant material that requires lower maintenance and uses drought tolerant trees, shrubs, vines and groundcovers supported with point-source irrigation, micro-sprays and tubing. 4.5.2 Commercial Landscape The Commercial parcel should incorporate similar landscape design guidelines and principles listed above and be complementary of the residential parcel and adjacent neighborhoods. Shade trees, plotted plants, raised planters structures and site furnishing shall be provided where appropriate for pedestrian comfort. The commercial parcel can be separated into three main areas. • Commercial perimeter landscape: Local California accent native plants should be incorporated along the perimeter to blend with the native desert landscape. Landscape layering should be utilized with taller plants along perimeter walls and smaller plants and groundcovers closer to the streets/ sidewalks. Plants can be spaced further apart with point-source irrigation with low groundcover along planter edges. 40 Adopted July 3, 2018 The Centre at La Quinta Specific Plan Amendment No. 5 SLF-Adams Street La Quinta, LLC Section 4: Design Guidelines • Commercial gathering space landscape: Enhanced planting areas using bolder, colorful accent plants at main entries. Child-friendly larger accent succulents with point-source irrigation and varying groundcovers as borders are encouraged. Some use of medium (annuals) and high-water use (real turf) planting can be incorporated to complement the activities and uses of these areas. • Commercial parking lot landscape: Trees, shrubs and groundcovers are to be provided along drives and at the end of internal parking bays. Tree densities shall be used to disrupt expansive paved areas and provide shade for cars. Specimen trees and accent landscaping shall be placed at the end of drives to provide focal points throughout the site. Landscape and tree placements shall take into account entry visibility and signage. Pathways shall be incorporated into parking areas and along drives to allow for safe pedestrian circulation Table 4.1: Landscape Plant Material Palette lists the plants allowed in the Specific Plan. It defines the botanical name, common name and the Water Use Classification of the Landscape Species (WUCOLS). However, other plant species may be considered if they are adaptable to the desert environment, can be grouped with plants of similar water requirements and are approved by the City. Exceptions include annuals used for color accent and shrubs/annual color used within containers or pots. Additional substitutions may be permitted due to availability, soils tests or other conditions at the time of preparing the landscape construction documents if approved by the City. 41Adopted July 3, 2018 The Centre at La Quinta Specific Plan Amendment No. 5SLF-Adams Street La Quinta, LLC Section 4: Design Guidelines Table 4.1: Landscape Plant Material Palette Botanical Name Common Name WUCOLS Palms Phoenix dactylifera Date Palm Medium Syagrus romanzoffiana Queen Palm Medium Washingtonia filifera California Fan Palm Medium Trees Olea europaea Olive Low Parkinsonia praecox Palo Brea Tree Low Olive ‘Wilsonii’Fruitless Olive Low Prosopis c.Thornless Chilean Mesquite Low Calliandra californica Baja Fairy Duster Tree Low Cercidium floridum Blue Palo Verde Low Acacia stenophylla Shoestring Acacia Low Shrubs Agave ’Blue Glow’Blue Glow Agave Very Low Aloe ‘Blue Elf’Aloe ’Blue Elf’Low Caesalpinia pulcherrima Red Bird Of Paradise Low Calliandra californica Red Baja Fairy Duster Low Callistemon viminalis ’Little John’Dwarf Weeping Bottlebrush Medium Echinocactus grusonii Golden Barrel Cactus Very Low Euphorbia milii Crown of Thorns Low Fouquieria splendens Ocotillo Low Hesperaloe parviflora Red Yucca Low Heteromeles arbutifolia Toyon Low Muhlenbergia lindheimeri Lindheimeri Muhly Medium Penstemon superbus Superb Beardtongue Low Rhus ovata Sugar Bush Low Russelia equisetiformis Coral Fountain Medium Yucca baccata Banana Yucca Low Vines/Espalier Bougainvillea x ’Barbara Karst’Barbara Karst Bougainvillea Medium Macfadyena unguis-cati Cat`s Claw Vine Low Ground Covers Baccharis pilularis ’Pigeon Point’Coyote Brush Low Carex tumulicola Berkeley Sedge Medium Carissa grandiflora Natal Plum Medium Festuca glauca ’Siskiyou Blue’Siskiyou Blue Fescue Medium H.S. Mix "A"Hydroseed Mix ’A’ (refer to approved Landscape Plan)Low Lantana x ’New Gold’New Gold Lantana Low 42 Adopted July 3, 2018 The Centre at La Quinta Specific Plan Amendment No. 5 SLF-Adams Street La Quinta, LLC Section 5: Plan Administration 5.1 Financing of Improvements Upon acquisition of permits, it will be the responsibility of the developer to pay for all improvements associated with Specific Plan Amendment No. 5. 5.2 Site Development Permits The permits, approval process and required findings for development of the Specific Plan area are set forth in LQMC Chapters 9.200 and 9.210. 5.3 Specific Plan Amendments Minor modifications to the approved 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 Specific Plan. A. Administrative Changes As development 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 the 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 as detailed below. After such administrative change has been approved, it shall be attached to the Specific Plan as an addendum 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 may be amended administratively: • The addition of new information to the Specific Plan maps or text that does not change the effect on any regulation. The new information may include more detailed, site-specific information. If this information demonstrates that Specific Plan boundaries are inaccurately designated, based upon the goals of the Specific Plan, said boundaries may be adjusted or redesigned to reflect a more accurate depiction of on-site conditions. • 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 beyond the specified density range nor increase the backbone infrastructure construction. 43Adopted July 3, 2018 The Centre at La Quinta Specific Plan Amendment No. 5SLF-Adams Street La Quinta, LLC Section 5: Plan Administration 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 LQMC § 9.240. The following will require a Specific Plan Amendment: • Increases in density or intensity in excess of 5%, • Changes in public circulation patterns, • Changes in land use designations or zoning, or • Changes in development standards. A public hearing will be required before the Planning Commission and City Council. 5.4 Enforcement The enforcement of the provisions of this Specific Plan shall be by the following: • The City of La Quinta Design and Development Department shall enforce the development standards and design guidelines set forth herein. • In the case of uncertainty or ambiguity in the meaning or intent of any provision of this Specific Plan, the Design and Development Director or designee has the authority to interpret the intent of the provision. • Any administrative decision or interpretation of this Specific Plan may be appealed to the Planning Commission. Likewise, any decision by the Planning Commission may be appealed to the City Council per 9.200.120 LQMC provisions. • The City of La Quinta shall administer the provisions of this Specific Plan in accordance with the State of California Government Code, Subdivision Map Act, the City of La Quinta General Plan and the LQMC. • The Specific Plan development procedures, regulations, standards and specifications shall supersede the relevant provisions of the City’s Municipal Code, as they currently exist or may be amended in the future. • All regulations, conditions and programs contained herein shall be deemed separate distinct and independent provisions of this Specific Plan. In the event that any such provision is held invalid or unconstitutional, the validity of all the remaining provisions of this Specific Plan shall not be affected. • Any development regulation and building requirement not addressed in this Specific Plan shall be subject to all relevant City of La Quinta ordinances, codes and regulations. 44 Adopted July 3, 2018 The Centre at La Quinta Specific Plan Amendment No. 5 SLF-Adams Street La Quinta, LLC Section 6: General Plan Consistency California Government Code Section 65302 establishes the seven mandatory elements of the General Plan: Land Use, Circulation, Housing, Conservation, Open Space, Safety and Noise. The City of La Quinta General Plan includes all the required Elements and has added elements specifically tailored to the City’s needs. Each Element of the General Plan has equal legal authority. The Elements are grouped into Chapters, based on how they relate to each other. The General Plan includes the following Chapters and Elements: Chapter II: Community Development This Chapter groups those Elements that directly relate to the development and redevelopment of the City. The Elements included in this Chapter are: • Land Use • Circulation • Livable Community • Economic Development • Parks, Recreation and Trails • Housing Chapter III: Natural Resources This Chapter describes the resources of the City’s environment, including man-made and natural resources. The Natural Resources Chapter includes the following Elements: • Air Quality • Energy and Mineral Resources • Biological Resources • Cultural Resources • Water Resources • Open Space and Conservation 45Adopted July 3, 2018 The Centre at La Quinta Specific Plan Amendment No. 5SLF-Adams Street La Quinta, LLC Section 6: General Plan Consistency Chapter IV: Environmental Hazards This Chapter describes the hazards of the physical environment, including man-made and natural hazards. This Chapter includes the following Elements: • Noise • Soils and Geology • Flooding and Hydrology • Hazardous Materials Chapter V: Public Infrastructure & Services This Chapter describes the public facilities and services provided in the City and how they will be addressed as the City grows. This Chapter includes the following Elements: • Emergency Services • Water, Sewer & Other Utilities • Public Facilities The following table includes a list of all the goals policies and whether the Specific Plan complies with them. 46 Adopted July 3, 2018 The Centre at La Quinta Specific Plan Amendment No. 5 SLF-Adams Street La Quinta, LLC Section 6: General Plan Consistency Table 6.1: General Plan Consistency Analysis Policy No.Goal/Policy Consistency Land Use Element Goal LU-1 Land use compatibility throughout the City. Policy LU 1.1 The Land Use Map shall implement the goals and policies of the Land Use Element and the other Elements of this General Plan. The Specific Plan area is located on vacant commercial land near the Highway 111 corridor. The high-quality architectural design and resort style layout and amenities allow for walkability and activities within the Specific Plan area while being convenient to nearby commercial centers and employment. The Specific Plan is compatible with the surrounding land uses and desert landscape. The mix of housing types and uses (commercial/ residential) will serve both residents of the area as well as tourists. This will contribute to the economic vitality of La Quinta. Furthermore, the Specific Plan supports the General Plan’s goals for environmentally conscious design. The housing mix lends itself to a diverse buyer base and enables flexibility for future market trends. Policy LU 1.2 All land use decisions shall be consistent with all applicable General Plan policies and programs and shall uphold the rights and needs of property owners as well as those of the general public. N/A Policy LU 1.3 The City Council shall review the City’s Sphere of Influence every five years. N/A Policy LU 1.4 No annexation affecting lands in the southern Sphere of Influence (also known as Vista Santa Rosa) shall occur until a Master Plan for this area has been adopted, unless the annexation is required for municipal purposes. N/A Policy LU 1.5 All annexation applications by land owners shall include a fiscal analysis that fully addresses the fiscal impact of the proposed annexation. Subsequently, all annexation applications shall also include a Development Agreement application or other mechanism that demonstrates how the annexation will be revenue neutral or revenue positive for the City. N/A Goal LU-2 High quality design that complements and enhances the City. Policy LU 2.1 Changes and variations from the Zoning Ordinance in a Specific Plan will be offset by high quality design, amenities and mix of land uses. This Specific Plan provides for a high-quality mixed use of development including a commercial site and two residential cluster housing types in a private community. There are a variety of proposed amenities including bocce ball courts, swimming and clubhouse facilities. 47Adopted July 3, 2018 The Centre at La Quinta Specific Plan Amendment No. 5SLF-Adams Street La Quinta, LLC Section 6: General Plan Consistency Policy No.Goal/Policy Consistency Policy LU 2.2 Specific Plans shall be required for projects proposing the integration of recreation, tourist commercial and residential uses; and for all projects proposing flexible development standards that differ from the Zoning Ordinance. This Specific Plan provides for a high-quality development to meet changing market demands so flexibility in development standards is required. There are a number of positive elements to the plan that can be achieved through the deviation of the current zoning code. Such advantages include private yard space in a medium density environment, less exterior maintenance for home owners, generous common open space for the community, and a quality community for various markets. By decreasing the required minimum floor area and interior rear yard setback, more homes in a desirable amenitized community can be provided. Policy LU 2.3 The City’s outdoor lighting ordinance will be maintained. The outdoor lighting contained within the site will not produce significant light or glare that would adversely affect day or nighttime views in the area. The new light sources will be similar to existing lighting patterns in the area and will comply with the City’s lighting ordinance. Policy LU 2.4 Planning for all major community facilities shall carefully consider the potential impacts to adjacent development, particularly residential development. N/A Policy LU 2.5 Public and utility projects shall be subject to the same standards as the development community. N/A Policy LU 2.6 Participate in efforts to preserve and protect sensitive resources throughout the City and its Sphere of Influence, in support of the CVMSHCP. N/A Policy LU 2.7 Continue to include park facilities planning in neighborhood planning efforts. The site is designed with common open space areas that will be programmed for different recreational activities. Goal LU-3 Safe and identifiable neighborhoods that provide a sense of place. Policy LU 3.1 Encourage the preservation of neighborhood character and assure a consistent and compatible land use pattern. The Specific Plan area is surrounded by multi-family to the south, single-family to the west, and retail to the north and east. The Specific Plan places its denser housing types along the southern edge where multi- family exists, while the commercial component is located on the north eastern side adjacent to existing retail. The architecture complements the desert landscape and is compatible with the adjacent residential and retail uses. Policy LU 3.2 Density transfers may occur in Specific Plans when common area amenities and open space are provided. N/A 48 Adopted July 3, 2018 The Centre at La Quinta Specific Plan Amendment No. 5 SLF-Adams Street La Quinta, LLC Section 6: General Plan Consistency Policy No.Goal/Policy Consistency Policy LU 3.3 Maintain residential development standards including setbacks, height, pad elevations and other design and performance standards that assure a high quality of development in the Zoning Ordinance. The goal of the Specific Plan is to provide for higher density residential housing types near jobs and retail. Therefore, detached residential cluster concepts were developed to maintain single-family characteristics while accommodating a higher density configuration. The Specific Plan deviates from the zoning code requirements for both rear yard setback and livable area. The market demands that new homes are easier to maintain and appealing to a variety of buyers for successful sales. Goal LU-4 Maintenance and protection of existing neighborhoods. Policy LU 4.1 Encourage compatible development adjacent to existing neighborhoods and infrastructure. The Specific Plan is surrounded by multi-family to the south, single-family to the west, and retail to the north and east. The Specific Plan places its denser housing cluster along the southern edge where multi-family exists. The commercial component is located on the north-eastern side of the property adjacent to retail. The site plan includes a mix of housing types and amenities which provide a buffer between the single-family larger lots to the west and the retail to the east as well as the retail to the north and the high density housing that abuts the southern border. Policy LU 4.2 Capital improvement projects for developed areas in the City should be of first priority, to encourage infill development. N/A Goal LU-5 A broad range of housing types and choices for all residents of the City. Policy LU 5.1 Use development incentives to achieve a mix of housing, including affordable housing. N/A Policy LU 5.2 Consider changes in market demand in residential product type to meet the needs of current and future residents. The Specific Plan provides for two types of housing clusters that enable various buyer profiles for the La Quinta residential market to purchase homes in the community. In addition, the Specific Plan’s location adjacent to retail and jobs provides walkability, which is unique to the La Quinta marketplace. Walkability can attract a variety of households as residents will not need to rely on cars for certain conveniences and employment. Goal LU-6 A balanced and varied economic base which provides a broad range of goods and services to the City’s residents and the region. Policy LU 6.1 Commercial land use designations shall allow a full range of retail, office, resort and institutional businesses in the City. The northern parcel of the Specific Plan area is designated for commercial use and will continue the pattern established on Highway 111 for a broad range of commercial land uses. Policy LU 6.2 Maintain commercial development standards in the Zoning Ordinance, including setbacks, height, pad elevations and other design and performance standards that assure a high quality of development. N/A 49Adopted July 3, 2018 The Centre at La Quinta Specific Plan Amendment No. 5SLF-Adams Street La Quinta, LLC Section 6: General Plan Consistency Policy No.Goal/Policy Consistency Policy LU 6.3 Support and encourage the expansion of the resort industry as a key component of the City’s economic base. The Specific Plan provides a site for a hotel located on the north side of the property. Its proximity to neighborhood retail centers is an added convenience amenity. The residential portion of the Specific Plan is designed to contain for-sale single-family detached homes. Policy LU 6.4 Support the development of a broad range of non- polluting, carefully planned industrial uses. N/A Policy LU 6.5 Industrial lands shall be located along major transportation corridors, and in areas that maximize all available infrastructure. N/A Policy LU 6.6 Encourage the development of vocational and technical programs in the educational system to help the industrial sector find qualified local employees. N/A Policy LU 6.7 Consider the airport Master Plan in all development proposals adjacent to the Jacqueline Cochran Airport. N/A Goal LU-7 Innovative land uses in the Village and on Highway 111. Policy LU 7.1 Encourage the use of mixed use development in appropriate locations. The Specific Plan contains both residential and commercial uses. Policy LU 7.2 Mixed Use developments within 300 feet of Highway 111 must include retail commercial development for at least 75% of the ground floor leasable area. N/A Policy LU 7.3 Encourage the use of vacant pads in existing commercial development on Highway 111 for residential use. The Specific Plan area is currently vacant. It is located in a commercial area and less than 1,000 feet from Highway 111. The existing General Plan Land Use designation is GC (General Commercial) and the existing zoning is CR (Regional Commercial). The new General Plan designation is MHDR (Medium/High Density Residential) and the new Zoning is CR and RM (Medium Density Residential). Thus, the Specific Plan encourages development on a vacant pad in a commercial area near Highway 111. Policy LU 7.4 Develop incentives for Mixed Use projects.N/A Policy LU 7.5 Develop a Master Non-Motorized Transportation Plan for the Village. N/A Policy LU 7.6 Review and amend, as necessary, the Village Design Guidelines to allow maximum flexibility for Mixed Use projects. N/A Policy LU 7.7 Continue to allow off-site parking through the payment of in lieu fees in the Village, as well as other creative parking alternatives. N/A Policy LU 7.8 Encourage the expansion of transit service to meet commuter needs. N/A 50 Adopted July 3, 2018 The Centre at La Quinta Specific Plan Amendment No. 5 SLF-Adams Street La Quinta, LLC Section 6: General Plan Consistency Policy No.Goal/Policy Consistency Circulation Element Goal CIR-1 A transportation and circulation network that efficiently, safely and economically moves people, vehicles, and goods using facilities that meet the current demands and projected needs of the City. Policy CIR 1.1 Maintain and regularly update a complete General Plan master plan of roads, which includes provisions for as many modes of travel as possible, sets targets for ultimate rights-of-way and pavement width and provides a schedule for securing right-of-way and constructing improvements consistent with the projected needs and standards set forth in the City Circulation Element and Program EIR. N/A Policy CIR 1.2 The General Plan designated street classifications set forth in the Circulation Element and serving as the Master Plan of Roads shall be as follows: • Highway 111 six lanes, divided, Class II bike/NEV lane, multi-use paths • Major Arterial: six lanes, divided, Class II bike/ NEV lane, multi-use paths • Primary Arterial: four lanes, divided, Class II bike/NEV lane, multi-use paths • Secondary Arterial: four lanes, undivided, Class II bike/NEV lane, multi-use paths • Modified Secondary: two lane, divided, Class II bike/NEV lane, multi-use paths • Collector: two lane, undivided, Class II bike/NEV N/A Policy CIR 1.3 The City Public Works Department standard plans setting forth roadways standards and specifications shall be updated and maintained, addressing rights-of-way, lane dimensions and multi-use path design. N/A Policy CIR 1.4 The General Plan recognizes the need for flexibility in applying and adapting roadway design standards and specifications, and authorizes the Public Works Director to make consistency findings to permit modifications that do not compromise the operational capacity of the subject roadway or intersection. N/A Policy CIR 1.5 Where the construction of multi-use paths is called for but is determined to be infeasible sidewalks shall be constructed along at least one side of these roadways. N/A Policy CIR 1.6 Maintain LOS- D operating conditions for all corridors and intersections unless maintaining this LOS would, in the City’s judgment, be infeasible and/or conflict with the achievement of other goals. N/A 51Adopted July 3, 2018 The Centre at La Quinta Specific Plan Amendment No. 5SLF-Adams Street La Quinta, LLC Section 6: General Plan Consistency Policy No.Goal/Policy Consistency Policy CIR 1.7 Allow flexible Level of Service (LOS) standards in recognition of constraints on roadway expansions and as a means of creating streets that balance all modes of travel. N/A Policy CIR 1.8 LOS E and F conditions may be determined acceptable during peak travel periods and a level of service exemption or determination of General Plan consistency may be approved if other feasible roadway improvements can be constructed and/ or management programs implemented that mitigate for the loss and achieve an acceptable level of service. Exemptions shall not affect the implementation of previously approved roadway and intersection improvements. N/A Policy CIR 1.9 Coordinate and cooperate with Caltrans, CVAG, Riverside County and adjoining cities to assure adequate transportation infrastructure, systems management coordination, preservation of capacity and maximized efficiency along Washington Street, Jefferson Street, Highway 111, Fred Waring Drive, Harrison Street and other major roadways. N/A Policy CIR 1.10 Establish and maintain minimum standards for roadway geometries, points of access and other improvements that facilitate movement of traffic onto and off of the roadway network. N/A Policy CIR 1.11 Apply Transportation Systems Management (TSM) strategies intersections and roadway segments as a cost-effective means optimizing the City’s transportation infrastructure. N/A Policy CIR 1.12 As a means of reducing vehicular traffic on major roadways and to reduce vehicle miles traveled by traffic originating in the City, the City shall pursue development of a land use pattern that maximizes interactions between adjacent or nearby land uses. Sidewalks are provided throughout the Specific Plan area which encourages walking to adjacent commercial uses. Having commercial uses close by inherently encourages walking and bicycle-riding rather than driving a car. In addition, there are public sidewalks leading to the Walmart property. Policy CIR 1.13 Coordinate with the Coachella Valley Water District and its consultants regarding its flood control facilities to assure the accommodation of all-weather crossings along critical roadways. Private streets shall be developed in accordance with development standards set forth in the Municipal Code, relevant Public Works Bulletins and other applicable standards and guidelines. N/A Policy CIR 1.14 Truck routes shall avoid or minimize potential impacts to residential neighborhoods and shall be designated and limited to those shown on Exhibit II-5. N/A 52 Adopted July 3, 2018 The Centre at La Quinta Specific Plan Amendment No. 5 SLF-Adams Street La Quinta, LLC Section 6: General Plan Consistency Policy No.Goal/Policy Consistency Policy CIR 1.15 Continue to implement the Image Corridor treatments throughout the City (see Exhibit II-4) and identify new image corridors for streets brought into the City through annexation. N/A Policy CIR 1.16 In order to preserve the aesthetic values on the City’s streets, optimum landscape setbacks shall be maintained along all designated General Plan Image Corridors and shall be identified in the City’s Municipal Code. N/A Policy CIR 1.17 Calle Cadiz, Calle Barcelona and Calle Amigo, in the Village area, shall be allowed to remain at a maximum 50-foot right-of-way. N/A Policy CIR 1.18 The City Engineer shall review individual development proposals located at critical intersections, and shall have the authority to request additional right of way if necessary. N/A Policy CIR 1.19 Building height limits along City Image Corridors shall be identified in the City’s Municipal Code. N/A Policy CIR 1.20 Facilitate the design, installation and maintenance of a community locational/directional sign program to efficiently direct traffic to high use areas, including the civic center, parks, SilverRock golf course, Jacqueline Cochran Regional Airport, and other facilities and major attractions and destinations in and around the City. N/A Policy CIR 1.21 Coordinate and cooperate with the Riverside County Airport Commission (for the Jacqueline Cochran Regional Airport) and the Palm Springs Regional Airport Authority to assure that these airports continue to meet the City’s existing and future transportation, commercial and emergency response needs. N/A Goal CIR-2 A circulation system that promotes and enhances transit, alternative vehicle, bicycle and pedestrian networks. Policy CIR 2.1 Encourage and cooperate with SunLine Transit Agency on the expansion of routes, facilities, services and ridership especially in congested areas and those with high levels of employment and commercial services, and encourage the use of most energy efficient and least polluting transportation technologies. N/A 53Adopted July 3, 2018 The Centre at La Quinta Specific Plan Amendment No. 5SLF-Adams Street La Quinta, LLC Section 6: General Plan Consistency Policy No.Goal/Policy Consistency Policy CIR 2.2 Encourage reduction of greenhouse gas (GHG) emissions by reducing vehicle miles traveled and vehicle hours of delay by increasing or encouraging the use of alternative modes and transportation technologies, and implement and manage a hierarchy of Complete Street multimodal transportation infrastructure and programs to deliver improved mobility and reduce GHG emissions. N/A Policy CIR 2.3 Develop and encourage the use of continuous and convenient pedestrian and bicycle routes and multi-use paths to places of employment, recreation, shopping, schools, and other high activity areas with potential for increased pedestrian, bicycle, golf cart/NEV modes of travel. The City shall set an example for the community in the implementation of ridesharing programs and those that encourage the use of alternative modes of travel by City employees. N/A Livable Community Element Goal SC-1 A community that provides the best possible quality of life for all its residents. Policy SC 1.1 Continue to work with the CVWD on water conservation measures. N/A Policy SC 1.2 Reduce water consumption at a minimum consistent with the Greenhouse Gas Reduction Plan (also see Air Quality Element). The development will meet the 2016 CALGreen code which requires water conserving, high efficiency plumbing fixtures and fittings such as toilets, water heaters and faucets. Additionally, no turf is being proposed which further complies with the GHG Plan that limits turf to less than 10%. Policy SC 1.3 Encourage the use of more environmentally friendly storm water management techniques such as bioswales, permeable surfaces and other methods as they are developed, in all new development. This Specific Plan area will reconfigure the existing retention basin. Improvements to the basin will be completed to accommodate the new Specific Plan uses. For detailed information refer to the water management plan and retention basin design. Policy SC 1.4 Reduce Greenhouse Gas emissions at a minimum consistent with the Greenhouse Gas Reduction Plan (also see Air Quality Element). N/A Policy SC 1.5 All new development shall include resource efficient development principles. The development will meet 2016 CALGreen and California Energy codes or those in effect at the time of development. These codes are designed to provide increasingly stringent energy efficiency standards, leading to eventual requirements for net zero construction. Policy SC 1.6 Expand the City’s alternative transportation network. N/A 54 Adopted July 3, 2018 The Centre at La Quinta Specific Plan Amendment No. 5 SLF-Adams Street La Quinta, LLC Section 6: General Plan Consistency Policy No.Goal/Policy Consistency Policy SC 1.7 Encourage the retrofitting of existing buildings and projects with resource efficient design principles to the greatest extent possible. N/A Policy SC 1.8 Expand the City’s participation in Healthy City programs. N/A Housing Element Goal H-1 Provide housing opportunities that meet the diverse needs of the City’s existing and projected population. Policy H 1.1 Identify adequate sites to accommodate a range of product types, densities, and prices to address the housing needs of all household types, lifestyles, and income levels. N/A Policy H 1.2 Focus housing growth within existing City boundaries until it is necessary to pursue annexation or development in planning areas for affordable housing. N/A Policy H 1.3 Direct new housing development to viable areas where essential public facilities can be provided and employment opportunities, educational facilities, and commercial support are available. The Specific Plan area is located within close proximity to a number of commercial centers which provide employment opportunities. Both the public elementary school and the public middle school are within 1.2 miles of the site. La Quinta High School is also within close proximity. Policy H 1.4 Support the construction of new affordable housing by rezoning, where appropriate and desirable, to permit higher density residential development. N/A Policy H 1.5 Pursue land banking opportunities for housing that exceeds the 2006–2014 RHNA. N/A Goal H-2 Assist in the creation and provision of resources to support housing for lower and moderate income households. Policy H 2.1 Increase housing choices for lower and moderate income households. N/A Policy H 2.2 Support public, private, and nonprofit efforts in the development of affordable housing. N/A Policy H 2.3 Pursue a variety of forms of private, local, state, and federal assistance to support development of affordable housing. N/A Goal H-3 Create a regulatory system that does not unduly constrain the maintenance, improvement, and development of housing affordable to all La Quinta residents. Policy H 3.1 Remove unnecessary regulatory constraints to enable the construction or rehabilitation of housing that meets the needs of La Quinta residents, including lower income and special needs residents. N/A 55Adopted July 3, 2018 The Centre at La Quinta Specific Plan Amendment No. 5SLF-Adams Street La Quinta, LLC Section 6: General Plan Consistency Policy No.Goal/Policy Consistency Policy H 3.2 Coordinate the development of affordable housing with the provision of key utilities to ensure prompt and adequate service. N/A Policy H 3.3 Incentivize the development of affordable housing to facilitate the development of housing for the City’s lower and moderate income households. N/A Goal H-4 Conserve and improve the quality of existing La Quinta neighborhoods and individual properties. Policy H 4.1 Protect the quality of La Quinta’s neighborhoods through the rehabilitation of both affordable and market-rate homes. N/A Policy H 4.2 Promote financial and technical assistance to lower and moderate income households for housing maintenance and improvements. N/A Policy H 4.3 Encourage the retention and rehabilitation of existing single family neighborhoods and mobile home parks that are economically and physically sound. N/A Policy H 4.4 Enhance neighborhoods that presently provide affordable housing with drainage, lighting and landscape amenities, and parks and recreation areas. N/A Goal H-5 Provide equal housing opportunities for all persons. Policy H 5.1 Provide the regulatory framework to create an environment in which housing opportunities are equal. N/A Policy H 5.2 Encourage and support the enforcement of laws and regulations prohibiting discrimination in lending practices and in the sale or rental of housing. N/A Policy H 5.3 Encourage support services for the Coachella Valley’s senior and homeless populations through referrals and collaborative efforts with non-profits and other jurisdictions. N/A Policy H 5.4 Assist in the creation of a continuum of care for the homeless population and those transitioning into permanent housing. N/A Policy H 5.5 Improve quality of life for disabled persons by facilitating relief from regulatory requirements that may create barriers to accessible housing and promoting universal design. N/A Goal H-6 Provide a regulatory framework that facilitates and encourages energy and water conservation through sustainable site planning, project design, and green technologies and building materials. 56 Adopted July 3, 2018 The Centre at La Quinta Specific Plan Amendment No. 5 SLF-Adams Street La Quinta, LLC Section 6: General Plan Consistency Policy No.Goal/Policy Consistency Policy H 6.1 Promote higher density and compact developments that increase energy efficiency and reduce land consumption. The Specific Plan provides for medium density residential development. The small cluster design lends itself to higher densities while still providing single-family detached homes. Inherently, this compact development style increases energy efficiency and minimizes land consumption. Policy H 6.2 Facilitate housing development and rehabilitation that conserves natural resources and minimizes greenhouse gas emissions. N/A Policy H 6.3 Encourage and enforce green building regulations or incentives that do not serve as constraints to the development or rehabilitation of housing. N/A Policy H 6.4 Focus sustainability efforts on measures and techniques that also assist the occupant in reducing energy costs; therefore reducing housing costs. N/A Policy H 6.5 Use and encourage emerging technologies to reduce high demands for electricity and natural gas including use of passive solar devices and where feasible other renewable energy technologies (e.g., biomass, wind, and geothermal). N/A Air Quality Element Goal AQ-1 A reduction in all air emissions generated within the City. Policy AQ 1.1 Coordinate with the South Coast Air Quality Management District to assure compliance with air quality standards. N/A Policy AQ 1.2 Work to reduce emissions from residential and commercial energy use by encouraging decreased consumption and increased efficiency. N/A Policy AQ 1.3 Work to reduce emissions from mobile sources by encouraging a decrease in the number of vehicle trips and vehicle miles traveled. The new residential use in the Specific Plan area reduces the amount of vehicle trips and VMT from the originally intended commercial use. Furthermore, the close proximity of the various retail centers in the area facilitates walking/bike riding rather than driving. Policy AQ 1.4 Protect people and sites that are especially sensitive to airborne pollutants (sensitive receptors) from polluting point sources. N/A Policy AQ 1.5 Ensure all construction activities minimize emissions of all air quality pollutants. All construction activities will abide by construction requirements set forth by the City including the Fugitive Dust Control regulations. Policy AQ 1.6 Proposed development air quality emissions of criteria pollutants shall be analyzed under CEQA. The project will be analyzed under the provisions of CEQA. 57Adopted July 3, 2018 The Centre at La Quinta Specific Plan Amendment No. 5SLF-Adams Street La Quinta, LLC Section 6: General Plan Consistency Policy No.Goal/Policy Consistency Policy AQ 1.7 Greenhouse gas emissions associated with a development project shall demonstrate adherence to the City’s GHG Reduction Plan. Per the CEQA documentation, the project proposes to reduce emissions levels by 30.84% over 2005 BAU levels through compliance with 2016 CALGreen and Energy Code requirements. Policy AQ 1.8 The City shall adopt a comprehensive greenhouse gas reduction plan that sets forth reduction targets, timelines, and measures to achieve targets. N/A Energy and Mineral Resources Element Goal EM-1 The sustainable use and management of energy and mineral resources. Policy EM 1.1 Strongly encourage conservation of energy resources. N/A Policy EM 1.2 Support the use of alternative energy and the conversion of traditional energy sources to alternative energy. N/A Goal EM-2 The conservation and thoughtful management of local mineral deposits to assure the long-term viability of limited resources. Policy EM 2.1 Preserve mineral resources identified by the Department of Mines and Geology to the greatest extent possible. N/A Biological Resources Element Goal BIO-1 The protection and preservation of native and environmentally significant biological resources and their habitats. Policy BIO 1.1 Continue to implement the Coachella Valley Multiple Species Habitat Conservation Plan (MSHCP). N/A Policy BIO 1.2 Where appropriate, site-specific, species-specific surveys shall be required for the seven species not covered by the MSHCP. N/A Policy BIO 1.3 Publicly owned conservation lands, including those for the MSHCP, shall be designated as Open Space on the Land Use Map. N/A Policy BIO 1.4 Comply with the requirements of the Migratory Bird Treaty Act (MBTA). The CEQA documentation for the project will include requirements for compliance with the MBTA. Policy BIO 1.5 Comply with the regulatory requirements of the California Department of Fish and Game, the US Army Corps of Engineers, and the Regional Water Quality Control Board as they relate to “waters of the State of California” and/or “waters of the United States.” N/A 58 Adopted July 3, 2018 The Centre at La Quinta Specific Plan Amendment No. 5 SLF-Adams Street La Quinta, LLC Section 6: General Plan Consistency Policy No.Goal/Policy Consistency Policy BIO 1.6 Native desert plant materials should be incorporated into new development projects to the greatest extent possible. Invasive, non- native species shall be discouraged. The Landscape Guidelines for this Specific Plan include a California native and drought tolerant landscape palette. The landscaping will be consistent and compatible with the surrounding context. Policy BIO 1.7 Sensitive habitat areas, including conservation areas for the MSHCP, should be buffered from urban development to the greatest extent possible. N/A Cultural Resources Element Goal CUL-1 The protection of significant archaeological, historic and paleontological resources which occur in the City. Policy CUL 1.1 All reasonable efforts should be made to identify archaeological and historic resources in the City. N/A Policy CUL 1.2 Assure that significant identified archaeological and historic resources are protected. N/A Policy CUL 1.3 Educate the public about the City’s history and paleontology. N/A Policy CUL 1.4 Make all reasonable efforts to identify paleontological resources in the City. N/A Policy CUL 1.5 All reasonable efforts should be made to preserve paleontological resources in the City. N/A Water Resources Element Goal WR-1 The efficient use and conservation of the City’s water resources. Policy WR 1.1 Support the Coachella Valley Water District in its efforts to supply adequate domestic water to residents and businesses. N/A Policy WR 1.2 Support the Coachella Valley Water District in its efforts to recharge the aquifer. N/A Policy WR 1.3 Support the Coachella Valley Water District in its efforts to expand tertiary treated (i.e. reclaimed) water distribution. N/A Policy WR 1.4 Protect storm water from pollution and encourage its use to recharge the aquifer. The development is required to prepare a Storm Water Pollution Prevention Plan (SWPPP) that complies with the La Quinta Drainage Area Management Plan (DAMP). Policy WR 1.5 Development within drainage areas and storm water facilities shall be limited to recreational uses such as golf courses, lakes, sports or play fields and similar uses. N/A Policy WR 1.6 Encourage the use of permeable pavements in residential and commercial development projects. N/A Open Space and Conservation Element Goal OS-1 Preservation, conservation and management of the City’s open space lands and scenic resources for enhanced recreational, environmental and economic purposes. Policy OS 1.1 Identify and map lands suitable for preservation as passive and active open space. N/A 59Adopted July 3, 2018 The Centre at La Quinta Specific Plan Amendment No. 5SLF-Adams Street La Quinta, LLC Section 6: General Plan Consistency Policy No.Goal/Policy Consistency Policy OS 1.2 Continue to develop a comprehensive multi- purpose trails network to link open space areas. N/A Policy OS 1.3 The City shall encourage community involvement and volunteerism in open space maintenance and improvement as a means to leverage local funds, improve open space, and increase public awareness of the City’s Open Space areas. N/A Goal OS-2 Good stewardship of natural open space and preservation of open space areas. Policy OS 2.1 Unique and valuable biological resources should be preserved as open space, to the greatest extent practical. N/A Policy OS 2.2 Where appropriate, geological hazard zones, including but not limited to earthquake fault lines, areas susceptible to liquefaction, floodways, and unstable slopes should be preserved as open space. N/A Policy OS 2.3 Encourage the preservation of open space in privately owned development projects N/A Goal OS-3 Preservation of scenic resources as vital contributions to the City’s economic health and overall quality of life. Policy OS 3.1 To the greatest extent possible, prohibit development on lands designated as open space which are elevated and visually prominent from adjacent developed areas or are located within or in close proximity to areas identified as critical wildlife habitat. N/A Policy OS 3.2 Any development that is permitted within areas designated as Open Space should minimize grading for structures and access and should be visually subordinate to and compatible with surrounding landscape features. N/A Policy OS 3.3 Explore and utilize a variety of measures to preserve privately owned properties within hillside and alluvial fan areas, including private covenants, deed restrictions, and land transfers. N/A Noise Element Goal N-1 A healthful noise environment which complements residential and resort character. Policy N 1.1 Noise standards in the City shall be consistent with the Community Noise and Land Use Compatibility scale described in this Element. Block walls (noise barriers) will be provided to protect homes from noise sources. The CEQA documentation for the project requires the installation of mechanical ventilation systems to permit windows to remain closed for prolonged periods of time on buildings adjacent to Adams Street, Auto Centre Drive, and La Quinta Drive so traffic noise will not exceed interior noise standards. 60 Adopted July 3, 2018 The Centre at La Quinta Specific Plan Amendment No. 5 SLF-Adams Street La Quinta, LLC Section 6: General Plan Consistency Policy No.Goal/Policy Consistency Policy N 1.2 New residential development located adjacent to any roadway identified in Table IV-4 as having a build out noise level in excess of 65 dBA shall continue to be required to submit a noise impact analysis in conjunction with the first Planning Department application, which demonstrates compliance with the City’s noise standards. The project will comply with City noise standards. Policy N 1.3 New non-residential development located adjacent to existing residential development, sensitive receptors or residentially designated land, shall be required to submit a noise impact analysis in conjunction with the first Planning Department application, which demonstrates that it will not significantly impact the adjacent residential development or residential land. The project will comply with City noise standards. The non-residential development will be located at a minimum of 50 feet from its boundary with a residential property. At this distance, it is anticipated that any operation of stationary noise sources associated with the non-residential development would not exceed the City’s exterior noise level standard of 65 dBA CNEL for the residential homes, nor would the interior noise level standard of 45 dBA CNEL for residential be exceeded. Policy N 1.4 All Mixed Use projects shall be required to submit a noise impact analysis in conjunction with the first Planning Department application, which demonstrates compliance with the City’s noise standards. The project will comply with City noise standards. Policy N 1.5 All noise impact analysis will include, at a minimum, short-term construction noise and noise generated by the daily operation of the project at build out. The CEQA documentation for this project will analyze the noise impacts and include mitigation measures. Construction activities shall comply with the City’s permitted construction hours. Policy N 1.6 The City may require remedial noise control plans and/or improvements for areas experiencing noise in excess of adopted City standards N/A Policy N 1.7 Noise impact analysis shall be included in all City Capital Improvement Plan (CIP) and developer-required roadway widening projects to demonstrate compliance with City noise standards. N/A Policy N 1.8 Maintain a truck route plan restricting truck travel to arterial roadways. N/A Soils and Geology Element Goal GEO-1 Protection of the residents’ health and safety, and of their property, from geologic and seismic hazards. Policy GEO 1.1 The City shall maintain and periodically update an information database and maps that identify local and regional geologic and seismic conditions. N/A Policy GEO 1.2 The City shall continue to require that development in areas subject to rockfall, landslide, liquefaction and/or other geotechnical hazards described in this Element, prepare detailed geotechnical analyses that include mitigation measures intended to reduce potential hazards to less than significant levels. N/A 61Adopted July 3, 2018 The Centre at La Quinta Specific Plan Amendment No. 5SLF-Adams Street La Quinta, LLC Section 6: General Plan Consistency Policy No.Goal/Policy Consistency Policy GEO 1.3 The City shall require that development in areas subject to collapsible or expansive soils conduct soil sampling and laboratory testing and implement mitigation measures that minimize such hazards. N/A Policy GEO 1.4 The City shall require that all new structures be built in accordance with the latest adopted version of the Building Code. N/A Policy GEO 1.5 The City shall continue to require that structures that pose a safety threat due to inadequate seismic design are retrofitted or removed from use, according to law. N/A Policy GEO 1.6 The City shall coordinate and cooperate with public and quasi-public agencies to ensure that major utilities continue to be functional in the event of a major earthquake. N/A Flooding and Hydrology Element Goal FH-1 Protection of the health, safety and welfare of the community from flooding and hydrological hazards. Policy FH 1.1 The City shall monitor and update its 2009 Master Drainage Plan every 5 years, or as needed, to reflect changes in local and regional drainage and flood conditions. N/A Policy FH 1.2 The City shall coordinate efforts to update floodplain mapping in all areas of the City, particularly those where potential flood impacts are not yet known. N/A Policy FH 1.3 The City shall continue to implement development standards that provide for a reduction in runoff from developed lands and are consistent with local and regional stormwater management plans. N/A Policy FH 1.4 The City shall coordinate with CVWD regarding the implementation of measures which protect bridge crossings from the scouring and erosive effects of flooding. N/A Policy FH 1.5 The City shall coordinate with CVWD to minimize the potential for the occurrence of inundation from levee or water tank failure, including seismically induced inundation. N/A Policy FH 1.6 Major drainage facilities, including debris basins, retention/detention basins, and flood control facilities shall provide for the enhancement of wildlife habitat and community open space to the greatest extent feasible, while still maintaining their functional qualities. The existing drainage retention basin will be reconfigured to accommodate the new Specific Plan uses. The basin is not and will not be designed for recreational uses but will remain as a fenced-in open area. 62 Adopted July 3, 2018 The Centre at La Quinta Specific Plan Amendment No. 5 SLF-Adams Street La Quinta, LLC Section 6: General Plan Consistency Policy No.Goal/Policy Consistency Policy FH 1.7 New critical facilities shall not be constructed within the boundaries of the 100-year flood plain. N/A Policy FH 1.8 Development within drainage areas and stormwater facilities shall be limited to recreational uses such as golf courses, lakes, sports or play fields, and similar uses. N/A Policy FH 1.9 The City shall periodically monitor and update, as needed, evacuation routes to ensure safe ingress and egress for residents and emergency vehicles in the Cove and southern neighborhoods in the event of a major flood. N/A Hazardous Materials Element Goal HAZ-1 Protection of residents from the potential impacts of hazardous and toxic materials. Policy HAZ 1.1 The storage, transport, use and disposal of hazardous materials shall comply with all City, County, State and federal standards. N/A Policy HAZ 1.2 To the extent empowered, the City shall regulate the generation, delivery, use and storage of hazardous materials. N/A Policy HAZ 1.3 Support Household Hazardous Waste disposal.N/A Emergency Services Element Goal ES-1 An effective and comprehensive response to all emergency service needs. Policy ES 1.1 The City shall continue to work with the Riverside County Fire Department to accurately forecast future needs and provide adequate and timely expansion of services and facilities based on service capabilities and response times. N/A Policy ES 1.2 New development proposals shall continue to be routed to the Fire Department to assure that project access and design provide for maximum fire and life safety. Development proposal shall be reviewed by the Fire Department to assure necessary safety standards are met. Policy ES 1.3 The City shall continue to work with the Fire Department to maintain or improve the current ISO rating in order to reduce insurance premiums for City residents and businesses. N/A Policy ES 1.4 The City shall coordinate with adjacent jurisdictions to consider joint funding of fire facilities based upon service area. N/A Policy ES 1.5 The City shall continue to work with the Riverside County Sheriff’s Department to accurately forecast future needs and provide adequate and timely expansion of services and facilities. N/A 63Adopted July 3, 2018 The Centre at La Quinta Specific Plan Amendment No. 5SLF-Adams Street La Quinta, LLC Section 6: General Plan Consistency Policy No.Goal/Policy Consistency Policy ES 1.6 New development proposals shall continue to be routed to the Police Department to assure that project access and design provide for defensible space and maximum crime prevention while maintaining City design standards and codes. Development proposals shall be reviewed by the Police Department to assure necessary safety standards are met. Policy ES 1.7 The City shall coordinate with the Sheriff’s Department to assure that community-based policing and community programs that encourage resident participation are implemented to the greatest extent possible. N/A Policy ES 1.8 The City should maintain an emergency response program consistent with State law, and coordinate with surrounding cities, Riverside County and other emergency service providers. N/A Policy ES 1.9 Critical facilities, such as police and fire stations, hospitals and clinics, schools and utility substations, should be sited away from identified hazard areas. N/A Policy ES 1.10 The City should provide education programs and literature to its residents, business people and property owners on earthquake preparedness, fire safety, flooding hazards and other emergencies. N/A Water, Sewer and Other Utilities Element Goal UTL-1 Domestic water facilities and services which adequately serve the existing and long-term needs of the City. Policy UTL 1.1 The City should coordinate with the Coachella Valley Water District to assure that sufficient water supplies are available to sustain current and future development. N/A Policy UTL 1.2 The City should encourage the conservation of water.N/A Policy UTL 1.3 New development shall reduce its projected water consumption rates over “business-as-usual” consumption rates. All development is required to meet CALGreen requirements with the required use of low-flow fixtures and water efficient landscape and irrigation. Policy UTL 1.4 Review and amend Development Standards to require that all new development demonstrate a reduction of domestic water consumption equivalent to, or exceeding, the Cal Green Tier One standards in effect at the time of development. N/A Goal UTL-2 Sanitary sewer facilities and services which adequately serve the existing and long-term needs of the City. Policy UTL 2.1 All new development should be required to connect to sanitary sewer service. All development within the Specific Plan area will connect to sanitary sewer service. Policy UTL 2.2 Septic systems for the treatment of sewage should be replaced with sanitary sewer service throughout the City. N/A 64 Adopted July 3, 2018 The Centre at La Quinta Specific Plan Amendment No. 5 SLF-Adams Street La Quinta, LLC Section 6: General Plan Consistency Policy No.Goal/Policy Consistency Public Facilities Element Goal PF-1 Public facilities and services that are available, adequate and convenient to all City residents. Policy PF 1.1 The City shall expand or modify municipal services to meet the needs of the community. N/A Policy PF 1.2 Periodically evaluate the demand for municipal services and facilities, and include construction and expansion of these facilities to assure timely completion. N/A Policy PF 1.3 The City shall identify all viable financing mechanisms for the funding of construction, maintenance and operation of municipal facilities. N/A Policy PF 1.4 The design and construction of municipal facilities shall comply with all the processes and development standards that apply to privately constructed facilities. N/A Policy PF 1.5 The City shall continue to coordinate with the County of Riverside to assure that library facilities and services are expanded as demand warrants. N/A Policy PF 1.6 The City shall coordinate with the Desert Sands and Coachella Valley Unified School Districts and encourage the Districts to plan for and construct new schools to meet demand. N/A Policy PF 1.7 The City shall continue to explore the potential for the joint purchase or use of recreational facilities with the Desert Sands and Coachella Valley Unified School Districts, as well as the Coachella Valley Recreation and Park District. N/A