SP 2001-051 Vista Montana (2001)e
On -
GENERAL PLAN AMENDMENT
ZONE CHANGE
SPECIFIC PLAN
VILLAGE USE PERMIT
A Development by:
KSL Development Corporation
55-920 PGA Boulevard
La Quinta, California
Prepared for:
The City of La Quinta, California
Community Development Department
Prepared by:
Forrest K. Haag, ASLA, Inc.
1254 N. Coast Highway
Laguna Beach, California
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APPROVED BY CITY COUNCIL
ON. a o/
BY C'' ,o er0- DATE 316-7161
RESO#
CASE NO. >Z4,0 a / -
Date: Valentine's Day 2001 COPY NUMBER:
PROJECT STAFF
KSL DEVELOPMENT CORPORATION
Mr. S. Chevis Hosea
Vice President, Land Development
55-920 PGA Boulevard
La Quinta, California 92253
CITY OF LA QUINTA
community development department
Ms. Christine di lorio
Planning Manager
78-495 Calle Tampico
La Quinta, California 92253
PLANNING, ENTITLEMENT, & APPROVALS
Forrest K. Haag, ASLA, Inc.
Landscape Architecture - Land Planning
1254 N. Coast Highway
Laguna Beach, California 92651
(949) 376-9066 fax (949) 376-9067
CIVIL ENGINEERING
MDS Consulting
Mr. Christopher Bergh
79-799 Old Avenue 52
La Quinta, California 92253
ENVIRONMENTAL ENGINEERING
CRM TECH, Inc.
- Historical/Archaeological Resources Survey
Endo Engineering
- Traffic Study
LSA Associates, Inc.
- Biological Report
- Technical Noise Analysis
MDS Consulting
- Hydrology Report
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'ABLE OF CONTENTS
1 INTRODUCTION
1.1 EXECUTIVE SUMMAR...................................................................................................1.1
1.2 PURPOSE AND INTENT............................................................................... 1.2
1.3 PROJECT REGIONAL SETTING ............................... ........ 1.3
1.4 PROJECT LOCAL SETTING ..................................................... .... 1.3
1.5 PROJECT HISTORY .............................................. ............................ 1.5
1.6 ENABLING LEGISLATION............................................................................ 1.5
1.7 CALIFORNIA ENVIRONMENTAL QUALITY ACT COMPLIANCE ......... 1.5
2 PLANS, PROGRAMS AND GUIDELINES
2.1
COMMUNITY CONCEPT................................................................................
2.1
2.2
GENERAL PLAN LAND USE........................................................................
2.2
2.3
ZONING........................................................................................................... 2.4
2.4
The Master Plan of Land Use...........................................................................
2.5
2.5
CIRCULATION PLAN.................................................................................... 2.9
2.5.1 Offsite Improvements....................................................................
2.11
2.5.2 Onsite Improvements ......................... ...............................
2.11
2.6
CONSERVATION, OPEN SPACE AND RECREATION PLAN ..................
2.12
2.6.1 Conservation........................................................................................
2.12
2.6.2 Open Space..........................................................................................
2.13
2.6.3 Recreation............................................................................................
2.13
2.7
INFRASTRUCTURE.....................................................................................
2.14
2.7.1 Water....................................................................................................
2,14
2.7.2 Sanitary Sewage...................................................................................
2.14
2.7.3 Public Utilities.....................................................................................
115
2.7.4 Refuse Collection................................................................................
2.15
2.7.5 Schools................................................................................................
2.15
2.7.6 Law Enforcement................................................................................
2.16
2.7.7 Fire Protection....................................................................................
2.16
2.7.8 City Administration.............................................................................
2.16
2.7.9 Library Facilities.................................................................................
2.17
2.7.10 Environmental Hazards and Issues ......................................................
2.17
2.8
THE VISTA MONTANA COMMUNITY DESIGN AND
DEVELOPMENT STANDARDS..................................................................
2.18
2.8.1 General Architectural and Siting Guidelines .........................................
2.19
2.8.2 Residential Site Planning Guidelines....................................................
2.22
2.8.3 Residential Design Criteria....................................................................
2.23
2.8.4 Residential Site Planning Criteria.............................................................2.2
2.8.5 Landscape Architectural Guidelines/Standards........................................ 2.26
2.8.6 Landscape Plant Material Palette .............. ........................................... ,..2.31
2.9 Other Project Compliance....................................................,.................................. 2.35
3 ZONING AND DEVELOPMENT REGULATIONS
LAND USE ELEMENT....................................................................................
3.1 SPECIFIC PLAN AND VILLAGE USE PERMIT OVERLAY DISTRICTS.....,..
3.1
3. 1.1 Planning Area I.......................................................................................
3.3
3.1.2 Planning Area II......................................................................................
3.5
3.1.3 Planning Area II......................................................................................
3.8
3.1.4 Planning Area IV...................................................................................
3.11
3.2 VILLAGE USE PERMIT AMENDMENTS .................... ..........
3.13
3.2.1 Specific Plan and Village Use Permit Amendment Procedure .............
3.13
4.1
LAND USE ELEMENT....................................................................................
4.1
4.2
CIRCULATION ELEMENT..................................................................,...........
4.2
4.3
OPEN SPACE I LEME I.........................................................--........... ......
4.2
4.4
PARK AND RECREATION ELEMENT..........................................................
4.3
4.5
ENVIRONMENTAL CONSERVATION ELEMENT .......................................
4.3
4.6
INFRASTRUCTURE AND PUBLIC SERVICES ELEMENT ........................
4.4
4.7
ENVIRONMENTAL HAZARDS ELEMENT ..................................................
4.5
4.8
AIR QUALITY ELEMENT.......................................................................... , . , ...
4.5
ADDENDA
VISTA MONTANA CONCEPTUAL SITE PLAN........................................Map Pocket 1
VISTA MONTANA VILLAGE USE PERMIT SITE PLANS, FLOOR PLANS,
ROOF PLANS, BUILDING TYPES, AND ELEVATIONS ............. Map Pocket 2
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EXHIBIT LIST
ProjectRegional Setting............................................................................................. .. 1.3
IProject Site Vicinity.......................................................................................................... 1.4
ProjectSite................................................................................................................................. 1.4
Community Concept Diagram................................................................................................... 2.1
Existing Land Use Designations .............................. ............. 2.3
Proposed Land Use Designations .......................................................................................... 2.3
Existing Zoning Designations ...... .............................................................................................. 2.4
i
Proposed Zoning Designations ............... ................. --.............................................................. 2.4
Concept Master Plan Diagram................................................................................................... 2.5
PhasingDiagram........................................................................................................................ 2.8
Circulation Plan Diagram ................................................ ......................................... .............. 2.9
TypicalArterial Section........................................................................................................... 2.10
ITypical Project Entry Section................................................................................................. 2.10
Minimum Local Street Section............................................................................................. 2.10
INTRODUCTION
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1.1 EXECUTIVE SUMMARY
Introduction
The Vista Montana Specific Plan and Village Use Permit is organized in four sections and
addresses a General Plan Amendment, a Change of Zone, a Specific Plan, and two Village Use
Permits.
Section 1, Introduction: This section provides an overview of the document, project setting
and history, the legislative authority for the General Plan Amendment, Zone Change, Specific
Plan, and Village Use Permit and the method of plan compliance with the California
Environmental Quality Act (CEQA).
Section 2, Plans, Programs and Guidelines: This section provides the organization and
framework of the Land Use Plan and related plan exhibits. This section of the document estab-
lishes the land use policy for the Vista Montana Village area and provides design guidelines
which set design and development criteria and direction for individual project sites within the
Specific Plan and Village Use Permit boundary.
Section 3, Zoning and Development Regulations: This section establishes the zoning appli-
cable to land within the Vista Montana Specific Plan area boundary. Development Regulations
are presented for each planning area within the plan boundary.
Section 4, General Plan Consistency: This section uses the key land use issues statement of
each element of the City of La Quinta General Plan as the basis for evaluating the consistency
of the Vista Montana Specific Plan presented to support consistency findings with the City of
La Quinta General Plan.
Vista Montaha Specific Plan and Village Use Permit 1.1
1.2 PURPOSE AND INTENT
The Specific Plan and Village Use Permit for Vista Montana is presented as a comprehensive
planning and development document intended to guide future development of lands within the
Vista Montana Specific Plan and Village Use Permit area boundary. This document establishes
development plans, guidelines and development regulations for the project plan area and speci-
fies development criteria for all future use within the plan. The Vista Montana Specific Plan
and Village Use Permit is intended to insure a quality development consistent with the goals,
objectives, and policies of the City of La Quinta General Plan and the goals of the developers
of the property.
This document guides the character, design and standards of development for the land within
the Vista Montana Specific Plan and Village Use Permit area and yet it is meant to provide a
degree of flexibility to allow future development to respond to the changes in society and the
economic marketplace of the region which inevitably will occur over the buildout period of the
project area. The Vista Montana Specific Plan and Village Use Permit establishes and updates
the design and development zoning policies applicable to development within the project plan
area and establishes the regulations and standards which serve as the zoning and development
regulation for the property. In cases where the zoning and development regulation is nonspecif-
ic within the document, the zoning and development regulation is guided by the City of La
Quinta ordinance in effect at the time.
1.2 Vista Montana Specific Plan and Village Use Permit
1.3 PROJECT REGIONAL SETTING
The site of the Vista Montana project is approximately 100 miles from the city of Los Angles
and the Pacific coast and approximately 250 miles from the Phoenix/Scottsdale metropolitan
region generally between each of these regions.
The plan area is located on the gently sloping floor of the Coachella Valley in the regional
vicinity of Palm Springs and is located within the corporate limits of the City of La Quinta in
Riverside County.
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1.4 PROJECT LOCAL SETTING
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PROJECT REGIONAL SETTING
The Specific Plan and Village Use Permit boundary is within the City of La Quinta, a 31 square
mile municipality located in the southeastern portion of the Coachella Valley. 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 federal and county lands to the south. The City
of La Quinta was incorporated in 1982.
♦ Eisenhower Mountain and the San Jacinto Mountain Range create the backdrop to the
skyline west of Vista Montana with the La Quinta Resort Golf Club in the foreground
to the west.
Vista Montafta Specific Plan and Village Use Permit 1.3
N
VISTA MONTANA SITE
PROJECT SITE VICINITY
The Vista Montana Village is accessible from Interstate 10 by way of Washington Street
Eisenhower Drive.
The Vista Montana Village Commercial Plan exemplifies the City's emergence as a desert resort
and residential community with the highest standards for resort, residential, and recreational
development. The plan continues the implementation of an orderly network of planned roads
and infrastructure within the City's master plan for development.
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Vista Montana
PROJECT SITE
1.4 Vista Montafia Specific Plan and Village Use Permit
1.5 PROJECT DEVELOPMENT HISTORY
Vista Montana Plan Area Previous Entitlement
The project site has been planned for various commercial and residential uses but has never
been developed beyond an agricultural use as a date orchard.
1.6 ENABLING LEGISLATION
♦ The authority to prepare, adopt, and implement the Vista Montana Specific Plan and
Village Use Permit is granted to the City of La Quinta by the California Government
Code (Title 7, Division 1, Chapter 3, Article 8, Sections 65450 through 65457).
♦ As with General Plans, the Planning Commission must hold a public hearing before
it can recommend to the City Council, the adoption of a Specific Plan and Village
Use Permit or an amendment thereto. The City Council of La Quinta may adopt a
Specific Plan and Village Use Permit and/or an amendment to the Specific Plan and
Village Use Permit by either ordinance or resolution.
♦ The Vista Montana Specific Plan and Village Use Permit is a regulatory document
that, once adopted, will amend the General Plan and the Zoning Ordinance, and
serve as the Development Code for the Vista Montana Specific Plan and Village Use
Permit area. As such, the adopted plan, once incorporated by reference, makes con
sistent, the La Quinta General Plan. Upon completion of the Vista Montana Specific
Plan and Village Use Permit adoption process, future development must be consis
tent with the Specific Plan and Village Use Permit and amendments thereto.
1.7 CALIFORNIA ENVIRONMENTAL QUALITY ACT
COMPLIANCE
As a result of environmental issues identified by City Staff, focused environmental studies are
being prepared in conjunction with the Specific Plan and Village Use Permit approval and will
be incorporated into the data used by the City of La Quinta for developing findings for
approval. The Vista Montana site has been surveyed for historical and archeological resources,
biotic resources, impacts from site hydrology, noise impacts, and traffic. As a result of the find-
ings of these on-site environmental studies concerning archaeology, biology, hydrology, traffic,
and noise, mitigations for environmental compliance will be developed and administered under
the jurisdiction of the City of La Quinta Community Development Department with full coop-
eration of the developer of the Vista Montana Specific Plan and Village Use Permit project.
Vista Montana Specific Plan and Village Use Permit 1.5
PLANS, PROGRAMS, &
GUIDELINES
2 Plans, Programs and Guidelines
2.1 COMMUNITY CONCEPT
The Vista Montafta plan area is envisioned as a residential and commercial community created
within a loop circulation and open space concept within the project boundary. The community
is defined on two sides by the existing major circulation system which establishes the south and
west perimeter boundaries. Specifically, Calle Tampico to the South, and Eisenhower Drive to
the west. To the north is the existing La Quinta Evacuation Channel and to the east, a Suites
hotel is planned on vacant land. The majestic mountains of La Quinta and the La Quinta Resort
Golf Club to the west provide a panoramic visual backdrop to the community.
Vista Montafta is a 33 acre property which was previously cultivated in date palms. Within the
proposed plan, development sites for residential buildings are organized adjacent to the interior
road and parking. The central lake element within the residential building site area provides
visual interest to the foreground and offsets to the distant mountain views.
The south project perimeter provides a setting for a restaurant and associated commercial retail
sites. The southeasterly corner of the project is primarily dedicated to a site for the KSL
Corporate offices and associated parking, Additionally, to the north of the corporate office site
is a parking facility for the La Quinta Resort which will be include shuttle stops for transporta-
tion to and from the La Quinta Resort campus. In concert with the La Quinta Resort parking
will be a provision for the La Quinta Resort distribution facility.
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COMMUNITY CONCEPT DIAGRAM
Vista Montafta Specific Plan and Village Use Permit 2.1
2.2 GENERAL PLAN / LAND USE
The purpose of the Land Use Element within the City's General Plan is to establish official City
and plan area policy which:
♦ Identifies the general types, locations and distribution of land uses desired in La
Quinta at build out;
♦ Identifies standards for land uses relative to population and building density / inten-
sity and the character and compatibility of land uses; and
♦ Identifies desired courses of action/ strategies which provide the means to imple
ment the community's land use policies.
The Vista Montana document implements the City's General Plan by:
♦ Specifying the land uses in the plan area generally complementing the intent of the
General Plan;
♦ Delineating standards for land use compatibility with the City's goals and policies
(see Section 4, Consistency with General Plan of this document);
• Providing the framework for development in an orderly manner.
The Specific Plan for the project area defines the currently approved land use as well as the
proposed land use for the property. The location and alignment of the land uses depicted herein
are diagrammatic. The precise layout of the future greenbelt, streets, and support facilities cur-
rently established in approved tracts and lots will determine the actual alignment and adjacency
of each land use category. These Land Use Policies are illustrated in following exhibits and
include:
Village Commercial Residential Land Uses
Village Commercial Retail and Restaurant Land Uses
Village Commercial Parking and Facility Land Uses
Village Commercial Office Land Uses
12 Vista MontaBa Specific Plan and Village Use Permit
Existing Land Use Designations
The exhibit below illustrates the current Land Use Designations for the subject property prior to
the consideration of this application.
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Proposed Land Use Designations
The exhibit below illustrates the proposed Land Use Designations for the subject property in
consideration of this application.
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Vista Montalla Specific Plan and Village Use Permit 2.3
2.3 ZONING
Existing Zoning Designations
The exhibit below illustrates the current Zoning Designations for the subject property prior to
the consideration of this application.
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Proposed Zoning Designations
The exhibit below illustrates the proposed Zoning Designations for the subject property in con-
sideration of this application.
2.4 Vista Montafla Specific Plan and Village Use Permit
2.4 THE MASTER PLAN OF LAND USE
The Master Plan for the Vista Montana Specific Plan and Village Use Permit reflects the devel-
opment goal of providing upscale home sites capitalizing on views to adjacent mountains and
distant golf facilities as well as an environment of lakes and connected greenbelt elements
while providing adjacent sites for commercial development sites complementing the residential
plan and the La Quinta community at large. The Concept Master Plan Diagram (below) is pro-
vided at 50 scale in map pocket 1 of this document.
CONCEPT MASTER PLAN DIAGRAM
Vista Montafta Specific Plan and Village Use Permit 2.5
A detailed discussion of the land use for the Vista Montana Specific Plan and Village Use
Permit and the development intensity is presented for the planned development area. The Land
Use table below illustrates a complete tabulation of land uses, zoning, acreage for the project
site.
Table 1 represents a comprehensive tabulation of land use, zoning, acreage, units and density
for the Vista Montana Specific Plan and Village Use Permit area in total.
TABLE I
PROPOSED LAND USE
TOTAL 33.0 227 6.8 DU/AC
Included in the description of land use is a narrative and supporting graphics to delineate the
use location within the overall Specific Plan and Village Use Permit. Development regulations
are presented in Section 3: Zoning and Development Regulations. Residential unit generation
for the development is based on a total of 33 acres and approximately 21 acres of residential
land which equates to a gross density of approximately 6.8 DU/AC. Total acreage in each land
use category includes roads, open space, R.O.W, and other supporting land use.
Village Commercial Residential Land Use
The 21 acre residential component of the plan is to be developed in single Family, whole own-
ership in a multistory residential building surrounding a lake and open space amenity; the set-
ting for common area pool and spa amenities. Residential areas are accessed from either Calle
Tampico or Eisenhower Drive.
TABLE 2
RESIDENTIAL BUILDING SUMMARY
I 9
6 54 8,470 20
II 7
VC Village Commercial Residential
VC
21.0 227 6.8 DU/AC
VC Village Commercial Retail
VC
2.5
VC Village Commercial Parking
VC
6.5
VC Village Commercial Office
VC
3.0
TOTAL 33.0 227 6.8 DU/AC
Included in the description of land use is a narrative and supporting graphics to delineate the
use location within the overall Specific Plan and Village Use Permit. Development regulations
are presented in Section 3: Zoning and Development Regulations. Residential unit generation
for the development is based on a total of 33 acres and approximately 21 acres of residential
land which equates to a gross density of approximately 6.8 DU/AC. Total acreage in each land
use category includes roads, open space, R.O.W, and other supporting land use.
Village Commercial Residential Land Use
The 21 acre residential component of the plan is to be developed in single Family, whole own-
ership in a multistory residential building surrounding a lake and open space amenity; the set-
ting for common area pool and spa amenities. Residential areas are accessed from either Calle
Tampico or Eisenhower Drive.
TABLE 2
RESIDENTIAL BUILDING SUMMARY
I 9
6 54 8,470 20
II 7
9 63 11,010 24
III 10
11 110 12,880 28
TOTAL 26
227
2.6 Vista Montana Specific Plan and Village Use Permit
The residential buildings are envisioned to be developed with a combination of two, three, or
four plan types. Table 2.1 below illustrates the mix of buildings, plan types, and keys.
Village Commercial Retail & Restaurant Land Use
Two and one-half acres of the site is planned for the Village Commercial Retail & Restaurant
component of the plan and will include a pair of two story buildings, each supporting the poten-
tial for 10,000 square feet of village commercial development opportunity. This development
area of the plan is accessed from Calle Tampico. Within this document, a Village Use Permit
is provided to delineate specific development criteria for the planned area of residential use.
Village Commercial Parking and Distribution Center Land Use
In the north east portion of the site six and one-half acres are planned for the Resort
Distribution Center and off site parking facility. This component of the plan and will include a
the potential for 40,000 square feet of building area for the Distribution Center, shuttle stops for
the remote parking user, and associated parking spaces. This development area of the plan is
accessed from Avenida Bermudas by way of Calle Tampico.
Portions of the existing right-of-way of Avenida Bermudas are being vacated for the parking
facility improvements by way of subdivision maps filed concurrently with this application.
Village Commercial Office Land Use
Three acres of the plan is to be developed in approximately 20,000 square feet of office space
envisioned as the future Corporate Headquarters of KSL Development Corporation. This office
building is accessed from Avenida Bermudas by way of Calle Tampico.
Table 2.1I
1 2
1
950
4
2
1400
11 1
1
750
3
2
1150
4
2
1400
III 1
1
750
2
1
950
3
2
1150
4
2
1400
Vista Montana Specific Plan and Village Use Permit 2.7
Phasing
Residential development is envisioned to occur in multiple phasestf development.
PHASING DIAGRAM
2.8 Vista Montaila Specific Plan and Village Use Permit
t
2.5 CIRCULATION PLAN
The circulation system for the Vista Montana Specific Plan and Village Use Permit conforms to
the requirements of the City of La Quinta General Plan - Circulation Element by providing a
hierarchy of vehicular traffic -ways with pedestrian -ways segregated within the plan area. A
detailed discussion of the technical issues of traffic impact analysis is presented in a site specif-
ic report prepared by Endo Engineering and is provided as an attachment to the Technical
Appendix of this document.
Entries into the residential areas have been located along Eisenhower and Tampico to provide
adequate line of sight and optimum traffic ingress and egress to and from the residential compo-
nents of the master plan area.
Within the Vista Montana Specific Plan and Village Use Permit area, the circulation system has
been designed to accomplish the following:
♦ Provide for internal private roadways that provide a safe route for project ingress
and egress to both commercial and residential areas.
♦ Provide for La Quinta Resort Shuttle service access to Calle Tampico and
Eisenhower Drive within the village of La Quints to promote ride sharing.
♦ Full turn
A Right/Left
turn in; Right
turn out
Resort
Shuttle
Bus Route
•
•
A Internal
Roadways
CIRCULATION PLAN DIAGRAM
Vista Montane Specific Plan and Village Use Permit 2.9
pry
P.U.E. 8 --- 14' IR'_ I2' _1 iA 14' � W [ P.>�.EI
Typical Arterial
MRMY I.AI[KYIAY mmy FAMIV Y
s NIO NOMMdTAT10N 20' _ _20,_ _ - — - AND NONMQITATION -
Typical Entry Drive
Y PUE 15.5' 15.5' 5' PUE
31' BOCBOC
Minimum Local Street
Internal Loop Road (no on -street parking)
31' Back -of -curb to Back -of -curb
2.10
2.5.1 Off site Improvements
The off site public streets surrounding the project are currently developed in accordance with
La Quinta City Engineering and Public Works Department standards in effect and are construct-
ed in accordance with the applicable General Plan designations and project build out.
2.5.2 Onsite Improvements
The following measures are envisioned to mitigate potential circulation impacts associated with
the project and may be implemented in conjunction with development of the residential areas
within the project boundary.
► The applicant shall develop all roads internal to the project as private facilities
which will address the structural standards in effect at the time of tentative tract
or zoning approval area in conjunction with the phased implementation of the
Specific Plan and Village Use Permit.
♦ The internal access roads shall be paved to a minimum width of 28 feet with
adequate provision made for off-street parking.
♦ The entry road shall be 40" width curb to curb.
♦ The project application is supported by the findings of a technical traffic study
addressing impacts and mitigations related to the development proposal and is
included as attachments within the Technical Appendices.
TABLE 3
PARKING ALLOCATION
The Vista Montana Specific Plan and Village Use Permit
I
Residential
381
II
Restaurant/Retail
86
III
Resort Parking
630
IV
Commercial Office
97
TOTAL 1194
Parking for the residential component of the plan conforms to the requirement to provide 1
space per bedroom. Parking for the Restaurant shall conform to the requirement to provide 1
space per 75 SF of floor area. The retail component of the plan shall provide 1 space per 250
S.F. of leasable space. Subsequent village use permit applications will delineate the percentage
of floor area allocated to restaurant and retail uses - each use shall comply with parking require-
ments delineated herein.
M" Montafta specific Plan and Village Use Permit 2.11
2.6 CONSERVATION, OPEN SPACE, AND RECREATION PLAN
2.6.1 Site Development Goals and Conservation Policies
The Vista Montana Village project area will be developed with the goal of balancing the man-
agement of open space resources with the implementation of a high quality residential -based
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 place
ment of landscaping.
Maintenance, protection, and replenishment of ground water by using the open
space and water feature areas as drainage areas to absorb local runoff.
♦ Preservation of existing water resources by storing excess drainage water in the
open space area lakes for use in irrigation if feasible.
The Vista Montana Village project area will participate in the City of La Quinta's efforts to con-
serve the ground water resources by complying with the Water Conservation Ordinance. An
analysis of this development proposal applied to the Water Conservation Ordinance demon-
strates that the current site plan can comply with the project total maximum water allowance.
Topography
The development plan for the Vista Montana project area envisions modification of the existing
topography to create a series of residential building sites and open space corridors. This oppor-
tunity to create the most optimum site plan is based on the fact that there is little or no existing
topography to be considered in the planning of the project due to the prior agricultural use of
the entire site.
Archaeological Resources
An analysis of the historical and archaeological resources of the site has been conducted by
CRM TECH in Riverside California. The purpose of the study is the identification and evalua-
tion of cultural resources for the Vista Montana site which encompasses the entire 33 acre site.
The result of the preliminary reconnaissance of the property established the parameters for the
design of a research program to further investigate potential resources onsite and to formulate a
basis for a mitigation program for the findings of those investigations if necessary. The text of
the archaeological reconnaissance is included within the technical appendix of this document.
Biology Resource Study
A biological assessment is being conducted by LSA, Inc. and to identify and preliminarily
evaluate resources for the Vista Montana site. The text of the biological study is included within
the appendix of this document.
Noise Impact Study
A potential noise assessment has been conducted by LSA Associates, Inc. to identify and
2.12 Vista Montafla Specific Plan and Village Use Permit
evaluate noise impacts relate to development of the Vista Montana site. The text of the noise
analysis is included within the appendix of this document.
Paleontological Resources
A paleontological study was determined by City staff to be unnecessary due to the location of
the site relative to the city's delineating of the required study area within the city.
2.6.2 Open Space
The Open Space Concept
The Vista Montana residential plan is designed with the realization that as urban and suburban
development takes place in the La Quinta Region, recreation and open space becomes a limited
and valuable resource. In addition, it is recognized that in the Palm Springs area, high-quality
projects that are to be successful must be designed and planned within an open space/recreation
area centering on quality substantial open space amenities. The Vista Montana's landscaped
perimeter establishes a standard of landscaped walkways and a multipurpose trail link as a
framework for the major open space system of the community consistent with the requirements
of the General Plan. This connection provides for expansion of the recreation aspect of the
Vista Montana plan area to the adjacent La Quinta Village while promoting non -automotive
forms of transportation.
Substantial acreage of the project area is dedicated to greenbelt open space on site which is
designed so that adjacent residential development maximizes the visual and open space values
created by these amenities. The site hydrology dictates that residential pads are to be construct-
ed above street and open space grade for drainage and storm water retention. Higher residential
pads make the best use, not only of the greenbelt frontage, but of the prevailing breeze and
spectacular Coachella Valley mountain views. Precision grade differential will be delineated in
engineered site development while esthetic softening of this engineered grade is to be accom-
plished with creative landscape architectural delineation of these grade differentials.
2.6.3 Recreation
The Vista Montana is a "recreational/residential" community and therefore contains as a major
element an extensive passive and active recreation program of development. Standards for the
development of recreation improvements are:
♦ Promotion of a variety of recreation uses in context with the Vista Montana lifestyle
♦ Development of housing types with passive and active recreation opportunities
Recreation facilities include:
♦ Open space areas
♦ Water elements
♦ Trail Systems and Recreation Facilities
Vista Montana Specific Plan and Village Use Permit 2.13
2.7 INFRASTRUCTURE
The infrastructure system which serves the Vista Montana project is described below and is
designed to provide a coordinated system of infrastructure and public services to adequately
serve the plan area at full build out. The infrastructure and utilities plan identifies standards rel-
ative to land use for the plan area and establishes the community's infrastructure and public
services policies.
2.7.1 Water
Potable Water
The potable water system of the City 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. The CVWD assesses new development a per connection
fee to tap into the potable water distribution system. CVWD operates from a system wide mas-
ter plan that provides the City with potable water which is pumped from an underground
aquifer through wells located throughout the City. A well may be located at the northeast cor-
ner of the site and may be dedicated to CVWD for the Vista Montana plan area if required.
Irrigation
Although the City is blessed with an abundance of ground water, the CVWD is continuing to
take preventative measures to conserve this precious resource for its existing and future cus-
tomers. These measures include the use of a lush and water efficient plant material approval
policy, implemented through a landscape review committee and a water management specialist
on CVWD staff entrusted to promote the mutual goals of the agency and the policies of the
developer. With this conservation strategy in mind, the plan area dedicates less than 4 acres of
plan area to lake area.
2.7.2 Sanitary Sewage and Storm Water Drainage
Sanitary Sewage
The sanitary sewage collection and treatment system for the City is operated and administered
by the CVWD which extends service based upon approved designs and improvements con-
structed by the private developer. The sanitary sewer system will be installed in accord with
District regulations.
Storm Water Drainage
The master grading and drainage concept of the development works within the character of the
existing and proposed topography and landform of the site to provide an effective system of
drainage and storm water management while conserving and enhancing the open space feel of
the Vista Montana project. In general, runoff from the developed areas at higher elevations will
be directed to lower areas of the site where the open spaces of the greenbelt are routed,
2.14 Vista Montana Specific Plan and Village Use Permit
maximizing the opportunity for the recharge of groundwater resources while using the natural
and man made lay of the land to direct storm flows. Storm water runoff from a theoretical
100 -year 24-hour storm will be held onsite within the 3 acres of lake lots.
2.7.3 Public Utilities
Public utility transmission lines for cable television, electricity and telephone are routed around
the perimeter of the Vista Montana Specific Plan and Village Use Permit site and are or will be
installed underground unless utility engineering precludes that possibility. Where design and
current engineering criteria permit, permanent power and telecommunications distribution lines
internal to the project will be placed underground.
Electricity
Electrical power is provided to the site as well as surrounding development from the La Quinta
Substation. This Imperial Irrigation District (IID) substation is currently operational west of
the intersection of Avenue 48 and Jefferson Street.
Natural Gas
Southern California Gas provides service adjacent to the site from its service main along
Avenue 50 just north of the property boundary.
Telephone
Land-based Telephone services for the project area are provided by Verizon Telephone
Company. Regionally, cellular service providers include AT&T Cellular, Verizon Cellular,
Nextel, Sprint, Pacific Bell, and others.
Internet Service Providers
Internet service is provided via a host of currently available vendors both land based and
cellular.
2.7.4 Refuse Collection
Refuse collection within the City Limits is provided by an entity franchised by the City of La
Quinta for this purpose. Refuse collection occurs in accordance with a schedule established by
the franchisee and the City. It is envisioned, that the Vista Montana residential areas of the plan
will be served by extension of the contract refuse collection services currently in place at the
Vista Montana Specific Plan and Village Use Permit. Prior to regularly scheduled pickup and
removal, refuse will be contained to assure an excellent quality of environment at Vista
Montana.
2.7.5 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 chil-
dren. The Vista Montana plan area is served by Desert Sands Unified School District.
Vista Montana Specific Plan and Village Use Permit 2.15
In conformance with State law in effect at the time of construction, the project will pay school
fees. An existing agreement is currently in effect between the City of La Quinta and the Desert
Sands Unified School District which details the per unit mitigation fee associated with residen-
tial development based on student generation. This agreement is to be the framework for fees
to be levied on residential construction within the plan area.
Based on location of existing schools, the makeup of the population of the project and their
minimal student generation, the Vista Montana plan is adequately served through build out of
the plan area by existing and proposed school facilities in the City.
2.7.6 Law Enforcement
Law enforcement services are provided to the City (and the Vista Montana project area) through
a contract with the Riverside County Sheriff's Department. The Sheriff's Department extends
service to the City from existing facilities located in the City of La Quinta and City of Indio.
The existing agreement between the City and Sheriff's Department provides protection on a 24-
hour basis, seven days per week. The Department utilizes seven patrol deputies which provide
five minute response times to the Vista Montana plan area. Two additional deputies which
comprise its target team, are also contracted by the City and work 40 hours each. The Sheriff's
Department utilizes a standard of 1.5 deputies/1,000 population to adequately serve the City.
Given the high level of recreation, the Vista Montana plan area is envisioned to be further pro-
tected by a private security force and with gated and walled project boundaries.
2.7.7 Fire Protection
Fire protection service is provided to the City by the Riverside County Fire Department. The
Fire Department administers two stations in the City. One facility (Station #32) on Avenue 52,
west of Washington Street, and another facility (Station #70) 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 results in overlapping service areas.
The Department currently exhibits an Insurance Services Office (ISO) public protection class
rating of four, based on a descending scale from one to ten, with first -in -response times ranging
from two to six minutes. The ISO established it's rating system based on the provision of man-
power/staffing, communication facilities, water system for suppression, automatic
sprinkler/alarm systems, response times, and building standards. Given this rating, the project
is adequately served for fire suppression. Paramedic service is provided to the City of La
Quinta and the project area by Springs Ambulance Service. Paramedic staff are located at
Station #70 in La Quinta,
2.7.8 City Administration
City administration facilities in La Quinta currently include offices of approximately 31,000
square feet for City departments (i.e., Mayor and City Council, City Manager, City Clerk,
Finance Department, Planning and Community Development Department, Engineering and
Public Works Department). These public resource outlets are housed in the municipal
2.16 Vista Montalfa Specific Plan and Village Use Permit
complex at the southwest corner of Calle Tampico and Washington Street. The complex pro-
vides space for all City administration staff and ancillary facilities. Given the current level of
developer backed participation funding current growth within the City, this new facility pro-
vides adequate space for City functions projected to suffice a growing population well into the
future.
2.7.9 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 one block of the City Municipal
Complex and is slated for expansion in the year 2001.
2.7.10 Environmental Hazards and Issues
A noise study is being conducted by LSA, Inc. and Bruce Love, Inc. to identify and preliminari-
ly evaluate the Vista Montana site which encompasses the entire 33.1 acre site. The result of
the preliminary study of the property will establish the parameters to formulate a basis for a
mitigation program for the findings of those investigations. The text of the noise study is
included within the technical appendices of this document.
Vista Montaft Specific Plan and Village Use Permit 2.17
2.8 THE VISTA MONTANA COMMUNITY DESIGN AND
DEVELOPMENT STANDARDS
A. Purpose - This section outlines the relationship between the Vista Montana develop-
ment standards and the La Quints Village Commercial Design Standards within the City's
Village Commercial Zoning District. This application of the overall Zoning Code to Village
area projects is accomplished through design review during the Specific Plan and Village Use
Permit process, prioritizing the Vista Montana guidelines and concepts and the VC Zoning
District.
Setbacks. Setback criteria is delineated within section 3 of the document based
on the proposed site development plan conditions and the proposed project char
acteristics.
a. Setbacks along side and rear property lines are not required; however,
any setback provided must be made wide or deep enough to be usable
space, such as for pedestrian access to side -loading commercial space,
stairwells, or through -access between front and rear of the building(s).
b. Arcades, trellises, awnings and similar architectural treatments are
exempt from setback requirements, but must be designed to accentuate a
pedestrian atmosphere, the proposed use(s), and the project architecture
where utilized.
d. Upper floors of buildings shall be designed to be articulated from the
immediately lower floor, to achieve a terraced effect. This reduces the
appearance of mass to the structure, allows for upper floor outdoor areas
and walkways, and enhances pedestrian scale.
e. The Vista Montana retail commercial components shall maintain a mini
mum 10 foot landscaped setback from any residential building.
1 Heights. Building height shall be limited as delineated in the development crite
ria herein for main building mass. Architectural and roof projections not provid
ing habitable or otherwise unusable space, such as chimneys, spires, finials, and
similar features shall be permitted to extend up to ten feet above the maximum
structure height.
3. Parking. Parking area requirements for permitted uses shall be determined by
regulation delineated in the development criteria herein. All current parking reg
ulations shall be applicable unless modified herein, such as required number of
stalls, space and isle dimensions, location of parking areas, etc. However, in the
VC Zoning District, variations to any parking standards can be approved to
accommodate unique design and site parameters.
2.18 Vista Montana Specific Plan and Village Use Permit
4. Landscaping. Project landscaping shall be provided to implement the Vista
Montana design guidelines and existing city policies.
5, Screening. Projects parking service area and trash enclosure screening shall be
provided to implement the Vista Montana design guidelines and the existing City
Policies.
6. Lighting. Projects landscape, parking, building and pedestrian lighting shall be
provided to implement the Vista Montana design guidelines and the existing City
Policies.
7, Special Sign Allowance. For Village area development, it is determined that in
order to preserve the greater aesthetic benefits and historic resources, as defined
in Chapter 7.02 of the La Quinta Municipal Code, are considered exempt from
the regulations set forth in Chapter 9.160, with the exception that any signs pro
posed shall be subject to obtaining an approval sign program through an S.P.P.
2.8.1 General Architectural and Siting Guidelines
The architectural theme for Vista Montana is an expression of "La Quinta Heritage" style with
forms and details emulating the expression of the La Quinta Resort and grounds.
Color in the Vista Montana Architectural Vernacular
The earth tone color palette that predominates within the existing architectural context of Vista
Montana residential construction and ancillary structures is based on a history of whitewashed
stucco over adobe bricks. This motif is complemented with a simplistic color scheme and a
variety of roof tones and textures offset by the contrast of the window mouldings and associated
architectural detail.
♦ The predominant color of all structures shall be, limited to the spectrum of white,
cream, tan, sand, light brown, mauve and other earth tones. Colors outside of this spec-
trum shall be, wherever possible, used for accents only. In order to achieve the variety
of architectural expression envisioned for the residential
Vista Montafia Specific Plan and Village Use Permit 2,19
components of the project, a variety of materials and colors shall be, wherever possible, used to
create a rich tapestry of design elements.
♦ The predominant color range is defined by the earth tones. A range of muted
color tones shall be used throughout the neighborhoods within Vista Montana.
Roof Materials in the Vista Montana Architectural Vernacular
A limited variety of roof materials shall be, wherever possible, used including barrel tile, flat
concrete tile, concrete shakes, and a limited variety of asphalt and built-up roof materials. The
color of roofs shall provide a range of deep tones complementing the building mass and color
and, where possible, shall be varied to reflect the existing surrounding architectural theme. All
roofing material shall be fire retardant.
,V—
Wall
Wall Materials in the Vista Montana Architectural Vernacular
The predominant exterior building material shall be, wherever possible, within the vernacular of
the Vista Montana theme - smooth finish stucco.
Architectural Details in the Vista MontaHa
Architectural Vernacular
Wood, tile and wrought iron shall be, wherever possi-
ble, used as accent materials as dictated by the applica-
ble architectural style.
Site Planning
Appropriate site planning guidelines as
2.20 Vista MontaFla Specific Plan and Village Use Permit
discussed below shall be, wherever possible, used in order to ensure functional and aesthetic
development within Vista Montana . Guidelines are intended to be flexible. Not all guidelines
are applicable in all situations. Judicious use of guidelines shall be, wherever possible, used in
order to achieve a high quality consistency in design theme within the adjacent architectural
context.
♦ Site planning parameters shall conform to the criteria set fourth herein wherever
possible.
♦ Flexibility in interpretation is to be implemented in site design to achieve indi
viduality among development boundaries.
Project Identification Signs
Project identification signs are allowed within the project area of the Specific Plan. Such sig-
nage may reference only the project which is the subject of this Specific Plan.
♦ Primary Residential project identification shall occur at the project entry on Calle
Tampico and on Eisenhower Drive on the project boundaries
♦ Secondary sign elements identifying the Village Office project may occur along
Calle Tampico at Bermudas adjacent to the plan area.
♦ Signs and monuments shall conform to Section 9.160 of the City of La Quinta
Zoning Ordinance.
Building Massing and Scale
The general character of residential development areas shall reflect a neighborhood scale in
which the building massing does not overwhelm the street scene. Typically, residential a
Vim Montafia Specific Plan and Village Use Permit 2.21
buildings shall create a pleasant neighborhood environment and street scene.
♦ Building wall planes, particularly on the front elevation, shall be staggered to
create interest along the street scene, to provide a desirable human scale, and to
avoid visual monotony.
♦ Multi -story plate lines are encouraged on the front elevation by stepping back
the second -story wall planes to effectively breaks up the building mass and pro
vides a reduced scale along the street scene.
♦ Multi -story plate lines with second -story wall setbacks are encouraged on side
and rear elevations where feasible.
♦ Side elevations shall provide the same level of articulation and detail as the front
elevations where feasible.
♦ Articulated roofscapes shall be created through the use of a variety of roof
forms.
♦ Repetitious gable ends along front and rear elevations shall be minimized.
2.8.2 Residential Site Planning
Guidelines
The climate in the La Quinta is characterized
by sunny and hot weather in the summer,
while the winter months feature excellent air
clarity and are relatively mild. The design of
residences shall incorporate elements which
respond to these conditions, such as patios,
courtyards, arcades, plazas, and paseos.
In addition, extended roof overhangs shall be
used in response to climatic conditions.
Other residential site considerations are pre-
sented in the landscape guidelines herein and
include the following:
2.22
Vista Montana Specific Plan and Village Use Permit
♦ The placement of structures should consider prevalent environmental conditions
— sun, wind and view.
♦ Orientation of development edges should maximize view potential and access to
natural open areas and improved recreation areas. Open area "fingers" should
extend into residential areas where possible.
♦ Varying house configurations on corner lots is encouraged to promote variety in
the street scene and maximize the view of drivers at intersections.
♦ A combination of side -entering and front -entering garages and varied driveway
locations are encouraged to breakup repetitive curb cuts and yard patterns.
♦ Cul-de-sacs are encouraged to improve neighborhood safety and character.
♦ Guest parking shall be, wherever possible, located to provide easy access to
units.
♦ Four-way intersections within individual projects are discouraged.
♦ Walkways shall be, wherever possible, provided within multiple -family neigh
borhoods.
♦ Neighborhoods bordering open areas shall be, wherever possible, sited to maxi
mize views of The Vista Montana amenities, yet discourage through access.
♦ Recreation areas/greenbelt features shall be, wherever possible, visible upon
entry to neighborhoods to enhance neighborhood value.
2.8.3 Residential Design Criteria
Wall Planes, Windows, and Doors
♦ The use of desert heat withstanding windows is encouraged. If aluminum or vinyl
frame windows are used, the frames must be painted or appropriately
colored to coexist with the building or trim material.
♦ The use of multipane windows is encouraged for front elevations which are visible
from other pri vate or quasi -public spaces. Trim may, wherever possible, be painted
to be compatible with the building architecture.
♦ The style of windows shall be compatible with the architectural style of the
building. The use of many different styles of windows on one building plane shall be
avoided. The size and proportion of panes shall correspond to the overall propor-
tioning of the elevation.
Vista Montaifa Specific Plan and Village Use Permit 2.23
♦ Accent windows having different or articulated shapes or with a finer texture (e.g.,
many small panes) shall be used as an accent element to create interest on building elevations if
consistent with the Spanish eclectic style.
Entries
♦ The entry of residential dwelling units shall be articulated as a focal point of the build
ing's front elevation through the appropriate use of roof elements, columns, porticos,
recesses or projections, windows or other architectural features.
♦ Sufficient stacking distances at project entries shall be, wherever possible, provided.
Porches, Balconies, and Railings
♦ Front porches shall be designed, where feasible, as an integral part of the front elevation
to provide visual interest and activity along
the street scene, as well as to promote social
interaction among community residents by
providing outdoor living spaces oriented to
the front of the dwelling unit.
♦ Porches and balconies function as an exten
sion of interior spaces, providing shaded out
door living space.
♦ Second story balconies are encouraged pro
viding visual interest to the street scene
increasing the perceived front setback of the
second story.
C
Porches and balconies shall be designed as
an integral component of the building's
architecture and style, and shall not appear as a poorly conceived add-on element.
2.24 Vista Montafta Specific Plan and Village Use Permit
The design of porch and balcony railings shall complement the building's architecture
and style.
Columns
♦ Columns used as a structural or aesthetic design element shall convey a solid and
durable image, and shall be consistent with the architectural style of the building.
♦ Columns may be used as a freestanding form, or as support for roofs and balconies.
Exterior Stairs
♦ Exterior stairways shall be simple bold elements which complement the architectural
massing and form of the Vista Montana building environment.
avii iiC w� ,. �,� o. :, •n
Archways
♦ The use of archways must be compatible with the architectural style of the building, and
shall be designed as an complimentary part of the building or adjacent courtyard.
♦ When used, archways shall define or enframe space, such as entries, porticos, patios,
and courtyards.
Building Details
♦ All mechanical equipment shall be screened from view by walls or fences compatible
with the building architecture, or by plant material adequate in size to provide proper
screening.
♦ All utility meters are encouraged to be integrated into the architecture and screened
from view.
♦ The materials, colors, and forms of carport structures shall be consistent with the archi
tectural style of the residential neighborhood in which they are located.
♦ Carports which are integrated into the building design or community walls are encour
aged.
♦ Accessory structures shall be designed to be consistent with the architectural style of the
adjacent buildings.
Vista Montana Specific Plan and Yllage Use Permit 2.25
♦ All flashing, sheet metal, and vents shall be, wherever possible, painted or screened
from view in a manner which is compatible with the building architecture.
Common Space Elements
♦ All residential shall have fully enclosed trash enclosures, which are compatible in mate
rial, color and design with the building architecture.
♦ Support facilities such as recreation buildings, permanent leasing offices, mail stations,
etc., shall be designed in the same architectural style, and to the same level of detail and
articulation, as the main buildings they support.
2.8.4 Residential Site Planning Criteria
Single -Family Attached
The general site planning concepts established
for the Single-family Attached neighborhoods
♦ Neighborhood entry roadways shall focus
on to an amenity or a community open
space feature or landmark, where feasible.
♦ The street layout within residential neighbor
hoods shall provide view corridors to the Open
Space and other special community features and
landmarks, where feasible. In addition, the view
corridors should also provide physical access to
these community features, where feasible.
♦ The design of streets shall be pedestrian
oriented. The use of parkways is
encouraged in the design of neighborhood
streetscapes, where feasible.
♦ The design of common area amenities shall be promote pedestrian access by the resi-
dents and off site users of the recreation feature. The use of parkways and associated
walks and trails is encouraged in the design of Vista Montana streetscapes, where
feasible.
2.8.5 Landscape Architectural Guidelines/Standards
Introduction
It is important for each participant in the development of Vista Montana to understand the over-
all landscape development concept of the project. Proper selection and use of the plant materi-
als while emphasizing individual project theme will reinforce overall connection to the Village
of La Quinta which will become know for its use of color and scale in the landscape.
2.26 Vista Montatla Specific Plan and Village Use Permit
The selection of plant materials for Vista Montana shall generally reinforce the overall Early
California thematic image of the architecture as well focus on reinforcing the individual archi-
tectural style of each building within the project area when slight variations are created. An
emphasis shall be placed on the use of indigenous, naturalized and drought resistant species of
plant materials in keeping with the City's desire to promote water efficient landscape architec-
ture and in light of our environmental obligation to conserve.
Major Community Streetscenes
The landscape design associated with the residential project area arrival and street scene is
envisioned as the backbone of visual organization and orderly circulation within the plan area.
The Village Commercial Office access and the Resort Parking and Distribution Center access
are envisioned as secondary to this hierarchy of streets by separating the "vacationing" and
overnight user from the day to day "business" user of the site. Streets are envisioned to be
flanked by General Plan required pedestrian circulation links along Calle Tampico and
Eisenhower Drive to provide connections to the village of La Quinta and the nearby La Quinta
Resort and club.
Sharp contrasts of tree forms and their placement provide land use emphasis and community
identification along the entry spine from Calle Tampico and Eisenhower. Strength in design
placement of tree forms is a key ingredient to the landscape architecture of the Vista Montana
campus and will be used to minimize the visual setting of the two and three story residential
buildings. This use of strong landscape image is exemplified by the signature of the arrival
drive landscaping to the La Quinta Resort illustrating the value of creating strong landscape
architectural images to reinforce the project memory -experience.
Palm trees may be utilized in formal groves as a backdrop to the primary entry drive as the
arriving guest enters the project from Calle Tampico. This landscape form is used in areas to
emphasize and frame the entry to residential and recreation facilities and amenities. This
grove -form placement of the palms may be utilized in formal groves, straight rows or
Vista Montaiia Specific Plan and Village Use Permit 2.27
informal groupings at intensive use areas such as plazas, courtyards, recreation features, vista
points and project nodes and be the cornerstone of detail landscape plans as the Vista Montana
project develops.
Because the winter season is of prime concern for the desert resort residents and visitors, ever-
greens are the primary landscape plant material utilized at points of project emphasis through-
out the Vista Montana community. As such, they represent foreground specimen accent trees at
recreation nodes such as satellite pools and along pedestrian walks and open space features.
Medium sized trees serve as a deciduous foreground element providing summer shade and per-
mitting welcome winter sun. These trees may be exhibited in formal or informal groves in the
residential building arrival courts and parking structure areas. Additionally, because of the
strong visual form of the deciduous trees, they may be used as a street tree, as an informal fore-
ground grove tree in parks, greenbelts or other open space areas.
Vertical evergreen trees may be used to frame entry and arrival views as well. Their use at the
boundary of common street scenes permit easier transitions to the variety of adjoining land
uses. These evergreen grove trees may be used as a transitional element between streetscenes
and adjoining developments as background trees in an effort to ease the harsh adjacency of con-
trasting land uses.
It is the intent of these guidelines to provide flexibility and diversity in plant material selection,
while maintaining a plant palette with defined diversity in order to give unity and thematic
identity to the Vista Montana community. The plant material lists have been selected for their
appropriateness to the project theme, climatic conditions, soil conditions and concern for com-
pliance with the City's water conservation policies and to facilitate ease of maintenance. A lim-
ited selection of materials utilized in simple, significant composition complementary to adjacent
common landscape areas while reinforcing the individual architectural and site setting is sug-
gested in the plant palette provided herein. Overall plant material selection for given project
areas, wherever possible, shall have compatible drought resistant characteristics. Irrigation pro-
gramming can then be designed to minimize water application for the entire landscape setting
Streetscapes
Project street scenes include the combination of landscape and hardscape features visible from
perimeter and/or internal circulation roadways. These features generally include the
2.28 Vista Montafia Specific Plan and Village Use Permit
links to general plan circulation trails or sidewalks on the perimeter of the west and south sides
of the project property.
Project Walls
The Vista Montana development projects a subtle sense of security and privacy without the
necessity of a highly visible security guard presence or monumental walls or fence elements.
This is accomplished, in part, by a series of landscaped berms, generous setbacks from the adja-
cent primary arterials, and low wall elements at the property boundaries and entry points which
reinforce this element of perceived security. Project Wall standards described and detailed here-
in are intended to apply to all situations where such walls are visible from public streets, public
use areas, common areas within the project and other semipublic areas. The use of wall forms
described herein are not mandatory yet are envisioned to provide an opportunity to mitigate
noise, visual, and security concerns and impacts as necessary. Allowable wall heights are delin-
eated for each planning area in Section 3 - Zoning and Development Regulations within this
document.
Several of the variations of wall forms are illustrated herein with other interpretations allowed
on a case by case review of the Community Development Department to determine consistency
with the intent of the project theme and design character of the Vista Montana Specific Plan
area.
♦ Fences and walls may be used in conjunction with plant materials and other landscape
techniques to reinforce the character of the Vista Montana Specific Plan area.
♦ Fences and walls are to be used in a consistent manner throughout the community with
a variety of characters for individual site driven situations. The material, style, and
height of walls are envisioned to provide an element of continuity throughout the Vista
Montana Specific Plan to ensure visual consistency.
♦ As a significant thematic element the details and materials used in walls and fences will
be of a high quality suited to the particular function and purpose.
♦
Long linear walls may be staggered horizontally or broken to provide interest and to
break or create sight lines.
♦ Fences adjacent to open space areas may be of an open construction to allow continua
tion of views or to allow for planted screening to be enjoyed by both sides of the fence.
♦ Fences are envisioned to be constructed primarily of wood, ornamental metal or
Vista Montana Specific Plan and Village Use Permit 2.29
masonry or a combination of these. Where necessary for sound attenuation, masonry walls and
berming may be allowed by the developers of the Vista Montana Specific Plan area. Specific
materials and landscape treatments may be reviewed and approved for each affected area or lot
by the developers of the Vista Montana Specific Plan area. Such materials and treatment are
envisioned to result in a consistent visual appearance in the Vista Montana Specific Plan.
♦ Walls or fences are not necessarily required between open spaces and residential sites.
♦ Because cluster residential developments are envisioned along streets with higher traffic
volumes, special wall or fence requirements for these developments are envisioned to be
determined as part of the internal design review process.
The Project Sign Elements
The creative way in which signage is integrated into the overall project thematics is a critical
element in the design of the project and the establishment of the project theme. The repetitive
and consistent use of forms and materials establish continuity within Vista Montana and are
envisioned to conform to the architectural and landscape architectural styles established in this
Document. Size and configuration are determined by the function of the sign and according to
the hierarchy of information, direction and organization.
Detailed sign plans and details for construction and lighting shall accompany landscape
improvement packages submitted subsequent to the approval of the overall intent of the sign
program as delineated herein.
Signage Materials and Colors
In general, signs will be consistent with the materials and colors established within the architec-
tural guidelines section of this manual and accompanying village use permit applications.
Appropriate materials includes plaster, wood, clay tile, masonry, wrought iron and ceramic tile.
Signage will be designed to utilize and emulate the style, materials and colors typical of the
project. Front -lighted signs using the above -listed materials are acceptable. Base colors for
plaster elements of sign monuments are primarily neutral usually whites, off-whites, cream and
occasionally light pastel tints. Wood should have a light brown stain or be kept natural for a
weathered look.
2.30 Vigla Montatia Specific Plan and Village Use Permit
Specific Applications
Entries
A hierarchy of entries has been established for the project. Entry signage will be scaled to relate
to this hierarchy. Directional, and amenity or common area facility/identification signs should
be sized to indicate the appropriate scale and importance of each function.
Onsite Directional Signs
A limited number of onsite directional sign monuments shall be provided to assist the arriving
guest or day -user of the site in knowing where he (or she) is. These sign monuments shall be
placed in unobtrusive areas and minimized in number.
Temporary signs
Temporary signs (e.g. future facility, construction signs) will necessarily be constructed to last
only their useful life. They must, nonetheless, be designed and applied to be consistent with the
overall permanent signage program. Their general appearance should be maintained while they
are in use, and they should be removed promptly when they are no longer needed.
Street signs
Street and traffic control signs will be consistent with standards which have been adopted by
the City of La Quinta, however, may take on a design theme consistent with the project identity.
2.8.6 Landscape Plant Material Palette
To provide guidance to the builders and designers of future residential projects within the Vista
Montafta project, a plant material palette is suggested. Species in addition to those listed are
available for consideration and will provide diversity. However, the plant material list provided
is relatively successful in the unique soil and climatic conditions of the Coachella Valley region.
TABLE 4
SUGGESTED PLANT MATERIAL PALETTE
Trees
Acacia craspedocarpa
Leather Leaf Acacia
Acacia penatula
Sierra Madre Acacia
Acacia saligna
Willow Acacia
Acacia salicina
Weeping Wattle
Acacia smallii
Sweet Acacia
Acacia stenophylla
Shoestring Acacia
Acacia Willardiana
Palo Blanco
Bauhinia sp.
Orchid Tree
Brachychiton populneus
Bottle Tree
Calistemon viminalis
Bottle Brush Tree
Cedrus deodara
Deodar Cedar
Ceratonia siliqua
Carob
Cercidium microphyllum
Littleleaf Palo Verde
Vista Montafie Specific Plan and Village Use Permit 2.31
r
Shrubs
�y
l�
2.32
L
Cercidium floridum
Blue Palo Verde
Cercidium praecox
Sonoran Palo Verde
Chamaerops humillus
Mediterranean Fan Palm
Chorisia speciosa
Silk Floss Tree
Cinnamomum camphora
Champhor Tree
Citrus sp.
Natal Plum
Cupressus glabra
Arizona Cypress
Cupressus sempervirens
Italian Cypress
Cycas revoluta
Sago Palm
Eucalyptus camaldulensis
Red Gum
Eucalyptus microtheca
Eucalyptus
Eucalyptus spathulata
Swamp Malee
Fraxinus udeii
Majestic Beauty Ash
Fraxinus velutina
Arizona Ash
Geij era parviflora
Australian Willow
Grevillea robusta
Silk Oak
Jacaranda mimosifolia
Jacaranda
Juniperus chinensis `Torulosa'
Hollywood Juniper
Lagerstroemia indica
Crape Myrtle
Lysiloma thomberi
Feather Bush
Magnolia grandiflora var.
Southern Magnolia
Olea europea
Olive
Parkinsonia aculeate
Mexican Palo Verde
Phoenix dactilifera
Date Palm
Pinus brutia
Calabrian Pine
Pinus canariensis
Canary Pine
Pinus eldarica
Mondell Pine
Pinus halipensis
Aleppo Pine
Pinus monophylla
Single -leaf Pinon Pine
Pinus roxburghii
Chir Pine
Pithecellobium flexicaule
Texas Ebony
Pittosporum phillyraeoides
Willow Pittosporum
Podocarpus macrophylla
Yew Pine
Populus nigra `Italica'
Lombardy Poplar
Prosopis chilensis
Mesquite
Prosopis glandulosa var. Glandulosa
Texas Honey Mesquite
Prunus caroliniana
Carolina Cherry
Quercus ilex
Holly Oak
Quercus suber
Cork Oak
Quercus virginiana
Southern Live Oak
Rhus lancea
African Sumac
Schinus molle
California Pepper Tree
Schinus terebinthifolius
Brazilian Pepper Tree
Syagrus romanzoffianum
Queen Palm
Thevetia Peruviana
Yellow Oleander
Vitex agnus-castus
Chaste Tree
Washingtonia filifera
California Fan Palm
Washingtonia robusta
Mexican Fan Palm
Agapanthus africanus
Lily -of -the -Nile
Asparagus densiflorus
Asparagus
Bougainvillea sp.
La Jolla Bougainvillea
Buxus microphylla japonica
`Green Beauty'
Caesalpinia mexicana
Mexican Bird of Paradise
Carissa grandiflora
Natal Plum
Carissa macrocarpa `Tuttle'
Natal Plum
Cassia artemisioides
Feathery Cassia
Vista Montafla Specific Plan and Village Use Permit
Vines
Cassia nemophylla
Bushy Senna
Cassia phyllodinea
Desert Cassia
Chrysanthemum frutescens
Marguerite
Cocculus laurifolius
Cocculus
Cordia Parvifolia
Anacahuita Mexican Olive
Dalea frutescens `Sierra Negra'
Black Dalea
Dalea pulchra
Indigo Bush
Dietes vegeta
Fortnight Lily
Dodonea viscosa
Green Hop Bush
Encilia famosa
Brittle Brush
Euphorbia milli
Crown of Thorns
Euryops virides
Green Euryops
Hesperaloe parviflora
Red Yucca
Ilex vomitoria
Stokes Holly
Juniperus sp. `Prostrata'
Prostrate Juniper
Juniperus sabina `Tameriscifolia'
Tam Juniper
Juniperus var. 'Seagreen'
Seagreen Juniper
Justica califomica
Chuperosa
Lantana camara
Bush Lantata
Leucophyllum candidum
`Silver Cloud'
Leucophyllum frutescens
Texas Ranger `Green Cloud', `White Cloud'
Leucophyllum laevigatum
Chihuahuan Sage
Leucophyllum lagmaniae `Rio Bravo'
Rio Bravo Sage
Leucophyllum pruinosum `Sierra Bouquet'
Sierra Bouquet Sage
Leucophyllum zygophyllum
Blue Ranger
Ligustrum japonicum
Wax Leaf Privet
Liriope japonica
Giant Lily Turf
Muhlenbergia dumosa
Giant Mulee
Muhlenbergia rigens
Dwarf Mulee
Myrtus Communis `compacta'
Compact Myrtle
Nandina domestics
Heavenly Bamboo
Nerium oleander `Petite'
Dwarf Oleander
Ophiopogan japonicus
Mondo Grass
Pennisetum setaceum
Fountain Grass
Pennisetum setaceum cupreum
Purple Fountain Grass
Philodendron selloum
Philodendron
Phormium tenax
New Zealand Flax
Photinia frazeri
N.C.N.
Pittosporum tobira `Wheeler's Dwarf'
Wheeler's Dwarf (Variegated)
Plumbago scandens
Summer Snow
Pyracantha sp.
Firethom
Rhaphiolepis indica
India Hawthorne
Rosmarinus officinalis
Rosemary
Rosa sp.
Rose
Ruellia peninsularis
Baja Ruellia
Salvia greggii
Red Salvia
Simmondsia chinensis
Jojoba
Tecoma stans
Yellow Bells
Tecoma stans augustata
Hardy Yellow Trumpet Flower
Tecomaria capensis
Cape Honeysuckle
Thevetia peruviana
Yellow Oleander
Mtex angus-castus
Chaste Tree
Xylosma congestum
Xylosma
Yucca pendula
Pendulous Yucca
Bignonia violacea Violet Trumpet vine
Vista Montaffa Specific Plan and Village Use Permit 2.33
F-7
r
Bougainvillea spp. Shrub form
Bougainvillea spp. ground cover
Ficus pumila
Gelsemium sempervirens
Lonicera japoinca halliana
Macfadyena unguis-cati
Parthenocissus triscuspidata
Rosa banksiae
Tecomaria capensis
Trachelospermum jasminoides
Wisteria sinensis Chinese Wisteria
Ground Cover
Acacia redolens prostrate
Apten cordifolia
Baccharis sarothroides
Carissa macrocarpa
Flower carpet
Fragaria chiloensis
Gazania spp.
Hedera spp.
Lantana montevidensis
Lippia repens
Lonicera japonica `Halliana'
Oenothera berlandieri
Polygonum capitatum
Potentilla vema
Rosmarinus o. prostratus
Salvia clevelandii
Trachelospermum jasminoides - staked or
ground cover
Verbena peruviana
Verbena tenuisecta
Desert Accents
Acacia aneura
Acacia smallii
Agave deserti
Agave parryi
Agave vilmoriniana
Ambrosia deltoidia
Anstida purpurea
Atriplex Saltbush
Baileya multiradiata
Caesalpinia pulcherrima
Cassia nemophila
Cercidium floridium
Cercidium hybrid
Dalea greggii
Dalea spinosa
Dasylirion wheeleri
Encilia farinosa
Ericameria laricifolia
Fouquieria splendens
Hesperaloe parviflora
Justicia califamica
Leucophyllum laevigatum
2.34
`Barbara Karst'
Creeping Fig
Carolina Jessamine
Hall's Honeysuckle
Cat's Claw
Boston Ivy
Lady Banks' Rose
Cape Honeysuckle
Star Jasmine
Prostrate Acacia
Red Apple
`Centennial'
`Boxwood Beauty'
Rose Ground Cover
Ornamental Strawberry
South African Daisy
Ivy
Purple Trailing Lantana
Lippia
Hall's Honeysuckle
Mexican Evening Primrose
Pink Clover Blossom
Spring Cinquefoil
Prostrate Rosemary
Chaparral Sage
Star Jasmine
Peruvian Verbena
Moss Verbena
Mulga
Sweet Acacia
Desert Agave
Parry's Agave
Octopus Agave
Little Bursage
Purple Three Awn
Desert Mangold
Red bird of Paradise
Green Cassia
Blue Palo Verde
Trailing Indigo Bush
Smoke Tree
Desert Spoon
Brittle Bush
Turpentine Bush
Ocotillo
Red Yucca
Chuparosa
Texas Sage
Vista Montafts Specific Plan and Village Use Pemi t
Lantana `Trailing Purple'
Lantana
Lantana `Gold Mound'
Gold Lantana
Larrea tridentata
Creosote Bush
Oenothera berlandieri
Mexican Evening Primrose
Oenothera caespitosa
White Evening Primrose
Olneya testoa
Olive
Penstemon parryi
Parry's Penstemon
Phormium
New Zealand Flax
Prosopis chilensis
Chilean Mesquite
Prosopis glandulosa
Honey or Texas Mesquite
Salvia greggii
Red Sage
Tagetes lemmonii
Mountain Marigold
Verbena gooddingii
Verbena
Yucca elata
Soaptree Yucca
2.9 Other Project Compliance
Water Conservation Ordinance
The City of La Quinta Zoning Ordinance Section 9.180: 010-110 delineates mandatory require-
ments for water conservation compliance. The Vista Montana project as proposed provides
standards equal to or exceeding the development constraints and requirements of the current
ordinance. Preliminary site design, water feature, and planting planning have indicated that
subsequent detailed plans will stand the test of compliance.
Transportation Demand Management
The City of La Quinta Zoning Ordinance Section 9.180: 010-110 delineates mandatory require-
ments for Transportation Demand Management (TDM) compliance. The Vista Montana project
incorporates standards equal to or exceeding the requirements of Transportation Demand
Management as set fourth therein.
The Vista Montafta Project
♦ Promotes a variety of work schedules and flex time programs for management and
maintenance employees of each site use function.
♦ Promotes the use of bicycles as a means of relating to the "historical use" of this form of
transportation at the La Quinta Resort and Club.
Promotes the use of shuttles, vanpools, and carpools, for the residential and Resort off
site parking area.
Vista Montana Specific Plan and Village Use Permit 2.35
ZONING &
DEVELOPMENT
REGULATIONS
Toning & Development Regulations
3.1 SPECIFIC PLAN AND VILLAGE USE PERMIT OVERLAY
DISTRICTS
A. Purpose To provide flexible regulations by way of the City's adopted Specific Plan and
Village Use Permit process which allows the application of design and planning tech
niques to create a master planned development incorporating coordinated building
design, integrated greenbelts, and recreation facilities. The resulting plan will empha
size a separation of pedestrian and vehicular traffic, and an overall increase in residen
tial and recreational amenity.
The regulations presented herein are pursuant to Article 8—Authority and Scope of
Specific Plan and Village Use Permits of the State Planning and Zoning Law of the
Government Code, Section 65000 et seq and are in compliance with the California
Environmental Quality Act (CEQA) and amend Chapter 9 of the City of La Quinta
Zoning Code.
B. Permitted Uses. The Vista Montana Specific Plan and Village Use Permit specifies the
permitted uses within the plan area boundary. Permitted uses in the VC Zoning District
will combine essential day-to-day neighborhood goods and services, tourism and visitor -
based retail and entertainment opportunities, and facilities necessary for the operational
demands of such uses. Uses are tailored to the individual site locations within the Vista
Montana plan boundary and are made consistent with the General Plan once amended
herein.
C. Zoning Designation. The Vista Montana Specific Plan and Village Use Permit specifies
overlay zoning adopted in conjunction with approval of the General Plan Amendment,
Specific Plan, and Village Use Permit document. Once adopted, the Vista Montana
Specific Plan and Village Use Permit is an integral part of the zoning for the property
and becomes the official zoning policy for the plan area within the City of La Quinta.
Vista Montaha Specific Plan and Village Use Permit 3.1
Zoning and Development Regulations and Standards
Zoning and Development Regulations and Standards are presented for Planning Area I through
Planning Area IV as follows:
Planning Area I
VILLAGE COMMERCIAL RESIDENTIAL (VC) USES AND STANDARDS
Description of Residential Uses
Zoning and Development Regulation and Standards for Residential Use
Planning Area II
VILLAGE COMMERCIAL RETAIL (VC) USES AND STANDARDS
Description of Village Commercial Uses
Zoning and Development Regulation and Standards for Village Commercial and
Restaurant Use
Planning Area III
VILLAGE COMMERCIAL PARKING (VC) USES AND STANDARDS
Description of Resort Offsite Parking and Distribution Center
Zoning and Development Regulation and Standards for the Resort Offsite Parking and
Distribution Center
Planning Area IV
VILLAGE COMMERCIAL OFFICE (VC) USES AND STANDARDS
Description of Office Uses
Zoning and Development Regulation and Standards for KSL Corporate Office Uses
Vista Montafta Specific Plan and Village Use Permit 3,2
3. 1.1 Planning Area I
VILLAGE COMMERCIAL RESIDENTIAL (VC) USES AND STANDARDS
Description of Uses Within Planning Area I
The following section establishes the permitted land uses and development standards for
Planning Area I property designated as Village Commercial Residential (VC) on the Land Use
Plan for approximately 21 acres of Village Commercial Residential use.
A. Purpose. To provide for the development of resort oriented medium to high density resi
dential environments with densities up to eight to twelve units per acre with associated
open space.
B. Perndtted Uses. The following uses are permitted in the VC Zoning District with
approval of this Specific Plan and Village Use Permit, pursuant to the procedures set
forth in Section 9.65.050 and as set forth herein.
Single family attached whole ownership units with lock off potential. Conversion to
timeshare use requires a conditional use permit.
2. Guest serving supporting uses to lodging or residential use such as retail shops, restau
rants and limited meeting and conference rooms. Actually uses Indoor or outdoor pro
fessional art studios, displays and/or galleries, for all artistic endeavors and production,
to include dance, painting, sculpting, ceramics,
Vista Montana Specific Plan and Village Use Permit 3.3
jewelry, glass blowing, photography, handmade furniture, stone cutting, and similar activities.
There may be sales, presentations and displays or demonstrations to the public.
Ancillary Uses
1. Uses such as construction management offices are permitted provided construction
material and job equipment are not kept on premise.
2. Prepared food sold specifically for on-site consumption, with indoor/outdoor seating.
Such uses include fine dining and other low to medium turnover restaurant ; cocktail lounges,
dinner clubs, sports bar/lounge, bar/grill, night clubs and similar uses, with alcohol sales for on-
site consumption only, along with live, recorded or other entertainment in or outdoors such as
music and/or dancing, etc.
3. Indoor facilities for education, training, self-help and improvement, hobbies, or voca-
tional purpose, both public and private. These may be located in any facilities which can
accommodate the use, such as ability to meet occupancy requirements, etc.
4. Indoor/outdoor cultural, historic and similar displays and galleries for all types of arti-
facts and/or artistic media, such as museums, auction houses and consignment room. Such uses
may include sale of display art pieces.
5. Retail merchandise sales of limited goods (goods that can be carried out and hauled by
the customer), such as newspapers, magazines, tobacco products, kitchen and bath shops, video
and audio equipment, clothing, pets and pet supplies, office equipment and supplies, and other
related uses.
The permitted uses in The Village area do not preclude other similar uses which are
compatible with the specifically identified uses and otherwise meet the criteria for Specific Plan
and Village Use Permits.
C. Temporary & Interim Uses. Temporary on-site construction and site guard offices and
yards including locatable buildings and other buildings facilitating development of the Village
Commercial plan area.
D. Development Standards. The following development standards apply to property within
Planning Area I.
Vista Montana Specific Plan and Village Use Permit 3.4
Planning Area I
VILLAGE COMMERCIAL RESIDENTIAL DEVELOPMENT STANDARDS
Minimum Building Setback to Eisenhower
Minimum Building Setback to Tampico
Maximum Structure Height
Maximum No. of Stories
Minimum Building Setback to Resort Parking Facility
Minimum Parking Setback to Building
Minimum Interior/Exterior Side Yard Setbacks
Maximum Wall Height
Maximum Lot Coverage
Minimum Livable Floor Area Excluding Garage
Minimum Landscape Setbacks Adjacent to Perimeter
Minimum Unit size
Minimum Parking
150 ft
150 ft.
37 ft.*
3
30 ft.
10 ft.
5/10 ft.
6' ft.
60%
600 sq/ft
50 ft.
600 sq/ft
1.5 sp/unit
* Architectural and roof projections not providing habitable or otherwise unusable space,
such as chimneys, spires, finials, and similar features shall be permitted to extend up to
ten feet above the maximum structure height.
3.1.2 Planning Area H
VILLAGE COMMERCIAL RETAIL USES AND STANDARDS
Description of Uses in Planning Area II
Within the overall plan boundary, Planning Area II addresses uses approximately 2.5 acres of
use related to the retail commercial element of the plan including commercial retail and office
space as well as restaurant use.
Vista Montafia Specific Plan and Village Use Permit 3.5
y Village Commercial Retail (VC) Uses and Standards
The following sections establish the permitted land uses and development standards for proper-
ty designated as within Planning Area II as depicted on the Land Use Plan. The Village
Commercial Retail (VC) overlay addresses all land within Planning Area II.
A. Purpose and Intent. To provide for the development of Planning Area II as a year-round
site -resident serving commercial retail location. Facilities envisioned for Planning Area II will
serve residents and guests of the Vista Montana Village and the greater La Quints community
from off-site as well.
B. Permitted Uses. Permitted uses in the VC Zoning District will combine essential day-
to-day neighborhood goods and services, tourism and visitor -based retail and entertainment
opportunities, and facilities necessary for the operational demands of such uses. The following
uses are permitted in Planning Area II with review and or approval of appropriate City and
Riverside County jurisdictional authority. Review of development proposals generally con-
forming to this Specific Plan and Village Use Permit may require submittal of a Site
Development Permit, Temporary Use Permit, or other long or short term approval package at
the discretion of the Community Development Department.
Within Planning Area II, the following uses are permitted:
Indoor or outdoor professional art studios, displays and/or galleries, for all artistic
endeavors and production, to include dance, painting, sculpting, ceramics, jewelry, glass
blowing, photography, handmade furniture, stone cutting, and similar activities. There
may be sales, presentations and displays or demonstrations to the public.
2. Professional service offices providing limited sales, such as medical, dental, veterinary
clinic, dietician, optician, catering attorney, real estate, banking, mortgage broker, social
and community service offices, property management, financial services, beautician,
barber, reproduction service, tailor, cleaners and laundry, postal services, shoe, watch,
jewelry and bicycle repair, and similar uses. Offices with larger scale service aspects,
such as limousine and auto rental services, are permitted as required in the zoning
ordinance.
Vista Montafia Specific Plan and Village Use Permit 3.6
3. Restaurants and prepared food service facilities for on-site consumption, drive-in and
drive-through, and/or carry -out, including fast food restaurants, delicatessen, tea, coffee
and ice cream shops, pizzerias, and similar uses.
4. Prepared food sold specifically for on-site consumption, with indoor/outdoor seating.
Such uses include fine dining and other low to medium turnover restaurant ; cocktail
lounges, dinner clubs, sports bar/lounge, bar/grill, night clubs and similar uses, with
alcohol sales for on-site consumption only, along with live, recorded or other entertain
ment in or outdoors such as music and/or dancing, karaoke, arcade games, pool, billiard
or shuffleboard tables, etc.
5. Public indoor assembly/entertainment facilities, such as auditoriums, theaters, dinner
theaters, conference center, gymnasium facilities, concert halls and related uses.
6. Indoor facilities for education, training, self-help and improvement, hobbies, or voca
tional purpose, both public and private. These may be located in any facilities which
can accommodate the use, such as ability to meet occupancy requirements, etc.
7. Indoor/outdoor cultural, historic and similar displays and galleries for all types of arti
facts and/or artistic media, such as museums, auction houses and consignment room.
Such uses may include sale of display art pieces.
& Retail merchandise sales of limited goods (goods that can be carried out and hauled by
the customer), such as antiques, appliances, bicycles, wholesale and/or retail foods,
newspaper and magazines, tobacco products, kitchen and bath shops, video and audio
equipment, clothing, pets and pet supplies, office equipment and supplies, party and/or
costume rentals, sporting goods, home furnishings, hardware and home improvement,
and other related uses.
The permitted uses in The Village area do not preclude other similar uses which are
compatible with the specifically identified uses and otherwise meet the criteria for Specific Plan
and Village Use Permits. Any determination on a proposed use whether listed or unlisted herein
may be either internally reviewed by the Community Development Director or Planning
Manager or referred to the Planning Commission as a non -hearing item if the Community
Development Director or Planning Manager determines on a case-by-case basis that the public
interest would be better served by such referral.
C. Development Standards. The following development standards apply to property pro-
posed for development designated on the Land Use Plan and/or Proposed Zoning exhibits as
Planning Area II.
Vista MontaHa Specific Plan and Village Use Permit 3.7
PLANNING AREA II - VILLAGE COMMERCIAL RETAIL DEVELOPMENT STANDARDS
Maximum Structure Height
Maximum Number of Stories
Minimum Front Setback
Minimum Interior/Exterior Side Setbacks
Minimum Rear Setback
Minimum Parking For Office Use
Maximum Parking For Rest Use
Maximum Lot Coverage (F.A.R.)
Minimum Building Setback to Eisenhower
Minimum Building Setback to Tampico
Minimum Building Setback to Resort Parking Facility
Minimum Interior/Exterior Side Yard Setbacks
Maximum Wall Height
Minimum Landscape Setbacks Adjacent to Perimeter
28 ft.*
2
10'
10/15
10'
1 /250' GLA
.25
N/A
25 ft.
N/A
5/10 ft.
6 ft.
50 ft.
*Architectural and roof projections not providing habitable or otherwise unusable space, such
as chimneys, spires, finials, and similar features shall be permitted to extend up to ten feet
above the maximum structure height.
3.1.3 Planning Area III
VILLAGE COMMERCIAL PARKING FACILITIES AND USES
Description of Uses in Planning Area III
Within the overall plan boundary, Planning Area III encompasses approximately 6.5 acres of
development uses and standards for the La Quinta Resort remote parking and Resort
Distribution Center.
Planning Area III of the Land Use Plan presently has, within its boundaries, one underlying
zone — Village Commercial VC.
Vista Montafla Specific Plan and Village Use Permit 3.8
Village Commercial Parking and Related Uses and Standards
The following sections establish the permitted land uses and development standards for proper-
ty designated Planning Area III as depicted on the Land Use Plan.
A. Purpose and Intent. To provide for the development and regulation of a range of spe-
cialized Village Commercial serving parking and vehicular uses oriented to the La Quinta
Resort offsite parking and Distribution Center activity. Representative land uses include
remote parking and shuttle stops, delivery and storage of resort serving soft goods and mer-
chandise.
B. Permitted Uses. Permitted uses for land designated Village Commercial (VC) on the
Land Use Plan and/or Proposed Zoning exhibits as VC includes all uses delineated in the La
Quinta Zoning Ordinance Village Commercial District.
1. Retail Uses
Z General Commercial Uses
Resort serving uses typically ancillary to resort hotel use such as purchasing,
shipping, and receiving
Resort central distribution facilities of proshop soft and hard goods
Resort maintenance staging and facilities
Vehicle Storage
3. Office Uses and Health Services
Resort Distribution Center related general offices serving the ongoing functions of the
Resort
4. Dining, Drinking, and Entertainment Uses
Ancillary to the employee load of the distribution facility in the form of cafeterias and
business support uses
5. Recreation Uses
Ancillary to the employee load of the distribution facility
6. Public and Semi -Public Uses
Limited Indoor exhibition uses
Limited open space use for resort
7. Residential and Lodging Uses
Not allowed
8. Accessory Uses
Signs in accordance with this Specific Plan and Village Use Permit
Antennas and satellite dishes per zone code
Incidental products or services for employees or businesses, such as child day care,
cafeterias and business support uses.
Vista Montaha Specific Plan and Village Use Permit 3.9
9. Temporary & Interim Uses
Temporary buildings, other than temporary construction offices, shall require a
Temporary Use Permit Development Permit application, subject to the requirements of
Section 9.210.010 of the City Zoning Ordinance.
10. Temporary construction offices and their related facilities shall be subject to TUP appli
cation as required by Section 9.100.140 of the City's Zoning Ordinance. Approval of
the temporary use by the Community Development Department is required.
E. Other Allowable Uses. Communication towers and equipment, subject to this Specific
Plan and Village Use Permit. Water wells and, public flood control facilities and
devices serving this and other sites.
F. Development Standards. The following development standards apply to property pro
posed for Planning Area III and as described within the text of this Specific Plan and
Village Use Permit.
Standards are established for Distribution Facility buildings and uses within Planning
Area III and are presented herein.
PLANNING AREA III - VILLAGE COMMERCIAL PARKING AND DISTRIBUTION CENTER
DEVELOPMENT STANDARDS
Minimum Building Setback to Bermudas
75 ft.
Minimum Building Setback to Tampico
150 ft.
Maximum Structure Height
32 ft.
Maximum No. of Stories
2
Minimum Building Setback to Resort Parking Facility
n/a
Maximum Lot Coverage
n/a
Maximum Building Size
40,000 sq/ft
Minimum Front Yard Setback
n/a
Minimum Garage Setback
n/a
Minimum Interior/Exterior Side Yard Setbacks
n/a
Minimum Rear Yard Setback
n/a
Maximum Wall Height
g ft.
Minimum Landscape Setbacks Adjacent to Perimeter
n/a
Vista Montana Specific Plan and Village Use Permit 3.10
3.1.4 Planning Area IV
VILLAGE COMMERCIAL OFFICE USES AND STANDARDS
Description of Uses In Planning Area IV
Within the overall plan boundary, Planning Area IV addresses approximately 3 acres of use
related to the commercial office element of the plan including KSL Development Corporation
Headquarters, office space, and limited supporting uses.
Village Commercial Office Uses and Standards
The following section establishes the permitted land uses and development standards for
Planning Area IV property designated as Village Commercial on the Land Use Plan.
A. Purpose To provide for uses related to the commercial office element of the plan
including KSL Development Corporation Headquarters and office space and associated
supporting uses such as parking and delivery receiving facilities.
B. Permitted Uses. Permitted uses for lands designated as Village Commercial Office are
of the Vista Montana Plan include Any determination on a proposed use whether listed
or unlisted herein may be either internally reviewed by the Community Development
Director or Planning Manager or referred to the Planning Commission as a non -hearing
item if the Community Development Director or Planning Manager determines on a
case-by-case basis that the public interest would be better served by such referral.
C. Temporary & Interim Uses. Temporary outdoor event staging facilities and on-site con
struction and site guard offices including relocatable buildings.
D. Development Standards. The following development standards apply to property within
Planning Area IV.
Vista Montana Specific Plan and Village Use Permit 3.11
VILLAGE COMMERCIAL OFFICE DEVELOPMENT STANDARDS
Minimum Building Setback to Eisenhower
n/a
Minimum Building Setback to Tampico
50 ft.
Maximum Structure Height
28 ft.
Maximum No. of Stories
2
Minimum Building Setback to Resort Parking Facility
25 ft.
Minimum Parking Setback to Building
10 ft.
Minimum Interior/Exterior Side Yard Setbacks
5110 ft.
Maximum Wall Height
6 ft.
Minimum Landscape Setbacks Adjacent to Perimeter
5 ft. min.
Minimum Parking
1/250GLA
*Architectural and roof projections not providing habitable or otherwise unusable space, such
as chimneys, spires, finials, and similar features shall be permitted to extend up to ten feet
above the maximum structure height.
Vista Montafia Specific Plan and Village Use Permit 3.12
3.2 SPECIFIC PLAN AND VILLAGE USE PERMIT AMENDMENTS
3.2.1 Specific Plan and Village Use Permit Review Process
Minor modifications to the approved Vista Montana Specific Plan and Village Use Permit are
allowed at the discretion of the Community Development Director or designee. Modifications
to the Specific Plan and Village Use Permit must be consistent with the purpose and intent of
the (then) current approved Specific Plan and Village Use Permit.
A. Changes That Do Not Require A Specific Plan and riIlage Use Permit Amendment.
As development within The Vista Montana progresses, it may be demonstrated that certain
detail changes are appropriate in refinement of the Specific Plan and Village Use Permit, there-
fore it is intended that the Specific Plan and Village Use Permit Document provide flexibility
with respect to the interpretation of the details of project development as well as those items
discussed in general terms in the Specific Plan and Village Use Permit. If and when it is deter-
mined that changes or adjustments are necessary or appropriate, these changes or adjustments
shall be made as an administrative procedure approved by the Community Development
Director or designee. After such administrative change has been approved, it shall be attached
to the Specific Plan and Village Use Permit as an addenda, and may be further changed and
amended from time to time as necessary. Any such administrative changes do not require a
Specific Plan and Village Use Permit Amendment.
The following changes to the Specific Plan and Village Use Permit may be made without
amending the Vista Montana Specific Plan and Village Use Permit:
♦ The addition of new information to the Specific Plan and Village Use Permit maps or
text that do not change the effect of any regulation. The new information may include more
detailed, site-specific information. If this information demonstrates that Planning Area bound-
aries are inaccurately designated, based upon the goals of the Specific Plan and Village Use
Permit, said boundaries may be adjusted or redesignated to reflect a more accurate depiction of
on-site conditions, without requiring a Specific Plan and Village Use Permit Amendment.
+ Changes to the community infrastructure such as drainage systems, roads, water and
sewer systems, eVC., which do not have the effect of increasing or decreasing capacity in the
project area beyond the specified density range nor increase the backbone infrastructure con-
struction or maintenance costs.
R Changes That Require A Specific Plan and 11111age Use Permit Amendment. If it has
been determined that the proposed change is not in conformance with the intent of the current
Specific Plan and Village Use Permit approval, the Specific Plan and Village Use Permit may
be amended in accordance with the procedures set forth in Chapter 9.240 of the City of La
Quinta Zoning Code.
Vista Montafia Specific Plan and Village Use Permit 3.13
GENERAL PLAN
CONSISTENCY
General Pian Amendment and
onsistancy Findings
The City of La Quinta Zoning Ordinance Chapter 9.65 permits the adoption and administration
of Specific Plan and Village Use Permits in conjunction with General Plan Amendments as an
implementation tool for developing consistency with elements contained in the local general
plan. This Specific Plan, Village Use Permit, and General Plan Amendment must demonstrate
consistency in regulations, guidelines, and programs with the goals and policies set forth in the
Zoning Ordinance and General Plan. A summary of key issues is used in the Specific Plan and
Village Use Permit for Vista Montana as the basis for evaluating the Specific Plan and Village
Use Permit's consistency with the City's General Plan. Applicable key issues are stated below
followed by a statement of how the Vista Montana proposed General Plan Amendment con-
forms thereto.
The City of La Quinta General Plan contains the following elements: Land Use, Circulation,
Open Space, Parks and Recreation, Environmental Conservation, Infrastructure and Public
Services, Environmental Hazards, Air Quality, and Housing. Each element of the General Plan
contains a summary of key issues which direct and guide that element's goals and policies.
4.1 LAND USE ELEMENT
♦ The City enjoys a reputation as a desirable locale. The City's unique and attrac
tive character stems from a combination of its environmental setting near the
mountains, the "La Quinta" image.
♦ The Vista Montana Master Plan enjoys a foundation of masterfully crafted resi
dential and tourist serving commercial functions and land use capitalizing on,
and reinforcing, the City's unique setting.for premier resort serving
development.
♦ The trend of walled residential subdivisions has resulted in many types of
perimeter wall treatments in the City. The design of these walls and other ele
ments of the streetscape should be coordinated to create a continuous appearance
throughout the community.
♦ The perimeter wall treatment proposed at the Vista Montana project
establishes a consistent theme via continuous planting and wall treat
ments as envisioned by the City in this statement.
♦ Development should not be allowed on hillsides nor alluvial fan areas to protect
the scenic resources of the City.
♦ The project boundary of the Vista Montana plan is outside of the
pristine hillsides and alluvial fan areas and, therefore, generates
no impact to these valuable resources, yet takes advantage of
views to them.
Vista Montaila Specific Plan and Village Use Permit 4.1
4.2 CIRCULATION ELEMENT
♦ Roadway classifications and design standards should be based on current estimates of
build out reflecting approved development projects.
♦ Development standards ofperimeter roadways are established in the General Plan
Circulation Element. Existing and proposed roadway improvements in and around the
project boundary are based on current estimates of build out and consistent with the
goals and policies established in the Circulation Element of the General Plan.
♦ Alternative circulation system improvements need to be developed to relieve traffic con
gestion along Primary Arterial Streets.
-t The Vista Montana plan abuts Calle Tampico and Eisenhower Drive. The plan takes
primary access from Calle Tampico for the property development envisioned.
♦ Traffic impacts resulting from development should be identified through a mandatory
traffic impact analysis process.
The Vista Montana plan is subject to this requirement established in the
Development Review Process (3.2) of this Specific Plan and Village Use Permit.
♦ Pedestrian and bicycle networks should be developed which link activity centers in
order to facilitate recreational walking and biking and to establish non -automotive trans
portation as a viable alternative to driving.
♦ Alternatives to vehicular access are incorporated in the Circulation Plan for the Vista
Montana plan and accommodated on the roadway and pedestrian systems.
♦ The circulation system should be designed and maintained to encourage walking, bicy
cling, and transit utilization as alternatives to automobile travel. Improvements to exist
ing transit service should be considered, including provision of additional transit stops
on major roadways and covered bus shelters at all existing and future stops.
♦ The development along the perimeter of the Vista Montana plan allows for multipurpose
circulation links to adjacent streets, sidewalks, and open space areas. The internal cir
culation system promotes the use of pedestrian paths and walkways as a means of mini
mizing vehicular traffic.
4.3 OPEN SPACE ELEMENT
♦ Open space should be defined to include hillside areas, alluvial fans, water courses, and
natural park areas. Natural, improved and unimproved types of open space should be
included within the definition.
♦ Lakes, and parklike settings are the predominant landscape theme throughout the Vista
Montana plan and are integrated into the overall master plan landscape thematics.
♦ As a link to the City's cultural past, elements of existing citrus orchards, date palm
groves and farming areas should be preserved.
Vista Montafia Specific Plan and Village Use Permit 4.2
♦ The Vista Montana plan will use palm and citrus trees where feasible in the landscape
architecture as a primary imaging theme of the interior and in the perimeter landscape.
Palms may be used as the primary vertical statement at the entry points to the project as
well as within the boulevard landscape theme.
♦ Permitted land uses and standards for development in open space areas should be
identified.
♦ Development standards for the Vista Montana plan are delineated in Section 3, Zoning
and Development Regulations within this document for development in open space and
water feature areas.
4.4 PARK AND RECREATION ELEMENT
♦ Park and recreation uses should be located in proximity to residential uses to facilitate
pedestrian access and should include the provision of appropriate facilities.
♦ The master plan for development within the Vista Montana plan has, as a primary focus,
recreation amenities for passive casual pedestrian ambling, etc.
♦ An integrated bicycle network and well functioning pedestrian path system should be
provided
♦ Bike paths are a passive use of the private roadway system within the Vista Montana
plan with connections to the existing established network of bike paths on adjacent
perimeter circulation links.
♦ Sewage effluent should be utilized for large turf (i.e., active recreation) areas and
drought tolerant plant species should be used to reduce the impact on the potable water
supply of the City.
♦ When economically feasible, recycled water sources are envisioned as a source of sup
plemental irrigation water for the recreation elements of the plan area. Drought resist
ant plant material is a staple of the palette within the plan area.
4.5 ENVIRONMENTAL CONSERVATION ELEMENT
♦ Utility resources should be conserved utilizing a variety of feasible strategies.
♦ Recycled wastewater will be utilized at the project site, if feasible, to supplement irriga
tion demands, once economically available, to minimize water consumption.
♦ Permitted land uses and standards for development in open space and watercourse areas
should be identified.
♦ Greenbelt use features the integration of watershed zones with open ,space and are
designed within the corridors to provide storm water retention during flooding.
♦ The City should be protected from the adverse impacts of storm water runoff, including
property damage as well as water quality.
♦ The Vista Montana open space is designed with basins within the corridors to provide
storm water retention during flooding.
Vista Montana Specific Plan and village Use Permit 4.3
The quality and quantity of groundwater should be protected and maintained. Water
conservation efforts should be maintained, expanded and implemented.
♦ The lake within the project boundary provides for storage of runoff. The project shall
conform to all applicable water conservation ordinance in effect at the time of
development.
Scenic corridors, vistas and viewsheds of the Santa Rosa and Coral Reef Mountains, as
well as views toward the San Gorgonio Pass, should be preserved and enhanced.
♦ The location of the Vista Montana plan area provides the opportunity for varied moue
tain vistas from development parcels within the plan area.
4.6 INFRASTRUCTURE AND PUBLIC SERVICES ELEMENT
♦ The undergrounding of utilities within roadway rights-of-way or existing easements
should be required for new development.
♦ Utilities.for the Vista Montana plan will be underground where feasible.
♦ Utility resources should be conserved utilizing a variety of feasible strategies.
♦ All structures will be built to City Zoning and Development Code and the Uniform
Building Code standards which implement a strategy of conservation of energy and
resources.
♦ The recycling, reduction and reuse of waste generated in the City should be supported
by the City.
♦ All structures will be built to City Zoning and Development Code and the Uniform
Building Code standards which implement a strategy of conservation of energy and
resources.
♦ Adequate levels of law enforcement, fire protection, health care services and facilities
should be provided in reasonable proximity to City residents.
♦ The Vista Montana project contributes to infrastructure fees to mitigate any perceived
impact to City provided law enforcement, fire protection, health care resources.
♦ The frequent collection of solid waste and adequate disposal should be provided to keep
the City clean and disease-free.
♦ The Vista Montana project contributes to infrastructure fees to mitigate any perceived
impact to City provided disposal services.
4.7 ENVIRONMENTAL HAZA11DS ELEMENT
♦ The development of areas located within 100 -year floodplain boundaries and not pro
tected by existing storm water facilities should be addressed.
♦ No plan areas slated for construction of habitable structures fall within the 100 year
floodplain and structures are built to the Uniform Building Code standards which imple
ment a strategy of preserving and enhancing life.
Vista Montana Specific Plan and Village Use Permit 4.4
♦ The standards for development should be carefully regulated to minimize structural
damage and loss of life (from earthquakes), even though the City is located in a low
intensity ground -shaking zone.
♦ All structures are built to the Uniform Building Code standards which implement a
strategy of seismic safety for habitable structures.
♦ Subsidence hazards for the eastern portion of the City due to its location within a region
characterized by potential soil liquefaction during severe ground shaking should be
reduced if possible.
♦ All structures are built to City Zoning and Development Code and the Uniform Building
Code standards which implement a strategy of seismic safetyfor habitable structures.
♦ Noise mitigation should be considered with all development near arterial streets.
♦ Setbacks from adjacent arterials are required by City development regulation.
♦ Setbacks from adjacent arterials are provided for within the development proposal
based on recommendations set fourth within the Noise Impacts Analysis required by the
City.
♦ The factors that contribute to the increased risk of fire hazard should be reduced to pro
tect La Quinta citizens and structures from fire damage.
♦ All structures are built to City Zoning and Development Code and the Uniform Building
Code standards which implement a strategy of conservation of energy and resources
while enhancing access for emergency vehicles in times of emergency.
♦ The effects of light pollution should be minimized within the City.
♦ All structures are built to City Zoning and Development Code and the Uniform Building
Code standards which implement a strategy of conservation of'energy and resources.
4.8 AIR QUALITY ELEMENT
♦ The stationary and mobile source of air quality impacts associated with new develop
ment should be addressed.
Specific project designs shall encourage the use of'public transit by providing for bus
shelters as required by the Community Development Director and consistent with the
requirements of local transit districts and the Specific Plan and Village Use Permit cir
culation.
♦ The Applicant shall encourage and support the use of van/bus service between the proj
ect site, local airports (e.g., Palm Springs, Thermal) and other regional land uses.
Vista Montafta Specific Plan and Village Use Permit 4.5
n�'
♦ The project proposes a consolidated parking facility which uses van and shuttle bus
service between the project site and the La Quinta Resort which serves to reduce traffic
in the Village area of La Quinta.
At the time of submittal of tentative tract maps or plans for any zoning approval the
Applicant shall demonstrate that adequate provision has been made for non -automotive
means of transportation within the project site as a means of reducing dependence on
private automobiles. This may include path systems, bicycle and pedestrian systems,
and other similar systems consistent with the Specific Plan and Village Use Permit pre
sented herein.
Vista Montafla Specific Plan and Village Use Permit 4.6