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SP 1983-001 Grand Terrace ( Duna La Quinta)acdc-c D U N A LA Q U IN TA J. F. DAVIDSON ASSOCIATES CIVIL ENGINEERS • PLANNERS • SURVEYORS 3426 TENTH STREET • RIVERSIDE. CALIFORNIA 92501 • (714) 686-0844 11200 S. MT. VERNON AVE., SUITE "D" 0 COLTON, CALIF. 92324. (714) 825-1082 D U N A LA Q U IN T A SPECIFIC PLAN RECEIVED MAR 2 31983 City of La Quinta February 1983 ■9 J. F. DAVIDSON ASSOCIATES ENGINEERS * LAND PLANNERS 74133 E1 Paseo, Suite 10, Palm Desert, CA 92260 3426 Tenth Street, P.O. Box 493, Riverside, CA 92502 IN ASSOCIATION WITH: LANDMARK LAND CO., INC. Landscape and Envirorunental Factors Architecture Golf Course Design P.O. Box 1000, LaQuinta, CA 92253 100 Clock Tower Place, Suite 200, Carmel, CA 93923 ARCHAEOLOGICAL RESOURCE MANAGEMENT CORPORATION Archaeology Study 12918 Haster Street, Garden Grove, CA 92640 PIONEER CONSULTANTS Soils Engineers 251 Tennessee Street, Redlands, CA 92373 A DEVELOPMENT By LANDMARK LAND CO., INC. January 1983 TABLE OF CONTENTS Page EXECUTIVE SUMMARY 1 SECTION I. INTRODUCTION AND BACKGROUND 3 A. Project Description 3 1. Type of Project 3 2. Authority for the Specific Plan 4 3. Development Proposal and Market Objectives 5 4. Supporting Documents 5 B. Project Setting 6 1. General and Specific Location 6 2. Setting and Characteristics 10 3. Current Area Development Activity 10 4. Expected Time -Frame for Development 11 5. Contribution to Surrounding Area 11 SECTION II. SITE DEVELOPMENT SETTING AND CONSTRAINT'S 12 A. Environmental Considerations 12 1. Land Use Issues 2 2. Existing Topography 14 3. Soils and Geology 14 4. Hydrology 20 5. Noise 22 6. Biological Resources 22 7. Paleontological/Archaeological/Historical 26 S. Energy Conservation and Consumption 28 9. Climate and Air Quality 29 B. Public Facilities Considerations 31 1. Water Supply 31 2. Wastewater and Water Quality 31 3. Fire and Police Protection 33 4. Schools 33 5. Traffic, Circulation and Public Transportation 34 i '.1 J 2. Water and Sewer Plan 54 3. Solid Waste Management Plan 55 SECTION IV. SPECIFIC DEVELOPMENT PLAN AND PROGRAM A. Project Design Goals and Concepts 56 1. Environmental Issues Implementation 56 2. Public Facilities Issues Implementation 57 3. Village and Neighborhood Concepts 60 4. Aesthetics and Visual Integrity Goals 60 5. Ccm unity Design Concepts and Landscaping 63 6. General Plan Issue Implementation 67 B. Development Plan 71 1. Land Use and Density 71 2. Residential Aspects 71 3. Retail/Commercial Aspects 84 4. Transient occupancy Aspects 85 5. Ccnposite Circulation Concepts 85 6. Landscaping and Design Concepts 86 7. Recreation and open -Space Concepts 91 8. General Grading Concept 91 9. Maintenance Districts 95 10. Flexibility in Managing the Plan 95 C. Zoning Plan 96 D. Phasing Plan 101 iii 6. Parks and Recreation 37 7. Solid Waste 37 8. Utilities (Electricity, Gas, Telephone) 37 9. Public Health Facilities 38 10. Fiscal Considerations (Cost -Revenue Analysis) 39 C. Special Design Considerations 40 1. Market Analysis and Objectives 40 2. View -shed Analysis 41 3. Visual Impact 41 4. Natural Features 42 5. Energy Conservation/Prevailing Wind Patterns 42 6. Corridors, Easements, and Rights -Of -Way 43 SECTION III. GENERAL PLAN RELATIONSHIP 'PO PROJECT 45 A. Regional Goals and Principles 45 1. Preservation of Clean Air 45 2. Flood Control 47 3. Maintaining Aesthetic Qualities of the Valley 47 B. Resource Elements 47 1. Land Use 47 2. Open Space 50 3. Conservation 50 4. Recreation 50 5. Scenic Highways 51 b. Housing 51 7. Historical Preservation 52 C. Constraints Elements 52 1. Noise 52 2. Seismic Safety 52 3. Safety 53 D. D. Public Facilities Elements 53 1. Circulation Elements 53 ii J L I S T O F F I G U R E S PAGE 1. General Location Map 7 2. Specific Location 8 3. Proposed Land Use Designations 9 4. Existing Topography 15 5. Soils Types 17 6. San Andreas Fault System 19 7. Hydrology 21 B. Noise Abatement Measures 23 9. Existing Utilities 32 10. Existing Traffic Volumes 36 11. Existing Easements 44 12. Existing General Plan Designations 49 13. Neighborhood Area Concepts 61 14. Illustrated Site Plan, Neighborhood I (Tract 18767) 62 15. Hierarchy of Entries 64 16. Entry Treatment - Commercial 65 16A. Entry Treatment - Residential 66 17. Typical Street Tree Planting 68 18. Separation of Vehicular and Non -Vehicular Circulation 69 19. Signage 70 20. Specific Plan of Land Use 73 21A. Single -Family Condominium Detached - Site Plan 74 21B. Single -Family Condominium Detached - Floor Plan & Elevations 75 22A. Single -Family Condominium Attached - Site Plan 76 22B. Single -Family Condominium Attached - Floor Plan & Elevations 77 23A. Townhome with Attached Garage - Site Plan 78 23B. Townhome with Attached Garage - Floor Plan 79 24A. Townhome with Subterranean Parking - Site Plan 80 24B. Townhome with Subterranean Parking - Floor Plan 81 25A. Two and Three -Story Condominium - Site Plan 82 25B. Two and Three -Story Condominium - Elevations 83 iv 26. Camposite Circulation Plan 87 27. Typical Planting Treatments for Parking Areas 88 28. Landscaped Berms For Visual Screen 89 29. Landscaped Berms Between Land Uses 90 30. Recreation and open -Space Concept 92 31. Lake Area Concept 93 32. Grading Concept 94 33. Existing Zoning 98 34. Proposed Zoning 99 35. Phasing Plan 102 AA LIST OF TABLES Table No. Page 1 Wildlife Species Data 25 2 Traffic Volume Data 35 3 Autarrobile Emissions 46 4 Land Use Surmary 72 5 Phasing Plan vi 101 APPENDIX I. Cost/Revenue Analysis II. Legal Description III. Hydrology Analysis and Calculations IV. Archaeological Clearance Letter for Grading V. C.V.W.D. Service Letter VI. Sheriff's Department Letter VII. Department of Parks and Recreation Letter VIII. Road Cotanissioner's Letter IX. Imperial Irrigation District Letter X. Southern California Gas Company Letter XI. General Telephone Cauipany Letter XII. Agreement for Law Enforcement Services Between County of Riverside and City of La Quinta Vii E ECUrIVE SUMMARY The Duna La Quinta Project is being planned for an area within the - recently incorporated City of La-Quinta. The general area has been designated for urbanization by the Riverside County General Plan and represents a logical and orderly extension of development into an area where utilities are available. The Duna La Quinta Project is an internally oriented, self-contained development that combines residential, transient occupancy (resort hotel), retail commercial, flood control and recreational uses within a 274 acre area. The residential portions, including open -space areas, consist of 263 acres with 1220 dwelling units distributed amng five different product types and densities. The residential units will include apartments and condominiums designed for the varied lifestyles of single persons, families, and seasonal residents. The conanercial areas consist of eleven acres and will provide local shopping conveniences and a potential secondary employment base for this area. The 74 -acre open -space areas will be a significant contribution to conservation, flood control and recreational aspects of the project, as well as for the surrounding area. The major elements to the recreational area are the 9 -hole golf course with numerous man-made lakes. It will also provide a oontrolled and regulated floodway for the major drainage area that traverses the site. The Specific Plan features separate pedestrian and golf cart paths established throughout the area to limit intermodal conflicts and provide access to other land use facilities. It is expected that dependency on the automobile within the project will be minimal. The Duna La Quinta Project will enjoy the benefits of a master planned community. The infrastructure and other public facilities will be sufficiently sized to meet the needs of the entire ccmTuinity upon -1- ccrrpletion of this project. In addition, specific planning and design elements such as land use compatibility, site design, architecture, and landscaping will be consistently applied to assure a varied, yet compatible project. The Project can be constructed without damage to the environment beyond that caused by the incremental increase in human activity. The project site is not in a natural biological state and the impact on environmental, archaeological and historical resources is minimal. Duna La Quinta will fulfill a demonstrated need in this area for additional dwelling units that provide a diversity of housing types from what is currently available. The Project has been designed to meet identified consumer preferences. In addition, the Fiscal Impact Analysis for the Project indicates that the proposed mix of land uses will result in an annual surplus of over to the City of La Quinta upon coupletion of the entire project. This specific plan is being submitted to provide a basis for the decision-making process of Landmark Land Company. This decurrent will insure conformance and construction of a cohesive planned residential development for the City of La Quinta. -2- SECTION I. IDTI'RODUCTION AND BACKGROUND A. PROJECT DESCRIPTION 1. Type of Project Duna La Quinta is a neighborhood -oriented, self-contained Specific Plan combining multi -uses of residential, retail /com<mercial, and recreational elements within approximately 274 acres. The residential portion proposes 1220 dwelling units to accorrodate single persons, young families, semi -retired and mature families. Approximately 88 -percent of the units are to be split-level condominiums, single-family detached condominiums, townhomes with subterranean or attached garage, or single-family attached condominiums. The remaining 12 -percent of the units will be two and three-story apartments with condominium conversion occurring within five to ten years after construction. In addition, there will be 100 motor lodge units on three acres located near the intersection of Washington Street and Avenue 50. Motor lodge units are not included in the overall density of the project; by definition, they represent transient occupancy and are not considered in density statistics. The commercial portion of the project will include two retail coamercial centers. These will be developed to serve convenience needs of the project residents as well as providing a secondary base of employment for La Quinta residents. The ccmmercial centers will consist of such businesses as clothing boutiques, small novelty shops, medical offices, real estate sales offices, and coffee shops. The recreational and open -space portion of the project is Located within a 74 -acre flood control channel that will accommodate upstream runoff. This area is carprised primarily of lakes and a 9 -hole -3- golf course featuring connecting golf cart paths. In addition, there will be swimming pool recreation areas interspersed throughout the villages and neighborhoods. (See Figure 3 for the location of proposed Land Use Designations). A circulation system is planned to consist of both active golf cart system and a passive pedestrian systejn. Properly integrated, the land uses in Duna La Quinta will result in a balanced cormu.inity where an individual or family can live, shop and relax in the same general area. 2. Authority for the Specific Plan This Specific Plan document has been prepared for Landmark Land Company by J. F, Davidson Associates for submittal to the City of La Quinta. The Specific Plan for the project defines an orderly development strategy that is unique to the 274 acre project site. The Specific Plan format for the Duna La Quinta project is a means of supplementing the adopted General Plan for this particular geographic area. The Specific Plan provides a comprehensive analysis and planning criteria for the development of this project, thus Providing considerably more detail than the General Plan itself. This will result in better planning and higher development quality, especially in the case of larger mixed use projects. This Specific Plan has been prepared in accordance with the Provisions of Land Use Ordinance 348, Riverside County. t MR Landmark Land Company is submitting this Specific Plan at its option to provide a basis for the decision making process and to insure conformance and construction of a cohesive planned residential development for the City of La Quinta. 3. Development Proposal and Market Objectives It is the intent of the Duna La Quinta project to be varied in character and provide complementary land uses. Specifically, the market objectives are: . To reflect anticipated public demand for diversified housing types and site locations. . To propose housing concepts that will appeal to retired adult families, mature families, and single persons. . To include architectural design segments that will be consistent with foreseeable demands in the market area. . To create a community identity for the Duna La Quinta project through an attractive application of archi- techtural, landscape, and recreational facilities standards. . To attract ccaunercial uses that will be oriented to serve community needs. 4. Supporting Documents The following documents will be implemented for this Specific Plan: 1) A change -of -zone implementing desired land uses. 2) Tentative Tract Maps will be substantially in conformance with densities and land uses outlined in this Specific Plan. 3) Conditional Use Permits will be submitted for specific non- residential uses. -5- 4) A cost revenue analysis has been compiled by J. F. Davidson Associates in cooperation with Landmark Land Company. A copy of this analysis is included in Appendix I. It will be reviewed by the City Staff as part of their project analysis. B. PRQTGCr SETTING 1. General and Specific Location Duna La Quinta project site occupies 274 acres in a portion of the recently incorporated City of La Quinta. It is situated along the southwestern edge of the middle portion of the Coachella Valley. The Coachella Valley is a broad valley area approximately 50 miles long and 10-20 miles in width, lying in a northwest -southeast direction. Ground elevations vary from 1200 -feet above sea level to 230 -feet below sea level. The Valley is bordered on the northeast by the Little San Bernardino mountains, ranging from 3000 to 6000 feet in elevation. It is bordered on the southwestern side by the higher and more rugged Santa Rosa -San Jacinto Mountains. These mountains range in elevation frcm 6000 -feet to the 10,831 foot summit of Mt. San Jacinto. Much of the scenic beauty of the area is provided by the mountains, foothills, and deep canyons found along this southwestern side of the Valley. (See Figure 1 - General Location Map. The project area occupies a portion of Sections 6, Township 6 South, Range 7 East, S.B.B.& M. The site is bordered on the north by Avenue 50. It is bordered on the east by Adams Street, on the west by Avenida Bermudas and Calle Rondo, arra on the south by Avenue 52. (See Figure 2 - Specific Location) (See Appendix II for a legal description of the project area.) J U 6- SOURCE: J. F. DAVIDSON ASSOCIATES ASSOCIATES r-, 7 FIGURE GENERAL '1 LOCATION MAP i r It s I - � SCALE I w 0 500 1000 2000 •-il r • `� i� asx.• I D j. R -IO J EI C T ARIEA _ 'rs y�YaECI ... .... "I I :j :�•::: 1• AVENUE �yj 50::::: w Water�� Jr Well UJ 01 r • ... tL'i : 4f : : :•. ! �,�� �:. TAMPICO , ' f • ff� ! I��¢¢II!!!•ttllfL��jl1lfflI �I l H jt � �I IIIc• :I �� 1 "� �.J �LJiJI� I� V • .�:...... •':w.. • . 4C....••.••r[s. / �7 AVE•N LA wU..E.�I SE ..•.. .in••i6..6 ........ ..•.. te —�ins�c. ..•r. . I," j'`�� ``'r' .. •° Well .......... ..:::'.a. 4i1j Pumps 9 La Quin' i:•..a`�w `�� I �. 0 �1� Al - IJL J � _ iii �.�'.7� .11n'. � • � ,� �C 2'' � I • � :,,rr'`1���1�'ial SCC 1t .�Y i���_ l �I f� • f "�1P�i iif.���� I.�. � h �. 5 14 IBJ 'lJ ~ LJ�LJ •_ "[ r ,til �^ 8t 1 r.Orrr + IV� dlhl •I I l 7 7 `7 .`• �� rx v .� � I� 1 � U11 � ,'l PICi1K-!J`^ 1 r jc.F� aPl• 4 1 r � �r4� I �' ,_ .^\., �I t" I� •�- '� 1 Pu �I .,I 7� nrt' 1 -.�, 4�' r •%,rlr" i 2 r. f:.� 'i ��C 1�I�� - 1Jv ii ,i11i 13 ., � � ^i �.-.may fr � /, _ •ti}4�` ��} 1 1(1 D SOURCE: J FIGURE U.S.G.S. SPECIFIC 2 LA QUINTA LOCATION ASSOCIATES QUAD —8— $CALK: i 4" $$8 1280 lift FIGURE 3 LAND USE ANALYSIS AND ACREAGE DESIGNATIONS CENTER 5 2 1% �00,�00,(��o) LEGEND CENTER 6 PHASE ACRES NO. OF UNITS DENSITY PERCENT TOTALS CONDOMINIUM 1 ST 82 8.0 6% Y 10% CONDOMINIUM 2 f w< r93 d:f 101E '; • CONDOMINIUM 3 5 25 6.0 2% 7T' APARTMENT/ 7 34 400 11.76 13% SOURCE: CONDOMINIUM PROPOSED ® CONDOMINIUM 8 94 300 3.2 34% o©a CONDOMINIUM 9 57 320 5.6 21% �. TOTALS 235 1220 86% '.•'-'- MOTOR LODGE 4 4 100 1% FIGURE 3 RETAIL COMMERCIAL CENTER 5 2 1% CENTER 6 5 2% TOTALS 246 90% WATER COURSE 28 10% TOTALS 274 100% OPEN SPACE GOLF COURSE FAIRWAYS 88 NOTE: GOLF COURSE FAIRWAY ACREAGE IS INCLUDED IN RESIDENTIAL TOTALS. SOURCE: PROPOSED LANDMARK LAND USE LAND � ASSOCIATES CO. �. -9- FIGURE 3 2. Setting and Characteristics Based on major land uses, the Valley is divided into two portions. The northern half of the Coachella Valley consists of a tourist and recreation oriented economic base, while the southern half from Indio to Salton Sea is predominantly agricultural in nature. The central southern Coachella Valley (Coachella, Thermal, Indio) is a retail and service center for year-round and seasonal residents of the northern Coachella Valley. La Quinta is located in the middle portion of the Valley and is considered a bedroom community. The La Quinta cove, or southern developed portion of the city, consists mainly of 50 -foot by 100 -foot lots for single-family dwellings, situated along gently sloping asphalt concrete roads that have no curb and gutter improvements. The average value of these dwelling units is approximately $75,000. In addition, there are custom homes in the southernmost portion of the cove near the Santa Rosa foothills that are situated on much larger lots and have values that range between $100,000 to $300,000. The portion of La Quinta north of Calle Tampico is primarily comprised of country club developments and affluent, semi- retired seasonal residents. 3. Current Area Development and Activity This project is a continuation of the recent trend in La Quinta toward a more urbanized character. In the past, many people were attracted to La Quinta by its rural features which will inevitably diminish as further growth occurs in the area. Offsetting the disadvantage of urbanizing the area are the economic benefits and the enhancement of the diverse image of La Quinta. -10- Currently, the Santa Rosa Condominium development located west of Eisenhower Drive is constructing 211 units as part of its Phase I planning. Landmark Land has ccampleted landscaping its 27 - hole golf course in the same area. In addition, the La Quinta Hotel Golf and Tennis Resort is currently expanding its facilities to a total of 230 hotel units, 106 tennis units and has constructed a tennis clubhouse that serves members and hotel guests. 4. Expected Time -Frame for Development The construction of the project will be conducted on a phased sequence that will require approximately ten years to ccmplete construction. The anticipated phasing schedule is discussed in Section IV, Part D. 5. Contribution to Surrounding Area Duna La Quints will make a number of positive contri- butions to La Quinta. Among these are the viewshed, the small commercial/retail centers, and a variety of housing types within a high quality development. In addition, the project will provide employment in the commercial ccmplex for residents in the area. Generally, large, self-contained projects such as Duna La Quinta generate tax revenues for the area without a corresponding demand for services. The private streets, lakes and landscaping within the project will be maintained by homeowners' association maintenance personnel. The project will result in improved sewer, water, streets, drainage and fire protection systems for residents in the project and for those in the surrounding areas. The proposed floodways will protect the area from potential flood inundation. The project will also enhance the area aesthetically, economically and socially. -11- SECTION II. SITE DEVELOPMENT SETTING AND CONSTRAINTS A. ENVIRONMENTAL CONSIDERATIONS 1. Land Use Issues Existing and possible area -wide land use issues relevant to this project include: . . Upgrading Existina Local Economic Levels. The southerly portion of La Quinta cove is currently vacant or developed with single-family dwellings on small lots. There has been a marked increase in the past five years for low -to -middle income families to settle in this area. Due to availability of relatively inexpensive lots and houses in La Quinta, this trend is expected to continue. . Contiguous vs. Noncontiguous (Leap Frog) Develnt. The site is contiguous to the northeast corner of existing Landmark Land Company development. The championship golf course weaves through Duna La Quinta and plays into the golf course west of Eisenhower Drive. Golf carts traverse each course along a concrete -lined drainage channel under the Eisenhower Drive bridge. Development of this site represents a logical pattern and extension of urban growth in this area. . . Availability of Access, Urban Utilities, and Support Services. The project has excellent access from Highway 111 via Washington Street and Eisenhower Drive as well as Avenue 50 from the east (all paved roadways). Existing 12 -inch water mains are located in Avenue 50 and Washington Street, terminating at the northeast corner and extending 850 -feet southerly along Washington. An existing temporary sewage disposal site is located 270 -feet southeast of the intersection of Avenue 50 and Eisenhower Drive. Major underground telephone lines exist on Washington Street and Avenue 50. A 6 -inch gas main located on Washington Street will serve the project. Shopping, medical offices, banking establishments, a car dealership, and satellite offices located at the intersection of Washington and Highway 111 (two miles north) are proposed for late 1982 occupancy. . . Conpatibility with Existing Urban Developniant. Typical housing density in La Quinta is 3 to 5 units per acre. Typical residential densities in the proposed project range from 3 to 12 dwelling units per acre. Higher densities are -12- oonfined to a relatively large area south of the split-level condo project with much lower densities in the northeast and northwest portions. The southwest acreage, Area 7, represents condominium or apartment units and will remain undefined until future research determines which housing type will be the most marketable. A broad variety of detached and attached housing types is proposed to satisfy different markets and tastes in housing sizes and styles. With the exception of this greater diversity, this project is quite compatible with existing development in La. Quinta, with respect to both land use and overall residential density. Integrated within the flood control channel is an existing 9 - hole golf course incorporating several lakes and greenbelt recreation areas. A community supported cam ercial area is designed to accomodate supplemental shopping needs. . Compatibility with Adjacent Land Uses. The project is well buffered to the south (Avenue 52), east (Adams Street), and northeast by vacant or agricultural land. Adjacent to the southern portion bounded by Avenida Ultimo and Avenida Nuestra, are situated single-family subdivided lots with only 25 homes built on 195 lots. To the immediate west is vacant land used as a temporary leach field and part of the championship golf course (Holes 1, 2, 12). East of Eisenhower Drive is Santa Rosa Cove Condominium Development and the continuation of the La Quinta Hotel Golf and Tennis Resort golf course and clubhouse. Adequate edge consideration will be given to alleviate possible land use conflicts. .. Area -wide Population Growth. Population in the entire Riverside County grew from 594,055 in 1978 to 663,923 in 1980, a 12 -percent increase. Total County dwelling units increased from 255,255 to 295,119 during the same period, a 16 -percent gain. Therefore, the average County population per dwelling unit dropped from 2.33 to 2.25. In the unincorporated County areas, population experienced a 10 -percent growth from 1978 to the 1980 total of 261,363. The average population per dwelling unit in 1980 was 2.35. Riverside County is divided into 18 census divisions. The project site lies within County of Riverside Census Tracts 52 and 53. Population increased to 3328 in 1980. Housing stock rose to 2152 in 1980. The Riverside County Planning Department has been working with the Coachella Valley Association of Governments (CVAG) in formulating a growth forecast for La Quinta. La Quinta is expected to grow to a population of 9000 people by the year 2000. This is a 48 -percent increase over 1980 levels. The housing supply in La Quinta is expected to grow to 3587 by the year 2000, a 40 -percent increase over 1980 levels. -13- 2. Existing Topography The project site occupies a portion of La Quinta which is a narrow valley of approximately 12,160 acres that broadens to a primarily flat basin toward the northeast. The La Quinta Cove is surrounded by the Santa Rosa Mountains Game Refuge which ranges from 3000 feet to 8700 feet in elevation. The site itself has been cleared, graded and landscaped along the La Quinta Evacuation Channel that traverses the project in an easterly direction. Minimum pad elevations, as dictated by Coachella Valley Water District, are established at 39 -feet. Fairways 5 and 9 located on the eastern half of the site, have been graded and lakes have been constructed on the site. These golf holes became playable in the fall of 1982. Pads for future residential construction have been designed to drain into the fairways and lakes. Figure 4 indicates the existing elevations and slopes. 3. Soils and Geology Site Characteristics Most of the site is flat or gently sloping from elevation 50 feet to 39 feet with lake -bottom elevations at 24 feet to 28 feet. Prior to grading operations, the natural topography east of Washington Street consisted of borders for crop irrigation and native brush areas. The areas east and west of Washington Street were stripped of all vegetation and debris during the grading operation of the evacuation channel. The material removed from the site was buried in the golf course. The area was then recompacted to 95 -percent compaction based upon ASTM, Procedure D1557. Soils testing and inspections were performed by Pioneer Consultants of Redlands, California. Cuts and fills of 7 -feet along the top of the dike were required in some areas. Numerous swales have been created to allow collection and drainage of stormwater run-off. -14- .." . -f. • . w ioED ASSOCIATES AVENUE 60 ��■ ,� `ti so it of l W 1 _CALLE_ SCALE, 0 490 100 I:ao 1900 AVENIDA AVENUE LEGEND I I f 1 � as CD ae r 40 r TAMPICO M 1 C' 3 �a < 1 < NUE S'iNA if ix ++ INDICATES CONTOUR LINES INDICATES GOLF HOLES SOURCE: I's FIGURE LANDMARK EXISTING LANG CO. ITOPOGRAPHY 4 Soils The top soil on-site consists of generally dry, light brawn, fine sand with very little silt. The sand is damp to moist below the dry upper foot. Moisture content varies with proximity to the irrigated golf course. Topsoil is usually loose and nonplastic. (See Figure 5 for a detailed breakdown of the soils found on-site.) The site consists of soils commonly found on alluvial fans and flood plains of the Coachella Valley. Some small areas have a fine sandy loam or sandy loam surface layer. These materials are dry at the surface, but become damp to moist with increasing depth. The terrain immediately south of Avenue 52 and the project site has 75 to 100 percent of the surface covered with outcrops of granite, gneiss, mica schist, and sandstone. Between the outcrop is a 1 - to -6 inch layer of sand, gravelly sand, or loamy sand. The outcrop along the east margin of the survey area is ccn mnly covered with desert varnish. About one -percent of this land type includes areas of Carsitas soil, 5 -percent Rubble land, and 2 -percent Riverwash. This land type has no value for farming. It is used mainly for watershed and recreation with some small areas used for homesites. The La Quinta Cove area has gently sloping to moderately sloping land types on very old alluvial fans and is 90 -percent or more cobblestones and boulders at the surface. It is cut by numerous ill- defined intermittent stream channels in a braided pattern. The steep slope, or escarpment, to the main drainageways is classified as Riverwash. Slopes are from 2-15 percent. The cobblestones generally have a desert varnish on the exposed surfaces. They are arranged in windrows extending in the same direction as the braided stream channels. The material between the cobblestones is gravelly coarse sand or sand that is moderately alkaline and slightly effervescent. About 10 -percent of this mapping unit includes areas of Carsitas soils, 15 -percent Carrizo soils, and 5 -percent Riverwash. This land type also has no value for farming. It is used for watershed, wildlife habitat, and recreation. -16- MaD a / CSA / CpA', AVENUE r~ '0 MaD ' W / w CpA Ip CALLE SCALE$ 0 400 600 1200 1600 AVENIOA AVENUE SOILS LEGEND TAMPICO z 0 c7 z < NUESTRA 52 MaD Q I N ` MaD f 1 GbA �`� 10 \\\,GeA � 1 l ca N y u < Is CpA - CORTINA GRAVELLY SANDY LOAM CsA - COACHELLA FINE SANDY LOAM GbA - GILMAN FINE SANDY LOAM GeA - GILMAN SILT LOAM Is - INDIO VERY FINE SANDY LOAM Ip - INDIO FINE SANDY LOAM MaD- MYOMA FINE SAND SOURCE: It# SOILS CONSERVATION SERVICE SOIL TYPES AS80CIATES COACHELLA VALLEY AREA U.S. DEPT. OF AGRICULTURE —17— FIGURE 5 l7rr�� inii�an *CY Boring tests conducted on the original topography yielded no evidence of groundwater at a maximum depth of fifteen feet. Generally the water table for this soil is well below fifty feet. Two domestic water wells owned by Coachella Valley Water District are located near the project site. Well No. 5705, located at the intersection of Avenue 50 and Avila Drive, had a groundwater reading of 77.6 feet in 1978. In 1981, Well No. 6701 situated at Washington Street and Avenida Ultimo, had a groundwater reading of 76.7 feet. Seismicity No active faults are evident on the project site. Several faults in Southern California, such as the San Andreas and San Jacinto, are active and could affect the site in the form of ground shaking during an earthquake. The most active zone and the largest active fault in California is the San Andreas Fault Zone. The probability for ground acceleration at the site is similar to the Southern California region. Based upon a statistical analysis of historical earthquake data of Southern California, it is reasonable to assume that during a 50 -year life, a structure at the Duna La Quinta site will be subjected to an earthquake of at least a Richter magnitude of 6.0. Horizontal accelerations induced by an earthquake may affect structures and/or earth embankments. Experience has shown that wood frame structures, designed in accordance with the Uniform Building Code, tend to best resist earthquake impacts. Other potential earthquake impacts may include lurching and/or localized ground cracking. This would be expected over many portions of Southern California. Figure 6 depicts the location of fault zones in the study area. Due to absence of shallow groundwater, liquefaction is not anticipated. E 1 r 11 lytl uOw ONOO \ / CREEK P 4t ll(I� (LONE CANYON) yjl / P LER SON+ BL YD. i f/t } iwrDE VON) ICAN a a W R e-, o / L1 / iEA1T bECEPTION CANYON) / x //f!'1111 ,� Ilsill/jr / NOrO /' + t /t/r / 11 1 r i 1 it CHINO CREEK 2 RA40N A`9 k RO, s ANDREAS CREEK/� r 11 ff ti COUNTRY I✓ q CrNT //j/ PAIN O CANYON I CREEK M I!/ = DONT - q rNs - i, z /0 s, r ti0 n AVE, e�NN�ROr NO Mo( Illll,l\1''11lllf//r j ,1,1Lh`., IF'U3MA WALLA CANYON) 4)i00 � X10 q G '— (BAR TON (BERDOO CANYON) i � ■11 / r s ° �IFAA0O CANYON) /j(11i1� u RrOC I 1\ S01h AVE. r 37wa AVE.. ' DEEP 11 CREEK 00 \ -Z z � = W AIRPORT BLVD, � r - Bf AI{�'1lEEK / e sq (DEVIL CANYON) /J. 111,1111, /• O� MOGgi--� TNS \r /r SAN ANDREAS FAULT SYSTEM MARTINEZ CANYON) 1. MISSION CREEK FAULT 2, BANNING FAULT 3. GARNET HILL FAULT 4. INDIO HILLS FAULT 5, MECCA HILLS FAULT S. SAN ANDREAS FAULT SOURCE: it Do FAULT MAP OF CALIFORNIA PER STATE OF CALIFORNIA, ASSOCIATES DEPT. OF CONSERVATION SAN ANDREAS FAULT SYSTEM -19- SALTON SEA it FIGURE 6 G '— (BAR TON CANYON 111 /` / r S. SAN ANDREAS FAULT SOURCE: it Do FAULT MAP OF CALIFORNIA PER STATE OF CALIFORNIA, ASSOCIATES DEPT. OF CONSERVATION SAN ANDREAS FAULT SYSTEM -19- SALTON SEA it FIGURE 6 JU1l.dU1l l ly LUL L.0 VCIUL_4tK_ 1 LL_ The preliminary soils report for the project site states that the property is well suited for low level (two or three stories), single and multiple family residential development. Surface drainage control is of prime concern. On-site alluvial soils and silts have no expansion characteristics and it is not anticipated that unusual foundation design will be necessary. 4. Hydrology The project site is located on the west end of the Coachella Valley. The drainage area contributing to off-site area is a combination of desert and the slopes of the Santa Rosa Mountains with elevations 5100 feet above sea level. The largest stream is Bear Creek which runs along the west side of the City of La Quinta at the base of the mountains. Coachella Valley Water District retained Bechtel Inc. to prepare an Engineering Report for Flood Control Works in the La Quinta area. This report was colleted in 1970. Based on the ReconTmnded Project, contained in this Report, Oleander Reservoir, west of Eisenhower Drive was constructed and the material excavated from the reservoir was used to raise the elevation of the developable acreages located north of the basin, west of Eisenhower Drive. The construction of Oleander Basin was performed by Landmark Land Company. Construction of the evacuation channel was completed in June 1982, and traverses the site from Eisenhower Drive northeasterly to a point north of Avenue 50. All flood control construction was acccrplished under the authorization and supervision of Coachella Valley Water District. The remainder of the evacuation channel construction to the Whitewater Channel has been accomplished by the Coachella Valley Water District. In addition, construction by the Coachella Valley Water District has been completed on two bridges downstream of Avenue 50; one is on Washington Street and the other is on Eisenhower Drive. Both of these bridges have two-lane structures with provisions in the design for additional lanes in the future. Figure 7 outlines the boundaries of the off-site tributary areas, the limits of the 100 -year flood plain as it affects the project site, and the location of the evacuation channel. (See Hydrology Analysis in Appendix III.) _20- Ile •" i G�kANoff-R BASK EVACUA K)N CHNNEL r-12 l ir'i£R SASIN 170 / 1 • .. _ r Wei .6' W it -:tee Via_ ._ --- RCNCY-��. " - ,". - • Well n e / W.11 f y SITE A Wei" r TM La fajbinta Q�YR L006 PLAMI 1, -14J 7 14 13•; Stake '1 �. 1 + 23 420 epi,' . F'4 },5P?► r—. _ _ �7E- . _ _,- -Pts w VT <0 2g. _ 1Cli/`y� rLlfff. 1b G 25y I i� / !ig 27 r ~ P 1 I � �I, ,•. �� ` �.,r"�, '" Y I k ,sy .., � J � - it t � j� y''" �`) -'---- 416, ,i4 Y y," j: 36 fl T 4 i Sheep 1`J,•� pIApe VABM 77 " 10 r•; e Pinyon I SOURCE: FIGURE JJ U.S.G.S. PALM DESERT QUAD HYDROLOGY LF I BE - AND 7 MODIFIED H.U.D. FLOOD ASSOCIATES I INSURANCE RATE MAP 21 5. Noise The primary source of noise for Duna La Quinta will be the traffic on Washington Street, Avenue 50, and Eisenhower Drive. All three function as major local streets that serve through traffic for the La Quinta Cove. Avenue 50 is a direct access road to Santa Rasa Cove Condominiums (Anden Corporation) located just west of Duna La Quinta. Setbacks in excess of 100 feet frau the centerline of Avenue 50 will effectively reduce traffic noise along the northern boundary of Duna La Quinta. In addition, linear planting areas and a decorative concrete garden wall along this frontage will help reflect noise. See Figure 8 for noise abatement measures. The effect of roadway noise on the residents of Duna La Quinta will be lessened by the location of the proposed retail commercial center and motor lodge along the west side of Washington Street. The existing golf course fairway and vacant land located along the east side of this corridor will serve as a buffer for the residential portion of the project. Airports are another source of noise in the Coachella Valley. Situated closest to Duna La Quinta is the Thermal Airport, approximately ten air miles southeast of La Quinta. The noise footprint from this airport does not encroach the City of La Quinta. It is anticipated that the project will be unaffected by noise impact due to air traffic. 6. Biological Resources Vegetation The majority of the project site was recently graded and landscaped as part of the existing La Quinta Hotel Golf and Tennis Resort -22- oao ASSOCIATES DWELLING UNIT DUNA LA OUINTA 50 FT DECORATIVE GARDEN WALL LINEAR PLANTING AREAS u� . GRASS MOUNDS 20 FT -t'- 30 FT. 1 10 FT. RIGHT-OF-WAY LA OUINTA COUNTRY CLUB AVENUE 50 RIIY♦ 1 ♦ Al11YT♦ IIATAO 1 r%nnc 100 FT. - RIGHT-OF-WAY WASHINGTON STREET SOURCE: LANDMARK LAND CO. -23- FIGURE NOISE g ABATEMENT MEASURES golf course. Native plant species were stripped from the site and replaced with non-native grasses. These are dominated by Arizona c(X=n bermuda and 328 Hybrid bermuda. Other vegetation consists of cannon roadside weeds, including desert lavender, four -wing saltbush, arra creosote bush. These are found at the edges of graded areas and along the many unimproved access roads onsite. Only limited native vegetation remains along the south side of Avenue 50, east of the flood channel. This includes small pockets of bur -sage, agave, ocotillo, and mesquite. No rare, endangered, threatened or other high -interest plant species are found onsite. Wildlife Among the wildlife species observed or reported onsite were five reptile groups, a dozen kinds of birds, seven small mammals, two medium-size meals, and two large predator species. One species of lizard, designated as endangered by the State of California, has not been observed onsite but inhabits the general region frau the Whitewater River south to Indio. This particular species, the fringe -toed lizard, is observed mainly in blowsand areas north of La Quinta. The species are listed in Table No. 1 of this report. The data was compiled in 1979 for the Master Environmental Assessment conducted for the entire Coachella Valley area. The habitat for many desert species has been modified by grading and landscape operations for the new golf course. The sand habitat species and predatory animals have been displaced by these activities into the protection of the surrounding mountains and into more productive food areas. The addition of human habitation will further reduce the use of the site by native animals. The creation of several lakes in the golf course fairway will result in the introduction of an aquatic ecosystem. This will not have a direct effect upon the existing animal population, with the exception of providing a more reliable drinking water source. The addition of fish and algae will help maintain a natural lake -24- Abbreviations Presence: OBS - Observed Abundance: A - Abundant EXP - Expected C - Common POS - Possible 0 - Occasional R - Rare AMPHIBIANS AND REPTILES TOADS PRESENCE Great Plains Toad OBS LIZARDS C Desert Iguana OBS Flat -tailed Horned Lizard OBS Banded Gecko OBS Coachella Valley Fringe -toed Lizard POS SNAKES C Western Diamondback Rattlesnake EXP Sidewinder EXP Gopher Snake OBS Long -nosed Snake EXP BIRDS A Red-tailed Hawk OBS Widespread c Cactus Wren OBS Roadrunner OBS Gambel's quail OBS Mockingbird OBS Poorwill EXP Crissal Thrasher POS Mourning Dove OBS Barn Owl POS MAMMALS Pallid Bat EXP Round -tailed Ground Squirrel OBS Desert Kangaroo Rat EXP Jackrabbit OBS Striped Skunk EXP Pocket Gopher OBS Deer Mouse POS Cottontail OBS Long-tailed Pocket Mouse POS Desert Kit Fox EXP Coyote EXP -25- ABUNDANCE HABITAT 0 Aquatic C Sandy surfaces C Windblown sand C Deserts C Windblown sand Arid and semi -arid Sandy surfaces C Widespread C Widespread 0 Widespread C Deserts C Deserts, elsewhere A Deserts A Widespread Deserts Dense vegetation C Widespread Urban Areas Urban structures A Deserts, sandy surfaces Windblown sand A Widespread Widespread A Agricultural areas Widespread A Widespread Deserts Widespread Widespread environment. Species of the natural food chain will be used to balance and control the lake. Naturally occurring algae and zoo plankton, as well as mosquito larvae, will be controlled by mosquito fish and flatheads. These, in turn, will be controlled by introduced populations of catfish and bass. Mechanical removal of floating debris by hand netting or bottom deposits such as cans and bottles will be done from shore or row boat. Periodic water analysis and lake maintenance will be performed by golf course personnel. 7. Paleontological/Archaeological/Historical Paleontological The area of La Quinta is comprised generally of sedimentary materials with evidence of marine sediments laid down in an alluvial plain and shallow -lake environment. The surrounding mountains and foothills are a crystalline ocmtplex of igneous and metamorphic rocks. Ancient Lake Cahuilla on which the project is located, was created by the flooding of the Colorado River into the Salton Basin. It was at this oasis that Cahuilla settlements are known to have existed. The project site is not in an area of extreme interest to fossil geologists and the impact of developing the land will be negligible. Archaeolo ical In April 1981 and July 1982, archaeological salvage reports were completed by Archaeological Resource Management Corporation of Garden Grove California. The area under investigation was the eastern portion of Duna La Quinta, that part bounded by Avenue 50, Washington Street, Adams Street, and Avenue 52. The data indicates that none of the thirteen study areas contained sufficient or unique elements that suggest they were used as campsites of pre-Columbian inhabitants. -26- Essentially, the archaeological salvage investigation yielded important information regarding the prehistoric activities of the aboriginal inhabitants of the region. The occupations studied occurred during the 10 -16th centuries and, at that time were located along the shoreline of ancient Lake Cahuilla. The inhabitants who occupied the region were ancestral to the Cahuilla Indians who currently live in the area. In a letter dated July 6, 1982 from Ms. Patricia Jertberg of ARMC, addressed to Landmark Land, the site was given clearance to be graded. (See Appendix IV for a copy of this letter). It is anticipated that the development of Duna La Quinta will have no significant impact on the preservation of important or unique archaeological sites. Historical By early historical times the ancient lake bed in the northern portion of Salton Basin, iiaw known as the Coachella Valley, was populated by the desert branch of the Shoshonean -speaking Cahuilla Indians who pursued a broad pattern of exploitation of desert resources and cultivated a variety of crops. They occupied about a dozen permanent villages on the lake bed near springs or hand -excavated wells. La Quinta, Bermuda Dunes and Indian Wells, just northwesterly of the project site and over the mountain ridge from it, provided a natural setting for the desert Cahuilla for several reasons: ]. Its proximity to the shoreline of Lake Cahuilla (0-3 miles). 2. Geology combined with the hydraulic gradient of the Upper Valley produced water near the surface and allowed shallow hand -excavated wells to be dug. 3. The rock projection of Point Happy at the eastern boundary of Indian Wells provided an excellent look- out of the Coachella Valley for many miles. 4. Its proximity to the nearby mountains and vegetative resources. -27- La Quinta was closer to Lake Cahuilla than Indian Wells, but probably lacked a reliable quantity of drinking water as ccnpared-with the Indian Wells site. Shells of freshwater mussels were noted in the a area southeast of the project site, and cultural remains form a rather continuous expanse of artifacts from La Quinta, in a northeasterly direction, to the Whitewater River. B. Energy conservation and Consumption The first determinant of energy demand is climate. Energy is a particular concern of Coachella Valley residents because it is essential for survival. Potential energy crises roast be acknowledged and considered if Coachella Valley's residents are to avoid this serious threat to their existence. The Valley's two principal economic sectors are both highly dependent upon energy availability — agriculture, through its high dependence on fei-tilizers; and tourism, through its dependence on interregional and international transportation modes (freeways and airports). There are several general design -oriented features of a project which can be quite effective in minimizing energy use. Duna La Quinta will incorporate many of these recommendations into its site and building design. site Design Orient structures in the north -south direction . Locate buildings to ensure natural ventilation or cooling; that is, perpendicular to the direction of wind in the su= er . . Reduce paved areas. This includes making streets narrower by eliminating on -street parking. Shade paved areas. This can be achieved by planting shade trees along streets and parking areas. Use Landscaping to maximize shading and windbreak. -28- Deciduous trees can be used to shade windows and walls during the sunv er, and t hey will allow solar gain during the winter. Covering extension walls and/or the roof with earth is an especially effective means of reducing heat transmission. Building Design . Construct buildings with minimum exposed surface areas to minimize heat transmission. . Design window locations to reduce heat gain in summer. Utilize eaves to shade the summer sun but not the winter sun, and by landscaping with deciduous trees which will shade in the summer but not in the winter. . Use light colored reflective walls and roofs. . Make extensive use of insulation in walls and ceilings. . Face roofs to the south for greatest heat gain benefit in the wintertime . Reduce infiltration by providing weatherstripping around all doors and windows and by locating ventila- tion louvers on downward side. . Insulate air conditioning ducts and hot water pipes. . Provide adequate ventilation. Thirty percent of the project residents are expected to utilize their dwelling unit as a second home and presumably will not occupy it during the hot summer months. This is expected to reduce energy consumption of the project during a critical period of the year. 9. Climate and Air Quality The climate of the Coachella Valley is typical of arid desert areas characterized by low precipitation, low humidity, high summer temperatures, mild sunny winters and high winds at certain times of the year. The typically dry climatic conditions of the Valley result in intense solar radiation which when combined with temperatures and cloud free sunshine is highly conducive to photochemical smog formation. Inversion conditions are less favorable here than in the coastal areas of Southern California. Pollution from the South Coast Air Basin is -29- transported to the Riverside County desert mainly through the San Gorgonio mountain pass since smog pushed over the San Bernardino Mountain range is subject to great dispersion. The impact of Duna La Quints on the air quality of La Quinta may arise from emissions directly from the project and/or as an indirect result of the operation of the project once completed. The sources of contaminant emissions fall into two categories for which data are provided in Section III, (A,1): 1 1. Site preparation and construction 2. Automobile traffic emissions. -30- B. PUBLIC FACILITIES CONSIDERATIONS 1. Water Supply The project site is within the service boundaries of the Coachella Valley Water District (CVWD). The District will furnish domestic water to serve the project. The present source of water supply for the District is Colorado River water; two wells are located near the project site. Well No. 5705, located on Avenue 50 at Avila Drive, has a million gallon capacity and operates at 500 GPM. A booster station has been proposed with a design flowrate of 2000 GPM. The station is due to be in operation in December of 1982. The second well is located on Washington Street and Avenida Ultimo. It has a flowrate of 1500 GPM. Existing 12 -inch water mains are located in Avenue 50 and Washington Street, terminating at the northeast corner and extending 850 - feet southerly along Washington Street. The existing waterline locations are shown on Figure 9. CVWD anticipates no potential impact on the existing system nor will there be any groundwater degradation caused by the proposed project. 2. Wastewater Treatment Wastewater collection and treatment is provided by Coachella Valley Water District. Presently, there is an existing 4 -inch PVC force main in Avenue 50 (see Figure 9) that continues 2900 (+/-) feet south on the future alignment of Adams Street to the temporary La Quinta Reclamation Plant. This plant occupies a four -acre site with a 32 -acre easement to be reclaimed by Landmark Land Company in January 1984. CVWD is proposing a permanent wastewater treatment plant at -31- SCALE- S 400 800 1200 1600 UTILITIES LEGEND INDICATES EXISTING GAS LINE. ...�.».. INDICATES EXISTING TELEPHONE LINE - MANHOLE SYSTEM. �..._.. INDICATES EXISTING TELEPHONE LINE - BURIED CABLE. SOURCE: SO. CALIF. GAS CO. it# ASSOCIRTES GENERAL TELEPHONE EXISTING UTILITIES FIGURE 9 a site near Lake Cahuilla approximately five miles southeast of the project site. This site was approved in December 1982 by the CVWD Board. CVWD has stated that there will not be any negative fiscal impact for providing service to Duna La Quinta. Appendix V contains a copy of the CVWD service letter. 3. Fire and Police Protection The project is provided with fire protection by the Riverside County Fire Department. The nearest fire station is one mile southwest of the project site on Avenue 52 and Avenida Bermudas. It is operated 24 -hours a day by a single paid firefighter on each of three shifts; he is supported by a 15 member volunteer firefighter crew. Equipment at this station includes one 1000 -gallon -per -minute pumper and one 750 -gallon -per -minute pumper. Response time to the site will vary between two and four minutes. Police protection is provided by the Riverside County Sheriff through its Indio station. This station is manned 24 -hours per day with 72 field personnel deployed throughout the area. Appendix VI contains a copy of the Sheriff's Department letter. See Appendix XII for an agreement between the City of La Quinta and the County of Riverside for Law Enforcement Services. 4. Schools Duna La Quints is served by the Desert Sands Unified School District. The nearest high school, middle school, and elementary school are all eight to nine miles northwest in Indio. Of these, only the elementary school was over capacity. The District uses an average factor of 0.50 students per dwelling unit to determine future capacity levels. Duna La Quinta is expected to attract residents with small households, many seasonal residents and a large number of semi -retired persons. It is anticipated that within the 400 apartment units, most of -33- the residents will have school-age children. This will produce a maximum of 200 additional students at complete build -out of the project. 5. Traffic, Circulation and Public Transportation The project is served by two arterial north -south highways (Washington Street and Eisenhower Drive) and one major east -west highway (Avenue 50). State Highway 111 four -miles north of the site provides regional access to the general area. The highway has two lanes in each direction of travel and currently averages 8,488 vehicles a day in the vicinity of Washington Street. Washington Street is a 100 -foot right-of-way, two-lane road that provides primary access from State Highway 111 to Duna La Quinta. The road currently extends north beyond Interstate 10 and terminates at Avenue 52 at its southernmost point. The road carries 4,336 vehicles per day through the project area. Eisenhower Drive is a 100 -foot right-of-way, two-lane road that joins Washington Street two and one-half miles south of the Highway 111 intersection. It progresses in an east -west direction for approximately one -mile then curves southward where it intersects Avenue 50. Avenue 50 is a 100 -foot right-of-way, variously two-lane and three -lane roadway that extends easterly from Eisenhower Drive to the City of Coachella. It currently averages 1,304 vehicles per day through the project area. Figure 13 shows the location and capacities of the existing roads noted above. Table 3 ccnpares the existing traffic volumes with current capacities as outlined by the General Plan. The Sun Bus serves the area of the Duna La Quinta project with one route. Route 4A goes to La Quinta four times per day with four return trips. -34- TABLE 2. TRAFFIC VOLUME DATA STREET or 24-HOUR YEAR OF ROADWAY STREET SEGMENT VOLUME COUNT CAPACITY_ Washington Street Eisenhower to Highway 111 8488 May 1982 12000 - 18000 Avenue 50 to Eisenhower 4336 May 1982 12000 - 18000 Avenue 52 to Avenue 50 1830 May 1982 12000 - 18000 Avenue 50 Eisenhower to Washington 1304 Feb. 1981 12000 - 18000 Washington to Adams 3207 Feb. 1981 12000 - 18000 Eisenhower Drive Washington to Avenue 50 5403 April 1981 12000 - 18000 Avenue 50 3815 Feb. 1981 12000 - 18000 Avenue 50 to Calle Tampico 4348 Feb. 1981 12000 - 18000 Calle Tampico Washington to Eisenhower 1607 Feb. 1981 12000 - 18000 Avenue 52 Avenida Bermudas 3584 June 1981 12000 - 18000 *Roadway Capacities obtained by phone conversation December 28, 1982 with Ed Studor of the County of Riverside Road Department. -35- it# ASSOCIATE A SOURCE: RIVERSIDE CO. ROAD DEPARTMENT E EXISTING TRAFFIC VOLUMES 19131 - 1982 -36- FIGURE 10 6. Parks and Recreation La Quinta has a 4 -acre public park containing a community building, a ball diamond and a playground for smaller children. Major facilities for boating and other water sports are available at the Salton Sea, approximately twenty-five miles southeast of the project. A County Regional Park is available for daytime boating, fishing and picnicking at Lake Cahuilla, about four miles south of the site. Duna La Quinta proposes a 74 -acre open -space area that includes a 9 -hole golf course, several man-made lakes,,and golf cart paths. An extensive network of greenbelt, pool and recreation areas is incorporated throughout the project. In addition, membership privileges include use of the tennis courts, clubhouse, and 27 -hole golf course owned by Landmark Land Carcipany. It is expected that many of the visitors and residents of Duna La Quinta will make little use of public facilities. (See Appendix VII for the Department of Parks and Recreation letter). 7. Solid Waste The proposed project would be served by the Coachella Sanitary Landfill, which is approximately 13-14 miles from the project. This Landfill has an estimated remaining life beyond the year 2000 at the present rate of refuse received. Private haulers are responsible for collection and transportation of refuse under permits issued by the Riverside County Health Department. (See Appendix VIII for the Road Commissioner's letter stating expected refuse levels). 8. Utilities Electrical power is provided to the site by Imperial -37- Irrigation District (I.I.D.). There is a substation operating at near capacity located on the east side of Washington Street at Avenida Ultimo. Currently, Landmark Land Company is negotiating with I.I.D. to deed property for a new substation to be tentatively located in the southeast corner of Duna La Quinta at Avenida Nuestra and Calle Rondo. After construction of the substation, adequate electrical facilities will serve the project site. (See Appendix IX for I.I.D.'s letter describing the new substation). Natural gas is provided by Southern California Gas Company and as stated in their service letter (See Appendix X) they have adequate facilities to serve the project. Telephone service is provided by General Telephone Company which reports the capability of increasing their facilities as required. See Appendix XI for a service letter from General Telephone. Cable television facilities are available from Coachella Valley Television to serve the project. Figure 9 shows the locations of all existing utilities. 9. Public Health Facilities Federal standards state that there should be one doctor for every 3500 people. The Lower Coachella Valley has one for every 1669 people. The primary reason for the high ratio is due to the large number of elderly people in the Valley that require medical attention. The nearest general hospital is in Indio, with 126 beds. The Eisenhower Medical Center in Rancho Mirage has 185 beds arra is being expanded to a capacity of 300 beds. These medical facilities offer acute and specialized care as well as 24-hour emergency services. There are also two convalescent hospitals in Indio with a total of 130 beds. The County of Riverside also maintains a public health services facility in Indio, which includes examination, test labs, and information services. -38- 10. Fiscal Considerations (Cost -Revenue Analysis) All figures presented here are in constant (1982) dollars. It is recognized that, due to inflation, the dollar amount shown will change over a period of time. However, the basic assumption is that costs and revenues will rise in proportion. Under Proposition 4, expenditure increases are not to exceed population growth plus inflation. Therefore, the cost/revenue balance should remain stable over a period of time. The fiscal impact conclusions that are stated below are a summary of a fiscal impact report prepared on the Duna La Quinta project. It is estimated that the Duna La Quinta project will, upon full build -out, generate an annual surplus to the City of La Quinta of over $ The key element of the cost/revenue balance are: . The residential element of the project will generate total annual revenues of $ upon completion. Corresponding expenses will be $ per year, generating a net surplus of $ . The commercial element of the project will gen- erate annual revenues of $ Per year. Corresponding expenses will be $ leaving an annual surplus to the City of La Quinta of $ . The project will provide an annual net fiscal benefit of $ to CVWD Flood Control. -39- C. SPECIAL DESIGN CONSIDERATIONS 1. Market Analysis and Objectives The Coachella Valley is one of the fastest growing areas of Riverside County. This rapid growth is attributed to the overcrowded conditions and poor air quality found in major cities of Southern California and around the country. This region draws wealthy people to the gorgeous mountain scenery and luxurious resort atmosphere. The trend is toward an area with a warm, dry climate and mild winters. There are four targeted consumer groups for Duna La Quinta: semi -retired persons in the 50 to 62 age bracket, middle -age working couples, single persons, and young families. A large group defined as "semi -retired" includes some business owners or professionls who may be near the peak of their careers in terms of earnings, but who are able and willing to take extended absences from their work. While 20 -percent are categorized as "retired", most of these would reject the label as they would continue to be actively involved in investments or in their previous career area, but on a part-time basis. In the upper price ranges, typical occupancy is on a seasonal basis, for two to six months of the year. While about 85 percent will maintain residences elsewhere, an increasing percentage would consider their condominium as their "primary" home. Many eventually sell their larger homes and rent or purchase a smaller condominium in their original home city for use in summers and occasional visits. It is anticipated the lesser expensive condominium units will attract middle -age families with no school-age children, that have amassed sizeable equities and experienced substantial increases in income. The apartment units will appeal to single persons and young families with children. These people will be employed in services and trade industries that serve the tourist population. Duna La Quinta will mia satisfy the need for upper -middle-income housing for the cove communities of Coachella Valley. The product decisions for this development intend to address these strong market segments. 2. View -Shed Analysis Duna La Quinta is situated in the center of a dramatic viewshed. South and west of the site are the Santa Rosa Mountains which provide a rugged backdrop of natural desert colors and rock outcroppings. The mountains have no unnatural or inappropriate landscaping of roads, trails or abandoned structures. The sheer magnitude of these mountains contrasts sharply with the gently sloping alluvial fan of La Quinta cove. The central plain of the Coachella Valley continues northeast to the Indio Hills region. In addition, a foreground viewshed will be created by the landscaping of the golf course fairway and lake system. The condominium units will be oriented around this open -space recreation area. 3. Visual Impact The project will not significantly alter the existing land forms; the flat valley floor and surrounding mountains will remain the dominant visual features. The visual quality of the valley floor will be enhanced by the land planning concept, the grading scheme, and the landscaping and recreational amenities. The cluster concept of development will ensure product types that vary in height, massing and color. Also, the product types will exhibit complementary architechtural features and will allow a variety of open spaces within each village. The recreational amenities of the lake and 9 -hole golf -41- course will provide significant aesthetic value to the project site. 4. Natural Features The natural features on or near the site include the valley floor, the surrounding mountains with its rock out-croppings, and the climate. A11 of these natural features will be enhanced by the project. The La Quinta Evacuation Channel has been improved as a golf course, and the surrounding dunes have been only slightly graded for access roads and building pads. 5. Energy Conservation/Prevailing Wind Patterns Energy The consistent and shallow slope of the land to the northeast, east and southeast allows opportunities for solar access without significant alteration of the terrain. Certain passive solar techniques will be utilized where possible. These features include: . Use of deciduous landscape materials to allow shade in the summer and sunlight in the winter. . Orientation of windows, roof overhangs, and large expanses of wall to best take advantage of seasonal changes in sunlight paths. . Narrowing of streets to reduce the total amount of paving. Paving, because of its ability to store and radiate large amounts of heat, is a major cost of energy in warm climate areas where homeowners have air-conditioning units. Any reduction of paved area would increase the amount of landscaped area. Prevailing Wind Patterns The prevailing winds traverse the site in a northwest direction toward the San Gorgonio Pass. These winds range from three to eight (3-8) miles per hour. During the late winter and early spring, winds originate in the San Gorgonio Pass and travel in a southeast direction and average 20 miles per hour. These winds increase in late afternoon and diminish in late evening. -42- La Quinta, although protected by mountains is subjected to high wind velocities and is located within the active blowsand zone. 6. Corridors, Easements, and Rights -of -Ways The most significant existing corridor is the 240 -foot wide flood control channel owned by Coachella Valley Water District. The La Quinta Evacuation Channel from the Oleander Reservoir also traverses the western and northeastern portion of Duna La Quinta and varies in width from 260-400 feet. are: County road rights-of-way dedications on the project site Washington Street - north/south, ultimate 110 -foot right -of -Gray Avenue 50 - east/west, 100 -foot right-of-way Avenue 52 - east/west, 100 -foot right-of-way Interior Streets - 36 or 40 -foot right-of-way Adams Street - 60 -foot right-of-way CVWD has a 32 acre easement along unimproved Adams Street south of Avenue 50. The La Quinta Interim Water Reclamation Facilities are located on the southeastern portion of the project as part of Improvement District No. 55 Wastewater Facilities. The treatment and disposal system is temporary, for approximately a two year period, pending construction of an areawide treatment plant. Figure 11 shows the approximate location of the CVWD easement. -43- ' AVENUE 50 ~ PROJECT W I • SITE LL O �I • 340 FT. a • H •�.�a�ll w mor i� 484.0 TJX c z 176.1 FT. cc �I— r U. 1_ TAMPICOgnu s �CALLE� -in- SCALE 0 4a0 E00 1zaa 1600 a � AVE NIDA NUESITRA AVENUE 52 EASEMENTS LEGEND POWER LINE EASEMENT. SANITATION PIPELINES AND UTILITY EASEMENT. �r�rr su1■mumm■ PUBLIC UTILITIES EASEMENT, PIPELINE EASEMENT. COACHELLA VALLEY WATER DISTRICT EASEMENT, it Do ASSOCIATES SOURCE: J. F. DAVIDSON !ASSOCIATES -44- FIGURE EXISTING EASEMENTS SECTION III. GENERAL PLAN RELATIONSHIP TO PROTECT A. REGIONAL GOALS AND PRINCIPLES Preface The City of La Quinta became incorporated on May 1, 1982 and has adopted the County of Riverside General Plan as its temporary legal guideline for future development. The City of La Quinta will draft its own General Plan within thirty months of May 1, 1982, as required by State Law. Those portions of the County General Plan applicable to La Quinta are within the Cove Communities and Coachella, Thermal, Indio General Plans. The text for the Cove Communities General Plan is used as the authority for issues discussed in this Specific Plan. 1. Preservation of Clean Air The goal outlined in the General Plan calls for the preservation of clean air and elimination of smog in the Coachella Valley. The proposed development has two major sources of air pollution: dust and exhaust generated during the temporary construction period and emissions from automobile traffic. The first impact would be minor in nature and can be adequately relieved by watering of dust prone areas and limiting construction activities to normal working hours. From a long-term perspective, the emissions from automobile traffic would constitute the major air quality impact for the life of the project. As detailed in Table 3, the entire project would result in approximately 4038 pounds or 2.0 tons per day of additional pollutants being emitted into the atmosphere. These calculations are based on a project trip generation of permanent residents on the average week day and seasonal residents on a weekend visit. Fran a regional perspective, the additional air pollution would be relatively insignificant. -45- TABLE 3 AUTOMOBILE EMISSIONS ASSUME: 700 Permanent Dwelling Units X 1.5 cars/unit X 365 days X 10 trips X 7 miles/trip 26,827,500 miles year 100 Motor Lodge Visitors 500 Seasonal/Weekend Residents 600 Total Units X 1.0 car/unit X 104 days X 30 miles/car/day (weekends) =1,872,000 miles year Total =28,699,500 miles year Carbon Monoxide Emission factors for CO = 0.075 lbs./VMT Correction factor of 0.5 CO emission/year 28,699,500 X 0.075 X 0.5 = 1,076,231 lbs. Daily Rate = 1,076,231 = 2949 lbs./day 365 Oxides of Nitrogen Emission factors for NOx = 0.0077 lbs./VMT Correction factor od 1.3 NOx emission/year = 28,699,500 X 0.0077 X 1.3 = 287,282 lbs. Daily Rate = 287,382 = 787 lbs./day 365 Hydrocarbons Emission factors for HC = 0.0064 lbs./VMT Correction factor of 0.6 HC emission/year 28,699,500 X 0.0064 X 0.6 = 110,206 lbs. Daily Rate = 110,206 = 302 lbs./day 365 MAJOR VEHICLE TOTAL EMISSIONS = 1,473,870 lbs. or 737 tons year MAJOR VEHICLEDAILY TOTAL = 4,038 lbs. or 2.0 tons day —46— 2. Flood Control The General Plan recommends an overall master plan for drainage of surface stormwater runoff in the Cove Communities. The construction of Oleander Basin and the evacuation channel are a part of the overall regional plan. Their completion has provided 100 -year flood protection from off-site flows for their areas of the project north of the basin and channel. However, Bear Creek has not been improved yet and flood control works in the south and east side of the off-site drainage area has not been completed, so the portions of the project south and east of the channel within the existing 100 -year flood plain will have to be provided protection by local on-site methods. These methods will be the channelization of flood waters and raising the pads above the 100 -year flood elevation. 3. Maintaining Aesthetic Qualities of the Valley Although the project lessens the rural characteristics of La Quinta that are desired by many local residents, substantial acreage of open space is provided. The viewshed to the Santa Rosa Mountains will not be disturbed or impaired by the development. The open space, natural mountain backdrop, and recreational facilities further enhance the existing resort atmosphere of the central area of the City of La Quinta that includes the La Quinta Hotel and La Quinta Country Club. In addition, the subject property is adjacent to an approved Specific Plan 121-E (Landmark Land Company) and other developed portions of the City of La Quinta. B. RESOURCE ELEMENTS 1. Land Use The Cove Communities General Plan adopted by the Board of Supervisors on December 19, 1972 along with the Coachella -Thermal -Indio General Plan adopted on September 23, 1973 are the Area Plans that govern land use for the project and are updated periodically. These plans indicate five land use designations for the site with acreages and allowable unit totals as follows: -47- DESIGNATION EXISTING ZONING ACRES MAX. UNITS High Density Residential (10-20) R-2-4,000 10 200 Medium Density Residential (5-10) R-2-8,000 19 190 Low Density Residential (3-5) R-1 81 405 Very Low Density Residential (3 or less) R-1-12,000 142 426 Watercourse W-1 22 0 274 1,221 Figure 12 indicates the current General Plan Land Use designations. The Specific Plan indicates a total of 1220 units (100 percent of the allowable density) redistributed through density transfer and zone change in order to achieve planning and environmental aims. The Specific Plan is especially responsive to the Residential Goal "to maintain and enhance the natural beauty of the desert through attractive development in the Cove Communities." Duna La Quinta intends to incorporate tree, shrub, and ground cover planting in and around cluster -type housing with recreational areas and creative use of open space. The General Plan also addresses the issue of convenience shopping centers and tourist commercial centers in its Commercial Land Use Needs. Large scale residential developments such as Duna La Quinta have the need for small convenience commercial centers for the primary use of the residents in their immediate area. The General Plan recommends strategically placed centers with pleasing architectural design and structural excellence. It also encourages "the development of exclusive resort hotel zones to be complimentary to and be part of golf course developments or tourist commercial areas." mm AVENUE SO 71 atr+r 3{ii';'1{ �''• c a•fY f �� a \ I _ �CAIIE_ TAMPICO SCALE: J. a ioo eoo Izoo I100 =�r�— • •• •• �- U t AVEI I0A NUESITRA AVENUE LEGEND ,.�r.v..+..►.. WATERCOURSE AND EOUESTRIAN ROUTE +-r►i-++++» SCENIC HIGHWAY LOW DENSITY RESIDENTIAL (3-6) VERY LOW DENSITY RESIDENTIAL (3 OR LESS) +' • _•_'_ : MEDIUM DENSITY RESIDENTIAL (6-10) wzm HIGH DENSITY RESIDENTIAL (10-20) SOURCE: FIGURE COVE COMMUNITIES GENERAL PLAN EXISTING GENERAL COACHELLA—THERMAL--INDIO PLAN LAND USE 12 GENERAL PLAN DESIGNATIONS ASSOCIATES -49- 2. Open Space The Cove Communities General Plan's stated Open Space Goal is "to utilize the flood channels and spreading grounds of the Whitewater River and its tributaries for aesthetic and recreational purposes to the extent that such utilization does not interfere with flood control and water conservation programs." The Specific Plan accommodates this goal by including in excess of 74 acres of land for recreation and golf course uses. This represents 27 percent of the total project area. 3. Conservation The Conservation Element addresses the concern of the people of the Cove Communities that natural resources be managed, developed and used to preserve the beautiful surroundings in which they live. These resources include air, land, open space, water, soils, wildlife and tranquility. At Duna La Quinta, many of the residents will utilize their dwellings as a second, or semi -retirement home. This will result in minimal impacts on the schools and alleviate a heavy concentration of peak hour traffic to and from work. Noise and air pollution would have minimal impact on the existing resources. 4. Recreation The proposed development and associated private membership facilities will cater to golf and tennis interests for the residents of the project. Accordingly, it is expected that many of the visitors and residents will make little use of public facilities, particularly at Lake Cahuilla or La Quinta Community Park. -50- on I 5. Scenic Highways The Scenic Highways Element identifies State Highway 111 and Washington Street as Scenic Highways which provide primary access to the project site. The Duna La Quinta project has been planned to be sensitive to aesthetic considerations and the viewshed near Washington Street. These design features have been incorporated in this Specific Plan, as follows: . Any project signing will be consistent with General Plan Policies and the Land Use Ordinance. . Any signs associated with the retail comiivrcial area on the southwest corner of Washington Street and Avenue 50 will be designed to protect and enhance the view from the intersection. . All development adjacent to Washington Street will be landscaped along with a decorative concrete garden wall featuring linear planting with ample setback. 6. Housing The Cove Communities housing Element contains numerous goals and policies. Those applicable are: To ensure that all housing enhances the total environ- ment and lifestyle of the Cove Communities. . To avoid "leapfrog" developments. . Providing higher densities where services and infra- structures exist or will exist. . Providing housing that responds to market needs and satisfies the demand for varied product types and price ranges. The project tends to satisfy these goals by: -51- Providing master -planned level of services and facil- ities in openspace, recreation, circulation, utilities etc. . Representing a logical extension of urbanization in an area generally served by utilities and designated for urban development. . Including a variety of different housing types that will be responsive to local market demands. Providing an adequately sized infrastructure for the total number of proposed units. . Including energy conservation measures such as the energy-saving devices in the structures and the site design. 7. historical Preservation The project site is not a part of any established or proposed historic district. Archaeological salvage reports were completed in April 1981 and July 1982. The findings of the surveys were that no significant sites would be destroyed by the proposed project. See Appendix III for ARMC's letter regarding the completed study. C. CONSTRAINTS ELEMENTS 1. Noise The General Plan criteria for noise control are met by this Specific Plan through the introduction of increased setbacks with landscaped "linear parks" where residential rear yards would normally be adjacent to high volume/high speed streets. The existing golf course fairway and vacant land use along the east side of the Washington Street corridor will serve as a buffer for the residential portion of the project. 2. Seismic Safety No active faults exist on or near the site. It should be -52- recognized that the San Jacinto and San Andreas faults will have an influence upon all structures in the Coachella Valley. Buildings and other structures will be designed to take into account the maximum probable event on each of these fault systems. 3. Safety The site was subject to 100 -year stormwater flood waters. The construction of the Oleander Reservoir and the evacuation channel have been accomplished by the Coachella Valley Water District. Downstream from the Oleander Reservoir, bridges crossing Eisenhower Drive and Washington Street have been completed and feature two-lane facilities with provisions in the design for additional lanes. No adverse impacts are anticipated in the nature of flooding or site runoff. The grading concept for the proposed project is such that there will be controlled runoff. Water areas of the golf courses and open space preserves will be integrated into the drainage system as holding ponds in order to store available runoff onsite. D. PUBLIC FACILITIES ELEMENTS 1. Circulation Elements The policies of the General Plan of Circulation are to maintain existing setbacks and frontage roads and adequately serve through traffic within the Cove Communities. The General Plan is concerned not only with the efficiency and safety of transportation systems but with aesthetic appearance as well. The La Quinta Hotel Golf and Tennis Resort Specific Plan No. 121-E (revised), approved in September 1982, has included these implementations: -53- . Install signals at these intersections with Landmark Land Company contributing toward the installation in the proportions indicated: a. Eisenhower Drive at Avenue 50 (75%) b. Eisenhower Drive at Avenida Fernando (25%) c. Eisenhower Drive at Washington Street (25%) . Contribute 15 -percent toward the total cost of the following road improvements: a. Widen Eisenhower Drive to ultimate width from Avenida Fernando to Washington Street. b. Widen Washington Street to ultimate width from Avenue 50 to Highway 111. Internal Circulation Duna La Quinta will include extensive facilities for internal circulation to reduce dependency on the automobile. Each neighborhood and village will be linked to one another through pedestrian and golf cart paths. There will also be easy accessibility to the retail commercial centers through this network. The intent is to provide a means of circulating throughout the project area to all the different land uses. 2. Water and Sewer Plan Water The proposed development is within the advanced planning of the Coachella Valley Water District for Improvement District No. 55. CVWD has agreed to provide for the domestic, fireflow and irrigation needs of the Specific Plan. Sewer CVWD has stated that adequate treatment plant facilities will exist prior to need to serve the entire project site. Existing development in the project area is connected via wet sewer lines to a -54- temporary reclamation plant located 2900 (+/-) feet south of the intersection of Avenue 50 and the future alignment of Adams Street. CVWD is currently planning a sewage treatment plant to serve the entire La Quinta area at a site located near Lake Cahuilla, approximately five miles from the subject property. 3. Solid Waste Management Plan The project site falls within the zone of responsibility of the Palm Desert Disposal Service. The nearest landfill is approximately 13-14 miles northeast. The Coachella Landfill has an estimated life expectancy of forty years and remaining capacity of 48,050,000 cubic yards or 1,201,250 cubic yards per year. It is anticipated that Duna La Quinta will have upon complete build -out, approximately 3000 residents who will generate 4000- 5000 tons of refuse per year or 6 -pounds per capita per day. This represents: 5000 tons X 2000 lbs X cy 100,000 cy year ton 100 lbs year 100,000 c_ year = 8.3% of current load deposited 1,201,250 c_ year The increases in service personnel and equipment are within the increases necessary for supporting the planned densities of the area as projected by the General Plan. -55- SECTION IV. SPECIFIC DEVELOPMENT PLAN AND PROGRAM A. PROTECT DESIGN GOALS AND CONCEPTS 1. Environmental Issues Implementation HydroloH Since the construction of the La Quinta Evacuation Channel and the bridges crossing Washington Street and Eisenhower Drive, the project is no longer subject to flash flood danger caused by offsite stormwater flows. Bear Creek Canyon, located southwest of the Landmark Land Company Championship Golf Course, provides most of the tributary stormwater flows that affect the Duna La Quinta site. Onsite stormwater runoff drains into the water areas of the golf course where evaporation occurs and local flash flooding can be controlled. Additionally, the grading concept requires the planting of rapid -growing ground cover along graded berms to prevent erosion. Noise The effect of roadway noise on the residential portion of the project will be lessened by the location of the proposed retail commercial center and motor lodge along the west side of Washington Street. Also, setbacks in excess of 80 feet from the centerline of Avenue 50 and Washington Street will act as a buffer against traffic noise. Biol The majority of the site has been disturbed by recent grading operations. Limited native vegetation will remain onsite as part of the "rough" areas of the golf course. Much of the wildlife has been displaced with sand habitat and predatory species relocating along the roadside or where human habitation is minimal. No rare, endangered, threatened or other high -interest wildlife species live onsite. The -56- introduction of a new aquatic ecosystem will help balance and control the natural food chain. Algae, zoo plankton, and mosquito larvae will be controlled by mosquito -eating fish and flatheads. These in turn will be controlled by populations of catfish and bass. Periodic water analysis and lake maintenance will be performed by golf course personnel. Cultural Resources No significant impact on the preservation of important archaeological sites will occur due to the development of Duna La Quinta. Air Qualit The major source of noticeable air pollution during construction will be dust generated during and after grading. To reduce this impact, a dust control program will be instituted. Features of this program will include periodic water spraying for dust suppression, speed limits in graded areas, and early planting of graded areas in bermuda grass (or similar materials). Ener All buildings within the project will conform to Title 24 energy requirements, as applicable. In addition, strict limitations will be placed on any factors, such as building height, density of landscape materials, etc., that could inhibit solar access. 2. Public Facilities Issues Implementation Water Su lv CVWD has anticipated serving the project site in its advanced planning. Domestic water is supplied from two wells for the project. A booster station with a design flowrate of 2000 GPM is due to -57- be in operation in December, 1982. The second well, located on Washington Street and Avenida Nuestra has a flowrate of 1500 GPM. CVWD anticipates no potential impact on the existing system nor will there be any groundwater degradation caused by the proposed project. Fire and Police Protection Emergency response time to the project from the La Quinta fire station and sheriff substation in Indio, is two to four minutes and ten minutes, respectively. The additional personnel and equipment are within the increases necessary for supporting the planned densities of the area as projected by the General Plan. The City of La Quinta has created a special "Traffic Signalization Fund" to help finance signalization required by traffic safety demands as a result of new developments in the City. In addition, a "Fire and Police Facilities and Equipment Fund" has been established to provide sites, facilities, and equipment as required by the demand for services from developments. The fees collected from the developer will be paid prior to issuance of a building permit. The development fee is coWuted as follows: Newly constructed residential and non-residential units not including future modifications or additions a) 0-1000 square feet - $150.00 b) 1001-2000 square feet - $300.00 c) 2001-3000 square feet - $450.00 d) For each additional increment of square footage up to 1000 square feet - $150.00 The fees are to be allocated in the following percentages: Traffic Signalization Fund - 33 percent Fire & Police Facilities & Equipment Fund - 67 percent The fees collected from Duna La Quinta during the first phase of construction will be: bIUM 12 units @ 1001-2000 square feet = $ 3,600 70 units @ 2000-3000 square feet = 31,500 $35,100 Schools The impact of 200 additional students on the Desert Sands Unified School District is inconclusive pending the allocation of state funds for the construction of a new kindergarten through second grade school facility. The existing middle and high schools that will be affected by the project are at near capacity levels, with the elementary schools (K-2, 3-5 grades) operating beyond full capacity. Traffic and Circulation All roads within the project limits will be constructed to their full designed widths. As mentioned in Section IV, A(2), Fire and Police Protection, the project developer will contribute toward the signalization at the intersection of Eisenhower Drive and Avenue 50. Separate pedestrian and golf cart paths will be established throughout the Specific Plan area to limit intermedal conflicts and provide access to the retail c nr ercial centers and recreational facilities. As each phase is developed, the linear open space and greenbelts will be constructed within that phase. These will be improved in conjunction with the pedestrian and bicycle paths for the individual phases, resulting in the completed network of these facilities. Parks and Recreation It is anticipated the residents of Duna La Quinta will make little use of regional and local park facilities. The 9 -hole golf course is a continuation of the La Quinta Hotel Golf and Tennis Resort 27 -hole golf course located west of Eisenhower Drive, and is the primary recreation facility for the project's residents and hotel guests. In addition, there will be a minimum of ten pool recreation areas interspersed throughout the villages and neighborhoods. -59- iro ASSOCIATES LEGEND ■ ■ ■ f i OPEN SPACE CONDOS APARTMENTS/CONDOS 604CirJO aooaao COMMERCIAL SINGLE - FAMILY ESTATES SOURCE: LANDMARK LAND CO. -61- FIGURE NEIGHBORHOOD 13 AREA CONCEPTS e1 �li t 0 eE li luN hj; 114411 11 -- iR '•r � i rr��r ^ir r. Mb' SOURCE' LANDMARK ASSOCIATES I LAND CO. ILLUSTRATED SITE PLAN, NEIGHBORHOOD I (TRACT 187671 —62— FIGURE 14 SCALE, o •oa 800 Izoo 1400 COMMUNITY ENTRY NEIGHBORHOOD ENTRY SPECIAL TREATMENT ® COMMERCIAL ENTRY SOURCE: LANDMARK ASSOCIATES LAND CO. HIERARCHY OF ENTRIES FIGURE 15 . Including a grading scheme that provides some relief to the flat valley floor through landscape mounding and tree massing. . Minimizing visual impact on the surrounding hills by planning low density residential uses with only minor grading for access driveways and building sites. Providing commercial areas with a thematic architectural treatment specific to each commercial village and to the entire village theme. Provide entry features for key entry areas. Providing attractive landscaped areas and sign standards adjacent to the scenic highways. . Including paving patterns in key locations to act as a unifying element for neighborhood or village. 5. Community Design Concepts and Landscaping A "sense of arrival" can be created by a selective application of landscaped islands, textured pavement, and sculptered wall and sign features. Figure 15 shows the hierarchy of entries planned for the entire project. Figure 16 shows how the arrival scene can be created for residential and commercial uses. LandscaRe and Street Desi n The landscape plan will make a significant contribution to the quality of life in the Duna La Quinta project. Extensive use of drought -tolerant plant species will conserve resources. Landscaping will be one of the many methods used to create a sense of identity for the individual villages and neighborhoods. To make a development of this size an inviting community to live in, the overall sense of the development needs to be reduced. This can be accomplished with the creation of the smaller enclaves and neighborhoods with their own identity. In this way, a homeowner relates to his individual neighborhood more easily than to the large overall development. Careful planting design at entries and within the -63- VERTICAL HA DENOTE ENT TEXTURED PAVE OPEN SPACE AT ENTRANCE TO BE PLANTED WITH ANNUALS, WILDFLOWERS AND ORNAMENTAL GRASSES COMMERCIAL ENTRY - PLAN TREES WITH VERTICAL HABIT DENOTES ENTRANCE,, MOUNDED ISLAND WITH COMMERCIAL SIGNATURE AND _ MULTI -STEMMED TRElid i 14-- 24' now - 2 LANES - 24' MEDIAN - 24' 2 LANES - 24' L 14' - 24' 1 COMMERCIAL ENTRY - SECTION SOURCE; i IF DO LANDMARK LAND CO. associars ENTRY FIGURE TREATMENT I is DECORATIVE '# GARDEN WALL GRASS MOUNDS' CENTER ISLAND CHANGES WITH EACH NEIGHBORHOOD TO GIVE INDIVIDUAL IDENTITY 20' 1 24' , ' 24' 2 LANES MEDIAN DECORATIVE GARDEN WALL a_I� I- RIVER ROCK 24' .r-.' i 3' ; 10' TEXTURED PAVEMENT 2 LANES RESIDENTIAL ENTRY — SECTION SOURCE: J Flo LANDMARK LAN® CD. ASSOCIATES ENTRY FIGURE TREATMENT 16 A neighborhood will further reinforce and create a sense of neighborhood identity needed to bring the overall community to a more comfortable scale. Figure 17 shows typical street tree planting. The pedestrian element within the international street system will be designed for safety and aesthetic appeal. Planting buffers and grading separation from vehicles will be featured in the layouts. The circulation system will provide access to recreational facilities, shopping centers and commercial uses. Figure 18 illustrates has the non -vehicular circulation can be physically and visually screened from the roadway. Si_ gnage In addition to standard traffic control signage, other types of signage are planned for Duna La Quinta. Each concept is illustrated in Figure 19. . Commercial signage advertises the location of shopping and business areas. Emphasis is on identi- fication of businesses as opposed to products. Direction signage is used for street and path orientation. . Residential signage identifies villages and neighbor- hoods. 6. General Plan Issue Implementation There are no serious conflicts with any element of the General Plan. As the project developes, each of the applicable goals of the General Plan will be implemented. -67- MEANDERING PATH INFORMAL TREE CLUSTER ATwwm 'v I PERIPHERY OF OPEN SPACE 4* fHM CREATED BY SPACING .S ALONG MEANDERING WALK NEIGHBORHOOD STREET -PLAN I 1 f ° 4' 4' 36' R.O.W. ' 4' 4• IEANDERING SIDEWALK OOT" OWES - i OPEN SPACE AREAS NEIGHBORHOOD STREET -SECTION SOURCE: LANDMARK ASSOCIATES LAND CO. TYPICAL STREET TREE PLANTING -68- FIGURE 17 LANDSCAPED BERMS SHALL BE UTILIZED TO SEGREGATE VEHICULAR AND PEDESTRIAN CIRCULATION r --_-i # SOURCE: FIGURE SEPARATION OF VEHICULAR JIF LANDMARK AND NON -VEHICULAR 78 LAND CO. CIRCULATION ASSQ�IATES COMMERCIAL BOLD GRAPHICS - PLANTING BEHIND SIGN FOR EMPHASIS MEDIAN LOCATION FOR r INCREASED VISIBILITY e e level L'� som or,, I A l� DIRECTIONAL ROUGH TEXTURED CONCRETE RESIDENTIAL SOURCE: FIGURE LANDMARK SIGNAGE 19 LAND CO. ASSOCIATES -7U- � �1h1 • • I� ' �1` 1. Land Use and Density The Duna La Quinta project is an internally oriented, self- contained Specific Plan combining residential, retail commercial, and recreational features within five villages comprising approximately 274 acres. See Figure 20 for Specific Land Use Plan. Table 4 outlines each village's proposed land use, acreages, dwelling unit type and total number of units. 2. Residential Aspects The Duna La Quinta project proposes a variety of housing types. The proposed product types are: single-family detached, single- family condominium attached, townhome with attached garage, townhome with subterranean parking, two and three-story condominium. Definitions of each of these housing types are given below. Single-family detached: A single family dwelling unit on a single lot with standard setbacks. SLn3le-faraily condominium attached: Two or more attached dwelling units with a conn side wall and a variety of yard setback treatments. Tawnhome with attached garage: One or twrr-story units attached side by side in rows of 2 or 3 units per building. Units front the local street system with garages and front entries. Rear patios open onto c m -on greenbelt areas and the golf course. Townhome with subterranean parking: Units attached side by side in rows of typically three -to -six units per building, a garage under each unit and one or two floors above the garage, creating a two or three-story structure. Units front on common greenbelt areas with their front entries. Garages underneath the units open onto common private driveways. Two and three-story condominium: Single level dwelling units back to back and side by side with two or three common walls. Buildings typically contain 8 -to -16 units and front on common greenbelt areas on all four sides. Parking is accommodated by attached individual garage location opening onto a private driveway system. -71- z H zW z x N < a • M a n � r co -72- m Q� W ro ro ro ro owl ro ro ro � -4 ro ro .� x C C C U U G C G o U U v U U �4 E+ v ro ro U ro v ro ro � E E .� a Ui cn cn cn E E cn cn 9) v v v v c O �j v v a x x rz U U x x x oz wiU) H O r �y rz W Ln M Ln +' ca x l l H �10 C O ro c L3 ro O v o - v o - � r. U +-) ro �4 >1 rov �4 o ro v ::3 4-) S4 -4 L �4 U _q r- 0) v • O U v O 'D U CL v w 4E ro (o 41 >, 'o- ro ra a 'a ro C +1 .Q 14 G lJ 4.-1 U) U1 -H >i ZI w O +-) :$ O O4-) U +) -0 U) Ea Uro 4-; Uro -H•14(D v U) �cs� I >1 >, C1 r -i +� ZD C cn aJ v v 0 3 H E 3 3 4J E 3 E ro c O cn ro ro ro �� x v b w v v C +, w v 44 S O N 2. E- v i E E z i E i c a am O v -C U O w O aJ s a! O G) U v ro r_ rnu rs rn M - rO �4 �4 croro macro cro acro o� Hov 3 " 4J C 3 �4 3 �-4 4-) C 3 s -i U) +) > O ro 41 -H O ro O ro O 3 -1 O ro v 0 E� rn ro cn E� 0) E+ U) x E. cn E- rn cn x !z E U) d E� N M Ln O O O O O H co Q1 N O O O N N M M N o� w E� a o � z w x lfl IrNLn N M ill a N z H zW z x N < a • M a n � r co -72- m r -i W ro ro ro ro ro ro ro � -4 ro ro .� C C C U U G C G o v v v v �4 �4 v v v z ro v v o � E E .� a Ui cn cn cn E E cn cn 9) v v v v c O �j v v a x x rz U U x x x z H zW z x N < a • M a n � r co -72- m AVENUE so fAOiO� R D a o 40 LODGE �PS 000 e GO�QOyO�OOO O H �O �jJ Od am CONDOS 4 AR D Q fi 0 GQ� 00 APARTMENTSX0,N00 Gary — CONDOS W H N a T s`C r \—J- -CALLE TAMPICO SCALE, o ~ W 0 400 SOO 1211 1100 q,: _ V r aE w 1 �^ SMOLE-FAMILY ESTATES o 1 t AVE NIDA NUESITRA AVENUE 1 62 SOURCE: LANDMARK Fi F DO LAND CO. ASSOCIATES aR� FIGURE SPECIFIC PLAN 20 OF LAND USE if# ASSOCIATES SOURCE: LANDMARK LAND CO. SITE PLAN SINGLE-FAMILY CONDOMINIUM DETACHED -74- FIGURE 21A .% F' if .. f it .A . I . fl - entry elevation 0 j 1F# ASSOCIATES SOURCE. LANDMARK LAND CO. fairway elevation entry elevation snf B FLOOR PLANS ELEVATIONS SINGLE-FAMILY CONDOMINIUM ATTACHED FIGURE 228 1 /VIM�j rffifr,�►���i�lSi% _ _ �, A A it A B C 2nd FLOOR 28' 36' A2250 S.F. B1950 S.F. C 2150 S.F. 1st FLOOR SOURCE: PJ EF ED I LANDMARK LAND CO. ASSOCIATES FLOOR PLANS TOWNHOMES WITH ATTACHED GARAGE -79- N W FIGURE 23B 5llllll�flill���IFIi+NI! �i lisp- -W. r� �+. f�►�tfl-` _ �. . ' �. 91 'M®R fir Al Mul 4 kr N C V 3rd FLOOR A 3rd FLOOR OPTION A 2nd FLOOR A 2250 S.F. 0 2000 S.F. C 2450 S.F. 1st FLOOR SOURCE: LANDMARK ASSOCIATES LAND C O. 56 FLOOR PLANS TOWNHOMES WITH SUBTERRANEAN PARKING FIGURE 24B y�3,a 680 of 680 of 680 of 680 of 2nd FLOOR 660 of 680 of 680 of 680 of 1120 of 1st FLOOR 1 90— 11 oil SOURCE: it# LANDMARK LAND CO. ASSOCIATES ..�i.r.��.ipl,l•lidlli � A` III4n UII lnn nF,, TWO OR THREE-STORY FIGURE CONDOMINIUM FLOOR PLAN 25 B ELEVATIONS -83- Uses and development standards will be in accordance with the City of La Quinta Land Use Ordinance and will be defined with the Specific Plan goals and standards, plot plans and conditional use permits as appropriate. 4. Transient Occupancy Aspects The Duna La Quinta project proposes a 100 -unit motor lodge on three acres located at the southwest corner of Avenue 50 and Washington Street. Due to the proximity of the motor lodge to residential develoFxnents located to the southwest, site planning will be coordinated aesthetically and operationally with adjacent residential uses. Design features such as special landscaping and buffering of parking Lot areas will be incorporated into the project design in order to minimize any potential conflict. Special design treatments will be given to the entrances off Avenue 50 and Washington Street. Signage, architectural style, landscaping and an internal loop road will be used as unifying elements to tie the entire project together. Heavy buffering will also be provided along all peripheral edges adjacent to residential areas. The design of the motor lodge will be subject to regulations provided in the Land Use Ordinance for standards governing signage, landscaping and parking, etc. In many cases, however, development will achieve results that will exceed these minimum standards in order to meet the goals of the Duna La Quinta Specific Plan. 5. Composite Circulation Concepts It is the objective of the Duna La Quinta project to provide a direct and convenient access to individual residential clusters and activity centers through a safe and efficient circulation system corposed of a network of collector and local roadways. The other important element to the circulation system is the series of golf cart and pedestrian paths that will be an integral part of the open space system and link all of the land uses. The circulation concept shown on Figure 26 illustrates the major street system and the interrelationship of the pedestrian circulation system with the different land uses. Sidewalks, where required for pedestrian circulation, will have a minimum width of four feet. 6. Landscaping and Design Concepts The Duna La Quinta landscape pallette will consist of nLurn rous introduced basic plant types. Landscaped areas will be planted with materials chosen for their resistance to drought and ease of maintenance. Selected areas of the natural watercourses will be planted with fast growing species of ornamental trees to produce visual variety. Landscaping will be used as a visual and physical barrier between internal road rights-of-way and adjacent housing. Linear parks, averaging twenty -feet in depth, will be placed adjacent to all highway rights-of-way. Where needed for sound attenuation, these areas will have dense plantings of large shrubs, such as oleanders and undulating berms with groundcover and trees. In less sensitive areas, lighter plantings interspersed with low -growing groundcovers and slender trees will provide visual variety within a common landscape theme. Greenbelt circulation systems will be landscaped in a manner that will draw the linear park landscape theme into and through the subcommunity Figures 27, 28 and 29 show typical planting treatments for parking areas and visual screens provided by landscaped berms. AVENUE 60 W ti � I 0 v_ CA E TAMFICO o SCALE- ~ W 0 460 600 1200 1600ca - < AVENIOA �- NUESTRA AVENUE SOURCE:FIGURE JFF LANDMARK COMPOSITE LAND CO, CIRCULATION 2e' LELSSUM PLAN TYPICAL PLANTING TREATMENTS FOR PARKING AREAS SOURCE: PARKING AREA LANDMARK PLAN VIEW ASS�CIaTES LAND CO. FIGURE 27 LANDSCAPED BERMS USED TO SCREEN UNDESIREABLE VIEWS. SOURCE* LANDMARK ASSOCIATES LAND CO. PARKING AREA SECTION FOR VISUAL SCREEN LANDSCAPED BERMS FIGURE 28 • SEPARATE GOLF CART PATHS AND LIMITED PEDESTRIAN PATHS HAVE BEEN INCORPORATED AT THE PERIMETER OF GOLF COURSES AND LAKE AREAS. • LANDSCAPED BERMS SHALL BE UTILIZED TO SOFTEN TRANSITIONS BETWEEN LAND USES. SOURCE: LANDMARK ASSnriaTES LAND C O. LANDSCAPED BERMS BETWEEN LAND USES FIGURE 29 7. Recreational and Open Space Concepts The recreational and open space plan has been implemented by the construction of man-made lakes within the existing golf course fairways. Also proposed are the neighborhood open space/recreation area, and an inter -community circulation system. The major features are shown on Figure 30. The lakes offer several opportunities for developing a variety of different water -oriented neighborhoods. By varying the distance from the residential areas to the lake, several different unit - to -water relationships are created. Figure 31 demonstrates how these concepts can be implemented. 8. General Grading Concept: The grading concept for Duna La Quinta is based upon deriving the greatest land planning benefit from the movement of the least amount of material. The basic grading concept has been implemented during the construction of the golf course. This resulted in sufficient elevation of residential areas to allow surface drainage to flow generally toward the lakes. Units not located near the watercourses will have tributary swales draining to the front of the lot into the collector streets. Generally a few feet of topographic relief will be sufficient for these purposes. All slopes will be landscaped for soil erosion protection. Imported dirt was obtained from the downstream portion of the La Quinta Evacuation Channel to balance the 212,000 cubic yards of dirt that needed to be moved to achieve a sensible grading design. During the first phase of construction, no significant recontouring is proposed beyond that needed to safely drain the various residential development sectors. The overall grading scheme is intended to respond to the public safety aspects of the onsite hydrology. By excavating for the lakes and slightly elevating the development areas, the hydrological constraint on the site can be changed to an asset to the project. Figure 32 represents the existing grading scheme. -91- AVENUE SO SCALE - 0 400 600 1200 1600 i l.. u AVENIOA-NVEJJT11A AVENUE LEGEND 52 NEIGHBORHOOD RECREATION CENTERS GENERALIZED LOCATIONS L 1 GOLF COURSE AREAS �y CIRCULATION SYSTEM SOURCE: LANDMARK LAND CO. ASSOCIATF� FIGURE RECREATION AND OPEN SPACE 30 CONCEPT � I Q TAAIFICO _CALLE 0 SCALE - 0 400 600 1200 1600 i l.. u AVENIOA-NVEJJT11A AVENUE LEGEND 52 NEIGHBORHOOD RECREATION CENTERS GENERALIZED LOCATIONS L 1 GOLF COURSE AREAS �y CIRCULATION SYSTEM SOURCE: LANDMARK LAND CO. ASSOCIATF� FIGURE RECREATION AND OPEN SPACE 30 CONCEPT OPEN TALL TREES if UNIT CLOSE TO LAKE UNIT ON LAKE SCATTERED TREES OPEN AREA 1 SHORELINE - WEEPING TREE VARIETIES In (WATER RELATED SPECIES) LAKE FRONT PARK SOURCE LANDMARK LAND CO. -93- LAKE AREA CONCEPT + `t FIGURE 31 AVENUE SO /1 Q 00 10 o0 _ o6D AK � Q 6 T �\ a } z cc 0 CALLE TAMPICO SCALE: e yea eaa uao I500 = — L `` fso i AVENIOA NUESTRA AVENUE 52 } SOURCE: UJ FF�, J. F. DAVIDSON I ASSOCIATES ASSOCIATES —94— FIGURE DRAINAGE 32 CONCEPT 9. Maintenance Districts The creation and successful operation of maintenance districts are very important factors in preserving the aesthetic quality of the project area. Duna La Quinta will have different levels of maintenance districts. La Quinta Hotel Golf and Tennis Resort personnel will maintain only project -wide open spaces such as the golf course. In addition, the various flomeowner':3 Associations will maintain the roads and trails within the villages and neighborhoods. The motor lodge and retail commercial centers will have their own maintenance personnel. 10. Flexibility in Managing the PLan Future conditions may arise that suggest rearrangements in the Land Use Plan designations for individual neighborhoods as shown on the Land Use Plan. The Specific Plan is designed to provide flexibility in trading the residential densities in one neighborhood for densities in another. The Specific Plan must accommodate change caused by social, economic, or market conditions, without detrimentally affecting the implementation of the total Duna La Quinta community. The optimum yield approach allows the developer, within certain limitations, to redesignate the i,and Use Plan designations. The developer may increase the number of dwelling units in one area if there are subsequent decreases in the number of dwelling units in another. -05- C. ZONING PLAN The Plan is divided into seven different zoning classifications. The following is a brief discussion of the zoning classifications as they relate to the Plan: C -P -S: Scenic Highway Commercial Specific wholesale and retail commercial uses pennitted with some commercial uses requiring an approved conditional use permit. Watercourse, Watershed and Conservation Areas. Lands subject to periodic flooding and other hazards. Field tree and bush crops, limited grazing of cattle, horses, sheep and goats, golf courses, public and private utilities. Subject to an approved conditional use po_nnit: airports, oil drilling, 50rrow pits, hunting clubs, recreational uses, travel and recreational trailer parks. No residential development permitted. R-2-8000: Multi -Family Dwellings Any use permitted in R-1 Zone. Multiple -family dwellings on the basis of one dwelling unit per 2500 square foot lot area. Churches and educat- ional institutions permitted. A maximum 60% lot coverage permitted. Plot plan approval required prior to construction. Maximum density: 5uunits/ acre. R-2-6000: Multi -Family Dwellings Any use permitted in It -2. Maximum density: 7 units/ acre. R-2-7000: Multiple -Family Dwellings Any use permitted in R-2. Maximum density: 6 units/ acre. R-2-3000: Multiple -Family Dwellings Any use permitted in R-2. Maximum density: 14 units/ acre. R-5: open Area combining Zoned Residential Development Golf courses, clubhouses and appurtenant facilities, non-commercial community association recreation and assembly buildings, lake and picnic grounds with r plot plan approval. Riding academies and stables permitted with an approved conditional use pe unit. No residential construction permitted. Figure 33 indicates the existing zoning designations and Figure 34 shows the proposed zoning. -97- AVENUE 60 •; ►; e R-1-12,000 R-1-1,200 maa C—P—S ® R-2 • e J W-1 T � 1T)YY� CALLE TAMPICO o / SCALE 0 400 800 1200 1000 = f AVENIOA NUESITRA AVENUE LEGEND •; ►; R-2-8,000 R-1-12,000 R-1-1,200 maa C—P—S ® R-2 > LL R-2-4,000 W-1 it jo ASSOCIATES' SOURCE RIVERSIDE COUNTY PLANNING DEPARTMENT 52 -98- EXISTING ZONING FIGURE 33 AVENUE —CALLE— SCALE 0 400 800 1200 1600 A V E N I D A _ AVENUE LEGEND N >>>>>> 50 R-2-3,000 a S00 i))tY • P • m >OOOOOL'. +' OOOOG.•. • • •. +• a r •'• r" 000 } + " YRr + n • �!�• —CALLE— SCALE 0 400 800 1200 1600 A V E N I D A _ AVENUE LEGEND 5 2 1 I:`''r 1000,55 N >>>>>> JL R-2-3,000 a w • ; •.r • i■+a• a .•rA • P • m ® W-1 (WATERCOURSE) Ir a r •'• r" TAM Plco NUESTRA 5 2 1 I:`''r 1000,55 R-2-8,000 >>>>>> C -P -S R-2-3,000 R-2-6,000 w • ; R-2-7,000 R-5 (OPEN SPACE) ® W-1 (WATERCOURSE) SOURCE: t UD LANDMARK LAND CO. ASSOCIATES PROPOSED ZONING -99- FIGURE 34 D. PHAS ING PLAN TABLE NO. 5 PHASE, ACRES 'l'YPE OF ESTIMATED DEVELOPMENT CONSTRUCTION DATE L 27 Residential ApriL 1983 2 L8 Residential Jan. 1984 3 5 Residential June 1984 4 4 Motor Lodge April 1984 5 2 Commercial Center April 1984 6 5 Commercial Center Jan. 1986 7 34 Apartinents/Condos June 1984 8 94 Condos June 1986 9 57 Single-family Detached Jan. 1987 These dates are rased upon the assumption that the market demand will be sufficient to warrant a shortened time frame for construction of the project. However, it is anticipated that the entire project will be completed in six -to -ten years. Figure 35 depicts the proposed Phasing Plan. -101- AVENUE << irrrrrsr• 1 rrwl�r is ��^^��ER• i rlrr• 6 �CALLE� SCALE: 0 400 800 1200 1600 AVE NIDA AVENUE LEGEND 7';, PHASE 1 PHASE 2 PHASE S ® PHASE 4 ■„ PHASE 5 PHASE 8 PHASE 7 000 PHASE 8 PHASE 8 SOURCE; LANDMARK ASSOCIATES LAND C O. so ;. � f • + . y • . i , i a • s � f . •. • • a R ♦ • • . •� f Y R a rAMPIC 0 4 . • y • I T O00000000000000 00000000000000 000000000000000 _ / /- 00000000000000 000000000000000 _OOo0(9)0000000 _ 00000 00000000 .( 00000000000000 = I u 000000000000000 N 00000000000000 "c 000000000000000 ~ 00000000000000 00000000000000 NUESTRA 00000000000000 000000 000000 00000 000000 00000 52 000000 00000- 000000 000000 000000 000000 000000 00000 000000 0000 PHASING PLAN —102— FIGURE 35 APPENDIX UUNA LA QUINTA COST REVENUE ANALYSIS LANDMARK LAND COMPANY FEBRUARY 1983 COST REVENUE ANALYSIS TABLE OF CONTENTS SECTION I. REVENUES page Introduction 2 A. Transient Occupancy Tax 3 B. Sales Tax 3 C. Franchise Tax 4 D. Property Tax 4 E. Traffic Signalization Fund and Fire and Police 13 TABLE Protection Fund 4 F. Motor Vehicle In -Lieu Fees 5 G. Cigarette Tax 5 H. Gas Tax 5 I. Business License Fees 5 .J. Animal License Fees 6 K. Miscellaneous Fines 6 L. Miscellaneous Fees 6 SECTION II. PUBLIC SERVICE COST IMPACTS A. General Government 10 B. Public Protection 10 C. Parks and Recreation 10 D. Public Ways and Facilities 10 SECTION III. SUMMATION 12 LIST OF FIGURES TABLE A - Estimated Annual Gas Bill 4 TABLE 1 - Per Capita Revenue 1982-83 7 TABLE 2 - Duna La Quinta Proposed Development Schedule 8 TABLE 3 - Per Capita Costs 1982-83 11 TABLE 4 - Estimated Annual Revenue Impacts 13 TABLE 5 - Estimated Annual Cost Impacts 14 APPENDIX City of La Quinta - Estimated Revenues 1982-83 Building Valuation Data 1 INTRODUCTION The intent of this cost revenue analysis is to exam- ine the financial benefits and liabilities of the proposed 1220 -unit, 274 -acre Duna La Quints project located in the City of La Quinta. The costs imposed on the City of La Quinta by the project versus the potential revenues generated by the project are presented in an illustrative manner and tabular format in this report. Duna La Quinta is a 263 -acre, planned residential community incorporating two commercial centers (7 acres total), and a 100 -unit, 4 -acre motor lodge. Encompassed within the residential sectors are 96 acres of golf course fairway and water course area. It is anticipated that Duna La Quinta will be developed in six to ten years beginning in March 1983. This report is based on a ten-year development period. Table l shows the proposed Duna La Quinta development schedule. All quantitative figures used are in constant 1983 dol- lars and have been increased by 10% per year to account for annual inflationary factors. Based on an average of 2.3 persons per dwelling unit,* Duna La Quinta is expected to attract 2806 additional resi- dents to La Quinta by the completion of the project. For certain computations, a population figure of 5200 plus cumulative Duna La Quinta totals will.be used. *Average 1981 Riverside County density for unincorporated .3-c areas in Coachella Valley. SECTION I. REVENUES The following is a brief description of each major source of revenue that will be affected by Duna La Quinta. A. Transient Occupancy Tax - based on number of hotel or motel units currently available in the City of La Quinta. At this time there are 230 units at the La Quinta Hotel and 16 units at the Desert Club that qualify for transient occupancy use. 1982-83 Budget Figure 10% Yearly X Inflation = Tax per Unit No. of units Increase B. Sales Tax - based on total square footage of developed commercial area. Six percent of all taxable sales are col- lected by the State of California in the form of State sales taxes. Of this amount, the City of La Quinta will receive 1% of the 6% sales tax or $0.04 per square foot of retail sales. Taxable retail sales in similar commercial develop- ments generate a minimum of $60 per square foot.* Per Land- mark Land Co. recommendation, it is assumed that an estimated 45% of the total commercial area -will be used as buildable area. 0.45 x 7 acres (or 304,920 sq.ft.) = 137,214 sq.ft. of buildable commercial area 0.01 x 0.06 x $60 = $0'04 Sales Tax Revenue Factor sq.ft. sq.ft. $0.04 x Commercial x 10% Yearly Sales Tax sq.ft. Inflation Revenue sq.ft. Increase *Factor used by Ultrasystems, Inc. in calculating cost reve- nue analyses. I C. Franchise Tax - based on a 2% tax on the gross receipts of City accounts with the Southern California Gas Company. TABLE A Type of Unit No. of Units Estimated annual gas bill 2er unit per year Single-family detached 320 $300 Apartment 900 $200 Condo Townhome Commercial 137,214 $0.23 per sq.ft. sq.ft. Motor Lodge 100 $200 No. of Unitsx Bill per year x 0.02 x 10$ Yearly Inflation per year per Unit Increase Annual Revenue from Franchise Tax D. Property Tax - based on 25% of Riverside County's pro- perty tax of $1.10 per $100 of assessed market value. The City of La Quinta receives $0.27h per $100 of the assessed market value of the property. Assessed No. of Units x Market Value x 10% Yearly Infl. Incr. $100 x $0.27 = Annual Property Tax Revenue E. Traffic Si2nnalization Fund and Fire and Police Pro- tection Fund - established in 1982 to provide sites, facil- ities, and equipment as required by the demand for services. The fee is computed as follows: Newly constructed residential and non-residential units a) 0-1000 sq.ft. $150 b) 1001-2000 sq.ft. $300 c) 2001-3000 sq.ft. $450 d) For each additional increment of square footage up to 1000 sq. ft. $150 The fees are to be allocated in the following percentages: Traffic Signalization Fund - 33% Fire and Police Protection Fund - 67% The fee collected from the proposed Duna La Quinta project is computed thusly: No. of Unit Type x Fee based on x 10% Yearly = Annual sq. ft. Infl. Revenue year Incr. F. Motor Vehicle In -lieu Fees - 1982-83 Budget Figure x 10% Yearly = Annual Revenue Population Infl. per capita p Incr. G. Cigarette Tax - based on monies collected from the sale of tobacco products. 1982-83 BuffetFerre x 10% Yearly = Annual Revenue Population Infl. per capita p Incr. H. Gas Tax - based on percentage of monies collected from the sale of gasoline. 1982-83 Budget Figure x 10% Yearly = Annual Revenue Infl. per capita Population Incr. I. Business License Fees - The City of La Quinta imposes a business license fee upon each business located within the City's jurisdiction. At this time, the Duna La Quinta Specific Plan does not specify the number of businesses that will be established in the commercial sector. To estimate the volume of the businesses would be arbitrary and misleading, therefore, the fees will not be included in this analysis. J. Animal License Fees - 1982-83 Budget Figure x 10% Yearly = Annual Revenue Population Infl. per capita Incr. K. Miscellaneous Fines - based on estimated fines, forfeit- ures, and penalties. 1982-83 Budget Figure x 10% Yearly = Annual Revenue Population Infl. per capita Incr. L. Miscellaneous Fees - based on building permits, plan check and planning fees, etc., collected from the proposed Duna La Quinta project. Valuation of each unit was based on guidelines set forth in Section 423 of the Uniform Building code and updated in October 1981. No. of Unit Type x Cost x sq.ft. x 10% Yearly year sq. ft. unit type Incl. (if applicable) + No. of garages x Cost x sq.ft. x 10% Yearly year sq.ft. garage Infl. Incr. = Annual Revenue from Building Permits Plan Check Fees x No. of Units x 10% Yearly = Annual Infl. Revenue per unit per year Incr. I 13 TABLE 1 PER CAPITA REVENUE FOR 1982-83 CITY OF LA QUINTA TAX REVENUE CITY OF LA QUINTA PER CAPITA OR PER UNIT 1982-83 BUDGET FIGURE REVENUE FOR 1982-83 Transient Occupancy Tax $165,237 $671.70 per unit Sales Tax 1% of 6% Sales Tax $0.04 per sq.ft. Franchise Tax 2% of gross receipts See Table A on from So. Cal Gas Co. page 4 Z Property Tax 25% Of $1.10 per $100 See Table, for of assessed market value 1983 market value Fire and Police Protection Fund Established 1982 See Fee Schedule and Traffic Signal- on page 4 ization Fund Motor Vehicle In -lieu Fees $43,900 $8.44 per capita Cigarette Tax $13,844 $2.66 per capita Gas Tax $85,142 $16.37 per capita Business License N/A Estimate unavailable Fees Animal License $1,000 $0.19 per capita Fees Miscellaneous Fines $4,300 $0.83 per capita. Miscellaneous Fees N/A See Table _,tor sq.ft. per unit and Appendix for Building Fees TABLE 2 DUNA LA QUINTA PROPOSED DEVELOPMENT SCHEDULE ESTI- DEVELOPMENT TYPE OF NUMBER OF UNITS MARKET VALUE PER "ATED SCHEDULE DEVELOPMENT OR SQ. FTS. UNIT OP. Year 0 - 1 *Townhome with 5389 (1983) Subterranean Garage 35 - 2100 sq.ft. $ 262,500: *Single-family Condo Attached 47 - 2100 sq.ft. $ 262,500. Year 1 - 2 *Townhome with 5447 (1984) Subterranean Garage 25 - 2100 sq.ft. $ 262,500 Year 2 - 3 *Single-family Condo 561 (1985) Attached 46 - 2100 sq.ft. $ 262,500 *Townhome with Attached Garage 47 - 2100 sq:ft. $ 273,000 $ 80,000 Year 3 - 4 *Hotel Units 100 per unit '391 (1986) *2-3 Story Apts. 100 - 560 sq.ft. $ 90,000. Year 4 - 5 *Commercial 39,204 sq. ft. $ 43,124 6121 (1987) *Single-family Condo Attached 50 - 2100 sq.ft. $ 262,500 *Townhome with Attached Garage 50 - 2100 sq.ft. $ 273,000 Year 5 - 6 *Commercial 98,010 sq. ft. $ 107,811- C-51 (1988) *2-3 Story Apts. 100 - 560 sq.ft. $ 90,000 Year 6 - 7 *2-3 Story Apts. 200 - 560 sq.ft. $ 90,000 611 (1989) Year 7 - 8 *Single-family Condo 7271 (1990) Attached 100 - 2100 sq.ft $ 262,500 *Townhome with Attached Garage 100 - 21,00 sq.ft $ 273,000 TABLE 2 (cont.) 4VSTI- DEVELOPMENT TYPE OF MATED SCHEDULE DEVELOPMENT )OP. Year 8 - 9 *Single-family 7639 (1991) -,,Detached Year 9 - 10 *Single-family 8006 (1992) . Detached I NUMBER OF UNITS MARKET OR SQ. FT. VALUE PER UNIT 160 - 2700 sq.ft. $ 378,000' l 160 - 2700 sq. -ft. 1 $ 378,000 SECTION II. PUBLIC SERVICE COST IMPACTS It is anticipated that Duna La Quinta will impose re- curring costs upon the City of La Quinta. Only annually re- curring costs will be considered in this analysis. A. General Government - 1982-83 Budget Figure 10% Yearly x - Annual Cost Infl. Population Incr, per capita B. Public Protection - based on financial operations of fire and police protection. 1982-83 Budget Figure 10 % Yearly x = Annual Cost Population Infl. per capita Incr. C. Parks and Recreation - Local recreational facilities are provided by the Coachella Valley Parks and Recreation District. Due to the extensive recreational facilities within the pro- posed Duna La Quinta project, it is anticipated that there will be no impact on the off-site recreational facilities near the project area. 1982-83 Budget Figure 10% Yearly x Infl. � Annual Cost Population Incr. per capita D. Public Ways and Facilities - based on road maintenance and repairs in the City of La Quinta. The cost is divided into residential and commercial factors determined by the percentage of developed land within the City. RESIDENTIAL: 0.98 x 1982-83 Budget Figure - Annual Cost Population per capita COMMERCIAL: 0.02 x 1982-83 Budget Figure = Annual Cost Population per capita 10 TABLE 3 PER CAPITA COSTS FOR 1982-83 CITY OF LA QUINTA PUBLIC SERVICE COSTS CITY OF LA QUINTA 1982-83 BUDGET FIGURE PER CAPITA COST for 1982-83 General Government $191,400 $36.80, Public Protection $196,000 $37.71 Parks and Recreation $8996 $1.73 Public Ways and Res.: $83,300 $16.00 Facilities Comm.: $1,700 $0.33 11 SECTION III. SUMMATION Table 4 and Table5 present a comparison of the estimated revenue and public service cost impacts on the proposed Duna La Quinta project. 12 Mi 13 rel .--1 O r- p O N O` c0 r- O H 00 O .--1 H rn 10 10 a% CO c0 O r--1 Cl O �7 Vl Vl Ia',^ .. ^ co Vl cn 10 �D Vl V'1 H 1-1 rn 1-1 00 1-4 1-1 -4 N N O Vl CV 10 O c`-1 Vl 00 J J O Ln .-I 1D C'1 -T -T r-1 O\ ON 1.0 N O O c0 00 CO 1--1 O s rl Vl a, -1 r--1 r--1 C) -T cr s N O r-1 O -T V-1 �D N O r--1 10 cl 'O N cn 10 00 011 00 ON -T N O UN Vl ^ N c0 N 1.1 O\ Vl N Vl O r --i 00 H cn .--1 r-1 Cl O Vl ID Vl O C\ 00 r--1 O� N 00 10 N O Vl V•1 C� ON Cl) Cil 10 r- co N O t` 00 .--4 -7 H J 00 10 r-1 �o H 10 M 00 H 1.0 N C 1 N 00 N 7 O �T r -i Vl 00 O O V-1 N r--1 N rn c0 Cl Crl Vl c0 V"1 r-1 1-1 r- Vl r- O\ kD N m Cil N �D 00 ID r- r- IT O Vl cn N C''1 -T r1 O� I Vl r -A 00 rl 00 O r-1 Vl Cl .--1 N O\ Vl N Ln N H Cil N O r- Vl O Vl N t\ Vl Ol N t Cl 00 Cl) O I'D �T Vl 00 O r--4 N 00 -T -4 N c0 00 I all � r -i ID N Crl N c'1 O f'•1 r-1 r --I �T 00 O\ CO Ln N cn O O N O N Q\ Ln r -i 10 N O all O W c0 O r, T 00 IT 00 c" 1 I r-1 rn Vl rn r-4 r, N r� cn r --i r- N c•'1 -T t` N CO Vl m r --I 00 00 N �T V"1 --T N N O\ t` cn 00 1 ! �D Vl r- Vl O Vl 00 c0 I ON I 1 ON 10 N O 1-4 --T N c0 N ^ .. Ln p r --I Q\ O N r\ Ln r- r--1 . 1 cn Vl V1 -T cn 00 N 00 I 1 r, \.D r- N -Z Ln N M cn N r- -Z N a0 cn co r-1 �T O Vl cn 7 %D rn 00 Ol O O\ O O cn Vl O� r --i 1-1 00 I 1 N -4 r-♦ Cil O 1 m I 1 cn O r4 Cl lD r-1 c`l Vl 00 Vl Cl Vl Vl 1-4 X ro En T n rn d V L a ri 01 a r17 H C ro u I v C a o ro N •r1 c W a a H (y •r1 -4 a 7 -4 O C 01 W a y cn a 1. u ro X r -1++ H ro C 7 7 z 7 n O 00 a U H a O O W O F+ 'r1 C •rl U a a > U'1 u X a cn a O 01 •r1 G C W C ro cn T ti4 •r1 a ro co [� a a H L V •r1 L > L X r -i r-1 7 •r1 w •H 1-4 U a ro r-1 1--1 r -A r--7 C (n (n .0 U 01 w a S4 L4 H ro a a d J C a C D• w -0 u O (n ro E u u O > 0 r C 0 u u co m •r+ cn n z >J ro u >4 0 a . cl '4 --+ z 13 T. n CT Ln �D r -I M N 117M N Ln M 00 �D If"1 H Cn N r-1 r-1 r -I LO O M ri 00 O rl O O Ln C I CT 1 Cn ri C7� 00 V1 C1� r N i 00 1/•1 r-1 Ln M Vl ri r -I N 110 Ln CT O r - O all O M O M r-1 r` Ln Ln �D 00 I O n r� 00 N N 7CT00 00 \D 00 O d r -i I 14 Ul C1� M co D r I M O N ir1 ri r -i 1 G1 I Cr, I'D �D N r -i N D O" �7 M U-)oo 1!1 U•1 �7 I cn Ir lr N CT C7, I rn v) O 00 Lnt` r` cc O 00 M I LO �D M 00 CT t1.1 c'1 M I CT M M —4 r� r-1 00 N �D M CO N M 1!l I CT r i —4 00 D r N n O � 00 N N ON D r� N 00 7 �7 1 CJS CT �7 CT Ln �D r -I M N 117M N Ln M 00 �D If"1 H Cn N r-1 r-1 r -I LO O M ri 00 O rl O O Ln C I CT 1 Cn ri C7� 00 V1 C1� r N i 00 1/•1 r-1 Ln M Vl ri r -I N 110 Ln CT O r - O all O M O M r-1 r` Ln Ln �D 00 I O n r� 00 N N 7CT00 00 \D 00 O d r -i I 14 u1 D 7 co M O CT `D o0 ir1 ri r -i 1 G1 Ln r-4 I'D �D N O M D v1 N U-)oo o O I cn Lnt` r` cc O 00 M I M '-'� c+•1 c'1 d' M M —4 Ll 00 r I ri M CO u'1 110 vl I CT M 00 00 O O a0 N N ON D r� N 00 7 �7 1 N M r -I Ln M as N N ri 00 CN r-1 O I Cn O r-1 p r: M L G G O E SGa U cti aJ al y 7 L U) U O O T cn U Sa a) G = •4 O r-4 L m C� u u y4 r •r H y r4 r •r J CT Ln �D r -I M N 117M N Ln M 00 �D If"1 H Cn N r-1 r-1 r -I LO O M ri 00 O rl O O Ln C I CT 1 Cn ri C7� 00 V1 C1� r N i 00 1/•1 r-1 Ln M Vl ri r -I N 110 Ln CT O r - O all O M O M r-1 r` Ln Ln �D 00 I O n r� 00 N N 7CT00 00 \D 00 O d r -i I 14 APPENDIX 8 S 8 8 8 8 8 8 8 8 8 8 S SSS S S S 8 r S In `� m r- QQ o O o .i o O o o O 0 O o O gm r- n ---1 o. O1 o O N o O 0 O N I = N OO O O a7 O� N O C� 1 lO O +�N i r- vN N O to — r- N � O� v -T r'l � W r- Y r � S o b oa0oSSS o o 0ooa S o0 CMw Oo o 0 1 to O O, O, O O O O ; 112 0i C C cr Q M O c -T N Cl) N N rl- N m W Y J < U O O O O O O O O O O O O O O O O O O O O O O O O O O O O O O O O O O O O O O O O O O 4 i O O O S OO O O O O O O O O O O O O O O O J w r , . , o . o . 0 • 0 r o r O • O . O O . O . O . O r O o 0 0 < ✓1 I LL ¢ O w I 1 Z 1 j uj 8 8 S 8 S 8 S S 8 8 8 0 8 8 9 8 8 S S S 8 ► < 1 W O J r F- CC) <v cr c < < � N W i rn W Z W W C/) J N H fn E--FY 6 F [+W� U Nary Z a. rn W W a rn o 0 o Q Yr a v d N N cv a wn _ 44 ~ z< O vl F 1 W I 1 1 F O U U U W W, Uy z 2 d N rn � � X07 ..7 W U O [+. F 0.. O F 7 N Q dJ IU -I W a ] a Izi H wo rC���i a rn h tzi x r-3CIL. V3 0 I< O 0 V X C.. CQ < co U u] R O M O � O _N pry (� (ryy M (y O O O O Qry O O M M M M n'1 rnn+""111 n'1n Men M r'1 M Cl) M M M rn M r"1 I 1 I 1 I I I I I 1 1 I I I 1 I 1 I N N N ? � O 0 0 0 0 0 0 0 0 0 O 0 0 0 0 0 0 0 Type III-1-Hour ........ 45.30 �Comme Ia' I .. -*........ 2.80 - Type 114---N............. 43.00 Residential .......... ... 2.40 - J Type V-I-Hour ........ 40.20 SPRINKLER SYSTEMS. - - - , ... , 1,30 Type Vit............. 38.40 4. CONVALESCENT HOSPITALS: ' Add O.E petcenl to tool cost for each story ovw three. •Type l or It F.R........... 78.10 ' Type V-1- Hour........ Type V-1-Hour ........ S. DWELLINGS: 64.00 55.30 1982 Type V--Masonry....... 50,30 39.10 J Type V-Wood Frame ... Basements-- asements-Finished 46.90 35.50 Regional Modifiers Finished............. 12.20 9.00 Unfinished ........... 9.60 7.10 The following modifiers -are recommended for use in 6. HOSPITALS: conjunction with the Building Valuation Oau. In &". *Type I or 11 F. R........... 96.30 110n, certain local conditions may repuire hither modifi. Type III-1-Hour........ E5.B0 Vons. To use these modifiers merdv multiply the Inted cost per square foot by the appropriate regional modifier. T V-1-Hour ........ Type 78.70 For example: 7. HOTELS AND MOTELS: To adjust cost of a Type V-N o6ice building of ave+age BuildngType i 'Type I or II F. R..... - ..... 111-1-Hour.. . ..... 57 80 49.60 construction for the Texas area, select Regional Modifier 0.7E and unit cost from Valuation Oats, S36.90. Type III-N............. 47.60 V(.{ '] � >� ']a � Type V-1 -Hour ... , .... Type V-N ...... . ...... 44.71 42.80 0.7E x $36.90 e. S29.75 (adjusted cost per square (ogtl �• O � 8. INDUSTRIAL PUNTS: Type I or II F.R........... 35,20 Eastern United Slates Modifier Data Type 11-1 -Hour ........ Tvpe 11---(Stock) ......... 22.40 '0.50 Connecticut ......... • • • • .. Delaware .......... 0.87 0 85 Type III-1-Hour ........ 28.40 District of Columbia ........... 9.84 Type IIIA............. 27.20 Florida......................- 0.77 Tilt-up................. 1.7.00 Georgia.....:................ 0.74 Type V-1-Hour ........ 22.40 Maine ................... . .. . 0.83 Type V--- N .......... . 20.50 Maryland .................... 0.80 9. MEDICAL OFFICES: Massachusetu ................ 0.88 'Type ! or II F.R........... 72.60 New Hampshire .............. 0.79 Type III-1-Hour ........ 58.20 New Jersey ................... 0.91 Type III-N............. 55.50 New York POO $ Type V-I -Hour ........ 53.40 New York City ..... - _ 1.00 0.88 Type VA ............. 51.60 Other.................. //S• CCS -< 3. OFFICES: *Type 64.60 North Carolina................ Pennsylvania 0.73 T! I or II F.R........... Z�r , Type III-1-Hour ........ Type ill-N............. 46.70 44.70 Philadelphia. ...... - .. - . Other .................. 0.89 0.87` Type V-1-Hour ... - .:: ; Tvpe V-N • , • • • • • • • • 39.70 36.90 Rhode Island ................. South Carolina ..... . .......... 0.89 0.72 rt. PRIVATE GARAGES: Vermont ..................... 0.80 J Wood Frame ........... 11.70 Virginia...................... 0.75 Masonry ............... 15.40 West Virginia ...... --......... 0.86 Open Carports....... , 6.20 Central United States Building Valuation Data 12. PUBLIC GARAGES: 'Type Ior11F.R......... .. 29.00 Alabama ..................... Arkansas 0.74 0.75 Tvpe 11-N ............. 19.00 ..................... Illinois....................... 0.90 At the request of numerous budding orficials. 8urlding Type III-1-Hour ........ 23.00 Indiana ...................... 0.85 Standards or,en the follow ng buddint valuation data Type III-N............. 19.00 Iowa• .... • • • ` • • ` ` ` • ' • � ° 0.85 rerresenen average costs lot most bueldin s Because g9 s Type V-1 -Hour ........ 18.80 • . Kansas....... ........ ........... 0.80 estdemial bu.id,nes are the most common tot many 13. RESTAURANTS: Kentucky......... 0.82 _ cilres, r o general classes are considered for these, one Type 111-1 -Hour........ 58.90 lot -average' construction and the other sot -good'• Type III-N............. 54.30 Adwstments snould he made for soecial architectural or Type V--I -Hour ........ 51.00 47 60 ROOM iI.QO SQ. t structural features and location of the protect. Oftenh h- 4 Type VA............. ES..ADDITIONS....,�ygr �s GARAGES ....... �+-`is SQ. e• or lower unit costs may result 'v 14. STORES: 'Type 1 or II F.R.oar ....... • 46.70 COME INATION PATIOS f tJ1RPORTS..... E.00 SQ. t The unit costs are intended to coni wdh the define- -valuat Tyle III-1-Hour........ 76.30 AA PATIO S..M (CONCRETE FUITWORK).... SL 2.50 SQ. tion a on'• in Section 423 of the Uniform Build. Type III-N 34.40 PATIO COVERS...................... 5.50 SQ. ,ng Code:nd thus include architectural, structural, elec- ............. Type V-1-Hour ........ 31.70 W000 i CHAIN LINK FENCES.......... 1.00 SQ. trical, plumbing, and mechanical work, except as Type V-N 29.50 BLOCK WALLS....................... 2.50 SQ. sciecelecal1v listed below It also includes the contractor's ............. IS. SCHOOLS: RETAINING WALLS................... 3.50 SQ. pont which should not be omened it he Has a financial Type Ior11F-R 72.60 WROUGHT IRON...................... 7.50 SQ. SQ- interest en the arotect Tlw delermination of plan check fees for proiecls ........ ... Type Ill-1 -Hour ........ 51.00 PAVING.......... ............ `- ` �- r.�,�q s %/`K.:-f.YIfL 1.25 /s re.ee`.ed by the International Conference of Building Type til-ry............. Tvce V-I -Hour ...... - . 4e.70 45.70 Wtsttrn United States olfecials will be based on valuation computed from 16. SERVICE STATIONS: Alaska ....................... 1.35 lhrse figures. Type II-N . ........... 44-00 Arizona. ............... 0.90 Cost per Type III-1-Hour ....... . 47 90 California October. 1981 Square Foot Type V-I -Hour ........ 30.30 Los Angeles ............ 1.00 Occupancy and Type Good Average Canopies ............• 15.20 Lake Tahoe............. 1.02 1. APARTMENT HOUSES: 17. THEATERS: San Francisco........... 1.02 'Type 1 or II F R........... S61.70 51.30 Type I or II F R........... 66.20 Other.................. 0.98 Type V-Masonry Type 111-1-Hour ........ 49.40 Colorado ........... . ......... 0.85 (o Type Illl........... 48.00 39.10 Type 111-N........... _ 46.70 Hawaii ...................... 1.22 Ts pe V-Wood Frame .. 40.30 33.90 Tvpe I-Basement Garage 22 30 Type V-I -Hour ........ Tvoe V-N _ .. 44 10 41.90 Idaho........................ Montana ..................... 0.84 0.83 BANKS: ......... 18. WAREHOUSES: Nevada . .............. 094 ' Ts pe I or It F R 85 60 Type I or 11 F R........... 30.20 0.,-9 Tvpe III-1-Hour 69 80 Tvpe II or V-I -Hour .. 19 80 Oregon.. .. .. ... 0 89 Tsa111--♦ 67 90 Tvpe 11 or V­14........ 17 00 Utah 0.80 Ts pe V- I -Hour 61.70 Tvpe 111-1 -Hour ........ 22.00 Y,'dshingion 0.44 ripe V-N 39 60 Tv pe 111-N ...... ..., 19 30 Wvomeng _ 0 87 APPENDIX 11 February 18, L983 J, I ASSOCIATES LANDMMT SPECIFIC PLAN BOUNDARY A11 those portions of Section 6, Township 6 South, Range 7 East, S.B.M. and Government Lot 1 in Section 1, Township 6 South, Range 6 East, S.B.M., described as follows: Beginning at the Northeast corner of said Section 6, said corner being the centerline intersection of 50th Avenue and Adams Street; Thence S.00°02'26"W. along the Easterly line of said Section 6, also being the centerline of said Adams Street, a distance of 2636.26 feet to the East one-quarter corner of said Section 6,- Thence ;Thence S.00°05'40"W. continuing along the Easterly line of said Section 6, also being the centerline of said Adams Street, a distance of 2635.42 feet to the Southeast corner of said Section 6, said corner also being the centerline intersection of said Adams Street and 52nd Avenue; Thence S.89°51'13"W. along the Southerly line of said Section 6, also being the centerline of said 52nd Avenue, a distance of 140.68 feet; Thence Northwesterly continuing along said centerline of 52nd Avenue on a curve concave Northeasterly having a radius of 800.00 feet, through an angle of 40°37'40", an arc length of 567.27 feet to the Westerly line of the East one-half of the Southeast one-quarter of the Southeasterly one-quarter of said Section 6; Thence N.00°03'38"E. along said Westerly line, a distance of 1125.33 feet to the Northwest corner of the East one-half of the Southeast one-quarter of the Southeast one-quarter of said Section 6, said corner being on the Southerly line of the Northeast one-quarter of the Southeast one-quarter of said Section 6; Thence S.89°54'42"W. along said Southerly line, a distance of 663.07 feet to the Southwest corner of the Northeast one-quarter of the Southeast one-quarter of said Section 6, said corner also being the centerline intersection of Aver -Lida Nuestra and Calle Rondo; J F DAVIDSON ASSOCIATES is IV[[_ til (;INEEAING JLAfJ N!N(3 .FaVLVING ENVIFIONMENTAI Thence N.00°03'09"E. along the Westerly line of the Northeast one- quarter of the Southeast one-quarter of said Section 6 also being the centerline of said Calle Rondo, a distance of 1319.55 feet to the Northwest corner thereof, said corner also being the Southwest corner of the Southeast one-quarter of the Northeast one-quarter of said Section 6 arra the centerline intersection of said Calle Rondo and Calle TarrVico; Thence N.00°00'01"E. along the Westerly line of the Southeast one- quarter of the Northeast one-quarter of said Section 6, also being the centerline of said Calle Rondo, a distance of 1318.52 feet to the Northwest corner thereof, said corner also being the Southeast corner of the Northwest one-quarter of the Northeast one-quarter of said Section 6 and the centerline intersection of said Calle Rondo and Avenida Ultimo; Thence S.89°59'06"W. along the Southerly line of the Northwest one- quarter of the Northeast one-quarter of said Section 6, also being the centerline of said Avenida Ultimo, a distance of 1097.54 feet to a point which bears N.89°59'06"E., a distance of 230.00 feet frau the Southwest corner of the Northwest one-quarter of the Northeast one-quarter of said Section 6; Thence N.00°00'24"W. parallel with the Westerly line of said Northwest one-quarter, also being the centerline of Washington Street, 60.00 feet wide, a distance of 342.00 feet; Thence Southwesterly on a non -tangent curve concave Southeasterly having a radius of 300.00 feet, through an angle of 03°31'18", an arc length of L8.44 feet (the initial radial line bears N.33°02'05"W.); Thence S.53°26'37"W., a distance of 26.49 feet; Thence Southwesterly on a curve concave Northwesterly having a radius of 100.00 feet through an angle of 20°30'00", an arc length of 35.78 feet; Thence S.73°56'37"W., a distance of 73.06 feet; Thence Southwesterly on a curve concave Southeasterly, having a radius of 150.00 feet through an angle of 14°20'00", an arc length of 37.53 feet; Thence S.59°36'37"W., a distance of 31.38 feet to the Easterly line of Washington Street, 60.00 feet wide; �F. Thence S.89°59'36"W., a distance of 30.00 feet to the Westerly line of the Northwest one-quarter of the Northeast one-quarter of said Section 6, also being the Easterly line of the North one-half of the Northwest one-quarter of said Section 6, and being the centerline of said Washington Street; Thence 5.00'00'24"E. along said last mentioned line, a distance of 249.15 feet to the Southwest corner of the Northwest one-quarter of the Northeast one-quarter of said Section 6 also being the Southeast corner of the North one-half of the Northwest one-quarter of said Section 6; Thence S.89°59'27"W. along the Southerly line of the North one-half of the Northwest one-quarter of said Section 6, a distance of 50.00 feet to the most Easterly corner of that certain parcel of land conveyed to Beverly Eiills hotel Corporation, et al, by Deed recorded January 18, 1982 as Instrument No. 9880, Official Records of Riverside County, California; Thence N.31°00'37"W. along the Northeasterly line of said parcel of land, a distance of 125.12 feet to the most Northerly corner thereof; Thence Westerly along the Northerly line of said parcel of land conveyed to Beverly hills Hotel Corporation, et al, and the Southerly line of that certain parcel of land conveyed to Coachella Valley County Water District by Deed recorded April 4, 1978 as Instrument No. 63360, Official Records of Riverside County, California on a non -tangent curve concave Northwesterly having a radius of 2920.00 feet, through an angle of 14°48'46", an arc length of 754.91 feet to the Westerly line of that certain parcel of land conveyed to Beverly Hills Hotel Corporation and described as Parcel 3 in Deed recorded February 4, 1974 as Instruirent No. 13768, Official Records of Riverside County, California, (the initial radial line bears 5.26°28'52"E.); Thence 5.00°00'24"E. along said Westerly line, a distance of 825.20 feet to the Northeast corner of that certain parcel of land described in the second exception in the Deed to David Altman, et al, recorded August 23, 1972 as Instrument No. 112481, Official Records of Riverside County, California; Thence S.89°59'00"W. along the Northerly line of said parceL and the Northerly line of that certain parcel of land secondly described in the Deed to George H. Scott, et al, recorded March 15, 1957 as Instrwnent No. 19186, Official Records of Riverside County, California, a distance of 460.21 feet to the Northwest corner thereof, said corner being on the Easterly line of that certain parcel of land conveyed to Frank W. Hutchinson, et ux by Deed recorded June 19, 1964 as Instrument No. 75652, Official Records of Riverside County, California; Thence NORTH along said Easterly line, a distance of 129.95 feet to the Northeast corner of said parcel of land; Thence S.89°59'00"W. along the Northerly line of said parcel of land, a distance of 200.00 feet to the Northwest corner thereof; Thence SOUnI along the Westerly Line of said parcel of land and the Southerly prolongation thereof, a distance of 484.95 feet to the Southerly line of the Northwest one-quarter of said Section 6, also being the centerline of said Calle Tampico; Thence S.89'59'00"W. along said last mentioned line, a distance of 566.53 feet to the Southeast corner of the Westerly 660.00 feet of the Southwest one-quarter of the Northwest one-quarter of said Section 6; Thence N.00'00'40"W. along the Easterly line of said Westerly 660.00 feet, a distance of 1120.79 feet to the Southerly line of that certain parcel of land conveyed to Coachella Valley County Water District by Deed recorded September 14, 1978 as Instrument No. 193567, Official Records of Riverside County, California; Thence N.89°56'53"W. along said Southerly line, a distance of 560.00 feet to the Southwest corner of said parcel conveyed to Coachella Valley County Water District, said corner being on the Westerly line of the Northwest one-quarter of said Section 6, said line also being the Easterly line of Governcrent Lot 1 in said Section 1; Thence N.00°00'40"W. along said Last mentioned line, a distance of 439.87 feet; Thence Northwesterly on a non -tangent curve concave Northeasterly having a radius of 223.00 feet, through an angle of 08°28'38", an arc length of 32.99 feet to the Southerly line of that certain parcel of lane conveyed to f arutiiark Land Ccxnpany, Lnc. by Deed recorded Decetrber 7, L982 as Instrument No. 210862, Official Records of Riverside County, California, (the initial radial line bears S.28°22'13"W.); Thence S.89°59'20"W. along said Southerly Line, a distance of 89.24 feet to the Southwest corner thereof; Thence N.00°00'40"W. along the Westerly Line of said parcel of land, a distance of 300.00 feet; Thence Northeasterly continuing along said Westerly line on a curve concave Southeasterly having a radius of 425.00 feet through an angle of 43°33'20", an arc length of 323.08 feet to the most Northerly corner thereof, said corner being on said Easterly line of said Government Lot L, also being the Westerly line of Northwest one-quarter of said Section 6; Thence N.00°00'40"W. along said Last mentioned line, a distance of 252.15 feet to the Northeast corner of said Government Lot 1; Thence N.00°05'00"E. along the Westerly line of the Northwest one- quarter of said Section 6, a distance of 106.13 feet to the centerline of said 50th Avenue; Thence N.77'49'52"E. along said centerline, a distance of 298.78 feet; Thence Easterly continuing along said centerline on a curve concave Southerly, having a radius of 2000.00 feet, through an angle of 12°09'52", an arc length of 424.62 feet to the Northerly line of the Northwest one-quarter of said Section 6; Thence N.89°59'44"E. along said Northerly Line, also being the centerline of said 50th Avenue, a distance of 1999.25 feet to the Northeast corner of the Northwest one-quarter of said Section 6, said corner also being the centerline intersection of said 50th Avenue and said Washington Street; Thence S.00°00'24"E. along the Easterly Line of the Northwest one- quarter of said Section 6, also being the Westerly line of the Northeast one-quarter of said Section 6, and being the centerline of said Washington Street, a distance of 854. L8 feet; �`jzj12 Thence N.89°59'36"E., a distance of 30.00 feet to the Easterly line of said Washington Street, 50.00 feet wide; Thence Northeasterly on a non -tangent curve concave Northwesterly having a radius of 2680.00 feet, through an angle of 25°02'06", an arc length of 1171.01 feet to the Southerly Line of said 50th Avenue, 60.00 feet wide, (the initial radial Line hears S.32°39'51"E.); Thence N.00°00'29"E., a distance of 30.00 feet to the centerline of said 50th Avenue, also being the Northerly Line of the Northeast one- quarter of said Section 6; Thence S.89°59'31"E. along said Northerly Line, also being said centerline of said 50th Avenue, a distance of 1807.70 feet to the point of beginning. .TI'S/MC/nb APPENDIX III D r. IIYDROLOC Y Following are the assumptions made to determine the 100 year flow from the L9 sq. mile offsite drainage area: a) 17 sq. mi. mountains infiltration rate: 100 in/hr. 2 sq. mi. alluvial fan or desert ELoor: 300 in/hr. i,40Lght(2d j\veragc: L'_' in/hr. b) Length of basin: 11 miles c) Delta elavation: 5085 ft. d) Lag time: 90 minutes e) 6 hr. total storm: 2.0 inches average f) 24 hr. total storm: 5.5 inches average Using the above data the maximum L00 year flows were calculated to be: 6 lir.. = 7400 (--Cs - govern~ 24 hr. = 5100 cfs Using figure. 23 "Peak Discharge - DraLna;c Area Relationships" from Bechtel's I -Report foc L9 sq. mi. the standard project flood would be 12,500 cEs. 7400/12500 = 60% ± -)t,!�. L� rLi��T . A: L., 1 100 YR 5 MR STORM 30 MIN UNIT TIM-- 40.0 MIN LAG TIME 2.80 IN TOTAL STORM .120 IN/MR LOSS FAT= 11.0000 SO MI DRAINAGE AREA DESERT S-CURVE YJ. AA AAAA lug AA •V � J. Jr Jerry S "�""`' YryryY YYYY J,yy MY YA UNIT 0RAPH 260 1255 3)S C44t 1325 a.6 518 497 351 267 237 X41 201 162 1Z� 95 72 72 65 43 41 41 41 33 ���^^A"YM ^�`1•YY YYY h`Y'•'y'Y '�"i`Y JI YYYM YY 1`Y Ji`M ��•`Y HNTT TIM= TCTAL EFFE�TIVt LCSS RUNOF�: VOLUME TOT VOL PERICC TIME PA:N :ATE CFS ACRE FT ACPT 00113 :C.12 11. 75 ).315 J. ?15 001 JC' ).iC .i- :ZZ.�: 5.JE0 5.37 _ )O1 30 i. 1: .i_ C .?: 15.7:_ 22.762 4 uGZ JO �.1. .:_ 742.1E 313.•55? 53. 330 5 002 30 ).15 .1' 10t7.37 44.115 97.445 6 0110,3 JO 0.1G .12 13C4.57 53.312 151.356 7 00 3 13•_ • 1 1 J L 1•' h 7 C 214.247 V �G`� �� J • 131 • 1._ . -7>... 77. 1 13 2y 1. 1 � 3 r 004 30 .2 2. 30 1013. 120 391. 3E 3 1C 005 JO J.7: .12 =174.36 131.172 523.355 11 005 3G 4563.44 14:•.573 711.523 12 705 0 ,.._ ..a F 6.:. _ 3.94% 377.:75 .: JC, 3G J. i .`�_ 30;.41 1'75.17 14 JC I 130 c ?V ...2 8 1 JC' 7. .)S 7 15 J 0 7 30 9.cc .GO 24-C 7.46 142.!?7.3 164 .?67 16 003 JO 0.JC .01) 2343.30 97.037 1747.1354 17 003 30 0.06 .00 1743.30 72.037 1819.091 18 009 00 ).00 .00 1357.3? :5.111 1975.202 19 009 30 O.00 .00 1033.15 42.725 1917.927 20 010 OC 3.130 .00 n27.12 34.173 1952.105 Z1 O1') 30 0.0C .0 557.59 23.367 1980.973 22 111 JC O.0L .00 57?.0o 23. 32 8 2004.?01 23 011 30 0.0C .00 469.39 19.396 2024.297 24 012 00 0.00 .00 375.53 15.522 2939.319 25 012 30 0.0G .63 301.33 12.452 2052.270 26 013 JO 3.0C .00 247.00 10.207 2062.477 27 013 30 J.L .CG 219.137 9.052 2071.`29 Z 014 )G 0.0C .GJ 137.SS 7.75 2073.285 23 014 30 O.JdC .00 143.13'• 5.162 2085.443 30 015 00 0.CC .GJ 133.77 5.529 2090.975 31 015 30 ).130 .00 121.48 5.020 2-095.995 32 015 JO J.3C .0'13 107.10 4.425 2100.421 3_� 016 3C O.00 .0'13 b,2.?0 3.42 2103.346 34 017 OO O.OG .OJ 49.14 2.031 2105.?77 35 017 30 O.00 .C'J 4.?0 0.205 2106.)?3 =L 0'n -AT1 5TCR_L IN ILt F1 -10. VOLUM_ CAT STJP_Z IN �:ILt V1 CJD JUN L:. .U:'NT� AkE'1 i 100 TR 24 HR STORM 30 MIN UNIT TIME 90.0 MIN LAG TIME 5.50 IN TOTAL STORM .120 IN/HR LOSS RATE 19.0000 SQ MI DRAINAGE AREA DESERT S -CURVE Y�Y� �YY1 �`M 1=Y Y��Y YY1LM 1�Y 1•Y Jy� M�Y�!` 1`�'�� yy h•1`TY UNIT GRAPH 260 12:5 3093 2445 1325 850 613 497 351 237 201 162 129 99 72 72 66 43 41 41 41 33 Y Y ` Y Y Y �!` Y Y Y Y Y 7• Y �!` 1• 'I` Y Y Y Y 1` Y UNIT TIM_ TCTAL EFFECTIVE LOSS RUNOFF VOLUME TOT VOL PERIOC TIME RAIN RATE CFS ACRE FT ACRE FT 1 000 3C 0.01 .05 1.43 0.059 0.059 2 001 70 0.01 .07 S3 0.369 0.427 3 001 30 0.01 .05 23.43 1.175 1.502 4 00? ')c. 3.)i .C7 47.50 1.967 3.569 O02 3C 0.61 .02 53.53 2.419 5.987 6 003 JG 0.01 .10 63.83 2.344 3.332 7 J 0 3 30 0.01 .10 b1.51 3.363 12.200 004 10 J.J1 .11 9 5. 32 3.964 16.163 9 004 30 0.02 .12 110.2E 4.555 20.720 10 005 00 0.0S .12 139.30 5.756 26.476 11 005 30 0.02 .12 202.29 .359 34.935 ._ 005 36 J.JB .12 2°3.15 1:.701 45.535 ? 000 3C ). is .1 2 334.15 13.303 60.31-5 .Y JOr J� 1L 12 7 73.243 15 007 30 ).il .12 535.36 25.255 105.493 lb 003 J0 0.1t .12 823.29 34.227 139.725 17 008 30 0.21 .12 1045.82 43.216 182.940 18 009 00 0.24 .12 1356.10 56.037 238.978 19 009 30 0.31 .12 1757.90 72.641 311.618 20 010 00 0.35 .12 2195.17 90.709 402.328 21 010 30 0.21 .12 2645.06 109.300 511.628 22 011 00 0.3.-,. .12 2937.97 121.404 633.032 23 011 30 0.310 .12 2928.93 121.030 754.062 24 012 00 0.27 .12 3080.46 127.292 881.354 25 012 30 0.44 .12 3237.26 133.771 1015.125 26 013 00 0.51 .12 3452.21 142-653 1157.779 27 (313 30 0.62- .12 4093.32 169.145 1326.924 28 314 30 0.3: .12 4815.34 199.105 1526.029 29 014 30 0.46 .12 5322.38 219.933 1745.962 30 015 JO 0.44 .12 5212.70 215.401 1961.362 31 015 30 0.4G .12 5154.84 213.010 2174.372 32 016 JG 0.3G .12 5115.16 211.370 2385.742 33 01.5 30 0.01 .09 4799.44 198.324 2564.066 34 017 00 0.01 .06 4046.19 167.193 2751.264 35 017 30 0.0i .10 2865.42 113.406 2869.670 3b Ola 00 0.0? .C9 2013.23 83.398 2953.069 37 018 3C 0.01 .09 1554.97 64.255 3017.323 019 )G 3.Ji .0: 1-'43.51 51.387 3069.710 3� 013 3G J.Ji .C7 1010.35 41.750 3110.460 rC 020 JO J.01 .05 318.53 33.824 3144.284 41 020 30 0.01 .06 623.18 29.230 3172.514 42 021 00 0.01 .05 576.42 23.319 3196.333 43J2i 30 .05 43.34 19.97'_• 3216.306 44 022 )C ). Ji .G ; 40'0. 37 1S. 563 3232.875 »: x)22 ;G ).J: .u: ?_'9.�'_ 13.>�3 324.343 .h 023 :G J.)L .u4 _51..3 12.;)5» 3259.397 47 J_3 7..L .C4 _`.5.77 1C.. 3t + 3253.466 :0 02� C L 425.32 �.3`._ _'� S. 319 j2 3c. ).J .JJ 191.3: x.323 3?0.747 3293.185 :1 JG: 0 :.0L .vJ 11 .75 ..791 =297.955 267 41 APPENDIX IV APPENDIX V Page 2. thus efforts were directed toward Locus 11. A datum was set up and an 80 m2 grid imposed over the site area, which included almost all surface material. Within the grid were two areas of major surface concentration of cultural materials and a generalized disperse scatter of potsherds, lithics, shell, and bone fragments. The 80 m2 grid was first sub -divided into 20 m2 units, then further divided into 1 m2 units in the areas of heavy concentration. All 1 m2 units were recorded and collected. Several of these units were also excavated and screened to determine the extent of the deposit. The 20 m2 units were recorded and described, qualitatively and quantatively as to surface content. In addition, photographs were taken of the site and ecofactual samples recovered. All materials collected have been returned to ARMC for cataloguing and analysis. The field portion of this data recovery project has been completed and the La Quinta Resort Hotel/Landmark Developers, is cleared to proceed with their project. In the event that archaeological materials are encountered during further earth -moving activities, a qualified archaeologist should be consulted to evaluate their significance. A final report will be submitted after the completion of laboratory analysis. If there are any questions regarding this matter, please feel free to contact our office. Sincerely, Patricia Jertberg Project Director PJ:jh Enc I. Archaeological Resource Management Corp. July 6, 1982 Landmark Developers La Quinta Hotel Post Office Box ,1000 La Quinta, CA 92253 Attn : Kevin Manning, Planner Archaeological Data Recovery Program at CA-Riv-1180, Archaeological Resource Management Corporation (ARMC), under contract to La Quinta Resort Hotel/Landmark Developers, conducted an archaeological data recovery program at CA-Riv-1180 on June 29 through July 1, 1982. The purpose of the project was to comply with conditions set forth in a report on a previous archaeological investigation performed within the project area (Jertberg 1981) and to mitigate archaeological resources impacted by current development activities. CA-Riv-1180, located in la Quinta, is a composite of numerous loci situated on the dunes north and south of Avenue 50 between Washington and Jefferson. Specifically, the study area includes loci south of Avenue 50, east of the La Quinta Storm Channel, extending to proposed Adams Street. The aforementioned report, covering this same parcel of land (formerly Tentative Tract #14325) recommended that additional work be conducted on two loci identified as Locus 10 and Locus 11 prior to development. Fieldwork commenced with a reconnaissance of Loci 10 and 11, and the surrounding area. At this time the areas of most critical concern were identified and the site boundary for Locus 11, delineated. Earth -moving activities and heavy equipment traffic had removed any trace of Locus 10, 12918 Haster Street • Garden Grove, CA 92640 • (714) 750-0874 COACHELLA VALLEY WATER DISTRICT POST OFFICE BOX 1058 • COACHELLA, CALIFORNIA 92236 • TELEPHONE 17141 398.2651 DIRECTOnS OFFICERS RAYMOND RUMMONOS.PRESIDENT LOWELL0 WEEKS GENERAL MANAGER—CHIEF ENGINEER TELLIS CODEKAS, VICE PRESIDENT BERNAROINE SUTTON, SECRETARY JOHN P POWELL VICTOR B. HARDY, AUDITOR PAUL W NICHOLS1 �7 0 REDWINE AND SHERRILL, ATTORNEYS July STEVE D BUXTON ly L , 1982 State of California Division of Real Estate 107 South Broadway, Room 8003 Los Angeles, California 90012 Gentlemen: File: 0421.1 0721.1 Re: Domestic Water and Sanitation Service for area described as Tract 18767, located in Sec. 6, T6S, R7E, S.B.M. The Coachella Valley Water District, in accordance with the District's currently prevailing regulations will furnish domestic water and sanitation service to this area. The area must be annexed to Improvement District No. 55 to obtain sanitation service. Yours very truly, Lowell 0. Weeks ,eneral Manager -Chief Engineer JZ:dlg cc: Riverside County Planning Commission, Riverside Department of Public Health, Riverside and Indio City of La Quinta, La Quinta Landmark Land Company, La Quinta cc BPS; All Letters Sent to: `►, Landmark Land Company DAILY Post Office Box 1000 La Quinta, California 92253 r L' r TRUE CONSERVATION USE WATER WISELY APPENDIX V1 'RIVERSIDECOQii7 7 t 9- { . 4 � 1 Mr. Larry Popp J. F. Davidson Associates P. 0. Box 493 Riverside, CA 92502 Dear Sir: BERNARD J. CLARK, SHERIFF �`tihia�X' 7.•!r Via` -'.T S yr6ik !L..�el:r= — MP.eA. August 2, 1982 This Department responds in a general way to environmental impact reports that are forwarded to us. These requests may come from other county and city agencies and from land developers working in the county. The Department recognizes that this county is developing quite rapidly and that each new development, houses or business, adds to the demands placed upon law enforcement in the county. The county's position is to maintain current knowledge and make projections into the future for increase in population. In doing so our desire is to keep pace with the development of the county as it relates to law enforcement needs. This is accomplished by the Department negotiating with the Board of Supervisors each year for personnel and equipment. There are a number of considerations which are stated here which may prove helpful to you. The county is divided into six Sheriff's station areas where ° this Department has facilities and personnel. Each station covers a rather large land area that is divided into "beat areas". Each station is open 24 hours per day and field personnel are deployed "on beats" in each station area 24 hours a day for response to calls for service. The Department provides the following services in the field: response to calls, follow-up investigation, limited patrol, and limited traffic control. In contract cities more patrol and full traffic enforcement is provided. Response times to calls vary greatly for many reasons, hence ° the use of any county average response time for specific areas is misleading. People commit crime. An increase in population in a development means an increase in crime; people bring crime with them. ADDRESS ALL COMMUNICATIONS TO THE SHERIFF PACE 2 Mr. Larry Popp August 2, 1982 Any new development should consider that lighting, street ° patterns, security hardware, building location, visibility and planting, among other items all influence the crime rate. 1982-83 Assignment by Sheriff's Station: Station Field Location Area Personnel Banning North border of County from 18 Badlands to Whitewater Blythe East county from Desert Center to 23 Colorado River. Elsinore Southwest county Alberhill, Perris, 32 Elsinore, Temecula. Hemet West center county Homeland, 32 Winchester, Hemet, San Jacinto, Idyllwild, Anza. Indio Center county from Whitewater 72 to Desert Center. Riverside Northwest county Corona, Norco, 112 Jurupa District, Gavillan Hills, Edgemont, Sunnymead. I trust this information may be of assistance. Sincetely, BEN CLARK, SHERIFF BC:vrm r r r r APPENDIX VII k 4600 Crestmore Road, P.O. Box 3507, Riverside, CA 92519, (714) 787-2551 Ms. Denise Poeletler J.F. Davidson Associates 74-133 E1 Paseo, Suite 10 Palm Desert, CA 92260 Dear Ms. Poeletler: September 21, 1982 w Q C,., Landmark Specific Plan 12 Unit Project -La Quinta RICHARD E. SIMONS Director This letter will confirm our conversation on September 16, 1982 regarding the above project. 1. The County has two parks in the vicinity. One is Fish Traps (208 acres), which is a historic park. It is currently undeveloped, and we do not have any development plans for this area in the near future. Our other facility is Lake Cahuilla (710 acres), which offers picnicking, swimming, fishing, individual and group camping. Trails extend out from Lake Cahuilla into the San Jancinto Mountains. 2. We don't anticipate any significant impact on our facilities or department from this project. Should you require further information regarding this matter, please do not hesitate to contact me. Sincerely, George Balteria Assistant Park Planner GB:sm Enclosure cc: Sam Ford Paul Romero APPENDIX VIII ;_.... � r A_ Rtrr:xa'rrii: n. E. NEWCOMB ROAL` C Or M15510NE R 6 COUNTY SURVEYOR Orr icr Or- ROAD c OANIS`10NI:R & (.OI!N7'}• �r,Rr•r: VOR Mr. Larry Popp J. F. Davidson Associates P.O. Box 493 Riverside, CA 92502 COUNTY ADMINISTRATIVE CENTER MAILING AOORESSI P.O. BOK 1090 RIVERSIOE. CALIFORNIA 02702 September 1, 1982 TELEPHONE (7141 767.6554 RE: Landmark Specific Plan - 50th & Adams Street Dear Larry: Your letter of July 26, 1982, requested information in regard to a Specific Plan for use by the City of La Quinta for processing the proposed Landmark Land Company development. The answers to the questions posed in your letter are as follows: 1. We would anticipate the proposed project of approximately 3,000 residents to generate 4,000 to 5,000 tons of refuse per year. 2. The waste generation factor for the 3,000 residents is I estimated to be 6 pounds per capita per day. 3. The proposed project would be served by the Coachella Landfill, which is approximately 13 to 14 miles from the proposed project. The Coachella Landfill has an estimated remaining life to well beyond the year 2000 at the present rate of refuse received, and has an estimated remaining capacity of 48,050,000 cubic yards. 1[ 4. Private haulers are responsible for collection and trans- portation of refuse under permits issued by the Riverside County J Health Department. 5. Possible mitigation measures that could be utilized to reduce waste generation are on-site composting of the plant waste from the golf course and the residential development.. Also, selective separation of waste in the residential development could make it ' economically feasible to recycle a portion of the waste stream. -', We are sorry for the delay in answering your letter. [f you have any questions, please do not hesitate to contact this office. Sincerely, A. E. Newcomb Road Commissioner � and County Sur`':Yy r I Rjymond E. JXISA REJ:mfa Road Division Enaineer APPENDIX IX TELEPHONE 398 2211 mptR I RR 11 1SiRICi POW E R D IV IS I ON C O A C H E L L A. CALIFORNIA 9 2 2 3 6 December 13, 1982 J. F. Davidson Associates 74-133 E1 Paseo, Suite 10 Palm Desert, California 92260 File No. 67-6D/82 Subject: Landmark Specific Plan - 1200 Unit project Attention: Larry Popp Gentlemen: In regards to subject project it should be noted that said project as well as other Landmark and Anden Corp. projects, has and will, overload our existing Marshall Substation beyond any expansion capabilities. As a result it will be necessary to establish a new substation site within the Landmark project. The best location for the substation is at the southeast corner of Avenida Nuestra and Calle Rondo and would measure 280 feet on Calle Rondo by 250 feet deep. It would also require the relocation of the existing 92, 000 volt transmission lines presently located at the Calle Tampico alinement through the proposed project, to a point 29 feet south, or one foot north, of the center line of Avenida Nuestra from Calle Rondo to Adams Street. We feel that the substation would be less esthetiely objectionable if Landmark placed an earthen berm, etc. , as shown on the attached drawing, on the north and east sides of the substation to screen same from subject project. Due to the time element necessary to design, order material and construct a distri- bution substation, it is vital that the District start as soon as possible in order to meet on-line date of June, 1984. Page 2 If you should require any additional information concerning this matter, or if we may be of any assistance in your project planning, please advise. Yours very truly, CHARLES C. WILLIAMS Chief, Electrical Engineer By: THOMAS G. HILL Supervisor, Distribution Enclosures G O -AAA (' :,X A14fT.1% NUS TRA ► c• 250+ C � LMY ht 7r NOWW r1t Jn�I��T� i�l 1nl�t 10' -I 1.0. �iNLG JWI ET (RAVE. 5urc,1nT10m 'AUt IMPERIAL IRRIGATION DISTRICT ALL•AM[RICAN CANAL POW[R 8YGTM IMPERIALVALLEYPOWER PROJECT PROPOSED LA QUINYQ SUB DAT[ /O' 19-,fZ JAPMOV90 NO. DAT19 DRAWN T 67-, N, r e f APPENDIX L SOUTHERN CALIFORNIA gas COMPANY 7700 CENTRAL AVENUE • RIVERSIDE. CALIFORNIA Meiling Address P O BOX 2200, RIVERSIDE, CALIFORNIA 92516 August 12, 1982 J. F. Davidson Associates 74-133 El Paseo, Suite 10 Palm Desert, CA Attention: Larry Popp Re: Landmark Land Company - La Quinta Location of Nearest Gas Main: In Washington Street. This letter is not to be interpreted as a contractual commitment to serve the proposed project; but only as an information service. Its intent is to notify you that the Southern California Gas Company has facilities in the area where the above named project is proposed. Gas service to the project could be provided from an existing main without -any significant impact on the environment. The service would be in accordance with the Company's policies and extension rules on file with the California Public Utilities Commission at the time contractual arrangements are made. The availability of natural gas service, as set forth in this letter, is based upon present conditions of gas supply and regulatory policies. As a public utility, the Southern California Gas Company is under the jurisdiction of the California Public Utilities Commission. We can also be affected by actions of federal regulatory agencies. Should these agencies take any action which affects gas supply or the conditions under which service is available, gas service will be provided in accordance with revised conditons. Typical demand use for: a. Residential (System Area Average/Use Per Meter) Yearly Single Family Multi -Family 4 or less units Multi -Family 5 or more units 1095 therms/year/dwelling unit 640 therms/year/dwelling unit 580 therms/year/dwelling unit These averages are based on total gas consumption in residential units served by Southern California Gas Company, and it should not be implied that any particular home, apartment or tract of homes will use these amounts of energy. Environmental Impact Profiles Page 2 b. Commercial Due to the fact that construction varies so widely (a glass building vs. a heavily insulated building) and there is such a wide variation in types of materials and equipment used, a typical demand figure is not available for this type of con- struction. Calculations would need to be made after the build- ing has been designed. The nearest existing gas main to the proposed project is a 6" line. This line could be used to supply this project. Additional gas facilities necessary to serve this project cannot be determined until the amount of gas usage is determined. We have developed several programs which are available, upon request, to provide assistance in selecting the most effective applications of energy conservation techniques for a particular project. If you desire further information on any of our energy conservation programs, please contact our Area Market Service Manager P. 0. Box 6226, San Bernardino, California 92417, phone (714) 884-9411. R. W. Ridde Distributiov Planning Supervisor RWR:ds r r r APPENDIX XI L GEf1ERAL TELEPHOf1E 00fi1PAf1Y OF CALIFORnIA An Equal Opportunity Employer 83.793 AVENUE 47 - INDIO. CALIFORNIA 92201 - 714 347-2711 August 2, 1982 J. F. Davidson Associates 74-133 El Paseo, Suite 10 Palm Desert, CA 92260 Gentlemen Reference Your Letter Dated 7/26/82 (LP:bs) IN REPLY REFER TO 3710E E3. 5A In regards to the proposed subdivision by Landmark Land Company in our La Quinta Central Office serving area. fie have a major underground conduit system on the Washington Street and Avenue 50 boundaries of the proposed subdivision. In this underground conduit system, we have the capability of increasing our facilities, as required to meet service demands. If additional information is required, please advise. Very truly yours Y1� O}iN DOR T �EG � Engineer III A part of General Telephone & Electronics APPENDIX XII 1 AGREEMENT FOR LATA ENFORCEMENT SERVICES BETWEEN COUNTY OF RIVERSIDE AND CITY OF LA QUINTA 2 3 4 This AGREEMENT, made and entered into on 1982, by and between the COUNTY OF RIVERSIDE, hereinafter referred t 5 as the "County", and the CITY OF LA QUINTA, hereinafter referred to as the "City", 6 WITNESSETH: 7 WHEREAS, the CITY OF LA QUINTA is desirous of contracting 8 with the County for the performance of City's responsibility or law law enforcement functions within the City's boundaries by the County 9 of Riverside through the Sheriff thereof; and 10 WHEREAS, the County is agreeable to rendering such services on the terms and conditions hereinafter set forth; now, therefore, 11 IT IS AGREED as follows: 12 1. The County agrees,through the Sheriff thereof, to pro - 13 vide municipal police protection within the corporate limits of the City to the extent and in the manner hereinafter set forth. 14 2. The minimum level of service which will be provided 15 shall be that customarily performed by an independent municipal police force of the size and during the hours provided in this 16 Agreement. 17 The services shall encompass duties and functions of the type coming within the jurisdiction of and customarily rendered 18 by said Sheriff under the statutes of the State. 19 Such services shall include the enforcement of State statutes and such municipal police ordinances of the City as are of 20 the same type or nature as ordinances of the County which are en- forced by the Sheriff. Services shall also include traffic enforce - 21 ment and accident investigation and related fields to the extent of the capability of the size of the force provided in this Agreement. 22 3. City may from time to time, upon giving of not less 23 than thirty (30) days written notice to the Sheriff and complying with the applicable provisions of this Agreement, vary the level of 24 services provided herein. 25 4. The rendition of such services, the standards of per- formance, the discipline of officers, and other matters incident to 26 the performance of such services and the control of personnel so employed, shall remain in the County. In event of dispute between 27 the parties as to the extent of the duties and functions to be rendered hereunder, or the minimum level or manner of performance 28 of such services, the determination thereof made by the Sheriff of GERALD J. GEERUNGS ;.OUNTY COUNSEL SUfTE Joo Las ,IOTH STREET RIVERSIDE, CAUFORNIA 1 2 3 4 5 6 7 8. 9 10 11 12' 13 14 15 16 17 18 19 20 21 22 23 24 25 26 Ithe County &hall be final and conclusive as between the parties hereto. 5. For the purpose of performing said functions, County shall furnish and supply all necessary labor, supervision, equip- ment, communication facilities, and supplies necessary to maintain the level of services to be rendered hereunder. When and if both parties hereto concur as to the ne- cessity of maintaining a law enforcement headquarters within said City which would not normally be provided by the Sheriff, the City shall furnish at its own cost and expense all necessary office space,) furniture and furnishings, office supplies, janitor service, tele- phone, light, water, and other utilities. It is expressly under- stood that in the event such local office is maintained in said City and adjacent thereto; provided that the performance of such outside duties shall not be at any additional cost to the City. Notwithstanding anything hereinbefore contained,, it is agreed that in all instances where special supplies, stationery, notices, forms, and the like must be issued in the name of said City, the same shall be supplied by the City at its own cast and expense. 6. All persons employed in the performance of such ser- vices and functions pursuant to this Agreement for the City shall be County employees, and no City employee as such shall be taken over by the said County, and no person employed hereunder shall have any City pension, civil service, or any status or right with the City. _ For the purpose of performing services and functions pursuant to this Agreement and only for the purpose of giving of- ficial status to the performance thereof, every County officer and employee engaged in performing such services and functions shall be deemed to be an officer of employee of said City while perform- ing services for said City, which services are within the scope of this Agreement and are a municipal function. 7. City shall not be called upon to assume any liability, for the direct payment of any salaries, wages, or other compensation to any County employee performing services hereunder for the City, or any liability other than that provided for in this Agreement. Except as herein otherwise specified, the City shall not be liable for compensation or indemnity to any County employee for injury or sickness arising out of his employment. Neither party, its officers, agents or employees, shall have any liability for intentional or negligent acts or omissions Df the other party, or of any officer, agent or employee thereof. 8. This Agreement shall be effective on January 1, 1983, 27 and shall run for a period of five (5) years thereafter unless sooner terminated as provided herein. At the option of the City 28 70kincil of said City, with the consent of the Board of Supervisors Caxrry COUNSEL SUM " J S . WTH STREET SIDE. CALIFORNIA - 2 - l of said County, this Agreement shall be renewable for successive periods of not to exceed five (5) years each. 2 In the event City desires to renew this Agreement for 3 any succeeding five (5) year period, the City Council, not later than June 30 next preceding the expiration date of this Agreement, 4 shall notify the Board of Supervisors that it wishes to renew the same, whereupon the Board of Supervisors, not later than the last 5 day of July, shall notify said City Council in writing of its acceptance of such renewal for an additional five (5) year period. 6 Notwithstanding the provisions of this paragraph here- 7 inbefore set forth, either party may terminate this Agreement as of the beginning of the first day of July of any year upon notice in 8 writing to the other party of not less than two (2) calendar months prior thereto. 9 Notwithstanding any provision herein to the contrary, 10 the City may terminate this Agreement upon notice in writing to the County given within sixty (60) days of receipt of written notice by 11 the County of any increase in the basic law enforcement service rate then in effect, and in such an event this Agreement shall terminate 12 at the beginning of the first day of the calendar month which is not less than sixty (60) calendar days from the date of the City's notic 13 to the County aforementioned. In the event of any termination pur- suant to the terms of this Agreement, the obligations for payment 14 shall be prorated and paid or refunded accordingly. 15 9.. The basic law enforcement services by the County in- cludes general law and traffic enforcement and accident investiga- 16 tion. The level of service (service hours) is to be 24 service hours per day, 7 days per week for law enforcement services. 17 10. City shall pay for the law enforcement services herein, 18 the amount per hour as established by the County Auditor-Controller, which amount includes all items of cost and expense to the County 19 for providing the services herein. The cost of such services does not include the minimum level of services normally rendered by the 20 Sheriff in cities under his countywide responsibilities. 21 The basic law enforcement cost herein shall be read- justed by the County Auditor-Controller periodically, but not more 22 than once a year, to reflect a total increase or decrease in the contract rate equal in percentage to the increase or decrease in 23 the cost to the County, including salaries, of the services fur- nished hereunder. City shall be notified by the Auditor-Controller 24 of the new rate established by him promptly after adoption by County of the change and said new rate shall take effect on the 25 same date as County changes. 26 11. The cost of services pursuant to this Agreement shall include the salaries of employees engaged in performing said ser- 27 vices, a pro rata share of vacation and sick leave, supervision of such employees while so employed, the County Retirement and Social 28 Security contribution and Workers' Compensation costs, traveling ccRun J GEEAUNGS COkWTY COUNSEL surf Sao 35M ,Iarm STREET _ 3 _ 3NERSIDE. CGUEORNIA i 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 20 21 22 3 24 25 26 27 28 GERALD J G>eE Uwl s 'CUNTY CamSEL sum 300 US LOTH STREET :RSIOE. CAUFORNLA expenses, supplies, and a pro rata share of all indirect expenses. "Costs" as used herein shall not include items of expense attribu- table to services or facilities normally provided or available to all cities within the County as part of the County's obligation to enforce State law. 12. Each County officer or department performing any service hereunder shall render to said City at the close of each calendar quarter an itemized statement covering all services per- formed during said quarter, and said City shall pay County there- for within twenty (20) days after receipt of such statement. If such payment is not received by the County within thirty (30) days after rendition of billing, County may satisfy the resulting in- debtedness of City from any funds of the City on deposit with the County without giving further notice to the City of County's inten- tion to do so, or may use any other remedy provided by law. 13. This Agreement contains the entirety of the Agreement for law enforcement services between the parties hereto. IN WITNESS WHEREOF, the CITY OF LA QUINTA by Resolution duly adopted by its City Council, has caused this Agreement to be signed by its Mayor and attested and sealed by its Clerk, and the COUNTY OF RIVERSIDE, by order of its Board of Supervisors, has caused this Agreement to be subscribed by the Chairman of said Board and sealed and attested by the Clerk of the Board, all on the day and year first written above. ATTEST: 5y City Clerk (Seal) CITY OF LA QUINTA By 1 Mayor - 4 - 1 COUNTY OF RIVERSIDE 2 3 By 4 C aa. n, Board of Supervisors 5 ATTEST: NOV 3 0 1982 6 GERALD A. MALONEY Clerk of the Board 7 8 By Deputy 9 10 (Seal) 11 12 13 14 15 16 17 18 19 20 21 22 23 24 25 26 C:jf 27 11/23/82 28 XAL.D J. GEFRLINGS COUNTY COUNSEL surf 300 &U*1UTH STREET ERS4X. CALIFORNIA •- 5 ,.