CC Resolution 2024-004 Hampton Inn Hotel SPA 2022-0003 & SDP 2022-0007RESOLUTION NO. 2024 - 004
A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF
LA QUINTA, CALIFORNIA, APPROVING A SPECIFIC
PLAN AMENDMENT AND SITE DEVELOPMENT PERMIT
FOR HAMPTON INN HOTEL LOCATED AT THE
SOUTHWEST CORNER OF AUTO CENTRE DRIVE AND
LA QUINTA DRIVE WITHIN THE CENTRE AT LA QUINTA
SPECIFIC PLAN AREA
CASE NUMBERS:
SPECIFIC PLAN 2022-0003 (SP 1997-029, AMENDMENT 6)
SITE DEVELOPMENT PERMIT 2022-0007
APPLICANT: VERDANT LAQUINTA LLC
WHEREAS, the City Council of the City of La Quinta, California did, on January
16, 2024, hold a duly noticed Public Hearing to consider a request by Verdant LaQuinta
LLC, for a 125 -room hotel project at the southwest corner of Auto Centre Drive and La
Quinta Drive, more commonly described as:
APN 600-340-060
WHEREAS, the Design and Development Department published a public hearing
notice in The Desert Sun newspaper on January 5, 2024, as prescribed by the Municipal
Code. Public hearing notices were also mailed to all property owners within 500 feet of
the site; and
WHEREAS, the Planning Commission of the City of La Quinta, California did, on
December 12, 2023, hold a duly noticed Public Hearing to consider this request and
recommended adoption of the Addendum to the Mitigated Negative Declaration for
Environmental Assessment 2022-0011 and approval of the Specific Plan Amendment and
Site Development Permit; and
Specific Plan 2022-0003
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
make the following mandatory findings pursuant to Section 9.240.010 of the La Quinta
Municipal Code to justify approval of said Specific Plan Amendment, incorporated
herewith as Exhibit A:
1. Consistency with General Plan
The proposed Specific Plan Amendment is consistent with the goals and
policies of the La Quinta General Plan in that it will result in the development of
a 125 -room hotel which is permitted in the General Commercial land use
Resolution No. 2024-004
Specific Plan 2022-0003 (SP 1997-029, Amendment 6)
Site Development Permit 2022-0007
Project: Hampton Inn Hotel
Adopted: January 16, 2024
Page 2 of 5
designation. The proposed project is consistent with the following Goals and
Policies:
• Policy LU -2.2 which requires Specific Plans for projects proposing
flexible development standards that differ from the Zoning Ordinance.
This project proposes variations from several development standards
therefore a Specific Plan Amendment is appropriate for the project.
2. Public Welfare
Approval of the proposed Specific Plan Amendment will not create conditions
materially detrimental to public health, safety, and general welfare. The La
Quinta Design and Development Department has prepared an addendum to
the Mitigated Negative Declaration for Centre at La Quinta Specific Plan
Amendment No. 5, EA2017-0009, adopted by the La Quinta City Council on
July 3, 2018, Resolution 2018-038, pursuant to Section 15164 of the California
Environmental Quality Act (CEQA), in that no substantial changes to the project
are proposed that result in new significant environmental effects.
3. Land Use Compatibility
The proposed Specific Plan Amendment incorporates a land use that is
compatible with zoning on adjacent properties. The property will continue to be
zoned as Regional Commercial which is intended for major retail, professional
office restaurants, and hotels.
4. Property Suitability
The uses permitted in the Specific Plan are suitable and appropriate for the
subject property in that the site is relatively flat, vacant, and the area can be
served by all necessary public services and utilities. The proposed project is
located adjacent to other major retailers that could provide synergy between
the other commercial uses.
Site Development Permit 2022-0007
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
make the following mandatory findings pursuant to Section 9.210.010 of the Municipal
Code to justify approval of said Site Development Permit:
1. Consistency with General Plan
The proposed development is consistent with the General Plan land use
designation of General Commercial. The proposed project is consistent with
the following Goals and Policies:
Resolution No. 2024-004
Specific Plan 2022-0003 (SP 1997-029, Amendment 6)
Site Development Permit 2022-0007
Project: Hampton Inn Hotel
Adopted: January 16, 2024
Page 3 of 5
• Goal LU -6 and ED -1 as the proposed hotel will contribute to a balanced
and varied economic base which provides fiscal stability to the City and
a broad range of services to the region.
• Program CIR-1.12.a: which encourages land uses that provide jobs and
housing near each other to allow the use of alternative modes of travel
and produce shorter work commutes. The project will be developed near
the existing residential Solterra apartment development directly south of
it, providing an opportunity for jobs and housing near each other.
• Program CIR-1.12.b which encourages mixed use and contiguous
commercial development to provide optimum internal connections
between uses. The development will provide and be conditioned to
provide connections to commercial development on the north, east, and
west.
• Policy ED -1.5 which states projects proposed on commercial land shall
be evaluated for their job creating and revenue generating potential. This
project's scope and operations will create jobs and lead to annual sales
tax and generate transient occupancy tax revenue for the City.
2. Consistency with Zoning Code
The proposed development, as conditioned, is consistent with the development
standards of the City's Zoning Code and Centre at La Quinta Specific Plan, as
applicable. The Site Development Permit has been conditioned to ensure
compliance with the zoning standards and other supplemental standards as
established in Title 9 of the La Quinta Municipal Code. The project is consistent
with the non-residential development standards and permitted use table,
except deviations that include requested increase in the floor area ratio and
decreasing the parking minimum standard. These development standards and
land use deviations may be approved with the Specific Plan Amendment.
3. Compliance with CEQA
The Design and Development Department has prepared Environmental
Assessment 2022-0011 for this project, in compliance with the requirements of
the CEQA. The Design and Development Director has determined that
although the proposed project could have a significant effect on the
environment, there will not be a significant effect because mitigation measures
have been incorporated.
4. Architectural Design
The architectural design of the project, including, but not limited to, the
architectural style, scale, building mass, materials, colors, architectural details,
roof style and other architectural elements are compatible with surrounding
development and with the quality of design prevalent in the city.
Resolution No. 2024-004
Specific Plan 2022-0003 (SP 1997-029, Amendment 6)
Site Development Permit 2022-0007
Project: Hampton Inn Hotel
Adopted: January 16, 2024
Page 4 of 5
5. Site Design
The site design of the project including, but not limited to, project entries,
interior circulation, pedestrian and bicycle access, pedestrian amenities,
screening of equipment and trash enclosures, exterior lighting, and other site
design elements are compatible with surrounding development and with the
quality of design prevalent in the city.
6. Landscape Design
Project landscaping, including, but not limited to, the location, type, size, color,
texture and coverage of plant materials, has been designed so as to provide
visual relief, complement buildings, visually emphasize prominent design
elements and vistas, screen undesirable views, provide a harmonious
transition between adjacent land uses and between development and open
space, and provide an overall unifying influence to enhance the visual
continuity of the project. The proposed project is consistent with the
landscaping standards and plant palette and implements the standards for
landscaping and aesthetics established in the General Plan and Zoning Code.
The permanent overall site landscaping utilizes various tree and shrub species
to enhance the building architecture.
NOW, THEREFORE, BE IT RESOLVED by the City Council of the City of La
Quinta, California, as follows:
SECTION 1. That the above recitations are true and constitute the Findings of the City
Council in this case.
SECTION 2. That the above project be determined by the City Council to be consistent
with Environmental Assessment 2022-0011, which adopted an Addendum to the
Mitigated Negative Declaration under Environmental Assessment 2017-0009.
SECTION 3. That the City Council hereby does approve Specific Plan 2022-0003 and
Site Development Permit 2022-0007 for the reasons set forth in this Resolution and
subject to the attached Conditions of Approval, incorporated herewith as Exhibits B and
C, respectively.
PASSED, APPROVED, and ADOPTED at a regular meeting of the La Quinta City
Council held on this 16th day of January 2024, by the following vote:
Resolution No. 2024-004
Specific Plan 2022-0003 (SP 1997-029, Amendment 6)
Site Development Permit 2022-0007
Project: Hampton Inn Hotel
Adopted: January 16, 2024
Page 5 of 5
AYES: Councilmembers Fitzpatrick, McGarrey, Sanchez, and Mayor Pro Tem
Pena
NOES: None
ABSENT: Mayor Evans
ABSTAIN: None
ATTEST:
MONIKA RADE A, City Clerk
City of La Quinta, California
APPROVED AS TO FORM:
WILLIAM H. IHRK., City Attorney
City of La Quinta, California
JOHN ENA, Mayor Pro Tem
City of La Quinta, California
Resolution No. 2024-004
Specific Plan 2022-0003 (SP 1997-029, Amendment 6)
Project: Hampton Inn Hotel
Adopted: January 16, 2024
The Centre at La Quinta
Specific Plan 97-029
Amendment No. 6
Planning Commission Approval
December 12, 2023
City Council Approval
January 16, 2024
The City of La Quinta
78-495 Calle Tampico
La Quinta, CA 92253
760-777-7125
Applicant:
SLF-Adams Street La Quinta, LLC
2 Park Plaza, Suite 700
Irvine, CA 92614
(949) 417-1396
Contact: Carter McLarand
Prepared By:
MDS Consulting
WHA
41865 Boardwalk, Suite 218
2850 Red Hill Ave, Suite 200
Palm Desert, CA 92211
Santa Ana, CA 92705
(760) 674-5776
(949) 251-0607
Contact: Chris Bergh
Contact: Cathy Baranger
EXHIBIT A
Amendment No. 6 includes changes to Floor Area Ratio and Parking
Requirements of the Commercial Parcel, which are shown on page 33.
Amendment No. 6 - Submitted and prepared by Applicant:
Verdant LaQuinta, LLC
8815 Research Dr, Irvine, CA 92618
(949) 829-4902
In all other respects, Amendment No. 5 shall remain in effect.
Project Team Members
James O'Malley & Carter McLarand
SLF-Adams Street La Quinta, LLC
2 Park Plaza, Suite 700
Irvine, CA 92614
(949) 417-1396
Denise Ashton, Jeff Chelwick & Cathy Baranger
WHA
2850 Redhill, Suite 200
Santa Ana, CA 92705
(949) 250-0607
Peter A Duarte
Studio Pad, Inc.
23282 Mill Creek Drive, Suite 200
Laguna Hills, CA 92653
(949) 770-8530
Chris Bergh
MDS Consulting
41865 Boardwalk, Suite 218
Palm Desert, CA 92211
(760) 674-5776
Table of Contents
Listof Figures............................................................6
Listof Tables..............................................................6
Section 1: Introduction..............................................7
1.1 Purpose and Description............................................................................................ 7
1.2 Purpose and Intent...................................................................................................... 8
1.3 Setting.......................................................................................................................... 8
1.4 Project History........................................................................................................... 11
1.5 Enabling Legislation................................................................................................... 13
1.6 General Plan.............................................................................................................. 13
1.7 Zoning........................................................................................................................ 13
1.8 California Environmental Quality Act (CEQA) Compliance ........................................ 16
1.9 Entitlement Process................................................................................................... 16
Section 2: Master Plan.............................................17
2.1 Master Plan Concept.................................................................................................
17
2.2 Land Use....................................................................................................................
18
2.3 Circulation Plan..........................................................................................................
19
2.3.1 Entries.........................................................................................................
19
2.3.2 Private Streets.............................................................................................
19
2.4 The Recreation and Open Space Plan.......................................................................
22
2.4.1 Open Space.................................................................................................
22
2.4.2 Recreational Amenities...............................................................................
22
2.4.3 Additional Landscape Areas........................................................................
23
2.5 Conservation.............................................................................................................
24
2.6 Infrastructure............................................................................................................
24
2.6.1 Water...........................................................................................................
24
2.6.2 Sanitary Sewage..........................................................................................
26
The Centre at La Quinta Specific Plan Amendment No. 6
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SLF-Adams Street La Quinta, LLC
Adopted July 3, 2018
Table of Contents
2.6.3 Storm Water Drainage.................................................................................
26
2.6.4 Public Utilities.............................................................................................
30
2.6.5 Refuse Collection.........................................................................................
30
2.6.6 Schools........................................................................................................
30
2.6.7 Law Enforcement.........................................................................................
31
2.6.8 Fire Protection.............................................................................................
31
2.6.9 City Administration......................................................................................
31
2.6.10 Library Facilities.........................................................................................
31
Section 3: Development Regulations .......................32
3.1 Overview................................................................................................................... 32
3.1.1 Permitted Uses............................................................................................ 32
3.1.2 Standards..................................................................................................... 33
Section 4: Design Guidelines....................................35
4.1 Landscape Concept.................................................................................................... 36
4.2 Residential Architecture Guidelines.......................................................................... 37
4.3 Residential Walls and Fences..................................................................................... 37
4.4 Commercial Architecture Guidelines......................................................................... 38
4.5 Landscape Guidelines............................................................................................... 38
4.5.1 Residential Landscape................................................................................. 39
4.5.2 Commercial Landscape................................................................................ 39
Section 5: Plan Administration.................................42
5.1 Financing of Improvements....................................................................................... 42
5.2 Site Development Permits......................................................................................... 42
5.3 Specific Plan Amendments........................................................................................ 42
5.4 Enforcement.............................................................................................................. 43
Section 6: General Plan Consistency ........................44
SLF-Adams Street La Quinta, LLC
Adopted July 3, 2018
The Centre at La Quinta Specific Plan Amendment No. 6
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Table of Contents
List of Figures
Figure 1.1: Regional Vicinity Map......................................................................... 9
Figure 1.2: Local Vicinity Map............................................................................. 10
Figure 1.3: Original Specific Plan Planning Areas ............................................... 11
Figure 1.4: Planning Area 11................................................................................. 12
Figure 1.5: Amendment No. 5 Area.................................................................... 13
Figure 1.6: Existing General Plan Land Use Designation ..................................... 14
Figure 1.7: General Plan Land Use Designation as Amended ............................. 14
Figure 1.8: Existing Zoning.................................................................................. 15
Figure 1.9: Zoning as Amended.......................................................................... 15
Figure 2.1: Conceptual Commercial Parcel Site Plan ........................................... 17
Figure 2.2: Residential Street Diagram.............................................................. 20
Figure 2.3: Residential Street Sections................................................................ 21
Figure 2.4: Conceptual Potable Water Plan ....................................................... 25
Figure 2.5: Conceptual Sewer Plan..................................................................... 27
Figure 2.6: Conceptual Storm Drainage Plan ...................................................... 28
Figure 2.7: Conceptual Detention Basin Plan and Section .................................. 29
List of Tables
Table 2.1: Land Use Tabulation........................................................................... 18
Table 3.1: Development Standards - Regional Commercial ................................ 33
Table 3.2: Development Standards - Residential ................................................. 34
Table 4.1: Landscape Plant Material Palette....................................................... 41
Table 6.1: General Plan Consistency Analysis ..................................................... 46
The Centre at La Quinta Specific Plan Amendment No. 6
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SLF-Adams Street La Quinta, LLC
Adopted July 3, 2018
Section 1: Introduction
1.1 Purpose and Description
The City of La Quinta previously approved The Centre at La Quinta Specific Plan No. 97-
029 ("Specific Plan") with amendments for a 99.3 -acre project located east of Adams
Street, south of Highway 111 and west of Dune Palms Road. The entire Specific Plan area
is designated General Commercial on the Land Use Element of the General Plan and is
zoned CR — Regional Commercial on the City of La Quinta Zoning Map. The entire Specific
Plan is built out except for Planning Area II which is regulated by Specific Plan Amendment
No. 4. This area has remained undeveloped for over 20 years.
Amendment No.5 allows the construction of medium density detached housing and a
hotel near services and employment in Planning Area II. This Amendment supersedes
Amendment No. 4 and amends Planning Area II (PA II) by:
• Subdividing PA II into two separate land use areas: the northerly 2.8 acres of the site
remains General Commercial and the remaining 19.2 acres is amended to a Medium
High Density Residential land use designation and a Medium Densityzoning designation.
• Providing new private access from Adams Street and La Quinta Drive to the residential
portion of PA II.
• Reconfiguring and increasing the depth of the existing drainage/retention basin in the
southeast corner of PA II to provide for additional capacity.
This Amendment No. 5 to the Specific Plan is organized into seven sections:
Section 1: Introduction: This Section provides an overview of the Specific Plan setting,
history, legislative authority for the Specific Plan Amendment and compliance with the
California Environmental Quality Act (CEQA).
Section 2: Master Plan: This Section provides the organization and framework of the
primary master plan components required for orderly development.
Section 3: Development Regulations: This Section establishes the applicable zoning and
development regulations for the Specific Plan area.
Section 4: Design Guidelines: This Section provides the design guidelines for development
within the Specific Plan area.
SLF-Adams Street La Quinta, LLC
Adopted July 3, 2018
The Centre at La Quinta Specific Plan Amendment No. 6
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Section 1: Introduction
Section 5: Plan Administration: This Section describes the various processes
and procedures to administer and implement the adopted Specific Plan.
Section 6: General Plan Consistency: This Section reviews the goals and policies of
each element of the City of La Quinta General Plan 2035 as the basis for evaluating
the consistency of the Specific Plan with the City of La Quinta General Plan.
Section 7: Addenda: This Section provides the City Council resolutions and
conditions of approval.
1.2 Purpose and Intent
This Specific Plan Amendment No. 5 allows for residential development in close
proximityto employment centers, bus routes and commercial services along the
Highway 111 Corridor immediately adjacent to retail, creating a safe and pleasant
environment for future residents to walk from home to work or shopping. High
quality development standards will bring new population that will utilize the
existing development in The Centre at La Quinta Specific Plan.
The Specific Plan Amendment No. 5 ensures new development consistent with
the goals, objectives and policies of the City of La Quinta General Plan.
In cases where the zoning and development regulation is nonspecific within this
document, the City of La Quinta's Zoning Ordinance will apply.
1.3 Setting
The Specific Plan area is approximately one hundred miles east of the City of Los
Angeles and the Pacific Coast. See Figure 1.1: Regional Vicinity Map. It is located
at the northeasterly base of the Santa Rosa Mountains and is located within
the corporate limits of the City of La Quinta in Riverside County. La Quinta, a
35 -square mile municipality located in the southeastern portion of the Coachella
Valley, was incorporated in 1982. The City is bounded on the west by the City of
Indian Wells, on the east by the City of Indio and Riverside County, on the north
by Riverside County and the City of Palm Desert, and federal and county lands
to the south. The Specific Plan area is accessible from Interstate 10 by way of
Washington Street and/or Jefferson Street. See Figure 1.2: Local Vicinity Map.
The Centre at La Quinta Specific Plan Amendment No. 6
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SLF-Adams Street La Quinta, LLC
Adopted July 3, 2018
Section 1: Introduction
The Specific Plan area is bounded by Adams Street to the west, Auto Centre
Drive to the north and La Quinta Drive and the existing Walmart to the east. An
apartment development lies on the southerly boundary.
The Specific Plan connects to the existing network of General Plan roads and
infrastructure within the City's master plan for development.
Saume: Census 2880 Data, The Ca5I1- FCS GIS 2016.
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SLF-Adams Street La Quinta, LLC
Adopted July 3, 2018
The Centre at La Quinta Specific Plan Amendment No. 6
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Section 1: Introduction
1.4 Project History
Entitlements previously approved for the Specific Plan are listed below:
• On July 15, 1997, the City Council of the City of La Quinta unanimously
approved Resolution 97-64 (Specific Plan 97-029), Ordinance No. 306
(Development Agreement), Resolution 97-62 (Environmental Impact Report),
Resolution 97-66 (Conditional Use Permit), Resolution 97-63 (Tentative Parcel
Map 28525) and Resolution 97-65 (Site Development Permit 97-603) for a
proposed mixed use commercial development on 87 acres of property known
as The Centre at La Quinta. Those approvals allowed for the development of
275,000 square feet for nine new car dealership pads and/or auto related
commercial pads on two of the nine pads. It also allowed for development of
a 400,000 -square -foot mixed regional commercial center in three planning
areas. Planning Areas I and II encompassed the auto center component and
Planning Area III was designated for the mixed regional commercial center.
Refer to Figure 1.3: Original Specific Plan Planning Areas.
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Planning Area I
Planning Area II
Planning Area III
Figure 1.3: Original Specific Plan Planning Areas
SLF-Adams Street La Quinta, LLC
Adopted July 3, 2018
The Centre at La Quinta Specific Plan Amendment No. 6
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Section 1: Introduction
• On November 17, 1998, the City of La Quinta approved Specific Plan 97-
029, Amendment No. 1, which generally added flexibility to land uses within
Planning Area II.
• On June 20, 2000, the City of La Quinta approved Resolution 2000-76, approving
Specific Plan 97-029, Amendment No. 21 which added definition and conditions
relatingto setbacks, automotive display pads, landscaping, specia I events and signage.
• On December 21, 2004, the City of La Quinta approved Resolution 2004-162
and 2004-163, approving Specific Plan 97-029, Amendment No. 3, which added
approximately 12.33 acres to the plan area. The additional acreage is generally
located on the south side of Highway 111, along the west side of Dune Palms
Road. The Amendment added up to 164,000 square feet of additional commercial
space within Planning Area III as part of the entitlement process for the "Sam's
Club" project.
• On June 24, 2005, the City of La Quinta approved Resolution 2005-80 approving
Specific Plan 97-029, Amendment No. 4, which allowed for a realignment of
the roadway circulation within Planning Area II and the addition of a new street
intersection along Adams Street. Amendment No. 4 was part of the entitlement
process for the JC Penney project, which ultimately was abandoned. See Figure
1.4: Planning Area II.
Currently Planning Areas I and III have been built out. Refer to Figure 1.5: Amendment
No. 5 Area for the area affected by this Amendment.
7
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PLANNING AREA II (PAII)
Figure 1.4: Planning Area II
The Centre at La Quinta Specific Plan Amendment No. 6
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SLF-Adams Street La Quinta, LLC
Adopted July 3, 2018
Section 1: Introduction
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SPECIFIC PLAN 97-029 BOUNDARY
PROJECT BOUNDARY, AMENDMLNT NO. 5
Figure 1.5: Amendment No. 5 Area
1.5 Enabling Legislation
The authority to prepare, adopt and implement the Specific Plan is granted to the City
of La Quinta by California Government Code (Title 7, Division 1, Chapter 3, Article 8,
Sections 65450 through 65457).
The Planning Commission must hold a public hearing before it can recommend to
the City Council, the adoption of a specific plan or an amendment thereto. The City
Council of La Quinta mayadopt a specific plan and/or an amendment to a specific plan
by either ordinance or resolution.
1.6 General Plan
The City's General Plan wasadopted in February 2013 and governs the land uses planned
forthe Specific Plan Amendment area. As shown in Figure 1.6: Existing General Plan Land
Use Designation, the area is designated General Commercial. A general plan change to
MHDR has been processed concurrently with this Specific Plan amendment fora portion
of Planning Area 11. See Figure 1.7: General Plan Land Use Designation as Amended.
1.7 Zoning
As shown in Figure 1.8: Existing Zoning, the existing zoning of the site is Regional
Commercial. A zone change to medium density residential has been processed
concurrently with this Specific Plan Amendment for a portion of Planning Area 11. See
Figure 1.9: Zoning as Amended.
SLF-Adams Street La Quinta, LLC The Centre at La Quinta Specific Plan Amendment No. 6
Adopted July 3, 2018 13
Section 1: Introduction
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PROJECT BOUNDARY, AMENDMENT NO. 5
Figure 1.6: Existing General Plan Land Use Designation
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MHDR — (MEDIUM/HIGH DENSITY RESIDENTIAL)
Figure 1.7: General Plan Land Use Designation as Amended
The Centre at La Quinta Specific Plan Amendment No. 6
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SLF-Adams Street La Quinta, LLC
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CR — (REGIONAL COMMERCIAL)
Figure 1.8: Existing Zoning
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SLF-Adams Street La Quinta, LLC
Adopted July 3, 2018
Section 1: Introduction
The Centre at La Quinta Specific Plan Amendment No. 6
is
Section 1: Introduction
1.8 California Environmental Quality Act (CEQA)
Compliance
Pursuant to State and local CEQA guidelines, an Initial Study (IS) was prepared for
Specific Plan 97-029, Amendment No. 5 and determined that development pursuant
to Amendment No. 5 could result in environmental impacts. The initial study
identified specific mitigation measures that would mitigate any potential impacts
resulting from implementation of development to below a level of significance.
Consequently, a Mitigated Negative Declaration (MND) has been prepared for Specific
Plan Amendment No. 5.
1.9 Entitlement Process
Approval/certification of the following actions will be required to implement
the Project:
Specific Plan: This document includes the land use and development standards, design
guidelines, infrastructure needs and implementation strategies to fully implement
the allowed uses in the Specific Plan. The Specific Plan is adopted by the City of La
Quinta City Council by resolution.
Site Development Permit (SDP): The Site Development Permit is required by the City
for final approval of landscape design, architectural design and site plan. The SDP
requires separate public hearings before the Planning Commission and City Council.
Tentative Tract Map: The Tentative Tract Map shall be reviewed by the Planning
Commission, with their recommendation then being reviewed by the City Council
for final determination.
Final Tract Maps, Grading Plans, Landscape Plans and Building Permits: Recordation
of the final tract map(s) and landscape plans, issuance of grading and building permits,
as needed, shall be obtained, for each phase or building, as required by the City.
Minor Use Permits: Additional minor use permits will be required for model homes,
recreational or open spaces amenities, entry statements and similar facilities.
The Centre at La Quinta Specific Plan Amendment No. 6
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SLF-Adams Street La Quinta, LLC
Adopted July 3, 2018
Section 2: Master Plan
2.1 Master Plan Concept
Specific Plan Amendment No. S al lows for a mixed-use development consisting of commercial
and residential uses. The commercial use is located at the northerly portion of the Specific
Plan area on approximately 2.8 acres of land. The residential use will be located on the
southerly 19.2 acres.
The commercial parcel is envisioned to contain a hotel at this time, but the land use and
zoning designations assigned to this portion of the Specific Plan area would allow a broad
range of retail, office and hotel land uses. A parking lot along with an active use amenity
(pool) and perimeter landscaping would complete the development. See Figure 2.1:
Conceptual Commercial Parcel Site Plan.
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Figure 2.1: Conceptual Commercial Parcel Site Plan
SLF-Adams Street La Quinta, LLC The Centre at La Quinta Specific Plan Amendment No. 6
Adopted July 3, 2018 17
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Figure 2.1: Conceptual Commercial Parcel Site Plan
SLF-Adams Street La Quinta, LLC The Centre at La Quinta Specific Plan Amendment No. 6
Adopted July 3, 2018 17
Section 2: Master Plan
The residential parcel will aIlow medium density detached one- and two-story residential
condominium clusters with up to 131 homes. A primary gated entrance is provided
on Adams Street for visitors, residents and emergency access, with a secondary gate
for resident and emergency access provided off La Quinta Drive.
A central open space and clubhouse provide a unifying element to visually and
physically connect the neighborhoods. An internal pedestrian -friendly system of
sidewalks connects to the central recreational amenity. Both active and passive open
space features are located throughout these areas.
2.2 Land Use
The Specific Plan implements the City of La Quinta General Plan by bringing detailed
policies and regulations together into a focused development plan for the Specific
Plan area. The Specific Plan is a regulatory document which, when adopted by the
City Council of La Quinta, governs all facets of project development including the
distribution of land uses, location and sizing of supporting infrastructure, as well as
development standards and regulations for the plan area. The Specific Plan is a link
between the La Quinta General Plan and the zoning ordinance, providing detailed
policies and regulations for the Specific Plan area.
There are two land use components within the Amendment area. The medium density
residential area will allow detached residential homes with a community open space
area and a retention basin. A Home Owners Association (HOA) will be formed for
the residential development. The other land use area has a commercial designation.
Refer to Table 2.1: Land Use Tabulation which details all of the new land uses for the
Amendment area.
Table 2.1: Land Use Tabulation
Commercial 2.8 acres 12.72%
Medium Density Residential 19.2 acres 87.28%
Total 22.0 acres 100.00%
With the single-family residential community to the west and the commercial uses
to the north and east, the proposed medium density homes provide an appropriate
transition between the two adjacent uses. The residential area contains approximately
4.1 acres of HOA maintained landscape areas and 3.6 acres of privately maintained
yards. Additionally the 1.S -acre retention basin will be landscaped. The commercial
parcel includes central and perimeter landscaped areas.
The Centre at La Quinta Specific Plan Amendment No. 6
18
SLF-Adams Street La Quinta, LLC
Adopted July 3, 2018
Section 2: Master Plan
2.3 Circulation Plan
The Specific Plan is located centrally within the City's regional circulation system.
Adams Street is designated as a Secondary Arterial with two lanes in each direction
and parking on both sides of the street. There is a 12 -foot landscaped median and
a 15 -foot parkway on each side of the street dedicated to sidewalk and landscape.
La Quinta Drive, Auto Centre Way and Auto Center Way South are all local streets
which consist of one traffic lane in each direction, sidewalks and parking on both
sides of the street.
Class II bicycle paths are located on Adams Street, adjacentto the development that can
connect to Class II bicycle paths on Avenue 52 and Highway 111 and then elsewhere
within the City. Adams Street is also planned for a future Class II golf cart/NEV path.
Internally, bicycles and golf cart/NEVs can share the roadways with automobiles
since the vehicle speed is 25 mph or less on all internal streets. The existing public
streets surrounding the project have been developed in accordance with La Quinta
Engineering Services and Public Works standards that were in effectwhen constructed.
No additional off-site improvements are anticipated.
2.3.1 Entries
The primary access for the residential portion of the project will be located on Adams
Street at the northwestern corner of the project. The gated access includes a turning
area for visitors, emergency vehicles and residents. A secondary residential and
emergency vehicle access will be provided on La Quinta Drive. Each entry provides
one lane of travel in each direction and sufficient stacking distance to accommodate
traffic entering the development. Gate designs will be compliant with all local fire and
City codes, and ADA accessibility requirements/regulations. The gates will also allow
for pedestrian access.
The commercial parcel will be accessed off of Auto Centre Drive and Auto Center Way
South, both of which are planned to provide two-way driveways.
2.3.2 Private Streets
The vehicular circulation system for the residential component of this SPA consists
of an interior network of private streets that connect to the public road system at
either Adams Street or La Quinta Drive. The private streets range in width between
25 feet and 37 feet. Five-foot wide sidewalks are located on at least one side of all
the streets, with the majority of the streets having a sidewalk on both sides. There is
SLF-Adams Street La Quinta, LLC
Adopted July 3, 2018
The Centre at La Quinta Specific Plan Amendment No. 6
19
Section 2: Master Plan
=� NTS I �"ro cP
1 ` Acre privL
Legend
Specific Plan Boundary
C�
Primary Entry Drive (With Median)
_
Primary Entry Drive (No Median)
_
Secondary Entry Drive (No Median)
The Centre at La Quinta Specific Plan Amendment No. 6
20
Interior Street -3T Easement
Interior Street -25'Easement
Courtyard Driveway
Figure 2.2: Residential Street Diagram
SLF-Adams Street La Quinta, LLC
Adopted July 3, 2018
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Section 2: Master Plan
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Figure 2.3: Residential Street Sections
SLF-Adams Street La Quinta, LLC The Centre at La Quinta Specific Plan Amendment No. 6
Adopted July 3, 2018 21
Section 2: Master Plan
a 5- to 10 -foot wide public utility easement on either side of these streets. Parking
will be allowed on both sides of the 37 -foot wide streets and will be prohibited on
the 25 -foot wide streets. The 25 -foot wide courtyard driveways will provide access
to the individual garages. See Figure 2.2: Residential Street Diagram and Figure 2.3:
Residential Street Sections.
2.4 The Recreation and Open Space Plan
2.4.1 Open Space
The residential component of the Specific Plan is designed as a "walkable community,"
with the majority of the homes within a quarter mile of the centralized recreational
amenity. Additional pocket parks are located throughout the community. Climate
appropriate landscape provides shade and an attractive living environment. The Specific
Plan provides for four types of open space as follows:
• Open space associated with the central recreation area, pocket parks and the
connecting landscape between these areas.
• The perimeter of the landscaped water quality basin.
• Private open space associated with the individual residential yard areas.
• Open space within the commercial component will be consistent with the
requirements of the City's zoning standards for the potential hotel or other
commercial use.
2.4.2 Recreational Amenities
The recreational features within the residential component of the Specific Plan feature
several amenities including a pedestrian circulation system that runs throughout the
community and provides a varietyof connections and routes to the central clubhouse area,
the public streets and the other smaller pocket parks. These recreational areas include:
• Bocce ball court with DG, real or artificial turf, surfacing and spectator bench
seating areas.
• Pocket parks and seating nodes with unifying community elements like specimen
trees, seat walls, benches and sculptural landscaping.
• Outdoor fitness areas with high-quality equipment allowing for individual and
group training and exercising with some bench seating along the perimeter.
• A fenced community dog park.
The Centre at La Quinta Specific Plan Amendment No. 6
22
SLF-Adams Street La Quinta, LLC
Adopted July 3, 2018
Section 2: Master Plan
A large central Clubhouse with various resort -style indoor and outdoor amenities
allowing for numerous groups to enjoy and entertain theirfamilies and guests including:
• A heated pool with contemporary styled cabanas/shade structures that complement
the adjacent buildings as a year-round leisure recreational amenity for residents,
larger group gatherings and special events.
• Pool decking sized and designed to allow for lounge chaises, tables and chairs
that can be re-adjusted/moved as needed providing flexibility to the arrangement
of site furnishings.
• A spa facility with a trellis and seating area. The pool and spa will be fenced and
gated for resident controlled entry only and comply with current local pool enclosure
codes and regulations. Hours of operation will be enforced by the HOA in an effort
to avoid disturbing adjacent residents.
• Barbecue facility with shaded trellis string lighting and pool area interface. This
barbecue area includes two separate built-in barbecue entertainment counters
for resident use.
• Outdoor flex space with fire place and table seating with a clubhouse kitchen
interface. Flexible and movable site furnishings will support various types of
events and parties.
• Seating area with fire pit/table and built-in seating that interfaces with pool
restroom building and east pool area entry.
2.4.3 Additional Landscape Areas
Although only the perimeter of the retention basin will be accessible for public use, the
basin area (within the fence) will be landscaped with climate appropriate landscape.
The enhanced landscape at the new entry on Adams Street and adjacent to La Quinta
Drive will create pleasant views.
SLF-Adams Street La Quinta, LLC
Adopted July 3, 2018
The Centre at La Quinta Specific Plan Amendment No. 6
23
Section 2: Master Plan
2.5 Conservation
The Specific Plan is developed with the goal of balancing the conservation and
management of open space resources with the implementation of a high-quality
community. Policies and programs for the conservation, management and use
of natural resources include:
• Prevention of soil erosion using the appropriate design criteria and careful
placement of landscaping.
• Maintenance, protection and replenishment of ground water by using the
retention basin and landscape areas within the commercial areas as drainage
areas to absorb and percolate project stormwater runoff.
• Compliance with LQMC Chapter 8.13 Water Efficient Landscaping.
• Compliance with the 2016 CALGreen requirements and 2016 California Energy
Code requirements (orthose in effect atthetimethatbuilding permitsare issued).
2.6 Infrastructure
The infrastructure system which serves the Specific Plan area is described below
and is designed to provide a coordinated system of infrastructure and public
services to adequately serve the plan area at full buildout. The infrastructure
and utilities plan identifies standards relative to land use for the plan area and
establishes the community's infrastructure and public services policies.
2.6.1 Water
Potable Water
The potable water system is operated and administered by the Coachella Valley
Water District (CVWD) which extends service based upon approved designs
and improvements constructed by the private developer. CVWD assesses each
new development on a per unit connection fee basis to provide potable water.
CVWD operates from a system wide master plan that provides the City with
potable water which is pumped from an underground aquifer through wells
located throughout the City. Referto Figure 2.4: Conceptual Potable Water Plan.
There are existing 18 -inch water lines available in Adams Street, Auto Centre
Drive and La Quinta Drive, and a 12 -inch water line in Auto Center Way South to
provide waterfor development in the Specific Plan area. Internallythere will be
8 -inch water lines. Referto Figure 2.4: Conceptual Potable Water Plan.
The Centre at La Quinta Specific Plan Amendment No. 6
24
SLF-Adams Street La Quinta, LLC
Adopted July 3, 2018
Via Grazianna
SLF-Adams Street La Quinta, LLC
Section 2: Master Plan
Legend
Specific Plan Boundary
Existing 18" Water Main
New 8" Water Main
Existing 12" Water Main
. • . . . • Existing Water Main to be Removed
Figure 2.4: Conceptual Potable Water Plan
The Centre at La Quinta Specific Plan Amendment No. 6
Adopted July 3, 2018 25
Section 2: Master Plan
2.6.2 Sanitary Sewage
The sanitary sewage collection and treatment system in the City is operated and
maintained by the CVWD which extends service based upon approved designs
and improvements constructed by the private developer. The sanitary sewer
system, both on-site and off-site connections, will be installed in accordance
with District regulations.
There is an existing 18 -inch sewer main in Adams Street and an existing 8 -inch
sewer lines in Auto Centre Drive for the development to connect to. On-site there
will be 8 -inch sewer lines in the residential component of the Specific Plan, and
6 -inch sewer lines in the commercial component of the Specific Plan. Refer to
Figure 2.5: Conceptual Sewer Plan.
2.6.3 Storm Water Drainage
The preliminary grading and drainage concept of the development has been
designed to reduce import and/or export of materials while also providing an
effectivesystem of drainage and stormwater management. The runoff from the
developed areas at higher elevations will be directed to lower areas of the site
where the existing stormwater retention basin is located. This basin has been
reconfigured and made deeper to accommodate additional flowsfrom the Specific
Plan Area. Stormwater runoff from a theoretical 100 -year 24-hour storm will be
retained on-site within the stormwater retention basin in conformance with the
City's drainage policies. Emergency overflow provisions shall be provided at the
southeast corner of the Specific Plan area. See Figure 2.6: Conceptual Storm
Drainage Plan and Figure 2.7: Conceptual Detention Basin Plan and Section.
The Centre at La Quinta Specific Plan Amendment No. 6
26
SLF-Adams Street La Quinta, LLC
Adopted July 3, 2018
SLF-Adams Street La Quinta, LLC
Section 2: Master Plan
Legend
Specific Plan Boundary
New 8" Sewer
New 6" Sewer
r
New Sewer Manhole
0
New Sewer CO
NTS
1
Existing 18" Sewer
Existing 8" Sewer
Existing Sewer Manhole
Existing Sewer Clean Outs
Figure 2.5: Conceptual Sewer Plan
The Centre at La Quinta Specific Plan Amendment No. 6
Adopted July 3, 2018 27
Section 2: Master Plan
Legend
Specific Plan Boundary Existing 18" Storm Drain
New 18' Storm Drain - - - - - Existing 18" Storm Drain
To Be Removed
Drainage Direction
The Centre at La Quinta Specific Plan Amendment No. 6
28
Existing 48" Storm Drain
Existing 60" Storm Drain
Existing Sand Filter System
Figure 2.6: Conceptual Storm Drainage Plan
SLF-Adams Street La Quinta, LLC
Adopted July 3, 2018
6' Retaining Wall
Topped w/
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Section 2: Master Plan
-S450 3+50
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I
4+00
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60
50
40
SLF-Adams Street La Quinta, LLC The Centre at La Quinta Specific Plan Amendment No. 6
Adopted July 3, 2018 29
Existing 18'ADS
Storm Drain
to Be Removed
New 18" ADS
Storm Drain 6
------------------
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Figure 2.7: Conceptual Detention Basin Plan and Section
SLF-Adams Street La Quinta, LLC The Centre at La Quinta Specific Plan Amendment No. 6
Adopted July 3, 2018 29
Section 2: Master Plan
2.6.4 Public Utilities
Electricity
Electrical power will be provided by the Imperial Irrigation District to the site
from the La Quinta Substation. Electrical power is currently available along
Adams Street.
Natural Gas
Southern California Gas provides service adjacent to the site from its service
mains along Adams Street, Auto Centre Drive and La Quinta Drive.
Telephone
Land-based telephone services are provided by Frontier Communications along
Adams Street. Regionally, ceIIularservice providers include AT&T, Verizon Wireless,
Sprint and various others.
Internet Service Providers
Internet service is provided via a host of currently available vendors both land-
based and cellular.
2.6.5 Refuse Collection
Refuse collection within the City limits is provided by Burrtec Waste Management.
Refuse collection occurs in accordance with a schedule established by the
franchisee and the City.
2.6.6 Schools
The public education needs of the City of La Quinta are provided by two public
school districts which include the Desert Sands Unified School District (DSUSD)
and the Coachella Valley Unified School District (CVUSD). The Coachella Valley
also contains several private schools administered by religious or other private
entities that are attended by La Quinta school children. The Specific Plan area is
served by the Desert Sands Unified School District. State -mandated school fees
will be paid when building permits are issued.
The Centre at La Quinta Specific Plan Amendment No. 6
30
SLF-Adams Street La Quinta, LLC
Adopted July 3, 2018
Section 2: Master Plan
2.6.7 Law Enforcement
Law enforcement services are provided to the City through a contract with the
Riverside County Sheriff's Department. The Civic Center Community Policing
Office is located at 78-495 Calle Tampico. In addition there is a station located in
Thermal which is the Sheriff's Departments central facility. The existing agreement
between the City and Sheriff's Department provides protection on a 24-hour
basis, seven days per week. The La Quinta General Plan assumes a standard of
1 police officer/1,000 population to adequately serve the City.
2.6.8 Fire Protection
Fire protection service is provided to the City by the Riverside County Fire
Department. The Fire Department administers three stations in the City. The
first facility (Station No. 93) is located on Adams Street, south of Fred Waring, a
second facility (Station No. 32) is located on Avenue 52, west of Washington Street
and the third facility (Station No. 70) is located at the intersection of Madison
Street and Avenue 54 within the PGA WEST project area. The Fire Department
also operates four additional stations in surrounding communities which result
in overlapping service areas.
2.6.9 City Administration
City administration facilities in La Quinta currently include offices of approximately
31,000 square feet for the City departments (i.e., City Manager's Office, City
Clerk, Community Resources, Design & Development, Facilities and Finance).
These public resource outlets are housed in the Civic Center at the southwest
corner of Calle Tampico and Washington Street. The complex provides space for
all City administration staff and ancillary facilities.
2.6.10 Library Facilities
The City of La Quinta is served by a public library which is administered by the
Riverside County Library System. This facility is located within the Civic Center park.
SLF-Adams Street La Quinta, LLC
Adopted July 3, 2018
The Centre at La Quinta Specific Plan Amendment No. 6
31
Section 3: Development Regulations
3.1 Overview
This Section identifies the development standards for each land use. There are
two land use areas within the Specific Plan.
3.1.1 Permitted Uses
Regional Commercial. The existing Regional Commercial area located at
the northern portion of the Specific Plan area allows for a planned hotel.
However, any permitted, accessory or temporary use allowed per the La
Quinta Municipal Code (LQMC) § 9.80.010 under CR may be considered for
the Regional Commercial area.
Medium Density Residential. The residential area allows residential units with a
maximum density of 8 units per acre. This area has been designed for medium -
density detached residential condominiums. Ancillary uses include clubhouses,
community pool/cabana and common landscape areas.
Residential Accessory Uses: All accessory uses are permitted under LQMC
§ 9.60 including but not limited to:
• Patio covers subject to LQMC § 9.60.040,
• Spas and cabanas, subject to LQMC § 9.60.70,
• Satellite dishes and other antennas subject to LQMC § 9.60.080,
• Home occupations, subject to LQMC § 9.60.110 and
• The keeping of household pets, subject to LQMC § 9.60.120.
Residential Temporary and Interim Uses: Temporary and Interim uses are
permitted as provided in Table 9-1 Permitted Uses in § 9.40.030 of the LQMC.
The Centre at La Quinta Specific Plan Amendment No. 6
32
SLF-Adams Street La Quinta, LLC
Adopted July 3, 2018
Section 3: Development Regulations
3.1.2 Standards
The development requirements for the Specific Plan can be found in Table 3.1: Development Standards
- Regional Commercial and Table 3.2: Development Standards- Residential.
Table 3.1: Development Standards - Regional Commercial
Maximum development intensity
42,700 SF
FAR .35
FAR .35
Minimum lot size
2.8 Acres
-
Maximum structure height*
50'
50'
Maximum number of stories
4
4
Minimum public street setbacks
20' building/
20' building/
Auto Centre Drive
10' landscape
10' landscape
20' building/
20' building/
Auto Center Way South
10' landscape
10' landscape
20' building/
20' building/
La Quinta
10' landscape
10' landscape
Minimum setback adjacent to
50' building/
50 *
residential parcels
10' landscape
Landscape
5% of total site
5% of total site
*Setbacks shall be increased 0.5' for every foot above 35 feet in height
SLF-Adams Street La Quinta, LLC
Adopted July 3, 2018
The Centre at La Quinta Specific Plan Amendment No. 6
33
Section 3: Development Regulations
Table 3.2: Development Standards - Residential
Architectural projections are allowed per LQMC § 9.50.60.
Patio covers, decks and play equipment are allowed per LQMC § 9.60.040.
Barbecues, waterfalls, fountains, fireplaces and similar structures are allowed per LQMC § 9.60.045.
All landscape shall adhere to the Water Efficient Landscaping requirements set forth in LQMC § 8.13.
New non-residential development shall be located a minimum of 50 feet from its boundary with a residential property.
The Centre at La Quinta Specific Plan Amendment No. 6
34
SLF-Adams Street La Quinta, LLC
Adopted July 3, 2018
Development
Variation
Maximum development intensity
8 du/ac
8 du/ac
Minimum lot size**
5,000 SF
5,000 SF
Minimum lot width**
50'
50'
Maximum structure height
28'
28'
Maximum number of stories
2
2
Minimum public street setbacks
Adams Street
20'
20'
La Quinta
20'
20'
Minimum exterior yard setback
10'
10'
Minimum internal rear yard
Market demand /
10'
15'
setback
Design flexibility
Minimum building separation
6'
N/A
Design flexibility
Minimum garage separation
30'
N/A
(garage door to garage door)
Minimum livable area excluding
1,200 SF
1,400
Market demand
garage
Total open spaceforSpecific
Plan is48%which includes
privateyardswhichisunique
Minimum common open area***
29.9%
30%
to medium density project.
Therefore, sufficient open
space is provided on site.
Minimum perimeter landscape
10'
10'
setback
Maximum wall heights
6'
6'
Maximum wall heights shall comply with LQMC § 9.60.030 except that a 6 -foot high view fence can be located on
top of a 6 -foot high retaining wall within the retention basin if approved by the Design and Development Director.
*Deviations of up to 10 percent shall be allowed per LQMC § 9.50.60
**Applies for single family subdivisions.
*** Common open space area calculated using net acreage and includingall common open spaceexceptfor the
private roads and the fenced -in portion of the detention basin.
Architectural projections are allowed per LQMC § 9.50.60.
Patio covers, decks and play equipment are allowed per LQMC § 9.60.040.
Barbecues, waterfalls, fountains, fireplaces and similar structures are allowed per LQMC § 9.60.045.
All landscape shall adhere to the Water Efficient Landscaping requirements set forth in LQMC § 8.13.
New non-residential development shall be located a minimum of 50 feet from its boundary with a residential property.
The Centre at La Quinta Specific Plan Amendment No. 6
34
SLF-Adams Street La Quinta, LLC
Adopted July 3, 2018
Section 4: Design Guidelines
The design guidelines contained in this Section identify unifying elements for
building design and landscape while allowing reasonable flexibility in design.
These guidelines will be reflected and refined in implementing subdivision maps
and Site Developments Permits.
A Desert Contemporary architectural style will be utilized in the Specific Plan
area. This style allows a range of architectural expressions with details paying
tribute to the rich historical influences of the City of La Quinta. The Desert
Contemporary style is composed of simple, rectangular geometric forms with
generous window areas accented by bold use of colors detailed by interesting
canopies and projections. Stucco is the dominant wall material, with massing
changes, color blocking and accent details providing interest. Flat roofs are typical
but shallow -pitched roofs may also be utilized. Windows help articulate the form
to create larger organizations, whether in horizontal or vertical compositions.
Details and warm colors provide variation.
Zl
Example of Desert Contemporary Style Elements
SLF-Adams Street La Quinta, LLC The Centre at La Quinta Specific Plan Amendment No. 6
Adopted July 3, 2018 35
Section 4: Design Guidelines
4.1 Landscape Concept
The extensive landscape element provided by the central common area around
the retention basin in the southeast corner of the project area and the perimeter
setbacks, are envisioned to promote an image of privacy and exclusivity for
the gated residential community. Landscape helps reduce the visual impact of
structures and, at the same time, enhances the views from these structures to
the surrounding greenbelts and mountain vistas. The use of Date Palms and
other species typically seen throughout the desert provides a regional context to
the plant palette. A full list of plant material suitable for the landscape theme is
provided in Table 4.1: Landscape Plant Material Palette. The use of local California
native plants should be incorporated into the overall plant palette for both the
Regional Commercial and Residential parcels.
F�� —-
dAPEr},_
F 4d
Example of Palms Providing Identity and Regional Context
The Centre at La Quinta Specific Plan Amendment No. 6 SLF-Adams Street La Quinta, LLC
36 Adopted July 3, 2018
Section 4: Design Guidelines
4.2 Residential Architecture Guidelines
The residential development character reflects a neighborhood scale with
building massing that does not overwhelm the streetscene. A mix of one- and
two-story massing creates a pleasant neighborhood environment and streetscene.
Residential clusters are permitted within the Specific Plan. A residential cluster
allows homes to be clustered around a common driveway so that garages
generally do not face the street. The benefits of the residential cluster concept
include: reducing the overall scale of the site, removing garages from the main
circulation and enhancing the pedestrian experience. Each home will have
private backyard space with some residents also having roof decks. Variety in
plan forms in height and massing provides for interest and diversity along the
street. Architectural details and warm color palettes provide variation between
the Desert Contemporary plans.
The main recreation area includes a recreation building, pool, spa and outdoor
shared spaces. The recreation building will also have a Desert Contemporary
architectural style.
4.3 Residential Walls and Fences
Wall forms will reflect the Desert Contemporary design character and blend
into the residential theme. Fences and walls shall be used in conjunction with
landscape layering— placing plants according to size, shape and texture and
allowing levels to undulate from high to low, to create an aesthetically pleasing
look and complement the enhanced walls and gates.
• As a significant thematic element, the details and materials used in walls and
fences will be of high-quality suited to the particular function and purpose,
with low maintenance features. Monument walls used at the major entries
to the community shall be highly decorative and will utilize accent materials
and colors complementary to the clubhouse architecture.
• Fences adjacent to open space areas may be of an open construction to
allow continuation of views or to allow for planted screening to be enjoyed
by both sides of the fence. Open construction fencing adjacent to open
space areas should be limited to rear yards to maximize beneficial views.
• Gates shall be placed near resident garages, where possible, to allow rear/;_
side yard access from the exterior. Example of Wall/Landscape
SLF-Adams Street La Quinta, LLC
Adopted July 3, 2018
The Centre at La Quinta Specific Plan Amendment No. 6
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Section 4: Design Guidelines
Wall and Fence Examples
• Perimeter walls will be constructed primarily of masonry with a variety of
colors and finishes.
• Exterior walls should include the application of anti -graffiti sealants and
protectants to help with future maintenance.
4.4 Commercial Architecture Guidelines
The commercial component of the Specific Plan area should be visually attractive
and cohesive with the surrounding aesthetic. Building(s) should be placed in
an optimal location forvisibility and circulation. The design shall provide a safe
and pleasant environment through the use of high-quality architecture, climate
appropriate landscape design, site furnishings and lighting.
• Site design should facilitate convenient access to building entrances and
on-site circulation for vehicles and pedestrians.
• Unobstructed sight lines shall be provided at corners and driveways.
• Enhanced entries shall be identified with landscape and signage.
• The parking lots shall have minimal parking conflicts for easy and
safe circulation.
4.5 Landscape Guidelines
The underlying landscape design for both the Regional Commercial and
Residential land uses shall be consistent with the local flora and surrounding
neighborhoods. The landscape palette should be more contemporary and modern
in nature to complement the Desert Contemporary architecture. Walkways shall
be designed to encourage pedestrian activity. They shall be lit for night-time
safety and appropriately landscaped for aesthetic interest. Bollard style lighting
shall be placed along pedestrian pathways in the common open spaces while
city approved street lights shall be located along the street sidewalks for both
pedestrian and vehicular safety. All landscaping and lighting shall meet City and
CVWD requirements.
The Centre at La Quinta Specific Plan Amendment No. 6 SLF-Adams Street La Quinta, LLC
38 Adopted July 3, 2018
Section 4: Design Guidelines
4.5.1 Residential Landscape
The residential community's landscape can be separated into three main areas
relative to the adjacent uses.
• Community perimeter landscape: Local California accent native plants
should be incorporated along the perimeter to blend with the native desert
landscape. Landscape layering should be utilized with taller plants along
perimeter walls and smaller plants and groundcovers closer to the streets/
sidewalks. Plants can be spaced further apart with point -source irrigation
with low groundcover along planter edges.
• Community open space areas: Enhanced plantingareasusingbolder,colorful
accent plants at main entries and along more visible corridors. Larger accent
succulents with point -source irrigation and varying groundcovers as borders
are encouraged. Some use of medium (annuals) and high-water use (real
turf) planting can be incorporated to complement the activities and uses
of these areas.
• Community residential landscape: Areas lessvisibleto the publicshould use
plant material that requires lower maintenance and uses drought tolerant
trees, shrubs, vines and groundcovers supported with point -source irrigation,
micro -sprays and tubing.
4.5.2 Commercial Landscape
The Commercial parcel should incorporate similar landscape design guidelines
and principles listed above and be complementary of the residential parcel and
adjacent neighborhoods. Shade trees, plotted plants, raised planters structures
and site furnishing shall be provided where appropriate for pedestrian comfort.
The commercial parcel can be separated into three main areas.
• Commercial perimeter landscape: Local California accent native plants
should be incorporated along the perimeterto blend with the native desert
landscape. Landscape layering should be utilized with taller plants along
perimeterwalls and smaller plants and groundcovers closer to the streets/
sidewalks. Plants can be spaced further apart with point -source irrigation
with low groundcover along planter edges.
SLF-Adams Street La Quinta, LLC
Adopted July 3, 2018
The Centre at La Quinta Specific Plan Amendment No. 6
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Section 4: Design Guidelines
• Commercial gathering space landscape: Enhanced planting areas using
bolder, colorful accent plants at main entries. Child -friendly larger accent
succulents with point -source irrigation and varying groundcovers as borders
are encouraged. Some use of medium (annuals) and high-water use (real
turf) planting can be incorporated to complement the activities and uses
of these areas.
• Commercial parking lot landscape: Trees, shrubs and groundcovers are
to be provided along drives and at the end of internal parking bays. Tree
densities shall be used to disrupt expansive paved areas and provide shade
for cars. Specimen trees and accent landscaping shall be placed at the end
of drives to provide focal points throughout the site. Landscape and tree
placements shall take into account entry visibility and signage. Pathways
shall be incorporated into parking areas and along drives to allow for safe
pedestrian circulation
Table 4.1: Landscape Plant Material Palette lists the plants allowed in the
Specific Plan. It defines the botanical name, common name and the Water
Use Classification of the Landscape Species (WUCCLS). However, other plant
species may be considered if they are adaptable to the desert environment, can
be grouped with plants of similar water requirements and are approved by the
City. Exceptions include annuals used for color accent and shrubs/annual color
used within containers or pots. Additional substitutions may be permitted due to
availability, soils tests or other conditions at the time of preparing the landscape
construction documents if approved by the City.
The Centre at La Quinta Specific Plan Amendment No. 6
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SLF-Adams Street La Quinta, LLC
Adopted July 3, 2018
Table 4.1: Landscape Plant Material Palette
Palms
Section 4: Design Guidelines
Phoenix dactylifera Date Palm Medium
Syagrus romanzoffiana Queen Palm Medium
Washingtonia filifera California Fan Palm Medium
Trees
Olea europaea
Olive
Low
Parkinsonia praecox
Palo Brea Tree
Low
Olive 'Wilsonii'
Fruitless Olive
Low
Prosopis c.
Thornless Chilean Mesquite
Low
Calliandra californica
Baja Fairy Duster Tree
Low
Cercidium floridum
Blue Palo Verde
Low
Acacia stenophylla
Shoestring Acacia
Low
Fouquieria splendens
Shrubs
Low
Agave'Blue Glow'
Blue Glow Agave
Very Low
Aloe 'Blue Elf'
Aloe'Blue Elf'
Low
Caesalpinia pulcherrima
Red Bird Of Paradise
Low
Calliandra californica
Red Baja Fairy Duster
Low
Callistemon viminalis'Little John'
Dwarf Weeping Bottlebrush
Medium
Echinocactus grusonii
Golden Barrel Cactus
Very Low
Euphorbia milii
Crown of Thorns
Low
Fouquieria splendens
Ocotillo
Low
Hesperaloe parviflora
Red Yucca
Low
Heteromeles arbutifolia
Toyon
Low
Muhlenbergia lindheimeri
Lindheimeri Muhly
Medium
Penstemon superbus
Superb Beardtongue
Low
Rhus ovata
Sugar Bush
Low
Russelia equisetiformis
Coral Fountain
Medium
Yucca baccata
Banana Yucca
Low
Vines/Espalier
Bougainvillea x'Barbara Karst' Barbara Karst Bougainvillea Medium
Macfadyena unguis-cati Cats Claw Vine Low
Ground Covers
Baccharis pilularis'Pigeon Point'
Coyote Brush
Low
Carex tumulicola
Berkeley Sedge
Medium
Carissa grandiflora
Natal Plum
Medium
Festuca glauca'Siskiyou Blue'
Siskiyou Blue Fescue
Medium
H.S. Mix "A"
Hydroseed Mix A' (refer to approved
Landscape Plan)
Low
Lantana x'New Gold'
New Gold Lantana
Low
SLF-Adams Street La Quinta, LLC The Centre at La Quinta Specific Plan Amendment No. 6
Adopted July 3, 2018 41
Section 5: Plan Administration
5.1 Financing of Improvements
Upon acquisition of permits, it will be the responsibility of the developer to pay for all improvements
associated with Specific Plan Amendment No. 5.
5.2 Site Development Permits
The permits, approval process and required findings for development of the Specific Plan area are set
forth in LQMC Chapters 9.200 and 9.210.
5.3 Specific Plan Amendments
Minor modifications to the approved Specific Plan are allowed at the discretion of the Community
Development Director or designee. Modifications to the Specific Plan must be consistent with the
purpose and intent of the Specific Plan.
A. Administrative Changes
As development progresses, it may be demonstrated that certain detail changes are appropriate in
refinement of the Specific Plan; therefore, it is intended that the Specific Plan document provide
flexibility with respect to the interpretation of the details of the Project development as well as
those items discussed in general terms in the Specific Plan. If and when it is determined that changes
or adjustments are necessary or appropriate, these changes or adjustments shall be made as an
administrative procedure approved by the Community Development Directoror designee as detailed
below. After such administrative change has been approved, it shall be attached to the Specific Plan
as an addendum and may be further changed and amended from time to time as necessary. Any such
administrative changes do not require a Specific Plan Amendment.
The following may be amended administratively:
• The addition of new information to the Specific Plan maps or text that does not change the effect
on any regulation. The new information may include more detailed, site-specific information. If
this information demonstrates that Specific Plan boundaries are inaccurately designated, based
upon the goals of the Specific Plan, said boundaries may be adjusted or redesigned to reflect a
more accurate depiction of on-site conditions.
• Changes to the community infrastructure such as drainage systems, roads, waterand sewersystems,
etc., which do not have the effect of increasing or decreasing capacity in the Project beyond the
specified density range nor increase the backbone infrastructure construction.
The Centre at La Quinta Specific Plan Amendment No. 6
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SLF-Adams Street La Quinta, LLC
Adopted July 3, 2018
Section 5: Plan Administration
B. Changes that Require a Specific Plan Amendment
If it has been determined that the proposed change is not in conformance with the intent of the current
Specific Plan approval, the Specific Plan may be amended in accordance with the procedures set forth
in LQMC § 9.240.
The following will require a Specific Plan Amendment:
• Increases in density or intensity in excess of 5%,
• Changes in public circulation patterns,
• Changes in land use designations or zoning, or
• Changes in development standards.
A public hearing will be required before the Planning Commission and City Council.
5.4 Enforcement
The enforcement of the provisions of this Specific Plan shall be by the following:
• The City of La Quinta Design and Development Department shall enforce the development standards
and design guidelines set forth herein.
• In the case of uncertainty or ambiguity in the meaning or intent of any provision of this Specific
Plan, the Design and Development Director or designee has the authority to interpret the intent of
the provision.
• Any administrative decision or interpretation of this Specific Plan may be appealed to the Planning
Commission. Likewise, any decision by the Planning Commission may be appealed to the City Council
per 9.200.120 LQMC provisions.
• The City of La Quinta shall administer the provisions of this Specific Plan in accordance with the State
of California Government Code, Subdivision Map Act, the City of La Quinta General Plan and the LQMC.
• The Specific Plan development procedures, regulations, standards and specifications shall supersede
the relevant provisions of the City's Municipal Code, as they currently exist or may be amended in
the future.
• All regulations, conditions and programs contained herein shall be deemed separate distinct and
independent provisions of this Specific Plan. In the event that any such provision is held invalid or
unconstitutional, the validity of all the remaining provisions of this Specific Plan shall not be affected.
• Any development regulation and building requirement not addressed in this Specific Plan shall be
subject to all relevant City of La Quinta ordinances, codes and regulations.
SLF-Adams Street La Quinta, LLC
Adopted July 3, 2018
The Centre at La Quinta Specific Plan Amendment No. 6
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Section 6: General Plan Consistency
California Government Code Section 65302 establishes the seven mandatory elements of the General Plan: Land Use,
Circulation, Housing, Conservation, Open Space, Safety and Noise. The City of La Quinta General Plan includes all the
required Elements and has added elements specifically tailored to the City's needs. Each Element of the General Plan
has equal legal authority. The Elements are grouped into Chapters, based on how they relate to each other. The General
Plan includes the following Chapters and Elements:
Chapter II: Community Development
This Chaptergroups those Elements that directly relate to the development and redevelopment of the City. The Elements
included in this Chapter are:
• Land Use
• Circulation
• Livable Community
• Economic Development
• Parks, Recreation and Trails
• Housing
Chapter III: Natural Resources
This Chapter describes the resources of the City's environment, including man-made and natural resources. The Natural
Resources Chapter includes the following Elements:
• Air Quality
• Energy and Mineral Resources
• Biological Resources
• Cultural Resources
• Water Resources
• Open Space and Conservation
The Centre at La Quinta Specific Plan Amendment No. 6
SLF-Adams Street La Quinta, LLC
44 Adopted July 3, 2018
Section 6: General Plan Consistency
Chapter IV: Environmental Hazards
This Chapter describes the hazards of the physical environment, including man-made and
natural hazards. This Chapter includes the following Elements:
• Noise
• Soils and Geology
• Flooding and Hydrology
• Hazardous Materials
Chapter V: Public Infrastructure & Services
This Chapter describes the public facilities and services provided in the City and how they
will be addressed as the City grows. This Chapter includes the following Elements:
• Emergency Services
• Water, Sewer & Other Utilities
• Public Facilities
The following table includes a list of all the goals policies and whether the Specific Plan
complies with them.
SLF-Adams Street La Quinta, LLC
Adopted July 3, 2018
The Centre at La Quinta Specific Plan Amendment No. 6
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Section 6: General Plan Consistency
Table 6.1: General Plan Consistency Analysis
Policy No. I Goal/Policy Consistency
Land Use Element
Goal LU -1
Land use compatibility throughout the City.
Policy LU 1.1
The Land Use Map shall implement the goals and
The Specific Plan area is located on vacant commercial
policies of the Land Use Element and the other
land near the Highway 111 corridor. The high-quality
Elements of this General Plan.
architectural design and resort style layout and amenities
allow for walkability and activities within the Specific
Plan area while being convenient to nearby commercial
centers and employment. The Specific Plan is compatible
with the surrounding land uses and desert landscape.
The mix of housing types and uses (commercial/
residential) will serve both residents of the area as well
as tourists. This will contribute to the economic vitality
of La Quinta. Furthermore, the Specific Plan supports
the General Plan's goals for environmentally conscious
design. The housing mix lends itself to a diverse buyer
base and enables flexibility for future market trends.
Policy LU 1.2
All land use decisions shall be consistent with all
N/A
applicable General Plan policies and programs
and shall uphold the rights and needs of property
owners as well as those of the general public.
Policy LU 1.3
The City Council shall review the City's Sphere of
N/A
Influence every five years.
Policy LU 1.4
No annexation affecting lands in the southern
N/A
Sphere of Influence (also known as Vista Santa
Rosa) shall occur until a Master Plan for this
area has been adopted, unless the annexation is
required for municipal purposes.
Policy LU 1.5
All annexation applications by land owners shall
N/A
include a fiscal analysis that fully addresses
the fiscal impact of the proposed annexation.
Subsequently, all annexation applications shall also
include a Development Agreement application
or other mechanism that demonstrates how the
annexation will be revenue neutral or revenue
positive for the City.
Goal LU -2
High quality design that complements and enhances the City.
Policy LU 2.1
Changes and variations from the Zoning Ordinance
This Specific Plan provides for a high-quality mixed use
in a Specific Plan will be offset by high quality
of development including a commercial site and two
design, amenities and mix of land uses.
residential cluster housing types in a private community.
There are a variety of proposed amenities including
bocce ball courts, swimming and clubhouse facilities.
The Centre at La Quinta Specific Plan Amendment No. 6
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SLF-Adams Street La Quinta, LLC
Adopted July 3, 2018
Section 6: General Plan Consistency
Policy LU 2.2
Specific Plans shall be required for projects
This Specific Plan provides for a high-quality
proposing the integration of recreation, tourist
development to meet changing market demands so
commercial and residential uses; and for all
flexibility in development standards is required. There
projects proposing flexible development standards
are a number of positive elements to the plan that can
that differ from the Zoning Ordinance.
be achieved through the deviation of the current zoning
code. Such advantages include private yard space in a
medium density environment, less exterior maintenance
for home owners, generous common open space for
the community, and a quality community for various
markets. By decreasing the required minimum floor area
and interior rear yard setback, more homes in a desirable
amenitized community can be provided.
Policy LU 2.3
The City's outdoor lighting ordinance will be
The outdoor lighting contained within the site will not
maintained.
produce significant light or glare that would adversely
affect day or nighttime views in the area. The new light
sources will be similar to existing lighting patterns in the
area and will comply with the City's lighting ordinance.
Policy LU 2.4
Planning for all major community facilities shall
N/A
carefully consider the potential impacts to
adjacent development, particularly residential
development.
Policy LU 2.5
Public and utility projects shall be subject to the
N/A
same standards as the development community.
Policy LU 2.6
Participate in efforts to preserve and protect
N/A
sensitive resources throughout the City and its
Sphere of Influence, in support of the CVMSHCP.
Policy LU 2.7
Continue to include park facilities planning in
The site is designed with common open space areas that
neighborhood planning efforts.
will be programmed for different recreational activities.
Goal LU -3
Safe and identifiable neighborhoods that provide a sense of place.
Policy LU 3.1
Encourage the preservation of neighborhood
The Specific Plan area is surrounded by multi -family
character and assure a consistent and compatible
to the south, single-family to the west, and retail to
land use pattern.
the north and east. The Specific Plan places its denser
housing types along the southern edge where multi-
family exists, while the commercial component is located
on the north eastern side adjacent to existing retail. The
architecture complements the desert landscape and is
compatible with the adjacent residential and retail uses.
Policy LU 3.2
Density transfers may occur in Specific Plans when
N/A
common area amenities and open space are
provided.
SLF-Adams Street La Quinta, LLC
Adopted July 3, 2018
The Centre at La Quinta Specific Plan Amendment No. 6
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Section 6: General Plan Consistency
Policy No.
Goal/Policy
Policy LU 3.3
Maintain residential development standards
The goal of the Specific Plan is to provide for higher
including setbacks, height, pad elevations and
density residential housing types near jobs and retail.
other design and performance standards that
Therefore, detached residential cluster concepts were
assure a high quality of development in the Zoning
developed to maintain single-family characteristics while
Ordinance.
accommodating a higher density configuration. The
Specific Plan deviates from the zoning code requirements
for both rear yard setback and livable area. The market
demands that new homes are easier to maintain and
appealing to a variety of buyers for successful sales.
Goal LU -4
Maintenance and protection of existing neighborhoods.
Policy LU 4.1
Encourage compatible development adjacent to
The Specific Plan is surrounded by multi -family to the
existing neighborhoods and infrastructure.
south, single-family to the west, and retail to the north
and east. The Specific Plan places its denser housing
cluster along the southern edge where multi -family
exists. The commercial component is located on the
north-eastern side of the property adjacent to retail. The
site plan includes a mix of housing types and amenities
which provide a buffer between the single-family larger
lots to the west and the retail to the east as well as the
retail to the north and the high density housing that
abuts the southern border.
Policy LU 4.2
Capital improvement projects for developed areas
N/A
in the City should be of first priority, to encourage
infill development.
Goal LU -5
A broad range of housing types and choices for all residents of the City.
Policy LU S.1
Use development incentives to achieve a mix of
N/A
housing, including affordable housing.
Policy LU S.2
Consider changes in market demand in residential
The Specific Plan provides for two types of housing
product type to meet the needs of current and
clusters that enable various buyer profiles for the La
future residents.
Quinta residential market to purchase homes in the
community. In addition, the Specific Plan's location
adjacent to retail and jobs provides walkability, which
is unique to the La Quinta marketplace. Walkability can
attract a variety of households as residents will not need
to rely on cars for certain conveniences and employment.
Goal LU -6
A balanced and varied economic base which provides a broad range of goods and services to the City's
residents and the region.
Policy LU 6.1
Commercial land use designations shall allow a
The northern parcel of the Specific Plan area is
full range of retail, office, resort and institutional
designated for commercial use and will continue the
businesses in the City.
pattern established on Highway 111 for a broad range of
commercial land uses.
Policy LU 6.2
Maintain commercial development standards
N/A
in the Zoning Ordinance, including setbacks,
height, pad elevations and other design and
performance standards that assure a high quality
of development.
The Centre at La Quinta Specific Plan Amendment No. 6
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SLF-Adams Street La Quinta, LLC
Adopted July 3, 2018
Section 6: General Plan Consistency
Policy LU 6.3
Support and encourage the expansion of the
The Specific Plan provides a site for a hotel located
resort industry as a key component of the City's
on the north side of the property. Its proximity to
economic base.
neighborhood retail centers is an added convenience
amenity. The residential portion of the Specific Plan is
designed to contain for -sale single-family
detached homes.
Policy LU 6.4
Support the development of a broad range of non-
N/A
polluting, carefully planned industrial uses.
Policy LU 6.5
Industrial lands shall be located along major
N/A
transportation corridors, and in areas that
maximize all available infrastructure.
Policy LU 6.6
Encourage the development of vocational and
N/A
technical programs in the educational system
to help the industrial sector find qualified local
employees.
Policy LU 6.7
Consider the airport Master Plan in all
N/A
development proposals adjacent to the Jacqueline
Cochran Airport.
Goal LU -7
Innovative land uses in the Village and on Highway 111.
Policy LU 7.1
Encourage the use of mixed use development in
The Specific Plan contains both residential and
appropriate locations.
commercial uses.
Policy LU 7.2
Mixed Use developments within 300 feet of
N/A
Highway 111 must include retail commercial
development for at least 75% of the ground floor
leasable area.
Policy LU 7.3
Encourage the use of vacant pads in existing
The Specific Plan area is currently vacant. It is located
commercial development on Highway 111 for
in a commercial area and less than 1,000 feet from
residential use.
Highway 111. The existing General Plan Land Use
designation is GC (General Commercial) and the existing
zoning is CR (Regional Commercial). The new General
Plan designation is MHDR (Medium/High Density
Residential) and the new Zoning is CR and RM (Medium
Density Residential). Thus, the Specific Plan encourages
development on a vacant pad in a commercial area near
Highway 111.
Policy LU 7.4
Develop incentives for Mixed Use projects.
N/A
Policy LU 7.5
Develop a Master Non -Motorized Transportation
N/A
Plan for the Village.
Policy LU 7.6
Review and amend, as necessary, the Village
N/A
Design Guidelines to allow maximum flexibility for
Mixed Use projects.
Policy LU 7.7
Continue to allow offsite parking through the
N/A
payment of in lieu fees in the Village, as well as
other creative parking alternatives.
Policy LU 7.8
Encourage the expansion of transit service to meet
N/A
commuter needs.
SLF-Adams Street La Quinta, LLC
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The Centre at La Quinta Specific Plan Amendment No. 6
49
Section 6: General Plan Consistency
Circulation Element
Goal CIR-1 A transportation and circulation network that efficiently, safely and economically moves people, vehicles,
and goods using facilities that meet the current demands and projected needs of the City.
Policy CIR 1.1 Maintain and regularly update a complete N/A
General Plan master plan of roads, which includes
provisions for as many modes of travel as
possible, sets targets for ultimate rights-of-way
and pavement width and provides a schedule
for securing right-of-way and constructing
improvements consistent with the projected needs
and standards set forth in the City Circulation
Element and Program EIR.
Policy CIR 1.2 The General Plan designated street classifications N/A
set forth in the Circulation Element and serving as
the Master Plan of Roads shall be as follows:
• Highway 111 six lanes, divided, Class II bike/NEV
lane, multi -use paths
• Major Arterial: six lanes, divided, Class II bike/
NEV lane, multi -use paths
• Primary Arterial: four lanes, divided, Class II
bike/NEV lane, multi -use paths
• Secondary Arterial: four lanes, undivided, Class
II bike/NEV lane, multi -use paths
• Modified Secondary: two lane, divided, Class II
bike/NEV lane, multi -use paths
• Collector: two lane, undivided, Class II bike/NEV
Policy CIR 1.3
The City Public Works Department standard
N/A
plans setting forth roadways standards and
specifications shall be updated and maintained,
addressing rights-of-way, lane dimensions and
multi -use path design.
Policy CIR 1.4
The General Plan recognizes the need for
N/A
flexibility in applying and adapting roadway design
standards and specifications, and authorizes the
Public Works Director to make consistency findings
to permit modifications that do not compromise
the operational capacity of the subject roadway or
intersection.
Policy CIR 1.5
Where the construction of multi -use paths is
N/A
called for but is determined to be infeasible
sidewalks shall be constructed along at least one
side of these roadways.
Policy CIR 1.6
Maintain LOS- D operating conditions for all
N/A
corridors and intersections unless maintaining this
LOS would, in the City's judgment, be infeasible
and/or conflict with the achievement of other
goals.
The Centre at La Quinta Specific Plan Amendment No. 6
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SLF-Adams Street La Quinta, LLC
Adopted July 3, 2018
Section 6: General Plan Consistency
Policy 1,10. 1 rjoavroncy
Policy CIR 1.7
Allow flexible Level of Service (LOS) standards in
N/A
recognition of constraints on roadway expansions
and as a means of creating streets that balance all
modes of travel.
Policy CIR 1.8
LOS E and F conditions may be determined
N/A
acceptable during peak travel periods and a level
of service exemption or determination of General
Plan consistency may be approved if other feasible
roadway improvements can be constructed and/
or management programs implemented that
mitigate for the loss and achieve an acceptable
level of service. Exemptions shall not affect the
implementation of previously approved roadway
and intersection improvements.
Policy CIR 1.9
Coordinate and cooperate with Caltrans, CVAG,
N/A
Riverside County and adjoining cities to assure
adequate transportation infrastructure, systems
management coordination, preservation
of capacity and maximized efficiency along
Washington Street, Jefferson Street, Highway
111, Fred Waring Drive, Harrison Street and other
major roadways.
Policy CIR
Establish and maintain minimum standards for
N/A
1.10
roadway geometries, points of access and other
improvements that facilitate movement of traffic
onto and off of the roadway network.
Policy CIR
Apply Transportation Systems Management (TSM)
N/A
1.11
strategies intersections and roadway segments
as a cost-effective means optimizing the City's
transportation infrastructure.
Policy CIR
As a means of reducing vehicular traffic on major
Sidewalks are provided throughout the Specific Plan area
1.12
roadways and to reduce vehicle miles traveled by
which encourages walking to adjacent commercial uses.
traffic originating in the City, the City shall pursue
Having commercial uses close by inherently encourages
development of a land use pattern that maximizes
walking and bicycle -riding rather than driving a car.
interactions between adjacent or nearby land uses.
In addition, there are public sidewalks leading to the
Walmart property.
Policy CIR Coordinate with the Coachella Valley Water N/A
1.13 District and its consultants regarding its flood
control facilities to assure the accommodation
of all-weather crossings along critical roadways.
Private streets shall be developed in accordance
with development standards set forth in the
Municipal Code, relevant Public Works Bulletins
and other applicable standards and guidelines.
Policy CIR Truck routes shall avoid or minimize potential N/A
1.14 impacts to residential neighborhoods and shall
be designated and limited to those shown on
Exhibit II -S.
SLF-Adams Street La Quinta, LLC The Centre at La Quinta Specific Plan Amendment No. 6
Adopted July 3, 2018 51
Section 6: General Plan Consistency
Policy CIR
Continue to implement the Image Corridor
N/A
1.15
treatments throughout the City (see Exhibit II -4)
and identify new image corridors for streets
brought into the City through annexation.
Policy CIR
In order to preserve the aesthetic values on the
N/A
1.16
City's streets, optimum landscape setbacks shall
be maintained along all designated General Plan
Image Corridors and shall be identified in the City's
Municipal Code.
Policy CIR
Calle Cadiz, Calle Barcelona and Calle Amigo, in
N/A
1.17
the Village area, shall be allowed to remain at a
maximum 50 -foot right-of-way.
Policy CIR
The City Engineer shall review individual
N/A
1.18
development proposals located at critical
intersections, and shall have the authority to
request additional right of way if necessary.
Policy CIR
Building height limits along City Image Corridors
N/A
1.19
shall be identified in the City's Municipal Code.
Policy CIR
Facilitate the design, installation and maintenance
N/A
1.20
of a community locational/directional sign
program to efficiently direct traffic to high use
areas, including the civic center, parks, SilverRock
golf course, Jacqueline Cochran Regional Airport,
and other facilities and major attractions and
destinations in and around the City.
N/A
Policy CIR
Coordinate and cooperate with the Riverside
1.21
County Airport Commission (for the Jacqueline
Cochran Regional Airport) and the Palm Springs
Regional Airport Authority to assure that these
airports continue to meet the City's existing and
future transportation, commercial and emergency
response needs.
alternative vehicle, bicycle and pedestrian
Goal CIR-2
A circulation system that promotes and enhances transit,
networks.
N/A
Policy CIR 2.1
Encourage and cooperate with SunLine Transit
Agency on the expansion of routes, facilities,
services and ridership especially in congested
areas and those with high levels of employment
and commercial services, and encourage the
use of most energy efficient and least polluting
transportation technologies.
The Centre at La Quinta Specific Plan Amendment No. 6
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SLF-Adams Street La Quinta, LLC
Adopted July 3, 2018
Section 6: General Plan Consistency
Policy CIR 2.2 Encourage reduction of greenhouse gas (GHG) N/A
emissions by reducing vehicle miles traveled
and vehicle hours of delay by increasing or
encouraging the use of alternative modes and
transportation technologies, and implement
and manage a hierarchy of Complete Street
multimodal transportation infrastructure and
programs to deliver improved mobility and reduce
GHG emissions.
Policy CIR 2.3 Develop and encourage the use of continuous N/A
and convenient pedestrian and bicycle routes
and multi -use paths to places of employment,
recreation, shopping, schools, and other high
activity areas with potential for increased
pedestrian, bicycle, golf cart/NEV modes of travel.
The City shall set an example for the community in
the implementation of ridesharing programs and
those that encourage the use of alternative modes
of travel by City employees.
Livable Community Element
Goal SC -1
A community that provides the best possible quality of life for all its residents.
Policy SC 1.1
Continue to work with the CVWD on water
N/A
conservation measures.
Policy SC 1.2
Reduce water consumption at a minimum
The development will meet the 2016 CALGreen code
consistent with the Greenhouse Gas Reduction
which requires water conserving, high efficiency
Plan (also see Air Quality Element).
plumbing fixtures and fittings such as toilets, water
heaters and faucets. Additionally, no turf is being
proposed which further complies with the GHG Plan that
limits turf to less than 10%.
Policy SC 1.3
Encourage the use of more environmentally
This Specific Plan area will reconfigure the existing
friendly storm water management techniques
retention basin. Improvements to the basin will be
such as bioswales, permeable surfaces and
completed to accommodate the new Specific Plan uses.
other methods as they are developed, in all new
For detailed information refer to the water management
development.
plan and retention basin design.
Policy SC 1.4
Reduce Greenhouse Gas emissions at a minimum
N/A
consistent with the Greenhouse Gas Reduction
Plan (also see Air Quality Element).
Policy SC 1.5
All new development shall include resource
The development will meet 2016 CALGreen and
efficient development principles.
California Energy codes or those in effect at the time
of development. These codes are designed to provide
increasingly stringent energy efficiency standards, leading
to eventual requirements for net zero construction.
Policy SC 1.6
Expand the City's alternative transportation
N/A
network.
SLF-Adams Street La Quinta, LLC
Adopted July 3, 2018
The Centre at La Quinta Specific Plan Amendment No. 6
53
Section 6: General Plan Consistency
Policy SC 1.7 Encourage the retrofitting of existing buildings and N/A
projects with resource efficient design principles
to the greatest extent possible.
Policy SC 1.8 Expand the City's participation in Healthy City N/A
programs.
Housing Element
Goal H-1
Provide housing opportunities that meet the diverse needs of the City's existing and projected population.
Policy H 1.1
Identify adequate sites to accommodate a range of
N/A
product types, densities, and prices to address the
housing needs of all household types, lifestyles,
and income levels.
Policy H 1.2
Focus housing growth within existing City
N/A
boundaries until it is necessary to pursue
annexation or development in planning areas for
affordable housing.
Policy H 1.3
Direct new housing development to viable areas
The Specific Plan area is located within close proximity
where essential public facilities can be provided
to a number of commercial centers which provide
and employment opportunities, educational
employment opportunities. Both the public elementary
facilities, and commercial support are available.
school and the public middle school are within 1.2 miles
of the site. La Quinta High School is also within
close proximity.
Policy H 1.4
Support the construction of new affordable
N/A
housing by rezoning, where appropriate and
desirable, to permit higher density residential
development.
Policy H 1.5
Pursue land banking opportunities for housing that
N/A
exceeds the 2006-2014 RHNA.
Goal H-2
Assist in the creation and provision of resources to support housing for lower and moderate income
households.
Policy H 2.1
Increase housing choices for lower and moderate
N/A
income households.
Policy H 2.2
Support public, private, and nonprofit efforts in
N/A
the development of affordable housing.
Policy H 2.3
Pursue a variety of forms of private, local, state,
N/A
and federal assistance to support development of
affordable housing.
Goal H-3
Create a regulatory system that does not unduly constrain the maintenance, improvement, and
development of housing affordable to all La Quinta residents.
Remove unnecessary regulatory constraints N/A
Policy H 3.1
to enable the construction or rehabilitation
of housing that meets the needs of La Quinta
residents, including lower income and special
needs residents.
The Centre at La Quinta Specific Plan Amendment No. 6
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SLF-Adams Street La Quinta, LLC
Adopted July 3, 2018
Section 6: General Plan Consistency
Policy H 3.2
Coordinate the development of affordable housing
N/A
with the provision of key utilities to ensure prompt
and adequate service.
Policy H 3.3
Incentivize the development of affordable housing
N/A
to facilitate the development of housing for the
City's lower and moderate income households.
Goal H-4
Conserve and improve the quality of existing La Quinta neighborhoods and individual properties.
Policy H 4.1
Protect the quality of La Quinta's neighborhoods
N/A
through the rehabilitation of both affordable and
market -rate homes.
Policy H 4.2
Promote financial and technical assistance to
N/A
lower and moderate income households for
housing maintenance and improvements.
Policy H 4.3
Encourage the retention and rehabilitation of
N/A
existing single family neighborhoods and mobile
home parks that are economically and physically
sound.
Policy H 4.4
Enhance neighborhoods that presently provide
N/A
affordable housing with drainage, lighting and
landscape amenities, and parks and recreation
areas.
Goal H-5
Provide equal housing opportunities for all persons.
Policy H 5.1
Provide the regulatory framework to create an
N/A
environment in which housing opportunities are
equal.
Policy H S.2
Encourage and support the enforcement of
N/A
laws and regulations prohibiting discrimination
in lending practices and in the sale or rental of
housing.
Policy H 5.3
Encourage support services for the Coachella
N/A
Valley's senior and homeless populations through
referrals and collaborative efforts with non -profits
and other jurisdictions.
Policy H 5.4
Assist in the creation of a continuum of care for
N/A
the homeless population and those transitioning
into permanent housing.
Policy H S.S
Improve quality of life for disabled persons by
N/A
facilitating relief from regulatory requirements
that may create barriers to accessible housing and
promoting universal design.
Goal H-6
Provide a regulatory framework that facilitates and encourages energy and water conservation through
sustainable site planning, project design, and green technologies and building materials.
SLF-Adams Street La Quinta, LLC
Adopted July 3, 2018
The Centre at La Quinta Specific Plan Amendment No. 6
55
Section 6: General Plan Consistency
Policy No. Goal/Policy
A reduction in all air emissions generated within the City.
Policy H 6.1
Promote higher density and compact developments
The Specific Plan provides for medium density
that increase energy efficiency and reduce land
residential development. The small cluster design
consumption.
lends itself to higher densities while still providing
Policy AQ 1.2
Work to reduce emissions from residential and
single-family detached homes. Inherently, this compact
commercial energy use by encouraging decreased
development style increases energy efficiency and
consumption and increased efficiency.
minimizes land consumption.
Policy H 6.2
Facilitate housing development and rehabilitation
N/A
that conserves natural resources and minimizes
reduces the amount of vehicle trips and VMT from the
greenhouse gas emissions.
originally intended commercial use. Furthermore, the
Policy H 6.3
Encourage and enforce green building regulations
N/A
or incentives that do not serve as constraints to the
facilitates walking/bike riding rather than driving.
Policy AQ 1.4
development or rehabilitation of housing.
N/A
Policy H 6.4
Focus sustainability efforts on measures and
N/A
techniques that also assist the occupant in reducing
Policy AQ 1.5
energy costs; therefore reducing housing costs.
All construction activities will abide by construction
Policy H 6.5
Use and encourage emerging technologies to
N/A
reduce high demands for electricity and natural gas
Dust Control regulations.
Policy AQ 1.6
including use of passive solar devices and where
The project will be analyzed under the provisions
feasible other renewable energy technologies (e.g.,
of CEQA.
biomass, wind, and geothermal).
Air Quality Element
Goal AQ -1
A reduction in all air emissions generated within the City.
Policy AQ 1.1
Coordinate with the South Coast Air Quality
N/A
Management District to assure compliance with air
quality standards.
Policy AQ 1.2
Work to reduce emissions from residential and
N/A
commercial energy use by encouraging decreased
consumption and increased efficiency.
Policy AQ 1.3
Work to reduce emissions from mobile sources by
The new residential use in the Specific Plan area
encouraging a decrease in the number of vehicle
reduces the amount of vehicle trips and VMT from the
trips and vehicle miles traveled.
originally intended commercial use. Furthermore, the
close proximity of the various retail centers in the area
facilitates walking/bike riding rather than driving.
Policy AQ 1.4
Protect people and sites that are especially sensitive
N/A
to airborne pollutants (sensitive receptors) from
polluting point sources.
Policy AQ 1.5
Ensure all construction activities minimize emissions
All construction activities will abide by construction
of all air quality pollutants.
requirements set forth by the City including the Fugitive
Dust Control regulations.
Policy AQ 1.6
Proposed development air quality emissions of
The project will be analyzed under the provisions
criteria pollutants shall be analyzed under CEQA.
of CEQA.
The Centre at La Quinta Specific Plan Amendment No. 6
56
SLF-Adams Street La Quinta, LLC
Adopted July 3, 2018
Section 6: General Plan Consistency
sral MUM 0rrsoavitoncy
Policy AQ 1.7
Greenhouse gas emissions associated with a
Per the CEQA documentation, the project proposes to
development project shall demonstrate adherence
reduce emissions levels by 30.84% over 2005 BAU levels
to the City's GHG Reduction Plan.
through compliance with 2016 CALGreen and Energy
Code requirements.
Policy AQ 1.8
The City shall adopt a comprehensive greenhouse
N/A
gas reduction plan that sets forth reduction targets,
timelines, and measures to achieve targets.
Energy and Mineral Resources Element
Goal EM -1
The sustainable use and management of energy and mineral resources.
Policy EM 1.1
Strongly encourage conservation of energy
N/A
resources.
Policy EM 1.2
Support the use of alternative energy and the
N/A
conversion of traditional energy sources to
alternative energy.
Goal EM -2 The conservation and thoughtful management of local mineral deposits to assure the long-term viability of
limited resources.
Policy EM 2.1 Preserve mineral resources identified by the N/A
Department of Mines and Geology to the greatest
extent possible.
Biological Resources Element
Goal BI0-1 The protection and preservation of native and environmentally significant biological resources and their
habitats.
Policy BIO 1.1 Continue to implement the Coachella Valley N/A
Multiple Species Habitat Conservation Plan
(MSHCP).
Policy BIO 1.2 Where appropriate, site-specific, species-specific N/A
surveys shall be required for the seven species not
covered by the MSHCP.
Policy BIO 1.3
Publicly owned conservation lands, including those
N/A
for the MSHCP, shall be designated as Open Space
on the Land Use Map.
Policy BIO 1.4
Comply with the requirements of the Migratory
The CEQA documentation for the project will include
Bird Treaty Act (META).
requirements for compliance with the META.
Policy BIO 1.5
Comply with the regulatory requirements of the
N/A
California Department of Fish and Game, the US
Army Corps of Engineers, and the Regional Water
Quality Control Board as they relate to "waters
of the State of California" and/or "waters of the
United States"
SLF-Adams Street La Quinta, LLC
Adopted July 3, 2018
The Centre at La Quinta Specific Plan Amendment No. 6
M
Section 6: General Plan Consistency
Policy BIO 1.6 Native desert plant materials should be
incorporated into new development projects to
the greatest extent possible. Invasive, non- native
species shall be discouraged.
The Landscape Guidelines for this Specific Plan include a
California native and drought tolerant landscape palette.
The landscaping will be consistent and compatible with
the surrounding context.
Policy BIO 1.7 Sensitive habitat areas, including conservation N/A
areas for the MSHCP, should be buffered from
urban development to the greatest extent
possible.
Cultural Resources Element
Goal CUL -1
The protection of significant archaeological, historic and paleontological resources which occur in the City.
Policy CUL 1.1
All reasonable efforts should be made to identify
N/A
archaeological and historic resources in the City.
Policy CUL 1.2
Assure that significant identified archaeological
N/A
Policy WR 1.2
and historic resources are protected.
N/A
Policy CUL 1.3
Educate the public about the City's history and
N/A
Policy WR 1.3
paleontology.
N/A
Policy CUL 1.4
Make all reasonable efforts to identify
N/A
paleontological resources in the City.
Policy CUL 1.5
All reasonable efforts should be made to preserve
N/A
paleontological resources in the City.
Pollution Prevention Plan (SWPPP) that complies with the
Water Resources Element
Goal WR -1
The efficient use and conservation of the City's water resources.
Policy WR 1.1
Support the Coachella Valley Water District in
N/A
its efforts to supply adequate domestic water to
residents and businesses.
Policy WR 1.2
Support the Coachella Valley Water District in its
N/A
efforts to recharge the aquifer.
Policy WR 1.3
Support the Coachella Valley Water District in its
N/A
efforts to expand tertiary treated (i.e. reclaimed)
water distribution.
Policy WR 1.4
Protect storm water from pollution and encourage
The development is required to prepare a Storm Water
its use to recharge the aquifer.
Pollution Prevention Plan (SWPPP) that complies with the
La Quinta Drainage Area Management Plan (DAMP).
Policy WR 1.5
Development within drainage areas and storm
N/A
water facilities shall be limited to recreational uses
such as golf courses, lakes, sports or play fields
and similar uses.
Policy WR 1.6
Encourage the use of permeable pavements in
N/A
residential and commercial development projects.
Open Space and Conservation Element
Goal OS -1 Preservation, conservation and management of the City's open space lands and scenic resources for
enhanced recreational, environmental and economic purposes.
Policy OS 1.1 Identify and map lands suitable for preservation as N/A
passive and active open space.
The Centre at La Quinta Specific Plan Amendment No. 6 SLF-Adams Street La Quinta, LLC
58 Adopted July 3, 2018
Section 6: General Plan Consistency
•.Goal/Policy
Policy OS 1.2
Continue to develop a comprehensive multi-
N/A
purpose trails network to link open space areas.
N/A
Policy OS 1.3
The City shall encourage community involvement
and volunteerism in open space maintenance
and improvement as a means to leverage local
funds, improve open space, and increase public
awareness of the City's Open Space areas.
Goal OS -2
Good stewardship of natural open space and preservation of open space areas.
Policy OS 2.1
Unique and valuable biological resources should
N/A
be preserved as open space, to the greatest extent
practical.
Policy OS 2.2
Where appropriate, geological hazard zones,
N/A
including but not limited to earthquake fault lines,
areas susceptible to liquefaction, floodways, and
unstable slopes should be preserved as open
space.
Policy OS 2.3
Encourage the preservation of open space in
N/A
privately owned development projects
Goal OS -3
Preservation of scenic resources as vital contributions
to the City's economic health and overall quality of
life.
N/A
Policy OS 3.1
To the greatest extent possible, prohibit
development on lands designated as open space
which are elevated and visually prominent from
adjacent developed areas or are located within
or in close proximity to areas identified as critical
wildlife habitat.
N/A
Policy OS 3.2
Any development that is permitted within areas
designated as Open Space should minimize
grading for structures and access and should
be visually subordinate to and compatible with
surrounding landscape features.
Policy OS 3.3
Explore and utilize a variety of measures to
N/A
preserve privately owned properties within hillside
and alluvial fan areas, including private covenants,
deed restrictions, and land transfers.
Noise Element
Goal N-1 A healthful noise environment which complements residential and resort character.
Policy N 1.1 Noise standards in the City shall be consistent with Block walls (noise barriers) will be provided to protect
the Community Noise and Land Use Compatibility homes from noise sources. The CEQA documentation
scale described in this Element. for the project requires the installation of mechanical
ventilation systems to permit windows to remain closed
for prolonged periods of time on buildings adjacent to
Adams Street, Auto Centre Drive, and La Quinta Drive so
traffic noise will not exceed interior noise standards.
SLF-Adams Street La Quinta, LLC
Adopted July 3, 2018
The Centre at La Quinta Specific Plan Amendment No. 6
59
Section 6: General Plan Consistency
Policy No. Goal/Policy
Policy N 1.2
New residential development located adjacent
The project will comply with City noise standards.
to any roadway identified in Table IV -4 as having
a build out noise level in excess of 65 dBA shall
continue to be required to submit a noise impact
analysis in conjunction with the first Planning
Department application, which demonstrates
compliance with the City's noise standards.
Policy N 1.3
New non-residential development located
The project will comply with City noise standards.
adjacent to existing residential development,
The non-residential development will be located at a
sensitive receptors or residentially designated
minimum of 50 feet from its boundary with a residential
land, shall be required to submit a noise impact
property. At this distance, it is anticipated that any
analysis in conjunction with the first Planning
operation of stationary noise sources associated with
Department application, which demonstrates
the non-residential development would not exceed the
that it will not significantly impact the adjacent
City's exterior noise level standard of 65 dBA CNEL for
residential development or residential land.
the residential homes, nor would the interior noise level
standard of 45 dBA CNEL for residential be exceeded.
Policy N 1.4
All Mixed Use projects shall be required to submit
The project will comply with City noise standards.
a noise impact analysis in conjunction with the
first Planning Department application, which
demonstrates compliance with the City's noise
standards.
Policy N 1.5
All noise impact analysis will include, at a
The CEQA documentation for this project will analyze
minimum, short-term construction noise and noise
the noise impacts and include mitigation measures.
generated by the daily operation of the project at
Construction activities shall comply with the City's
build out.
permitted construction hours.
Policy N 1.6
The City may require remedial noise control plans
N/A
and/or improvements for areas experiencing noise
in excess of adopted City standards
Policy N 1.7
Noise impact analysis shall be included in
N/A
all City Capital Improvement Plan (CIP) and
developer -required roadway widening projects
to demonstrate compliance with City noise
standards.
Policy N 1.8
Maintain a truck route plan restricting truck travel
N/A
to arterial roadways.
Soils and Geology Element
Goal GEO-1 Protection of the residents' health and safety, and of their property, from geologic and seismic hazards.
Policy GEO The City shall maintain and periodically update an N/A
1.1 information database and maps that identify local
and regional geologic and seismic conditions.
Policy GEO The City shall continue to require that N/A
1.2 development in areas subject to rockfall, landslide,
liquefaction and/or other geotechnical hazards
described in this Element, prepare detailed
geotechnical analyses that include mitigation
measures intended to reduce potential hazards to
less than significant levels.
The Centre at La Quinta Specific Plan Amendment No. 6 SLF-Adams Street La Quinta, LLC
60 Adopted July 3, 2018
Section 6: General Plan Consistency
Policy GEO
The City shall require that development in
N/A
1.3
areas subject to collapsible or expansive soils
Drainage Plan every 5 years, or as needed, to
conduct soil sampling and laboratory testing and
reflect changes in local and regional drainage and
implement mitigation measures that minimize
flood conditions.
such hazards.
Policy FH 1.2
Policy GEO
The City shall require that all new structures be
N/A
1.4
built in accordance with the latest adopted version
particularly those where potential flood impacts
of the Building Code.
Policy GEO
The City shall continue to require that structures
N/A
1.5
that pose a safety threat due to inadequate
standards that provide for a reduction in runoff
seismic design are retrofitted or removed from
from developed lands and are consistent with local
use, according to law.
Policy GEO
The City shall coordinate and cooperate with
N/A
1.6
public and quasi -public agencies to ensure that
implementation of measures which protect bridge
major utilities continue to be functional in the
crossings from the scouring and erosive effects of
event of a major earthquake.
Flooding and Hydrology Element
Goal FH -i
Protection of the health, safety and welfare of the community from flooding and hydrological hazards.
Policy FH 1.1
The City shall monitor and update its 2009 Master
N/A
Drainage Plan every 5 years, or as needed, to
reflect changes in local and regional drainage and
flood conditions.
Policy FH 1.2
The City shall coordinate efforts to update
N/A
floodplain mapping in all areas of the City,
particularly those where potential flood impacts
are not yet known.
Policy FH 1.3
The City shall continue to implement development
N/A
standards that provide for a reduction in runoff
from developed lands and are consistent with local
and regional stormwater management plans.
Policy FH 1.4
The City shall coordinate with CVWD regarding the
N/A
implementation of measures which protect bridge
crossings from the scouring and erosive effects of
flooding.
Policy FH 1.5
The City shall coordinate with CVWD to minimize
N/A
the potential for the occurrence of inundation
from levee or water tank failure, including
seismically induced inundation.
Policy FH 1.6
Major drainage facilities, including debris basins,
The existing drainage retention basin will be reconfigured
retention/detention basins, and flood control
to accommodate the new Specific Plan uses. The basin is
facilities shall provide for the enhancement of
not and will not be designed for recreational uses but will
wildlife habitat and community open space to the
remain as a fenced -in open area.
greatest extent feasible, while still maintaining
their functional qualities.
SLF-Adams Street La Quinta, LLC The Centre at La Quinta Specific Plan Amendment No. 6
Adopted July 3, 2018 61
Section 6: General Plan Consistency
Policy FH 1.7 New critical facilities shall not be constructed N/A
within the boundaries of the 100 -year flood plain.
Policy FH 1.8 Development within drainage areas and N/A
stormwater facilities shall be limited to
recreational uses such as golf courses, lakes,
sports or play fields, and similar uses.
Policy FH 1.9 The City shall periodically monitor and update, as N/A
needed, evacuation routes to ensure safe ingress
and egress for residents and emergency vehicles
in the Cove and southern neighborhoods in the
event of a major flood.
Hazardous Materials Element
Goal HAZ-1
Protection of residents from the potential impacts of hazardous and toxic materials.
Policy HAZ
The storage, transport, use and disposal of
N/A
1.1
hazardous materials shall comply with all City,
County, State and federal standards.
Policy HAZ
To the extent empowered, the City shall regulate
N/A
1.2
the generation, delivery, use and storage of
Policy ES 1.2
hazardous materials.
Development proposal shall be reviewed by the Fire
Policy HAZ
Support Household Hazardous Waste disposal.
N/A
1.3
project access and design provide for maximum
are met.
Emergency Services Element
Goal ES -1
An effective and comprehensive response to all emergency service needs.
Policy ES 1.1
The City shall continue to work with the Riverside
N/A
County Fire Department to accurately forecast
future needs and provide adequate and timely
expansion of services and facilities based on
service capabilities and response times.
Policy ES 1.2
New development proposals shall continue to
Development proposal shall be reviewed by the Fire
be routed to the Fire Department to assure that
Department to assure necessary safety standards
project access and design provide for maximum
are met.
fire and life safety.
Policy ES 1.3
The City shall continue to work with the Fire
N/A
Department to maintain or improve the current
ISO rating in order to reduce insurance premiums
for City residents and businesses.
Policy ES 1.4
The City shall coordinate with adjacent
N/A
jurisdictions to consider joint funding of fire
facilities based upon service area.
Policy ES 1.5
The City shall continue to work with the Riverside
N/A
County Sheriff's Department to accurately forecast
future needs and provide adequate and timely
expansion of services and facilities.
The Centre at La Quinta Specific Plan Amendment No. 6
62
SLF-Adams Street La Quinta, LLC
Adopted July 3, 2018
Section 6: General Plan Consistency
Policy ES 1.6
New development proposals shall continue to be
Development proposals shall be reviewed by the Police
The City should coordinate with the Coachella
routed to the Police Department to assure that
Department to assure necessary safety standards are met.
Valley Water District to assure that sufficient
project access and design provide for defensible
water supplies are available to sustain current and
space and maximum crime prevention while
future development.
maintaining City design standards and codes.
Policy UTL 1.2
Policy ES 1.7
The City shall coordinate with the Sheriff's
N/A
New development shall reduce its projected
Department to assure that community-based
water consumption rates over "business -as -usual"
policing and community programs that encourage
consumption rates.
resident participation are implemented to the
Policy UTL 1.4
Review and amend Development Standards to
greatest extent possible.
Policy ES 1.8
The City should maintain an emergency response
N/A
a reduction of domestic water consumption
program consistent with State law, and coordinate
equivalent to, or exceeding, the Cal Green Tier One
with surrounding cities, Riverside County and
standards in effect at the time of development.
other emergency service providers.
Goal UTL-2
Policy ES 1.9
Critical facilities, such as police and fire stations,
N/A
All development within the Specific Plan area will
hospitals and clinics, schools and utility
connect to sanitary sewer service.
connect to sanitary sewer service.
substations, should be sited away from identified
Septic systems for the treatment of sewage
N/A
hazard areas.
should be replaced with sanitary sewer service
Policy ES 1.10
The City should provide education programs and
N/A
literature to its residents, business people and
property owners on earthquake preparedness, fire
safety, flooding hazards and other emergencies.
Water, Sewer and Other Utilities Element
Goal UTL-i
Domestic water facilities and services which adequately serve the existing and long-term needs of the City.
Policy UTL 1.1
The City should coordinate with the Coachella
N/A
Valley Water District to assure that sufficient
water supplies are available to sustain current and
future development.
Policy UTL 1.2
The City should encourage the conservation of water.
N/A
Policy UTL 1.3
New development shall reduce its projected
All development is required to meet CALGreen
water consumption rates over "business -as -usual"
requirements with the required use of low -flow fixtures
consumption rates.
and water efficient landscape and irrigation.
Policy UTL 1.4
Review and amend Development Standards to
N/A
require that all new development demonstrate
a reduction of domestic water consumption
equivalent to, or exceeding, the Cal Green Tier One
standards in effect at the time of development.
Goal UTL-2
Sanitary sewer facilities and services which adequately serve the existing and long-term needs of the City.
Policy UTL 2.1
All new development should be required to
All development within the Specific Plan area will
connect to sanitary sewer service.
connect to sanitary sewer service.
Policy UTL 2.2
Septic systems for the treatment of sewage
N/A
should be replaced with sanitary sewer service
throughout the City.
SLF-Adams Street La Quinta, LLC
Adopted July 3, 2018
The Centre at La Quinta Specific Plan Amendment No. 6
63
Section 6: General Plan Consistency
Public Facilities Element
Goal PF -1
Public facilities and services that are available, adequate
and convenient to all City residents.
N/A
Policy PF 1.1
The City shall expand or modify municipal services
to meet the needs of the community.
N/A
Policy PF 1.2
Periodically evaluate the demand for municipal
services and facilities, and include construction
and expansion of these facilities to assure
timely completion.
Policy PF 1.3
The City shall identify all viable financing
N/A
mechanisms for the funding of construction,
maintenance and operation of municipal facilities.
N/A
Policy PF 1.4
The design and construction of municipal
facilities shall comply with all the processes and
development standards that apply to privately
constructed facilities.
Policy PF 1.5
The City shall continue to coordinate with the
N/A
County of Riverside to assure that library facilities
and services are expanded as demand warrants.
N/A
Policy PF 1.6
The City shall coordinate with the Desert Sands
and Coachella Valley Unified School Districts and
encourage the Districts to plan for and construct
new schools to meet demand.
Policy PF 1.7
The City shall continue to explore the potential for
N/A
the joint purchase or use of recreational facilities
with the Desert Sands and Coachella Valley Unified
School Districts, as well as the Coachella Valley
Recreation and Park District.
The Centre at La Quinta Specific Plan Amendment No. 6
64
SLF-Adams Street La Quinta, LLC
Adopted July 3, 2018
Resolution No. 2024 - 004
Conditions of Approval — Adopted EXHIBIT B
Specific Plan 2022-0003 (SP 1997-029, Amendment 6)
Project: Hampton Inn Hotel
Adopted: January 16, 2024
Page 1 of 1
(-,FNFRAI
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. The City shall have
sole discretion in selecting its defense counsel.
The City shall promptly notify the applicant of any claim, action or proceeding and shall
cooperate fully in the defense.
2. Specific Plan 2022-0003 shall be developed in compliance with these conditions, and
the approved Specific Plan document. In the event of any conflicts between these
conditions and the provisions of SP1997-029 The Centre at La Quinta, these conditions
shall take precedence.
3. Specific Plan 2022-0003 shall comply with all applicable terms, conditions and/or
mitigation measures for the following related approvals:
Specific Plan Amendment 1997-029 The Centre at La Quinta Amendment 5
Environmental Assessment 2017-0009 and 2022-0011
Tentative Parcel Map 37359
Site Development Permit 2022-0007
4. 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.
Resolution No. 2024-004
Conditions of Approval - Adopted
Site Development Permit 2022-0007
Project: Hampton Inn Hotel
Adopted: January 16, 2024
Page 1 of 16
GENERAL
EXHIBIT C
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 Site Development Permit. The
City shall have sole discretion in selecting its defense counsel.
The City shall promptly notify the applicant of any claim, action or proceeding and
shall cooperate fully in the defense.
2. Site Development Permit 2022-0007 shall comply with all applicable conditions
and/or mitigation measures for the following related approvals:
Tentative Parcel Map 37359
In the event of any conflict(s) between approval conditions and/or provisions of
these approvals, the Planning Manager shall adjudicate the conflict by determining
the precedence.
3. The Site Development Permit shall expire two years from the date of approval and
shall become null and void in accordance with La Quinta Municipal Code Section
9.200.080, unless a building permit has been issued. A time extension may be
requested per LQMC Section 9.200.080.
4. Prior to the issuance of any grading, construction, or building permit by the City,
the applicant shall obtain any necessary clearances and/or permits from the
following agencies, if required:
• Riverside County Fire Marshal
• La Quinta Development Services Division: Grading Permit and Green Sheet
(Public Works Clearance) for Building Permits, Water Quality Management
Plan (WQMP) Exemption Form — Whitewater River Region, Improvement
Permit
• La Quinta Design and Development Department
• Riverside Co. Environmental Health Department
• Desert Sands Unified School District (DSUSD)
• Coachella Valley Water District (CVWD)
• Imperial Irrigation District (IID)
• California Regional Water Quality Control Board (CRWQCB)
• State Water Resources Control Board
• SunLine Transit Agency (SunLine)
• South Coast Air Quality Management District Coachella Valley (SCAQMD)
The applicant is responsible for all requirements of the permits and/or clearances
from the above -listed agencies. When these requirements include approval of
Resolution No. 2024-004
Conditions of Approval - Adopted
Site Development Permit 2022-0007
Project: Hampton Inn Hotel
Adopted: January 16, 2024
Page 2 of 16
improvement plans, the applicant shall furnish proof of such approvals when
submitting those improvements plans for City approval.
5. Coverage under the State of California General Construction Permit must be
obtained by the applicant, who then shall submit a copy of the Regional Water
Quality Control Board's ("RWQCB") acknowledgment of the applicant's Notice of
Intent ("NOI") and Waste Discharger Identification (WDID) number to the City prior
to the issuance of a grading or building permit.
6. The applicant shall comply with applicable provisions of the City's NPDES
stormwater discharge permit, LQMC Sections 8.70.010 et seq. (Stormwater
Management and Discharge Controls), and 13.24.170 (Clean Air/Clean Water);
Riverside County Ordinance No. 457; the California Regional Water Quality
Control Board — Colorado River Basin Region Board Order No. R7-2013-0011 and
the State Water Resources Control Board's Order No. 2012-0006-DWQ.
A. For construction activities including clearing, grading or excavation of land
that disturbs one (1) acre or more of land, or that disturbs less than one (1)
acre of land, but which is a part of a construction project that encompasses
more than one (1) acre of land, the Permitee shall be required to submit a
Storm Water Pollution Protection Plan ("SWPPP") to the State Water
Resources Control Board.
The applicant or design professional can obtain the California Stormwater
Quality Association SWPPP template at www.cabmphandbooks.com for
use in their SWPPP preparation.
B. The applicant shall ensure that the required SWPPP is available for
inspection at the project site at all times through and including acceptance
of all improvements by the City.
C. The applicant's SWPPP shall include provisions for all of the following Best
Management Practices ("BMPs") (LQMC Section 8.70.020 (Definitions)):
1) Temporary Soil Stabilization (erosion control).
2) Temporary Sediment Control.
3) Wind Erosion Control.
4) Tracking Control.
5) Non -Storm Water Management.
6) Waste Management and Materials Pollution Control.
D. The SWPPP and BMPs shall remain in effect for the entire duration of
project construction until all improvements are completed and accepted by
the City Council.
Resolution No. 2024-004
Conditions of Approval - Adopted
Site Development Permit 2022-0007
Project: Hampton Inn Hotel
Adopted: January 16, 2024
Page 3 of 16
E. The inclusion in the Conditions, Covenants, and Restrictions (CC&Rs), a
requirement for the perpetual maintenance and operation of all post -
construction BMPs as required.
7. Permits issued under this approval shall be subject to the provisions of the
Development Impact Fee and Transportation Uniform Mitigation Fee programs in
effect at the time of issuance of building permit(s).
8. Approval of this Site Development Permit shall not be construed as approval for
any horizontal dimensions implied by any site plans or exhibits unless specifically
identified in the following conditions of approval.
9. 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.
10. Developer shall reimburse the City, within thirty (30) days of presentment of the
invoice, all costs and actual consultant's fees incurred by the City for engineering
and/or surveying consultants to review and/or modify any documents or
instruments required by this project. 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.
PROPERTY RIGHTS
11. Prior to issuance of any permit(s), the applicant shall acquire or confer easements
and other property rights necessary for the construction or proper functioning of
the proposed development. Conferred rights shall include irrevocable offers to
dedicate or grant access easements to the City for emergency services and for
maintenance, construction, and reconstruction of essential improvements.
12. Pursuant to the aforementioned condition, conferred rights shall include approvals
from the master developer over easements and other property rights necessary
for construction and proper functioning of the proposed development not limited to
access rights over proposed and/or existing private streets that access public
streets and open space/drainage facilities of the master development.
13. The applicant shall offer for dedication all public street rights-of-way in
conformance with the City's General Plan, Municipal Code, applicable specific
plans, and/or as required by the City Engineer.
Resolution No. 2024-004
Conditions of Approval - Adopted
Site Development Permit 2022-0007
Project: Hampton Inn Hotel
Adopted: January 16, 2024
Page 4 of 16
14. The public street right-of-way offers for dedication required for this project include:
A. PUBLIC STREETS
1) Auto Centre Drive South — No additional right-of-way dedication is
required.
2) La Quinta Drive — No additional right-of-way dedication is required.
3) Auto Centre Way — No additional right-of-way dedication is required.
15. Dedications shall include additional widths as necessary for dedicated right and
left turn lanes, bus turnouts, and other features contained in the approved
construction plans.
16. When the City Engineer determines that access rights to the proposed street
rights-of-way shown on the approved Site Development Permit are necessary prior
to approval of the improvements dedicating such rights-of-way, the applicant shall
grant the necessary rights-of-way within 60 days of a written request by the City.
17. Where public facilities (e.g., sidewalks) are placed on privately -owned setbacks,
the applicant shall offer for dedication blanket easements for those purposes.
18. The applicant shall offer for dedication those easements necessary for the
placement of, and access to, utility lines and structures, drainage basins, mailbox
clusters, park lands, and common areas.
19. Direct vehicular access to Auto Centre Dr South, La Quinta Drive, and Auto Centre
Way is restricted, except for those access points identified on the Site
Development Permit, or as otherwise conditioned in these conditions of approval.
20. The applicant shall furnish proof of easements, or written permission, as
appropriate, from those owners of all abutting properties on which grading,
retaining wall construction, permanent slopes, or other encroachments will occur.
STREET AND TRAFFIC IMPROVEMENTS
21. The applicant shall comply with the provisions of LQMC Sections 13.24.060 (Street
Improvements), 13.24.070 (Street Design - Generally) & 13.24.100 (Access for
Individual Properties and Development) for public streets; and Section 13.24.080
(Street Design - Private Streets), where private streets are proposed.
Resolution No. 2024-004
Conditions of Approval - Adopted
Site Development Permit 2022-0007
Project: Hampton Inn Hotel
Adopted: January 16, 2024
Page 5 of 16
22. Streets shall have vertical curbs or other approved curb configurations that will
convey water without ponding and provide lateral containment of dust and residue
during street sweeping operations. If a wedge or rolled curb design is approved,
the lip at the flowline shall be near vertical with a 1/8" batter and a minimum height
of 0.1'. Unused curb cuts on any lot shall be restored to standard curb height prior
to final inspection of permanent building(s) on the lot.
23. The applicant shall construct the following street improvements to conform with the
General Plan (street type noted in parentheses.)
A. OFF-SITE STREETS
1) La Quinta Drive
a. The applicant shall construct 6 -foot -wide sidewalk on the west side.
Other required improvements in the right-of-way and/or adjacent landscape
setback area include:
a) All appurtenant components such as, but not limited to curb,
gutter, traffic control striping, legends, and signs.
The applicant is responsible for the construction of all improvements mentioned
above.
The applicant shall extend improvements beyond the project boundaries to ensure
they safely integrate with existing improvements (e.g., grading; traffic control
devices and transitions in alignment, elevation or dimensions of streets and
sidewalks).
24. The applicant shall design street pavement sections using CalTrans' design
procedure for 20 -year life pavement, and the site-specific data for soil strength and
anticipated traffic loading (including construction traffic). Minimum structural
sections shall be as follows:
Parking Lot & Aisles (Low Traffic) 3.0" a.c./4.5" c.a.b.
Parking Lot & Aisles (High Traffic) 4.5" a.c /5.5" c.a.b.
or the approved equivalents of alternate materials per the City Engineer.
25. The applicant shall submit current mix designs (less than two years old at the time
of construction) for base, asphalt concrete and Portland cement concrete. The
submittal shall include test results for all specimens used in the mix design
procedure. For mix designs over six months old, the submittal shall include recent
(less than six months old at the time of construction) aggregate gradation test
results confirming that design gradations can be achieved in current production.
The applicant shall not schedule construction operations until mix designs are
approved.
Resolution No. 2024-004
Conditions of Approval - Adopted
Site Development Permit 2022-0007
Project: Hampton Inn Hotel
Adopted: January 16, 2024
Page 6 of 16
26. General access points and turning movements of traffic are limited to the following:
Auto Centre Way South and Auto Centre Drive: Full turn movements in and out
are allowed.
27. Improvements shall include appurtenances such as traffic control signs, markings,
and other devices, raised medians if required, street name signs and sidewalks.
Mid -block street lighting is not required.
28. Improvements shall be designed and constructed in accordance with City adopted
standards, supplemental drawings, and specifications, or as approved by the City
Engineer. Improvement plans for streets, access gates and parking areas shall be
stamped and signed by qualified engineers.
29. Standard knuckles and corner cut-backs shall conform to Riverside County
Standard Drawings #801 and #805, respectively, unless otherwise approved by
the City Engineer.
PARKING LOT and ACCESS POINTS
30. The design of parking facilities shall conform to LQMC Chapter 9.150 and in
particular the following:
A. The parking space and aisle widths and the double hairpin stripe parking
space design shall conform to LQMC Chapter 9.150.
B. Cross slopes should be a maximum of 2% where ADA accessibility is
required including accessibility routes between buildings.
C. Building access points shall be shown on the Precise Grading Plans to
evaluate ADA accessibility issues.
D. Accessibility routes to public streets and adjacent development shall be
shown on the Precise Grading Plan.
E. Parking space lengths shall be according to LQMC Chapter 9.150 and be a
minimum of 17 feet in length with a 2 -foot overhang for standard parking
spaces and 18 feet with a 2 -foot overhang for handicapped parking space
or as approved by the City Engineer. One (1) van accessible parking space
is required per eight (8) accessible parking spaces.
F. Drive aisles between parking spaces shall be a minimum of 26 feet with
access drive aisles to Public Streets a minimum of 30 feet or as approved
by the City Engineer.
Resolution No. 2024-004
Conditions of Approval - Adopted
Site Development Permit 2022-0007
Project: Hampton Inn Hotel
Adopted: January 16, 2024
Page 7 of 16
Entry drives, main interior circulation routes, corner cutbacks, bus turnouts,
dedicated turn lanes, ADA accessibility route to public streets and other features
shown on the approved construction plans, may require additional street widths
and other improvements as may be determined by the City Engineer.
IMPROVEMENT PLANS
As used throughout these Conditions of Approval, professional titles such as "engineer,"
"surveyor," and "architect," refer to persons currently certified or licensed to practice their
respective professions in the State of California.
31. Improvement plans shall be prepared by or under the direct supervision of qualified
engineers and/or architects, as appropriate, and shall comply with the provisions
of LQMC Section 13.24.040 (Improvement Plans).
32. The following improvement plans shall be prepared and submitted for review and
approval by the Development Services Division. A separate set of plans for each
line item specified below shall be prepared. The plans shall utilize the minimum
scale specified, unless otherwise authorized by the City Engineer in writing. Plans
may be prepared at a larger scale if additional detail or plan clarity is desired. Note,
the applicant may be required to prepare other improvement plans not listed here
pursuant to improvements required by other agencies and utility purveyors.
A. PM10 Plan 1" = 40' Horizontal
B. Erosion Control Plan 1 " = 40' Horizontal
C. WQMP (Plan submitted in Report Form)
D. Precise Grading Plan 1" = 30' Horizontal
NOTE: A through D to be submitted concurrently.
(Separate Storm Drain Plans if applicable)
Other engineered improvement plans prepared for City approval that are not listed
above shall be prepared in formats approved by the City Engineer prior to
commencing plan preparation.
All Off -Site Plan & Profile Street Plans and Signing & Striping Plans shall show all
existing improvements for a distance of at least 200 -feet beyond the project limits,
or a distance sufficient to show any required design transitions.
All On -Site Signing & Striping Plans shall show, at a minimum; Stop Signs, Limit
Lines and Legends, No Parking Signs, Raised Pavement Markers (including Blue
RPMs at fire hydrants) and Street Name Signs per Public Works Standard Plans
and/or as approved by the Engineering Department.
Resolution No. 2024-004
Conditions of Approval - Adopted
Site Development Permit 2022-0007
Project: Hampton Inn Hotel
Adopted: January 16, 2024
Page 8 of 16
Precise Grading plans shall normally include all on-site surface improvements
including but not limited to finish grades for curbs & gutters, building pad and floor
elevations, wall elevations, parking lot improvements and accessibility
requirements.
33. The City maintains standard plans, detail sheets and/or construction notes for
elements of construction which can be accessed via the "Plans, Notes and Design
Guidance" section of the Public Works Department at the City website
(www.laquintaca.gov). Please navigate to the Public Works Department home
page and look for the Standard Drawings hyperlink.
34. The applicant shall furnish a complete set of all approved improvement plans on a
storage media acceptable to the City Engineer.
35. Upon completion of construction, and prior to final acceptance of the improvements
by the City, the applicant shall furnish the City with reproducible record drawings
of all improvement plans which were approved by the City. Each sheet shall be
clearly marked "Record Drawing" and shall be stamped and signed by the engineer
or surveyor certifying to the accuracy and completeness of the drawings. The
applicant shall have all approved mylars previously submitted to the City, revised
to reflect the as -built conditions. The applicant shall employ or retain the Engineer
of Record during the construction phase of the project so that the EOR can make
site visits in support of preparing "Record Drawing". However, if subsequent
approved revisions have been approved by the City Engineer and reflect said
"Record Drawing" conditions, the Engineer of Record may submit a letter attesting
to said fact to the City Engineer in lieu of mylar submittal.
IMPROVEMENT SECURITY AGREEMENTS
36. Prior to constructing any off-site improvements, the applicant shall deposit
securities equivalent to both a Performance and Labor & Material Bonds each
valued at 100% of the cost of the off-site improvements, or as approved by the City
Engineer.
37. Improvements to be made, or agreed to be made, shall include the removal of any
existing structures or other obstructions which are not a part of the proposed
improvements; and shall provide for the setting of the final survey monumentation.
38. When improvements are phased through a "Phasing Plan," or an administrative
approval (e.g., Site Development Permits), all off-site improvements and common
on-site improvements (e.g., backbone utilities, retention basins, perimeter walls,
landscaping and gates) shall be constructed, or secured, prior to the issuance of
any permits in the first phase of the development, or as otherwise approved by the
City Engineer.
Resolution No. 2024-004
Conditions of Approval - Adopted
Site Development Permit 2022-0007
Project: Hampton Inn Hotel
Adopted: January 16, 2024
Page 9 of 16
Improvements and obligations required of each subsequent phase shall either be
completed, or secured, prior to the completion of homes or the occupancy of
permanent buildings within such latter phase, or as otherwise approved by the City
Engineer.
In the event the applicant fails to construct the improvements for the development,
or fails to satisfy its obligations for the development in a timely manner, pursuant
to the approved phasing plan, the City shall have the right to halt issuance of all
permits, and/or final inspections, withhold other approvals related to the
development of the project, or call upon the surety to complete the improvements.
39. Depending on the timing of the development of this Site Development Permit, and
the status of the off-site improvements at the time, the applicant may be required to:
A. Construct certain off-site improvements.
B. Construct additional off-site improvements, subject to the reimbursement of
its costs by others.
C. Reimburse others for those improvements previously constructed that are
considered to be an obligation of this Site Development Permit.
D. Secure the costs for future improvements that are to be made by others.
E. To agree to any combination of these actions, as the City may require.
Off -Site Improvements should be completed on a first priority basis. The applicant
shall complete Off -Site Improvements in the first phase of construction.
In the event that any of the improvements required for this development are
constructed by the City, the applicant shall, prior to the approval of the Site
Development Permit, or the issuance of any permit related thereto, reimburse the
City for the costs of such improvements.
40. The applicant shall submit detailed construction cost estimates for all proposed on-
site and off-site improvements, for checking and approval by the City Engineer.
Such estimates shall conform to the unit cost schedule as approved by the City
Engineer.
Estimates for improvements under the jurisdiction of other agencies shall be
approved by those agencies and submitted to the City along with the applicant's
detailed cost estimates. Security will not be required for telephone, natural gas, or
Cable television improvements.
Resolution No. 2024-004
Conditions of Approval - Adopted
Site Development Permit 2022-0007
Project: Hampton Inn Hotel
Adopted: January 16, 2024
Page 10 of 16
GRADING
41. The applicant shall comply with the provisions of LQMC Section 13.24.050
(Grading Improvements).
42. Prior to occupancy of the project site for any construction, or other purposes, the
applicant shall obtain a grading permit approved by the City Engineer.
43. To obtain an approved grading permit, the applicant shall submit and obtain
approval of all of the following:
A. A grading plan prepared by a civil engineer registered in the State of
California,
B. A preliminary geotechnical ("soils") report prepared by an engineer
registered in the State of California,
C. A Fugitive Dust Control Plan prepared in accordance with LQMC Chapter
6.16, (Fugitive Dust Control), and
D. An Erosion Control Plan showing Best Management Practices prepared in
accordance with LQMC Sections 8.70.010 and 13.24.170 (NPDES
Stormwater Discharge Permit and Storm Management and Discharge
Controls).
E. A final WQMP prepared by an appropriate professional registered in the
State of California.
F. A grading bond in a form acceptable to the City, and in an amount sufficient
to guarantee compliance with the grading bond requirements.
All grading shall conform with the recommendations contained in the Preliminary
Soils Report and shall be certified as being adequate by soils engineer, or
engineering geologist registered in the State of California.
The applicant shall furnish security, in a form acceptable to the City, and in an
amount sufficient to guarantee compliance with the approved Fugitive Dust Control
Plan provisions as submitted with its application for a grading permit. Additionally,
the applicant shall replenish said security if expended by the City of La Quinta to
comply with the Plan as required by the City Engineer.
44. The applicant shall maintain all open graded, undeveloped land in order to prevent
wind and/or water erosion of such land. All open graded, undeveloped land shall
either be planted with interim landscaping, or stabilized with such other erosion
control measures, as were approved in the Fugitive Dust Control Plan.
Resolution No. 2024-004
Conditions of Approval - Adopted
Site Development Permit 2022-0007
Project: Hampton Inn Hotel
Adopted: January 16, 2024
Page 11 of 16
45. Grading within the perimeter setback and parkway areas shall have undulating
terrain and shall conform with the requirements of LQMC Section 9.60.240(F)
except as otherwise modified by this condition. The maximum slope shall not
exceed 3:1 anywhere in the landscape setback area, except for the backslope (i.e.,
the slope at the back of the landscape lot) which shall not exceed 2:1 if fully planted
with ground cover. The maximum slope in the first six (6) feet adjacent to the curb
shall not exceed 4:1 when the nearest edge of sidewalk is within six feet (6') of the
curb, otherwise the maximum slope within the right of way shall not exceed 3:1. All
unpaved parkway areas adjacent to the curb shall be depressed one and one-half
inches (1.5") in the first eighteen inches (18") behind the curb.
46. Building pad elevation on the precise grading plan submitted for City Engineer's
approval shall conform with pad elevations shown on the preliminary grading plan,
unless the pad elevations have other requirements imposed elsewhere in these
Conditions of Approval, or as approved by the City Engineer.
47. Prior to any site grading or regrading that will raise or lower any portion of the site
by more than plus or minus half of a foot (0.5') from the elevations shown on the
approved Site Development Permit, the applicant shall submit the proposed
grading changes to the City Engineer for a substantial conformance review.
48. Prior to the issuance of a building permit for any building lot, the applicant shall
provide a lot pad certification stamped and signed by a qualified engineer or
surveyor with applicable compaction tests and over excavation documentation.
Each pad certification shall list the pad elevation as shown on the approved
grading plan, the actual pad elevation, and the difference between the two, if any.
Such pad certification shall also list the relative compaction of the pad soil. The
data shall be organized by lot number and listed cumulatively if submitted at
different times.
DRAINAGE
49. Stormwater handling shall conform with the approved hydrology and drainage
report for the Hampton Inn Hotel project (SDP2022-0007), or as approved by the
City Engineer. Nuisance water shall be disposed of in an approved manner.
Nuisance water shall be retained onsite and disposed of via an underground
percolation improvement approved by the City Engineer.
50. The applicant shall comply with the provisions of LQMC Section 13.24.120
(Drainage), Retention Basin Design Criteria, Engineering Bulletin No. 06-16 —
Hydrology Report with Preliminary Hydraulic Report Criteria for Storm Drain
Systems and Engineering Bulletin No. 06-015 - Underground Retention Basin
Design Requirements. More specifically, stormwater falling on site during the 100-
Resolution No. 2024-004
Conditions of Approval - Adopted
Site Development Permit 2022-0007
Project: Hampton Inn Hotel
Adopted: January 16, 2024
Page 12 of 16
year storm shall be retained within the development, unless otherwise approved
by the City Engineer. The design storm shall be the 1 hour, 3 hour, 6 hour or 24
hour event producing the greatest total run off.
51. Nuisance water shall be retained on site. Nuisance water shall be disposed of per
approved methods contained in Engineering Bulletin No. 06-16 — Hydrology Report
with Preliminary Hydraulic Report Criteria for Storm Drain Systems and
Engineering Bulletin No. 06-015 - Underground Retention Basin Design
Requirements.
52. In design of retention facilities, the maximum percolation rate shall be two inches
per hour. The percolation rate will be considered to be zero unless the applicant
provides site specific data indicating otherwise and as approved by the City
Engineer.
53. The project shall be designed to accommodate purging and blowoff water (through
underground piping and/or retention facilities) from any on-site or adjacent well
sites granted or dedicated to the local water utility authority as a requirement for
development of this property.
54. No fence or wall shall be constructed around any retention basin unless approved
by the Planning Manager and the City Engineer.
55. For on-site above ground common retention basins, retention depth shall be
according to Engineering Bulletin No. 06-16 — Hydrology Report with Preliminary
Hydraulic Report Criteria for Storm Drain Systems. Side slopes shall not exceed
3:1 and shall be planted with maintenance -free ground cover. Additionally,
retention basin widths shall be not less than 20 feet at the bottom of the basin.
56. Stormwater may not be retained in landscaped parkways or landscaped setback
lots. Only incidental storm water (precipitation which directly falls onto the setback)
will be permitted to be retained in the landscape setback areas. The perimeter
setback and parkway areas in the street right-of-way shall be shaped with berms
and mounds, pursuant to LQMC Section 9.100.040(B)(7).
57. The design of the development shall not cause any increase in flood boundaries
and levels in any area outside the development.
58. The development shall be graded to permit storm flow in excess of retention
capacity to flow out of the development through a designated overflow and into the
historic drainage relief route.
59. Storm drainage historically received from adjoining property shall be received and
retained or passed through into the historic downstream drainage relief route.
Resolution No. 2024-004
Conditions of Approval - Adopted
Site Development Permit 2022-0007
Project: Hampton Inn Hotel
Adopted: January 16, 2024
Page 13 of 16
60. The applicant shall comply with applicable provisions for post construction runoff
per the City's NPDES stormwater discharge permit, LQMC Sections 8.70.010 et
seq. (Stormwater Management and Discharge Controls), and 13.24.170 (Clean
Air/Clean Water); Riverside County Ordinance No. 457; and the California
Regional Water Quality Control Board — Colorado River Basin (CRWQCB-CRB)
Region Board Order No. R7-2013-0011.
A. For post -construction urban runoff from New Development and
Redevelopments Projects, the applicant shall implement requirements of
the NPDES permit for the design, construction and perpetual operation and
maintenance of BMPs per the approved Water Quality Management Plan
(WQMP) for the project as required by the California Regional Water Quality
Control Board — Colorado River Basin (CRWQCB-CRB) Region Board
Order No. R7-2013-0011.
B. The applicant shall implement the WQMP Design Standards per
(CRWQCB-CRB) Region Board Order No. R7-2013-0011 utilizing BMPs
approved by the City Engineer. A project specific WQMP shall be provided
which incorporates Site Design and Treatment BMPs utilizing first flush
infiltration as a preferred method of NPDES Permit Compliance for
Whitewater River receiving water, as applicable.
C. The developer shall execute and record a Stormwater Management/BMP
Facilities Agreement that provides for the perpetual maintenance and
operation of stormwater BMPs.
UTILITIES
61. The applicant shall comply with the provisions of LQMC Section 13.24.110
(Utilities).
62. The applicant shall obtain the approval of the City Engineer for the location of all
utility lines within any right-of-way, and all above -ground utility structures including,
but not limited to, traffic signal cabinets, electric vaults, water valves, and
telephone stands, to ensure optimum placement for practical and aesthetic
purposes.
63. Existing overhead utility lines within, or adjacent to the proposed development, and
all proposed utilities shall be installed underground.
The 92 KV transmission power poles and all existing utility lines attached to joint
use 92 KV transmission power poles are exempt from the requirement to be placed
underground.
Resolution No. 2024-004
Conditions of Approval - Adopted
Site Development Permit 2022-0007
Project: Hampton Inn Hotel
Adopted: January 16, 2024
Page 14 of 16
64. Underground utilities shall be installed prior to overlying hardscape. For installation
of utilities in existing improved streets, the applicant shall comply with trench
restoration requirements maintained, or required by the City Engineer.
The applicant shall provide certified reports of all utility trench compaction for
approval by the City Engineer. Additionally, grease traps and the maintenance
thereof shall be located so as to not conflict with access aisles/entrances.
CONSTRUCTION
65. The City will conduct final inspections of habitable buildings only when the
buildings have improved street and (if required) sidewalk access to publicly
maintained streets. The improvements shall include required traffic control
devices, pavement markings and street name signs. If on-site streets in residential
developments are initially constructed with partial pavement thickness, the
applicant shall complete the pavement prior to final inspections of the last ten
percent of homes within the development or when directed by the City, whichever
comes first.
LANDSCAPE AND IRRIGATION
66. The applicant shall comply with LQMC Sections 13.24.130 (Landscaping
Setbacks) & 13.24.140 (Landscaping Plans).
67. Landscape and irrigation plans for landscaped lots and setbacks, medians,
retention basins, and parks shall be signed and stamped by a licensed landscape
architect.
68. All new and modified landscape areas shall have landscaping and permanent
irrigation improvements in compliance with the City's Water Efficient Landscape
regulations contained in LQMC Section 8.13 (Water Efficient Landscape).
69. Lighting plans shall be submitted with the final landscaping plans for a
recommendation to the Planning Manager for his approval. Exterior lighting shall
be consistent with LQMC Section 9.100.150 (Outdoor Lighting). All freestanding
lighting shall not exceed 18 feet in height and shall be fitted with a visor if deemed
necessary by staff to minimize trespass of light off the property. The illuminated
carports shall be included in the photometric study as part of the final lighting plan
submittal.
70. All water features shall be designed to minimize "splash" and use high efficiency
pumps and lighting to the satisfaction of the Design and Development Director.
They shall be included in the landscape plan water efficiency calculations per
Municipal Code Chapter 8.13.
Resolution No. 2024-004
Conditions of Approval - Adopted
Site Development Permit 2022-0007
Project: Hampton Inn Hotel
Adopted: January 16, 2024
Page 15 of 16
71. All rooftop mechanical equipment shall be completely screened from view. Utility
transformers or other ground mounted mechanical equipment shall be fully
screened with a screening wall or landscaping and painted to match the adjacent
buildings.
72. The applicant shall submit the final landscape plans for review, processing, and
approval to the Community Development Department, in accordance with the Final
Landscape Plan application process. Planning Manager approval of the final
landscape plans is required prior to issuance of the first building permit unless the
Planning Manager determines extenuating circumstances exist which justifies an
alternative processing schedule.
NOTE: Plans are not approved for construction until signed by the appropriate City
official, including the Planning Manager and/or City Engineer.
73. The applicant or his agent has the responsibility for proper sight distance
requirements per guidelines in the AASHTO "A Policy on Geometric Design of
Highways and Streets, 5th Edition" or latest, in the design and/or installation of all
landscaping and appurtenances abutting and within the private and public street
right-of-way.
74. The final design of the perimeter landscaping, particularly the perimeter wall, shall
be included with the Final Landscape Plan submittal.
PUBLIC SERVICES
75. The applicant shall provide public transit improvements if required by SunLine
Transit Agency and approved by the City Engineer.
MAINTENANCE
76. The applicant shall comply with the provisions of LQMC Section 13.24.160
(Maintenance).
77. The applicant shall make provisions for the continuous and perpetual maintenance
of perimeter landscaping up to the curb, common areas, access drives, sidewalks,
and stormwater BMPs.
FEES AND DEPOSITS
78. The applicant shall comply with the provisions of LQMC Section 13.24.180 (Fees
and Deposits). These fees include all deposits and fees required by the City for
plan checking and construction inspection. Deposits and fee amounts shall be
those in effect when the applicant makes application for plan check and permits.
Resolution No. 2024-004
Conditions of Approval - Adopted
Site Development Permit 2022-0007
Project: Hampton Inn Hotel
Adopted: January 16, 2024
Page 16 of 16
PLANNING
79. The parking light poles along the south project border shall not exceed more than
12 feet in height.
80. The parapet architectural features shall have a minimum depth of 10 feet.
81. No building -mounted signage shall be placed on the south elevation. Signage on
the porte-cochere (west or east facing) or ground -mounted signage is acceptable
at the south side of the site.