SP 1983-002 PGA West (1988) - Amendment 1{ 1 CITY COUNCIL RESOLUTION NO. 88- 111
A RESOLUTION OF THE CITY COUNCIL OF THE
CITY OF LA QUINTA, CALIFORNIA,
ANNOUNCING FINDINGS, AND APPROVING
SPECIFIC PLAN 83-002, AMENDMENT #1.
PGA WEST SPECIFIC PLAN 83-002, AMENDMENT 41;
LANDMARK LAND COMPANY, INC.
WHEREAS, the Planning Commission recommended
approval of Specific Plan No. 83-002, pursuant to Section 65500
et seq. of the California Government Code, and transmitted the
same to the City Council in compliance with Section 65502 of
said Law; and,
WHEREAS, the City Council held at least one Public
Hearing on Specific Plan No. 83-002, as required by Section
65503 of the California Government Code; and,
WHEREAS, on May 1, 1984, the La Quinta City Council
certified the EIR for PGA West Specific Plan No. 83-002
(Council Resolution No. 84-28) as adequate and complete,
adopting "Statements of Overriding Considerations", adopted
"CEQA Findings and Statements of Facts"; and,
WHEREAS, the PGA West Specific Plan No. 83-002
requested and was approved for 400 hotel rooms and 250
apartment/condominiums/hotel rooms, therefore, permitting the
Applicant to construct 650 hotel rooms, or up to 250 apartments
or condominiums with 400 hotel rooms; and
WHEREAS, the City Council approved the PGA West
Specific Plan No. 83-002 (Council Resolution No. 84-31) on May
15, 1984, subject to conditions; and,
WHEREAS, a Condition of Approval adopted by the
City Council limited the height of the hotel complex and
related buildings within the Village Core to a maximum height
of four stories; and
WHEREAS, Landmark Land Company, Inc. has requested
an amendment to said Specific Plan to add 350 additional hotel
rooms and increase the hotel height from four stories to six
stories; and,
_ WHEREAS, the Planning Commission of the City of La
Quinta, California, did, on the 23rd day of August, 1988, hold
a duly -noticed Public Hearing recommending confirmation of the
environmental determination and approval of the requested
Specific Plan No. 83-002, Amendment #1 to permit 350 additional
hotel rooms and increasing the hotel height from four to six
stories; and,
WHEREAS, The City Council of the City of La Quinta,
California did on the 20th day of September, 1988, hold a
duly -noticed Public Hearing to consider the Applicant's request
and recommendation of the Planning Commission concerning the
environmental determination and Specific Plan No. 83-002,
Amendment #1; and
WHEREAS, said Specific Plan Amendment complies with
the requirements of "The Rules to Implement the California
Environmental Quality Act of 1970" (County of Riverside,
Resolution No. 82-213, adopted by reference in City of La
Quinta Ordinance No. 5), in that the Planning Director had
prepared a supplemental EIR focused on traffic
generation/circulation; and,
WHEREAS, the City Council reviewed and considered
the original Environmental Impact Report and supplemental
focused EIR; and,
WHEREAS, at said Public Hearing, upon hearing and
considering all testimony and arguments, if any, of all
interested persons desiring to be heard, said City Council did
find the following facts and reasons to justify the approval of
said Specific Plan Amendment:
1. Specific Plan No. 83-002, Amendment No. 1, is consistent
with the goals and policies of the General Plan in that
they encourage the provision for hotel and
tourist -related uses.
2. The said Amendment increases the number of hotel rooms by
350 and the height by two stories.
3. The development of the amended project, as conditioned,
will be compatible with the surrounding area.
4. The Specific Plan was originally envisioned and
considered by the, City to function as a major
residential, recreational, and resort project oriented
around golf and tennis.
5. The Specific Plan approval contained conditions to ensure
among other things, consistency with the General Plan and
mitigation of environmental consequences.
6. The Specific Plan EIR was certified as adequate and
complete. Said certification contained the adoption of
"Statements of Overriding Considerations" and "CEQA
Findings and Statements of Facts".
7. The supplemental EIR, focused on traffic
generation/circulation, identified circulation impacts
- 2 -
A,T /RF.Cnr r - n1 d
and mitigation measures which will reduce the potentially
significant circulation impacts associated with the
proposed amendment.
NOW, THEREFORE, BE IT RESOLVED by the City Council
of the City of La Quinta, California, as follows:
1. That the above recitations are true and correct and
constitute the findings of the Council in this case;
2. That it does hereby approve the Specific Plan No. 83-002,
Amendment No. 1, for reasons set forth in this Resolution
and subject to the attached conditions (Exhibit A).
PASSED, APPROVED and ADOPTED at a regular meeting
of the La Quinta City Council, held on this 20th day of
September, 1988, by the following vote, to wit:
AYES: Council Members Bohnenberger, Cox, Pena, Sniff
NOES: None
ABSENT: None
ABSTAIN: Mayor Hoyle
ZTTAL. JUHOL 1ty Clerk
City of La Quinta, California
APPROVED AS TO FORM:
u
BARRY BRAVPT ,"City Attorn y
City of L Quinta, California
dl----
WILLIAM R. HOYLE, Mayor
La Quinta, California
3
R.T /RFgnrr_ - 014
CITY COUNCIL RESOLUTION NO. 88-111
RECOMMENDED CONDITIONS OF APPROVAL
AUGUST 23, 1988
EXHIBIT A
1. Condition No. 23: The Applicant/Developer shall prepare
a traffic study one year after the opening of the PGA
West Hotel (the intersection/streets identified in the
original EIR shall be addresses). The Traffic Study
shall include traffic generated from the total PGA West
project (i.e. existing residential units, club houses,
future residential developments, hotel) and shall contain
percentage associated with each impact/improvement.
Should the results of the study indicate that traffic
signals are warranted, the Applicant/Developer shall pay
its share of the signal cost based upon the percentages
identified in the Traffic Study. A letter of credit
shall be provided, prior to the issuance of any
Certificate of Occupancy, in an amount recommended by the
City Engineer to ensure that the traffic study and
installation of the traffic signals will be provided.
Should the required traffic study indicate that the
signal warrants are not met, the Applicant/Developer
shall conduct annual warrant studies to determine when
the signals are needed. Upon the need for the signals,
the Applicant/Developer shall participate in its share of
the signal costs as noted above.
In addition, when the signal warrants are met at the
intersection of Avenue 54 and Jefferson, the
Applicant/Developer shall pay for the installation of the
signal. The City may establish a reimbursement agreement
for this signal.
The Applicant/Developer shall pay for an annual 24-hour
traffic count program, for each impacted road and
intersection with roadway improvements triggered when
threshold values are reached. The Applicant/Developer
shall pay for its share of the improvement required based
upon its project -related traffic generation impact as
identified by the percentages in the above mentioned
Traffic Study.
The implementation of this condition is to be
administered by the City Engineer, acting upon his
technical discretion.
2. Condition No. 25 of City Council Resolution No. 84-31 is
hereby rescinded and deleted.
3. Condition No. 34 of City Council Resolution No. 84-31:
Height limitation shall be as specified for the original
Specific Plan, except as follows:
a. The portion of the area designated for six -story
(72 feet) height south of the Airport Boulevard
alignment shall be deleted.
BJ/CONAPRVL.009
b. All residential units shall be limited to a maximum
of two stories, not to exceed 35 feet.
C. The hotel shall be limited to a maximum height of
six stories; and the other related buildings, not
attached to the hotel, within the Village Core
shall be limited to two stories.
4. Condition No. 38.i. of City Council Resolution 84-31 is
hereby modified to read as follows: The Applicant shall
provide an access road, pursuant to the Uniform Fire Code
for the hotel. In lieu of access roads on all sides of
the hotel building, the Applicant may provide:
o Full access on one complete side of the building,
which includes provisions for aerial apparatus
operations at strategic locations; and,
o Installation of a complete "Life Safety Support
System" for high-rise occupancies.
NOTE: All of the other conditions of approval for the
PGA West Specific Plan still apply unless amended
above.
BJ/CONAPRVL.009
4
Ic
SPECSC PLAN OF DEVEH OPMENT
TREL WE�j�T
LA OUINTA
CALIFORNIA
i
CONTENTS
introduction
Project Description
Goals, Policies and objectives
Existing Conditions and Constraints
Community Design Element
Village Concept
Open Space Concept
Circulation Concept
Landscape Character
Architectural Character
Land Use and Dens"ity Element
Land Use Plan
Height Limitations
Housing Element
Single Family
Zero Lot Line
Townhouse/Cluster
Apartment/Condominium
Mid -rise
Commercial Element
Circulation Element
Conservation, open Space and Recreation
Conservation
Open Space
Recreation
Public Services and Utilities
Seismic Safety and Safety Element
Phasing and Implementation Element
Credits: Developer - LMI. Development Corp. of California
Prepared and submitted by LML Development Corp. of
California with assistance from Architecture Four
Collaborative
Is
tasV'g
INTRODUCTION
San Francisco
This Specific Plan addresses planning issues related to Oak Tree West
and meets all applicable regulations. This Specific Plan establishes
the development plan and programs for the 1,665 acres.
r Riverside
This document is submitted to the City of La Quinta In compliance
�`
.. Los Ange[e$ Palm Springs l0
�� Phoenix
with all requirements of California Government Code Section 65451 and
* L A QUINTA��
65507 which pertain to the preparation of Specific Plans. The City
_.
has adopted and amended for their own needs Riverside County Land Use
...
Ordinance 348, which Includes the requirements of Specific Plans.
/.�
N -
The Specific Plan for Oak Tree West is a planning document intended
nefj� _
to provide a comprehensive analysis and development criteria
governing the orderly development of this project In conformance with
the City of La Quinta General Plan. It will control and regulate the
O
way in which the subject property is planned, developed and
maintained by both the City of La Quinta and the developers.
^�1
92 ' San Oiego�:C�!MA
Companion documents and reports which were used in the preparation of
the Oak Tree West Specific ➢lan are:
w wo
•
- The Evirnnmental impact Report and associated
- 7.
resource studies
- A Traffic Impact Report
- A Preliminary Geotechnical Investigation
PROJECT DESCRIPTION
north
The subject property consists of approximately 1,665 acres or 2.65
square miles within and adjacent to the southeastern portion of the
City of La Quinta. The project is bounded on the north by 54th
-Avenue, the south by SBth Avenue, on the east by `!adison Street and
on the west by the Coachella Canal and lake Cahuflla. There is 160
acres of the 1,665 acres located at the southeast corner of the
Intersection of Airport Boulevard and Madison Street. An additional
32 acres are along the western side of the Coachella Canal along the
toe of the Santa Rosa Mountains.
Oak Tree West is proposed to be a comprehensively planned,
self-contained, private community. Development will consist of a
65-acre resort village, a 35-acre community commercial center, four
18-hole golf courses and 5,000 residential dwelling units.
The 65-acre resort village will include 400 hotel units, 250
thartment/condominium cottages and a major fitness and recreation
center. It is proposed to be in the center of Oak Tree West and the
main area of activity.
The 35-acre community commercial center is located at the main
entrance to Oak Tree West, which is the intersection of Jefferson
Street and 54th Avenue. It is intended to have 210,000 square feet
of retail commercial. area and 90,000 square feet of office space.
The four 19-hole golf courses will extend from and surround the
resort village. These courses will include driving ranges, putting
greens and clubhouse facilities.
The 5,000 residenital dwelling units will be developed around the
open space provided by the golf course. These will be a mixture of
housing types. When adopted by the city Council of La Quinta, this
Specific Plan w111 amend the existing General Plan and will become
the land use regulations for the subject property.
County of -
Riverside
regional context
vicinity map
1
GOALS, POLICIES, AND OBJECTIVES
Oak Tree Nest will be one of the largest recreational resorts
developed in the Coachella Valley. The following list of Goals,
Policies and Objectives have been carefully developed and tailored
for this major project. They are intended to govern the resort
character for the development through its completion in twenty years.
1) Develop a distinctive and prestigious resort/
recreational/residential community of high
quality.
2) Require adherence to high standards of urban
planning for the location, design and
development of project uses.
3) Require adherence to high standards for
appearance, aesthetics, safety and convenience.
4) Create a sense.of community identity using sound
and creative architectural, design and
landscaping standards consistent with the desert
climate and topography.
5) Design a circulation system that is safe and
efficient and one that encourages
pedestrian/golf cart usage.
6) Develop a private secured community containing a
balance of mixed housing types, community
commercial uses, open space, public facilities,
resort uses and recreational facilities.
7) Develop championship golf courses providing
major recreational opportunities creating open
space corridors with a sense of place and
identity for the entire project.
8) Provide for development which will protect the
environment, meet market demands and be
appropriately phased.
0
1
EXISTING CONDITIONS
AND. CONSTRAINTS
The areas to he developed are located on the gently -sloping floor of
the Coachella valley. The site is currently used for agricultural
purposes and has six miles of paved rands along its boundary and
wSthin its harder. There are a rev scattered bulldlags for
residential and agricultural usage. Property adjacent to Oak Tree
Vest is uriltxed for agriculture. The property to the west of the
site is the rocky Santa Rosa Mountatns and Lake CohuSlla r:nnnty
Regional Park.
Currently, Oak Tree West lies within the jurisdiction of two decision
making bodies. The City of La Quinta controls 440 acres and '
Riverside County controls 1,225 acres, which lie east of Jefferson
Street. The applicant is requesting the City of La Quints to annex
the 1,225 acres in the unincorporated County territory.
The City of La Quints has adopted the County"s Coachella - Thermal -
Indlo General Plan which includes all 1,665 acres. The existing
General Plan designations are listed as follows:
Coachella Thermal Indio General Plan
Land Use Element Destgnatlon
Title Acreage Density Range Maximum Dwellings
i
Agri ccl n�ral 295 1 Dwelling 118 `
Estate per 2.5 Acres
Agricultural 515 1 Dwelling 26
Reserve per 20 Acres
Low Density 855 0-3 Dwellings 2.565
Residential per Acre
Existing General Plan - Total 2,709
The Onk Tree (lest Specific Plan requires a General Plan Amendment to
change the Land Use Element from the above-Itsted designations to Low
Density Residential (3-5 D.U.IAcre), General Commercial (35 Acres)
And Tourist Commercial (65 Acres). The actual Specific Plan
indicates an overall density of 3.2 dwelling unite per acre on the
rnsidenrial, open spare and golf course areas of the project.
I The Environmental impact Report (EIR) which was prepared for this
Specific Plan provided data to generate the constraints map, which
includes all the relevant physical conditions on the property.
winter 35 , !�
SUN ANGLE
3
COMMUNITY DESIGN ELEMENT
village concept
"Resort/Resldential/Recreation"
The planning concept for Oak Tree West is the creation of golf
villages defined by four 18—hole golf courses clustered around a
village core as the major focal point. The major circulation system
further defines the project with the major arterial roads
circumventing the property. A parkway boulevard will penetrate into
the resort village core providing controlled access into the golf
villages.
The mountains to the vest of the property provide a major physical
barrier as well as providing a strong visual setting for the project.
The community center has been located adjacent to the arterial road
system and parkway boulevard at the project entry.
Golf
Course
Golf
Course
Golf
Course
Golf
Course
concept
i
54th.
r � c
golf 0
course � m
4,
resort l rt
Alrpo
r 1�village�
1 i golf Course]
Seth.
conceptual application 4,
"may
open space concept
"Passive and Active Recreation"
The project concept is centered around golf and related open space
uses. The goal is to create four distinct golf courses with a
variety of playing conditions and abilities. Golfing facilities will
be developed to provide recreational opportunities for the residents,
the country club homeowner, the resort village guest and the
tournament player.
A rouring, conrouring and landscaping of the golf courses will create
visual interest and character providing a desirable setting for
residential and resort development. The course4 provide a ribbon of
open space throughout the Project. These greenbelt fairways with
lakes will create the predominant landscape features of the project
As veil as being the major open space amenity. The courses -111
provide bath active and pasalve forms of recreation. A series of
lakes and streams will be developed in conjunction with the courses'
system providing additional open space amenities and secreatlonnl
npportunities. Also, eater bodies will be nsed as the major fecal
point for non—fairway.dewelopabte acreages.
..,�,. IMF W. _Algll
i
circulation concept
"Access and Security"
It is proposed that the project have a private internal road system
for vehicular circulation with controlled access. The purpose of the
controlled access and private road system is to provide a
well -secured project for the safety of the residents and visitors to
Oak Tree West. The road system will be designed to meet the approval
of the City. This will include meeting all standards of the Fire
Marshall, Sheriff and City Engineer. The intent is to provide a
minimum amount of asphalt and concrete and a maximum amount of
greenbelt. This minimizes impervious surfaces and reduces runoff and
erosion potential.
The concept of the basic internal road system has been to:
Provide a hierarchy road network of Major Entrance
Arterial, Major Collector, Residential Loop Collector,
Neighborhood Street and Cul-de-Sar zith private d�tveways
and service lanes.
Provide a secured road network system which will promote an
environment for pedestrian traffic, joggers, bikers and the
use of golf carts. Pedestrian and golf cart traffic will
have access to the resort village core from the internal
road network via open space easements. This will reduce
vehicular traffic flow In residential areas.
The fitness center in the resort village core will have a
jogging path system connected to the interior street
network. From there, the system will link with an exterior
system developed along the Oak Tree West side of the. public
street system, along the major arterials surrounding the
project.
resort .
village
1-10
2
landscape character
"Feeling of Oasis"
The purpose of this Specific Plan is to create an environment at Oak
Tree West that promotes "a feeling of oasis". The existing landform
is one of agriculture with a backdrop of the rugged Santa Rosa
Mountains. It is the intent of the proposed landscaping concept to
change the agricultural landform from flat to gently undulating,
providing character, aesthetic relief and visual interest. The
landscape concept contains the following elements:
Resort, recreation, residential and open space areas shall
be featured within the project through view windows.
Higher density areas shall be filtered through screening,
planting and berming, so as to recede from view.
Incorporation of water through lakes and streams will
further add character and interest by providing additional
active and passive recreational opporunity.
A variety of plant materials will add character and visual
diversity to the project's viewscape, creating a feeling of
oasis.
Vegetation will be used to soften and blend the pattern of
development. It will be utilized to enhance the spatial
massing of structures in the landscape.
The Santa Rosa Mountains background will be utilized by Oak
Tree West. The mountain background setting will provide
the basis for creating changes in elevation by grading and
Incorporating vegetation and visual screening techniques.
It will provide a setting for a variety of building heights
and forms in harmony with the predominant landscape form.
The height of the various atructures will blend into the
landscape setting.
A 6' security wall will be constructed around the perimeter
of the project providing a visual screen as well as a
feeling of privacy. This perimeter screen will be enhanced
by landscaping within the public road right-of-way.
existing character
I � � 4 11 1j, I ( i (I --=
1� C04
landform water
i
natural / man-made forms
-ME
vegetation
I
architectural character
"Desert Architecture"
The concept of "desert architecture" will be followed in Oak Tree
West. This type of architecture may range from a "Spanish Mission"
to "Southwest Adobe", "Pueblo", or "Territorial" Styles.
The architecteral integrity of the project will be protected through
stringent controls and guidelines applied to each phase of the
development. Every development proposal within Oak Tree West will
require a ,preliminary design review by the master developer"s
Architectural Review Committee to insure conformance with the desired
architectural perameters. All detailing will enhance and emphasize
the character of "Desert Architecture".
The base color of all structures will be limited to the spectrum of
white, cream, tan, sand, light brown, mauve and other earth tones.
Primary colors will be allowed for accents only. Roofing materials
will be limited to concrete —based materials for Spanish tiles or
shake type tiles. Four basic roof forms will be considered as
acceptable: hip, gable, shed and flat.
RUUr
WALL
entry gate
M Tr,- U"Mfi11!
,l6�'W
1 •IlMaR7�ti1M17 ; .1n�
CeP o
n attic vent
DETAILS
MATERIALS NUNAUL
LAND USE AND DENSITY ELEMENT
The Land Use and Density Element is designated to promote a balanced
and functional mix of densities and land uses consistent with the
City of La Quinta's desire for orderly, attractive and quality
development. This element establishes a comprehensive pattern of
land uses and densities compatible with the site's natural setting
and community's goals and objectives.
Oak Tree West is intended to have 5,000 residential dwelling units
giving the project a gross density of 3.2 units per acre on the 1,565
acres which will be used for residential, golf course and open space.
The remaining 100 acres will ..be used for a commmunity commercial
center (35 acres) and resort village (65 acres).
Each phase of development will require additional design review and
site plaining restrictions. Design criteria for neighborhood street
lighting, landscaping, street treatment and signage will be detailed
as those projects are submitted to the city for land use application
approval.
land use summary
Gaif Course -965 •• •.. �"
Residential 1000 5/ac 5000
Resort Village Core 65 10/ac 650
Commercial Center 35
i Total 1665 ac
Gross Residential Density : 3.2/ac.
Security Gate —I—
A
1
J
0
UN
D
rl
C
a
ZN
G
P,
USE PLAN
12
height limitations
A height limitation map has been prepared creating zones uhere the
height of structures is related to the surrounding setting, be it
natural or man-made. A building height limitation of one story (28
ft.) with a 50' setback will exist along the edge of the right-of-way
from all public arterial roads For a depth of 300 feet. fleyond the
300 foot depth, the height will graduate to two stories (35 ft.).
Structures in the resort village core will be restricted to a maximum
of four stories (48 ft.). The village core will be the major focal
point of the project. Intensive landscaping consisting of plant
material and large berms will blend the structures in the village
core into the landscaped setting.
A develmpm'nt tone located adjacent to the mountains will be the area
where structures will be allowed a maximum height of :519 stories 02
ft.). once again, comprehensive architectural and design gaidallnes
will ensure a hacToontaus blend of structures with the background of
the mountains. Density restrictions will allaw'proper placement of
structures to ensure other residents and utilizers of the project
unobsnrred views of the mountains. Large massing of these 917s-sto"
Structures will be prohibited.. Rather, the buildings will be
des:Rned with a staggered placement to promote and complement the
open Spare envirnnment or Oak Tree West and the adjacent mountains.
I
CO
N
I
mm
Blend architecture of resort village
with golf course land forms.
anv� aruy�.iare
one story
three & four story
("map sight li
ne
Ri#■■###iii#iR#i
1� ###RiRRR#RRRRRiii#RR■
story Itwo
story
village
300'
min.
public
thorough)
two story
I thoroughfare
it
six story
Tstory public
thoroughfare
Ili
HOUSING ELEMENT
The housing element for flak Tree West establishes standards and plane 1
for the location and development of housing consistent with the
nature of the project. Unit type, site plan features, development
intensity, building coverage, lot size and height limits are
specified for each housing type. Any housing type or combination of
units may occur within the areas designated on the land use plan and
the height ltmicatlon map.
SINGLE FAMILY DETACHED UNITS r
Conventional single family living units on
individual lots.
ZERO LOT LINE PATIO HOMES
Single family units with the dwelling built on
one side yard property line creating patio areas
between units.
TOWNHOUSE / CLUSTER HOUSING
Two-story townhouse living units typically
clustered along a golf course. These units will
be grouped and arranged so as to create
individual privacy yet have exposure to common
open space or the golf course.
APARTMENT / CONDOMINIUM COTTAGES
These UnitR .+ill be of a higher density
multi -story construction and will be located at
The periphery of the Resort Village core area.
They will be Mustered dcwill have views of the
recreation Complex or golf
MID RISE CONDOMINIUM / APARTMENTS
These living unlis are planned within the
prnjeet•a height zone overlay with a max[nafm
height of 72 feet or six stories elan& the west
aide of the project. They are intended to offer
A hlgher^dens[ty type of living unit to a
muitl-story bnllding. They will offer excellent
views or the mountains, valley floor and Rolf
course.
stagger. units
minimum lot size- 5000 s.f.
minimum unit size- 1400 s.f.
X maximum building coverage-30%
n11
E maximum u.11ding height- 28 it.
maximum density- 4 u -i acre
t�
LE
ti N
single family
Lwz.,.
, i17111 I l s
minlmum lot size- 4000 9.1.
minimum unit size- 1000 s.l.
x
maximum building coverage- 35%
maximum building height- 28 ft.
•l
maximum density- 6 units/ acre
"Illlli'lu�._
zero lot line
�I'a4 w i� � ����� ��r/fllif///�i •
min.
0
la
■ ''.ilk �� '�
s-'M..
minlmum unit size- 800 s.l.
a
maximum bullding coverage- 60%
maximum building height- 2 story or 35 .
•
maximum density- 10 unite/ acre
q maximum building envelope- 6 units
E
_,: � nil �Ilglll�i{tom
town house / cluster housing ��'
c
w�
�r Y" ■ i'i
NMI
minimum unit size- 600 s.f.
maximum building coverage- 60%
maximum building helght- 3 stories or 45 ft.
maximum density- 50 units/ acre
�� AAA I+l%nP
��I�Il1�!!lliff�ll�liuJ
n�lit �lilll ftl;o�,.
/'�1� •.kSt� -
9W W% ■
.r �E
apartment / condominium
r
s
i !�A
+.� ee ►1►e �y• if
11 A vw ri
w 6
Jai at•Y=.�
s
minimum lot size- 5 acres
minimum unit size- 600 s.f.
maximum building coverage- 30%
maximum building height- 6 stories or 72 ft.
maximum units per building- 120 units
• ...
front setback- 50 ft.
r-OE
side yard- 50 ft.
rear yard- 50 ft.
minimum distance between
buildings- 100 It.
�I
�W E
eve
mid rise
I
secured
access
'—tennis courts
apartment /
condominium
cottages
llitllllllll�Ii�11{1rE•. �. „ r`[ I l
fT_::-_:I•
l�l� 1•;nu3��+'ll`7n� 115111Ar7fal•
RESORT VILLAGE
The Resnrt Village will he constructed on 65 acres and will include
40n hotel unite to multi-atory vamplexes, 250 apartmeatleondomini+pn
enrrgges clvatered In c- - and three-story hnIldings and
approximately 120,0nn sgikare feet eE support %:ommcrelal Faculties,
professional orrtee space, solr eluhhovsc-clllttnc and specialry
nommeretal. A fltnesA :enter including a swimming pout, spas, locker
rooms, eX@r,t c.e r"mP tennis and racquethail :ourti And ussl-t.c-1
pro Rhops will alsn he a part of the Resnrt Viilage.
resort village complex /(0
'MMERCIAL ELEMENT
��---R
-J
—sl fir community comme
'--
�,� [!tr V A q
y �
i
`I
1
r
center
a
community commercial center
210,000s.f. commercial
90,000s.f. office
(open space : 10%)
(parking : 1 space/250s.f.)
1200 spaces
typical community commercial center uses
restaurants junior department store
Ice cream parlor beauty salon
ladles specialty store plant store
ladies ready to wear store pet shop
menswear store jewelry store
family shoe store super r
home appliance �•��•
sportln�—Laurants
car
boos store
CIRCULATION ELEMENT
The project will improve the overall circulation system of the La
Quints area. It will provide for the construction of Madison Street
between 52nd Avenue and 54th Avenue, the project's northern boundary.
Const ruct ton will be done as development warrants and additional
traffic studies justify the Improvements.
The public streets surrounding the project will be developed to meet
City of La Quanta and Riverside County Standards to accordance with
the master plan designations. Improvements will take place
Incrementally as the project develops.
Jefferson Street will also be widened to four lanes from Highway Ill
and 54th Avenue as traffic studies deem necessary. Jefferson Street
is to be vacated from 54th Avenue to 58th Avenue in order to provide
for a secure development. Oak Tree West is to be a controlled -access
community with traffic access to residential access accomplished
through a series of security gates. Public access to the Resort
Village core will be provided via a major entrance arterial.
The site's internal circulation system is a network of major loop
roadways which link interior residential developments to Jefferson
Street, Madison Street and 58th Avenue. Security gates control
access at these points.
The Circulation Element has been designed to accomplish the
following,
1. Provide for a transportation system which supports the
land use designations
2. Promote efficient, safe and effective movements of all
segments of the population
3. Promote the utilization of public transportation when
available
4. Protect the environmental quality of the project
5. Minimize traffic flow within residential areas
6. Provide for alternatives to total dependence on the
automobile
Major Entrance Arterial
= exisu lg ariertall5—ullui
= major entrance ,rial
major collector
# controlled access point
proposed transit stop
_ bop collector
t Frt"nin
I
Neighborhood Street
Major Collector
village
core
Slth ave.
i
J
1 Seth ave.
i
0
v p
E airport blvd. `
Residential Loop Collector la
UG.,OERVATION, OPEN SPACE
AND RECREATION ELEMENT
conservation
The Oak Tree West Project will be developed with emphasis on the
conservation and management of natural resources. The basic
objective will be to protect natural resources, prevent their
destruction and preserve their ecological value. Standards for the
conservation, management and use of natural resources include:
- support the use of the La Quinta Redevelopment Project
in the elimination of flooding conditions to the site
and surrounding area
- elimination of ground water contaminations through the
regional prohibition of septic tanks and support of a
regional sewage treatment plant
- prevention of soil erosion using appropriate design
criteria and careful placement of landscaping
- preservation of the "rocky slope habitat" west of the
Coachella Canal by prohibiting structural development
maintain and protect ground water by using the golf
course areas as drainage areas to absorb local runoff
preservation of water resources by storing excess
drainage water in the golf course lakes and using that
water in the golf course irrigation system
open space
Oak Tree West has been conceived and is being designed recognizing
the fact that as urban development takes place, open space becomes a
limited and valuable resource. In addition, it is recognized that
high -quality projects are designed and planned around an open space
pregram. Two types of .open space are planned for Oak Tree West:
golf courses and common open space areas. Approximately 34% of the
project will be used to develop four championship golf courses.
These Courses will be designed and developed so that adjacent
development will have the maximum visual and- open space value
pnj;simaximize t'he effect
open
spaacehlareasrowillrther strategically located ithroughout ecommon the project.
These common open space areas will result when dwellings are
clustered or higher densities are developed along golf course areas.
The dedicated open space west of the Coachella Canal may be utilized
for a golf course.
i
drainage systems
-prevent erosion
-minimum offsite runoff
-reduce flood hazards
-maximum percolation
L RperPatlon_
G -golf
-tennis
-spa
-swimming pools
energy measures
-low energy
-low energy appliances
-energy conscious planning
& design
water cr 'rvation
-publi ucation
-water conscious devices
lq
14
recreation
Oak Tree West is planned as a "recreational/residential" community
and therefore contains as a major element an extensive recreation
program of development. Standards for the development of recreation
are:
- development of a variety of recreation uses
- development of high -quality, championship -level facilities
- development of a desirable recreation environment
- development of a variety of housing types with common open
space providing both passive and active recreation
opportunities
Recreation facilites include.
- 4 championship golf courses
- 2 driving ranges
- tennis courts
- racquetball courts
- pro shops
- swimming pools
PUBLIC SERVICES
AND UTILITIES
- jacuzzis
- locker rooms
- health spa facility
- a jogging trail system
- golf clubhouse
- tennis clubhouse
Water
Golf course irrigation will be provided by on -site wells. Additional
capacity will be provided by Coachella Valley Water District (CVWD)
from the Coachella Canal. Domestic water will be provided by CVWD
from two wells and a distribution system dedicated by the developers.
Sewer
An off -site regional sewage treatment plant is proposed approximately
one mile south of the site. This plant will be established and
maintained by CVWD. The Developer will dedicate sewer line easements
and install sewer improvements within the project.
Public Utilities
All overhead public utility transmission lines for cable television,
electricity and telephone will be routed around the perimeter of the
project. All internal distribution lines will be placed underground.
Refuse Collection
Refuse collection will be provided by a franchised holder with the
City of La Quinta on a schedule established with the City.
f ' 54th.
no ME am MEN.
MONOMER* 1 ■
[[[ i fire —� I
• station lJ ■
domestic
well site
underground —�
l
regional sewage
treatment plant
Water
domestic
•.•.•
golf course
Iles■
Sewer
■•.
Electric ,Teleph(
c —"— Cable,Ga•
O
overh;
II
SEi,,nAIC SAFETY AND
SAFETY ELEMENT
The Seismic Safety and Safety Element for Oak Tree West alms at
reducing loss of life, injuries, damage to property and economic and
social dislacatton resulting from earthquakes, other geologic
hazards, fire and public safety hazards. As a part of the initial
planning for this project a "Preliminary Geotechnical Investigation"
was conducted.
The results of our preliminary investigation indicate that the
prop,ised residential/recreational development is geotechnically
feasible, provided the potentially significant seismic and
liquefaction hazards are appropriately mitigated by adequate
srructural design and through judicious land use planning. Other
potential geologic, soil and hydrologic hazards of constraints
Identified are mltigable by construction in conformance with normal
code requirements and standards. The probable impact of development
on groundwater will be minimal.
Specific site soil and geotechnical studies and recommendations will
he performed as development occurs, to further insure public safety.
.4 f°re station site and facility will be provided at the southwest
corner of Jefferson Street and 54th Avenue (an alternative site will
be reserved at ;4th and Madison). The facility and equipment will be
phased in accordance with the safety needs of the community as
development occurs.
Residential areas will be served by a private street system with
24-hour security providing addttinnal public safety. Public
education as to a method of crime prevention through the use of
various media forms (signs, pamphlets, newspapers) will be encouraged
and supported.
PHASING AND
IMPLEMENTATION
Phasing of Oak Tree West will reflect a number of conditions and
factors influencing project implementaton. These are:
1. Current and projected trends in housing demand
2. Absorption rates of a variety of dwelling types
3. Development and timing of infrastructure and other
improvements
4. Availability of financing
5. Relationship between the phasing of Oak Tree West
and competition from other regional projects
The responsibility for the development of the Oak Tree West
infrastructure will rest with LHL Development Corp. of California.
The Specific Plan and subsequent detailed plans will be instituted,
implemented and completed under the ongoing auspices of LML
Development Corp. of California.
ch phase of development will be preceded by the preparation and
1, .proval of the required detailed plans and documents to insure
n -oper use and appropriate development of the property.
Homeowners Associations will be organized to administer and maintain
the following:
common open space and recreation facilities
private road and security systems
architectural integrity and consistency
All applicable federal, state and county laws will be observed by the
Oak Tree West development.
The Oak Tree West project is projected to be completed In twenty
years. The phasing is divided into 10 two-year phases. The major
internal improvements will occur within the first eight years.
phase 1
1984-86 Construction of the first 18-hole golf course; a portion of
the golf course support facilities; 250 dwellings.
phase
1986-88 Construction of the second 18-hole golf course; begin
construction of the hotel complex and accessory uses; 50
hotel cottages and 500 dwellings; begin construction on the
fitness center facilities.
phase III
1988-90 Completion of the hotel complex and accessory uses; begin
construction of the third 18-hole golf course; 50 hotel
cottages and 500 dwellings; begin initial commercial
development.
phase IV
1990-92 Completion of the fitness center; 50 hotel cottages
and 500 dwellings; begin construction on a fourth
18-holp golf course.
phase V-X
I
1942-2004 Completion of recreational, residential and commercial
portions of the project. Build -out of the remaining 100
hotel cottages and 3,250 residential dwelling units. The
fourth golf course vile be completed by 1994. An average
of 540 dwellings will be built during the last six
phases. Construction of the 35-acre commercial center is
anticipated to start In Phase III and finish in Phase
I VIll, 1998-2000.
t
M