SP 1994-024 Seasonsy1
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CDD Library Copy
CONTENTS
Introduction
Project Description
Goals, Policies and Objectives
Existing Conditions and Constraints
Community Design Element
Neighborhood Concept
Open Space Concept
Circulation Concept
Landscape Design
Architectural Design
Land Use and Density Element
Land Use Plan
Housing Element
Single Family Affordable
Senior Garden Apartments
Circulation Element
Conservation, Open Space and Recreation
Public Services and Utilities
Seismic Safety and Safety Element
Phasing and Implementation Element
This Specific Plan responds to La Quinta's
ordinance 348. It is a planning document
intended to provide a comprehensive analysis
and development criteria governing the orderly
development of this project in conformance with
the City of La Quinta's General Plan. It will
control and regulate the way in which the
subject property is planned, developed and
r maintained by both the City and the developer.
Companion documents and reports which were used
in the preparation of the "Seasons"/ and
"Seasons Villas"
o A Geotechnical Investigation
o A Biological Survey Report
Project Description
The subject property consists of approximately
25.22 acres within the City limits of (Southwest
portion) La Quinta.
The project is bounded on the North by vacant
and golf course property and the Whitewater
Channel; East by vacant and shopping center
under construction; south by and City Hall and
west, vacant land.
The "Seasons" is proposed to be a low to
moderate income project. It is planned for a 91
unit seniors garden apartment complex. This
project will be gated, streets will be private.
Units will consist of one and two bedroom garden
apartments, a pool and clubhouse.
The "Seasons Villas", a 60 unit single family
home subdivision will consist of 5,000 sq.ft.
lots, public streets with a wall and screen
landscaping as a buffer to the school site.
The single family neighborhood is located
contiguous to a 5+ acre public park (detention
basin) which runs along the boundary of the site
in proximity to the Whitewater Channel. Thus
providing a substantial greenbelt area.
vlciml-Ty MAP
:r SITE
The 60 residential units and the 91 senior units
will be developed in a neighborhood concept.
There will be a mixture of housing types. When
adopted by the City Council of La Quinta, this
specific plan will revise the existing zoning
from R-2-4000 and R-3 to permit the uses as
identified herein, and will become the land use
® regulation for the project.
o The project will adhere to high standards
of land planning for the location, design
and development uses.
o It will adhere to high standards for
appearance, aesthetics, safety and
convenience.
o It will create a sense of community
identity employing sound, and creative
architectural, design and landscape
standards consistent with the desert
climate and topography.
o Provide for development which will protect
the environment, meet the market demands
and will be appropriately phased.
GALLE TAmMr-D
SITS FLAB
Existing, Conditions and Constraints
The areas to be developed are located on the
gently sloping terrain of the Coachella Valley.
The site is currently undeveloped raw land in a
central section of downtown La Quinta. The new
Ralph's Center is underway, and there is an
existing medical office complex at Desert Club
Drive and Calle Tampico.
The planning concept for "Seasons" and "Seasons
Villas" was to create a seniors rental project
located in close proximity to shopping, city
services, medical care, and appropriate
recreation.
The single family for -sale homes, "Seasons
Villas," is planned for low to moderate income
families.
Both projects have public utilities adjacent to
the site at Calle Tampico and Desert Club Drive.
The new Senior Center is nearing completion and
is across Tampico Street from the site.
Ooen Space Concept
The "Seasons Villas" is located contiguous to
the 5 acre park that abuts the Whitewater
Channel. There will be a landscape greenbelt
buffer separating the elementary school and the
single family residences.
The "Seasons" will have pedestrian pathways
throughout the property, as well as a recreation
center with pool and clubhouse.
There will be a great deal of attention paid to
landscape design.
The architectural integrity of the project will
be protected through stringent controls and
° guidelines applied to each phase of the
development.
The base calor of all structures will be limited
+ to the spectrum of white, cream, tan, sand,
light brown, mauve and other earth tone.
Primary colors will be allowed for accents only.
Roofing materials will be limited to concrete -
based material for spanish tiles. Four basic
roof forams will be considered as acceptable:
f" hip, gable, shed and flat.
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Landscape Character
Since both the "Seasons" and "Seasons Villas"
are higher density projects, landscape design
and installation is a "key" factor. Screen
planting will be a significant element of
design.
A variety of plant materials will add character
and visual diversity to the projects new scope,
creating a neighborhood of long standing and
substance.
A 6" wall will be constructed around the
perimeter of the project, as well as each single
family home, providing a visual screen as well
as a sense of privacy. The perimeter screen
r will be enhanced by landscaping within the
public right-of-way.
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Land Use and Density Element
The Land Use and Density Element is designated
to promote a balanced and functional mix of
densities and land uses consistent with the City
of La Quintals desire for orderly, attractive
and quality development. This element
establishes a comprehensive pattern of land uses
and densities compatible with the site's natural
setting and community's goals and objectives for
affordable housing.
Land Use Summar
ACRES DENSITY NO. UNITS
Residential ll+/- 5.2/Ac 60
Garden Apt. 9.22 10.2/Ac 91
Park 5.0 --- ----
25.22 Ac
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Housing Element
The housing element for The Seasons"
establishes standards and plans for the location
and development of housing consistent with the
nature of the project. Unit type, site plan
features, development intensity, building
coverage, lot size and height limits are
specified for each housing type. Any housing
type or combination of units may occur within
the areas designated on the land use plan.
SINGLE FAMILY DETACHED UNITS
Conventional single family living
units on individual lots.
GARDEN APARTMENTS/COTTAGES
These units will be of a higher
density single story construction
and will be located at the periphery
of the property. They will be
clustered and will have views of
the recreation complex.
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-TYPICAL SITE FU0
TYPICAL ELEVAJ IOUS
Circulation Element
The Circulation Element has been designed to
accomplish the following:
1. Provide for a transportation system which
supports the land use designations.
2. Promote efficient, safe and effective
movements of all segments of the
population.
3. Promote the utilization of public
transportation when available.
4. Protect the environmental quality of the
project.
5. Minimize traffic flow within residential
areas.
6. Provide for alternatives to total
dependence on the automobile.
Conservation en S ace and Recreation Element
CONSERVATION
The Seasons" project will be developed with
emphasis on the conservation and management of
natural resources. The basic objective will be
to protect natural resources, prevent their
destruction and preserve their ecological value.
Standards for the conservation, management and
use of natural resources include:
-Support the use of the La Quinta
Redevelopment Project in the
elimination of flooding conditions
to the site and surrounding area.
-Elimination of ground water
contaminations through the regional
prohibition of septic tanks and
support of a regional sewage
treatment plant.
-Prevention of soil erosion using
appropriate design criteria and
careful placement of landscaping.
Public Services and Utilities
WATER
Domestic water will be provided by Coachella
Valley Water District.
SEWER
Sewer services will be provided by the Coachella
Valley Water District. The Developer will
dedicate seweer line easements and will install
sewer improvements within the project.
PUBLIC UTILITIES
All public utility transmission lines for cable
television, electricity and telephone will be
placed underground.
REFUSE COLLECTION
Refuse collection will be provided by a
franchised holder with the City of La Quinta on
a schedule established with the City.
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