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SP 2004-071 La Quinta Village Apartments (La Paloma) (2023) - Amendment 2Resolution No. 2023-039 - EXHIBIT C Adopted: November 21, 2023 La Quinta Village Specific Plan La Paloma Specific Plan Amendment Amendment No. 2 City of La Quinta Adopted xx,xx, 2023 Resolution Number xxxx Prepared For: Troutdale Village, LLC. 1800 Blankenship Road #325 Linn, Oregon 97068 Prepared By: Altum Group Rich Malacoff, AICP Heather Boland Jordan Parrish 44600 Village Court, Suite 100 Palm Desert, California 92260 La Quinta Village Specific Plan City of La Quinta Amendment No. 2 Table of Contents Section 1 Introduction/Purpose 5 Executive Summary 6 The Process 6 Relationship to Other Agencies 7 Relationship to the General Plan 7 Section 2 Specific Plan 10 Project Description 10 Art In Public Places 11 Infrastructure Phasing 11 Grading / Drainage / Flood Control 11 Erosion Control 11 SWPPP / NPDES / PM 10 12 Hydrology 12 Flood Control Master Plan 12 On -Site Storm Water Design / PWQMP 12 Nuisance Water 13 Utilities 13 Sewer Plan 13 Water Plan 13 CVWD Well Site 13 Electrical Plan 13 Other Utilities 13 Section 3 Land Use Plan 15 Land Use 15 Development Standards 15 Additional Development Standards 17 Specific Plan Minor Modifications 18 Specific Plan Amendments 18 Modifications to Approved Grading Plan 19 Parking Requirements 19 Carports 19 i La Quinta Village Specific Plan City of La Quinta Amendment No. 2 Trash Enclosures 20 Fencing and Walls 20 Lighting 22 Section 4 Circulation Overview 24 Off -Site Circulation System 23 On -Site Circulation System 23 Public Transportation 23 Section 5 Design Guidelines 24 Landscape Concepts 25 Approval Process .26 Development Standards .27 Signage 27 General Architectural Theme 27 Administrative Plan 35 Implementation Program 35 Site Development Permit 36 List of Exhibits Exhibit 1 Regional Location Map Exhibit 2 Project Vicinity Map Exhibit 3 USGS Map Exhibit 4 Site Plan Exhibit 5 City Zoning Map Exhibit 6 City General Plan Map Exhibit 7 Image Corridor Exhibit Exhibit 8 Photo Array Exhibit 9 FEMA Map Exhibit 10 Civil Site Plan Exhibit 11 Conceptual Grading Plan Exhibit 12 Preliminary Utility Plan Exhibit 13 First Floor Plan ii La Quinta Village Specific Plan City of La Quinta Amendment No. 2 Exhibit 14 Second Floor Plan Exhibit 15 Third Floor Plan Exhibit 16 Roof Plan Exhibit 17 Unit Plans Exhibit 18 Clubhouse Exhibit 19 Bldg. 1 - Elevations Exhibit 20 Bldg. 2 - Elevations Exhibit 21 Bldg. 3 - Elevations Exhibit 22 Bldg. 3 - Elevations Exhibit 23 Bldg. 4 - Elevations Exhibit 24 Bldg. 5 - Elevations Exhibit 25 Bldg. 6 - Elevations Exhibit 26 Bldg. 7 - Elevations Exhibit 27 Bldg. 8 - Elevations Exhibit 28 Bldg. 9 - Elevations Exhibit 29 Bldg. 10 - Elevations Exhibit 30 Bldg. 11 Elevations Exhibit 31 Exterior Elevations Exhibit 32 3D Views Exhibit 33 3D Views & Materials Board Exhibit 34 Line of Sight Diagram Exhibit 35.1 Site Lighting Plan Exhibit 35.2 Site Lighting Plan Exhibit 36.1 Site Photometric Plan Exhibit 36.2 Site Photometric Plan Exhibit 37 Light Fixture Cut Sheets Exhibit 38 Conceptual Landscape Plan Exhibit 39 Typical Building Planting Exhibit Exhibit 40 Slope Planting Exhibit Exhibit 41 Pool Area Exhibit 42 Entry Exhibit 43 Wall & Fence Plan iii La Quinta Village Specific Plan City of La Quinta Amendment No. 2 This page intentionally left blank. La Quinta Village Specific Plan City of La Quinta Amendment No. 2 Section 1 - Introduction/Purpose The purpose of the La Quinta Village Specific Plan, previously known as the La Paloma Specific Plan, is to set forth the detailed development principles, guidelines, and programs to facilitate the development of a 14.03 -acre site located at the northeast corner of Washington Street and Avenue 50 in the City of La Quinta. (Exhibit 2 - Vicinity Map). The project is designed and will be managed as a multi -family apartment project. The community will consist of one- and two-bedroom units with a mix of market -rate and moderate -income units. This Specific Plan proposes development standards for the northeast corner of Washington Street and Avenue 50 (APN: 646-070-016). This Specific Plan Amendment will replace previous Specific Plans and substitute for the La Quinta Municipal Code (LQMC). Any issue not addressed in the Specific Plan will defer to the La Quinta Municipal Code. For the sake of clarity, the parcel on the southeast corner of Washington Street and Avenue 50 is not part of this Specific Plan similarly as it was in the amended 2011 version of the La Paloma Specific Plan. The 2011 La Paloma Specific Plan removed this parcel from the designated specific plan area and reverted it back to the underlying standards for Residential Medium (RM) zoning. This parcel was previously included within the 2004 Pacific Retirement Services and Westport La Quinta LP (Specific Plan 2004-071). This Specific Plan is intended to meet the requirements for a Specific Plan as set forth in State law and City of La Quinta regulations. The State authorizes cities and counties to adopt Specific Plans, as appropriate, in implementing their General Plans. Such a plan is to include the detailed regulations, conditions, programs, and any proposed legislation that is necessary for the systematic implementation of the General Plan. The Specific Plan provides the linkage between the General Plan (and the general goals and policies of the City) and the detailed implementation of that plan with tools such as zoning ordinances, subdivision ordinances, and the like. The Government Code (Section 65451) sets forth the minimum requirements of a Specific Plan and states: "A Specific Plan shall include a text and diagram or diagrams which specify all of the following in detail: 1. The distribution, location, and extent of the uses of land, including open space, within the area covered by the plan. 2. The proposed distribution, location, and extent and intensity of major components of public and private transportation, sewage, water, drainage, solid waste disposal, energy, and other essential facilities proposed to be located within the area covered by the plan and needed to support the land uses described by the plan. 3. Standards and criteria by which development will proceed, and standards for the conservation, development, and utilization of natural resources, where applicable. 4. A program of implementation measures including regulations, programs, public works projects, and financing measures necessary to carry out paragraphs (1), (2), and (3)." The establishment of specific performance, design, and development standards is set forth to guide the development of the subject property in such a way as to implement 5 La Quinta Village Specific Plan City of La Quinta Amendment No. 2 the General Plan while maintaining some flexibility to respond to changing conditions which may be a factor in any long-term development program. The document also acts to augment the City's Zoning Ordinance by providing design guidelines, a tailored list of permitted and prohibited uses for the site, and unique development standards. The site plan, architectural, and landscape illustrations in the Specific Plan establish a design theme with detailed perspectives. These illustrations are conceptual and do not constitute precise pre -construction drawings. Executive Summary La Quinta Village Apartments is a proposed multi -family apartment project located on 14.03 acres on the northeast corner of Washington Street and Avenue 50 in the City of La Quinta (Exhibit 2 - Project Vicinity Map). The General Plan designation of the site is Medium High Density Residential (Exhibit 6 - General Plan Map). The zoning designation is Medium High Density Residential (RMH) (Exhibit 5 - City Zoning Map). The project site fronts Washington Street which is designated by the City's General Plan as a major arterial and abuts Avenue 50 designated as a primary arterial. The site is vacant, generally flat, and has been grubbed and leveled in the past. The site was previously entitled for single-family subdivision in the early 1990's but the entitlements have since expired. Property to the immediate east is the Coachella Valley Water District (CVWD) evacuation channel. Further east on the far side of the channel is a Sports Complex, the La Quinta Middle School, and single-family residences. Surrounding property to the north is subdivided and mostly developed with single family residences. Directly west across Washington Street is the La Quinta County Club. Property to the south is vacant and zoned for Medium Density Residential. Site photos are illustrated on Exhibit 8 - Photo Array. The project will operate as a multiple -family residential apartments with a mix of moderate -income units (74 Units) and market -rate Units (178 Units). The project will incorporate amenities such as a clubhouse, pool and spa, barbeque areas, pickle ball court, tot lot and dog park. (Exhibit 4 - Site Plan). Additionally, the project site will be environmentally responsible and will take steps both during and after construction to ensure minimal impact to the surrounding neighborhood and a positive long-term impact on those who will reside and work at La Quinta Village Apartments. The Environmental Conservation Element of the General Plan identifies the site as having no significant issues constraining the property. The Process The purpose of a Specific Plan is to provide a detailed plan for a selected area within the City for the purpose of implementing the General Plan. The Specific Plan outlines and directs all facets of development for the site. The standards of development delineated in this Specific Plan create a link between the General Plan and Zoning Ordinance. Implementation of the Specific Plan is intended to carry out the goals and policies contained in the La Quinta General Plan. 6 La Quinta Village Specific Plan City of La Quinta Amendment No. 2 The project will require approvals from the Planning Commission and City Council for the Specific Plan Amendment, General Plan Amendment, Site Development Permit, Density Bonus Agreement, and the Implementation of Assembly Bill 330. In addition, the City will review the engineering and building construction documents which must also be consistent with the Specific Plan and Site Development Permit approvals. The project and the various applications that are necessary to complete the entitlement process shall be consistent with the City ordinances, policies, and regulations of the City of La Quinta unless otherwise approved within this Specific Plan. Relationship to Other Agencies In addition to the City's approvals and actions, permits will be needed from the Coachella Valley Water District (CVWD) for connection to water and sewer lines. Other infrastructure extensions or connections will be required by the Imperial Irrigation District (IID) for electrical power, Frontier for telephone service, Southern California Gas Company for natural gas, and Spectrum for cable TV service. The Coachella Valley Water District controls a portion of the sloped area adjacent to Avenue 50. They control any drainage into the channel and any alterations or landscape of its property. Relationship to the General Plan All development within the La Quinta Village Specific Plan shall be consistent with the provisions of the La Quinta General Plan. The proposed General Plan Land Use for the site is shown in Exhibit 6. Among the important provisions of the General Plan that will be implemented upon the development of La Quinta Village Specific Plan include: • Land Use - Medium High Density Residential uses should be located close to park/open space uses such as neighborhood and community parks (such as Saguaro Park), schools (including John Adams Elementary Schools and La Quinta Middle School STEM Academy), or other recreational facilities. • Land Use - Medium High Density Residential Uses can be used to provide transition areas between low density residential uses and high-density commercial uses along arterial roadways. • Circulation - The Circulation Element of the General Plan outlines the design and location of required street improvements to complete the transportation system in the City. La Quinta Village Apartments will complete the unfinished portions of two important links in the City's circulation network: Washington Street and Avenue 50. Potential improvements may include sidewalks, bicycle lanes, bus stops, and signal improvements. • Primary Image Corridors - In addition to roadway improvements, the Project will refine the Image Corridors. Washington Street is identified as a Primary Image Corridor and Avenue 50 is shown as a Secondary Image Corridor. The Specific Plan will modify the height requirements but will maintain the striking 7 La Quinta Village Specific Plan City of La Quinta Amendment No. 2 viewsheds that define the City of La Quinta. The 150 -foot setback on Washington Street and Avenue 50 are shown on Exhibit 7 - Image Corridor Exhibit. • Water Quantity and Quality -The Specific Plan outlines the use of drought tolerant planting, irrigation techniques, and incorporates a grading concept designed to detain stormwater on-site. • Infrastructure - The Specific Plan incorporates plans to complete the infrastructure that lies adjacent to the project site. The La Quinta Village Specific Plan seeks to establish a well-defined planning framework that implements the goals, policies, and objectives of the City's 2035 General Plan. As a comprehensive development plan, it ensures a cohesive, integrated framework for the development of multiple family housing. This chapter provides a summary discussion to demonstrate that the La Quinta Village Specific Plan is consistent with the City's General Plan and that the La Quinta Village Specific Plan results in the implementation of applicable goals and policies included in the City's General Plan. Table 1 - General Plan Consistency Analysis General Plan Goal or Policy Consistency Finding Land Use Goal LU -2: High quality design that complements and enhances the city. The La Quinta Village community incorporates high quality desert architectural themes and materials into the building aesthetic. Policy LU -2.4: Planning for all major community facilities shall carefully consider the potential impacts to adjacent development, particularly residential development. The proposed residential buildings have been broken up and set back from the northern property line to reduce the impact of its mass on the adjoining single-family neighborhood. Program LU -2.7a: Continue to utilize the QUIMBY Act to charge park fees and allow for park development. This development will pay the required QUIMBY Act fees. Goal LU -5: A broad range of housing types and choices for all residents of the city. Providing both market -rate and moderate - income rentals fills the need for this type of housing, which is not being satisfied currently. In addition, the variation in apartment size, accessibility, and affordability provides opportunities for a great variety of residents in La Quinta. Housing Policy H-2.1: Increase housing choices for lower and moderate -income households. This development will provide 74 affordable units and 178 market -rate income units which provides more housing options in the City of La Quinta. 8 La Quinta Village Specific Plan City of La Quinta Amendment No. 2 General Plan Goal or Policy Policy H-6.1: Promote higher density and compact developments that increase energy efficiency and reduce land consumption. Goal H-5: Provide equal housing opportunities for all persons. Policy 5.5: Improve quality of life for disabled persons by facilitating relief from regulatory requirements that may require barriers to accessible housing and promoting universal design. Consistency Finding La Quinta Village Apartments provides 18 dwelling units per acre while minimizing its impact on the nearby single-family neighborhoods. La Quinta Village Apartments will provide affordable moderate -income units and accessible units, providing a greater variety of housing types in the City of La Quinta. La Quinta Village Apartments will provide ground floor accessible units. The pool, spa, parking, and other recreational spaces will be compliant with accessibility regulations. Circulation Program CIR 1.10a: Review new and redeveloping projects along all major roadways with the intent of limiting access and aligning and/or consolidating access drives in a manner which minimizes the use of existing and planned signalized intersections. Policy CIR 1.12: As a means of reducing vehicular traffic on major roadways and to reduce vehicle miles travels by traffic originating in the city, the city shall pursue development of a land use pattern that maximizes the interactions between adjacent or nearby land uses. Policy CIR 1.17: To preserve the aesthetic values on the city's streets, optimum landscape setback shall be maintained along all designated General Plan Image Corridors and shall be identified in the City's Municipal Code. Access will be provided along a primary and major arterial road. The access points have been designed to minimize interruptions at the intersection of Washington Street and Avenue 50. Due to the community's proximity to the school, children will be able to walk safely to school. Additionally, La Quinta Village Apartments is near a Sunline route, which will allow its residents to have easy access to public transit services. Both Washington Street and Avenue 50 are image corridors and have a 150 -foot setback with a 22 -foot height restriction which will be raised to 28 feet to accommodate Spanish tile roofing. The viewshed will still provide beautiful panoramic views of the Santa Rosa Mountains. Natural Resources Policy OS 2.3: Encourage the preservation of open space in privately owned development projects. Goal SC -1: A community that provides the best possible quality of life for its residents. La Quinta Village Apartments provides 4.5 to 5 acres of open space areas for its residents, above the minimum required per the city's municipal code. The community will have intricate pedestrian pathways for its residents that provide connectivity throughout the site. La Quinta Village Apartments will provide open space and recreational amenities such as a clubhouse, pool and spa, barbeque areas, putting course, fitness center, and office space. 9 La Quinta Village Specific Plan City of La Quinta Amendment No. 2 Section 2 - Specific Plan Project Description The project site consists of a 14.03 -acre parcel located on the northeast corner of Washington Street and Avenue 50 in the City of La Quinta. The site is currently vacant but has been cleared and grubbed. It was previously approved for the development of a single-family tract of houses (Tentative Tract Map 26148) in the late 1980's and the approval was extended into the early 1990's. However, the entitlements were allowed to lapse. To the north, the project site abuts a mostly built out established tract of single- family homes which are accessed from Washington Street at Sagebrush Avenue. La Quinta Village Apartments is a proposed multiple family residential development that will offer 252 -units of which 178 will be market -rate and 74 will be moderate income affordable units. The housing type will be a mix of one- and two-bedroom units with a total of 132 one -bedroom units and 120 two-bedroom units. The project will have two- story apartment buildings with a maximum height of 28 feet with a Spanish hacienda architectural design aesthetic. The proposed density is 18 dwelling units per acre, which includes the use of a Density Bonus for Affordable Housing from LQMC Section 9.60.260. In contrast to the City of La Quinta's Zoning Ordinance, this Specific Plan will allow for the moderate -income affordable housing density bonus to be applied without requiring the affordable units to be offered to the public for purchase. The density permitted in the Medium High Density Residential zoning allows for 8 to 12 units per acre. The project amenities will include a dog park, pickle ball court, putting green, swimming pool and spa, barbeque areas, tot lot, and clubhouse. Inside the clubhouse there will be offices, restrooms, showers, a fitness center, and a community area. This apartment community will be managed by a management company that will develop and enforce all community standards and rules. La Quinta Village will be an environmentally sustainable community that will help facilitate and encourage health and wellness for its residents and employees. The project will create community connectivity through access to public transportation. Recycling within the project using collection bins will also be encouraged. Water and energy efficiency will be implemented throughout the project by using high -efficiency, low -flow rate plumbing fixtures and Energy Star rated appliances. Architectural features such as colors, materials, and shading devices will also reduce the project's energy demands. Landscaping will meet or exceed CVWD water budget requirements. Parking for the facility is primarily located directly off the perimeter drive along both Avenue 50 and Washington Street. The perimeter drive is proposed to provide fire and safety equipment access and servicing to the complex. The site plan complies with required landscape setbacks on both Washington Street and Avenue 50 and employs a single vehicular access from each street to the site. These standards are consistent with the adopted image corridors regulations established in the General Plan. The site is irregular in shape and the development is constrained by parcel geometry, additional street dedication on Washington to comply with the General Plan, and the city staff request for additional right-of-way to accommodate a dedicated right turn lane. The project proponent previously dedicated full General Plan Right -of- Way for both streets. 10 La Quinta Village Specific Plan City of La Quinta Amendment No. 2 The project is within the image corridor of both Washington Street and Avenue 50. The image corridor setback is measured 150 feet from the right-of-way line as defined in the parcel map. Portions of buildings fronting on Washington Street and Avenue 50 are within the 150 -foot setback. A detailed discussion of the Image Corridors is included later in the Specific Plan. There is a 75 -foot building setback from Coachella Valley Water District Stormwater Channel located to the east of the project site. No buildings are allowed within the 75 - foot setback; however, carports are permitted. Art In Public Places The requirement for art in public places will be satisfied in accordance with Section 2.65 of the La Quinta Municipal Code. Infrastructure Phasing The infrastructure improvements required in conjunction with this development will be installed and completed prior to occupancy of the facility. All adjacent infrastructure improvements adjacent to the site will be improved with the initial development of the property. Grading / Drainage / Flood Control The site will be mass graded and it is anticipated that there will be a net -import of material to the site. Overall, it is anticipated that approximately 36,000 cubic yards of import will be moved to the site. Stormwater, including that from a 100 -year event, will be stored in above ground retention facilities. As an alternative, a regional assessment could be undertaken to determine the feasibility of discharging flows into the channel after first flush. To do this, the City and CVWD would have to see an analysis that shows there is adequate capacity in the channel when the subject property discharges storm flows. Due to the adjacent Evacuation Channel, CVWD has noted that the channel water surface elevation is established at 48 feet above sea level. The City Engineer will require that the site development plan and street improvement plans for Avenue 50 are designed and constructed to provide a minimum elevation of 50 feet to prevent flooding. The Conceptual Grading Plan is shown in Exhibit 11. Erosion Control The grading operations shall include adequate provisions for wind and water erosion control both during and after grading operations have ceased. The details of erosion control shall be included in the project's Storm Water Pollution Prevention Plan (SWPPP) and PM 10 Plan. • Pre -watering - The site shall be pre -watered to a depth of three feet prior to the onset of grading operations. • During Grading - Once grading has commenced, and until grading has been completed, watering of the site and/or other treatment(s) determined to be appropriate shall be ongoing. 11 La Quinta Village Specific Plan City of La Quinta Amendment No. 2 • Post Grading - All disturbed areas shall be treated to prevent erosion for the term that the area will remain undeveloped. Final landscape and irrigation shall be installed as soon as feasible after grading operations have been completed. SWPPP/NPDES/PM 10 Since the Coachella Valley experiences periods of moderate to heavy wind conditions, wind-blown dust and sand is a concern with mass grading operations, especially those more than five acres in size. Because of health concerns, the Environmental Protection Agency has instituted a plan in the valley to curb excess small particle dust (PM 10). The City also participates in the National Pollutant Discharge Elimination System program. The City of La Quinta requires SWPPP, NPDES and PM 10 plans to control the wind- and water - born erosion associated with such grading operations. The project will comply with the City's requirements relative to these programs. Hydrology La Quinta Village lies in a Zone X Other Areas flood zone as determined by FEMA, Community Panel Number 06065C-2241 G, revised August 20, 2008. Zone X includes areas to be outside the 500 -year event. There are no tributary flows that must be accommodated in the development of the site (Exhibit 8 - Photo Array). Flood Control Master Plan The stormwater drainage system in the City of La Quinta is administered by CVWD. The system consists of improvements to the natural drainage channels that run through the city. There is an existing storm drain located in Washington Street that collects storm water and conducts that flow into the adjacent Evacuation Channel via a storm drain in Avenue 50. Water collected in this channel then feeds into the Whitewater River and to the Salton Sea. On -Site Storm Water Design / PWQMP The City of La Quinta in conjunction with CVWD requires each development to include provisions for handling storm water attributed to the site. The design storm, which creates the worst-case scenario is a 100 -year, 3 -hour event. Each development project must either retain the 100 -year stormwater on site or discharge it into an approved storm water system after first flush containments have been removed. The initial storm water design concept for the La Quinta Village Apartments is to retain the storm water on-site in above -ground basins. A Preliminary Water Quality Management Plan (WQMP) will be submitted as part of the Site Development Permit, showing how the first flush containments will be collected and removed from the storm water prior to percolation or dewatering. Nuisance Water Nuisance water attributed to the project will be collected and directed to the above- ground retention basin areas if this is the final method chosen for handling stormwater. If a direct discharge approach is proven feasible, nuisance water will be directed to one 12 La Quinta Village Specific Plan City of La Quinta Amendment No. 2 or more dry wells if needed. The amount of nuisance water is expected to be reduced due to the use of water efficient landscape and irrigation materials. Utilities La Quinta Village Apartments is well served by utilities and is situated in a corridor planned for a relatively intense scope of urban development. Utility extensions will be minimal with most utilities existing at the perimeter of the site. Some upgrades will be required by the individual utility companies providing service to the property. Several overhead utility lines exist along Washington Street, Avenue 50, and along the Evacuation Channel. It is the intent of the development to underground all the adjacent overhead utility lines except for the transmission lines along the northern property line and the transmission lines following the alignment of the channel, as required by the City of La Quinta, and regulated by the Imperial Irrigation District (Exhibit 12 - Preliminary Utility Plan). Street improvements implementing the project's conditions of approval will be installed concurrently with the construction of the project and will be completed prior to occupancy of the facility. Sewer Plan Sanitary sewer facilities for La Quinta are provided by CVWD. Sewer mains are located on the west side of the site in Washington Street, in Avenue 50, and in the Evacuation Channel at the southeast corner of the site. Sewage will flow by gravity to the main. No upsizing of facilities will be required. The on-site sewer system will be private (Exhibit 12 - Preliminary Utility Plan). Water Plan Water facilities for La Quinta are provided by CVWD. An 18 -inch main exists in Washington Street and there is also an 18 -inch main in Avenue 50. The on-site water lines will be connected into the existing infrastructure network in at least two places to avoid "dead- end" lines. CVWD Well Site No well site is required for the property. The nearest well is located outside the site near the northeast corner of the project. Electrical Plan The Imperial Irrigation District (IID) provides electric facilities in the City of La Quinta. IID indicates that the design of the electrical service will depend on final load calculations for the overall project. IID will require the installation of underground facilities throughout the project. Existing power poles located on Washington Street and Avenue 50 may be undergrounded if practical and allowed by IID. Other Utilities 13 La Quinta Village Specific Plan City of La Quinta Amendment No. 2 Natural gas is provided by the Southern California Gas Company. The nearest facility is a 6 -inch line located in Washington Street. The project site will independently connect into the gas line. Television cable service is provided by Spectrum Cable with the nearest facilities located in Washington Street at Saguaro Drive abutting the site. Landline Telephone service will be provided by Frontier Communications. Facilities exist in both Washington Street and Avenue 50. Frontier expects to serve the project from these locations. Waste disposal service is provided by Burrtec Waste Industries. The project also proposes implementing recycling facilities within the project using collection bins and instructing occupants and employees to use. Waste and recycling materials will be deposited by residents at various locations throughout the site. Burrtec will collect the refuse and recyclables. 14 La Quinta Village Specific Plan City of La Quinta Amendment No. 2 Section 3 - Land Use Plan Land Use The land use designation for the site is Medium High Density Residential (RMH). This designation allows multi -family housing. Development Standards The development standards outlined in this document are specific to this development and may differ from the La Quinta Municipal Code. The uses and development standards will be in accordance with the provisions of the La Quinta Municipal Code and General Plan regulations. Should conflict occur between the regulations and the Specific Plan, the provisions of the Specific Plan and supporting text shall prevail. Any matter not addressed in the La Quinta Village Specific Plan shall defer to the La Quinta Municipal Code. Residential Permitted Uses Apartments/condominium for multi -family housing. Including the following: garages, carports, patio covers, decks, gazebos, outdoor terraces, fences and walls, clubhouses, swimming pools and spas, cabanas, barbeque, passive and active recreations such as picnic tables, pickleball and tennis courts, community gardens. Guesthouses, Accessory Dwelling Units (ADUs), Junior Dwelling Units subject to LQMC 9.60.090 or applicable change in State Law. Congregate Care Facilities are only permitted subject to the rules and regulations of the State of California. Home Occupation Permits subject to LQMC 0.210.060 Child Day Care or Family Day Care Facilities as an accessory use, serving 6 or fewer children, subject to LQMC 9.60.190. Licensed Service Animals or in -training are exempt. Utility Facilities such as water, sewer, cable, electricity, and gas are permitted uses. Telecommunication facilities will be allowed subject to LQMC 9.170 Residential Prohibited Uses Kennels and Catteries Keeping of barnyard, wild, exotic, reptiles, and dangerous animals. Agriculture Uses except for community gardens Storage, parking, maintenance of recreation vehicles or mobile homes. Maintenance of autos and trucks. Single Family Residential Dwellings as a Primary Use 15 La Quinta Village Specific Plan Amendment No. 2 City of La Quinta Residential Development Standards Minimum Project Size for Multi -Family Projects 20,000 SQ. FT. Minimum Frontage for Multi -Family Projects 100 Feet Maximum Structure Height 3 28 Feet Maximum Structure Height at Image Corridor 3'4 28 Feet Maximum Number of Stories 2 Minimum Front Yard Setback ' 20 Feet Minimum Interior/Exterior Side Yard Setback 1, 2, 7 5/10 Feet Minimum Rear Yard Setback ' 15 Feet Maximum Lot Coverage 60% Minimum Common Open Area 5 30% Minimum/Average Perimeter Landscape Setback 10/20 Feet Minimum Livable Area 6 670 SQ. FT. General Notes: 1 Parking and carports are permitted within front, interior/exterior side, and rear setbacks. 2 To avoid monotony on the street side -yard, buildings can extend into the setback area if the average of 20 feet is maintained. 3 Only residential and commercial structures are included in the height restrictions. Potential utilities facilities such as water, sewer, cable, electricity, phone, cell, and gas are not included. 4 The maximum structure height equals 28 feet for all buildings within 150 -feet of any general plan -designated image corridor. Height restriction shall not include roof -mounted equipment screening and parapet walls. 5 Common open area equals percent of net project area. Perimeter landscape setbacks are adjacent to perimeter streets: first number equals minimum at any point; second number equals minimum average over entire frontage. 6 Excludes garage and private open space. 7 For interior side yards, if the building is over 17 feet in height, the setback is 5 feet plus 1 foot for every foot over 17 feet in height or fraction thereof, to a maximum of 10 feet. The additional setback may be provided entirely at grade level or a combination of at grade and airspace above the 17 -foot building. Density Calculations: The density used for the calculation refers to Medium High Density Residential standards and Density Bonus allowances for moderate -income affordable units respectively, LQMC Section 9.30.070 and Section 9.60.260 (G) (4). Calculation: RMH Density Allowed = 12 du/ac Acres = 14.03 12 du/ac x 14.03 acres = 168 Total Allowable Units (Base) Percentage of Density Bonus = 50% New Density = 18 du/ac 18 du/ac x 14.03 acres = 252 Maximum Allowable Units with Density Bonus Percentage of Moderate -Income Units = 44% 44% moderate -income percentage x 168 base units 16 La Quinta Village Specific Plan City of La Quinta Amendment No. 2 = 74 Minimum Required Moderate -Income Units Breakdown of Units: Market Rate Units 178 Affordable Units 74 Total Number of Units = 252 The calculations for the gross area shall include all dedicated lands for right-of-way, drainage, retention basins, and utilities. This gross area shall be used to calculate the gross density for the property. Note: The Specific Plan will allow the use of the Density Bonus for rental units in addition to home ownership, which is currently allowed per the La Quinta Municipal Code regardless of affordable income level. Additional Development Standards General Requirements: A. Architectural projections such as roof overhangs, chimneys, awnings, and canopies may encroach a maximum of two feet into any required setback provided such projections are no closer than three- and one-half feet from any property line. B. Roof structures not associated with living area such as parapet walls, air conditioners, chimneys, and other such structures shall not be included in the measurement of height. Only parts of the building that are directly related to living area shall be part of the height calculation. Height shall be measured from finished grade. C. Masonry walls and/or decorative fencing a maximum of six feet in height shall be used along the perimeter of the property and along public streets within perimeter landscaping setbacks. Ornamental iron and tubular steel fencing is permitted to be used in any location on the lot. D. Parking shall be screened from public views on the street frontage by use of walls, fences, landscaping, or decorative berms. E. Roof mounted utility and mechanical equipment including, but not limited to, air conditioning and heating shall be screened and an integral part of the roof design. Screening parapets will be a maximum of five feet. Ground mounted utility and mechanical equipment may be located within setback areas and shall be screened with, but not limited to, landscape planting, walls, and fencing. F. Architecturally integrated parapets to screen roof equipment shall not be included in the building height. G. For multi -family residential, the minimum livable area shall be 670 square feet. 17 La Quinta Village Specific Plan City of La Quinta Amendment No. 2 H. Parking, carports, pickleball court, and dog park are permitted to be located within setbacks. Specific Plan Minor Modifications The following constitute minor modifications to the Specific Plan not requiring a Specific Plan Amendment and are subject to review and approval by the Design and Development Director. The Design and Development Director shall have the discretion to refer any such requests for modification to the Specific Plan development standards using the criteria found in the La Quinta Municipal Code Sections 9.200.90 or 9.200.110: • Change in utility provider. • A maximum shift of ten percent (10%) of the total number of various unit types provided the total number of units or density for the entire Specific Plan area does not exceed that established in the Specific Plan Amendment. • Minor changes to development standards can be approved by the Development Services Manager or their designee subject to LQMC Section 9.210.040. • Minor changes to the landscape materials, wall materials, wall alignment, entry design, and streetscape design, which are consistent with the conceptual design set forth in the design guidelines, contained within in the Specific Plan. • Minor changes to the design guidelines, which are intended to be conceptual in nature only, and are intended to be flexible in implementation. • Other modifications of similar nature to those listed above, which are deemed minor by the Planning Manager, which are in keeping with the purpose and intent of the approved La Quinta Village Specific Plan and which are in conformance with the General Plan. • Changes in site plan due to requirements from the electrical, phone, gas, sewer, or water purveyor. o Building changes from these types of changes can be approved by the Design and Development Director if it does not include more than seven (7) buildings on site and do not exceed the maximum height allowed. Prior to the Design and Development Director making a written determination as to the substantial conformance of a revised plan in accordance with the standards set forth in the approved La Quinta Village Specific Plan, the applicant shall prepare a written request that addresses the nature of the revisions and how the revised plan complies with the adopted Specific Plan standards. The applicant's request shall be accompanied by appropriate graphic and/or technical information that supports the revisions. Specific Plan Amendments Amendments to the La Quinta Village Specific Plan may be requested by the applicant by submitting the Specific Plan Amendment Application to the Design and Development Department with the required fees as required by the City Council. The request must comply with Section 65453(a) of the California Government Code and Chapter 9.240 of the La Quinta Municipal Code. Amendments shall be processed pursuant to the provisions of the Government Code for Specific Plan Amendments. In the event the proposed amendment requires supplemental environmental analysis pursuant to the 18 La Quinta Village Specific Plan City of La Quinta Amendment No. 2 California Environmental Quality Act (CEQA), the applicant(s) are responsible for preparing the necessary CEQA documentation. Any amendment will be subject to a public hearing requirement for which a 500 -foot radius notification of the public hearing will be required or will need to comply with the public hearing notification requirements of Section 9.200.100 of the La Quinta Municipal Code, whichever is the greater requirement. Modifications to Approved Grading Plan Final grading may vary from the project's approved Site Development Permit within the following restrictions: 1. Finish grade elevations may vary by up or down .5 feet within the first 50 feet adjacent to the northerly property line and 1.0 feet up or down elsewhere on the site. 2. Final grading plans may be altered due to minor changes in building configuration, door locations, parking lot revisions, CVWD requirements and changes in ADA paths of access. Parking Requirements The Specific Plan allows standards to be different from those found in the City's Municipal Code. However, California Government Code Section 65915 does mandate specific parking standards when providing affordable units. Within the City's Municipal Code Section 9.60.260 (K), the By -Right parking incentive and parking ratios apply to the entire development and shall not be restricted to only the affordable units. The parking ratios are listed as follows: 1 -bedrooms require 1 parking space per unit and 2 -bedrooms require 1.5 spaces per unit. Although only 319 parking spaces are required per code, the minimum total parking spaces will exceed the number required. For the Community Center, 1 parking space for every 300 square feet of gross floor area shall be provided. The parking required for each unit will be sufficient for guest parking and encourage other modes of transportation. In addition to satisfying the required parking minimums, La Quinta Village Apartments will provide 196 extra parking stalls. Provision of future electric vehicle charging station connections is recommended and may be installed at a future date or as mandated per California Green Building Code (CalGreen). Carports In La Quinta Village Apartments, carports must have relatively flat or shed roofs and be made of metal or photovoltaic panels to endure the harsh desert environment. Carports should be complementary to the architecture of the apartment buildings. For the safety of residents, the carports shall have lighting. All electrical conduits shall be screened from public view. Carports should be placed as close to the corresponding building as possible for the convenience of the future residents if parking stalls are assigned. 19 La Quinta Village Specific Plan City of La Quinta Amendment No. 2 Trash Enclosures Trash enclosures shall comply with LQMC Section 9.100.200 in addition to the following standards outlined in the Specific Plan. Trash enclosures shall be placed in locations to be approved by the City of La Quinta and Burrtec Disposal to ensure the facility is accessible and secure. The location shall be outside public view as much as possible and be enclosed by block walls with metal gates and a pedestrian entrance. The walls of the trash enclosure shall complement the building in color and material. Fencing and Walls The function of walls and/or fences in the La Quinta Village Specific Plan will be to provide safety, security, and privacy to all the tenants. All fencing shall complement the architecture and landscaping on-site. Block walls and fencing in the La Quinta Village Specific Plan shall comply with LQMC Section 9.60.010 and the following: • Maximum height of 6 -feet except for tennis/pickleball courts may be 16 -feet. • Block walls are the preferred barrier along the perimeter. • In areas where existing masonry walls are present and in good condition, the walls will be stuccoed and painted to match. In areas where there is either no wall or fence, a new six -foot -high masonry wall will be erected as indicated by landscape plans. • A minimum six -foot -high decorative masonry wall will be necessary along both public streets to reduce the noise levels impinging on the residential uses. • To provide surface relief on block walls along the frontage, there shall be a decorative pilasters placed at the project entries. • Block walls shall be composed of masonry block with a decorative cap and matching grout. • Gates shall be aesthetically pleasing and automatic as opposed to manual. Gates shall have a Knox Box or other means of access for police and fire emergencies as approved by the Riverside County Fire Department. • The use of vinyl, wood, wire, chain link, serpentine, and barbed wire fences are strictly prohibited and shall not be used anywhere on-site. • Chain link fencing shall only be allowed for use around the perimeter of pickle ball and/or tennis courts. • Fencing shall be allowed to be within perimeter landscaping setbacks and around above -ground retention basin areas. Lighting All on-site lighting shall comply with LQMC Section 9.100.150 and the following: 20 La Quinta Village Specific Plan City of La Quinta Amendment No. 2 • Lighting within the project site boundaries shall be complementary to the buildings and consistent with the scale and character of the project. • The adjoining properties shall be protected against glare of lighting fixtures and be designed to provide safety to the future residents. • Brightly colored and/or blinking lights are not allowed. • The location, design, type, and size of all exterior lighting shall be reviewed and approved by the City of La Quinta Planning Department and the Riverside County Sheriff Department. • A photometric plan with lumen intensity (candle -feet) and specification sheets that detail the material used will be required. Lighting on the property will be 1 - candle -foot on site and 0 -candle -foot at the property lines. • All lighting at the property line shall have back-flow screens to prevent spillover to the adjacent residential properties • All building mounted lighting shall be firmly attached to the building and shall not be capable of pivoting or being moved. When mounted on buildings adjacent to surrounding properties, lighting shall also be focused down directly on the ground to avoid spillover to adjacent properties. • All freestanding lighting in the parking area shall comply with the following: 1. The lights shall be contained lights with either a rounded fixture or shoebox fixture. 2. Lighting shall be focused directly down to prevent spillover to adjacent properties. 3. The total height of any freestanding fixture shall not exceed 18 -feet and shall have a metallic post. 4. The post shall connect to a concrete base with a beveled edge and decorative surface. Under no circumstance shall the base have the marking from the container that the concrete is formed in. 5. All connections between the pole and the base shall have a metal box screening the connection. 6. Lighting fixture placement shall provide the appropriate illumination for outdoor areas such as parking and pedestrian walkways. 7. The lighting level shall have the number of candle -feet that allows face recognition from 100 -feet. 8. Use of illuminated bollards for walkways is recommended. 9. Untreated bollards with rolled concrete are unacceptable and will not be allowed. Yellow bollards shall only be used when required by law but shall not have rolled concrete at the top of the bollard. 21 La Quinta Village Specific Plan City of La Quinta Amendment No. 2 10. Whenever possible, bollards shall be used as a light fixture to enhance safety and provide additional amenity. Bollards not used for lighting shall have a decorative cover. 22 La Quinta Village Specific Plan City of La Quinta Amendment No. 2 Section 4 - Circulation Overview The La Quinta Village Specific Plan proposes to develop the adjacent street system in a manner consistent with the City of La Quinta General Plan Circulation Element. The property is located on Washington Street which is designated by the General Plan as a major arterial requiring a half street of 64 feet. The site also abuts Avenue 50 which is designated as a primary arterial for which the General Plan calls for a half street of 54 feet. Off -Site Circulation System The existing conditions around the site include partial improvements on both abutting public streets. The General Plan standards for improvements, which will be required in conjunction with this project, are consistent with other recent road improvements for both Washington Street and Avenue 50. The construction of the required improvements will continue the process of implementing the adopted General Plan Circulation Plan. Expanded pavement, curb, gutter, median and sidewalk/bike path improvements are planned for the project's two street frontages. Signal upgrades may be required in addition to relocation to the ultimate improvement location. On -Site Circulation System The 14.03 -acre site will be serviced by the main access on Washington Street and a secondary access on Avenue 50. The internal circulation is a driveway around the perimeter of the site which will have no dead -ends. The design also provides easy access for fire department and trash collection access to all buildings. Public Transportation A bus turnout and a relocated bus shelter on Washington Street is required as a part of the project's public street improvements per Sunline Transit requirements and Public Works Department. Prior to issuance of building permits for individual Site Development Permits, applicants shall submit a Transportation Demand Management (TDM) Plan to the Public Works and Design and Development Departments. The plans shall address capital improvement and operational standards as set forth in the City's TDM Ordinance. Any transit related improvements required by the Sunline Transit Agency as a condition to development will not constitute compliance with the plan submittal requirements. 23 La Quinta Village Specific Plan City of La Quinta Amendment No. 2 Section 5 - Design Guidelines Landscape Concepts This section of the La Quinta Village Specific Plan contains development standards, design concepts, guidelines, and special treatment plans for the implementation of landscaping throughout the site. The landscape material chosen shall be compatible with the desert climate, water efficient, and compliment the character of the surrounding community. A preliminary landscape plan can be seen below in Figure 2.4 Landscape Plan. 6070900 3 lal ?i -0'0091' l J - t. -h1-- tl-HIS-11 1104 ?fit L1 I 1 ' OL.1 I Li1L zogE s. REFER N SLOPE PUNIIIG Ewen Pori PKfEATCH AREA CONCEPTUAL LANDSCAPE PLAN PRELIMINARY LANDSCAPE PLAN LA QUINTA VILLAGE APARTMENTS PARKER DEVELOPMENT CITY OF LA QUINTA, CA LP -1 Figure 2.4, Conceptual Landscape Plan 24 La Quinta Village Specific Plan City of La Quinta Amendment No. 2 The landscape plan found in Figure 2.4 is conceptual and shall be approved by the Planning Commission via the Site Development Plan (SDP). The final landscape plan shall be approved by the Design and Development Director or his/her designee and shall be designed to perform the following functions: 1. Landscaping shall be in scale with adjacent buildings and be of an appropriate size at maturity to accomplish its intended purpose. 2. Provide a functional and aesthetically pleasing appearance. 3. Landscaping shall be used to complement the building architecture. 4. Landscaping shall comply with AB 1881 Model Water Efficient Landscape Ordinance and LQMC Section 8.13. 5. Provide a visual buffer of buildings from adjacent properties. 6. Provide landscape material that will provide shading and complement the architecture. 7. Provide an attractive and well-defined entrance and street frontage that will define the project. 8. Street frontages shall be consistent with the surrounding area. 9. Provide dust and erosion control during construction and natural color soil binder with native seasonal flowers to be used between phases with a 3 -year life to be replaced when needed. 10. Landscaping shall be used to screen undesirable views. 11. Preserve and protect the special attributes of the area and minimize adverse effects on the natural environment to the greatest extent possible. Approval Process 1. The conceptual landscape plan shall be approved by the City Council along with the Specific Plan and Site Development Permit. 2. The final landscape plan with all planting and irrigation details shall be approved by the Planning Manager prior to the issuance of a Building Permit. a) The final landscape plan shall include any direction provided by the Planning Commission and/or City Council. b) The Planning Manager can make minor changes to the landscape plan including moving landscape areas or changes in species. c) Any appeals can be made subject to the appeal process on page 32 of this document and found in LQMC Section 9.200.1 10. 25 La Quinta Village Specific Plan City of La Quinta Amendment No. 2 Development Standards 1. Selected plant material shall be low maintenance and drought tolerant. 2. Plant materials shall be water efficient. 3. Landscape areas shall have decomposed granite, ground cover, crushed rock, boulders, and turf. The use of turf shall be limited by the requirements of the Coachella Valley Water District. 4. Plants are to be grouped with plants with similar needs and irrigation requirements for efficiency and optimal growth. 5. Desert friendly trees with canopies shall be planted throughout the site to provide shade to uncovered parking and outdoor gathering areas. 6. The canopy trees shall be a mixture of trees of different sizes such as 15 -gallon and 24 -inch box. The use of 15 -gallon trees shall not exceed 50% of the total number of canopy trees used on site. 7. Trees shall be planted no less than 10 feet on center to avoid crowding and overlapping of canopies. 8. All trees shall have an adequately sized planting area. Parking area planters shall be a minimum of 5 feet x 5 feet and be clearly shown on the final landscape plan. 9. All landscaping shall be within planters bounded by a curb at least six inches high in the parking area. 10. Root barriers shall be used when trees are planted within 5 feet of pedestrian walkways and buildings. 11. The parking lot area will be landscaped with one tree per 10-12 parking spaces except for where carports are located and the frontage along Washington Street. All trees shall be 24 -inch boxes. 12. All canopy trees shall be double staked to prevent swaying and shifting, which can damage the roots underground by breaking them. Palm trees are not required to have staking. 13. Plantings such as trees and/or shrubs shall not obstruct views for safety and security purposes and shall not interfere with fire equipment access. 14. All trees, shrubs, and ground covers must be properly maintained. All dead or dying plants shall be replaced within 10 days of being reported to the property owner. Maintenance for seasonal planting will be required in the off season to remove all dead or frost damaged growth, leaf litter, or other debris. Irrigation systems must be maintained to ensure survivability of plant material. 15. All landscaped areas shall be designed so that plant materials are protected from vehicle damage, encroachment, or overhang. 16. Concrete mow strips shall be used between different types of planting material or different colors of decomposed granite. 26 La Quinta Village Specific Plan City of La Quinta Amendment No. 2 17. Use of redwood headers, metal dividers, and rubber tubing as a separation between planting materials is strictly prohibited. 18. The spacing of shrubs shall be appropriate to the species that is used. 19. Plant material shall not interfere with designated emergency areas, fire equipment, or electrical transformers. 20. Decorative gravel/crushed rock/ and/or decomposed granite may also be used as groundcover. The maximum size of decomposed granite shall be 3/8 - inch which ensures a variety of sizes. The gravel can be composed of rubble or cobble and should have a range of 4-6 inches diameter. 21. Maintenance of landscape shall be the responsibility of the property owner and shall be performed according to proper horticultural standards. 22. Nothing in this subsection shall preclude the installation of additional landscaping and the planting of additional trees which can be approved by the Planning Manager. 23. The perimeter landscaping setbacks shall be a minimum of 10 feet or be an average of 20 feet, including Washington Street and Avenue 50 frontages. Fencing and landscaped retention basins shall be allowed to encroach into the perimeter landscaping setbacks. The landscape concept follows a "lush oasis" theme while emphasizing water efficient materials, colors, and form. A planting palette is shown in Exhibits 37-41. Entry areas are treated with a formal layout of Date Palms, Palo Brea, and Mulga Trees that frame the entrance. Perimeter areas are treated with Indian Rosewood and Tipuana Tipu trees. The landscaping around the buildings will be Tipuana Tipu, Swan Hill, and Mulga which complement the architecture of the buildings. In general, the proposed landscaping will create an attractive street frontage and a pleasing environment for future residents. Signage Project identification signs are anticipated at each entry. The signage will be consistent with the City of La Quinta sign ordinance. Such signs shall be architecturally integrated with the wall and landscape designs and limited to one project identification sign on each frontage with no more than 24 square feet of sign face per sign. Other minor signs will be consistent with city or state/federal requirements. See Exhibit 42 - Entry for the main project (monument) sign. General Architectural Theme La Quinta Village Specific Plan will provide multiple family dwelling units and will endeavor to provide a welcoming atmosphere with open space to avoid the feeling of high bulk and density. The architecture will support this goal and provide a pleasant atmosphere for future residents of La Quinta Village Apartments. The La Quinta Village Specific Plan will include the following policy statements to support the goals of the City's General Plan and La Quinta Village Specific Plan: 1. Provide clean and crisp architectural forms and materials. 27 La Quinta Village Specific Plan City of La Quinta Amendment No. 2 2. Indoor/outdoor spaces will blend with the landscape shape. 3. Provide the use of natural materials and colors to be reflective of the dramatic desert surroundings. 4. Architecture and Landscaping will complement each other and create a pleasant environment. 5. Maintain the Image Corridors on both Avenue 50 and Washington Street. The Image Corridors on Avenue 50 and Washington Street are measured 150 -feet from the right-of-way line as indicated on the parcel map and as shown on Exhibit 7. On Washington Street, building 1 is completely within the 150 -foot image corridor setback and building 6 is partially within the setback. Building 6 is a 2 -story building and extends approximately 22 feet into the setback. In the final analysis, the view of the Santa Rosa Mountains is not impacted since they are to the north and west of the project site and are most impacted by the buildings on the other side of Washington Street. Therefore, this project has no impact on residential or vehicular views from Washington Street. Exhibit 33, View 8 confirms there is no impact on the view from Washington Street. On Avenue 50, Buildings 6 and 7 are entirely within the 150 -foot setback and within this Specific Plan allowable height requirements. Exhibit 33 shows Views 8, 9, and 10 that have the views from both Washington Street and Avenue 50. Views 8 and 9 show the impact of Avenue 50 from Buildings 6 and 7. A minuscule amount of the Santa Rosa Mountains view may be blocked, but the view will still be visible for people driving from the west. Notably, this view will mostly be impacted by other unrelated projects to the west. These renderings make it clear that the beautiful views of the Santa Rosa Mountains will still be visible. La Quinta is known for its stunning views and this project will not interfere with those views. Therefore, the Specific Plan will allow a maximum height of 28 feet within the 150 -foot Image Corridor. It will only apply to this property and not anywhere else in the City of La Quinta. Preserving the viewsheds is desirable to the developers of this Project because they will make it more desirable to future tenants. Creating more multi -family housing will benefit the City of La Quinta, the Coachella Valley, and Riverside County by helping to alleviate the housing crisis that we all face. La Quinta Village Apartments consists of two-story multiple -family dwelling buildings with a Spanish hacienda architectural style expressed with stucco finish, parapet walls, Spanish tile roofing, stucco reglets, and metal railings. Exterior color schemes convey a traditional Spanish palette with hints of accent colors. The gated community also includes a clubhouse, carports, open space with meandering walking paths, several shade structures with barbeques and picnic tables, a putting green, pickleball court, dog park, shaded tot lot, and a pool area with a spa, cabanas, fire pits, and barbeques. 28 La Quinta Village Specific Plan Amendment No. 2 City of La Quinta Figure 1 - Primary entrance on Washington Street. The architectural site plan has a main access on Washington Street and a secondary access on Avenue 50. The clubhouse and pool will be placed at the terminus of the Washington Street entrance with four (4) buildings surrounding it. The remaining eight (8) buildings will frame the remainder of the property. The carports are located throughout the property so each building has convenient parking. The clubhouse, pool, cabanas, barbeque areas, and tot lot are at the center of the property. The dog park and pickleball courts are located on the south side adjacent to Avenue 50. Figure 2 - Rendering of entrance on Avenue 50. Carports sizes will vary and will have support columns with flat metal roofs or photovoltaic panels. The carports will be metal so that they can weather well in the harsh desert environment. 29 La Quinta Village Specific Plan City of La Quinta Amendment No. 2 The Spanish hacienda style clubhouse building will be a traditional white color with multi- level roofs, architectural pop -outs, door and window trims, and louvred awnings over the front windows. The main clubhouse room includes bi-fold doors to provide an indoor - outdoor relationship to the pool deck area. The pool deck area includes access to the pool, spa, showers, and restrooms. The residential buildings will be similar in concept and composed of traditional Spanish tones including white, off-white, and brown with accent colors. Covered breezeways provide access from both sides (long side) of each building with a stairway. The buildings will have architectural pop -outs for surface relief and a multi -height roofline. The facades will be detailed with stucco reglets creating a geometric pattern which will subtly enhance the building design. The exterior doors and windows will have a header stucco trim to provide relief. Each unit will have a door that leads to a covered balcony with a tube steel railing painted black in a decorative design or to a covered patio with a low wall. Vinyl windows and fiberglass doors will be bronze in color to provide a contrast to the light stucco wall colors. Each of the long sides of the buildings will have separate units on each side. The units will not have a railroad flat floor plan. The ends of the buildings include architectural pop -outs and stucco recessed niches for surface relief. Buildings are designed as four-sided architecture with the street view facade very similar to the courtyard facade. To prevent clutter, electric and water meters will be screened at the breezeways of each apartment building. Figure 3 - View on Avenue 50 looking towards Washington Street intersection with mountains in the background. The architecture will provide a positive living space for the future residents and make a positive contribution to this neighborhood of La Quinta and to the city as a whole. The administration and implementation section of this document is provided herein to further define the relationship between the La Quinta Village Specific Plan, City of La Quinta development codes and standards, and the process by which the La Quinta Village Specific Plan will obtain additional discretionary approvals as the project proceeds through the phases of the development process. 30 La Quinta Village Specific Plan City of La Quinta Amendment No. 2 Administrative Plan 1. La Quinta Village Specific Plan Upon its approval/adoption, the La Quinta Village Specific Plan as approved by the La Quinta City Council will become the primary document governing land use regulations. The La Quinta Village Specific Plan has development standards and land use regulations that will replace the corresponding standards in the City of La Quinta's Municipal Code. Where the Specific Plan does not address a standard or subject, the applicable City code and/or ordinance shall apply. The Corresponding Site Development for the La Quinta Village Apartments shall run with the property once the project is built and is transferrable to future owners of the property. The Site Development Permit shall expire if a building permit is not issued within two (2) years from approval of the Second Reading of the Specific Plan by the City Council. Prior to the expiration of the Site Development Permit, the property owner may apply for a two (2) year time extension to be approved by the Planning Commission on an annual basis. The time extension must be submitted prior to the expiration date of the project. 2. Interpretation Unless otherwise provided, should ambiguities occur concerning the content and appropriate application of the La Quinta Village Specific Plan, said ambiguities shall be resolved by the Planning Manager of the City of La Quinta or his/her designee, in a manner most consistent with the intent, goals and policies set forth in the La Quinta Village Specific Plan and the City's General Plan as outlined in Section 9.200.110. The Director's decision is appealable to the Design and Development Director and or Planning Commission in accordance with La Quinta Municipal Code. Implementation Program According to Government Code 65451 of the California Planning Law, the La Quinta Village Specific Plan shall include a program for implementation including regulations, conditions, programs, and additional measures as necessary to carry out the plan. In response to this requirement, the Implementation Program for the SP and Mitigated Negative Declaration consists of the following: 1. Environmental Review and Mitigation Monitoring Program The Specific Plan has been subjected to Environmental Review pursuant to the provisions of CEQA for a Mitigated Negative Declaration. The Mitigation Measures adopted for this project shall comply during all stages and phases of the project's construction and operation of the facility. 2. Adoption of the La Quinta Village Specific Plan and Approval of the Site Development Permit. 31 La Quinta Village Specific Plan City of La Quinta Amendment No. 2 The La Quinta Village Specific Plan shall be approved by Ordinance which includes a first reading, second reading, and then take effect 30 days after the second reading. The Site Development Permit will be processed concurrently with the Specific Plan and shall take effect after the 30 -days have expired. 3. Grading and Improvement Plans A Precise Grading Plan (PGP) will be submitted to the City for approval Site Development Permit. Approval of a grading plan(s) will allow the developer(s) to begin grading the site for development. A National Pollution Discharge Elimination System (NPDES), Water Quality Management Plan (WQMP), PM -10 Plan, and hydrology study will be required prior to approval of the PGP. Improvement plans such as street, water, sewer, and drainage plans will need to be submitted to the City of La Quinta and all affected agencies for review and approval prior to issuance of a grading permit(s). 4. Project Maintenance During construction, maintenance of all facilities will be the responsibility of the developer. After the property has been improved, ongoing maintenance of private facilities including streets, street lighting, landscaping, entry documentation and similar items will be the responsibility of the property owner. Site Development Permit Site-specific development of the site shall be subject to Site Development Permit and approval by both the Planning Commission and City Council for the City of La Quinta. If the Specific Plan is processed separately from the Site Development Permit, then the Site Development Permit shall be acted on by the La Quinta Planning Commission. 32 Resolution No. 2023-039 Conditions of Approval — Adopted Specific Plan 2022-0001 Project: La Quinta Village Apartments Adopted: November 21, 2023 Page 1 of 2 GENERAL EXHIBIT D 1. The applicant agrees to defend, indemnify, and hold harmless the City of La Quinta ("City"), its agents, officers and employees from any claim, action or proceeding to attack, set aside, void, or annul the approval of this Specific Plan or the Project. The City shall have sole discretion in selecting its defense counsel. No later than thirty (30) days after conditional approval of this Specific Plan, the applicant shall execute and deliver to the City an indemnification agreement (with release of claims against the City) in a form approved by the City Manager and City Attorney, memorializing applicant's obligations under this condition of approval. The City shall promptly notify the applicant of any claim, action or proceeding and shall cooperate fully in the defense. 2. Specific Plan 2022-0001 shall comply with all applicable conditions and mitigation measures for the following related approvals: Environmental Assessment 2022-0001 General Plan Amendment 2022-0002 Site Development Permit 2022-0001 In the event of any conflict(s) between approval conditions and/or provisions of these approvals, the Design and Development Director shall adjudicate the conflict by determining the precedence. 3. The applicant requested in its initial application, as submitted, a density that would result in the remaining sites in the City's Housing Element not being adequate to accommodate the City's share of low- and very low-income units under the City's inventory of sites, as approved by the California Department of Housing and Community Development (HCD) in accordance with the City's regional housing need assessment (RHNA) pursuant to Section 65584. Therefore, pursuant to Government Code section 65863(e), the applicant is required to ensure compliance with the state "no net loss" law set forth in Section 65863. 4. Prior to Specific Plan 2022-0001 becoming effective, prior to Site Development Permit 2022-0001 being eligible for approval, and prior to the issuance of any grading, construction, or building permit by the City, the City's update to the Housing Element shall be approved by the California Department of Housing and Community Development (HCD) within 180 days of approval by City Council of GPA2022-0002. This approval by HCD must include certification of the City's Housing Element after adding "Sites 4, 5, and 6", as noted in Exhibit A of the Planning Commission Resolution, to the inventory of sites within the City to accommodate the City's share of low- and very low-income units under the RHNA. If, within 180 days of approval by City Council, HCD does not approve and/or certify the City's Housing Element after being updated by GPA2022-0002 and the adding of "Sites 4, 5, and 6," then GPA2022-0002 shall be repealed on its own accord without the need for further action by City Council Specific Plan 2022-0001 shall not become Resolution No. 2023-039 Conditions of Approval — Adopted Specific Plan 2022-0001 Project: La Quinta Village Apartments Adopted: November 21, 2023 Page 2 of 2 effective, Site Development Permit 2022-0001 shall not be approved, and no grading, construction, or building permit for the Project may be issued by the City. Pursuant to Government Code section 65863(e) and the applicant's obligation to ensure there is "no net loss" of the City's share of low- and very low-income units under the City's inventory of sites, the applicant shall have the obligation to reimburse the City for any and all costs incurred by the City (including staff time and attorney's fees) in furtherance of obtaining HCD's approval and/or certification of the City's Housing Element after being updated by GPA2022-0002 and the adding of "Sites 4,5, and 6"; applicant's obligation to reimburse the City shall be regardless of whether or not HCD approves and/or certifies the GPA2022-0002 and the adding of "Sites 4, 5, and 6." No later than thirty (30) days after the City Council's conditional approval of this Specific Plan, the applicant shall execute and deliver to the City a reimbursement agreement in a form approved by the City Manager and City Attorney, memorializing applicant's obligations under this condition of approval. 5. Prior to the issuance of building permits for any dwelling unit, an applicant shall agree to, and the city shall ensure, that the designated 74 moderate -income units are subject to a recorded affordability restriction of 55 years or longer to ensure continued affordability (Affordability Covenant). The Affordability Covenant shall be in a form approved by the City Manager and City Attorney, and shall require, among other terms and conditions, eligibility criteria as determined by state law for selecting eligible households, rental limits, annual income verification for current households, and the unit numbers designated as the 74 moderate -income units. The Affordability Covenant shall be binding upon all successors in interest of the applicant and shall be recorded in the office of the Riverside County Recorder. 6. Developer shall reimburse the City, within thirty (30) days of presentment of the invoice, all costs and actual attorney's fees incurred by the City Attorney to review, negotiate and/or modify any documents or instruments required by these conditions, if Developer requests that the City modify or revise any documents or instruments prepared initially by the City to effect these conditions. This obligation shall be paid in the time noted above without deduction or offset and Developer's failure to make such payment shall be a material breach of the Conditions of Approval. 7. The property owner shall submit to the Design and Development Department on an annual basis by January 30 of every year a record of rent payments for the 74 designated moderate -income units that meet the Riverside County moderate -income rent limits.